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36. Heart of the City review .~ City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 (408) 777-3308 Fax: (408) 777-3333 CUPERTINO Community Development Department -.,. Summary Agenda Item No. 3..k Agenda Date: December 18. 2007 APPLICATION SUMMARY: Report on Heart of the City Specific Plan Update RECOMMENDATION: Staff recommends that the City Council. direct staff to draft amendments to the Heart of the City Specific Plan and schedule. a public hearing before the Planning Commission when the draft is complete. BACKGROUND: The 2007 Work Program approved by Planning Commission and Qty Council includes a comprehensive update of the Heart of the City Specific Plan. The update is needed because the policies related to the Heart of the City adopted in November 2005 as part of the comprehensive General Plan review are in conflict with the Specific Plan (see Exhibit A for General Plan policies). The Heart of the City Specific Plan was adopted on October 2, 1995. The plan area extends down Stevens Creek Blvd between Highway 85 to the west and the city limits to the east (see attached map Exhibit B). The Heart of the City Specific Plan: · Establishes three major activity areas. . Describes a Streetscape Design that includes plans for curbside frontage renovations and upgrades for the three areas, each with a different planting theme. . Provides Development Standards and Design Guidelines for the major land uses: commercial (office and retail), residential and mixed-use. The Development Standards are prescriptive, while the Design Guidelines are used to shape the architecture and form of the buildings. . Includes Infrastructure and Implementation Plans, as required by State law. 36 - 1 .> Application: Heart of the City Specific Plan Amendments Page 2 DISCUSSION: The purpose of this report is to describe the general scope of the Heart of the City amendments. Conformance with General Plan Land Uses: Some of the land uses specified in the General Plan conflict with the Heart of the City Specific Plan, and need to be corrected. For example, the General Plan policies allow residential uses as long as they "provide an incentive to develop retail use," whereas the Heart of the City Specific Plan allows residential uses irrespective of retail use. Other examples are that the boul1~aries, as well as the three separate areas described in the General Plan's "Heart of the City Special Center," do not correspond to the boundaries in the Heart of the City Specific Plan, nor does the allowed residential density match. Conformance with Design Elements: The 2005 General Plan requires the preparation of a streetscape plan for the Crossroads area. This area is envisioned to be a unique pedestrian-oriented shopping district, with guidelines to foster pedestrian activity and create a sense of place. Staff is preparing the Crossroads Streetscape Plan for the Council's review. The Heart of the City Specific Plan will be amended to reflect the Crossroads Streetscape Plan, which was not contemplated when the Heart of the City Plan was adopted in 1995. . Another amendment will be to amend the Heart of the City height limit of 45 feet to match the General Plan height limit of 36 feet. Design Regulations: This will also be an opportunity to review some of the fundamental development regulations within the Specific Plan. The Heart of the City Specific Plan design regulations are very detailed. Since the parcels along Stevens Creek are not uniform in size, it can be onerous for property owners to build without some flexibility, unless they apply for an exception. This can be an arduous task, especially with regard to side setbacks. Staff feels that new guidelines should be considered for narrow lots with regard to side setbacks and related development regulations. Another example is that standards for separation of commercial development from residential units need to be modified. Currently, the setback at the rear for separation from residential development is one and a half times the height of the building with a 20-foot minimum. The intent of these setback rules is not clear. In most mixed use developments today the uses are integrated together rather than being set apart. Similar to the situation in the first paragraph, staff feels that this setback regulation should also be modified to provide flexibility on these properties. .c Conflicts with Other Ordinances: The uses allowed in the Heart of the City are very specific and do not relate to the uses allowed in the General Commercial (CG) Ordinance. Staff feels that simplifying the language in the Specific Plan will provide better direction and flexibility to property owners. Additionally, there are conflicts between the Sign Ordinance and the Heart of 36 - 2 .v- Application: Heart of the City Specific Plan Amendments Page 3 the City Specific Plan. The Sign Ordinance allows for 1 sq. ft. of sign area for every linear foot of leased frontage while the Heart of the City allows for 1.5 square feet of sign area for every linear foot of leased frontage. Unclear and Outdated Information: There are some references in the Specific Plan that are not clearly defined. Examples include references to "high quality boulevard residential character" and H orchard arrangement" of trees. There is also reference to illustrations that are missing, such as a reference on Page 47 to an illustration with regard to orchard parking. Updates also need to be made to the Transportation section with regard to updating the widths of sidewalks and bicycle lanes. Additional updates ate needed within the Appendix of the document, such as the illustration of the 4-Seasons Orchard for what is now City Center Park. In general, staff feels that the Heart of the City Specific Plan needs to modified for easier public understanding and use and to clearly identify the public objectives. Next Steps: . Staff will meet with key property oWners/representatives and then prepare draft amendments. The draft amendments will be presented to the Planning Commission, who will forward their recommendations to the City Council. The estimated month for the Planning Commission hearing is Marchi Apri12008. Enclosures: Exhibit A: General Plan Policies 2-27 to 2-29 Exhibit B: Map of Heart of the Oty Specific Plan Area Heart of the Oty Specific Plan Prepared by: Piu Ghosh, Assistant Planner Sub. Approved by: .UJL Steve PIasecki Director, Community Development David W. Knapp City Manager G:\Plllnning\PDREPORT\CC\2007\HOC Upd4te Study Sessionlciddy.doc 36 - 3 t 2~22 LAND USE/CoMMUNITY DESIGN Exhibit A SEE 2-DA-97. I-GPA-93. 6-U-97.4-™-97 AND S-Z-97 SEE CHAPTER 19.28.040 OF THE CUPERTINO MUNICIPAL CODE AND THE EICHI.ER DESIGN GUIDE- LINES FOR THE FAIRGROVE NEIGHBORHOOD. 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 style. In col, laboration with the .. Fairgrove neighborhood, the R1,e - Single Family Eichler zoning was 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 style while remodeling their homes. ~ Policy 2-26: Fairgrove Preserve the unique character of the Eichler homes in the Fairgrove neigh, borhood. Development Intensity: Require all new construction to conform to the R1e zoning (Eichler Development Regulations) Residential (DU) 2000 Built Buildollt 220 220 Design Guidelines. Encourage residents to incorporate the design guidelines illustrated in the Eichler Design Guidelines prepared for the Fairgro\'e neighborhood. . Other Areas The remaining neighborhoods are areas that are not planned as unique neighborhoods CITY OF CUPERTINO GENERAL PLAN at this time and are not mixed,use zoning areas. Development intensity is determined by existing zoning and land use designations. Residential (DU) 2000 Built Buildout 17,376 17,776 COMMERCIAL CENTERS Commercial areas in the City offer a variety of goods and services directly to resi~ dents in the neighborhoods or the larger region. Valleo Park and the Crossroads Area are the primary, concentrated commercial areas. General Plan allocations for other com~ mercial areas are for local,serving 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 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 development allocation should be devoted to enhancing activity in the major activity centers.. Mixed commercial and residential development may be allowed if the residential units provide an incentive to develop retail use, if the development is well designed, financially beneficial to 36 -4 CoMMUNITY DEVELOPMENT 2~23 .. "'-""'9 ~ Cupertino, provides community ameni.ties 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 Intensity: Below 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 Buildout Office (sq. ft.) 2000 Built Buildout Hotel (rooms) 2000 Built Buildout2000 Residential (DU) 2000 Built Buildout 1,182,456 1.476,115 510,531 521,987 238 570 Design Elements: The Heart of the City Specific Pla~ shall provide design standards and guidelines for this area. They promote a cohesive, landscaped streetscape that links the major activity centers. 