Previous Actions on the Site: There are no previous planning applications or actions related to the subject site.

The applicant requests a Variance from Sunnyvale Municipal Code (SMC) Section 19.46.060, which requires two-car garages to consist of 400 square feet with minimum parking area dimensions of 17 feet in width and 18 feet in depth. The applicant proposes to convert a portion of an existing 2-car garage into a second bathroom for the existing 3-bedroom 1-bathroom house. The existing 346.5 square foot garage would be reduced to 304.5 square feet. The parking area dimensions for one of the parking spaces would be reduced to a depth of 15.5 feet; the second parking space will continue to meet the required dimensional standards (see site and floor plans in Attachment 3).

Staff has determined that the project is categorically exempt and falls within a Class 1 Categorical Exemption – Existing Facilities. Class 1 allows for the construction of minor additions, and exterior and interior alterations.

Use: The site consists of a 3-bedroom 1-bathroom single family house. The house is 1,420.5 square feet, inclusive of 346.5 square foot garage (interior dimensions). The applicant desires to convert a portion of the garage space into a second bathroom for the house for convenience and improved functionality of the house. The garage will be reduced in overall size from 346.5 square feet to 304.5 square feet, where 400 square feet is required, and the depth will be reduced on the left side from 21.5 feet to 15.5 feet where 18 feet is required. The right side of the garage would continue to accommodate one full sized parking space with a depth of 19 feet.

The applicant, who is the property owner and resides in the house, desires to have an elderly parent live with her in the house. The house contains three bedrooms and one bathroom; the applicant believes the second bathroom is necessary to improve the functionality of the house.

Site Layout: The subject site is a cul-de-sac lot that is substandard in overall lot size and lot width. The lot is 4,872 square feet where a minimum of 6,000 square feet is required, and the lot width is 42 feet where a minimum of 45 feet is required. The subject lot is the smallest lot in the immediate neighborhood (including North, South and West Fernwood Circle - see Attachment 3, Assessor Parcel Map). The lot is of an odd shape and the house is located on an angle (see site plan and Assessor Parcel Map, Attachment 3).

The applicant proposes to add a 53 square foot second bathroom within the bedroom adjacent to the garage on the left side of the house (see the site plan in Attachment 3). The additional bathroom would occupy a portion of the existing closet in that bedroom and would utilize 42 square feet of the garage, resulting in a 304.5 square foot garage.

The depth dimension within the garage would be reduced on the left side to 15.5 feet; the depth of the right side of the garage would remain at the existing 19 feet. The garage would continue to meet the minimum 17-foot width requirement. The garage is setback 20 feet from the front property line, which allows for the two required uncovered driveway spaces.

The existing washer and dryer will be relocated inside the house within the new bathroom, and the existing water heater will be relocated to the right of the garage with the longer depth dimension. The relocated laundry facilities inside the house will alleviate some of the need for the garage storage space. Additionally, the applicant proposes to add storage areas within the rafter space of the garage (See Conditions of Approval Nos. 1 and 2, Attachment 2).

The subject house, which is located on a substandard sized lot, has a garage that currently does not comply with the total size requirement of 400 square feet. The Sunnyvale Municipal Code requires a minimum garage size of 400 square feet, and minimum parking area dimensions of 18 feet in depth and 17 feet in width. The interior garage parking space dimensions are the same as the dimensions of a full sized parking space within a residential parking lot which are 18 feet in depth and 8.5 feet in width. The dimensions of a residential parking lot compact space are 15 feet in depth and 7.5 feet in width. The proposed modification would reduce one of the two garage parking spaces to 15.5 feet by 8.5 feet, which is slightly larger than a compact parking space. The total of 400 square feet, however, is intended to accommodate storage space, water heaters, laundry facilities and other similar uses within a garage.

Although the applicant has not yet hired a contractor to design the bathroom, the applicant has researched sizes of fixtures in order to propose a small bathroom that does not utilize more of the garage space than necessary. There are building codes that require minimum clear dimensions between fixtures, but does not set forth minimum dimensions for the total bathroom area. The applicant believes that based on the existing layout of the garage, the bedroom and the closet, and in conjunction with the requirements of the Uniform Building Code, the proposed bathroom of 6 feet by 8 feet, plus a 5 square foot nook for the relocated laundry facilities, is most likely the smallest bathroom configuration possible.

Staff discussed options with the applicant other than encroaching into the existing garage to provide a second bathroom, such as the following:

• Converting additional bedroom space into a bathroom (the current proposal includes conversion of the bedroom closet);
• Adding new square footage adjacent to the subject bedroom; or
• Adding a bathroom in a different location.

The applicant believes that the bedroom, which measures 11 feet by 11 feet, would become unusable as a bedroom if the bathroom were to encroach further into that room; the current proposal does utilize the closet space for part of the bathroom.

The applicant does not desire to add on to the house at this time due to the cost relative to the size of the addition. The applicant has also expressed concern regarding the exterior appearance of a small addition in conjunction with the angled position of the house (see Applicant’s letter and justification sin Attachment 4 and photos of the existing house in Attachment 3). Additionally, based on the existing side yard setbacks, adding a bathroom onto the subject bedroom would require a Variance from required side yard setbacks.

With regard to adding a bathroom onto the house in a location which does not require a Variance for setbacks, the applicant desires the bathroom to be adjacent or in proximity to the subject bedroom. Based on the layout of the house and the layout of the rooms within the house, locating the bathroom adjacent to a different room in the house where a Variance from a setback would not be required, would be less functional and aesthetically awkward. Additionally, the applicant does not desire to incur the additional cost for an actual building addition.

