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PC Reso 6533 SPA-2008-01 CITY OF CUPERTINO = 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6533 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING THAT THE CITY COUNCIL APPROVE THE PROPOSED AMENDMENT TO THE HEART OF THE CITY SPECTFIC PLAN TO ACHIEVE CONFORMANC�WITH THE GENERAL PLAN The Planrung Commission recommends approval of the Heart of the City amendment as shown in Exhibit A with additional changes recommended. PASSED AND ADOPTED this 14th day of October 2008, at a Regular Meeting of the ___ Planning Commission of the City of Cupertino by the following roll call vote: = AYES: COMMISSIONERS: Chairperson Miller,Vice Chair Giefer, Rose, Brophy NOES: COMMISSIONERS: rione ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: Kaneda ATTEST APPROVED: � � , � Steve iasecki Marty ' r Chairperson Director of Community Development Planning Commission -: G:�Planning�PDReport�Res�2008�SPA-Z008-01.doc . • ;.:,. �:--: � _ � Nr L �.`.j ��J': .. k. �i - '� �..: � � ti . � . I ,,��T!.��'�Z•,r 1� � p i. '� - T , �: �. - �;,R��.. ;�� y , �, ' f- _. � _ � . �..__� • , .,J*� •. -"_ yL+. - 4. .. � _ . _ .. l . -..�. � ^ . _ �_ . . _ `.._- .�. `._'.' __'-.-.=L` `-�..-. . �►.`__ �; _ � . 4�..,' . G.��.^•a �� _. ' �., -. _ ..�. . .. .. �.. 'M/ . _........_....... _ ..... . ...._........`._, ......- .., ......__ . x�"p+ ' j y,� ` e � s;� ��r � .� � � M � � �«+", _ ... .. ,, �. �,. ....-,_,.-._ ,_.___ _ . . -'. ., , .�..� ...,r.._: _. __._.�- _- _ . . 'F. .I't CX-��-�-�• - � �� ,.,Z� . .�-��,c. a�N....�_�_ I� �.� __�__.,_ . - � s" �� , : � r �� .� s :.�`� .� _,' 's-. � �1 .. '�`�r''r �� '`"' - 1 +1;c �.n 7'��r� , � ,t, ';.. p.. ��, �:. ...A. - :,l �, ti - - 7 e" - ,� �I_ � y � r"�: �• � �• iy 1 �.�* ,�.^ Y+-� y ,C, 1�- c�.s., ... • . _ , a�L� Z �.. ..-- �� Y-�"�S`/�. . .` �-.- � iri � - - ! ..r....� r�� ' �� —r- ' - �Lc r`-. .- _ `� '� 4 r.e _•r�iV�3�E1� C.� . ..�� ...�.-, �..Y� ��. , .±t�wi4r n ( ��.�� - TABLE OF CONTENTS 3 � . TABLE OF CONTENTS LIST OF DIAGRAMS AND MAPS ` Introduction...........................................,......--•--....5 Land Use Map........................................................9 Policy Framework..................................................6 Streetscape Concept Plan...........,.................:......13 Streetscape Design...............................................1Z Development Form.....:........................................31 Development Standards and Design Guidelines................................................16 � Development Standards......................................19 Single-Family Residential Development Standards .............................................................24 . Exception Process for Development Standards .....:................................................:......25 Design Guidelines................................................7_6 Site Improvements and Landscapinj Guidelines.......,.........................:.....33 � Infrastructure Plan...............................................36 Implementation..................................................3 7 AppendixA.........................................................3 8 _. APPendix B..........................................................39 CITY OF CUPERTINO-HE.4RT OF THE CITY SPECIFIC PL4N INTRODUCTION S INTRODUCTION Specific Plan Area Description The Heart of the City specific planning area Overview encompasses the properties fronting on or near the The Heart of the City Specific Plan provides Stevens Creek Boulevard Corridor, an east/west specific development guidance for one of the most transportation spine that is bounded by the eastem important commercial corridors in the City of Cu- Ciry limits near La��rence Expressway and High- pertino.The purpose of the sp�cific plan is to guide way 85 to the west. the future development and redevelopment of the approximately 250 acre Stevens Creek Boulevard Authority for the Plan Corridor in a manner that creates a greater sense of . place and community identity in Cupertino. The Section 65450 of the Califomia Government overall goal is to develop a Heart of the Cit�T, a pe- Code provides for local governments to prepare destrian-inclusive gathering place that will create a specifrc plans for the systematic implementation of positive and memorable image of Cupertino the General Plan. The Specific Plan is a planning tool that can be used to carry out the goals and poli- To achieve this goal, the Specific I'lan intends cies of the General Plan. State law establishes cer- to guide future investment and development in d�e � tain minimum r.equirements that must be adhered ��by' to in a specific plan. These requirements include 1) Providing a clearly defined plan for the inten- text and diab ams that specify all of the fo11o��ing sification of certain subareas and the arrange- in detail: � � ment of land uses to concentrate activity; 1. The distribution, location and extent of the uses 2) Developing detailed development standards of 1and, including open space, within the area and architectural guidelines to inform build- covered by the p1an. - ers and the public about the community's ex- Z. Standards and criteria by which developinent pectations for quality development; and wi11 proceed and standards for the coriservation, 3) Committing public investinent and estab- development, and utilLation of natural resourc- lishing additional financuzg to fund public es where appropriate. improvements that will enhance communiry 3. The proposed distribution,location and intensity � identity and unity along Stevens Creek Bou- of major components of the public'and private levard. - transportation, sanitary sewerage, water, storm- The P1an does not force the relocation of busi- water drainage, solid waste disposal, energy and . nesses; such decisions are determined by market other essential facilities proposed to be located conditions, radier, the land use regulations and de- within the area covered by the plan and needed � sign guidelines are in place to guide future devel- to support the land uses described in the plan. opment and renovation of existing businesses. As 4, A proo am of implementation measures includ- such private development will probably occur in- ing regulations,progranis and public works proj- crementally, but directed toward a common vision. ects and financing measures needed to carry out the provisions of the p1an. � CITY Oc CUPERTINO—HEART OF THE CITY SPECIFIC PLAN 6 PoLic�FR.?MEU�'ORF: �� I�� G�est Stevens Creek Boulevard (jrom High- �-.; wQ�� 85 to�nton�kTay): Includes the Oaks O�er�E! ��9 Shopping Cznter�nd the De Anza C�om- � rnunity College campus. New develop- 1 o create a positive and memorable image or m�nt shauld incorporate mixed commer- Stevens Creek Boulevard. cialjreszdential uses. ��d �.JseJ'��r�oc Ga�� :�� --+� � -- --:� , ,�;. �. �- :� � Develop a Heart of the Ci�y� that provides a _ ,� _ -� .y �� _�� -.� r.�, ' •� - - variety of land use opportunities of nii�zd use de- �,. '�' � ' --.z ��::�. -�. '.,y -.-,.�.. ; velopment, enhanced activ ity nodes, and saf� and � " + 1,�! ��"S`�.��~T� \ �� , ;- �._,..,..:. efncient circulation a.�.d access for all modes of , `',�;;�:� �'�°';� � �� . *`�� ...: ��=`�� P ry � hzlp _�, � � trans ortation ben�Teen activi centers t� at �-� �=��'' - ,.s. ��! - F,� focus and support activity in the ccnters. -- � �--�� ; "' � �� -- P�i�cies � � -�_�-�-- n�-. — .. -�r _ _�� _. .. �`^ ��'U^'�Mt`Y�. " • � . . ��•�-`� 1. Two ma�or areas an� three subareas a�e ident�- -- �;,�. - i �,;r;��:�- �' - --_- —�-�.�.=�. °�-�-�..� fied: � -=�.,�.,..�.�:;�;,; �.� t.�.. _} ., r ��,..:� :�. , � . r>"-�'=�-;�.�'r..��$��'�s-'.`' . 4,'�± , Crossroads: An active, pedest�i�n-oriented '`� " - `�—`�"� y shoppi.ng district alon� Stevens Creek Bou- 1e�Tard, be��Jeen De As�a Boulevard and Cent�-al ,Steve�is Creek Bou�a�ard (from De StellinQ Road. Development sha11 have re- . �nza Boul�vard east to Perimeter Road): � tail uses u�ith storefronts on the bround level. I�Ieu� development shall consi�t of com- -_ � Commercial ofiice uses may be a11oti�-ed on mercial/cornmercial. of�ce uses on the �he second level. Limited residential us�s are first floor. O-ffice uses�re permitted on the allo��ed. second floor. Residential uses�e allo�,-ed. Residential mixed use is allo«-ed ii the r`sidential unit� provide an incentive to ' de�-elop the retail use, if the de�Jelopment . , � _{ � .__ , � ; is we11 desi�ed, financially benencial to I�'��iy _' '" ; �. �'e�si'��9��_ � ,�� -=.^' � ` :� ��- r.= Cupertino, provides commul-iitj� �meni- `� s 'L'.� �... 'r�r � � ,_.. -a ��_ —,.�� ,� {�J�� L!�'GS C_"il1 �C�`r��1*i 1�-��rZ.�.il`.�.� �� g �"'� �� '� F'�. s} f. :*� i- i+; Ii.s . `' $'x'"". �' � I`�?��. „ _ �. _ �� ui��,; ,-�` � t�•a �,= I ',t�- . � - . s . ��! � . .;> _� . .a. r� � . . ' " ' �f' - '�1 r� �X 5 __ ..�. . ..:�/;".� 1 - �,�� .p.. _. . �� - ✓x' ��' _'. — � •:, y �' , - , --- , .��'7�. �. , .K,r,: �, � � . -s ��:r,.�-•,�'i� �' '�y�e.�.-�+, _ . -�._..�_�.,:s��k �vs+w.� -r t� y��.�.�. �yt� :.._ ��'.i�s'�"�'''.+.iY3'3a' t�� c..Xl��{v��`��n�V.._ .. ., . S�.vens Creek Bou�.a,ard: A �� i��d co�m�.._- ' �� `�'.�:�:��` �"`` -�- �=�"''-��,. o D � vn c- .� �:-^-++t�_ �..,-.. � t -��'i K.:� r.....�.:;... .�,�,... `�`.�^*:9 ��.-:�_1!:'3�....-.�»..»'�^3..r�.�•x,Tr.�i. ..b��'�aM:r�`'"��r'«: .�-,:::... . ��,, ;�T.�sc,�u^°'w:r-a-•=z.-ra+�;.;^;: r- 1 �X.^'.....� �.'•'. .i..�1�. �..�i�. '�' �9:.e.',�''-.i..`"-�'e�°+`a'-:.� �` �-�w`t�'�- � cial, o��ce ana resid��ial cor�ido� connect- . -- � �---�-��-�-� .�--�....� �. � ,� -: ��v��.,�-. ing De r4n�a College, Crossroad�, Ci�� Cen- ��°I � �� ti-`'�....�.;:�-�-� �•� ,.� .�. .�. -..-., .��, �,�;�x�.__. -mr,z•,��r�� i . -•.-r%wJ4""....�:s.,�"'.�.�';L'ws'.i`Y+...«.Y'x_� ter and Vallco Fashion Ma11 C�LL.'i1QLn`J �rom �°�'� ' ' ��! ` �`�"� �"�` �� x `�- `7 rs'� ` � -� - j=t�s.s,+`m�r+�..4"..zi_.- _ _ �-;:.4....t..wxs.�w- " .a«�-a�a.r+say .r.ww+�+► _ 'T�s>!e . . .__ ' -� '._.�'°^' ._. .�... p: ,. ' +:...`-- -'.-�- — �_ . t-Ii�h«a�� 8� to th� �les� to �lze ea_tem ci�� __ - : _ limits, . CIi1 OF CL�i��T1N0—HEr`�T Or iri�C•ITY SPEC?FIC FL4'V POLICY t'P�ME�,'ORIC ( East Stevens Creek Boulevard (from Pe- -�r. The 11,�00 square foot oi�ce developinznt a1- �imeter Road to easter�z City lirrm.its): New location may be used for or ice uses in the Cross- development shall consist of commercial/ roads, Central and East Ste��ens Creek Boule- coinmercial oifice uses on the first r�loor. vard subareas. Ofnce uses are permitted on the second � � �oor. Residential uses are allou�ed. Resi- 5. Mixed coLZ�mercial and residential development dential mixed use is allo�Ted i�� the resi- may be allo«Ted if tlze residential units provide dential units provide an incentive to de- an li�centive to develop retail usz, if the devel- velop the retail use, if the developrnent opment is «lell designed, financially benencial i� �Tell des jQned, financially bene�icial to to Cupertino, pro�Tides communit�l ainenities Cupertino, provides community ameni- and is gedestrian-oriented. ties and is pedestrian-oriented. 