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- tribution and height limits for each sub- area of the Stevens Creek. Planning Area. 2. Traffic Calming. Evaluate options on Stevens Creek Boulevard to improve the pedestrian environment by proac- tive1y managing speed limits, their manual and automated enforcement. and traffic signal synchrony. Crossroads Area ~ ,Policy 2-28: Crossroads Area Create an active, pedestrian-oriented shopping district along Stevens Creek Boulevard, between De Anza Boulevard and Stelling Road. Development Activities: Development along Stevens Creek Boulevard shall have retail uses with storefronts on. the ground level. Commercial office uses may be allowed on the second level. Limited resi- dential uses are allowed. CITY OF CUPERTINO GENERAL PLAN 1 36 - 5 2~24 LAND USE/CoMMUNITY DESIGN Development Intensity: Development intensity shall be deternlined in conjunction with specific development review. Residential buildout: Up to 25 units per acre. Design Elements: Primary ground-floor entrances shall face the street. The streetscape shall consist o.l wide pedestrian sidewalks with inviting street furniture, street trees, pedestrian-scaled lights with banners, small plazas, art/water features, pedestrian crosswalks with special paving, and other ele, ments identified. in the Crossroads Area Streetscape Plan. Designs should include entry features at the Stelling Road/Stevens Creek Boulevard and De Anza/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 Anza Boulevard intersection to mark the center of the city. Building Heights: Maximum of 45 feet. Strategies: 1. Crossroads Area Streetscape Plan. Prepare a specific plan for Stevens Creek Boulevard between De Anza Boulevard and Stelling Road, with the objective of creating a unique streetsi::ape and shop- ping district. The Crossroads area pres' ents a unique pedestrian,oriented activi, ty center, which will be a positive and memorable gathering place for Cupertino citizens and visitors. The plan shall include the following elements: · A land use plan specifying the type, intensity and arrangement of land uses to promote pedestrian and busi- ness activity. CITY OF CUPERTINO GENERAL PLAN · 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, with overall parking standards reduced to reflect shared parkingParking areas may be located below,grade, in above- grade structures or behind the buildings. Above grade structures shall not be located along street frontages and shall be lined with active uses on the ground floor. 3. Commercial,office Uses. Allow com, merdal,office uses above ground level retail to be drawn from the commercial allocation for the area. Stevens Creek Boulevard .. Policy 2-29: Stevens Creek Boulevard. Retain and enhance Stevens Creek Boulevard as a mixed commercial, office and residential corridor connect, ing De Anza College, Crossroads, City Center and Valko Fashion Mall. This corridor extends from Highway 85 to the eastern city limits and is split into three segments: 'West," "Central" and "East." The Crossroads Planning Area is between the Western and Central sections of the Stevens Creek. Boulevard Planning Area. Development Activities: The Stevens Creek Planning area includes the "Heart of the City" development standards and guide, lines. Residential or office developments shall be considered in mid-block parcels. Parcels on or near intersections shall have a 36 - 6 CoMMUNITY DEVELOPMENT 2~25 neighborhood commercial component. Project-specific development al1oca~ions will be determined on a case-by~case basis. 1. West Stevens Creek Boulevard (from Highway 85 to Anton Way): This area includes the Oaks Shopping Center and the De Anza Community College campus. New development in this area should incorporate mixed commercial/residential uses. 2. Central Stevens Creek Boulevard (from De Anza 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. 3. 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 allowed. Development Intensity: Development intensity shall be determined in conjunction with specific development review. Mixed commercial and residential development may be allowed if the residential units pro- vide an incentive to develop retail use, if the development is well designed, financially beneficial to Cupertino, provides communi- tyamenities 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. Vallco Park South ~ Policy 2-30: Va/lco Park South Retain and enhance Valleo Park South as a large-scale commer- cial area that is a regional commercial (including hotel), office and entertainment center with supporting residential development. Strategies 1. Master Plan. Prepare a Master Plan for this area to ensure continuity of mass, scale, connectivity and adequacy of infrastructure and services, including schools. 2. Valko Parkway. Continue the Valko Parkway streetscape, which was approved as part of the Valko Rosebowl mixed-use development, along the entire Parkway. Development Activities:. A regional shopping mall and office and industrial buildings are the main features of this area. Hotels are also allowed in the Valko 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 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 h~s 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 CITY OF CUPERTINO GENER.....L PLAN 36 -7 /~'"~ .. - 'f I' ,I ~ = - :s := ~ .41,--' I ' I I I , I I I ::In, I i~ if; ~1. E .~ ,_L ~ii n ~ d , J "Ii %~8~ ~ .. 03 ! ~ ~ r- ('. ~ a -.- l:: ~ ~ d~n E~ ~ j,- E ~ . ~- ~" ~ ~ 5 ~." ~ ::- g .!!> "0: fj,.",_,~Dn;l.c . ~" ",;:;; J~~H~~a~gH~1 ~ J ,01 Sl:5t;'~BB2Hn~2l~ ~L ~"~Aii~;!;3~Er~O']~" ,o} ~l~ iI~no~<]-~~~~~~~i]E 0-: ".~.'i3"~'~ii~]~-."';l~o-UO" 0 :x:u:o~ 06....30"0 .....~?!.:':r.,?"'C t'! 'r!1 ~I~D~.H B ~ H ~ ~ d ~ ~ d ~ t :g , ,~ DDDDDIWIDDdllgjIOD: 1 ~ "' >,OJ ~ .... .~ < U t:: OJ "' ~ -:S E:: t,;;........ u J~S '& ~ ~ G~ ~ .....' II avo~~jl'OM JIlN3^V.l'lNV-IH I I . ..3nN,^vrVJlI~ :' ~ I ~ I ~ I III I ! I, ~ ~ D ~ ~ ~ L!_ L:...- i ~ I I: -- _J J i ~ j _J. j ()}IV ^,I"mori VZNV "(I : I j~ r 1..- ~ ~ J .~ 3 . Q f; !if / i! ~ " p ~ ~ ~ ~ e ~ ~ U1 nV011~)NI1l;]1.$ . I' I [f~~L] '. ! I -- . I I, .'1 II J I - ,.1 CITY OF CUPERTINO ~~r-:--.;; Heart of the City Specific Plan ~ . .. , ,",,' . *"i; .',::}F.~~(;::) ,::"..,. . ~",' .: .I'~' . ~.. '. ...! .. -.' l,." ~..,:~; ~ t ,It..' ..r', .' : i' :, ~:. ~. 1 : <. ". . . ~" " . . ......... :.~.:... .I".~ '..' :".~..' ;.'. "\,:.: . _ :. :~l, ~..' >.: -:...... . ~r; : : '~~".. ;. ',\ . ., '.\ -.! ~ ;:;~. :;,j~..~ .......~;: \ .f. \'" .. . .~~:~,.~--. . : ,'-" ,. '_.' ..,t, '. ~ ,"'-'~ .:< ,:. .. '..,: 1 '.~' .~. . ;:' . :/~~/~~';.;~/":,.' ( ,.. , ....:.' !: ....,: ." ~ ;' -' f "('. '. .. .,:~:)>~~" '"S' :,'~ :' ~ . /~: :'.,"':~:+,~:: ., . ~:; ~.: '.. ~,~'.: (". < ~ ....:: :~;i;~.~..~.::_:: ..::". ~.' . .~,; '0\. ~ :~, ,';-::' ;':,' 1 (.. ',,\," '.' .' ~I " ...., r.. .... :,,--~ t.... " ., . I, . ". ". ",1' :~>;~- :.<:.~ I..:"~, ...~::..... ...~.:. ""'/j;":, :.......: \. "" .:.. .. :~..:,.,: ' Enact~d by the City Council October 2/ 1995 :~, . 1( .~ ""'''~ ' ,': I ;1,:1 .""..,l '. '. ~" .:'" ." I" ....: ~ '/~~~~'?:~'~~::';~:' :.:.:: , .. -':.-' ~: 1 'I!: '1,'0 . . ;\":;:.:;:~' :-\~.:'J' " . .." :>,::>\';;. ~'.:.~.;::. ,.'? ~" .':- ;.:.~ ':', . .:. ."' #.7;.:~\..~!' ~ ;' ... ...~; ., . -"... -r.' '..". ; \.'--.: ! ," :.. ; -:! . ...: t .' ~-."" )...;;" r . ".' ~ ! ~:.: ':::" ..::', . ~" . .. '.';\ .~ .:~ . ...! 36 - 9 .' HEART OF THE CITY ~~~ ~ Table of Contents Introduction .... ................................ ................. ................. 5 Policy Frarnework ........................................................... 6 Land Use Map and Special Areas ................................ 8 Streetscape Design ........................................................ 10 Developrnent Standards and Design Guidelines ........ ..... ........ ......... .... ....... ......... ............ ..... .... 21 Development Standards .............................................. 23 Single-Farnily Residential Development Standards ............. ............................... ............. ............... 31 Exception Process for Development Standards ..... 32 Design Guidelines ................................:........................ 33 Infrastructure Plan ........................................................ 48 Implementation ........ ...... ..... .......... .................... ....... ..... 49 Appendix A.................................................................... 50 36 - 10 1/99 The City of Cupertino .> ~ HEART OF THE CITY c::...--Y'.~~ City of Cupertino 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 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, Administrative 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 Freedrnan Tung Bottornley, Streetscape & 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 comer of the changed page. Types of changes rnay include page-numbering, minor typographical or cosrnetic 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 Description , Number March 3, 1997 CC 1753 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 & 00-193 Map: City Center Area changes . The City of Cupertino 36 - 11 9/00 .- u HEART OF THE CITY ~~~ List of Diagram.s 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 Cornmercial Retail Development ............................. 34 Cornmercial Office Development ............................. 39 Multi-Unit Residential Developrnent ...................... 42 Residential/Retail Mixed Use Development .........44 4-Seasons Orchard ....................................................... 53 Design Elernents ........................................................... 54 The City of Cupertino 36 -12 1/99 ., HEART OF THE CITY ~~~ L! 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 pur- pose of the specific plan is to guide the future devel- opment and redevelopment of the ::1:552 acre Stevens Creek Boulevard Corridor in a manner that creates a greater sense of place and cornmunity identity in Cupertino. The overall goal is to develop a Heart of the City, a pedestrian-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 developrnent 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 developrnent; and 3) committing public investment and establishing ad- ditional financing to fund public improvernents that will enhance comrnunity identity and unity along Stevens Creek Boulevard. The Plan does not intend to force the relocation of bus i- nesses; such defisions will be dictated by personal rea- sons or market conditions, rather, the land use regulations and design guidelines are in place to guide future developrnent and renovation of existing busi- nesses. As such private development will probably oc- cur incrementally, but directed toward a cornmon vision. Specific Plan Area Description The Heart of the City specific planning area encom- passes the properties fronting on or near the Stevens Creek Boulevard Corridor, an east/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 minirnurn 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 rnajor 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 para- graphs. The City of Cupertino 36 - 13 Introduction ~ -'. H EAR T 0 F THE C IT Y ....---.,-.... ~ ~ Policy Fralllework 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 Use/Economic ~AL 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 & Government uses Vallco Fashion Park & 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 City should be devoted to enhancing activity in the rnajor activity centers. 