09-12-2023 - PC Agenda Packet
Planning Commission
REGULAR MEETING AGENDA
Tuesday, September 12, 2023 | 7:30 PM
City Hall Council Chamber – 70 N. First Street
CALL TO ORDER / ROLL CALL
This Planning Commission meeting will be conducted in person and virtually via video
teleconferencing (Zoom) in compliance with the provisions of the Brown Act. Members of the
public may attend this meeting in person at Campbell City Hall or virtually via Zoom at
https://campbellca.gov/PCSignup. The meeting will also be live streamed on Channel 26, the
City's website, and on YouTube at https://www.youtube.com/@CityofCampbell.
Written correspondence will be accepted via email at planning@campbellca.gov until 5:00 PM
on the day of the meeting, and thereafter may be delivered in-person at the public hearing.
Written correspondence will be posted to the City’s website and distributed to the Planning
Commission. If you choose to email your comments, please indicate in the subject line “FOR
PUBLIC COMMENT” and indicate the item number.
APPROVAL OF MINUTES
1. Approval of Minutes of August 22, 2023 (Roll Call Vote)
➢ Meeting Minutes, 8/22/2023 (Regular Meeting)
COMMUNICATIONS
AGENDA MODIFICATIONS OR POSTPONEMENTS
ORAL COMMUNICATIONS
This portion of the meeting is reserved for individuals wishing to address the Planning
Commission on matters of community concern that are not listed on the agenda. In the interest
of time, the Chair may limit speakers to five minutes. Please be aware that State law prohibits
the Commission from acting on non-agendized items, however, the Chair may refer matters to
staff for follow-up.
PC RESOLUTION OF APPRECIATION – STUART CHING
PUBLIC HEARING
Note: Members of the public may be allotted up to two (2) minutes to comment on any public
hearing item. Applicants/Appellants and their representatives may be allotted up to a total of
five (5) minutes for opening statements and up to a total of three (3) minutes maximum for
Planning Commission Agenda for September 12, 2023
Pg. 2
closing statements. Items requested/recommended for continuance are subject to Planning
Commission’s consent at the meeting.
2. PLN-2023-72 – 490 Division Street
Public Hearing to consider the application of Mark Frederick (Move It Silicon Valley) to
allow for a large studio use (i.e., fitness training) to locate in an existing building on
property located at 490 Division Street in the RD (Research and Development) Zoning
District. The application under consideration is a Conditional Use Permit. File No.: PLN-
2023-72. Staff is recommending that this item be deemed Categorically Exempt under
CEQA. Planning Commission action is final unless appealed in writing to the City Clerk
within 10 calendar days. Project Planner: Tracy Tam, Associate Planner
Recommended Action: Adopt a Resolution (reference Attachment A), approving a
Conditional Use Permit (PLN-2023-72) to allow a large studio use (i.e., fitness training) in
an existing building on property located at 490 Division Street in the RD (Research and
Development) Zoning District and finding the project Categorically Exempt under Section
15301 of the California Environmental Quality Act.
NEW BUSINESS
3. Discussion of adoption and appointment of Ad-hoc Parking Requirements
Subcommittee
REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR
ADJOURNMENT
Adjourn to the Planning Commission meeting of September 26, 2023, at 7:30 PM, in the City Hall
Council Chambers, 70 North First Street, Campbell, California and via telecommunication.
Americans with Disabilities Act (ADA)
In compliance with the Americans with Disabilities Act, listening assistance devices are available
for meetings held in the Council Chambers. If you require accommodation to participate in the
meeting, please contact the City Clerk’s Office at ClerksOffice@campbellca.gov or 408-866-2117
in advance of the meeting.
PLANNING COMMISSION
REGULAR MEETING MINUTES
Tuesday, August 22, 2023 I 7:30pm
City Hall Council Chamber
CALL TO ORDER
The Regular Planning Commission meeting of August 22, 2023 was called to order at 7:30 pm by
Chair Buchbinder, and the following proceedings were had to wit.
ROLL CALL
Members present:
Rob Eastwood, Director
Bill Seligmann, City Attorney
Leslie Parks, Economic Development Manager
Ken Ramirez, Administrative Analyst
APPROVAL OF MINUTES
1. Approval of Minutes of July 11, 2023 (Roll Call Vote)
➢ Meeting Minutes, 7/11/2023 (Regular Meeting)
➢ Commissioner Ching was absent. Commissioner Ostrowski abstained. All other
commissioners approved.
COMMUNICATIONS
None
AGENDA MODIFICATIONS OR POSTPONEMENTS
Planning Commissioners Present:
Adam Buchbinder, Chair
Alan Zisser, Vice Chair
Davis Fields
Maggie Ostrowski
Matt Kamkar
Michael Krey
Planning Commission Absent
Stuart Ching
Campbell Planning Commission Meeting Minutes – August 22, 2023 Page 2
Staff Recommended discussing Item 4 ahead of Item 3
ORAL COMMUNICATIONS
This portion of the meeting is reserved for individuals wishing to address the Planning
Commission on matters of community concern that are not listed on the agenda. In the interest
of time, the Chair may limit speakers to five minutes. Please be aware that State law prohibits the
Commission from acting on non-agendized items, however, the Chair may refer matters to staff
for follow-up.
