Draft Resolution — Sunnyvale City Council, July 1, 2025

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Council Agenda:

Item No.:

RESOLUTION NO. ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF SUNNYVALE AMENDING THE GENERAL PLAN,

INCLUDING TEXT CHANGES TO THE LAND USE AND

TRANSPORTATION ELEMENT (LUTE), MODIFICATION

O F T H E L A N D U S E D E S I G N A T I O N O F P R O P E R T I E S I N

THE SEVEN GENERAL PLAN VILLAGE MIXED USE

AREAS THROUGHOUT THE CITY FROM VILLAGE

MIXED USE TO VILLAGE CENTER MASTER PLAN, AND

MODIFICATION OF THE LAND USE DESIGNATION OF
THE PROPERTY AT 1388-1390 BREMERTON DRIVE

FROM VILLAGE MIXED USE TO LOW MEDIUM
DENSITY RESIDENTIAL, THE PROPERTY AT 901 REED

AVENUE FROM VILLAGE MIXED USE TO
COMMERCIAL, THE PROPERTIES AT 519 BORREGAS
AVENUE, 206 EAST ARBOR AVENUE AND 216 EAST

ARBOR AVENUE FROM VILLAGE MIXED USE TO

MEDIUM DENSITY RESIDENTIAL, AND THE
PROPERTY AT APN 110-23-104 FROM VILLAGE MIXED

USE TO PUBLIC FACILITIES, ALL TO IMPLEMENT THE
VILLAGE CENTER MASTER PLAN; AND ADOPTING

THE VILLAGE CENTER MASTER PLAN

THE CITY COUNCIL OF THE CITY OF SUNNYVALE FINDS AND DECLARES AS FOLLOWS:

WHEREAS, in 2017, the City Council certified the Land Use and Transportation Element Environmental Impact Report (EIR), made required findings under the California Environmental Quality Act (CEQA), and adopted the Land Use and Transportation Element of the General Plan;
WHEREAS, the adopted Land Use and Transportation Element identified seven areas throughout the city as future Village Centers; and
WHEREAS, most Village Center areas had existing commercial, and all Village Center sites were planned to be residential/commercial mixed-use under the new Village Mixed Use land use designation, with new residential density averaging 18 dwelling units per acre across all Village Centers; and
WHEREAS, soon after the City amended its General Plan to create Village Centers, the State legislature passed and the Governor signed a series of laws that limited local planning discretion and decision making over land use involving housing projects, and developers have utilized these laws to advance all-residential projects on sites with existing neighborhood retail that the City had planned as mixed-use sites in order to preserve existing and promote new retail DRAFT 6/11/25_______
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Council Agenda:

Item No.:
and other commercial uses alongside substantial new housing development, for a balanced community with amenities and conveniences; and
WHEREAS, following State law, the City has had to waive retail preservation and mixed-use requirements in the General Plan and Zoning in considering applications for housing projects, and has lost a significant amount of pre-existing commercial uses, undermining the City’s vision and plan for Village Centers; and
WHEREAS, the City prepared the proposed Village Center Master Plan to establish zoning standards for the new zoning districts that conform to the General Plan land use designation for Village Centers (originally called “Village Mixed Use,” now proposed as “Village Center Master Plan” or “VCMP”) and to implement Village Centers as contemplated by the General Plan; and
WHEREAS, to assure that Village Centers will be able to develop as mixed-use neighborhoods, the City intends, through the Village Center Master Plan, to plan and zone some sites as commercial/retail or office only and other sites as residential/commercial mixed-use with increased residential density so that the planned residential density across all Village Centers remains an average of 18 dwelling units per acre, with no net loss in planned and allowed residential units, while enhancing the likelihood of commercial/retail uses in Village Centers; and
WHEREAS, the modifications to Village Center sites is consistent with Government Code Section 66300(h)(1) which allows “changing a land use designation or zoning ordinance to a less intensive use, or reducing the intensity of land use, if the city or county concurrently changes the development standards, policies, and conditions applicable to other parcels within the jurisdiction to ensure that there is no net loss in residential capacity”; and WHEREAS, an addendum to the previously certified Land Use and Transportation Element EIR was prepared to evaluate the proposed changes to Village Centers and document that none of the conditions requiring preparation of a subsequent EIR or negative declaration have occurred; and
WHEREAS, the Planning Commission considered the proposed General Plan amendments and Village Center Master Plan at a duly noticed hearing held on ________________, and has recommended approval; and
WHEREAS, the City Council held a public hearing on ______________, and considered the reports and documents on the proposed amendments presented by City staff, the Planning Commission’s recommendation, and the written and oral comments presented at the public hearing.

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Council Agenda:

Item No.:

NOW, THEREFORE, BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF SUNNYVALE THAT:

1. CEQA—ADDENDUM TO PREVIOUSLY CERTIFIED EIR.An addendum to the previously certified Land Use and Transportation Element EIR (the “Addendum”) was prepared for the proposed project. The Addendum, together with the EIR, was presented to, independently reviewed and considered by the City Council at its regularly scheduled meeting of __________, 2025. The Addendum was prepared in compliance with the requirements of CEQA and the CEQA Guidelines (collectively, “CEQA”) and is adequate for the City’s use as the lead agency under CEQA. Based on the evidence submitted and demonstrated by the analysis included in the A d d e n d u m , i n c o r p o r a t e d h e r e i n b y r e f e r e n c e , n o n e o f t h e c o n d i t i o n s i n S e c t i o n 15162 or 15163 of the CEQA Guidelines calling for preparation of a subsequent or supplemental EIR have occurred. The City Council incorporates by this reference the findings contained in the Addendum as to the environmental effects of the proposed amendments, together with the additional findings contained in this resolution.

2. GENERAL PLAN AMENDMENTS.
a. General Plan Text Changes. The City Council finds and determines that the amendments to the Land Use and Transportation Element of the General Plan attached hereto and incorporated herein as Exhibit A (the “General Plan Text Amendments”) constitute a suitable and logical change in the plan for the physical development of the City of Sunnyvale, and it is in the public interest to approve the General Plan Text Amendments.
b. Modification of Land Use Designation. The City Council finds and determines that the following amendments to the General Plan Land Use Map (the “General Plan Land Use Map Amendments”), and each of them, constitute a suitable and logical change in the plan for the physical development of the City of Sunnyvale, and it is in the public interest to approve the specified modifications set forth in subsections (i) through (v) below, and each of them:
i. Change the land use designation for those certain real properties in the seven Village Center areas, located at the addresses and APNs shown in Exhibit B, attached hereto and incorporated herein by reference, from Village Mixed Use to Village Center Master Plan; and
ii. Change the land use designation for those certain real properties at 1388-1390 Bremerton Drive (APN 323-01-017) from Village Mixed Use to Low-Medium Density Residential; and
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Council Agenda:

Item No.:
iii. Change the land use designation for that certain real property at 901 Reed Avenue (APN 213-040-48) from Village Mixed Use to
Commercial; and
iv. Change the land use designation for those certain real properties at 519 Borregas Avenue (APN 204-29-029), 206 East Arbor Avenue (APN 209-22-052), and 216 East Arbor Avenue (APN 204-22-053), from Village Mixed Use to Medium Density Residential; and
v. Change the land use designation for that certain real property at APN 110-23-104 (no address) from Village Mixed Use to Public Facilities.

The real properties in subsections (ii) through (v) are shown and identified in the scale drawings attached hereto and incorporated herein as Exhibit C. c. Findings of No Net Loss of Residential Capacity (SB 330). Under the existing General Plan Village Mixed Use land use designation, sites within the Village Centers were contemplated and planned to allow for residential and commercial mixed use, with an average density across Village Centers of 18 dwelling units per acre (du/ac). The land use designation of all sites that will remain in the Village Centers will be changed to the new designation of Village Center Master Plan, with the allowed uses and densities of each site determined in the Village Center Master Plan, with some sites to become commercial only and other sites to remain residential mixed use but with increased allowed residential density (up to 56 du/ac). Six sites currently designated Village Mixed Use but not on the Housing Element Site Inventory will be modified to the conventional zoning district (with or without the addition of planned development (PD) zoning) that reflects the existing use on the site because they are already zoned residential, developed with residential uses and the City does not want to encourage tenant/resident displacement on sites with existing residential uses (Borregas, Arbor and Bremerton properties), or the property is zoned commercial with an existing commercial use and was not planned to be redeveloped with new residential uses (Reed property), or the land is owned by the San Francisco Public Utilities Commission (SFPUC) and is unlikely to be developed. The combination of these concurrent changes results in the overall residential density within Village Centers to remain at an average of 18 du/ac, with no net loss in residential capacity in the Village Centers and among all affected sites.

Therefore, as shown in Exhibit D attached hereto and incorporated herein, the modifications to the General Plan land use designation and rezoning of sites within the Village Centers and all affected sites will result in no net loss and are allowed pursuant to Government Code Section 66300(h)(1). d. Findings of No Net Loss of Residential Capacity to Accommodate the RHNA by Income Category (Government Code section 65863; Housing Element Site Inventory). In the City’s certified Housing Element, all Village Center sites in Attachment 2

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Council Agenda:

Item No.:
the Housing Element Site Inventory are indicated as having a maximum residential capacity of 18 du/ac and a realistic residential development potential of 80% of 18 du/ac (or 14.4 du/ac). All Village Center sites in the Site Inventory are categorized as moderate income. Some sites will be changed through the General Plan amendments and Village Center Master Plan to be non-residential, but the other sites that will remain mixed use will be modified to increase residential density up to 56 du/ac. Further, the Village Center Master Plan will increase the minimum required density to 85% of the maximum density for sites designated Village Center Master Plan or VCMP.

These mixed-use sites will remain in the moderate-income category in the Site Inventory. Through these concurrent changes to sites in the Site Inventory, the residential capacity in the moderate-income will be increased by 173 units, which continues to meet the Regional Housing Needs Assessment (RHNA) for the moderate-income category, and there are no changes to Site Inventory sites at the other income categories. In sum, these modifications (including the General Plan Amendments and related zoning actions) do not decrease RHNA capacity at any income level and therefore do not impact RHNA compliance, as shown in further detail in Exhibit E, attached hereto and incorporated herein.
e. Approval of General Plan Amendments. The General Plan Text Amendments (Exhibit A) and the General Plan Land Use Map Amendments (Exhibit B and Exhibit C) (collectively, the “General Plan Amendments”) are hereby approved and adopted.

3. VILLAGE CENTER MASTER PLAN. The City Council finds and determines that adoption of the Village Center Master Plan (Exhibit F hereto, incorporated herein) constitutes a suitable and logical change in the plan for the physical development of the City of Sunnyvale, and it is in the public interest to approve the Village Center Master Plan. The City Council finds that the Village Center Master Plan is consistent with the General Plan and supports the City’s long-term goals for the Village Center areas identified in the General Plan, and the Village Center Master Plan is hereby approved and adopted. Copies of the Village Center Master Plan are available on the City’s website and are on file in the office of the City Clerk.

4. EFFECTIVE DATE. This Resolution is effective on the date of its adoption.

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Council Agenda:

Item No.:

Adopted by the City Council at a regular meeting held on ___________, by the following vote:

AYES:

NOES:

ABSTAIN:

ABSENT:

RECUSAL:

ATTEST: APPROVED:
_________________________________ _______________________________ City Clerk Mayor
(SEAL)
APPROVED AS TO FORM:
_________________________________
City Attorney
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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES
Existing General Plan language is shown below in black text.

New proposed language is shown in red underlined text.

Existing language proposed to be removed is shown in red struck through text.

Proposed language that is new since the release
of the public draft on May 23, 2025 is shown in
blue underlined text.

Existing language proposed to be removed that since the release of the public draft on May 23, 2025 is shown in blue struck through text.

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The Character of Change
Future change areas were selected based on the following general criteria:
 Mixed-use development transforming older shopping centers and office areas into new Village Centers to provide close-in services and residential diversity in existing residential areas (to be managed through the preparation of precise plans or site- specific plansimplementation of the Village Center Master Plan).

EXHIBIT A
Attachment 2

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES

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GOAL LT-5 CREATION, PRESERVATION, AND ENHANCEMENT OF VILLAGE CENTERS

AND NEIGHBORHOOD FACILITIES THAT ARE COMPATIBLE WITH RESIDENTIAL

NEIGHBORHOODS

SUPPORT THE DEVELOPMENT OF VILLAGE CENTERS THAT CREATE AN IDENTITY AND “SENSE OF PLACE” FOR RESIDENTIAL NEIGHBORHOODS, PROVIDE NEIGHBORHOOD

GATHERING PLACES, AND ALLOW A VIBRANT MIX OF PUBLIC, COMMERCIAL, AND RESIDENTIAL ACTIVITIES. THROUGH DEVELOPMENT REVIEW AND OTHER PERMITTING

PROCESSES, ENSURE ADEQUATE PROTECTION IS PROVIDED TO RESIDENTIAL

NEIGHBORHOODS WHEN NEW USES AND DEVELOPMENT PROJECTS ARE CONSIDERED.

A recurring message throughout the LUTE is the desire to strengthen Sunnyvale’s residential neighborhoods and to create a city where walking or bicycling can replace the use of a car much of the time within neighborhoods. Key to the success of these concepts is the development of Village Centers, a sustainable neighborhood concept.

