Use Permit - 2003Community Development Department
August 13, 2003
Oanh Tretter
1533 Calle de Stuarda
San Jose, CA 95118
Re: PLN2003-83- 2385 S. Winchester Boulevard - Use Pennit - Dance School
Dear Applicant:
Please be advised that at its meeting of August 12, 2003, the Planning Commission adopted
Resolution No. 3521 approving a Conditional Use Pennit to allow the establishment of a dance
school in an existing tenant space on the above reference property.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by 5
p.m. on Friday, August 22, 2003. California Code of Civil Procedure, Section 1094.6, governs
the time within which judicial review of this decision must be sought.
If you have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
~~ww1 Wil~
Stephanie Willsey
Planner I
Cc: Lynn Penoyer, Public Works
Frank Mills, Building
Chris Veargason, County Fire
Joseph Castello (Property Owner)
6081-40 Meridian Avenue
San Jose, CA 95120
70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2 40 . FAX 408.871.5140 . TJ) ) 408.866.2790
RESOLUTION NO. 3521
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL APPROVING A CONDITIONAL USE PERMIT
(PLN2003-83) TO ALLOW THE ESTABLISHMENT OF A DANCE
SCHOOL IN AN EXISTING TENANT SPACE ON PROPERTY
OWNED BY MR. JOSEPH CASTELLO LOCATED AT 2385 S.
WINCHESTER BOULEVARD IN A P-D (PLANNED
DEVELOPMENT) ZONING DISTRICT. FILE NO. PLN2003-83.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the Planning Commission did find as follows
with respect to application PLN2003-83:
1. The proposed establishment of a dance school within an existing commercial building will
result in a use that is consistent with the Central Commercial General Plan land use
designation for the site.
2. The proposed establishment of a dance school within an existing commercial building will
result in a use that is consistent with the P-D (Planned Development) Zoning designation for
the site with approval of a Conditional Use Permit.
3. The project site consists of an 11.3-acre lot, with 26% building coverage, 64% paving
coverage and 10% landscaping coverage.
4. The proposed use is located within an established commercial shopping center and is
compatible with the surrounding development and uses.
5. The existing 777 parking spaces will adequately address the parking needs of the subject site
and proposed use.
6. The business hours shall be restricted to 6:00 a.m. to 11:00 p.m. daily.
7. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing
Facilities) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the harmonious development of the
immediate area.
Planning Commission ResoJudon No. 3521
PLN2003-83 -- 2385 S. Winchester Boulevard -- Use Permit - Dance School
Page 2
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed use is compatible with the uses in the area.
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. The establishment, maintenance, or operation of the use will not be detrimental to the public
health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
8. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
9. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves a Conditional
Use Pennit (PLN2003-83) to allow the establishment of a dance school in an existing tenant
space on property owned by Mr. Joseph Castello located at 2385 S. Winchester Boulevard,
subject to the following conditions:
Where approval by the Director of Community Development, City Engineer, Public Works
Director, City Attorney or Fire Department is required, that review shall be for compliance with
all applicable conditions of approval, adopted policies and guidelines, ordinances, laws and
regulations and accepted engineering practices for the item under review. Additionally, the
applicant is hereby notified that he/she is required to comply with all applicable Codes or
Ordinances of the City of Campbell and the State of California that pertain to this development
and are not herein specified.
COMMUNITY DEVELOPMENT DEPARTMENT
Plannin2 Division:
1. Approved Proiect: Approval is granted for a Conditional Use Permit (PLN2003-83) to allow
the establishment of a dance school within an existing commercial building on property
located at 2385 S. Winchester Blvd. The project shall substantially confonn to the plans
Planning Commission ResoluLÍon No. 3521
PLN2003-83 -- 2385 S. Winchester Boulevard -- Use Permit - Dance School
Page 3
stamped as received by the Planning Division on June 19, 2003, except as may be modified
by the conditions of approval contained herein.
2. Conditional Use Pennit Approval Expiration: The Conditional Use Permit approval shall be
valid for one year from the date of final approval. Within this one-year period the use must
be established on the property and the conditions of approval satisfied. Failure to meet this
deadline will result in the Conditional Use Pennit being void.
3. Revocation of Pennit: Operation of the use in violation of the Conditional Use Permit or any
standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of
revocation of the Conditional Use Pennit by the Planning Commission.
