.02 SPA-2008-01 City of Cupertino
CITY. OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Location:
lirni ts
SP A-2008-01 Agenda Date: August 26, 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.
(Continued from the June 10, 2008 Planning Commission meeting)
RECOMMENDATION:
Staff recommends that the Planning Commission recommend that the City Council
review and approve the updated Heart of the City Specific Plan as it has been presented
in its finished design format.
BACKGROUND:
On June 10, 2008, the Planning Commission reviewed and commented on the draft of
the updated Heart of the City Specific Plan. The Commission did not recommend
changes to the document, but requested clarification on the following items pertaining
to the specific plan:
a. Provide examples of existing Heart of the City streetscapes that are consistent
with the streetscape requirements.
b. Discuss whether a requirement for bicycle racks should be incorporated into the
specific plan.
c. Clarify why the prescriptive requirements for side yard setbacks are being
elimina ted.
The Heart of the City Specific Plan update is a part of the 2008-2009 Work Program that
the City Council adopted on February 19, 2008. The Council requested that the Heart of
the City Specific Plan be modified to incorporate technical revisions reflecting the
changes made to the 2005 General Plan. The Council also requested that the PI aIming
Commission review and forward its recommendations to the Council.
DISCUSSION:
Heart of the City Streetscape Examples
The Heart of the City Specific Plan streetscape standards have been applied to some of
the more recent developments within the City, including the Metropolitan mixed use
commercial/residential development and the Whole Foods supermarket site. These
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Heart of the City Specific Plan Update
Page 2
August 26,2008
developments have i11corporated the Heart of the City streetscape standards reflecting
al1 ailn to achieve the II orchard grove" appearance wit11 a COl1tu1uOUS landscaped
park\,yay along t11e curbside 'pla11ted with trees, a separated pedestrian sidewalk, and a
la11dscape parkway behind t11e sidewalk t11at is also planted with a continuous row of
trees.
Metropolitan development
Whole Foods
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.Bicycle Racks
The Pla1Ul.ing Commissio11 requested clarificatio11 011 whet11er a requirement for bicycle
racks should be i11corporated U1tO the specific plan. Staff would like to u1dicate that
bicycle racks are sta11dard requirements for developments per the City's Parking
Regulations (Chapter 19.100 of the Zoning Ordina11ce). Developments within tl1e Heart
of the City SpecifIc Plan still need to cOlnply ,,yith t11e Parking Ordu1ance; therefore,
staff believes it is not necessary to u1corporate a11 additional reference requiru1g bicycle
racks.
Prescriptive Side Yard Setback Requirements
Tl1e Commission also commented on the elimu1ation of prescriptive side yard setback
requirements in the updated specific pla11 and' l10w t11is could create confusion for
applica11ts. As u1dicated U1 the previous report, staff elin1il1ated suc11 requirements and
proposed l1ew language in t11e updated specific plan to allow for developments that
emp11asize relationships to adjace11t buildings a11d lot widt11s to create a more
connected, pedestria11-oriented streetscape tha11 develop1nents with rigid setback .
sta11dards regardless of t11eir surrounding buildu1g and site relationships. This will also
aid in the development of narrow and odd-s11aped lots within t11e Heart of the City.
Finished Design Format
As a result of the June 10, 2008 Plam1ing Commission meeting, the layout of the
updated Heart of the City Specific Plal1 has been arranged into its finished design
format (See Exl1i~it A). The finished format includes additional photos that l1ave been
inserted into the documel1t.
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Heart of the City Specific Plan Update
Page 3
August 26, 2008
The strikethrough version of the updated specific plan is also attached to this report
(See Exhibit B) to illustrate the changes that have been made to the existing document.
The strikethrough version illustrates language that has been deleted, consolidated,
added and retained in the updated specific plan.
The following table lists the changes that have been incorporated into the updated
Heart of the City Specific Plan:
Deleted Language o Introductory overall goal paragraph of the Policy Framework that are no
longer consistent with the General Plan.
o References to activity centers that are no longer referred to in the General Plan.
o References to side yard setbacks for new developments.
o Outdated allocation numbers for office square footages.
o References to "new housing sites" as a strategy under Land Use/Economic
Goals.
o References to the maximum 35 units per acre residential density.
o References to Orchard Park (replaced by Civic Park).
o Sections on Street furniture, Civic Landmarks, and Gateway Entrances.
o Development standards by type of development.
o Frontage renovation illustrations.
Consolidated o Development/Design Standards are consolidated into one section applicable to
Language all types of development. Where certain types of developments have specific
development/ design standards different from other development types, they
are clearly identified in these sections (e.g. common open space requirements
for commercial! office versus residential).
Added Language o Land Use/Economic Goal and Policies to reflect the 2005 updated General Plan
language, including new references to the Crossroads area, subareas of Stevens
Creek Boulevard, and other properties within the Heart of the City area to the
north and south of Stevens Creek Boulevard.
o Updated office/ commercial allocation numbers.
o Updated residential density allowance' of up to 25 dwelling units per acre.
o Updated Land Use Map and Streetscape Concept Plan to reflect the new
boundaries.
o References to projects where the Heart of the City Standards have been
successfully applied (e.g. Adobe Terrace, Marketplace shopping center, and the
Travigne development).
o Updated Land Uses in the Development Standards section.
o Example of how the net density is calculated for residential developments.
o Updated the building height section, including a reference for maximum
building height to 45 feet.
o Definition of new development as a 25% or more increase in floor area or 25%
or more change in floor area.
o New side yard setback language reflecting setbacks dependent on lot width
and adjacent building relationships through the development review process.
o Updated and development standards for vehicular access to sites, parking,
building access, landscaping and screening, and building design.
o Updated and new design guidelines for special architectural features, massing,
building clusters, fa<;ade composition, wall surfaces, and accessory buildings.
2-3
Heart of the City Specific Plan Update
Page 4
August 26, 2008
Retained
Language
o Introduction overview of the plan.
o Many sections of the Policy Framework chapter including strategies for the
gradual development of vacant sites and compatibility of adjoining land uses.
o Much of the language and policies under the Circulation/Parking Goal, Urban
Design/Streetscape Goal, Streetscape Design background and principles,
Frontage Renovation Condi?ons, and Development and Design Guidelines
background.
Prepared by: Aki Honda Snelling, Senior Planner ~ I
Approved by: Steve Piasecki, Community Development Directc~
Enclosures:
Exhibit A: Updated Heart of the City Specific Plan
Exhibit B: Draft Strikethrough Updated Heart of the City Specific Plan
Exhibit C: Minutes to the June 10,2008 Planning Commission meeting
Exhibit D: June 10,2008 Planning Commission staff report
G:\Planning\PDREPOR7\pcSPAreports\2008l5PA-2008-01 August 26, 2008.doc
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CUPERTINO
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CUPERTINO
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TABLE OF CONTENTS
3
TABLE OF CONTENTS
Introduction........................................................... 5
Policy Framework ..................................................6
Streetscape Design..... ............................. ........... ..12
Development Standards and
Design Guidelines................................................ 16
Development Standards ......................................19
Single- Family Residential Development
Standards .............................................................24
Exception Process for Development
Standards...................... ................ ................. ......25
Design Guidelines................................................ 26
Site Improvements and
Landscaping Guidel ines.......................................3 3
Infrastructure Plan............................................. ..36
Implementation ................................................ ...3 7
Appendix A .........................................................38
Appendix B.. .......... ................ .................. ........... .39
LIST OF DIAGRAMS AND MAPS
Land Use 1v1ap.... ......................... ................... ........9
Streetscape Concept Plan.................................... 13
Development Form ..................... .........................31
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC FLAN
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4
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-8
INTRODUCTION
5
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 Cu-
pertino. The purpose of the specific plan is to guide
the future development and redevelopment of the
approximately 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 pe-
destrian-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 inten-
sification of certain subareas and the arrange-
ment of land uses to concentrate activity;
2) Developing detailed development standards
and architectural guidelines to inform build-
ers and the public about the community's ex-
pectations for quality development; and
3) Committing public investment and estab-
lishing additional financing to fund public
improvements that will enhance community
identity and unity along Stevens Creek Bou-
levard.
The Plan does not force the relocation of busi-
nesses; such decisions are determined by market
conditions, rather, the land use regulations and de-
sign guidelines are in place to guide future devel-
opment and renovation of existing businesses. As
such private development will probably occur in-
crementally, 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 Lav.rrence Expressway and High-
way 85 to the west.
Authority for the Plan
Section 65450 of the California Government
Code provides for local governments to prepare
specific plans for the systematic implementation of
the General Plan. The Specific Plan is a planning
tool that can be used to carry out the goals and poli-
cies of the General Plan. State law establishes cer-
tain minimum requirements that must be adhered
to in a specific plan. These requirements include
text and diagrams that specify all of the following
in detail:
1. The distribution, location and extent of the uses
of land, including open space, within the area
covered by the plan.
2. Standards and criteria by which development
will proceed and standards for the conservation,
development, and utilization of natural resourc-
es where appropriate.
3. The proposed distribution, location and intensity
of major components of the public and private
transportation, sanitary sewerage, water, storm-
water 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 proj-
ects and financing measures needed to carry out
the provisions of the plan.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-9
6
POLlCY FRAME'v.lORK
POLICY FRAMEWORK
Overall Goal
To create a positive and memorable i1nage 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 de,
velopment, enhanced activity nodes, and safe and
efficient circulation and access for all modes of
transportation benveen activity centers that help
focus and support activity in the centers.
Policies
1. TVlo major areas and three subareas are identi,
fied:
Crossroads: An active, pedestrian-oriented
shopping district along Stevens Creek Bou,
levard, between De Anza Bou levard and
Stelling Road. Development shall have re,
tail uses \vith storefronts on the ground level.
Conlmercial office uses may be allowed on
the second level. Limited residential uses are
allowed.
Stevens Creek Boulevard: A mixed commer,
cial, office and residential corridor connect,
ing De Anza College, Crossroads, City Cen,
tel' and Vallco Fashion Mall extending from
High\vay 85 to the west to the eastern city
1 i nl i ts.
\Vest Stevens Creek Boulevard (from 'High-
wa)' 85 to Anton Wa)l): Includes the Oaks
Shopping Center and the De Anza Com,
lllunity College calnpus. New develop,
ment should incorporate mixed commer,
ci.aljresidential uses.
Central Stevens Creek Boulevard (from De
Anza Boulevard east to Perimeter Road):
New development shall consist of COlll-
nlercialjcomrnercial office uses on the
first floor. Office uses are perulitted on the
second floor. Residential uses are allowed.
Residential 1nixed use is allowed if the
residential units provide an incentive to
develop the retail use, if th~ development
is \\7ell designed, financially beneficial to
Cupertino, provides cOlll1nunity alneni,
ties and is pedestrian,oriented.
CITY OF CUPERTINO - HEART OF THE CITI SPECIFIC PU\N
2-10
POLICY FR.A..MEWORK
7
East Stevens Creek Boulevard (from Pe,
n7neter Road to eastern City limits): NeV\r
development shall consist of comnlercialj
cOInmercial office uses on the first floor.
Office uses are permitted on the second
floor. Residential uses ate alloV\7ed. Resi,
dential mixed use is allo\\7ed if the resi,
dential units provide an incentive to de,
velop the retail use, if the development
is V\7ell designed, financially beneficial to
Cupertino, provides community ameni,
ties and is pedestrian,oriented.
I-~- " ----
The properties as sho\\7n in the figure on page
9 shall lllaintain the Heart of the City ParkV\7ay
Landscape EaseIuent and Frontage Renovation
requirelllents and shalllueet the Design Guide,
lines in this docunlent. These properties include
De Anza College, properties to the south of Ste,
vens Creek Boulevard within the City Center
area, properties to the north of Stevens Creek
Boulevard \vithin the South Vallco Park area.
2. The majority of the 225,300 square foot COIumer,
cial development allocation for the Heart of the
City should be devoted to enhancing activity in
the 111ajor activity centers along the corridor.
3. Parcels on or near intersections in the Stevens
Creek Boulevard area shall have a neighbor,
hood comluercial C0111ponent.
4. The 11,500 square foot office developnlent aI,
location may be used for office uses in the Cross,
roads, Central and East Stevens Creek Boule,
vard subareas.
5. Mixed c0111Iuercial and residential development
may be alloV\7ed if the residential units provide
an incentive to develop retail use, if the devel,
opment is \vell designed, financially beneficial
to Cupertino, provides cOlnmunity aIuenities
and is pedestrian,oriented.
6. Residential or office developments shall be con,
sidered in mid,block parcels. The 330 unit resi,
dential allocation is available for the entire area;
however, linlited residential uses are allowed in
the Crossroads area. The Inaximunl density aI,
10V\rable shall be 25 d\velling units per acre.
7. Proj ect specific development allocation and de,
velopnlent intensity \vill be detenllined on a
case,by,case basis in conjunction with specific
developnlent revie\v.
8. Plan for the gradual developnlent of vacant,
nonresidential sites and the upgrading of under
utilized, nonresidential sites.
Strategies:
· Identify Stevens Creek Boulevard COlUlner,
cial sites benveen the major activity areas
and provide Heart of the Ci~y retail coiu,
lllercial develoPlnent allocation for the up'
grading of these properties to Heart of City
design standards.
· Prepare develoPluent regulations and guide,
lines that clarify City expectations for qual,
ity development.
o Through econoluic develoPluent actIVItieS,
focus on attracting new businesses and re,
taining existing businesses.
9. Ensure the cOlnpatibility of adjoining land uses
Strategy:
Prepare land use and development regula,
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLA.-N
2-11
8
POLICY FRAMEWORK
tions that assure compatibility, while em-
ploying specific, well-designed buffers for
adjacent residences.
lO.Generally, the expenditure of public funds to ac-
quire and develop typical neighborhood parks is
not endorsed; however, passive rest areas should
be incorporated in new development to the ex-
tent feasible and in furtherance of Heart of the
City Specific Plan policies.
Circulation/Parking Goal
Facilitate efficient and safe movement of peo-
ple and vehicles within the specific planning area.
Maintain or improve transportation level of service
(LOS) "0" except at the intersection of Stevens
Creek Boulevard and De Anza Boulevard and at
the intersection of Stevens Creek Boulevard and
Stelling Road, where LOS E+ is allowable to fur-
ther a unique community gathering place.
Policies:
1. Promote bicycle and pedestrian access along
Stevens Creek Boulevard by creating a network
of attractive formal and informal pedestrian
pathways that link together the Boulevard and
adjacent properties.
Strategies:
· Evaluate options on Stevens Creek Boule-
vard to improve the pedestrian environment
by proactively managing speed limits, their
manual and automated enforcement and
traffic signal synchrony.
· Require pedestrian planning for new devel-
opment that includes pedestrian linkages
between properties and pedestrian-oriented
amenities.
· Barriers to pedestrian access should not be
created between adjoining retail commercial
properties.
· Encourage active, outdoor-oriented commer-
cial uses.
· Develop design guidelines and incentives for
pedestrian plazas, courtyards and passive rest
areas.
· Complete implementation of the bicycle
plan for Stevens Creek Boulevard and pro-
vide bicycle 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 Bou-
levard and into Valko 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.
· Require shared parking agreements in the
Crossroads area, with overall parking stan-
dards reduced to reflect shared parking ar-
rangements.
Urban Design/Streetscape Goal
To create a high quality and distinct community
image and a functional and vibrant heart for Cu-
pertino.
Policies:
1. Provide a public improvement program, devel-
opment standards and design guidelines that
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
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POUCY FRAMEWORK
11
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. Em-
phasize 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 pub-
lic 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 pro-
vide a sense of arrival to the Heart of the
City, initiate the streetscape theme and pro-
vide signage to important destinations.
· Develop entrance concepts, which may in-
clude structures and/or landscaping for major
projects to be implemented by private prop-
erty owners.
· Consider the visual and functional access
of 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.
· Implement a plan to have a professional ar-
chitectural 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-
scapmg.
Strategy:
Develop design guidelines for the use ofland-
scaping and furniture in the hardscape areas
in order to define and separate use areas as
well as create more attractive environments.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PU..N
2-15
12
STREETSCAPE DESIGN
STREETSCAPE DESIGN
Background and Purpose
The Streetscape Element of the Specific Plan
implements comlnunity design goals contained
in the 1993 General Plan, design concepts subse...
quently developed and revised in the 1993 "Heart
of the City" Design Charette, and any new poli...
cies 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 links the street's major activity centers
\vith a continuous landscaped parkvvay as a princi...
pal objective.
The Streetscape Element con1plements the Spe...
cific Plan's Land Use Elen1ent by reflecting the cor...
ridor's different land use concentrations and desig...
nations. Design approaches vary to aCCOlUluodate
land uses. Options for iluplelnentation depend to
a significant extent on the type of. existing devel...
opment ilumediately adjacent to the street right...
of... way. Streetscape policies also reflect the setback,
frontage iluproven1ents, and landscape and signage
requireluents established in the Plan's Develop...
ment Standards and Design Guidelines. Together,
these three Plan Elelnents combine to prOlnote an
attractive, mixed...use boulevard, consistent \vith
the goals of the General Plan.
Streetscape improvement policies apply to both
public and private sector actions in the Specific
Plan Area. For exaluple, large...scale improvements
\vithin the existing right...of...way, such as street trees
and street lighting, may be best implemented by the
City with future reimburselnent by private property
0~7ners when redevelopment occurs; construction
can be luore efficient and the appearance of the
improvelnents n10re consistent. Improvements to
private property adjacent to the right...of...way would
need to be coordinated with the City, but could be
ilnplemented as part of privately...financed site ren...
ovation or redevelopn1ent. However, the primary
purpose of the Streetscape Elen1ent is to define the
improveluents 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 o\vners and
businesses.
Streetscape Design Principles
The Streetscape 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 Civ...
ic Landmarks.
2) hnprove the Pedestrian Environment Along
the Street Frontage with Passive Rest Ar...
eas, Planting Strips and Buffering Trees and
Shrubs.
3) Allow for Flexibility in the Design of
Streetscape Improvements to Address Ac...
cess and Visibility Needs of Adjacent C01l1'"
mercial DeveloPll1ent.
4) Accolun10date Options for huplementing
Streetscape In1prOVell1ents: e.g., City Con...
struction, Renovations of Existing Develop...
Inent, Standards for New Development.
5) Create a unique pedestrian oriented activity
center at the Crossroads.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLA..N
2-16
STREETSCAPE DESIGN
13
Streetscape Concept
Principles:
Unify Visual Appearance of Street with Orchard/Grove Street Tree Plantings, Consistent Furnishings,
and Civic Landmarks.
Improve Pedestrian Environment Along Street Frontage with Planting Strips and Buffering Trees and Shrubs.
Allow Flexibility to Address Access and Visibility Needs of Adjacent Commercial Development.
Accommodate Options for Implementing Streetscape Improvements: e.g. City Construction, Renovation of
Existing Development, Standards for New Development.
Create a Unique Pedestrian-Oriented Activity Center at the Crossroads.
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Crossroads
Refer to Crossroads
Specific Plan
for details
West Stevens Creek Blvd:
Oak Grove
· Informal Arrangement of Native
Trees and Wild Flowers Along
Frontage and in Median.
· Consider Removing Curbs and
Walks and Replacing with Crushed
Granite Surface.
· Focuses Cha racter of De Anza
College, Memorial Park, Oaks Center.
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· Formal Grid of Flowering Trees
and Grass Along Frontage and
in Median.
· Focuses Character of City
Center, Target, Office Buildings.
East Stevens Creek Blvd:
Ash Grove
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· Semi-Formal Arrangement
of Large Shade Trees, Grass,
and Flowering Shrubs
Along Frontage and in
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· Focuses Character of Vall co,
Marketplace Center, Wolfe
Road.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-17
14
STREETSCAPE DESIGN
Design Concept
Four streetscape subareas are defined for the
corridor: \Vest Stevens Creek Boulevard, Crossroads,
Central Stevens Creek Boulevard, and East Stevens
Creek Boulevard. See the Concept Plan on the fol~
lo\"ving page.
A continuous curbside planting strip and a con~
tinuous ro\v of street trees \vould extend along the
en~ire corridor. Hov./ever, each subarea would fea-
ture a different tree species. Tree species are select~
ed to reflect differences in the character of develop~
111ent in the subareas and/or" the predominant types
of existing trees and frontage conditions.
Streetscape Design policies for each of the sub~
areas are described belo\v:
West Stevens Creek Boulevard.. The West Ste...
vens Creek Boulevard subarea extends froln Route
85 to Stelling Road. The planting theIne is an "Oak
Grove." It features an infor111al planting of Live
Oaks (Quercus agrifolia) and native vlild flo\vers
in curbside planting strips and the center 111edian.
It is anticipated that these oaks could be planted
among the existing Deodar cedars at De Anza Col~
lege \vithout needing to re1110ve the existing trees.
This approach is intended to bring the landscape
of the adjacent foothills into the City, as vlell as tie
t,ogether the existing character of De Anza College,
MeInorial Park, and The Oaks shopping center.
Trees s~ould be planted at approximately 40 feet
on center. Deco111posed granite should be used as
the surface Inaterial where appropriate.
, Crossroads - Refer to the Crossroads Streetscape
Plan for details. This subarea extends fro111 Stelling
Road to De Anza Boulevard.
Central Stevens Creek Boulevard - The Central
Stevens Creek Boulevard subarea extends fro111 De
Anza Boulevard East to PeriIneter Road. The plant~
ing theme is a "Flowering Orchard." It features a
formal planting of Flowering Pear (Pyrus callerian.a
"Chanticleer") and grass in curbside planting strips.
Flowering shrubs could be planted in the center
median where appropriate. This approach fills in
and extends the tree plantings that presently ex-
ist along the street, and the formal tree placement
expresses the importance of the Central Stevens
Creek Boulevard as the civic and cultural 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 drive\vays,
the second row tree on each side of the drive\vay
need not be planted if it obscures retail visibility.
East Stevens Creek Boulevard - The East Stevens
Creek Boulevard subarea extends froln PeriIneter
Road to the City boundary adjacent to Tantau Ave-
nue. The planting theIne is an "Ash Grove." It fea~
tures a relatively formal planting of Ash (Fraxinus
species) in curbside planting strips and the center
Inedian. Similar to the Central Stevens Creek Bou~
levard subarea, this approach fills in and extends
the tree plantings that presently exist along the
street. It also combines with the "Oak Grove" in
the West Stevens Creek Boulevard subarea to fraIne
the Central Stevens Creek Boulevard subarea. Both
will have a shady, somewhat rural visual character.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLA..N
2-18
STREETSCAPE DESIGN
15
Trees should be planted in rows on both sides of
the sidewalk at approximately 35 feet on center.
Grass or low~growing groundcover may be used as
the surface material. For retail properties with nar-
row 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 front-
age, neither row of trees should be removed.
Frontage Renovation Conditions
A curbside planting snip 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 uniform
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. Con-
ditions are described below, from least to most con-
strained.
1) Wide Landscape Easement with Planting Strip -
This condition is the model for the rest of the
street. It contains a 10 feet planting strip and
a 10 foot landscape easement adjacent to the
sidewalk. It reflects City requirements for front-
age landscaping that have been in place for the
past twelve years and as such characterizes most
of the new development along the street. Exist-
ing trees in these areas, however, rarely form
consistent rows along the street. Additional
trees should be added to create a double row of
trees at a spacing consistent with the streetscape
design. Existing trees of the recommended tree
species should not be removed if spaced closer
than the streetscape design. Over the long term
when redevelopment of properties occurs, the
wide landscape easement with planting strip
will be implemented on all Town Center and
East Gateway frontage properties.
2) Curbside Walk with Lan.dscape Easement - A curb-
side planting strip up to 10 feet in width and
a double row of trees can be established under
this condition. However, because the width of
the easement 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~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 portion of the walk.
4) Curbside Walk without Landscape Easement - As
illustrated, a monolithic curb, gutter and side-
walk exists with a relatively narrow planting
area between the sidewalk and adjacent build-
ings 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 Streetscape Concept under
these conditions the location of the walk and
planting area needs to be reversed. A 5 feet
curbside planting snip 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 exist-
ing developments and properties, and/or required
along with a wider landscape easement if redevel-
opment of a property occurs.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-19
16
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
DEVELOPMENT STANDARDS AND
DESIGN GUIDELINES
Background
The Developluent Standards and Design Guide-
lines contained in this Element provide regulatory
support for the Specific Plan's land use policies.
They are intended to promote high-quality private-
sector development, enhance property values, and
ensure that both private investment and public
activity continues to be attracted to the Stevens
Creek Boulevard corridor.
The Standards and Guidelines reflect the COIU-
Iuunity Design Goals of the 1993 General Plan, the
"Parkurbia" streetscape concept that emerged froln
the 1993 "Heart of the City" design charette, the
in1plementing streetscape improven1ent policies
contained in the Specific Plan's Streetscape Ele-
ment, and any ne\v policies and concepts identified
in the 2005 General Plan.
As noted throughout the Specific Plan, the
"Parkurbia" concept promotes a "green" city, ac-
knowledges Cupertino's agricultural past, and en-
visions Stevens Creek Boulevard as a landscaped
parkway linking major centers of cultural, office,
and retail use. Ho\vever, Stevens Creek Boulevard
111ust also accommodate a variety of develoPluent
types outside of the activity nodes around intersec-
tions, and a central objective of the Standards and
Guidelines is to accomlnodat~ this variety within
the overall paralueters of the "Parkurbia" concept.
The Mixed-Use Parkway
The iIuage of Cupertino is 1110St on display along
Stevens Creek Boulevard. The corridor is the cen-
tral eleluent of Cupertino's "public reahu," where
much of its public life occurs. Yet the corridor's
hodge-podge appearance contributes little to the
overall character of the comlnunity and is at odds
v,rith the orderly sub-urban character of its neigh-
borhoods and business parks. Land uses, building
fonus, and landscaping vary fron1 one property to
the next. "Building as a sign" con1mercial build-
ings, sleek offices, old and new shopping centers,
parks, parking lots, gas stations, condominiums and
apartments all "do their o\vn thing," independent
of one another.
