City of Sunnyvale  
Meeting Minutes  
Planning Commission  
Monday, September 9, 2024  
7:00 PM  
Online and Council Chambers, City Hall,  
456 W. Olive Ave., Sunnyvale, CA 94086  
No Study Session | Public Hearing - 7:00 PM  
NO STUDY SESSION  
7 P.M. PLANNING COMMISSION MEETING  
CALL TO ORDER  
Chair Iglesias called the meeting to order at 7:00 PM.  
SALUTE TO THE FLAG  
Chair Iglesias led the salute to the flag.  
ROLL CALL  
Present: 7 - Chair Nathan Iglesias  
Vice Chair Galen Kim Davis  
Commissioner Chris Figone  
Commissioner Martin Pyne  
Commissioner Michael Serrone  
Commissioner Neela Shukla  
Commissioner Ilan Sigura  
ORAL COMMUNICATIONS  
Chair Iglesias announced that recruitment is underway for the City’s Charter  
Review Committee. He provided some details on the Committee and the  
application and interview processes.  
There were no public speakers for this agenda item.  
CONSENT CALENDAR  
There were no public speakers for this agenda item.  
MOTION: Vice Chair Davis moved and Commissioner Pyne seconded the motion  
to approve the Consent Calendar with the following revision to the minutes:  
1.) Note that the last sentence on page seven should read, “Chair Iglesias closed  
the Public Hearing.”  
The motion carried by the following vote:  
Yes: 6 - Chair Iglesias  
Vice Chair Davis  
Commissioner Figone  
Commissioner Serrone  
Commissioner Shukla  
Commissioner Sigura  
No: 0  
Abstained: 1 - Commissioner Pyne  
Approve Planning Commission Meeting Minutes of August 12, 2024  
1.  
24-0908  
Approve Planning Commission Meeting Minutes of August 12, 2024 as submitted.  
PUBLIC HEARINGS/GENERAL BUSINESS  
Proposed Project:  
SPECIAL DEVELOPMENT PERMIT: Demolish two existing  
2.  
24-0922  
used auto sales buildings and construct a mixed-use project:  
1) A six-story senior housing building including approximately  
12,232 square feet of commercial floor area, 113 independent  
living units, and 36 assisted living accommodations; and,  
2) A three-story convalescent hospital building with 72,000  
square feet of floor area and a 52-bed capacity.  
Location: 1027-1035 West El Camino Real (APN: 161-41-009)  
File #: PLNG-2023-0234  
Zoning: ECR-MU42 (El Camino Real Mixed Use)  
Applicant / Owner: PMB LLC (applicant) / Nicholas Gera (owner)  
Environmental Review: No additional review required as per CEQA  
Guidelines 15183 - environmental impacts of the project are  
addressed in the El Camino Real Specific Plan (ECRSP)  
Environmental Impact Report (EIR)  
Project Planner: Jeffrey Cucinotta, (408) 730-7424,  
jcucinotta@sunnyvale.ca.gov  
Senior Planner Jeffrey Cucinotta presented the staff report with a slide  
presentation.  
Commissioner Pyne stated Recommended Finding A.7 in Attachment 3 included  
reference to the proposed use of all-electric appliances. Since the City suspended  
enforcement of the all-electric provisions in the Reach Code, he was unable to  
make Recommended Finding A.7. Planning Officer Shaunn Mendrin advised  
Commissioner Pyne to discuss this matter in more detail with the applicant.  
Commissioner Pyne shared his general support for all-electric appliances.  
At Commissioner Serrone’s request, Senior Planner Cucinotta provided some  
clarification on the parking requirements for the proposed project’s commercial  
component. Senior Planner Cucinotta added that the applicant intends to reserve  
parking spaces for retail tenants at the first level of the proposed project’s  
below-ground parking structure.  
Commissioner Serrone inquired about how the green building regulations of the  
California Department of Health Care Access and Information (HCAI) compares to  
those of the City’s. Senior Planner Cucinotta answered that he is unable to provide  
additional information on HCAI regulations since they are not under the Planning  
Division’s purview. Commissioner Serrone acknowledged that the proposed project  
is designed to be LEED-Gold certified and will have no natural gas connection.  
Commissioner Serrone noted that vehicular access to the entrances of the  
proposed developments will be located on El Camino Real and asked whether  
there would be access from Olive Avenue. Senior Planner Cucinotta explained why  
access to these entrances from El Camino Real is restricted to vehicles only and  
added that only pedestrians will have access to these entrances on Olive Avenue.  
Commissioner Serrone confirmed with Senior Planner Cucinotta that subdivision of  
the subject lot was never considered by the property owner or facility owners.  
Commissioner Sigura emphasized the importance of bicycle parking and the  
inclusion of solar panels to support the proposed project’s all-electric appliances.  
Senior Planner Cucinotta responded that the proposed project meets the minimum  
requirement for bicycle parking spaces and that it will include connections for a  
rooftop solar panel system.  
Commissioner Figone expressed his concerns regarding the proposed project’s  
driveway on El Camino Real and asked whether any consideration was given to  
widening it. Senior Planner Cucinotta explained that this driveway was reviewed by  
the City’s Department of Public Works for compliance with City standards.  
