Reso 6281 MCA-2003-02
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
RESOLUTION NO. 6281
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
RECOMMENDING THAT THE CITY COUNCIL AMEND CHAPTER 19.28 OF THE
CUPERTINO MUNICIPAL CODE RELATED TO REGULATIONS AFFECTING SINGLE-
FAMILY RESIDENCES.
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Recommendation of approval is based on Exhibit 1 as amended.
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PASSED AND ADOPTED this 11� day of October 2004 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, Miller, Vice-Chair Wong and Chairperson Saadati
NOES: COMMISSIONERS:
ABSTAIN: COMMISSIONERS: Giefer
ABSENT: COMMISSIONERS:
ATTEST• APPRO D•
f ��
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Stev Piaseck Ta ` Saadati, Chairperson
Director of Community Development Planning Commission
G:\Planning\PDREPORT�RES\MCA-2003-02 reso.doc
i
EXHIBIT 1
�
Proposed text is underlined. Deleted text is struck through.
MODEL ORDINANCE
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
AMENDING CHAPTER 19.28, SINGLE FAMILY RESIDENTIAL ZONES (Rl) OF THE
CUPERTINO MUNICIPAL CODE
THE CITY COUNCIL OF THE CITY OF CUPERTINO DOES ORDAIN AS
FOLLOWS:
I Chapter 19.28 of the Municipal Code of Cupertino is hereby amended to read as follows:
i
i
` Chapter 19.28
SINGLE-FAMILY RESIDENTIAL (R1�) ZONES �
Sections:
19.28.010 Purposes.
19.28.020 Applicability of �Regulations.
19.28.030 Permitted �Uses.
19.28.040 Conditional �tUses.
19.28.050 �-i��Development �Regulations Site .
19.28.060 Development re�ulations �Buildin�). , ,
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19.28.070 Landscaue Requirements.
19.28.080 °.'�� Permitted �Yard eEncroachments.
19.28.490 Minor Residential Permit.
19.28.100 Two-Storv Residential Permit.
19.28.1 l Q' °.'�� Exceptions •
��'���(� 7?0 '�lor�tinl �leoiirn nr�nr��s�l
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19.28.12a °.'�o Development �Regulations—Eichler I( 21-e �-�e).
19.28.130 °.'�.� Development �Regulations—
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19.28.14Q Interpretation by the Planning Director.
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19.28.010 Purposes.
I21 �-�-single-family residence districts are intended to create, preserve and enhance �
areas suitable for detached dwellings in order to:
Planning Commission Recommendation (October 11, 2004) 1
I I
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; (Ord. 1868, (part),
2001; Ord. 1860, §1 (part), 2000; Ord. 1834, (part), 1999; Ord. 1601, Exh. A(part),
1992)
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 residence district I
other than in conformance with the provisions of this chapter and other applicable provisions of
I this title. (Ord. 1860, § 1(part), 2000; Ord. 1834, (part), 1999; Ord. 1601, Exh. A(part), 1992)
�I 19.28.030 Permitted Uses.
The following uses shall be permitted in the Rl �single-family residence district: I
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 occu ations �'�° �..�^�.�.�� *^ °'�"* ''°^,,;''°'�'°"+" ^^"+"" accordance with I
p �. ��� � �,_.......� a�- _.._�_�..__�
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 Grou care activities with six or fewer �eo�le; I
�I. 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;
�3. Utility facilities essential to provision of utility services to the neighborhood but I
excluding business offices, construction or storage yards, maintenance facilities, or
corporation yards;
�K. Large-family day care homes, 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 parking
and proximity requirements;
�L.. Congregate residence with ten or less residents. (Ord. 1860, § 1(part), 2000; Ord. I
1834, (part), 1999; Ord. 1688, § 3(part), 1995; Ord. 1657, (part), 1994; Ord. 1601, Exh.
A (part), 1992)
Planning Commission Recommendation (October 1 l, 2004) 2
i
19.28.040 Conditional Uses.
( The following uses may be conditionally allowed in the Rl �--�-single-family residence �
district, subj ect to the issuance of a conditional use permit:
A. Issued by the Director of Community Development:
1. Temporary uses, subj ect 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 surrounding 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 Gj6�� of this chapter, provided that the Planning Coinmission �
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 facilities �'"� that fall into the followin��; cate�ories: +'����
a + �,+ � • o �,.. +�, e c �„+o r,,,, n+ a o ,.t,,., o + ,a �. � �
..� , � ., o ., � � (��
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a Facility that is not re�c uired ta obtain a license bv the State, County a�encv
or departinent and has siY or less residents not ii�chidin� the providers,
� provider family or staff;
� U Facility that has the ap�ro�riate State, Count�! a�encYor department license
�
and seven or Ureater residents not includin� the �rovider family or staff, is
a minimum distance of five hundred feet from the property boundary of
asiotller residential care facility;
c Facility that is not rec�uired to obtain a license bv the State, Cotmty a�ency
or de�artr��ent and has seve7i or �reater residents, not iticludin� the ��rovider
family or staff is a minimum distance of five hundred feet from the
pro��erty boundary of another residential care facitity;
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Planning Commission Recommendation (October 11, 2004) 3
i
�4. 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. (Ord.
1860, § 1(part), 2000; Ord. 1834, (part), 1999; Ord. 1784, (part), 1998; Ord.