While progress has been Iuade during the life
of the Heart of the City, several properties along
the corridor still have developn1ent potential and
therefore, a consistent set of standards and guide-
lines is necessary. Son1e examples of projects where
the Heart of the City standards have been suc-
cessfully applied are: Adobe Terrace, Marketplace
Shopping Center and the Travigne development at
the north east comer of Blaney Avenue and Ste-
vens Creek Boulevard.
~;-~-:::.
-:- .... ----===---
-
-~-==--==--... -~.!
.. ..~~...
L
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC FLAN
2-20
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
17
Participants in the General Plan process and the
Heart of the City Design Charette in 1993 identi-
fied this lack of coherence as particularly undesir-
able, and identified a "parkway" design approach as
a means of both bringing visual order to the street
and reflecting the physical characteristics of the
rest of the community.
The goals of the Standards and Guidelines are
therefore:
1) Accommodate a continuous parkway /street-
tree planting scheme that facilitates pedes-
trian activity, yet maintain the visibility and
access needed for successful commercial retail
businesses.
2) Promote visual compatibility between com-
mercial, office, and residential development.
3 ) Allow commercial, office and residential de-
velopment flexibility to meet different needs
in terms of building form and site and front-
age orientation.
The manner in which the Standards and Guide-
lines address these goals is summarized below:
Visibility: The Standards and Guidelines imple-
ment the parkway frontage concept established in
the Streetscape Element of the Specific Plan. They
require that all new development provide a front-
age landscape easement that extends twenty six feet
back from the curb. The easement will accommo-
date 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 develop-
ment. Because businesses market goods and services
directly to motorists, it is essential for commercial
retail development. The Standards and Guidelines
therefore contain the following provisions to main-
tain 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 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,
elements of agricultural landscaping and pedestrian
scale character - "orchard" tree plantings, 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 rear lot lines by fences and/or
walls and evenly-spaced "wind row" tree plantings.
Flo..:ibiLity: Different forms of development typi-
cally exhibit different on-site relationships between
buildings, parking, street frontages, and landscaped
areas: Maximum visibility, minimal landscaping, and
a frontal relationship of buildings to the street front-
age 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.
The Standards and Guidelines encourage build-
ings to be located in relatively close proximity to the
frontage to increase visibility, and architectural arId
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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PL'\N
2-21
18
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
Using 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 char-
acter or design details. They also serve as criteria
for design review by City staff and the Planning
Commission. Guidelines typically employ the word
"should." Variations are permitted if they will sub-
stantially aid in meeting the overall principles and
objectives of the Specific Plan.
Illustrative Building Prototypes illustrate ap-
plication of the Standard and Guidelines and the
forms of development desired by the City.
Standard and Guidelines begin on the following
pages:
Development Standards - Page 17
Design Guidelines - Page 24
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-22
DEVELOPMENT STANDARDS
19
DEVELOPMENT STANDARDS
1.01.010 Description
Standards and guidelines promote development that is compatible both with nearby neigh-
borhoods and with existing and planned development along Stevens Creek Boulevard. A va-
riety 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 devel-
opment standards generally require that surface parking areas shall be located to the side or
rear of buildings, with shade trees in an "orchard" 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, stenographic 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
retailing of goods or services to the general public shall not be allowed on the
Stevens Creek Boulevard street frontage of buildings.
b. These uses 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 twenty 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 illustration of how net density is calculated:
Gross lot = 1 acre (43,560 sq. ft)
Commercial building area = 8,000 sq. ft.
Surface parking area for commercial area = 6,120 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.
Total area for commercial portion of development = 15,532 sq. ft.
Remainder area = 28,028 sq. ft. = 0.643 acres
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-23
20
DEVELOPMENT STANDARDS
Units allowable on remainder area = 0.643 * 25 = 16 units
3. Office Over Retail
4. Other Conditional Uses - as specified in the City's 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 1.01.040(E), below. New development shall be defined
as a twenty five per cent (25%) or greater increase in floor area or a 25% or greater change
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., comer parking lots
not permitted); minimum frontage requirement recommended but not required.
3. Special Architectural Features - subject to City review: entrance porticoes, canopies, and
or other features may extend up to four (4) feet into the front setback area.
C. Minimum Side And Rear Setbacks
1. Minimum Side Setback - for new development shall be determined in conjunction with
the development review process and shall depend on the following factors:
CITI' OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-24
DEVELOPMENT STANDARDS
21
a. Width of the lot being developed and
b. Setbacks and relationships with buildings on immediately adjacent properties.
When adjacent properties are jointly developed as they may occur in a shopping
center the setbacks between buildings may be reduced to zero when it promotes
pedestrian access.
2. Minimum Rear Setback - for new development along developed or zoned residential
properties the rear setback shall be equal to one and one-half ( 1.5) times the height of the
building with a minimum setback of 20 feet.
3. Uninhabitable building elements - such as chimneys and projecting eaves may encroach
up to three (3) feet in to a required setback.
4. Mixed Use Developments - may reduce the minimum side and rear setbacks between onsite
buildings within a common master plan in accordance with an approved 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 Stevens
Creek Boulevard sidewalk to the main building entrance; i.e., pedestrian access to building
entrances shall not require walking between parking spaces. If pedestrian access ways
cannot be separated from parking bays and/or circulation aisles, they must be distinguished
by a different paving material.
2. Vehicular Access/Curb Cuts - shall be shared wherever possible.
a. Maximum Number - of curb cuts shall be one (1) two-way curb cut or two (2) one-
way curb cuts on Stevens Creek Boulevard.
b. Ramping driveways - shall be located beyond the back of sidewalk, with a maximum
grade of twenty percent (20%) 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 entry.
e. Service Access - shall be from rear parking areas. Service access should avoid
locating next to residential areas whenever possible.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PL'-N
2-25
22
DEVELOPMENT STANDARDS
B. Parking
1. Location of Surface Lots - shall be to the side and/or rear of buildings and planted
with shade trees in an "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. Interconnectivity between 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 pedestrian 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 twenty (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 between parking spaces. If pedestrian access ways cannot
be separated from parking bays and/or circulation aisles, they must be distinguished by a dif-
ferent paving material.
D. Common Open Space
1. For Commercial (Office Or Retail) Development-
a. A minimum area equal to 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.
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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PU>.N
2-26
DEVELOPMENT STANDARDS
23
E. Landscaping and Screening
1. Parkway Landscape Easement - All new development shall establish an easement twenty
six (26) feet in width along the Stevens Creek 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-ot-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 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 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.
5. 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.)
6. Plant Materials - See "Site Improvements and Landscaping" 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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PL>\N
2-27
24
SINGLE-FAMILY RESIDENTIAL DEVELOPMENT STANDARDS
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.
SINGLE-FAMilY RESIDENTIAL DEVELOPMENT STANDARDS
1.02.010 Description
1.02.20
1.02.30
1.02.40
Standards promote retention and development viability of single-family residential sized lots
in the transition area between Stevens Creek Boulevard fronting development and single-
family neighborhoods in the vicinity of Tantau, Judy, Bret and Stem 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.
land Use
H. Permitted Uses
1. Single-Family Residential- at a
density range of 1-5 units per acre.
w
>
"
I
, I
I
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2. Other permitted uses in the R-1
single-family residential zoning
district.
Heart of the City Specific Plan Area Boundary
Properties Subject to Heart of the City
Specific Plan Amendment to Allow
Single Family Residential Development
I. Accessory Uses
=:]
1. Customary Home Occupations -
subject to City review.
2. Accessory Uses and Buildings - customarily appurtenant to a permitted use.
J. Conditional Uses
1. Conditional uses as allowed in the R-1 single-family residential zoning district.
Building Height and Setbacks
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-1 single-family residential zoning
district shall apply to lots affected by these single-family residential development standards
as shown in the figure.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-28
EXCEPTION PROCESS FOR DEVELOPMENT STANDARDS
25
EXCEPTION PROCESS FOR DEVELOPMENT 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 devel-
opment may hie 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 hnal approval authority
for a project makes all of the following hndings:
1. The proposed development is otherwise consistent with the City's General Plan and
with the goals of this specihc plan and meets one or more of the criteria described
above.
2. The proposed development will not be injurious to property or improvements in the
area nor be detrimental to the public health and safety.
3. The proposed development will not create a hazardous condition for pedestrian or
vehicular trafhc.
4. The proposed development has legal access to public streets and public services are
available to serve the development.
5. The proposed development requires an exception which involves the least modihcation
of, or deviation from, the development regulations prescribed in this chapter necessary
to accomplish a reasonable use of the parcel.
B. An application for exception must be submitted on a form as prescribed by the Director
of Community Development. The application shall be accompanied by a fee prescribed
by City Council resolution, no part of which shall be refundable, to the applicant. Upon
receipt of an application for an exception, the Director shall issue aN otice of Public Hearing
before the Planning Commission for an exception under this chapter in the same manner
as provided in section 19.120.060 (relating to zoning changes). After a public hearing, and
consideration of the application in conjunction with the mandatory hndings contained in
subsection A above, the Planning Commission shall approve, conditionally approve or
deny the application for an exception. The decision of the Planning Commission may be
appealed to the City Council as provided 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 specihcally
be prescribed by the conditions of such permit or variance. An exception permit shall be
deemed to have been used in the event of the erection of a structure or structures when
sufficient building activity has occurred and continues to occur in a diligent manner.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
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26
DESIGN GUIDELINES
DESIGN 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
visible from a car.
A. Building Increment - Long facades should be divided into shorter segments or modules.
Modules along the Stevens Creek Boulevard frontage are recommended to be twenty-five
(25) feet long and a maximum of fifty (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
entrance, adjacent to entrance drives, and/or at building comers. A diagonal "cut" at a
comer, or a notch for a grari.d building entry, can also be effective. Features that relieve
flatness of facades, such as recessed windows, architectural trim with substantial depth
and detail, bay windows, window boxes, dormers, entry porches, etc., are recommended.
Balconies, trellises and porches are also recommended to add human scale elements to
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 another building location.
D. Building Clusters - Buildings should relate to one another to shape open space in
between, as is common on campuses. Changes in building form should be used to organize
and accent space, by creating axial relationships between buildings, defining special
courtyard spaces, ete.
E. 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
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC FLAN
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DESIGN GUIDELINES
27
design treatment 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.
3. Building Entrances - should be easily identifiable and distinguishable and located on
the front of the building or on a fronting, traffic-facing building comer. One or more of
the following treatments should be used:
a. A Taller Mass Above - such as a tower or turret, or a volume that protrudes from
the rest of building surface.
b. 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:
e. Stoops and/or Open Porches - should be provided at regular intervals which
correspond to the vertical modules of building units. The stoops shall be wide
enough for people to sit on and to make entries inviting. Open porches should
have attractive bulkheads or balustrade railings and a roof that complements the
pitch and materials of the main roof.
f. Stairs - should be boxed and framed by attractive stepped bulkheads walls or
balustrade railings. Bullnose treads are recommended. Open or "floating" exterior
stairs should not be used.
g. Ornamental Lighting - of porches and walks to highlight entrances and add
security.
h. 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.
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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
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28
DESIGN GUIDELINES
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.
1. 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 roonng materials are typical for the district:
a. Metal seam made of aluminum, galvanized steel or other coated steel, recommended
nnishes 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, recessed wall
areas, and/or other architectural features specincally 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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PU,-N
2-32
DESIGN GUIDELINES
29
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
ornamental 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 walls, 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.
2. Common Hardscape Space - Between twenty per cent (20%) and thirty per cent (30%)
of common outdoor space should be in the form of unit-paved or gravel areas, common
roof deck space, or any combination of the two. Hardscape space shall be connected
directly to the required landscaped space by stairs, walks, and/or ramps if necessary.
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 between each garage or group of doors.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PU..N
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30
DESIGN GUIDELINES
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 awnings.
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 and should be used according to advice from a lighting
professional; these lamp types are not appropriate for area lighting.
4. The light fixtures shall be oriented and designed to preclude any light and direct glare
to adjacent residential properties. No direct off-site glare from a light source shall be
visible above 3 feet at a public right-of-way.
5. Parking lots, sidewalks and other areas accessible to pedestrians and automobiles shall
be illuminated with a uniform and adequate intensity. Typical standards to achieve
uniform and adequate intensity are identified 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.
M.Plant Materials - See "Site Improvements and Landscaping" section for guidelines.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PL'l.N
2-34
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SITE IMPROVEMENTS AND LANDSCAPING GUIDELINES
33
SITE IMPROVEMENTS AND LANDSCAPING GUIDELINES
2.01.040 Description
The following Design Guidelines for Site Improvements and Landscaping apply to all Ste-
vens Creek Boulevard Specific Plan Areas unless otherwise indicated.
A. Pedestrian Pathways.- Informal pedestrian pathways linking adjacent properties and
buildings are recommended. These pathways are intended to form a network separate
from the public right-of-way. A variety of approaches are possible and the City will review
linkage opportunities and proposals on a case-by-case basis.
B. Paving Materials - recommended for pedestrian surfaces are listed below. In general, a
maximum of two materials should be combined in a single application:
1. Stone - such as slate or granite.
2. Brick pavers.
3. Concrete unit pavers.
4. Poured-in-place concrete - with any of the following treatments: integral pigment
color; special aggregate; special scoring pattern; ornamental insets, such as tile; pattern
stamped. All concrete walks should be tinted to reduce glare.
C. 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 attractive device for creating a stronger separation.
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. \X1ood 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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-37
34
SITE IMPROVEMENTS AND LANDSCAPING GUIDELINES
c. N at recommended:
0) 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 properry lines only.
(iii) Rustic wood fences
D. Plant Materials And Landscape Treatments - Used on properties adjacent to the
right-of-way should reflect the following guidelines:
1. Plant Materials Along Stevens Creek Boulevard - should create an attractive and
harmonious character, in keeping with the orchard/grove streetscape theme.
a. Trees with open branching 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 Mq.terials 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.
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.
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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-38
SITE IMPROVEMENTS AND LANDSCAPING GUIDEUNES
35
c. "Orchard Parking" - should be employed in all surface lots. The "orchard" tree
placement provides better shade on the passenger compartment and more even
shade and vegetation throughout the 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 "berming" earth against the side of buildings,
is not recommended.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-39
36
INFRASTRUCTURE PLAN
INFRASTRUCTURE PLAN
Background
State law requires that all specific plans include
text describing the distribution, location and inten-
sity of major components of infrastructure needed
to support the proposed land use and development
in the specific planning area. The level of private
and public improvement and development as con-
templated in the Heart of the City Specific Plan
will not warrant any major expansion of the City's
infrastructure. The major components of this spe-
cific plan involve:
· Streetscape improvements, primarily land-
scaping, which do not require purchase of
property or narrowing of existing streets.
· Allocation of development potential, which
was previously demonstrated in the Gen-
eral Plan environmental impact report to be
within the capacities of existing services and
infrastructure.
· Guidance of architectural design of future
development which will not require expan-
sion of infrastructure.
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 side-
walk 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 streetscape project. Funding will be
allocated through the Capital Improvements Pro-
gram. The estimated cost is $5,000.
The development intensification of the major
areas may warrant additional signalization of Ste-
vens Creek. Boulevard. Funding 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 activ-
ity.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PL.!'.N
2-40
IMPLEMENTATION
37
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 devel-
opment standards and land use map. The Heart of
the City Specific Plan is a regulatory document in
that its land use map and development standards
will be incorporated into a new planned develop-
ment zoning for the property within its boundary.
The Plan is also a policy document by virtue of the
guidance it provides in allocating future develop-
ment in the planning area and in establishing com-
munity expectations of the design and quality of
new development.
The Heart of the City Specific Plan was pre-
pared as a means to implement the City's 1993
General Plan and the 2005 General Plan. As such
the specific plan executes the major general plan
goal of creating a Heart of the City - a 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 in-
valid or unconstitutional by a California or Federal
court of competent jurisdiction, such portions shall
be deemed separate, distinct and independent pro-
visions, and the invalidity of such provisions shall
not affect the validity of the remaining 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 monies become avail-
able to implement the streetscape improvements in
its totality. It will take a concerted public and pri-
vate effort before all the streets cape improvements
and its ultimate public benefit can be achieve. The
proposed 5-year capital improvement program allo-
cates $1.5 million for Heart of the City streetscape
improvements.
Phase I: Median, Landmarks and Gateways
Description of Activities:
Replanting of median landscaping to include pears,
ash and oak trees.
Funding Sources:
City 5-year Capital Improvement Program
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 side-
walk, 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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC FLAN
2-41
38
ApPENDIX A
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. Improve-
ments are proposed to be phased over the term of the Specific Plan, with street trees the first priority.
Trees are assumed to be 24" 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 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 Stevens Creek Boulevard Street Trees - Quercus agrifolia @40' a.c, 24" box: $500 delivered; $1,000
installed (inc. irrigation and demo).
Quantity: 120/210 Cost: $120,000/$210,000
Crossroads Street Trees - See Crossroads plan
Central Stevens Creek Boulevard Street Trees - Pyrus calleryana "Chanticleer" @ 25' a.c, 24" box: $500
delivered; $1,000 installed (incl. irrigation and demo);
Quantity: 548/960 Cost: $548,000/$960,000
East Steq,}ens 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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLA..N
2-42
ApPENDIX B - ACKNOWLEDGEMENTS
39
APPENDIX B - ACKNOWLEDGEMENTS
1995:
City Council
Wally Dean, Mayor
John Bautista
Don Burnett
Barb Koppel
Lauralee Sorensen
Planning Commission
David Doyle, Chairperson
Paul V. Roberts, Vice Chairperson
Donna Austin
Andrea Harris
Orrin Mahoney
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, Planner II
Anu Natarajan, Planning Intern
Yvonne Kelley, Administrative Secretary
Pam Eggen, Administrative Clerk
Bert Viskovich, EE., 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 Mahoney
Kris Wang
Gilbert Wong
Mark Satoro
Planning Commission
Lisa Giefer
Marty Miller
David Kaneda
Jessica Rose
Paul Brophy
Staff
David Knapp, City Manager
Steve Piasecki, Community Development Director
Ciddy Wordell, City Planner (Retired)
Piu Ghosh, Assistant Planner
Beth Ebben, Administrative Clerk
Ralph Qualls, EE., Director of Public Works
Glenn Goepfert, EE., Assistant Director of Public
Works
Consultants
Michael Fornalski, Michael Fornalski Illustration
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2-43
40
Amendments By City Council As of
Sept 4, 2000
As of March 3,1997, amendments to the Heart of the City Specific Plan will result in a page revision date
in the lower inside comer of the changed page. Types of changes may include page-numbering, minor ty-
pographical 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, 200000-192 & 00-193 Map: City Center Area changes
August XX, 2008, Ordinance 08-XX: Conformity to General Plan
CITY OF CUPERTINO - HEART OF THE CITI' SPECIFIC PLA.N
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CITY OF CUPERTINO
Heart of the City
Specific Plan
2-45
E~-:.-:c:c~-: l--\~
7;~C C;'c\- Cc....:;~cil
('~~C'~--(':~ 2, ll}95
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Table of COl1tents
1I1 tr 0 d U cti 011 .............................................................................................................................. . . .. 5
Po Ii C\' F r a 111 e '\" -; 0 r k . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 7
L.L~ND USE ~\'1AP AND SPECIFIC AREAS ........................................................................ 12H
Streetsca pe Desi g:I1 ................................................................................................................. 13~
De\~elopn1el1t Sta11dards a11d Design Guidelines .............................................................. 18-l-7
De,. e I op In e11 t St a11 d ards. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 22~
Re,rie'\v Process for :t\1odificatiol1 of DevelopInel1t Sta11dards......................................... 35~
De s i gI1 G ui d e li11 e s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 3~
Site 1111prO'ie111e11ts And Landscapin g Guidelines .. ...................... .................................... 4643
111fr as tIU cture PI al1 .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 5049
1111 pIe 111 e 11 t a ti 011 ...................................................................................................................... 51:3-G
A P pe11 dix A ............................................................................................................................ 52*
A P pe11 dix B ............................................................................................................................. 56~
T~blc of ContcT:t~
II: tr 0 d u cti 0 I~ .. ...... ............ .... ................ .... .......... .......... ...... 5
Po Ii Cj" F r .J.11~ c ~ \" 0 r l( ........................................................... 6
LJ.l~d v::;c ~,1~p J.l~d SpcciJ.l.L\.rcJ.~ ................................ 8
Strcct~c~pc Dc~igr-: ........................................................ 10
Dc\C,-clop11~CI-:t StJ.I-:dJ.rd~ J.lld Dc~igr~
Cui de lil-: c ~ ....... ............ .... ... .... ............. ........................ .... 21
Dc"", - c 10 p n-:CI~ t S tJ.I~dJ.rd~ .............................................. 23
Sil-:glc FJ.lnily Rc~idcl-:tiJ.l Dc"",~clop111crJ
S tJ.l-: d ~ r d~ . .... ....... .............. ..... ............. ..... ............. .......... 31
Exccptiol-: Procc~~ for DC"",~21opn-:cl-:t StJ.11dJ.rd~ ..... 3"
D c ~ i or.. Cui del ir: c ~ ......................................................... 33
I1-:fr J.~t:-:: ct:.1rc P IJ.l-: ........................................................ 18
11":-: pIc 11-: c:-: t ~ ti 0 r.. ............. .................. ................... ..... ...... 19
" 13 F' e""' ai~' " . c:: g
.. ~ iL. ~ ~ ~.................................................................... ~
Page 2 of 57-3+
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City Cour.:il
".~,1J..ll=,~ DCill.., ~.fJ.:,~or
Jal"".:-: BJ.u::~::J.
Do:-: Burne::t
BJ.rc Koppel
L:.:.:r:::.lee Scre::......:e:-:
P l~....... --c.::.16 Co :::uniJ s: 0:1
D:,T:id Do:.-12, Ch:::.:sperS0:1
P.::ul '.T. RO:":2r::, '.Tiee Ch:::.:.rpe:-:on
D2X1J. . ~ :J.:;~"":1
. '\'.:-: dre.:: H - -:-:.s
Orr~""'. ~,1:1ho::.-:ey
~
Dal-:J.ld Bro~..,"n, Ci:-y ~.1.:Ul:::..;er
Robert 5. CO...::l1....." _"....ICP, Di:-ec:or of Cc::--..::"'..uni:-y De":elopn"'..e:-:t
Ciddy "'-,lordell, ~^.JCP, Ci:-:, PI'::::'1l1C:-
C olir, Jill"'..';, ~'\JCP, ~ "....~= o:i.:::c PI'" ......:1er /Proj e::'~.l:::.1-::1.;er
~.1ichele Bjur::"'...::1"'.., _''.JCP, PL:m....ter II
'/ e:-J. Cil, Pl~"L.l1er II
~\11U :'2.::::::.r.::j:::.r....., PI-"-':-:h"l; L"l:er:-:
y..: O:lne Kelley, ~ "....c.r:Lini::r.:: ::':c Se::-e:.:::-y
P:x-: E.;.;en, ~ '\.~:1....ini~:r:. :i","e Cle:- k
Bert ',ii:;}~oT,"ic1...., P.E., Dir2c:or cf Pl:~Ec '^J crl~:
Clcnn Crio';' P .E., TrJ.f5c En';::1ee:
5tC",~c DO':."lir,g, Director of PJ..rk~ :u-:d ReC:-2J.:ion
COf'..sul:J..r.t:. / COl....:r:.cu:or:
Freedn-::::.r-: T~"lo Bo:ton....ley, Street:c.::~e & l.irb:u-: DesiST: Con::.:l:J..l....::
/'..n....el"'..dl:-:el"'..t: By C::;~ Council."....: of SCJ?: 1, '""000
;"....: cf ~.1J..rc113,1997, J..n"'..endl:-:el-::: :0 :l-:e HeJ..:-: of the City Spe:ific PI"',,-: .....~ill :,e::.rlt::1 .:: p.::;e :'c',"i:iol-: d.::c
ir-: :...~e 10....:2r ~.....L:ide :C:-:1C: of the cl-::::...."loc~ J?:.;e. T:,pc: of ::-L-.....';C:; ::-::.y in:!udc ?:.;e l-::.:::"'..herir-:.;, n1i..-,o:
:;~fogr:'f1LicJ.l or CO::11etic chJ..n.;c: or FeEc:; ~""'.d text c1-:':::':1;c:. S::b::::"'''-::iT:e (1-:::r-:;2: "..::.ll be :-:o:ed :.:-: tl-:2
t:::.clc helo',,:, ir-: J.dd:tio:-: to ::1-:e p:::.;e :e":i:ic:-: d:1:c:.
D:1:e Orc.i:1.::..-.ce De: cri:t=:::O:l
~!:.:::-:l:er
~.l:::.:-d-: 3,1007 CC l7S3 Text J..l-:d ~,lJ..F: C::-:,- Ce:1te:- ."...:-(:1 Cl-:::r-:;2S
DCCc::lb:r, 1997 CC 1769 Text: 5i:-:;le FJ..l:--..:.l:, Re:ider-:ce: .."...llo",':ec 0:-: CC:-::J..:':-: P:-o~er:ic=
July ~, 1993 CC 1786 Text: Excc:t=::io:-: Pr02C:;:; for Dc':e~oFr:lel"'..: 5::u-:d.:l:-c:;
JUl"'..C 10, '""00000 192 & 00 l03 ~.1.::?: C::;~ Ce:l:e:- .\.r2:' c1-:':::-:;2:
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Th.e City of Cupertino
List of Diagrams aJld Maps
Lalld Use Map
Streetscal-")e COllcept Plall
De\Telopnlent Guidelines
Hc~r: of the Cit:,- Spccific Pl~l-:
L ~r: d LT::;. e ~ 1.:. ~ P ................................................................. 9
Strcct:;~~pc COI-:ccpt PIJ.I-: ........................................... 11
FrOI-:t:lgc RCI10\-:ltiol-: COI-:ditior:~ .............................. 13
Otl-:cr Frol-:t~gc Rcr:o...~-:ltiol-: COI-:ditior:::; .................. 16
C on-:l1-:crci:tl RctJ.il Dc"',-clopn-:cl-: t ............................. 31
Con111-:crci:tl Officc Dc"',-cl OPIT:CI-: t ............................. 39
~\fulti Dl1it Rc~idcr,tiJ.l Dc"',-cloPlT:CI-:t ...................... 12
Rc~idcI-:tiJ.l/RctJ.il ~\1ixcd U::;c Dc...\~cloFl:-:cr:t ......... 11
1 SCJ.:;Ol-::; Orcl-:J.rd ....................................................... 53
Dc::;igr-: Elcr:-:cl-::~ ............................................................ 51
11-:c City- of Cupcrtil-:o
~
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Introduction
Overview
The Heart of tIle City Specific Plan provides specific development guidance for one of
the most ilnportallt commercial corridors ill the City of Cupertino. The purpose of the
specific plall is to guide the future development and redevelopmellt of the---+-f-
approxin1atelv 552 250 acre Stevens Creek Boule\Tard Corridor ill a InalUler tllat creates
a greater sellse of place and commUllity idelltity ill Cupertino. The overall goal is to
develop a Heart of tIle City, a pedestriall-ulclusive gathering place that will create a
positive alld memorable inlage of Cupertulo
To achieve this goal, tIle Specific Plan intends to guide future investment alld
developmellt ill the area by:
1) Pro\Tiding a clearly defined plall for tIle inten.sificatioll of certaill subareas and
the arrangement of land uses. to concentrate activity;
2) Developulg detailed de\Telopment stand~rds and architectural guidelines to
lllform builders aIld the public about tIle comnlullity's expectations for quality
de\Telopmellt; alld
3) Comn1ittill.g public investment aJ1d establisllll1g additional financing to fund
public ilnprovelnellts tIlat will enllallce commUllity idelltity aI1d unity along
Stevens Creek Boulevard.
