1154 and 1170 Sonora Court Projects
2022-7270 and 2022-7271
Aastha Vashist, Senior Planner
City Council Hearing, November 28, 2023
2City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 Overview
• Required Permits for Both
Projects:
Special Development Permit
Vesting Tentative Parcel Map
Development Agreement
• For office projects > 35% FAR
• Projects are subject to State
Density Bonus and AB 2097
(No minimum auto parking)
1154 Sonora 1170 Sonora
Lot area (acres) 1.88 1.09
Bldg. stories 7 +
2 levels below-grade parking
Res. Units 173
(28 BMR)
107
(18 BMR)
Density 92 du/ac 98 du/ac
Office/R&D s.f. 142,270 79,211
Office/R&D FAR 173% 167%
Retail s.f. N/A 377
3City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 Background
• General Plan Designation: Transit Mixed Use (TMU)
• Specific Plan: Lawrence Station Area Plan (LSAP)
• Zoning: MXD-I/S (Flexible Mixed-Use I/Sonora Court)
Allowed: 54 du/acre
Voluntary Density Incentives:
• LSAP Incentive Program: Up to an additional 26 du/acre incentive points • State Density Bonus
• Proposed:
1154: 92 du/acre (with 7 incentive points, plus 50% State Density Bonus) 1170: 98 du/acre (with 11 incentive points, plus 50% State Density Bonus) 4City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023
BENEFITS TO CITY
Development Agreement
BMR units – total of 46 (16% of total project)
• 10 units affordable to Very Low income Households
• 36 units affordable to Low Income Households
Additional LSAP incentives (valued at $32,000)
Pedestrian connection and improvements to Lawrence Caltrain Station
Community Benefit Fund contribution of ~$1.2M
Point of Sale for Project Construction (sales tax revenue) 5City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023
BENEFITS TO DEVELOPER
Development Agreement
Office Density Bonus
• Above 150% FAR
Additional Time to exercise permits
• 10 years with up to two, one-year extensions
No change to Impact Fees
• Except built in escalators
6City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 Site Context
Sonora Ct
•
Kifer
Rd
•
Lawrence
Expy
•
San Zeno Wy
1154 1170
1150/
1170
Kifer
1178
2022-7168
225 units
2020-7393
176 units
173 units;
142,270 s.f.
office
107 units;
79,211 s.f.
office
7City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 1154 Sonora Court: Site Plan
EVA
Driveway
Office
lobby
Resident
lobby
Usable
Open
Space
Sonora Ct
Caltrain tracks
8City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 1170 Sonora Court: Site Plan
Driveway
Office
lobby
Resi.
lobby
Sonora Ct
Proposed pedestrian
connection to
Lawrence Caltrain
Station
Retail
9City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 Tree Preservation
X X
Proposed removal of two cedar trees
1154 Sonora 1170
Sonora
10City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 1154 Site: Rendering from Sonora Ct (West)
Brick veneer
Roof overhang
with composite
wood soffit
Random batten
siding
Glazing
11City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 1154 Site: Rendering from Caltrain tracks (South)
Usable
open area
12City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 1170 Site: Rendering from Sonora Ct (North)
Entrance LobbyBrick Veneer
Dark grey
batten cement
siding
Aluminum
window
wall
Tan painted lap cement siding
Walkway
to Caltrain
Station
13City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 1170 Site: Pedestrian Connection
Retail
space
14City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 1170 Site: Rendering from Caltrain tracks (South)
Perforated metal screen Dark grey batten cement siding
Caltrain tracks
15City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 State Density Bonus Waivers and Incentives
Required 1154 Sonora 1170 Sonora
WAIVERS
Landscaping strip
strip from inside public
sidewalk
15’ 4’ 4’
Distance of trash
enclosure from units
150 feet max. Not met for 36
units (21%)
Not met for 28
units (26%)
Landscape area 20% min. 18.5% 12.5%
INCENTIVE/CONCESSION
Allowable office FAR 150% max. (w/DA) 173% 167%
16City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 Planning Commission- November 13, 2023
Alternative 1, 2 and 3
1. Make the Determination required by Resolution No. 371-81 for DA
2. Make the required findings to approve the CEQA determination and approve the SDPs and Vesting Tentative Parcel Maps.
3. Introduction of an Ordinance Approving and Adopting a DA between the City of Sunnyvale and SKS Partners.
17City of Sunnyvale – 1154 &1170 Sonora Ct– November 2023 Staff Recommendation
Alternatives 1 and 2
1. Make the required findings to approve the CEQA determination and approve the Special Development Permits and Vesting Tentative Parcel Maps.
2. Introduction of an Ordinance Approving and Adopting a Development Agreement between the City of Sunnyvale and SKS Partners.