Planning Commission - Regular Meeting

S test. Vice chair, we are all set for 6PM.

Good evening. Let's call to the order to order the special planning commission meeting study session of 02/23/2026 at 6PM. The city doesn't tolerate disruptive behavior in our meetings. The planning commission meeting is considered a limited public forum, which means the commission can regulate the time, place, and manner of speech. Speaker comments must be limited to the agenda item being considered by the commission.

If a speaker's comments are not related to an agenda item, the presiding officer will rule out rule the speakers out of order. A speaker will not be ruled out of order because of a disagreement with the content of their speech. Location and online meeting details are available on the planning commission agenda. Use the show caption button to view captions on Zoom. Following the study session, the regular planning commission meeting will begin at, hopefully, at 7PM. We encourage the public to stay tuned and participate in the regular meeting. Recording officer, maybe maybe please call have the roll call.

Commissioner Cerrone.

Present.

Commissioner Davis.

Present.

Commissioner Pine.

Present.

Vice chair Shukla.

Present.

Chair Iglesias.

Present.

Commissioner Fagoni.

Present.

We have six commissioners present and commissioner Segura absent.

Thank you. Is there an applicant report? We have ten minutes for applicant to present the

project. Point of order. Death report.

Oh, that is the yeah. Sorry. For the from the from the staff, we have an applicant report.

Yes. Thank you.

Thank you. Go ahead.

Good evening, chair, members of the planning commission, and members of the public. My name is Wendy Lau. I am the project planner. The item before you this evening is a study session for Planning Application twenty twenty Four-seven44 for proposed temple building, a community serving place of assembly at 771 West Fremont Avenue. The application consists of a use permit to construct a 30,831 square foot temple building of 38 feet, six inches height and a 2,965 square foot accessory structure.

The use would be for The Church of Jesus Christ of Latter day Saints, a community serving place of assembly. The application also includes a variance request to allow deviation from the municipal code for a steeple to extend 89 feet above the 40 foot building height limit, where a maximum extension of 25 feet above the building height limit is allowed. The application lastly includes a vesting sorry, a tentative parcel map to subdivide one parcel into two lots. The site is located on the Northern side of Fremont Avenue, generally between Palm Avenue and Mary Avenue to the West, and Hollenbeck Avenue to the East. The site is currently occupied by a religious use building.

The surrounding area consists primarily of two story residential buildings to the West and east, one and two story single family homes to the North and one story single family homes to the South across Fremont Avenue. Challenger School is located to the Northeast, and additional churches are located to the Southeast across Fremont Avenue. On the screen is the zoning map, and each zoning district's height limit is also shown. The project site is located in the Public Facilities or zoning district, as indicated in the red outline. The site is surrounded by R1 zoning district to the North and South and R2 PD zoning to the West, all of which have a height limit of 30 feet.

The site is also adjacent to R3 zoning to the east, which has a height limit of 35 feet. For sites in the zoning district, building height cannot exceed the maximums allowed in the most restrictive abutting zoning district, which would be 30 feet in this case. However, the project will be following the city's green building program, which allows an additional 10 foot height increase. This allows the project to have a building height limit of 40 feet. The project site is 4.73 acres in size.

Its general plan and zoning designation is Public Facilities, or The existing building was built in 1967 and would be removed as part of the project. On the screen is the project site plan with Fremont Avenue to the left. The building would be located near the center of the site but slightly closer to the street with parking along the sides and the rear. An accessory structure building would also be located near the rear property line. This is an elevation of the front of the building as visible from Fremont Avenue.

The blue line indicates that the proposed building height is 38 feet six inches, which is within the 40 foot building height limit shown in green. The steeple height would total 90 feet and six inches, which is 89 feet above the building height limit, which exceeds the steeple height allowance of 25 feet above the building height limit. Altogether, the project proposes a building and structure to total 129 feet in height as measured from the top of the curb. On the screen are the east and west elevations of the building. And here's an image of the rear elevation of the building facing the north.

This is a rendering of the front of the building from Fremont Avenue. And this is a rendering of the building from the rear. The applicant has indicated that attendance to the attendance to the building is reserved for faithful members of the church. However, the grounds around the temple will remain open to the public. The typical hours of operation consist of being closed on Sundays, open to the open on Mondays for maintenance, and open Tuesdays through Saturdays from 6AM to 10PM for patrons.

The lights would not be shut off until 11PM. The applicant held a community outreach meeting on 12/15/2025, where approximately 20 to 30 members of the public participated. There were questions about the building at steeple height, hours of operation and lighting, number of visitors, parking and landscaping. Staff has not received any public comment letters as of date. The next two slides include the findings that must be made in order to approve the use permit and the variance at the public hearing for this project.

They are being shared now to see if the Planning Commission has any questions or would like information to be included in the staff report for the public hearing. For the use permit, two findings are required in order to approve this use permit. The first finding relates to attaining the objectives and purposes of the city's general plan. The second finding relates to the general appearance and use of the building and impacts to the neighborhood. For the variance findings, the first required finding pertains to exceptional or extraordinary circumstances relating to the properties such as size, shape, topography, location or surroundings or use.

The second finding relates to potential impacts on the public welfare and surrounding properties. The third finding relates to ensuring the recipient of the variance will not be granted special privileges not enjoyed by other surrounding property owners within the same zoning district. While the project generally complies with most zoning code requirements, there are a few items staff is seeking Planning Commission feedback on. The first is building design. The second is a site layout.

The third is is the lighting hours. As mentioned, the applicant is requesting to keep lights on until 11PM in the area adjacent to a residential use. Due to community concerns, staff is seeking Plan Commission input on whether limitations for lighting shall apply as part of the use permit. Lastly, staff is seeking the Plan Commission feedback for its variance application. The applicant is requesting the steeple height to extend 89 feet above the 40 foot building height limit up to a total of 129 feet. This concludes staff's presentation. The applicant is also here tonight to provide a presentation as well. And staff is available for any questions the Planning Commission may have. Thank you.

Thank you. We have questions from my colleagues. Commissioner Ceroni, please.

Thank you, vice chair. Well, first, I wanna disclose that I met with the church leaders about this project. I just have one question. How was the noticing done for this meeting?

We noticed neighbors within 2,000 feet of the project site.

So and there wasn't a sign put up. Right? As you know, a sign

Of course. Study session. No.

But you sent a a letter by mail?

Yes.

Okay. Alright. Thank you.

Thank you. We have a second commissioner Pine, please.

Thank you. This is kind of a technical question, but just but I was reading, the attachment one from the applicant. And on page three, it seems it read at least to me that the applicant was putting forward an argument that there wasn't that this didn't need a variance due to other considerations of of federal of federal law of federal law and other provisions of the building code. So my kind of procedural question is, if we were to if we were to if we were to consider this as a variance and approve the variance, and to be clear for members of the public, I'm not say I'm not saying we are going to do this. I'm just walking through a hypothetical.

If we were to approve make the variance findings as approved as a variance, could we just not have to worry about whether there would be an alternative route? Is that something? Because I know personally I'm much more familiar with the variance findings and their stated provisions of federal law.

Thank you, Commissioner. So the applicant has applied for a variance, and so the Commission's decision on the variance would be the if the commission were to approve the variance, that would be the end of the matter.

Okay. Thank you. I just again, I'd prefer not to have to interpret provisions of federal law that I'm that we do not see at the Planning Commission frequently if we don't have to. So thank you.

Thank you. Let's see. Looks like we don't have questions from us. So so is there an applicant report? Yes. Yes. So please come forward, and we have you have ten minutes to present your project.

Test? Can you hear me fine? Okay. Great. Hi. My name is Jake Elliott. I'm an architect with NOR. I'm a representative, for the Church of Jesus Christ of Latter day Saints. And I just wanted to, say thanks to the commissioners here for welcoming us for this study session and and also for the staff, Wendy and and the other staff, that have worked with us over the past year or so, as we've been working through this entitlement process. So first, I just wanna say thank you, to everybody.

So let's go. Is this oh, this

is the second slide. Okay. So the proposed the temple represents the highest form of worship for the church's membership and symbolizes a devotion towards God. The use of the temple will differ from the existing meeting house in that the temple is considered a literal house of God, much like biblical temples. In temples, the gospel of Jesus Christ is taught through sacred ordinances that bless individuals but also unite families for eternities through marriage ceilings and also through baptism ordinances.

While meeting houses serve on a local level for large volumes attending Sunday worship, Temples will actually be used for a larger region of membership for these special ordinances. The temple of the footprint will be very similar in size, and there there will be about 20 additional parking spaces on the site just to avoid any potential overflow into West Fremont. During the design phase, it was important for the church and the project be influenced by the neighborhood and regional context. Local architectural styles, materiality, flora were all used as inspiration, such as the clay tile roofs and archways at Fremont High School and at Stanford University, which are common in the Richardsonian Romanesque architectural style. The California poppy, the redwoods, these were used as inspiration in many of the carvings in the stone, the granite on the facade.

And the apricot blossoms in poppies also inspired the art glass that adorn all of the windows on the exterior of the temple. On this perspective from West Fremont,

you can see how the

project incorporates the clay tile roofs, the arch entry portico, to fit the neighborhood and regional character, while the light stone symbolizes the temple's architectural significance for the church. The building is laid out in four quadrants, with layered wall heights to reinforce classical proportions that are of utmost importance to the church. And the building has also been oriented towards the street just to help with the welcoming entrance, but also reduce the scale. Since the entry portico has those arcades that sort of softens up the the massing of the building. And likewise, the the steeple is also broken up into several tiers to help with the scale and the height that we have and to lessen its prominent or visibility in the skyline.

So there are several site features on this project that are unique to to any temple. The temple will have point three seven kilowatts of solar array. It'll have more short term and long term bike storage than is required. Exterior lighting controls for scheduling and also output levels that we can work with in in the field once everything's installed. EV chargers, a 100% on-site stormwater treatment.

And the project will also be adding 58 new trees to the site for shading, reduce heat island effects, and also just enhance beauty for the site. And And over the past year or so, working with city staff and hosting two community outreach meetings, one of which was voluntary about eight months ago, there have been about three yeah, roughly three main concerns brought up from staff and also from the community, and those are the steeple height, exterior lighting, and the privacy. All these concerns have been addressed with the design, and the following slides will will showcase that. So temples as I mentioned earlier, temples are the most significant buildings used by the church. There's a hierarchical significance for temples compared to the existing meeting house, which is reinforced through an elevated design but also increased vertical height.

There are over 200 temples either built or currently in design all over the world. And while there's design flexibility for each individual temple, the proportions, the scale, and the height of each building and steeple are similar to provide a cohesive religious expression. In designing temples for the church, architects seek to create a structure that reveres God and its beauty and draws out feeling of ascendancy toward ascendancy and awe. To accomplish this, church architects use timeless principles known as the golden ratio using the mathematical formula, the Fibonacci sequence. This ratio is found abundantly in nature and is employed in some of the world's most celebrated works of architecture and art, such as the Greek temples, masterpieces of Leonardo da Vinci, etcetera.

And the golden ratio has long symbolized balance, harmony, and beauty. The golden ratio was used to generate the overall proportions of the building in addition to the steeple height. Was instrumental in reducing the steeple footprint to lessen the visibility of the increased height compared to the meeting house while still providing a balanced design and adheres to the golden ratio proportions. To further lessen the visibility for the neighbors, the project has increased the setbacks twofold or threefold depending on the yard. This minimum setback that we used in that in that calculation also includes I don't I don't have the actual the code citation here, but the minimum height for the setbacks includes the height that we're going above that 25 foot threshold.