TIle Plan does not ir:te:....d :0 force the relocation of businesses; such decisiollS ~\~ill be
dictJ.tcd b)~ pcr~oI:J.I reJ.::;OI:~ or are deternlilled bv market conditiollS, rather, the land
use regulations and design guidelines are in place to guide future development alld
renovation of existing businesses. As SUCIl private development will probably occur
incremelltally, but directed toward a common visioll.
Specific Plan Area Description
Authority for the Plan
Section 65450 of tIle Californ.ia Goverllment Code provides for local goverlllnents to
prepare specific plalls for tIle systematic implenlelltation. of tIle Gelleral Plan. Thu~, tIhe
5~pecifie 17Elan is a plalming tool that can be used to carry out the goals and policies of
tIle Gelleral Plan. State law establislles certain milumum requiren1ellts that must be
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adhered to in a specific plan. These requirements ulclude text and diagrams that specify
all of the following in detail:
1. Tl1e distribution, location alld extellt of tIle uses of lalld, including open space,
within tIle area covered by the pla11.
2. Standards and criteria by wllic11 development will proceed and standards for the
conservation, development, alld utilization of natural resources where appropriate.
3. The proposed distributio11, location and illte11sity. of major cOlnpo11ents of tIle
public and private transportatioll, sallitary sewerage, water, storm"\vater drainage,
solid waste disposal, energy and other esselltial facilities proposed to be located
witllin the area covered by the pla11 an.d needed to support tIle la11d uses described
in the p la11.
4. A program of implementation measures including regulations, programs and
public works projects and fina11cing measures needed to carry out tl1e provisions of
t11e tl:rcc prcccdu-:g FJ.r~grJ.pl-:~ plaIl.
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. Policy Framework
Overall Goal
To create a positive all.d Ine1110rable image of Stevens Creek Boulevard. of Cupertillo,
J.I~d T,~i~uJ.ll:y J.rLd fUl~e::iorLJ.II)'" lil.....k tl~c Inajor acti'\~it)- ccl.....ter~ 01~ SteT,Ter:~ Creek
BOl1.lcT/J.rd froln Higl.....~\~ay. 85 to tl.....c CJ.~terl"'" eity- liIl~it~. ProT,-ide J.1..... ecol~olnieJ.lly T\~iJ.ble
el.....T,~irOllll~ellt for J. ba):::ll.....ced Inixture of cOl1U1~erciJ.l, officc, eiT,-ic, cultural, rccrcatiol.....J.l
J.l~d rc~idelltiJ.llal~d u~c~ tl.....J.t .:lre lil.....ked -;\-ith ~.:.fe al.....d effieiel~t eircul~tiol1 J.l~d :::1CCC~::;.
Land Use/Economic Goal
Develop a Heart of the City that provides a variety of lal1d use opportunities of mixed
use developrnel1t, enl1allced aeti\Titv 11odes, aJ.ld safe alld efficiellt circulatiol1 alld access
for all nlodes of tral1sportation bet\,,'eel1 acti\Titv cellters tllat help focus alld support
activitv ill tIle cellters.tl.....at enl......:ulcc::; :::1ctiT,~it)T ill tl~c n~J.jor :::1etiT,-it)~ CCl~ter~.
Policies
1. n.....ree T,,,TO major :::1ctiT,-it)'" cel~ter~ areas alld tIlree subareas are ide11tified,;; eaffr
~erT,-iI~g .J. differcl~t purpo~e. l'!e~\T lal~d u~c::; J.l~d dCT.:cloplTIent ~hould elll~J.l.....ce
actiT,~itJ~ iI..... t11c::;e center::;. T1~c l.:ll~d u~c el1~pl""'J.::;i::; for e:::1el..... :::1ctiT,~ity'" eCl~ter ~I~ould be
Ol~ like :::n~d con~plcn~entJ.rJT u~c::; .:ll~d :::1ctiT,~itic~.
O::k:;/Dc .LL1~71=~ CcIZc6c Crossroads
Cultur.:ll, Educa:iol.....J.l, Rccrc.:ltiol~.:ll al~d Speci.J.lty Retail Cel~ter. .t\.ll active,
pedestriall-oriellted SI10ppiIlg .district alollg Ste\.TellS Creek Boule\'ard,
bet\Veell De AI1Za Boule\Tard and Stellillg Road. Develop111ellt shall I1ave
retail uses "vitIl storefrollts 011 tIle grOUlld level. COlnnlercial office uses Ina\T
be allo,t\Ted 011 the second le\Tel. Limited residelltial uses are allo\ved.
Cro~:::;-o:::.d.:;/Cfty Ci:~ic CC77 fcr Ste{)e71S Creek BaJA levard
CCI~eral Con-:ll~ercial, Hotel, Hibl~ Del.....::;ity Rc~idcl.....tial, al~d Office &
COT,~crlunel~t u~c::; A 11lixed COlTIlnercial, office alld residelltial corridor
cOIUlectillg De A11za College, Crossroads, City Center alld Vallco FasIliol1
I\1all extendirlg frolll HigI1,,\rav 85 to tIle ,vest to the easterl1 city linlits.
V\Test Stevells Creek Boulevard (tronl Higll'''Tav 85 to ArltOll \lVav):
Illcludes tIle Oaks Sl10ppillg Cellter alld tI1e De AIlza COll1nlUl1.itv College
campus. Ne\v de\TeloP111ellt sllould illcorporate Inixed
cOlnnlercial / residelltial uses.
Celltral StevellS Creek Boulevard (fro111 De Allza Boulevard east to
Perinleter Road): Ne,v deyelopll1el1t sI1all COllsist of
con11l1ercial / COll1111ercial office uses 011 the first floor. Office uses are
pernlitted 011 tIle second tloor. Residel1tial uses are allo,,,Ted. Residelltial
111ixed use is allo,,,red if tIle residelltial Ul1its provide all illcel1tive to
develop the retail use, if tI1e developn1ellt is \,,'ell desiglled, fil1ancially
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berleficial to Cupertillo, pro\Tides comn1UlLit\T aInelLities al1d is pedestrian-
oriented.
East StevelLs Creek Boulevard (fro111 Perin1eter Road to easterll Citv
li111its): Ne\v developn1e11t sllall cOlLsist of COI1LI11ercial / conLrnercial office
uses on tIle first floor. Office uses are pernLitted 011 the secol1d floor.
Residential uses are allo\'ved. Residelltial 111ixed use is allo\'ved if the
reside11tial UlLits pro\Tide all il1cel1ti\7e to de\Telop tIle retail use, if t11e
develop111e11t ~s \,vell desigIled, filLallciallv bel1eficial to Cupertil10,
pro'vides con1ll1ulLitv a111eluties and is pedestrian-oriented.
TIle properties as s110,\'n ll1 Fi gure 1 011 pa ge 11 shall ll1ain talll the Heart of
tIle Cihl Park\vav Lalldscape EaseD1ellt and Frontage Rellovatio11
requireI11e11ts and sllall n1eet tIle DesigIl Guidelllles ill tllis docunlel1t. Tl1ese
properties i11clude De A11Za College, properties to tI1e soutll of Steye1LS Creek
Boulevard \vitllll1 tIle City Center area, properties to tIle 110rt!1 of Stevens
Creek Boule\Tard \vitlLlll the Soutll \lallco Park area.
1/L'7l!co Fa~hic;: P::rk & 17ici7;ity
Cer:er~l Con-:Inerci~l ~r:d Hotel u:.e~
2. TILe majority of the 250,000225,300 square foot ret~il commercial development
allocatiolL for the Heart of tILe City should be de\Toted to erulancillg activity llL tIle
major activity centers alollg the corridor.
3. Parcels Ollar l1ear iIltersections ill tIle StevelLs Creek Boulevard area sllall1laye a
11eiglLbor11ood cOD1D1ercial con1ponel1t.l11rOOO ~qu~re feet of office de~,-elop:Tlcr:t:
91,000 ~qujre feet froIn the "TO..,'.I..... Cel.....ter & Cro~~ro~d~ Con-:ers ~lloc~tiol..... pool"
~l.....d 50,000 ~qu~re feet f:OI1-: tl-:e "l'!OI..... de~igI-:J.ted J.llocJ.tio1-: pool" J.re J.llocJ.tcd for
t1.....e Sy~1.....~1-:tec CorporJ.tiol..... office cuildil.....g J.t tl.....e City" Ce1-:ter J.reJ., J.~~e~~or p~:cel
1.....0. 369 01 035.
4. T11e 11,500 square foot office developnlellt allocatiollI1lav be used for office uses ill
the Crossroads, Celltral and East Ste\leI1S Creek Boule\Tard subareas.
~5. Mixed commercial and residential developnlellt may be allowed il..... :he J.cti~,-ity
cel.....teI~ ~\.l-:el..... :l.....e di~tributio1-: of re~idel.....tiJ.l ~l.....d con-:n.....crci~l u~e~ eru.....J.l1ce~
pede~triJ.l-: J.cti~,.it);. 11.....e r:-:J.)~iIl""'Ull"'" de1-:::;it)~ i~ 35 d~\~ellll""'g~ per gro~~ J.cre.if the
residelltial urtits provide all lllcelltive to develop retail use, if the deyelopnlent is
\'\;-e11 desiglled, fiIlallciallv be11eficial to CupertiIlo, pro'vides C0l1l111Ul1it\T a111elLities
alld is pedestria1l-oriented.
5.LJ.~.....d :.:~e~ betv,~eel-: tbe J.ctiT,-ity cerrter~ ::;l.....ould l.....clp focu~ ~l.....d ::;upport J.cti",-ity'" il..... the
ce~.....:er:::;. Prin.....J.Iy'" l~l.....d u~e~ ~l.....ould be office ~l.....d re:::;idel.....ti~l u~e~.
6. El.....co:.:rJ.5e 1.....ou::;il-:5 J.IOl.....g tl.....e BouleT,~J.:-d by- rezol1il.....5 fo: up to 500 d"\\-elli1.....5~ 0:..... or
l.....e~r SteT,-e11~ Creck Boulc",.J.rd. Residel1tial or office de\Telop111ellts sILall be
cOILsidered i11 I1lid-block parcels. TIle 330 Ullit residelltial allocatioll is available for
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th.e e11tire area; I10.vvever, limited reside11tial uses are allo,ved ll1 the Crossroads
area. TI1e maxinlun1 densitv allo,vable s11all be 25 d\velIulg Ullits per acre.
7. Project specific de"velopnlellt allocatio11 "and de"veIopnlent intensity ,viII" be
deternlined OIl. a case-by-case basis ill. con.jUllctioll ,,\lith specific developnlellt
r e \Tl e ,"\7.
S tr J. tc g)T:
l'!c~\. l:ou~ir:g ~itc~ ~rc idcr:tificd ~long Stc~,.cr:~ Crcck BoulcT,TJ.rd. Ir:ccr:tiT,-c~.
~11ould bc dCT,.clopcd to cI-:cour~5c rc~idcnti~1 rcdcT,.clopn~cr:t. Tl-:c follo";\-iI~5
T,T~(J.rlt, ~ub~t~-:tiJ.lly w-:dcrutilizcd or w-:dcrbuilt ~itc~ ~rc cI-:courJ.gcd to
priT,TJ.tcly i.cdcT,.clop J.~ rc~idcl-:ti:ll or r:-:ixcd con-:l1-:crciJ.l :ll-:d rc~idcl-:tiJ.l
Frojc(t~. Ex~i~til-:5 lC5J.1 u~c~ 11-:J.Y cor::li--:uc w-:til :l--:c propc:..tic~ :lrc
rcdcT,-clopcd. .
BOJ.t-;\.orl~~/E:l~tcr1-: Cit:; Lin-:it~ .L^.l..rc~
"~1crccdc~" LT~cd C:lr Lot
.L\rc~ ::;urrou11diI-:g 1,^/l--:crcl-:ou:.c Rccord~
(B iJ.r: (I-:i 1, ^l J. ). )
',^/ood-;\-ork:; Sitc
D~r,-id~ol-: Cl....c...,.rolct Sitc
~8. Plall. for tll.e gradual development of vacant, ll.Ol1.residential sites and tIle upgradlllg
of w1.der utilized, nonresidential sites.
Strategies:
. Identify Stevells Creek Boulevard commercial sites betweell tIle major acti\Tity
ccr:tcrs areas and provide Heart of the City retail commercial developme11t
allocatioll. for tIle upgrading of these properties to Heart of City design
stan.dards.
. Prepare developme11t regulation~ alld guidelines that clarify City expectatiolls
for quality developlnellt.
. l11.rough ecollolnic deveIopmellt activities, focus 011 attracting ne\v busillesses
alld retaiI1.ing existing busll1esses.
&-9. Ensure tIle compatibility of adjoll1.ing land uses
- I
Strategy:
Prepare land use and developmellt regulations tllat assure compatibility, wIlile
eIllployillg specific, weIl-desigrled buffers for adjacellt residellces.
9-:-10. Gellerally, tIle expellditure of public fullds to acquire alld de.velop typical
11eighborl1.ood parks is 110t elldorsed; I10We\Ter, passive rest areas sllould be
il1.COrporated i11 new"developnlellt to tIle. extellt feasible alld in furtherance of Heart
of tIle City SpE;cific Plall policies. 5(11ao1 ~itc 1acJ. :iar:~ :1-: !'IcigI....bo~l-:oad::; Ll J.l1d L2
::;l--:ould be co:-:::;idercd fa:' public cxpel--:ditu:c::; J.::; ,,;\.c1l :1::; C:Accl~~idc PJ.rl~ J.nd
lil-:kJ.gc::;.
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Circulation/Parking Goal
Facilitate efficient alld safe movemellt of people alld vehicles with.lll the specific
plalming area. Maintain or improve transportation level of service (LOS) "D" except at
tIle llltersectioll of StevellS Creek Boulevard and De Anza Boulevards alld at tIle
illtersectioll of Ste\Tells Creek Boulevard and Stelli11g Road, where LOS E+ is allowable
to further a nnique comlnunity gathermg place.
Policies:
1. Promote bicycle and pedestriall access iT: t1-:c ~cti\~ity ccr:tcr~ J.~ ~\~cll J.~ along
Stevell$ Creek Boulevard ~y creatmg a 11etvV'ork of attractive formal and informal
pedestriall path.ways that lmk together the Boulevard and adjacent properties.
Strategies:
. Evaluate opti011S 011 Stevens Creek Boulevard to il1lprOVe the pedestriall
ellvirOll11lellt by proacti\ielv 11lallagUlg speed li111its, tlleir lllallual alld
auto111ated el1force1nent alld traffic sigrlal s~Tncllrollv.
. Require pedestrian planniIlg for new dCT,-clopn-:cl-:t ~\~1-:icl-:develop111ellt tllat
in.cludes pedestriaI1 linkages betwee11 properties a1ld pedestria11-oriented
amenities ~t t1-:c IT:J.jor J.cti\~ity ccrJcr~.
.. Barriers to pedestriall access should 110t be created betvveell adjolllll1g retail
cOffilnercial properties.
o Encourage active, outdoor-or~ellted conlmercial ~ses iI-: t1-:c ~ctiT,~ity~ CCI-:tcr~.
o Develop design guideliIles alld lllcelltives for pedestrian plazas, courtyards and
passive rest areas.
. Complete implementatio1l of the bicycle plan for Ste.vens Creek Boulevard an.d
provide bicycle racks as needed.
" Illvestigate the possibility of creati11g greater pedestriall access betwee11 the
residelltial neighborlloods and retail ce11ters.
. Investigate potelltial open space lUlkage fronl Creekside Park to Stevells Creek
Boulevard alld llltO Vallco In.dustrial Park USi1lg the Calabazas Creek Corridor.
2. Improve traffic flow ,and visual contiIluity along tIle Boulevard.
Strategy:
Reduce the nUlllber of curb cuts by requIrIng sllared driveways alld
illtercolUlected roads along the Boulevard where feasible througll private
developmellt improvemellts.
3. Adjust parking stalldards ill accordallce with actual land use demand.
. Strategy:
~Establish revised parkulg standards for mixed used develop1nellts that include
residential uses.
. Require sllared parkil1g agree111ents ill tIle Crossroads area, \vitl1 oyerall
parki11g stalldards reduced to reflect shared parkillg arrallgenle11ts.
Page 10 of 57~ I,
2-54
Urban Design/Streetscape Goal
To create a high quality and distinct community ilnage and a fwlctiollal alld vibrallt
heart for Cupertino.
Policies:
1. Provide a public improvemellt program, de\Teloplnellt standards alld design
guidelul.es that will promote tIle future image of Ste\TellS Creek Boulevard as tIle
Heart of the City.
Strategies:
· Implement a streetscape progrJ.n-: ,\-I-:ic}-:program tl1at will create a distinct, but
coIlesive, high quality image for Stevells Creek Boulevard.
· Requi.re compliallce with the Heart of the City desigll guidelules for new
de\Telopmellt or redevelopment of existulg buildillgS. Emphasize urball design as
a major consideratioll of tIle design review and approval process.
o Promote Boulevard landscaping th.at cOlnplelnents the plaruled lalld uses alld
activities alollg the Boulevard.
o Enhance alld promote the creation of public space througIlout the Heart of the
City tlTIough the use of building siting alld desigrl, public art, landscapulg and
street furniture.
· Design elltry poults aIld L:ll-:dn-::1rl~~ ~\.I-:ichla11dmarks that provide a sense of
arrival to tIle Heart of tIle City, ul.itiate tIle streetscape thenle alld pro.vide
sigll_age to important destulatiolls.
o Develop entrance conceptsL wIl.icI1 may include structures andlor lalldscapillg
for major projects to be implemented by private property OWllers.
o COll.sider tIle visual and fUllctional access of sigll_ificallt public facilities 111
developulg buildillg designs for tIle Heart of the City.
. Emphasize private property landscape materials tIlat complemellt the streetscape
lalldsca pe p lall.
= Dc',-c}op eCOI-:Olnic u-:cel-:ti',-c~ for propert). o"';\-ncr~ ~\-l-:o "';\-i~l-: to :1rch.itcctur:111yT
:,el-::1bilit.:ltc or rcdc',-clop tl-:cir propcrtic~.
o Ilnplelnellt a plall to Ilave a professiollal architectural advisor to assist tIle City in
the design review process.
2. Softell alld d~fule the hardscape of parkulg areas, pedestriall spaces and patll\tvays
by usulg lalldscapulg J.l-:d :;trect furl-:itu:.c.
Strategy:
Develop desigrl guidelines for the use of laIldscapillg alld furll.iture lll. the
hardscape areas in order to defille and separate use areas as vvell as create more
attractive environments.
Page 11 of 57~ I
2-55
LAND USE MAP AND SPECIFIC AREAS
2-56
Page 12 of 57~ I
Streetscape Design
Backgronnd and Purpose
Tl1.e Streetscape Element of the Specific Plan. implements commUDity desigIl goals
cOl1tained in the 1993 General Plan, arr4-design concepts subsequelltly developed alld
revised ill the 1993 "Heart of tl1.e City" Design Charette, al1d al1V l1e\\l policies al1d
cOl1cepts identified ill tIle 2005 Ge11eral Plan. TIle ge11eral streetscape concept el1dorsed
at tIle Charette was named "Parkurbia." It promotes a "green" city, acknowledges
Cupertillo's agricultural past, and has linking tIle street's lnajor activity centers with a
cOlltinuous lalldscaped parkway as a principal objective.
TI1.e Streetscape Elemellt complements tIle Specific Plall's LalldUse Elelnellt by
reflecting tb.e corridor1s differellt laIld use concentratioIls and desigrlatiolls. DesigIl
approacIles vary to accommodate land uses. OptiOllS for implemel1tation depelld to a
significant extellt 011 the type of existing developmellt immediately adjacent to the street
right-of-way. Streetscape policies also. reflect the setback, frolltage improvemellts, and
larldscape aild signage requirenlents establisb.ed in the Plan.'s Development Standards
and Design Guidelines. Togetller, these three Plan Elements combille to promote all
attractive, mixed-use boulevard, COllsistent \,yitIl the goals of the Gelleral Plan.
Streetscape ilnprovemellt policies apply to both public al1.d private sector actions ill the
Specific Plall Area. For exalnple, large-scale improvelnents \,yithill tIle existillg rigllt-of-
way, SUCll as street trees alld street ligIlting, may be best implemented by tIle City \1\Titll
future reimbursemellt by private property owners when redevelopmellt occurs;
constructioll" can be more efficient alld tIle appearance of the improvements more
COllsistellt. Impro.vemellts to private property adjacellt to the right-of-\,yay would lleed
to be coordinated with the City, but could be implemented as part of pri.vately-financed
site rellovatioll or redevelopment. .L\. COIT'LbirLJtior: of public J.rLd pri~,-~tc furLdir:g could
be u~cd to firLJ..rLcc ci~,Tic lJ.rLdll-:J..rl~~ J..rLd/ or ~h"cct:'cJpe furni~lliI-:g~, ~ucl-: J..~ ber:cl-:e~ J..l-:d
bu~ ~l:elter~. However, tIle primary purpose of tIle Streetscape Element is to define the
improvemellts needed to fulfill the City's visioll for the Stevens Creek Boulevard
corridor. It allows for flexibility in terms of pllasing, fin allcillg , alld. desigrl
modification5 ill order to address tI1.e lleeds of tIle City alld Specific Plan Area property
O\,yllers and busi1lesses.
Streetscape Design Principles
The Streetscape Elelnellt Ilas futtr-fi\Te u11derlyiI1.g prjnciples:
1) Unify tIle Visllal Appearance of tIle Street witll Orchard/Gro\Te Street Trees
Plalltillgs, a Consistent Palette of Furllishings, and Civic Landmarks.
2) Impro\le the Pedestrian Envirollmellt Alollg the Street Frolltage \,yitll Passive
Rest Areas, Planting Strips and Bufferillg Trees alld SIlrubs.
3) Allow for. Flexibility ill tIle Design of Streetscape Ilnprovements to Address
Access and Visibility Needs of Adjacent Commercial De\Telopment.
Page 13 of 57~
2-57
4) Acco~modate Options for Implelnentin.g Streetscape Improvements: e.g." City
Construction, Reno\Tation.s of Existing De\Teloplnent, Standards for New
Development.
5) Create a w1ique pedestrial1 oriel1ted activit\T cel1ter at t11e Crossroads.
DesigI1 C011cept
Tl:rcc Four streetscape subareas are defined for the corridor: West C:;:tc:;.~~ySteI'ens Creek
Boulevard, Crossroads, TJ:L'7; Cc;;tcr Central SteIJens Creek Boulevard, and East
C ~;.t~~v7Y 5 teVe71.5 Creek Bou lepard. TI-:c::,c sub:tre:t::; F :trJ.llel tl-:e tl-:rcc 1:t11d u~c ::;ub :trc:t::;
c::;t:tbli~l-:cd ir: tl-:c CC1-:crJ.l PlJ.l-:; i.e., Dc .L\1-:zJ. College, T 0",\-1-: CC1-: tcr, J.1-:d \7 J.11co
Sl-:oppu"'t; Ccr:tcr. See the Concept Pla11 on t11e following page.
A continuous curbside plantu1g strip an.d a contu1uouS row of street trees would extend
alo11g t11e e11tire corridor. However, eac11 subarea would feature a differe11t tree species.
Tree species are selected to reflect differences U1 the character of development in t11e
subar.eas al1dj or the predolnina11t types of existing trees and fto11tage conditio11s.
Streetscape Design policies for. eac11 of the subareas are described belo\,y:
West C:;:;'C::"~::::l Stevens Creek Boulevard - Tl1e West CJ.te~\TJ.)" Steve11s Creek Boule\rard
subarea extends from Route 85 to Stelling Road. Tl1e plantul.g theme is a11 "Oak Gro've."
It features an u1formal planti11g of Live Oaks (Quercus agrifolia) a11d nati\Te wild
flowers in. curbside pla11tu1g strips an.d tl1e center median. It is a11ticipated that tl1ese
oaks could be plaI1ted amo11g t11e existing Deodar cedars at De A11za College without
11eedir1g to remO\Te the existing trees. This approac11 is u1tended to bru1g the landscape .
of the adlacent foot11ills into the City, as ,,yell as tie together the existiI1g character of De
Anza College, Memorial Park, a11d T11e Oaks shopping center. Trees should be planted
at approxilnately 40 feet 011 center. Decom'posed granite sl10uld be used as the surface
material vv11ere appropriate.
Crossroads - Refer to t11e Crossroads Streetscape Plal1 for details. TI1is subarea extends
fro111 StelliI1g Road to De Ar1Za Boulevard.
