Admin PD - 2006July 17, 2006
Ms. Terry Ingraham
120 Wood View Drive
Los Gatos, CA 95032
Re: Administrative Planned Development Permit
File No: PLN2006-80
827 W. Hamilton Avenue
Dear Ms. Ingraham:
The Community Development Director has conditionally approved your Administrative
Planned Development Permit to allow the establishment of a dance studio in an existing
commercial building located at 827 W. Hamilton Avenue in the P-D (Planned
Development) Zoning District. This approval is based upon the attached findings and is
subject to the attached conditions of approval.
This action is effective in ten calendar days, unless appealed in writing to the City Clerk by
5:00 p.m. on Thursday, July 27, 2006.
If you should have any questions regarding this approval, please do not hesitate to contact
me at (408) 866-2193 or by email atstephaniew@cityofcampbell.com.
Sincerely,
Stephanie Willsey, AICP
Planner II
end: Findings and Conditions of Approval for File No. PLN2006-80
cc: Jackie Young Lind, Senior Planner
Nicholas & Diane Speno, 1142 S. Winchester Blvd., San Jose, CA 95128
70 North First Street. Campbell, California 95008- t 436 . TEL 408.866.2 t 40 . FAX 408.866.838 t . TDD 408.866.2790
July 17, 2006
PLN2006-80
Ingraham T.
Application of Ms. Terry Ingraham, on behalf of Act One Studio, for an
Administrative Planned Development Permit to allow the establishment
of a dance studio in an existing commercial building located at 827 W.
Hamilton Avenue in the P-D (Planned Development) Zoning District.
PROJECT DESCRIPTION
The project consists of the establishment of a dance studio in an existing commercial
building located at 827 W. Hamilton Avenue. No exterior modifications to the building
or the site layout are proposed with this application.
BACKGROUND
The subject building is currently developed with three, single-story, multi-tenant
commercial buildings constructed in approximately 1973 under a Planned Development
Permit.(PD 73-2), adopted on June 25, 1973 by Ordinance No. 896. Building 1 is 2,160
square feet, Building 2 is 9,680 square feet, and Building 3 is 3,920 square feet. The
proposed dance studio would occupy an existing 2,750 square-foot tenant space in
Building 2. The tenant space was previously occupied by a retail store.
The project site is located on the north side of West Hamilton Avenue between Darryl
Drive and Marathon Drive. The project site is surrounded by commercial uses to the
south, east, and west and multi-family residential uses to the north.
ANALYSIS
General Plan: The General Plan land use designation for the project site is General
Commercial. The proposed dance studio is compatible with this land use designation.
PLN2006-80 - 827 W. Hamilton Avenue
Administrative Planned Development Permit
Page 2 of 2
Zoning: The zoning designation for the project site is P-D (Planned Development). An
Administrative Planned Development Permit is required for a change of use in an
existing building within the P-D zoning district.
Use: The applicant's project description (Attachment #3) indicates that the dance studio
would provide dance lessons to children including, tap, ballet, and jazz. There would be
one room of instruction for one class at a time and one instructor. The proposed hours
of operation are Monday through Thursday from 9:00 a.m. to 7:00 p.m. and Saturday
from 9:00 a.m. to noon.
Parking: The existing three commercial buildings were approved with a total of 75
parking spaces under site approval PD 73-2. The applicant has identified 75 parking
spaces on the site plan. Based on the City's current parking requirements, one parking
space is required for each 200 square feet of gross floor area for art, dance, music, and
photography studios. The parking requirement for retail uses is also one space for each
200 square feet of gross floor area. The proposed project generates a parking demand of
14 spaces and 79 spaces are required for the total site.
When the use of a structure changes to a use that requires the same number of parking
spaces as the immediately previous use, the number of parking spaces for the new use
shall be the same as the requirement for the previous use, regardless of the number of
spaces actually provided. Therefore, the change in use from a retail store to a dance
studio will not intensify the site or parking demand and does not require additional
parking.
Attachments:
1. Findings for Approval of PLN2006-80
2. Conditions of Approval for PLN2006-80
3. Applicant's Project Description
4. Project Plans
Prepared by: ~ \..U'lll~
Stephanie Willsey, AICP, Planner I
Attachment #1
FINDINGS FOR APPROVAL OF FILE NO. PLN2006-80
SITE ADDRESS:
APPLICANT:
DATE:
827 W. Hamilton Avenue
Terry Ingraham, on behalf of Act One Studio
July 17, 2006
Findings for approval of an Administrative Planned Development Permit to allow the
establishment of a dance studio in an existing commercial building located at 827 W.