So we've accounted for that, and then we're going an additional two times or three times, depending on the side or or rear setback. So you can see here in the the red line is the meeting that's the existing meeting house and the steeple, which also reaches above the existing municipal code for the steeple height. But because this this temple is considered more sacred, the increased setback, it will it will enable the church to maintain its its religious expression. But by reducing the the footprint and and terracing it as it gets taller, will reduce the visibility for the neighbors. This shows the setback from the north and south property lines.

In middle line there, can see that's our proposed lot line adjustment. And that also incorporates the maximum setbacks even though we're still going to have a lot tie agreement for the two lots. In the context of Sunnyvale, you can see how scale of the proposed temple compares to other buildings in the city relative to one and two story buildings. Sorry, that's here. You can see how it compares to one and two story residences with the existing meeting house outline shown in red.

And we really just wanted to show this not as an apples to apples comparison, but some of the office buildings in Sunnyvale are also in similar proximity to nearby residences. So we just wanted to show that for context. And we've also done extensive research on the visibility throughout the neighborhood, not just right in front of our building but throughout the community as well. And so we have a few exhibits that excuse me that we wanted to showcase. So this is West Fremont, just to the west of our site.

And this is a little bit closer on West Fremont, still on the West Side but moving closer to the site. And you can see that it's really hidden from a lot of the large redwood trees, which will remain on-site. And we'll be planting some additional trees there as well to help surround the site and the building. This is also in West Fremont, but just a furthest on the east side of the building. And then this is further on the east.

And the last one we have is just to the to the north of the site on Triton Drive. And so the the other concern that was brought up was the lighting, and there's there's a couple items there. But to address the lighting concern, the lighting design is tailored to consider many aspects of the wildlife preservation and natural integration into the surrounding residential neighborhood. Site lighting utilizes parking and pedestrian scale light poles with full cutoff optics, which prevent any light directed upward into the atmosphere or onto neighboring properties. Additionally, all lights will utilize scheduling controllers and will be shut off one hour after close of business and turned back on one hour before opening.

Additional design features include cornices above each facade, which will help in addition to the cutoff shields, it will help block any light from getting into the sky as well. And, here's a a night rendering of that, in action. And you can see on the cornices how that light is really refracting there and preventing any light from getting into the sky.

Your time.

Five seconds. Okay. Sure.

Thanks. Question from my fellow commissioner. So mister Davis, please.

Thank you, Cher. Thank you for the applicant presentation as well. That was that was really nice. I I do appreciate the obvious care that's going into designing this. I guess, I'll start off with saying that, I think I was 14 or 15.

I was a high school student in Las Vegas, and then, and there was a new temple that was finished there. And I remember my classmates, like, and their families, how much joy it brought them. So I'm I'm really behind this coming to Sunnyvale. The the idea that people are will have some of their most important moments in our in our city, I think is really fantastic. Sunnyvale's a very inclusive city.

We have religious institutions of, well, I think we could fill up Wikipedia by ourselves just by our by our own religious institutions. So one thing that really stuck out for me, though, is that you're calling it the San Jose Temple, and, I don't think I have to point out that we're not in San Jose. I've looked at a very other temple in California, and they're all actually named after the city within which they reside. So why is this not called Sunnyvale?

Why is

it called San Jose?

Do mind if I just want

Please.

That's so

It's a it's a good question. And, you know, we've been working over the last several months to actually have it changed. And just before the last community outreach meeting, we announced that it was actually officially changed, through the leadership of the church, to the Sunnyvale temple. So I hap happy to to announce that here.

Oh, that's excellent.

Yeah. That's Yeah.

That's excellent. It's it's, yeah, it's kinda named on, a regional, but, yeah, we were able to get that that changed. Yeah.

I I was curious that so this is replacing the current I I believe you called a meeting house.

Meeting house. Right? Yeah. Or yeah. Like a chapel building.

Does that mean that normal weekly services for LDS people in the area will will no longer occur here?

Correct. Yeah. We different different use. So Sunday worship will be happening at another meeting house.

Okay.

And then this this temple would be used, yeah, for other the other sacred ordinances throughout the week.

Okay. Okay. And Just curious. That's really no Yeah. Government concern. Right?

No. I think it's it's it's critical for the neighbors too because, you know, you're gonna have a large influx on Sundays, whereas this will be kinda more trickle in, trickle out throughout the week and throughout the day when they're open. So

Okay. So so going to the height, it's it's really great because there's extensive documentation on your temples all around the world that that's easy to find. And so just doing a a quick search, there's actually a layperson who's complained of about all of them.

It's great to see.

So the height of this is actually the the height of your SQL is actually quite a bit taller than normal. It looks like it would tie for seventy first out of roughly 215, so it's about the sixty seventh percentile. And so I I understand the golden ratio very, very well. I wish we built more things that's still accorded with it. It just gives a better feel.

But it seems like that that's not being upheld very widely. And I'll go to one that's about to open very soon that has a lot of similarities to us, Yorba Linda Mhmm. Which I believe is completing in the next couple of months or so. So that's gonna be 70 feet tall. And the site size is about the same.

I think they're slightly larger at 5.46 acres. And but we're talking about 59 feet of of difference. It's a 70 foot, there. So I'm I'm very sympathetic to, you know, using the golden ratio and so on, but this would be primarily to the residential people. We're creating a landmark.

A 129 feet, you're creating a landmark that you're gonna see every time you look out of your house. There are Eichler homes, very close by, which I I live in one. I joke that I live in a glass house, or the entire backs of our houses are glass. So, it it looks to be a beautiful building and so on, but you're putting up a landmark that they're going to see all the time. So, yeah, if you could provide some commentary on that.

Yeah. I can't really speak directly to Temple, but we have some council that might might have something to to talk to. Good

evening, commissioners. Thank you very much for the opportunity. I'll I'll keep my response responsive and and to the point. Handful of considerations you raised, all all great questions. First, as regards this temple, you mentioned the landmark aspect and how it could be visually impactful.

The visuals that we provided, and I don't know if we really got gone into detail. This presentation that we provided your staff show that the temple from most vantage points will not even be visible. The few vantage points where the temple steeple will actually show barely shows a needle like fashion, very thin slender temple portion of it, the slenderest part above the tree line. So from a visual impacts perspective, it's barely noticeable in a lay person's sense point of view, which is how neighbors will look at it. But from a CEQUA standpoint, the staff has indicated that this project qualifies for categorical exemption, which it could not qualify if the project would have significant visual impacts.

We submitted informal visual impact study and what we understand and we we recommended to the staff that because of this study, there is no significant visual impact whatsoever. And therefore, we qualify for a categorical exemption. And the staff is as you saw in the agenda notice indicates that this project appears to qualify for categorical exemption. So from a visual impact perspective, it would be barely noticeable from many vantage points. And from other vantage points where it is noticeable, it's it's it's not it's just barely shows above the tree line.

It was interesting during the community outreach meetings, and by no means are those, of course, determinative. Whatever comments we got, we had about the hype when we explained to them, what what I explained to you now, they the members at least we spoke to seem dissuaged. As regards to your Belinda, I can't speak to that project. I wasn't there or part of that. But from what I understand, there were unique considerations that were taken into account, and it was a matter of compromise, and there's some dispute between the city and and the church.

I don't know how that was played out, but I do know that for the church, that was a very substantial change that to this day the church did not want to make because the design you see today is the design that the church feels very strongly about. It is an expression of religion. It's an exercise of religion. You heard your fellow commissioner indicate an allusion to federal law. I don't wanna get into that right now in any detail.

But as regards to federal law, it's Arlupa is the name of the of the law, and it protects the expression of religion. And the steeple is quintessentially a core tenant of the faith. That's why it is the height that it is, and that's why the golden ratio was applied in that fashion. So the church takes into account that that the size and the design of the temple very seriously. Absolutely, every temple you you rightly note, it throughout the world varies in its design, but by and large, the vast majority of them have significant temples that try to adapt both the local community, but also embody in in every way that the church can the manifestation of religious expression.

But please know, we looked at this issue from a visual impacts perspective, and we came to conclude, and I believe your staff has too, that it would not be visually impactful. If you have any questions for me, I'll I'll answer them.

Okay.

And this is still a study session. So

I also just wanted to touch on your point. I I I also can't speak to the Yorba Linda, like I mentioned, but just in in terms of all the the churches, the designs, and the sizes of each temple, each each temple is given a specific size and a specific floor plan. So it's possible that Yorba Linda has a smaller size footprint. I'm not exactly sure but that might be playing into the statistics about the percentage or where this proposed temple and steeple height would fall along in the percentile could could very well have to do with that. A lot of the smaller temples have much smaller steeples. So

I yeah. I'm not wanting to prejudge or anything. But I guess at the regular hearing, if you could tell us why it's different. Sure. I noticed also Newport Beach is, 90 feet. Fresno is 71 feet. They they they have a plus the nine feet because they have the Sure. I think it's Moroni here, the statue of Moroni on it, the the golden statue. So it's more like 80 feet. Yeah.

And if you could tell us why why why it's significant here, but not there Okay. I think you'll you'll find much less resistance from us. Sure. I do thank you for changing the name from San Jose to Sunnyvale. That was I think you'd probably find pretty close to unanimity amongst us that that was bothering us.

Well, very early on, yeah, that was brought up, and, yeah, we worked we worked hard. That church team worked worked really hard. So

On the appearance itself, I'll be honest. I I I trust you guys to to build something beautiful. I know there's a there's a ton of care that goes into building your temples, and I appreciate the efforts to, to complement the area. We're pretty proud of what Fremont High School looks like. That was a nice one. I don't know about Stanford. But so

Regional context. You know?

But but, yes, we I personally appreciate the efforts that's been shown. I'm very confident that the workmanship, that this will be a structure that's built to last and will be taken care of, so I have no concerns there. But, this is a study session. When it comes time to approve a variance or to deny a variance, please explain to us why why it's why it's needed here while it's not needed elsewhere.

Sure.

And that's my feedback for you. Thank you. Alright.

Thanks for the feedback. We appreciate that.

Next one is commissioner, Robin, please.

Thanks, vice chair. Is it possible to can you quantify the intensity of the light from steeple in terms of lumens or equivalent 100 watt bulbs or something like that?

I I don't have photometric analysis of the facades at at on hand. We've done a photometric analysis of the actual parking the whole site, and we've determined that there's gonna be no light trespass. We also did have a biologist study done on the exterior lighting just to for compliance with bird safe design guidelines and making sure we're we're there for the third party sequel review. They're currently that's currently under peer review right now. So we've done some studies. I just don't have the actual, foot candles on the facade on hand.

Okay. Well, when you come back, maybe you can have

that Sure. Yeah.

To if it's a blazing light Right. Would be distracting to people and but it looks like it's backlit. And do the color of the lights ever change?

I believe they do have that color temperature adjustability. So the whole site will be on light controllers so we can control the dimmability of the lights. And we the I had it on one of the slides, but the the actual light fixture itself has the visors, which are adjustable. So if we they get installed and we find that it might spilling over the facade, the wall just slightly, we can make adjustments in the field. And also, we can control how it hits up to the cornices above on the wall. So there's a lot of site adjustability that we've built into the systems.

Yeah. I was actually wondering if, like, for special events or special days, does the color change, like, to

green or

It's not yeah. Not it's not built in that way. We could change maybe the Kelvin to, like, a 3,000, 4,000, 5,000, but not necessarily the the color temp the color that in that way.

Mhmm. Yeah. And

did I understand you correctly to say the height that it is, relative to the footprint?

Correct.

Yeah. So If a different, facility has a different height, it might be because the footprint is

Correct.

Yeah. So given the golden ratio, if, it's a ratio of the height versus the width. And so if you have a bigger footprint, then you, therefore, would need a bit taller steeple to maintain those proportions. So that that was maybe I'm not sure exactly in the case of Yorba Linda or or the other temples per se, but that's definitely considered in the design of the of the temples.

