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12. Heart of the Cityclnr o CUPEI~TINO SUMN[ARY Agenda Item No. ~ °Z Application: SPA-2008-O1 Applicant: City of Cupertino City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3251 FAX (408) 777-3333 Community Development Department Agenda Date: December 2. 2008 Application Summary: Update the Heart of the City Specific Plan to reflect the changes adopted in the 2005 General Plan. RECOMMENDATION: City Council has the following options= i. Adopt the draft Heart of the City Specific Plan with the changes recommended by the Plar,ri;r,g Commission or i. Adopt the draft Heart of the City ~~onceptual Plan (abbreviated version as requested by City Council) BACKGROUND: In February of 2008, the City Council directed that the Heart of the City Specific Plan be modified, as part of its 2008/2009 work program, to incorporate technical revisions reflecting the changes made to the 2005 General Plan. The Council directed Planning Commission to review the plan and forward i.ts recommendations to the Council. After reviewing the draft Heart of the City Specific Plan at its regular meetings on June 10th, August 26th and at a study session on September 23~, the Planning Commission voted 4-O (Comm. Kaneda absent), on October 14, 2008, to recommend approval of the draft Specific Plan with changes. The City Council heard the item on October 21, 2008 and directed staff to: • Provide a brief history on the development of the Heart of the Specific Plan • Incorporate the Planning Commission''s recommendations in the draft presented on October 21, 2008 (Appendix A) • Prepare a second version of the draft i:o remove language from the Specific Plan that is already in the General Plan (Ap~~endix B) • Propose language in the draft for more prescriptive requirements for sideyard setbacks iz-i SPA-2008-O1 Heart of the City Specific Plan Update December 2, 2008 Page 2 DISCUSSION: HISTORY The Heart of the City Specific Plan was adopted in 1995 to guide future development and redevelopment of the Stevens Creek Corridor generally between Highway 85 and the eastern City limits near Lawrence Expressway. The purpose and overall goal of the plan for this area is to create a greater sense of place and community identity and to develop this area as apedestrian-inclusive gathering place. The following is the historical timeline of the Heart of the City Specific Plan: May 1983 The Conceptual Zoning Plan for Stevens Creek Boulevard was adopted containing design standards and conditions for the Planned Develo ment Zone. 1993 GP Process The conce t of the Heart of the Ci was develo ed. November 1993 Design Charette was held. The idea of "Parkurbia" - a landscaped walkable boulevard - was incepted. The Design Charette emphasized aggregating retail activity at the Oaks/De Anza College, City Center/Crossroads area and the Vallco Fashion Park area (now Cupertino Square). These three nodes are referenced in the current Heart of the Ci S ecific Plan. February 1994 Freedman, Tung and Bottomley, a Streetscape and Urban Design Consultancy, prepared the streetscape concept and design idelines for the S ecific Plan. Jan. 94 -Sep. 95 The land use policies were formulated based~on the General Plan policies related to the Heart of the City, in conjunction with public in ut and direction from Plannin Commission and Ci Council. October 2, 1995 The Heart of the Cit S ecific Plan was ado ted b Ci Council. March 3, 1997 Council adopted changes to the Specific Plan specifically related to the City Center area by changing height requirements and office allocations. Council adopted changes to the Specific Plan to allow certain December 1997 properties with existing single family homes within the plan area to be redevelo ed as sin le famil homes. July 1998 Council adopted changes to the Specific Plan in order to provide design flexibility in situations when it is difficult to adhere to the develo ment standards b filin for an exce tion. June 2000 Council adopted changes to the Specific Plan with regard to hei hts and residential densi within the Ci Center area. November 2005 Council ado ted the 2005 General Plan October 2007 - Council directed staff ensure General Plan conformance. Present ~z-z SPA-2008-01 Heart of the City Specific Plan Update December 2, 2008 Page 3 CONSOLIDATED DRAFT: ' The draft Specific Plan (Exhibit A) has been updated to incorporate the Planning Commission's recommendations and comrrtents. The draft includes the General Plan Policy reference for the change and the corresponding Planning Commission recomri+endation and/or staff comment and response. ABBREVIATED DRAFT• At the October 21, 2008 City Council meeting, Council directed staff to prepare an abbreviated draft of the Plan by eliminatir~g all language in the Specific Plan that is already in the General Plan. Section 64540 of the California Governmerit Code provides for local goverizments to prepare specific plans for the systematic imilementation of the General Plan. State law establishes minimum requirements for a specific plan such as the distribution, location and extent of the uses of land within the area covered by the plan and standards and criteria by which development will proceed, infrastructure required to support said development and finally, a program. of implementation measures and financing measures needed to do all of the above. If the Specific Plan is abbreviated substantivally and no longer includes the minimum requirements established by state law fora ;;pecific plan, it cannot legally be referenced as a Specific Plan. Instead, the plan would become a Conceptual Plan. Therefore, staff has labeled the abbreviated plan as a Conceptual Plan (See Exhibit S). PRESCRIPTIVE LANGUAGE FOR SIDEYARD SETBACKS: ' Per the direction of the City Council, prescriptive language for sideyard setbacks has been added in the .Conceptual Plan draft dated November 19, 2008, to allow for design flexibility for narrow and odd shaped lots. 'Che prescriptive side yard setback language can be found at the bottom of page 9 on the Conceptual Plan (abbreviated version requested by the City Council). Prepared by: Piu Ghosh, Associate Planner A~ ci-I~ nda Snelling, Senior Plaizner S bmit d by ` Steve iasecki Director of Community Development Approved by: D va id W. Knapp City Manager Attachments Exhibit A: Draft Heart of the City Specific Plan with Planning CoTM+**•;~sion recommendations 8i staff comments Exhibit B: Draft Heart of the City Conceptual Plan Exhibit C: Draft Heart of the City Conceptual Plan with strikeouts Exhibit D: Heart of the City Specific Plan 12-3 SPA-2008-01 Heazt of the City Specific Plan Update December 2, 2008 Page 4 Exhibit E: City Council staff report dated October 21, 2008. ' Exhibit F: Minutes of the City Council meeting from October 21, 2008. Model Ordinance iz-a CITY OF CUPERTINO Heart of the City Specific Plan Exhibit A GEZEEN ~F'ESST: GI/I~ERAL PLAN LA\'GU.~GE _~. ~~D R~FERE~~CES BLUE TEsi-T: PL.~'i"~L`~G C`O'~4~ZISSiC7ti RECO'~4'~SE'~D_-~TIO_~ .~'~D CO.4gn1E1~'TS.4RE TT.-~LICJZFD- --- - - - - - t ; ~. P~-'-` T~~ T ~;-' ~T~ Drz--~•TLT~^i -r'LT: TEXT DELETED ERU~1 EXIS3L`~G HEART OF - ~ ~- ~ THE CITE- 2=i€~C~'~~1T VR-11C~~=-££} ~'~-TTI-3I°~ =~'HE HL)C ~''_~TL-'_~T. -- STAFF COI~~~NT IS HIGHLIGHTED _ ~-`. - =~ i `'. t~ , _~~ ~~ .a ,_. - r I~ ~ I~z :' rt. ~r:~ Pale 1 0~ 6~? OctoUzr 1-1, 2008 TaUle of Contents Introduction ----------------•---------------------------------------- - ---------- --- - 5 Poli ct- Fram e~,-o rk ------------------•-------- ----•---•-------------•-•-------------------- - •• ~ L~\D LSE ~L-~I' _~~D SPECIFIC _~1<t_~~-------------------•---------------- -... 14 Street_cca ~e Design -- - ----------••---------•-------------•-•--- - ••--------- -- ---- 1 5 De~-elonment `ta?Zdardc and Design Guidelines ----------------------- ~ -- --- _ _-- ~-e oPment ~taiz d ard_c--- -------••----------------•----- --------- -------•------------ - Re~-ie~+- Process for 1~4odiiication of De~•eloPment ~tandardc ,via: Design Guideline= ---- ------------•--•--------- ----- ----------------------------------- -- ~D~ Site Imrroi ements _~nd Land_caPin~ Guidelines ..................._-... ~[).~g - --- I»_tractru cture Plan -------•------------ -------- ------------.....----•-- --------------•--..... ~~~ - - -- Ins t~1< rnenta tian ------•- ---------------•-•---- -------------------•---------- --- ----•--•---... ----- --------••----------...------ Eby _~pnen dim .-~ --------------------------------------•--•----•---- ---- -- --•------- ----- - ~i Anrei;dix B - --------------- --- - - - _ ~~ ~r~ ~? ~'E~3c-F=~~•~te~ ~~ •-----------------•----------------- ~' Lamed b're 'ti4~~ a=-~~' cr eQal '+~•ea~ .... -F' ~-`~Eet~a~e ~e a .. ------ ~2 ,r --- a ~=del~e~ } De~-e~e~~e ~ c~a-~c~-'~~'e~5 ...-- » - ~ - ~ - ~tanc~a~-ds ~,.,.,P._~n-~'~ae~-~ €E-r De~~1FF-s-tent ~t-s~Ga ds ,~ L?e~i~--z~~z-del=--te~ .. ~t~-3er=~et~re ~'I--c •- ---------------------~-- -••---.... 3-s ~~ en dig- '4 .....-•---- •-- ------ - ----------------•--.... 5E~ Pale 2 0~6'~ October 1-1, 2008 ~- - ~C = r~'s~-rE-cr ~~T'~~ E~'ti} ~~~ee ~ __ --_ ~_ T~~Ez ~-.~= _ ~.r. tea' -' ~ ~ }e Etc-~r,e~er+ }tea ~ ` }? Eli's-~ ti ' -"E c~"1'"` _..T~ ` C 3' n_._- _ n ~~ :^r3~vi-~s "z--..-lnc3fi~z~31~c=2-z €a~e-` c r-._~=~}~~' L~r e~ ~3 EE~'k$!L~]13~i' ~E_~ e}c~-~e~~ -_.,~- },~~~ '~3E° '~- safe T"- ~,ea F tie-E~4ara-~_ r ?443E}i2}E~-~L-~~. r~T~ mac: 3-a~~Ti~'r ._~ =t ~'e3"~ ` 3'}' -3G-1'1 0 _ ~~'=2 -~'~ E ~ T'"~3' 14'P~}~ t_,~~---~ ~ - ~E,~` ~-deti - e -ear r-~ ~-r'z rt ~. _ _ ''_ -~~ ~_.,_,.,_-a.,_ ~-'t 3~2 - ~e -~ ~~~~ei>=_~ Fa~c -r_~ __ _'-_-c~__-_.-~--,_,__'ar-~ _ '- _ ~s~3~_r}~__, ___ * _ _,, !,~"~~_ ~.e_. _~~ `z_ c~,__~__~_-2 _~__`z__ .~,_~ ~~ ---tie S11~TS ~¢--eh , -.,c~- E~ '-_~ ~-~.4 -~eE}'~a.q-'~~-_.v r-E_'e- '~re3 -'---~~e- ^----_.,_-._ ,c.. -r- - - ~ r- - ,e ~ ~'~3'e ~~e~', cam- t ~ E ~ }-' r •, _ , _~-~, }SiSE ~ ~ - T - - '1€ - - r `s -1 i're` ~ - - ~~-~Ic r -r -tom-i a-.~~ 1 ._.~C ~ n. -E._"~-1E - ~E _ ~. ~---~~3_ c-r }}3=-~_~. _~'T ~~ -{tom Pale 3 0~6? October 1-~. 2003 The City of Cupertuzo List of Diagrams and Maps Laid L cz '~iat~ Streetsca~e Concevt Plan De~-elopment Guidelines ~ea~ ~f~~~-~~~~Ei~-gin ~~=sew } a~ _'_...--'ate ~e~t1 Tr-3'iEl~ ~E~3-tc3~3 E3325 ~ ~ r-~.~.,_ ~ ~~_~e-Pe~e~z`~c~,~t~Fndat~F~t ~€~ ~~e•~~er-~-Petail De~f3c-,F --eat ..- .-..--- ~-} ~E~32~}~e~E aZ~"3~-c'2 ~2~-E~E'~ it^^t i~ ~T'-i-i=~it Pe-~den'-= „Zee-,,E~F~e~~ ~~ ~e-3der}~a-I-'~'~a-~l-'+r'li~ed~Le Des=EIeF--~-,Qn~ ^ } e~~rrs ~rehar~ -------------------------------- -' Be~i~ €'F~~e~' ------ --- - ------ ---- za ---- --_ __ _,r..__._..~ -~-.-isti~ Pale 4 a~6~ October 7~, 2008 adhered to u1 a specific plaiz_ These requirements include text and diagrams that specify all of the following i1 detail: 1. The distriUution, location and extent of the uses of land, including open space, ~vithiz the area covered Uy the plan. 2. Standards and criteria Uy which development will proceed and standards for the conservation, development, and utilization of natural resources where appropriate. 3. The proposed distriUution, location and intensity of major components of the puUlic and pri~rate transportation, sanitary sewerage, water, storm~vater drainage, solid waste disposal, energy and other essential facilities proposed to Ue located withiul the area covered Uy the plan and needed to support the land uses descriUed in the plan. 4. A program of implementation measures including regulations, programs and puUlic works projects and financing measures needed to carry out the provisions of Pale 6 t~f- 6~ Octobzr 1-1, ?008 Policy Framework _ Overall Goal To create a positive and memoraUle image of Stems ens Creek Boulez ard_ <=-€ - - '-_ __ --_ - - t- - - - - - - - _ ,_ - _ _ _ -- -_ Laud Use/Economic Goal Develop a Heart of the City that provides a variety of land use opportwlities of - _ , -~ ~~ . c - ~ ~ :~-_':c_'.t. enl'idIlCed actit-ltl- llL~u~-.. and safe alld Cltlclent `irculation and acres. for all m~~des of tran_eportation bets, een activit~• centers that belt? f~~cus and support acre-iti- .~ ~ I,-___-_ - ~_- _ _ _Il tl'~e c_nte rG it tc~. c'~-r-cC_ :rcz`--r-r-'.-r-r-i. ~c GP Page 2-23/Policy 2- Create a positi~-e and memorable inZage along Stet-ens Creel: Boulevard of ntiixed 27: use development, eltihanced actit-ity nodes, and safe and efficient circulation and access for all modes of transportation. r'C Recommendation: AZodifv - Dc~ elop a Hest ~+r the City that pro~-ides a ~-arieri' of land u_te oppc*rtuz,_aes of well planned and designed commercial, office and residential development, enhanced activiri> nodes, and safe and effident circulation and access for all modes of tran_cportation bete een activiri~ centers that help focus and support act]t'1 ri' 71l the Centers. n2F7"P ZG .7 17pt'~ tl~ ~t~ltF77 t12P ~iZ 17 y7T~~~ E' ~t~ t17;7f ~~P~+F~i r~Fr= .3t: •7ht fet~1 ^~,,ce.z r, --ese77t o,11y n7isad-,~sF projects. Policies 1.-'.-.=~~=Tti~ o major ._t~~=Tc~~-s areas and three sut~areas are identified:- ~.-. 1.., - -a ^t-~~-i~- ~~~ ~h.~cc -o-~.a~-. 'T1, ,. ,_., c"~ t3'-E' e~3'3F 1~- }- ~t~ t cil act-~-x ~_ ~~~}_}_...~,.~,e ._~.. 1.1-e and Ea~-tF~e~--entar'<- tie- a~~Id a- ~t=e ~~e-~~ 'fie '~-'~ ~c 77c~e Lri'sslp,z,~c ~..,.--__7-~d•-- t- 7 z? - ,t=on 31 -~~d ~F eEialtti- pe ~i' Ee-3 er --ill acti~-e, t~edestrian-oriented eha~t~in:;- district along- ~teverts Creek Bclule~-ard, between De _-'~nza Boulez-ard al~d~ ~tellil~~ Road_ De~-el~~pment shall have retail uses ~~-ith storefronts en the -round level. L l>n~n-~rcial office uses may be alloi,ed Can the second level Limited r~~_ idential uses are allo~~ ed. GP Page 2-23lPolicy 2-28: Crossroads Area: Development along Stevens Creel: Boulevard shall ha~-e retail uses with storefronts on the growld level. Commercial office uses may be allo«-ed on the second le~-e1. Limited residential uses are allo~~~ed. PC Recommendation: Eliminate - I>7 L P t- ur,-.<-c~ ,.c.nv ~:.~ t-. Page 7 ~f St? October 1~, 2008 c.~ra _~i- cn - - =_~i uo}.,~ u:~~ r~e~t-it=: ~'~e sdertff 3l ands?Ee Goy-e~~-uies :~ mi?.ed commercial, c~i-fice and residential corr9dor connecting De _~ZZa Colley e. Crossroads City Center and \-allco Fashion '~'Iall e>.tendine from Highs+°av 8S to the ++-est to the ea. tern city- limits. West Ste~-ens Creek Boulez-ard {from Hi~hti~ av 8~ to Winton ~~'av)_ Includes the Gals ~hopr~in~ Center and the De .~nza Community- CoLeze can~~us. ~et~__ dez~elo~ment should incorrorate nziaed commercial ,'residential uses Central Step-ens Creek Bc?ulevar~3 (from De .~~za Snule+-ard east tc Perimeter Road). let+' de~-elopnlent shall coilsi~t of commerdal /commercial office uses on the first floor. C>ftice uses are permitted on the second door. Residenrial uses are allo~~ ed. Residential mi+:ed u=.e is alloy+-ed if the residential units nro~-ide an incenti~-e to develoy the retail u_se, if the de~-e]oFment is +,ell de~i~ned financially- benericial to Cupertino. pro+-ides community- amenities and is pede~trian- oriented. Ea_~t Stevens Creek Soule-ard (from Perimeter Road to ea_~tern City limits )_ '~?et+- de~~elopment shall consist of conZnZercial ' commercial office u_tes on the first t7oor_ Office u_ces are permitted ~~n the second t7uor. Residential uses are alloy+-ed. Residential nli~ed ;~~e is cello++ ed ii the residential units pro~~de an incentive to deg clop the retail use if the :~e~ e1c~t~ment i_s iti ell deli=ned, financiall~° t~eneficial to Cupertino t~ro~-ides conzn~usutt- amenities and is r+edestriai~-oriented. GP Page 2-25:Policy 2-24: Ste~'ens Creek Boulevard: 1. West Stevens Creek Boulevard (from Highway 85 to Winton t1'ay): This area iulcludes the Oaks Shoppiulg Center acid the De Ai~za Conunuiuty College campus. Nets development u1 this area should uzcorporate nzi~ed conznlercial/residential uses. 2. Central Ste~-ei s Creek Boulevard (front De 3iZZa Boulez-ard east to Permeter Road): Nei+- development shall consist of conlnzercial /conlnzercial office uses on the first floor. Office uses are permitted on the second floor. Residential aild residential mired uses are allo«-ed. 3: East Stevens Creek Boulevard (from Perimeter Road to eastern City linuts): Ne~ti~ de~-elopment shall consist of conunercial/conznlercial offices uses on the first floor. Office uses are pernutted on the second floor. Residential and nzu:ed residential uses are allowed. PC Recommendation: Eliminate - 1~7 GP ~T ;e?77tCec°ss;zr.i hF-,-e. The properties as sho~,-n iri Figure 1 on paF e 11 shall maintaial the Heart of tl~e City Park~~ at- Landscape Easement and Frontar;e Renot-ation re~i.uiren-~ents and shall meet the Desi_~1 Guideliuies uz this document. Thee properties iu ~clude De .-~~ZZ.a College, properties tc~ the south of ~teveits Creek Paje 8 Z~8? October ] 4. 2005 de~-elopnlent is ~a-ell desigzled, fizzazzciallv t~eneficial to Cupertino, prop-ides conznzuiiit3~ amenities and is pedestriaiz oriented. PC Recommendation: Eli.-,.irate-.: C_:'':~C-= :. .-- '['C7 i`7": C'... :. :~'. C.', ,~i` .-Cr 'c'.'. :~ __ ~. f'Zt'i~ ,_,i 'PC:_ .~ nht;zt,t Cit-.~ aT ~~rn:~al ~:~<ytt i{ iT,~,~ {ref tT:n retatl' 1,<~rttc"t r:>ill tint he <'crttc„tica??y ni~zhle- DenelnptnFtzt alotzg SCB sTznzzld he nzarkct ~eter,,;izzed. Lltzncress,arv to reiterate tTzese F-.olicies SizzCe tTzez~ are i,t tTze GP- - - - -, ~ _ _ z-.~.~----~~h-- -~~=i'-S~-~r-:zE~-s~l-i~t~~ he}F c._.__- _ ~ _ _ ~ - ~f^~- r'~'t~a~- ~--~d ;_ e -~e-~d t+e a-==tee d re-s~~ti-1-~-- 6 ~_, - -,c,. t, .-. ,-~~ .3.1.~~s-' +I-.-~ zz~ ,,,~._ _,-z z..= 1. v~E+r~3'l `` `e - ~F 'E~=6~fi7 ~S -e}}i•3t`- E~~~--~<~.~ neap ~te~-e~is E~ee~r-l~ar~e~-a. r~- Residential or office de~-elopments shall be considered in mid-blocl: parcel=. The »0 unit re=idential allocation is a~-ai]arle for the entire areal hoi+ e1 er. linvted residential u_~e~ are allot, zd in the Croccroads area_ The ma>.imum den_=itc- all oz,-al,le hall be ~~ dt.-elluz~ unit. ~~er acres GP Page 2-24: Policy 2-29 Residential or office deg°elopments =hall tie considered in mid-blocl: Parcels. Parcels on or near i,~tersections shall ha~'e a neighborhood conlnzer~-ial conZponent. PC Recommendation: Eliminate - dc.~e.'~-t~~'rs ;.: ~' 're1 'z r, _~.j to tt;~ ~~r,',~„ate retail sq. {t. in tTzeir projects to nhfai,z City apprcr~ai <~~~e~t if tTtc-u feel tTzc' retail 1,<~rtinn will not he ecntznmicall>! rinh].e. Dr~rlol~,rF-,zf ,zlntzg tiCB sTzvvld h<' „zarkc't detPn,zstzed- Utztzecesszr_.~ to reiterate tTzese pnlit-i~s aitzCP tlae-y are in the GP. . Proiect specific de~-eloFment allocation and de~-elopment inten_~iri- ,-ill be determined an a race-t~~--ca_~e bads in coniun~-ti~~n :~ ith ~peci2ic de~-el~mezit re\-,e~1 . ~~ r. , _ _ i; _ _ _ - O .- _ . ~ .-- .O ~ .-. -,_~ _,-.t ,__, a_ -Al-----3 -a ~,~~,-...;..} ~'e~'e4-e}eF se=c` The €o}1F~ -~zb r --- ~ - - ~e`1 - - ~ a apes ~ta~- eant~t,e t~c`a} tie--~ ra~er`3es a~'e _..~~,-~,,__.~ a '-_ - ___r--_. ~~at~ -tir}~ €a`te n Est- l=~t~1 '~rEa ''ti~ereede~ ~ 1=ed-E-a~bE~ '4-Ea ~~rr~~di~a ~~~erel~e~r4e~'e~-e~~ E13s~.-~~'a-~ Ha eir~_ e+: cT`1-ce~-~'~'_azSi-tee GP Page 2-2~ 6s 2-25: Project-speufic deg=elopment allocations z,-ill be deterniiszed on acase-bt=-case Dec-eIopment Activities: basi. PC Recommendation: Eliminate - Lht-:<'<-s,.t~~ '<~ :e;'n.<t<~ ?:~~7hz~ak~° .,]ready irclt,{dcd itt t1z<' G.->«-rc,1 Plan. =~. Plan for the gradual development of vacant, nonresidential sites and the upgraduzg of Luzder utilized, nonresidential sites. Page 10 ~''E12 October 14, 2003 Strategies: • Identify Ste~~ens Creek Boulevard conunercial sites Uetween the major activity ~-.: ~ -= a r~ a ~ and provide Heart of the City retail commercial de~~elopment allocation for the upgrading of these properties to Heart of City design standards. • Prepare development regulations and guideliles that clarify City expectations for quality development. • Through economic development activities, focus on attracting new Uusinesses aired retaining existing Uusinesses. ~~. Ensure the compatiUility of adjoining land uses Strategy: Prepare land use and development regulations that assure compatiUility, while employiung specific, well-desia reed Duffers for adjacent residences. •---' _~.Generally, the expenditure of puUlic fuinds to acquire and develop typical neighUorhood parks is not endorsed; however, passive rest areas should Ue incorporated in ne~v development to the extent feasiUle aired in furtheraince of Heart of the City Specific Plan policies. ~ - -' _t ~- ~ ~ r ,'''~t~ '- ~ T 1 ., „` Recommendation .add Strategies: 11. Proposed De~-elopments shall be expected to continue the implementation of the Ciri-'s master land_ccape plan. 12. De~-elopment applicants are encouraged to sut+mit commercial. office. residenrial or rlixture of u_~ec. Regardless cif proposed land use, higlt qualiri- site planning, archite~-tural design, and on site landscaping is expected. 13. Subdi~-ision of corra~ercial parcels is discouraged. 14. Flails for neti~• projects should include sensiti~ iri' to pedestrian and bic~-cle tra~•el, both from the nezv project as ~~.•ell as from tray elers pa_ssin~- that site. 1 ~. The Ciri- shall desirn and implement in~pm~~ed bicycle paths from De .~rtza Boule~-ard to the eastern ari~ limit that separate bic~-clists from -a*~,nzoti~-e traffic. Tl-iece pr~~tected lanes shall tie extended ti~ est of De ~~_-. - ~___<\ ..'~- L sea-.~~lc. STAFF COMMENT If Council votes to include strategies 14 8z 15, move to Circulation/Parking strategies below. Circulation/Parking Goal Facilitate efficient and safe movement of people and vehicles within the specific plaiuniung area. Maintain or improve transportation level of service (LOS) "D" except at ii~e ;n~ers~cticn ; f Stevens Creek ~ c~u'.t. =- and De Ainza Boulevard= r, r. rt il-. inters~ctic~» of ~t~~ Win= Cr~c ~ ?=i u'~. r_; -.-c: . t~llu;, ~c~ _u, where LOS E+ is allowaUle to further a unique connmuinity gathering place. Page I 1 Ic3f fris? October Imo- ?008 Policies: 1. Promote bicycle and pedestrian access :~: .'~e ~~`~\ ~:~- ee~n'er_ __ ~a_ along Stevens Creek Boulevard by creating a network of attractive formal and informal pedestrian path\~.>ays that link together the Boulevard and adjacent properties. Strategies: • _~ -: ~~::3:c JL YIl7-L ail ~:~ ~ ~. ~`c'~t_ _i:-~_~\~;~T~. .~ `]~. i_.I~.\-~ iT. t' ~'c~~~_ _. .cll •~7 ~\ .r~ r.n,:~'r,t L~\ rr~~actively mana~in~ speed linnit~, their manual aind - -- - °~. ,_.-. tc c:-~:c:.~.~.~~C~nt an trattlc ~I=~'7Za1 ~\'7lChr~~n\- • Require pedestrian pla><uniulg for ne\a> ~- ._ -- =- - - includes pedestrian linkages between properties and pedestrian-oriented amenities . :'-~ --, _, r ~-- _- ~_..._-.. • Barriers to pedestrian access should not be created bet\~>een adlounung retail commercial properties_ • Encourage active, outdoor-oriented commercial uses =; . ::._ _ _ _-<-:~_= . • Develop design guidelines and incentives for pedestrian plazas, courtyards and passim>e rest areas. • Complete implementation of the bicycle plan for Stet>ens Creek Boulevard wind provide bicycle racks as needed. • In\>estigate the possibility of creatiing greater pedestrian access bet\veen the residential neighborhoods and retail centers. • Investigate potential open space linkage from Creekside Park to Stevens Creek Boulevard and 'unto Vallco Industrial Park using the Calabazas Creek Corridor. GP Page 2-23: Policy 2-27c Evaluate options of Ste\-ens Creek 13ou]evard to impro\°e the pedestrian Traffic Calming enviroinnnent Uv proacti\•elv manaj izg speed limit., their manual and automated elnforcenzent, wind traffic signal s5znchron~>_ 2 lmpro\>e traffic flo\v aind visual continuity along the Boulevard. Strategy: Reduce the number of curb cuts by requiring shared drive\vays ,and intercorunected roads along the Boulevard where feasible through private development improvements. 3. Adjust parking standards it accordance with actual ]and use demand. Strategy: • _Establish revised parking standards for mixed used developments that include residential uses. • _ l~c'~_;1~_r~ ~-i-`~.~1't L' r."1]~:`= ~=SetI??~niS lil t71~ LrOS~rOadS area, to-Itln O\"erall parking stanndards reduced to ret7ect shared parkin; arranngements_ GP Page 2-23: Policy 2-27 Require shared parking arrangements throughout the area, with overall Shared Parking: parkun~ stanndards reduced to reflect shared parkiing_ PC Recommendation: Modify -Require =hared parkin` arrangements in the Crossroads area, in mixed use developments, \,-ith overall parking standards reduced to reflect shared parking arrangements. Requiring slu~re~3 7-+arkin~~ a~reenul~ts in fTzc Paje 12 d€ 6?~ October 1~. 2008 Strategy: - Develop desib 1 guidelines for the use of landscaping and furniture u1 the hardscape areas i1 order to define and separate use areas as well as create snore attractive envirorunents. LAND USE MAP AND SPECIFIC AREAS Paje 14 tYf-E~ October 1-1. 2008 Streetscape Design Backgroiuzd and Purpose The Streetscape Element of the Specific Plan implements community desibl goals contauzed u1 the 1993 General Plan, -_ design concepts suUsequently developed and revised u1 the : - __ "Heart of the City" Design Charette__ _ - _- _ . . - _ - - r,c~r =_ _ -__-_ ..e.3 1~-~ ii:~ =_~~~_• ~ ~r.t~rai -~~. The general streetscape concept endorsed at the Charette was named "ParkurUia." It promotes a "green" city, acknowledges Cupertino's agricultural past, a~zd has Luzkulg the street's major activity centers with a continuous landscaped park~~>ay as a priuzcipal oUjective. The Streetscape Element complements the Specific Plan's Land Use Element Uy reflecting the corridor's different land use concentrations and designations. Design approaches vary to accommodate land uses. Options for implementation depend to a sib Zificant extent on the type of existing development inunediately adjacent to the street right-of-~~>ay. Streetscape policies also reflect the setUack, frontage improvements, and landscape and sibzage requirements estaUlished in the Plan's Development Standards and Design Guideluzes. Together, these three Plait Elements comUule to promote an attractive, mixed-use Uoulevard, consistent with the goals of the General Plan. Streetscape impro~~ement policies apply to Uoth puUlic and private sector actions u1 the Specific Plan Area. For example, large-scale improvements withuZ the existing right-of- way, such as street trees and street lightuzg, may Ue Uest implemented Uy the City ~~>ith future reimUursement Uy private property owners when redevelopment occurs; construction can Ue more efficient and the appearance of the unprovements more consistent. Improvements to private property adjacent to the right-of-way would need to Ue coordinated with the City, Uut could Ue implemented as part of privately-ficlanced site renovation or redevelopment. _~. _ _ _ _-_: -_. --. - ~_ __: _ .- _= --_ ..-_-_ -_.__-. _. -:- - _ _ ~ _ ,_ ~ ~ _ - - - ----- - - --- -k_ -- - -- - -- --- -- - - - -- -- .. _ _-.__ _- - ---_ _..... .._- _ .___. _ .r _ _. _ _ _. _.. -. _ .__ __ .._ _. _ __ :. ~ _ . ~- _ . However, the primary purpose of the Streetscape Element is to define the improvements needed to fulfill the City's vision for the Stet>ens Creek Boulevard corridor. It allows for flexiUility u1 terms of phasuzg, fuZanculg, and desibl modifications uz order to address the needs of the City and Specific Plait Area property o~~>ners and Uusinesses. Streetscape Design Principles The Streetscape Element has =. __- ~ . ~ uilderlyulg pruZCiples: 1) Unify the Visual Appearance of the Street with Orchard/Grove Street Trees Plantuzgs, a Consistent Palette of Furnishings, and Civic Laizdmarks. 2) Improve the Pedestrian Environment Along the Street Frontage ~~>ith Passive Rest Areas, Plantiu~g Strips aild BufferuZg Trees and ShruUs_ Pale 15~~f ~L OctoUer 1~, X008 3) Allo~~~ for F1exiUility in the Design of Streetscape Improvements to Address Access alzd VisiUility Needs of Adjacent Commercial Development. 4) Accommodate Options for Implementing Streetscape Improvements: e.g._ City Construction, Renovations of Existing Development, Standards for New Development. 5~ Create a unique ~~edeStrian oriented activitti~ center at the Cr~~csrr~ad~. GP Page 2-24: Policy 2-28 The Crossroads area presents a unique pedestrian-oriented acti~-it~~ center, Strategies: ~~-hich ~ti-ill be a positive and memorable gatherin~ place f~~r CupertilZo citizeru and ~-isitors. Design Concept ~z-Fc,~- streetscape subareas are defused for the corridor: West a-Sic Lei., C~c, k ' - - ~-t - - - t Bc .Iles ar.3 and East ... ~.. _ .- . _ ~_ ~_ _-.. ~ _ -See the Concept Plan on the following page. A continuous curbside planting strip and a contuzuous row of street trees would extend along the entire corridor. However, each subarea would feature a different tree species. Tree species are selected to reflect differences in the character of development ut the subareas and/or the predominant types of existing trees alld frontage conditions. Streetscape Design policies for each of the subareas are described below: West .`-.._ ..'_" _ :; _ t :> ~ ' 2 ~ ', tai-' ~c". ..: r ~~ The LveSt ~c=rT=r`~_"t c~~-E-7'. ~: L..I CC}~ i~l`lll e\-3r~ subarea extends from Route 85 to Stellulg Road. The. plantuzg theme is an "Oak Grove." It features ail uzformal plantu-lg of Live Oaks (Quercus agrifolia) aid native wild flowers uz curbside plantilzg strips and the center mediaiz. It is anticipated that these oaks could be planted among the existil~g Deodar cedars at De Ariza College without needing to remove the existilzg trees. This approach is untended to bring the landscape of the adjacent foothills into the City, as well as tie together the existing character of De Alzza College, Memorial Park, and The Oaks shoppuzg center. Trees should be planted at approximately 40 feet on center. Decomposed granite should be used as the surface material where appropriate. L.' _. i _ - .\cit I- tLl :]':~ ~.rLtti~rL?„U~ ~tiCt't ~~ L-'~ ~3i1 ,or detal: ~. T171~ ~llt~area C?~tentl~ from Stelluza Road to De _~I~za Boulevard. Tf Ir-7,--~-L~--r,„] _- - -< _--~; - ~.C ;e~ :r,<' - The T'" _ ~-~"},_. Ceritral Stet-erh Creek Boulevard subarea extends from ~tE~i, _; ?i~=d De Alzz.a L3culcvard East to ;~i -~~-~ ;'`rin-:etcr Read. The planting theme is a "Flowering Orchard." It features a formal planting of Floweruzg Pear (Pyrus calleriana "Chanticleer") and grass u1 curbside planting strips. Flo~verulg shrubs could Ue planted u1 the center median where appropriate_ This approach fills uz and extends the tree plantings that presently exist along the street, and the formal tree placement expresses the importance of the =_ Pale 1611-F?e1 October 14. 2008 plalZtu~g area 10 feet in width should also be established behuZd the walk to accommodate a second row of trees. Conditions along the street vary, ho~ti>ever, and implementing the Design Concept in a ulziform way will be difficult, at least for the near term. The Frontage Renovation Conditions plans on the followilzg page illustrate typical existilg frontage conditions and recommendations for respondratg to them to implement the Design Concept. Conditiols are described belo~~>, fiom least to most constrained_ 1) 1Nide Landscape Easement a>it1: PZanting Strip -This condition is the model for the rest of the street. It contains a 10 feet plantil~g strip and a 10 foot landscape easement adjacent to the sidewalk_ It reflects City requirements for frontage landscaping that have been n1 place for the past twelve years and as such characterizes most of the new development along the street. Existilzg trees in these areas, however, rarely form colsistent rows along the street-Additional trees should be added to create a double row of trees at a spacilzg consistent ~~>ith the streetscape design. Existing trees of the recommended tree species should not be removed if spaced closer than the streetscape design. Over the long term \vhen redevelopment of properties occurs, the \~>ide landscape easement \vith planting strip will Ue implemented on all To~~>n Center and East Gateway frontage properties_ 2) Curbside Walk z~>ith Landscape Easement - A curbside planting strip up to 10 feet in width alzd a double row of trees call be established under this condition. However, because the width of the easement area varies, the second row of trees may need to be offset from the first ro\v: _ ~ _ -: _ - ~_ .. ~ . _..:. 3) Wide Curbside Walk u>ifTzout Landscape Easement - In this condition the entire curbside right-of-way is paved as a sidewalk. Levels of pedestrian activity along the street generally don't demand a walk this wide, alzd a curbside planting strip approximately 6 feet wide should be established by removilzg the curbside portion of the \valk. 4) Curbside Walk ~,vithout Landscape Easement - As illustrated, a monolithic curb, gutter and sidewalk exists \vith a relatively narro\v plantilg area bet\veen the sidewalk and adjacent buildings and/or parkiaZg areas. There is no landscape easement adjacent to the right-of-way, and there is only 10 feet withuz the right-of-way. To implement the streetscape Concept under these conditions the location of the walk and p1a11ting area needs to be reversed. A 5 feet curbside planting strip and a 5 feet sidewalk should be established \vithul the right-of-\vay_ Trees should be located in adjacent parking lots as feasible to establish a double row. - ~~~r~~h~e~~a~-he~~~-er Banda+ie-~ Fl ~ ~ t_~~ "Eal ~ +he Tai -~~ Ees-.ter ~rs~ar~a: F ~e° --- a~ ~-4t~l=a~~-E-~~s~~~al an=1= e - - _ [ > li:_ ~-.t~a.~ ~~~ - ~+.- - ~ _-•Z t~ec~ S-_ ~~_._l t122 ~.~~_` _ _ ____ _I_ ___~ ~ ~~ e~3~~L_" ~~t~ ~t~ct~hca-c-~c~~ci~ci_ ..c =~ 1~-,L iT:`11i ~i c' :I71L 111\-L~IT:EIli~ reCO111S112nded ._ ::.__~_~ .~ -= -', ` _ - - - - - should be improved as part of renovations to existing developments and Page 18'3~7~ October l-1, 2008 properties, and/or required along with a wider laizdscape easement if rede~>elopment of a property occurs. c~ceeT ~~ _~__,._~ -~- ~~-~#~t~ez`--r`~£'e_ .~_e vT~~3i?et~, c~le Eii_F- _+~-i.---'cTara-a'i~+~ta~e 1-33-~~t r-~-TC'r=r.-~ ~'v-'=,x---i3@~r~~ic - - a_ - -- - ~ o - - - -• - - - - c -= o'• - i-eE2z'3-c~-c-i~.E --^ 'A~ ~'le~ce 3ite~E=Za~c~---~E~~3-tee"~ ~3l '~~e~t~r~- '4 - -'-~-v~ia-l-~--~e- ~l _~ _ ~ _ _ _ - -0 STAFF COMMENT: Language above elimiizated as obsolete. 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T~l~ i- ~ i -' ~= -~ '~ 11 ~ ' ._ " "~ ~= -c ^ `1' `• - -.- ~ `~AE r ~=c ` ~. _ ~. - "~ - ~3 ~ ~ ~= = ' ` t~ l - Z~ 3 F t~i~ ~ aEe ' ~ i c~ E ~ 2 3 E i ' ' E ~~El } c L... «: _ ~ ~ e e z n e 2 ~ 2 -E ~ -2 e 2 1 ul E l e t ~~ - - e3 3 E t l e- c~-t ~E 33 i ~ t ~-~-it "3C=3 }3 i~ he~E a =e }S cE~ C h' ' ~ ~ ' ~ ' ~ G "~ ~ ~ c " c ~ ~ ~?E 3 t c ~ ~ a :~ t co ~~c ~ 3 - ct .r act. }3 cti~i-~ c :r ~_-..1__ ~a_~_~1, - -1~=, -. -: a-'_t -3 _1 s.-_ a ~_ ~~-~ --~ }rE~= _ d ~=y .~___ ~_ c _ - i = =' r ~ e E C E ~ c ~ - ' t e T- - ~ . 1 - _.~ ~7-. i _ ,.-' ~..a - - a~~`1= -- e -~ - .~ _, -1~ ld c y ` i d ` - '- - y ~ - - -- -1 ~ z~ r en ~ Ce ~ -E3r~ E~ -a - q n a ~-c e e r a z ea ~ e t r e 1,._.a~ :a' 'e'~1~~ ~ --` - f- at l-ta- - l d ` s - -i~ ~ - ~ ~i d -'-'-- ` ` ~ , a E~ e ~~e ~-mo r :~ 3~~ E E r x_ ~ E e e ~ t ~~ a E 1 - - : ~ : E t t ; -itl zl tl € ` 1- ~ _ .-.. ... . . . ..~ . ._,_,-- - _ .. o~_- e.. a-_- , ~ .e z~n.e •t. ~-e ~q = ~4.f. ~ ~~ ~g ~E~~ --cs~__=ii Tlz.~ -010-i- ~ ..~ il~.~ - _ ."l, , a ,~ ^ d ~ - l = _,i_i. - : _ _ a - l `~ _ t' - '1 ` ~ }~ ~ e t }~ t n e t Z a z -ie ~ e ~ r .- t.- ~3? } 3 t~a ,_ _ t t __ ~i t 1 ~-~ a- ~ ,_ ~ ~ c~ ~ l c ~ x xz ._ _ -~ r . _ o x -E 3...~~ . ~ rrrt--3T-r~ 2 =lzrrcxrcz ~ - E Ev-r~tr.Ct ~ . ?E E°•~_~-"1`"- ` ~T3 - tF{~i3 E~2~~-E E' ~ ~'l Elie ~ "~ ~E` ~ ~E ~3 `'El }l ~` `l' ~' si` ' 't ~~= _ t"- r c ~ c t t c 3 t ~ E 2 cE ~L c 3 F e 3 -..' - "~ ~ . _ _ - r .... STAFF COMMENT: Lanb age above elintinated as obsolete. Page 19'af ~? October 14, 2008 G~~Wi3-~-~~1=~FE2'S. ~c3`cE~ a x3 ~- Z~i'~3 3itEe= 3}'-~F-zv3-~ ~+7-. ,.~. r7_ .~C a ~c cE~-z-zaacrr .` - _ _ r. ~ _ o _ .. _ _r _ _ STAFF COMMENT: Language above eliminated as obsolete. Page 20»f~t2 October 14, 2008 Development Standards and Design Guidelines Backgrotuzd The Development Standards and Design Guidelines contained in this Element provide regulatory support for the Specific Plan's laud use policies. They are intended to promote high-quality private-sector development, enhance property ~>alues, and ensure that Uoth private investment and puUlic activity continues to Ue attracted to the Stevens Creek Boulevard corridor. The Standards and Guideliles reflect the Conunututy Design Goals of the 1993 General Plan, the "ParkurUia" streetscape concept that emerged from the ~ - = "Heart of the City" desib z charette, ~---_~ the implementing streetscape improvement policies contail~ed in the Specific Plan's streetscape Element. _- s :: - _ _ - > _- _: ~ ~ :- _ - . _ - -- - _:.: ~ . _ _: As noted throughout the Specific Plan, the "ParkurUia" concept promotes a "green" city, acknowledges Cupertizo's agricultural past, and envisions Stevens Creek Boulevard as a landscaped parkway linking major centers of cultural, office, aizd retail use- However, Stevens Creek Boulevard must also accommodate a variety of development types outside of the =~ -`•-_- -:,,.~_ _- ,_.~ *-~t~-s«+=ter.<.'-._~~ :: ..: ;r = .~~-.:-.- ,t-.-~._, and a central oUjective of the Standards and Guidelines is to accommodate this variety withil the overall parameters of the "ParkurUia" concept. The Mixed-Use Parkway The image of Cupertino is most on display along Stevens Creek Boulevard. The corridor is the central element of Cupertino's "puUlic realm," where much of its puUlic life occurs. Yet the corridor's bodge-podge appearance contriUutes little to the overall character of the community and is at odds with the orderly suU-urUan character of its neighUorhoods and Uusiness parks. La>1d uses, Uuilding forms, and landscaping vary from one property to the next. '_ _ -- - _ __ -____ ___ -~ -___ commercial Uuildings, sleek offices, old and new shopping centers, parks, parkilzg lots, gas stations, condominiums and apartments all "do their o~vn thing," independent of one another. - - -__; _ ;- ~~ - __ - - - .1-.c ~c r-- -'-art -r - .~ - - ~rt~> a_L'1-:_ ~~.'rrlQyr =tlil 11~\ t' vC\ ~_~C~L~iltl-a Di*t ll i-~I and tht'rci~'rc', 3 ~~`3~~~~iciii ~t C~i standards ai.d guidelines i_c necessary-. ti~~nie e~.an~ples ~~f proiects ~, here the Heart of tl-.e City ,tandards hay-e Ueen successfully att~lied are: .-~~3obe Terrace. '_~larketp}ace Sl-.ont~in~ Center alZd the t'emna de~-elonment at the north east corner of Blaney ,~yc'nue and Ste~-eltc CrE-e}: B~~u1_e~-ard. STAFF COMMENT: Clarifying language added. nC FZ ECC~i"P. eI'~d 3t_~,': E177T71 T13t2 - 1 ~'~-_~,. .-~..: ;.~'r"': c-?:}c ~IT'P 77C7f SL[CCZSCfj{] 7777a:P-~-7{cP ~r~PIC~~~772P77f5 J72c7' Page 21 xif- 64 October I ~. 2003 Participants in the General Plan process and the Heart of the City Design Charette ~~ 1 ~•~ ~ identified this lack of coherence as particularly uizdesirable, and identified a "parkway" design approach as a means of both bringing visual order to the street and reflecting the physical characteristics of the rest of the conunuiZity. The goals of the Standards and Guidelines are therefore: 1) Accommodate a contiguous parkway /street-tree planting scheme that facilitates pedestrian activity, yet maintain the visibility and access needed for successful commercial retail businesses. 2) Promote visual compatibility bete=een commercial, office, and residential development. 3) Allow coirunercial, office and residential dec=elop>nent flexibility to meet different needs iz terms of building form aizd site and frontage orientation. T11e maruzer in which the Standards and Guideliles address these goals is summarized below: Visibility: The Standards and Guidelines implement the parkway frontage concept established in the Streetscape Element of the Specific Plan. They require that all necv development provide a frontage landscape easement that extends twenty six feet back from the curb. The easement will acconunodate a curbside planting strip, sidewalk, aild either a single row or double row of street trees. Hoca=ever, visibility of development from the roadway is iniportailt for most types of development. Because businesses market goods and sei-c=ices directly to motorists, it is essential for commercial retail development. The Standards and Guidelines therefore contail the following provisions to maintain c~isibility: - ~_.yn ?31) Building-front-curb setbacks are reduced `-. __ : `_'-.~ r ~t ~ ~_ - _ _ . ~, to 35'; ~-=_ ~ Total area permitted for commercial wall sighs is ilcreased from 1 square foot per linear foot of store frontage to 1.5 square feet. z a ition. ~ ~~ - --. •- _ _ .._rt __:- ~~~ _ .~_;_ _; ~:~._~ `s._t: =~--~-t-~~- . _ . ~: ._ . _ _ . _ _ -' ~ ..- :. ~ . _ -. _ '. ~ , _-- ~ : ~ the Streetscape Element contails policies for ilstallizg trees with caizopies high enough to allow visibility of adjacent properties. Compatibility: T•he Standards and guidelines do not require a particular architectural style or styles. However they do encourage a coiizii~on approach iZ terms of architectural features. For example, all buildings are required to have a main building entrance visible from the street frontage, aimed all buildings are encouraged to have an architectural base, a consistent arrangement of buildi1g masses, and an attractive roof or rooflile. Pale 22'cif October 1~. 2008 hn addition to the consistent parkway frontage, elements of agricultural landscaping and pedestrians scale character - "orchard" tree plantings, :-r=;_-=trellises and arbors, and pedestrian-height light fixtures -are emphasized. Clearly defined walkung paths coiunectung public sidewalks, pronnuzent buildung entries, courtyards, and parking areas are required. Properties are buffered along . _~_ .-. _: rear lot lines by fences and/or walls and evenly spaced "wind row" tree plantings. F1exiUility: Different forms of development typically exhibit different on-site relationships between buildings, parking, street frontages, and landscaped areas: Maximum visibility, minimal landscaping, and a frontal relationship of buildungs to the street frontage is typically preferred for commercial development. Some annouint of visibility combuned with attractive landscaping is preferred for office buildings, with the relationship of buildungs to street frontages varying fiom site to site. Dense screenung and lanndscaping is preferred for residential development, with Uuildu~gs often oriented away from street frontages. Tlne Standards and Guidelines encourage build"sings to be located uz relatively close proximity to tlne frontage to uncrease visibility, and architectural and site improvement provisions encourage compatibility u1 terms of the general appearaince of development, as noted above. However, on-site relationships nnay vary from development type to developmeint type. .-- - --~: ---".-.~ -- -_-.- - ?-.~ -- --~__ ~ ~_ ~.~ -~~-.. - ._ c'~-~~~: r..__3c_~:` a1 ti2 =_ce c~~ it ~. ~.v~ 1T~-:~~____~~ c~-d C~c Y:~c_"e 'T$~c~.-~- ~: ~ _ _~.~~ -.~ GP Paje 2-25: Design Buildinngs shall be located at the front sett~ack line defined in the Heart of the Elements: CitS- Specific Plan. Parking shall Ue located to the side or rear of the Uuildizngs. Using the Standards and Guidelines Development Standards address those aspects of development that are essential to achieve tine goals of the Specific Plan. They are specifications for site development and buildung design, such as permitted land uses, Uuildung height, and setbacks. Stanndards must be adhered to and typically employ the word "shall." Designs Guidel"ones, on the other hand, provide guidance for ne~v development u1 terms of more subjecti~>e considerations, such as district character or design details- They also serer=e as criteria for designs review by City staff aired the Plaiunung Connnnission. Guidelnnes typically employ the word "should-" Variations are permitted if they will substantially aid in meetung the o~>erall principles and objectives of the Specific Plan. Illustrative Building Prototypes :,- _: -_': '_.-._-.~~ ~_~ ::_r illustrate application of the Standard and Guidelunes and the forms of development desired by the City. Standard and Guidelunes begun on the following pages: Developnzezzt Standards - ~'.: , . - 1 Pale 23'ai'~72 October 1-3. 2008 a -~ R ,li T ~ ...7, ~- Desigiz Guidelines - Pas~~e 3~ -, .. __:-.--~~_. _ __. - o _ `~~~-~~ b ~: 3~es~~e~t~~ai~~~~~e~-c~~ aa~To -- -- - - - ._- -- - o a - Pale 24ae€~2 OctoUer 1-4, 2005 Development Standards ----- ----- - - - ---r -- -- - - 1.01.010 Description Standards and ~ uideline~ ~~romote dei-elo~ment that is .compatible _~, :_-~ •„ ; _~, n~ ;_. =., Il ~`:=1lbC~rl-1 L~C~d~ aIld 1~-~al't C\.I ~t_3'= 3?':Q =-~L^:~;~ a~~\-c~C1'~^~°T~t 3~C~_- ~:~\ ~-~ ~ ~ -_ _, , . _ ,__ _ _ ~ __ __ -__ ___-_ -_ var different types of --= iety of commercial development, from staizd-alone single-tenant Uuildings to small convenience centers, office Uuildings and large shopping centers .- _ _~~ ~ - --_ Buildings are encouraged to Ue located closer to the street frontage for visiUility. The development standards generally require that surface parkiZg areas T~~,.ali =~rUe located to the side or rear of Uuildu1gs, with shade trees u1 an "orchard" __ o plantiuzg arrangement- - --- -' , -- - _---___ ~ - _ _- _ -_ - - -- =- -- - - - - - - - --- - - - Amenities, such as Uenches, pedestrian-scale lighting, and plaizters are encouraged along Uuildu1g frontages, where they will Ue visiUle from Stevens Creek Boulevard. GP Pale 2-25• Design Buildings shall Lie located at the front setback line derined in the Heart of the Iements; Cit}, Specific Plait. Parking shall be located to the side or rear of the buildings. :'C Reco,-~tn,end tio:7: l~~e prefered 1~.-~~: - : * -_r'~:ce ; ~_rl:ir:~ I~~t -hail t+e tom. the =:~~ ~I~~3 't 3r 1.01.020 Land Use A. Permitted Uses ~ D ~l~ 1 - CS - ~l - 11 , C ~- '~ 1?_i;~ Eli ~4=_~__ ---' E`i ="-Eit'/- m C c ~ 3 si 3 t j -1...-a;~._ ~1_.- .. ~ i.-.11,x..-~._ .~. _ ` _ ,?,-i_:7 ^ i ` ~ 7~ "` ' '- ~ ~ 1 =~2C~ _~~"e`-~ ,•~~-•-• - `- " : ~. cE E e e E E c E il E T, t E ~ ,_ r~ l - ~Z ~-- '-',_ ~- ' _ _. -2 -- l- -~ ~L-L7C._~'~-~ -1 _ _ 4~C C[ a ~ ~ CC a -, S ~ ~ G C= t .~ d Bu:, a-__ - lee`-'e-1 _. .a __,,, _,.:-. ,t ,~~~_,~ -_, _- e ; ,, ~ " _: l ` = ' -~ t_ ~~- -~ - ^ "3~5 '-_,_~_,_ ~;_-•_~~ - =e 3''<' ~ ~1 e ~-x`23 e= ~E 7 1 ~ lt ce` T3 L v ~ ~ v t ]. ., _ Y~'c - c : c ~ 3'-3 '~1=-r3 - ~i~i~~~-l` - --~~ b c~ e a -ee-t ~}-Z~ , Page 2S ~,f ~2 October 1~, ?008 ~1 _ n=f :e=- f ~ ---~='tC e~ ~ _ _ _ - = C r-,:-~e-ci al - _~= specified iaz the City's General Commercial (CG) Zoning district v.-ith tl-~~ `~~llo~, uZ~~ '_ocatic~i:al restri cti an =: a. Uses such as professional. general. administrative, business offices, bu_~iness sere-ices, such ac adverti_~ine bureaus, credit repartin~, accounting and =imilar consultin_ a,eindes. steno,rat,hic services, and communication equipment buildin~_s, vocational and specialized school, dance and music studios. ~-mnasi»~~ and health clubs and child care centers and other uses that do not involve the direct retaiLn_ of ;gods or cer~-ices try the ~en_ra] rublic shall not be allo~~ ed on the Gte~-ens Creel: Baulei-ard stSec*_ fr~~r.ta_e c.f building-s. b. These u_~es may be located at the rear of buildun_s nrat~ded there is a viable storefront space along the Steven Creek Bc~ule~°ard ctre~et fronta_;e for other rental _pur~+aseS. This =pace sha]1 31s~~ have ~decuate depth to accommodate tenants. GP Page 2-22c Canunercial areas in the Cit~> offer a variet}> of goods and sere-ices directl}> to Commercial Centers residents un the neighborhoods or the larger region. ~'allco Park and the Crossroads area are the pri-izary, concentrated conti-i~ercial areas. General Plain allocations for other con2nzercial areas are for local-servung conznzercial needs. Conuizercial/residental mixed-use is encouraged u1 all con-inzercial areas if the residential units prov=ide an incentive for retail development and the resulting development is finai~ciallv beneficial to Cupertino- Active conlnzercial uses, such as bookstores, coffee shops, restaurants, office suppl}>, furniture and electronic stores are encouraged to locate un Cupertino. PC Recommendation: Elir_zinate - Der~t'.T~~np~:t ~_ -: ,. ~.~.>_-.- t-~-c'ri: Fe~:.r.'<~=>.zr,~ she-;.'a br ;~;.zrl:~-i Add -Drive through uses are discaura~ed. Residential - at a ma~in~um densitt> of t~ti-enri- live 12~) units rer acre- For mi~.ed residential and commercial de•°e]apments this shal3 be net den_~it1^, excludun~ parking and,'or land areas devoted to the commercial portion ~~f tlne devel~~pment. The follol~-in~ i_s an illu~trati~~n of hog,- net den~iri- is calcula Grass ]ot = 1 acre (~ x.560 sq. ft) Commercial building area = 8,000 s~_ ft_ Surface parking area far conunercial area = 6,120 sq. ft. (-&0 ui-i-size spaces ~ 1 i 2~p sa. ft. ) .~1loti,-ance far outdoor oneni landscapine area (10"~~ of commercial buildup:; aind parkin; area) = 1,-12 sq. ft. Total area for commercial portion of development = 1=+,~32 sq. ft. Ren~aunder area = ?S.02S sy, ft. = O.E~-1 ~ acres Units allol~•able on remainder area = 0.6-&3 ` ~'~ = 16 units STUFF COMMENT: Language simplified and clarifying language added. Page 26~~f ~? October 1-0. 2008 @ ETC -: _.i ,-..-7 _ ~ ..~ _ - - _ _ `_ _ Y - E4't _t'-F _z .t=:i _.._ _ _ 3~-~a- E~_3~~'i b-~v£~ 3i"t t'~= ~E~' _ x-~3-~.i~ii '~ , _ , l] - . Office Over Retail _--r~~-:dC cts3E ~ _'_F~ -'.~ _-_'. . '_-~_,d~-d_ _.:-:d dt _ GP Pale 2-25: Policy 2-29: l~e~-~~ development shall consist of conzn~ercial /rnnu-nercial office uses on the first floor. C1frice uses are permitted on the second floor. Residential and residential mixed uses are allo~~-ed. - - 7c': ~C. - .. _'. .;. •~' 'c°7~ L.'c'e'e- r. ~~ii~P. ~l%i '.7 %v"}[i"; PC Recommendation: '~Todifc- - C`ffi~C- L .- '. -.. .~ ... _ :. =Other Conditional Uses - as specified u1 the City's General Conunercial (CG) Zoning district. t, .,~- - - ' - 17_- - -tea ,~t_ -;'e e~E--~ t -t~-t tl~e-e -~~_;_.-2.. ~.~E}Fiix-I~~~i-3i-i ._ ~:t r~r,.-.-,il-.r _.-. -.,~ ~.e~z1~~=.~-~d F3n -~-tn~ _ ~s-E~fee~a= c it eTl }33l c ~ ~ ~ ~~1~-}-> >S~-t~3~ `E`EC=t~~~~^r`_ ~ ~t -E" - t~Er=: ; .E~v~ ~ ~. _ . ~~*?~# ;-f= E: ~~ ~'i~~E^ r>~._-._.l r,_- `mss E~i3'~`r{~ ., -~ ~'-A~~ r PC Recommendation: Add \'e~ti Permitted L'se - A rnm'~ination of office, retail, and /or residential use }~ 1~c-7,cr a~ Fart ~~f a su~:;;e L-ui:d_n=- .~r in separate structure ~B. Maximum Development Intensity 1 Imo. c-I il.- i -~7"'. c?. '~~ r~~ T -Ill„~,.t Il- - -~~'l _ _ '.__i'."c.1._1~ti_, :'. i=tI71 t.~-,--~--.t7 _.c\El~-~-__ - - =1_ Commercial Retail and L~frc~ Development -Applicants must apply for an allocation from the retail commercial ~ ~~. ti c~~ development allocation pool. ~.iEt~c. t~' ~eEiiE~tt~ ic.r~~'~c-~aii a=EVr t~ i~c"1~`c3ae _"'r-- - - --- -_- _~-_,t - - STAFF COMMENT: Language consolidated. Page 27~c?if $t? Octobea' 1~, X008 1.01.030 Builduzg Height, Setbacks and Orientation A. Height - as measured from sidewalk to top of cornice, parapet, or cave line of a peaked roof shall be as follows: 1. Maximum - ~,__~_~ ;~..-,._~_- _._ ~,..:y_ _ _ _._~ c,_. Fori1- fire (~„ feet Page 2-23 S- 2-35: PolicS> Ma?:inlun~ height ~~f ~5 feet_ 2-28 g 2-29: Building Heights: 2. Minimum - a_ doped roof: Ten 11011 feet to ea~-e laic b. Flat roof: Fourteen (1~) feet to parapet STAFF COMMENT: Language simplified. 3. The primary bulk of buildin_ shall be maintained below a 1:1 slo~~e line drai~-n from the arterial street curb line or lines in all areas subiect to the Heart of ri,c Ciri° standards except for the Crossroads a_ca. ~e Crossroads ~trcetsc a ~~e Plan for details. Page 2-IT: Figure 2-i?: !~Zaintaul tl-,e prisizar}- buildia~g Uu1k Ueloz~~ a 1:1 slope line drala>n from the 14~Iaximum Building arterial street curU line or lines e?.:cr~~t for the Crossroads az~d Vallco areas. Heights ~~~_ o - - u~~a ~f .._ r-:... - - - ~' ~ ~ 4aaa~~,~~ e~eet~ed hes=,l-t} -hall t~eT- -~ "~be.~-e~-rat~xa~e--parl~s-c~ lzi~ild~c~ ~ca~~ e~~e'ed ~l~e _._.,,~_._.__.-._ ,_n:~,.~ - - - - - - r - ~ - - - - - 'o - - - o - l? Sle~~-~~ertienr ~` roo€ --~,a~~ Eeed lzei~l~t l}n-t3ts-FrF,~~3ded tl-}~~_- aze ~a',le 4 .. - 7 r e.Eit~. Ee~,ter a~-~~~s~ n,-.~,.a r-l,.,-. !,_ ~E+~~rEie.~ c........:., ,.._.:,.a-__._ ,-.,..~~. - - - o a n=:~~;in~,an~s a~'~ -ee r--~ .., r~,_.-. -1. Rooftop mechanical equipment and utility structures may e~.ceed height limitations if they are enclosed. centrally located on the roof and not ~-i=ible from adiacent streets_ STAFF COMMENT: Language consolidated. ^C IZecer-:mer•:d~tion: Regaire - ~~r«nin, ~~f he=tins. air ec~nditinrvn units from pubLc ~-ie~•: B. Front Setbacks Minimum Setback -for ne~v development shall be nine (9) feet from the Page 28'~,f~? October Imo, 2008 required Boulevard Landscape Easement; see section l A1.0-~0(= ~, Uelow. ~C"\ti ~~c\-~ll~i nlCrlt ~}nall t~~ .j ~Ii]'~C~ ~~ a tZi entt~ S7 `.~c T~Er Cent _ L)r °rt'citc7 IllLrt' ~e ll1 floor arC3 ,-r 3 ~~`" Or =re3tc= ~.1'_3i1 ~E' ISS Ilc~~~r drE'a r,-ultil-~_ ;rte .n use pernnit or architectural and cite a~roval ti,-itlvn tc,-el~-e ~ 1. ~ n-; r~th=. STAFF COMMENT: Language consolidated. 2. Corner Parcels - setUack requirement applies to Uoth frontages (e.g., corner parking lots ~==<=. `_-not permitted); milnimuln frontage requirement recommended Uut not required. 3. _- .. - - - .- -=---Special Architectural Features - suUject to City review- entrance porticoes, canopies, and or other features may extend up to four (4) feet unto the front setUack area. C. Minimum Side And Rear Setbacks L Miulimum Side Setback -for new development shall Ue -_ --_ -. _ -: ~ i i~~L~;I CLI L+I1. \,-I tll its` _ _- _ _ _ _ _ _ _ _ _ _ -. - the folio\,-ir factor-_ -_ - --- -__-- -- - ~ - ------ - - a. t1'idth ~f the lot L _ :_ . _ - ~ - - - ~~tbacks and re]atic I.-t t > ,-..;-, '- - _ __ _ -.. _ - _ _ _ -- -- •r~erti~ - _ - STAFF COMMENT: Language proposed to allow for development of narrow and odd shaped lots. I When adjacent properties are jointly developed as they may occur in a shopping center the setUacks Uetween Uuildings may Ue reduced to zero when it promotes pedestrian access. 2. Minimum Rear Setback -for ne~v development along developed or zoned residential properties the rear setUack shall Ue equal to one and one-half (1.5) times the height of the Uuildu1g with a minimum setUack of 20 feet. ' - _ _= 2~ 1 ^ 1. ~ ' zt ~~ - X11 ~ ~! :~~i c T';7 _ _- _ _ ~ -- -_ - c-. :~ t i, -.~ l ~~ ~t .~ '~i~l.. _, c~L7~ cis STAFF COMMENT: Language consolidated and change proposed from five (5) feet to three (3) feet- --- __'__-:.:-_'. Mixed Use Developments -may reduce the mininnum side and rear setUacks Uet~veen onsite Uuildings within a common master plan in accordance with an approved development plait. D. Building Orientation -The maim buildung entrance to all Uuildungs shall Ue located on the front Uuilding facade, a fronting Uuilding comer, or a side- Page 29io>= ~ OctoUer 1 -1, 2008 facing facade visible from the street frontage. ~_- ---'~~--~ ^'_her orientati~ _-.- --r ----- may be permitted subject to City review. 1.01.040 Site Development and Parking A. Access Direct Pedestrian Access - in the form of a walkway shall be provided from the Ste~rens Creek Boulevard sidewalk to the main buildu1g entrance; i.e., pedestrian access to buildilg entrances shall not require walkiZg between parking spaces. If pedestrian access ways cannot be separated from parking bays and/or circulation aisles, they must be distinguished by a different paving material. 2. Vehicular Access/Curb Cuts -shall be shared wherever possible. a. Maximum Number - of curb cuts - _ . -_ ~ _ - : __ . ~ _ - _-' - ~ - . ~- . .=-t::_=shall be one (1) two-~~~ay curb cut or two (2) one-way cuib cuts on Stevens Creek Boulevard. - - ~- - -=~_- -- - _-. - - - - - - r - _ ='23'tc3~e =~le~i~ l:''~e ~ 4?tE'~ tEl c`.r c~~~ai- t~~~.~a`t=_ lZcl_I71 L~1I1 ~~ dri~-ei~ a~-s - shall be located beyond the back of side~~-alk. ~". ~.1 _ a maximum =rake ~~f ti,-ent~ t~ercei.t (~O"":.) and adequate _-_l~t distance c. Driveway Setbacks -shall be (i) A n~irl.i_rilun-t ~~f ri~ e c ~) feet from adioinin_- ~~n~rerties and tii ~ Three (~i feet from adiacent buildir.~ s. d. Drop-Off Areas - shall be provided at Uoth the mail (street fiont) building entry and the secondary (parking side) Uuildiu~g entry. e. Service Access - shall be from rear parkitlg areas. Service access should avoid locating next to residential areas whenever possible. STAFF COMMENT: Language consolidated. B_ Parking ~-~~~-l~'rZ=~s-3~1~c E~c173}~E'~i~E.iy_' r _.- i7-:E?-~_''1_ 7f C"T~E`T'~_ln Z~___-~ Cfa ~_. _ -r =.1. Location of Surface Lots -shall =be to the side and/or rear of Uuildilgs and ranted ~~ ith =bade trees v1 an 'c~rcl~ard arran=en~t•nt :- ~n no ca-~ -hall surface t~arkin~ lets be closer to surrouiZdize public -,,-alks than tl~enty 1?O) feet. ~uUsurface uarkil_ is highly recommended. =-33~-p--3Q-~a-~- E?€~~r2~'~e~-3=, iite~- ~~-~'-~E? ~-i~~E~ '_3l €TE~3'r-`c-c~-€~-~i'~a='= : v':i~: ~?'..~'===c~~ 1-and~.=a~e--~ta~d~~d~~s~ -e~-er 1?read ea=~are=es F€~ •~r3~=n.~ ''F-~~, she Page 30't3f ~? October 14, ?008 C_~~-i GP Page 2-25: Policy 2-29: Buildu,~s shall be located at the front setback like defined i, the Heart of the Design Elements: Cite Specilzc P1ai1. Parking shall be located to the side ar rear of the buildings. PC Recom:-lendation: ?~Todifz- -The preferred ]c~cat-:c+n cif surface pari:ing shali be to the side and, cr rear of buildings. Llther parking arran~,ements ,-ill be considered if neeessarl- for the successful operation of the business. Subsurface :'deck parking is alloy+ed pro~-ided it i_s adequately screened from Ste,~ens Creek Boule~-ard and i c+r adjacent residential de~-elopments. Snnze Cnmmissrn,u~rs :~,;jio-.te.3 cn,zGa-r,z= ahnt+t t?xc° t-isil~rlrtu nfl~.~,I;i7zg ~araxe< alc ny tits t~c'rzc Creel; Bn~.1e ~*.ard. aiu3 ihvt surface y.~rl.~,z~ Lets sTxnul,j He allna,e.3 uln~z~ t1xF fre„ta~yr' of >'uildirz3s ~zs nF?Fx,sed to n,zlu tTxe side and tTze re,~r ;c•1ze,x needed fnr successfrrl nper,zt is„z cif hzzsi,xc..es. ?- The Perimeter of Parking Lots and Driveways - .- -, ..,. __ :_-._ ~-~~- -- - -` - - - - - ~- _ - ---The perimeter of parkiulg areas adjacent to the side and/or rear property lazes shall be screened with a wall or fence _ :« - - _ - - -:tea - ~-:t. .Il\ ~~~ ~ '-:~c~ a1-:ail ~~4'_~ .c-f -- '~ _li-. `~ =C~c'=:~ L~~i'~,-C- L - - See "Site Improvements and Landscaping" for wall, fence, pier, aimed pedestrian access guidelines. r _'~~<e__~??ilt~=~s-}~'_~-dam T_-,zc-~~-et-z~-C '~4-ar}r~al: '_a.est edri~e~~Subsurface Garages - The maiorit~~ of t~arkin~? should be de~~ressed L,artiall~- belo~,- ~rade_ The finished first floor height should be no more than three and one half t X51 feet abo~-e sidelvall:c_rade: this may be averaged taut sizall not e,:ceed hei;ht of ri~-e (mil feet above sidewalk ~_rade_ 1_ Garay-e Doors - c,r ~_ates shall be pro~-ided for all residential aara=e-_ 1~'la\ISn L717, ,width for conln~on ~_ara ~e entrances sha)_I be t„-ent~- r X01 feet for double doors a_nd ten (10) feet for sii,~:.le doers. STAFF COMMENT: Language consolidated. C. Common Open Space 1. For Commercial tOffice Or Retail) De:•elopment - a_ _~ minimum area eoual to two and one half L~ercent (2_~°:.) of floor area of t,uildu,~?s of t»enty thousa~~d (.0.000) square feet or more. or restaurants of ten thousand (100001 square feet or more shall be L~rovided far L~aS~lt-e reGrt~a tl C~I,al llse. ~U Ch as a ~?ard ell ~lttlll~= arC-'a Cdr OLItd C~C~r eat~»~ area Page 31~bf3~2 October ]-~. ?008 11GL.a~ Gl ll.l <_V LLl L\Ql IJ_p b1 ICi11 11LL11211C VLLL(1l`Vl bCdLlll~- Jl.1Lll n1Ca~ bllall Lie izte~rated into the proiect .its desi_IZ ai,d, or situated in tl~e parl:~va~- iandsca~+e easement. 2 For Residential De~-elopment - a. Common, usable outdoor space shall be provided for all multi unit buildings, A minirnun~ of one hundred iiftl• (1 ~O) square feet shall be Provided for each unit excluding rewired setback areas; see Dcsi~--1~ Guidelinec_ b. Private outdoor =pace shall also be provided with at lea_~t si_~:t~~ (6C)) square feet for each unit Private =pace shall be in the form of a patio or deck attached to the unit, not less than sig. t6) feet clear in any dinzeiz=ic+n. STAFF COMMENT: Language consolidated. D_ Landscaping and Screening 1. Parkway Lalzdscape Easement -All net^> development shall establish an easement t~~=enty six (26) feet u1 width along the Stevens Creek Boulevard frontage. ~T- ~._ . ~-~=: __-..._ ~_ ~__:- ~_-. _ .: __:- - :_ -r "= _-_.; _- -. _ ~ -`c- ~ --c -'C --l `~EyF' ^zc3 ter 3 ~-~. c~~ ~'C--_.~ Eh,•_~E' ~i£~E~t- _._ ~._ __ -.~=i~{='-^1i- .j_~. r~E~==c'~~ii ~'~.._~.~~ ._:'v =:`c ~T Y "c'=r~~ 1~4-=`~":~3 a. Easement improvements -The easement shall consist of l1 I 3 cLI-L .?~1 t' L i~'itil i~ strlp tc it i 1L'~ ~ It-Ct 111 Y.-i~7 i_~l. (ii) a sidez,-aik sii f6) feet in ,.ti-idth, and (iii) aback-of-walk planting stri-p ten t 10) feet in t1 idth. Plal~tin~ strip areas shall contain =>-rass and str _ - ___ - - _ _ - - _- _ _ _ _;r}i thc- L~~~1; C' _ ~`t the `•-tYCC=c~=1~C =it-17~.~i'li. b. Special Condition: View Corridors - Area(s) may be clear of boulevard street trees to allow for wzobstructed views of buildil~gs alzd/or sia zage- This area shall include necessary curb cuts and driveways. It shall be a minimum of sixty (60) feet between trees and a maximum of one third (1 /3) the length of the parcel frontage, not to exceed one hundred twenty (120) feet between trees per opellil~g_ Parking area lot trees withilZ the view corridor may also be cleared to allow for unobstructed views of buildings and sighs in this area. 2. Adjacent to Designated or Developed Residential Properties -attractive screen fencing or walls shall be provided along the -=~1~ :~r rE r property line= to screen buildings, service areas, and parking areas; a minimum fi~Te (5) foot plantilzg area shall be established within alzd adjacent to the Paje 32'~f~2 October I-3. ?008 fence or wall with evergreen trees planted at a mi2inum spacing of twenty five (25) feet on center. 3. Side Street Trees -Shade trees at a sPacin~ of apnm?:imatel~- tz+-ent+--fire 125) feet on center shall be planted ++-ithin required cu.rb~ide planting strius. e~sa-=h .~.s~c~-~c.~c- .-~ E5__=Y .--. ~~ ~.~1._c '".'~ _ ~C'~3 `ce t~c'eiL~a'l~ cx~~tl- _i't3l} ~- 1„-=a.~ai -ate- `re-=r: -tre e'~- a~d e~elo-eri t~~ ~Q Ce~Fd '-~_- 'a;--~-caF _~~ *F--~-~. _ ~a~~_~_ _~ eon= ~t~th a- t -h~lr~~e 1~~ ed z4 ~ "~ -~ 4. Screen Fences and Walls -not adjacent to streets and sidewalks shall Ue a minimum of six (6) feet in height and a maximum of eight (8) feet iz height" line, the sound z+-all separatzn-_ the uses shall have a m;nimun~ hei<-ht of eight (Z+l feet- 1See Desi=-T Guideliu~es for recommendatior~ on t}~e and n~aterials_ 5. Plant Materials -See "Site Improvements and Landscaping" section. STAFF COMMENT: Language consolidated. ~ _ nc~; ~~ 1. ~ri~-. _ - =~-~:_~~ ,~? _~~~d ;-..- racade~ - shall be required ~o that t~lc~ck ?r_~i~t-_ -- ~"r:~d nd _.itr„~ii-.-e '_ Privacy - Bui]di1~s shall be designed and;'or arras--E-d to a~ oid +, indo~+-c facie= i%-indoz~ s across side and rear t~uildine cetbaCk areas. ~. Buildiz~ fore-ts shall be such that Uui]du~Ps adjacent to t~arcel~ zoned for residential u_ces shall be =tept~ed hack car terraced or ha~-e adequate sett~ack so that ~~ri+-ac+- i_s maintaincd_ STAFF COMMENT: Language consolidated. ~1=. Signs -shall conform to City of Cupertino sib z orduzai~ce. However, the following provisions shall apply iz the Specific Plan Area to offset the reduction iz visiUility associated with the parkway frontage improvements: Maximum Building-Mounted SibZ Area - for commercial retail development shall Lie one and one half (L5) square feet per one (1) liulear foot of tenant frontage. Pale 33~f-t~?~ October 1~. 2008 ~Zc~a~tc= 333 ~L~ a .l'F"feJ~ie•i~l eJC2 ____ ___r ___-_._ _____ - _ r _ _ _ -~p~'~~t~~3~~~E~~~ az ~ ti -~~~-t ea~`~-i~ ~--~~-~~e~e~ ~e~-e~e~~ ~e~~ a3t-,~~, S#~~-~e~e~ _ ~.. .- __ _ _ _ .~ _ _' _ _ - - a _ -- - - - a- i'~c3Z `.et~ 14'z`c~ =~"'~ :~@ i~ee_ ?_'~ ail ~~e~t~l3i•~~. ~~~~~`._-._-mss ~ _ - 1 _ - ~~~~~ ~~-l~.'E+~ i.z~ ~~f~s -~-e{-~~F~ rB--tt-~~~e~e~,s}-~+~~e~€-~e .~ .__ -.', i ._..~-._~ 1...-. s -_ __-r-___._- II • T Tom....-. ?~~€€~es ~~C:~le~~~a~~~~eCe_s._~- -fl ~e e~~~..e~ t~€~-~~t~l:.y~-~=~z;~ ._ - _- _- - - - -~- _- r. - ~,_ __ 32EEl ~E>~_`e_~~.~~ __ti ,G r.,a -;.-1~.-,a-: -.l .~,] - ~l ~ ~ -~-1..-.r ~~.~~i. EF~3?i~te3'c~c~ =~33cE~~~~S=r>t-~ ta~~~~.~:a.;~l r~#~al-~a.aa-..~_^~~~~~~1_,11 ~~l__ ~_ ~1.._ o____- _____,rr-_ eEl~-cT_iteT~_,l r"-,-.~__ _t}}~= ~?r~'rln~-~r-i~_t= 1ryrT^nr:}±r~ ~ ~ -c-c~-r~ -1 rz i i .- .a ~t r. ~_- _ _ L i - i ,1_...a - .~! ~1-. -. 11 1-.,, r- F.-.11 .-._.__. } 11~_ "'3'3't3i 3 .l_- i~~ ~7 .~ - il~_.'a..' ~C\ Lr. ~.~ ~ L.. i -- - r - - - - -_ _ . - - ~' ~1~.~ - C..l„-. Fem... 1. T]~~1-- 1-. 1-i a._ xc c~ i c _. cc _ cizacc x axzcT~'tb ~t33~E~431a5 ~3l ~TC~ e?cEE'E'v';- ~~ I~i?rs'3=rLiirizr~-z-ct '__ ` '' - 1,.,_ a-..a ~E~~! €ee~ ~~a~ e=eeee~ ~-le ~e~~€1~~=_ ~~~-_«~~--_ i s' i v z v cQ i vc z c v %_ y~r - Page 34 xaf- 6~ October ]-1.2005 -_. Y 2E:3~ _ E C ~ - ^ _ ~:t £TC3}~c~:'c ~2= =~3E}l 3_ ~Et i-.-ci= c i c:y. r~c?~~5 ifs-3 - ~ O - - E-~~3E~e5 =L~E}"i 3~ e}£ir3~£'~ 33?t~ ~ ^1~~.-~: ~-.i - ~s - -~,--- - ,c acv" `-~t}~-e~ -~~ ~-~e~El~ ~e~e--~-ai- eat eE•~ '~ e ,; _ - - - ~= -a - -_ - - - - _ _ __-__. __._..~-:1 ~ ~ `c it {~~Z3 .''C'~~i-~'.=..~~__._ 14~._~~_ ~t~3_c"~ _~c~.~ ~. ~ . ~~...~ ~3Ei :' ~E~cS '~~~~Za"'3"!'1iT33~cr~?c'}c . }T a2}~} : -n= -. _~c. i :r... _ 4",_-,.. ~C I'£Pj.. ~ !, a n _ _1.-.. - -' - €a~l~~.se-~. €--e-~e~-t~- 'ee 'C~E4~P34 ~ , 1'e~t~i-_ ~-3~r~3s~y~~Ea~F--€--e-~e~F-~~~- =:Ei - ~~-e~e~}~-xe~E -1_a'~ e~~-,-i:--':•,--~3 ~3=E$tle~t~ Fiti eil~~ =plc ^ ~ ~ S r'-.~-.1, R~__1 - ,-7 F=~ 1 ~e~e~z33 i4"3 ~ .~ a ~ C iZ ~ 'E}l a ~'~e"r c i ~~-crc~t _ 'mac "`3 "' ^'c-"_ mac'-ci r xx c s-3t} ~+e f~e ~3l£~ a 3 it -erl'E'k- t.i-e r E~ cE' ~ 4 ~= ` } Ei-~3.2a`_~i ~z3ei2~~i i~t+c±r=~e3 t.. 3 _~- .. e.£ a ea~'t~-'~"r-- -`- - ar ic-e-r ~~e-3-~i~t27 a:"~ £~Ei~33 i~c E'--~e~~i~ Eat 3 E~3i`e- ~~3~ 3^r"} "3~E' mot. ^_ ~ 1 _ _: ~1.-_-,- z3-~sc~? .7-!. l-. _,lc~ ` ~E' 333 et~ i -}+~i33ia-Z e3l }~~Zct -3 aca-~c - _ _ ~ 4 ~. u ~ ~ _ `a u.~~ e•# z}~e a~.e ~~a-L~,~ EE?~~ ~e~:es~`a~- ~3-e=t~3~a~:~ ~ez~~-->_~T~-e r ~-~_-~r ~.i >z~ia- `'-`- -e~~e~-~-z ~r~i~et~-~e- `F~ -ail- --z ~e •c:~e Z:~.xs.=cu.=an -. ~~ 3'}c~ 7 --^v~~caF 3~':` ~ ~'e i -a}} -~3i} •-l^tt3 ~e 3~~~~=c l3 ixl P~ ~~ e€+-~-~ ~ - ~~rz~}e~e~~-a~-E `-~ -e ~,a~es i -}it- i•--'1 - }ea'-_~ ~-s-'~'~i-~T2z=rr--izr23-`~- E~E~-~-fee~ €~3'~~~E~e3"~~3i-e- -s-v"~ t~tii `_i E~E,T`-eE` ~~e#-i ~ cep ~ rt~~~~=_ -' . €?c Ee~ '~ t13"L , _ ~~ }C c `e `r6 ~3- =~cTr2=r;- a~_'-*~ .1~1-=+- Lz] 1,. ,.t .-t._.~~ ..t., ~-C~.~~ ~tEtl - E~"'ka a E~-S -"l E} t„-r.,7E'c ~_~~ ?-~~~.~~~~fe b~e~. eke€~~e~~ ~~-~ ~. ,~_ -.,,... ~„ --. r i -- ~,-,fie- E- te~~ ~}gat} ~E4~eE~ `lie `Et3~e- -~ - ,~ -, ~- ~t•caz%.~ ~._ ~~ e .3TS-~i i a1'S =-~..:_-ir~2 ~£a~~£t~ Ic'~E"r1~3'-~--cr~~~c~c~C Eli ~ii~-ct4'.~t-rir-r-cz-c~2 a as:~::__^_~ `"'3,V3t»~`r-'s~ e~`c i- r~3-..ti'`. f-'e~~c3 3~'~E} 3~E'c~-'.~c_`.E' =3~~~T-='. Paje 3S~f~Z October I-1, -008 '' CciLaci" i c ~-. _.a,.,cc^'c L__ `mot ee '=~i-ic c~ T i}~~iaje ~}-ta}} ~E~e a ii"43~t}~~~ ~+x _. . -- - -- - _ - - - _ - _- - ~ a - ~r~~l~.-- L_~~..7 L._L~~L .- s=~ :max caxcc c a ~oct ¢Sc_. _-~ s3=i~irr __`7 i1, .-.L `~_,` c~~ =i ~~~ cc 3~E)i•33'3 '~El ~i~1- ~`e 331 e3~3i e~ l~E'~3x~_- - l - _ - - _ - ----- - - - `- r- -- - Y _O - ~ - - _ c`~ _ - __ ~ ~ -_ 7 - t_- -~ _ _ G _ , _ - __ ZJ ~ 1 '~~ - .-, ~ r . s i r- .-.__~a.-...._ c,P_e.. r-r._...~-, , ~a~}e Fts~QErF~ ~-.aee ~,a}} ~e-€~e -}~ee~ ie~ ,;, - ~- - a - - - c_ n - - - -_ o-. - - - -" - r - - _ -- - - a - _~ _. _ -.a- r-__:a~,:.~-•- n_~ -.,~~ e--~~-~~_ ~r,<-e ~}-ca~-aka ~~e~ ~e~-}~e~ rti-s~- -~~ lea ~~_~ F -i,-.-,- a.4_ _L"^7 •._ aL .. a - i a ~-e aF ~3 ~ f}' v-~'_- - rn-cam a-tt~-rcc*c-xr~-cr+c i~3-fi-TE3-~-.}E~+~~-liat =>:_rc t ~}teE'-ct azlCZ'L~3232. a-z-~rnr_ c~ ~~_c~'~~-'- ~E'~s~31~c5~'~ErrEiii t.~ c_,r __ ___ ___ -_ __-.~, -__ _-. -~ - - - _ ~, - - o - .a L ,c i~± ,~ c...,} L...-.. -,a ,-. ~~e ati-e~a~e~ ~t3~ a 3iQ cr'tc zta xz t_-_~ zccc acc~c =iac~e3}}c~ae~e~ ~~= ~3"1ai a . L a ,~ 1. _: ,~ a L: - i . ~ F s -7 .~... , ~T~-z=z•c-r-c:-cE`E'cz~-r:c-r~z~i-~-f-`rn~~-a 2'er~-~~EtT~_=ii~-c~rc3 ~~c ~i=cs:~~e- C.. _i.-.c.. Ti__l.a ` T .- - _L -. ,, -.,r _._~G17e ~E~ +L t-~ ~ea~ ~£' ~3£~2 E,t ~t33}~:~D~-. y~,`3 `.~ Ea-e~dl-}} -;as-c, e~a~~-i;l~ ~^~_ T..._. _,,._.-__ .., ., .a:.,-.~ ~..T_,:_ _..,,_,- ..L, 4+ 1 1 1 1 -. -- . ' - . L- ._.- ~ ~ • ~ a u ~u - -o o - a- a -- - - t _ -+ : c T - ~ - ~ Page 36~~f~? October 1~, ?003 -.~ - - - - ~- - - ~_C~-c ei-eQ=c`x cis c:es cic `~ee~e ~e13~e1'3~E~ _~ '~~'u~7rrE?~E`:l E'e =~}~~ he r ____ _____` ___ ____-___ _____ ~. _ u -1-._l,_lr l;~• _ __.~,.`~ _l_ _ ~~~~.,-~~_ l_'}e~ `El` c~Cc3- `~e 32e ~~C3- _'.a ~.G~~~~:~ 3Te ~_. ~~~-ems-' _ . ~ Ti4rE~s~`~~~ ~~~"~aT~+TG1= 1 _. --_ v. - _ -_ - -- '~_ .c - a - ~ -- z.,e_~~ a --- ~ ~-~ -- -`-ee` --~ -' e~e3~~e~ e ~ -C-ee~e~ ~F~ ~ax-z~-ea-,=-}~ `c'~c~ ` ~'a .-,_ 3-a '`cc c`3~ i3}t si'~~e~~s E'e 3~ez" ~~"1 Ef13~(~ ~~e-~=caa 1. 1 ~ L . _ .. t nY.` __.... ~ _-.~ ~. _ ~_ _ _. .`ct ~ra~l-~--c~c~.3'. "mac-`rc3-ir'._Ft `zi~~ t~~~~ . ~ aE'_ 3 ~x ..- - ~ ~ a ~ ~ - - _ 'u~__~-__- -- - o - ---~-- 1,: - 7 .i=~ca" 3T cz}C ~C_~~} E~`r-~¢i~ci3}` ~ac3t~C~ =. :'.3~: lJe ~Ec ~ ~: _ - _ _ _ ~_ _ _ ~ 1 - ~ _ _ _ __ -_ G, E~ ^ _II Q`~""' _~El. ~ "~ ~~~ ~:.. ~r 'C1'.x~~l tam ~ -eil~-Cl. _~t' Page 37,~f~2 October 1~.^008 Single-Family Residential Development Standards L~~2A1O Description Standards promote retention and development viability of single-family residential sized lots in the transition area between Stevens Creek Boulevard fronting development and. single-family neighUorhoods iz the vicinity of Tantau, Judy, Bret and Stern Avenues. Standards apply to existing lots 10,000 square feet or less iz area and 225 feet or more in distance from Stevens Creek Boulevard. 1.-': ~..20 Land Use A. Permitted Uses 1. Single-Family Residential- at a density range of 1-5 ,,,uts per acre. 2. Other permitted uses in the R-1 single-family residential zoning district. B. Accessory Uses 1. Customary Home Occupations -subject to City review. 2. Accessory Uses and Buildings -customarily appurtenant to a permitted use. C_ Conditional Uses 1. Conditional uses as allo~1•ed in the R-1 tingle-family residential zoning district. l.~'_-'.30 Building Height and SetUacks 1. Building heights and setbacks are as alloti~~ed i1 t11e R-1 single-Tamil}~ residential zonilg district. 1.~_~'.4O Other Site Development Regulations 1. Other site development regulations applicable iZ the R-1 single-family residential zoning district shall apply to lots affected by these single-family residential development standards as shown ii the figure. Pale 38~3f~ Octobzr 1~, 2008 Exception Process for Development Standards Isz order to provide desib 1 flexibility u1 situations when small lot size, unusually shaped parcels, or unique surroulzdu1g land uses make it difficult to adhere to the development standards aald where all efforts to meet the standards hat>e been exhausted, an applicant for development may file an exception request to seek approval to deviate from the standards. The possibility of lot consolidation, if ail 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. A. Aii exception for development standards call be appro~>ed if the final approval authority for a project makes all of the folio\vizg fizdu1gs: 1. T1~e proposed development is otherwise consistent with 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 iz the area nor be detrimental to the public health aizd safety. 3. The proposed development will not create a hazardous condition for pedestrian or vehicular traffic: 4. The proposed development has legal access to public streets and public services are available to serve the development. 5. The proposed development requires an exception ~~>hich involves the least modification of, or deviation from, the development regulations prescribed iz this chapter necessary to accomplish a reasonable use of the parcel. B- Ail application for exception must be submitted on a form as prescribed by the Director of Community Development. T7ze application shall be accompanied Uy a fee prescribed by City Council resolution, no part of which shall be refwzdable, to the applicant. Upon receipt of an application for an exception, the Director shall issue a Notice of Public Hearing before the Plarulizg Commission for an exception Lander this chapter iz the same maruzer as provided in section 19.120.060 (relating to zoning changes). After a public hearing, and consideration of the application i1 conjunction with the mandatory findings contailed i1 subsection A above, the Plaiuzing Commission shall approve, conditionally approve or deny the application for an exception. The decision of the P1aruli~g Commission may be appealed to the City Council as provided in Section 19.136.060. C. Ain exception which has not been used within two years following the effective date thereof, shall become null and void and of no effect iuzless a shorter tine period shall specifically be prescribed by the conditions of such permit or variaizce. Ain exception permit shall be deemed to have been used in the event of the erection of a structure or structures when sufficient builduzg actin>ity has occurred and continues to occur iz a diligent maiuler- PC Recommendation: Add - _~}~]-CIO\~al autl-.c~ritt~ and a1~F+licatic~n requirements for de\ eloFment~. Page 39'3f ~? October 7-1. ?00R Design Guidelines ------ ----- - - -- r ------ - -------- 2.01.010 Description The Desiglz Guideluzes promote buildings that assume some of the conunui~ication fuizctions of sib -ls. Through their overall form and appearance buildings should communicate more than just a business name to a motorist ~vho is shoppilzg by car - how many businesses are there? where to park? where to enter the building? A "building as sibs" is taller than a typical one-story buildilg, with a distil~ctive silllouette. It is located i1 close proximity to the street frontage. The drip>eway alld main buildu1g entrance is identified by a taller architectural form, which is an excellent location for moulztil~g a sib z visiUle from a car. A. Building Increment -Long facades should be divided 'alto shorter segments or modules. Modules along the Stevens Creek Boulevard frontage are recommended to be twenty-five (25) feet long and a maximum of fifty (50) feet long, and should be separated by n~...~or changes iIZ the building mass or facade treatment, such as a projected entrance or window volume(s), notch, roof form, or other architectural feature. ~: scan-~e c.~,~ _ :~~-~ --~~~ ~ ir- __ ~.-:~ be ~t_--a`. c'~_ Lt" r~lil- ;i~: C' ~. __. ul',-7-.~.u3~ n"'..~lall i~~ ~~ T}-. 71 - -: i7 ~~-r_ ~u.~ L1~~c `~ - •~ -~ " STAFF COMMENT: Language consolidated. B. Special Architectural Features -should accent builduzgs at the main building entrance, adjacent to entrance drives, and/or at building comers. _~ dim`. r. a] t; ilt at a ~On~er. ~'r 3 Ili+tcll for d --?raI1d L~ulldilo entrl", ~aI1 3~~L~ be efIc'~i:~. ~. Features that relies e i7atness of facades, such as recesses d ~vind~;~~ s, architectural trim ~-.-itl'~ substantial death and detail, bay ti~ il~dui~ s, wil~do~~. bo~.es, dormers, cntr~- nc~rcl-les etc.. are recommended_ Balconies, trellises and L~orches are also recommended to add human scale elemeizts to vroiect<. STAFF COMMENT: Language consolidated. C. '~Sassin~ - the o~-erall form of a quality buildiio is created by its three- ~~merLional characteristics, or n~assin_. Different combinations of building -~-~ass should be used to comt~c~se a buildin~_ Buildine masses may be sin;ular, like a tall or ~roiectinP mass located in the center to mark a mails entrance. Theti- mad- be s~-mmetrical, for exan~~~le towers t.laced on either side of the n13111 entry: cr they may be re~~eated i11 a slightly dlfterent 1~-ay in another buildi~-= lncati~~n_ STAFF COMMENT: Language colsolidated. Page 40~~fi42 October Imo, 2008 D. Building Clusters - Building should relate to one another to shape oL~en space in bet~,-een. as is contnzon on campuses_ Changes i, builduz~ form slhould be u_ced to organ;~e and accent space, b~- creatin a?.ia] relation_~hit~s between builduz~s, definine special court~-ard sr±acec, etc. STAFF COMMENT: Language consolidated_ ~E. Facade Composition - Every building and/or uZdividual tenant space should have a base; a clear pattern of openiulgs and surface features; a promuzent maul entrance; and an attractive, visually interesting roofline. T11e buildu1g should convey quality materials. Building Base -This may he as simple as a visual thickelzulg of the wall where the building touches the grou>zd, a different surface material and/or wall color, or a different design treatment for the grotuzd door u1 a two-story building facade. 