Sunnyvale Municipal Code Ch. 19.32 Building Heights, Lot Coverages and Floor Area Ratios

The maximum building height and maximum lot coverage of and on each lot in every zoning district shall conform with the areas, distances and percentage herein specified in the table of building height and lot coverage unless increased, decreased or modified by special provisions applicable thereto, including those in state law. Unless otherwise specified, building heights are expressed in terms of lineal feet as defined in Section 19.12.030 of this code. Floor area ratio and lot coverage is expressed in terms of percentage of net lot area.

(Prior zoning code § 19.40.010; Ord. 2731-03 § 2; Ord. 2623-99 § 1; Ord. 3258-26, 7/28/2026)

(a) Maximums. Maximum building height, lot coverage, and floor area ratio are shown in Table 19.32.020 (Building Height, Lot Coverage and Floor Area Ratio), with the following exceptions:

(1) R-1.5. In the R-1.5 zoning district, walls facing the side yards shall not exceed 12 feet in height within 12 feet of the side property lines. Second-story wall height is limited to 21 feet, exclusive of pitched roof structure.

(2) R-0, R-1, and R-2. In the R-0, R-1, and R-2 zoning districts, dwellings that exceed the maximum floor area ratio or gross floor area must be considered by the planning commission at a public hearing as described in Section 19.80.040 (Procedures and decisions). This requirement does not apply to dual urban opportunity dwelling units that are approved pursuant to Chapter 19.78.

(3) R-3, R-4 and R-5. In the R-3, R-4 and R-5 zoning districts, a height bonus of up to five feet is allowed when underground parking is included in the development. See Section 19.32.030 (Building heights—Increased—When).

(4) P-F. In the P-F zoning district, building height and lot coverage cannot exceed the maximums allowed in the most restrictive abutting zoning district. Additional setbacks, as described in Table 19.34.030 (Required Yards), are required for structures that exceed the maximum building height allowed in the most restrictive abutting zoning district.

(5) C-2 and C-3. In the C-2 and C-3 zoning districts, hotels may exceed 75 feet in height if allowed by use permit or special development permit.

(6) Special Incentives. Exceptions to maximum building height, lot coverage, and floor area ratio may be al-lowed through Chapter 19.56 (Alternative Energy Systems) and other development incentives adopted by the city council.

(7) Other Exceptions. Other exceptions described in this chapter apply.

(b) Specific Plan, Precise Plan and Other Specialized Areas. If the lot is within a combining district or specialized plan's prescribed area, the standards established for those areas override the maximums shown in Table 19.32.020. Refer to the plans referenced in Chapter 19.27 (Site and Project-Based Specific Plan Districts), Chapter 19.28 (Downtown Specific Plan District), Chapter 19.29 (Moffett Park Specific Plan District), Chapter 19.35 (Lawrence Station Area Plan District), or Chapter 19.36 (EI Camino Real Specific Plan District), for maximum allowable stories, heights in feet, lot coverages, and floor area ratios (if applicable) for lots within these respective specific plan or area plan districts.

Table 19.32.020 Building Height, Lot Coverage and Floor Area Ratio

(Prior zoning code §§ 19.32.080(e)(3), 19.40.020; Ord. 2623-99 § 1; Ord. 2650-00 § 3; Ord. 2683-01 § 4; Ord. 2690-02 § 1; Ord. 2731-03 § 2; Ord. 2744-04 § 3; Ord. 2810-06 § 5; Ord. 2875-08 § 2; Ord. 2905-09 § 8; Ord. 2908-09 § 2; Ord. 2975-12 § 1; Ord. 2984-09 § 4; Ord. 2988-12 § 16; Ord. 3038-14 § 1; Ord. 3189-22 § 8; Ord. 3258-26, 7/28/2026)

(a) Towers, spires, chimneys, machinery penthouses not exceeding 25% of the roof area on which the penthouse is located, scenery lofts, cupolas, water tanks, telecommunications facilities, wind turbines and towers, high bay test facilities, and similar architectural and utility structures, including equipment screening, and necessary mechanical appurtenances, may exceed the maximum building height in any zoning district by a maximum of 25 feet, unless otherwise permitted pursuant to Chapter 19.54 (Wireless Telecommunication Facilities) or Chapter 19.56 (Alternative Energy Systems). Provided, however, that no such architectural or utility structure, equipment screening, or necessary mechanical appurtenance shall be erected, maintained, or located between the face of the main building and any public street, nor in any required side or rear yard.

(b) Underground Parking. In the R-3, R-4 and R-5 zoning districts, multiple-family dwelling developments with underground parking may exceed the zoning district height limit by an amount equal to the depth of the underground parking, but by no more than five feet total. For example, an apartment complex with underground parking facility of six feet in depth may exceed the zoning district height limit by no more than five feet.

(Prior zoning code § 19.40.030; Ord. 2623-99 § 1; Ord. 2904-09 § 3; Ord. 2988-12 § 8; Ord. 3038-14 § 2; Ord. 3258-26, 7/28/2026)

(a) Except as otherwise provided in subsection (b), the height of buildings constructed or erected in any commercial or industrial zoning district within 75 feet of the property line of property in a single-family residential zoning district shall not exceed 20 feet in the event existing buildings on the adjacent lot are one story or 30 feet if the existing buildings are two-story or the lot is undeveloped.

