Admin PD - 2005June 28, 2005
Ms. Oahn Tretter
1533 Calle De Stuarda
San Jose, CA 95118
Re: Administrative Planned Development Permit
File No: PLN2005-76
2385 S. Winchester Blvd.
Dear Ms. Tretter:
P
The Community Development Director has conditionally approved your Administrative Planned
Development Permit application to allow the expansion of an existing dance school into an
adjacent tenant space in the Campbell Plaza Shopping Center located at 2385 S. Winchester
Boulevard. 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 Friday, July 8, 2005.
If you should have any questions, please do not hesitate to contact me at (408) 866-2140.
Sincerely,
c~,~~
Stephanie Willsey
Planner I
~1 ~I V
Encl: Findings and Conditions of Approval for File No. PLN2005-76
cc: Frank Mills, Building Division
Joseph Costello, 6081-40 Meridian Avenue, San Jose, CA 95120
70 North First Street ~ Campbell, California 95008-1436 TEL 40&.866.2140 Fnx 408.571.5140 TDD 408.866.2790
0 0
tif,
v
•~RCHA~~•
CITY OF CAMPBELL
ADMINISTRATIVE ACTION OF THE COMMUNITY
DEVELOPMENT DIRECTOR
JUNE 28, 2005
PLN2005-76 Application of Ms. Oanh Tretter for an Administrative Planned Development
Tretter, O. Permit to allow the expansion of an existing dance school into an adjacent
tenant space in the Campbell Plaza Shopping Center located at 2385 S.
Winchester Boulevard in the P-D (Planned Development) Zoning District.
PROJECT DESCRIPTION
The project consists of the expansion of an existing dance school into an adjacent tenant space in
an existing commercial building in the Campbell Plaza Shopping Center located at 2385 S.
Winchester Blvd. The existing dance school occupies an 800 square foot tenant space which
takes access from the west side of the building along Nido Drive. The applicant is proposing to
expand the dance school into the adjacent tenant space for a total square footage of 2,025 square
feet. Access to the dance school would be from the front of the building along Winchester
Boulevard and from the rear door along Nido Drive. No exterior modifications to the building or
the parking area are proposed as part of the application.
BACKGROUND
The applicant received approval of a Conditional Use Permit in August 2003 for a dance school
within an existing 800 square foot tenant space.
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.
ANALYSIS
The General Plan land use designation for the project site is Central Commercial and the project
is compatible with this land use designation. The zoning designation for the project site is P-D
(Planned Development). An Administrative Planned Development Permit is required for the
establishment of a new use within an existing building when no development plans are required
within the P-D zoning district.
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 proposed expansion of the dance
school into an adjacent tenant space does not represent an expansion of the existing building and
therefore would not represent an increased parking demand beyond what previously existed.
PLN2005-76 - 2385 S. wuichester Boulevard
Administrative Planned Development Permit
Page 2 of 2
Staff finds that the proposed use will not have an adverse impact on parking or circulation within
the shopping center.
The applicant's project description indicates that classes will have between 10 and 15 students
and the hours of operation would be from 9:00 a.m. to 10:30 p.m. Monday through Friday and
9:00 a.m. to 9:00 p.m. on Saturday and Sunday.
No change to the signage is approved as part of this application. Modifications to the existing
signage for the building will need to be reviewed as a Sign Permit application.
Attachments:
1. Findings for Approval of PLN2005-76
2. Conditions of Approval for PLN2005-76
3. Applicant's Project Description
4. Project Plans
Prepared by: r ~~' vv i ``
Stephanie Willsey, Planner I
Attachment # 1
FINDINGS FOR APPROVAL OF FILE NO. PLN2005-76
SITE ADDRESS: 2385 S. Winchester Blvd.
APPLICANT: Ms. Oanh Tretter
DATE: June 28, 2005
Findin sg for approval of an Administrative Planned Development Permit to allow the expansion
of an existing dance school into an adjacent tenant space in the Campbell Plaza Shopping Center
located at 2385 S. Winchester Boulevard.