2. Pattern of Opel2uzgs and Surface Features - Windows, wall panels, pilasters, builduzg bays, and storefronts should be based on a module derived from the builduzg's structural bay spacing. ~ _ _-_: _ _ '.-:__ -_=t-=~~. 1= ~ ~ '~~= .,.,. 3. Building Entrances - shou]d be ea=,~ ;d~i~tifiable and distil-I~uishab l~ =.i-~,~ lc~cat~d ,~n tl~c front of the bui_.~ir~_ ~,r on a fronti~" traffic-fac~i-,_ buildii, com~r._'.~.-.? ~ '_-~ _ ,~. ~ .. __ _ .-.-_ _ -_ - - - -'3-~t~n: _' .~ -~= t ~€ -`e;-t~Li ~~-zip` _ L'ilc L i- !7 : . c t' - _ _' _ _ - _ __ _ r .?OUId ~~C LGC'~. a. _-~ Taller 1~1ass .-'3bo~-e - such as a to~~-er or turret, or a ~~olume that ,rotrudes from the rest of buildilza surface. b. ~~entered in the Facade - as part of a s~-mrnetrical overall com~~osition. c. ~ccenied by _-~chitectural Elements -such as colunuz=. o~~erhai~~in~_~ ~~ofs, ati, nin_s. cal~o}-`ics anal ~ or ornaz~~ental lid ht fi~.tures. d. ~ Chan_e u1 Roofline or Roof T~~e .-~bo~~e. i=c•r detached residential buildiiz,s in a de~-elopn~ent, buildin_ entrances should be t-art of a clear entry sequence, e>.tendin~ fromsthe L~ublic side~,-alk to the private front dc~c~r_ T]-~e folloi, ins elements are recon ~n ~tnded: a_ StocU-s and!or Chen Porches - should be ~ro~-ided at regular ilzterti-als i,-bleb correspond to the ~~ertical modules of buildul_ uizit=. The stoops shall be ~~-ide enouz h for t~eople to sit on and to make entries in~-itine. Open porches should ha~-e attracti~-e L-ulkheads or b3lustrdde ralluzQs aIld a r~'i`t that ~l~nli ~ci7-~ci':i~ t1lC i'l'Cll __'-d i_ ill ctitri _~ t'.} th:e i77 alil 7"C'C't. Page 41'? f $~? October 1 ~, 2008 U. Stairs -should be Uoxed and framed by attracti~-e stepped bulkheads ~,-alls or Ualustrade railin~s_ Bullnose treads are recommended. Oren or ' t~oatin_" exterior stairs should not be used. c. L~rnan:~r.±al ~_;:i,~~iuZe - of porches and t+-aLks to hi~hli{ht entrances ?1-:u a~.d ~~c-:~r:*~-_ d. Freestandiiz_a T an~cca~e Element_c - such as trellises. arbors, and special landscare materiaLc that add character to ~-ard spaces and :' or accent t1-e entry srqutnce_ 4. Roofliles - should Ue single, changing shape to reflect important Uuildizg masses, tenants Ue- loiv, aizd/ or other inportaizt internal Uuildu~g functions. STAFF COMMENT: Language consolidated. l~F. Windows - are an important element of facade composition and an indicator of over all Uuildu~g quality: 1. Window/Wall Proportion - In general, upper stories should have a window-to-wall area proportion that is smaller thaiz that of ground floor storefronts. 2. Window Openings - should generally Ue vertical or square i1 shape. Horizontally-oriented openings generally make Uuildulgs appear squat and massive. 3. Window Lilset -Glass should Ue inset a mizimuin of 3" from the window frame or from the exterior wall surface to add relief to Uuildilg surfaces; this is especially important for stucco Uuildings. 4. Shaped Frames and Sills -should Ue used to eizhance openings and add relief to wall surfaces. STAFF COMMENT: Language consolidated. G_ ~'Vall Surfaces - Zf the Uuildia~~* mass aizd variety of i~-indo«-c and doors complex, simile wall surfaces n~av Ue ~~referable (e.~~. stucco): if the building volume and the ttiattern cf to-all o}~enin~s is simple, additional ~, all texture and articulation should Ue em~~lo~-ed (e_e_ bricks or blocks, or rusticated stucco). Pilasters, colunu-t_s, cornices, and other forms of surface relief should be used to add ~ ual interest as~d sca]e STAFF COMMENT: Language consolidated. €-H_ Roofs -Parapets and/or shallow gaUle, hip, or other two-slope roofs are recommended for all Uuildulgs- ' . c e =1'_ ~:_ .r. t:-~~t r>_ ~ t, t~-Y ~. ': L Roof Slopes -should Ue Uetween 3:12 and 6:12. Page 42'e3f $6? October 1-1. ?OOS ~. Architectural Style - Sibn shapes, type styles, and color combinations should complement building styles. E~-~_ Structural supports -should be attractive. They should complement the overall desib n of the sio n and/ or Uuilding(s). Ornamental metal is strongly reconnnnended. _- Materials - should be attractive and long-lasting. Recommended materials are: a. Sib nboards - of wood or metal, with painted, engraved or routed letters, or mounted letters of wood or metal. b. Sillnouette or figurative sib ns - three-dimensional letters, symbols, and / or ornannental figures made of wood or metal. t i C c~ ~- .'c t r -.~ : --.~: ='-i'c "~ lac 7n:-. .a `ic'C '-- 2' a _ . =~. Fabric awnings -such as canvas or nylon, with painted or applied lettering; plastic awnings should not be used. STAFF COMMENT: Language consolidated. J. Common Open St,ace - De~-elot+ments ~,-ith a residential component should contain both landccar`ed ,' ••_arden areas and hardsca_re areas that encourase social interactir~n_ ~ c 1_ Common Landscaped Space - _~ landscaped green andlor garden space should comnri~e beri+-een se~-enty per cent i-0"~) and ei~,ht~- der cent (SO°~1 of the common outdoor space. The location should be 3]n a courri•ard, amide ~•ard, rear yard, or common _reen for lar_er dec-elot~ments. Space should be rectiliunear •+•ith no side less than fifteen (1~) feet. Space should be se~enri fire percent (~~"~~i enclosed b~~ buildirns, log+' ~+-alls, loti+• fences.. ter linear landscaping (e.~., hed_os car roe+-s of treed and not be bordered by surface i~arkino areas on more thain one side. ?_ Common HardscaXle S~~ace - 3et1+-een ti, esnty tamer cent (?O"~.) and thirtti per cent (_O`'<,l of common outdoor space should be in the form of unit- . pared or ;ray-el areas, common roof deck space, or anv combination of the tti+-n. Hardscape space shall be conz~ected directly- to the required landscat~ed state by stairs, z+-alks. and;'or ra~nL~s if necessary STAFF COMMENT: Language consolidated. 1. General - .-3c~essorti- buildun~s of all t~-pes should ha~-e architectural Page 44'3f ~1 October 1-1.200b treatn-ents aenvea rrom the matr. buildlrt_ u-t terms of surface nZateriaJ_~ trim, fenestration. roof material. and col~~r. 2 Freestandinv Gara,es - sl-could be unobtrusi~-e, preferaCl~• l~~cated at the rear of properties to miiimize veal impact. a. Su-tale-car _ ara~~e d~~ors -are strc~n=1~- reconu~~ended. with 11 indo~,-s surface raneL, and ether f~~rrr>_~ of architectural detaili~, to reduce their imtact al-td scale. c b. _~ ma~:imuin of rig e t5) =~ara_e .~~-.or-s -mat- i_~e lined ut, cc~nsecuti:-el~ a sFace of five i5t re et shall Lie rtr~~t-ided Uet~,-een each Jara~_e or gout, cif door=- STAFF COMMENT: Language consolidated. E~-I_. Lighting -should Ue used to eizhance sib zs and Uuildings- VV7zen possiUle, sibz illumination should Ue coorduzated with an overall Uuilding hightizg scheme. Recommended lighting approaches are: 1. Backlit - with lighting inside and UehiZd projecting lettering and/ or awnizgs- 2. Floodlit -with suzgle or multiple spotlights, provided light sources are shielded to protect motorists, pedestrians, and adjacent properties. 3. Color aizd lamp type -Light sources providing the most pleasing and accurate color rendering are metal halide, incandescent, and color- corrected fluorescent- Other lamp types, such as cool white fluorescent, mercury vapor, and high and low pressure sodium may distort sign colors and should Ue used according to advice from a lighting professional; these lamp types are not appropriate for area lighting. 4- The light fixtures shall Ue oriented and desibled to preclude any light and direct glare to adjacent residential properties. No direct off-site glare from a light source shall Ue visiUle aUove 3 feet at a puUlic right-of-way. 5. ParkiZg lots, sidewalks and other areas accessiUle to pedestriats and automoUiles shall Ue illuminated with a uniform and adequate intensity. Typical standards to achieve uniform and adequate intensity are= foEtt e~~dle~-a=a - -- ~ ~, _.. _ - ._. _ o _ - ~ _ - .-, ~, a ~ n } ., ~ Ear=-E3.e-~--a~~s -t~-1 a- -~a3rs -a_ti=~-tea zp~~~d _a~.~ _ .a}}-ti -a*~-- --a~- t-c- -c l~i~l~r i'-r-nZ~~.~-~ - - Pa_se 45'~f~ October 1~- 2008 >-_o_ Lighting around automatic teller Machines shall meet mitimum staizdards required Uy the State Business and Professioizs Code. STAFF COMMENT: Language consolidated_ 1, 1. ~~~ L ~~1G~Cit~11 - 1L~L ~ - 7 L= lA ~~-• i1 ~ -. •1 :~-~ C STAFF COMMENT: Language consolidated. r - ~e-~r~~ote Er>~~€at=~ _'_°-•- - -_~ t}~e ~~er '~ r e- rte` det-E}er --e--t }~} e}~- ~ -- - -,~_g ~,_.., a -., - - , - - a ~a-Ee,~- ~,_,° ~~----- -'~i-,~f}-l- _~ee~-titi=--d-- -}-tE,~~d ~e ~-~ `€te `F~-t F€ _..,:_-: a___' - __ - ~_ _ -- - .~_ :~Y- .~_ _-_. ~2. E~e'$~~~ i~ ~~~' i'~Cy'Ce^1Tn'GSG-tom. t't2~c-SFSE ~TCt~ _+G ~Z~e'~ftC. ,.l 1 -- ! - 1 -, i 7 ' it - ----'~-e~' f'E~E~3 feet }E>rt~ie ~ -held ~-+e -eta--fed ~~- _., - -,.-._`__- ~ ,-,_~ ~`'a''aaa=rn r'~ic~~r+~ .`.•33E~-F-~E~}e'E: t~'t~-=":`-i}-- '- iTimm-rc~iii~rc*iQee- n r~....-.c.. cl_,ll.,- - --~}e, 3~F, e o`iter fs~er -zE~e t~r~€`- =~c ~e~-re~~e~~--€8- -}l o ~ ... 7-cm~cac= , aT3~c~~-oc.i4:.~-~~_-4_1~ 1" a~'~1Eii .-. 1 ~ .-, ~ - ......] ~. -7 L"+_~ Y ~-~aF€S}F~e-~he>.~}d ale ~>e`c -ee-3 ,-' ~ a~~? ~ D.~~. L- Cl-.-.-1 ^i t_ i. ~-a r. i--~ i- -_rcc~c+r.~ _ a~zt ~5--~rZ-cf~~t''ki3~3 c3€ ~' ~"o Eirf}"te _ creed ax E~3iti~~EL _~ClE~i`- Dc-a~c= .-lam 1.--.1 -7 ,.. r. -1: j .-..a .., 17.7 t~ r ~r31- a ~-a 4asst~tg tie e,~-e~-a}} €~~ ~z E~€ a Via=1st-~- ,,._:,az ~ixrrt-aced ~-- its `}tree ~ia--~eiz =~ira} - - - - , -..a `._ - --,F r -e a ~---slc~'--a Bum-r~~,~-~a tt ~~-~- U•e -i=-~~lar ~~ fa}` - } ~__ - - , - 'a - -. _ - - _. -- _- - --a G w- i ~-, 1- i - - __~~, - _ - - - ~ o .. ~-~e-Etas--'~.~c#i-teE~~r~€c-af~zs ~--atzE~t`= Ua~?-d~~as at ~-ta~E,~~ _-~eei eer~ters ~x ~ xd ~ tF3:di]t~ e33 try-~ c33~--3~= E, ~~e c~~'E c c`. ~'e. Page 46~~,f~2 October 13. 2008 i a- - _ ~_ ,. - -r - - - L `F E+~ j3r .3~.e a3-t~ aEEe}l'~ ='~2 c1. 'E~i_~ra~'3~~ ak.33 = e~;~~-ac~-~~~Sr S ~E`~r EeC~? c~-~:7_vZ-` = , .a~..-. __ --~~-=~1 -~~--'-{-art- ->?a^ - F~t- ---- ~ -r --- ----_ -- -r---- --- - - -- - ~ - - - - a ~ _. _ = _. . 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RE _> . ~ r . ~ ~ ~ l ]: ... . _ _ ._ a _ O cEi-c*5 ~-iia rc-viT~-e55 TCair=t£zTC~3t~TC-~-ia3 ~~'33?3~??T.="-:~=;-33~~ _ .~-r.`ui~ ~ a r_ __ _ _ _ ~~•Lal~;.~__.~ ~~~r-c:€-izr~'~3zx-ia-cam: ~31e t~3_'~~E=iti' f=trc: xc .E?ac-rci~` ` 1TF Ta tae -E._~ C ~ ~ t43~~a~, _•.~~t- ~. .~. .. .. .~ . _ i~-~.=e~.:'_~e =4 ease as Y a-r~-fa - ~~=e~~a~ - -- - =,-: r..-. c."rc£c ixi£~z c~ _ tc..1-c_ 4ti£.i 3=. £E1zcirt`t=, E.i~E i-~3 ~'3 ~~'~ 3-E~E~i_, E33.3-t a 1_... 7 ^7 . ~~ .-~ -~ ~c?c~'3~z1~-~e :i a~~ _~i z`z...EeS ~3 i ~~e~''a e~E'~~~~e ~e-~ '~f3 Ec E~): i~ t~"te~2zzzaa.` .~~ _ - l _ _x, `. ~ ~ Tl__7_~17it.~ __ _- a___i _1 -= 1__ -t' cam.. '~C~~_3`3•Ei~. ~a~l t~ -=l -:-v3c~Ti ::e vx4~ .~.e ~zi .=zrF~c,z .._z,. ~.e~z~c~=rr~- -~2~3~~ ~r _. _ ~: .l's - Page 47"0~~'2 October 1~. 2008 - -_ .. .._ _ .r - ~ -i, _ - ~4 - -- .' :.-. _ _ .-.:. - - _- - ~ a- i D .~ .~. 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'008 - - - - _ ~ _ - i_~ _~ - o' - - - a~ 1 - - - - - - -.~: ~ _ _ _ - _ _ - - - -' a - - _ - a• t. _ _ _ - _ -~- - ~ _ ,- - - - - - o -. ~ _~_ a - - - _ a - -~ t'__ .-._:_. ~.~ ~,-.~~.,--- T c 'E ~ .-:,,- ~~E~ i :'3' ~~"!E}ti~~ ~e c{e ~ 'E~ `-3~3~e i33~~ ms o L s c - a-- -- - - - _ , __ _ - - -~ --ET-- _'__~ _: Qe~,~_s -~e~d lie wed 'e a~~ i-terFSt asn- 3 ct'_ -c- _=c ci?:-.i= c?Ci-~-~E3~31c' :=-c~~£- O._ ______> _ _______~_ - ~ ' _ -~ 1- 1- _. r _ _ -T -~~-~~t ~ o e~- a~--t E ~t ~Q~ ~ -mss Ez' to=~ ~~ =~€aee ~~~ . = ,: . . l i ` ~ i~ ' . ~ -a' - ~ ~, l , : ~ ~ . ~CIE c:l C_ c`3 3f } . :l ~c =. 3Y E 3 - 3 c E P f ~- --- - o ~ _ - - _ - - - r. -._ ~ - ._ _ -- _ --- a _ a ~. _ _ _ _ _ __ _ r `_arzacc~3~,E z_, 3Tiv cr czrci :cxzxo Ea€-rE ~~i ct c.c~i2~ t~e~3}r-'"}~ ~Ei~2~l3 Ee c~?2}~ .... !] -_~l.-. - ~_ o'^' ^ a a t a,~r._~ -. E _ - _ ~ ~ _ _ _ _ - a. Site Improvements And Landscaping Guidelines 2.01.040 Description Tl1e following Design Guidelines for Site Improvements and Landscaping apply to all Ste~rens Creek Boulevard Specific Plas1 Areas uazless otherwise indicated. Page 50'~f~'? October I~- 3003 A. Pedestrian Pathways - informal pedestrian pathways linking adjacent properties and buildings are recommended. These pathways are untended to form a network separate from the public right-of-way_ A -variety of approaches are possible and the City will review linkage opportunities and proposals on a case-by-case basis- B. Paving Materials -recommended for pedestrian surfaces are listed below. hn general, a maximum of two materials should be combined u1 a single application: 1. Stone -such as slate or granite. 2. Brick pavers. 3. Concrete uinit pavers. 4. Poured-in-place concrete -with ally of the follo~vuzg treatments: integral pigment color; special aggregate; special scoring pattern; ornamental uzsets, such as tile; pattern stamped. All concrete walks should be tutted to reduce glare. G Walls, Fences, Hedges, Gateways And Piers - should be used to define public and private bowndaries and/ or spaces and screen parking areas. Desigin -Walls, fences, gateways and piers should be desib zed to reflect the architectural style aizd materials of the pruncipal builduzg(s). _.._~'t~:',,~ c-c}~~2==rc-'-ci~~ z`i-E':"~~ - }^t`c~=_- :~~=~ 'a;i tom- --:.~~~:_.__~. ...- C ~ ~:: ~~ i =: ~ c `. ~ ~ ~T'x ~ ~e~3 ~:: ~-~= ~ _ ~.r+.i--~2'i?-F'a'-~'?--ci^~~ _r'-cc: ',.:c-Q-r-=l c '~ c. ~~ E a`t ~zter .. __..~~: ~_~. ~'3 Erci?4~:'x- ,'~: 3lchE:_. _~ _ _.' , ?~a.A combuzation of thick and thin structural elements -should Ue used, with thicker elements for supports and/or panel divisioins. Fenceposts and/or support columns may be built up with additional trim, cornices, and/or moldings for this purpose. gib. Walls and piers -should have a base and coping. ~c.Piers - A ro~v of freestanding piers can Ue effective as an open screen between parking areas and streets or walks. A continuous clnahn or open nnetal fence between piers can Ue an attractive de~~ice for creatung a stronger separation. !. -'_-~: "- :'.~ ..'.t ~ ::-_ _:. :c:. E _' i -mac': _. c~z ;.~:-. ~r ^~- t~_ ~ a , i:::~Lr~:_t_~- 1 -` tl:_rt~- =ice ;~e~ i:3che_, aid :-~-tat~c,~ ~-~..- - cx_xrx cx~xcc_ ~t @~_c ~~~ ~:'~ .ircrct:.::- L~ ri~T~ - Page 51 >~ ~4 October 1~. 200 2. Materials - should be the same as or compatible with those of the principal buildu1g(s). Support post or pier materials may differ fi-om fence materials; e.g. metal fence panels combined with masonry piers. a. Fences - Recommended materials are wrought iron, cast iron, aizd welded steel for commercial applications. Metal fences may be mowzted on a low masonry wall, and/ or spaiulilg masonry piers. ~Nood fences are appropriate in residential Plan Areas only. They should be substantial in design and painted a light color. b. Walls and piers - reconunended materials are precast concrete stucco- faced concrete, brick, or stone. c. Not recommended: (i) Chai1 link fences. (ii) Unfiushed or mtsurfaced concrete block walls - are strongly discouraged. flock walls should be coated with cement stucco or similar surface. Split-face block walls may be appropriate along side or rear property lines only. (iii) Rustic wood fences STAFF COMMENT: Language simplified. r ~ t.e,--••-,-e-.=a:e-.. _~dd - 'mac t -~cc ;r.niei-~ded barbed ~~-ire and razor ~e-ire fencing. D. Plant Materials And Landscape Treatments -Used on properties adjacent to the right-of-way should reflect the followitzg guidelines: 1. Plant Materials Along .Stevens Creek Boulevard - should create an attractive and harmonious character, i1 keeping with the orchard/grove streetscape theme. a. Trees with open Uranchilg structures - should be aced. Deciduous trees are recommended. b. Planting/landscaped areas - should hay>e a simple palette of plant species. c. Complex planting schemes -should not be used iz front yard areas. _,_~ _ _ - d :E' .: :~ ~:: r,. .. _r ~t=.~~ _e~~..`r .z_ _ `. e.. ...5-__..'--~rr1 -.,-~_'c.~.~-zr.^~~:eC_. ~_. .~~_ -ii. 2. Plant Materials in C7ther Locations - should be selected and placed to reflect both ornamental and functional characteristics. a. Deciduous trees - should be the predomilaizt large plant material used. They should be located adjacent to builduzgs and within Page 52 d~ ~ Octobzr 14, 2005 parking areas to provide shade in summer and allo~ti~ sun u1 winter. Species should be selected to provide fall color, and to mizinzize litter and other maintenance problems_ - b. Evergreen shrubs aild trees -should be used as a screenilg device along rear property lines (not directly adjacent to residences), around mechanical appurtenances, and to obscure grill~vork and fencing associated with subsurface parking garages. Flowering shrubs and trees -should be used where they can be most appreciated, adjacent to walks and recreational areas, or as a frame for builduzg entrances, stairs, and walks. PC Recommendation: Add - L'se of native and ~~-ater-»-ise plantings z.-ith drip irrigation s~'stems fc~r on-site landscape areas in developments. ~ee=al 'eea~ ~ L- = h ~ t - Q- b ~ald~ t - - , -- -- o - ae r ~~T a et t3r t ar _ t ~en r ~ zee t r 3. Fouiltaiuls - are recommended i1 hardscape open spaces to provide cooling i~ hot weather. The desib z and materials should be related to the principal Uuildu1g(s) and/or on-site furnishings. 4. Surface Parking Lots - utilize a sia Zificant amount of site area and should be designed as an integral feature of the o~rerall site development plan. a. Space-defining elements - such as trellises, coluinizs, walls, arbors, and hedges should be pro~~ided to eizhance the appearance of lots. These elements should be consistent in design and materials ~~>ith the principal building(s) and other site features. - - ,, r .__.'. .._ ,_ ..__ ~~-.~~$'e E~'r~~~=ec-~ 3E~r ~e£~~i5c'~P~ ~_ f?eE ii~^'~ tt~~~~rrcr=c __ .i-, _ - - - Planting ~~-, ,,_ - C~Ut117led `]1 i~'~C: L nrklIlQ C~rd171 a11~C. c. "Orchard Parking" - should be employed iz all surface lots. The "orchard" tree placement provides better shade on the passenger compartment and more even shade aizd vegetation throughout the parking area. ~~- -='_~-_- _-.__ ~: _ , ._-.~ = -= .--. - _ --~ ~ -_ - - - rees shall be planted to~%~ard the rear of parking stalls to create a grid rather than rows. Such trees shall be protected by curbing or bollards as appropriate. TAFF COMMENT: Language simplified. E. Surface Grading - should be minimized to maintain an orchard/grove character of development throughout the Stevens Creek Boulevard Specific Page 53i~f~i2 October 1~, -00S Plan Area- The trading should be prrfc;,med to satisft- the requirements ~~f :; Derartinent of Public t1'c~r}::- T}-,_ z~~arr~t~, ~:deli~e- ~~e =~z:,~:= ~ }-teef d~ a}ata e €~c~rl ~~+c fE ar}c~ t a a- ai ..a- ~~-~. • - - Q--- -- g e ~ ~ o re ~ e e oa a_ ~ --- ~ ~:. } - f d ~ ~ -•• d ~i -~ € f - = G ewe er r ~~~ arza_ - ~ . e Y erx r:; r,n r~~ ~a~ .` = ~ -~ •t=s e a~ ae~ ~1- Mounding earth - to elevate buildu1gs, or "bermizg" earth against the side of buildings, is not recotz~_n~ended. STAFF COMMENT: Language simplified. ~~i ~t l= #~f-~c~t~ ~ e ~-- -3di- -f -ff ~ -- -i d - - t ~ ~ g - ~ ~ e ~re ~n te n3e~ e --~ - •a ~~; t ~CU~ a e = - - _ . o _ _ .y. £~taere Ee itf a3zer~a~ ti-a ~3 3~ -l m hi h ~ ? ~~ ._.a:.___ - _ . pt . a ~ F a g ~ - t ~~..~es=u= _ c _ -- - - - _ c~ a a• 0 0 1~7~a laal-,t a~:-~tres~hai} be ~~e~-tfEd and de i~ ed fe-Free}tape -~-: 1=~}-cz a?~d - - c- _ _. _ _ - _ ~ a aC,x ~t~ e~ c ~i ac abe -e ~ feef of a r tab}3C r}` c c r f zr~~ -, ' r-3~a ~, }e-f~, `des -a}}e: artd ~fl-tcr a=ea= -eee~-=~~}e ~e~e'e-«=ate a~td a=a~e~aaal=~~~-Lha1} lie 3l}rf~-t~-t~e-' z -if'-~ - taa-ti`er~-z ate-' -deq~~a~e ~~~-~`-- -". r.i~,a} _~a~~~~s ~F athie~-e~-~€r~~ a~Zd adeq~afe~tt~,~~=a=e: .. -r-t_.~ --e--ae '-------- -' =a~`-a ed alt~~ti7-Zafzen ~~te+~~d Ue ~~e'-Ft-ee~l- _ ~ ~,~.,a ,r,~~, -~.-E~i#-i-E--mil--awe,.- .-ue~ as~fa~r-ati~-ra~~~-and n-t-~-t z -a}}-~ -a~-- ~~za~- }-e~-e a a' - -- ~ a .. _ - - _ - - - _ - - __ .« _ - re•~~i~ed ~~- `~2e Ca_}.- a-_.-:._-_.-_ _.-..-~ r~_.-.c~.-.-_.,_-~ r-,-.,a_ STAFF COMMENT: Lightitg standards for parking lots specified in Parkuzg Orduiance- Lighting standards for commercial development specified in Commercial (CG) Zoning Ord_i_izance- Page 54,mf~s2 October 1~, X008 Infrastructure Plan Sackgrouizd State law requires that all specific plans iunclude text descriUing the distriUution, location and intensity of major components of infrastructure needed to support the proposed land use and development uz the specific plaruziuzg area. The level of private and puUlic improvement and development as contemplated in the Heart of the City Specific Plan will not warrant any major expannsion of the City's infrastructure. The major components of this specific plan involve: • Streetscape improvements, primarily landscaping, which do not require purchase of property or narrowing of existing streets. • Allocation of development potential, which was previously demonstrated in the General Plan envirorunental inpact report to Ue ~vitlnin the capacities of existing sereices and infrastructure. • Guidance of architectural desib n of future development which will not require expansion of infrastructure. Transportatioiz Tlne Heart of the City Specific Plan envisions a multinnodal trainsportation corridor for Stevens Creek Boulevard. As such the plan proposes the eventual completion of all sidewalk improvements along tine Uoulevard such that the sidewalk will Ue separated from the street Uy a Uufferitng easement of trees and other landscaping. The amouint of sidewalk improvements that will need to Ue made are as follows: Reconstruction of monolithic sidewalk: -~ ',_~_ _ -.-_~~ ft- Construction of new sidewalk: -~ ~:' ~ ~,~~ ft. The majority of sidewalk improvements will take place incrementally as properties redevelop- The missing sections of Uicycle lanes from De Ainza Boulevard to Stelling Road will Ue completed as part of the streetscape project. Fuinding will Ue allocated through the Capital Improvements Program. The estimated cost is $5,000. The development intensification of the _-~_. :_ =--.==__-_ may warrant additional sio Zalization of Stevens Creek. Boulevard. Fuizdi~g will Ue allocated in the 5- year Capital Improvement Program or paid for Uy the development community as Heart of the City development proceeds. Water, Server, Storm Drauzage, Solid Waste Disposal Facilities and Energy Facilities- No expansion of these facilities is contemplated as a result of Heart of the City development activity. Page 55~af~2 Octobe-r 1~, 2008 Funding Sources: -City 5-year Capital Improvement Program STAFF COMMENT: Language simplified. PTzase II: Lazzdscape Easezzzerzt Izzstallatiozz Description of Activities As private redevelopment occurs, the full landscape easement improvements will Ue installed Uy private property owners. Depending on existing site conditions, this may include additional land, new sidewalk, turf, additional trees and hedge fencuzg_ Fuildilg Source: Private property owners as redevelopment of properties occurs. Phase III: Remainder of Inzpro~enzezzts Description of Activities: The tt,lfuinded improvements include: pedestrian lights, Uenches, Uus shelters and trash receptacles. The tiznilg for these improvements is uinlcino~vn. Fundng Source: PuUlic and private sources as may Ue identified. Appendix A ., - - _ . . _ _ a ,_t_ ~~.. r--:_t -~~ o - - ~u~. ~t - .t_ ~ _~.- i- - - - - = -- e ` ' - ~- rY _ 3 ~ rE.t e3 e t , ta t le E3 e s 3 ~=-__ -~~i~s--£'~: }rte " .-_~._ - ~-~ a.- - - --,- `'-, ~ = - ?t'- --~d }' - - r _ ~ 3 an _ Fe ~u n ~a tt E, ,_~:- - - -- ~~,_~ _ ,ice {..ti d =- t } L- 4 .,_ -t ~ :` _ :`; I'l - - - r e ~ le e a E e ~ ee e ar a .~ .~~.~ '4r a sl-~-3~~i~~= _„ =-~ ~ ~ t} ~ t -: ~ r- __`_ ~_`_ _ _ ~, t=- - ~ '' t , c e ~ ~r ta e e e e ~e , e ~=-E~uF te - zi ~= c cniizznx=s_-'tc. s c , i ~ c.i ~ .a x n t, zr i 3-3~tY_~+= . E~ it Q3l c~ ~ 3 c v c E~-G-'-~ . CTr b ~' - i-~.- . - l t i -7 ~E~i-`L - "_ ~~~if}E~'~ ~"~' } ~ [ e ~ t - . 3~~'~3 S i 1_ ._ ~ -. _ } _ ~ __ _ _ } -, sl _ i _ - - ~ ~ CY ~ jC E 3F~ y C ~a C C ~3 [ E 2 = '~ } } ~ ' -} ?fi - -1~t,t.t.~ t_.-. 'r -t_77 F. ~ _.a ~_- --i a _ _ _.i _^ _~ a__ - ear r31n331ei 3n ~ -x _a.- -_}- let3 ~e3 1 e e le ~_ _ ` 'i ' - ^E 3 E 3z ` 331 c e1 El ~~'F 3 e F a - --~ a1_,. _ ._ to -,a l_ 1 r`-P_-,i _ _ ~E._ ter. .a , -. t_ ~f - }} '- ~ - _ r E 3 t 3 3r e e3 +t E l xt 3- Page 57 ~P ~~L October Imo. 2008 - - - -~- - a ' 7# ~E ~ E,~e a~e~ ~e -}fie- 4-~3ti- L~ _ a ~~ .. _~ ~__.~ ~ ~ a aE e~ ~ E ~ ~ 1 -. = ~4 ' - ..~ =~~~3 ' C '31 t3 2 3 '~~' ~' .. }~"~5 ~- ~3~'~3 ~~~~~ n »_--s icrrrc-~c. c~azcrt-vz F~_ %4 i_ E 3 3 _ E t _ rzscrr ~ _ TL - - =z ,_- a _.~_,-_.1_ ~---~,- - - " ~ ~ 3 es- {-= k ~ ~e ~~a~~ ~ a~~aeE-t` _ _ ~s ~ '-_ '~ ~ ' o r F ae it tt e - r t c x ~ ~ -~ ~ ~ ~ ~ -~ ~ ~ #,a - a - f3 - -- - - eEe ee eE ~te~ ~ aE e t r t c t Y ~ r' o .. _. ~._ c -, `~- ~~~ -_~ i , mot ~ ,.._ ~ ; 4- ~ '-'_~ ~~ ~- ~i a' 3 ~ t ~ a e ~ ~ ` , ~ a ~~~ ~ ~ a c e~~ a~ e~ a ~ G - _ - ' - _ - _ - o ~ _ ,1 - _ ~ - - c -._ ._~.1 _., ~, L,". - - = _ _ .a ~ .. _ - .a _ _ _ _ ,-. a ._ ~-..L. _~~ - 1__~ - = !-- - L7 - c l l ''~ ~ , -y~ 1~1 ~ ' ~ c l ~ ~ ' Z sC3.L .- _, _-.,~_ a ~~ ~ i ~r_z .c c~rc'_c~iT~ r: c_ ac alc _ iE'E ._~C E 3 t _ 1Y] [e ~.~xc ~ z~ c ~ E E 3 c _ c. i .-7 `_ - '~- ~ `d 7 1 - - 3--~ '-~ , , ~ - ~~ m =' - ~ ~~ ~ ~ ~' a ~ 3e ~ eEE --~~-3~ ~~ ~C- 1~-1 ~ -e ~ae e ~ ~3~-~~- .~._ F-~- ~,~ -Yom..--.1 _ ~ a t E - - .-..,~_.-. ,.,~7 e ~i~ e _ ~er ~~re ~ T z-~~~~-r-.~='~a~~ _i o -, ~- - ~ ~ ~a e~ Ci ~E~ e- a~~ e> ~-e {e- die-~ a ~ a~ e e ~~ e, ~ _ F =~ ~ --- ., - - - ., - - - -- - - _ o , _ a _ _L _: LL . G ' LG 'Ge ~~+GTF3'a. ES~.a ~'aESeZ ~~+C1-C_ • - - • _ _. _ _ n,-._.-.._ -~ ~ a t~ 3rrtE~l -~~~E~ ~~:~~:a~ Li ~ :s~~ 3e3€E ~ :a ~,._. c,_.__L,_ E,3E~~- a: _ ,-1:.-.,-~:~.,~ ._ar._ ~~ l~_ " ~ c s = . f c lz c ~ ~ e 1 r l ~ - - ` ~ ~ -( ~-+ , ~ ~_ 1.7 ,-,_ ~ - d~~ a~ l ~ -. a e~i ~ t - ~}g ~ l E t ~ e~~e ~ 2 1 E tTt3 t~E:~ caa c~c i - . a.._ _,.7_ ~ _ _ ~: _7. r'r. _ ~1~ - _ _ 1,, +1-.,~ .-~- ~ ' " - - ~ ' ` " ~ G '~ - - C ~ ~e t~ i l t lC~ E q-lia f~ !e E~ ,__ _,-i--•.. .. _t_ - _~a:-7 ,c E~ ~ -Z Ee"'~ ~ 'E} ! 3~=~ `~l ' ' -~'~ -~ e~" ~8~3~ ~i~ ~Z ,__,_ e~-3 'E~ - gE a~~ E L j E ~ e C @ 1 ~ e ~ 3 1 -, L a _ ~• ~ . O - - -~„ ~,_~ 1:--1~ , - :,,..-~ ~ -~ ~=a7 ~ t~ r ~ - a3~ ~ b -' ' ~,~ rf.`.~ -,~--~-L ~ ' ~ 1 - 1 ~ eE ~e t n -~ 1_ E E e :, ~e e t ~ ~ 7- - L 1 _ , - Pale 58nmf~s2 October 1~, "'003 - -i ^ _ ~. - -r.,~ a _ i~..~ s~~ro _ -a- - - -=ih `~' -~~ - '} d }-- i -- l ` - p aF e ne F e Q ta tee n et r - - --~ '3.~-E~~~}~«~- c'- a'~S - -r,}.. - '- ' '- ~ ~ } ' er `~-' ' ~ = - rr i33z ~ 1 A13 Elc~ t E E EC~ ~ 2 x Zt cz -'-...3~a~-.~. L ~ 4 Y ' ( _ a i }. ~~~- ~ LS } ~ ~ ~ C t C C C i t 5 C f t C~ G 'L 5-~-~-~ _ - _ - - ) .) - -1 -_1.. - __ _ -_ _ - _ -_ - - - - - - - - - - - - -~ cam- - ~= _ r - _. ` . -- ' (' ~_. ' - _ - r r - _, --~=-T a c s i en~ 1 3~ ~ c~ tE' ~~~ Blr~ =•E~3 - STAFF COMMENT: Obsolete language deleted. Construction COStS Recommended materials and preliminary construction cost estimates for Stevens Creek Boulevard streetscape improvements are listed below. Quantities are approximate and are likely to vary. Improvements are proposed to be phased over the term of the Specific Plan, with street trees the first priority. C~.-`_e '___:-_.:_-. _.:_~,_ ~~:-_:". '_-~ __:-~.___ _- __ _ _ _- _ - _ _ _ _ r - ... _ - _ _ _ _ _ _ ~ _ _ _ - _ _ _ - ...._..~-_. .._ __c.^n=~3~ c::ti='- ~c_t~E_~ ~e ___ 4~ire-=• Trees are assumed to be 24" box size. Estimated costs for single-row / double-rocv frontage street tree arraingements are provided; both options include matching trees in existing medians. Cost figures for 36" box size trees are not itemized but would add about an extra $200 per tree installed. Existing "cobrahead" street lights would remain; however new, pedestrian-scale street lights ~~=ould be installed in between them to light sidewalk areas. TnTest ~; .-~.~-_ -- =- _ _ =Street Trees - ~: = ::.'~-~~.-:.- Quercus agrifolia Q40' a.c, 24" box: $500 delivered; $1,000 installed (inc. irrigation and demo). Quantity: 120/210 Cost: $120,000/$210,000 _7"t~=: 1'[,Q~~ `tTCe't TTt=e' - ~Ce' L7-O~<Tc"1[7..iG 1?2.2 - ..- -- -. -: _ `~ : r; .:1 ~; ~ , c~: ~ L r<<.~: F~';;:~ ~~:~ r~~ Street Trees - Pyrus calleryana "Chanticleer" Q 25' a.c, 24" box: $500 delivered; $1,000 installed (incl- irrigation and demo); Quantity: 548/960 Cost: $548,000/$960,000 East ~-.-~~--ti,f-~-c17> (_rec'~ Enu?~^~,:.7;~ Street Trees - Fraxinus latifolia Q 30' a.c, 24" box: $500 delivered; $1,000 installed (incl. irrigation and demo). Page 59,Bt'~ October 14, X008 Quantity: 514/901 Cost: $514,000/$901,000 Street Lights - STAFF /se'lux Saturn 2 or EQ Q 90' a.c ~~~ /single-head polycarUonate gloUes, lamp type color-corrected metal halide Q 3000K, 100-150 watts: $1,200 delivered; $3,700 installed (i1c1. cone. Uase, wiring, conduit, etc.)- Quantity: 260 Cost: $962,000 a_ _ ~-GTE^tZT)- ~~.C'CTrQLTC~TC~r ~.~_C~~ a cT x t ~~_~ Tc ~T~3~i~I.33-'4c~ EJ~~ ~T6E~e~. }~ ~2~2~~-i; S•}~ ~r~~ .a ~~ _ ~- ~-1 1 il~ln -~-il.-. .a . ._ _ ,r _ _ _ _ _ _ _ _ _ _ a' . 'Total Sfi•eetscape Costs: 1. $1,180,000 for single-ro~~> of frontage trees and median trees. 2. $2,070,000 for douUle-row of frontage trees and medialz trees. __ . r ~= .~=,=~~T.=~`c~.1-1.000 for single-ro~v, : c~~ic_, _ ~, =~~zite~_. tr~_'- - -' _, and street lighting. =1 =_- ~~ :._ = ~ < ,,-- ;_~~_~0 for douUle-row, ~_--.~_-.c= _ _ _ ..-~_-~._. -.--- -~_ - --=_--- and street lightilg- 1 _,- _ -_ .~ .~ ._ _ - ._ r - - - - _ ~ - _ i"1.--1, J l In ~_-. ~~_ 7 3tii • - - _ '= a" '1 ~ ~~ ~~ is ~ _~c ~'._.~i:._ ~ .t ..=.-?-c-. ~c'c~cc°=c~-3x i~E~Eir Q-.-.E r~:ic '-r c^C.E_ _ -_ cx. _ c~~i =3zzE'-_ ~=~8 Qe~i--Fred, 5} 0Ei0 ~~aliEd ~~-~,El ir~iaa~E,n ~ ,- ~:Qa...7 .`cc i"-.F -c'-c" --~'~`- -13 E~-k a- ~ 'a}~~ }}'}..ct'~'.'t¢-~~il~~~~3~G~c'_i~a-D'-c i CC-r a <c E' a; r 2 - iE r~31- a~x E~Zti E ~~ l~ E!~ iQ~~~~71~ 7 --- -- - ---t- - - ~: _ x , t i r._. _ c ~ ~ , ~ ~ inn ~ c ~ _~~ -.nn - _ ~ - ~.. -- ,_ c `t - - ft ^Z ~3=-C ~ c~- E" Et1~' ESE' E' ~~sa~c~=r'c~2±cA'_•r-rr~~=r~iTrPE?E-3i~ 4-i~33 az'~a E. ~~~ ~s ~l-2 ~`c3~-t ~. _ ~_x_ -_. .- nl,_.. cicn -~n~ .~ c~-- inn c c.. a ._.... c .ri=_~%Tczzc+-cr -v-i, ~. Irv-rr=c. c-c, c-~E~~~E~~" Eli= :E~i.2 ~'i:2t3~ c ~~ c~ ' e= . ='xiZ -/^-TAY'lfGZ-'.IT:TNTLZ"TTC'•J~E3_C_ ~~~VSY,CJ~O ~E~ fJ 'JV~,y IYe STAFF COMMENT: Language updated. Page 6O~afr82 October 1~--005 Appendix B -Acknowledgement 199: Cite Council ~1'aL~ti Dian. '~4a~ or 1~•I-.n Bauti~'a Don Bur-:~etf Bast }LC~i`~cl Lauralr<- ~~resz_cen Pia31: yTi:' L.~11113 Da+~id D~~ le. ChaiSl~t. Paul \'. RohzrLc. Vice C Donna .emu=tin _~stdr2a Harris L~rriri !~4a1-ione «_ :~ Donald Bro.+~n. City 1~1a~aeer Robert ~_ Cc.~+ an. _3ICP. Director o4 ConZniunit-~ Deg eloF+ment Cidd~ lti ~~rdell. _i1CP. C~r+ Plarn<~r C~.lin Tun=. _3ICP. _~=.~ociate Plar~ner - Prc~iF-ct ?+1ar~aLer !~tichele B:ur_~nan. _~ICP. Pla_-uter II \-era Gil. Plaitne•r II _~nu \attratian. 1 larlnia-i~ Iniem ~~-or~nr F~ellt~t~. ~ dnzini_ctrati~_c ~ecretar.- Pau--~ E~een, _~3nZinistrati~~c Clzrl: Bert \~ko~'ich. P. E_. Director o4 Public 11'orl.c Glenn Grie<~, P .E., Traffic En=Tirec-er motet e Do„lin~, Director o4 Parl~c and Recreation Consultants Cc~ntTibutors Frrcd^Zan T•.uzti Botion~le~ ~trertscat+e ~ L rt~asi Dc4i~-n Concult~ntc L r•date __~~-i Ciri- Council Doll- ~a,-~do~ Orrin _'~1ar~one Kric ~ti _s. 'v ;.Inert \1-c•n_ `.'iarl: tiatcro Plaru-cr.e Con.niis~ion Li a L it4er '~1art~' 'Miller Da~;d Kaneda Te==ica Rome Paul Bro} },•~ Pale 61t®~~ October 1~. 2003 ~t._T I Dam id }~riar~. City '~'Ianazer *.e~ e Fia_~zcki. Con~zwZit~° Deg e]oL rnent Director Cidd~ ~1'orde]l. Cit1- P]an-ier ~Retzrr3, Gan' Chad. Cites Planner _~l.i Honda. senior Planner Piu Gho=h. _~csociate Plar~er Tra~-i Caton. _~,d.~iir=i=trai» e _~=i~tar;t Firth Et~t~en. ~ 3.=*-.i i=trari~ E C]e~r;.. Ra?~h lwalls. P.E-. Du'ec-tcr of Put.iic \1'cr~= Glenn GoeFfert. P.E-, _'~ssi_=ta_*it Drector of I'ur]ic ~'1`c~rl~= Consul+ants '~Tichae] Fornalski. 2vlichael Fomalsl:i IL]u_=trataon _-~rrtc=nduients Bti Cites Cow-~cil _3> c•i art 3. ~~~~~1~ _-~ or `March ~.1'-~'-~- a~er~dn~ents to the Heart ~~1 t3~c C:t-i ~~•ecific Plan i~ ill result in a Fa_e rep is~un datz in the ]oi.'er irL=i3e comer c•f the c}-ian=ed }~a~z- T~+es cif chances n~a~~ include Page-nr•*~+t~rine. nunor t-c ~~raFhical or cosmeti- chanzec oz ~•clic~- and teat chanees ~ubstanti~-e c}~an~et »~ill be nosed in the ta),le be]oti~ . irl addition to *he Haze rep i_=ion dates. , \1=__ _ _ _ ~L 1 ~='l.t a~11 ~ ~•1~ ~:i\- - FTC= _.y (`~rS D~cc~T.t~cr. 1-,-:- CC 1-c~% ~ ~,tEir,el~Fas:i]~ Rr=_aE~:~c~= 1 q ~I _1]l•-.-, rd i•n Certain Pro_~~; - - - lul~- E. 1°y8 ~ % 1-8~ I T~~.t Ea~r~tion Proses, _-_ De. eio: sent Gtanda: a= Tine 14 ~ODn ~~~-1°? ~ ;~_~_- )•7an: C;t~ Center _?rza d-;a~~<_-zs !: ~er.-~L er ~'•~ ~, ~,:-. -C ~ ~- -~~.t _*~d '~1ar: Cvnor_-tir. fo - ~er,eral I i~a F?~~. '_ ]e =i e ~'~rd met], <c ]..= ~i~-=-<,li'_`, e- _'_; ~,.Z_ as~d ~i~date ~-~,y.~brrs Pale 612rff~i2 October 13. ?008 Exhibit B CITY OF CUPERTINO _ Heart of-the City Conceptual Plan The Intent of the changes proposed is to: ' 1. Reformat docusrient to be in an uizderstaizdable format f 2. Include language to: ~ f • Allow flexible side yard setbacks for odd shaped lots • Improve relationships between buildings ~,_- ;-~ This draft accomplishes these objectives in a simple and understandable format. r~ Staff comments are highlighted in grey. Page 1.~ ~f~4 Date: November 19, 2008 Table of Contents Introduction ---• .................................................................................................................. Policy Framework ............................................................................................................ Streetscape Design ........................................•--•--......--..-.-...---......-..-..--......-..................... Development Standards and Design Guidelines ........................................................ Development Stand ards .................................................................................................. Exception Process for Development Standards ........................................................... Design Guidelines ............................................................................................................ Site Improvements And Landscaping Guidelines ...................................................... Appendix A -General Plan Policies related to the Heart of the City Plan Area.... Appendix B - Acknowledgements ...............••-•-----•-----•-•-------•----.-....-............................ .......-... 4 ...-.....-. 4 ........-.. 4 ........... 8 ........... 9 ......... 1 5 --....... 16 -•--.-... 17 ......... 19 ......... 22 Page 2,~f~4 Date: November 19, 2008 The City of Cupertino List of Diagrams and Maps Land Use Map Streetscape Concept Plan Development Guidelines Page 3imf ~ Date: November 19, 2008 Introduction Overview The Heart of the City Specific Plait provides specific development guidance for one of the most important commercial corridors in the City of Cupertino. The purpose of the specific plan is to guide the future development and redevelopment of theapproximately 250 acre Stevens Creek Boulevard Corridor in a maiuzer that creates a greater sense of place and community identity in Cupertino. The overall goal is to develop a Heart of the City, apedestrian-inclusive gathering place that will create a positive and memorable image of Cupertino Policy Framework The 2005 General Plan contains the policies that govern the following development aspects within the P1ai1 area: 1. Specific Areas 8z Subareas within the Heart of the City 2. Land Uses allowed in each of the areas and subareas 3. Development Allocation 4. Development Intensity 5. Residential Density 6. Design Elements and 7. Building Heights. These are attached as Appendix A to this document. The map on the following page outlines the bouizdaries for the Heart of the City and the underlying land uses allowed by the General Plan. LAND USE MAP AND SPECIFIC AREAS Streetscape Design Background and Purpose The Streetscape Element of the Specific Plan implements community design goals contained in the 1993 General Plan, design concepts subsequently developed and revised in the 1993 "Heart of the City" Desigiz Charette, and any new policies and concepts identified in the 2005 General. Plan. The general streetscape concept endorsed at the Charette was named "Parkurbia." It promotes a "green" city, acknowledges Cupertino's agricultural past, and has linking the street's major activity centers with a continuous landscaped parkway as a principal objective. Page 4ief5d~1 Date: November 19, 2008 The Streetscape Element complements the Conceptual Plan's Land Use Element by reflecting the corridor's different land use concentrations and designations. Design approaches vary to accommodate land uses- Options for implementation depend to a significant extent on the type of existing development immediately adjacent to the street right-of-way. Streetscape policies also reflect the setback, frontage improvements, and landscape and signage requirements established in the Plan's Development Standards and Desig~l Guidelines. Together, these three Plan Elements combine to promote an attractive, mixed-use boulevard, consistent with the goals of the General Plan. The primary purpose of the Streetscape Element is to define the improvements needed to fulfill the City's vision for the Stevens Creek Boulevard corridor. It allows for flexibility in terms of phasing, financing, and design modifications in order to address the needs of the City and Conceptual Plan Area property owners and businesses. Streetscape Design Principles The Streetscape Element has four underlying principles: 1) Unify the Visual Appearance of the Street with Orchard/Grove Street Trees Plantings, a Consistent Palette of Furnishings, and Civic Landmarks. 2) Improve the Pedestrian Environment -Along the Street Frontage with Passive Rest Areas, PlailtuZg Strips and Buffering Trees and Shrubs. 3) Allow for Flexibility in the Design of Streetscape Improvements to Address Access and Visibility Needs of Adjacent Commercial Development. 4) Accommodate Options for Implementing Streetscape Improvements: e.g., City Construction, Renovations of Existing Development, Standards for New Development. Design Concept Four streetscape subareas are defuzed for the corridor: West Stevens Creek Boulevard, Crossroads, Ce~ztral Steve~zs C~•eek Bouleva~•d, and East Stevens Creek BouZe-vard. See the Concept Plan on the followuzg page. A continuous curbside planting strip aild a continuous row of street trees would extend along the entire corridor. However, each subarea would feature a different tree species. Tree species are selected to reflect differences u1 the character of development in the subareas aizd/or the predominant types of existing trees and frontage conditions. Streetscape Design policies for each of the subareas are described below: West Stevens Creek Boulevard -The West Stevens Creek Boulevard subarea extends from Route 85 to Stelling Road. The planting theme is an "Oak Grove." It features an u2formal plantuzg of Live Oaks (Quercus agrifolia) and native wild flowers uz curbside planting strips and the center median- It is anticipated that these oaks could be planted among the existing Deodar cedars at De Anna College without needing to remove the existing Page S~~f~l- Date: November 19, 2008 trees. 'This approach is intended to bring the landscape of the adjacent foothills into the City, as well as tie together the existing character of De Anna College, Memorial Park, and The Oaks shopping center. Trees should be planted at approximately 40 feet on center. Decomposed granite should be used as the surface material where appropriate. Crossroads -Refer to the Crossroads Streetscape Plan for details. "This subarea extends from Stelling Road to De Anza Boulevard. Central Stevens Creek Boulevard -The Central Stevens Creek Boulevard subarea extends from De Anza Boulevard East to Perimeter Road. The planting theme is a "Flowering Orchard." It features a formal planting of Flowering Pear (Pyrus calleriaiza "Chanticleer") and grass in curbside planting strips. Flowering shrubs could be planted in the center median where appropriate. This approach fills in and extends the tree plantings that presently exist along the street, and the formal tree placement expresses the importance of the Central Stevens Creek Boulevard as the civic and cultural heart of the City. Trees should be planted in rows on both sides of the sidewalk at approximately 25 feet on center. For retail properties with izarrow driveways, the second row tree on each side of the driveway need izot be planted if it obscures retail visibility. East Stevens Creek Boulevard -The East Stevens Creek Boulevard subarea extends from Perimeter Road to the City boundary adjacent to Tantau Avenue. The planting theme is ail "Ash Grove." It features a relatively formal plaiztuzg of Ash (Fraxinus species) in curbside planting strips and the center median. Similar to the Central Stevens Creek Boulevard subarea, this .approach fills in aizd extends the tree plantings that presently exist along the street. It also combines with the "Oak Grove" in the West Stevens Creek Boulevard subarea to frame the Central Stevens Creek Boulevard subarea. Both will have a shady, somewhat rural visual character. Trees should be planted in rows on both sides of the sidewalk at approximately 35 feet on center. Grass or low-growing groundcover may be used as the surface material. For retail properties with narrow driveways, the second row tree on each side of the driveway need not be planted if it obscures retail visibility. If a double row of mature ashes is already established along a commercial retail frontage, neither row of trees should be removed. Frontage Renovation Conditions A curbside planting strip 10 feet in width and a sidewalk a minimum of 6 feet in width should be established along the entire frontage of the street. In the Central Stevens Creek Boulevard and East Stevens Creek Boulevard subareas, a planting area 10 feet in width should also be established behind the walk to accommodate a second row of trees. Conditions along the street vary, however, and implementing the Design Concept in a uruform way will be difficult, at least for the near term. The Frontage Renovation Conditions plans on the following page illustrate typical existing frontage conditions and recommendations for responding to them to implement the Design Concept. Conditions are described below, from least to most constrained. 1) Wide Landscape Easement with Planting Strip -This condition is the model for the rest of the street. It contauis a 10 feet planting strip and a 10 foot landscape easement Page 6i m-f~4 Date: November 19, 2008 adjacent to the sidewalk. It reflects City requirements for frontage landscaping that have beeiz in place for the past twelve years and as such characterizes most of the new development along the street. Existing trees in these areas, however, rarely form consistent rows along the street. Additional trees should be added to create a double row of trees at a spacing consistent with the streetscape design. Existing trees of the recommended tree species should not be removed if spaced closer than the streetscape design. Over the long term when redevelopment of properties occurs, the wide landscape easement with planting strip will be implemented on all Town Center and East Gateway frontage properties. 2) Curbside Walk with Landscape Easeme~~t - A curbside planting strip up to 10 feet in width and a double row of trees can be established under this condition. However, because the width of the easement area varies, the second row of trees may need to be offset from the first row. 3) Wide Curbside Walk without Landscape Easement - Ln this condition the entire curbside right-of-way is paved as a sidewalk. Levels of pedestrian activity along the street generally don't demand a walk this wide, and a curbside plaizting strip approximately 6 feet wide should be established by removing the curbside portion of the walk. 4) Curbside Walk without Landscape Easement - As illustrated, a monolithic curb, gutter and sidewalk exists with a relatively narrow planting area between the sidewalk and adjacent buildings and/or parking areas. There is no landscape easement adjacent to the right-of-way, and there is oizly 10 feet within the right-of-way. To implement the streetscape Concept under these conditions the location of the walk and planting area needs to be reversed. A 5 feet curbside planting strip and a 5 feet sidewalk should be established within the right-of-way. Trees should be located in adjacent parking lots as feasible to establish a double row. The frontage improvements recommended should be unproved as part of renovations to existing developments and properties, and/or required along with a wider landscape easement if redevelopment of a property occurs. Page 7 ~ ?l~ Date: November 19, 2008 Development Standards and Design Guidelines Background The Development Standards and Design Guidelines contained in this Element provide regulatory support for the Conceptual Plan's land use policies. They are intended to promote high-quality private-sector development, enhance property values, and ensure that both private investment and public activity continues to be attracted to the Stevens Creek Boulevard corridor. The "Parkurbia" concept promotes a "green" city, ackizowledges Cupertino's agricultural past, and envisions Stevens Creek Boulevard as a landscaped parkway linking major centers of cultural, office, and retail use. However, Stevens Creek Boulevard must also accommodate a variety of development types outside of the activity nodes around intersections, and a central objective of the Standards and Guideluzes is to accommodate this variety within the overall parameters of the "Parkurbia" concept. The Mixed-Use Parkway The image of Cupertino is most on display along Stevens Creek Boulevard. The corridor is the central element of Cupertino's "public realm," where much of its public life occurs. Yet the corridor's 1-lodge-podge appearance contributes little to the overall character of the community and is at odds with the orderly sub-urban character of its neighborhoods and business parks. Laud uses, building forms, and landscaping vary from one property to the next. Logo-like commercial buildings, sleek offices, old and new shopping centers, parks, parking lots, gas stations, condominiums and apartments all "do their own thing," independent of one another_Participants in the General Plait process and the Heart of the City Design Charette in 1993 identified this lack of coherence as particularly undesirable, and identified a "parkway" design approach as a means of both bringing visual order to the street and reflecting the physical characteristics of the rest of the community. The goals of the Standards and Guidelines are: 1) Accommodate a continuous parkway /street-tree planting scheme that facilitates pedestrian activity, yet maintain the visibility and access needed for successful commercial retail businesses. 2) Promote visual compatibility between commercial, office, and residential development. 3) Allow commercial, office and residential development flexibility to meet different needs in terms of building form and site and frontage orientation. Staizdard and Guidelines begin on the following pages: Development Standards -Page 21 Design Guidelines -Page 35 Page 8 ~f- 3.tE Date: November 19, 2008 Development Standards 1.01.010 Description A variety of different types of commercial development, from stand-alone single-tenant buildings to small convenience centers, office buildings and large shopping centers may be proposed. 1 AL030 Building Height, Setbacks and Orientation A. Height - as measured from sidewalk to top of cornice, parapet, or eave line of a peaked roof shall be as follows: 1. Maximum -Forty five (45) feet 2. The primary bulk of building shall be maintained below a 1:1 slope laze drawn from the arterial street curb line or lines in all areas subject to the Heart of the City standards except for the Crossroads area- See Crossroads Streetscape Plan for details. 3_ Rooftop mechanical equipment and utility structures may exceed height limitations if they are enclosed, centrally located on the roof and not visible from adjacent streets. B. Front Setbacks 1. Muzimum Setback -for new development shall be nine (9) feet from the required Boulevard Landscape Easement; see section 1.01.040(E), below. New development shall be defined as a twenty five per cent (25%) or greater increase in floor area or a 25% or greater change u1 floor area resultuzg from use permit or architectural and site approval within twelve (12) months. 2. Corner Parcels - setback requirement applies to both frontages (e.g., comer parking lots not permitted); minimum frontage requirement recommended but not required. 3. Special Architectural Features -subject to City review: entrance porticoes, canopies, and or other features may extend up to four (4) feet unto the front setback area. C. Minimum Side And Rear Setbacks 1. Minimum Side Setback -for new development shall be: a. one-half (1 /2) the height of the building, or ten (10) feet, whichever is greater oiz lots 150 feet or wider b. determined in conjunction with the development review process on lots less than 150 feet uz width, at any poiult between the side Page 9,c~£ ~I- Date: November 19, 2008 property lines, based on the setbacks and relationships with buildings on immediately adjacent properties . STAFF COMMENT: Prescriptive language proposed to allow for development of narrow and odd shaped lots as directed by Council. When adjacent properties are jointly developed as they may occur in a shopping center the setbacks between buildings may be reduced to zero when it promotes pedestrian access. 2. Minimiun 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 minimum setback of 20 feet 3. Uninhabitable building elements -such as chim_izeys aizd projecting eaves may encroach up to three (3) feet iz to a required setback. 4. Mixed Use Developments - may reduce the minimum side and rear setbacks between onsite buildings within a common master plan in accordance with an approved development plan. D. Building Orientation -The main building entrance to all buildings shall be located on the front buildu1g facade, a fronting building comer, or a side- facing facade visible from the street frontage. Other orientations may be permitted subject to City review. 1.01.040 Site Development and Parkiizg A. Access L Direct Pedestrian Access - in the form of a wallcway shall be provided from the Stevens Creek Boulevard sidewalk to the main building entrance; i.e., pedestrian access to building entrances shall not require walking between parking spaces. If pedestrian access ways cannot be separated from parking bays and/or circulation aisles, they must Ue distinguished by a different paving material. 2. Vehicular Access/Curb Cuts -shall be shared wherever possible. a. Maximum Number - of curb cuts shall be one (1) two-way curb cut or two (2) one-way curb cuts on Stevens Creek Boulevard. b. Ramping driveways -shall be located beyond the back of sidewalk, with a maximum grade of twenty percent (20%) aild adequate sight distance. c. Driveway Setbacks -shall be (i) A minimum of five (5) feet from adjoining properties and (ii) Three (3) feet from adjacent buildings. Page 1 O ~Q£ ~4 Date: November 19, 2008 d. Drop-Off Areas - shall be provided at both the main (street front) building entry and the secondary (parking side) building entry. e. Service Access - shall be from rear parking areas. Service access should avoid locating next to residential areas whenever possible. B. Parking 1. Location of Surface Lots -shall be to the side and/or rear of builduzgs and planted with shade trees u1 an "orchard arrangement"; uz no case shall surface parking lots be closer to surrounding public walks than twenty (20) feet. Subsurface parking is highly recommended. 2. Subsurface Garages - The majority of parking 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 sidewalk grade- C. Common Open Space 1. For Commercial (Office Or Retail) Development - a. A minimum area equal to two aizd one half percent (2.5%) of the gross floor area of buildings of twenty thousand (20,000) square feet or more, or restaurants of ten thousand (10,000) square feet or more shall be provided for passive recreational use, such as a garden sitting area or outdoor eating area. b. Plazas aizd courtyards shall include outdoor seating. Such areas shall be integrated into the project site design and/or situated in the parkway landscape easement. 2. For Residential Development - a. Common, usable outdoor space shall be provided for all multi tuiit buildings. A minimum of one hui~dred fifty (150) square feet shall be provided for each unit excluding required setback areas; see Design Guidelines. b. Private outdoor space shall also be provided with at least sixty (60) square feet for each unit. Private space shall be in the form of a patio or deck attached to the urut, not less than six (6) feet clear in any dimension. D. Landscaping and Screening 1. Parkway Landscape Easement -All new development shall establish aiz easement twenty six (26) feet in width along the Stevens Creek Boulevard frontage. Page 11 -rzf-3~4 Date: November 19, 2008 a. Easement Improvements -The easement shall consist of (i) a curbside planting strip ten (10) feet u1 width, - (ii) a sidewalk six (6) feet in width, and (iii) aback-of-walk planting strip ten (10) feet in width. Planting strip areas shall contain grass and street trees in accordance with the policies of the Streetscape Elemeizt. b. Special Conditioiz: View Corridors - Area(s) may be clear of boulevard street trees to allow for unobstructed views of buildings and/or signage. 'I1zis area shall include necessary curb cuts and driveways. It shall be a minimum of sixty (60) feet between trees and a maximum of one third (1/3) the length of the parcel frontage, not to exceed one hundred twenty (120) feet between trees per opening. Parking area lot trees withuZ the view corridor may also be cleared to allow for unobstructed views of buildings and signs in this area. 2. Adjacent to Desigizated or Developed Residei2tial Properties -attractive screen fencing or walls shall be provided along the side or rear property lines to screen buildings, service areas, and parking areas; a minimum five (5) foot planting area shall be established within and adjacent to the fence or wall with evergreen trees planted at a minimum spacing of twenty five (25) feet on center. 3. Side Street Trees -Shade trees at a spacing of approximately twenty-five (25) feet on cei~ter shall be planted within required curbside planting strips. 4. Screen Fences and Walls -not adjacent to streets and sidewalks shall be a minimum of six (6) feet u1 height and a maximum of eight (8) feet in height. Where a commercial and residential property share a common property line, the sound wall separating the uses shall have a minimum height of eight (8) feet. 5. Plant Materials -See "Site Improvements and Landscaping" section. E. Building Design Variety in the Design of Builduzg Facades -shall be required so that block frontages are varied and attractive. 2. Building forms shall be such that buildings adjacent to parcels zoned for residential uses shall be stepped back or terraced or have adequate setback so that privacy is maintained. ~'. Signs - shall conform to City of Cupertino sign ordinance. However, the following provisions shall apply in the Conceptual Plan Area to offset the Page 12,Qf ~ Date: November 19, 2008 reduction uz visibility associated with the parkway frontage improvements: 1. Maximum Building-Mounted Sign Area - for commercial retail development shall be one and one half (1.5) square feet per one (1) linear foot of tenant frontage. Page 13a9f ~ Date: November 19, 2008 Single-Family Residential Development Standards 1.02.010 Description Standards promote retention and development viability of single-family residential sized lots in the transition area between Stevens Creek Boulevard fronting development and single-family neighborhoods in the vicinity of Tantau, Judy, Bret and Stern Avenues. Standards apply to existuZg lots 10,000 square feet or less in area and 225 feet or more in distance from Stevens Creek Boulevard. 1.02.20 Land Use A. Permitted Uses 1. Single-Family Residential- at a density range of 1-5 units per acre. 2. Other permitted uses in the R-1 single-family residential zoning district. B. Accessory Uses 1. Customary Home Occupations -subject to City review. 2. Accessory Uses and Buildings -customarily appurtenant to a permitted use_ C. Conditional Uses L Conditional uses as allowed in the R-1 single-family residential zoning district. 1.02.30 Building Height and Setbacks L Building heights and setbacks are as allowed in the R-1 single-family residential zoning district. 1.02.40 Other Site Development Regulations 1. Other site development regulations applicable in the R-1 single-family residential zoning district shall apply to lots affected by these single-family residential development stai2dards as shown in the figure. Page 14~~f ~ Date: November 19, 2008 Exception Process for Development Standards In order to provide design flexibility in situations when small lot size, unusually shaped parcels, or unique surrounding land uses make it difficult to adhere to the development standards and where all efforts to meet the standards have been exhausted, an applicant for development may file an exception request to seek approval to deviate from the standards. The possibility of Iot 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. A. An exception for development standards can be approved if the final approval authority for a project makes all of the following finduzgs: L The proposed development is otherwise consistent with the City's General Plan and with the goals of this conceptual 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 will not create a hazardous condition for pedestrian or vehicular traffic_ 4. The proposed development has legal access to public streets and public services are available to serve the development. 5. The proposed development requires an exception which involves the least modification of, or deviation from, the development regulations prescribed in this chapter necessary to accomplish a reasonable use of the parcel. B. An application for exception must be submitted on a form as prescribed by the Director of Community Development The application shall be accompanied by a fee prescribed by City Council resolution, no part of .which shall be refundable, to the applicant. Upon receipt of an application for an exception, the Director shall issue a Notice of Public Hearing before the Planning Commission for an exception under this chapter in the same mariner as provided in section 19.120.060 (relating to zoning changes). After a public hearing, and consideration of the application iuz conjunction with the mandatory findings contained in subsection A above, the Planning Commission shall approve, conditionally approve or deny the application for an exception. The decision of the Planning Commission may be appealed to the City Council as provided u~ Section 19.136.060. C. Aiz exception which has not been used within two years following the effective date thereof, shall become null and void and of no effect unless a shorter time period shall specifically be prescribed by the conditions of such permit or variance. An exception permit shall be deemed to have been used in the event of the erection of a structure or structures when sufficient building activity has occurred and contuzues to occur in a diligent manner. Page 15ipf~4 Date: November 19, 2008 Design Guidelines 2.01.010 Description The Design Guidelines promote buildings that assume some of the communication functions of signs. A. Building Increment -Long facades should be divided into shorter segments or modules and should be separated by major changes uz the building mass or facade treatment, such as a projected entrance or window volume(s), notch, roof form, or other architectural feature. In some cases, these modules may be separated by varying the color of individual modules within a harmonious palette of colors. B. Special Architectural Features -should accent buildings at the main building entrance, adjacent to entrance drives, and/or at buildung comers. Features that relieve flatness of facades, such as recessed windows, architectural- trim with substaintial depth and detail, bay windows, window boxes, dormers, entry porches, etc., are recommended. C. Building Clusters -Buildings should relate to one another to shape open space in between, as is common on campuses. Chainges in building form should be used to organi~.e and accent space, by creating axial relationships between buildings, defining special courtyard spaces, etc. D. Facade Composition -Every building and/or individual tenaint space should have abase; a clear pattern of openings and surface features; a prominent main entrance; and an attractive, visually interesting roofline. The building should convey quality materials. E. Windows -are an important element of facade composition and an indicator of over all building quality: 1. Wundow Openungs - should generally be vertical or square un shape. Horizontally-oriented openings generally make buildings appear squat and massive. 2. Window Inset -Glass should be inset a minimum of 3" from the window frame or from the exterior wall surface to add relief to buildu1g surfaces; this is especially important for stucco buildings. F. Roofs - 1_ Roof Overhangs - are strongly recommended. Overhangs should be a minimum of three (3) feet, with additional articulation in the form of support struts, gutter facia, and/or exposed beams/ rafter ends. Paje 160€ ~- Date: November 19, 2008 G. Common Open Space -Developments with a residential component should contain both landscaped/garden areas and hardscape areas that encourage social uzteraction. Common Landscaped Space - A landscaped green 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 u1 a courtyard, side yard, rear yard, or common green for larger developments. Space should be rectilinear with no side less than fifteen (15) feet. Space should be seventy five percent (75%) enclosed by buildu1gs, low walls, low fences, or linear landscapuzg (e.g., hedges or rows of trees) and not be bordered by surface parking areas on more than one side. 2. Common Hardscape Space -Between twenty per cent (20%) and thirty per cent (30%) of common outdoor space should be in the form of unit- paved or gravel areas, common roof deck space, or any combination of the two. Hardscape space shall be connected directly to the required landscaped space by stairs, walks, and/or ramps if necessary. H. Plant Materials - See "Site Improvements and Landscapiizg" section for guidelines. Site Improvements And Landscaping Guidelines 2.01.040 Description The following Design Guidelines for Site Improvements and Landscaping apply to all Heart of the City Conceptual Plan Areas unless otherwise indicated. A. Paving Materials -recommended for pedestriatl surfaces are listed below. hz general, a maximum of two materials should be combined in a single application: 1. Stone -such as slate or granite. 2. Brick pavers. 3. Concrete tu2it pavers. 4. Poured-in-place concrete -with aiZy of the following treatments: uztegral pigment color; special aggregate; special scoring pattern; ornamental insets, such as tile; pattern stamped. All concrete walks should be tinted to reduce glare. B. Plant Materials And Landscape Treatments -Used on properties adjacent to the right-of-way should reflect the followuzg guidelines: Page 17,gf ~ Date: November 19, 2008 1. Plant Materials Along Stevens Creek Boulevard - should create an attractive and harmonious character, in keeping with the orchard/grove streetscape theme. - a. Trees with open branching structures -should be used. Deciduous trees are recommended. b. Planting/landscaped areas - should have a simple palette of plant species. c. Complex planting schemes -should not be used in front yard areas. 2. Plant Materials in Other Locations - should be selected and placed to reflect both ornamental and functional characteristics. a. Deciduous trees - should be the predominant large plant material used. They should be located adjacent to buildings and within parking areas to provide shade iuz summer and allow sun in winter. Species should be selected to provide fall color, and to minimize litter aiZd other maintenance problems. b. Evergreen shrubs and trees -should be used as a screening device along rear property lines (not directly adjacent to residences), around mechanical appurtenances, and to obscure grillwork and fencing associated with subsurface parking garages. c. Flowering shrubs and trees -should be used where they can be most appreciated, adjacent to ~vallcs 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 weather. T1ze design and materials should be related to the principal building(s) and/or on-site furnishings. 4. Surface Parking Lots - utilize a significant amount of site area and should be designed as an integral feature of the overall site development plan. a. Parking Lots - Planting should be consistent with the standards outlined in the parking ordinance. b. "Orchard Parkng" - should be employed in all surface lots- The "orchard" tree placement provides better shade on the passenger compartment and more even shade and vegetation throughout the parking area. Trees shall be plaizted toward the rear of parking stalls to create a grid rather than rows. Such trees shall be protected by curbing or bollards as appropriate. Page 1S~~f~ Date: November 19, 2.008 2-22 i SEE ±-D~+"97. I -GFR-93. 6-U-97. y-TI\4-97 .4 T.D j-Z-97 t SEE CHAPTER 19.2 S.Oy0 OF THE CL-P£RT1N0 1\1 L"N ICIPAL CODE AND THE EICH LER DESIGN Gt'iDE- LINES FOR THE ft41 RG ROY E TIEI GH HORH OOD. LAND USE~COMMUNITS' DESIGN Design Elements. Residences are required to reflect traditional architectural st}>les and use of natural materials. Fairgrove The Fairgrove neighborhood is located in eastern Cupertino, and consists of a group of 220 Eichler homes built in the early 1960's. The area .has maintained a consistent Eichler architectural sr}-1e. In col- laboration with the "~ Fairgrove neighborhood, the R1-e -Single Family Eichler zoning \vas adopt- ed. The zoning includes regulations drat govern setbacks, roof slope, materials alid other unique Eichler features. Eichler Design Guidelines \~>ere also adopted, \vhich property owners use voluntarily to pre- sere>e the Eichler st}'le ~x>hile remodeling their homes. . Po/icy2-26: Fairgrove Presen-e the unique character of the Eichler homes in the Fairgrove neigh- borhood. Development Intensity: Require all new construction to conform to the Rle -oning (Eichler Development Regulations) Residential (DU) 2000 Bnilt 220 Buildout 220 Design Guidelines. Encourage residents to incorporate the design guidelines illustrated in the Eichler Design Guidelines prepared for the Fairgrove neighborhood. ; Other Areas The remaining neighborhoods are areas chat are not plal~ned as unique neighborhoods CITY OF CLIPE RTINO GENERSL PL4N at this time and are not mixed-use zoning areas. Deg>elopment intensity is determined by existing zoning and land use desigl~ations. Residential (DU) 2000 Built 17,376 Buildout 17,776 COMMERCIAL CEIJTERS Commercial areas in the City offer a variety of goods and sernices directly to resi- dents in the neighborhoods or the larger region. Vallco Park and rize Crossroads ?.tea are the primary, concentrated commercial areas. General Plan allocations for other com- n~.ercial areas are for local-ser\>ing commercial needs. Commercial/residential mixed-use is encouraged in all commercial areas if the res- idential units provide an incentive for retail development and the resulting development is financially beneficial to Cupertino- Active commercial uses, such as bookstores, coffee shops, restaurants, office supply, furniture and electronic stores are encouraged to locate in Cupertino. Heart of the City Policy 2-27. Heart of the City Create a positive and memorable image along Stevens Creek Boulevard of mi_~:ed use development, enhanced activity nodes, and safe atzd efficient circulation and access for all modes of trazz~portation. Development Acti~-ities: A majority of the commercial development allocation should be devoted to enhancing activity in the major activity centers. Mixed commercial and residential development may be allo\s>ed if the residential units provide an incentive to der-elop retail use, if the development is \~ ell designed, financially beneficial to 12-85 COM?.lUKI]-Y DE\"E LOPM E2~T Building Heights: See sub-areas. Strategies 1. Heart of the City Specific Plan. Revise the Heart of the City Specific Plan to reflect modified plan-area boundaries, pre- ferred development patterns, land use dis- rribution and height lirnirs for each sub- area of the Stevens Creek Platuzing Area. Cupertino, provides community amenities and is pedestrian-oriented. Land uses between the activity centers should help focus and support activity in the centers. See Policy 2-29 for development activities in these areas. Development Intensit}>: Below is the devel- opment allocation for the entire Heart of die City area. See Policies Z-ZS and Z-Z9 for development intensity in the Heart of the City sub-areas- Residential Buildout: Table 2A Commercial (sq. ft.) 2000 Built 1,182,436 Buildout 1,476,115 Office (sq. ft.) 2000 Built 510,531 Buildout 521,987 Hotel (rooms) 2000 Built - Buildout 2000 - Residential (DU) 2000 Built 238 Buildout 370 Design Elements: The Heart of the City Specific Plan shall provide design standards and guidelines for this area. They promote a cohesive, landscaped streetscape that links the major activity centers. 2. Traffic Calming. Evaluate options on Stevens Creek Boulevard to improve the pedestrian environment b}> proac- tivel}> managing speed limits, their manual and automated enforcement, and traffic signal s}-nchrony. Crossroads Area Po/icy 2-28: Crossroads Area Create an active, pedestrian-oriented shopping district along Stevens Creek Boulevard, between De Arta Boulevard and Stellin~ Road. Development Activities: Development along Stevens Creek Boulevard shall have retail uses \1'ILh storefronts on the ground level. Commercial office uses ma}* be allowed on the second level. Limited resi- dential uses are allo~~~ed. 2-23 F _4 i CITY OF CL'PERTINO GESCERAL PL4N 12-86 2-24 L.ANU USE/COMMLTI~IT7 DESIGN Development Intensity: Development A design plan that provides for an interLCity shall be determined in conjunction attractive pedestrian streetscape. with specific development revie«=. The design plan shall contain guide- Residential buildout: Up to 25 units per lines that foster pedestrian activit}> and acre. create a sense of arrival. Design Elements: Primary ground-floor 2. Shared Parking. Require shared park- entrances shall face the street. The ing agreements throughout the area, streetscape shall consist of wide pedestrian with overall parkilzg standards reduced sidev.=alks ~~-ith inviting street furniture, street to reflect shared parkingParkine areas trees, pedestrian-scaled lights with banners, may be located belo«=-grade, in above- small plazas, art/e=ater features, pedestrian grade structures or behind the buildings. crosswalks with special paving, and other ele- Above grade structures shall not be menu identified in the Cros_=roads Area located along street frontages and shall streetscape Plan. Designs should include be lined with active uses on the grow~d entry features at the Stelling Road/Stevens door. Creek Boulevard and De Anza/Stevens Creek Boulevard intersections to mark the 3. Commercial-office Uses. Allow com- Crossroads area. A landmark feature shall be mercial-office uses above ground level provided at City Center Park at the Stevens retail to be drawn from the commercial Creek and De Anza Boulevard intersection allocation for the area. to mark the center of the cit}>. Stevens Creek Boulevard Building Heights: Maximum of 45 feet ~ po/icy2-29: 5[evens Cree%Bou/evard 5[ra[eg/es: Retain and enhance Stevens Creek Boulevard as a mired commercial, 1. Crossroads Area streetscape Plan. office and residential corridor connect- Prepare aspecific plan for Stevens Creek ing De AILa College, Crossroads, City Boulevard between De Anza Boulevard Center and Vallco Fashion Mall. This and Stelling Road, «=ith the objective of corridor extends from High«-ay SS to creating a unique streetscape and shop- the easrern cit}= limits and is split into ping district The Crossroads area pres- d~ree segments: "West," "Central" and ents a unique pedestrian-oriented activi- "East." The Crossroads Plal~ning Area ty center, «>hich ~~>ill be a positive and is ben~>een the D;/estem and Central memorable gathering place for sections of the Stevens Creek Cupertino citizens and visitors. The p1ali Boulevard Planning Area. shall uiclude the following elements: Development Activities: The Stevens • A land use plan specifying the t}pe, Creek Planning area includes the "Heart of intensity and arrangement of land the City" development standards and guide- uses to promote pedestrian and busi- lines. Residential or office developments Hess activity- shall be considered in mid-block parcels. '~''*_.: °- ~` Parcels on or near intersections shall have a ~' CITY OF CL'PE RTINO GE'~EA4L PL4N 12-87 COMMli LAITY DE\'E LOPM ENT neighborhood commercial component. Vallco Park South Project-specific development allocations ~. po//ey2-30eVa/!eo will be determined on a case-by-case basis. park South 1. \Vest Stevens Creek Boulevard (from Highway 85 to Anton V1~ay): This area includes the Oaks Shopping Center and the De Anna Conllnunit}> College campus. New development in this area should incorporate mixed commercial/residential uses. 2. Central Stevens Creek Boulevard (from De Anca Boulevard east to Perimeter Road): New development shall consist of commercial/commercial office uses on the first floor. Office uses are permitted on the second floor Residential and residen- tial mixed uses are allowed. East Stec-ens Creek Boulevard (from Perimeter Road to eastern City lim- its): New development shall consist of commercial/commercial offices uses on the first floor. Office uses are permitted on the second floor. Residential and residential mixed uses are allo~~>ed. Development intensity: Development intensit}> shall be determined in conjunction with specific development review. Mixed commercial and residential development ma}> be allo«-ed if the residential units pro- vide an incentive to develop retail use, if the development is «•ell designed, financially beneficial to Cupertino, prop-ides communi- ty amenities and is pedestrian-oriented. Residential: Up to 25 dwelling units per acre. Design Elements: Buildings shall be located at the front setback line defined in the Heart of the City Specific Plan. Parking shall be located to the side or rear of the buildings. Building Heights: Maximum height of 45 feet. Retain and enhance Vallco Park South as a large-scale conin~er- cial area that is a regional commercial (mduduig hotel), office and entertaiL~Inent center ~>,-ith supporting residential development. Strategies L lvlaster Plan. Prepare a A4aster Plan for this area to ensure continuity of mass, scale, connectivity and adequacy of infrastructure and services, including schools. 