City of Sunnyvale, CA LAWRENCE STATION AREA PLAN DISTRICT

The zoning districts associated with the Lawrence Station Area Plan (LSAP District) are established to imple-ment the plan, which is incorporated herein by reference. The Lawrence Station Area Plan is a specific plan that serves as a comprehensive, long term planning document for the area, and includes architectural and design guidelines, goals and policies, circulation improvement plans, and an environmental mitigation and monitoring program to be implement-ed through zoning and subdivision regulations, development standards, and public and private improvements.

The purpose of the LSAP is to encourage high-quality, higher-intensity development adjacent to public transpor-tation corridors as a means of reducing single-occupancy vehicle miles traveled and associated traffic congestion and negative air quality and greenhouse gas impacts; to promote use of alternative means of transportation including public transit, walking and biking, carpooling/ride-sharing; and to create intensity incentives for developers who propose com-munity benefits in line with the goals of the plan.

The council finds that the LSAP will:

Protect and promote the public health, safety, peace, comfort and general welfare;

Establish the procedure for adoption of the orderly physical development of the LSAP District by defining development procedures and requirements to obtain the objectives of the LSAP;

Promote the city's goals of smart growth and sustainable development;

(4)

Diversify and strengthen the residential and economic opportunities and fiscal health of the city.

(Ord. 3103-16 § 2; Ord. 3181-21 § 2)

§ 19.35.030 LSAP regulations generally.

The regulations contained in this chapter shall apply in the LSAP district, in conjunction with the policies, guide-lines, and plans contained in the LSAP document and Lawrence Station Sense of Place Plan.

Whenever this chapter does not provide specific standards and/or procedures for the review, approval and/or administration of development projects within the LSAP district or for appeals concerning approvals or administration of development projects, the standards and procedures contained in this code shall apply.

The owner or occupant of land or buildings used for any purpose in the LSAP district shall provide the facilities as required by and which conform with the regulations set forth in this chapter; provided however, that buildings and structures lawfully constructed or established prior to the effective date of this chapter which do not comply with the provisions hereof shall be deemed legally nonconforming in accordance with the provisions of Chapter 19.50 (Noncon-forming Buildings and Uses). Uses lawfully established prior to the effective date of the ordinance codified in this chap-ter (January 13, 2017) which are no longer permitted uses shall remain as legal conforming uses with the ability to grow and expand per LSAP Policy LU-P2.

(Ord. 3103-16 § 2; Ord. 3181-21 § 2)

§ 19.35.040 LSAP district zoning designations.

The LSAP District contains a total of nine zoning designations, including eight zoning designations specific to the LSAP summarized below to further refine development requirements within the LSAP area:

Flexible Mixed-Use I (MXD-I) District. This district is part of the Transit Core, appropriate for uses that are within walking distance of the station. Higher intensities of future development are allowed in this District. The highest priority for the area is mixed-use development including residential, office/research and development (R&D), and retail uses. Uses may be configured as vertical mixed-use, such as with retail under several floors of residential or office or as single-use buildings or parcels.

Flexible Mixed-Use I, Sonora Court (MXD-I/S) District. This district applies to Sonora Court, a cul-de-sac one block north of the railroad tracks, and just northwest of Lawrence Station. Parcels on Sonora Court are significantly smaller than other MXD-I parcels. Because of the closest proximity to the station and smaller parcel sizes, the highest base maximum residential densities are allowed in this District. The highest priority for the area is mixed-use develop-ment including residential, office/R&D, and retail uses. Uses may be configured as vertical mixed-use, such as with re-tail under several floors of residential or office or as single-use buildings or parcels.

Flexible Mixed-Use II (MXD-II) District. Required base maximum densities for future residential development in this district are slightly lower than in MXD-I, but maximum allowable office/R&D/industrial intensities are equal to MXD-I. A mix of land uses, including office, R&D, and residential uses, are allowed and encouraged in this land use classification. Retail uses are allowed and encouraged.

(d)

Flexible Mixed-Use III (MXD-III) District. The Flexible Mixed-Use III district applies to the site on the south side of the railroad tracks and north of Aster Avenue. Guidelines were created in the LSAP to respect the scale and char-acter of existing two-and three-story residential uses located south of the railroad tracks. Base maximum densities are lower than MXD-I and MXD-II, and the same as MXD-IV. A mix of land uses, including office and residential uses, are allowed and encouraged in this land use classification. Retail development, as part of mixed-use, is allowed and encour-aged along the Willow Avenue frontage.

