REPORT TO PLANNING COMMISSION
SUBJECT
Title
File #: 2015-7275
Location: 1111 Lockheed Martin Way (APNs: 110-01-036 and 110-01-038)
Proposed Project: Discussion and possible actions on:
MAJOR MOFFETT PARK SPECIAL DEVELOPMENT PERMIT to demolish existing buildings and construct five eight-story buildings, two four-story parking structures, one-five-story parking structure and a two-story amenities building resulting in approximately 1.65 million square feet of office use.
DEVELOPMENT AGREEMENT Introduction of an Ordinance Approving and Adopting a Development Agreement between the City of Sunnyvale and MT II LLC (Jay Paul Company)
Environmental Review: A Subsequent Environmental Impact Report (SEIR) has been prepared in compliance with California Environmental Quality Act provisions and City Guidelines.
Applicant / Owner: MT II, LLC (Jay Paul Company)
Staff Contact: Margaret Netto, 408-730-7628, mnetto@sunnyvale.ca.gov
Report
REPORT IN BRIEF
Current General Plan: Moffett Park Transit Oriented Development
Existing Zoning: Moffett Park Transit Oriented Development (MP-TOD)
Existing Site Conditions: Five existing buildings totaling 924,500 square feet of office, electronic assembly and testing, aluminum machining, satellite assembly, and R&D space.
Surrounding Land Uses and Tenants
North: Office (Lockheed Martin)
South: Office (Technology Corners/Google)
East: Office (Juniper Networks)
West: Office (Moffett Towers/Various Tenants)
Issues: Land Use Compatibility and Architecture
BACKGROUND
On April 19, 2016, the City Council approved an amendment of the Moffett Park Specific Plan to Moffett Park Transit Oriented Development, an introduced an Ordinance to Rezone the site to Moffett Park Transit Oriented Development, certified the Subsequent Environmental Impact Report, made the Findings Required by CEQA, and adopted a Statement of Overriding Considerations and Mitigation Monitoring Program (RTC 16-358).
PROJECT DESCRIPTION
The proposed project includes demolition of 924,500 square feet of office on a 47.4‐acre site and construction of five new eight‐story office buildings, and a two‐story amenities building for a total of 1,651,795 square feet of office space, a 50,000 square foot amenities building, three parking structures (4 and 5-stories) and surface parking for a total 5,340 parking spaces. The buildings would be oriented to surround large landscaped common space to accommodate active and passive recreation on‐site. Each office building would have the same design and building height. The office buildings would each total 320,359 square feet of gross floor area, with footprints of 40,045 square feet.
The campus development would be clustered around the proposed 50,000 square foot amenities building expected to include a fitness center and café. The central courtyard would have extensive outdoor facilities including a pool and sports courts. The parking structures have been placed to provide an adequate buffer for adjacent uses as well as being proximate to the buildings for even distribution of parking. The project would include special parking for vanpools, carpools, electric vehicles, and spaces for shuttle stops. Class 1 (secured) and Class 2 (unsecured) bicycle parking would be provided at each building.
EXISTING POLICY
The Moffett Park Specific Plan implements the goals and policies of the General Plan for properties within the plan area. Office developments are encouraged to locate in the Moffett Park Specific Plan area, particularly near light rail stations, to maximize transit oriented development opportunities. The proposed project would provide employment opportunities, and would update and enhance the character of the site, streetscape, and surrounding community. Key objectives and purposes from the Moffett Park Specific Plan that pertain to the proposed project are provided in the recommended findings (Attachment 3).
The Moffett Park Specific Plan includes Design Guidelines that provide recommendations for site planning, architecture, landscaping and site amenities, sustainable design and green building techniques in private development. The Citywide Design Guidelines provide recommendations for site planning, architecture and design. The Parking Structure Design Guidelines provide recommendations to ensure that new parking structures complement the scale and character of nearby development, provide a high level of design quality, and ensure sensitivity to the adjacent pedestrian environment and street character. The Bird-Safe Design Guidelines include measures to reduce bird strikes into buildings in all locations of the city. Findings related to design are in Attachment 3.
