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Based on the analysis above, a total of 12 parking spaces would be required at any one time for the proposed use. Eight parking spaces are theoretically allocated for the subject condominium; therefore, the proposed use would be deficient by four parking spaces on-site to accommodate all existing and proposed uses. However, this always assumes all adult students and full use of the facility. Currently, the applicant is only proposing two to four instructors on-site at any one time. Additionally, the majority of the students are anticipated to not be of driving age similar to the applicant's existing music school next door; thus, those students would not be driving to or parking on-site. Moreover, since the proposed use will generally operate toward the end of or after the normal business hours (8 a.m. to 5 p.m., Monday through Friday) of the other existing uses, the availability of on-site parking for the proposed use is anticipated to be more than adequate. Based on the above parking analysis and recommended conditions of approval, staff believes the proposed use would not adversely affect parking at the subject site or surrounding properties and adequate parking exists on-site to accommodate all existing and proposed uses. However, should parking problems occur, staff has recommended a condition of approval that allows the Director of Community Development to refer the use permit back to the Planning Commission for possible additional mitigation measures which could include a reduction in the number of students on-site at any one time or alternative hours of operation. Noise The subject parcel and building are in an industrial area, and a certain amount of noise is expected. For industrial properties, such as the subject parcel, the Municipal Code states, "No person shall produce or allow to be produced by any machine, animal, device, or combination of the same, on industrial property, a noise level in excess of 75 dBA [A-weighted decibels] at any point outside of the property plane." The Municipal Code also states a proposed conditional use must be in accordance with the objectives of the Zoning Ordinance. One of those objectives is to "Promote the stability of existing land uses that conform with the General Plan and to protect them from inharmonious influences and harmful intrusions." All proposed activities will occur inside the subject building and any noise generated from these activities will be consistent with other activities in the industrial area and should not generate more noise than is typical for an industrial area. Furthermore, the subject building does not contain any operable windows, which will further reduce noise impacts on the surrounding area. Additionally, should the proposed use exceed noise standards established by the General Plan or the City receives noise complaints, the applicant would install soundproofing/sound insulation within the common walls shared with the adjacent condominiums. To further minimize any noise impacts, staff is recommending the following conditions of approval: • All doors shall remain closed at all times during activities and/or business hours. • The applicant shall inform their students and parents/guardians to not loiter outside of the building and to be courteous and quiet when entering or leaving the parking area. P20-0711, 1024 Serpentine Lane, Suite 116 Planning Commission 6 of 8