City of Sunnyvale
Meeting Minutes
Planning Commission
7:00 PM Online and Council Chambers, City Hall,
456 W. Olive Ave., Sunnyvale, CA 94086
Monday, September 14, 2026
No Study Session | Public Hearing - 7:00 PM
NO STUDY SESSION
7 P.M. PLANNING COMMISSION MEETING
CALL TO ORDER
Chair Serrone called the meeting to order at 7:00 PM.
SALUTE TO THE FLAG
Chair Serrone led the salute to the flag.
ROLL CALL
Chair Michael Serrone
Vice Chair Galen Kim Davis
Commissioner Chris Figone
Commissioner Nathan Iglesias
Commissioner Martin Pyne
Commissioner Neela Shukla
Commissioner Ilan Sigura
Present: 7 -
ORAL COMMUNICATIONS
None.
CONSENT CALENDAR
There were no public speakers for this agenda item.
MOTION: Commissioner Pyne moved, and Commissioner Iglesias seconded the motion to approve the Consent Calendar.
The motion carried by the following vote:
Attachment 1
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Sunnyvale
September 14, 2026Planning Commission Meeting Minutes
Yes: Chair Serrone
Vice Chair Davis
Commissioner Figone
Commissioner Iglesias
Commissioner Pyne
Commissioner Shukla
Commissioner Sigura
7 -
No: 0
1. 26-0740
Approve Planning Commission Meeting Minutes of August 24, 2026 Approve Planning Commission Meeting Minutes of August 24, 2026, as submitted.
PUBLIC HEARINGS/GENERAL BUSINESS
2. 26-0743 CONTINUED FROM AUGUST 10, 2026
Proposed Project: Related applications on a 0.57-acre site:
SPECIAL DEVELOPMENT PERMIT: to demolish the existing
one-story single-family dwelling and construct eight two-story single-family dwellings with overall 65.8% Floor Area Ratio (FAR).
VESTING TENTATIVE MAP: to subdivide the existing parcel into eight lots plus a common lot.
Location: 781 S Wolfe Rd (APN: 211-05-009)
File #: PLNG-2025-0592
Zoning: Low Medium Density Residential/ Planned Development (R-2/PD)
Applicant / Owner: Dahlin Group/ California Communities, LLC (applicant/owner)
Environmental Review: Addendum to Negative Declaration adopted on July 1, 2025, and Filed July 2, 2025 (Conf. No. 204714906).
Project Planner: Aastha Vashist, (408) 730-7458,
[email protected]
Principal Planner Aastha Vashist presented the staff report with a slide presentation.
At Commissioner Pyne’s request, Principal Planner Vashist explained why the first requested waiver in Attachment 8 to the report was not included in the staff report.
Commissioner Pyne confirmed with Principal Planner Vashist that approval of the Special Development Permit and Vesting Tentative Map are subject to the modified Recommended Conditions of Approval in Attachment 12 to the report.
Chair Serrone and Principal Planner Vashist discussed the ways in which the
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September 14, 2026Planning Commission Meeting Minutes
proposed project will meet the City’s operational noise standards. Principal Planner Vashist added that Recommended Condition of Approval BP-30 in Attachment 12 to the report requires a noise reduction verification prior to the issuance of a certificate of occupancy for the proposed project.
Chair Serrone opened the Public Hearing.
Forrest Mozart (property owner) and Jaime Matheron (Dahlin Group architect) presented additional information on the proposed project.
Commissioner Shukla asked about the tree species to be included in the proposed project, and Ms. Matheron responded that the proposed project’s landscape plan denotes these tree species.
Commissioner Iglesias received clarification from Mr. Mozart and Principal Planner Vashist regarding the fences included in the proposed project.
Chair Serrone and Mr. Mozart discussed the noise mitigation measures to be incorporated by the proposed project.
Vice Chair Davis and Commissioner Sigura confirmed with Mr. Mozart which areas the Homeowners Association (HOA) for the proposed project will be responsible for maintaining.