4. Operational Hours: The operational hours shall be limited to 6:00 a.m. to 11:00 p.m. seven
days per week.
5. Parking and Drivewavs: All parking and driveway areas shall be maintained in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code. Parking lot sweeping
for the shopping center shall be limited to the hours of 7:00 a.m. to 11:00 p.m. seven days per
peek.
6. Outdoor Storage: No outdoor storage is pennitted on the subject property. No equipment,
materials or business vehicles shall be parked and/or stored outside the building or within the
parking lot.
7. Signage: No signage is approved as part of the development application approved herein.
No sign shall be installed until a Sign Pennit is approved as specified in Chapter 21.53 of the
Campbell Municipal Code.
Buildin2 Division:
8. Pennits Required: A building pennit application shall be required for the proposed tenant
improvement to the existing commercial space. The building pennit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the pennit.
9. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building pennit.
10. Size of Plans: The size of construction plans submitted for building pennits shall be 24
inches by 36 inches.
11. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building pennits shall be "wet
stamped" and signed by the qualifying professional person.
Planning Commission ResOlutIOn No. 3521
PLN2003-83 -- 2385 S. Winchester Boulevard -- Use Pennit - Dance School
Page 4
12. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
13. Title 24 Accessibilitv - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption fonn on
submitted construction plans. The fonn is available at Building Division service counter.
14. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
Applicant should also consult with P.G.& E. concerning utility easements, distribution pole
locations and required conductor clearances.
15. Commercial Restroom Requirements: Commercial businesses employing more than four
people shall have male and female restrooms.
16. Approvals Required: The project requires the following agency approval prior to issuance
of the building pennit:
a. Santa Clara County Fire Department
b. West Valley Sanitation District
PASSED AND ADOPTED this 12th day of August, 2003, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners:
Commissioners:
Commissioners:
Commissioners:
Alderete, Doorley, Francois, Hernandez, Jones and Rocha
None
Gibbons
None
APPROVED:
Joseph Hernandez, Chair
ATTEST:
Sharon Fierro, Secretary
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ITEM NO.1
CITY OF CAMPBELL' PLANNING COMMISSION
Staff Report· August 12, 2003
PLN2003-83
Tretter, O.
Public Hearing to consider the application of Ms. Oanh Tretter for a
Conditional Use Pennit (PLN2003-83) to allow the establishment of a dance
school within an existing commercial building on property owned by Joseph
Castello located at 2385 S. Winchester Blvd. in a P-D (Planned
Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action:
1. Adopt a Resolution, incorporating the attached findings, approving a Conditional Use Permit to
allow the establishment of a dance school within an existing commercial building, subject to the
attached conditions of approval.
ENVIRONMENTAL DETERMINATION
Staff recommends that the Planning Commission find that this project is Categorically Exempt
under Section 15301, Class 1 of the California Environmental Quality Act (CEQA), pertaining to
minor alterations to existing private structures.
PROJECT DATA
Campbell Plaza Shopping Center
Net Lot Area: 11.3 acres
Site Utilization:
Building Coverage:
Paving Coverage:
Landscaping Coverage:
26%
64%
10%
Parking:
777 spaces (shared parking for the entire Campbell Plaza)
Subject Tenant Space:
800 square feet
Hours of Operation:
Monday - Friday: 3:30 p.m. to 10:30 p.m.
Saturday: 10:00 a.m. to 1 :00 p.m.
Surrounding Uses:
North:
East:
South:
West:
Commercial/ Single Family Residences
Commercial/ Church
Commercial! Multiple Family Residential
Multiple Family Residential
Staff Report - Planning Conllnission Meeting of August 12, 2003
PLN2003-83 - 2385 S. Winchester Blvd.
Page 2 of 3
DISCUSSION
Applicant's Proposal: The applicant is requesting approval of a Conditional Use Permit to allow the
establishment of a dance school within an existing commercial building located at 2385 S.
Winchester Blvd. The applicant would occupy an 800 square foot tenant space located within the
Campbell Plaza Shopping Center.
Background: The Campbell Plaza Shopping Center (Safeway and the retail stores) was constructed
in 1963 and the theater complex added in 1966. The shopping center consists of multiple single-
story commercial buildings divided up into individual tenant spaces.
Location: The Campbell Plaza Shopping Center is located on the southwest corner of Winchester
Boulevard and Budd Avenue. The 11.3-acre shopping center is surrounded by commercial uses and
single-family residences to the north, commercial auto repair uses and multiple family residences to
the south, multiple family residences to the west and a church and commercial uses to the east.