Commissioner Figone confirmed with Senior Planner Cucinotta that the proposed  
project meets state requirements for accessible parking. Senior Planner Cucinotta  
added that the applicant may provide additional information on this subject.  
Vice Chair Davis asked about the proposed project’s use of retractable bollards  
and grasscrete. Senior Planner Cucinotta answered that the applicant may  
elaborate on both.  
Chair Iglesias opened the Public Hearing.  
Jon Cowan (Executive Director of Government Relations and Community  
Partnerships at El Camino Health) and Nolan Weinberg (Vice President of  
Development at PMB) presented additional images and information on the  
proposed project.  
Commissioner Shukla questioned why the proposed project’s senior housing  
building does not include an open space on its fourth and fifth floors. Mr. Weinberg  
explained that since those floors are intended for independent living, residents on  
those floors may access the open space on the sixth floor of the building.  
Commissioner Shukla asked about the trees that will replace those that will be  
removed from the proposed project site. Mr. Weinberg answered that since the  
landscape architect for the proposed project was unable to attend the meeting, he  
is unable to provide an answer.  
Commissioner Serrone confirmed with Mr. Weinberg that the convalescent hospital  
will not include any outpatient space, so only those admitted into the hospital will  
receive the available services.  
Commissioner Serrone and Joe Lowe (Principal Architect at Material Design  
Architects) discussed the elements of the proposed convalescent hospital that will  
render it a high-performing building.  
Commissioner Serrone received additional information from Mr. Lowe regarding  
how the retractable bollards on Olive Avenue will operate to allow emergency  
vehicles to access the site.  
Commissioner Pyne confirmed with Mr. Weinberg that a contribution to the public  
arts fund will likely be made in-lieu of placing art on the proposed project site.  
At Vice Chair Davis’ request, Mr. Lowe explained what grasscrete is and described  
the design for the proposed project’s retractable bollards. Mr. Lowe and Mr.  
Weinberg provided the number of employees that are anticipated to be on-site at  
the convalescent hospital and senior housing buildings at any given time.  
At Commissioner Shukla’s request, Mr. Lowe provided details on the emergency  
water storage tank for the proposed project.  
Marie Bernard, Executive Director of Sunnyvale Community Services, spoke in  
support of the proposed project and highlighted the benefits it will provide to the  
City.  
Nisan Stiennon, Sunnyvale resident, voiced his support of the proposed project and  
urged the Planning Commissioners to approve it.  
Mr. Weinberg provided some closing comments.  
Chair Iglesias closed the Public Hearing.  
Commissioner Pyne asked whether staff could provide guidance regarding  
Recommended Finding A.7 in Attachment 3. Planning Officer Mendrin responded  
that this Finding does not require the proposed project to include all-electric  
appliances.  
MOTION: Commissioner Shukla moved and Commissioner Pyne seconded the  
motion to approve Alternative 1 – Make the required findings to approve the CEQA  
determination that the project is consistent with the ECRSP EIR and no additional  
environmental review is required pursuant to CEQA Guidelines Section 15183 and  
approve the Special Development Permit based on the Recommended Findings in  
Attachment 3 and Recommended Conditions of Approval in Attachment 4.  
Commissioner Shukla confirmed her support of the proposed project and  
highlighted the elements that she believes make it great.  
Commissioner Pyne noted that Finding 1 for the Special Development Permit has  
been met and explained why. He also spoke in support of the proposed project’s  
use of all-electric appliances and advocated for the Planning Commission’s  
approval of Alternative 1.  
Vice Chair Davis expressed his support of the motion and highlighted positive  
features of the proposed project.  
Commissioner Serrone stated that he is strongly supportive of the motion and  
commented that, in his opinion, the proposed use is superior to that of the current  
use for the existing site. Specifically, he acknowledged that both the convalescent  
hospital and senior housing buildings will serve as assets to community that will  
improve our collective lives.  
Chair Iglesias voiced his support of the motion and noted that the proposed project  
will be a beautiful addition to the community and offers opportunities for residents to  
age in place.  
The motion carried by the following vote:  
Yes: 7 - Chair Iglesias  
Vice Chair Davis  
Commissioner Figone  
Commissioner Pyne  
Commissioner Serrone  
Commissioner Shukla  
Commissioner Sigura  
No: 0  
This decision is final unless appealed or called up for review by the City Council by  
5:00 PM on Tuesday, September 24, 2024.  
STANDING ITEM: CONSIDERATION OF POTENTIAL STUDY ISSUES  
None.  
INFORMATION ONLY REPORTS/ITEMS  
None.  
Planning Commission Proposed Study Issues, Calendar Year: 2025  
(Information Only)  
3.  
24-0909  
NON-AGENDA ITEMS AND COMMENTS  
-Commissioner Comments  
None.  
-Staff Comments  
At Planning Officer Shaunn Mendrin’s request, Commissioner Pyne provided  
feedback on iLegislate.  
Planning Officer Mendrin announced that the State of the City event will take place  
on September 21, 2024, and he advised the Planning Commissioners who will be  
attending to wear the polos that were given to them.  
Planning Officer Mendrin informed the Planning Commissioners that the joint  
meeting of City Council with Board and Commission Chairs and Vice Chairs will be  
held on November 19, 2024.  
ADJOURNMENT  
Chair Iglesias adjourned the meeting at 8:25 PM.