REPORT TO COUNCIL
SUBJECT
Title
CONTINUED FROM JUNE 2, 2026
Proposed Project: Take the following Actions:
a. Find that the Proposed Actions are Exempt from the California Environmental Quality Act (CEQA) Pursuant to CEQA Guidelines Sections 15061(b)(3) and 15308;
b. Adopt a Resolution to Establish Lower Density Residential Objective Design Standards for Single-family Dwellings, Two-family Dwellings and Dual Urban Opportunity (DUO) Housing Developments, and Repeal the Single-Family Home Design Techniques;
c. Introduce an Ordinance to Amend Sunnyvale Municipal Code Title 19 (Zoning) to Amend Chapter 19.32 (Building Heights, Lot Coverages and Floor Area Ratios) and Repeal and Replace Chapter 19.80 (Design Review) to Implement the Lower Density Residential Design Standards, and to Amend Chapter 19.79 (Accessory Dwelling Units [ADU]) to Conform with New State ADU Laws;
d. Adopt a Resolution to Update and Adopt the Green Building Tables for 2026; and
e. Repeal City Council Policy 1.1.12 Maximum Standards for Small Lot Single-family Residential Developments.
Location: Citywide
File #: PLNG-2024-0517
Project Planner: Aastha Vashist, (408) 730-7458, avashist@sunnyvale.ca.gov
Report
REPORT IN BRIEF
The Planning Commission considered this item on April 27, 2026, and unanimously recommended approval of the staff recommendation with minor modifications.
On June 2, 2026, the City Council continued this item to the July 21, 2026, hearing due to the length of that day’s agenda and due to an interest in receiving a staff response to a recently submitted letter from a member of the public.
Two members of the public provided oral comments during the June 2, 2026 City Council hearing. One speaker requested clarification regarding public notification requirements and the available appeal processes. A second speaker questioned the purpose of the proposed design standards and expressed concerns that the standards may be overly prescriptive and could result in “cookie-cutter” home designs. Staff followed up with both speakers. The scope of the project does not include modifications to public notice or appeal procedures; however, staff is recommending changes to the thresholds (size of project) for project review. One member of the public expressed concern that she was not notified of changes to a single-family home property near hers; staff contacted the resident after the meeting and explained that it was a DUO project which, per State law, is non-discretionary with no provisions to allow community input.
During the meeting, Vice Mayor Mehlinger asked staff to provide a response to the public letter submitted on May 21, 2026, by Bronwyn Barry, Principal of Passive Homes BB. The letter raised concerns regarding the potential effects of proposed design standards, particularly those related to building articulation and second-floor design, on environmental sustainability, energy efficiency, thermal influx, seismic safety, and the ability of traditional homes to comply with the proposed standards. The letter is included in Attachment 9. A detailed response to the letter is provided in Attachment 10, with a summary of the response in the Discussion section of this report.
BACKGROUND
Due to recent changes in State housing laws prohibiting housing development projects to be reviewed against subjective standards, the City Council authorized staff to update the existing Single-Family Home Design Techniques in 2020 with more objective and measurable design standards. City hired Dahlin Group, a consulting firm that includes architects and urban designers, to assist in preparation of the design standards.
The primary purpose of the project is to replace the City’s existing subjective residential design guidelines with clear, objective, and measurable standards that provide greater predictability, consistency, and transparency for homeowners, applicants, staff, and decision-makers and which comply with state laws that require objective standards. A key goal of the standards is to maintain consistency with the established building scale and pattern of Sunnyvale’s single-family neighborhoods and minimize privacy concerns, while allowing flexibility, creativity, and a broad range of architectural and site design solutions.
The proposed standards have been developed through an extensive public process since project initiation in June 2022 and were informed by the City’s existing Single-Family Home Design Techniques, recurring concerns raised by community members through design review applications, staff experience administering residential development projects, consultant recommendations, Planning Commission feedback, and established architectural and urban design principles.
DISCUSSION
STAFF CLARIFICATIONS
Since the June 2, 2026, City Council meeting at which this item was continued, staff has incorporated the following minor clarifications and revisions to the draft Lower Density Residential Objective Design Standards (Attachment 3):
2.2.2.4. Two story Wall along Front Elevation
This standard limits uninterrupted two-story tall walls without horizontal or vertical breaks to a maximum of 25% of the front elevation length. Staff has clarified that the required break may be achieved through wall recesses or projections, material or color change, a decorative feature or entry porches. In addition, an alternative compliance provision has been included to allow deviation from this standard when consistent with the proposed architectural style.
2.2.4.1. Wall Plane Changes
The standard requires first and second floor wall plane changes along the front elevation. Staff has removed the requirement for wall plane changes along the second-floor front elevation, as the size of the second floor is naturally limited due to increased second-floor setbacks and second-to-first-floor ratio requirements. First floor wall plane changes will still be required. Wall plane changes may include patios, porches, entry features, projecting bay windows, wall projections, and wall recesses. Staff finds that this revision will make compliance more readily achievable while continuing to meet the intent of the standard.