2. Vallco Park«•a}'. Continue the Vallco Parkway streetscape, ~w>hich was approved as part of the Vallco Rosebowl mixed-use development, along the entire Park«>ay. Development Actin>ities: A regional shopping mall and office and industrial builduigs are the main features of this area. Hotels are also allo«•ed in the Vallco Park area. Da}time and nighttime regional entertainment activities, such as a movie theatre complex, are highly encouraged in the mall area. As part of the development agreement, office and industrial uses are also allowed. The precise mix of land uses shall be determined via a master plan and an approved use permit. The City has formed a redevelopment proj- ect area encompassing the regional mall properties. The redevelopment area allows for most of the funds derived from the "tax increment financing" to go to the redevel- opment area. "Tax increment" refers to the amount of the property tax value increase LITY OF CLPERTINO GEICER.AL PLAN 12-88 Appendix B -Acknowledgements 1995: City Council Wally Dean, Mayor John Bautista Don Burnett Barb Koppel Lauralee Sorensen Planning Comnssion David Doyle, Chairperson Paul V. Roberts, Vice Chairperson Donna Austin Andrea Harris Orruz Mahoney Staff Donald Brown, City Manager Robert S. Cowan, AICP, Director of Community Development Ciddy Wordell, AICP, City Planner Colin Jung, AICP, Associate Planner/Project Manager Michele Bjurman, AICP, Planner II Vera Gil, Planner II - Anu Natarajan, Planning Intern Yvonne Kelley, Ad*~~in;strative Secretary Pam Eggen, Administrative Clerk Bert Viskovich, P.E., Director of Public Works Glenn Grigg, P .E., Traffic Engineer Steve Dowling, Director of Parks and Recreation Consultants/ Contributors Freedman Tung Bottomley, Streetscape 8z Urban Design Consultants Update 2008: City Council Dolly Sandoval Orrin Mahoney Kris Wang Gilbert Wong Mark Satoro Planning Commission Lisa Giefer Marty Miller David Kaneda Jessica Rose Paul Brophy Paae 23i~fs~ Date: November 19, 2008 Staff David Knapp, City Manager Steve Piasecki, Community Development Duector Ciddy Wordell, City Planner (Retired) Piu Ghosh, Assistant Planner Beth Ebben, Adm;n;ctrative Clerk Ralph Qualls, P.E., .Director of Public Works Glenn Goepfert, P.E., Assistant Director of Public Works Consultants Michael Fornalski, Michael Fomalski Illustration Amendments By City Council As of Sept 4, 2000 As of March 3,1997, amendments to the Heart of the City Specific Plan will result in a page revision date in the logo>er uZSide corner of the changed page. Types of changes may include page-numbering, minor typographical or cosmetic changes or policy and text changes. Substantive changes will be noted in the table below, in addition to the page revision dates. Date Ordinance Number Descri tion March 3, 1997 CC 1753 Text and Map: City Center Area than es December, 1997 CC 1769 Text: Single-Family Residences Allowed on Certain Pro erties July 6, 1998 CC 1786 Text: Exception Process for Develo ment Standards June 19, 2000 00-192 8z 00-193 Ma Ci Center Area changes December XX, 2008 CC XXXX Text and Map: Conformity to General Plan, Flexible side yard setbacks, consolidate sections aimed u date numbers Page 24,Qf ~ Date: November 19, 2008 CITY OF CUPERTINO Exr~:ib:t c Heart of the City ~~-~-Conceptual Plan Lnclude lansiia~e to: - _-~llo~o° t~e>.ible side ~•ard cet~ aclc~ rc,r ~~dd chavcd ]otc Imyro~-e relati~~n~hivs betti~~aabuildin~c =_ -- This drat-t accom~=i1Iizs tl~~ce ot~iecti~-ec in a ~imv}e and w-~de-~tandable format Staff comments are highlighted in grey. €n ~~ te~'a-~- Page 1 of ~~ Date: ~ . TaUle of Contents Lntroducti~-~n.-------•---•--• .............•-----------------------------------..._..-----•-----------------------------•--------•------------- Polio- Frame~~ ork-------------------• --........-..---------------------------•----•------------------------------ •------------------ L_~?~D LSE !~'L~P -~\'D SPECIFIC ~'ZE~S---- ------- - --------- -- ------------------ ------------ - - - ------- , Stre~et_1ca~e Desi;-n ----------------- ------ ------- - -------- 1- -------- - ----- ----------------------------------------------------- De~-elopment Standards and De~i~-n Guideline=-- -- -------- -------_..__--------....---.---.--.-------- 1; Del elonment Standards-... - - - -------- • .... . . ........... .-- ---------- ~O Re~-ie~+~ Process for 11c~dification of De~-e1c.Fment Standards_.._----------------------------------.--• ~~ De=i=n Guidelines----- -- - - - ---- -- ... ..... ... .. ...... -----•- •- - - --- - ---- --- --- ;3 Site ImPsc~~-ement= _~nd Landscaping.Guidelines---.---..._---------------------------------------------------- -&1 hzfrastructiire Plan--•--------•-•---------•----...---•------------------------_ --- -- - - - ---- --- 1'6 Imr1c•mt n to tion --------------------------------- -------------------------- --.. _-- --- ------ - -------- ---- --------------.... -- ~ - ... A t~nen d ice, ~ .--•----•--------•--- -....----•---•--• ..............•----------•-•----•----------- - -f8 Anr,~ncjix R - - - - ------ ~? T ' - T _ _ ~. _- .- . . ~ A a _ - .~ r. .-.. _. ................................ ~-. i 1 ~ - 1 C~ a ~_. .~., ~z - ~~ ................................ ..................... .... ~ i ~ "~aEi 3=c"= ~~ Pale 2 ofd Te'-~, ~-' -- - ~~ - ;_~= t- ~3"..._"rte ~cc~ ~ s_ _ ?-c- a - ~__~~--rcr-c-~ :ce ~-ETC"' - . ~~ ~ -.. _ ~ a _. Tai . T ~~_ '-i2 i C~ _S. .. a z-'~-Tt _ _ ~ Vic' -2 ~-..-_,__._ i1=-2-~ - -` " - _ a T'e -P3a ~~=~ ~' ' -~ , a , to ~ , z - - - F~ 1=' -z ~~r~ ~ ~ - ~( TA-__il , - _- ..-_ ~-~lt _.a_ all„ ~E'~ - "l_-~.-. `_ -r _ ~. '_! r .c _~4~_cz c.. ct -- `'.,-. ,_ - - - -e- -` awe -'l--'s' r - e T -r -' - -i2 -,_ - ~ - ' '- - - _- _ r _ C R T -i _ ~ v - /-f l ~' - 1 I ~~ Pale 3 ofiz=mss= ~3Ic. ~~ __' '~7 , -. The City of Cupertino List of Diagrams aizd Maps ~irett=gape Concept Flan De~-elor'inent Guideliuzes i~~__~3~- r-- a- - - ~--•---------- ~, ~`-~ icr=~'t ~_~_~r. y!._ ".~~3E733 ~e.i?t~3~E~~L, --'-' -----'--. ~~~ rc~m~r=rcrc3~r_c-t'-vc-•-czF-~'3-2 ~: ------------------------- ---• - - - ,_.....__i rte. ___.i.,____ n~__:.~..31`s-' pe~ai~'r'~"ed ~-e ~c -c}~-Y22 ~ ~ n ~ ~e3t E~x --~~~'~'c~e~ ~ i T ~ ~-. +-. - -. 4 / ~~ r. r _))(~~~____ _ ___T ____ S~T9 Page 4 0~~_~.s~ Introduction Overview The Heart of the City Specific Plan provides specific development guidance for one of the most important commercial corridors in the City of Cupertino. The purpose of the specific plan is to guide the future development and redevelopment of the- --- -- -_-- = __==_ _~,_ acre Stevens Creek Boulevard Corridor i1 a maiuler that creates a greater sense of place and conununity identity iiz Cupertino. The overall goal is to develop a Heart of the City, apedestrian-inclusive gathering place that will create a positive and memoraUle image of Cupertino .L ~ -i ~ _ ._ _~ _ _ _ _r _ _ ~ - _ - _ - 'F'_. _ - c-~~ ~... ._.~ F` 73~v3 E- `_ cFi'-E __`{QtE' 'c` -}~~_. ~i~E _tle'=_---~~t_ -:lec~ QED-e}Fr C - ~ ~ ~ c'-~ sl ~ '~~--a ~`E'~-'3 c'''am-=~~__ =~e~-`cl=L-'-~-~i1='-3~ic~~'_-` `e}lt -t~~~T~i~`.__ - e>-€-r~c~^+-}F.~_ rti_ 4~_12+Y.k' ct~- ESE ~E~~}ei-ri~aa _ c c `. r c '~-C~ x c"- 3 ~ a~'x~r-rl"2 .^ ac c a?~--c~--r--e+ `'.~ ~~._t ..F. E_, C_i 1 -i^l_ _ _ ii,_ _ ll C~~ _E -<7~~2 ~~tx C ~C t h G ~ ~~ 1 21~-TTeE ~ .Jl~'..~T ~Tu _ T ~ ' 1 _ -' . "' ' ` s _ Y o E E rt t Y { i c ~ e E} ~•-r-~ t E t E t `- 1"'-~'c. C" ~- ~ i3cl'~ 3'3 -'`E cE•-.,lF~"'_E~ i - -;71~~F1-1 : ~ l=l'c- t -- ~_ c _~ _~} - cz.~ct~c _t> i _iz3 ~{'_.. _ _ / _ _ i. -• ^__ _ _.., ^' ~ l `~ - - - _ r - /'__ r ~ .l _ _ ~ ~ ~ F r Z __ - - - ~e~-E~ E~ -E ~rc~n 3i" e /3sEti - il_ . - '` `l ' - S~ ' ~. _^ l" ' -- ~ ~- ~ _ e~~E_ c ce ~ ~ ~ ' t 7 c1 cC _ _ _ _ _ _ _ _ _ - .l _ ~ a ~.F+e-a-_ f= ~ 1.-~I-ZA i s1_ ~ , r'. ~_ `~a.T^ • a / _ - _ C ~ `~ -~ - F l ~ ~ - ~ - - ~; i^ - -t•c-' E E~ t_ "' l "' ` } E1C C E ~ E C t ~ E1 f 'l ~ ` 7 ~'l ~~ - l r r r r ~ E 2F E E 3 E ~t F e E 3E 3 31 1 c 2 -_l~._ .,7^'l 'G Z .~_~_.1-~ 1 ~. i-. .-.1 .l~~i C_•Z ~C~ _~ `El t-~ ~ "l E li "1- l e tt `l E' Es3l~ ~ r r r 0 ` i. ~'___E~_l :~}_ ~-~3~~,_ _ _7, 13~1E- cE'~• -._-. _^ '~ _ _~.} ' .. _''- ~t_ _- 1 - ' ~= ~ i i eq i C r~E~ a e Page 5 of - i~~ l l L L._, 1 7 .~ ~ a~: l. - - ~ - - ~ . ~ '~ _ _ _ ' - - _ _ -__ .~ _ iF"a~ ~ ~ ~ . ~ t. 1. ~ '~- ~ ? : ~ : ~ ~3` 3 E~~ i 3:~3~ C ~ 1 c25 Z\ ~' C ' l st ~~rC t e 1i ~, c E 2 ~33Ei: , :?~T c `: x 3 . i ~t ~T E ~ c ~E ~ti d~€~E i ~ ;~~~St `~~ in _ . i .-~ •-- :a '3z i~- 3 ~: ~3z e= ±- ~3 ~ ' f} E - 'a }~ri? t f7 "~ ~:P ~-ia-i 2 c ~f3 . _ S t i` l _ , c a r~ c c~cSSZ~ Y c r r . ~ _. . . i ~ -~-~ ~ ~~- -?,~- - ~ ~ - ~~ ~ ~ ~ ~ t ~ ~ ~~ -~ ~~ ~~ a~E ~e~ __~-~ ~~~~ :?~ ~ -~ee xe ~~ e~e ~ ~ r e t ~e e~ - e ~ ~ o ~ rr c.- ~ ' ~ T ~' ' ' ~ ~ - ~ a ' ~ -" ' ' T .~. j E tC ~S 7 L C PZL ~ G~~~ GS ' SIZ . 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E~a}}E£ `e~?-t= t=3~~E EyC -~-~' 'ti`- ~'~- semis---~ "}~"i^e~ c~}"i~'E' -a_~-=x=~- - - -7 - it _, - - Cexs-e~E~=z~E'}:`c ~":r ~. '~z-- ~ -~~ i r 3-7-~ ~. -i_ ~_--a-r'c 'c ~ ct~ ~ ~ c~'t - d ~ l~ c~ ~@ cE ~iza-a---c~-~-~- Pale ~J ofi~~ D:_te \~ ~ _- - -_' ~~~~~ - _ - a a _ - - - - _ ~ - - _ _, ~ - - - - - -- - ~...~ L~_ r--_ ___-__ ___ -- D •.-xvcicic~: -- ~, .._.:_~ r ______. - - - - - a - - - a - - a - ,v - - _ .- _ _ _ _ _ _ _ _ _ _ a - ~ _ _ a - - - - - - r - - `-- a a - - - - r - - - ~ - - o - a-• _ a _ c ~ !.L t~.~ ~~. : _ _ - ~ S ~ ~ 3 c~ ~<6i~- = ~E~R _ ~ T 3~ -a F-~ b 1~ ~ 3 _ a a~i~ 2s-~~-Ems '~ ~.. a... .,~_-_-~' `- - ~- - € ~ -~ ~ - `3 l~- € ~ ? "~ v~_ t } `~- _~ ,.L ~,-,.-. r--:.-.- ~ ca~t ee a~ ~~~ ~, ~~~ e T e~~~ e E~~ ~ r~ - F c~ l3©13 o E2 3e a lE i~c c _ ~ ' - - _ ~ _ - _ _ _ o - a . _ ~ r - a - - _ ~ _ - _ ~ - - - a - _ . _ ._ . . - - - - - , _ ' - a c t3e~ ~ l$ 4E '~C c c ~i3 E r '- ' z' ' ' ~ ~-~ £~t~ 5-' , F ~S - - - ~ r ~ ~ 3 { _ r '.,'"._`~ «_ £ £ -- -=^ rre ~ .~. rr 'r ____--_-__- - ra f 3 ~ _ = Yom- _ __~ ei y r._.'r -_'r t _ --_-__-_ _ _ C+ _ - - • C L. - ._ - - ~ _ Ej2~" ~E~ ?i~ ~~i~ ~i3"t ~ ~~E?r E?~4i ~~3 ~~ £' L7.~-. ~-s ,.L _ +l, .-, /-: ~ t .~ ~ ~ x a r - ~#- - ~~ a -a~ ~ - - ~ ~- ~~ -- t a~ ~~ a ~ ~ ~ ~ ~~ = - _ } t Vie-, ~ ~ s~ s e ~~ ~ C+3 iE, ~ 3 e~~s~ e ~Z2 e~ a; E Ca t-~~- €E~ €e 3 a e~s - + e ~ , ~ E ~4 -_ z: F~z~ ~e3 ~ E ~, -, ti ~ ~_~ ~t -_~:}~_~..__,i_. e E ?c`'iiv~ ~ e i i t 3~3~a `. E. E,~ i'e e E~e: e~ : ~ es ~~ E*F ~~E3~~=t'tF _ i-ep ~ E aC~i~: e=. ~e~ E - - a _~. _ - a --' -- 4 __ ~ - - - - - - - - - _._ _ ._. _ r r `a - - - _ ~- - _- _ _~ - ~' G L_.- L.-. ^ ~ - a ~ i - P3~e 10 0,~=--~00" ~3tz: A ~ -. - - ~ -- - ~c~t'T fe Ct~t3-C a3--' - -j---- -- ~ - -~" - - t:t' Pale 11 0~~~ Streetscape Design Background and Purpose The Streetscape Element of the Specific Plan implements community design goals contained i1 the 1993 General Plan, ~clesib~ concepts suUsequently developed and revised in the ~ = _ "Heart of the City" Desibl Charette - _- - _ - _- - _ _ ~ _ ~ _ - _- ~~ ~..__~ :_ _ --:--.--~.~ ~- ~-,e -.~C~~ ~~_-:_.-_; _ _: .The general streetscape concept endorsed at the Charette vas named "Parkurbia." It promotes a "green" city, acknowledges Cuperti~o's agricultural past, and has linking the street's major activity centers with a continuous landscaped parkway as a principal oUjective_ The Streetscape Element complements the >-_~ ~ ;«c ~ : _ :._Plan's Lai1d Use Element Uy reflecting the corridor's different land use concentrations and desib Zations. Desia 1 approaches vary to accommodate land uses. Optioizs for implementation depend to a sib lificant extent on the type of existilg development inunediately adjacent to the street right-of-way. Streetscape policies also reflect the setUack, frontage improvements, aild landscape and sib zage requirements estaUlished iz the Plan's Development Standards and Design Guidetizes. Together, these three Plan Elements comUile to promote an attractive, mixed-use Uoulevard, consistent with the goals of the General Plaice. `+, ~~.c.-:~.-~-?t __~_,zr.. ~_._ Ca. ~_-.-~}e ~_-~E. ___'E -'lr ~E~~~czsZ~"`_ _ _; `ati'_ r `~'~_ ~a.__ ^' ~i ~,z El'{ '-L'E13--c~~~`c..., ~.~ ,.-..CE - "2~-4~'eC`c-~-''a~i~'ii'2~'3'~3+' ~Ea ~lE'~t a"3 ~ , ~ ~_ ~~f~~~=~-~~~e~-t ' ~- r ~i~--•~e--~ red>e~ - e - -n e~-~-ti ~ e n ~e d e ~ e 1 F~~~ e t--e-~~ ~P~`~~r-'~•n e-t-~ ~~~F-e e~E3e~` a~.a ~13E aF~e,re^ee e# `lac i--T -e -e--~~--t=~ E~~2 ~ - _ ~ ~ - -`- - -- __ r --. r - - ~- ~ -- - te_L~e=aca~3~_-t~3 i..= _±? _- ]z.c-Cit._-_h-s ~._-~-_uZ3 L o-~i't~12~le~i'-t~~ 3~F 3~t E'~x~ i x's-_`e i~~ ~a'Z 33ZE'e~ "ire-~f33P'dv ~:,.-. E~-~6S-e,-~--c._ ~ - -- ----- -- r ~1,='=- -- ' r ~--- _ -- ~= - - ~<. _: a l-~e ~_~.'_ =r,=;tea=,-- - :- 1-:-_~_.--. _._ - -.; - _--_._-_ _.--~ ----.•.-'-- - -- _ _ __---- __--- h~ __ _ .- __'-_ _ _ . - : ~ _ z ~ ~-, ~ ~7ie primary purpose of the Streetscape Element is to defiuze the improvements needed to fulfill the City's vision for the Stevens Creek Boulevard corridor. It allows for flexiUility in terms of phasilg, fiu~ancizg, and desibz modifications iz order to address the needs of the City and ---~ •_ ~-. ~ •~ r __. ~ ~ Plan Area property owners and Uusinesses. Streetscape Design Pruzciples The Streetscape Element has four ,,,lderlyizg principles: 1) Unify the Visual Appearance of the Street with Orchard/Grove Street Trees Plantilgs, a Consistent Palette of Furnishilgs, and Civic Landmarks. 2) Improve the Pedestrian Environment Along the Street Frontage with Passi~>e Rest Areas, Planting Strips and Buffering Trees and ShruUs. Page 12 0#2_~ - _ 3) Allow for Flexibility in the Design of Streetscape Improvements to Address Access and Visibility Needs of Adjacent Commercial Development_ 4) Acconunodate Options for hnplementilg Streetscape Impro~~ements: e.g._ City Construction, Renovations of Existing Development, Standards for New Development. Design Concept _ --_ streetscape subareas are defined for the corridor: 1Nest -_-.--_- - ;,c:<'<< - = _ _- --_ -. :_- ~_-.-:_ `, _ - - ~~_~i. c~~,:,'c_-; .a and East SI-. ~ ~ '_ _-; C ~ _-'~ -. See the Concept Plan on the following page. A continuous curbside planting strip and a continuous ro~v of street trees would extend along the entire corridor. However, each subarea would feature a different tree species_ Tree species are selected to reflect differences iz the character of development iz the subareas aild/or the predominant types of existiulg trees and frontage conditions. Streetscape Desigi~ policies for each of the subareas are described below: West ~:'=~r~ - _ ~ _ ' -- - - - The West =___,_--~_---, zr.= Cr _~: _ - -- subarea extends from Route 85 to Stellizg Road. The plaiztizg theme is an "Oak Grove: ' It features an informal planting of Lure Oaks (Quercus agrifolia) and native wild flowers in curbside planting strips and the center median. It is anticipated that these oaks could be planted among the existing Deodar cedars at De Aizza College without needu1g to remove the existing trees. This approach is iltended to bring the landscape of the adjacent foothills into the City, as well as tie together the existing character of De Aizza College, Memorial Park, aizd The Oaks shopping center. Trees should be planted at approximately 40 feet on center. Decomposed graiute should be used as the surface material where appropriate. _ ~-:_ -:cr `~ i;l~ C*~:=.-r~~a~« ~~~~-c _ - ,:iZ 11~r uCldl Tt1-~ ~-~1 L~dSC~3 C>.2t-77d~ frc,m Stcllin= Read tc. De _~nza Boule.~ard. T-.-._-- n_-. __ _ _ _ _ _ _ _ _ z .~ =T.-f c fir.-1 "c; ~ - :_ =~~.-',-. - -The _ _ _. ~.-.._- Central S.e~ ~n~ Creek _lc ;-ard subarea extends from = - _ - _ -- .- _. _ _ ~ ~~ _a=t to '_l.- - - _~=~ :~ ~= ~ ~ .-:c : ~ r _~~~:_ tel. The planting theme is a "Flo~veri~g Orchard." It features a formal plaiZtilg of Flowering Pear (Pyrus calleriana "Chanticleer") and grass iz curbside planting strips. Flowering shrubs could be planted in the center median where appropriate. This approach fills in and extends the tree plantings that presently exist along the street, and the formal tree placement expresses the importance of the -= ~~_-:` °~entral ~t~~ tins Cry<}- _: u~e~-._r~= as the civic and cultural heart of the City. Trees should be planted iz rows on both sides of the sidewalk at approximately 25 feet on center_ C~~~a=~e~-~=~_'. r~`_ mil f~-~~._a~ - =-_ _ _.; _ _ --~-~-=e ~ - ,>,- - --- -' - - = - _, -: 'c - - ~~ -~-- --- -,~--- - - -~ -- -_U_,_~ _ ~, 1 <- the -c c ~' _ :. _ -_ -_.._-..~ ~ _ _._, Page 13 oj' - - - z=~o~ __-_ _ - - --_--_ -:-~_. ~_:_-.~__. ~ __-.,-_ --__:-__ -_ ~ _- -.-__- ---_.-- -_ -'_.::-.=tom--For retail properties with narrow driveways, the second row tree on each side of the driveway need not Ue planted if it obscures retail visibility. - East _:...-.:. - :- _ ~ -c~ ~ r~: ~,~ -: .x - Tine East ~~~r ~t~-. c7~ ~rec ~ k ~cu_c~-a- subarea extends from ^ _ -~a. _'_ .. ~ n ~ Peru-. ~ : ~ r =<. _. ~~ to the City bowndary adjacent to Tantau Avenue. T1ne planting theme is an "Ash Grove." It features a relatively formal planting of Ash (Fraxinus species) in curbside plantinng strips and the center median. Similar to the - :-- __~ ~ :. _: :1 ~; t ~ ~ ; ._ ~~ : ~ _ • _> _ ~: ~ ~ ._ r _a subarea, this approach fills in and extends the tree plantings that presently exist along the street. It also combines with the "Oak Grove" in the West ~;-=,~T~c: ~_ ~= L, ~, - • __~ . ~, ~: subarea to frame the - - __:--:_. _ .. _ :. __-~ Lrt-el: ~. _.'; , _:: . subarea. Both will ha~>e a shady, some~~>lnat rural visual character. Trees should be planted in rows on both sides of the sidewalk at approximately 35 feet on center- Grass or low-growing grouizdcover may be used as the surface material. - .:-_::. ~ .... _ : _ :... .. _ _-.:. _ . _ -- . __. ~. ~ _ . _ _.-. _ _ ._ ,, .::-. r.?~-=<ti. For retail properties with narrow drive~~>ays, the second ro~~> tree on each side of the driveway need not be planted if it obscures retail visibility. If a double row of mature ashes =---already established along a commercial retail frontage, neither row of trees should be removed. __ '-E'cc """E`. c~E~ ~c 2_.1., t i 4~ ilk-c ___l - - i' 'n tt ~ ~ _- - ~ '1~- ~ - c ~ __ = Frontage Renovation Conditions A curbside planting strip 10 feet in width and a sidewalk a minimum of 6 feet in width should be established along the entire frontage of the street. hn the _ _ ~ :, -_ - L c~ , era; "~~ ~_--- Lit-cti. _~~:u_~~ __.-~ and East ~;~=T-~t~~ _i-,- G;<r, =~ ui~~ rd subareas, a planting area 10 feet in width should also be established behind the walk to accommodate a second row of trees. Conditions along the street vary, however, and implementing the Desigin Concept in a uniform way will be difficult, at least for the near term. The Frontage Renovation Conditions plains on the following page illustrate typical existing frontage conditions rind reconuinendations for responding to them to implement the Desio n Concept. Conditions are described below, from least to most constrained. 1) iNrde Landscape Easement u~itlt Platztittg Stt•ip -This condition is the model for the rest of the street It contains a 10 feet planting strip and a 10 foot landscape easement adjacent to the side~~=alk. It reflects City requirements for frontage landscaping that have been in place for the past tweh>e years and as such characterizes most of the ne~v developnnent along the street. Existiung trees in these areas, however, rarely form consistent rows along the street. Additional trees should be added to create a double row of trees at a spacing consistent with the streetscape desia n_ Existing trees of the reconunended tree species should not be removed if spaced closer than the Page 14 0~=~~~ _'- _ - streetscape design. Over the long term when redevelopment of properties occurs, the wide landscape easement with planting strip will be implemented on all To~~>n Center and East Gateway frontage properties. - 2) Curbside Walk u~itlz Landscape Easenzetzt - A curbside planting strip up to 10 feet in width and a double row of trees can be established under this condition_ Ho~~rever, because the width of the easement area varies, the second row of trees may need to be offset from the first ro~~~ . ~ ; .. _ ... -._ . _ . - .. 3) Wide Curbside Walk wit7zout Latzdscape Easement - Irt this condition the entire curbside right-of-way is paved as a sidewalk. Levels of pedestrian activity along the street generally don't demand a walk this wide, and a curbside planting strip approximately 6 feet wide should be established by removizlg the curbside portion of the walk_ 4) Curbside VVaZk wit7zout Latzdscape Easenzetzt - As illustrated, a monolithic curb, gutter and sidewalk exists with a relatively narrow planting area Uetween the sidewalk and adjacent buildings and/or parking areas. There is no landscape easement adjacent to the right-of-~vay, and there is only 10 feet within the right-of-~vay. To implement the streetscape Concept under these conditions the location of the walk and plantilg area needs to be reversed. A 5 feet curbside planting strip and a 5 feet sidewalk should be established within the right-of-way. Trees should be located itz adjacent parking lots as feasible to establish a double row. ree 'taee~-e~-~-ad-~-~-c'~t~=- ~-,~-~''~~-C~-~--~ate_-~-dcr c-~d~F e-Z ~e re r - ' ' '- ---- - - ~3-c --t ~ 3 ~ c*~ r ~c 1 ~ ~ t1,C Tt r- - c c try-.~}"~' ~ , S'A'C-t ~c "' - -- t' T~ E.z r i J -~f - -F~ Fez-'=--__-<-- -- - ed -; ,~~ - - - _ _~~~ ~ i_.. ~i,c ~_~ -i_ _ ~ ~-.` -,-L~T'ta=e ~~71 L i i c .7`~~- ~ reCOnZlTlended ;_ __ _ __' ~ I -' should be improved as part of renovations to existing developments and properties, and/or required along with a wider landscape easement if redevelopment of a property occurs. .` -^'t_ _ __ _ __ _ _ _ _ _ - ..vet' = CT ~ [23^ ~ ~ ~ . _ _ _ _ __ _ _ - _ 1 _ _ _ _ l --eta=~__t~ a_~_E,--~~=ea- ..~.e~e -,__~E---1` a e '-~- -___ _-_ - --- ---- = - --- - •1-- - i- - - -i _i ~--~- --.. .____~. _ ._.~ ..._~_ _._~~__-__r ~ __..._ _.__.~. - ~ ~ r' - ------- ~ C,a , z .~,c il__. -~~~.~_. -:__ - T-., ~~~_ .~i_ t'- -r EC~ 3t rt cE~ C3-c t~t ~ fit, -' ~ r Pale 15 ort' - `~ 1 y - 1~-F e~tri_l. ~ t^.-._ ._ ___ 1_ -~-..-. _l__ il~~_ _ __:~_ l_ _ ~ __a-:.-- l~ t__. ,.7 .-... _t, f t ~~~ Y r - - ~ - . - - - ~ - - - - -. . 1- ~~ `~-te ~es-ce~~~ P~a~~~~~E,Ce-s a~~ ~es.>-c~~~ C-~ce, ~ _, _ -~ - -~ ~ _ - _ -,_. _ _ ,.~ 11 c t <" iLe --ce _"~~' -EL~3~12'F~~~ ''-.fie- z3 ±~'~'3~"~ P~ 3-,-.Z~L„E'~' '7'..._-~. r-.-._~.._ c C~-t tc~F --cil`--F ~4iT~Esa =_.' ..,-. _. r __t, ._~ -~ ~ - _ r _'-_ -- - ~ ,.__- _ -: _ _.. ~.- .-. ~ - - 7 - - iL - _ _ _ _ _ s ~ _t t~~ ~~-ce-~,e~~-~-ee t- - ' ~3-e~~~a e--~-e ~e~as~ rte'------~~-fie ~e~-3~~,T.r .o iL 1. i __. .-, E+E, ~' F€ a €~i'~Y33e e~E -E~EtiF~i'te3-~~ P3"t~~c=c.~L ~:.a ••~E-€ i'-xe-y 2,r7=irk _.... .~ i,_. f. ~_-x --- - - '- - - a' - - - -'~ - - _ ~ - - - - - .._ r _ - ~ _. ~ c c-lz ic1'k ~-,e ~2e~3"te :Eta '~e--~t~7~3~'e r' r .- ,- - r. -~ . - - _ - ~ _ .~. J.. - - ~' - - - r' - - -a-~e~=~-~~'~.~'tees~-~~-n~r~~-e_ a;-e-~-~~~se~ ~' ,_.~~L ~_a_ ~c .,_,_ ~ __:~~-- ~te' eit~-33tce'- i4_ -l r, - c,..l. .-. a:_ „-l. -.-_~~' ~ a l Ll _ b a Pale 16 0~2~-; ri. _ \o' - Development Standards and Design Guidelines Background The Development Standards and Desio n Guideliunes contained in this Element provide regulatory support for the y~ ;~, ,-~c~ -rte =i Plan's land use policies. They are intended to promote high-quality private-sector development, enhance property values, and ensure that Uoth private investment and puUlic activity continues to Ue attracted to the Stevens Creek Boulevard corridor. ~~~ __ iL. _ ..~-- '- -}~~==c~~c -r c - } -- I t-~-r - ~t-~t ~ z } uE c~2 ~ -C ~. v';C ~~ c~3 ~i` _=cE~--~}lE~--Tisl~-~~3"2C"t~'-1~=..-_~~__3r -. _ .,r _ ~ ~_.. ~x_c_~- cc ..-._~r~~ __. ' - - ` - - - - - _- - -. :=1ne "ParkurUia" concept promotes a "green" city, acknowledges Cupertino's agricultural past, and envisions Stevens Creek Boulevard as a landscaped parkway linking major centers of cultural, office, and retail use. However, Stevens Creek Boulevard must also accommodate a variety of deg=elopment types outside of the ~ : ~.::. - - ~ - -- -- - - ~ :=~. _ ~ ~ - : _ -_ , and a central oUjective of the Standards alnd Guidel-ales is to accommodate this variety within the overall parameters of the "Parkurbia" concept. The Mixed-Use Parkway The image of Cupertino is most on display along Stevens Creek Boulevard. The corridor is the central element of Cupertino's "puUlic realm," where much of its puUlic life occurs. Yet the corridor's bodge-podge appearance contriUutes little to the overall character of the commuinity and is at odds with the orderly suU-urUan character of its neighUorhoods and Uusiness parks- Land uses, Uuilding forms, and landscaping vary from one property to the next. Logo-like conunercial Uuildings, sleek offices, old and ne~v shopping centers, parks, parking lots, gas stations, condominiums and apartments all "do their o~vn thing," independent of one another. Participants in the General Plan process and the Heart of the City Desia n Charette an i ~~~- _ identified this lack of coherence as particularly undesiraUle, and identified a "parkway" desigin approach as a means of Uotln Uringing visual order to the street and reflecting the physical characteristics of the rest of the conunuinity. Tlne goals of the Standards and Guidelines are _' _ - - - _ _=:-: 1) Accommodate a continuous parkway /street-tree planting scheme that facilitates pedestrian activity, yet maiuntain the visiUility and access needed for successful conunercial retail Uusinesses. 2) Promote visual compatiUility Uettveen commercial, office, and residential development. Page 17 of~~ =; D:~: - - - 3) Allow commercial, office and residential development flexiUility to meet different needs uz terms of Uuilding form and site and frontage orientation. l.:.l,,..-. n-'c'rr-~ - 'l ~ . - e~a~~sl}ed~~e=~~~e €~-~:ez~ -t~-±p•eE~#~e-~?~a~:~~e'.- ~e~-~i~-e t~rat ~ll~r t~E1'e}2~e~~-~ iEl~'3~e 3 '' E`n tage lvy`! j~__i `. _..a ~i ~~ ~~.a.-._. ~.- ..~--1._....- r ~. F-~.-.x 7„ _7_ _ _ , _ _ czc ici ~ =i3l~~e its"<< t ~ acl ~~ ~c `c".y l~~ =`...tEt t~E C... ' i ~ ~ _ _ _ _ _ _ _ _ _ ._ ~ - _ _ _ r ~r?1~e~-ej.-'~'fl eiti_ ~ec~'-u_-~~e ~~i_i£le~=t5-~i"r3~~Ee~ ~c~1El~ 3~E~ +e ~^s'3t2c~ c~~~~c,l,_ ~ _ ,-._ :. e55~3-2~3 e3~ ~'F £ALrc$Ti~L TE38~ ~'e'~.@47x-ZZ~c=rc~E}~i33i~iT~~~i Gi..~.-7 ~~.,-7.- ~... ,a !-'..: a~l:.-. ,~~ aL..... ~.~.C~~~ -E`rtta=~-~~e-€e~e~ ~~ ~~o~-~=E~ its ~~~-`a ~ ~-~- -r _ c - ~ - _, L..:l.~ar, - ,~,= ~ mil-.. sL _ _ _ - ti - ~ .+- -_ __ _ 4 ~. - - - _~}~E?t~} 3iea~'~eiz=rz3%EE~--Eli cE'~ ~a=se~c.3~ ~i ~~ _ a _ _ _ _ ` _ i i - i _ ~ __ 'a -- - ~ _ ~.. - _~ i - L it S .-. s, :., - .„~ l : ~: ~.- _e~ct}£e'S ~~lcc iz t_.~ee ~~'lE3f't itl Pie ~'3==}_~e, ~ie~:-f~, ~_le tFe2`c_+c?~~e €~e zz.e_'• "______-_ r _ -____ r-- a .r = - -~ - a - - ~ _. _ _ a _ _ - - - - _. `- a - - i _ - - - ~ o- c^ _. - --_. _ _ - ~ a .._ - _ - _ _~ - _ - _ - - -. a " a - -~ -~ : i i ~' ~ - _ _. ~ __ - _ - _ _ Y._ b .. _, __- _c ~ f. n it 1 -. _ _ _ _ __ _ O_.. .l. - ~. ~_ -a. i _ - _ - _ ~. _'- a, -.- _ _ _ _ - _ cfE'2t~`3 E~1~3 ~e 2~.~ ~'~~E 3~ c'~?%e~E irE'~ z"'-i -~-~.z-rc'~=: eiz~=a~ :}- _~Eii'c r'_^}3"~-~m'~`-c'-i c r ~- al -h- i .~' _ _ _ _ _ _ P3aZ 1g 0~2~ t08 D:ae: F-~s`~' Ee-~er ,~--kd Eroz'_ goar~-f-t ~ c- Y re€e~:eL c,~=_~ ,....:, a:~ _ ,....:,_~-.~ _ r ~ c~ i - ~_ Rooftop mechanical equi_}~ment and utilitt- structures may exceed hei eht lianitations if the\- are enclosed. centrally Icxated on the rc~c~f al-!d not \-i=ible from adiacent strcets_ B. Front Setbacks 1. Milzimum Setback -for new deg>elopment shall Ue nine (9) feet from the required Boulevard Lalzdscape Easement; see section lAL0~0(~~, Uelo\v. 'lei,- develonn~cnt mall Lie detzl,ed d~ a "- ~r~it' t1\'C went !~_^ ~`r •TrC'c+cT _T~i~3~C ll'i i~~~C''r ~a cr = - ~_TC~iCr cl-t aI't=e llZ ~111Z '_"Ca re~t:i ~il'_ 7r ~':Tl L'ce L~~i mit .`r ar Cll~:E'C._-~ra1 .~Ci =7tC apL'T C%\-~al ~~ 1'.l-:;1: iY.~i\C (1?) mc~r.tlti~ 2. Corner Parcels - setback requirement applies to both frontages (e.g., comer parking lots -_-, "_Y not permitted); miumum frontage requirement recommended but not required. 3. - ._ ;-:-. -Special Architectural Features - subject to City review: entrance porticoes, canopies, al~d or other features may extend up to four (4) feet into the front setback area. C_ Minimum Side And Rear Setbacks Milumum Side Setback -for new development shall be: _ ~`nc-halt t 1 ~') the hel~~ht C i the i'.illd-lllJ, cr teIl (l0l teet. \,-hlche~"er is treater can lets 150 feet cr \,-Ider c b_ detenlzil~ed in coniunction \ti-ith the development rem-iei,- process on lots less than 150 feet in width. at ant- point bet~.•een the side prr~pert~ li~e~. ba_ced c?n the cetbacl~s and relati~~nships \, ith buildilss ern immediatelt- adiacent t~rorerties ~T3FFCQ'\1'~!E\T ~ _: _ fc+rdevelctipmentofnarro\~>an.3 When adjacent properties are jointly developed as they may occur u1 a shopping center the setbacks Uet\veen buildings may be reduced to zero wl-Len it promotes pedestrian access. 2_ Minimum Rear Setback -for ne\v 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 buildilzg with a minimum setback of 20 feet. 3. L'nil~liabitable building elements -such a< chirrulet-s and t~rcicctin= ea\ ~•~ mat' encroach ut~ to t]uee 1 ~i feet in to a required setback. Pale 22 0~~~ L.~~ ~. -tom-r 1~ - ~3 D_ Landscaping and Screening 1. Parkway Landscape Easement -All new development shall estaUlish an easement twenty six (26) feet iuz width along the Stevens Creek Boulevard frontage. '` _- -- r ~ =--= - - _ ~ __..~ - - _ - ~- - - -., - - - ~_.i ci t,z c.-cci ~cc~ca=~-a=. izc 6i Qi E'3 6~ 3 __. _ Elf' a Es3 cE~ c~~x3~t~E ~Ft :~cc _ a. Easement Impro~=ements -The easement shall consist of it - ._i~~ivc L'l.~ - :7 ,- __ -_ Lt:~! ii_~i -_ (ii) a =idewalk six (6) feet in ++-idth, ar_--. (iii) a Uack-of-i+~alk klantzng strip ten (1 _ _ _ - __" -_ - Plantin~ strip areas shall contain s-rass aI-. _-' ___,___>__ - __-___ 1'. ]ij1 i~lC Pl''~I Ci E'er -~T T1-:C NICE'`?vL~'~ L1c rl-'ES - U. Special Condition: View Corridors - Area(s) may Ue clear of Uoulevard street trees to allow for uiloUstructed views of Uuildilgs and/or sigilage_ This area shall iuzclude necessary curU cuts and driveways. It shall Ue a mi?imunt of sixty (60) feet Uetween trees alld a maximum of one third (1/3) the length of the parcel frontage, not to exceed one hw~dred twenty (120) feet between trees per opening. Parking area lot trees within the view corridor may also Ue cleared to allow for unoUstructed views of Uuild"wigs and sighs u1 this area. 2. Adjacent to Designated or Developed Residential Properties -attractive screen fencing or walls shall Ue provided along the = :~~ c - _ ~ aI property line- to screen Uuild"wigs, service areas, and parking areas; a minunum five (5) foot planting area shall Ue estaUlished withal and adjacent to the fence or wall with evergreen trees planted at a milZimum spacing of twenty five (25) feet on center. _~ _ - , 11~) fCCt ill ~cll iCr ~iidll fir L;cIl'.c. ;. ~~~~ 11 ._]: i-~iL3TEQ L=:-Z~h ~~iC L~c?.I-L~'~_ trips. -, -T a-}z ~dse~''ee €q-t~~~e3t~~~e}t~el~~~s-~-~}~'-e rec--3 - ~~ d3zlt~, ~,,-}} -- Q'~ i 3 t c_______~- _ }E1ca`cE~ ~i'E~~3Y-S`c ~'rC~_ ~3~t~ -_ _~ ~ _ __-. _ ~'_ ~-'._ _~ -- _.-. _'.~ _ ~____"-_ ~£T'?ca-tom E?x cuc}?3$c cif.-'i$1-:~'-3~=~. ~~__;_-. .-._ _:__ _.=--__' _----_ _- _. ~.. _- ~_ . __. ... ._. __. _.-- - - - r ~ - " 4. Screen Fences and Walls -not adjacent to streets and sidewalks shall Ue a minimum of six (6) feet in height and a maximum of eight (8) feet in height- Pale 25 0~ ~: E---g~ s ~1~nere a commercial and residential L~r~~peri~- share a comn~c•n prot,~ert~- line. the sound :-: all sei~aratu~~- tl,:e us~:s shill 1-~a~ c a rlinimun~ hei~-l-:t ~•t ~i~-hi ~ ~, _cEt. - 5. Plaint Materials -See "Site Improvements and Landscaping" section. E_ Buil3in~ Desisn 1. \ __ -~ :-.- in the Desi=Tn of Buildin Facades - shall ~ required so that rlocl: __ ___-- _.`s are ~-aried a~-Td at#ra~-ti~-e. Fuild3~_ r~irnzs shall Ue =uc1n that Uuildun-_~ adiacent io narccL~ zoned 7 _~_c;d~~ -: _ ~~e: shall le =ten~~ed - _ - _ - - ~: ~ =~1. - - ~tL =cam <<, :hat L~rit acs- maintainer:. -- -- - - - ---- 1=F. Signs -shall conform to City of Cupertino sign ordinance. Hot%rever, the following provisioins shall apply in the _ _ ~ .: _ - _ _ - - ~ 31 Plan Area to offset the reduction in visiUility associated with the 'parkway frontage improvements: Ma>:imum Building-Mouinted Sign Area - for commercial retail development shall Ue one and one half (1.5) square feet per one (1) liunear foot of tenant frontage. %.-~~ 3-~-~~~ ~ T? e si b e ~ _ ~i~~eT~ r~ -~~~~ ~ ~ ~~~ ms z ~ F, s = 6~ 6~~ 1=3~sE~'- ~~ - - ~~=~-d , -d~~ d = d -tee`- d E~e - -z 11- - - ~i'_' -ma --~ - ' ' ~ e er e e r . ~ c t F'e- ~l- 7~E T~ElEa J.- . =~ .-. _ `ll E-a"~~='__ J l~ ~ -] ~ l _ _r.~i ,1 _- ~- ' Ct ~ c ~ ~ i 2 ~~ ~ E ~~tL £ , 2~- E' E C r3C'^*~~~. .'--~ 'L-~~-E'3-~ .~_' ~"c - "~- `tai ~ -=i a " l " a r ' :ia3" - -- - t - - '1 ~ ' - E c : v . - C E f te ~C Eil ~ E c £ ~ ~ e - - a a i __ _ -~_ i__ ._J_J- 1 - -- _ - - o -- -~--- ----_ , r .~ ~ . ~ ._, F 1_^.. -.a ~ -. tiT -i'ar'~e SCE- -'n 'rl .. ~__il c~-~ ' .~ `E E . iT C 'qtr] T - _- a T - ~l--~F.L:.~~~-;-5^~] -t c "3-"~3~1 .a E^. ,-ii - ESi .7_._-..._ _'t-c !i-) 1~3'r3`_~~E_ _ e. '3~l z3-' ~i l raa'2 c~ C" "- ~_ 7_ 7 ~ t E E ~7 l ~ r t - C ~ 4 Er~ ~ .~ i _--' - e3 l Je~-Flay E'-= h~ i all i e--ie ~t~ .~ ~~~~ z-=.= l;~z-- -~31~r~_~d-~- _- -7~--~~2~ `E~ `mac cE~-"' 'Ez ~3'l~E~~`'E'i3 t~3' `lnE r a r'~ ~ 4 f 1 E?~?-iz'ic-i B ..'4-ec~~seiT~se s ~~---`Ea-~~ a~~H~ - '-= '~ '- ` ~ .--~ - -- ' ' ~~ e cer~r a ~~ ~e~ E~ ~ e~ E ~ ~ r~ic~c.••- - -' ~E3~3 _ 1 ~ -- - i d ~ ~ e 3 E x cB c ~C _ u f P --~- r -~ Page 26 0~ - ' - z=~ i~ 12 - 116 - - - _, - - ~E-~~-' ~~~-~~~-~~~#-~a} a~~zE~ ~~:ems-~-~ ~e E}FF-~E--~ r~i _^'^~E~3~-=t~iv~a~c'~-~le'~ -E1 ~31e~'~~a~E`c a3~-j=-=C e'i33e- ~= c~=F r }-.- `Eti i~'2e ~~~_.._~._~-}-~P~~~?z e€~~e ~e>i-e}C~-`.-.^_' -^ aFr e`F~=-'-z a- -_ _ - - - - - ,__ ~~_ '4 ~e~~-~` -- -~-_-_~~~ `~~~??3~=oei -a}}- ~a `eF C ` et ~?-=ee r ai--Y ^~--e ~ r t ~- ez .'~ r E3}cC C~ :El Eli _~~~~ ~'C ~+-E~~iaii~= 'l - t , is Zl' _Er=~ ~ 3 ?, tie ?' - ~~ }"' - ?'` - t ~+E r=t-- -~-^T'y=-'r--i` C-}x`t-- __=-7E'E` ~~i'~_~=~E '3e_ __ T"t' _"~a.. '_3l c-~-ceF cE'~~LC"L,x c~ i- `t i`c~- ,.~, 7 ^__t~ "3l'_._~`~E@-~ax}c332 ~-__zl ~- ^- iTai -~ccC-"~ awe ~earc~rc~-r 1. s F1-._,.,_c E+3~C ~'Ta~ ^ - ie ~c felt "'tc - - ati2 = c ~L~^--c^rcr a c c c ~ CCU ~' t~cce~ ~'?e 1"tC3c}-c lid" ~~_ s c^r ~?_s _ --. -] 1-. alF - _~ `E•c` -3`c~ 3 c-~ ~ ~~~C3~~ c z -C E t~C# cr e-_,} ,~l__.~=~r~-~e-'-~~e- -t~l ~ `cam- -e-- e~ ~ ~}a~ ~E, a ~a?i-~:ta-iZ ~-xE~f~~-?3Eir,~ `-c~-~c-rrr=~-e , ^_- ~ _`L=t.. ^ ^ ~~~5 =ccr'~-Fc' - ' 'ell 35 c'' E' - - ~ c ~ ai= ~ '_ c c c - -- l C c;=' f '_' k EY-~ -lc-=~i~- -t Pi E~c c}-- `cTC}~3-e - ~ E~'f~~Tl -C c!-~~r~--.t' =~ r-.,~ l_,..._1.~ }=-iz-` l- - ,=-~e "3 `eel r r - -~E~ l-E*~ ~ E -~ ~- l 3 .~ _a ??'2ac ..:.~' : E=i=c Ci--i~a_l.-~=~?~C~-ia`-r?="c3: ~-aE3-i-,~.r_= `.. ~ _ - _ . ~ _ ~ . ~~-Snr~C--' v~EitS l\~=-,=~3~~-~e~=e~ l..a~} ~"~=~ ~~e Eu_; rt.-.~ ~~-- i ~e -e9Q=-E-' ~'--1~- --~- L-.==. ~- E~ e~3=~E iTtc` :l r : _•E e =E c c: tai : ~ l~E l,~-~"'- ~r1--- -a_- T--^.~---t t-- '--C~~ , l} ^e' cE__E lfr C -} al} E'=~ ~ l}-~ -a P=~~-^lF 'F ~.. x~~~.c 1G1 `eEE ~v-TZ 3v3 ~"t 'lc ` QUie e E'-~ ~ tElc ~l l r.~ i=z-xia=~i~c-E~ =~ E " e1E~~l E i c `c=~-~-3 } } ~ e '~ eii•~ Z a _ 3 _ E,~ ,... - "- -e r - cc 3- c ~~_~' a--c-r~z - ^~t'a-- _ `IEI E~' '?'e3 ~~" ` 2 E c}'Z '2~t `i x~E~t ^r~~=~~_1_t_~=i-~~__- - - 'iif' t ~ 3iE13'`E'c `'.3'a} cl'~ `2 ___ _e1- } T a-~s_ x ~E-~'- ~ :}~~E~'<-e---~e?~~s T-e ea-e~E~` -}~-}l eE~~-~~ _ Page 27 0~ D--te: '~ o~. ~ - ~ ,, ~ 1 ~_ t1'-. 11 i-._17 1 i1 ih_ 1, 1].-. !. _ ._ ~ _~`ci_ ~c`ci c-e . ~~t C'z _ ..: ~x :~e~c+c3=C 3 ,ice` ., .~ _?a :i'~~a`33 =Crac~c~rc 1.-.-- l !, 1..'1..7 [.-. .> ~- ~ r C aae» Q:~ e~i-Qae~ x~-c-e_x~zxcQ ecTC~ :3"'la~l~ c~T`c~¢3~t e'@r j ~3~g"~t~ -~~'•<'~~~~ _ _ _~ _ - -L` :O a i i _. a . - '_ __ ~ - 'L+ ' i_ i i r a - ~ - - a - - - - - _ _ E?%e f-~) ~"l~~~E~ei-cz~~'s" _x.E~'Fcz~e'3e=~".~Z-E3?~z'~"lc E'-~-3~e_.--:e~}~-x2 T.4 ~~~ ~c-a ,~. - _ - i Z~kc'e~l'~i~El?~'Lr ci3~}E•~r-rl~~::-- - -. _ T a . ~ ~ i -1-- -~ _~ _ -.--~- - __ ~ r" ~ n a - - - -- - o ~_rca:3'j.,a c~ c=3zc~C :4-3i-_ ~slr~C~ri~'t~t~i-r~`c~~c~3t~~c~L~tz~TS4=: `ar-~ -i .n ~ a ~-. - a,., a....-. ...-. r?~3c~ff c~_l a~3~2 E?~ `F4'i-~r'3iF=~+~~££'.i3~{ ~ c. i `~=e4~ -.-._~~ - ~ _ _ ~`~~"-_ _ - _- _ _ _ _ i-_ .--. i '~ i. i 1 i s '~ " n ~ s.. _-.r ....... -.-. ~'c' ci c 'rc c3~- ~~lQ~ 1,., ~Ze i~ ~ 'Z4 El _">•<_ -''.~2ii' __•} E~~ c` -E) ~ is ii. - - c ~ - r ~"~?.E r3 ~e_3~Eil ~}~} ci2~ ~t~i}~'~3t`?='c.3~ ~E c-E~~~ i.3E3-?c=~ 3~ iE'c_`c E':l Esc ~~~~--~~3=r -i. _ll h _1,. ~ 1~.~ i. ._'t `_ ----~--- - r_ ~.i, .ter - _n -. _~ -' ~ `"_.~ - - ~__.a v l 1 - L i . l _ ~ - - - - - - ~ -- ---- - r- .. - - - c+ _ _ _ - o - -' ~-3-~~~z-j-~"~ 3£~{-~~"1E`~ e~`~" pct d c E E!~~-` - 3 c~ -ci=3' Ei c~E? " e€`c ~ ~ Yc E u3 c~ ~ ~.. ~ ~_L:r' 1,_=-~- .-. a i.-.~ - -..tea-: "".'.l 3~~2~-`~'E~ X31 t~-'~ ~2 c~`'.3"2 ~•-•~_i'Cj t~ i' 3 _ ~~ 1 i x ~ 7 :i _ i -__~a ..a - Paje 28 o~f2=iT~ ~ - \o: ,_ ~_~~ e~~~ ~.~'u~~ ~.e,.' _~~s~~~~e sC~Ce~E~ C-,~ a~~ ~~~es ~-3~~~-fie 3d~.,-T=z-a`rc-e~ ..__t..: s-~_,~___~t~- :_, it.. .. L..-z~c.'"~z-r. - -' -- - ~~ - - - o }~~ai ~ ti~c`e~3~~ees-`e ~Z-3~re~-e~'33e~=~ ~zl~ ~a~t~ ea~i2 ~'-~csr _~ - -- - -'-a - c+ - - _ - _ _ _ ~E?3 t`c@ae5 3~£' i;-~Ti2s33-c-crc3t'~i~r ~~T3~_~ - _ ~~--rti-s-e Esc. c _ ~ ~-is-~s3 : ~ _ _ .... `r3i Vie''-cr-<r3ir3e"~~t+~}v-v-er~ ~3cst,.; '~ ~a:~B i i . :c~ElS~s.sc-~=-~ ~ _ ,~3i-~.~ ~ ~ :.~a-c.~~3r~4 Pale 30 0,€2=~-rz~ - - _.-~_ Single-Family Residential Development Standards 1.'~~=A10 Description Standards promote retention and development viability of single-family residential sized lots i1 the traizsition area between Stevens Creek Boulevard fronting development and single-family neighborhoods in the vici2ity of Tantau, Judy, Bret and Stern Avenues. Standards apply to existing lots "10,000 square feet or less u1 area and 225 feet or more i1 distance from Stevens Creek Boulevard. l.=>~ -.20 Land Use A_ Permitted Uses 1. Single-Family Residential- at a density range of 1-5 units per acre. 2. Other permitted uses iz the R-1 single-family residential zoning district. B_ Accessory Uses 1. Customary Home Occupations -subject to City review. 2. Accessory Uses and Buildings -customarily appurtenant to a permitted use. C_ Conditional Uses 1. Conditional uses as allowed in the R-1 single-family residential zoning district. 1.~~?.30 Building Height aild Setbacks 1. Buildilg heights and setbacks are as allowed ui the R-1 single-family residential zonilg district. 1.'-`~+_,?.40 Other Site De~relopnzent Regulations L Other site development regulations applicable iz the R-1 single-family residential zoning district shall apply to lots affected by these single-family residential development standards as shown in the figure. Pale 31 o~z==tz~r Exception Process for Development Standards Tit order to provide design flexiUility iz situations when small lot size, unusually shaped parcels, or iu~ique surrounding land uses make it difficult to adhere to the development standards aild where all efforts to meet the standards have Ueen exhausted, an applicant for development may file ail exception request to seek approval to deviate from the standards_ The possiUility of lot coizsolidation, if an exception is needed for a suUstandard parcel, shall Ue evaluated. The exception process shall not Ue used to increase laird use i~tensit}> or change permitted land uses. A. ~z exception for development standards can Ue approved if the final approval authority for a project makes all of the following findings: 1. The proposed development is otherwise consistent with the City's General Plan and with the goals of this _ _ ~:= ~ ~ _ . _ - _: _i plait and meets one or more of the criteria descriUed aUove. 2. The proposed development ~ti>ill not Ue injurious to property or impro~>ements in the area nor Ue detrimental to the puUlic health and safety. 3. The proposed development will not create a hazardous condition for pedestrian or vehicular traffic. 4. T1-te proposed development has legal access to puUlic streets aimed puUlic services are availaUle to sere>e the development. 5. The proposed deg>elopment requires an exception which iulvolves the least modification of, or deviation from, the development regulatioizs prescriUed iz this chapter necessary to accomplish a reasonaUle use of the parcel. B. Ail application for exception must Ue suUmitted on a form as prescriUed Uy the Director of Commuizity Development. The application shall Ue accompanied Uy a fee prescriUed Uy City Council resolution, no part of which shall Ue refuizdaUle, to the applicant. Upon receipt of an application for an exception, the Director shall issue a I\TOtice of PuUlic Hearing Uefore the P1aiuli~g Commission for an exception Lander this chapter in the same maiuzer as provided i1 section 19.120.060 (relatilg to zoiziZg changes). After a puUlic hearilg, and consideration of the application u1 conjunction with the mandatory findings contained iz suUsection A aUove, the Plaiulizg Conunission shall approve, conditionally appro~Je or deny the application for an exception. The decision of the Plazuiilg Commission may Ue appealed to the City CoLUZCil as pro~rided iu~ Section 19.136.060. C. Ain exception which has not Ueen used ~~>itlun tcvo years following the effective date thereof, shall Uecome null and void and of no effect ,,,-Cress a shorter time period shall specifically Ue prescriUed Uy the conditions of such permit or variance. Ail exception permit shall Ue deemed to hay>e Ueen used in the event of the erection of a structure or structures when sufficient Uuilduzg activity has occurred and continues to occur iz a diligent maiu~er. Page 32 of ~ =' Design Guidelines ~~e~_.._ ~. _E},a ~-Fie-~~e ~-e e~ ~~~~~~~~~ 2.01.010 Description The Desigln Guidelines promote Uuildings that assume some of the communication fulnctiolns of si hs ~ ~-er~ #~~=e~ ~z-e-a'1 ` ~riZ a}n ~ a - E ^ - i ~-'=-- - -l- 'd g . ~, r : ~ ~ r3 nee = ~ ~; C ~ -- _: - -1, _ : < --- ;---~ a 7~---- }tC-- --- - ~ - ~ ~ h ~ - .__ _ ._ . - e ~ a a~e r e ~c, ' r E'rr - - - -- -- - - -ra ~ -re' ti -~• -: -e .E, ^ '-' e ~ = _ ' "' ~ _ r } r 1 ere t~ to er- e ` ~ - 1 "1-__.1 -1 :.". - - __ _ x^ll_ a7- - '-}.~-~ }Ec3~ t'}le -1~~ 1='~ijs~}3't~ -t }`s ~ - at =' -- rr e __ .1. ~-. ,u., Ti ".-~ "l-a2F~e~ ~ ~~'l -lfl~a _ -_ _ ~^ C- "' ~ ~ ~ ~a ~ ' -~ - - - Q 1 ___ _ _ ~ _, _ e E{C C~I e ~~C E - _ 1. - - _ _ e ~ C7< ~ ~~~ ~ _ _ _ _ _ z_ 7 ~ } ^ -- 7- ~"' - - ' 2 C 2 t Tz k S E ~ ~S~ E _~~~ ~n 1 ~~ 2 3' T= it-2'C -'Z xt'~i'z•t-~Z C~ . A. Building Increment -Long facades should Ue divided 'unto shorter segments or modules- '' ' -_ _ _ - - ~ _- - _ - _ _ : _ _ - - - - ~ - - ~ _ .-. ~.- - -._ _ _ . . _ :- _ , a11d should Ue separated Uy n~aic~ chainges iIn the Uuildung mass or facade treatment, such as a projected entrance or wilndoiti~ volume(s), notch, roof form, or other architectural feature. hn come ca~~ ~he~e n~c~dulc~ n~a\- he _ ~L~a--'c-t= _A A c ___ _ .i~C c~ _.'r _ S --: i]7'.-i c11"131 n- ,. -~ t_i]-`- 1~- ~ i fir. ° '1"- " B. Special Architectural Features -should accent Uuilduigs at the main Uuilding entrance, adjacent to entrance drives, alld/or at Uuildung comers. ca:ures il':_ r' :~\-c' i7n_!- _= CI ~~ ~L~h = ~C- - _~~-;. - ='"u 'C~`:1 ral tS1S7n ~'~-lti1 =ut•~taIltla~`i1 t'ti. t11 =-ild ~ctnll, tad\~ ~'~'1:~. ~ ___~~i~ - i=~i!\-•~ ~. ~1 rl~ner~ ~ntr\- porches- ctc"- are rec~~mmended- - G Building Clusters - Buildines should relate to one another to -hape omen ~l'~aLC In L~Ct11-c-en, aG L ConnnlUln can cane L~ll~e~. C}1 a11_C~ lIn L-.ulldlnJ tl~rm hcluld Ue u_.ed to or_anize and accent ~r~ace. b~- creating a~.ial relat~cn~hi7_~~ h c'T', "c'~1n t't111 i'11I1=- J~_+'Tilil= ~L ~~;~~ ~L`-.iI '~~ ^~-3 LC^ E-- ~U. Facade Composition - Every Uuildiing and/or ilndividual tenant space should have a Uase; a clear pattern of openings and surface features; a promilnent main entrannce; and ain attractive, visually ilnteresting roofline. Tlne Uuilding should con~Tey quality materials. i >~_.:,~:_` ~_ - ~,-~,- - 1 - --nF le a=a==~nl i-1n=e1 e-;-n` El - he - 71 -s --r, al-.. 1^~:1 G' ` ` ci cl e~ tl e ';•tl is c~ 4" -te re c c3 ce e -~ ~r4 -7 ~ r t.. ' ^ 11T c 7 c '" `~ ' f 2` xf t ~ e iai-1~~~~z`s C n t i~l 3• ~~n~ `~E T~-~c --~' E c3 `c'c: t, _it~~ ~-~17i1 t~}zn~ r3f.:GE- Page 33 0~ " ' "' r-~2~ '-1~~#er~e•€~=: r=:~' ~~-`=r~~€aee~e-~r2- ~1~~jt~-ti -- -r a}} ~:,,-.~._- t,..n.~_~ _,,_.-- _a ~ _ -i.. , ~- Qa ` a_ Q ~ o: ~~ d Ire 1~a ed e~ a ~~+ e`}e r~C~i~~d #~e~ tk.~ k ~au-.~ - -._-n-~._,sr~~ 7_,~==paC~t=, ~eatt~e- ~a~ed F'~z ~Eh~ -~Ewda~e = 7.. ~aQ 7'e caix'cc - - __^~6' ~}e-- i '~}7 a~t•3- `C7 3'e }'t Ti'e ~}~~7", ~~-~e•~e~~=~ s---gees artd a~•p-}ied te~it~e ert~ rCar a}ei-at~ert~ ~c •'-~e -~-:~. - - ~ - F•es'E 9~-za~-ce t' _ •razzaa a ~1. ~`•_ac+c+rrai2_ _1?t~~}~-~E _arrle-cL~~.L:_~~ _-ha€c '. C? =t 2c'~'cir.~E}Fi-air'. ~•}~}E~3=ce'~ `ex cz2 c5 ~e-~eiti 3'"tE,~ tom- t ETC i' ''.~33~ C ~t'3't "ie ~3'ka} ~E. Windows - are an inportailt element of facade composition and aiz indicator of over all Uuilduzg quality: 1 ,.. . --. - ~ _ --. -, ~ ,-_-. ~~ _ Windo~~r Openings - should generally Ue ~-ertical or square u1 shape. Horizontally-oriented openings generally make Uuildings appear squat and massive. =- Window Inset -Glass should Ue inset a miuumLUn of 3" from the window frame or from the exterior wall surface to add relief to Uuildizg surfaces; this is especially important for stucco Uuilduzgs_ F. -l=Roofs - - = n - - _ - -- r ~- -- 1-T.~c~ofs}E,€E'G_L.}l El1~}a I-ze 1•~$:~f 2i~ ~'.~~c'~ai-T~. ~ 7J .~.-. G,- cl-..,..7,-7 >__ ici •7 -~c-.c `5 ..• s .• •x"3"t'.~}3~! E,€ -OC E'i tl'EL1="ki}7t~i~Z` 4"E~3"k ts3 ~2 ~ 1 V Lt~~eC ~2 ~>~[Sa~e- ..1 . Roof Overhangs - are strongly recoiYUnended. O~rerhangs should Ue a minimum of three (3) feet, ~~rith additional articulation i1 the form of support struts, gutter facia, aild/or exposed Ueams/ rafter ends. - _ r - - - - - -' _ - ' Page 34 ofi~~za ~ ~i~~s ~~-=~~~~~eT~-~~E~73` ~-C ^ Ott,'' _ -F r ~k- ~E3 7 --=7~~a --~E~ -~1 e~ --~~:r ~~ - ~t~- i-e+a"T- ~~ »~~-e-~~~ 7 e ~ ~ ~ -- `- - - a ~ ;:~C a~ e c;~- awe a~ ~ e~~ 4 -~4 -F~^^ - ~ Y,r,~i l -'-c 3" a ~ 't' t~E -zi~` £'E F 3 -L- ,t rt .~-:.~-._,_ ~ : c '";''e ~_-'' tl -~~i~~' "let ~ ~v- cr 23 c3"e ' - ~ 7~ ' T re 1. ~ ~ ~ 2 e a E ~ ~ v .. S 3 z~, 3 P~ c c----T t, ,4 :s7~ -3a .~i~s- a_. _7-: ~E~E~t~3 ~ c~e i`'f' er $- -i 3 at't G "1 s ~ "' a z--3a==cci-}cv 7 e : a _. ~-e "~ 2~ `t ` - ~ ~ ctt ~ ~~ E'~-Ei _ • = : ` e P~ - l ~ -' ~-' -" ' ~ " .+. 'z k-a crr<+- - 7 "- r x a c c r ~ E ~ >-c Z c E t ' c~ T_ _ __~~^..__ i , F ^ 'c ~l ' ~ - -~" 7' ~Q~~ ~ ' ~ce~-~ El~~"2=- 'E~ E~- ~ 3cE a xe E l e ~Ej i<3=3 'e ~~-~ k- `~^ =t"' Cr .SS a xS-}x ~ ~ } '1 _ ~- "' _ " - ~ c t .a e 312 - ~ 1s E E it E € c ~ C' c ~ _. "i 4- l_-- _~ -3 1 - {~ „1" ~ LT ~" ~ -- _ - ' 3}ec ~~--3 r~-t""~-'z ~ ~ a~ea: ~i~3r`e~3E~' l t?~ ~'t£' 3~ci ''P 3~ ' 7 e ~C~CIi 2 tl T` ~ c ~ Y l C O c ~ ~ 1 C c~ t fl tr 13 2 .~ ~- 2 -^ -: ~. > ~ ~. ~eE~`i _ ~- Y •- -3'- ~' a ~- ' ' ~ ~ ~ 7 a ~~ k t a t~z £ 3t t~ ~ xc, c~=~ s '~ ~~"~==-=~~ =~e rEt~ 3c~t.. ~k `__'. -~c~ c tT~t}~~e-a 3~~ --ee--~•- a~~' -yi E+ i - - -2 3• --~ ` = c r aeee-~~E, ~ "~ ".-- "' a~ :s=-~+e~ r ~ ~ ~ E C t- TE t 13 v 1 <! C rt !. '~ ~'v13~~~: "3 '. -ill 2~--=2l l 2~ ~ a ' "~ ` - ` ~ ` s t c r-~ E3£ i ti l r ~~c e ..-. ~i ~_ _ _ _- 7, E~+ c ~7" .=._• - -~- ~ 1 '~"~`2 - ~~E~-~3~E~ ~~ _ c - 7 ~=s "~ ~ !c ~, z e c . t-' c c ~ t~ }e .-..a ,- 7, ~ a_-l.~ -a - ^ a ~F ~ iLt -E c~~ - i ~ '- fi = - ~ c4~ ~ - ^ } Z z cti 'E'4~n<~~~-~-~e ^ ~ ~e~ '!'1=''t~~Z t e-~ Z c3 - i -t r-r-C sl c ' ' ~ Y. ~ iTE-~ 8c a e: ~E a ~ c e/ `-~--~~ E c `-eEt ~_ - ~ ~-~- 3 Ef-'E=-~--~~E ~ ~E`~ Eel `F a ~- a ~ - -l ~ - ~ -~ 'F ~ E ~ e e -l e F-ce~ ~ '' -7- e---. ~ ~ - e 'e+e ~e~~aa~~tk' :E? • - ~ ~ s~ , i r E E e ~ ~ i-,.asi-jam-- ,-.c EZ -,ii, cte -3 E2 -i E!x~~ ~~2 -k-E ~ y -E E4 '~- F~..'iPF"k"_~.~1 C~ -1„ C.~ -}-a C„- ' s Y 2 _ _t c"~ -E ~E, cEi3=l~ z3~ 1--'t 1'~ r e; . 3e: tee--` ~ ~-, - ~ t--' .:r ~_. u-_,-~ _ ~ z C~~,. _~.___~-~ - ~-<<= T~7 ~- ,_, ,4t , `~ - ~7 -7- ' ~ ~ ~ r~.~--E. -. ~7 ~^,_3 ' - r e e iek .l Ems'' '_'"iC _ ___ ~ }l '~' 1_' i' ' t~~ e tt,~~ ~E~-~e~ ~-tre "ter ~ ' x` .~ E t .S 3~31C x-i iz-t?il ' i cc ~' ~ -nT ` ti c _x _ t c O rE i -c - - - . _ - 7 _. ] _ _7 ~ _ - _ .._ . . _ _ ii Z ~ ` ~. _ 7~ .-. - - -1 - .~ a _ - r-~~ l C - - - i _ ~ C ~ E ~ ~ E Y Y ~ .~ [ c l ~ e ~ 2 E EiLT'["L'C Y'c~'CCT~ '-~Z~ l El1 Pi = ~ ~f " t ~ '7 - r ~ x C c e ~= 3 ~zrr 7_ C:}~, ..e~~^ ^_ ~: a~--~ - " 7 e ~3- i ~ ~ 7 ~ ~ ~ ~ ' ~ 0 E - e~ t r a e- E _~- ~ ~~ c ~t , - t~~--~~ - -~~ e -- ~ a ~ `' - -- ~ € - ~ ~ ~ ~e ~ ~ ~t E~ ~~~t-~-~ =~~~P~'Z i12P33 E~`E'iErT '? 3~l-i°~~ ~3 a '3 ~t~~Tt~ t 3" 3"t"~ •-t ~ ' ' } - a ~ x c 3l E F t F f'~al t~ E~ k' - ~ i Pi E~ i - 7 }7 c '3 Eit 'T ~ ~ c .~r~ Pale 35 oft~~ Dom- ~ -i r }et'~E ~3z'~ ~>>-at-~- -• - ...~~ _L .,..1 a ~.-.x 1_.. _ _ a G. Common Open Space - Deyelopn~ents i~-ith a residential component should contain both landscaU~ed / Barden areas and hardscape areas that encousaee social u~teraction_ 1. Common Landccaned Space - ~ landsca=,ed are,~n and.'c2r QardPn cr,ac-~ should compri_~ bet~,-een seyenri- per cent (~O`.'~) and ei_hri~ per cent (~O"~,) of the common outdoor space. The location should be in a courtyard. sides ti ard, rear yard, or c~lnzn~cln =reen for lamer dew elopmentc_ Space should be rectilinear ~-: ith no side less than fifteen (1=) ieet_ Space should be seyenri° fig-e percent (7~°-~.) enclosed by buildings, loti~~ ~+alls. lo~a- fences, clr linear landscaping (e.~.. hedr~es ar ro~+ s of trc--es i and not be bordered by surface rarkins areas on more than one amide. Common Hardscape Space - Betz~een tt,enty per cent i20"~.) and thirri per cent (30°~) of common outdoor space should t+e in the €clrm cif ur2it- payed or ~rayel areas. comn-2on roof deck space, ar an~~ combi~lation of the tti~-o. Hard_ccape space shall be connected directly to the rewired ]a_rzdsca>=+ed space b~- stairs, zti allcc, aizd ~`or ramt~s if nzccscar~-. ~-~lgh~=~~g~~d-~~ teed tt~ e~Q1ta~-Ee is v a~-cd~~}d~~~- S~-}~e-~ ~~s~s~-~E ~=~-~ .~ - L ~~ _-..~ -~$3c7c23t i ~_3`ch-~}~}"tt3~'k~ "2...i~L~ ai~ 1=~E!~~a=r~~ ~E}Z c ~~ ~E c.ex a c~ ~ .~ Ez~ 3~}~=: €-}ate-d'-3-t ~ ~~i~a--•=i -- ` 'ti- i - t~i l ~ s -=d }-` - ~d '= ~ a E E r rQ e p ~ , ^~ €a ~a~ D E er1~Ee are ~~~,~_ _ ,},-~ ~_- -t } - ~ ' -~ - -i-'~- `}- -~ -~~ l d ~ ~~ e ~ z at7 ., ~ rEes~ E,~ to e ~ mt, e . a~t _E,._ _~ ~~,~_ rei^ - 'e } h '§d ~ - d d ' `, ~ e a e. r2 esee ~~ ~e ~3- z._ -] ~__ - _ __ a~~.L - 1,--, ~ _ __ ; ' ~ ~ ' `~- a } ~ -} ` - ' g _ ~ V E T 5 CI E .r EI ZS E c3 e ~rr, EE~ »>~-~ ~~.=..~ ~r~~ r~ 1-a l-c aid l s- = oz =-- - ~ ~i- ~ - d; ` t== p ~ ~~e ~ e . F t Z~t ~~a: ~ Fr ~ _ 1.-._~ _,~ aLA_ , a ,.. d 3 e •E=~ t d -i r - Bal- t ~~ 3 r, E re £~ ~ , s a ' t t+ ~z£.~~ ~o _ .mil-tiho~o_ ls~-. ~ - t - ° : .•i ~ ' ` ' s" ' t F 1~ e ai e ~E- a~~ E ,F~ e P ~ ~£ t 1~ e~ 3o s~ ~ '~2-~-i ~T -~ i-n s~¢~2 i ~i3 ~~ ~, ~ ~ i t ~ ~ ~ ' - ~ i ' ' '~ ? ` ' ~ ~ r, - _ t E ~ E 3l o E ~ z E tiY3 ~ ~?C c - A~ 3 . ` Z ~iit-~l} . c...' C E E ~-izfE ` z~ a-F2-cE~~ -' ~ - ~~} E '~ ~ ~ ~' "~'-z } ~=~ 'r ~ c-' ' . `~ _ -'' • ~ ' ~ c z ~ t c c 3 er 3 3 ~~E~t 2 E3 E E E c ` ~ 2 i E~3~Z i1 3 12 ~ -A233'EE'--~h a}l ~>E L-}-g~ } ~ ' ~ ' i _c= 1g_ 1 __ _ ' }. ` - ~ - ~ E31i E 8 e E E ~ ~ = ~ j 3 t ~ ~ ~ i?,~. ~:_. 1~~~ :.a.__._, 17~ 3'l l ,th "' ' ^~ 1 } t ~ " i i ^ E E E r a3-e s a Ee 3 = 2 E)~E e c~ 83 ci a - - E'-~}- ~ 3 ~ ' ' = te ~ ~ .~_c rz ~c~ z~c= ~~ : .e 33~znc 143.. 2 a ~ ~z~~F ::~s- r.- ~cE zE c-~-ct _ _~.,- . r al-s~~da~-E?t t e a i } : - if ~ d t ~ ~ r E ~ e e .-a 2 t~ a ~ S 2~ a o ~t-er.= i-rT Page 36 0~ ~'_--~ 2 -~+z~ -- - - Vii`. ~-c_'- - ' - 'ti a .,7 -r-srna-zc.-T- _ _ ~~r- icaz--az-c~5-~ E~3 3•- '~3~1 '31__. _"~t~~33it~ i"~8'v-~- Y=317~~4 ~~-- }zt_~_ ,-___2 c'] C, .. . --z-=< a ~ mot- ~,~E ~~~e-- az-z~ ~'r~i2--~t~~~~'e H. ~,, '- -- - - - - -- ~€~Ee ~sG-e~epTZ,e~~~~~~~?~s -~ ~ -, n rte,,.- ~ ..-. ,_.:.. _, - , al i, - ,, -S ~' ~~ 1 y - - - j t r E'+~- ~C ~,~ S~ C ~ , Cl G G ~~ ]C 2 ~ ~~~e ~ J ~ 4,. 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"-mi=l 't-r-L____ =~--.L.~:_. ~~1 .zt_-11 '~~~C- ~l_c __lc~ )-_ -c' c`c}2'~2cc c`a) -t'~i c ~F3'"'EEi Y'E)^~ .LE -._3=~ t'~}l E'er ~ - ~ t'_"~i-t- £l F3C@ rt`rTaY~-- ~~-~-az~a~-3~~---n-~---~-=-='-ETA}~ ti-, -• _ •~Z~ ~--_-~--E~ _"cC --~~ - lE,--`e '~ -~ tl', _~ 'y )c' -^~ '---~,E ~t~E'i'- ~E- - E~ l - C E' ti-tcE ~ ~ ~ l z4-z-zvc.rr~ _b~fiT-,_ r _ _.)_ __.3 tl-, F-..-i'3 - 'c~i'2c ~~3} ct~3'),z`l~ ) t ~.3c~' t32 ~= , - - - ~c ~ ~c at1 ~~- c'k~ ~')t' ~Ti-tE E~ r tit Cc~~z c~_~-3 _ _ _ ~ r _ - _ _ __ _ ~ o _ ` ~r~}3i~F ~~3iE~Y-3~5 ~E,F „c3~E' T~~~,- c_-_^s, `cam ^c T -i c-c=~3~ ~.. -t:t~iE 3Z -~ ~___ a.-. is __~ - Site Iinproveinents And Landscaping Guidelines 2.01.040 Description Pale 41 0 ~ , T2- ~3 T' ~ic '~. - -- - ~ -( .1 12 - 132 f=:i-~~--7 "': ~l-. s-- -a lEa=r`cT1lr'-~_~~} ~ r~€f~ 3~~~TQS-~'lc~ 3-cA ca1-lc~ t1 _ ~xr-r-rt--z-~ f . ~ 3 ~x~~czl-'cc`s - '~ _ _ _ _ 7 _ a.L -_ _ .-__ _ ~ _ .~~~ _ _ r . ~'.~s`~aZ ts., E'^"~~~~_'~E}~ tc'-` E~~~ "e~~iE~'~~ lu_~- E~zi -E~ z E zs2-°-z-ct' rTii~tP r~.'~a-4_E' ` '~tt~`t3} `EiZct ~r - t=~ ~E~ ~I' '~C"~`~ S -~ ~ Ems- r ^iT~- r?~P^--~ rD=tc a ~cr~ $ 3t23" Z~ awe x6rza~c ~Ei~ t xzt z ~ .iGE ~ -.^2~F-~'~A=ce~i=z'3'Ei c-_~ ciF-~ia.E-~-t< ~ ~'~E t'1 'E cC,- '-«~` l~-E_' 3~-l E~~"E?~ ~E1Zk i 3~c)}- s' L4 3~} ~ ~ ~ c ~' "'Y=, ~~'-t--i-~-~-~ ~1't~od - --ee- awe a~ -E~-=-'e =-}=~-i~'E--t`<-1 1"a ~ ~ e - t r~- ~-~~- _-~ -tl ~ '~e ~--c~-`-- G~ 1--~-~ dom. ~ a-3d r a" ~d a '-~,,_ z lrt - - _ _ ._ ~it~--=----^s~[~=.. __ ~ _ ~ ~~ ~~"i [Z~ - `t'~ ~C~C~ t Ct '~3 - C ~ .~CCti to Eer~ Et 'l- - - ,r - -T-r- C.~cfc G ~~CT .~~.~'''TZCT __~.. (-H-~i~--. •..:_~-- 1-• -. E~ t ~ 'sF~+~i~ E2~ cP3 E~'E 1= ~E~c ~E ti 3~~ _.'"~£~-rte? c '~~--~i=~ - -,3 ~}9E1" '~4-s l~eli~~~'~E cE3 ec - c~2 cE ~t--ir-r''i3-~-cc -~-r c-, t~l~~~L-'~~c3 ~~ ~ :. c-ac~ 1?} E~ c}' _ - ~ ~ ~. -l 3 ti- ~~c r r 'E r ~ : ~ ~:B. Plant Materials And Landscape Treatments -Used on properties adjacent to the right-of-way should reflect the following guideliles: 1. Plant Materials Along Stevens Creek Boulevard - should create an attractive and harmonious character, in keeping with the orchard/grove streetscape theme. a. Trees with open hranching structures - should Ue used. Deciduous trees are recommended. U. Planting/landscaped areas - should have a simple palette of plant species. c. Complex plailtiZg schemes -should not Ue used ii front yard areas_ 2. Plant Materials u1 Other Locations - should Ue selected aizd placed to reflect Uoth ornamental and fuizctional characteristics_ Page 43 ofi ~ a3s -~ ,tom ~ c - Deciduous trees - should be the predomiuzant large plant material used. They should be located adjacent to buildings aazd ~~>ithin parking areas to provide shade iu1 summer and allow suit iz winter. Species should Ue selected to provide fall color, and to minimize litter and other maintenance problems. b. Evergreen shrubs and trees -should be used as a screening device along rear property lines (not directly adjacent to residences), arowld mechanical appurtenances, and to obscure grillwork aizd fencing associated ~~=ith subsurface parking garages. Flowering shrubs and trees -should be used where they can be most appreciated, adjacent to walks aizd recreational areas, or as a frame for building entrances, stairs, aizd walks. z=, l.i .a t,.-._.----- - -i1-- -- •a' - ~ar - e - '- - d d t e '-~ ' s ht o e ar eeF~~ ~ e ~ e e z L, ~ 'e~l l~e ~ ~ t a =a~ - -- 1 ~ ir d~ z ~- e~ z ar ~. =P aTe _- ~_ -€ ~_ - ~ j e~t ra= ,ee;- ~-sex 3. Fotuztairis - are reconunended ii hardscape open spaces to provide coolilg in hot ~~=eather. T11e desibz and materials should be related to the prilcipal builduzg(s) and/or on-site furnishings. 4. Surface Parking Lots - utilize a sib zificaizt amount of site area and should be desibled as an integral feature of the overall site development plail_ s=Spa e_ do==-.~ .r, elemer:~ _ raed-c a~ ~e-lli_ e. , 2F1~-tEt,, r ~ a11=~, ~a~-Uar_ , a~~ h e ~ ~ e~-Lr'~ E3 ~3?~ 1=+°-~z~ E~ ~- 3 t~ E~~ t t1 e'~h ~' c e ~ t e=~-~E a x ~~ ~£~e-c.r~-E'+c=-z~~c "7••~t""c` 5 ic'•t.-] 1-.c c"'ic~c2it~Z c~e`3~Z c~l~v~ ~3~c `~~'a~ S -3~h ~~le rTa'l c=F az ~',~~~~ ~{_'rci?~ E?'~~kei =3ie zE'--~`-a'r~ Via- Parking Lots - _ - ~_ - -_ _ -. _ ~- - - - _ _ - o _- - _ - _ - _ - -_~ :-___- - _ --~_.L,Es3-~~ery~The ~'iez,- EF~~~de~ ~ exen~.~>t~ ~~x-c%riria-cc t _~ - __ _ __ _ __ . _ _ _ _ . ~_:. _ _ _ _ _ :~ be consistent «-ith the standards c~utli~ed - =i . "Orchard ParkiuZg" - should be employed i1 all surface lots. The "orchard" tree placement provides better shade on the passenger compartment and more even shade and vegetation throughout the par i1g area. _ _-- --___t_____d ~ ~ ._s ~... _.... _.. _ e s<-_-: -. _-; ;--, i rees shall be planted toward the rear^of parking stalls to create a grid rather than rows. Such trees shall be protected by curbing or bollards as appropriate. ~ ~~ ~ - •~ _ _ _ _ nt~2~:E~~:e=r'_!t7r~ 3''cj t;~3-~c~~=-~~r=~~c~:Znl~' ~~E,l~-ti3._..-ate _ Pale 44 0~ ~= 13~ ~c2 \-~ - -- - - - -.` rrc=ram-r~rrrc • .•. T77 -. ~-. 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E:.. _ s==ue - _ - - - - - --- - -- ,-z-.._ - =~ -: , , 1~ __,, _ ~ - - -- - - - - -- - - 7 ---=.-a~a ~-, - t - - . l ~-~-~-e 'rEl = "l~E~-z'C --t=}~`-c C ` - c c"~~~e - ~z=~ ~ c1- ~ E z -- ..- : ~ : i - _ , = i. _ T _ -~ dla `a+"e - -E~^e,e.~~~a r --1-~=-c-a~-~-=~=~e e`~~~' 7-.e'E"~2 }} ~l-e _'-_e~`_e=~ e ~--~-E~--C-__~ ~~- ---' - - --?`~2 1.. ~3='---?>e3'E`- --3~--~E --'-'E -e ~'E~~trt -2t~ = L-C-- ---F:`a} - _r_ - -__ rz-'n- it -ll~-- ~- ci - '33371=E~-'3 E~~~ea~-~?t ~}-t~- ~S L c£ Y~'t 727-_.,-,. T. A.f ., .7f a''if~ ~t~t"eiif"es T~"" fFi"~ ~t FE_#_'fy _ ~- ~ ELF -~ ~ ~]t~e-~~,~ E~~-e2 Ge r ea-- a-}z a-3~ Fa3- ~ --e- T3-T-~.c.~=,-l~r+.. - t__ti l=_ _ ~_~: _ _7_-~~~--1' -~ EE'^_^Z:_- __~ ~ - _ _7} ~'yL- `- - - - ~-_~ --1----' r ~-1'' -3i}fie ce~';.--ZC~ --~ ae~-el ~e.a r _-Zc-.__3_ r _._l:e _ x Page 47 o~z=~s~ -~ - ~ , _ - 1_caio l or . d._.~_ i_a ~. --= ~b.,~ ~L. --1.._ c"•.' 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' 2 - ~3~ ~ ~ '-~= ' " - - ~ E ~ ~ 4 a ~t F 2 E -a e3 2EI t~ lea ~-a~-~- a~l_ '-~- ~~~ ~aar- z~~c ~ - -s ~ ~ -- ~ ~~ _~- = E~~ = ~ - - ~ ~ ,-~ ~a~e s -- alz E e c, - • a ~ al~e s a e ~ e Page 48 of~ ~~ 3a Dste: Vic,..- i _ _ "' _ _~ ~' r Ear-'Ee- _ _ ~~-3~-~ tazZ ~+e _ _ _ e i c `mac _ -ci"t _ _ __ ~`_ __-` ce `_'r -7_ ,ice Gi e~ ~_i_.-• 1; 3'~ z`E~i 'fie „ Tom---1- D--.__...__,~. r-_~~.._,_.__._ ~-n ~ ~ti5 1-}~' 3 ~i `2 - - ~' - ~ i ~ `' sc r acic c s cz _ 3 cs~ e~~e r a zcm --z- r- -x .z r - rE~~ ~~~a=-~r-~~e- ~a E} e --z~~ = }>~~~ ~~~ - ' } -'-= ~ = - _ ~ - - ~ - ` ` ~ ~" ~ , E E ~ ~ -E - t ~ e ~ e a ~ ~`cT{~EE` - ~~-gee E ~~e=.-c~r~-t}~ t ai--- a - a-s `e _ '-~" _. .e,_, -~, ~ ~ ~ r ~ e c n_a'-'_-_._ `E_'_ cL - F. ];_7--=cT = ~ ;_ 7 ~ ~ ' ~ ~ f ' ~ ' ~ ~ 7 c r a e t~ c ~x~5 . -C ~~z-- -a c _-_ j~, _..ya ~__ -. ___ _ _,-, --- - i _~~' ` ~ l 7'a c ,` ,____ _-L ~i i - ~ ~~ c c c E rat-~E C c E~ ~ e ~'~. ~-^_ -may .a -. ~ G,_- ' L_ _- ~i S d -.ct-- _ -. ~ _ _ 7z ~ _ i a - - } - r s ~ --~e er EE~~e~ C ~ 3e e s=~ ~, -z `e~` =]=rte~z-~- -=F~~T~--eE~~~ ~c}~` '~~~e~~` e~_ .. :`~-~t-tee ~-;-- ~ 3~ez zee _`.~EE. zE~~~ o~ r -- - ---- ~ `o af ~tE~ `c"3 `~e ~:ze~-z `E~~e`}ze• -=r-~}}~' _7 _ _ 1 _ __ _ _ _ -a[ ^l_ .D a-.. ~' 1. _L. _ _ _ ~1_~~: - - - - - 11 .~ - - - li r. _.- - i-.- s7 ^ik.~ ~L -. i.}L}a P~ i--1 _._ 1-_•y 7 P a-'~ --.~ i~_~ `_t' i ~ ~ ~ -.__ ~ 1 C ~ - -G i ~ E ] L- G ~G t ~ T` E t ' E~C Ct ~~~ __ __'aT et~c Q `' - }~ 'i' "' `" - `" -'"' ~ ' " '~ ` i } ' z a ~~~ ~ .~ E E c e ~ 3 E e lE~ E k ~- t~t1 -t ~ . _ _ _ - ~ t ' s ' ce ' ~- ~ ~ t e ts- i -_ - i . a _ _ _ .a " _ _ . _. _~ a - _ - ._. . _ _ ~ ~r- __ - ~. -~-a-Q - _ ~ .-~:l tl_ _ ~ u-!1'.- _ _ _ ''~ - E'' - 12-a -' ~ ~ ' ~ T S C C ~ ct ~ 2~ ~ TY ~~ e~~~'i'. ~ C~iTS ~_..-~._-. i~~~ l_i- al, ., l_ .-2'Ty-~ `7 e ~F~'~ i -~' 3 C ~"T ~ l. _l.- Z_ ' ~ 1 - __ _s S S - S - r 3 C ~~ ~ t E Cj G ~t E E~~ 7 C f ~'3"3~'f•' '~3-7~. _ ~l J x~_- -.t _ _ _ C- ^ ~ ea 'l~ E~3 r ~ ~ "'~ ` ' ~ t c f E! E c ec YE 3 a]E E3 ce a =E"~~ ~7. t} . a~ a `-~-ems ,-i ,a.-,a~A~~~~ ~ - i f -. .,-, ~,..z ~i_-~ =-~,,;~_` c '} 3 , ~ 7 a 3- ~ ~7 - ~ a E a Ee E ~, ] e ~,a- -a ~-a~~~- - -_-:~`-r at~~,_ i- a.s~-7 i:~ ~ - ~ -7_ - : - 7- ~~ - ' ' ~- - - : ' 7 ` r _i E? ,~ e E~ r e e .1 a e C ~ ~ ~e ~~-cT~~~-ts : ~e~e~~- ~ ~.3 - - - s~~ ~~ - l - ^ ~~_ ~ ~ ~ = ~ '~ ~- = e ~e ~e a ~ ee E a~- ea z `; ~` --' - --- -- -'-'~ - -- - - -- 7- -- --] . - il.. ia=.~-~---~_ --z~-~-'"-' ~,.a ~~T- - __` `}~e ~`e --e - E- - -1~ ~ - ' ~ ' ~ ~ ' r r ~ t eE t~ r E ] e 4 ~a -- - - - -`~ - - - - -~ - n ~,... - ._~,=e}a-a- ~~e ~--~e ,- =}~rr 4~--` ~ `he -,~ ~'~ } - - --7 ~ 7- '=.~__~,-, - ,~_ ` = - t E i e E F~ E 7_i Tx -~ 1 ~~~-~ a~_, --t d ~a~e~ E'e -`-} - ----~~ ~ - i --`'~ *'_~ 7 ` ~ e s -- a e ~_, ~ cF~~ -- a~~ ''-~~~- - e--~~~•~~'E~~~- -e}2-~}~' i-~4~~}e `a-F :s-e~-~t' -~~~}~' 't~-~E~=a} ~F- } ----'331CC `t, ~e~-e --- -E~'-E-E `E+ tom- -` tl-TL' Page 49 o~z=~3~ Date: '.to-. _- -= 7 ~ - ~~~e~~:a~€~ t~~-a~ees~~ ~~a~-~~-~ezs ~_e " ~~ t-~~se~-~ ,_.~1,_ ~_ ~_ ~i 1:.~ _ __:~,-- ~_ - - ~- ~~ ,€ al- ~ -~ - . ~ ?- ~ ,!. -~,a :~ ~~.. ~ ., ~ li _1~._ _._~a:_~ __. ~ e rem eae e L - - E te _ ee - ~- -ee ~s ~ ~ - e~ - - e r _ a-~ - -- - a ~ -a - -- - c -- , ~ __ _ . ~ - - - - - - - _ c - ~ _ - - _ a _. _ - c+ - - ~ - _. l --t ~ S -~ ~ ~ ` l ~ ~ ~ " ~ ~ ' ' '~ ~G a ' ~ l l 7._ ~-1 r C~tis 3 t e C CE ite C ~i ~i - i [~l~? f ~~ e~~ ] - ~[ ~} ~ ~ _e_ 2~ 1 C2 ^ f ee E C -ll ' - 1 ~ _ ~~~ ~~ s E ~ ~~~e=-~a= - '~- e ~ ~-E =ms ~- - ~ ~ as ~e- ~ E~ ~ - - ~~ ,=A~1:__ ~ ~ r~ ~E fb ~e a s , e~ ~ e ; e~ .~-=xz ~ ~ } - J - - - - - - - - - - - - - - r ~ Y - --- _ ~ _ . _ , - - _ __ r --~- - ~- - - - - - - - - - - - - - - - ~ - - - - - - -1_._ - - ~ - r. _ _1 - - - - - - - - - -- _ _- - o- - - _ ._ _ _ - - - - - .o ~ - _. a.: l J 1~ ~ '~ ~ - ~ ~ ' ' -~ ' '[ ~ ~ ~ l ~ t ~ - y i ~ ?~5 ~~L _ SZ~ _'e C ~~'ee Q~TQ~t~C~ 3E~kY~ .-at rZf < 'C C2 r ~"C 3"E T~ .-t ~ E ~ ~_+ ~ E '~S kG G S232~ ~E e~i.~ - _ 1 .. 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E c E t: --+~ c --c--car Cr c l : -.L i. __ ._ vim. e... ~L,. r^ -`c '`c c e a- c 3c ~ 2 Et -2ccr ~ st ~ r c~ - Tt,~s z_ l ~ 1 _e` ___7ev'3 3- r ~^_3L~E' cc i"~`~_.E`ct'"t 3iiE.. ---Z-e- - Linn ~?ca -E'2 c~ c~ .'it„~ _'""~>_attes~ '~"z Ei `:i _z`3`c-~.. _~ - >_C JY _~.~ - ~~n~-1, 177 ~c ^a - >-E ~ t _ 'c ~`_ _-'u'-~k __ 1 -_i3. t-~1 ~~,~. ~~'.' GL ~-, iE'x a-L,-E -ee- i -r` a-~~ E-=~e~'_-zE?__=Fe _}E _: a1 _. _,it,- - ~-„~,~ ; ~L~~ -~is =~~~;'Z~~Q- i _ ' - .~_ " _'~ _' attt~. - c }~7 ~l- - E• c "' -t~ EZ~1 e.~ _ '~~~ ~ - 1~ -' 1 _ _1__l- __.~ 1____ _ ~ 1_~l-.i-.-.. _ 3 _ '~ ~ i S ~ 31[ _ C E 2 ~1TCT-C . ~ C'lr-_TCTTi_~'t . ~.^'"C'L~ . _ 1 tit Pale 51 of, Date: 1:- , - 2-22 1 GEE z-DA-q7, t -G PA-q3, 6'U-97. 4'TM-97 AND 5-Z-97 SEE CHA FTER t CJ"28.040 OF THE CL>PERTINO Iv]L•N ]C IP"4L CODE AND THE EICHLEA DESIGN GL'IDE- i_INES FOR THE FA I AG ROB' E )\ E] G H BORH OOD. ~. i \ ~~ LAND USE~COMM Design Elements. Residences are required to reflect traditional architectural styles and use of natural materials ~ Fairgrove The Fairgrove neighborhood is located in eastern Cupertino, and consists of a group of 220 Eichler homes built in the early 1960's. The area has maintained a consistent Eichler architectural sr}>le. In col- laboration with the ti Fairgrove neighborhood, the R1-e -Single Family Eichler coning «>as adopt- ed. The zoning includes regulations that govern setbacks, roof slope, materials and other unique Eichler features. Eichler Design Guidelines were also adopted, which property owners use voluntarily to pre- serve the Eichler st}-1e while remodeling their homes. Po/icy2-26: Fairgrove Presen>e the unique character of the Eichler homes in the Fairgrove neigh- borhood. Development Intensity: Require all new construction to conform to the Rle coning (Eichler Development Regulations) Residential (DU) 2000 Built 220 Buildout 220 Design Guidelines. Encourage residents to incorporate the design guidelines illustrated in the Eichler Design Guidelines prepared for the Fairgrove neighborhood. ~ Other Areas The remaining neighborhoods are areas that are not planned as unique neighborhoods CITY OF CllPEA7"INO GENERAL PL4.N at this time and are not mired-use coning areas. Deg>elopment intensity is determined by existing _oniti~ and land use desievnations. Residential (DU) 2000 Built 17,376 Buildout 17,776 COMMERCIAL CENTERS Commercial areas in the City offer a variety of goods and sen>ices directly to resi- dents in the neighborhoods or the larger region. Vallco Park acid the Crossroads Area are the primar}>, concentrated commercial areas General Plan allocations for other com- mercial areas are for local-sen=ing commercial needs. Commercial/residential mixed-use is encouraged in all commercial areas if the res- idential units provide an incenti~=e for retail development and the resulting development is financiall}> beneficial to Cupertino. Active commercial uses, such as bookstores, coffee shops, restaurants, office supply, furniture and electronic stores are encouraged to locate in Cupertino. Heart of the City . Policy 2-27: Heart of t/ie City Create a positive and memorable image along Stevetzs Creek Boulevard of mixed use development, enhanced activity nodes, and safe and efficient circulation and access for all modes of transportation. Development Activities: A majority of the commercial den=elopment allocation should be devoted to enhancing activity in the major activity centers. Mixed commercial and residential development may be allo~x•ed if the residential units provide an incentive to develop retail use, if the development is ~a>ell designed, financially beneficial to l2 - 142 Cupertino, provides community amenities and is pedestrian-oriented. Land uses bet\veen the activity centers should help focus and support activity in the centers. See Policy Z-29 for development activities in these areas. Development Intensit}': Belo\;> is the devel- opment allocation for the entire Heart of the City area. See Policies 2-28 .and 2-29 for development intensity in the Heart of the City sub-areas. Residential Buildout: Table 2A Commercial (sq. ft.) 2000 Built 1,182,456 Buildout 1,476,115 Office (sq. ft.) 2000 Built 510,531 Buildout 521,987 Hotel (rooms) 201.,0 Built - Buildout 2000 - Residential (DU) 2000 Built 233 Buildout 570 Design Elements: The Heart of the City Specific Plan shall provide design standards and guidelines for this area. They promote a cohesive, landscaped streetscape that links the major activity centers. COMT4 LT `_~IT]' DE\'ELOPMENT Building Heights: See sub-areas. Strategies 1. Heart of the City Specific Plan. Re\-ise the Heart of the Cit}> Specific Plan to ret7ect modified plan-area boundaries, pre- ferred development patterns, land use dis- tribution al~d height limits for each sub- area of die Stevens Creek Planning Area 2. Traffic Calming. Evaluate options on Ste\•ens Creek Boulevard to improve the pedestrian environment by proac- tively managing speed limits, their manual and automated enforcement, and traffic siglzal s} nchrony. Crossroads Area f~ Po/icy 2-28: Crossroads Area Create an active, pedestrian-oriented shoppiSlg district along Stevens Creek Boulevard, bet\a~een De r1r1-a Boulevard and Stelling Road. Development Activities: Development along Stevens Creek Boulevard shall hat-e retail uses \vith storefronts on the ground ]evel. Commercial office uses may be allo\\'ed on the second level. Limited resi- dential uses are allo.ved. CITY OF CVPE RTINO GENERAL PLAN 2-23 12 - '143 2-24 ~ . LAND USE~COMMUNITY DESIGN Development Intensity: Development intensity shall be determined in conjunction with specific deve]opment revie~a>. Residential buildout: Up to 25 units per acre. Design Elements: Primary ground-floor entrances shall face the street The streetscape shall consist of wide pedestrian sidev,~alks ~~-ith inviting street furniture, street trees, pedesn ian-scaled lights with banners, small pla_as, art/~~•ater features, pedestrian crosswalks with special paving, and other ele- ments identified in the Crossroads Area streetscape Plan. Designs should include entr}> features at the Stelling Road/Stevens Creek Boulevard and De An.a/Stevens Creek Boulevard intersections to mark the Crossroads area. A landmark feature shall be provided at City Center Park at the Stevens Creek and De Anna Boulevard intersection to mark the center of the cit}>. Building Heights Maximum of 4~ feet. Strategies: 1. Crossroads Area streetscape Plan. Prepare a specific plan for Stevens Creek Boulevard ben~>een De Atra Boulevard at~d Stellitig Road, «•ith the objective of creatuzg a unique streetscape and shop- ping district. The Cros=roads area pres- ents a unique pedestrian-oriented activi- ty center, ~~-hich t+-i11 be a positive and memorable gathering place for Cupertino citi=ens and visitors. The plaice shall include the follo~;>ing elements: • A land use plan specifj-ing the r}>pe, intensity and arrangement of land uses to promote pedestrian and busi- ness activity. CITY OF CL?PERTINO GENEA4L 1P L4.N • A design plan that provides for an attractive pedestrian streetscape. The design plan shall contain guide- lines that foster pedestrian activity and create a sense of arrival. 2. Shared Parking. Require shared park- ing agreements throughout the area, «>ith overall parking standards reduced to reflect shared parkingParking areas may be located belo~a•-grade, ili above- grade structures or behind the buildings. Above grade structures shall not be located along street frontages and shall be lined ~a-ith active uses on the e~round door. 3_ Commercial-office Uses. Allo«> com- mercial-office uses above ground level retail to be dra~3 n frc"n the commercial allocation for the area. Stevens Creek Boulevard Po/icy 2-29: Stevens Creek Boulevard Retain and etzhance Stevens Creek Boulevard as a mired commercial, office and residentia] corridor connect- ing De Arta College, Crossroads, Ciry Center and Vallco Fashion Mall. This corridor extends from Highn>ay S~ to the eastern city limits and is split into three segments: "\}:~esc," "Central" and "East." The Crossroads Planning Area is between the \X~estem and Central sections of the Stevens Creek Boulevard Plalzt~ing Area. Development Activities: The Stevens Creek Planning area includes the "Heart of the City" developmen[ standards and guide- lines. Residential or office developments shall be considered in mid-block parcels. Parcels on or near intersections shall have a 12 - 144 COMML'KITY DE\'ELOPMENT 2-J neighborhood commercial componenr- Project-specific development allocations will be determined on a case-by-case basis. 1. \Vest Stevens Creek Boulevard (from High]c>ay SS to Anton \b~ay): This area includes the Oaks Shopping Center and the De ?.n.a Community College campus. Ne]\• de\-elopment in this area should incorporate mixed commercial/residential uses. Central Stevens Creek Boule]ard (from De A_nca Boulevard east to Perimeter Road): Ne\\> development shall consist of commercial/commercial office uses on the first floor. Office uses are permitted on the second floor. Residential and residen- tial mined uses are allowed. East Stevens Creek Boulevard (from Perimeter Road to eastern City lim- its): New development shall consist of commercial/commercial offices uses on the first floor. Office uses are permitted on the second floor. Residential and residential mixed uses are allo\~-ed. Development Intensity: Development intensity shall be determined in conjunction \a>ith specific development revie]\>. Mixed commercial and residential development ma}> be allo]a•ed if the residential units pro- vide an incentive to develop retail use, if the development is ]\-e11 designed, financially beneficial ro Cupertino, provides communi- ty amenities and is pedestrian-oriented. Vallco Park South Policy 2-30c Vallco Park South Residential: Up to 25 d]\•e1lilig units per acre Design Elements: Fiuildings shall be located at the front setback line defined in die Heart of the City Specific Plan. Parking shall be located to the side or rear of the builduZgs. Building Heights: Maximum height of 4~ feet. Retain and enhance \/allco Park South as a large-scale commer- cial area that is a regional commercial (including hotel), office and enrertailzment center ]~-irh supporting residential development. Strotegies 1. A~Iaster Plan. Prepare a l\Qasrer Platz for this area to ensure continuit}> of mass, scale, connectivity and adequacy of infrastructure and services, including schools. 2. Vallco Park]ra}+. Continue the \/allco Parke, ay streetscape, which \\>as approved as part of the Vallco Rosebo]v] mixed-use development, along the entire Park]~-ay. Development Activities: A regional shopping mall and office and industrial-buildings are the main features of this area. Hotels are also allowed in die Vallcc Park area. Daytime and nighttime regional entertainment activities, such as a movie theatre complex, are highly encouraged in the mall area. As part of the development agreement, office atzd uzdustrial uses are also allo\\•ed. The precise mix of laud uses shall be detennit~ed via a master plali al~d an approved use permit. The City has formed a redevelopment proj- ect area encompassing the regional mall properties. The redevelopment area allo]\•s for most of the funds derived from the "tai: increment financing" ro go to the redevel- opment area. "Tax increment" refers to the amount of the property tax value increase - 1 ~. CITY OF CL-PEATINO GENE RA7_ PLAN 12 - '145 Appendix B -Acknowledgements Iss~: City Co„:„-;i 11 ally Dean. `_~1a~-or Tchn Bautista D~~n Burnett Barb I:o~,el L=ur=lee Sorensen 1'la.,-u-.ins Co*_xur~+.a=~i~~n Dal .3 Dc•i 1e. Clzai ~ ersc.^. Paul \"_ Rolex-mac. Vice Ch =~rPer=.c+n Donna .-~u~tin _3ndrea Harric llrr~n '~'1a_'z~~ne~- _} ~ r L~„• :>_l3 Brcn, n. Gtr *. Robert ~_ C~~j,-an. A1CP. Director of Coxnnzunit~ Deg elc+rnzent Ciddt \1'c•rdzll. _~ICl City Flal-tner Cc+lin Tun L. _~ICP. A~c~-,ciatc Planner: Proiect !~lanas_ u 'Michele Bius~lan. _~ICP. Planner II Vera Gil. Plartiner II _-~su `~ataraian. Plarutiis L.texT 1 ~ onnz I:ellz~ . _~d_~.ni4tzati~ e ~e~~-erarc Pam Egsen. _~3m.uii_~trati~ e Clerk Bert \ isko~ ich. P.E.. L*;rectar of Public \~ crks Glenn Gx'1ss. P _E_, Traffic En~inc-zr ~te~ e Dc+~, linR Direct~~r c•f Parma and Recreation C~~r~ultant= Contributors Free3man Tuns Bc•YOmle~'. ~Tseetcca ne ~ L rbari DE+si ~+1l CorLCVltants Lt L~3atc ~ Cite L~,ui~ca-] Dolly ~andc~~ al Orrin `~1ah~~ne~ _1~ri-c \1'az~c Gilbert `Vans !dark `_~atc~ra Plarv--iixie Con-i-,~=ic•n Li a Giefcr ^larri• `~!iiller Da~-i 3 I<aned a Tessica Rose Pau] Brarhl- Page 52 of Thus Da~-]d 1"-ia_ ice. C]n' `~1ana~er ~te~ z F'i~=ccl:i. Cc~:,.n1u,-uh~ De~-eic~Fment Director Ciddti \1'c~rdell, Cit1' Plaii_-ter Retired i P iu Ghosh. ~c_i=ta_*Zt Planner ~xt3t EL~L~en. ~d.-•'_irtittrzti~-e Clerl~ ~Z-7i h L~.ialls. P.E...Dirc~-tcr of Pu>,]ic i1 ~~rls Gh^Zrt G=k_fert. P.E. _~s~i~tartt Dir<-ctor c•1 Public \~ ~ r}~s C~~a`s:__.r~~ts _'~lichael Fon~aZ~~i. !~tichael FornaL~l:i IIlus~abon _~m~-t;~-ter;`~ ~~~ Ciri~ Cau.-tcil _~= c,Y went ~. ~=u:^ ~. .3s ~~f _`~4_rc;~ ~-i`-"'-. ar-~end~~nert±_ to the Heart cv the C]ri ~~'•eci2ic l'lari t~ i1.1 re=ult in a Fez--e rem;-pion date i,-t the lov. er in=ide corner c•f the chansrd Haze. T\ Pes c•2 chan_ec nza~- include F+a=_-e-ruirt+erira, nlirtor :\'t~ozrz2 hical or co_mteUC than=~ or F+.~lic~ and test ch~rz--cc. ~ubstartti~ e charter-es t~ iil t+e noted in the table belrn,~, i1-t addition to tl-~e pate rep ~ icon dates. , . - ~C 1 - i cal ==ld ".'l` _ D`-"-~=-~i~c:r. lo`'- CC 1-~~ T~,.t: ~==-z_le-t~_~-.- .:e-i,jenc~= ,.11 C~i~ ed ~ n Certa*.-t 1 rC•TC'r'J C~ Tuiti =+. 1°=» CC 1-~~ Te~.t E~.~ertio;~ Pre•ces= - Tun_ ice. ~~~_~"' ~-'-1~~ s~ ~J-i-- `~4an: Ciro Ce-trr Pea che~t_c= ~aclcs c~~-,-c,L~ _tc ce~c _ ` d ~i1QC~C LIC:T~ ~_-t Pale 53 of~~?:aT D.:-_ - C I T Y O F C U P E R T I N O --~-~ v~`7 ~'--~_ Heart of the City - ._:. . . _ -~ _. _,: k~ - r Exhibit D ~2-148 Specific Plan C I T Y O F C U P E R T I N O Heart of the City Exhibit ~ - 12 - 148 Specific Plan H E A R T O F T H E C I T Y C~Y~ ~C) /Y~~ . City of Cupertino City Council Wally Dean, Mayor John Baui:ista Don Bunlett Barb Koppel Lauralee Sorensen Planning Conzmfssion David Doyle, Chairperson Paul V. Roberts, Vice Chairperson Donna Austin Andrea Hazris Orrin Mahoney Staff Donald Brown, City Manager Robert S. Cowan, AICP, Director of Community Development Ciddy Wordell, AICP, City Planner Colin Jung, AICP, Associate Planner/Project Manager Michele Bjurman, AICP, Planner II Vera Gil, Plz~nner R Anu Natarajari, Pl:;nning Intern Yvonne Kelley, Ad**+:*+'istrative Secretazy Pam Eggen, Administrative Clerk Bert Viskovict-, P.E., Director of Public Works Glenn Grigg, P.E., Traffic Engineer Steve Dowling, Director of Parks and Recreation Consultants/ Contributors Freedman Tung Bottomley, Streetscape 8z Urban Design Consultants Amendments By City Council As of Sept 4, 2000 As of March 3, 1997, amendments to the Heart of the City Specific Plan will result in a page revision date in the lower inside corner of the changed page. Types of change:> may include page-numbering, minor typographical or cosmetic changes or policy and text changes. Substantive changes will be noted in the table below, in addi= tion to the page revision dates. Date Ordinance Number Description ' March 3, 1997 CC 17s3 Text and Map: City Center Area changes December, 1997 CC 1769 Text Single-Family Residences Allowed on Certain Properties July 6, 1998 CC 1786 Text Exception Process: for Development Standards June 19, 2000 00.192 8z 00-193 Map: City Center Area changes The City of Cupertino 12 - 14SJ/00 H E A R T O F T H E C I T Y Table of Contents Introduction ...-•----••--•----• .............•-•--•------•----.................---. 5 Policy Framework ..................................................•------ -- 6 Land Use Map and Special Areas .............................. .. 