6. ResidenLial or office development� sha11 be con- � sidered in mid-block parcels. The 330 unit resi- � � �"�" ��" � �'::� dential alloca�ion is available fo�the entire area; � , �:. . . ,_.. ,::.;. a� .... . ..�_:.: : a . - , :�_ . `�``� �� ho�Je��er, limited rzsidential uses are allo�=ed in .e:� � , � M�� the Crossroads area. 1 he ma_�imum densit-�.� a1- �'-i � � 1o��able shall be 2� dwzllina units per acre. `��`-.��r:. '�t 1 -� ' � �� : � 7. Pro�ect specific development allocation and de- i� '- � ��:' � � � - :--� _'� .�� .. ��elopment in�ensi�y �%il1 b� determined on a �.. ;: � :;� ' �-: ,. _ r . ,,, .-� �� " ' --- - case-b��-case basis i�-1 conjunction ��%ith specinc .. , �-:75 �S . � L �' � .'--�:. -� :- _�,� =�,_„j --�' � development rz�ie�1. '��21'� _. _ ._- '��, "�"'�� 8. P1an ior the �radual develo-�ment of vaca�--it ,��.��.�.�,�,_ � ;,;. ; � � , ,��`�'r��::� �:"�- .• �_ , � - .�� -, ,c��- � " -: nonresidential sites and the upgradi�-z� or under r-�....- « ,;.� � �_- �- _ , �„�«;,� ^�,�,��;� ,__ : � ,��- � �� ;s _ ,�y�� t��; u�i1_Led, noP�esidential sit`s. .� __ ��- . St�a�eg�ese � The properties as sho��-n in the Zm�re on page • Identi�J Stevzns Cr�ek Baulevard co�mer- 9 sha11 nzaintasz the Heart of the Cit-jT Parkti�a�� cial sites be��Jzen t'rie maj or activity areas Landscape Easement and Fronta�e Renovation and pro�-ide Hear� oi the Ci�y retail coPZ- requirements and shall meet the Design Guide- mercial de�Telopi�ent allocation for t�'�e up- 1Lnes in this documen�.These properties include giadin� of these progerties to Heart of Ci�T . De rinza Colleae, propertie�to the south of Ste- de�icn s��-�dards. vens Creek Boule��ard ��ithin the City Center area, properties to the north of Ste��ens C�eek � Prcpare de�relopment re�ulations and cL1�2- Bou1_e�Tard��-ithtn the South Va11co Park arza. lines that clari�� Ci��7 expectations for qua?- it�T de�%elogment Z. 1 he majorit��oi the 225;300 s�uare ioot commer- cial de�lelopment allocation for the Heart of the ° ��ou,h econoi�ic develo��nznt activities, C1��%choLld bz det'O,CCC� �O en�1'�r1C111�U�CL?��LL�l LLl iGCll� CLl attrZCt1I1Q IZ��N �L'SiT1ZSSc� ci�C� LZ- �he �-�-iajo� acti�-ity czn�er� along the corridor. taininQ existi�-�Q bu�ine�s��. 3. PzrceL on or near interszctions in the Stevens 9. �n�Lre �hz co�r�pa�ibili�y oi aujoininQ Iand u�e� Creek Baule.�ard ar�a shall have a neiohbor- ��,��;o hood co�nmercial component. t �i°�?�� nt� ll=� 3�� Q�;'��0�__�:1= �?�.i1�- CITY�F CliPERTI:`TO-HEA.,�T Or TH�CITY S��CIFIC PL_'�: 8. PoucY F��woxx � tions that assure compatibility, while em- � Develog design guidelines and incentives for ploying specific, we11-designed buffers for pedestrian plazas, courtyards and passive rest adj acent residences. areas. IO.Generally, the expenditure of public funds to ac- • Complete implementation of the bicycle quire and develop typical neighborhood parks is plan for Stevens Creek Boulevard and pro- not endorsed; however, passive rest areas should vide bicycle racks as needed. be incorporated in�ew development to the ex- . Investigate the possibility of creating greater tent feasible and in furtherance of Heart of the pedestrian access between the residential City Specific Plan policies. neighborhoods and retail centers. Circulation/Parking Goal • Investigate potential open space linkage from Creekside Park to Stevens Creek Bou- Facilitate efficient and safe moveinent .of peo- levard and into Va11co Industrial Park usins p1e and vehicles within the specific planning area. the Calabazas Creek Corridor. Maintain or improve transportation level of service (LOS) "D" except at the intersection of Stevens Z• Improve traffic flow and visual continuity along ' Creek Boulevard and De Anza Boulevard and at the Boulevard. the intersection of Stevens Creek Boulevard and Str'ategy: � Stelling Road, where LOS E+ is a11o��able to fur- Reduce the number of curb cuts by requiring ther a unique communiry gathering place. shared drive��ays and interconnected roads Policies: along the Boulevard where feasible through . l. Promote bicycle and pedestrian access alon� private development improvements. � Stevens Creek Boulevard by creating a network 3. Adjust parking standards in accordznce with ac- of attractive formal and informal pedestrian tual land use demand. pathways that link together the Boulevard and adjacent properties. Strategy: • Establish revised parking standards for mixed Si'rategies: used developments that include residential • E��aluate options on Stevens Creek Bou1e- uses. vard to improve the pedestrian environment by proactively managing speed limits, their ' Require shared parking agreements in the manual and automated enforcement and Crossroads area, with overall parking stan- traffic sional synchronST dards reduced to reflect shared parkin; ar- rangements. • Require pedestrian plannin' for new devel- opment that includes pedestrian linkages � ben�een properties and pedestrian-oriented Urban Design/Streetscape Goai 3LLlenities. To create a hijh qualiry and distinct coinmunity • Barriers to pedestrian access should not be image and a functional and vibrant heart for Cu- created between adjoinina retail commercial Pertino. properties. � Poli[ies: • Encourage active, outdoor-oriented commer- l. Provide a public improvement proo am, de�°el- � cial uses. , opment standards and design guidelines that CITY OF CUPERTINO-HEART OF Tx�Cin�Snscrtic PrAx � � i . `��. c >. '"°'' _- L � � °-_ - � f��_"s 1 _ ___ d s o= =a - a � � " �,,,��„ �, ' � �G��o � _ Y d o r_ei x = I u -- w z�==o � ti. � G Q� y I . : s G V o � � � - � r � T � � � ° g , e c . � � �C G � 8 T - /� � • - ' � T 01 _ ii - p — � ?, o •_ � C -- �m a,y� � o 0 0 G ati� � B7 � _ �yv_ — �� o�� 2 H r . .,, �V O pUj O C W � __ _ � ^'�- �� 7 � I � .a�i y �ra��n — a�m � . � � - �-_ _..` � C] �vci< <^-'� c C �n ■- - -- 3nr f1N!Nrl � �� PO ` • � � u � � � E�c �,. 6 I � -:�_J -- � - , - - - � ' � � � -- � . __...—---- . � - -- - ��`t` Qtl�jIOM � 31�t+ — � — � _ ,d - _ i � . � > J � O .'Y .-._-- Z - • � �+ - — .w+ � V � QJ 'J > � � f O � a.+ 3nH J31J'c 19 - ------ - - L "_- v ('1 - - -_ ' � _."'= = _ _ _ .- -� _. . . .. _ . _ .. _ - .. , < I __ � = � - . , /= , �J � -- V _ _ _, . - - - r� J ar,�e azwr 3a '- - '° L ¢ � m - �.. _ -- C , - � - U T r. V � � .y L �jJ __"_ � �_ _ G�J�1JIil=1= -- _�. ._�.� _ . ..,, r- _ t . C L/ � r� i �' - s � 1 ` �Np i iJ -. IR � i O ._.-__ _ � � . L � o �:.^ y L � � ' � ^✓+'K��.' (J 6 -`' � � - � S _ � ""- • ❑ .-_-::-_ � O PoucY F�aMEwoxx 11 . will promote the future i�a�e of Stevens Creek • Develop entrance concepts, which may in- Boulevard as the Heart of the Cit-�7. clude structures and/or landscapinc for major Stra�egies: proj ects to be implemented b5� private prop- erty owners. � � Implement a streetscape proo am .that will � create a distinct, but cohesive, high quality • Consider dze visual and functional access image for Stevens Creek Boulevard. of significant public facilities i�� developing � building designs for the Hea�-t oi the Cit��. • Require comgliance with the Heart of the City des ban guidelines for new development • .Emphasi:e private properry landscape mate- or redevelopment of existing buildings. Em- rials that complement the streetscape land- phasiz.e urban desi�n as a major consideration scape ptan. of the design revie�a and appro��al process. • Implement a plan to have a professional ar- o Promote Boulevard landscaping that comple- chitectural advisor to assist the �ity in the ments the planned land u�es and activities design revietu process. alon,�the Boulevard. 7, Soften an�define the hardscape of parking areas, � o Enhance and promote the creation of pub- pedestrian spaces and pathtuays by using land- Iic space throuahout the Heart of the City scaping. through the use of building 5iti��g and dz5i�, Stpai'egy: , public art, landscapinj and street furniture. Develop design guidelines for the use of land- , a Design entry points and landmarks that pro- scapino and furniture in the h�dscape areas vide a sense of arrival to the Heart of.the � in order to define and separate use areas as Cit�T, initiate dZe streetscape theme and pro- we11 as create more attractive enviro�unznts. . vide si;aaae to importa,_zt destinations. CITY O:CLTPcRTINO —HEAP.T OF TH�CITY SPECIFIC PL4*7 1 Z STREETSC4PE DESIC-N - 5��P� �� public� and priyate szctor actions in the Specinc . P1an Area. For example, lar�e-scale improvemen� ��c[�g��d ��d �u�p�s� �-ithin the existing ri�ht-of-wa��, such as street trees The Streetsca e �lement of the S ecific Plan ��d street Iightin;,may be best implemented b�T thz P P City v,rith futurz reirnbursement by pri�jate property implements community desigz�. goals contained owners when redeveloprr�e�t occurs; cons�ruction in the 1993 General Plan, des ban concepts subse- can be more efficient and the appzarance of the � quently developed and revised in the 1993 "Heart impro�ements more consistent. Impro�Tements to of the Ci " DesiQn Charette, and any new poli- cies and oncepts identined in the 2005 General Piivate property adjacent to the righ�-of-u�ay would need to be coordinat�d wlth the City, but could be . P1an. The general streetscape concept endorsed at implemented as part of prl��ately-financed site ren- the Charette«�as named"Parkurbia." It promotes a ovation o.r redev elopiuent. Ho��ever, the pri�nar�T t�b een" CLL�� 3C�'lOZ��ledges Cupzrtino's aoricultural � purpose of the Streetscape E1e�nent is to de�ne the pas�, and Iinks the sseet's major activit-� centers impro�Tements needed to fulfill the City's vi�ion for �Tith a continuous landscaped park�Tay as a princi- the S�e�=ens Creek�oulev�d corridor. It allows for pa1 obj ective. � r fle:ibility in terms or phasin�,nnancin�, and desi�n. modifications in order to addrzss the needs of the �i - - : _�+�.� Y _ . � .� , City and Specific P1an Area property oi��ers and • �y `�• ``•��L 4 - . - 1� �� -��. businesses. �„'.. r -�° ��-:1� t _ � ,y,.��--�`' -',�_t�['_* �� t�{ �r►' ` ��_ ,'.� -1 _ f :�� :_ - � cs:. , .-- � �•:-`� + 5��-eE�s��pe�esu�� °bc��¢��s . Ow1'4'_ Y—•�r x y' �'.�,r;''" ,�_.��'~ -�e.� ` _ . _ `��. _�,:��-, `t 1 he Streetscape Element has nve un.der�yina :�� . - r� � = ` . ;�, �'1 _ . - ._ _ �� :�_ � principles: .' rt.�.._ � ' . _ �t � ._ _'.:.;'fi�`'yl � . l . .« �Z. .'�-�'�,�- �� r �•� -} T.�,,,_. = =V,,,_ _ �";,,� . �� 1) Unify the Visual Appeara.nce o� the Str�et " _"' �,,r s °` r � r-Y=� "�'�r �` �,ith Orchard/Grove S�reet Trees Plantings, , ._�,.w��.. - `,: .e `��-� - " �� .� a Consistent Palette of Fumishin�s, and Civ- �= -----— -- - - � �.� ic Landmarks. The Streetscape E1_eme�t complements the Spe- Z) Improve the Pedestrian En�-ironment �lonQ cific Plan's Land U�e Element by re$ectin�the cor- the Street Frontaoe VVLL11 1 c�.S�IZ1� Rest Ar- ridor's diiferent la�d use concentrations z.l-id desig- eas, P1ant?nQ Strips and Burierina lrees �nd nations. Dzsig�z approaches �Tz�% to accomi:lodate Sh�bs. land uses. Options for implementation depend to �) �11ow for Flexibility uz the De�i�n of 3 S1�'il.1�CZ17� �?iLE1�1L on the t�Fe of.existing devel- � Streetscape IRZ�i01"ZI'ilcii�5 �O �ddres� 1�C- opment i��mediately adjacent to the stree� ri�h�- czss and Vi�ibilitj� I��eeds oi Adjacent Conz- oi-��a��. Stieetscape po1iciz�a1so re�lect the setback, r LL?2iClcl Dz;�elop��z�. rronta�e impro�-er_zent�, a�d 1_�?zdscape �nd si�na�e . require�-�ePts established ?n t1_ze PI�z's Develop- �) lzccommodate Option�s ior lmplem�ntin� ��.n� S�a.ndard� and Dzsign Guidelines. logether, Stree�scape Improt-eLT1C11LS. Z-o-� Ci�;T Con- Lt':Z�` ti1TcZ 1 13i1 �L�Ticil�� Cu�UiIlZ �O �iOiZlOi.