Reso 6172� MCA-2002-03
CITY OF CUPERTINO
� 10300 Torre Avenue, Cupertino, California 95014
RESOLUTION NO. 6172
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING THAT THE CITY COUNCIL AMEND CHAPTERS 19.28, 19.80,
19.100 AND 14.18 OF THE CUPERTINO MUNICIl'AL CODE REGARDING
SINGLE-FAMILY RESIDENTIAL DEVELOPMENT REGULATIONS AND
REVISING THE S1NGLE-FAMILY RESIDENTIAL DESIGN GUIDELINES.
Recommendation of approval is based on Exhibit A and Exhibit B as amended.
PASSED AND ADOPTED this l Oth day of February 2003 at a Regular Meeting of the
Planning Commission of the City of Cupertino, State of California,by the following roll
call vote:
AYES: COMMISSIONERS: Chen, Saadati, Corr
NOES: COMMISSIONERS: Wong
ABSTAIN: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ATTEST: APPROVED:
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Steve Piasecki Angela Ch , Chairperson
Director of Community Development Planning Commission
G:IPlanninglPDREPORTIpcMCAreportslMCA-2002-03 PCRes.doc
EXHIBIT A
New concepts since January 13, 2003 are underlined.
MODEL ORDINANCE
AN ORDINANCE OF THE CITY OF CUPERTINO, AMENDING CHAPTERS 19.28,
19.80, 19.100 AND 14.18 OF THE CUPERTINO MUNICIPAL CODE REGARDING
SINGLE-FAMILY RESIDENTIAL DEVELOPMENT REGULATIONS.
THE CITY COUNCIL OF THE CITY OF CUPERTINO DOES ORDAIN AS
FOLLOWS:
Strike Chapter 19.28 in its entirety and replace with the following:
Chapter 19.28 SINGLE-FAMILY RESIDENTIAL (Rl) ZONES
� 19.28.010 Purposes.
19.28.020 Applicability of regulations.
19.28.030 Permitted uses.
19.28.040 Conditional uses.
19.28.050 General regulations.
19.28.060 Development regulations.
19.28.070 Development regulations—Eichler(Rl-e).
19.28.090 Landscape Requirements
19.28.100 Second Story Decks
19.28.110 Permitted yard encroachments.
19.28.120 Discretionary design approval by the Director of Community
Development.
19.28.130 Discretionary design approval by the Design Review Committee.
19.28.140 Interpretation by the Director of Community Development.
19.28.010 Purposes.
Rl Single-Family Residential Districts are intended to create,preserve and enhance areas
suitable for detached dwellings in order to:
A. Enhance the identity of residential neighborhoods;
B. Ensure provision of light, air and a reasonable level of privacy to individual
residential parcels;
C. Ensure a reasonable level of compatibility in scale of structures within residential
neighborhoods;
D. Reinforce the predominantly low-intensity setting in the community.
19.28.020 Applicability of regulations.
No building, structure or land shall be used, and no building or structure shall be
hereafter erected, structurally altered or enlarged in an R1 Single-Family Residential
District other than in conformance with the provisions of this chapter and other
applicable provisions of this title.
19.28.030 Permitted uses.
The following uses shall be permitted in the R1 Single-Family Residential District:
A. Single-family use;
B. A second dwelling unit conforming to the provisions, standards and procedures
described in Chapter 19.82, except for those second dwelling units requiring a
conditional use permit;
C. Accessory facilities and uses customarily incidental to permitted uses and
otherwise conforming with the provisions of Chapter 19.80 of this title;
D. Home occupations in accordance with the provisions of Chapter 19.92;
E. Horticulture, gardening, and growing of food products for consumption by
occupants of the site;
F. Residential care facility that is licensed by the appropriate State, County agency
or department with six or less residents, not including the provider,provider
family or staff;
G. Small-family day care home;
H. The keeping of a maximum of four adult household pets,provided that no more
than two adult dogs or cats may be kept on the site;
I. Utility facilities essential to provision of utility services to the neighborhood but
excluding business offices, construction or storage yards, maintenance facilities,
or corporation yards;
J. Large-family day care home,which meets the parking criteria contained in
Chapter 19.100 and which is at least three hundred feet from any other large-
family day care home. The Director of Community Development or his/her
designee shall administratively approve large day care homes to ensure
compliance with the paxking and proximity requirements;
K. Congregate residence with ten or less residents.
19.28.040 Conditional uses.
The following uses may be conditionally allowed in the R1 Single-Family Residential
District, subject to the issuance of a conditional use permit:
A. Issued by the Director of Community Development:
1. Temporary uses, subject to regulations established by Chapter 19.124;
2. Large-family day care home, which otherwise does not meet the criteria
for a permitted use. The conditional use permit shall be processed as
provided by Section 15.97.46(3) of the State of California Health and
Safety Code;
3. Buildings or structures which incorporate solar design features that require
variations from setbacks upon a determination by the Director that such
design feature or features will not result in privacy impacts, shadowing,
intrusive noise or other adverse impacts to the sunounding area;
4. Second dwelling units which require a conditional use permit pursuant to
Chapter 19.84;
5. Home occupations requiring a conditional use permit pursuant to Chapter
19.92 of this title.
B. Issued by the Planning Commission:
1. Two-story structures in an area designated for a one-story limitation
pursuant to Section 19.28.060 E(2) of this chapter, provided that the
Planning Commission determines that the structure or structures will not
result in privacy impacts, shadowing, or intrusive noise, odor, or other
adverse impacts to the surrounding area;
2. Group care activities with greater than six persons;
3. Residential care facility that is not required to obtain a license by the State,
County agency or department and has six or less residents,not including
the providers,provider family or staff;
4. Residential care facility that has the appropriate State, County agency or
department license and seven or greater residents, not including the
provider family or staff, is a minimum dista.nce of five hundred feet from
the property boundary of another residential care facility;
5. Residential care facility that is not required to obtain a license by the State,
County agency or department and has seven or greater residents, not
including the provider family or staff, is a minimum distance of five
hundred feet from the property boundary of another residential care
facility;
6. Congregate residence with eleven or more residents, which is a minimum
distance of one thousand feet from the boundary of another congregate
residence and has a minimum of seventy-five square feet of usable rear
yard area per occupant.
19.28.050 General regulations.
A. Lot Area Zoning Designations.
1. Minimum lot area shall correspond to the number(multiplied by one
thousand square feet) following the R1 zoning symbol. Examples are as
follows:
Zoning Symbol Number Minimum Lot Area in
. Square Feet
R1 5 5,000
R1 6 6,000
R1 7.5 7,500
R1 10 10,000
R1 20 20,000
2. Lots that have less area than required by Section 19.28.050 A(1),but not
less than five thousand square feet, may nevertheless be used as building
sites,provided that all other applicable requirements of this title are
fulfilled.
B. Lot Width. The minimum lot width shall be sixty feet measured at the front-yard
setback line, except in the R1-5 district where the minimum lot width is fifty feet.
C. Development on Slopes of Thirty Percent or Greater.
1. Site plans for all development proposals shall include topographical
information at contour intervals not to exceed ten feet. Areas where slopes
are thirty percent or greater shall be identified on the site development
plan.
2. Buildings proposed on a portion of a lot with slopes of thirty percent or
greater shall be developed in accordance with the site development and
design standards specified in Sections 19.40.050 through 19.40.140 of the
Residential Hillside ordinance, or Chapter 19.28, whichever specific
regulation is more restrictive.
3. No structuxe or improvements shall occur on slopes of thirty percent or
greater unless an exception is granted in accordance with Section
19.40.140, unless no more than five hundred square feet of development,
including grading and structures, occurs on an area with a slope of thirty
percent or greater.
