REPORT TO THE ZONING ADMINISTRATOR
SUBJECT
Title
Proposed Project:
SPECIAL DEVELOPMENT PERMIT: To allow a childcare center with preschool and afterschool programs with an occupancy of up to 70 children in Unit #1, the addition of a 1,400-square-foot outdoor play area, construction of a new trash enclosure, and associated site improvements.
Location: 717 E. El Camino Real (APN: 211-10-043)
File #: PLNG-2024-0826
Zoning: ECR/MU-24
Applicant / Owner: Ray House (applicants) / 717 El Camino, LP (owner)
Environmental Review: Class 1 and 3 Categorical Exemptions relieve this project from the California Environmental Quality Act (CEQA) provisions.
Project Planner: Julia Klein, 408-730-7463, jklein@sunnyvale.ca.gov
Report
BACKGROUND
The project site is an approximately two-acre, triangular-shaped lot that was redeveloped in the early 1980s and has operated as a mixed-use building since 1985, with retail and commercial uses fronting El Camino and residential units located above on the 2nd floor and at the rear. There are 11 commercial units along the front of the property. Currently, Unit 10 is occupied by Genius Kids, which has operated an after-school program since September 2014, serving up to 45 children at any one time. This use will be discontinued once the proposed use in Unit 1 becomes operational.
Description of Proposed Project
The applicant proposes to remodel the currently vacant Unit 1-an approximately 1,900-square-foot space-as a childcare center serving children ages 2 and above by offering both preschool and after-school programs. The project includes converting the existing 61-square-foot attached trash enclosure into interior tenant space, as well as making minor modifications to the northwest elevation to add new doors and windows for the classroom areas.
Additionally, the project involves associated site improvements, including reconfiguring the north parking lot and landscaping to create a 1,400-square-foot outdoor play area and constructing a new 176-square-foot trash enclosure that will serve the proposed use.
Childcare centers with an occupancy of 31 or more children require a Special Development Permit (SDP), which must be reviewed and approved by the Zoning Administrator pursuant to the Sunnyvale Municipal Code (SMC) 19.24.030. The applicant is requesting an SDP to allow a childcare center with preschool and after-school care for up to 70 students, with no more than 35 present at any given time, along with the associated building and site improvements.
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 2 for the Data Table of the project.
Previous Actions on the Site
Use Permit Application 4732 - Approved in 1982, to allow a 23,000 square feet retail commercial and office building. Subsequent approvals for the site have included several Miscellaneous Plan Permits for tree removals, a master sign program, temporary signage, screening waivers, and to allow various uses such as medical offices, temporary outdoor displays, an indoor children’s play area, and childcare facilities serving fewer than 30 students.
ENVIRONMENTAL REVIEW
A Class1 Categorical Exemption (Section 15301 - Existing Facilities) and Class 3 Categorical Exemption (Section 15303 - New Construction and Conversion of Small Structures) relieves this project from CEQA provisions. Under CEQA, two exemptions can be combined to exempt a project, and each exemption is not required to cover the whole project, so long as the whole project is covered by the combined exemptions. The proposed project qualifies for Class 1 and 3 exemptions in that it consists of the permitting of a childcare facility in a 1,960 square foot tenant space located in an existing office/residential mixed-use building. The proposed changes to the building and site improvements, including new windows and doors, a new trash enclosure, fencing, outdoor play area, parking lot restriping and landscaping, are minor in nature, and is not anticipated to materially alter the mixed-use nature of the property.
DISCUSSION
Proposed Use
The project proposes the operation of a childcare facility that will offer both a Preschool program for children ages 2 to 5 years old; and an Afterschool program for school age children ages 4 years-9 months old to 11 years old. The facility will serve a total of up to 70 students, with a maximum of 35 children present on site at any given time.
Both programs will operate Monday through Friday with varying hours. The Preschool program will run from 8:30 a.m. to 5:30 p.m., while the Afterschool program will operate as a half-day program from 1:30 p.m. to 6:00 p.m. The Preschool and Afterschool groups will remain separate at all times.
The proposed childcare is regulated through the state’s Community Child Care licensing program and would need to meet its requirements including ratio of teacher-to-child. Staffing for the Preschool component of the use will follow the required teacher-to-child ratio for the different age groups and will include up to five qualified preschool teachers and one program director. The Afterschool program will be staffed by four teachers and one center director. If there is an interest in increasing the number of children or teachers/staff, the applicant/business operator will be required to apply for a new Special Development Permit (SDP) and would be subject to requirements in effect at that time.
Pick-up and Drop-off Operations
The pick-up and drop-off periods are staggered in 30-minute intervals to reduce congestion. The project is conditioned to provide a total of four designated pick-up and drop-off parking spaces located at the front of the building. Please refer to the conditions of approval in Attachment 4 for further details.
The project site includes a total of 89 parking spaces and offers adequate access from driveways on East El Camino Real. Based on the available parking supply and site circulation, staff does not anticipate conflicts associated with pick-up and drop-off operations.
Preschool students will be dropped off and picked up by their parents, who will walk them to and from the building during the designated times outlined in the project description.
Outdoor Playtimes
The project includes the construction of a new 1,400-square-foot outdoor play area along the north property line. To accommodate this improvement, eight existing parking spaces and approximately 610 square feet of landscaping will be removed. All existing mature trees on the site will be preserved.