Sunnyvale General Plan
The General Plan is the primary policy that guides the physical development of the City. The General Plan contains long-term goals and policies for the next 10-20 years and strategic actions for the next 10 years. Primary goals and policies pertaining to office and industrial development are relevant to the Moffett Park Specific Plan (MPSP) amendment including:
Policy LT-4.8: Cluster high intensity industrial uses in areas with easy access to transportation corridors.
Policy LT-4.10: Provide appropriate site access to commercial and office uses while preserving available road capacity.
Goal LT-6: Sustain a strong local economy that contributes fiscal support for desired city services and provides a mix of jobs and commercial opportunities.
Goal LT-7: Endeavor to maintain a balanced economic base that can resist downturns of any one economic sector.
Moffett Park Specific Plan
The MPSP covers approximately 1,156 acres north of State Highway 237 that is predominately developed with office, R & D and industrial uses. The MPSP is the primary policy document that governs development in Moffett Park and includes Guiding Principles and Specific Plan Objectives for the plan area. Principles and objectives that are particularly pertinent to the proposed land use change are as follows:
Guiding Principle 1.0: Positively influence the Sunnyvale business climate and enhance economic vitality by providing comprehensive land use policies and permitting processed that encourage development of additional needed Class ‘A’ office space to diversify the industrial base of Sunnyvale.
Guiding Principle 4.0: Provide opportunity for strategic retention and attraction of business and private investment.
Guiding Principle 5.0: Focus areas of higher intensity development in areas adjacent to public transportation, and infrastructure planning.
Guiding Principle 8.0: Increase utilization of public transit through coordinated land use, transportation, and infrastructure planning.
Plan Objective LU-1: Establish development regulations that provide framework to allow for higher intensity development.
Plan Objective LU-4: Establish land use districts that encourage high quality corporate headquarter and Class ‘A’ office development.
Plan Objective LU-5: Provide for higher intensity development corridors and within close proximity to rail and transit stations.
Plan Objective LU-6: Provide a development reserve of additional square footage for site adjacent to public transit facilities as an incentive to developers and to provide flexibility of use for the future needs of the City’s residents and business.
ENVIRONMENTAL REVIEW
A program level Environmental Impact Report (EIR) was prepared for the Moffett Park Specific Plan (MPSP) in 2003. The purpose of the program-level EIR was to inform the public agency decision-makers and the general public about the proposed MPSP and any potential impacts that may be associated with the planning and subsequent implementation of the Specific Plan.
For purposes of this project, a Subsequent EIR (SEIR) was prepared. The SEIR discusses the environmental impacts of the Specific Plan Amendment, Rezoning and the proposed related development project.
On April 19, 2016 the City Council certified the SEIR, and adopted a Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program for the project with respect to the Specific Plan Amendment and Rezoning. Because the approval of the development project is being heard separately, the City Council is required to make CEQA findings and re-adopt the Statement of Overriding Considerations in connection with the approval of the Special Development Permit (SDP) and Development Agreement.
The SEIR determined that the project would or could possibly cause significant impacts in the areas of Aesthetics, Air Quality, Cultural Resources, Geology and Soils, Land Use, Noise, Hazards and Hazardous Materials, Public Services and Utilities, and Transportation and Traffic. Significant environmental impacts of the proposed project would be reduced to a less than significant level with the implementation of mitigation measures identified in the SEIR for all impacts except construction air quality and cumulative plus project traffic impacts. Mitigation measures are incorporated into the Conditions of Approval for the Special Development Permit of the project.
