PLANNING COMMISSION STUDY SESSION
SUBJECT
Title
Proposed Project: Draft Lower Density Residential Objective Design Standards that will update and replace the existing Single-Family Home Design Techniques (City Council Study Issue CDD 20-01 and Strategic Goal Project ID HO-25)
Location: Citywide
File #: PLNG-2024-0517
Environmental Review: The action is exempt pursuant to Public Resources Code Section 21080.17 and California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3) and 15268.
Project Planner: Aastha Vashist, (408) 730-7458, avashist@sunnyvale.ca.gov
Report
REPORT IN BRIEF
The Lower Density Residential Objective Design Standards are being presented to the Planning Commission as a follow up from a previous Study Session. Staff will provide clarification on how comments have been addressed and request any additional feedback from the Planning Commission. Public comments will also be considered during the public hearing. These will be brought to the Planning Commission for a formal recommendation to City Council at later dates. Contact the Project Planner Aastha Vashist for questions or comments about the project.
BACKGROUND
On February 27, 2020, the City Council authorized an update to the 2003 Single-Family Home Design Techniques through Study Issue Paper CDD 20-01. A key goal of the update was to develop objective, measurable design standards consistent with the requirements of the Housing Accountability Act (HAA). The Dahlin Group was selected as the consultant in 2022.
On December 12, 2026, staff released a public draft of the document, titled “Lower Density Residential Objective Design Standards” for the public and Planning Commission to review which was also posted on the City’s website (see Attachment 1). On January 12, 2026, the Planning Commission held a Study Session. The Planning Commission generally liked the flexibility built into the standards and reduced thresholds for review but also expressed concern that some of the standards seem arbitrary. The Planning Commission directed staff to reconsider the definition of a neighborhood, clarify requirements for architectural styles, prohibited materials, exceptions, and update photographs in Appendix A to ensure no conflicts with standards. Staff made further refinements to the draft standards (see Attachment 2), including the following:
Neighborhood Definition
The neighborhood definition is applicable to only two design standards, including second-to-first floor ratio for two-story homes (Section 2.2.1.1), and entry door location (Section 2.2.5.5). The original neighborhood definition included dwelling units located on the same block, facing the same street, and sharing parcel lines with the subject property. The revised definition expands the neighborhood to include all parcels that have the same zoning designation and type of dwelling as the subject parcel within a 300-foot radius. This is consistent with the City’s noticing radius requirements and is less of an arbitrary definition.
Prohibited Exterior Wall Materials
To allow for more flexibility to homeowners, staff removed the following prohibited materials from the list (Section 2.2.8.1):
• Faux stone or brick
• Foam on the garage elevation
• Exterior Insulation and Finishing System (EIFS)
Exceptions from Design Standards
Staff conducted a detailed review of the exceptions and determined that exceptions below related to mass are not appropriate:
• Section 2.2.1.1 Second-to-First Floor Ratio
• Section 2.2.2.1 Ground Floor Plate Height
• Section 2.2.2.2 Second Floor Plate Height
• Section 2.2.3.2 Roof Spans
Removal of Draft Design Standards
To help streamline the review process and provide flexibility, staff has removed the following standards:
• Alternative compliance using screening trees for Second‑Floor Windows (Section 2.2.6.1) and Second‑Floor Balconies and Decks (Section 2.2.6.2)
• Appendix B, which listed recommended screening trees and plants
• Section 2.2.3.3 Maximum Heights Above Front Elevation Roof
• Section 2.2.5.4 Walkways
• Section 2.2.7.3 Additional Parking Spaces
• Section 2.2.10.3 Lighting Color
Clarifications and Corrections
In response to written comments submitted by Commissioner Galen, staff have made corrections to the definitions for Intersecting Hip or Gable Roofs and Roof Eaves. In addition, the definition of Porch has been added to the Glossary. A clarifying statement has also been included in Appendix A noting that the images are for illustrative purposes only and are intended solely to demonstrate architectural style. Staff have also incorporated local Sunnyvale examples throughout the document. While some of these examples may not fully comply with current zoning standards, they serve as useful references for future project designs.
Staff is seeking additional feedback from the Planning Commission, in preparation for the upcoming Planning Commission and City Council public hearings to adopt the design standards.
Staff
Prepared by: Aastha Vashist, Senior Planner
Reviewed by: Noren Caliva Lepe, Principal Planner
Approved by: Shaunn Mendrin, Planning Officer
ATTACHMENTS
1. Draft Lower Density Objective Design Standards, December 2025
2. Updated Draft Lower Density Objective Design Standards (with redlines), March 2026