REPORT TO THE ZONING ADMINISTRATOR
SUBJECT
Title
Proposed Project:
VARIANCE: to allow a deviation from Sunnyvale Municipal Code Section 19.40.020(f) to exceed to total the maximum total area of 800 square feet allowed for all accessory structures on a parcel in a residential zone district.
Location: 696 Sheraton Drive (APN: 202-09-020)
File #: PLNG-2025-0699
Zoning: R-1/SP (Low-Density Residential/Split Zone)
Applicant / Owner: Jennifer Spana (applicant) / Fairbrae Swim Club (owner)
Environmental Review: Class 3 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions.
Project Planner: Shila Bagley, 408-730-7418, sbagley@sunnyvale.ca.gov
Report
BACKGROUND
The project site is 1.06-acre (46,175-square-foot) and is located within the Fairbrae neighborhood of Sunnyvale, a well-established mid-century modern residential area characterized by single-story, single-family homes built by Joseph Eichler in the late 1950s and early 1960s.
The lot was originally owned by Eichler Homes and developed in 1961 as a community center and swimming facility to serve the surrounding residential tracts on a club-membership basis. The property was acquired by the Fairbrae Swim and Racquet Club in 1973 and has continued to operate as a private recreational facility since that time.
The property is zoned R-1/SP (Low-Density Residential/Split Zone) and has a General Plan land use designation of Low Density Residential. Although the surrounding area is zoned for and developed with low-density residential uses, the subject property functions as an athletic and recreational facility. Despite its residential zoning, the site’s historic and continuous use as a private swim and racquet club establishes its community-serving character and distinguishes its layout and amenities from conventional residential development.
Description of Proposed Project
The applicant proposes improvements to an existing private swim club facility. As part of a broader site improvement effort currently under review through a separate Miscellaneous Planning Permit (PLNG-2024-0852), which includes multiple upgrades to the building interior and exterior, pool deck, parking areas, and accessibility features, the applicant also proposes to construct two new accessory shade structures on site.
The proposed improvements include two accessory structures: a 1,297-square-foot pergola located in the picnic area adjacent to the swimming pool, and a 457-square-foot pergola located near the tennis courts. Both structures are intended to provide permanent shade and weather protection for members and guests and are designed as fixed, non-temporary improvements covering portions of the pool deck and nearby seating areas.
A Variance is required because the total area of the proposed accessory structures would exceed the 800-square-foot maximum lot coverage allowed for accessory structures within the applicable zoning district as defined in Sunnyvale Municipal Code (SMC) Section 19.40.020(f).
See Attachment 1 for a map of the vicinity and mailing area for notices.
Previous Actions on the Site
In 1961, the City approved a Use Permit allowing development of a community center and swimming pool on a club-membership basis, along with a Variance permitting a 12-foot-tall fence in the side and rear yards and allowing 18 on-site parking spaces where 95 spaces were otherwise required. Subsequent approvals included a 1967 Miscellaneous Plan Permit (MPP) for a new storage structure, an office/locker room addition, relocation of the wading pool, and installation of a paved athletic area. In 1968, an MPP approved eight 30-foot-tall tennis court lights. In 1971, an additional MPP allowed construction of an observation deck over an accessory building, along with a 7-foot-tall fence to obstruct views from Sheraton Drive.
In 2017, the City Council approved the application of the Single-Story Combining District to 59 parcels within the Fairbrae Central West neighborhood. Three parcels, including the subject property, were excluded from the designation. Instead, the subject property was zoned R-1/SP (Single-Family Residential/Split Zone), which establishes a 40-foot setback buffer along property lines shared with homes located within the Single-Story Combining District. Within this buffer area, building height is limited to a maximum of 17 feet. See Attachment 6, Ordinance No.3124-17.
There are no active Neighborhood Preservation complaints for the subject site.
ENVIRONMENTAL REVIEW
A Class 3 Categorical Exemption (new construction or conversion of small structures involving limited numbers of new, small facilities or minor modifications to existing small structures) relieves this project from the California Environmental Quality Act (CEQA) provisions.
DISCUSSION
Site Layout
The subject property is bounded on three sides by Fremont Avenue, Hollenbeck Avenue, and Sheraton Drive. It is currently developed with a 3,602-square-foot, one-story recreational building, a lap pool, a children’s wading pool, lighted tennis courts, and surface parking areas. Site access is provided by a one-way entry driveway along the Sheraton Drive frontage, with vehicles exiting via a one-way driveway on Royal Ann Drive.