The subject tenant space is located on the west side of the shopping, adjacent to Nido Drive. The
tenant space is surrounded on three sides by other tenants within the shopping center and on one
side by a portion of the parking lot.
ANALYSIS
General Plan Designation: The General Plan land use designation for the project site is Central
Commercial. The proposed dance school is consistent with the commercial land use designation of
the site.
Zoning Designation: The zoning designation for the project site is P-D (Planned Development). A
Conditional Use Pennit is required for a change in use within the P-D (Planned Development)
Zoning District. The proposed project will be consistent with the Zoning Ordinance with approval
of a Conditional Use Pennit.
Use: The proposed dance school would occupy an 800 square foot tenant space within the existing
shopping center. The applicant's description indicates that classes will have between six and
eighteen students and one dance instructor. The hours of operation are from 3:30 p.m. to 10:30 p.m.
Monday through Friday and 10:00 a.m. to 1 :00 p.m. on Saturdays.
Exterior Modifications: No exterior modifications to the building or the parking area are proposed
as part of the application.
Parking: The Zoning Ordinance requires 634 parking spaces for the entire shopping center.
Currently 777 spaces are provided, resulting in an excess of 143 spaces. The subject tenant space is
located in the back part of the shopping center adjacent to Nido Drive. Parking areas are provided
in this area and are relatively underutilized in comparison to the front part of the shopping center
adjacent to Winchester Boulevard. Staff finds that the proposed use will not have an adverse impact
on parking or circulation within the shopping center.
Staff Report - Planning ComHlission Meeting of August 12,2003
PLN2003-83 - 2385 S. Winchester Blvd.
Page 3 of 3
Site and Architectural Review Committee: The Site and Architectural Review Committee did not
review this application, as there are no changes proposed to the exterior of the building or site
configuration.
Attachments:
1. Recommended Findings for Approval of File No. PLN2003-83
2. Recommended Conditions of Approval for File No. PLN2003-83
3. Exhibits (Site Plan, Floor Plan)
4. Letter From the Applicant
5. Location Map
Approved by:
~~WiJ~/
Stephanie Willsey, Planner I
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Prepared by:
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2003-83
SITE ADDRESS:
APPLICANT:
DATE:
2385 S. Winchester Blvd.
Oanh Tretter
August 12, 2003
Findings for approval of a Conditional Use Pennit to allow a dance school within an existing
commercial building located at 2385 S. Winchester Blvd.
The Planning Commission finds as follows with regard to File No. PLN2003-83:
1. The proposed establishment of a dance school within an existing commercial building will
result in a use that is consistent with the Central Commercial General Plan land use
designation for the site.
2. The proposed establishment of a dance school within an existing commercial building will
result in a use that is consistent with the P-D (Planned Development) Zoning designation for
the site with approval of a Conditional Use Pennit.
3. The project site consists of an 11.3-acre lot, with 26% building coverage, 64% pavmg
coverage and 10% landscaping coverage.
4. The proposed use is located within an established commercial shopping center and IS
compatible with the surrounding development and uses.
5. The existing 777 parking spaces will adequately address the parking needs of the subject site
and proposed use.
6. The business hours shall be restricted to 6:00 a.m. to 11 :00 p.m. daily.
7. The project qualifies as a Categorically Exempt project per Section 15301, Class 1 (Existing
Facilities) of the California Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes
that:
1. The proposed project is consistent with the General Plan and Zoning Ordinance.
2. The proposed project, as conditioned, will aid in the hannonious development of the
immediate area.
3. No substantial evidence has been presented from which a reasonable argument could be
made that shows that the project, as currently presented and subject to the required
Conditions of Approval, will have a significant adverse impact on the environment.
4. The proposed use is compatible with the uses in the area.
Attachment #1
Page 2 of 2
5. The subject site is adequate in size and shape to accommodate the yards, walls, fences,
parking and loading facilities, landscaping, and other development features required in order
to integrate said use with uses in the surrounding area.
6. The subject site is adequately served by streets of sufficient capacity to carry the kind and
quantity of traffic such use would generate.
7. The establishment, maintenance, or operation of the use will not be detrimental to the public
health, safety, peace, morals, comfort or general welfare of persons residing or working in
the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
8. There is a reasonable relationship between the use of the fees imposed upon the project and
the type of development project.
