.03 SPA-2008-01 Heart of the City Specific Plan
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Location:
limits
SP A-2008-0l Agenda Date: June 10, 2008
City of Cupertino
Stevens Creek Boulevard between Highway 85 and eastern city
Application Summary:
Update the Heart of the City Specific Plan to reflect the changes adopted in the 2005
General Plan.
RECOMMENDATION:
Staff recommends that the Planning Commission:
a. Review the changes to the Heart of the City Specific Plan and provide staff
with direction and comments
b. Conduct another hearing on the item on July 22, 2008 allowing staff to
incorporate the comments of the Planning Commission into the final
document to be forwarded to the City Council.
BACKGROUND:
The City Council has requested that the Heart of the City Specific Plan be modified to
reflect the changes made to the 2005 General Plan. They directed that technical revisions
to the Heart of the City plan be made for the Planning Commission to review and
forward their recommendations to the Council. The minutes from the meeting are
attached as Exhibit A.
The changes in the draft Heart of the City Specific Plan are due to the following three
reasons:
a. Inconsistencies between the General Plan and the Specific Plan
b. Vagueness and repetition of the same concepts in the document making it
difficult to read
c. Prescriptive requirements that try to fit one set of requirements for all types
of parcels
DISCUSSION:
Inconsistencies between the General Plan and Specific Plan
With the adoption of the 2005 General Plan, policies pertaining to the Heart of the City
Specific Plan within the General Plan need to be incorporated in to the Specific Plan.
The section of the General Plan related to the Heart of the City is included as Exhibit B.
There are several items that need to be changed and updated in the Specific Plan.
On the following page is a list of updates that need to be made:
3-1
Heart of the City Specific Plan Update
Page 2
June 10, 2008
Items
Boundaries
Develo ment Allocation
Develo ment Intensi
Sub-areas
Design Elements
Action
Changed Land Use Map and Streetscape Concept Plan to reflect the new
boundaries
Chan ed oals in S ecific Plan to reflect the General Plan Ian a e
Changed the language in the Specific Plan to reflect the General Plan
Ian ae
U dated the fi res for commercial and office allocation to reflect chan es
U dated the allowable densi in the S ecific Plan Area
U date the sub-areas as defined in the General Plan
Updated language to include the General Plan language into the Specific
Plan with regard to front setbacks and to parking in the front of
arcelsfbuildin s
Updated the language in the Specific Plan to reflect the changes limiting
the hei ht of buildin s to 45 feet.
Goals
Development Activity
Heights
Vagueness and repetition of the same concepts in the Specific Plan:
In the frontage renovation section, there are several images that refer to interim and
final conditions of the renovation. However, these illustrations are seldom used and
seem to confuse users. These images have been removed from the Specific Plan. Most
frontage renovations are undertaken when a property redevelops and, typically, most
applicants plant a double row of trees to achieve the final frontage conditions.
There is also significant repetition of the same concepts in the Specific Plan in the design
standards and guidelines section of the Specific Plan. Most of the design standards are
the same across the different types of development. This makes it difficult for users to
read and understand the standards and guidelines. In the draft Specific plan, staff has
eliminated the duplicated language and tried to simplify the standards and guidelines
in to one section for each rather than grouping the standards and guidelines by type of
development.
For example: front setbacks and height requirements are the same regardless of the type
of development. However, they are in several places in the design standards section of
the current Heart of the City Specific Plan, once for each type of development,
commercial and multi-unit residential. Another example of repetition is that window
treatments, roof forms and several other guidelines are repeated in three different
sections of the design guidelines section, once for each type of development,
commercial, office and multi-unit residential.
Additionally, with development occurring along Stevens Creek Boulevard over the last
decade or so, some of the references to older sites have changed. For example, the
property that was previously envisioned to be the Orchard Park has been developed as
the Civic Park. The concept of gateways at the eastern and western end of the Heart of
the City is obsolete as is the installation or use of street furniture in the Stevens Creek
Boulevard Planning Area. No private development has been required to install or
provide any street furniture since the adoption of the Heart of the City Specific Plan and
3-2
Heart of the City Specific Plan Update
Page 3
June 10, 2008
references to these seems obsolete. Staff has drafted a model ordinance incorporating
proposed amendments to address these simplifications and deleted language.
The following is a table of the changes that have been recommended by staff to make
the Specific Plan an easier document to read.
Changes Staff Suggestions
1. Design Standards:
Should the current design standards be Eliminate the duplicated language from each type of
simplified from being grouped by type of use to development and create one set of standards for all the
one combined set of design standards for all types of development.
uses?
2. Design Guidelines:
Should the current design guidelines be Eliminate the duplicated language from each type of
simplified from being grouped by type of use to development and create one set of guidelines for all the
one combined set of design guidelines for all types of development.
uses?
3. Removing obsolete language:
Should the ideas in the Specific Plan that are Eliminate the language that makes reference to:
obsolete be removed? a. The Civic Park as Orchard Park.
b. Gateways across Stevens Creek Boulevard at
Highway 85 and at the eastern city limits.
c. Street furniture.
Prescriptive Standards that try to fit one set of regulations for all types of parcels:
The Heart of the City Specific Plan has very rigid side setback standards that make it
hard for narrower and odd shaped lots to develop or redevelop. It is very difficult for
narrow lots to obtain development approval without applying for an exception for side
setbacks. This discourages property owners from developing their property. Staff
recommends that side setback regulations be removed from the Specific Plan document.
These can setbacks can be reviewed in conjunction with the development application
and the design review process. The draft Specific Plan does not include any side
setbacks for properties.
Staff will take Planning Commissions comments and incorporate these in the final
document that the Planning Commission can recommend to the City Council in July
2008.
Prepared by: Piu Ghosh, Assistant Planner
Approved by: Steve Piasecki, Community Development Directo~
Enclosures:
Exhibit A: Minutes from City Council meeting for Feb 19, 2008
Exhibit B: General Plan Pages 2-22 - 2-25
Exhibit C: Current Heart of the City Specific Plan
Exhibit D: Draft Heart of the City Specific Plan with strikeouts
Exhibit E: Draft Heart of the City Specific Plan without strikeouts
G: IPlanninglPDREPORnpcSp A reports\2008\SP A -2008-0 I.doc
3-3
EXHIBIT A
CUPERTINO
APPROVED MINUTES
CUPERTlNO CITY COUNClL
Regular Meeting
Tuesday, February 19,2008
PLEDGE OF ALLEGIANCE
At 6:45 p.m. Mayor Dolly Sandoval called the regular meeting to order in the Council Chamber,
10350 Torre Avenue, Cupertino, California, and led the Pledge of Allegiance.
ROLL CALL
Present: Mayor Dolly Sandoval, Vice-Mayor Orrin Mahoney, and Council members Kris Wang
and Gilbert Wong. Absent: none.
CLOSED SESSION- None
CEREMONIAL MATTERS - PRESENTATIONS
1. Cupertino Square shopping center update. (Continued from January 15). No
documentation in packet.
Economic Development Director Kelly Kline noted the following via a PowerPoint
presentation: article in the Mercury News on Feb. 1 detailing the mall developments and
the growth potential; new ownership group called Orbit Resources; update on fountains,
restrooms, police station, infrastructure, new 1-280 sign, new entrances, Wolfe Rd. retail,
completion of food court, relocation of leasing office and childcare; leasing strategy with
new tenant leases such as Steve & Barry's and Hoffbrauhaus; leasing to bring in mini
anchors in with unique, smaller tenants such as Munich Bakery, Vapiano Restaurant, and
De Anza partnership; continued upgrades of existing tenants such as Macy's, Benihana's,
and T.G.I. Friday's; building on the success of the AMC Theaters and Strike! Cupertino.
POSTPONEMENTS - None
WRITTEN COMMUNICATIONS
Deputy City Clerk Grace Schmidt distributed the following items:
. A confidential memo to members of the Council regarding Item No.6, Rancho
Rinconada Park.
3-4
February 19, 2008
Cupertino City Council
Page 2
ORAL COMMUNICATIONS
Carol Reppucci talked about the American Cancer Society's Relay for Life Fight Back
Ceremony. She noted the event would take place on July 19 at 10:00 a.m. and end 24 hours later.
An open house for Cupertino will take place on March 31 from 7-9 p.m. at the Quinlan
Community Center. A video of the Relay for Life from last year will be shown.
Ruby Elbogen thanked Council and staff for supporting the Relay for Life. Anyone interested
may call the Chamber of Commerce at 252-7054 or visit the Relay for Life website at
events. cancer.org/rflcupertinoca.
James Mac Hale, Assistant Scout Master for Troop 453, explained that the scouts in his troop
were pursuing a merit badge in Community Participation. One requirement of that badge is to
come to a public meeting and also interview an official in order to gain an understanding of how
the community works. Justin Hsiung and Reuben Wong, scouts from Troop 453, spoke briefly
regarding their attendance at tonight's meeting to help fulfill the requirements for their merit
badges.
CONSENT CALENDAR
Wang/Mahoney moved and seconded to approve the items on the Consent Calendar as
recommended. Ayes: Mahoney, Sandoval, Wang, and Wong. Noes: None.
2. Approve the minutes from the February 4 City Council meeting.
3. Adopt resolutions accepting Accounts Payable for January 25, February 1, and February
8, Resolution Nos. 08-018 through 08-020.
4. Adopt a resolution accepting Payroll for February 8, Resolution No. 08-021.
ITEMS REMOVED FROM THE CONSENT CALENDAR (above) - none
PUBLIC HEARINGS - none
UNFINISHED BUSINESS - none
NEW BUSINESS
Mayor Sandoval reordered the agenda to take up item No.6 next.
6. Adopt a resolution approving the purchase of property from the San Jose Water Company
for the development of the Rancho Rinconada Park at Sterling Boulevard and Barnhart
Avenue in the Amount of $1,500,000 and authorizing the City Manager to negotiate and
execute all necessary docunlents to complete the acquisition, Resolution No. 08-022.
3-5
February 19, 2008
Cupertino City Council
Page 3
Jennifer Griffin said that the area of Barnhart and Sterling has been an area residents
worked on for many years to have a park created. She urged Council to make resources
available to complete the purchase of the park.
At 7: 17 p.m. Council recessed to a closed session with representatives of the City, City
Manager David Knapp and Public Works Director Ralph Qualls, pursuant to Government
Code Section 54956.8, Negotiations for purchase, sale, exchange, or lease of real
property.
At 7:45 p.m. Council reconvened in open session. City Attorney Charles Kilian reported
that no action was taken.
Wang/Mahoney moved and seconded to adopt Resolution No. 08-022. The motion
carried unanimously.
5. Review and approve 2007/08 mid-year budget adjustments.
Helene Davis, Board President for the Cupertino Historical Society, said she supported
the use of city funds to rehabilitate the Stocklmeir orchard.
Wong/Wang moved and seconded to adopt the mid-year budget adjustments as set forth
in the staff report. The motion carried unanimously.
7. Provide direction for the preparation of a proposed Historic Preservation Ordinance,
Application No. CP-2007-03, City of Cupertino, Citywide.
Jennifer Griffin urged Council to begin proceedings to establish an historic preservation
ordinance.
Pat Allen said his house is on the list of properties with historic value. He suggested that
the ad hoc committee have members who would be most affected by and have the most to
gain by having an historic preservation ordinance.
Mahoney/W ong moved and seconded to move forward with the historical preservation
policy agreeing with the parameters listed in the staff report on page 7-2; define a
committee of 5-7 people of which 2-3 are from the Historical Society with a majority of
the historical society members being residents; the non-Historical Society members must
be Cupertino residents to be solicited with outreach including a press release; receive
applications to come back to City Council for approval in March or April; and add the
date "2007" after November 15 in the second paragraph on page 7-2 of the staff report.
The motion carried unanimously.
Council recessed at 8:30 p.m. for a short break, and reconvened at 8:35 p.m.
3-6
February 19, 2008
Cupertino City Council
Page 4
8. Approve the 2008-2009 Work Pro gram.
Wang/Mahoney moved and seconded to approve the 2008-2009 work program with the
following changes: on page 8-7 of the packet, move the comments in the top center box
under status, second paragraph, to the comments section and amend to read, "The multi-
purpose court (for basketball, badminton, etc.) project was funded in the 2007/2008 CIP";
change the wording on page 8-17 under Heart of the City at the upper right hand corner to
read, "Technical revisions to the Heart of the City plan are being prepared for Planning
Commission review in spring 2008, and then on to Council June of 2008"; add permit
streamlining proposal in the proposed budget; add gym to the unfunded CIP list. The
motion carried unanimously.
9. Accept the resignation of Senior Citizen's Commissioner Steven Stone and choose
application deadline and interview dates.
Wong/Wang moved and seconded to accept Mr. Stone's resignation, to hold interviews
on March 18 and to set March 11, 2008 as the application deadline.
ORDINANCES
10. Conduct the second reading of Ordinance No. 2008-2022: "An Ordinance of the City of
Cupertino Amending the Cupertino Municipal Code, Adding Chapter 16.70 - Recycling
and Diversion of Construction and Demolition Waste."
Mahoney/Wong moved and seconded to read the ordinance by title only and that the City
Clerk's reading would constitute the second reading thereof. Ayes: Mahoney, Sandoval,
Wang, and Wong. Noes: None.
Mahoney/Wong moved and seconded to enact Ordinance No. 2008-2022 Ayes:
Mahoney, Sandoval, Wang, and Wong. Noes: None.
11. Conduct the second reading of Ordinance No. 2008-2023: "An Ordinance of the City
Council of the City of Cupertino Amending Section 11.20.020 of the Cupertino
Municipal Code Relating to Establishment of Vehicular Stop Required at Certain
Intersections; Glencoe Drive at Garden Gate Drive, Hanford Drive at Beardon A venue,
and Fargo Drive at Beardon Avenue.
Wong/Mahoney moved and seconded to read the ordinance by title only and that the City
Clerk's reading would constitute the second reading thereof. Ayes: Mahoney, Sandoval,
Wang, and Wong. Noes: None.
WonglMahoney moved and seconded to enact Ordinance No. 2008-2023. Ayes:
Mahoney, Sandoval, Wang, and Wong. Noes: None.
3-7
February 19, 2008
Cupertino City Council
Page 5
STAFF REPORTS
Community Development Director Steve Piasecki reported that PG&E removed a number of
trees from the Deep Cliff Golf Course property in order to clear one of their power transmission
lines. He explained that neighbors had complained about the trees being removed and staff asked
PG&E to stop for the moment and work with the City to save as many ofthe trees as possible. He
noted that the Public Utilities' Commission exempts PG&E from the City's tree ordinance and
PG&E chose to proceed with the tree removals without working with the City first.
COUNCIL REPORTS
Council members highlighted the activities of their committees and various community events.
ADJOURNMENT
At 9:30 p.m. the meeting was adjourned to Tuesday, March 4 at 6:00 p.m. for the swearing-in
ceremony for the newly elected City Council member.
Grace Schmidt, Deputy City Clerk
Staff reports, backup materials, and items distributed at the meeting are available for review at
the City Clerk's Office, 777-3223, and also on the Internet at www.cupertino.org.Click on
Agendas & Minutes/ City Council! Packets.
Most Council meetings are shown live on Cable Channel 26, and are available at your
convenience on the web site: Visit www.cupertino.org and click on View Meetings Online.
Videotapes are available at the Cupertino Library, or may be purchased from the Cupertino City
Channel, 777-2364.
3-8
2,22
LAND USE/COMMUNITY DESIGN
EXHIBIT B
l
SEE 2-DA-97,
I-GPA-93,
6-U-97,4-™-97
AND 5-Z-97
1
SEE CHAPTER
19.28.040 OF THE
CUPERTINO
MUNICIPAL CODE
AND THE EICHLER
DESIGN GUIDE-
LINES FOR THE
FAIRGROVE
NEIGHBORHOOD.
~.
~
Design Elements. Residences are required to
reflect traditional architectural styles and
use of natural materials. l-'
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
Buildout
220
220
Design Guidelines. Encourage residents to
incorporate the design guidelines illustrated
in the Eichler Design Guidelines prepared
for the Fairgrove neighborhood. 1
Other Areas
The remaining neighborhoods are areas
that are not planned as unique neighborhoods
CITY OF CUPERTINO GENERAL PLAN
3-9
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. Valko 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
COMMUNITY DEVELOPMENT
2,23
-
Cupertino, provides con1munity an1enities
and is pedestrian,oriented. Land uses
between the activity centers should help
focus and support activity in the centers.
See Policy 2,29 for developn1ent activities
in these areas.
Development Intensity: Below' is the devel,
oplnent allocation for the entire Heart of the
City area. See Policies 2,28 and 2,29 for
develoPluent intensity in the Heart of the
City sub,areas.
Residential Buildout: Table 2A
Commercial (sq. ft.)
2000 Built
Buildout
1,182,456
1,476,115
Office (sq. ft.)
2000 Built
Buildout
Hotel (rooms)
2000 Built
Buildout2000
Residential (DU)
2000 Built
Buildout
510,531
521,987
238
570
Design Elements: The Heart of the City
Specific Plan shall provide design standards
and guidelines for this area. They pron10te a
cohesive, landscaped streetscape that links
the luajor 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 iluprove
the pedestrian environn1ent by proac,
tively managing speed lilUits, their
luanual and autoluated enforcement,
and traffic signal synchrony.
I-
I
Crossroads Area
~ Policy 2-28: Crossroads Area
Create an active, pedestrian,oriented
shopping district along Stevens Creek
Boulevard, benveen De Anza
Boulevard and Stelling Road.
Development Activities: Developll1ent
along Stevens Creek Boulevard shall have
retail uses 'with storefronts on the ground
level. C01l11l1ercial office uses luay be
allowed on the 'second level. Lilllited resi,
dential uses are allowed.
-.
- "
.
I
I !
CITY OF CUPERTINO GENERAL PLAN
3-10
2~24
LAND USE/COMMUNITY DESIGN
~.
.' I '
~
Development Intensity: Development
intensity shall be determined 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 of 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 streetscape 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
3-11
· 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-
mercial-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 Valleo 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
COMMUNITY DEVELOPMENT
2~25
neighborhood commercial component.
Project-specific development allocations
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 pennitted 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~
ty amenities and is pedestrian-oriented.
Residential: Up to 25 dwelling units per acre.
Design Elements: Buildings shall be located
at the front setback line defined in the Heart
of the City Specific Plan. Parking shall be
located to the side or rear of the buildings.
Building Heights: Maximum height of 45
feet.
Valko Park South
~ Policy 2-30: Val/co
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. Valleo Parkway. Continue the Valleo
Parkway streetscape, which was
approved as part of the Valleo 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 Valleo 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 determilled via a master plan and
an approved use pennit.
The City has formed a redevelopment proj-
ect ale a 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 GENERAL PLAN
3-12
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CITY OF CUPERTINO
~~~
Exhibn c
Heart of the City
Specific Plan
.' ~.-:.
..: ~ . ~. .':".
'.
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Enacted by
the City Council
October 2,1995
i:~-.?'"
. ~ :'.
3-13
HEART OF THE CITY
~ ~r-r---..::;.
~
Table of Contents
Introduction .. ..... ...... ............ ....... .... ... ....... ... ...... ...... ......... 5
Policy Framework ........................................................... 6
Land Use Map and Special Areas ................................ 8
Streetscape Design ........................................................ 10
Development Standards and Design
Guidelines ......... .......... .... ..... ........ ....... ............ ....... ..... .... 21
Development Standards .............................................. 23
Single-Family Residential Development
Standards ........ .... .... ...... .... ................ ............ .................. 31
Exception Process for Development Standards ..... 32
Design Guidelines ......................................................... 33
Infrastructure Plan ........................................................ 48
1m p lemen ta tion .................. .................... ..... .......... .........49
Appendix A.................................................................... 50
1/99
The City oBeu\Artino
~
HEART OF THE CITY
~~~
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 Vis kovich, P.E., Director of Public Works
Glenn Grigg, P.E., Traffic Engineer
Steve Dowling, Director of Parks and Recreation
Consultants/ Contributors
Freedman Tung Bottomley, Streetscape & Urban Design Consultants
Amendments By City Council
As of Sept 4, 2000
As of March 3,1997, amendments to the Heart of the City Specific Plan will result in a page revision date in the
lower inside corner of the changed page. Types of changes may include page-numbering, minor typographical
or cosmetic changes or policy and text changes. Substantive changes will be noted in the table below, in 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 Cit~~l~pertino
9/00
~I
HEART OF THE CITY
~ ~ r-:--.....:.
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
Commercial Retail Development ............................. 34
Commercial Office Development ............................. 39
Multi-Unit Residential Development ......................42
Residential/Retail Mixed Use Development ......... 44
4-Seasons Orchard ....................................................... 53
Design Elements ........................................................... 54
The City oA:-u'J,Prtino
1/99
5
HEART OF THE CITY
~~~
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 :t552 acre Stevens
Creek Boulevard Corridor in a manner that creates a
greater sense of place and community identity in
Cupertino. The overall goal is to develop a Heart of the
City, 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 development in the area by:
. 1) providing a clearly defined plan for the intensifi-
cation of certain subareas and the arrangement of
land uses to concentrate activity;
2) developing detailed development standards and
architectural guidelines to inform builders and the
public about the community's expectations for
quality development; and
3) committing public investment and establishing ad-
ditional financing to fund public improvements
that will enhance community identity and unity
along Stevens Creek Boulevard.
The Plan does not intend to force the relocation of bus i-
nesses; such decisions will be dictated by personal rea-
sons or market conditions, rather, the land use
regulations and design guidelines are in place to guide
future development and renovation of existing busi-
nesses. As such private development will probably oc-
cur incrementally, but directed toward a common
vision.
Specific Plan Area Description
The Heart of the City specific planning area encom-
passes the properties fronting on or near the Stevens
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 minimum require-
ments that must be adhered to in a specific plan. These
requirements include text and diagrams that specify
all of the following in detail:
1. The distribution, location and extent of the uses
of land, including open space, within the area cov-
ered by the plan.
2. Standards and criteria by which development will
proceed and standards for the conservation, de-
velopment, and utilization of natural resources
where appropriate.
3. The proposed distribution, location and intensity
of major components of the public and private
transportation, sanitary sewerage, water,
stormwater drainage, solid waste disposal, energy
and other essential facilities proposed to be located
within the area covered by the plan and needed
to support the land uses described in the plan.
4. A program of implementation measures includ-
ing regulations, programs and public works
projects and financing measures needed to carry
out the provisions of the three preceding para-
graphs.
The Cit:5oi1<1Ipertino
Introduction
~
HEART OF THE CITY
~~~
Policy Fram.ework
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-
tialland 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
major activity centers.
3. 141,000 square feet of office development: 91,000
square feet from the "Town Center & Crossroads
Corners 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 commercial and residential development
may be allowed in the activity centers when the
distribution of residential and commercial uses en-
hances pedestrian activity. The maximum density
is 35 dwellings per gross acre.
5. Land uses between the activity centers should help
focus and support activity in the centers. Primary
land uses should be office and residential uses.
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 redevelopment.
The following vacant, substantially under-
utilized or underbuilt sites are encouraged to
privately redevelop as residential or mixed
commercial and residential projects. Existing le-
gal uses may continue until the properties are
redeveloped.
Boatworks/Eastern City Limits Area
"Mercedes" Used Car Lot
Area surrounding Wherehouse Records
(Bianchi Way)
Woodworks Site
Davidson Chevrolet Site
Policy Framework
The City oA:u~~tino
4/97
L!
HEART OF THE CITY
~~~
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
development.
· Through economic development activities, fo-
cus on attracting new businesses and retain-
ing existing businesses.
8. Ensure the compatibility of adjoining land uses
Strategy:
Prepare land use and development regulations
that assure compatibility, while employing
specific, well-designed buffers for adjacent
residences.
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 Ll
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 LOS E+ 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 commer-
cial uses in the activity centers.
· Develop design guidelines and incentives for
pedestrian plazas, courtyards and passive rest
areas.
· Complete implementation of the bicycle plan
for Stevens Creek Boulevard and provide bi-
cycle racks as needed.
· Investigate the possibility of creating greater
pedestrian access between the residential
neighborhoods and retail centers.
· Investigate potential open space linkage from
Creekside Park to Stevens Creek Boulevard
and into Valleo Industrial Park using the
Calabazas Creek Corridor.
2. Improve traffic flow and visual continuity along
the Boulevard.
Strategy:
Reduce the number of curb cuts by requiring
shared driveways and interconnected roads
along the Boulevard where feasible through
private development improvements.
3. Adjust parking standards in accordance with ac-
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 Cit~Q,f1=9pertino
Policy Framework
~I
HEART OF THE CITY
~~~
ment standards and design guidelines that will
promote the future image of Stevens Creek Bou-
levard as the Heart of the City.
Strategies:
· Implement a streetscape program which will
create a distinct, but cohesive, high quality im-
age for Stevens Creek Boulevard.
· Require compliance with the Heart of the City
design guidelines for new development or re-
development of existing buildings. Emphasize
urban design as a major consideration of the
design review and approval process.
· Promote Boulevard landscaping that comple-
ments the planned land uses and activities
along the Boulevard.
· Enhance and promote the creation of public
space throughout the Heart of the City through
the use of building siting and design, public
art, landscaping and street furniture.
· Design entry points and landmarks which pro-
vide 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-
ertyowners.
· 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 a resi-
dentialland use overlay to another "base" land use des-
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 may be allowed as an
Land Use Map and Special Areas
The City oth~iJrtino
HEART OF THE CITY
~~~
L!
ancillary use and should enhance pedestrian activity,
particularly in the Activity Centers.
rpj;I 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.
r'1 Activity Center - defines a geographic area
"---" within the planning boundary where more in-
tensive development may 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:
17771 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
PF
DeAnza
College
I
D Heart of the City
Specific Plan
Area Boundary
~ Residential (See
~ General Plan
Density Range)
_ Med/High Density
Residential Overlay,
8-35 DUlAC
~
Triangle Property,
Residential
5-10 DUlAC
South De Anza
Boulevard
Special Area
~
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Commercial
and Office
~ Public
~ Facilities
o Hotel
~ Activity
L........,...f Center
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Hotel
City Center Area Detail
Permanent Park Apartment with Ancillary Permitted Land Use
with Public Use Retail Commercial is Limited to Parking
- - STEVENS CREEK- BLVD. ~
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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-369-01-037: 40 feet.
The hotel (File S-U-OO) and apartment (File 6-U-OO) are allowed the height,
setbacks. and density as described in the approvals.
The Cit~~frpertino
Land Use Map and Special Areas
~
HEART OF THE CITY
~ ~r-r--...:::;
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 subs'equently de-
veloped and revised in the "Heart of the City" Design
Charette. The generalstreetscape concept endorsed at
the Charette was named "Parkurbia." It promotes a
"green" city, acknowledges Cupertino's agricultural
past, and has linking the street's major activity cen-
ters with a continuous landscaped parkway as a prin-
cipalobjective.
The Streetscape Element complements the Specific
Plan's Land Use Element by reflecting the corridor's
different land use concentrations and designations.
Design approaches vary to accommodate land uses.
Options for implementation depend to a significant
extent on the type of existing development immedi-
ately adjacent to the street right-of-way. Streetscape
policies also reflect the setback, frontage improve-
ments, and landscape and signage requirements estab-
lished in the Plan's Development Standards and
Design Guidelines. Together, these three Plan Elements
combine to promote an attractive, mixed-use boule-
vard, consistent with the goals of the General Plan.
Streetscape 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-
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) Improve 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
Improvements to Address Access and Visibility
Needs of Adjacent Commercial Development.
4) Accommodate Options for Implementing
Streetscape Improvements: e.g. City Construction,
Renovations of Existing Development, Standards
for New Development.
Design Concept
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; Le., 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-
Streetscape Design
The City oSEtQ:>2rtino
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HEART OF THE CITY
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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
A venue. The planting theme is an "Ash Grove." It fea-
tures a relatively formal planting of Ash (Fr~us 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
Streetscape Design
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 implement-
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-
ment 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-
quirements for frontage landscaping that have been
in place for the past twelve years and as such charac-
terizes most 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
The CitY3U- ~!pertino
HEART OF THE CITY
~,~~
I~
Frontage Renovation Conditions
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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
N arrow 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~fre4tino
Streetscape Design
~
HEART OF THE CITY
~~~
Frontage Renovation Conditions (Continued)
6 Ft. Varies
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Modified Easement with
Narrow Curbside Walk:
No Easement with
. Wide 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.
. Remove Curbside 1/2 of Walk to Create Planting Strip.
· Install Consistent Row of Trees in Planting Strip.
. Maintain Existing Trees/Landscape Back of Walk.
· Typical: De Anza College Frontage; Also Applicable to
'Fabricland: Fire Station, and Other Frontages.
Streetscape Design
The CM5=upertino
~
HEART OF THE CITY
~ ~ r-:---.-.:;;
of trees can be established under this condition. How-
ever, because the width of the easement area varies,
the second row of trees may need to be offset from the
first row; see illustration.
3) Wide 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 demand a walk this wide, and
a curbside planting strip approximately 6 feet wide
should be established by removing the curbside por-
tion of the walk.
4) Curbside Walk without Landscape Easement - As illus-
trated, a monolithic 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 easement adjacent to the
right-of-way, and there is only 10 feet within the right-
of-way. To implement the Streetscape Concept under
these conditions the location of the walk and planting
area needs to be reversed. A 5 feet curbside planting
strip and a 5 feet sidewalk should be established within
the right-of-way. Trees should be located in adjacent
parking lots as feasible to establish a double row.
Tree species and planting strip groundcover materi-
als depend upon the streetscape subarea. In general,
however, condition (1) is typical in the Town Center
subarea; (2) occurs in all subareas; (3) is typical in the
Town Center subarea, and; (4) is typical in the West
Gateway subarea.
Frontage improvements recommended within the right-
of-way should generally be installed by the City. Those
recommended outside the right-of-way should be im-
proved as part of renovations to existing developments
and properties, 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 recommendations for these materials are listed in
Appendix A which includes illustrations, product in-
formation and construction costs.
Civic Landmarks
Civic Landmarks are recommended to highlight each
of the three streetscape and land use subareas. Con-
ceptuallandmarks or designs are described below
and illustrated on the following pages. The
consultant's specific recommendations are described
in Appendix A. For civic landmarks, the specific plan
project priorities are: 1) landmark public art, Town
Center Square and gateway entrances.
Town Center Square. Town Center park is adjacent to
Cupertino's busiest intersection and is therefore one
of the most visible locations in the community. It was
a focus of both the General Plan process and the
Stevens Creek Boulevard design charette. A number
of alternatives for its use and design were explored,
among them developing all or a portion of the site with
commercial uses as part of a larger Town Center de-
velopment plan. Retaining the park as open space was
preferred by participants and public officials and is the
policy of the Specific Plan. However, developing com-
mercial uses around the perimeter of the Square - i.e.
retail, restaurant, personal andlor business services
- is also a policy of the Plan. Commercial space should
be incorporated into the first floor of a future devel-
opmenton 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 as a landscaped,
passive space, intensively planted with small to me-
dium sized trees in an orchard-like setting. The Square
design is intended to make a bold statement of the com-
munity and boulevard, rather than be viewed as an-
other green space. The square should contain
pedestrian features, seasonal landscape color, water
features, up lighting and temporary activities designed
to attract people, such as a farmers market.
Landmark Public Art. Consistent with the theme for the
square, a landmark piece of public art is proposed ad-
jacent to the Stevens Creek Boulevard and De Anza
Boulevard intersection. The selection of the piece
should be done in consultation with the Fine Arts
Commission. For an agricultural theme, a large sun-
dial as recommended by the consultant is a strong
choice. A more detailed description of the consultant's
specific recommendation is in Appendix A.
Gateway Entrances. Gateway entrances are proposed
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 o~Srtino
Streetscape Design
!!J
HEART OF THE CITY
~~~
Other Frontage Renovation ~onditions
Existing
Ash Tree
.~.
Ash Tree
Stevens
Creek
Blvd.
Turf
Turf
Turf
I.sidewalk, I
Final
Improvement
~
~
Ash Tree
(Exis ting)
Ash Tree
(Existing)
Turf
~
I Turf
~ ./. (Existing)
5'-0"
I Sidewalk I
. . (New)
5'-0"
Existing
Landscaping
(Varies)
Stevens
Creek
Blvd.
Streetscape Design
The Ci9'4f1upertino
HEART OF THE CITY
~ ~r-:--....:;
L!!
Other Frontage Renovation Conditions
(~nhnue~ . .
Existing
If II
Trees and Ground Cover
Stevens
Creek
Blvd.
Turf
I.Sidewalk.1
' 5'-0"
I.
7'-0"
Interim
Improvement
Tree
(New)
Trees and Ground Cover
(Existing)
Stevens
Creek
Blvd.
Final
Improvement
Pear Tree
Stevens
Creek
Blvd.
I Tree fTurf
7'-0"
Sidewalk
5'-0"
The City ofh.~t&tino
'"
f-
'I
Shrub
Trees (Existing)
Turf (New)
10'-0"
Streetscape Design
~I
HEART OF THE CITY
~~~
Other Frontage Renovation Conditions
(Continued)
Existing
u . -~--.~""'':i l
Stevens Turf
Creek Sidewalk Landscaping
Blvd. (Existing) (Existing) (Existing)
5'-0"
Interim
Improvement
Existing
~
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J ,
Stevens
Creek
Blvd.
Trees/ Sidewalk Landscaping
Soil (New) (Varies)
(New)
5' -0" 5'-0"
Final
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Shrub
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1~4"qn..~
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Creek
Blvd.
Turf Sidewalk
(New)
Turf
(New)
5'-0"
5'-0"
10'-0"
Streetscape Design
The Cit3.oJ2'91pertino
HEART OF THE CITY
~~~
~
Other Frontage Renovation Conditions
(Continued)
Existing
2'-6" High
Shrub
(Existing)
5'-0" 7'-0"
Sidewalk
(Existing)
Stevens
Creek
Blvd.
Interim
Improvement
-
Pear
Tree
(New)
Retail Parking hrub Sidewalk Tree/Soil
(New) (New) (New)
Stevens
Creek
Blvd.
2'-0" 5'-0" 5'-0"
Final
Improvement
Pear
Tree
(New)
Retail Parking
hrub Sidewalk Tree
(Existing)
Turf
(New)
2'-0" 5'-0" 5'-0"
S tev ens
Creek
Blvd.
The City ofb~~tino
Streetscape Design
~
HEART OF THE CITY
~~~
Other Frontage Renovation Conditions
(Continued)
Existing
~~_t"'"
Turf I Sidewalk .[ Stevens
Creek
10'-0" 10'-0" Blvd.
Streets cape Design
Interim
Improvement
Retail Parking
Turf
(Existing)
10'-0"
Final
Improvement
Retail Parking
Pear Tree
(New)
2'-6" to
3'-0"-High
Shrub
(New)
Turf (Existing)
10'-0"
The Cigr..ca ffupertino
Stevens
Creek
Blvd.
Sidewalk Tree
(Existing) (Existing)
Turf (New
5'-0" 5'-0"
Stevens
Creek
Blvd.
I~
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 emerged from the "Heart of
the City" design charette, and the implementing
streetscape improvement policies contained in the Spe-
cific Plan's Streetscape Element.
As noted throughout the Specific Plan, the "Parkurbia"
concept promotes a "green" city, acknowledges
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 accommodate a va-
riety of development types outside of the three major
activity centers, and a central objective of the Standards
and Guidelines is to accommodate this variety within
the overall parameters of the "Parkurbia" concept.
The Mixed-Use Parkway
The image of Cupertino is most on display along
Stevens Creek Boulevard. The corridor is the central
element of Cupertino's "public realm," where much
of its public life occurs. Yet the corridor's hodge-podge
appearance contributes little to the overall character
of the community and is at odds with the orderly sub-
urban character of its neighborhoods and business
parks. Land uses, building forms, and landscaping
vary from one property to the next. Logo-like commer-
cial buildings, sleek offices, old and new shopping
centers, 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 community.
The goals of the Standards and Guidelines are therefore:
1) Accommodate a continuous parkway / street-tree
planting scheme that facilitates pedestrian activ-
ity, yet maintain the visibility and access needed
for successful commercial retail businesses.
2) Promote visual compatibility between commercial,
office, and residential development.
3) Allow commercial, office and residential develop-
ment flexibility to meet different needs in terms
of building form and site and frontage orientation.
The manner in which the Standards and Guidelines
address these goals is summarized below:
Visibility: The Standards and Guidelines implement
the parkway frontage concept established in the
Streetscape Element of the Specific Plan. They require
that all new development provide a frontage landscape
easement that extends twenty six feet back from the
curb. The easement will accommodate a curbside
planting strip, sidewalk, and either a single row or
double row of street trees.
However, visibility of development from the roadway
is important for most types of development. Because
businesses market goods and services directly to mo-
torists, it is essential for commercial retail develop-
ment. The Standards and Guidelines therefore contain
the following provisions to maintain visibility:
1) Landscaping requirements for frontage parking
The City ofb~.2-tino
Development Standards and
Design Guidelines
~
HEART OF THE CITY
~~~
lots are reduced for front-facing commercial build-
mgs.
2) Building-from-curb setbacks are reduced from the
previous 50' standard to 35';
3) Total area permitted for commercial wall signs is
increased from 1 square foot per linear foot of store
frontage to 1.5 square feet.
In addition: (a) design guidelines encourage buildings
to include taller architectural features that make them
more visible, and; (b) the Streetscape Element contains
policies for installing trees with canopies high enough
to allow visibility of adjacent properties.
Compatibility: The Standards and guidelines do not
require a particular architectural style or styles. How-
ever they do encourage a common approach in terms
of architectural features. For example, all buildings are
required to have a main building entrance visible from
the street frontage, and all buildings are encouraged
to have an architectural base, a consistent arrangement
of building masses, and an attractive roof or roofline.
In addition to the consistent parkway frontage, ele-
ments of agricultural landscaping and pedestrian scale
character -" orchard" tree plantings, hedges, trellises
and arbors, and pedestrian-height light fixtures - are
emphasized. Clearly-defined walking paths connect-
ing public sidewalks, prominent building entries,
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 forms of development typically
exhibit different on-site relationships between build-
ings, parking, street frontages, and landscaped areas:
Maximum visibility, minimal landscaping, and a fron-
tal relationship of buildings to the street frontage is
typically preferred for commercial development. Some
amount of visibility combined with attractive land-
scaping is preferred for office buildings, with the re-
lationship of buildings to street frontages varying from
site to site. Dense screening and landscaping is pre-
ferred for residential development, with buildings
often oriented away from street frontages.
The Standards and Guidelines encourage buildings to
be located in relatively close proximity to the front-
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 development type to development type. Com-
mercial buildings may have parking lots adjacent to
the frontage. Office buildings may 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-
ment 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 Commission. 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 forms of development desired by the City.
Standard and Guidelines begin on the following pages:
Development Standards
Commercial Development - Page 23
Multi-Unit Residential Development - Page 27
Design Guidelines
Commercial Retail Development - Page 30
Commercial Office Development - Page 35
Multi-Unit Residential Development - Page 38
Site Improvements and Landscaping - Page 42
The Citg~~pertino
HEART OF THE CITY
~~~
I~
Developlllent 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 permitted in front of buildings
to maintain visibility. Amenities, such as benches, pedestrian-scale lighting, and planters are
encouraged along building frontages, where they will be visible from Stevens Creek Boulevard.
1.01.020
Land Use
A. Permitted Uses
1. Retail Sales and Services Within a Building or Enclosed Patio or Atrium - including the following:
a. Retail- such as food stores, (excluding convenience markets), drugstores, apparel stores
and hardware stores.
b. Personal services - such as barber shops, beauty parlors, shoe repair shops and tailor shops.
c. Business services.
d. Building, electrical, and plumbing materials sales.
e. Banks, financial institutions, insurance and real estate agencies, travel agencies, photogra-
phy, and similar studios which directly 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 development increment - is one (1) acre.
The City ok~rtino
Development Standards
~
HEART OF THE CITY
~~~
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 I 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 must apply for an allocation from the retail com-
mercial development allocation pool.
2. Commercial Office Development - a floor-area ratio (FAR) of 0.37. Private property dedicated
for public landscape frontage improvements shall not be subtracted from 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. Maximum excepted height shall be 45 feet.
a. Above subsurface parking - buildings may exceed the maximum height by five (5) feet;
subsurface structures shall extend no higher than five (5) feet above finished grade.
b. Sloping portions of roofs - may exceed height limits provided they are gable or other non-
shed roofs not exceeding 6:12 slope.
c. City Center and Cross Road Comer properties - Special building height maximums apply;
see General Plan.
B. Front Setbacks
1. Minimum Setback - for new development shall be nine (9) feet from the required Boulevard
Landscape Easement; see section 1.01.040.D., below.
2. Comer Parcels - setback requirement applies to both frontages (e.g., comer 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.
Development Standards
The Ci9'...osSupertino
HEART OF THE CITY
~~~
I~
1.01.040
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 may occur in a shopping center the setbacks between buildings may be reduced to zero
when it promotes pedestrian access.
2. Minimum Rear Setback - for new development along developed or zoned residential proper-
ties the rear setback shall be equal to one and one-half (1.5) times the height of the building
with a minimum setback of 20 feet.
3. Planned Mixed Use Developments - may reduce the 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 may be permitted subject to City review.
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 Requirements - 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 o~irtino
Development Standards
~I
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) square feet or more, or restaurants of ten thousand (10,000) square
feet or more shall be provided for passive recreational use, such as a garden sitting area or
outdoor eating area. Plazas and courtyards shall include outdoor seating. Such areas shall be
integrated into, the project site design and/ or situated in the parkway landscape easement.
D. Landscaping and Screening
1. Parkway Landscape Easement - All new development shall establish an easement twenty six (26)
feet in width along the Stevens Creek Boulevard frontage. New development 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 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. Plantirig 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 recommendations on type and materials.)
5. Plant Materials - See "Site Improvements 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:
Development Standards
The Ci13-8aQupertino
HEART OF THE CITY
~~~ .
LE
1. Maximum Building-Mounted Sign Area - for commercial retail development shall be one and
one half (1.5) square feet per one (1) linear foot of tenant frontage.
Multi-unit Residential Development Standards
1.02.010
1.02.020
1.02.030
Description
Standards and guidelines promote development that is compatible both with nearby neighborhoods
and with existing and planned development along Stevens Creek Boulevard. Mixed residential and
retail development are encouraged. Buildings will be a maximum of three stories in height. Sub-
surface parking is recommended; however, where needed, surface parking lots will be located to
the side or rear of buildings and planted with shade trees in an "orchard" arrangement.
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/ or 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 maximum 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 hundred (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.
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Development Standards
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_ 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 er:tclosures, 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. Minimum Setback - shall be nine (9) feet from the required Parkway Landscape Easement; see
section 2., below.
2. Parkway Landscape Easement - All new development shall establish an easement twenty six
(26) feet in width along the Stevens 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 Improvements
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 mixed residential and commercial developments
at least one curb cut shall be shared by both uses.
5. Maximum width of curb cuts - shall conform to City standard details.
Development Standards
The Ci13..gSCQupertino
HEART OF THE CITY
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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 Cupertino 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 Walls:
a. Adjacent to commercial development - 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 o~~Prtino
Development Standards
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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 Improvements and Landscaping" section.
F. Building Design
1. Architectural Forms - common to Cupertino's residential areas shall be used.
2. Variety in the Design of Building Facades - shall be required so that block frontages are varied
and attractive.
3. Privacy - Buildings shall be designed and/or arranged to avoid windows facing windows
across side and rear building setback areas.
Development Standards
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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 A venues. Standards apply to
existing lots 10,000 square feet or -less in area and 225 feet or more in distance from 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.
2. Other permitted uses in the R-1
single-family residential zoning
district.
B. Accessory Uses
1. Customary Home Occupations -
subject to City review.
2. Accessory Uses and Buildings -
customarily appurtenant to a
permitted use.
e. Conditional Uses
>-
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Heart of the City Specific Plan Area Boundary
Properties Subject to Heart of the City
Specific Plan Amendment to Allow
Single Family Residential Development
1 .03.30
Building Height and Setbacks
1. Conditional uses as allowed in the R-1 single-family residential zoning district.
1 .03.40
1. Building heights and setbacks are as allowed in the R-1 single-family residential zoning district.
Other Site Development Regulations
1. Other site development regulations applicable in the R-1single-family residential zoning dis-
trict shall apply to lots affected by these single-family residential development standards as
shown in the figure.
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Single-Famz7y Residential
Development Standards
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Exception Process for
Developtnent Standards
In order to provide design flexibility in situations when small lot size, unusually shaped par-
cels, or unique surrounding land uses make it difficult to adhere to the development standards
and where all efforts to meet the 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 permitted land uses.
A. An exception for development standards can be approved if the final approval authority for a
project makes all of the following findings:
1. The proposed development is otherwise consistent with the City's General Plan and with
the goals of this specific plan and meets one or more of the criteria described above.
2. The proposed development will not be injurious to property or improvements in the area
nor be detrimental to the public health and safety.
3. The proposed development will not create a hazardous condition for pedestrian or 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 development 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
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IE
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 more than
just a business name to a motorist who is shopping by car - how many businesses are there?
where to park? where to enter the building?
A "building as sign" is taller than a typical one-story building, with a distinctive silhouette. It
is located in close proximity to the street frontage. The driveway and main building entrance is
identified by a taller architectural form, which is an excellent location for mounting a sign vis-
ible from a 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 mass or facade treatment, such as a projected entrance or window volume(s), notch,
roof form, or other architectural feature.
B. Special Architectural Features - should accent buildings at the main building entrance,
adjacent to entrance drives, and/ or at 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 main entrance; and an attractive,
visually interesting roofline. The building should convey quality materials.
1. Building Base - This may be as simple as a visual thickening of the wall where the building
touches the ground, a different surface material and/ or wall color, or a different design treat-
ment for the ground floor in a two-story building facade.
2. Pattern of Openings and Surface Features - Windows, wall panels, pilasters, building bays, and
storefronts should be based on a module derived from the building's structural bay spacing.
Features based on this module should be carried across windowless wall 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 composition and an indicator of over all
building quality:
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The City o~CAArtino
Design Guidelines
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HEART OF THE CITY
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C0l111nercial Retail DeveloplTlent
Small Commercial Center
Shopping center frontage
improved with pedestrian
"Streetscape" elements;
e.g. ornamental lights,
benches and other
furnishings visible from
Stevens Creek Boulevard.
Low screen flowering
hedge along frontage
parking areas required.
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.
1/3 frontage maximum
"Clear Zone" for visibility;
120' max. each clear zone.
Single row of street trees
in front of commercial
retail development.
~
1:,"
Boulevard frontage: Setback to building and/or
10' curbside planting strip, screen hedge 9' minimum.
6' walk, 10' back walk
planting strip.
Every building and / or
individual tenant space
should have a clearly defined
base, pattern of window
openings, recognizable main
entry, and interesting roofline.
11'1 HAl
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I D I ) D Will
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Design Guidelines
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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 from the
exterior wall surface to add relief to building surfaces; this is especially important for stucco
buildings.