1688, §3 (part), 1995; Ord. 1657, (part), 1994; Ord. 1618, (part), 1993; Ord. 1601,
Exh. A (part), 1992)
19.28.050 �i-�e-Development Regulations Site . �
A. Lot Area Zoning Designations.
1. Lot area shall correspond to the number (multiplied by one thousand square feet)
following the R 1� zoning symbol. Examples are as follows: I
Minimum
Lot Area
Zoning in Square
Symbol Number Feet
R1 5 5,000
Rl� 6 6,000
R1�-�- 7.5 7,500
R1�-�- 10 10,000
Rl�-�- 20 20,000
2. Lots, which contain less area than required by subsection A(1) of this section,
� o„+;,,,, , c� -, Q nc n n�� 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 Rl-5 district where the ininimum lot ��ridth is fift�t. �
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, Chapter 19.40, or the Rl�-�- zoning ordinance, Chapter 19.28, �
whichever specific regulation is more restrictive.
3. No structure 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. (Ord. 1886,
(part), 2001; Ord. 1868, (part), 2001; Ord. 1860, § 1(part), 2000; Ord. 1834,
(part), 1999; Ord. 1635, § 1(part), 1993; Ord. 1601, Exh. A(part), 1�192) I
Planning Commission Recommendation (October 1 l, 2004) 4
� ,
D. An a�plic�ition for buildii��perinits filed and accepted bv the C,ity�fees paici and pernlit
( number issued) au or before Januar�� l, Z005 may_proceeci ��-itl� application processin�
under thc ordi:nances in effcct at t}iat t�me.
19.28.060 Developrtzent Re�ulations (Buiidin�).7 ^+ r'^•�°r°
> >
A. Lot Coverage. The maximum lot coverage shall be forty-five percent of the net lot area.
�1n additional tive percent of lot co�Jera�;e is allo��ved for roof overhai��s, ��tios, porches
' and other similar features not substantially enclosed by exterior �Talls.
B. Floor Area Ratio. The objective of the floor area ratio (FAR) is to set an outside
�maYin�um) Iimit for sc�uare :foota�e Thc FAR shatl be used in coniunction with the
residential development standards and guidelii2es in this ordinance in determinin�
whether the mass and scale of the project is compatible with t:he sunounding
, � nei�hborhaod.
1. Tl�e �naxin�uum floor arca ratio oEall st:nictures on a lot shall be fortv-five
�er� t � , . . .. . .
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2. The maximum floor area of a second story shall be fift�percent of the existin� or
pro�osed first story floor area, or ei�ht hundred square feet, whicl�ever is �reatcr.
3. Interior areas ���ith hei�hts above sixteen feet, measured froin the floor to the top
of the roof-rafters have the mass and bulk of a two-story house and shall be
countecl as floor area.
a. If�the house is a h�Jo-story house tl�is area will cotmt as second story
floor area• otherwise the area will count as first floor area.
b. � floor area allowance of seventy-five squ��re feet shall be provided for
two-stor��rojects to partially offset the stairway area that would
otherwise be counted under subsection B(3) of t}lis sectioi�.
C. Design Guidelines.
1. Any new two-story house, or second-story addition to an existing house, shall be
generally consistent with the adopted single-family residential guidelines. The
Director of Community Development shall review the project and shall determine
that the following items are met prior to issuance of building permits:
a. The mass and bulk of the design �should be reasonably compatible
with the predominant neighborhood pattern. �r ,,,,�+..,,,.+;,,,, ��,.,�� r�+
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Planning Commission Recommendation (October 1 l, 2004) 5
b. Ne«� construction should be harinonious in scale a11d desi�;n with the
� rp edo neighborhood pattei
�c. The design �-should use vaulted ceilings rather than high exterior
walls to achieve higher volume interior spaces;
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*��a°�� �•»^°. There s#�-should not be a three-car wide driveway curb
cut.
e. No inore than fi�ty percent of the i�ont elevation of a house should
consist of �arage �rea.
f. Long, unarticulated, e.Y�oscd second story «-alls shotild be avoided since
it can illcrease the ap_parent r�lass of the second story.
g. The cr�nei�t pattern of side setback and �araae orientation in the
neiuhborhood should be maintained.
h Whenpossible, doors windows and architectural elements sl�ould be
aligned with one another vertically and horizontaily and syrnmetrical in
nuinber, size and t�laceznent.
i. Porches are encouraa�ed.
j Livin� area sllould be closer to the street while �ara�es sllould be set
back lnore.
k. All second story roofs should have at least a one-foot roof overhana.
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D. Setback—First Story
1. Front Yard. The minimum front yard setback is twenty feet; provided, that for a
curved driveway the setback shall be a tninimum of fifteen feet as long as there �
� are no more than two such fifteen-foot setbacks occurring side by side.
2. Side Yard. The combination of the rivo side vard setbacks shall be fifteen feet,
except that no side yard setback mav be less than fve feet. ^*'�^�+ ^r° ��+�•�^
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a Far a corner lot, the mininluin side-yard setback oll the street side of fhe
lot is twelve feet. The other sicie yard setback shall be n� less tha�i five
feet.
b For ii�terioi• lots in the R1-5 district tl�e side yard setbacics ai fi��e feet
on l�ott� sides.
