REPORT TO COUNCIL
SUBJECT
Title
Proposed Project: Related applications on the 0.69-acre site:
GENERAL PLAN AMENDMENT: Amend the General Plan land use designation from Low Density Residential (up to 7 du/acre) to Low-Medium Density Residential (7-14 du/acre).
REZONE: Rezone from Low Density Residential (R-0) to Low-Medium Density Residential (R-2) with a Planned Development (PD) combining district.
Location: 781 S. Wolfe Road (APN: 211-05-009)
File #: PLNG-2024-0344
Zoning: R-0 (Low Density Residential)
Applicant / Owner: Dahlin Group (applicant) / Forrest Mozart (owner)
Environmental Review: Negative Declaration
Project Planner: Aastha Vashist, (408) 730-7458, avashist@sunnyvale.ca.gov
Report
SUMMARY OF COMMISSION ACTION
The Planning Commission considered this item on May 27, 2025. Five members of the public provided oral comments. Public Comment letters are provided in Attachment 9. An excerpt of the meeting minutes is in Attachment 10.
Commissioners asked questions regarding the applicability of state housing laws to Planned Development (PD) combining district sites, Below Market Rate (BMR) housing requirements, and Accessory Dwelling Unit (ADU) allowances on the project site.
A commissioner expressed concern that the limited number of parking spaces available for residential units and potential ADUs on each of the individual lots could lead to parking overflow on adjacent streets. The commissioner also recommended updating page 126 of Attachment 8 (Initial Study/Negative Declaration) to clarify that a ballot measure for the construction of a new Main Library was not approved by voters. The corrected Initial Study is included in Attachment 8.
The Planning Commission voted unanimously on a 5-0 vote (two absent) to recommend that the City Council adopt the staff recommendation, Alternative 1, and take the following actions for the parcel located at 781 S. Wolfe Road:
a. Make the Findings required by CEQA (Attachment 3 to the report) and Adopt the Negative Declaration (Attachment 8 to the report);
b. Adopt a Resolution (Attachment 4 to the report) to Amend the General Plan Land Use Designation for the site from Low Density Residential to Low-Medium Density Residential;
c. Make the Finding that the General Plan Amendment and Rezoning are deemed to be in the public interest (Attachment 3 to the report); and
d. Introduce an Ordinance (Attachment 5 to the report) to Rezone the site from Low Density Residential (R-0) to Low Medium Density Residential (R-2) with a Planned Development (PD) combining district.
Vehicle Access from Lusterleaf Drive
Staff evaluated potential vehicular access from Lusterleaf Drive in accordance with the City Council direction provided in 2023 during consideration of the General Plan Amendment Initiation (GPI) application. The project site is currently accessed from South Wolfe Road.
Four members of public expressed concerns during the Planning Commission hearing regarding the proposed vehicular access from Lusterleaf Drive. One speaker highlighted impact to the peace and safety of existing residents, while others raised concerns about the increase in traffic and congestion on Lusterleaf Drive and nearby streets, particularly in proximity to Braly Elementary School. A representative of the neighboring Firethorn Terrace Homeowners Association voiced support for the proposed Lusterleaf Drive access, citing safety concerns related to high traffic volumes and speeds along South Wolfe Road, which they experience on a daily basis.
Lusterleaf Drive is a neighborhood street that connects to the residential collector streets Iris Avenue and Gail Avenue. In contrast, the segment of South Wolfe Road along the project site is a Class II Arterial that provides access to all transportation modes, with a focus on local access. South Wolfe Road has significantly higher traffic volumes than Lusterleaf Drive with a posted speed limit of 35 miles per hour. Given the proposed lower density development, the width of South Wolfe Road and its higher traffic volumes and speeds, staff finds it is appropriate to access the site from Lusterleaf Drive and recommends closing off existing driveway access on South Wolfe Road. The proposed project density is not expected to significantly increase traffic on Lusterleaf Drive.
A member of the public also questioned why Lusterleaf Drive access was not addressed in the Initial Study/Negative Declaration (Attachment 8). The Initial Study was conducted at a programmatic level by the City’s environmental consultant, David J Powers & Associates, Inc. (DJP), to assess potential significant environmental impacts related to the GPA and rezoning. If the GPA and rezoning are approved, a separate Special Development Permit (SDP) and Tentative Map will be required for the future development of the site. At that time, a project-specific environmental review will be conducted based on the detailed development proposal.
