REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project:
SPECIAL DEVELOPMENT PERMIT: to demolish an existing 19,512 square foot industrial building and construct a 172-unit multi-family housing development (170 affordable units plus two managers’ units) within a seven-story building (five levels of housing on top of two levels of podium parking).
Location: 1171 Sonora Court (APN: 205-50-024)
File #: PLNG-2024-0003
Zoning: MXD-1 (Flexible Mixed Use I)
Applicant / Owner: MP Sonora Court Associates, L.P. (applicant) / City of Sunnyvale (owner)
Environmental Review: The project is within the scope of the Lawrence Station Area Plan (LSAP) and the LSAP Program EIR (State Clearinghouse No. 2013082030) and 2021 Lawrence Station Area Plan Update/Intuitive Surgical Corporate Campus Project Subsequent Environmental Impact Report (SEIR - State Clearinghouse No. 2019012022). Pursuant to CEQA Guidelines Section 15168, no additional CEQA review and documentation is required.
Project Planner: Margaret Netto, (408) 730-7628, mnetto@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Transit Mixed Use (TMU); Lawrence Station Area Plan (LSAP)
Existing Site Conditions: One-story industrial building
Surrounding Land Uses
North: Multifamily apartment buildings (Savoy Apartments)
South: One-story industrial building and recently constructed MidPen affordable housing project at 1178 Sonora Court
East: One-story industrial building
West: One-story industrial building
Issues: Compliance with LSAP guidelines and State Density Bonus concessions/waivers.
Staff Recommendation: Alternative 1: Make the required findings to approve the CEQA determination that the project is consistent with the Lawrence Station Area Plan (LSAP) and the LSAP Program EIR and 2021 LSAP Update/Intuitive Surgical Corporate Campus Project Subsequent EIR and no additional environmental review is required as described in the Final Environmental Checklist in Attachment 5 and Approve the Special Development Permit based on the Findings in Attachment 3 and Conditions of Approval in Attachment 4.
BACKGROUND
Description of Proposed Project
The project site is 1.3 acres in size located on Sonora Court west of San Zeno Way and Lawrence Expressway and is currently developed with a 19,512 square foot single-story industrial building. The applicant proposes to construct a seven-story, 172-unit affordable housing project complex with five stories of residential units over two stories of podium parking wrapped with residential amenity uses along Sonora Court. The project includes two (2) manager’s units, two levels of above-grade parking, and amenity space on the third level. Because the project includes 170 units affordable for lower-income households (80% of area median income and below), the project qualifies for and utilizes the benefits under the State Density Bonus Law.
A Special Development (SDP) is required for site and architectural review on development projects located in the Lawrence Station Area Plan (LSAP). An SDP allows for consideration of deviations from specified zoning standards in exchange for superior design, environmental preservation, or public benefit.
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
As part of the 2022 and 2024 Housing Mitigation Fund (HMF) Notice of Funding Availability (NOFA) cycles, the City Council awarded MidPen just over $2 million disbursed as a loan for predevelopment activities to redevelop the site into an affordable housing project, and $12.5 million which was used for the City to acquire the property from MidPen.
On November 19, 2024, the City Council approved the Purchase and Sale Agreement between the City of Sunnyvale and MP Land Holdings LLC (a subsidiary of MidPen) for the purchase of 1171 Sonora Court, and approved a Disposition and Development Agreement to construct a new affordable housing development, adopted a resolution to authorize the Ground Lease, and declared the property exempt from Surplus Lands Act. The City’s acquisition of the site was completed on December 12, 2024. Prior to the property transfer, the applicant had submitted a SB 330 Preliminary Application on September 7, 2023, which locked in the development standards and fees in place at that time. There are no active Neighborhood Preservation complaints at the site.
EXISTING POLICY
Goals and Policies: Key goals and policies from the General Plan and Lawrence Station Area Plan (LSAP) which pertain to the proposed project are provided in the Recommended Finding in Attachment 3.
The purpose of the LSAP is to promote greater use of the Lawrence Caltrain Station and guide the development of a new urban neighborhood centered around the station with a mix of land uses that allow people to access their homes, jobs, recreational facilities, and neighborhood goods and services within proximity to one another, reducing their dependence on automobiles. To support transit use, the plan allows the highest development intensity within walking distance of the station. The plan is based on guiding principles of allowing diverse and flexible land uses, dense station area development, improved connectivity, and establishing unique neighborhood character and identity.
