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HomeMy WebLinkAbout03 PC AGENDA REPORTw AGENDA REPORT MEETING DATE: JULY 8, 2014 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT ITEM #3 SUBJECT: CONDITIONAL USE PERMIT 2014 -09, A REQUEST TO ESTABLISH A PRIVATE, INDOOR RECREATIONAL USE (PERFORMING ARTS STUDIO) WITHIN AN EXISTING INDUSTRIAL OFFICE SPACE APPLICANT: DIEM THU PHAM PERFORMING ARTS GUILD OF ORANGE COUNTY 3002 DOW AVENUE, SUITE 106 TUSTIN, CA 92780 PROPERTY OWNER: LBA REALTY FUND II - WBP II, LLC 3002 DOW AVENUE, SUITE 302 TUSTIN, CA 92780 LOCATION: 3002 DOW AVENUE, SUITE 106 GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL /BUSINESS ZONING: PLANNED COMMUNITY INDUSTRIAL (PC IND) EXISTING LAND USE: INDUSTRIAL OFFICE COMPLEX ENVIRONMENTAL: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) SECTION 15301, CLASS 1 REQUEST: A REQUEST TO ESTABLISH A PRIVATE INDOOR RECREATIONAL USE WITHIN AN EXISTING 3,560 SQUARE -FOOT OFFICE SPACE LOCATED WITHIN A LIGHT INDUSTRIAL OFFICE COMPLEX PC Report July 8, 2014 CUP 2014 -09 Page 2 3002 Dow Ave., Suite 106 RECOMMENDATION: That the Planning Commission adopt Resolution No. 4260, approving the establishment of a private indoor recreational use within an existing 3,560 square -foot office space located at 3002 Dow Avenue, Suite 106. APPROVAL AUTHORITY: Pursuant to Subsection C of Section VI of the Planned Community District Regulations for the Irvine Industrial Complex, Tustin, private indoor recreational facilities such as batting cages, dance studios, gymnastic studios, and martial arts studios are conditionally permitted. Section 9291c of the Tustin City Code gives the Planning Commission the authority to evaluate and grant requests for conditional use permits. BACKGROUND: Project Site and Surrounding Uses The property at 3002 Dow Avenue is located within the Planned Community Industrial (PC IND) Zoning District and subject to the Irvine Industrial Complex, Tustin, Planned Community District Regulations. The General Plan designation is Planned Community Commercial /Business, which allows for light industrial and professional office uses. The project site is located in an existing industrial office complex developed with approximately PC Report July 8, 2014 CUP 2014 -09 Page 3 192,000 square feet of tenant spaces and approximately 640 parking spaces (see Figures I and 2, and Attachment A - Location Map). Similar light industrial and office uses are located within the Irvine Industrial Complex, Tustin. The project site is bounded by Jamboree Road on the east, the Metrolink rail station and railway to the south, a single user moving company tenant to the west, and office buildings to the north. The easterly property line serves as the boundary between the City of Tustin and the City of Irvine. A public access walkway from Dow Avenue to the Metrolink station bisects the subject property and the property to the west. Figure 1 — Area Map PC Report July 8, 2014 CUP 2014 -09 Page 4 Figure 2 - 51te Plan The adjacent tenants include a home healthcare infusion therapy pharmacy to the west, in Suite 104, and a computer sales, services, and consulting company to the east, in Suite 108. Other tenants within the center include businesses such as architectural and engineering firms, offices, equipment manufacturers, a printing company, a church, and a soils laboratory. Approximately 120,000 of the total 192,000 square feet of tenant spaces at 3002 Dow Avenue are comprised of offices. DISCUSSION: Proposal The applicant is requesting approval to use the existing 3,560 square -foot former architectural office for a performing arts studio consisting of a dance /multi - purpose room, two (2) music rooms, two (2) offices, a lobby, and a file storage room, as shown in the proposed floor plan (see Figure 3). The suite also includes two (2) restrooms. PC Report July 8, 2014 CUP 2014 -09 Page 5 Figure 3 - Proposed Floorplan The applicant indicates that studio activities would primarily include dance, vocal music, and instrumental music instruction to children from the kindergarten level through high school. On an occasional basis, the studio would offer specialized classes on topics such as songwriting and on -stage ensemble training. The proposed interior uses would comprise the tenant space as follows: TABLE 1 Use Type Approx. Size s uare feet Dance /Multi- Purpose Room 1,600 Music Room 1 430 Music Room 2 .. . 330 ------ -------- Offices 300 Storage 100 Lobby 400 Hallways, Restrooms 400 Total 3,560 PC Report July 8, 2014 CUP 2014 -09 Page 6 The applicant has proposed the following business hours and maximum number of students: I Day I Maximum Number of Students I Time: I The applicant indicated that most group classes run in instructional periods of fifty (50) minutes, with a transition period of ten (10) minutes between group classes. Approximately 15 to 20 percent of the Guild's classes are group classes, while about 80 to 85 percent of the classes are private or semi - private instruction. Most of the group classes are offered during summer months. Use Compatibility The Planned Community Industrial (PC IND) zoning and the associated Planned Community District Regulations for the Irvine Industrial Complex in which the site is located allow less intensive uses such as offices and other support commercial uses, as well as more intensive uses such as manufacturing, assembly, warehousing, laboratories, and other light industrial uses. There have been concerns that the City's industrial tenant spaces are diminishing since more and more offices and recreational uses are locating in their place and the potential for incompatibility of uses between recreation and industrial uses. While offices and support commercial uses can locate in various other zoning districts such as Professional Office (Pr) District and other commercially zoned properties (C1, C2 and C3); light industrial /manufacturing type of uses can only locate in properties zoned for Ind ustrial /Manufacturing. With respect to the proposed site, the complex was developed as an industrial office complex with various office, light industrial, and warehouse uses. Over the past ten (10) years, the square footage of office space at 3002 Dow Avenue has increased from about 90,000 square feet to approximately 120,000 square feet of the entire 192,000 square feet of floor area. The proposed use would locate in a space that was once occupied by an architectural firm. Because of the less- intensive nature of this particular industrial office complex, no issues related to use compatibility are anticipated. However, the applicant has been made aware that more intensive uses are permitted by right to