(e)

Flexible Mixed-Use IV (MXD-IV) District. The Flexible Mixed-Use IV district applies to properties bounded by Willow Avenue, Reed Avenue, and Lawrence Expressway. A mix of land uses, including residential and local-serving retail uses, are allowed and encouraged in this land use classification. Redevelopment requires provision of a minimum retail floor area ratio (FAR) of twenty-five percent. Uses may be configured as mixed-use, such as with retail under several floors of residential or office or as single-use buildings or parcels.

(f)

Lawrence Station Area Plan Industrial and Service Zoning District (M-S/LSAP). The M-S/LSAP district applies to properties at the southeast corner of Kifer Road and Lawrence Expressway/Lawrence Station Road. This area has a strong retail presence that would remain onsite. Residential uses are prohibited and a minimum retail FAR requirement of twenty-five percent upon redevelopment. Office, R&D, and industrial uses are allowed with required retail.

(g)

Lawrence Station Area Plan Industrial and Service Zoning District Sixty Percent (M-S/LSAP 60%). The M-S/LSAP 60% district applies to the property on the north side of Kifer Road, adjacent to the western boundary of the City of Santa Clara. The allowable FAR with incentives is sixty percent. Existing open space and trees shall be maxim-ized on the property. Only industrial, smaller-scale retail and service, office, and R&D uses are allowed in this district. Residential uses are prohibited.

(h)

Lawrence Station Area Plan Industrial and Service Zoning District One Hundred Twenty Percent (M-S/LSAP 120%). The M-S/LSAP 120% district applies to properties on the south side of Kifer Road near Commercial Street, east of properties on San Lucar Court. The allowable FAR with incentives is one hundred twenty percent. Permitted, condi-tionally permitted, and prohibited uses in this district are the same as those in the M-S/LSAP 60% district.

(Ord. 3103-16 § 2; Ord. 3181-21 § 2)

§ 19.35.050 Permitted, conditionally permitted, and prohibited uses.

Use Table. Table 19.35.050 sets forth those uses which are permitted, conditionally permitted, or prohibited in each of the LSAP districts.

Permitted (P). A use shown with "P" in the table is allowed subject to compliance with all applicable provi-sions of this title. If the proposed use includes minor new construction, changes to the exterior of a building or other site modification, a miscellaneous plan permit is required in accordance with the provisions of Chapter 19.82, Miscellaneous Plan Permit.

Miscellaneous Plan Permit (MPP). A use shown with "MPP" in the table requires the approval of a miscel-laneous plan permit, in accordance with the provisions of Chapter 19.82, Miscellaneous Plan Permit. If there is an exist-ing valid miscellaneous plan permit for the use, and no new construction or expansion is proposed, then such use may be conducted without requiring another miscellaneous plan permit.

Special Development Permit (SDP). A use shown with "SDP" requires approval of a special development permit, in accordance with the provisions of Chapter 19.90, Special Development Permit. If there is an existing valid use permit or special development permit for the use, and no new construction or expansion is proposed, then such use may be conducted without requiring another use permit or special development permit.

(4)

Not Permitted. (N). A newly proposed use shown with "N" in the table is prohibited. Per LSAP Policy LU-P2, existing legal uses that are now shown with "N" in the table shall remain as legal conforming uses with the ability to grow and expand.

Compliance. It is a violation of this chapter to:

Engage in a use that is conditional without complying with the imposed conditions;

Engage in a prohibited use;

Engage in a use requiring a miscellaneous plan permit or special development permit without obtaining the required permit.

Requirements for Construction. All uses permitted under this section that require no new construction or additions or changes to the exterior of the building may be conducted within existing enclosed buildings. Major changes to the exterior of a building for either approved or permitted uses, new construction, site improvements, or additions to an existing building (other than a single-family home) shall require a special development permit as set forth in Section 19.90.020. Minor changes to the exterior of a building for either approved or permitted uses may be approved by the director of community development through a Miscellaneous Plan Permit (MPP) as set forth in Chapter 19.82.

