ACCESSORY UTILITY BUILDINGS (SHEDS)
The Sunnyvale Municipal Code uses the term "accessory utility building" to describe several types of structures other than the main house on a single family residential property. An Accessory Utility Building is defined as:
"A detached, subordinate structure, with or without a foundation, the use of which is incidental to that of the main building on the same lot or to the use of the land, which is or has been designed for, devoted, or intended for use as a garage, carport, workshop, greenhouse, gazebo, animal shelter, playhouse, tool shed, storage shed, or other similar use but does not include structures designed for, devoted to, or intended for human occupancy."
For simplicity, this section will refer to all accessory utility buildings as "sheds". The area of a shed is calculated by measuring the area of the outside walls. The height of a shed is measured from the highest point of the utility building to the finished grade (ground level) within five feet of the utility building, or within five feet of the main building, whichever is less.
GENERAL REQUIREMENTS
The size and height of the accessory structure determines where it may be placed on the property. If the shed meets the following requirements, no planning permit is necessary unless otherwise noted.
Sheds attached to the house and that extend into the side yard setback
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If there is no more than one shed per side yard.
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If the length of the shed does not exceed 20% of the length of the wall of the principal structure to which it is attached (or adjacent).
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Shall not exceed 40% total lot coverage or 25% coverage of the required rear yard area, unless allowed through a Miscellaneous Plan Permit.
Sheds 120 sq. ft. or less and no more than 6’ 6" in height
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If a detached structure, the shed must be 2 ft. from any other building, as measured from the closest point.
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If located on a corner lot, the shed shall be screened to the highest point if it is adjacent to the longest street frontage.
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If used to house pool or spa equipment, the setback requirements for the zoning district must be met.
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Shall not exceed 40% total lot coverage or 25% coverage of the required rear yard area, unless allowed through a Miscellaneous Plan Permit.
Sheds 120 sq. ft. or less and greater than 6’ 6" in height
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The structure shall meet all zoning district standards, including setbacks and lot coverage.
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The structure shall not exceed 15 ft. in height, unless otherwise approved through a Variance.
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A Miscellaneous Plan Permit is required if the shed is located closer than 10 ft. to the rear property line or the total lot coverage limitation of 40% is exceeded. As a policy, for each foot in height over 6’6" there should be an additional 3 ft. setback from the rear property line.
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All other deviations from zoning standards are required to go through a Variance process.
Sheds greater than 120 sq. ft. and no more than 450 sq. ft.
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The structure shall meet all zoning district standards, including setbacks and lot coverage.
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The structure shall not exceed 15 ft. in height, unless otherwise approved through a Variance.
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A minimum distance of 10 ft. must be maintained between the storage shed and the house or any other building. This distance can be reduced to 5 ft. if there are no windows closer than 10 ft. from each other or the shed is a carport without walls.
Sheds greater than 450 sq. ft.
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The shed must be approved through a Use Permit process.
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The structure shall meet all zoning district standards, including setbacks, lot coverage and building height.
Sheds greater than 800 sq. ft.
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All sheds in this category must be approved through a Variance.
ADDITIONAL REQUIREMENTS
The following are additional requirements for sheds.
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If the total floor area of all accessory utility buildings exceeds 450 square feet, the property owner must maintain covered parking on the property for at least 2 cars.
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Accessory structures in the front yard must be approved through a Use Permit process.
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The combined total of all accessory utility buildings on a lot cannot exceed 800 square feet unless approved by a Variance.
ADDITIONAL PERMITS
The Building Safety Division issues building permits are required for structures greater than 120 square feet. All patio covers, gazebos and detached garages require a building permit regardless of size. Structures used as storage sheds, playhouses and similar uses that are less than 120 square feet do not require a building permit.
QUESTIONS?
Call or visit the One-Stop Permit Center at City Hall. Planners are available to assist you between the hours of 8 a.m. to 12 p.m. and 1 p.m. to 5 p.m.
This handout is intended to be a general description of accessory living units. For specific information, consult Sunnyvale Municipal Code Section 19.68.040.