8 Streetscape Design ........................................................ 1 O Development Standards and Design Guidelines ....................................................................... 21 Development Standazds .............................................. 23 Single-Family Residential Development Standards .......--•--• ...............................•-----..........__.......... 31 Exception Process for Development Standards ..__. 32 Design Guidelines ..................••-•-----------•----•--••-°----._..... 33 Infrastructure Plan .......................•-------...--•-.----......_...... 48 Implementation .......................................•--••----.._._....... 49 Appendix A ..........-•---._..:--•--•• ......................................... 50 3 1/99 The City of Cupertino 12 - 150 4 I H E A R T O F 7- H E C I T Y List of Diagrams and. Maps Heart of the City Specific Plan Land Use Map ........................•-----._............---........---•----- 9 Streetscape Concept Plan ............................:.............. 11 Frontage Renovation Conditions .............................. 13 Other Frontage Renovation Conditions .................. 16 Commercial Retail Development ............................. 34 Commercial Office Development ............................. 39 Multi-Unit Residential Development ...................... 42 Residential/Retail Mixed Use Development..._..... 44 4-Seasons Orchard ....................•--••-•-------•--......------------ 53 - Design Elements ----------------•-------._...-•-•--•------.........--•-•--. 54 - 12 - 157 The City of Cv.pertino t/9s H E A R T O F T H E G I T Y Introduction Oveiview The Heart of the City Specific Plan provides specific development guidance for one of the most important commercial corridors in the City of Cupertino. The pur- pose of the specific plan is to guide the future devel- opment and redevelopment of the 1552 acre Stevens Creek Boulevard Corridor in a manner that creates a greater sense of place and community identity in Cupertino. The overall goal is to develop a Heart of the City, apedestrian-inclusive gathering place that will create a positive and memorable image of Cupertino. To achieve this goal, the Specific Plan intends to guide future investment and development in the area by: 1) providing a clearly defined plan for the intensifi- cation of certain subareas and the arrangement of land uses to concentrate activity; 2) developing detailed development standards and architectural guidelines to inform builders and the public about the community's expectations for quality development; and 3) committing public investment and establishing ad- ditional financing to fund public improvements that will enhance community identity and unity along Stevens Creek Boulevard_ The Plan does not intend to force the relocation of busi- nesses; such decisions will be dictated by personal rea- sons or market conditions, rather, the land use regulations and design guidelines are in place to guide future development and renovation of existing busi- nesses. As such private development will probably oc- cur incrementally, but directed toward a common vision. Specific Plan Area Description The Heart of the City specific planning area encom- passes the properties fronting on or near the Stevens 5 Creek Boulevard Corridor, aneast/west transporta- tion spine that is bounded by the eastern City limits near Lawrence Expressway and Highway 85 to the west. The planning area includes both incorporated and unincorporated territory totaling nearly 552 acres. Authority for the Plan Section 65450 of the California Government Code pro- vides for local governments to prepare specific plans for the systematic implementation of the General Plan. Thus, the specific plan is a planning tool that can be used to carry out the goals and policies of the General Plan. State law establishes certain minimum require- ments that must be adhered to in a specific plan. These requirements include text and diagrams that specify all of the following in detail: 1. The distribution, location and extent of the uses of land, including open space, within the area cov- ered by the plan. 2. Standards and criteria by which development will proceed and standards for the conservation, de- velopment, and utilization of natural resources where appropriate. 3. The proposed distribution, location and intensity of major components of the public and private transportation, sanitary sewerage, water, stormwater drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the .plan. 4. A program of implementation measures includ- ing regulations, programs and public works projects and financing measures needed to carry out the provisions of the three preceding paza- graphs. 12 - 152 The City of Cupertino Introduction G I H E A R T O F T' H E C I T Y Policy Framework Overall Goal To create a positive and memorable im- age of Cupertino, and visually and func- tionally link the major activity centers on Stevens Creek Boulevard from Highway 85 to the eastern city limits. Provide an economically viable environment for a balanced mixture of commercial, office, civic, cultural, recreational and residen- tial land uses that are linked with safe and efficient circulation and access. Land Zlse/Economic ~~ Develop a Heart of the City that provides a variety of land use opportunities that en- hances activity in the major activity centers. Policies 1. Three major activity centers are identified, each serving a different purpose. New land uses and de- velopment should enhance activity in these cen- ters. The land use emphasis for each activity center should be on like and complementary uses and activities. Oaks/De Anza College Cultural, Educational, Recreational and Spe- cialty Retail Center. Crossroads/City-Civic Center General Commercial, Hotel, High Density Residential, and Office 8c Government uses City should be devoted to enhancing activity in the major activity centers. °'~. 141,000 square feet of office development: 91,000 square feet from the "Town Center 8z Crossroads Comers allocation pool" and 50,000 square feet from the "Non-designated allocation pool" are allocated for the Symantec Corporation office building at the City Center area, assessor parcel no. 369-O1-035. 9:. Mixed commercial and residential development may be allowed in the activity centers when the distribution of residential and commercial uses en- hances pedestrian activity. The maximum density is 35 dwellings per gross acre. 5~. Land uses between the activity centers should help focus and support activity in the centers. Primary land uses should be office and residential uses. E.. Encourage housing along the Boulevard by rezon- ing for up to 500 dwellings on or near Stevens Creek Boulevard. Strategy: New housing sites are identified along Stevens Creek Boulevard. Incentives should be devel- oped to encourage residential redevelopment. The following vacant, substantially under- utilized or underbuilt sites are encouraged to privately redevelop as residential or mixed commercial and residential projects_ Existing le- gal uses may continue until the properties are redeveloped. Vallco Fashion Park b Vicinity General Commercial and Hotel uses 2. The majority of the 250,000 square foot retail com- mercial development allocation for the Heart of the Boatworlcs/Eastern City Limits Area "Mercedes" Used Car Lot Area surrounding Wherehouse Records (Bianchi Way) Woodworks Site Davidson Chevrolet Site 12 - 153 Policy Framework The City of Cupertino 4/97 H E A R T O F T H E C I T Y 7. Plan for the gradual development of vacant, non- residential sites and the upgrading of under- utilized, nonresidential sites. Strategies: • Identify Stevens Creek Boulevard commer- cial sites between the major activity centers and provide Heart of the City retail commer- cial development allocation for the upgrad- ing of these properties to Heart of City design standards. • Prepare development regulations and guide- lines that clarify City expectations for quality development. • Through economic development activities, fo- cus on attracting new businesses and retain- ing existing businesses. 8. Ensure the compatibility of adjoining land uses Strategy: Prepare land use and development regulations that assure compatibility, while employing specific, well-designed buffers for adjacent residences. gether the Boulevard and adjacent properties. Strategies: • Require pedestrian planning for new develop- ment which includes pedestrian linkages be- tween properties and pedestrian-oriented amenities at the major activity centers_ • Barriers to pedestrian access should not be cre- ated between adjoining retail commercial properties_ • Encourage active, outdoor-oriented commer- cial uses in the activity centers. • Develop design guidelines and incentives for pedestrian plazas, courtyards and passive rest areas. • Complete implementation of the bicycle plan for Stevens Creek Boulevard and provide bi- cycle racks as needed. • Investigate the possibility of creating greater pedestrian access between the residential neighborhoods and retail centers. • Investigate potential open space linkage from Creekside Park to Stevens Creek Boulevard and into Vallco Industrial Park using the Calabazas Creek Corridor. 9. Generally, the expenditure of public funds to acquire and develop typical neighborhood parks is not en- dorsed;however, passive rest azeas should be incor- porated in new development to the extent feasible and in furtherance of Heart of the City Specific Plan policies. School site locations in Neighborhoods Ll and L2 should be considered for public expenditures as well as Creekside Park and linkages. Circulation/Parking ~~~ Facilitate efficient and safe movement of people and vehicles within the specific planning azea_ Maintain or improve trans- portation level of service (LOS) "D" except at Stevens Creek and De Anza Boulevards where LOS E+ is allowable to further a unique community gathering place. Policies: Promote bicycle and pedestrian access in the ac- tivity centers as well as along Stevens Creek Bou- levard by creating a network of attractive formal and informal pedestrian pathways that link to- 2_ Improve traffic flow and visual continuity along the Boulevard. Strategy: Reduce the number of curb cuts by requiring shared driveways and interconnected roads along the Boulevard where feasible through private development improvements_ Adjust parking standards in accordance with ac- tual land use demand_ Strategy: Establish revised parking standards for mixed used developments that include residential uses. LFrban Design/Streetscape: ~~~ To create a high quality and distinct com- munity image and a functional and vi- brant heart for Cupertino. Policies: 1. Provide a public improvement program, develop- iz - Asa The City of Cupertino Policy Framework 8 H E A R T O F T H E C I T Y went standards and design guidelines that will promote the future image of Stevens Creek Bou- levard as the Heart of the City. Strategies: • Implement a streetscape program which will create a distinct, but cohesive, high quality im- age for Stevens Creek Boulevard_ • Require compliance with the Heart of the City design guidelines for new development or re- development of existing buildings. Emphasize urban design as a major consideration of the design review and approval process. • Promote Boulevard landscaping that comple- ments the planned land uses and activities along the Boulevard. • Enhance and promote the creation of public space throughout the Heart of the City through the use of building siting and design, public art, landscaping and street furniture. • Design entry points and landmarks which pro- vide asense of arrival to the Heart of the City, initiate the streetscape theme and provide signage to important destinations. • Develop entrance concepts which may include structures and/or landscaping for major projects to be implemented by private prop- erty owners. • Consider the visual and functional access of significant public facilities in developing building designs for the Heart of the City. • Emphasize private property landscape mate- rials that complement the streetscape land- scape plan. • Develop economic incentives for property owners who wish to architecturally rehabili- tate or redevelop their properties. • Implement a plan to have a professional archi- tectural advisor to assist the City in the design review process. 2. Soften and define the hardscape of parking areas, pedestrian spaces and pathways by using land- scaping and street furniture_ Strategy: Develop design guidelines for the use of land- - scaping and furniture in the hardscape areas in order to define and separate -use areas as well as create more attractive environments. Land Use Map and Special Areas The Heart of the City Specific Plan Land Use Map de- picts the general land use types allowed within the planning area. The four major land use categories are as followed: ® Residential -Areas suitable for dwellings which may be detached or attached to each other and which may be owned or rented by its resi- dents. The density is expressed in the General Plan Land Use Map as dwellings permitted per gross acre. Areas depicted on the land use map happen to be ex- isting residential areas. - Medium to High Density Residential Overlay (5-35 dwellings pergross acre) -This is a resi- dential land use overlay to another "base" land use des- i€;nation. Properties with such a land use overlay are si:rongly encouraged to redevelop as an exclusive residential use or a mixture of commercial and resi- dential uses. The intent is provide additional hous- ing opportunities along the corridor that will fulfill the specific plan's housing production goal. Mixed use includes both horizontal and vertical arrange- rrlents of land uses that support the polices and de- sign guidelines of the specific plan. C~ Commercial and Office- This category in- cludes commercial retail and commercial of- fice uses, including business, professional, administrative and research/development type of- fice activities. Public and Quasi-Public land uses are also allowed. Residential uses maybe allowed as an ~2-155 Land Ilse Map and Special Areas The City of Cupertino H E A R T O F T H E G I T Y ~ 9 ancillary use and should enhance pedestrian activity, Special Areas -are areas within the specific planning pazticulazly in the Activity Centers. boundaries that aze, because of unique-circumstances, not subject to all of the standards and guidelines de- PF Public Facilities -This category applies to scribed in the specific plan. These azeas aze as followed: property used or planned to be used by a gov- ernment entity for a public purpose. This may include ® South De Anza Boulevard Special Area parks, schools, fire stations, etc. All properties with frontage exclusively on S. De Anza Boulevard and Town Center development aze Activity Center - defines a geographic area not required to install Heazt of the City streetscape fea- within the planning boundary where more in- tures, however, they are required to conform to the ar- tensive development may be allowed in order to in- chitectural and site design guidelines of the Specific crease human activity and promote pedestrian activity. Plan. Heart of the city Specific Plan Land Use Map De Anza/Oaks c Crossroads and ~ Activity Center ~ City/Civic m ~ Activity Center ~~ ~ v ~ UallCo Activity Center _, PF PF 1 1 DeAa,rn 1 Cnrlcge 1 b~ Hearf of the City Specific P/an Area Boundary ® Residentia/ (See Genera/ P/an Density Range) _ Mety//-/igh Density Residentia/ Overlay, 8-35 DU/AC Triangle Property, Residentia/ 5-10 DU/AC ® South De Anza Boulevard Specie/Area s 0 3 I NORTEr 1 I ~~I ,," ; PFD City Center Area Detail - L~rytO 1 Permanent Park ~ Apartment with Ancillary Permitted Land Usa with Public Use Retail Commercial is Limi[ed to Packing ~LELIAN RD - - STEVEN3 CREEK- BLVD---_ _--- Commercial office, ~ ' Ratafl and/or o' ~ i 1 and Off/CB Residential ~ a , ' ~_____J 1 Pub/ic ~ H , ` ~ ' PF ' ' Facilities o+ ,~ ~~'~~' Hotel c ~____~ ~____`~~ '-~P~ ~H HO/B/ 1 i ~ ~ i i T , , '-----' r ,4CtrV/ty Tha following development regulations shall apply to assessor parcel numbers `~~ Center 369-01-001, 369-Ot-029 and 369-0i-037: Build)ng Setbacks Building setbacks shall be consistent with the Stevens Creek Boulevarl Speck Plan standards. Maximum Building Heights APN 369-0i -001: 30 fast. APN-369-Ot-037: 40 teat The hotel (File 5-U-00) and apartrnant (File B-U-00) are allowed the height, ' setbacks, and density as described in the approvals. 9/00 The City of Cupertino Land (Zse Map and Spe~2rt1'~E6eas 1 O I H E A R T O ~F~C "r H E G I T Y Gn'1 V ~~~ T~ Streetscape Design Background and Purpose The Streetscape Element of the Specific Plan imple- ments community design goals contained in the 1993 General Plan, and design concepts subsequently de- veloped and revised in the "Heart of the City" Design Charette. The general Streetscape concept endorsed at the Charette was named "Parkurbia." It promotes a "green" city, acknowledges Cupertino's agricultural past, and has 3;r~lc;rig the street's major activity cen- ters with a continuous landscaped parkway as a prin- cipal objective. :Fine the improvements needed to fulfill the City's vi- sion for the Stevens Creek Boulevard corridor. It al- ilows for flexibility in terms of phasing, financing, and design.modifications in order to address the needs of the City and Specific Plan Area property owners and businesses. :Streetscape Design Principles 'Ilia Streetscape Element has four underlying principles: The Streetscape Element complements the Specific Plan's Land Use Element by reflecting the corridor's different land use concentrations and designations. Design approaches vary to accommodate land uses. Options for implementation depend to a significant extent on the type of existing development immedi- ately adjacent to the street right-of-way. Streetscape policies also reflect the .setback, frontage improve- ments, and landscape and signage requirements estab- lished in the Plan's Development Standards and Design Guidelines. Together, these three Plan Elements combine to promote an attractive, mixed-use boule- vard, consistent with the goals of the General Plan_ Streetscape imp=ovement policies apply to both pub- lic and private sector actions in the Specific Plan Area. For example, large-scale improvements within the existing right-of-way, such as street trees and street lighting, may be best implemented by the City with future reimbursement by private property owners when redevelopment occurs; construction can be more efficient and the appearance of the improvements more consistent. Improvements to private property adjacent to the right-of-way would need to be coordinated with the City, but could be implemented as part of privately- financed site renovation or redevelopment. A combi- nation of public and private funding could be used to finance civic landmarks and/or Streetscape furnish- ings, such as benches and bus shelters. However, the primary purpose of the Streetscape Element is to de- :L) Unify the Visual Appearance of the Street with Or- chard/Grove Street Trees Plantings, a Consistent Palette of Furnishings, and Civic Landmarks. :?) Improve the Pedestrian Environment Along the Street Frontage with Passive Rest Areas, Planting Strips and Buffering Trees and Shrubs. 53) Allow for Flexibility in the Design of Streetscape Improvements to Address Access and Visibility Needs of Adjacent Commercial Development. 4L) Accommodate Options for. Implementing Streetscape Improvements: e.g. City Construction, Renovations of Existing Development, Standards for New Development. ]7esign Concept 'Chree Streetscape subareas are .defined for the corri- dor: West Gateway, Town Center, and East Gateway. ^.Chese subareas pazallel the three land use subareas es- tablished in the General Plan; i.e., 17e Anza College, ']Gown Center, and Vallco Shopping Center. See the (=oncept Plan on the following page. A continuous curbside planting strip and a continuous zow of street trees would extend along the entire corri- dor. However, each subarea would feature a different tree species. Tree species are selected to reflect differ- 12 - 157 Streetscape Design The City of Cupertino 12 H E A R T O F T H E G t T Y ences in the chazacter of development in the subazeas and/or the predominant types of existing trees and frontage conditions. streetscape Design policies for each of the subareas aze described below: West Gateway -The West Gateway subazea extends from Route 85 to Stelling Road. The planting theme is an "Oak Grove." It features an informal planting of Live Oaks (C_>uercus agrifolia) and native wild flowers in curbside planting strips and the center median_ It is anticipated that these oaks could be planted among the existing Deo- dar cedazs at De Anza College without needing to re- move the existing trees. This approach is intended to bring the landscape of the adjacent foothills into the City, as well as tie together the existing character of De Anza College, Memorial Park, and The Oaks shopping cen- ter. Trees should be planted at approximately 40 feet on center. Decomposed granite should be used as the surface material where appropriate_ Town Center -The Town Center subarea extends from Stelling Road to Portal Avenue_ The planting theme is a "Flowering Orchard." It features a formal plant- ing of Flowering Peaz (Pyres calleriana "Chanticleer") and grass in curbside planting strips. Flowering shrubs could be planted in the center median where appro- priate. This approach fills in and extends the tree plantings that presently exist along the street, and the formal tree placement expresses the importance of the Town Center as the civic and cultural heart of the City. Trees should be planted in rows on both sides of the sidewalk at approximately 25 feet on center. Commer- cial retail frontages should be planted with a single row of curbside trees to maintain commercial visibility. When these retail tree rows ter**+ir+ate near driveways and street corners, a short second row of trees shall be planted. For retail properties with narrow driveways, the second row tree on each side of the driveway rieed not be planted if it obscures retail visibility. East Gateway -The East Gateway subarea extends from Portal Avenue to the City boundary adjacent to Tantau Avenue. The planting theme is an "Ash Grove." It fea- tures arelatively formal planting of Ash (Fraxinus spe- cies) in curbside planting strips and the center median. Similar to the Town Center subarea, this approach fills in and extends the tree plantings that presently exist along the street. It also combines with the "Oak Grove" in the West Gateway subarea to frame the Town Cen- ter subazea. Both will have a shady, somewhat rural visual character. Trees should be planted in rows on both sides of the sidewalk at approximately 35 feet on azntea Grass or low-growing groundcover may be used as the surface material_ Commercial retail frontages s]zould be planted with a single row of curbside trees to maintain commercial visibility. When these retail tree rows ter,,,;nate near driveways and street corners, a s]iort second row of trees should be planted. For retail properties with narrow driveways, the second row tree on each side of the driveway need not be planted if it obscures retail visibility. If a double row of mature ashes are already established along a commercial retail front- age, neither row of trees should be removed. Locations for Civic Landmarks are also indicated on the Concept Plan. C>ne Landmazk is recommended for each of the three subazeas. Conceptual designs are described under Appendix A. Frontage Renovation Conditions ?, curbside planting strip 10 feet in width and aside- insalk aminimum of 6 feet in width should be estab- lished along the entire frontage of the street. In the Town Center and East Gateway subareas, a planting area 10 feet in width should also be established behixmd the walk to accommodate a second row of trees. Con- ditions along the street vary, however, and implement- i~zg the Design Concept in a uniform way will be difficult, at least for the neaz term. The Frontage Reno- vation Conditions plans on the following page illus- trate typical existing frontage conditions and recommendations for responding to them to imple- ment the Design Concept. Conditions are described be- low, from least to most constrained. Z) Wide Landscape Easement with Planting Strip -This condition is the model for the rest of the street. It con- tains a 10 feet planting strip and a 10 foot landscape easement adjacent to the sidewalk. It reflects City re- quirements for frontage landscaping that have been ixi place for the past twelve yeazs and as such chazac- tcarizes most of the new development along the street. Existing trees in these areas, however, razely form con- sistent rows along the street. Additional trees should be added to create a double row of trees at a spacing consistent with the streetscape design. Existing trees of the recommended tree species should not be re- moved if spaced closer than the streetscape design. C)ver the long term when redevelopment of proper- ties occurs, the wide landscape easement with plant- utg strip will be implemented on all Town Center and East Gateway frontage properties. 2) Curbside Walk with Landscape Easement - A curbside planting strip up to 10 feet in width and a double row streetscape Design The City of Cupertino t2 - t59 H E A R T O F T H E C I T Y -~ 1\c~ ~~ Frontage Renovation Conditions -~ 0 10 Ft. 6 Ft_ 10 Ft. . -( • ,"~ ~.:~ -Existing • : ~" -'~' - Proposed ~:~•• ~ - . 1 1D Ft. T6 Ft. T 10 Ft. Wide Landscape Easement with Planting Strip: • ~nfill Existing with New Trees to. Create Consistent Spacing and Species. • Typical: Majority of Frontages Within Town Center Area. rx 6 Ft. Varies y3 No Easement with Narrow Curbside Walk: • Reverse Walk/Landscaping to Create Planting Strip_ • Install Consistent Row of Trees in Planting Strip. • Screen Adjacent Parking with Low Fence or Hedge_ • Install Second Row of Trees in Parking Area as Feasible • Typical: Frontages of Crossroads Center. 12 - 'I60 The City of Cupertino Streetscape Design 5 Ft. 5 Ft. 3 14 I H E A R T O F T H E C I T Y Frontage Renovation Conditions (Contriired) 6 FL Varies 3 Existing -~ 0 Modified Easement with Narrow Curbside Walk: • Reverse Walk/Landscaping to Create Planting Strip. • Install Consistent Row of Trees in Planting Strip. • Install Second Row of Trees Back of Walk; Retain Grass /Landscaping. • Typical: Frontage of Portal Plaza, Others. 3~~ . Proposed '~ 1~ i - S Ft. S Ft. 1~1o Easement with Wide Curbside Walk: • Remove Curbside 1/2 of Walk to Create Planting Strip. • Install Consistent Row of Trees in Planting Strip. • Maintain Existing Trees/Landscape Back of Walk_ • Typical: De Anza College Frontage; Also Applicable to 'Fabricland,' Fire Station, and Other Frontages. Streetscape Design The City of Cupertino '12 - 161 -ter i I 30 Ft. 6 Ft. Varies H E A R T O F T H E C I T Y of trees can be established under this condition. How- ever, because the width of the easement area varies, the second row of trees may need to be offset from the first row; see illustration_ 3) Wide Cz~rbside Walk zoitl:ottt Landscape Easement - In this condition the entire curbside"right-of-way is paved as a sidewalk. Levels of pedestrian activity along the street generally don't demand a walk this wide, and a curbside planting strip approximately 6 feet wide should be established by removing the curbside por- tion of the walk_ 4) Curbside Walk zoithottt Landscape Easement - As illus- trated, amonolithic curb, gutter and sidewalk exists with a relatively narrow planting. area between the sidewalk and adjacent buildings and /or parking ar- eas. There is no landscape easement adjacent to the right-of-way, and there is only 10 feet within the right- of-way_ To implement the Streetscape Concept under these conditions the location of the walk and planting area needs to be reversed. A 5 feet curbside planting strip and a 5 feet sidewalk should be established within the right-of-way. Trees should be located in adjacent parking lots as feasible to establish a double row. Tree species and planting strip groundcover materi- als depend upon the streetscape subarea. In general, however, condition (1) is typical in the Town Center subarea; (2) occurs in all subareas; (3) is typical in the Town Center subarea, and; (4) is typical in the West Gateway subarea:. Frontage improvements recommended within the right- of-way should generally be installed by the City. Those recommended outside the right-of-way should be im- proved as part of renovations to existing developments and properties, and/or required along with a wider landscape easement if redevelopment of a property oc- curs. Street Furnishings As new street trees are installed, the City should also begin to replace and augment the street's existing benches, trash receptacles and sidewalk lighting. Gen- eral recommendations for these materials are listed in Appendix A which includes illustrations, product in- formation and construction costs. Civic Landmarks Civic Landmarks are recommended to highlight each of the three streetscape and land use subareas. Con- 75 ceptual landmarks or deigns are described belo~~ and illustrated on the following pages. The consultant's specific recommendations are described in Appendix A. For civic landmarks, the specific plan project priorities are: 1) landmark public art, Town Center Square and gateway entrances. Tozon Center Square. Town Center park is adjacent to Cupertino's busiest intersection and is therefore one of the most visible locations in the community_ It was a focus of both the General Plan process and the Stevens Creek Boulevard design charette. A number of alternatives for its use and design were explored, among them developing all or a portion of the site with commercial uses as part of a larger Town Center de- velopment plan. Retaining the park as open space was preferred by participants and public officials and is the policy of the Specific Plan. However, developing com- mercial uses around the perimeter of the Square - i.e_ retail, restaurant, personal and/or business services -is also a policy of the Plan. Commercial space should be incorporated into the first floor of a future devel- opment on the south side of the Square and the first floor of a future hotel on the east side of the Square. The design of the Squaze is conceived as a landscaped, passive space, intensively planted with small to me- dium sized trees in an orchard-like setting. The Square design is intended to make a bold statement of the com- munity and boulevard, rather than be viewed as an- other green space. The square should contain pedestrian features, seasonal landscape color, water features, uplighting and temporary activities designed to attract people, such as a farmers market. Landmark Pubtic Art. Consistent with the theme for the square, a landmark piece of public art is proposed ad- jacent to the Stevens Creek Boulevard and De Anza Boulevard intersection_ The selection of the piece should be done in consultation with the Fine Arts Commission. For an agricultural theme, a large sun- dial as recommended by the consultant is a strong choice. A more detailed description of the consultant's specific recommendation is in Appendix A. Gateway Entrances. Gateway entrances are proposed atboth ends of the corridor. The entrances would span the entire roadway, and signify the entrance to the Heart of the City. The consultant's specific recommen- dation is described in Appendix A. 12 - 162. The City of Cupertino Streetscape Design ~s H E A R T O F T' H E C I T Y Other Frontage Reno ration Conditions Final Improvement _ s ~~ T ti. t °'r~ ~ ~ ~ - e 1 f~ Q Y . 'b 'f n 6 `z iC a~ ® 4 L[ r .v a f~'° .e. +~.~ Ash Tree +:" Ash Tree (Existing) (Existing) TurF Nll ~ MN~+n+rn+M a w1M.a~. Turf Stevens Sidewalk I I Existing (Existing) (New) Landscaping Creek 5,-p„ r 5,-Q„ ~ (Varies) Blvd. Streetscape Design The City of Cupertino 12-'163 H E A R T O F T H E C I T Y I 17 Other Frontage Renovation Conditions (Continued) T-+Yl Ct'7Tl O' Interim h The City of Cupertino Streetscape-~esign Stevens Turf Sidewalk Creek 7._~.. 5._p.. , Blvd. Stevens Tuzf Sidewalk - (Existing) Creek ~ (Existing] (Existing) Blvd. l 7 S I H E A R T O F 1- H E C I T Y Other Frontage Reno~;ration Conditions (Continued) Existing Existing 3 Stevens Creek Sidewalk Turf Landscaping Hlvd_ (Existing) (Existing) (Existing) S'_O.. Interim Improvement Existing Stevens Trees/ Sidewalk Landscaping Czeek Soil (r7ew) (Varies) Blvd. (New) 5'-O" 5'-O" Streetscape Design The City of Cctpertino - 12 - 165 H E A R T O F T. H E G I T Y Other Frontage Renovation Conditions (Con tin teed) Ex~ - Interim Improvement ~~ Pear Tree .(New) Retail Parking hrub Sidewalk Tree/Soil Stevens ew) (New) (New) Creek Bivd. 2'-O" 5'-O^ S'-O^ Final Improvement Pear Tree (New) Retail Parking hrub Sidewalk TrBe Stevens (Existing) Creek Tuzf Blvd. New 2._0^ 5._0^ s'_o^ 19 12 - '166 The City of Cupertino Streetscape Design 2'-6^ High Sidewalk Stevens Shrub (Existing) Creek (Existing) Blvd. S'-O^ T-O^ ZO I H E A R T O F T H E G I T Y Other Frontage Reno ration Conditions CContinued) Existing Interim Improvement Pear Tree (New) Final Improvement _ 2'-6^ to 3'-O^-High Shrub (New) Retail Parking TurF (Existing) Sidewalk Tree Stevens I(Existing)I (Existing) Creek Turf (New Blvd. r' to -o^ r s -o^ s -o^ Retail Parking Turf Si.dewalgk Tres (New)er Stevens (Existing) (E.xistin ) Soil (New Creek Blvd. 30'-O^ S'-O^ S'-O^ Streetscape Design The City of Cupertino 'I2-'167 H E A R T O F T H E G I T Y 21 Development Standards and Design Guidelines Background The Development Standards and Design Guidelines contained in this Element provide regulatory support for the Specific Plan's land use policies_ They are in- tended to promote high-quality private-sector devel- opment, enhance property values, and ensure that both private investment and public activity continues to be attracted to the Stevens Creek Boulevard corridor. The Standards and Guidelines reflect the Community Design Goals of the 1993 General Plan, the "Parkurbia" streetscape concept that emerged from the "Heart of the City" design charette, and the implementing Streetscape improvement policies contained in the Spe- cific Plan's Streetscape Element. As noted throughout the Specific Plan, the "Pazkurbia" concept promotes a "green" city, acknowledges Cupertino's agricultural past, and envisions Stevens Creek Boulevard as a landscaped pazkway l;T+k;T+g ma- jor centers of cultural, office, and retail use. However, Stevens Creek Boulevazd must also accommodate a va- riety of development types outside of the three major activity centers, and a central objective of the Standards and Guidelines is to accommodate this variety within the overall parameters of the "Parkurbia" concept. The Mixed-Use Parkway The image of Cupertino is most on display along Stevens Creek Boulevard. The corridor is the central element of Cupertino's "public realm," where much of its public life occurs. Yet the corridor's hodge-podge appearance contributes little to the overall character of the community and is at odds with the orderly sub- urban character of its neighborhoods and business parks. Land uses, building forms, and landscaping vary from one property to the next. Logo-like commer- cial buildings, sleek offices, old and new shopping centers, pazks, parking lots, gas stations, condomini- ums and apartments all "do their own thing," inde- pendent of one another. Participants in the General Plan process and the Heart of the City Design Charette identified this lack of co- herence as particularly undesirable, and identified a "parkway" design approach as a means of both bring- ing visual order to the street and reflecting the physi- cal characteristics of the rest of the community. The goals of the Standazds and Guidelines are therefore: 1) Accommodate a continuous parkway/street-tree planting scheme that facilitates pedestrian activ- ity, yet maintain the visibility and access needed for successful commercial retail businesses. 2) Promote visual compatibility between commercial, office, and residential development. 3) Allow commercial, office and residential develop- ment flexibility to meet different needs in terms of building form and site and frontage orientation. The manner in which the Standards and Guidelines address these goals is summarized below: Visibility: The Standards and Guidelines implement the parkway frontage concept established in the Streetscape Element of the Specific Plan. They require that all new development provide a frontage landscape easement that extends twenty six feet back from the curb. The easement will accommodate a curbside planting strip, sidewalk, and either a single row or double row of street trees. However, visibility of development from the roadway is important for most types of development. Because businesses market goods and services directly to mo- torists, it is essential for commercial retail develop- ment. The Standards and Guidelines therefore contain the following provisions to maintain visibility: 1) Landscaping requirements for frontage parking Development Sta~{dgar7,~~`gand The City of Cupertino Design Gi~ide[ines 22 H E A R T. O F T H E C I T Y lots are reduced for front-facing commercial build- ings. 2) Building-from-curb setbacks are reduced from the previous 50' standard to 35'; 3) Total area permitted for commercial wall signs is increased from 1 square foot per linear foot of store frontage to 1.5 square feet. In addition: (a) design guidelines encourage buildings to include taller architectural features that make them more visible, and; (b) the Streetscape Element contains policies for installing trees with canopies high enough to allow visibility of adjacent properties. Compatibility: The Standards and guidelines do not require a particular architectural style or styles. How- ever they do encourage a common approach in terms of architectural features. For example, all buildings are required to have a main building entrance visible from the street frontage, and all buildings are encouraged to have an architectural base, a consistent arrangement of building masses, and an attractive roof or roofline: In addition to the consistent parkway frontage, ele- ments of agricultural landscaping and pedestrian scale character - "orchard" tree plantings, hedges, trellises and arbors, and pedestrian-height light fixtures -are emphasized. Clearly-defined walking paths connect- ing public sidewalks, prominent building entries, courtyazds, and parking areas are required. Proper- ties are buffered along side and rear lot lines by fences and/or walls and evenly-spaced "wind. row" tree plantings. Flexibility: Different forms of development typically exhibit different on-site relationships between build- ings, parking, street frontages, and landscaped areas: Maximum visibility, minimal landscaping, and a fron- tal relationship of buildings to the street frontage is typically preferred for commercial development. Some amount of visibility combined with attractive land- scaping is preferred for office buildings, with the re- lationship of buildings to street frontages varying from site to site. Dense screening and landscaping is pre- ferred for residential development, with buildings often oriented away from street frontages. The Standards and Guidelines encourage buildings to be located in relatively close proximity to the front- a;ge to increase visibility, and architectural and site im- provement provisions encourage compatibility in terms of the general appearance of development, as noted above_ However, on-site relationships may vary f:•om development type to development type. Com- rriercial buildings may have parking lots adjacent to the frontage. Office buildings maybe set back behind lzlrger, landscaped front yard- areas, with parking to ttie side or rear, and residential development may side onto or face the street frontage with an attractive screen wall or fence adjacent to the parkway planting area_ Using the Standards and Guidelines 1/levelopment Standards address those aspects of de- velopment that are essential to achieve the goals of the Specific Plan. "They aze specifications for site develop- atent and building design, such as permitted land uses, building height, and setbacks. Standards must be ad- hered to and typically employ the word "shall." )/lesign Guidelines, on the other hand, provide guid- ance for new development in terms of more subjective considerations, such as district character or design de- t~iils. They also serve as criteria for design review by City staff and the Planning Commission_ Guidelines t3~pically employ the word "should." Variations are permitted if they will substantially aid in meeting the overall principles and objectives of the Specific Plan. Illustrative Building Prototypes for each land use type illustrate application of the Standard and Guidelines and the forms of development desired by the City. Sttandard and Guidelines begin on the following pages: Development Standards Commercial Development -Page 23 Iv[ulti-Unit Residential Development -Page 27 Design Guidelines Commercial Retail Development -Page 30 Commercial Office Development -Page 35 1V[ulti-Unit Residential Development -Page 38 Site Improvements and Landscaping -Page 42 Development Standards and 12-1s9 Design Gt/ideiines The City of Cupertino H E A R T O F T H E C I T Y Development Standards Cornmarcial Qevelopment Standards 7.01 .07 O Description 23 Standards and guidelines accommodate a variety of different types of commercial development, from stand-alone single-tenant buildings to small convenience centers, office buildings and large shopping centers. Buildings are encouraged to be located closer to the street frontage for visibility. The development standards generally require that surface parking areas should generally be located to the side or rear of buildings, with shade trees in an "orchard" planting arrangement. However, a single bay of parking with minimal landscaping is permitted in front of buildings to maintain visibility. Amenities, such as benches, pedestrian-scale lighting, and planters are encouraged along building frontages, where they will be visible from Stevens Creek Boulevard- 1.07.020 Land Use A. Permitted Uses 1. Retail Sales and Services Within a Building or Enclosed Patio or Atrium -including the following: a_ Retail -such as food stores, (excluding convenence markets), drugstores, apparel stores and hardware stores. b. Personal services -such as barber shops, beauty parlors, shoe repair shops and tailor shops. c. Business services. d. Building, electrical, and plumbing materials sales. e. Banks, financial institutions, insurance and real estate agencies, travel agencies, photogra- phy, and similar studios which directly seYVe the public. 2. Business and Professional Offices. 3. Public and Quasi Public Buildings and Uses - of a recreational, educational, or public service type. 4. Other Permitted Uses - as specified in the City's General Commercial (CG) Zoning district. B_ Conditional Uses 1. Residential over Retail - with a max;,t,um density of~thirty five (35) units per acre, provided: a. Minimum development increment - is one (1) acre. ~s-no The City of Cupertino Development Sta~:dards 24 ~ H E A R T O F T H E C I T Y b. Development standards and design ~~uidelines -for Multi-Unit Kesidential are followed. 2. Office Over Retail -provided development standards and design guidelines for office use are applied as appropriate. 3. Other Conditional Uses - as specified in the City's General Commercial (CG) Zoning district. C. Minimum Parcel SiZeS -for previously unsubdivided properties are listed beloH~. Existing legally-created lots are exempt from these mir,imurrts: 1. Commercial Retail Development -ten thousand (10,000) square feet and/or one hundred (100) linear feet of frontage for permitted uses. 2. Commercial Office Development -one half (1 /2) acre. D. Maximum Development Intensity 1. Commercial Retail Development - Applir_ants must apply for an allocation from the retail com- mercial development allocation pool. 2. Commercial Office Development - a floor-area ratio (FAR) of 0.37. Private property dedicated for public landscape frontage improveme~rtts shall not be subtracted from the net lot area for the purposes of calculating the floor -area ratio. 7.01.030 Building Height, Setbacks and Orientation A. Height - as measured from sidewalk to top of cornice, pazapet, or eave line of a peaked roof shall be as follows: 1. Maximum -three (3) floors or thirty six (cS6) feet. 2. Minirnum -ten (10) feet to eave line for a sloped roof fourteen (14) feet to parapet for a flat roof 3. Exceptions -subject to City review. Maxvnum excepted height shall be 45 feet. a. Above subsurface parking -buildings may exceed the maximum height by five (5) feet; subsurface structures shall extend no higher than five (5) feet above finished grade. b. Sloping portions of roofs -may exceed height limits provided they are gable or other non- shed roofs not exceeding 6:12 slope. c. City Center and Cross Road Comer Properties -Special building height maximums apply; see General Plan. B. Front Setbacks 1. Minimum Setback -for new development shall be nine (9) feet from the required Boulevard Landscape Easement; see section 1.01.040.D., below. 2. Comer Parcels -setback requirement applies to both frontages (e.g., comer pazking lots gener- ally not permitted); T*+i*•+**+um frontage requirement recommended but not required. 3. Exception: Special Architectural Features -subject to City review: entrance porticoes, canopies, and or other features may extend up to four (4) feet into the front setback azea. Deveiapment Standards The City of Cupertino 12 - ~~~ H E A R T O F T H E G I T Y C. Minimum Side And Rear Setbacks 25 1. M;n;T„um Side Setback -for new development shall be one-half (1/2) the height of the build- ing, or ten (10) feet, whichever is greater. When adjacent properties are jointly developed as they may occur in a shopping center the setbacks between buildings may be reduced to zero when it promotes pedestrian access. 2. Minimum Rear Setback -for new development along developed or zoned residential proper- ties the rear setback shall be equal to one and one-half (1.5) times the height of the building with a minimum setback of 20 feet- 3. Planned Mixed Use Developments -may reduce the m;*~;mum side and rear setbacks between onsite buildings within a common master plan in accordance with an approved development plan- D. Building Orientation -The main building entrance to all buildings shall be located on the front building facade, a fronting building comer, or aside-facing facade visible from the street frontage. Exceptions may be permitted subject to City review. 7.07.040 Site development and Parking A. Access 1. Direct Pedestrian Access - in the form of a walkway shall be provided from the Stevens Creek Boulevazd sidewalk to the main building entrance; i_e., pedestrian access to building entrances shall not require walking between parking spaces. If pedestrian access ways cannot be sepa- rated from parking bays and/or circulation aisles, they must be distinguished by a different paving material. 2. Vehicular Access/Curb Cuts -shall be shared wherever possible. a. Maximum Number - of curb cuts associated with a single tenant building shall be one (1) two-way curb cut or two (2) one-way curb cuts on Stevens Creek Boulevard. b. Maximum Width - of curb cuts shall conform to City standard details. For a single prop- erty, no more than one third (1/3) of the property frontage should be devoted to two-way curb cuts. c. Driveway Setbacks -shall be a minimum of five (5) feet from adjoining properties. d_ Drop-Off Areas -shall be provided at both the main (street front) building entry and the secondary (parking side) building entry. e. Service Access -shall be from reaz parking areas- Service access should avoid locating next to residential areas whenever possible. B. Parking 1. M;r+;mum Requirements -per the City of Cupertino Zoning Code. 2. Location of Surface Lots -shall generally be to the side and/or reaz of buildings- A single bay of parking may be provided in front of buildings with m;r+;rr~al landscape standards. However, broad expanses of parking along the frontage-are not consistent with the overall chazacter de- sired for Stevens Creek Boulevard. ~2-~~2 The City of Cupertino Development Standards 26 H E A R T O F T H E C I T Y _~--~ vim.^-'~~ 3. The Perimeter of Parking Lots and Drive~~vays -adjacent to the Stevens Creek Boulevazd front- age and sidewalks shall be screened with an attractive low masonry wallor kredge. The perim- eter of parking areas adjacent to the side :irtd/or rear property Lines shall be screened with a wall or fence. See "Site Improvements and Landscaping" for wall, fence, pier, and pedestrian access guidelines_ 4_ Handicapped Accessibility Standazds -Refer to California State Accessibility Standards - Inter- pretive Manual; latest edition_ C_ Common Open Space For CommE~rcial (Office Or Retail) Development - A ,r,;r,;**+um area equal to two and one half percent (2.5%) of the gross floor azea of buildings of twenty thousand (20,000) square feet or more, or restaurants of ten thousand (10,000) square feet or more shall be provided for passive recreational use, such as a garden sitting area or outdoor eating area. Plazas and courtyards shall include outdoor seating. Such azeas shall be integrated into the project site design and/or situated in the parkway landscape easement. D. Landscaping and Screening 1. Parkway Landscape Easement -All new development shall establish an easement twenty six (26) feet in width along the Stevens Creek Bou'.levazd frontage_ New development shall be defined as a twenty five per cent (25%) or greater increase in floor azea or a 25% or greater change in floor area resulting from use permit or architectural and site approval within twelve (12) months. Easement Improvements -The easement shall consist of a curbside planting strip ten (10) feet in width, a sidewalk six (6) feet ix~ width, and aback-of--walk planting strip ten (10) feet in width. Plantirig strip azeas shall contain grass and street trees in accordance with the " policies of the Streetscape Element. b. Special Condition: View Corridors - i~rea(s) may be clear of boulevard street trees to allow for unobstructed views of buildings euzd/or signage. This area shall include necessary curb cuts and driveways_ It shall be a **~;r+;mum of sixty (60) feet between trees and a maximum of one third (1/3) the length of the parcel frontage, not to exceed one hundred twenty (120) feet between trees per opening. Pazking area lot trees within the view corridor may also be sleazed to allow for unobstructed views of buildings and signs in this azea. 2. Adjacent to Designated or Developed Re:~idential Properties -attractive screen fencing or walls shall be provided along the property line to screen buildings, service areas, and parking areas; a **+;*+;**~um five (S) foot planting area shall be established within and adjacent to the fence or wall with evergreen trees planted at a mi;ninlum spacing of twenty five (25) feet on center. 3. Trash and Service Equipment -including satellite receiving dishes, shall be located away from streets and enclosed or screened by landscaping, fencing or architectural means. Such areas should be located away from residential :areas whenever possible. 4_ Screen Fences and Walls -not adjacent to streets and sidewalks shall be a m;.~;.++um of six (6) feet in height and a maximum of eight (8) .feet in height. Where a commercial and residential property share a common property line, tkte sound wall separating the uses shall have a mini- mum height of eight (8) feet. (See Design Guidelines for recomm~tdations on type and materials.) 5. Plant Materials -See "Site Improvements and Landscaping" section. F. Sighs -shall conform to City of Cupertino sign ordinance. However, the following provisions shall apply in the Specific Plan Area to of~~set the reduction in visibility associated with the parkway frontage improvements: Develop»ient Standards Th"e City of Cupertino 12 - 173 H E A R T O F T H E C I T Y 27 1. Maximum Building-Mounted Sign Area -for commercial retail development shall be one and one half (1.5) square feet per one (1) linear foot of tenant frontage. Multi-unit Residential development Standards 1.02.010 Description Standards and guidelines promote development that is compatible both with nearby neighborhoods and with existing and planned development along Stevens Creek Boulevard. Mixed residential and retail development are encouraged. Buildings will be a maximum of three stories in height_ Sub- surface parking is recommended; however, where needed, surface parking lots will be located to the side or rear of buildings and planted with shade trees in an "orchard" arrangement. 7 -02.020 Land Use A. Permitted Uses 1. Residential - at a maximum density of thirty five (35) units per acre; minimum density shall be eight (8) units per acre. For mixed residential and commercial developments this shall be net density, excluding pazking and/or land azeas devoted to the commercial portion of the devel- opment. B. Accessory Uses 1_ Customary Home Occupations -subject to City review. 2. Offices -incidental and necessary to the conduct of a permitted use. 3. Accessory Uses and Buildings -customarily appurtenant to a permitted use. C. Conditional Uses 1. Retail and Personal Services along the Stevens Creek Boulevard frontage - if incorporated as part of a mixed residential and commercial development. Commercial standazds and commer- cial retail guidelines shall apply to the commercial portion of the development as appropriate. 2. Additional Uses -determined by the City to be supportive of those listed above. D_ Minimum Parcel Size -shall be one half (1/2) acre. 1-02.030 Building Height and Setbacks A. Height - as measured from sidewalk to top of cornice, pazapet, or mid-point of a peaked roof shall be as follows: 1. MaxiT„um -three (3) floors or thirty six (36) feet_ 2. Exceptions -subject to City review: The ma~r;Tr,um excepted height is forty five (45) feet_ a Above Subsurface Pazking -buildings may exceed the maximum height by three and one half (3.5) feet. Developments with a frontage of over two hundred (200) feet may exceed the height limit by an average of three and one half (3.5) feet with a ma~~**+um height of five (5) feet above the height limit. 12-'174 The City of Cupertino Development Standards 2S I H E A RHO F` H~ G 1 T Y v~ b. Special Architectural Features -such as towers or cupolas to a maximum excepted height of forty five (45) feet. _ _ ' _ c. Rooftop Structures -such as elevator and mechanical equipment enclosures, roof decks, trellises and gazebos. These may exa~ed the 36-foot height limit by nine (9) feet, provided they aze set back a m;n;r.,um of ten ('LO) feet from building walls and aze screened. B_ Front Setbacks 1. Min+**~um Setback - shall~be nine (9) feet -From the required Parkway Landscape Easement; see section 2., below. 2. Parkway Landscape Easement -All new development shall establish an easement twenty six (26) feet in width along the Stevens Creel: Boulevard frontage. New development shall be de- fined as a twenty five per cent (25%) or greater increase in floor azea or a 25% or greater change in floor azea resulting from use permit or azchitectural and site approval within twelve ~(12) months. a. Easement Improvements -The easement shall consist of a curbside planting strip ten (10) feet in width, a sidewalk six (6) feet i~1 width, and aback-of-walk planting strip ten (10) feet in width. Planting strip areas shall contain grass and street trees in accordance with the policies of the Streetscape Element_ 3. An Attractive Screen Wall -shall be located along the minimum setback line unless the build= ing is designed with main entrance(s) facing Stevens Creek Boulevazd. This wall shall be a maximum of eight (8) feet in height and of the same and/or complementary materials and de- tailing as the principal building(s); see Design Guidelines for walls under "Site Improvements and Landscaping." The wall shall includE: a m-*++**+um of one (1) and preferably more pedes- trian entrance gates with walks leading to the main public sidewalk. C. Side And Rear Setbacks 1. Minimum -twenty (20) feet from property lines and thirty (30) feet between buildings. 2. Exceptions -subject to City review: a. Uninhabitable building elements -such as chimneys and projecting eaves up to five (5) feet; 7 _02.040 Site ~eveloprt~ent and Parking A_ Driveways - to on-site pazking gazages or lots shall reflect the following criteria: 1. Ramping driveways -shall be located be}pond the back of sidewallc, with a maximum grade of twenty percent (20%) and adequate sight distance. 2. Setback from adjacent properties - shall be a rrL*~~**+um of five (5) feet. 3. Setback from adjacent buildings - shall be a min;,r,um of three (3) feet 4. Maximum number of curb cuts -shall be one (1) two-way curb cut or two (2) one-way curb cuts per one hundred fifty (150) feet of frontage. In mixed residential and commercial developments at least one curb cut shall be shared by both uses. 5. Maximum width of curb cuts -shall conform to City standazd details. Development Standards The City of Cupertino '12-'175 H E A R T O F T H E C I T Y ~r~ ~~ ~~~ B. Building Access 29 1. Direct Pedestrian Access - in the form of a walkway shall be provided from the Stevens Creek Boulevard sidewalk to the main building entrance; i.e., pedestrian access to building entrances shall not require walking between pazking spaces. If pedestrian access ways cannot be sepa= _ rated from parking bays and/or circulation aisles, they must be distinguished by a different paving material. 2. Common Entrances -should serve no more than twelve (12) units. Common entrances may incorporate access from underground parking garages and/or from common project outdoor open spaces. C. Outdoor Space -Common, usable outdoor space shall be provided for all multi unit buildings. A mir+itr+um of one hundred fifty (150) square feet shall be provided for each unit excluding required setback areas; see Design Guidelines. Private outdoor space shall also be provided with at least sixty (60) square feet for each unit. Private space shall be in the form of a patio or deck attached to the unit, not less than six (6) feet clear in any dimension. - D. Parking 1. Requirements -per City of Cupertino Zoning Code. 2. Subsurface Garages -The majority of pazking should be depressed paztially 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 sidewalk grade. 3. Surface Parking Lots -shall always be to the rear or side of buildings; in no case shall surface parking lots be closer to surrounding public walks than twenty (20) feet- The perimeter of pazk- ing azeas and driveways adjacent to streets and sidewalks shall be screened with an attractive low wall, fence, or Line of piers- (See "Site Improvements and Landscaping" section for guide- lines for wall and fences). 4. Garage Doors - or gates shall be provided for all garages. Maximum width for common garage entrances shall be twenty (20) feet for double doors and ten (10) feet for single doors. E. Site And Public Improvements 1- Side Street Trees -Shade trees at a spacing of approximately twenty-five (25) feet on center shall be planted within required curbside planting strips. 2. Special Condition: Stevens Creek Boulevard - A wall or fence shall be provided along the set- back line. 3. Screen Fences or Wa1Ls: a- Adjacent to commercial development -attractive screen fences or walls shall be provided along property lines to screen service azeas and parking areas. b. Height of screen fences and walls -not adjacent to streets and sidewalks shall be six (6) feet in height. (See "Site Improvements and Landscaping" section for recommendations for type and mateFials.) iz-ins The City of Cupertino Development Sta~xdards 3O I H E A R T O F T H E G I T Y 4. Trash and Service Equipment -including; satellite receiving dishes, shall be located away from streets and enclosed or screened by landscaping, fencing or other architectural means. Service azeas should be located away from residential areas whenever possible- a. Rooftop equipment -shall be screened on all sideg and shall be integrated azchitecturally in the building design. b. Recycling containers -locations shall be included in design plans. 5. Plant Materials -see "Site Improvements: and Landscaping" section- F_ Building Design 1. Architectural Forms -common to Cupertino's residential areas shall be used. 2. Variety in the Design of Building Facades -shall be required so that block frontages are varied and attractive. 3. Privacy -Buildings shall be designed and/or arranged to avoid windows facing windows across side and rear building setback areas. Development Standards The City of Cupertino ~2 - ~~~I/99 H E A R T O F T H E 'C I T Y 37 Single-Family Residential Development Standards 7.03.07 O Description Standards promote retention and development viability of single-family residential sized lots in the transition area between Stevens Creek Boulevard fronting development and single-fam- ily neighborhoods in the vicinity of Tantau, Judy, Bret and Stern Avenues. Standards apply to existing lots X0,000 square feet or -less in area and 225 feet or more in distance from Stevens Creek Boulevard. 7.03.20 Land Use A. Permitted Uses 1. Single-Family Residential - at a density range of 1-5 units per acre. 2. Other permitted uses in the R-1 single-family residential zoning district. B. Accessory Uses 1. Customary Home Occupations - subject to City review. - - STEVENS - -GREEK - -BIND - T 1 NORTH a t 6 6 I 1 ~ y ~ ~ ~ s ANNE LANE f- m I Heart of the City Specific P/an Area Boundary Properties Subject to Hear? of the City Specific P/an Amendment to A//ow Single Family Residential Oeve/opment 2. Accessory Uses and Buildings - customarily appurtenant to a permitted use_ C. Conditional Uses 1. Conditional uses as allowed in the R-1 single-family residential zoning district. 7.03.30 Building Height and Setbacks 1. Building heights and setbacks are as allowed in the R-1 single-family residential zoning district. 7.03.40 Other Site development Regulations . 1. Other site development regulations applicable in the R-1 single-family residential zoning dis- trict shall apply to lots affected by these single-family residential development standazds as shown in the figure. Single-Famz7y -i~ id~e~tial ~/gg The City of Cupertino Development Standards 32 I H E A R T O F ~- H E C I T Y Exception Process four Development Standards Irt order to provide design flexibility in situations when small lot size, unusually shaped par- cels, or unique surrounding land uses make it difficult to adhere to the development standards and where all efforts to meet the standard: have been exhausted, an applicant for development may file an exception request to seek approval 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 incr<aase land use intensity or change permitted land uses_ A. An exception for development standazds can be approved if the final approval authority for a project makes all of the following findings: 1. The proposed development is otherwise consistent with the City's General Plan and with the goals of this specific plan and meets one or more of the criteria descn`bed above. 2_ The proposed development will not be injurious to property or improvements in the azea nor be detrimental to the public health and safety. 3. The proposed development will not create a hazardous condition for pedestrian or vehicu- _ lar traffic. 4. The proposed development has legz~l access to public streets and public services are avail- able to serve the development. 5. The proposed development require:; an exception which involves the least modification of, or deviation from, the development regulations prescn"bed in this chapter necessary to ac- complish areasonable use of the parcel. B. An application for exception must be submitted on a form as prescribed by the Director of Community Development. The applical3on shall be accompanied by a fee prescribed by City Council resolution, no part of which shall be refundable, to the applicant. Upon receipt of an application for an exception, the Director shall issue a Notice of Public Hearing before the Plan- ning Co**~r*++ssion for an exception under this chapter in the same manner as provided in sec- tion 19.120.060 (relating to zoiung changes). After a public hearing, and consideration of the application in conjunction with the mandatory findings contained in subsection A above, the Planning Commission shall approve, co~lditionally approve or deny the application for an ex- ception. The decision of the Planning Corr~**+~csion may be appealed to the City Council as pro- vided in Section 19.136.060. C. An exception which has not been used ~n~ithin two years following the effective date thereof, shall become null and void and of no effect unless a shorter time period shall specifically be prescribed by the conditions of such permit or variance. An exception permit shall be deemed to have been used in the event of the erel=tion of a structure or structures when sufficient build- - ing activity has occurred and continues to occur in a diligent manner. Exception Process far Development Standards The City of Cclpertino ~2 - 791/99 H E R T O F T H E C I T Y Design Guidelines Commercial Retail Development Guidelines 2.07.07 O Description 33 The Design Guidelines promote buildings that assume some of the communication functions of signs. Through their overall form and appearance buildings should communicate more than just a business name to a motorist who is shopping by car -how many businesses are there? where to park? where to enter the building? A "building as sign" is taller than a typical one-story building, with a distinctive silhouette. It is located in close proximity to the street frontage. The driveway and main building entrance is identified by a taller architectural form, which is an excellent location for mounting a sign vis- ible from a caz. A. Building Increment -Long facades should be divided into shorter segments or modules. Modules along the Stevens Czeek Boulevard frontage are recommended to be twenty-five (25) Feet long and a maximum of fifty (50) feet long, and should be sepazated by changes in the building mass or facade treatment, such as a projected entrance or window volume(s), notch, roof form, or other architectural feature. B. Special Architectural Features -should accent buildings at the main building entrance, adjacent to entrance drives, and/or at buildirg comers. C. Facade Composition -Every building and/or individual tenant space should have a base; a clear pattern of openings and surface features; a prominent main entrance; and an attractive, visually interesting roofline. The building should convey quality materials. 1. Building Base -This may be as simple as a visual thickening of the wall where the building touches the ground, a different surface material and/or wall color, or a different design treat- ment for the ground floor in a two-story building facade. 2. Pattern of Openings and Surface Features -Windows, wall panels, pilasters, building bays, and storefronts should be based on a module derived from the building's structural bay spacing. Features based on this module should be carried across windowless wall azeas to relieve blank, r~*++*+teresting surfaces and applied to side and reaz elevations of the building. 3. Building Entrances -should be easy to identify and distinguish from the rest of the building. 4. Rooflines -should be simple, changing shape to reflect important building masses, tenants be- low, and/or other important internal building functions. D. Windows - are an important element of facade composition and an indicator of over all building quality: ~2-~ao 1/99 The City of Cupertino Design Gleidelir:es 34 I H E A R~O~TI HAG I T Y Commercial Retail Development. _ _ Small Commercial Center Shopping center frontage Long facades should be improved with pedestrian divided into shorter "Streetscape" elements; segments; max 50' e. g. ornamental lights, recommended. benches and other furnishings visible from Stevens Creek Boulevard- A maximum of one bay ~f of parking is recommended .~~ in front of building. ~ji' ' / ,, . . jJ/~ r~ y ! r MC~ ` ~ / w Low screen flowering hedge along frontage - parking areas required. Special, taller architectural features should be ]ocated at main building entrances, entrance drives, and/or other highly visible locations- Awnings and canopies are recommended. ~ sre i r,',y;~ 4 ' h~rr ai~° e, ~ ~l 1111, 1/3 frontage maximum Single row of street trees Borlevard frontage: "Clear Zone' for visibility; in front of commercial 10' curbside planting strip, 120' max. each clear zone. retail development. 6' v~alk, 10' back walk planting strip. Every building and/or individual tenant space should have a clearly defined base, pattern of window openings, recognizable main " entry, and interesting roofline_ Slopes and/or parapet roofs recommended. Signs should be an integral part of the architectural composition. Setback to building and/or screen hedge 9' minimum. I I I I I Y 1 1 I I I c 1 IInlYllr Design Guidelines The City of Cupertino ~2 - ~8l/99 A R T O F T H E G I T Y - ,.s--~ -~~_ ^-'--ice 35 1. Window/Wall Proportion - In general, upper stories should have awindow-_ to-wall area pro- portion that is smaller than that of ground floor storefronts- - 2. Window Openings -should generally be vertical or squaze in shape- Horizontally-oriented openings generally make buildings appeaz squat and massive. 3. Window Inset -Glass should be inset a m;n;T.+um of 3" from the window frame or from the exterior wall surface to add relief to building surfaces; this is especially important for stucco buildings. 4. Shaped Frames and Sills -should be used to enhance openings and add relief to wall surfaces. E. ROOfS -Parapets and/or shallow gable, hip, or other two-slope roofs are recommended for all buildings (see illustrative Prototypes): 1. Roof Slopes -should be between 3:12 and 6:12. 2. Roofs Should Extend - across a **+;*+;**+um of 75% of the building frontage. 3. Roof Ridges -should be aligned to be parallel and/or perpendicular to the street frontage. 4. Roof Overhangs - aze strongly recommended. Overhangs should be a minimum of three (3) feet, with additional articulation in the form of support struts, gutter facia, and/or exposed beams/rafter ends. 5. Materials -The following roofing materials are typical for the district: metal seam made of alu- minum, galvanized steel or other coated steel, recommended finishes are anodized, fluorocoated or painted. For copper and lead, recommended finishes are natural or oxidized. Clay, ceramic or concrete file may also be appropriate if consistent with the desired building chazacter. Taz and gravel, composition, or elastomeric roofs should be screened by roofed paza- pets. Asphalt shingle roofs are not recommended. F. SigILS -Guidelines 1 through 4 below apply to building-mounted signs. 1. Sign Location -Signs should be mounted on pazapets, towers, turrets, recessed wall azeas, and/ or other azchitectural features specifically designed for them. Flush-mounted and painted wall signs should align with major architectural elements, such as doors and windows. Ornamental elements, such as moldings, pilasters, arches, clerestory windows, roof eaves, or cornice Lines should be used as a frame. 2. Relationship to Cornice or Eave Lines. Signs should not span cornice or cave Lines or extend above the peak of a peaked roof. However, signs designed as an extension of the architectural form of the building may be appropriate. For example: projecting signs, sign boards or neon signs may be designed to look like a marquee, pazapet, or accent to a parapet or sloped roof. 3. Awning and canopy signs -are recommended for commercial retail buildings. Awning signs should appear and function primarily as awnings, however. Awnings should reflect the building's facade module and should not extend for more than fifty (50) lineaz feet without a break. Signs on canopies should be integrated with the canopy facia, or be in the form of free- standing letters mounted on top and extending above the facia. 4. Projecting Signs -are recommended if designed as architectural features (see F.2., above), or aze located primarily for pedestrian visibility; m;,,;T.,um sidewalk cleazance should be seven (~ feet- 12-182 1/99 The City of Cupertino Design Gzzideliz:es 36 ~ H E A R T O F T H E C I T Y Commercial Retail Development (Corrtvrrred) 'Big Box' Center with Frontage Tenants Auto services building garage bays perpendicular to frontage. \ 60' clear zone a` Low profile hedge-along frontage parking areas required. L~ A_ i Trees in - clear zone optional. 1/3 frontage maximum "Clear Zone" for visibility; 120' maximum. Orchard parking required outside of clear zone; 1 tree per 5 spaces. Main building entrance on axis with clear zone. 'Big Box' retail/outlet building. (i.e. single tenant) s-~ / % j i ~- _ _ ~~ Freestanding shopping center tenant (typ.). IIIIIY~r 1 / 1 G i lollorur Design Grtidelines The City of Cclpertino 12 - 18/99 H E A R T O F T H E C I T Y I 3T 5. Architectural Style -Sign shapes, type styles, and color combinations should complement building styles- 6. Structural supports -should be attractive. They should complement the overall design of the sign and/or building(s)- Ornamental metal is strongly recommended. 7. Materials -should be attractive and long-lasting. Recommended materials are- a. Signboazds - of wood or metal, with painted, engraved or routed letters, or mounted letters of wood or metal. b. Silhouette or figurative signs -three-dimensional letters, symbols, and/or ornamental fig- ures made of wood or metal. c. Custom neon -exterior-mounted on a signboazd or metal support frame or enclosure, or interior-mounted behind clerestory or display windows for only building-mounted signs. d. Fabric awnings -such as canvas or nylon, with painted or applied lettering; plastic awnings should not be used. G_ Lighting -should be used to enhance signs and buildings. When possible, sign illumination should be coordinated with an overall building lighting scheme. Recommended lighting approaches are: 1. Backlit -with lighting inside and behind projecting lettering and/or awnings. 2. Floodlit -with single or multiple spotlights, provided light sources are shielded to protect mo- torists, pedestrians, and adjacent properties. 3. Color and lamp type -Light sources providing the most pleasing and accurate color rendering aze metal halide, incandescent, and color-corrected fluorescent. Other lamp types, such as cool white fluorescent, mercury vapor, and high and low pressure sodium may distort sign colors and should be used according to advice from a lighting professional; these lamp types aze not appropriate for azea lighting. 4. The light fixtures shall be oriented and designed to preclude any light and duect glare to adja- cent residential properties. No direct off-site glaze from a light source shall be visible above 3 feet at a public right-of-way. 5. Pazking lots, sidewalks and other areas accessible to pedestrians and automobiles shall be illu- minated with a uniform and adequate intensity. Typical standazds to achieve uniform and ad- equate intensity aze: a. The average horizontal maintained ilh+mination should be between 1 and 3 foot candles; and b. The average maximum to minimum ratio should be generally between 6 and 10 to 1. 6. Critical azeas such as stairways, ramps and main walkways may have a higher ill~~**~:*+ation. 7. Lighting around automatic teller machines shall meet m;n;..ium standazds required by the State Business and Professions Code. 12-184 ~~gg The City of Cupertino Design Guidelines 38 I H E A R T O F T H E C I T Y Office development Guidelines 2.07.020 Description To promote compatibility with the other types of development likely to occur along the corri- dor, design guidelines encourage building:: that depart from the typical formula of long, anony- mous building masses and ribbon windows. Main building entrances should be located on the front building facade or adjacent to a fror~ting building corner. Buildings should incorporate breaks in building mass that reflect the tyF~ical sizes of parcels that occur along the street- Win- dows should be in the form of individual recessed openings and/or windo~n~ groupings or bays. A_ Building Increment -Long facades should be divided into shorter segments. These segments are recommended to be fifty (50) feet long with a maximum of one hundred (100) feet long. They should be separated by major changes in the building mass, such as projected entrance volumes or notches. B. Roofs -Shallow gable, hip, or other two-slope roofs are recommended for all buildings; parapet roofs in combination are also recommended. 