D. An application for building permit filed and accepted by the City(fees paid and
control number issued) on or before�date to be determined at Citv Council
meetin may proceed with application processing under the ordinances in effect
at that time.
19.28.060 Development Regulations.
A. Lot Coverage. The maximum lot coverage shall be forty-five percent of the net lot
area.
B. Floor Area Ratio.
1. The maximum floor area ratio of all structures on a lot shall be forty-five
' percent.
2. The maximum floor area of a second story shall be thirty-five percent of
the existing or proposed first story floor area or six hundred square feet,
whichever is greater.
3. Interior building area with floor to ceiling heights greater than fifteen feet
shall be added to the second story floor area unless the house is single-
story.
C. Design Guidelines.
1. Anv new house or addition to an existin�house shall be generallv
consistent with the City's Single-Family Residential DesiQn Guidelines.
The Director of Community Development shall review new proj ects and
shall deterrnine that the following items are met prior to issuance of
building permits:
' a. The mass and bulk of the design shall be reasonably compatible
with the predominant neighborhood pattern. New construction
shall not be disproportionately larger than or out of scale with the
i neighborhood pattern in terms of building forms, roof pitches,
eave heights, ridge heights, and entry feature heights;
b. The design shall use vaulted ceilings rather than high exterior
walls to achieve higher volume interior spaces;
c. For projects with three-car garages oriented to the public right-
of-way, the wall plane of the third space shall be set back a
minimum of two feet from the wall plane of the other two spaces,
or shall incorporate a tandem space. There shall not be a three-
car wide driveway curb cut.
2. If the Director does not find that the proposal is generally consistent with
this section, than an application must be made for design approval
pursuant to Section 19.28.120.
D. Design Review.
1. Anv new two-storv house, or second-storv addition to an existin house, o
which conforms to the regulations in this chapter shall require
discretionar�esi�n approval from the Director of Communitv
Development pursuant to Section 19.28.120.
2. Any new house, or addition to an existing house, which does not conform
to one or more of the regulations in Section 19.28.060 shall require
discretionarv desi ng_approval from the Design Review Committee
pursuant to Section 19.28.130.
E. Setback--First Story(Nonaccessory Structures).
1. Front Yard. The minimum front yard setback is twenty feet; provided, that
for a curved driveway the setback shall be fifteen feet as long as there are
no more than two such fifteen-foot setbacks occurring side by side.
2. Side Yard. At least one of two side yard setbacks must be no less than ten
feet,with the other side yard setback no less than five feet, except as
follows:
a. The minimum side-yard setback for the street-side of a corner lot
' shall be twelve feet. The minimum interior side setback for a
corner lot shall be five feet.
b. The minimum side-yard setbacks for a lot with an average width
less than sixty feet measured at the front and rear setback lines
shall be five feet on each side yard.
c. The minimum side-yard setback for a garage on the street-side of
a corner lot shall be twenty feet.
3. Rear Yard. The minimum rear yard setback is twenty feet. The rear
setback may be reduced to ten feet if, after the reduction,the usable rear
yard area is at least twenty times the lot width as measured from the front
setback line.
F. Setback--Second Floor(Nonaccessory Structures).
1. The minimum front and rear setbacks are twenty-five feet.
2. The minimum side setbacks are ten feet, except as follows:
a. The minimum side setback from a street-side property line is
twelve feet.
b. The minimum side setback for a flag lot is twenty feet.
3. Setback Surcharge. An additional fifteen feet of second-story setback shall
be required.
a. The total surcharge shall be added to the front and side setbacks
in any combination, except that at least five feet shall be applied
to the second-story side setbacks.
b. In the case of a side-yard adjacent to a rear yard of another
single-family residential property,ten feet of the surcharge shall
be applied to that side.
4. The visible height of second story walls is regulated as follows:
a. Fifty percent of the total perimeter length of second story walls
shall not have exposed wall heights greater than six feet, and
shall have a minimum two-foot high overlap of the adjoining
first story roof against the second floor wall. The overlap shall be
� structural and shall be offset a minimum of four feet from the
first story exterior wall plane.
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b. All visible second story wall heights are required to have
� building wall offsets at least every twenty-four feet,with a
minimum two-foot depth and six-foot width. The offsets shall
comprise the full height of the wall plane.
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c. All second story roofs shall have a minimum of one-foot eaves.
G. Basements. '
1. The number, size and volume of lightwells, stairwells and basement
windows and doors shall be the minimum required by the Uniform
Building Code for emergency egress, light and ventilation, except as
permitted by this section.
2. Maximum size of a lightwell or stairwell for a basement:
a. Length, as measured parallel to the basement wall, may be one
foot more than the minimum width of a basement door or
window providing light, air and ventilation to the basement. In
the case of a stairwell,this regulation applies to the length of the
landing.
b. Width, as measured perpendicular between the basement wall
and the lightwell or stairwell retaining wall, shall be three feet.
c. In the case of a single-story house, one lightwell or stairwell may
have a length and width of ten feet.
3. Setbacks. No part of a basement, stairwell or lightwell retaining wall may
encroach into the following setbacks:
a. The minimum front setback shall be twenty feet;
b. The minimum side setback shall be five feet;
c. The minimum rear setback shall be ten feet.
4. No part of a basement, stairwell or lightwell retaining wall may encroach
into the drip line of a specimen tree or required privacy tree.
H. Height.
1. The maximum building height of any principal dwelling shall be twenty-
eight feet,not including fireplace chimneys, antennae or other
appurtenances.
2. The maacimum exterior wall height and building height of single-story
structures and single-story sections of two-story structures shall fit into a
building envelope defined by:
� a. A twelve-foot high vertical line measured from natural grade and
located at the side-setback line;
b. A twenty-five-degree roof line angle projected inward at the
� twelve-foot high line referenced in Section 19.28.060 H(2)(a).
c. Notwithstanding the above, a gable end of a roof may have a
maximum wall height of eighteen feet to the peak of the roof as
measured from natural grade.
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3. Areas Restricted to One Story. The City Council may prescribe that all
� buildings within a designated area be limited to one story in height(not
exceeding eighteen feet)by affixing to the R1 zoning district, the
designation"i"provided,however, that the limitation may be removed
through use permit approval, as provided in Section 19.28.040 B by the
Planning �ommission.
4. The maximum entry feature height, as measured from natural grade to the
top of the wall plate, shall be fourteen feet.
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I. Additional Site Requirements.
1. No blank single-story side walls longer than sixteen feet shall face a public
right-of-way without at least one of the following:
a. At least one offset with a minimum two-foot depth and six-foot
width; the offset shall comprise the full height of the wall plane;
� b. Window of at least thirty inches by thirty inches;
c. Entry feature leading to a door;
d. Trellis with landscape screening.
2. Accessory Buildings/Structures. Chapter 19.80 governs setbacks, coverage
and other standards for accessory structures.
3. Parking and Front-Yard Paving. Chapter 19.100 governs parking and
front-yard paving requirements.
19.28.070 Development regulations--Eichler (Rl-e).
R1-e Single-Family Residential Eichler Districts protect a consistent architectural form
throu�the establishment of district site development regulations. Regulations found in
the other sections of this chapter shall apply to properties zoned R1-e. In the event of a
conflict between other regulations in this chapter and this section, this section shall
prevail. Nothing in these regulations is intended to preclude a harmonious two-story
home or second story addition.
A. Setback--First Story. The minimum front yard setback is twenty feet.
B. Building Design Requirements.
1. Entry features facing the street shall be integrated with the roof line of
the house.