4. Shaped Frames and Sills - should be used to enhance openings and add relief to wall surfaces.
E. Roofs - Parapets and/ or shallow gable, hip, or other two-slope roofs are recommended for all
buildings (see illustrative Prototypes):
1. Roof Slopes - should be between 3:12 and 6:12.
2. Roofs Should Extend -'across a 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 materials are typical for the district: metal seam made of alu-
minum, galvanized steel or other coated steel, recommended finishes are anodized,
fluorocoated or painted. For copper and lead, recommended finishes are natural or oxidized.
Clay, ceramic or concrete 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 mounted 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 windows, roof eaves, or cornice lines
should be used as a frame. '
2. Relationship to Cornice or Eave Lines. Signs should not span cornice or 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 marquee, 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.
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The City of:tu~Jitino
Design Guidelines
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COllll11ercial Retail Developl11ent
'Big Box' Center with Frontage Tenants
HEART OF THE CITY
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(Con tin ued)
Low profile hedge along
frontage parking areas
required.
Orchard parking required
outside of clear zone;
1 tree per 5 spaces.
Auto services building
garage bays perpendicular
to frontage.
Main building entrance
on axis with clear zone.
~
'Big Box' retail / ou tlet
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.).
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J U N G &
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Design Guidelines
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HEART OF THE CITY
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5. Architectural Style - Sign shapes, type styles, and color combinations should complement
building styles.
6. Structural supports - should be attractive. They should complement the overall design of the
sign and/ or building(s). Ornamental metal is strongly recommended.
7. Materials - should be attractive and long-lasting. Recommended materials are:
a. 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 made of wood or metal.
c. Custom neon - exterior-mounted on a signboard or metal support frame or enclosure, or
interior-mounted behind clerestory or display windows for only building-mounted signs.
d. Fabric awnings - such as canvas or nylon, with painted or applied lettering; plastic awnings
should not be used.
G. Lighting - should be used to enhance signs and buildings. When possible, sign illumination
should be coordinated with an overall building lighting scheme. Recommended lighting
approaches are:
1. Backlit - with lighting inside and behind projecting lettering and/ or awnings.
2. Floodlit - with single or multiple spotlights, provided light sources are shielded to protect mo-
torists, pedestrians, and adjacent properties.
3. Color and lamp type - Light sources providing the most pleasing and accurate color rendering
are metal halide, incandescent, and color-corrected fluorescent. Other lamp types, such as cool
white fluorescent, mercury vapor, and high and low pressure sodium may distort sign colors
and should be used according to advice from a lighting professional; these lamp types are not
appropriate for area lighting.
4. The light fixtures shall be oriented and designed to preclude any light and direct glare to 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 maximum 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.
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Design Guidelines
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HEART OF THE CITY
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Office Development Guidelines
2.01.020
Description
To promote compatibility with the other types of development likely to occur along the corri-
dor, design guidelines encourage buildings thatdepart 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 major changes in the building mass, such as projected
entrance volumes or notches.
B. Roofs - Shallow gable, hip, or other two-slope roofs are recommended for all buildings;
parapet roofs in combination are also recommended.
1. Roof Slope - should be between 3:12 and 6:12.
2. Roofs 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 compose
a building. Building masses may be singular, like a tall 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 may 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 comer, or a notch for a grand building entry, can
also be effective.
E. Building Clusters - Buildings should relate to one another to shape open space in between,
as is common on 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 building should have a base; a clear pattern of openings
and surface features; a recognizable entry; and an interesting roofline.
1. Building Bas~ - This may be as simple as a thickening of the wall where the building touches the
ground; or it may be a heavier or thicker treatment of the entire ground 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 rest of the building.
2. Pattern of Surface Features - Windows, wall panels, pilasters, building bays, and storefronts
should be bas~d 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
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Co~mercial Office Development
Max. 100' 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.
Long facades
should be divided
into shorter segments.
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.
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Design Guidelines
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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 Elements - such as columns, overhanging roofs, awnings, cano-
pies, ornamental light fixtures.
d. A Change in Roofline or Roof Type Above.
G. Wall Surfaces - If the building mass and variety of windows and doors is complex, simple
wall surfaces may be preferable (e.g. stucco); if the building volume and the pattern of wall
openings is simple, additional wall texture and articulation should be employed (e.g. bricks or
blocks, or rusticated stucco). Pilasters, columns, cornices, and other forms of surface relief
should be used to add visual interest and scale.
H. Windows - are an important element 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 Elastomeric Roofs - Should only be used for flat roofs and
should be screened by parapets.
4. Not Recommended:
a. Asphalt shingles - are appropriate in a residential context.
b. Wood - shingles or shakes are appropriate in a rural context.
Design Guidelines
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HEART OF THE CITY
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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 from traffic, yet do not appear completely
insular. For example, screen walls and fences are permitted adjacent to the front setback line
provided they provide highly-visible, attractively-designed pedestrian entrance gates.
A. Common Open Space - should contain both landscaped/ garden areas and hardscape
areas that encourage social interaction.
1. Cornman Landscaped Space - A landscaped green and/ or garden space should comprise 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 more than
one side.
2. Cornman Hardscape Space - Between twenty per cent (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 recom-
mended.
2. Facade Module - Building facades shall be designed so as to give individual identity to each
vertical module of units. Long facades should be divided into shorter segments a 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 elements are recommended:
1. Stoops and/ or Open Porches - should be provided at regular intervals which correspond to the
vertical modules of building units. The stoops shall be wide enough for people to sit on and to
make entries inviting. Open porches should have attractive bulkheads or balustrade railings
and a roof that complements the pitch and materials of the main roof.
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Design Guidelines
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HEART OF THE CITY
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Multi-Unit Residential Developlllent
36' height to eave line
Submerged parking exempt
from height limit (5' max).
Ground level entries/
stoops at regular
intervals.
Exterior stairs boxed and
framed: "Floating" stairs
discouraged.
Submerged parking screened
with planting.
Common entries
recognizable and
architecturally prominent.
Peaked roofs, windows,
entries, porches, decks,
widow boxes, etc., express
residential character.
Long facades
divided into
mod ules to red uce
building mass.
Double row of trees
along frontage.
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Design Guidelines
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43
2. Stairs - should be boxed and framed by attractive stepped bulkheads walls or balustrade rail-
ings. Bullnose treads are recommended. Open or "floating" exterior stairs should not be used.
3. Low Hedges, Fences and/ or Entry Gates - should be used to define the edge between the pub-
lic street and private property.
4. Ornamental Lighting - of porches and walks to highlight entrances and add security.
5. Freestanding Landscape Elements - such as trellises, arbors, and special landscape materials
that add character to yard spaces and/ or accent the entry sequence.
D. Building Materials - Building materials shall be high-quality, long-lasting, and durable,
with a minimum life span of fifty (50) 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-
mon 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" from the exterior wall and/ or frame surface to add relief to
the wall surface; this is especially important for stucco buildings.
3. Special Windows - such as bays or dormers should be used to add interest and a domestic 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 from
the main building in terms of surface materials, trim, fenestration, roof materials, and color.
2. Freestanding Garages - should be unobtrusive, preferably located at the rear of properties to
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 - may be lined up consecutively; a space of five (5) feet
shall be provided between each garage or group of doors.
H. Plant Materials - See "Site Improvements and Landscaping" section for guidelines.
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Residential/Retail Mixed Use
Developlllent
Common usable outdoor
space required at 150 s.f. per
unit; mixed hardscape and
green at 30% : 70%.
Main pedestrian entrance to
residential portion of
development incorporated
into frontage; others
permitted.
Screen wall and trees required
adjacent to side and rear
properties.
Private deck/patio space
required at60 s.f. per unit.
Height limit may be exceeded
by 3.5' average/5' maximum
for underground parking.
"Main Street" storefront
desighs 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.
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i 45
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 sirl.g~e application:
1. Stone - such as slate or granite.
2. Brick pavers.
3. . Concrete unit pavers.
4. Poured-in-place concrete - with any of the following treatments: integral pigment color; special
aggregate; special scoring pattern; ornamental insets, such as tile; pattern stamped. All concrete
walks should be tinted to reduce glare.
c. Walls, Fences, Hedges, Gateways And Piers - should be used to define public and
private boundaries and/ or spaces and screen parking 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.
(ii) Thickness: at least eighteen (18) inches per side or diameter.
(iii) Height: at least thirty six (36) inches and no taller than fifty-four (54) inches.
2. Materials - should be the same as or compatible with those of the principal building(s). Support
post or pier materials may differ from fence materials; e.g. metal fence panels combined with
masonry piers.
a. Fences - Recommended materials are wrought iron, cast iron, and welded steel for com-
mercial applications. Metal fences may be mounted on a low masonry wall, and/ or span-
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The City of~~Prtino
Design Guidelines
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HEART OF THE CITY
~~~
rung masonry piers. Wood fences are appropriate in residential Plan Areas only. They
should be substantial in design and painted a light color.
b. Walls and piers - recommended materials are precast concrete stucco-faced concrete, brick,
or stone. .
c. Not recommended:
(i) Chain link fences.
(ii) Unfinished or unsurfaced concrete block walls - are strongly discouraged. Block walls
should be coated with cement stucco or 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 Treatments - Used on properties adjacent to the right-
of-way should reflect the following guidelines:
1. Plant Materials Along Stevens Creek Boulevard - should create an attractive and harmonious
character, in keeping with the orchard/ grove streetscape theme.
a. Trees with open branching structures - should be used. Deciduous trees are recommended.
b. Planting/landscaped areas - should have a simple palette of plant species.
c. Complex planting schemes - should not be used in front yard areas.
d. Plant materials that exhibit armual 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 Cit$-8-s:ppertino
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a. Space-defining elements - such as trellises, columns, walls, arbors, and hedges should be
provided to enhance the appearance of lots. These elements should be consistent in design
and materials with the principal building(s) 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 employed in all surface lots. The "orchard" tree placement
provides better shade on the passenger compartment and more even shade and vegetation
throughout the parking area. As illustrated by the diagram on the following page, trees
shall be planted toward the rear of 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 - from buildings to parking areas and perimeter roadways.
2. No cross slopes in excess of 2% - for 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 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 maximum to minimum ratio should be generally between 6 and 10 to 1.
3. Critical areas such as stairways, ramps and main walkways may have a higher illumination.
4. Lighting around automatic teller machines shall meet minimum standards required by the
State Business and Professions Code.
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Design Guidelines
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Infrastructure Plan
Background
State law requires that all specific plans include text
describing the distribution, location and intensity of
major components of infrastructure needed to support
the proposed land use and development in the spe-
cific planning area. The level of private and public im-
provement and development as contemplated in the
Heart of the City Specific Plan will not warrant any
major expansion of the City's infrastructure. The ma-
jor components of this specific plan involve:
.. Streetscape improvements, primarily landscaping,
which do not require purchase of property or 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 multi-
modal transportation corridor for Stevens Creek Bou-
levard. As such the plan proposes the eventual
completion of all sidewalk improvements along the
boulevard such that the sidewalk will be separated
from the street by a buffering easement of trees and
other landscaping. The amount of sidewalk improve-
ments that will need to be made are as follows:
Reconstruction of monolithic sidewalk: -14,000 ft.
Construction of new sidewalk: -850 ft.
The majority of sidewalk improvements will take place
incrementally as properties redevelop.
Infrastr,ucture Plan
The missing sections of bicycle lanes from 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~
timated 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-
velopment 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.
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HEART OF THE CITY
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~
Im.plem.entation.
Regulatory Framework
The Heart of the City Specific Plan is both a policy and
regulatory document. The goals, policies and strate-
gies provide the rationale for the development stan-
dards and land use map. The Heart of the City Specific
Plan is a regulatory document in that its land use map
and development standards will be incorporated into
a new planned development zoning for the property
within its boundary. The Plan is also a policy document
by virtue of the guidance it provides in allocating fu-
ture development in the planning area and in establish-
ing community expectations of the design and quality
of new development.
The Heart of the City Specific Plan was prepared as a
means to implement the City's 1993 General Plan as
revised. As such the specific plan executes the major
general plan goal of creating a Heart of the city - a
memorable, pedestrian-inclusive place for Cupertino.
Once the Specific Plan is adopted, all future rezoning,
tentative subdivision maps and public works projects
must be consistent with the specific plan as required
by state law.
In the event, that any regulation, condition, program
or portion of this Specific Plan is held invalid or un-
constitutional by a California or Federal court of com-
petent jurisdiction, such portions shall be deemed
separate, distinct and independent provisions, and the
invalidity of such provisions shall not affect the va-
lidity of the remaining provision thereof.
Streetscape Improvements
Background
Appendix A depicts the various estimated costs to in-
stall the proposed Heart of the City Streetscape im-
provements. The improvements will be phased over
time and geography as monies become available to
implement the streetscape improvements in its total-
ity. It will take a concerted public and private effort
before all the streetscape improvements and its ulti-
mate public benefit can be achieve. The proposed 5-
year capital improvement program allocates $1.5
million for 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
commission and install City gateway entrances.
Orchard park will be designed and developed.
Landmark public art and gateway entrances will
be commissioned in consultation with Fine Arts
Commission.
Funding Sources:
· City 5-year Capital Improvement Program
· Street improvement funding from City Center
property owners
Phase II: Landscape Easement Installation
Description of Activities
As private redevelopment occurs, the full landscape
easement improvements will be installed by private
property owners. Depending on existing site condi-
tions, this may include additional land, new sidewalk,
turf, additional trees and hedge fencing.
Funding Source:
Private property owners as redevelopment of prop-
erties occurs.
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The City of aiiAAino
Implementation
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HEART OF THE CITY
~~~
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 identified.
Appendix A
Note: Appendix A describes the urban design
consultant's specific recommendations for street fur-
nishings and other items. These items and materials
have not been approved by the City for use as Heart
of the City improvements, but they serve as a refer-
ence point for the City's continuing dis.cussion on the
type, quantity and quality of public improvements that
will be installed in the Heart of the City Specific Plan-
ning Area. That discussion will include the input of
residents, interested groups, the Fine Arts Commis-
sion, Planning Commission and City Council.
Street Furnishings
Bench: Londino continuous bench w /back (8' - 10'
length). 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~
menqed 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
may be used to incorporate advertising posters. (In a
number of cities, advertising companies have paid for
the shelters and their installation and maintenance.)
Shelters should be installed at all bus stops.
Trash Receptacle: Canterbury "Pennsylvania Avenue."
This is particularly sturdy receptacle. It is made of ei-
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 Saturn 2.
This light has a clear lantern and a simple, modern 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.
Furnishings should be painted a common color that
helps to tie them together visually. Color should also
be used to make furnishings highly visible from the
roadway so that the City's investments in the street
are on display. White and green is a traditional color
combination that would complement the orchard/
grove street tree plantings. White shows well against
green backgrounds and could be used on most of the
painted metal items, such as the street lights and bus
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 more 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
Implementation
The Citi3~pertino
1/99
HEART OF THE CITY
~~~
I~
orchard theme recommended for the corridor as a
whole. The.site was an orchard prior to the 1940's, and
until the 1970's was the site of a grain milling and stor-
age facility.) As illustrated by the plan on the follow-
ing page, the square would consist of four orchard
squares, each with a different tree speci~s and each
species selected for a different seasonal characteristic.
One species would exhibit an abundant spring flower
display, the second could feature summer flowers or
a unique leaf color, the third brilliant fall leaf color,
and the fourth distinctive winter branching patterns
or showy fruits or berries. The square would be bor-
dered and quartered by walks with benches and pe-
destrian-scale lighting.
Landmark Sundial: Consistent with the orchard/ garden
theme for the square, a landmark sundial is proposed
adjacent to the Stevens Creek Boulevard and De Anza
Boulevard intersection. Sundials are a traditional gar-
den ornament, reflecting the seasons as well as the
time. As illustrated, the sundial would be approxi-
mately 30 feet in height. It would be mounted on a
raised pedestal inscribed with markings for the sea-
sons and the time and would be clearly visible to pass-
ersby. Material for the sundial blade is assumed to be
metal; e.g., aluminum, steel or bronze. Material for the
base is assumed to be precast concrete or stone.
Gateway Entrances: Gateway entrances are proposed
at both ends of the corridor. The signs would span the
entire roadway, with "Cupertino" spelled out 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 mainstay of the City's
economy in the first half of the century. However, the
materials are intended to give the sign a distinctly
modern, technological look, expressing the importance
of the electronics industry to the City's present and
future. Painted steel or aluminum, metal mesh, and
neon are recommended. The signs will contrast as well
as complement the orchard/ grove street tree plantings
and recommended furnishings. They may also be used
to support banners announcing special City events,
such as the Cherry Blossom Festival.
Construction Costs
Recommended materials and preliminary construction
cost estimates for Stevens Creek Boulevard streetscape
improvements are listed below. Quantities are approxi-
mate 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 combination of City arts programs, dona-
tions from the City's corporations and citizens and the
Five Year Capital Improvement Program.
Trees are assumed to be 24" box size. Estimated costs
for single-row / double-row frontage street tree ar-
rangements are provided; both options include match-
ing trees in existing medians. 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'
O.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' O.C, 24" box: $500 delivered; $1,000
installed (incl. irrigation and demo);
Quantity: 548/960 Cost: $548,000/$960,000
East Gateway Street Trees - Fraxinus latifolia @ 30'
O.C, 24" box: $500 delivered; $1,000 installed (inc!.
irrigation and demo).
Quantity: 514/901 Cost: $514,000/$901,000
Street Lights - STAFF /se'lux Saturn 2 or EQ @ 90'
O.C w / single-head polycarbonate globes, lamp
type color-corrected metal halide @ 3000K, 100-150
watts: $1,200 delivered; $3,700 installed (inc!. cone.
base, wiring, conduit, etc.).
Quantity: 260 Cost: $962,000
Benches - Londino continuous bench w /back @ 300'
O.C; 2-3 units for ea. bench (8' -10' length): $1,000
delivered; $1,250 installed.
Quantity: 85 Cost: $106,250
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The City ofb~tktino
Appendix A
~
HEART OF THE CITY
~~r-r---.::;;
Bus Shelters- DayTech "San Francisco" model, 12'
length; $12,000 delivered; $14,000 installed.
Quantity: 20 Cost: $280,000
Trash Receptacles - Canterbury "Pennsylvania
Avenue" w /hinged door @ 600' a.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 estimates for the Landmarks are conceptual and
preliminary. 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;000.1 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 CitZ&Jg31pertino
1/99
HEART OF THE CITY
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~
4-Seasons Orchard
1
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Strong Building Corners
Define and Frame Intersection
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4-Seasons Orchard
Hotel
Seating Area
With Sundial
-n
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1 U Ib i
i D 11 DM II Y
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1/99
The City of~uPeitino
Appendix A
~
HEART OF THE CITY
~~~
Design EleIllen ts
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Appendix A
The CiG-e6CSupertino
1/99
HEART OF THE CITY
~~~
I~
Design Elel1len ts
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,~;:: ~. ':J'." .'; .,r.~._':::'::".0.-/"~~€~ f ~
.~>.~.-.r ~~....-.- r.
.' -.:7/' ~ ..
f:cC"C'/- ~'~
- - ... -. . ~
1/99
The City ofb.~Q.tino
Appendix A
~
HEART OF THE CITY
~ ~.r-r---:;;
Appendix A
The Cit)8oftipertino
1/99
CITY OF CUPERTINO
Heart of the City
Specific Plan
3-68
Ex:hiJJi'i~ D
"C..... '"' '-':"cd l"'T"T
.l.-~l"-A..'-L. '-')
.:..1........ (';':"T'" rO.........,-~l
L..J..L'- '--.J..L) '-- L.A.....J..l'-.J..i.
OC:08C~ 2, 1995
Page 1 of 574& I
Table of Contents
II1 trod UCti011 .............................................................................................................................. .... 5
Po Ii cv F r all1 e '\v 0 r k . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . '.' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 7
LAND USE 1\1AP AND SPECIFIC AREAS ............................................................................12
S treetsca pe Desi gI1 .................................................................. . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 13
Developll1ent Standards and DesigI1 GuideIil1es .................................................................. 18
De\ieloplnel1 t Sta11dards............................................................................................................ 22
Revie\\7 Process for Modificatio11 of Developnlent Standards............................................. 35
DesigI1 Guidelmes..... ...... ..... ....... ......... ..... ..................... .... .............. ........ .......... ....... ....... .......... 36
Site Ir11 provell1ents And Landscaping Guidelines...........................................:.................... 46
IILfrastructure Pla11 ..................................................................................................................... 50
1111 pIe ill e 11 t a ti 0 n ... .. . . . . .. . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 51
A P pel1 dix A .............................................................................................................................. .. 52
A ppel1dix B .............................................................................................................................. ... .56
TJ.clc of Cor..tcI:t~
11-: t:::..- 0 d:.: ct: 0:1 .. ...... ............ .... ................ .... .......... .......... ...... 5
Po Ii cy F ~ J.:::"11 C ~ \. 0 ~ k ........................................................... 6
b......'" a Y""e 1\ !ap ........ ~ cpe'-~al ^ ....'""'as g
L.A...J. l _-.... , '-'L..L L \.,...ol,. .L-..I '--.J.. ...L ..L..J... '-- . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
c~""ee~se--pe I;)""sis'" 1 g
~ L...L.. \.. "-A. '-- 0 L. ........................................................ ..L.
DCT.c 1 OF":'=" C"'" t C tJ.r dJ. ...c::; ......... d D'""'~~ ~...
'..L ..L l ..l. 1........... L .L ,""",-.J. L '-.J.. oJ. L
C 11.i d c liI-: c ::; ....... ............ .... ... .... ............. ........................ .... 21
Ge....els..--r...e.....t c~a..... rl....frlS '13
\ .t' ..&..L .J..L ........,.... .J.L~~ \..A.. .............................................. '
ciro-1c F"""Tlilj" Rc~iccr~i""l DC...-,...,lOF........c.....t
1..,...1 LO..L ""-'l..J.. L' _ L L LA... , \""'..L ..L...L L ..L l
S t J.1-: d .:: 1- d::; . .... ....... .............. ..... ............. ..... ............. .......... 31
g~',-I""'p~~s..... P"'eress "'s- Qe\-,...,ls......r...".,"'~ cfai...a......-as ~'1
'\.\.....\..... L..l..J..L .J.. '- .L..L. '- ~ ...LL\.......LLL. '-' L LA....1.. ..... "-../
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~ ~ 151 .. u.......... C ....L...L .. c::; ......................................................... --' J
Ir:f:-i~t:l:c::::"c PI:.r.. ......................................................... 13
I:::..:..... F 12 1:..... c:-: t:. tier.. ............. .................. ................... ..... ...... 19
... \.. J? F c:....... d :x. /\....................................................................... .s 0
3-69
Page 2 of 574& I
C::;. CourLci1
',V:..11:; Dc:..:..., ~.1:t:Y. 0:-
J 01--..:... B:t:.: :i:::t
Do:... Bunlc:i
B.:.:-b Ko~p e1
L::..:r.:.lcc Sorc:...:cn
P~ - ~~-:.:.......S C 0::" ~""'i:;:: or:
D.:.--;.i.i Dcyle, Ch.:.:.q::-cr:o:1
P.:.:.:.l '.'. Robe:-::, '.'i:: C1.....:.:.:-pcr:o:1
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. \.:....i:-cJ. HJ.rri:
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D:J:--.:..ld E:-:r'.'::...., Ci:). ~. f""' ......:.;2:-
Robe:-: S. Cc,,; ,.::.:...., ...''....ICP, "0:.rc::o: of Co::....::....t::--.it;. Dc..elc~::...c:....t
C:.:.dj. ',~.To:-dc~, ...'\.ICP, C::;- Pl.:.ru....e:
CcE:.... J..~.;, ."...ICP, ... "....::oci.:.:c PL::--":lC.'" / P:-cjcc: ~.1-'.....:.;e:
~,1i:l-.clc ::j:..::::.... -......, :\.ICP, Pl::':klcr II
'.' e:-.:: Cil, Pl:':ulcr II
. \.:....:.:. :'- ~.:.:- ~.::j - ......, Pl:..:""::....:.:...; h... :e:'-:1
y.... o:--..:....c Kelley., ... "...~::::.:-.i:::-.:: ::':c ~ cc:-e:.:::;-
P--.... EooeD, ;'...~::....:.:1i.:::-:::::...-::: Cle:l~
s::::-: '/i::J~c..:icl:, F.E., D:.:-cc:~: :::: P:..:1:1:.c '/',7 orl~:;
el::::""::.... C::'oS, r-' .E., T:-.:::::: E:1S:':l:::::-
s::::...:::: D~~sl:.:....o, Di:.-cc:.Jr 0: :P.:.:l~: .:.:....d Rcc:-:::.:.::~:--.
C,J:...::.:.l:- ~...:: / C o:....:::.~:.: ::::-:
:f:-cc~::... -~... T. -~"'o Be::o::...lcy, S::-c::::::.:.p::: &. LT:b.:.:.... Dc::.;:'" Ce:....::.:.l:.:.r....::
_\..::...c:....~l:lC:...~: B:y- C:.:-:r. C,J:.:.:....cil.^...: c~ 5e1;: ~, "'000
": .....!), ,f-~~'.... '""\ 1 00'7 ----c~.,.c.,r-o~...L.,....L.O ~''''c t.Jr_o_~.J-.....! .L.l-r_o r~:;. c.....c~~!~'"' P'-~'" ~.~~11 -C,.....h ~..... .... ~....-.-c ..r_o..':""~""'_", .-J_J-::
....J... \"..IA-...................'-.&....--"....../..-'I/ ........L ..L~'-.A.""'-.J.. L..L1. J........\O"""~.......'-;.&.. ~~'-- '--........ -r- '-..-.....L.......... .....~l. ,..&......&...... _.""""'-............L-.......,t"'.......O ..L'-,.._...'-"......~~~
:~.... :l...c ~o..\.:::r i.:....::~c co::...::::-::: :l....c :1....:.:....;2~ ~.:.Sc. Tj.?2: :: :1....--....S2: :::....:). :"l:l:.:cc ~.:.oc :......~....2C:-:.........S, ::.,~~....:::
:-).~e.;:-.::fl....::.:.l 0:- .:o:::...e::: :1... ~~"'sc:::; 2: pelle:; ~~...d :-cx: :l...:.:......;c:. S:.:.8::-~....::.~:c :1...:.:....Sc: ~,.::.118c :"'2:C~ :..:... :l...c
:.:.::1:: 2:::lc....:, i.:... .:.~~:.::o:--. :0 :l...c ~:.Sc :.-:::.::.::.:::... 8.:,:c:.
~::::e 0:.-~i.:.... -~:c [:\2:,:::.:r:::.c:....
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I::::::::::::....bc:, 1907 CC 1769 TC)~:: S:.:...;lc P~~:.....:ly. R::::::'::::12::::: ." 11~"'; ,-e~ c:... C::::.-:.:.i.:..... P:-c~::::.::c:
J:.:.lj. S, 2.003 CC 17S~ T:::x:: E;~::::t::io:.... P:-c:c:: :e: Dc::lc:r:::....::::...: S:~-...c..:.:-~:
J"--;c 2.0, 'OOe) 00 2.91 & Oe) 2.03 ~.f.:~: C::y. C::::....:::- .:\.:-c.: :1-;.:::...S2:
3-70
Page 3 of 5748
Tl1e City of Cupertu10
List of Diagrams a11d Maps
LaJ1d Use Map
Streetscape COl1cept Plan
Develop111el1t Guideli11es
HCJ.rt of tl-:c Cit;~ Specific PIJ.1"'t
L::.r.....d l!:=;e ~~ {J. p ................................................................. 9
Strect:=;cJ.pe C01"'tccFt PIJ.l-: ........................................... 11
Fro 1..... :J.ge Rel.....o,.~~ J. tio:"'t C ol-:di tio:"'L:; .............................. 13
8t''''e''. -c...ertao-e Re.....spatief1 G6rr-1i~i6""'S is
it .J.. ..L.1.. L 0 .J..L' L L\...A. .t.. ..LL ..................
~6..Tlf'... e".'-ial Reta;' QeT~e '6............. ert ~ ~
.J.... . L ..L L. ..L. '- ~.L , ~ ~ J...L L L .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .... 0
~8................e...,-i'"\l G~f;Ee geT-e'8p..-.-.e.....~ '''\9
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1\ ,f..,l~~ ~T..-.~~ Res~r-1e"-'~~al :gl"\,.~ele.............e.....~ 4:"
~ , ..L \""..oot...L L...L ..L. L..1. &... ... '-"'- ..L L p..J.. \..... , ..L. ~ .....~ L ..L. L L.. ............................................ _
Res;r1e.....t;'"'! /Ret'"'il1\ ,f;,'er-l lJs'"' QeT~e16p""''''e''-'~ 4~
'\.. .l. '-.A. .&.. l ..L........ J LA....i.. ".L.J.. \.. \..A. '- '.J" ..L..J.. L ..L L..... ..................
1 ScJ.:=;o:.....:; O:,cl-:J.:-d ....................................................... 53
Dc~igrL ElcI:.....Cl.....::; ........................................................... .s 1
n.....e City of Cl:pcrti:-:o
1 / no
~
3-71
Page 4 of 574& I
Introduction
Overview
The Heart of the City Specific Plal1 provides specific developmel1t guidance for one of
the most important commercial corridors in the City of Cupertino. The purpose of the
specific plal1 is to guide the. future development al1d redevelopmel1t of the--+-f-
approxin1atelv 552 250 acre Stevens Creek Boulevard Corridor U1 a maru1er that creates
a greater sell.se of place and community identity U1 Cupertino. The overall goal is to
develop a Heart of the City, a pedestrian-inclusive gatheru1g place t11at ""vill create a
positive and memorable image of Cupertino
To acli.ie"ve this goal, the Specific Plal1 intends to guide future U1vestment aJ1d
developmel1t in the area by:
1) Providing a clearly defined plal1 for the intel1Sificatiol1 of certau1 subareas al1d
t11e arral1gement of lal1d uses to COl1centrate activity;
2) Developu1g detailed development stal1dards al1d architectural guidelines to
u1forln builders and the public about the con1munity's expectatio11s for quality
developmel1t; and
3) Con1mittll1g public ll1vestme11t al1d establishing additiol1al financing to frn1d
public improvemel1ts that vvill enhance cOlnmunity identity and unity alol1g
Stevens Creek Boulevard.
111e Plal1 does 110t :..rl:c::::d :0 force t11e relocatio11 of businesses; suc11 decisions ~\~ill be
dic::l:cd ley'" pc:-~orLJ.l :.C::~Ol~ 8:' are detern1ll1ed bv market COl1ditiol1S, rather, t11e land
use regulatiol1S al1d design guidelli1es are ll1 place to guide future development al1d
reno\Tation of existing businesses. As such private development will probably occur
increll1e11tally, but directed. toward a commOl1 visiol1.
Specific PlaI1 Area Description
TI1e Heart of t11e City specific plalu1ing area encolnpasses tl1e properties fronting 011 or
near t11e Steven.s Creek Boulevard Corridor, al1 east/vvest tra11sportation spll1e t11at is
bounded by t11e eastern City lil11its l1ear Lawrence Expressway al1d High\vay 85 to tl1e
\ATest n...c .."'1"'..........~.....'"'" "'....c'" ::.....cl::2.c~ leC:ll i:.....corF8:-:::cd :::.....d ........~.....,...c........orJ..1.c,-l .1.c..-....~.1.o..,~~
\'V . L. ~.J..............1.~L~LO c"....L.J". '-A. '-"-LL..L.,Ll'- Lt'" I... \....4 I... ..L..L.L\.. ..LJ
~o~~1~""'7 ~"'e",..-ly ~~1") "',.......c::;
~ L.. ~ .i...J. L 0 .J.... 1..A.....L..l.. '-' \,...I _ l.A.. L...... .
Authority for the Plah
Sectio11 65450 of the California Gover1une11t Code provides for local governments to
prepare specific plal1s for the systematic in1plementatio11 of the General Plal1. Tl.....:.::.~1 ([he
5~pecific pr1aI1 is a plannu1g tool t11at Cal1 be used to carry out t11e goals and policies of
t11e Gel1eral Plal1. State law establishes certain mU1imum requiren1e11ts t11at must be
3-72
Page 5 of 5748 I
adhered to in a specific plan. Tl1ese requirements include text aJ1d diagrams t11at specify
all of the follo\~Ting in detail:
1. TI1e distribution, locatiol1 al1d exte11t of the uses of laJ1d, including opel1 space,
\~7ithll1 the area covered by the pla11.
2. Stal1dards and criteria by \v11ic11 development will proceed and standards for t11e
c011servatiol1, developme11t, and utilization of natural resources where appropriate.
3. The proposed distributiol1, location and. intensity of major compo11ents of the
public and private traJ1sportation, sanitary sewerage, \vater, storm\vater drau1age,
solid \~7aste disposat energy aJ.1d other esse11tial facilities proposed to be located
withll1 the area covered by the pla11 a11d 11eeded to support the lar1d uses described
ll1 the plan.
4. A progran1 of irnplementatio11 Ineasures includmg regulations, programs and
public \vorks projects a11d finall_cing measures needed to carry out the pro'visio11S of
t11e tl:rcc FrcccdiJ:g FJ.rJ.grJ.pl.....:; pla11.
3-73
Page 6 of 574& I'
Policy Frallle-work
Overall Goal
To create a positive and memorable linage of Stevel1s Creek Boulevard. of CupcrtiI1o,
J.rLd ~-i:uJ.lly J.r.d fur.ctiorLJ.lly liJ::k tl-:c ffiJ.jor J.cti"-,-it)- cC1-:tcr~ 01-: Stc"-,-c:a~ C::-ccl~
Boulc"-,"J.rd frol:..... Higl.....~\-J.y. 85 to tl.....c CJ.~tc:-:..... city lll:.....i:~. Pro"-,-idc ~:..... ccor.on.....icJ.lly "-,-iJ.blc
crL..-,-ir01m.....c:lt for J. bJ.Lmccd lnix:urc of cOllm.....crciJ.l, office, ci..-;:c, cultur~l, rccrcJ.ti011J.I
::'l-:d rc:idcr.tiJ.ll::.rLd u:;c~ tl-:J.t .:lye liI.....kcd. ~\-itl: ~J.fc J.1-:d cffic:c:-:: ci::-culJ.::o:-: J..:-:d J.ccc:;:.
Land Use/Economic Goal
Develop a Heart of th.e City th.at provides a variety of lal1d use opportU1uties of ll1ixed
use developll1e11t, en11anced activity nodes, aI1d safe aI1d efficie11t circulatiol1 and access
for all 1110des of tra11sportatiol1 bet\vee11 activitv centers t11at 11elp focus and support
a.ctivitv ll1 the centers.tl-:J.t C11l......:l1-:CC~ J.cti"-;ity i1-: thc r:-:J..jor J.cti"-,-ity cc:.....tc:-:;.
Policies
1. Tl.....rcc T\vo major ;1cti"-,-ity- CCl-:tcr: areas and t11ree subareas are identified~ ea-Eft
:;cr\-iI.....b J. diffcrc:-:: fl:rpo:c. ~!c-;\- IJ..l-:d u:;c: ~:.....d dc..-,-clop:TLCl.....t :hol:ld C1U-:J.l.....CC
J..cti"-,-ity iI-: tl-:c:e cc1.....:cr~. Tl-:c lJ..l-:d uce c:l-:pl-:J.:i: for cJ.cl-: ~cti"-,-ity CC1.....:C::- :l.....ould be
01..... lil~e J..l.....d cOll.....plcll1C1.....tJ..:-y u:c~ ::.:.....d 2.cti"-,-itie:.
O::..k~::/D;: .L~...77=::: Cc!!.~g;:; Crossroads
Ct:lturJ.l, Educ::.ti01-:J..l, RccrcJ.:io:-:~l ~:-:d SFec:'J..lty- Rc:::.il Cc:::c:.. .L~1 active,
pedestria11-oriel1ted s110pping district alo11g Steve11s Creek Boulevard,
bet\veel1 De Al1Za Boulevard a11d Stel1ll1g Road. DeveloPll1ent shall l1ave
retail uses \vit11 storefronts 011 the groUl1d level. COll1.111ercial office uses 111av
be allo\ved 011 the seco11d level. Li1nited residential uses are allo\ved.
C"'or-;r"'''''''''rT,-1r-: /C:-l-.., C:-':c C"'....-l-,'"';- Ste-Jel1s C7'eek BOIJle-JQ7'd
I _ -', L./ .-............, ' . :J . v ,. .... I . ...... . L -1. L
C cl-:crJ.l Con.....l:1c:-c:J..l, I:-:otcl, Bibl-: DCl1:i:y Rc:;idc1..... ::J..l, ~l-:d Office &
Co~,-erru:-:cl-:t u~e~ .L~ 111ixed cOll11nercial, office al1d reside11tial corridor
cOIU1ectiI1g De A11za College, Crossroads, Citv Center and ValIeo Fashiol1
Mall extendiI1g fro1l1 High\vav 85 to tl1e ",vest to the easterl1 citv lill1its.
- - .
West Steve11s Creek Boulevard (froll1 Higl1\vav 85 to &1ton Way):
- .
II1cludes the Oaks Shoppi11g Center a11d the De A11za COll1111U11ity College
call1pus. Ne\v 'develoP1ne11t should i11eorporate ll1ixed
c0111111ercial / reside11tial uses.
Central Stev.el1S Creek Boulevard (fro111 De A11za Boule\Tard east to
Peri111eter Road): Ne\v develop111ent shall C011sist of
C0111111ercial/ e0111111ercial office uses 011 the first floor. Office uses are
per111itted 011 the second !loor. Reside11tial uses are allo\ved. Residential
ll1ixed use is allo,.ved if t11e residential U11its provide an ll1centive to
,develop t11e retail use, if t11e develoPll1ent is \,,"'ell desigr1ed, financiallv
- .
3-74
Page 7 of 574& I
bel1eficial to CupertiI1o, provides con1111Ull.itv alnellities aJ1d is pedestrial1-
orien ted.
East Stevell.S Creek Boulevard (frOl1l Perlll1eter Road to easterl1 City
lilllits): Nevv developlnent sl1all cOIl.sist of COll1Inercial / C0111I11ercial office
uses 011 tI1e first !loor. Office uses are perIni tted 011 the second !loor.
Residential uses are allo,ved. Residelltial Inixed use is allo,ved if the
residential Ull.its provide ail ll1centi'ie to develop the retail use, if the
developInel1t is \vell desigr1ed, financially bel1eficial to Cupertll1o,
provides COl11.D1Ull.itv an1ell.ities and is pedestriaIl-oriented.
The properties as ShO'Vll III Figure 1 011 page 11 s11alI ll1aill.tall1 the Heart of
tI1e City Park,vav Landscape EaSe111ent and Frontage Renovatiol1
requirenlents and sll.all nleet the Design Guidelll1es il1 tllis docunlellt. These
properties ll1clude De A11Za College, properties to the south of StevellS Creek
Boulevard vvitllll1 the City Center area, properties to the nortll of StevellS
Creek Boulevard vvitlllll the Soutll. \Tallco Park area.
1 T ,.., 77 C ,... F"" - 7 ~ ,; '...;.. P s: ".7, & 1''; C'; ;.. ';.1-.. ,
,.... '", i '-' ,-,;.._" '- ... \....I '" '" i \.- . ~. , &." 6,-':J
CCl~crJ.l Co:::-:a"lc::-ciJ.l J.l~d Ho:cl u::;c.:;
2. TIle majority of the 250,000225,300 square foot :'2tJ.il comlnercial development
allocatioll for tIle Heart of tIle City should be devoted to enllancll1g activity III tIle
major activity cellters along the corridor.
3. Parcels on or near intersectioll.s ill. the Stevell.S Creek Boulevard area shallll.ave a
11eigllborhood C0111lnercial component.Ii1,OOO ~quJ.::-e fect cf office dc"~-cloFl:-:c:~t:
01 000 ~ql:J.""e f"c':" ~"-o""'''' .t-l"'c "To~/-r Cc,...te- p- C"'o~~".o"",..:J::; Cc........c...::; ....110""',...tic..... """001'1
./ , ~ '- L .J..~ .J.....L L L ~ L .... ~ '->- ~. ..L ~,-,-. ..L.J.."..L .......J..... '-.... ......t"
........d c::o (\00 ::;quJ.-e fec~ !rcI'''' .t-l"'c ,!~ TO..... de::;;=rJ.~c~ J.llocJ.t-;o..... poor! J.....A ...llo,..,....t-Ad !o".
t.,...LLl. '-"',,,-, .L &.. .J... ..LL I.. L 4." .....L .J..o ~ \,.. '-4.. 1..... .J..L .l,\",.. LA.. L'-A.L'- ..L..L
.t-l'" A cyr............t-c c Co".p orJ..t-~ 0..... of!; CA 1...... ~ld ~..... 0- J..t- .t-1... c Ci t.,.,. Cc..... .t-c... '"' ".CJ. J.::;~e~'" 0". .....,... ".""c1
L u_ L.J .J.. L......i . L ~ ..... .J.. L. ~.J.. \.... '-' '-'L..L .J...J.. "0 L L.J.. L ) .J.. .... ~....~, '-' .J.. t'.......... '-
:~o. 369 01 035.
4. The 11,500 square foot office developnlent allocatioll ll1av be used for office uses in
the Crossroads, Central and East Stevells Creek Boulevard subareas.
4:-5. Mixed COlnl1l.ercial alld residential developmellt may be allowed iI-: the ::c:i",-i:y
cc:.... tcr~ ~'.-hc:~ :l~c di:;t:-ib:: tiOl-: o~ :-C::;iC2:~ tiJ.l ~:~d co::.....::-:c::-ciJ.I U::;2::; c:ll~::::~cc.:;
.....c~e:::;.L....;J.r J.c+-i"'-ity n...c ........J.y;n............... Gc.....:::;;ty ~~ 35 ,..:J.....,,11;.....~~ p""r o-ro::~ ...,..,...c l.f t11e
~ ~ ....L.."'-. L L \ . ~ ..a........L oI"\...l.J... L\..A-..L.J.. L .J.. L,..... . ..L.... '-4.. " '-.J...L....l...1. La '- b ~ """"'\.-..L._
residelltial Ullits provide all illcentive to develop retail use, if the de"veloP111ent is
,veIl desigIled, fillancially beneficial to Cupertino, provides COlnrTIUllity all1ellities
and is pedestrian-oriented.
c::
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.1.L.l".A.. ) .l.
. ""'+-. -..t- .,. ~..... .1.1...
.J... L. LA L ..La.. l. L..l L
6.
1...
~ .. ,... 1 ..... .t-1... "
-,.J.. tJ.......... .J.."o Li L\....
....... ~
.J..""'o
L.J...J.. .0
~.,. r-- ..
..L LO-J '-'..&.. L .J..
l-:CJ.::'- St2...-Cl.....~ C:.cck Bc::lc"':J.:-d. Residential. or office develoPll1ellts shall be
considered ll1 l1lid-block parcels. TI1e 330 Ullit residential allocation is available for
Page 8 of 574&
3-75
tIle elltire area; hovvever, lilnited residential uses are allo'\ved Ul the Crossroads
area. Tl1e lllaxinlum derlsitv allo\vable sllall be 25 dvvelllllg Ullits per acre.
7. Project specific developll1ellt allocatioll and developll1ent illtellsitv ,vill be
deternlllled 011 a case-bv-case basis ill COlljUllctio11 \~iitI1 specific developnlent
reVle\v.
S tr~ tc g~y-:
~! c~\" l:o~~ll~g ~i:c:; ~re idcl~tified J.lOl~g Ste~,.cI::; Crcek Boulc",-J.rd. Ii~cel~:i~,.e:;
~l-:o~ld be dCT,-elopcd to el~cour~ge rc~idc:~:i~l :-cdcT,.c1op:r.e:1t. TI~e follo,,;\-i1~g
~,-::c~:~t, ~:lb~t2U.1:iJ.lly Ul~dcruti1izcd or w~dc;:-t:uil: :;i:c:; ~:-c c:~cour2tbed :0
.....~i.~-...~c'y rcdcT-clop J.:; ....cr-idc....:.;...l or ......iycd '-o"~""""c""'-;""l ,"\,"'d ""c:;;~c"":.iJ.l
,t'.L l,...4~..' " .J.. -' .a. L~.LI.,..L .J....LL '\. '- .L..LL..L..LL .1..'-.1.""""- ~.L L ..L.. .J..'-'l. .&..L...
p""o;cc:.:; L')'i:;~ll"'0'" 1e0'"J.1 usc:; "~"'J.J" co.....tir....c .........til :.l"'c propc"":';cs :1::'2
.L J ..... ~ '- . ~ LO 0 .l...L L .L L L ~ ~..L L L L ..L .....L
::'cdc~-elopcd.
Eo.:..:,,; \-0;:- k:; / EJ.~:cr:~ City Lin1i::; ..:'\..:-eJ.
"~.1cr2edes" Used C~r Lot
.L'\reJ. sur:.oUl~dll~g 1r^/l~crehousc Rccord:;
(B; '"\.... '-lli ,~T J. y)
..L~..L. L\.... , ,
',\7ood,,;',.ork:; Site
D'.:~-id~on Cl~eT,-:-olct Site
:.8. Plall for the gradual developnlent of \Tacant, nOllresidentia1 sites alld the upgrading
of under utilized, Il01lresidell tial sites. .
Strategies:
. Idelltify Stevens Creek Boulevard cOll1mercial sites bet'\veell tIle Inajor activity
CC:~:C:"S areas a11d provide Heart of t11e City retail cOlnmercial developme11t
allocation for tIle upgradulg of tIlese properties to Heart of City design
staIldards.
. Prepare. developluellt regulationB aJld guidelill.es tll.at clarify City expectation.s
for quality developmellt.
. Throug1l economic developnlent activities, focus 011 attracting l1e'YV businesses
and retallllllg existulg buslllesses.
&9. En.sure tIle cOlnpatibility of adjoin.lllg land uses
Strategy:
Prepare lalld use alld developlnent regulatioIls that assure compatibility, '\vllile
eInploying specific, well-desigrled buffersJor adjacellt residences.
9-:-10. Gellera11y, tIle expellditure of public funds to acquire and develop typical
Ileighborllood parks is 110t elldorsed; ho'\vever, passive rest areas should be
lllcorporated III ne'\v developlnellt to the extellt feasible alld ill furtllerallce of Heart
of the Cl.ty Specific PI all po1l.cies 5('"0''' :;;.LI""\ 'c,..,'"\.L;c.....:; ~r 1'\TI""\;~l...'...o...,...oor1,.., T 1 ...,....,~ L J
. .1.&. \.....Ii. .1....\-..1. '-f.....L.L~ '.1. L.. .J... L ~ '~.J.o L.L.,.I ..L...Ll ~-.J J......-i..L... "-A...1.l\...4.. -
sl....c::ld be (c::.~~idc::"cd fc:;." p:.:lcEc exFc::....d~:::::."c:; :.s ",\-c11 .::; C::."cck::::dc P:.:I~ ~::.....d
'i....l."r-.---s
.1. J. L...,L..-lO '-" .
3-76
Page 9 of 57~ I
Circulation/Parking Goal
Facilit"ate efficient and safe movement of people and vehicles "\vithin tI1e specific
plaImlllg area. Maintain or improve transportation level of service (LOS) llDll except at
tIle intersection.- of Stevens Creek Boulevard and De Anza Boulevards aI1d at the
u1tersectio11 of Stevens Creek Boulevard and Stellu1g Road, where LOS E+ is allowable
l-
to furtl1er a ruuque conununity gatI1erul.g place.