operate at 3002 Dow Avenue to avoid future misunderstanding. PC Report July 8, 2014 CUP 2014 -09 Page 7 Tenant Improvements The proposal does not include any changes to the existing walls or room layout; however, the change in the use of the space will trigger California Building Code requirements such as fire walls and disabled access. This requirement has been made as a condition of approval. Parking In accordance with the Planned Community District Regulations for the Irvine Industrial Complex, one (1) parking space is required for every three (3) persons. Given the twelve (12) parking spaces allocated to Suite 106 based on its proportional share of the total square footage of the center and the total number of parking spaces available, the proposed use would be conditioned to have a maximum of thirty -six (36) persons present at any given time. With the proposed business hours and the anticipated class schedule (see Table 2), no parking problem is anticipated. Should a parking or noise problem arise in the future, staff has provided Condition 1.8, which would allow review of the Conditional Use Permit and require additional mitigation measures. Business Hours and Attendance As proposed, weekend activities would generate the most attendance, bringing up to twenty (20) students to the studio at any given time. On weekdays, during afternoon and evening hours, studio activities would be scheduled from 3:30 p.m. to 8:30 p.m., except on Wednesdays when classes may begin at 2:30 p.m. based on the current release time for the Tustin Unified School District, with an anticipated attendance of up to fifteen (15) individuals for these weekday activities. The proposed studio activities would be primarily scheduled during the weekend or in the evening hours when surrounding businesses would typically be closed; therefore, no conflict with other surrounding businesses are anticipated. Noise According to the applicant, instrumental volume levels are controlled through the use of a digital technology in their instructional methods. During dance classes, the studio has adopted a policy for low music volume levels that allows all students and teachers to communicate without the use of headset microphones. In addition, the applicant has indicated that most of the bass frequency is removed to minimize potential disruptions to adjacent tenants. Proposed Conditions No. 1.8 and 2.6 are placed to ensure compliance with Noise standards. PC Report July 8, 2014 CUP 2014 -09 Page 8 ENVIRONMENTAL: This project is categorically exempt from further environmental review pursuant to the California Environmental Quality Act (CEQA) Section 15301, Class 1, "Existing Facilities." FINDINGS: In determining whether to approve the Conditional Use Permit for the performing arts studio, the Planning Commission must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin. A decision to approve this request may be supported by the following findings: 1) Subsection C of Section VI of the Planned Community District Regulations for the Irvine Industrial Complex, allows private indoor recreational facilities such as batting cages, dance studios, gymnastic studios, and martial arts studios as conditionally permitted uses. The proposed performing arts studio is similar to a dance studio, in that the studio includes dance and other performing arts. 2) As conditioned, the number of occupants, types of activities and hours of operation would be compatible with the neighboring light industrial and office uses, and the applicant would be required to notify the City of any changes to the use of the facility. 3) The proposed use, as conditioned, would not result in any parking impacts because the maximum number of occupants will be limited to thirty -six (36) persons at any given time based upon the parking ratio of one (1) parking space per every three (3) persons, and the twelve (12) parking spaces allotted to the tenant space. In addition, a transition period would be provided between group classes. 4) The proposed performing arts studio is located in a large multi- tenant industrial office complex and potential conflicts between the use and other tenants is not anticipated based on the conditions to be imposed and that most of the activities are scheduled after normal business hours and during the weekend. 5) As conditioned, Conditional Use Permit (CUP) 2014 -09 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. If the use is not operated in accordance with CUP 2014 -09 or is found to be a nuisance or negative impacts are affecting the surrounding uses, the Community Development Director would have the authority to impose additional conditions to PC Report July 8, 2014 CUP 2014 -09 Page 9 eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. 6) The proposed use would not have any aesthetic impacts to the area, since no exterior modifications are proposed. 7) The City's Public Works Department, Police Department and Building Division have reviewed and support the development of the proposed project, as conditioned. 8) The applicant understands that the Planned Community Industrial (PC -IND) zoning of the property allows uses such as manufacturing, assembly, warehousing, laboratories, and other light industrial uses by right while the proposed performing art studio is the conditionally permitted use. Accordingly, these light industrial uses will be preserved and permitted to locate in the zone in which they are intended to even though there are other more sensitive uses. Scott ReAstin Principal Planner Attachments: A. Location Map B. Land Use Fact Sheet C. Submitted Plans D. Resolution No. 4260 Elizabeth A. Binsack Director of Community Development ATTACHMENT A Location Map 1 OVV T 9 n1 �1r G \ s 1 LOCATION MAP CUP 2014 -09 3002 DOW AVENUE i �4 (PROJECT SITE FIN a I1i1:10k9.1 Land Use Fact Sheet LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2014 -09 2. LOCATION: IRVINE INDUSTRIAL COMPLEX 3. ADDRESS: 3002 DOW AVENUE 4. APN(S):432- 502- (04 -05) 5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: NONE PERTAINING TO PRIVATE INDOOR RECREATIONAL USE 6. SURROUNDING LAND USES: NORTH: INDUSTRIAL /OFFICE SOUTH: METROLINK/JAMBOREE PLAZA EAST: INDUSTRIAL /OFFICE WEST: INDUSTRIAL /OFFICE 7. SURROUNDING ZONING DESIGNATION: NORTH: PC IND - PLANNED COMMUNITY INDUSTRIAL SOUTH: PC IND - PLANNED COMMUNITY INDUSTRIAL EAST: CITY OF IRVINE- INDUSTRIAL /COMMERCIAL USES WEST: PC IND- PLANNED COMMUNITY INDUSTRIAL 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: PC COMM ERCIAUBUSINESS SOUTH: PC COMMERCIAL /BUSINESS EAST: CITY OF IRVINE WEST: PC COMMERCIAL /BUSINESS 9. SITE LAND USE: A. EXISTING: INDUSTRIAL /OFFICE B. PROPOSED: SAME C. GENERAL PLAN: PC COMMERCIAL /BUSINESS D. ZONING: PC IND PROPOSED GP: SAME PROPOSED ZONING: SAME DEVELOPMENT FACTS: 10. LOT AREA: 12 ACRES APPROX. 