Commissioner Pyne and Principal Planner Vashist discussed Recommended Condition of Approval BP-30 in Attachment 12 to the report.
There were no public speakers for this agenda item.
Chair Serrone closed the Public Hearing.
Planning Officer Shaunn Mendrin advised the Commissioners to ensure that the word “Vesting” precedes “Tentative Map” in the motion that is made for the proposed project.
Dana Kennedy, the applicant’s land use counsel, questioned the calculated Below Market Rate (BMR) in-lieu fee.
Chair Serrone opened the Public Hearing.
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Planning Officer Mendrin confirmed that the proposed project is subject to the payment of a fractional in-lieu fee of 0.05 units.
Vice Chair Davis confirmed with Principal Planner Vashist that the proposed project must provide 15 percent of the total units in the proposed project for sale as BMR homeownership units and that Recommended Condition GC-6 in Attachment 12 to the report must be revised to reflect this.
Chair Serrone closed the Public Hearing.
MOTION: Commissioner Pyne moved, and Vice Chair Davis seconded the motion to Approve Alternative 2: Adopt the addendum to the previously adopted Negative Declaration and make the findings in accordance with CEQA Guidelines Section 15164 as noted in Attachment 3 and approve the Special Development Permit and Vesting Tentative Map with the Recommended Findings in Attachment 3 and subject to the Conditions of Approval in Attachment 12 with a modification to the final two sentences of Recommended Condition of Approval GC-6 so that they read as follows: “When dwelling units in the project are made available for sale, the project shall provide 15% of the total units in the project for sale as BMR homeownership units. For the subject project, that equals one Below Market Rate dwelling units for sale and payment of a fractional in-lieu fee of 0.05 units in compliance with the BMR requirements set forth in SMC 19.67 and the BMR Program Guidelines.”
Commissioner Pyne acknowledged that the proposed project fits well with the surrounding neighborhood, increases density in that area, has significantly improved throughout the process, and considered concerns raised by neighbors. He asked the Planning Commission to vote in support of the motion.
Vice Chair Davis voiced his support for the motion and stated that the proposed project meets applicable requirements.
Commissioner Shukla spoke in overall support of the proposed project.
Commissioner Sigura expressed his support for the proposed project, its design, and its high density.
Chair Serrone confirmed his support for the motion.
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September 14, 2026Planning Commission Meeting Minutes
The motion carried by the following vote:
Yes: Chair Serrone
Vice Chair Davis
Commissioner Figone
Commissioner Iglesias
Commissioner Pyne
Commissioner Shukla
Commissioner Sigura
7 -
No: 0
This decision is final unless appealed or called up for review by the City Council by 5:00 PM on Tuesday, September 29, 2026.
3. 26-0709
Forward a Recommendation to the City Council to Take the Following Actions:
Proposed Project: Introduce an Ordinance to Amend Sunnyvale Municipal Code (SMC) Title 19 (Zoning) to Repeal and Replace Chapter
19.78 (Dual Urban Opportunity (DUO) Housing) and Title 18 (Subdivisions) to Repeal and Replace Chapter 18.26 (Urban Lot Splits (ULS)) to Conform with New State Laws; and to Amend Title 19 (Zoning) and Title 3 (Revenue and Finance) to Conform with State Legislation Regarding Deferral and Reduction of Development Impact Fees for Certain Housing Projects Pursuant to Senate Bill 937 and Assembly Bill 2553.
File #: PLNG-2025-0078
Environmental Review: The action is exempt pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15061(b)(3) and 15378(b)(4)-(5) and Government Code Sections 65852.21(j) and 66411.7(m).
Project Planner: Gabriela Ventura, (408) 730-7407,
[email protected]
Associate Planner Gaby Ventura noted a correction to the staff report and presented the staff report with a slide presentation.
Vice Chair Davis confirmed with Assistant Director of Community Development Matt VanHua that the Planning Commissioners may provide comments for staff to share in their report to Council. Senior Assistant City Attorney Sandra Lee added that the Planning Commission may also include such content in the recommendation they forward to Council.