Planning Commission Recommendation (October 11, 2004) 6
i
c. For lots that ha�-e more than two side vards the setback shall be
' consistent for all side ���s between the front property line and the rear
property line.
3. Rear Yard. The minimum rear yard setback is twenty feet. T' r°�r �°*'�^^'� m��
, ,
fz 4.. ��� c. +�o �.�4 � r..a+�� ro� �-�m 4�0 {�i-�ut i�� �v ��
° ��vuvit ii•iv.
a. With a 1Vlinor Residential Pec►��:it subject to Sectiol� 19.28.090, the rear
setback n�ay be reduced to ten feet if, after the reduction, the usable rear
' � _yard is not less than twenty times the lat width as measured froin tlle
fiont setback line.
4. Gara:;c. Tl�e front face o f a gara�c in ail R l district shall be sct back a minimuin
of twent_y feet from a street property line.
a. For proiects with three-car �arages oriented to the public ri�ht-of-wa�
the wall plane of the third s�ace shall be set back a minimum of two feet
�
from the wall �laile of tl�e otl�er two spaces.
� E. Setback—Second Floor �'`r,,,,.,,,,,o��,,,-., c�,-„�,-,,,-o��
1. The minimum front and rear setbacks are twenty-five feet.
2. In the case of a flag lot, the minimum setl�ack is t«Tentv feet frorn an�propertv
linc. , b
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1 �,' 11L1V V1 IAll V[>LU�l11b� uv � vivrv�.a �aaa�av aKaaiaa, w.. va��i��.
3 In the case of a corner lot a minimum setback is twelve feet from a street side
propei�ty line and twentY feet froin an�r pro�erty line of a sin�ie-familY
dwellin�.
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F. Basements.
1. The number, size and volume of lightwells and basement windows and doors
shall be the minimum required by the Uniform Building Code for egress, light and
Planning Commission Recommendation (October 11, 2004) 7
i
ventilation except that in the case of a sin�le-story llouse ��rith a basetl�ent, oile I
( li nlay be up ta ten feet «�ide and u� to ten feet lon�.
2. No part of a lightwell retaining wall may be located within a required setback area
except as follows:
a. The minimum side setback for a lightwell retaining wall shall be five
feet;
b. The minirr�um rear setback for a lightwell retaining wall shall be ten feet.
3. Lightwells that are visible from a public street shall be screened by landscaping.
' 4. Railings for lightwells shall be no higher than three feet in height and shall be
located immediately adjacent to the lightwell.
5. The perimeter of the basement and all lightwell retaining walls shall be treated
and/or reinforced with the most effective root barrier measures, as determined by
the Director of Community Development. �
G. Height.
1 Maxiinum Building Height. Tl1e 11ei� of any pi-incipal d��vellin� in an R1 zone
i shall not exceed h�venty-eiglit feet, not includin� fire�lace chin-►nevs, antennae or
other a�purtenances.
2. Buildin� Envelop�One Story).
a. The maxi�nim exterior wall hei�l�t and Uuildin�; heiaht of sin� le-story
structures and sin�.;le-stor sections of two-stor structures intist fit into a
buildin�envelope defined by:
l. A ten-foot high vertical line measured from natural �rade measured
at the �roperty l:ine;
2. A twenty-five-de�ree roof line an T�,le projected in���ard at tl�e ten-
foat high line referenced in subsection G(2){a)(1) of this section.
b. Notwithstandin� the building envelope in subsectian G(2�a) of this
section ,a �able end of a i enclosing an attic s�ace may have a
maximum wall height of seventeen feet to the pealc of tl�e roof as
� measured from natural �rade or up to twentv feet ��Tith a 1Vlinor
Residential Permit.
�. Buildin� Enveiope (Two Stoi
a The maxiinum exterior wall hei�llt and buildin� 11ei�ht of tv�-o-story
' structures inust fit into a buildin� envelope defined by:
l. A ten-foot lli�h vertical line ineasured from natural �acle at the
Uropert lv i11e;
2. A forty-five de�ree roof line an�le projected inE��ard at tl�e ten-foot
hi ll line referenced in subsection G(3�a) 1} of this secrion.
4. Secand Storv Wall Heigl�ts. Fiftypercent o:[`the total �eriineter len�th of second
stor_y walls shall not have exposed wall hei�;hts �reatcr t11�n six fe�t, atld sl�all
1�ave a minimum t�vo-faot l�igh overla�� of the adjoinin�; first story i a�ainst tl�e
second story wall. The overlap shall be structLiral and sll�li be affset a minimum
of four feet �rom t11e �irst story exteriar «rall plane.
a The Dir�ctor of CofY�Tnunity Develo�ar��ent rtlav a��prove an cxception to
tl�is re �l�lation based on the frndii��s ii� Section 19.2$.1 1t) D.
5 Entry Featui•e Hei,�ht. 'I'he maximu�n entry feature hei�;ht s11a11 t�e fourteen feet.
Planning Commission Recommendation (October 1 l, 2004) 8
i
6. Area.s Restricted to One Story. The City Co�mcil ina�pl•escribe that a11 buildin�s
� �vithin a desi�nated area be liznited to one stor i�n i1ei��not exceedinn ei�hteen
fcet) by affixi«� an "i" designat�on to ti�e R1 zoning disti-ict.
