City of Sunnyvale  
Meeting Minutes  
Planning Commission  
Monday, November 24, 2025  
5:30 PM  
Online and Council Chambers, City Hall,  
456 W. Olive Ave., Sunnyvale, CA 94086  
Special Meeting: Study Session - 5:30 PM | Public Hearing - 7:00 PM  
5:30 P.M. SPECIAL PLANNING COMMISSION MEETING (Study Session)  
Call to Order  
Planning Officer Shaunn Mendrin announced that the Planning Commission study  
session will begin once a quorum is present. He noted that the public hearing  
portion of the meeting may begin past 7:00 PM for this reason.  
Vice Chair Shukla called the meeting to order at 5:50 PM.  
Roll Call  
Present: 4 -  
Absent: 3 -  
Vice Chair Neela Shukla  
Commissioner Chris Figone  
Commissioner Martin Pyne  
Commissioner Michael Serrone  
Chair Nathan Iglesias  
Commissioner Galen Kim Davis  
Commissioner Ilan Sigura  
Study Session  
A.  
Proposed Project: Related applications on a 0.29-acre site:  
SPECIAL DEVELOPMENT PERMIT: To allow construction of  
five town-home style condominium units, including requests to  
deviate from front setback, height, garage size, and usable open  
space requirements.  
25-1032  
TENTATIVE MAP: To create five condominium units.  
Location: 1001 S Wolfe Road (APN:211-16-042)  
File #: PLNG-2024-0639  
Zoning: R-3/PD (Medium Density Residential/Planned Development)  
Applicant / Owner: Samir Sharma (applicant) / Gregory Cary (owner)  
Environmental Review: Statutory exemption under AB 130  
Project Planner: Shila Bagley, (408) 730-7418,  
sbagley@sunnyvale.ca.gov  
Proposed Project: Related applications on a 20.55-acre site:  
USE PERMIT: To demolish six industrial office buildings and  
construct 329 three-story townhomes and detached dwelling units  
which includes 41 Accessory Dwelling Units;  
B.  
25-1088  
TENTATIVE TRACT MAP: to subdivide the existing two lots into  
151 lots, 178 condominiums, and 53 parcels.  
Location: 510-920 De Guigne Drive (APNs: 205-22-022 and  
205-22-023)  
File #: PLNG-2025-0230  
Zoning: M-S (Industrial and Service)  
General Plan: Medium Density Residential (15-24 du/ac)  
Applicant / Owner: Kyle Winkler, Tidewater Capital (applicant) / TC III  
SPP NORTH LLC (owner)  
Environmental Review: No additional review required per CEQA  
Guidelines section 15183 - environmental impacts of the project are  
addressed in the Land Use and Transportation Element (LUTE)  
Environmental Impact Report (EIR).  
Project Planner: Momo Ishijima, (408) 730-7532,  
mishijima@sunnyvale.ca.gov  
Adjourn Special Meeting  
7 P.M. PLANNING COMMISSION MEETING  
CALL TO ORDER  
Vice Chair Shukla called the meeting to order at 7:45 PM.  
SALUTE TO THE FLAG  
Vice Chair Shukla led the salute to the flag.  
ROLL CALL  
Present: 4 -  
Absent: 3 -  
Vice Chair Neela Shukla  
Commissioner Chris Figone  
Commissioner Martin Pyne  
Commissioner Michael Serrone  
Chair Nathan Iglesias  
Commissioner Galen Kim Davis  
Commissioner Ilan Sigura  
The absences of Chair Iglesias and Commissioner Davis are excused.  
Commissioner Sigura’s absence is unexcused.  
ORAL COMMUNICATIONS  
None.  
CONSENT CALENDAR  
There were no public speakers for this agenda item.  
MOTION: Commissioner Pyne moved, and Vice Chair Shukla seconded the motion  
to approve the Consent Calendar.  
The motion carried by the following vote:  
Yes: 4 -  
Vice Chair Shukla  
Commissioner Figone  
Commissioner Pyne  
Commissioner Serrone  
No: 0  
Absent: 3 -  
Chair Iglesias  
Commissioner Davis  
Commissioner Sigura  
Approve Planning Commission Meeting Minutes of November 10, 2025  
1.  
