REPORT TO THE ZONING ADMINISTRATOR
SUBJECT
Title
Proposed Project:
VARIANCE: to allow 62% front yard impervious surface and uncovered parking, where a maximum of 50% is permitted.
Location: 1688 Samedra Street (APN: 320-17-038)
File #: PLNG-2025-0028
Zoning: R-1 (Low Density Residential)
Applicant / Owner: Larry Yu (applicant and owner)
Environmental Review: Class 1 Categorical Exemption relieves this project from the California Environmental Quality Act (CEQA) provisions.
Project Planner: Momo Ishijima, 408-730-7532, mishijima@sunnyvale.ca.gov
Report
BACKGROUND
Description of Proposed Project
The applicant seeks a Variance approval for a deviation from Sunnyvale Municipal Code (SMC) Section 19.32.060 to allow 62% impervious surface to be located within a front yard, where the requirement is maximum 50% permitted, and SMC Section 19.46.040(a) which limits up to 50% of the front yard to be used for vehicle uncovered parking.
See Attachment 1 for a map of the vicinity and mailing area for notices.
Previous Actions on the Site
Design Review application (#2019-7038) for a 1,467-square foot addition in the rear was approved by staff on March 11, 2019. Short-Term Rental application (#2022-7365) was approved by staff on June 15, 2022. On November 5, 2024, a Neighborhood Preservation complaint (#NP-2024-1899) was opened for the subject site for paving more than 50 percent. The subject Variance application was filed in response to the NP case.
ENVIRONMENTAL REVIEW
A Class 1 Categorical Exemption relieves this project from CEQA provisions. Class 1 consists of minor alterations to existing structures including paving of driveways.
DISCUSSION
Site Layout
The project site is located on the east side of Samedra Street between Helena Drive and Homestead Road. The property is located 100 feet north of the intersection of Samedra Street and Homestead Road, and 300 feet from Homestead High School which is located on Homestead Road. The project site is surrounded by single-family residences all around and zoned R-1 (Low Density Residential). Most of the original homes in this neighborhood were constructed on standard sized lots with 20-foot front yard setbacks and rolled street curbs.
The subject property is 9,750 square feet in size and is currently developed with a 2,973-square foot one-story, single-family home and a 624-square foot detached garage. The home was originally built in 1952 in the Ranch style with all homes on Samedra Street having rolled curbs adjacent to monolithic sidewalks. The lot is 75 feet wide and 131 feet in length. There is a 10-foot wide driveway along the right side of the house connecting to a impervious area in front of the detached garage in the rear.
Development Standards
SMC Section 19.32.060 limits the amount of impervious surface in the front yard to 50%, with pervious material/landscaping in the remaining areas. SMC Section 19.46.040(a) limits the amount of parking in the front yard to 50%. Limiting the amount of impervious surface and parking in the front yard provides aesthetic and environmental benefits (groundwater recharge).
The front yard is defined as the front setback (20 feet) multiplied by the width of the lot (75 feet) which is 1,500 square feet. The existing front yard consists of 62% (927 square feet) impervious surface, including recently installed impervious pavers and the original driveway for the purposes of parking. Therefore, a Variance is required to deviate from the impervious surface and front yard parking requirements.
Applicant’s Variance Justifications: The applicant has provided the following justifications to support the Variance request (see Attachment 5):
• Students of Homestead High School are parking on Samedra Street depriving the applicant from securing off-street parking in front of the home.
• Allowing the Variance request will allow more on-site parking and alleviate the parking crisis, traffic jam, improve visibility, and provide a safer street.
• Maintains a safe, functional, and harmonious community as it will benefit the area with better parking, less traffic, and safer streets.
The applicant has submitted a complaint to Department of Public Works, Transportation and Traffic Division on January 15, 2025. The complaint states that due to bicycle lane implementation and removal of on-street parking on South Mary Avenue and Homestead Road, individuals attending or visiting Homestead High School are now parking on Samedra Street. The applicant’s property is the second house from Homestead Road. A copy of the correspondence is attached to this report (see Attachment 6).
Variance Findings: Staff is not able to make the findings for this Variance request (see Attachment 3). There is no exceptional or extraordinary circumstance or condition applicable to the property, or use. Granting of the Variance request also sets a precedent or granting of special privileges not enjoyed by other surrounding properties.
The subject site is a 9,750-square foot standard, rectangular shaped lot. As currently paved a total of eight vehicles can be parked on-site, including six on paved surfaces and two inside the garage. SMC Section 19.46.050(a) requires a minimum total of four parking spaces for single-family properties, including two uncovered/driveway spaces and two covered/garage spaces. Therefore, the site contains four more parking spaces than required.
Staff has encouraged the applicant to remove 117 square feet of impervious surface, which would allow compliance with development standards and would still retain the ability to park eight vehicles on-site.
PUBLIC CONTACT
86 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 recommended Finding in Attachment 2 and recommended Conditions in Attachment 3.
2. Approve the Variance with modifications.
3. Deny the Variance Permit.
RECOMMENDATION
Recommendation
Alternative 3. Deny the Variance Permit.
Staff
Prepared by: Momo Ishijima, 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. Variance Justifications by the Applicant
6. Applicant Complaint to Department of Public Works