TO~~7; CC1;;.crCel1tral SteIJens Creek Boulepard - Tl1e TO~\T1-: Cc:-::er Cel1tral Steve11s Creek
Boulevard subarea extends froln Stellir-:g ROJ.d De Al1Za Boulevard East to Portal
~^~~\TCl-:ue Peri111eter Road. The pla11ti11g t11~me is a tlFloweri11g Orchard.." It features a
formal pla11ti11g of Flo\vering Pear (Pyrus calleriana lC11anticleer") al1d grass in curbside
pla11tir1g strips. Flowering s11rubs could be planted ir1 t11e ce11ter median \vhere
appropriate. This approach fills i11 and exte11ds t11e tree plantings that presently exist
alo11g t11e street, a!1d the for111al tree placeIne11t expresses t11e in1porta11ce of the ~
Cel-:terCe11tral Steve11S Creek Boulevard as t11e civic a11d cultural heart of t11e City. Trees
s110uld be pla11ted in rows on both sides of the sidewalk at approxi111ately 25 feet on
cel1ter. COll:11-:e:-cial rctJ.il fro:-:t~ge~ ~l"'tould be pl:tl1:ed ~\Titl-: a ::;il-:gle :-O~\T of curb~ide
trce~ to I~..:airLtJ.il-: COl:-:l:-:crciJ.1 ~\Ti~ibilit:-i' 1,\11e11 the~e :-ct~il trce rO",\T:; tern-:il1:1tc :-:e:.r
dri"-\Tc~\TJ.).-::; J.rLd ::;trcet C011-:cr::;, J. :;l:ort Jccol-:d :-O~\T .of t:~cc::; ~hJ.11 be plJ.l-::ed. For retail
Page 14 of 57~
2-58
properties with narrovv driveways, the second row tree 011 each side of the driveway
I1eed not be pla11ted if it obscures retail visibility.
East C::t.C'~2S:~' Stevens Creek BOlA levard - The East CJ.tC"\\TJ.y,T Steve11s Creek Boule\Tard
subarea extends from PortJ.1 ,,\"~\Tcr:uc Peri1neter Road to the City boundary adjaceI1t to
Tantau Avenue. The pla11tll1g t11eme is a11 "Ash, Grove." It features a relatively formal
pla11ting of Ash (Fraxll1us species) in curbside pla11tll1g strips and t11e ce11ter media11.
Similar to the To,,;\-r: Cer:tcrCel1tral Ste\Tel1S Creek Boulevard subarea, t11is approach fills
in and extends the tree plantings tll.at presently exist along the street. It also combines
wit11 the "Oak Grove" U1 the West CJ.tC"\\TJ.Y' Stevens Creek Boule'vard subarea to fraITIe
the TO"',\TrL CcrLtcrCel1tral Ste"vens Creek Boule\iard subarea. Both will 11ave a s11ady,
son1ewhat rural visual character. Trees s110uld be planted in rows 011 both sides of the
sidewalk at approximately 35 feet 011 center. Grass or low-growir1g grou11dcover may be
used as t11e surface material. Con-:1TIerciJ.l rctJ.il frorLtJ.ge~ ~l:ould be pl:n-:ted "',\-itl-: J.
~irLglc rO"\\T of' curb~ide trcc~ to I1-:J.il-:tJ.irL con-:11-:crciJ.1 "\-i~ibilityT. ',\1"..C1..... tl-:c~e rctJ.il tree
ro"\\-~ tern......i1.....J.tc 1"..eJ.1 d:i.-,Te";\TJ.Y~ J.l"..d ~trcet COIner~, J. ~l-:ort ~cco1-:d rO"\\T of trcc~ ~l:ould be
plJ..1-:tcd. For retail properties vvith narrow driveways, the seco11d row tree on each side
of t11e driveway need 110t be planted if it 'obscures retail visibility. If a double row of
mature asl~es ~is already establis11ed along a commercial retail frontage, I1either rO'f\T
of trees s110uld be removed.
LOCJ.tio1.....~ for Ci~-ic LJ..l.....dn"..J.rl(~ J.re J.Lio indicJ.ted 01".. tl.....c C01-:ccpt PIJ..1...... 01.....C LJJ-:d1TI::.rk
i~ rcco11-:n-:crLdcd for eJ.cl-: of tl-:c tl.....rec ~ubJ.rcJ.~. C01-:ccptuJ.l dc~igI:~ J..rc dc~cribed Ul"..dcr
..'\. ppcrLdix ..t\...
Frontage Renovation Conditions
A curbside plantu1g strip 10 feet in 'f\Tidt11 and a side'f\Talk a minimum of 6 feet in width
sl10uld be established alo11g the e11tire fro11tage of t11e street. 111 t11e TO"\\TrL Ce1-:tcr Central
Steve11s Creek Boule\Tard a11d East CJ.te~\rJ.)'" Stevens Creek Boule\Tard subareas, a
planting area 10 feet U1 widt11 should also be established behll1d t11e walk to
accomlTIodate a second row of trees. COI1ditions along tl1e street vary, 11ovvever, and
implementing the Design C011cept in a Ul1iform way will be difficult, at least for the
11ear term. The Fro11tage Renovatio11 Conditions plans 011 the followll1g page illustrate
typical existing froI1tage C011ditio11S al1d recommendatiol1s for respol1di11g to tl1e1TI to
implemel1t the Desigl1 Concept. C011ditio11S are described belovv, from least to ITIOSt
constrained.
1) Wide Landscape Ease7nent with Planting Strip - This C011dition is t11e rTIodel for the rest
of t11e street. It c011tau1s a 10 feet' pla11tu1g strip a11d a 10 foot la11dscape easeme11t
adjace11t to t11e sidewalk. It reflects City requirements for frontage landscapin.g t11at
l1ave been i11 place for t11e past t\f\Telve years and as such, c11aracterizes most of t11e
l1ew developme11t along tl1e street. Existu1g trees ll1 t11ese areas, hO\f\Te\Ter, rarely
form COll.sistent rows. along the street. Additiol1al trees should be added to create a
double row of trees at a, spacing consistel1t with tl1e sh4eetseape design. Existi11g trees
of the recommended tree species s110uld l10t be removed if spaced closer than the
streetscape design.. O"ver t11e long term vvhe11 redevelopment of properties occurs,
Page 15 of 5757 I
2-59
t11e wide landscape easement wit11 planting strip vvill be implemented 011 all TOW11
Ce11ter and East Gateway frontage properties.
2) Curbside Walk with Landscape Ease7nent - A curbside pla11tu1g strip up to 10 feet U1
'''Tidth and a double rov\! of trees ca11 be established under this C011ditio11. Howe.ver,
because t11e widt11 of t11e easelne11t area varies, the second row of trees may l1eed to
be offset from t11e first ro,,,!; ~ee illu~tr~tioI:.
3) Wide Curbside Walk without Landscape Ease7nent - Ir1 this condition the entire curbside
right-of-way is paved as a sidewalk. Levels of pedestrian activity alo11g t11e street
generally don't demand a walk this wide, and a curbside plantu1g strip
approximately 6 feet wide s110uld be establisl1ed by removi11g the curbside portio11
of the walk.
4) Curbside Walk without Landscape Ease7nent - As illustrated, a monolitl1ic curb, gutter
and sidewalk exists wit11 a relatively narrow plal1tu1g area betwee11 the sidewalk and
adjace11t buildings and/ or parku1g areas. There is no la11dscape easeme11t adjace11t to
the rig11t-of-way, and there is only 10 feet withu1 t11e right-of-way. To implen1ent the
Streetscape Concept under t11ese c011ditions t11e 10catio11 of t11e walk aI1d plar1tu1g
area l1eeds to be reversed. A 5 feet curbside planting strip and a 5 feet sidewalk
s110uld be established '1\Tithu1 the rig11t-of-way. Trees s110uld be located U1 adjacent
parku1g lots as feasible to establish a double row.
Tree ~pccie~ ~I:d pl~l~:iI:g ~trip groU1~dco"f,~cr 11~~teri~1~ dcpel~d UpOl~ t1-:e ~tree:~c~p2
~ubJ.re~. I11 gCl~cr~l, l-:o~\-e"',-cr, cOl-:ditiol-: (1) i~ t)-pic~l ir~ t1-:c TO~\.l~ CCl-:tcr ~"'Jb~rc~; (',)
occu~~ iI~ J.ll ~ubJ.rc~~; (3) i~ t:,,-picJ.l iT: tl~c TO~\~l~ Ccr:tcr ~ubJ.rc~, J.nd; (1) i~ tj~pic~l il-: tl-:c
".^/C~t C~tc~\~J.~; ~u'bJ.rc~.
F:-Ol-:t~gC i:'1~pro"',~c11-:CI:t~ reco:'l:n~cl-:ded "\\~itl~iI-: tl-:c rigl:t of "f.\T~)" ~hould gCl-:cr~ll)~ be
ir~~t~llcd b)~ :l-:c City.. Tl-:o~e The frol1tage in1pro.vel11el1ts recomlne11ded out~idc tl-:c
rig1-:t of "\\T~): should be improved as part of renovatiol1S to existu1g developlnel1ts and
properties, a11~/ or required along wit11 a '1\Tider landscape easen1e11t if redevelopment
of a property occurs.
Street Furru~l1ing~
.L\~ l~C~\T ~trcct trce~ ~rc il-:~t~llcd, tl~c Ci t)T ~l-:ould J.l:;o bcgil-: to repl~cc ~l-:d ~ ugn-:cl-:t t1-:c
~trcct'~ c)~i~tir~g bCl~cl-:c~, trJ.~l-: rcccpt~clc~ ~l~d :idc"\\\J.lk ligl:til-:g. CCl-:cl'"J.l
rccon~11-:cI:d~tior:.~ for tl-:c::;c l:-:~tcri~l~ J.rc li~tcd ir~ .L'\.ppcl~dix .L\. "';\Tl:icl~ illclude~
illu~trJ.tiol-:'~, prod::ct injor::~~tiol~ ~l-:d cOl~~tructio:.-: co~t~.
Ci~,Tic LJ.ndlT:~rk0
Ci"',~ic LJ.l-:d11-:J.r l~~ J.rc rccoll-:1:-:Cl-:dcd :0 l~ibl-:ligh t cJ.cl-: of tl-:c tl-:.rcc ::;treet::;c~pc ~lld l~l-:d
u::;c ~u1c~rc~::;. COl-:ccFtl.:~11~1-:d11-:~rl~~ 0:'- de~igrL~ ~rc de~cribcd bclo"';\~ J.l~d illu~tr~:cd on
~}'C !ollo"f'-ir~ pJ.~c~ n..c ,....o....~ult....r..'::; ~pc,....~fic reco"~"ll"C""d"""ior~ ~rc dc~c"-~bc~ ir
L L.l.. "LO O. L '-.l.. L ...... LL '-.1. .1..... L L .1.L LA. L L .1..l.. \,.A L
.L\.FpCl~dix /\.. For ci"',-ic 1~11dl:-:~tl~::;, t1-:c ~pccific pL:l-: p:-ojcct Frioritjc~ ~:-c: 1) 1~1-:d:'T1J.rk
p"...:.clic ~rt, TO"f,\~l~ CCl-:tcr SquJ.rc ~:~d g~tc~\~~JT Cl-:trJ.:'-:cc~.
Page 16 of 57~ I
2-60
TC:,~~7~ Cc;:tcr Sq1>~&rc To ,.... C
'6: . . '\. 1. e1":.ter fiarle i::; e: . " .
~~tl,l~/he~efo1"e O1"..e of tl"..e mo::;t ',"i::;iblc 10eJ.at{~~,~,:"t~1,C:J.pe1"tino'~ bu::;ie::;t inter::;ectiol"..
" '1 Ie ene1"J.1 Pbr~ proce::;::; J.r~d the S " " , ,e COml1"..Ul"..lty. It \\'J.S 0. focu::; of
l,umDe1" of J.lte1"rJ.ti"es fo 't te, el,s Creek BoulcnJ.rd ,..les' I
II ,,1" 1 S use 'ar,d de::;i lOT .. ,~ 1';-1'1, C -:'J.rette ^
~en~~ 0. porti01".. of the ::;ite with conlmerci~l \~~~e explored, amor,g tl"..em de,."elop~~~
, . opmel"..t pbn. RetJ.ir,iI"..O' the arl- 0.::; ::; a::; part of 0. brger Tmo;r Certe
. ~ublIc officiJ.1s J.1-:.d i::; the p;licy ~ th~ Sp~p~r ::;:tc,e \';0.::; preferred by pJ.rticip~ts ~l-:'~
u::;e::; J.reHf' e d' . - Cl lC 0.1 '0 He,. "e'- 6: I 0
, " .. _, 0 -,e perm-:.cter of the S uJ.re _ ," . . - , . . , er, e;e Opll"..g ::ommerciJ.l
? ~::;ll '~::;::; ?ernce::; i::; 0.1::;0 0. policy of th~ Pbr 1.e:: ctJ.~l, re::;taunmt, pers01-:.a1 J.nd,l or
1l,,0 tl.e fm;t floor of 0. future de'- 1 ,. COIT,l1,erClJ.l spJ.ce should be ir~o
floor of 0. future hotel 01-:' the eJ.::;t'~;~~~;~~ ~~l~~e~outh side of the SquJ.re ;I~dr~~:~~~
Tl~c dc~igr~ of tl~c SquJ.rc . .
filJ.rt 6: ." - I' IS cOl"..ceI';ed J.s a Inr d ~ 6: .
. .: e '" It , smJ.ll to l1"..ediul1-:' sized trees ir ' ',:::;,-J.pe,' pa::;::;r;e ::;pJ.ce, ir,teI"..shTl-
I::; ll,tel-:.ded to l1-:'J.ke 0. bold st t ' 0.1. orcl ,J.rd lIke ::;ettir <" +1' e Sq' d')
." 0. emeI"..t ef d' " '0' ", uJ.re eSI ~'
~~~~Td J.S J.nother greeI-:' ::;pJ.ce. TI-:.e :::;q~J.1"e'~1~~,111:Ul"..Ity. J.nd boulc',"o.rd, rJ.ther t1"..J.1".. b~
1. sCJ.pe celer ,.. t f ,U COI-:.tall' fieee t . " f
f H J. cr cJ.turc~ upliol'f.. dL . ~ rlJ..L L cJ.turc~ :'cJ.~arJ.l
j3eefile 1 ' 0 ' ll, l? J.1' tefl' fi' "
. . , :::;u c -:. J.s 0. to. rn-:. e rs 11"..0.1" lee t. 0" or a1"Y 0. ctI \" i ti e::; de::; igI-:.e d toO. ttr:l ct
L::.7~.d;;:::rl~ PI/the .1.~ ~ .
1 . · .' " .1 .. . onsr::;teI-:' t v -i tl, tl' e t1, -
~~,J:IC J.~t i::; propo:::;ed J.djo.cel"..t to ;he 'Stc~;eI:~e~e ~~~ tl-:.e :::;quJ.re, 0. bI-:.dl1"..o.rk piece of
ll, e.3ectlOr:. The ::;electiop of tl"e p' 1 ' · ee, oulc;o.rd o.I"..d De ^ '120. Bo 1 d
G ' . . " Iece ::; -:.ould be' . · ~ u e\"o.r
011,ml::;:::;lon, For 0.1".. :ll?riculturJ.l tI' '" e .01 ,e ll-:' consu1t:ltiOl".. \\-ith the Fhe 1 .t
cOJ'S' It t' 0 ,ewe 0. br<"e ' Ef 1 · ..1 S
, U J.n. 1::; J. strong cl"..oice ^ 11"01'C d ~ '1 0 ::;Wl 10. 0.::; recommeI-:.ded b" .l'e
-eEe ' e' . "" e 0.1 ee 6:es .' f . ) "
. IT ,meI-:' J.tr01".. is ir ^ ppep diy ^ ClIp IOn ot the col'::;u1l-~"t'::; 'f
, . , " . .. ' ,~.. ::; p e C1 1 C
C J.tC1H.:ljT E f
y n rJ..nccs. CJ.tc~,I.J.Y c -.t ...
+f'e ,. ' 1, rJ.1.ce::; J.1"e fi-efi El: 1
L Cl u.:-J.l~CC~ "\'/ould ~pJ.r ~l-.c crt" " d . .l.. o~c J.: Dotl~ cl~d~ a1 ~l' c car.' d
tl' G . _ . ' , , , II e ro 0. ';"[1 Y ill' El:' . · , , II or.
,e It). TI-:.e consuItJ.1-:'t'::; ::;pecific reCOIT ' ~ d '. ' . ::;Igr"..lfy the Cl"..tr:u-:.cc to the HeJ...t of
,n ,er. il tr01-:' 1::; de:::;cribed irl .\pper.diY ^ ·
L '\.. .L J....
Page 17 of 57~
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Development Standards and Design Guidelines
Background
The Development Standards and Desigll Guidelines contained in tI1is Element provide
regulatory support for tIle Specific Plan.'s lalld use policies. TIley are intellded to
promote high-quality private-sector developmellt, enhance property values, alld ellsur~
tI1at both private Ulvestment and public activity continues to be attracted to the Stevens
Creek Boulevard corridor.
TIle Stalldards and Guidelines reflect the COlTImUllity Design Goals of tIle 1993 Gelleral
Plan, tIle "Parkurbia" streetscape concept tIlat emerged from tIle 1993 "Heart of the City"
desigrl charette, an4-the implementing streetscape improvement policies contained in
the Specific Plall's Streetscape Element, and allV 11e,v policies and cOllcepts idelltified ill
tIle 2005 Gelleral Plan.
As noted throughout the Specific PI all, the "Parkurbia" cOllcept promotes a "green" city,
ackllowledges Cupertlllo's agricultural past, alld envisions Stevens Creek Boulevard as
a landscaped parkway lin.kingmajor centers of cultural, office, alld retail use. However,
Stevens Creek Boulevard must also accommodate a variety of development types
outside of the activity nodes aroulld illtersectiollstl:rcc lTIJ.jor J.cti"\-ity ccr:tcr::;, alld a
central objective of the Stalldards alld Guidelines is to accommodate this variety witIlin
tIle o\Terall parameters of tIle "Parkurbia" cOllcept.
The Mixed-Use Parkway
TIle image of Cupertulo is most 011 display alollg Ste\Tens Creek Boulevard. TIle corridor
is the celltral element of Cupertlllo's "public realm," where much of its public life occurs.
Yet the corridor's hodge-podge appearance cOlltributes little to the overall character of
tIle commwlity alld is at odds witIl the orderly sub-urball cIlaracter of its
neigI1borIloods and business parks. Land uses, buildlllg forms, and landscapillg vary
from one property to the next. LObO .like I/Buildulg as a Sigrl" commercial buildings,
sleek offices, old alld new ShOpplllg centers, parks, parkillg lots, gas statiolls,
condomuliums and, apartlnents all "do tI1eir OWll thing," 'indepelldent of one another.
\Nllile progress Ilas beell lllade durillg the life of the Heart of the City, se\Teral properties
alollg tIle corridor still 11a\-e developlllellt potelltial alld therefore, a COllsistent set of
standards alld guidelines is llecessarv. S011le exalllples of projects ,vIlere the Heart of
tIle City standards 11a\Te beell successfully applied are: Adobe Terrace, Marketplace
SI10ppillg Cellter alld tIle Verona deveIopnlent at tIle nortll east corller of Blaney
A \-enue alld Ste\rellS Creek Boule\Tard.
Participants III tIle Gel1eral Plall process and the Heart of the City Desigll Charette ill
1993 identified tllis lack of coherence as particularly Ull9-esirable, and idelltified a
"parkway" design approach as a means of botb. brlllgulg visual order to tIle street and
reflectulg tIle physical cllaracteristics of tIle rest of tIle community.
TIle goals of the Stalldards and Guidelines are therefore:
Page 18 of 575: I
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1) Accommodate a continuous park"vvay / street-tree planting scheme that facilitates
pedestriall activity, yet nlaultain the visibility and access needed for successful
comlnercial retail busi11esses.
2) Promote "visual compatibility between commercial, office, and residential
development.
3) AlloV\T comluercial, "office and residential developmellt flexibility to meet
differellt lleeds ill terms of building form and site alld frolltage orientation.
TIle maruler in. whicIl the Standards alld Guidelines address these goals is summarized
below:
Visibility: TIle Standards and Guidelines implement the park\vay frolltage concept
established ill tIle Streetscape Element of tIle Specific Plan. They require tIlat allllew
de\Telopmellt provide a frolltage landscape easement that exte11ds twenty six feet back
froln tIle curb. The easement will accolnmodate" a curbside planting strip, sidewalk, alld
either a single ro\v or double row of street trees.
However, visibility of developlnent from the roadway is important for most types of
development. Because busulesses market goods aIld services directly to motorists, it is
essential for commercial retail de"velopluellt. The Standards and Guidelines therefore
contaul tIle following provision.s to maintalll visibility:
1 )L~lI:d~c.:lpir:b require:1-:er:t~ for frallt.:lge p~rlcir:g la:~ .:lre reduced far fral-:: f~ciI-:g
calnn-:erci~l cuildil-:5~'
~1) Buildi11g-from-curb setbacks are reduced fro11-: :l-:c Frc\Tio"U~ 50' ::;tJ.J:d~rd
to 35';
3-+2) Total area permitted for commercial wall sigrls is increased from 1 square
foot per lillear foot of store frolltage to 1.5 square feet.
III addition: (~) dc~igl-: buideliI-:e~ cl-:courJ.gc bui1dil-:g~ to iI-:cludc t~ller ~rcl:itccturJ.l
feJ.:ure~ tl-:.:lt n-:.:lke tbe11-: I1-:ore ~.i::;ible, J.l-:d; (b) the Streetscape Element contains policies
for installulg trees with canopies lligll enougll to allow visibility of adjaceIlt properties.
Compatibility: The Standards aIld guidelines do not require a particular architectural
style or styles. However tIley do encourage a comlU011 approach ~ terms of
arcl1.itectural features. For exaluple, all buildulgs are required to 11.ave a mauL building
elltrallce visible from tIle street frolltage, and all buildulgs are encouraged to 11ave an
arcllitectural base, a COllsistellt arrangenlellt of buildillg Inasses, a11d all attractive roof
or rooflille.
Irl additioll to the consistent parkway frontage, elements of agricultural landscapulg
alld pedestrian .scale cllaracter - "orcllard" tree plaI1tiIlgs, l-:cdgc~, trellises alld arbors,
alld pedestriall-11eight light fixtures - are empllasized. Clearly-defuled walkirlg paths
corul.ecting public sidewalks, promillellt buildillg entries, courtyards, and parking areas
are required. Properties are buffered alollg ::;idc J.l-:d rear lot lines by fences alld / or
walls alld evellly-spaced ''\Villd ro\v" tree plallti11gS.
Page 19 of 575:
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Flexibility: Differellt forms of developmellt typically exhibit differellt all-site
relatiolls1lips betvveen buildi1lgs, parking, street frolltages, and landscaped areas:
Maximum visibility, mUlimallandscaping, and a frolltal relatiolls1lip of buildulgs to the
street frolltage is typically preferred for commercial development. Some amoUllt of
visibility combined vvith attractive landscapulg is preferred for office buildillgs, with
tIle relatiolls1lip of buildings to street frolltages varying from site to site. Dellse
screenulg alld landscaping is preferred for residential de'velopluellt, vvith buildings
often oriellted away from street frolltages.
TIle Standards and Guidelules encourage buildillgs to be located in relatively close
proximity to tIle frontage to increase visibility, and architectural and site imp~ovemellt
provisions ellco'urage compatibility "Ul terms of the general appearance of developmellt,
as noted abo've. However, OIL-site relationships may vary from developn1ellt type to
development type. COITl1T:crci.:11 buildu.....g:; 11'::1)- l-::1\-C p.:1rl(il-:g lot:; :1dj:lcc:-:t to tl-:c
front:1ge. Office buildir:g:; n.....:1)- be ~,ct b:lck bcl:il-:d l.:1rgcr, l:u-:d:;c:lped fro 1-: t Y.:1rd .:1rc.:1:;,
~\-it1..... p.:1:-kir.....g to tl-:c :=;idc or rC.:1r, .:11-:d rc:;idc1-:ti:ll dc...,.clopn.....c1-:t n".:lY :=;idc 01-:to or f:1cC tI1C
:=;trcct froT: t:lgc ~,\-i t1..... .:11-: :1 ttr:1cti\-c ~crCC1"'" '\ \- :111 or fCl-:CC .:ldj.:1CC1-: t to tl-:c p.:1r k~ \-:1~, P 1.:11-: ti1.....g
area-:-
Using t~e Standards and Guidelines
Deve10pnlent Stalldards address those aspects of de'\Teloplnellt tllat are esselltial to
achieve the goals of the Specific Plan. They are specifications for site developmellt alld
building design, SUCll as pe.rmitted land uses, building 11eight, alld setbacks. Stalldards
n1ust be adhered to and typically employ the vlord "sI1all."
Desigll Guidelines, on, tIle other 11alld, provide guidance for new developlnellt ill terms
of Inore subjective considerations, such as district cllaracter or design details. They also
serve as criteria for desigll re"view by City staff alld tIle Plaluling Comluissioll.
Guidelules typically employ the word "should." Variations are permitted if tlley will
substantially aid Ul meeti1lg the overall principles alld objectives of the Specific Plall.
Illustrati\Te Buildirlg Protot~ypes for c:lcl..... 1.:11-:d u~c ty1Jc illustrate applicatioll of tIle
Standard alld Guideli1les and tIle forms of de\Telopmel1t desired by tIle City.
Stalldard an.d Guidelines begi11 on tIle follo\t\Tlllg pages:
Develop1nent Standards - Page 21
COln::-:crci.:11 Dc"',.cloFIT:Cl-:t P:lgc 23
~,fl:lti LJ1.....it Rc:=;idc:-:ti:J Dc"',.clop:T:c~-:t PJ.gc 27
Design Guidelines - Page 35
Con.....::.....c:-ci:ll Rct:lil Dc\.clop:T:c:1t P:1gc 30
Con-:n-:c~ci:ll Officc Dc"',"clopr:-:cl-:: P~5c 35
~,1l.:1ti LJl~i: Rc~idc:-:ti:l1 Dc"',.cloPll-:C1-:t P:1gc 38
Page 20 of 57~ I
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Site IIT:.proT,~el1-:erLt~ :1.1"" --J T "" --J .