A Village Center is a specifically identified neighborhood crossroad or district nucleus that is planned to become the focus of activity and future transformative change for nearby neighborhoods. It is designed to support a lifestyle with less reliance on a private automobile. It is an active, pedestrian-oriented place with neighborhood-serving commercial uses that are close to residents and are mixed with residential uses. It serves as a meeting place for the community and may also support public and quasi-public services to reduce the need for automobile trips. Residential uses in a Village Center address diverse lifestyles, ages, and incomes in order to allow residents to stay in the neighborhood longer. A Village Center has a unique “sense of place” beyond what has been experienced in Sunnyvale’s older neighborhood commercial areas.

Fundamental to its purpose, a Village Center is intended to provide mixed-use development.

Village Centers will be constructed in accordance with urban design principles and performance standards that support pedestrian activity with buildings close to the street and transit, and served by wide sidewalks. A “toolkit” will be developed (special design guidelines and site planning standards) to achieve the new visual and functional character of a Village Center.

Visually, buildings in a Village Center will be a maximum of three to four to five stories and located close to the street, near a wide pedestrian sidewalk. Residential density in Village Centers, with average permitted densities of 18 units per acre allowed on average (aggregated across each Village Center neighborhood), will be slightly higher than in the surrounding neighborhoods, which are generally low-density residential (up to 7 units per acre).

Development intensity at the edges of Village Centers will decrease to provide a buffer to adjacent neighborhoods. Specific allowed uses and development standards on Village Center sites are established in the Village Center Master Plan and associated zoning designations.

The Village Center will be activated, with people gathering in well-designed plazas and other meeting spaces between and around buildings. Automobile parking in the Village Center may be reduced due to the convenient and comfortable pedestrian- and bicycle-supportive neighborhood street and path network, and as a result of planned and convenient transit service.

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES
A Village Center will not consist of any single new development. Rather, it is intended to be a multi-acre, most likely multi-site or multi-corner area, typically at a major street intersection and strategically located near the crossroads of a neighborhood. Most areas identified to become Village Centers are occupied by existing older commercial uses with outdated, auto-oriented development forms. Development of the Village Centers will be market-driven over the lifespan of Horizon 2035 and beyond, but will be encouraged and facilitated by the zoning designations and development standards put in place by the City to implement the desired changes.

Features and amenities of a Village Center include the following:
 Supportive of a lifestyle without a private automobile  Neighborhood-serving or community-serving commercial core  Pedestrian-oriented design: active ground-floor uses and generous outdoor spaces  Activated by mixed-use (commercial with residential)
 Easily accessed by pedestrian and bicycle networks
 Regular transit service
 Reduced need for parking
 Unique design guidelines to address form
 Neighborhood gathering spaces (e.g., plazas, coffee shops, community gardens, taverns)

Sunnyvale has been divided into nine neighborhood planning areas, as shown in Figure 3-4.

These areas were used to make sure each neighborhood was supported by adequate schools and commercial services and to help plan facilities such as parks. As indicated on Figure 5 in the General Plan Land Use Framework section of the LUTE, seven potential neighborhood- oriented Village Centers are planned for the city in various existing commercial nodes within residential neighborhoods.

Additional residential development that is intensified in the Village Centers would gradually decrease in density as it moves outward toward the Village Center boundaries. Overall, existing single-family residential areas are protected by these policies.

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PROPOSED UPDATES

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POLICY LT-5.1 STRENGTHEN THE IMAGE THAT THE COMMUNITY IS COMPOSED OF

COHESIVE RESIDENTIAL NEIGHBORHOODS, EACH WITH ITS OWN INDIVIDUAL CHARACTER AND VILLAGE CENTER; ALLOW CHANGE AND REINVESTMENT THAT

REINFORCES POSITIVE NEIGHBORHOOD CONCEPTS AND STANDARDS SUCH AS

WALKABILITY, POSITIVE ARCHITECTURAL CHARACTER, SITE DESIGN, AND PROXIMITY TO SUPPORTING USES.

 LT-5.1e Prior to accepting any application for a Village Center Plan, a public engagement program shall be submitted to the City for City Council approval with a recommendation from the Planning Commission. The public engagement program should provide a range of opportunities for community members to identify preferences for uses, design, density or intensity, height, open space, privacy, and transportation.

City Council may provide direction on the community preferences and the vision for individual Village Center Plans, which shall be used in the preparation of the Plan.A Village Center Master Plan will be prepared, which will include a public engagement process and feedback.

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES

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POLICY LT-7.4 PROMOTE NEW MIXED-USE DEVELOPMENT AND ALLOW HIGHER

RESIDENTIAL DENSITY ZONING DISTRICTS (MEDIUM AND HIGHER) PRIMARILY IN

VILLAGE CENTERS, SPECIFIC/AREA PLANS (PARTICULARLY NEAR MAJOR TRANSIT

STOPS)WHERE ALLOWED WITHIN THE EL CAMINO REAL SPECIFIC PLAN, AND FUTURE INDUSTRIAL-TO-RESIDENTIAL AREAS.

Attachment 2

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES
Pages 3-72 to 3-73
Area Plans
Figure 3-9 shows existing and future area plans

Moffett Park Specific Plan (no change)

El Camino Real Specific Plan (no change)

Peery Park Specific Plan (no change)

Lawrence Station Area Plan (no change)

Village Center Master Plan
In 2025, the City adopted the Village Center Master Plan with the goal of balancing the community’s needs for additional residential units and retaining neighborhood-serving commercial/retail space. The Master Plan supports residential mixed-use, commercial, and office development types on seven specific Village Center neighborhoods. Certain sites would be developed as residential mixed-use and other sites as commercial or office.

Design Guidelines (no change)

Attachment 2

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES

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Figure 3-9: Area Plans

Attachment 2

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES

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POLICY LT-14.2 SUPPORT THE FOLLOWING ADOPTED SPECIALIZED PLANS AND

ZONING TOOLS, AND UPDATE THEM AS NEEDED TO KEEP UP WITH EVOLVING VALUES AND NEW CHALLENGES IN THE COMMUNITY: DOWNTOWN SPECIFIC PLAN, LAKESIDE SPECIFIC PLAN, ARQUES CAMPUS SPECIFIC PLAN, LAWRENCE/101 SITE SPECIFIC

PLAN, EL CAMINO REAL SPECIFIC PLAN, MOFFETT PARK SPECIFIC PLAN, PEERY PARK

SPECIFIC PLAN, AND LAWRENCE STATION AREA PLAN, AND VILLAGE CENTER MASTER PLAN (See Figure 3-9, Area Plans)

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POLICY LT-14.3 USE SPECIAL AREA PLANS TO GUIDE LAND USE AND DEVELOPMENT IN

AREAS THAT SUPPORT ALTERNATIVE TRAVEL MODES, VILLAGE CENTERS, ECONOMIC DEVELOPMENT, AND A BETTER JOBS/ HOUSING RATIO.
 LT-14.3b Prepare a special area plan for each of the Village Centers Master Plan to provide focused land use, and transportation, and design standards, policies, and guidelinesstandards.

Attachment 2

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES

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Figure 3-10: Land Use Designations

Attachment 2

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES

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High Density Residential (25-36 du/ac)
This designation also provides for densities consistent with apartments or condominiums but at higher densities than the medium density designation. High density neighborhoods and developments are typically located next to expressways, major arterial roads, or freeways. The primary purpose of this designation is to provide for high-density residential uses; however, mixed- use development (combining commercial with residential) is encouraged when sites are located near public transit (e.g., Santa Clara Valley Transportation Authority light rail, Caltrain, or a major bus route) and where commercial uses would be beneficial to create a Village Center or meet a need for service in a residential or commercial neighborhood.

LAND USE CATEGORY HIGH DENSITY RESIDENTIAL
DESCRIPTION Allows apartments or condominiums, generally located next to expressways, major arterial roads, or freeways.

Mixed-use projects are also encouraged when sites
are located near public transit and where commercial
uses would be beneficial to create a Village Center or
meet a need for service in a residential or commercial
neighborhood.

DENSITY/INTENSITY 25-36 du/ac
TYPICAL ZONING DISTRICTS (R-4) High Density Residential (36 du/acre) (R-5) High Density Residential/Office (45 du/acre)
Lawrence/101 Site Specific Plan (40 du/acre)

Attachment 2

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES

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GENERAL PLAN LAND USE FRAMEWORK
Mixed-Use Designations

Mixed-use designations promote the integration of residential and commercial/office uses together on the same site. These compact developments facilitate walkability, reduce vehicle trips, and create centers of activity in different neighborhoods. The mixed-use designation can mean exclusively residential, exclusively commercial, or both residential and commercial, as provided for in the applicable zoning.

The City is anticipating a transformation of selected sites to mixed use by 2035, as shown in Figure 3-11. These areas are located near public transit and major thoroughfares. They have been further divided into three categories of mixed-use areas to determine the residential density, type of commercial, and scale of the areas:

 Transit Mixed-Use
 El Camino Real Specific Plan (formerly Corridor Mixed-Use)  Village Mixed-UseCenter Master Plan (formerly Village Mixed-Use)

Attachment 2

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

PROPOSED UPDATES

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Figure 3-11: Existing and Planned Mixed-Use Areas

Attachment 2

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GENERAL PLAN – LAND USE AND TRANSPORTATION ELEMENT

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Village Center Master PlanMixed-Use

This category provides neighborhood-serving commercial uses integrated with residential uses, with some sites to be developed as residential mixed-use and other sites as only commercial or office. In the future, most Sunnyvale residents can expect to have a mixed-use Village Center within one-quarter to one-half mile of their homes. The Village Centers should typically be located at a crossroad of arterials or major collector streets and have excellent pedestrian and bicycle connections.

Commercial uses are a crucial component of these sites;, and future residential mixed -uses development on areas designated in the Village Center Master Plan for residential mixed-use should shall include non-residential (commercial, office, etc.) components equal to a minimum Floor Area Ratio (FAR) of 10% of the entire site area, up to a maximum FAR of about 25% and areas designated exclusively for commercial or office development uses should shall have a minimum non-residential FAR of 25%. The residential uses in most a Village Center neighborhood Mixed-Use areas are anticipated planned to achieve an average density of 18 dwelling units per acre (medium density) across a neighborhood, with the same some variations in density on within specific sitesdescribed in the Corridor Mixed-Use section above. If determined to be appropriate due to more intensive surrounding uses (such as at the corner of Tasman Road Drive and Fair Oaks Avenue), residential densities may will be higher subject to a public review process. Residential uses will likely be concentrated near street corners above commercial uses and may give the appearance of a medium- to high-density development.

Village Center Mixed-Use developments will be designed to provide buffers between higher- intensity sections and the an adjacent lower-density neighborhood. Densities and intensities within each Village Mixed-Use area should be further refined and implemented with a specialized plan such as a precise plan, specific plan, or area plan and a toolkit of development standards and design guidelines.

LAND USE

CATEGORY

VILLAGE MIXED-USECENTER MASTER PLAN
DESCRIPTION Allows neighborhood-serving commercial uses integrated with residential uses, typically located near arterial intersections or major collector streets providing pedestrian and bicycle connections. Promotes residential uses concentrated near street corners above commercial uses and buffers between higher-intensity development and adjacent lower-density neighborhoods. To achieve this balance of uses, residential mixed-use is allowed on some sites with this designation, and only commercial or office uses (without residential) are allowed on other sites. The allowed uses under this designation for specific sites are set forth in the Village Center Master Plan and the designation in the Plan.

DENSITY/INTENSITY Commercial— FAR of entire site:
minimum = 10%, typical maximum = 25%
Specific mixed-use residential densities and intensities minimum commercial FAR requirements for properties within the plan area are determined by Specific Plan or Area Planthe Village Center Master Plan.

TYPICAL ZONING

DISTRICTS
(VCMU) Village Center Mixed Use
(VCC) Village Center Commercial (residential not allowed) (VCO) Village Center Office (residential not allowed)
(MU-V) Mixed-use Village
(LSP) Lakeside Specific Plan (very high density residential with hotel) Attachment 2

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PROPOSED UPDATES

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Mixed-Use Area Plans
Lakeside Specific Plan
This specific plan allows up to 47 dwelling units per acre of residential use and 263 hotel rooms near Lawrence Expressway and US Highway 101. Lakeside is designated Village Mixed-Use; however, it is a unique type of village mixed use area due to the inclusion of a hotel as the primary commercial use and the limited amount of retail space.