11. PARKING: 597 REQUIRED STALLS 640 PROVIDED STALLS 0 STALLS TO BE REMOVED 640 TO BE PROVIDED 12. MAXIMUM HEIGHT: DETERMINED BY THE FAA- NO CHANGE IN HEIGHT PROPOSED 13. BUILDING SETBACKS: REQUIRED PROVIDED FRONT: 30 FEET APPROX, 340 FEET SIDE: 10 FEET APPROX. 18 FEET REAR: NONE APPROX. 390 FEET ATTACHMENT C Submitted Plans Dow Business Center 3002 Dow Avenue Tustin, CA 92780 • h1g Id5]q. 1100 ipSx eL 3x0 axx a,exe.r. .'u xaxe a. m• .1a• xaoe., ,• ;xxo m. 16 v(1✓ ^ - a "y ^ 0 0 Site Plan Dow Business Center 3002 Dow Avenue Tustin, CA 92780 TOFFICE 3.560 80. Fr. (YqAe)jc' IZWM bANcc-/mUt'n 'PUODSC f—DOM Suite 106 3,560 S.F. of Oran "Dedicated to the e. pe .rts Guild unty lit lof`ll development of the YIPLS. „ s s Qur Mission The Performing Arts Guild of Orange County was founded and built on the belief that the major performing arts (music, theater, dance, etc...) are a vital necessity in our communities and that the opportunity to study these disciplines should not be limited due to one's financial or physical challenges. Our instructors, contributors, and all members affiliated with the Guild, strongly believe that the ability to study the arts can enrich and shape people of all ages /lives. It is our opinion that the publicly funded sector has fallen short in providing adequate and accessible training in these disciplines and that the pri- vate sector (being profit driven) have excluded and out priced alternative options for many families. Our mission is to develop and create a full functioning facility to serve the underprivileged and disabled families in our local communities. This unique facility with its strategic self sustaining business model will act as a platform to provide innovative and affordable training for all of the major performing arts. Our hope is to expand our existing programs in other communities of need and to secure a larger facility to support the growing number of programs and families we serve. "Imagination is more important than knowledge. Knowledge is limited Imagination encircles the world" — Albert Einstein aroma to our [ iuldJ Music • Private and group instruction • OnStage rock school Rock school is an innovative 16 week program which brings together students of similar age and ability levels. .Throughout the course of this program, students will record a CD, participate in a promotional photo shoot, learn to compose and copyright their own music and perform in a live concert for all audience of approximately 500 guests that will conclude with a,Jlash filled autograph signing. • Various training /preparatory ensembles • Toddler music enhancement program • *Community base junior performance, big band, guitar ensembles, and orchestra • *Integrated computer lab /recording workshop • Spotlight training Students of the appropriate level are invited to attend a weekty concert put oil by their instructors where the), are given the opportunity to sit in with a professional band and develop intproWsational and chart reading skills in a true life setting. Musical Theater • Private and group instruction • Community based junior performance troop • Improv workshops • Toddler enhancement program • Annual production Students in our program from various genres (dance, music, theater, etc...) all cone together to develop and produce a nuthi disciplined show Dance • Private and group instruction • Community based junior performance troop • Recitals Martial Arts Private and group instruction Students are encouraged to learn self defense, self discipline, and confidence through this art Art • Private and group instruction (Drawing, painting, etc...) • Gallery showings Academic Tutoring • Private instruction Current and *developmental programs of the Performing Arts Guild Performing Arts Guild of Orange County 1505 E. 17" St. Ste. 122, Santa Ana, CA 92705 (714)604 -6851 "If a child can't learn the way we teach, maybe we should teach the way they learn." -- Ignacio Estrada Thank you for taking your time to familiarize yourself with our organization. We truly appreciate and value your interest in our school's mission. We are definitely not your typical 501(c)(3) non - profit organization. You will not find any fancy brochures that over embellish our programs or long drawn out grant proposals that pad program needs to fund operating and administrative expenses. We are a school, a school that provides arts enrichment to desperately deserving children in our communities. By adopting innovative business strategies and remaining true to our school's mission, we have successfully been able to sustain our programs and grow with the needs of our communities. Our organization has a much more old fashion grass roots approach to business. We say what we mean, and we mean what we say. At our school, face -to- face meetings and handshakes go a long way. We know that this approach is not typical, but by dedicating all of our resources to our programs rather than on excessive administrative fees, our school has developed a highly respected reputation and a productive learning environment for our students. We measure our success by the success of our students. In 2012, PAGOC provided over 12,000 lessons including a summer outreach where 500 kids received free and discounted classes for the entire summer. We also had one of our students win first place for the Southern California ASTA classical guitar championship, another who went on to become one of the newest Disney stars on Get Connected, and a third that recently won the VIVA international award for the best new live band. We love what we do. All of our staff are highly dedicated professionals who are committed to the school's mission. We always welcome any support, but we are not salesman or solicitors. We are teachers and mentors. If you would like to get involved and help us with the children and families we serve, feel free to give us a call or set up a time to visit with us. Best wishes, Steve Strombeck PAGOC, Director "The mediocre teacher tells. The good teacher explains. The superior teacher demonstrates. The great teacher inspires." -- William Arthur Ward THURSDAY, JAN, 19, 2012 THE TUSTIN NEWS SNAPSHOTS 1 Youngsters take stage at House of Blues By ELYSSE JAMES THE ORANGE COUNTY REGISTER 0 n Sunday afternoon, these kids became rock stars. As the crowd screamed, they took to the stage, donned their instruments and played their hearts out in front of about 800 people. After the show, fans begged for auto- graphs. Then the musicians, ages 8 to 15, hitthe aQerparty on the terrace