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The majority of the businesses in the Valley Business Park have historically been office/warehouse uses. In recent years, educational and recreation-oriented businesses have located in the business park. These uses include another piano studio (PCUP- 203), atutoring facility (PCUP-186), a private school (PCUP-141), a dance studio (PCUP-167), and a gymnastic training facility (PCUP- 108). These uses are similar in scope to this proposal. Figure 1.3: Entrance to the suite The Radayeva Music Studio has been in operation at this location since 2006. No complaints or conflicts with the surrounding tenants have been reported to staff. Additionally, the Property Owners Association has provided a letter supporting the proposed modification to the existing operations (Attachment 4). Staff believes that the potential impacts of the increased number of instructors on the adjacent uses will be less than significant due to the scale and hours of operation of the studio. A condition of approval is included stating that if land use conflicts arise in the future, the conditional use permit may be referred to the Planning Commission for subsequent review and a public hearing. Noise The private piano, vocal, and violin lessons will be held in individual rooms with the doors closed. The applicant has already installed sound proofing on the common walls to address any noise issues associated with the existing use. Staff believes that noise levels from the tenant suite are adequately addressed with the sound proofing of the common walls to buffer the adjacent businesses. Additionally, the hours of operation in combination with the practice of providing individual lessons, as opposed to group lessons, will limit the level of music being generated at any given time. Parking For purposes of parking requirements, this use is being considered as an office use. The parking area provides 35 parking spaces. Four (4) of the 35 spaces are close to the entrance of the music studio suite and additional parking is provided on the nearby street, which is also in proximity to the entrance (Figure: 1.4). Case No. PCUP-237 Planning Commission Pcrge - ~ -