2.1.2. and 2.8.1. Exterior Wall Materials
These standards require at least two wall colors or materials along front elevation. Staff has revised the alternative compliance section to allow a single material when it is characteristic of and consistent with the proposed architectural style.
STAFF COMMENTS
California Building Code Compliance
As discussed in staff’s written response in Attachment 10, staff finds that the proposed design standards would not adversely affect compliance with California Building Code requirements, including seismic standards and thermal performance, impede the installation of renewable energy systems, or preclude traditional residential design. The City’s sustainability and climate action objectives are advanced through the combined implementation of Green Building Program, building code requirements, and the proposed objective design standards. Collectively, these requirements support energy-efficient and sustainable development while maintaining flexibility in site planning and building design.
Overall, staff finds that these clarifications together with proposed exceptions from numerical design standards, alternative compliance provisions, increased lot coverage allowances, and higher design review thresholds provide additional flexibility for applicants. Collectively, these provisions allow applicants to accommodate larger homes, second story additions, and pursue design solutions that appropriately respond to site conditions, architectural styles, sustainability objectives, and construction considerations. Staff further finds that the proposed standards provide greater flexibility than the City’s existing guidelines while maintaining the core design objectives that residents, decision-makers, and stakeholders have consistently identified throughout the project.
SUMMARY OF COMMISSION ACTION
During the April 27, 2026, public hearing, Planning Commission commented that the design standards would help to simplify and streamline the process for staff and applicants. Planning Commissioners also asked questions about applicability for tiny homes, tree preservation, and further relaxing permit thresholds. An excerpt of the meeting minutes is in Attachment 8.
The Planning Commission voted unanimously for Alternative 2 (6-0, with Commissioner Figone absent) to approve the staff recommendation with the following modifications:
• Staff to consider updates to related design guideline documents to ensure compliance with the revised design review thresholds.
• Add clarification to images in Appendix A that architectural style images have not been reviewed for compliance with all development and design standards.
DISCUSSION
The following discussion relates to the Planning Commission recommendation.
Revisions to Eichler Design Guidelines and Taaffe-Frances Heritage Neighborhood Design Guidelines (see links in Attachment 2):
Sunnyvale maintains the Eichler Design Guidelines and Taaffe-Frances Heritage Neighborhood Design Guidelines, which apply specifically to low density homes located within those designated neighborhoods. The proposed Lower Density Residential Objective Design Standards will not apply to homes within Eichler or Taaffe-Frances neighborhoods.
Both documents include sections describing when a Design Review application is required. Planning Commission recommended updating the information in these documents for consistency with the new code changes. No modifications will be made to the actual design guidelines contained in these documents.
The Introduction section of the Eichler Design Guidelines would need to be updated to reflect revised Design Review thresholds.
The Taaffe-Frances Heritage Neighborhood Design Guidelines refer the reader to the Municipal Code zoning standards (height, setbacks, lot coverage, floor area ratio). Homes in the designated Taaffe-Frances Heritage Neighborhood are located within a Heritage Housing (HH) Combining District, which provides a different type of protection than is applied to other single-family homes. Staff recommends that the review thresholds and reviewing authorities (staff and the Heritage Preservation Commission) in the Taaffe-Frances Heritage Neighborhood Design Guidelines remain unchanged.
Per Sunnyvale Municipal Code (SMC) Section 19.80.020, the Director of Community Development may make minor additions to or deletions from the design review guidelines. Staff finds these updates modifying the Eichler Design Guidelines permit threshold information to conform with the Zoning Code amendment are minor changes and can be made by the Director.
Appendix A Images
Appendix A includes images intended solely to illustrate architectural styles. Based on Planning Commission feedback, staff has updated the Lower Density Residential Objective Design Standards document to further clarify that these images have not been reviewed for compliance with all applicable development and design standards as they are intended to show architectural style.
Staff supports the Planning Commission’s recommended modification to Appendix A and recommends adopting Alternative 1 with these changes incorporated (use link to draft document in Attachment 2, see page 40 of 52).
Effective Date
Staff notes that after the Planning Commission hearing, the resolution adopting the Lower Density Residential Objective Design Standards was revised to state that its effective date would coincide with the effective date of the ordinance amending the Zoning Code, so that all approved changes will go into effect at the same time. These edits are shown in tracked changes in the attached resolution.
PUBLIC CONTACT
Public contact was made by posting the Council meeting agenda on the City's official-notice bulletin board at City Hall, at the Sunnyvale Public Library and in the Department of Public Safety Lobby. 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.
One public comment letter was received (after the Planning Commission hearing) and is Attachment 9.
ALTERNATIVES
1. Take the following actions:
a. Find that the proposed actions are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15061(b)(3) and 15308;
b. Adopt a Resolution to Establish Lower Density Residential Objective Design Standards for Single-family Dwellings, Two-family Dwellings and Dual Urban Opportunity (DUO) Housing Developments, and Repeal the Single-Family Home Design Techniques (Attachment 3 to the report);
c. Introduce an Ordinance to Amend Sunnyvale Municipal Code Title 19 (Zoning) to Amend Chapter 19.32 (Building Heights, Lot Coverages and Floor Area Ratios) and Repeal and Replace Chapter 19.80 (Design Review) to Implement the Lower Density Residential Design Standards, and to Amend Chapter 19.79 (Accessory Dwelling Units [ADU]) to Conform with New State ADU Laws (Attachment 4 to the report);
d. Adopt a Resolution to Update and Adopt the Green Building Tables for 2026 (Attachment 5 to the report); and
e. Repeal City Council Policy 1.1.12 Maximum Standards for Small Lot Single-Family Residential Developments.