2. The maximum roof slope shall be 3:12 (rise over run).
3. Wood.or other siding material located on walls facing a public street(not
including the garage door) shall incorporate vertical grooves, up to six
inches apart.
4. The building design shall incorporate straight architectural lines, rather
than curved lines.
5. Second story building wall offsets described in Section 19.28.060 F(4)(b)
are not required for homes in the R1-e zone.
6. The first floor shall be no more than twelve inches above the existing
grade.
7. Exterior walls located adjacent to side yards shall not exceed nine feet in
height measured from the top of the floor to the top of the wall plate.
C. Privacy Protection Requirements.
1. Side and Rear Yard Facing Second Floor Windows. In addition to other
�� privacy protection requirements in Section 19.28.090, the following is
required for all second story windows:
a. Cover windows with exterior louvers to a height of six feet
above the second floor; or
b. Obscure glass to a height of six feet above the second floor; or
c. Have a window sill height of five feet minimum above the
second floor.
19.28.090 Landscape Requirements
To mitigate privacy impacts and the visual mass and bulk of new two-story homes and
additions, tree and/or shrub planting is required. The intent of this section is to provide
substantial screening within three years of the planting.
A. Applicability. This requirement shall apply to new two-story homes, second-story
decks, two-story additions, or modifications to the existing second-story decks or
existing windows on existing two-story homes that increase privacy impacts on
neighboring residents. Skylights,windows with sills more than five feet above
the finished second floor, windows with permanent, exterior louvers up to six feet
above the finished second floor, and obscured, non-openable windows may not be
required to provide privacy protection planting.
B. Privacy Planting Plan. A building permit application for a new two-story house
or a second story addition shall be accompanied by a privacy planting plan which
identifies the location, species and canopy diameter of existing and proposed trees
or shrubs. 9
1. New trees or shrubs shall be required on the applicant's property to screen
views from second-story windows. The area where planting is required is
bounded by a thirty-degree angle on each side window j amb. The trees or
shrubs shall be planted prior to issuance of a final occupancy permit.
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a. New trees or shrubs are not required to replace existing trees or
shrubs if an Internationally Certified Arborist or Licensed
Landscape Architect verifies that the existing trees/shrubs have the
characteristics of privacy planting species, subject to approval by
the Director of Community Development.
b. Affected property owner(s) may choose to allow privacy planting
, on their own property. In such cases, the applicant must plant the
privacy screening prior to issuance of a building permit.
2. Waiver. These privacy mitigation measures may be modified in any way
with a signed waiver statement from the affected property owner.
Modifications can include changes to the number of shrubs or trees, their
� species or locations.
C. Front-Yard Tree Planting. Applicants for new two-story homes and two-story
additions must plant a tree in front of new second stories in the front yard setback
area. The tree shall be 24 inch-box or larger,with a minimum height of six feet.
The Director of Community Development can waive this front-yard tree if there is
a conflict with existing mature tree canopies on-site or in the public right-of-way.
D. Species List. The Planning Division shall maintain a list of allowed privacy
planting trees and shrubs. The list shall include allowed plant species, minimum
size of trees and shrubs, expected canopy or spread size, and planting distance
between trees.
E. Covenant. The property owner shall record a covenant with the Santa Clara
County Recorders Office that requires the retention of new privacy planting, or
use of existing vegetation as privacy planting,prior to receiving a final building
inspection from the Building Division. This regulation does not apply to
situations described in Section 19.28.090 B(1)(b).
F. Maintenance. The required plants shall be maintained. Landscape planting
maintenance includes irrigation, fertilization and pruning as necessary to yield a
growth rate expected for a particular species.
G. Replacement. Where required planting is removed or dies it must be replaced
within thirty days with privacy tree(s) of similar size as the tree(s)being replaced,
unless it is determined to be infeasible by the Director of Community
Development.
19.28.100 Second Story Decks
All new or expanded second story decks with views into neighboring residential side or
rear yards are must obtain an discretionary approval in accordance with Section
19.28.120 in order to protect the privacy of adjoining properties. The goal of the
exception requirement is not to require complete visual protection but address privacy
' protection to the greatest extent while still allowing the construction and use of an
outdoor deck. This section applies to second-story decks,patios,balconies, or any other
similar unenclosed features.
A. A second-story deck or patio may encroach three feet into the front setback for the
principal dwelling.
B. The minimum side-yard setback shall be fifteen feet.
C. The minimum rear-yaxd setback shall be twenty feet.
19.28.110 Permitted yard encroachments.
A. Where a building legally constructed according to existing yard and setback
regulations at the time of construction encroaches upon present required side-yard
setbacks:
� 1. One encroaching wall may be extended along its existing building lines,
for a m�imum distance of fifteen feet, as long as the extension or addition
does not further encroach into the required setback and the height of the
� extended wall is not increased.
2. Only one such extension shall be permitted for the life of such building.
3. The extension or addition may not further encroach into any required
setback.
4. In no case may the wall plane be located closer than three feet to any
property line.
5. This section applies to the first story only and shall not be construed to
� allow the further extension of an encroachment by any building,which is
the result of the granting of a variance, either before or after such property
i become part of the City.
B. Architectural Features (not including patio covers)may extend into a required
� yard a distance not exceeding three feet; provided that no architectural feature, or
combination thereof, whether a portion of a principal or accessory structure may
extend closer than thre�feet to any property line.
19.28.120 Discretionarv design approval by the Director of Community
Develoament.
, Discretionar.��n review is required for all conforming two-storv development in the
R1 zone. The applicant shall submit a complete application to the Director of
Community Develo�ment for desi r�i approval to allow the new development.
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A. Prior to the acceptance of a design review application, the applicant shall:
1. Install stor�poles to outline the proposed building exterior walls and roof for
all two-storv development as described bv procedures developed bv the
Director of Communitv Development.
2. Install a public notice in the front vard of the subject site that is clearlv visible
from the public street.
B. Public Notice. U�on receipt of a complete application for design review, the Director
� of Community Development shall order the public notice of the received application.
The notice shall be sent bv first-class mail to all owners of record of real propert�(as
shown in the last tax assessment roll) that are adjacent to the subiect propert�
1. The notice shall contain the followin�:
a. The exact address of the propertv, if known, or the location of the
pro,pertv, if the address is not known;
b. A brief description,the content of which shall be in the sole
discretion of the Citv, of the proposed project;
c. The name and contact information for the staff person assi�ned to
the project;
d. A reduced-scale copv of the proposed plan set;
e. Reference to the application on file for particulars;
� f. A date bv which all comments concerning the project must be
submitted to the Communitv Development Department. This date
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shall be no less than fourteen calendar davs from the mailin�of the
notice;
g. A statement that any interested person or a�ent thereof,mav submit
comments concerning the proiect.
2. Compliance with the notice provisions set forth in this section shall constitute
a Qood-faith effort to.provide notice and the failure to provide notice, and the
failure of anv person to receive notice, shall not prevent the Citv from
proceeding to consider or take action with respect to an application under this
chapter•
3. Tvpo�raphical errors in the notice shall not invalidate the notice nor anv City
action related to the notice.
C. Desi�n Review Decision The Director mav approve a desi�n review application if
all of the following findin�s are made:
1. The project is consistent with the Cupertino General Plan and Title 19 of the
Cupertino Municival Code.
2. The granting of this permit will not result in detrimental or iniurious
conditions to�roperty or improvements in the vicinitv or to the public health, o
safety or welfare.
3. The proiect is e�nerally compatible with the established pattern of buildin�
forms building materials and desi�ns of homes in the neighborhood.