Opened and Closed Public Comment, no public comments were received
PLANNING COMMISSION AD-HOC SUBCOMMITEE REPORTS
2. Report of the Shelter Crisis Subcommittee (Commissioners Krey & Zisser)
Recommended Action: Receive the report and provide feedback.
Vice Chair Zisser presented PowerPoint presentation on Shelter Crisis research within
California which included the overview of the following:
• Overview on Declaration of Shelter Crisis in California
• Santa Clara County Point-In-Time (PIT) Homeless Report Data and findings
• Other Inputs / Interviews from critical stakeholders within the county
• Overview of the current work being done by other cities
• Recommended actions for the City of Campbell
Planning Commissioners received clarification from Subcommittee that further research is
needed to determine the what implications a Shelter Crisis Declaration would have for the
City of Campbell.
The Subcommittee reported that other jurisdictions declared a Declaration of Shelter
crisis in tandem with a planned or existing project addressing homelessness and
suspension of codes is needed to move forward with the expedited need for housing, such
as a Shelter, vacant parking lot, or Emergency Housing.
Chair opened and closed public hearing.
Planning Commissioners were in support of declaring a Shelter Crisis emergency but
would like to be intentional when doing this. Would like to know what would be expected
from the City of Campbell upon declaring.
Motion: Upon motion by Commissioner Krey, seconded by Vice Chair Zisser the Planning
Commission motioned to forward report to City Council for review, by the
following roll call vote.
AYES: Fields, Buchbinder, Ostrowski, Zisser, Kamkar, Krey
NOES: None
ABSENT: Ching
ABSTAIN: None
Campbell Planning Commission Meeting Minutes – August 22, 2023 Page 3
3. Report of the Economic Development Subcommittee (Commissioners Kamkar &
Davis)
Recommended Action: Receive the report and provide feedback.
Commissioner Fields and Kamkar presented report on findings and recommendations to
date regarding Campbell’s requirements of Conditional Use Permits for businesses and
establishments.
Findings from the Planning Commission’s Economic Development Subcommittee included
the following:
• Audit of 105 Conditional Use Permits (CUPs) at the Planning Commission from
2013- 2023. More than half of the CUPs reviewed came from just 4 of the 186 Land uses.
- 16 CUPs for Liquor establishments (on-site consumption only)
- 15 CUPs for Wireless telecommunications facilities
- 13 CUPs for Health/fitness centers
- 12 CUPs for Medical services, clinics
• Neighboring Towns Permit Requirements
• Local Business Input
• City Staff Input
• The Sub-committee identified the following initial Recommendations and reported
that they would continue to work with staff on their research and subsequently report
back to the Commission -
- Streamline the 4 most common CUPs
- Evaluate Additional use changes based on local business input
- Evaluate and additional ideas provided through fellow commissioners, City Council,
and Public Comment.
NEW BUSINESS
4. Economic Development Strategy Plan Update
Leslie Parks, Economic Development Manager, presented Update on Economic
Development Strategy Plan
Commissioners were informed that other Cities are as strict as Campbell in their
permitting process. On average it may take 4-5 months to offer a Conditional Use
Permit to an applicant. Campbell does have a significant presence in the Light-
Industrial zone that is generating significant business but overtime businesses outgrow
their space and move to other cities to meet their space needs.
Campbell Planning Commission Meeting Minutes – August 22, 2023 Page 4
5. Report of the Community Development Director
• Department is currently working on improving their staff capacity. There is an
ongoing recruitment to hire an Environmental Program Specialist, Housing Program
Manager, and 3-year time-limited Unhoused Special through support and funding
of a Destination Home grant.
Chair Buchbinder identified a desire to appoint a subcommittee to look at non-
residential parking requirements. As item was not agendized, further discussion was
continued to a future Planning Commission meeting.
Chair Buchbinder appointed Vice Chair Zisser as temporary Acting Chair and
Commissioner Buchbinder motioned to agendize discussion to form an ad-hoc
subcommittee to review the City’s parking requirements..
Motion: Upon motion by Commissioner Buchbinder, seconded by Commissioner Kamkar
the Planning Commission motioned to agendize discussion to form an ad-hoc
subcommittee to review the City’s parking requirements, by the following roll call
vote.
AYES: Fields, Buchbinder, Ostrowski, Zisser, Kamkar, Krey
NOES: None
ABSENT: Ching
ABSTAIN: None
Commissioner Buchbinder re-took the Chair position. Chair Buchbinder closed the public
hearing and adjourned to the next Regular Planning Commission meeting.
ADJOURNMENT
Adjourned meeting at 10:20 p.m. to the next Regular Planning Commission Meeting on Tuesday,
September 12, 2023, in the City Hall Council Chambers, 70 North First Street, Campbell, California
and via telecommunication.
PREPARED BY: _______________________________
Ken Ramirez, Administrative Analyst
APPROVED: ______________________________
Adam Buchbinder, Chair
ATTEST: ________________________________
Rob Eastwood, Secretary
ITEM NO. 2
CITY OF CAMPBELL ∙ PLANNING COMMISSION
Staff Report ∙ September 12, 2023
PLN-2023-72 Frederick, M.
Public Hearing to consider the application by Mark Frederick, for a Conditional
Use Permit (PLN-2023-72) to allow a large studio use (i.e., fitness training) in an existing building located at 490 Division Street in the RD (Research and Development) Zoning District.