2. Alternative 1 with modifications.
3. Provide other direction.
STAFF RECOMMENDATION
Recommendation
Alternative 1: Take the following actions:
a. Find that the proposed actions are exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15061(b)(3) and 15308;
b. Adopt a Resolution to Establish Lower Density Residential Objective Design Standards for Single-family Dwellings, Two-family Dwellings and Dual Urban Opportunity (DUO) Housing Developments, and Repeal the Single-Family Home Design Techniques (Attachment 3 to the report);
c. Introduce an Ordinance to Amend Sunnyvale Municipal Code Title 19 (Zoning) to Amend Chapter 19.32 (Building Heights, Lot Coverages and Floor Area Ratios) and Repeal and Replace Chapter 19.80 (Design Review) to Implement the Lower Density Residential Design Standards, and to Amend Chapter 19.79 (Accessory Dwelling Units [ADU]) to Conform with New State ADU Laws (Attachment 4 to the report);
d. Adopt a Resolution to Update and Adopt the Green Building Tables for 2026 (Attachment 5 to the report); and
e. Repeal City Council Policy 1.1.12 Maximum Standards for Small Lot Single-Family Residential Developments.
JUSTIFICATION FOR RECOMMENDATION
Staff recommends Alternative 1, which includes updates based on Planning Commission recommendation and comments from a member of the public. While the existing Single-Family Home Design Techniques contain some objective policies, they are not sufficient to guide applicants in designing projects that align with the City’s General Plan and other policy documents intended to enhance neighborhood character. Adoption of the Objective Design Standards would provide both staff and project applicants with the necessary guidance to achieve more compatible site and building designs in Sunnyvale. The proposed standards are objective and offer flexibility by allowing designers and applicants to select from a range of options that accommodate site constraints and architectural design considerations. Additionally, staff review and updating related design guidelines would help ensure accuracy and consistency with the revised design review requirements. Once approved by the City Council, staff would make the update to Eichler Design Guidelines document to reflect the revised design review thresholds.
Levine Act
LEVINE ACT
The Levine Act (Gov. Code Section 84308) prohibits city officials from participating in certain decisions regarding licenses, permits, and other entitlements for use if the official has received a campaign contribution of more than $500 from a party, participant, or agent of a party or participant in the previous 12 months. The Levine Act is intended to prevent financial influence on decisions that affect specific, identifiable persons or participants. For more information see the Fair Political Practices Commission website: www.fppc.ca.gov/learn/pay-to-play-limits-and-prohibitions.html
An “X” in the checklist below indicates that the action being considered falls under a Levine Act category or exemption:
SUBJECT TO THE LEVINE ACT
___ Land development entitlements
___ Other permit, license, or entitlement for use
___ Contract or franchise
EXEMPT FROM THE LEVINE ACT
___ Competitively bid contract*
___ Labor or personal employment contract
___ Contract under $50,000 or non-fiscal
___ Contract between public agencies
X General policy and legislative actions
* "Competitively bid" means a contract that must be awarded to the lowest responsive and responsible bidder.
Staff
Prepared by: Aastha Vashist, Principal Planner
Reviewed by: Noren Caliva Lepe, Principal Planner
Reviewed by: Shaunn Mendrin, Planning Officer
Reviewed by: Trudi Ryan, Director of Community Development
Reviewed by: Connie Verceles, Assistant City Manager
Approved by: Tim Kirby, City Manager
ATTACHMENTS
1. Report to Planning Commission [26-0376, April 27, 2026] (without attachments)
2. Links to:
a. Project Webpage
b. Draft Lower Density Residential Objective Design Standards (June 2026)
c. Existing Design Guidelines (Single Family Home Design Techniques)
d. Council Policy 1.1.12 Maximum Standards for Small Lot Single Family Residential Developments
e. Taaffe-Frances Heritage Neighborhood Design Guidelines
f. Eichler Design Guidelines
3. Draft Resolution to Establish Lower Density Residential Objective Design Standards (updated since City Council meeting of June 2, 2026)
4. Draft Ordinance to Amend Sunnyvale Municipal Code Chapters 19.32, 19.79 and 19.80
5. Draft Resolution to Amend Green Building Program
6. Link to City Council Study Issue Paper CDD 20-01
7. Planning Commission Design Reviews from 2021 to March 2026
Additional Items for Report to Council
8. Excerpt of Final Minutes of the Planning Commission Meeting of April 27, 2026
9. Public Comment Letter
10. Response to Public Comment Letter Received on May 21, 2026
11. Draft Presentation to Council (June 2, 2026)