City of Sunnyvale

Meeting Minutes

Planning Commission

Monday, April 13, 2026

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

Vice Chair Shukla called the meeting to order at 7:00 PM.

SALUTE TO THE FLAG

Vice Chair Shukla led the salute to the flag.

ROLL CALL

Present: 6 -

Vice Chair Neela Shukla

Commissioner Galen Kim Davis

Commissioner Chris Figone

Commissioner Martin Pyne

Commissioner Michael Serrone

Commissioner Ilan Sigura

Absent: 1 - Chair Nathan Iglesias

Chair Iglesias’ absence is excused.

ORAL COMMUNICATIONS

Vice Chair Shukla shared details on the recruitment process for openings on the

City’s boards and commissions.

There were no public speakers for this agenda item.

CONSENT CALENDAR

There were no public speakers for this agenda item.

MOTION: Commissioner Pyne moved, and Commissioner Davis seconded the

motion to approve the Consent Calendar.

The motion carried by the following vote:

Yes: 6 -

Vice Chair Shukla

Commissioner Davis

Commissioner Figone

Commissioner Pyne

Commissioner Serrone

Commissioner Sigura

No: 0

Absent: 1 - Chair Iglesias

Approve Planning Commission Meeting Minutes of March 23, 2026

26-0436

Approve Planning Commission Meeting Minutes of March 23, 2026, as submitted.

PUBLIC HEARINGS/GENERAL BUSINESS

Introduce an Ordinance Amending Chapter 19.71 of the Sunnyvale

Municipal Code Relating to the Residential Tenant Protections Program

26-0159

Housing Specialist II Ryan Dyson presented the staff report with a slide

presentation.

Commissioner Davis asked about how the term “trust” is defined. Housing Specialist

II Dyson answered that the actual definition will be looked into.

Commissioner Davis confirmed with Housing Specialist II Dyson that Project

Sentinel mediates cases involving no-fault just cause evictions and that there were

no cases reported within the last fiscal year. Housing Specialist II Dyson added that

the City receives 20 to 30 calls regarding this topic annually, and there is no data on

cases that were handled without the help of Project Sentinel.

At Commissioner Figone’s request, Housing Specialist II Dyson explained that the

City Council directed staff to study extending the relocation assistance for tenants to

three months.

Commissioner Figone shared his concerns about how increasing relocation

assistance may result in an increase in the cost of rent. Housing Specialist II Dyson

stated that increasing relocation assistance is intended to secure housing for those

subject to a no-fault just cause eviction.

Commissioner Pyne confirmed with Housing Specialist II Dyson that the City does

not have any empirical evidence to show that an increase in tenant protections in

other jurisdictions led to an increase in the cost of rent.

Commissioner Pyne and Housing Specialist II Dyson discussed how long it may

take to study additional tenant protections for “Day 1” just cause evictions, further

protections for vulnerable populations, and fair market rent for relocation assistance.

Commissioner Serrone confirmed with Housing Specialist II Dyson that there are

requirements to make information on tenant relocation assistance publicly available

and accessible.

Commissioner Serrone asked whether the proposed amendment would make it

difficult for landlords to evict tenants for bad behavior. Housing Specialist II Dyson

responded that the proposed amendment incorporates Assembly Bill (AB) 1482 and

focuses on relocation assistance rather than the technical aspect of evictions.

Commissioner Serrone and Housing Specialist II Dyson discussed how

consideration is being given to study additional tenant protections for “Day 1” just

cause evictions and require fair market rent for relocation assistance.

Housing Specialist II Dyson reiterated that Project Sentinel mediates cases involving

no-fault just cause evictions and that there were no cases reported within the last

fiscal year. He added that the City receives calls regarding this topic and there may

be instances where these cases are handled without the help of Project Sentinel.

Commissioner Serrone asked whether tenant protections are still required in the

event a landlord relocates a tenant to another unit within the same complex.

Housing Specialist II Dyson answered that this will be looked into.