Tasman Crossing (no change)

Downtown Specific Plan (no change)

Lawrence Station Area Plan (no change)

Future Mixed-Use Area Plans
The City will consider Village Center area plans at neighborhood crossings designated Village Mixed-Use on the General Plan Land Use Map

Village Center Master Plan
The Village Center Master Plan (VCMP) guides and regulates the development of seven different Village Center neighborhoods in the City of Sunnyvale, defining the vision for how Village Centers can develop over time and establishing the land use regulations and development standards that apply to future Village Center redevelopment. The VCMP provides a zoning framework that facilitates the transition of Village Center sites from older, automobile- oriented commercial uses to vibrant mixed-use neighborhoods that provide a diversity of housing unit types and densities, vital community-serving commercial/retail businesses with active ground floor frontages, gathering places, and publicly accessible land uses. These areas are designated “Village Center Master Plan.”
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20224031 1241 S Mary Ave
20224032 1211 ‐1291 S Mary Ave
20224033 925 W Fremont Ave
1B ‐ Foothill Medical‐Dental Center 20223007 877 W Fremont Ave 32301001 860 W Fremont Ave
32301018 1358 S Mary Ave
32301019 1350 S Mary Ave
32301020 1334 ‐1366 S Mary Ave
32301021 1310 S Mary Ave
32301025 1306 S Mary Ave
32301026 1314 ‐1332 S Mary Ave
32025057 1309 S Mary Ave
32025058 920 ‐924 W Fremont Ave
32025059 1303 S Mary Ave
32025060 1305 S Mary Ave
32025061 1307 S Mary Ave
21134001
103‐167 E Fremont Ave
21134013 1296 Sunnyvale Saratoga Rd
30901002 1310 Sunnyvale Saratoga Rd
30901007 1300 Sunnyvale Saratoga Rd
30901009 150 E Fremont Ave
30901010 1301 Barbet Cir
30901011 1303 Barbet Cir
30901012 1304 Barbet Cir
30901013 1303 Besra Ter
30901014 176 E Fremont Ave
None Common Lot
21105006 703 S Wolfe Rd
21105027 747 Old San Francisco Rd
21105030 731 Old
San Francisco Rd
21105031 888 Old San Francisco Rd
21105032 733 Old San Francisco Rd
21105033 743 Old San Francisco Rd
21105034 727 S Wolfe Rd
3B ‐ Wolfe Road Shopping Center 21320027 704 ‐744 S Wolfe Rd 1C ‐ Zanotto's Market Shopping Center
1D ‐ De Anza Office center
General Plan Land Use Designation
Pre‐VCMP Adoption: Village Mixed Use (VMU)
Proposed: Village Center Master Plan (VCMP)
3A ‐ UFC Gym Shopping Center
1 Village
Center # Village Center Site APN Address
3 2B ‐ Fremont Corners Center
2 2A ‐ 153 East Fremont Avenue
1A ‐ Westmoor Village Shopping Center

EXHIBIT B
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General Plan Land Use Designation
Pre‐VCMP Adoption: Village Mixed Use (VMU)
Proposed: Village Center Master Plan (VCMP)
Village
Center # Village Center Site APN Address
20432001 498 N Mathilda Ave
20432002 240 ‐350 W Maude Ave
20432003 490 ‐494 N Mathilda Ave
20432004 484 N Mathilda Ave
20432005 480 N Mathilda Ave
20432006 470 ‐478 N Mathilda Ave
20432007 460 ‐464 N Mathilda Ave
20429030 501 ‐509 Borregas Ave
20429031 107 W Maude Ave
20429032 117 W Maude Ave
20422007 325 ‐347 E Maude Ave
20422009 225 E Maude Ave
20422010 217 ‐223 E Maude Ave
20422011 211‐213 E Maude
Ave
20422050 195 E Maude Ave
20422054 253 ‐259 E Maude Ave
20422055 155 E Maude Ave
20422056 105 E Maude Ave
20512001 929 E Duane Ave
20512002 933 E Duane Ave
20512003 917 ‐927 E Duane Ave
20512004 901 ‐911 E Duane Ave
6A ‐ Lakewood Shopping Center 11023110 1119 ‐1163 Lawrence Expwy 11023053 1101 Lawrence Expwy
11023108 1051 Lakehaven Dr
11023109 1037 Lakehaven Dr
11029039 None
11029040 1161‐1167
N Fair Oaks Ave
7B ‐ Via Apartments and Grocery Outlet 11029038 1180 N Fair Oaks Ave; 605‐695 Tasman Dr
7 7A ‐ Industrial/Office Flex Site
6 6B ‐ Lakehaven Drive Commecial
5 5 ‐ Fair Oaks Plaza
4B ‐ West Maude Avenue Center
4C ‐ East Maude Avenue Shopping Center
4 4A ‐ Sunnyvale Square Shopping Center
Attachment 2

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CASCADE DR
S
MARY A
VE
BREME
RTON
DR

KNOWLTON DR

WARNER AVE
Proposed Land Use Designation Change
Parcel Boundary
Village Center Master Plan Sites
Non-VCMP Sites
0 100 20050 Feet
ª
Prepared: June 2025
General Plan Land Use Designation: Map Amendment to
Implement the Village Center Master Plan (VCMP)
1388-1390 Bremerton Drive (APN 32301017)
Pre-
VCMP Adoption: Village Mixed Use
Proposed: Low Medium Density Residential
1388-1390 Bremerton Drive
(APN 32301017)

EXHIBIT C
Attachment 2

Page 23 of 86 ends

MAHO
GANY L
N
LYNXW
OOD CT

BUCKEYE DR

OLD SAN FRANCISCO RD

PALO VERDE DR

ERICA DR

BLUEBONNET DR
S W

OLFE RD

S WOLFE RD

REED AVE
Proposed Land Use Designation Change
Parcel Boundary
Village Center Master Plan Sites
Non-VCMP Sites
0 100 20050 Feet
ª
Prepared: June 2025
General Plan Land Use Designation: Map Amendment to
Implement the Village Center Master Plan (VCMP)
901 Reed Avenue (APN 21304048)
Pr
e-VCMP Adoption: Village Mixed Use
Proposed: Commercial
901 Reed Avenue
(APN 21304048)
Attachment 2

Page 24 of 86 ends

BORREGAS AVE

W MAUDE AVE

W ARBOR AVE

E ARBOR AVE

E MAUDE AVE

MANZANITA AVE

N SUNNYVALE AVE

N MURPHY AVE

WAITE AVE
Proposed Land Use Designation Change
Parcel Boundary
Village Center Master Plan Sites
Non-VCMP Sites
0 100 20050 Feet
ª
Prepared: June 2025
General Plan Land Use Designation: Map Amendment to
Implement the Village Center Master Plan (VCMP)
206 and 216 E Arbor Ave, 519 Borregas Ave (APNs 20422052, 20422053, 20429029) Pr
e-VCMP Adoption: Village Mixed Use
Proposed: Medium Density Residential
206 E Arbor Avenue
(APN 20422052)
216 E Arbor Avenue
(APN 20422053)
519 Borregas Avenue
(APN 20429029)
Attachment 2

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LAKEHAVEN DR

LAKECHIME
DR

SILVERLAKE DR

SANDIA AVE

LAKEDALE WAY

STONYLAKE CT

LAKEMUIR DR TWINLAKE DR VELVETLAKE DR

LAWRENCE EXPY
Proposed Land Use Designation Change
Parcel Boundary
Village Center Master Plan Sites
Non-VCMP Sites
0 150 30075 Feet
ª
Prepared: June 2025
General Plan Land Use Designation: Map Amendment to
Implement the Village Center Master Plan (VCMP)
APN 11023104 (SFPUC Lot; No Address)
Pr
e-VCMP Adoption: Village Mixed Use
Proposed: Public Facilities
APN 11023104
(SFPUC Lot; No Addr
ess)
Attachment 2

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No Net Loss Findings Analysis (SB 330)
Per APN Per Village
Center Site
Per Village Center
Neighborhood # Per APN Per Village
Center Site
Per Village Center
Neighborhood #

4.03 36 145

2.17 0 0

5.04 22 114

1.26 0 0
32301001 860 W Fremont Ave 0.33 6 0 0
32301018 1358 S Mary Ave 0.74 13 0 0
32301019 1350 S Mary Ave 1.71 31 0 0
32301020 1334-1366 S Mary Ave 1.38 25 0 0
32301021 1310 S Mary Ave 0.84 15 36 30
32301025 1306 S Mary Ave 1.03 19 36 37
32301026 1314-1332 S Mary Ave 1.74 31 36 63
32025057 1309 S Mary Ave 3.20 58 0 0
32025058 920-924 W Fremont Ave 0.94 17 0 0
32025059 1303 S Mary Ave 0.95 17 0 0
32025060 1305 S Mary Ave 0.92 17 56 52
32025061 1307 S Mary Ave 1.47 26 56 82

1.75 32 30 53

0.95 17 0 0
30901002 1310 Sunnyvale Saratoga Rd* 1.82 35 22 35
30901007 1300 Sunnyvale Saratoga Rd 0.59 11 0 0
30901009 150 E Fremont Ave 2.47 44 22 54
30901010 1301 Barbet Cir* 0.28
30901011 1303 Barbet Cir* 0.24
30901012 1304 Barbet Cir* 0.24
30901013 1303 Besra Ter* 0.32
30901014 176 E Fremont Ave* 0.35
Common
Lot* 1.38

3.45 42 145

3.45 0 0
3B - Wolfe Road Shopping Center 21320027 704-744 S Wolfe Rd 0.89 0.9 16 0 0.0 0 0 1 Per Village Center
Neighborhood #
Lot Size
(Acreage)

18.1 114
523
Location
Village Center
Neighborhood
#
Village Center Site APN Address
General Plan Residential
Buildout Unit Count
(Assumed Density of 18
du/acre)
1A - Westmoor Village Shopping Center
1B - Foothill Medical-Dental Center 6.3877 W Fremont Ave* 3 7.8 21.0
192
2B - Fremont Corners Center 7.7 18.1 139

2.7 50
2 10.4 18.5
22 2A - 153 East Fremont Avenue 21134001;
21134013
103-167 E Fremont Ave;
1296 Sunnyvale Saratoga Rd
3A - UFC Gym Shopping Center
703 S Wolfe Rd;
747 Old San Francisco Rd;
731 Old San Francisco Rd;
888 Old San Francisco Rd;
733 Old San Francisco Rd;
743 Old San Francisco Rd;
727 S Wolfe Rd
21105006;
21105027;
21105030;
21105031;
21105032;
21105033;
21105034

6.9 1C - Zanotto's Market Shopping Center 7.8 16.8 130
1D - De Anza Office center 7.5 17.9
20224031;
20224032;
20224033
1241 S Mary Ave;
1211-1291 S Mary Ave;
925 W Fremont Ave

23.4 114
1126.2
20223007
5319.4
50 124 18.6 145
145
Per Village
Center SitePer APN
VCMP Residential Buildout
Per Village Center
Neighborhood #
Per APN/Village
Center Site
500
189
140

18.927.8
145
134
Assumed Density
(Base Maximum Density) Unit Count

EXHIBIT D
Attachment 2

Page 27 of 86 ends

No Net Loss Findings Analysis (SB 330)
Per APN Per Village
Center Site
Per Village Center
Neighborhood # Per APN Per Village
Center Site
Per Village Center
Neighborhood #
Per Village Center
Neighborhood #
Lot Size
(Acreage)Location
Village Center
Neighborhood
#
Village Center Site APN Address
General Plan Residential
Buildout Unit Count
(Assumed Density of 18
du/acre)

Per Village
Center SitePer APN
VCMP Residential Buildout
Per Village Center
Neighborhood #
Per APN/Village
Center Site
Assumed Density
(Base Maximum Density) Unit Count

2.30 56 129

2.30 0 0
20429030 501-509 Borregas Ave 0.14 2 0 0
20429031 107 W Maude Ave 0.34 6 0 0
20429032 117 W Maude Ave 0.47 9 0 0
20422007 325-347 E Maude Ave 0.32 6 0 0
20422009 225 E Maude Ave 0.24 4 0 0
20422010 217-223 E Maude Ave 0.21 4 0 0
20422011 211-213 E Maude Ave 0.23 4 0 0
20422050 195 E Maude Ave 0.17 3 0 0
20422054 253-259 E Maude Ave 0.41 7 0 0
20422055 155 E Maude Ave 0.29 5 0 0
20422056 105 E Maude Ave 0.20 4 0 0
20512001 929 E Duane Ave 0.29 5 0 0
20512002 933 E Duane Ave 1.25 22 0 0
20512003 917-927 E Duane Ave 1.21 22 30 36
20512004 901-911 E Duane Ave 1.49 27 30 45
6A - Lakewood Shopping Center 11023110 1119-1163 Lawrence Expwy 4.50 4.5 81 22 22.0 99 99 11023053 1101 Lawrence Expwy 0.40 7 0 0
11023108 1051 Lakehaven Dr 0.37 7 0 0
11023109 1037 Lakehaven Dr 0.48 9 0 0
11029039 0.23 36 8
11029040 1161-1167 N Fair Oaks Ave 2.78 36 100
7B - Via Apartments and Grocery Outlet 11029038 1180 N Fair Oaks Ave; 605-695 Tasman Dr 6.54 6.5 290 36 44.3 290 290
32301017 1388-1390 Bremerton Dr 0.18
21304048 901 Reed Ave 0.69
20429029 519 Borregas Ave 0.38
20922052 206 East Arbor Ave 0.13
20422053 216 East Arbor Ave 0.14
11023104 No Address (SFPUC Lot) 0.77

75.4 1,531 21.0 1,585
* Buildout unit count is the same as the unit count in the Planning permit approval for this site. 00 00
3 3
9 2
24 24
24 12

N/AN/AN/A N/A
14 3
2 7
12 3
5 5 - Fair Oaks Plaza 4.2 4.2 19.1 81
129
4B - West Maude Avenue Center 1.0 0.0 0
4C - East Maude Avenue Shopping
Center 2.1
4 7.6 16.9
4A - Sunnyvale Square Shopping Center
498 N Mathilda Ave;
240-350 W Maude Ave;
490-494 N Mathilda Ave;
484 N Mathilda Ave;
480 N Mathilda Ave;
470-478 N Mathilda Ave;
460-464 N Mathilda Ave
20432001;
20432002;
20432003;
20432004;
20432005;
20432006;
20432007
76 7
7A - Industrial/Office Flex Site 3.0