Design
The proposed canopies feature a modern design that is consistent with the contemporary architectural character of the existing buildings. The canopies are measured 14 feet nine inches in height measured from the grade and include wood posts, beams, and a wood slat wall, along with a louvered pergola design that are approximately 50 percent open at the top, allowing light and air penetration while providing shade. The beams and posts will be painted a dark charcoal color, while the wall slats and louvers will be finished in natural wood tones, creating a balanced and high-quality architectural appearance that complements the existing development. See Sheet A6.0 of Site and Architectural Plans in Attachment 4.
Development Standards
The proposed shade canopies comply with most applicable development standards in the SMC, including height, lot coverage, and required setbacks. In residential zoning districts, multiple accessory structures are allowed provided the total area does not exceed 450 square feet; areas exceeding this threshold require a Use Permit. In all cases, the combined area of accessory structures may not exceed 800 square feet.
Variance for Accessory Structure Area:
SMC Section 19.40.020(f) establishes maximum size limits for accessory structures in residential zoning districts. The applicant is requesting approval of a Variance to allow multiple accessory structures totaling approximately 1,874 square feet, which exceeds the 800-square-foot maximum permitted in single-family residential zoning districts.
The proposed accessory structures include two pergolas: a 1,297-square-foot pergola located in the picnic area adjacent to the swimming pool, and a 457-square-foot pergola located near the tennis courts. In addition, there is an existing 120-square-foot storage shed on the site that was constructed at a zero setback along the southeastern property line and currently encroaches into the public utility easement (PUE).
The subject parcel is 46,175 square feet in area and is developed with a private community athletic facility within the R-1/SP zoning district. Given the large lot size and the active recreational use of the site, permanent shade structures are necessary to support athletes, members, and spectators. Strict application of the 800-square-foot accessory structure limit would constrain the provision of reasonable amenities for this long-standing, community-serving facility. The proposed canopies would occupy approximately 3.8 percent of the lot area and are considered appropriate in scale and function relative to the site.
The proposed improvements also support broader facility rehabilitation goals, including replacing aging site infrastructure, improving member safety and accessibility, and supporting the long-term viability of the club. The shade structures would modernize the facility while maintaining compatibility with the existing recreational use. They would enhance the usability and comfort of outdoor recreation areas by providing consistent shade, reducing heat exposure, and expanding functional programming and passive recreation space.
As a condition of this application, the applicant will be required to modify the existing storage shed to remove the encroachment and fully vacate the affected PUE area. The details of this modification will be reviewed in the Building Permit application drawings. See Conditions of Approval “BP-5” in Attachment 3, Standard Requirements and Recommended Conditions of Approval.
Granting the variance would not be detrimental to public welfare or adjacent properties, as the proposed structures are open, low-profile, appropriately scaled, and located away from nearby single-family residences, thereby minimizing visual, privacy, and shading impacts. The project remains consistent with applicable building, safety, and noise regulations, and the intent of the zoning ordinance is maintained. Approval of the variance does not confer a special privilege, as similar relief could be considered for other large, community-serving properties within residential zoning districts under comparable circumstances. Therefore, staff finds the proposed variance request to be reasonable. See Attachment 2 for the required Variance Findings.
Applicant’s Variance Justifications: The applicant has provided the following justifications to support the Variance request (see Attachment 5):
• The property is zoned R-1/SP, but it is currently used as a recreational facility.
• The zoning standards are primarily intended for residential uses, not recreational facilities.
• The proposed two new canopies support and enhance the existing recreational use and building.
• The new canopies will be used exclusively in support of the facility’s operations.
PUBLIC CONTACT
75 notices were sent to surrounding property owners and residents adjacent to the subject site. Staff has received no comments on the item. In addition, the notice of the Public Hearing was published in the Sun newspaper.
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. Approve the Variance with the recommended Findings in Attachment 2 and Recommended Conditions in Attachment 3.
2. Approve the Variance with modifications.
3. Deny the Variance Permit.
RECOMMENDATION
Recommendation
Alternative 1. Approve the Variance with the recommended Findings in Attachment 2 and Recommended Conditions in Attachment 3.
Staff
Prepared by: Shila Bagley, Senior Planner
Approved by: Momoko Ishijima, Senior Planner
ATTACHMENTS
1. Vicinity and Noticing Maps
2. Recommended Findings
3. Recommended Conditions of Approval
4. Site and Architectural Plans
5. Variance Justification Form
6. Ordinance No.3124-17