Table 19.35.050
Permitted, Conditionally Permitted, and Prohibited Uses in LSAP Districts
Use		LSAP Zoning District
Use		MXD-I and MXD-I/S	MXD-II	MXD-III and MXD-IV	R-5	M-S/LSAP	M-S/LSAP 60% and 120%
1.	*Residential*
A.	Single-family dwelling	N	N	N	N	N3	N3
B.	Two-family dwelling	N	N	N	N	N	N
C.	Multi-family dwelling (3 or more units, or more than 1 main building) and accessory buildings and uses	P	P	P	P	N	N
D.	Mobile home park	N	N	N	N	N	N
E.	Single-room occupancy facilities	SDP	SDP	SDP	SDP	N	N
F.	Live/work unit	SDP	SDP	SDP	SDP	N³	N³
G.	Residential care facility, 6 or fewer residents	P	P	P	P	N	N
H.	Emergency shelter	N	N	N	N	SDP	SDP
I.	Accessory dwelling units	See 19.79	See 19.79	See 19.79	See 19.79	N	N
2.	*Child and adult day care*
A.	Commercial child care center	SDP	SDP	SDP	SDP	SDP	N
B.	Business-sponsored child care center	SDP	SDP	SDP	SDP	SDP	SDP
C.	Adult day care center	SDP	SDP	SDP	SDP	SDP	N
3.	*Education, recreation, and places of assembly*
A.	Education–primary middle and high school	N	N	SDP	SDP	N	N
B.	Education–institution of higher learning	SDP	SDP	SDP	N	SDP	SDP
C.	Education–recreation and enrichment	MPP	MPP	MPP	MPP	MPP	N
D.	Recreational and athletic facility	SDP	SDP	SDP	SDP	SDP	SDP
E.	Place of assembly–business serving	SDP	SDP	SDP	SDP	SDP	SDP
F.	Place of assembly–community serving	SDP	SDP	SDP	SDP	SDP	N
4.	*Commercial, retail, and service*
A.	Retail sales (excluding uses listed individually below)	MPP	MPP	MPP	N	P	MPP
B.	Retail sales and retail service, if incidental to other permitted uses	P	P	P	MPP	P	P
C.	Retail sales with drive-through	N	N	N	N	SDP	N
D.	Shopping center	SDP	SDP	SDP	N	P	N
E.	Liquor store	MPP	MPP	MPP	N	MPP	N
F.	Animal hospitals, clinics and boarding	SDP	SDP	SDP	N	SDP	SDP
G.	Personal service	P	P	P	N	P	MPP
H.	Financial institution	P	P	P	N	P	P
I.	Financial institution with drive-through	N	N	N	N	N	N
J.	Hotel	SDP	SDP	SDP	N	SDP	SDP
K.	Automobile service station	N	N	N	N	N	N
L.	Automobile service station with retail sale of groceries at permitted stations	N	N	N	N	MPP	N
M.	Automobile service station with retail sale of beer and wine at permitted stations¹	N	N	N	N	SDP	N
N.	Vehicle sales or rental, retail	N	N	N	N	N	N
O.	Auto broker or vehicle sales, wholesale	N	N	N	N	N	N
P.	Sale or rental of heavy equipment or machinery	N	N	N	N	N	N
Q.	Vehicle service and repair	N	N	N	N	N	N
R.	Car wash	N	N	N	N	N	N
S.	Service commercial	P	P	P	N	P	MPP
T.	Payday lending	N	N	N	N	SDP	N
U.	Card room	N	N	N	N	N	N
V.	Massage establishment²	P	P	P	N	P	P
W.	Adult business	N	N	N	N	N	N
5.	*Restaurants*
A.	Restaurant, with or without beer and wine	MPP	MPP	MPP	N	MPP	N
B.	Restaurant with general liquor	MPP	MPP	MPP	N	MPP	N
C.	Restaurant with drive-through	N	N	N	N	N	N
D.	Restaurant with entertainment	MPP	MPP	SDP	N	MPP	N
E.	Take-out only restaurant	MPP	MPP	MPP	N	MPP	N
F.	Nightclub, bar, or entertainment use	SDP	SDP	SDP	N	SDP	N
6.	*Industrial, manufacturing, and warehousing*
A.	Manufacture, repair, compounding, packaging, assembly, or facilities for equipment, materials or products	MPP	MPP	MPP	N	P	P
B.	Hazardous materials storage as defined in Titles 20 (above ground) and 21 (underground) - Ancillary to permitted use on site	N	N	N	N	MPP	P
C.	Hazardous wastes management facilities which meet the criteria outlined in Section 19.22.070	N	N	N	N	N	MPP
D.	Auto wrecking, junk, salvage, scrap metal or waste material storage yards	N	N	N	N	N	N
E.	Wholesale or commercial storage or warehousing of merchandise or products within a building	SDP	SDP	N	N	MPP	MPP
F.	Self-storage (mini-warehouse)	N	N	N	N	N	N
G.	Incidental and accessory storage, mechanical equipment which meet criteria in Chapter 19.82 (five percent net coverage and screened)	MPP	MPP	MPP	MPP	MPP	MPP
7.	*Office and medical*
A.	Professional or medical office	P	P	P	SDP	P	P
B.	Corporate office or research and development office	P	P	P	SDP	P	P
C.	Medical clinic	MPP	MPP	MPP	SDP	MPP	MPP
D.	Convalescent hospital	SDP	SDP	SDP	SDP	SDP	N
E.	Hospital	SDP	SDP	SDP	N	SDP	N
8.	*Agricultural and resource-related*
A.	Agricultural use	N	N	N	N	N	N
B.	Salt evaporation pond	N	N	N	N	N	N
C.	Neighborhood-serving community gardens and associated accessory structures for growing of fruits, vegetables, and whole grains	SDP	SDP	SDP	SDP	N	N
9.	*Public*
A.	Public use	P	P	P	P	P	P
B.	Public utility buildings and services, electric transportation and distribution substations and public utility service centers	SDP	SDP	N	N	SDP	SDP
10.	*Other*
A.	Commercial marijuana activities and outdoor cultivation	N	N	N	N	N	N
B.	Stand-alone parking structures and surface lots	SDP	SDP	N	N	SDP	SDP
C.	Off-site stadium event parking	N	N	N	N	MPP	MPP
D.	Emergency containers (ARKs) meeting criteria described in Section 19.22.050	MPP	MPP	MPP	N	MPP	MPP
E.	Emergency containers other than ARKs	N	N	N	MPP	MPP	N

