City of Sunnyvale

Meeting Minutes

Planning Commission

Monday, February 26, 2024

7:00 PM

Online and Bay Conference Room

(Room 145), 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 Pyne called the meeting to order at 7:00 PM.

SALUTE TO THE FLAG

Chair Pyne led the salute to the flag.

ROLL CALL

Present: 7 -

Chair Martin Pyne

Vice Chair Nathan Iglesias

Commissioner Galen Kim Davis

Commissioner Daniel Howard

Commissioner John Howe

Commissioner Michael Serrone

Commissioner Neela Shukla

ORAL COMMUNICATIONS

Lauren Ledbetter expressed her concerns regarding the proposed housing

development project at 911 E. Duane Avenue. She stated that while she is in

support of additional housing, especially affordable housing, the loss of retail in this

area would pose challenges to the neighboring community and the small business

owners who will be displaced.

Cortney Jansen shared her concerns regarding the loss of retail at 1123 Lawrence

Expressway due to the proposed mixed-use development at that site. She

advocated for the retail spaces already on the site and added that, in her opinion,

the proposed development should include 20 percent affordable housing units.

CONSENT CALENDAR

There were no public speakers for this agenda item.

MOTION: Commissioner Howard moved and Commissioner Davis seconded the

motion to approve the Consent Calendar.

The motion carried by the following vote:

Yes: 5 -

Chair Pyne

Commissioner Davis

Commissioner Howard

Commissioner Serrone

Commissioner Shukla

No: 0

Abstained: 2 -

Vice Chair Iglesias

Commissioner Howe

Commissioner Howe stated that staff addressed a question he had regarding

Agenda Item 1.C and that he would have voted in favor of the motion had he not

been absent for the Planning Commission meeting of February 12, 2024.

This decision, as it applies to Agenda Item 1.C, is final unless appealed or called up

for review by the City Council by 5:00 PM on Tuesday, March 12, 2024.

Approve Planning Commission Meeting Minutes of November 30, 2023

1.A

24-0388

Approve Planning Commission Meeting Minutes of November 30, 2023 as

submitted.

Approve Planning Commission Meeting Minutes of February 12, 2024

1.B

24-0389

Approve Planning Commission Meeting Minutes of February 12, 2024 as submitted.

Proposed Project:

DESIGN REVIEW: Demolish an existing home and construct a

1.C

24-0265

new two-story single-family home resulting in 4,838 square feet

(3,864 square feet living area, 512 square feet garage, and 462

rear covered patio) and 40% floor area ratio (FAR), and a six-foot

fence in the front yard.

Location: 541 South Bayview Avenue (APN: 209-31-036)

File #: PLNG-2023-0366

Zoning: R-0 (Low Density Residential)

Applicant / Owner: Michelle Miner / Christopher & Margaret Allan

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

Proposed Project:

Consider actions related to implementation of the

24-0385

2023-2031 Housing Element to amend the By-Right Approval process

for certain parcels within the City:

A. Introduce an Ordinance to Amend By-Right Approvals (Chapter

19.73 of the Sunnyvale Municipal Code) to clarify ministerial review of

projects as it relates to proposed subdivisions.

File #: PLNG-2024-0105

Location: Citywide

Applicant: City of Sunnyvale

Environmental Review: Non-discretionary project (Public Resources

Code Section 21080(b)(1), CEQA Guidelines Sections 15268, 15357)

Project Planner: Julia Klein, (408) 730-7463, jklein@sunnyvale.ca.gov

Principal Planner Julia Klein presented the staff report with an oral presentation.

Commissioner Serrone confirmed with Principal Planner Klein that the Department

of Housing and Community Development (HCD) does not have any other concerns

regarding the City’s Housing Element and that, to her knowledge, City staff have

collaborated with the same HCD staff throughout the Housing Element adoption

process.

Commissioner Serrone spoke in support of the amended ordinance.

Chair Pyne confirmed with Principal Planner Klein that since staff collaborated with

HCD on the City’s revised ordinance, staff is confident in submitting this revised

ordinance to the City Council for review.

Chair Pyne and Principal Planner Klein discussed the repercussions should the City

decline to adopt the proposed ordinance. At Chair Pyne’s request, Planning Officer

Shaunn Mendrin advised that the Planning Commission will be informed whether

any repercussions will apply.

