Village Center Master Plan
July 2025
City of Sunnyvale
County of Santa Clara
Attachment 11
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 11
Ta
ble 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/AOn June 16, 2025, the City received an SB 330 preliminary application to redevelop the site with a townhouse development consisting of 50 townhome- style condominiums (20.2 dwelling units per acre) and no commercial area. 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 11
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 SB 330 preliminary application for redevelopment of the site, which has since expired. A subsequent SB 330 preliminary application was submitted on June 11, 2025, to redevelop the site (excluding the gas station) with a horizontal mixed- use development consisting of 4,000 square feet of commercial space and 116 townhome-style condominiums (+/- 18 dwelling units per acre).
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 11
(d
) Site 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 and bicycle circulation system.
(2) Align new internal streets and driveways to extend to existing streets and create walkable and bikeable 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.
Attachment 11
Ta
ble 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 NSDP 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.
Attachment 11
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 SDPN NSDP 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 NMPP NMPP
B. Education – primary, middle, and high school N N N
C. Education – institution of higher learning SDP NSDP NSDP D. Adult day care center SDP NSDP NSDP
E. Childcare center with occupancy of 30 or fewer children MPP NMPP NMPP F. Childcare center with occupancy of 31 or more children SDP NSDP NSDP G. Recreational and athletic facilities up to 6,000 square feet in area MPP NMPP NMPP
H. Recreational and athletic facilities greater than 6,000 square feet in area SDP NSDP NSDP
I. Places of assembly – business serving SDP NSDP NSDP
J. Places of assembly – community serving SDP SDP SDP
K. Entertainment establishments SDP NSDP 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.
Attachment 11
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 55 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.
Attachment 11
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 VCMU 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
Attachment 11
Figur
e 5-6: Required Circulation and Streetscape Improvements (Village Center 6) Attachment 11
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.
Figu
re 6-1: Village Center 1 Conceptual Design Rendering
Attachment 11
Figur
e 6-6: Village Center 5 Conceptual Design Rendering
Figu
re 6-7: Village Center 6 Conceptual Design Rendering
Attachment 11