REPORT TO PLANNING COMMISSION
SUBJECT
Title
Proposed Project: Related applications on a 0.26-acre site:
SPECIAL DEVELOPMENT PERMIT: to construct four townhomes and associated site improvements and maintain the existing single-family home (Heritage Resource)
TENTATIVE MAP: to create five residential lots and one common lot.
Location: 434 Crescent Avenue (APN: 211-35-030)
File #: PLNG-2024-0719
Zoning: R-3/PD (Medium Density Residential/Planned Development)
Applicant / Owner: Gordon Wong, GKW Architects (applicant) /John Chao (owner)
Environmental Review: A Class 32 categorical exemption relieves this project from California Environmental Quality Act (CEQA) provisions.
Project Planner: Margaret Netto, Senior Planner, (408) 730-7628 mnetto@sunnyvale.ca.gov
Report
REPORT IN BRIEF
General Plan: Medium Density Residential
Existing Site Conditions: A one-story single-family home
Surrounding Land Uses
North: Multi-family residential (condominium development)
South: Single family home
East: Multi-family residential (condominium development)
West: Multi-family residential (condominium development)
Issues: Neighborhood Compatibility
Staff Recommendation: Find the Project Exempt from CEQA under the Class 32 Infill Exemption and Approve the Special Development Permit and Tentative Map with the Recommended Findings in Attachment 3 and Recommended Conditions of Approval in Attachment 4.
BACKGROUND
Description of Proposed Project
The proposed project is to redevelop a 0.26-acre site with a three-story four-unit townhouse development and retain the existing 960-square foot single-family home.
A Special Development Permit (SDP) is required for the development of multi-family projects in the R3/PD zoning district. A Tentative Map (TM) is required for the creation of five residential lots and one common lot. The findings required in order to grant an SDP and TM are discussed in Attachment 3.
This item was continued from the March 26, 2026, Planning Commission hearing to allow the Heritage Preservation Commission (HPC) to have a quorum to consider the project’s impacts on the historic house. On July 1, 2026, HPC approved the Resource Alteration Permit and found that the project will not negatively impact the designated Heritage Resource.
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 4 for the proposed project plans.
Previous Actions on the Site
The area was originally developed as part of the Easter Gables subdivision plotted with narrow deep lots approximately one acre in size with bungalows at the front and poultry buildings and agricultural areas in the rear. The existing house was constructed in 1930 as a Colonial Revival cottage.
434 Crescent Avenue is a locally designated Heritage Resource, first listed in the City of Sunnyvale Heritage Resources Inventory in 1979 and again in the updated Heritage Resources Inventory in 1987 and 2018. As stated in the 1987 inventory, it is one of the remaining buildings in the Easter Gables subdivision that retains its original appearance. Page & Turnbull reevaluated the subject property in July 2024. That report concluded that 434 Crescent Avenue retains eligibility for designation on the City of Sunnyvale Historic Resources Inventory.
A building permit for the historic home was issued in 2024, allowing for repair of the concrete foundation, replacement in-kind wood siding and trim, repair of existing windows, and installation of a new asphalt shingle roof. All work was completed in compliance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings, ensuring the preservation of the home’s historic character.
On July 1, 2026, the HPC considered the current project’s impact on the historic home. HPC approved the Resource Alteration Permit with a 5-0 vote (2 members absent) and found that preservation of the existing home and construction of the townhomes behind it is consistent with the heritage preservation requirements contained in SMC Chapter 19.96. No public comments were received.
EXISTING POLICY
General Plan Goals and Policies: Key goals and policies from the General Plan Land Use and Transportation Element and Housing Element which pertain to the proposed project are provided in Attachment 3.
Density: Housing types that are typical in the R-3 zoning district include townhouse style developments, apartments and small lot subdivisions. The proposed townhome development is compatible with the surrounding developments. The project complies with General Plan Policy HE-4.3, which requires new developments to build to at least 75% of the maximum zoning density. The project proposes 80% of the maximum density.