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 recommend Alternatives 1 and 2 to the City Council:

1) Find that the Action is Exempt from the California Environmental Quality Act

(CEQA) pursuant to Public Resources Code Section 21080(b)(1) and CEQA

Guidelines Section 15268 and 15357.

2) Introduce an Ordinance in Attachment 2 to amend By-Right Approvals (Chapter

19.73) to the Sunnyvale Municipal Code.

Commissioner Howe spoke in support of the motion.

Commissioner Howard stated that he is in support of the motion.

Chair Pyne confirmed his support of the motion and expressed his concerns

regarding the previously approved ordinance requiring an amendment.

The motion carried by the following vote:

Yes: 7 -

Chair Pyne

Vice Chair Iglesias

Commissioner Davis

Commissioner Howard

Commissioner Howe

Commissioner Serrone

Commissioner Shukla

No: 0

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

March 19, 2024 meeting.

Forward a Recommendation to the City Council to Evaluate the Minimum

Automobile Off-Street Parking Requirements for Residential Uses

(Study Issue CDD 19-07)

24-0141

File #: 2022-7404

Environmental Review: The action is exempt from the California

Environmental Quality Act (CEQA) pursuant to CEQA Guidelines

Section 15378(a).

Project Planner: George Schroeder, (408) 730-7443,

gschroeder@sunnyvale.ca.gov

Principal Planner George Schroeder presented the staff report with a slide

presentation.

Commissioner Howard confirmed with Principal Planner Schroeder that the cost of a

parking space varies and is dependent on the age and type of the parking structure.

Commissioner Howard and Principal Planner Schroeder discussed a new state law

that mandates property owners to separate the cost of rent from the cost of a

parking space (unbundling). Commissioner Howard responded that, in his opinion, it

would be ideal to lease parking spaces to those who need them.

Commissioner Howard proposed that any revenue the City receives from street

parking fees may be invested in public transportation or bicycle infrastructure.

Commissioner Serrone confirmed with Principal Planner Schroeder that there is no

separate study issue to examine minimum off-street parking requirements for

commercial uses, but this study issue examines shared parking between commercial

and residential land uses.

Commissioner Serrone confirmed with Principal Planner Schroeder that

replacement parking is required when a main dwelling’s covered parking (garage or

carport) is converted into anything other than an accessory dwelling unit (ADU).

At Commissioner Serrone’s request, Principal Planner Schroeder explained why

compact parking is prohibited in mobile home parks and non-residential and

mixed-use developments.

At Commissioner Serrone’s request, Principal Planner Schroeder defined senior

housing.

Commissioner Serrone confirmed with Principal Planner Schroeder that in part, this

study issue aims to objectively define limited street parking.

Commissioner Serrone confirmed with Principal Planner Schroeder that the

comparison of parking requirements between the City and other jurisdictions does

not account for Below Market Rate (BMR) parking reductions under the California

Density Bonus Law.

Commissioner Howe confirmed with Principal Planner Schroeder that for-sale

condominiums and townhomes are categorized as multifamily residential

developments.

Commissioner Shukla proposed that this study issue should examine the use of

street parking on wider roads adjacent to multifamily developments.

Vice Chair Iglesias questioned why there is a need for this study issue. He also

shared his concerns regarding the impact that imposing street parking fees may

have upon those who are economically disadvantaged.

Commissioner Davis confirmed with Principal Planner Schroeder that other

neighboring jurisdictions do not have a provision for limited off-street parking

requirements for residential uses.

Chair Pyne noted that it may be worthwhile to consider the recently approved

multifamily projects with reduced parking spaces due to waivers.

Chair Pyne stated that establishing a minimum for off-street parking requirements

for residential uses would be beneficial to residential areas such as his own.

Chair Pyne spoke in agreement with comments made by Commissioner Howard

regarding the funding of public transportation or bicycle infrastructure within the City

by any revenue collected from street parking fees.

Chair Pyne and Principal Planner Schroeder discussed whether a vehicle is defined

by the U.S. Census Bureau’s American Community Survey (ACS) and the

implications that certain definitions may have on City parking requirements.

Chair Pyne confirmed with Principal Planner Schroeder that any modifications to the

staff-recommended Alternative 1 would be considered Alternative 2: Alternative 1

with modifications.

At Chair Pyne’s request, Principal Planner Schroeder specified instances that may

require detailed parking studies that will necessitate a specialized consultant and a

budget modification.

Chair Pyne confirmed with Principal Planner Schroeder that the timeline for

implementing minimum off-street parking requirements for residential uses is largely

dependent on staff workload.