Notes:
¹	Automobile service stations with sale of groceries, beer and wine, or both, require findings as set forth in Section 19.98.020 (i) and/or (j), as applicable.
²	Subject to provisions of Chapter 9.41.
³	Except caretaker residence ancillary to a permitted use.

(Ord. 3103-16 § 2; Ord. 3181-21 § 2)

§ 19.35.060 LSAP density, floor area ratio (FAR), height, and lot coverage requirements.

Allowable Residential Density. Allowable dwelling unit per acre (du/ac) densities for residential development are listed in Table 19.35.060 for each LSAP zoning district.

The base maximum density is the density that is used as the base density for purposes of calculating density bonuses, including the green building bonus, incentive points gained through the LSAP Development Incentives Pro-gram, and State Density Bonus (Government Code 65914). Per LSAP Policy D-P4, all residential projects shall build to at least eighty five percent of the base maximum densities.

The total available incentive points are in reference to the total du/ac points obtained through voluntary participation in the city's LSAP development incentives program. This point total is added to the base maximum density or density above the base maximum density achieved through participation in the city's green building program. The State Density Bonus (Government Code 65915) for provision of specified affordable housing percentages is applied to the highest density achieved with the green building bonus and/or incentive points.

City affordable housing requirements in Chapter 19.67 (ownership) and Chapter 19.77 (rental) are based on the total number of units proposed in the project that are obtained by the base maximum density plus the green building bonus and highest density achieved through the LSAP Development Incentives Program, if proposed. Additional units obtained through the State Density Bonus are not counted towards the affordable housing requirement calculation. If no incentives are proposed, the affordable housing requirement is based on the total number of units proposed in the project, as allowed by the zoning district's base maximum density.

(4)

Development in the R-5 district is not eligible for the incentive program, as densities are determined by lot area as specified in SMC 19.30.020.

Allowable Nonresidential Floor Area Ratio (FAR). Allowable FAR for nonresidential development is listed in Table 19.35.060 for each LSAP zoning district.