stHouse of Blues in Anaheim, where the Onstage 2012 Rock Pest concert took place. The Performing Arts Guild of Orange. County holds an OnStage Rock Pest an- nually, Usually at Old World Village in Huntington Beach. This year, for the 10th anniversary, the concert included laser lights and fog it House of Blues. The seven bands that took part in the concert with 85 performers practiced for four months. Instructors place students into groups bnsed on ability and person. a5ties, said Performing Arts Guild Direc- tor and guitar instructor Steven Strom- beck. The bands choose a name and songs, have a photo shoot and record an album before each annual show, Strombeck said. "It's no different from if they Were in a real bend," Strombeck says. "You don't forget that. They're going to come in 15 years to Disneyland with their kids and day, 'I performed there.' ". Strombeck was diagnosed with a de- generative genetic disease that causes blindness. As he began losing his sight, he PHOTOS: PAUL BERSEBACH. THE ORANGE COUNTY REGISTER Jared Machado performs with The Final Five during Rock Fast at House of Blues In Anaheim. signed up for guitar lessons, later teach- ing music. Then lie founded the Perform- ing Arts Guild of Orange County to bring music to others. About 800 students study with the nonprofit, taking low Cost lessons in in- strumental music, vocals, donee and Inertial arts. Over the summer, enroll- ment increases to around 750. "I want to have A one -stop facility for parents," said Strombeck, who has five children of his own. The payoff, for Strombeck, is when the students stick with music after they leave the program. Doing the rock concert, he says, teaches them how it all comes to- gether. "It's kind of like being backstage at a magic Show, where you see how it all works," he said. "It's all layered together and it's collective, and thnt's where the magic happens." Information: performingartsgulld.org or 714 -604 -6851. Triple Bustamante, with U.R.O., gets a high -five from Melissa West before per- forming at Rock Fast at House of Blues In Anaheim. West Is the band director at The Performing Arts Guild. Emma Laird performs with EIHel Tower at Midnight during Rock Fest at House of Blues. Carlos Baeza plays drums with U.R.O. during Rack Fast at House of Blues In Anaheim. ,Student Success lot N'u,ruwi 130a01? Ntd tfu 9fi Nor. ?i, C;il ✓ "avn Monday. MOW D, 2006 Playing some music with. a Pulse Newport Harbor High student Anna Jordan, 15, plays the guitar and sings backup for local rock band. Pulse. Jeff Benson Daily Pilot ASchool Newport dent is HIgh ScltooJ student is proving you don't need to pay through the nose to play dtrough the notes. Costa Mesh resident Anna Jordan, 15, plays electric [vicar and sings backup vocals for Pulse, a beldnrdng rock band that plays songs by artists such as Alanis Morlssette and Lit. She's getting ready for a Jan. 30 performance at the Old World Music Continued from Al operates without charging any initiation fees or contracts, according to founder and guitar; teacher Steve SLrombeck. "This is not your typical half -hour revolving-daor music store program," Strombeck said. "Most of our instructors hold at least one degree in music and I restaurant in Huntington Beach, while also learning to playthe druibs and piano. . AO these instruments . require a great deal of time, which typically equates to a great deal of money for music lessons. But Arena and other chl dren are takhtg advantage of the nonprofit Performing Arts Guild of Ormnge County, which provides an hour of childrens music lessons for half the going rate —and See MUSIC, Page A4 ate talented professionals." Tlne Performing Arts Guild operates at Planet Sound Studias In Santa Ana and receives grants from former members, which allows instructors to provide one -hour lessons for $25.90. Most half -hour lessons in Orange County cost about the same price, Strombeck said. "We have come a lapg way to reaching our goal in providing an affordable and Innovative lesson program," he said. "Our goal is as funds, donations and KENT TREPTOW/ DAILY P4O7 Anna Jordan, 15, a student at Newport Harbor High, learned to play the drums and guitar at the Performing Arts Guild of Orange County4M plays guitar in the rock band Pulse. contributions continue to grow, that we will be able to drop our lesson rates for 2006 by another 20 to 30%." Aspiring rock stars typically practice for about three months in the guild's mck program before tackling their first public' show, Anna said. Other students can take advantage of discounted equipment rentals and vocal, brass, string, woodwind and percussion lessons. " Ies Just a lot of fun, because I Ion music as it is, and being able to play is really cool," Anna said. Anna's dad, Jim Jordan, said the lessons have done wonders for his daughter, who hadn't even picked up an instrument until, a year ago. "[Strombeck] started a hidden talent in her," Jordan said. "She started with electric guitar, and since then, she's tried out the drum set, the piano and singing. lie likes to take kids with an interest In music and expose them to the whole music world. Now she's reading and writing music." Since she began playing. Anna has also performed with the Performing Arts Guild's In -house rock band, OnStage; has been invited to one of the program's compilation bands, which features all-stars from other guild bands; and has hooked up with South Coast Repertory, her father stud. Word Is spreading about the discounted lessons, and students are beginning to come from Newport Bench, Costa Mesa and from as far as San Juan Capistrano, Strombeck said. The PerfonningArts Guild of Omnge County is at 2931 S. Main St., Suite D, in Santa Ana. For more information, visit irnp-Ilemow.dlsm7mresic- school.com. PURSUINQ H.fS VISION struCtpr races blindness to cr& to sti�3ips'il} .ts8ch JTLI TML;O,ftAh,+E'yOpNTY'RgOJ9T[a nlre•t48 nllm scene or a Suepc movie, .HIES perlphlsal .vlSlon. comtridts .thl amid he seee in Qm,ever, that supports hie effort with Iglttdnipg a@nIS Someone getting subsidized apace. Istucmm tree feet RWg% Is no mgro than n eed ggatng ffi eijace. ' tenon private lessons In piano, q p pen Gn the BGGn it guitar, voice, Strings, brass, tgieHdekn't 6ea ltto plok It. low, P. Hg's dot%. amhsita4eStg ftdtoga " ke Sit on aomheme's Inp In a dm u7 Stood theaj;e}'vT; S EVA gtk Meet- Ours F17ounder, THE ORANGE COUNTY {; 9trombedq was dlegnoeed with - I FRIDAY,IJfnrclr4n.2006 ire degenerPfjve gonatid tlt8eue retinitle ply betas: tt 1>idleeTly 20e. AES2, hp fs legacy bane dth just 10 percent of his vision remaining. 