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Commissioner Figone and Principal Planner Aastha Vashist discussed the studies being conducted by the City to address impacts caused by the elimination of parking requirements for applicable developments.
Commissioner Figone asked whether measures may be put in place prior to the approval of Senate Bill (SB) 9. Principal Planner Vashist answered that SB 9 is already in effect and that the City’s goal is to ensure our zoning code is compliant with it and other state laws. Assistant Director of Community Development VanHua provided details of an upcoming community outreach meeting regarding residential parking standards.
Commissioner Figone confirmed with Assistant Director of Community Development VanHua that Accessory Dwelling Units (ADUs) are not subject to parking requirements. Principal Planner Vashist explained how state laws affect the parking requirements that Dual Urban Opportunity (DUO) Housing are subject to.
Commissioner Sigura received clarification from Senior Planner Cindy Hom regarding the traffic impact fee reduction under Assembly Bill (AB) 2553 and instances when it would apply.
At Commissioner Sigura’s request, Senior Planner Hom explained how the City will track fee deferrals by means of a contract and the City’s permit system.
Commissioner Pyne inquired about the number of SB 9 projects the City has received thus far and whether that number is considered typical.
Chair Serrone questioned the legality of SB 9 for the City considering the 2024 Los Angeles Superior Court ruling that SB 9 is unconstitutional for several charter cities.
Chair Serrone asked about whether the traffic impact fee reduction would apply in an instance where there is a planned demolition for one of the three qualifying amenity types. Assistant Director of Community Development VanHua responded that this is likely the case since SB 330 would qualify the project under conditions that are met at that time.
At Chair Serrone’s request, Senior Planner Hom provided details on how the traffic impact fee is calculated.
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Planning Officer Mendrin explained to Chair Serrone how the City’s heritage designations differ from that of state law.
Chair Serrone and Senior Planner Hom discussed the time at which fees are collected.
Senior Assistant City Attorney Lee responded to Chair Serrone’s question regarding the legality of SB 9.
Chair Serrone opened the Public Hearing.
There were no public speakers for this agenda item.
Chair Serrone closed the Public Hearing.
Vice Chair Davis shared his thoughts on the ambiguity of SB 937 for City Council consideration.
Commissioner Shukla shared her perspective on the timing of fee collection.
MOTION: Vice Chair Davis moved, and Commissioner Pyne seconded the motion to recommend the following to the City Council: Introduce the Ordinance (Attachment 3) Amending Sunnyvale Municipal Code Title 19 (Zoning) to Repeal and Replace Chapter 19.78 (Dual Urban Opportunity Housing) and Title 18 (Subdivisions) to Repeal and Replace Chapter 18.26 (Urban Lot Splits) to Conform with New State Laws; and to Amend Title 19 (Zoning) and Title 3 (Revenue and Finance) to Conform with State Legislation Regarding Deferral and Reduction of Development Impact Fees for Certain Housing Projects Pursuant to Senate Bill 937 and Assembly Bill 2553, and Find that this Action is Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15061(b)(3) and 15378(b)(4)-(5) and Government Code Sections 65852.21(j) and 66411.7(m).
Vice Chair Davis spoke in overall support of the motion.
Commissioner Pyne confirmed his support for the motion.
Chair Serrone stated that he is in support of the motion and explained why.
The motion carried by the following vote:
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Yes: Chair Serrone
Vice Chair Davis
Commissioner Figone
Commissioner Iglesias
Commissioner Pyne
Commissioner Shukla
Commissioner Sigura
7 -
No: 0
This recommendation will be forwarded to the City Council for consideration at the October 27, 2026, meeting.
NON-AGENDA ITEMS AND COMMENTS
-Commissioner Comments
Chair Serrone shared details on the application process for openings on the City’s Advisory Committee on Accessibility (ACA) and the Human Relations Committee (HRC).
-Staff Comments
None.
ADJOURNMENT
Chair Serrone adjourned the meeting at 8:46 PM.
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