STAFF RECOMMENDATION
That the Planning Commission take the following action: 1. Adopt a Resolution (reference Attachment A), approving a Conditional Use Permit (PLN-2023-72) to allow a large studio use (i.e., fitness training) in an existing building, finding the
project Categorically Exempt under Section 15301 of the California Environmental Quality
Act.
ENVIRONMENTAL (CEQA) 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 the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of an
existing private structure, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of existing or former use.
PROJECT DATA
Zoning District: RD Research and Development
General Plan: Research and Development
Proposed Hours: 6:00 AM – 9:00 PM, Monday through Friday, 7:00 AM – 6:00 PM, Saturday and Sunday
Tenant Area: 5,503 gross square feet, 5,440 net square feet
Parking: 0 parking spaces*
*Pursuant to Assembly Bill 2097 (2021-2022) (Govt. Code § 65863), the project site is located within ½ mile
radius of a major transit stop, and therefore, the city is prohibited from imposing a minimum automobile parking requirement. AB 2097 includes major transit stops that are included in the regional transportation plan (i.e., Plan
Bay Area 2050) which includes the future Hacienda and Winchester light rail station and the future Vasona Junction light rail station.
BACKGROUND
Section 21.36.095 of the Campbell Municipal Code has a time limit of 5 years for land use permits
for any studio use that is located in the Light Industrial and Research and Development zoning districts. A studio use is a business that teaches clients a physical or artistic skill, such as, but not limited to fitness training, martial arts, dance, and music.
In 2013, the Planning Commission granted approval of a Conditional Use Permit to allow this
specific studio use to occupy a portion of an existing building located at 1190 Dell Avenue with a
Staff Report ~ Planning Commission Meeting of September 12, 2023 Page 2 of 7 PLN-2023-72 ~ 490 Division Street
condition of approval limiting the approval to 5 years. In 2019, the Planning Commission approved a Conditional Use Permit and a Parking Modification Permit to allow the same business to continue to operate for another 5-years.
This studio use is now proposing to relocate the business to 490 Division Street and expand the number of clients and trainers allowed at one time to the subject site. Studio uses that offer
instruction to more than 12 clients at a time are considered a large studio use.
PROJECT DESCRIPTION
Applicant’s Proposal: The applicant (Move It Silicon Valley) is requesting approval of a Conditional Use Permit to allow a large studio use (i.e., fitness training) in an existing building located in the RD Research and Development Zoning District. Pursuant to the project plans (reference Attachment C),
the large studio use is proposing to occupy an approximately 5,503 square-foot corner tenant space.
This approximately 5,503 square foot tenant space is larger than the current tenant space located at 1190 Dell Avenue.
As described by the applicant's Project Description (reference Attachment B), Move It Silicon Valley provides personal one-on-one training services and small group workout sessions (2 to 3
clients at a time) from 6:00 AM to 9:00 PM Monday through Friday and from 7:00 AM to 6:00 PM
Saturday and Sunday. There will be a total of seven personal trainers and up to 20 clients on-site at one time.
The submitted floor plan (reference Attachment C – Project Plans) depicts a front lobby area, changing rooms, restrooms, an office, a breakroom with a kitchen, and areas designated for
cardiovascular activities and weight training.
Figure 1: Proposed Floor Plan Project Location: The project site is an approximately 4.5-acre parcel, which includes several multi-
tenant buildings. The large studio use is proposing to occupy an approximately 5,503 square foot
square foot corner tenant space within an approximately 28,000 square foot building. The building currently has three other tenants which are generally office and manufacturing uses (e.g., Velo3D a manufacturer of machines, Global Supply an electronic hardware supplier, and Skyline Computer Corporation an office use).
Staff Report ~ Planning Commission Meeting of September 12, 2023 Page 3 of 7 PLN-2023-72 ~ 490 Division Street
The project site is located at the southern border of the City of Campbell. The Town of Los Gatos is located on south of Knowles Drive.
Figure 2: Project Location ANALYSIS
General Plan:
The General Plan Land Use designation for the property is Research and Development. The General
Plan Land Use designation of Research and Development allows for campus-like environments for corporate headquarters, and research and development facilities and offices. This designation also accommodates uses such as incubator-research facilities, testing, packaging, publishing, and printing. The designation aims to attract new firms and high-quality local jobs and enables existing
firms to grow and expand operations within Campbell.
The General Plan contains the following policies which would support the proposed large studio use in the Research and Development General Plan land use designation:
ED-2.5: Encourage retention and expansion of local businesses as appropriate to provide a range of jobs and services to residents, to retain revenue in the city, and respond to
community needs for key amenities and services.
The proposed large studio use is a local business currently operating in Campbell wishing to expand and remain in the community.
Zoning Code:
The project site has a zoning designation of RD Research and Development. The purpose of this
zoning district is to provide a stable environment conducive to the development and protection of
specialized manufacturing, packaging, printing, publishing, testing, and research and development with associated administrative office facilities.
Project location
Staff Report ~ Planning Commission Meeting of September 12, 2023 Page 4 of 7 PLN-2023-72 ~ 490 Division Street
Administrative Procedure: In the RD (Research and Development) Zoning District, studio uses are identified as a Conditional Use. In accordance with CMC 21.72 (Definitions) a large studio use is defined as follows:
“Studios, large” means an establishment that offers instruction to more than twelve participants any one time, involving physical or artistic skills and techniques, including but
not limited to dance, music, fitness training, martial arts and fine arts.”