Hamilton Avenue.
The Community Development Director finds as follows with regard to File No.
PLN2006-80:
1. The development of the proposed project will result in a use that is consistent with
the General Plan land use designation of General Commercial.
2. The project will be consistent with the P-D (Planned Development) zoning district
with approval of an Administrative Planned Development Permit.
3. The project site is located on the north side of West Hamilton Avenue between
Darryl Drive and Marathon Drive. The project site is surrounded by commercial
uses to the south, east, and west and multi-family residential uses to the north.
4. The subject building is currently developed with three, single-story, multi-tenant
commercial buildings constructed in approximately 1973 under a Planned
Development Permit (PD 73-2).
5. Building 1 is 2,160 square feet, Building 2 is 9,680 square feet, and Building 3 is 3,920
square feet. The proposed dance studio would occupy an existing 2,750 square-foot
tenant space in Building 2.
6. The proposed operational hours are Monday through Thursday from 9:00 a.m. to
7:00 p.m. and Saturday from 9:00 a.m. to noon.
7. The proposed project generates a parking demand of 14 parking spaces and the
applicant has identified 75 parking spaces on the site plan.
8. The. change in use from a retail store to a dance studio will not intensify the site or
parking demand and does not require additional parking.
Attachment #1
Page 2 of 2
9. No "exterior modifications to the building or the site layout are proposed with the
project.
10. The project qualifies as a Categorically Exempt project per Section 15303, Class 3
(New Construction or Conversion of Small Structures) of the California
Environmental Quality Act (CEQA).
Based upon the foregoing findings of fact, the Community Development Director further
finds and concludes that:
1. The proposed development will result in a more desirable environment and use of
the land than would be possible under any other zoning classification.
2. The development will be compatible with the General Plan of the City and will aid
in the harmonious development of the immediate area.
3. The development will be compatible with the Zoning Code of the City.
4. The proposed development will not be detrimental to the health, safety or welfare of
the neighborhood or the City as a whole.
5. The. parking will adequately meet the demands generated by the change in use, and
will not be detrimental to the overall parking and circulation in the area.
6. There is a reasonable relationship and a rough proportionality between the
conditions of approval and the impacts of the project.
7. There is a reasonable relationship between the use of the fees imposed upon the
project and the type of development project.
8. 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.
Attachment #2
CONDITIONS OF APPROVAL FOR FILE NO. PLN2006-80
SITE ADDRESS:
APPLICANT:
DATE:
827 W. Hamilton Avenue
Terry Ingraham, on behalf of Act One Studio
July 17, 2006
The applicant is hereby notified, as part of this application, that he/she is required to
meet the following conditions in accordance with the ordinances of the City of
Campbell and the State of California. Where approval by the Community Development
Director, 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:
I. Approved Project: Approval is granted for an Administrative Planned Development
Permit (PLN2006-80) for the establishment of a dance studio in an existing
commercial building located at 827 W. Hamilton Avenue. The project shall
substantially conform to the project plans and project description stamped as
received by the Community Development Department on June 21, 2006, except as
may be modified by the conditions of approval herein.
2. Administrative Planned Development Permit Approval Expiration: The
Administrative Planned Development Permit approval shall be valid for one year
from the date of final approval. Within this one-year period a building permit must
be obtained and construction completed one year thereafter or the use must be
established on the property and all conditions of approval fulfilled (if no building
permit is required). Failure to meet these deadlines will result in the Administrative
Planned Development Permit being void.
3. Revocation of Permit: Operation of the use in violation of the Administrative
Planned Development Permit or any standards, codes, or ordinances of the City of
Campbell shall be grounds for consideration of revocation of the Administrative
Planned Development Permit by the Community Development Director.
Attachment #2
Page 2 of 4
4. Operational Hours: The operational hours shall be limited to 8:00 a.m. to 9:00 p.m.
daily.
5. Parking, Driveways, and Maintenance: All parking and driveway areas shall be
developed and maintained in compliance with the approved plans and Chapter
21.28 (Parking and Loading) of the Campbell Municipal Code. The project site shall
maintain a minimum of 75 parking spaces at all times. All parking areas shall be
regularly swept and cleaned to remove litter and debris from the parking areas and
driveways.
