REPORT TO THE ZONING ADMINISTRATOR
SUBJECT
Title
Proposed Project:
USE PERMIT: To allow the operation of Helix Academy, an elementary microschool (30 students), in an existing church with no exterior changes proposed.
Location: 231 Sunset Avenue (APN: 165-10-035)
File #: PLNG-2025-0753
Zoning: PF (Public Facilities)
Applicant / Owner: Casey Holder and Katherine Holder (applicant) / St. Thomas’s Parish Rec Wardens and Vest Al (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
Use Description: The application is for a proposed Primary Education use. The Sunnyvale Municipal Code (SMC) Section 19.24.030 allows for education uses within the Public Facilities zoning district subject to approval of a Use Permit. Helix Academy has applied for a Use Permit to establish a private elementary school serving students with unique educational needs. Students may attend either full-time as their primary school or part-time to supplement their homeschooling. The school will serve children between the ages of five and 12.
The school will operate within an existing 2,304-square foot stand-alone building located on a church property which was previously used as the church’s Sunday school program. The church and parish hall will continue to operate their existing programs, including during school hours. These programs primarily include an outreach meal service for residents of Sunnyvale and nearby communities. Meals are served on Mondays, Wednesdays, and Fridays from 11:00 a.m. to 12:30 p.m. The school will operate independently from these church programs and will not share space with the meal service. For security purposes, school access doors will remain locked during the school day, and students will be supervised at all times.
Student drop-off and pick-up will occur within the existing on-site parking lot. Drop-off is anticipated between 8:00 a.m. and 9:00 a.m., and pick-up is anticipated between 2:30 p.m. and 3:30 p.m.
A detailed project description provided by the applicant is included in Attachment 5 and a pick-up drop off plan is included in Attachment 6.
Expected Students/ Faculty: Helix Academy proposed a maximum enrollment of 30 students; however, the school will not operate at full enrollment upon opening. Initial enrollment is anticipated to be no more than eight students. Class size will not exceed 12 students.
At full enrollment, the school anticipates operating three classes: one class of six students with one teacher, and two classes of up to 12 students, each staffed by one teacher and one teaching assistant. The academy anticipates a maximum of seven staff members, including five teachers and teacher aides and two on-site administrative staff.
Hours of Operation: The school will operate Monday through Friday between the hours of 8:00 a.m. and 6:00 p.m. Most students and staff will be on-site during the typical school day, with optional extended day/after-school care available until 6:00 p.m. Recess and lunch will occur at staggered times to minimize overlap, with students playing on the existing outdoor play structure located in the northwest corner of the site. Occasional special events may occur during evenings or weekends. A typical schedule can be viewed in Attachment 5 as part of the project description letter.
See Attachment 1 for a map of the vicinity and mailing area for notices.
Previous Actions on the Site
Various administrative permits have been approved for the site over the years. Currently, there are no open Neighborhood Preservation cases on the property.
ENVIRONMENTAL REVIEW
A Class 1 Categorical Exemption (Section 15301 - Existing Facilities) relieves this project from the California Environmental Quality Act (CEQA) provisions. The proposed project qualifies for Class 1 exemptions in that it consists of the permitting of an educational facility in a 2,340-square foot building located in an existing church site.
DISCUSSION
Site Layout: The project site, St. Thomas Episcopal Church, is located on the west side of Sunset Avenue between West Washington Avenue and West Iowa Avenue. Washington Park, a City park, is across Sunset Avenue to the east. The site is surrounded by single-family homes all around. The current church site is developed with a 7,107-square foot sanctuary located near the center of the site and a 7,264- square foot parish hall along the western side of the property. A surface parking lot is located along the southern portion of the site.
The proposed school would operate within an existing building space in the northern portion of the site, adjacent to the sanctuary and parish hall. No expansion of the building footprint or new construction is proposed. Outdoor areas, including an existing play structure, are located toward the northwest portion of the site, separated from the public street by the parking lot and landscaping. The property includes trees and landscaped areas are currently located along the front, side, and rear of the property.
The floor plan consists of four classrooms designed to accommodate up to 30 students total. In addition to the classrooms, the building includes one storage room and a break room for staff use. Separate restroom facilities are provided for males and females.
No proposed exterior changes will be included in this proposal; any proposed signage will be provided on a separate building permit.
Parking: The site is served by an existing 118-space surface parking lot, which will be shared by the property owner, St. Thomas Episcopal Church (STEC), and its tenant, Helix Academy. Pursuant to SMC Section 19.46.100(C), the proposed use requires three parking spaces per classroom. With four classrooms proposed, Helix Academy requires a total of 12 parking spaces. In addition, the site provides existing Class II bicycle parking consisting of 50 bicycle spaces.
STEC experiences the highest parking demand on Sundays, with a peak use of approximately 65 spaces. During Helix Academy’s proposed operating hours, STEC’s parking demand, including Our Daily Bread, does not exceed 55 spaces, leaving more than 50 parking spaces available to accommodate the school’s needs. Furthermore, Our Daily Bread operates only during lunch hours and therefore would not conflict with school pick-up and drop-off activity. Open houses and special events may occasionally be scheduled on Saturdays or during weekday evenings. Such events would be coordinated with STEC to ensure adequate parking availability. Therefore, the site provides more than sufficient parking to meet the City’s requirements.
Circulation: The applicant has provided a circulation plan, as shown on the site plan (Attachment 4), to promote traffic flow during peak hours. Vehicle access to the site will be provided via two driveways on Sunset Avenue, and on-site circulation will follow the designated pattern illustrated in the site plan. Peak hours are anticipated between 8:00 a.m. and 9:00 a.m., and between 2:30 p.m. and 3:30 p.m. Attachment 6 includes a Pick-Up and Drop-Off Plan describing the arrival and dismissal procedures that will be implemented during these peak periods. As part of the Pick-Up and Drop-Off procedures, street parking and curbside drop-off will not be permitted.
Development Standards
The proposed project complies with the applicable development standards for the P-F zone as set forth in the Sunnyvale Municipal Code (SMC). The project does not include adding floor area or exterior modifications to the buildings. See Attachment 2 for the Use Permit findings.
NEIGHBORHOOD IMPACTS/COMPATIBILITY:
Staff finds that the proposed use meets the required Use Permit findings, as the use meets the General Plan policies that encourage a mix of uses that serve neighboring residential properties, complies with all development standards, and does not result in negative impacts to neighbors. See Attachment 2 for required Use Permit findings.
PUBLIC CONTACT
107 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.
As of the date of staff report production, staff received one public comment (Attachment 7).
ALTERNATIVES
1. Approve the Use Permit with the 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 and Architectural Plans
5. Project Description Letter
6. Pick-Up and Drop-Off Plan
7. Letters From the Public