The SEIR identified the following areas where, after the implementation of feasible/mitigation measures, the project may result in impacts that cannot be fully mitigated:
• Construction Air Quality Impacts
• Cumulative Plus Project Traffic Impacts
Air Quality Impacts
The project would demolish the existing buildings onsite and develop approximately 1.65 million square feet of office space in a campus development over 47.4 acres. Demolition would include the removal of approximately 633,745 square feet of office and R&D space. Earthwork would require 68,022 cubic yards of cut and 68,869 cubic yards of fill, with a total of 847 cubic yards of soil to be imported. Construction would occur in one phase (approximately three years), with the greatest amount of fugitive dust emissions being generated during the initial stage of project construction due to the application of architectural coatings. With implementation of construction mitigation measures emissions would be reduced to a less than significant level however, ROG (reactive organic gases) would remain significant and unavoidable for construction year 3; and NOx (mono-nitrogen oxides) emissions would remain significant and unavoidable for construction years 1, 2, and 3.
Cumulative Plus Project Traffic Impacts
The cumulative analysis provides a long-term projection (Year 2025) of the traffic operations within the project study area and summarizes the potential long-term transportation related impacts associated with the project. The project would have significant impact on the following intersections in the Cumulative Plus Project Scenario:
• N. Mathilda Avenue/Innovation Way: PM peak period
The Mitigation Measure for the intersection includes the applicant paying a fair share for managed traffic control project. However, because the City’s project to develop a fully coordinated and interconnected managed traffic control system along Mathilda Avenue is an unfunded project and implementation of this project may not mitigate this impact. Therefore, potential impacts remain significant and unavoidable.
DISCUSSION
Major Moffett Park Special Development Permit
The proposed project includes the development of approximately 1.65 million square feet of floor area located over two parcels, with a project total of 80 percent FAR. All square footage above the base zoning is subtracted from the Moffett Park Development Reserve. Projects over 100,000 square feet in the MP-TOD zoning district are subject to the permits and green building standards outlined in the table below.
|
FAR |
Permit/ Decision Maker |
Green Building Requirement |
|
Up to 50% |
Design Review/ Director of Community Development |
LEED Gold, verified by LEED AP |
|
Up to 70% |
Design Review/ Planning Commission |
LEED Gold, certified by USGBC |
|
Up to 80% |
Special Development Permit/ City Council |
LEED Gold, certified by USGBC, & demonstration that project incorporates additional green/sustainable development features |
Architecture
The building design incorporates materials and building techniques that are similar to other Class A office developments in the surrounding area. Design details distinguish this project from other Class A office buildings in Moffett Park. The office buildings would be steel frame structures that utilize a typical floor to floor height of 14 feet above a first floor. The first floor would be 16 feet in height. The buildings would have a maximum height of 129 feet. Each of the five office buildings would be identical however each façade is unique. The specific placement and orientation of each building would have a different façade to the street providing a variety in the architectural experience from the public right of way and also from the central open spaces.
The building form combines two massing treatments: an articulated main building bisected by a taller element which forms the mechanical roof screen. These two elements create interest to the overall form and are differentiated and highlighted through variations in building facade, window, and roof parapet treatments.
Visual interest would be provided through a large window wall pop-out, an angled glass wall with a glass rail edge, and articulated corner stair elements. Building rooflines would be broken up with sunshades, metal panels and trellis at the 8th floor. These design elements break up the facade, add scale and enhance prominent building corners. The building entries would be accented with architectural metal fins with the main lobby entry highlighted by a large structural glass windows and a pedestrian scale entry portal. This design approach creates visually interesting and varying building facades for the overall office campus. All roof top mechanical equipment would be screened with a solid material façade giving the appearance of wood or natural stone. The project is designed to meet the City’s Bird Safe Design Guidelines by incorporating sunshades, metal canopies, use of glass with low ultraviolet transmittance value, use of opaque/spandrel surfaces and layering and recessed glazed surfaces.