` B.IZ S�rL1Ct10T1, Renoz%B�LOi1� Oi F:�i��iP_�? �cvZlO�- ZLLI�2CLI\'C� �L�ZC�'115G' ��L1Z\'�rd� C,I�nJI�LElLL �h'LL� L1ICLZL� ��GLZ��.I�s��1 1\�.4�' �C�C��1117.�.Pt-. che �oaL or�he Gerieral Pl�-�. � � �= �) C�eate a unique pede��i12i1 OiIZIZtCd activit-�� Li�EL�C��C.' LL!1't�.1O�TL'LT�C1�L�OlIC1ES z�Dl�T t0�0��1 CciZtzi 8L��1�Crossroad�. Ci1�`Gr CL�E?TINO—H�a�T Or THL CITl SP�CIFIC PL'.?�T STREETSC�PE DESI GN 13 S��°ee��se ��c�p� P�-ar�c6��s: . • UnifyVisual Appearance of Street with Orchard/Grove StreetTree Plantings,Consistent Furnishings, and Civic Landmarks. � • Improve Pedestrian Environment Along Street Fron�age�Nrth Planting Strips and Bufiering Trees and 5hrub�. ° AI(aw Flexibility to Address Access and Visibil�ty Needs of Adjacen�Commerciai Development. ° Accammodate Op�ions for Impiementing Streetscape Improvements:e.g.City Construction,Renovation of Existing Devel�pment,Standards for New Deve(opment. ° Create a Unique Pedestrian=0riented Activity Center at tf�e Crossroads. ... -- � o _.. _ . ____.. � J _ ._'"' _'.'_ -- - __ ' � o p � � -- Z N w � z �. . � �. - � _ . 8a, -- ---- � - • u p ' v-� � � --.. -.__ .___. .... - c��VEIdS CREEK BLVD -- - - - ■ ■ : ■ e e c � e � d c c s � d� ,�.,.�....,�...�....__ .. �,.�,..�:��- � -�� _ao _. __ _ __._ ._ .. .._..,�:� .� � _ �� .�..:s`+.:'.,�..,......dT"'u. .,. �,.. ' ... s ■ ■ a ■ ■ r ■ ■ ■ • e � ■ e ■ � � _. , --- • . . � � �-- ' i . _ � • . . _ � i . , _ , . . Crossro�ds K � �'' Rerer to Crossroads Speci`ic Plan ror de�ails VVest Ste�rer►s Crce6c��d: Cer�ral S��ve�s Creek�i�d: Eas�S�e��ens C�Eek�F�ra: �a�Crave Floweri�g O�c�iard AsEi�rave "= r__ "•"'-' :-�, r--,r-�. _"�. _- _r.�._ - --� r-ti -- r`� -r= - �^ �- 'R �c '�1 ;' •i : �.; i�`-. ^-�; �- €;3't�'-�`,�-•':.-L y� Sa�� '��'-'� `'��y�_ 1 . -= - . ' b � k c . e 1 +rr._;'a r \ -- �•'j' / 1 1 / � T.T'-r- �--___.'_�_'-�--�� I.�i;� r� � -�.. �;� ��'��i'od �-�' . � �� V� �� , ✓-4� � .L" � �-�- � r� �- . r;;,;--. -�-f"` ` _ �� _ - -�==3- - EIC�.. - ,- - k°� .�. �--- - _ ; � �`, �� ' � . � % � 1 ' �J 1 ' - �.� . „--Tti.—; �'r' �� ':�i' �S+ .J �`fi"~J'?- � `u'- I I!- �� ',?. �;: i 1'^�� ii ��- S'-� r�',�.y'l� �$��--�_ S� � ?s. �r''�::�4 � . r=-�=-s- -- � - t� �G�.: � r�_''' L_ ,J`i �^r-1 - �'� -� �- i. �� " . ~� � .�-'--�-- 'r'!-�-! �'�� --'� , . J.�, _ -..�� y .�,. � �-: i i �i ; � / �__� _! ' b._ 1 ^L _ J 1 ,:-•;r�' ��; �� S,�,�,c°��x ��` ? � ", � -. , / - �� _ ._--T_--i----F-------r---r-- r � �� =�:��--� � � � �� ° Informal P,rrangemen�oi h�ative � Forma(Grid of Ffowe.ring I rees ° Semi-Formaf nrranaenen� Trees and VVild Flov��rs Along and Grass Along Frantage and oi Large 5h�de I rces,Grass, � . Frontage and in f1�l�dian. in fl�iedian. ?nd Flo�r,��ring Shrubs > Consid'er R2moving Curbs and ° Focuses Character of City P,long Fron�ag�and in Waiks and Replacing w��h Crusned Cen�er,Target,Ofice Build�ngs. Median. Grani��Surrace. = Facus�s Charac��r crValico, � ° Focu�es Cnarac�er or D�Anza ��larketpl�ce Center,��t��!�e College,f��lemarial P�rk,Oaks Cen�er. , Road. CI� Or CL:':=�RTT�O-L�Ea.RT Or'TFiE CITY S?ECIr?C Z Ir"_?� �� STR._�'ETSC��'E DESIG?�� e56�� €�E�� Central Stevens Creek Bou�evard - 1 he Central Four streetscape subareas are defined for the Stevens Creek Boule�Tard subarea extends�om De corridor: �kTest Steve�i.s Creek Boulevard Crossroads �r''a Boulevard East to Perimeter Road.The plant- Cen�ral Stevens Creek BouI�vard, and �East Stevens �� eme is a "Flowering Orchard." It features a Creek Boul�vard. See the Concept P1an on the fol- formal planting of Flo��erin�Pear (Pyrus calleriana lowi�zg pa�e. "Chanticleer") and b ass in curbside planting s�rips. Flowering shrubs .�ould be planted in the center A continuous curbside plantina strip and a con- median v�here appropriate. 1 his approach fills in ' tinuous ro�� of.street�trees «Tould extend alon� the and e�tends the trze plantinQs that preszntly ex- entire corrido_r. Howeti er, each subarea woulcl fea- ist along the s�eet, and the formal tree placement � ture a differznt tree species. Tree species are�elect- ,expresses the irnportance of the Central Stevens ed to reflect differences in the character of develop- Creek Boulevard as the ci�ic and cultural heart of � ment in the subareas and/or the predomLnant tY-pes the City. Trees should be planted in rows on both � of e�:isting trees a�-id rrontage conditions. sides of the side«�a1k at approximately Z5 feet on •Stree�scape DesiQn policies for each of the sub- center. For retail properties�,-ith narrow drive«TaSTs, areas are described below: the second row tree on each side of the driveway ' need not be planted if it obscures retail visibili�-. �est Steveils Crezk Boulevard - The �est Stz- �Tens C�eek Boulevard subarea ex�ends frorn Route East Steve�ls Creek Boulevard-Thz East.Ste�%ens 8�to Stelling Road.1 he planti�zg theme is an"Oak Creek�Boulevard subarea e��ends rom Perime�er Grove." It features an irurornzal plan�ing of Live Road to the Ci�T boundary�adjacent to lantau Ave- . Oaks (Quercus a�ifolia) aTzd native ��Tild r�ouTers nue. The plantino theme is an."Ash Grove." It fea- in curbside lantin� stri s and the center n�edian. tures a relatively formal plantin� oi Ash (Fraxinus P � P species) in curbside plan�in� strips and tne center � It is anticipated that these oaks could be pla.�--ited al-non; the existing Deodar cedars at De An�a Col- median.Similaz to the Central Stevens Creek Bou- lege j�jithout needinQ to remove the exi�tin� trees. levard subarea, this approach Z11s L� and extends l his apploach is intended to bi1i7Q the 1and�cape �he tree plantings that presently exist along the of the adjacent foothills into the Cit-}T, as��-e11 as tie street. It also combines wLth the "Oak Grove" in . to�ether the existinQ character o�De Aiz:a ColleQe, the�YJest Stevens C�eek�oulevard subarea to fra�ne Memorial Park, and 1 he Oaks �hoppinQ center. the Central Stzvens C_eek Boulevard subarea.Both lree� should be planted at approximately -^r0 feet ��'i11 have a shad��, somev,�hat rural visual charac�er. on center. Decomposed granite should be used as �� -��- " . . �. s�_�. �._ ��-_�``� the suriac�material��here appropriate. _ :,. /� ._- - .ci. ;� � ��,' - - _ � Crossroads-Re�er to the Crossroads Streetscape �= _ � �'=� ^ t � � ' l ��.: P1an f�r detai1s. 1 his subarea ex�end� ��o� Stell�n� Y4�� ''��-� �,ti•. , --�`'��-�,..,.� � Road to De r'�i�a Boule��ard. - ` '�`��' p �„' ' � .�" _" ';:. = K� � � J��, _�y:� - �� - . � .f �,�lw>!,�2'.3 �R;� '�� x... ��E' 'G L.�+rS: t* +-�'''�' -,� .� �.1 s�.�.y.i -:rC�M....- uj.._�Y-7 M �-n-y.' . ��f-�r., Y �� e2• :S$Y �"�` . �.�� ^�. `� ��3'�`'S]'�r ^' C,--��'s � = � ,f� ��F'i. �z:�, ��. --cX-. r �.''�f��-�-�. a�0��` :� ..<• ��'�-^=. t �. �"� ✓-�._.e��.�'��: r ♦ � , - , �`3.'T�""3'��1.: .. �sy, , �.7�' . ., .....,._ . ��_ :..,� .c•,�� i„'�fr'ti``t�'rs�wi�1 � ` , �� 4 .m . _ _ � . t . . ,�.."�. . � . -t'z �' ��Y - < <.. � , ��1 . . .-�; �_. ._ .. . . 4 `.._ ,.,�--. .. �:.�y't'� �� '�� '±�+A ~ = � �''a r'y,� _ _'Y �; ^. � � *'�1 -� � � 7�'��;�� l� _ S Y w.._r w � ��:� !;4 4 ��,�j.J.1[�..s2t"'-•'�'''.�r _ ' . ? rd� __ � c � "'r�"M�^.✓'T 7'.'r �r ... 'Z f�eS.�.- .�,�Tr^"` ._ A ..... _ .� ..3e, w�'� . .'�• � '.'_.... �^'13l2ia^J�w�t�� -�.. _� 'f�r'�r'' � w�.L�-.L - �C� /l •�•-•. 45....� o }r-. _�: . . - m'�"'f�i1�1.11�+'d:t itr,;,� qp+:ti. S '7"�",'..--ti -��•.,,� °,�w. � . � - '�C�� ''y'ZT'�' ',L � �' l �� . .rsi�'"'� M�..�aw-....� �a�M�f ..i �✓- �'�3 ,. .� " �� 4.Y°°� ��,._'- - �_�~�� f Y"..� . _ �� . , m. ~ � � � � �� . � . F : - . . -+�i-iwr.�"#... '�� f " �uwrt��!'Y �� }R^'��.ey�� - .... Mu � �-�. _ y . _w� �..�n ... .^t -- �r y ...�./ . . +nc.r� . . .. . . � .��, � ..� .. . . � _ .. �....,�.,y� ti `•"*�x��_y�+,.� . ._ ~ � ... "_.__ _ d. YS,Qy_:F�+_ � .. - t;:I��L:�!�ri.. CZ�z Or Cu?ERTi?i0—N�s�T�F THE CITY�nECIF?C i�L=N , STREETSC_4PE DESIGN l.� Trees should be planted in ro«�s on both sides of species should not be rzmoved if spaced closer - :_ the sidewalk at approximately 35 feet on cer_ter. than the streetscape des jan. Over the long term Grass or low-gro«�ing b oundcover may be used as when redevelopment of properties occurs, the the surface material. For retail properties with nar- wide landscape easement with planting strip row driveways, the second ro�� tree on each_side will be implemented on a11 To�-n Center and of the drive��ay need not be planted if it obscures East Gateway frontage properties. , retail �-isibilit�1. If a double rou� of mature ashes is 2�Curbside�alk avith La�idsca.pe Ecuement-A curb- already established along a commercial retail front- aae neither row of trees should be removed. side planting strip up to 10 feet in width and ° ' a double row of trees can be established under this condition. Hou�ever, because the width of ' F6`O��d�C RCE109(��9�i1 �06�C�it16i15 . . the easement area varies,tlie second rou�of trees A curbside planting strip 10 feet in width and may need to be o$set from the first row. a sidewalk a minimum of 6 feet in width should be 3)�YJide Curbside G�alk v�itlwut Land.scape Easement - established along the entire frontage of the street. In this condition the zntire curbside riaht-of- In the Central Stevens Creek Boulevard and East way is paved as a.sidewalk. Levels of pede trian Stevens Creek Boulevard subareas, a planting area activiry along the street generally don't demand 10 feet in width should also be established behind a walk this wide, and a curbside plantind strip , the walk to accommodate a second ro�� of trees. approxima�ely 6 feet wide should be established Conditions along the street �-ar�T, ZZOwever, and Ly removing the curbside portion oi the walk. implementing the Desio Concept in a uniforn way wi11 be difficult, at least for the near term.The `� Curbside Gjalk without Landscape Easement - As Fronta�e Renovation Conditions plans on the Illustrated, a monolithic curb, jutter and side- followliZg page illustra*e ty-pical existing frontage �'alk exists with a relatively narrow pl�ntinQ conditions 'and recommendations for respondin� �ea bztween the sideu�alk and adjacent build- to them to implement the Desi;n Concept. Con- inas and/or parkin�areas.There is no landscape ditions are described bzlo`�� from least to most con- easement adjacent to the ri�ht-of-�-a5�, and stra'v.Zed. � there is only 10 feet within the right-of-�ua�T. To implement the Streetscape Concept under � 1)Wide Lar�dscape Ecuernent suith P1antlig S�-ip - these conditions the location of the «�alk and 1 nis condition is the nodel �or the rest o� the planting area needs to be re�-ersed. A 5 feet street. It contains a 10 feet pl�ntina strip al-Ld curbside plantinb strip and a � ieet side�val_k a 10 foot landscape easement adjacent to th� should bz established ��,-ith?n the right-of-u7a5-. sid�ulalk. It re�.ects Ciry requirenents �or iront- lrees should be located 'u-�adjacent parkino lots age landscapinff that have been in place for the as feasible to estaolish a doublz ro«=. past tu�elt�e years and as such characteri�es inost � o�the new de�elopment alon�the street. E�;ist- �7z �ontaQe impro�-eLzzents recommended ° should be impro�-ed as part of reno�=at?ons �o exi�t- in� trees in these areas, ho«=��er, rarely forni ina det-elopm_ent� and pro�erties, ��d/or requi_ed consiscent ro«�s a1_on� the s�eet Additio�zl - trees should be edded to create a double ro�a o� alono t�-ith a `�-ider landscape easement iT rede�-el- opment of a pro�ert�yl �CCL?"c, trees at a spacin�consistent�;-ith the streetscap� desiQn. ExistinQ trees of the recomtnended tre° CIT1'Or CUi'E-^.TIl�'O—�?.RT Ot TE?E CITY SPFCIFIC PL4N �� E�-`ELOP2.ZENT STANDAP,.DS��•D DESIG2ti'GUIDELIN`E5 ��Q�� the next. "Building as a sia" commercial build- ��5��y.