25-1087  
Approve Planning Commission Meeting Minutes of November 10, 2025, as  
submitted.  
PUBLIC HEARINGS/GENERAL BUSINESS  
2.  
25-0965  
Proposed Project: Related applications on a 4.99-acre site:  
DEVELOPMENT AGREEMENT (DA): Introduce an Ordinance  
Approving a DA between the City of Sunnyvale and BEP Moffett  
Park LLC.  
MOFFETT PARK SITE MASTER PLAN (MPSMP): To  
establish horizontal site planning and vertical floor area  
allocations.  
MOFFETT PARK SPECIAL DEVELOPMENT PERMIT  
(MPSDP): to demolish two existing office/R&D buildings and all  
site work and construct three (3) level office/R&D building over a  
three (3)-level above-grade podium with podium-level private roof  
deck.  
Location: 333-385 Moffett Park Drive (APN:110-34-005)  
File #: PLNG-2025-0137 (DA& MPSMP) & PLNG-2025-0072  
(MPSDP)  
Zoning: Moffett Park (MP-02)  
Applicant: Ellis Partners  
Owners: BEP Moffett Park LLC  
Environmental Review: No additional review required per California  
Environmental Quality Act (CEQA) Guidelines Section 15183 as the  
environmental impacts of the project are addressed in the Moffett Park  
Specific Plan (MPSP) Environmental Impact Report (EIR).  
Project Planner: Margaret Netto, (408) 730-7628,  
mnetto@sunnyvale.ca.gov  
Senior Planner Margaret Netto presented the staff report with a slide presentation.  
She also read into the record the modifications that staff made to the Moffett Park  
Special Development Permit (MPSDP) Recommended Conditions of Approval for  
the proposed project.  
Commissioner Pyne confirmed with Senior Planner Netto that MPSDP  
Recommended Condition of Approval BP- 38 (in Attachment 5 to the report) is being  
removed since it is a duplicate of an earlier condition (Recommended MPSDP  
Condition of Approval BP-16).  
Commissioner Pyne noted a few typos in the agenda package:  
1. Attachment 5, Recommended MPSDP Condition of Approval EP-28 – The  
condition refers to five driveways, but there appears to be three. Principal Planner  
Klein stated staff would investigate it and fix it prior to City Council meeting.  
2. Attachment 3, Draft Planning Commission Findings for the Development  
Agreement, Section 5 on page 5 – It references “downtown.” Principal Planner Klein  
stated staff will fix the typo prior to City Council meeting.  
3. Attachment 3, Draft Planning Commission Findings for the Development  
Agreement, Section 3 on page 4 – The last bullet appears to be an incomplete  
sentence. Principal Planner Klein stated staff will investigate it and fix it prior to City  
Council meeting.  
4. Attachment 2, Draft Ordinance and Development Agreement, page 2 – In two  
places, the Planning Commission public hearing date is shown as November 10,  
2025. This should be changed to November 24, 2025. Principal Planner Klein  
stated staff will fix the two typos prior to City Council meeting.  
Commissioner Serrone expressed his support for the additional public parking  
included in the proposed project. He questioned whether available parking is  
currently an issue in that area of Moffett Park. Planning Officer Shaunn Mendrin  
explained that an analysis of the proposed uses in the MPSP area was conducted  
to determine parking ratios suitable for that area. Commissioner Pyne shared that in  
his experience working within that area ten years ago, he did not notice any parking  
issues.  
David Harty (Senior Vice President at Ellis Partners) presented additional  
information on the proposed project.  
Commissioner Serrone confirmed the following with Mr. Harty: the proposed project  
will include infrastructure to support an on-site, full-service café; the proposed  
project’s parking podium will be made of steel and the two buildings on top of it may  
be made of either steel or timber; the proposed project’s creation space will be  
leased separately, and its rental price will be dictated by the market.  
Commissioner Pyne and Mr. Harty discussed the anticipated development timeline  
for the proposed project.  
At Commissioner Pyne’s request, Casey Crawmer (Principal at HGA) provided  
details on the proposed project’s coded patterning of glazing panels that is a  
reference to binary computer code.  
Commissioner Figone commented on the beauty of the proposed project’s  
architecture.  
