City of Sunnyvale  
Meeting Minutes  
Planning Commission  
Monday, May 22, 2023  
7:00 PM  
Online and Bay Conference Room  
(Room 145), City Hall,  
456 W. Olive Ave.,  
Sunnyvale, CA 94086  
Special Meeting: Study Session - Canceled | Public Hearing - 7:00 PM  
STUDY SESSION CANCELED  
7 P.M. PLANNING COMMISSION MEETING  
CALL TO ORDER  
Chair Pyne called the meeting to order at 7:01 PM.  
SALUTE TO THE FLAG  
Chair Pyne led the salute to the flag.  
ROLL CALL  
Present: 4 -  
Absent: 3 -  
Chair Martin Pyne  
Commissioner Daniel Howard  
Commissioner John Howe  
Commissioner Neela Shukla  
Vice Chair Nathan Iglesias  
Commissioner Michael Serrone  
Commissioner Carol Weiss  
The absences of Vice Chair Iglesias, Commissioner Serrone, and Commissioner  
Weiss are excused.  
ORAL COMMUNICATIONS  
Albert Lustre, field representative for Carpenters Local 405, advocated for the hiring  
of general contractors who promote apprenticeship programs, local hiring,  
healthcare, and livable wages for their construction workers.  
CONSENT CALENDAR  
There were no public speakers for this agenda item.  
MOTION: Commissioner Howe moved and Commissioner Howard seconded the  
motion to approve the Consent Calendar.  
The motion carried by the following vote:  
Yes: 4 -  
Chair Pyne  
Commissioner Howard  
Commissioner Howe  
Commissioner Shukla  
No: 0  
Absent: 3 -  
Vice Chair Iglesias  
Commissioner Serrone  
Commissioner Weiss  
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, June 6, 2023.  
Approve Planning Commission Meeting Minutes of May 8, 2023  
1.A  
23-0594  
Approve Planning Commission Meeting Minutes of May 8, 2023 as submitted.  
Proposed Project:  
DESIGN REVIEW: Construct a first-story addition of 300 square  
1.B  
23-0596  
feet to an existing two-story single-family home, resulting in 2,852  
square feet (2,447 square feet living area and 407 square feet  
garage) and 48% floor area ratio (FAR).  
Location: 156 Connemara Way (APN: 309-24-003)  
File #: 2022-7556  
Zoning: R-0 (Low Density Residential)  
Applicant / Owner: Ramchandra “Ram” Naik / Naik Ramchandra and  
Patwardhan Jaee  
Environmental Review: A Class 1 Categorical Exemption relieves this  
project from California Environmental Quality Act (CEQA) provisions.  
Project Planner: Robby Miller, (408) 730-7429,  
rmiller@sunnyvale.ca.gov  
Alternative 1: Approve the Design Review based on the Findings in Attachment 3  
and subject to the Conditions of Approval in Attachment 4.  
PUBLIC HEARINGS/GENERAL BUSINESS  
REQUEST FOR CONTINUANCE TO JUNE 12, 2023  
2.  
23-0627  
Proposed Project:  
Forward a Recommendation to the City Council to take the following  
Actions:  
a. Adopt a Resolution to establish Citywide Objective Design  
Standards for Multi-Family Residential and Mixed-Use  
Developments;  
b. Repeal the Mixed-Use Development Tool Kit and the High  
Density Residential Design Guidelines;  
c. Rename the Citywide Design Guidelines to Non-Residential  
Design Guidelines;  
d. Direct the Director of Community Development to  
administratively update other adopted design guidelines to be  
aligned with the new Objective Design Standards;  
e. Introduce an Ordinance to Amend Sunnyvale Municipal Code  
Section 19.37.020; and,  
f. Find that the Action is Exempt from CEQA Pursuant to CEQA  
Guidelines Section 15061(b)(3).  
Planning Officer Mendrin advised that staff requests the continuation of this agenda  
item to the June 12, 2023 Planning Commission meeting.  
Chair Pyne opened the Public Hearing.  
There were no public speakers for this agenda item.  
Chair Pyne closed the Public Hearing.  
MOTION: Commissioner Howard moved and Commissioner Shukla seconded the  
motion to continue the discussion on Public Hearing Agenda Item 2 to Monday,  
June 12, 2023.  