The project attains the objectives and policies of the General Plan and the LSAP by providing a transit- and pedestrian-oriented residential development that supports the area’s mixed-use character. Located in proximity to Lawrence Station, the project promotes transit ridership and reduces reliance on automobile travel.
In addition, the project will provide much-needed affordable housing serving a range of household income levels, including Low-Income households (up to 80 percent of Area Median Income) and Moderate-Income households (up to 110 percent of Area Median Income). The development will not result in the displacement of existing housing or tenants.
Applicable Design Guidelines: The project is subject to design standards contained in the LSAP and Citywide Objective Design Standards for Multi-Family and Mixed-Use Developments. These guidelines are referenced in the discussion and analysis below as well as in Attachment 3.
ENVIRONMENTAL REVIEW
The project is consistent with the City’s General Plan, and no additional environmental review is required pursuant to CEQA Guidelines Sections 15162 and 15168 and Public Resources Code Section 21083.3 (see Attachment 5). Under Section 15162 of the CEQA Guidelines, projects that are consistent with the development density established by existing zoning or general plan policies for which an environmental impact report (EIR) was certified do not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. Pursuant to CEQA Guidelines Section 15168, no additional environmental review is required because the project is consistent with the development assumptions and impact analysis of the Program EIR. The project would not result in new significant environmental effects or a substantial increase in the severity of previously identified impacts, and no new mitigation measures are required beyond those already adopted. Therefore, the Program EIR adequately addresses the environmental effects of the project, and no further environmental review is required.
The consistency checklist prepared for the project (Attachment 5 demonstrates that all the project’s significant impacts were either studied in the EIR that was adopted for the City’s LSAP or can be substantially mitigated by uniformly applied development policies or standards. The project was not required to prepare a Vehicle Miles Traveled (VMT) analysis or Local Transportation Analysis (LTA) because it qualifies for a transit-proximity screening exemption. The site is located within one-half mile of the Lawrence Caltrain Station, which is considered a major transit stop and high-quality transit corridor. As a result, pursuant to applicable CEQA Guidelines and City transportation analysis thresholds, a detailed VMT or LTA study was not required.
DISCUSSION
Present Site Conditions
The site was originally developed in the 1970’s. The project site contains one parcel comprised of a single-story industrial building with surface parking and improvements. The project site has driveway access from Sonora Court and is within half a mile of the Lawrence Caltrain Station. The site includes mature trees along the street frontage.
The LSAP neighborhood has been in transition since 2016. Several residential and mixed-use developments have been built or approved within close proximity to the site, including the following:
• Savoy Apartments located at 1120 Kifer Road (along the rear property line of the site) is five stories with 520 residential units and 7,400 square feet of commercial
• Ira D. Hall Square/MidPen located at 1178 Sonora Court (across the street from the site) is seven stories with 176 affordable housing units.
• 1154 and 1170 Sonora Court (across Sonora Court) is seven stories with 280 rental units and 221,481 square feet of office.
Site Layout and Architecture
The application proposes the demolition of the existing structure and the development of a seven-story, 172-unit affordable housing project. The units will include studio, one-, two-and three-bedroom apartments on the top five floors over a two-story podium parking structure wrapped by residential amenity uses. Of the 172 residential units, 39 units (23%) would be affordable to low-income tenants, 79 units (46%) would be affordable to very low income tenants and 52 units (30%) would be affordable to extremely low income tenants. The remaining two units (1%) would be for the building managers. The proposed building will be approximately 75 feet in height to the roof surface and 86 feet to the top of the parapet, which is within the 100-foot height limit.
The gross floor area is 112,345 square feet with apartment units that range in size from 400 square feet to 964 square feet. Residential lobby, management offices, service offices, community room, conference room and bike storage are located at the street level along Sonora Court to activate the street as well as screen the view of the garage from public view. Multiple large existing evergreen trees along the Sonora Court frontage will be preserved and will maintain the unique character of the site.
There is one main pedestrian walkway that provides access from the Sonora Court frontage and the main entrance lobby. One driveway along the right side of the site will provide vehicle access from Sonora Court to the parking garage. The driveway also provides access for solid waste and recycling services and a loading zone for residential delivery and moving trucks. An emergency vehicle access easement (EVA) is provided along the left side of the site.
The development provides sufficient indoor and outdoor amenities for future residents including an outdoor amenity space located in the internal courtyard and multi-purpose room and community room. The outdoor courtyard includes seating and planters, tables and chairs and an electric barbeque.
