148 and 156 Crescent Avenue
2021-7265
Momo Ishijima, Senior Planner
City Council, August 29, 2023
2City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 • Appeal by Neighbors of a decision by Planning
Commission approving:
Special Development Permit (SDP) for
• 18 three-story condominium units, and
• Minor improvements for existing single-family house
Tentative Map to
• Create one common lot and 19 condominium units
Overview
3City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Neighborhood Context
Caltrain Station
Sonora Ct
N
148
156
4City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Zoning
Caltrain Station
Sonora Ct
N
5City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Heights
N
21’
32’ 32’
33’35’
25’
15’
42’
34’
14’
27’ 28’
6City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Project Images
N
Crescent Avenue Perspective
looking south
Site Plan
7City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 • Zoning: R-3/PD (Medium Density Residential /
Planned Development), 18-24 du/ac
Proposes 22.5 du/ac
• Heritage Resource Inventory:
Easter Gables poultry farm subdivision
• Heritage Preservation Commission April 8, 2023:
Resource Alteration Permit approved 7-0
• Planning Commission May 22, 2023:
SDP and TM approved 4-0 (3 absent)
Background
8City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 • Number of Units
• Availability of Utilities
• Pedestrian Safety
• Parking and Trash/Blight
• Increased Crime
• Suggestions:
reduce units to 9 or 10 units and
add more parking
Appeal by Neighbors
9City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 • Within allowable R-3 density
• Capacity consistent with General Plan
• Meets maximum height requirement (35 feet)
Similar height as adjacent R-3 development
• Exceeds parking minimum per Density Bonus Law
• Street dedication to improve safety and visibility
• Adequate access for solid waste & emergency vehicles
• Construction Management Plan, Traffic Control Plan,
and noise reduction measures
• Public Safety and City officials work to reduce incidents of theft and vandalism
Staff Response to Appeal
10City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Existing Homes
Caltrain Station
156 Crescent Ave 148 Crescent Ave
11City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Front Elevation (facing Crescent Avenue)
Building 1 Building 2
156 Crescent Ave
12City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Side Elevations (along driveway)
Building 1
Building 2
13City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Side Elevations (along side property lines)
Building 1
Building 2
14City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Rear Elevation (facing south)
Building 1 Building 2
15City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 • 2 BMR units and paying in-lieu fee for 0.7
• Applicant is entitled to:
One concession – cost
Unlimited waivers – physical constraint
Reduced parking – automatic
• Applicant requests:
6 waivers – narrow/deep lot, retains historic house
Reduced parking
Density Bonus Law
16City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Waivers
PROPOSED REQUIRED SMC
Side Setback 7’-6”
10’-6” 12’-0” 19.34.050
Combined Side Setback 15’-0”
21’-0” 24’-0” 19.34.030
Distance Between Buildings 20’-6” 26’-0” 19.48.030
Landscaping (per unit) 248 SF 425 SF 19.37.040
Useable Open Space (per unit) 225 SF 400 SF 19.37.040
Garage Size 435 SF 450 SF 19.38.030
17City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Neighborhood Impact
• 156 Crescent Ave will maintain visible presence and
heritage resource will be continue to be enjoyed
• 148 Crescent Ave will be demolished
• Proposed townhouse buildings will be similar height
and density to surrounding multi-family developments
• Sufficient separation and landscaping will be
maintained around heritage resource to preserve
integrity
18City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Planning Commission Action:
Approve
• Special Development Permit and Tentative Map
• Based on the Findings in Attachment 3 and subject
to the Conditions of Approval in Attachment 4.
19City of Sunnyvale 148 & 156 Crescent Avenue – August 2023 Staff Recommendation:
Alternative 1: Deny the Appeal and affirm the
Planning Commission decision to Approve:
• Special Development Permit and Tentative Map
• Based on the Findings in Attachment 3 and subject
to the Conditions of Approval in Attachment 4.