!-` A��a;�;.,,,.,1 Q;+o Do�.,,;,-o,-,-,�„-,t�
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H Second Story Decics. All ne�v or exj�acided seconcl stor�� decics with views it�to
nei�hborin; residetltial side or rear�rds sliall file f�i a Mitlor Residential Pe171iit s.ubiect
Planning Commission Recommendation (October 11, 2004) 9
`
I
to Section 19.2$.09U in order to�rotect the privacy of adjoiiiin� properties. The og a1 of
( the pei re�c uirement is not to r�uire complete visual proteciion but to address privacy
�rotect►on to the �reatest cxtent whilc still allow��1� tl�e co►�struct�on at�d use af an
outdoor decl:. This section a�plies to second-story decl:s, patios, balconies or any other
similar u.ilenclosed features.
1. A second-storv decl� or patia mav encroach tluee feet into the front setback for �
the principal dwellin�
2. The minimum side-yarii setback shall be fifteen feet.
' 3. 'I'he minimum rear-yard setback shall be twerlty feet.
I. So1ar Design. The setback and height restrictions provided in this chapter may be varied
£or a stnicture utilized for passive or active solar purposcs �rovided tl�at no sucti
structure shall infringe u�on solar easenients of adjoinin� pi ov�rners. An s�ar
structure that reqt�ires variation from the setback or hei�llt restrictions of this chapter
may Ue allowed onlv �,ipon isstiance of a MinoY• Residential Pennit st�bject to Section
; 19.28.090.
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Planning Commission Recommendation (October 1 l, 2004) � 10
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19.28.070 Laudscape Requii•ements.
To miti�ate �rivacy impacts and t11e visual inass and bulk of new two-story hon�es and
additions, tree and/or shrub �lantin� is required. The intent of this section is to �rovide
substantial screenin� w�ithin three years of the plantin�.
A Ap�licability This requireinent shall ap�ly to ne«� two-story homes secoi�d-story decks
t�vo-story additions, or modifications to the e�istin� second-story decics or existin,�
��-indows on existin� two-story homes that increase privac�ilnpacts on nei�hboi�in�
residents. SkYlights windows with sills more than five feet above the finished second
flaor, wiridoti�vs with permanent, exterior louvers up to six feet above the finisl�ed second
floor and ohscured, non-o��enable ���indo���s are not required to provide ��rivacy
protection pl��ntina.
B. Privacy Plantin� Plan. Pro�osals for a new ttivo-story house or a second story addition
shall be accan�anied b�a privacy_plantin� plan «-hich identifics tl�e location species and
caFlo�y dia�i�eter of existi��� and ��roposcd trees or shrtibs.
1 Ne��r trees or shnibs shall be required on the applicant's property to screen views
from seco�id-story ���indows. The area where plantin� is required is baunded bv a
tl�:irty-deyrec an�le o» each side v��ii�do�� jamb. Tl�e trees or sllnit�s shall be
planted�rior to issuallce of a final occupancv perinit.
a IV`e�- trees or s(irtibs are ilot rec uired ta replace existin� tr�es oi shrut�s if
�u1 Itlteinationally Certified Arborist or Licensed Landsca��e Architect
Planning Commission Recommendation (October 11, 2004) 11
verifies tllat the e�istinr trees/shrubs 11ave the characteris�tics of pri�-acv
' �antin species, subject to a�proval by the Directar of Community
Developmct�t.
b. Affected propei o�vner(s) mav clloose to allo��� pri��acv plantin�on their
o��-n pro��erty. In si�ch cases, the a�plicant must plant the privacy
screenin� prior to issuance of a building�erniit.
2. Waiver. These privacy miti�ation measures may be tnodifed ii� any way with a
si�ned waiver statenlent from the affected pro��erty o�vner. Nlodifications can
! include changes to the nuinber of shrubs or trees, their s��ecies or locations.
C. Front-Yard Tree Plantin�. A�Iicants for new tv�-o-story homes and two-story additions
niust�lant a tree in front of new second staries in the fi-ont yard setback area. The tree
shall be 24 i:nch-box or larger, «-ith a minirnum l�ei�ht of six feet. The Director of
Commu.nity Developmeni can waive this front-yard tree if there is a conflict with existin�
mature tree canopies on-site or in t11e public riQ ht-ol=��vay.
D. SUecies List. The Pla;rmill� Division shall �Y�aintain a list of allo��ed privacy plantin�
� trees and shr�.ibs. The list s11a11 include allowed platlt s�ecies, minimu�n size of trees and
shrubs, ex��ected cano�y or s�read size, and planting distance bet�veen trees.
E. Covenant. The propertv owner shail record a covenant with the Santa Clara County
� Recorders Office tl�at rec�uires tlze retetltion of all privac�plantin�, or use of existin�
ve�etation as privacy�lantin�, prior to receivin� a final building inspection from the
Buildin� Division. This regulation does not apply to situations described in subsection
B(1)(b) of tl�is section.
F. Maintenance. The req�rired plants shall be maintained. Landscape plantin� maintenance
includes irrigation, fertilization and pruning as necessary to iey ld a growth rate expected
for a particular species.
G. Replacement. Where required plantin�> is removed or dies it must be replaced withi�l
thirty days with privacy tree s) of similar size as the tree(s bein� replaced, unless it is
deteinlined to be infeasible by the Director of Community Developinent.