Alright. Thank you. Mhmm.

Thank you, commissioner Seferoni. Next one is commissioner Payne, please.

Thank you. Just a couple quest couple questions and comments. First of all, just to echo what commissioner Sarney was saying, I I don't I don't need them tonight, but, obviously but I trust that we'll be getting the photometric and biological studies for when this comes back at the public hearing. That will be in our agenda packet. Sure.

Yeah. And I believe you should have access to the biologist report from the their study. And I probably by the time we meet next time, you'd have the sequel as well. But we'll be to work on the photometrics.

We would

definite well, we definitely will have the sequel because otherwise, you wouldn't be able to make the simple findings. So Fair enough. But but, yeah, I it's and I I did for the study session, I didn't go airing around the site looking for all the studies because, again, we'll be we because that's more appropriate for the public hearing. But, the other question I the question I had the other question I had was that I mentioned on-site redwoods and such, but I didn't actually see those in your, tree plan on l2.zero. Are those, like, on the adjoining property site with the for the after the that do the property line adjustments? Or

There should be several. There's there's some on the north side or sorry, the West side of the site and also on the South towards Fremont, West Fremont there. There's a specific, like, tree legend that shows the different shapes. They're kinda all sort of different shapes, and there should be the they they might have a different name than Redwood. I'm not sure

Yeah. I was seeing that. Looking for Sequoia Semper Semperver Semperverance, and I did not see it. So I just cite our usual lists of crape myrtles and London planes and such.

So I I is it possible to bring up the slides at all? Because I could I could show you, but

I mean, I I I trust what you're saying. Sure. I just it would be helpful if if, you know, this was reflected in the replan that we got because, like, honestly, the first question before you said that later, my first question was that the way I originally wrote down the question was, were there any redwoods in the project? So I Sure. I trust I I trust that you I trust that you're telling me that there are redwoods.

I just would like to see that. I just would like to see it in the, like, in the tree plan we get when this comes back at the public hearing. The yeah. That that's all I had for now. I but I would say I will when this does come back, I'm interested in, a, I do think that I I don't wanna get look.

I don't wanna get too detailed into into what is religiously required. That's not an appropriate invest that's to a certain extent, I don't think that's an appropriate investigation for a governmental body to be having. But the I do think it would be helpful that to in making finding one that would be which would essentially, in this case, be exceptional extraordinary circumstances or conditions applicable to the use that in the way that just the comparative analysis that commission my commissioner Davis was referring to. And, b, the other thing I'd actually be real I'm really interested when this comes back is is just the photometric effects because, like, the thing I would be the thing that and there are a number of members of the public here, so I wanna hear what they have to say before kind of committing to the before doubling down on this. But the thing just at first inspection that concerns me is just what the lighting impact is gonna be on the surrounding houses because I know I don't I would not want bright lights shining my shining in my shining in my house at 11:11 at night.

You've said that there are mitigations and, you know Yeah. I I believe you, but I also would I do act I, you know, I wanna get kind of the hard report on that. Sure. That's just something I'm looking for when this comes back. Thank you.

Thank you. And we have, commissioner Iglesias, please.

Thank you, Vice Chair. A question and a comment. The question is, given the fact that there's been concern about a potential light pollution, would there be any consideration for flexibility around the hours at which the lights would be turned off?

Yeah. That I don't know that there's been concerns about light shining into the neighbors necessarily, but, you know, we're working with Wendy that the hours of operation, the hours of illumination on the building has been brought up. And so that's why we've put in the dimmers and the control the controllers for the lights. And, the, you know, the part of the time chain the hour before and hour after the opening is more for safety and for the the staff who are there before an hour before and an hour after just for the for the operations.

Is that I I understand that being in, like, lights that would be in the parking area,

but if

you talk about the the the steeple being also lit up, then it's there's, like, a a lighthouse effect in a sense for the neighborhood. And I think that's the part that I'm curious about, if there's flexibility on that particular and I and I haven't adopted it would look beautiful Mhmm. At any time, especially lit up at night, but if there would be flexibility or accommodation about not not being lit up this late.

I'm sure the I'm sure the church would be willing to negotiate or or speak, you know, with the commissioners and figure out a a reasonable approach.

Okay. And then the one comment I had was, and then it's consistent with some of other comments that already been said, but it's just really around, for the variance, for the first one, with reading, the justification, since a lot of justification, it it leads in with since this is not really required and then said, quoting state law, which is not really what we're looking to validate. If within the justification, it could be more along understanding how a a shorter steeple impairs the ability to still practice the faith.

And Sure.

And I and I've heard you say it with expression of faith, if that could be further kind of fleshed out to understand what the impact of that is.

Sure.

Okay. Alright. Thank you. Yeah.

First of all, thank you. Thank you for the great presentation. I know I'm going to ask you a few questions, but I do want to comment first that, like, I it's very close to my my house. It's in my neighborhood, and it's a beautiful complex. And, I always appreciate faith based community in the neighborhood because it's one of the typology along with a lot of offices and lot of schools, and I think it's wonderful to have you in our neighborhood.

But I want to ask you, when was can you give me a little bit history when the building was built? And, also, the second question was the a lot subdivisions. Why did you divide the subdividing the load? Because you might you may put it on sale, or, like, what's the reason behind that?

Sure. Yes. Thanks. I believe it was 1958, the existing meeting house, around there, late fifties. And the reason for the lot split is there's a requirement to have the EV charger stations and the church being a nonprofit.

There's a risk long term risk of, you know, potential issues with maintaining and operating those for profit chargers there. So it's risk mitigation for the church to subdivide into nonprofit temple site with this kinda EV charger site. And then using the lot tie agreement, was suggested by the church legal count or the city's council was a way to still tie the two the utilities are shared between the site, but it's it's effectively treating two sites as one. So that was kind of, like, the way the workaround there.

Okay. I I understand it. So other thing I want to ask you is that I mean, I I I do I just want to comment that, like, we have a Hindu Hindu temple in Sunnyvale Sunnyvale sites, and I know there is a golden a golden section. And, there are some science and artists mixed together that say that certain heights, and it's like, creates the vibrations. Like, you have the maximum vibrations of the the the god or something.

Spiritual vibrations come in certain proportions of the building. And because I've studied a lot of churches in Italy and all, and so I really appreciate it. I know I know that that doesn't look I went went around in the neighborhood, all the roads, and it's going to not interfere with the neighbors. So the lighting, I think, as my commissioner fellow said, that you can have some some, like, lumens, that will be great. But it's going to be great because we need them. It's a landmark. It's going to be landmark building. So I from my perspective, I think it's a good idea to because it's not obstructing views from anywhere, and there are beautiful trees. So I'm sure you are going to do the great trees. That's Right.

Every church facilities I visit, and I feel so good because they always take care of their landscape, their building. So I don't have a questions about that, that you will do that because I saw hundreds of other the churches in all over. And, I mean, every one of them is unique. And thank you for bringing arches because it's you don't have that anywhere, and you have brought it to make it regional. So I appreciate it.

And the last question I had was, do you think that you are the program you have for the church, is there a way that neighborhood, like, residents can be, like, rent a place? I mean, do you have anything that you can bring it to neighborhood? Or, like because I I know that you have your own community, faith based community, but there are people who would love to, like, use that or rent it or, like, get invited sometime. Just curious about it.

So there are there is a small section of the temple that nonmembers of the church can go into. But once the once the church has been opened and blessed that it it actually is it's only allowed for members of the church only. But there's yeah. Like I mentioned, there's a non non patron or nonmember area as you enter in the building. There's lots of art inside of the temple that could be viewed by members of the community. And then also the site itself is also open to the public.

The site will be like, people can walk in that all the time.

So during the hour open open hours of operation, the the gates to the site will be open and then members can walk through the gardens throughout the site.

Yeah. Thank you. I I really I really like this project, and it will have a little landmark. Like, everywhere you go from the plane, like, I go to Italy, like, different countries, and we go to these famous churches. And, hopefully, maybe you can have, like, a yearly visit or something open up for public to see if you have, like, these beautiful classes, the art classes. You know? But that's more, like, generally, I would like that to see. But you don't don't have to answer it, and but just keep it in program. That'll be great. Anyway, that's it for

for me.

Well, Commissioner Davis, do you have another question?

Oh, no. Oh,

Oh. Oh, chair. I do want to clarify a statement I made earlier. I misspoke. I apologize. Regarding public noticing, it was conducted for the applicant's outreach meeting, but not for the not for tonight's study session. So I just want to clarify that. Oh, so Which is consistent with our city's procedures. Oh,

so we I still can open for the public comments. Correct?

Yes. You can open the floor to public comments. Got it. Thank you.

So I think, I'll go ahead and open the public comment on this specific item. Please submit your speaker card to the recording officer. Raise your digital hand now or dial 9 on a telephone to indicate you wish to speak. I'll call on members of the public participating in person first followed by remote participants. Speakers will have two minutes because we have another meeting, and we have many people who speak. So I'll give two minutes for every speaker. So starting with Elizabeth Paul, please.

Good

evening, commissioners. Thank you for allowing me to speak tonight. My name is Elizabeth Paul, and I have lived here in Sunnyvale for thirty eight years. The city is not just where I live. It's where I raised my family, built lifelong friendships, and watched our community grow and change. I love Sunnyvale, and I care deeply about what we choose to build here. In fact, I love Sunnyvale so much that I have always called it the Sunnyvale Temple. I've never uttered that other name. So I was very pleased when they officially changed it. I feel it's a genuine honor for the city to be selected as the site for a new temple.

This is not a decision made lightly, and it reflects a great deal of trust in Sunnyvale as a community that values beauty, peace, and thoughtful develop development. Temples are designed to lift the spirit. Their architectural architecture is intentional and reverent, and the surrounding gardens are meticulously cared for. These gardens are open to the public during operating hours and offer a rare gift of beauty in a busy world, a quiet safe place for reflection, peace, and renewal. Even for those who never enter the building, the grounds themselves bless the neighborhood.

I served as a temple worker at the Oakland Temple, and I've seen this impact firsthand. Neighbors regularly walk the grounds, bring visiting family, take photos, and pause to enjoy the calm. There's a shared sense of respect and even pride in having something so beautiful and peaceful in their community. I believe the temple will bring lasting beauty, dignity, and peace to Sunnyvale, and I wholeheartedly encourage your support. Thank you for your time and your thoughtful service. But I wanted to also add that there's a period of an open house before the temple is dedicated, and all of the neighborhood and the community is invited. Thank

you. Our next one is Smith, Abe Smith, and followed by Jackie Young. So just be ready.

Good evening, commissioners. My name is Abe Smith, and I have been a resident of Sunnyvale for sixteen years. And I moved from Los Altos because of the opportunity to go to church here, and eventually it was converted to be a temple, which we are very me me and my wife are very glad to have that opportunity. I'm was asked to speak about the steeple, but I think it's been addressed quite a bit. So I want to share with you my experience of why I became joined the church thirty years ago.

I was I I'm a hobbyist pilot, and I was flying in the Bay Area. And normally, they clear me at 2,000 feet over the Oakland Temple over the Oakland Airport. But this time, because of another plane landing, they asked me to turn and left 30 degrees and hold over the Oakland Temple. I was so mesmerized by this beautiful building that was rising and as a beacon and a landmark that I I don't want to say I joined the church because of the beauty of the building, but it definitely played a part in my going back and and seeing it. So I feel that having a temple in Sunnyvale will be a landmark, a civic landmark, but much more so for wayward pilots like me who get lost would be a beacon to find home.

Thank you.

Thank you. That's a great thing. I mean, I do believe that. But, anyway, the next one is Jackie Young, please.

