REPORT TO HISTORIC PRESERVATION COMMITTEE
SUBJECT
Title
Proposed Project:
RESOURCE ALTERATION PERMIT: to modify the existing historic resource with the development of four three-story townhomes in the rear and the retention of a 960-square foot single family house.
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: Alteration of a Heritage Resource
Staff Recommendation: Approve the Resource Alteration Permit based on the Findings in Attachment 2 and subject to the Conditions of Approval in Attachment 3.
PROJECT DESCRIPTION
The proposed project is redevelopment of a 0.26-acre site with a three-story four-unit townhouse development, and retain the existing 960-square foot single-family home.
434 Crescent Avenue is listed as a heritage resource on Sunnyvale’s Heritage Resource Inventory. The associated entitlements are a Special Development Permit and Tentative Map (PLNG-2024-0719), which will be considered by the Planning Commission tentatively scheduled for May 26, 2026.
Sunnyvale Municipal Code (SMC) Section 19.96.030(g) states that the Heritage Preservation Commission (HPC) is required to review all applications for permits regarding heritage resources that involve changing use, exterior alteration, or demolition. All related environmental documentation shall also be reviewed. Therefore, the HPC’s role in the project is to make a decision on the proposed development and the construction of four new townhomes. The Planning Commission will make a decision on the overall townhome project with retention of the heritage resource.
See Attachment 1 for a map of the vicinity and mailing area for notices and Attachment 4 for the proposed project plans.
The Historical Resource Evaluation conducted by Page and Turnbull (Attachment 5) provides an overview of the historic qualities of the project site including the house. Attached to the Historic Resource Evaluation report are Primary Record for the State of California Department of Parks and Recreation (DPR) 523 forms that provide detailed architectural descriptions, historical background and context, and historic evaluations. The following staff report sections provide brief highlights from the DPR documents and other supplemental reports provided by the applicant.
BACKGROUND
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 of wood siding and trim, repair of existing windows with replacement of broken glass, 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.
EXISTING POLICY
The proposed project is consistent with the purposes of the Heritage Preservation Ordinance. Resource Alteration Permit findings are included in Attachment 2.
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.
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.
Proposal
The proposed project includes the following:
1. 434 Crescent Avenue: The project proposes to retain the existing house. The exterior building work has been completed.
2. Townhouse Development: The proposed new construction will consist of a three-story multi-family residential building that contains four townhomes. The new building will be built on the undeveloped portions of the lot behind (south of) the existing residence. The overall building mass will be oriented north-south and have a generally rectangular footprint.
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Site Layout The project site is narrow and deep measuring approximately 60 feet in width at the street frontage and 189 feet in depth. The development includes one three-story building containing four townhomes located to the south of the historic home. Access to the site is provided by a single driveway from Crescent Avenue. Two guest parking spaces are located toward the rear of the lot, while tandem parking for the existing historic home is situated between the home and the proposed townhomes. Each new unit includes a two-car garage and a recessed ground-floor entry along the west façade, with two upper residential floors above. The units also feature small, individually fenced rear yards and second-floor balconies on the east side. Architecture The house is a surviving example of the bungalows constructed as part of the Easter Gables subdivision. The approximately 960-square-foot rectangular residence, constructed by H. A. Iverson, is characterized by Craftsman-style architectural details. The primary façade features a prominent gabled portico with a curved underside and pediment, supported at its north end by paired Tuscan columns. The portico rests on a square concrete landing accessed by three steps, leading to a wood-paneled front door flanked by narrow sidelights and topped by a wood transom containing a decorative medallion. The sidelights include decorative geometric divided-lite muntin patterns. The portico is flanked on either side by an identical grouping of three tall, vertically oriented fixed windows with matching decorative geometric divided lights. These windows are set between wide wood mullions and rest above a deep wood sill, reinforcing the home’s Craftsman character and symmetry. The proposed townhouses are designed to utilize and incorporate some of the above-listed Craftsman-style architectural elements in material, colors, and form to accompany the heritage resource. However, the design distinguishes itself from the house and does not physically impact the character-defining features of the house. The new townhome buildings 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 units. 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. However, to adhere to the recommendations of the Secretary of the Interior’s Standards for Rehabilitation, Page & Turnbull recommended several modifications to improve the project’s compatibility with the historic residence. These included increasing the setback of the new townhome building from the historic home, reducing the visual prominence of upper stories, and simplifying roof forms to minimize visual competition. The proposed project incorporates these recommendations to the extent feasible. While the full 15-foot setback at all levels is not achievable due to site constraints, the design provides a graduated setback, with the third floor set back to 15 feet, thereby reducing the perceived mass and visibility of the new construction from the historic residence. In addition, the roof form of the townhomes has been simplified and designed to be compatible with, yet subordinate to, the historic structure. Specifically, the project includes the following elements: • A consistent roof form that references the historic residence while avoiding direct replication, maintaining visual harmony across the site. • Stepped setbacks between the historic home and the new construction, including approximately 10 to 11 feet on the first and second floors, and 15 feet at the third floor, to reduce bulk and massing. • Minimally sized garages and stairways maximize the physical separation between the historic residence and the townhomes at the ground level. Given these modifications to the roof form and building setbacks, the proposed design is considered visually deferential to the historic residence and consistent with the intent of the Secretary of the Interior’s Standards for Rehabilitation. Neighborhood Impacts and Compatibility The action under consideration by the Heritage Preservation Commission is a Resource Alteration Permit for modification to accept a reduced site area with the proposed development. The applicant proposes to develop four townhomes on the site, which will be reviewed by the Planning Commission for consistency with the Zoning Code. This type of redevelopment has been anticipated in the City’s General Plan and Zoning since the site was zoned to allow for medium density residences. The house will maintain a visible presence from street view and the community will continue to enjoy a heritage resource. 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. The proposed townhome buildings are three stories in height and is located within an area characterized by multi-family residential development of similar scale, making the project consistent with the surrounding neighborhood context. Furthermore, adequate setbacks and landscaping are provided around the heritage resource to preserve its setting and maintain its historic integrity. Fiscal Impact No fiscal impacts other than normal fees and taxes are expected. Public Contact 587 notices were sent to surrounding property owners and residents within 1,000 feet of the subject site in addition to standard noticing practices, including advertisement in the Mercury News and on-site posting. As of the time of staff report production, staff has not received any letters or calls from the public. ALTERNATIVES 1. Approve the Resource Alteration Permit based on the Findings in Attachment 2 and subject to the Conditions of Approval in Attachment 3. 2. Approve the Resource Alteration Permit with modified conditions. 3. Deny the Resource Alteration Permit and provide direction to staff and the applicant where changes should be made. RECOMMENDATION Recommendation Alternative 1: Approve the Resource Alteration Permit based on the Findings in Attachment 2 and subject to the Conditions of Approval in Attachment 3. Staff Prepared by: Margaret Netto, Senior Planner Approved by: Noren Caliva-Lepe, Principal Planner ATTACHMENTS 1. Vicinity and Noticing Map 2. Recommended Findings 3. Recommended Conditions of Approval 4. Site and Architectural Plans 5. Historical Evaluation by Page &Turnbull 6. Applicant’s letter 7. CEQA Findings |
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