City of Sunnyvale  
Meeting Minutes  
Planning Commission  
Monday, February 24, 2025  
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: 6 -  
Chair Nathan Iglesias  
Commissioner Chris Figone  
Commissioner Martin Pyne  
Commissioner Michael Serrone  
Commissioner Neela Shukla  
Commissioner Ilan Sigura  
Absent: 1 - Vice Chair Galen Kim Davis  
Vice Chair Davis’ absence is unexcused.  
ORAL COMMUNICATIONS  
None.  
CONSENT CALENDAR  
There were no public speakers for this agenda item.  
MOTION: Commissioner Pyne moved and Commissioner Shukla seconded the  
motion to approve the Consent Calendar.  
The motion carried by the following vote:  
Yes: 6 -  
Chair Iglesias  
Commissioner Figone  
Commissioner Pyne  
Commissioner Serrone  
Commissioner Shukla  
Commissioner Sigura  
No: 0  
Absent: 1 - Vice Chair Davis  
This decision, as it applies to Agenda Item 1.B, is final unless appealed or called up  
for review by the City Council by 5:00 PM on Tuesday, March 11, 2025.  
Approve Planning Commission Meeting Minutes of February 10, 2025  
1.A  
25-0362  
Approve Planning Commission Meeting Minutes of February 10, 2025 as submitted.  
Proposed Project:  
DESIGN REVIEW: Construct a one-story addition of 575 square  
1.B  
25-0309  
feet to an existing two-story single-family home, resulting in 2,926  
square feet (2,451 square feet living area and 475 square feet  
garage) and 49% floor area ratio (FAR).  
Location: 842 Hollenbeck Avenue (APN: 201-24-011)  
File #: PLNG-2024-0713  
Zoning: R-0 (Low Density Residential)  
Applicant / Owner: Sherman Lee (applicant) / Shih-Chieh Huang  
(owner)  
Environmental Review: A Class 1 Categorical Exemption relieves this  
project from environmental review under the California Environmental  
Quality Act (CEQA). (CEQA Guidelines Section 15301)  
Project Planner: Gabriela Ventura, (408) 730-7407,  
Gventura@sunnyvale.ca.gov  
Alternative 1: Find that the Project is Exempt from CEQA Pursuant to CEQA  
Guidelines Section 15301 and Approve the Design Review based on the  
Recommended Findings in Attachment 3 and subject to the Recommended  
Conditions of Approval in Attachment 4.  
PUBLIC HEARINGS/GENERAL BUSINESS  
Proposed Project:  
2.  
25-0191  
Introduce an ordinance to Amend Chapter 19.67 (Inclusionary Below  
Market Rate Ownership Housing Program) and Chapter 19.77  
(Inclusionary Below Market Rate rental housing) of Title 19 (Zoning) of  
the Sunnyvale Municipal Code to Modify Requirements for Qualified  
Retail Preservation Projects, Adopt a Resolution to establish a retail  
preservation incentive program for certain village center sites and Find  
that the Proposed Amendments Are Consistent with the Environmental  
Impact Report for the Land Use and Transportation Element (LUTE) and  
Do Not Require Additional Environmental Review Pursuant to CEQA  
Guidelines Section 15162.  
Location: Citywide Village Center Sites  
File #: PLNG-2025-0001  
General Plan Land Use: VMU (Village Center Mixed Use)  
Project Planner: Trudi Ryan, (408) 730-7435, tryan@sunnyvale.ca.gov  
Director of Community Development Trudi Ryan presented the staff report with a  
slide presentation.  
Commissioner Serrone spoke in support of a program that addresses the loss of  
retail in City neighborhoods.  
Commissioner Serrone and Director of Community Development Trudi Ryan  
discussed whether the City’s Below Market Rate (BMR) inclusionary housing  
requirement discourages developers from building residential projects. Director of  
Community Development Trudi Ryan explained that she does not believe this is the  
case since the number of housing developments within the City increases yearly  
and the City continues to aggressively rezone sites to accommodate residential  
development.  
Commissioner Serrone confirmed with Director of Community Development Trudi  
Ryan that if the BMR inclusionary housing requirement is eliminated, developers  
would still be subject to all other applicable standards. These include standards for  
outreach meetings and objective design standards.  
Commissioner Serrone asked about the concessions and waivers associated with  
the proposed incentive program and how they compare to those allowed by the  
Density Bonus law. He also expressed his opinion that object design standards  
improve the quality of developmental designs, but concessions and waivers allow  
developers to bypass them. Director of Community Development Trudi Ryan  
explained that, for developments in the Village Centers in particular, concessions  
and waivers are needed to accommodate the density of townhouses and  
commercial developments.  
Commissioner Serrone questioned whether we are incentivizing the development of  
townhouses over rental units. Director of Community Development Trudi Ryan  
explained that while the City offers many rental opportunities and that rental units  
are profitable, townhomes are currently the most profitable housing type. She added  
that there are factors beyond the City’s control that affect how developers consider  
the potential for development.  