1drsidge, County Register ' �R'QM PAGE 1 Ridgy, Match 4, 2006 I News is MUSIC: Teacher emphasizes the need for FROM PAGE I Someday, St unlink ex- outs to be completely blind. Is may have to stop reacting cusic when that happens. So Ire a warkhhg lord to cre- te a network of music studios D bring Low -coat music les- om to children and adults hrough his nonprofit Pet, orating Arts Guild of Orange loutty. He's a slight man, boyish In also and appearance - except ar the pointy little soul patch Caf- has taken lemons ounds ate can get with die. arton and revarb, Strmn- hing the opening chord. to Smoke on the Waten" Later u the lesson, Sash works an fight reading- a aktl that the humilcally trained Stombeck tresses along with other ba- de techniques, despite his own �tmggles with It He tells her to like playing a video game and not lacking at the on- roller. Trust your fingers. Strombeck is at his most ra- axed when lie plays a piece of �Inssicat musts Ilk. Modest dumorgela's '"rho Old CAS - le." Hand and Shoulders sway whind his Rmslan -made go!- in, blue eyes half closed, Id. meatdng In sync with the dow, steady piece. ' Beck when doctors first laid din le would go blind, they ,aid It might happen In live ,ear., 10 yams, 16 years.'rmy !ouldn't be certain. The news depressed him. Chan It motivated him REALIZING A DREAM The Imowledge, that he would go blind made him dw ermined to master a dio- :iptne he could continue awn trier he lost his sight. He amad to play classical guitar. So what If he had never fall- Lit a formal music lesson in his Ile? He did play rock guitar in campassioir and ability He'd practice In the kitchen that supports hie effort with lute at night nttnr his baby son subsidized apace. Istucmm fell eshep. Outer Oirnb: when tenon private lessons In piano, neighbors in their apartment guitar, voice, Strings, brass, building complained, Strom- woodwinds and drums. back went dawn to his truck In Strombeck looks for reach. the parking gnnege slid eat on WAS who have compassion to the tailgate to play go along with their ubNttes. "He was clearly wIy Sin- He wants them to pay atten- emen and dedicated," Grimes tion to an Individual student's says. "It was very important in needs, the way Grimes did. the Isle. You can't Just turn One instructor, professional away someone like tied" drummer and Berldee School Grimes thinks of the free of Music graduate Melissn leasers he gave Strombeck for West, has (mown Strombeck sewn years At a scholarship since junior high. West was mid calls himself Jut a born with one leg. Having lit- teacher. TG Strombeck, etructora like her and Strom- Grimes I. mnah more than beat, can show students dent - a meutor who inspired whnes possible, she says. his decision to teach music. "It lets them know that just ROSE PALMMANM THE REGISTER DREAMI Strombeck seeks to creels studios to provide low -cost music lessons. PA 551 NO ON 5 K I.I.S. Strombeck, a classically trained gults- rlst, amphasnes the Importance of sight - reading. high school - hair down to his people are," Sh-ambeck says. waist and able to Imihde "I wanted W do something bonds like Gum N' lawn. that would offs• hope. I had to "Moat people would lack at find something. And I was so his eyes ae a bad thing," says lucky that tire teachers I found his wife, Thu, Ida sweetheart took me ender their wing." since nlndi grade. "But l guess HIS worsening eyesight it to kind of in a way u good forced him to quit tile part - Lungbecaueltmudehhnre- tmejub us ustock cleric about ulize what Ill. dream IS." .. a year offer his diagnosis. But Losing hie sight gave him a he managed to nays money to vision. lie found aul, too, that take private Imeons from am you are never to old to have a of tee beet teacher's mound, teacher change your fife. David Grimm, director of gul- "I'm lever going to be the Lai studies tot Cal Shoe fuller- great parfntam• that soma ion. Five months after starting $60 -an -hour lessom, he ran out of money. Grimes didn't want to turn Sh'ambeek away. He told him he'd keep giving [Lim lessons and accept pay- ment if and when possible. Grimes saw [low hard Strombeck worked at Id Sight reading playa such a huge role in learning classical music, Grimes says, and Strombeck could only see a few notes at a tune. He couldn't go from the and of one line to te.begin- ning of the next. He couldn't kook away from a shoat of mu- sic and Had his place again. Grimy had taught blind students before. What they couldn't Sea, they could hear - and Immediately know when to be on their Instruments. He never had a student In the process of losing his eight. "It might take him five min- utes to work through a line of music," Grimm ewe, "where normally lie should be able W read that at slgfd." Stumbwck learned with painstaking dedication - mk- Ing a lot of questlos, dining hard about what Grimm Laid him, coming back the next week with liters questions. NEW CALLING As he grew more proficient, Strombeck began offering his time eA a teacher's assistant to Lee Morrill'. beginning guitar Abate At Santa Ann College. He was working toward an SeeAci- ma Ore, to degree in music and met Merrill when they played together In a guitar ememble. For three years, Strombeck arrived early at Merrill'. Set- today workshop. He could Still Se se well enough to dart about the room, Adding guitars and showing students how ta. Sit and hold their istrnnenm correctly. Merrill often turned the class over to Strombeck, recognizing his expertise. StnAnI mck earned R Schol- arsldp to the Cal SOW Puller - Wu guitar studies program but was too overwhelmed to continue. His family hem grown to four chlidron, ages 6 yet um to 5 months, tine two old - esthome- schooled. He teaches guitar six ,bye a week and spends the net of his time seeking grants and donated space for studios - ideally in old movie theaters became of the .oustica and to get u place to mold the OnStnge rock shows that kids with to Per- forming Arta Guild do for Ibm Building up tin performing Arts Guild Is been a slow process. He found o place, plalad Sound In Santa Ana, because somebody might have eumetdng different about them doesn't mean that they aren't able to achieve :the awn. goals," West says] "I think It kind of pubes them a little more.." Sumedates, tree strident in- spired by a teacher becomes it reacher Inspired by a student Last year Strombeck gave leesam to Daniel Cruz, a lPen- age buy with a brain Injury that compromises his ability to remember things. Daniel, who Is from Howell but At- tended u special School N Orange County, had once played ukulele and guitar. Strombeck didn't push him SO memorize notes from a mu- sic sheet He'd get him W vl- sunlize We fingers on the neck of a guitar Instead. H Daniel wasn't up to . reguim•lesson, they would play