The base maximum FAR is used as the base FAR for office, R&D, and industrial development. The addi-tional FAR awarded for participation in the city's green building program is added to the base maximum FAR. Per LSAP Policy D-P6, a development agreement is required for additional FAR above the base maximum FAR; however, no development agreement is required for FAR above the base maximum for development utilizing only the green build-ing bonus. The additional FAR through a development agreement shall not exceed the maximum FAR (with incentives) specified in applicable zoning districts.

There is no maximum retail FAR, and standalone retail or mixed-use retail/residential is not subject to a development agreement. Base minimum retail FAR is required upon redevelopment in the MXD-IV and M-S/LSAP zoning districts.

Growth Monitoring. The LSAP includes monitoring of net new residential units and net new of-fice/R&D/industrial square footage, consistent with the certified LSAP Environmental Impact Report (EIR) to ensure that long-term development does not exceed the carrying capacity of infrastructure systems and the environment. If this development threshold is reached, subsequent development proposals are required to conduct additional environmental analysis per the California Environmental Quality Act (CEQA).

(d)

Allowable Height. Height limits for residential and nonresidential development are listed in Table 19.35.060 for each LSAP zoning district. Height limits are subject to applicable design guidelines described in the LSAP.

(e)

Lot Coverage. Accounting for the minimum site landscaped area in Table 19.35.090, the maximum lot coverage for all LSAP zoning districts is eighty percent.

Table 19.35.060
Allowable Density, FAR, and Height Limits in LSAP Districts
District	Name	Use	Residential Density (du/ac)^1,2		Nonresidential FAR		Maximum Residential and Nonresidential Height (feet)
District	Name	Use	Base Maximum Density	Total Available Incentive Points	Base Maximum (non-retail) or Minimum (retail)	Maximum (with incentives)³	Maximum Residential and Nonresidential Height (feet)
MXD-I	Flexible Mixed-Use I	Residential (du/acre)	45	35	N/A	N/A	100
MXD-I	Flexible Mixed-Use I	Office/R&D/ Industrial (FAR)	N/A	N/A	35%	150%
MXD-I/S	Flexible Mixed-Use I/Sonora Court	Residential	54	26	N/A	N/A	100
MXD-I/S	Flexible Mixed-Use I/Sonora Court	Office/R&D/ Industrial	N/A	N/A	35%	150%
MXD-II	Flexible Mixed-Use II	Residential	36	32	N/A	N/A	100
MXD-II	Flexible Mixed-Use II	Office/R&D/ Industrial	N/A	N/A	35%	150%
MXD-III	Flexible Mixed-Use III	Residential	28	17	N/A	N/A	55
MXD-III	Flexible Mixed-Use III	Office/R&D/ Industrial	N/A	N/A	35%	100%
MXD-IV	Flexible Mixed-Use IV	Residential	28	17	N/A	N/A	55
		Office/R&D/ Industrial	N/A	N/A	35%	50%
		Retail	N/A	N/A	25%	None
R-5	High Density Residential and Office	Residential and certain nonresidential uses per SMC Table 19.55.050	Based on lot area. See SMC Table 19.30.040	N/A	Per Special Development Permit (SDP)	Per SDP	55
M-S/LSAP	LSAP Industrial and Service	Office/R&D/ Industrial	N/A	N/A	35%	150%	85
M-S/LSAP	LSAP Industrial and Service	Retail	N/A	N/A	25%	None
M-S/LSAP 60%	LSAP Industrial and Service 60%	Office/R&D/ Industrial	N/A	N/A	35%	60%	85
M-S/LSAP 120%	LSAP Industrial and Service 120%	Office/R&D/ Industrial	N/A	N/A	35%	120%	85

Notes:
¹	LSAP Policy D-P4 requires new residential development in the LSAP area to build to at least 85 percent of the zoning district's base maximum density.
²	Additional densities may be achieved above the base maximum density or density obtained through the city's green building program and/or LSAP development incentives program by providing affordable housing consistent with the State Density Bonus Law (Government Code 65915). Additional densities above the base maximum density are calculated in the following order: apply the density bonus percentage from the city's green building program, add the incentive points gained through the LSAP development incentives program, then apply the State Density Bonus percentage achieved by the project.
³	LSAP Policy D-P6 and the LSAP development incentives program requires a development agreement for additional office, R&D, and industrial FAR above the base maximum. Development agreements are not required for office, R&D, and industrial projects consistent with the additional FAR allowed through participation in the city's green building program. Development agreements are also not required for standalone retail or mixed-use residential/retail projects.