Policies:
1. Promote bicycle and pedestrian access :I'.. tl-:c ::C:iT.-itJ~ CCl-:tC:-~ .l~ ~\-cll J.~ along
Steve11s Creek Boulevard by creating a 11etvvork of attractive forn1al a11d informal
pedestrian path"\vays that luLl< together tIle Boulevard and adjacent properties.
Strategies:
· E\Taluate OptiOll.S 011 Stevel1S Creek Boulevard to i111prove the pedestria11
ellvirOll111ent by proactivelv 111al1aglllg speed limits, their 111anuaI and
auto111ated el1forcen1ent aI1d traffic sigrlal syncIuo11V.
· Require pedestrian plarmiIlg for l1E\V dc"~-cloFr:lcrlt ~\-l-:ichdeveloplnent that
u1cludes pedestriall lir1kages" betv./een properties aI1d pedestriarl-oriented
amellities J.: tl-:c :1-:J.jo:- :::::ti",-ity CC:-'L:2:.~.
· Barriers to pedestriaIl access should not be created betvveell adjoirlli1g retail
commercial properties.
· E11courage active, outdoor-oriellted comlnercial uses ::-: t1-:c ::c:i'~-i:y" ccn:2:-~.
· Develop desigIl guidelir1es a11d incentives for pedestriarl plazas, courtyards and
passive rest areas.
· Complete implenlelltation of the bicycle plan for Steve11s Creek Boulevard aJ.1d
provide bicycle racks as l1eeded.
· Investigate tI1e possibility of creatulg greater pedestrian access between the
residelltial neighborhoods aJ.ld retail cellters.
· Investigate pote11tial open. space linkage from Creekside Park to Stevens Creek
Boulevard and into Vallco Industrial Park using the Calabazas Creek Corridor.
2. Impro~Te h-affic flow and visual COlltinuity along tI1e Boulevard.
Strategy:
Reduce the l1umber of curb cuts by reqUlrmg shared drive"\vays al1d
u1tercoru1ected roads alollg tIle Boulevard \v11ere feasible tIlrougll private
developlnel1t irnprovelnellts.
3. Adjust parking stalldards III accordallce "\\Tith actuallal1d use den1a11d.
Strategy:
~Establisl1 revised parkulg sta11dards for nlixed used developmel1ts that include
reside11tial uses.
· Require shared parkir1g agreen1ents ll1 tIle' Crossroads area, \vitIl overall
parking: standards reduced to retlect shared parkil1g arrangen1ents.
3-77
Page 10 of 57+g
Urbal1 Design/Streetscape Goal
To create a l1igh quality aJ.ld distulct community image aJ.ld a fm1ctional al1d vibraJ.1t
heart for Cupertino.
Policies:
1. Pro\Tide a public improvement progralTI, developme11t standards al1d design
guideliIles that ,,,rill pron1ote the future image of Stevells Creek Boulevard as tIle
Heart of tI1e City.
Strategies:
. Implenlent a streetscape progrJ.r:..... ~1.~1:icl~progran1 tl1at will create a distU1Ct, but
co11esive, high quality image for Stevells Creek Boulevard.
. Require compliance ,vith tIle Heart of the City design guidelines for new
de\Telopment or redeveloplnent of existulg buildings. Empllasize urban design as
a major consideratioll of the desi811 revie,v and approval process.
. Promote Boulevard laIldscaping that complemellts tI1e plaluled lalld uses alld
activities along the Boulevard.
. EnhaIlce and prolnote the creatioll of public space throughout the Heart of the
City tlvougll the use of buildu1g sitUlg aIld design, public art, landscapulg and
street furniture.
. Design. en.h-y poults al1d IJ1.....d::~J.:-l~:; ~\-l-:icl:landmarks that provide a sense of
arrival to the Heart of the City, initiate the streetscape theIne and provide
sigrlage to importallt desti11atiolls.
. Develop 81ltrance c011ceptsL ,vhich Inay ulclude structures al1dj or laIldscapu1g
for Inajor projects to be implemented by private property o\,yners.
. Consider the visual alld functional access of significant public facilities ill
developulg buildulg desigrls for the Heart of tI1e City.
. Elnphasize private property laildscape materials that cOlnplemel1t the streetscape
landscape plall.
~ DCTt-clop C cOl.....c::.....ic t.....cc:..... tiT.-c:; fo:. p :.op c:-:y O~ \-:.....cr:; "';..-l~o "'; \-i~l..... :0 '::':.Clli :cct:.:::...::.llJ'"
...r\l.......l~il;~J.~r\ 0". ...r\,...lcp'-"op t1...c;". F".o"~c".~;c:;
.L\",... L........L-/ .L....l..... ....\-. .J... .J...,-~ " \",....1 .1.L..L.J...L t" .J..~..L .
. Implemellt a plall to have a professiollal arcb_itectural advisor to assist tIle City in
tIle desi81l review process.
2. SofteI1 alld defil1e the hardscape of parkulg areas, pedestriaIl spaces alld path\,yays
by using laIldscapil1g :.:.....d ::;::cc: fu:-:.....it:l:.c.
Strategy:
Develop desigrl guidelu1es for tIle use of lalldscaping and furniture in the
Ilardscape areas in order to defule and separate use areas as ,.vell as create more
attractive ell\Tirolunents.
3-78
Page 11 of 57-+8 I
LAND USE MAP AND SPECIFIC AREAS
3-79
Page 12 of 57-+& I
Streetscape Design
Background and Purpose
T11e Streetscape Eleme11t of the Specific Plan implelue11ts comrnUl1ity desigI1 goals
contau1ed in t11e 1993 Ge11eral Plan, aFtEl--desigI1 c011cepts subsequently developed al1d
revised U1 the 1993 "Heart of the City" Design C11arette, and a11Y ne,,, policies al1d
concepts identified ll1 the 2005 Gel1eral PlaI1. The general streetscape concept el1dorsed
at the C11arette was nar11ed "Parkurbia." It promotes a "greenl1 city, ackr1o"\vledges
CUperm10'S agricultural past, aI1d has lU1king t11e street's major activity centers vv-ith a
continuous laI1dscaped parkway as a principal objective.
The Streetscape Element complemel1ts the Specific Plar1's Lal1d Use Elemel1t by
reflectu1g the corridor's different land use concel1trations al1d designatioIls. Design
approac11es vary to accolmnodate lar1d uses. Options for implementation depel1d to a
sigr1uica11t extel1t on t11e type of existu1g developmel1t immediately adjace11t to the street
right-of-vvay. Streetscape policies also reflect tl1e setback, frol1tage improvemel1ts, and
landscape al1d sigI1age requiremellts established Ul the Plan's Developmel1t Stal1dards
and Desigr1 Guidelines. Toget11er, t11ese three Pla11 Elements ccnnbine to promote an
attractive, mixed-use boulevard, C011sistel1t "\vitl1 the goals of the Gel1eral Plan.
Streetscape improvemel1t policies apply to bot11 public and private sector actions ll1 t11e
Specific Plar1 Area. For example, large-scale ilnproven1el1ts "\vithu1 the existu1g rigllt-of-
vyay, suc11 as street trees an.d sh"eet lightu1g, Inay be best inlpleme11ted by t11e City ,"lith.
future reunbursement by private property o"\vners wIle11 redevelopment occurs;
construction can be more efficiel1t aJ1d tIle appearal1ce of the ilnprovemel1ts more
consiste11t. Improvements to private property a"djacel1t to the rigllt-of-way would need
to be caordulated wit11 tI1e City, but could be in1plen1ellted as part of privately-financed
site renovation or redevelopluellt. .LA.... car:.....bi:......::tioll of Fl.:clic J.r:.d pri..,~J.:c fW1diI:g COl.:ld
be n:;c d Joa fir'"' r""c ciT~; '""' 1,", r d ....... J. ...}"::; :1r d / 0"" r:h"""cJo:;,"",J. P c ~Ll"-r i:; 1... ;..... <-~ ~l.:cl'" '"'::; bc..... c 1...,..,~ '"'.... d
~ ... L~ L"- ,..l'-..l......... 1.. .1....J..1. .1. '" L I ..L _ '- L. '- ..L.L L. ..L.L..L...1.LO I L l.,...ol. J..l Ll\...... &.,...Li,.L
c::.::; :;hcltcr~. Hovvever, t11e primary purpose of t11e Streetscape Elemel1t is to defille the
ilnprovemel1ts lleeded to fulf~ll the City's visiol1 for tIle Stevens Creek Boulevard
corridor. It allo"\vs for flexibili ty U1 tern1S of phasll1g, fina11cing, aJ1d" desigI1
modificatiollB U1 order to address t11e needs of the City ar1d Specific Pla11 Area property
o"\vners al1d busil1esses.
Streetscape Design Principles
Tl1e Streetscape Elen1el1t 11as fou:- five Ul1derlyu1g principles:
1) Ul1ify tl1e Visual Appearal1ce of the Street V\Tith OrcI1ard/Grove Street Trees
Plantu1gs, a C011sistellt Palette of Furrushu1gs, and Civic Landn1arks.
2) Improve tI1e PedestriaI1 EI1VirOI1ffient Along tl1e Street Fro11tage with Passive
Rest Areas, Plantll1g Strips a11d Buffering Trees and Sluubs.
3) AIl 0 \t\7 for Flexibility U1 t11e Desigr1 of Streetscape In1provements to Address
Access aI1d Visibility Needs of Adjace11t Comlnercial Development.
Page 13 of 574&
3-80
4) AccollUl1odate OptioILS for Impleme11ting Streetscape Improvements: e.g'L City
Con.struction, Renovations of Existing Developme11t, Standards for Nevv-
Development.
5) Create a ul1ique pedestriaI1 oriented activitv center at the Crossroads.
Design Concept
TllICC Four streetscape subareas are defined for th.e corridor: West C::.f.c~':='ySte'Ue71s Creek
Boulevard, Crossroads, T~::.";: Cc;:::::' Central Stez.'e71.s Creek Boulevard, and East
C ::"f.::~':::y S teve715 Creek Boule'Uard. Tl-:c~c ~:.:b ::rc::~ p J.:'J.llc1 :l-:c :11rcc IJ.l-:d u:,c ~L:.C ::rcJ.~
c~:J.bli:;l-:cd iI-: tl-:c CCI-:crJ.I PIJ.ll; Le., Dc ...\IlZJ. Colle5c, To~\-::.-: Cc:-::c::.-, ::::.-:d "'/ .:111 co
Sl-:.oppa-:g CCl-:7cr. See the Concept Pla11 on tl1e follovvu1g page.
A contu1uoUS curbside planting strip and a continuous rO\r\T of street trees \r\Tould exte11d
alo11g the entire corridor. Howe"ver, eacI1 s~barea would feature a differe11t tree species.
Tree species are selected to reflect differe11ces in the cI1aracter of develoPlnent ll1 the
subareas a11d/ or tI1e predomu1ant types of existing h"ees and fro11tage conditio11S.
Sh"eetscape Design policies for eacI1 of tI1e subareas are described belo\r\T:
West C:-7-!:C:~:':::Y Stevens Creek Boulevard - 111e West C:::2~\-J.Y Steve11s Creek Boulevard
subarea extends froIn Route 85 to Stellll1g Road. Tl1e plantll1g tI1eme is an "Oak Grove."
It features an informal pla11ting of Live Oaks (Quercus agrifolia) aJ.1d native \vild
t10vvers in curbside plaJ.1ting strips a11d tI1e cel1ter l11edian. It is anticipated that these
oaks could be plaI1ted among the existiI1g Deodar cedars at De Anza College \'vitl1out
l1eedu1g to remove the existu1g trees. Tl1is approach is inte11ded to bring t11e laJ1dscape
of the adjace11t foothills ll1tO tI1e City, as "vell as tie toget11er the existlllg c11aracter of De
.Al1Za C~llege, Memorial Park, and Tl1e Oaks s11oppu1g center. Trees sI10uld be planted
at approxinl.ately 40 feet on cel1ter. Decomposed gral1ite s110uld be used as t11e surface
material \vll.ere appropriate. .
Crossroa.ds - Refer to tl1e Crossroads Streetscape Pla11 for details. TI1is subarea extends
fr0111 StelliI1g Road to De fu1Za Boulevard.
Tc~~";: Cc;::c;'Ce71tral Ste"uens Creek Boulevard - The To~\-:-: CCl-::2:" Central Steve11s Creek
Boulevard subarea extends from S:clli::'-:5 Ro~d De A11za Boulevard East to P8r~J.l
...\ T.-el-:~C Perin1eter Road. The plal1ting theme is a "Flowering OrcI1ard." It features a
formal plalltlllg of Flo"Yveru1g Pear (Pyrus calleriana IC11al1ticleer") al1d grass in curbside
pla11tlllg strips. Flo"\verll1g slrrubs could be plal1ted ll1 t11e center InediaI1 V\Tl1ere
appropriate. Tl1.is approach" fills ll1 and extends the tree pla11tings tI1at presel1tly exist
along tIle street, a11d the formal tree placement expresses the importance of the ~
CCl172:,Central Steve11S Creek Boulevard as tI1e civic al1d cultuTal heart of tIle City. Trees
sI10uld be planted ll1 rovvs 011 both sides of the sidevlalk at approxi1uately 25 feet on
cellteI" '"'..... ......... "''-~ ... -L....~1 i.. .....-L 1... ....1---1 1.... ,.... .........-L ......-~-f-1.... ............1 ,- .....1... ~,...:J
. L ..L\...-.L,'-L.L J.. l..,...l,..!...&..J...L. J.."~ 0"- .J...L...........L. L- r'.L.I...A..LlL..\-\...A.. \ ..L.~ L ~ o....JL.Llo \...... ~ "L!.J.. "-\....4....L.........,--.J...~
-L...
L ........ .... ~ ..... -f-.... ~ .. ,- .......... ........... '-''''''''- . 1 -' ~ 1..... ~ 1 . -L..... _ '" ^ il... ........ .L.....
.J.....LL LL-t....-LJ....lL V.1...J..L..L...J..L'-.J...'-.L.J... " ~.J.. ..L1. ..l.L .....L.L
.,_ 'T or .L ~_.,-.,"" ~ ~~.!.. .,"""IIIt. ~ ""..
~'"-..L.J...J..L. LL-t.~ .J..L\""'\.A..
..' -f-,-. ..~..... 1... ....L. ,-
-'- L J..-.J, l.-i. J..ev-,- L ~ iLLA.-'-
(. .L.:" 2 ...JI.......::IJ.. L ....ll.-i.l-::'- .~. For retail
3-81
Page 14 of 57~ I
properties \vith 11arrovv driveways, t11e second row h"ee on eac11 side of the drive\vay
need not be pla11ted if it obscures retail visibility.
East C~t~~~~~:;' Stevens Creek Boulevard - The East CJ.tc~:,"J.Y Steve11S Creek Boule'vard 01
subarea extends from PortJ.l .L\~\-cr..uc Perll11eter Road to the City bOUl1dary adjace11t to
Tantau Avenue. The plar1tll1g theme is an "Ash Grove.ll It features a relatively forlnal
pla11ting of Asl1 (Fraxinus species) U1 curbside plar1tll1g strips and the center medial1.
Similar to the To...\-r.. Ccr..:crCe11tral Steve11S Creek Boulevard subarea, this approach fills
in a11d extends the tree plantings that presently exist alol1g t11e street. It also combll1es
wit11 t11e "Oak Grovell U1 the West CJ.:c~\"J.Y Stevens Creek Boulevard subarea to frame
the To~..-:-: Ccn:crCentral Steove11s Creek Boule-vard subarea. Bot11 V\Till have a shady,
son1e\vhat rural visual c11aracter. Trees should be plaI1ted in rOV'lS 011 both sides of the
side,ovalk at approxiInately 35 feet on cel1ter. Grass or lovv-growing groU11dcover I11ay be
used as t11e surface .material. COIT'..ll-:crciJ.l ~ctJ.il fror:tJ.~c:; :;hould bc pl~l-::cd ......-itl: J.
:;;.....(""lC ".o~'" of cl:.rb:;;dc trcc:; LO ..ll....;.....tJ.:r '""'o..3:...........c...ciJ.l T";:;ib;l;Ly 't-\n...c..... Ll"'c'"'c ...,.,t....;l L...CC
.1-&.. LO..L ..L , ..L . t. ..L. L.........J.....L to. L '- .J.. L..L~ L .L .. J.. '..L.L L . t t J.. L J. L L. l _" .L '- \.A..J.. L.L
ro...\-:; :cr::.....ir:J.:c 1:CJ.1" driT;c",\-J.Y:; ::r:d ~trcct cO:1':C:":;, J. ::;l:o:-t ::.ccor:d 1"0";.... of trcc:; ~l-:o:lld bc
plJ.l-::cd. For retail properties vvith narrovv driveV\Tays, the seco11d ro\v tree on eac11 side
of t11e drive\~Tay I1eed 110t be planted if it obscures retail visibility. If a double row of
mature ashes ~is already establisl1ed alol1g a cOffiluercial retail frol1tage, l1either rovV"
of trees should be relno\Ted.
T ~,..,~L~or:; .co.... C;..--~c T '"'....,..1...............l,~ .......c J.""o irdi,-....~c,~ or ~l"'c Co.....,..,C....,L Dl......... o.....c L.........c...............1,
t::::it::; '-4-4 L...J... L .J...L ..L '..J,.. ~~..l. l\......'-...L.J.. L~.J.. " t..A.....L J..._ l '-~.... '-'L L L L J.. L\.... t"... .L .J,..I.A...1 L. ..1.. L \..ol...l L ..L.J.. L...........a... ....'-
~ ....c,-o........frc.....,..1cd ~r-._ "'~'-l'" of Ll~C ~l......CC ~,..bJ....c....~ Cc.....,...c.....~uJ.l dc'"'ic---"':; ---".C Gc::;,-"-ib"'d lli"',..1",-
..L \..... .1....1.. L ..L L ..... L \...A.. .J.. \...J.L.. \..... '-'L \.... L L.J.. L L..L L-L '-'L.1. \..A.. ..l. L \- t"... ~ o.L L """'-..L \......L '- 1. '-4. '-.l.
.L^..fpc:-:dix /\...
Fro11tage Reno\Tation ConditiollS
A curbside pla11tu1g strip 10 feet i11 vvidth and a side\~Talk a muun1un1 of 6 feet ll1 vvidt11
s110uld be established alo11g t11e entire frol1tage of the street. II1 the TO...\-l-: CCl-:tC:- Central
Steve11s Creek Boulevard and East C:1tc~\":1)" Stevens Creek Boule\Tard subareas, a
planting area 10 feet U1 ~Tidt11 should also be establis11ed behind the \valk to
accoffilnodate a seco11d rO\~T of trees. C011ditio11S aloI1g the street vary, however, aI1d
implementing t11e Design Concept ll1 a Uluform \vay \vill be difficult, at least for the
11ear terIll. TI1e FroI1tage Re11ovatio11 Conditiol1s plaI1s on the follo\vll1g page illustrate
typical existu1g fr011tage COl1ditio11S and reco1nme11datio11S for responding to t11em to
iluplemeI1t tl1e Desigr1 C011cept. Conditiol1S are described belovv, from least to most
constrall1ed.
1) Wide Landscape Ease7nent with Planting Strip - Tl1is condition is the Inodel for t11e rest
of the street. It cOl1tau1S a 10 feet pla11ting strip aI1d a 10 foot landscape easement
adjace11t to the sidewalk. It reflects City requireme11ts for frontage laI1dscapiI1g that
11ave been in place for t11e past t\velve years aI1d as suc11 c11aracterizes most of the
l1ew de\Telopl11ent aloI1g t11e street. Existu1g trees in t11ese areas, hovvever, rarely
forln COl1sistent rOV\Ts alo11g the street. Additional trees should be added to create a
double row of trees at a' spacu1g consiste11t with the streetscape desigr1. Existu1g trees
of t11e recommended tree species s110uld 110t be removed if spaced closer thaI1 the
streetscape desigr1. Over the l011g term ,v11en redevelopmeI1t of properties occurs,
3-82
Page 15 of 57-+& I
the vvide landscape easement vv-ith. plalltlllg strip will be implemellted OIl all TOVvll
Center aIld East Gatevv-ay frolltage properties.
2) Curbside Walk with Landscape Ease77zent - A curbside plantulg strip up to 10 feet III
\vidth alld a double ro\v of trees Call be establisI1ed U1lder this COllditiol1. Ho\"rever,
because the width of tIle easenlent area .varies, the second row of trees may lleed to
be offset from the first ro\",; :,cc illu::;trJ.tiorL.
3) Wide Curbside V\Talk without Landscape Easel1zent - III this conditiol1 the el1tire curbside
right-of-way is paved as a sidewalk. Levels of pedestriall activity alollg tIle street
generally don't demalld a vvalk this wide, alld a curbside planting strip
approximately 6 feet vv-ide sllould be establislled by removlllg tIle curbside portioll
of the \valk.
4) Curbside Vvalk without Landscape Ease71zent - As illustrated, a monolitl'lic curb, gutter
alld sidevv-alk exists \vith a relatively l1arro\v plantu'lg area between the side\valk ar'ld
adjacent buildings aIld/ or parking areas. Tllere is no lalldscape easernellt adjacellt to
the rigllt-of-,,,ray, aIld tllere is only 10 feet ",ritl'lin tIle right-of-\vay. To llllplement the
Streetscape Concept U11der these COllditioI? tIle location of tIle walk aIld planting
area needs to be reversed. A 5 feet curbside plantlllg strip al1d a 5 feet side\valk
sllould be established \vitIlin the rigIlt-of-way. Trees should be located Ul adjacel1t
parkulg lots as feasible to establisIl a double royv-.
T".cc ,........,CC;C::; J.rd plJ.""~;r~ ::;~rip 7....on.....dc'""'T-C... ..........~r>".;""l::; ,..lcpC"'''d ...po..... .f-1..,"", ::;~.cc~::;""""pc
.L. ~t"' oJ.. L J..L\..L LO.... o.L ~L '-', ..L .L.J..L.\...ol.~'-.LJ..."""'" \.A.. .L... ""-'L .J..L ~.J..L'- LJ.. t.. '-'"-'4
~....b'"'~cJ. II'" ~C.....C'...J.l l"aT"r>~.c". ""'ar,..li.f-iar (1) ';.J t,,--,,"";"""'l .;.... .f-1"e To....-... Cc....f-,...,... :::;1.:bJ.rcJ.. ("')
"""'"'- """'-L . L 0 ..LL...L I L ,,"- ..Lf"- l\...A... L L .L )~.....'-L""" ..L....1.L ~ L ".J.L ..lLL.'--.L. I
ac,-n....::; u.... J.ll :;....bJ.....cJ.~. (3);~ ty.....,~,-J.l ~..... t1..c T'""'~'-r rc~...f-r>... r-~..1..........C" "'''''d' (1);::; :;......~,...,....1;1"' +l"c
'- \.,..ol"..L L \.....4..L I \ .L ~ .&. "- .&..L..L L i L. '-'" L '-- .&. L ~ '-..L. J '-'- '-' t.A..i "-"l., ~i 1. I \ .L ~ .J. '- c....4... ..L L ... L.
\IVC~: C~tc~',-~y :::;ub~:-cJ..
L''''O''''~J.~C ill...p...CT-c.......cr.f-~ ....ccon..........r>.....ccd ~,-.;.f-1...;r +l..C ...;~l..t a1 T'""""}"'" ::;1..o....1d ~c....c...J.'lp bc
~.J.. ..L.L"" 0 L..L" .L..L..L LL..'..L.. L.J....1..a..'-.J..L " iL.. L..a- L .....L..a.. ..L.1..0iL ..L ,,. \"..oot.. 1. \""..4.,.J... 0 .LL .L ..1.)
::-::::;tJ.1l2d by'" the City". Tl....o~c Tl1e frontage inlproven1ents recolnmel1ded cu:~i~c :1--..c
:-iSl.....: of "';\"'J.:;'" sI10uld be improved as part of rello.vatiolLS to existing developmellts al1d
properties, and/ or required along \vith a \vider landscape easement if redevelopmel1t
of a property occurs.
Street FurIli~llli-:gs
A::; ....c"';'"" ::;t...cc~ .f-".CCJ .......r> i1"~.f-"pc~ .f-1"'''''' C';.f-n ~l"o"'d ""':::;0 l"'c~i1"' .La ...c......1....(( ""~"d .......~r..cr.f- .f-1"'c
..L..1- J.. I.. \ -.L I... L...L l..ol...L '- L L...\.....4.....L \"",...1,., '- L\-. .La. J - L '-4...J.. \.A.L L..I 0 L '-- J... ~........ '-"L.J.. L. ~ '-"'-0 .J.. a.. L... L.. L
~ ::..C2 t' J C)'; ::;~ir I"'r 1..., C"" ,-1.. e::; .f-...." ::;1.... rc ccp~"" '-1 r> J ........ ~ ,...; ,..l r>"';' . "'11" , i I"'r 1.. ~.;..... ~ r ,-,.... c......., 1
'-..L.' L. LO L,..1 J..L\......J..L , L...L\.A. L '-1.A..'- ,'"- ...........J...L\..A.. -:~\..A...'-" '-L " .J.. O.J.LL.~LO. '-J\..-..L.a...J...LA...
.... ...... ~.. .... .f-~.... r... 1.. .......f- .....; 1; .L T -1.. ~,.. =... ,- 1. .. ,..l
.L. '- .L. L .L. L LA.L"" '''''.L.~'''' L\....-' '- .I.. L ~ ... .L.LA'" .1.._
i '1" .. ~ ~....... ti 0 .... J ....., ".0 ,...? .. ...-+ ;... l,.... ..,........... ... .f-~ 0 ~... ........ d c c ..... r- .f-..... .. c.f-~ 0..... ,- 0 ~ .f-~
.L ""-"L. L....L.. \..A. ..L L ,~ .J.. '-"- \....A.. '-... J....l L.1. \...J ..L .J....L L I..A.. L... """"- .J.. L LA....a.. L ..L. L.....; L.L '-4.. L.i.. .J. L '- ......
Ci~"';~ LJ."~~"~~J.r\.~
~' ..L. '- ..L. L '-'l...l..J_ L .1..
.. .. .. 1........... ....
'-"- \...... -J ..... "-LA......,J.
... ,- ........... r>.. ,..l
"- .L L ..L L \....-.J. L '-A..
.; J"'r"" .... ... ,..l ,- ....; 1...
-' 0"" ....J LA'" ...... __'-.L..L.
. 1 ~ .f-...... J,.,..l ..
.L. ~....J ~ LA. '- \.A \..J""
.f-1... i 1 ...,.;.... ....., r-"'" Tl..
.... .L..L . . ...... .0 1-' LAo . .L L
'\ ....... -.. ;, L.. ,-' T ,; ,..., .... .... "..... ....... ,-
.L. .t' '-..LA.. .L ~.L . ..L '--'.L '- .L ..L\..A....1.L .L.J..L'-A...L
F"'...:.8 lie -::.::t, T O~\-:-: Ce:.....:2:. 8 q~-::.:.c -::.l.....d g::. :c"';\""::. y c:--: t:--::':-:CCJ.
.... ,-; L; ,..., ... .... ,- ..... ..~ ~..,...?.... .f- . ...
'-.L.... .L '-\....J.J....L .L..J....L L-\....-.J... L\....A..'-l.. L..L J. L
.L "'~ ...; .... . J...~
\......... .J....L ..L.J..\..,....
1 1 ... ~.. ~ ........ ....... ,..
) .L l.-L.L L.L. "
3-83
Page 16 of 574& I
T'c-,~;" C",;"J-n.,. ~n..'.~.,." To,,;'~r CcrJ-c.... pJ.rl' i::; J.djJ.~c""'.l- .l-o Cupcrtiro'::; c....~ie::;t irtc....::;c~.;.~o.....
.&.. V\,...... ........ ",....\""-1 -'1...'....~...J~. 'L L'"- .L " '- .J..L.... ... L I...A.... L ..l- '-L~ .La.
J1ld ~ :b.crefore Ol-:e of :1-:c lTIO::: "-,-i::ible lOCJtio:-:::; iI'.. tl-:c cor:.....::.....u1.....i:y. It ";\".:1:: J. foeti:: of
botll :he CencrJ.1 Pl.::1..... p:oce~::; J1.....d :l-:e Ste"-~~Cl1::; C:-eek Boule...,~J.rd de::;ip-: ellJ:"e:te. ...\.
1-:U1Tlbc:, of J.1:crl-:Jti"-,-e::; for it::; "J.::;C J.1-:d de::;ip-: ,,;\~ere explored, Cl:l.....0:.....5 tllC::..... dc...,~c10piJ......g
J.ll or J. portior.. of :1.....c ci:c ";\Titl-: eO::-:'1:1crciJ.l u::;c::; :1::; p:1r: of J. l:1:gcr To,,;\~:-:. Cc:.....:cr
dc~-clopmc:-:t plJ.l-:'. RctJ.irill.....g thc p:1rl~ :1:: OpCl..... ::;p.::cc ....\".:1:::; Frefcrrcd ley pCl:ticip:u-:.t::; :.nd
pu~lic offici.J}:; ~l1-:d i:::; tllC policy of tl.....c Spccific PLll-:. Ho,,;':c"',~cr, dc"',"clopiJ.-:g ~0::11T..C:,~iJ.1
1.::]C::; J.:,our:d tl-:.c pcri11lctc: of tl.....c SquClrc i.c. :"ctClil, r2::;tJ.urJ1.....:, pe:-:.o:-:':11 J.l.....d/ or
cu~i1-:CJ::; :::;cr\"'icc:: i:: Cll:,o Cl policy of :1.....c P~.::r... Con.....1TIcrciCll ::;p.::cc ::l.....o::ld bc ir-:co:-por.:::cd
::-:to tllC fir::t floor of .:. fu.:urc dc...,-clop11.....CI.....t or.. tl.....c ::outl.... ::icc of tl-:c SquCl:"C .:::.....d :1.....c fi:..::;t
:100: of J. h:tu:c 1.....0:c1 01..... tI1C cJ.::: ::;idc of tllC 8quJ.re.
Thc Gc::is:-:. of :1:2 Sq1..:J.rc i::; cOl.....cci...,...cd .::::; J. l.::l.....d:,c.::Fcd, pJ.~~i...,-c ::p.::cc, i.r.....:c:1::i..-,-cly
pl.::l.....:cd ";"...i:l.... ::1:-:':111 to :a-:cdiur..l. ::;ized trec::; i1..... :11..... orcl-:':1rd like ::ettulg. Tl-:c Sql::1rc dc=i5r..
:~ i:.....:cl.....ded to 11-:'J.ke J. bold ::tJ.:el:.....cl.....t of tl.....c CO:T.....1.l.1w-:.i:y J.l.....d bo:.:lc"-,"'J.rd, rJ.thc: tl-:'J1-:' be
"-,"'ic,,;',"'cd :1:: '::l-:otl-:c:" ;rc(:..... ::pJcc. Tl-:.e :,quJ.rc ::l-:ould COl.....tJU..... Fcdc::tri:.::..... fCJ.x:e::;, ::;cJ.:,c:-:'J.l
l---.....~::;~---Fc ""olar ";'-J.l-e~ ~cJ.';'u""c~ ....pli\'"l...tir<- J.rd .l-cn"'por---ry ....,....;.i..--itic:::; dC::;;Q!"'e~ .l-o Jt';'rJ.c.l-
.J.. \..A...J.. L \.,...4. '- &..4 '- " L. ..L'" ......L _ I '-'\. 0 L L 0 L \.. L ~. ~ '- L' - .L 0 ~ L \...A. L. L I.
peo.....lc ~1.:cl.., J.:::; J. fJ.............C"...~ .......J.rl,c.l-
t" ... ..&.. ..&....L L..L J....l. L "L..
Ln.,,,.~..;..n"-J' P"'c1'::: 1;-J- C01Gi:;tcrt ..-.-it1... +l"'c .l-l"'cr"'c [or t1...c '";.-.........1"e J. l---rdr...J.....l, p;ecc of
~. I .. V.' I ....."j. I \.0 ......... ... .L.1." . . L' , .&.. L L L \..J.. L .i L ~ .J,. L _ '-1. '-'L c.....L I .J...c.....L....L L ..L." ...L..
....,ul...1;~ J....t ~:; .........c.....o~ed ---c5...cc......l- .l-o .l-l"''''' Stc..-Ter:::; Creel' Br.ulc"--"''''d "'rd Dc :\ l1Z'" Bou1'"'..-TJ.....d
.t-' l..,.I .Jt.\.- .L.. .L.. t"'.J.. ~. il.A.. J \.A ..L L. L ~ ... L\.-. "L " . '-' \" ..........L \..A.. L -L J... LA.. ...L..\.-. ~ .L..
:,,:-::C:-::;CC::01-:'. Tl.....2 ::cleetic:l of t1.....c piecc ~l.....ould be do:.....c il..... cO:G:.:I:~to:..... ,,;\-itl-: :l.....c Fi.r.....c ;'\.:-::;
Co................;~::;o..... Fo.... ........ ---.-.-...;c....I.;.u....J.l tl"'cn"'c ... l......~e ::t:.r~~"'l ---:; ...c,..o........r...c.....c'"'d 1...y .l-l"'c
.L...1. &.....LJ.. LJ... .L ..&.. L. .&.. '-L.J. L '-A. O.&.. ..L \".A,.. 4....J.. l.. I ~ \..4...L. 0 L \...4..L"-A. L.A... J.. '- J...J.. L .L l ..a.. 1.. '- '-' I.. l
,...o.....,.......ltJ.rt ;::; J. :;.;.....0.....9" ""l"'o;""e ^ ..TO........ d"t---;lcd ~c~'-"-;pt;c"'" 0[ .l-l...", ,...C.....~ult---.....t':; ::;......c,...;g,...
'- ...L L-J \"...ooL..J... L.. J... L..a....L L 0 '-- L .L '- . ..J...l.. .J... L J.. "- '-- L"- J......J.. '--A \.......L J.. .L J.. L ..1. t......L L. '- L ...L L ...L.. LA.....L l t" '-..L...L ~ '-
....c,... C ........ r'" e..... ~ J. .l-; 0..... ;::; ;...., ^...... F '"'r di.Y "
..L. '- .L....&.. L ..L. L ..L l"-"'- L..L ..J.. L J.. ..1.-L L .J.. ~ t-' \..,.. L '\.. ~ ~.
CJ..tC"\IT.:1]'r EBf-r.:ra€c's "J..l-c.,..-....,.... c......;..............,...c:::; ........e .....~o.....o,...cd ....l- bo+1... '"'.....~~ o~ .l-l...C ,...or...;c0....
., L '-- . '-J. '"" '" \..4 ) .J.. L L..l.. \.....oL..l l'- . ...........J... t" ..L t" _., l..A .... L.J.. L \.....J. L \..A... .L L.J.. L '- ' .J.. ..L.. .L .
n...c c.....+.......I'(c:; ..."'o....ld ::;p........ .l-l...C c......l-i........ ...O....d..'TJ....,. .........d :;ic"'ify'" .l-l...C c......l-...........,...C ';'0 .l-l...C H"'........l- o~
L ..LLL...L~ L It '-"L ..........1,.1.. I..J..L .1. &..1. ..L'-.J.. ....... " JI ~L . 0 L t.....J...L "&"LL.J...l,.....L.J..LL ..... '-il ...L..'-'-4...L.L ..L
tl-:c City. Tl-:.c cO:L:;::lti:-:.:'::; ~Fecific :c~c::""'::""'c1.....dJ.:io:..... i:: d2:,cribcd ::..... ...\ppc:.....dix ...\.
3-84
Page 17 of 5748' I
Developlllent Standards and Design Guidelines
Background
ille Developnlent Standards alld Design Guidellll.es cOlltained III this Elelnellt provide
regulatory SUppOl~t for the Specific Plan's land use policies. They are lll.tended to
prolnote bigI1.-quality private-sector developlnent, enhance property values, all.d ensure
tIlat both private lllvestment alld public activity continues to be attracted to the Stevel1S
Creek Boulevard corridor.
TIle Standards all.d Guidelines reflect the Conlmunity Design Goals of the 1993 Gelleral
Plall, the "Parkurbia" streetscape cOllcept that elnerged frolll tIle 1993 "Heart of tIl.e City"
desigrl charette, aFrEi-the implemelltlllg streetscape inlprovement policies contallled ill.
the Specific Plan's Streetscape Element, alld allV nevv policies and concepts identified ill
the 2005 Gelleral Plan.
As lloted th.roughout tIl.e Specific Plan, tIle "Parkurbia" concept prOl1lotes a "greell" city,
acknovv-ledges Cupertino's agricultural past, alld ellvisiollS Stevens Creek Boulevard as
. a lalldscaped parkway linklllg lnajor cellters of cultural, office, aild retail use. Ho"\vever,
Stevens Creek Boulevard 111USt also accoffilnodate a variety of developnlent types
outside of tIle activity ll.odes aroUlld intersectiollsthTcC ::-::ljor :lc:i"-..-ity'" cc:-::c:~:;, and a
central objective of the Standards and Guidelines is to accolnlnodate tllis variety "\Vithi11
the overall parameters of the "Parkurbia" concept.
The Mixed-Use Parkway
The image of Cupertino is Inost 011 displ~y alollg Stevells Creek Boulevard. TIle corridor
is the celltral elenlellt of Cupertino's "public realm/ vv-here Inuch of its public life occurs.
Yet tIle corridor's Ilodge-podge appearallCe contributes little to the overall character of
tIle commUl1.ity alld is at odds "\~dtl1 the orderly sub-urban cIlaracter of its
l1eighborhoods alld busllless parks. Lalld uses, building forms, all.d landscaping vary
froIn one property to the next. Logo like "Buildlllg as a sigI1" commercial buildlllgS,
sleek offices, old aIld nevv Sl10pplllg centers, parks, parking lots, gas stations,
condonllluwns alld apartnlellts all "do their own tIllilg," llldependent of Olle another.
\Nllile progress llas beell l1lade during the life of the Heart of the City, several properties
along the corridor still have developl1l.ell.t potential and therefore, a C011sistent set of
standards and guidelines is necessary. Sonle exanlples of projects \,vll.ere the Heart of
the City stalldards 11ave beell. successfully applied are: Adobe Terrace, 1\liarketplace
Shopping Cell.ter and tll.e Verona developn1ent at the nortl1 east corner of Blaney
AyellUe all.d Stevells Creek Boulevard.
ParticipaIlts ill. the General Plall process and the Heart of tIle City Desi81l Charette III
1993 idelltified tllis lack of collerence as particularly Ulldesirable, alld ide11tified a
"parkway" desi81l. approach as a Ineans of bot11 bringlll.g visual order to tIle street and
reflecting the pIlysical cIlaracteristics of tIle rest of tIl.e cormnunity.
TIle goals of the Standards alld Guideli..nes are therefore:
3-85
Page 18 of 574& I
1) Accommodate a continuous parkwayT /street-tree planting sc11eme t11at facilitates
pedestrian activity, yet mau1tain the visibility and access l1eeded for successful
commercial retail businesses.
2) Promote visual compatibility betvveen comn1ercial, office, and residential
developmel1t.
3) Allow commercial, office and residential development flexibility to meet
differel1t l1eeds U1 ter~s of building form al1d site aI1d frontage oriel1tatio11.
111e maru1er in vv-hich t11e Standards al1d GuideH.11es address these goals is sUlnInarized
belo\v:
Visibility: The StaI1dards a11d Guidelines impleme11t t11e park\vay frol1tage c011cept
established iI1 t11e Streetscape ElemeI1t of tl1e Specific PlaI1. Tl1ey require that all11e\v
de"veloplnent provide a frontage landscape easen1e11t that extends nventy six feet back
from t11e curb. The easement \vill accolTIillodate a curbside plaI1tu1g strip, side\^lalk, aI1d
eit11er a sU1gle rO\l\1 or double row of street trees.
Ho\vever, visibility of development from the roadvvay is important for most types of
development. Because busll1esses market goods a11d services directly to motorists, it is
essential for commercial retail development. The Stal:ldards and Guidelir1es therefore
COI1tau1 t11e follo\vu1g provisions to mau1tain visibility:
1) L .--..." d~""'-- Fir Q" ""C qui.:'c........ c..... J-:; lor if---..... tJ. 9"c P'-- r l'ir 9" 1 cJ-::; :lrc ".c,...l,.. ""cd l___~ i~C""'.t. i.-- '-iI' 9"
l.A.....LL \.-"-"l La J.. J....LL iL~' ~ .L U.J..L 0 LA.. '" LO..L. ~ J.. '-4.'-'l.\- ..L'-I.J.. .J....L iLL.. ..l\.A..'- LO
eo........ ........ c"''-~ .-- 1 1... uil ,...l ;..... 9":'
.L.J..L.L.L.. J..\....J..'-'L..L t...,..I \.....4....J.....LLOl..."...
-2-+1) Building-from-curb setbacks are reduced f:-o::-: tl-:c p:-c"-,-io:.:::; 50' ::;:~-:d:::.d
to 35';
~2) Total area perlnitted for comlnercial \vall signs is increased fron1 1 square
foot per 1111ear foot of store frontage to 1.5 square feet.
III addl"tl.OI1. (J.) ,...l c:;i 9"1"' 9"U; dc 1;..... c::; c..... cou -J. 9"___ l...U ~ 1 di1"" g-::; .La i1"" C 1... ~ C J-:1P c'" .-- ".'-1'" itccJ-,......-- 1
. "-4.. 0 L 0 J,. i..J.. l. ..L l ..L 0 '- U J...L lO" l ..L ~ '"-A I.. ..L..L '-4..L "- .... L \"".4.!.. \.A...
fc::t:.:rc::; :1.....:1: ::.....J.l~c thCl:l ::10:.C "',-i:;iblc, J.::.-:d; (b) t11e Streetscape Elen1e11t cOI1tallls policies
for uLStallu1g trees \vitl1 call0pies 11ig11 eIlougl1 to allovv visibility of adjacent properties.
'Con1patibility: 111e Standards a11d guidelines do I10t require a particular architectural
style or styles. However t11ey do e11CQUrage a comIn011 approach U1 terms of
arc11itectural features. For example, all buildu1gs are required to 11ave a mai11 buildi11g
eI1trance visible from t11e street frontage, and all buildings are encouraged to 11ave all.
arc11itectural base, a consistel1t arrangeme11t of buildu1g masses, and ill1 attractive roof
or rooflu1e.
Ir1 additioI1 to the COI1Sistel1t park\vay fro11tage, elements of agricultural landscapir1g
a11d pedestrial1 scale character - llorc11ardll tree plaI1m1gs,l.....cd~2~, trellises ill1d arbors,
aI1d pedestria11-heig11t lig11t fixtures - are emp11asized. Clearly-defu1ed \/valku1g paths
cOlU1ectll1g public sidevvalks, promu1eI1t buildu1g el1tries, courtyards, ill1d parking areas
are required. Properties are buffered along :;idc ::.::......d rear lot lll1es by feI1ces aJ.1d/ or
walls a11d evenly-spaced "wind rowl! tree plal1tings.
3-86
~age 19 of 574&
Flexibility: Different forlns of development typically exhibit different on-site
relationships bet\Vee11 buildings, parking, street frontages, and larldscaped areas:
Maximum visibility, mu1imallandscapulg, aJld a frontal relationship of buildings to the
street frolltage is typically preferred for con1ffiercial development. Sonle amOUll.t of
visibility COl11buled witll attractive landscaping is preferred for office buildings, with
the relationship of buildulgs to street fro11tages varying from site to site. Dense
scree:ni11g all.d landscapulg is preferred for residential developlnent, \vith buildings
oftell oriented away from street frontages.
The Standards aJld Guidelul.es ell.Courage buildings to be located Ul. relatively close
proxirnity to tIle frolltage to increase visibility, and arcbitectural aJld site inlproVemell.t
provisions ellcourage cOlnpatibility Ul terms of tIle general appeararl.ce of development,
as 110ted above. However, oIL-site relationships may 'vary from developmellt type to
developlnell.t type. Con-:::1c:ci.J.l cuildU1g::; :1-:.:1;'" l-:.:1T,-e p.:1rki:-:g lot:; ~djJ.ce:-:t :0 :he
fror:tJ.5e. OJfice cL:.ildir:5:; ::-:J.)'" bc ~2t bJ.cl~ bcl1i11d lJ.rger, lJ.nd:;c~pcd froI:t YJ.rd J.:.-e.:.::;,
"';v"itl-: pJ.rkiI-:5 to the :::;ide or rCJ.f, J.I:d re::;idcrrti.:11 dCT,-'elopn-:el-:t ::-:J.)'" ::;idc 0:-::0 0: fJ.ce the
:;treet f:'-Ol-:tJ.gC "';\-ith JJ-: J.tt:'-J.ctiT~-e :;crcc:-: "';\"'.:111 or fCl-:ce J.djJ.CCl-:t :0 tEe p.:1~j("';\-J.Y FLu-:ti:-:g
~
Using the Standards and Guidelines
Developmerlt Standards address tIlose aspects of development tll.at are essential to
adlieve tIle goals of tl1e Specific Plan. They are specifications for site developlnellt aJld
buildulg design, SUCll as permitted lalld uses, buildul.g 11eight, and setbacks. Standards
must be adhered to aJld typically employ tIle \t\lord "sIl.all."
Desigrl Guidelules, 011 the otller halld, provide guidance for new developnlellt ill. terms
of more subjective C011sideratiolls, such as district cIlaracter or desigrl. details. TIley also
serve as criteria for design revievV" by City staff and the Plarullllg ComrnissiOll..
Guidelirles typically employ the word "should." Variations are permit~ed if tlley vvill
substantially aid in nleeting tIle overall prulciples alld objectives of the Specific Pla11.
Illustrative Buildulg Prototypes fo:" c~cl-: L:l-:d U:;2 ty1Jc illustrate applicatioll of the
StaIldard all.d Guidelules and the forms of developnlent desired by tlle City.
StaIldard an.d Guidelules begul on tIle followulg pages:
Develop711-ent Standards - Pag-e 21
Cor:"'''r,.......,-;,.,l DcT.c1o.............,c'..,J- p...~c "3
. ..L L..&.. l'-..&..'-..L.........A-. \.1. .t"'..L.J.1. ilL ~o '
~,1l:1ti V:-:i: R2~idcl-::i~1 D2T,-cloF::-:2:~:
p..... ~,.... '17
......0'- L
Design Guidelines - Pa~e 35
CC::-:::-:c:c:J.l RC:.:1il DeT,.clo~::-:c:-:: P.:.;c 30
Cr\................,.......C;.....l rl!i-;,-,c TlCT'",....lO.............,.........J- P.:.;c 35
'-' ..&.. i L.1...L L '-..L. .J.. "--'L~ "'--"".J....J...J.. '- J.-; .. '-.J.. .t' ..&...1. L \.-..L L L
1\ 1...,1J-; V....,iJ- Rr.:=;;~,.........J-;:ll Q,....T.,-,'c.....n""'c....,J- D.....~r. 'JS
..L.\ \....4...,LL.l.. ..LL. f..,. .L.. '- ..1.\..A...\......LlL.J...L '-" '-.J... ~...L ... ..LlL .J... '-A.t:>'- v
3-87
Page 20 of 5748 I
C;te !........p....e -
"-.... .l......L.l.. T, Cl.......Cr~:; ..........d L.......d .