Commissioner Serrone noted that if the BMR inclusionary housing requirement is  
eliminated, developers may still build lower income housing on sites not identified in  
the Housing Element as available for lower income housing. Director of Community  
Development Trudi Ryan answered that these developments must have a density  
greater than 30 dwelling units per acre or designated 100 percent affordable. She  
added that a program in the Housing Element will explore higher densities on some  
Village Center sites in higher resource areas south of El Camino Real.  
Commissioner Serrone noted that the incentive program excludes sites located  
south of El Camino Real even though that area has seen a decline in retail  
developments as well.  
Commissioner Serrone received clarification from Director of Community  
Development Trudi Ryan on the requirement for the incentive program that sites  
may not be located within 1,700 feet walking distance via public street from any  
property zoned C-1, C-2 or MP-AC and that staff is not recommending offering the  
program to Village Centers south of El Camino Real.  
Commissioner Serrone confirmed with Director of Community Development Trudi  
Ryan that rezoning certain districts will be considered as a follow up to the Village  
Center Master Plan.  
Commissioner Serrone discussed with Director of Community Development Trudi  
Ryan how modification of zoning designations or the General Plan may be needed  
to support the retention of commercial uses when applicable Village Center sites  
redevelop with residential developments.  
At Commissioner Shukla’s request, Director of Community Development Trudi Ryan  
explained the distinction between waivers and concessions.  
Commissioner Shukla and Director of Community Development Trudi Ryan  
discussed the status of the proposed developments for Village Centers 1 and 2 and  
why these Village Centers are excluded from the proposed incentive program.  
Commissioner Shukla spoke in support of the proposed incentive program and  
lower income housing.  
Commissioner Pyne confirmed with Director of Community Development Trudi Ryan  
that the Planning Commission will consider the adoption of the Village Center  
Master Plan in summer 2025.  
Regarding the incentive program requirement that sites may not be located within  
1,700 feet walking distance via public street from any property zoned C-1, C-2 or  
MP-AC, Commissioner Pyne asked whether consideration may also be given to the  
type of commercial development within walking distance. He provided an example of  
a grocery store at Village Center 4 being replaced by a commercial development of  
a different kind. Director of Community Development Trudi Ryan explained that  
spaces are designated for retail and not specific types of retail.  
Chair Iglesias shared his excitement for a program that aims to incentivize retail  
developments.  
Chair Iglesias confirmed with Director of Community Development Trudi Ryan that  
any increase in commercial development within applicable Village Center sites will  
render the proposed incentive program successful.  
Chair Iglesias opened the Public Hearing.  
Hillel Hachlili, Sunnyvale resident, advocated for the restriction of nightclubs within  
Village Centers, especially Village Center 6, due to the noise they generate.  
Chuck Fraleigh, speaking on his own behalf, elaborated on the importance of both  
housing and retail, confirmed his support of the proposed incentive program  
especially as it pertains to Village Centers 5 and 6, and suggested that staff include  
examples to support floor area ratio calculations in their presentations since they  
are complex.  
Zubin Abraham, Sunnyvale resident, stated that he and others did not receive  
notices for this public hearing item in the mail. He also spoke of the food desert that  
may result from the elimination of commercial developments currently in Village  
Center 5.  
Cortney Jansen, Sunnyvale resident speaking on her own behalf, spoke in overall  
support of an incentive program to increase retail within the City. However, she  
proposed that the floor area ratio (FAR) of commercial and retail uses within  
applicable projects must be 10 to 20 percent instead of the proposed 5 to 10  
percent. She also suggested that if existing retailers on these sites cannot retain  
their spaces, priority should be given to small and local businesses. Lastly, she  
urged City staff to contact the Lakewood Village Neighborhood Association Board  
when conducting any relevant community outreach.  
Gail Rubino, speaking on her own behalf, advocated for a minimum of 30,000  
square feet of retail for Village Centers 5 and 6. She also questioned the  
perspective of developers on the proposed incentive program.  
Agnes Veith, member of Livable Sunnyvale speaking on her own behalf,  
emphasized the importance of affordable housing and retail. She shared her  
concerns about eliminating the required inclusionary BMR housing requirement for  
the Village Centers to incentivize developers to build more commercial  
developments. She also voiced her appreciation for staff efforts to reach a happy  
medium between retail and housing.  
Zadori, Sunnyvale resident, shared her support of incentivizing the provision of retail  
space on Village Center sites while maintaining as much of the existing retail in  
Village Center 6. She also asked whether it would be possible for developers to  
include commercial developments with greater FAR than what is currently being  
proposed (5 to 10 percent).  
Alex K., Sunnyvale resident, stressed the importance of affordable housing in a  
livable area. He advocated for a mixed-use environment that supports walkability  
and agreed that the required FAR for commercial developments within the Village  
Centers should be increased.  
Nitesh, Sunnyvale resident, supported the prioritization of local businesses and  
small shops if not the retention of existing businesses in Village Center 5 to support  
the growing community in that area.  
