REPORT TO THE ZONING ADMINISTRATOR
SUBJECT
Title
Proposed Project:
USE PERMIT: To allow a vocal instruction studio within the existing commercial space. No expansion or exterior modifications are proposed with this application.
Location: 510 Lawrence Expressway, Suite 224 (APN: 216-44-119)
File #: PLNG-2025-0318
Zoning: MS-POA (Industrial and Service / Places of Assembly)
Applicant / Owner: Di Hong (applicant) / Lawrence Commercial Center LLC (owner)
Environmental Review: A Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions.
Project Planner: Gabriela Ventura, 408-730-7407, Gventura@sunnyvale.ca.gov
Report
BACKGROUND
Description of Proposed Project
The proposed project requests approval to establish vocal lessons for adults only at Suite #224. No exterior changes are proposed with this application. As described in the Project Description Letter (Attachment 5), the business will operate exclusively by appointment, with each lesson lasting approximately 45 minutes. The number of visitors is not expected to exceed four per day. A use permit is required to establish an education recreation use in the M-S/POA zoning district according to Sunnyvale Municipal Code (SMC) Table 19.22.030.
See Attachment 1 for a map of the vicinity and mailing area for notices.
Previous Actions on the Site
Several places of assembly and recreational uses, including restaurant uses, dance studios, and gaming lounges have been considered through Use Permits for the site.
ENVIRONMENTAL REVIEW
A Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions.
DISCUSSION
Proposed Use
The applicant is requesting a Use Permit to allow for the operation of a 509-square-foot education-recreation and enrichment facility, a vocal instruction studio for adults, within the Lawrence Commercial Center. The proposed use will be solely operated by the applicant with no additional staff. Only one adult student will be scheduled per hour, resulting in a maximum of two people in the space at any time. The proposed hours of operation are daily from 10:00 AM to 4:00 PM, by appointment only.
Site Layout and Architecture
The Lawrence Commercial Center was developed in 1978 and is located at the southeast corner of the intersection at Lawrence Expressway and Titan Way. The 3.72-acre site is comprised of three buildings with a multitude of office and commercial uses. The buildings are configured in a U shape with the side and rear walls facing Lawrence Expressway, and the front facades oriented towards the internal parking lot. The Vocal Studio will be located in Building 1 on the second floor. Customer access to the business is directly from the internal parking lot. Surrounding land uses include industrial buildings and uses to the east and commercial service and retail buildings and uses to the south, west, and north.
Floor Plan
The interior consists of a 509 square foot open room, with no permanent partitions. Improvements include installing professional acoustic panels on the walls and laying sound-absorbing carpet throughout the open area.
Architecture
No proposed exterior changes will be included in this proposal; any proposed signage will be provided on a separate building permit.
Development Standards
Staff finds that the proposed change of use from an unoccupied space to education-recreation and enrichment use meets the required development standards of the zoning district. As mentioned before, no other improvements to the exterior building, site landscaping, parking layout, or any other site conditions are proposed as part of the project. See Attachment 2 for required Use Permit findings.
Parking
The facility is located within a shopping center that is served by a common parking lot. The shopping center has a variety of uses, including restaurants, offices, and retail businesses. The parking lot has 207 parking spaces and has access to an additional 59 parking spaces located on the adjacent property at 500 Lawrence Expressway, through a parking agreement, for a total of 266 parking spaces
Sunnyvale’s parking standards for shopping centers (SMC.19.46.100) require all individual businesses use the shopping center parking rate (min. 4/1,000sq.ft.) except in the following instances:
A. A restaurant with a bar or entertainment;
B. Total recreational and athletic facility square footage of greater than eight thousand square feet; or
C. Total recreational and athletic facility square footage of greater than eight thousand square feet.
The proposed recreation and enrichment use (4 parking spaces for 1,000 square feet) is expected to generate the need for 2 parking spaces. The shopping center includes a restaurant (St. John’s Bar and Grill) that has a bar; therefore, the use generates a high parking demand (approximately 74 parking spaces) during peak business hours. The proposed use is not expected to exacerbate the peak hour needs at the shopping center, and no additional parking spaces are required. See Attachment 6, Parking Analysis, for more detailed analysis of the parking on site.
NEIGHBORHOOD IMPACTS/COMPATIBILITY:
Minimal neighborhood impacts are anticipated, as the proposed use complies with parking requirements. During sound-generating activities such as one-on-one vocal lessons, the door will remain closed. In addition, the applicant will implement noise mitigation measures, such as installing professional acoustic panels on the walls and laying sound-absorbing carpet on the floor, to reduce any impact on other tenants in the commercial center and adjacent properties. Lastly, the entertainment use will contribute positively to the vitality of the commercial center, which includes a variety of retail stores, offices, and restaurants.
PUBLIC CONTACT
81 notices were sent to surrounding property owners and residents adjacent to the subject site. In addition, the notice of the Public Hearing was published in the Sun newspaper.
Public contact was made by posting the agenda on the City’s official-notice bulletin board at City Hall at 456 W. Olive Avenue and on the City’s website.
Staff has received no comments on the item as of the time of staff report production.
ALTERNATIVES
1. Approve the Use Permit with recommended Findings in Attachment 2 and recommended Conditions in Attachment 3.
2. Approve the Use Permit with modifications.
3. Deny the Use Permit.
RECOMMENDATION
Recommendation
Alternative 1. Approve the Use Permit with recommended Findings in Attachment 2 and recommended Conditions in Attachment 3.
Staff
Prepared by: Gabriela Ventura, Assistant Planner
Approved by: Momoko Ishijima, Senior Planner
ATTACHMENTS
1. Vicinity and Noticing Maps
2. Recommended Findings
3. Recommended Conditions of Approval
4. Site Plan
5. Project Description Letter
6. Parking Analysis
7. Use Permit Justification Form