ENVIRONMENTAL REVIEW
The Class 32 Categorical Exemption relieves this project from California Environmental Quality Act (CEQA) provisions. Class 32 Categorical Exemptions include in-fill developments that are:
• Consistent with the General Plan and Zoning Ordinance;
• Within city limits on sites that are no more than five acres;
• Not on sites that include habitats for endangered, rare or threatened species;
• Not having a significant effect on traffic, noise, air quality or water quality; and
• On sites that are adequately served by utilities and public services.
The analysis in support of this determination is set forth in Attachment 9.
DISCUSSION
Present Site Conditions
The project site is located mid-block on the south side of Crescent Avenue between Manet Drive and Sunnyvale Saratoga Road, a six-lane Class I arterial street. The site is surrounded by two-story multi-family developments and a single-family home. The site is on a 11,340 square foot rectangular lot with the existing home located at the north end of the lot, close to the street frontage.
Site Layout and Architecture
The project site is narrow and deep measuring approximately 60 feet in width at the street frontage and 189 feet in depth. The proposed project includes preservation of the existing historic home at the front of the lot, and construction of four three-story townhomes behind it. Vehicular access to the site is provided by a driveway along the right property line, which is shared with the adjacent development through a private ingress/egress easement.
The historic home is characterized by Craftsman-style architectural details. The proposed townhomes are designed to utilize and incorporate Craftsman-style architectural elements in material, colors, and form to accompany the historic home. However, the townhome building has been designed to distinguish itself from the house and does not physically impact the character-defining features of the house.
The new townhome building will feature a hipped roof with gabled and clipped-gable roof projections. The buildings will be clad with horizontal Hardie board cladding in an off-white color. Windows will be single-hung wood or aluminum-clad wood true divided lite. The garage door panels will have a wood grain texture the roof will be clad with asphalt composite shingles in a dark grey color. The building’s primary façade will face west onto a wide driveway shared with a neighboring parcel. Individual units and unit entries at the west façade will be articulated through modulations in the façade plane, roofline setbacks, and the use of gabled and clipped-gabled dormers. The north facade of the proposed townhouse building will feature stepped-back volumes that are accentuated by shed-roof profiles at the first- and second-floor levels.
To further improve the project’s compatibility with the historic residence, the project includes gradual step-backs between the historic house and townhome building (varies from 10 feet on the first and second floors to 15 feet on the third floor), a simplified roof over the townhome building, and minimally-sized garages and stairways. These features visually differentiate the historic home from the townhome building and are consistent with the intent of the Secretary of the Interior’s Standards.
Development Standards
The project complies with development standards in the Sunnyvale Municipal Code, such as parking, landscaping, lot coverage, height, setbacks and solar access and meets the Sunnyvale Objective Design Standards. The Project Data Table in Attachment 2 summarizes the project's compliance with SMC development standards. No deviations are proposed.
Parking
The proposed townhomes comply with parking requirements by providing two garage spaces per unit and two unassigned surface parking spaces towards the back of the property.
The existing historic home does not currently have parking, which is a legal non-conforming condition. The proposed project improves the non-conformity by including two tandem surface parking spaces in back of the historic home.
Green Building
The project is required to achieve a minimum of 90 Build-It-Green points and exceeds this requirement by providing 121 points.
Tree Preservation
A tree survey was prepared for the project, and staff conducted a site visit with the City Arborist. A total of eight trees were evaluated; seven are proposed for removal, and one will be retained and transplanted to the front of the historic house. Five of the eight trees qualify as “protected” under SMC Section 19.94.
Staff supports the removal of the protected trees due to conflicts with the proposed building locations and the declining health of several specimens. Protected trees are required to be replaced in accordance with the City’s Tree Replacement Standards. Conditions have been included requiring staff review of the Landscape Plan, including verification of replacement trees (see Attachment 4).
Solid Waste and Recycling Access
The project includes single-family recycling and garbage service, with individual carts to be staged on-site during trash collection. The applicant has worked with Environmental Services and Public Works Department staff to determine that the internal circulation satisfies the requirements for solid waste and recycling collection vehicles.
Tentative Map
The Tentative Map calls for subdivision of the existing lot into five residential lots and one common. The Homeowners Association (HOA) will ensure ongoing maintenance of common areas such as surface parking, private walkways, and utilities.