Commissioner Figone asked whether the proposed project’s solar panels will  
provide an adequate supply of energy for the research and development (R&D)  
buildings or whether other sources of power will be available. Mr. Harty explained  
that tenants of the R&D buildings may rely on energy provided by the proposed  
project’s solar system and that consideration may be given to replacing the existing  
solar panels later, if necessary.  
Vice Chair Shukla discussed the proposed project’s creation space with Mr. Harty  
and Planning Officer Mendrin. She and Mr. Harty also discussed the intended vision  
for the proposed project’s pollinator garden and Privately Owned and Publicly  
Accessible (POPA) areas.  
Vice Chair Shukla opened the Public Hearing.  
Kerry Haywood, speaking on behalf of the Moffett Park Business Group, spoke in  
support of the proposed project and explained that it is in alignment with the goals  
and design principles established in the MPSP. She urged the Planning  
Commissioners to approve the proposed project.  
Mr. Harty provided closing comments.  
Vice Chair Shukla closed the Public Hearing.  
MOTION: Commissioner Pyne moved, and Commissioner Serrone seconded the  
motion to recommend Alternative 2 to the City Council:  
Approve the Development Agreement and Modify the Site Master Plan and Special  
Development Permit (with modifications)  
a. Make the findings required by Resolution No. 371-81 (Attachment 3 to the  
Report), with modifications to Findings 3 and 5 to correct incomplete sentences and  
replace all references to Downtown Specific Plan with the Moffett Park Specific Plan  
area.  
b. Recommend to City Council the Introduction of an Ordinance Approving and  
Adopting a Development Agreement between the City of Sunnyvale and BEP  
Moffett Park (Attachment 2 to the Report, with modifications to page 2 to state that  
the Planning Commission held a public hearing and recommended Development  
Agreement findings for the proposed project on November 24, 2025, instead of  
November 10, 2025).  
c. Recommend to City Council to Find that the Project is consistent with the Moffett  
Park Specific Plan Program Environmental Impact Report and no additional  
environmental review is required under Section 15183 of the Guidelines to the  
California Environmental Quality Act (CEQA) (removing the reference to the  
Downtown Specific Plan and its EIR as noted by Planning Officer Shaunn Mendrin);  
and  
d. Recommend to City Council to approve the Moffett Park Site Master Plan  
(MPSMP) and Moffett Park Special Development Permit based on Recommended  
Findings in Attachment 4 and Recommended Conditions of Approval in Attachment  
5 subject to modifications reported by staff during the staff presentation and a  
modification to MPSDP Recommended Condition of Approval EP-28 reducing the  
driveway approaches to 3.  
Principal Planner Klein confirmed with Commissioner Pyne that the motion included  
reference to fixing the typos raised earlier in the discussion.  
Commissioner Pyne spoke in support of the proposed project and highlighted the  
ways it meets goals of the MPSP and City policies. He confirmed his ability to make  
the findings to support approval of the proposed project.  
Commissioner Serrone shared his thoughts on the proposed project’s visually  
appealing design and the benefits the proposed project will offer to the community  
and the City. He spoke in support of the proposed project and offered his thoughts  
on the impacts of offering in-house subsidized food service on the proposed project  
site.  
Vice Chair Shukla confirmed her support for the proposed project and commended  
its features and the amenities it will provide.  
The motion carried by the following vote:  
Yes: 4 -  
Vice Chair Shukla  
Commissioner Figone  
Commissioner Pyne  
Commissioner Serrone  
No: 0  
Absent: 3 -  
Chair Iglesias  
Commissioner Davis  
Commissioner Sigura  
This recommendation will be forwarded to the City Council for consideration at the  
December 9, 2025, meeting.  
NON-AGENDA ITEMS AND COMMENTS  
-Commissioner Comments  
Commissioner Serrone confirmed with Planning Officer Shaunn Mendrin that  
developers fund environmental review services to prepare environmental reports for  
projects.  
-Staff Comments  
Planning Officer Shaunn Mendrin reminded the Planning Commissioners that the  
Council Priority Projects Workshop will take place on February 26, 2026.  
ADJOURNMENT  
Vice Chair Shukla adjourned the meeting at 8:56 PM.