The Community Development Director finds as follows with regard to File No. PLN2005-76:
The development of the proposed project will result in a use that is consistent with the
General Plan land use designation of Central 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 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
4. The proposed project does not affect the square footage of the building and therefore does
not have an impact on the existing parking for the project site.
5. No exterior modifications to the building or the parking area are proposed as part of the
application.
6. The existing dance school occupies an 800 square foot tenant space which takes access from
the west side of the building along Nido Drive. The applicant is proposing to expand the
dance school into the adjacent tenant space for a total square footage of 2,025 square feet.
7. The proposed hours of operation would be from 9:00 a.m. to 10:30 p.m. Monday through
Friday and 9:00 a.m. to 9:00 p.m. on Saturday and Sunday.
8. 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 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.
Attachment #1
Page 2 of 2
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. PLN2005-76
SITE ADDRESS: 2385 S. Winchester Blvd.
APPLICANT: Ms. Oanh Tretter
DATE: June 28, 2005
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:
1. Approved Project: Approval is granted for an Administrative Planned Development Permit
(PLN2005-76) to allow the expansion of an existing dance school into an adjacent tenant
space in the Campbell Plaza Shopping Center located at 2385 S. Winchester Boulevard.
Project shall substantially conform to the project plans stamped as received by the Planning
Division on June 13, 2005, except as maybe 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 (if no building
permit is required). Failure to meet these deadlines will result in the Administrative Planned
Development Permit being void.
3. 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.
4. Signage: No signage is approved as part of the development application approved herein.
Any change to the existing signage of the building shall require approval of a Sign Permit
in conformance with Chapter 21.30 (Signs) of the Campbell Municipal Code.
5. Operational Hours: The operational hours shall be limited to 6:00 a.m. to 11:00 p.m.
seven days per week.
Attachment #2
Page 2 of 3
6. Parking and Driveways: All parking and driveway areas shall be maintained in
compliance with the standards in Chapter 21.28 (Parking and Loading) of the Campbell
Municipal Code.
7. Previous Conditions: All conditions of approval of the previously approved Conditional
Use Permit (PLN2003-83) as approved by Planning Commission Resolution No. 3521
shall remain in effect.
Building Division:
8. Permits Required: A building permit application shall be required for the proposed tenant
improvements to the existing commercial space. The building permit shall include
ElectricaUPlumbing/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 permit.
10. Size of Plans: The size of construction plans submitted for building permits 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 permits shall be "wet
stamped" and signed by the qualifying professional person.
12. Site Plan: Application for building permit shall include a competent site plan that identifies
property and proposed structures with dimensions and elevations as appropriate. Site plan
shall also include site drainage details. Site address and parcel numbers shall also be clearly
called out. Site parking and path of travel to public sidewalks shall be detailed.
13. 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.
14. 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.
15. 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.
16. 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.
Attachment #2
Page 3 of 3
17. P.G. &E.: The applicant is advised to contact P.G.&E. 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. The applicant should also
consult with P.G.&E. concerning utility easements, distribution pole locations and required
conductor clearances.
18. Other Agency Approvals: 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
A ,~ i ~ I ~ d.n c.r S .~ ._.. ~ t, ~ PD ; ~. ~ .~ ~ ~ ~ ~ s ~- Attachment #3
Ariel dance studio plans to operate two dance studios from Monday through Friday between 9 am and
10:30 pm and on Saturday and Sunday between 9 am and 9 pm. We expect that attendance per studio
will rarely exceed 10-15 clients, so our parking needs are modest and can be easily accommodated with
the existing parking spaces. In addition, one of the two studios will be primarily accessible from the rear
parking lot, which is lightly used.
~4. _ r• --~ l~
. ;, ,
~' "° ,:?
., i-r .. _... _ 9