.et t:1.1 d::t:::;CJ.nu"" ~ DJ.~e II I"')
.l .0 r- 0 1:_
Page ~1 of 575:
2-65
Development Standards
COITlITlcrci~l DCT,}"clopl11cnt St~ndJ.rd~
1.01.010 Description
Stal1dards and guidelules pro111ote developl11el1t tIlat is c0111patible botIl "vitIl nearbv
l1eigllborlloods al1d \,vitll existulg and plaluled developl11ellt alollg Stevens Creek
Boulevard. StJ.rLdJ.rd~ J.rLd buidelirLc~ :1CCOIT:.lll0d:1te J.A variety of differel1t types of
COll1.1nercial developmel1.t, from stand-alone sU1.gle-tel1.al1t buildings to small
cOl1.venience centers, office buildulgs and large sI1.opping centers TIlaV be proposed.
Buildu1.gs are encouraged to be located closer to tIle street frOl1.tage for visibility.
The de'velopment standards generally require that surface parku1.g areas ~l:ouldsllall
5enerJ.lly- be located to the side or rear of buildulgs, with sllade trees in an "orchard"
plallting arrangemellt.
Ho\\-c~\-er, :1 ~iJ~gle b:1y'" of pJ.rl~iI:g ~\~itl-: n-:iI~iI11J.I IJ.l-:d~c:1pirLg i~ pern-:ittcd iI-: frol-:t of
buildirLg~ to 11.....J.U-:tJ.h...... T\-i~ibility.. Amen.ities, such as beIlches, pedestriall-scale lightillg,
and plallters are encouraged along buildulg frontages, wllere they will be visible from
Ste"vens Creek Boulevard.
1.01.020 Land Use
A. Permitted Uses
1.RetJ.il SJ.lc~ ~ll-:d Ser\-icc~ '. \iitl~iJ-: :1 BuildiJ-:g or El-:clo~cd P:1 tio or ~'\ triu:n
illCludil-:g :l-:e follo~~,-ir-:g:
:1.RetJ.il ~t:cl-: J.~ food ~tore~, (cxcludil-:g COf'LT,"el-:ierLce I:....J.rkct~),
drug~:orc~, :1ppJ.rel ~torc~ J.l-:d l-:J.rd~\.J.re ~torc~.
b.Per~ol-:J.l ~erT,"icc~ ~ucl-: J.~ bJ.rber ~l.....op~, be:1utj- pJ.rlor~, sl-:oe repJ.ir
~l-:op~ J.l-:d tJ.ilor ~J....op~.
c.Bu~il-:C~~ Jer\-icc:;.
d.BuildiJ-:b, elcctricJ.l, J.l-:d plU11-:bil-:g 11....:1teriJ.I~ ~J.le~.
e.BJ.l~I~~, fil-:J.l-:ciJ.l il~:;titutiol""'~, il-:~urJ.l....ce J.l....d reJ.1 e~tJ.te ~gcl....cic~, tr:1T\~el
:1gel-:cic~, pl-:otogrJ.pl-:y, J.l....d ~i11-:i1J.r ~tudio~ ~\-rl.....ich directly- ~erT,-e tIle
public.
2. Bu:=;ir-:c~~ J.l-:d Profe~~iol-:J.l Office~.
3.Public J.l-:d QUJ.~i Public Build:l-:g~ ~l....d LT :=;c~ of J. recre~ tiol-:.)l, c~ :.Ie.) ti or.... J.l,
or public :.erT\.icc ty.pe.
4:-1. Otl....er PerI:.....itted l.J:=;c~ J.~ COITll1lercial - As specified ill the City's General
COlnmercial (CG) Zonillg district '\vitl1 the follo'\ving loeatiollal
restrictiollS:
a. Uses SUCll as professional, general, adl1llllistrative, business offices,
business services, suell as advertislllg bureaus, credit reportillg,
Page 22 of 57~
2-66
accoulltiI1g alld silnilar COl1sulting agel1cies, stenograpI1ic services,
and comrnw1icatiol1 equiprnellt buildiI1gs,"yocatiollal al1d specialized
5cl1001s, dallce al1d lllusic studios, g\Tffillasiu111s and 11ealtll clubs and
cI1ild care cel1ters alld otIler uses tl1at do l10t ill\iolve tIle direct
retailillg of goods or se[\iices to tIle gelleral public sl1all l10t be
allo\".ed 011 tIle Stevens Creek Boule\lard street frolltage of buildiIlgS.
b. These uses TIlav be located at the rear of buildil1gs provided tIlere is a
\liable storefront space alollg the Ste\'ell Creek Boule\rard street
frolltage for otller relltal purposes. This space sI1all also l1aye
adequate dertl1 to aCCOll1lTIodate tel1ants.
2. Residelltial - at a TIlaxiTI1Ul1l dellsitv of t\\'elltv five (25) un.its per acre. For
Inixed residelltial and C0l1l11lercial developTIlellts this sllall be llet dellsitv,
excludiIlg parkiIlg aIld lor lalld areas devoted to tIle cOffilnercial portioll
of tIle de\reloprnen t.
TIle follo\villg is all illustratioll of 110'''7 llet density is calculated:
. Gross lot = 1 acre (43,560 sq. ft)
C0l1l11lercial buildiIlg area = 8,000 sq. ft.
Surface parkiIlg area for COl1l11lercial area = 6,120 sq. ft. (40 Ulli-size
spaces @ 1 1250 sq. ft.)
Allo,vallce for outdoor. open /lalldscapillg area (100/0 of c0l1l1nercial
buildiIlg aIld parkiIlg area) = 1,412 sq. ft.
Total area for comnlercial portioll of developl11ellt = 15,532 sq. ft.
Relllaulder area = 28,028 sq. ft. = 0.643 acres
Ullits allo,vable 011 remaiIlder area = 0.643 * 25 = 16 U11its
Condition.].l VSC$
I.Rc~idcI:tiJ.l o"',-cr RctJ.il ~\-itl-: J. 11-:J.xil1~Ull~ dcrl~itj'- of tl-:irty. fi~,.c (35) UI-:it~ Fcr
J.crc, pro"',.idcd:
J..~.1iI-:iI1~U11-: dCT,.clop11-:Cl~: iI~crClnc:~t i:::; 01-:C (1) J.crc.
b.DcT,-clop11~cnt ~tJ.l~dJ.rd:::; J.Jld dc~igl-: guidcli1~c~
Rc~idc1-:tiJ.l J.TC follo~\-cd.
for ~1ulti U1-:i:
2.3. Office Over Retail Fro~-ided dCT,-clop11~C11: ~tJ.1~dJ.rd:::; J.:~d dc~ib1~
guidclil~C:::; for office u~c J.rc J.pplicd J.~ J.ppropriJ.tc.
~. Other COllditio1lal Uses - as specified in the City's Gelleral Commercial
(CG) Z011ll1g district.
C.l\linimum Parcel Sizc~ for p:~cT,-jou~l)~ w-:~L:cdiT,"ided ~ropc:~tic~ J.:-e li~tcd
bclo~\.. Exi~til-:b legJ.lly CTCJ. tcd lot~ J.rc CXC111pt fro11~ tl~c::;e l:-:ir..ilT. Ul-:-:~:
1. Co:a-:::-:crciJ.l RctJ.il DCT,-clopl:~c:~ t tC1~ :l~ou~~:-:d (10 ,000) ::;qu~:-c fee: .:l1-:d / or
01-:C l-:ul-:d:~ed (1 00) lil~CJ.:~ fect of fro1~tJ.bc for pC:-:l-:it:ed l::::;C:::;.
Page 23 of 57g
2-67
""'.Comn-:crciJ.l Office Dc~,~clopn-:e1"Lt Ol-:e l-:J.lf (1/""') acre.
IhB. Maximum Development Intensity
1. Reside11tial al1d Residel1tial Mixed Use De'ielopn1ent - Applical1ts 111ust
applv for al1 allocatiol1 fron1 the residential de',~elopn1ent allocatiol1l-'ool.
h2. Commercial Retail and Office Development - Applical1ts must apply for
al1 allocation from the retail commercial or office development allocation
pool.
2.Comn-:erciJ.l Office De~,-elopIT'..CI-:t :! floo: a:'eJ. rJ.tio (F..'\.R) of 0.37. PriT,-J.te
property dedicated for public lJ.l-:d::;cape frol-:tage in-:pro~,-eI:lel-:t::; ::;l:.alll~ot
be ::;ubtrJctcd froIn tl~e net lot arc:! for tl-:e purpo~,e~ of cJ.lcuL:til-:g tl-:c
floor area ratio.
1.01.030 Building Height, Setbacks and Orientation
A. Height - as measured from sidewalk to top of cornice, parapet, ~r eave line of
a peaked roof shall be as follows:
1. Maximum - tl-:ree (3) tloor~ or tllirty~ ~ix (36) feet Fortv five (45) feet:-
2. MiniITIUm -
a. Sloped roof: Tel1 (10) feet to eave lll1e
b. Flat roof: Fourtee11 (14) feet to parapet
3. 111e prin1ar\T bulk of building sI1all be mallltall1ed belo\v a 1:1 slope li11e
dra\vn froI11 tIle arterial street curb lll1e or lines in all areas subject to tl1e
Heart of tIle City stal1dards except for t11e Crossroads area. See
Crossroads Streetscape Plal1 for details.
3.ExceptioI:~ ~ubject to Cit)~ reT,~ie-;\~. !\1axiIT:.un~ excepted l-:eigrlt ~l~J.ll be 15
ke-h .
a...'\.boT,'e ::;ub~urfacc parkil~g buildi1~g~ 1:1a)'" exceed tl~e I:-:J.xi:-:-:l.:1:~ l1eigl~t by
fiT,~e (5) feet.; ~ub~urf:1ce ~tructure~ ~l:all extel~d I~O b.igber tl-:.aI-: fiT,~e (5) feet
aboT,~e fil-:.i~l-:ed grade.
b.SloFiI~g portio:-:.~ of roof~ 11-::1:': exceed l~eigl-:t li11-:.it~ pro~\"ided tl-:e)'" JTe gJ.8lc
or otl-:.er 1"..01-:' ~l~cd roof~ 1-:0t excccdiI-:g 6:12 ~loFc.
(.City Cel-:ter alld. Cro~~ ROJ.d Co;.-:-:cr F:-opcrtie~ Spc(iJ.l 8uildil-:Shcigl-:t
I1"'...~x.iI:-:'l:I-:-:'::; ~PFI)"; ~ee CC1-:.eral Plal-:.
4. Rooftop 11l.ecI1a11ical equipl1l.ent and utility structures nl.av exceed ll.eight
li111itatio11s if t11ev are enclosed, centrallv located all. t11e roof a11d not
,risible fro111 adjacent streets.
Page 24 of 57~ I
2-68
B. Front Setbacks
1. Minimum Setback - for l1e\v development shall be nine (9) feet from tIle
required Boulevard LaIldscape Easement; see sectiol1 1.01.040(g~), belo\,,'.
Ne\\! developl11el1t sllall be defllled as a t\\!el1tv fiye per cent (25~/0) or
greater lllcrease in floor area or a 250/0 or greater Cllal1ge ill floor area
resultlllg from use perlnit or arc11itectural and site appro'val \t\Titllil1 t\velve
(12) lTIOl1tllS.
2. Corner Parcels - setback .requirement applies to both frontages (e.g.,
comer parking lots bCl~crJ.llJ~ 110t permitted); minimum frontage
requirement recommel1ded but not required.
3. Exccp:iol-:: Special Arcllitectural Features - subject to City revie\t\': \.
eIltrance porticoes, can.opies, and or other features may extend up to four
(4) feet into the frollt setback area.
c. Minimum Side And Rear Setbacks
1. Minimum Side Setback - for new developmel1t shall be Ol~C l~~lf (1/") tI1e
l~cigl~t of tI1e buildll~g, or ::el~ (10) feet, ~\~l'j~l-:c\~er. i~ grcJ.tcr.deternlll1ed ill
e011jwlctioll \\!ith the de\Telopnlent re-vie\\! process alld s11all depelld 011
the follo\vlllg factors:
a. Widt11 of tl1e lot beu1g de\Teloped a11d
b. Setbacks aIld relationsllips .\vitll buildillgs 011 in1mediatelv adjacellt
properties.
When adjacent properties are jointly developed as tlley may occur ill a
ShOppi11g cel1ter tIle setbacks bet\t\Teen buildi11gs may be reduced to zero
when it promotes pedestriall access.
2. Miriilnum Rear Setback - for l1e\v de"velopment alollg developed or zoned
residential properties the rear setback sllall be equal to aIle alld one-llalf
(1.5) tinles tIle 11eigllt of the buildirlg with a minilnuln setback of 20 feet.
3. Ul1iTlhabitable buildillg elenle11ts - suell as cIlin11le~Ts and projectlllg eayes
l11ay e1lcroacll up to t11ree (3) feet ilL to a required setback.
34. PIJ.ll1~cd Mixed Use Developments - may reduce the lninimum side and
rear setbacks between on.site buildings \vithill a common master plan ill
accordallce witIl all approved developmellt plan.
D. Building Orientation - The mauL buildUlg el1tral1ce to all buildi11gs shall be
located 011 the front buildi1lg facade, a fronting building comer, or a side-
faculg facade visible from the street frontage. E)~ccptiol~~ Other orientatiolls
may be pern1itted subject to City review.
.Page 25 of 57Pr I
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1.01.040 Site Developmellt and Parking
A. Access
1. Direct PedestriaIl Access - ill. the form of a walk\vay shall be provided
from tb.e Ste'vens Creek Boulevard sidewalk to tIle main. building
entrance; i.e., pedestrian access to building entrances shall not require
walking between parkin.g spaces. If pedestrian access \vays cannot be
separated frOITI parkulg bays and/ or circulatioIl aisles, they must be
distiIlguislled by a differeIlt paving material.
2. Vehicular Access/Curb Cuts - sllall be shared \vherever possible.
a. Maximum Number - of curb cuts J.~JociJ.ted ~:;itl-: J. :;il-:glc :C1-::n-:t
buildiI-:g sllall be one (1) two-way curb cut or t\VO (2) one-way curb
cuts on Stevens Creek Boulevard.
b. ~1J.xi11-:U11-: 1.'/idtl-: of curb cut~ ~l""'J.ll (01.....for11-: to City'" :;tJ.11dJ.rd detJ.il:=;.
For J ~iI-:gle property, 1-:0 11-:ore tl.....J.1-: ol-:e tl.....ird (1/3) of tl-:e propert),.
f~"ontJge ~l-:ould be de"t~"oted to t"\\-O \\TJ.y'" curb cut~. Rall1pll1g
dri\Te\vavs - sllall be located bevolld tIle back of side'vvalk, \vitll a
11laXlll1Ull1 grade of tvvelTtv percellt (200/0) alld adequate sight
distance.
c. Driveway Setbacks - shall be
(i) A l1llll.illlUll1 of fiye (5) feet froll1 adjollllllg properties a11d
(ii) Tllree (3) feet frol?-1 adjacel1t buildil1gS.
d. Drop-Off Areas - sllall be provided at both tIle mauL (street frollt)
building elltry and tIle secondary (parkillg side) building elltry.
e. Service Access - sllall be from rear parklllg areas. Service access
should avoid locati1lg Ilext to residelltial areas whellever possible.
B. Parking
1.~,1il.....i11-:U11-: Requi~"e11-:e1-:t~ per tl-:e City of Cupe:-:il-:o Zor..iI.....g Code.
2.1. Locatioll of Surface Lots - sllall 5el-:er~1l)" be to the side and/ or rear of
buildillgs alld planted \,vitll sllade trees ill all" orcllard arral1gen1ellt" ;-; in
110 case sllall surface parkillg lots be closer to surroulldillg public '\7alks
tllal1 tv,Tel1tv (20) feet. Subsurface parkil1g is l1iglllv recolnll1ellded.A
~iI""'glc bJ.Y of pJ.rki:;.-:g 11-:J.yT be pro~~Tided il-: f~"o:-:t of buildi:;.-:g~ "f,\-itl-: 11-:iI.....in-:J.]
IJ.:-:d~(J.pe ~tJ.lldJ.:-d~. HO~\Te~,"er, 8roJ.d expJ.1-:~e~ of pJ.rkil-:g J.lol-:g tl-:e,
frol-:tJ.ge J.re l-:Ot cOl-:~i~teI:t "f,\-itl-: tl-:e o~\-e:"J.ll cl-:J.:"J.ctcr dc~ired for Stc~,-Cl-::;
Creek Boule~,-J.rd.
3-:-2. '.The Perimeter of Parkulg Lots alld Driveways - :ldi~ce:-:: :0 :l-:e StC~\-Cl-::;
Creek Boule"\T~rd f:-Ol-:tJ5e J.l-:d ~iGe~\-J.ll~~ ~l-:J.ll be . ~creel~ed ~\Titl-: J.ll
Page 26 of 57~
2-70
~ttr~cti~\~c 10"\\" 1nJ.~ol~r~y ~\"J.ll or l-:cdgc. TIle perimeter of parkulg areas
adjacent to tIle side alld/ or rear property lUles sllall be screelled V\Tith a
vvall or fellce if located llext to a residel1tial developnlel1t.
Il1tercolUlecti\Ti"tv bet\,veell retail / com111ercial developments is desired, so
a11V ,valls or fel1ces sllall consider pro\Tidil1g access bet\veell properties.
See "Site Improveme11ts alld Landscapillg" for wall, fellce, pier, a11d
pedestriall access guidelines.
-h3. H~.l-:dicJ.ppcd ...\ccc:=;~ibilitj~ StJ.l-:dJ.rd:=; Refer to CJ.liforniJ St.1tc
.L\cccs~ibilit)~ StJ.l-:dJ.rd~ II-:tcrprctiT,.c ~~1.1l-:u.11; l.1tc~t cdi:ioI"'L.Subsurface
Garages - TIle lnajoritv of parkulg sI10uld be depressed partially belo,v
grade. TIle fulislled first iloor lleigl1t s110uld be 110 more tIlall tIlree al1d
one 11alf (3.5) feet above side\,,7alk grade; this ll1av be a\Teraged but sI1all
not exceed I1eigllt of five (5) feet above side\valk grade.
4. Garage Doors - or gates s11al1 be pro\7ided for all residelltial garages.
J\1axi111unl ''\lidt}l for commOll garage en.trallces sllal1 be t\vel1tv (20) feet
for'double doors al1d tell (10) feet for siIlg1e doors.
C. Building Access
Direct Pedestriall Access - ill the fornl of a ,,,7alk,vav sllall be provided
from tIle Ste\Tel1S Creek Boulevard side\valk to the 111alll buildil1g
elltrallce; i.e., pedestriall access to buildlllg entral1ces s11al1 not require
\valkil1g bet\,veell parkil1g spaces. If pedestrian access "~\lays call110t be
separated fronl parkulg ba\Ts alld / or circu1atioll aisles, tl1ev ll1Ust be
distiIlguislled by a differel1t pa\Tulg lllaterial.,
(;'D. Common Open Space
1. For Commercial (Office Or Retail) Development-
a. A l1lininlull1 area equal to t\'\lO alld aIle 11alf percellt (2.5~/o) of the gross
floor area of buildulgs of t,vel1tv thousalld (20,000) square feet or l1lore, or
restaural1ts of tell tIlousalld (10,000) square feet or 1110re shall be pro\Tided
for passive recreatiolla1 use, SUC1l as a gardell sitting area or outdoor
ea tiIlg area.
b. Plazas al1d courtyards sIlal1 illclude outdoor seatillg. SUC11 areas shall be
il1tegrated iIlto tIle project site design. alld/ or situated i11 tIle park\\1av
lalldscape ease111ellt.
2. For Residel1tia1 Deyelop111ent -
a. COI1111101l, usable outdoor space sllall be provided for all 11lulti Ul1it
buildings. A l1liIlinlU111 of aIle I1Ulldred fiftv (1.50) square feet s11all be
provided for eac1l w1it excluding required setback areas; see Desigl1
Guidelllles.
Page 27 of 5757 I
2-71
b. Private outdoor space sllall also be pro\Tided \",'ith at least sixty (60)
square feet for each. Ul1.it. Private space shall be III tIle fornl of a patio
or deck attaclled to tIle UIUt, ll0t less tllall six (6) feet clear III allV
dinlel1.sioll.
!hE. Landscaping and Screening
1. Park\vay Lal1dscape Easement - All new de'velopment sIlall establish an
easenlellt t\venty six (26) feet III vvidth along tIle Stevens Creek Boulevard
frol1tage. l'Je~\~ dc'-,~eloFlner:t ~l-:J.ll be defir-:cd J.~ ~ t~/,.cr:ty fi~,~c per CCl-:t
(1")5~/v) or grc~tcr ll-:c:-eJ.~e iI-: floor :ATe:! or ~ ")5~/v or grc:!tcr CI-:J.l-:gC ll-: floor
J.rc:! rc~ulti1-:g frol1-: u:,c per:ni: 0:- J.rcl:itccturJ.l. J.r:c' :;i:c J.pproT,~J.l ~,\~itl~i1~
t~, \ - e 1 T, . C (11")) 11~ 0 1-: tl-:~. .
a. Easemel1t Improvements - TIle easemellt sllall COllsist of
(i) a curbside plalltlllg strip ten (10) feet ill,"lidtll,
(ii) a side\valk six (6) feet lll\vidtl1, alld
(iii) a back-of-,valk plalltlllg strip tell (10) feet lll,vidtll.
Plalltlllg strip areas sllall cOlltalll grass .alld street trees ill accordance
\vitIl tIle policies of tIle Streetscape Elel11el1t.
b. Special COll.ditiol1: View Corridors - Area(s) may be clear of
boulevard street trees to allow for unobstructed views of buildillgs
alld/ or signage. TI1.is area sIlall ill.elude l1ecessary curb cuts and
driveways. It shall be a nlil1imum of sixty (60) feet betweell trees and
a maximum of one third (1/3) tIle lellgth of tIle parcel frolltage, ll0t to
exceed one 11.Ulldred twe11ty (120) feet betweell trees per opel1lllg.
Parking area lot trees withiIl the view corridor l1lay also be cleared to
allow for unobstructed views of buildillgs and sign.s ill this area.
2. Adjacellt to Designated or Developed Residelltia~ Properties - attractive
screen fell.cing or walls sl1.all be provided alollg tIle side or rear property
line~ to screel1 buildillgs, service areas, al1d parkillg areas; a minimum
five (5) foot planting area shall be establislled vvithill alld adjacellt to tIle
fence or \vall with evergreen trees plallted' at a mi1limum spacing of
twel1ty five (25) feet on cellter.
3. Side Street Trees - S11ade trees at a SpaClllg of approxiInatelv tv,"'elltv-five
(25) feet 011 cellter s11all be pla1lted ,\ritIllll required curbside plantillg
strips.
~.T:-J.~l~ :'l~d Scr\Ticc E.quipI:~CI1: i1~cludi11b ~~:elli:e recci~,Tll-:b di~l~c~, ~l~J.ll be
loc~ tcd ~~,\.:! y f~011~ ~trect~ J.l~d cl~clo:'cd O~ :'~rcel~cd 8)T IJ.l~d:;c2..pil-:b'
.ccI' ell" ~ 0 ~ J.r(!" i tc --tu "~J.l "7" cJ.......::; 511(1" J.rc....:; :;1.. auld be 10 --.J. te d '"'~. T ~ Y .c..~oI'..
.L L La.L. L \... .L. .L. L .L. L. ~ L ~ .L. L.L J. \... LA. , .L..L.L. L
:~c~idel~ tiJ.l J.rcJ.~ ~"T l~cl~e"~-e:" po:,siblc.
Page 28 of 57~ I
2-72
4. Screen. FeIlces and Walls - not adjacent to streets and side"\valks sllall be a
minimum of six (6) feet.in height and a maximum of eight (8) feet in
I1eight.
\Vllere a comnlercial and resideIltial property sllare a comlnOll properhr
lille, tIle sound \vall separatirlg tIle uses sllall b.ave'a ll1illimUITI IleigIlt of
eigIlt (8) feet. (See Desigrl Guidelilles for recommelldations 011 t\ipe alld
I11aterials. )
5. Plant Materials - See I1Site Improvemellts aIld LandscapiIlgl1 section.
F. Building Design
1. \1arietv ill tbe DesigJl of Buildillg Facades - sllall be required so tlla,t block
froI1tages are va.ried alld attractive.
2. Pri\iacv - Buildul.gS sllall be desigIled alld/ or arraIlged to a"void \,vllldo\\~s
faculg \'VilldovV"s across side and rear buildillg setback areas.
3. Buildulg forI11s sllall be SUCll tllat buildulgs adjacellt to parcels zOlled for
residelltial uses shall be stepped back or terraced or Ilave adequate
setback so tIlat privacy is Inailltallled.
E.G. Signs - shall cOnfOrITI to City of Cupertino SigIl ordinallce. However, tIle
followlllg provisions shall apply in the Specific Plan Area to offset tIle
reduction in \risibility associated witb. the parkway frolltage imprO\TemeIlts:
1. Maximum Buildillg-Moullted Sigrl Area - for commercial retail
developmellt slla.ll be aIle and one half (1.5) square feet per one (1) linear
foot of tenant frolltage.
~.1ulti unit Rc~idcI:ti~l DCT~Tclopll1cnt StJ..r:d~rds
1.02.010 Dcscriptiol~
St~r:d~rd~ ~lld guidclinc~ pro11~ote dC"..,Tclop:nel~t tl~J.t i::; con~pJ.:iblc bo::l~ ~\.itl-: l~c~rby
l~cigl~borl~ood~ J.I~d ~\.itl~ cxi~til~g J.1~d plJ.ll1~cd dC"'",Tclop11~cnt J.IOl~g StC"'",-Cl-:::; Crcck
Boulc"'",TJ.rd. ~\fixcd rc::;idcl~tiJ.l J.1~d rct~il dc"',.cloplT:Cl~t J.rc cl~courJ.gcd. Buildi:~g::; ~\-ill be
J. n~J.xi:a~un~ of tllrcc ::;toric~ iI~ l~cigl~t. Sub::;urfJ.cc F~rki1~g i~ rccon~n~c:~dcd; l~o~\.c"'",~cr,
~':l~crc l~ccdcd, ~urfJ.cc F~rlci:~g lot~ ~\~ill bc 10cJ.tcd to tl~c ::;idc or rCJ.r of buildiI~g~ ::l~d
pl~l~tcd ~~:itl-: ~l~J.dc trcc~ ir.. J.l~ "orcll~rd" J..rr:u~gclncl~t.