Inangman with music terms on a whkebamd. Be was scul'ed to touch Da. niel at fist, he admits. But it turned out to be LIM moat putt Leeching "parlance Ice's had. That kid made it all worth- whgo. He ws the one I could give Something back to." CONTAGTTHe Mariam nwt Tae -Ties or tetlFrtOattrelabcacm Tar and oL met ubwd the Per. humdag ALM Guild of 0mnge County, ko W wwwahnVymusir acmel.cwa nr cull (7111) 6a4 -5651. "IE 0R 69 cou1 THUi APa rnlrfniii nF "Q1Pi'W;T1',R Guild of OrangerCounty Music School showcased their talents on S nday,1n Anaheim. Seven an SCHOOL OF ROCK PERFORMING ARTS GUILD OF ORANGE COUNTY HOLDS 10TH ANNUAL ONSTAGE ROCK SCHOOL' PACE 15 Dal1v P 110t Precocious tunesmith is just warming up Samantha Smith, 13, is vying for honors in the annual Orange County Music Awards in April. By Alicia Robinson Daily Pilot NEWPORT REACH — Swnan- tha SmI&s'lasl name is com- mon, but her musical talent isn't. liar first guitar was a gift from her rather%voen she was 11. Now — two years later— Smith hasn't started high school just yet, but sties mature enough m have written more than a dozen origi- nal songs, she performs alone and with a band, and she's in the running for honors at the annual Orange County Music Awards in April. An engaging but modest teen- TUNESMITH Continued from Al agar in leans and a R01V Staves T -shift with long, reddish - blond hair Gelling around her face, Smith has no qualms about grabbing a guitar and launching into one of her songs. Her mother Holly Smith, said the whole family is somewhat musical. Her husband- plays piano, she used to sing, and both daughters play guitac Many of Holly SmWis five brothers and sisters enjoy performing as well, she said. An eighth- grader at the orange County High School of the Arts in Santa Anu, Samantha had been playing piano for sev- and years and then took up voice lessons about a year before her father got her a guitar — be- cause, as }lolly explained, "you cant lug a piano around with you." When she first started guitar. Samantha said she had to work which was based on a character in a Chekhov play she read. Another song, called "Stop the Bain," describes list sadness for her friend Brian Slater, a now -re- tired Newport Beach paramedic who was seriously injured in a 2003 body- surfing accident. "He's like the nicest guy you could ever imagine," Samantha said. "I wrote this song when he was still in a coma and we werein't really sure if he would be OK" Shell be playing some of those songs Tuesday when she makes her bid to become a finalist in the live acoustic division of the Orange County Music.Awards. It's unique to have someone so young competing in that cat- egory, which can include as many as 50 entries, said Martin Brown, a producer of the Orange County Music Awards. The 2005 awards, set for April B, will be the event's fifth year. "She's very accomplished and mature for her age, but she's un- likely to be a competitor in that area because she's competing against seasoned performers harder to master it than she did with piano, but she Hked it enough to play "till my fingers bled." She counts led Zeppelin, Queen and Green Day among her favorite bands. While that may show in the music of her band, Shades of Gray, her solo songs are softer. "I think its kind of like folk - rock -pop. I'm kind of confused about what they are," she said. "I'm not, like, an amazing gutter player either, so most of them are kind of around the same chords." Song topics are things hap- penng fn her life such as being stuck in the middle of fights, missing her dad when he leaves the country for business trips, and me about wanting the ob- ject of your love to notce you, See TUNESMITH, Page A4 who do it for a living and are in their 30s and have been doing it for years," Brown said. Samantha may have a better chance at an award with her band. Shades of Gray grew out of a workshop offered by the Orange County Performing Arts Guild. It's a classic four -piece — Samanrha plays rhythm guitar and sings — with members col- laborating on original rock songs. The band is one of 10 that will play at a Nlarch 5 showcase. Five of those groups will be invited to the music awards, where the winner will be named. "It's a really good fortan for high school musicians, and part of our reason for doing this is to propel people who are just start- ing out into some sort of lime- light," Brown said. Samantha will probably wel- come that limelight. While she's managed to keep a 4.0 grade - point. average, she's also been in a few plays, has performed lup- hop and tap dancing, and she's been playing at open mike nights at Alta Coffee in Newport Beach. Bully satid she gets more anx- ious than her daughter does at show time. "I get nervous, but, you know, r. Samantha Smith poses with her guitars at her Newport beach home Sunday. Samantha's in the running for honors at the annua Orange County Music Awards in April. IF YOU GO • WHAT: Newport Beach singer- songwriter Samantha Smith performs in the live acoustic showcase. • WHERE: Gypsy Den, 125 N. Broadway, Santa Ana • WHEN: 7:30 p.m. Tuesday • COST: Free • WHAT: Smith plays with her band, Shades of Gray, in the high school bands division showcase. • WHERE: Galaxy Theater, 3503 Harbor Blvd., Santa Ana • WHEN: beginning at noon; March 5 • COST: Tickets are $10. • VISIT: www.orangecounty musicawards.com. she always seems to pull through," Holly said. "She doesn't have an ounce of stave fright in her. It's amazing." Maybe that's because of stow it makes her feel. Samantha said it gives her "a sense of complete- ness" to write a song or hear a song she likes. "I feel like I leave an under- standing of music and ",here its going;" she said. "It jut gives me a totally good feeling when I play music." Hi Steve, I wanted to forward an essay to you that Sarah did for her college applications. The prompt requested an essay about a very influential person in the applicant's life, and Sarah chose to write about you. As parents who adore her, we so appreciate that you have taken such a deep interest in Sarah as a young person, and that you have blessed her with your extraordinary musical and teaching talents. She is not only a terrific musician, but she is a better person for knowing you - -which far more than any parent can reasonably expect, and the most any parent can hope for from their child's teacher /mentor. We are certainly grateful, and from the attached, you I think you will also see how much Sarah appreciates you. Mary Lynn For seven years, I have watched the milky, glaze envelope his blue eyes. More importantly, his optimism never wavered. Watching him play, I observe how he never misses a note and simply from experience