Commissioner Howard responded to earlier comments made by Vice Chair Iglesias

and Chair Pyne by discussing the relationship between street parking and street

safety, providing waivers to those unable to afford street parking fees, and using

City revenue to improve our public transit system.

Chair Pyne opened the Public Hearing.

There were no public speakers for this agenda item.

Chair Pyne closed the Public Hearing.

Commissioner Davis spoke in overall support of a motion to establish a minimum

requirement for automobile off-street parking for residential uses.

Commissioner Serrone stated that he is opposed to parking requirements that are

strictly punitive for vehicle owners with no other community benefits. He added that

he is in support of allocating resources between vehicles and bicycles and

unbundling parking and rental costs.

Commissioner Serrone expressed his interest in data regarding the use of

single-family garages for purposes beyond parking or whether parking spaces in

multifamily developments are underutilized or overutilized.

MOTION: Commissioner Howard moved to recommend that the City Council direct

staff to conduct community outreach and prepare amendments to the Sunnyvale

Municipal Code (SMC) and applicable Specific Plans parking regulations, to be

considered at future hearings. The amendments to be studied are as follows:

1) Eliminating minimum automobile off-street parking requirements for residential

uses.

2) Unbundling parking costs from rental costs for existing tenants.

3) Implementing street parking fees for everyone except low-income individuals and

allocate the generated revenue to fund such improvements to our public

transportation system as the Silicon Valley Hopper program.

The motion failed for lack of a second.

MOTION: Vice Chair Iglesias moved to recommend Alternative 3 to the City Council:

Do not modify parking requirements.

The motion failed for lack of a second.

MOTION: Commissioner Howe moved and Commissioner Howard seconded the

motion to recommend Alternative 2 to the City Council: Alternative 1 with

modifications.

The modification is stated below:

1) The City Council will also consider whether to direct staff to study the following

amendments:

a) Eliminating minimum automobile off-street parking requirements for residential

uses.

b) Unbundling parking costs from rental costs for existing tenants.

c) Implementing street parking fees for everyone except low-income individuals and

allocate the generated revenue to fund such improvements to our public

transportation system as the Silicon Valley Hopper program.

Commissioner Howe noted that by the time the City Council considers this item on

March 19, 2024, staff will know which amendments are fiscally feasible to study.

Commissioner Howard spoke in support of the motion and explained why.

FRIENDLY AMENDMENT: Chair Pyne proposed a friendly amendment to also

study the requirement of Transportation Demand Management (TDM) plans for all

new projects, exempting most small projects including single-family homes, in lieu of

eliminating required minimum parking for residential uses. Deliberation with Principal

Planner Schroeder revealed that the inclusion of modification 1.C may not be

feasible. Upon removal of this modification, Commissioner Howe and Commissioner

Howard accepted the friendly amendment.

Commissioner Davis voiced his support of the motion.

Commissioner Serrone stated his support of the motion and emphasized the

importance of mass transit and bicycle infrastructure.

Commissioner Shukla confirmed her support of the motion.

Vice Chair Iglesias advised that he is not in favor of the motion and explained why.

Chair Pyne spoke in support of motion and detailed ways it will benefit the City.

MOTION: Commissioner Howe moved and Commissioner Howard seconded the

motion to recommend Alternative 2 to the City Council: Alternative 1 with

modifications.

The modification is stated below:

1) The City Council will also consider whether to direct staff to study the following

amendments:

a) Eliminating minimum automobile off-street parking requirements for residential

uses.

b) Unbundling parking costs from rental costs for existing tenants.

FRIENDLY AMENDMENT: Chair Pyne proposed a friendly amendment to also

study the requirement of Transportation Demand Management (TDM) plans for all

new projects, exempting most small projects including single-family homes, in lieu of

eliminating required minimum parking for residential uses.

The motion carried by the following vote:

Yes: 6 -

Chair Pyne

Commissioner Davis

Commissioner Howard

Commissioner Howe

Commissioner Serrone

Commissioner Shukla

No: 1 - Vice Chair Iglesias

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

March 19, 2024 meeting.

STANDING ITEM: CONSIDERATION OF POTENTIAL STUDY ISSUES

None.

NON-AGENDA ITEMS AND COMMENTS

-Commissioner Comments

At Commissioner Howard’s request, Planning Officer Shaunn Mendrin provided an

update on the Village Center Master Plan as it pertains to the North Village Centers.