4. The project is Lnerallv consistent with the Citv's single-familv residential
desig.��uidelines.
5. Si�nificant adverse visual impacts as viewed from adioining properties have
been miti¢ated to the maximum extent possible.
D. Second Storv Deck Decision The Director may approve a second-storv deck
��lication if all of the followin fg mdin�s are made:
1. The deck desiQn decreases privacy impacts by minimizing the sensitive views
into adjoinin�vards to the �reatest extent possible.
2. The deck desiQn is compatible with the architectural stvle of the primarv
structure.
E. Notice of Action The Director shall render his decision in writin� statin�reasons
thereof Notice of the action shall be mailed to the applicant adiacent prouertv
' owners and anv member of the public who commented on the proiect, the Plannin�
Commission and the Citv Council.
F. Appeal Interested party may appeal the action of the Director subiect to Chapter .
19 136 except that the Desi�n Review Committee will hear the appeal.
G. Expiration A decision for approval which has not been used within one vear
followin¢the effective date thereof shall become null and void and of no effect
unless a shorter time period shall�ecifically be prescribed bv the conditions of
desi n�approval.
1. An approval shall be deemed to have been used when a complete buildinQ
permit a.pplication is submitted to the Chief Buildin�Official, and continues
to prog�ess in a diliQent manner In the event that the buildin�permit
application expires the desi�n approval shall become null and void.
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� 2. The Director of Community Development mav �'ant a sin l� e one_vear
extension withoutpublic notice and hearin�upon the receipt of a written
request justifvin�the extension.
� H. Concurrent A�plications. Notwithstandin�v provision of this chapter to the
contrar�an application for design review mav, at the discretion of the Director of
Communitv Develo.pment, be processed concurrentiv with other land use approvals.
19.28.130 Discretionary design review bv the Design Review Committee.
Where results inconsistent with the purpose and intent of this chapter result from the
' strict application of the provisions hereof exceptions to Sections 19.28.060, 19.28.070
and 19.28.090 may be granted as provided in this section.
i A. Procedures for discretionarv desi�n review bv the Desi�n Review Committee shall be
based on Section 19.28.120 except that:
, 1. The public notice shall be to all property owners within 300 feet of the subiect
propertY
0 2. Reduced-scale�lan sets mav be excluded in the notice.
3. In lieu of a date for the submittal of comments, the notice will have a date,
time and location for a public hearin�.
4. In addition to the findin�s listed in Section 19.28.120 C, the DesiQn Review
Committee must make the followin� findin�s:
a. The flexibilitv from the literal enforcement of the prescriptive
regulations in Section 19.28.060 results in a project whose desi�n is
superior to a conformin�project and improves the compatibilitv of the
! proj,ect to the established nei�hborhood pattern of building forms,
desi�ns and building materials.
B. Variation from the followin�sections of this chapter shall require a Variance pursuant
to Chapter 19.124.
1. Section 19.28.060 B(1) and B(3).
2. Section 19.28.060 D(1).
3. Section 19.28.060 F.
I 19.28.140 Interpretation by the Director of Community Development.
The Director of Community Development shall be empowered to make reasonable
interpretations of the regulations and provisions of this chapter consistent with the
legislative intent thereof. Any interested party may appeal an interpretation by the
Director of Community Development. The Planning Commission will hear the appeal.
�
Proposed text is underlined. Deleted text is struck through.
THE CITY COUNCIL OF THE CITY OF CUPERTINO DOES ORDAIN AS
FOLLOWS:
Chapter 19.80 (Accessory Buildings/Structures) is amended as follows:
19.80.030 Site development regulations.
General Regulations. Except as otherwise provided in this section, accessory buildings
shall at all times be located in conformance with requirements for principal buildings, and
shall not be located in any required front, sides, or rear yard setback area.
A. Residential and Agricultural Zones. In residential and agricultural zoning districts,
accessory buildings and structures may be located in a required interior yard,
subject to the following restrictions:
1. With respect to accessory buildings and structures (including decks and
patios)which are attached to principal dwellings, all site development
regulations, including setbacks, height anc� lot coverage regulations
applicable to principal dwellings in the applicable zone also govern
attached accessory buildings/structures except as otherwise specified
below:
a. Ground level paving, landscape features, lightwells, stairwells
leadin�to a basement, and open recreational facilities are
excluded from lot coverage regulations,
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c. �ke}Attached accessory buildings/structures shall be
structurally integrated with the principal dwelling,
d. Unenclosed patio covers may extend as close as ten feet to the
rear property line,
e. Attached recreational structures which have a floor or step height
greater than eighteen inches above any point of the adjoining
finished grade,must have a minimum setback of ten feet from
any property line,
f. In agricultural zoning districts attached accessory
buildings/structures which are used solely for agricultural uses
are not restricted as to height,provided that such
buildings/structures are of a design and height usual for that
purpose.
g. First-floor decks and patios, other than described in subsection
B 1 e of this section, may encroach to within three feet of a
property line,
h. First-floor decks and patios may encroach three feet into front-
yard setbacks,
I
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7
j. Second story decks in R1 �zoning districts are regulated by
Section 19.28.100�&A4A,
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2. With respect to detached accessory buildings/structures (including an R2
�zoning district):
a. In�R1, RHS, A and�-�-A1 zones:
i. The area of an accessory building/structure,not
including garage space, shall be limited to the gross
building area as per Section 19.84.030 D.
ii. Basements in detached accessory buildings/structures
shall count as floor area, and shall be subject to the
regulations in .
Section 19.28.060 F.
iii. Detached accessory buildings with living space shall
� conform to Chapter 19.84.
b. The maximum lot coverage is thirty percent of the useable rear
yard area;
c. The minimum distance from a principal dwelling is five feet
(measured between the eaves);
d. Small,portable storage buildings and air conditioning units less
than six feet in height, which are not attached to a building,
permanent foundation, or pad,may be located closer than five
feet to a principal dwelling,but no closer than three feet from
any property line;
e. No detached accessory building or structure shall be located less
than three feet from any property line;
f. Detached accessory buildings and structures shall be limited to a
� single story and shall not exceed a height of seven feet beginning
at a three-foot setback from rear or side property lines. The
height encompasses the entire wall plane nearest the property
line, including the roof, eaves, and any portion of the foundation
visible above the adjoining finished grade. The wall plane height
may be increased by one foot for each additional one and one-
half feet of setback(corresponding to a thirty-three-degree
angle), up to a maximum wall plane height of fifteen feet, as
depicted in the diagram attached to the ordinance codified in this
`
� title. The maximum height of construction shall not exceed
twenty feet;
g. Walls which are less than five feet to a property line may not
` have windows or if windows are installed they must be obscured
glass or have the sill height above five feet from the floor. This
requirement shall not apply to skylight or windows which face a
right-of-way or a nonresidential zoning district;
h. Detached recreational buildings/structures which have a floor or
step height greater than eighteen inches above any point at the
adjoining finished grade, must have a setback of ten feet from
any property. An affixed play structure, such as a swing or
climbing apparatus, is allowed in the setback area if it is at least
three feet from the property line and if it exceeds the heights and
� setbacks as required in subsections B2b and c of this section and
meets one of the two following conditions: It is adjacent to a
� corner property line, or, if not on a corner, the immediately
o adjacent property owner agrees to the location prior to
construction;
i. The minimum front-yard setbacks for detached accessory
buildings/structures are:
i. Twenty feet in residential zones;
� ii. Thirty feet in agricultural zones.
j. With respect to corner lots, the street-side yard setback shall be
fifteen feet, except: m•��*'�°„� ,°�� +'��r ��°°� �°+ �~�a ~�� '°��
(
; �e�e�
,
i. Twentv feet in the event that the corner lot is adj acent
to a kev lot;
ii. Twentv feet for a� e�arport.
k. In R2 and R3 � �F�� zones, in the case of an interior lot
abutting only one street, no detached accessory building or
structure, except a detached garage, may occupy the front fifty
percent of the lot area.