The following goals and policies were considered to determine conformance with the General Plan.

The subject lot is the smallest of the lots in the immediate neighborhood. Staff believes the garage modification to permit the construction of a second bathroom will not impact the surrounding neighborhood since there will be no exterior alterations to the house. The additional bathroom will result in a reduced sized garage, but will continue to provide parking for two cars. Additionally, the site includes a driveway that meets minimum standards to accommodate the required driveway parking spaces.

In order to approve a Variance, the following findings must be made:

(a) Because of exceptional or extraordinary circumstances or conditions applicable to the property, or use, including size, shape, topography, location or surroundings, the strict application of the ordinance is found to deprive the property owner of privileges enjoyed by other properties in the vicinity and within the same zoning district.

(b) The granting of the Variance will not be materially detrimental to the public welfare or injurious to the property, improvements or uses within the immediate vicinity and within the same zoning district.

(c) Upon granting the Variance the intent and purpose of the ordinance will still be served and the recipient of the Variance will not be granted special privileges not enjoyed by other surrounding property owners within the same zoning district.

• Staff was able to make the required Findings based on the justifications for the Variance. The findings and justifications are located in Attachment 2.

As part of the review process, staff may recommend Conditions of Approval be placed on an application. These conditions clarify or modify the applicant's proposal in order to meet requirements imposed by the Municipal Code, policies and standards set forth by the General Plan, Special Plans and the City Council and other specifications that staff believes will enhance the visual character and/or add greater diversity to the City. The recommended Conditions of Approval are located in Attachment 2.

• Staff is recommending approval for this project based on the Findings (Attachment 1) and subject to the Conditions of Approval (Attachment 2).

No fiscal impact other than normal fees and taxes are expected.

Notice of the public hearing for this project was published in the Sun newspaper, posted on the site and mailed to the adjacent property owners of the project site.

The staff report for this project was posted on the City of Sunnyvale's Website and a copy of the report was provided at the Reference Section of the City of Sunnyvale's Public Library. The Administrative Hearing Agenda was posted on the City's official notice bulletin board, City of Sunnyvale's Website and recorded for SunDial.

1. Approve the Variance.
2. Approve the Variance with modifications.
3. Deny the Variance.

Alternative 1

Prepared By:
Dana Sonenberg Wolfe, 
Project Planner

Reviewed By:
Fred Bell, 
Principal Planner

Attachments: 

1. Findings
2. Conditions of Approval
3. Site Plan, Floor Plan and Photos
4. Letter and Justifications Provided by the Applicant

1. Because of exceptional or extraordinary circumstances or conditions applicable to the property, or use, including size, shape, topography, location or surroundings, the strict application of the ordinance is found to deprive the property owner or privileges enjoyed by other properties in the vicinity and within the same zoning district.

The strict application of the required garage dimensions and overall size would deprive the property owner of privileges enjoyed by other properties in the vicinity and same zoning district. The 4,872 square foot lot is smaller than the minimum required size of an R-0 zoned lot (6,000 square foot minimum), and the lot is smaller than other lots in the immediate neighborhood. The lot has an odd shape and the existing house is located on an angle. The existing 3-bedroom house has only one bathroom. The applicant desires to add a second bathroom, utilizing existing square footage of the garage and bedroom closet. The bathroom addition will result in the reduction of the size of the garage from 346.5 square feet to 304.5 (where 400 feet is required), and the reduction of the depth of one of the parking spaces from 21.5 feet to a depth of 15.5 feet (where 18 feet is required). Based on the lot size, lot shape, the location of the existing built house and the existing floor plan, the addition of a second bathroom in the desired location is reasonable to increase the functionality of the house. Adding new square footage for a bathroom in the desired or similar location would not be possible without a Variance from side yard building setbacks or without increased construction costs and modification to the exterior of the house.

2. The granting of the Variance will not be materially detrimental to the public welfare or injurious to the property, improvements or uses within the immediate vicinity and within the same zoning district.

The granting of the Variance will not be materially detrimental and will not create a parking problem, since the reduced garage size and dimensions will continue to permit the parking of two cars. One of the spaces will be reduced in depth, similar to the depth of a compact parking space, and the other space will maintain the minimum required dimensions of a full sized parking space. The washer and dryer will be located in the new bathroom to help alleviate space needed in the garage, and the applicant will modify the rafter area of the garage to provide for additional storage space. The driveway meets the minimum required dimensions to accommodate the parking of two cars as well.

3. Upon granting of the Variance, the intent and purpose of the ordinance will still be served and the recipient of the Variance will not be granted special privileges not enjoyed by other surrounding property owners within the same zoning district.

The intent and purpose of the ordinance setting forth minimum garage dimensions is to allow for the parking of two cars and to allow for storage and other necessities such as laundry facilities. The conversion of a portion of the garage will result in one full sized parking space and one reduced size parking space (which is larger than a compact parking space). Based on the lot size, the lot shape, the location of the house and the existing floor plan, it would not be possible to locate a bathroom near the desired location without a Variance from building setbacks. The additional bathroom will increase the functionality of the existing house without requiring a more intrusive Variance for building setbacks and requiring the applicant to incur additional cost due to structural changes and building additions.

Return to Attachments

1. Modify the rafter area of the garage to allow for additional storage space.
2. The washer and dryer shall be located within the house and out of the garage.
3. Obtain required Building Permits.