I'm just really here to observe this evening. I wanted to thank the planning commission for their service and their careful consideration of the project. I have served in Santa Cruz, Santa Clara and San Mateo County planning departments for my entire career having just retired two years ago. And I wanted to say that the city of Sunnyvale was one of the reasons that I decided to move away from construction management and move into the public sector. The example set by the city of Sunnyvale way back in the 90s of a one stop permitting center was very inspirational to me in the way that this government is run-in the city.

So I wanted to thank you for your example. And also I had a question for Commissioner Serone. You had asked about the lighting and the changeability of the lighting. Were you asking if the lighting would change color or just intensity? I was just I was just curious because I've never seen a a temple with with colored lights. I just I'm sure the architect could speak to that.

I don't normally have a double

Oh, I'm sorry. Public comment. But

Thank you.

But I was asking about the color.

Oh, yeah. And I think the architect could could speak to that. I've never seen a temple with colored lights. I believe the architect was speaking to intensity of lighting. And I just, again, wanted to thank you. Good evening.

Thank you. I mean, I'll answer I mean, I'll just if you don't mind, I can say that, like, Indian temple on some festival, they do put they do put some kind of lights which changes. So it's India Indian festivals are always colorful. So that would be a little difficult, like, you know, in the neighborhood of this kind. So maybe it's a good idea to have some ordinances of light. But, anyway, thank you. Next one is, Mahay Makinot. I hope I spelled it correctly. Sorry, ma'am. Hello.

Thank you for the opportunity for me to speak. My name is McKay Maginot. I'm 16 years old, and I'm a sophomore at Fremont High School. I've lived in Sunnyvale for my whole life as a fourth generation resident. I'm so excited we have the opportunity to have a temple in Sunnyvale.

I was baptized into the Church of Jesus Christ of Latter day Saints at the current at the current church building that is on the property, and I would love to be able to be married and sealed to my future spouse, which is an ordinance that we only perform in a temple at the same location. Additionally, with the temple in Sunnyvale, we not only want to drive to Oakland, but the temple is a physical and symbolic symbol of the light and hope that Jesus Christ gives us. And people in the neighborhood and also members of the church will be able to see this more regularly. I really like seeing the temple lit up at night. It's a stunning reminder to me as of the peace and hope that Jesus Christ provides for us. Thank you.

Thank you. Next one is, Isabelle Navarro, please. Isabelle.

Good evening, commissioners. My name is Isabelle Navarro, and I've lived here in Sunnyvale for, fifty one years. It's been a beautiful experience to live here in Sunnyvale, and I've been a member of the church all my life. So I've attended that building where the temple future temple will be. For years, whenever the church would announce a temple, which every six months, I would always scream and say, temple, because somehow I I knew that someday there would be a temple here in Sunnyvale.

And we shouted for joy when that was made possible when that announcement came three years ago. And, I've been asked to, speak about the family. The family unit is essential to society. When the family unit deteriorates, society begins it to stand down more. However, because of our faith, we believe that having an LDS temple in our community will strengthen the families that attend and by association will strengthen strengthen the community.

As families try to enter the temple, we strengthen our faith in many ways, and one of them is by serving family members, community members, and by extension society as a whole. As the families strive to work together, bonds are also strengthened. The temple can become an ensign to our families and by extension to the community. The city of San Diego will be blessed by having a temple. Thank you very much.

Thank you. And next one is Jeremy Pack, please.

My name is Jeremy, and my family lives on Maraschino Drive, just about a half mile from the site. And you've probably seen us walking and biking around everywhere from school to work and to the library across the street. And I I'm really excited by by walkable and bikeable communities and and clean air. I actually for work on fire detection and environmental monitoring. And so we're for me, this the temple and its design especially excites me because of the way that this this building, both, most critically, is is our connection to God, but also has a connection to, our stewardship over over the nature around us and and how that's gone into the design, into the the the windows and the features and the plants around it.

And I'm I'm so excited for that that to be added to our community, and in a way that is so reachable and welcoming for the community around us. And one of the last things that excites me is meetings that end on time, so I will end right there.

Thank you. Next, Vanessa. Melinda, please.

Hello. I'm so glad to be able to share a little bit.

I just wanna talk a

little bit about traffic, maybe concerns about traffic with the building and the new building, and also just safety for just driving. Just a little bit myself, I've been here at Sunnyvale for seven, eight years with my husband, and I have four children. I have children in every aspect of this school system from elementary to high school to middle school. Now in college, we've been in the Bay Area for fourteen, fifteen years. Love it, and we're so excited for the sample.

But traffic wise, I'm not sure if you're aware, but we already have a a good flow of traffic coming and going from that building. I'm not sure if you're aware, but even starting at 06:30 and 7AM in the morning, the whole Bay Area, any student child that is above the age of 14 and 15, they go to a church meeting every morning from six 06:30 or 7AM in that building. So that building and then they go and they walk right to church right to school from the church. It's pretty amazing and spectacular that kids will get up that early to learn about learn about the gospel. So it's wonderful. So that is there's a big flow from seven to 06:30AM tonight. We have sports activities. We have primary activities for children under the age of 11.

We have young men activities.

We have women's sports activities, church services, obviously. We have plays going on. We have a constant beautiful flow in that building currently, and I don't think we've had a problem with that currently. So with the new temple, just to for peace of mind, it it would be a more even maybe not even as much traffic. We'll be moving to a different building.

So the flow will be even more peaceful and very structured in the timing. Second, I just wanna talk a little bit about safety in driving. I currently, the temple is about an hour, maybe an hour and a half drive, and we want to go now. It is it's a it's a very long journey back and forth to leave our children or to come back. And so for the youth, like for my son Charlie and my other children, if they wanna go to the temple, they go at age of 16, 17, driving by themselves, groups. It's not always safe. We're worried as parents. For my elderly families, for the elderly, my mom who's 80, I don't I don't want her to drive that long and that far. Correct? And for myself, I actually work in the temple.

So I I'll go go go We are Just real quick. I leave at four 4AM to drive there, and it's a very it's a very long way. So thank you so much for letting us have the temple. Thank you. Thank you.

Thank you. Anyone I will call our members. Anybody else wants to speak from the home here? Okay. We have does any remote speakers are going to limit their comments to the agenda item being considered? Speakers who are ruled out of order will not be given another chance to speak on the item. And this do recording officer, do we have any remote participants wishing to speak on this item?

We do not, vice chair.

Oh, thank you. So I will close the public comment. And does anyone else have any my commissioner, fellow commissioners have any things to speak on this item?

Okay.

I don't see oh, yes. Commissioner Sarani.

Thanks, vice chair. Just a quick question. Are there any plans to put a cellular base station in the steeple?

No, sir. Alright. Thanks.

Thank you. How about commissioner, Brian, please?

Thank you. First of all, since it wasn't on mic, I just wanna state for the record that the that the applicant responded in the negative to commissioner Shoney's question. Second, I just wanted for the benefit of members of the public, regard I do think a major topic when this comes up is gonna be variance justification number one. And I just wanted to just as a reminder to everybody, the the language for the variant justification does include applicable to the property or use, and we have, in the past, made specific spatial findings saying basically that this was we have in the past granted variances due to the due to specific uses. The one the thing that the one that's coming to mind immediately was the was the naturally, I blank on the name, but the I wanna say it was I wanna say it was the intuitive surgical site.

It was applied. Yeah. It was either intuitive surgical or applied material. Yeah. Yeah. It was one of those sites, and I don't It's applied. Okay. Sure. Reglacias, correct me. That was applied materials. And that was when we specifically granted a a size well, a height related variance due to the use. So that's just that is that is a that is the that is the precedent that I think will be governing, and, obviously, we'll be discussing this specific use at at the future at the public hearing. Thank you.

Yes, please. Commissioner.

To paraphrase commissioner Pine a little bit, Bring us as much information and data as you're willing to share, and make it easy for us. Thank you, please. Thank you.

You. The and we will be waiting for the the the project to come in. And that's where we are going to close the public the study session, and we will have five we will start the regular planning commission meeting at 07:12. Thank you.

Good evening. Let's call to order the planning commission meeting of February 23 at 07:12PM. The city does not tolerate disruptive behavior in our meetings. Sunnyvale prides itself on the rich diversity of our residents. We are committed to creating a culture of belonging where members of our diverse community feel safe, included, and respected.

This planning commission meeting is considered a limited public forum, which means the commission can regulate the time, place, and manner of speech. Speaker comments must be limited to the agenda items being considered by the commission for consent calendar or public hearing items. Speaker comments during oral communications must be limited to matters within the commission's authority, generally referred to as within the commission's subject matter jurisdiction. If the speaker's comments are not related to an agenda item, the presiding officer will rule the speaker out of order. A speaker will not be ruled out of order because of disagreement with the content of their speech.

Location and online meeting details are available on the Planning Commission agenda. Please use the show captions button to view captions on Zoom. Comments on matters not on agenda must be submitted prior to the time I call the item for oral communications. Comments on agenda items must be submitted prior to the time I close the public hearing on the agenda item. Speakers are requested to keep their comments to the time period set for comments for the agenda item, which will be strictly enforced. Guidelines are posted on the city's website and on the planning commission meeting agenda. Please join me in

a salute to the flag.

I pledge allegiance to the flag of The United States Of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. Recording officer, may we please have the roll call?

Vice chair Shukla? Present. Commissioner Pine?

Present.

Commissioner Fagoni?

Present.

Chair Iglesias?

Present.

Commissioner Davis?

Present.

Commissioner Cerrone?

Present.

We have six commissioners present. Commissioner Segura's absence is excused.

Thank you. Alright. This brings us to oral communications. Oral communications is the public's opportunity to address the commission on topics not listed on tonight's agenda. This section is limited to fifteen minutes and be ex may be extended or continued after the public hearings general business section of the meeting. Individuals may only speak once during oral communications. This planning commission meeting is a limited public forum, and the commission can regulate the time, place, and manner of speech. Speaker comments during oral communications must be limited to matters within the commission's authority. Again, that's our subject matter jurisdiction. If a speaker's comments are outside the commission's subject matter jurisdiction, the presiding officer will rule the speaker as out of order.

This allows the commission to conduct his business in a reasonably efficient manner and protects the rights of other speakers. A speaker will not be ruled out of order because of a disagreement with the content of their speech. Please please submit a speaker card to the recording officer. Raise your digital hand now or dial 9 on the telephone to indicate you wish to speak, and I will call members of the public participating in person first followed by remote participants. Speakers will have three minutes to speak, and, again, this is for anything that's not already on tonight's agenda. Recording officer, do we have any speaker cards?

We do not, chair.

Right. Because of the nature of remote communications, speakers who are ruled out of order will not be given another chance to speak on this item. Therefore, speakers are warned to limit their comments to subjects that fall within the commission's authority to decide or take action. Recording officer, do we have any remote participants wishing to speak on oral communications?

Yes. Sure. We do. We have one hand raised. Mama Mia's phone has the floor to speak first.

Hi. Sorry. I I wanna speak regarding the proposed development by my home. So is there a limit on the time we can speak?

So it's which agenda item are you referring to, ma'am?

It's the 510 And 920 DeGine Avenue project. You

will have an opportunity. You'll have another three minutes later tonight. We'll call that up specifically, and we'll solicit your, input at that point.

Okay. Great. Thank you.

Thank you. Recording officer, do have any others?

Yes. We have one hand another hand raised. L z, you have the floor to speak now.

Hello?

Hello.

Yeah. So, yeah, I'm speaking regarding the, like, 510 And 920 Dequan Drive project. Is that the right time?

Yeah. You will have another opportunity. This one this is not the right time.

You but you will

have an opportunity when we call that

one up.

And we'll be

very clear about that. Thank you.

Alright. Thank you.

We have no further hands raised.