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' •
19.80.050 Interpretation by the Director of Community Development.
The Director of Community Development shall be empowered to make reasonable
� interpretations of the re�ulations and provisions of this chapter consistent with the
legislative intent thereof. Any interested partYmav appeal an interpretation by the
� Director of Communitv Development. The Plannin�Commission will hear the appeal.
1
1
(
►
1
�
�
� Chapter 19.100 Parking Regulations is amended as follows
19.100.010 Purpose.
� The purpose of this chapter is to regulate and to regulate parking of vehicles that are
unsightly, oversized, or are detrimental to property values or the peace and enjoyment of
neighboring property owners or residents establish regulations pertaining to the design
and number of off-street paxking spaces for land use activities located in various zoning
districts.
19.100.020 Application of regulations.
A. No vehicle may be parked, stored or kept on any parcel of land within the City of
Cupertino otherwise than in conformance with the provisions of this chapter.
B. Buildings, structures and land uses are required to provide off-street parking in
conformance with this chapter. The standards and regulations contained in this
chapter regulate off-street parking for conventional zoning districts and are
intended also as guidelines for development projects located in planned
development (P�) zones and at congregate residences and residential care
facilities.
19.100.030 Regulations for parking and keeping vehicles in various zones.
A. Vehicles Permitted in Residential Zones.
1. Front or Street Side Setback Area. Vehicles are permitted to be placed,
kept or parked in a front or street side yard setback area(as defined in
Chapter 19.08.030 of this title) or within twelve feet of a public right-of-
way in a rear yard area in all residential zones subject to the following
restrictions:
a. A maximum of four vehicles are permitted on a lot in residential
zone requiring a lot size of ten thousand square feet or less, a
maximum of six vehicles are permitted in all other residential
zones,unless a greater number is approved by the City in
conjunction with a development plan. For purposes of counting
vehicles, a camper mounted on a pickup truck is considered one
vehicle and other similarly vertically stacked components which
belong together shall be counted as a single vehicle. Horizontal
groupings shall be counted as two vehicles;
b. Any open vehicle containing trash or debris is prohibited;
c. No portion of any vehicle may overhang any public right-of-way;
d. All vehicles must be pazked on an impervious or semi-pervious
surface. Semi pervious surfaces include unit pavers, turf block,
brick natural stone or cobbles and must allow for partial
infiltration of water. Impervious surfaces include concrete,
asphalt or any other surfaces that do not allow infiltration of
water. Impervious surfaces mav not exceed fortv percent of the
front vard area. The combination of impervious and semi-
�ervious surfaces may not exceed sixtYpercent of the front vard
area. n» �,•,.�o� ,r����.e .,,.�,°a ,... ....:,,.,ronr���� �.���=°
�..�.,.�., . .. ...��....,...�.. .. ...t,..�.�
I . �. �� ,. ,.�t,o,.i;��o„-,z+e,.:,,i� c,,,.t,
.. -��-^vrzvirE-��°�
� �T�-� .�?��m°�*-�'�„ The arkin ��s surface must
r...___.r_.w_.
be contiguous and, at a minimum, encompass the outline of the
vehicle.
e. All vehicles must be currently registered;where registration is
required for legal operation and in good operating condition;
f. Except on lots with circular driveways which conform to the
provisions of this code, all vehicles parked in the front or street
� side yard setback area must be parked perpendicular to the street.
On lots with circular driveways which conform to the provisions
, of this code, all vehicles parked in the front or street side yard
setback area are limited to less than twenty feet in length, unless
� parked perpendicular to the street. Owners of vehicles made
nonconforming by the adoption of this section shall comply with
this provisio�within two years of its enactment.
2. Area Outside of Front or Street Side Setback Areas. Vehicles are
permitted to be placed,kept, or parked in any yard area, excluding those
yard areas regulated by Section 11.29.040 A1,provided a three-foot
minimum clearance is maintained to any structure.
3. Parking Within Structures. Vehicles are permitted to be placed, kept or
parked in any legal structure,provided that no more than one required
enclosed parking space is occupied by a vehicle not capable of being
propelled under its own power.
4. Non-Self-Propelled Vehicles. A maximum of two vehicles not capable of
� being propelled under their own power axe permitted to be placed, kept or
parked outside a legal structure on a lot.
5. Living or Sleeping Quarters. No vehicle shall be used for living or
sleeping quarters, except as permitted below:
a. Vehicles located in a mobilehome park and used consistent with
any City regulations applicable to mobilehome parks are
permitted;
b. Trailers, campers or recreational vehicles may be used by a bona
fide guest of a City resident for a period not to exceed seventy-
two hours where the trailer, camper or recreational vehicle is
located on the resident's property.
6. Mobilehomes. Mobilehomes, excluding travel trailers, are not permitted
within the residential zones of the City, except in a mobilehome park or as
provided by State law.
B. Vehicles Permitted in Nonresidential Zones.
1. Parking must be consistent with allowed uses in the zone. It is unlawful
for any person to place,keep or maintain or permit to be placed,kept or
maintained, any vehicle upon any lot,place or parcel of land within the
nonresidential zones of the City, except for storage, sale or business use as
permitted in such zones.
2. Construction Trailers. Trailers may be used for temporary offices on
construction sites provided that a permit is obtained from the City
Building Department after satisfactory information has been given that the
use is in compliance with the conditions of this chapter.
C. Loading and Unloading and Utility Vehicles. The provisions of this chapter are
inapplicable to active loading or unloading of any vehicle or to any public service
or utility company vehicles while in the performance of service or maintenance
work.
D. Parking on Vacant Lots. No vehicle may be parked, kept, or stored upon any
vacant or unimproved parcel within the City.
E. Other parking regulations shall be as outlined in Title 11 of the Municipal Code.
19.100.040 Regulations for off-street parking.
A. Parking Ratio and Dimension. Table 19.100.040-A defines the required number
of parking spaces by size and type for specific zoning districts and use within
zoning districts.
B. Aisle Dimensions. Aisle dimension shall be as required by standard details
adopted by the City Engineer and shown in Table 19.100.040-B.
C. Loading Areas. Loading axeas, track parking spaces, and parking spaces.-for
vehicles other than automobiles shall have ample dimensions for the particular
use and type of operation, and be designed or required by the City Engineer.
D. Planned Development Districts. The parking requirement contained in Table
19.100.040-A functions as guidelines for projects in planned development zoning
districts. Within such districts, the Planning Commission, or City Council may
approve a development plan which deviates from Table 19.100.040-A
requirements if an applicant provides a parking study which supports said
deviation.
' E. Mixed-Use Projects Where more than one of the activities specified in Table
19.100.040-A is initiated in a building or on a site not requiring review by any
committee, commission, or the City Council, the Director of Community
Development shall determine the total parking requirement based upon the
application of parking requirements for individual uses as described in Table
19.100.040-A.
F. Shared Parking.
� 1. For proposed land uses which are less than or equal to five thousand
square feet of commercial; ten thousand square feet of office and eight or
less units of residential, a special parking study will not be required if all
of the following may be demonstrated:
a. The land use consists of a shopping center, office or industrial
development which is owned or managed by a single entity;
b. The land uses are under single management and in close
proximity to each other and are served by a common parking
facility;
c. The proposed shared parking plan may be approved in
conjunction with a conditional use permit application in a
' planned development zone or via an exception for a project
which is not located in a planned development zone.
d. The parking provided either meets or exceeds the standards for
shared parking as described in Table 19.100.040-C.