3. 141,000 square feet of office developrnent: 91,000 square feet frorn the "Town Center & 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. 369-01-035. 4. Mixed comrnercial and residential development may be allowed in the activity centers when the distribution of residential and commercial uses en- hances pedestrian activity. The maxirnurn density is 35 dwellings per gross acre. 5. Land uses between the activity centers should help focus and support activity in the centers. Prirnary land uses should be office and residential uses. 6. 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 redeveloprnent. 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. Boatworks/Eastem City Limits Area "Mercedes" l!sed Car Lot Area surrounding Wherehouse Records (Bianchi Way) Woodworks Site Davidson Chevrolet Site Policy Framework The City of Cupertino 36 - 14 4/97 .> 1---2 HEART OF THE CITY ~ ~r-:--......;. 7. Plan fo! 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 developrnent. · Through economic developrnent 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 ernploying specific, well-designed buffers for adjacent residences. 9. Generally, the expenditure of public funds to acquire and develop typical neighborhood parks is not en- dorsed; however, passive rest areas 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 L1 and L2 should be considered for public expenditures as well as Creekside Park and linkages. Circulation/Parking ~AL Facilitate efficient and safe movement of people and vehicles within the specific planning area. Maintain or improve trans- portation level of service (LOS) "0" except at Stevens Creek and De Anza Boulevards where LOSE+ is allowable to further a unique community gathering place. Policies: 1. 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- 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 a!=tivity centers. · Barriers to pedestrian access should not be cre- ated between adjoining retail commercial properties. · Encourage active, outdoor-oriented cornrner- 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. 2. Irnprove 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- tualland use demand. Strategy: Establish revised parking standards for mixed used developments that include residential uses. Urban Design/Streetscape: ~AL 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- The City of Cupertino 36 - 15 Policy Framework ~ HEART OF THE CITY ~~~ rnent standards and design guidelines that will promote the future image of Stevens Creek Bou- levard as the Heart of the City. Strategies: . Implernent a streetscape program which will create a distinct, but cohesive, high quality im- age for Stevens Creek Boulevard. · Require cornpliance with the Heart of the City design guidelines for new developrnent or re- development of existing buildings. Emphasize urban design as a major consideration of the design review and approval process. · Promote Boulevard landscaping that cornple- ments the planned land uses and activities along the Boulevard. · Enhance and promote the creation of public space throughout the Heart of the City throug,h the use of building siting and design, public art, landscaping and street furniture. · Design entry points and landmarks which pro- vide a sense 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 (8-35 dwellings per gross acre) - This is aresi- dentialland use overlay to another "base" land use des- Land Use Map and Special Areas ignation. Properties with such a land use overlay are strongly 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- ments of land uses that support the polices and de- sign guidelines of the specific plan. D 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 rnay be allowed as an The City of Cupertino 3l;i - 16 :. L! HEART OF THE CITY ~~~ ancillary use and should enhance pedestrian activity, particularly in the Activity Centers. rpfl Public Facilities - This category applies to ~ property used or planned to be used by a gov- ernment entity for a public purpose. This may include parks, schools, fire stations, etc. ~ Activity Center - defines a geographic area '-...-J within the planning boundary where more in- tensive development rnay be allowed in order to in- crease human activity and promote pedestrian activity. Special Areas - are areas within the specific planning boundaries that are, because of unique circumstances, not subject to all of the standards and guidelines de- scribed in the specific plan. These areas are as followed: 17'77.::1 South De Anza Boulevard Special Area ~ All properties with frontage exclusively on S. De Anza Boulevard and Town Center development are not required to install Heart of the City streetscape fea- tures, however, they are required to conform to the ar- chitectural and site design guidelines of the Specific Plan. Heart of the City Specific Plan Land Use Map De Anza/Oaks ~ Activity Center 0 II: Cl m Z .s 3 ~ ~ w 0 D Heart of the City Specific Plan Area Boundary ~ Residential (See ~ General Plan Density Range) _ Med/High Density Residential Overlay, 8-35 DUlAC r-:;-l Triangle Property, ~ Residential 5-10 DUlAC I777l South De Anza [LLL.J Boulevard Special Area 9/00 D Commercial and Office r-pfl Public ~ Facilities o Hotel ~ Activity ~ Center => ~ z ~ City Center Area Detail Permanent Park Apartment with Ancillary Permitted Land Use with Public Use Retail Commercial Is Limited to Parking - - STEVENS CREEK- BLVD. Hotel Office, Retail and/or Residential ~~ 12 1 : Ii ~~- u: II ~__:::.J, Ii : ",: : ./' HI', I I / ~ D' 31 I , I I ","'''' I______~ I.:..._"'~ r----'II o~~ I I ~ I I : : T I I I I w c The following development regulations shall apply to assessor parcel numbers 369-01-001, 369-01-029 and 369-01-037: Building Setbacks Building setbacks shall be consistent with the Stevens Creek Boulevard Specific Plan standards. Maximum Building Heights APN 369-01-001: 30 feet. APN-369-o1.037: 40 feet. The hotel (File 5-U-00) and apartment (File 6.U-OO) are allowed the height, setbacks, and density as described in the approvals. The City of Cupertino 36 - 17 Land Use Map and Special Areas ~ :. HEART OF THE CITY ~~r-r---::J 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 prornotes a "green" city, acknowledges Cupertino's agricultural past, and has linking the street's major activity cep- ters with a continuous landscaped parkway as a prin- cipal objective. 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 Developrnent 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 improvement 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- Streetscape Design fine the improvements needed to fulfill the City's vi- sion for the Stevens Creek Boulevard corridor. It al- lows 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 The Streetscape Element has four underlying principles: 1) Unify the Visual Appearance of the Street with Or- chard/Grove Street Trees Plantings, a Consistent Palette of Furnishings, and Civic .Landmarks. 2) Irnprove the Pedestrian Environment Along the Street Frontage with Passive Rest Areas, Planting Strips and Buffering Trees and Shrubs. 3) Allow for Flexibility in the Design of Streetscape Irnprovements to Address Access and Visibility Needs of Adjacent Commercial Development. 4) Accommodate Options for Irnplementing Streetscape Improvements: e.g. City Construction, Renovations of Existing Developrnent, Standards for New Development. Design Concept Three streetscape subareas are defined for the corri- dor: West Gateway, Town Center, and East Gateway. These subareas parallel the three land use subareas es- tablished in the General Plan; i.e., De Anza College, Town Center, and Valleo Shopping Center. See the Concept Plan on the following page. A continuous curbside planting strip and a continuous row 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- The City of Cupertino 36 - 18 .' L!! Streetscape Concept ~~ Principles: Q...,P g / ,I West Gate;h Grove "'\ ,r"" "'....r""' ~...- ,. '/ . \< S~JI-'.'~' ~ . -'f--;-"-"'--";-h"'- III (IMAI r I ., i IOIlOMlIY ~ ............. · Informal Arrangement of Nil'ge Shade Trees, Grass, and Frontage and in Median. ~e and in Median. · Consider Removing Curbs crketplace Center, Wolfe Crushed Granite Surface. · Focuses Character of De An: Center. 36 - 19 !!J .' HEART OF THE CITY c::...--r-'\~~ ences in the character of development in the subareas and/ or the predominant types of existing trees and frontage conditions. Streetscape Design policies for each of the subareas are described below: West Gateway - The West Gateway subarea extends from Route 85 to Stelling Road. The planting theme is an "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 Deo- dar cedars 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 Pear (Pyrus 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 terminate 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 need 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 therne is an "Ash Grove." It fea- tures a relatively 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 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. Commercial retail frontages should be planted with a single row of curbside trees to maintain commercial visibility. When these retail tree rows terminate near driveways and street corners, a short 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. One Landmark is recommended for each of the three subareas. Conceptual designs are described under Appendix A. Frontage Renovation Conditions A curbside planting strip 10 feet in width and a side- walk a minimum 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 behind the walk to accommodate a second row of trees. Con- ditions along the street vary, however, and implernent- ing the Design Concept in a uniform way will be difficult, at least for the near 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- rnent the Design Concept. Conditions are described be- low, from least to most constrained. 