and skill he can sense exactly what to play, even though his eyes cannot see it. He is my guitar teacher Steve, founder of the Performing Arts Guild of Orange County. This physical limitation has never held him back from ultimate guitar prowess. Steve has shown me how to utilize the same combination of experience and intuition I witness in his guitar playing in all aspects of life. Technically, Steve has taught me all the skills necessary to excel at guitar and music theory. He began with the basics such as "Smoke on the Water" and led me through much more difficult guitar arrangements, like classical pieces and the Jimi Hendrix hit "Little Wing ". Along the way, I have learned sight reading and the basic structure of musical keys and chords. Steve has always stressed technical excellence, while being well - rounded and having fun within the music. This advice that he gave me about music pertains to all the things he taught me about life. More important than the guitar skills, he has shown me that happiness is not directly related to your income or physical advantages in life. A situation that can spawn bitterness and resentment instead led Steve to realize his dream. I never once heard him complain; instead be light - heartedly joked about his worsening sight Knowing that he had overcome so much adversity motivated me to practice and pursue my interest in guitar. Because of his guidance and the opportunity his school created, I do not give up when the notes don't sound perfect the first time. His carefree attitude about life transcended into another lesson be taught me. On some days, when he could tell I was not in the mood to practice, all we would do is talk This showed me that not everything in life should be taken so seriously. We are allowed to take a moment and step back to just reflect on the past and present events. Besides just being a guitar teacher, he served as a second father figure I trust him with details about my life that sometimes I don't even feel like telling my parents. Freshman year, when breaking up with a boyfriend seemed like the biggest deal in the world, he sat and listened. Through my injuries, successes, and petty friendship rights be has shown sincere concern in my life. From his example, I began practicing this type of empathetic listening. I learned to take into account everything people say, realizing that no matter how insignificant a problem may seem, everyone deserves to have someone that listens. So many of Steve's skills and ideologies have helped shape me into the person I am today. In a literal sense, he taught me how to play guitar which has provided me with an appreciation of music and a source of relaxation. But, he has also influenced my personal character. I no longer take life too seriously, realizing that time is precious and should not all be spent working. Listening to people is always important and life's adversities should never prevent the pursuit of a dream. Sarah Coffee "The mediocre teacher tells. The good teacher explains. The superior teacher demonstrates. The great teacher inspires. " -- Vb`HIM111 _ IIIILir �arcl Thank You For Your Patronage "Dedicated r0 the Nnrichmelit and development Of the J)C'l, fori71111 a arts. 99 ATTACHMENT D Resolution No. 4260 RESOLUTION NO. 4260 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 2014 -09 AUTHORIZING THE ESTABLISHMENT AND OPERATION OF A PERFORMING ARTS STUDIO LOCATED AT 3002 DOW AVENUE, SUITE 106. The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit 2014 -09 was filed by Diem Thu Pham of the Performing Arts Guild of Orange County requesting authorization to establish and operate a performing arts studio located within an existing 3,560 square foot tenant space located at 3002 Dow Avenue, Suite 106. B. That the Irvine Industrial Complex Planned Community District regulations and the Planned Community Commercial /Business General Plan land use designation provide for a variety of commercial and industrial uses. In addition, the project has been reviewed for consistency with the Air Quality Sub - element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub - element. C. That a public hearing was duly called, noticed, and held for Conditional Use Permit 2014 -09 on July 8, 2014, by the Planning Commission. D. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin in that: 1) Subsection C of Section VI of the Planned Community District Regulations for the Irvine Industrial Complex, allows private indoor recreational facilities such as batting cages, dance studios, gymnastic studios, and martial arts studios as conditionally permitted uses. The proposed performing arts studio is similar to a dance studio, in that the studio includes dance and other performing arts. 2) As conditioned, the number of occupants, types of activities and hours of operation would be compatible with the neighboring light industrial and office uses, and the applicant would be required to notify the City of any changes to the use of the facility. Resolution No. 4260 Page 2 3) The proposed use, as conditioned, would not result in any parking impacts because the maximum number of occupants will be limited to thirty -six (36) persons at any given time based upon the parking ratio of one (1) parking space per every three (3) persons, and the twelve (12) parking spaces allotted to the tenant space. In addition, a transition period would be provided between group classes. 4) The proposed performing arts studio is located in a large multi - tenant industrial office complex and potential conflicts between the use and other tenants is not anticipated based on the conditions to be imposed and because most of the activities are scheduled after normal business hours and during the weekend. 5) As conditioned, Conditional Use Permit 2014 -09 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. If the use is not operated in accordance with Conditional Use Permit 2014 -09 or is found to be a nuisance or negative impacts are affecting the surrounding uses, the Community Development Director would have the authority to impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the Conditional Use Permit. 6) The proposed use would not have any aesthetic impacts to the area, since no exterior modifications are proposed. 7) The City's Public Works Department, Police Department and Community Development Department Building Division have reviewed and support the development of the proposed project, as conditioned. 