� �� inos, sleek offices, old and ne�� shopp ing centers, - parks, parking Iots,gas stations, condomini�-ns and �� apartments all "do their ou� thing," independent of one another. 1 he Dzvelopment Standards and Design Guide- � lines contained in this Element p�ovide regulatory �i1e progress has been made during the life �support for the Specinc Plan's land use policies. of thz Heart of the Ci�l, se�Tzral properties along � They are intended to promote hi�h-quality private- the�corridor sti11 have development potential and sector development, enhance proper�� values, and therefore, a consistent set of standards and guide- ensure that both private in��estment a��d public lines is necessar5�. Some examples of projects where activi�y.continues to be attracted to the Ste�-ens the Heart of the City standards have been suc- Creek Boule�Tard corridor. cessfull�T applied are: Adobe Terrace, Marketplace � - Shopping Center and the Travio e development at , T�ie Standards and Guidelines rerZect tne Com- the riorth eas� comer of Blaney Avenue and Ste- munity Desi�n Goa1s of the 1993 General Plan, the vens Creek Boulevard. . "Parkurbia" streetscape concept that emerged froin the 1993 "Heart of thz Ci��" desiQn charette, the - � implementing str�etscape improvement policies ��='�w�� "r� , �F ,� . ��;��d� , ,�-n�„ � „ „��'... �,'�,"�x� ,; .�.W..*a�:,��. ,� contair�ed i�-z the Specific Plaz�'s Streetscape Ele- `�.." ' - ' ` ` � ment, and any new polici�s �-�d coT,_ceL��, ident�red `� in the Z00� General Pl?�. ='�---'-f�� - ��,� _ � ' � ' -,� �� -- -_-- ---=-1-__.;-- - As noted throuahout the Specinc Pian, t'�� . .. _ _-----_ .`� "Parkurbia" concept promotes a "green" ci��, ac- " "�� kno�=ledae� Cupertino's a�icultural past, and en- �''''��- -�.- :� • .. � visions Stevens Creek Boule�Tard as a landscaped ,� . � .�, —_ z. '�� _.��- pa:��u�ay Iinkin� rnajor cen�ers af cultural, o�ce, _ "° � - -- - - -- - - __- -- and retail u�e. Ho«�e�-er, Stevens Creek Boulevard , '�— � � must also accommodate a varie�� or development �--��. = � -.- - -�� = - �:�- , f - �,�r��,�.r-�'!- r�"" �.-� _ _—--�--� µ� ___._ �. . . . . {l4,.�.w.. ^F- �..:.,—.-.v��—^�.'` : .��, �'�'«�".a v.'.�'�'"'c K�'?� . , .. ._ types outside of the actL�jity nodes around Lntersec- k =-______ _ _ __. ._��. .._.� � ° �� tions, and a central objectivz of the Standard� and Guidelines is to accommodate this variety within ��1Z O�%Ziall�3�2!�le�?rS Oi Li1z ��l�i�Li�1�.� COP_CZ��, � ,9E p.�; . � � �� E�.�—��–�� a°1G°�b�� ` � •'� o s,. =c- _„ .>. , �a The L�n�az of Cuper�ino i__��e��c��r1=�F��'c�� ,� �;�� Stevens Cre�k Boulev�d. 1 h� corridor is the cen- =,�;; __f n-= _' w�..�___ __ tral element of Cupertino's "public re311T1,�� t��her� �r - ,� `� "- :�;,, � : � -�� ` ,��. much o� it5 pLblic liie occu��. ' � '� � _ �T� .-� � �` �et the co-ridor.. �'"� �.w�'� �� r��=:�..__ �� , ,� x�.�� .;� �z� - 1zod�e-pod�e appearance contributes little to the �� -��' �- �---�". ,:. '. �7 b . .k:. b� - '��.a.� �y.fi."�'„' -�..a"„'s' .�. � "'1� •-r:%�g:�wn.,,��.>'°-r,--..`�,� , -a.�:.�..�u�:'-��'..,,�`�..:.,.-, y .�� o�-era11 charac�er of the commu�i�;- and is at od�_ Y.�.:=� _ __ _ _ _,� - ��°.��' �%i�h thz orderly �ub-urban character oi its neiQ1,�- borhoods �nd business par�. Land u�es, buil_dinQ � _- :- ...- = . fOITTLS, ci1C� l�n�.'�SCa�L1�' �r�r"?J iL'Onl O?ZE L�TO��T��r tp _::_':..,.....: '' .. . _ . : _ _ � . : CITY O r CUPtn��ti O-H��FT O r TH�CITY SPiCIFIC PLA?�' DEVELOPMENT ST?.1�TDA?2DS S1VD DESIGN GliLDELI�TES �� Participants in the General Plan process and the of store frontaje to l.� square feet. Heait of the City Design Charette in 1493 identi- fied this lack of coherence as particularly undesir- In addition the Streetscape Element contains � able, and identified a" arkwa 7" policies for iristalling trees with canopies high p � design approach as enough to allow visibility o�adjacent properties. a means of both bringing visual order to the street and reflectin� the physical characteristics of the Compatibilit��: The Standards and guidelines do rest of the communi�T. not require a particular architectural style or styles. �1 he goals of.the Standards and Guidelines are However they do encouraje a common approach uz terms of architectual rzatures. For example, therefore: a1_l buildin�s are required to have a main building 1)Accomrnodate a continuous parkway /street- en�ance visible from the streeL frontage, and a11 tree planting scheme that facilitates pedes- buildings are encouraged to have an architectural �ian activit5�;yet maintain the visibili .ry and base, a consistent arrangement of building masses, access needed for successful commercial retail and an attractive roof or roofline. � businesses. In addition to the consistent park��ay fronta�e, 2)Promote visual compatibility be�feen com- eleinents of ao icultural landscaping and pedestrian � mercial, ofnce, and residential development. scale character - "orchard',' tree plantings, �rellises 3)Allow commercial, office and residential de- �d arbors, arid pedes�-ian-height light fixtures—are emphasi�ed. Clearly-defined«ralkino paths connect- velopmenLflexibilit5� to meet dL�erent needs �g Public side«Ta11ts, prominent building entries, in terms o� buildin,�fonn and site and front- court5�ards, and parkin� areas are required. Proper- age orientation. tizs arz bufierzd along rear lot lines by fences and/or The manner in��-hich the Standards and GLide- «Ta11s and evenly-spaced"wind row"tee plantinQs. Iines address these goals is summarLed belo«-: F�aibiliry: Diiierent forr.is of dez-elopment t�Tpi- Visibiliry: The Standards and Guidelines imple- cally exhibit different on-site relationships between � ment the park-��Tay frontage concept established in buildinos, parking, street fronta�es, and landscaped the Streetscape Element of the Specific P1an. Thej� areas: Maximum visibilit��, minimal_landscaping, and require dzat a11 new dev.elopment proj-ide a front- a�ontal rzlationship of buildings to li'�e s�Leet iront- aae landscapz easement that e�:tends tulenry six ieet aoe is��pically greferred for commercial de�-elopment. back from the curb. lhe easement wi11 accommo- Some amount of�isibiliry combined «-ith attractive . date a curbside plantina s7ip, side��a1_k, and either landscaping is prefeTred for oince buildin�s, wi�lz the � a sin�le ro�� o:double ro«- of stre�t trees. relationship of bLildL�as to s�Leet frontages ra��-uzo Ho«Tever, visibilir�, of development from the nom site to site. Dense screenin� and landscapin� is r pre��rred for residential_development, �,Ti1z build�n�s roadu�a�� is important for m_ost t��pes o� develop- oiten oriented a��ay froin street frontaaes. inent. Because businesses market aoods and services dire�tly to motorists, it is essential for commercial 1 he St�-�.dards and Guidelines encouraoe build- retail de�-�lopmei��. 1 he S�a.ndard� and Guidelines uzQs to be locat�d uz re1_atively clo_`pro:imi�y to th: therefore contain the follo«�in�pro�%1510R5 t0 LLLc1P_- {TGP_ta�e t0 LT7CL�ase visibil_i�=, and �chitec�ural and t3Li1 V1S1�111��: siteimprovem�Il��ZO'visionsencoura�ZCOIIIL��1�1�1�� .,,-, ll7 �ZI�T15 Oi TlZZ jeneral appear�nce Oi�`'v�lOPlilc�lL, 1. Buildu-iQ-LOm-curb seteacl:s are reduced to» ; . as noted abo�Te. Ho�-e�-er, on-site relat�o�zships ma}7 Z. lotal area pernzitted for commercial wall si�s �arp�om de�elopi�ent t-��e to devel_opmen�type. is increased from 1 square �oot per linear foot CITi Oi-CL�P��TI1V0—HcART O:THL CI'IY S?ECIFIC PL?N 18 DtVELOPMENT ST42�D_4RT�5?.ND DESIGN GUIDEISI�TES "� f15i�g the.Sta�dapds�5�d GE�o€��'s6�es Commission.Guidelines typically employ the word Development Standards address dzose as�ec�s "should." Variations are permitted if they will sub- of development rhat are essential to achie�-e the stantially aid in meeting the overall principles and goals of the Specific Plan. They are specifications �bjectives of the Specific Plan. for site de�7elopment and building desi�n, such as Illustrative Building Prototypes illustrate ap- permitted land uses, building height, and setbacls. plication of the Standard and Guidel'v.zes and the Standards must be adhered to and t�Jpically emplop forms of de��elopment desired by the City. the word"sha11." � Standard and Guideli��zs begin on the follou�ing Design Guidelines, on the other hand, providz pages �uidance for new development in tzrms of more � subj ective considerations, such as district char- �Development Standards—Page I 7 acter or desi,�n details. They also serve as criteria Design Guidelinzs—Page 24 for desi�n revie�� by Ci�� staff and the PlanninQ CI�OF Ct:PERTINO-H�'_RT Or THE CIiY SPECIFIC PL°.N DEVELOPMENT STANDARDS �9 �EliELQ�iM�IVT S�iAt�D�4.R�5 - 1.01.�10 Descrip�gon � Standards and guidelines promote development that is compatible both u�ith nearby neigh- borhoods and with�xisting and planned development along Stevens Creek Boulevard.A va- riery of difrrerent ty-pes of commercial development, from stand-alone single-tenant buildings to small convenience centers, office buildings and large shopping centers may be proposed. Buildings are encouraged to be located closer to the street frontage for visibility. The detjel- . opment standards generally require that surface parking areas sha11 be located to the side or � rear of buildings, ti�ith shade trees in an "orchard" planting arrangement. Amenities, such as benches, pedestrian-scale lighting, and planters are encouraged alonc buildinj frontaQes, where they t��i11 be��isible from Stevens Creek Boulevard. 1.O1.OZ� Land llse �e Perr�i�ted�Bses � 1. Commercial - As specified in the City's General Commercial (CG) Zonind disni�c«�ith the following locational restrictions: a. Uses such as pro�essional,general,adminis�rative,busuzess ozfices,busLZess services, such as ad��ertisina bureaus, credit reporting, accounting and si.rnilar consulting a�encies, stenograp.hic services, and cominunication equipment buildinas, vocational and specialLed schools, dance and music studios, g��nLnasiuins and health clubs and child care centers and other uses tha� do not in�-ol��e the direct retailing of boods or services to the general public shall not be a1_lowed on the Stevens Creek Boulevard street fronta�e of buildings. b. These uses may be located at the rear of buildings provided thzre is a viable storefront space alonj the Steven Creek Bou1e�T�d street Lontaae for other rzntal pu�oses. This space shall also haz-e adequate depth to accommodate tenants. 