19.28.070 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 yards and sefbacks, one
� encroaching side yard setback may be extended along its existing building lines if the
addition receives a Nlinor Residcntial Permit and conforms to the followin�: *���
i '
,
b �
�r�i,o r�;+�,
���_
l. The cxtension or addition may not further ei�croach into anv required sctbacic and
tl�e height of t11e eYistin:; nan-confortniri�; wall and tlze e�tet�ded ���all �nay not be
iilcre�sed.
2. The. lnaximlun length of the e�teilsion is tiiteen £eet.
Planning Commission Recommendation (October 11, 2004) 12
3 T'he extension of any ���all pla�le of a first-story addition is not peinlitied to be
� ti;�ithin three feet of any property line.
' 4 Only one such ext�rision shall be perrtlittcd for the life of such buildiri;�.
5 This section a�plies to tl�e fii�st stor�only and sl�all not be constr�ied to allo��� tlle
fiu•ther extension af aii ellcroacluneirt b an buildin� ���hich is tlie result af the
granting of a variance or exce��tioi� either before or after such proUerty become
part of the Citv.
. � � .
. �
EB. 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 auxiliary structure, may extend closer than
three feet to any property line. (Ord. 1886, (part), 2001; Ord. 1868, (part), 2001; Ord.
1860, § 1(part), 2000; Ord. 1834, (part), 1999; Ord. 1808, (part), 1999; Ord. 1618,
(part), 1993; Ord. 1601, Exh. A(part), 1992)
� 19.28.090 Minor Residential Permits.
Projects tliat require a Minor Residential Permit shall he reviewed in accordance with this
section The pur�ose of this �zrocess is to provide affected nei�hUors with an opportunity to
coininent on new developinent that could have si�lificant impacts on their property or the
nei�hbol-liood as a wliole.
A Natice of A�lication U�on receipt of a complete ap�lication a notice shall be sent by
first class inail to all owners of record of real �roperty (as shown in fhe last tax
assessment toll) that are adiaceilt to the subject property, includin�properties across a
public or �rivate street Thc notice shall invite public comn�etzt by a detei-mined action
date and shall include a copy of the development plans eleven inches by seventeen
ir�ches in size.
B Decision After the advertised deadline for public comments the Director of Commi�nity
Develo�ment s11a11 a�prove conditionali��rave, or dcnv the apulication. Tl1e t�ennit
can be ap�roved only upon makin� all of the following findin�s:
1 1 The project is cotisistent wifh the CuUertino General Plan anv apUlicable specific
� t�lans zonin� ordinance and the purposes of this title.
� Thc �rantin� of the pei7nit ��-i11 n�t result in a condition tliat is detiimcntal ar
injurious to ��roperty or improvements in the vicinity and will not be detrimental.
� to the�ublic health, safety or welfare.
3. The pro�osed �roject is harmonic�us in scale and desi�l r�-ith the aeneral
c�ei �11bot-hood.
4 Adverse visual im��acts on adloii�i���ro�erties have been reasonably miti�;ated.
C Notice of Action The City Couneil,�Plannit�� Commission applicant azld a�ly nlert�ber of
the public that commentecl on the�roiect shall be notified of the action by first class m�il
and electronic inail Ariy interisted���rtv n�ay a���eal tl�e action pursuant to C��at�ter
19 1"�E� exce�at tl�at t11e Planzlin� Coininission w�ill inalce the tinal action o�n the appeal.
D Expiration of a 1Vlinor Kesidential Permit Unless a buiidin� �erinit is filed and acce��t�d
b��the Cit �ees �aid and catit��ol number issl�eci) within oize year of the Minor
Planning Commission Recommendation (October 1 l, 2004) 13
Residential Perinit ap��ro�fal, said a�proval sllall beconle null and cloic� unless a lonrer
I time perioc�l ��vas s��ecificall�prescribed bv the co�lditions of a�roval. In the event that .
� the builditl� t�errnit e�pil for any reason the Minor Residential Permit shall becon�e
null and void. The Director of Coi�t�nnmitv Develo�merit may �nant a one-year e-xtension
�vithout a public notice if an a�plication for a Minor Nlodification to the Minor
Residenti�.l Pez is iiled before the expiration date and substantive ji�stification for the
extension is ��roi�ided.
E Concurrent A}�lications At the discretion of the Director of Community Development,
� a Minor Residential Pzrniit c��n be processed conci�rrently tivith other discretiollary
�plications.
19.28.100 Two-Story Residenti�l Permit.
Two-story additioils or two-storynew homes require a Tt�vo-Story Residential Pennit in
! accordance with this section. Two-stor�projects ��ith a floor area ratio under 3�% shall require
a Level I Two-Story Residetltial Pertnit ��vhile a ri�vo-storv �roject «-ith a floor area ratio over
' 35% shall require a Level I[ Two-Story Residential Pel-mit.
� A Notice of Application (Level I) Upon receipt of a com}�lete a�plicatian a notice sh��ll be
sent by first class lnail to all owners of record of real property (as sho��Tn in the last tax
� assessinent toll} tllat are adjacent to the suUject �ro�erty, ii�cludin� properties across a
� public o�rivate street The notice shall invite �ublic coinment by a determined action
date and shall include a co�y of the development �1ans, eleven inches by seventeeil
inches in size.