1. Roof Slope -should be between 3:12 and 6:12. 2. Roofs Should Extend - across a minimuaL of 75% of the street frontage. 3. Roof Ridges -should be aligned pazallel to roads. 4. M~*++**+um Depth - of~sloped roofs should be thirty (30) feet. C. Massing -the overall form of a quality building is created by its three-dimensional chazacteristics, or massing. Different cosibinations of building mass should be used to compose a building. Building masses maybe singular, like a tall or projecting mass located in the center to mark a main entrance. They maybe symmetrical, for example towers placed on either side of the main entry; Or they may be repeated in a slightly different way in another building location. D. Special Architectural Features -should accent buildings at major street corners and other highly-visible locations. A diagonal "cut" at a comer, or a notch for a grand building entry, can also be effective. E. Building Clusters -Buildings should relate to one another to shape open space in between, as is common on campuses. Changes in t;~uilding form should be used to organize and accent ' space, by creating axial relationships beriveen buildings, defining special courtyazd spaces, etc. F. Building Composition -Every building should have a base; a clear pattern of openings and surface features; a recognizable entry; and an interesting roofline. 1. Building Base -This may be as simple as a. thickening of the wall where the building touches the ground; or it may be a heavier or thicker treatment of the entire ground IIoor wall for a three or more story building facade (a slight setback of the upper floors accomplishes this). The base may be of a different material and/or color than the wall surface of the rest of the building. 2. Pattern of Surface Features -Windows, v~~all panels, pilasters, building bays, and storefronts should be based on a module derived from the building's structural bay spacing. Features based on this module should be carried across windowless walls to relieve blank, uninteresting surfaces. Design Guidelines The City of Cupertino ~ ~2 - ~$ir'/99 - H E A R T O F T H E C 1 T~Y ~ 39 r ~ _r ~~ ~~ Commercial Office Development _ __ Two slope roofs are Special architectural features • recommended for or peak roofs may exceed all buildings. height Limits subject to city review. r' `t Special, taller architectural ~ v features should be located at 3 main building entrances, driv a d/o i Z t th rance ~ ~ en e, n r o er _ ` ~ highly visible locations- ~ t base or cOrnice ~~ ~ ^~. ~ _ - ~, r ~ 2S y '""].. ~ ~_~ J j y ,}ri Long facades should be divided into shorter segments. Max. 100' recommended 1/3 frontage max Clear zone Main building entrance on front/corner identified by specific architectural feature(s). Related buildings should have common architectural forms and should be clustered fo define shared open space(s). Every building should have a clearly defined base, pattern of window openings, recognizable main entry, and interesting roofline. 1/99 The City of Cupertino . T. ~ ~: -'~:.~:~ 9' min. Setback 26' Easement I IIIIY II I I I i f IIit/Ylff Design C~uidegines 40 H E A R T O F T H E G I T Y 3. Main Building Entrances -should be located on the front'of the building or on a fronting, traf- fic-facing building comer. They should tie easy to identify and distinguish from [he rest of the building. One or more of the following b•eatments should be used: a. A Taller Mass Above -such as a tower or turret, or a volume that protrudes from the rest of building surface. b. Centered in the Facade - as-part of a symmetrical overall composition_ c. Accented by Architectural Elements -such as columns, overhanging roofs, awnings, cano- pies, ornamental light fixtures_ d. A Change in Roofline or Roof Type Above. G. Wall Surfaces - If the building mass alld variety of windows and doors is complex, simple wail surfaces may be preferable (e.g. stucco); if the building volume and the pattern of wall openings is simple, additional wall texture and articulation should be employed (e_g. bricks or blocks, or rusticated stucco). Pilasters, co Lumns, cornices, and other forms of surface relief should be used to add visual interest and. scale. H. Windows - aze an important element of building composition and an indicator of overall building quality: 1. Window Openings -should generally be vertical or squaee in shape; if square, windows and/ or window panes should be vertical in sYlape. 2.. Window Inset -Grass should be inset a >ZUnimum of 3" from the exterior wall surface to add relief to wall surfaces; this is especially important for stucco buildings. 3. Shaped Frames and Sills -should be used to enhance openings and add relief to wall surfaces. I. Roofs 1. Metal Seam Roofing -For aluminum, galvanized steel and other coated steel, recommended finishes are anodized, fluorocoated or painted. For copper and lead, recommended finishes are natural or oxidized. 2. Clay, Ceramic or Concrete Tile - aze also appropriate. 3. Tar and Gravel, Composition or Elastomeric Roofs -Should only be used for flat roofs and should be screened by parapets. 4. Not Recommended: a. Asphalt shingles -are appropriate in a residential context. b. Wood -shingles or shakes are approi~riate in a rural context. Design Guidelines The City of Cupertino 12 - 1817/99 H E A R T O F T H E C I T Y Multi-Unit Residential Guidelines 2.01 _030 Description 41 Guidelines encourage buildings that reflect the presence of individual units within them. Ar- chitectural features such as peaked roofs, built-in decks, and porches and stoops are encour- aged to enhance residential character. A key goal of the guidelines is to create attractive residential environments along the corridor which are buffered from traffic, yet do not appear completely insular. For example, screen walls and fences are permitted adjacent to the front setback line provided they provide highly-visible, attractively-designed pedestrian entrance gates- A. Common Open Space -should contain both landscaped/garden areas and hazdscape areas that encourage social interaction. 1. Common Landscaped Space - A landscaped green and/or gazden space should comprise be- tween seventy per cent (70%) and eighty per cent (SO%) of the common outdoor space. The 1o- cation should be in a courtyazd, side yard, rear yard, or common green for larger developments. Space should be rectilinear with no side less than fifteen (15) feet- Space should be seventy five percent (75%) enclosed by buildings, low walls, low fences, or linear landscap- ing (e_g., hedges or rows of trees) and not be bordered by surface pazking areas on more than one side. 2. Common Hardscape Space -Between twenty per cent (20%) and thirty per cent (30%) of com- mon outdoor space should be in the form pf unit paved or gravel azeas, common roof deck space, or any combination of the two. Hardscape space shall be connected directly to the re- quired landscaped space by stairs, walks, and/or ramps if necessary. B. General Building Design -Buildings should be compatible in form with single family houses, yet have ahigh-quality, boulevazd residential character. Building materials and design shall be long-lasting in order to create a living environment that holds its value over time. 1. Architectural.Features -that add human scale, such as courtyards, porches, balconies, trellises and bay windows, are recommended- Special architectural features that relieve flatness of fa- cades, such as recessed windows with authentic muntins, architectural trim with substantial depth and detail, bay windows, window boxes, dormers, entry porches, etc., are recom- mended. 2. Facade Module -Building facades shall be designed so as to give individual identity to each vertical module of units. Long facades should be divided into shorter segments a maxir+-+um of forty (40) feet and preferably twenty five (25) feet in width. In larger projects with frontages of over one hundred (100) feet, modules should be separated by such techniques as a deep notch (in plan) between the modules; varying architectural ele- ments (e.g., window color, roof shape, window shape, stoop detail, railing type); and/or vary- ing the color of individual modules within a harmonious palette of colors. C. Building Entrances -should be part of a clear entry sequence, extending from the public sidewalk to the private front door. The following elements aze recommended: 1. Stoops and/or Open Porches -should be provided at regular intervals which correspond to the vertical modules of building units. The stoops shall be wide enough for people to sit on and to make entries inviting. Open porches should have attractive bulkheads or balustrade railings and a roof that complements the pitch and materials of the main roof. 12-'188 ~/gg The City of Cupertino Design Gxlidelines 42 H E A R T O F T H E C I T Y Multi-Unit Residential Development 36' height to eave line Framed, inset windows recommended. Ground level entries/ stoops at regular intervals. Exterior stairs boxed and framed: "Floating" stairs discouraged. Submerged parking screened with planting. Common entries / recognizable and architecturally prominent. Submerged parking exempt from height limit (5' max). widow boxes, etc., express residential character. modules to reduce building mass. Double row of trees along frontage. IIIIIY-1 t 1 L f IOIIIY 111 t 2 - i $svss Design. Guidelines - The City of Cupertino H E A R T O F T H E G I T Y 43 2. Stairs -should be boxed and framed by attractive stepped bulkheads walls or balustrade rail- ings. Bullnose treads are recommended. Open or "floating" exterior stairs should not be used. 3. Low Hedges, Fences and/or Entry Gates -should be used to define the edge between the pub- lic street and private property_ 4. Ornamental Lighting - of porches and walks to highlight entrances and add security. 5. Freestanding Landscape Elements -such as trellises, arbors, and special landscape materials that add character to yard spaces and/or accent the entry sequence. D. Building Materials -Building materials shall be high-quality, long-lasting, and durable, with a minimum life span of fifty (50) yeazs for siding and forty (40) years for roofing. Examples of such materials include stucco or clapboazd for siding; file or asphalt shingles for roofs_ Construction drawings and construction techniques shall demonstrate high-quality detailing and use of materials. E. Windows - are an important element of facade composition and an indicator of overall building quality: 1. Composition -All windows within a building, lazge or small, should be related in operating type, proportions, or trim. Other unifying architectural elements should be used, such as com- mon sill or header lines. 2. Fra,,,;r,g and Window Inset -Built-up sills and trim should be used to frame opP*~;r~gs. Glass should be inset a rn;*++**+um of 3" from the exterior wall and/or frame surface to add relief to the wall surface; this is especially important for stucco buildings. 3. Special Windows -such as bays or dormers should be used to add interest and a domestic chaz- acter to the facade. F. Plant Materials -See "Site Improvements and Landscaping". G. Accessory Buildings 1. General -Accessory buildings of all types should have architectural treatments derived from the main building in terms of surface materials, trim, fenestration, roof materials, and color. 2. Freestanding Gazages -should be unobtrusive, preferably located at the rear of properties to **+;r++rr+:ze visual impact. a. Single-caz garage doors -are strongly recommended, with windows, surface panels, and other forms of acchitectural detailing to reduce their impact and scale. b. A maximum of five (5) garage doors -may be lined up consecutively; a space of five (5) feet shall be provided between each garage or group of doors. H. Plant Materials -See "Site Improvements and Landscaping" section for guidelines. ~2-~so ~/g9 The City of Cupertino Design GT~idelines 44 I H E A R T O F T H E C I T Y Residential /RetailM~~ixed Use __ Development Common usable outdoor space required at 150 s.f. per unit; mixed hardscape and green at 30% : 70%_ Private deck/patio space required at 60 s.f_ per unit. ~~`1 -.~~ ` I -s ~~ _ • ~ ~" ~ /~ 1/3 ti _~ ,_- ~/ frontage ~ _, _ ~ I total clear zones. _, ~ - - l Single bay of parking ~ maximum permitted in front. 1 tree per 8 spaces; more encouraged but not required. Low flowering hedge along parking frontage (typ_)_ Main pedestrian entrance to residential portion of development incorporated into frontage; others permitted. / "Main Street" storefront designs and amenities (lights, seating, landscaping) per Retail guidelines; see "Small Commercial Center" illustration. Screen wall and trees required adjacent to side and rear properties. SIG 20' Minimum - - .~ ~~_~ _ 1 /3 fronta 26' 35' total clear zones. o setback Building mass shaped to exF>ress individual units. Height limit may be exceeded by 3.5' average/5' maximum for underground parking. Commercial and residential access drives shared but differentiated by signs, alignment, landscaping, etc. Illilr-1 1 B B t c BB1101lI11 Design Guidelines The City of CBipertino ~2 X91/99 H E A R T O F T H E C I T Y I 4rJ Site improvements And Landscaping Guidelines 2.0'1.040 Description The following Design Guidelines for Site Improvements and Landscaping apply to all Stevens Creek Boulevard Specific Plan Areas unless otherwise indicated. A_ Pedestrian Pathways -Informal pedestrian pathways linking adjacent properties and buildings aze recommended. These pathways are intended to form a network separate from the public right-of-way. A variety of approaches are possible and the City will re~~iew linkage opportunities and proposals on a case-by-case basis. ~ ' B. Paving Materials -recommended for pedestrian surfaces are listed below_ In general, a ma~r;rr,um of two materials should be combined in a single application: 1. Stone -such as slate or granite. 2. Brick pavers. 3.. Concrete unit pavers. 4. Poured-in-place concrete -with any of the following treatments: integral pigment color; special aggregate; special scoring pattern; ornamental insets, such as tile; pattern stamped. All concrete walks should be tinted to reduce glare. C_ Walls, Fences, Hedges, Gateways And Piers -should be used to define public and private boundaries and/or spaces and screen parking azeas. 1. Design -Walls, fences, gateways and piers should be designed to reflect the azchitectural style and materials of the principal building(s). a. Along commercial frontages -hedges should be low to maintain an open character and retain vis>"bility. Mirtiatum height should be thirty two (32) inches to a maxi+*+um of thirty six (36) inches. A single flowering shrub species could provide some design continuity. b. A combination of thick and thin stnactural elements -should be used, with thicker elements for supports and/or panel divisions. Fenceposts and/or support cob+**+*~~ may be built up with additional trim, cornices, and/or moldings for this purpose. c. Walls and piers -should have a base and coping. d. Piers - A row of freestanding piers can be effective as an open screen between parking az- eas and streets or walks. A continuous chain or open metal fence between piers can be an attractive device for creating a stronger separation. (i) Spacing: no more than ten (10) feet on center. (ii) Thickness: at least eighteen (18) inches per side or diameter. (iii) Height: at least thirty six (36) inches and no taller than fifty-four (54) inches. 2. Materials -should be the same as or compatible with those of the principal building(s). Support post or pier materials may differ from fence materials; e.g. metal fence panels combined with masonry piers. a. Fences -Recommended materials are wrought iron, cast iron, and welded steel for com- mercial applications. Metal fences may be mounted on a low masonry wall, and/or2spagn~- ~/99 The City of Cupertino Design12 tti 9e fines r.~? H E A R T O F T H E C I T Y ring masonry piers. Wood fences aze appropriate in residential. Plan Areas only. They should be substantial in design and Fainted a light color. - b. Walls and piers -recommended matesiaLs are precast concrete stucco-faced concrete, brick, or stone. c. Not recommended: (i) Chain link fences. (ii) Unfinished or unsurfaced concrete block walls -are strongly discouraged. Block walls should be coated with cement sriicco or similar surface. Split-face block walls may be appropriate along side or rear property Lines only. (iii) Rustic wood fences D_ Plant Materials And Landscape Treatments -Used on properties adjacent to the right- of-way should reflect the following guidelines: 1. Plant Materials Along Stevens Creek Boulevard -should create an attractive and harmonious character, in keeping with the orchard/grove streetscape theme. a. Trees with open branching structure:; -should be used. Deciduous trees are recommended. b. Planting/landscaped areas -should have a simple palette of plant species. c. Complex planting schemes -should not be used in front yazd areas. d. Plant materials that extu'bit annual or seasonal color - aze recommended to highlight special locations, such as main building entrances and entrance walks. 2. Plant Materials in Other Locations -should be selected and placed to ieflect both ornamental and functional characteristics. a. Deciduous trees -should be the predominant large plant material used. They should be located adjacent to buildings and within parking azeas to provide shade in summer and allow sun in winter. Species should tie selected to provide fall color, and to ,,,;,,,,-.,; ~e litter and other maintenance problems. b. Evergreen shrubs and trees -should loe used as a s~eening device along reaz property lines (not directly adjacent to residences), :around mechanical appurtenances, and to obscure grillwork and fencing associated wit]Z subsurface parking gazages. c. Flowering shrubs and trees -should lie used where they can be most appreciated, adjacent to walks and recreational areas, or as a frame for building entrances, stairs, and walks. d. Flowers with annual or seasonal color - aze recommended to highlight special locations, such as courtyards, building entrances, or access drives. 3. Fountains -are recommended in hazdscape open spaces to provide cooling in hot weather The design and materials should be related to the principal building(s) and/or on-site furnishings. 4. Surface Pazking Lots - utilize a significant amount of site azea and should be designed as an integral feature of the overall site development plan. Design Guidelines The City of Cupertino ~2 - 19/99 H E A R T O F T H E C 1' T Y I 4 J a. Space-defining elements -such as trellises, columris, walls, arbprs, and hedges should be provided to enhance the appearance of lots. These elements should be cons'~stent in design and materials with the principal building(s) and other site features_ b. Parking Lots -should be planted with shade trees at a ratio of one (1) tree for every five (5) to ten (10) parking spaces in an "orchard planting arrangement. The View Corridor is ex- empted from tree planting guideline. . b. "Orchard Pazkirig" -should be employed in all surface lots. The "orchard" tree placement provides better shade on the passenger compartment and more even shade and vegetation throughout the parking area. As illustrated by the diagram on the following page, trees shall be planted toward the rear of pazking stalls to create a grid rather than rows. Such trees shall be protected by curbing or bollazds as appropriate. E. Surface Grading -should be min;m;zed to maintain anorchard/grove character of development throughout the Stevens Creek Boulevazd Specific Plan Area. The following guidelines are strongly recommended: 1. Sheet drainage -from buildings to parking areas and perimeter roadways. 2. No cross slopes in excess of 2% -for landscaped or walk azeas_ Optimum slope for paved areas is 1.5%, depending on roughness of paving surface. 3. Mounding earth - to elevate buildings, or "be*rr++*+g" earth against the side of buildings, is not recommended. E. Lighting -Light sources providing the most pleasing and accurate color rendering are metal halide, incandescent, color-corrected fluorescent and color-corrected high pressure sodium. Other lamp types, such as cool white fluorescent, mercury vapor, and plain high and low pressure sodium may distort colors and should be used according to advice from a lighting professional; they aze not appropriate for area lighting. 1. The light fixtures shall be oriented and designed to preclude any light and direct glaze to adja- cent residential properties. No direct off-site glaze from a light source shall be visible above 3 feet at a public right-of-way. 2. Pazking lots, sidewalks and other areas accessible to pedestrians and automobiles shall be illu- minated with a uniform and adequate intensity. Typical standards to achieve uniform and ad- equate intensity aze: a_ The average horizontal maintained ill~~**~+r+ation should be between 1 and 3 foot candles; and b. The average maximum to minimum ratio should be generally between 6 and 10 to 1. 3. Critical areas such as stairways, ramps and main walkways may have a higher illumination. 4. Lighting azound automatic teller machines shall meet m;r+;Tr+um standazds required by the State Business and Professions Code. '12.- 194 ~jgg The City of Cupertino Design Guidelines 48 ~ H E A .R T O F T H E C I T Y Infrastructure Plan Background State law requires that all specific plans include text describing the distribution, location and intensity of major components of infrastructure needed to support the proposed land use and development in the spe- cific planning area. The level of private and public im- provement and development as contemplated in the Heart of the City Specific Plan will not warrant any major expansion of the City's infrastructure. The ma- jor components of this specific plan involve: Streetscape improvements, primarily landscaping, which do not require purchase of property or naz- rowing of existing streets. Allocation of development potential, which was previously demonstrated in the General Plan en- vironmental impact report to be within the capaci- ties of existing services and infrastructure. Guidance of architectural design of future devel- opment which will not require expansion of infra- structure. '7Che missing sections of bicycle lanes from De Anza Boulevard to Stelling Road will be completed as part c>f the streetscape project. Funding will be allocated through the Capital Improvements Program. The es- timated cost is $5,000. 71~e development intensification of the activity centers may warrant additional signalization of Stevens Creek Ioulevard. Funding will be allocated in the 5-year Capital Improvement Program or paid for by the de- velopment community as Heart of the City develop- rnentproceeds. - \Nater, Sewer, Storm Drainage, Solid \Naste Disposal Facilities and Energy facilities. PSo expansion of these facilities is contemplated as a result of Heart of the City development activity. Transportation The Heart of the City Specific Plan envisions amulti- modal transportation corridor for Stevens Creek Bou- levard. As such the plan proposes the eventual completion of all sidewalk improvements along the boulevard such that the sidewalk will be separated from the street by a buffering easement of trees and other landscaping. The amount of sidewalk improve- ments that will need to be made are as follows: Reconstruction of monolithic sidewalk: -14,000 ft. Construction of new sidewalk: -850 ft. The majority of sidewalk improvements will take place incrementally as properties redevelop. Infrastr:ecture Plan The City of Cvipertino ~2 - ~9~/99 H E A R T O F T ~r~ -\\~ Implementation. Regulatory Framework The Heart of the City Specific Plan is both a policy and regulatory document_ The goals, policies and strate- gies provide the rationale for the development stan- dards and land use map. The Heart of the City Specific Plan is a regulatory document in that its land use map and development standards will be incorporated into a new planned development zoning for the property within its boundary. The Plan is also a policy document by virtue of the guidance it provides in allocating fu- ture development in the planning area and in establish- ing community expectations of the design and quality of new development. The Heart of the City Specific Plan was prepared as a _ means to implement the City's 1993 General Plan as revised. As such the specific plan executes the major general plan goal of creating a Heart of the city - a memorable, pedestrian-inclusive place for Cupertino. Once the Specific Plan is adopted, all future rezoning, tentative subdivision maps and public works projects must be consistent with the specific plan as required by state law_ . In the event, that any regulation, condition, program or portion of this Specific Plan is held invalid or un- constitutional by a California or Federal court of com- petent jurisdiction, such portions shall be deemed separate, distinct and independent provisions, and the invalidity of such provisions shall not affect the va- lidity of the remaining provision thereof_ Streetscape Imp=ovements Background Appendix A depicts the various estimated costs to in- stall the proposed Heart of the City Streetscape im- provements. The improvements will be phased over time and geography as monies become available to E C I T Y 49 implement the streetscape improvements in its total- ity. It will take a concerted public and private effort before all the streetscape improvements and its ulti- mate public benefit can be achieve. The proposed 5- year capital improvement program allocates $1.5 million for Heazt of the City streetscape improvements. Phase I: Median, Landmarks and Gateways A_ Replanting of median landscaping to include pears, ash and oak trees. B. Development of public art piece, orchazd park and commission and install City gateway entrances. Orchard park will be designed and developed. Landmark public art and gateway entrances will be commissioned in consultation with Fine Arts Commission. Funding Sources: City 5-year Capital Improvement Program • Street improvement funding from City Center property owners Phase II: Landscape Easement Installation Description of Activities As private redevelopment occurs, the full landscape easement improvements will be installed by private property owners. Depending on existing site condi- tions, this may include additional land, new sidewalk, turf, additional trees and hedge fencing. Funding Source: Private property owners as redevelopment of prop- erties occurs. 12 - 196 1/99 The City of Cupertino Implementation 50 ~ H Phase III: Remainder of Improvemeazts Description of Activities: A R T O F T H E C I T Y The unfunded improvements include: pedestrian lights, benches, bus shelters and-trash receptacles. The timing for these improvements is unknown. Funding Source. Public and private sources as may be identified. Appendix A Note: Appendix A describes the urban design consultant's specific recommendations for street fur- nishings and other items. These items and materials have not been approved by the City for use as Heart of the City improvements, but they serve as a refer- ence point for the City's continuing discussion on the type, quantity and quality of public improvements that will be installed in the Heart of the City Specific Plan- ning Area. That discussion will include the input of residents, interested groups, the Fine Arts Commis- sion, Planning Commission and City Council. Street Furnishings Bench: Londino continuous bench w/back (8' - 10' length). T1us bench has concrete supports and a wood slat seat and back. It has a solid general appearance that is more visible and in scale with the street than a typical ornamental metal bench. Benches should be installed adjacent to street crossings and at intervals of approximately 300 feet, preferably in the recom- mended back-of-walk landscape easement area. Bzzs Shelter: DayTech "San Francisco" model, 12' length. This bus shelter has a steel tube frame, arched roof, and clear glass panels on sides and back. Clear panels give the structure an airy chazacter, and one of the side panels may be used to incorporate advertising posters. (In a number of cities, advertising companies have paid for the shelters and their installation and maintenance.) Shelters should be installed at all bus stops. Trash Receptacle: Canterbury "Pennsylvania Avenue." This is particularly sturdy receptacle. It is made of ei- tlzer cast aluminum or steel and features omamental metal rings and pickets. Trash receptacles should be in- stalled adjacent to all bus stops and street comers. Re- ceptacles should have a separate recycling partition. Pedestrian-Scale Street Light: STAFF/se'lux Saturn 2. TZus light has a clear lantern and a simple, modern ap- pearance, in character with the proposed bus shelter. Lights are recommended for ill~•**>;*+ation of pedestrian areas, not as replacements for the existing cobrahead lights that illuminate the roadway. They should be lo- cated at approximately 90 feet on center, forming a c~antinuous "understory" of pedestrian lighting along t11e street frontage. Furnishings should be painted a common color that helps to tie them together visually. Color should also be used to make furnishings highly visible from the roadway so that the City's investments in the street a:re on display. White and green is a traditional color c~~mbination that would complement the orchard/ grove street tree plantings. White shows well against green backgrounds and could be used on most of the painted metal items, such' as the street lights and bus slelters_ Green could be used for the bench slats and tl-e trash receptacles. An option that should also be con- sidered is using a more vivid color that would give the street a more modern look. Civic Landmarks T~zvn Center Square. The design concept recommended fcrr the square is a "Four Seasons Orchard." It is a for- mal garden enlarged to city-scale, and it expresses the Implementation The City of Cupertino t2 - 19/99 H E A R T O F T H E C I T Y orchard theme recommended for the corridor as a whole. The-site was an orchard prior to the 1940's, and until the 1970's was the site of a grain milling and stor- age facility.) As illustrated by the plan on the follow- ing page, the square would consist of four orchard squares, each with a different tree species and each species selected for a different seasonal characteristic. One species would exhibit an abundant spring flower display, the second could feature summer flowers or a unique leaf color, the third brilliant fall leaf color, and the fourth distinctive winter branching patterns or showy fruits or berries. The square would be bor- dered and quartered by walks with benches and pe- destrian-scale lighting. Landmark Sundial: Consistent with the orchard/garden theme for the square, a landmark sundial is proposed adjacent to the Stevens Creek Boulevard and De Anza Boulevard intersection. Sundials are a traditional gaz- den ornament, reflecting the seasons as well as the time. As illustrated, the sundial would be approxi- mately 30 feet in height. It would be mounted on a raised pedestal inscribed with markings for the sea- sons and the time and would be clearly visible to pass- ersby. Material for the sundial blade is assumed to be metal; e. g., aluminum, steel or bronze. Material for the base is assumed to be precast concrete or stone. Gateway Entrances: Gateway entrances are proposed at both ends of the corridor. The signs would span the entire roadway, with "Cupertino" spelled out inlarge letters over each side of the street. Support col~~m„s would be located in the center median and in the curbside planting strips. The signs are envisioned as traditional in form, reflecting the city signs used throughout California as well as the form of signs used at entrances to a ranch or farm. In this way the signs echo the orchards that were the mainstay of the City's economy in the first half of the century. However, the materials are intended to give the sign a distinctly modern, technological look, expressing the importance of the electronics industry to the City's present and future. Painted steel or aluminum, metal mesh, and neon are recommended. The signs will contrast as well as complement the orchard/grove street tree plantings and recommended furnishings. They may also be used to support banners announcing special City events, such as the Cherry Blossom Festival. Construction Costs 5 1 Recommended materials and preliminazy construction cost estimates for Stevens Creek Boulevard streetscape improvements aze listed below. Quantities are approxi- mate and aze likely to vary. Improvements are proposed to be phased over the term of the Specific Plan, with street trees the first priority. Civic landmarks could be funded by a combination of City arts programs, dona- tions from the City's corporations and citizens and the Five Year Capital Improvement Program. Trees are assumed to be 24" box size. Estimated costs for single-row/double-row frontage street tree ar- rangements are provided; both options include match- ing trees in existing medians. Gost figures for 36" box size trees are not itemized but would add about an extra $ZOO per tree installed. Existing "cobrahead" street lights would remain; however new, pedestrian- scale street lights would be installed in between them to light sidewalk areas. West Gateway Street Trees - Quercus agrifolia ~ 40' O.C., 24" box: $500 delivered; $1,000 installed (incl. irrigation and demo). Quantity: 120/210 Cost: $120,000/$210,000 Town Center Street Trees - Pyrus calleryana "Chan- ticleer" L~ 25' O.C., 24" box: $500 delivered; $1,000 installed (incl. irrigation and demo); Quantity: 548/960 Cost: $548,000/$960,000 East Gateway Street Trees - Fraxinus latifolia CoJ 30' O.C., 24"box: $500 delivered; $1,000 installed (incl. irrigation and demo). Quantity: 514/901 Cost: $514,000/$901,000 Street Lights -STAFF/se'lux Saturn 2 or EQ @ 9O' O.C. w/single-head polycarbonate globes, lamp type color-corrected metalhalide ~ 3000K, 100-150 watts: $1,200 delivered; $3,700 installed (incl. conc. base, wiring, conduit, etc.). Quantity: 260 Cost: $962,000 Benches - Londino continuous bench w/back @ 300' O.C.; 2-3 units for ea. bench (8' - 10' length): $1,000 delivered; $1,250 installed. Quantity: 85 Cost: $106,250 ~z-iss ~/99 - The City of Cupertino - Appendix A 6Z I H E A R T O F T H E C I T Y Bus Shelters - DayTech "San Francisco" model, 12' Cost estimates for the Landmarks are conceptual and length; $12,000 delivered; $14,000 installed. F~reliminary. They should be regarded'as possible con- Quantity: 20 Cost: $280,000 struction allowances. Trash Receptacles -Canterbury "Pennsylvania 4-Seasons Orchard - 100 trees total (four different Avenue" w/hinged door ~ 600' O.C.- $1,200 de- species ~ 25 ea.); 24" box size B$500 delivered, livered; $1,500 installed. $1,000 installed (incl. irrigation and site prep.): $100,000. Associated site improvements, such as Quantity: 44 Cost: $66,000 walks, lighting, furnishings, frontage trees, turf and other landscape materials, allow $200,000 to Tota[ Streetscape Costs: $300,000. Total: $300,000 to $400,000 1. $1,180,000 for single-row of frontage trees and median trees. 2. $2,070,000 for double-row of frontage trees and median trees. 3. $1,632,000 for single-row and benches, bus shelters, and trash receptacles. 4. $2,594,050 for single-row, benches, bus shel- ters, trash receptacles, and street lighting. 5. $3,484,050 for double-row, benches, bus shel- ters, trash receptacles, and street lighting. Landmark Sundial -allow $100,000 to $150,000 for custom metal, finishes, concrete base with scoring for clock and "almanac," and lighting. City Gateways -allow $150,000 to $175,000 each for custom metal, finishes, and lighting. Total Laaxdmarks Costs: $700,000 to $900,000 Appendix A The City of Cupertino ~2 - ~g9/99 H E A_R T O F T H E G I T Y 4-Seasons Orchard J 4-Seasons Orchard l Landmark Sign/Info (Giant Sundial) I Seating Area I With Sundial III[IM~1 t 1 1 L i IOIllYlfl Strong Building Corners Define and Frame Intersection :._.~ su:¢.,.~ ifT _ I ~ - - •- _ .. Falt . ., Retail Frontage • Along Square Hotel 53 ~ ~ ,• City Center 1 ,~1 12 - 200 1/99 The City of Cupertino Apper:diz A 54 H E A R T O F '~ H E C I T Y `~Y~ ~~~ Appendix A The City of Cupertino '12 - 20/99 Design Elements H E R T O F T H E C I T Y ~--'~ ~L]l--~~ 55 7/99 The City of Cupertino Append:~x A Design Elements IXHIBIT E i City of Cupertino 10300 Torre Avenue -CITY OF Cupertino, CA 95014 C O P E I N O (408) 777-3251 ~ FAX (408) 777-3333 Community Development Department SUMMARY Agenda Item No. ~ Agenda Date: October 21 2008 Application: SPA-2008-01 Applicant: City of Cupertino Application Summary: Update the Heart of the City Specific Plan to reflect the changes adopted in the 2005 General Plan. RECOMMENDATION: The Plar,r,ing Commission recommends approval of th e draft Heart of the. City Specific Plan. BACKGROUND: The City Council directed that the Heart of the City Specific Plan be modified, as part of its 2008/2009 work program, to incorporate technical revisions reflecting the changes made to the 2005 General Plan. The Council directed the Planning Commission to review and forward its recommendations to the Council. The Planning Commission reviewed the draft Heart of the City Specific Plan at its regular meetings on June 10~, August 26~ and at a study session on September 23~d. The Planning Commission conducted a study session to receive additional input from the Redevelopment/Economic Development Manager and the public. On October 14, 2008, the Planning Commission voted 4-O (Comm. Kaneda absent) to recommend approval of the draft Specific Plan with changes. DISCUSSION: FUNDAMENTALS OE THE HEART OF THE CITY SPECIFIC PLAN The Heart of the City Specific Plan was adopted in 1995 to guide future development and redevelopment of the Stevens Creek Corridor generally between Highway 85 and the eastern City limits near Lawrence Expressway. The purpose and overall goal of the plan for this area is to create a greater sense of place and community identity and to develop this area as apedestrian-inclusive gathering place. The general policy framework for the Heart of the City area involves creating a link generally between the Oaks Shopping Area at the western boundary of the plan area to the Crossroads area, which encompasses the span of Stevens Creek Boulevard between Stelling Rd to the City Center at N. De Anza Boulevard, and further east to the Cupertino Square Mall vicinity. i z - zoa SPA-2008-01 Heart of the City Specific Plan Update October 21, 2008 Page 2 The Specific Plan involves cultivating a link between these centers by providing a unified set of development standards and design guidelines to promote land uses and development that focus and support the groti~th of these centers which include a mix of commercial, office and residential uses alon€; Stevens Creek Boulevard. The plan also prescribes connecting these centers by promoting the streetscape concept of a continuous tree-Lined landscaped parkway. ~~vith a separated sidewalk along Stevens Creek Boulevard. The role of the Stevens Creek Boulevard Corridor is determined by the activity centers, as mentioned above, and the supporting uses and developments that are within the mid-blocks of these centers. Currently, there exists a diverse mix of uses and building forms along Stevens Creek Boulevard. These vary; not only, from the specific plan, but also from each other due to incremental development along Stevens Creek Boulevard and such development does not adequately support the activity centers. CHANGES PROPOSED IN THE DRAFT SPECIFIC PLAN BY STAFF: The draft Specific Plan (Exhibit B) allows any variety of general commercial, office and residential uses as well as mixed-use developments along the street frontage of Central and East Stevens Creek Boulevard subareas in the mid-block areas. However, parcels at the corner or very close to street intersections should have a neighborhood commercial component as prescribed in the 2005 General plan. Iri the West Stevens Creek Boulevard subarea and Crossroads area, the emphasis is to retain the commercial activity in the area and therefore, residential projects are not allowed. Planning staff prepared the draft Heart of the City Specific Plan by incorporating the 2005 General Plan language with regard to the Heart of the City area. Attempts were also made to simplify the document by deleting repetitiveness and consolidating the development regulations and guidelines. Language has also been incorporated to allow for flexibility in developing narrow or odd shaped lots by eliminating prescriptive side yard setbacks without compromising the fundamental goals of the plan. PLANNING COMMISSION RECOMMENDATION: At the October 14, 2008 Planning Commission meeting, the Commission recommended approval of the draft Specific Plan as prepared by staff with additionally proposed amendments. A comprehensive list of changes proposed by staff with Planning Commission recommendations categorized by the reason for the change is attached as Exhibit A. The Commission additionally recommended that some elements of the draft Specific Plan, specifically related to The Crossroads area be studied further. The Cor*-+m~ssion also recommended some general clean up and clarification amendments to the draft Specific Plan. Crossroads Area The Commission discussed the role of the Crossroads area as a significant activity node in the Heart of the City area, particularly as a central retail commercial center ~o~ SPA-2008-01 Heart of the City Specific Plan Update October 21, 2008 Page 3 Stevens Creek Boulevard_ The Commission stated that they would like the opportunity to review the Crossroads plan and consider techniques to enhance the retail commercial viability of the area. One of the techniques proposed includes the concept of narrowing Stevens Creek Boulevard to allow for on-street parking and to reduce the traffic speed along Stevens Creek Boulevard that would provide greater visibility of retail uses along the street rather than having Stevens Creek Boulevard function as apass-through boulevard_ The Commission would like to request the City Council to consider testing this technique by implementing "test" lane closure for a limited period to see what the Traffic impact might be. During the past years, construction activity has closed a lane at various segments pf Stevens Creek Blvd_ With seemingly little impact on the traffic levels of service. Other clean up items/clarifications The Co*~+**~ission also recommended the following additional amendments to the draft Specific Plan as clean up and clarification items: - Use native and water-wise plantings with drip irrigation systems for on-site landscape areas in developments_ - Retain the list of streetscape trees as recommended in the draft Specific Plan - Allow for flexible side yard setbacks as recor~-~*-+-+ended in the draft Specific Plan. - Include application requirements and specify the approval authority for developments - Include criteria for placement and frequency of street furniture - Prohibit barbed wire and razor wire fencing, in addition to chain link fencing - Require screening of heating/air conditioning units from public street view. Prepared by: Piu Ghosh, Associate Planner Aki Honda Snelling, Senior Planner Submit by: Approved by: Steve Piasecki David W. Knapp Director of Community Development City Manager Attachments Exhibit. A: Table of changes proposed by staff and Planning Commission Exhibit B: Model Ordinance with attached Draft Heazt of the City Specific Plan Exhibit C: Plarm;ng Commission Tlesolution No. 6533 Exhibit D: Planning Commission report on the Heart of the City Specific Plan Update dated October 14, 2008. Exhibit E: Commissioner Brophy's recommended changes to the Heart of the City. Exhibit F: Email from a citizen, Dan Marshall. Exhibit G: Minutes of the regular Planning Commission meetings from: June 10, 2008 8z August 26, 2008 8z Study session minutes from study session September 23, 2008. ~ 2 - 206 SPA-2008-O1 Heart of the City Specific Plan Update Page 4 2005 GENERAL PLAN CONSISTENCY October 21, 2008 FJCfllblt A Draft S ecific Plan Lan ua a Plannin Commission Recommendation Staff Comment Maps A. Land Use Map and Streetscape Concept Plan u dated to reflect the new boundaries, Policy Framework Section Land UselEconomic Updated to incorporate the 2005 General Plan Eliminate subareas - since in General Plan -Unnecessary here Goals and Policies references for acfivity centers, including the Crossroads area, subareas of Stevens Creek Boulevard (east, west and central), and other properties north and south of Stevens Creek Boulevard within the Heart of the City area. This replaces fhe previous references to activity centers ident~ed ns the Oaks/De Anza College area, the Crossroads/City-Civic Center and Valico Fashion Park nd Viciniti . B. Develop a Heart of the City that provides a odify - "Develop a Heart of the City that provides a variety variety of land use opportunities of mixed use of land use opportunities of well planned and desi~tled development, enhanced activity node's, and safe and commercial, office and residential development, enhanced fficient circulation and access for all modes of activity nodes, and safe and efficient circulation and access transportation between activity centers that help for all modes of transportation between activity centers that focus and support activity in the centers. help focus and support activity in the centers." • Developers toil! feel forced to incorporate retail sq. ft, in their projects to obtain approval by the City, even if they will not be economically viable spaces in their project. • Development along Stevens Creek Boulevard should be market driven. • Unnecessary to reiterate these policies since they are alread included in the General Plan, C. Land Use/Economic Goals and Policies updated Eliminate to incorporate the uses allowed by the 2005 General Plan within each of the subareas. This replaces , re erenees to reviousl allotued uses. . Office and commercial development allocation Eliminate -These numbers change as development occurs; "' numbers u dated to reflect the 2005 General Plan. t herefore, unnecessa to include in the S ecific Plan. 0 V SPA-2008-01 Hea~~t of the City SpecificPlan Update October 21, 2008 Page 5 Draft S ecific Plan Lan ua a Plannin Commission Recommendation Staff Comment E. Maximum residential density changed to 25 dwelling units per acre. This replaces the previously llotued densit o 35 dzuellin units er acre. Incorporates the policy in the 2005 General Plan Elimn~ate - to allow mixed-use commercial and residential • Developers will feel forced to incorporate retail sq. ft. in development "if the residential units provide an their projects to obtain approval by the City, even i f they incentive to develop retail use, if the development is will not be economically viable spaces in their project, well designed, financially beneficial to the Cupertino, • Development along Stevens Creek Boulevard should be provides community amenities and is pedestrian market driven. oriented," Unnecessary to reiterate these policies since they are ahead included in the General Plan. G. Policy 3,5 & 6: Incorporates the policies from the Eliminate - 005 General Plan related to: parcels on or near • Developers will feel forced to incorporate retail sq. ft, in intersections, office allocation, residential density & their projects to obtain approval by the City, even if they location will not be economically viable spaces in their project. • Development along Stevens Creek Boulevard should be market driven, • Unnecessary to reiterate these policies since they are ahead included in the General Plan. Add -New policy: "Proposed developments shall be expected to continue the implementation of the City's master landsca a lan." dd -New Policy: "Development applicants are encouraged . to submit commercial, office, residential or mixture of uses. Regardless of proposed land use, high quality site planning, architectural desi , and on site landsca in is ex ected." dd - "Subdivision of commercial arcels is discoura ed." dd -New policy: "Plans for new projects should include Add to sensitivity to pedestrian and bicycle travel, both from the , Circulation/Parking ew project as well as from travelers passing that site." Goals & Strategies • There is a need to rovide a s arated / rotected bike lane. instead N N O W SPA-2008-01 Heart of the City Specific Plan Update Page 6 ' October 21, 2008 Draft S ecific Plan Lan ua a Plannin Commission Recommendation • Staff Comment Add -New policy: "The City shall design and implement Add to improved bicycle paths from De Anna Boulevard to the Circulation/Parking eastern city limits that separate bicyclists from automotive Goals & Strategies traffic. These protected lanes shall be extended west of De 'stead Anza Boulevard if feasible." • There is a need to rovide a s orated / rotected bike lane. Circulation/Parking .Includes language from the 2005 General Plan as Goals anew strategy to "evaluate options on Stevens Creek Boulevard to improve the pedestrian environment by proactively managing speed limits, their manual and automated enforcement and traffic signal s chron ." B. Incorporates language from the General Plan as Modify - "Require shared parking agreements in the anew strategy to "require shared parking Crossroads area n~ mixed use developments with overall agreements in the Crossroads area, with overall parking standards reduced to reflect shared parking parking standards reduced to reflect shared parking anangements." arrangements." • Requiring shared parking agreements in the Crossroads urea pieces undue burden on property oruners to ruork ruith their adjacent neighbors to share parking. • The decision to enter into a shared parking agreement should be left to the property oruners as a private a Bement, rather than a re nirement the Cit . Development Standard s A. Maximum building height updated to 45 feet with a clarification that rooftop mechanical equipment and utility structures may exceed height limitations if they are enclosed, centrally located on the roof and not visible from adjacent streets. This r laces the revious maximum o three Dora or 36 Bet. B. Add the following language from the 2005 General Plan with regard to height of buildings: , "Primary bulk of building shall be maintained below a 1:1 slope line drawn from the arterial street curb N line within the Stevens Creek Boulevard area of the o Bart of the City." SPA-2008-01 Heart of the City Specific Plan Update Page 7 October 21, 2008 Draft S ecific Plan Lan ua a Plannin Commission Recommendation Staff Comment C. Land Uses updated to allow mixed uses Modify - "Office over retail" to read "Office" including mixed retail/residential and office over retail Add -New permitted use: "A combination of office, retail, and/or residential use whether as part of a single building or in separate structures." D. The development standards generally require that Modify - "The preferred location of surface lots shall be to surface parking areas shall generally be located to the the side and/or rear of buildings. Other parking side or rear of buildings, with shade trees in an arrangements will be considered if necessary for successful "orchard" planting arrangement. Parking locations operation of the business.. Subsurface/deck parking is updated to con form to the 2005 General Plan to locate . allowed provided it is adequately screened from Stevens arking lots to the side and rear of buildings Creek Boulevard or adjacent residential developments." • Some Commissioners indicated concerns about the visibility of parking garages along Stevens Creek Boulevard, • Smne Conunissioners also indicated that surface parking lots should be allozued along the frontage of buildings, as opposed to only along the side or rear of buildings, when needed or the success I o eration o businesses. NEW CONCEPTS AND LANGUAGE Draft S ecific Plan Lan ua a Plannin Commission Recommendation Background to A. Clarifying language added -While progress has been Eliminate -These developments should not be viewed as succesful Development Standards made during the life of the Heart of the City, several applications of the Heart of the City Plan and should not be cited as examples. i & Design Guidelines properties along the corridor still have development potential and therefore, a consistent set of standards and guidelines is necessary. Some examples of projects where the Heart of the City standards have been successfully applied are: Adobe Terrace, Marketplace Shopping Center , and the Verona development at the north east comer of Blane Avenue and Stevens Creek Boulevard. N N O SPA-2008-01 Heart of the City Specific Plan Update October 21, 2008 Page 8 Draft S ecific Plan Lan ua a Plannin Commission Recommendation Development Standards A. Eliminate prescriptive side yard setback requirements to encourage better relationship of developments to adjacent buildings and streetscapes. This would also assist development of narrow and odd shaped lots to develop or redevelo . B. Include locational restrictions for a list of commercial Eliminate -Development along Stevens Creek Boulevazd should be market uses along the street frontage of Stevens Creek Boulevard. driven, 's is to allow for "active uses" to be located along Stevens Creek while allowing "passive uses" to be located within the Heart of the Ci . C, Include an exam le of how net densi is calculated. D. Incorporate clarifications on • Use of residential allocation for residential and residential mixed-use projects, • Encroachment of elements (e.g. chirrmeys) into required setbacks (used to be 5 feet, now proposed to be 3 feet) and • Building design to protect the privacy of single Tamil zones. Design Guidelines A. Consolidate the section to eliminate need to identifying design guidelines by type of construction. This has been sim lified to cover all es of construction. CONSOLIDATIONIREMOVING REPETITION AND OBSOLETE LANGUAGE Draft S ecific Plan Lan a e Tanning Commission Recommendation Development/Design A. Consolidate standards into one section generally Standards applicable to all development types to eliminate repetition. Where certain types of developments have specific development/design standards, they are clearly identified in the sections (e.g. common open space requirements for N commercial/office versus residential). SPA-2008-01 Heart of the City Specific Plan Update Page 9 October 21, 2008 Draft S ecific Plan Lan ua a Tanning Commission Recommendation Streetscape Design A. Remove sections on Street Furnishings, Civic Landmarks dd -wording about placement and frequency of stree and Gateway Entrances since the street furnishing examples umishing. ave never been enforced and the concept of gateways at the eastern and western end of the Heart of the City area is obsolete. B. Remove the Frontage Renovation Conditions illustrations to eliminate confusion for users. Site Improvements and A. Eliminate language so that intent of the section conforms to Landsca in Guidelines the General Plan. ~ B. ,Simplify concepts such as ensure parking lots conform to the Landsca in re uirements in the Parkin Ordinance. C. Eliminate section on Lighting since the General Commercial Ordinance regulates lighting requirements on projects and the Parking Ordinance regulates the parking lot ' re uirements. Infrastructure Plan A. Update the figures in the Infrastructure Plan to reflect the changes made in the area since the adoption of the Specific Plan in 2000. Implementation A. Update the language to reflect changes since the adoption of the S ciflc Plan in 2000. Appendix A A. Eliminate language referring to Street Furniture since this section has never been implemented since the adoption of the S ecific Plan in 1995. B. Eliminate obsolete concepts with regard to Civic Landmarks, such as the Orchard Park (nozv Cali Mill Plaza) and Gatewa Entrances. C. U date the Streetsca a Costs section. Exf~ibit B Proposed text is underlined. D~eZeted text is strn MODEL ORDINANCE AN ORDINANCE OF THE CITY COU1~dCIL OF THE CITY OF CUPERTINO AMENDING THE HEART OF THE CITY SPECIFIC PLAN THE CITY COUNCIL OF THE CITY OF CUPERTINO DOES ORDAIN AS FOLLOWS- The Heart of the City Specific Plan is hereby amended to read as follows: SEE ATTACHED EXHIBIT A INTRODUCED at a regular meeting of the City Council of the City of Cupertino this 21St day of October, 2008, and ENACTED at a regular meeting of the City Council of the City of Cupertino this 21st day of October, 2008, by the following vote: Vote Members of the City Council AYES: NOES: ABSENT: ABSTAIN: ATTEST: City .Clerk APPROVED: Mayor, City of Cupertino 12 - 2'13 CITY OF CUPERTINO Heart of the City Specific Plan €y~~~`.a ~___ .. ,~ ~,_, ~,~._r-~.___~5, ~2-Z~a I Paje 1 of ~7~? Table of Contents hztroduction .................•--------...._....._....................-----•--------------........-----------._..__....................---..... 5 Policy Frame~a-ork-----------• ..............•-•-----------------............_.._...--•--..._._..............--•-•-•--•-----......---...... 7 L_~h>D USE 1\L~ AND SPECLFIC ~REAS .......................• ----_--._. 1?3~ Streetsca~~e De=i~z..-•--••-----••-------------•---•---..:....._.......----•----------.._............_.................._.._._.._... 13~? Deg-elovment Standards and BesiJn Guideluzes .............................................•--------•----... 18~ De~-elovment Standards ...............................................•-------...........................----------......------ 22?~ 1Ze~°ie~ti- Process for Modification of Dedelovment Standards ........... .............................. 35 Desi~z Guidelines .....................•----------------•---...-•---------•-•------• - ...:----------------...............----------- 363-5 Site Inlvro~-ements ~zd LaizdscaL~ins Guidelines ...................•--------------••---..__....._........._. 16~ Tstifrast=ucture Plai1 ........:........................................................................... .__. 503 Inlylenzentation...-•--------•-----•--------------------------- --------------------------•-------------••-----...........---..__....._ 5158 Atwendi~c B ..................................•--..._._._-..._.._.._......._.........-•--••--•--•----•--•-----•-----------•--..._........ 565 ~~~a~=~e~ ~ ate' ~ "i: ~~...~ ' . .............................v ,.... ,-,~ r-,_ , n _ ~ ~ ~_ ~ ~c ia .............................................w T-iC~T~T :e lTC '~CLT~Y~Sa ~J a~~ -'['~S~n G~~;-pies .--- -~, _rTl~i F.~ir2Y' TiFCCi ea.CZ.-i L'~`L~~~~C . ~~C~''-•c~i~~-FSc~~S i~.~ ~e ~ ~~e~.-i3 :e'.i C`ca'.~y=ci5 ..... '~~ 'c ~_~~ ........................................ ..... ~~ wstr:~e~~el"_:s~ ,~ 12-215 ' Paae 2 of 57 L;Lc ~o £ anEa s~z-z~ - _ . ~ __ __ s _ __ _ _ __ _ __ _ _ __ _ __ _ _ _ _ _ S, _C..-._ ... _ --. C..-~._.-.. ~. ~ _ S^~ _ ~ _ _~ ~_ Z_ _~_ _..~_ ___ Y P - T ~.. l L ~, l~~ Y Y -~~~ C ~= a°= ~ a 4~2' _a - ~ ' - - _. T-C v c____ ~ ~C T . ~ T=['C- _- ~ct ~~ _ , -a 4• a~^ a --~C.~.~ __ ~C.-_.. ..~. ~._. -~ rT ~~C.~..--. ~ ~ r.~ _ ~ ~S^~C l a.I. r LT - C ~ Z ~J' i l ~ ~ T "L L ~ l T a c~ B c v a c ~ ~i ~ i~z3: ~ . s_:. _t___c__ _t~ ~ L__ __- _._~i ~~ cT _- ~ _, ^_ L aj ~=e_ x__S-mac ZT .-: ` ~ • T-C o .' _' rTL 1. _ :/ TT._r T T C _ ~ Z 4T -• _ ~ T__ s. _ L• ____ _4: _ _T ___ _r _~~_ 'T"Tt-'~"'-/ °_..a~-ir_'1 '-Tac ___'' °"5 ~ ~a _^ TT __`L'2c=q __ T___ ~ _T- ~L ___ ~- ~ T T L .,C_ ACC ~_ _~J _~ _. ~ _ CC C T_l_. _~~_ ______T _1 __ L ,L if _ ~~.( _..~_~_ _ _ _ ___ CL_ ___~ ._L_y .__ _ _ _ ~ C _ Y _ _ _ 1 ~ ... _ -LL S . V ` l ~+ r ~. C.~-.~~~ _-. f ~2~- .- !. C~-._. . The Cify of Cupertino List of Diagrams and Maps Lai1d Uce A'Iau Streetccape Concept Plait De~-elo-oment Guidel-ules _ - _ ~cer6'i a36ac-`ter. ~c11r~ .............. ......._.-.._--- ~ 3 ..~--. ~ ~`.i ~~i~~~T: ~E gcezvc-tie_T6r~ie_'~ ' - ~~. xii's~F~E~4~i ec~i~ ~E ~ e'@t. izlcz c. ~ ~ - -- ~-~`'~ ~e~~: c? ewe-- ~ - ° ~Aii.~~ce~Ei.« z~ c « . .. ......................... pce~'3-ei.<:.~,~pcLt~i?-~, ~~cea~~~e ~+E ~ e~8~~~~i: .~i CSC: ~•a=~~a « - ~ d ..................................................~ ~~ . 12-217 Pale 4 of ~7 Introduc-Eion Overview The Heart of the City Specific Plan provides specific development guidance for one of the most important co*r+mercial corridors in the City of Cupertino. The purpose of the specific plan is to guide the future. development and redevelopment of the : ; ~yroxunateh~ €~__ 250 acre Stevens Creek Boulevard Corridor in a manner that creates a greater sense of place and coma,unity identity in Cupertino. The overall goal is to develop a Heart of the City, a pedestriairinclusive gathering place that will create a positive aizd memorable image of Cupertino To achieve this goal, the Specific Plan intends to guide future investment and development in the area by: 1) Providing a clearly defined plan for the intensification of certain subareas and the arrangement of land uses to concentrate activity; 2) Developing detailed development standards and architectural guidelines to inform builders and the public about the community's expectations for quality development; and 3) Committing public investment and establishuzg additional financing to fund public improvements that will enhance community identity and unity along Stevens Creek Boulevard. The Plait does not ~t~-~-~to-force the relocation of businesses; such decisions ~•-='~e dic-t~te~-L=~=-pe~ss~41 =~-QS_ are determined by market conditions, rather, the land use regulations and design guidelines are in place to guide futw-e development and renovation of existing businesses.- As such private development will probably occur incrementally, but directed toward a common vision. Specific Plan Area Description The Heart of the City specific planning area encompasses the properties fionting on or near the Stevens Creek Boulevard Corridor, an east/west transportation spine that is bounded by the eastern City limits near Lawrence Expressvray and Highway 85 to the west. __- r- - - -_g ~ ~ -. :': ~..~ -t -- u.:d ;. ~_~.~ r _ -_- Authority for the Plan Section 6550 of the California Govenunent Code provides for local governments to prepare specific plans for the systematic implementation of the General Plan. Thu=, tThe 4Specific pPlan is a plannuzg tool that can be used to carry out the goals and policies of the .General Plan. State law establishes certaiuz il"L?-nimum requirements that must be 12-218 I Page 5 of ~7~? adhered to in a specific plan. These requirements include text and diagrams that specify all of the following in detail: 1. The distribution, location and extent of the uses of land, including open space, within the area covered by the plan. 2. Standards and criteria by which development will proceed and standards for the conservation, development, and utilization of natural resources where appropriate. 3. The proposed distribution, location azLd intensity of major components of the public and private transportation, sanitary sewerage, water, stormwater drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan. 4. A program of implementation measures includuig regulations, programs and public works projects and financing measures needed to carry out the provisions of the t'~-~e~~eted~..a~4:~~ ~'_-s plan. ~z-Zis Page 6 of 5?= Policy Framework Overall Goal To create a positive and memorable image of Ste~-ens Creek Boule~-ard. a,L '-'_--,---';--^ ~ d -'sue 11T-aa d '~~~en•--'1'- ~d~ ~'-e ~-}e ~t~-~e~~rs s~ ~te~=~ ~-eel" c r ~ ~~ a C '~ "l~~e c e 8 r c6~'cx e c~ v~~ "'2 -_~-" E c-' ~ c cox" L=e --e-r'"-or'-di "., c `~ z slr-d- 2~ ~1 c 2~~ '~ _ '"1'} -L2 r~ `~ "'_c~ --'' c~-L~-~=-"'-e-l `~~ Land Use/Economic Goal Develop a Heart of the City that provides a variety of land use opportunities of iruxed use de~-elopment eizhanced acti~-ity nodes and safe aizd efficient circulation aizd access for all modes of transportation Uet~, een actin-itv centers that helms focus aizd suvi~ort acti~~itr u1 the centers. ' e '~ - ~ s '~z'`-` ~is-Z ~,~°=T-~e- -"'"'`-'~-_ __~.,_~ Policies 1. ~e~T~~-o major -c`: -' - -._ areas aild tl-,ree suUareas are identified, e-a-~ e~-i~t~ a dif`=i=rt~~r~eLe-~T - ~-eta-. r-ses aa~-' ~=e'~F~-"te~` -#c-~-~,z_--_c~ ~ti ztF- "-z ' e e e - ~e T'Ze }----' -e ~~'-a--~ fe- -at --~:--_,t- _ -,_~~a ,_,e r'te'-~ ', ~d~e "e- ~~ ~re_~:,-.-gal ~ ,' c- =eE=sl ~- R^ -~zEn Er ~1 acti~-e, ~~edectriail-oriented chovvinQ district alons Step-eitis Creek Boule~-ard, bet~1-een De Anza Boulevard and Stellin~ Road. De~-elovment =hall ha~-e retail aces ~%%ith storefronts on the Qro,.aild lei-el. Conunercial office uses•mav Ue allo~%-ed on the second lei-el. Limited residential uses are allot°ed. ~rs~:;~=-' a• E:~'c Ce::`er 5te~•eru Creek Boulez+a.rd r- , _ =~-cx ', ue 3, €-~.~-'~'- ~e:~-" g~~.de~~'-~-1 ---' ~'x`€~-ee~ rQc~--r-~~-« ~2s ~ mixed commercial office aizd residential corridor corulectula Be 3112a Colleee, Crossroads, City Center aazd ~Tallco Fashion l~Tall e>:tenduz~ from High«-av SS to the ~~-est to the ea=tern city lunits. West Ste~-e,zs Creek Boulez°ard (from Hish~,-ay S~ to Anton dray): Lizcludes the CFaks ~hovviulQ Center and the De ?nzz.a Community Colleee campus ItTe«- de~-elovment should uzcorvorate nZixed conlnzercial/residential use=_ Central Stec-ells Creel: Boulevard (front De Aizza Boulevard east to F'eruneter Road): Ne«° deg-eloument shall coizsist of conunercial / conur,ercial office uses on the first tZoor. Office uses are i~er_i2itted .on the second t7oor. Residential uses are allo~~ ed. Residential mixed use is aLo~~ ed if the residential ,,,uts ~~ro~-ide ail incentive to de~-eloU the retail use if the de~-elopnzent is «ell desi~zed, finazlcially iz-zzo Page 7 of ~7T the entire area; hots-ever limited residential uses are allo«-ed in the Crossroads area. The ma~:;r,liin1 density allowable shall be 2~ d~~-eltin; units er acre. 7. Proiect specific de~-elopnzent allocation and deg-elopment uztensity ~~ ill be deternuned on a case-bv-case basis in eon unction ~~=ith specific development re~-ie~~=. - ----~~ - '4Tf 4 11 n T c' ci T+-• s-~ - ~ r ~?x ~ E e ~ E-£'c~ z~ ~1 ei-ivzT-cc-~" ~ c ~,_ ~ ~ d ~ ~ 1 ~e d a ~ d :== e ~- i~ e- •.:~=' ey=e' - ~ ` ' F e }-- =e a la.~-rte a ~.-: 17- ~ _~'~ '~ l - ~ ~ .., 4 _ ..~ - ~.. .-- .._.: ~ .~ ~_.~ .,~.. mi v ' - ~: ~ - u ~--~-=~1- ~=e-'e l ~. ~- -:~ _. _ 'y r. ~r s e 1 s - ~ed ~ a~~ ' _' ~ ~d~-1 ^ y ~ ~ a . ~ ~~ Y. 1 ~ ~~_ .- ....~ r - r ,.'~e~-,eder-~T--E-ci E ~e `-~--1"' rQ-cam d'- a «~e 2~e~~T'e~e~ `4'ead- -a~~ ire ~==-idsErt ~'=~~- e,'e ~-e ~.5. Plaiz for the gradual development of vacant, nonresidential sites and the upgrading of under utj].ized, nonresidential sites. Strategies: • Identify Stevens Creek Boulevard commercial sites between the major activity eea~=-areas and provide Heart Df the City retail commercial development allocation for the upgrading of these properties to Heart of City design standards. • Prepare .development regulations and guidelines that clarify City expectations for quality development. • T7zrough economic development activities, focus on attracting new busuzesses aiZd retauziuzg existing businesses. 5+-9. Ensure the compatibility of adjoining land uses Strategy: _ Prepare land use and development regulations that assure compatibility, while employing specific, well-designed buffers for adjacent residences. ~lO:Generally, the expenditure of public funds to acquire and develop typical neighborhood parks is not endorsed; however, passive rest areas should be incorporated in new development to the extent feasible and in furtherance of Heart of the City Specific Plan policies. s-1-e-=-1 - ~E~~E~~ -- ~Te•~~ ~ zl ~,~e r , a ~-, -1Z~--~~ i -~ -'a a r ~_.i.~p,~el~3'-~ as S-- ii r-_~1 a~T-1 ~ ~ ~~ qtr ~ z - 222 Pale 9 of ~7 Circulation/Parking c3oal Facilitate efficient and safe movement of people and vehicles within the specific plann;ng area. Maintain or improve transportation level of service (LOS) "D" except at the intersection of Stevens Creek Boulevard arid~ De Anza Boulevards and at the I uztersection of Steveizs Creek F>oulevard and- Stellins Road, where LOS E+ is allowable to further a unique community gathering place. Policies: - 1. Promote bicycle and pedestrian access i:-. a~-a_-- r~=wee= <<ers=T:~ e"~ws along Stevens Creek Boulevard by creating a network of attractive formal and informal pedestrian pathways that link together the Boulevard and adjacent properties. Strategies: • Evaluate ovtioi~ on Stevens Cree=k Boulevard to improve the t~edestriaiz em-iroiznzent b~~ t>roactively nlarca~uzs sU~eed limits. their manual and automated enforcement aizd traf$c sienal svnchronv_ • Require pedestrian planning for new d~~o-r n~de~-elopment that includes pedestrian linkages between properties and pedestrianoriented amenities st t3=~n.ajei ~. ~i~--`4_ _~1_~. • Barriers to pedestrian access should not be created between adjo~n~ng retail commercial properties. - • Encourage active, outdoor-oriented commercial uses ~ `~~~~~~~~~rs_ • Develop design guidelines and incentives for pedestrian plazas, courtyards and passive rest areas. • Complete implementation of the bicycle plan for Stevens Creek Boulevard and provide bicycle racks as needed. • Investigate the possibility of creating greater pedestrian access between the residential neighborhoods and retai-l centers. • investigate potential open space linkage from Creekside Park to Stevens Creek Boulevard and into Vallco Iridustrial Park using the Calabazas Creek Corridor. 2. Improve traffic flow and visual continuity along the Boulevard. Strategy: Reduce the number of curb cuts by requiring shared driveways arcd intercoruzected roads along the Boulevard where feasible through private development improvements. 3. Adjust parking standards in accordance with actual land use demand. Strategy: a Establish revised parkiulg standards for mixed used developments that include residential uses. a Require -hared L~arkuz, a~reenzents uz the Crossroads area, ~,-ith overall parkul~ standards reduced to retlect shared Uaik;zzQ arran;enlcnts. 2 - ~~ Page 1® o~ ~ s- Urban Design/streetscape Goal To create a high quality and distinct con•*nunity image and a functional and vibrant heart for Cupertino. . - _- Policies: 1. Provide a public improvement program, development standards and design guidelines that will promote the future image of Stevens Creek Boulevard as the Heart of the City. Strategies: • Implement .a streetscape p~ ~-~~_; ~-~L,rosram that will create a distinct, but cohesive, high quality image for Stevens Creek Boulevard. • Require compliance with the Heart of the City desigiz guidelines for new development or redevelopment of existing buildings. Emphasize ,,,.ban design as a major consideration of the design review and approval process. • Promote Boulevard landscaping that complements the planned land uses and activities along the Boulevard. • Eizhance and promote the creation of public space throughout the Heart of the City through the use of building siting and design, public art, landscaping and street furniture. • Design entry points and 1~:~~.:=1;s 3..,-'_-,`l~landmarls that provide a sense of arrival to the Heart of the City, initiate the streetscape theme and ~irovide signage to important destinations. • Develop entrance concepts_ which may include structures and/or landscaping for major projects to be implemented by private property owners. • Consider the visual and functional access of significant public facilities in developing building desib~ns for the Heazt of the City. • Emphasize private property landscape materials that complement the streetscape landscape plan. -nee-e~~ a e~ ~--T-,-e~ `E~~-e~-e ,- s; - e s- -' e~ ice' ~e ~~ e -~~ r ~- ~ • Implement a plan to have a professional architectural advisor to assist the City in the design review process. 2. Soften a~zd defuze the hazdscape of parking areas, pedestrian spaces and pathways by usiuzg la~zdscaping :~:d . ~ -eci~..s,; ~~. Strategy: Develop desib i guidelines- for the use of landscaping a.izd furniture in the hardscape areas in order to define aild separate use areas as well as create more attractive environments. i z - zza Page Z1 of 57T ~.ANI? LTSE MAP AND SPECIFIC AREAS 12 -225 Page 12 of 57 Streetscape Design Background and Purpose The Streetscape Element of the Specific Plan implements community design goals contained in the 1993 General Plan, a-design concepts subsequently developed and revised in the 1993 "Heart of the City" Design Charette, and any new policies and concepts identified in the ?00~ General P1ai1. The general Streetscape concept endorsed at the Charette was named "Parkurbia." It promotes a "green" city, acknowledges Cupertuzo's agricultural past, and has linking the street's major activity centers with a continuous landscaped parkway as a principal objective. The Streetscape Element complements the Specific Plaits Land Use Element by reflecting the corridor's different land use concentrations and designations. Design approaches vary to accommodate land uses. Options for implementation depend to a sib~nificant extent on the type of existing development immediately adjacent to the street right=of-way. Streetscape policies also reflect the setback, frontage improvements, and landscape and signage requirements established in the Plan's Development Standards and Design Guidelines. Together, these three Plan Elements combine to promote an attractive, mixed-use boulevard, consistent with the goals of the General Plait. Streetscape improvement policies apply to both public and private sector actions uz the Specific Plan Area. For example, large-scale improvements within the existing right-of- way, such as street trees and street lighting, may be best implemented by the City with future reimbursement by private property owners when redevelopment occurs; construction can be more efficient and the appearance of the improvements more consistent. Improvements to private property adjacent to the right-of-way would need to be coordinated with the City, but could be implemented as part of privately-financed site renovation or redevelopment. A Es~~~-a`ae~~~~f ~=d priv~2 €i~~'=-~-mod 't~P ~veEx' '-6 ~ a -'e E~"E,-~-~~ ~~s --Z 61 ,' e~'-~ e~~--a~e `_~- ~~Q j ~-e~as ~e e~ket~~ '---~ ~',~'~~-_. However, the primary purpose of the Streetscape Element is to define the improvements needed to fulfill the City's vision for the Stevens Creek Boulevard corridor. It allows for flexibility, ]_ri terms of phasing, financing, and desib 1 modifications in order to address the needs of the City and Specific Plan Area property owners and businesses. Streetscape Desib Principles The Streetscape Element has `mac-.~--fig-e ui2derlyuzg pruzciples: 1) Unify the Visual Appearance of the Street with Orchard/Grove Street Trees Plantings, a Consistent Palette of Furnishings, and Civic Landmarks. 2) Improve the Pedestrian Environment Along the Street Frontage with Passive Rest Areas, Planting Strips and Bufferuzg Trees aizd Sluubs. 3) Allow for_ Flexibility uz the Design of Streetscape Improvements to Address Access and Visibility Needs of Adjaceizt Commercial Development. 1 -?26 Pale 13 oaf ~ i 4) Accommodate C?ptions for Implementing Streetscape Lmprovements: e.g._ City Construction, Renovations of Existing Development, -Standar_ds__ for New Development. 51 Create a uiu4u~edestriaiz oriented activity center at the Crossroads. Design Concept il:ree Four streetscape subareas are defined for the corridor: West ~T=:~3=~Stez~e~zs Creek Bovlez~ard, Crns~r~~c.-u'--. ~~ ~ :. ~ Central Ste~zenc Creek BovZe~-:zrd and East E.-.:~::~.-.:,•Ste~~ens Ci•ee-k Boi.iZez~:ard. ~}e=-e = .,_~-ess r ,--"e' zl-e-=i~ee lard rye ~u'~- est: '~'._~! :~z~t~--rCc..ezT-I'l`. ~; _~., De ~~a--~c~c~~~e~~ ~ C~~ ~,er, ..~ ~ ~'~l~-~ c, .e---~n`~, See the Concept Plan on the following page. - rr-- a A continuous curbside planting strip and a c~ntuzuous row of street trees would extend aloizg the entire corridor. However, eacYi suti~area would feature a different tree species. Tree species are selected to reflect differences in the character of development in the subareas and/or the predom;T,ant types of existing trees and frontage conditions. Streetscape Design policies for each of the subareas are described below: West ~..