Village Center Master Plan
2021-7371
Shaunn Mendrin
City Council Study Session
August 8, 2023
2City of Sunnyvale – Village Center Master Plan – August 2023 Master Plan Goals & Objectives
Village Center Locations
Legislative Background
Workshop Overview
Design Concepts
Agenda
3City of Sunnyvale – Village Center Master Plan – August 2023 Village Center Master Plan
(“Master Plan”)
7 village centers
Identified in the 2017 Land Use
and Transportation Element
(LUTE) of the General Plan
General Plan requires Precise
Plan or Master Plan
Provide more specificity on how
these village centers will
develop
Project Background & General Plan Context
4City of Sunnyvale – Village Center Master Plan – August 2023 Implement the Village Mixed-Use
designation in the LUTE:
• Building heights at 3-4 stories building, stepping
down to adjacent single-story neighborhoods
• Average residential density of 18 units per acre
• Mixed use with 10% min to 25% max commercial
Village Center Elements:
• Transform into active mixed-use nodes
• Connected by pedestrian, bike, and transit networks
• Create local identity and sense of place
Master Plan Goals & Objectives
5City of Sunnyvale – Village Center Master Plan – August 2023 Village Center Locations
VILLAGE CENTER 6
Lakehaven Dr & Lawrence
Expressway
VILLAGE CENTER 5
E Duane Ave & San Rafael
St
VILLAGE CENTER 3
Old San Francisco Rd & S Wolfe
Rd
VILLAGE CENTER 2
E Fremont Ave &
Sunnyvale Saratoga Rd
VILLAGE CENTER 7
Fair Oaks Ave & Tasman
Dr
VILLAGE CENTER 4
N Mathilda Ave & W Maude
Ave
VILLAGE CENTER 1
W Fremont Ave & S Mary Ave
N
6City of Sunnyvale – Village Center Master Plan – August 2023 SB 330 Overview
• Strengthens Housing Accountability Act - objective
standards, one bite at the apple
• Prohibits downzoning
• General Plan overrides inconsistent zoning
• Streamlined process
• Preliminary Application –locks in requirements and
fees at time of submittal
Implications on Master Plan process
• Provide updated zoning and a “toolkit” of objective
design and development standards
• To ensure quality design and the integration into the surrounding neighborhoods
Legislative Background: SB 330
7City of Sunnyvale – Village Center Master Plan – August 2023 AB 2011 Overview
• Permits residential development on sites currently zoned and designated for commercial or retail uses
• Signed Sept 29, 2022, effective July 1, 2023
Implications on the Master Plan process
• Alternate path to streamline approval
• 30 units per acre and development standards apply
• No required parking (except bicycle and ADA spaces)
• CEQA Exempt
• Labor standards apply
Legislative Background: AB 2011
8City of Sunnyvale – Village Center Master Plan – August 2023 Housing Element Update Process
Overview
• Village Centers are identified in the Draft Housing
Element as moderately affordable sites
Feedback from HCD
• Housing sites are too concentrated in the north
• Higher-density housing needed in the south
• Sites should be zoned for higher intensity
• Consider comments from housing advocates –more
housing capacity, add a village center at Hollenbeck
and Homestead
Housing Element (HE) Update
9City of Sunnyvale – Village Center Master Plan – August 2023 Consider more housing capacity at Village Centers 1-3 at later date Program of Housing Element.
HE Implication on the Master Plan Process
Consider up to 5 stories height, while focusing on
transitions, setbacks, and high-quality design
Allow for a variety of housing types to create a
complete community
Integrate requirements for commercial and retail uses Incorporate gathering places, open spaces, and
pedestrian/bike connections for all members of the
community (youth, families, seniors)
10City of Sunnyvale – Village Center Master Plan – August 2023
WORKSHOP THEMES
11City of Sunnyvale – Village Center Master Plan – August 2023 Workshop #1 Background
Virtual Workshop consisting of:
Video Presentation
Online Survey
survey responses between May 13
and June 3, 2022
94%
I live in Sunnyvale near a
Village Center
What is your relationship to Sunnyvale?
What is your age?
What
race/ethnicity do
you identify with?
502
Survey Participant Demographics
12City of Sunnyvale – Village Center Master Plan – August 2023 Workshop #1 Results – Overall Themes
What uses and amenities are most important to you?
What types of housing would you like to see?
Participants
expressed a desire to
retain many of the
existing
neighborhood-serving
retail/businesses at
each of the Village
Centers
Interest in senior and
affordable housing
was more varied
across the different
Village Centers
56% - 68% 50% - 66% 37% - 68%
40% - 57% 23% - 30% 22% - 45%
13City of Sunnyvale – Village Center Master Plan – August 2023 • June 2022 - Developers and Stakeholders
Concerns:
• 18 d/u is too low to support commercial retention
• 36 d/u or greater would better support commercial
• Height restrictions of 2-3 Stories are problematic
Outreach Efforts
14City of Sunnyvale – Village Center Master Plan – August 2023 Workshops #2 & #3 Background
Two Virtual (Zoom) Workshops
consisting of:
Live Presentation
Live Polling
Small Group Discussions and
Report Backs
69%
Visit Village Center 1 the
most.