9.5 36.0
6 5.7 17.26B - Lakehaven Drive Commecial 1.2 0.0
54 103
344 41.7
83 108
398
990

0.0 0
137

4.6 12928.0
Attachment 2

Page 28 of 86 ends

No Net Loss Findings Analysis (Housing Element Sites Inventory/RHNA) Per APN Per Village Center
Neighborhood # Per APN Per Village
Center Site
Per Village Center
Neighborhood #

3.74 30.6 114

2.17 0.0 0
32301018 1358 S Mary Ave** 0.74 15 0.0 0
32301019 1350 S Mary Ave** 1.71 12 0.0 0
32301020 1334-1366 S Mary Ave** 1.38 25 0.0 0
32301021 1310 S Mary Ave 0.84 20 30.6 26
32301025 1306 S Mary Ave 1.03 25 30.6 32
32301026 1314-1332 S Mary Ave 1.74 11 30.6 53
32025057 1309 S Mary Ave** 3.20 14 0.0 0
32025058 920-924 W Fremont Ave** 0.94 13 0.0 0
32025059 1303 S Mary Ave** 0.95 21 0.0 0
32025060 1305 S Mary Ave 0.92 46 47.6 44
32025061 1307 S Mary Ave 1.47 14 47.6 70

1.75 32 25.5 45

0.45 0 0.0 0
2B - Fremont Corners Center 30901009 150 E Fremont Ave 2.47 2.5 36 18.7 46 46

3.45 35.7 123

2.94 0.0 0
3B - Wolfe Road Shopping Center 21320027 704-744 S Wolfe Rd** 0.89 0.9 13 0.0 0 0

1.85 47.6 88

2.30 0.0 0
20512002 933 E Duane Ave** 1.25 18 0.0 0
20512003 917-927 E Duane Ave 1.21 17 25.5 31
20512004 901-911 E Duane Ave 1.49 21 25.5 38
6A - Lakewood Shopping Center 11023110 1119-1163 Lawrence Expwy 4.50 4.5 65 18.7 84 84 11023108 1051 Lakehaven Dr** 0.37 5 0.0 0
11023109 1037 Lakehaven Dr** 0.48 7 0.0 0
7 7A - Industrial/Office Flex Site 11029040 1161-1167 N Fair Oaks Ave 2.78 2.8 2.8 40 40 30.6 30.6 85 85 85 TOTALS 45.1 706 19.5 879
6917.4
AddressAPNVillage Center Site
21105027;
21105030;
21105031;
21105032;
21105033;
21105034

6.4 240-350 W Maude Ave;
490-494 N Mathilda Ave;
484 N Mathilda Ave;
480 N Mathilda Ave;
470-478 N Mathilda Ave;
460-464 N Mathilda Ave
20432002;
20432003;
20432004;
20432005;
20432006;
20432007

19.4 Village Center
Neighborhood
#
Assumed Density
(85% of Base Maximum Density)
Unit Count
(Moderate Income Category)
1 1A - Westmoor Village Shopping Center*
1D - De Anza Office center
845.9 114
Per Village
Center SitePer APN
VCMP Residential Buildout
(Housing Element Sites Only)
Housing Element Residential Sites
Inventory (Moderate Income Unit
Count)
Per Village Center
Neighborhood #
1C - Zanotto's Market Shopping Center 7.4
Location
20224031;
20224032
1241 S Mary Ave;
1211-1291 S Mary Ave
Per Village Center
Neighborhood #
Lot Size
(Acreage)
339
1147.5

20.8 2.22 2A - 153 East Fremont Avenue 21134001 103-167 E Fremont Ave 3A - UFC Gym Shopping Center
747 Old San Francisco Rd;
731 Old San Francisco Rd;
888 Old San Francisco Rd;
733 Old San Francisco Rd;
743 Old San Francisco Rd;
727 S Wolfe Rd

4.7 6 5.46B - Lakehaven Drive Commecial 0.9
3 7.3
56 45
92 60 88

16.9 123
123
8821.2
68 91
* = Shopping center with a proposed VCMP zoning boundary line that results in split-zoned properties and where one parcel in the shopping center:
1) Was identifed as a "Future Opportunity Site" (assumed no net increase in housing units) in the Housing Element Residential Sites Inventory; and, 2) Now h
as a proposed zoning district of VCMU (assumed net increase in housing units) under the VCMP.

The acreage for the shopping center does not include the acreage of the future opporutnity site. ** = Sites being removed from the Housing Element Residential Sites Inventory; residential capacity is accounted for on other parcels in the same Village Center site or neighborhood. 84 Per Housing Element
Site # (Approved
Projects or Assumed
Buildout)
300
105
60 77

16.3 15.7
111
69 0

4.05 - Fair Oaks Plaza5

4.24 4.24A - Sunnyvale Square Shopping Center*

EXHIBIT E
Attachment 2

Page 29 of 86 ends

Village Center Master Plan
June 2025

City of Sunnyvale
County of Santa Clara

EXHIBIT F
Attachment 2

Page 30 of 86 ends

Table of Contents
Chapter 1 – Introduction .......................................................................................................... 1

1.1 Plan Intent ....................................................................................................................................... 1

1.2 What is a Village Center? ................................................................................................................ 1

1.3 Neighborhood Context (2025) ........................................................................................................ 1 Chapter 2 – General Plan Context .......................................................................................... 10

2.1 Land Use and Transportation Element .......................................................................................... 10

2.1.1 Village Center Master Plan Land Use Designation ............................................................. 10

2.1.2 Roadway Classiﬁcation Network ........................................................................................ 10

2.2 2023-2031 Housing Element ......................................................................................................... 13 Chapter 3 – Community Vision, Goals, and Policies ............................................................... 14

3.1 Community Outreach .................................................................................................................... 14

3.2 Vision Statement ........................................................................................................................... 15

3.3 Goals and Policies .......................................................................................................................... 15 Chapter 4 – Zoning and Development Standards ................................................................... 17

4.1 Applicability of Zoning and Development Standards .................................................................... 17

4.2 Village Center Zoning Districts ...................................................................................................... 17

4.3 Permitted Development Types and Uses ...................................................................................... 26

4.4 Development Standards ................................................................................................................ 30

4.4.1 Residential Density ............................................................................................................. 30

4.4.2 Non-Residential Floor Area Ratio ....................................................................................... 30

4.4.3 Property Frontage and Buildable Area ............................................................................... 30

4.4.4 Pedestrian Realm ................................................................................................................ 34

4.4.5 Ground Floor Active Use Area ............................................................................................ 36

4.4.6 Driveway Approaches ......................................................................................................... 37

4.4.7 Oﬀ-Street Parking ............................................................................................................... 38

4.4.8 Usable Open Space Areas ................................................................................................... 39

4.4.9 Gathering Space ................................................................................................................. 39

4.4.10 Landscaped Areas ............................................................................................................. 39

4.5 Applicability of City Design Guidelines and Standards .................................................................. 40 Chapter 5 – Circulation and Streetscape Improvements ......................................................... 41

5.1 Applicability of Circulation and Streetscape Improvements ......................................................... 41 Chapter 6 – Conceptual Design Renderings ............................................................................ 49

6.1 Conceptual Design Renderings ...................................................................................................... 49 Attachment 2

Page 31 of 86 ends

Chapter 1 – Introduction
This chapter identiﬁes the intent of the Village Center Master Plan (“VCMP” or “plan”), deﬁnes the Village Center concept, discusses the geographic context of each Village Center (including 2025 land uses and City Planning permit approvals since adoption of the Land Use and Transportation Element [“LUTE”] in 2017).

1.1 Plan Intent
The VCMP guides and regulates the development of the City of Sunnyvale’s Village Center neighborhoods. The VCMP sets a vision for how Village Centers can develop over time and establishes the land use regulations and development standards that apply to future Village Center redevelopment.

1.2 What is a Village Center?
A Village Center serves as a key service node and focal point for existing neighborhoods, providing options for retail sales, services, and food access. Provision of these services can be achieved by retaining existing buildings and developing new spaces. Village Centers are typically located at the crossroads of arterial and collector street intersections, are within walking and biking distance of nearby residential neighborhoods, and are accessible to existing or planned pedestrian, bicycle, and transit connections.

1.3 Neighborhood Context (2025)
There are seven Village Center neighborhoods within the City of Sunnyvale. Most Village Centers contain multiple Village Center “sites,” which are sub-blocks that may be comprised of one or more adjacent properties and may be redeveloped in whole or in part subject to the standards and requirements identiﬁed in this plan.

Village Center neighborhoods and sites are identiﬁed in the following mapping and table exhibits (Figures 1-1 through 1-8 and Table 1-1).

Attachment 2

Page 32 of 86 ends

Fig
ure 1-1: Village Center Locations Map

Attachment 2

Page 33 of 86 ends

Tabl
e 1-1: Village Center Sites Inventory
APN Address
Acreage
Existing Land Uses (as of 2025) Year Built Planning Permitting Activity Since 2017 (Site Redevelopment) Per
APN
Per
Village
Center
Site
Village Center 1A - Westmoor Village Shopping Center
20224031 1241 S Mary Ave 0.16

6.17 A one-story shopping center with neighborhood retail, a 25,000 square foot grocery store (Smart & Final Extra), service, a bank, office uses, as well as a gas station, with parking oriented towards Mary and Fremont Avenues
1961 N/A 20224032 1211-1291 S Mary Ave 5.70
20224033 925 W Fremont Ave 0.32
Village Center 1B - Foothill Medical-Dental Center
20223007 877 W Fremont Ave 6.15 6.15 A medical and dental office center that consists of eight office buildings organized around a central landscaped courtyard and wrapped by surface parking 1963 In August 2023, the Planning Commission approved an application to redevelop the site with a mixed-use development consisting of 114 multifamily residential units and 35,393 square feet office space within 16 two- to three-story buildings.

Village Center 1C - Zanotto's Market Shopping Center
32301001 860 W Fremont Ave 0.33

7.77 A one-story shopping center that includes an anchor 25,000 square-foot grocery store (Zanotto's) as well as a mix of restaurants, services, banks, and a pharmacy. There is also a gas station on the corner of Fremont and Warner Avenues.
1967-
1969;
1996
N/A
32301018 1358 S Mary Ave 0.74
32301019 1350 S Mary Ave 1.71
32301020 1334-1366 S Mary Ave 1.38
32301021 1310 S Mary Ave 0.84
32301025 1306 S Mary Ave 1.03
32301026 1314-1332 S Mary Ave 1.74
Village Center 1D - De Anza Office Center
32025057 1309 S Mary Ave 3.20

7.48 A one and two-story office center that is occupied by two banks, a restaurant pad, and two large office buildings for the Cupertino Union School District 1973-1980 N/A 32025058 920-924 W Fremont Ave 0.94
32025059 1303 S Mary Ave 0.95
32025060 1305 S Mary Ave 0.92
32025061 1307 S Mary Ave 1.47
Village Center 2A - East Fremont Shopping Center
21134001 103-167 E Fremont Ave 2.19 2.70 A one-story neighborhood shopping center with a mix of retail, service, and restaurants, as well as a gas station.
1964;
1999 N/A 21134013 1296 Sunnyvale Saratoga Rd 0.51
Village Center 2B - Fremont Corners Center
30901002 1310 Sunnyvale Saratoga Rd 1.82

7.68 A portion of a shopping center with a mix of neighborhood-serving businesses. Over half of the tenant spaces are empty. 1959
In June 2022, the Planning Commission approved an application to redevelop a portion of this site with a horizontal mixed-use development consisting of 3,384 square feet of commercial space and 35, four-story townhome-style condominiums (19.34 dwelling units per acre).
30901007 1300 Sunnyvale Saratoga Rd 0.59 A gas station 1987 N/A 30901009 150 E Fremont Ave 2.47 24 Hour Fitness center 1959 N/A 30901010 1301 Barbet Cir 0.28
In July 2021, the Planning Commission approved an application to redevelop a portion of this site with a horizontal mixed-use development consisting of 8,094 square feet of commercial space and 50 four-story townhome-style condominiums (18.09 dwelling units per acre). The project is currently under construction. 30901011 1303 Barbet Cir 0.24
30901012 1304 Barbet Cir 0.24
30901013 1303 Besra Ter 0.32
30901014 176 E Fremont Ave 0.35
N/A Common Lot 1.38
Attachment 2

Page 34 of 86 ends

APN Address
Acreage
Existing Land Uses (as of 2025) Year Built Planning Permitting Activity Since 2017 (Site Redevelopment) Per
APN
Per Village
Center Site
Village Center 3A - UFC Gym Shopping Center
21105006 703 S Wolfe Rd 0.50