1.02.020 L~r:d Use
.:\..Pcrmittcd v~c~
1.Rc~idcl~ti~1 ::t J. n~J.XI::1UI:-: dCll.~it)'" of tIlir:;'" fi~,-c (3~) :.::.:~i:~ pcr J.crc;
"~"';""'ilT'U""'''' dcr~;J..y ~l"'J.ll bc c;~l...t (8\ ....ri~~ :t-~c". J.crc Fo'" .,......iycd ".c~;dcr~iJ..l
J.. L..L...l L 1.. .J...J.. &.. L .J.. "- i... .J..b l. J ~ L L.. -'..1. ...L .i....1. L '\.. .1.. ..L .t... L
J......d cO........B...crc;J..l dc"'"-clopr"'cI"'~::; tl"'i::; ~1"''"'1l bc .....ct dcrs;h~ cyrlud;.....~
J.l., .J...J..L L..L \ i.. L.... L .l.lf.,...L .!-i. L .J..L.' , J\..\.... .L..&.1..0
F~rlcir~g ~lld/ 0:- IJ.lld J.rcJ.~ GCT,Totcd :0 tl....c cOl:~::....e:-ciJ..l portiol~ of tl~c
dc"'"~-clop111Cl~ t.
Page 29 of 57~
2-73
B ~.j.'\.cccsGory U ::;cs
1.CU::;toln~r)" Hon--:c G --, .
C,-Up~tl01""':=; ~ubject to Citro. T'" ...
'"l Off " · J re. Ie, , .
. lCC:; ll--:Cldcl--:tJJ ~l-:d l--:ccc:=;:=;~rj: to tl--:e cOl--:duct f .
.... \ 0 Cl penr..ltted use
.J.. .ceessory Uses Jrd B" 'ld'~ .
L Ul II Lb~ custoll--:~rilJ,T ~t' ' ~ ...~
C.Condition.1.1 Uses . pur enJ1.. to Cl penr.itted use.
1.Rct~i1 ~l--:d PC~~Oi'" ~l S ,.'
. L cr\ lCC~ ~lor ("'" t''''c S~" '
IT,corporJted JS pClrt of Q :i''..ixed r U '.-l ':~,ens Creek Boulc;J.rd frO:ltJ ~e if
Cem"3:"'e '1 eSltiel"ul J.re Ee'" ' I 0
,. , FClJ.1 standurds JT'..d co ,,' '1 .' u,mCrClJ deYc1opme~t
cS''l:'"']1 '1 ro,," ,crClJ.t rctJ.ll "'!:He r 1 U .
. T U ,erClJ.1 portior of '-1'e d ,_ l . 0 e ll"..es sl"..J.11 J.1111 1,. '-0 ~1...
L L L C \ C-O:Rme ....~ ' r r.L' L 'tILe
r L I LL ~:=; ~ r; n r 0 n ri J. ~e .I
.... \.-l.-l' , rr r ,.
_..L ~uultlor J.I bfi""' ~
L _'C~ uctcr..........~J....e.-J 1_ .. ~1 ,.'
B Uw, t::t tJ) ~t'e 'clt - to 1
J.o';e. . , :) 0 DC supporti','e of tl"..ose listed
g1\AO 0
..L~':llnlmUm P.J.rccl SO
lZC :;1:J.11 bc orc 1....J.1L (1 /~\
L IL :t:t \..L./ 7 J.crc
1 0"> g'"lg g 'IEl' . .
o . 0 ill lr:g Hcigl:t ~l~d SctbJ.ck~
"HOll
.L .)... erg t J.~ n.....c~~ured frOll..... :;idc~...~ /" ~ ~
J. peuked roof shJ.11 be J.S folh.....;:~lJ, ,0 ,op of corrice, pJ.rJpet, or l1"..id pOll"..t of
l 1\ A" .
....~lJ.xln.....uln tl.....ree ~"'lj t1.. .
.3 001 ~ or tl-:1rt""," :;iy (""' c.. \ L ~
.I '- \:.) t; I rC C L .
I'" E*ee:R~'
-. r LI01.....~ :;ubJ' e--~ ~O ,.' +- .. .
...... '-L t: 'c:lt:y reT\TlC~'-' n... .... .
fl';e (b) feet, ' , ,e 11 ,uXID".. UTIl exce11ted l' c~ 0-1.... +-' L
r L Iot Lt: l~ tOrtjT
J.'.L\bo"\~c Sub:;urf~cc PJ.rlciI.....o- b.,,~1..j.....
1 ''-l 0 ..utt::tll, c-s lY ~ p e* e 1
0) L"..ree J.l"..d one l"..ulf (3.5) f t D or '~) -cec. t."..c :1"..J.xin"..urr, l"..ei"'I"..t
t~\~O 1--:U1.....dred (200\ fee'- , ~e, c, clopl1"..ents with J frontJ""e of O~
f 7 ~ 11 ,J. ) ex ce c d tl~ l' 'l ' . 0 · e r
t ',rec und Ol"..e hJ.lf (3.5) feet "'i+ J. :e ~Clg "..t 1ll1"..lt by J.1".. J.;'erJ.ge of
J.bo';c thc heigh.t lil1"..it. ,. " 11,J.XlillUl1".. height of fh-e (5) feet
b.Spcci~l .L^.)..rcl.....i:ccturJ.l Fc~ture:; , 1....
P'" c::l..~rH' " S UCt , uS tS:!:.' ~efS
.Hu.A ."lUrr, exeented l' '0-1, t ' . ." . . or cunol:;.s to J.
r ,Clod o. forty fl';e (15) feet. . r
c.Rooftop Structures · ~1, .
:; U,-i L .:1::; c1eT"a~ ~
e1" el " 1 , ,or Jl' u ~, e 1, ' 1
L o~urc~, roof dccl/"~ +-"1- 11. L .L.LL, C...LJ.l.....1CJ.l c.luir;r....c.....~
"'6 " c eu15e3 J.rd c- 1 '1 r ", "~
.3 foot l.....cigl.....t 1ilnit b"~T ......;.....c rn t' oJ.zeoos, TI"..ese a"..J.\' excced t1,c
, , J I 'IH ,,) tee'- . e e J H
rrm"..lmUl1".. of tel".. (10) feet t~ "1- ' ," pro;-l e thcy J.re set bJ.cl'
a OL , t:Julldll".. "" 'i \- J.11s " d _ ~ J
B.Frant SctbJ.cks 0 J.H J.C screer,ed.
f 1\ f' .
..... ll.....n:.....l.:I:..... SctCJC}' ''''~11 1 .
'" ~... L~ D"...... , r e t9 j i
LJ.rdr;~~ IS ~ w, "eet f"0 11' '-1, .
, _~upC JSel1"..el"..t. see M~'-io".... 1 1 ., 'He reqUlrcd PJ.rl'''-J''
, _-~~, H "oc.o',\', '" )
'"l ,P J.r Ie\\' J. Y ba" e~ . IS
.LL _,cJ.pc J.~cn.....el--:t .\.11......... ...-
CJsel1"..c"..t t'i';CLty siy ('"l6) t t' - . Heh dc, clop:1"..ent shJ.11 eS'-Ll1'F~1, "
, "ec ll".. '\\'ldth J.IOl"..<"" the C:'-cr"' C' ,~ .~H J.H
o ~L \ C.L L:; Iccl~ BoulcP~"-d
, \ ~.L
Page 30 of 57~
2-74
fror..ta~ ~ T ."' a -
~ oC" .c\, C\ c1opn:cnt ::J:all bc .....Jc.c.. .....J
e901 ~. a tlnca a:::; a ""'-e ~b. f
_ 'v or grca tcl' mcrcasc in floor a-c;} or ') ~Ol '" 1 c. / r;c pCI' ccr:t
arca rc:::;ultir:;:; from usc ncrmit or.~ 1~' a _:J 'v or grcJtcr charcgc ir: floor
f~'-e1H (1'1\ r ~:rcllItectural are s'J-
, 1, C \ ~_) n:onth:J. C. -hC apFroyal \\-ithir:
~.E~~clnc1".. t IIT:pro~~-c1T:c1" t~ 11'"
.. ..C C:1JC1ncr-:t ~1-:~11 cor:~i~t of
:3 '\1'" ^ ~~ - ,.., .
..L ...L l.l.~I~~tr\-c Screer: ',,\7J.11 ~l'" 11 b 1
wl.lc:::;::; thc buildir I? is ..-3 c~ .: oc~tcd along the minimun: sctbacI' lire
G Co ti e:::;Igr, C a \" -1 tl~ IT a' ~ - ,
rcck Boulc~~-J.rd. Tl~i~ ",\"'JI1 ~1, "1 '. c . c:ll' cr:trar:cc(s) fJciJ:g 5tC\TI'..:J
e . t cart DC a n~ a),ffi~ 1:H ~ ~ . f1
J.1.... ot tl....c ~J.11-:e :11" d / o~ co ~ 1 ' - , 1, 0 CIg.t (8) fcc'.: irl hci ~l~t
. . . c, r ncj3tcmcrtar..- ~ t . 1 0 '
prll....clp:ll bui1di1"~(~\' ""'ce "... C} TIcJ CTlalS aTcd dctailirc~ J~ J-1",C
'0' 7r o' - t:::fCSI f:r G" e r 0 ,t,
Il1,pro\'cn~ cr t:J ar d L.-3 . 0 c - U1 c n:cs for \';:111s ' ,,".-J cr "5' ~
'c , J.1'..aSCJ pITc I?" 11~ c \" all j~ ll' 1 ~ .~ I,e
Ol....C (1) aI....d prefcrably morc cd t' ~' ~' :::;.a ll....cudc a l1'..inimum of
to thc n....aiI.... public sidcwalk. P cs n~h cI....trancc ga'.:cs \\-itl'.. 'mIles leadiI....g
C.Sidc .L'\.nd RCJ.r SctbJ.clcs
}, 1i1~in.... un.... t~ \- Cl.... t..~.,. L ') g) .t.
J \- J lCCt fron.... 13f !
bCt\\TCI.... buildir c--s . . operty iEe:J and. thirty (30) fcct
,.., IS' LO .
. xceptlol-:~ ~ubjcct to City'" re"~-ic~\"':
~.LTl~iru....~bit~b1c bui1dir ~ e' . ... ...
LO ~en..eI..t~ ~L:.~l: ~~ cl"'im""'c~-~ .....J
CG\'C:; up to fi','e (5) fcct; c CH) anu projecting
1.0'" . 0 1 0 S i tc Dc'",'" clop n" cr' t J.l" d P ~.
L. L. L. J.r ("..-"'\ 0-
II1.o
^g.
.L ~. rr..."'c\\T.1)-::; to or: ~itc" 1,' '"
F J.r:h.ll L?' ~J.rJ. ('-es Sf I J- B l
critcriJ: 0 0 0 ..o.s s cal reHect the ':ollo"~ir~
. · , · Co
1.R~:T:p1r..g dri~,"c~\"~ ..~-~ ~l-- 111- 1
. J LJ.t t'C :tOC~ tc d bc~ -8 ... a J-I-- 1
n....axm....mrc gradc of r...-cI....ty pcrcert C'go~ ~L eC ,c oack of sidc\\-alk, ,,-itl.... J
.. , v J.:-: Jdcnt:~tc ~i ?'l"'~ .....J. +- ...
'1 S 1 1 ""1 0 .t: t::tlSt:al.ce.
. CtO~Cl~ frol1-: ~dj~cc1"t ra .
.. p pertlc~ ~1~J.ll bc ~ 11-:i1~il1""Ul1-: of fi",-c (5) f t
"c ..1_ 1 . ec .
.J.~CL-U~Cl~ tron-: ~dJ'~cc1"t 1_~ '1..J'
.. t:l Ul:tttll'" ~~ ~l'" all se ..
"0 L J. :l~ll~In.... un') of tl'" rce ( f"), f +-
4 1\ 4 . c ,J I eet:.
.~, J.XI11....U11-: l....ulnbcr of c~ 1 ~
('1 \ urn cuts sl;all be one (=I:) F" TO-
\-J Ol....C '\\-:1),- ~urb cut~ ner ... 1...~.~.-3. .. .. 0 .. ay cu::.-b cut or n\'o
,,',.-3' r OLe t,w.tiled tIf~p (:r::g, t.
.!.1LD\.Cu rC~ldc1"tiJ.1 J..."'.....J co . 1 C) \. ~.I .cct of frort"l?c T.,
_ . Ha n....n....erClat dc-cl ,,~ ~ ' ~o . tl ,
shall be shared by both uses. .' OpIHCI'LS at least Ol'..C curb cut
5.!',iJ.xin....ul1.... ~\-idtl-: of curb ~ut:; ~1""J.l1 "'f" '" .
COIL or.!.l.. to CIty.. ~t--1"dJ.rd d t .~
B .Building ;'..cccss ~ , c :ll .
1.Di:-cct Pedc~ffia..'" ^ .
. ... L .L 1. C C C ~ ~ II'" t 1", e t. 0 '" f .
1 C · u · rn c 0 J ~.. aU'''" . } }1 1 -
L....e utC;CI'..S C::.-cck Boulc,'ard s;d w 11' ., '" J~ S ....:1 · De pro';idcd fron:
. e . · c.. a - t 0 tl~ e "r aH~ 1 '}.-3 .
pe estnill.... access to lcuildir 0- e"t~ ~ ' n ,om ~r;'..g (:1 tra.ncc; i.e.
j3 ~ _},'" '0 H. aLCCS :::;1....allI....o'.: reEj1::13 r · - U . '
ul _lug spaccs. If pe.-Je t' ~ . .uc \. a (ln~ bet\,,'ccn
. ~ s rIaL Jcce:::;s ""ar's 0
parkl1....g bays aI....d/or circubt;Oi' aisle ':j; - Cilr:not bc sepa;'Jtcd froa:
e' H . · c :::; ~ C n ,,, 1::1:S ~ 1 a: .
-1 ereI....t pan;" 0- 'r :1~c-' I ' · c ) uc . , DC .1Stll.... "L:i:::; 1~ ed bT' J
, u Co ., . .Ia . 0 u )
Page 31 of 575:
2-75
2.COlnmorL ErLtrJ.rLCC~ ~l'" ould
L ~e 0 ~ e 1'" e'" ;A
..... .......... ~ L n Lor ....... T~
eI-,tr ~Lces n'c:lY inco e LaI, h, e1. c (12) urit:; C '
, / rpoIUte :lcce::;::; fron' . 'd · . on.mon
:lI-,d, or fron-: COITJ1-:OI'c project outd . , ill, erg-round Pilrku-:g- "':lr:l ""e::;
oor opeI-: sPQee::;. 0 0
C.Outdoor Sp~ ~
'". . cc o mm 0I'c , USQblc outd ~
n,ulh UI'clt buildulO"::;. ^ ill'" '" oor ::;PQ,-e shQll. be Fro"~~ided f 11
b . 0 " > .IlclIT,Um of ore 10UI~dr El f or a
e .pronded for c:lch unit enlud'" , '. e 1ft)' (150) ::;quare feet ::;1' all
(;, El r · 11 '" reEtHl: El 1 '
ill e me::;. Pri,"Qte' outdo '0 re setDQck ilreas' ~ee D .
(6 '- · or::;p :lee ::;11 all ill::; 1 . ' J eSIE;1'c
0) square feet for eQd', ur.;t Pri.- t · 0 De pronded \\"ith Qt lca::;t siY'y
deck Q t~Qcl'ced to tl'ce UIo,it, 1'c;t 'less ~~ e, ::;~~~e shall be ir. the forn-: of Q PQ tio '~r
LJ.I L ~D,- 6) feet E!e ...... .
D Pl' . .. ar 11-, alW dm'err;iOF
. J..r (lng " · ~ ..
1.RcquirelT:crlt~
per City of Cupcrtirlo Zonll.....O- Code.
J~l 0
_. uD~urf~ce CJ.:-~ o-e B1 .... .
1 I 0 s ,e rl.a]onty of rarl'u' 9" f' I 1
De ow g-rQde. The fU'cishcd fir::;t floorlo ~O":o::; ,oud De depre::;::;ed par~ialh'
m-:d one h:llf (3.5) feet ilbo';e ::;id '" ;~IoLt ::;l-:oul~ be l'cO more tbl'c thre~
Sf' an f e\ ,iltt. O"IU de' fl' 13
. no exceed heig-f-,t of fi,T (~) f ~ 1 0.' . . lIS nuy .e il';cr:lg-ed but
,., C 1: J ee. ilDo';e sldeKilllc .;rQde.
J..:Jurl~ce PJ.rkirL~ Lot~ 1"" 11 1
o ~t LJ.tt J.:t-;' "'~J"'~ b f ff
case shQll surbce parkir, '" lo;s b le 0 ~'ce reilr or side of buildings; iI-: no
~"Trt"" {'"lg\ f 0 e CiOC;cr .0 ::;urroUI'du~ ~ 13r
... , J _ J eet. TI'ce perin'ceter of arIeu' 0- > ','0 ~u IC ','"alk::; thal-:
to streets aI-:d ::;idewall's sloall 1 p '0 area::; ahd dnye\\"ays Qdj:lccrt
fel'cce, or lu-:e of piers. (See ,:c't DTe screened 'I,..ith an :lttr:lcti';e low wall
1: . El . I: ~lt:e tmpro.-em e ,~ El .. I
"or g-UI clmes for \'..all :l1'cd feI-:ces ). ' ,I ,LS al'c .. L:ll-:dsCilpir'cg-" ::;ec~ior:.
1.CJ.rJ.gc Door~ or 0" f f 1
fOf eeR' o:l es s -:illl DC pro'l"ided for all 0"~ f~ ~es 1\ A" .
Llnon gJ.r~o-c el.....trJ.rce~ t.. 11 1 o~ ~o . ",iaXlmun-: ,ddd'
~ 'El f ( _ 0 ,::;t .u:t1 De tV" el:' f"'" ('"lg\ 1: . ,
~I.Cl'c \10)teetfor sU'cg1c dooe. ' 'J \-J "ect for douclo doors
E.Sitc .L"A.nd Public Improvements
I.Side Street Tree::; 51'" d .
C':;\ f .Q C trees Qt .1 sp:lcino- f '
_~ J "eet 0I'c center sba11 be 1"' d 0 0 QPproxll1-:c.tcly h,"cr-:ty fi';e
strips. p il".te withiI'c required curbsidc pbI'ctir-:g
.., 5"-"' e . I ~
_. 1-' CIJ. 01..... diti 0 1""': SteT,-c::.......~ Crccl' Boule\~J.:d
pro,-idcd alOl-:g tl-:e setb:lck linc.' "'\ ,'-illl or fence sbl11 be
3.Scrccl..... Fe1.....Ce~ or "'fA,' J.ll~:
J.'.L\djJ.ccnt to con......lTIcrciJ..l d ,.... 1
f' n 1 c, e or"r,e"'ct ~Ufa t'," -
s..1 DC p~o'-ided .11 . ~ .. C .1, e s~reel'c fer ~eJ or · '-all
. "' ong- rro13ert " r' ~ ,,,.. s
parIm-:g areas. :, 11 ,es .0 screel'c scr';iee :lreas il:-:d
b.Heigl.....t of ::;~:eCl"'" fel.....cc~ ~l.....d ~\~J.ll~ ... t d'
Eej f ~ . LO :l ree"'f f ~
.. ec. 1I'c hei d-:t. (See "C' ~ I ~ H 0 s.reets :lI'cd sidew:llk::; + 11 1 .
., 0 ~l.e n'pro'"el:"'~ ~ ,:l :Je SD'
"ecol1'c:l'cendQtiOI'cS 1:0~ type 'd . ' . ' HCr. .S :lI'cd L:J-:dsC:lpiI' "," . -'
. _" > aI, n1Qtenilh) '0 sec:10I'c tor
Page 32 of 57~
2-76
1.TrJ.~1~ J.I:d Scr",,-icc EnH:i:FP:~.'"'e ~ . ,
'1 .L r .L.U 1~ L. 11'"' C1 U Eii:A 0- ,.., .. lr
loeo.ted o.\\'llY fran~ street::; cud e ~ t J~e Ite reeei\-iI~g diJhe:J, ::;ho.ll be
fC1~eiI~g or atl:er llrehiteetural' IT h~ OGe a.r sereC1~ed by Lll~dsmpiI',{O'"
o.\';llY fron~ re::;idel~tial areaJ Tl~ e "e,~l'::;. Ser~;lee o.reo.::; Jhauld be loeo.ted
, L lLc,crpo~~lblc.
J..Rooftop cquinl1~Cl~t ~1,", I' 1_
. , r t ,ll t tle 3ereC1~ed ' II
II ,te gm te d o.r chi te etur all v iI' tl' e 1~, . 1-3 . -301 " J. si de J o.n d Jhall be
J L L 1:;;7 Uli t:t11~ 0- t::t:C~l z-r
1 . 0 0 '.
o .Rcc"~-clll'"' 0- csr "a' '"' ,
J LO L L. II Lcr~ lOC~ tiorL~ ~b_.1l1 b . '"' I ~ d .
C II LC U cd ll~ dc::;igr~ pl:lI:~.
5.P1J.1~t !\l.1tcri.1l::; ::;cc "Sitc In'"' ,.- '"'
LFro, CI1LCl~t::; .1:-:d L.J.l-:d::;c~ni""'\ 0-" r.,...~' ....
r .L LO ::;~ \... "dOl L.
F.BuildinQ" DcsiQ"n
o 0
1..L \.r (l:i te (tur.11 F 0 rn-:::;
tt5eEh
con-:n~ol~ to ~B::Re f '
r r fiO::; re::;idcl~ti.1l .1:'C.1::; ::;l~.ll1 be
"') "'\ T' .
. ~ .lrlet).- ll~ tl~e Dc::;igr~ of Buildir-: 0- F ~ d
frorLt.1 o-e~ .:lIe ,.-.1...;e,-J -3 o. co. es shall be renuired ~o ~1,",~" b 1 ,
o . II t:t o.J1t:t 0. ttr0. ctl\T . ""1 J t:t. , otOCt(
~p'
.J. rl,.,-.1~j- Bui1di:~g::; ~l-:.ll1 be de~iZ'1led .1 d I .
bong \';iI~dm\-s llcross side ilnd r~o. 1 ~l.1 ~ ~~ arro.l~ged ta o.yoid wi1~dawJ
. I 0 Ultt:tll Lg ::;ctb~(k .lre.l::;,
Page 33 of 57~
2-77
Single-Family Residential Development Standards
1.ggo2.010 Description
Stall.gards promote retention aIld de\Telopment viability of slll.gle-family resideIltial
sized lots in tile tran.sition area betweeIl Stevens Creek Boule-vard frontlll.g development
aIld single-fanlily Ileighborhoods III 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.fg02.20 Land Use
A. Permitted Uses
1. Slllgle-Family Residential- at a deIlsity range of 1-5 wlits per acre.
2. Other permitted uses III the R-1 slllgle-family resideIltial zoning district.
B. Accessory Uses
1. Customary Home OccupatioIls - 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-l slllgle-family resideIltial zoning
district.
1.0302.30 Building Height and Setbacks
1. Building heights and setbacks are as allowed In the R-1 single-family
residential zOlling district.
1.0302.40 Other Site Development Regulations
1. Otller site developlnellt regulatiolls applicable in the R-l single-family
resideIltial zoning district sIlall apply to lots affected by these single-family
residential de\Telopmellt standards as ShOWIl in the figure.
Page 34 of 57~ I
2-78
Exception Process for Development Standards
In order to provide design flexibility in situations when small lot size, unusually shaped
parcels, or unique surrounding lalld uses make it difficult to adhere to the developmellt
standards and where all efforts to lueet the standards h.ave beell exhausted, an
applicant for development may file an. exception request to seek approval to deviate
from tIle stalldards. The possibility of lot consolidation, if an exceptioll is 11eeded for a
substalldard parcel, shall be e"valuated. The exceptioll process shall not be used to
increase land use illten.sity or change permitted land uses.
A. An. exception for developluent standards call be approved if the final approval
autIlority for a project makes all of the followillg filldings:
1. Th.e proposed development is otllerwise COllsistellt with the City's General Plall
and with the goals of this specific plan. and meets Olle or more of tIle criteria
described above.
2. The proposed development '\vill not be iIljurious to property or improvemellts ill
the area nor be detrimental to the public healtll alld safety.
3. TIle proposed development will not create a hazardous condition for pedestrian
or veIlicular traffic.
4. TIle proposed development has legal access to public streets alld public services
are available to serve the de"velopmellt.
5. The proposed. develoPluent requires an exception whicll involves tIle least
modification of, or deviation from, the developmellt regulatiolls prescribed ill
this chapter necessary to accomplisll a reasonable use of tIle parcel.
B. An application for exceptioll must be submitted OIL a form as prescribed by the
Director of COlumUllity De"velopmellt. The applicatioll sllall be accompanied by a fee
prescribed by City Cowlcil resolutiOll, 110 part of which shall be refwldable, to tIle
.applicant. DpOll receipt of an application for an exception, the Director sllall issue a
Notice of Public Hearin.g before the Planning COll1.mission. for an exception under
this cIlapter in the same maImer as provided ill section 19.120.060 (relating to zOlling
cIlallges). After a public hearing, and COllsideratioll of the application ill cOlljunction
'\vith tIle mal1.datory filldings contained ill subsection A above, the Plalulillg
Comluissioll sllall approve, COllditiollally approve or dellY tIle application for all
exception.. The decision of tIle PlalUling Commissioll may be appealed to the City
Council as provided in Section 19.136.060.
c. A11 exception wI1.ich b.as 110t beeTl used witIlin two years following tIle effective date
thereof, shall becolue null and void alld of no effect unless a sllorter time period
shall specifically be prescribed by the conditions of such permit or variance. An
exception permit shall be deemed to have beell used ill tIle evellt of tIle erection of a
structure or structures wIlell sufficiellt building activity has occurred and continues
to occur ill a diligent manner.