~~_.:•:z:; Steven-s Creek Bo~.cle~~~r~~ -The West C~:e~-a~- Ste~-ens Creek Boulevard subarea extends from Route 85 to Stelling Road. The plantuzg theme is aiz "Oak Grove." It features an informal planting of Live Oaks (Quercus agrifolia) and native wild flowers in •curbside planting strips and the center median. It is anticipated that these oaks could be planted among the existing Deodar cedars at De Anza College without needing to remove the existing trees. This approach is intended to bring the landscape of the adjacent foothills into the City, as wel]_ as tie together the existing character of De Anya College, I1ilemorial Park, and The Oaks shopping center. Trees should be planted at approximately 40 feet on center. Decomposed granite should be used as the surface material ~>7-iere appropriate. Crossroads -Refer to the Crossroads StreetscaU~e Plait for details. This subarea e~:tends from Stelluza Road to De ~zz-a Boule~-ard. ~=_~~::'eT=Central Ste~>e~ts Creek BouZez>ard -- The ~~~~: C2n:e~ Central Ste~-eris Creek - Boule~=ard subarea extends from Ste'~g ~~ De Arzza_ Boulez-ard Eact to Psi =tee Perimeter Read. The planting theme is a "Flowering Orchard." It features a formal planting of Flowering Pear (Pyrus calleriana "Chanticleer") and grass in curbside planting strips. Flowering shrubs could be planted uz the center median where appropriate. This approach fills in and extends the tree plantiuzgs that presently exist along the street, aizd the formal tree placerr_ent expresses the importance of the ~~ Ce~~r-Central Ste~-ens Creek Boule~-ard as the civic and cultural heart of the City. Trees should be planted in rows on both sides of the sidewalk at approximately 25 feet on center. e-~-a -e'-i oes e•• d ~~ ....._ _. .-. _ .~_~ _ ~ __ cxee~ :~J ~~....~~.:cc~~ 26~:~~:~~c~....x c i_ ._~. ~-~e3: .z{:Se ~-e ~ai~2e ~E}i'~-~s :~~ ~zY'.c~.$s'x ~'-l--e- - ,-s - a ~~_e~ _e- -e---, --'~e- ~--d rF=~•~ of .~_cs _':~ll '-~ r.l :_..~d. For retail 12 - zzr Pale 14 of ~7 Development Standards and Design Guidelines Background The Development Standards and Design Guidelines contained in this Element provide regulatory support for the Specific Plan's land use policies. 'They are intended to promote high-qualify private-sector development, enhance property values, and ensure that both private investment and public activity continues to be attracted to the Stevens Creek Boulevard corridor. The Standards and Guidelines reflect the Community Design Goals of the 1993 General Plan, the "Parkurbia" streetscape concept that: emerged from the 1993 "Heart of the City" design charette, ~--the implementing streetscape improvement policies contained in the Specific Plan's Streetscape Element, and ~uzv ne«~ Lolicies aid conceLts identified ia1 the 2005 General Plan. As noted throughout the Specific Plan, the "Parkurbia" concept promotes a "green" city, acknowledges Cupertino's agricultural past, and envisions Stevens Creek Boulevard as a landscaped parkway linking major centers of cultural, office, and retail use. However, Stevens Creek Boulevard must also accommodate a variety of development types outside of the actiyit~~ nodes around intersectioizs~=ee~~r .~e~=~=r~-tenter, and a central objective, of the Standards and Guideaines is to accommodate this variety within the overall parameters of the "Parkurbia" concept. The Mixed-Use Parkway The image of Cupertuzo is most on display along Stevens Creek Boulevard. The corridor is the central element of Cupertino's "public realm," where much of its public life occurs. Yet the corridor's bodge-podge appearance ~=ontributes little to the o~Terall character of the community a,Zd is at odds -with the orderly sub-urban character of its neighborhoods and business parks. Land uses, building forms, and landscaping vary from one property to the next. T~~"-BuilduzQ as alien" coT*~+~ercial buildings, sleek offices, old and new shopping centers, parks, parking lots, gas stations, condom~n~ums and apartments all "do their own thing," independent of one another. Z17zile ~ro~_ ress has been made during the life of the Heart of the Cit-~%, se~-eral uroU~erties along the corridor still ha~-e deg-elovrnent »otential and therefore. a consistent set of ctaildards aild suideluzes is necessary. Some examvles of L~roiects ~~°here the Heart of the City standards ha~-e been successfully avvlied are: adobe Terrace, hZarketplace ~hovyul~ Center aild the ~~erona cievelo-t~n~ent at the north ea=t comer of Blailev A~-enue aizd Step-eizs Creek Boulez-ard. Participants uz the General Plan process and the Heart of the City Design Charette u1 1593 identified this lack of coherence as particularly uizdesirable, and identified a "parkway" design approach as a means of both briu2giuzg visual order to the street and reflecting the physical characteristics of the rest of the community. The goals of the Standards and Guidelines are therefore: ~2-231 Page ~~ of 57 1) Accommodate a continuous pazkway /street-tree planting scheme that facilitates pedestrian activity, yet maintain the visibility aizd access needed fo_ r _successful commercial retail businesses. ' 2) Promote visual compatibility between commercial, office, and residential development. " _ 3) Allow commercial, office and residential development flexibility to meet different needs in terms of building form and site and frontage orientation. The manner in which the Standards and Guidelines address these goals is sl~mmazized below: Visibility: The Standards and Guidelines implement the parkway frontage concept established in the Streetscape Element of the Specific Plan. They require that all new development provide a frontage landscape easement that extends twenty six feet back from the curb. The easement will accommodate a curbside planting strip, sidewalk, and either a single row or double row of street trees. However, visibility of development from the roadway is important for most types of development. Because businesses market goods and services directly to motorists, it is essential for commercial retail development. The Standards and Guidelines therefore contain the following provisions to maintain visibility: i~v~sz.oca~s~2~ «.y .~~e~erc5 ic~Er'.`c¢je~ar~i~'ca ~8 `c3 are ~ec....E~~ 6zzrLl~c~iz~j - ~ _ - a~. ?}ll Building-from-curb setbacks are reduced fr~~ :'==.c Yzc~~~ .8' ~y:.e'a to 35'; ~?2) Total area permitted for commercial wall signs is increased from 1 square foot per linear foot of store frontage to 1.5 square feet. lTl addltlon: ~~7-acSi ~i. ~~~acxar~ czTCV'3~~~e ~'.:~x...~a .~5 .6 i~:c~'3.~e c~r~Ei ~i~E~'tii ce Ec'~r~z L i_ _ ~ i_i.. ,a. n_~ ~: tomes t.<<at-i=:al:c thern =~.ere . i_i~=~, the Streetscape Element contains policies for installing trees with canopies high enough to allow visibility of adjacent properties. Compatibility: T'he Standards and guidelines do not require a particular architectural style or styles. However they do encourage a common approach in terms of architectural features. For example, all buildings are required to have a main building entrance visible from the street frontage, and all buildings are encouraged to have an arclutectw-al base, a consistent arrangement of building masses, and an attractive roof or roofliuze. In addition to the consistent parkway frontage, elements of agricultural landscaping and pedestrian scale character - "orchard" tree plantings, 1 _e.`'z. je=, trellises and arbors, a~zd pedestrian-height light fixtures -are emphasized. Clearly-defined walking paths coruzecting public side~ralks, prominent builduzg entries, courtyazds, and parking areas are required. Properties are buffered along sue= ~--~'-_ rear lot lines by fences and/or walls and evenly-spaced "wind row" tree plantings. 12 - 232 I Pale 19 of ~7} Flexibility: Different forms of development typically exhibit different on-site relationships between buildings, .parking, street frontages, anal landscaped azeas: Maximum visibility, minimal landscaping, and a frontal relationship of Uuildings to the street frontage is typically preferred for commercial development. Some amount of visibility combined with attractive landscaping is preferred for office buildings, with the relationship of buildings to street frontages varying from site to site. Dense screening and landscaping is preferred for residential d_ evelopment, with buildings often oriented away from street frontages. The Standards and Guidelines encourage 1=Buildings to be located in relatively close proximity to the frontage to increase visibility, and architectural and site improvement provisions encourage compatibility in terms of the general appearance of development, as noted above. However, on-site relationships may vary from development type to development type. Ca~~.~~~~_C_._ ,a-_ y -- ;_.: - _ 4 .- y :- cd__` _ L L -1 1=~~cxx.~s ~. ~ i~3irc` f..~c2 ot'a~~'-t~5 ~~":~s ~ _~c ~.w Ezrcc~=di~-~~jE~, ,...~.c5~~2~ x~E:'~~_~~i~=, ~'2e~rc..3 ~c : ~ir~rsttxv-t c~~5cre'E:: h-~_l-8i ~ .~~ ....~}~ce. :Lt .Ei .~ .e~. ~ ~c i i ~ c=am l: j cc'-x-~-r`7'- Using the Standards and Guidelines Development Standards address those asp.=_cts of development that are essential to achieve the goals of the Specific Plan. They aze specifications for site development and building design, such as permitted land uses, building height; and setbacks. Standards must Ue adhered to and typically employ the word "shall." Desib 1 Guidelines, on the other hand, provide guidance for new development in terms of more subjective considerations, such as district character or design details. They also serve as criteria for desib z review by City staff aizd the Plan,,;,, Commission. Guidelines typically employ the word "sho uld." Variations are permitted if they will suUstantially aid in meeting the overall principles and objectives of the Specific Plait. Illustrative Bunching Prototypes _`F~e~~. 1::::' :~ L_ t illustrate application of the Standard and Guidelines and the forms of development desired Uy the City. Standard and Guidelines begin on the followvzg pages: Deveiopnzent Standards - Pa«e ?Z Es~.4~c-~Eial L~~ls~~`~~. P ~~_ ~_ ~. ~ ~} ~ c~LC~ceSic ei .LCT E .-`~~ rzx.E~ cam-` ~ _.r Design Guidelines - Prime 3~ e~~Tei ~~...~ a Eccxr~'Ez~E-~r_~~a<~t =-~ -~ c ~~r£i~~~3~~i ~rricc~ZeF-E~2r.«:~~:c ~ccj~ .~3 , 2 - 233 Page 2Q of_i~= Development Standards 1 A1.010 Description Standards and euidelilles uronlote de~-eloumEnt that is conl~atible both ~~-ith nearby neighborhoods and ~4-ith e>,istilZQ and ttl«nlzed de~-eloLnlent along Ste~-eIL Creek Boule~-ard. ~t~.dards µ,,d ~.~i~.~-~es ~ee~.~.;x~:e--a.~ variety of different types of coTn-mercial development, from stand-alone single-tenant buildings to small convenience centers, office buildings and =urge shopping centers may be vrot~osed. Buildilzgs are encouraged to be located closer to the street frontage for visibility. The .development standards generally require that surface parking areas =~~~shall jcnze,a~L'~ be located to the side or rear of buildings, with shade trees in an "orchard" planting arrangement. v - - - -- - .-.t t _ - ~i.. _ - -1_}~'E~xSEcFaij ~5-Fe'-"Ti' ce'~ a i e e` 'c t''- gy ~ "y ''-'';:-- Amenities, such as benches, pedestrian-scale lighting, and planters are encouraged along building frontages; where they will be visible from Stevens Creek Boulevard. 1.01.020 Land Use A. Permitted Uses ~z-ce c,« eS ~3._ ex ~ iEeS~rr. W _ .: T'~Q-~a $i x=xrC.x9:•-~Pa.x6zr~x.~..4~} . acElt~~j Sze ~: ~7 C~'r~=3.i1j: - ~icC~a~ S1w Ezt": ~S f$6~ =`c6~e5-tekE~:~~~a E~i:~ E3-ZzE~ E: irc~~zc~cSi, E~c_'~FeS, ~~~7ai e~ ~irvrcr~::E' ~~s~r~~4-. :i2 4`c6i-c- c.r2l'S.^3i :$~ SE~'~e25 _t;£}c: .~~ t~..x~e.~-t~'-e.~-~~'~-tee'-' i~? st2'~., •-t-•Ae ~.E~..:_ ~1-,-..^.. .. ..-7 ~..Cl.~.- ^t„-..-1. ----r- --- ----- -----r-- e.~usi~~ess =c~-iees- Q.B~.~~a j, clec~;~c~; a~dpl-.~ _U;;zj ~~.ateriK'_s =~'_eT e.~ca~" i~.Ezr-~aecc.-~cI$rz~ ~~T~"2._c-"~E" «E~ ie3~ `e jE~ c eS, ~£t a-j2~c~ie5, rx-cS~j. Qi_^.zi4-, ~i~ti~s?il~~ = cE~~GS=~i:~c~c ~a eE`~~eiT~t~G ~c -- .~s~:e~s-~~a~-x~ TTs~~Q ~~ •. ~._T'uUl: e' ~~~F=-~t-i-;c ~i~:r.a~__ .~ T' r _ _~ ' d 'c ~c r ~~r~=+ ~' z-5 E3: ~rE~c~~ ...c.~.~Ercr, E~...-'~'~'-lrc _E~'c lEe i~r. C. tel. O~':cr T_'cr ~~i:-`e~ ~.'ses »s~onunercial - hs specified in the City's General Commercial (CG) Zoning district i~-ith the foLlot,>uze locational Le5tr1Ct10IL: a. Uses such as urofessional, general,. adnzilustratit-e, busuzess offices, busi~zess sere-ices, such as ne3~-ertisina bureaus. credit reuortine, 12 - 235 Page 22 of ii7 accounrizQ and similar consultiz~ agencies. stenoeraphic sere°ices, and commuiucation equipment buildin~s,~~-ocational aizd spenalized cchooLc dance and music studios. ~-mizasiunt and health clubs aazd dvld care centers gild other uses that do not in~-oh-e the direct retailil~ of eoods or serf-ices to the ~-eneral t~ublic shall not be allo~o-ed on the Ste~~ens Creek Boulevard street frontage of buildings. b. These u_ces nzav be located at the rear of buildings provided there is a ~-iable storefront s~~ace along the Step°en Creek Boule~-ard street fronta_e for other rental rurt~ose=. Tti_c sz~ace =ha1_1 also hay-e acie~uate del:th to acconzn-lodate tenants. 2 Residential - at a marimunz derLity of t«-entt% fire (25) uiuts Lamer acre. For ni.i~:ed residential aizd contin-lercial deg-eloL~ments this shall be net deizsit~%. e~cludu1~ ~~ark%uz~? and/or land areas de~-oted to the conunercial Uortion of the de~-elopment_ The follo~~-i1~- is an illustration of hozti- net density i calculated: Gross lot = 1 acre (-~~,~60 sg_ ft) Commercial buildin_Q area = 5,000 sg. ft. Surface parkils area for conlrrercial area = 6,10 sa. ft. (10 uiu-siz.e ~vaces ~ 1 /2~0 sc~ ft.) _~llo~~°ance for outdoor.o~~eiz/landscavutQ area (10°'0 of conunercial buildil~ gild yarkiZQ area) = 1,11? scl. fi. Total area for conzn~ercial vortion of dew-elopnzent = 1,532 cq. ft. Remainder area = 2S,02S s~. ft. = 0.613 acres LTruts allo~1°able on remainder area = 0.613 * ? ~ = 16 units r,._,aa~_.__T TT~..r ~ 7"J '.a l - T7c c 7 ~' 2-acs's T ~E~~_''_ 6~ tl ~`~' e-~~ ~ '~S e- _ _ 'r' ae~-e; p r c~ti=- v~~.~~n~rt ~cr-cit. aT~~~e~~.ET ~_~@':r'c-~~ci e. e"e~et~=}3 e~"'`c '~ c~~i ~a'r~5 c'a ~ ce5ia ~ a a 'sicS r6r~c~" gcc=ice'«~1 ...,rE .i.-8 ~6 i"i ~u~. '-.3. Office Over Retail - -_ ._ - 7_ ~ := _~'-: ~.r.a.. -' `' } ~ _. ~l ..l__~eS ~e_ e...-. ..e ~e ,...e ,Yrl. ~..a _Y. _ _i Y •,7' ~. Other Conditional Uses - as specified in the City's General Commercial (CG) Zoniizg district. ~~ T~ IT ~ ~ ~ 1, ~ . 7 L ~~~~ al ss=yes ~e,_ 'r'-e -=e-~~:~_- - ~--~c1i -=d~~~F e--pie ~ '_21Er--- '=~-~'-i~'o le~-.77 ~- --e^'-ed 7^-- ~ --'-'- - - -- - - ~-TcS e 7 F •7 7-l - to '-•-C - __d 'ran n2ni=,-.e `eE~ ~_.a i _ r '-i o..~ l.lw_.d~~d ;1~H-=~.~.~_ .`~_. ~ . -.:~c =mar r TE-' .tee=. 12-236 Page 23 of S7} -- --- ~ Inc-~~f~-~~ aE~e. ~B. MaY;s,num Development Intensify -_ 1. Residential aild Residential Mixed L7ce De~-elcpment - Ap~lic_ailts _inust Aviv for an allocation from the residential de~-elopment allocation pool. ~?. Commercial Retail aild Office Development -Applicants must apply for an allocation from the retail commercial or office development allocation pool. _.e~~~..~~:~«~,...~ ~. xxx~e 3iT~~r. ~t=C-i.c .~ ~r ~ ... ~.~`c~T=~~c} ~ ..-~T~... .._. 7„-, i-...~....7 ~ t_!-. _ 1.., i i il_ .. t It ~'- 4:... l a~ 5 : ~~-cx ~c ~ccxsc arc-t-~-i?£i1e-c-ai~E ~ ~r:~~'.tr~zO GAS -A ~ E... Tr`=rcE i1 ,-..-. - -. ~-: r. i~-a~~ 1.01.030 Building Height, Setbacks anc~ Orientation A. Height - as measured from sidewa_llc to top of cornice, parapet, or eave line of a peaked roof shall be as follows: 1.. Ma.?mum -~raQe-~~~eers-c=~_l_:_;-.- _~- .,~~ L~~~ Forty fig-e (~~) feet.- 2. 1Vlinimum - a. Sio~ed roof: Ten (10) feet to ea~-e line b. Flat roof: Fourteen (1~) fee- to para~~et 3. The vrin~ar~> bulk of buildine =hall tie mauztained Uelo~v a 1:1 clove line dra«~ from the arterial street curU laze or lines iu1 ali areas subject to the Heart of the City staiZdards except for the Crossroads area_ See Crossroads Streetscave Plan for detail. ~.€3: EE'~`c}PJr'~5:~~'C'iEi :E}-~ ~=rc~r~a~~tr'i: ~r'c-E?:-.".-eF c2~ i:E:~l:`c Si~~ii lc?Q-~. f a'_~~ivr~_'-~'cScL~-SQCe r. .'..~~~:...~ l_..:1 .7: _.~ ~.. - 7, '`7-i l_-_ c ~~'~-ccY ."5 arc7_cT~:EeE' :e :sai~r'.'QEiTre~~=.. .J t C: \ i 1, i.-:.. ..-. l 17 ..l 1 \ i uT~ a EeT=ee _; 5~..~St~z-c c2 S:~~Ecc's"CS=r'-rcrrE?~ceiZa <<6 ~'.~~~ZEi ~~.4i1 i3=~-E ~-TzeE~ ez~e~=~=~e -? a ~e - } .~".:E_^ ~ `. ~. ~. '" ~ ~ - =~Cee~Ei~i''-~-z~1=c5~i@~-~cEa~c~ F .«e a:~e O7~e-`cl?Er=crc~-~°e r66rS~'TS-c-ea:c~~a'c~ _ _ t.. `~. ctr~cci=~x-~:~r5'.~zc~~ Sri r-~Er e~c~2S c"-'e~~3~ 1_. '1.~:.~~ '~ ~- -cs~u wit c ~~\:-_ --_ __ =~ ~~" _ _[?-~.!`i^.FiT~ ~. Tar ~. Rooftov mechanical equipment aimed utility strl~ctures ma~> exceed heisht lunitatioltis if they are enclosed. centrally located on the roof aid not c°iiUle from adiacent streets Page 2~ oY 57~? B. Front Setbacks 1. T/T;nimum Setback -for new development shall be nine (9) feet from the required Boulevard Landscape Easement; see section 1.01.040(13, below. I~Tete~ de~-elo~ment shall be defined as a t~renty fire per cent (25°'0) or_ greater uzcrease in t7oor area or a 2S~b or ereater chaslse in floor area resulting from use permit or architectural aild site apvroval ~%-ithin tt~-elve (12) moritl-L_ 2. Corner Parcels - setback -requirement applies to both frontages (e.g., comer parking lots -not permitted); miT,~mum frontage requirement recommended but not required. 3. ~~eet~E~Special Architectural Features - subject to City review: entrance porticoes, canopies, and or other features may extend up to four (4) feet into the front setback area. C. Minimum Side Acid Rear Setbacks 1. Minimum Side Setback -for new development shall be a. e '.:4~` ""-c~-t;=e '_:ci-gr cue'-_-'~'~--j trr te~~~?-2~-f~ei, -r~~.~a.ev~r. ~ j_ec`-e_.deternlineduz coniuizction «-ith the dei-elovment re~-ie~v t~rocess aizd shall devend on the follo«-u1g factors- a_ Z1~idth of the lot beuzQ deg-eloped and b. Setbacks. and relatiorLhiris z~~ith buildings ozz inZmediately adiacent yroverties. c When adjacent properties.. are jointly developed as they may occur in a shopping center the setbacks betK=een buildings may be reduced to zero when it promotes pedestrian access. 2_ Minirr,um 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 m~n~mum setback of 20 feet. 3_ Uzziizhat.itable builduz, elements -such as chinu:e~-s as:d proiectul~ ea~-es mat= encroach uy to three (31 feet u1 to a required setback. ~-~. '~' --- ~ ~' Mixed Use Developments -may reduce the minimum side and -~~ rear setbacks bets=een onsite buildings within a common master plan uz accordance witlh an approtTed development plan. D. Stzilding Qrientation -The main builduzg entrance to all builduzgs shall be located on the front building facade, a fzonting building comer, or a side- facing facade visible from the street frontage. =~__~r t'?_ - 'tether orientations play be permitted subject to City review. Paoe 25 oaf ~y I 1.OI.040 Site Development and Parkin€; A. Access 1. Direct Pedestrian Access - in the form of a walkway shall be provided from the Stevens Creek Boulevard sidewalk to the main building entrance; i.e., pedestrian access to building entrances shall not require walking between parking spices. If pedestrian access ways cannot be separated from parking bays and/or circulation aisles, they must be distinguished by a different paving material. 2. Vehicular Access/Curb Cuts -shall be shared wherever possible. a. Maximum Number - of c=urb cuts ;.=~.~~d ~~_:}: .~ s~`'.e .e=~~:: ;/ :==? d~~ shall be one (1) t:wo-way curb cut or two (2) one-way curb cuts on Stevens Creek Boulevard. b. ~s>~r~~a~k?~~ ~6iTri:~cSr1:311 E9i'a`6~iz~ `c2 ~e~s`F- 5~~..-':c~3~~ ~e~¢}15_ ` O Y. ,-~ $~e'r~.~`c-lr~c'.F-~~~~~~}=:l~Fc^~c^-r-t?5= xr~F3i.-ca-ott==cv~~~"~e ce~=6 `.e u~-i6 ~ a E1 i~o ~~- - Ems: E4c~. 12a11Z~?i1'73 dri~-e~,-avs - shall be located be~-ond the back of .ide~~-alk. «-ith a ma?~inzuin grade of t~~-enty U~erce_nt (20°0) aild adequate sisht ditar~ce c. Driveway Setbacks -shall be (i) A muzinzum of fire (~~~ feet from adioinino vro~erties and lii) Three (3) feet from adiacentbuildiuz~s_ d. Drop-Off Areas -shall .be provided at both the main (street front) building entry and the secondary (parkiizg side) building entry. e. Service Access - shall be from rear parking areas. Service access should avoid locating next to residential areas whenever possible. B. Parking ?.l. Location of Surface Lots -shall ~ ~=be to the side and/or rear of buildllzgs and vlanted with shade trees uz an "orchard arrail~enlent";- in no case shall surface varkule lots be closer to surrouizduzR uublic walls i-"~'...~j ....~ ~: ._ '~. ~. "'. -:::~. c~-vTl~a:...~.«:E~.~..: ._~«.a ~E~ C:e'~"ei~ - c~c~6i~l E~ .^_r c . 2. T`he Perimeter of Parking Lo'.s and Dri~Teways - 4d}4EC~R t-e :re-~t~-~ c.~ r-c Br7-Cs.~IE`. .~~ ~ ~~ .r. t-~-Zr'c.~ _ ~ acr~~}c+= ..c E _ ~~ ~ E ~ ~ ~ cc i'. ~ .. c .«'t Page 2,6 0~ ~~~~ a~-c~c~r-~~-~-~a~~.,-K}}-~'-~~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 de~_eloymeizt. IntercoiZnectivity Betz+-een retail/com,,,ercial de~-elopments is desired, so anzT z~°alls or fences shall coitider vrovidin; access betz,-een proverties. See "Site Improvements and Landscaping" for wall, fence, pier, and pedestrian access guidelines. -1=3. i3a~df~~~ _'~e<~ssi'--'T~-'-~' ~t~~~ 's- T'e_`e~:e~a~.i`a~~ _'~ee~s=~. ~'~=~~-L-a~ -~s-~-er-~~=~e '_~~ ::.:~~_, _a.ee~ e~_-~.-Sub=usface Gara_es -The maioriiz% of parkiult should be depressed yartiall~~ belo~ti° _rade. The finished rirst r7oor height should be no more than three aizd one half (3_) feet aboz-e sidez~°alk grade; this may be az-eraa_ed but shad not exceed height of fiz-e (~) feet aboz-e sideza-all: grade. -? Garage Boors - or Bates shall be yroz-ideal for all residential _ara~es_ Ma_xinzunl ~~-idth for coi~znzon garage entrances shall be t«entz- (20) feet for double doors aizd ten (10) feet for sinele doors. C. Suildin~ Access Direct Pedestrian Access - uz the form of a ~ti-alk~~-av =hall be t~rovided from the Stez-ens Creek Boulez°ard sidez~-atk to the maiul buildulQ entrancce; i_e., t?edestriaiz access to buildu1e entrances shall not rewire ~,-alkin~ bet~,-een yarkulQ spaces. Lf pedestrian access ~~-a~~s caiZnot be separated from parkiula bays aizd/or circulation aisles, theme- must be ditin~ished bz~ a different vaz-ul~ material. ~D. Co*7+mon Open Space 1. For Commercial (Office Qr Retail} De~-elopment a. A m~r+;,,zum area equal to tz,o aizd one half vercent (2.,~°0) of the ;rocs door area of builduzss of t~~-ent~= thou_saizd (20,000) square feet or more, or restauraizts of ten thousand (10,000) sciuare feet or more shall be vroz~ided for ~~assiz-e recreational use, such as a garden sittule area or outdoor eatine area. b. Plazas and courtz-ards shall include outdoor seatule. Such areas shall be u1te~-rated 'unto the vroiect site design and /cr situated u1 tl.e varkz~.-av laildscave easement 2_ For Residential Dez-elovment a. Conunon, u_~able outdoor syace s}.1all be yroz-ided for all multi uiut builduz~s. A muviniun of one huizdred fiftz- (1S0) square feet shall be vroz-ided for each i„zit e~:cluduZs required setback areas; see Desi~z Guideluzes. v e Page 27 0~~'?~ 23 ....A "_____~~ TT_~. ,-. _, rc~$6~i23~~2~~:-e ~Ec1i~3cx8~c5~~_:.-. •- _ __ TE?T.-}Ei.4'_ J J ~~r ~r~ ~ ~ ~ ~ e~ =a::e~~ ct e~-a s~ t-- ~ ~~ .:~ e, 4 s bl ~~ a-ea _-=_-esss~ ~ - ~~ = p ~ . - -'- ~'-; - -2ees ses ~~c. se~ as e=~ _ . . 1 D~i-.a ^ 7 lJ-.~_,-..~_7 C 1 7 C r' l TJ l - ~ e a- tL i e ~ .~ c~ _..s-ai :. ... ~ _ ..i ..~. = ei-~e~~e.. `7 ~ .~. C xc Jl........ ._~ _..ET~ v~ .~ r ` .. ~. E ~~~~: =s > :e~ - s ~f~ ~~- e=e~- ~e~ :~: ? a~~ ee ~e~-e?e _ : ~ : -=r .~ ra , . 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L_ l~ - l .~ ].-.._ i 1. 3.~~~3 e~-e-S :~~ S'-'":..2eri~d4 ~~z-~3=3:~cs_y ca5 ~~1a~- E?cEee c .2 x~..'.~~'3:'~~:c~ ce~~ ce 7y- 7 7 It /~ =\ C~_+ Tl.~.~-_l,-. _.. _..., i,- -.4=i iz? a_L'f'?'i3 £_ -E3i trr~~ ") .spa ee ~Q-c~B''ll'eTYSr-c T -r ~ V c~-v ~'r'~-~cc ~ e ~-~n,~_ieE'_ ~=r~ - a- _ l~ : a ' y = - ~ '~ ~ ` L 1 lI 1_ L /'~ -\ L~_ 1. l + i /-\ i + iT~-cc~3=c~~x-~d-~T~-_: c4-~:~k ~ ~x:¢1c~Yczc xxe3 px2. a ~F-E-~~~-2ec ~~exre= tirr`c-~a~~. _7 yw 7 _ L' .~. +. _ l.. ~ 5=$' i~-c r.y_ c Wi : -E+ 3 S ` .. - .~ ~ ~ ... ~ ....~ y ~ r25 : am =~ t " .~ . } + ~ ~ ` A' - + ~ ~ ~ i~~s .1- 3 :.~~2 a?:EEr- ce . ~ c Ze_.~ r_ . - ~ __ , _ _ _ _` 'c ~^ C+ '~ ' 'c ' . ~a: : c -~:~ ~ :~ ~c ~ -.c-_~~r. c. cr.~E . .~i25 ~t r i -3c5 x .~ .. . 2r 6r .. ~. 1 ...~~ i ~ i ` 1 ~ ~~e~~~-e~e - '~ - E"Eee'7 7-e -t3 e~iE 6~ ec ~c 25, ~eE c=, e x e5 ~ ~ , ~ L Tri ~ + E ~ +- iz ~+E : iC ~ p . ~ ~?e- ~ r . ct vc i~. ~ E : 'T-22 ~ ~ ~8 ~ ~ ~ S -e ' e e ~ i~ ~ T~- ~r~Lc a~.... .~~ ~~x .._..e ...x _ ..... ~~ ~ . ~-~D--'row-~~r+c-~-C'~~~i{§ x-_. ~zrdirres=c-Ez~~ :E~c _~..«~ ~e ~..._.:e-T„ r2~c n~-sr.C ~~-1"~~~ x...~ `e'c=~ T _ ~ -_ L'am''' - - ^'~ 3i ::ter --~ ...xzccrs~~szm'cc~ .~€~c~ ... ... ~~~Et. ~~ce~a-2_:.... ~.~ ._~. ++.,- ~i~- "7 t _ -'.7 +7, _y +1_ Cs`~-~.._ !-'_r..-.lam ~e'-c....1ec.,.~~ e4=E~~.E~~. ..c ~~.~, _~~:L€-}-zee: .~.i-:-~~e~j ._ ~. ~~. _s `~. 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"~ _~. ~ ~ .~ _ u~ cc __ ~ _. ....__ ~ _._~ _. ... ~.~ i . _ - ~ ~ ~ .. ~ - - e^ - : ~ ~~ e Y~ r :~ _r .~ r: rya . ~. ~~ ~ ~~ Page 32, of ~7 - -~ ~ ~ ~ ~~ y~ ~-- ~~~~ r ~~ ~~~z - =~ " e z ~ R - ~~ ~ e zeee o e a n- _ ..,a - ,~ c.... ~t - ~ e ~ ~=~e e ee e ~ e~--~E ~ ~F~---~~~ , Vi E s ae~~ ~ ee ~ ~ e~j - i ~at ~ e m '' -~ € - ~~ts s e~te areas :e~~ =' ~~e ~ ` a ~ ~ E:i~ a ~ ~ e~:e z~ :~ ee ~ ------ ----------- _--- ----- -" -- - -- r - ----- _ _ e~- = _ r ~ z ~' ~ ~ a3~ ~ e ~ ~ ~~~ ~ r .a ~~--e~ ee a e: i~ ~;~ - ~ ~ i : ~ ~ sczee~ ' -~~ ? zeE s~ s ~ a s r - es ~~ s :a e ea a T x e .. eE a ~ ~ E .~ e i j ~ -11^ - ('-'l ^1 T^ ~ G • `O .7 !.h : i _i _ ~-. min ~ i' -, l- , 1 i=rk j~ 4i~ F-4~i~c~~~`c-c .ic~iF-e . ~z'~'-r"r`~i ~::''~,]4"s'rj5 _~~._i~ ~?E ~ ~ '~ Z-t~: 6~ .~~i :~cjeEl :E) 3F-E~~c4 ..ors ~i^ce~~ ~~~j tcii :yoi':5 ~ci eGY_~ce a~:~ iE: s ~. ~~~aTj sE`c~~E~c ~i~e: __ 12 - 246 Pale JJ Of ~7 Single-Family Residential Development Standards 1.9-x02.010 Description -- Standards promote retention and development viability of single-family residential sized lots in the transition area between Stevens Creek Boulevard fronting development and single-family neighborhoods in the vicinity of Tantau, Judy, Bret and Stern Avenues. Standards apply to existing lots 10,000 square feet or less in area and 225 feet or more in distance from Stevens Creek Boulevard. l.~-0.20 Land Use A. Permitted Uses 1. Single-Family Residential- at a density range of 1-5 units per acre. 2. Other permitted uses in the R-1 suzgle-family residential zoning district. B_ Accessory Uses 1. Customary Home Occupations -subject to City review. 2. Accessory Uses and Buildings -customarily appurtenant to a permitted use. C. Conditional Uses 1. Conditional uses as allowed 'in the R-1 single-family residential zonutg district. 1.&302.30 Building Height and Setback-s 1. Building heights and setbacks are as allowed in the R-1 single-family residential zoning district. 1.0240 Other Site Development Regulations 1. Other site development regulations applicable in the R-1 single-family residential zoning district shall apply to lots affected by' these single-family residential development standarcis as shown in the figure. 12 - 247 Page 34 of ~7~? Exception Process for Development Standards In order to provide design flexibility in situations when small lot size, unusually shaped parcels, or unique surrounding land uses make it difficult to adhere to the development standards and where all- efforts to meet the standards have been exhausted, an applicant for developrizent may file an exception request to seek approval to deviate from the standards. The possibility of lot consolidation, if an exception is need_ ed for a substandard parcel, shall be evaluated. The exception process shall not be used to increase land use intensity or change permitted land uses. A. An exception for development standards can be approved if the final approval authority for a project makes all of the following findings: 1. The proposed development is otherwise consistent with 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 will not create a hazardous condition for pedestrian or vehicular traffic_ 4. The proposed development has legal access to public streets and public services are available to serve the development. 5. The proposed development requires an exception which involves the least modification of, or deviation from, the development regulations prescribed in -this chapter necessary to accomplish a reasonable use of the parcel. B. An application for exception must be submitted on a form as prescribed by the Director of Commuiuty Development. The application shall be accompanied by a fee prescribed by City Council resolution, no part of which shall be refundable, to the applicant. Upon receipt of an application for an exception, the Director shall issue a Notice of Public Hearing before the Planning Commission for an exception under this chapter in the same manner as provided in section 19.120.060 (relating to zoning changes). After a public hearing, and consideration of the application in conjunction with the maiZdatory findings contained in subsection A above, the Plaiuzing Commissionz shall approve, conditionally approve or deity the application for an exception. The decision of the Planning Commission may be appealed to the City Council as provided in Section 19.136.060: C. Ail exception which has not been used within two years following the effective date thereof, shall become null and void and of no effect unless a shorter time period shall specifically be prescribed by the conditions of such permit or variance. An exception permit shall be deemed to have been used in the event of the erection of a structure or structures when sufficient building activity has occurred and continues to occur in a diligent maizner. 12 - 248 Page 35 of 5 i Design Guidelines -------------- ------ - - - ----r------- - 2.01.010 Description The Design Guidelines promote buildings that assume some of the communication functions of slbo-ns. Through their overall form and appearance buildings should communicate more than just a business name to a motorist who is shopping by car - how massy businesses are there? where to park? where to enter the building? A "building as sign" is taller than a typical one-story building, with a distinctive silhouette. It is located in close prox;m;ty to the street frontage. The driveway and main building entrance is identified by a taller architectural form, which is an excellent location for mounting a sign visible from a car. A_ Building Increment -Long facades should be divided into shorter segments or modules. Modules along the Stevens Creek Boulevaa-d frontage are recommended to be twenty-five (25) feet Iong alzd a maximum of fifty (50) feet long, and should be separated by maior changes in the building mass or facade treatment, such as a projected entrance or window volume(s), notch, roof form, or other architectural feature. In some cases, these modules may= be separated by ~-ar~-il•Ie the color of u1di~-idual modules z~°ithin a harmonious palette of colors- B. Special Architectural Features -should accent buildings at the main building entrance, adjacent to entrance drives, and/or at building comers. 3 diaconal "cut" at a comer, or a notch for a srralld buildillQ entry. calz aLo be effecti~-e_ Features that relies-e flatness of facades, such as recessed ~~=indo«-s, arcltectural trim ~~%ith substantial depth and detail, Uav ~,Tuzdo~,-s, ~~ indo«= bo>:es, dormers, entry porches, etc.,. are recommended- Balconies, trellises alzd vorches are aL~o recommended to a-dd human scale elements to uroiects. C. hlassina - the overall form of a quality buildup is created by its ths•ee- dimensional characteritics, or mas=int. Different combilzatiolu of buildu1~ mass should ~ be u_~ed to comvose a buildil•I~_ Buildine masses may be ~in~Llar, like a tall or pro•et ctu1~ rnass located in the center to mark a main entralzce. They= may Ue svnzlnetrical, for exanlyle to~~-ers placed on either side of the niail~ entl-v: or the~~ may be reL~eatedu1 a slishtly different ~~-av in alzother buildine location. D. Buildins Clusters - Buildups =hoard relate to one alzother to shape open ~L~ace iI1 bet«-een, as is con-Lmon on cal2zpuses. Chalices iI1 building form chould be aced to or,altize and accent =pace, by creatillQ_ a_~:ial relatiolthiL~s bet~ti-een build"wigs, defuzilla special court<-ard svaees, etc. ~ 2 -gas Page 36 of ~7 d_ Freesta.izduzQ Landscape Elements - such as trellises, arbors, and .special landscape materials that add character to yard spaces aizd / or accent the entry ceduence. 4. Rooflines - should be simple, changing shape to reflect important building masses, tenants be- low, and/ or other important internal building functions. ~F. Windows - are an importan~~ element of facade composition and an indicator of over all building quality: 1. Window/Wall Proportion - In general, upper stories should have a window-to-wall area proporti~an that is smaller than that of ground floor storefronts. 2. .Window Openings - should generally be vertical or square in shape. Horizontally-oriented openings generally make buildings appear squat and massive. 3. Window Inset -Glass should be inset a m;,,;mum of 3" from the window frame or from the exterior wall surface to add relief to builduZg surfaces; this is especially important for stucco buildings. 4. Shaped Frames and Sills -should be used. to enhance openings aizd add relief to wall surfaces. G. F'Vall Surfaces - L£ the building mass and ~-ariety of «-indo«-s aa~d doors is comvlex, simple ~,-a11 surfaces macs be preferable (e. ° . stucco); if the building ~-olume and the vattenz of z~-all openuzPs is svnyle, additional ~~-all texture aizd articulation should be emvloved (e.~. bricks or blocks, or rusticated stucco). Pilasters, colurruzs, cornio=c, and other forn-ts of surface relief should be used to add ~risual uzterest gild scale ~Ef. Roofs -Parapets and/or shallow gable, hip, or other two-slope roofs are recommended for all buildings ~~e~lus- ~ c - - :--- ~,: 1. Roof Slopes -should be bet`n~ec~n 3:12 and 6:12. L- C7, ,71-7 'C ~~ .~ L -CO' L i ~ 1... '7 ax-j ~~~c~ jT c~@~- ~.x.E ~~... ~. .ie~ie ~c~=.~--s~i ~i~-.~i: :'2.~-:. 6r~'~ .'o S~ .~'e c~~~~". ~2 Roof Ridges -should be aligned to be parallel and/or perpendicular to the street frontage. -?-3. Roof Overhangs - are strongly ~ recommended. Overhangs should be a m;n;mum of three (3) feet, with additional articulation in the form of support struts, gutter facia, and/or exposed beams/ rafter ends. =~_ Materials -The following roofing materials are typical for the district: 12 - 251 Page 38 of ~7~? a. l~'tetal ceanz made of aluminum, =a1~-a,,; ~.ed steel or other coated steel, recommended finishes are aizodized, t7uorocoated or painted. F~ b. Clav, ceramic or concrete file may aLco be appropriate if corL~istent with the desired building character. c. -Tar and gra~-el, composition, or elastomeric roofs should be screened b_v roofed varaL~ets. d. Ast~halt shuzale roofs are not recon~nlended_ ~LSigns -Guidelines 1 through 4 below apply to building-mounted signs. 1. Sign Location -Signs should be mounted on parapets, towers, turrets, recessed wall areas, and/or other architectural features specifically designed for them. Flush-mounted and painted wall sibs should align with major architectural elements, such as doors and windows. Ornamental elements, such as moldings, pilasters, arches, clerestory windows, roof eaves, or cornice lines should be used as a frame. -, ~ , -. ~- -t- __ ~. -~ a:. ... C~ - -- a ~.~ `P8~-2 ~:es 6r-e?c ce~=c~ 3~5~-e }~22 -'~•31: e~ 31cev3-~66s`. z~6Tea e4b r ~ =p~.~ cc_~~~ic~ ¢S ~~-C ~X'tcrc_-c~. 2i .~.e ~-cra-`ceE'r-'T~rx6~~xc E~x xhezLsa~c'j '~:3`s ~e ~= 3=~c:e. ~6r2~r-~x~- le' -""e c a'Z =i-'~~~, i. }J E1Z~~5 ei z3e E~~t =~" ~~~ i _ a i sds-r-t^d r~sr -2. Awning and canopy signs - are recommended for co**~mercial retail buildings. Awning signs should appear and function primarily as awnings, however. Awnings should reflect the building's facade module aizd should not extend for more than fifty (50) linear feet without a break. Signs on canopies should be integrated with the canopy ~afascia or be in the form of freestanding letters mounted on top and extending above the L,:~iefascia. -~3. Projecting SibQns -are recommended if designed as ardutectural features L~e~e ~~zE~~;, or are located primarily for pedestrian visibility, minimum sidewalk clearance should be seven (7) feet. ~. Architectural Style - Sign shapes, type styles, and color combinations. should complement building styles. ~-~_ Structural supports -should be attractive. They should complement the overall design of the sign and/ or building(s). Ornamental metal is strongly recomlrLended. ?.6. Materials - should be attracti~Te and long=lasting. Recommended materials are: a. Signboards - of ~n=ood or metal, with painted, engraved or routed letters, or mounted letters of wood or metal. 12-252 Page 39 of ~ 7 b. Silhouette or figurative si.bns - three-dimensional letters, symbols, and / or ornamental figures made of wood or metal. e~e~a4~r-e, er ~:te~~~e~ be:~.d cle~e_.e~- ~r --=r --. - - - f - zne--~~ sib=~. - ~c_ Fabric awnings -such as canvas or nyloiz, with painted or applied lettering; plastic awnings should not be used. J. Common Olsen Space - Deg-eloprnents ~+-ith a residential conn-t~onent should contain both landscat.~ed/warden areas and hard_=cane areas that encouraee social iutteraction_ l Conninon LaildscaL~ed S~~ace - ~ laindscat~ed Breen and/or warden s1_~ace should com~ri_=e bet-,-Ben se~-ent~- Uer cent (~ O°'o) and eight-v ner cent (8Q°o) of the common outdoor s~~ace. The location should be in a courtyard, side yard, rear yard, or common Green for lamer- - de~-elopnnents. Space should be rectilinear with no side less than fifteen !1~) feet. Space should be se~-enty fig°e >,ercent (ice°o) enclosed b~~ buildiize-s, low ~+ralls, low fences, or 1ilear landscapizz (e. s., hedges or roe+-s of treed and not be bordered Uv surface parkiune areas on more Chain one side. ~ c 2 Convnoiz HardscaUe St~ace - Set++°een -tz+'enty per cent (20" o) aired tlurn° >_~er cent (30°0) of common outdoor space should be iun the form of unit- pa~°ed or e-ra~-el areas, conunon roof deck space, or asnv combination of the t~+°o. Hardscape space sl _all be coinnected directly to the rec-~uired landscaped space by stairs, ~+=alks, aizd/or ramps if necessary. EL. Accessory Buildings 1. General - .~ccessor~i builduns~s of all tees should ha~-e architectural treatments deri~-ed from the i»aiz building i1 terms of surface material. trim, fenestration, roof material, and color. ?_ FreestaindinQ Garaees -should be ,~,nobtrusi~-e, preferably-locate_d_at the rear of properties to min;m;~.e ~-isual inlvact. a. Single-car ~ara~e doors -are strongly recoi~u~nended, ~+-ith ++-ildon+-s, surface vaneL==, aired other forinns of architectural detailing to reduce their iu~npact aired scale. b. A maximulnl of~ fire (~) Rara~e doors -may be lined uy_ coizsecutin-eh-; a =Dace of fire (51 feet shall be prop-ided bet+,-een each ~arase or group of doors. ~L. Lighting -should be used to e:zlnance signs and buildings. When possible, sib z illumination should be coordinated with an overall building lighting scheme. Recommended lighting a~~proaches are: 12 -253 I Pale 4i3 of 57=~ 1. Backlit - with lighting inside and behind projecting lettering and/ or awnir>_gs. 2. Floodlit -with single or multiple spotlights, provided light sources are shielded to protect motorists, pedestrians, and adjacent properties. 3. Color and lamp type -Light sources providing the most pleasing and accurate color rendering are metal halide, uzcandescent, and color- corrected fluorescent. Other lamp types, such as cool white fluorescent, mercury vapor, and high and low pressure sodium may distort sign colors and should be used according to advice from a lighting professional; these Lamp types are not appropriate for area lighting. 4. The light fixtures shall be oriented and designed to preclude any light and direct glare to adjacent residential properties. No direct off-site glare from a light source shall be visible above 3 feet at a public right-of-way. 5. Parking lots, sidewalks and other areas accessible to pedestrians and automobiles shall be illuminated with a uniform and adequate intensity. Typical standards to achieve uniform and .adequate intensity are= identified iuz the Cu~~ertiilo Municipal Code, Chapter 19.100_ a=rr~uti crj ~.Er.~E}i :~...~ ~~.....~.~¢a.~c ~...~rt~Ai: ~~~cz=~~es~'s~t ~ ~:'3v ~ s2~`t Ea~~~e5. s:~ 72Tx:c cTC-crcj ~. ~lr'.r~~t :a ~t~~i~: ate. ~~c~6~=o'~c`;--c'e lei .ems.-~~~Je:Y~C ~-:-~ ~.`] 7~r e. x x t~ccc ~ e¢5 . cc~ r 39 =-`e~i~i'c c'c s 5, s fret. S .._..~ i3~ ~:: c i'c :.x~c c"i Q~~S ' ct xra~~-3 >-6. Lighting around automatic teller machines shall meet m;n;T;-,um standards required by the State Business and Professions Code. 7_4i._Plant Materials - See "Site In~pro~-ements aizd~ LandccapuZe" erection for ~uidelules_ - '7 7C.-. ~E.- ~--.-.~ C..:7.-7..- -. ~ -.-.~ -:l..l _~ _ -~] .-T~l .{-.:_ 7-.. }7 .~:.- .-i_ .. ~ ~' r j ~ e~ ~ ~ E ~ E S -1- 7 ~ 6--'-z l-a], .] l.,y L- l : 7 i._ - ^7 6 i c ` ~ ~ ~ :... ,~ _ .~. 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Site Improvements And Landscaping Guidelines 2.1.040 Description The following Design Guidelines for Site improvements and Landscaping apply to all Steveizs Creek Boulevard Specific Plan Areas unless otherwise indicated. A. Pedestrian Pathways - Informal pedestrian pathways linking adjacent properties and buildings are recommended. These pathways are intended to form a network separate from the public right-of-way. A variety of approaches are possible and the City will review linkage opportunities and proposals on a case-by-case basis. B. Paving Materials - reco,.,r„ended for pedestrian surfaces are listed below. In general, a maximum of two ma_teriaLs should be combined in a single applicatign: 1. Stone -such as slate or granite. 2. Brick pavers. 3. Concrete unit pavers. 4. Poured-in-place concrete -with any of the following treatments: integral pigment color; special aggzet;ate; special scoring pattern; ornamental insets, such as tile; pattern stamped. All concrete walks should be tinted to reduce glare. C. Walls, Fences, Hedges, Gateways And Piers - should be used to define public and private bouiZdaries and/ or spaces and screen parking areas. 1. IIesia Z - ZNa1Ls, fences, gateways and piers sYtould be desio ed to reflect the architectural style and materials of the principal building(s). a '~'erj ~~_ _ei_1 -.e--aes 1-edg.,_ _,_e='d i~ 's e ~ I . o ,z-zss Pale 46 of ~7~? $' B~~Ta'"tace5 a a--~-~,~'-~~~ e€ tl~t=- =U~~~T~~c~~es '~ -=-tjle es -eT =j s'-~--b ~y ee~ e~ ee~d-fie ~ ~ ~~-- e-de~j~i l~a_ A combination of thick and thin structural elements -should be used, with thicker elements for supports and/or panel divisions. Fenceposts and/or support col~»-+-+T~ may be built up with additional trim, cornices, and/or moldings for this purpose. e-b. Walls and piers -should have a base grid coping. ~-c. Piers - A row of freestanding piers can be effective as an open screen between parkiizg areas and streets or walks. A continuous chain or open metal fence between piers can be an attractive device for creating a stronger separation. r ~_ ~. ~r ~~)rr3c es-" t '~ `ee" ~ ~'~-E e5~e- ~i-cT 'e e~ {emu "~1 le ~ ~~~ ~-€=.T~c~~es - _-' - e `-~, ~~„r=~~ '-ate ~- 2. Materials - should be the same as or compatible with those of the principal building(s). Support post or pier materials may differ from fence materials; e.g. metal fence panels combined with masonry piers. a. Fences -Recommended materials are wrought iron, cast iron, and welded steel for commercial applications. Metal fences may be mounted on a low masonry wall, and/ or spa,,,,;ng masonry piers. Wood fences are appropriate in residential Plan Areas only. They should be substantial in design and painted a light color. b. Walls and piers -recommended materials are precast concrete stucco- faced concrete, brick, or stone. c. Not recommended: (i) Chain link fences. (ii) Unfinished or unsurfaced concrete block walls - are strongly discouraged. Block walls should be coated with cement stucco or sirnilar surface. Split-face block walls may be appropriate along side or rear property lines oizly. (iii) Rustic wood fences D. Plant Materials And E_,anclscape Treatments -Used on properties adjacent to the right-of-way should reflect the following guideluzes: Plant Materials Along Stevens Creek Boulevard - should create an attractive and harmonious character, in keeping with the orchard/grove streetscape theme. Page 4t7 oi?~~ l a. Trees with open branching structures •- should be used. Deciduous trees are recommended. b. Planting/landscaped areas -should have a simple palette of plant species. - c. Complex planting schemes -should not be used in front yard areas.' El.l"_~ y a ca c~ i ~~~J ~c e_~'¢c i c .:i.~c"".~~rl~-i-~c~+6~f?ivs :~ .. i ~ Ee~i. ::e.: "? e .~~~c~`z~c ~.2c}sl zE~E~~E~~%_. _....'_.Z ...._ ~r.~~~~ E~:c~r.F :c~S .«..~ Esc'. a:ce ~'e 4-~Er 2_ Plant Materials in Other Loc~itions - should be selected and placed to reflect both ornamental and functional characteristics. a. Deciduous trees - should be the predom;nant large plant material used. They should be located adjacent to buildings and .within parking areas to provide shade in summer and allow sun in winter. Species should be selected to provide fall color, and to m;r,;m;~e litEer and other maintenance problems. b. Evergreen shrubs and trees -should be used as a screening device along rear property lines (not directly adjacent to residences); around mechanical appurtenances, aizd to obscure grillwork and fencing associated with subsurface parking garages. c. Flowering shrubs and trees -should be used where they can be most appreciated, adjacent to vrallcs and recreational areas, or as a frame for building entrances, sta'.ss, and walks. E~.~-v-ii~5~r~~:....~.~ Efi~cc~vrc~~ ~oz~-s~2 ieE6ii c'rEs. a E1 ~~~ arc - c~-'mac: ~¢l 6E.~.~6~~, _:~G-~2-~'St Sla-~c~~:~.j e~:-cx aiceC, 6i aEE255 ~~ 3_ Fountains - are recorxlrr,endc>_-d in hardscape open spaces to provide cooling uz hot weather. The desigiz and materials should be related to the principal building(s) and/or on-site furnishings. 4. Surface Parking Lots - utilize a significant amount of site area and should be designed as aii integral feature of the overall site development plait. a. Space-definiizg elements - such as trellises, columns, walls, arbors, and hedges. should be provided to enhance the appearance of lots. These elements should be consistent in design and materials with the principal building(s) aild other site features. b. Parking Lots - _'. ~~::,~,`., l.,~r~-~:..: _. .~c~ ~a ~2~ ~~ ~ ~~~'_-~~E_ ~~:~ ;'_1 i«e. ~2re=c ~i~rc-~ ~_`, :E~=2rc ~ ~~~~ailc~.a7~ _F 3.:~~ ~~ ~i ~~6-~ ..".. ~~ .... .~ ~. ~ ._ -cc ~ _~h- c~.~« SST=ccsrr. :~~TS~ .~-eE 12 - 261 Page /$8 of 57 Infrastructure Plan Background State law requires that all specific plaits include text describing the distribution, location and intensity of major components of infrastructure needed to support the proposed land use and development in the specific planning area. The level of private and public improvement and development as contemplated in the Heart of the City Specific Plan will not warrant any major expansion of the City's infrastructure. The major components of this specific plan involve: • Streetscape improvements, primarily landscaping, which do not require purchase of property or narrowing of existing streets. • Allocation of development potential, ~.vhich was previously demonstrated in the General Plan environmental impact report to be within the capacities of existing services and infrastructure. • Guidance of architectural design of fiiture development which will not require expansion of infrastructure. - Transportation The Heart of the City Specific Plan envisions a multimodal transportation corridor for Stevens Creek Boulevard. As such the plari proposes the eventual completion of all sidewallc improvements along the boulevard such that the sidewalk will be separated from the street by a buffering easement of trees and other landscaping. The amount of sidewalk improvements that will need to be made are as follows: Reconstruction of monolithic sidewalk: -?~-9E1~7.?50 ft. Construction of new sidewalk: -~'~-1=0 ft. The majority of sidewalk improvements will take place incrementally as properties redevelop. The n-ussing sections of bicycle lanes from De Anna Boulevard to Stelling Road vrill be completed as part of the streetscape project. Funding will. be allocated through the Capital LrLlprovements Program. The estimated cost is $5,000. The development intensification of the cf=~T~- _~~maior areas may warrant additional signalization of Stevens Creek. Boulevard. Fundiu2g will be allocated in the 5- year Capital Improvement Program or paid for by the development community as Heart of the City development proceeds. Water, Se~nTer, Storm Drainage, Solid ~!Vaste Disposal Facilities and Energy Facilities. No expansion of these facilities is contemplated as a result of Heart of the City . development activity. 12 - 263 Page 5(D of 57~? Funding Sources: -City 5-year Capital Lmpravement Progr~im = S:-re~irrtp _ e~-e~ .e~-~t €~ ~d~b ~ e=_. ~~-+~ .: - - - _ Phase II: Landscape Easement InstalZatio~i Description of Activities As private redevelopment occurs, the full landscape easement improvements will be installed by private property owners. Depe~~ding'on existing site conditions, this IS1ay include additional land, new sidewallc, turf, ;additional trees and hedge fencing. Funding Source: Private property owners as redevelopment of properties occurs. Phase III: Remainder of hrzprovements Description of Activities: The unfunded improvements include: pedestrian lights, benches, bus shelters and trash receptacles. The timing for these improvements is unknown. Funding Source: Public and private sources as may be identified. Appendix A '~- 3~ ~ t~ -?c~= -~~T = '4 ~ -~'s ~zs~,"~~= - d~r-a -~s ee: ~E reee~~s, e~ ~e:~ ~~ ~ e~s ~e .~ ~ e_~= ~- -a = , . _ _p ~ a ' :l- ten~ ~ - T~ez~ az ze~~~ F-e ~ e` bce=~ ~ ~~ , z~~ee~ _~= =, ~_. }.os ~~~ :e= _ a =._ . = . o- - - 1 - tel - - t "- LJ -- - ~i ''--- - -e : ,e ~ - '~ ice: - =e~~ a ~s a ~ t ut E / r. : ... _ _ .~ _ ._ r. -~ ~._ a~ . ~ .~_. _~ _, _ L _ _ i - ~l~ _ _ .~ is _~.. - .~ ~.7: it-..-. ~ '+.. - ,-7 l: ~ - .. F y c 1, -. i 7 ~~.. i.. l 1 ~..7 il- .-. 1-T,-. ~ -i F il~ .-, r-' C _:.: _ TJl _ _~ - ~ c ~ ~~ j ~ z, ~ ~ ' ' !~~ r; `~c-z-_~~ 2 ~- ~,_r~ --±~rr~=~~,? .--n---~ F-^~ Ec~ _cSC-~ ~T&. rF... ra :E ~ 2e 5-5 5~. ~-e- - ~ __ £ _, _ .~- - ~_r '"~"- ,E,zTi ~ ` - -~ S~era ~ ~~~ ~:c ~2~~ ' ~ !_': i _ /-'.-._. ^-.l ~ . S i~.~r - r F cS .. . . a _ . i . . f ~ZTT~ Q C j L l:~ D- - -7,. T ~-:.--. 1 .-1.. it '1. /C' 1 i '7 .-~- \ 7 7, ~ - It z ~ t 3 ' - d .. : ,:,~ ` s - :l:a ~: -:~ ~1 e e~ .e . _~~rs ~=- }ae _~. _~~ ..: t . sEti - j _.~ ~ . ; _ pr _.~. ~ :l~l.-. .~ ' ` 1 -'il~ it ..` tl~_ ' ' ` F ~ - s "~ $:e~~ ~~E~ic ~l_.-. ~~ ~~ e~c` ~e=':- t ~_cTE~c.... .~- E~ a i c i.=c .e = e } 2~ ...ic .= r c T r _ c ~~ .-. 1 ..1.-I l.. 1, 1,-..] .a -. .. . ~ _'~ _ ~e •- ° ~ , ~ -c~ t _~~. ,-.1~- ^_(1(1 2 e ) ~ E 2 e 25 jS T~ Y d `'~ek- f l 1 : ` ~ == ~l ce :Ta7~W e <a ~es ~e c~a ~ _y .~ _ ~ r-~c ~ ~ ".,_ _:~ _~_ . . e o ~ p ,~ _.~ D..- C7-_7~- T,-_~-T -}.. L`.-__~ _ a , 1- ~~~ '~ •-• ' ,'1~ , ._i,~ T'7..: S e ~ - .-y :`,i,-... 1~ , 7-.` ~' =cee ~::S `~ e E 2 t ~ = E E rru ~ _ i .~ _ _.c= _. ._ = ~ L_,._ ...a ~ L .-. .a ,-1,-. ... ..-1 .-. 1- ~ ',7 r7 ~ l~ r'1 7 - il.. .-. ~ ~ ~- +TC- ~ iZ~-a-tC ~v a Caa, ......u ~._~.,._ ~_ =S ~CGT C T~G~ C1TC .._C>~.-._ ~ ~ .T ~ 12 - 265 I Page 52 of ~7~~ ~ ' ' ~ ~ " T ~ r ~ ~ ~ ~-` _ c L r ~i4 -c ~ ~ ~ r~- e~ay~ ~4ee~=. z xarrc~8=- r. -- - - - L L:_ "'~ -- - ' -i~;~= r~lle~-n -~E" = ~eitt ~~ '_t i--a l~ - lri-~r~ = _,o _ , r ~ s a = od ,...._._. ' r? ~ - z S ` '~~~e-~~~ ~e e :~~~c~a-t a~ e~ d e . _. , Ll,-,-. i - .~ s ~ee - .~- e-~_ -rr== -= - - -~ ~ 7 : ^ ' i T~- "3 2 ~ a E :~ a~c'F ~~B~i3~ rerf'}e ~ ~ ~T ~e~a~?~~~~eE~~i~ _ 4 _ __ .c , _~ -~ -~, : -; ._~ ~ ~ s"• ~ ^ 0 i-E - - t r ~ L,_ it i L,..- L - rc-~ d h ~-~ ~-_ - _ L L -as Sze e~ e€ pi ~ L L.~. ~ ~' a e= ~ees e e ~ -~ we e~~ e e - a ~ ~ «x -- Q '- ~ - ~ - ~n i ~ ' ~= a - at z ~ e~c tl '_'-a~s-a " a~-~ to Erl ~e :e-=- to a-r .-~- -~-E= - Y~a~ te a ~ e e s~~t. ~ ~s- .-e - - z ~ ~ ~ C - f} : y ~ rla i ~- ~ L - - - ~ a t - - - tc ~ ~s-ess~~e= .r_ a er ~ =e ~ -e-eer r~ _ _ _ _ . t? = ` l= e :l- -~-~ = s=~ Q•~~ ls e~ : ~ ~ e ~c ~ e r~ 3e = gn ee zF_e~_ . a ~ x ~~.e ex,~, ~ i . ~ _.r _ ~ l - : ~ - r ~ ~ L~ `~ ~ = ~z~e~ peel er z a'- ~-~: e e e ez=e, : es - s r.±e~e= ~ ~ ~ :e-~ ~- ~ ~ - . ~~ ~ i T' _' - - d~d '~ L___ - „ ee-- ~ -e ,~- -- L,_.: ee-- -e ~.:e . ~_cE~e =eeE~e~. t, ~- = ~~--or` r ~, a ' ~:~~d L.__.._.:-,_:~ - ' -' _ : '- ~ `- - : - = 4v ~'-e'ee ~~ev ~.r ~ ~ 4= , r. ~-_~= a.: c = j~ .~ =e ~ ec -- .~ o - _ __. _ - ' cz : e - em; c -~' E'S=ma E' =~ ~E S:~r.~ .:_._~ .~ _ ~ ._.~ ~F~:E~_ .~,~:E ~ c .-_ _a . ~ - s ~ - r i r Construction Costs Recommended materials and preliminary coi~struction cost estimates for Stevens Creek Boulevazd streetscape improvements are listed below. Quantities are approximate and are likely to vary. Improvements are proposed to be phased over the term of the Specific Plan, with street trees the first priority. Enr~-_'~_crles ee--~~ ~.ae•' '.-;- a to«. '~-":...crA'rc~~~ Lc5 t~~e`~.._.~:, Ez ~.--c~crS x~E~' ___- -__. _ _-`r ___.._ __ _-___ - _ ~ _tni c~rrc2TCa-crr- i _.~'-~=ETCtr~c`TC-` _~~ Trees are assumed to be 24" box size. Estiazated costs for single-row / double-row frontage street tree arrangements are provided; both options uzclude matching trees in existing medians. Cost figures for 36" box size trees are not itemized but would add about an extra $200'per tree installed. Bxistisig "cobrahead" street lights would- remain; however new, pedestrian-scale street lights would Uevzstalled u1 between them to light sidewalk areas. West i/w.`-~.~~.::~Ste~•ens Creek BvuZe~~ard Street Trees - Quercus.agrifolia Q40' a.c, 24" box: $500 delivered; $1,000 installed (iu1c. irrigation and demo). Quantity: 120/210 Cost: $120,000/$210,000 Crocsroa.d~ Street Trees -See Cro.sroK.ds v1~~~z mow-: C~3:.`.~ Central Stez~e,is Creek nouZet~.zr~ Street Trees - Pyrus calleryana "Chanticleer" Q 25' a.c, 24" box: $500 delivered; $1,000 installed (incl_ irrigation aizd demo); Quantity: 548/960 Cost: $548,000/$460,000 East 5.-..:~r.:•_:-„• tite~~e,~-= Creek Bou1z~-~r~ ~~treet Trees - Fraxinus latifolia Q 30' a_c, 24" box: $500 delivered; $1,000.installed (v1c1. irrigation and demo). Quantity: 514/901 Cost: $514,000/$90"1,000 12 - 267 Page 5~ of ~7~ Avt~endix ~ - Ackno~vled~em.en~s 199: City Council ~1Tallv Dean. AZa~-or Tohn Bautista Don Bun~ett Barb Korrel Lavralee Sorensen 1 lal-uzine Conlnwsion Da~-id Do~'le. Chain~erson Paul ~'. Roberts, rice Chairrerson Donna Austin Andrea Harr Qrrin I~Zahoney ~tai7 Donald Bros+-sz. Cite A'tana_er Robert S. Coz~-an, AICP. Director of Cor~zsunite- Deg-e.~ot~nzent Ciddv ~1'ordell. AICP. Cite Plana~er Colin Tune. AICP, Associate PlanneriPmiect?~'faxla~er '_~'Lichele Biurnzan, AICP, Planner II Vera Gil. Planner II Anu l~Tatarai~l. Plannine Intern 1'yonne Kelley, Aarn;*~+~trati~-e Secretary Pant E~ en. Adnzuustrati~-e Clerk Bert Visko~-ich, P.E., Director of Public Tti`orks Glenn Gri~o. P .E., Traffic Falms~eer Ste~-e Doz+lin~, Director of Parts and Recreation CorLUltnnts% Contributors Freedman Tune Bottonzle~-. Streetscac+e ~ L roan De=ian Consultants LTt~date ?Ck"1S: Cite Council Dolly Sandoz al C*rrin ?~ialloney Kris ~1'an~ Gilbert ~ti one '~'iark Satoro Flanrina Conznus=ion Lisa Giefer '~ tarty '_~liller Day-id Kaneda Tessica Rose Paul Brot~hz 12 - 2ss Pale S6 Of J%3? staff Day-id 1~IlaDD, Cit~r ?~Tanarer Ste~-e Piasecli. Conlnlunit~- De~-elo~m~ent Director Cidd~• ~1'ordell, Cit1~ P1aa2ner iRetiredl Piu Ghosh, Assi=tart Planner Beth Ebben, ~dmiali_strati~-e Clerk Ralph OualL--. P.E...Director of Pub1_ic ~1'orl` Glenn Goerfert. P_E.. Assi=cant Director of Public ~1'orls Consultants '`iichael P-omalsl:i, l~2ichael Fc•rnalslci L1ti=tra~on ~a~endment_= B~- Cit~• Council .3s of Sect 1. 200J. _~ of'_~4arch ..1997. anzendnzents to the Heart of the Cite- cL~ecific Plan ~e ill re=ult in a L~a~ a re~-iion da'-e in the lo~,-er inside comer of the changed T+a~-e T~-L+es of chail~es m-~- include L~a~e-zunlberin minor t~-nocrat~hical or cosmetic chances or nolic~- aa~d text chances. Sub=tanti~-e chain= ec ~~ ill be noted in the table belo~~•. in addition to the Mare re~-iion date=. Date Ordinance Descrirtion Number ''larch 3, 1997 CC 17~_ Text aizd _'~4ar: Cite Center area changes December, 1997 CC Ii 69 Text: Sin=le-Fatu1~- Residences A]lo~~; ed an Certain Pmreraes Tula- 6, 1995 CC 1756 Text: Excertion Process for De~-elonnzent ~tandasds Tune 19. 2000 OQ-192 ~ 00-193 ?~4ar: Ciri- Center area chail=-es ~u~-pct ~'~. ?OOS, Crdinance OS .~:?:: Conformity- to General Plan 12 - 270 Pale 57 of ~7 Cupertino Planning Co**~m~ssion 30 June 10, 2008 • The applicant agreed to a five year duration for the second phase_ .-~ - • All Co**~**>;ssioners concurred with the 5 year period. - Motion: Motion by Com. Brophy, second by Com. Kaneda, to recommend approval of use permit U-2007-04, architectural and site approval ASA-2007-06, EA-2007-06, EXC-2008-07, TM-2007=E?9, TR-2008-02 as amended tonight. (Vote: S-O-O) The application will be forwarded to the City Cou:acil on June 17, 2008. Ci~air 1VIiller declared a recess. 3. Heart of the City Specific Plan amendneents to achieve conformance with the General Plan Terztative City Courzczl date: June Z7, 2008 Steve Piasecla: • Provided directions to the Planning Commission to receive the report, inform staff if the Com,T,;ssion agrees with the general direction they are taking so staff can go back and drafr it based on the general direction. Piu Ghosh, Assistant Planner, presented the stsSf report: • Said that the Heart of the City Specific Plan update was approved with .the 2008 City Council work prod am in February 2008. The updates are due to three reasons: 1) The policies of the General Plan aze in direct conflict with the Specific Plan. 2) Vagueness and repetition of the same concepts making the document difficult to read. 3) Prescriptive requirements that try to fit one set of requirements for all types of parcels. • She reviewed the recommended changes in the draft Heart of the City Specific Plan as outlined in the staff report and answered Co**~**~*ssioner's questions about the update_ • Staff is seeking Planning Commission comments to incorporate them into the final document that the Planning Commission will recommend to the City Council in July 2008. Vice Chair Giefer: • Said it would be helpful for the next meeting for staff to bring examples of what did work, and worked well, vs. what did not. The last slide you showed us of the Travina; that one has never looked consistent with what I think of the Heart of the City streetscaping, and I think it is because it doesn't have a double row planted trees and the sidewalk seems to be narrower. • I hear what you are saying with the side setbacks, I think that makes sense; but in practicality, and as we flush this out, obviously we need to think about getting onto the site and off the site, garbage pickup. We need to think about hocv that whole boulevard is going to work as well_ Street furniture; I don't think bike racks aze included in that; but I have seen some really azice bike racks and a lot more people are bicycling now. We need to think about how to incorporate more bike and ped traffic as part of this as well. Com_ Brophy: • Nothing to add. Com. Kaneda: • Said he had conversations with staff about what they are trying to accomplish, but he still. did not fully understand the three different areas; what is different about what you are trying to do there; how far along you are; and how well it is working, and those types of issues. He 12 - 271 Cupertino Planning Co**~m;ssion 31 June 10, 2008 reiterated that he did not have a good enough understanding of how all these- pieces fit together. Com. Rose: • Said she appreciated Com. Kaneda's comment, and felt Vice Chair Giefer brought up some good points as well. Chair Miller: • Said his understanding was that they were focusing on inconsistencies between the General Plan and the Specific Plan, vagueness and repetition of some of the concepts, prescriptive requirements that try to generalize from one example to the many, and not really addressing conceptual issues at all here. It is a fairly prescriptive exercise. The only comment I would add is if you take out the requirement for the side setbacks, everybody is going to ask what is the requirement for the side setbacks. Perhaps there needs to be some language with respect to side setbacks there. • There is a setback requirement and they aze going to have to get an exception or variance in order to change it, but perhaps there is some language.tliat says we aze amenable to exceptions for the following reasons and elaborate so that people understand. Put it in writing and try to clazify it, rather than not have it in writing and have everyone call asking questions. Steve Piasecki: • Said it has been one of the most problematic azeas and it doesn't seem to further the public objectives; there is no debate about having a front setback and no debate about how you treat the rear property lines adjoining residential. Offset buildings, set them back, screen them; but when we get into the side setback issues as staff indicated, if you get into less than 100 foot depth and you have two 20-foot setbacks, you have a 60 foot skinny building and you apply for an exception, and we have had a lot of resistance to the word "exception" let alone the concept of exception.. We think that when it was put into. the Plan, it was just as you suggested, that it was just a mechanism to allow you to focus on what is the right thing to do in this particulaz property; but it hasn't been the experience at all. My suggestion is if we put in some kind of language about setbacks, it needs to be respectful of the neighbors, it should provide for the utilitarian value of the property in terms of trash and garbage. Otherwise you may have zero side setbacks. and that may be the most appropriate location on site_ • Would rather look at it on a case-by-case -basis, have some language about the consistency between buildings, and then just get rid of it entirely. It does not make sense to have a prescriptive requirement of any kind. Chair Miller: • Is there cun~ently a prescriptive requirement or not? Steve Piasecki: • Yes, the people are informed about it, and then they ask for an exception_ Chair A'IiIler: • Said that an applicant he would look at everything and try to evaluate what he could do, what it will cost, and what is the revenue stream from it. I have to know what to expect with the side setbacks or else I cannot complete my analysis. If you don't put it in the text and I cannot get an idea from the text, I am going to call you. 12 - 272 Cupertino Plann;ng Comm;ssion 3:'_ June 10, 2008 Steve Piasecla: - • That is what happens in other areas of town a<_: well. North DeAnza Boulevard does not have a side setback requirement and it's a specific plan as well. I don't think that it should be; it is something you don't need to prescribe; it is something; we will sit down with the applicant and say let's analyze this in relationship to its neighbors; what makes good common sense. If you don't have it, then you are not required to do 20 feet or 10; you aze going to do what is the right solution for that site. We do that in a lot of other areas; I don'i see why we can't do it in this azea as well. • Said he was willing to devote staff time because the end result is a better product. Corry. Brophy: • I think he is saying also that he has. no choice; whether you had the prescriptive setbacks or not, staff still has to do it when you have these: odd shaped properties. Chair Miller: • Perhaps the task could be setbacks, talk about it just that way; setbacks aze always an issue with tight lots; staff is willing to tatk to you .about the details about that; stating the reasons they have a ven flexibility to setbacks, and lis_ing them. Steve Piasecki: • Said lie had no problem with that; this isn't a single family home where things are fairly standazdized. Com. Kaneda: • Is this an issue related to tight sites only, or if you have a generous site then can you gex prescriptive about it. Steve Piasecki: • Yes, if you said sites greater than 200 feet have a requirement for 20 foot setbacks; we could figure it out. As an example, in theory if the Mazketplace built up to the property years ago and United Furniture wanted to do the same; you might say this is "the best solution. we could have two side by side buildings, close together; we are not wasting space. 7n this case, I don't see a major public objective in prescribing side setbacks; I do in the front and I do in the rear. I am saying just take it out, let's not be prescriptive, let's have some general language about relationships and buildings and good contextual design and let's work with that. Chair Miller opened the public hearing. Jennifer Griffin, Rancho Rinconada resident: • Referred to a narrow lot near her residence that was owned by Batty Swenson, next to the Roasted Coffee Beans, Subway, Affordable Housing Units and an empty lot leased out to trucks. She said there is high density development on the left of the lot, which, has apartments, and the neighbors are sensitive about high density in the area. When the property is developed there will need to be adequate buffer side setbacks, back setbacks, and-front setbacks. She said the consensus of the neighborhood is not to over-build on that lot. • She asked drat they make sure that the public right of way along Stevens Creek Boulevard particularly in the eastern azea, between Tantau and Finch, is lefr in tact as a greenbelt with double rows of Ash trees. • This azea has the potential to have wonderful public right of way and we want to make sure that there is little or no business encroachment into the public right of way. We had some. 12 - 273 Cupertino Plann;ng Commission 33 June 10, 2008 instances with the previous Toll Brothers plans, where they were asking to put paazking with the spaces, etc. into the public right of way. • I hope that as a General Plan all the way down Stevens Creek Boulevard that we will retain the public right of way for people to have sidewalks and double rows of Ash trees at the eastern end of town. • I hope there will be every effort made to make sure that we do have our greenbelts along Stevens Creek Boulevard all the way to the eastern end. I am not a big fan of onsite parking on Stevens Creek Boulevard at the eastern end of town. . Chair Miller closed the public hearing_ OLD BUSINESS• None NEW BUSINESS- 4. Discuss the Planning Commission's sn~.,a.er meeting schedule. • Discussion was tabled to the next meeting. REPORT OF THE PLANNING COMMISSION: Environnienta] Review Committee: No meeting. Hotisin~ Commission: • Steve Piasecki will look into the possibility of having a joint meeting in July to discuss. the housing element. Mayor's Monthly Meeting With Com*rissioners: No meeting. Economic Develovment Comrr.;ttee Meetine: No meeting. Revort-of the Director of Community Develovment: No additional report. Misr • Com. Rose suggested that noticing of projects be expanded to include the entire city, so that all residents would be informed of the projects and the public hearings. Steve Piasecki explained Cupertino already notices residents home owners outside of the mandated pazameters. Suggestions for changes can be forvvazded to the City Council for their consideration. He noted that the cost for expanded noticing is absorbed by the applicant. AD.TOT.TRNMENT: The meeting was adjourned to the next regular Planning Commission meeting at 6:45 p.m. on June 24, 2008. Respectfully Submitted: /s/Elizabeth Ellis Elizabeth Ellis, Recording Secretary Approved as preserzted: Juize 24, 2008 12 - 274 SPA-2008-01 CITY OF CU'PERTINO = 10300 Torre Avenue Cupertino, California 95014 EXf1~b~ (~' RESOLUTIOI~7 NO. 6533 OF THE PLANNING COMMISSIOl`7 OF THE CITY OF CUPERTINO RECOMMENDING THAT THE CTI'Y COUNCIL APPROVE THE PROPOSED AMENDMENT TO THE HEART OF THE: CITY SPECIFIC PLAN TO ACHIEVE CONFORMANCE WITH 'THE GENERAL PLAN The Planning Commission recommends apprgval of the Heart of the City amendment as shown in Exhibit A with additional changes recommended. PASSED AND ADOPTED this 14th day of October 20.08, at a Regular Meeting of the Planr,;ng Commission of the City of Cupertin~~ by the following roll call vote: AYES: COMMISSIONERS: Chairperson Miller, Vice Chair Giefer, Rose, Brophy NOES: COMMISSIONERS: none ABSTAL!V: COMMISSIONERS: none ABSENT: COMMISSIONERS: Kaneda ATTEST: / s /Steve Piasecki Steve Piasecki Director of Community Development APPROVED: /s/Marty Miller Marty Miller, Chairperson Planning Commission G: \Planning\PDReport\Res\2008\SPA-2008-Ol.dac 12 - 275 cvr~¢r :ero 12 - 276 TABLE OF CONTENTS Introduction .....................••-----......................----•----5 Policy Framework ................................................ ..6 Streetscape Design..........--• ................•--..-.......,.... 1Z Development Standards and Design Guidelines ................................................ 16 Development Standards ...................................... 19 Single-Family Residential Development Standards ...................•------•-----...._..-...._.-_....._...._._ Z4 Exception Process for Development Standards .....:...............................................•-=--._. 25 Design Guidelines ................................................ Z6 Site Improvements and Landscaping Guidelines .......: ............................... 33 Infrastructure Plan ......................•------•--...........--__ 36 Implementation .................•--•-_...._.....--__-____....._... 37 Appendix A ....................................•--...........-•---.. 38 Appendix B ..................................................•-•--... 3 9 OF LIST OF DIAGRAMS AND MAPS 3 ' Land Use Map .....................................•------............9 Streerscape Concept Plan ....................................13 Development Form ..............................................31 CI"I-S' OF CUPERTIIVO -HEART OF THE CIT-P SPECIFIC PLAN 12 - 277 INTRODUCTION INTRODUCTION Overview The Heazt of the City Specific Plan provides specific development guidance for one of the most important commercial corridors in the City of Cu- pertino. The purpose of the specific plan is to guide the future development and redevelopment of the approximately 250 acre Stevens Creek Boulevazd Corridor in a manner that creates a greater sense of place and community identity in Cupertino. The overall goal is to develop a Heart of the City, a pe- destrian-inclusive gathering place that will create a positive and memorable image of Cupertino To achieve this goal, the Specific flan intends to guide future, investment and development in the azea by: 1) Providing a cleazly defined plan for the inten- sification of certain subazeas and the arrange- ment of land uses to concentrate activity; 2) Developing detailed development standazds and architectural guidelines to inform build- ers and the public about the community's ex- pectations for quality development; and 3) Committing public investment and estab- lishing additional financirg to fund public improvements that will enhance community identity and unity along Stevens Creek Bou- levard. The Plan does not force the relocation of busi- nesses; such decisions are determined by market conditions, rather, the land use regulations and de- sign guidelines aze in place to guide future devel- opment and renovation of existing businesses. As such pri~•ate development will probably occur in- crementally, but directed toward a common vision. Specific Plan Area Description 5 'I"he Heart of the City specific planning azea encompasses the properties fronting on or near the Stevens Creek Boulevazd Corridor, an east/west transportation spine that is bounded by the eastern City limits neaz Lawrence Expressway and High- way 85 to the west.. Authority for the Plan Section 65450 of the California Government Code provides for local governments to prepare specific plans for the systematic implementation of the General Plan. The Specific Plan is a planning tool that can be used to cant' out the goals and poli- cies of the General Plan. State law establishes cer- tain minimum requirements that must be adhered to in a specific plan. These requirements include text and diagrams that specify all of the following in detail: 1. The distribution, location and extent of the uses of land, including open space, within the azea covered by the plan- 2. Standazds and criteria by which developlent will proceed and standards for the conservation, development, and utilization of natural- resourc- es where appropriate. 3. The proposed distribution, location and intensity of major components of the public and private r,-a*+~portation, sanitary sewerage, water, storm- water drainage, solid waste disposal, energy and other essential facilities proposed to be located within the area coti•ered by the plan acid needed to support the land uses described in the plan. 4• A program of implementation measures includ- ing regulations, programs and public works proj- ects and financing measures needed to carry out the provisions of the plan. CITY OF CUPERTINO -HEART OF THE Crrr SPECIFIC PLAN 12 - 279 6 I~OlICY POlBCY FRAMEWOE~FC Overall Goa! To create a positive and memorable image of Stevens Creek Boulevard. Land Use(Econamec Goa! Develop a Heart of the Ciry that provides a variety of land use opportunities of mixed use de- velopment, enhanced activity nodes, and safe and efficient circulation and access for all modes of r,-an~portation bet~n*een activity centers that help focus and support activity in the centers. Poficies 1. Two major areas and three subareas are identi- fied: Crossroads: An active, pedestrian-oriented shopping district along Stevens Creek Bou- Ie~~ard, bet~~een De Arzza Boulevard- and Stelling Road. Development shall have re- tail uses with storefronts on the ground level. Commercial office uses may be allowed on the second le~~el. Limited residential uses are allowed. West Stevens Creek Boulevard (from High- way 85 to Anton Way) : Includes the Oaks Shopping Center and the De Anna Com- munity College campus. New develop- ment should incorporate mixed commer- cial/residential uses. ..~, _ <, . Central Stea~elu Creek Boulevard (from De Anza Bouie~ard east to Perimeter Road): New de~•elopment shall consist of com- mercial/commercial office uses on the first floor. Office uses are permitted on the second floor. Residential uses aze allove~ed. Residential mixed use is allowed if the residential units provide an incentive to develop the retail use, if the development is u>ell desiooned, financially beneficial to Cupertino, provides community ameni- ties and is pedestrian-oriented. CrrY OF CUPERTINO - HEAi`T OF THE CITY SPECIFIC PL4N 12 - 280 Stevens Creek Boulevard: A mixed commer- cial, office and residential corridor connect- ing De Anna College, Crossroads, City Cen- ter and Vallco Fashion Mall extending from Highway 85 [o the west to dZe eastern city limits. East .$tevel-ts Creek Boulevard (from Pe- rimeter Road to eastern City limits): New development shall consist of commercial/ commercial office uses on the first floor. Office uses are permitted on the second floor. Residential uses a=e allowed. Resi- dential mv:ed use is alloy>ed if the resi- dential units provide an incentive to de- velop the retail use, if the development is well designed, financially beneficial to Cupertino, provides community ameni- ties and is pedestrian-oriented. 4. The 11,500 square foot office development al- location may be used for office uses in the Cross- roads, Central and East Stevens Creek Boule- vazd subareas. 5. Mixed commercial and residential development may be allo~i>ed if the residential units provide an incentive to develop retail use, if the devel- opment is well designed, financially beneficial to Cupertino, provides community amenities and is pedestrian;oriented. 