REPORT TO COUNCIL
SUBJECT
Title
1154 Sonora Court (1154 Site)
Proposed Project: Related applications on a 1.88-acre site:
SPECIAL DEVELOPMENT PERMIT: to demolish the existing 33,055 square foot one-story industrial building and construct a seven-story mixed-use building with 173 apartments, 142,270 square feet of office/R&D space, and two levels of below-grade parking.
VESTING TENTATIVE PARCEL MAP: to allow creation of five commercial condominiums in the office/R&D space.
Location: 1154 Sonora Court (APN: 205-50-016)
File #: 2022-7270
1170 Sonora Court (1170 Site)
Proposed Project: Related applications on a 1.09-acre site:
SPECIAL DEVELOPMENT PERMIT: to demolish the existing 14,902 square foot one-story industrial building and construct a seven-story mixed-use building with 107 apartments, 79,211 square feet of office/R&D space, 377 square feet of retail space, and two levels of below-grade parking.
VESTING TENTATIVE PARCEL MAP: to allow creation of six commercial condominiums in the office/R&D space.
Location: 1170 Sonora Court (APN: 205-50-014)
File #: 2022-7271
1154 and 1170 Sonora Court
DEVELOPMENT AGREEMENT: Introduction of an Ordinance approving and adopting a Development Agreement between the City of Sunnyvale and SKS Partners.
Zoning: MXD-I/S (Flexible Mixed-Use I/Sonora Court)
Applicant / Owner: SKS Partners (applicant/developer) / A&F Properties, LLC (owner)
Environmental Review: No additional review required pursuant to California Environmental Quality Act (CEQA) Guidelines 15162 and 15168(c)(2) and (4) - environmental impacts of the project are addressed in the 2016 Lawrence Station Area Plan Environmental Impact Report (EIR - State Clearinghouse No. 2013082030) and 2021 Lawrence Station Area Plan Update/Intuitive Surgical Corporate Campus Project Subsequent Environmental Impact Report (SEIR - State Clearinghouse No. 2019012022).
Project Planner: Aastha Vashist, (408) 730-7458, avashist@sunnyvale.ca.gov
Report
SUMMARY OF COMMISSION ACTION
The Planning Commission considered this item on November 13, 2023. Two members of the public spoke in support of the project.
The Planning Commission voted 7-0 to make the Planning Commission Determination for the Development Agreement and to recommend approval of the project in accordance with staff recommendation in Alternatives 1, 2, and 3 (including updated Conditions of Approval and draft Development Agreement).
Commissioners were supportive of the project, particularly the project architecture, below grade parking, retail space, tree preservation, and new pedestrian connection between Sonora Court and Lawrence Caltrain Station at the 1170 Sonora Court site.
Staff presented the following updates at the hearing:
• Minor corrections to the text of the staff report (Attachment 23),
• A revised Attachment 3, which includes updated dates in the text of the Development Agreement and Draft Ordinance; and
• Several updates to the conditions of approval (Attachment 8 and 9), including BP-9, BP-19 and BP-29 in Attachment 8; and BP-11, BP-21, BP-31, and deletion of GC-7 in Attachment 9.
These updates were included in the Planning Commission’s recommendation and are included in this report.
See Attachment 1 (November 13, 2023, Planning Commission staff report) for a detailed discussion on the project and Attachment 22 for an excerpt of the draft minutes). Public Comment letters are provided in Attachment 21 to the report. Staff has not received additional public comments as of the date of City Council report production.
PUBLIC CONTACT
Public contact was made by posting the Council meeting agenda on the City's official-notice bulletin board at City Hall, at the Sunnyvale Public Library and in the Department of Public Safety Lobby. In addition, the agenda and this report are available at the NOVA Workforce Services 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. Make the required findings to approve the CEQA determination as pursuant to CEQA Guidelines Section 15162 and 15168(c)(2) and (4) and approve the Special Development Permits and Vesting Tentative Parcel Maps based on findings in Attachment 6 and 7 to the report and Recommended Conditions of Approval in Attachment 8 and 9 to the report.
2. Introduction of an Ordinance Approving and Adopting a Development Agreement between the City of Sunnyvale and SKS Partners (Attachment 3 to the report) and authorize the City Manager to make updates to Exhibit B of the Development Agreement to clarify which fees are subject to escalation.