1 Posted I�Totice The a�plicant shall install a�ublic notice in the fi yard of t�ie
sub site that is clearl visible from the �ublic street. The notice shall be a
weatherproof si�n, at least two feet tall and three feet wide firmly attached to a
five-foot tall post. The notice shall reznain in place until an action has been taken
on the a�lication and the a�eal period has passed The si�� sl�all contain the
followin�:
a. The exact address of the property if kn�w, or the location of tlle
pr�erty, if the address is not known.
b A brief description of the pr�osed pi tl�e content of �vl�ich shall
be at the sole discretion of tl�e Citv;
c. City coi�tact information for �ublic inquiries;
( d A deadline for the subinission of �ublic comments, ��rhich shall t�e at
lcast fourteen davs af'ter ttle date the ��otice is posted;
e A blacic and wllite ortho�ra�hic rencieritl� of the frot�t of the hause, at
least elev�n inches by seventeen inci�es in size. The City shall ar�prove
� the illustration or rendering prior to postin�
B Notice of A�plication �Level II� U�on recei�at af a c�m�l�tc apt�lication a notic� shall
l�e s-ent by fu claSS i��ail to all o���ners of record of rcai ��ropertv (as shown in the last ta.x
assessment toll} th��t are adjacetit to the subject pro�erty includin� propei across a
public or �rivate street. TI7e tlotice shall invite���lilic colnment � a determiiled action
_ ----
date and 51�a11 ir�cludc a ca�y of the devclo��n�cnt ��lans, �le�-e�� iziches by seventc�n
ii�ches ii� size.
Planning Commission Recommendation (October 11, 2004) 14
1. Posted Notice. T11e a�plicant shall install a public notice collsisteut �vith
� subsection A(1) of�this section, except thai a colored pers�aective renderin� sllall
� be re��ttired instead of a black and white orthoC7��hic renderin�.
C. Decision. After the advertised deadline for public comments the Directol- of Comtl�unity
Development shall a��rove, conditionallY approve, or deny the application. The peinlit
can be a�praved only u�on inakin� all of fhe foll��vina findin�s:
1 The �rolect is consistcnt ���ith the Ct��ertino Gct�eral Plan arl�p��licable s�ecific
plans zonin<� ordinance and the p�:lr��oses of this title.
, 2. The �ratrtin� of the per�nit will not result in a conditian that is detrimental or
iniurious to properiy or improvements in the vicinity, and will not be detrimental
to the publ ic l�ealtll, safety oz wcl fare.
3. The proposed �roiect is harmonious in scalc and desi�n �vith the �enc.ral
nei�hborhood.
� 4. Adverse visual impacts on adjoinin� pro�erties have been reasonabl i�ti�ated.
D Notice of Action. The City Cou�lcil Platli�ing Cornn�ission a��licasrt and anv inember of
the public that commented on the project shall be notified of the action by first class mail
a11d electronic mail. Any interested party tnav a�peal the action ��ursuant to Chapter
19.136 except that the Pla�ulin� Commission will make the final action on the appeal.
E Expiration of a Two-Story Permit IJnI-ess a buildin�pennit is filed and acccpted by the
Cit�fees�aid and control number issued) �vithin one year of the T���o-Story Permit
approv�l said ap�roval shall become null and void unless a longer time period was
�ecificall�prescribed by the conditions of a�proval. I�Z the event that the buildin�
pennit expires For any reason the Two-Storv Peimit shall become null and void. The
Director of Community Developinent may �rant a one-year extension without a public
notice if all ap�lication for a Minor Modification to the Two-Story Permit is filed before
the expiration date and substantive justi#ication for the extension is provided.
F Concurrent Applicatiotls At the discretion of the Director of Colninunitv Development,
a Two-Story Pern can be �rocessed concuirently with other discretior�ar�pplications.
19.28.110' °.'��� Exceptions �,.,. �,.or,,,.;.,+:�,o �no�;n., u��u:za+;�„� I
cavuu.
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
19.28.120' �.''�o may be granted as provided in this section.
f A. Notice of A�lication U�aon receipt of a complete ap�lication the Community
Dcvelopinerlt De�artment shall set a time and �lace for a public hearin� before tl�e
Desi �;n Review Conlinittee and send a notice by �rst class mail ta all owners of record
�� of real property (as sho���n in the last tah assessinent toll) that are within three hundred
�zet of the subiect pro�ert��erties t11at are adiacent to the subject site, includill�
thosc across a puUlic o�_pi street, s11a11 rcceivc a rcduced scale copy of tl�e �lan set
��-ith tl�e public notice.
B Decision After closiny the puUlic hearin�;, the decision-maker shall ai��ro��e,
cauditioi�ally ap�rove, or denv the aptalication based �n the findings in fhis section. Any
interested �artv cari a�eal the decisiori pursuant to C11a�tcr 1�).136.
C' Ex�iratian of ��n Exce��tion Llnless a buildin����ermit is filed and acce.pted by the City
�fees paid alld control nuinber issuzd} ti�-ithil� one vear af the Elc�ption approval, saicl
a��roval shall become rlrill ancl void unless a lon�er time perioci ��-as speciCcally
Planning Commission Recommendation (October 11, 2004) 15
i
prescribed by t�ie conditions of appraval. In the event ihat the buildin�� permit expires
' for ai� reason, the Exc�tion shall becoine irull and vaid. The Director of Communi�
� Developinent ma��rant a one-y�ar extension without a public notice i E an application
far a Minor Modification to the Exce��tion is filed before the expiration date ar�d
substanti��e j�istificatioll for the extensian is provided.