What Village Center do you see the most?
78%
Live in a Village Center
location.
What is your relationship to these Village
Centers?
15City of Sunnyvale – Village Center Master Plan – August 2023 Workshops #2 & #3 Background
Workshop #2
January 18th, 2023
Village Center 1
Village Center 2
Village Center 3
Workshop #3
January 25
th, 2023
Village Center 4
Village Center 5
Village Center 6
Village Center 7
Participants in both
workshops!
157
What is your age?
What
race/ethnicity do
you identify with?
Participant Demographics
16City of Sunnyvale – Village Center Master Plan – August 2023 Village Center 1: concerns about building height over 3-stories and mixed-use development
General support for the principles shown in many of the Village Centers
Interest in new development, including mixed-use and residential with appropriate neighborhood transitions, and a mix of commercial and neighborhood amenities
Some participants encouraged density higher than townhomes, affordable housing, and/or mixed-use development
Need for business retention strategies
Need for public realm improvements: bike, pedestrian, safety, and enhanced setbacks.
Questions regarding purpose of the project, whether or not a specific development project is being proposed or required, and the timeline for construction.
Workshop #2-3 Results – Overall Themes
17City of Sunnyvale – Village Center Master Plan – August 2023
OVERALL DESIGN CONCEPTS FOR
WORKSHOPS 2 & 3
(ALL VILLAGE CENTERS)
18City of Sunnyvale – Village Center Master Plan – August 2023 What will the Master Plan standards address?
Building height, setbacks, stepbacks,
and transitions
Amount and location of retail and
commercial
Building design and active building
frontages
General location, size, and design of
open spaces, parks, and plazas
Public realm improvements, i.e.,
sidewalks, landscaping, crosswalks
Parking ratios, location, and design of
parking
19City of Sunnyvale – Village Center Master Plan – August 2023 Purpose of Design Concepts
Establish Goals & Standards
for the Master Plan
• Identify priorities for development,
public realm, and open space.
• Illustrate what might be proposed as
part of future development
applications, i.e. building scale,
transitions, and connectivity solutions.
• Seek community feedback to establish
objective standards.
Note: no project is proposed as part of the Master Plan. The Master Plan establishes the “rules” for future proposals.
20City of Sunnyvale – Village Center Master Plan – August 2023 Allow for a Variety of Housing Types
Single-Family or Cluster SF
8-10 du/ac
3-4 Story Mixed-Use Courtyard
40+ du/ac
Tuck-under Townhomes
18-20 du/ac
Live-work Townhomes/ Lofts
18-20 du/ac
Duplexes (Side by Side)
10-12 du/ac
Stacked Townhomes over ADU
30-40 du/ac
4-5 Story Mixed-Use Courtyard
60+ du/ac
Density & Scale
• Combined/average density of up 30 du/ac
for each site
• Individual projects may range in intensity
• Height of 4-5 stories with transitions
• Require minimum retail/commercial at
each village center
• On-site open space requirements
21City of Sunnyvale – Village Center Master Plan – August 2023 Allow for a Variety of Housing Types
Multifamily housing integrating walkup
townhomes wrapping parking garage.
Modern style townhomes
Live-work
Multifamily housing w/ patios and enhanced setback
Modern style single-family
Density & Scale
• Combined/ average density of up
30 du/ac for each site
• Individual projects may range in
intensity
• Height of 4-5 stories with
transitions
• Require minimum
retail/commercial at each village
center
• On-site open space requirements
22City of Sunnyvale – Village Center Master Plan – August 2023 Integrate Neighborhood-Scale Retail
Two-story commercial center with
ground floor retail.
Horizontal mixed-use neighborhood
retail.
Active retail street w/ seating an
outdoor dining.
Mixed-use neighborhood retail and
corner plaza.
• Require 10-25% of the site to be
neighborhood-scale, pedestrian-
oriented retail, commercial, or
civic uses
• Encourage preservation of
existing retail and restaurant uses
• Allow vertical or horizontal mixed-
use
• Require active frontages along the
street
23City of Sunnyvale – Village Center Master Plan – August 2023 Incorporate Open Space, Plazas, & Courtyards
Plaza w/ Pop-Up Dining. Office Courtyard/Paseo w/
Restaurants.
Greenway w/Retail & Open
Space.
Examples of Corner Plazas at Café and
Grocery Store.
Residential Courtyard. Residential Courtyard w/ Play Area.
Landscaped Paseo.
24City of Sunnyvale – Village Center Master Plan – August 2023 Implement Public Realm Improvements
Mixed-use paseo provides a
neighborhood connection.
Separated Bike Path w/ Landscape Islands.
High-Visibility Crosswalk.
Expanded sidewalk and streetscape. Residential frontage with stoops enhanced setback, and parkway.