6.92 A large one-story shopping center with a variety of restaurants, an Indian market, the UFC gym, and personal services. There is also a gas station at the corner of Old San Francisco Road and Wolfe Road.
1969;
1979
In July 2023, the City received an SB330 preliminary application for redevelopment of the site, which has since expired.
21105027 747 Old San Francisco Rd 0.19
21105030 731 Old San Francisco Rd 0.19
21105031 888 Old San Francisco Rd 0.43
21105032 733 Old San Francisco Rd 0.77
21105033 743 Old San Francisco Rd 0.14
21105034 727 S Wolfe Rd 4.69
Village Center 3B - Wolfe Road Shopping Center
21320027 704-744 S Wolfe Rd 0.89 0.89 A one-story shopping center fronting Wolfe Road anchored by restaurants and a salon, postal center, Indian market, and other services. 1980 N/A
Village Center 4A - Sunnyvale Square Shopping Center
20432001 498 N Mathilda Ave 0.44

4.58 A one-story shopping center with a Lucky Supermarket (approx. 40,000 square feet) as the grocery store anchor, flanked by smaller multi-tenant buildings with restaurants and neighborhood convenience services including cleaners, Starbucks, salon/barber shop, and a liquor store. A gas station occupies the shopping center corner at Mathilda and Maude Avenues.
1967-1968 N/A
20432002 240-350 W Maude Ave 3.10
20432003 490-494 N Mathilda Ave 0.12
20432004 484 N Mathilda Ave 0.54
20432005 480 N Mathilda Ave 0.16
20432006 470-478 N Mathilda Ave 0.14
20432007 460-464 N Mathilda Ave 0.08
Village Center 4B - West Maude Avenue Center
20429030 501-509 Borregas Ave 0.14

0.95 Two one-story restaurant buildings along the corner of West Maude and Borregas Avenues and a gas station along West Maude Avenue.
1951-
1954;
2010
N/A 20429031 107 W Maude Ave 0.34
20429032 117 W Maude Ave 0.47
Village Center 4C - East Maude Avenue Center
20422007 325-347 E Maude Ave 0.32

2.07 A linear mixed-use neighborhood retail and service center that is characterized by a more traditional retail layout with buildings placed close to the right-of-way. The site includes a Mexican produce shop, auto repair shop, antique shop, restaurants, and full range of neighborhood services, including florist, salons, laundromat, electronics, food and liquor, and insurance/travel/tax services.
1948-1978 N/A
20422009 225 E Maude Ave 0.24
20422010 217-223 E Maude Ave 0.21
20422011 211-213 E Maude Ave 0.23
20422050 195 E Maude Ave 0.17
20422054 253-259 E Maude Ave 0.41
20422055 155 E Maude Ave 0.29
20422056 105 E Maude Ave 0.20
Village Center 5 - Fair Oaks Plaza
20512001 929 E Duane Ave 0.29

4.25 A shopping center with a mix of businesses, including restaurants (Mexican, Japanese, Filipino, Mediterranean, Indian, and Thai), a Filipino grocery market, an Indian market (approx. 20,000 square feet), and neighborhood convenience services, such as a liquor store, payday lending establishment, and offices. A two-story Mexican restaurant anchors the corner of East Duane Avenue and San Rafael Street.
1957-
1959;
1979
In February 2024, the City received a Planning permit application to partially redevelop the site with 81 multifamily residential units (mainly townhouse units) and a 1,357 square foot retail building as well as to retain an existing 2,900 square foot two-story restaurant/office building.
20512002 933 E Duane Ave 1.25
20512003 917-927 E Duane Ave 1.21
20512004 901-911 E Duane Ave 1.49

Attachment 2

Page 35 of 86 ends

APN Address
Acreage
Existing Land Uses (as of 2025) Year Built Planning Permitting Activity Since 2017 (Site Redevelopment) Per
APN
Per Village
Center Site
Village Center 6A - Lakewood Shopping Center
11023110 1119-1163 Lawrence Expwy 4.50 4.50
A one-story commercial shopping center that includes New Wing Yuan Supermarket (approx. 20,000 square feet), a variety of restaurants, a liquor store, night club, and neighborhood services, including cleaners, a salon, and dental office. The north end of the Lakewood Shopping Center includes a bike and pedestrian over-crossing of Lawrence Expressway. 1959
In April 2023, the City received a Planning permit application to partially redevelop the site (excluding the gas station and JWC Greenbelt lots) with 101 townhouse units (15 buildings) and a commercial building on part of Site 6B.

Village Center 6B - Lakehaven Drive Center
11023053 1101 Lawrence Expwy 0.40

1.25 A gas station and former/vacant auto service station. 1959; 1967
In April 2023, the City received a Planning permit application to partially redevelop the site (excluding the gas station) with a 10,000 sq. ft. commercial/retail building and a residential portion on Site 6A.
11023108 1051 Lakehaven Dr 0.37
11023109 1037 Lakehaven Dr 0.48
Village Center 7A - Industrial/Office Flex Site
11029039 N/A 0.23

3.00 A one-story office/flex space building with loading area spaces and parking behind, includes vacant tenant spaces that are available for lease. 1974 N/A 11029040 1161-1167 N Fair Oaks Ave 2.78 Village Center 7B - Via Apartments and Grocery Outlet
11029038 1180 N Fair Oaks Ave;
605-695 Tasman Dr 6.54 6.54
A mixed-use center with retail and services on the ground floor, and apartments above. Much of the development includes four stories of residential above ground floor retail, and is organized into three separate building complexes, with a grocery store at the corner of Fair Oaks Avenue and Tasman Drive. Retail and residential parking serving the development is provided in surface lots on-site and in an on-site podium parking structure. 2011 N/A

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Fig
ure 1-2: Village Center 1 Aerial Map (West Fremont Avenue and South Mary Avenue)

Figure 1-3: Village Center 2 Aerial Map (East Fremont Avenue and Sunnyvale Saratoga Road)

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Fig
ure 1-4: Village Center 3 Aerial Map (Old San Francisco Road and South Wolfe Road)

Figure 1-5: Village Center 4 Aerial Map (North Mathilda Avenue and West Maude Avenue)

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Fig
ure 1-6: Village Center 5 Aerial Map (East Duane Avenue and San Rafael Street)

Figure 1-7: Village Center 6 Aerial Map (Lakehaven Drive and Lawrence Expressway)

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Fig
ure 1-8: Village Center 7 Aerial Map (Fair Oaks Avenue and Tasman Drive) Attachment 2

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Chapter 2 – General Plan Context
The Village Center Master Plan builds upon the vision for Village Centers that is established in the City’s General Plan, speciﬁcally in the Land Use and Transportation Element and the Housing Element.

2.1 Land Use and Transportation Element
The City of Sunnyvale General Plan Land Use and Transportation Element (LUTE), adopted in 2017 with site speciﬁc updates including the 2025 update concurrent to adoption of this plan, is the guiding long- term plan and policy document for the physical development of the City through 2035.

2.1.1 Village Center Master Plan Land Use Designation
The LUTE identifies the “Village Center Master Plan” land use designation for the Village Centers, which allows neighborhood-serving commercial and oﬃce uses integrated with residential uses, typically located near arterial intersections or major collector streets providing pedestrian and bicycle connections.

The intent of the Village Center Master Plan designation is to allow for development that provides/includes the following:

• Commercial Floor Area:
o Future residential mixed-use development (where permitted) is required to include non- residential (commercial, oﬃce, etc.) components equal to a minimum Floor Area Ratio (FAR) of 10% of the entire site area
o Commercial or oﬃce development should have a minimum non-residential FAR of 25%. • Residential Density: A nticipated to achieve an average density of 18 dwelling units per acre (aggregated across each Village Center neighborhood) with variations in density within a neighborhood.

Additiona
lly, the Village Centers are part of the City’s General Plan “complete communities” strategy, which is intended to support inﬁll housing opportunities and reduce vehicle trips traveled to basic services.

2.1.2 Roadway Classiﬁcation Network
The General Plan establishes a roadway classiﬁcation system for all streets within the City of Sunnyvale, which is a tool the City uses to accomplish land use and transportation goals and policies as well as related policies throughout the General Plan. These roadway classiﬁcations and their location relative to the Village Centers are shown/identiﬁed in Figure 2-1 and Table 2-1 below. Table 2-1 also identiﬁes the LUTE intent of each roadway classiﬁcation type.

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Fig
ure 2-1: Roadway Classiﬁcations Map

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Tabl
e 2-1 – LUTE Roadway Classiﬁcations
Roadway
Classiﬁcation
LUTE Intent Village Center Locations
County
Expressway
• Provide partially-controlled access on high-speed
roads with a limited number of driveways and
intersections.
• Allow bicycles.
• Allow pedestrians in limited locations.
• Designed for longer trips at the county or regional
level.
• Lawrence Expressway (VC 6)
Class I Arterial • Provide regional access to all transportation modes, with a focus on regional transit and auto traﬃc.
• Provide pedestrian connections, linking land uses to
transit.
• May have street parking or bike lanes.
• Sunnyvale Saratoga Road (VC 2)
• South Wolfe Road (VC 3)
• North Mathilda Ave (VC 4)
• Fair Oaks Ave (VC 7)
Class II Arterial • Provide access to all transportation modes, with a focus on local access.
• Provide pedestrian connections, linking land uses to
transit.
• Four-lane arterials may have a median.
• Two-lane arterials may have a median, parking lanes,
and bike lanes.
• South Mary Avenue (VC 1)
• West Fremont Avenue (VC 1)
• East Fremont Ave (VC 2)
• South Wolfe Road (VC 3)
Commercial/
Industrial
Collector
• Serve local crosstown traﬃc and may also serve
regional traﬃc.
• Connect local roads and streets to arterial roads.
• Provide access to local transit and include pedestrian connections designed to encourage multipurpose
trips.
• Four-lane corridors have street parking or bike lanes and traﬃc buﬀers, such as street trees.
• Two-lane corridors may have street parking and bike
lanes.
• West Maude Avenue (VC 4)
• Tasman Drive (VC 7)
Residential
Collector
• Serve local crosstown and residential traﬃc and some
regional traﬃc.
• Connect cars, bicycles, and pedestrians to arterial
roads and land uses.
• May have on-street parking and/or bike lanes, and a
median may be present if there is no bike lane.
• The ROW includes sidewalks with traﬃc buﬀers, such
as trees, on both sides of the street.
• Old San Francisco Road (VC 3)
• Reed Avenue (VC 3)
• Gail Avenue (VC 3)
• Borregas Avenue (VC 4)
• East Duane Avenue (VC 5)
• San Rafael Street (VC 5)
Local Street N/A • Kitimat Place (VC 1)
• Bonneville Way (VC 1)
• Bremerton Drive (VC 1)
• San Angelo Avenue (VC 4)
• Lakedale Way (VC 6)
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2.2 2023-2031 Housing Element
The City of Sunnyvale Housing Element analyzes the City’s housing needs, assesses past accomplishments, and identiﬁes opportunities for future residential development in the City. It aims to promote and preserve housing, while furthering the goals of the General Plan, including building complete communities and maintaining an equitable balance of land uses.

The residential sites inventory presented in the 2023-2031 Housing Element includes commercial shopping centers on Village Center sites because of the residential mixed-use development potential provided by the General Plan. The City has also seen signiﬁcant development interest in many Village Center sites, which are mostly currently developed as low-intensity and auto-oriented shopping centers and strip malls with multiple parcels and varying ownership. As such, the Housing Element identiﬁes the potential for future inﬁll housing development at an average density of 18 dwelling units per acre and a conservative “realistic buildout density” of 80 percent of the average density (14 dwelling units per acre) for each Village Center site.

In addition to the buildout assumptions stated above, the 2023-2031 Housing Element also provides the following two policies that relate to housing potential in the Village Centers:

• Policy H-1.2 – Inﬁll Development Near Transit and Employment Centers: Facilitate new residential inﬁll development near transit and employment and activity centers, such as […] the Village Centers, […] through incentives and streamlining development consistent with speciﬁc plans.
• Policy H-1.3 – Additional Aﬀordable Housing Opportunities in High Resource Areas:

Accommodate additional high density residential development (greater than 30 dwelling units/acre) in areas of high resource with access to transit, education, and employment, such as the Village Centers, to increase opportunities for new aﬀordable housing in high resource areas.

To implement Policy H-1.3, the Housing Element also provides implementation program H3 (Increase Aﬀordable Housing Opportunities in High Resource Areas). This program aims to create additional capacity for high density residential and thereby facilitate more opportunities for the development of aﬀordable housing for lower-income households in areas of high resources such as the Village Centers in the central and southern parts of the City. The program would achieve these objectives by:
• Increasing the allowed density in Village Centers to a minimum of 30 dwelling units per acre. • Creating new mixed-use Village Center zoning designations to ensure consistency with the General Plan land use designation.

VCMP Chapter 4: Zoning and Development Standards identiﬁes the applicable residential density limits for the Village Center sites.

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Chapter 3 – Community Vision, Goals, and Policies

3.1 Community Outreach
The City conducted community outreach to help guide this plan’s preparation, consisting of an online workshop survey available for public input from May 13 to June 3, 2022, and two community visioning workshops held on January 18 and 25, 2023. Additionally, there were opportunities for public input during draft plan and environmental document public review periods as well as public hearings at the Planning Commission and City Council.

The community outreach and feedback process identiﬁed various Village Center community priorities, some of which are applicable to most or all Village Centers, while others are neighborhood-speciﬁc and unique to one or a few Village Centers. An inventory of the identiﬁed community priorities for each Village Center is provided in Table 3-1 below.