Commissioner Serrone received clarification from Housing Specialist II Dyson that

the ordinance defines relocation assistance and that a waiver of rent equivalent to

three months is not included in this definition.

Commissioner Sigura confirmed with Housing Specialist II Dyson that the surveys

conducted did not include questions about the respondent's age.

Commissioner Sigura asked whether there are protections in place for landlords

falsely accused of not paying relocation assistance. Housing Specialist II Dyson

answered that while he is not aware of any such cases, the ordinance outlines

requirements that apply to both landlords and tenants.

At Vice Chair Shukla’s request, Housing Specialist II Dyson explained that the study

of additional tenant protections for “Day 1” just cause evictions, further protections

for vulnerable populations, and fair market rent for relocation assistance was

inadvertently excluded from previous studies and outreach conducted. He added

that the City Council has asked staff to seek guidance on whether to pursue this

study now.

Vice Chair Shukla confirmed with Housing Specialist II Dyson that the surveys

gathered information on the types of rental properties that landlords manage. He

provided a summary of the survey results for this topic.

Vice Chair Shukla opened the Public Hearing.

Ruel Parent, Sunnyvale resident, shared his experience as a landlord and the

impacts that the proposed ordinance amendment may have on him.

Anil Babbar, speaking on behalf of the California Apartment Association, advocated

for the denial of the proposed recommendation, requested that Chapter 19.71 be

upheld without any changes, and explained why.

Agnes Veith, Livable Sunnyvale member speaking on her own behalf, urged the

Planning Commission to approve the proposed recommendation and explained why.

Vice Chair Shukla closed the Public Hearing.

Housing Specialist II Dyson provided information on the types of trusts that are

exempt from the proposed ordinance.

Commissioner Davis proposed ways to encourage more public engagement during

outreach.

Commissioner Davis shared his thoughts on AB 1482 and how it will apply to no

fault, just cause evictions.

Commissioner Serrone stated that despite the lack of data available, he is

supportive of increasing relocation assistance required during no fault, just cause

evictions to three months and explained why.

Commissioner Serrone noted that it would be best to include information on tenant

relocation assistance with the eviction notice. Housing Specialist II Dyson answered

that this practice is already in place.

Vice Chair Shukla stated that she believes additional data is needed before a

decision can be made regarding the proposed ordinance.

Commissioner Sigura, Housing Specialist II Dyson, and Senior Assistant City

Attorney Sandra Lee discussed the reasons why three months of relocation

assistance is required for no fault, just cause evictions. Commissioner Sigura

expressed his concerns that this requirement is unfair to landlords and added that

additional data is needed to support the need for this requirement.

Commissioner Figone agreed that to make a more informed decision, additional

data is needed. He also cautioned against imposing too many restrictions on

landlords.

MOTION: Commissioner Pyne moved, and Commissioner Davis seconded the

motion to recommend Alternatives 1 and 3 to the City Council:

Alternative 1: Introduce an Ordinance (Attachment 4) amending SMC Chapter 19.71

Residential Tenant Protections Program to increase relocation assistance required

during no fault, just cause evictions to three months.

Alternative 3: Direct staff to study additional tenant protections for “Day 1” just

cause evictions, further protections for vulnerable populations, and fair market rent

for relocation assistance.

Commissioner Pyne spoke in favor of relocation assistance to prevent

homelessness and lower homelessness outcomes. He also suggested that staff

prepare to explain to the City Council why the study of additional tenant protections

for “Day 1” just cause evictions, further protections for vulnerable populations, and

fair market rent for relocation assistance was inadvertently excluded from previous

studies and outreach conducted. Commissioner Pyne urged the Planning

Commissioners to vote in support of the motion.

Commissioner Davis offered his understanding of the available data and explained

why it is enough to make an informed decision in favor of the motion. He shared his

hope that other Planning Commissioners may support the motion as well.

Commissioner Serrone confirmed his support for the motion and stated that

increasing relocation assistance to three months is a way to scale the amount of

relocation expenses. He added that this increase does not add complexity to the

existing ordinance.