The motion carried by the following vote:  
Yes: 4 -  
Chair Pyne  
Commissioner Howard  
Commissioner Howe  
Commissioner Shukla  
No: 0  
Absent: 3 -  
Vice Chair Iglesias  
Commissioner Serrone  
Commissioner Weiss  
The Commissioners agreed by general consent to consider Agenda Item 4 before  
Agenda Item 3.  
Proposed Project:  
Related applications on a 0.85-acre site:  
4.  
23-0590  
SPECIAL DEVELOPMENT PERMIT: to allow construction of 18  
three-story condominium units and the retention of one  
single-family house (156 Crescent Avenue); and,  
TENTATIVE MAP: to create one lot and 19 condominium units.  
Location: 148 and 156 Crescent Avenue (APNs: 211-35-008 and  
211-35-009)  
File #: 2021-7826  
Zoning: R3/PD - Medium Density Residential / Planned Development  
Applicant / Owner: Samir Sharma (applicant) / Crescent Avenue LLC  
(owner)  
Environmental Review: A Class 32 Categorical Exemption relieves  
this project from California Environmental Quality Act (CEQA) provisions.  
Project Planner: Momo Ishijima, (408) 730-7532,  
mishijima@sunnyvale.ca.gov  
Senior Planner Momo Ishijima presented the staff report with a slide presentation.  
Commissioner Howe confirmed with Senior Planner Ishijima that the Resource  
Alteration Permit approved by the Heritage Preservation Commission (HPC)  
involved a condition of approval to include a historical plaque for the proposed  
project. The location and content of the plaque will be determined by the Director of  
Community Development.  
Commissioner Shukla confirmed with Senior Planner Ishijima that the property  
located at 156 Crescent Avenue is currently unoccupied and will be sold as a  
condominium unit after it undergoes interior and exterior improvements.  
Commissioner Shukla and Senior Planner Ishijima also discussed the results of the  
solar study conducted for the proposed project, and Commissioner Shukla shared  
concerns regarding the shading that the property located at 156 Crescent Avenue  
will be subject to. Commissioner Shukla asked whether the results of this study may  
be included along with the history of the property that will be available for public  
review.  
Chair Pyne cautioned against the use of a QR code on the plaque since it will be  
routed to a URL that may change over time. He also confirmed with Senior Planner  
Ishijima that the Planning Commission may approve a motion that will include a  
condition to revise the invalid link in Recommended Condition of Approval BP-17  
found in Attachment 4.  
Chair Pyne noted that the GreenPoint Rated Checklist in Attachment 13 states that  
the proposed project has not yet met the recommended minimum requirements to  
achieve a Whole Building label. Senior Planner Ishijima advised that he may discuss  
this matter further with the applicant, and she added that this Checklist will be  
finalized at a later time.  
Chair Pyne opened the Public Hearing.  
Samir Sharma, applicant, presented additional information about the proposed  
project.  
Alison Inafuku, Sunnyvale resident, stated that she did not receive a notice for the  
community outreach meeting that was conducted for the proposed project in  
December 2022. She also expressed her concerns about how the proposed  
project’s location on a narrow, congested street will have negative impacts upon  
parking and street pace for garbage bins. While she praised the proposed project  
for increasing housing opportunity in the City, she urged the Commissioners to  
carefully consider the concerns she raised.  
Commissioner Howe confirmed with Senior Planner Ishijima that notices for the  
community outreach meeting held in December 2022 and the Planning Commission  
meeting of May 22, 2023 were mailed to residents within 1,000 feet of the proposed  
project. She added that notices for the Heritage Preservation Commission meeting  
on May 3, 2023 were mailed to residents within 300 feet of the proposed project.  
Bao Wen Wang, Sunnyvale resident, stated that the proposed project’s increased  
height will block sunlight and the view from his home.  
Lisa Prather, Sunnyvale resident, highlighted the negative effects that the proposed  
project will have upon existing parking and traffic issues on Crescent Avenue and  
adjacent streets. She added that this might pose as a safety risk for children who  
will play on those streets or sidewalks. Lastly, she inquired about whether parking  
and traffic studies were conducted for the proposed project.  
Mr. Sharma presented additional information about the proposed project.  
Chair Pyne closed the Public Hearing.  
MOTION: Commissioner Howe moved and Commissioner Shukla seconded the  
motion to approve Alternative 2 – Approve the Special Development Permit and  
Tentative Map with the recommended findings in Attachment 3 and with a modified  
condition.  