Table 3-1 – Community Priorities

Village Center #
1 2 3 4 5 6 7

1. Commercial Land Uses – Retain and enhance existing and/or provide new local neighborhood- serving commercial land uses and businesses, including:
a. Retail businesses (small-scale, local/neighborhood-serving, and/or oriented to speciﬁc ethnic/cultural groups) X X X X X X X b. Restaurants/cafes X X X X X X X
c. Grocery stores/healthy food options X X X X
d. Outdoor dining and/or mobile food vending X X

2. Residential Land Uses – Desired housing types:
a. Mixed-use X X X X X X
b. Below market rate X X X X X X
c. Townhomes X
d. Age restricted (senior) X

3. Pedestrian and Bicycle-Oriented Design – Prioritize providing:
a. Pedestrian-oriented and walkable design X X X b. Bicycle-oriented design X X
c. Transit-friendly design X
d. Safety improvements X
e. Safer connections along Wolfe Avenue X
f. Direct connections to the JWC Greenbelt and Lakewood Park X

4. Building Scale and Design – Apply an appropriate scale and design for new development adjacent to the surrounding neighborhood to retain and enhance community character.

5. Public Space – Provide pleasant public spaces for people to gather. X X

6. Privacy – Retain privacy for existing homes adjacent to the Village Center. X

7. Services for Senior Citizens – Provide a senior center. X

8. Student-Oriented Development – Create safe student-friendly spaces, activities, and infrastructure in proximity to Fremont High School.

X
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3.2 Vision Statement
The Village Center Master Plan provides a zoning framework that facilitates the transition of Village Center sites from older, automobile-oriented commercial uses to vibrant mixed-use neighborhoods that provide a diversity of housing unit types and densities, vital community-serving commercial/retail businesses with active ground ﬂoor frontages, gathering places, and publicly accessible land uses. The transformation of these sites is achieved through: site plan design that is pedestrian and cyclist-oriented and integrated into the transportation and circulation network of the surrounding neighborhood; and a plan framework that supports a full spectrum of conveniently located land uses and encourages the development of “third places” (settings outside of home and work where people gather, interact, and build relationships) to serve the community.

3.3 Goals and Policies
As the City reviews future development proposals (whether to fully or partially redevelop VCMP sites), it is the responsibility of the applicant of the planning permit development to account for and incorporate the applicable planning measures included herein into the development proposal and site design in order to promote and achieve the following goals (letter items) and policies (numbered items.):
(a) Residential Land Uses – Create housing development projects (residential mixed-use developments) to support a variety and mix of housing types, which may include multifamily residential, townhomes, duplexes, single family, and/or live-work units. (1) Provide residential units to achieve at least 85 percent of the base maximum density. (2) Provide below market rate housing (especially very low and low-income housing units) that contributes towards addressing the City's Housing Element targets. (3) Provide housing opportunities near public transit connections and places of employment (commercial and oﬃce sites).
(b) Commercial/Retail Land Uses – Provide commercial and mixed-use developments that include a variety of non-residential land uses, especially commercial/retail and small/local businesses that serve residents of the Village Center and surrounding residential neighborhoods. (1) Provide at least the minimum required commercial ﬂoor area ratio. (2) Design commercial and mixed-use projects with active ground ﬂoor building frontages. (3) Engage and involve existing Village Center small and local businesses as stakeholders during the community outreach phase of the planning permit process. (4) Reduce barriers for existing small and local businesses that may need to relocate due to redevelopment of a Village Center site through considering programs to support ﬁrst right of refusal, relocation assistance (temporary or permanent), or other similar measures. (c) Property Frontages and Streetscape Environment – Contribute to a streetscape environment and transition area between private buildings and the publicly-accessible pedestrian realm that is safe, accessible, walkable, comfortable, vibrant, welcoming, and active for all users. (1) Provide a newly delineated pedestrian realm that enhances and widens sidewalks. (2) Orient new buildings and publicly accessible open space areas to public streets and internal streets, with building entrances oﬀering direct connections to a public sidewalk or publicly accessible pathway.
(3) Arrange building layouts and orientations to create pedestrian-friendly areas such as plazas and amenity areas that are organized around common open space areas. (4) Provide landscaping and large canopy shade trees in the pedestrian realm to create a comfortable pedestrian environment and shade buildings. (5) Preserve existing protected trees along property frontages by designing the new pedestrian realm area (including all required elements) around the location of the existing tree(s).

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(d) S
ite and Building Design – Arrange site plan layout and building design in a way that establishes a distinct/unique design and limits visual and privacy impacts on surrounding residential neighborhoods outside the Village Centers.
(1) Design Village Center sites (including residential mixed-use and commercial developments) to comply with applicable citywide objective design guidelines and standards documents, including Citywide Objective Design Standards (ODS).
(2) Transition building height and massing through design that locates taller building heights and longer façades along public streets, and shorter, stepped-down building elements closer to non-Village Center residential sites.
(e) Parking - Design vehicle parking areas to minimize conﬂicts with pedestrians and bicyclists. (1) Locate surface parking behind buildings to allow property frontages to be lined by buildings rather than parking.
(2) Oﬀ-street parking areas should provide a shaded, well-lit, and accessible walkway from the parking lot to the building entry.
(3) Screen or wrap parking garages and structures with retail and residential uses. (4) Place parking spaces dedicated to commercial uses/tenants in multi-level parking garages, on the ground ﬂoor to minimize foot travel distance for employees and clientele. (5) Provide on-street parking on internal streets that are close to commercial building entrances.
(6) Provide permeable pavers/surfaces for on-street parking areas on internal streets, especially when close to landscaped areas.
(7) Provide bicycle parking (both short- and long-term spaces) that are located on the ground ﬂoor and close to building entrances.
(f) Mobility and Circulation Improvements – Minimize the impact of private automobile use on the public realm and enhance/establish pedestrian and bicycle connections. (1) Link Village Centers to existing adjacent neighborhoods through a continuous pedestrian circulation system.
(2) Align new internal streets and driveways to extend to existing streets and create walkable neighborhood blocks.
(3) Provide direct and convenient pedestrian and bicycle connections to public transit stops. (4) Design internal site circulation that allows eﬃcient and safe slow-speed vehicular movement and includes well-deﬁned pedestrian paths and bicycle access and parking. (5) Provide service entries along slower-speed local or internal streets and away from busy arterial and collector streets.
(6) Limit or reduce the number of driveway curb cuts into public rights of way to minimize vehicular conﬂict points for cyclists and pedestrians.
(g) Open Space and Landscaping – Provide open space and outdoor gathering areas that are publicly-accessible and serve all users and visitors, including Village Center residents, commercial tenants and customers, and the surrounding neighborhood/community at large. (1) Provide publicly accessible usable open space and outdoor gathering areas that support and complement local commercial uses.
(2) Design open space to be inviting by including seating and pedestrian furnishings, lighting, and landscaping that is organized around a shared feature such as a play space, protected heritage trees, public art, or outdoor dining/sales areas. (3) Design open space areas to be ﬂexible spaces that support food trucks, outdoor dining, and outdoor retail sales display areas.

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Chapter 4 – Zoning and Development Standards
This chapter provides the zoning overview for all VCMP properties, including establishing the zoning districts, Planning permitting requirements for speciﬁc development and land use types, and objective development standards/requirements for project components such as residential density, non-residential ﬂoor area ratio, property frontage and buildable area limitations, pedestrian realm thresholds, ground ﬂoor active uses, driveway approaches, oﬀ-street parking, usable open space, gathering space, and landscaping.

4.1 Applicability of Zoning and Development Standards
(a) Intent: It is the intent of this section to establish a zoning context (including procedures for reviewing planning permit applications) that builds upon existing citywide standard zoning practices and establishes additional and reﬁned zoning and development standards that are tailored to implement the VCMP’s vision statement, goals, and policies.
(b) The Zoning Code, Title 19 of the Sunnyvale Municipal Code (SMC), generally regulates land use and development in the city, including on Village Center sites. (c) The Subdivision Ordinance, Title 18 of the SMC, regulates subdivision standards and requirements. (d) This VCMP Chapter also provides Village Center-speciﬁc planning and zoning standards and requirements.
(e) Whenever the VCMP does not provide speciﬁc standards and/or procedures for the review, approval, and/or administration of development projects and land uses within the Village Centers, SMC provisions shall apply.
(f) In the event of any conﬂicts between requirements/standards provided in the VCMP and the SMC or other City regulating plans, documents, etc., the provisions in the VCMP shall prevail. (g) Appendix A identiﬁes most applicable development standard categories and where the associated requirements can be found (SMC or VCMP).

4.2 Village Center Zoning Districts
The VCMP establishes the following zoning districts, which are deﬁned below and shown in Figures 4-1 through 4-8.

(a) Village Center Mixed-U se (VCMU) is reserved for the construction, use, and occupancy of residential mixed-use development (comprised of 5 diﬀerent density classiﬁcations) and commercial development (providing retail commercial shopping and services facilities for the adjacent neighborhood residential areas), not for standalone residential development.
(b) Village Center Commercial (VCC) is i
ntended to provide Village Center sites best suited for commercial development (not residential development), and is reserved for the construction, use, and occupancy of commercial buildings providing retail commercial shopping and services facilities for the adjacent neighborhood residential areas.
(c) Village Center Oﬃce (VCO) is in
tended to preserve Village Center sites best suited for oﬃce development (not residential development), and is reserved for the construction, use, and occupancy of administrative, professional, and research oﬃces, and other uses compatible with the administrative- professional character of the district.

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Fig
ure 4-1: Village Center Zoning District Map

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Fig
ure 4-2: Village Center 1 Zoning District Map

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Fig
ure 4-3: Village Center 2 Zoning District Map

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Fig
ure 4-4: Village Center 3 Zoning District Map

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Fig
ure 4-5: Village Center 4 Zoning District Map

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Fig
ure 4-6: Village Center 5 Zoning District Map

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Fig
ure 4-7: Village Center 6 Zoning District Map

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Fig
ure 4-8: Village Center 7 Zoning District Map

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4.3 Permitted Development Types and Uses
(a) Tables 4-1 through 4-3 below identify the applicable planning permit types that are required for each development type and land use, including permitted (“P”), conditionally permitted (“MPP ,” “SDP ,” or “HDP”), and prohibited/not permitted (“N”).
(b) It is a violation of this chapter to construct a development type or engage in a land use that:
a. Is identiﬁed as prohibited/not permitted.
b. Has not been approved as part of the identiﬁed required Planning permit type. c. Does not comply with the applicable adopted conditions of approval.

Table 4-1 – Applicable Planning Permit Types
Planning Permit Type Applies for:

P Permitted
(no Planning permit required)
Tenant improvements for land uses identiﬁed in Table 4-3 when:
• The proposed use includes no new construction,
additions, or changes to the exterior of the building; or, • There is a valid Planning permit approval for the use and no new construction or expansion is proposed.

MPP Miscellaneous Plan Permit • Development types identiﬁed in Table 4-2 • Tenant improvements for land uses identiﬁed in Table
4-3
SDP Special Development Permit
HDP Housing Development Permit
N Prohibited/Not Permitted

Table 4-2 – Planning Permit Required per Development Type and Zoning District Development Type
Floor Area Threshold
(new construction, expansion,
or rebuild area)

VCMU VCC VCO
Commercial Development 2,500 square feet or less MPP MPP MPP More than 2,500 square feet SDP SDP SDP
Oﬃce Development 2,500 square feet or less MPP N MPP
More than 2,500 square feet SDP N SDP
Residential Mixed-Use N/A HDP N N
Residential (Standalone) N N N

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Tabl
e 4-3: Planning Permit Required per Land Use Type and Zoning District Land Use Type1 VCMU VCC VCO

1. Residential (as part of a mixed-use development)2
A. Single-family dwelling P N N
B. Accessory dwelling units P N N
C. Two-family dwelling (duplex) P N N
D. Dual Urban Opportunity (DUO) housing N N N
E. Multiple-family dwelling (three or more units) P N N F. Boardinghouse P N N
G. Live-work facility P N N
H. Supportive housing P N N
I. Transitional housing P N N
J. Single room occupancy (SRO) living facilities P N N
K. Low barrier navigation center P N N
L. Residential care facilities P N N
M. Residential mobile home park site N N N
N. Caretaker residence ancillary to a permitted non-residential use P P P

2. Retail Commercial
A. Retail sales business P P P
B. Retail sales business with drive-through N SDP SDP
C. Outside display of merchandise or products in conjunction with an approved retail sales business MPP MPP MPP
D. Donation center for used goods MPP MPP MPP
E. Liquor store within 200 feet of a public school property N N N F. Liquor store more than 200 feet from a public school property MPP MPP MPP

3. Service Commercial
A. Service commercial P P P
B. Retail service P P P
C. Commercial storage N N N
D. Self-storage or mini warehousing N N N

4. Personal Services
A. Personal service business P P P
B. Massage establishment P P P
C. Laundry and cleaning business SDP SDP SDP

5. Eating/Drinking Establishments
A. Bakery P P P
B. Restaurant, take out P P P
C. Restaurant, drive-through N SDP SDP
D. Restaurant, with or without beer and wine beverage service MPP MPP MPP E. Restaurant, with general alcohol beverage service MPP MPP MPP F. Nightclub N N N
G. Bar SDP N N
H. Outdoor dining area in conjunction with an approved restaurant use MPP MPP MPP 1 See Appendix A for standards and requirements related to speciﬁc land use types. 2 Standalone residential uses are prohibited in all VCMP zoning districts; residential uses are only permitted as part of a mixed-use development.