Commissioner Sigura stated that he is still uncertain about voting in favor of the

motion since the data available is not enough for him.

Commissioner Figone stated that he is not in support of the motion since increasing

relocation assistance may result in confusion among tenants.

Vice Chair Shukla shared that she would be in support of the motion if

developments with fewer rental units were exempt from providing relocation

assistance.

Commissioner Davis confirmed with Housing Specialist II Dyson that the exemptions

under AB 1482 apply based on the characteristics of a property rather that the

number of properties a landlord owns.

Vice Chair Shukla confirmed with Senior Assistant City Attorney Lee that a majority

vote on the motion is required to move the item forward to City Council.

Vice Chair Shukla spoke of amending the motion to specify additional exemptions

from the proposed ordinance. Commissioner Pyne responded that while he prefers

to vote only on the Alternatives recommended by staff, Vice Chair Shukla may make

a motion to formally amend the motion he made.

Vice Chair Shukla explained why she believes it is necessary to amend the motion

to specify that developments with fewer than 10 rental units would be exempt from

the proposed ordinance.

Senior Assistant City Attorney Lee advised the Planning Commissioners that the

motion to amend the main motion must be voted on before the main motion as

amended may be voted on.

FORMAL AMENDMENT: Vice Chair Shukla moved, and Commissioner Sigura

seconded the motion to specify that developments with only 10 or more rental units

would be subject to the proposed ordinance.

Vice Chair Shukla elaborated on why she is supportive of amending the main

motion.

Commissioner Sigura confirmed that he is in support of amending the main motion.

Commissioner Davis stated that he is not in favor of amending the main motion and

explained why.

Commissioner Pyne stated that he is not in support of amending the main motion

since doing so would add unnecessary complexity to the implementation of the

proposed ordinance.

Commissioner Serrone agreed that he will not vote in support of amending the main

motion.

The motion to amend failed with the following vote:

Yes: 2 -

Vice Chair Shukla

Commissioner Sigura

No: 4 -

Commissioner Davis

Commissioner Figone

Commissioner Pyne

Commissioner Serrone

Absent: 1 - Chair Iglesias

Senior Assistant City Attorney Lee explained that in the event the vote is tied or

lacks the majority required to recommend approval or denial and cannot be resolved

by subsequent motions, the vote shall be deemed a recommendation for denial.

The Commissioners agreed by general consent to separate the motion into two

parts for the purpose of voting.

MOTION PART 1, Alternative 1: Introduce an Ordinance (Attachment 4) amending

SMC Chapter 19.71 Residential Tenant Protections Program to increase relocation

assistance required during no fault, just cause evictions to three months.

The motion part 1 failed with the following vote:

Yes: 3 -

No: 2 -

Commissioner Davis

Commissioner Pyne

Commissioner Serrone

Vice Chair Shukla

Commissioner Sigura

Absent: 1 - Chair Iglesias

Abstained: 1 - Commissioner Figone

MOTION PART 2, Alternative 3: Direct staff to study additional tenant protections

for “Day 1” just cause evictions, further protections for vulnerable populations, and

fair market rent for relocation assistance.

The motion part 2 carried by the following vote:

Yes: 6 -

Vice Chair Shukla

Commissioner Davis

Commissioner Figone

Commissioner Pyne

Commissioner Serrone

Commissioner Sigura

No: 0

Absent: 1 - Chair Iglesias

This recommendation will be forwarded to the City Council for consideration at the

May 5, 2026, meeting.

Introduce an Ordinance of the City of Sunnyvale amending Chapter

19.96 (Heritage Preservation) of Title 19 (Zoning) of the Sunnyvale

Municipal Code temporarily excluding the Murphy Station Heritage

Landmark District located at the 100 block of South Murphy Avenue and

surrounding parcels that make up the Heritage Landmark District, a

historic resource on the local historic register, from applicability of SB 79

provisions, and amending the Zoning Map to add a note indicating this

exclusion. (File No. PLNG-2026-0118)

26-0354

Assistant Director of Community Development Andy Miner presented the staff

report.