2. Residential-at a maximum densi��of twent��fi��e(2�)units per acre.For mixed residential �nd cominercial developme�ts this shall be net densit5r, excluding parking and/or land areas det-oted to the cominercial portion of the development. 1 he fo1_1o��-in� is a� illustration oi hoj�r net density is calcul_ated: ' Gross 1ot = 1 acre (^3,�60 sq. �) � Commercial buildina area = 8,000 sq. it. � Su-�ace par1:1?1Q ZiZ3 i0i comm�rcial area = 0,1�Q sq. ic. (^0 uni-si_e spaces C� l/�� sq. ft.) Allo«��z�e for outdoor open/landscapin�area (10%� of comm`rcial buildinC and r� parkinc area) = 1,�12 sq. r�. lotal area for commercial portion of d�v�lopment = 15,�3? sq. ��. ReLnainde�area = 28,OZ8 sq. ft. = 0.643 acre� CI'IY O:CliDLATINO—HE.4RT OF THE CITY SPcCIFIC pL'_?r 2O DE\�LOPMENT SI'A�4RD5 - Units allowab�e on remainder area= 0.6�3 * 7� = 16 units 3. Office Ot1er Retail � 4. Other Conditional Uses - as specified in the City's General Commercial (CG) Zoning � distzict. B. Q�lax6s�t�m D�e��l�pr��r��ec�te�sity � l. Residential and Residential Mi�;ed Use Development — Applicants must apply for an allocation from the residential development allocation pool. 2. Commercial Retail and Ofiice Development - Applicants must apply for an allocation from the retail cominercial or of�ce development allocation poo1. 1.�?1.030 Builciir�g FEeigE�t,S�t€�acks a�ad �ries�t�tao� Pie FEe6ght - as measured �om side`aalk to top of comice, parapet, or eave line of a peaked roof shall be as fo11o«�s: l. Ma�cimum-Forty five (�-5) ieet 2. Mininium— a. Sloped roof: Ten (10) ieet to eave Iine b. Flat rooi: Four�een (14) feet to parapet , 3. The primary bulk o�buildina sha.11 be maintained below a l:l slope line dra��n from the arterial street curb lliZe or li�zes in al1 areas subject to the Heart of the City standards except for the C�ossroads area. See Crossroads Streetscape P1an for details. 4. R�of�op mechanical equipment and utilit�� structures may exceed height limitations ii they are enclosed, centrally located on the roof and not visible from adjacznt streets. Bo Fr�n�SetE�acks 1. Minimum Setback-fo_ne�r development shall be nine(9)ieet irom the required Boulevard L?ndscape EaseTnent; see section 1.01.040(E), belo��. Ne�,� dzirelopinen� sha11 be dzined as a twen��fit�e per cenr (?�%) or greater increa�e in floor area or a?�% or areater change in floor area resultinQ from use permit or architectural and site approval«=ithin n,-elve (12) months. Z. Coi�er Pa_cels - setback regui�em_ent applies to both fronta�e� (e.Q., corzer parkin� lo�s r I1�L�211Y!LLLC�)� L'11LLZLLIll11�1 LL�11taQZ 1°qLlLrem'�-11L TC'C�111Rlended but not requ�sed. 3. S�ZC131 niChitectural t�eatures - =ubject to Ci�7 LEV12Vv: EL1ti2I1�e pOIL1COZ5� C2170�1Z�� 3ilt� � or odZer fzatures R�d�7 cXtZI?C� L� �O f011= �� ieet into the rront setb2C��LZfl. �,e �6�E�� 5��,�� €��c m��c�= 1. Minimum Side Setback - for ne��,� d�s=eloFment sha11 be de�ermined �� coniL�ction `,-ith the de�,elopment review process and sha11 depend on the follo��ina factors: CIi:'Oc CtJ?�RiI?�O-HLaRT OF THE CITY'�PECIrIC 1 L�_`.T DEVELOPMENT STAND4RD5 Z I a. Width of the lot being developed and b. Setbacks and relationships with buildinbs on immediately adjacent properties. When adjacent properties are jointly develoged as they may occur in a shopping center the setbacks betu�een buildings may be reduced to z.ero when it promotes pedestrian access. . 2. Minimum Rear Setback - for new development along developed or zoned residential properties the rear setback shall be equal to one and one-half(1.5) times the height of the building with a ir�inimum setback oi 20 feet. 3. Uninhabitable buildino eletnents - such as chimneps and projecting eaves may encroach up to three (3) feet in to a require�setback. 4• Mixed Use Developments-may reduce the minimum side and rear setbacks between onsite buildin�s within a common master plan in accordance widz an approved devel_opment p1an. D. �a�!!cliitg OrB��tati�s�=The mai�z building entrance�to a11 buildin�s shall be located on the front building facade, a fronting building coner, or a side-facing facade �isible irom the street frontage. Other orientations may be pennitted subject to Citp review. '�.01.�4�Si�e D�veBopr�e��a�a� �arGcd�� A. Access l. Direct Pedestrian Access - in the form of a walkway shall be provided from the Stevens Creek Boulet-ard sidewalk to the main buildino entrance;i.e.,pedestrian access to building " entrances shall not require «�alkin� bei��e�n parki�zg spaces. If pedestrian access ways cannot be separated from garkinj bays and/or circulation aisles, they must be distinQuished by a different pa��ing material. 7. Vehicular Access/Curb Cuts - sha11 be shared wherever possible. , a. Maxiinum Number-of curb cuts shall be one (1) tu-o-�-a�T curb cut or t«�o (2) one- �aay curb cut� o�Ste�-ens Creek Boulevard. � b. Rampina driveways-sha11 be located be}�ond the back of side�-a1�.,«-ith a m�:imum grade of t«-en�-pe_cent (?0°io) and adequate sight di=_tznce. c. Driveu7ay Setback= - sha11 be �1� !� iZ11i11P_1lliI1 Oi n�Te (5) feet irom adjoininQ properdes and (ii) 1 hree (3) iee�irom adjacent buildings. d. Drop-Off Areas - sha11 be �rocided at both the ntain (��reet �rotzt) buil_dsa ent�= and the secandar}� (parkin�side) buildina entrST. � e. Se�ice �?ccess - sha11 be rrom rear parkin� areas. Se��ice access shou � avoi locatina next to re�idential areas whene�-er�ossible. CITY OF CUP�RTINO—�?RT O:TI-�E CIiY"CF�CIFIC PL-_'_v 7 7 DE\�LOPMENI ST4ND?�DS B. Parking , l. Location of Surface Lots - shall be to the side and/or rear of buildin�s and planted wirh shade trees in an "orchard arrangement"; in no case shall surface parking lots be closer�to surrounding public «�alks than twenty (20) feet. Subsunace parking is highly recommended. 2. The Perimeter of Parking Lots and Driveways -The perimeter of parking areas adjacent to the side and/or rear property lines shall be screened with a wall or fence if located next to a residential development.Interconnectivity bet��een retail/commercial de�=elopments is desired,so any��alls or fences sha11 consider providing access bet��een properties.See"Site Improvements and Landscaping"`or wa11,rence,pier, and pedestrian access guidelines. 3. Subsurface Garages - The majority of parkuzg should be depressed partially below grade. The finished first floor height should be no more than three and one half(3.5) feet above sidewalk grade; this may be averaged but shall not exceed height of five (5) feet above side��alk grade. 4. Garage Doors - or g�tes sha11 be pro�ided for al1 residential garages. Ivlaximum«7idth for common garage entrances sha11 be twenty (ZO) feet for double doors and ten (10) feet for single doors. � C. �uilding�eecess Direct Pedestrian Access - in the fomi oi a «�alkway sha11 be provided irom the Stevens Creek Boulevard sidzwalk to the main building entrance; i.e., pedestrian access to buildLng entrances shall not require i��alking bz�=een parking spaces.If pedestrian access ways c�-L?zot be separated 4om parkin�bays and/or circulation aisles, they must be.distinguished by a di�- ferent pavin�material. _ �. C�rr►mo€� Op�n Sp�c� 1. For Commercial (Office Qr Retail) Develapment— a. A mi�-Zimum area equal to two and one half percent (2.5%) of the gross fioor area of.buildinas oi tiven�T thousand (20,000) square feet or Lnore, or restaurants of ten thousand (10,000) square ieet or more shall be provided for passi�-e recreational use, such as a garden sitting area or outdoor eati�,�area. b. PlaJas and courrSTzrd= sha11 include outdoor seati.zi,�. Such areas s1za11 be inte�ated into the project site desiQn and/or situated in the parkwa}7 landscape easement- 2. For Re�idential De�elopment— a. Coinmon, usable outdoor space shall be pro�-ided for a11 nzulti unit buildings. .1 minimu�n of one 1�undred fift�� (1�0} square feet shal':_ be grovided ior each uni� eXC1L�1Z1�i?quired�et�3C��i?3c; cEZ �`=1Q11 GL��"�Z�Lrlc=. b. Private outdoor space sha11 also be provided«-ith at least si�:t}� (60) �quare feet for each unit. Private sp�ce shall be in the iorm of a patio or deck attached to the ur_it, no�less than six (6) feet clear uz any dimension. CITY OF CtiPEEtTINO—HF_�.RT OF TH�CIT1'SP�CIFIC�L�?� DEVELOPNL=NT ST�hD_�RDS 2� � Eo La�dscape�g ar�d S�r��i�g � 1. Parkway Landscape Easement-A1I new development sha11 establish an easement tu�ent�� six (26� feet in width along the Stevens Creek Boule�Tard frontage. _ a. Easement Improvements - The easement sha11 consist of � (i) a curbside planting str�p ten (10} feet in width, (ii) a sidewalk six (6) feet in width, and (iii) a back-of-vaalk planting strip ten (10) feet in�Tiddz. Planting strip areas sha11 contain grass and street trees in accordance�Tith dze policies of the Streetscape Element. b. Special Condition: View Corridors -Area(s} map be clear of boulevard street trees to a11ow for unobstructed views of buildin�s and/or sijnage.This area sha11 include necessary curb cuts and driveways. It sha11 be a minimum of si�tp (60)ieet between trees and a maYimum of one third (1/3) the length of the parcel fronta�e, not to exceed one hundred n��ent}T (120) feet between tsees per opening. Parking area Tot trees within the view corridor maj� also be cleared to allow for unobstructed views of buildinos and s�Qns in this area. � 7. Adjacent to Desijnated or Developed Residential Properties - attractit�e screen fencin� � or walls shall be provided alonj tne side or rear property lines to screen buildings, se�ice areas, and parking areas; a minimum five (�) foot plantLng area sha11 be established�,rith'v.z and adjacent to the fence nr wa11 with evergreen trees planted at a ininimum spacing of - twenry five (l�) feet on center. 3. Side Street Trzes - Shade trzes at a spaci�zg of approximateiy n�Jenty-five (25) feet on center shall be planted within required curbside planting strips. 4. Screen Fences and Wal1s-not adjacent to streets and side«Ta1ks shall be a ininimum of six (6) feet in hei�ht and a maximum oi eiQht (8) feet in height. . 5. �yJhere a commercial and residential property share a common property line,the sound wa�l separatin�the uses shall have a minimam heiaht of ei�ht (8) ieet. (See Des j�Guidelines for recommendations on ry.-pe and materials.) 6. P1ant Materials - Sez "Site Im_pro�ements and Landscaping" section. �, ��aa�c�ia�g D�� 1. Variery in the Desi�n of�uildir_� racad�s - sha11 be required so that �lock ironta�es ar� �7aried and attracti��e. 2. Privacy - BuildLngs sha11 be desiQned and/o_ arra_-��ed to at-o?d «=indou�s �acing ��.-indo�,�s across side and rear buildinQ setback are�. 3. Building forms shall be such tha� buildinas adjacznt to parcels �oned �or residential uses sha11 be stepped back or terraced or ha�e adequate secback so �hat pri�-acy is maintained. CITY OF CUPEiZTi'_�i0-Hca'.i Ot_Ht CI?I SPEC?rIC PL3N 2� SINGLE-FA�fILY R�'SIDE�TrLA1 DEVELOPMENT ST?�TD.4RDS f's. Seg�s - shall conform to City of.Cupertino sign ordinance. However, the followin� provisions shall apply in the Specific Plan Area to offset the reduction in visibility associated with the parkt��ajr frontage improvements: 1. Maximum Building-Mounted Sio rlrea-for commercial retail development shall be one and one half(1.5) square feet per one (1) linear foot of tenant frontage. SE�1GL�-�Al19[l�Y ��51D��I�t�L ��/�L�I��VI�NT ST�9VDARDS 1 em2.