9. There is a reasonable relationship and a rough proportionality between the conditions of
approval and the impacts of the project.
Attachment #2
CONDITIONS OF APPROV AL FOR FILE NO. PLN2003-83
SITE ADDRESS:
APPLICANT:
DATE:
2385 S. Winchester Blvd.
Oanh Tretter
August 12, 2003
The applicant is hereby notified, as part of this application, that (s)he is required to meet the
following conditions in accordance with the ordinances of the City of Campbell and the State of
California. The lead department with which the applicant will work is identified on each
condition where necessary. Where approval by the Director of Community Development, City
Engineer, Public Works Director, City Attorney, or Fire Department is required, that review shall
be for compliance with all applicable conditions of approval, adopted policies and guidelines,
ordinances, laws and regulations, and accepted engineering practices, for the items under review.
Additionally, the applicant is hereby notified that (s)he is required to comply with all applicable
Codes or Ordinances of the City of Campbell and the State of California that pertain to this
development and are not herein specified:
COMMUNITY DEVELOPMENT DEPARTMENT
Plannin2 Division:
1. Approved Proiect: Approval is granted for a Conditional Use Pennit (PLN2003-83) to allow
the establishment of a dance school within an existing commercial building on property
located at 2385 S. Winchester Blvd. The project shall substantially confonn to the plans
stamped as received by the Planning Division on June 19, 2003, except as may be modified
by the conditions of approval contained herein.
2. Conditional Use Pennit Approval Expiration: The Conditional Use Pennit approval shall be
valid for one year from the date of final approval. Within this one-year period the use must
be established on the property and the conditions of approval satisfied. Failure to meet this
deadline will result in the Conditional Use Pennit being void.
3. Revocation of Pennit: Operation of the use in violation of the Conditional Use Pennit or any
standards, codes, or ordinances of the City of Campbell shall be grounds for consideration of
revocation of the Conditional Use Pennit by the Planning Commission.
4. Operational Hours: The operational hours shall be limited to 6:00 a.m. to 11 :00 p.m. seven
days per week.
5. Parking and Driveways: All parking and driveway areas shall be maintained in compliance
with the standards in Chapter 21.50 of the Campbell Municipal Code. Parking lot sweeping
for the shopping center shall be limited to the hours of 7:00 a.m. to 11 :00 p.m. seven days per
peek.
6. Outdoor Storage: No outdoor storage is permitted on the subject property. No equipment,
materials or business vehicles shall be parked and/or stored outside the building or within the
parking lot.
Attachment #2
Page 2 of 2
7. Signage: No signage is approved as part of the development application approved herein.
No sign shall be installed until a Sign Pennit is approved as specified in Chapter 21.53 of the
Campbell Municipal Code.
Buildin2 Division:
8. Pennits Required: A building pennit application shall be required for the proposed tenant
improvement to the existing commercial space. The building pennit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
9. Construction Plans: The conditions of approval shall be stated in full on the cover sheet of
construction plans submitted for building pennit.
10. Size of Plans: The size of construction plans submitted for building pennits shall be 24
inches by 36 inches.
11. Plan Preparation: This project requires plans prepared under the direction and oversight of a
California licensed Engineer or Architect. Plans submitted for building pennits shall be "wet
stamped" and signed by the qualifying professional person.
12. Title 24 Accessibility - Commercial: On site general path of travel shall comply with the
latest California Title 24 Accessibility Standards. Work shall include but not be limited to
accessibility to building entrances from parking facilities and sidewalks.
13. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption fonn on
submitted construction plans. The fonn is available at Building Division service counter.
14. P.G.& E.: Applicant is advised to contact Pacific Gas and Electric Company as early as
possible in the approval process. Service installations, changes and/or relocations may
require substantial scheduling time and can cause significant delays in the approval process.
Applicant should also consult with P.G.& E. concerning utility easements, distribution pole
locations and required conductor clearances.
15. Commercial Restroom Requirements: Commercial businesses employing more than four
people shall have male and female restrooms.
16. Approvals Required: The project requires the following agency approval prior to issuance of
the building permit:
a. Santa Clara County Fire Department
b. West Valley Sanitation District
Attachment #4
Wednesday, June 18,2003
City of Campbell
Planning Division
70 North First Street
Campbell, CA 95008
Dear Planning Staff,
My name is Oanh Tretter and I respectfully request a use pennit for a school of dance in
Campbell Plaza located at 2385 S. Winchester Bvld, Campbell, CA. The exact location of the
proposed business is highlighted on the enclosed map (See Exhibit A).