Commissioner Serrone confirmed with Assistant Director of Community

Development Miner that there is a long-term commitment to maintaining the Murphy

Station Heritage Landmark Historic District as a historic district. Senior Assistant

City Attorney Sandra Lee added that as part of the next housing element, the City

could adopt an alternative transit-oriented development (TOD) plan that would

include the proposed temporary exclusion of the Murphy Station Heritage Landmark

District from the applicability of Senate Bill (SB) 79 provisions.

Commissioner Serrone and Assistant Director of Community Development Miner

discussed impacts that SB 79 would have on other parts of the City, including the

Moffett Park Specific Plan area.

At Commissioner Serrone’s request, Senior Assistant City Attorney Lee explained

the process by which the proposed ordinance will be submitted to Housing and

Community Development (HCD) for approval.

Commissioner Sigura confirmed with Assistant Director of Community Development

Miner that ownership of restaurants on Murphy Avenue will remain unchanged.

Vice Chair Shukla confirmed with Assistant Director of Community Development

Miner that the parking lot behind Murphy Avenue is owned by the City, and this

ownership will remain unchanged. Assistant Director of Community Development

Miner explained that since this parking lot is not included in the historic district, and

since it may not be added to the historic district, it does not need to be considered

for exemption from the applicability of SB 79 provisions.

Vice Chair Shukla opened the Public Hearing.

Triana Crighton, Land Use and Development Review Department planner with

Santa Clara Valley Transportation Authority (VTA), shared that VTA will remain

involved in the implementation of SB 79.

Gabriel, Sunnyvale resident, spoke in opposition to the proposed ordinance

amendment and shared his concerns that it may postpone the development of

urgently needed housing.

Vice Chair Shukla closed the Public Hearing.

MOTION: Commissioner Pyne moved, and Commissioner Davis seconded the

motion to recommend Alternative 1 to the City Council: Introduce an ordinance of

the City of Sunnyvale (Attachment 5 to this report) amending Chapter 19.96

(Heritage Preservation) of Title 19 (Zoning) of the Sunnyvale Municipal Code

temporarily excluding the Murphy Station Heritage Landmark District located at the

100 block of South Murphy Avenue and surrounding parcels that make up the

Heritage Landmark District, a historic resource on the local historic register, from

applicability of SB 79 provisions, and amending the Zoning Map to add a note

indicating this exclusion.

Commissioner Pyne shared that compensatory upzoning elsewhere in the City may

be considered when the Planning Commission reviews SB 79 more broadly later.

He also proposed increasing the frequency of VTA 55 and 56 bus routes.

Commissioner Davis spoke in overall support of the motion.

Commissioner Serrone shared his opinion on SB 79 and stated that he is in support

of the motion.

Commissioner Sigura expressed his support for the motion and for maintaining the

character of the Murphy Station Heritage Landmark District.

Commissioner Figone spoke in agreement with Commissioners Sigura’s comments

and confirmed his support for the motion.

Vice Chair Shukla stated that she is supportive of the motion and of preserving the

Murphy Station Heritage Landmark District.

The motion carried by the following vote:

Yes: 6 -

Vice Chair Shukla

Commissioner Davis

Commissioner Figone

Commissioner Pyne

Commissioner Serrone

Commissioner Sigura

No: 0

Absent: 1 - Chair Iglesias

This recommendation will be forwarded to the City Council for consideration at the

May 5, 2026, meeting.

NON-AGENDA ITEMS AND COMMENTS

-Commissioner Comments

Commissioner Pyne suggested that any language referencing study issues in the

Chair and Vice Chair script should be removed.

Commissioner Pyne confirmed that the public hearing items considered by the

Planning Commission this evening will be considered by the City Council at the May

5, 2026, meeting.

Commissioner Davis confirmed with Planning Officer Shaunn Mendrin that City

Council denied the appeal of the proposed planning project at 510 and 920 De

Guigne Drive.