8) The applicant understands that the Planned Community Industrial (PC -IND) zoning of the property allows uses such as manufacturing, assembly, warehousing, laboratories, and other light industrial uses by right while the proposed performing art studio is the conditionally permitted use. Accordingly, these light industrial uses will be preserved and permitted to locate in the zone in which they are intended to even though there are other more sensitive uses E. This project is Categorically Exempt pursuant to Section 15301, Class 1 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves Conditional Use Permit 2014 -09 authorizing the establishment and operation a performing arts studio located within an existing 3,560 square foot tenant space located at 3002 Dow Avenue, Suite 106, subject to the conditions contained within Exhibit A attached hereto. Resolution No. 4260 Page 3 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 8th day of July, 2014. JEFF R. THOMPSON Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4260 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 8th day of July, 2014. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4260 CONDITIONAL USE PERMIT 2014 -09 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped July 8, 2014, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code (TCC). (1) 1.2 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.4 Approval of Conditional Use Permit 2014 -09 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk- Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval' form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions imposed is subject to issuance of an administrative citation pursuant to TCC 1162(a). (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.7 Conditional Use Permit 2014 -09 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE /S (7) PC /CC POLICY (4) DESIGN REVIEW * ** EXCEPTION Exhibit A Resolution No. 4260 CUP 2014 -09 Page 2 compliance with conditions of approval. If the use is not operated in accordance with Conditional Use Permit 2014 -09, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the Conditional Use Permit. (1) 1.8 If in the future the City's Community Development Director, Police Chief, and /or Public Works Department determine that a parking, traffic, or noise problem exists on the site or in the vicinity as a result of the facility, the Community Development Director, Police Chief, and /or Public Works Department may require that the applicant prepare a parking demand analysis, traffic study, or noise analysis and the applicant shall bear all associated costs. If said study indicates that there is inadequate parking or a traffic or noise problem, the applicant shall be required to provide mitigation measures to be reviewed and approved by the Community Development Department, Police Chief, and /or Public Works Department. Said mitigation measures may include, but are not limited to, the following: (a) Adjust hours of operation. (b) Reduce the number of instructors and /or students. (c) Provide additional parking. (d) Provide noise attenuation. (1) 1.9 As a condition of approval of Conditional Use Permit 2014 -09 the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision - making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. USE RESTRICTIONS (1) 2.1 The Irvine Industrial Complex Planned Community District Regulations require a parking ratio for private, indoor, recreational uses of one (1) parking space per three (3) persons. The maximum number of students, instructors, and other staff present at any one time shall not exceed a total of thirty -six (36) persons, in compliance with the parking requirements and Exhibit A Resolution No. 4260 CUP 2014 -09 Page 3 the twelve (12) parking spaces allotted to the tenant space. Should additional parking spaces be provided to the tenant space, the number of persons may be increased based on one (1) parking spaces for each three (3) persons, subject to review and approval by the Community Development Director. (1) 2.2 Studio activities may include performing arts or visual arts instruction and performance in private, semi - private, and group classes. Recitals, open houses, or other similar events which may be attended by more than thirty -six (36) persons at any one time shall require the approval of the Director of Community Development and may require the approval of a temporary use permit. (1) 2.3 The applicant understands that the Planned Community Industrial (PC -IND) zoning of the property allows uses such as manufacturing, assembly, warehousing, laboratories, and other light industrial uses by right while the proposed performing art studio is the conditionally permitted use. Accordingly, these light industrial uses will be preserved and permitted to locate in the zone in which they are intended to even though there are other more sensitive uses. The applicant further shall not object to these more sensitive uses operating in close proximity to the performing arts studio. (1) 2.4 The hours of business operation shall be from 9:00 a.m. to 4:00 p.m., Saturday and Sunday and 2:30 p.m. to 8:30 p.m. Monday through Friday. The Community Development Director may approve a request to modify the hours of operation if they are deemed to be compatible with the surrounding area. (1) 2.5 Each group class shall be concluded with sufficient time for attendees of the prior session to vacate the site prior to arrival of attendees of the next session. (1) 2.6 No loitering outside the tenant suite shall be allowed. Studio attendees shall remain inside while waiting for instruction or to be picked up. Staff members shall supervise and be responsible for waiting attendees. (1) 2.7 All activities shall comply with the City's Noise Ordinance. (1) 2.8 No signs or other forms of advertising or attraction may be placed on the site without approval from the Community Development Department. (1) 2.9 The applicant shall be required to notify the City of any changes to the use of the facility. Exhibit A Resolution No. 4260 CUP 2014 -09 Page 4 BUILDING (1) 3.1 The occupant load for the dance /multi - purpose room and the music rooms is limited to the floor area divided by 50. (1) 3.2 A one -hour rated fire wall is required between any adjacent S -2 (storage) occupancies and the A -3 occupancy (dance /multi - purpose room). If the required fire wall does not exist, the fire wall shall be installed following the issuance of building permit and prior to occupancy. (1) 3.3 All disabled access features shall comply with Chapter 11B of the 2013 California Building Code (CBC). This includes parking, paths of travel, restroom facilities, etc. which may exist, but not comply with the 2013 CBC. FEES (2) 4.1 Within forty -eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty -eight (48) hour period the applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.