REPORT TO COUNCIL
SUBJECT
Title
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
SUMMARY OF COMMISSION ACTION
The Planning Commission considered this item on April 27, 2026. No members of the public spoke on the item. The 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 and Taaffe-Frances Heritage Neighborhood Design Guidelines (see links in Attachment 2):
Sunnyvale maintains the Eichler 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 neighborhood.
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 or deletions to 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.
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 this 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 this report);
d. Adopt a Resolution to Update and Adopt the Green Building Tables for 2026 (Attachment 5 to this 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 this 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 this report);
d. Adopt a Resolution to Update and Adopt the Green Building Tables for 2026 (Attachment 5 to this report); and
e. Repeal City Council Policy 1.1.12 Maximum Standards for Small Lot Single-Family Residential Developments.
JUSTIFICATION FOR RECOMMENDATION
Staff recommend Alternative 1. 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, Senior 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 (published April 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
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 Draft Minutes of the Planning Commission Meeting of April 27, 2026
9. Public Comments