Studio uses are conditional uses in the Research and Development Zoning District to ensure each business is evaluated on a case-by-case basis to limit the number of these uses in areas intended for research and development to not diminish the ability for manufacturing, laboratories, and offices to locate within these areas.
Section 21.36.095 of the Campbell Municipal Code (CMC) contains standards for health/fitness centers and studio uses, which regulate the following topics:
Circulation/Drop-off & Pick-Up Areas: Health/fitness and studio uses must provide for safe and efficient vehicular pedestrian circulation and must provide an area for the safe means of drop-off and pick-up of business patrons. The project site currently contains a pedestrian walkway in front
of the building. Furthermore, recent ADA improvements have been completed thus improving the pedestrian circulation from the parking lot to the tenant space. The project plans (reference Attachment C) indicate a drop-off and pick-up area at the front of the building.
Hours of Operation: The proposed large studio use is proposing to operate from 6:00 AM to 9:00 PM Monday through Friday, and 7:00 AM to 6:00 PM Saturday and Sunday. The Campbell
Municipal Code defines late night activities as those operating from 11:00 PM to 6:00 AM. As the
business is not operating between the hours of 11:00 PM and 6:00 AM, the business is not considered have late night activities.
Noise: The CMC requires that the health/fitness centers and studio uses do not unreasonably offend the senses or obstruct the free use and comfortable enjoyment of neighboring properties. The
proposed large studio use selected a corner tenant space to reduce the impacts to adjacent tenants.
Furthermore, the proposed large studio use is not proposing any amplified sound or speakers outside of the business. While there will be music played inside the building, the music levels shall not be to the level in which the communication between the personal trainer and client would be impacted. City staff is also recommending a condition of approval which requires sound buffering measures
to be installed should noise complaints be received.
Concentration: Pursuant to Section 21.36.095 of the Campbell Municipal Code (CMC), a small or large studio within the Light Industrial and Research and Development zoning districts shall not be located within 300 feet of another existing public assembly use, a small or large studio use, or a health and fitness center use unless the decision-making body grants an exception. This
concentration provision solely applies to uses located within the City of Campbell and does not account for properties located within the Town of Los Gatos (of which the town border is located south of Knowles Drive).
The proposed large studio use is not located within 300 feet or another existing public assembly use, a small or large studio use, or a health and fitness center use within the city of Campbell. There are
several studio and/or existing health and fitness center businesses nearby, however, these businesses are more than 300 feet away from the proposed large studio use. These existing businesses are captured below:
Staff Report ~ Planning Commission Meeting of September 12, 2023 Page 5 of 7 PLN-2023-72 ~ 490 Division Street
Address Name Distance Permit #
1600 Dell Avenue, Suite C Extreme Fitness and Sports Approx. 808 feet PLN2018-241, expires 05/24/2024
1610 Dell Avenue, Suite S Excfit Gym Approx. 844 feet PLN2018-285, expires 05/24/2024
1520 Dell Avenue Sensory Speed, Inc. Approx. 1,087 feet PLN2018-280,
expires 11/02/2023
Parking: The project site is located within one-half mile of a major transit stop and pursuant to Government Code Section 65863 (Assembly Bill 2097), the city is prohibited from imposing a minimum number of automobile parking spaces for this use. The Government Code includes both existing and future major transit stops that are identified in Plan Bay Area 2050. Plan Bay Area 2050 includes the future Hacienda (located in Campbell) and Vasona Junction light rail station (located
in Los Gatos) that are located within ½ mile of the subject property.
Project site
Staff Report ~ Planning Commission Meeting of September 12, 2023 Page 6 of 7 PLN-2023-72 ~ 490 Division Street
Findings for Approval
Conditional Use Permit Findings (Section 21.46.040 of CMC): The property is located within the RD Research and Development Zoning District. A large studio use may be allowed subject to approval of a Conditional Use Permit after making all six (6) of the required findings described in italics below. An explanation of how the project does or does not meet each finding follows in plain
text below.
1. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning Code and the Campbell Municipal Code;
See related discussion under ‘Zoning Code’. The use is considered a large studio use
which is allowed with the approval of a Conditional Use Permit.
2. The proposed use is consistent with the General Plan;
See related discussion under ‘General Plan’. Allowing a large studio use at the project site will bring an additional service for nearby businesses and assist in the retention of a local business, while not compromising the ability for industrial uses to locate in the
surrounding area.
3. The proposed site is adequate in terms of size and shape to accommodate the fences and
walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area;
The project site is an existing property that adequately can accommodate fences, walls,
landscaping, parking and loading facilities, and yards necessary to accommodate the proposed large studio use. The proposed large studio use is intending to occupy a tenant space within an existing building with no site or exterior building modifications. The business operations can fully be accommodated within the tenant space.
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind
and quantity of traffic the use would be expected to generate;
The proposed site is adequately served by Division Street, Knowles Drive, and Dell Avenue. With only a maximum of seven trainers and 20 clients at one time, the surrounding streets are of sufficient capacity to serve the proposed large studio use. Division Street, Knowles Drive, and Dell Avenue are all two-lane roads. Given the size
of the tenant space and the type of use, the proposed large studio use is not anticipated to generate above average traffic and the project fell below the screening threshold to require any transportation studies.