Easements
The development includes several easements to enable ingress/egress and emergency vehicle access, and a six-foot street easement that would be dedicated along Crescent Avenue. In addition, public utility easements, a public storm drain and sanitary sewer easement, are also provided for private utility access, storm drain access and sanitary sewer access.
FISCAL IMPACT
The project is subject to payment of traffic and park in-lieu fees to the City and school impact fees to the Sunnyvale School District as noted in the Conditions of Approval (Attachment 4). The project is not expected to have a negative fiscal impact to the City.
PUBLIC CONTACT
Neighborhood Outreach Meeting
A neighborhood outreach meeting was held on January 8, 2026, during which four members of the public expressed concerns related to building height, privacy, and construction noise. In response to these concerns, the project design was modified to reduce the overall building height from 33 feet 5 inches to approximately 31 feet. Additional design features, including recessed balconies and offset window placement, have been incorporated to minimize direct views into adjacent properties and reduce potential privacy impacts.
Planning Commission Study Session
A study session was held with the Planning Commission on March 9, 2026. At the session, Commissioners provided comments regarding the site layout and architectural design of the project. Overall, the Planning Commission expressed support for the project, noting that the applicant addressed neighborhood concerns and that the project does not request any deviations from the development standards.
Public contact was made by posting the meeting agenda on the City's official-notice bulletin board at City Hall. In addition, the agenda and this report are available at the City Hall reception desk located on the first floor of City Hall at 456 W. Olive Avenue (during normal business hours), and on the City's website.
ALTERNATIVES
1. Find the Project Exempt from CEQA under the Class 32 Infill Exemption and Approve the Special Development Permit and Tentative Map with the Recommended Findings in Attachment 3 and Recommended Conditions of Approval in Attachment 4.
2. Find the Project Exempt from CEQA under the Class 32 Infill Exemption and Approve the Special Development Permit and Tentative Map with the Recommended Findings in Attachment 3 and with modified Conditions of Approval.
3. Do not make the required findings and direct staff where changes should be made.
4. Deny the project
RECOMMENDATION
Recommendation
Alternative 1: Find the Project Exempt from CEQA under the Class 32 Infill Exemption and Approve the Special Development Permit and Tentative Map with the Recommended Findings in Attachment 3 and Recommended Conditions of Approval in Attachment 4.
JUSTIFICATION FOR RECOMMENDATION
The project provides homeownership opportunities on underutilized land within the City. The project is consistent with the R-3/PD zoning district by providing five residential units within three-story buildings, where six units maximum are allowed. The project includes preservation of the historic house at the front of the property. The design of the townhome building in back of the historic house has been designed to comply with heritage preservation requirements contained in SMC 19.96 and Secretary of Interior standards. The project complies with all development standards and Objective Design Standards and is compatible in scale and mass as other developments surrounding it.
Levine Act
LEVINE ACT
The Levine Act (Gov. Code Section 84308) prohibits city officials from participating in certain decisions regarding licenses, permits, and other entitlements for use if the official has received a campaign contribution of more than $500 from a party, participant, or agent of a party or participant in the previous 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to-play-limits-and-prohibitions.html
An “X” in the checklist below indicates that the action being considered falls under a Levine Act category or exemption:
SUBJECT TO THE LEVINE ACT
_x_ Land development entitlements
___ Other permit, license, or entitlement for use
___ Contract or franchise
EXEMPT FROM THE LEVINE ACT
___ Competitively bid contract*
___ Labor or personal employment contract
___ Contract under $50,000 or non-fiscal
___ Contract between public agencies
_ General policy and legislative actions
* "Competitively bid" means a contract that must be awarded to the lowest responsive and responsible bidder.
Staff
Prepared by: Margaret Netto, Senior Planner
Approved by: Noren Caliva-Lepe, Principal Planner
Approved by: Shaunn Mendrin, Planning Officer
ATTACHMENTS
1. Vicinity and Noticing Map
2. Project Data Table
3. Recommended Findings
4. Recommended Conditions of Approval
5. Historical Evaluation by Page &Turnbull
6. Site and Architectural Plans
7. Arborist Report prepared by Woodreeve dated October 14, 2024
8. Historical Narrative
9. CEQA Class 32 Exemption Analysis
10. Link to Heritage Preservation Commission July 1, 2026, Staff Report