1) 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- quirernents for frontage landscaping that have been in place for the past twelve years and as such charac- terizes rnost of the new development along the street. Existing trees in these areas, however, rarely 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. Over the long term when redevelopment of proper- ties occurs, the wide landscape easement with plant- ing 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 Streetscllpe Design The City of Cupertino 36 - 20 ..' HEART OF THE CITY ~~~ LE Frontage Renovation Conditions 110Ft. A 10Ft'rl .' . ',:1 , >1 " . '.:1... Existing -I .. . :1 . . ' , : I. ' . :'{ '. ~.. ..J. "\ . :J' ' ~ ::\ '. "\ ...;\>.) ': I,' , 1--1--11- 5 Ft. 5 Ft. :l: Wide Landscape Easement with Planting Strip: · Jnfill Existing with New Trees to Create Consistent Spacing and Species. · Typical: Majority of Frontages Within Town Center Area. 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. The City of Cupertino 36 - 21 Streetscape Design ~ HEART OF THE CITY ~~~ Frontage Renovation Conditions (Continlled) 6 FI. Varies r-----J ' ~ ~ ~ ~ .'. I. .1..1 r .1 10 Ft. 6 Ft. Varies 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. Streetscape Design I' 10 FI. 'I. I----J--I SFI. SFt. No 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. The City of Cupertino , 36 - 22 HEART OF THE CITY ~~~ I--.!! 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 frorn the first row; see illustration. 3) Wide Curbside Walk without 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 dernand 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 without Landscape Easement - As illus- trated, a rnonolithic curb, gutter and sidewalk exists with a relatively narrow planting area between the sidewalk and adjacent buildings and lor parking ar- eas. There is no landscape easernent adjacent to the right-of-way, and there is only 10 feet within the right- of-way. To irnplement the Streetscape Concept under these conditions the location of the walk and plantU}g 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, andlor 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 recornmendations for these materials are listed in Appendix A which includes illustrations, product in- forrnation and construction costs. Civic Landmarks Civic Landmarks are recommended to highlight each of the three streetscape and land use subareas. Con- ceptuallandrnarks or designs are described below and illustrated on the following pages. The consultant's specific recommendations are described in Appendix A. For civic landrnarks, the specific plan project priorities are: 1) landmark public art, Town Center Square and gateway entrances. Town Center Square. Town Center park is adjacent to Cupertino's busiest intersection and is therefore one of the most visible locations in the comrnunity. 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, arnong them developing all or a portion of the site with comrnercial 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 andlor 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 Square is conceived a~ a landscaped, passive space, intensively planted with srnall to rne- dium sized trees in an orchard-like setting. The Square design is intended to make a bold statement of the com- rnunity and boulevard, rather than be viewed as an- other green space. The square should contain pedestrian features, seasonal landscape color, water features, up lighting and temporary activities designed to attract people, such as a farmers rnarket. Landmark Public Art. Consistent with the theme for the square, a landrnark 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 Comrnission. For an agricultural theme, a large sun- dial as recornrnended 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 at both 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. The City of Cupertino 36 - 23 Streetscape Design ~I .' ' HEART OF THE CITY ~~~ Other Frontage Renovation Conditions Existing Stevens Creek Blvd. Ash Tree '1':' Ash Tree Turf Turf I. Sidewalk. I Final Improvement ~ Turf ~ Ash Tree (Existing) Stevens Creek Blvd. Turf ~~"""M. I Turf . .1. (Existing) 5'-0" Existing Landscaping (Varies) Streetscape Design .1 ~~~;::~I 5'.0'" The City of Cupertino 36 - 24 I~ HEART OF THE CITY ~~~ Other Frontage Renovation Conditions (Continued) . Existing 7'-0" Trees and Ground Cover Stevens Creek Blvd. Turf l.sidewalk.1 I 5'-0" Interim Improvement Tree (New) Stevens Creek Blvd. Final Improvement Stevens Creek Blvd. Trees and Ground Cover (Existing) -<- 'j Pear Tree Shrub Tree/Turf Sidewalk Trees (Existing) Turf (New) 7'-0" 10'-0" 5'-0" The City of Cupertino 36 - 25 Streetscape Design ~ .' HEART OF THE CITY ~~~ Other Frontage Renovation Conditions (Continued) . l' I . . . ~....~ Existing Stevens Creek . Blvd. u -~~<q. Sidewalk (Existing) Turf (Existing) 5'-0" Interim Improvement Stevens Creek Blvd. Landscaping (Existing) Existing ~ 11' _ .. .._. A "WJ ~_ Trees! Sidewalk Landscaping Soil (New) (Varies) (New) 5'-0" 5'-0" Final Improvement Stevens Creek Blvd. Streetscape Design Shrub 613t Parking ........... .. .au .~ Turf Sidewalk (New) Turf (New) 5'-0" 5'-0" 10'-0" The City of Cupertino 36 - 26 .' HEART OF THE CITY ~~~ L!! Other Frontage Renovation Conditions (Continued) . Existing 2'-6" High Sidewalk Stevens Shrub (Existing) Creek (Existing) Blvd. 5'-0"" 7'-0" Interim Improvement Retail Parking Pear Tree (New) Tree ISoil (New) Stevens Creek Blvd. 2'-0" 5'-0" 5'.0" Final Improvement Pear Tree (New) Retail Parking hrub Sidewalk Stevens Creek Blvd. 2'-0" 5'-0" 5'-0" The City of Cupertino 36 - 27 Streetscape Design ~ .> HEART OF THE CITY ~~~ Other Frontage Renovation Conditions (Continued) Existing Streetscape Design --- Turf Sidewalk 10'.0" 10'-0" Interim Improvement Retail Parking Turf (Existing) 10'-0" Final Improvement Retail Parking Stevens Creek Blvd. Pear Tree (New) 2'-6" to 3'-0"-High Shrub (New) Stevens Creek Blvd. Turf (Existing) Sidewalk Tree (Existing) (Existing) Turf (New 10'-0" 5'-0" 5'.0" The City of Cupertino Stevens Creek Blvd. 36 - 28 C' HEART OF THE CITY .....----.---. ~ ~ ~ Developm.ent Standards and Design Guideli~es 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 ernerged from the "Heart of the City" design charette, and the implernenting streetscape improvement policies contained in the Spe- cific Plan's Streetscape Elernent. As noted throughout the Specific Plan, the "Parkurbia" concept promotes a "green" city, ackn~wledges Cupertino's agricultural past, and envisions Stevens Creek Boulevard as a landscaped parkway linking ma- jor centers of cultural, office, and retail use. However, Stevens Creek Boulevard must also accornmodate a va- riety of development types outside of the three major activity centers, and a central objective of the Standards and Guidelines is to accomrnodate 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, parks, 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 comrnunity. .'-:l' The goals of the Standards and Guidelines are therefore: 1) Accommodate a continuous parkway /street-tree planting scherne 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- rnent flexibility to meet different needs in terms of building form and site and frontage orientation. The rnanner in which the Standards and Guidelines address these goals is summarized below: Visibility: The Standards and Guidelines irnplement the parkway frontage concept established in the Streetscape Elernent 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 irnportant for most types of developrnent. Because businesses market goods and services directly to rno- torists, it is essential for commercial retail develop- rnent. The Standards and Guidelines therefore contain the following provisions to maintain visibility: 1) Landscaping requirements for frontage parking The City of Cupertino Development Stan~rJ?jJand Design Guidelines ~ HEART OF THE CITY ~~~ lots are reduced for front-facing comrnercial build- ings. 2) Building-from-curb setbacks are reduced from the previous 50' standard to 35'; 3) Total area permitted for cornmercial 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 ma:ke them more visible, and; (b) the Streetscape Elernent 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 comrnon approach in terrns of architectural features. For example, all buildings are required to have a main building entrance visiblefroPl the street frontage, and all buildings are encouraged to have an architectural base, a consistent arrangement of building rnasses, 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 ernphasized. Clearly-defined walking paths connect- ing public sidewalks, prominent building entries, courtyards, 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 forrns 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 developrnent, with buildings often oriented away frorn street frontages. The Standards and Guidelines encourage buildings to be located in relatively close proximity to the front- Development Standards and Design Guidelines age 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 from developrnent type to development type. Com- rnercial buildings rnay have parking lots adjacent to the frontage. Office buildings rnay be set back behind larger, landscaped front yard areas, with parking to the 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 Development Standards address those aspects of de- velopment that are essential to achieve the goals of the Specific Plan. They are specifications for site develop- rnent and building design, such as permitted land uses, building height, and setbacks. Standards must be ad- hered to and typically employ the word "shall." Design Guidelines, on the other hand, provide guid- ance for new development in terms of more subjective considerations, such as district character or design de- tails. They also serve as criteria for design review by City staff and the Planning Cornmission. Guidelines typically 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 forrns of development desired by the City. Standard and Guidelines begin on the following pages: Development Standards Cornmercial Development - Page 23 Multi-Unit Residential Development - Page 27 Design Guidelines Commercial Retail Development - Page 30 Cornmercial Office Developrnent - Page 35 Multi-Unit Residential Development - Page 38 Site Improvements and Landscaping - Page 42 The City of Cupertino 36 - 30 HEART OF THE CITY ~~~ lE Developntent Standards Commercial Development Standards 1.01.010 Description 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 perrnitted in front of buildings to maintain visibility. Arnenities, 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 1. Retail Sales and Services Within a BuildIDg or Enclosed Patio or Atrium - including the following: a. Retail- such as food stores, (excluding convenience markets), d!l1gstores, 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 serve 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 maximum density of thirty five (35) units per acre, provided: a. Minimum developrnent increment - is one (1) acre. The City of Cupertino 36 - 31 Development Standards .0 ~I H EAR T 0 F THE C IT Y ~~r-r---..;. b. Development standards and design guidelines - for Multi-Unit Residential 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 below. Existing legally-created lots are exempt from these minimums: 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 - Applicants rnust apply for an allocation from the retail com- mercial developrnent allocation pool. 2. Commercial Office Development,- a floor-area ratio (FAR) of 0.37. Private property dedicated for public landscape frontage improvements shall not be subtracted frorn the net lot area for the purposes of calculating the floor -area ratio. 