(b) Single-family dwellings and townhomes constructed in any multiple-family residential zoning district adjacent to a single-family residence zoning district shall not exceed 30 feet in height within 75 feet of the property line, provided the setback requirements are met.

(Prior zoning code § 19.40.040; Ord. 2810-06 § 6; Ord. 2623-99 § 1; Ord. 3258-26, 7/28/2026)

Lot coverage regulations are not applicable within the boundaries of any off-street public parking zoning district here-tofore formed, or which hereafter may be formed, pursuant to the Sunnyvale Municipal Code, as amended, or any statute of the state of California.

(Prior zoning code § 19.40.050; Ord. 2623-99 § 1)

Not more than 50% of the required front yard of any lot within an R-0 or R-1 zoning district shall be paved with asphalt, concrete cement, or any other impervious surface, except as may be required to meet off-street parking and access requirements of this code.

(Prior zoning code § 19.40.060; Ord. 2623-99 § 1; Ord. 3258-26, 7/28/2026)

(a) The total floor area ratio of all buildings on a parcel zoned M-S or M-3 and occupied in whole or in part by the following uses shall not exceed 35%:

(1) Administrative, professional, medical and research and development offices and uses;

(2) Financial institutions, such as banks and savings and loan associations, except drive-through facilities;

(3) Plants and facilities for the assembly, compounding, manufacture, packaging, processing, repairing, or treatment of equipment, materials, merchandise or products, except for products containing explosives or propellants;

(4) Public utility buildings and service facilities, electric transmission and distribution substations, and public utility service centers;

(5) Amusement, athletic, cultural and recreational enterprises;

(6) Businesses selling merchandise or products at retail or services (such as real estate brokerage services);

(7) Hazardous materials storage facilities not governed by Section 19.22.060 or Chapter 19.82.

(b) The following are exceptions to the total floor area ratios set forth in subsection (a):

(1) Hazardous materials storage facilities governed by Section 19.22.060 or Chapter 19.82;

(2) Buildings permitted by use permits or special development permits;

(3) Temporary offices except floor area will be included for such offices in place for more than four years;

(4) Architectural design features not utilized for occupancy or storage;

(5) Bicycle Support Facilities. When showers and/or dressing rooms are provided for use by bicycle commuters, the floor area occupied by such facilities may result in an increase in total floor area ratio of up to 40% if approved through the miscellaneous plan permit process. Request for higher percentage substitutions shall be reviewed by the planning commission using the use permit or special development permit process.

(c) The floor area ratios for intensification sites are as follows:

(1) M-S (100% FAR). Parcels within the area as delineated on the zoning map are allowed a maximum 100% floor area ratio.

(2) M-S (70% FAR). Parcels within the area delineated on the zoning map, are allowed a maximum 70% floor area ratio.

(d) Commercial storage and warehouse uses are limited to 50% floor area ratio unless otherwise approved by a use permit or special development permit.

(Prior zoning code §§ 19.32.142, 19.32.145(h), 19.51.035(a)(4); Ord. 2623-99 § 1; Ord. 2655-01 § 2; Ord. 2905-09 § 9; Ord. 2975-12 § 2; Ord. 3258-26, 7/28/2026)

This section is enacted to supplement and to assist in the interpretation and administration of Table 19.32.020.

(a) In determining floor area ratio, all uses conducted on a parcel shall be considered whether or not they are conducted by the same person and whether or not they are the same kind of use. In addition, a determination of floor area ratio is an aggregate of uses within a building(s) regardless of the area of building(s) such uses occupy.

(b) In reviewing projects which exceed FAR limitations, the reviewing authority shall consider the relationship of the proposed use to other uses in the building and the potential expansion of such uses. Even if the proposed use occupies only a portion of a building(s), the reviewing authority may subject the entire parcel and buildings thereon to conditions reasonably related to the proposed use.

(c) A use permit or special development permit, if applicable, is required where the addition or expansion of use(s) subject to FAR limitations to an existing building(s) results in an FAR exceeding the maximum allowed.

(Prior zoning code § 19.32.145; Ord. 2623-99 § 1; Ord. 2733-03 § 2; Ord. 3258-26, 7/28/2026)

New construction of nonresidential building, or expansion or reconstruction of an existing nonresidential building in an ITR district shall not exceed 35% except as allowed by use permit or special development permit.

(Prior zoning code §§ 19.20.356, 19.20.358; Ord. 2623-99 § 1; Ord. 3258-26, 7/28/2026)

The city council shall be the approval authority for any new industrial development in the M-S or M-3 districts proposing an FAR in excess of that prescribed by this chapter.

(Ord. 2623-99 § 1; Ord. 2744-04 § 4; Ord. 3258-26, 7/28/2026[1])

[1]

Note: Ord. 3258-26, 7/28/2026 also repealed Section 19.32.100, FAR in downtown specific plan, derived from Ord. 2623-99. Section 19.32.110 was then renumbered to be Section 19.32.100 with no additional amendments.