D. Finciiilgs for Ap�roval
1. Issued by the Director of Community Developm�nt. Tl�e Director of Community
Developmetlt may.__;rrant exccptio►�s froin the prescriptive desi�n re�ulation
, described iil Section 19.28.060 G(4) upon makin� all of the following findin�s:
�. The proiect iulf lls the intent of the visible second-story �vall hei�ht
rc- gulation in that t}�e numUer of two-stor�pla�aes and the arnount
of visible second story �vall area is reduced to the maximunz extent
possible.
� b. The exception to be �ranted is one that will require the least
rnodifcation of the prtscribed desi�n re�ulation and the minimum
varia��ce that will accomplish the purpose.
c. The proposed exception will not result in simiifieant visual impact as
viewed from abuttinr,�properties.
( 2. Issued by the Desim� Review Committee. The Desi�n Revie`�v Committee lnay
4rant exceptions �i the prescripti��e desi�,m z described in Section
19.28.0�0, except 19.28.060 G(4) and Section 19.28.120 upon makin� all of the
following findin�s:
a. The literal enforcement of tliis cliapter will result in restrictions
inconsistent with the spirit and intent of this cha�ter.
b. The propased development ��vill not be injurious to property or
improti�ements in the area nor Ue detrimental to tlle public safety, health
and welfare.
c. The exce�tion to be �;ranted is one that wilt require the least
I mociification of fhe presci-ibed desi�n re�ulation and. the minimum
� vai that will accomplish the pur�ose.
d. The�roposed exception ���ill not result iti si�nificant visual iinpact as
viewed from abuttin�properties.
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Planning Commission Recommendation (October 1 l, 2004) 16
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Planning Commission Recommendation (October 11, 2004) 17
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� 19.28.120 Development Regulations—Eichler R1-e �e�.
Rl-e�� single-family residence "Eichler districts" protect a consistent architectural
form through the establishment of district site development regulations. Regulations found in the
other sections of this chapter shall apply to properties zoned Rl-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.
1. 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 m�imum roof slope shall be threc-to-twelve� (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.
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5 Section 19 28 060 UL4) shall be considered a�uideline in the R1-e disti-ict.
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 19.28.070 �°.''�.ntinu� 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.
(Ord. 186$, (part), 2001; Ord. 1860, § 1(part), 2000)
� �.�=��19.28.130 Development Regulations— R1-a��) �
R1-a districts are intended to reinforce the semi-rural setting in neighborhoods with large
lots. Regulations found in the other sections of this chapter shall apply to properties zoned Rl-a.
In the event of a conflict between other regulations in this chapter and this section, this section
shall prevail.
A. Lot Area Zoning Designations. The minimum lot size is ten thousand square feet.
Planning Commission Recommendation (October 11, 2004) 18
i
B. Lot Width. The minimum lot width shall be seventy-five feet measured at the front-yard
' setback line.
C. Second Story Area. A second floor shall be no more than forty percent of the first floor,
except as follows:
1. A second floor may be at least seven hundred sc�uare fzet �99-�-in area.
2. In no case shall a second floor be more than one thousand one hundred sc�uare
feet ',' nn �^ �+. in area.
D. Setback — First Story.
� 1. Front Yard. The minimum front yard setback is thirty feet.
2. Side Yard. The minimum side yard setback is ten feet.
3. Rear Yard. The minimum rear yard setback is twenty feet.
E. Setback — Second Story.
1. Front Yard. The minimum front yard setback is thirty feet.
2. Side Yard. The combined side yard setbacks shall be thirty-five feet, with a
minimum of fifteen feet.
3. Rear Yard. The minimum rear yard setback is forty feet.
. • • • �
F. Second-story Regulations
l. Second story decks shall conform to the second-story building setbacks, and
may be located on the front and rear only.
2. The second-story shall not cantilever over a first-story wall plane.
3. The front-facing wall plane(s) of the second-story must be offset a minimum of
three feet from the first-story wall plane(s). The intent of this regulation is to
avoid a two-story wall plane on the front elevation.
G. Front Yard Paving. No more than fift�percent 39��of the front yard setback area may �
be covered with a combination of impervious or semi-pervious surfaces. No more than
fort�percent 48°�-of the front yard setback area may be covered with an impervious �
' surface such as concrete or asphalt.
H. Heights. The maximum exterior wall height and building height on single-story
� structures and single-story sections of two-story structures must fit into a building
envelope defined by: ,
1. A twelve-foot high vertical line measured from natural grade and located ten
feet from property lines;
` 2. A twenty-five degree roof line angle projected inward at the twelve-foot high
line referenced in subsection H(2)( l�) of this section. �
I. Variation from the R1 and R1-a regulations shall require a Variance pursuant to Chapter
� 19.124 of the Cupertino Municipal Code in the Rl-a district.