Landscape and Site Improvements
The existing landscaping of the site includes ornamental trees, shrubs, and ground cover surrounding the existing office building. Of 426 existing trees on site, 94 of them are significant size (greater than 38 inches in circumference four and a half feet from the ground). Many of the existing trees are in poor health, or are too close to existing buildings to be considered for preservation.
The proposed site plan is designed with a strong north/south and east/west pedestrian circulation network that connects to the perimeter pedestrian and bicycle system. Along with perimeter sidewalks around the project site (on 5th Avenue, 11th Avenue, and E Street), existing offsite sidewalks and pathways would provide direct access to the two light rail stations, located on Mathilda Avenue and Moffett Park Drive. The project is subject to the City’s public art requirements and the applicant has indicated that they are contemplating an art and landscape concept, similar to the Moffett Towers and Moffett Place developments.
The proposed landscaping and site improvements show about 42 percent of the site in landscaping (well exceeding the minimum of 20 percent) including: a central common landscaped area; parking lot trees and landscaping; accent landscaping near the structures; and, two landscaped entry elements. The site would also meet the City’s parking lot shading requirements.
The landscaping plans have evolved since the original application submittal. The original application preserved 37 of the trees on site and showed a green roof on the largest of the parking structures. The application has been revised to indicate this green roof feature is an optional element. To address the change, the plans preserve in place or relocate 180 existing trees, increase ground level landscaping by about 41,000 square feet (about 0.94 acres), and locate all of the prior green roof amenities at the ground level. The overall site plan has added new broad landscaped pedestrian entry areas at the major entries (80 feet wide each) on 11th and 5th Avenues; these features align with the open space of the campus and provide more comfortable pedestrian linkages from the buildings to the sidewalks and to the two light rail stations.
These new landscaped features would provide a possible location for the project’s public art, which could be integrated into a more detailed design. There will also be pedestrian pathways with seating areas which would be lined with approximately 75 mature Sycamore trees, relocated from elsewhere on the project site. In order to create these two new areas, surface parking has been relocated into parking structure PS B.
In the large open space near the amenities building, there would be numerous outdoor amenity features including a broad variety of both active and passive recreational elements for the use and enjoyment of the campus employees. The central open space would also include numerous small and medium sized outdoor meeting areas, some within the “forest areas” and some with shade structures. In addition, there is one large open meeting area that is of adequate size to be tented for larger tenant events or for visual or active enjoyment.
A total of 209 (64 protected and 145 non-protected) trees would be removed from the site. The landscape plan shows approximately 1,556 new trees to be planted throughout the project site at a replacement ratio of 7.4 to one. Other landscaping proposed throughout the site would include native an ornamental shrubs, grasses, and other groundcovers. The utilization of native grasses and shrubs would ensure the landscaping is low maintenance and would conserve water.
Access and Parking
Access to the project site would be provided from 5th and 11th Avenues and E Street, all of which are private streets and which would be required to provide public access easements. These private streets connect to Mathilda Avenue (a public street) and Enterprise Way (which has both public and private segments, but is available for public use). Each of the buildings would have a main driveway entrance; Buildings 1 and 2 and Parking Structure A would be accessed from 11th Avenue, Buildings 3 and 4 would be accessed from 5th Avenue and E Street, and Building 5 from E Street. A secondary access to the parking areas and parking structures would be provided on 11th Avenue and two additional driveway access points on E Street. The project includes the construction of the 5th Avenue extension eastward to Mathilda Avenue.
Parking for the project would be provided by surface parking (approximately 2,220 parking stalls) and three parking structures (approximately 3,120 stalls) providing a total of about 5,340 spaces. There would be no exclusive parking for the amenities building as use of the building would be for campus employees. Each of the proposed buildings meets the minimum parking requirements (1 space per 300 sf or 1,068 per building). In addition, the proposed parking includes carpool, vanpool and pre-wired electric vehicle charging spaces as required. Bike parking would also be designed in compliance with the City Zoning Code which requires 5% of the number of vehicular parking spaces would be provided for bicycles, of which 75% would be required to be secured bike lockers. Given there are 5,340 planned vehicular parking spaces, the required number of bicycle parking spaces would be 203 secured (Class 1) and 67 unsecured (Class 2). The application includes over 300 bicycle spaces, located throughout the project.