1.01.030 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 - three (3) floors or thirty six (36) feet. 2. Minimum - 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. Maximurn excepted height shall be 45 feet. a. Above subsurface parking - buildings may exceed the rnaximum 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 1.01.040.0., below. 2. Comer Parcels - setback requirement applies to both frontages (e.g., comer parking lots gener- ally not permitted); minimum 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 area. 36 - 32 Development Standards The City of Cupertino .' HEART OF THE CITY ~~~ I~ C. Minimum Side And Rear Setbacks 1. Minimum 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 rnay 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 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 building facade, a fronting building comer, or a side-facing facade visible from the street frontage. Exceptions rnay be permitted subject to City review. 1.01.040 Site Development and Parking 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 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 rear parking areas. Service access should avoid locating next to residential areas whenever possible. B. Parking 1. Minimum Requirernents - per the City of Cupertino Zoning Code. 2. Location of Surface Lots - shall generally be to the side and/ or rear of buildings. A single bay of parking may be provided in front of buildings with minimal landscape standards. However, broad expanses of parking along the frontage are not consistent with the overall character de- sired for Stevens Creek Boulevard. The City of Cupertino 36 - 33 Development Standards .; ~ HEART OF THE CITY ~~~ 3. The Perimeter of Parking Lots and Driveways - adjacent to the Stevens Creek Boulevard front- age and sidewalks shall be screened with an attractive low masonry wallor hedge. The perim- eter of parking areas adjacent to the side and/ 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 Standards - Refer to California State Accessibility Standards - Inter- pretive Manual; latest edition. C. Common Open Space For Commercial (Office Or Retail) Development - A minimum area equal to two and one half percent (2.5%) of the gross floor area of buildings of twenty thousand (20,000) ~quare 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 areas shall be integrated into the project site design and/ or situated in the parkway landscape easernent. 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 Boulevard frontage. New developrnent shall be defined as a twenty five per cent (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. a. Easement Improvernents - The easernent shall consist of a curbside planting strip ten (10) feet in width, a sidewalk six (6) feet in width, and a back-of-walk planting strip ten (10) feet in width. Plantir\g strip areas shall contain grass and street trees in accordance with the . policies of the Streetscape Element. b. Special Condition: View Corridors - Area(s) may be clear of boulevard street trees to allow for unobstructed views of buildings and/ or signage. 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 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. 2. Adjacent to Designated or Developed Residential Properties - attractive screen fencing or walls shall be provided along the property line 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. 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 minimum 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, the sound wall separating the uses shall have a mini- mum height of eight (8) feet. (See Design Guidelines for recommenda~ons on'type and materials.) 5. Plant Materials - See "Site Improvernents and Landscaping" section. F. Signs - shall conform to City of Cupertino sign ordinance. However, the following provisions shall apply in the Specific Plan Area to offset the reduction in visibility associated with the parkway frontage improvements: 36 - 34 Development Standards The City of Cupertino HEART OF THE CITY ~~~ LE 1. Maximurn Building-Monnted 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 1.02.020 1.02.030 Description Standards and guidelines promote developrnent that is cornpatible 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 recommen'ded; 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. 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 parking and/Qr land areas 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 standards 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. Building Height and Setbacks A. Height - as measured from sidewalk to top of cornice, parapet, or mid-point of a peaked roof shall be as follows: 1. Maximum - three (3) floors or thirty six (36) feet. 2. Exceptions - subject to City review: The rnaximum excepted height is forty five (45) feet. a Above Subsurface Parking - buildings may exceed the maximum height by three and one half (3.5) feet. Developments with a frontage of over two hnndred (200) feet may exceed the height limit by an average of three and one half (3.5) feet with a maximum height of five (5) . feet above the height limit. The City of Cu pertino 36 - 35 Development Standards .' ~ HEART OF THE CITY ~~~ . 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 exceed the 36-foot height limit by nine (9) feet, provided they are set back a minimum of ten (10) feet from building walls and are screened. B. Front Setbacks 1. Minimurn Setback - shall be nine (9) feet from the required Parkway Landscape Easernent; see section 2., below. 2. Parkway Landscape Easernent - All new development shall establish an easement twenty six (26) feet in width along the Stevens Creek Boulevard frontage. New development shall be de- fined as a twenty five per cent (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. a. Easement Improvements - The easement shall consist of a curbside planting strip ten (10) feet in width, a sidewalk six (6) feet in width, and a back-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 Boulevard. 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 Improvernents and Landscaping." The wall shall include a minimum 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; 1.02.040 Site Development and Parking A. Driveways - to on-site parking garages or lots shall reflect the following criteria: 1. Ramping driveways - shall be located beyond the back of sidewalk, with a maximum grade of twenty percent (20%) and adequate sight distance. 2. Setback from adjacent properties - shall be a minimum of five (5) feet. 3. Setback from adjacent buildings - shall be a minimum 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 rnixed residential and commercial developments at least one curb cut shall be shared by both uses. 5. Maximurn width of curb cuts - shall conform to City standard details. 36 - 36 Development Standards The City of Cupertino .' HEART OF THE CITY ~~~ ~ B. Building 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 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 minimum 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 Cupez;tino Zoning Code. 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. 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 park- ing areas 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 Wa11s: a. Adjacent to commercial developrnent - attractive screen fences or walls shall be provided along property lines to screen service areas 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 materials.) The City of Cupertino 36 - 37 Development Standards -'. ~ HEART OF THE CITY --------~~ 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 areas should be located away from residential areas whenever possible. a. Rooftop equipment - shall be screened on all sides and shall be integrated architecturally in the building design. b. Recycling containers -locations shall be included in design plans. 5. Plant Materials - see "Site Irnprovernents 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. 36 - 38 Development Standards The City of Cupertino 1/99 HEART OF THE CITY ~~~ ~ Single-Fam.ily Residential Developm.ent Standards 1.03.010 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-fam- ily 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 rnore in distance frorn Stevens Creek Boulevard. 1.03.20 Land Use A. Permitted Uses 1. Single-Family Residential- at a density range of 1-5 units per acre. - - -STEVENS- - . CREEK - -BLVD - --r I I w > 0( J I I z a: w Iii I I w > 0( w ~ 2. Other permitted uses in the R-l single-family residential zoning district. >- o :J ..., Iii a: III B. Accessory Uses 1. Custornary Home Occupations - subject to City review. - Heart of the City Specific Plan Area Boundary Properties Subject to Heart of the City Specific Plan Amendment to Allow Single Family Residential Development 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. 