.l.. L l L. \.4..... L I:; ,.... .... p .. ..... ~
\..of... 1 '-L4.L.l LO
PJI""-C 11"')
o -
3-88
Page 21 of 574&
Developlllent Standards
Con-:n-:crcietl DCT~rclopmcl~t StQ.l~detrds
1.01.010 Description
Standards al1d guidelines pr01110te develoPlne11t t11at is c0111patibJe botl1 vvit11 Itearby
neig11borl1oods and \lv-it11 existing aI1d plaI1l1ed developnlent along Stevel1s Creek
Boulevard. St:.ndJ.rd:; J.r:d gui~cliI1C:; .::c~o::-:::.....od.:::c J.A variety of differellt types of
commercial development" from stand-alo11e sUlgle-tellaI1t buildings to small
c011venie11ce centers" office buildi11gS aI1d large shoppu1g centers 111av be proposed.
Buildulgs are encouraged to be located closer to the street frontage for visibility.
TIle development stat1dards gellerally require that surface parking areas ~l-:ouldshall
;cI:cr:.llJ~ be located to tl1e side or rear of buildu1gs" witll s11ade trees in at1 "orcllard"
plaI1ting arrallgenlellt.
Ho~'.cPcr J. ~;r71c cJ.)'" of pJ.rl"ir7 ~'-i+l'" ........irin...J.ll........,..:J:;,-..)pir7 i:; .....c............;J-J----d ;..... t..cor+ of
.J.... , , , , .L. "'0 ' LO ,... L .!..J..L L L '"-'4..iL\...A.. '- 1.0 .t" ..l..L..L..L.LL....."- L..LL .L..L L.....
ct:ildir:5:; :0 II1J.ll-::J.U-: T,-i:;icility. Ame11ities" SUCl1 as bellches" pedestriall-scale ligllting"
alld pla11ters are e11couraged alollg buildulg frolltages" \,yhere t11ey vv-ill be visible from
Steverls.Creek Boulevard.
1.01.020 LaI1d Use
A. Permitted Uses
1 R---t"';l S"'le:; ........,d Scr.-;c---:; \1..7;+1..,;..... .... ut:;1,..:Jir7 0'" -C.....,-10,...---C D...J-;O Of ^ .l-...;n......,
..L. '- \....L..L. .......... -....L.L.L '.L. \...... ,1: .1.'-- L.L....LL ......... .&....-' .L. \""...4,., l.o .J... ...L..-.J..L'-..LL _,.,- .L. '-"l.....J.. .L .)..L..L.J..\.....A...J...J..L
;r r-l~ ~ d ;..... <7 J-1.., C f'""' 110"" -i:'" ~.
..L L\.... """"'- .J...i LO &...J.. L. '-' , , LO.
.... R .l- ~ ! ~ I'" [e J- ~ --- ~' ,- 1 ~ e; ..... ,-....., T - .....; ..... --- ........ ~ ".1" .J- 1
u........ C~.J..L. ~L.:.C L J.:; ....00 :=;~o.l..'-~, C)...,-....L.:. .L..L.Lb ,-C""L\ C""L",C""LC,- .L.J..LUo..L. ....c...:; ,
d"cu7:;+0"'CJ ....pp......cl ~J-o..cc:; "''''''d 1.........cd..'T......C ~to...c:;
..L 0 .......L. ,\...4. ~J.. \.....L.. '-A....L L i L.........L. , , '"'-"L...L. .J....
b Pc....~o.........l :;cn-i'-c:; ~~~C1......:; bJ.fCC". ~l"'op:: bc....n.l-y"'......oocle...::; :;l"'oc ...c.........;...
. .L. .LL'-'L" '" '- '-'- .J..L """,,--. J.. L I .........'-'... ~'-"L..L .L I L. .J... .t"'-'L.J..J..
~l.....op:; :.:-:d t.J.ilor ~hop:;.
c. Bu::ir:c:;:; :::CfT,'":CC::.
d B n ; 1 d;..... <7 C 1 C cir; C.... 1 .... ....,,..:J .,..., In....... 1...;..... ~ .,.......) J-c ..-; .... 1:; :;J. 1 C~
. ~.L..L. ..LJ..LO'.J. J.. fo.A.,i., \..A...J..L\.....4 r- '-'LJ..iLL../.J....LLO .1...J.L. .... i.J..LA..J.." " ..L.. .
C BJ.1ll":: fu....J......c;....1 ll",""J-;+nJ-~,-,....,:; ;.....~n......rr-c "'rd "ccJ.l e::;J-.)J---- ...7C.....,...~e::; J-"."'T-cl
. '" I l.J...L J..'-A...J... L-'~J..""'-'-L.......\."..J..L.L, ~L. \"....4...L'"-A.. L'- '-"L....J... ..... L\.- ~O .l.L'-~ I '-'..L........ "
....7C.....,-;C:; .....1"'0J-O~""""fl...y ........,d ,...i........;l~"'. ::.l-nd;o::; T'-1"'~c1... ,..:Ji..\;,-J-ly :::"'...T-r. J-1...C
\.A. 0 .J.. l \-.J. I~..L L \.. O..L. t.,...l .J... L I \.....oL.J.. l. ~ ..L..a.. L..L.J...t..A....L \.. '-'l.J... , \ &..J.. ..L.. L ~.J.. '- ... '-..L. " '- L..J... L
Fl:8Ec.
2.Bu~i:.....c:;:; :L-:d P:ofc::;~io:......=:.l Office::.
3 pn1...1;r- ........d Qt:~~i Dnl..,l;,., Bni1d;""'7:; ........~ TT::;C:: cf.:: :ccc:cc::::c:.....:J, cd:.:c.::::.c:......:tl,
. \"..oL1r...I..L.J.."- ~ L \.A....&... --"""&...../J.....L.'- \.....4....1. .1....1.. LO ~ l\...A.. \...-.00"
C". .....nl...l;,... .----....T-;ce +Y""'c
.J.. ~................. .J...J. '- _,.,- J.. \ ..I.. \,. ~ .
4-:-1. Otl.....c:c Pc:-::-:::::cd l}::e::; :.::; C0l1l111ercial- .L-\s specified Ul the City's Ge11eral
COlnn1ercial (CG) Z011ulg district ,vitIl the follo,ving locatiollal
restrictio11S:
a. Uses suel1 as professional, general, adn1lllistrative, busll1ess offices,
busll1ess services, sueI1 as ad\7ertislllg bureaus, credit reportulg,
3-89
Page 22 of 574&
accountill.g arld sinl.ilar COIl.sultiIl.g agellcies, stenographic services,
al1d c01111nunicatioll equipluellt buildlllgs, vocatiollal and specialized
scllo01s, dance and nlusic studios, gvnulasiul1l.s and health clubs and
child care cellters and oHler uses t11at do not lllvolve the direct
retailiI1g of goods or services to the gelleral public sl1all not be
allo,ved on the Steve11S Creek Boule.vard street frontage of buildu1g-s.
b. Tllese uses lllav be located at tIle rear of buildu1gs provided there is a
viable storefront space alallg tIle Stevell Creek Boulevard street
frontage far oHler relltal purposes. This space sllall also 11a've
adequate deptll to accamnlodate teIl.ants.
2. Residential- at a 111axinlum deI1sitv of t,ventv five (25) units per acre. For
Inixed residential and conmlercial de'velopl1lellts this sI1all be llet de11sitv,
excluding parkiI1g and lor la11d areas devoted to tI1e cOllUl1ercial portiol1
of tI1e de'\;elopnlent.
TIle follovvi11g is all illustration. of 110,\7 net del1Sitv is calculated:
Gross lot = 1 acre (43,560 sq. ft)
C0111TI1ercial buildu1g area = 8,000 sq. ft.
Surface parkiIlg area for c01111nerciaI area = 6,120 Sq. ft. (40 w1i-size
spaces @ 1/250 sq. ft.)
.L~l1o\vance for outdoor opel1/laI1dscapUlg area (100/0 of C01111Uercial
buildulg aJ.ld parkiIlg: area) = 1,412 sq. ft.
Total area for c0111TI1ercial portio11 of develoPl1lent = 15,532 Sq. ft.
Ren1ai11der area = 28,028 sq. it. = 0.643 acres
Uruts allo,vable 011 rel1laiIlder area = 0.643 * 25 = 16 Ul1its
Condit:onJ.l v~cs
1.R2~id::l ti:::l o"',.c:. ~ct:::il
.....i ~1.. J. ~=r J.)'i ........1: ........ GCl"' ~i tyT of J-l" ~ rJ-y fi".c (3~) ........ ~ ~~ ...... c".
'" LJ.. L .L L \...L.A. L .J....L L L L Li.... '" '-' '-'L..L L.L .... ..t-' ..L.
:::c:c, pro-'-:idcd:
J..~, li1uI:......~::..... GC\.cIOp::-:CI.....t i:.....crcl:.....cr:t i:; or'cc (1) J.~:'C.
b .DcT,.:lopl:....c:-: t ~tJ.:1dJ.:d:; J.:.....d dc~ig:-: g:1idcE:.....c:;
Rc~idc:.....ti:::l J.:'2 follo~..-cd.
fa:. ~\fulti V:ut
2.3. Office Over Retail p:o-'-,"idcd dc\-clap::....::-:t ~tJ.:-:dJ.:Ad~ :::l....d
r-....~d,..,l~~..,..,~ to". atf~cc n~c """'C ""Ffl~""d "':; J.Pf"AO..""..-~""J-c
o'-"-~ '- .LLL'-- .J.. ..L .L.L \...A... '-.A...L '"""- .L....L"- "'-"l. .J.. t'.L..L""""'-.... .
~ .
~C~:g:l
:3-:4. Other Conditio11al Uses - as specified lll. the City's General Commercial
(CG) Zoning district.
C.~\1ini::1uL1 J?.l:'ccl Sizc~
.Lr-.... .......,..,-.-.~r-.....~ln ..........nbdi"...~~cd p"AOpC...J-~c" "'''.C E~:/:2d
..L '-..J.L ~.L '- , .I.. '-/. ~ -L J '-"'-l L-....J ~ ,. .J.. \,."..t.. ..L ..L. \..J. ...J l..A....L
CC10~'''' L')'~~~~.....ro-l,..,("'"",l1T. ,-.~.,..,"'~c~ 'r-.J-.. """'C cY,..,r.......+. .c...o........ J-l...C"C ........~.....~..~...............~.
J.. '..J...- \,...J.... L.1......J,.,.lO ..L..\,...oL.A.....L..LJ \......J..\....'-'C...... \...A.. ..L.\....IL..-' LA....L J'-.'- ..LL.t'1.. ..L..L ..L....L.L L..lL _" ..L..1..L..J.......L.L1..L...LL'-'4-..L..1..L.
..,....."'"\ .,.~"'"' "9..,.-
.J.. L.L. L ..l...
-,. ., ~ ""'"'" ~. 1'"""\ L +. ""'"'..""" /,-....
LA.J.. .J.. '- ... u...J.......... / ~
.... 1.......... ~ ...
.J..L\- L .l.L"-'L...l.
1 \ 1 ~.... ""....L J- ........ +-,..,.c ............ ~ +-J- ,..:j....
\..l.UV} .J...J...J.... LA.J....J..'-... .L. ~.J..""'LAo'-.J.. .t''-.J...J...J..L.J.. ..'-....... ........
3-90
Page 23 of 574& I
f) .Con.....lTIe:-ciJ.l Office Dc'.~~elap::""'cl.....t O1":e l.....J.lf (1/ f)) J.c:'e.
9.B. Maximum Development Intensity
1. Residential a11d Residential Mixed Use DeveloPlllent - Applical1ts ll1USt
apply for aI1 allocatio11 fro111 t11e residential developnlent allocatio11 pool.
+:-2. Commercial Retail and Office Developme11t - Applicants must apply for
a11 allocatio11 from the retail commercial or office developmel1t allocatio11
poo 1.
f) Calill......c....,...~J.l Off~,..,e Dc,.-clop.......crt J. ~=loar J....cJ. ....J.~~a CC ^ R) a~ 0 3ry P....i.,..J.~c
. ..L. L ..L. '- J.. .J.. "- " ..L.J.. L L .i. ..L. J.. a..l.. .L ~ .L..L .1.. ~. ..L." I.
prapcrty dcdic~tcd fa:' Fl.:blic IJ.l.....d::;cJ.pc f:-a1"::J.ge ir1.....p:'a....-cmcr..::~ ~1......:111 :....0:
be ~ubtr.:1::cd f:-a::.... t1.....e l....Ct lot J.rcJ. far the p:'::'Fo~e~ af c.:1lcuL:tu1g the
:10ar .:1:'e.:1 r.:1 tia.
1.01.030 Building Height, Setbacks and Orientation
-~. Height - as Ineasured from sidewalk to top of cor11ice, parapet, or ~ave lir1e of
a peaked roof shall be as follo'\vs:
1. Maxunum - :l.....:-ce (3) floar~ ar t1....irt~,.T :;ix (36) fcct Forty five (45) feet7
2. Milun1Uil1 -
a. Sloped roof: Tel1 (10) feet to eave lil1e
b. Flat roof: Fourteel1 (14) feet to parapet
3. Tl1e pril1larv bulk of buildil1g s11all be l1lail1tai11ed belovv a 1:1 slope lille
dra\Vl1 fro1l1 the arterial street curb lille or lines il1 all areas subject to the
Heart of t11e City stal1dards except for the Crossroads area. See
Crossroads Streetscape Pla11 for details.
3 L')'cc.....~ia..... ~
..J........: \,. t"L ..LL
keE-
:;.... bjc clo loa C~ ~)T ".c"'-~ C"'P 1\ 1.:1 yi ..=1..... .......... C)' ""cp locd 1'" ci ~1.., + ~ 1"'.:111 C e 15
I..A .... ~ .. .L ,~ ,.. ~, ~ '- .L .. LA...L~ .. "'-" · tJ~ ~.. ~ ..
.1..L\lc O"',-C :;ub:;urfJ.cc p.:1:- kil....g
~. - ~ ~ lo. .. .~....,-
. J .L '- ,
1"'l: ~ 1 dir ~~ ....... J. Y '"')' c"'cd J.1... '" r'" .1yi ........... ........ 1... e~ ~ 1...1o 'by
t-I J.....L ""0 J...J..L '- '\.. '- L..J.L'- .LL. ~ .1....LL\""..ooL.J....LL 1. ......0.l1......
~. ..,...~ , . 1.... .... 1... ... 1o1 ......... ~. _ r- ~ lo
~ tJ l'-.L ~.. .L....l ....../.L'-..
....ba....e f~""'~r-:1...cr1 ~r""dc
LA... , .J.....J.. L..J..._ L '-A. tJ LA.. .
b clo.....~,...~ ......a...t~o.....~ a~ roo~~ '......J...... cy""'ccr1 l"'c~~l...t li......,;~~ ......ro.,.-~~cd 101...C'''' ,.......,.... ~...,1...1e
.~ t'.J.....J..LO Y -L J.. ..LL".L J.. J....J..L J .,,\..\.... '-"L L .J.O.J..L .L....LL...J.....- t" \ .L\....A l...J..L) lo.A....J...'- oL.4..'-'~
cr Olol"'cr ''''0'''' ~l"'cd rOr\~~ .....0+ ,",)''''''r\cd;''''~ '-.1 f) ~lope
L.J..l .J..L..LL.J..L \....Ii." .1.1. L. '- '"-\-'- .J...J.lO u. _..J.. .
,... C~ty Cc.....~'"'... ...,..... ,..::j C"'o~~ Ro.... ~ C"'........ c'. ,......."'.......,..,...~~r\~
~...l ..LLI.\-...L '-L.J..L'-L..L \.A..'-'L \...IJ....LL..L... t"..L'-'.t"'-.J...L..J..\.-
........:1)'~r...'..........~ ...............1,.-. r-cc Cc.....c.......l Dl....,...
..I....L L \.....L..J... L '-'L..L..L L I.,...l..t" .t".J.. J ' _" .J... L. .l.. \......t.. ....... ..L1...A...1..1...
c p C'-~.:11 1... n ~ 1 ~ ~..... ~ 1.. '"' ~ ("? 1... lo
'-' \""'.J...J.. &..-.I \...A...J..J...\..A...J.....L. Lo .J. l\......J..O... L L.
4. Rooftop 11lec11al1ical eQUip111ent and utility structures 11lay exceed height
lin1itatio11s if they are el1closed, centrally located 011 the roof aJ1d not
- -
visible fro111 ad.iacent streets.
3-91
Page 24 of 574& I
B. Front Setbacks
1. MininlUffi Setback - for l1ew development shall be nine (9) feet fronl the
required Boulevard Landscape Easemellt; see section 1.01.040(f}E), belo"\v.
Ne\v developlnel1t sllall be defuled as a t\velltv fi\Te per 'cent (250/0) or
greater ulcrease Ul floor area or a 250/0 or greater change Ul floor area
resulting fronl use pernlit or arclLitectural and site approval \Vitlllll t\velve
(12) n1ontlls.
2. Corner Parcels - setback requirelnellt applies to botll frontages (e.g.,
comer parkillg lots 5c:-:c:':111y 110t permitted); minimunl frontage
requirement reconlmellded but 110t required.
3. Exccpt:o:-:: Special Architectural Features - subject to City revievv:
elltrance porticoes, callopies, alld or otller features may extelld up to four
(4) feet UltO the frollt setback area.
c. Minimum Side .L"~nd Rear Setbacks
1\ lli..,;....,..,....n.., Sidc Sc-l-b:1cl' to". rc....~ dc...-c'oF....,..,c....,-I- ::;1"'.:111 be orc 1"'.:11f (1/1)) -I-'",c
..L. ,. L...L.-L.J.. L '-4.. L "'''.L ~ L " '..L. L..L L. ..L L'" L . L. L / _ L..J... L
''''c;o-l-.-I- at t''''c bu~'d;""'<7 or -I-C1"' (10) tcc-l- ...-1-.~c1..,c...-cr ~~ <7".c,",-I-c".
.L L .La L'" .1. ..L L ..L.L...L-&.. LO' \... L .L"', "..L L..J... L , ..L o.J. \"....l.... .L.
\^T}..,c..... :1dj'"',..,c....,t .........op'"'...t~c:; .......c ;ai:"'-I-1)~ ;Jc"-'""opcd .:1:; -I-1"'cy ....,..,:1)"" 0""'-"'''' ;...., :1
, ... ..L L '""""""- '- .J... L ~ ..L '-.L.L. LA....L J L ~ \.....4." "- ~ . L. L .L.&.. L.' '- '- ............L .J....J. L
r:l..,op......~....,<7 ,..,c....,-I-'"'.... -I-1"'c ~c-l-b,.,,...l,~ ,..,(-I-"';.-cc...., l"'uildirc-:; ...........y bc ....cdnccd -I-a zc".o
w L .t" ~ L 0 L .L. L ... '- ..L. '- L ...... L. t.....4.. '-" L.../ ..., ~ L '-' L. 0 J.....L L \A.. ~ '-4.. L. '..L
"';\-11C11 it p:o::-:o:c:; pcdc~t:i.:::-: .1ccc~:;.
2.1. Minimum Rear Setback - for 11e\v developmellt along developed or zOlled
residelltial properties tIle rear setback' shall be equal to one alld one-Ilalf
(1.5) times tIle heigIlt of the buildulg vvitll a minimunl setback of 20 feet.
2. Urlinllabitable buildu1g elen1ents - SUCll as clunuleys and projecting eaves
111av encroacll up to tlTIee (3) feet ill to a required setback.
3. PIJ.l-:1-:cd Mixed Use Deve10plnellts - lnay reduce tIle minimUln side alld
rear setbacks between onsite buildillgS 'vvitl"lUl a conunori master plan in
accordallce with. an. approved developlnent plan.
D. Building Orientation - The maUL building elltrallce to all buildulgs sllall be
located 011 the frollt building facade, a frollting buildUlg COIner, or a side-
facing facade visible from the street frolltage. Exccptio:-:J Other orientatiollS
may be permitted subject to City revie\,v.
1.01.040 Site Development and Parking
A. Access
1. Direct Pedestrian Access - Ul tIle forln of a \va1k"\vay sl"lall be provided
fronl the Stevel"ls' Creek Boulevard side\valk to the maUL buildUlg
entraI1Ce; i.e., pedestriall access to building entrances shall 110t require
vvalking bet\veen. parking spaces. If pedestriaIl access \vays calulot be
Page 25 of 5748
3-92
separated from parku1g bays and/ or circulatio11 aisles, they must be
distmguisl1ed by a differe11t pa\Tu1g Inaterial.
2. Ve11icular Access/Curb Cuts - shall be shared "\vherever possible.
a. Maximum NUlnber - of curb cuts .J.::;~ociJ.tcd ~\Titl: J. ciI:glc tCI:.J.I::
buildir:g s11all be 011e (1) t"\:vo-"\Nay curb cut or t\vo (2) 011e-\Vay curb
cuts on Stevens Creek Boulevard.
b. !\ f.J.)jI:..... illl: "\ 'Vid :1..... of curb cu t::; ~llJ.ll :::o:~or:.Tl :0 Ci:y :;:.::::d.J.rd dc:J.i.l:;.
For J. :;ir1glc p:'opcr:y, ::0 n:orc :1:,)11 OI:C :l:i:-d (1/3) of t1:c F:::'opc:-:y-
!ror"'".)0'"c ~l"'ould bc dC'--OLC~ LO "'"~'-o TPJ.TT __,.,~1.... --t:L:; RanlnlllO"
.J. L .. 0 L , '- '-A '- .., , , J '- ........1.. '-' '- .. . ~ t"
drive\vavs - sI1all be located bevand tIle back of side\valk, ,vitI1 a
111 aX1l11Ull1 grade af t\Vellty percent (200/0) and adequate sight
distal1ce.
c. DrivevY"ay Setbacks - shall be
(n A IllllliIllUl11 of five (5) feet frOl1l adjoll1ing properties and
(ii) Tl1ree (3) feet frDIll adjacent buildings.
d. Drop-Off Areas - shall be provided at botl1 the mall1 (street front)
buildmg eI1 try aI1d the secol1dary (p ar kir1g side) buildll1g eI1 try.
e. Service Access - shall be froln rear parkulg areas. SenTice access
should avoid locatu1g l1ext to residel1tial areas "\vhenever possible.
B. Parking
1.l'.fi:.....i:::u:::..... Rcquircl:-:c:-:t~ pc:- tl-:2 City of Cl.:pC:-:i:l0 ZO::.-:i.::'lg Codc.
~.~. Locatiol1 of Surface Lots - shall ge:-:crJ.lly,T be to t11e side al1d/ or rear of
buildings and planted ,vitI1 shade trees i11 al1 II orcllard arrange111ent" ;7 ll1 .
no case sllall surface parklllg lots be closer to surrow1dll1g public ,valks
tIlaJ1 t\ventv (20) feet. Subsurface parkulg is 11ig11lv reC011111lended.A
~;.."' 0-1 C 1....... yo! F.J.r I'll"' 0- ........ J. yT bc F ~OTT; d" d ;.."' fror"'" of l",U; 1 dir'" 0'":; .....i L1", ..~;.."' i ....."' :11
.J....LL.o.J,. '-"'~ ..L '- LO..L...LL .L "..L '- .L~L LL L.,.I..&..~ LO'" ~..LL..L..J..LJ.....J...LJ,....l.L.
l:1r,.l~,"",,,,,,,,,,c r:L....."'dJ....d:; Hr.TPCTTC". l......o-.d cYF""""'r:c:; of p"'~I';""'~ ...,10.....~ ~l"'c
.I. l~. '-.....t'" -,L~.l.L ..I.. . ..L'-'" , .l., '-'..I....... ~... L..o4..J.L_ L..o4..J. '-.L.J..lO ......... .J.LO ~ l
!"'c.....L.)0'"" J.rc ""'c"'" (O""'~;.:;L",,",L T'-;~l'" ~l"''"' OT-c~.J.'l ,-l"''''''''''''cLc''' ~c~i"'cd .co'" C.1.cT.c.....:;
.J...L ..lLL o~ ..Ll.... ..LL..L L"-.L.1..'"- "..l.L. L f. L'- , .J.. ..L. '- Ll....4...J...'-"". ... ..L \o..A.. .L .J....&.. L-.I~ " .J..L
C:ccl~ BoulcT,TJ.rd.
:3-:-2. 111e Perimeter of Parku1g Lots and Drive"\'\Tays - '::8]:'(C:-:: to :112 StcT,.c:.....:;
C"'ccl' BOl.:.'c"T"""'d ~~C.._L"'~C -'''"'d ~;,..:J,",T'-""'l':; ~,.......11 be ~'-"'cc""'cd T.-;"'"l.... ..........
..L " .J.. "..........L .L..a.. ..&.L.L..~o '-A...J..l ..&..\0.....4.'-"~..L" 'J..LLA....&...L "\......L..J..L "..1......1..1. ~.J..l.
..,LL"''''--"'"iT-c 10~p ............~O.."'....,..,. T.".....11 0- l"'''d---c The perrm' eter of paI.klI'10" aI'eas
6...A.. L L.1.. 1....-4.'-... " ..&... 'i...a... LLA..- .J. L.L )' t, L.A....L ..L...L L'- 0 . b
adjacel1t to t11e side and/ or rear property lir1es s11all be screened vvith a
wall or fence if located next to a residential develoP111ent.
Intercolu1ectivitv bet\\'eel1 retail/ c0111111ercial develoPl1lents is desired, so
al1V \valls or fel1ces shall COl1sider providu1g access bet,veel1 properties.
.. - - - -
See "Site, In1proveme11ts and LaI1dscapu1g11 for wall, fe11ce, pier, aI1d
pedestrial1 access guidelines.
3-93
Page 26 of 574& I
4-:3. H:1rldic~pped .\cce::;.:;ibili:y S:::u-:d:1:,d::; Refer to C:1liforru:1 St:1tc
,:\ccc8.:;ibili ty.. S:::ll-:d:1:,d.:; In te~p:'cti"',.c ~.lJ1T'JJ.l; IJ. tc::;t c di tiOI-:.Subsurface
Garages - Tl1e Inajoritv of parku1g should be depressed partiallv .belovvr
grade. The finished first noor height should be 110 nlore than tl1ree and
one l1alf (3.5) feet above sidevvalk grade; this n1av be averaged but s11all
not exceed l1eight of five (5) feet above side,valk grade.
4. Garage Doors - or gates sl1all be provided for all residential garages.
Maxill1Ull1 \vidtl1 for comll1011 garage entrances s11all be t,ve11tv (20) feet
for double doors and te11 (10) feet for single doors.
c. Building Access
Direct Pedestria11 Access - i11 tl1e forn1 of a ,valk,vay shall be provided
trOll1 tl1e Stevel1S Creek Boulevard side,valk to the ll1aU1 buildil1g
entrance; i.e., pedestriaJ1 access to buildu1g e11trances shall 110t require
,valkulg behvee11 parki11g spaces. If pedestria11 access ,vays cal1not be
separated froll1 parku1g bays and / or circulatiol1 aisles, they ll1Ust be
distu1guisl1ed bv a different paving 111aterial.
. -
bD. Common Open Space
1. For Commercial (Office Or Retail) Development-
a. A 111Ullil1UlTI area equal to t,vo and one l1alf percent (2.50/0) of the gross
t100r area of buildulgs of t,ventv thousand (20,000) square feet or 1110re, or
restaurants of te11 thousand (10,000) square feet or 1110re shall be provided
for passive recreatio11al use, .suel1 as a garde11 sittirlg area or outdoor
eating area.
b. Plazas a11d courtvards s11all include outdoor seatu1g. Sucl1 areas shall be
i11tegrated U1tO the project site desigr1 a11d/ or situated U1 the oark,vav
landscape easell1ent.
2. For Residential Developll1ent -
a. C01111110n, usable outdoor space sl1all be provided for all ll1ulti unit
buildulgs. .L~ ll1U1ill1Ull1 of one l1w1dred fifty (150) square feet shall be
provided for eacl1 Ulut excluding required setback areas; see Desigr1
Guidelines.
b. Private outdoor space s11all also be provided \vit11 at least sixty (60)
square feet for each Ul1it. Private space s11all be U1 the for111 of a patio
or deck attached to t11e w1it, 110t less tl1a11 six (6) feet clear U1 anv
din1e11siol1.
9.Ee Landscaping and Screening
1. Parkvvay La11dscape Easemel1t - All11evv developn1ent s11all establish an
easement tvventy six (26) feet ll1 \vidth along t11e Steve11s Creek Boulevard
frol1tage. l'!c"';\" ~"....~,,10"""""''''C'''''+ .:;1........11 1""" ~,,~;.....,,~ .....::; ..... l......_".....J-....,. ~;...-c """C". r"'r""I""'l..
'-" \""...oL\-'\.......L.. ~.J....J..L ..L&'\". '..lL\.-ol.L...L. U\..... ~"'-~.L...Ll'-\.A".~' L....t. ..."\.......1..LL.) ..&...1..\ r'.4 "-\...-.LL\..
3-94
Page 27 of 5748
(~.5~/u) 0: grc:1tcr incrcJ.~c irL tloor J.rC3 or :1 :") 5~~ or grc3 tcr cll~r:gc iT''.. tloo:"
:1:"2.:1 :"c.:;ultulg fraIl"'.. U:JC pcr::-:it or .:1re11i-tcctur:11 .:1r..d site J.pF:-o~~J.l "';\-i-tl-:ir:.
t~~,~cl~~c (12) n-:'011tl~.
a. Easement Improveme11ts - TIle easement shall COllsist of
0) . a curbside planting strip te11 (10) feet in \vidth,
(ii) a sidev,ralk six (6) feet U1 vvidtl1, and
(iii) a back-of-\valk plal1tulg strip tel1 (10) feet in \vidt11.
PlaJ.1tu1g strip areas shall contau1 grass and street trees ll1 accordance
\vi t11 the policies of the Streetsca pe BIeHlel1 t.
b. Special C011ditioIl: Vievv Corridors - Area(s) may be clear of
boulevard street trees to alloV\T for w10bstructed views of buildings
andlor signage. Tllis area sllall lllclude necessary curb cuts and.
drive\vays. It shall be a Inil1imum of sixty (60) feet betvvee11 trees and
a maximunl of one third (1/3) tlle lellgt11 of tIle parcel fro11tage, not to
exceed OIle I1undred twenty (120) feet bet\vee11 trees per Opel1ll1g.
Parking area lot trees within tlle vieVl corridor may also be cleared to
allovl for unobstructed vie\vs of buildulgs and sign.s ll1 this area.
2. Adjacent to Desi811ated or Developed Residelltial Properties - attractive
scree11 fe11cu1g or \valls sllall be provided alo11g the side or rear property
line~ to scree11 buildir1gs, service areas, aI1d parku1g areas; a mu1imum
five (5) foot plar1ting area shall be establislled \vithih aI1d adjacent to tIle
fellce or \vall \vith evergreen trees planted at a nlin.imum spaclllg of
t\venty five (25) feet on cellter.
3. Side Street Trees - Sh.ade trees at a SpaClllg of approxirnately t\venty-five
(25) feet 011 center sIlall be planted \vitllli1 required curbside plantulg
strips.
3 Tr'"" ::l~ --.~... d' Sc....n; cc D,...U ;plr C1"" t ir eIn d;1"" 7 ::;'"" J-r\ 11i J-c ....c '-c;"-li'" ~ d; ~ 1... c::; ::1"'.:111 be
. ......... L LA....L... .4 " "'- .i-J "1..J... L L L "'-"l. ..L.. &. 0 ........ ... "- ..L.. '-' ..L '- J.." L 0 .L_..... l , L
lo,..--.J-cd --....~---.,.- fro.....~ ::;J-rccJ-::; '""1""d c1""'-lo::;cd 0.... ~,-...cc~...cd l...y l'""~~d::;r-,..,p;""'~
J.. ~~.... ......... '"........y ..L..LL L '- '-A... L L'- .L _"--.1.. .i.L 1.-1 .J...~J..L \....r......... ..L&..L,O'
tc.....c;.....~ or '""rcl...;J-ccJ-....-J.l.........cJ......:::; Cnc1... """.C:1::; ~l"'O,.,l~ b" 10cJ.J-cd --.....~J.n .c...or'"
..L. ..l L ..L....J.. 1.0 4..A... LJ. \... ... \,....oL.L J.....L L J.. L. . '-" ~ .L. L "'-'L..L J.. L ~J..\"",..oL '-..L ... LA.. , , J .J.....L ..L L
:.c:::.cc:.....t:.J.l :1::'CJ.::; "';\-l.....cnc,.,-cr po::;~iblc.
4. Scree11 Fences and Walls - Il0t adjacellt to streets a11d sidewalks s11all be a
mir1imum of six (6) feet in IleigI1t and a maxiInum of eight (8) feet Ul
11eight.
Vvl1ete a cOln111ercial and residential property slla:r;e a co 1111110 11 property
line, the SOU11d \vall separatulg the uses shall have a 111ll1i111U111 height of
eight (8) feet. (See Desig11 Guidelines for reco111111endatiol1s on type and
111 a terials. )
Q. Plant Materials - See "Site Improvements and Landscaping" section.
F. Building Design
3-95
Paae 28 of 5748
b _
1. Variety in. the Desig11. of Buildin.g Facades - shall be required so t11at block
frontages are varied al1d attractive.
2. Privacy - Buildu1gs s11all be designed al1d / or arral1ged to avoid \vll1do\vs
facll1g \VmdO\\TS across side al1d rear buildu1g setback areas.
3. Buildu1g for111s sl1all be suc11 tll.at buildll1gs adjacel1t to parcels zoned for
residel1tial uses s11all be ste.pped back or terraced or 11ave adequate
setback so that privacy is 111amtall1ed.
E.G. Signs - s11all conform to City of Cupertll10 sign ordll1ance.Hovv-ever, the
follo\vll1g provision-s s11all apply in the Specific Plan Area to offset the
reductiol1ll1 visibility associated \vit11 t11e park"\\7ay frontage improveme11ts:
1. Maximun1 Building-MoUl1ted SigI1 Area - for cOffill1ercial retail
develoPlnent shall be 011e and 011e l1alf (1.5) square feet per one (1) linear
foot of te11a11t frol1tage.
!\1ulti Ul~it RcsidcI:ti~l DC"\"~Tclopmcr:t StClI:d~rds
1.02.010 Description
S:J..ndJ.:d~ J.:-:d gt:idcli:-:c~ pro::-:otc ~cpc10Fr"'c....,J- +1"':1+ ~~ r-o......,..--~+~l..,'C 1"'0+1.., ""-i+1.., ....,c...r1..,y
\.A. '..l. ..L L .L L.... L..J...L. ....L '- ..L..L L t-" ......... L J... '-' ..I... '-' .....L L " \.-J... L .J... 1. ~, a...;
....,Ci----'..,Bor1..,ood:; .......,d "';'"i+l''' r\)'~~J-~....,~ ::rd ....,'J.1u..,cd GC~"C10p"=I"'C....,t J.lor~ c+c..--r\....,~ r....ccl,
.Ll OiL .J..L. L.4...J..L " L. L '- '-...L. ....Ll.LO ~ t'.J... L ...L L .J..L LO 1"..../L. , '-....L '--..L "
Bcu'c"--"'''.~ ""1iycd ....c'":i~c....,J-;....l........,d ...cJ-....il ~C..--C10....,.......,c....,+ J.rc C....,.-Ol:......~ed Un~'di:"'~s ....-;" bc
J... ,,"""'-..L\.....4. ~, \.. ..L......, \.A.. ..LL....J........... ~L. .J... ....."-"4.. \..A. " .l.. .t'.J...J..L. .L.L.\.. ..!..~'- ..LU-.o . J.....J\..A....LJ... lO " .J....L..&.
... .......,J)ri..run.., of +l"'rcc :;J-o...~c~ ~...., l"'C~~l...+ S"'bsn".~""'-I""\ pJ....lrir~ ~:; ...cr-o.......,.......,c....,ccd. l..,O....-C..--C....
\...A.. .J...J...L. '--.L L L L..1.L ".LJ...L..LL .!.L ..Lo.!.l.a.... L....<L. \.,...oL.J....LLA.'-,- .J.. '"- LO.J.. ..L '- ..L.1.Li...l.L .Li.. I .LL " " .J.../
...p1"'crc ~"'cc~cd ::;u....~~,..,r\ pJ....l'~~"'~ lots ,,;'-i'l be lor-J.J-c~ J-o +l..,C s~~c 0.... ....c~.... c~ l..,...,;L~;....,~S ~""'d
"-L.l. .J..l. \"....0\.. ,(; .......J..~\,....'- ............'-.J.....J.LO .1. , ..L. \-. ..... '-'L \,. ....J..L. .J...~ .J.....L. ~..L.. .J.. U\.A....J...J...\"""...4t...J.....LLO ~.J..L
...... 1......., J-c d ... pi J-1... :::;1..,.... de J-ICCS ; r JT "0"..-1'" J. "'d" J. .......:1.., ~C'...,.., c...., J-
~J.."""""~L"" " LJ..L L.LA. L ..L. L L .J..L L.J.. J....L La .!..l.L .l..L.L.
1.02.020 LJ.l~d Use
..."..... P c.rmi ttc d LT::; c.::;
1.Rcsidc:-:tiJ.l ::t J. ::l~Xl::-:Ul:-: Gcr-:si:y of :l-:irty fi"',-c (3.5) Ulli::; pc:- JC:-C;
.......,i1..,~.......,...~...., ~c....,:::;~J-y :::;1"'~'1 be ci~l..,t (8) w..,~J-:; pc". Jcrc For ........iyr-.d ....csi~crJ-i...1
J...J.. L LJ....L..J.. L ~..L.J.. L ~ .J.. L .J..... &..\.....4....1.. 0 L L.J... .... .L. . .J....L L \.. '- .J... '-4. L L \..A..
~rd cor"''''''''' ("..ci'" 1 Gr\..-.clo..........,..crt:; +l"'i:::; '":1"'J.'1 bc rcJ- ~c""':::;;J-y cYc1"'di1"'~
\.A... L ..L L..J....l ....J... '-L.. '- " ~ .J...1. L L.. L L -.; L L J... L ... \....of... ..&. L .J.. L, "'..L. \",..0\.. L t::J
pJ.-1,;....,o- .......,d / or '........,d ......c....s dc"'-oJ-r\d J-o +l..,C cor"'r"'c"'ciJ.l For+~e"'" o~ t1..,c
..L.1..,"..LJ.LO L...l.J.L / .J..I..A....Ll t.....4....L L.A..._ " l....'- ... \.J..L .1.L.J.... .L L."&'.1.L.J... .J..L.
~c~-ClOpl:""'C:-:t.
B.};..ccc::;::;ory V::;es
1 C:::;J-c....,.......,.y Hr\........ c o.-c............ +; or r- S"" c; c.-J- J-o C; +y ..-CP; C..-IT
..!-. L. 1.J....L.l'-"-..L.. VJ...J..L '- \.....oL..t"\....4.......J... L-> '-'4... J '-~ ~ .J..L..L. , J.. ".
.'"')
3 -\ '-'-csse"'''''' LI~c:; J.....,~ B....;'d;....,~:::;
.~ .L\....'- ,- ..L J - .L L\....A.. '-L.J...~ i...1. LO
r-.... :;t"'......., J. ...; 1..-...- :1....,p..., ..-+r\...., ............ J- J-o .... ...., r\.......,..,; J-J-c d ..., r- r\
\,....\o..A... U..L..ll ..L.L J t" ~.J.."''-.J..LL..-L....LL'''''' \.A. t''-.J.....L....1.L.J......... \...A.._)\......
G. Co ndi ti 0 ::.:11 LT::; c.~
1.Rc:J.il ~-:d Pc:.so:-:~l cc:.,-..::~ ~lv:-:o t1-:~ S:~ - ..~ , -~:.~~::-: :LAo~
u-:co:-p 0:.:: :cd :::::; F :::.t of ~ ::.....ixc d :-cs:8.c:-: ::JI ~:-:8. :0::.....::-:c:-::.:1 c.cT,-clcj?::-:c:-::.
3-96
Page 29 of 5748
Con~n~creiJ.l ~tJ.rLdJ.rd::; :u:d cOl::n.....creiJ.l :-c-:J.il SUidclu~c::; ~11J.ll :1Fply to t1:c
(Ol:u:.....crciJ.l pO:-tiOI..... of tl.....c dcr.-clop1TLCI.....t J.::; ::ppropri:1tc.
r") ..L\dditiol.....J.l V~CJ dctcrn-:u-:cd ~y tl~c City to bc ~upporti"r,.c of :l.....o~c li~tcd
:1bo",.c.
D.l\fi:limum PJ.rccl ~izc ~11J.ll bc 01.....C l-:J.lf (1/2) J.erc.
1.02.030 BuildiI~g Hcigl~t J.l~d SctbJ.clcs
"Hci9"Dt "'::; r"'c"'~""""cd .c:....O........ ~~~'"'T._....11... ~o ~op of ,...O.........~~c pJ.....Jpe~ 0.... ........id .....r"\~.....~ o~
... .L.. ' 0 L \....oL ..L.l L.A..' u.....L ..L..l. ~.J.L. ~'-4...'-' '" LA... 'L L.. '- ..L.J...L.L..L., ..L L./..L J.....L.L t"'-'..L....LLL ..L
~ pc~l~cd ~'oof .:I-:::ll bc ::~ ~oEo~\-~:
1.~~fJ.)~~~Lu~:1 tr~'cc (3) :100:-::; or tl-::rty ~ix (36) ~cc:.
I") EY(cpt~o""'::; ~""B~cct ~o C~~;- ....e,..;c~... n...c ........"'Y;l:l....n... CY""cp~cd l"'c;(:""l...~ i:; .c:o...ty
. .. ~ .J....L. L' '-'L J L. ..L L. ..L ".J. , . 1- ~.J.. L. t...4.... ~J... L. \""...4.. L '\.. '"-.. L.J. 0.4. l \,. ..a.. J..
fi".c (it:::) .ccc~
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....L .1..." '-"L ..L. I,...A. J;.. '- L 0 ..L.. L 0 .L.L. L J '" '- L. L '-. .J.. L ..L..L L L 0 L-
ey ~l"'-c'"' J.rd O.....c 1"'J.1f (3 ~\ tcet D'c".clopmer~:; ~..;tl'" :1 .crr"\r~J.(:""c ot o,..c..~
L '-L '- L ..l.L L .VJ ~ ., L L\'" 'J. L ..L V LL 0 .1. , J..
8'.0 l"'urdrcd (1')00) tcc~ r"''"'j'" c""(ccd ~l...C l"'e;r..-l"'~ r........;t 1...)'" J,r ,",pcr"'(:""--- of
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'" bo".c ~l"'c l~c; ~l...t li1"'~it
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.........J.Y;..::Fl........... Cy(c.....~cd 1...'""'~~1...~ of to....~n ~i,.---- (1 C:::\ f'"''""'~
J.....L. l.. J ~..L.L L ~..L L '" .t' ... .L. L "- ..... 0 L '- .J....L '"- J .J.. ,'- '-' J "- "- L..
c.Roof:OF St:-l:c:l.:rc:::; :::;:..:cl.....~::; c1cT::::o:. :':ld ITLccl.....:1r...:c::l Cq:'::p11~CI-:t
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B.Frorlt SctbJ.clc$
1.~~1.u-:i1:-:l:::"'" Sctb~ck :::;llJ.ll bc ~-:il-:C (9) fect f:-or:..... :llC rcs,:.:ircd P.J.:-k~\..J.Y
LJ.l.....d:::;(.J.pc EJ.:::;cn-:cr-:t; ~cc ~CCtiOl"'" 1')., bclo~\".
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I . . . I . lei. I . I .
"'~c.... ,.,",~"" ~.......(:"" ~ro''''''' ....~c .....'"'...........~ 0.... ",...,... .....t'"'r~........'" "'..... r-:..L-c "'F.......o,.-'" ,.....~ ..........
..........J... "'-""-.J...\..... \....A... l..i-LLO..L J.....&..L \""..4,.,. .t""'-.L.L.i.L.J..,"" ..L ..........J...\.... L.L \......\.....L..~.Lt..A... 4..A...l.L. ....,.i.lll..- t.,...l .t".l.. \ I.....-t.. '\.J."" L..J.....LL
h..c 1,..,", (1 r.,) r'" 0..... t 1...::;
.." .J..\'-\J.... .J.L ..ll.l.L.
:1 -C,..,:JC........,........~ T................O,..,..........,........~::; TI.....e eJ.~(::..:.....c:-:: :=;1.....::11 ~8:-:~i~: cf
...L.....J.......... .1...LL\.......&..LL. ..L..L.l.1.~..L " ,-.L..LL\.-.J..LL.
'J :\... ~.1..... '"' ,-~; - Cr..
.L~L.L..L"""~L...L''- \.......1.. ..L
,.., 1 .... ___ ~ 1... ........ ;..... ; ........
"',- , 1......
""-"- \..... ..L.J...L ..'-
l.:l.....le::;:; :l.....c lc:.:i.ld::......; i~ Gc:=;ibl.....ed ";.~-::l..... ::.....::i.:-: C:.....:~.~::......CC(:::;) f.:.ci.:-:g S:C"':C:~~
C:-c(:k Bc:.:lcT,-::~.d. Tl-:i:, ,,;..~.:.ll ::1-:::11 be :l ~:-:.:.xi::.:~:.:::-: of e:01.....: (3) fcct i:.....l~cigh:
:.:.....d of :l-:c ::;J.~:""'C J.::......d / 0:. ~c ::':~F 1c::.....c::...... :J.:-Y ~:~.:. :c:-:::1::; ::::.-:8. 8.ct.:.ili.:-:g :::; the
.........~......-~....."'l l.......~'~~r(:""(::;). ~ce Dc:::;;~'" C:.:idcE:~c~ fo::." ~..~.:.ll::; :'::-:8.c::.. "Sitc
t"..L..L...Ll\.......t"U-..L '-"L.A..L..L\.A..L lO\.' , "0+1.
3-97
Page 30 of 574&
I1r..p:'o"'~~cL-:cr..ts J.I"..d L.}1-:d:;c~PL.Lg.ll 11-:e ";\-J.l1 :;1-:.].11 iI-:clude J. n-:i1-:imur:-: of
OIle (1) J.r:d preferJ.bly 11-:orc pcdcst:-iJ.l-: Cl-:tr.}1-:Cc gJ.tcs ~'.-ith ,,;\"rJ.1k::; leJdiI-:g
:0 tl-:c ::-:J.ir-: public :;idc"':.~J.ll~.
C.Sidc ..."...nd Rc.:lI S ctb J.cleJ
:!'.fir-:in-:Ulr.. :,,;\~cnty (20) fect fr011-: property 1iI-:c::; ~-:d thirty (30) feet
bct~\~ec1-: buildir-:g::;.
