REPORT TO THE ZONING ADMINISTRATOR
SUBJECT
Title
Proposed Project:
Related application on a 5.08-acre site:
SPECIAL DEVELOPMENT PERMIT to allow expansion of an existing Recreational and Athletic Facility use ("Gold Star Gymnasium") into an adjacent tenant space within an existing shopping center.
Location: 721 - 727 Sunnyvale Saratoga Road (APN: 201-37-012)
File #: PLNG-2024-0441
Zoning: ECR/MU54
Applicant / Owner: Anthony Roxas (applicant) / Leung Kason K C Trustee & Et Al (owner)
Environmental Review: A Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions.
Project Planner: Julia Klein, 408-730-7463, jklein@sunnyvale.ca.gov
Report
BACKGROUND
Description of Proposed Project
The project site is 5.08 acres in size and is located on the south-west corner of West El Camino Real and Sunnyvale-Saratoga Road. The site has been developed as a neighborhood commercial center with multiple buildings that are currently occupied by a variety of commercial uses including coffee/tea shops, dental office, recreational and athletic facility (gym), restaurants, retail, and tutoring center.
Gold Star Gymnastics initially moved into this site in the spring of 2016, occupying tenant spaces at 725 and 727 Sunnyvale-Saratoga Road. The gym has operated at this location continuously since that time. In May 2001, the current owners acquired the business and continue to operate the facility to the present day.
The proposed project would enable the existing Gold Star Gymnastics to expand into the adjacent tenant space at 721 Sunnyvale-Saratoga Road which is currently occupied by Big 5 Sporting Goods. The project involves converting the existing retail store into a recreational and athletic facility with minor interior and exterior changes. Interior changes would connect the two spaces for easier patron/student and employee access, restrooms, and employee areas. Exterior changes include new replacement doors, opening the previously closed bay of storefront windows, and adding more bicycle parking racks. Any new signage will be reviewed under a separate permit.
The business owners, of Gold Star Gymnastics, propose to provide various recreational and competitive gymnastics classes for patrons/students of all ages. The proposed business also has special programs, including camps and birthday parties, for its members and students. The proposed operating hours are limited to Mondays to Fridays from 9:00 a.m. to 9:30 p.m.; and Saturdays to Sundays from 9:00 a.m. to 6:30 p.m.
The Special Development Permit (SDP) for Recreational and Athletic Facility (fitness gym) use is subject to review and approval by the Zoning Administrator pursuant to the Sunnyvale Municipal Code (SMC) Section 19.24.030. The applicant is requesting an SDP to allow expansion of an existing Recreational and Athletic Facility (fitness gym) use into an adjacent approximately 18,036 square feet tenant space 721 Sunnyvale-Saratoga Road which is currently occupied by Big 5 Sporting Goods retail store. The project does not include any additions to the existing building.
See Attachment 1 for a map of the vicinity and mailing area for notices, Attachment 5 for the project plans, Attachment 6 for a comprehensive list of tenants, and Attachment 6 for the applicant's letter which describes the operational plan.
Special Development Permit
The project site is in the El Camino Real Specific Plan (ECRSP) area and in the El Camino Real - Mixed Use (ECR-MU54) zoning district, which allows for residential mixed-use development with a base maximum density of 54 dwelling units per acre (du/ac). The zoning also requires ground floor commercial uses including retail, restaurant, and personal service uses.
The site is in the "Civic Center Node" within the ECRSP, intended to provide a range of uses that build upon the retail, office and residential uses that currently characterize the area. Future development in this node should continue to provide opportunities where residents and visitors can shop, dine, recreate, and access transit. See the Discussion section below for proposed changes.
Previous Actions on the Site
The existing building at 721-727 Sunnyvale-Saratoga Road was constructed in 1967. Since then, there have been various permits issued for re-roof, HVAC, ADA parking, EV chargers, exterior lighting, wireless telecommunication facility antenna, signs and interior tenant improvements associated with specific businesses.
DISCUSSION
Proposed Use
The applicant is requesting an SDP to allow expansion of an existing Recreational and Athletic Facility (fitness gym) use into an adjacent approximately 18,036 square feet tenant space (721 Sunnyvale-Saratoga Road) which is currently occupied by Big 5 Sporting Goods retail store. The combined square footage would be approximately 37,229 square feet.