Pedestrian access would be available from Moffett Park Drive and Mathilda Avenue where there are existing VTA light rail stations and bus stops. The project would be located within 1,200 feet from the Moffett Park Drive light rail station and 1,600 feet from the Mathilda Avenue light rail station. Additionally, there is an existing pedestrian bridge over SR 237 with a ramp located at the southeast corner of the Borregas Avenue/Moffett Park Drive intersection that would facilitate bicycle and pedestrian access to the project site and the MPSP area in general.
The project includes Transportation Demand Management (TDM) measures that are designed to provide access to the project site through alternative modes of transportation (e.g., walking, bicycle, light rail, carpool, and bus) in order to reduce the total amount of vehicular trips generated by the use. The TDM is a required component of the MPSP with the intent of reducing overall traffic volumes by 25% for average daily trips and 30% during morning and afternoon peak periods. Elements that have been built into the project design include:
• Transit Service: The project would provide direct access to VTA bus and light rail service on Mathilda Avenue via public pathways and private sidewalks, and improved sidewalk access to VTA bus and LRT service on Mathilda Avenue via public sidewalks on 5th Avenue and 11th Avenue.
• Bike and Pedestrian: The project would include the following elements to enhance bike and pedestrian access:
o Public sidewalks and bike lanes along the proposed improvements to E Street adjacent to the project;
o Formal pedestrian pathways connecting all buildings and parking facilities;
o Designated passenger loading and unloading zones at all main building entries;
o Bicycle parking spaces at a minimum of 50 spaces per building located throughout the project site to enhance usefulness and convenient access from City bike lanes;
• Carpool, vanpool and electric vehicle users:
o Preferential parking
The project may have multiple tenants, therefore; the building’s owners would work with the tenants to implement programs to incentivize building employees to utilize alternative forms of transportation. Programs and service would include:
• Financial Incentives such as VTA Eco pass and commuter check vouchers
• Guaranteed emergency ride home
• Work schedule options such as alternative work schedules and telecommuting programs
• Ridesharing matching which assists tenants and employees in establishing carpools and vanpools
• On-site services to reduce mid-day trips for lunch and errands
Green Building Incentive
The project proposal utilizes the City’s Green Building incentive program available in the Moffett Park Specific Plan (MPSP) area. Incentives are offered for projects that exceed the minimum green building threshold and the incentives are designed to encourage project applicants and developers to provide additional green building features. Non-residential projects are subject to Leadership in Energy and Environmental Design (LEED) standards, which provide a complete framework for assessing building performance in energy and environmental design and meeting sustainability goals. LEED emphasizes state-of-the-art strategies for sustainable site development, water savings, energy efficiency, materials selection and indoor environmental quality. LEED is a performance-based program that provides the project design team the ability to select which credits they would achieve and how it would be designed.
The Green Building Program brings together the MPSP and Citywide green building requirements and incentives. Use of the MPSP Development reserve is allowed through a two tier incentive program. Under the City’s Green Building program, new construction of 100,000 sf. or greater in the MP-TOD district qualifies for a 20 percent FAR increase (above the base FAR) if the improvements achieve LEED Gold with USGBC certification. An additional 10 percent FAR (over the maximum FAR) would be allowed if the project is certified LEED Gold through the USGBC and the project incorporates additional green/sustainable development features. In order to meet the City’s LEED incentive requirements, the applicant is proposing the following as part of the project:
New Buildings: The new buildings would be constructed to meet LEED Platinum certification. The applicant would obtain LEED CS Platinum (core/shell) USGBC certification for all buildings once warm shell improvements are complete.
