City of Sunnyvale
Excerpt Meeting Minutes - Final
Planning Commission
7:00 PM Online Meeting: City Web Stream |
Comcast Channel 15 | AT&T Channel 99
Monday, February 13, 2023
Special Meeting: Study Session - Canceled | Public Hearing - 7:00 PM 7 P.M. PLANNING COMMISSION MEETING
CALL TO ORDER
Pursuant to Government Code Subdivision 54953(e), the meeting was conducted telephonically; pursuant to state law, the City Council made the necessary findings by adopting Resolution No. 1089-21, reaffirmed on February 7, 2023.
Chair Pyne called the meeting to order at 7:00 PM.
ROLL CALL
Chair Martin Pyne
Vice Chair Nathan Iglesias
Commissioner Daniel Howard
Commissioner Michael Serrone
Commissioner Neela Shukla
Commissioner Carol Weiss
Present: 6 -
Commissioner John HoweAbsent: 1 -
Commissioner Howe’s absence is excused.
PUBLIC HEARINGS/GENERAL BUSINESS
3. 23-0139 Proposed Project: Forward Recommendations to the City Council for:
PEERY PARK PLAN REVIEW to allow a modification to the
Community Benefits Program for an approved office
development (Planning File No. 2015-8110).
Location: 675 Almanor Avenue (APN:165-44-006 and 165-44-012) File #: 2022-7673
Zoning: PPSP-IEAC (Peery Park Specific Plan / Innovation Edge-Activity Center Overlay)
Applicant / Owner: Dollinger Properties (applicant) / Almanor
Attachment 8
February 13, 2023Planning Commission Excerpt Meeting Minutes - Final Ventures LLC (owner)
Environmental Review: The project is exempt from additional California Environmental Quality Act (CEQA) review per CEQA Guidelines Section 15301 (existing facilities).
Project Planner: Shétal Divatia, (408) 730-7637,
[email protected]
Senior Planner Shétal Divatia presented the staff report with a slide presentation.
Commissioner Weiss confirmed with Senior Planner Divatia and Principal Planner Noren Caliva-Lepe that a portion of the Community Benefits funds may be allocated toward the Peery Park Rides Program.
Vice Chair Iglesias discussed with Principal Planner Caliva-Lepe how the Community Benefits Program allows the developer to achieve the target Floor Area Ratio (FAR) for the proposed project by selecting Community Benefits points of their choice, even if these points do not involve retail.
Vice Chair Iglesias confirmed with Senior Planner Divatia that there are currently no tenants occupying the proposed project site.
Vice Chair Iglesias confirmed with Senior Planner Divatia that staff has not received any feedback from neighboring property owners or tenants about the proposed loss of retail.
Commissioner Serrone questioned whether the proposed project is considered within the scope of the Peery Park Specific Plan (PPSP) due to its lack of publicly accessible retail. Principal Planner Caliva-Lepe explained that the inclusion of retail is not a requirement of the PPSP but rather one of several options to achieve higher FAR. She added that recent market changes have influenced the viability of retail.
Commissioner Serrone emphasized the importance of retail for the City’s tax base and expressed his concerns about the proposed project’s lack of retail since its cafeteria will not be publicly accessible. When he questioned the proposed project’s cafeteria size, Senior Planner Divatia responded that the applicant team may provide details on this during their presentation.
Commissioner Serrone asked whether the proposed project’s cafeteria food will be subsidized and whether the sales tax will be based on non-subsidized costs.
At Commissioner Howard’s request, Senior Planner Divatia explained the permitting process by which the property owner may convert the cafeteria to a
Attachment 8
February 13, 2023Planning Commission Excerpt Meeting Minutes - Final publicly accessible restaurant at a later time.
Commissioner Howard confirmed with Senior Planner Divatia and Principal Planner Caliva-Lepe that, to their knowledge, there are currently no anticipated restaurant sites for the Peery Park area.