BACKGROUND
I have been operating the Ariel Dance Company in the San Jose area sincel987, with a mission
to promote cultural and artistic diversity in Silicon Valley. In addition to my years of dance and
teaching experience, I have a B.A. in Theatre Arts from the University of Santa Clara and an
MBA from the University of San Francisco. The company, consisting of30 teens and adults, has
been renting from local dance studios over the years to hold our weekly dance classes and
practices.
As the Ariel Dance Company's founder and director, I would like to expand the dance hobby
into a full-time business. I've located a vacant retail space to lease at a price I can afford during
this economic downturn.
BUSINESS OBJECTIVES
The business is targeted as a family-oriented performing arts school offering a complete range of
classes for all ages and levels. The class offerings include Ballet, Jazz, Hip Hop, Modern, Yoga,
and Ballroom and will be taught by me.
SQUARE FOOTAGE
This rental space is located in the back of Campbell Plaza and the total size of this space is 800
square feet.
HOURS OF OPERATION
The Ariel School of Dance's initial plan is to operate from Monday through Friday from 3:30 pm
to 10:30 pm and Saturday from 10:00 am to 1:00 pm. Our future plan is to expand the children's
dance programs to fill the time from 11:30 am to 3:30 pm.
PARKING
Each class will have a minimum of 6 to a maximum of 18 students. Campbell Plaza offers
parking in front and back. The back parking lot is the primary parking area for the Ariel School
of Dance where we propose to lease the 800 square-foot space. The back parking lot offers
ample parking space during the day and especially in the evening as other Plaza patrons favor the
front parking lot. See front and back parking lot photos (Exhibit B).
To address parking issues, Ariel School of Dance's clients consist of3 groups: kids, teens, and
adults.
Kids - The parents tend to drop off the children for classes between 11:30 am and 3:30 pm,
returning after class to pick them up. Thus, this group will not take up much parking space.
Teens - Some teen students will drive, carpool with their friends, or be dropped offby parents
from 3:30 pm on.
Adults - The adult students arrive between 6:00 pm and 10:30 pm. The back parking lot is fairly
vacant during this time. Parking will not pose an issue since the small businesses in the plaza
operate during nonnal business hours fÌ"om 8: 00 am to 7: 00 pm.
NOISE LEVEL
The Ariel School of Dance's business neighbors use the back of the store(s) as storage rooms.
To the left of the school is a Sports Bar & Grill, which plays live and juke box music during their
hours of operation. Thus, noise level will not be an issue with this tenant. To the right of the
studio is a storage area of a Cigarette vendor who operates in fÌ"ont of the building. During the
day when kids ballet classes are being offered, the music will be kept to a moderate level so we
will not impact the other businesses.
NUMBER OF EMPLOYEES
Oanh Tretter, business owner, will be the sole employee.
BENEFITS TO THE CITY OF CAMPBELL
The Ariel School of Dance will benefit the city and citizens of Campbell in a number ways. In
addition to the contributions to the local tax base, the Dance Company has a history of
performing for local festivals, senior citizen homes, and charity organizations. The school will
also provide a convenient, safe location for healthy, fun activities. Dance classes help build self-
esteem, reduce stress, and improve overall wellness. The regular, structured activities also help
children build discipline and ward off obesity.
Currently, Kenpo Jujitsu Martial Arts is one of Campbell Plaza's tenants (See Exhibit C). Ariel
School of Dance's business would be consistent with the use of this space. I look forward to
building my business in Campbell and truly hope that you will grant us this permit. Please feel
free to contact me at 408-269-4328 or send an email tooanh_tretter@yahoo.comifyou have any
questions. Thank you for your time and consideration.
Sincerely,
Oanh Tretter
Director
Ariel School of Dance
EXHIBIT A - SITE PLAN
CAMPBELL PLAZA
2385 S. Winchester Blvd, Campbell, CA 95008
(1 copy attached)
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CITY OF CAMPBELL
Community Development Department
August 1, 2003
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NOTICE OF PUBLIC HEARING
Notice is hereby given that the Planning Commission of the City of Campbell has set the time of
7:30 p.m., or shortly thereafter, on Tuesday, August 12, 2003, in the City Hall Council
Chambers, 70 North First Street, Campbell, California, for a Public Hearing to consider the
application of Ms. Oanh Tretter for a Conditional Use Pennit (PLN2003-83) to allow the
establishment of a dance school in an existing tenant space on property owned by Mr. Joseph
Castello located at 2385 S. Winchester Boulevard in a P-D (Planned Development) Zoning
District. Staff is recommending that this project be deemed Categorically Exempt under CEQA.
