Staff and the applicant presented plans on Nov. 24 for converting a 20.5‑acre industrial parcel east of U.S. 101 into Sunnyvale Park Place, a 370‑unit residential development under the East Sunnyvale plan.

Project overview: Project planner Momo Rishi Jaima summarized the proposal as a use permit and tentative tract map to demolish six industrial office buildings and construct 370 units composed of detached single‑family homes, 3‑story townhomes, and 41 accessory dwelling units. The applicant is seeking concessions under the state density bonus program, including waivers or reductions to multiple objective design standards: exterior material concessions (an exception to a prohibited exterior insulation finish system/EIFS), reduced lot areas and setbacks (interior front setbacks as low as about 3.5 feet), reduced open‑space point totals, and increased building heights in places.

Key numbers and mitigation: staff said the general plan designation allows the density and that the project proposes roughly 767 parking spaces, exceeding the state density bonus parking requirement of 652. Staff reported the project includes roughly 15% below‑market‑rate units (about 49 BMR units) and noted significant tree impacts reported in initial site review (staff reviewed several hundred trees and identified many that would be removed to accommodate the project). Staff also said the applicant is preparing an environmental checklist consistent with the city’s LOOT EIR and is working with the regional water board on a site‑management and soil remediation plan.

What commissioners asked: Commissioners pressed the applicant for clearer visual exhibits and stronger, unit‑by‑unit justifications for each requested waiver; several commissioners said waivers should be tied to physical constraints that prevent compliance rather than to convenience. Commissioner Cerrone and others asked specifically about the EIFS material and whether it was prohibited for durability or health reasons; staff and the applicant said EIFS has a history of installation problems but that modern systems and proper detailing can address risks and that more documentation will be provided at the public hearing.

Public comment: Abantra Sethi urged the commission to incentivize neighborhood‑serving retail either on the site or nearby, arguing that thousands of new homes in East Sunnyvale have not been paired with retail and services and that walkable amenities are important to retain and attract workers.

Next steps: staff and the applicant agreed to return at a formal public hearing with additional exhibits, unit‑level graphics demonstrating why particular waivers are necessary, and clearer tables for open‑space and tree‑replacement calculations. The applicant indicated a tentative schedule to return for public hearing early in 2026; the project remains under study at the commission level and no formal action was taken Nov. 24.

Quotes: "This has been an incredibly efficient process," said Kyle Winkler of Tidewater Capital, the applicant, adding the project will be "all electric" with solar and EV‑ready garages. Staff noted the need to supply exhibits explaining waivers in advance of the public hearing.

Status: study session; no vote taken. Staff will prepare an environmental checklist, and the applicant will provide additional materials for the public hearing.