State Housing Legislation
The project is a “housing development project” under the Housing Accountability Act (HAA) and Housing Crisis Act (SB 330). These laws limit the circumstances under which a housing development project that is consistent with applicable “objective standards” can be denied or the density reduced. The HAA defines “objective” to mean “involving no personal or subjective judgement by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and public official.” When a project complies with all applicable objective standards, cities are prohibited from reducing units or denying the project unless, based on a preponderance of evidence, the city finds there is a specific, adverse impact on public health or safety where there is no feasible method to mitigate or avoid without denying or reducing the density of the project.
The project is also utilizing the benefits of the following State housing laws:
• Assembly Bill (AB) 2097 - With few exceptions, no parking is required for developments within a half-mile distance of a major transit stop. This project qualifies under AB 2097 because it is located 300 feet from the Lawrence Caltrain Station. While no parking spaces are required for the project, the applicant has designed the project to include 88 parking spaces (approximately 0.5 space per unit) within the first two levels of the building with access to Sonora Court (see parking discussion below).
• AB 1763 - Unlimited residential density is permitted for 100% affordable housing projects (with up to 20% moderate income) located within a half-mile distance of a major transit stop. This project qualifies due to its proximity to the Lawrence Caltrain Station and provides up to 20% of units as moderate income. The zoning designation allows up to 70 units per acre, while the proposed project has a density of 132 units per acre.
Development Standards
The project complies with several applicable development standards in the Sunnyvale Municipal Code (SMC), such as the interior side and rear setbacks, landscaping, open space, and solar access. The Project Data Table in Attachment 2 summarizes the project's compliance with SMC development standards. As allowed under State Density Bonus Law, the applicant proposes to utilize four concessions and two waivers of development standards.
State Density Bonus:
The State Density Bonus Law allows this project up to four concessions and unlimited waivers. The applicant’s justifications are included in Attachment 7.
Concessions: Per Government Code Section 65915(k), a concession is a reduction of development standards or other regulatory modification that results in identifiable and actual cost reductions. The project includes the following four concessions:
1. Minimum Ground Floor Plate Height: The Citywide Objective Design Standards require a minimum ground-floor plate height of 14 feet. The project proposes a 12-foot ground-floor plate height to mitigate the substantial construction costs associated with increased building height. To maintain a strong building base and pedestrian-oriented design, the project incorporates enhanced building entry features and pilasters/piers along the façade that extend two stories above the ground level. These architectural elements create the visual appearance of a taller ground-floor base when viewed from the street, consistent with the intent of the design standards.
2. Roof Form-Flat Roof Variation: The Citywide Objective Design Standards require variations in cornice detail and roof height for buildings exceeding 100 feet in length, with variation occurring approximately every 75 feet. The project does not provide roofline variation at this frequency, as frequent height changes would add significant structural framing costs. Instead, roofline articulation is provided in a more selective manner through roof angles, material transitions, and changes in façade treatment. These elements provide visual interest and break down the building mass while remaining consistent with the project’s contemporary architectural expression.
3. Roof Form-Cornice Detail: The Citywide Objective Design Standards require cornice details to be a minimum of 18 inches in height and 12 inches in depth. The project proposes cornice elements located below the roofline at various locations to create the visual impression of building step-backs at the sixth and seventh stories. Window detailing and overall articulation are consistent with the building’s contemporary design aesthetic. Additional building articulation is achieved through variations in materials and color, providing depth and visual interest without reliance on traditional cornice detailing.
4. Individual Lockable Storage for Residents: Section SMC 19.38.040 requires the provision of 200 cubic feet of individual lockable storage for studio and one-bedroom units and 300 cubic feet for all other residential units. The proposed project provides 4,800 cubic feet of lockable storage (24 storage units out of 172 required). The applicant’s justification letter cites construction costs as the reason for requesting the concession.
Waivers: Per Government Code Section 65915 (e)(1), a waiver is the reduction of development standards that would physically preclude the applicant from constructing the proposed development with the allowed number of units and concessions granted. The project includes two waivers:
1. Street Setback: The Citywide Objective Design Standards require a minimum 5-foot step-back for the third floor and above along public street-facing façade. The project does not provide an additional step-back above the third floor. The applicant states that compliance with this requirement would result in the loss of 30 units, which would compromise their funding.
