REPORT TO PLANNING COMMISSION
SUBJECT
Title
Public Hearing: Action on the Conditional Use Permit (PLN26-00375) to Allow 7,116 Square Feet of the Existing 16,576 Square Foot Warehouse to be Used as a Gymnastics Facility Located at 3051 Corvin Drive. CEQA Status: Exempt from CEQA per Section 15301 (Class 1 - “Existing Facilities”).
Report
REPORT IN BRIEF
Applicant: Olga Kofman
Owner: Ping Li
General Plan: Medium Density Residential
Zoning: Lawrence Station Area Plan (LSAP)
Specific Plan: Lawrence Station Area Plan
Lot Size: 26,331 Square Feet
Existing Site Conditions: The site is currently developed with a 16,576 square foot warehouse building and associated 17 parking spaces.
Surrounding Land Uses:
• North: Telecommunications service provider (LI)
• East: Bay Club Santa Clara (LO-RD)
• South: Santa Clara City Fire Department Station 9 (LI)
• West: Mobile Auto Glass Specialist (LI)
BACKGROUND
The applicant, Olga Kofman on behalf of Bravo Rhythmic Gymnast, filed a Conditional Use Permit (CUP) application (PLN26-00375) to allow a gymnastics facility within a portion of an existing warehouse building. The project site contains a one-story warehouse building largely surrounded by other light industrial uses to the north, west, and south. To the east is the Santa Clara Bay Club. The existing warehouse building is 16,576 square feet and the proposed gymnastics facility would occupy approximately 7,116 square feet of the building. The remaining approximately 9,460 square feet would remain available for warehouse use.
The project site is located within the boundaries of the Lawrence Station Area Specific Plan area. The Specific Plan was adopted on November 29, 2016, and envisions a high-density, residential urban neighborhood as existing industrial parks redevelop over time. Chapter 18.22 - Lawrence Station Area Plan Zoning District (LSAP) of the Santa Clara City Code includes provisions for legally established buildings and uses that existed before its adoption to remain. Pursuant to Section 18.22.030.B, conditional uses allowed in the ML Light Manufacturing District under the pre-2024 zoning regulations (the “Classic Code”) may continue to be conditionally permitted, prior to redevelopment. The remaining provisions of the Specific Plan do not apply until the existing building and use, including any expansions, have been discontinued in their entirety.
The proposed project does not involve redevelopment of the property. Instead, it would reuse a portion of the existing warehouse building as a gymnastics facility. A gymnastics center is not permitted by right in the ML Light Manufacturing District of the Classic Code. Pursuant to Section 18.48.040(e) of the Classic Code, uses that are not permitted by right, but that are appropriate for an industrial area, such as lodges and bingo halls, can be conditionally permitted in the ML zone, provided that the proposed use and structure would not be objectionable or detrimental to adjacent properties or to the industrial area in general by reason of traffic, parking, noise, inappropriate design or signs. The Planning Commission has granted CUPs for similar recreational uses in the City’s industrial zones in the past.
DISCUSSION
The applicant seeks approval of a Conditional Use Permit to allow a gymnastics facility within a portion of an existing warehouse building. As described in the project description and shown in the proposed floor plan (included as Attachments 4 and 6, respectively), the proposed interior renovations are minimal, and no exterior improvements are proposed. The site also contains a surface parking lot with 17 parking spaces.
As noted in the Project Description (included as Attachment 4), the proposed gymnastics facility would operate between Monday through Friday in the afternoons from 4 p.m. to 8 p.m. and on Saturday and Sunday from 8:30 a.m. to 5:30 p.m. The facility would offer scheduled classes for children and teenagers between the ages of 4 and 18, and would not provide walk-in general fitness activities. There would typically be 2 - 3 coaches on site at one time. During school breaks and seasonal camps, operating hours may be extended. The adjacent warehouse space sharing the building does not currently have a tenant.
Considerations
Consistency with General Plan and Specific Plan
The project site is designated Medium Density Residential in the General Plan, which supports residential development at densities ranging from 20 to 36 dwelling units per gross acre. Although the Lawrence Station Area Specific Plan envisions future residential redevelopment of the area, it also provides for the continued occupancy of existing structures and legally established uses.
As described above, existing structures may be occupied by new uses when the proposed use is permitted by right or authorized through approval of a discretionary permit, such as a Conditional Use Permit. The proposed gymnastics facility would occupy a portion of the existing warehouse building and would not involve redevelopment of the site. Accordingly, the project is consistent with the applicable provisions of the General Plan and the Lawrence Station Area Specific Plan, subject to approval of the Conditional Use Permit.
The following General Plan policy is relevant to the proposed project:
5.3.1‐P8: Work with property owners to improve or redevelop underutilized and vacant properties
The proposed project is consistent with the above General Plan policy because the gymnastics facility would provide a community recreation amenity in a currently vacant building. The proposed project will continue to activate the site until such time as it redevelops consistent with the Specific Plan.
The Lawrence Station Area Specific Plan, in turn, envisions a gradual transition of the plan area as individual sites redevelop. Toward that end, it allows existing uses to continue and allows for the re-tenanting of buildings within the plan area.
Consistency with Zoning Code
Because the project site has not been redeveloped, the provisions of the Classic Code ML-Light Industrial zoning district apply. A gymnastics center is not permitted by right in the ML district. However, pursuant to Classic Code Section 18.48.040(e), uses that are not otherwise permitted by right may be conditionally permitted in the ML district when they are appropriate for an industrial area.