Interested persons may appear and be heard at this hearing. Please be advised that if you
challenge the nature of the above project in court, you may be limited to raising only those issues
you or someone else raised at the Public Hearing described in this Notice, or in written
correspondence delivered to the City of Campbell Planning Commission at, or prior to, the
Public Hearing. Questions may be addressed to the Community Development Department at
(408) 866-2140.
Decisions of the Planning Commission may be appealed to the City Council. Appeals must be
submitted to the City Clerk in writing within 10 calendar days of an action by the Commission.
In compliance with the Americans with Disabilities Act, listening assistive devices are available
for all meetings held in the Council Chambers. If you require accommodation, please contact the
Community Development Department at (408) 866-2140, at least one week in advance of the
meeting.
PLANNING COMMISSION
CITY OF CAMPBELL
SHARON FIERRO
SECRETARY
PLEASE NOTE:
When calling about this Notice,
please refer to File No. PLN2003-83
Addresses: 2385 S. Winchester Boulevard
70 North First Street· Campbell, California 95008-1436 . IEL 408.866.2140 . FAX 408.871.5140 . TIm 408.866.2790
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CITY OF CAMPBELL
Community Development Department - Current Planning
May 19,2003
Ms. Oanh Tretter
1533 Calle De Stuarda
San Jose, CA 95118
Re: Preliminary Application Comments
File No.: PRE2003-00024
2385 S. Winchester Blvd.
Dear Ms. Tretter:
Thank you for your submittal of a preliminary application for the establishment of a
dance school in an existing shopping center located at 2385 S. Winchester Blvd. The
subject property is presently zoned P-D (Planned Development) and is designated as
Central Commercial on the City's General Plan Land Use Map.
Within the P-D Zoning District, the establishment of a new use in an existing building
where no development plans are required, requires approval of a Conditional Use Pennit
by the Planning Commission and would be decided upon at a public hearing. In
reviewing a Conditional Use Pennit application, planning staff and the Planning
Commission will evaluate such items as traffic generation, noise, hours of operation,
adequacy of parking, drop-off and pick-up area and overall compatibility of the use with
the adjoining uses.
The Planning Division completed the review of the preliminary application and has the
following comments regarding the proposal:
Parking
A dance school typically would require one parking space for each 200 square feet in
gross building area. Your Conditional Use Pennit application needs to address the
parking provided for your use as well as the anticipated parking demand. An analysis of
a similar dance school and its parking needs would help the Planning Commission in its
review of this issue. In addition to parking, the Planning Commission will be interested
in the pick-up and drop-off function of the site.
Violations
A site inspection of the subject property revealed that there is a significant amount of
illegal outdoor storage on the site in front of the subject tenant space. This outdoor
storage would be an item of concern for the Planning Commission when reviewing the
Conditional Use Pennit application. The property owner/operator should take all
70 North First Street· Campbell, California 95008-1436 . TEL 408.866.2140 . FAX 408.866.8381 . TOD 408.866.2790
PRE2003-00024 - 2385 S.·, :hester Blvd.
Page 2 of2
necessary steps to resolve this issue with the existing tenants of the shopping center as
soon as possible so that this does not affect any future tenants at this location.
Your application was distributed to the Public Works Department, Building Division,
Planning Division and the County Fire Department. In addition to the Planning
Division's comments contained in this letter, please find enclosed comments from the
Building Division. Please note that these comments are meant to be preliminary.
Conditions of approval from each department will be developed when the Conditional
Use Permit application is submitted.
Thank you for the opportunity to review these plans. Please do not hesitate to contact me
at (408) 866-2143 or via email at stephaniew@cityofcampbell.com to schedule a meeting
to discuss these comments and the application process.