� e. The shared parking plan is valid only as long as the mix of uses
and their corresponding square footage (or seats/employees for
restaurants) is the same as originally approved.
2. For all land uses not meeting the criteria set forth in subsection F1 of this
section, the Planning Commission or City Council may approve a shared
parking plan for a particular project whereby a parking space is utilized to
' serve two or more individual land uses under the following conditions:
a. The land use consists of a shopping center, office or industrial
development which is owned or managed by a single entity;
� b. The land use under single management are in close proximity to
each other and are served by a common parking facility;
� c. The applicant has submitted a detailed parking study which
9 demonstrates that the proposed use is compatible with the
proposed parking supply.
d. The proposed shared parking plan may be approved in
conjunction with a conditional use permit application in a
; planned development zone or via an exception for a project
� which is not located in a planned development zone.
G. Tandem,Valet and Other Special Parking Arrangements. Tandem, valet, and
other special forms of parking may be approved in conjunction with a conditional
use permit in a planned development zone or via an exception for a project not in
a planned development zone.
i H. Minimum Stall Dimension in Parking Structure. The minimum stall dimension for
� a standard space located in a parking garage or other enclosed parking structure
and intended for nonresidential uses is nine feet by eighteen feet. The minimum
dimensions for a similarly situated compact space are eight feet by fifteen feet six
inches.
I. Handicapped Parking. The handicapped parking requirement embodied in Section
1129 B of the California Building Code, as amended, is hereby incorporated into
this chapter by reference.
I J. Other regulations shall be as outlined in Title 11 of the Municipal Code.
K. Residential Lots Fronting on Public or Private Streets. If no on-street parking is
available, two additional off-street s���
u���� �-° �;:�a^°-,°r°a �„���� are required.
;� ..............rw.,.,.,
L. Farm Equipment. For tractors or farm equipment which are regularly parked on-
site within two hundred feet of a public street or road, such parking places shall be
screened from sight of the street.
M. Large-Family Day Care Home. A minimum of one parking space per nonresident
employee is required. This parking requirement shall be in addition to the
minimum requirements of the zoning district. The parking space may be on-street,
in front of the provider's residence. A minimum of one parking space shall be
available for child drop-off. The space shall provide direct access to the unit, not
crossing a street.
If the provider is relying on on-street parking and the roadway prohibits on-street
parking, a semi-circular driveway may be provided, subject to other provisions of
the Municipal Code.
N. Landscape Requirements. All new centers and centers with a twenty-five percent
or greater increase in floor area or a twenty-five percent or greater change in floor
area resulting from use permit or architectural and site approval within twelve
months shall be required to meet the following minimum landscape requirements;
however, the Planning Commission andlor City Council may recommend
additional landscaping.
1. Each unenclosed parking facility shall provide a minimum of interior
landscaping in accordance with the following table:
, Min. Required Size of Interior Landscaping (%of
Parking Facility(Sq. Ft.) Total Parking Facility Area)
Under 14,999 5% �
15,000-29,999 7.5%
! 30,000 plus 10%
i
2. Parking lot trees shall be planted or exist at a ratio of one tree for every
five to ten parking stalls. Only fifty percent of the trees located along the
perimeter of the parking area may count towards the required number of
trees. When considering the number of trees per parking stall, the factors
, such as size of tree and canopy size shall be considered. A parking facility
; incorporating large trees with high canopies may provide one tree for
every ten spaces whereas a parking facility with small trees would provide
one tree for every five spaces.
3. All trees shall be protected by curbing or bollards as appropriate.
4. All landscape shall be continuously maintained.
C. Bicycle Parking. Bicycle parking shall be provided in multi-family residential
developments and in commercial districts. In commercial districts,bicycle
parking shall be conveniently located and adjacent to on-site bicycle circulation
� pedestrian routes. The bicycle parking facilities shall be one of the following three
classification types:
1. Class I Facilities. These facilities are intended for long-term parking and
are intended to protect the entire bicycle or its individual components and
accessories from theft. The facility also protects the cycle from inclement
weather, including wind driven rain. The three design alternatives for
Class I facilities are as follows:
i. Bicycle Locker. A fully enclosed space accessible only by the
owner or operator of the bicycle. Bicycle lockers must be fitted
with key locking mechanisms.
� ii. Restricted Access. Class III bicycle parking facilities located
within a locked room or locked enclosure accessible only to the
�
owners and operators of the bicycle. The maximum capacity of
each restricted room shall be ten bicycles. In multiple family
residential developments, a common locked garage area with Class
II parking facilities shall be deemed restricted access provided the
garage is accessible only to the residents of the units for whom the
garage is provided.
iii. Enclosed Cages. A fully enclosed chain link enclosure for
individual bicycles,where contents are visible from the outside,
which can be locked by a user provided lock. This facility may
only be used for multiple family residential uses.
2. Class II Facilities. Intended for short term parking. A stationary object
which the user can lock the frame and both wheels with a user provided
lock. The facility shall be designed so that the lock is protected from
physical assault. A Class II facility must accept U-shaped locks and
padlocks. Class II facilities must be within constant visual range of
' persons within the adjacent building or located at street floor level.
3. Class III Facilities. Intended for short-term parking. A stationary object to
which the user may lock the frame and both wheels with a user provided
cable or chain a.nd lock.
� Spacing of the bicycle units shall be figured on a handlebar width of three
I feet, distance from bottom of wheel to top of handlebar.of three feet and
six inches and a m�imum wheel-to-wheel distance of six feet.
D. Parking Space Dimension Chart. Parking space dimensions shall be as shown in
the following table:
Table 19.100.040-A
� Land Use Zones Parking Bicycle Bicycle Standard Percent Compact
Ratio Parking Parking Dimensions Compacts Dimensions
(Gross Req. Class
Square Feet) (8)
Residential
Single-Family R1/RHS 4/DU (2 10 X 20 ea.
A1 garage + 2 (1){�}
iopen)
Single-Family R1 CR�G 2/U + 1.5 10 X 20 ea.
Cluster space for (1) (2)
each
bedroom after
first bedroom
Duplex R-2 3/DU (1-1/2 10 X 20 ea. (5)
enclosed + 1- (1) (2)
1/2 open)
Apartment R-3 2/DU (1 +40% Class I 10 X 20 ea. 33 (5)(7)
covered + 1 of units (1) (2)
I open)
I
� �ti�le-�aaa+E� R-3 2/DU +40% Class I 10 X 20 ea. 33 (5) (7)
(-�+gb-ge��} of units (1) (2)
Hiah Densitv,
Multiple-Storv
� Condominium
Public/
Quasi-Public/
Agriculture
Churches, BQ/CG 1/4 seats + (5) 33 (5)
Clubs, Lodges, 1/employee +
, Theaters 1/special-
purpose
vehicle
' Schools and BA/BQ 1/employee + (5) 33 (5)
School Offices 1/56 sq.ft.
� mutlipurpose
room +8
o visitor
spaces/school
+ 1/3 students
, at senior H.S.
� or college
level
Instructional BQ/CG 1 per 150 sq.