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.
7. Landscape Maintenance: The owner/operator of the property shall provide on-going
maintenance of the existing on-site landscaping.
8. On-Site Lighting: Any proposed on-site lighting shall be shielded away from
adjacent properties and directed on site. The design and type of lighting fixtures
and lighting intensity of any exterior lighting shall be reviewed and approved by the
Community Development Director, prior to issuance of a building permit. Lighting
fixtures shall be of a decorative design to be compatible with the development and
shall incorporate energy saving features.
9. Fences/Walls: Any newly proposed fencing and/or walls shall comply with Section
21.18.060 (Fences, Walls, Lattice, and Screens) of the Campbell Municipal Code and
shall be submitted for review and approval by the Community Development
Department.
10. Signage: No signage is approved as part of the development applications approved
herein. No sign shall be installed until a Sign Permit is approved as specified in the
Chapter 21.30 (Signs) of the Campbell Municipal Code.
Building Division:
11. Permits Required: A building permit application shall be required for the proposed
change in use in an existing commercial structure. The building permit shall include
Electrical/Plumbing/Mechanical fees when such work is part of the permit.
12. Construction Plans: The conditions of approval shall be stated in full on the cover
sheet of construction plans submitted for building permit.
Attachment #2
Page 3 of 4
13. Size of Plans: The size of construction plans submitted for building permits shall be
24 inches by 36 inches.
14. Plan Preparation: This project requires plans prepared under the direction and
oversight of a California licensed Engineer or Architect. Plans submitted for
building permits shall be "wet stamped" and signed by the qualifying professional
person.
15. Site Plan: Application for building permit shall include a competent site plan that
identifies property and proposed structures with dimensions and elevations as
appropriate. The site plan shall also include site drainage details, site address, and
parcel numbers. Site parking and path of travel to public sidewalks shall be detailed.
16. Title 24 Energy Compliance: California Title 24 Energy Standards Compliance forms
shall be blue-lined on the construction plans. Compliance with the Standards shall
be demonstrated for conditioning of the building envelope and lighting of the
building.
17. Special Inspections: When a special inspection is required by U.B.c. Section 1701,
the architect or engineer of record shall prepare an inspection program that shall be
submitted to the Building Official for approval prior to issuance of the building
permits, in accordance with U.B.C Section 106.3.5. Please obtain City of Campbell,
Special Inspection forms from the Building Inspection Division Counter.
18. Non-Point Source: The City of Campbell, standard Santa Clara Valley Non-point
Source Pollution Control Program specification sheet shall be part of plan submittal.
The specification sheet (size 24" X 36") is available at the Building Division service
counter.
19. 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.
20. Title 24 Accessibility - Commercial: Projects seeking to use the Title 24 Hardship
exemption clause shall blue-line completed, City of Campbell "20%" exemption
form on submitted construction plans. Form is available at Building Division
service counter.
21. Approvals Required: The project requires the following agency approval prior to
issl.\ance of the building permit:
a. West Valley Sanitation District
b. Santa Clara County Fire Department
Attachment #2
Page 4 of 4
22. PG&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. and E. conceming utility
easements, distribution pole locations and required conductor clearances.
t~ECEI\J t:t;tachment #3
June 19, 2006
JUN 2 1 2006
(,;-...., r'A"'V1PBELL'
,./!' , J i
\-L..'-dji~:t~G DEPT.
Dear Campbell Planning,
I wish to re open my dance studio, Act One Studio, in the location of 827 West
Hamilton Avenue. This location was a dance studio before the previous tenant. The mir-
rors are still on the walls. I teach children tap, ballet and jazz in the musical comedy
style. No competitions or flash, just good old technique and a positive, fun approach. I
started this studio in 1964. I recently bought a house in Los Gatos and would like to re-
open the studio in Campbell.
My proposed hours are:
Monday - Thursday
Saturday
9am -11am
3pm - 7pm
9am - 12 noon
I will be the only instructor. There is only one room of instruction. There are also a
bath room, dressing room and office/storage. There are two front double doors and one
single back door. I will be rolling out a special dance floor that has protective padding to
prevent injury to the dancers.
Terry Ingraham, director
!7 J..r~