5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject
property; and
As proposed, the large studio use is compatible with existing land uses on-site. The proposed large studio use will not impact the adjacent tenant spaces and surrounding businesses as the proposed business is located wholly within the building, abuts only one tenant, and is required to implement sound buffering measures should the need arise.
The proposed large studio use is approximately 5,440 square feet, which is approximately 7% of all building square footage on the property. Given the small percentage of the total building square footage, the proposed large studio use would not
Staff Report ~ Planning Commission Meeting of September 12, 2023 Page 7 of 7 PLN-2023-72 ~ 490 Division Street
change the industrial character of the area and would not impact future land uses on-site or within the vicinity. The operation of the large studio use is not anticipated to be impactful to the surrounding area as all activities occur within the building and will not have any outdoor activities.
6. The establishment, maintenance, or operation of the proposed use at the location
proposed will not be detrimental to the comfort, health, morals, peace, safety, or general
welfare of persons residing or working in the neighborhood of the proposed use, or be
detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city.
The proposed large studio use at the project site will not be detrimental to the comfort,
health, morals, peace, safety, or general welfare of persons working in the neighborhood or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the city. The large studio use is located in an office park setting which offers one-on-one personal fitness training as well as small group fitness training sessions. As the large studio use is a “boutique” fitness facility and not a large
commercial operation attracting large crowds at one time, the impacts to persons working in the neighborhood are minimized.
Public Outreach: The project was noticed to all property owners within 300 feet of the subject
property and publicized in the newspaper (Metro). No public comments have been received.
Prepared by:
Tracy Tam, Associate Planner
Approved by:
Rob Eastwood, Community Development Director
Attachments: A. Draft Resolution B. Project Description C. Project Plans
RESOLUTION NO.
BEING A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CAMPBELL GRANTING APPROVAL OF A CONDITIONAL
USE PERMIT (PLN-2023-72) TO ALLOW A LARGE STUDIO USE (I.E., FITNESS TRAINING) IN AN EXISTING BUILDING LOCATED AT 490
DIVISION STREET IN THE RD (RESEARCH AND DEVELOPMENT) ZONING DISTRICT.
After notification and public hearing, as specified by law and after presentation by the Community Development Director, proponents and opponents, the hearing was closed.
The Planning Commission did find as follows with regard to application PLN-2023-72:
1.The project site is the approximately 4.5-acre which includes several multi-tenant
buildings.
2.The proposed large studio use (dba Move It Silicon Valley) is proposing to occupy acorner tenant space, approximately 5,503 gross square feet (5,440 net square feet)within an existing building.
3.As described by the Project Description, one-on-one training and small group workoutsessions (2 to 3 clients at one time) will be provided. These training sessions will becustomized to the client. A maximum of 7 personal trainers and up to 20 clients (at onetime) are proposed. The business would operate 6:00 A.M. to 9:00 P.M. Monday throughFriday, and 7:00 AM to 6:00 PM, Saturday and Sunday. Amplified music is proposed to
be played inside the building, though not to decibel levels which will impede instruction.
4.The project does not result in any additional floor area or exterior changes to the existingbuilding. The existing roll-up doors are proposed to remain, though will be kept closedduring business hours.
5.The project does not include any exterior amplified music of sound attenuating devices.
6.The project site is zoned RD (Research and Development) and designated Research and
Development by the General Plan.
7.In the RD (Research and Development) zoning districts, large studio uses are identifiedas a Conditional Use.
8.A ‘studio, large’ use is defined by CMC 21.72 as follows:
" "Studios, large" means an establishment that offers instruction to more than twelve
participants at any one time, involving physical or artistic skills and techniques,
including but not limited to dance, music, fitness training, martial parts, and fine arts.”
9.The project site is located within ½ mile of a major transit stop. Pursuant to Government
Code Section 65863 (Assembly Bill 2097 2021-2022), the city is prohibited from imposing
a minimum automobile parking requirement. A major transit stop includes ones identified
Attachment A
Planning Commission Resolution No. Page 2 of 3 490 Division Street Conditional Use Permit (PLN-2023-72) – Large Studio Use
in the regional transportation plan which includes the future Hacienda/Winchester light rail station and the future Vasona Junction light rail station located in the Town of Los Gatos. Although not required, the lease agreement includes provisions for 18 parking spaces.
10. The Move It Silicon Valley business was previously located at 1190 Dell Avenue and will
be relocating to 490 Division Street to expand the business.
11. Applicable General Plan Policies considered by the Planning Commission included, but were not limited to, the following:
Policy ED-2.5: Encourage the retention and expansion of local businesses as appropriate to
provide a range of jobs and services to residents, to retain revenue in the city, and respond to community needs for key amenities and services.
12. In review the proposed project, the Planning Commission also weighed the public need for, and the benefit to be derived from, the project, against any impacts it may cause.
13. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment.