Commissioner Shukla asked whether any protocol exists to regulate the number of times a developer may modify a Community Benefits Program. Principal Planner Caliva-Lepe and Planning Officer Shaunn Mendrin responded that the PPSP does not include a limit.
Commissioner Howard confirmed with Principal Planner Caliva-Lepe that the developer’s request to remove retail space and select alternative points to meet a new FAR goal would have been approved in 2017. However, she noted that the fee rate to do so has since increased.
Chair Pyne questioned whether the property immediately to the east of the proposed project site is anticipated to be redeveloped since it hinders walkability to the proposed project site from Mathilda Avenue. Principal Planner Caliva-Lepe and Planning Officer Mendrin confirmed that neither of them are aware of any plans to redevelop that property at this time.
Chair Pyne opened the Public Hearing.
Derrick Larson (Senior Development Manager), Po Popal (Director), and Erin Guzman (Director of Corporate Affairs) presented information about the proposed project.
Commissioner Howard confirmed with Mr. Larson that the open space easement that is currently on the proposed project site will not be altered by the proposed project.
Commissioner Serrone confirmed with Mr. Popal that the cafeteria food will be offered to employees at a small discount and that the sales tax will be on the subsidized value of the food. Commissioner Serrone also confirmed with Mr. Popal that the Hetch-Hetchy aqueduct is located behind the existing building on the proposed project site.
At Chair Pyne’s request, Mr. Larson provided additional information on a retail project in Hayward that was failing to find tenants.
Attachment 8
February 13, 2023Planning Commission Excerpt Meeting Minutes - Final Chair Pyne confirmed with Mr. Larson that none of the easements on the proposed project site will impede sidewalk access.
There were no public speakers for this agenda item.
Chair Pyne closed the Public Hearing.
Commissioner Shukla voiced her support for staff’s recommendation, Alternative 1, and stated that the proposed project will enhance the existing community.
Commissioner Serrone confirmed with Principal Planner Caliva-Lepe that the Community Benefits fees will go toward the Peery Park Community Benefits fund.
She explained that these funds support the Peery Park Rides Program, civic center upgrades, and fire center upgrades.
Commissioner Howard acknowledged that in spite of the available designated areas for retail in the Peery Park area, there is currently a low demand for retail space among developers. He also stated that dining opportunities in Peery Park would be desirable if not now, then at a later time. Lastly, Commissioner Howard voiced his support of staff’s recommendation.
MOTION: Vice Chair Iglesias moved and Commissioner Shukla seconded the motion to approve Alternative 1 – Recommend to the City Council: Approve the proposed amendment to the previously approved Peery Park Specific Plan Review Permit and associated Peery Park Specific Plan Community Benefits Program in Attachment 7 and find that this action is exempt from CEQA pursuant to CEQA Guidelines Section 15301.
Vice Chair Iglesias spoke in support of the proposed project and mentioned that although he understands why the cafeteria will be exclusive to only Synopsis employees, he wishes it was accessible to the public as well.
Commissioner Shukla expressed her support for the proposed project and its inclusion of a cafeteria for Synopsis employees.
Chair Pyne voiced his support of the motion and, while he disclosed his concerns about the lack of retail in the Peery Park area, he added that the proposed project will be a good use of the area, particularly for Synopsis employees.
Commissioner Serrone mentioned that he is in support of the motion and commented on the decline in demand for retail within the City and the negative
Attachment 8
February 13, 2023Planning Commission Excerpt Meeting Minutes - Final consequences this will have. Regarding the proposed project, he highlighted the walkability of the cafeteria for Synopsis employees.
Commissioner Weiss stated she is in support of the motion and that she understands that the proposed project’s cafeteria will be accessible to only Synopsis employees for security purposes. She also added that the building is pleasant to look at.
The motion carried by the following vote:
Yes: Chair Pyne
Vice Chair Iglesias
Commissioner Howard
Commissioner Serrone
Commissioner Shukla
Commissioner Weiss
6 -
No: 0
Absent: Commissioner Howe1 -
This recommendation will be forwarded to the City Council for consideration at the March 14, 2023 meeting.
Attachment 8