2.ExccFtio:y; :;::bjcc::o City rC"\~ic,,;'."':
J..l! Iunll:.cit:.blc bui1diI-:g e1c1:-'..c:-::s :;1.:c1-: J.S C1Ul:-:1-:CYS J.1-:d p roj ec':iI-:g
c~"'~~c~ up :0 fi....-c (5) fect;
1.02.010 Site DeT~~eloplI:cnt J.I:d PJ.rlcir:g
...'\..Driyc~\"J.)"'~ to 0:-: ~itc F:.rkiI-:g g.:1:-:.gcs or lot,:; :;1-:.:111 :-et1cct tI1C follo~"Tu-:g
critcriJ.:
1.P,-.J.11-: p ir"b dri.......c~\...J. y::; ~l-:.J.ll bc 10 c:. tcd bCYOl-:d tI1C C J.:k of :idc"', \T .J.ll~, ~ \-i th J.
.........J.),il""...,.,T' o-~....~c of +.......cr+y pC"'~cc.....l- ('"100/) J.rd J.dcquJ.l-c :;io-l...t di~tJ.rcc
..L..L L.. '\.. ..L L l.....A....L L o.L t.....4. \....4 L , , l '-' .L. J.. L. ... - I V L L. 0 L L.
.., cc+b....cl,. ~ro........ ....d;J.'"""'c.....t p".opc~t;cs ~I"'J.11 bc .... L...U...;r...u........ of ~;...-c (5) ~cct
_ . '-- L ~ "" ~ .1..L. 1. ~ J '- .L. L .L ..L .L L..L ~ L L.J......L. L J,...,L L .1..L , ..L.
3.SctbJ.ck frol:l J.djJ.CCl-:t 1=:.:i1dil-:gs ~l-:J.ll bc J. :1-:i:lll:-:Ul:-: of t1-:rcc (3) fcct.
1 ~ 1J.),; ........ .. H...... ..... Ul""'" b C'" 0 f ,-.... r c ,-.... +~ "'1'" ....11 b co..... c (1) +T' ~ 0 .... - .... y ,-..,.... b Cll.L 0'" l-.... ~ 0
......, '\..J.....L.J.. L \o...A-.L..L. L .J.. L .1. L.J.. '- ~ '- \....4.. L..-J _...~ ~ L ... , , , , ........' '- 1,.,...4,.,~ .....L. L."
(~\ O.....c ""~""y curl", c..,+::; pC'" O.....c l............~...cd ~i-'l-y (1 :::0) -'cel- of f"orl-"'c-c 1:'"
_ J .L. L. " '" ....... '-' L..4.. L..' .L J.. &.. L '-"-~ L\".A....L. ..L. 1,"" ,~-' J.. L.. ..L. L L.~O. L
l:-:ixcd r-c:;ic.c:-:ti.11 .1l-:d cOl:"'J:-:cr~i.11 ~c....-clopn-:c:l::::; :.t Ic:.:t 01"'..C cu:-b cut
:1-:J.11 be sl-:J.:,cd 8Y co:l-: ::~cs.
5.~t1.:D~i1:""':':1:-: ,,;\"id-t1-: of c:r:-b cuts
:; 1... .111 ,..,0..... ~ornl +0 C~ ty.. :;l-.... 1"' d.... rd ecl-....; 1 s
.&. L .J.. '- .J.. LJ.. L ... ..L. - '-LA.. l ........ L\.A....L...L. .
B .Building ...!\....cccs~
I.Dircct Pcdc:;triJ.l-: ..\.c~c:;s ::1 :112 fo:-n-: of J. ";\"J.ll~~'\-J.Y ~l-:J.ll bc F:'o"'~"idcd f:-01:-:
l-1...C Cl-c"''''c~'''~ C~ccl' B01.:1c............d ~idc~,-J.l1, l-o tl"'c -..........~..... bU~1d;.....0- c.....+...,..,.....cc. i c
I.""" L i.-;" ... , .J.. L .L" ,..........L. - "" .. &.. ..L..J.. L~.J...J.. L J..J..J...i L 0 ..&.. L "-.1.. t.....4...l.. L , . . ,
pcdc:=;t:-iJ.l-: J.ccc~s to buildiI-:g Cl-:tr~l-:CCS ~1-:.111 1"":.0: :-cquirc ";\~J.ll~u""'g bct~.:cc:-:
pJ.rl~iI-:g sp.:ccs. If pcdcstriJ.1-: :.ccc:::;s ~\-J.Ys C.}1-::.....0: bc scpJ.rJ.tcd f:-Ol:l
F.......l..iI...o- bJ.Y~ "'.....d /0'" ,-irc....1J.tio..... "'islc:=; l-l"'cy .........u::;t bc d;sl-;.....c-....;,..l...cd 1....,.,. .1
ll.A...J.. '- 1. 0 L.4....L L , .L '- '-'l....l.. .L L '-A.. '..L . I L. L J....L. L .J.. ... J.....L 1. 0 ""--'l..L..,) L ......., )
d; ftc ...c..... + p .... ....iI... ('"" ........ J. l-cri ,., 1
..L..J.. .J.. .J.. L '- '-A.. " &..0 4.1.. L L. e..A..
~ Con...........or E.....l-...J.rccs sl"'ou1d ,..c......-c .....0 ........o...c l-1...J...... t~.~C1,..C (1 ~\ .........;l-:::; Co................on
__ .ALLJ..&.. L .J..LL.L L. L..L _"'.L , ..L.L ..L...LL J.. L...l.L J..L '"..&..\ ..L.-J ~L.J..L... ..L..J.L..L...1.&..
c..... tr......... '"""'cs ........ '"'...... ;..... co .....'" 0........ l-/"'\ '" ,- '"""'css .c... 0 ........ .. ....... dc'" 0-"'0" ....... d ..... J. ...1..;..... r;r '-"-.1 "~J. ('""r'\S
.L1 1.A..J..L\.... ...........&..\,..4)' J.....LL .Lt' ..L.u..."- '-4.'--'- ' ..LJ... .J....J..L ~l ..L.tJ..L ""-"t..J..l t" ..L~'-..l....LlO 0 .L 0'-
.........d / or -'...0........ cO~...............O..... """"'ojc'-l- o....l-~oo... oFc~'" :=;-"''''''-cr:
\.A...J.. l / .J...1.....LJ.. L J...L LJ.....L. L .L L t"..L. '--............ ...'-'L...L .J. L . .t"" "-"L\"".. '"-".
C. O::tdo 0::' Sp J.cc CO::-:1:.....0:-:, :.:~:.b12 o:::door sp .:cc :11.111 bc F:-o"'~-ic.c8. fc:' .:ll
..... 1 l- . ........ 1..... ..' ~;..... /\ ........ .. .................. ~..... ..... ..... ... ....:J -. l-..... (1 ::: rT.. .. .... ... -' l- 1... .... 1
J.. '-'L.J.. '-\....1. '-"..L...L..L. 0 ..L ..L. L ..L..&. l. \....A...J.. .L. 1..L l. '-"4....L. l...L .L ......... J '-1 \....A...L. ..L. I............L Llo..-oLJ..
l...C ........on;~c~ .cC"~ C.....-1... ,.......;l- r-y,-l....d~......0" ~,-.rT,..;...C~ :,,-..1..b....cl, .......r-....~. ""1""'\-'"' DC~;,........l
L-' ~..L , .l\...A... '-4. .J....L L.-l..\-.l..L \..A....LL.L..... '-~\.\......J.~ .J...-1..l0 4\.....'"1.\"....4.".1...L \.....4... \-L \..A.. " ~....."-\.A..' I ......"-'-' J..O.J.
C,..;,....l,....1.:.....CS D...;...........l-...... 0,..+,....l00... ~..""....'"""'C ,..1.......11 ....1~0 l...C ........o...~;~cd ...p;+l... ....l- lC....~l- ~~v+n
\"....4.".J,.\..A....\-J...L.J..L . . .J... .J.....L.\ t-4'"''"'- \,.A....\.,.A .L ~~'- _'..LL~..L..l r-t.. '-' t'..1.. " .J...'-"- " ..LL...LL '---4.1... .J.. ~. L. ' .J../\.....)
,...,.. .. .... ..~ -' .1.. ~... 1.. ...; D...~ -.....L ..... .... .-1""'\ 1... .... 1 1 .c ............ ~....... .... l-;
\....4.... .1. '- t... .L .........1. L '-""'-.L. L..L. .... ..L. ..L.L ""-"l. ~ \"",... ~ L."-. '- -.J L t...A.... ..L .J. J.. .J.. L V.J.. '-l. ~..L .L
l- ""' l- 1... .. .. ..... ~ + .....
.L .. ".L ,
3-98
Page 31 of 5748 I
D&P~rl(ing
:") .Sub:;1.:rf~ce C.:1r~ge::; The n-:.:1jority of p.:1rkli-:g :;l:ould be dcpre:;::;ed p~rtiJ.lly
be10"';\'" gr~de. Tl.....c fu-:~l-:ed fir:;t tloor l-:cigl-:t :;l-:ould be ~-:o ::.....ore t1-:J1-: t1-:.:-ee
J1-:d 01.....e h..:1lf (3.5) fect .:1bo~-e c'idc"';\-J.1k gr~de; t1-:i:; n.....~J.,. be ~"-,-e::-~gcd cut
~1-:J.111.....ot exceed l.....eigl.....t of fi"-,-2 (5) feet J.bo~-c :;ide~\'.:11k gr:1dc.
3 Su -f-..,..,c D.:1 ...1,;..... 0" Lo.1-:; ~ 1... .:111 .:11"';, -.:1 y::; be .1-0 tll e re.:1r or :;;,-l '"' of b.,..; ld ;..... ~:;. :..... ..... 0
. .1.. "-4. '- ..L L ,~ L 0 L.. .J.. L..L. ~ ", L. L .J... '-4.. '- t-4..1...J.....l. L 0 ' .J.....l. L .J.. L
'-'.:1SC :;1"'.:111 :;'''-~--''''e .....:1rl'ir'7 10.1-:; be (lo::;e"'.1-o :;ur-o"""'dil"'7 pu1"'li,-. "-'-"11'::; .1-1"':1r
'-- L. ~..L.l.. ~ '- 1:-' '- &.o.l. .... ' ..L ~ .1.. '-"--L. l LO '-' '-, '\.A.. "- '-..L L.. &.
t"';'-cn.1-y- c~n) ~ec.1- n...c pc"'i"llc.1-c'. o~ p"rl'ir7 .:1"'C":; ".....d d-"j..--c"';'---y::; ~d~J.""cr.L
, L '- _U.J.. L.. L ..a... .L L \....L. i t...t.. '- LO ..L \....ool. ......c.....J. L ..1.., , ~ J \"... l L
to :;tr2et::;. :11.....d :;:dc",;\-:111~::; :11.:111 be :::;(rccl.....cd "';\-itl: :1:..... ~tt:-:::ti..-,-c lo"';~," ~\.J.lI,
- I... ~5 "~. ! a b a . I' .
.1-C.....,..,C 0". il"''"' at .....,r-...::; cc r.1-c .......p...o~-elrcr.1-:::; J-I'" ......... :::;(--......1.:...'7 '"-:C,-..1-.o......
..L .LL\.....,..L L'- ~..L'-..L. . L .LoLL.L ' L LL- L L.oL.L.L t.,....t~ L.o _ '-L..L ..L.L
for guidclir:c::; for "';\-.:111 :.:.....d fcl.....ce:;).
1 C.:1....:17e D'oor::; or 7'"'.1-e::; :;1"'.:111 ce pro....;,-lcd ~o- '"'11 0-.:1r--7e::; 1\1-yli......n........ ,'.;d.1-1'"
. .J.. 0 0 ........... \.. L ,. ..L '-'L .4..L \.A.. 0 '-A \:) ...l l' ~'" '\.. ..L. &. t-ol...L..L L ,... L L
for conul.....01-: g.:1:.:1gc el.....tr.:111(e::; ~1......:111 be t"';\.,.Cl.....ty C~O) fect for doucle door::;
J1.....d tc1..... (10) feet, for :;i1.....51e door0.
E.Sitc ..."....nd Public Improycmcnts
I.Side Street Tree:; SI......:1de ~rce::; ~t .:1 :;p~eiI-:g of ~Fproxir:.....~:c1y'" :"';\.c:-::y fi"-,-2
(25) fcct 0'''' eer .1-er ~l'" -11 1~ '"' ..... 1_......1-'"' d "';' -i.1- 1'" ir '.C q.... i ..~" d c....... b~; d r"\ ..... 1,""", .1-ir 0"
~L 1.." LLA..~ '- ~..L""""'.L..L..","- ,.... L L.L \...A.... ..L\""" '-1...L. _..L '-- .t"..L...........LLL. La
:; ~:-i p::;.
:") .Spc:iJ.1 C01.....ditio:.....: S:e"-,"e:1::; Crcek Bou1e~".:1rd .L\ "';\"J.11 0: fe1-:c2 ~l1:.11 b2
p".oT-';dcd '"'10.....~ .1-1...C ::;e.1-b-cl' 1i1"e
..L "..L L.A...J....L 1.0 L,4 l. L. ~ '- L 1. .
3.5:rce1-: Fe1.....cc::; or 1,,\TJ.l1:;:
J. ^ dj'"''""'c......1-.1-o '-on"'r"'c"''-i:11 dc....eIo.....n...crt :1.1-.L-,..--,-.1-i..--c ::;'-rcen fcr'-c::; 0.... ~,.."P::;
..1.. ~ ~'- .1.LL.... \"".. .J..L...Ll .L'- 't'" .J...L L L.......L..........\.....L to' '-- L L'-. .J... "\.A...L
:;11.:111 be p:.oT,-idcd. .:1101.....5 property l:.:.....e::; to :.c::-ce1..... ~cr\..icc J.rC.:1:; ~.....d
F .:1r ki1.....g J.r c:.::;.
b.Heigl.....t of ::;c:.ce:..... fCl-:cc:; J.1.....d ";'.-.:111::; :10t J.dj~:c:-:t to ~t:'cct::; :.~.....d ~ide"';\"::.lk:::; ~I""':111 be :;ix
((5 \ ~ce.1- ;1'"" 1... ,,; ~1"'.1- (e cc !le;.1-e I....... F ...O..--c........ c......1-::; '"'..... d L........ d::;'-'~ F li'" ~" ::;c ,-.1-; or to-
J ..L .... ..L L ..Ll.'--.&..o LL. l....,../ ~.L'-- .J.....ll.L \ ..L.1.L .J.lL.- \"'("..lL ~..Ll \,...,. LO '-L..L L .L..L
...c,..,or...r...c....d~t;or::; to". h-pC J1"'d r...-.1-'"'riJ.1::;)
.J.. '- .L L ..L 1.. ..L L ..L L 1 .L L. J L.J.. Ll..4 ... '- - .
1 T...... "'1'" ........ d e e"."--;'-c "C,..,.,,; P ....... "..... ~ ~ r ,-1.... d;..... ~ "".:1 .1-eP ~.1-,", ....cce;..--;..... '7 d;:; 1... CJ ~ 1"':111 bc
. ..L........_" L \...ooL..I.l L-..L. '\..L'- ~"-1"'-'"'-.J.. .J.....LL\,...........L.... ..L l'-..L~ .......&...1..0 -' ..... .J....L.....'\.-.J... .J.."...LJ...lO..L ..1.L I .J.L. .L.
10"", ~ .1-c,-l ".,.... -- p ~...,.., ........ ::;.1-".er-.1-::; .n...,-l C...., (lo::;c d 0 r ::;(... '"' c..... '"' d 1... Y 1-.....,...J,.. ,., -..... ~..... cr
.J.. '- .... '-'L. t.A" \....of.. ) L. ..L '- L. L '-"- ..L L ..L '- ...L... '- L..I t..A.....l l \....4 _Y '- ~ t"..L.J. l 0 I
fcr-::il1g 0:- otl-:c:. :.:-cI1i~ect:.:r:.l 1:.....CJ.1.....::;. Se:.....-icc .:1:-CJ.::; :;l-:o:.:ld lec 10c:.:cd
.:1 ~\..::. y fro::-: :-c::;i~cr~~i.:11 ::'::-CJ.::; ~..-l""'Cl""'C"-,-C: p 8::;~iblc.
~ R0040p ".-.t:;............. "......1.
. .J....... '-'"1. .J...t"J....i..L'-..LLL
:1-:~1l bc :;::.ee:.....2d 0:..... .:111 :i~e::; :.:.....8. ~l.....J.ll bc
;.,....1-C ~...".1-,", d .:1...,-l...;.1-C ,-..1.,........ 1 1....,. ;..... .1-1... C 1......,; Ie.. ;..... ~ ,...:l '"'~i ,--..,...
..L.LL.... o..l.\..A\.'- ..&...\.......I..1....I..\. '-L.\.A...iLA..i....L). ..L..L..L \.~L L..-''-''L..L .L.J..lO "-...A\-" .O.J..L.
..... .1- _ , . ... 1,........ .1-~ ,.., .... 1 __ 1 1 '"' ;....:.,- 1., , ,-l
..LLL..I.A.... '-..L '\....I'-.1.J..L .....J.J..L\.A.....L....L .J....J..LL.J."'-"'\.\...A.
;......,-l,.. ..... ... ..... ,..,
..L..I. L \- 0'" L 1-' J............ L .
3-J21:.:..... t ~,'f~ :criJ.I~
"e' T a T a . 11 .
,- C '"' , .1-,", ....... P'" aT" cr..... r-.......1-::; ....,... ... ..... ,.. c............... r- ,.." r.1-.. r. .....
-.. '- L../.J..L.\""" ..L...LJ..l .J.. " ..LL\-.J..LL LA....J..l. J.-J*-'L.J..l ~' U.~..LJ."LD o..-.'-'-L...L'-'..LL.
FoR-Bd-ldirt.g Design
3-99
Page 32 of 574& I
1 ^ 1.'
1...L ~.rC1U tcctur~l "Ce
r rI:l.:::;
=t:15eEh
CO:TlI:~or.. to C.. ..pC....+~~ 0' . e .
'-A .L. L~ L :::; rc:::;" ~r'\"'" +.. a1 a 1
.L ,-IL"t...-:!: -rcJ.:::; :::;1'...::11 be
t") "T' .
. . ~rlcty u.... tl~c Dc:::;io....... of BuildiI....~ F.1c'"' d
fror:.tu"'"c3 urc '"u-icd El o. ~ C3 ::;11.:111 bc rcnuircd so thJ.+ 1 1 1,
o . L :lI1~ uttrnctn.c. . '"1 i, , o.oe,-
3.Pri~,-:.cy Buildir~:::; :::;l--all se d' ~
}_ EH' . El '0 . , CGlgr-:cu J..r:.d lor J..n-I' ""eEl L . e
~ '6 ~nn 0""-3 J..ero::;::; sidc ~"d _ 1. I . ~ 'b .. ,0 J..',-Ol. ,..-i.ndm\-::;
LoU.. ...cJ.r c:.:lldu....g :;etb::ck J.rcJ.:::;.
Page 33 of 57+g
3-100
Single-Family Residential Development Standards
1.GJ02.010 Description
Standards promote retel1tion and developlllent viability of sU1gle-farnily residel1tial
sized lots in the traI1sition area bet'\Neen Stevens Creek Boulevard fronting developme11t
aJ.1d single-family neighborhoods in the vicu1ity of TaI1tau, Judy, Bret aJ.1d Ster11
Avenues. Standards apply to existu1g lots 10,000 square feet or less in area a11d 225 feet
or rllore in distance froIn Stevens Creek Boulevard.
1.GJ02.20 Land Use
A. Permitted Uses
1. SU1gle-Family Reside11tial- at a density range of 1-5 units per acre.
2. Other pern1itted uses ll1 t11e R-1 sU1gle-family residential zonu1g district.
B. Accessory Uses
1. Customary Home Occupatio11s - subject to City review.
2. Accessory Uses al1d Buildings - customarily appurtenant to a perlnitted
use.
c. Conditional Uses
1. COI1ditional uses as allo\t\Ted U1 the R-1 sU1g1e-farnily residential zoniI1g
district.
1.0302.30 Building Height and Setbacks
1. Buildu1g heig11ts and setbacks are as allovled 111 the R -1 sll1g1e-faInily
residential ZOnll1g district.
1.0302.40 Other Site Development Regulations
1. Ot11er site development regulatiol1S applicable U1 the R-1 sll1gle-family
reside11tial ZOnll1g district shall apply to lots affected by these sll1gle-family
re~idel1tial developn1eI1t standards as ShOVvI1 in the figure.
3-101
Page 34 of 574&
Exception Process for Developtnent Standards
In order to provide design flexibility in. situatioll.S "\"Then snlalllot size, Ullusually sIlaped
parcels, or unique surroUlldin.g land uses make it difficult to adhere to the developmellt
stalldards alld wllere all efforts to meet tIle standards ha\Te been exhausted, an
applicant for developmell.t may file an exception request to seek approval to deviate
from tIle stalldards. The possibility of lot consolidation, if all. exception is needed for a
substalldard parcel, shall be evaluated. The exception process shall 110t be used to
lllcrease land use llltensity or chal1ge pernlitted land uses.
A. An exception for developmellt standards can. be approved if the flllal approval
autIlority for a project ~nakes all of tIle follovving fllldin.gs:
1. The proposed development is other\-\Tise COI1Sistell.t "\vith the City's Ge11eral Plall.
aIld with the goals of this specific plaIl and llleets one or lllore of the criteria
described above.
2. The proposed development \vill not be llljurious to property or ilnprovements in
the area nor be detrimel1tal to the public 11ealth alld safety.
3. TIle proposed developmellt \vill not create a hazardous conditioll for pedestriaIl
or vehicular traffic.
4. Tile proposed developlnell.t has legal access to public streets and public services
are available to serve the developmellt.
5. The proposed development requir,es an exceptioll "\vhicIl lllvolves tIle least
Inodificatioll of, or deviatioll froln, the developnlent regulations prescribed III
tl1is chapter l1ecessary to accomplish a reasonable use of the parcel.
B. An applicatioll. for exception nlust be submitted OIl. a form as prescribed by the
Director of Comluunity Developnlent. TIle applicatio11 shall be acconlpanied by a fee
prescribed by City COUllCil resolutiOll., 110 part of \vllich shall be refundable, to the
applicant. Upon receipt of aIL applicatioll for aIL exceptioll, the Director shall issue a
Notice of Public Hearlllg before tIle Plarnmlg COlnmission for an exception under
this chapter III tIle same marnler as provided ill sectioll1~.120.060 (relating to Z011lllg
cllanges). After a public hearlllg, and COllsideration of the application in conjunction
with th.e malldatory fllldlllgS cOlltained III subsectioll A above, tIle Plamllllg
Conmussion sllall approve, COllditioll.ally approve or deny the application for an
exceptioll. The decisioll of the PlaIuLing Commissioll may be appealed to the City
COUllcil as provided III Sectioll19.136.060.
c. AIL exception "\vhicIl11as not beell used \vithi1l t\vo years follo","Tlllg tIle effective date
tllereof, sllall become llUll and void all.d of no effect Ullless a shorter time period
shall specifically be prescribed by the COl1ditions of SUCll permit or variance. AIl.
exception permit sllall be deemed to have beel1 used ill tIle event of the erection of a
structure or structures ",vIlen sufficiellt buildillg activity has occurred and continues
to occur in a diligent marmer.
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Page 35 of 57+8 I
Design Guidelines
Con-:mcrci~l RctJ.il DCT/clopmcnt Cuidclir:cG
2.01.010 Description
The Design Guidelines prolnote buildings tllat assume some of the comnlunicatioll
fmlction.s of signs. Through their overall fOrlTI and appearallCe buildings should
communicate lTIOre thall just a busllless 11ame to a motorist \vho is Sl10pping by car -
110\V mallY busulesses are there? V\There to park? vv-here to enter the buildlllg?
A ITbuilding as SigrllT is taller tllaIl a typical one-story buildlllg, with a distinctive
silhouette. It is located III close proxirnity to tIle street frolltage. TIle driveway alld mauL
buildUlg elltrarlce is identified by a taller architectural forln, "Vvmch is all excellellt
location for mOUlltulg a Sigrl visible from a car.
A. Building Increment - LOllg facades should be divided into shorter segments
or modules. Modules along the Stevells Creek Boule\Tard frontage are
recolnmended to be tVvellty-five (25) feet lOllg and a InaxilllUlll of fifty (50)
feet IOllg, and sllould be separated by 111ajor cllallges III the buildulg mass or
facade treatmellt, SUCll as a projected entraI1Ce or "\vuldovv- voIUlne(s), notch,
roof form, or otller architectural feature. 11 S0111e cases, these TI10dules 111ay be
separated by varYlllg the color of ll1dividual 11lodules \vitllll1 a 11ar11101lious
palette of colors.
B. Special Architectural Features - sllould accent buildulgs at tlle lllaUl buildulg
elltrance, adjace11t to elltrar1ce drives, alld/ or at buildulg comers. A diagonal
"cut" at a C0111er, or a notch for a gralld buildulg: entry, call also be effective.
Features that relieve tlah1ess of facades, SUCl1 as recessed vv-indo\vs,
arcl1itectural tri111 \vitIl substantial deptIl and detaiL bay \vindo\vs, vv-uldo\v
boxes, dorn1ers, entry porches, etc., are recoll1Inended. Balco11ies, trellises and
porches are also reconu11ended to add hU111all scale elen1ents to projects.
c. Massing - the overall fornl of a quality buildu1g is created by its tIlree-
dilnel1siollal cllaracteristics, or 111assing. Different C0111bulatiolls of buildlllg
ll1ass should be used to COlnpose a buildulg. Buildu1g 111asses 111ay be
sUlgular, like a tall or projectulg Inass located ill the center to Inark a 111aill
entrance. They 111ay be synu11etrical, for exa111ple to\vers placed 011 either side
of the 111ail1 entry; or they ll1ay be repeated Ul a slightlv different \vav III
another building locatiol1.
D,. Building Clusters - Buildillg-s should relate to aIle anotIler to shape opel1
space ill bet\veen, as is C0111111011 on call1puses. CllangeS ill building for11l
s110uld be used to Orga11ize and accent space, by creatll1g axial relatiolls1lips
bet\veell buildillgs, defillillg special courtvard spaces, etc.
- -
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Page 36 of 574&
bE. Facade Composition - Every buildlllg and/ or uldividual tellallt space
should have a base; a clear pattern of openings and surface features; a
prolninellt main entrance; and all attractive, visually interesting roofline. The
building sllould convey quality 11laterials.
1. Building Base - This may be as simple as a visual thickening of tIle wall
\vIlere tIle building touches the growld, a differel1t surface material
alld/ or .wall color, or a different design treatment for the groUlld floor lll.
a tv..ro-story building facade.
2. Pattern of Openlllgs al1d Surface Features - Wi11dovys, \vall pall.els,
pilasters, buildlllg bays, all.d storefrollts sll.ould be based 011 a module
derived from tIle building's structural bay spaclllg. FCJ.a::-2~ c:.~cd o:a :l:i:;
:r.odulc :::J:ould be c:.:-:-:cd :.~:-o~~ ~\"i:-:do~..~12:;:=: .....,..:.11 J.rcJ.~ :0 :-cl:c"',-c bl,:.rJ~1
LL"ir~cre:;tir~ :;u"'!""'-.c:; ...,.....d J.pFl;cd ~o r:;cc ...,....d re""r C1C"'-J.~;O"":; 0' ~l"c
L L '-' La.L.J.. '-"-'- "'-"'L.1.. L ~.... _.L l.A....L. L ~ .J...,....,j.. L ..L '- L
1c uil d ir... 0 .
3. Buildll1g Entrances - should be easilv idel1tifiable all.d distu19:uishable and
located 011 the front of the buildul9: or 011 a frontulg, traffic-facu1g
buildu1g c0111er.~1-:ould be cJ.:=:y" to idcl-:tify'" J.:1d di~:ir1gui:=:1-: fro::-: :l...e rc:=:: cf
::l-:c lc"J.ildil-:g. One or 1110re of the follo\vulg treatn1ellts sllould be used:
a. A Taller Mass Above - SUCll as a to\ver or turret, or a volu111e tl1at
protrudes froIn the rest of buildu19: surface.
b. Centered ill the Facade - as part of a SV111111etrical overall C0111positio11.
c. i\ccented by Arcllitectural Ele111el1ts - SUCll as COIU111115, o\'"erhan9:ing
roofs, aVvllll1Q:S, canopies al1d / or orl1all1entallight fixtures.
d. A CIlaIlge Ul Root1il1e or Roof Tvpe Above.
For detached residential buildings ill a develop111ent, buildil1g entrances
should be part of a clear entrv sequence, extendil1g fro111 the public
side\valk to the private front door. TIle follo\ving ele111ents are
reconl111ellded:
a. Stoops and / or Grell Porches - should be provided at regular
intervals \vIlicl1 correspond to the vertical 1110dules of building Ul1its.
The stoops sI1all be ,vide enoug11 for people to sit 011 and to 111ake
entries lllvitiIlg. Opell porcI1es sllould 11ave attractive bulkl1eads or
balustrade railings alld a roof that cOlnple111ents the pitch and
111aterials of the Inaill roof.
b. Stairs - should be boxed a11d fra111ed by attractive stepped bulkl1eads
",valls or balustrade railil19:s. Bullrlose treads are reco111111ended. Opell
or "t10ating" exterior stairs sllould 110t be used.
c. Orlla111ental Lightillg - of porches and ",valks to 11ig11light entrances
and add securitv.
Page 37 of 574& I
3-104
d. Freestandi11g Lal1dscape Elenlel1ts - SUCll as trellises, arbors, and
special landscape materials tl1at add character to vard spaces andl or
accent the entry sequel1ce.
4. Rooflll1es - should be simple, c11anging s11ape to reflect importaI1t
building masses, tenants be- low, all.dj or ot11er important ll1ternal
buildlllg functiol1S.
~F. Windows - are an important elemell.t of facade compositio11 and an I
irl.dicator of over all buildlll.g quality:
1. Win d o"\v (Wall Proportioll - In. general, upper stories should have a
\vindo\lV-to-vvall area proportiOll. tll.at is smaller tll.all that of grOUl1d floor
storefrollts.
2. Wll1do\v Openi11gs - should gell.erally be vertical or square in s11ape.
Horizontally-oriented opellulgs generally make buildul.gs appear squat
and lnassive.
3. Wi1ldo\1V Irlset - Glass sllould be lll.Set a minimunl. of 3" from tll.e vv-indovl
frame or from the exterior \vall surface to add relief to building surfaces;
this is especially importallt for stucco buildll1gs.
4. Shaped Fralnes and Sills - sllould be used to enhall.Ce openlll.gs all.d add
. relief to wall surfaces.
G. Wall Surfaces - If the buildul.g 111ass and variety of vvll1dovvs and doors is
c0111Dlex, si111ple ,vall surfaces 111av be preferable (e.g. stucco); if the building
volullle aI1d the patterll. of \vall opellll1gs is sin1ple, additional \vall texture
an.d articulatio11. s110uld be en1ploved (e.g. bricks or blocks, or rusticated
stucco). Pilasters, colunu1S, cor11ices, aIld other fornls of surface relief should
be used to add visual illterest and scale.
E.H. Roofs - Parapets alld/ or shallow gable, ll.ip, or otller tvV"o-slope roofs are
recommellded for all buildings.:. (~cc iEu~tr~tiT.-c P:ototypc:;):
1. Roof Slopes - s110uld be betv/eell. 3:12 alld 6:12.
"') D,....O.c~ C}"ou1d E)'LC......~ .....c...O:=;~ J. ..........i.r~........n.......... o~ 7t::O/ ct Ll...C l.......;L..-lir~ f...c......L....-:-c
~ ..L l..-I L... ~L ..L.~ '-A..L. .....LL L..L..L..LL\...4....L..LL ..L i '-" ,v ..L L.... '-'\...4....L..L~ LO ..L ..Ll"''''''O .
3-:-2. Roof Ridges - should be aligrled to be parallel alldj or perpendicular to
the street frOIl. tage.
4:-3. Roof Overhangs - are stro11gly recommended. Overhallgs s110uld be a
mumnUln of t11ree (3) feet, witll. additiollal articulation III the forn1 of
support struts, gutter facia, and/ or exposed bealnsj rafter ends.
S-A. Materials - TIl.e followlll.g roofing materials are typical for the district:
3-105
Page 38 of 574& I
a. l\1etal seall1 ll1ade of alun1i11ull1, galvanized steel or other coated steeL
reconlnlended fillislles are anodized, t1uorocoated or painted. Fer
coppcr ar.d lead, recomn....cr.dcd fir.i::;l....c:: arc :latural or oxidized.
b. Clav, ceralnic or COllcrete tile Inav also be appropriate if COllsistellt
vvitll tIle desired building cl1aracter.
c. Tar alld gravel, C01l1positioll, or elasto1l1eric roofs should be screened
bv roofed parapets.
d. Aspllalt slllilgle roofs are not recollu11encled.
F.I.Signs - Guidelines 1 througl1 4 below apply to building-mouIlted sign.s.
1. Sigrl Location - Signs should be mOUllted on parapets, to"\i\Ters, turrets,
recessed wall areas, and/ or otller architectural features specifically
desi~led for them. Flush-moullted alld paulted "\vall signs should align
"\vith major arclutectural elements, such as doors and vvuldovvs.
Ornamelltal elements, such as 1110ldulgS, pilasters, arcIles, clerestolY
"\vindo"\vs, roof eaves, or cornice lUles should be used as a frame.
'J Relat;or~:;l";p La Corrice 0" E,",T-C T ;....c~ c;o-....~ :::;l"ould ....OL r-p......... r-o"-r;cc or
_ . J.. .J... L L.A.. L ... L ~........ , 1.-..&....1. 1. . L.,..f ..L o.J.. L l. ..L l L. _. L...ooL.J... L. '- .J... L.A..
c::T,-e lir:.c:: 0:- cxtc:....d 2.COT,.c the peak of J. pCJ.l~cd ~-oof. Ho"';\-cT,.c:-, ~i51""~
de~i~rcd '"':::; a..... C)'Lc....~;or of Ll"c ....rchitccLn...J.llo............ ~l"'1--^ CU~L~;....o- "r.1Y be
o L ~ .J.. 1. "....... L..... L L. L ......... L ~.J... J....L ~.1. L U.l. L. L,"- ~\...4...J....L La .1.. L
app"'opria LC For cya......plc. F...o;er-L;..... 0- ~; c-P ~ r; =r boa "od:; 0". ..... eo..... :::;iZlG ....... ....Y
.J.. L. . ",,"- J....1.L . ~.L J \"...L..J......L.LO ..LO..LL, -.1..0 L ..L. ..L..LL .LL. 0 ..L.J.L\.A.
bed e::; i c.... e d L 0 100 I' 1 ~ l' ^ '"' r'" '"'I - q'" C C .."' '"'I r'"'l p C ~ 0 ..- '"' c,-, '"'~... L Loa p J. ....... p C L 0 ...
o L L "' ..L..J..." '- l...4 .L. L """""-.J.... ~ ,tl................. ... , .L. "-4 '- '--..L L .. ... J.. LA.. L.. ..L.
:::;lopcd roof.
J:.2. AVini1lg and Call0Py SigILS - are recommended for cOlnn1ercial retail
buildings. A'VVlllllg sigr1.s should appear alld functioll primarily as
a\Nl1lllgs, however. A\Vl1lllgS should reflect the buildulg's facade module
and should 110t extelld for more tllan fifty (50) linear feet witllout a break.
Signs on canopies sllould be ultegrated "'Tith tIle Call0Py f:'~:J.fascia, or be
Ul tIle forn1 of freestallding letters InoUllted on top alld extelldulg above
tIle fJ.~iJJascia.
4:-3. Projecting SigrlS - are recolnrnellded if desiglled as arcllitectural features
(~ee F.2., aboT,.e), or are located primarily for pedestriall visibility;
Inu1imulll side"\~Talk clearaJ.lce sllould be sevell (7) feet.
3-:4. Arclutectural Style - Sigrl sllapes, type styles, alld color conlbulations
sllould cOlnplement building styles.
&5. Structural supports - sllould be attractive. They should cOlllplelnent tIle
overall design of tIle sigrl alldj or buildulg(S). OrllaJ.nental metal is
strongly recolnnlended.
7:-6. Materials - should be attractive and lOllg-lasting. Recommellded I
materials are:
a. Sigrlboards - of vvood or Inetal, witll paulted, engraved or routed
letters, or mOUllted letters of wood or metal.
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Page 39 of 574&
b. Silllouette or figurative signs - three-dimensional letters, symbols,
aIld / or ornanlental figures 111ade of wood or metal.
C.Cu~tOI:-: l-:COl-: cx:crio: :a-:oUl-:tcd 01-: J. ~igIlbo.:lrd or ::-:c:.).l :;:.:.pport f:~J.n-:c
or cl-:clo~urc, or iI-::crior n-:oill-::cd bclill-:d clcrc~tory or di:;plJ.Y
~\.iI-:do~\-:; for only'" buildiI-:g ::lo:.r:-:tcd :;igns.
Ehc. Fabric avV"nings - such as canvas or ll.yl 0 11., with painted or applied
lettermg; plastic aVvnul.gs should not be used.
J. . Common Open Space - Develop111ellts \vit11 a residential component sllould
contau1 bot11 landscaped / gardel1 areas al1d I1ardscape areas tI1at encourage
social in teractio11.
1. COl1unoll Landscaped Space - A landscaped greel1 and/or gardel1 space
should c0111prise bet\veell seventy per cellt (70~/~) and eighty per cent
(800/0) of the C01111110n outdoor space. The location sll.ould be ill a
courtvard, side vard, rear yard, or comnl011 green for larger
. .
develoP111ents. Space should be rectilu1ear \Vitl1 no side less tha11 fifteen
(1.5) feet. Space should be seventy five percent (75~~) enclosed bv
buildulgs, 10\\7 \valls, 10\v fences, or lUlear landscaping (e.g., hedges or
rO\\ls of h~ees) and not be bordered by surface parkulg areas 011 1110re tll.an
one side.
2. C0111111011 Hardscape Space - Bet\vee11 t"venty per cent (20~/0) aIld tll.irty
per cent (300/0) of co 111111 011 outdoor space should be il1 the for111 of Ul1it-
paved or gravel areas, C0111111011 roof deck space, or aI1Y C0l1lbillatiol1 of
tIle hvo. Hardscape space sll.all be cOIUlected directly to the required
landscaped space bv stairs, \\Talks, and / or ra111ps if l1ecessarv.
K. Accessorv Buildings
1. General - Accessorv buildulgs of all types should Ilave architectural
treatlnents derived fronl the l1lail1 buildil1g il1 ter111S of surface 11laterials,
trull, fenestration, roof 111aterials, and color.
2. Freestandillg Garages - should be unobtrusive, preferably located at the
rear of properties to nlil1inlize visual i111pact.
a. Sillgle-car garage doors - are strollglv reC0I1Ul1ended, "'.vitl1 \vu1do\vs,
surface panels, and oHler fOrl11S of architectural detailing to reduce
- -
their i111pact and scale.
b. A 111axil11Ul11 of five (5) garage doors - 111av be lined up cOllsecutivelv;
. -
a space of five (5) feet sllall be provided bet\\-eeI1 eac11 garage or
grOuD of doors.
G.L. Lighting - should be used to enhallce Sigl1S a11d buildings. Whell possible,
sign illumulation should .be coordulated vvitll al1 overall buildulg ligll.tUlg
scheme. Recomll1ell.ded ligllting approaches are:
3-107
Page 40 of 57+g I
1. Backlit - with lighting inside and behind projectu1g letterulg and/ or
a\vlungs.
2. Floodlit - with single or 11lultiple spotlights, provided ligllt sources are
shielded to protect motorists, pedestriaJ.1S, alld adjacent properties.
3. Color and lamp type - Ligllt sources providing the most pleasu1g and
accurate color relldering are metal halide, ulcalldescellt, and color-
corrected fluorescent. Other lamp types, suc11 as cool white fluorescellt,
Inercury vapor, and lugh aI1d lovv pressure sodiwn may distort sign
colors alld should be used accordulg to advice from a lighting
professional; tllese lamp types are ll0t appropriate for area ligbting.
4. TIle light fixtures shall be oriented aJ.ld designed to preclude allY light
alld direct glare to adjacent residential properties. No direct off-site glare
from a ligllt source shall be visible above 3 feet at a public right-of-\vay.
5. Parkulg lots, side\valks and other areas accessible to pedestriaJ.ls alld
automobiles shall be illunlulated \vith a w1iform alld adequate intel15ity.
Typical staI1dards to aclueve w1iforln and adequate u1te11sity are:.
idelltified in. the Cupertino MUl1icipal Code, Chapter 19.100..
J n.. c "''''.C''-''' 7C 1" orizal" tJ.l ..........;1" tJ. ;.... cd ; Pu........ ;..... ... t; 0.... :;1" on 1 d l"'e b,,",~T' .ccl" 1 ....... d 3
. L \....4." .L ......... 0 L . L .J...L LLA....L.. L ~ L ...L.L. ..L..L L.J....J.. LL4 .L. .J,. L L \..A.....L U' '- .... , " L t..A-.J. L.
foot c~:....dlc~; :u....d
b n...c '"'pc....J7C ........J.yil:l..H...... ~a r...;..u................... ..-...~;o :;l....ould be gc:....c:-~lly bc:~\-cc:.... 6
. L t.A " .J.. 0 .,1-..1. L '- L \""..oC"".,... L'" .J.. L~ .J....J. l ~..L.~ L .L t...4. LJ..
J.:....d 10 :0 1.
6.C:-::iCJl J.re.::~ ~:.:cl: J.~ ~:J.ir~....:::).,.:J, ::'-J.::':"'p~ .::l....d ::.:....::i::...... ~/,-::ll~~\..:::y.::; ::':1:::Y l-:::"\-c J
l-:igl....e:- illt::::.....il.....::: :io:......
7:-6. Lightulg aroUl1d autolnatic teller 111achu1es s11all meet ffiUUffiUll1
standards required by the State Business and Professiol1S Code.
1\1. Plant Materials - See "Site In1proven1ents and Landscapillgt1 sectio11 for
guidelu1es.
Office DCT~rclopn-:cr:t Cuidclir-:cs
2.01.020 Dc~cripticl~
,-. ...... ... ~~ .....,; ~T'" ... -~.j...
L.t' .L.
(0.......;,..10... de~io:... 7....;c.clire::; c.....,...,0...........7C 1.....,..il~iI..7~ ~l....J.j... c.cF"'''.~ l,.O......... .l-1...C ~,........;,...,....llor........l.:.1J. c"'
..L..L..~'-A.. ..LI OJ..L o'-4.....&.. l i.L.'- .........!...l..A.-o &...,...I.......... '-"'- LO ~..L.L L .........~ L i...L .!...J..L. LJ...L L) ~~"-~.L. J....L.L..L .....
'0.....0- ........O'...)-........c....~ c....P~;r7 ...........~::;'"'~ .......d ...;1....1....0..... ...,.,.;.,...~o...p::; ~,fJ.;r l........~ld;.....'7 c'...~_....,..,..c:=;
J.. J..Lo, t..A...LL .1..L .J.....&..L \".A.. , '-'- .1.\....Ar....L LO ..&....J...1............ \",... l..A..iL .J...J...i-IL-I.L.L "..L.l.L\...A.. " . .\'..L .J... L "-'...........J..~ J....LlO J.lL..LLA....J...l'-
:;l..o....ld be 'ocJ..l-cd 0..... t1...c l...o.....l-1........i'dir'"'"" ~....,...,...~c 0"- "'~;'"'''''c''''.I-.l-O .... L...o...~;r7 c....il,..1;.....7 r.o.......c...
L \...A-J... ..L.. \.. .LL .J..L .1...J.. iLL L./t.,....L..L 10 ..L'-A.'-~'-A. i. ~\"..A..Jl.A.'- .LlL. ~ ........ .L.L. .1..1\....1. Lo '-'L. \...A...~LO '- .J.....J..l ..L.
u., ..' ~; ..... ...... , 1,-1 ; ....,-. ...,.... '"' ..- ~ 1.... ...,...... '"'". ;... 1.... . ;... ..............,.1- ... ... ~ ... II ,-..1- ~ 1.. ~T -...... ; ,-.... .c
LO .L. \...'.L. L'- .L. l..-L~''''..L .L...l LO J......L J... '--L. L.... L\... ).t'.L ... .1..L..J'- '-'
............,..,Cl~ ~1.......+ 01"',-........ J10....7 ~l"e ~~.'"'C~ "^7;.....,~0....-~ ..l..,..........ld ~2 i:..... :1.....2 fo:-::-: cf irL8.:T,-i2:.::.1
,t'\...A....J...'-..L L L........... '-'-""",,,--.J... .J.. ..L.LO L...LL L..J....\..... \,... " ..L..J.l\......ool It ~J...L'-I\....A....!.
...,......,..,c..f""'cd c.......c......i:...('"'~ '"'1",..1 / r-,..- ....-=......,..10....... '"'""...c.........;......,.....~ ""'...l.........T-~
.L.\...'- .....J_' t" ..lL LO' l..-L L~I '-'... t'.L....L~ It 0..1... VL.t'........LO '-'..I... L..-'l..-L) .
3-108
Page 41 of 574& I
AJJ.ailding Incrcmcnt Lor:g f.:le.:de~ ~l:ould be di'-,-idcd ir.:o ::J:o::tc:' Jcgr:1cr.t:;.
n....c:;e ~cgrncl....t:; .:lre rccomn....cndcd ~o be fifty (50) fcct 101....6 "';\-itl-: .:l :l.....::xin.....lL.l.... of
Ol....e l....w....drcd (100) fcct 101....g. n....c),. :;llould bc Jcp:trJ.:cd b)" ffi.:ljor cl....J.l....5c:; iI'L tl.....c
buildiI-:; 1:......:1:;:;, ::;ucl.... J.:; projcctcd crltrJ.l....ce ...~-OlU1:.....C:; or l....otcl....e:;.
B .Ra afs Sl.....::l1o~\- gJ.b1e, l....ip, 0:."' otrLcr G\-O :;lope :,oof:; J.re recon-:1:1cr:ced fo:."' J.11
buildiI-:g:;; pJ.rJ.pct roof::; U-: cor:....bul..:ltio:1. .:lrc J.1~o ::-ccon:n....el....ded.
I.Roof Slope ::;110u1d be bct,\-ec:.... 3:12 .:l:....d 6:12.
f") Roo!:; cl"ould EyLer a. '"'cro~::; J. ~"i.r0",n..-- of ~50I of Ll~'"' ::;Lrc^t frO,,",L~g-C
. ..L ~ L \..L........... ..L...LL L' .1..LL..04...J.......L , IV ... L'- L \,.,.. ..LLL.\..AO.
3.Roof Ridge::; :l....ould be J.E&....c8. p.::r.::llcl to ::-o'::8.J.
l.~iU....iE....Ul:..... Deptll of ::;lopcd ;:ocf:; ::;ho1.:1d bc tl.....:rty (30) fcct.