Page 35 of 57~ I
2-79
Design Guidelines
COl11n-:crciJ.l RctJ.il DCTv"rclopll1cnt CuidcliI-:CG
2.01.010 Description
The Design Guidelines promote buildin.gs that assume some of tIle cOlnmUllication
functions of signs. Through tlleir overall form alld. appearance b.uildings should
comnlunicate more thall just a business name to a motorist who is S110pping by car -
110vv many busillesses are there? vvI1ere to park? wIlere to enter the building?
A "buildulg as sign" is taller than a typical one-story building, with a distinctive
silllouette. It is located in close proximity to the street frontage. The driveway and main
building elltrallce is identified by a taller architectural form, whicI1 is all excellent
location for mOUlltulg a Sigll visible from a car.
A. Building Increment - Long facades sI10uld be divided llltO sllorter segments
or modules. Modules along tIle Stevens Creek Boulevard frolltage are
recolnmended to be twellty-five (25) feet 1011g and a maximum of fifty (50)
feet IOllg, and should be separated by major changes in tIle buildiIlg mass or
facade treatlnent, such as a projected elltrallce or window volume(s), notch,
roof form, Ol~ otb.er architectural feature. II) SOl11e cases, t11ese 1110dules ll1av be
separated bv varylllg the color of illdi\iiduallTIodules \,vitlllll ~ 11arnl011ious
palette of colors.
B. Special Architectural Features - should accent buildings at the main building
entrance, adjacent to entrance drives, and/ or at building comers. A diagon.al
"cut" at a conler, or a 110tcll for a gralld buildiIlg elltrv, call also be effecti\ie.
Features tIlat relieve flabless of facades, SUCll as recessed \'Vllldo\\7s,
architectural trinl \vitll substalltial deptIl alld detail, bav \Vllldo\vs, \Vllldo\v
boxes, dor111ers, elltrv porclles, etc., are reC011l1TIellded. Balcollies, trellises alld
porches are also recol1U11ellded to add 11u111all scale eIenlents to projects.
c. Massing - the overall fornl of a quality building is created bv its tl1ree-
dilnel1siollal ch.aracteristics, or 111aSSlllg. Different cOlnbll1atiolls of buildil1g
111ass sllould be used to C0111pose a buildiIlg. BuildiIlg 111asses 111ay be
sill gular, like a taIlor projectin g Inass located ill tIle center to 111ar k a 111aill
el1trallce. Tllev 11lav be SVll1111etrical, for exall1ple to\vers placed 011 either side
of tIle ll1aill elltrv; or tllev 11la\T be repeated III a sligIltlv differellt ,vav ill
allotller buildiIl g location.
D. Building Clusters - Buildings sllould relate to Olle allotller to sllape opell
space ill bet\veen, as is con1111011 011 call1puses. Cllal1geS ill building for111
sllould be used to Orgallize alld accel1t space, b~l creatlllg axial relatiolls1lips
bet,\.eel1 buildings, defll1illg special courtyard spaces, etc.
Page 36 of 57~ I
2-80
bE. Facade Composition - Every building and/ or llldividual tel1ant space
. should 11ave a base; a clear pattern of ope11u1gs aJ.ld surface features; a
prominent main entrallce; and an attractive, visually interestulg rooflil1e. The
buildu1.g should convey quality materials.
1. Building Base - This Inay be as simple as a visual thicke11ing of the vvall
\vhere the building toucl1.es the gr0U11d, a different surface Inaterial
andlor wall color, or a differellt design treahnent for tIle groUlld floor in
a two-story building facade.
2. Patterll of Openings and Surface Features - Windows, wall panels,
pilasters, building bays, and storefronts should be based 011 a module
derived from tIle buildulg's structural bay spaculg. FC:1turc~ b~~cd or.. tl:i:;
:T....odule ~l....ould be c~rricd :lcro~~ ~\~ir..do,\-lc~~ ~\~J.ll ~reJ.~ to relicT\~e blJ.lll~,
Ul-:ulterc~tir..g ~urfJ.~c~ ~r:d :1pplied to ~ide ~r..d reJ.r cleT\TJ.tioI:~ of the
c1.:ilding.
3. Building Entrallces - should l")e easily ide11tifiable a11d distulguishable and
located 011 tIle frollt of tIle building or 011 a frol1tlllg, traffic-faclllg
buildlllg cOlner.~I-:ould be e~~~i 70 idcI-:tifjT ~l-:d di~tir..gui~l..... fron..... tbe rc~t of
tl.....c buildiJ:....g. 011e or more of the follo,vlllg treatnle1lts sIlould be used:
a. A Taller Mass Above - SUCI1 as a tOV'ler or turret, or a volulne tIlat
protrudes from tIle rest of buildillg surface.
b. Celltered ill tIle Facade - as part of a SV111111etrical overall c0111positioll.
c. ACCel)ted bv Arcl1iteetural Elelne11ts - suel) as colun111s, o\Ter11angu1g
roofs, a,vlllllgs, callopies alld / or ornanlelltalligllt fixtures.
d. A CIlange ill Roofline or Roof Type .L~bo\Te.
For detached residelltial buildillgS ill a developnle11t, buildlllg e11trallces
sllould be part of a clear elltrv sequellce, extelldi1lg fronl tIle public
side,.valk to tIle private frollt door. Tile follo,villg elenlellts are
recoln11lended:
a. Stoops alld / or Opell Porches - sIlould be provided at regular
intervals 'VIlicIl correspolld to the vertical 1110duIes of buildlllg units.
TIle stoops sIlall be ,'vide ell0UgIl for people to sit 011 alld to Inake
elltries UlvitUlg. Opell porclles s110uld l1a\;re attractiye bulklleads or
balustrade railiIlgs alld a roof tllat complenlents tIle pitcIl and
l1laterials of tIle l1laiIl roof.
b. Stairs - sllould be boxed alld fral1led by' attractiye stepped bulklleads
'''TalIs or balustrade railings. Bulhlose treads are recoln111ended. Opell
or "tloatil1g" exterior stairs sllould not be used.
c. Orlla111elltal Ligl1tillg - of porches and ,valks to l1ig11ligllt elltrallces
and add security.
Page 37 of 57~ I
2-81
d. Freesta11dil1g Lal1dscape Elen1e11ts - suc11 as trellises, arbors, al1d
speciallal1dscape 111aterials th.at add c11aracter to yard spaces a11d/ or
acce11t t11e e11trv sequel1ce.
4. Roaflines - should be siluple, changlllg shape to reflect impartant
building masses, tenants be- law, alld/ or ather impartant internal
building functians.
I}.F. Windows - are an important element .of facade compasitian and a11 I
indicator .of aver all buildillg quality:
1. Window /Wall Prapartian - In general, upper staries shauld 11a\Te a
window-ta-wall area prapartia11 that is smaller tllan that .of graund flaar
starefran ts.
2. Windaw Open.ings - shauld generally be vertical .or square ll1 sllape.
Harizal1tally-ariented apellings ge11erally make buildings appear squat
an.d massive.
3. Willdaw Inset - Glass shauld be inset a minimum .of 3" fram the wllldaw
frame or fram the exteriar wall surface ta add relief ta buildulg surfaces;
this is especially ilnpartant far stucca buildlllgs.
4. Shaped Frames and Sills - sllauld be used ta ermallce openings and add
relief ta wall surfaces.
G. Wall Surfaces - If t11e buildulg 111ass a11d 'varietv .of 'Villdov\ls and doars is
complex, simple ,vall surfaces ll1av be preferable (e.g. stucca); if t11e buildu1g
YOlU111e al1d t11e patterll .of ,vall apel1ll1gs is silnple, additio11al ,vall texture
a11d articulatiol1 s110uld be emplaved (e.g. bricks .or bl?cks, or rusticated
stucco). Pilasters, calu11u1S, carrlices, al1d .ot11er forn1s of surface relief s11auld
be used ta add \Tisual iI1terest a11d scale.
E.H. Roofs - Parapets and/ or sllallaw gable, hip, .or ather t,va-slape roafs are
recalumellded for all buildings.:. (~ee illu~:r-Jti"\",~e Prototy~pe:;):
1. Raof Slopes - should be betvveell 3:12 and 6:12.
2.Roof~ Sl:ould EXtCl~d -J~ro~~ -J r:-:in.i::-: urn of 75~/u of the buildirLg frol-:t~ge.
~2. Roof Ridges - shauld be aligned ta be parallel a11d/ or perpendicular to
the street frol1 tage.
4:-3. Roof Overllangs - are strangly recalulnellded. Overhangs sl1auld be a
mU1iluum of thTee (3) feet, witI1 additi.o11al articulatiall in the farm .of
support struts, gutter facia, and/.or expased beams/ rafter ends.
3-A. Materials - TI1e follawu1g raafing mat~rials are typical for tIle district:
Page 38 of 57~ I'
2-82
a. Metal Sea11l l1lade of alun1illu11l, galva11ized steel or ot11er coated steeL
reCOTI111lel1ded fUlisI1es are a11odized, fluorocoated or paulted. F2er
copper :tnd lc~d, rccon"..n1erLdcd fir:i~I-:c~ :trc r:~tur:tl or oxidizcd.
b. Clay, cera111ic or concrete tile 111a\T also be appropriate if consistellt
vvitIl tIle desired building cllaracter.
c. Tar al1d gravel, COlllpositiol1, or elastOl1leric roofs sllould be screel1ed
bv roofed parapets.
d. Asphalt sllll1gle roofs are not reco111111ellded.
F.I.Signs - Guidelines 1 througI1 4 below apply to building-mounted signs.
1. Sign Location - Sigrls should be mounted 011 parapets, towers, turrets,
recessed wall areas, all.dj or otI1er architectural features specifically
designed for tI1em. Flush-mounted and painted \lvall signs sllould align
with major arcllitectural eleme11ts, such as dOOl~S and windows.
Ornamental elenlents, such as moldings, pilasters, arches, clerestory
Wllldows, roof eaves, or cornice lines should be used as a frame.
2.RelJ.tiol"..~bjp :0 Corr:ice or E~"',.c LirLe~. SibI:~ ~l:ould l"..Ot ~F:t1".. corr:icc or
eJ."',-c liI"..c~ or cxte1"..d :tbo"',-c the peJ.k of J. pCJ.kcd roof. Ho"',\-c"',-cr, ~igrL~
de~igr:cd :t~ :t1".. cxtc1-:~iorL of tl"..c :trcl-:itcctur:tl for1n of :llC buildiI-:g mJ.y'" bc
J.ppropri~tc. For cx:tlnple: projcctil-:g ~i61-:~, ~i61-: bo:trd~ or rI-C01".. ~i61G ll1J.)'"
be dc~i61-:cd to look lil~c J. 11"..J.rquee, pJ.rJ.pct, or J.cccrl-t to J. pJ.rJ.pct or
~lopcd roof.
~2. Awning a11d ca110py signs - are recomme11ded for commercial retail
buildillgs. Awning SigllS sI10uld appear and function primarily as
awnulgs, 11owever. AWniIlgS sllould reflect tIle building's facade module
aIld should 110t extend for more than fifty (50) liIlear feet witI10ut a break.
Signs on canopies sllould be llltegrated with the canopy fa.e.afascia, or be I
in tIle form of freesta1ldi11g letters mowlted 011 top and ext~11ding abo.ve
the fuaafascia. I
I
-h3. Projecting Signs - are recomme11ded if desig11ed as arcllitectural features
(:;ce F.!)., :tbo",.c), or are located primarily for pedestriall visibility;
1ninimuTIl side\valk clearance sllould be seve11 (7) feet.
3:4. Architectural Style - Sigll sllapes, type styles, and color cOlnbiIlatiolls
should complement building styles.
6-.-5. Structural supports - should be attractive. They should complement the
overall design of the Sigl1 al1dj or building(s). Orname11tal metal is
strongly recommellded.
ffl. Materials - should be attractive and long-lasting. Recomlnended I
materials are:
a. Signboards - of vvood or Inetal, with painted, engra"ved. or routed
letters, or mowlted letters of vvood or rnetal.
Page 39 of 57~ I
2-83
b. Silhouette or figurative signs - three-dimensional letters, symbols,
an.d / or orllamental figures made of wood or metal.
C.Cu~tOl1-: l-:COl-: cxterior InourJedol-: J. :;igr-:bo:l.rd or InetJ.l :;upport frJ.lne
or el~clo:;urc, or u-:tcrior n-:oUl-:ted belLiI-:d clcrc~tor)- or di~plJ.Y
"\\~i1~do".\r~ for 01-:1)1 bui1diI-:g n-:ou1~tcd :;igl-::;.
Ehc. Fabric awnings - SUC1l as canvas or llylon., with painted or applied
letterulg; plastic aWllll1gs should 110t be used.
J. Common O'pen Space - De'velopnlellts ,,,Titll a residelltial C0111pol1el1t sllould
COl1taul botl1 lal1dscaped/ gardell areas and 11ardscape areas tl1at ellcourage
social il1teractiol1.
1. C011U11011 Landscaped Space - A la11dscaped greell alld/ or gardell space
should c0111prise bet,veell Seyellty per cent (700/0) an.d eigllty per cel1t
(800/0) of tIle C0111111011 outdoor space. TIle locatioll should be ill a
courtyard, side \lard, rear yard, or COI11111011 greell for larger
developl11ellts. Space sllould be rectilillear "Vit]l no side less tllall fifteell
(15) feet. Space sllould be sevellty fi"ve percellt (7.s~~) enclosed bv
buildin.gs, 10'''7 "valls, 10'\7 fellces, or lillear lalldscapillg (e.g., 11edges or
ro,,,s of trees) alld 110t be bordered by surface parkillg areas 0111nore thall
.one side.
2. C011l111011 Hardscape Space - Bet,,,'een t,,,relltv per cellt (200/0) alld t]lirtv
per cellt (300/0) of commOll outdoor space sllould be lll. tIle forln of Ullit-
pa'ved or gravel areas, co 111111 011 roof deck space, or al1V c0111bi1latiol1 of
tIle t,t\To. Hardscape space sllall be COl1l1ected directly to tIle required
landscaped space by stairs, '''Talks, alld / or ra111ps if lleCeSsar\T.
K. Accessory Buildings
1. Gelleral - Accessorv buildlllgs of all types sllould 11a\~e arcIlitectural
treat111ellts derived fro111 tIle l11alll buildlllg III ternlS of surface 111aterials,
trinl, fenestratioll, roof 111aterials, alld color. '
2. Freestandillg Garages - sllould be ullobtrusi've, preferably located at the
rear of properties to 111ll1in1ize visual i111pact.
a. Sll1gle-car garage doors - are strollglv reconul1ellded, ,vitll "Vllldo,vs,
surface pallels, alld otller forl11s of architectural detaillllg to reduce
tlleir inlpact alld scale.
b. A l11axil11U111. of five (5) garage doors - l11ay be lllled up cOllsecutiyelv;
a space of five (5) feet sllall be pro\Tided bet,,,~ee11 eacll garage or
group of doors.
GeL. Lighting - should be used to erthance SigllS al1d buildings. When possible,
Sigll illumill.ation should be coordinated witll an overall building liglltu1g
scheme. Recommended liglltlll.g approaches are:
Page 40 of 57~ I
2-84
1. Backlit - \vitll lighting inside alld belLllLd projecting lettering andl or
a\vnmgs.
2. Floodlit - with single or multiple spotlights, provided light sources are
shielded to protect motorists, pedestrians, alLd adjacent properties.
3. Color and lamp type - LiglLt sources providing tIle most pleasing alLd
accurate color renderlllg are metal halide, lllcandesceont, and color-
corrected fluorescent. Other lamp types, such as cool wlLite fluorescent,
mercury vapor, and high alLd low pressure sodium may distort sign
colors alLd sllould be used according to advice from a lighting
professional; tlLese lamp types are not appropriate for area liglLtulg.
4. The liglLt fixtures shall be oriented and designed to preclude any liglLt
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 pedestrialLs alLd
automobiles shall be illulninated witll a uniform and adequate llltensity.
Typical stalLdards to acllieve UlLiform and adequate in~ellsity are~
idelltified III tIle Cupertll10 MUILicipaI Code, CIlapter 19.100.
J..Tl....e J.~~erJ.ge borizor:tJ.IIT....J.iI~tJ.u~ed illur:-:u-:J.tior: ~1-:ould be bet\\-cer.. 1 J.I~d 3
foot cJ.l~dlc~; J.11d -
b.-TIle ~~~-erJ.ge l:-:JJjn~uI:-:' to l:-:.ulir:~un~ rJtio ~l~ould be oel~erJ.lly bct~\~CeI~ 6
J.r....d 10 to 1.
6.Critic~1 ~rcJ.~ ~ucl: ~~ ~t~ir~\-~y-~, r~l:1pS ~l~d IT:.1ll~ ~\~.1ll~~\T.1Y~ 11-:.1)'" l-:.1T,-c .1
l:i g 1~ crill U11-:i:-:J. ti 0 r:.
7:-6. Ligllting aroUlld automatic teller machines shall meet mmlmum
standards required by the State Business alld Professions Code.
1\1. Plant Materials - See I1Site Inlprove11lellts alld LaIldseaping" seetioll for
guidelilles. 0
Office DCT/cloprncnt Cuidclincs
'1 g1 g'1g 1\ ..
_. .L. _ LJc::;crlptlol~
To pro:1~ote cor:....pJ tibility- ~\-itl-: tl....c otl:cr t)~pc~ of dc"'~-c1ofn~cl~t 1il~cl)T to occur .1101....5 t1~c
corridor, de~i&.... guidclil....c:=; cl~cour.:5c lcuildil-:'5:=; tl~Jt dcpJ.rt f:AOl:.... :1....c tjTicJ.I for1T:ulJ. of
lOl~5, J.:lol....)~n~ou:=; buildi1~g l:l.J.~~C:=; :1rl.d ribbol~ ~:,~il-:.do~\T~. ~,1:1i1-:. buildi1~5 Cl~tr~I~CC~
::;l....ould bc 10cJ.ted 0:". tl~c frollt buildil....g f::cJ.de O:A ::djJ.CCl~t to ~ frol~til""g buildi1....g corl~cr.
Buildi:-:-5::; ::;l~ould il~COrpOrJtc breJ.k~ il". b~ildi1~g l:~::~~ t1".~t :,cflcct tl....c :ypic:11 ~izc~ of
F~"''-'cl::; +l'Jt occur :110""'0'" t1...c ::;t.,Ace+ "^7i""'do~'-:; ~l"'ould liC i..... l-l"'e fO"""1l Oi irdiT-id....J.l
..I. '- L. L. ..I. lO ..I. L. .... L.. r, ..I. l , .L L. .......1. L. L...I. l '......L....1. l , LA
~Ac,-'c~~cd opcrir~~ J.rd / 0"" T..i1...do~.- (..To.....,...il...~~ 0'" bJ."'"-r;
..I. '- _ L l. 0 L / ..... \ l. ,. 0 LA .t' l. 0 .... ) -'.
Page 41 of 57~ I
2-85
./\.Building Increment Lor:g f~c~dc~ ~1:ou1d be di\~ided ir:to ~l:or:er ~cgmer:t~.
TI-:cJe :;egrl-:cr,t~ ~re recolnn-:c11ded to be fifty" (50) feet 101-:g -;\"'itl-: ~ n-:~ximU:1-: of
one l-:w-:dred (100) fcet 101-:g. Tl-:eyT ~1-:ou1d be ~ep~r~ted bj~ L1~jor cl:~r:gc~ u-: tl-:e
buildu-:g 11-:J.~~, ~uch J.~ projected el-:trJ.1-:ce ~,-OlUl1""'C~ or l-:otchc~.
B .Roofs Sl-:J.llo~,\T g~ble, l-:ip, or other t-;\~O ~lope roof::; J.re recol1m.....el-:ded for J.ll
buildiI-:g~; pJ.rJ.pet roof::; iI"'.: con-:bi1-:~tior: J.re J.l~o recol1-:mel-:ded.
I.Roof Slope ~l.....ould be bet~..~ce:-: 3:1 f) J.I-:d 6:12.
I"') .Roof~ Sl-:ould Extel-:d ~cro:::;~ J. n-:u-:in.....um of 750/v of t1-:e ::;trcet fror:tJ.gc.
3.Roof PJdgc~ ~l-:ould be ~ligrled pJ.r~llel to rOJ.d~.
1.~1u-:il1-:un..... Deptl-: of ~loped :-oof::; ~l-:ould be thi:-tyT (30) fect.
C.l\f.:1s::;ing t1-:e o~~erJ.ll forn".. of J. qUJ.litjT buildil-:g i~ ereJ.ted by it::; :l-:rec dil1.....el-:~iol"..J.l
cl-:J.r~ctcri::;tic::;, or InJ.::;~iI-:g. Diffcrcl-:t COll.....bu-:~tio:-:~ of buildiI-:g n-:~~~ ::;110uld be
u::;ed to COll-:po:.e J. buildiI-:g. BuildiI.....g n.....J.~::;e::; InJ.j~ be ::;u.....gulJ.r, like ~ tJ.ll or
projectir..g 11.....J.::;::; 10cJ.ted iI-: tl-:e ce1-:ter to 11.....J.rl~ J. .n.....J.iI-: el-:trJ.11CC. n.....CjT 11-:~)T be
~)-l1-:n.....ctric~l, for e)~J.ll""'plc to~,~:cr::; plJ.ced 0:".. citl:er ~ide of tl.....c r:.....J.iI".. el.....tI)~; Or tl-:cy
n"..~jT be repc~tcd iI-: J. ~ligl.....tl)" diffcrcl-:t ~\"~y il-: J.l-:otber buildil-:g loc~tiol-:.
D.SpcciJ.l .L'\.rchitcctur=tl FCJ.turc::; ~l"..ould ~C(Cl-:t buildir..g::; J.t r:-:J.jor ~tree: cor1-:e:-~
J.1-:d ot11er l-:igl-:ly" "',~i~iblc locJ.tiol-:~. .L^~ di~gOl-:J.I "cut" ~t ~ (Oll"..cr, or J. l-:otcl..... for ~
grJ.r..d buildil.....g Cl-:t:-yT, CJ1-: J.l::;o be cffccti~,-c.
E.Building Clustcrs BuildiI-:g::; ::;l-:ould rcl~te to or..c J.1-:otl.....cr to ~l:~pe OpCl-: ::;p~cc iI-:
bc:~..,~ecl~, J.::; i::; (0 lTIll..... 0 1-: Ol~ CJ.ll-:PU::;C:;. Cl-:J.l-:ge::; iI-: buildiI-:g forI:..... :;l.....ould bc u:.ed
to orgJ.r..izc J.l-:d ~CCC1.....t ~p~cc, by (re~tiI"..g J.)jJ.l rel~tiol-:~l-:ip::; bet-;\"ee:-: buildiI-:5~,
defiI-:il.....g ~peci~l courtYJ.rd :;p~ce::;, etc.
F.Building Composition ET,~ery buildiI.....g ~l.....ould hJ."',~e ~ bJ.::;c; ~ eleJ.r pJ.tterl".. of
opel-:iI-:g~ J.l-:d ~urf~ce fcJ. ture~; ~ reeo gJ-:izJ.blc Cl-: try; J.l-:d J.l-: iI..... -tere::;tu-:g roofliI-:e.
1.Bl:ildil-:g BJ.::;e Tl-:i~ ll1J.Y be J.::; ::;in.....ple J.~ ~ t1-:iekel~il""'g of tl-:e ~\~J.ll ~\'l.....ere t1.....e
buildil-:g toucl.....e~ t1.....e grow.....d; or it n.....J.;T bc J. l.....eJ.~,~icr or tl-:icl~er tre~tll.....er..: of
:l-:e el.....-tire grow-:d floor ~\'J.ll for J. t1-:rce or 1110:-C ~tory buildil.....g fJ.(J.de (:1
::;ligl......t ::;etbJ.ck. of tl.....e upper floor::; :1ccon-:pli~l:e~ tl-:i::;). Tl.....c bJ.:,e 11.....J.y be of ~
differell t l1"..~ tcr:J.l J.l.....d / or color tl:J.l-: tl-:e "\\TJ.ll ::;urf~ce of tl.....e re::;t of :l-:e
buildi:-:g.
2.P::::erl".. of Surf:1cc Fe~:urc~ ',^/iI-:do-;':~, ~\~J.ll pJ.1-:el~, pilJ.::;ter::;, 8uildiI"..g b~y~,
J.:"..d ::;torefro:.....t~ ~l-:ould be bJ.::;ed 01-: ~ n.....odule deriT\~cd f:.011..... tl"..e cuildiI.....g'~
::;tructu:'"J.l b~j" ~p~~il-:g. FeJ.turc~ bJ.~cd 01".. tl-:i~ 11.....odule ~l-:ould bc cJ.rried
J(ro::;::; ~\\~u-:do~\-le::;~ ~\-J.ll~ to :'"clic"',-e blJ.l1.k, l:r:.il.....tcre::;tiI.....g ::;urfJce::;.
~},1J.iI-: Buildil.....g E11tr:.l.....~c::; ~l.....ould bc loc~tcd 01..... tl.....c frol.....t of the 8uildiIlg or 0:..... J.
f~OlltiI.....g, trJ.ffie f~~il-:g cuildiI"..g COI:"..cr. Tl.....ey- ~l.....ould be e~~)," to identify J.:.....d
di~ti:-:5ui::;1-: fron".. tl--..e re::;t of tl.....e building. Ol-:e or :1.....orc of t1.....c follo-;\Tu.....g
t~eJ.tll.....cll:~ ~l.....ould be L:scd:
Page 42 of 57~
2-86
.:1 ^ + l! l\ 4
.. ~ .:1 er .... .:1~~ .\.bo"'-c .. 1'"
iT · suc , ilJ ;) to\\'er or f' .
om the rest of buildir,g surbce. un et, or a ';olun~e that protrudes
b. eer: tere d iT: ti.....e F .:1CJ de
ilJ pClrt of il symmetrieill Q\'em11 e . , ..
c'\ccentcd b . ^ " . on,posItloF,.
o ) · -l..rcl Lltcctur.:11 Elell.....e1"t~ .. 1'"
(1,'1'11'0-5 ~. ' suc , J.s coluErI' 1
. , '0" ,-J.I~ op Ies, 0 n~J.m c" tCllli 0-1' t f . . , .::;, 0'; e r ~ClI~.2;ir, '" roo !J
, H 0' Dcturcs. ~ 0 i I
d ^ (::}- . .