6. Residential or office developments shall be con- sidered in mid-block parcels. The 330 unit resi- dential allocation is a~>ailable for the entire area; hov,=ever, limited residential uses aze allowed in the Crossroads area. The maximum density al- lowable shall be 25 dwelling ,,,tits per acre. 7. Project specific development allocation and de- velopment intensity ~a>ill be determined on a case-by-case basis in conjunction with specific development review=. 8. Plan for the gradual development of vacant, nonresidential sites and the upgrading of under utilized, nonresidential sites. The properties as shov>n in the figure on page 9 shall maintain the Heart of the City Parkwa}~ Landscape Easement and Frontage Renovation requirements and shall meet the Design Guide- lines'in this document. These properties include De Ilnaa College, properties to the south of Ste- vens Creek Boulec>ard within the City Center area, properties to the north of Stevens Creek Boulevard ~x=ithin the South Vallco Park area. Z. The majority of the 225,300 square foot commer- cial development allocation for the Heazt of the City .should be devoted to enhancing activity in the major activity centers along the corridor. Strategies: • Identif}= Stevens Creek Boulevard commer- cial sites beta=een the major activity areas and provide Heart of the City retail com- mercial developlilent allocation for the up- grading of these properties to Heart of Ciry design standards. • Prepare development regulations and guide- lines that clarify City expectations. for qual- ity development. • Through economic development activities, focus on attractins netik businesses and re- taining ea:isting businesses. 3. Parcels on or near intersections in the Stevens 9. Ensure the compatibility of adjoining Land wes Creek Boulevard area shall have a neighbor- Strccteg~r: hood commercial component. Prepare land use and development regula- CITY OF CTJPERTINO -HEART OF THE CITY rJPECIFIC PLSN" 12 - 281 8 tions that assure compatibility, while em- ploying specific, well-designed buffers for adjacent residences. 10. Generally, the expenditure of public funds to ac- quire and develop typical neighborhood parks is not endorsed; however, passive rest azeas should be incorporated in new development to the ex- tent feasible and in furtherance of_Heart of the City Specific Plan policies. Circulation/Parking Goal Facilitate efficient and safe movement .of peo- ple and vehicles within the specific planning area. Maintain or improve transportation level of service (LOS) "D" except at the intersection of Stevens Creek Boulevard and De Anna Boulevard and at the intersection of Stevens Creek Boulevard and Stelling Road, where LOS E+ is allowable to filr- ther aunique community gathering place. Po/icies: 1. Promote bicycle and pedestrian access along Stevens Creek Boulevard by creating a network of attractive formal and informal pedestrian pathways that link together the Boulevard and adjacent properties. _ Strategies: • E~~aluate options on Stevens Creek Boule- vard to improve the pedestrian environment by proactively managing speed limits, their manual and automated enforcement and traffic signal synchrony • Develop design guidelines and incentives for pedestrian plazas, courtyards and passive rest azeas. • Complete implementation of the bicycle plan for Stevens Creek Boulevard and pro- vide bicycle racks as needed. • lnvestigate the possibility of creating greater pedestrian access between the residential neighborhoods and retail centers. • Investigate potential open space linkage from Creekside Park to Stevens Creek Bou- levazd "and into Vallco Industrial Park using the Calabazas Creek Corridor. 2. Improve traffic flow and visual continuity along the Boulevard. Strategy: Reduce the number of curb cuts by requiring shared driveways and interconnected roads along the Boulevard where feasible through private development improvements. 3. Adjust parking standards in accordance with ac- tual land use demand. "Strategy: • Establish revised parking standards for mixed used developments that include residential uses. Require shared parking agreements in the Crossroads area, with overall parking stan- dards reduced to reflect shared pazking ar- iangements. • Require pedestrian planning for new devel- opment that includes pedestrian linkages betnveen properties and pedestrian-oriented amenities. • Barriers to pedestrian access should not be created betvc•een adjoining retail commercial properties. • Encourage active, outdoor-oriented commer- cial uses. Urban Design/Streetscape Goal To create a high quality and distinct community image and a functional and vibrant heart for Cu- pertino. Po/icies: " 1. Provide a public improvement program, devel- opment standazds and design guidelines that CITY OF CUPEF2T1N0 -HEART OF THE CITY SPECIFIC PLAN 12 - 282 as Crossroads Area Commercial City CenterArea Land Use Map and Specific Areas - 5outhVallco5pecialCenter rlp I N N ao W De Arr[r College Heart of the City G7r ar Curl^'neu - I lennr or run G IT Srlkvnc i'IAN T LeoaNn -' -- "' ^FM^lof the Clq SpeUlk Nen I"~'~'~ Eduulloiol NnBoumhry Ndphhmlroal Cvnimachl + ~ ^ Suhi^tonryw peach 1 Illwldlhe CllY eald^nW ^ ^ • aalpn GuldeOmt u0lfke nlrae^wuY pnldvuUel drmlq h 15 aUh[.mee. ' i i~,{~ ew ewnn ,{t~ ~ II w s.un.~ PoucY FRAMEa'ORK 11 will promote the future image of Stevens Creek Boulevard/ as the Heazt of the City. Strategies: • Implement a streetscape program that will create a distinct, but cohesive, high quality image for Stevens Creek Boulevard. • Require compliance with the Heart of the City design guidelines for new development or redevelopment of existing buildings. Em- phasize urban desioor2 as a major consideration of the design review and approval process. • Promote Boulevard landscaping that comple- ments the planned land uses and activities along the Boulez+azd. • Enhance and promote the creation of pub- lic space throughout the Heazt of the City through the use of building siting and design, public art, landscaping and street furniture. • Design entry points and landmarks that pro- vide a sense of arrival to the Heart of .the City, initiate the streetscape theme and pro- vide signage to important destinations. • Develop entrance concepts, which may in- clude structures and/or Landscaping for major projects to be implemented by private prop- erty owners- • Consider the visual and functional access of sio~nificant public facilities in developing building designs for the Heart of the City. • Emphasise private property landscape rnate- rials that complement the streetscape land- scape plan. • Implement a plan to have a professional az- chitectural advisor to assist the City in the design review process. 2. Soften and define the hardscape of parking areas, pedestrian spaces and pathwa}>s by using land- scaping. Strategy: Develop design guidelines for the use of land- scaping and fumitui e in the hardscape azeas in order to define and separate use areas as vi+ell as create more attractive environments. CITY OF CUPERTI.NO - I-HEART OF THE CITY SPECIFIC PLa 2~ 12 - 284 DESIGN STREETSCAPE DEs~GN Background arsd Purpose The Streetscape Element of the Specific Plan implements community design goals contained ir'I the 1993 General Plan, desi.eon concepts subse- quently developed and revised in the 1993 "Heazt of the City" Design Charette, and any ,new poli- cies and concepts identified in the 200 General Plan. The general streetscape concept endorsed at the Chazette vas named "Parkurbia." It p[omotes a "green" city, acknowledges Cupertino's agricultural past, and links the street's major activity centers a>ith a continuous landscaped parkve=ay as a princi- pal objective. The Streetscape Element complements the Spe- cific Plan's Land Use Element by reflecting the cor- ridor's different land use concentrations and desig- nations. Design approaches var}= [o accommodate land uses. Options for implementation depend to a significa>lt eXLE11C on the t}~e of_existing devel- opment immediately adjacent to the street right- of-wa}°. Streetscape policies also reflect die setback, fronta_ee improvements, and landscape and signaoe requirements established iIl the Plan's Develop- ment Standards and Design Guidelines. Together, these three PLan Elements combine to promote an attractive, mired-use boulevard, consi_=tent «>ith the goals of the General Plan. Streetscape improvement policies apply to both public and private sector actions in the Specific Plan Area. For example, large-scale improvements within the existing right-of-way, such as street trees and street lighting, may be best implemented by the City a=ith future reimbursement by private property owners when redevelopment occurs; construction can be more efficient and the appearance of the improvements more consistent. Improvements to private property adjacent to the right-of-ve>ay v>ould need to be coordinated with the City, but could be implemented as part of privately-financed site ren- ovation or redevelopment. Ho~~>ever, the primary purpose of the Streetscape £lemen[ is to define the impro~=ements needed to fulfill the City's vision for the Stevens Creek Soulevazd corridor. It allows for $exibilitS> in terms of phasing, financing, and design modifications in order to address the needs of the City and Specific Plan Area property o«hers and businesses. Strae~scape ®asecyn Priitciplas The Streetscape Element has five underlying principles: 1) Unify the Visual Appearazice of the Street with Orchard/Grove Street Trees Plantings, a Consistent Palette of Furnishings, and Civ- ic Landmazks_ 2) Improve the Pedestrian Environment Along the Street Frontage v,>ith Passim>e Rest Ar- eas, Planting Strips and Buffering Trees and Shrubs. 3) Allow for Flexibility iIi -the Design of .. Streetscape Impror-emenrs to Address Ac- cess and Visibility Needs of Adjacent Com- mercial Deg=elopmenL. ~) Accommodate Options for Implementing Streetscape Improverilents: e. g., CiL}= Con- struction, REnolrations of E.zisting Develop- ment, Standards for Net.= Development. 5) Create a unique pedestrian oriented activity center at the Crossroads. CI'1Z' of CIJPERTINO - HF..9x7 OF THE CIrr SPECIFIC PL~_N ~ 2 - 285 STRESZ'SC!.PE DESIGN 13 Sfireetscape Corecep~ - Principles: • Unify Visual Appearance of Street with Orchard/Grove Street Tree Plantings, Consistent Furnishings, and Civic Landmarks. - Improve Pedestrian Environment Along Street Frontage with Planting Strips and Buffering Trees and Shrubs. - Allow Flexibility to Address Access and Visibility Needs of Adjacent Commercial Development. - Accommodate Options for Implementing Streetscape Improvements: e.g. City Construction, Renovation of Existing Development, Standards for New Development. - Create a Unique Pedestrian-Oriented Activity Center at the Crossroads. - - _ - o - - _ -- - o - - -_ z S -- ° ~- z as -- --- ~ - - o ~ - __. STEVEIJS CREEK BLVD -- ~ ~ ~ • ~ ~ ~ ~ ~ e ~~ ~ ~~ -,.tee -,:=_;-ri .j..» _._~:. _. - _• _. _ -_ - - ~~. _ ;._. _;_._._ -•. ._ ,-- - '~ fem.- .r..r.-~tzs.:_.t-._..~_s~.~. m-_r~- ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ s ~ ~ Crossroads - - Refer to Crossroads SpeciFc Plan - - ~ forrleiails - West Stevens Creek Blvd: Oak Grove b' ~~ _ .r /1 ' l Y ~f k ~ ~' I r ~` _ i _ ~~'`~-'~`2. ~~ t` ,~ `~ .-rte J r !r ~ • Informal Arrangement of Native Trees and Wild Flov.~ers Along . -Frontage and in Median. • Consider Removing Curbs and Walks and Replacing with Crushed Granite Surface- s Focuses Character of De Anza College, A~emoriai Park, Oaks Center. Central Stevens Creek B[vd: Easf Stevens Creek Bivd: Flowering Orchard Ash Grove ~~--iG ~` -_ _~•Y-iY._.-._-ram- ~~~'~ ~ __ ~ _ ~~_ -" _ r _- .~ _. r-~. s~ ~~ ~i 'T -T- T-TAT-T - Formal Grid of Flowering I tees - Semi-Formal Arrangement and Grass Along Frontage and of Large Shade Trees, Grass, in A4edian- - and Flov,~ering Shrubs • Focuses Character of City Along Frontage and in Center,Target,Office6uildings. Median. • Focuses Character of Vallco, - ~ Marketplace Center,\Nolfe Road. CITY Oc CliP£RTINO -HEART OF THE CITY SP£CIrIC PLP.N - ~ 2 - 286 DESIGN Design Concept Four streetscape subareas aze defined for the corridor: West Stevens Creek Boulevard, Crossroads, Central Stevens Creek Boulevard, and East Stevens Creek Boulevard. See the Concept Plan on the fol- lowing page. A continuous curbside planting strip and a con- tinuous row of.street trees would extend along the entire corridor. However, each subarea would fea- ture adifferent tree species. Tree species are select- ed to reflect differences in the character of develop- ment in the subareas andfor the predominant types of existing trees and frontage conditions. Streetscape Design policies for each of the sub- azeas are described below: Wiest Stevens Creek Boulevard -The West Ste- ~•ens Creek Boulevazd subarea extends from Route 85 to Snelling Road. The planting theme is an "Oak Grove." It features an informal planting of Live Oaks .(Quercus agrifolia) and native wild $on•ers in curbside planting strips and the center median. It is anticipated that these oaks could be planted among the existing Deodar cedars at De Anza Col- lege without needing to remove the existing trees. This approach is intended to bring the laridscape of the adjacent foothills into the Ciry, as well as tie together the existing character of De Alia College, Memorial Park, and The Oaks 'shopping center. Trees should be planted at approximately 40 feet on center. Decomposed granite should be used as the surface material where appropriate. Crossroads -Refer to the Crossroads Srreetscape Plan for details. This subarea extends from Stelling Road to De Alra Boule~~ard_ Central Stevens Creek Boulevard -The Central Stevens Creek Boulevazd subarea extends from De Anza Boulevard East to Perimeter Road. The plant- ing theme is a "Flowering Orchazd." It features a forn~,al planting of Flowering Peaz (Pyres calleriana "Chanticleer") and grass in curbside planting strips. Flowering shrubs -could be planted in the center median where appropriate. This approach fills in and extends the tree plantings that presently ex- ist along the street, and the formal tree placement expresses the importance of the Central Stevens Creek Boulevard as the civic and cultural heazt of the City_ Trees should be planted in rotx•s on both sides of the sidewalk at approximately 25 feet on center. For retail properties with narrow driveways, the second row tree on each side of the dri~•elvay need not be planted if it obscures retail visibility. East Stevens Creek Boulevard -The East Stevens Creek Boulevard subarea extends from Perimeter Road to the City boundary adjacent to Tantau Ave- . nee. The planting theme is an "Ash Grove." It fea- tures arelatively formal planting of Ash (Fraxinus species) iti curbside planting strips and the center median. Similar to the Central Stevens Creek Bou- levard subarea, this approach fills in and extends the tree .plantings that presently exist along the street. It also combines with the "Oak Grove" in the west Stevens Creek Boulevard subazea to frame the Central Stevens Creek Boulevard subazea. Both will have a shady, somewhat rural visual character. „~ - > - ;_ ~ - ~-- -tea .:..,;.~--,_ -- >~ , V i ~~ -~. CITY OF CUPERTINO - 1 1tAPT OF THE CITY SPECIFIC PL^_N 12 - 287 STAEEZ'SC4PE DESIGN 1 Trees should be planted in roe;>s on both sides of the sidewalk at app=oximately 35 feet on center- Grass or low-growing-groundcover may be used as the surface material. For retail properties with naz- row driveways, the second row tree on each- side of the driveway need -not be planted if it obscures retail visibility. If a double rov> of mature ashes is already established along a commercial retail front- age, neither row of trees should be removed. Fr®ettage Rec~ova$6®n ~®radits®ros A curbside planting strip 10 feet in width and a sidewalk a minimum of 6 feet in width should be established along the entire frontage of the street. In the Central Stevens Creek Boule~~azd and East Steyens Creek Boulevazd subareas, a planting azea 10 feet in width should also be established behind the walk to accommodate a second row of trees. Conditions along the street vary, however, and implementing the Design Concept in a uniform wa}• will be difficult, at least for the near term. The Frontage Renovation Conditions plans on the following page illustrate typical existing frontage conditions 'and recommendations for responding to them to implement the Design Concept. Con- ditions aze desc_ ribed belo;;>, from least to most con- strained- ' 1) Wide Landscape Easement with Plantilig Snip - This condition is the model for the rest of the street. It contains a 10 feet planting strip and a 10 foot landscape easement adjacent to the sidewalk. It reflects Cit}> requirements for front- age landscaping that have been in place for the past twelve years and as "such characteri es most of the new development along the street- Exist- ing trees in these areas, hog;*ever, razely form consistent roe;>s along the sweet. Additional trees should be added to create a double row of trees at a spacing consistent q-ith the streetscape design. Existing trees of the recommended tree species should not be removed if spaced closer than the streetscape design. Over the long term when redevelopment of properties occurs, the wide landscape easement with planting strip will be implemented on all Tovc>n Center and East Gateway frontage properties. 2) Curbside Walk with Landscape Easement - A curb- side planting strip up to 10 feet in width and a double row of trees can be established under this condition. However, because the width of the easement azea varies, the second row of trees ma}: need to be offset from the first row. 3) ~XTide Curbside Wcz1k wirlwut Landscape Easement - In this condition the entire curbside right-of- way is paved as a, sidewalk- Levels of pedestrian activity along the street generally don't demand a walls this wide, and a curbside planting strip approximately 6 feet wide should be established by removing the curbside portion of the walk. 4) Curbside Walk without I-andscape Easement - As illustrated, a monolithic curb, gutter and side- walk exists with a relatively narrow planting azea between the sidewalk and adjacent build- . ings and/or pazking areas. There is no Landscape easement adjacent to the right-of-tx>ay, and there is only 10 feet within the right-of-way. To implement the Streetscape Concept under these conditions the location of the walk and planting area needs to be reversed. A 5 feet curbside planting strip and a 5 feet sidewalk should be established ~;>ithin the right-of-~;>ay_ Trees should be located in adjacent parkilZ~ lots as feasible to establish a double ro~;•. The frontage improvements recommended should be improved as part of renovations to exist- ing developments and properties, and/or required along ~;>ith a ~;>ider landscape easement if redevel- opment of a property occurs. CI'ZY OF CUPERTINO - HE_4RT OF THE CITY SPECIFIC PL4N - 12 - 288 16 DE\'ELAPMENT STANDARDS !iND DESIGN GUIDEISNES ®EV~LOPMENT STANQAR®S AND QE56Es"N GU[QELiNES Baekgroeartd The Development Standazds and Design Guide- lines contained in this Element provide regulatory support for the Specific Plan's land use policies. They are intended to promote high-quality private- sector development, enhance property values, and ensure that both prig=ate investment and public activity .continues Lo be attracted to the Stevens Creek Boulevard corridor. T1ie Standazds and Guidelines reflect the Com- munity Design Goals of the 1993 General Plan, the "Pazkurbia" streetscape concept that emerged from the 1993 "Heart of the City" design charette, the implementing streetscape , impro~=ement policies contained in the Specific Plan's Streetscape Ele- ment, azzd any new policies and concepts identified in the 2005 General Plan. As noted throughout the Specific Plan, the "Pazkurbia" concept promotes a "green" city, ac- knowledges Cupertino's agricultural past, and en- visions Stevens Creek Boulevard as a landscaped parkway linking major centers of cultural, office, and retail use. However, Stevens Creek Boulevazd must also accommodate a ~=ariety of development types outside of the activity nodes around intersec- tions, arld a central objective of the Standards and Guidelines is to accommodate this variety within the overall parameters of the "Parkurbia" concept. the next. "Building as a sign" commercial build- ings, sleek offices, old and ne~v shopping centers, parks, parking lots, gas stations, condominiums and apartments all "do their own thing," independent of one another. While progress has been made during the life of the Heart of the City, several properties along the corridor still have development potential and therefore, a consistent set of standards and guide- lines is necessary=. Some examples of projects where the Heart of the Ciry standazds have been suc- cessfully applied are: Adobe Terrace, Mazketplace Shopping Center and the Travigne development ~t the north east comer of Blaney Avenue and Ste- vens Creek Boulevazd. The ~lllexed-B..o~a Parkway The image of Cupertino is most on display along Stevens Creek Boulevard. The corridor is the cen- tral element of Cupertino's "public realm," ~;here much of its public life occurs. Yet the corridor's bodge-podge appearance contributes little to the overall character of the community and is at odds u=ith the orderly sub-urban character of its neigh- borhoods and business parks. Land uses, building forms, and landscapuzg vary from one property to CITY OF CUPERTLNO - HEP_RT OF THE CITY SPECIFIC PIAN 12 - 289 DE\>ELOPMENT STAL~DARDS AND DESIGN GUIDELII~TES Y [ Participants in the General Plan process and the Heart of the City Design Chazette in 1993 identi- fied this lack of coherence as particulazly undesir- able, and identified a "parkway" design approach as a means of both bringing visual order to the street and reflecting the physical chazacteristics of the rest of the community. The goals of.the Standards and Guidelines are therefore: 1) Accommodate a continuous pazk\vay /street- tree planting scheme that facilitates pedes- trian activity>, }>et rr~r'tain the visibility and access needed for successful commercial retail businesses. 2)Promote visual compatibility beta>een com- inertial, office, and residential development. 3) Allow commercial, office and residential de- velopment flexibility to meet different needs in terms of building form and site and front- age orientation. The manner in \a=hick the Standards and Guide- lines address these goals is summarized belo\v: Visibility: The Standards and Guidelines ilnple- ment the parkway frontage concept established in the Streetscape Element of the Specific Plan. They require that all new development provide a front- age landscape easement that extends twenty six feet back from the curb- The easement will accommo- date acurbside planting _==trip, side\valk, and either a single row or double ro\v of street trees. Howe\~er, \>isibiliry of development from the road\\=ay is important for most types of develop- ment- Because businesses market goods and services directly to motorists, it is essential for commercial retail development. 1 he Standards and Guidelines therefore contain the following provisions to main- tain ~>isibility: 1. Building-from-curb setbacks are reduced to 35'; 2. Total area permitted for commercial wall signs is increased from 1 square foot per lineaz foot of store frontage to 1.5 square feet. In addition the Streetscape Element contains policies for installing trees with canopies high enough to allow visibility of adjacent properties. Compatibility: The Standards and guidelines do not require a particular architectural style or styles. Hove>e\=er they do encourage a common approach in terms of azchitectural features- For example, all buildings are required to have a main building entrance visible from the street frontage, and all buildings aze encouraged to ham>e an azchitectural base, a consistent ar,-a>,gement of building masses, and an attractive roof or roofline. - - In addition to the consistent pazkc\>a}> frontage, elements of agricultural landscaping and pedestrian scale character - "orchazd" tree plantings, trellises and azbors, grid pedes+-r~~*~-height light fixtures-are emphasized. Clearly-defined \valking paths connect- ing public sideve>alks, prominent building entries, court}>azds, a,.zd pazking areas aze required. Proper- ties are buffered along rear lot lines by fences and/or \valls and evenly-spaced "wind row" tree plantings. Fiea-ibility: Different forms of development typi- cally exhibit different on-site relationships betty=een buildings, parking, street frontages, and landscaped azeas: Maximum visibility, minimal landscaping, and a frontal relarionship of blildings to the street front- age is t}>picall}> preferred for commercial development. Some amount of visibility combined \~>ith attractive landscaping is preferred for office buildings, v>irh the relationship of buildings to street frontages vary=ilZg nom site to site. Dense screening and landscapilg is preferred for residential development, \~=ith buildings often oriented a\a=ay from street frontages. l he Standards and Guidelines encourage build- ings to be located iri relativel}= close proximity to the frontage to increase visibility=, and architectural and site improvement provisions encourage compatibility iIi terms of the general appearance of development, as noted above. However, on-site relationships ma}~ vary= from deg>elopment type to development t}>pe_ CITY OF C.L'I'ERIINO -HEART OF THE CITY SP~CIFIC PL? N 12 - 290 Z H DEVELOPMENT ST_41~DA.RDS ~~TID DESIGN GUIDELINES Using the Standards and Gctldelines Development Standazds address those aspects of development that are essential to achie~.e the goals of the Specific Plan. They are specifications for site de<elopment and building design, ,such as permitted land uses, building height, and setbacks. Standards must be adhered to and typically employ the word "shall." Design Guidelines, on the other hand, provide guidance for new development in terms of more subjective considerations, such as district char- acter or design details_ They also serve as criteria for design review by City staff and the Planning Commission. Guidelines typically employ the word "should." Vaziations are permitted if they will sub- stantially aid iiL meeting the overall principles and objectives of the Specific Plan. Illustrative Building Prototypes illustrate ap- plication of the Standard and Guidelines and the forms of de~~elopment desired by the City. Standard and Guidelines begin on the following pages: Development Standards -Page 17 Design Guidelal~s -Page 24 _ CITY OF CLIPERTINO - HE4RT OF THE CITY SPECIFIC PL4N 12 - 291 DEVELOPMENT ST_4NDARDS 17 DEVELOPMENT STANDARDS 7.07.01 O i]escription Standazds and guidelines promote development that is compatible both with nearby neigh- borhoods and with existing and planned development along Stevens Creek Boulevazd. A va- riety of different types of commercial development, from stand-alone single-tetzant 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. "7he devel- opment standards generally require that surface parking azeas shall be located to the side or reaz of buildings, with shade trees in an "orchard" planting arrangement. Amenities, such as benches, pedestrian-scale lighting, and planters aze encouraged along building frontages, where they will be visible from Stevens Creek Boulevard. '1.07.020 Land Use Fa. PermitSed Uses 1. Commercial - As specified in the City's General Commercial (CG) Zoning district with the following locational restrictions: a. Uses such as professional, general, administrative, business offices, business services, such as advertising bureaus, credit reporting, accounting and similar consulting agencies, stenographic services, and communication equipment buildings, vocational and specialised schools, dance and music studios, g}>mnasiums and health clubs slid child care centers and other uses that do not involi>e the direct retailing of goods or services to the general public shall not be allowed on the Stevens Creek Boulevard street frontage of buildings. b. These uses niay be located at the rear of buildings provided there is a viable storefront space along the Steven Creek Boulevard street frontage for other rental purposes. This space shall also hay>e adequate depth to accommodate tenants. 2. Re_idential - at a maximum density of twent}> fi~>e (25) units per acre. For mixed residential and commercial developments this shall be net density, excluding parking and/or land areas devoted to the commercial portion of the deg>elopment. The follotx>ing is an illustration Of how net density is calculated: Gross lot = 1 acre (43,560 sq. ft) Commercial building area = 8,000 sq. ft. Surface parking area for commercial area = 6,12.0 sq. ft. (40 uni-si=e spaces 1/20 sq. ft. ) Allow>ance for outdoor open/landscaping azea (10°/o of commercial building and parking area) = 1,12 cq, ft. Total area for commercial portion of development = 15,532 sq. ft. Remainder area = 28,025 sq- ft. = 0.6-^r3 acres CrrY OF CUFEP TINO - HEART OF THE CITY SPECIFIC PLAN ~ 2 - 292 Zo DEVELOPMENT' STANDARDS Uniu allowable on remainder area = 0.643 * Z5 = 16 units 3. Office Over Retail 4- Other Conditional Uses - as specified in the City's General Com>ITercial (CG) Zoning district. B_ Maximum ~evelopmant lnten:sity 1. Residential and Residential 2~Qixed Use Development -Applicants must apply for an allocation from the residential developrent allocation pool- 2. Commercial Retail and Office Development -Applicants must apply for an allocation from the retail commercial or office 3evelopment allocation pool. 7 .07.030 Building Flaight, Setbacks ae4d Orientation ' A: Fleight - as measured from sided>alk to top of cornice, parapet, or eave line of a peaked roof shall be as follo«>s: 1. Maximum -Forty five (45) feet 2. Minimum - a. Sloped roof: Ten (1 O) feet to eat>e line b. Flat roof: Fourteen (14) feet to parapet 3. The primary bulk of building shall be maintained below a 1:1 slope line drawn from the arterial street curb line or lines in all areas subject to the Heazt of the City standards except for the Crossroads area- See (crossroads Streetscape Plan for details. 4- Rooftop mechanical equipment and utility structures may exceed height limitations i.~ they are enclosed, centrally located on the roof and not visible from adjacent streets. B. Front Setbacks 1. Minimum Setback -for new develop Lent shall be nine (9) feet from the required Boulevard Landscape Easement; see section 1.J1.0-^r0(E), belo~~>. Neu> de~•elopmenr shall be defined as a to>enty five per cent (Z5%) or greater increase in floor area or a Z5% or greater change in floor azea resulting from use permit or architectural and site approval ~~>ithin na>elve (1 Z) months. Z. Corzter Parcels -setback requirement applies to both frontages (e. g., comer parking lots not pennitred); minimum frontage requirement recommended but not required. 3. Special Architzctural Features -subject to City review: entrance porticoes, canopies, and or other features may extend up to four (4) feet into the front setback area. C. Mervim(~rci S@€~e Anc! t~eac ~etbzack= 1. Minimum Side Setback -for new development shall be determined in conjunction tivith the deg=elopment review= process and shall depend on the following factors: CITY OF CUPERTTNO - HLaRr OF THE CIT'] SPECLFIC PL4N 12 - 293 DEVELOPMEI4T STANDARDS ~ 1 a. Width of the lot being developed and b. Setbacks and relationships with buildings on ;.r+mediately adjacent properties. When adjacent properties are jointly developed as they may occur in a shopping center the setbacks between buildings may be reduced to zero when it promotes pedestrian access. 2. Minimum Rear Setback -for nev= 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 minimum setback of ZO feet. , 3. Uninhabitable building elements -such as chimneys and projecting eaves may encroach up to three (3) feet in to a required setback. 4• Mixed Use Developments -may reduce the minimum side and rear setbacks between onsite buildings within a common master plan in accordance with an approved deg=elopment plan. D_ Building Orientation -The main building entrarlce~to all buildings shall be located on the front building facade, a fronting building comer, or aside-facing facade visible from the street frontage. Other orientations may be permitted subject to City review=. 1.O7.Q40 Site Development and Parking A. Access 1. Direct Pedestrian Access - in the form of a wallcvvay shall be provided from the Stevens Creek Boulez=ard sidewalk to the main building entrance; i.e_, pedestrian access to building entrances shall not require W=alking betlveen parking spaces. If pedestrian access ways ~'~*~T~ot be separated from parking bays and/or circulation aisles, the}= must be distinguished by a different paving material 2. Vehicular Access/Curb Cuts - shall be shared wherever possible. a. Maximum Number - of curb cuts shall be one (1) the=o-u>ay curb cut or to;=o (2) one- «=ay curb cuts on Step>ens Creek Boulevard. b. Ramping driveways - shall be located be}>ond the back of sidewalk, with a maximum grade of twenty percent (20°!0) and adequate sight distance. c. Driveway Setbacks -shall be (i) A minimum of five (5) feet from adjoining properties and (ii) Three (3) feet from adjacent buildings. d. Drop-Off Areas -shall be provided at both the nzaili (street front) buildino_ entn= and the secondary (parking side) building entrS=. e. Service Access -shall be from rear parking areas. Service access _should avoid locating next to residential areas ~~~hene~-er possible. CIT"1' OF CUPERTINO -HEART OF THE CITS SPECIFIC PL4N ~ 2 - 294 22 DEVELOPMENT- ST1.trDARDS B. ParFcidg 1. Location of Surface Lots - shall be to the side and/or reaz of buildings and _ planted with shade trees in an "orchard arrangement"; in no case shall surface pazking lots be closer'tn surrounding public walks -than twenty (20) feet. Subsurface parking is highly recommended. 2. The Perimeter of Parking Lots and L~ri~>eways -The perimeter of pazking 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. Intercoszectivity between retail commercial developments is desired, so any iwalls or fences shall consider providing access between properties. See "Site Improvements and Landscapine 'for wall, fence, pier, and pedestrian access guidelines. 3. Subsurface Garages -The majority of parking should be depressed paztially 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 (S) feet above sidewalk grade. 4. Garage Doors - or gates shall be provided for all residential gazages. Maximum width for common garage entrances shall be twenty (20) feet for double doors and ten (10) feet for single doors C: Building Access. Direct Pedestrian Access - in the forth of a walkway shall be provided from the Stevens Creek Boulevard sidewalk to the main building entrance; i. e., pedestrian access to building entrances shall not require walking bet•.ween parking spaces. If pedestrian access ve>a}>s caruTOt be separated from parking bays and/or circulation aisles, they must be distinguished by a dif- ferent paving material. D. Common Open Space 1. For Commercial (Office Or Retail) Development - ` a. A minimum area equal to tvvo and one half .percent (2.5%) of the gross floor area of buildings of to=enty thousand (20,000) square feet or more, or restaurants of ten thousand (10,000) square feet or more shall be provided for passive recreational use, such as a garden sitting e-rea or outdoor eating area. b. Plaaas and courtyards shall include outdoor seating. Such azeas shall be integrated into the project site design alzd/or situated in the parkway landscape easement- 2. For Re=_idential Development- a. Common, usable outdoor space shall be provided for all multi unit buildings. A minimum of one hundred fii ty (1~0) square feet shall 1=e provided for each unit excluding required setback areas, see Design Cniideli~-ies. b. Private outdoor space shall also be provided ~a>ith at least sixt}> (60) square feet for each unit. Private space shall be in the form of a patio or deck_attached to the uric, not less than six (6) feet clear in any dimension- CITY OF CL'PERTII.IO - HE. ~T OF THE CITI' SPECIFIC PL<_N 12 - 295 DEVELAPMENT ST L~'DARDS 23 E. Landscaping and Screening 1. Parkway Landscape Easement -All new development shall establish an easement twenty six (26) feet in width along the Stevens Creek Boulevazd frontage. _ a. Easement Improvements -The easement shall consist of (i) a curbside planting strip ten (10) feet in width, (ii) a sideu>alk six (6) feet in width, and (iii) aback-of-Walk planting strip ten (10) feet in width. Planting strip azeas shall contain grass and street trees in accordance with the policies of the.Streetscape Element. b. Special Condition: View Corridors -Area(s) may be deaz of boulevard street trees to allow for unobstructed ~>iews of buildings and/or signage. This azea shall include necessary curb cuts and driveways. It shall be a minimum of sixty (60) feet between trees and a maximum of one third (1/3) the length of the parcel frontage, not Lo exceed one hundred twenty (120) feet between trees per opening- Parking area lot trees within the view corridor may also be cleared to allow for unobstructed views of buildings and signs in this area. ' Z. Adjacent to Designated or Developed Residential Properties -attractive screen fencing or walls shall be provided along the side or reaz property Lines to screen buildings, service azeas, and parking areas; a minimum five (5) foot planting area shall be established ~i>ithilz and adjacent to the fence or u>all with evergreen-trees.planted at a minimum spacing of twenty five (25) feet on center. 3. Bide Street Trees -Shade trees at a spacing of approximately twenty-five (25) feet on center shall be planted within required curbside planting strips. 4. Screen Fences and Wa11s -not adjacent to streets and sidewalks shall be a minimum of six (6) feet in height and a maximum of eight (8) feet in height. 5. t~Vhere a commercial and residential property share a common property line, the sound wall sepazating the uses shall have a minimum height of eight (8) feet. (See Des s°n Guidelines for recommendations on type and materials. ) 6. Plant Materials -See "Site Impro~%ements al~d Landscaping" section. F. 6uildie9g 1?esegn 1. Vazie[y in the Design of $uilding Facades -shall be required so that block frontages are varied and attractive. 2. Privacy -Buildings shall be designed and/or arranged to avoid windows facing windows across side and rear building setback areas. 3. Building forms shall be such that buildings adjacent to parcels zoned for residential uses shall be stepped back or terraced or have adequate setback so that privacy is maintained. CITY OF CUPERTrNO - HF_4RT OF THE Crn SPECIFIC PLAN 12 - 296 24 SINGLE-F4T~IILY RESIDENTIAL DEVELOPMEI~IT ST_4NDARDS G. Signs -shall conform to City, of Cupertino sign ordinance. However, the following provisions shall apply in the 6pecific Plan Area to offset the reduction in visibility associated with the pazkway frontage: improvements: 1. Maximum Building-Mounted Sion ELrea -for commercial retail development shall be one and one half (1.5) squaze .feet per one (1) lineaz-foot of tenant frontage. SlNf~Lls-1=AlNE1LY t~ESID~NTlAL DEVELOI~E!/6EN'1- S~"ANDAF~DS 7.02.070 Dascrip4i~n Standards promote retention and development viability of single-family residential sized lots in the transition area betct~een Steven:: Creel: Boulevard fronting development and single- family neighborhoods in the vicinity of Tantau, Judy, Bret and Stem Avenues. Standazds apply to existing lots 10,000 square feet or less in azea and 225 feet or more in distance from Ste~~ens Creek Boule~~ard. i NORTH 7.02.20 Land Use ... .. W Ei. Permittad Uses I I I I _ L 1. Single-Family Residential- at a ' ~ ~ ~ ~ i ~ 'o ~~ density range of 1-5 units per acre. ~ . , = I E^ - ANNE IANE ~ ~ I ~ I 2. Other permitted uses in the R-1 I single-family residential zoning district. _ - Heart of the City Specific Plan Area Boundary ~. RCC@SS6ry LJs@s ~ Properties Subject to Heart of the City Specific Plan Amendment to AIIow 1. Customarg Home Occupations - - Single Family Residential Development subject to City review. 2. Accessory Uses and Buildings - cus[omarily appurtenant to a permitted use. 3. Condi~icsnal USES 1. Conditional uses as allo~a~ed in the R-1 silzgle-family residential zonit~g district. 7.02.3EZ Be.aildireg Fieigl4~ and Se~Psacks 1. Building heights and setback are as allow*ed in the R-1 =_ingle `amily residential Bonin? district. 7.f32.~fI E~`:Ftc-I? Side De~Fe~©~sESn=sZ~ €~~gulatiQes.s 1. Other site de~~elopment regulations applicable in the R-1 single-family residential zoning district shall apply to lots affected by these single-family residential development standards as shown in the figure. - CrrY OF Ct1PERTINO - KEAF:i OF THE CrrY SPECIFIC 1't_<.N 12 - 297 EXCEP'T'ION PROCESS FOR DEVELOPMENT' STAND_9ADS 2S EXCEPTEON PROCESS FOR DEVELOPMENT STANDARDS In order to.provide design flexibility in situations when small lot size, unusually shaped paz- cels, or unique surrounding land uses make it difficult to adhere to the development standards and where all efforts to meet the standards ham=e been exhausted, an applicant for devel- opment may file an exception request to seek approval to deviate from the standards. The possibility of lot consolidation, if an exception is needed for a substandazd parcel, shall be evaluated. The exception process shall not be used to increase land use intensity or change permitted Land uses. A. An exception for development standards can be approved if the final approval authority for a project makes all of the follo~~>ing findings. 1. The proposed development is otherwise consistent ~~c>ith 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. '1-lIe proposed development will not create a hazardous condition for pedestrian or vehicular traffic. " 4• The proposed development has legal access to public streets and public services are available to sere>e the deg>elopment. 5. The proposed development requires an exception which inssolves the least modification of, or deviation from, the development regulations prescribed in this chapter necessary to accomplish a reasonable use of the pazcel. B. An application for exception must be submitted on a form as prescribed by the Director of Community Development. The application shall be accompanied by a fee prescribed by City Council resolution, no pazt of which shall be refundable, to the applicant. Upon receipt of an application for an exception, the Director shall issue aN otice of Public Hearing before the Planning Commission for an exception under this chapter in the same manner as provided in section 19.120.060 (relating to zoning changes). After a public hearing, and consideration of the application in conjunction with the mandatory findings contained in subsection A above, the Planning Commission shall appro~=e, coriditionally approve or deny the application for an exception. The decision of the Planning Commission may be appealed to the Ciry Council as provided in Section 19.136.060. C: An exception which has not been used •~=ithin the=o years follow>ing the effective date thereof, shall become null and ~>oid and of no effect unless a shorter time period shall speciiicall}> be prescribed by the conditions of such penTlit or variance. An exception permit shall be deemed to have been used in the e~>ent of the erection of a stnaeture or structures ~a>hen sufficient building activity has occurred and continues to occur in a diligent manner. CITY OF CUPERTINO - HF 4RT OF 'THE CITY SPECIFIC PLAN - 12 - 298 26 DESIGN G JIDELLNFS DESEC:N GUIDELINES 2.01.0'1® Eaescription The Design Guidelines promote buildings that assume solve of the coizimunication functions of signs. Through their overall form and appearance buildings should communicate more than just a business name to a motorv~t who is shopping by car -how many businesses are there? where to park? where to enter tl,"e building? A "building as sign" is taller than a t}~ical one-story build'r,~," with a distinctive silhouette. It is located in close proximity to the street front2ge_ -I`he drivev~>ay and main building entrance _ is identified by a taller architectural form, which is an excellent location for mounting a sign visible from a car. A. Building Increment -Long facades should be divided into shorter segments or modules. Modules along the Stevens Creek Boulevard frontage are recommended to be twenty-five ,(25) feet long and a maximum of fifty (SO) feet long, and should be separated by major changes in the building mass or facs~de treatment, such as a projected e:nt=ance or windov~ volume(s), notch, roof form, or other architectural feature. In some cases, these modules may be separated by varying the co'..or of individual modules within a harmonious palette of colors. . B. Special ArcF~itectural Features - should accent buildings at the main building entrance, adjacent to entrance drires, and/or at building comers. A diagonal "cut" at a comer, or a notch for a grand building enteS>, can also be effective_ Features that relieve flatness of facades, such as recessed windows, architectural trim with substantial depth and detail, bay vrindows, window boxes, dormers, entry porches, etc., are recommended. Balconies, trellises and porches are: also recommended to add human scale elements to projects. C. Massing -the overall form of a quality building is created by its three-dimensional characteristics, or massing. Different combinations of building mass should be used to compose a building. Building masses may be singular, like a tall or projecting mass located in the center to mark a main enn-ance. They may be s}=mmetrical, for example towers placed on either side of the main entry; or they may be repeated in a slightly different ~~•ay in another building location. ©. Buildings Clusters - Buildings should relate to one another to shape open space in between, as is common on campuses. Changes in building form should be used to organize and accent space, by creatilzg axial relationship_ ben~•een buildings, defining special courtyard spaces, etc. E. Facade CotYegsositeon -Every buildin_s and/or individual tenant space should have a base; a clear pattern of openings ar.d surface features; a prominent main entrance; and an attractive, visually interesting roofiine. The building should convey quality materials. 1. Building Base.- This maybe a> simple as a visual thickening of the wall ~3~here the building touches the ground, a different surface material and/or wall color, or a different CITY OF CtJPERTiNO - 1"~EAft"r OF THE CrTr SPLCLFIt: PL4N 12 - 299 DESIGN GUIDELINES 2 design treatment for the ground floor in a tvvo-story building facade. 2. Pattem.of Openings and Surface Features -Windows, wall panels, pilasters, building bays, and storefronts should be based on a module derived front the building's structural bay spacing. 3. Building Entrances -should be easily identifiable and distinguishable and located on the front of the building or on a fronting, traffic-facing building comer. One or more of the following treatments should be used_ a. A Taller Mass Above -such as a tower or turret, or a volume that protrudes from the rest of building surface. b. Ceritered in the Facade - as part of a symmetrical overall composition. c. Accented by Architectural Elements -such as columns, overhanging roofs, awnings, canopies and/or ornamental light fixrures_ d. A Change in Roofline or Roof Type Above. For detached residential buildings in a development, building entrances should be part of a cleaz entry sequence, extending from the public sidewalk to the private 4ont door. The following elements aze recommended: e. Stoops and/or Open Porches - should be provided at regular intervals which correspond to the vertical modules of building units. The stoops shall be wide enough for people to sit on and to make entries inviting. Open porches should have attractive bulkheads or balustrade railings and a roof that complements the pitch and materials of the main roof. - f. Stairs - should be boxed and framed by attractive stepped bulkheads walls or balustzade railings- Bullnose treads aze recommended. Open or "floating" exterior stairs should not be used. g. Omainental Lighting - of porches and walks to highlight entrances and add security. ~ - h. Freestanduig Landscape Elements -such as trellises, arbors, and special landscape materials that add chazacter to yard spaces and/ or accent the entry sequence. ~. Roo$ines -should be simple, changing shape to reflect important building masses, tenants be- low, arid/ or other important internal building functions. F, drlf@eteP©ws -are an important element of facade composition and-an indicator of over all building quality: 1. \S:%indow/Wall Proportion - In general, upper stories should have awindow-to-wall area proportion that is smaller than that of ground floor storefronts. Z. Windo~a~ Openirgs -should generally be ~=ertical or squaze in shape. Horizontally- oriented openings generally make buil_duigs appear squat and massive. CITY OF CUPERTINO - HFAF.T OF THE CITi' SPECIFIC PLAN 12 - 300 28 DESIGN GUIDELLNES 3. Window Inset -Glass should be inset a minimum of 3" from the window flame or from the exterior wall surface to add relief to building surfaces; this is especially important for stucco buildings. 4- Shaped Frames and Sills -should be used to enhance openings and add relief to wall surfaces. G. Wall Seerfaeas - If the building ttlass and variety of windows and doors is complex, simple wall surfaces may be preferable (e. g. stucco); if the building volume and the pattern of wall openings 'is simple, additional wall texture acid articulation should be employed (e. g. bricks or blocks, or rusticated stucco). Pilasters, columns, cornices, and other forms of surface relief should be used to add visual interest and scale. F1. Roofs -Parapets and/or shallow gable, hip, or other two-slope roofs are recommended for all buildings. 1. Roof. Slopes -should be between 3:12 and 6:12. 2. Roof Ridges - should be aligned 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 of support struts, gutter facia, and/or exposed beams/ rafter ends. 4• Materials -The follove•ing roofing materials are typical for the district: a. Metal seam made of aLuminulll, gals=anized steel or other coated steel, recommended finishes are azzodized, fluorocoated or painted. b. Clay, ceramic or concrete the may also be appropriate if consistent with the desired building character. c. Tar and gravel, composition; or elastomeric roofs should be screened by roofed parapets. d. Asphalt shingle roofs are not recommended. !. ~igt~s -Guidelines 1 through -^r belo~c' apply to building-mounted signs. 1. Sign Location -Signs should be moulzted on parapets, towers, turrets, recessed wall areas, and/or other architectural features specifically designed for them. Flush-mounted alzd painted wall signs should al:'_gn wi-~li major architectural elements, such as doors and v=indows. Ornamental elements, such as moldings, pilasters, azches, clerestory ~=,=indows, roof eaves, or cornice lines should be used as a frame. 2. A«ning and canopy signs - aze recommended for comizZercial retail buildings. A~x=ning signs should appear and function primarily as avrninas, hov=e~=er. A«-Wings should reflect the building's facade module and should not extend for more than 5fty (50) linear feet ~a=ithout a break. Signs on eaziopies should be integrated with the canopy fascia, or be in the form of freestanding letters mounted on top and extending above the fascia. CITY OF CUPERTINO - HFAEi C OF THE CITi° SPECIFIC PL4I~T 12 - 30'I DESIGN 3. Projec*' a Sigrvs -are recommended if de_=igned as architectural features or are located pri*~+~+~ly for pedestrian visibility; minimum sidewalk clearance should be seven (7) feet. 4. Architectural Style - Sign shapes, type styles, anal color combinations should complement building styles. 5. Structural supports -should be attractive. They should complement the overall design of the sign and/ or building(s). Ornamental metal is strongly recommended. - 6_ Materials -should be attractive and long-lasting. Recommended materials are_ a. Signboa=ds - of wood or metal, a>ith painted, engraved or routed letters, or mounted letters of wood or metal b. Silhouette or figurative signs - three-dimensional letters, symbols, and / or ornamental fi~„-es made of wood or metal. c_ Fabric aa>nings -such as canvas or nylon, v>ith painted or applied lettering; plastic awnings should not be used. J. Common Open Space -Developments with a residential component should contain both landscaped garden azeas and hardscape areas that encourage social interaction. 1. Conilnon Landscaped Space - A landscaped green and/or garden space should comprise between seventy per cent (70`3'0) and eighty per cent (80%0) of the common outdoor space. The location should be in a courtyard, side yard, reaz Yazd, or common green for larger deg>elopments. Space should be rectilineaz «>ith no side less than fifteen (15 ) feet. Space should be seventy five percent (75%) enclosed by buildings, loin ~;>alls, low fences, or lineaz landscaping (e.g., hedges or rows of trees) and not be bordered by surface pazking azeas on more than one side. 2. Common Hazdscape Space -Between the>ent}> per cent (20%) and thirty per cent (30%) of common outdoor space should be in the form of unit-paved or gravel azeas, common roof deck space, or any combination of the tvvo. Hardscape space shall be connected directly to the required landscaped space by stairs, d>alks, and/or ramps if necessary. K. !-accessory Be.e6Ec€ings 1. General -Accessory buildings of all types should have architectural treatments derived from the main building in terms of surface materials, trim, fenestration, roof materials, and color. 2- Freestanding Garages -should be unobtrusive, preferably located at the rear of properties to minimi=e visual impact. a. Single-car garage dOOLS -are strongly recommended, «~ith «>indo«>s, surface panels, and other forms of architectural detailing to reduce their impact and scale. b. A maximum of five (5) garage doors -may be lined up consecutively; a space of five (5) feet shall be provided bete>een each garage or group of doors. CITY OF CUPERTINO -HEART OF THE CITY .SPECIFIC PLSN 12 - 302 30 DES=oN L. Lighting - should be used to enhance signs and buildings. VC7hen possible, sign illumination should be coordinated with an overall building lighting scheme. Recommended lighting approaches aze: 1. Backlit -with lighting inside and behind projecting lettering and/ or awnings. 2. Floodlit -with single or multiply= spotlights, provided light sources are shielded to protect motorists, pedestrians, anti adjacent properties. 3. Color and lamp type -Light sources providing the most pleasing and accurate color rendering are metal halide, incandescent, and color-corrected fluorescent. Other lamp types, such as cool white fl~iorescent, mercury vapor, and high and low pressure sodium may distort sign colors and should be used according to advice from a lighting professional; these lamp types are not appropriate-for azea lighting. 4- The light fixtures shall be oriented and designed to preclude any light and direct glare to adjacent residential properties. No direct off-site glare from a light source shall be visible above 3 feet at a public right-of-way. S. Parking lots, sidewalks and other azeas accessible to pedestrians and automobiles shall be illuminated with a uniform and adequate intensit}•. Typical standards to achieve uniform and adequate intensity aze identified in the Cupertino Municipal Code, Chapter 19.100. 6. Lighting around automatic teller machines shall meet minimum standazds required by the State Business and Professiors Code. M.Plant Materials -See "Site Improvements and Landscaping" section for guidelines.. CI"I'1' OF CUPERTINO -HFAFZT OF'SAE CIrv SPECIFIC PL4N 12-303 I)!non Gummawes 31 "MalnSlreel"smrefromdeslynsnuJ rSpedalWllerareafealureshauldbe SharlmadulesarsegmenU 8ecdsedwlndows DBVEIOP111L'fItFOCIII nmeuldespiyhtsseadng,landscoplnyl ~ I Iurnledalmalnbulldingentrances ~ InsvmmerdalanJ, perdesignguldegnas. I andalhervlslUlelacatloln oglcedevekpmenu Oulkih~g mass shaped to eapress Indivldusl uuils. Ouldaur eallny areas for caminerelaldevelopment -~ m6uuea equal m Z57saf the gross Ilaorarea of 6ulldings yreolertlmn708sq.0.orrcslaumnlsgreaterpsan108sq.fL , w~a Cnmmadalandrcsldentlalaccessdrlvesshsredbut Dvublerowoflrcesalongfronuge dlffermnloledbyslgns,alignmenLUndsapingetc s One tree per ltlspaces; ~ ~ morcencouroged ~ ~ ,y7~ti, ~• • PrWatededJpallospuertqulredafWS.[perunlL butnatrequlred.~~~j' ~~~ II eeee!!55ii ar ~ Canmonusebleouldoarspatt +',..~ ~ ~'! M~ •, required al l5gslper unlC ~" ~q,8rwi )+\ mlaedhardsapemdgreend r , ~ f~ ~ 4P' f'.'''~;:.) '~ 3g9y:7g7iforrcskentlal 1l3frontage ff ~`'~ ~~. ~ r;1., , `!.. ~ " tosddeusones. a` l! ;~ ~~rt ~~•I ~ . /.. >~ . .:•171.' ~'r~~ 1~ ,IFS .l1~6. ....~.~e....,........lmrice td rcsldenllal porllanof J , d¢vdapmaM1 Incorporated Iola fronlaye;athers pennllted ' CnrurQmmalda-IllmmrurruaGsrSrmrmcl9nn 1. .' ;. I !; )14~; r l~ t~ Underground parking dbwed .,n,M; I (y(. -~ hdlneedslobescreenedbyplmUng. n. , ~,,.Ip17, ~!Ls {''' ~ Flnishedlbmhelghlnomarclhan 1/3lronbge ?~Y 35'avmgel5'maalmumabwe (alaldearsanes.!~ 35Taselback sldewalkforundngmundparking. salts to be famed and bosed'Floaling"sUlrs discotmgerL Nnrvinnya nrv im,uy,u ! recammenrled ' SITa II,2PAOVEn~EN-rs AN-n I._,NDSC~,rrNC GLlrosliN£s 33 SITE IMPROVEMENTS AND t_ANDSCAFING GUIDELINES 2.07.040 Description The following Design Guidelines for Site Improvements and Lazzdscaping apply to all Ste- vens Creek Boulevard Specific Plan Areas unless otherwise indicated. .4. Pedestrian PatEfways.- Informal pedestr~r+ pathways linking adjacent properties and buildings aze recommended. These pathways are intended to form a net~e>ork separate from the public right-of-wap. A variet}> of approaches aze possible and the City will review linkage opportunities and proposals on a case=by-case basis. B. Paving Materials -recommended for pedestrian surfaces aze listed below>. In general, a maximum of two materials should be combined ui a single application: 1: Stone -such as slate or granite. 2. Brick pat>ers. 3. Concrete unit pavers. 4• Poured-in-place concrete -with any of the following treatments: integral pigment color; special aggregate; special scoring pattern; omam~ntal insets, such as tile; pattern sEampad_ All concrete walks should be tinted to reduce glare. C. Walls Fences, 0-ledges, Gateways Aivd Piers -should be used to define public and private boundaries and/ or spaces and screen parking areas. 1. Design -Walls, fences, gatewa}>s and piers should be desi-fined to reflect the architectural style and materials of the principal building(s)- a. A combination of thick and thin structural elements -should be used, with thicker elements for supports and/or panel divisions. Fenceposts and/or support columns may be built up with additional trim, cornices, and/or moldings for this purpose. b. Walls and piers -should have a base and copiuig. c_ Piers - A row of freestanding piers can be eifecti~>e as an open screen between parking areas arld streets or walks. A continuous chain or open metal fence bens>een piers can be an attractive device for creating a stronger separation. 2. Materials -should be the same as or compatible v>ith those of the principal building(s). Support post or pier materials ma}> differ from fence materials; e.g. metal fence panels combined with masonry piers. a. Fences -Recommended materials are vzought iron, cast iron, and welded steel for commercial applications. Metal fences may be mounted on a low masonry wall, and/ or spanning masonry piers- ~~ood fences are appropria[e in residential Plan Areas only. T1Yey should be substantial in design and painted a 1i~ht color. b. Walls alzd piers - recommended materials are precast concrete stucco-faced concrete, brick, or stone. CI T Y OF CUPEATINO - 11E_4AT OF THS CITY" SPECItIC PIAN 12 - 306 34 SITE IMPAOVEMEI3?5 !1L\L L.41~TDSGIPWG GLIIIJELrNIEs c. Not recommended: (i) Chain link fences. (ii) Unfinished or unsurfaced Concrete block walls -are strongly discouraged. Block walls should be coated with cement stucco or similar surface. Split-face block a>alls may be appropriate along side or reaz property lines only. (iii) Rustic v,>ood fences Q. €9laett lVla~acoaEs A[>:c# Lartd~scapea "FraaY~rs~rtts -Used on properties adjacent to the right-of-u~ay should reflect the following guidelines: 1. Plant Materials Along Stevens Creek Boulevazd -should create an attractive and harmonious character, in keeping with the orchazd/grove streetscape theme. a. -Trees vs>ith open branching structures - should be used. Deciduous trees are recommended. b. Planting/Iandscaped areas -should have a simple palette of plant species. c. Complex planting schemes - :should not be used in front yard areas- 2. Plant Materials in Other Locations -should be selected and placed to reflect both orr+~*,-rental and functional characteristics- a. Deciduous trees -should be the predomiu~ant large plant. material used., They should be located adjacent to buildings and within parking areas to provide shade in summer and allow sun in winter. Species should be selected to provide fall color, and to minimiae litter and other maintenance problems. b. Evergreen shrubs and trees -should be used as a screening device along reaz property lines (not directly adjacent to residences), around mechanical appurtenances, and to obscure grillwork and fencing associated with subsurface parking garages. c. Flo«>ering shrubs alid trees -should be used where they can be most appreciated, adjacent to walks and recreat.onal azeas, or as a frame for building entrances, Stairs, and walks. 3. Fountains - are recommended in hardscape open spaces to provide cooling in hot weather. The design and materials should be related to the principal building(s) and/ or on-site furnishings. 4• Surface Parking Lets - util e a s:.gnificant amount of site area and should be designed as an integral feature of the overall site development plan. a. Space-defining elements - such as trellises, columns, walls, arbors, and hedges should be prop>ided to enhance the appearance of lots. These elements should be consistent in design and materials v,>ith the principal building(s) and odzer site . features. b. 'Parking Lots -Planting should be consistent with the standards outlined in the parking ordinance. CITY OF CL~PEATINO -HEART OF THE CITY SPECIFIC PLAl~ 12-307 SITE 1MrRO\+EMENrS AND L.iNDSCAPING GUIDELSNFS 3S c. "Orchard Parking" -should be employed in all surface lots. The "orchard" tree placement provides better shade on the passenger compartment and more even " shade and "vegetation throughout the pazkirig azea_ Trees shall be planted toward the reaz of pazkislg stalls to create a grid rather than rows. Such trees shall be protected by curbing 6r bollards as "appropriate. E. Surface Grad'sng -should be minimized to maintain an orchazd/grove chazacter of development throughout the Stevens Creek Boulevazd Specific Plan Area. 1-he grading should be performed to satisfy the requirements of the Depamnent of Public Works. 1. Mounding earth - to elevate~buildings, or "berming" earth against the side of buildings, is not recommended. ' CITY OF CUPEATIAIO - Hs4RT OF THE CITY SPECI"rZC PLAN 12 - 308 6 [NFRASTRUCTIiRE PLAN BacEcgroesnd INFRASrRUC7Z7RE P1AN State law requires that all specific plans include text describing the distribution, location and inten- sity of major components of infrastructure needed to support the proposed land use and development in the specific planning area. The level. of private and public improvement and development as con- templated in the Heart of the City Specific Plan will not warrant any major expansion of the City's infrastructure. The major components of this spe- cific plan invol~~e= • Streetscape improvements, primarily land- scaping, which do not require purchase of property or narrowing of existing streets. • Allocation of development potential, «>hich was previously demonstrated in the Gen- eral Plan environmental impact report to be .within the capacities of existing services and infrastructure. • Guidance of architectural design of future development which will not require expan- sion of infrastructure. Trar~sportation The Heart of the City Specific Plan envisions a multimodal transportation corridor for Stevens Creek Boulez>ard. As such the plan proposes the eventual completion of all sidewalk improvements alongthe boulevazd such that the sidewalk «>ill be sepazated from the street by a buffering easement of trees and other landscaping. '11Le amount of side- walk improvements that will need to be made are as follow>s: Reconstruction of monolithic side~~valk: -?,250 ft. Construction of new sideu>alk: -150 ft. The majority of sidewallc improvements .will take place incrementally as properties redevelop. The missing sections of bicycle lanes from De ALIZa Boulez>azd to Stelling Road will be completed as part of the streetscape project. Funding will be allocated through the Capital Improvements Pro- gram_ The estimated cost is x"5,000. The development intensification of the major areas may_ a>arrant additional signalization of Ste- vens Creek. Boulevard. Funding will be allocated in the 5-yeaz Capital Improvement Program or paid for by the development community as Heart of the City development proceeds. Water, Sewer, Storm Drainage, solid Waste D'esposal Facilities and Energy Facilities. No expansion of these facilities is contemplated as a result of Heart of the City development activ- it~> CITY OF CVPERTLNO - HEAR'C CAF TIIE CITY SPECIFIC PLAN 12 - 309 3 IMPLEMENTATIQN Regulatory Framework The Heart of the City Specific Plan is both a policy and regulatory document. The goals, policies and strategies provide the rationale for the devel- opment standards and. land use map. The Heart of the City Specific Plan is a regulatory document in that its land use map and development standards will be incorporated into a new planned develop- ment zoning for the property within its boundary. The Plan is also a policy document by virtue of the guidance it provides in allocating future develop- ment in the planning area and in establishing com- munity expectations of the design and quality of new development. T'he Heart of the City Specific Plan ~~~as pre- pared as a means to implement the City's 1993 General Plan and the 2005 General Plan. As such the specific plan executes the major general plan goal of creating a Heart of the City - a melnorable, pedestrian-inclusive place for Cupertino. C•nce the Specific Plan is adopted, all future rezoning, tentative subdivision maps and public works projects must be consistent with the specific plan as required by state la~x~ In the event, that any regulation, condition, program or portion of this Specific Plazz is held in- valid or unconstitutional by a California or Federal court of competent jurisdiction, such portions shall be deemed separate, distinct and independent pro- ~=isions, and the invalidity of such provisions shall not affect the validity of the remaining provision thereof. able to implement the streetscape improvements in its totality. It will take a concerted public and pri- vate effort before all the streetscape improvements and. its ultimate public benefit can be achie~~e. The proposed 5-yeaz capital improvement program allo- cates $1.5 million for Heazt of the City streetscape improvements. Phase !: Median, Landmarks and Gateways Description of Activities:. Replanting of median landscaping to include peazs, ash and oak trees. Funding Sources: City 5-yeaz Capital Improvement Program Phase !!: Landscape Easementlnstaflation Description of Activities: As private redevelopment occurs, the full landscape easement improvements will be installed by private property owners. Depending on existing site condi- tions, this may include additional land, new side-_ x~alk, turf, additional trees and hedge fencing. Funding Source: _ Private property owners as redevelopment of properties occurs- Phase i!/: Remainder oflmprovements Description of Activities: The urutunded improvements include: pedestrian lights, benches, bus shelters and trash receptacles. The timing for these improvements is unknov~n. Funding Sov_rce: 1 ublic and private sources as may be identified. ~t~-~~EsEa~~ Ew~y~r®~~~~rpes SacfEgrouncf Appendix A depicts the various estimated costs to install tha proposed Heart of the Ciry Streetscape improvements- The improvements ~a~ill be phased over time and geography as monies become avail- CITY OF CUPEATINO - HE.1RT OF THE CITY SPECIFIC PL4N 12 - 31O 3 cg ArrsrroD: A APPEI\iDIX A Constructior~ Costs Recommended materials and preliminary construction cost estimates for Stevens Creek Boulevard streetscape improvements are listed below. Quantities are approximate and aze likely to varSc hnprove- ments aze proposed to be phased over the term of the Specific Plan, with street trees the first priorit}=_ Trees are assumed to be 24" box size. Estimated costs for single-row /double-row frontage street tree a*,~;+~emenrs are provided; both options include matching trees in existing medians. Cost figures for 36" box size trees aze not itemized but would add about an extra $200 per tree installed: Existing "cobrahead" street lights would remain; however nett=, pedestrian-:;tale street lights would be installed in between them to light sidewalk areas. West Steve~u Creek BoulPVard Street Trees - Quercus agrifolia Ca?40' a. c, 24" box: $500 delis=ered; $1,000 installed. (inc. irrigation and demo)- -Quantity=: 120/210 Cost: $120,000/$210,000 Crossroads Street Trees -See Crossroads plan Central Steve~u Creek Boulevard Street Trees - Py-n~s calleryana "Chanticleer" Ca? 25' a.q 24" box: $500 delivered; $1,000 installed (incl. irrigation and demo); Quantity: 548/960 Cost: $548,000/$960,000 East Steveiu Creek Boulevard Street Trees - FraxinLis latifolia ~ 30' a.c, 24" box:-_$500 delivered; $1,000. installed (incl. irrigation and demo). Quantity: 514/901 Cost: $514>000/$901,000 Street Lights -STAFF /se'lux Saturn 2 or EQ Caa 9O' a_c w /single-head polycazbonate globes, laznp type color-corrected metal halide Ca3 3000K, 100-150_ ~aaatts: $1,200 delivered; $3,700 installed (incl. cone. base, wiring, conduit, etc.). . Quantity:' 260 Cost: $962,000 Total Streetscape Costs: 1. $1,180,000 for single-rote of frontage n-ee=_ and median trees. 2. $2,070,000 for double-row of frontage trees ant. median trees. 3. $2,142,000 for single-row, and street lighting. 4. $3,032,000 for double-rota=,_and street lighting. Crn of CvpsaZrzaao - I-i~aar of rxs Carr SractFic Ptarr 12 - 311 APPSI~~LX B - ACIQ~70 WIfDGPAgNT-s 39 APPENDIX B -ACKNOWLEDGEMENTS 1995: City Council Wally Dean, Mayor John Bautista Don Burnett Barb Koppel Lauralee Sorensen Planning Commission David Doyle, Chairperson Paul V. Roberts, Vice Chairperson Donna Austin Andrea Harris Orrin Mahoney Updale 2QOS: City Council Dolly Sandoval Orrin Mahoney Kris Wang Gilbert Wong Mark Satoro Planning Commission Lisa Giefer Marty Miller David Kaneda J essica Rose Paul Brophy Staff Donald Brown, City Manager Robert S. Cowan, AICP, Director of Community Development Ciddy Wordell, AICP, City Planner Colin Jung, AICP, Associate Planner/Project Manager Michele Bjurman, AICP, Planner II Vera Gil, Planner II Anu N atazaj an, Planning Intern Yvonne Kelley, Administrative Secretary Pam Eggen, Administrative Clerk Bert Viskovich, P_E., Director of Public Works Glenn Grigg, P .E., Traffic Engineer Steve Dowling, Director of Pazks and Recreation Consultants/ Contributors Freedman Tung Bottomley, Streetscape 5: Urban Desien Consultants Staff David Knapp, City Manager Stec>e Piasecki, Community Development Director Ciddy Wordell,-City Planner (Retired) Piu Ghosh, Assistant Planner Beth Ebben, Administrative Clerk Ralph Qualls, P.E., Director of Public Works Glenn Goepfert, P.E., Assistant Director of Public Works Co~vsultanrs Michael Fomalski, Michael Fomalski Illusuation CITS' OF CUPERTII3O -HEART 02 THE CIT} SPECIFIC PL4N 12 - 312 Amendments By City Corlncil As of Sept 4, 2000 As of March 3,1997, amendments to the Heart of the City Specific Plan will result in a page revision date in the lower inside corner of the changed page. Types of changes may include page-numbering, minor ty- pographical or cosmetic changes or policy and text changes. Substanti~>e changes will be noted in the table belov~, in addition to the page revision dates. ®ate.~rdiRance ®escripti®n Number March 3, 1997 CC 1753 Text and Map: City Center Elrea changes December, 1997 CC 1769 Text: Single-Family Reside ices Allowed on Certain Properties July 6, 1998 CC 1786 Text: Exception Process for Development Standards Ju>;le 79, 2000 00-192 ~ 00-193 Map: City Center Araa changes August XX, 2008, Ordinance OS-Y,X: Conformity to General Plan CITY OF CUPEATTNO -HEART- OF THE CI 1' SPECIriC PiAN 12 - 3'1-3 Exi~ibit ~ CITY OF CUPERTINO = 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: SPA-2008-O1 Agenda Date: October 14, 2008 Applicant: City of Cupertino Property Location: Stevens Creek Boulevard between Highway 85 and eastern city limits Application Summary: Update the Heart of the City Specific Plan to reflect the changes adopted in the 2005 General Plan. RECOMMENDATION: Staff recommends that the Planning Commission provide recommendations to the City Council on the draft Heart of the City Specific Plan. BACKGROUND: Can September 23, 2008, the Planning Co*r+*n;ssion conducted a study session to consider possible amendments to the Heart of the City Specific Plan. The Com.,,;ssion reviewed the draft specific plan and took public input at which time a number of issues were raised. In addition to suggestions to soften and clarify language in the draft specific plan, the Commission discussed whether a prescriptive side yard setback should be reinstated in the plan, and if some of the General Plan policies should be re- evaluated before incorporating them into the specific plan. Some of the Commissioners expressed concern about the City's General Plan policies that allow for mixed use retail/residential developments because they felt such policies send a message to developers that they must incorporate mixed use into their projects to obtain approval by the City, even if the developers felt that the retail spaces may not be viable. Some of the Commissioners also felt that the General Plan policy requiring developments to have shared parking agreements in the Crossroads area would unfairly burden a developer and should be left to property owners to decide. Therefore, a consensus was not reached on some of the proposed amendments to the draft specific plan. The Planning Commission made a recommendation at the meeting and took a vote (3-2) to recommend approval of the- draft specific plan with additional revisions that are outlined in this report. The Commission took action after planrung staff indicated that it would be possible for the Commission to make a recommendation during the study session. However, the City Attorney was consulted about this issue after the meeting and determined that a recommendation should not have been made because the item was conducted as a study .session and the public was not notified that a recommendation could be made at the meeting. As a result, the draft Heart of the City Specific Plan is being brought back to the Planrung Commission. as a regular public hearing item for consideration at which time a 12 - 314 Heart of the City Specific Plan Update October 14, 2008 Page 2 formal recommendation may be made. The Commission may reaffirm -its' previous recommendation, or may modify its recommendation. The Planning Commission recommendation ~nrill then be subsequently forwazded to the City Council for review and a determination. The City Council is tentatively scheduled to consider the-draft specific plan and the Planning Commission recommendation at its October 21, 2008 meeting. DISCUSSION: The proposed amendments that the Planning Commission recommended by a 3-2 (Chair Miller and Commissioner Brophy d-issented) vote during the study session include the following: - Allow for flexible side yard setback:; as recommended in the draft plan - Use native and water-wise plantings with drip irrigation systems in landscaped areas of project sites bel-iirtd the streetscape improvements - Retain the tree selections for the streetscape as recommended in the draft plan - Provide separated bike lanes along Stevens Creek Boulevard and additional language in the plan to support upgrading bicycle lane improvements along Stevens Creek Boulevard - Include criteria for the frequency and placement of street furniture along Stevens Creek Boulevazd - Prohibit barbed and razor wire fencing, in addition to chain link fencing - Require heating/ air conditioning uiuts to be screened from public view - Discourage drive through uses along Stevens Creek Boulevard - Clarify that shared pazking agreements are required and parking standards are to be reduced in "mixed use developments ' in the Crossroads area - Remove language identifying examples of developments that have applied Heart of the City standards - Clarify that developments "should" have retail uses with storefronts, and limited residential uses "may ' be allowed in the Crossroads area - Remove the word "highly ' from the statement "Subsurface parking is highly recommended." - Clarify that development in the Heart of the City "provides a vaziety of land uses "that include' mixed use development, enhanced activity nodes..." as the Land Use/Economic Goal. Chair Miller expressed his concern about removing side yard setback requirements from the draft plan and indicated that it was unclear which approval authority would approve the side yard setbacks for developments, particulazly if developments could be approved with zero lot lines. Staff has reviewed the draft specific plan and concurs that the draft specific plan does not clearly acidress which approval authority would approve the setbacks on developments. 