Studios ft. of floor
area
r Agriculture A 2 garage +2 (1) (5) 33 (5)
i open
Sanitariums BQ 1/doctor+ 1/3 (5) 33 (5)
and Rest employees +
Homes 1/6 beds
Private FP 1/4 seats + (5) 33 (5)
Recreation 1/employee
Gyms, BA/BQ 1/56 sq.ft. (5) 33 (5)
Auditoriums, floor area
' Skating Rinks used for
� without fixed seating
seats purposes +
1/employee
Commercial
Motels/Hotels/ CG 1/unit+ +5°/a of Class II (5) (7) 33 (5) (7)
Lodging 1/employee auto compact
(2) (3) parking or 100
unisize
RestauranUBar CG 1/3 seats + +5°/a of Class II (5) 33 (5)
and Nightclubs 1/employee + auto compact
� 1/36 sq.ft. of parking or 100
rianr.P flnnr UIIISIZ@
�
Restaurants CG 1/4 seats + +5% of Class II (5) 33 (5)
without 1/employee + auto compact
� Separate Bar 1/36 sq.ft. of parking or 100
dance floor unisize
Restaurant- CG 1/3 seats + +5% of Class II 33
Fast Food 1/employee auto compact
parking or 100
unisize
Specialty Foods CG 1/3 seats or +5% of Class II (5) 33 (5)
1/250 sq.ft. auto compact
whichever is parking or 100
i more unisize
Bowling Alleys CG 7/lane + +5% of Class II (5) 33 (5)
� 1/employee auto compact
parking or 100 ,
unisize
General CG 1/250 sq.ft. +5% of Class II (5) (7) 33 (5) (7)
' auto compact
j parking or 100
; unisize
Industrial
Manufacturing ML 1/450 sq.ft. +5°/a of Class I (5) 50 (4) (5)
auto compact
; parking or 100
unisize
1 Office/Prototype MUOA 1/285 sq.ft. +5% of Class I (5) 50 (4) (5)
Manufacturing auto compact
parking or 100
unisize
Office
Corporate/ CG/OP 1/285 sq.ft. +5% of Class I (5) 33 (5)
Administrative/ auto compact
� parking or 100
unisize
General Multi- CG 1/285 sq.ft. +5% of Class I (5) 33 (5)
Tenant auto compact
parking or 100
unisize
Medical and CG 1/175 sq.ft. (5) 33
Dental Office compact
or 100
unisize
Notes:
� 1. Enclosed garage. An internal area encompassing�e one or more parking
spaces measuring ten feet by twenty feet each and shall�e be
unobstructed i.e.,by walls, appliances, etc. between six inches from finished
i floor up to six feet from finished floor.
2. For ten or fewer dwelling units at least one garage space and one uncovered
parking space per dwelling unit. For eleven or greater dwelling units at least
one covered parking space and one uncovered parking space per dwelling
units is required.
3. Guest parking for motels/hotels/lodging shall use a standard nine feet by
eighteen feet stall dimension. Twenty-five percent of the required parking
' for employees and ancillary commercial space may use an eight feet by
fi$een feet six inches compact space standard.
i 4. At least fifty percent of the floor area is devoted to manufacturing, assembly
and/or warehousing.
f 5. Refer to standard details table for stall dimensions.
6. Refer to standard details table for requirements for handicapped parking.
i7. See 19.100.040H for stall dimensions in paxking structures.
8. See 19.100.0400 for description of bicycle parking classes.
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ITable 19.100.40-B
Parking Space Dimension Chart
Type of Angle In Stali Aisle Aisle Car Module, Module,
Parking Degrees Width Width Width Space Wall to Wall, Wall to Wali,
Stall (A) 1 Way 2 Way Depth 2 Way Aisle 1 Way Aisle
Aisle Aisle (C) (D) (D)
�B) �B)
Standard 0° 9.0 10.0 18.0 22.0 N/A N/A
30° 9.0 10.0 18.0 18.0 47.7 39.7
35° 9.0 10.0 18.0 18.0 49.7 41.7
40° 9.0 10.0 18.0 18.0 51.5 43.5
45° 9.0 11.5 18.0 18.0 53.0 46.5
50° 9.0 13.0 18.0 18.0 54.3 49.3
55° 9.0 14.5 18.0 18.0 55.2 51.7
4 60° 9.0 16.0 19.0 18.0 56.9 53.9
65° 9.0 17.5 20.0 18.0 58.3 55.8
70° 9.0 19.0 21.0 18.0 59.4 57.4
� 90° 9.0 N/A 25.0 18.0 61.0 N/A
Uni-Size 0° 8.5 10.0 18.0 22.0 N/A N/A
30° 8.5 10.0 18.0 18.0 44.5 36.5
35° 8.5 10.0 18.0 18.0 46.2 38.2
40° 8.5 10.0 18.0 18.0 47.7 39.7
45° 8.5 10.0 18.0 18.0 48.9 40.9
50° 8.5 10.0 18.0 18.0 49.9 41.9
55° 8.5 11.5 18.5 18.0 51.2 44.2
60° 8.5 13.0 19.0 18.0 52.2 46.2
� 65° 8.5 14.5 19.5 18.0 53.0 48.0
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90° 8.5 N/A 22.0 18.0 53.0 N/A
Compact 0° 8.0 10.0 18.0 19.0 N/A N/A
30° 8.0 10.0 18.0 15.5 43.9 36.5
35° 8.0 10.0 18.0 15.5 43.9 38.2
40° 8.0 10.0 18.0 15.5 45.6 39.7
45° 8.0 10.0 18.5 15.5 47.1 40.9
50° 8.0 11.0 19.0 15.5 48.9 41.9
55° 8.0 12.5 19.5 15.5 50.5 44.2
60° 8.0 14.0 20.0 15.5 51.8 46.2
65° 8.0 15.5 20.5 15.5 52.8 48.0
70° 8.0 17.0 21.0 15.5 53.7 49.5
90° 8.0 N/A 23.0 15.5 54.0 N/A
For handicap accessible spaces,please refer to Section 1118A.4 of 1994 Uniform
� Building Code.
For further information,please refer to th�Public Works Department Standard Detail
Sheets.
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I Table 19.100.040-C
CALCULATING SHARED PARKING FOR MIXED-USE DEVELOPMENTS
WEEKDAY WEEKEND NIGHTIME
� Land Use Daytime Evening Daytime Evening (midnight-
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(9 a.m. -4 p.m.) (6 p.m. -midnight) (9 a.m. -4 (6 p.m. - 6 a.m.)
p.m.) midnight)
OffiCe 100% 10% 10% 5% 5%
S#€isFa�/Industrial
Retail 60 90 100 70 5
Hotel 75 100 75 100 75
, Restaurant 100 100 100 100 10
Entertainment/ 40 100 80 100 10
Recreational
Instructions:
1. Determine the minimum amount of parking required for each land use as
though it were a separate use;
2. Multiply each amount by the corresponding percentage for each of the five
time periods;
3. Calculate the column total for each time period;
4. The column total with the highest value is the parking space requirement.
19.100.050 Exceptions.
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Exceptions to the parking ordinance ma�be granted as provided in this section.
A. Issued bv the DesiQn Review Committee.
'� 1. With respect to a request for a tandem garage to provide the minimum
� required enclosed parking in a residential zonin� district, the Desi�n
Review Committee mav grant an exception to allow the use of a tandem
garage for required enclosed parkin�if the subject development meets all
of the following criteria:
a. The exception will not adversely affect nei borin properties by
causing unreasonable numbers of vehicles to park on the
� nei ng borin�properties or upon public streets.
b. The tandem gara�improves the overall desi�n of the project.
2. The decision of the Design Review Committee to grant or den�an .
exception may be appealed subject to Chapter 19.136 except that the final
decision will be made bv the Planning Commission.