The modified condition is stated below:  
1.) Note that Recommended Condition of Approval BP-17 should read as follows:  
“GREEN BUILDING: The plans submitted for building permits shall demonstrate the  
project achieves a minimum 90 points on the Green Point Rated checklist. Please  
refer to the following website:  
https://www.sunnyvale.ca.gov/business-and-development/planning-and-building/gre  
en-building [COA] [PLANNING/BUILDING]”  
Commissioner Howe stated that the zoning designation for the proposed project site  
permits the development of the proposed project. He added that the proposed  
project will provide ownership opportunities and Below Market Rate (BMR) units,  
and it meets City requirements.  
Commissioner Shukla spoke in overall support of the motion, commented that the  
use of public transportation or bicycles will mitigate traffic and parking issues on  
streets adjacent to the proposed project site, and commended the proposed project  
for maintaining consistency with the look and feel of the existing neighborhood.  
Commissioner Howard voiced his support of the motion due to the increased  
housing opportunity and BMR units the proposed project will provide. He also  
addressed and sympathized with concerns raised by members of the public  
pertaining to the proposed project.  
Chair Pyne confirmed his support of the motion, thanked the applicant for  
incorporating feedback from the Planning Commission into the proposed project’s  
final design, and noted that the zoning designation of the proposed project site  
allows for the proposed project to be developed there.  
The motion carried by the following vote:  
Yes: 4 -  
Chair Pyne  
Commissioner Howard  
Commissioner Howe  
Commissioner Shukla  
No: 0  
Absent: 3 -  
Vice Chair Iglesias  
Commissioner Serrone  
Commissioner Weiss  
This decision is final unless appealed or called up for review by the City Council by  
5:00 PM on Tuesday, June 6, 2023.  
Proposed Project:  
Appeal of a decision by the Zoning Administrator  
3.  
23-0580  
denying a VARIANCE to legalize an existing 189 square foot detached  
accessory structure in the rear yard of a single-family property with a  
ten-inch side setback where four feet minimum is required, and a  
seven-foot rear yard setback where ten feet minimum is required.  
Location: 424 Bryan Avenue (APN: 209-11-034)  
File #: PLNG-2022-7714  
Zoning: R-2 (Low Medium Density Residential)  
Applicant / Owner: Wayne Lin (applicant/appellant)/Thomas Moser  
(owner)  
Environmental Review: Class 1 Categorical Exemption relieves this  
project from the California Environmental Quality Act (CEQA) provisions.  
Project Planner: Drew Taplin, (408) 730-7407,  
dtaplin@sunnyvale.ca.gov  
Associate Planner Drew Taplin presented the staff report with a slide presentation.  
At Commissioner Howe’s request, Associate Planner Taplin explained that pools  
require a building permit and must comply with setback requirements. Commissioner  
Howe confirmed that Associate Planner Taplin reviewed only building permits  
pertaining to the existing accessory structure on the proposed project site and not  
the pool.  
Commissioner Howard confirmed with Associate Planner Taplin that since it is  
uncertain whether the existing accessory structure is legally permitted, a Variance is  
required to legalize it with non-conforming side yard and rear yard setbacks.  
Commissioner Shukla and Associate Planner Taplin discussed the Building and  
Planning requirements that accessory structures must adhere to depending upon  
their square footage and height.  
Chair Pyne and Associate Planner Taplin discussed the factors that influenced the  
staff recommendation for the proposed project. Associate Planner Taplin explained  
that setback requirements, the history of approved Variances within the proposed  
project’s neighborhood, and the structure type of the subject accessory structure  
were considered.  
Chair Pyne noted that a Variance was requested for a second-story addition at 635  
Toyon Avenue due to the existing shape of the property and the location of its pool.  
This request was denied unanimously at the Planning Commission meeting of April  
24, 2017.  
At Commissioner Howard’s request, Associate Planner Taplin clarified the  
distinction between setback requirements for accessory structures and Accessory  
Dwelling Units (ADUs).  
Chair Pyne opened the Public Hearing.  
Wayne Lin (Architect) and Stacey and Thomas Moser (property owners) presented  
additional information about the proposed project.  
Commissioner Howe confirmed with Mr. and Ms. Moser that their request for a  
Variance was denied at the Zoning Administrator hearing of March 1, 2023, because  
their proposed project did not meet Finding 1 outlined in Attachment 2.  