1.03.30 Building Height and Setbacks 1. Building heights and setbacks are as allowed in the R-1 single-family residential zoning district. 1.03.40 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 standards as shown in the figure. . 1/99 The City of Cupertino Single-Family !M;itMztial Development Standards .> ~ HEART OF THE CITY ~~~ Exception Process for Developltlent Standards In order to provide design flexibility in situations when small lot size, unusually shaped par- cels, or unique surrounding land uses rnake 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 lot consolidation, if an exception is needed for a substandard parcel, shall be evaluated. The exception process shall not be used to increase land use intensity or change perrnitted 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 rnore 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 vehicu- lar traffic. 4. The proposed development has legal access to public streets and public services are avail- able to serve the development. 5. The proposed development requires an exception which involves the least modification of, or deviation from, the developrnent regulations prescribed in this chapter necessary to ac- complish 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 Plan- ning Commission for an exception under this chapter in the same manner as provided in sec- tion 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 approve, conditionally approve or deny the application for an ex- ception. The decision of the Planning Commission may be appealed to the City Council as pro- vided in Section 19.136.060. C. An 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 build- ing activity has occurred and continues to occur in a diligent manner. Exception Process for Development Standards The City of Cupertino 36 - 40 . 1/99 .> HEART OF THE CITY ~~~. I-E Design Guidelines Commercial Retail Development Guidelines 2.01.010 Description The Design Guidelines promote buildings that assume some of the communication functions of signs. Through their overall form and appearance buildings should communicate rnore 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 proxirnity to the street frontage. The driveway and main building entrance is identified by a taller architectural forrn, which is an excellent location for rnounting a sign vis- ible frorn 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 (50) feet long, and should be separated by changes in the building rnass 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 building 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 rnain 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 rnaterial 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 areas to relieve blank, uninteresting surfaces and applied to side and rear 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 cornposition and an indicator of over all building quality: 1/99 The City of Cupertino 36 - 41 Design Guidelines ~ HEART OF THE CITY ~~~ Com.m.ercial Retail Developm.ent Small Commercial Center Shopping center frontage improved with pedestrian "Streetscape" elements; e.g. ornamental lights, benches and other furnishings visible from Stevens Creek Boulevard. Long facades should be divided into shorter segments; max 50' recommended. Slopes and/ or parapet roofs recommended. Special, taller architectural features should be located at main building entrances, entrance drives, and / or other highly visible locations. Signs should be an integral part of the architectural composition. A maximum of one bay of parking is recommended in front of building. Low screen flowering hedge along frontage parking areas required. i/3 frontage maximum "Clear Zone" for visibility; 120' max. each clear zone. Single row of street trees in front of commercial retail development. Boulevard frontage: 10' curbside planting strip, 6' walk, 10' back walk planting strip. Setback to building and/or screen hedge 9' minimum. Every building and/or individual tenant space should have a clearly defined base, pattern of window openings, recognizable main entry, and interesting roofline. IIIII M AI IVlli 1011011111 - Design Guidelines The City of Cupertino 36 - 42 1/99 .0 HEART OF THE CITY ~~~ ~ 1. Window/Wall Proportion - In general, upper stories should have a window-to-wall area pro- portion 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 minimum of 3" from the window frame or frorn 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 minimum 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 - 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. 5. Materials - The following roofing rnaterials 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 tile may also be appropriate if consistent with the desired building character. Tar and gravel, composition, or elastomeric roofs should be screened by roofed para- pets. Asphalt shingle roofs are not recommended. F. Signs - Guidelines 1 through 4 below apply to building-mounted signs. 1. Sign Location - Signs should be rnounted on parapets, towers, turrets, recessed wall areas, and/ or other architectural 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 ~indows, roof eaves, or cornice lines should be used as a frame. 2. Relationship to Cornice or Eave Lines. Signs should not span cornice or eave 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 rnarquee, parapet, 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) linear 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 are located primarily for pedestrian visibility; minimum sidewalk clearance should be seven (7) feet 1/99 The City of Cupertino 36 - 43 Design Guidelines .' ~ COlIlm.ercial Retail Developm.ent . 'Big Box' Center with Frontage Tenants HEART OF THE CITY ~ ~r-:--.....- (Con tin lied) Auto services building garage bays perpendicular to frontage. Orchard parking required outside of clear zone; 1 tree per 5 spaces. Low profile hedge along frontage parking areas required. Main building entrance on axis with clear zone. c-- 'Big Box' retail/outlet building. (i.e. single tenant) ~ Trees in clear zone optional. 1/3 frontage maximum "Clear Zone" for visibility; 120' maximum. Freestanding shopping center tenant (typ.). 1I/lIMAI JIH i 101lOMIII ~ 36 - 44 Design Guidelines The City of Cupertino 1/99 :. HEART OF THE CITY _________ ~ r----.:::- I-E 5. Architectural Style - Sign shapes, type styles, and color combinations should complernent 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. Signboards - 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 rnade of wood or metal. c. Custorn neon - exterior-mounted on a signboard or metal support frame or enclosure, or interior-rnounted 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 rnultiple spotlights, provided light sources are shielded to protect mo- torists, pedestrians, and adjacent properties. 3. Color and lamp type - Light sources providing the rnost pleasing and accurate color rendering are metal halide, incandescent, and color-corrected fluorescent. Other lamp types, such as cool white fluorescent, rnercury vapor, and high and low pressure sodium may distort sign colors and should be used according to advice frorn 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 adja- cent 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 illu- minated with a uniform and adequate intensity. Typical standards to achieve uniform and ad- equate intensity are: a. The average horizontal maintained illumination should be between 1 and 3 foot candles; and . b. The average rnaximum to minimum ratio should be generally between 6 and 10 to 1. 6. Critical areas such as stairways, ramps and main walkways may have a higher illumination. 7. Lighting around automatic teller machines shall meet minimum standards required by the State Business and Professions Code. 1/99 The City of Cupertino 36 - 45 Design Guidelines ~ HEART OF THE CITY --------- ~~ Office Development Guidelines 2.01.020 Description To promote cornpatibility with the other types of development likely to occur along the corri- dor, design guidelines encourage buildings 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 fronting building corner. Buildings should incorporate breaks in building mass that reflect the typical sizes of parcels that occur along the street. Win- dows should be in the form of individual recessed openings and/ or window 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 rnajor 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 cornbination are also recommended. 1. Roof Slope - should be between 3:12 and 6:12. 2. Roofs Shoulq Extend - across a minimum of 75% of the street frontage. 3. Roof Ridges - should be aligned parallel to roads. 4. Minimum Depth - dsloped roofs should,be thirty (30) feet. 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 cornpose a building. Building masses rnay be singular, like a taIl or projecting mass located in the center to mark a main entrance. They may be symmetrical, for example towers placed on either side of the main entry; Or they rnay be repeated in a slightly different way in another building location. D. Special Architectural Features - should accent buildings at major street comers and other highly-visible locations. A diagonal" cut" at a corner, 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 campu~es. Changes in building form should be used to organize and accent space, by creating axial relationships between buildings, defining special courtyard spaces, etc. F. Building Composition - Every buildiIlg should have a base; a clear pattern of openings and surface features; a recognizable entry; and an interesting roofline. 1. Building Bas~ -lbis rnay be as simple as a thickening of the waIl where the building touches the ground; or it may be a heavier or thicker treatment of the entire ground floor 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 re:;t of the building. 2. Pattern of 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 walls to relieve blank, uninteresting surfaces. Design Guidelines The City of Cupertino 36 - 46 1/99 .' H EAR T 0 F THE C I T.Y ~~~ ~ Co~m.erci~l Office Developm.ent Long facades should be divided into shorter segments. Max. lOa' recommended Two slope roofs are recommended for all buildings. Special architectural features or peak roofs may exceed height limits subject to city review. 