C.~1J.$~ing thc o~-cr.:l11 for::'L of J. q1.:J.Et)- tuildiI1g i::; ~:~e.:tcd by it:; three di:r.cr....:;io:.....J.l
cl.....J.TJ.ctcri:;tic:;, or n......:1:;::;iI....o. Diffcrent cO::.....8iI......:tio:.....:; of cuildir....g ::1.:1:;:; :.hould be
u:;cd . to ,..,0....."' p o::;c J. b uildir g- En ~ 1 d; r g- ....." '"' t"' ::;'""'::; II' ~,.,. b'"' :;iI"' g-ul.:1... lil'c .:1 t.:111 or
'- .L..LL.. l.o. ~.L.L..J.... LO ..L..LL\.A.._l \,.... Ll..A. J '- LO """1 "
p....ojcctirg- 1"'"'.:1:::;::; 10eJ.Lcd ir tl~c ,..,c.....Lc.... to ..--:trl' -- 1"'''~ir c'''t-J......,..,e 11"'c"" n"'J.)- be
.L LO .LL. L. L L '-- ..LL.....L J.....Ll " """"- ..LL~ L .i.L.L .J..L\,.... L)" L
~).-nul.....ctricJ.l, fa:, cx.::n.....ple to~....cr::; plJ.ccd 01.... citl.....c:' :;idc of t1....e 11.....::ir.... c1....try; Or tl....c)-
n....J.)- be rcpcJ.tcd iI.... .:l :;Eg11tly" diffcrc11t ~<-J.y U.... .::1....othcr b:.1ildiI1g 10cJ.::8:.....
D.Spcci~l .,:-\~rchitccturJ.l FCJ.turc:; :l....ould :leec:....: tuildi.:....5:; .:It a.... J.j 0:. ::;:-:-ect co:-:....cr::;
"'''''d otl"cr l--ig-1--1y T"~:;~C1C 10t""',",L~0""':; ^ d~J.g-o.,......l"cnL!l ...:. J. ,..,O.."'"'c.... o-:t ""oL,-l" LO". J.
~.L L 1. L. 0"'" L , .J..".L.... .L "-......... ........ .J. L . ....~ ... 0 ..l. L\...oL ~ L c....L '- '-..L.J. 1. .L.., ..L. .J.. 1. a..\.,... L..L ..L.
gr.::r....d buildu....~ 21.....:ry, C.:11..... .:11::;0 bc cffc~tiT~-C.
E.Building Cluctcrs Buildi.:1gs ~hc:.:ld :-cl:ttc :0 o:....c :.l....otl....c:. to sl....:lpc opc:.... ~pJ.2C iI'L
bcL~.-eer .:1:;~::; ,..0.........."--0.." or t""'~....."'F..H~.C:; C1"'J......c-c::; ~.."' C1.:~l,~~.....g- lor........ S1",",..~l,..1 bc u::;'"'d
L , Ll ..L '- .L.L. L..L..L L .l. L L \.,...L""-......L L l,.,..oL_ . L.L 1.0 ..LL.. L .L.J...'-'4....L.....J.. LO.J. ..l....L. L .J.. ...'-' '-L.J..'-"L "'-
La a....o-:uuze J......d ~,-ccr:. ::;p:lce by C....CJ.L~.....g- .lY;J.l ....Cl~L;O.."Sl...;.....S bCL~,-CC"'" '.......~ldir~s
4... ..La . ........ ~'- lL ,'.L L.L.iLO ~'"-~ -L .L~L"" .L.L .LL.L.~ L , ..LL I......I""""'-J.. 1.0'
dcfir..u1g ::;pcciJ.l courtYJ.rd ::;p:.ces, etc.
F.Building Compo~ition E~-cry buildir1g ::;hc::19 l....J...;c .:1 C.:l:;c; .:l c1cJ.:- pJ.ttc:':.... of
cpcnir g-::; ~ r d :.u ".f.:lcC t'"' ~ tl.. ....cs. .:1 -cco OUZ'"' ,,, Ie C'" Lry. '"'..... d '"'..... iI...LC..~CSLU... ~ roo ~=l~"" c
"'0 ~ L .L .L. '- ~ . '"-"L..L I J.. 0 LA. L.,; .J.. L L. , t....l.-L L '-A-..L L L t.....J.. l 1.0 .J.. J...L L .
1 UnildiI...g- B.:1:;c Tl"'i:; ....."'--,.,. bc J.::; S~""'"'plC J.:; J. :.l"'~rl,c.....~..--~ Ol t'"'c .,.,---11...-'...c....e :.1",,,",
. J..-I .......... LO L. J.....L LLA. J .. ..L.J.....L. L..L. . L L..L '-" .l.. L~ lO .L .L L " t '-"- , , .1. L.L t...J. l"-
cui1du...g- LO....,-l...C::; tl...c g--aurd. or it n--~)" be J.1"'c--"-~t""'... 0". 1-1"~rl'c"- .h.cJ.Lr"'c.."L '""'f
.J.. LO.... '-'-'-.&..1. L 0"'" L I .J.. L'-"L L ........ ". .J..\......L .L LJ..L..L\""''' .L ....J... L ..LL ilL V
1-1...C c.."Lir'"' g-ro.........d ~loo..- -".:1'1 to.... .... L1.......cc 0.... ........O....c SLO......- buildu...g- l~c'"'de fJ.
L..&.. L .J.. L L '- 0 t.....4......&.. L ~ .J.." , .L .J. ..L '""""'" '- Li. .J... .L.&.. L..L L..L. ) L 0 .J.. L...4. 1,....4 \
:.'~g-l"'t ,..ct'.......cl, of ~l"'e u""pc". floo....::; ~cro....."'p';::;l...r\:; L1...~::;\ T1"'c l....:1::;C ....."'~y bc at J.
..LJ.. 0 L ..J &....-" \.A." '"" L .t"'.L J... ~ '- ..L.J.. L .L..L L\""" ~..L L..L J. l L.I' .J...J.. L l.A .J..
diffc:-c:.....t ::....J.tc:'iJ.l :.:....d/ or colo:, tl.....:::.... :1....2 ~....J.ll :;u:-f:lcC of t1....e :-c~t of thc
bui1 di""' g-
o!. o!. LO.
~ n",LLcr"-- of CL:.. -f~ CC F c J. ~u ..~c:; 10 ~..... ,..1 0"';' -~ or,. J.11 ..... ~..... C 1 ~ p~ IJ.:.~cr~ 1....... il ,..1 ~......-- 1... ~ ..-~
_..i.. ~'-... .L1. ~..L \.A.. L. .J..' , '.LJ...L'-A. ", I " ~~~L ..L', .J.. L. 'I L..I'-4.. \....A.L1..LO L.....'L.A..) ,
.:1:....d sto:.2f:'C:1t~ ~1....ou1d be b'::J2d c::.-: .:: ::.:....cdt:12 dcri",-cd f:-O::1 tl....c c::ildi.:....g'::;
::;L........-Lt:~--l'.......y ~P'"'.-;.."g- F'"'...L.......'"'~ 1",",,..,",~ or ~'"'~~ ........c,..11.:'C ::;''''ould 8C ~:.::.-:-:cd
L..L..........\.-'-" .J..1"...4,. L./~ l....A..L....L.J..LO. '-t-4..L.~.L..'- &../LA..._~'-\"""...4",. L ~J..L.J.' .L..J..L \......4....L .J..l
:.e:-c~::; ",,,"ulGo",\.12::;::; ~.... .::11::; to :-cEcT,-2 ~ 1:..:11(, ::::.....:::.....t2:-2Sti.:....o ~~::.-f.:ec.:.
,.,
,... .. ..
. .
!...o.....ti.."g- L...~Ll~r !...c~.....("" 1"'....i1d~.....~ c'""'........'"'..~ T1...,",p ::;1...,.......',..1 1"'e c~~.,.... LO ~,..1,..,.....L~~- ~""'d
.......L J...L J..Lo' LJ..\-.oLJ...J.......'-.J.~ ~LO L.,..I\"....l.. J.. ~lO '-'.J...J.L'-.a... .......J...L'-.J .J..L'-/t-A...J..\"...A.. 1-/ L."...L' J L. J..\o....AL...J..LL..L..L)' L,..,LLL
disti.:....5"'..1:::;11 f::-Ol:..... :l....e :-e:: of ~1",,", b"'..1~'d~.....~ o.....c O"~ ........0..,... OL L1"'c Loll,"",T'-~""'~
L.J.. L.'- .J...J...J....L.. L.v. .L L. .L.L..&. L ..L '- ..L L L .J.. '-' , " ~ LO
t:'C:.tl:1Cl.....:::; :1....ou1d be "'..:.~cd:
3-109
Page 42 of 574&
~.~ \. TJ.ller ~.1J.J:; ~^4bo".-e ::;l:ch J.:; ~ to~\""er or tu:ret, or J. ",-oh.:::-:e thJ. t prot::.:de:;
f:-017L t1"'Le :-cst of cuildin.g :;urfJ.cc.
b.CCl-:tered u-: tl-:e F,::cJ.de J.S pJ.rt of ~ ::;yn.....metricJ.l o",-erJ.11 eon-:positior.....
c.~\c2el-:ted b)"- .L\.rcl.....itecturJ.1 Elelnents ::;ucl..... J.S COlUlT~L:;, o,.,-e:l.....:1ngu-:g :oof:;,
J.~.,-l-:Ulb:;' cJ..1-:opie:;, or11J.n-:e:-::~llibl-:t fixtures.
d..L\ Cl.....~:ll-:bc u..... Root1i..l1c or Roof Type .L\'bo",-c.
C. \\7 .J.11 S urf.:tccs If t1-:e t::.:ildil-:g :1.....:1:;:; =-r-:d ",-J..ric:y of ~ \-i.:-:do~ .;s ::l-:d coo:-:; i:;
cor........lex s;........p'e ~.-J.ll :;t:.....cJ.'""'c:J ............y b"" F....efc........cle (e ~ :;~....cco). ;.c ~l"'e l...."Pdi.:...o-
..LL~ ,. .L..L..l..L.J... , .J.....L.. \..... .J....LL~ '"- .J.. .&..~ .0. L'-'L , J.....L L..Li.. L..,.#' ""-"L .4 La
"-olnIBe .........d l-l"'c p....J-~e...r of "'-J.ll opeair~J i:; sir"'plc "'ddil-ior"'l ~'-""ll J-c)'~"rc ........d
'\; ""'-'L L ~ L L L ......... L .... .L L , , LO . ..L L I &...A L L.l.A.. , l.,..oL .... '- \. '-4- ~ L
J..:ticulJ.t:01-: ::;llould be en-:ployed (e.g. brick.:; or clocl~::;, or :u.:;tic~:ed ::;t:.:cco).
PilJ.:;tcrs, COlUI:.....1.....S, cornicc::;, .:n-:d o::11er forn.....::; of ::;l.:.rf.:cc :-2Ecf ::;l-:ould bc u::;ed ::0
.: dd ",-i::;l.:J.lil-: :erc::;t J.r:d ::;cJ.lc.
H.'i^lin do 1',""::; J.rc J.l-: in-:por::J.1-:t e1en-:e1-:: of bl.:.i1dil-:g cOl:-:po::;itiol-: J.l-:d ::1..... ir:dicJ.:or cf
o",-c:J.ll cuildillg qUJ.li ty:
1.',,\Til-:do~\T OPC11i:-:g::; ::;1-:ou1d 6e1-:e:.J.11y lee ",-erticJ..1 0: :;ql:J.:e irL ::;11~Fe; if :;qL:J.rc,
~';i:-:do"';..-::; :::-:d/ or "';\-i11do--;'.T p::1-:e::; ::;:hould be ",-ertic.:l il..... ::;l-:.:pe.
2.\\7il-:do~\T Ir.....:;et Cl.:~s ::;110uld be il.....~c: J. n.....i:.....:::1Ul:.... of 3" f:-o::.... t1-:e ex:cr:o: --;'.T.:ll
::;urf::cc :0 .:dd :-elief :0 --;\TJ.11 ::;t:.:.f.:cc::;; ::1.....:::; i.s c::;pcciJ..ll;T i.::-:Fo::J1....:: fo: ::;:L:.CCO
l...n;' ~i"'" ~s
L..,..o' t....4..J........ '-A.. .1. L 0 .
3.S11J.pcd P:-J.::1CS- .1.:1d Sills :;l....ould lee l.:.::;ed :0 e:'J.....J1....ce OpCl.....i1-:b":; :::......d :.~d :e1:cf :0
~\.:.11 ~urf:.cc~.
I.Ro 0 f::;
11\1ct....l Sc.....ll Roofir~ -cO". J.l......Tiru..=I.... ~...l,......rized ::;l-cel.:.rd o~l"'e'" '-o...l-ed sl-cel
. ..L " l..A.. ~.1.. L l 0 .i...L t......C....L. L L .1.. L I 0 .......... '\-........ L. ~ L L. L ..L '- \...ol L.. .... I
recollli:....c:1ded fil1i::;l-:e~ :lrc J1....odizcd, f1l:orocoJ.:cd or F.:.iI....tcd. Fo: coppe:
J1....d leJ.d, recon.....::lel-:ded fi:.....i::;l....c::; ':':-2 11:1 tU:-J.l or ox.idized.
J C''''y CcrJ.........;c 0". Co~...c..~cl-c Tilc ....."c :11::;0 Jpp....o.....riJ.l-,...
_ . J... \...4., L. .LJ.. L..L ..L. .J.. L. .L. L ~.&.. ..L.t"'... \...... .
3. TJ.:. ':'l-:d C:-:l",.cl, Co::-:pO~::iOl"" 0: El::~to::.....eric Roofs Sl....c:.:.ld _ 011ly ce u.~cd fc:
flJ.: :oofs :::-:d ~l-:o::.ld bc ~C:.CCl""2d by PJ.:.J.pcts.
1.l'! 0: RCCO::.....1:.....C:-:dc~:
:l..L \..~Fl-:.:l t ::;l....i:-:glc:; :1:-C J. PF :Op:i'::2 i:.... J. re::;ide:-: "tiJ.l CC::'l:CX"t.
C 1t\Tood ..1"'~rg-'''''s 0". "1"'''''1'''''s "'rr. .........p...o.....ri....l-c ~.."' ... ...,.,.......1 ,-,-.....,l-Cyl-
. , t i...-'.J.. LL l.oJ...\......' .L. _ _ LL.....4.. ,"- LA... '- LA. t" .L.. ~ LA.. "" .J.....1. L LA. .L. l-A....J.. l"....4,.,..J.. \""'V..L. l.... \. L.
i'~1ulti Dr:it Rcsidcl1tiJ:l CuidClil~e5
" 01 O~O DA~r-r-i-r"'~; 0"'"
~. . L.I \....... '-~ r' '-~ -L. L
Page 43 of 57~ I
3-110
.L\.Common Open SpJ.cc :;110uld c01::J.i1":. botl: IJ.I:d:;::1pcd/ gJ.rc.c:-: J.:-CJ.:; :":ld
l"J....d::;c"'pc J.-CJ.~ ~ll""~ cncour"'o-c :;o'-~J.I ;""~cr""ctio"'"
L..&.. '"--'l ~ L.. L6.A.. L l \...4.0 \"""J......I.....L. L \. t....4.. ..l. ..L L.
1 CO......1l1lo..... L:_rdl""',..,"'.....,,~ Sf....(C "lJ......~:;,..,....pc~ ~-cc..... .........d 10'" o-...._~c..... :;F"''-c '--''''O..~l~
. .J.....L L ~L. L -.'-'"""-.t'\"....\",..4 - L.4. j...L "&"1.'-4.. '--~ '-'L o.L .LL I...o<L..LL I .L 0"-'4..""'\",...4. ..&..L ~'- _~&. t.....4.......\..A.
C011lp"'~e be~'~ec'... r:,......-enty~ per ""cr~ C7QO/) J.rd e;r-l'~y pCI' ccr~ (8001 \ at ~l...C
L ..L. '..l.. L _ '- ~ L \- L ... I I U 1. .1. 0 L ... L '"' U ) ..&.. ~..L L.
C0111:1101-: o:.rtdoor :;P.J.C2. TI....c loc~tiol-: :;110u1d be U-: J. courtYJ.rd, :;:dc y.:.:.-d,
rcJ.... YJ.....d 0'" ,-0.................0;:1 <rrcc..... for l"'r......c..- ~c...-c10F..i...c....~:: cFJ.'""c :;1..o"l~ 1..."
..&.. .L I ..L.. '- ..L...&..L....L..L.L L 0 ..L L ~ 0 .L '-4' ..L. L ..L L'"--. ~ '-- L ~.6.\",...4,. .....,'-
rc:tilil....c.J..r ~..-ith. :....0 :;idc lc~:: tl....~l-: fiftce11 (15) fcct. Sp.:1CC :;l-:ot:ld bc :;c~-c:....ty
fi....~c pcrcc:1t (75~/v) c:-:c1o~ed by cuildi1....~:, lo~\~ ~..-J.ll:;, 1a~\~ [(l....ce:;, or lU1CJ.:-
1J.l-:d:;c~pir-:g (e.g., l....edge::; or ::'o~\-::; of tree:;) J.r..d l-:Ot be bordc::,ed by ::;:lrf~cc
pJ.rl'i1""~ .J.re.J..::; or ..-....o...c t1..."'..... orc ::;;dc
'" L 0 L .J...J.. L.L i LLA....L L L .L .
r) ,.o..:::t"'.........o..... I.....T.....,..-3::;C....T:C on"'('c D,,~....-ec..... ~...,-,,-...~,.~~ llC'" ,-,........~ (""001 \ .........-3 ~l...;r~...~~ T:C". ,-..........~
.e: ..L...L.L.L..L." :IL ~......J:t::t: .......r .:Jr....... 1=',-'t.. :IL 't" '-..L.L't.1 r ..L. '-'-.J..L," \: IV} ......:ILt::t: ...:!:u: '".1 r :I: '-'-.J..L't
(30~/u) of :01:.....1:-:011 outdoor ~p~ce :;hould bc il-: the fora.... of 1.:1-:i: F':"'.CC. or
g:-J....;c1 ~rcJ.::;, con--..::-:o:-: roof dcck :;pJ.:e, c: .:lILY :o::-:~il-:.:tiol"" of t!-:c t~\.o.
HJ.rd,:;cJ.Fc ~p~ce :l-:J.ll bc :olu....ec:cd di:c:tly ::0 t1....c :.-cqui:~cd IJ.1....~::;:.J.Fcd
:;p....,..,c by ::;~J.;"'~::; ...,.....ll,~ Jrd / 0'" IJ...i.........~ ;i .....",-cr""':;~....y
......... "'- t.... .L..&.... I '" ~ '" I l. I ..L .L. L ~ .J...J...L L.. '- '- ....., '-'4...L .
B Cc-erJ.rBuild::1~ Dc::;:~n B1"O;ld;.....~::; rl"Guld bc ,..0.........F...,~~C1C ;..... ~OI......... .,.,-~J.l... ::;;...........lC
..L~ ~ ""0 .Lo "-"'-.L.J....L LO ~ l. '- .LL L \..4. L~.J.. J.....l. L..J.. J...L L ".J.. L..l. L ~ LO.J..
iJ........ily l"'o"~::;cs yet l"'J.pc J. l"i('""l'" ql:"'li~j~ ,..ou1cPJ....d ...e::;;c.c.....J.;~l cl.....,..."'cJ.c.,.. n....ilc.;...........
.L. .L..L. L .. LA ., L' L 0 L ...... L ,....... ..L.'..L.....L....L. ..L. L L.L. L........L. ...... L ..L.. .L.J...... ..L..L LO
r~J~c....iJ.l::; ....rd der-;i~r :;1"'J.11 be 101""('"" 1....::;~ir7 ;.... o"-~e'" J.G ,...,..c....~c .... li,.-il....... c,..P;...O..ll.......C.....~
.1. L .... .J.. -....L 1.. _ 0 L L.. .J.. "'0 L.ol. L. L.o J-L L .L \..A.. ..L.. ~ \........L LA. L 1oA...L." "'0 .J.. L' .LL .J.. .J.. L J.. L L
t1-:J. t 1-: 0 I d~ :. t::; "," J.l:.: co"', - c r ti::1 C .
1..t.'\.:.cl-:itec:ur.:ll PeJ.turc::; tl.....J.t ~dd I-:Ul:1'::-: :,:.:lc, :;ucl-: J.~ courtY.J.rc.::;, por:l....c:;,
bJ.1c011ic~, t:c11~e::; J.l-:d bJ.Y ~',"i1....do~\.~, .J.IC Iecoa:n-:el....dcd. SFeciJ.l ~rclLitect:.:::'J.l
feJ.tl.:::,e::; t!-:.J.t :eEc".~e flJ.t:1e:;:; of f~c.:dc:;, ::;l:cl-: J.:; ::,c:c:;.:;cd ~\.ir....do,.,~;:; ~\-i:l....
J.utl....Cl....ti: ::....urLtil-:~, J.::,cl-:itcctu:.J.l tril:-: ~\.itl-: ~ub::;tJ.I-::iJ.l dcpt1-: J.1....d dctJ.il, bJ.)T
~\.iI-:do~\.:;, ~\-il-:do~\~ boxc:;, dO:1:....cr:;, Cl....t:y po:.che::;, etc., J.:.C 1"eco::-:::....c:....dcd.
-, F"',......~c 1'l.10dt:1c B....;ldiro- f"'c"'de::; .--1....:111 bc d"":;~o-"""c~ :;0 ....::; ~o r--i"-e ;.....d;p;~"....l
. LA.\.....LA...\......oL ..L' ..L. '-'L..L..... lO ~ L.4.. ......, L '- ..LO.J..L \......4.., \",...4. L. 0" J...J..L """".L"-".t.A..'-A..
;~""r~~~y ~G c....,-l... .,.,.c...t;cJ.1 r"'o~t:lc ai .._....;~:; Lo.....r-- i..,,-....CC:; :;''''ou1d bc di"--;~cd
J..'-'4..'- l....!..&.. L. \.A.\...... L " .L J.. ..La... '-4.. ~ ..L t....oL..LL..lL. . .J..LtJ ..LL.-t..\......'-'.J..L. , J..\..A..
;.....~o :;l"'crtc'" :;c~"""c""'~:; '" ........."'y~.........l.:r... of !or';-)"" (10) ~cc~ .........d prcicr....clp J...'-c.....~n
.J.....J.. L L. '.J.. L .J.. o.J........ L ..l. l '- LA.. .J....J.. L l..-4.... \...J.....L.!. L ..L L ~.... .J.. \.. f....,oL.J.. L J.. '"-A.. J L' " ..&.. L L J
i;"'e (,..,~) ~c""~ ir ...,.;dJ.l....
i. J.. " \.,...I..L "- \.. L" "..I.. \...&.. L.
11"" l"'1"<"'"c"" F".ojc"'~::; ""-it1... i""or~"'r--c:; of o..-c.,.. c.....c ''''Ul''~~.C~ (100) irv'~ """'o~...le::; :;l"O"ld
L \...-<L D J.. .L. '-'-" .LL J...L. L\..\..A.O' \'..L .Ll J..L l'-A...L. \.....A.. .J..\-\......L.I.J....LL ,"""",-\..A....J.. .1.L '-'4.....L
bc .--,...pJ....J.~cd bJ~ ~....cl... l.C,-l........;,.......c::; J.: J. d""""p .....,...J.,-1... (;~... .....1J.~...\ bc.;-...,.cc..... ~l...c .......O~....lCr"'.
-"\..... .J... L. l".....oL L -.. \-i L..l. L..J. '1. \",..oL. '- '- .J.. l'-' L '--..L L \..L...1. L ~.L. ..... L J L , " .J.. L L L ..L...L L \"....t.. \.....4....&.. -',
.,...J...-...;.....~ "'''.'-l''';~c,....tu''.J.l ,..",....._..c.....~::; (2 (r "''''i1"''cio''''- ""ole". "'.ao! ::;l......p,... ",.;~",~o"'- r-,l............,C
... .L}J......l.LO t...-L.J..\..... L...L.'-' '- .J...J.. ,-J...\'-.1...Ll .J..Lr.... .0.' t\ L ",-..L.. ..L..,..L .L .L.L......... '-, '\...L..J..L\..A. " J....,..i.J..L"'-"'l.t" I
~~oop ~c~"";l "~""~F""(r +-,....~,..". ........G / ,-,..,.. P......-...-;.....~ ~l...c '-010'" o! ~.....~;n~d.......l ..-...O~....lCS
L. '-'l '-~..L I J.. '-A..L ..L...J. '"0 L.) Y '- ) I LA....L L / \...J..L , '-A..J.. ) .LJ.. LO L L '-..L.J... .1...L...l L'-A....J.. " ~ \..A..\..A...... .LJ.. L '-A.. ~.J..
,.,.,.;~l...~..... .... l""'......-......,o..""'~Cn::; .........le~l...c o! Cr'\lC".S
" " J. L..J.. L.J......L. L l..A.. ..L LIvL.L. ..L..l. L .L. L.l. t..A... r'. '-'l...:.. L. L .L. '-' .J.. .1.. .
3-111
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C.Buildi:tg EntrJ.ncc: :;l:ould be PJ.::t of J cIeJr cr:try :=;cquC~""C2, extc:....di.:....g f:'oln tl....c
public ~idc'\\-JIk to :l....e pri...,'"J.7C :701....t doo:,. TIle fo11o~\"li""g CIClllCI....ts JT2
re co ll-:r:.....Cl.... d cd:
1.S:00p::; :n.....d/o:' Ope1"".. Porche::; :l....ould be pro"','"ided J: :'cgulJ.:' irt:cr,'"J.I::; ",\-l:ich
corre:;por:d to tl.....e ,-e:ticJ.1 n.....odu1cs of cuildiI.....g :.L~j::. n....e ::oop::; :J:J.11 be
....-ide e"~ouo-l~ to.... people ~o :;;~ o"~ J."~d ~o r"'J.l'e cBt-ieJ i1......-;~ir~ Ope"~ Fo-cl~c:;
, , .L L 0 L J.. ..L.. L.L L .L L .J. L .... .J.. L '" L .1.. L , J.. L LO. J.. L ..L. L
~l....ou}d l....J....,-e ::::r::cti"',-e bL:.lkl1CJ.d: or bJ.lu:;t:'J.de rJ.iE.:::g::; ::r..d :: :-oof :1.....:::
cor:....plel:....er..:::; tl.....e pi::}..... ~~....d nlJ.:criJ.l::; of :l....c ::.....J.i1.... roof.
'').S:J.i::-: ~'~o""'d"be "toycd .....~d lr...........e~ '...P ...tt-"--~i"'-e :~~p""'~d ''''''''l,l~c'''d: ~'-"''': 0".
_.L L '-A..~ . .. " '"-"L.4 1. J... t.....L..L...L L \"".,.4,., i.,.I J I.,..oL .L. ........ '-- L" ... '-- .t' '-- L."...I~.L.. ~ L ....... , t..A....J.....L ..L
b"'l:I.:;~"""'ce r"'i';..~r-~ 0....11.....0::.C ~....e...~: J.1"e ....~'""'o..-v-.........c~dcd OrC..... 0"" tlI"'O...~;..~~l1
......... LJ..'-"'L ~ .L..J.....J..Lo-. L.J\"".A....L.~L l...J... "-'4."-'L J..."-'- .J....J.L...LJ..l .J...L . .t" ..LL J... .L. '-A.L~...O
cx:cr:cr :;:::i::-: ::.l....o:.:.ld :....0: bc :.:.::,c~.
3 Lo~'" Hc~~c::; Fcrce::; ""~d I 0'" L'.....try C"'~e::; :;'~culd bc "'::,cd ~o dcfire ~l~e c~~c
." \oA.. 0 I l \o..4.J... L I J... ..L-~ l ..L '-A. L .J.. 1. '-C.. \r L L L \...A.. 0
bCG' -cC"~ t'''' c .....l.:.C'~ C ::.~....cc~ J...... d pr;"'-"~c F""oFC"'~:Y
, .4. L. J.. L t"' ..L..L. L..L. L .&. L ..L. \ ~ \.. .L. ..L.
~ g......... ... ...... ..... ~ I I:: ~ I'" ~; .....
. .L..L............l...C..L....J. .16 .......L..g
of Fo1":l....c::; J.~ld ~\-J.lk::. :0 1.....igl....E61....t Cl....t1"J.:....cc: ~:....d ::dd
~ "C1"ccJ~-..~di.....o- LJ..rd"""""'pc E'cITcr~~ :;l.:.'-l~"':=; ~rclli'-'c~ J.rbo"4: J.rd ::;pcc;"'l
,-"..J.... ~t...A-.L.L .J..l.o 1. _'-""-"4. .J.. L L..... - '- L ~ L. _' _, ..L I ... - 4.~
l.....~,~r:'""'.)Fc ....~"~criJ.l~ tl~"'~ J.dd cl......r...,-~c.... ~o p......d ::'P"''-c::; .....~d I 0.... ~--,..c..~~ ~l~c
'-"'-.4.. L \.....oL_ "- i..J.. L LA.. t... L.~ ... L\..A... \.A. '- '- ~... .)' l..A...L t"....l. '- \...ot..1.. L I ..&.. \.A. '- '- ..L. L L. '- L
cr.. t:-y- :::;c q-..:c:....cc.
D Build.inc-- l\fJ.~c-iJ.l: Sll~'dir~ "~~"'~c"";J.1::. ::.l~~p be 1~~~'... ~""J.l;~"- '01""0- IJ.~~~"~~ .....~d
. LO .., .. J. - .L..J.. LO .L..1.. L\o.A. L. ~.L .J.. L~ .I.. ..L. L..I..o.L L '-1'-"-. .J.. L. J.'.J.. LO ...... L.J.....J.. LO' ~.J.. 1.
d....-J.'...'c ....-;~l~ .) ........ir~.....~......~... l;lc ~P"""~ of f~ftn C::;O\ YCJ.1"::; La"" :::;~dli~ ~ .).....d LO"-~p (10)
~i. U..L. , "'..L ~ L J.....&. L LL..L.J.. L \.A.....&......., L .1..~ __ ...........J.. L .L ...) '-' J ..L .J.. - J.. L..o J.. L .J....&.. '-' )
yc.......:; lO.... -OOl;..~o- EY"'r~plc::; of ::.ucl'" r......~c....;....,:; ;""'ch.:dc ,..,~..c,..o 0.... ,..l........bo'"'....~ La""
~~ ..L...L.L. . .1..L...LLO. J\..t....oL J...L L J...l~L. ..LJ...\......4..i. .J.....LL ....J&.'-4. \... .L "- "'"""'t'" \.A...L'-A....L..L.
::;;dir~' ~~'c 0". "::;.....l~"lt '-l""'~ro-l~::. la.... ""oal::; ra"~::'~""""c~~or d....J....,-;..~r-::; ........d --or::.~........,-~;o..=t
..L LO' ......Li .L l."A..' t' L~ -J LJ.. LO "- .J... ..L.J.. ..L. '-- .J.. L L...L \....4.. L..L. L ..L '''~ LO ~ L '- L L.L \"",..4.'-....t. .J..
.L-cclu...;,..,....e::. :;1~J.11 dc.....~o..~::;~......~c l"'i~l'" qUJ.lity ~r.~"'~li"~o- J......d H5C of ":r""~c"";""::.
.. L.L.'-1~ L. ..L.J..l .J..L L..&..LA.."'- L 0 l. '-"-'-...L.A....L .1..LO J...L ." J... L........L. .L.L............L. .
E.\'~lindo";....: :':.C J11 i::.....port:.:....: clc:r..cIlt of f::c.:1GC :oI:.....po::;it:o::...... J.1....d :.:.... ir.....dic.:1:c::- of
c~-c1"::11 buildi:.....g qUJ.lit)-:
1 ror"'Fo::;i~io"~ ^ 11 """;rdo""-:::; ~'-itl:ir J. buildi.....o- IJro-e a"" :::;"1".)11 ~l"''''''ll'd bc ....c'...~cd
. '-- .J.. L L.a.. L .L .L , '..L L " "L ..L. LO' 0 .J..' ..L L , - L'-'..L ..L .J..\..4."
ir opc.....)~i1...o- ~y-pC p~.opo..-t~orr-; 0.... trirr O~'~c~~ ur;fy~.....~ ...1"chi~c,-.L-......:.l clcr...c.....~~
L I.L ~ .. 0 ... ,..L .1....L L_ I.J... L. .....L L..L. LJ.... .L....L L 0 \...oL .... \..,..... '-4..4.J.. ..........L. L L.
::;ho:.:.ld bc :':'Jcd, ~:.::l..... ~: COl~-:l:""'O~"'" ~ill or l.....c2tcc::- 11.:.....c:;.
,.., L'''-''r"';''~''''' .....~d 1u~""'da~'-r Ir:::;ct Buil~..,p r:;'l::; J."~d tr~""'~ ~l"ould be ....::,cd ~o fJ.......3:...c
...L J....ll,...4.. ..L.L.~LO f......4........ , t .J....LL t L. J..L \..A... j"....I..L..L J..L .J....J....LL L..l ~ .. \....ot....L. L
opc..""';.....~::; C'J.:;8 :::;'~o....'d ,...c ir~::;c~.) ........i.....;....~ll........ ot 3" f....cm tl""''"' cy~c..-;o... ~'-.:111"''''''d I
..LL..1....LlO...L. '.LL..........L 1-1' L L. ..L..J..L ..LLJ....J...A..l .L..LL J.. ..L L &.\..- ,,"'......L..J.. J... , I,...oL,.LL /
a". f1"~~"'e :::;.......f...,...,c ~o -~~ ".c';cf ~o tl~c "-'-"'11 ~.,.....l"","",r"\' ~'~i::; i::; c:;[c'-;"'11y ~"~"''''''o''''~''''''''~
.J... ..L.J..L ............... .......\.... ... L.-l\.,....04..\.,....oL..L.J...J.. L.. L" t..A.. _'-"L.1..J...l.A.\""'''-/ L.J..L. . '--.L~..l ..L...L..J.Lt" LL.~l'"
!O"4 ::..L-u""''''o '.......~ldir ~:;
.J. ...... L. '--'- '-" \".,.oL.J.. LO.
3.Sp2ci::l1,\Ti1....dc~\-:; :::;t::l....:.::; b::)-:::; O::.~ 8.0:-::....c:4:::; :l.....ould 82 :J.:::;cc. :a .:dd i:.....:c:.c::.: :.~....d .
.) do::....c:;:ic :l.....J.:-::c:c:~ :0 :l....c f,:cJ8.c.
D pTJ.nt 1\fJ.tc-:J.L; cec "C;~r\ Ir"'.....ro.T-c..~...c.....~:::; J......~ L........d:::;c........;..........."
..L....L ..r..\ ..L..L. 1.-. ~.J.l..\....,. ..1..1~ ' ..LJ.l J..L~. ..Ll'-'L LA...J... \...A.~LJ.LO.
~ccc~:;oI}-r Building::;.
1 C cr c1""'l A,- ,...,c:::;,... 0 "'Y ,....... i' ,...:! ~..~ r-:::; a! ... 11 ~P"'" c::; :::;1'" c.... , d ,"'........ -c ... ".,-'1i ~c ,-~.... ......1 ~...r.'" ~....... ,..,..~ ~,..,
..L.. L. ~ ~::.'-'- ......., ...... . '-"\,.A,.. .....\.A...L.LlD. .L \...A....L.1.. L.).t-' - - l '""-"'l..... ..L.L\,.A\ 1,...oL.L\-....L \.. \.-.L\"...A....L'-A.. L.J...'-~~.J...J..L'-.LL'---J
dc"';""cd f".or~ ~''''c "T'"'ir '.......il,~~.....~ ~..... :2:-;.:.....~ of :::;:.:.::-f:::cc ::.....:.:-c::-i:.1:::;, t:-i:~.....,
.L.L' ...... ..LL L.J..L .J.. L.LA.. L L..I'-1... ..L.\o.....oL.J..iLO .L..LL
fc~....c:;:rJ.tio~l, ::.~oof l~.....::tc:-iJl:., .:11....8. colo:'.
3-112
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:') .FreC:::;tJ.l-:dir..g CJ.:-J.gC:::; :::;l-:ould be Ul-:ob:ru:::;i"',"'c, p:-cfcro.cly loco.:ed 0.: tl-:c :-co.r of
Fropcrtic8 to n....ir..in....ize .,..~i:::;u.ll ll1....pJ.Ct.
.l Su"'o-lc cJ.r o-....r....o-c ~oo~:::; J.re r:troro-ly ....c,..o........r...crdcd ~..,.i+-l... """'irdo"'''':::;
. 1.0 aLA... ~o '-A.. L - LO..L. '- L..l L .J.. L L I'...... t' 1. " I
:::;urfJ.ce FJ.rLcl:::;, J.l-:d otl-:c:, for:r..:::; of .:::-crJ.:cctt::-J..l dct.::iliIlg :0 reduce tl....cir
impJ.ct J.l....d :::;cJ.lc.
b A 11lJ.yimu......... of fi"''''c C~) (""....~.... ('"c ~OO~:::; ..-....y b'"' lired .......... "'o""'Cccu+-~""''"'ly. .l
....J.. L '\.. 1. L..lL. t '-' olioA....L.........o '-"- .L. J....J.....\.A.. '"- '- ~~ '- ..l. ~..I.. '" '-' ,
:;p""""'c o~ fi"''''c rr::) .ccct r-1....lll bc .....-o....,.~~e~ bc+-T....cc..... C....,..l... 9'"............9'"e 0.... --rol:.p o.c
\o.A. '- ~ , \ '..J..L _..L ~ r" .L. ~..L \o.A \",..4 L.. t , ..l L ~ \-..L L 0 L.4...J... ....... 0 ..L 0 ..l
door::;.
ti.PIJ.rl.t ',f.1tcriJ.ls
5:.:idelirLc:::;.
See "c~+-e rr............o......c.......c.....+-:::; .........d L:.rd::;,...,.........~.....o-" ::;r\"'+-~or .co""
~.J..." ..l~.L , J...L.l ....l.... ~..l.. L. '-'-"'-.t"..L....LL.o '-'-~..l L ..l ..L
Site ImproV,elllents And Landscaping Guidelines
2.01.040 Descriptioll.
Tl1e follo"\ving Design Guidelll1es for Site Improvements al1d Landscapu1g apply to all
Steven.s Creek Boulevard Specific Plall. Areas Ullless othervvise uldicat~d.
A. Pedestrian Pathways - Illiorl1l.al pedestrian pathvvays linking adjacent
properties aIld buildulgs are recolnmended. These patllVv-ay"'s are mtel1ded to
form a network separate from the public right-of-vv-ay. A variety of
approaches are possible alld the City \vill revievI linkage opportwuties and
proposals 011 a case-by-case basis.
B. Paving Materials - recOmlnell.ded for pedestrian surfaces are listed belo\v. III
gell.eral, a nlaxinlum of tV\TO materials should be cOlnbuled Ul a single
applicatio11:
1. Stolle - such as slate or graJ.lite.
2. Brick pavers.
3. COllcrete w1it pavers.
4. Poured-m-place COllcrete - witll all.Y of the follo\vlll.g treatments: integral
pigment color; special aggregate; special scoru1g pattern; ornalnental
ulsets, su~ll. as tile; patterI1 stamped. All COllcrete vv-alks should be tUlted
to reduce glare.
c. Walls, Fences, Hedges, Gatevvays And Piers - sllould be used to defu1e
public and private boull.daries a1ldj or spaces aJ.ld screell parkmg areas.
1. DesigJ.1 - \!\Talls, fences, gatevvays alld piers sllould be designed tq reflect
tIle architectural style alld materials of tI1e pru1cipal building(s).
.... ^, 8i'" ~ ,....,,..... ........ ..~~ ro....,-~ ...., .{:"~8~'" +-.... r-es
\o.A.....L. ~..&.. LO \....'-..J.J...1.L.J.....L.L.'-..L\.-..L.'-'C...J... ..l...L J..L\,...l",..4.0
..... ,- 1 .... .....,...L
.... L.... L.A\-. ..
~:l-:.o:.:.lG be lO~'.T :0 ::....:.i:.....::.::-: :':1
3-113
Page 46 of 574&
t~,.O (')'1) il"'(}'c:::; ~o -. """'JJ'~n"'''''''''''' o~ thirb" ::i.Y (36) ir(l"'c:; "
" '-'" ... &.. t. ~ .L.~ L.. '-.J.. L '-'L-L.I.. L.L J '"' l. &.. . J.. ~
t101\-cri.11g :;l-trub :;PCCi2:; could p ro~-idc :;o::-:c dc:;ip-: cor: m-: ui ty.
:;i.1-:glc
B-:a. A combu1ation of thick a11d thin structural elements - should be used,
wit11 thicker elements for supports and/ or paI1el divisions.
Fenceposts and/ or support colUllli1s Inay be built up witl1 additional
trim, cornices, and/ or moldu1gs for this purpose.
~b. Walls and piers - should 11ave a base al1d coping.
&-C. Piers. - A ro,,,! of freestanding piers can be effective as a11 open scree11
betwee11 parking areas a11d streets or \valks. A continuous chau1 or
ope11 metal fence behvee11 piers CaI1 be a11 attractive device for
creating a stro11ger separation.
(i)SF....Cll..o-. ""0 .......O....c ~l...~... ~cr (10\ ~cct or ,...,C'....~cr
\,.A. L O. ..L. L ~.J.. L.L ... L L" L J .J.. L '- ..a.. L .... .
fii)T}~""lQ"'c:;:;' ....t lC....:;~ ci('"l"'~cC"'''' (IS) ;.....,...l...c:; pc". :;~dc 0.... d;~....c~c...
\ Li'- L . t..A .1.. '--4.. '"'" 0 L.... ..L. L ~ L'- L' .&.. . ~ ..L.1...L. L ... J...
( iii ) Hc i 0-1...~. -. t 1 C ... :; ~ tl'" ir~y :; i y (36) ~..... (1'" '"':; .... r d r 0 tJ.ll '"' r tl'" J. ..... ~if~y ~ 0 U ...
OJ..L"". '-A. .4. "'-"'L t... L .... - J~ ..L..L,L l'-" ........ L L \..... L .&..L.l. ... .J.. ..L
(51) i:-:cl....c::.
2. Materials - should be the same as or compatible with t110se of t11e
pru1cipal buildu1g(s). Support post or pier materials Inay differ froIn
fe11ce 111aterials; e.g. metal fence panels combu1ed vlith maso1u.y piers.
a. Fences - Recolrune11ded Ina terials are \vroug11 t irOI1, cast iron, aI1d
vv-elded steel for cOl11mercial applicatiol1S. Metal fe11ces may be
InoUl1ted 011 a 10vV" Inasonry \vall, and/ or spanning maso11ry piers.
Wood fe11ces are appropriate U1 residential PlaI1 Areas 011ly. Tl1ey
should be substantial ll1 desigIl aI1d pau1ted a light color.
b. Walls a11d piers - recomlne11ded materials are precast concrete stucco-
faced c011crete, brick, or stone.
c. Not recommended:
(i) C11au1w1k fe11ces.
(ii) U11finis11ed or u~lsurfaced C011crete block \valls - are stro11gly
discouraged. Block \valls should be coated "\vtth ceme11t stucco or
s.imilar surface. Split-face block \t\TaIls Inay be appropriate along
side or rear property IU1es 0111y.
(iii) Rustic wood fe11ces
D. Plant Materials And Landscape Treatments - Used 011 properties adjace11t to
the right-of-vvay s110uld reflect t11e follo\ving guidelu1es:
1. PlaI1t Materials Alo11g Steve11s Creek Boulevard - s110uld create aI1
attractive and harmo11ious character, U1 keepu1g with t11e orchard/ grove
streetscape tl1eIne.
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Page 47 of 5748
a. Trees wit11 open branclling structures - s110uld be used. Deciduous
trees are recommended.
b. PlaJ.1ting /laI1dscaped areas - should have a sunple palette of plal1t
specIes.
c. Complex plantir1g schemes - should not be used in front .yard areas.
d.Pl.:u~: n~:.:c::::l~ :11J.t ex}Jcit .1.r":~l.:.:1l O~ ::C.:1::01~.:11 ~olo;:, :::-c re~oe::...--:-:c:-:dcd
~o hi~:bli~l"'~ ~peci.:11 'OC.:1t=01"':: ::;....(1... .:1::; ..r.:1;..... c1:;ld:.....~ c.....~...."'.....,..,c::; "'.....d.
.. 0 0 L'" .J..J.. i..- I '-"'- L J.. L J.....J.. L .L..L. ..LJ.. 1.0 ~ L ,"-..L~ 1.\.... \..04..&. l.
C:~t:-JTLCC ~\..:.lt::;.
2. Pla11t Materials ll1 Other Locations - sh<?uld be selected and placed to
reflect bot11 oI11amental aJ.1d fun.ctional characteristics.
a. Deciduous trees - s110uld be the predominant large plant Inaterial
used. They should be located adjacer1t to buildu1gs and \t\7itmn.
parki11g areas to provide s11ade ll1 sumn1er and allov~T SW1 ill. vvu1ter.
Species s110uld be selected to provide fall color, aJ.1d to minimize litter
al1d other mau1tenar1ce problems.
b. Evergree11 s11rubs aI1d trees - s110uld be used as a screehll1g device
along rear property lines (110t directly adjacer1t to residel1ces), aroUl1d
Inec11arucal appurte11a11ces, al1d to obscure grill\~Tork aI1d fenc~1g
associated \~Tit11 subsurface parku1g garages.
c. Flo\veru1g sl1I'ubs a11d trees - should be used \v11ere they CaI1 be 1110st
appreciated, adjacent to \^lalks and recreatiol1al areas, or as a frame
for buildu1g el1traI1CeS, stairs, aJ.1d vvalks.
d "Clo.....c....~ ",pitl'" "'111"'1:'""1 or ::"""'01"'.:1' '-o'or .:1re ...C(o................c.....dcd ~o '...;~bl;~l...t
.~ '~.J.. " L ~ L.......... - ,-~......l' L.L '- .L .J.. .l..J..L.L..l.L .l.L '"' .LL.J..O L .J..O.J..l
:=;pc~:J.I IOCJ.t:01~, :;:.:(l~ .:1:: (ourtyT.:1rd~, c:.:ildulg c1~:rJ.1....ce::;, or ::(2C:=;::;
d~..i"',Te~.
3. Fountains - are recon1mended U1 hardscape open spaces to provide
coolu1g in 110t \veather. TI1e desigr1 al1d materials s110uld be related to t11e
principal buildi11g(s) and/ or 011-site furnislu11gS.
4. Surface Parku1g Lots - utilize a sigruficant amoUl1t of site area and sllould
be designed as aI1 integral feature of t11e overall site developme11t plar1.
a.
Space-definu1g elelnel1ts - such as trellises, colunul.s, walls, arbors,
a11d hedges s110uld be provided to enha11ce the appearance of lots.
Tl1ese elen1el1ts s110uld be consiste11t Ul desigr1 a11d lnaterials \vit11 the
pru1cipal building(s) and ot11er site features.
b.
Par.kil. la Lots r:l~,...,.....ld 1""", ......'".....~cd .....;+1... r:'''''''''d''' ~""'""'C::; ,,~ '"" ..."~;,,, O.? "'.....C (1)
b ....... ~ l V '-4.....1. L-.I '- ~.L ..........1. l L.. , , .J.. L.. ~ L ~ i ll.A '- L..L \..... '-l.... \...of,. ..L LA.. L.J... '-' .1. \...I..L l \ .J..