Given that the building is an older building constructed in 1967, an expansion of this size would typically trigger significant building upgrades if the expansion includes full occupancy of the adjacent tenant space. However, the property owner has voluntarily agreed to limit the total occupancy in the combined space (721 - 727 Sunnyvale-Saratoga Road) to no more than three hundred (300) individuals at any time, and has agreed to record a Deed Restriction which will require the business owner/operator of Gold Star Gymnastics to limit total occupancy on site while the business is in operation, please see Attachment 3 for the recommended conditions of approval.
Development Standards
Active Ground-Floor Use
Properties in the ECR-MU54 zoning district are required to provide ground-floor commercial use that are active. Per SMC Section 19.36.110, "active use areas may include such activities as: retail sales; dining area; open kitchen area visible to patrons; lobby/waiting area; hair/nail salon in an open floor plan; public gym or group exercise area; or childcare classrooms." The proposed project would continue to meet this requirement as it consists of the expansion of an existing gym or group exercise area business in the shopping center.
Parking (Vehicular and Bicycle)
The project site is located in a Shopping Center which contains multiple uses that share the parking spaces on site. The proposed project includes a change of use from retail to gym use which would result in a change in parking requirement. In total, the combined required parking spaces for all uses on site is 312 spaces which is less than the 316 parking spaces on site.
The proposed project includes a change of use which requires the applicant to provide additional bicycle parking pursuant to SMC 19.36.120B. Commercial/Retail requires:
* 1 space per 10,000 sq ft (Class I) - secure storage lockers, etc. AND
* 1 space per 4,000 sq ft (Class II) - bike racks
The proposed project includes Class I bicycle facility and Class II bicycle racks, and two new bicycle racks are provided on site near the building entrance(s).
Currently, the passenger loading/unloading occurs in separate areas with drop-offs occurring in front of the business and pick-up occurring at the rear. This separation allows for patrons to move in different directions and reduces queuing due to vehicular ingress and egress. The business operator proposes to maintain the two separate areas going forward.
There are no changes to the gross floor area, setbacks, building height, architectural style, driveways, and there is no reduction in the total parking spaces on site.
Staff is supportive of the proposed project as the project complies with all relevant policies and does not result in deviations or negative impacts to the neighborhood. Furthermore, the proposed project would enable an existing business to continue to contribute to the mix of active uses in the shopping center and enable the retention and growth of an existing business.
See Attachment 3 for the recommended findings, Attachment 4 for the project plans, Attachment 5 for parking summary, Attachment 6 for the applicant's letter with their operational plan and Attachment 7 for the special development permit justification form.
ENVIRONMENTAL REVIEW
A Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions because the proposed change of use and expansion of an existing Recreational and Athletic Facility use into an adjacent tenant space, which is currently occupied by a retail use, involves minor interior and exterior changes to the existing building and site. The proposed project would not alter the building setbacks or height or architectural style of the existing building, there are no changes to the vehicular circulation as the existing driveways and interior parking lot would remain in place, and the project is not proposing the removal of trees or landscaping. Based upon the above, the project is not anticipated to create significant adverse impacts on the environment.
PUBLIC CONTACT
Public contact was made by posting the meeting agenda on the City's official-notice bulletin board at City Hall, at the Sunnyvale Public Library and in the Department of Public Safety Lobby. In addition, the agenda and report are available at the Sunnyvale Public Library, NOVA Workforce Services reception desk on the first floor of City Hall at 456 W. Olive Avenue (during normal business hours) and on the City's website.
388 notices were sent to surrounding property owners and residents adjacent to the subject site in addition to standard noticing practices, including advertisement in the Sunnyvale Sun Newspaper and on-site posting.
Staff has received no public comments prior to publication of this report. Any comments received after publication shall be provided separately.
ALTERNATIVES
1. Approve the Special Development Permit with the Recommended Findings and Recommended Conditions of Approval in Attachments 2 and 3.
2. Approve the Special Development Permit with modifications to the Findings and/or Conditions of Approval (provided by Planning Commission).
3. Deny the Special Development Permit based upon Findings (provided by Planning Commission).
RECOMMENDATION
Recommendation
Alternative 1. Approve the Special Development Permit with the Recommended Findings and Recommended Conditions of Approval in Attachments 2 and 3.
Staff
Prepared by: Julia Klein, Principal Planner
Approved by: Momoko Ishijima, Senior Planner
ATTACHMENTS
1. Vicinity and Noticing Maps
2. Recommended Findings
3. Recommended Conditions of Approval
4. Project Plans
5. List of Uses and Parking Summary
6. Applicant's Letter and Operational Plan
7. Special Development Permit Justification Form