In evaluating a Conditional Use Permit, the City must determine that the proposed use and structure would not be objectionable or detrimental to adjacent properties or to the industrial area generally due to traffic, parking, noise, inappropriate design, signage, or similar impacts. Accordingly, the proposed gymnastics center may be allowed through approval of a Conditional Use Permit, subject to the required findings.
Parking
Section 18.74.020 of the Classic Code does not specify parking requirements for gyms. Based on the most similar listed use and parking demand, the Zoning Administrator determined that parking shall be provided on the same basis as required for “commercial recreational facilities (indoor and outdoor)”, which is one parking space per 600 square feet. The project site currently contains a surface parking lot with 17 parking spaces. Based on the parking requirement, the 7,116 square foot gymnastics facility requires 12 parking spaces. The remaining approximately 9,460 square feet of warehouse space requires one parking space for every 2,000 square feet, resulting in a parking requirement of five parking spaces for the warehouse use. The two uses would therefore require a total of 17 spaces, matching the existing supply
Conditional Use Permit
Pursuant to SCCC Section 18.114.050, the Planning Commission may approve or conditionally approve a Conditional Use Permit only after making all the following findings:
1. The proposed use is consistent with the General Plan and any applicable specific plan;
a. The proposed gymnastics facility is consistent with the General Plan in that gymnastics facilities are allowed in all General Plan designations, provided that access is from a Collector or larger roadway, and that they are compatible with planned uses on neighboring properties and other applicable General Plan policies. Here, the project site is located along a Collector roadway, as shown in Figure 5.7-1 of the General Plan. Moreover, the General Plan and the Specific Plan authorize the reuse of a building under the Classic Code standards prior to redevelopment.
2. The proposed use is allowed within the subject zone and complies with all other applicable provisions of this Zoning Code and the City Code;
a. The proposed gymnastics facility is allowed with the approval of a Conditional Use Permit under the Classic Code Light Industrial (ML) provisions applicable to existing buildings in the LSAP zoning district. The proposed gymnastics facility complies with the SCCC as it relates to parking, operational characteristics, and land use compatibility.
3. The design, location, size, and operating characteristics of the proposed use are compatible with the allowed uses in the vicinity;
a. The proposed gymnastics facility is compatible with the allowed uses in the vicinity because it would occupy a portion of an existing building, involve minimal renovations, and require no exterior improvements. Its scheduled classes would operate primarily during weekday afternoons and evenings and on weekends. The gym will provide recreational use to the benefit of future residents upon the redevelopment of the Lawrence Station Area Specific Plan. Furthermore, the adjacent tenant space is currently vacant, and the parking analysis accounts for future warehouse use of that space.
4. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare; and
a. The proposed gymnastics facility would have different peak operating days and hours from the adjacent businesses and the surrounding uses. The proposed gymnastics facility would provide an additional recreational use to the area.
5. The subject site is: 1) Physically suitable in terms of design, location, operating characteristics, shape, size, topography, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities; and 2) Served by highways and streets adequate in width and improvement to carry the type and quantity of traffic the proposed use would likely generate.
a. The project site contains an existing one-story warehouse building surrounded by other light industrial uses to the north, west, and south. To the east is the Santa Clara Bay Club. The project site is suitable for the proposed gymnastics facility in that the project proposes reusing a portion of the existing vacant warehouse building for a gymnastics facility and the site can be adequately served by emergency services and utilities.
b. The project site is served by highways and streets adequate in width and improvement to carry the type and quantity of traffic the proposed gymnastics facility would likely generate. A transportation analysis was prepared by the applicant (Attachment 5) and reviewed by the City’s Public Works Transportation Division. The transportation analysis concluded that the proposed gymnastics facility would have a less than significant Vehicles Miles Traveled (VMT) impact, would not generate more than 100 weekday peak-hour trips, and would not require further transportation analysis.
Proposed Planning Commission Actions
The project is presented to the Planning Commission for consideration and action. The following specific actions are required:
1. Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1 - Existing Facilities).
2. Adopt a resolution approving a Conditional Use Permit to allow a gymnastics facility within a portion of an existing warehouse building, located at 3051 Corvin Drive, subject to findings and conditions of approval.
The Conditional Use Permit includes the conditions of approval in the form drafted by staff (Attachment 3).
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1 - Existing Facilities), because the proposed use, a gymnastics facility, would occupy a portion of an existing building with minimal interior alterations and no exterior improvements.
FISCAL IMPACT
There is no fiscal impact to the City for processing the requested application other than administrative
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
Public contact was made by posting the Planning Commission agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov or at the public information desk at any City of Santa Clara public library.
On November 5, 2026, the notice of public hearing for this item was mailed to 59 property owners and tenants within 500 feet of the project site. At the time of this staff report, no comments have been received by the Planning Division in support or opposition to the project.
RECOMMENDATION
Recommendation
1. Determine the project to be categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Class 1 - Existing Facilities).
2. Adopt a resolution approving a Conditional Use Permit to allow a gymnastics facility within a portion of an existing warehouse building, located at 3051 Corvin Drive, subject to findings and conditions of approval.
Staff
Prepared by: Summer Foss, Assistant Planner, Community Development Department
Reviewed by: Alexander Abbe, Assistant City Attorney, City Attorney’s Office
Approved by: Afshan Hamid, Director, Community Development Department
ATTACHMENTS
1. Vicinity Map
2. Resolution to Approve the Conditional Use Permit
3. Conditions of Approval
4. Project Description
5. Transportation Memo
6. Site Plan