Okay. Thank you.

I'll go ahead

and close oral communications. At this time, we will go to the consent calendar. I will go ahead and open public comment on consent calendar items. Please submit a speaker card to the recording officer. Raise your digital hand now or dial 9 on a telephone to indicate that you wish to speak. I will call members of the per public participating in person first and the remote participants. You will have three minutes to speak. Does anyone wanna speak on a consent counter item before we move to hear from remote speakers? Alright. Recording after, do we have any remote participants wishing to speak on this item?

No. We do not, chair.

I will close public comment, and I will now ask for a motion by my colleagues.

Commissioner Pine. Thank you, chair. I move the consent calendar as submitted, and I'd like to staff thanks, staff, for their presentation on item one b.

Thank you. Vice chair Shukla.

I second it.

Thank you. Recording officer, please connect a vote.

The motion passes with five yeses, and commissioner Davis abstaining. Commissioner Segura is absent.

Thank you very much. And then planning officer, what is, the fate for project zero three one eight?

It's unless it's appealed within fifteen days, it would be approved, by the planning commission.

Alright. Thank you so much.

And if I made sure, I'd like to introduce, Christian Mendoza. He's one of our planning technicians. He's been our permit technicians, he's been with the

city for I don't know. How long have

been for? Six months? No. We're coming up on a year now.

Oh my god. Okay.

My bad. Well, thank you, Christian. Welcome. Okay.

Then that brings us to public hearings general business. And for that, we have one item. We have item two six Dash0311. It's a proposed project related to applications on a 20.55 acre site. Use permit to demolish six industrial office buildings to construct three hundred and twenty nine three story townhomes and detached dwelling units, which include 41 accessory dwelling units. The location is 510 And 920 Deguine Drive. For the folks that called in earlier, this will be we will be soliciting your input on this in a little bit. Staff, is there a is there a report?

Yes. Good evening, chair, members of the planning commission, members of the public. My name is Momo Ishijima. I'm the project planner. The item before you is a use permit for the redevelopment of a 20.55 acre industrial office site at 510 And 920 Deguin Drive.

The project proposes to construct three twenty nine residential units. 151 will be detached three story single family homes. 178 townhomes will be within twenty three three story buildings. And 41 attached accessory units within the single family homes for a total of three seventy units on the site. The project also includes a vesting tentative map to make the two existing parcels into 151 single family lots, a 178 condominiums, 53 parcels.

The image before you is the aerial photo and neighborhood context of the project site. The site is located in East Sunnyvale, South of Duane Avenue, and West of Lawrence Expressway. Deguin Drive bounds the north and west property lines. Stewart Drive bounds the south property line. And to the east is Park, which is a city park, and an apartment complex to the east.

The site consists of existing six two story industrial office buildings totaling 381,000 square feet. The area these were constructed in nineteen nineties. More than half of the buildings are currently vacant. The area is surrounded by three story multifamily residential homes to the north and east and industrial office buildings to the West and south. The general plan land use designation for the site is medium density residential, and the project site is also part of the East Sunnyvale sense of place plan.

The zoning is MS, industrial and service. 845 Stuart Drive across Deguin Drive was approved for a 29 unit townhouse townhome development in January. On the screen is the proposed site plan. The project proposes twenty three three story townhouse buildings fronting Stewart Drive and Degean Drive and also along the eastern property line. These buildings are shown in light blue and purple.

On the site plan, there will be a mix of two to four bedroom units. The 151 single family homes are located to the north and central centrally on the project site. These are shown in orange and yellow, two different product types. There'll be a mix of three to five bedroom units, and units with the red star on the site plan are the units that include the accessory dwelling unit on the Ground Floor. Access to the site are provided by two driveways along DeGene Drive and one driveway on Stewart Drive.

Internal access is provided by 24 foot wide private streets and pedestrian pass along common open space on landscaped areas throughout the development. Each unit, each 329 units will have private garages, which are mostly two bed two two car garages. 18 are two bedroom units. We'll have one car garages, and 11 single family homes that have five bedrooms will have three car garages. There are 116 unassigned parking spaces within the development.

The project provides a clubhouse, a pool, and pool room, picnic and top play areas, and they also are providing a 20 foot wide publicly accessible multiuse path along the East property line connecting Stewart Drive to Swagels Park. There'll be a new 12 foot wide sidewalk along Deguin Drive and an 11 foot wide sidewalk along Stewart Drive with new street trees and tree wells per the East Sunnyvale sense of place plan. The image before you are representative elevations. The one on top is a townhouse, the elevations of the townhomes. And then the image on the bottom are the single family homes.

So the architect has shared that the design is modern vernacular style incorporating both farmhouse and traditional materials and details. The buildings are three stories tall with gabled and hip roof forms. Exterior materials consist of stucco, fiber cement materials for horizontal siding, and board and batten style sidings on the second And 3rd Floors in various gray and warm tone colors. All residential units facing the public streets will have access from the street frontages. This image is from the corner of DeGain Drive and Stewart Drive looking at a the town one of the townhouse buildings.

This image is from Stewart Drive looking north along the multiuse path and another one of the townhouse buildings. This is an interior rendering of the single family homes with the top lot that proposed internally on the site. The project seeks to apply the state density bonus law by providing 15% below market rate units. The project proposes 49 below market rate units and a fractional in lieu of 0.35 units. Under the state density bonus law, the applicant is entitled to one concession and unlimited number of waivers from development standards.

This is a list of the concession, which is from providing window recesses, and then a list of waivers that they have requested. So most of the waivers are related to the single family lot size of single family lots and are related to the lot size setback requirements, which are constraints for single family type products on small lots. And then the the the list of waivers on the right hand side of the screen are from our objective design standards. So open space amenities, which are required to meet a certain number of points, minimum ground floor plate height, trees and common open space, building frontage at front setback, maximum building setback from minimum front yard setback, vehicle access to garage, loading space, and common open space external accessibility. So the applicant has provided an exhibit with the application that has some justifications for the waivers.

Regarding public outreach, there was a community outreach meeting held on November 19 on-site. The meeting was very well attended, And concerns that were raised at the meeting were regarding commercial retail accessibility to these services or commercial commercial establishments, traffic, and parking along the gain, noise and construction time frame, and about the groundwater contamination. The and there were also support expressed at the meeting for more housing in the area and related to the BMR program. On November 24, we held a planning commission study session, and staff presented the concession and waiver justifications at the meeting. And we received questions from the commission members related to the EFIS use, which was a concession that was included at the time that has been removed.

And then setbacks, planning of native species, accessible units, and pedestrian access to internal units. And then oops. Sorry. And and we heard support related to the architectural design and the the proposal for a small lot design for the single family homes, which I think for the three story single family homes, these are unique to Sunnyvale. So this slide provides you with the alternatives for your decision tonight.

And I'm not gonna read through each one, but staff is recommending alternative one to make the findings to approve the CEQA determination, approve the use permit and the vesting tentative map based on the recommended findings and subject to the recommended conditions of approval. I do not have any additional changes to the staff report or conditions of approval. We have received five notices through via email, which have been forwarded to you. I believe all of the emails that we received over the weekend were supporting the project. So that concludes staff's presentation.

We also have Lillian Tseng, principal transportation engineer online, to answer any questions and staff here, planning staff here, to answer any questions that you may have. Thank you.

Thank you so much for that presentation. At this point, the planning commissioners will have an opportunity to ask staff questions. To get started, commissioner Saroni.

Thanks, chair. So let's see. I have a few questions for staff. One, setbacks are as part of the waivers are down to four feet side yard or five feet rear yard. Is there any concern that that's a fire hazard having And is anything being done to mitigate that, like fireproof fencing or anything like that?

So staff has reached out to the fire department, and they do not have any concerns. They said that it was really regulated by the building code. So I'm I'm hoping that some of that could be addressed by the the applicant, the architect, tonight as

well. Okay. The parking, does this project qualify for no minimum parking?

The project does not because of the size of the the property, but it does qualify for the state density bonus law parking requirements. And the project exceeds the state density bonus parking requirements by 115 parking spaces. I also just want to add that the state parking bonus requirement does not have a requirement for unassigned parking spaces, but the project is providing that. Thank you.

Yeah. And just for members of the public, because I saw some emails that there are actually, what, 700 and something parking spaces provided and a 116 unassigned parking spaces. So I I saw some emails that seem to be saying there are only a 116 for the whole project, but that would that's just the unassigned

parts space.

That's correct. The each of the units have a private garage. And most of them, the majority of the these are two car garages. 11 are actually three car garages. Thank you.

Are there are there plans for any traffic calming on the private streets? There's like a three to five foot setback from the private streets. I mean, you step out your front door, you'd be in the street by your second step, so you wouldn't want cars flying by. Any anything to limit the speed of cars?

I'm gonna have the applicant's engineer address that. We don't we haven't considered any traffic calming within the development.

Okay. And I don't know, this is better for the applicant, but I'll ask you anyway. So the terminology seems like it's kind of moving around in the different documents, but the single family homes on the North Side, they're sometimes referred to row homes, which I thought implied homes that were physically attached, maybe not. And the drawing there referred to drawings that referred to alley homes, maybe is a better name. Then there are the court homes in the middle interior, then the interlocking townhomes on the East side and attached row townhomes along Stewart And DeGine.

Do are all of these ownership?

Yes. My understanding is that they're they are all ownership units. And I did notice that there are some inconsistencies in the way each product type is labeled, but we're just reporting it as single family homes and townhomes. Thank you.

Are some of them condominiums?

Well, they will be recorded as condominium units, the townhomes.

The townhomes?

Yeah. Those are going to be recorded as condominiums, yeah. But each of the single family lot of homes will be on the individual lots.

Right. So the condominiums are that's the you know, the owners own the, like, the interior and exterior is owned by is there an HOA then for the common areas? And there there are a number of these buildings, right, Are are all of the, you know, the multiunit buildings, are all of them under one HOA or each building under an HOA? How does that work?

So the establishment of an HOA is a condition of approval of the project. How the details of how each who is responsible what, especially for the townhomes, will refer applicant to respond to.

Okay.

Thank

you. And so I just want to clarify something now. We're adding a lot of homes here, which is good. That's what we want. And there was another there's another residential project across the street. This is all good. We want the housing. But just to be clear, no matter how many residential units we put in this neighborhood, there are no requirements from the city, county, or state to have a single square foot of retail to support these residents. Right?

There's no requirement from the city zoning code or the zoning or general plan land use to require commercial or retail services at this site. Yeah.

So for for example, we have a requirement for park square footage per resident or something. Right? But that's that's kinda what I was comparing it to. So under the transportation demand plan section on proximity to commercial services calls out, you know, the Agape Grill, the Tijuana Grill, Taj Mahal Market, and other retail locations that may not be there for long, right? Is there a plan to redo this analysis to reflect the reality.

I guess this is the reality of what is there right now. But if we know that's going to change or it's going to change, It seems like we're doing an analysis that we all know is not valid. And

So the requirement for a TDM plan is submitted and analyzed just based on the current conditions. You're right that there's a lot up in the air right now, specifically with regards to grocery stores and the shopping center on Duane. But because that project has not been approved, we can't require that to be changed in the TDM plan.

Okay. And, you know, I'll just reference from the document general plan policy h six dot three says, which, you know, provide safe and accessible pedestrian, bike, and transit linkages between jobs, residences, transportation hubs, and goods and services. But I guess we're saying because they're there now, we can't take that into consideration. Alright. Thank you.

I also wanna just give a a brief update on that project on Duane. Some of the residents have reached out, and we've informed them as well. But that project has been redesigned to provide 10% commercial. So you'll see that pretty soon.

All right. Thank you.

Thank you. And thank you, Commissioner Charney. Next, we have Vice Chair Shukla.

