City planning staff presented a study session on citywide objective design standards (ODS) intended to provide measurable, ministerial criteria for certain housing projects and streamline review under recent state laws.

Assistant Planner Alex Reyes (speaker 10) told the commission the working document is a phase‑1 baseline compiled from standards already adopted in specific and precise plans and that “the intent is to provide clear objective and measurable standards… pretty much think of, like, a checklist for developers.” Reyes said state statutes extending SB 35 and related streamlining laws (referred to in the presentation as SB 423 and earlier measures) require objective standards in some ministerial housing review processes.

Reyes said phase 1 focuses on products staff has seen most often — townhouses and multifamily projects (priority: projects of more than 10 units) — and that the phase‑1 working document will be folded into the zoning code (Title 18) when adopted. Staff also identified gaps and said the city will issue an RFP for a consultant to help fill those gaps in a later phase.

Commissioners asked how to avoid subjective terms such as “quality architectural design.” One commissioner said, “I can't quite define it, but I know when it's bad,” and staff and other commissioners discussed converting stylistic judgments into measurable controls (for example, limiting flat glass façades by width, requiring recessed areas or step‑backs, and articulating façade elements every X feet). Staff noted form‑based downtown standards and specific plans as sources for objective rules and said legal review will be required to reduce litigation risk.

Other topics included exceptions and interactions with existing code: staff noted existing code exceptions for antennas, chimneys and other rooftop elements (up to 25% above height limits), discussed how new building-code solar mandates affect rooftop treatment, and flagged ADU height and the minor‑modification process as areas for further review. Commissioners pushed for stronger objective landscaping rules (e.g., requiring mature trees or quantified planting standards) and asked whether neighboring cities could be notified earlier when projects near the border may affect Santa Clara residents.

Staff said they will return with a recommendation for adoption at the commission’s December meeting (target: December 17) and then take the item to City Council for first hearing in January; phase 2 (filling gaps and consultant work) will follow. Commissioners acknowledged a tight legal-review timeline but generally supported moving forward.