~""CC .cO". C'--"''''y .c;..._", I~) ~O ~,..,..... (10) F.......l,;.....~ r"""I"''''C~ ;..... ......... "o...,-l~.......d
....J.. ..L..L ",-i. ..L..L.\ \...... \'-' ... L..'-.1.l..L '-L..L '-..L.LLO o.-J~f.A..\..... ..L.L&.. L..4...L1. ..1..'-.. L'-A...L
..""l..........~;r~ ............:u...~C..~...r\..~.f- Tl"'r. \l;C....T CO......;~O... ;~ cyC.....~..""~"'~ f:-C::::l ::-CC
~.J..LA...L.L"..L.. LO ...........L..L LO .J...J...L.'-..L.LL... L\..-'.J.. \\ ..L..1...L.\.....A...L.L oJ\. .J....Llt'...'-"'-A..
3-115
Page 48 of 5748
plJ.r:tir..g guidclir..c Plal1tulg sllould be consistent \vith the standards
outluled U1 the parku1g ordulance.
c. "Orchard Parking" - should be employed in all surface lots. The
"orch.ard" tree placerne11t provides better shade on the passel1ger
compartment and lnore eve11 shade and vegetation throughout the
parking area. .L\.:; illu:;trJ.tcd by tl.....c diJ.grJ.ffi 01..... :l.....c follo~\.iI""'g P:'5c,
flrees shall be planted to\\7ard the rear of parkiI1g stalls to create a
grid rather than ro,vs. Such trees shall be protected by curbu1g or
bollards as appropriate.
E. Surface Grading - sllould be mirmnized to mau1tain a11 orchard/ gTove
character of development throughout the Stevel1S Creek Boulevard Specific
Pla11 Area. The gradiI1g should be oerforlned to satisfv the requiren1ents of
the Departn1ent of Public Works. n.....c follo~...i1""'g bB-idclil.....c:; :.~c :;:~01.....g1J-
:.CCO::~11C1.....c!cd:
1 c1"cc~ dr....irJ.~c .cro~"'" l....uildil..~:; ~o pJ.....l,ir~ J.rc~:::; J.rd pc"-ir"c~cr ....o....d.....J.Y:;
. ~ L .... L...4.. L 0 .J.. .L..L L "-" LO'" .L" LO \..ool. L .L.J.. l.. .&. \..A , " .
2.!'!o era:::: :=;lopc:; iI..... excc:::;:: of I')~~ for IJ1.....d:;c.::pcd or ~\-J.ll~ JTCJ.:;. Op:i::.....:::1.....
:=;lopc fa:. F.::...~.cd :.rcJ.:; i:; 1.5~~, depe1.....diI.....g 01..... ro:.:gl--..:.....c:::;:; of pJ.T..ir.....g :;urfJ.cc.
~1. MOUlldi11g eart11- to elevate buildi11gs, or "berlnu1g'I eart11 again.st the side
of buildir1gs, is 110t reC0111rne11ded.
"C Lio-DtiRo- L~~l"'~ :;ol:....,.c:; proT-idil"~ ~l..C .......o:;t p1eJ.:;~""'~ ....r~ ....c,.u......~c colc".
..L. ' 0' L LO .Lo LL...1..'- 'LO L.J..L ..L.iL. . ..L.LLO &..A.... L"-L L.4 '- ..L~L. .L
".c""dc"'~""O" .......c ........C~J.l l"'J.li,..1c t"~"'rcc:;c~r~ "olor "or'''ccJ.cd ~l""o"'c~c'""'''''~ .......d
.L -Ll ..L.J....L.LO~.J... ..LJ..l L....L l \,.,....L I l.\.....\.....ol. l "- LL, '- '-.i.. L. -L \...oL..L ,-.1.l~ """"-J..L
colo'" co......cc~cd l"'i~l'" ..........c:;r-........" ~odiu...... Otl"cr 1J........p ty-pc:; r-....,.l... ....:; "001 ~..l..i~"
.J... -L.L. .. ..L L 0 L ~.J.. ~ L,...ol,..&... \.... .J....L L. L J....L...L L . I U t.....4..'- L L...&.. '- , ..L L ....'-
~.,uo...cr-cc....~ "::r"c"."ulJ- .....J.po... ....rd p1J.ir l..~o-l... '"\""d l"""T p...c:;:;u....c ~odi........... .......J.y
.J...L ..L _Y oJ.. L L, .J.. L ..L.. \-....L l ..L, L.A.. L J,.. L..L. L.J..O.J. a.. 1t,.....(,...L l. ..&.."-.J , " .J.....L '--"l..l...J.. L ..LJ.. L
di:/or~ "010"':; J......d ~l..o....ld bc ....~cd ....ccor,.1iro- ~o '"'dT-i'""'c f....o....... J. l;o-l"~;""'~
L "" '- ..L...L ..L. 1. 1. ~ l,....o4- LA.. '-"L LO ~ ~" '- ..L..I...1. L .in LL~ LO
.....rof'""':;~~o........l. tl..c.... .1....c ....,ot J......p....op...~.1~c .cor ....rcJ.l~O"l..tiro-
.t' '-.1. .J..l.LA.., L J .L..1.1. t" L ..LJ.........L LA.. .....0..L1. &"0.
1. T:.....e light fixt::~c:; ~l""'J.ll bc oricl.....:cd J.:.....d dc:=;igr.....cd to p:.cch.:c!e J.1.....JT light :.:.....d
di:"cc: glJ.:.c :0 .::djJcc:.....t ~c:;identi~l propcrtic:::;. !'Io dircct off :;i:c glJ.rc f::-o:1.....
J. light :;Ol:rcc :;:......111 bc T,.i:;i1.:1c ~bo"-,"c 3 fcct ::t J. pl:clic rig1.....: of ~\-J.).T.
I') PJ.rl/~""'o- 10~~ ~~dc"-"'J.'l':; J.""d o~llc'" .....-c....~ ....c,.c:;:;~ble ~o p~dc~~r~'"\"":; :.:.....d
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,.., n ~o ....,.. 0 1..,~ lc:; ~1"""'1 b c i1h':I~l ~"".1 ~c d ~...; tl" .1 ........ ~ fo".r" .... r d ....,..1 eq"'''' ~c 1.r ~c"" ~~ tyT
\...4. L.4. r.. J.....L L &.".I ..L L\..A..L. L...LL L. L "..... L ~ L.L ..L.1 L LA.. 1. """" \......4.. "-"'-.......... .... L '-' .L L J.. .
TJ-pic:.l :;t:.:.....d~rd:::; :0 :.cl.....ic..-...c :::.....ifo::-::1 J.l.....d .:dcql:J.tc intc:Gi:y J.rc:
J. Tl"" """'''crJ.--c l"crizo~..J.""l .......J.~.....~....ircd ~'ln.......~........t~o~'" ~l"C....ld b~ bc~"".c'""'r 1
. ~ l.\-. LA.. " . 0 ..L L '.J.. L \,..."-4 ..1...J.. L .J.....J... L '-~ L ..L.J.. ~..L.J.. L..L..i. L'-A.. .J.. .1. L J.. Ir... t..A.....L \.,... L , , '- L
~:1d 3 foot cJ.:.....dlc~; ~r:.d
~ "'" T-""''-- ~ ~"'..... 1"""\ r~~~""".,. .."""~ .L
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j..,--.L~"~\... .J.. ........L\.......... _).....'-1...........> --''-.......:.L''.......) ,.L"'-.L..llt" .........lla .L..l..ct.L..l.. ,-, .......::t::l:,,-, ~) - ..l..lLI.AJ .J..L........ ~ ~
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3-116
Page 49 of 5748
Infrastructure Plan
Background
State lavv- requires that all specific plans include text describing the distribution, location.
and inteIlsity of Inajor compol1eI1ts of infrastructure needed to support the proposed
land use and developmel1t in the specific plarmu1g area. 111e level of private and public
inlprovemeI1t and development as contemplated in the Heart of the City Specific Plan
will 110t vv-arrar1t any major expal1Siol1 of the City's infrastructure. The major
compol1ents of this specific plan involve:
· Streetscape in1provemellts, primarily lar1dscapu1g, which do 110t requITe
purc11ase of property or l1arroV\7ulg of existir1g streets.
.. Allocatiol1 of developmeI1t potelltial, wmcl1 \~7as previously demol1Strated U1 tIle
Gel1eral Plan environnlelltal impact report to be \~7ithin the capacities of existulg
services and ll1frastructure.
· Guidance of architectural desigIl of future de"velopme11t WIlicll "\\Till not require
exparlsion of infrastructure.
Transporta tiOl1
TIle Heart of the City Specific Plar1 e11visio11S a il1ultirnodal trallsportatio11 corridor for
Stevel1S Creek Boulevard. As such the plan proposes tI1e eventual completion of all
side\valk ilnproveme11ts along the bou~evard suc11 that the side\valk vv-ill be separated
from t11e street by a buffering easen1ent of trees ar1d ot11er landscaping. The alTIOUl1t of
side"\valk in1provements tl1at ,\Till need to be Inade are as follo"\vs:
Recol1Structio11 of Inollolithic side\valk: -11,0007,250 ft.
C011structio11 of neV\7 side"\t\7alk: -&3G-150 ft.
The majority of side\valk improven1e11ts vvill take place illcrelnentally as properties
redevelop.
TIle missu1g sectiollS of bicycle laIles from De Anza Boulevard to Stellulg Road will be
cOlnpleted as part of the streetscape project. FU1ldir1g vvill be allocated tllrough the
Capital Impro'vemeIlts Progran1. The estilnated cost is $5,000.
TIle developmel1t llltensification of tIle J.cti\-i:y ccrl.:cl-::; ll1a.ior areas Inay \t\larrar1t
additioI1al signalizatioll of Stevens Creek. Boulevard. Fundu1g \t\Till be allocated U1 the 5-
year Capital Improvelnent Program or paid for by the development conunUl1ity as
Heart of the City development proceeds.
Water, Sewer, Storm Drainage, Solid Waste Disposal Facilities and Energy
Facilities.
No expansio11 of these facilities IS COl1telnplated as a result of Heart of the City
developn1e11t activity.
3-117
Page 50 of 5748
Intplelllentation
Regulatory Framework
Tl1e Heart of the City Specific Plal1 is bot11 a policy aI1d regUlatory documeI1t. The goals,
policies and strategies provide the ratio11ale for the development standards and land
use n1ap. The Heart of the City Specific Plal1 is a regulatory document in t11at its land
use Inap aI1d de\lelopmeI1t standards will be u1corporated into a neV\T planned
developn1eI1t zorling for t11e property witlUn its boundary. The Plal1 is also a policy
docun1el1t by virtue of the guidance it provides U1 allocating future developme11t in the
plalmu1g area al1d U1 establish.ing community expectations of the design and quality of
11ew development.
111g Heart of the City Specific Plal1 "\vas prepared as a means to implen1el1t the City's
1993 Gel1eral Plan and the 2005 General Plan~::; :cT~-i:'cd. As such the specific plal1
executes the Inajor gel1eral plan goal of creatll1g a Heart of t11e ~ity - a memorable,
pedestriaI1-ir1clusive place for Cupertu1o.
Once t11e Specific Plal1 is adopted, all future rezonir1g, te11tative subdivisio11lnaps al1d
public \vorks projects lnust be C011sistent vv-ith t11e specific plan as required by state law.
II1 the eve11t, that a11Y regulation, conditiol1, program or portiol1 of this Specific Plan is
11eld invalid or Ul1constitutional by a CaliforrLia or Federal court of cOlnpete11t
jurisdictiol1, such. portiol15 shall be deemed separate, distinct and indepel1del1t
provisions, a11d t11e ll1validity of suc11 provisions s11all not affect the validity of the
ren1ainu1g provision tl1ereof.
Streetscape Improvenlents
Background
Appendix A depicts the various estunated costs to u1stall t11e proposed Heart of the City
Streetscape improvemel1ts. Tl1e improvelnents will be p11ased over time al1d geography
as lTIonies becol11e available to ilnplelnel1t t11e streetscape improvelnents U1 its totality. It
\Iv-ill take a cOl1certed public a11d private effort before all the streetscape improvements
and its ultunate public bel1efit can be achieve. Tl1e proposed 5-year capital
ilnprovement prograln allocates $1.5 rr:Ullion for Heart of the City streetscape
impro.veIneI1ts..
Phase I: Median, Lal1d11zarks and Gateways
~Descriptio11 of Activities
Replantu1g of median landscapi11g to u1clude pears, ash a11d oak trees.
B DCT-,...,10........=r....c......~ Ol ..........c'~,.., .........~ ...:...~cc,.... ---....,-l.........r~ ......~...l, ...........d ,..,o.................~r-r-~c...... ...........~ ~......::;+.....p C;l-p
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o\..A...... " .t .1..lL..L&.A....1-L'- ....... .L\.-..L...f......l.,L'-4. r .L~' " J....L. '-"-'- .J.o.LL.. l...A.....LL '-"-. \ '-.1.. . lo..A...J.l .J..J...L~..L.J,.' ~\"....A..i-J'.J...J..'- l.A....L
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.......... L "- ~ L '-- '.J.. \...... ..L. L .L' ..L 1. "- L.-...J \.A...J. L J.. ..a..
3-118
Page 51 of 574& I
Funding Sources:
~City 5-year Capital I1nproveme11t ProgTaln
1lCt....eet ;........p....o~-cn...c~...~ ~L1r,..1;.....c- lrom City~ CcrLcr p....opc....:y"'" o~,-....c....~
~ L...,...J .J.. ..L..L.1.- L ..L I. .J.. L....J.. Llt.,....t....1..J,. LO ...L L ... i.. .L. L' " ..L L .L
Ph.ase II: Landscape Easel1t.ent Installation
Description of Activities
As private redevelopn1e11t occurs, the full landscape easement improven1ents vvill be
ll1Stalled by private property owners. Depe11ding 011 existing site C011ditiollS, this Inay
include additio11alland, ne\,\! side\valk, turf, additio11al trees aJ.1d 11edge fencll1g.
FUl1ding Source:
Private property O\V11ers as redevelopment of properties occurs.
Phase III: Re111.ainder of I1np1'ove111.ents
Descriptio11 of Activities:
Tl1e Ulliunded ilnpro"vements ll1clude: pedestrian lights, be11chesj' bus shelters a11d tras11
receptacles. The timing for t11ese impro.vements is unknOV'l11.
Funding Source:
Public a11d private sources as may be identified.
Appendix A
l\TotC. .\ pperdiY ^ dc.::;r-....ibc~ ~l"'e 1.:rb~r de.::;izr r-c~"':=;ul~.l1"'~'~ :=;per-i!;c ".eeor"'~"''''crd...Lio'''''~
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-::pp:-o"',-cd ley tl.....c City for :.:::;c :.~ He.J.:-: of tl.....c City i11.....F:-o...,.e::.....cl.....::~, c::: -tl.....cj: ::;e~,-c ~~ .J.
....c!er,..,.....cc poirL fo.... ~l...c C~.1-y'::; co.....Li.....nir~ di.::;e....~r:io..... or tl"'c tYFe ql:."'r.1-;~y .J.rd q.....J.li.1-n of
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3-119
Page 52 of 574& I
~tructurc. .11": .1iry cl-:.1:-J.ctcr, J.:-:d o:-:c of thc ~idc pJ.I:cl:; n-:.1)'" bc u:;cd :0 li1corpo:-:ltc
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cobr....l..c...,d li~l..J..:; J..l..J.';' iP...~..~r...te J..l..C rOJ.d,,;'~'"'y n..c:, ::;l"ould bc 10C:lJ-cd ....J.. J.FproYin.....J..cly
1....4.. L t.....4. ..L 0.1.. 1.. I,.. L..L ..... J... ~~ L.J.. 1.LA. &....L L 'L.&.. L 1.. ~ "" '-A ... \... l......... ...
90 fcct 01-: ccra.7cr, for::-:li1~ .1 ~Ol-:ti1....uou::; "Ul....dcr::;toryl' of pcdc::;:ri.:J.... liohtirlg J.IOl....g tl....c
r:J.....cc t f...or.;..... ~c
-J~.L .L L....&...4.0.
Fu..-ri~l..;....~:; ::;1"'0Ul~ br. p'"'li..J..cd J. ,..,O..~.....::J:..or colo'" ~1"J.t l"clF:; J..o t;e tl"c~" J..oc:--cJ..I"cr Pi~llJ.11T-
.L L L...LL LO ~ l ..L\..A.. '- \.A.. l... '- .L..1.. L..L l L ..L t. L L I. J... L J...!. L L b \.. L \'. J .
Colo~ ~l-:Ollld .11':'0 bc u~ed :0 ::-:J.kc h:rru::;l-:i1....g:; 1....i51-:1J.. "',-i::;:.bIe fron.... tl....c :-o~d-;\-J.Y :;0 tl....J.t
tl-:2 City'::; :.:........~-c::;tn....c:....t:; iI.... tl....c ::;t::..cct .1rc 011 di:=;p IJ. y. '\ '\1.-:i:c .11....d giec:-: i:; J. tr~di t:o::......1l color
""o:rbiI"J.';'~o"" ~1..J.J.. T'''01.:1d ,...,or..plcr..c.....J.. J-I"'c o...,...l..J....d / ~"'OT-C r:t...ccJ.. J......cc pl.....!'"'J-li..~:; \^/l..;J..c
'- J.. L L \.... ..L L L.L L l". " ..l. '- ..L L .L 1.. ..L L L "- L .L \-J... L.L / o..L " _.L ~ '-.1.. LA.. L'" 1..D. . ..1. LA. L..
::;bo,,;~;:; ,,;\~cll .J.gJ.u-::t grcc1-: b~ekgro11l....d:; J.l-:d cOkld bc :.::;cd 01-: 1:10:;: cf tllC FJ.li.....ted ra......c:J.l
;J..c......:; :;u""l" :1::; tl"c :;J......ceJ.. l~~l...;.:; ........d c....:; ::;1..r.1J..r.r:; Crcc.... cOl.:1d be ....:;cd lO'" ~l"c bC....,..l.. :;1...,J..:;
..LL ..L.L.L" '- L. ' 1. L...L .....La lL LA....J...L \",..oL L\....J..\..\-. .LL ..L .......... ..L..L L. L ..1.l'-..1L .L~'"
.:1.........:1 J..1..C J..r...::;l~ ....c,...Cp~....C1C:; ^.J~ cFJ..~or ~l...1J.. ::1..0....1d ..,1:;0 be ,...o....r-:i~c...cd ;::; u::;;....'7 J. ..~..,........c
..LL\.....4. L.!..L ... LA.. ..LL J... '- ....L.4..L.. J.. L ...... L L..LL L. '..LL.. '-4...J... ~..L '- .L.~ "-"L J.... .J... . .1..iLO ..L..LL'-1.L
"'-~T-~d ""'olor J..1......J.. ,,;--ould c:--;...-c t1..c ::;t...ccJ.. .1 .......c....c ........o~""........ 1001'
\- ..1.. " J... '-, L..L L L..4. ..., 0 1 \ .L L ..L. L .J...J.. L .J.. .Li. L '-4. '-..L.. ..L L .i. '-.
Ci ~wTic LJ.l~dl:1C1rk~
rc~~"" C"'..,,~"';. Cnn''''r''' Tl"c dc::;~~::r ""'o..~r-cpt ".ccon"r"cr~cd lor ~l"c :;qt:.1...c i:; J. ""Cour S""''''::;or:;
..L. ,... '-,........\".. t...-/1..................~. L LO L'- .LL'- ..L L.LL L\"",.4,. ..L L L' .&.. ....Ir... \.....\.A... L
O....e1......rd" It i::; ..... lor!'"'''J.l O".1...d"".... erlJ.r~cd J..o c~J..y :;,...,...,lC ........d ~J.. c"F".c:;sc:; tl"c o...,-l"J.rd
..L J.. LL....A... ~.l...&. L ..L 0 ..L '-.1. L .... 0 ... .L..... \-fo...oL.L I ~J.. L .J.. \.. ""'.L . L J.. \.....L. L
thcn....c rccol:-:::.11cl....ded for tl....e corrido~ :.::; J. ~';l....oIe. n....2 ::;itc ";\~:.:; ~l-: orel....:.:.d Frie:, :0 tl....c
1910':;, J.1....d UT'a.:il t11c 1970'~ ";\..1:; tIle ~ite of .1 grJ.irL ::.:-:illi:....g .11....d :;70rJ.ge fJ.cility.) .:\.:;
illu~trJ.tcd by'" tl-:e plJl..... 01-: tl....c follo,,;\"i1-:g p~gc, tl-:c ~qu:.:'e ,,;\~okld cOl-:~i::;t of four orcl......1::..d
~q:lJ.:-CSf cJ.el-: ,,;\-itl-: .1 diffc::'-2:-:t trcc ::;pceie~ J.l1d c~cl-: :;pee:c:; ~cIcc:cd for .1 diffcrc1....t
::;c J.~O 1......11 ~l-:J.r ~ c:c Ii::; ti c.
O....c r-:pcei"':; ""~ould c)'11i1~;t:1r '"'cu1"'d.1nt :;p"'~""~ f'O""~C'" d~:;plJ.Y t1..c ~""""o""d could tc..,J..t:"'c
..&. L _ '-'" , .L. ~ Irr..,..I .L L t..A.. L 1.'.1.. .J...J.. L 0 ..L " , ..L .J.. .J.. 'I .L L. '- '- ..L. L ..l..L \.A.... ...I..
::;U1n.n-:cr f1o,,;';c:~:; or J. w-:iquc le.::f ~olor, thc tl--ird bIilli.:::....t f.1lllc~f color, :.r-:d :l....c fOL:.:.tl....
di::;t;rctipc "'''"~''''~cr l"'''':1rcl''~''''~ F.....J..J..c..-r:; or ~1"0,,;''rT'" l...uiJ..:; 0'" b""......;e:; Tl"c ::;'-'l.:"""~C ,,;'.ou1d bc
.L l \ , , .J.....J. L .. L....I ..L l L.&....L L \:) ~ &.. .... .1.. L l ~)...L J.. L. ..L '-..L .J... .J.. ..;.., l '-1 l..A.....L " .J..
1... or dc".c;.1 J.r d quJ. ...J-C"AC d l..y ";P J.11':; ";' ~i J..I" b ,..,.... ,-1.. e:; ....... d ..... c dc~J.."-i ........ r-: ,.......1 r. 1 ~ ~ 1" J..;.... 0-
L-I ..L '-'L L J...I...L "-' , '- 'L L \.,....LL\.-J...L LA....l.l~ ' .....L '"-'L..LL _"-'-A '-' .L-Lo LLJ...J.LU.
T ....",...:f.".,........J, C..,.....~.;....7. ~s....s~sJ..e....J.. ...,~~J..I~ J..I"e s...EI.........a / p:'"'..~e.... J..1..............e t8..- J..1"e ::;ql.::.re, .)
.L......J~t I .......... ~ , ~...... j I'.. l...J ",..... , ....v. ......'..." . .L L' J.. t.. ..L L l " , ..L L L ...... ..L L\...ool...L I 0 '-LJ.. \..A. ..L L L.J. L\..... J....J.. L. J....L .....L L
1...... ~ r" '"'... L. :;W" diJ.l ~:; ..-- "'0"'" or:c d '"' d;'" (""'r J.. J..o J..I" e C J..........-c....:; C"'c'" l' Bo'" 1 C'" -'"' "-d '"'..... d Dc '\1"' Z:l
.J..\.A.....LL\.A... J..LLA....LJ.."-' l ..L .t'..L. t' -.. '-"- Jt....4.. "- L...... .. L ~L'-" ..LL ..L. '-" ~.J. \ \,A...L "-"'l...Ll -L L
Bou1c"'~""rd li~~cr:;~,...t;o.." Slli"d~J.l:; J."-C .., J..rJ.d~J..~c""J.l ~~"-dc"" o....r.-,l....c....~ ..-c~le,...~i....?' J..1..",
. ..L 'c..A... LL. '-'- J.. .J...L. L.J....L. ..&.. l,...ool. L ..lL..L. ..LL o\....ot.....L. ..&.L ..L. L\.A... .J...L .J..LLI ..l. .1.... \"...L ..L.LO L..l.L'-
,-c'"':;c....:; '"'::; "'''"c11 '"':; ~l"'" ~u....r. ^:; ~llu~J..r....J..ed ~l"c :;.......d~....l .,.PO....l~ l...C ....Fp...o)';..~......~r.l...,. 30 LC""J..
-' L..t. ~ L ~ , .. '""-'4...... l'- ... .11.'-...L~'..L.. . L \..A.. \... , L L ~ L. ..L~ " l""...oL.1.\..A.. L.J \...t. ~ \..J.....1...1. L\.....4.. '-''-..L J .1.. '-....
. .. ...; ,...,...1.. J.. T J.. ... ~ 1...... .. ,.. J.. ~ ,.... ..~ ..., _' .. ~ J.. ;.... . ~ ... . ~ J..1.. ....... ...,;.... ~ l.- J..1..
a. 0 a. . ~ .L.La. a.L ~ .L .......L t" ~~ ........ .J...L \..A .La. .L .J...La.o .L L..L.
""'" .,""\ "'""' ",,,,,,
_ ~ J..L \"..ot.. L
.L.~ ~~"""'
L.a. a.
1..1.....~r"' ~:; '"':;::;.........cd .Lo ee .......cJ......1. c ~ '"'1l:l~...~................ ,-J..ccl o...l......C"1ZC ~,f,",J..........;.....1 l,......- ~1..r. b"'~c ;:;
U..lLA"-'.'-.1.. L.A... ~.l...J..L. L .J...J..L \...\.A...J....I -D-' LA... ..1.L.J......LLL....l..l...LLI -.1L. ..L L-"J.1.. ..L. . . ..Ir,.....1...'-l....'-.L..l..~....J.. .J...\.-I.J... L..L1..\- ~_ ..L
....:;,-............""~ J..o bc ..~...",...,...:::;J.. co...c...cJ..", 0". ~';'''''''c
~ -Jl"".A"...L..LL'-'-"'-- .. t"'.1..L.\,...4.A..' L. .J..L.J.. L..'- .J... L.'-J..LL.
3-120
Page 53 of 57-+8 I
C ~tc\.y"J.)" Entr.J.nccs: C.1te~\"'.1]" ellt:J.1.....CC:; .1re p:opo~ed JOt bofh cl.....dJ of the corridor.
n.....c ~igrL:; 1\"rould ~p,:ll"'" tl.....e cl.....tire rO.1d~\"r~),., ~\"ritl"'.. IlCupc:tinoll :;pelled out ir.. 1.1rge letter:;
o"'_"er e.:lcl..... :;idc of tl"'..e :;trcet. SUFpor: coluror..] "';\"ould be locJ.ted iI"'.. tl.....c cel.....ter n.....ediJ.r.. J.nd
iI..... tl.....e curbside pL:r"'..tiI.....g :;trip:;. 11.....e .:;igr..J .1:e e:........,,"ri:;ioned .1':; troJ.dition.:ll iJ...... forI:"'.., reflectiI.....g
tl.....e city,. :;igrG U0ed througllout C:::liforni.:1 .:1':; ~\"ell .1:; tl"'..e forIn of :;igrL ~.:;cd .1 t C1..... trJ.1.....ce:;
to oJ. r:a.....(h or fJ.Im. II..... t1Li.:; ~\"J.y tl.....e .:;ign.~ e(l.....o t1.....c 0:c1.....:::rd.:; tb..:1t ~\"erc the nlJ.iI......:;::::y of tl.....c
City':; ecol.....o::--..y.. il"'.. tl.....e fiI~t l.....oJ.lf of :l.....e ccr.....:u:.y. Ho~\..c...,-cr, tl.....e ITLJ.tcriJ.l: J.IC i:.....tc:.....~cd :0
oi"',-c t1.....e :;igr"'.. J. di:;tir"'..ctl]" 1noder:....., :e:h:......ologicJ.1look, cxp:c.:;:iI.....o tl.....c u:1For:J.:lce of the
clect:ol.....i2:; i:.....du:;t:y :0 :he City"':; pre.:;cr:: .:l:l.d h.::ure. P.:lu.....:cd ::;tce1 cr J.lur::t:.r.....w::....., ::.....c:J.l
........cr:1... Jl"'d .....eo..... .JTC -cco.T!........,.......,..1cd 11"'c :;i..--....:; ....-~'l ,-,o.....trJ.::;~ ....:; ......c'l '"':; ,-o.............'e........e.....~ ~l...c
.1...l L ...... L! L .... L ...L L ..L ..L L-oL.L ~'-..L. L\"..A,.. . ..L L 0..... L , '..L.L '"- ..L.. L. ~ \.A.. ,\: ..L. ~ '- J.....L &..~ J... ~..L L. ..L." r.. r.. L
orc''''''''''c / ITo"'-e ,:;~"'ec~ t-'"''"' p1J.r.L.~.....,......:; ,.,.....,..1 -r"\,..,o................c.....dc~ L...........i.:;'...~.....,.....::; n...cy ............y ....1.:;0 be
..l l.l..A....L I 0 " L.J.. ~.1... '-- "- .L L. ...~ L.o LA....J.. L\o,..4,. .L \...,.. '- ..L...... LJ.....L L .i.. to.. '-4.. ~ \",."4.,,&,,.L L ...L ~ LO. L .1...J.. L.,"""" r.....-L..L.
....sed .Lo :;....ppor~ b......u...c-:; "'..........o....rlC;.....7 .:;pc....;....l C~~.. c.....c.....~.:; ::;t:,-1... ...:; t''''c Cl...c......y B'o,:;""on'"
"""""- '-- \""..4,. .. ~ L..l. ..........J.. L..L L \""..4.. L .L-L. L 0 '--.L \..4. .J.. ... )' ,..... L L I '-~ L. '-"- .L. &. L ..L .L ..1. _-. ..L. L
P e:;ti~-.:.l.
Construction Costs
RecOl1unended materials and preliminary con.struction. cost estimates for Stevell..5 Creek
Boulevard streetscape improvements are listed belovv. Quantities are approxirnate a11d
are likely to vary. In1proven1el1ts are proposed to be p11ased over t11e terln of t11e
Specific Plar1, vvith street trees t11e first priority. Ci"'~"ic IJ.I.....d::......:lrk.:; could bc fli:......dcd ~y J.
"'or"""'iI"'J.t;or of C;ty J....~.:; F...ocr............"':; dO.....J.tiolL.:; ~-or... ~l...c Ci~y':::; ,-o...por,.,.L.;o.....:; ,.,.....d ,..;t;zer:::;
'- J.. LL.,..I L ..L L ~ .L .... .L oJ... '-'l...L....L L. I .L L .L. J... ..l L L. L L. '-.L 6.A. L..,L J... L """'-..L. L \......L J.... L
:::rd ~l"'c "Ci.....c ycJ..... C"'pi~J.l Ir...Fro...~'"'........cr~ p...oo-.............,
L .... L ..L. ~ L \0..4.. \.. .L L , '-..L....L L L '"" .L o..L l"...4...J..~ L.
Trees are aSSUll1ed to be 24'1 box size. Estimated costs for single-rovv / double-ro\t\T
frontage street tree arrangemel1ts are provided; bot11 Opti011S, ll1clude matching trees ll1
existiI1g mediaIls. Cost figures for 36'1 box size trees are 110t itemized but \vould add
about aJ1 extra $200 per tree installed. Existll1g "cobrahead" street lights vv-ould remall1;
however l1evv, pedestriaJ1-scale street lig11ts V\70uld be ll1stalled ll1 bet\^lee11 them to light
sidevvalk areas.
West C:::c::.:::y Stevens Creek BouleI.'ard Street Trees - Quercus agrifolia @40' a.c, 24"
box: $500 delivered; $1,000 llLStalled (iI1C. irrigatiol1 aJ1d den10).
Quantity: 120/210 Cost: $120,000/$210,000
Crossroads Street 'Trees - See Crossroa.ds vlan
o TC~"7: Ccntc;' Central Stevens Creek Boulevard Street Trees - Pyrus calleryana
"C11a11ticleerll @ 25' a.c, 24" box: $500 delivered; $1,000 installed (i11Cl. irrigation
and den1o);
QUaI1tity: 548/960 Cost: $548,000/$960,000
East C::tc:-:."::~' Ste'uens Creek Bou levard Street Trees - Fraxll1us latifolia @ 30' a.c, 24"
box: $500 delivered; $1,000 installed (ll1cl. irrigatio11 and demo).
Qual1tity: 514/901 Cost: $514,000/$901,000
3-121
Page 54 of 57+g I
Street Lights - STAFF /se'lux Saturn 2 or EQ @ 90' a.c \v /single-head
polyearbol1ate globes, lamp type color-corrected 111etal halide @ 3000K, 100-150
watts: $1,200 delivered; $3,700 u1Stalled (u1eL COl1e. base, vviri11g, conduit, etc.).
Quantity: 260 Cost: $962,000
B~7:C}:C::; Lo:.....di..~LO COI1.:illuoUJ bencl..... T..'~"' /bJ.ck @ 300' J..C; ~ 3 Ul.....i:~ for CJ.. bcr:cb. (8'
10'lc:-:5:1.....): $1,000 dcli..-~-crcd; $1,250 i:.....:;tJ.llcd.
Q1.:~r:::t)-: 35 Co:;:: $106,250
B:.~::; S,1::!::~r::; DJ.yTc~l: I1SJ.l..... F:-J.:1Ci:;~ol1 ::-:odel, 1~' ler:5:1-:; $1 ~ ,000 dcli"-,-ercd;
$11,000 ir::;:J.llcd.
Q::J1-:~ity-: "'0 Co:;t: S''''SO,OOO
Tr...~7.. R....c.......,l-,...,..7....;: CJ.:~J.c..~1~1.:.ry "Pcr..~~ylT-'"'.....iJ. ""--e1""1.:.C" TIT /l1i:-:gcd door @ 600'
v... ~.... .L ....... \,...- t' ..~ t.J'..\.- 6A...... L. L. ..L......., U. L .J.' L...4....L L ... .l.. 'L , ,
O.c.: $1,200 ~eliT,-c:~cd; $1,500 i1.....:;:~Eed.
QuJ.:.....ti:y: 11 Co:;t: $66,000
Total Streetscape Costs:
1. $1,180,000 for sll1gle-row of frontage h~ees aI1d mediaI1 trees.
2. $2,070,000 for double-ro\v of frontage trees and InediaI1 trees.
3 $1 6,",1") 000 !o'" :;i1"'c--le ..~O..-."' "'.....d bcrcl"'c:; cu~ ~1"'e1J.e"':; J.rd J-rJ.~l~ "~c""cFJ-'"'clr"\:;
. . I ...L I ~ I J....L L.o ..L "\...L..L L l. L I ..L. ..L ~ ..L I L L .1. L J.. '- L........... J..\.,... .
4:-3.$2,S91,050$2,1-12rOOO for sll1gle-ro\v, be:-:cl.....c~, ~:l~ ~l.....cl'te:-~, t:-.::.sl-: :-c2cF:~:lc~,
a11d street lighting.
=: iI $'"' :lB.! gc::gl!',", O'"'? 000 t.or double row 1"e"~El"'es B~~S sl"'ell-e-s l--asl~ ~~r"\Ee,""l-,",--les
~. 0, I '-~ J>O, ,J_, - ,L..I .J..l ~L I ~. . ...lL ..... J.. I L.J.. .Ll..L'- t''-L4\.....J.. ,
al1d street lig11tll1g.
Co:;t e:;tia.....J. :C:; fo:" the L~-:G.:l-:J.: k~ J.rc cOl-:ccF:uJ.l .::.:-:d p:-cli:l-:iI-:J.:-Y. TI-:cy ~l-:o::ld bc
:cg.::.rdc d J.::; F o:;~iblc cO:l:;t:-L:.~tiol-: J.llOT..\"'J.112C~.
1 Sc:::.~c::~ Crc,1:::rd 100 :rcc~ :ot.::.l (four diffcrcl-:t ~Fccic:; @ ~5 cJ..); f") i" box ~izc @
$500 deliT,-crcd, $1,000 ll""G:J.llcd (iI-:cl. irrigo.tior: J.l-:d ~i:c prep.): S100,OOO.
,\ ~~oc~'"'~cd :;iJ-e i'~"'p"~o"'-e""''''c,...J-::; r-"C1~ J.~ ,,-pJ.ll'::; lic--l...tiI~o- fn"-~"'~~l"'~''''o-''' f'~orJ-J.o-c
... .L.. ....t........... L. '... .L.J.. L .L. " ..LJ. L .J.. L ....., w......... ..L L , , '-, U L lO' l.,..4........J.. L..L. L..t...i LO-" I ..l.. L'- 0
::-CC:;, t1.:.:-f ~-:d otl-:c:-l~-:d::;c~pc 111o.ter:.::.l:;, J.l1o~\T $'100,000 to $300,000.
TO:J.1: $300,000 :-0 S100,000
T ,...,.,.,.-1...,A"'" .7-- C..,~.,,~:,...,7 11 '"' <!'1gg ggg .I. c:t'1 c:::g g(\g i ~ ,-~. ~ .....~ ..~... .1.",1 !~~; 1... __..... ~ ~r'\
L...,........II..v...7,.... L..-'.'....v.w... J.l10T..,......l, ~O -+,1.\-/ , l.; ..LOI '-L.A..~~O..L..LL ..L..LLC....'-Al, .LllL.1.~lLC~, ,-O..LLCIC~.......
l"",",~C ~p~J-l'" ::;cor;''''~ .c8'~ ,..locl' J."~d "J.l1""~'"'''~'"'c'' '"'rd lic--l~J-i1"'c--
L.,.;......... " ..L ~ L . .J...J.. LO..L .L '--'- "'.J.. L .J.. Li.A...L L.......... , \...-L L 0 L L. to.
C:'t~' C::::c:,::::y~
l ; ~ 1... J-i"~ ~
..LtJi L ~ i LtJ.
'"' 1 I T IT SiC::: 9 ggg .I. Sl :"fC::: ggn '"" --1'" .c - " ~ ...... ........ ~ I .c;...; 1... '"'..... a
LA...L 0" '-", ~o' ~ '-', I.J C\..4.'- ~ ..LO.L CL.A..:=;...CI..LL ..L..LLC....J., ..L.J.IL..L~iLC~, '-A..LL
:fetv:! L",:r:.d:::c:rks bests: $700,000 to $900,000
3-122
Page 55 of 574& I
AEPendix B - Ackno-wledgelllents
1995:
Citv Council
\Vallv Dean, ~1avor
T oIu) Bautista
Don Bunlett'
Barb Kopoel
Lauralee Sorensen
PlaIming Comnussion
David DavIe. Chairperson
Paul \1. Roberts, Vice Chairperson
Donna Austin
.Andrea Harris
Orrin !\1ahonev
Staff
Donald Bro''''n, Citv ~,,1aIla2"er
Robert S. Co,van, ..\ICP, Director of Conmlunitv Developnlent
Ciddv VVordell .A1CP, Citv PlaJmer
Colin Tung. AlCP, Associate Planner /Proiect ~1ana2"er
1\1ichele Biurrnan, AICP, Planner II
\1 era Gil. PlaImer II
.AJ1U Nataraian, PlaIulin2" lnten)
Yvonne Kellev, Adrninistrative Secretarv
Pan) Eg2"en, Adnlinistrative Clerk
Bert Viskovich, P.E., Director of Public \\lorks
Glem) Grigg, P .E., Traffic Engineer
Steve Do"\vling, Director of Parks and Recreation
Consultants/ Contributors
FreednlaI1 Tung Bottonllev, Streetscaoe & UrbaIl Desim Consultants
Update 2008:
Citv Council
Dollv Sandoval
Orrin 1\1ahonev
Kris \\7 an g
Gilbert \\long
1\1ark Satoro
PlaJlnin g C onu1ussi on
Lisa Giefer
J\1artv I\1iller
David Kaneda
T essica Rose
Paul Broohv
3-123
Page 56 of 57-1-8 I
Staff
David Kn.app. Citv 11anaQ"er
Steve Piasecki. ConU11unitv Deyelopn1ent Director
Ciddv \VordelL Citv Planner (Retired)
Piu Ghosh, Assistant Planner
Beth Ebben. Adnunistratiye Clerk
Ralph Qualls. P.E.. .Director of Public \Vodcs
Glem1 Goe1-)fert. P.E., Assistant Director of Public \Vorks
Consul tants
J\.1:ichael Fornalski. 1\1ichael FOD1alski Illustration
ADlendn1ents Bv Citv Cowlcil .As of Seot 4, 2000
As of J\1arch 3,1997. an1endnlents to the Heart of the Citv Specific Plan ,,,rill result in a 1-~age revision date
in the lo,,,rer inside corner of the changed page. TV1~es of changes n1av include oage-nun1berin~, nlinor
tYljOgraL")hical or cosn1etic changes or poticv and tex t changes. Substantive changes ,,,-ill be noted in the
table bela,,,;. in addition to the page revision dates.
Da te Ordinance Description
Nun1ber
11ard1 3, 1997 CC 1753 Text and 11ap: Citv Center A.rea changes
Decen1ber. 1997 CC 1769 Text: Single- Fanulv Residences .A..Uo,,,'ed on Certain Properties
Tillv 6, 1998 CC 1786 Text: Exception Process for DeyeloDDlent Standards
TW1e 19, 2000 00-192 & 00-193 I\1ap: Citv Center Area changes
.L-\ug-ust XX, 2008, Ordinance 08-x'X: Confornutv to General Plan
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Page 57 of 574& I
EXHIBIT E
CITY OF CUPERTINO
Heart of the City
Specific Plan
Page 1 of 38
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Table of Contents
Introduction................................................................................................................... ............... 4
Policy Framework...................... .................................................................................................. 6
Streetscape Design............ ......................................................................................................... 10
Development Standards and Design Guidelines ..................................................................14
Development Standards............................................................................................................ 17
Review Process for Modification of Development Standards............................................. 24
Design Guidelines...................................................................................................................... 25
Site Improvements And Landscaping Guidelines ................... ......... ..................... .......... ..... 30
Infrastructure Plan .... .... ......... ....... ....... ...... ..... ...... ....... ..... ........ ..... ...... ...... ........... ....... ... ..... ...... 33
Implen1entation .... ........... .... ... ... ... ....... ... ... ...... ............ ... ....... .............. .... ...... ....... ..... ...... ........... 34
Appendix A .............................................................................. .............. .................................... 35
Appendix B .............................................................................................................................. ... 37
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The City of Cupertino
List of Diagrmns and Maps
Land Use Map
Streetscape Concept Plan
Development Guidelines
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Introduction
Overview
The Heart of the City Specific Plan provides specific development guidance for one of
the most important commercial corridors in the City of Cupertino. The purpose of the
specific plan is to guide the future development and redevelopment of
theapproximately 250 acre Stevens Creek Boulevard Corridor in a manner that creates a
greater sense of place and community identity in Cupertino. The overall goal is to
develop a Heart of the City, 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
development in the area by:
1) Providin.g a clearly defined plan for the intensification of certain subareas and
the arrangement of land uses to concentrate activity;
2) Developing detailed development standards and architectural guidelines to
inform builders and the public about the community's expectations for quality
development; and
3) Cornrnittin.g public investment and establishing additional financing to fW1d
public improvements that will enhance 'community identity and unity along
Stevens Creek Boulevard.
The Plan does not force the relocation of businesses; such decisions are determined by
market conditions, rather, the land use regulations and design guidelines are in place to
guide future development and renovation of existing businesses. As such private
development will probably occur incrementally, but directed toward a common vision.
Specific Plan Area Description
The Heart of the City specific planning area encompasses the properties fronting on or
near the Stevens Creek Boulevard Corridor, an east/west transportation spine that is
bounded by the eastern City limits near Lawrence Expressway and Highway 85 to the
west.
Authority for the Plan
Section 65450 of the California Government Code provides for local govermnents to
prepare specific plans for the systematic implementation of the General Plan. The
Specific Plan is a planning tool that can be used to carry out the goals and policies of the
General Plan. State law establishes certain minimum requirements that must be
adhered to in a specific plan. These requirements include text and diagrams that specify
all of the following in detail:
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1. TI1e distribution, location and extent of the uses of land, including open space,
within the area covered by the plan.
2. Standards and criteria by which development will proceed and standards for the
conservation, development, and utilization of natural resources where appropriate.
3. The proposed distribution, location and intensity of major components of the
public and private transportation, sanitary sewerage, water, stormwater drainage,
solid waste disposal, energy and other essential facilities proposed to be located
within the area covered by the plan and needed to support the land uses described
in the plan.
4. A program of implementation measures including regulations, programs and
public works projects and financing measures needed to carry out the provisions of
the plan.
Page 5 of 38
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Policy Framework
Overall Goal
To create a positive and memorable image of Stevens Creek Boulevard.
Land Use/Economic Goal
Develop a Heart of the City that provides a variety of land use opportunities of mixed
use development, enhanced activity nodes, and safe and efficient circulation and access
for all modes of transportation betvveen activity centers that help focus and support
activity in the centers.
Policies
1. Two major areas and three subareas are identified:
Crossroads An active, pedestrian-oriented shopping district along Stevens
Creek Boulevard, betiveen De Anza Boulevard and Stelling Road.
Development shall have retail uses with storefronts on the ground level.
Commercial office uses may be allowed on the second level. Limited
residential uses are allowed.
Stevens Creek Boulevard A mixed commercial, office and residential corridor
cOlmecting De Anza College, Crossroads, City Center and Vallco Fashion
Mall extending from Highway 85 to the west to the eastern city limits.
West Stevens Creek Boulevard (from Highway 85 to Anton Way):
Includes the Oaks Shopping Center and the De Anza Community College
campus. New development should incorporate mixed
commercial/ residential uses.
Central Stevens Creek Boulevard (from De Anza Boulevard east to
Perimeter Road): New development shall consist of
cOlmnercial/ commercial office uses on the first floor. Office uses are
permitted on the second floor. Residential uses are allowed. Residential
mixed use is allowed if. the residential units provide an incentive to
develop the retail use, if the development is well designed, financially
beneficial to Cupertino, provides community amenities and is pedestrian-
oriented.
East Stevens Creek Boulevard (from Perimeter Road to eastern City
limits): New development shall consist of commercial/commercial office
uses on the first floor. Office uses are permitted on the second floor.
Residential uses are allowed. Residential mixed use is allowed if the
residential wuts provide an incentive to develop the retail use, if the
development is well designed, financially beneficial to Cupertino,
provides commwuty ameluties and is pedestrian-oriented.
The properties as shown in Figure 1 on page 11 shall maintain the Heart of
the City Parkway Landscape Easement and Frontage Renovation
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requirements and shall meet the Design Guidelines in this document. These
properties include De Anza College, properties to the south of Stevens Creek
Boulevard within the City Center area, properties to the north of Stevens
Creek Boulevard within the South Vallco Park area.
2. The majority of the 225,300 square foot commercial development allocation for the
Heart of the City should be devoted to enhancing activity in the major activity
centers along the corridor.
3. Parcels on or near intersections in the Stevens Creek Boulevard area shall have a
neighborhood commercial component.
4. The 11,500 square foot office development allocation may be used for office uses in
the Crossroads, Central and East Stevens Creek Boulevard subareas.
5. 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 Cupertino, provides community amenities and is
pedestrian-oriented.
6. Residential or office developments shall be considered in mid-block parcels. The
330 unit residential allocation is available for the entire area; however, limited
residential uses are allowed in the Crossroads area. The maximum density
allowable shall be 25 dwelling units per acre.