12-315 Heart of the City Specific Plan Update October 14, 2008 Page 3 The majority of the Heart of the City Specific Plan area is located in a P (Planned Development) zone, except for Memorial Park, which is located in a PR zone. All new developments within a P zone require a conditional use permit, in addition to an architectural and site approval, that require approval by either the Planning Commission or City Council. The Planning CoTr*~*~+ission approves conditional use permits in the P zone for new developments less than 5,000 square feet of commercial, less than 10,000 square feet of industrial and/or office use, or less than 8 residential units. The City Council approves conditional use permits for developments that exceed these numbers. Therefore, staff reconunends that an additional amendment be made to the draft specific plan that incorporates the application requirements and approval authority for developments. Commissioner Brophy expressed concerns about certain General Plan policies that were incorporated into the draft specific plan for conformance, particularly with respect to allowances for mixed use developments and requirements for shared parking agreements in the Crossroads area. Co**~*~*~issioner Brophy's concerns are outlined in a memo (See Exhibit B) that was presented to the Commission during the study session. _ Prepared by: Aki Honda Snelling, Senior Planner ~ Approved by: Steve Piasecki, Community Development Director--~~r~ Enclosures: ~~ Exhibit A: Plane;~,g Commission Staff Report of September 23, 2008 with attachments Exhibit B: Memo from Comrr,;~sioner Brophy G:IPlanninglPDRBPOR71pcSPAreports120081SPA-2008-OIOct I4, 1008.doc 12 - 3'16 Exhibit A CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 9.5014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: SPA-2008-O1 Agenda Date: September 23, 2008 Applicant: City of Cupertino Property Location: Stevens Creek Boulevarcl between Highway $5 and eastern city limits Application Summary: Update the Heart of the City Specific Plan to reflect the changes adopted in the 2005 General Plan. (Continued from the August 26, 2008 PZanning Commission meeting) RECOMMENDATION: Staff recommends that the Planning Commission provide recommendations to the City Council on the draft of the updated Heart of the City Specific Plan following the Planning Commission study session. BACKGROUND: At the August 26, 2008 Planning Commission meeting, the Commission reviewed the draft of the updated Heart of the City Specific Plan and voted (5-O) to hold a study session on September 23, 2008, and invite the public to provide comments during the study session. The Commission approved a minute order informing the City Council of the Planning Commission decision to hold a :study session to allow for public input and additional discussion on recommended ame~zdments to the specific plan. Further, the Commission requested that Kelly Kline, Redevelopment/Economic Development Manager, be asked to attend the study session. On June 10, 2008, the Planning Commission first reviewed the draft specific plan. The Commission did not recommend changes to the document, but requested clarification on the proposed elimination of the prescriptive side yard setback requirements, examples of existing Heart of the City street:capes, and discussion on whether bicycle racks should be incorporated into the specific plan. - The Heart of the City Specific Plan update is ,a part of the 2008-2009 Work Program that the City Council adopted on February 19, 2008. The Council requested that the Heart of the City Specific Plan be modified to incorporate technical revisions reflecting the changes made to the 2005 General Plan. They Council also requested that the Planning Commission review and forward its recommendations to the Council. 12-317 Heart of the City Specific Plan Update September 23, 2008 Page 2 DISCUSSION: Fundamentals of the Heart of the City Specific Plan The Heart of the City Specific Plan was adopted in 1995 to guide future development and. redevelopment of the Stevens Creek Corridor generally between Highway 85 and the eastern City limits near Lawrence Expressway. The purpose and overall goal of the plan for this area is to create a greater sense of place and community identity and to develop this area as apedestrian-inclusive gathering place. The general policy framework for the Heart of the City area involves creating a link generally between the Crossroads area at the western boundary of the Stevens Creek Corridor, which encompasses the span of Stevens Creek Boulevard between The Oaks shopping center at Highway 85 to the City Center at N. De Anza Boulevard, to the eastern activity center of the Cupertino Square Mall and vicinity. The specific plan involves cultivating a link between these centers by providing development standards and design guidelines to promote land uses and development that focus and support the growth of these centers which include a mixture of commercial, office and residential uses along Stevens Creek Boulevard. The plan also involves connecting these centers by promoting the streetscape concept of a tree-lined landscaped parkway continuously along Stevens Creek Boulevard. The role of the Stevens Creek Boulevard Corridor is determined by the activity centers, as mentioned above, and the supporting uses and developments that are within the mid-blocks of these centers. Currently, there is a diverse mixture of uses and building forms along Stevens Creek Boulevard that vary from not only the specific plan, but also from each other, and particularly within the mid-block areas due to the nature of incremental development that occurs and has occurred along Stevens Creek Boulevard. The current specific .plan virtually allows any variety of general commercial, office and residential uses along the street frontage of Stevens Creek Boulevard without much_ consideration for the compatibility of how these uses and building forms relate to each other along the street frontages to create a uniform streetscape, and how such uses and building forms in mid-block support the activity centers. The Planning Commission may consider a discussion of these issues during the study session to determine whether the vision for the Stevens Creek Boulevard Corridor should be modified to address these issues. The draft of the updated Heart of the City Specific Plan currently proposes retail uses along the street frontages; however, the Commission may want to consider whether this is suitable, or if perhaps other uses, such as residential or office uses, may be appropriate along certain portions of Stevens Creek Boulevard in the mid-block areas to support the activity centers. Staff would like the Commission to consider how any new buildings should be oriented to have a frontage presence along Stevens Creek Boulevard to integrate with the streetscape along the corridor. 12 - 318 Heart of the City Specific Plan Update September 23, 2008 Page 3 The draft of the updated Heart of the City Specific Plan maintains these fundamental purposes and goals. The updating of the plar~ primarily involves incorporating changes that reflect the 2005 General Plan and additional language to provide further clazity in the plan. New concepts and language have been incorporated to also promote better usability of the plan (e.g. elimination of prescriptive side yard setbacks to support the development of odd or narrow lots) without compromising the fundamental purposes and goals of the plan. Proposed Changes in the Draft Plan In order to facilitate the Commission s discu~lsion of the changes proposed in the draft specific plan, staff has outlined the changes below based on the reasons for the changes: 2005 General Plan Consistency Maps A. Updates the Lazed. Use Map and Streetscape Concept Plan to reflect the new boundaries. Policy Framework A. Updates the Land Use/Economic Goals and Policies to Section incorporate the General Plan policy to allow for mixed- . use commercial and residential development "if .the residential units provide an incentive to develop retail use, if the de.~elopment is well designed, financially beneficial to the Cupertino, provides community amenities and is pedestrian oriented." B. Updates office and commercial development allocation numbers. C. Updates the maximum residential density allowance to 25 dwelling units per acre. This replaces the • previous density allowance of 35 dwelling units per acre. D. Incorporates ne~;~v references for activity centers, including the Crossroads :area, subareas of Stevens Creek Boulevard (east, west and central), and other properties north and south of Steven: Creek Boulevard within the Heart of the City area. This replaces the previous references to activity centers identified as the Oaks/De Anza College area, the Crossroads/City-Civic Center and Vallco Fashion Park and Vicini Circulation,/I'arking A. Includes language from the General Plan as a new strategy Goals to "evaluate options on Stevens Creek Boulevard to improve the pedestrian environment by proactively managing speed limits, their manual and automated enforcement and. traffic signal synchrony." B. Incorporates language from the General Plan as a new strategy to "require shared parking agreements in the Crossroads area,. with overall parking standards reduced to reflect shared azkin azran ements." 12 - 3'19 Heart of the City Specific Plan Update September 23, 2008 Page 4 Development A. Updates the maximum building height allowance to 45 Standards feet with a clarification that rooftop mechanical equipment and utility structures may exceed height limitations if they are enclosed, centrally located on the roof and not visible from adjacent streets. This replaces the previous maximum of three floors or 36 feet. Consolidation/Removin Re etition and Obsolete Lan a e Development/Design A. Consolidates standards into one section generally Standards applicable to all development types to eliminate repetition. Where certain types of developments have specific development/design standards, they are clearly identified in the sections (e.g. common open space re uirements for commercial office versus residential . Streetscape Design A. Removes sections on Street Furnishings, Civic Landmarks and Gateway Entrances since the street furnishing examples have never been erLforced and the concept of gateways at the eastern and western end of the Heart of the City area is obsolete. B. Removes the Frontage Renovation Conditions illustrations to elirr,ir,ate confusion for users. New c.:oncepts/New Language Development A. Eliminates prescriptive side yard setback requirements Standards to encourage better relationship of developments to adjacent buildings and streetscapes. This would also assist development of narrow and odd shaped lots to develop or redevelop. B: Includes locational restrictions for a list of commercial uses along the street frontage of Stevens Creek Boulevard. C. Includes example of how net density as a "twenty-five percent (25°~) or greater increase in floor area or a 25% or greater change in floor area resulting from use permit or architectural and -site approval within twelve (12) months. D. Incorporates clarifications on building height measurements, use of residential allocation for residential and residential mixed-use projects, encroachment of elements (e.g. chimneys) into required setbacks, driveway setbacks, parking standards, landscape screening and building design. ~ 2 - 320 Heart of the City Specific Plan Update September 23, 2008 Page 5 Development E. Provides new section on Building Access that requires Standards Continued direct pedestrian access from Stevens Creek to the main building entrance. F. lncludes new common open space requirements with different standards for commercial and residential. Design Guidelines A. Adds additio~zal clarification on building increment, special archil:ectural €eatures, facade composition, building entrances . B. New languages is added for massing, building clusters, building entr,artces, common open space, accessory buildin s Prepared by: Aki Honda Snelling, Senior Planner Approved by: Steve Piasecki, Community Development irector Enclosures: Exhibit A: Planning Commission Staff Report of August 26, 2008 with attachments G: IPlnnninglPDREPORTpcSPAreports 12OO81SPA-2008-0/ Sep 23 study seston. doc 12 - 321 CITY' OF CUPERTINO . 10300 Torre Avenue, Cupertino, California 95014 DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM Application: SPA-2008-01 Agenda Date: August 26, 2008 Applicant: City of Cupertino Property Location: Stevens Creek Boulevard between Highway 85 and eastern city limits Application Summary: Update the Heart of the City Specific Plan to reflect the changes adopted in the 2005 General Plan. (Continued froTn the june 10, 2008 Planning Commission meeting) RECOMMENDATION: Staff recommends that the Planning Commission recommend that the -City Council review and approve the updated Heart of the City Specific Plan as it has been presented in its finished design format. BACKGROUND: On June 10,' 2008, the Planning Commission reviewed and commented on the draft of the updated Heart of the City Specific Plan. The Comm;~sion did not recommend changes to. the document, but requested clarification on the following items perta;n;ng to the specific plan: a. Provide examples of existing Heart of the City streetscapes that are consistent with .the streetscape requirements. b. Discuss whether a requirement for bicycle racks should be incorporated into the specific plan. c. Clarify why the .prescriptive requiz~ements for side yard setbacks are being eliminated. The Heart of the City Specific Plan update is a-part of the.2008-2009 Work Program that the City Council adopted on Februa~.-y 19, 2008. The Council requested that the Heart of the City Specific- Plan be modified to incorporate technical revisions reflecting the changes made to the 2005 General Plan. The Council also requested that the Planning Commission review and forward its recommendations to the Council. DISCUSSION: Heart of the City Streetscape Examples The Heart of the City Specific Plan streetscape standards have been applied to some of the more recent developments within -the City, including the Metropolitan mixed use commercial/residential development and the Whole Foods supermarket site. These 12 - 322 Hear[ of the City Specific Plan update Auwst 26, 2008 Paee 2 developments have incorporated the Heart of the City streetscape standards reflecting an aim to achieve the"orchard grove" .appearance with a continuous landscaped parkway along the curbside planted with trees, a separated pedestrian sidewalk, and a landscape parkway behind the sidewallc that is also planted with a continuous row of trees. Bicycle Racks - The Planrung Con-,rr,;ssion requested clarific~ition on whether a requirement for bicycle racks should be incorporated into the specfic plan. Staff would like to uzdicate that bicycle racks are standard requirements for developments per the City's Parking Regulations (Chapter 19.100 of the Zoning 0:-dinance). Developments within the Heart of the City Specific Plan still need to comply with the Parking Ordinance; therefore, staff believes it is izot necessary to incorporate an additional reference requiring bicycle racks. Prescriptive Side Yard Setback Requirements The CoTr,~rT,;ssion also comTr,ented on the eliztination of prescriptive side yard setback requirements uz the updated specific plan and how this could create confusion for applicants. As uzdicated in the previous report, staff eiimuzated such requirements and proposed new language in the updated specific plan to allow for developments that emphasize relationships to adjacent buildings and lot widths to create a more connected, pedestrian-oriented streetscape thai`t developments with rigid setback standards regardless of their surrounding bu'.ilding and site relationships. This will also aid in the development of narrow aizd odd-shaped lots within the Heart of the City. Finished Design Format As a result of the June 10, 2008 Planri;rig Commission meeting, the layout of the updated Heart of the City Specific Plan ha-s been arranged uZto its finished design format (See Exhibit A). The finished format :uzcludes additional photos that have been inserted "unto the document. 12 - 323 Metropolitan development Whole Foods Heart of the City Specific Plan Lydate - Aujust 26, 2008 Pale 3 The strikethrough version of the updated specific plan is also attached to this report (See Exhibit B) to illustrate the changes that have been made to the existing docLT.,ent. The strikethrough version illustrates language that has been deleted, consolidated, added and retained in the updated specific plan. The following table lists the changes that have been incorporated into the updated Heart of the City Specific Plan= Deleted Language - Introductory overall goal pazagraph of the Policy Framework that are no longer consistent with the General Plan_ - References to activity centers that aze no longer referred to in the General Plan. - References to side Yazd setbacks for new developments. - Outdated allocation numbers for office square footages. - References to "new housing sites" as a strategy under Land Use/Economic Goals. - References to the maximum 35 units per acre residential density. - References to Orchard Pazk (replaced by Civic Pazk). - Sections on Street furniture, Civic Landmazks, and Gateway Entrances. - Development standazds by type of development. - Fronta a renovation illustrations. Consolidated - Development/Design Standards are consolidated into one section applicable to Language all types of development. Where certain types of developments have specific development/design standards different from other development types, they aze cleazly identified in these sections (e.g. common open space requirements for commercial/office versus residential . Added Language - Land Use/Economic Goal and Policies to reflect the 2005 updated General Plan language, including new references to the Crossroads area, subareas of Stevens Creek Boulevard, and other properties within the Heart of the City area to the north and south of Stevens Creek Boulevazd. - Updated office/commercial allocation numbers. - Updated residential density allowance of up to 25 dwelling units per acre. - Updated Land Use Map and Streetscape Concept Plan to reflect the new boundaries. - References to projects where the Heart of the City Standards have been - successfully applied (e-g. Adobe Terrace, Mazketplace shopping center, and the Travigne development). - - - Updated Land Uses in the Development Standazds section. - Example of how the net density is calculated for residential developments. - Updated the building height section, including a reference for maximum building height to 45 feet. - Definition of new development as a 25% or more increase in floor azea or 25% or more change in floor area. - New side Yazd setback language reflecting setbacks dependent on lot width and adjacent building relationships through the development review process. - Updated and development standazds for vehicular access to sites, pazking, building access, landscaping and screening, and building design. - Updated and new design guidelines for special architectural features, massing, buildin clusters, fa ade corn osition, wall surfaces, and accesso bvildin s. 12 - 324 Heart of the City Specific Plan L,pdate August 26, 2008 Paoe 4 Retained - Introduction overview of the plan. Language -Many sections of the Polic;s Framework chapter including strategies for the gradual development of vac~snt sites and compatibility of adjoirting land uses. - Much of the language and policies under the Circulation/Parking Goal, Urban Design/Streetscape Goal, 3treetscape Design background and principles, Frontage Renovation Conditions, and Development and Design Guidelines back ound. Prepared by: Aki Honda Snelling, Senior Plaztner - Approved by: Steve Piasecki, Community Developstent Direct Enclosures: Exhibit A: Updated Heart of the City Specific Plan Exhibit B: Draft Strikethrough Updated Heart of the City $pecific Plan Exhibit G Minutes to the June 10, 2008 Planning Comaussion meeting Exhibit D: June 10, 2008 Pla*,T,;T,g Co**+*+~;~sion staff report G:~Planning~PDREPOR7~pcSPAreporrs~2OO8~.SPA-3008-01 August ~6, 2OO8.doc 12 - 325 10300 'E'orre Avenue, Ctzper[-ino, California 95014 I3E7L'AI~TNLEIlT'T ®l~ C®INl=li/~I.TI~T%'Y'Y I~IE~I~GPI~EllTT I~EI?®l~'I' P'Ol~ll4 Applieatiori: SPA-2008-O1 Agenda late: June 10, 2008 Applicant: City of Cupertino I-roperty Location: Stevens Creek Boulevard between Highway 85 and eastern city lirnits Applicafion S.=*s4*r+ary: Update the Heart of the City Specific Plan to reflect the cha~.zges adopted in the 2005 General Plan. lZEC®IV%1~_Y~h~TDE~'I'g®IOT: Staff recommends that the Plaruing Commission: a. Review the changes to the Heart of the City Specific Plan a~.Zd provide staff with direction and comments U. Conduct another hearing on the item on July 22, 2008 allowing staff to incorporate the comments of the Planning Commission into the final document to be forwarded to the City Council. B ACKGIZ®B.JlITB~: The City Council has requested that the Heart of the City Specific Plan be modified to reflect the changes made to the 2005 General Plan. They directed that tecluical ret~isioizs to the Heart of the City plan be made for the Plaruing Corm;~~sion to review and forward their recommendations to the Council, The iZiw.zutes from the meeting are attached as Exhibit A. The changes u1 the draft Heart of the City Specific Pla~z are due to the followuzg three reasoizs: a. Incoizsistencies between the General Plan aizd the Specific Plan b. Vagueness aild repetition of the same concepts in the document making it difficult to read c. Prescriptive requirements that try to fit orie set of requirements for all types of parcels ~ISCFJSSlif31RT: YrtC6nSlSteSiCleS between the General Plan a1iQl Specific flan With the adoption of tine 2005 General Plait, policies pertaiizulg to the Heart of the City Specific Plan within the General Plait need to be uzcorporated in to the Specific Plain. The section of the General Plan related to the Heart of the City is uzcluded as Exhibit B. There are several items that need to be changed and updated in the Specific Plan_ On the following page is a list of updates that need to be made: 12 - 326 Heart of the City Specific Plan LF,3ate June 1 O, 2008 Page 2 _ Fteans 1~eirion Boundazies Changed Land Use Map and Streetscape Concept Plan to reflect the new boundaries Goals - C-hanged oafs in S ecifi.c:Plan to reflect the GePiera~ Plazi1'an -a e - Development Activity Changed the language in the Specific Plan to reflect the General Plan lan a e Develo went Allocation U dated the fi res for commercial and office allocation to reflect changes Develo went Intensi U dated the allowable d.ensi in the S ecific Plan Area Sub-areas U date the sub-areas as defined in the General Plan Design Elements Updated language to include the General Plan language into the Specific Plan with regard to front setbacks and to parking in the front of arcels/buildin s - Heights Updated the language in the Specific Plan to reflect the changes limiting the hei ht of buildinPs to 45 feet. ~7agateness anel repetition of the sastte•con~epts in tote Specific Plan: In the frontage renovation section, there are several images that refer to interim and final conditions of the renovation. However, these illustratioizs are seldom used and seem to confuse users. These unages have been removed from the Specific flan. Most frontage renovations are undertaken ~nThen a property redevelops and, typically, most applicants plant a double rot~> of trees to achieve the final frontage conditions. There is also significant repetition of the same concepts in the Specific Plan uz the desib Z standards and guidelines section of the Specific Plan. Most of the design standards are the same across the different types of development. T7vs makes it difficult for users to read and. understand the standards aizd guideluies. In the draft Specific plan, staff has eliminated the duplicated language aizd tried to simplify the. standards and guidelines iu1 to one section for each rather than groupiuzg the sta~.zdards and' guidelines by type of development. For example: front setbacks and height requirements are the same regardless of the type of development. However, they are in severd places in the design standards section of the current Heart of the City Specific Phm, once for each type of development, commercial and multi-uiut residential. Aizother example of repetition is that window treatments, roof forms and several other ~uiclelines are repeated in tluee different sectioizs of the desigzz guidelines section, once for each type of development, conunercial, office aiZd multi-uiut residential. Additionally, with development occurru-tg along Stec>eils Creek Boulevard over the last decade or so, some of the references to older sites have changed. For example, the property that was previously envisioned to L-e the Orchard Pazk has been developed as the Civic Park. The concept of gateways at the eastern and western end of the Heart of the City is obsolete as is the installation or use of street furniture in the Stevens Creek Boulevard Plaz-uung Area. No private development has been required to install or provide any street furniture suzce the adoption of the Heart of the City Specific Plan and 12 - 327 Heart of the City Specific Plan Update Tune 10, 2008 Page 3 references to these seems obsolete. Staff has drafted a model ordinance incorporating proposed amendments to address these simplifications and deleted language. The following is a table of the chainges that have been recommended by staff to make tine Specific I'laii an easier document to read. Chan es Stafg su estions 1. Desi~ Standazds: Should the current design standards be Eliminate the duplicated la ro ,.age from each type of simplified from being grouped by type of use to development and create one set of standazds for all the one combined set of design standards for all types of development. uses? 2. Design Guidelines: Should the current design guideliates be Elirr+;r~ate the duplicated language .from each type of simplified from being grouped by type of use to development and create one set of guidelines for all the one combined set of design guidelines for all types of development. uses? _ 3. Removing obsolete languaee: ~ _ Should the ideas in the Specific Plan that are El+**+;r+ate the language that makes reference to: obsolete be removed? ~ a. The Civic Park as Orchard Park. b. Gateways across Stevens Creek Boulevazd at Highway SS and at the eastern city limits. _ c. Street furniture. Prescriptive Standards that try to fit one set of regulations for aYl types of parcels: The Heart of tlne City Specific Plan has very rid d side setback standards that make it hard for narro~nrer and odd shaped lots to develop or redevelop. It is very difficult for narrow lots to obtaiin development approval without applying for an exception for side setbacks- This discourages property owizers fiom developing their property. Staff recommends that side setback regulations be removed from the Specific Plan document. These can setbacks can be reviewed in conjunction with the development application and the design review process. The draft Specific Plan does not include ainy side setbacks for properties. Staff will take Plann;ng Commissions comments and incorporate these uz the final document that the Plaru-ting Coi~~inission ca.in recommend to the City Council in July 2008. Prepared by: Piu Ghosh, Assistant Planner Approved by: Ste~~e Piasecki, Coznrnuiuty Development Directo ~~ Enclosures: Exhibit A: 1~Qinutes from City Council meeting for Feb Z9, 2008 Exhibit B: General Plan Pages 2-22 - 2-25 Exhibit C: Current Heart of the City Specific Plazz Exhibit D: Draft Heart of the Ciiy Specific Plan with strikeouts Exhibit E: Draft Heart of the City Specific P1az1 without strikeouts G: 1PlmvtinglPDRL~'PORT1pcSPArepartsL 0081SPA-2008-Ol.doc 12 - 328 IXHIBIT E PROPOSED LANGUAGE CHANGE FOR HEART OF THE CI'I Y YLA1V UYDATb: 1-57 Policies 1. The citizens of Cupertino desire to have a corridor of well planned and designed commercial, office, and residential development along Stevens Creek Boulevard (SCB) from Highway 85 to the eastern city limits. Individual projects shall be attractive in their own right as well as complementing adjoining uses and designs. 2. Proposed developments shall be expec7=ed to continue the implementation of the city's master landscape plan 3. Plans for proposed new projects should include sensitivity to pedestrian and bicycle travel, both from the new project as well as from travelers passing that site. 4. Development applicants are encouraged to submit commercial, office, residential, or mixture of uses as they see fit. Reg~irdless of proposed land use, high quality site planning, architectural design, and onsite landscaping will be expected. 5. The city shall design and implement improved bicycle paths from DeAnza Blvd to the eastern city limits that sepazate bicyclists from automotive traffic. These protected lanes shall be extended west of DeAnza Ave. if feasible. 1-60 Strike sentence; "Require shared parking;.. . 1-63 Strike "any new" 1-64 Strike "unique" 1-68 Strike "any new" 1-68 Strike proposed new paragraph that emphasizes mixed use structures as models for future development. 1-69 "Buildings from curb setbacks shall be 3 `i feet." 1-72 strike a) and b) in 101.20 1-73 "Office use" rather than "Office over retail" 1-74 add (5) "A combination of office, retail, and/or residential use whether as part of a single building or in separate structures. 1-77 Strike 1 O 1.040D-Common Open Space 1-78 1.01.040E Is there a need for this section? 1-86 to 1-91 Doesn't this whole section constitute unnecessary micromanagement of the design process? 12 - 329 1-97 to 1-99 Same comment as above regarding micromanBgemenf, this time for 2.01.040 1- 12-330 Piu Ghosh From: Aki Honda Sent: Wednesday, October 15, 2008 9:32 AM To: Piu Ghosh Subject: FW: Heart of the City Plan -----Original Message----- From: Traci Caton On Behalf Of City of Cupertino Planning Dept. Sent: Wednesday, October 15, 2008 8:56 AM To: Aki Honda; Vera Gil; Gary Chao Cc: Steve Piasecki Subject: FW: Heart of the City Plan FY I -----Original Message----- From: Dan Marshall [mailto:dan_marshall@comcast.net] Sent: Tuesday, October 14, 2008 8:59 PM To: City of Cupertino Planning Dept. Subject: Heart of the City Plan I was in the audience during your discussion of the Heart of the: City Plan on 10/14. Thank you for giving me the opportunity to speak, and for seriously listening to my comments. Exhibit F In the follow on comments there was discussion of reducing the lanes of traffic between Steliing and DeAnza. Another alternative to consider would be to drop the roadway t~etween Stelling and DeAnza, and put a roof over the roadway which pedestrians can walk on. It could be like a big plaza. This may seem too expensive to even consider; but if we had an artist's rendition of what it could look like, the communities' imagination could be captured, and it just might happen. Regarding housing in the Heart of the City... One characteristic of Cupertino is that it has exceptional schools, and everyone in the world wants to move here so their kids can benefit from our schools. Developers can make big profits by building housing to meet this need. If you let market forces dictate what type of use is implemented in the heart of the city you'll wind up with lots of housing, because the market wants housing. Street level housing does not lend itself to a heart of the city feel. If you're going to keep the 2 mile "heart of the city" concept, you must specify mixed use, so you get buildings similar to Santana Row, with retail downstairs and housing upstairs. If you're going to establish one or more heart nodes, then you're in a position to demand that developers pay part of the profit they make from housing development toward creating these heart-of--the-city nodes. D.~- MLC Cel I: 408-859-6628 Homer 408-253-7096 12 - 331 1 O/ 16/2008 Cupertino Planning Commission 9 Com. Kaneda: • There are two parts to this; the one part is the driveway and the sidewalk in, it appeazs that there was some misunderstanding th according to the R1 standards, the trees you were trying to prote~ August 26, 2008 ~n:b~t ~ . Brophy: • id he understood from the City Council meeting that there is no way a stand d section can be tin that would meet the conditions set for the tentative map; so that if t applicant came in wi a 40 foot standard section, the Public Works Director the Community Develop nt Director couldn't sign it because it would violate the es. It states that the applicant h one year to have a section designed that is .accepts a to two-thirds of the neighbors. Com. Kaneda: • I presume when this ame up originally, there wasn't th understanding that there was a conflict between the tre and what the requirement was. that correct? Colin Jung: • Said they did not have that leve of engineering d when the subdivision map was approved. Steve Piasecki: • Said they didn't assume at the time th y would be doing a 40 foot street. A 40-foot street are two 12 foot travel lanes which is eeway wide lane, two 8 foot parking lanes on either side of that and sidewalks behind t. ost valley floor subdivisions are actually 36 feet, curb to curb, as another standaz and tha orks just as well. It is not an exception; the Council can approve that base on the neigh rhood coming together and saying this one works for them, whatever it a sup being. Chair Miller: • Said that the last issue ' that the application was not no ' ed to the neighborhood; can they go back and change so of the conditions of approval witho the proper noticing? Steve Piasecki • The ordinanc doesn't specifically require it; if you are unto ortable with it, you could continue it r 30 days; we could do a notice and you could take it u gain. Chair: `~ • Rert ted that the issue was not the extension, but that they are changm a conditions of ap oval without noticing. i'endment Motion by Com. Brophy, second by Vice Chair Giefer, to accept Motion: Kaneda's comment about requirement for core samples to (Vote: 4-1-0; Chair Miller No) PUBLIC HEARING- 2. SPA-2008-O1 (EA-2008-02) City of Cupertino Stevens Creek Blvd. between Hwy. 85 and the Eastern city limit Heart of the City Specific plan amendments to achieve conformance with the General Plan. Postponed from July 22, 2008 Planning Commission meeting,- Tentative City Council date: September 2, 2008 12 - 332 Cupertino Planning Commission 10 August 26, 2008 Alci Honda Snelling, Senior Planner, presented ahe staff report: • Reported that the application addresses the He:~rt of the City Specific Plan update which is part of the 2008/2009 work program approved by the Council and also reflects the changes in the 2005 General Plan update. • She reviewed the changes incorporated into the updated Heart of the City Specific Plan including deleted language, consolidated language, added language and retained language which are outlined in detail in the table on Page 2-3 of the staff report. • At the June 10`h Planning Commission meeting, the Commission requested clarification on providing some examples of Heart of the: City streetscape standards that have been implemented; discuss whether or not bikE: racks or pazking requirements should be incorporated into the Plan; and to discuss whether or not the prescriptive side yard setback requirements should be eliminated in the Plan as well. • She provided examples of Heart of the City Streetscapes as outlined in the staff report, including the Metropolitan development and V1~hole Foods development. • Relative to bike racks, staff has reviewed the Commission's question whether or not they should be included in the Specific Plan. All floe developments are subject to the city's parking regulations and in the parking regulation requirements, there is a requirement for a bike racks therefore staff believes it is not necessary to incorporate those additional references in the Specific Plan. However, if the Commission desires to do so, it can be done. • Relative to prescriptive side yard setback requirements the Commission also commented that eliminating the prescriptive setbacks could cn~ate some confusion because developers would not know what kind of requirement they would be held to. Staff recommends eliminating the setback requirements so that the Planning Commission and City Council can review development projects on a case-by-case basis, particulazly with developments which have odd shaped or narrow lots; .and also because eliminating the setback requirements would emphasize allowing the city to look at relationships on adjacent buildings and lot widths to development sites and also to help create betters- connected pedestrian oriented streetscapes. • Staff recommends that the Planning Commission review the draft document, which. has been done in its finished design layout for review. Staff also recommends that the Planning Commission recommend that the City Council review and approve the updated Heart of the City Specific Plan. Com. Brophy: • Said he felt there were a substantial number of items that are not minor cleanup items, but rather constitute radical change to how future development will occur compared to what past development has been. He said some of the major areas encourage and practically require development that is aesthetically and economi~~ally substandard; that the proposed changes are not a matter of bicycle racks, street furniture a.nd side setbacks, but a fundamental question of how the core street in Cupertino should be developed. He said he felt they should not be voting on the item tonight and if so, will speak strongly against it. The changes are such that it is not a matter of cleaning up two or three sections. • What has happened in a suburban community with little to moderate density areas that has this kind of housing, is that you end up with inferior commercial space; driving down Stevens Creek one can see most of the commercial space that has been built, has either been vacant years after its completion or is occupied by marginal uses. • Some of the proposals for the Crossroads area where we are talking about changing the relationship between buildings and parking try to create a more urban setting. Said he was skeptical that the concepts proposed there will work for the kind of urban development we have. They may well and we may well agree that they should; but this is dealing with 12 - 333 Cupertino Planning Commission 11 August 26, 2008 • fundamental issues that need to be carefully analyzed and not be taken in what has otherwise been described as technical amendments and updating. • The concept of parking arrangements on Crossroads is a major issue; the idea of doing pedestrian oriented activity at the Crossroads is one of those terms that sounds great, but requires some major discussion of what is pedestrian activity on a street that is 6 lane highway with highway coirunercial uses such as a Target and Whole Foods. • The limiting of uses on Stevens Creek would no longer be necessarily followed with that already in the zoning ordinance for CG but has additional locational restrictions; we can discuss that, but I think that is a major issue that needs to be analyzed. The idea of requiring again on Stevens Creek the passive recreational use in office buildings and restaurants is a major issue that needs to be discussed. • The key point is we are talking about issues that are fundamental as to how we are going to design the central road that runs through the Heart of the City and these are not questions that I think are covered within the summary we received to review. There needs to be a process to discuss them, hear views from the community because many of these issues are ones that have come up during the course of the contentious referendums of the last couple of years. • People come here and are unhappy about proposed developments and fmd out that they have already been approved in General or Specific Plans and we as Planning Commissioners feel like we have no choice but to accept projects that we are not really happy with, and that the neighbors are not happy with because we previously approved General or Specific Plan clauses. That is something we should try to avoid. Steve Piasecki: • Said the basis of the staff report to you was based on the direction from the City Council, that is make this Plan consistent with the General Plan, so you need to separate of all the issues which of those are General Plan related issues that would require amendment of the General Plan versus those that are floating issues in the Specific Plan that you can deal with. If you wanted to postpone this, we could try to distinguish those and give you the background documentation on that. The other part of the direction was fo make it consistent with the General Plan, but don't go in and change everything. Some of the comments are related to the old Heart of the City Plan that Com. Brophy is pointing out that he does not like. We feel like Council has directed that we keep it focused just on the General Plan; we could try to distinguish what those are as well. It would take some time to do that; we have not done that to this point, because we have been following very limited parameters in terms of what we are reviewing and suggesting to you. Chair Miller: • Said it appeared that staff was reducing. the density for mixed use from 35 to 25 units per acre. There are potential changes to the side setbacks. Steve Piaseclci • Correct, Aki Honda explained that we don't think that is productive; it seems to be counter intuitive that. it would provide gaps and breaks where you want to have continuous activity and walkability. • Staff said they were reflecting the General Plan. Vice Chair Giefer: • She recalled that as part of the General Plan Task Force and the Planning Commission who sat and adopted that, they did not want to have allocations in Specific Plan because with those allocations such as commercial or residential change, they would have to go back and modify the Plan; hence they were going by reference to those items. She said they were in the 12 - 334 Cupertino Planning Commission 12 August,26, 2008 Specific Plan; and for consistency she suggested they remove the specific allocations in this Plan commercial. • In the General Plan we talk a lot about trying to have a vibrant streetscape and promote walkability, but yet we are removing street furniture from the Plan, which is in conflict with the intent and specificity of the General Plan, If we want people to walk down and have. a coffee, we need to give the people a place to sit; I feel that needs to go back in. • Relative to HVAC units on top of buildings, change to effective screening of HVAC systems on top of buildings on Pages 2-68. • For consistency with the General Plan, we talk about consistent landscape palettes but not about using native plants or drought tolerant species which is consistent with the General Plan. I would like to put those specific references into the Specific Plan as well for compatibility. • We talk about having a less vehicle centric streetscape, but we are not saying that you can't have a drive through on Stevens Creek; If In-N-Out Burger wanted to come to Cupertino, I wouldn't want to see them go in the Heart oi' the City; nor would I want Wells Fargo Bank drive through to go in the Heart of the City. I would like to disallow any drive through businesses in the Heart of the City. • The other thing is we specifically list lighting types on 2-85. We are not anticipating new technology like solid state lighting, LED li>hting; we are talking about fluorescents and different types of lighting. I suggest we make that reference to low energy using wattage lighting systems on our street so we can anticipate future improvements. • Through the Heart of the City, we have a responsibility to have a vision of what we want our city to look like in the future. If we want to build a city for the future, and if we want to build a city for the future, we need to look at having some big strategies that we want to pursue. • If we synchronize the lights on Stevens Creek: and have a diverse lane for non-pedestrian but non-motor vehicles, it would probably run more traffic smoothly along Stevens Creek and encourage people to get out of their cars, being consistent with the direction the State is moving toward. Corn. Kaneda: • The vocabulary used along Stevens Creek is riot drought tolerant landscaping; there seems to be a tension between the desire to have drought tolerant landscaping, but if we are consistent, we have this look in Cupertino along that road, and if we are consistent with that, it is not drought tolerant. Vice Chair Giefer: • Said they make a strong visual statement wit]z the treescaping along Stevens Creek, and she did not want to affect that; but as new businesses are developing or they are putting in boulevard shrubbery bushes, she said they need to go to more drought tolerant landscaping and drip systems to save water. She said she ciid not want to meddle with the tree selection because it cools the city. She supports the tree: selections, but had some issues with the palette of species on the shrubbery list being recommended. Com. Kaneda: • -Said there was a comment made about the streetscape and its not being used. -What is the reason it is not being used; is it just inertia; are you suggesting taking it out? Aki Honda Snelling: • Said the street furniture has never been put in place and followed up by Public Works department, and she was not sure why. 12 - 335 Cupertino Planning Commission 13 August 26, 2008 Steve Piasecki: - _ • It is out there in various locations, but not consistently applied. We can leave it in and we can make sure it happens in the future. Com. Kaneda: - • The comment about more public input into some of the changes; is there an opportunity-for a study session if we decided we wanted to go that route. Steve Piasecld: • Said that given the comments from Com. Brophy; if the commissioners feel the same way; a study session is appropriate. It gives you more time to drill down, work it page by page, policy by policy and come up with whether you like it or not, how would we change it, and that is usually the appropriate mechanism. • Responding to a request for a history of the original Heart of the City document and how it was developed, he said the concept of the original Heart of the City was to reflect the fact that the Crossroads district and Vallco Park, Cupertino Square, will become the shopping district nodes. Cupertino Square might be extended to include Portal Plaza and the Marketplace Shopping Center and as we are talking about the Sand Hill property site, it becomes a node in and of itself, and that the mid-block area between those districts would be quieter, more mixed use office; and it could be more market driven. I think the comment that we are forcing mixed use or encouraging it; that is an easy one; let the market drive whatever happens in that mid- block area. You have examples in the Crossroads district with Peet's, Panera, Whole Foods, and at the Marketplace Center where you have all commercial buildings, there is no mixed use in those buildings. We have had mixed use as well and I think it is correct that gives you especially with the high speeds, 6 lane boulevard we have, it is hard to pull over; there is no teaser parking, there is no incentive to bring in national tenants; you tend to get smaller tenants. Two nodes, mid block, a little bit tamer, quieter, mixed use; I think the first thing you need to look at is what is the real overall purpose; what are you trying to accomplish both at the nodes and at the mid-block. Is that still the vision or is there something different. The General Plan still speaks to that node concept where you have the more intense activities at the two nodes and then the variety stringing along Stevens Creek Boulevard. Part of the perception is, that it is hard to walk Stevens Creek Boulevard and stay entertained with the retail uses. Chair Miller opened the public hearing. Jennifer Grift3n, Rancho Rinconada resident: • The Heart of the City Plan down Stevens Creek Boulevard from Wolfe Road eastward to the Santa Clara boundary is an area where part of it is not developed; the Sand Hill properties has no trees, they have some existing mature landscaping which we hope will be preserved and then there is some extremely lush plantings on either side of Wolfe Road. I hope that the full 35 foot setback public right of way along that road will be honored in future; double row of Ash trees at that end of town; lawn as much as possible; very minimal or little invasion of private buildings into that setback. We had some issue where Sand Hill is proposing putting parking in that public right of way. We want to make sure that we keep the entire 35 feet of public right of way, how the Heart of the City Plan pans into this; I think Heart of the City extended all the way back to the Sand Hill property to Vallco Parkway. That end of town needs as much parkland and that public right of way along that street is very important. Please make sure we keep the double row of Ash trees along there and we have more planted in the future. I see that the heights have gone to 45; not a big fan of having tremendous buildings looming up immediately against the public right of way. Also having buildings that 12 - 336 Cupertino Planning Commission 14 August 26, 2008 have no setbacks on. each side for smaller lot areas sets the precedence of having building on zero lot line, which you are going to have a bcinch of boxes connected all down Stevens Creek Boulevard and that is not a good look for that end of town. I appreciate the consistency of keeping our Ash trees down there. Chair Miller closed the public hearing. Com. Kaneda: • Said he agreed with Com. Brophy's comments and some of the other issues that were raised. He suggested continuing the item to try to sett up some type of study session and get public input into the edits on the Plan. Com. Brophy: • He summarized what he felt was specifically wrong and said that he felt they should hold a study session. He quoted Page 2-62 "some e~camples of projects where the Heart of the City standards have been successfully applied are Adobe Terrace, Marketplace Shopping Center and the Verona development." He said if they felt that those projects aze examples of what was done well in Cupertino and that they should try to encourage more of that, they should ignore him when he talks. He said it was time to drill down into the Heart of the City study and take a serious look at what kind of proje~~ts we are encouraging or discouraging through our Heart of the City Plan. Vice Chair Giefer: • Asked if City Council was expecting a recommendation back from the Planning Commission at their next meeting. Steve Piaseclci: ' • We originally scheduled it for last week; anticipating that when we went to the Commission in June that we would have the opportunity to have a second meeting, and we would be ready to go to the Council at that time. We pre-advertised it; it did not come to fruition so we have removed it from the Council's agenda to wait for the Planning Commission to finish its work and re-advertise it for the City Council. • Said it was within the purview of the Planning Commission to have study sessions but it would be wise to communicate to the City Council that they are focusing on the document in greater detail; are holding a study session to do that; consequently it will not get to them before the end of September or October. • Said it was important to get it right, rather rehirning to revisit it repeatedly. Vice Chair Giefer: • Concurred, and said-she had considered it a landscaping and accoutrement plan; and had not thoroughly considered how it may impact future business development on that street. Said she did not want drive-thrus and would be interested in understanding more about Com. Brophy's position on these items. • Said she would support having a study session to clearly articulate what further information they need to improve the Plan and make it eve;~i stronger. Com. Rose: • Said she appreciated Com. Brophy discussing some of the issues that were buried in the large document, and if a study -session would be a safe way to ensure they aze not acting too quickly without enough education, it would be the appropriate way to proceed. 12 - 337 Cupertino Planning Commission 15 August 26, 2008 Chair Miller: • Said he agreed also, and he felt it was appropriate that they revisit the document; it is a planning document and they have expertise on it, which could help address the document in more detail than has been done in the past. To reiterate Vice Chair's question earlier, you said the Council gave us some very specific direction as to what to do or not do, and you commented back that it was in our purview to widen that scope. Steve Piasecki: • Said the Council gave the direction; I think what will happen as a result of it, is if it goes beyond the Council's scope, then the Planning Commission could suggest that you think you should go beyond it and/or that this is really a General Plan concern, not necessarily Heart of the City concern, and as we are going to be amending the Plan for the housing element update which by necessity opens up the land use element; you could suggest to the Council that we go in and fix some element of the Plan that is disagreeable. Chair Miller: • Said he agreed; it is timely since they are doing the housing element as well, and what they do on the housing element and what they do here, are in some ways synergistic. • Said he would support a study session. Steve Piasecld: • Said that if it is the will of the Commission, he suggested they have a meeting on the 9u' of September and 23`d of September; holding a study session before the regular meeting, which would give staff an opportunity to send out notices to the affected property owners and get broader notice of this. Motion: Motion by Com. Kaneda, second by Vice Chair Giefer, to continue the apIIcation to the September 23, 2008 Planning Commission meeting, at which time a study session will be convened to receive public input on the Plan, Minute Order: Minute action of the Planning Commission advising the City Council of the Planning Commission holding a study session on the Heart of the City Plan and focusing on a number of issues in relation to the General Plan; consequently the document will not be forwarded to the City Council until either October or possibly later November. Vice Chair Giefer: • Suggested that Kelly Kline, Economic Development Manager, be included in the discussions. Amendment accepted by Com. Kaneda; second by Vice Chair Giefer. (Vote: S-O-O) 3. EXC-2008-14 Hillside Exception for a new two-story, 3304 square foot, (EA-2008-OS), single family residence on a slope greater than 30%, and TR-2008-OS Tree Removal request to remove and replace three Amy Cheng specimen size Oak trees. Planning Commission decision San Juan Rd. final unless appealed. Colin Jung, Senior Planner, presented the staff report: • He reviewed the application for a hillside exception to construct a new two-story, 3,304 square foot single family residence on a slope greater than 30%, and a tree removal request to remove and replace three specimen size Oak trees, as outlined in the staff report. 12 - 338 Cupertino Planning Commission 30 June 10, 2008 e applicant agreed to a five year duration for the second phase. -- • All Co sinners concurred with the 5 yeaz period. Motion: Motion by Com. by, second b Kaneda, to recommend approval of use permit U-2007-04, arc and site approval ASA-2007-06, EA-2007-06, EXC-2008-0'7, TM-2 - , - 8.-02 as amended tonight. (Vote: S-O-O) The application a forwarded to the City Council on June 17, 2 C tr Miller declared a recess. 3. Heart of the City Specific Plan amendments to achieve conformance with the General Plan Tentative City Council date: June Z7, 2008 Steve Piasecld:0 • Provided directions to the Planning Commission to receive the report, inform staff if the Commission agrees with the general direction they are taking so staff can go back and draft it based on the general direction. Piu Ghosh, Assistant Planner, presented the staff report: • Said that the Heart of the City Specific Plan update was approved with the 2008 City Council work program in February 2008. The updates ~u-e due to three reasons: 1) The policies of the General Plan aze in dire~~t conflict with the Specific Plan. 2) Vagueness and repetition of the same concepts making the document difficult to read. 3) Prescriptive requirements that try to fit one set of requirements for all types of pazcels. • She reviewed the recommended changes in the draft Heart of the City Specific Plan as outlined in the staff report and answered Commissioner's questions about the update. • Staff is seeking Planning Commission comments to incorporate them into the final document that the Planning Commission will recommend to the City Council in July 2008. Vice Chair Giefer: • Said it would be helpful for the next meeting for staff to bring examples of what did work, and worked well, vs. what did not. The last slide y~~u showed us.of the Travina; that one has never looked consistent with what I think of the Hc;art of the City streetscaping, and I think it is because it doesn't have a double row planted trees and the sidewa]k seems to be narrower. • I hear what you are saying with the side setbacks, I think that makes sense; but in practicality, and as we flush this out, obviously we need to think about getting onto the site and off the site, garbage pickup. We need to think about how that whole boulevard is going to work as well. Street furniture; I don't think bike racks are included in that; but I have seen some really nice bike racks and a lot more people are bicycling now. We need to think about how to incorporate more bike and ped traffic as part of this as well. Com. Brophy: • Nothing to add. Com. Kaneda: • Said he had conversations with staff about what they are trying to accomplish, but he still did not fully understand the three different areas; v~ha[ is different about what you are trying to do there; how far along you are; and how well it is working, and those types of issues. He ~ 2 - 339 Cupertino Planning Commission 31 June 10, 2008 reiterated that he did not have a good enough understanding of how all these pieces fit together. Com. Rose: ' • Said she appreciated Com. Kaneda's comment, and felt Vice Chair Giefer brought up some good points as well. Chair Miller: • Said his understanding was that they were focusing on inconsistencies between the General Plan and the Specific Plan, vagueness and repetition of some of the concepts, prescriptive requirements that try to generalize from one example to the many, and not really addressing conceptual issues at all here. It is a fairly prescriptive exercise. The only comment I would add is if you take out the requirement for the side setbacks, everybody is going to ask what is the requirement for the side setbacks. Perhaps there needs to be some language with respect to side setbacks there. • There is a setback requirement and they are going to have to get an exception or variance in order to change it, but perhaps there is some language that says we are amenable to exceptions for the following reasons and elaborate so that people understand. Put it in writing and try to clarify it, rather than not have it in writing and have everyone call asking questions. ' Steve Piaseclci: • Said it has been one of the most problematic areas and it doesn't seem to further the public objectives; there is no debate about having a front setback and no debate about how you treat the rear property lines adjoining residential. Offset buildings, set them back, screen them; but when we get into the side setback issues as staff indicated, if you get into less than 100 foot depth and you have two 20-foot setbacks, you have a 60 foot skinny building and you apply for an exception, and we have had a lot of resistance to the word "exception" let alone the concept of exception. We think that when it was put into the Plan, it was just as you suggested, that it was just a mechanism to allow you to focus on what is the right thing to do in this particular property; but it hasn't been the experience at all. My suggestion is if we put in some kind of language about setbacks, it needs to be respectful of the neighbors, it should provide for the utilitarian value of the property in terms of trash and garbage. Otherwise you may have zero side setbacks and that may be the most appropriate location on site. • Would rather look at it on a case-by-case basis, have some language about the consistency between buildings, and then just get rid of it entirely. It does not make sense to have a prescriptive requirement of any kind. Chair Miller: • Is there currently a prescriptive requirement or not? Steve Piasecki: • Yes, the people are informed about it, and then they ask for an exception. Chair Miller: • Said that an applicant he would look at everything and try to evaluate what he could do, what it will cost, and what is the revenue stream from it. I have to know what to expect with the side setbacks or else I cannot complete my analysis. If you don't put it in the text and I cannot get an idea from the text, I am going to call you. ~ 2 - sao Cupertino Planning Conunission 32 June 10, 2008 Steve Piasecki: - -- • That is what happens in other areas of town as well. North DeAnza Boulevard does not have a side setback requirement and it's a specific plan as well. I don't think that it should be; it is something you don't need to prescribe; it is something; we will sit down with the applicant and say let's analyze this in relationship to its neighbors; what makes good common sense. If you don't have it, then you are not required to do 20 feet or 10; you are going to do what is the right solution for that site. We do that in a lot of other areas; I don't see why we can't do it in this area as well. • Said he was willing to devote staff time because the end result is a better product. Com. Brophy: • I think he is saying also that he has no choice:; whether you had the prescriptive setbacks or not, staff still has to do it when you have these ~~dd shaped properties. Chair Miller: • Perhaps the task could be setbacks, talk about it just that way; setbacks are always an issue with tight lots; staff is willing to talk to you ~ibout the details about that; stating the reasons they have given flexibility to setbacks, and listing them. Steve Piaseclti: • Said he had no problem with that; this isn't a single family home where things aze fairly standardized, Com. Kaneda: • Is this an issue related to tight sites only, or if you have a generous site then can you get prescriptive about it. Steve Piasecki: • Yes, if you said sites greater than 200 feet have a requirement for 20 foot setbacks; we could figure it out. As an example, in theory if the Marketplace built up to the property years ago and United Furniture wanted to do the same; you might say this is the best solution we could have two side by side buildings, close together; we aze no[ wasting space. 7n this case, I don't see a major public objective in prescribing side: setbacks; I do in the front and I do in the rear. I am saying just take it out, let's not be prescriptive, let's have .some general language about relationships and buildings and good contextual design and let's work with that. Chair Miller opened the public hearing- Jennifer Griffin, Rancho Rincoiiada resident: • Referred to a narrow lot near her residence that was owned by Barry Swenson, next to the Roasted Coffee Beans, Subway, Affordable Dousing Units and an empty lot leased out to trucks. She said there is high density developn-~ent on the left of the lot, which has apartments, and the neighbors are sensitive about high density in the area. When the property is developed there will need to be adequate buffer side setbacks, back setbacks, and front setbacks. She said the consensus of the neighborhood is not to over-build on that lot. • She asked that they make sure that the public right of way along Stevens Creek Boulevard particularly in the eastern area, between Tantau and Finch, is left in tact as a greenbelt with double rows of Ash trees. • This area has the potential to have wonderfial public right of way and we want to make sure that there is little or no business encroachment into the public right of way. We had some 12 -341 Cupertino Planning Commission 33 June 10, 2008 instances with the previous Toll Brothers plans, where they were asking to put parking with the spaces, etc. into the public right of way. • I hope that as a General Plan all the way down Stevens Creek Boulevard that we will retain the public right of way for people to have sidewalks and double rows of Ash trees at the eastern end of town. • I hope there will be every effort made to make sure that we do have our greenbelts along Stevens Creek Boulevard all the way to the eastern end- I am not a big fan of onsite parking on Stevens Creek Boulevard at the eastern end of town- Chair Miller closed the public hearing. OLD BUSINESS: None NEW BUSINESS- 4_ Discuss the Planning Commission's s^^m**~er meeting schedule_ • Discussion was tabled to the next meeting. REPORT OF THE PLANNING COMMISSION: Environmental Review Committee: No meeting. Housing Conunission: • Steve Piasecki will look into the possibility of having a joint meeting in July to discuss the housing element. Mayor's Monthly Meeting With Commissioners: No meeting. Economic Development Committee Meeting: No meeting. Report of'the Director of Community Development: No additional report. Misc- • Com. Rose suggested that noticing of projects be expanded to include the entire city, so that all residents would be informed of the projects and the public hearings. Steve Piasecki explained Cupertino already notices residents home owners outside of the mandated parameters. Suggestions for changes can. be forwarded to the City Council for their consideration. He noted that the cost for expanded noticing is absorbed by the applicant. ADJOURNMENT: The meeting was adjourned to the next regular Planning Commission meeting at 6:45 p.m. on June 24, 2008. Respectfully Submitted: /s/Elizabeth Ellis Elizabeth Ellis, Recording Secretary Approved as presented: June 24, 2008 12 -342 October 21, 2008 Cupertino City Council FXh ibit F The property owners of this residential development agree to gnmt to the City right of way dedication, together with the right to amstruct, operate, repair and m ' fain public utilities and improvements, over a portion of the property. 9. crept mwicipal improvements, Cuperlirw Greenleaf LLC, California Limited L~ 'lity Company, Greenleaf Court, APN 926-33-017. The applt t has completed City-specified improve nts in the City right-of--way, including side k, driveway, easement, at~d curb gutter work as required by the improvement agre ant with the City. 10. Adopt a resolution amen ' the City of C rtino's contract with a1C PERS to continue allowing pre-tax payroll dedu ions fors •n;e credit purchases, Resolution No. 08-139. ITEMS REMOVED FROM THE CON~IT CALENDAR (above) 11. Consider adopting a resolu ' to retroactR apply the reduced photovoltaic systems (solaz) fee for quasi-publi uildings to April 1, 7, Resolution OS-140. Administrative S ces Director Carol Atwood said at the churches were charged • incorrectly at a rdential rate and the City vas back-billin em for the error. The solaz fee was redo by Cowcil at its last meeting and now the ch es need to be billed an addition owt over what was initially charged, W g/Wong moved and seconded to adopt the resolution applyi the reduced otovoltaic solar fee to the two specific gwui-public applications that have a ady been approved. The motion carried unanimously. PUBLIC HEARINGS 12. Consider the Heart of the City Specific plan amendments to achieve conformance with the General Plan, Application No. SPA-7:OOg-Ol, Heart of the City, Stevens Creek Boulevard between Highway 85 and the Eascem City limit. Written communications included the folloHing: • Email from Dan Marshall datod Oct. 17 encouraging mixed-use in the Heart of the City plan • Updated chart from staff showhiE; red-line changes to the plan Mayor Sandoval poled that Council would only take public testimony this evening on the introduction to the Heart of the City Specific plan. At 8:10 p.m. Mayor Sandoval opened the public hearing. 12 -343 October 21, 2008 Cupertino City Council Page 4 Barry Chang cautioned Council that this was the last chance to make the Heart of the City plan work and encouraged them to not narrow Stevens Creek Blvd: Tom Hugunin said that he attended the Heart of the City study session and he thought the goal was to make it match the General Plan. He said that the Heart of the City draft has exceeded the scope of what the Council asked for. He encouraged Council to make minor modifications to make the plan work. Jennifer Griffin said that the Heart of the City is very complex and encouraged Council to make good decisions for a viable wrridor in the future, one that has lots of retail, allows residents to get from one end of town to the other unimpeded, and has nice trees and scenery along the route. She asked Council to keep the 35-foot public right of way, the double row of ash trees, and not to eliminate the side yard setbacks along Stevens Creek Blvd. Keith Murphy said that the public doesn't get a chance to look at items handed out to Council at the last minute, especially red-line items. He encouraged more community outreach as was done for the South Vallco Master plan. Darrel Lum said that the Heart of the City plan requirements should be followed regardless of developer excuses asking Council to waive those requirements. He said that the City is trying to lower the standards so that there are no exceptions resulting in sub- standard development. He noted that there is nothing wrong with exceptions coming before the Planning Commission or City Council because then the developer can azgue the merits of needing that exception. He said he would rather have descriptive language in the Heart of the City plan so that both sides know what rules need to be followed. Ned Britt showed a picture of the De Anza College parking garage which is 46 feet high. He said that he was not happy with the possibility of coming Stevens Creek Blvd. into an area with high buildings close to the street. Council comments included: the goal is to align the Heart of the City Specific plan to be consistent with the General Plan; it's important to bring exceptions to the City Council regarding height, setback, and uses of property; they were not in favor of lowering the standard so that projects are approved too easily; Stevens Creek Blvd. should not be narrowed (or even the possibility studied) and that decision was already made by Council; further discussions need City-wide notification; what is not specific in the General Plan should be more specific in the Heart of the City plan; define a downtown that would include walkability and retail with a clear definition of what can be developed where; consolidate all the handouts and show the changes; like to see staff insight and not concerned about the scope; staff should be proactive in talking to different groups like the Chamber of Commerce Action Committee for their input; the draft plan should be put on the website; redline version is good but make it clearer and easier to read with a tightening up of the language; the Heart of the City is more of a designated area so it would be acceptable to have one main General Plan documei-t, and then anything specific i z - saa October 21, 2008 Cupertino City Council Page 5 to the Heart of the City area would be put in the Heart of the City document; keep the Heart of the City document simple. Council directed staff to bring this item back on Dec. 2 with City-wide noticing. Staff will provide ablue-line Heart of the City Specific Plan document (showing any changes) based on the previous document, with General Plan tie-ins and talking points from the community and Planning Commission. Staff' will also bring back a sample Heart of the City Specific Plan document that will show anything not covered in the General Plan, with an appendix that includes applicable policies from the General Plan that refer to the Heart of the City Specific Plan document. Council recessed from 9:15 p.m. to 9:20 p.m. l3. C~bi~sider a Municipal Code Amendment to the Sin le Famil Rl Ord' ance (section 19.2060) regarding the allowed ratio of thr second floor buildine a~Tcompared to the The revis ordinance will consider adjusting the allowed do to facilitate greater architectural ersiry, but will not consider increasing or ecreasing the total allowed building area on Rl lot or changing the required sewn ory setbacks. The ordinance amen ent will also include min language clarifications relating to gardening activities and llaneous wording ges to improve the readability of the document, Application No. CA-2008-03, Ci of Cupertino, Citywide. Written communications includ a fol wing: Staff handout of red-line c to Municipal Code Chapter 19.28 • Hard copy of-staff Power Po' t entation City Planner Gary Chao and A cstant Plann~ Leslie Gross reviewed the staff report. At 9:42 p.m. Mayor Sand al opened the Public azing. 7ennifer Griffin sai he was confused as 'to how the tanning Commission voted and what staff wants. a said that "monster" homes have n built in her neighborhood fiom day one. en the Rl zone was estat>lished, it took monster homes away, and now the thr is back. She is afraid the homes will becom big, square boxes. She showed pi es of homes in Manteca showing lazge second sto ' s. She said that she likes the adding cake style houses. Sus Chen said that she likes to see more variety of housing styles in Cu 'no and not the same, such as a wedding cake style. She noted that Cupertino has man mall Lots and with the current ratio people can't put ttuee bedrooms on a second story. Inst d, they have to enlazge the first floor as much as possible which reduces the space on dy small lots. 12-345 -*~' ~ Z 2-10 Land Use/Community Character ~/~'~ m I m L~ I ~` J ~ - - - I r---!`~J Figure 2-B. Housing Reallocation. THE CUPERTINO GENERAL PLAnI Y/9a cc./~z-z-og ~ iz ~1r"' C V,EE RT1NOi-N \, - South Vallco SpecialCenter GoHSroetls Area Commerolah g'' Heart of The City \ ~, 'C NSiCNF EF 9LVD _ __ _. _. I ~~~ _. _ _ _. _. '.4 ~ ,, a ~~ - F1eert aT tt~e City Lsntl Use Mep ~ ~. ~ Q Hewn U tM GY SOetJlic ~_ catca0onal M„CL ELl YN RA ' RiM1 NBi BOYIIEaIy Gy BWIWiry L' NYONfOfiVO'J 1 ,•._ .. . _.-- ~ Snlyec( o~OY to HeM of CAnmeeclal Ga2eb -0[~ M0 tatty ~s~ GuRlellnes R61tl0neY Or ~q i~~ t Clty CSntef.Arca Ree~Oenlia~OemM rs25 DWx nax. a e a~ v° ~C~ 1 ~.,~ ~.~