Retail street with outdoor dining, curb
extensions, and diagonal parking.
25City of Sunnyvale – Village Center Master Plan – August 2023 Provide a Variety of Parking Options
Provide a variety of
parking options, such as:
• Surface Lots
Well-landscaped surface parking
lots behind buildings
• On-Street Parking
Adjacent to commercial uses
• Structured Parking
parking garages wrapped by
residential or retail, below-grade,
as tuck-under
• Rooftop Parking
Parking on roofs of retail,
commercial, or civic uses
Mixed-use Village Center served by
single story parking garage and surface
lot behind.
Neighborhood center with rooftop parking
structure.
Podium parking garage access and
loading to serve multifamily housing
complex.
Townhomes with tuck-under parking and
apron.
26City of Sunnyvale – Village Center Master Plan – August 2023
DESIGN CONCEPT EXAMPLE
27City of Sunnyvale – Village Center Master Plan – August 2023 Village Center 1: Fremont & Mary
W Fremont Ave & S Mary Ave
N
W Fremont Ave
S Mary Ave
C
A
D
B
Existing Site
Westmoor Village
Foothill Medical Center
Zanotto’sMarket Shopping Center
De Anza Office Center
What We Heard
• Scale, design and relationship to the
surrounding neighborhood is important
• Desire for restaurants and cafes,
grocery store, healthy food options and
neighborhood serving retail/shopping
• Landscaping, parks, plazas, and open
space, and streetscape improvements
A
B
C
D
28City of Sunnyvale – Village Center Master Plan – August 2023 Village Center 1: Design Concepts
Anchor the NW and SE corners with 4-5
story mixed-use, including local eateries
and gathering spaces for the community.Expand sidewalks along Fremont and Mary, integrate new ped/bike access,
and activate existing corner plaza.
Building massing is shown for conceptual purposes only.
Infill with a 4-5 story mixed-use
center, with active frontages
along Mary Ave.
Integrate 3 story townhomes and
single-family adjacent to existing
residential.
N
Create a new open space with
gathering spaces and active uses such
as retail or restaurant pavilion.
Preserve existing office and grocery uses in the
south portion of the VC. Or, if redeveloped,
infill with active frontages along Mary Avenue.
29City of Sunnyvale – Village Center Master Plan – August 2023
1. Seek feedback on density changes:
• Increase density to 30 du/ac and height to 4-5
stories at all Village Centers (except 4b).
• Village Center 4b (Maude) limited to 18 du/ac
average and height to 3-4 stories (current LUTE)
• Should Village Centers allow commercial at
greater than 25% of the lot area?
2. Other comments?
Discussion Topics (All Village Centers)
30City of Sunnyvale – Village Center Master Plan – August 2023
1. What we have heard:
• Will there be ability to retain retail in the Village Centers?
• The height proposed in Workshops 2 & 3 were high
• Will there be opportunities to encourage Density
through retail retention?
• Are there Objective Design Guidelines that we can
use now? The Current Citywide Design Guidelines
for Multi-Family and Mixed Use can be applied
once adopted to new applications
• How will we address the Housing Element
Requirements?
• Will developers be able to ask for waivers and
concessions?
Discussion Topics (All Village Centers)
31City of Sunnyvale – Village Center Master Plan – August 2023 The Plan Will Look at the Following:
Commercial Retention Options
• Possible increased density
• Developers may request waivers and concessions
• Increase Commercial square feet requirement
Staff would like to include the higher height at corners of the sites to anchor the corners.
• This would be specific to certain larger sites and there will always be a transition.
The Plan would include design and development
standards for each Village Center.
• The Citywide Objective Design Standard would be used in combination with the Master Plan.
The Plan will be developed to be easily adjusted for any future programs from the Housing Element.
Staff Recommandations for the Village Centers
32City of Sunnyvale – Village Center Master Plan – August 2023 Village Center Update
VILLAGE CENTER 6
Lakehaven Dr & Lawrence
Expressway
VILLAGE CENTER 5
E Duane Ave & San Rafael
St
VILLAGE CENTER 3
Old San Francisco Rd & S Wolfe
Rd
VILLAGE CENTER 2
E Fremont Ave &
Sunnyvale Saratoga Rd
VILLAGE CENTER 7
Fair Oaks Ave & Tasman
Dr
VILLAGE CENTER 4
N Mathilda Ave & W Maude
Ave
VILLAGE CENTER 1
W Fremont Ave & S Mary Ave
N
33City of Sunnyvale – Village Center Master Plan – August 2023
1. Receive feedback from City Council on Staff
Recommendations
2. Feedback and direction will be addressed in the Draft Plan and Objective Design Standards
3. Conduct future Workshops and hearings.
4. Environmental Review will begin
5. Plan will be finalized
6. Adoption hearings with Planning Commission and City
Council
Next Steps
34City of Sunnyvale – Village Center Master Plan – August 2023 QUESTIONS?