Thank you, chair. I have a question for the concessions. Like, they had the concessions. They removed it, EFEIS, the panels?

Yes. They have removed the request for that concession after the study session.

Oh, okay. That's kind of sad. But, anyway and then what about the window recess also? That is is that, like is there a way that is there a saving lot of money when they have it's not provided window recess. It's, like, not provided window recess. Correct?

Yes. It's not providing the recess, and I think it does have an impact on the construction.

Okay. I would like to know maybe I'll ask the applicant about it.

Yes, please. Thank you.

Thank you.

Thank you, vice chair, Shukla. Next, we have, commissioner Pine.

Thank you, chair. Thank you, staff, for the presentation. Few questions. First of all, there was a reference in the staff presentation to the project we heard more than fifteen days ago about, next next to across the street from this project. Is that final, or was there an appeal?

Could you repeat the last part of your question, please?

Is that approval final, or was that appeal?

The approval is final. It hasn't been appealed yet.

Thank you. Next. This this is somewhat speculative, so I appreciate it. So I understand if Steph doesn't have a clear comment on it. But we've had in the past on other single variance requests originate from homes that were built with on narrower, otherwise, small lots approved that that that are not consistent with current standards.

So when I see kind of these small these homes on small lots, my my question is, does staff have any concern that, like, you know, down the line, maybe ten, twenty years from now, the homeowners are gonna be wanting to make improvements that would require variances. Like, is that something we should be I don't know how we'd even deal with that, honestly, but is that something we should be kinda concerned about, something we might wanna be taking a look at how to avoid?

So first of all, there are there is a condition that has been added to require us planning staff review of any future additions or modifications to the homes that are being proposed tonight. There are a couple of small lot type of developments that have been in the city of Sunnyvale, the former Benner School site, for example, and also at the Corn Palace. Now these are not R3 zoning. They were applied R1.5 and R1.7. So it's a little bit lower density, but also on a planned development zoning.

So these projects were approved at the with this special development permit. And a lot of the waivers that are provided approval under the SDP is, like, lot size or setbacks, similar things that the waiver is being requested for this project. Now in terms of the Corn Palace project, I think it's fairly new that there really hasn't been too much request, maybe like a covered porch or something that has been added in the back. But with the Benner School side, I think it's been more than twenty years. There have been small additions or sort of modifications internally that have come through.

And they have mostly required a special development permit. So it has received approval through you know, like a public hearing, an administrative public hearing. So there are, you know, these types of additions. I'm sure there will be considerations or desire for future homeowners to do that. But there is a process that they would have to go through, and we would need to take a look at what is possible under the approved project and the setbacks and other development standards that would be if the project were approved tonight that are being considered.

Okay. Thank you. Yeah. My cons yeah. My concern is not my concern is just basically I don't want to have the homeowners find out that they've bought a home that has more red tape to go through if they wanna make improvements than they would if they bought, you know, some other home.

And I I'm satisfied by that answer. I think that if there is some systemic issue, then we'd probably wanna stud if there is some kind of systemic issue, we'd probably wanna look at all of the smaller developments more broadly, but that would that would not be a discussion for tonight, I don't think. While I'm talking policy, there was a discussion there was a comment in the staff report, and I quote, the waiver for maximum height and minimum ground for plate height is also typical for three story residential development. Now it would be it would be reductive to say that R 3 is the three story town the three story townhouse zone. But on the other hand, I think the last seven projects in a row we've gotten in R 3 have been three story have have either been or involved a significant portion of three story townhomes.

So has staff or anybody looked at possibly revising these standards? Because at least in my head, it seems silly to have standards that we are constantly waiving.

As you probably know, city staff has a long list of items that we're currently studying that has not been raised by the city council. But certainly, if there's interest in that, you can raise that during that time.

Okay. I will poke my I will poke city I will poke city council, I think. Just and I now now the yeah. Now the flip the flip side of this is that since they can be fairly expeditiously waived, it's probably not urgent to look into them, like but just, you know, maybe the next time it there's a thorough review of our three standards or something just because I would like to like, in my mind, we want to lower the number of waivers, if something is constantly getting waived, that's probably a sign it's not working. But on the other hand, I if it is on the other hand, I'm not.

I would rather staff prioritize, and I'm sure city council would rather staff prioritize items that are items that are not fairly easy to dispense with in other ways. On the TDM point raised by commissioner Ceroni, I was also I had similar concerns, but, and I'm looking specifically at it's page 13 of attachment 10. If I am reading that map correctly, I see the plaza at a commercial and Arques within 0.25 miles, which I believe if I am reading the table on page 10 of attach page nine rather of attachment 10 correctly would actually trigger the three points because that would also constitute being less than point two five miles from a shopping center consisting of at least three tenant spaces.

I'll I'll have to take a look at that.

Okay. And I'm I I don't think this is I mean, I'm not asking staff to go and, like, red pen the TDM analysis because based on speculative future development, but I'm just it looks to and I'm not saying that that one shopping center is, like, the existing solves all of the retail problems in or Sunnyvale, but I'm I if I'm reading it but somebody can correct me if I'm wrong, but if I'm reading it correctly, I think it would we would have the three points regardless of development in the other two sites that were mentioned. So that's, yeah, that's just a thought I had. I think they have, that is all I had for now. I have I will have some more questions for the applicant.

Thank you. Thank you, commissioner Pine. Next, we have commissioner Davis.

Thank you, chair. Thank you, staff, for the presentation. A few administrative questions. Maybe this is for Sean. Is isn't the citywide zoning on looking over it on the work plan for this year?

Wait. Repeat the question again.

I believe on the work plan for this year, we're gonna look at zoning overall. Right? We're gonna

get There's a zoning retooling. It's one of the strategic workshop items, but that's looking at the zoning code, actually changing the zoning districts, if that makes sense. So the objective standards.

Just the designs. Okay. So setbacks and things that we're normally waiving could be a part of

the scope? Potentially. Yeah.

Okay. Okay.

Thank

you. Including parking.

Curious about that. Okay. And my this this one's not for Sean. My understanding is that this is zoned for 24 dwelling units per acre. They're coming in at 18 dwelling units per acre. So that comes right in at our minimum 75%. Is that correct?

Yes. And we are including the ADU units into that calculation. So they come in at 18 dwelling units per acre overall.

Okay. And that's the, like, the prescribed statewide account, the ADUs count?

Okay. Yes.

And I was going back to the parking. It it stated what with the state density bonus, how much parking is required. But without the density bonus, how much would be required? Do we know that number?

I I do have that number. Let me bring it up on my computer.

Okay.

So if we were looking at the parking requirements strictly under the Sunnyvale Municipal Code parking requirements, it would be 1,200 parking spaces.

Alright. And that's that's about 450 more than they're providing?

They're providing 767.

Okay. So

But the state density bonus parking requirement is 652.

Okay. Just wanting to get that out there. Thank you. That's all my questions.

Thank you, commissioner Davis. Seeing no other commissioner Hans, I just had two quick questions. One, I just wanted to confirm that so there were of the 151 single family homes, 41 are gonna have ADUs. Correct?

49 are adding ADUs on the Ground Floor.

Okay.

I I see 41, but okay. We'll say 49. Then for Oh,

sorry. 41. I'm sorry.

41.

Okay. Unfortunately, not re actually relevant to my point, but my point is or my question rather is for the others, by state law, would they be able to do a, like, a a garage conversion if they wanted to later? Would any of those other house houses single family homes be eligible to convert the garage into a ADU?

Well, yes, they would be able to.

Okay. That's what that's what I thought. And then my second question is actually very similar to what commissioner Davis was talking about, which is is when the staff is kind of guiding a project and someone is at the at the lower end of the density, but they're saying and and I know that this is where we are now at the point of the planning commission. I wasn't here for the study session. I was sick, so I won't rehash that that.

But when there's 17 waivers saying we can't deliver this amount, but also the the average single family size home here is is quite large. It's it's coming in at, like, 2,500 to 3,600 square feet. What is the the process for engagement dialogue to say, like, well, you know, the average if the average single family home in Sunnyvale is 1,500 square feet for a three bedroom, and this is a thousand square feet over that, does that give us any bearing to to push back on waivers?

We have talked to the applicant for quite a while about the type of housing product that they were proposing and the size. And attorney's office, if you want to step into that. But it's my understanding that the state law prohibits the city from requiring units to be reduced in size.

Okay.

So we were pretty limited with our discretion.

Understood. I appreciate that. Thank you so much. Alright. Seeing no other commissioner Hans?

May I respond to commissioner Pines' question about the TDM? So on page nine, they have a, like, a list of the points that they're counting towards the 10 points that they need to meet with for the TDM. And I believe they are already counting the 0.25 miles from the

commercial. So Commissioner,

Yeah. Thank you. Yeah. They are counting that. My my thought was if you look at the map on page 13, you've got, you know, the nice you've got the 0.25 miles, and there are a number of MADI's that are listed.

But but my specific my specific thought was it includes the the includes the includes the shop shop includes shopping that is either schedule that is already scheduled for redevelopment or is likely to be redeveloped. And my my thought was just that I think there is also shopping within that 0.25 Circle that is not that, to my knowledge, is not even eligible for residential redevelopment based on the underlying zoning and the general plan, such that even even if we were to completely lose all of the retail at Fair Oaks Plaza, we would still we it would still qualify under it would still get the three points because it would be within point 25 miles of arches of arches and commercial.

Thank you.

Alright. Thank you, commissioner Pine. There is one applicant. Ten minutes will be provided at the beginning of the public hearing to address the planning commission along with an additional five minutes at the end of

the public

hearing. You're welcome to start.

Good evening, commissioners. Really excited to be here tonight. For real quick procedural question or item, we have some paint samples here to introduce to you all here while while presenting. And I'll try and be very efficient here to get through our presentation in ten minutes. First of all, my name is Kyle Winkler.

I'm the development director at Tidewater Capital. We represent the partnership that's been formed here at Sunnyvale Park Place. We're excited to be here to seeking your approval for a a 370 total unit for sale development at Sunnyvale Park Place. Just to orientate you on the site in Aslandius, the site is located in North Sunnyvale. It is bound by Stewart Drive and DeGine Drive, and it's surrounded by a mixture of similar office buildings to the South, apartment buildings to the East, and a very similar typology of three story townhomes pretty much everywhere else surrounding the border of the site.

The site's general plan designation is medium density residential, which I really wanna reinforce as throughout this process, which is really calling for 100% residential on the site that we're discussing here tonight. And that was really informed by the East Sunnyvale industrial to residential future studies, and has been really kind of a long term planning exercise of creating residential here. And that really has guided us throughout this entire process with r three zoning. And I think just calling to that top right image of that red, we really look at our site as a really big hole of the donut that we're trying to fill in, which is really the last completion of the vision of the long term planning of creating residential here. So we're really excited to play a role, hopefully, in doing that.

Just real quick on some existing conditions. This really shows some of the existing, you know, really large amount of asphalt and r and d office buildings that are underutilized as well as some of the complementary residential buildings that are of a similar size and intensity as the what we're proposing here tonight. Speaking to our entitlement timeline, we've made two separate acquisitions in 2024. And we've worked really efficiently, I believe, with staff throughout this process to get here to tonight, including a really thoughtful community meeting in November as well as a planning study session. And really wanna draw attention to, you know, these estimated dates of groundbreaking and opening and that, you know, we're really focused here in delivering housing.

I'm I'm joined here by our entire design team who who's here to answer questions. But, ultimately, you know, if we're for lucky enough to get approved here tonight, you know, we're gonna get a good night's sleep, and then we're going right into final engineering, final mapping, and we're here to deliver housing as soon as possible. There's nothing speculative about this development, and and we're here to deliver housing for Sunnyvale. Some site layout and design features. We have four distinct product types, two detached, court a and an alley loaded, and a two attached products, an interlocking townhome and a row townhome.