Based upon the foregoing findings of fact, the Planning Commission further finds and concludes that:
Conditional Use Permit Findings (CMC Sec. 21.46.040):
1. The proposed use is allowed within the applicable zoning district with Conditional Use
Permit approval, and complies with all other applicable provisions of this Zoning Code and the Campbell Municipal Code; 2. The proposed use is consistent with the General Plan;
3. The proposed site is adequate in terms of size and shape to accommodate the fences and walls, landscaping, parking and loading facilities, yards, and other development features required in order to integrate the use with uses in the surrounding area;
4. The proposed site is adequately served by streets of sufficient capacity to carry the kind
and quantity of traffic the use would be expected to generate; 5. The design, location, size, and operating characteristics of the proposed use are compatible with the existing and future land uses on-site and in the vicinity of the subject property;
6. The establishment, maintenance, or operation of the proposed use at the location proposed will not be detrimental to the comfort, health, morals, peace, safety, or general welfare of persons residing or working in the neighborhood of the proposed use, or be
Planning Commission Resolution No. Page 3 of 3 490 Division Street Conditional Use Permit (PLN-2023-72) – Large Studio Use
detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city; Environmental Finding(s) (CMC Sec. 21.38.050):
7. The project is Categorically Exempt under Section 15301 (Class 1) of the California
Environmental Quality Act (CEQA), pertaining to the operation and leasing, and minor alteration of an existing private structure. 8. No substantial evidence has been presented which shows that the project, as currently
presented and subject to the required conditions of approval, will have a significant
adverse impact on the environment. THEREFORE, BE IT RESOLVED that the Planning Commission grants approval of a Conditional Use Permit (PLN-2023-72) to allow a large studio use within an existing building
located at 490 Division Street subject to the attached Conditions of Approval (attached
Exhibit A). PASSED AND ADOPTED this September 12, 2023, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners: ABSENT: Commissioners: ABSTAIN: Commissioners:
APPROVED:
Adam Buchbinder, Chair ATTEST:
Rob Eastwood, Secretary
EXHIBIT A
CONDITIONS OF APPROVAL Conditional Use Permit (PLN-2023-72)
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
PLANNING DIVISION
1. Approved Project: Approval is granted for a Conditional Use Permit (PLN-2023-72) to
allow a large studio use within an existing building located at 490 Division Street. The project shall substantially conform to the Project Plans and Project Description included as Attachments B and C in the September 12, 2023 Planning Commission Staff Report, except as may be modified by the Conditions of Approval contained herein.
2. Limited Term Permit: The Conditional Use Permit approved herein shall be valid for a period of five (5) years from the effective date of the resolution adopted by the Planning Commission (expiring September 12, 2028). The Conditional Use Permit shall be void and the use abandoned at such time.
3. Revocation of Permit: 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 Permit by the Planning Commission.
4. Drop-off/Pick-up area: The construction drawings submitted to the Building Division for the building permits must indicate the parking space utilized for drop-off and pick-up of clients.
5. Operational Parameters: Consistent with the submitted Written Descriptions and City standards, a large studio use operating pursuant to the Conditional Use Permit approved
herein shall conform to the following operational standards. Significant deviations from these standards (as determined by the Community Development Director) shall require approval of a Modification to the Conditional Use Permit.
a. Hours of Operation: Hours of operation shall be as follows.
6:00 AM – 9:00 PM, Monday through Friday
7:00 AM – 6:00 PM, Saturday and Sunday
b. Staff/Clients: Up to 7 trainers total, and up to 20 clients at one time.
c. Rolling Door: The existing rolling door shall remain closed during hours of operation, with the exception of facilitating transfer (inbound and outbound) of equipment and/or deliveries. Amplified music shall not be played when the rolling door is open to reduce
disruption to adjacent businesses.
Planning Commission Resolution No. Page 2 of 4 490 Division Street Conditional Use Permit (PLN-2023-72) – Large Studio Use
d. Outdoor Activities: There shall be no outdoor activities occurring as part of this business. This shall include, but not be limited to, outdoor workouts.
e. Trash Disposal and Clean-Up: All trash disposal, normal clean-up, carpet cleaning, window cleaning, sidewalk sweeping, etc. shall occur during the "operational hours."
f. Loitering: There shall be no loitering allowed outside the business. The business
owner is responsible for monitoring the premises to prevent loitering.
g. Business License: The business shall be required to obtain and maintain a City business license at all times.
h. Smoking: "No Smoking" signs shall be posted on the premises in compliance with
CMC Section 6.11.060.
6. Noise: Sound deadening measures (such as, but not limited to: insulation installation, acoustic sound panels, additional drywall installation) shall be implemented should the establishment generates three (3) verifiable complaints related to noise impacts to adjacent tenants. City staff may also require floor plan alterations to reduce noise
impacts.
7. Windows & Doors: At no time shall an obscure wall or barrier (i.e. drapery, window tinting, blinds, furniture, inventory, shelving units, storage of any kind or similar) be installed along, behind or attached to windows or doorways that blocks visual access to the tenant
space or blocks natural light.
8. Property Maintenance: The owner/operator of the subject property shall maintain all exterior areas of the business free from graffiti, trash, rubbish, posters and stickers placed on the property. Exterior areas of the business shall include not only the parking
lot and private landscape areas, but also include the public right-of-way adjacent to the
business. Trash receptacles shall be maintained within their approved enclosures at all times. 9. Landscape Maintenance: All landscaped areas shall be continuously maintained in
accordance with City Landscaping Requirements (CMC 21.26). Landscaped areas shall
be watered on a regular basis so as to maintain healthy plants. Landscaped areas shall be kept free of weeds, trash, and litter. Dead or unhealthy plants shall be replaced with healthy plants of the same or similar type.