2. Vertical Building Articulation: The Citywide Objective Design Standards require vertical division of building elevations through major recesses at maximum intervals of 75 feet, with each recess measuring a minimum of 10 feet in width and 5 feet in depth from ground level to the roofline. The project proposes vertical building divisions ranging from approximately 5 to 9 feet in depth. The applicant states that compliance with this requirement would result in the loss of 24 units.
Staff finds that the requested concessions and waivers meet the State Density Bonus Law justifications. Five of the six requested reductions from standards are related to architecture and massing. There is sufficient architectural detailing, plane changes, and a variety of colors and materials that help to reduce the visual impact of these deviations. Regarding lockable storage, staff has explored floor plan changes to accommodate more storage for the residential units but site constraints and funding requirement to achieve the requested number of units limit the ability to add more lockable storage. A similar waiver request was granted for MidPen’s other project at 1178 Sonora Court.
Architecture:
The building architecture features a contemporary design with distinct massing, colors and materials. The architectural approach is to translate these traditional elements into a more modern and abstract style. The design is further enhanced with variations in materials, building forms, offset planes, and accent colors. The base, middle and top are expressed through changes in color, material, and fenestration. Exterior materials include stucco, cement board siding, balcony railing, balcony railing, brise soleil, tile, vinyl windows railing, and canopy.
The ground floor along Sonora Court is occupied by residential amenities and building support uses, including a community room, lobby, conference room, manager’s office, and bicycle storage. These uses establish an active and articulated building base and contribute to a pedestrian-oriented streetscape. This elevation provides a pedestrian-scale character through the use of a glazed storefront system, canopy elements, and stucco framing. The elevation incorporates varying façade projections, along with changes in materials and color blocks, to break up the vertical massing. A parapet with a distinct roofline defines the top of the building, complemented by an angled roofline at the southwest corner.
The primary entrance to the development is located at the ground level adjacent to the stairwell and manager’s office and is emphasized through large window openings and a wood canopy. The canopy is set at 14 feet and wraps the front and side elevations, creating the visual impression of a taller ground-floor plate height. Vertical grille material at the stairwell provides additional material variation and visual interest. The driveway entrance to the garage is located at the eastern end of this elevation.
Staff finds that the proposed architectural design is consistent with the guidelines contained in the LSAP through use of high-quality materials, attention to detail at focal points, urban forms that vary in height and depth, varying wall and roof planes and interesting pedestrian-scale elements that help to promote street activity.
Landscaping and Tree Preservation:
The project is required to provide a minimum of 20% landscaping per SMC Section 19.28.110. The project proposes 20.4% or 11,576 square feet of landscaping where 20% is required. The proposed development is an urban project with 58% coverage with podium level parking. Landscaping is also provided in the open space in the courtyard.
Out of the two trees proposed for removal along Sonora Court, both qualify as “protected” trees pursuant to Sunnyvale Municipal Code (SMC) Chapter 19.94 and are therefore subject to the City’s Tree Preservation regulations. Protected sized trees are required to be replaced per the City’s Tree Replacement Policy. The trees to be removed are in poor condition. Staff finds that the removal of the protected trees is necessary to achieve the proposed density that is encouraged by the LSAP. Tree removal is reviewed through the Special Development Permit process and replacement trees are required to be planted as a condition of the approval. The project proposes planting of 13 new trees.
The majority of the Cedar trees along Sonora Court will be preserved, which currently form a dense canopy screening the site from the street. The new driveway has been placed in a location to avoid removal of these trees. A new sidewalk will also be strategically placed in back of the existing trees, with a sidewalk easement for public access. Retaining these trees creates a unique, character-defining environment while also protecting this unique resource.
Solid Waste and Recycling Access:
Trash chutes are provided on every floor, within 150 feet of each residential unit. Recycling and solid waste are collected on the ground floor within the main trash room located on the northwest side of the building and managed by onsite maintenance staff. Regular trash collection is scheduled from the driveway accessed via Sonora Court. The main trash room is located within the parking level and is fully screened, ensuring it is not visible from adjoining streets or properties.
Parking:
A total of 107 parking spaces would be required based on the number of units and bedroom count. The applicant is utilizing AB 2097, which prohibits the City from requiring minimum parking spaces. While no parking spaces are required for the project, the applicant has designed the project to include 88 parking spaces (approximately 0.5 space per unit) within the first two levels of the building with access to Sonora Court. All parking will be assigned, with the detailed parking allocation and lottery plan developed prior to lease up. The applicant also proposes to implement a no-vehicle preference, whereby applicants who attest that they do not own a vehicle would be prioritized during the leasing process, to the extent permitted by applicable law and project funding sources .The project also provides 122 secured bicycle parking spaces for residents and guests within two bike storage rooms, one near the main entrance and a second one located near the center of the garage. The central bike parking room includes spaces for cargo bikes, e-bikes and a bike repair station.
