REPORT TO PLANNING COMMISSION
SUBJECT
Title
Public Hearing: Action to Modify an Existing Conditional Use Permit (PLN24-00260) to Allow a Rhythmic Gymnastics Use in an Approved Personal Fitness Facility in the Light Industrial Zoning District at 2342 Walsh Ave.
Report
REPORT IN BRIEF
File No.: PLN24-00260
Project: Modification of a Conditional Use Permit to allow rhythmic gymnastics classes at an approved personal fitness facility within the Light Industrial Zoning District.
Applicant: Olga Kofman
Owner: B9 Sequoia Santa Clara Owner
General Plan: Low Intensity Office R&D
Zoning: Light Industrial
Parcel Area: 9.45 acres
Lease Area: 4,651 Square Feet
Existing Site Conditions: Existing site consists of five multi-tenant buildings. The existing lease area is an approved gymnasium aimed at the local workforce allowing classes and general fitness to those ages 21 and older.
Surrounding Land Uses
North: Office / Industrial uses
East: Office / Industrial uses
South: Residential Uses
West: Office / Industrial uses
Issues: Consistency with the City’s General Plan and Zoning Ordinance
Staff Recommendation: Adopt a resolution to approve the modified Conditional Use Permit to allow a rhythmic gymnastics use at an existing personal fitness facility, subject to findings and conditions of approval.
BACKGROUND
In 2011, Brian Nunez of Tribal Fitness applied for a conditional use permit (PLN2011-08789) to allow an existing 4,650 square foot warehouse space to be used as a personal fitness facility at 2342 Walsh. At the time, the site had the same land use designations in the General Plan (Low Intensity Office/R&D) and Zoning Map (light industrial). Also at the time, the Planning Commission found that the proposed use was compatible with the project site and its land use designations, that the proposed use was essential or desirable to the public convenience or welfare, that the proposed use would not be detrimental to the surrounding area, that the proposed use would not impair the character of the zoning district, and that the proposed use would be in keeping with the purpose and intent of the Zoning Code. The Planning Commission approved the Conditional Use Permit on September 28, 2011. The original intent of the personal fitness facility was for professional and executives in the immediate area between the ages of 25 - 50. The current application is to modify that to allow for rhythmic gymnastics classes for people of all ages, with classes mostly in the afternoon or on the weekends by appointment only.
DISCUSSION
Consistency with the General Plan
The General Plan designation for the project site is Light Intensity Office / Research & Development. This classification is intended for campus-like office development that includes office and R&D, and is typically located in areas that provide a transition between light industrial and higher-intensity office and R&D uses. Accessory, or secondary, small scale supporting uses that serve local employees and visitors are also permitted. The proposed project would allow additional types of personal fitness uses at this gym location and is consistent with the following General Plan Policies:
5.3.5‐P8: Encourage the provision of services and amenities as part of larger developments in employment areas that cater to lunchtime and service needs, such as dry cleaners, to reduce vehicle miles traveled.
5.3.5‐P12: Promote development, such as manufacturing, auto services and data centers, in Light and Heavy Industrial classifications to compliment employment areas and retail uses.
The proposal is consistent with these policies in that the project is a minor modification to an existing conditional use permit, seeks to maintain an existing personal fitness use instead of creating a new fitness facility, and expands the services and amenities that this particular use can offer to the surrounding employees and residents.
Zoning Conformance
At the time the application was deemed complete, the zoning designation for the project site was Light Industrial (ML). On August 15, 2024, the new Zoning Map became effective, and the site was redesignated as Light Industrial (LI), although the development standards did not significantly change. As this project was deemed complete prior to the effective date of the new Zoning Map, the old (ML) standards continue to apply to this application, SCCC § 18.02.070.A. The ML district was intended to encourage appropriate industrial development in the City by providing and protecting an environment for such development, subject to regulations. In Section 18.48.040 of the “Classic” Santa Clara City Code, uses not normally permitted in the ML zoning district can nonetheless be authorized with a use permit so long as the uses are appropriate to the industrial character of the zoning district.
Based on the existing customer needs, the applicant proposes to add rhythmic gymnastics to the currently approved personal fitness facility. The applicants applied to have a rhythmic gymnastics training facility at this location due to the large ceiling heights needed for the sport. The applicant offered that all classes from Monday through Friday be from 4:00pm to 8:30pm and for three hours on Saturday morning during the school year. The modification of the conditional use permit would require limited tenant improvements including reconfiguring current facilities, adding mats, and carpeting to soften the landing for the gymnasts, and an additional sign to identify the additional use. No additional parking is required for the proposed use.
Prior to granting a Conditional Use Permit, Planning Commission must make specific findings related to the effect of the project on the health, safety, peace, comfort, and general welfare. These findings are included in the attached resolution.
Conclusion:
The minor changes proposed in this project would be compatible with adjacent land uses and would add an additional amenity for the surrounding employees and residents alike. The proposed changes to the existing conditional use permit would not result in any substantial alterations to other project features (e.g., building exteriors, site access, parking, security, landscaping, utilities, etc.). The project would maintain the general industrial character of the area by only doing interior alterations, and all activities would be indoors and fully contained within the lease area.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301(e)(1) (Class 1 -- Existing Facilities), in that the project is a renovation to the existing facility with negligible expansion of the former use.
FISCAL IMPACT
There is no impact to the City for processing the requested application other than administrative staff time and expense typically covered by processing fees paid by the applicant.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
On August 7, 2024, a notice of public hearing on this item was mailed to property owners within 300 feet of the project site. On August 16, a notice of public hearing was posted in three locations within the City. At the time of this staff report, Planning staff has not received public comments in support or opposition to the proposed project.
RECOMMENDATION
Recommendation
1. Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) formal pursuant to CEQA Guidelines Section 15301(e)(1) (Class 1 - “Existing Facilities”); and
2. Adopt a Resolution to approve a modified Conditional Use Permit to allow rhythmic gymnastics in addition to an existing personal fitness facility at 2342 Walsh Avenue, subject to findings and conditions of approval.
Staff
Prepared by: Daniel Sobczak, Associate Planner
Reviewed by: Alexander Abbe, Assistant City Attorney
Approved by: Lesley Xavier, Planning Manager
ATTACHMENTS
1. Vicinity Map
2. Applicants Proposal to modify an existing Use Permit
3. Original Application and Original Approval Resolution
4. Resolution to Approve the Use Permit
5. Conditions of Approval