J. Design Review. All two-story development shall require discretionary review �i�e
n��:�-r D��:;�«� r^ �,��«����basecl on Section 19.28.1�0, except that the Design Rcview
Committee shall a�rove or den ty IZe �roiect at a public heai-in� based on the findin�;s iti
subsection N(l�of this section.. '��. ^r_+� _ ^r ° ;°�� "''^^°""°° °�`""''°'� °'' ^"'
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K. Design Guidelines. The guidelines in this section shall be used in conjunction with the
City's Single Family Residential Design Guidelines. In cases where there may be
conflict between the two sets of guidelines, this Section shall take precedence.
Planning Commission Recommendation (October 11, 2004) � 19
Nonconformance with the guidelines shall be considered acceptable only if the applicant
shows that there are no adverse impacts from the proposed project.
1. Second-story windows. Windows on the side elevations should be fixed and
obscured to a height of six feet above the second floor, should have permanent
exterior louvers to a height of six feet above the second floor or should have sill
heights of five feet or greater to mitigate intrusion into a neighbor's privacy.
2. All second story wall heights greater than six feet, as measured from the second
story finished floor, should have building wall offsets at least every twenty-four
feet, with a minimum four-foot depth and ten-foot width. The offsets should
comprise the full height of the wall plane.
3. Section 19.28.060 Gf4) ���=}�a� shall be considered a guideline in the R1-a (
district.
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�4. Garages � The maximum width of a garage on the front elevation should be
twenty-five feet, which will accommodate a two-car garage. Additional garage
spaces should be provided through the use of a tandem garage or a detached
accessory structure at the rear of the property.
L. Permitted Yard Encroachments.
� 1. Where a principal building legally constructed according to existing yard and
setback regulations at the time of construction encroaches upon present required
yards, one encroaching side yard setback may be extended along its existing
building line.
a. The extension or addition may not further encroach into any required
setback and the height of the existing non-conforming wall and the
extended wall may not be increased.
b. In no case shall any wall plane of a first-story addition be placed closer
than three feet to any property line.
c. This section does not apply to attached accessory structures such as
attached carports.
d. 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 or exception, either before or
after such property became part of the City.
' 2. 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 auxiliary structure, may
extend closer than three feet to any property line.
3. Front Porch. Traditional, open porches are encouraged in this zone. When
viewed from the street, a porch should appear proportionally greater in width
� than in height. A porch differs from an entry element, which has a
proportionally greater height than its width. Use of this yard encroachment
provision shall require the approval of the Director of Community
Development.
a. Posts. Vertical structural supports, such as posts, for porches are
allowed to encroach two feet into the required front setback. Structural
Planning Commission Recommendation (October 11, 2004) 24
supports must be designed such that the appearance is not obtrusive or
massive.
b. Columns. The use of large columns or pillars is discouraged.
c. Fencing. Low, open fencing for porches are allowed to encroach two
feet into the required front setback area.
d. Eave Height. The eave height for a front porch should not be
significantly taller than the eave height of typical single-story elements
in the neighborhood.
e. Detailing. Porch elements should have detailing that emphasizes the
base and caps for posts and fence elements.
f. The porch platform and roof overhang may encroach five feet into the
required front setback.
M. Landscaping
1. Landscaping plans shall be required for all additions or new homes. The purpose
of the landscaping is to beautify the property and to achieve partial screening of
building forms from the street and adjacent properties. Specific measures are not
prescribed. Generally, the landscaping may include shrubbery, hedges, trees, or
lattice with vines on fences.
2. Landscaping plans for two-story development shall include specific mitigations
for impacts from mass, bulk and privacy intrusion as required by Section
19.28.070 ' n �Q n�n u of the Cupertino Municipal Code, except that: �
a. Privacy planting shall have a minimum setback from the property line
equivalent to one-quarter of the spread noted on the City list.
b. Privacy trees shall have a minimum height of twelve -�-?feet at the �
time of planting.
c. Front yard tree planting shall be placed such that views from second-
story windows across the street to neighboring homes are partially
, mitigated.
d. The Director may waive the front yard tree based on a report from an
internationally certified arborist citing conflict with existing mature
trees.
N. Design Review Findin T�,s• °^ a°° a D^^
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Planning Commission Recommendation (October 11, 2004) 21
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�-:1. Findings. The Design Review Committee may approve a design review
application for two-story development only upon making all of the findings below:
a. The project is consistent with the Cupertino General Plan and Title 19
of the Cupertino Municipal Code.
b. The granting of this permit will not result in detrimental or injurious
conditions to property or improvements in the vicinity, or to the public
health, safety or welfare.
c. The project is generally compatible with the established pattern of
building forms, building materials and designs of homes in the
neighborhood.
d. The project is consistent with the City's single-family residential
design guidelines and the guidelines in this chapter and any
inconsistencies have been found to not result in impacts on neighbors.
e. Significant adverse visual and privacy impacts as viewed from
adjoining properties have been mitigated to the maximum extent
possible.
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Plaruling Commission Recommendation (October 11, 2004) 22
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19.28.140' °.''�� Interpretation by the Planning Director. I
In R 1�k zones, 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. Persons aggrieved by an interpretation of the chapter by the Director of
Community Development may petition the Planning Commission in writing for review of the
interpretation. (Ord. 1860, § 1(part), 2000; Ord. 1834, (part), 1999; Ord. 1808, (part), 1999;
Ord. 1601, Exh. A(part), 1992)
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Planning Commission Recommendation (October 1 l, 2004) 23