10. Signage: No signage is approved as part of the development application approved
herein. New signage shall not be installed prior to approval of a sign permit. 11. Location of Mechanical Equipment: No roof-mounted mechanical equipment (i.e. air conditioning units, ventilation ducts or vents), shall be added to the existing building
without providing screening of the mechanical equipment from public view and
surrounding properties. The screening material and method shall be architecturally compatible with the building and requires review and approval by the Community Development Director and Building Division prior to installation of such screening.
Planning Commission Resolution No. Page 3 of 4 490 Division Street Conditional Use Permit (PLN-2023-72) – Large Studio Use
12. 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.
13. Parking and Driveways: All parking and driveway areas shall be maintained in compliance with the standards in Chapter 21.28 (Parking & Loading) of the Campbell Municipal Code. Parking spaces shall be free of debris or other obstructions.
14. Construction Activities: The applicant shall abide by the following requirements during
construction: a. The Project Site shall be posted with the name and contact number of the lead contractor in a location visible from the public street prior to the issuance of
building permits.
b. Construction activities shall be limited to weekdays between 8:00 a.m. and 5:00 p.m. and Saturdays between 9:00 a.m. and 4:00 p.m. No construction shall take place on Sundays or holidays unless an exception is granted by the Building Official.
c. All construction equipment with internal combustion engines used on the
Project Site shall be properly muffled and maintained in good working condition. d. Unnecessary idling of internal combustion engines shall be strictly prohibited. e. All stationary noise-generating construction equipment, such as air
compressors and portable power generators, shall be located as far as
possible from noise-sensitive receptors such as existing residences and businesses. f. Use standard dust and erosion control measures that comply with the adopted Best Management Practices for the City of Campbell.
15. Revocation of Permit: Operation of a large studio use pursuant to the Conditional Use Permit approved herein is subject to Chapter 21.46 of the Campbell Municipal Code authorizing the appropriate decision making body to modify or revoke an Conditional Use Permit if it is determined that its operation has become a nuisance to the City’s public
health, safety or welfare or for violation of the Conditional Use Permit or any standards,
codes, or ordinances of the City of Campbell. At the discretion of the Community Development Director, if the establishment generates three (3) verifiable complaints related to violations of conditions of approval and/or related to its operation within a twelve (12) month period, a public hearing may be scheduled to consider modifying
conditions of approval or revoking the Conditional Use Permit. The Community
Development Director may commence proceedings for the revocation or modification of permits upon the occurrence of less than three (3) complaints if the Community Development Director determines that the alleged violation warrants such an action. In exercising this authority, the decision-making body may consider the following factors,
among others:
Planning Commission Resolution No. Page 4 of 4 490 Division Street Conditional Use Permit (PLN-2023-72) – Large Studio Use
a. The number of complaints received from business owners and other citizens concerning the operation of this establishment regarding noise, and/or other operational impacts.
b. Violation of conditions of approval.
BUILDING DIVISION 16. Prior to Building permit submittal, the accessible path of travel must include the changing rooms. In the building permit submittal, a Life Safety/Egress plan must be included that illustrates: exit signs, emergency lighting, a general layout of the expected equipment, a
fire rated demising wall between the adjacent tenant.
17. Conditions of Approval: The Conditions of Approval shall be stated in full on the cover sheet of the construction plans submitted for the building permit.
18. Construction Hours/Fines/Stop Work Notice: Failure to comply with permitted working
hours that result in verified complaints may result in the issuance of a Stop Work Notice issued to the project with cessation of work for a minimum of seven (7) days from the date of issuance and an Administrative fine of up to $1,000.00.
19. Timely Completion: Once under construction it shall be the obligation of the property
owner and contractor to demonstrate continued progress on the project. In the event the building permit expires, the City may impose fines or exercise administrative remedies to compel timely completion of work.
FIRE DEPARMENT
20. Fire Sprinkler Modification Required: Provide submittal to SCCFD for installation of each of the systems listed below, per CFC Chapter 1 and 9. Submit shop drawings (3 sets) and a permit application to the SCCFD for approval before altering the system. Call (408) 341-4420 for more information.
21. Fire Alarm Modification Required: Any modifications to the existing fire alarm system requires drawings and a permit application be submitted to SCCFD for approval before any install or alteration occurs.
22. Tenant improvement will be evaluated during building permit plan submittal.
Move It Silicon Valley Project Descrip�on
Services provided:
•Personal one-on-one training sessions
o Consulta�on: Before engaging in a training program, Mark will meet with each new client to ensure that
tailored plans incorporate factors such as client history, restric�ons, and near & long-term goals. Mark
solicits baseline informa�on to jointly develop an aligned kick-off plan, but also con�nually assesses and
adjusts programming.
o Training: Workouts may involve the guided use of resistance training equipment, flexibility training, and
cardio and func�onal training machines, whether solely or in combina�on, and whether focused or as
part of serialized rou�nes. Each workout is tailored and ac�vely coached end-to-end to ensure a balance
of efficacy and safety.
o Training sessions are based on the individual needs and goals determined jointly both in the ini�al
consulta�on, as well as ongoing throughout the course of training sessions as situa�ons and goals may
change. Clients may jointly set performance targets that pertain to desirable health
vitals/measurements, ongoing involvement and upli� in sports programs/teams, par�cipa�on in
milestone events (e.g., marathon/ triathlon), or func�onal strength and flexibility in furtherance of
op�mal day-to-day living.