The play area will feature a rubberized play surface with a colored topcoat and cushioned layer installed over concrete, in accordance with the manufacturer’s specifications. As conditioned, the installation of any new structures within the play area-such as additional play equipment or shade structures-will require a separate planning application. The outdoor play area will be enclosed by a six-foot-tall wooden fence, with landscape plantings, including shrubs, along the front of the fence to soften its visual impact.
The dedicated on-site play area is proposed for use by different classroom groups during scheduled hours, as outlined in the project description (see attachment 6). No more than 20 children will occupy the play area at any one time.
Site Layout and Access
The existing layout on the north side of the property will be modified by removing eight parking spaces and landscaping to accommodate a new play area and a new trash enclosure. However, the project maintains the existing access and site circulation. Vehicle access to the site is provided by two driveways located along the East El Camino Real frontage. A third driveway at the rear provides access exclusively to the residential component of the building via a cross-access easement from the adjoining property to the east.
Architecture
The applicant proposes to convert the existing trash enclosure/shed into interior space to create a foyer for one of the classrooms. Modifications to the north and northeast elevations include new doors and windows for the classrooms, which are designed to be consistent with the existing architecture in terms of materials, style, and color. As proposed, the building will substantially retain its original architectural character and design.
Parking
The project site currently provides 97 parking spaces. To accommodate the new outdoor play area and a new trash enclosure, 8 parking spaces will be removed, resulting in a total of 89 parking spaces between the building and the front property line along East El Camino Real. The project requires a total of 67 parking spaces to serve all proposed uses, as outlined in the parking calculations provided in the project plans in attachment 5. Therefore, the reduction in parking spaces will not result in a parking deficiency.
Trash Enclosure
The applicant proposes to construct a new 177-square-foot concrete masonry trash enclosure with a stucco finish, which will serve only the proposed childcare center at Unit 10. A roof cover is included to deter illegal dumping and to screen trash from view of adjacent properties. The enclosure is proposed to be located between the front of the building and the public right-of-way. While this is not the preferred location for a trash enclosure, no alternative site on the property can adequately accommodate it. As proposed, the enclosure complies with the City’s design standards and servicing requirements.
Tree Removal and Landscaping
The applicant proposes to remove 610 square feet of landscaping along the north property line to accommodate construction of a new play area and to install 140 square feet of new landscaping in front of the play area fence. No protected trees will be removed as part of this project. The proposed landscaping complies with the minimum requirement of 20% of the lot area, as specified by City standards.
Development Standards
The proposed project complies with the applicable development standards for the El Camino Real - Mixed Use Zone as set forth in the Sunnyvale Municipal Code (SMC). As proposed, the project complies with the standards for lot coverage, floor area, height, setbacks and parking. It is also generally consistent with the El Camino Specific Plan’s Urban Design Guidelines with respect to the proposed fencing, location of landscaping, and the design of other minor site improvements are compatible with the rest of the center. See Attachment 2 for the project data table and SDP findings.
Guidelines for Commercial Child Care Centers
The proposed project is consistent with the city’s 2015 Guidelines for Commercial Child Care Centers in that the project site is located along a major street, in an area that is primarily surrounded by multifamily residential and commercial uses. The proposed childcare - with both preschool and afterschool programs - would serve as a neighborhood-oriented facility for both local residents and commuters who work in the area and need childcare. The outdoor play area is fenced in and is separated from other businesses on the site. Furthermore, while the project proposes to remove 8 parking spaces to accommodate new landscaping and trash enclosure, the remaining 89 parking spaces exceed the 67 parking spaces that is required for the uses on site. The proposed site layout continues to maintain the same driveways for site circulation and therefore is not anticipated to negatively impact site access/egress and circulation.
NEIGHBORHOOD IMPACTS/COMPATIBILITY:
In terms of land use compatibility, the proposed project would serve the surrounding neighborhood, which consists primarily of residential homes, and would complement nearby commercial establishments. Additionally, the applicant has operated an existing after-school center on the same property, in Unit 10, since 2014, with no recorded neighborhood complaints during that time. The current after-school program operates with up to 40 students at one time, which exceeds the allowable limit; however, this existing use will be discontinued once the new tenant space becomes operational.
PUBLIC CONTACT
Seventy-eight (78) notices were sent to surrounding property owners and residents adjacent to the subject site. Staff has received no comments on the item. In addition, the notice of the Public Hearing was published in the Sun newspaper.
Public contact was made by posting the meeting agenda on the City's official-notice bulletin board at City Hall. In addition, the agenda and this report are available at the City Hall reception desk located on the first floor of City Hall at 456 W. Olive Avenue (during normal business hours), and on the City's website.
ALTERNATIVES
1. Approve the Special Development Permit with recommended Findings in Attachment 3 and Conditions in Attachment 4.
2. Approve the Special Development Permit with modifications.
3. Deny the Special Development Permit.
RECOMMENDATION
Recommendation
Alternative 1. Approve the Special Development Permit with recommended Findings in Attachment 3 and Conditions in Attachment 4.
Staff
Prepared by: Julia Klein, Principal Planner
Approved by: Momoko Ishijima, Senior Planner
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Site and Architectural Plans
6. Project Description Letter
7. Special Development Permit Justification Form
8. Comment Letters