New Tenant Improvements: All future tenant improvements would be required to meet LEED CI Platinum (commercial interior) USGBC certification.
Staff finds that achieving a LEED Platinum rating, along with other project design features including architectural design, site plan, considerable amount of landscaped area and preservation of on-site trees, meets the requirement of additional green/sustainable features in order to receive the additional 10 percent FAR.
Development Agreement
The project applicant (developer) is proposing to enter into a Development Agreement (DA) with the City of Sunnyvale. The term of the DA would be 15 years with one possible 5-year extension. The DA identifies the terms and obligations of both parties, the general and vested entitlements, and identification of the mutual benefits to both parties.
Fiscal Impact
A direct economic benefit for the proposed project would be the fees the developer would pay as part of the permitting process which are required development impact fees (even without a Development Agreement). The amount is expected to be close to $15 million dollars in one-time revenue: housing mitigation fees ($8.5 million), traffic impacts fee ($4.0 million), construction taxes, ($1.1 million), and general plan maintenance ($310,900). School impact fees would be paid directly to the Sunnyvale School District and the Fremont Union High School District. The fees would be based on a fixed cost per net new square footage.
Additionally, the DA includes the following benefits to the City:
• Additional Traffic Improvement Payment for 101/237/Mathilda Interchange: the applicant shall pay to the City a total of $11 million to be used for improvements to the 101/237/Mathilda Interchange.
• Additional Traffic Improvement: Design and Construction of E Street segment. The estimated cost of the E Street Segment is $4.5 million at the time of this agreement approval. Developer is obligated to complete this feature, even if cost is higher.
• Contribution of $7 million for funding three public safety officer positions for staffing fire station No. 5: The applicant shall pay a lump sum total which shall be used by the City to fund three public safety officers for a seven year period of time.
The total additional financial benefits (to the City) associated with the Development Agreement, is $22.5 million.
The DA involves granting benefits to both the City and developer, which are summarized below:
Benefit to the Developer: The developer benefits from the additional floor area permitted on the project property, not to exceed 80 percent FAR. The developer’s entitlements would be vested for 15 years with one five-year extension available.
Benefit to the City: The DA would further implement the objectives of the MPSP by providing, development of a new Class A office campus within walking distance of light rail and bus stops, and pedestrian and transportation improvements to improve circulation in the area. The City would benefit from the additional $11 million dollar payment towards the 101/237/Mathilda Interchange improvements that will benefit City residents and visitors. The City would also receive funding for three additional public safety personnel for a seven year period. The additional staff at Fire Station No. 5 would help the City provide adequate emergency response in the Moffett Park Specific Plan area as well as the northern areas of the City. Residents and visitors to the City would benefit from improved circulation within the Moffett Park Specific Plan area with the opening of E Street to provide connection between 5th and 11th Avenues. The proposed ordinance to approve and adopt the DA, with the DA attached as Exhibit A, are included in Attachment 3.
PUBLIC CONTACT
Notice of Public Hearing, Staff Report and Agenda:
- Published in the Sun newspaper
- Posted on the site
- 116 notices mailed to property owners and tenants within 2000 feet of the project site (see map in Attachment 1)
- Posted on the City of Sunnyvale's Web site
- Provided at the Reference Section of the City of Sunnyvale's Public Library
- Agenda posted on the City's official notice bulletin board
Neighborhood Outreach Meeting
The applicant conducted an outreach meeting on January 28, 2016. The meeting notification radius is depicted in Attachment 1, which includes all properties located a minimum of 2,000 feet from the edge of the site. No members of the public attended.
Planning Commission Meeting
The Planning Commission conducted a public hearing on the Draft SEIR on February 8, 2016. At this meeting, members of the public and the Planning Commission had the opportunity to provide comments on the analysis and results of the SEIR. No members of the public spoke. The Planning Commission had formatting suggestions (the suggestions are reflected in the Refinements section of the Final SEIR).