Construction Management Plan:
Prior to issuance of grading or building permits, the applicant is required to submit a Construction Management Plan (CMP) for review and approval by the City (see Condition of Approval BP-21 in Attachment 4). The CMP will describe how construction activities will be conducted to minimize impacts to surrounding properties, public streets, and utilities. Impacts that will be addressed in the CMP include construction noise, dust, parking, staging and storage of materials, and measures to maintain safe pedestrian, bicycle, and vehicular access. Contact information for the construction manager shall be provided, along with a process of responding to public complaints.
Green Building:
A minimum of 90 points on the GreenPoint Rated checklist are required for new multi-family residential construction. A preliminary GreenPoint Rated checklist was prepared by the applicant with 95.4 points targeted.
Transportation Demand Management (TDM):
The SMC requires all new multi-family residential uses to participate in a TDM program. A minimum of 9 points is required from the menu of strategies in the City’s TDM program. The project attains a total of 13 points based on its proximity to the Lawrence Caltrain Station and its designation as a 100% affordable housing development. (see Attachment 9).
Usable Open Space and Amenities:
Usable open space is provided within the courtyard in the center of the project on the 3rd floor. The project exceeds the minimum requirement by providing 78 square feet per unit where 50 square feet minimum is required. The development will provide sufficient indoor and outdoor amenities for future residents including a learning center, community room, kitchen, laundry, terrace, and an outdoor courtyard that includes seating and a raised garden area.
Easements and Utilities:
Existing curb, gutter, sidewalks, curb cuts, and driveway would be removed, and new curb, gutter, sidewalks, driveway approaches, street trees and streetlights will be installed in the public right-of way per City standard specifications. Sonora Court will be upgraded to LSAP Standard Detail requirements. Sonora Court will require a 4-foot planter strip and 6-foot sidewalk. Standard water, sewer, storm drain, and dry utility upgrades will be provided as required by the SMC. Overhead utilities on Sonora Court frontage will be required to be undergrounded or relocated.
Fiscal Impact
The project is subject to payment of a Transportation Impact Fee (TIF) and School Impact Fees to the Sunnyvale School District. Other standard fees and taxes apply. Affordable rental developments are exempt from park in-lieu and rental housing mitigation fee requirements under the applicable SMC chapters.
PUBLIC CONTACT
Neighborhood Outreach Meeting:
The applicant facilitated a community outreach meeting on June 6, 2025. Property owners and residents within 1,000 feet of the site, interested parties, community organizations, and neighborhood associations were notified. The meeting was held online and covered topics including an introduction of the project and developer, overview of the Lawrence Station Area Plan goals, design visioning, and design feedback. Six participants attended the meeting, and no comments or concerns were made.
Planning Commission Study Session:
A study session was held with the Planning Commission on July 28, 2025. During the study session, Commissioners provided comments regarding bike circulation, connectivity to Caltrain, access to public transit, neighborhood amenities, parking, and the overall site layout.
Some Commissioners expressed concern about site connectivity in light of the reduced on-site parking. Specifically, concerns were raised that the project’s reduced parking may be challenging given that the area may not yet be fully served by public transportation and currently lacks certain neighborhood amenities that could reduce reliance on driving.
Additional site design comments related to lobby seating, elevator lobby design, the roof deck configuration, and limited natural light to Unit 3A.
The site currently has access to several walkable and bikeable amenities, including:
• Lawrence Caltrain Station (approximately 653 feet / 3-minute walk)
• Costco (0.3 miles), including grocery and pharmacy services
• Retail shops at Savoy Apartments and services at Prado Apartments (approximately 0.4 miles)
• Nob Hill Foods (0.6 miles)
• Dental and medical services along Kifer Road, including Concentra (0.66 miles)
• Sunnyvale Community Services (1.1 miles), which provides food assistance and financial support programs
• Kaiser Permanente Santa Clara (1.1 miles)
The project proposes 88 parking spaces (0.51 ratio), supplemented by a comprehensive mobility program that includes:
• 1:1 secure bicycle parking (including cargo bike spaces and e-bike charging infrastructure)
• Transit passes for residents
• A proposed no-vehicle leasing preference prioritizing applicants who attest that they do not own a vehicle, consistent with applicable law and funding requirements
The applicant has also prepared a Mobility Plan and a Parking Supply Assessment by Fehr & Peers supporting the proposed parking strategy (Attachment 8) and the applicant has provided a Parking Supply Assessment (Attachment 10).