�1� Deseriptim� Standards promote retention and development viability of single-famil_y residential si�ed lots in the transition area between Stevens Creek Boulevard fronting development and single- family neighborhoods in the vicinity of Tantau, Judy, Bret and Stem Avenues. St�sidards apply to exi.stino lots 10,000 square ieet or less in area and 22� feet or more in distance irom Stej�ens Creek Boulevard, i NORTN I 1 eQ2.20 Laa�d Use � . . . � < < I � i He �Erani��ed L6ses I i � I : � � i � . I 1. Single-F�rnily Residential- at a �--�' � i��_�� density ran�e of 1-� units per acre. �_`__ I_��I I o�� - , I , = ANNE LAIJE � � � , I . - Z. Other permitted uses in th� R-1 i ,I �— sinjle-familp residential zoninQ � � � , � � district. Heart of the City Speciric Plan Area Boundary �o �ceess�ry Uses —1 Properties Subject to Heart of the City _� Specific Plan Amendment to Allow l. Customary Home Occupations - Single Family Residential Development subj ect to City revieu7. 2. Accessory Uses and Buildin�s -customarily appurtenant to a permitted use. J, �Q�ad'at�c��al �1se� l: Conditional uses as a11o��-ed in th�R-1 single-iamil5r residential�oninj district. �e��;�� a��c�ia�g E4��5��u�d �c—��6� l. Buildin� heights a?�d setbac�c� are as allo«-ed in t'�e R-1 =in;1_e-`a�il�� e�iden�ial �oniz� district. `s o��o�� F�� ie�F�6o�� s�e��a��e�= 1. Other site development rcpulations apFlicable Ln dze R-1 s�n�le-family residential :oning dis�rict shall apply to lots affected by these sinale-family residential_development st�zdards as shown in the figure. CIiY OF CliPERTIlvO-H�AftT Or T"r.E CITY SPFCIFIC PL4N EXCEPTION PROCESS FOR DEVELOPMENT ST�h��RDS �� C�P��N PR�3CE55 �O� D�VELQ�lVl�N� S��i�E�6��:E?S In order to.provide design flexibility in situations v�hen small lot size, unusually shaped par- ce1s, or unique surrounding land uses make it diLicult to adhere to the development standards and where all efforts to meet the standards have been exhausted, an applicant for devel- opment may file an exception request to seek appioval to deviate from the standards. The possibility of lot consolidation, .if an exception is needed for a substandard parcel, shall be evaluated. The exception process shall not be used to increase land use intensity or change permitted land uses. r1. An exception for development standards can be approved if the final approval authoriry for a project makes all of the follo«Ting fin.din�s: l. The proposed development is otherwise consistent «Tith the City's General Plan and with the goals of this specific plan and meets one or more of the criteria described above. 2. The proposed development will not be injurious to property or improvements in the area nor be detrimental to the public health and safety. 3. The proposed development wi11 not create a h�ardous condition for pedestrian or vehicular trafnc. � 4. The proposed development has legal access to pu�lic streets and publie se�vices are available to serve the de�-elopment 5. The proposed development requires an exception which involves dze least modincation of, or deviation from, the development regulations prescribed in this chapter necessary to accomplish a reasonable usz of the parceL B. An application for exception must be submitted on a forin as prescribed by the Director of Communiry Development. 1 he application sha11 be accompanied bp a fze prescribed by City Council resolution, no part of u�hich shall be refundable, to the applicant. Upon receipt of an application for an exception,dze Director shall issue aN otice of Public Hearing beiore the Plannin,�Commission for an exception under this chapter in the same ma�er . as provided in section 19.1Z0.060(relati�a to_onira chanQes).After a public hearin�,and consideration of the application i�-� conjunction wi�l�the mandatory-findi�zgs contained in subsection A above, the Plan�i�-t� Commission shall approve, conditionally agprove or deny the application for an exception. The decLion o�the Plannin�Comm ission map be appeal_ed to the CitST Council as provided in Section 19.136.060. y C:An exception which has not been used«-ithin��o years fo1�owing t1_ze ef�ective date thereof, shall become null and��oid and o`no effect unles� a shorter time period sha11 specincal_1}� be presciibed by the conditions o�such permi� or�Tariance. in e?:ception permit shall be deemed to have been used in the e��Zil� Oi�17c 2iZC�10=1. Ot 3 STitlC�liiZ Oi �Li�!CLLi°S ti�'1Z�L su�ciznt buildinQ activiry h� occurred and continues to occur i��a diliQent marner. CITY OF CL�tRTINO—H��.i O:THE CITY SPECIFIC PL41V �6 DESIGN C.7liIDELI?�TE� � �?�5l��V C�dJIDEliN�S 2.�1.Ei1� Qescription The Design Guidelines promote buildings that assume some of the coinmunication functions of signs. Through their overall form and appearance buildings should communicate more than just a business name to a motorist «Jho is shopping by car - how many businesses zre there?where to park?where to enter the building? A"building as sign" is taller than a t5�ica1 one-stor�T b,�ilding,.with a distinctive silhouette. It is located in close proximity to the street frontage.1 he drivewaj=and main buildin.g entrance . is identified by a taller architectural form, which is an excellent location for mountinQ a sign visible from a car. � Ae �uildir�g ineretv�et��-Long facades should be divided into shorter s b�nents or modules. Modules along the Stevens Creek Boulevard frontage are recommended to be tu�enty-five . .(25) feet long and a inaxiinum of fift}� (50) feet 1ong, and should be separated by major changes in the building mass or facade treatment, such as a projected entrance or window volume(s), notch, roof form, or other architectural fzature. In some cases, these modules may be separated by varying the color of individual modules wi�.hin a harrnonious palette of colors. �o Special Ar�hate��ral �eat�¢res - shoLld accent buildings at the main building entrance, adjacent to entrance drives, and/or at building comers. A dia�onal "cut" at a `' , comer, or a notch for a b and building zntr5�, can also be effective. Features that relieve flatness of facades, such as recessed windo��s, architectural trim �Tith substantial depth and detail, bay windows, window boxes, dormers, entry porches, etc., are recommended. Balconies, trellises and porches are also recommended to add human scale elements to proj ects. � C, Massing - die o�,era11 form of a quality building is created bq its three-dimensional characteristics, or mass'v.zg. Different combinations of building mass should be used to compose a building. Building masses maST be singular, like a tall or proj ectina mass located in the center to mark a main entrance. They may be s}-mmetrical, for example to«=e=s placed on eilzer s?de of the main entr5-; or the�l may be repeated in a slightly different«�a}- in another buildin�location. �e �u6Ee@i�a� Claas��°� - Buildi�zQs should relate to one another to shape open space in betv,�een,as is common on carzpuses. Changes in buildinQ iorm should be uszd t0 Oia�i7lZe and accent space, b�T creatuZa �kial relationships be�«�een buildinQs, dennin,� =pecial court��ard spaces, etc. �, F�E��e C�€�� - E�-e�jT buil_dinQ and/or indiz-idual tenant space should have a base; a clear pattei77 Oi OrJ�I1L-1�5 'c.Il� SLIf3Ce ieatures; a prominent main entrance; a��d an attractive, visuall�� interestin�roorline. 1 he buildi��should con�-ey qualit�7 materials. 1. Building Base - lhis ma�� be as simple as a �-isual rhickeninQ oi tne �,�all ��here rhe building touches the ground,a di�ierent su�iacz material and/or«�all color,or a dii�eren� CITY OF CtiPEF."�?�'O—H�ART Or THE CITI'SPECIrIC PL?N DESIGN GUIDELINES �` � design treatment for the ground floor in a n�la-story building facade. 2. Pattem-of Openings and Surface Features - Windows, wall panels, pilaster, buildinQ bays,and storefronts should be based on a module derived from the building's structural bay spacin�. 3. Building En�ances - should be easily identifiable and distinb i.shable and Iocated on the front of the buildino or on a fronting, traffic-facing building comer. One or more of the following treatments should be used: a. A laller Mass Above - such as a to��er�or turret, or a volume that protrudes from the rest of building surFace. b. Centered in the Facade-as part of a s�mmetrical overall composition. c. Accented by Architectural Elements-such as columns,overhanging roofs,awnings, canopies and/or omamental light fixtures. d. A Change in Roofline or Roof 1��pe Above. For detached residential buildinss in a development, Luildinj entrances should be part of a clear entry sequence, extending from the public sidewalk to the private iront door. The following elements are recommended: z. Stoops and/or Open Porches - should be provided at reb 1ar intervals which correspond to the vertical modules of buildin� units. The stoops shall be wide _ enough for people to sit on and to make entries inviting. Open porches should hat-e at�active bulkheads or balustrade railLngs and a roof that complements the pitch and materials of the inain roof. f. Stairs - should be boxed and framed by attractive stepped bulkheads walls or balustrade railings. Bullnose treads are recomLnended. Open or "floating" extericr ' stairs should not be used. � g. Omamental Li�hti�zg - of porches and walks to highlight entrances and add security. h. Freestanduzg Landscape Elements - such as trellises, arbors, and special landscape materials that add character to 5-ard spaces and/or accent the ent�T sequence. ^. Rooflines - should be simpl_e, char�girLQ shape to reflect i?nportant buildino masses, tenants be- low, and/or other iinportant ir_t��al buildin�iunctions. �. ��E��e�s - are an unportant element o��acade coinposition and an indicator of o�-er a11 building qualiry: � 1. C�Jindoti�/��1a1_l Proportion- In�eneral, uppe-�rories slzould ha�-e a i;-indow-to-�,�a11 a;ea proportion that is sizaller tha� that of aro>>nd floor storeironts. �. Wll7�05�� Openings - should ge�zrally be vertical or square in shape. HorLOntally- oriented openings Qenerally make buil_din�s appear squat a�zd massi��e. CIT�'OF CUPERTINO—HEAR1 OF THc.CIi i SPECIFIC P�N ZS DESIGN GUIDELPQES 3. Window Inset-Glass should bz inset a minimum of 3"from the window frame or from � the exterior wall surEace to add relief to building surfaces; this is especially important for stucco buildings. 4. Shaped Frames and Si11s - should be used to enhance openings and add relief to ��all � surfaces. � � C'ae VEIaII Se�rfa�Ces-If the building mass and variety of windows and doors is complex,simple wa11 surfaces may be preferable (e.g. stucco); if the building volume and the pattem of wa11 openings is simple, additional u�al1 texture arid articulation should be emploqed (e.g. bricks or blocks, or rusticated stucco). Pilasters, co1u�-nns, comices, and other forns of surface relief should be used to add visual interest and scale. F$e PoofS -Parapets and/or shalloju gable, hip, or other two-slope roofs are recommended for a11 buildings. 