Commissioner Howe confirmed Mr. and Ms. Moser’s decision to continue Agenda  
Item 3 to the Planning Commission meeting of July 10, 2023, to allow the applicants  
the opportunity to prepare a presentation that will address the findings that their  
Variance request does not meet.  
Chair Pyne closed the Public Hearing.  
MOTION: Commissioner Howe moved and Commissioner Shukla seconded the  
motion to continue the discussion on Public Hearing Agenda Item 3 to Monday, July  
10, 2023, with conditions.  
The conditions are stated below:  
1.) Note that both staff and applicants must have the opportunity to present  
information on the proposed project at the Planning Commission meeting of July 10,  
2023.  
2.) Note that the staff report on the proposed project that will be presented at the  
Planning Commission meeting of July 10, 2023 must include a more holistic history  
of the proposed project site, such as the approval date of the pool.  
Commissioner Howe stressed the importance of treating the applicants fairly.  
Commissioner Shukla spoke in agreement with comments made by Commissioner  
Howe.  
Commissioner Howard spoke in overall support of the motion and explained why.  
Chair Pyne voiced his support of the motion and shared his desire to learn more  
about the history of the proposed project site, such as when its existing pool was  
approved, at the Planning Commission meeting of July 10, 2023.  
The motion carried by the following vote:  
Yes: 4 -  
Chair Pyne  
Commissioner Howard  
Commissioner Howe  
Commissioner Shukla  
No: 0  
Absent: 3 -  
Vice Chair Iglesias  
Commissioner Serrone  
Commissioner Weiss  
Review Planning Program Budget and Fees for FY 2023-2024  
5.  
23-0564  
Planning Officer Mendrin presented the staff report.  
Chair Pyne confirmed with Planning Officer Mendrin that the budget’s fee  
projections do not consider projects in the Moffett Park area since the Moffett Park  
Specific Plan (MPSP) has not yet been adopted.  
Chair Pyne asked whether the budget’s fee projections account for any fee  
structure changes that will take place once the Housing Element is adopted.  
Planning Officer Mendrin confirmed that while they do not, these fee changes (along  
with pending Planning fees) will be implemented after the adoption of the Housing  
Element.  
Chair Pyne confirmed with Planning Officer Mendrin that Planning Commissioners  
may offer grammatical changes to the first and second volumes of the  
Recommended Budget for fiscal year 2023-2024.  
Chair Pyne opened the Public Hearing.  
There were no public speakers for this agenda item.  
Chair Pyne closed the Public Hearing.  
MOTION: Commissioner Howe moved and Commissioner Howard seconded the  
motion to approve the Planning program budget and fees for fiscal year 2023-2024  
and provide no additional comments.  
The motion carried by the following vote:  
Yes: 4 -  
Chair Pyne  
Commissioner Howard  
Commissioner Howe  
Commissioner Shukla  
No: 0  
Absent: 3 -  
Vice Chair Iglesias  
Commissioner Serrone  
Commissioner Weiss  
Chair Pyne noted that Vice President Kamala Harris visited the City for  
commemorations pertaining to the Central Arques Specific Plan. He shared his  
excitement that projects reviewed by the Planning Commission have garnered  
federal attention due to their importance.  
STANDING ITEM: CONSIDERATION OF POTENTIAL STUDY ISSUES  
None.  
NON-AGENDA ITEMS AND COMMENTS  
-Commissioner Comments  
Commissioner Howe confirmed with Senior Assistant City Attorney Rebecca Moon  
that when only four Planning Commissioners are present, four affirmative votes are  
required to approve ordinances, resolutions, and General Plan amendments. The  
approval of all other items requires a minimum of three affirmative votes.  
-Staff Comments  
Planning Officer Mendrin announced that the grand opening of the Civic Center will  
take place on September 23, 2023, and it will feature the State of the City event. He  
added that recipients of the 2023 Community Awards will be celebrated at this  
event.  
Planning Officer Mendrin confirmed that there will be a quorum for the Planning  
Commission meeting of June 12, 2023.  
Planning Officer Mendrin informed the Commissioners that the Citywide Objective  
Design standards for multi-family residential and mixed-use developments will be  
considered at the City Council meeting of June 27, 2023.  
Planning Officer Mendrin stated that the MPSP and Final Environmental Impact  
Report (FEIR) will be reviewed by the City Council on July 11, 2023.  
ADJOURNMENT  
Chair Pyne adjourned the meeting at 9:03 PM.