REPORT TO THE ZONING ADMINISTRATOR
SUBJECT
Title
Proposed Project:
SPECIAL DEVELOPMENT PERMIT: To allow a recreational and enrichment facility (KidStrong) within a 2,975-square foot tenant space at the Solstice mixed-use development.
Location: 331 W Washington Avenue (APN: 209-07-027)
File #: PLNG-2025-0610
Zoning: DSP-1A (Downtown Specific Plan, Block 1A)
Applicant / Owner: Davis Rains / BRE Properties Inc.
Environmental Review: Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions.
Project Planner: Shila Bagley, 408-730-7418, sbagley@sunnyvale.ca.gov
Report
BACKGROUND
Description of Proposed Project
The project site is located on the ground floor of an existing mixed-use building within the Downtown Specific Plan Area, Block 1A. The proposed project consists of operating the existing ground-floor tenant space as an educational enrichment facility for children. Sunnyvale Municipal Code (SMC) Section 19.28.070 requires a Special Development Permit for education, recreation, and enrichment facilities located within Block 1A of the Downtown Specific Plan.
See Attachment 1 for a map of the vicinity and mailing area for notices.
Previous Actions on the Site
The Downtown Specific Plan was adopted by City Council in 1994, with significant updates in 2003 and 2020. In 2010, the Solstice mixed-use development was approved (Special Development Permit #2010-7493). Solstice consists of two mixed-use buildings located in Block 1A of the Downtown Specific Plan on West Washington Avenue, separated by South Taaffe Street, with ground-floor retail totaling 34,575 square feet and 279 residential units on the five floors above.
In 2014, a permit was granted to utilize the same tenant space as a recreational and athletic facility (Flywheel) for indoor cycling (Special Development Permit #2014-7002). That tenant was later replaced with another indoor cycling operator (CycleBar). The space has been vacant for more than one year.
ENVIRONMENTAL REVIEW
A Class 1 Categorical Exemption (a change of use and minor alterations within an existing structure with no expansion of use) relieves this project from the California Environmental Quality Act (CEQA) provisions.
DISCUSSION
Proposed Use
The proposed use is a recreational and athletic facility within a 2,975-square-foot tenant space. KidStrong provides indoor programming for children ages 1 to 11, offering a place where they can have fun while learning social skills, building confidence, and engaging in physical activity.
Classes are 45 minutes long and are staggered to minimize overlapping between patrons inside the building. A maximum of two classes would be offered at any one time and all classes are offered on a membership basis. Retail sales of branded merchandise are also provided as an ancillary use and are open to the general public.
The applicant proposes to limit enrollment to a maximum of 12 students per class at this location. During peak operations, when classes may occur simultaneously on both floors, the total occupancy would consist of up to 24 students (12 per class) and five staff members (two coaches per class and one General Manager), for a combined maximum of 29 people on site. This peak occupancy remains below the building’s architect-calculated maximum safety occupancy of 40 people.
The proposed hours of operation are weekdays from 9:00 a.m. to 8:00 p.m. and weekends from 9:00 a.m. to 3:00 p.m. The facility also offers birthday parties on weekends after class hours, available to the general public, with a maximum of 12 children per party.
Description of the proposed use provided in Attachment 5. There are no exterior modifications proposed with the project.
Green Building
The Solstice development was required to meet LEED Silver for the building core and shell. Each initial tenant improvement was also required to meet LEED Silver. A LEED checklist was provided by the applicant showing compliance with LEED Silver standards (see Attachment 6).
Floor Plan
The tenant space is primarily composed of two large, open development floor spaces used for athletic and training activities. These two rooms make up well over half of the total floor area. The front portion of the suite includes the reception area, two waiting areas, an office, restrooms. The lobby and waiting areas are located near the main entrance on West Washington Avenue and serve as a check-in and gathering space for families before classes. Retail display will be minimal and will be located near the reception area at the front of the suite.
Parking
The development is located within the Downtown Parking Maintenance District, which supplies surface, structured, and underground parking spaces throughout the Downtown. Properties within the District are assessed an annual fee, based on the parking demand placed on the District.
The Solstice development was required to provide parking on-site for the residential component, which is located beneath the buildings, on the ground floors, and on the second levels of each building. No on-site parking spaces were required for the retail use because there was a net loss of retail floor area that resulted from the redevelopment of the former Town and Country Village. To further reduce impacts to the District, 51 ground-floor parking spaces in the Solstice residential project were approved to be shared with the retail use during the hours of 9:00 a.m. to 6:00 p.m.
The proposed use will occupy approximately 9% of the total retail tenant spaces within the Solstice development. Existing businesses within Solstice development include four restaurants, a nail spa, an ice cream shop, and a donut shop, with some tenant spaces remaining vacant. These food-service and personal-service uses generally experience peak demand during midday and evening hours and on weekends. The subject tenant space has historically been occupied by two fitness-related uses (indoor cycling studios), and the proposed athletic facility is not expected to generate parking demand or operational impacts greater than the prior uses. Therefore, staff finds that there is sufficient parking in the District to serve the mix of uses, including the proposed athletic facility. The shared parking provisions in the Solstice Parking Management Plan helps to further reduce parking impacts.
Staff finds that the proposed children’s indoor recreation facility meets the required Special Development Permit findings, as the use meets the General Plan policies and goals of the Downtown Specific Plan, 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 3 for required Special Development Permit findings.
NEIGHBORHOOD IMPACTS/COMPATIBILITY:
Traffic, Circulation, and Parking
The project is expected to generate minimal traffic and parking impacts. Class start times are staggered in 45-minute intervals to avoid overlapping pick-ups and drop-offs, reducing peak congestion. Historical data also shows that approximately 20% of students come from the same household, further decreasing vehicle trips. Classes generally occur outside traditional commute peak hours, particularly on weekends and afternoons.
Parking demand remains low due to small class sizes (3-15 children) and limited on-site staffing (averaging 3-4 employees per shift). Activity is minimal between 11:00 a.m. and 3:00 p.m. when surrounding uses typically have higher parking demand. Patrons of the proposed use are required to park only in designated parking areas in the downtown specific plan area such as public parking structures. Parents and guardians must walk their children from their parked vehicles to the business. Double-parking, passenger loading, or standing in travel lanes on Washington Avenue or Taaffe Street is strictly prohibited. See Condition of Approval AT-6. Parking and Drop-Off, in Attachment 2 Standard Requirements and Recommended Conditions of Approval.
Operational Compatibility
The use is quiet and predominantly indoors, with no loud or amplified music and instructor-led programming that does not generate measurable noise impacts. The program is family-oriented, membership-based, and operates within limited hours (9:00 a.m. to 6:30 p.m. weekdays; 9:00 a.m. to 12:30 p.m. weekends), ensuring compatibility with neighboring commercial uses. The small ancillary retail component supports the primary educational function and does not introduce additional operational impacts.
PUBLIC CONTACT
600 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 recommended Conditions in Attachment 2.
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 recommended Conditions in Attachment 2.
Staff
Prepared by: Shila Bagley, Senior Planner
Approved by: Momoko Ishijima, Senior Planner
ATTACHMENTS
1. Vicinity and Noticing Map
2. Recommended Conditions of Approval
3. Recommended Findings
4. Site and Architectural Plans
5. Project Description
6. LEED Checklist