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Land Use Type1 VCMU VCC VCO

6. Automotive
A. Automobile dealership N N N
B. Automotive broker for three or fewer vehicles on site N MPP MPP C. Automobile/vehicle service and repair N SDP SDP
D. Automobile service stations N SDP SDP
(1) Retail sales of groceries at permitted stations N MPP MPP (2) Retail sale of beer and wine at permitted stations N MPP MPP E. Automobile showroom MPP MPP MPP
F. Car wash facilities N N N
G. Facilities for storage of recreational vehicles N N N H. Commercial parking structures and surface parking lots that are the primary use of the lot SDP N N
I. Vehicle charging facilities, standalone MPP MPP MPP
J. Vehicle charging facilities, ancillary P P P

7. Education, Recreation, and Place of Assembly
A. Education – recreation and enrichment MPP N N
B. Education – primary, middle, and high school N N N
C. Education – institution of higher learning SDP N N
D. Adult day care center SDP N N
E. Childcare center with occupancy of 30 or fewer children MPP N N F. Childcare center with occupancy of 31 or more children SDP N N G. Recreational and athletic facilities up to 6,000 square feet in area MPP N N
H. Recreational and athletic facilities greater than 6,000 square feet in area SDP N N
I. Places of assembly – business serving SDP N N
J. Places of assembly – community serving SDP SDP SDP
K. Entertainment establishments SDP N N
L. Art gallery P P P
M. Libraries and museums MPP MPP MPP
N. Parks and playgrounds MPP MPP MPP

8. Oﬃce
A. Ground ﬂoor dependent oﬃce P P P
B. Medical oﬃce P P P
C. Medical clinic MPP MPP MPP
D. Corporate oﬃce N N P
E. Professional oﬃce N N P
F. Financial institutions without external ATM P P P
G. Financial institutions with external ATM MPP MPP MPP H. Financial institutions with drive-through N SDP SDP
I. Research and development oﬃce N N P
1 See Appendix A for standards and requirements related to speciﬁc land use types.

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Land Use Type1 VCMU VCC VCO

9. Public Facilities
A. Buildings and facilities used by government agencies for non- governmental purposes N N N
B. Public transportation facilities SDP SDP SDP
C. Public utility buildings and service facilities SDP SDP SDP

10. Boarding/Lodging
A. Hotel or motel SDP SDP SDP

11. Other
A. Accessory structures MPP MPP MPP
B. Adult business establishments N N N
C. Assembly, compounding, manufacture, or processing of merchandise or products customarily incidental or essential to permitted retail commercial and service uses
N N N
D. Recycling centers in convenience zones as required by Public Resources Code Section 14300 et seq. SDP SDP SDP
E. Sale or rental of utility trailers, heavy equipment, or machinery N N N F. Storage or parking of commercial, industrial, or public utility vehicles N N N
G. Wholesale storage or warehousing of merchandise or products within a building or premises N N N
H. Animal hospital or clinic SDP SDP SDP
I. Animal boarding SDP SDP SDP
J. Animal grooming service P P P
K. Animal shelter N N N
L. Payday lending establishment N N N
1 See Appendix A for standards and requirements related to speciﬁc land use types.

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4.4 Development Standards
Each Planning permit application that is required for a development type or land use type stated in Table 4-2 and 4-3 above shall exhibit compliance with the applicable development standards identiﬁed in this section.

4.4.1 Residential Density
(a) The permitted residential density (“base maximum density”; dwelling units per acre) is identiﬁed in Table 4-4 and as shown in the zoning maps in Figures 4-2 through 4-8 above.

Table 4-4: Permitted Residential Density
Zoning District Base Maximum Density
VCMU-22 22
VCMU-30 30
VCMU-36 36
VCMU-42 42
VCMU-56 56

(b) New residential development shall provide at least 85 percent of the base maximum density across all the aggregated parcels that are subject to the Planning permit application. (c) Additional residential density bonus points above the base maximum density may be achieved through participation in any or all the City/State programs listed below, and for which density bonus points shall be calculated in the following order:
(1) City of Sunnyvale Green Building Program
(2) State Density Bonus Law (by providing aﬀordable housing in line with program requirements).

4.4.2 Non-Residential Floor Area Ratio
The minimum required non-residential ﬂoor area ratio per zoning district is provided in Table 4-5.

Table 4-5: Non-Residential Floor Area Ratio Requirements Zoning District Minimum Required Non-Residential FAR
VCMU Mixed-Use Development: 10%
Non-Residential Development: 25%
VCC 25%
VCO 25%

4.4.3 Property Frontage and Buildable Area
The development standards provided in this section shall apply to all development types in all VCMP zoning districts (except where distinctions are identiﬁed in this VCMP), which shall include such standards identiﬁed in Table 4-6 (numbered development standards, dimension, and measurement requirements) and in Figures 4-9 and 4-10 (visual examples of the associated numbered standards).

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Tabl
e 4-6: Property Frontage and Buildable Area Requirements for all Development Types

Development Standard Where Requirement is Applied/Measured # Category Min/Max Dimension Requirement Horizontally Vertically

PEDESTRIAN REALM
1 Furniture Zone Required
Width

0.5 feet (top of curb)
+ 4 feet (furniture area)

4.5 feet
or

0.5 feet (top of curb)
+ 10 feet (sidewalk)1
+ 0.5 feet (buffer
area)
11 feet1
Along all existing public rights-of-way2: From
the face of the existing curb line to the edge of
the Through Zone
Combined Furniture/Through1:

Along all existing public rights-
of-way2, from the face of the
existing curb to a newly
established right-of-way line N/A 2 Through Zone Required Width
6 feet (sidewalk)
+ 0.5 feet (buffer area)

6.5 feet
From the edge of the Furniture Zone to a newly
established right-of-way line2
3 Frontage Zone Required
Width 10 feet From the new right-of-way line to a newly established build-to line2 BUILDING SETBACKS 4
Ratio of Building
Frontage Width
to Lot Width
Minimum
Required 60% Along the build-to line
and for the first 15 feet of building depth
Ground, Second,
and Third Floors
5 Front Yard Stepback Minimum
Required 5 feet From the build-to line Fourth Floor and Above
6a
Side/Rear Yard Setback Minimum
Required
10 feet
From a lot line shared with a non-VCMP property
Ground Floor Only
6b 15 feet Second Floor and
Above

BUILDING HEIGHT
7a
Building Height Maximum
Permitted
4 stories; 50 feet Site-wide (entire building)
7b 5 stories; 65 feet Along corner building element (for portions of the building within 200 feet in each direction of the intersection of two public-rights-of way)
8a
Plate Height Minimum
Required
10 feet Along residential building frontages at the build-to line Ground Floor Only
8b 16 feet Along non-residential building frontages at the build-to line 9a
Daylight Plane Required
Angle
45 degrees For a VCMP property adjacent to a non-VCMP
property
Along a lot line shared with the
same non-VCMP property and
directed towards the project
site
From a Point Six
Feet Above Grade
9b 60 degrees For a VCMP property in Village Center 4C
adjacent to a non-VCMP property
ACTIVE

USE AREA
10 Active Use Area Minimum
Required
Length (in linear feet) of building
frontage located at the build-to line x 20
Along the build-to line
and for the first 20 feet of building depth Ground Floor Only 1 The Furniture/Through Zones may be combined to provide extents of wider sidewalk where no furnishings (i.e., street trees, lighting, etc.) are provided in the Furniture Zone. 2 In Village Center 1D (only on Kitimat Place property frontages), a new pedestrian realm is not required; instead, the 60 degree daylight plane angle shall apply.

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Fig
ure 4-9: Property Frontage and Buildable Area Requirements (Elevation Plan View)

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Fig
ure 4-10: Property Frontage and Buildable Area Requirements (Site Plan View)

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4.4.4 Pedestrian Realm
The pedestrian realm shall:
(a) Be required for the project types and in the locations identiﬁed below:
(1) Redevelopment of a Village Center property: A long the public right(s)-of-way lining the aﬀected property(ies).
(2) New, expanded, or reconstructed building with a ﬂoor area (new construction, expansion, or rebuild area) of 1,000 square feet or more:
(A) Along a portion of the public right(s)-of-way lining the aﬀected property(ies), which shall be measured by drawing imaginary straight lines as shown in Figure 4-11 and as follows:
• From both horizontal extents of the new construction area, perpendicular to (and until reaching two points along) the closest right-of-way; and, • From the same two points, along the right-of-way and extending 100 feet outwards from the horizontal extent/width of the new construction area. (B) Minor adjustments to the location of the pedestrian realm area may be granted by the Director of Community Development if the Director determines that implementation of the full pedestrian realm area would signiﬁcantly disrupt the layout of existing site circulation or required oﬀ-street parking.

Figure 4-11: Required Pedestrian Realm Area for New, Expanded, or Reconstructed Buildings

(b) Result from the relocation and establishment of a new right-of-way line:
(1) Through provision of a street dedication easement; and, (2) For providing the required pedestrian realm dimensions, NOT for mitigating vehicular traﬃc impacts, nor for achieving an adopted traﬃc level of service related to vehicle traﬃc, nor for achieving a desired roadway width.
(c) Be completed prior to the occupancy of the new construction area. (d) Be subject to the required, permitted, and prohibited amenities identiﬁed in Table 4-7.

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Tabl
e 4-7: Pedestrian Realm Zones and Amenities

1. Furniture Zone 2. Through Zone 3. Frontage Zone
Pedestrian Circulation
(Paved Sidewalk or Pavers) Permitted Required Permitted Trees Required
(Street Trees)* Prohibited Permitted
(Private Trees)
Street Lighting Required** Prohibited Permitted
Bus Stop Amenities Permitted*** Permitted*** Permitted*** Building entry
forms/projections Prohibited Prohibited Permitted
Vehicle Parking Prohibited Prohibited Prohibited
Bicycle Parking Prohibited Prohibited Permitted
Usable Open Space Prohibited Prohibited Permitted
Landscaped Areas Prohibited Prohibited Permitted
Stormwater treatment Prohibited Prohibited Permitted
Shade Structures Prohibited Prohibited Permitted
Outdoor dining area in
conjunction with an approved
restaurant use
Prohibited Prohibited Permitted
Outside display of merchandise
or products in conjunction with
an approved retail sales
business
Prohibited Prohibited Permitted
Seating Prohibited Prohibited Permitted
Signage (permanent and
temporary) Prohibited Prohibited Permitted
Other utility elements such as
signals, meter/sign poles, utility
poles, etc.

Permitted Prohibited Permitted
Public Art
Permitted
(Only for painted utility
boxes)
Permitted
(Pavement treatments or
other two-dimensional
art forms affixed to the
sidewalk surface)
Permitted

* Street Tree Requirements: Tree grates, minimum 24-inch box size, planted with 35-foot spacing (on center) ** Street Lighting Requirements: Per citywide standards identiﬁed in Chapter 5 of this plan *** When VTA requires bus stop amenities (such as a bus shelter) to be located in the through zone, a pedestrian sidewalk with a minimum width of six feet shall be provided around and along the extent of the bus stop amenity area, which may require a portion of the sidewalk to be provided in the furniture zone and/or the frontage zone.

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4.4.5 Ground Floor Active Use Area
(a) A minimum active use area on the ground ﬂoor area shall be required for:
(1) All developments in the VCMP and VCC zoning districts; and, (2) Developments in the VCO zoning district that introduce ground ﬂoor commercial area/uses.
(b) During the tenant improvement process (the Planning permit [Miscellaneous Plan Permit] application phase and/or Building plan check phase, as applicable), the applicant shall provide detailed site plans and/or ﬂoor plans that identify the proposed uses/activities for the ground ﬂoor active use area (the building frontage area located within 20 feet of the build-to line), subject to review and approval by the director of community development. (c) The following land use types qualify as active uses and may be located in the required ground ﬂoor active use area:
(1) Retail sales business
(2) Liquor store
(3) Service commercial
(4) Retail service
(5) Personal service business
(6) Laundry and cleaning business
(7) Bakery
(8) Restaurant
(9) Automobile showroom
(10) Recreational and athletic facilities
(11) Entertainment establishment
(12) Art gallery
(13) Libraries and museums
(14) Ground ﬂoor dependent oﬃce
(15) Financial institutions
(16) Hotel or motel
(17) Animal hospital or clinic
(18) Animal grooming service
(d) The following indoor/enclosed tenant ﬂoor plan spaces/components qualify as active use spaces and shall comprise at least 75% of the active use (building frontage) area:
(1) Tenant entrance/vestibule area
(2) Retail sales display area
(3) Lobby/waiting area
(4) Dining area
(5) Open kitchen area visible from dining area or pedestrian realm (6) Hair/nail salon in an open ﬂoor plan
(7) Public gym or group exercise area
(e) The following indoor/enclosed tenant ﬂoor plan spaces/components do NOT qualify as active use spaces and shall comprise no more than 25% of the active use (building frontage) area:
(1) Private oﬃce/cubicle area
(2) Private patient room
(3) Break rooms or areas only accessible to employees
(4) Laboratory space
(5) Service entries
(6) Delivery drop-oﬀ/pick-up area
(7) Trash enclosure areas
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4.4.6 Driveway Approaches
(a) The maximum permitted number of driveway approaches is identiﬁed in Table 4-8 below.