36' max to base or cornice Special, taller architectural features should be located at main building entrances, entrance drive, and/or other highly visible locations. 1/3 frontage max Clear zone Main building entrance on front/corner identified by specific architectural feature(s). 26' Easement Related buildings should have common architectural forms and should be clustered to define shared op.en space(s). Every building should have a clearly defined base, pattern of window openings, recognizable main entry, and interesting roofline. IIIIIMA! I I ., i 10 J 10M llf - 1/99 The City of Cupertino 36 - 47 Design Guidelines :. ~ HEART OF THE CITY ~~~ 3. Main Building Entrances - should be located on the front of the building or on a fronting, traf- fic-facing building comer. They should be easy to identify and distinguish from the rest of the building. 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. Centered in the Facade - as part of a symmetrical overall composition. c. Accented by Architectural Elernents - 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 and variety of windows and doors is complex, simple wall surfaces may be preferable (e.g. stucCO)i if the building volume and the pattern of wall openings is simple, additional wall texture and articulation should be ernployed (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. H. Windows - are an important elE;rnent of building composition and an indicator of overall building quality: 1. Window Openings - should generally be vertical or square in shape; if square, windows and/ or window panes should be vertical in shape. 2. Window Inset - Glass should be inset a minimum 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 - are also appropriate. 3. Tar and Gravel, Composition or Elastorneric 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 appropriate in a rural context. Design Guidelines The City of Cupertino 36 - 48 1/99 .' HEART OF THE CITY ~~~ I~ Multi-Unit Residential Guidelines 2.01.030 Description 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 frorn 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 hardscape areas that encourage social interaction. 1. Common Landscaped Space - A landscaped green and/ or garden space should cornprise be- tween seventy per cent (70%) and eighty per cent (80%) of the common outdoor space. The lo- cation should be in 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 buildings, low walls, low fences, or linear landscap- ing (e.g., hedges or rows of trees) and not be bordered by surface parking areas on rnore than one side. 2. Common Hardscape Space - Between twenty percent (20%) and thirty per cent (30%) of com- mon 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 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 a high-quality, boulevard 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 recorn- 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 maximum 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 elernents are recommended: 1. Stoops and/ or Open Porches - should be provided at regular intervals which correspond to the vertical modules o~ 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 cornplements the pitch and materials of the main roof. 1/99 The City of Cu pertino 36 - 49 Design Guidelines ~ HEART OF THE CITY ~~~ Multi-Unit Residential Developll1ent 36' height to eave line Submerged parking exempt from height limit (5' max). Ground level entries/ stoops at regular intervals. Peaked roofs, windows, entries, porches, decks, widow boxes, etc., express residential character. Long facades divided into modules to reduce building mass. Double row of trees along frontage. Exterior stairs boxed and framed: "Floating" stairs discouraged. Submerged parking screened with planting. Common entries recognizable and architecturally prominent. 11111 MAl rill i BOil 0 MilT - Design. Guidelines The City of Cupertino 36 - 50 1/99 ,> HEART OF THE CITY ----------~~ ~ 2. Stairs - should be box~d 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 Elernents - ~uch as trellises, arbors, and special landscape rnaterials 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) years for siding and forty (40) years for roofing. Examples of such materials include stucco or clapboard for siding; tile 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, large or small, should be related in operating type, proportions, or trim. Other unifying architectural elements should be used, such as com- rnon sill or header lines. 2. Framing and Window Inset - Built-up sills and trim should be used to frame openings. Glass should be inset a minimum of 3" frorn 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 dornestic char- 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 frorn the main building in terms of surface rnaterials, trim, fenestration, roof materials, and color. 2. Freestanding Garages - should be unobtrusive, preferably located at the rear of properties to minimize visual impact. a. Single-car garage doors - are strongly recommended, with windows, surface panels, and other forms of architectural detailing to reduce their impact and scale. b. A maximum of five (5) garage doors - rnay 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. 1/99 The City of Cupertino 36 - 51 Design Guidelines .- ~I HEART OF THE CITY ~~r-r--...::;; Residential/Retail Mixed Use Developm.ent Main pedestrian entrance to residential portion of development incorporated into frontage; others permitted. Common usable outdoor space required at 150 sJ. per unit; mixed hardscape and green at 30% : 70%. Screen wal.l and trees required adjacent to side and rear properties. Private deck/patio space required at 60 sJ. per unit. Height limit may be exceeded by 3.5' average/s' maximum for underground parking. "Mai~ Street" storefront designs and amenities (lights, seating, landscaping) per Retail gUidelines; see "Small Commercial Center" illustration. . Building mass shaped to express individual units. Commercial and residential access drives shared but differentiated by signs, alignment, landscaping, etc. f Iff I W II I U" i 1011 Off I" ~ ............ Design Guidelines The City of Cupertino 36 - 52 1/99 HEART OF THE CITY --------~~ 145 . Site Improvements And Landscaping Guidelines 2.01.040 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 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 - recommended for pedestrian surfaces are listed below. In 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 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. Wails, Fences, Hedges, Gateways And Piers - should be used to define public and private boundaries and/ or spaces and screen parking areas. 1. Design - Walls, fences, gateways and piers should be designed to reflect the architectural style and materials of the principal building(s). a. Along commercial frontages - hedges should be low to maintain an open character and retain visibility. Minimum height should be thirty two (32) inches to a maximum of thirty six (36) inches. A single flowering shrub species could provide some design continuity. b. 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. 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 ar- 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. (ll) Thickness: at least eighteen (18) inches per side or diameter. (Ui) 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. 1/99 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 I or span- 36 - 53 Design Guidelines The City of Cupertino ~ . ~ HEART OF THE CITY ~~r-:--.-:.; ning 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 p~ecast 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 similar surface. Split-face block walls may be appropriate along side or rear property lines only. (ill) Rustic wood fences D. Plant Materials And Landscape Treabnents - 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 orcPardf grove streets cape 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 schernes - should not be used in front yard areas. d. Plant materials that exhibit annual or seasonal color - are 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 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 in summer and allow sun in winter. Species should be 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), 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 walks and recreational areas, or as a frame for building entrances, stairs, and walks. d. Flowers with annual or seasonal color - are recommended to highlight special locations, such as courtyards, building entrances, or access drives. 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 Lots - utilize a significant amount of site area and should be designed as an integral feature of the overall site development plan. Design Guidelines The City of Cupertino 36 - 54 1/99 c. "HEART OF THE CITY ~~~ ~ a. Space-defining elernents - such as trellises, colunms, 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) 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 Parking" - should be ernployed 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 parking stalls to create a grid rather than rows. Such trees shall be protected by curbing or bollards as appropriate. E. Surface Grading - should be minimized to maintain an orchard/ grove character of development throughout the Stevens Creek Boulevard Specific Plan Area. The following guidelines are strongly recommended: 1. Sheet drainage - frorn buildings to parking areas and perimeter roadways. 2. No cross slopes in excess of 2% - (or landscaped or walk areas. Optimum slope for paved areas is 1.5%, depending on roughness of paving surface. 3. Mounding earth - to elevate buildings, or "berming" 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 are not appropriate for area lighting. 