•Small group sessions (2 to 3 clients)
•A die�cian may be leveraged on an as-needed basis with clients. This may occur at the client intake stage as part
of the ini�al consulta�on or based on a doctor's recommenda�on or may occur subsequently as workouts
progress. Die�cians will be off-site and affiliated with Move It solely as contractors. The die�cian will be
registered and may provide to clients typical but tailored nutri�onally focused consulta�on.
Opera�ons informa�on:
Days/hours of opera�on for staff and clients:
•Monday through Friday: 6:00 AM – 9:00 PM
•Saturday and Sunday: 7:00 AM – 6:00 PM
The roll up doors will not be open during business opera�ng hours and there will be no outdoor ac�vi�es associated with
this business.
There will not be any amplified sound or speakers played outside of the building. There will be music played through
speakers inside the building. The music is intended to provide a supplemental/synergis�c effect for the client workouts,
but will never exceed a volume level that may pose possible interference with communica�on between the trainers and
the clients. At the core, personal physical training is about a connected experience between the trainer and client; in this
context, music is adjunc�ve, and should not nega�vely impact that dynamic. Client experience and a posi�ve shared
community environment is paramount.
An end unit was selected to mi�gate any possible, however unlikely, poten�al noise impact to other units. The only
adjacent unit shares only one (1) common wall, and there’s only one sec�on of the wall that spans the area opposite of
the weight room; previously approved design plans include considera�on of possible addi�onal sound deadening
material and/or augmented (dry) wall buildout which can be implemented, should this be deemed warranted.
Staff/clients:
•1 administra�ve support posi�on
•Up to 7 trainers, though the business will start out with 3 trainers (inclusive of owner)
•Maximum of 20 clients at one �me, but likely to average 15 to 18 clients at one �me
Nearby tenants:
Attachment B
Address Tenant name Approx. square footage Tenant business
530 Division Velo3D 5,440 High tech machining
500 Division Global Supply 11,116 Electronic hardware,
fasteners and component
supplier
492 Division Skyline Computer
Corpora�on
5,440 Managed IT support
490 Division Street Move It Silicon Valley
(proposed business)
5,440 Large studio use (proposed
business)
1721 Dell Avenue Hansen Yao Corpora�on 1,320 Storage for shoe retailer
1723 Dell Avenue Spaghe� Networks 1,320 IT solu�on provider
1729, 1731, 1733, 1735 Dell
Avenue
Maduro Medical 4,900 Medical device research
and manufacturer
1719, 1725, 1727, 1737,
1739, 1741, 1743, 1745 Dell
Avenue
Product Systems, Inc.
(ProSys)
11,752 Megasonic system
developer
1711 and 1715 Dell Avenue South Bay Construc�on 17,446 General contractor
1717 Dell Avenue Myra Medical 9,120 Medical (Vision) R&D
Mission Statement:
Move It Silicon Valley (herea�er, “Move It”), the premier fitness des�na�on for Silicon Valley's most elite clientele, was
founded by renowned local fitness expert and CEO, Mark Frederick. With a passion for excellence and a commitment to
delivering unparalleled results, Mark is evolving Move It into the ul�mate training experience, combining top-notch
trainers and support staff, state-of-the-art equipment, and tailored workout programs.
Under Mark Frederick's visionary leadership, Move It is assembling an ini�al small team of personal trainers who are
among the best in the industry and will work on-site, as well as making available to clients exper�se from an off-site
die�cian. Me�culously selected for their exper�se, qualifica�ons, and dedica�on to fitness, Move It trainers possess
deep knowledge in various disciplines, ensuring that they can design customized programs that meet unique goals and
address specific requirements of the clientele. Mark's hands-on approach and commitment to excellence are reflected in
the caliber of trainers he is assembling at Move It.
Mark Frederick's drive for innova�on and cu�ng-edge fitness solu�ons is evident in the facility's state-of-the-art
equipment. From advanced cardio machines with integrated digital interfaces to cu�ng-edge strength training
equipment, Move It spares no expense in providing clientele with the latest and most effec�ve tools for workouts. Mark
understands the importance of leveraging technology to enhance performance and maximize results, and the equipment
at Move It reflects his commitment to staying at the forefront of the fitness industry.
Move It offers a wide range of workout op�ons that are tailored to suit individual preferences and goals. Mark's exper�se
and passion for fitness have influenced the diverse selec�on of workouts available. Whether clientele seek to build
muscle, increase endurance, improve flexibility, or enhance overall wellness & athle�cism, Move It will create a program
specifically designed to help achieve op�mal results. From high-intensity circuit training to func�onal training, from
weight li�ing to cardio, from 1:1 to small group sessions, every workout at Move It is carefully curated with clients to
deliver excep�onal, op�mized outcomes.
Mark's commitment to providing an exclusive experience for elite clientele shines through at Move It. With a focus on
privacy and luxury, Move It offers exclusive training spaces and private workout rooms to cater to client needs. Mark
understands the demands of the Silicon Valley elite and has designed Move It to provide an unparalleled level of
personaliza�on and aten�on to detail. Move It trainers will guide clients through every aspect of the workout journey
while offering valuable dietary guidance and lifestyle recommenda�ons to support fitness goals.
Clients embark on their fitness transforma�on with Move It, founded by CEO Mark Frederick, where the best trainers,
equipment, and workouts converge to help clients reach new heights of strength, endurance, and overall well-being.
Attachment C