Table 4-8: Driveway Approach Maximums
Lineal Property
Frontage
Maximum Permitted Number
of Driveway Approaches per
Property Frontage
Less than 200 feet 1
200 feet or more 2

(b) On corner lots, all driveway approaches shall be located at least 40 feet from the closest controlled intersection of two public rights-of-way, which shall be calculated in the following way and as shown in Figure 4-12:
(1) At both property frontages along the intersecting public rights-of-way, draw imaginary straight lines that extend the property lines until they intersect at a single point (Point X) within the public right-of-way intersection.
(2) Locate a point along each property line (Points A and B) that is 40 feet from the intersection point.
(3) The nearest edge of the driveway approach shall be located at least 40 feet from the single point within the public right-of-way intersection.

Figure 4-12: Corner Driveway Approach Distance

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4.4.7 Oﬀ-Street Parking
(a) Required oﬀ-street vehicle and bicycle parking ratios for land uses that are part of a mixed-use development are outlined in Tables 4-9 and 4-10, respectively. (b) When calculating required parking ratios, any portion of a parking space shall be rounded up to the next whole number.
(c) Adjustments may be granted from parking ratio minimums, maximums, or type of bicycle parking provided as described in Title 19. Zoning.

Table 4-9: Oﬀ-Street Vehicle Parking Ratios
Land Use Category Parking Ratio
Minimum Maximum
Residential (as part of a mixed-use development) Per dwelling unit Studio and one-bedroom 1 1.5
Two-bedroom 1.25 2
Three + bedrooms 1.7 2
Age-restricted senior housing Multiply bedroom requirement by 0.5 Below market rate (deed restricted) Non-Residential (as part of a mixed-use development) Per 1,000 square feet of ﬂoor area Retail/Service Commercial, Personal Services
(Table 4-3: All types listed in #2 through 4) 2 4
Eating/Drinking Establishments
(Table 4-3: All types listed in #5) 4 7
Oﬃce
(Table 4-3: All types listed in #8A through 8H) 2.75 4
Oﬃce
(Table 4-3: #8I) 2 3.2

Table 4-10: Minimum Required Bicycle Parking Ratios
Land Use Class I Class II
Residential
(Table 4-3: All types listed in #1)
All residential types except for
age-restricted senior housing:
1 space per dwelling unit
Whichever is greater:
• 1 space per 15 units
• 4 spaces Age-restricted senior housing:
1 space per 6 dwelling units
Retail/Service Commercial,
Personal Services
(Table 4-3: All types listed in #2
through 4)
1 space per 10,000 sq. ft. of
ﬂoor area
1 space per 4,000 sq. ft. of
ﬂoor area
Eating/Drinking Establishments
(Table 4-3: All types listed in #5)
1 space per 3,000 sq. ft. of ﬂoor
area
1 space per 800 sq. ft. of
ﬂoor area
Oﬃce
(Table 4-3: All types listed in #8)
1 space per 4,000 sq. ft. of ﬂoor
area
1 space per 10,000 sq. ft.
of ﬂoor area

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4.4.8 Usable Open Space Areas
(a) Minimum Usable Open Space Area: Residential mixed-use developments (“Housing Development Projects”) shall provide usable open space areas, subject to the following minimum area requirements per residential unit type:
(1) Single-family dwelling: 500 square feet per unit
(2) Two-family dwelling (duplex): 150 square feet per unit (3) Multiple-family dwelling (three or more units): 150 square feet per unit (b) Size Requirements for Private Balconies: In order to be counted as part of required usable open space, private balconies shall adhere to the following minimum size requirements:
(1) Minimum width/depth: Seven feet in at least one direction (2) Minimum area: 80 square feet

4.4.9 Gathering Space
All non-residential development types shall provide a gathering space area, which shall comply with all of the following requirements:
(a) Shall have a minimum area of at least (whichever is less of the following):
i) 5% of the property area; or,
ii) 10,000 square feet
b) Shall not count towards the calculation of minimum required non-residential ﬂoor area ratio; (b) Shall have a minimum dimension (width/depth) in every direction: 10 feet; (c) Shall provide seating opportunities (in the form of aﬃxed benches/chairs, landscaped areas with planters or knee wall amenities suitable for sitting, or other similar street furniture) for at least ten people;
(d) Shall be located on the ground ﬂoor;
(e) Shall be legally accessible for use by the general public, which, if privately owned, shall be provided in the form of a public access easement and use agreement recorded for the property(ies) and in forms approved by the City;
(f) May be located in the Frontage Zone of the Pedestrian Realm; (g) May be covered by a roof, awning(s), or upper ﬂoors of a building (in the form of an architectural gallery) if no more than 50 percent of the perimeter of the gathering space area is lined or enclosed by walls; and,
(h) May contribute to the calculation of the project’s landscaped area.

4.4.10 Landscaped Areas
Minimum Required Landscaped Area: All development types shall provide the minimum landscaped areas as follows:
(a) Minimum total landscaped area: 20% of the total lot area (b) Minimum parking lot landscaped area: 20% of the parking lot area

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4.5 Applicability of City Design Guidelines and Standards The City has adopted the following citywide design guidelines and standards documents, all of which apply to development on VCMP sites:

(a) Citywide Objective Design Standards (ODS):
(1) Applies to “Housing Development Projects” (pursuant to Government code Sections 65913.4 and 66300(a)(7).
(2) Establishes objective standards that do not “involve personal or subjective judgment by a public oﬃcial and are uniformly veriﬁable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant and the public oﬃcial prior to submittal.”
(b) Non-Residential Design Guidelines: A
pplies to site and building design for non-residential
projects in areas of the City that do not have other applicable speciﬁc design guidelines. (c) Design Guidelines for Recycling, Organics, and Solid Waste Services: Applie s to all commercial, multi-family residential, and mixed-use projects.

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Chapter 5 – Circulation and Streetscape Improvements

5.1 Applicability of Circulation and Streetscape Improvements (a) The following City plans and studies identify the applicable required circulation and streetscape improvements:
(1) Active Transportation Plan
(2) Roadway Safety Plan
(3) Vision Zero Plan
(4) East Sunnyvale Area Sense of Place Plan (for Village Center 5) (5) Tasman and Fair Oaks Area Pedestrian and Bicycle Circulation Plan (for Village Center 7) (b) Figures 5-1 through 5-7 below identify and depict the circulation and streetscape improvements that are required by the plans and studies mentioned above. (c) Street and pedestrian lighting improvements shall be provided when a new pedestrian realm is required, in the locations identiﬁed below, and subject to the provisions identiﬁed in the following citywide documents:
(1) General citywide lighting improvements (apply to all Village Center sites):
(A) Standard Details for Public Works Construction - Section D - Electroliers and Electrical
(B) Standard Speciﬁcations for Public Works Construction – Section 209 (C) Requirements for Solid State Lighting LED Roadway Luminaires (D) Roadway Lighting Design Guidelines
(2) Village Center-speciﬁc lighting improvements:
(A) Village Center 4A (North Mathilda property frontage): per the Peery Park Speciﬁc Plan
(B) Village Center 5 (East Duane Avenue property frontage): per the East Sunnyvale Area Sense of Place Plan
(C) Village Center 7 (all property frontages): per the Tasman and Fair Oaks Pedestrian and Bicycle Circulation Plan
(d) Whenever the VCMP does not provide speciﬁc required circulation and streetscape improvements within the Village Centers, the provisions in the plans/studies referenced in this section shall apply.
(e) In the event of any conﬂicts between the VCMP and the plans/studies mentioned herein, the provisions in the VCMP shall prevail.

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Fig
ure 5-1: Required Circulation and Streetscape Improvements (Village Center 1)

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Fig
ure 5-2: Required Circulation and Streetscape Improvements (Village Center 2)

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Fig
ure 5-3: Required Circulation and Streetscape Improvements (Village Center 3)

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Fig
ure 5-4: Required Circulation and Streetscape Improvements (Village Center 4)

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Fig
ure 5-5: Required Circulation and Streetscape Improvements (Village Center 5)

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Figur
e 5-6: Required Circulation and Streetscape Improvements (Village Center 6) Attachment 2

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Fig
ure 5-7: Required Circulation and Streetscape Improvements (Village Center 7) Attachment 2

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Chapter 6 – Conceptual Design Renderings
This chapter helps visualize the community priorities, vision statement, goals, and policies outlined in Chapter 3 through hypothetical/example renderings and plans of site layout conﬁgurations that may be possible based on the requirements for zoning, development, and objective design standards provided in Chapter 4 and circulation/streetscape improvements provided in Chapter 5.

6.1 Conceptual Design Renderings
The conceptual design renderings shown in Figures 6-1 through 6-8 below:
(a) Depict 3D renderings of possible buildout conﬁgurations, including locations of buildings, streets, open space amenities, etc., within the context of the surrounding neighborhood and built environment.
(b) Serve as recommended guidance to visualize various site and streetscape design elements and their preferred locations (provided for illustrative purposes only; ﬁnal locations may vary). (c) Supplement the standards and requirements identiﬁed in Chapters 4 and 5 of this VCMP , and where inconsistent, objective standards in Chapters 4 and 5 shall apply.

Figure 6-1: Village Center 1 Conceptual Design Rendering

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Figur
e 6-2: Village Center 2 Conceptual Design Rendering
Fi
gure 6-3: Village Center 3 Conceptual Design Rendering
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Fig
ure 6-4: Village Center 4A Conceptual Design Rendering

Figure 6-5: Village Center 4B Conceptual Design Rendering

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Fig
ure 6-6: Village Center 5 Conceptual Design Rendering

Figure 6-7: Village Center 6 Conceptual Design Rendering

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Fig
ure 6-8: Village Center 7 Conceptual Design Rendering

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Category SMC/VCMP Section
Deﬁnitions SMC 19.12
General Procedures SMC 19.98
Applicable Planning Permit Types/Procedures:

Miscellaneous Plan Permit (MPP) SMC 19.82
Housing Development Permit (HDP) SMC 19.86
Special Development Permit (SDP) SMC 19.90
Nonconforming Buildings and Uses SMC 19.50
Subdivisions SMC Title 18
Village Center Zoning Districts VCMP Chapter 4
Permitted Development Types and Uses VCMP Chapter 4
Speciﬁc Land Use Permitting Requirements:

Accessory Dwelling Units (ADUs) SMC 19.79
Dual Urban Opportunity (DUO) Housing SMC 19.78
Live/Work Unit SMC 19.26.230
Residential Care Facility SMC 19.64
Single Room Occupancy Living Units SMC 19.68
Family Daycare Homes SMC 19.58
Automobile Service Stations Selling Groceries SMC 19.98.020 Payday Lending Establishment SMC 19.20.050
Donation Centers SMC 19.82
Massage Establishment SMC 9.41
Adult Businesses SMC 9.40
Temporary Unenclosed Uses SMC 19.61
Development Standards
General/Overall (Residential Density, Ground Floor Commercial Area, Building Form, Pedestrian Realm, Setbacks, Building Height) VCMP Chapter 4 Building Height Exceptions SMC 19.32.030
Front Yard Reductions for Automobile Service Stations SMC 19.34.040(e) Vision Triangles SMC 19.34.060
Building Setback Encroachments SMC 19.48.070
Below Market Rate Housing Requirements
Aﬀordable Housing Density Bonus SMC 19.18.025
Inclusionary Below Market Rate Ownership Housing Program SMC 19.67 Inclusionary Below Market Rate Rental Housing SMC 19.77

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Category SMC/VCMP Section
Oﬀ-Street Parking Requirements
General Requirements SMC 19.46
Vehicle Parking Ratios for Mixed-Use Development
VCMP Chapter 4;
SMC 19.46 (for land uses
not listed in VCMP)
Bicycle Parking Ratios
VCMP Chapter 4;
SMC 19.46 (for land uses
not listed in VCMP)
Open Space and Landscaping Requirements
General Requirements SMC 19.37
Minimum Usable Open Space and Landscaped Area VCMP Chapter 4 Community Room or Clubhouse Requirement SMC 19.38.045
Stormwater Management SMC 19.38.075;
SMC 12.60
Tree Preservation and Removal SMC 19.94
Required Facilities
Screening of Mechanical/Rooftop Equipment SMC 19.38.020 Mechanical Equipment Setbacks SMC 19.48.100
Solid Waste Requirements SMC 19.38.030
Individual Lockable Storage Space SMC 19.38.040
Prewiring of Electronic Communications Signal Distribution Facilities SMC 19.38.050 Elevators SMC 19.38.060
Undergrounding Utilities SMC 19.38.090 through

19.38.100
Procedural/Operating Standards/Other
Transportation Demand Management (TDM) SMC 19.45
Green Building Regulations SMC 19.39
Sign Code SMC 19.44
Fences SMC 19.48
Art in Private Development SMC 19.52
Wireless Telecommunication Facilities SMC 19.54
Alternative Energy Systems SMC 19.56
Home Occupations/Businesses SMC 19.42.010
Mobile Vending SMC 5.26
Short-Term Rentals SMC 19.76
Noise/Sound Level SMC 19.42.030
Reasonable Accommodations SMC 19.65
Park Dedication Fees for Residential Housing SMC 19.74
Housing Impact Fees SMC 19.75
Transportation Impact Fees SMC 3.50
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Sunnyvale City CouncilJuly 1, 2025

Sunnyvale City Council
July 1, 2025