1. The light fixtures shall be oriented and designed to preclude any light and direct glare to adja- cent residential properties. No direct off-site glare from a light source shall be visible above 3 feet at a public right-of-way. 2. Parking lots, sidewalks and other areas accessible to pedestrians and autornobiles shall be illu- minated with a uniform and adequate intensity. Typical standards to achieve uniform and ad- equate intensity are: a. The average horizontal maintained illumination 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 rnain walkways may have a higher illumination. 4. Lighting around automatic teller machines shall meet minimum standards required by the State Business and Professions Code. 1/99 The City of Cupertino 36 - 55 Design Guidelines ~ .'. HEART OF THE CITY .~~r-r---..:; Infrastructure Plan Background . State law requires that all specific plans include text describing the distribution, location and intensity of rnajor components of infrastructure needed to support the proposed land use and development in the spe-. cHic planning area. The level of private and public im- provement and development as conternplated 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 nar- 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. Transportation The Heart of the City Specific Plan envisions a rnulti- modal transportation corridor for Stevens Creek Bou- levard. As such the plan proposes the eventual completion of all sidewalk irnprovements 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 irnprove- 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 improvernents will take place incrernentally as properties redevelop. Infrastr.ucture Plan The rnissing sections of bicycle lanes frorn De Anza Boulevard to Stelling Road will be completed as part of the streetscape project. Funding will be allocated through the Capital Improvements Program. The es- tirnated cost is $5,000. The development intensification of the activity centers may warrant additional signalization of Stevens Creek. Boulevard. Funding will be allocated in the 5-year Capital Improvement Program or paid for by the de- veloprnent community as Heart of the City develop- ment proceeds. Water, Sewer, Storm Drainage, Solid Waste Disposal Facilities and Energy Facilities. No expansion of these facilities is contemplated as a result of Heart of the City development activity. The City of Cupertino 36 - 56 1/99 HEART OF THE CITY ~~ r-r---...:.; I~ Illlplelllentation. 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 plarmed 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 plarming 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 deerned separate, distinct and independent provisions, and the invalidity of such provisions shall not affect the va- lidity of the rernaining provision thereof. Streetscape Improvements Background Appendix A depicts the various estimated costs to in- stall the proposed Heart of the City Streetscape itn- provements. The improvements will be phased over time and geography as monies become available to irnplement the streetscape improvements in its total- ity. It will take a concerted public and private effort before all the streetscape irnprovements and its ulti- mate public benefit can be achieve. The proposed 5- year capital irnprovement prograrn allocates $1.5 million for Heart 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, orchard park and cornmission 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 Comrnission. Funding Sources: · City 5-year Capital Improvement Program · Street improvernent funding from City Center property owners Phase II: Landscape Easement Installation Description of Activities As private redevelopment occurs, the full landscape easernent improvernents 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. 1/99 The City of Cupertino 36 - 57 Implementation ~ ." HEART OF THE CITY ~~r-r---....::; Phase III: Remainder of Improvements 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 identi.~ied. 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 Cornmis- sion, Planning Comrnission and City Council. Street Furnishings Bench: Londino continuous bench w /back (8' - 10' iength). This 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- rnenqed back-of-walk landscape easement area. Bus 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 character, and one of the side panels rnay 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- Implementation ther cast aluminum or steel and features ornamental metal rings and pickets. Trash receptacles should be in- stalled adjacent to all bus stops and street corners. Re- ceptacles should have a separate recycling partition. Pedestrian-Scale Street Light: STAFF / se'lux Satum 2. This light has a clear lantern and a sirnple, rnodern ap- pearance, in character with the proposed bus shelter. Lights are recommended for illumination 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 continuous "understory" of pedestrian lighting along the street frontage. Fumishings should be painted a cornmon color that helps to tie them together visually. Color should also be used to make fumishings highly visible from the roadway so that the City's investments in the street are on display. White and green is a traditional color cornbination that would complement the orchard/ grove street tree plantings. White shows well against green backgrounds and could be used on most of the painted rnetal items, such as the street lights and bus shelters. Green could be used for the bench slats and the trash receptacles. An option that should also be con- sidered is using a more vivid color that would give the street a rnore modern look. Civic Landmarks Town Center Square. The design concept recommended for the square is a "Four Seasons Orchard." It is a for- mal garden enlarged to city-scale, and it expresses the The City of Cupertino 36 - 58 1/99 HEART OF THE CITY ~~~ ~ 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 rnilling 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 surnrner 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 woul'd 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 gar- den ornarnent, reflecting the seasons as well as the time. As illustrated, the sundial would be appro~i- rnately 30 feet in height. It would be rnounted 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 in-large letters over each side of the street. Support columns 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 rnainstay of the City's economy in the first half of the century. However, the materials are intended to give the sign a distinctly modem, 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 Blossorn Festival. 1/99 Construction Costs Recommended materials and preliminary construction cost estimates for Stevens Creek Boulevard streetscape improvements are listed below. Quantities are approxi- rnate and are 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 cornbination of City arts programs, dona- tions from the City's corporations and citizens and the Five Year Capital Irnprovement Prograrn. 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 rnedians. 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 would be installed in between them to light sidewalk areas. West Gateway Street Trees - Quercus agrifolia @ 40' a.c., 24" box: $500 delivered; $1,000 installed (inc!. irrigation and demo). Quantity: 120/210 Cost: $120,000/$210,000 Town Center Street Trees - Pyrus calleryana "Chan- ticleer" @ 25' D.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 @ 30' D.C., 24" box: $500 delivered; $1,000 installed (ind. irrigation and demo). Quantity: 514/901 Cost: $514,000/$901,000 Street Lights - STAFF/se'lux Saturn 2 or EQ@ 90' D.C. w / single-head polycarbonate globes, lamp type color-corrected metal halide @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' D.C.; 2-3 units for ea. bench (8' -10' length): $1/000 delivered; $1,250 installed. Quantity: 85 Cost: $106/250 The City of Cupertino 36 - 59 Appendix A ~ .> HEART OF THE CITY ~~r-:--.:::: Bus Shelters - DayTech "San Francisco" model, 12' length; $12,000 delivered; $14,000 installed. Quantity: 20 Cost: $280,000 Trash Receptacles - Canterbury "Pennsylvania A venue" w /hinged door @ 600' D.C.: $1,200 de- livered; $1,500 installed. Quantity: 44 Cost: $66,000 Total Streetscape Costs: 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. Appendix A Cost estirnates for the Landmarks are conceptual and prelirninary. They should be regarded as possible con- struction allowances. 4-Seasons Orchard - 100 trees total (four different species @ 25 ea.); 24" box size @$500 delivered, $1,000 installed (incl. irrigation and site prep.): $100,000. Associated site improvements, such as walks, lighting, furnishings, frontage trees, turf and other landscape materials, allow $200,000 to $300,000. Total: $300,000 to $400,000 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 Landmarks Costs: $700,000 to $900,000 The City of Cupertino 36 - 60 1/99 .' HEART OF THE CITY ~~rr---.:; ~ 4-Seasons Orchard Strong Building Corners Define and Frame Intersection 4-Seasons Orchard ~Q] Hotel Seating Area With Sundial - -n '"/DMAl / I II i DOllOMllY - 1/99 The City of Cupertino 36 - 61 Appendix A ~ HEART OF THE CITY ~ ~r:--..:..: Design Elem.ents Appendix A Salum2&4 lD:; III I ~ The City of Cupertino 36 - 62 1/99 HEART OF THE CITY ~~~ I~ Design Elements 'i( .-._~<-_... ~ "; '.~~..~ ~:_....).. . ,. '. .. , '.-.. . ~ ... . '. .. ~ '..- ,Ill .1" . .. .-c~; ...~ r 'r. I I . '~I ~~ t.:ltj:~.,: ~~~'~.~_" ~ , .. .- ~._. -r~ .!. ~._-_.a.c.- ......----- .:- ... !k";':: I. ,j; !~ ,r:... . ~I ,~. t-:;: ii'.l_e !~ ~;:;c.~~{:~,>:; 'I (~ L.,.' __. ~-. ~ -l";";'L~.:;~ .?".. "- -~~~: 1/99 .~1-' ,\. " ,\ 'l ." ,4' .', <.~.\,-:,~.. " . .'. .,"'., ~=Fl"1~...~:..'~'.';:"~"~~C."'-":...' ,.~, ~~,~' :,..... ," ..... ',;'.:..' " :;" ,..... ,..~.. ~mlfjl.j:.~v.. /, .. .' ._~. .... . . .".:.' .,," '..' ,.:,~ .:'.t:'.. . .." -_\,3". :f",;,,,... ".' ".,.. . ...: 6'. I . 'JnfL~~~.I-'I"ii;;"~: q11i(~: - ~"., ..... _~ I I' /.. .r' '!~ ~'-~5~~.~.... , ' .. -. . . ~'~. ~ ... - ",' ,. ._'.c,' ,," ..... ~:_ ~ ....'..::~",.i/ "'....... , , .. -.".-:r ~......;:::: ;. .'. ..:c..," r ~.... . ..._. r .;. ... r .- ~ .. _" ,.'," _ r ~~....41111 , _ r ~ . ~. - , .... The City of Cupertino 36 - 63 Appendix A ~I .' HEART OF THE CITY ~~~ Appendix A The City of Cupertino 36 - 64 1/99