7. Project specific development allocation and development intensity will be
determined on a case-by-case basis in conjunction with specific development
.
reVIew.
8. Plan for the gradual development of vacant, nonresidential sites and the upgrading
of under utilized, nonresidential sites.
Strategies:
. Identify Stevens Creek Boulevard commercial sites between the major activity
areas and provide Heart of the City retail commercial development allocation
for the upgrading of these properties to Heart of City design standards.
. Prepare development regulations and guidelines that clarify City expectations
for quality development.
. Through economic development activities, focus on attracting new businesses
and retaining existing businesses.
9. Ensure the compatibility of adjoining land uses
Strategy:
Prepare land use and development regulations that assure compatibility, while
employing specific, well-designed buffers for adjacent residences.
10. Generally, the expenditure of public funds to acquire and develop typical
neighborhood parks is not endorsed; however, passive rest areas should be
Page 70f38
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incorporated in new development to the extent feasible and in furtherance of Heart
of the City Specific Plan policies.
Circulation/Parking Goal
Facilitate efficient and safe movement of people and vehicles within the specific
plalming area. Maintain or improve transportation level of service (LOS) "D" except at
the intersection of Stevens Creek Boulevard al1d De Anza Bouleval"d and at the
intersection of Stevens Creek Boulevard al1d Stelling Road, where LOS E+ is allowable
to further a unique community gathering place.
Policies:
1. Promote bicycle al1d pedestrian access along Stevens Creek Boulevard by creating
a network of attractive formal and informal pedestrian pathv\7ays that link together
the Boulevard and adjacent properties.
Strategies:
· Evaluate options on Stevens Creek Boulevard to improve the pedestrial1
environment by proactively mal1aging speed limits, their manual and
automated enforcement and traffic signal synchrony.
· Require pedestrian plaru1ing for new development that includes pedestrian
linkages between properties and pedestrial1-oriented amenities.
· Barriers to pedestrian access should not be created between adjoining retail
cOllli11ercial properties.
· Encourage active, outdoor-oriented commercial uses.
· Develop design guidelines al1d incentives for pedestrian plazas, courtyards and
passive rest areas.
· Complete implementation of the bicycle plan for Stevens Creek Boulevard al1d
provide bicycle racks as needed.
· Investigate the possibility of creating greater pedestrial1 access betvveen the
residential neighborhoods and retail centers.
· Investigate potential open space linkage from Creekside Park to Stevens Creek
Boulevard al1d into Valleo Industrial Park using the Calabazas Creek Cotridor.
2. Improve traffic flow and visual continuity along the Boulevard.
Strategy:
Reduce the number of curb cuts by requrrmg shared driveways and
intercOlmected roads along the Boulevard where feasible through private
development improvements.
3. Adjust parking standards in accordance with actuallal1d use demal1d.
Strategy:
· Establish revised parking stal1dards for mixed used developments that include
residential uses.
· Require shared parking agreements in the Crossroads area, with overall
parking standards reduced to reflect shared parking arral1gements.
Page 8 of3 8
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Urban DesignjStreetscape Goal
To create a high quality and distinct community image and a functional and vibrant
heart for Cupertino.
Policies:
1. Provide a public improvement program, development standards and design
guidelines that will promote the future image of Stevens Creek Boulevard as the
Heart of the City.
Strategies:
· Implement a streetscape program that will create a distinct, but cohesive, high
quality image for Stevens Creek Boulevard.
· Require compliance with the Heart of the City design guidelines for new
development or redevelopment of existing buildings. Emphasize urban design as
a major consideration of the design review and approval process.
. Promote Boulevard landscaping that complements the plcumed land uses and
activities along the Boulevard.
· Enhance and promote the creation of public space throughout the Heart of the
City through the use of building siting and design, public art, landscaping and
street furniture.
· Design entry points and landmarks that provide a sense of arrival to the Heart of
the City, initiate the streetscape theme cu1d provide signage to importcu1t
destinations.
. Develop entrance concepts, which may include structures and/or landscaping
for major projects to be implemented by private property owners.
. Consider the visual and functional access of significant public facilities 111
developing building designs for the Heart of the City.
· Emphasize private property lcu1dscape materials that complement the streetscape
lcu1dscape plcu1.
. Implement a plcu1 to have a professional architectural 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 landscaping.
Strategy:
Develop design guidelines for the use of landscaping and furniture in the
hardscape areas in order to define and separate use areas as well as create more
attractive environments.
Page 9 of3 8
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Streetscape Design
Background and Purpose
The Streetscape Element of the Specific Plan implements community design goals
contained in the 1993 General Plan, design concepts subsequently developed and
revised in the 1993 I'Heart of the City" Design Charette, and any new policies and
concepts identified in the 2005 General Plan. The general streetscape concept endorsed
at the Charette was named "Parkurbia." It promotes a "green" city, acknowledges
Cupertino's agricultural past, and has linking the street's major activity centers with a
continuous landscaped parkway as a principal objective.
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 immediately adjacent to the street
right-of-way. Streetscape policies also reflect the setback, frontage improvements, and
landscape and signage requirements established in the Plan's Development Standards
and Design Guidelines. Together, these three Plan Elements combine to promote an
attractive, mixed-use boulevard, consistent with the goals of the General Plan.
Streetscape improvement policies apply to both public and private sector actions in the
Specific Plan Area. For example, large-scale improvements within the existing right-of-
way, such as street trees and street lighting, may be best implemented by the City with
future reimbursement by private property owners when redevelopment occurs;
construction can be more efficient and tpe 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. However, the primary purpose of the Streetscape
Element is to define the improvements needed to fulfill the City's vision for the Stevens
Creek Boulevard corridor. It allows for flexibility 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 Streets cape Element has five underlying principles:
1) Unify the Visual Appearance of the Street with Orchard/Grove Street Trees
Plantings, a Consistent Palette of Furnishings, and Civic Landmarks.
2) Improve the Pedestrian Environment Along the Street Frontage with Passive
Rest Areas, Planting Strips and Buffering Trees and Shrubs.
3) Allow for Flexibility in the Design of Streetscape Improvements to Address
Access and Visibility Needs of Adjacent Commercial Development.
Page 10 of 38
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4) Accommodate Options for Implementing Streetscape Improvements: e.g., City
Construction, Renovations of Existing Development, Standards for New
Development.
5) Create a unique pedestrian oriented activity center at the Crossroads.
Design Concept
Four streetscape subareas are defined for the corridor: West Stevens Creek Boulevard,
Crossroads, Central Stevens Creek Boulevard, and East Stevens Creek Boulevard. 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 corridor. However, each subarea would feature a different tree species.
Tree species are selected to reflect differences 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 aTe described below:
West Stevens Creek Boulevard - The West Stevens Creek Boulevard subarea extends from
Route 85 to Stelling Road. The planting theme is an "0ak Grove." It features an informal
planting of Live Oaks (Quercus agrifolia) and native wild flowers in curbside planting
strips and the center median. It is anticipated that these oaks could be planted among
the existing Deodar cedars at De Anza College without needing to remove the existing
trees. This approach is intended to bring the landscape of the adjacent foothills into the
City, as well as tie together the existing character of De Anza College, Memorial Park,
and The Oaks shopping center. Trees should be planted at approximately 40 feet on
center. Decomposed granite should be used as the surface material where appropriate.
Crossroads - Refer to the Crossroads Streetscape Plan for details. This subaTea extends
from Stelling Road to De Anza Boulevard.
Central Stevens Creek Boulevard - The Central Stevens Creek Boulevard subarea extends
from De Anza Boulevard East to Perimeter Road. The planting theme is a "Flowering
Orchard. 11 It features a formal planting of Flowering Pear (Pyrus calleriana
"Chanticleer") and grass in curbside planting strips. Flowering shrubs could be planted
in the center median where appropriate. This approach fills in and extends the tree
plantings that presently exist along the sh'eet, and the formal tree placement expresses
the importance of the Central Stevens Creek Boulevard as the civic and cultural heart of
the City. Trees should be planted in rows on both sides of the sidewalk at
approximately 25 feet on center. For retail properties with narrow driveways, the
second row tree on each side of the driveway need not be planted if it obscures retail
visibility.
East Stevens Creek Boulevard - The East Stevens Creek Boulevard subarea extends from
Perimeter Road to the City boundary adjacent to Tantau Avenue. The planting theme is
an "Ash Grove." It features a relatively formal planting of Ash (Fraxinus species) in
curbside planting sh'ips and the center median. Similar to the Central Stevens Creek
Boulevard subarea, this approach fills in and extends the tree plantings that presently
Page 11 of 38
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Streetscape Concept Plan
Principles:
. Unify Visual Appearance of Street with Orchard/Grove StreetTree Plantings, Consistent Furnishings,
and Civic Landmarks.
. Improve Pedestrian Environment Along Street Frontage with Planting Strips and Buffering Trees and Shrubs.
. Allow Flexibility to Address Access and Visibility Needs of Adjacent Commercial Development.
. Accommodate Options for Implementing Streetscape Improvements: e.g. City Construction, Renovation of
Existing Development, Standards for New Development.
Create a Unique Pedestrian-Oriented Activity Center at the Crossroads.
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. Consider Removing Curbs and Walks
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. Focuses Character of De Anza
College, Memorial Park, Oaks Center.
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3-137
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exist along the street. It also combines with the 1I0ak Grove" in the West Stevens Creek
Boulevard subarea to frame the Central Stevens Creek Boulevard subarea. Both will
have a shady, somewhat rural visual character. Trees should be planted in rows on both
sides of the sidewalk at approximately 35 feet on center. Grass or low-growing
ground cover may be used as the surface material. For retail properties with narrow
driveways, the second row tree on each side of the driveway need not be planted if it
obscures retail visibility. If a double row of mature ashes is already established along a
commercial retail frontage, neither row of trees should be removed.
Frontage Renovation Conditions
A curbside planting strip 10 feet in width and a sidewalk a minimum of 6 feet in width
should be established along the entire frontage of the street. In the Central Stevens
Creek Boulevard and East Stevens Creek Boulevard subareas, a planting area 10 feet in
width should also be established behind the walk to accommodate a second row of
trees. Conditions along the street vary, however, and implementing the Design Concept
in a mmorm way will be difficult, at least for the near term. The Frontage Renovation
Conditions plans on the following page illustrate typical existing frontage conditions
and recommendations for responding to them to implement the Design Concept.
Conditions are described below, from least to most constrained.
1) VVide Landscape Easement with Planting Strip - This condition is the model for the rest
of the sh'eet. It contains a 10 feet planting strip and a 10 foot landscape easement
adjacent to the sidewalk. It reflects City requirements for frontage landscaping that
have been in place for the past twelve years and as such characterizes most of the
new development along the street. Existing trees in these areas, however, rarely
form consistent rows along the street. Additional trees should be added to create a
double row of trees at a spacing consistent with the streetscape design. Existing trees
of the recommended h'ee species should not be removed if spaced closer than the
streetscape design. Over the long term when redevelopment of properties occurs,
the wide landscape easement with planting strip will be implemented on all TOI,yn
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 of trees can be established under this condition. However,
because the width of the easement area varies, the second row of trees may need to
be offset from the first row.
3) Wide Curbside Walk without Landscape Easement - In this condition the entire curbside
right-oi-way is paved as a sidewalk. Levels of pedestrian activity along the street
generally don't demand a walk this wide, and a curbside planting sh'ip
approximately 6 feet wide should be established by removing the curbside portion
of the walk.
4) Curbside Walk without Landscape Easement - As illush'ated, a monolithic curb, gutter
and sidewalk exists with a relatively narrow planting area between the sidewalk and
adjacent buildings and/ or parking areas. There is no landscape easement adjacent to
the right-of-way, and there is only 10 feet within the right-of-way. To implement the
Page 12 of 38
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Streetscape Concept under these conditions the location of the walk and planting
area needs to be reversed. A 5 feet curbside planting strip and a 5 feet sidewalk
should be established within the right-of-way. Trees should be located in adjacent
parking lots as feasible to establish a double row.
The frontage improvements recommended should be improved as part of renovations
to existing developments and properties, and/ or required along with a wider landscape
easement if redevelopment of a property occurs.
Page 13 of 38
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Development Standards and Design Guidelines
Background
The Development Standards and Design Guidelines contained in this Element provide
regulatory support for the Specific Plan's land use policies. TI1ey are intended to
promote high-quality private-sector development, enhance property values, and ensure
that both private inveshnent and public activity continues to be attracted to the Stevens
Creek Boulevard corridor.
TI1e Standards and Guidelines reflect the Community Design Goals of the 1993 General
Plan, the "Parkurbia" streets cape concept that emerged from the 1993 "Heart of the City"
design charette, the implementing streetscape improvement policies contained in the
Specific Plan's Streetscape Element, and any new policies and concepts identified in the
2005 General Plan.
As noted throughout the Specific Plan, the "Parkurbia" concept promotes a "green" city,
ackr10,vledges Cupertino's agricultural past, and envisions Stevens Creek Boulevard as
a landscaped parkway linking major centers of cultural, office, and retail use. However,
Stevens Creek Boulevard must also accommodate a variety of development types
outside of the activity nodes around intersections, and a central objective of the
Standards and Guidelines is to accommodate this variety within the overall parameters
of the IIParkurbia" concept.
The Mixed-Use Parkway
TI1e image of Cupertino is most on display along Stevens Creek Boulevard. TI1e corridor
is the central element of Cupertino's "public reahl1,n 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. "Building as a sign" commercial buildings, sleek offices,
old and new shopping centers, parks, parking lots, gas stations, condominiums and
aparhnents all lido their own thing," independent of one another.
While progress has been made during the life of the Heart of the City, several properties
along the corridor still have development potential and therefore, a consistent set of
standards and guidelines is necessary. Some examples of projects where the Heart of
the City standards have been successfully applied are: Adobe Terrace, Marketplace
Shopping Center and the Verona development at the north east corner of Blaney
Avenue and Stevel15 Creek Boulevard.
Participants in the General Plan process and the Heart of the City Design Charette in
1993 identified this lack of coherence as particularly undesirable, and identified a
"parkway" design approach as a means of both bringing visual order to the street and
reflecting the physical characteristics of the rest of the community.
Page 14 of 38
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The goals of the Standards and Guidelines are therefore:
1) Accommodate a continuous parkway / street-tree planting scheme that facilitates
pedestrian activity, yet maintain the visibility and access needed for successful
commercial retail businesses.
2) Promote visual compatibility between commercial, office, and residential
development.
3) Allow commercial, office and residential development flexibility to meet
different needs in terms of building form and site and frontage orientation.
The manner in which the Standards and Guidelines address these goals is summarized
below:
Visibility: The StandaTds and Guidelines implement the parkway frontage concept
established in the Streetscape Element of the Specific Plan. They require that all new
development provide a frontage landscape easement that extends hventy six feet back
from the curb. The easement will accommodate a curbside planting strip, sidewalk, and
either a single rO\v or double row of street trees.
However, visibility of development from the road'way is important for most types of
development. Because businesses market goods and services directly to motorists, it is
essential for commercial retail development. The Standards and Guidelin.es therefore
contain the following provisions to maintain visibility:
1) Building-from-curb setbacks are reduced to 35';
2) Total area permitted for commercial wall signs is increased from 1 square foot
per linear foot of store frontage to 1.5 square feet.
In addition the Streetscape Element contains policies for installing trees with canopies
high enough to allow visibility of adjacent properties.
Compatibility: The Standards and guidelines do not require a particular architectural
style or styles. However they do encourage a COlmnon approach in terms of
architectural features. For example, all buildings are required to have a main building
entrance visible from the sh'eet frontage, and all buildings are encouraged to have an
architectural base, a consistent arrangement of building masses, and an attractive roof
or roofline.
In addition to the consistent parkway frontage, elements of agricultural landscaping
and pedestrian scale character - "orchardl! tree plantings, trellises and arbors, and
pedestrian-height light fixtures - are emphasized. Clearly-defined walking paths
connecting public sidewalks, prominent building entries, courtyards, and parking areas
are required. Properties are buffered along rear lot lines by fences and/ or walls and
evenly-spaced l!wind rowl! tree plantings.
Flexibility: Different forms of development typically exhibit different on-site
relationships between buildings, parking, sh'eet frontages, and landscaped areas:
Maximum visibility, minimal landscaping, and a frontal relationship of buildings to the
Page 15 of 38
3-141
street frontage is typically preferred for commercial development. Some amount of
visibility combined with attractive landscaping is preferred for office buildings, with
the relationship of buildings to street frontages varying from site to site. Dense
screening and landscaping is preferred for residential development, with buildings
often oriented away from street frontages.
ll1e Standards and Guidelines encourage buildings to be located in relatively close
proximity to the frontage to increase visibility, and architectural and site improvement
provisions encourage compatibility in terms of the general appearance of development,
as noted above. However, on-site relationships may vary from development type to
development type.
D sing the Standards and Guidelines
Development Standards address those aspects of development that are essential to
achieve the goals of the Specific Plan. They are specifications for site development and
building design, such as permitted land uses, building height, and setbacks. Standards
must be adhered to and typically employ the word "shall."
Design Guidelines, on the other hand, provide guidance for new development in terms
of more subjective considerations, such as district character or design details. They also
serve as criteria for design review by City staff and the Planning Commission.
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 illustrate application of the Standard and Guidelines
and the forms of development desired by the City.
Standard and Guidelines begin on the following pages:
Development Standards - Page 21
Design Guidelines - Page 35
Page 16 of 38
3-142
Development Standards
1.01.010 Description
Standards and guidelines promote development that is compatible both with nearby
neighborhoods and with existing and planned development along Stevens Creek
Boulevard. A variety of different types of commercial development, from stand-alone
single-tenant buildings to small convenience centers, office buildings and large
shopping centers may be proposed. Buildings are encouraged to be located closer to the
street frontage for visibility. The development standards generally require that surface
parking areas shall be located to the side or rear of buildings, with shade trees in an
11 orchard 11 planting arrangement. Amenities, such as benches, pedestrian-scale lighting,
and planters are encouraged along building frontages, where they will be visible from
Stevens Creek Boulevard.
1.01.020 Land Use
A. Permitted Uses
1. Commercial- As specified in the City's General Commercial (CG) Zoning
district with the following locational restrictions:
a. Uses such as professional, general, administrative, business offices,
business services, such as advertising bureaus, credit reporting,
accounting and similar consulting agencies, stenogTaphic services,
and communication equipment buildings, vocational and specialized
schools, dance and music studios, gymnasiums and health clubs and
child care centers and other uses that do not involve the direct
retailiJ.1g of goods or services to the general public shall not be
allowed on the Stevens Creek Boulevard street frontage of buildings.
b. These uses may be located at the rear of buildings provided there is a
viable storefront space along the Steven Creek Boulevard street
frontage for other rental purposes. This space shall also have
adequate depth to accommodate tenants.
2. Residential - at a maximum density of tVventy five (25) units per acre. For
mixed residential and commercial developments this shall be net density,
excluding parking and/ or land areas devoted to the commercial portion
of the development.
The following is an illush'ation of how net density is calculated:
Gross lot = 1 acre (43,560 sq. ft)
Commercial building area = 8,000 sq. ft.
Surface parking area for commercial area = 6,120 sq. ft. (40 uni-size
spaces @ 1/250 sq. ft.)
Allowance for outdoor open/landscaping area (10% of commercial
building and parking area) = 1,412 sq. ft.
Page 17 of 3 8
3-143
Total area for commercial portion of development = 15,532 sq. ft.
Remainder area = 28,028 sq. ft. = 0.643 acres
Units allowable on remainder area = 0.643 * 25 = 16 units
3. Office Over Retail
4. Other Conditional Uses - as specified in the Citis General Commercial
(CG) Zoning district.
B. Maximum Development Intensity
1. Residential and Residential Mixed Use Development - Applicants must
apply for an allocation from the residential development allocation pool.
2. Commercial Retail and Office Development - Applicants must apply for
an allocation from the retail commercial or office development allocation
pool.
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 - Forty five (45) feet
2. Minimum -
a. Sloped roof: Ten (10) feet to eave line
b. Flat roof: Fourteen (14) feet to parapet
3. The primary bulk of building shall be maintained below a 1:1 slope line
drawn from the arterial street curb line or lines in all areas subject to the
Heart of the City standards except for the Crossroads area. See
Crossroads Streetscape Plan for details.
4. Rooftop mechanical equipment and utility structures may exceed height
limitations if they are enclosed, centrally located on the roof and not
visible from adjacent streets.
B. Front Setbacks
1. Minimum Setback - for new development shall be nine (9) feet from the
required Boulevard Landscape Easement; see section 1.0l.040(E), below.
New development shall be defined as a twenty five per cent (25 %) or
greater increase in floor area or a 25% or greater change in floor area
resulting from use permit or architectural and site approval within twelve
(12) months.
2. Corner Parcels - setback requirement applies to both frontages (e.g.,
corner parking lots not permitted); minimum frontage requirement
recommended but not required.
Page 18 of 38
3-144
3. Special Architectural Features - subject to City review: entrance' porticoes,
canopies, and or other features may extend up to four (4) feet into the
front setback area.
C. Minimum Rear Setbacks
1. Minimum Rear Setback - for new development along developed or zoned
residential properties the rear setback shall be equal to one and one-half
(1.5) times the height of the building with a minimum setback of 20 feet.
2. Uninhabitable building elements - such as chimneys and projecting eaves
may encroach up to three (3) feet in to a required setback.
3. Mixed Use Developments - may reduce the minimum side and rear
setbacks between O11Site 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. Other orientations may 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 Stevel1S Creek Boulevard sidewalk to the main building
entrance; i.e., pedestrian access to building entrances shall not require
walking between parking spaces. If pedestrian access ways cannot be
separated from parking bays and/or circulation aisles, they must be
distinguished by a different paving material.
2. Vehicular Access/Curb Cuts - shall be shared v\7herever possible.
a. Maximum Number - of curb cuts shall be one (1) two-way curb cut or
tvvo (2) one-way curb cuts on Stevens Creek Boulevard.
b. Ramping driveways - shall be located beyond the back of sidewalk,
with a maximum grade of tVventy percent (20%) and adequate sight
distance.
c. Driveway Setbacks - shall be
(i) A minimum of five (5) feet from adjoining properties and
(ii) Three (3) feet from adjacent buildings.
d. Drop-Off Areas - shall be provided at both the main (street front)
building entry and the secondary (parking side) building enhy
Page 19 of 38
3-145
e. Service Access - shall be from rear parking areas, Service access
should avoid locating next to residential areas whenever possible.
B. Parking
1. Location of Surface Lots - shall be to the side and/or rear of buildings
and planted with shade trees in an /I orchard arrangement"; in no case
shall surface parking lots be closer to surrounding public walks than
twenty (20) feet. Subsurface parking is highly recommended.
2. The Perimeter of Parking Lots and Driveways - The perimeter of parking
areas adjacent to the side and/ or rear property lines shall be screened
with a wall or fence if located next to a residential development.
Intercom1ectivity betvveen retail/ commercial developments is desired, so
any walls or fences shall consider providing access between properties.
See "Site Improvements and. Landscaping" for wall, fence, pier, and
pedesh'ian access guidelines.
3. 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,
4. Garage Doors - or gates shall be provided for all residential garages.
Maximum width for common garage entrances shall be hventy (20) feet
for double doors and ten (10) feet for single doors.
C. Building Access
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 behveen parking spaces. If pedestrian access ways GUillot be
separated from parking bays and/ or circulation aisles, they must be
distinguished by a different paving material.
D. Common Open Space
1. For Commercial (Office Or Retail) Development-
a. A minimum area equal to two and one half percent (2.5 %) of the gross
floor area of buildings of twenty thousand (20,000) square feet or more, or
restaurants of ten thousand (10,000) square feet or more shall be provided
for passive recreational use, such as a garden sitting area or outdoor
eating area.
b. Plazas and courtyards shall include outdoor seating. Such areas shall be
integrated into the project site design and/ or situated in the parkway
landscape easement.
Page 20 of38
3-146
2. For Residential Development -
a. 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.
b. Private outdoor space shall also be provided with at least sixty (60)
square feet for each unit. Private space shall be in the form of a patio
or deck attached to the unit, not less than six (6) feet clear in any
dimension.
E. Landscaping and Screening
1. Parkway Landscape Easement - All new development shall establish an
easement twenty six (26) feet in width along the Stevens Creek Boulevard
frontage.
a. Easement Improvements - The easement shall consist of
(i) a curbside planting strip ten (10) feet in width,
(ii) a sidewalk six (6) feet in width, and
(iii) 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.
b. Special Condition: View Corridors - Area(s) may be clear of
boulevard street h'ees 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 betvveen trees and
a maximum of one third (1/3) the length of the parcel frontage, not to
exceed one hundred tVventy (120) feet between trees per opening.
Parking area lot trees within the view corridor may also be cleared to
allow for w10bstructed 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 side or rear property
lines to screen buildings, service areas, and parking areas; a minimum
five (5) foot planting area shall be established within and adjacent to the
fence or wall with evergreen trees planted at a minimum spacing of
twenty five (25) feet on center.
3. Side Street Trees - Shade trees at a spacing of approximately twenty-five
(25) feet on center shall be planted within required curbside planting
strips.
4. Screen Fences and Walls - not adjacent to streets and sidewalks shall be a
minimum of six (6) feet in height and a maximum of eight (8) feet in
height.
Page 21 of38
3-147
Where a commercial and residential property share a common property
line, the sound wall separating the uses shall have a minimum height of
eight (8) feet. (See Design Guidelines for recommendations on type and
materials.)
5. Plant Materials - See 'Site Improvements and Landscapingll section.
F. Building Design
1. Variety in the Design of Building Facades - shall be required so that block
frontages are varied and attractive.
2. Privacy - Buildings shall be designed and/ or arranged to avoid windows
facing windows across side and rear building setback areas.
3. Building forms shall be such that buildings adjacent to parcels zoned for
residential uses shall be stepped back or terraced or have adequate
setback so that privacy is maintained.
G. 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:
1. Maximum Building-Mounted Sign Area - for commercial retail
development shall be one and one half (1.5) square feet per one (1) linear
foot of tenant frontage.
Page 22 of 38
3-148
Single-Family Residential Development Standards
1.02.010 Description
Standards promote retention and development viability of single-family residential
sized lots in the transition area betw"een Stevens Creek Boulevard fronting development
and . single-family neighborhoods in the vicinity of Tantau, Judy, Bret and Stern
Avenues. Standards apply to existing lots 10,000 square feet or less in area and 225 feet
or more in distance from Stevens Creek Boulevard.
1.02.20 Land Use
A. Permitted Uses
1. Single-Family Residential- at a density range of 1-5 units per acre.
2. Other permitted uses in the R-1 single-family residential zoning district.
B. Accessory Uses
1. Customary Home Occupations - subject to City review.
2. Accessory Uses and Buildings - customarily appurtenant to a permitted
use.
C. Conditional Uses
1. Conditional uses as allowed in the R-1 single-family residential zoning
district.
1.02.30 Building Height and Setbacks
1. Building heights and setbacks are as allowed 111 the R-1 single-family
residential zoning district.
1.02.40 Other Site Development Regulations
1. Other site development regulations applicable in the R-1 single-family
residential zoning district shall apply to lots affected by these single-family
residential development standards as shown in the figure.
Page 23 of 38
3-149
--- STEVENS--- CREEK-- BLVD---r
I
II
~
~
Heart ofthe City Specific Plan Area Boundary
Properties Subject to Heart of the City
Specific Plan Amendment to Allow
Single Family Residential Development
3-150
Exception Process for Development Standards
In order to provide design flexibility in situations when small lot size, unusually shaped
parcels, or unique surrounding land uses make it difficult to adhere to the development
standards and where all efforts to meet the standards have been exhausted, an
applicant for development may file an exception request to seek approval to deviate
from the standards. The possibility of lot consolidation, if an exception is needed for a
substandard. parcel, shall be evaluated. The exception process shall not be used to
increase land use intensity or change permitted land uses.
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 othervvise consistent with the City's General Plan
and 'with the goals of this specific plan and meets one or more of the criteria
described above.
2. The proposed development will not be injurious to property or in1provements in
the area nor be detrimental to the public health and safety.
3. The proposed development will not create a hazardous condition for pedestrian
or vehicular traffic.
4. The proposed development has legal access to public streets and public services
aTe available to serve the development.
5. The proposed development requITes an exception which involves the least
modification of, or deviation from, the development regulations prescribed in
this chapter necessary to accomplish a reasonable use of the paTcel.
B. An application for exception must be submitted on a form as prescribed by the
Director of Community Development. The application shall be accompanied by a fee
prescribed by City Council resolution, no part of which shall be refundable, to the
applicant. Upon receipt of an application for an exception, the Director shall issue a
Notice of Public Hearing before the Planning Commission for an exception under
this chapter in the same marmer as provided in section 19.120.060 (relating to zoning
char1ges). After a public hearing, ar1d consideration of the application in conjunction
with the mar1datory findings contained in subsection A above, the Planning
Commission shall approve, conditionally approve or deny the application for ar1
exception. The decision of the Plarming Commission may be appealed to the City
Council as provided in Section 19.136.060.
C. An exception which has not been used within tvvo years following the effective date
thereof, shall become null ar1d void and of no effect unless a shorter time period
shall specifically be prescribed by the conditions of such permit or variar1ce. An
exception permit shall be deemed to have been used in the event of the erection of a
structure or structures when sufficient building activity has occurred ar1d continues
to occur in a diligent mmer.
Page 24 of38
3-151
Design Guidelines
2.01.01 0 Description
The Design Guidelines promote buildings that assume some of the communication
fW1ctions of signs. Through their overall form and appearance buildings should
communicate more than just a business name to a motorist who is shopping by car -
how many businesses are there? where to park? where to enter the building?
A "building as sign II is taller than a typical one-story building, with a distinctive
silhouette. It is located in close proximity to the street frontage. The driveway and main
building entrance is identified by a taller architectural form, which is an excellent
location for mounting a sign visible from a car.
A. Building Increment - Long facades should be divided into shorter segme11ts
or modules. Modules along the Stevens Creek Boulevard frontage are
recommended to be twenty-five (25) feet long and a maximuIi1 of fifty (50)
feet long, and should be separated by major changes in the building mass or
facade treatment, such as a projected entrance or window volume(s), notch,
roof form, or other architectural feature. In some cases, these modules may be
separated by varying the color of individual modules within a harmonious
palette of colors.
B. Special Architectural Features - should accent buildings at the main building
enh"ance, adjacent to enh"al1Ce drives, al1dj or at building comers. A diagonal
IIcutll at a comer, or a notch for a grand building entry, can also be effective.
Features that relieve flah1ess of facades, such as recessed windows,
architectural trim with substal1tial depth al1d detail, bay windows, window
boxes, dormers, entry porches, etc., are recommended. Balconies, trellises al1d
porches are also recommended to add humal1 scale elements to projects.
c. Massing - the overall form of a quality building is created by its three-
dimensional characteristics, or massing. Different combinations of building
mass should be used to compose a building. Building masses may be
singular, like a tall or projecting mass located in the center to mark a main
entrance. They may be symmetrical, for example towers placed on either side
of the main entry; or they may be repeated in a slightly different way in
al10ther building location.
D. Building Clusters - Buildings should relate to one another to shape open
space in between, as is common on campuses. Chal1ges in building form
should be used to orgaluze al1d accent space, by creating axial relationships
between buildings, defining special courtyard spaces, etc.
E. Facade Composition - Every building al1dj or individual tenal1t space should
have a base; a clear pattern of openings al1d surface features; a pron1inent
Page 25 of 38
3-152
main entrance; and an attractive, visually interesting roofline. The building
should convey quality materials.
1. Building Base - This may be as simple as a visual thickening of the wall
where the building touches the ground, a different surface material
and/ or wall color, or a different design treatment for the ground floor in
a tv.ro-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.
3. Building Entrances - should be easily identifiable and distinguishable and
located on the front of the building or on a fronting, traffic-facing
building corner. 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 Elements - such as columns, overhanging
roofs, awnings, canopies and/ or ornamental light fixtures.
d. A Change in Roofline or Roof Type Above.
For detached residential buildings in a development, building entrances
should be part of a clear entry sequence, extending from the public
sidewalk to the private front door. The following elements are
recommended:
a. Stoops and/ or Open Porches - should be provided at regular
intervals which correspond to the vertical modules of building muts.
The stoops shall be wide enough for people to sit on and to make
entries inviting. Open porches should have attractive bulkheads or
balustrade railings and a roof that complements the pitch and
materials of the main roof.
b. Stairs - should be boxed and framed by attractive stepped bulkheads
walls or balustrade railings. Bulli10se treads are recommended. Open
or '1floating" exterior stairs should not be used.
c. Ornamental Lighting - of porches and walks to highlight entrances
and add security.
d. Freestanding Landscape Elements - such as trellises, arbors, and
special landscape materials that add character to yard spaces and/ or
accent the entry sequence.
4. Rooflines - should be simple, changing shape to reflect important
building masses, tenants be- low, and/ or other important internal
building functions.
Page 26 of38
3-153
F. Windows - are an important element of facade composition and an indicator
of over all building quality:
1. Window /Wall Proportion - In general, upper stories should have a
window-to-wall area proportion 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 from the exterior wall surface to add relief to building surfaces;
this is especially important for stucco buildings.
4. Shaped Frames and Sills - should be used to enhance openings and add
relief to wall surfaces.
G. Wall Surfaces - If the building mass and variety of windows and doors is
complex, simple wall surfaces may be preferable (e.g. stucco); if the building
volume and the pattern of wall openings is simple, additional wall texture
and articulation should be employed (e.g. bricks or blocks, or rusticated
stucco). Pilasters, columns, cornices, and other forms of surface relief should
be used to add visual interest and scale.
H. Roofs - Parapets and/or shallow gable, hip, or other two-slope roofs are
recommended for all buildings.
1. Roof Slopes - should be between 3:12 and 6:12.
2. Roof Ridges - should be aligned to be parallel and/or perpendicular to
the street frontage.
3. Roof Overhangs - are strongly recommended. Overhangs should be a
minimum of three (3) feet, with additional articulation in the form of
support struts, gutter facia, and/ or exposed beams/ rafter ends.
4. Materials - The following roofing materials are typical for the district:
a. Metal seam made of aluminum, galvanized steel or other coated steel,
recommended finishes are anodized, fluorocoated or painted.
b. Clay, ceramic or concrete tile may also be appropriate if consistent
with the desired building character.
c. Tar and gravel, composition, or elastomeric roofs should be screened
by roofed parapets.
d. Asphalt shingle roofs are not recommended.
I. Signs - Guidelines 1 through 4 below apply to building-mounted signs.
1. Sign Location - Signs should be mounted on parapets, towers, turrets,
Page 27 of38
3-154
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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
windows, roof eaves, or cornice lines should be used as a frame.
2. 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 fascia, or be in
the form of freestanding letters mounted on top and extending above the
fascia.
3. Projecting Signs - are recommended if designed as architectural features
or are located primarily for pedestrian visibility; minimum sidewalk
clearance should be seven (7) feet.
4. Architectural Style - Sign shapes, type styles, and color combinations
should complement building styles.
5. Structural supports - should be attractive. They should complement the
overall design of the sign and/ or building(s). Ornamental metal is
strongly recommended.
6. Materials - should be attractive and long-lasting. Recommended
materials are:
a. 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 omamental figures made of wood or metal.
c. Fabric awnings - such as canvas or nylon, with painted or applied
lettering; plastic awnings should not be used.
J. Common Open Space - Developments with a residential component 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 comprise between seventy per cent (70%) and eighty per cent
(80%) of the common outdoor space. The location 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 ,valls, low fences, or linear landscaping (e.g., hedges or
rows of trees) and not be bordered by surface parking areas on more than
one side.
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2. Common Hardscape Space - Between tVventy per cent (20%) and thirty
per cent (30%) of common outdoor space should be in the form of unit-
paved or gravel areas, common roof deck space, or any combination of
the two. Hardscape space shall be connected directly to the required
landscaped space by stairs, walks, and/ or ramps if necessary.
K. Accessory Buildings
1. General - Accessory buildings of all types should have architectural
treatments derived from the main building in terms of surface materials,
trim, fenestration, roof materials, and color.
2. Freestanding 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 - may be lined up consecutively;
a space of five (5) feet shall be provided betvveen each garage or
group of doors.
L. 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
awrungs.
2. Floodlit - with single or multiple spotlights, provided light sources are
shielded to protect motorists, pedestrians, and adjacent properties.
3. Color and lamp type - Light sources providing the most pleasing and
accurate color rendering are metal halide, incandescent, and color-
corrected fluorescent. Other lamp types, such as cool white fluorescent,
mercury vapor, and high and low pressure sodium may distort sign
colors all.d should be used according to advice from a lighting
professional; these lalnp types are not appropriate for area lighting.
4. The light fixtures shall be oriented and designed to preclude any light
and direct glare to adjacent residential properties. No direct off-site glare
from a light source shall be visible above 3 feet at a public right-of-way.
5. Parking lots, sidewalks and other areas accessible to pedestrians and
automobiles shall be illuminated with a uniform and adequate intensity.
Typical standards to achieve uniform and adequate intensity are
identified in the Cupertino Municipal Code, Chapter 19.100.
6. Lighting around automatic teller machines shall meet minimum
standards required by the State Business and Professions Code.
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M. Plant Materials - See "Site Improvements and Landscaping'l section for
guidelines.
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 pathvvays 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 tvvo 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; omamental
insets, such as tile; pattern stamped. All concrete walks should be tinted
to reduce glare.
c. Walls, Fences, Hedges, Gateways And Piers - should be used to define
public and private boundaries and/ or spaces and screen parking areas.
1. Design - Walls, fences, gateways and piers should be designed to reflect
the architectural style and materials of the principal building(s).
a. A combination of thick and thin structural elements - should be used,
with thicker elements for supports and/ or panel divisions.
Fenceposts and/ or support columns may be built up with additional
trim, cornices, and/ or moldings for this purpose.
b. Walls and piers - should have a base and coping.
c. Piers - A row of freestanding piers can be effective as an open screen
between parking areas and streets or walks. A continuous chain or
open metal fence between piers can be an ath"active device for
creating a stronger separation.
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3-158
2. Materials - should be the same as or compatible with those of the
principal building(s). Support post or pier materials may differ from
fence materials; e.g. metal fence panels combined with masonry piers.
a. Fences - Recommended materials are wrought iron, cast iron, and
welded steel for commercial applications. Metal fences may be
mounted on a low masonry wall, and/ or spanning masonry piers.
Wood fences are appropriate in residential Plan Areas only. They
should be substantial in design and painted a light color.
b. Walls and piers - recommended materials are precast concrete stucco-
faced concrete, brick, or stone.
c. Not recommended:
(i) Chain link fences.
(ii) Unfinished or unsurfaced concrete block walls - are strongly
discouraged. Block walls should be coated with cement stucco or
similar surface. Split-face block walls may be appropriate along
side or rear property lines only.
(iii) Rustic wood fences
D. Plant Materials And Landscape Treatments - Used on properties adjacent to
the right-of-way should reflect the follm,\Ting guidelines:
1. Plant Materials Along Stevens Creek Boulevard - should create an
attractive and harmonious character, in keeping with the orchard/ 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 schemes - should not be used in front yard areas.
2. Plant Materials in Other Locations - should be selected and placed to
reflect both ornamental and functional characteristics.
a. Deciduous trees - should be the predominant large plant material
used. They should be located adjacent to buildings and within
parking areas to provide shade 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 h'ees - should be used as a screening device
along rear property lines (not directly adjacent to residences), arow1d
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3-159
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.
3. Fountall1S - 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 fumishings.
4. Surface Parking Lots - utilize a significant amount of site area and should
be designed as an integral feature of the overall site development plan.
a. Space-defining elements - such as trellises, columns, walls, arbors,
and hedges should be provided to enhance the appearance of lots.
These elements should be consistent in design and materials with the
principal building(s) and other site features.
b. Parking Lots - Planting should be consistent with the standards
outlined in the parking ordinance.
c. "Orchard Parking11 - should be employed in all surface lots. The
11 orchard 11 h"ee placement provides better shade on the passenger
compartment and more even shade and vegetation throughout the
parking area. 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 grading should be performed to satisfy the requirements of
the Department of Public Works.
1. Mounding earth - to elevate buildings, or 11berming11 earth against the side
of buildings, is not recommended.
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Infrastructure Plan
Background
State law requires that all specific plans include text describing the distribution, location
and intensity of major components of infrastructure needed to support the proposed
land use and development in the specific planning area. The level of private and public
improvement and development as contemplated in the Heart of the City Specific Plan
will not warrant any major expansion of the City's infrastructure. The major
components of this specific plan involve:
· Streetscape improvements, primarily landscaping, which do not require
purchase of property or narrowing of existing streets.
· Allocation of development potential, which was previously demonstrated in the
General Plan environmental impact report to be within the capacities of existing
services and infrastructure.
· Guidance of architectural design of future development which will not require
expansion of infrastructure.
Transportation
The Heart of the City Specific Plan envisions a multimodal transportation corridor for
Stevens Creek Boulevard. As such the plan proposes the eventual completion of all
sidewalk improvements along the boulevard such that the sidewalk will be separated
from the street by a buffering easement of trees and other landscaping. The amount of
sidewalk improvements that will need to be made are as follows:
Reconstruction of monolithic sidewalk: -7,250 ft.
Construction of new sidewalk: -150 ft.
The majority of sidewalk improvements will take place incrementally as properties
redevelop.
The missing sections of bicycle lanes from De Anza Boulevard to Stelling Road will be
completed as part of the sh'eetscape project. Funding will be allocated through the
Capital Improvements Program. The estimated cost is $5,000.
The development intensification of the major areas may warrant additional
signalization of Stevens Creek. Boulevard. FWlding will be allocated in the 5-year
Capital Improvement Program or paid for by the development community as Heart of
the City development proceeds.
Water, 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.
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Implementation
Regulatory Framework
. The Heart of the City Specific Plan is both a policy and regulatory document. The goals,
policies and strategies provide the rationale for the development standards and land
use map. The Heart of the City Specific Plan is a regulatory document in that its land
use map and development standards will be incorporated into a new planned
development zoning for the property within its boundary. The Plan is also a policy
document by virtue of the guidance it provides in allocating future development in the
planning area and in establishing commwuty 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 and the 2005 General Plan. 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 rezOIUng, 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 w1constitutional by a Califonua or Federal court of competent
jurisdiction, such portions shall be deemed separate, distinct and independent
provisions, and the invalidity of such provisions shall not affect the validity of the
remai11ing provision thereof.
Streetscape Improvements
Background
Appendix A depicts the various estimated costs to install the proposed Heart of the City
Streetscape improvements. The improvements will be phased over time and geography
as mOIues become available to implement the sh'eetscape improvements in its totality. It
will take a concerted public and private effort before all the streetscape improvements
and its ultimate public benefit can be achieve. The proposed 5-year capital
improvement program allocates $1.5 million for Heart of the City streetscape
in1provements.
Phase I: Median, Land111.al'ks and Gateways
Description of Activities
Replanting of median landscaping to include pears, ash and oak trees.
FW1ding Sources:
City 5-year Capital Improvement Program
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3-162
Phase II: Landscape Easement Installation
Description of Activities
As private redevelopment occurs, the full landscape easement improvements will be
installed by private property owners. Depending on existing site conditions, this may
include additional land, new sidewalk, turf, additional trees and hedge fencing.
Funding Source:
Private property owners as redevelopment of properties occurs.
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 identified.
Appendix A
Construction Costs
Recommended materials and preliminary construction cost estimates for Stevens Creek
Boulevard streetscape improvements are listed below. Quantities are approximate and
are likely to vary. Improvements are proposed to be phased over the term of the
Specific Plan, with street trees the first priority.
Trees are assumed to be 2411 box size. Estimated costs for single-row / double-row
frontage street tree arrangements are provided; both options include matching trees in
existing medians. Cost figures for 3611 box size trees are not itemized but would add
about an extra $200 per tree installed. Existing IIcobraheadll street lights would remain;
however new, pedestrian-scale street lights would be installed in betvveen them to light
sidewalk areas.
West Stevens Creek Boulevard Street Trees - Quercus agrifolia @40' a.e, 2411 box: $500
delivered; $1,000 installed (inc. irrigation and demo).
Quantity: 120/210 Cost: $120,000/$210,000
Crossroads Street Trees - See Crossroads plan
Central Stevens Creek Boulevard Street Trees - Pyrus calleryana "Chanticleerll @ 25'
a.e, 2411 box: $500 delivered; $1,000 installed (inel. irrigation and demo);
Quantity: 548/960 Cost: $548,000/$960,000
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3-163
East Stevens Creek Boulevard Street Trees - Fraxinus latifolia @ 30' a.c, 24" box: $500
delivered; $1,000 installed (incl. irrigation and demo).
Quantity: 514/901 Cost: $514,000/$901,000
Street Lights - STAFF /se'lux Saturn 2 or EQ @ 90' a.c w /single-head
polycarbonate globes, lamp type color-corrected metal halide @ 3000K, 100-150
watts: $1,200 delivered; $3,700 installed (incl. cone. base, wiring, conduit, etc.).
Quantity: 260 Cost: $962,000
Total Streetscape Costs:
1. $1,180,000 for single-row of frontage trees and median trees.
2. $2,070,000 for double-row of frontage trees and median trees.
3. $2,142,000 for single-row, and street lighting.
4. $3,032,000 for double-row, and street lighting.
Page 36 of 38
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3-165
Appendix B - Acknowledgements
1995
City Council
Wally Dean, Mayor
John Bautista
Don Bun1ett
Barb Koppel
Lauralee Sorensen
Planning Comrn.ission
David Doyle, Chairperson
Paul V. Roberts, Vice 01airperson
Donna Austin
Andrea Harris
Orrin Mahoney
Staff
Donald Brown, City Manager
Robert S. Cowan, AlCP, Director of Community Development
Ciddy Wordell, AlCP, City Planner
Colin Jung, AlCP, Associate Planner/Project Manager
Michele Bjurman, AlCP, Planner II
Vera Gil, Plamler 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
Freedman Tung Bottomley, Streetscape & Urban Design Consultants
Update 2008:
City Council
Dolly Sandoval
Orrin Mal10ney
Kris Wang
Gilbert Wong
Mark Satoro
Plam1ing Commission
Lisa Giefer
Marty Miller
David Kaneda
Jessica Rose
Paul Brophy
Page 37 of 38
3-166
Staff
David Knapp, City Manager
Steve Piasecki, Community Development Director
Ciddy Wordell, City PI,mner (Retired)
Piu Ghosh, Assistant Planner
Beth Ebben, Administrative Clerk
Ralph Qualls, P.E., .Director of Public Works
Glenn Goepfert, P.E., Assistant Director of Public Works
Consultants
Michael Fornalski, Michael Fornalski illustration
Amendments By City Council As of Sept 4, 2000
As of March 3,1997, amendments to the Heart of the City Specific Plan will result in a page revision date
in the lower inside corner of the changed page. Types of changes may include page-numbering, minor
typographical or cosmetic changes or policy and text changes. Substantive changes will be noted in the
table below, in addition to the page revision dates.
Date Ordinance 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
August XX, 2008, Ordinance 08-XX: Conformity to General Plan
Page 38 of 38
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