Staff received a public comment letter after the Planning Commission hearing from a representative of Braly Corners Neighborhood Association (Attachment 9). The letter requested that the section of Lusterleaf Drive currently designated as “no stopping” area be maintained. Vehicle access details and related safety measures will be evaluated as part of the SDP process.
PUBLIC CONTACT
Public contact was made by posting the Council meeting agenda on the City's official-notice bulletin board at City Hall. Notices were sent to residents and property owners within 300 feet of the project site. 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
Actions related to the General Plan Amendment and Rezoning for the parcel at 781 S. Wolfe Road:
1. Take the following actions:
a. Make the Findings required by California Environmental Quality Act (CEQA) (Attachment 3 to the report) and Adopt the Negative Declaration (Attachment 8 to the report);
b. Adopt a Resolution (Attachment 4 to the report) to Amend the General Plan Land Use Designation for the site from Low Density Residential to Low-Medium Density Residential;
c. Make the Finding that the General Plan Amendment and Rezoning are deemed to be in the public interest (Attachment 3 to the report); and
d. Introduce an Ordinance (Attachment 5 to the report) to Rezone the site from Low Density Residential (R-0) to Low Medium Density Residential (R-2) with a Planned Development (PD) combining district.
2. Do not amend the General Plan or Zoning designation for the site.
3. Do not make the CEQA Findings and direct staff as to where additional environmental review is required.
STAFF RECOMMENDATION
Recommendation
Actions related to the General Plan Amendment and Rezoning for the parcel at 781 S. Wolfe Road, Alternative 1:
1. Take the following actions:
a. Make the Findings required by California Environmental Quality Act (CEQA) (Attachment 3 to the report) and Adopt the Negative Declaration (Attachment 8 to the report);
b. Adopt a Resolution (Attachment 4 to the report) to Amend the General Plan Land Use Designation for the site from Low Density Residential to Low-Medium Density Residential;
c. Make the Finding that the General Plan Amendment and Rezoning are deemed to be in the public interest (Attachment 3 to the report); and
d. Introduce an Ordinance (Attachment 5 to the report) to Rezone the site from Low Density Residential (R-0) to Low Medium Density Residential (R-2) with a Planned Development (PD) combining district.
JUSTIFICATION FOR RECOMMENDATION
Staff recommends a Low-Medium Density Residential General Plan designation and R-2/PD zoning to maintain consistency with the existing land use and development pattern of the site immediately to the north, while also providing a gradual transition from medium and low-medium densities along South Wolfe Road to the surrounding single-family home neighborhood. This recommended residential density would support development of more ownership dwelling units that are comparable in both scale and character of the adjacent residential neighborhood.
The inclusion of a Planned Development (PD) combining district will allow for greater flexibility in site planning and enable a higher quality, context sensitive design. Furthermore, the Sunnyvale Municipal Code (SMC), the City’s Single-Family Home Design Techniques, and the public review process provide oversight to ensure that neighborhood compatibility is appropriately addressed in any future development proposal.
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: Aastha Vashist, Senior Planner
Reviewed by: George Schroeder, Principal Planner
Reviewed by: Shaunn Mendrin, Planning Officer
Reviewed by: Trudi Ryan, Director of Community Development
Reviewed by: Connie Verceles, Deputy City Manager
Approved by: Tim Kirby, City Manager
ATTACHMENTS
1. Report to Planning Commission [25-0523, May 27, 2025] (without attachments)
2. Noticing and Vicinity Map
3. Recommended Findings
4. Draft Resolution and Map
5. Draft Ordinance and Map
6. Table with Comparison of Development Standards
7. Applicant’s Conceptual Site Plan
8. Initial Study - Negative Declaration (Updated since Planning Commission hearing)
9. Public Comments Received
Additional Attachments for Report to Council
10. Excerpt of Final Minutes of the Planning Commission Meeting of May 27, 2025
11. Public Comments Received After Planning Commission Staff Report Published