3. Alternatives 1 and 2 with modifications.
4. Do not make the CEQA Findings and direct staff as to where additional environmental analysis is required.
5. Deny the Special Development Permits and Vesting Tentative Parcel Maps and provide direction to staff and the applicant on where changes should be made.
6. Do not introduce the Ordinance for the Development Agreement and provide direction to the staff and developer on desired modifications.
STAFF RECOMMENDATION
Recommendation
1. Make the required findings to approve the CEQA determination as pursuant to CEQA Guidelines Section 15162 and 15168(c)(2) and (4) and approve the Special Development Permits and Vesting Tentative Parcel Maps based on findings in Attachments 6 and 7 to the report and Recommended Conditions of Approval in Attachments 8 and 9 to the report.
2. Introduction of an Ordinance Approving and Adopting a Development Agreement between the City of Sunnyvale and SKS Partners (Attachment 3 to the report) and authorize the City Manager to make updates to Exhibit B of the Development Agreement to clarify which fees are subject to escalation.
The proposed projects further the goals and objectives of the General Plan and LSAP by providing office and high-density residential housing with a significant number of affordable units within close proximity of the Lawrence Caltrain Station. The sites are in the Transit Core West subarea of the LSAP, intended for increased development to more transit-oriented uses.
Moreover, the projects incorporate community benefits to enhance area connectivity and the pedestrian environment in accordance with the LSAP Development Incentives Program. Traffic impacts will be offset through fair share payments toward future improvements. The proposed walkway connection between Sonora Court and the Lawrence Caltrain Station aligns with LSAP’s goal of providing safe, inviting, and attractive pedestrian connections for residents, workers, and visitors within the Plan area.
The DA for higher-intensity office areas will help secure needed area improvements and financial benefits for the City. The applicant’s justifications for the requested waivers are reasonable, as they still result in well-designed projects and ensure the provision of affordable housing consistent with the framework of the California Density Bonus Law and HAA. No new significant environmental impacts would occur with the implementation of the projects, and all approved mitigation in the 2016 LSAP EIR and 2021 LSAP Update SEIR would continue to be implemented.
Staff
Prepared by: Aastha Vashist, Senior Planner
Reviewed by: George Schroeder, Principal Planner
Reviewed by: Shaunn Mendrin, Planning Officer
Reviewed by: Trudi Ryan, Director of Community Development
Reviewed by: Connie Verceles, Deputy City Manager
Approved by: Kent Steffens, City Manager
ATTACHMENTS
1. Report to Planning Commission [23-0939, November 13, 2023] (without attachments)
2. Planning Commission Findings for the Development Agreement
3. Draft Ordinance and Development Agreement
4. Noticing and Vicinity Map
5. Project Data Tables
6. Recommended findings for 1154 Sonora Ct (File no.2022-7270)
7. Recommended findings for 1170 Sonora Ct (File no.2022-7271)
8. Recommended Conditions of Approval for 1154 Sonora (File no.2022-7270) (Updated with corrections provided after Planning Commission report was published)
9. Recommended Conditions of Approval for 1170 Sonora (File no.2022-7271) (Updated with corrections provided after Planning Commission report was published)
10. Architectural and Site Plans for 1154 Sonora Ct (File no.2022-7270)
11. Architectural and Site Plans for 1170 Sonora Ct (File no.2022-7271)
12. 1154 Sonora Ct Environmental Checklist prepared by Ascent Environmental
13. 1170 Sonora Ct Environmental Checklist prepared by Ascent Environmental
14. 1154 Sonora Ct State Density Bonus Justification letter by applicant
15. 1170 Sonora Ct State Density Bonus Justification letter by applicant
16. Parking study prepared by Walker Consultants
17. Links to webpages
18. Local Transportation Analysis (LTA) prepared by Hexagon Transportation Consultants
19. TDM plan prepared by Walker Consultants
20. Letter from JPB for Lawrence Caltrain Connection
21. Public Comment Letter
Additional Attachments for Report to Council
22. Excerpt of Draft Minutes of the Planning Commission Meeting of November 13, 2023
23. Corrections to Report to Planning Commission [23-0939, November 13, 2023]