Overall, the project’s parking supply and mobility measures are intended to align with its transit-rich location and support reduced vehicle ownership while maintaining equitable access to employment, education, and essential services. The reduced parking aligns with the Lawrence Station Area Plan’s transit-oriented development goals, and the project’s proximity to Caltrain, lower expected vehicle ownership among residents, and comparable affordable housing projects with similar parking ratios support the conclusion that the parking supply is reasonable.
All Commissioners expressed support for the requested waivers and concessions. The final design set has been revised to reflect the Planning Commission’s input. The applicant has addressed concerns regarding site connectivity in Attachment 8.
Notice of Public Hearing:
Public contact was made by posting the Planning Commission 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.
2,560 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. No letters or calls were received from the public by staff.
Staff has not received any correspondence or phone calls from neighbors at the time of writing of this report.
Alternatives
1. Make the findings required to approve the CEQA determination that the project is consistent with the Lawrence Station Area Plan (LSAP) and the LSAP Program EIR and 2021 LSAP Update/Intuitive Surgical Corporate Campus Project Subsequent EIR and no additional environmental review is required as described in the Final Environmental Checklist in Attachment 5, and approve the Special Development Permit based on the findings in Attachment 3, and conditions of approval in Attachment 4.
2. Make the findings required to approve the CEQA determination that the project is consistent with the Lawrence Station Area Plan (LSAP) and the LSAP Program EIR and 2021 LSAP Update/Intuitive Surgical Corporate Campus Project Subsequent EIR and no additional environmental review is required as described in the Final Environmental Checklist in Attachment 5,and approve the Special Development Permit based on the findings in Attachment 3, and modified conditions of approval.
3. Do not make the required findings and direct staff where changes should be made.
4. Deny the project, based on findings for denial consistent with State law.
STAFF Recommendation
Recommendation
Alternative 1: Make the findings required to approve the CEQA determination that the project is consistent with the Lawrence Station Area Plan (LSAP) and the LSAP Program EIR and 2021 LSAP Update/Intuitive Surgical Corporate Campus Project Subsequent EIR and no additional environmental review is required as described in the Final Environmental Checklist in Attachment 5, and approve the Special Development Permit based on the findings in Attachment 3, and conditions of approval in Attachment 4.
The proposed project furthers the goals and objectives of the General Plan and LSAP by providing much-needed affordable housing in close proximity to transit. While concessions and waivers are being requested, staff finds that they are reasonable as they result in a well-designed project that is compatible with other housing developments found in the neighborhood. The additional density requested and reduced parking are consistent with applicable State housing laws.
Levine Act
LEVINE ACT
The Levine Act (Gov. Code Section 84308) prohibits city officials from participating in certain decisions regarding licenses, permits, and other entitlements for use if the official has received a campaign contribution of more than $500 from a party, participant, or agent of a party or participant in the previous 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to-play-limits-and-prohibitions.html
An “X” in the checklist below indicates that the action being considered falls under a Levine Act category or exemption:
SUBJECT TO THE LEVINE ACT
_x__ Land development entitlements
___ Other permit, license, or entitlement for use
___ Contract or franchise
EXEMPT FROM THE LEVINE ACT
___ Competitively bid contract*
___ Labor or personal employment contract
___ Contract under $50,000 or non-fiscal
___ Contract between public agencies
___ General policy and legislative actions
* "Competitively bid" means a contract that must be awarded to the lowest responsive and responsible bidder.
staff
Prepared by: Margaret Netto, Senior Planner
Reviewed by: Noren Caliva-Lepe, Principal Planner
Approved by: Shaunn Mendrin, Planning Manager
ATTACHMENTS
1. Site, Vicinity and Public Notice Mailing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. CEQA consistency checklist with the LSAP EIR and LSAP Update SEIR
6. Proposed Site and Architectural Plans
7. Applicant’s Project Description and Density Bonus Letter
8. Applicant’s response to Study Session
9. TDM Checklist
10. Public Comment Received
11. Parking Supply Assessment
12. Letter of Support