1. Roof.Slopes - should be between 3:12 and 6:12. 2. Roof Ridges - should be al ooned to be parallel and/or perpendicular to the street frontage. � 3. Roof Overhangs-are strongly recommended. Overhangs should be a minimum of three (3) feet, with additional articulation in the form o`support struts, gutter facia, and/or exposed beams/rafter ends. 4. Materials -The followin�roofing inaterials�e ty-pical for the district: a. Metal seam made of aluminum,galvalzized steel or other coated steel,recommended fuzishes are anodized, fluorocoated or paL�ted. � b. Clay, ceramic or concrete tile may also be appropriate if con.sistent with the desired building character. c. Tar and gravel, composition, or elastomzric'roofs should be screened by roofed parapets. � d. Asphalt shingle roofs are not recommended. 90 S�g�s - Guidelines 1 rhrough^ belo«-appl�% to building-iriounted sijns. 1. Si� Location - Signs should be mounted on parapets, toi��er, turrets, recessed ��all areas, and/or other architectural features specincallp desi�ned ior them. Flush-mounted and painted �7all signs should alian u-ith major architectural elements, such as doo:s �nd windows. Ornamental elenen�s, such as moldinQs, pilasters, arches, cleresto�T i�i�-�dows, roof eaves, or comice lines should be use� as a irame. 2. Fiwni�z�an.d canopy sio_�ns - are r�comnended for con:mercial retail buildinas. A��in� 51�i15 should appear and function primari��%fl=fl`%�'11S1a�,110��`�`ZI..z��-17LL1�S Si1Glll�rci�ZC� the buil_din�'s fzcade modLle _�d sl�ould not c�:�end ior more �lzan�f�� (50} linear feet «rithout a break. Signs on can opies sho�1_d be inteorated«Tith�lze canopy fascia,o-be in the fornz of freestanding Ie�ters mount�d on top and extendin�abo�-e the fascia. CIIY Ot CLi'ERTI'_JO—HEART Or TiiE CITS`SPECIrIC PL4?�T DESIGN GLJIDELIhTES �7 3. Projectin;Signs�are recommended if desijned as architectural features or are located . primarily for pedestrian visibility; mini�-num sidewalk clearance should be sez=en (7) feet. 4. Architectural Style - Sign shapes, type styles, and color combuzations should ' complement buildin�styles. 5. Structural supports - should be attractive. They should complement the overall design . of the sign and/or building(s). Omamental metal is strongl�J recommended. 6. Materials - should be atffacti��e�nd long-lasting.Recommended naterials are: a. Signboards-of�Jood or metal,uTith paLnted, engraved or routed letters, or mounted letters of wood or metal. b. Silhouette or figurative signs - three-dimensional letters, symbols, and / or ornamental figures made of wood or metaL c. Fabric a«-nings -such as canvas or nj7lon, �-ith painted or applied letterina;plastic awnings should not be used. �o C�6�1�0�7 Open 5�2�Ce—Developments �jith a residential component should contain both �andscaped/garden areas ar_d hardscape arzas that encouraoe social interaction. 1. Common Landscaped Space-A landscaped b een and/or garden space should comprise � betwEen seventy per cent (70%) and eighty per cent (80%) of the common outdoor space. The location should be in a court�-ard, side yard, rear yard, or common green for larger developments. Space should be rectilinear with�o side less than nfteen (1�) feet. Space should be seventy five percent (75%) enclosed by buildu�gs, low��alls, lou� fences, or linear landscaping (e.g., hedaes or rows of trees) and not be bordered by surface parking areas on more than one side. 2. Commo�z Hardscape Space-Ben�een twenty per cent(20°io) and thirty per cent(30%) of common outdoor space shoul_d be in the form of unit-paved or gravel areas, common zoof deck space, or any combination of the tu%o. Hardscape space sha11 be co�nected directljj to the required landscaped space by stairs, walks, ar_d/or ranps i`necessary. �� ess��°��et�gs l. General -Accessory buildings or al1 ty�es should have architecn.iral treat:nents derived Lonz the main building in terms of surace materials, trim, fenestration, roof materials, and color. Z, Freestanding Garages-should be unobuusiy e,pre`erably located at Lhe rear of properties to minimLe�-isual ii?-tpact. r 3. Sillale-car garage doors - are stor_�ly LZCOiitT_1'�Zild°C�, i'v1ii1�'vi?luO�i'S, Sllii3G2 17�I1�IS, and other forms of archi_ectural detailing to reduce ti:eir impact ar.d scale. b. A inaxiinum of five (5) garaQe doors -ma5�be lined up censecutivel5-; a space oi 4ve (�) Lee�s1�a11 be provided bet�,�een each ga�a�e or group of doo��. � �CITY OF CUPERTII��O-HEA_RT OF TNE CITY SPECIFIC 1 L�!�T 3� DESIGN CiliiDELL�ES �e !�'igEtt�t�g-should be used to enhance sio s and buildings.When possible,sign illLmination sliould be coordinated with an overall buildin� lighting scheme. Recommended lighting approaches are: l. Backlit-with lighting inside and behind projectinj lettering and/or awnings.. 2. Floodlit - with single or multiple spotlights, pro�Tided light sources are shielded to protect motorists, pedestrians, and adjacent properties. 3. Color and lamp ty�e - Light sources providing the most pleasing and accurate color rendering are metal halide, incandescent, �nd color-corrected fluorescent. Other lamp types, such as cool t��hite fluorescent, inercury vapor, and high and low pressure � sodium may distort sign colors and should be used according to advice from a liglzting professional; these lamp types are not�appropriate.for area lighting. 4. 1 he light�xtures shall be oriented and designed�o preclude any light ar�d direct glare to adjacent residential properties. No direct off-site glare trom a light source sha1l be visible above 3 feet at a public right-of-waj=. � 5. Parking lots, side«Ta1ks and other areas accessible to pedestrians and automobiles sha11 be illuminated �uith a unifortn and adequate intensitp. Typical standards to achieve uniform and adequate intensity are identified in the Cupertino Municipal Code, Chapter 19.100. 6. Li�htinj around automatic teller machines shall meet minimum standards required by the State Business and Professions Code. �oPlae�t fVlate�d�ls - See "Site Im�roceLnents and Landscaping" section for guidelines. CIT]'Oc CUPERTINO—HE�RT Or TH'c CiZ-Y SP�CIrIC PL4N �, � o �, � a ti ++ ": _ - � � C . �= C. � � C p . . . 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O C .. . i.": :i.iif_w�s � �� :_ _ n � ... .,• . ► 0� � � 4 '�.�.SF.Ef�� L"v�ni 9? :w�� 4 C w' �� _L r L�}�. . � _ .. - .,.:s�� _..r..c,..a� = o� �yr ...+.. _ _ _ r - -r.s+ww�r�.d.---- " E �y ' � �w. �'- . r-. � '= ':_ `� � �y3►.'�� ? o �� .�wA� C�YI�wW4s•^ 7 y �' i: �1��-y.� n v 1 wW� �-� �w�..rm-�'rc - � � a} , _ a � a c�s .a��:�� fy �� - c� -� st�'►-rt, r� - +.� ;^ � �, _ ' � a z;•��..�3.��L) T` �.�5" „�f . f . r.y,..� �y --� - G i� _ -.__ "'a.-sc._ _----- °'.`;¢�.''_ _ _ . ._ SITE IMPFOVEMENTS AND L4NDSC21'ING GULDELINES �� SIT� IEVlPR�1/E91��N�5 A6�� LAI��SC�.�iNG �dJID�Llf61�5 _ Go� !e�� 5��0� ' The following Design Guidelines for Site Improvements and Landscaping applp to a11 Ste- vens Creek Boulevard Specific Plan Areas unless otherwise indicated. �4o Pedest��1 P�th�n►ays.- Informal pedestrian pathways linking adjacent properties and buildinos are recommended. These pathways are intended to fonn a netuTork separate � from rhe public ri�ht-of-way. A variety of approaches are possible and the City will revie�a linkage opportunities and proposals on a case-by-case basis. B> P��'e�e� IVl��er6��5 - reconimended for pedestrian surFaces are Iisted beloa�. In general, a maximum of two materials should be combined in a sinjle application: 1: Stone -such as slate or granite. � 2. Brick pavers. 3. Concrete unit pavers. �. Poured-in-place concrete - with any of the following treat�nents: inteb a1 pigment color; special ago egat°; special scoring pattem; omainental insets, such as ti1e;pattem stamped. A1I concrete walks should bz tinted to reduce glare. C. Wa�ls,Fe��es,C 9Edges,Gaf��v�Jfs As�d �@ea's - should be used to define public and private boundaries and/or spaces and scrzen parking areas. l. Desib i-Wa11s,fences,gate«=ays and piers should be des�aned to re�lect the architectural style and materials oi the principal building(s}. a. A cotnbination of rhick and thin struc�ural elements - should be used,with thicker elements for supports and�oT_' panel divisions. Fenceposts and/or support columns , may be�uilt up�-ith additional trim, cornices, and/or moldings for this pu�ose. b. Wa11s and piers - should have a base and copin�. � c. Piers - A row ot freestandin� piers can be efrective as an open screen be��reen parkin�areas and streets or walk:.n continuous chain or open metal fence be��reen piers can be an attractive device ior creating a s��onQer s�paration. � Z. Materials -should be the sane as or compatible�,Jith rhose of rhz principal buildin�(s). Support post or pier materials m_a�� differ from fence materials; e.�. metal fence ganels combined v,-ith masozr-ji piers. r a. Fences - Recornmended materials are «��oujLt iron, cast iron, and �,-eld�d s�e` ror • COi11IT1ZiC131 applications. Metal fences may be mounted on a 1o�a ma�onr5� ��-a11, and/ or sp�ZinQ masonn' piers. ��ood fence� are appropriate in =esidential Plan Areas onlST. Thep should be substantial in design and painted a Ii�ht color. b. �;1a11s and piers - reco:nrnend`d rmaterials are precast concrete stucco-faced cor_crete, brick, or stone. CITY Or'Cli?rftTII�O-�i=:nT Or 1HE CIi�SPECIFTC PLAN 3'� .SII'E IMPROVEMENTS A?�'D LANDSCAPING GUIDELI�TES c. Not recommended: (i) Chain link fences. (ii) Unfinished or unsurfaced concrete block u�alls-are strongly discouraged. Block wa11s should be coated uTith cement stucco or similar surface. Sp1it-face block «�alls may be appropriate along side or rear property lines only. (iii)Rustic wood fences �, �A�E�� Il�3��L€'��ES�SEd L�€t�5�a�e�ECe��C�'4�€��5 - Used on properties adjacent to the. right-of-v��ay should reflect the following guidelines: 1. P1ant Materials ?�long Ste��ens Crzek Boulevard - should create an attractive and harmonious character, in keeping with the orchard/grove streetscape theme. a. Trees uJith open branching structures - should be used. Deciduous trees are recommended. b. Planting/landscaped areas =should hace a simple palette of plant species. c. Complex plantin;schemes - should not be used in front yard areas. 2. Plant Materials in Other Locations - should be selected and placed to reflect both omamental and functional characteristics. a. Deciduous trees - should be the przdomuzant large plant material used.,1 hey ` should be located adjacen�to buildings and within parkinj areas to provide shadz � in summer and allow sun Lz«Tinter. Specizs sLould be selected to providz fa11 color, and to minimi�e litter a�.zd other maintenance problems. b. Evergreen shrubs and trees-should be used as a screening device along rear propert�� lines (not direcrlj= adjacent to residences}, around mechanical appurtenances, aizd to obscure grillwork and fencing associa�ed�aith subsurface parking garages. c. Flowering shrubs and trees - should be used wherz they can be inost appreciated, adjacent to��a1ks and recreational areas, or as a frame for building entrances, stairs, and walks. 3. Fountains - are recommended in hardscape open spaces to provide cooling in hot �x�eather. lhe desiQn and materials should be related to the priiicipal buildir_g(s) �s�.d/ or on-site iurnishuzgs. 