And as mentioned, there are 41 ADUs within the detached product. One of our partners in this project is national public homebuilder, and this has really been informed by a deep market knowledge and deep market analysis of what we feel is going to meet the need of Sunnyvale. So that's how we've really arrived at this this unit mix that you're seeing. The project will be all electric development. It'll have solar, and then the garages will be EV ready for the planning or for the municipal code.

As Mono mentioned, we'll have a multiuse pathway introduced along the east property line for the East East Sunnyvale sense of place plan, which will really connect Stuart up to Swagels Park and really create some connectivity from Duane down to Stuart Drive. We'll have a community clubhouse and various exterior amenities. And I'll talk a little bit later, but we are doing some relocation of public art. And and really just wanna highlight just the amount of effort and work that goes into creating something like this. And, you know, there's so many competing interests here about getting density, creating parking, stormwater treatment, maximizing open space, satisfying solid waste pickup, incredibly complex, fire truck turnaround.

So it's it's a really interconnected site plan that's been really thoughtfully worked out by by our design team. I'm gonna kinda breeze a little bit faster through the through the design slides because Momo's touched on some of them, and I wanna make sure I get through the meat of our presentation. But real quick on-site circulation, I think really trying to make this porous being it being pedestrian accessible from multiple areas to get through the site and also creating some of that connectivity in both directions to Swiggles Park was important to us. Again, I'm gonna be very quick through here, but this is our our single family court homes, our single family detached alley homes. And, again, our design team is here to answer any questions.

This is the first of the attached product, which is a traditional interlocking townhome and then interlocking row townhome. And apologies for any confusion on the labeling and and our design documents. Some of these renderings you saw in Momo's presentation and you'd seen before in the study session. In this this slide here, you'll see some additional renderings that were requested that were happily produced from the study session to highlight some of that more of experience from the streetscape. Also speaking to the study session, I hope you're in receipt of our state density bonus waiver exhibits.

Worked really hard to satisfy that request. Another change from our study session, as mentioned, was the removal of the EFIS. I think the EFIS just created enough confusion and concern from the commission that we felt just going for a more traditional route would be more beneficial for the project. But, you know, part of that was done for for minimizing liability and and also the the new concession that we're requesting. While it's also a financial consideration of the recessing of windows, I think that's been a concession in other projects before.

This is really also around liability and water mitigation, making sure we don't have water intrusion with this many homes and this many windows that we're being installing. And then on the waivers, you know, real quick, I think in totality, I think, you know, 17 waivers is really in keeping with a lot of the townhome projects coming for us, but they're really fitting pretty cleanly into two distinct buckets. One, really around the setbacks and lot sizes. And then also, you know, the objective design standards, one of them was already mentioned, but they really seem to be they're really thorough and they're really thoughtful, but they seem to really mirror after more of a podium apartment project, then it's really hard to kinda morph to a townhome. So the 14 foot ground floor being a good example.

As mentioned, we are relocating some existing public art on-site. The existing vociferous sculptures on the northern part of the site, we're proposing to locate that to the top right quadrant. And then also the existing two day sculpture on the southern portion of the site, we're actually looking to relocate that to the other side of Stuart to some land that we also own there. We've spoken to the artists. We're work collaborating with them.

We're also working with the city's art director to make sure that this is thoughtfully executed. Also want to speak to community feedback that we've heard. You know, we try to be very engaged developers here in in engaging with the community. And just want to recap some of the the the concerns we've heard and and some of the thinking that we have. First and foremost is what has been touched on before, obviously the loss of retail and the concerns around that potential happening.

Do want to reiterate that we made this investment under a general plan designation of medium density residential, which is really calling for 100% residential. With that said, we've tried to be very transparent and engaged stakeholders and work with the community to see if there's opportunities where we may be able to create some retail. The first step was to see if that could happen on the Southern Campus that we control on the other side of Stuart. Unfortunately, there's just no real opportunity on the Ground Floor there any longer to create that. But, you know, we've also worked and talked to other building owners in the neighborhood.

We've talked to Lowe's. We've tried to see if there's other opportunities for the creation of retail. And, you know, unfortunately, that hasn't really materialized anything quite yet today. But, you know, we're committed to still working to see to be a, you know, a resource and a partner with Citi and the and the community to see if there is a way that we can play a role. Traffic has been raised as a concern, particularly traffic along DeGine Drive.

You know, we we took that from the community meeting, and we went and worked with the city's traffic department to see maybe there's ways that us as an applicant can can implement some traffic calming measures along DeGine. I think what we learned is we ran right into a a really confusing and complicated regulatory framework of creating traffic calming measures as an applicant. So they really guided us to the general plan update that's forthcoming. DeGine Drive right now is actually designated as Industrial Collector Street, which feels a little outdated. So I think there is an intention to make that a residential collector street, which could open up an opportunity for more traffic calming measures on DeGine Drive.

And I'd also note that DeGine Drive and Santa Real Intersection is also in the queue for study by the traffic department for other traffic mitigations. And lastly, before before I leave traffic, it's counterintuitive in a in a postcover world and probably what everyone has experienced in that site for the last four to five years. But, you know, a fully functioning industrial campus actually has a more traffic intensive use than residential. So, you know, I think over time, this could actually be a a less intensive use from a traffic perspective. Parking, again, I I think we wanna focus on implementing,

you know,

a very strong parking management plan to be approved by the by staff as a part of our conditions of approval and a deep focus of education enforcement on parking through our CCRs to ensure that our residents are using their garages for parking and and not for storage, which I think is an issue in other places. And then just keeping with my time, just wanna highlight that there is a lot of interest and excitement around the affordable housing. We've had a lot of outreach from folks in the neighborhood, particularly the the the the apartments to our east. And then lastly, I also site mitigation and environmental concerns have been a real issue in this area. And I just wanna highlight that we've actually received an executed regulatory agreement with the water board, and we have an approved site management plan.

So the water board has approved this residential development with the mitigations that we've outlined. So we take that very seriously in the safety of the neighbors and ourselves. Perfect.

Go ahead and stay right there because I wanna give the commissioners an opportunity to also ask you some questions as well. And as a reminder, you will have five minutes after after the this portion to also share any final thoughts. To kick us off, commissioner Davis, please.

Thank you, chair. Thank you for the presentation. It's really informative and helpful. First question's a pretty easy one. I I liked your timeline slide a lot. Is groundbreaking pre or post demolition of what's there before?

I would say in conjunction, simultaneous. Okay. Yeah. Yeah.

Okay. Yeah. And then your waiver that you're asking for is about, our requirements for recessing the windows. And you had some commentary in the documentation that, it's not only more expensive. It it leads to potential, failures down the road. Could you comment on that, a little bit?

Yeah. I think that's really been guided by our homebuilding partner. And, you know, when you're talking about this many homes and this many windows, you know, ensuring really well thought out, recessed window details. You know, when you create when you introduce that horizontal plane that can create that water capturing, I think there's a real concern that over time, that could that could lead to more water intrusion than otherwise than if you were to keep that at more vertical phase. So while also while that's, you know, certainly, there's a there's a financial component to that. I think the main driver really is, you know, mitigating that in our opinion.

Okay. Okay. So those were the easy ones. So so this is 24 dwelling units breaker. You're coming in at 18, and that's requiring us to count all of the the all the ADUs with the various state density bonuses and so on.

You could have gone up to 36 dwelling units per acre with the different combinations. Maybe even a little bit higher, you could have asked us to waive things like the height requirements. The bottom line is you could have gotten close to if you'd maxed everything out, you could have gotten very close to 800 units for this. A little bit of background. I just saw a thing that said that over the last twenty and twenty five years, housing prices in Sunnyvale have appreciated more than any other city in the Bay Area.

Cupertino's next. I usually like beating Cupertino, not this time. So I'm not gonna I'm not asking you to change it or anything. I'm I'm saying, like, what could the city do to make it more attractive for someone like you, a developer, to max out all the bonuses and just build as much housing as you can?

Well, sometimes I think there's only so much, you know, a city can do. I think, really, you know, we've developed this, again, based off deep market knowledge and and a project that we think really can be delivered now based on current market conditions. I think if you were to go today to max out the to the higher end of the range or beyond, I think that groundbreaking just may not exist just because it may not we may not be advancing that project right now. We may be waiting for things to to be modified. So I don't wanna put too much on the city to to be the the solver of all that. The classic one is development impact fees, so that's a classic developer comment, but I don't wanna I don't wanna go there.

But we're, like, getting to 800 units. Yeah. We you'd probably have to go maybe 40 stories high or something. Right? But it it's a big problem. Right? Housing demand in Sunnyvale is pretty close to infinite. Right? And I shouldn't say infinite. It's much higher than than we're gonna accommodate with the proposals that have been coming before us.

So any ideas feel free to send it to the planning commission. Any ideas on on how we can step on the gas per se, You'll find us very open to listening. Otherwise, I'll save other comments till we finish public comment. Thank you.

Thank you, commissioner Davis. Next, have commissioner Saruman.

Thanks, chair, and thanks both the staff and your presentation. So I asked a question earlier about the the Ball Complex units, and are all of those gonna be sold as condominiums? And and how does the HOA work for those? Is is that one big HOA for all of them or per building? Or

Yeah. I think, generally speaking, we would envision one HOA for all of the condominium townhomes. Yeah.

And we heard from a developer close by that the water table's only a few feet below the surface. Is have you looked at that? Is that a concern?

We have. We haven't had a concern with the water table in our analysis to date. Yeah.

Okay. And so so this question has come up, and I I had a similar question. But, you know, the 24 you could go to 24 dwelling units per acre. You have 18 dwelling units per acre. And my con it's a general concern about the way we look at this and, you know, we're stuck with state law and every everything else.

We can't do anything, but we're always looking at dwelling units per acre, but not the number of bedrooms or residents supported by these developments. I'm just wondering if that's a factor you looked at increasing the number of bedrooms versus the number of dwelling units. Would that be a different calculation? Or would that impact?

To repeat the question, you're looking within the framework that we have if we would increase the bedroom count versus the town count. I don't I don't think we've researched that to be transparent. I think that'd be something we we'd be we can look at. Yeah.

Alright. Thank you.

Thank you, commissioner Sironi. Next, have commissioner Pine.

Thank you. To thank you for the presentation and for the color samples. I always like it when we get actual color samples instead of just having to rely on how well the printer did with the plans. The I just appreciate Commissioner Davis is stealing my thunder. I'm usually the one complaining about when we get 75% density, so I appreciate that I didn't have to be the one to do it tonight.

But but I will second his comments about if you have suggested that what policy levers we can pull to get that close to 100, 110, 120%. Like, because I I do recognize that a lot of this involves macroeconomic factors that the city of Sunnyvale has little power over, but but I'm always interested in knowing what we can what levers we can pull that if given given that's what we can do. And but, my I did a I had my quest my I had a couple questions. So one was, you mentioned briefly, traffic calming on Deguin, but what, did you have any comments on, like, internal site traffic calming measures, like, within the private streets and the development itself?

No. I don't I don't think we have any we didn't come up with any concerns of any sort of traffic calming concerns with internally to our site. We've really been focusing on the feedback we've gotten from the community external to it.

Okay. Yeah. Yeah. If I and the other question I had was this is gonna be slick. On page 31 of the East Sunnyvale sense of place. It's it says, and I quote, it says that, suggested trees tree species that are street trees for Dequeen Drive, it suggests coast live oak as a suggested tree species. And on the plans, I see that you're putting in Brisbane box in the as the street trees. And can I ask why Brisbane box as opposed to the suggested coast live oak?