Director of Community Development Trudi Ryan explained that a 10 percent FAR for  
4-acre site would be approximately 17,000 square feet while a 10 percent FAR for a  
6-acre site would be about 26,000 square feet. She added that when sites  
redevelop, the City’s Economic Development staff will follow up with existing  
businesses on the Village Center sites. Addressing concerns raised about the 15  
percent inclusionary BMR housing requirement being threatened, she shared that a  
study is being conducted to consider increasing this percentage to 20.  
Chair Iglesias closed the Public Hearing.  
Commissioner Pyne noted that one member of the public shared concerns  
regarding the inclusion of a nightclub in Village Center 6 due to noise levels it might  
generate. Director of Community Development Trudi Ryan responded that while the  
zoning district in this Village Center allows for entertainment and the sale of alcohol  
with the approval of a separate permit, the establishment’s proximity to residents will  
be considered. She added that in the process of redeveloping zoning regulations for  
the Village Centers, consideration will be given to the exclusion of a nightclub use  
from those areas.  
Commissioner Figone stated that it is critical to preserve as much retail as possible,  
especially retail in Village Center 6. He explained that this Village Center will thrive  
due to its proximity to Levi’s Stadium. In general, he noted the importance of  
considering the City’s future needs when making decisions at present.  
Commissioner Serrone and Director of Community Development Trudi Ryan  
discussed why certain Village Center sites are excluded from the proposed incentive  
program. Director of Community Development Trudi Ryan added that the Planning  
Commission may choose to modify recommended requirements that would prevent  
certain Village Center sites from participating in the proposed incentive program.  
Commissioner Shukla provided her thoughts and comments on the incentive  
program, its relationship with the inclusionary BMR housing requirement, and its  
potential impacts.  
Chair Iglesias confirmed his support of the proposal with no modifications and  
added that any modifications informed by data may be made later.  
Commissioner Serrone confirmed with Director of Community Development Trudi  
Ryan that if developers forego participation in the proposed incentive program, they  
will be subject to the inclusionary BMR housing requirement.  
MOTION: Commissioner Shukla moved and Commissioner Pyne seconded the  
motion to recommend Alternative 1 to the City Council:  
Introduce an ordinance to amend Chapter 19.67 (Inclusionary Below Market Rate  
Ownership Housing Program) and Chapter 19.77 (Inclusionary Below Market Rate  
rental housing) of Title 19 (Zoning) of the Sunnyvale Municipal Code relating to  
modified requirements for qualifying retail preservation projects in Attachment 2,  
Adopt a Resolution (Attachment 3), and find that the ordinance and Resolution are  
consistent with the certified Land Use and Transportation Element (LUTE) EIR and  
no further environmental review is required under CEQA Guidelines 15162.  
Commissioner Shukla voiced her support of incentivizing developers to build  
commercial developments.  
Commissioner Pyne confirmed his support of the motion and proposed the  
expansion of the proposed policy to other sites depending on its success.  
Commissioner Serrone stated that while he is supportive of the motion, he would  
have preferred that additional Village Center sites in northern areas of the City could  
be eligible for the proposed incentive program. Overall, he commented that the  
proposed solution is a creative one to preserve retail in the City.  
Chair Iglesias expressed his support of the motion and noted that it will allow the  
City to determine whether the proposed policy may be applied to other areas and  
consider other incentives to increase commercial development throughout the City.  
The motion carried by the following vote:  
Yes: 6 -  
Chair Iglesias  
Commissioner Figone  
Commissioner Pyne  
Commissioner Serrone  
Commissioner Shukla  
Commissioner Sigura  
No: 0  
Absent: 1 - Vice Chair Davis  
This recommendation will be forwarded to the City Council for consideration at the  
March 18, 2025 meeting.  
STANDING ITEM: CONSIDERATION OF POTENTIAL STUDY ISSUES  
None.  
INFORMATION ONLY REPORTS/ITEMS  
None.  
Planning Commission Proposed Study Issues, Calendar Year: 2026  
(Information Only)  
3.  
25-0363  
NON-AGENDA ITEMS AND COMMENTS  
-Commissioner Comments  
Commissioner Pyne noted that the City Council is scheduled to review and approve  
2025 Board and Commission annual Work Plans on February 25, 2025. He thanked  
staff for considering his feedback regarding a 2025 Planning Commission meeting  
date that conflicts with the Jewish High Holidays.  
-Staff Comments  
Planning Officer Shaunn Mendrin informed the Planning Commissioners that on  
February 25, 2025, the City Council will consider potential modifications to  
relocation assistance requirements for the City’s Residential Tenant Protections  
Programs; review the City’s Code of Ethics and Conduct for Elected and Appointed  
Officials; and review and approve 2025 Board and Commission annual Work Plans.  
Planning Officer Mendrin announced that the City’s Department of Public Safety will  
conduct an Information Night on February 27, 2025.  
ADJOURNMENT  
Chair Iglesias adjourned the meeting at 8:43 PM.