Sincerely,
~Lo;I~
Stephanie Willsey
Planner I
end: Conditional Use Permit Application
Building Division Comments, 5/8/03
cc: Geoff Bradley, Senior Planner
Ben Mendoza, Code Enforcement Officer
Joseph Costello, 6081-40 Meridian Avenue, San Jose, CA 95120
Wednesday, May 7,2003
City of Campbell
Planning Division
70 North First Street
Campbell, CA 95008
Dear Planning Staff,
My name is Oanh Tretter and I respectfully request a use permit for a school of dance in
Campbell Plaza located at 2385 S. Winchester Bvld, Campbell, CA. The exact location of the
proposed business is highlighted on the enclosed map (See Exhibit A).
BACKGROUND
I have been operating the Ariel Dance Company in the San Jose area since1987, with a mission
to promote cultural and artistic diversity in Silicon Valley. In addition to my years of dance and
teaching experience, I have a B.A. in Theatre Arts ftom the University of Santa Clara and an
MBA ftom the University of San Francisco. The company, consisting of30 teens and adults, has
been renting from local dance studios over the years to hold our weekly dance classes and
practices.
As the Ariel Dance Company's founder and director, I would like to expand the dance hobby
into a full-time business. I've located a vacant retail space to lease at a price I can afford during
this economic downturn.
BUSINESS OBJECTIVES
The business is targeted as a family-oriented perfonning arts school offering a complete range of
classes for all ages and levels. The class offerings include Ballet, Jazz, Hip Hop, Modern, Yoga,
and Ballroom and will be taught by me.
SQUARE FOOTAGE
This rental space is located in the back of Campbell Plaza and the total size of this space is 800
square feet.
HOURS OF OPERATION
The Ariel School of Dance's initial plan is to operate ftom Monday through Friday ftom 3:30 pm
to 10:30 pm and Saturday ftom 10:00 am to 1:00 pm. Our future plan is to expand the children's
dance programs to fill the time ftom 11:30 am to 3:30 pm.
PARKING
Each class will have a minimum of 6 to a maximum of 18 students. Campbell Plaza offers
parking in rront and back. The back parking lot is the primary parking area for the Ariel School
of Dance where we propose to lease the 800 square-foot space. The back parking lot offers
ample parking space during the day and especially in the evening as other Plaza patrons favor the
rront parking lot. See rront and back parking lot photos (Exhibit B).
To address parking issues, Ariel School of Dance's clients consist of3 groups: kids, teens, and
adults.
Kids - The parents tend to drop off the children for classes between 11:30 am and 3:30 pm,
returning after class to pick them up. Thus, this group will not take up much parking space.
Teens - Some teen students will drive, carpool with their friends, or be dropped offby parents
rrom 3:30 pm on.
Adults - The adult students arrive between 6:00 pm and 10:30 pm. The back parking lot is fairly
vacant during this time. Parking will not pose an issue since the small businesses in the plaza
operate during nonnal business hours rrom 8:00 am to 7:00 pm.
NOISE LEVEL
The Ariel School of Dance's business neighbors use the back of the store(s) as storage rooms.
To the left of the school is a Sports Bar & Grill, which plays live and juke box music during their
hours of operation. Thus, noise level will not be an issue with this tenant. To the right of the
studio is a storage area of a Cigarette vendor who operates in rront of the building. During the
day when kids ballet classes are being offered, the music will be kept to a moderate level so we
will not impact the other businesses.
NUMBER OF EMPLOYEES
Oanh Tretter, business owner, will be the owner and the sole employee.
BENEFITS TO THE CITY OF CAMPBELL
The Ariel School of Dance will benefit the city and citizens of Campbell in a number ways. In
addition to the contributions to the local tax base, the Dance Company has a history of
performing for local festivals, senior citizen homes, and charity organizations. The school will
also provide a convenient, safe location for healthy, fun activities. Dance classes help build self-
esteem, reduce stress, and improve overall wellness. The regular, structured activities also help
children build discipline and ward off obesity.
Currently, Kenpo Jujitsu Martial Arts is one of Campbell Plaza's tenants (See Exhibit C). Ariel
School of Dance's business would be consistent with the use of this space. I look forward to
building my business in Campbell and truly hope that you will grant us this permit. Please feel
rree to contact me at 408-269-4328 or send an email tooanh_tretter@yahoo.comifyou have any
questions. Thank you for your time and consideration.
Sincerely,
O(Jt~1.--lv 7t"é;;:œ:ë---j
Danh Tretter
Director
Ariel School of Dance
EXHIBIT A - SITE PLAN
CAMPBELL PLAZA
2385 S. Winchester Blvd, Campbell, CA 95008
(6 copies attached)