Would it be okay if we had my landscape designer

up there? Yeah. Whoever can best answer answers questions. Yeah. Scott Foyer from Environmental Foresight. I'm a project landscape architect. So the Brisbane box was chosen for a tree that's more upright in nature given the space that we have on the street tree there the street there with the proximity of the units. But I think we can certainly entertain going to more of a native oak or something to that nature. Yeah. I would definitely if it's feasible, my preference would definitely be for the native species, if possible.

Commissioner Klein, if I may, one of the issues that's come up with the city arbor is with the coast live oak out in that area is it hasn't been doing very well and partly because the groundwater levels

Okay.

Kinda having that issue out in Moffett Park too.

Okay. That's fair. I just I I just and I I was not on the commission when we approved the Sunnyvale area sense of place plan, but, you know, I when I see suggest when, you know, when I see a suggested species in the plan, I just you know, it's not a requirement. I'm not trying to go ding deviation or ding or anything like that, but I just it strikes me if and I I will just say that if there is a species viability issue, I would suggest that we should probably not the highest priority, but look at amending the sense of place plan to reflect to having more appropriate species in that case. And we'll do our best.

We'll cycle back with the arborist and kinda take a look at that and try to go more native if we can. Certainly prioritize having a viable tree than one that's gonna Yeah.

For sure.

Kind of die. But, like, I it's just something it's just something I flagged when I was look comparing the sense of, like, pants of the project. That is, that's all I had. I I'll save most of my commentary for after the public hearing. I did actually, though, while I have my mic on, just wanna as a note to members of the public since you're about to get your chance pretty soon, I'm looking at the list of remote attendees, and I see a lot of people that are not that are either just you have their first name or are not don't have their legal name.

And I'm just gonna say to members of the public, you have the right to suit anonymous or anonymous speech. But if you would like your real name to be reflected in the minutes of the meeting and you're using a pseudonym or just your first name on Zoom, then you should probably state your full name when you're called on to speak. Again, first under the first amendment, you don't have to do this. But if you want it to be reflected in the record, then you should. Thank you.

Thank you, commissioner Pine. Next, we have vice chair Shukla.

Thank you, chair. Thank you for presentation. I kind of saw it's, like, similar plan since November you presented. Not much change in that one, but you have changed construction. EFI's panels are gone. So I wanted to ask you about what the what how it is affecting your budget? Like, is it it was can you little bit tell me if you had gone with that one? And now you are doing the regular construction. So is it going to be more expensive or cheaper? And what are the benefits to you or the not benefits?

Yeah. I I think going traditional will be a slight premium, but I think just given what we heard in the study study session, there just seemed to be enough concern and confusion around EIFS. That that was what we took from it. We felt, you know, better just to remove that from the equation here. We still feel like we can meet the energy codes and the building codes with with that construction and and and without the EIFS.

I'm kind of disappointed because I really was hoping that you can you will be needed in Sunnyvale because it could go on. So that's a a beautiful construction. I know it's a little expensive, but, anyway, you decided to move because we I think most people just ask questions because they don't know. Doesn't mean you immediately have to change it. Anyway, that's now it's your decision.

Window recess. So that also affects how much percentage? Like, does it or is it the time of the construction or the or, like, I mean, the water because even though most houses have the window recessed inside. So I know you have done a great job for putting materials so it doesn't show up in, like, it's a bit better window is outside or recess. So it's a good job of aesthetically. But how does it make a difference in cost and also in the house? Like, does it may give you more functionality, or does can you if you can elaborate on that?

Yeah. I think there's probably no material change in functionality from the interior of the space. I think there I don't I don't have exact financial figures, but, you know, the complexity of installing a recessed window is is much more labor intensive and create you know, requires more specialized materials of flashings that doesn't create that financial burden. And and we feel we can still deliver a really beautiful, ecstatically pleasing home while also not undertaking that and also not introducing the potential for water intrusion through that that horizontal surface that's being created by all of those recesses.

Thank you for the answer. And I had a one last question was about the one second. I just had it. And, like just give me a just sorry about it. I just, like I had it, and I just it went out of my mind because I didn't write it down. But oh, the I got it back. Sorry. Thank you for thanks, my commission. So the alley, like, single family alley home. Correct?

So that's, like, reduced lot size in front and back. Are they I'm sure you designed it based on somewhere you have designed it in big cities. And is that more, like, kind of a little smaller, but it's still, like, residential? So you feel that you own the home and people are neighborly. How does that work? Like, which city you have designed this kind of house?

If you don't mind, I was gonna call our architect up because I know they've done a lot of this. I think that might be helpful.

Hi. Robert Lee with WHA Architects and Planning. So the alley loaded single family homes are similar to an attached road townhouse, but they're divided or detached. So we're creating an eight foot separation between each unit. So they're no longer attached from wall to wall.

And we have created some of these homes throughout the different parts of the Bay Areas in Dublin, Mountain House, Mountain View, different regions. So and versus the court home, which offers a little bit of a private backyard in the back of the homes. The alley load don't have a backyard because the back is where the garage is located with an alleyway driveway. The front and side yard are kind of the private yard spaces for the individual units. The front yard is semi public because it's facing primarily a street or a common paseo open space.

And the side yard has a little gate or a little fence that would provide separation between the units and some usable side yard area. And the side yard is very limited. So primary is utilized for the mechanics of where the AC is placed, and it's just a little side yard storage. But the primary usable space will be on the second Level balconies for those alley loaded homes. So that's the kind of a difference between the alley homes versus the court homes. They are tight. They are small in lot size, but they in square footage, they go vertically, and that's where we capture the square footage and density.

So thank you for and I just because I I imagine that the the most expensive houses are near the clubhouse, the the court homes in the center, the grades, and then it goes into the alley home and then kind of all townhomes.

Correct.

So what about the shadows of all the townhomes? Are they going to block the like, your because that's the most expensive, like, residential You are creating two clusters.

Mhmm.

So the I am sure you have checked out, but the shadows of these townhomes, which are close to it, is it going to, like, affect their

Well, the the

of open space or something?

They're all three stories. So the single family and the townhomes are the same height. So whether they're attached or detached, they cast the same pretty much the same shadow on.

You can decide to, like, have a grade little bit, like, central, like, grading a little bit higher and then going down. I'm just

Yeah. Yeah. I don't know if we could do that.

Okay. Thank you. That's just the that those are the question. Right? Okay. Thank you.

Thank you. Alright. Thank you, vice chair Shukla. I don't have any questions. Thank you very much for the presentation. I thought it was very helpful. This is the opportunity for the public to ask questions and share their opinions just to set expectations. For those who did that do want to speak, this is it's not meant to be a dialogue. It's meant to give you, three minutes to share your questions, that you want, us to potentially think about and also your opinions about the project, but it's not an opportunity to actually engage with the commission, the staff, or the applicant. I'll go ahead and open the public hearing on this specific item.

Please submit a speaker card to the recording officer. Raise your digital hand now or dial 9 on the telephone to indicate that you wish to speak. I will call members of the public participating in person first followed by remote participants. And, again, speakers will have three minutes to share. I do have in person, speaker cards, and we will begin with Lee.

Good evening, commissioners. My name is Sokun, and I live directly across from the proposed project site at 510 And 920 Degen Drive. I'm speaking regarding the file number PLNG20250230. I'm very concerned about the severe noise and dust that will come from demolishing six industrial buildings and constructing 329 new units. So I have two specific questions.

First, what are the exact rules and limits for monitoring noise, construction hours, and dust control? Second, what is the official hotline number for residents to immediately report any violations during construction? I request that the project manager email me a detailed written response to these questions. Furthermore, I strongly request that, these hotline number and the construction monitoring rules be clearly shared, with all neighborhood residents. Everyone here has the right to know how to protect, their living environment. I've provided my email address, on the speaker card. Thank you for your time.

Thank you

very much. Next, we have Wid Turner.

Hey. Good evening, commissioners. Whit Turner on behalf of the Housing Action Coalition. We're a group of nonprofit member supported nonprofit, pardon me, who advocate for more housing and all income levels across the state in order to alleviate the housing crisis. We're super excited about this project.

It's a common sense solution to a region region's housing shortage, transforming vacant under underutilized office site into three seventy for sale homes. We're really excited about the 300 units featuring three bedrooms or more for families in Sunnyvale in the workforce. And beyond the density, this is a super forward looking green development, all electric, targets Greenpoint Gold certification, aligns perfectly with the city's climate goals. And we also want to highlight the significant community benefit of the multiuse trail connecting this neighborhood to the park, promotes the kind of walkability Sunnyvale is striving for. This is exactly the type of residential infill the industrial residential future study envisioned.

And our project review committee vetted this project very heavily and found that it exceeds our standards for density, sustainability, and community impact. So respectfully urge the commission to move this project forward. Thank you.

Thank you very much. Next and the last speaker card that I have for in present speakers is Erin.

First, I wanted to just thank thank you for the opportunity to address the council and to share my perspective as a homeowner in the Vail Townhouse community. So that's as a community that will be adjacent to the proposed new development. I'm happy to see the addition of new housing, including affordable housing in Sunnyvale. As a ten year resident, we've seen many benefits in the investment in Sunnyvale from the park improvements, improving community services, incredible summer programs and enrichment activities that my children benefit from. They've just finished basketball practice and gymnastics down at the community center tonight, for example.

But I did wanna share a few concerns that will inevitably result from the additional development, including a general support of making sure that we continue to have, affordable housing options in Sunnyvale as the cost of living in parts of our community will definitely increase and are increasing. And as we go through this significant gentrification, this will likely displace or make living in Sunnyvale for some community members, including teachers, community helpers like police, EMTs, and our firemen and women harder, more expensive, or sometimes unattainable. However, my main comments relate to the, relate to a few concerns that I have, and I ask the council to advocate for the livability of our community as it relates to parking, managing traffic, ensuring the safety of residents through walking by paths, and other measures, and ensuring that the building height of the new buildings are reasonable as the current height proposed is meaningfully higher than some of the multistory homes in the area. As it relates to traffic congestion, it respectfully requests that our city representatives ensure that the traffic analysis reviews traffic data during peak times such as 07:50AM, 07:30, 07:50 to 08:15 on East Wayne Avenue, not just on DeGuyne Drive.

These are the times when schools such as King's Academy and San Miguel have their drop off times for school. It often takes ten minutes to drive what takes five minutes to walk down East Wayne Avenue. So my house is on East Wayne, and my son goes to Kings. And to walk, it takes five minutes door to door. To drive out of the community and around, I'm often stuck in traffic for ten minutes, meaning that I either need to go down.

Instead of driving down East Wayne, I go through the community across the San Miguel community or or we have to go all the way around to Guyan Drive, pass Lowe's, around the corner to come around to the community. So there is a significant impact at the moment. With the additional homes, traffic, and students as a result of people being here, traffic will be impacted on East Wayne, DeGine, Stuart, Wolfe, Lawrence, and Fair Oaks. Their surrounding roads cannot handle the current traffic patterns, and with the potential increase in families and possibly school aged children, the walking patterns and driving associated with school drop offs will increase what is already congested and will become significantly more congested with additional drivers. Additionally, Kings has increased enrollment, which has caused a lot of traffic.

I'd respectfully request that there that there's an impact analysis done. I'm done. Can I finish?

That's your time.

That's my time. Okay.

Thank you,

Well, thank you.

We appreciate it. Alright. I have no other in person speaker comments, so I will move to remote speakers. Remote speakers are warned to limit their comments to the agenda item being considered. Speakers are ruled out of order for excuse me. Speakers who are ruled out of order will not be given another chance to speak on this item. Do we have any remote participants wishing to speak?

Yes. We do, chair. First, we'll hear from Himanshu Sethi.

Hello? Can you hear me?

We can hear you.