4. SurFace Parkin�Lots - utilLe a sianific�zt amoun�o�site aLea and should be desi�Lzed as an integral feature of the o��eral_1 site dez�elopment plan. a. Space-defining eleinents - =uch as tre11 ises, columns, walls, arbors, and heda�s . should be provided to enh�nce the appearance of 1ots. 11�ese elements should be consistent in desi�n and ?naterials �,-ith the principal building(s) and other site feature�. b. Parking Lots - 1 lan�in� should be consistent `,-ith the staridards outlined in the parkina ordinance. � CzrY oa Cu��r!:o—HEARi or r�L Ci-rt Sr-�.clric Ptr,ti SITE IMPROi"E]vLcNTS r�l2v�L,A!�'DSCAPING GUIDELI?sE5 JS c. "Orchard Parking" - should be employed in al1 surface lots. The "orchard" tree - placement pr.o�ides better shade on the passenger compartment and more even shade and vejetation throughout the parking area. Trees sha11 be planted toward the rear of parking stalls to create a grid rather than rows. Such trees shall be protected by curbino or bollards as appropriate. Eo Surface (�radir�g - should be minimLed to maintain an orchard/b oj=e character of de��elopment throughout the Stevens Creek Boulevard Specific P1an Area. The grading should be performed to satisfy th�e requirements of the Department of Public Works. l. Mounding earth-to elevate�buildings, or"berming" earth a�ainst the side of buildings, � is not recommended. CI77'OF CliPERTIi�'O—HE??iT OF THr CI'Il�SPECIEIC PL}.N 3 6 II�TFR-4STRUCTUr^.E PLAN �NFRAST�iUC��R� P�iV eventual completion of all sidewalk improvements along the boulevard such that rhe side«�alk«�ill be BaCkgco�6�d separated from the street by a bufr�ering easement of � � trees and other landscaping. 1 he amount of side- State la�u requirzs that all specific plans include �,� �Provements that will need to be made are text describing the distribution,location and inten- �follows: � siry of major components of infrastructure needed � � to support the proposed land use and development Reconstruction of monolithic sidewalk: -?,Z50 ft. � in the specific planninj area. The level of private Con.struction of new side��alk: -1�0 ft. an�public improveL�ent and development as con- �e majority of sidewalk improvements wil� templated in the Heart of the City Specific Pl2n take place incrementallp as properties redevelop. will not��arrant any major expansion of the City's � infrastructure. The major components of this spe- The missing secfions of bicycle lanes from De cific plan invol��e: Anza Boulevard to Stelling Road will be completed as part of the streetscape project. Funding wi11 be • Streetscape improvements, primarily landi allocated throuQh the Capital Improvemen�s Pro- • scaping, u�hich do not require purchase o� property or narrowing of e�isting s�eets. ��' �e estiinated cost is $5,000. The development intensifrcation of the major � A1location of development potential, «-hich areas may.u�arrant additional signalilation oi Ste- was previously demonstrated in the Gen- j,ens Creek. Bouleuard. Funding ��7ill be allocated eral P1an environmental impact report to be in the 5- ear Ca i�al Im rovement Pro�ram or aid withi�-z the capacities oi ex?sting services and y P � P � P for by the development communitp as Heart of the i�-ifras�ructure. City development proceeds. a Guidance o` architectural design of future development which wi11 not require expan- �atero S�weC,S��r� �3rai�age,SaliC1�l'+lasfi� sion of infrastructure. Disposal F�cilities�sad Energy �acilifiieso �t`c"i1�S��i'�B�lOil No expansion of these iacilities is contemplated � as a result of Heart o�the Ciry development activ- The Heart oi the Ciry Specific P1an enz=isions i�T. a multimodal transportation coridor for Stevens Creek Boulevard. As such the plan proposes the CiIY OF CUPtRTI��O—HFa�T OF THE CITI'SPECIFIC PLAN � I��r��o� 3 7 i�iBPL��lI�NTP��10�1 * able to implement the streetscape improvements in � its totalitS�. It will take a concerted public and pri- Regula�ory Frame�nrork . �ate effort before all the streetscape improvements and.its ultimate public benefit can be achieve. The The Heart of the City Specific Plan is both a Proposed 5-year capital improvement proo am a110- policy and regulatory document. 1 he goals,policies cates $1.� million for Heart of the Cit�7 street;cape and strategies provide the rationale for the de�=el- opment standards and,land use map. The Heart of improvements. the City Specific Plan is a reo latory document in PHc�e!:lk/�edit��t,La�t�detttrrks�t�tf�tt€et��'�s that its land use map and development standards Descrip�i.on o f Activities; will be inc.orporated into a new planned develop- � ment zoning for the property within its boundar5r. Replanting of inedian landscapinQ to include pears, The Plan is also a policy document by virtue of the �h and oak trees. guidance it provides in allocating future develop- Funding Sources: ment in the planning area and in establishing com- muriity expectations of the desijn and quality of City 5-year Capital Improvement Progr3lri new development. f�f�crse f!:Landscape Easemea�f ic�staf�ati�e� The Heart of the Cit�� Specinc Plan «�as pre- Descripti.o�t of Activities: pared as a means to implement the City's 1493 As private rede�elopment occurs, the fu111andscape General.Plan and the 200� General P1an. As such easement improvements will be installed by private the specinc plan ekecutes the inajor general plan Proper�t owners. Dependin�on esisting site condi- goal of creating a Heart of the Ciry—a memorable, tions, this may include additional 1and, neu� side- pedestrian-inclusive place for Cupertino. j��alk, turf, additional trees and hed�e fencing. Once dze Speci��.c P1an is adopted, a11 iuture Funding Source: _ rezoning, tentative subdi�ision inaps and public works projects must be consistent�rith the specific Private propert�� oi�Tners as redevelopment oi plan as required by state 1a«-. properties occurs. In the event, that any regulation, condition, . Phc�se lll:ftept�tainde�'of litt��'ove�en�s . program or portion of dzis Specific Plan is held in- Desc�zj�tioT1 of Act�viiies: valid or unconstitutional b�T a Caliiornia or Federal court of competent jurisdiction, such po��ions sha�1� �e unfunded impro�-ements includz: pedestrian be deemed separate, distinct and independent pro- li�hts, bznches, bus shelters ��d trash receptacles. visions, and the.intTalidity oi such provisions sha11 �2 timing for these iinpro�=ements is unl:no�-n. • not affect the �=alidit51 of the remainino provision t=7,t,71�1710 Sov_rce: thereof. Public and prii�ate sources as ma�7 be identified. ��c�e��a�e ��,��°r�� e�sgr��r�� rlppcndix � depic�s 1�e variow es�imated cos�: co install thz proposed Heart of the City Streetscape improvements. 1 he i�npro�ements v,-ill be phased over time and geography as menies become avail- � CI�'OF CUPcRi i1�0—HE.4RT G'r THE CIi r SPECI�iC PLSN 3 v l�PPEI�TDI7:A P�PP��i�IX A Cm�stre�Et��n Costs Recommended materials and preliminary construction cost estimates for Stevens Creek Boulevard � streetscapz improvements are listed belou�. Quantities are approximate and are 1ikely to vary. Improve- ments are proposed to be phased over the term of the Specinc P1an,with s�eet trees the first priorit��. lrees are assumed to be 24" box si=e. Estimated costs for single-row / double-row frontage street tree arrangements are provided; both options include matching trees in existing medians. Cost figures for 36" box si?e trees are not itemi,ed but would add about an extza$200 per tree installed. Existing"cobrahead" � street lights would remain; however ne��, pedestri�n-scale street lights would be installed in benueen them to li,�ht side��alk areas. . West Steveils Creek Boul�vard Srreet Trees - Quercus ao i�rolia��0' a.c, 24" box: �500 delivered; �1,000 installzd (inc. irrigation and demo). Quanti��: 120/210 Cost: $120,000/�210,000 Crossroads Street Trees-See Crossroads plan Cenri-al Steve�is Creek Bou�vard Street Trees - Pprus caller��ana "Chanticleer" C� 25' a.c, 24" box: $500 delivered; �1,000 installed (inc1. irrigation and demo); Quantit�-: 5�8/960 Cost: $�?8,000/�960,000 East Stzveiu Creek Boulevard St�-eet Trees - Fraxinus latifolia C� 30' a.c, 2^" box: �500 delicered; $1,000 installed (incl. irrigation and demo). , . Quan�ity:51�/901 Cost: $51�,000/$901,000 Street Lights - S IAFF/se'lux Satum 2 or EQ @ 90' a.c w /sin�le-head polycarbonate globes, lainp type color-corected metal halide @ 3000K, 100-150 watts: �1,200 deli�jer�d; $3,700 installed (incl. cone. base, «-iring, conduit, etc.). Quantiry:�260 Cost $962,000 �'ota� Streefsc��e �os�s: 1. $1,180,000 for single-roi�-of fronta,�e trees and median trees. Z. �2,0lO,OC�O for double-row of frontage trzes and median trees. 3. $2,1^-,?,000 for sin;le-ro�l, and street liahtinQ. 4. �3,03?,000 tor double-rou7, and street 1i�htuz�. - CITI'Or'CtiPERTINO-H�4RZ'Or TriE CIri'JPECI�IC PLSN APPE?SDIX B-�'-LC3QVOV��LEDGEMENTS J 9 APP�NDIX B -AC�RiO�IULE��E�'1�NTS � 1995: Cit��CQUncil Update 2f?t?8: Ciry Council Wal1y Dean, Mayor � John Bautista Dolly Sandoval . Don Bumett Orrin Mahoney • Barb Koppel � Kris Wane Lauralee Sor.ensen Gilbert Wong Mark Satoro Pla.nning Commission Pla�l�ung Commissioil David Doyle, Chairperson Paul V. Roberts,Vice Chairperson Li.sa Giefer Donna Austin Marty Mi11er Andrea Harris David Kaneda Orrin Mahoney Jessica Rose Paul Brophy � Sraff � Sraff Donald Brown, City Mana�er � � � ' David Knapp, CitS�Manager Robert S. Co�an, AICP, Director of Con-Lniuniry Development Steve Piasecki, Community L�evelopment Director Ciddy Wordell, AICP, City Plaiuzer Ciddy Wordell, Ciry Planner (Retired) ColuZ Jung, AICP, Associate Planner/Project Piu Ghosh, Assistant Planner Manager Beth Ebben, Administrative C1erk Michele Bjurman,AICP, Planner II Ralph Qualls, P.E., Director of Public Works Vera Gil, Planner II Glenn Goepfert, P.E., Assistant Director of Public Anu Natarajan, Plannina Intem �YJorks Y�onnz KelleS-, Administrative Secretary Pam Eggen, Administrative Clerk Consultants Bert Viskoviclz, P E., Director of Public Worl:s Michael Fornalski, Michael Fomalski I1lustration G1enn Gri;d, P .E., lr�`fic Engineer . Steve Do��J1inQ, Director of Parks and Recreation � Co,uultan�sl Contributo,-s Freedman l�ng Bottomley, Street�cape &Urbzn Design Consult�zts CIi 1 Or CliPERiiNO-HEART Or TH�CIIY SPECIFIC PL4'_V 40 Am�ndments t�y Cify Co�a�cal�s�f Sept 4,2000 As of March 3,1997, amendments to the Heart of the Ciry Specific P1an will result in a page revision date in the lower inside corrrer of the changed page. Ty�es of changes may include pa�e-numbering, minor ty- poo aphical or cosmetic chariges or polic�and text ch3nges. Substantive changes wi11 be noted in rhe table � below, in addition to the page revision�dates. Da�e.O�d'sr�ar��e D�scrap�Qms� � Number March 3, 1997 CC 1753 lext and Map: Ciry Center Area changes December, 1997 CC 1769 Text: Single-Farnily Residences A1lowed on Certain Properties July 6, 1998 CC 1786 Text: Exception Process for Development Standards June 19, 2000 00-192 &00-193 Map: City Center Area chan�es August XX, 2008, Ordinance 08-XX: Conformity to General Plan � CiTY O'r CliPERiINO-HE4�T Or Tii.=CITY SPECIrIC PIAN