B. Issued bv the Planning Cominission.
, 1. With respect to all other requests for parking exceptions, the Plannin�
Commission mav�'ant an exception if the sub1ect development meets all
of the following criteria:
a. There are extraordinary conditions not egLnerallv applicable to
similar uses which justifv the exception (i.e., unusuallv hi�
percentage of the lot azea is landscaped);
. b. The exception departs from the recLuirements of this chapter to
the minimum degree necessarv to allow the project to proceed;
c. The exception will not adverselv affect neighborin�properties by
causing unreasonable numbers of vehicles to pazk on the
nei�,hborin�properties or upon public streets.
2. The decision of the Planning Commission to grant or deny an exception
may be appealed to the Citv Council subject to Chapter 19.136.
19.100.060 Interpretation 6v the Plannin�Director.
;
The Director of Communitv Development shall be empowered to make reasonable
interpretations of the regulations and provisions of this chapter consistent with the
legislative intent thereof. An interpretation bv the Director of Community Development
may be appealed b r�any interested partv. The appeal will be heard by the Planning
Commission.
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' Chapter 14.18 (Heritage and Specimen Tree)
Section 14.18.060 C is amended as follows:
� Privacy protection planting in R-1 zoning districts shall be maintained. Landscape
; planting maintenance includes irrigation, fertilization and pruning as necessary to yield a
growth rate expected for a particular species. �x"�°r°„ r�*°�*;^„ „'^„*;r^a;°� :*
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� EXHIBIT B
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Single Family Residential Design Guidelines
REVISION
I. Introduction
a. Goals and Guiding Principles of Design Guidelines
■ Create harmonious homes in scale and design.
■ Allow for continued evolution of the city's housing stock.
■ Provide a speedy development process for the applicant.
■ Provide neighbors with input to the development process.
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b. General Plan Policies
' All projects must be consistent with the City of Cupertino General
Plan policies, including:
Policy 2-15: Scale of Residential Development
Ensure that the scale and density of new residential development
and remodeling is reasonably compatible with the City's
predominant single-family residential pattern, except in areas
designated for higher density housing.
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� Policy 2-18:Privacy in Site Design
I Ensure that the site design for a residential project has private
indoor and outdoor spaces for each unit and common outdoor
recreation space.
Policy 2-19:Neighborhood Protection
Protect residential neighborhoods from noise, traffic,light and
� visually intrusive effects from more intense developments with
adequate buffering setbacks, landscaping,walls, activity
limitations, site design and other appropriate measures.
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Policy 2-20:Minimizing Privacy Intrusion
Keep the sights and sounds of the neighbors from intruding on
residents. Techniques can include greater building setbacks,wing
walls, window shutters and non-transparent glass.
c. Objective
' New homes and remodel and addition projects offer a great
� opportunity to create a design that is harmonious with and
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enhances the neighborhood. However, for this to happen one must
observe the existing neighborhood characteristics and incorporate
them into their design.
A special sensitivity must be shown in the design of two story
homes, as they have a greater visual impact on the neighborhood.
This visual impact may be greater when the two-story home is
directly adjacent to sin l� e-story homes. To reduce the impact of
new homes on the neighborhood, incorporate the scale, form and
materials f ound in the neighborhood into the design.
II. Neighborhood Compatibility
Objective
■ To soften the transition between existing single story neighborhoods
. and new two-story development.
■ To impro�e the integration of new construction into existin�
nei�hborhoods.
; Problem
� ■ Architectural design of new two story homes may not account for
scale, mass and bulk of existing homes in a neighborhood.
■ The design of new homes or remodels may not account for the
nei�hborhood style with re�ard to materials and buildin f� orms•
Solutions
■ Keep soil grade changes between properties to a minimum.
■ Set the first floor elevation as close to existing grade as possible,
� includin�the use of alternate footin designs. This does not include
split-level portion of the house.
■ Balance the appearance of new two-story development with those of
existing neighborhood by keeping similar architectural form, roof
pitch,wall, eave and ridge heights.
■ For new two-sto�homes or two-story additions, use one-story
elements at the ed�es to transition to nei h� borin�sin 1� e-storv homes.
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■ Where new two-story elements or homes are proposed adjacent to
single story homes, position new two story windows to protect the
privacy of backyard and living areas existing single story homes. This
can be achieved by the use of skylights, clerestory windows,reducing
the size of windows, raising the sill height of windows or installing
louvers on windows.
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I ■ Second story decks,should be placed or designed so as not to offer
� direct views into adjacent property living or backyard areas. Use solid
railings instead of open railings and lattice and landscape screening on
sides of decks toward sideyards.
■ New construction should incorporate buildin�forms, materials and
finishes that are common in the nei�hborhood.
■ Use roof forms�hip, �able, etc ) that are consistent with the
neighborhood�attern Gable-end roofs typicallv have mor_e visual
mass than hipped roofs, but they are encoura�ed when it is
�pro�riate for nei�hborhood compatibilitv.
' ■ New construction should incorporate desi�n principles of svmmetrv
I and balance.
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III. Mass &Bulk
Ob�ective
■ To reduce the appearance of mass and bulk of new structures.
Problem
■ New two story homes or additions having two story vertical walls
appear more massive and bulky, due to lack of regard for building
indentation, distance to adjacent buildings or impact to light/air to
i adjoining properties.
( ■ How to maintain the building square footage that the public wants but
reducing the visible bulk of a building.
Solutions
■ Keep visible second stories wall heights reduced to a minimum by
burying them under the roof of the first story.
}-A tAY 1 AY1lY'�-r�
� ■ Reduce the height of walls and entry features to match the eave
heights of homes in a neighborhood.
■ Use vaulted ceilings rather than high exterior walls to achieve higher
volume spaces.
■ Use simple building and roof forms instead of overly complex forms.
Too many hips and valleys, bays, etc. can create a busy appearance.
■ Continuous second story walls should have buildin�offsets to
miti�ate the potential� stark appearance In cases where buildin�
offsets create overly complex roof forms, consideration should be
�ven to the design that results in the best overall desi�n.
' ■ Two-stor.y wall�lanes should be avoided.
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■ Set back second story from first floor and shape to relate to existing
house. Avoid a boxy looking second story.
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■ Stee� pitched roofs should be avoided unless it is consistent with the
neighborhood �attern.
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■ Use lighter looking materials on second story such as wood or stucco
and avoid using heavy looking building materials such as stone or
brick.
IV. Streetscapes
Objective
■ To promote good site planning techniques that will improve and
beautify a neighborhood.
Problem
■ A neighborhood has a pattern as it related to building setback from
street, orientation of garages/driveways, sidewalk pattern and public
street tree type. This pattern should be maintained when new homes
are built in a neighborhood.
■ New two-story homes are constructed without installation of front
yard landscaping and trees to soften the mass of new two-story
elements.
Solutions
■ Usable front�orches are encoura e�d.
■ Plant a 24" box non-deciduous tree in the front yard, in a location to
soften the a�pearance of two-story elements of the home.
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■ Design the new home to match the existing neighborhood building
setbacks and orientation of garages/driveway.
■ When the garage doors are turned away from the street, use landscape
planting, trellises, or the installation of a window(s) facing the street to
soften the appearance of what would otherwise be a blank wall.
■ Garage doors should have a minimurn of contrasting color to blend in
the doors appearance.
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■ There should not be excessive wall area above the garage door unless
it is associated with a gable end roof.
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■ The use of tandem parkin�spaces to have a three-car gara�e with the
visual impact of a two-car arage is encoura�ed.
■ The gara�e elevation should not be more than half of the building
fronta�e.
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