Planning Commission Study Session
On February 22, 2016, the City Council conducted a study session on the proposed project. An overview of project was provided, questions and discussion mostly related to tree removal and size of replacement trees, traffic impacts and the view of the project from Highway 101. The revised plans included removal of fewer trees, provided larger replacement trees and added a variety of building materials to break up the top of the buildings to provide variation when viewed from Highway 101. The attached drawings reflect the changes.
Planning Commission Meeting
The Planning Commission held a public hearing on the proposed project on April 11, 2016. The Planning Commission inquired about the FSEIR and related traffic impacts and mitigation, the details of the Green Building Incentive and the Transportation Demand Management Program. Two members of the public spoke and expressed concerns with traffic and parking. The Planning Commission recommended approval of the Moffett Park Specific Plan Amendments, Rezoning Actions, and to certify the Subsequent EIR and to adopt the Statement of Overriding Considerations, and adopting the Mitigation Monitoring and Reporting Program.
City Council Hearing
The City Council held a public hearing on the proposed project on April 19, 2016. Council members inquired about impacts related to the original Moffett Park Specific Plan EIR, green building incentives, traffic demand management program, the high garden on the Parking Structure A, Bird Safe Design Guidelines, and the number of square feet per employee. Two members of the public spoke and expressed concerns regarding TDM requirements and zero increase in traffic trips, and maximizing bird safe guidelines into the building design. The City Council approved the Moffett Park Specific Plan Amendments, Rezoning Actions, and to certify the SEIR and to adopt the Statement of Overriding Considerations, and adopting the Mitigation Monitoring and Reporting Program.
ALTERNATIVES
Recommend to City Council:
Environmental Review:
1. Make the Findings required by CEQA, Adopt a Statement of Overriding Considerations and Mitigation Monitoring Program as contained in Attachment 8.
Major Moffett Park Special Development Permit:
2. Approve the Major Moffett Park Special Development Permit as indicated in the Site and Architectural Plans in Attachment 7 of this report, Findings of Approval in Attachment 3 of this report and Conditions of Approval in Attachment 4 of this report.
3. Approve the Major Moffett Park Special Development Permit with modified findings or conditions of approval.
4. Deny the Major Moffett Park Special Development Permit.
Development Agreement:
5. Introduce an ordinance approving and adopting a Development Agreement between the City of Sunnyvale and Moffett Towers II, LLC (Jay Paul Company) as contained in findings for approval in Attachment 5 of the report and Draft Ordinance in Attachment 6 of the report.
6. Do not introduce an ordinance to enter into a Development Agreement between City of Sunnyvale and Moffett Towers II, LLC (Jay Paul Company)
STAFF RECOMMENDATION
Recommendation
Recommend to City Council, Alternatives 1, 2, and 5. Approve the Major Moffett Park Special Development Permit as indicated in the Site and Architectural Plans in Attachment 7 of the report, Findings of Approval in Attachment 3 of the report and Conditions of Approval in Attachment 4 of the report; and, Introduce an ordinance approving and adopting a Development Agreement between the City of Sunnyvale and Moffett Towers II, LLC (Jay Paul Company) as contained in findings for approval in Attachment 5 of the report and Draft Ordinance in Attachment 6 of the report.
Staff:
Prepared by: Margaret Netto, Contract Planner
Reviewed by: Andrew Miner, Planning Officer
Reviewed by: Trudi Ryan, Community Development Director
Reviewed by: Kent Steffens, Assistant City Manager
Approved by: Deanna J. Santana, City Manager
ATTACHMENTS
1. Vicinity Map
2. Data Table
3. Recommended Moffett Park Specific Plan Findings
4. Recommended Conditions of Approval
5. Development Agreement Findings
6. Development Agreement Ordinance
7. Project Plans
8. Resolution Adopting Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program