The Sun
Sunnyvale's Newspaper

Sunnyvale launches survey on density issue

By Justin Berton

City Council members voted to launch an ambitious new housing study at their July 14 meeting that will determine whether the city needs to rezone its high-density residential districts.

The results, which are due back in November, will give city officials guidance to decide whether the city needs more high-density housing or less.

The districts to be reviewed, known as R-4 and R-5, are most commonly apartment complexes or townhouse communities. The R-4 and R-5 districts account for more than 14 percent of all of Sunnyvale's 53,000 residential units.

"This gives us the real tools to put our arms around the issue and make some real decisions," said councilmember Pat Vorreiter.

In 1996 the City Council and Planning Commission voted to pursue the study after listening to arguments from both sides of the issue.

Proponents of high-density housing say the high number of units available keep rents in Sunnyvale at an affordable price. Proponents also fear industries that bring a thriving economic base to Sunnyvale would stray from a city that can't offer housing for its employees.

Opponents of high density say more units will add to growth and density-control problems in Silicon Valley. Opponents also question the commitment renters have to the community and wonder if a city brimming with apartments and condominiums will sour the aesthetic of Sunnyvale.

Trudi Ryan, the city's planning officer, told council the study will also look at alternatives to rezoning, including requiring apartment units to be developed at condominium standards, which would increase the chances the units could be converted to for-sale residences.

Another alternative would require greater setbacks for high-density housing and lowering the height limits to improve the aesthetic quality of such buildings.

Ryan said fliers will be mailed to residents and land owners in the study areas, and public forums on the issue will be included in the final study.

"It's a perfect time to look at this, and let's do it with a true vision," councilmember Stan Kawczynski said of the study.

Councilmember Fred Fowler, who moved to vote for the study, asked staff to broaden the scope of the study to include select areas of Sunnyvale that are not currently designated R-4 or R-5. Those areas, such as the Downtown Specific Plan, were originally exempt from the study because they fell under their own specific zoning requirements.

Councilmember Jack Walker, who voted reluctantly to include Fowler's amendment, said "The purpose of this was for R4 and R5. If we start looking at all the zones, we start to lose our focus."

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This article appeared in the Sunnyvale Sun, July 22, 1998.
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