(Ord. 3103-16 § 2; Ord. 3181-21 § 2)

§ 19.35.070 LSAP setback and parcel size requirements.

Development in the LSAP District shall conform to applicable minimum setbacks provisions set forth in Table 19.35.070. Front yard setback requirements are only applicable by adjacency to listed streets and therefore the allowable setback may vary within each zoning district. Upper floor setbacks are subject to applicable design guidelines described in the LSAP.

Table 19.35.070
Setback and Parcel Size Requirements in LSAP Districts
	MXD-I	MXD-I/S	MXD-II	MXD-III	MXD-IV	R-5	M-S/LSAP	M-S/LSAP 60% and 120%
Parcel Size
Minimum lot size	22,500	22,500	22,500	22,500	22,500	20,000	22,500	22,500
Minimum lot width	200'	200'	200'	200'	100'	135'	100'	100'
Front Yard Setbacks
Kifer Road	15'	N/A	15'	N/A	N/A	N/A	15'	15'
Sonora Court¹	N/A	25'	15'	N/A	N/A	N/A	N/A	N/A
San Zeno Way	15'	15'	N/A	N/A	N/A	N/A	N/A	N/A
Aster Avenue	N/A	N/A	N/A	15'	N/A	N/A	N/A	N/A
Willow Avenue³	N/A	N/A	N/A	10'	10'	15'	N/A	N/A
Reed Avenue	N/A	N/A	N/A	N/A	15'	N/A	N/A	N/A
Loop Road³	10'	10'	N/A	N/A	N/A	N/A	10'	N/A
Internal streets	10'	10'	10'	10'	10'	10'	10'	10'
Primary or secondary shared-use paths	10'	10'	10'	N/A	10'	10'	10'	10'
Calabazas Creek²	25'	N/A	25'	N/A	N/A	N/A	N/A	N/A
Lawrence Station Road	15'	N/A	N/A	N/A	N/A	N/A	15'	N/A
Lawrence Expressway	15'	15'	N/A	N/A	15'	N/A	15'	N/A
Uranium Drive	N/A	N/A	15'	N/A	N/A	N/A	N/A	N/A
Side Yard Setback
Minimum	10'	10'	10'	10'	None	10'	10'	10'
Minimum adjacent to residential uses	20'	10'	20'	20'	None	10'	20'	20'
Rear Yard Setback
Minimum	10'	10'	10'	10'	None	10'	None	10'
Setback Between Main Buildings on the Same Lot
Minimum distance at ground level, regardless of stories	20'	10'	20'	20'	20'	20'	20'	20'

Notes:
¹	Dependent on location of existing redwood trees.
²	Subject to streamside development review criteria pursuant to Chapter 19.81.
³	Per LSAP Guideline SP-UDG3, retail uses may have a primary building façade at the street right-of-way/property line (zero foot setback), with up to a ten foot maximum setback from the property line.

(Ord. 3103-16 § 2; Ord. 3181-21 § 2)

§ 19.35.080 Parking standards.

Minimum and maximum vehicle parking requirements are listed in Table 19.35.080 for each land use category. Parking locations, types, and criteria for parking reductions will be determined as part of the project review a case-by-case basis.

Table 19.35.080A
Off-Street Vehicle Parking Space Requirements
Land Use Category	LSAP Parking Requirement
Residential	Minimum (per unit)	Maximum (per unit)
Studio and one-bedroom	1	1.5
Two-bedroom	1.25	2
Three + bedrooms	1.7	2
Senior housing	Multiply bedroom requirement by 0.5
Affordable housing (deed restriction)	Multiply bedroom requirement by 0.5
Office, R&D, and Industrial	Minimum (per 1,000 SF)	Maximum (per 1,000 SF)
Office	2.75	4
R&D	2	3.2
Industrial	2	2.5
General Retail and Restaurants	Minimum (per 1,000 SF)	Maximum (per 1,000 SF)
Retail-Freestanding	4	5
Retail-Part of Mixed use	2	4
Restaurants-Freestanding	9	13
Restaurants-Part of Mixed Use	4	7