...l ~ lJ.r: 0- C 11'" R H . ..... '
o LOO 1I LC or Roof Ty-pe ^ 1 T-
, . iDO . e
C.Wall Surfaces If fh 1 . . .
lle ol.:ald11'" 0- ........ J.~:, e .
con~plex, simple 'wCl11 surf:res'o iH. b ::U~. ';J.nety of \',il~do..',s ~rd doo ~ .
,_ l '- mil Y C f 1 ~ , L IS
, oUIDe m~d the piltten' of \"J.11 ~. p~e erClole (q;. stucco)' if tl-c bu;ld'
., " opcr,1' 0-' I' · IT 0-
ilrtlcubtlO1~ should b ' 'os IS S1D~plc, ildditiorJ.l w 11 '0
P'l t e cn:ployed (c. "'. briel- . 1 ,.. il texture md
~ilS ,~rs, c~lUly.,ns, corr..ices, (l1~d otl~e~ f ,~s or olocks, or rusticiltcd sr..:c::o)
Cl d.. IsuJ.l IT,terest J.I~d scale. om.s of surbcc relief should be uscd :~
H.'\Tindov~s .
1P .:1re .:11..... 11Ttp ort.:11..... t cler" c1" t of:e . .
oyerCl11 buildiI~o- qUJ.lir" H , . mldu:g c01r,positi01~ ard J.r . 'd' .
o . ) . ' ,Il, ICCl tor ot
I' ^ T; a
of . 11..... o~\~ GpeBil" 0- f
. L LO~ ::; .....ould o-el.....er.:111- B T- .
wll~do\' 's ilr a / . 0 j . .e ,crtlcal or SEjUare " l . .
. , . J or '.\'l1~dO\\' pilnes sl' o"ld "8 .. . 11. S ....ape; It square
l ~ e T,.ertlcJ.l11'" ::;}... ~ c f
'1 iAT" a ' ,p
_. . . 11~ o'<\, In.sct CbsJ should 1 . , . . .
surfa f El' DC 11 ,set il mlll.1D~Un~ f '">" f ,~
b- '1 ~c 0 il d rchef to "'illl surbces' tlo" o. .3 ron, Lhe exterior "'J.11
Ul dl1~o(>"s. ' ,IS IS espcClCllly in~portJ."t f
. ., or stucco
3.S1.....Jpcd ~r.:1mc:=; J.l.....d Sill:=;
:=;11ould be u:;ed t J
',,'il11 Jurfilces. 0 er ~::u~ce opCl~iI~ o-s ilr d J......J.-J lO.!
o L t:t t:t rCtle:t to
I.Roofs
1.~ 1ct.JJ 5e.:111..... Roof.. 0- F 0
11 L 0 0 r .:11 ur:.....n..... illl" 0- al'" - ... 0 .....J
recomn~el~ded f " 1, " 0 · ilhIZCu steel J.l~d otl'
, llUSt ,e:::; are Cll~odizcd flu ,er coated s:cel,
::u ,d lead, recorr,n~el~ded !. " 1, ' orocoated or pClil~:ed F '. -
ill ,IS.I ,CS J.re r a~urCll e . a' . or C01l1"1c,
L L ~r o),l~""7e.-J rr
'1 eb . . · I~ cr.
o ) f Cer.:1n.....lc or Co1"lcrete TOl
'"> 1 C J.rc Cllso Clppropria:c.
Jo T.:1r .:11.....d CrJT,.el G'" . '.
f on LP 0:=;1 tlor or :gl .... .
flilt roob ::u~d should 1 : J.s,on~enc Roof:::; Should od..- be used!
De screCl~ed by pClrapcts. .' ior
111'\1 ...D '
1.... ,,0 L. 1:'\.e con.....n~el1de d:
.:1..l^~~p1""'.:11 t ~l.....li""'glc~
J.re ~ppropriJ.te li..... J. 'rc:=;idc11:i~1 context.
b.', ^l ood :=;1.....:1..... o-lc~ 0.... 5'1... aL.
a .L.L L hC~ .:1re ~PF..AO........_. .l- 0
" 4. . " 1-" dale 1l~ Cl rural cor ~C"+
"-1:11f :y · R 'C 7.<.
.L~ 1 l-:lt csidcl~tiJ.l Cuidclir"'t.cs
r") .01.030 Dc~criptiol~
Page 43 of 57~
2-87
CuidcliI1c~ cr:courJ. ~C 1_, .1--1.
lOt! Ultttll1 ers tl~ J. t g
t -:en:. .\_rcbtecturJ.l fCJ.tureJ ::;~cl-: 'J. ree~t the presence of u-:di\'iduJ.l lUlit::; ,,' ~'~
stoop::; J.re eneourJ. ~ed to enl~ J.r ::;, peJ.}~ed roofs, built u-: deck::; i1rd "It} w ,
to creJ.te J.ttri1 fT' O. .' ,ee rcsIdenhJ.l chJ.rJ.cter 1 1" " porches J.I-:d
trJ.fflc yet d c ~I. e rcsIdCl-:tIJ.I eI-:T:irOlm-:ents J.lor,"'" fr-e c~" '. de) go~l of tl-:e guidelules is
.' 0 Lot J.ppeJ.r completely u~sul 0' rn or whICh J.re buffered from
pcrn-:It.tcd J.djJ.cent to thc front J~tbJ.'c" ~~~ For cX~Ir,plc, JCrCCI-: ""'J.ll::; ;:u-:d fer ~C~ :t
J.ttrJ.ctl':el'" Ei r:' ~ h tILe prm'Idcd d~" .., re
J C_1gr Lcd pcdc:;tri:tl-: Cl-:trJ..l-:CC gJ..tc~ LCy pro',.ldc highly. ',.i~iblc
o . '
" G
.L .. ammon Open Sp.Jcc ~l"'ould .
l-:J.rdJ.cJ.+=l ' -' cm-:tclll-: botr br d ~ ---l r
r C J..rcJ..:; tl-:J. t crLcourJ.. '7C ::;ociJ..' ;.~,.. .' ,s,-J.peu, gJ.rden J.reJ.s ~ I'd
o t = ..e1 J.chor" ~ ,
1.Con-:11-:o1-: LJ..r:d::;cJpcd SpJ..cc ^ 1 .......:J ,......
eeH'=R' , ". J.utts,-~ped o-reel~ ., ~ a I
_ H 'r'nJ.e Dct\,'ceI-: Se\Tnty per cer,t (700/ 0 ~ ,~.L / or gJ.rde1-: sp:lce should
com11-:01-: outdoor Spi1CC l1~e 1 ,\' 'v) J.I-,d eIghty per ce1-:t (SOD/v) of tl-
rCJ.r '" a ' , 00 tIor, sl:ould be . ~ ,e
J J..r , or con-:mOl-: '7rcc..... r.or , U, i1 courtYJ.rd, side T.J..?'....J
f1' 0 I, r I tJ.ro-er Ei T 1 ' rt:t,
~~c 1 meJ.r ,'.'ith 1-:0 side less tl- J....... r.; r.+ceo ~ [1 ~~ :.e op111e1-:ts. SpJ.ce ::;hOl:ld be
tlT'C ' I' hr, -I' \I"'7 teef 5
, pcrccl-:t (75~/u) cl-:clo::;cd b'\y '0' 'U' ~ ,~ ,pJ.ce should be Se\Tnt';'
la:r..... ..:Js . t J Ultt:tll L '7~ le,-.' AT 11 I J
.I.. LU CJ..nn-: '7 C '7 1... C ---l 0 0 ' '" J.llS, - 0\" fer ~C~ . 1.
r 0 .0.' IL t:toc:; or ro".:; of + ) · ''-, or 1u~eJ.r
fl a 1 . " t ,rccs} aFl a f' 1 '
r a1-:g J.reJ.s on morc thi1F, one side. ' 1-:0 DC oordered by surbce
., .C011U1-:01-: HJ..rd::;cJ.. C S
~., gOI ~ P P i1ce BetwcCl-:"v"(r ty "
.J I v of con~mOl-: outdoor :=;n~cc ::;~~. . ; ---l. 'per. cent ( OS(,) J.1-:d thirty ner ccr,t
erFaT'e1 r t ,0 Uia DC H~ f1~ f r
H'. . ~ J..FCJ..S, COlr,mOl-: roof deck s13J.ee: . ,e or~-: of w-:it pi1':cd or
J..rd::;~J..pc ::;p~cc::;l-:J..ll bc ~ .' or J.1,) con-:bll-:J.tiOl-: of tl-:c +
S+=l l' coru-,ected dIrcEd,,' + +1 ,wo,
rJ.ce OJ' stJ.Irs, w.llks ;:u~d I . . ..j ,0 ,1-:e required b1-:d::;cJ..nc--1
, " or rJ.1r,p::; If F..c~cr;~J.-T' r t:t
B.Cencr.l1 Building g.. '- - ~).
!' 0 cS1gn BuildiI-:o-s sl~ould B '
.J.n-:Ily hou::;es, yet hJ.ye J.. b","l~ Efu.llit T ~ 1 c con-:pJ..tlble iI-: fonr, v;ith ~iro-le
n-:J..tcriJ..l:; J..1-:d dc:=;i~'" :::;1"'J..11 'eeo,' , ), Doue\'J.rd rcside1-:tiJ.I cl-:trJ.'-~e". D .1....JL?
o ' i , rt __ ior 0- tJ.3f ~ ' ' '- t I, tlU1tttU~ 0-
tl-:.Jt l-:old:::; it:; "'",.:tluc o'~cr +;mc LO 11 Lg u-: order to C:;:C.Jtc ~ li~-iI'" '7 c.....'.;ro LO
. 1:1 , . '0 U. I rul-: e 1-: t
1.. \rcl-:i tcctur~lo F C.J turc::; tl-:.J t .Jdd 1..... ... ...
bale8'~' ,. I"~ ,un,i11, ~cJ.le S-u~'-
. oLLIC::;, Lrcll1~C:; J..l-:d bJ.'~" ... .......J . ' l..4~lL J..::; courtYJ..rd::; po 1'"
f f J "U ,t:tow::; i1re feE8 a ' rc ,es,
CJ.. mes thJ.t relie\T fbh-:e::;:J of f 'd .. . 11-:m e 1-: cd, SpeciJ.I .lrchitecturJ.I
J.uthentic n-:untu"3, J.rch+ectur~l + ~cJ. ~31_ such J.S reec~::;ed ,';u-:dol"s ,'-itl~
'WU-:dOW3, ",\'u-:do"" bo)"~ "Ei ~ ,rIm ,';It" substJ.I"tii11 depth J.r d def' '1 ~ '
" '-~::; ~orr"'cr::; ,. , -.lI- -J.',.-
, u, e1-:1:0' porE1~ + ' J
,,"C ~ ---l 1\ ,e s, e ,(., .lre re co n"11-:e1-: de ---l
.rJ.,-i1t:t.C --10d ule g 'lEi' t:t,
'a ~,. ."' UlU-:g fi1cJ.de3 ~1"J.ll be d ; oc ~
~ eh,Ity to eJ..cl-: T:erticJ.I module of . ~. e3'0r.e~ so .ls to gi':e iI-:di\'iduJ.I
ll-:tO 3hor~er seo-meI-:ts J.. ,~ ,'__ ill ,Its, Long tJ.cJ.dc~ :l-:ould be d'T" ---l ---l
fr (T . 0 .1,J.),lIuun-: of fort · ~49j ! 1. It:t.ea
1. C \ :J) feet 1:-: width. ) .cet .lnd prcferJ.bly b"Cllty
11-: l~r'7cr ..--- rej. r"\ ,...~s . +1 r.
1 0 1-' '-'-, ',\'1.1-: 1ror-:ti1 ere::; o! o"el' I
se S Ei 0 · ,- ore 'B:rEi a I:wn
. e'p.lr:1tc by s:.1ch tcclu-:ique~ .lS J. d '~" ~e \ v) feet, module3 sl-:ould
~,TJ..:;:).1:1g J..r~l~i:cct::rJ..l clc........c.....+-~ (e ~e~ 1,otc.l-: (11-: p~J..:-:) bct",\.CCl-: :1"'c ........O..:J..,1es.
. Iu u1: ,_ 0- .....1"00';' 1 ' u, tt~1--
::;toop dctJ.il, rJ..ilil-: ~ f-..-:.nc". J.." ---l 1'0" 'u . ' co or, roof ~hJ..nc, Ku-:dO'," ::;,...,..... '
, 'd' 0 ') r ], "t:t/ 0- PJ."YH~o- +1. r ' u~fle
,'.'1 "u-: J.lurn-:01-:ious pJ.le++e of 1 · ,~ '0' le color of u;di';ic".lI "" o....J., 1 '
"co.ors. _ ~ H, t:t. t:.es
Page 44 of 57~
2-88
C.Building EntrJ.ncc::; ~l:ould bc + - .
. €II" 0 pJ.rt ot J. clcJ.r eI~ffY ·
pU lC Sldcl\'J.lk to thc pri',atc front doo; ~~cequ~l~;c, ~xtcr~ding tron"'. thc
rccommcndcd: . ,101l0\';11"'.g clcmcnts J.rc
1.Stoop~. J.l-:d/ or Opcr: Porcl-:e~ ~1-:ould bc ro~~' .
correspond to the "';-crtical .""o.....J.. 1 l ,P o' l~cd Jt rcgubr l1"'.tcrYJ.ls "';';hic1'
o e w t::tUtCS or DUllElH" ~ . '
"';\-1 e cl-:ougl-: for !Jeonlc to ~'t ~ ~..J '0 Ul"'.ltJ. ll1c stoops shJ.ll bc
1 1 r r It 01, J.Lt::t to n'J.ke e ~,-' . 0 0
~ -:ou d 1-:J.~\-e J.ttrJ.cti\-c C....11,1...CJ....J 1 L 1 u.rlC~ 11-:~\-ltll-:5. OpCl~ norcl~c~
".1:10 , t:tS 0 r D ~ hiSfr e T r
complclT,cnt3 thc pitcl~ aBd IT t . 1 ~ ~ . - J C rJ.l111gs J.nd J. roof ~hJt
L L LJ. erlJ.:t~ Or tILe n-:J.ir: roof.
I"') c+ . l'
.___ L.J.lr~ ~ -:ould be boxed J.l-:d frJ.r'" cd c - + .
b J.l us ~r J dc milil"'.o-s. B ullr 0 sc ,-. , ...J ) J. , tr J. ctr.. c s tc P P c d b ulkh c J. ds walls 0 r
'- . 0 ,erCJ t:tS arc rcceff fl' e ......J .-J Cd
eXeenor stJ.irs should l"'.Ot bc used. e. LuCu. pCl"'. or "flo:ltil"'.g"
3 . Lo"'; \- Hc d g-c~ "Ce:!.... .-.' ....J /
v I r .u~c~ J.l-:u, or El~tr~y CJ.t 1'" ..
betwccn thc public strcct J.F..J '.. '- CJ s.o uld be used to definc thc cd 0-(
,t::t pn. :leC propcrty. 0
1.0rl-:J.11-:Cl-:tJ.l Lig-l-:tir-:g- all...
v v r porChe:::; J.rEi ""-an, 't: I. 1 ,.
sccurity. · .. ~s O....l;:;l"'.ll;:;ht cntrinces J.nd add
5 . Frce:::;t::u-:dir-: g- LJ.1'" d::-,cJ. EI
1..J 0 · pc. cmCl"'.tJ suc1~ as ,-. U'
;:U"'.uSCJpC IT.J. tcriJ.b tr.J. t c.ddh ~ ~,-' eI C lSCS, J.rbors, al"'.d snccial
'- C1 ,a. a'-eCr to "'are 0:\ r
Cner)' scqucr.cc. J ... sr-J.ccs J.r:d/ Or:lCCCl"'.t tl"'.e
D.Building ~f.:ttcriJ.l~ B" .ld.... .
e'" 1 l' Ul l1-.g n"'.J. tcnJ.ls sl"'.J.ll bc :r' 0-1~ · I"
_ ~IJ.D e, ,\"Itl"'. .:l n"'.il"limun"'. lifc Spill"'. of fift... 5-,10' quJ. l~Y,. 101"'.g bstil"'.g, and
) car::; for roOf11"'.o- EyaITnlcs f 1 ) ( 0) ) cJ.rs for sldmg ill~d Jo~tr (10)
. e' 01 0" 'r 0 SUC1"'. nutcriJ.ls irE1' a" · J
31 111g; tl c or J.sphJ.lt chil"'.dcs Jor ~ r .. '. u e stucco or cbpboJ.rd for
fe 1~ ~. I 0 · rOOts. c01"'.JtructleI~ era ,-' e
c ll.l qu C 3 S "'.all d c m Ol"'.S tr a tc l"'.i d~ qua n. d '- T' , · 11"'. gs a1"'. . cons tru cti 01"'.
E 'AT" .. . 0 · .1.:; cLal11"'.;:; ar,d usc of l1utcrbls.
. . lndo,. S J.re ar ~:!."'''':R + '1
.. 0 · Haror.ant Clcn"'.Cl"'.t of b e ~ ~ . .
o. crJ.ll ::'Ulldil"'.g quality: . CJ. C ,-orr.posltlOn al"'.d an il"'.diDtor of'
l.Con"'.positier ^ U .-' ~e 0 .
." H ,. 1I, O\\"J ,\"lthil"'. J. ::,uildir 0" brc-- U
11"'. opcrJ.til"'.g typc, nronortio ~ .' ~ '0' o~ or snu , should bc rcbtcd
l~ . lEi 1 r r I.s, or tIln ,. Otl"'.cr W"'.lfj"' ~ 0- . l~' ~ ·
s .ou DC uscd, such J.J con~n~ ~'ll 1 . lLo arc .1te,-turJ.l clcrr"'.c1"'.ts
L. LOI L ~l or ~~cJ.dcr 1111C~.
")1:' .
.rrJ.lnll~O- J.r8 'A7' "'8'" T~
o L , , 11 L 0 ,\"' li-:~Ct Buil+ tit' 'II 8.
opel-:i1~g~. CIJ.~:::; ~l-:ould l_C . ~ '- · . ?l J al"'. tnm should bc u::;cd to fr:ln' c
t:J 1I .::;C to a m.lr In~ Ulr f ,"," f ·
or frJ.n~c ~urfJ.cc to J.dd rc]" ~ t 1 " · 0 .J ron"'. the cxtcrior wJ.ll ar d /
f .1Ct to kc wall surb . d~' ., · ,
_ or stucco buildil"'.gs. cc, .1S IJ cspcCIally importJ.l"'.t
~ 5 . 1 ,A7
J. pCCIJ.l "ir..da~' ~~ SHEf'" 1
, L J.~ DJ.Y~ or darn"'c"~:::; ~l"'ould '
J. domcstic charJctcr to thc bCJ.dco ,.' DC u::;cd :0 add il"'.~crcst J.nd
F.PIJ..nt l\1~tcriJ..l::; See "S;J-e I............. ~-
'..... .u_Lt,ro \ C111cr:.t:::; :.nd LJ.:-:d:,cJ.nu...g-"
r LV'
C.....'\.ccc~~ory Buildings
1.Ccr:crJ.l .L\.ccc~:,o:-y buildirL<"":::; of '"'11 + -.. 1
..J 0 ..J 0 ~ c) j3cs s.., oulel~ ar . 1 '.
ucrl"',-C u fron-: J-l... c ........ J.D:' ~ 1 'U' '.' , · c aI cl"'.l.ectl.:.ral trc:l '-1" C..... +~
u, a. , o 1.:lt t:tU"'. 0- 11~ t." ~~ e u ..to
fC1"'.cstrJtion roof n~a'-criJls ~e f · CIa::; of surfacc IT.Jtcrials t..;",
, . , _, al. ~ co. 0 r . ' I hI .,
Page 45 of 573:+
2-89
2.Frec:;tJ.I~diI~g CJ.rJ.ge::; ~hould be Ul~o'btrll~i-~,~e, preferJ.blyT locJ.ted Jt tIle re:Ir of
propcrtie::; to Inir..in:ize T,~i~U:ll in~pJct.
J.~SiI:gle cJ.r gJ.rJ.ge door::; :lre ::;trol~glJ'" recoll:n~el~ded, ,\~itl: \\"'il~do~t\.::;,
~urfJce p:ll~el::;, :l.1~d otl~cr forll:::; of :lrcl:itec:ur:Il det:liliI:g to reducc tl~cir
ilnpJct J.l~d ::;CJ.lc.
b ..L^~ 11::lxill~Un~ of fi"-,-c (5) g~r:1ge door::; 11-::1)- bc liI-:ed u.p cOl~:'ecuti"-,.ely; :1
::;pJ.cc of fi..-,-c (5) fect ~}:J.ll be pro"-,-idcd bct~\-eCI~ eJcl~ gJ.rJge or group of
door::;.
H.PIJ.nt l\1J.tcriJ.ls
gui d c lli-:e::;.
See flSite .I::-:pro"-,-c:]-:cl~:~ J.l~d L:lr:d::;~JpiI~gfl Jectiol~ for
Site Improvements And Landscaping Guidelines
2.01.040 Description
The followul.g Desi811 Guidelules for Site Improvements and Lalldscapulg apply to all
StevellS Creek Boulevard Specific Plan Areas unless otllerwise indicated.
A. Pedestrian Pathways - Informal pedestrian pathways linking adjacent
properties alld buildings are recommended. These pathways are llltellded to
form a network separate from the public right-of-\vay. A variety of
approaches are possible and tIle City will review lin_kage opportwlities and
proposals 011 a case-by-case basis.
B. Paving Materials - recomlnel1ded for pedestriall surfaces are listed below. III
gelleral, a maximum of two materials should be combuled III a single
application:
1. Stone - such as slate or granite.
2. Brick pavers.
3. COllcrete unit pavers.
4. Poured-in-place COllcrete - witll allY of the followulg treatments: integral
pigment color; special aggregate; special scorulg pattern; orllamelltal
insets, SUCll as tile; patterll stamped. All COllcrete walks should be tlllted
to reduce glare.
c. Walls, Fences, Hedges, Gateways And Piers - sllould be used to define
public alld private boulldaries alldj or spaces and scree11 parking areas.
1. Design - Walls, fences, gatevvays and piers should be designed to reflect
the arcllitectural style and lnaterials of the prillcipal buildulg(s).
J. "lorg- cOlT'r"'crci:ll frort:lg-c::; 1"'cd7c::; ::;l"'ou'd be lO~'~ ~o ........J.i.......f-J.~..... :111
..L ~ LO".!l l 0 l 0 .!l.J. .! t' L .L.!l .J.L~ .L.J..l
OpCI-: cl-:J.rJ.ctc:- J.:-:d rctJ.il-: ~,-i::;i8ili ty. ~.1il:ir:ll::1-: hcigl-: t ~l-:ould bc tl:i;ty
Page 46 of 57~
2-90
t~\~'O (32) iJlcl-:c::; to J. I::J.xilT:un-: of tl:irtJ~ ~ix (36) iI1che~. ..'\. ~iI-:gle
flo~,\~eru-:g ~hrub ~pecie~ could pro~,-ide ~OI:1C dc~i61-: contiJ-:uit)'".
&:a.A combinatiol1 of thick and thu1 structural elements - should be used,
vvit11 thicker elements for supports and/ or panel di"visions.
Fenceposts a11d/ or support columns may be built up with additional
trim, corll.ices, a11d/ or moldings for this purpose.
E:-b. Walls a11d piers - should 11ave a base and coping.
. 4-c. Piers - A row of fr'eestanding piers can be effective as an open screen
between parking areas a11d streets or "\Talks. A c011tinuous c11ain or
open metal fence betwee,n piers can. be an attractive de'vice for
creatu1g a strol1ger separatio11.
(i)SpJ.cil-:g: 1-:0 marc tl-:J.l-: :C1-: (10) feet 01: 2Cl:tcr.
(ii)TI-:icla-:c~~: J.t lCJ.~t ci51-::ec1: (18) i1:cl:c::; per ~idc or diJ.n-:eter.
(iii)Heigl-: t: Cl t le:1~t tl:irty ~ix (36) i1-:cl-:c~ :111d 1"'.0 tClller :1-::11-: fifty four
(51) i1-:cl-:c~.
2. Materials - should be the same as or compatible \vit11 t110se of the
principal building(s). Support post or pier materials. may differ froln
fence materials; e.g. metal fence pa11els combined with masonry piers.
a. Fences - Recomme11ded materials are wrought iron, cast ir011, and
welded steel for commercial applications. Metal fences may be.
mounted on a 10"\7 Inaso11ry wall, a11dj or sparu1ing masonry piers.
Wood fences are appropriate in residential Pla11 Areas only. Tl1ey
s110uld be substantial i11 desig11 and pai11ted a light color.
b. Walls and piers - recolnmended materials are precast concrete stucco-
faced concrete, brick, or sto11e.
c. Not recolnlnel1ded:
(i) Chain link fences.
(ii) Unfi11is11ed or w1surfaced C011crete block walls - are strongly
discouraged. Block walls sl10uld be coated wit11 cement stucco or
similar surface. Split-face block walls Inay be appropriate alo11g
side or rear property li11es only.
(iii) Rustic wood fences
D. Plant Materials And Landscape Treatments - Used on properties adjace11t to
the right-of-"vay should reflect the follo\vi11g guideli11es:
1. Plant Materials Along Stevens Creek Boulevard - should create aI1
attractive and harmoll.ious character, in keeping with the orcll.ard/ grove
streetscape theme.
Page 47 of 573+
2-91
a. Trees wit11 open branchi11g structures - should be used. Deciduous
trees are recommended.
b. Pla11ting/landscaped areas - s110uld have a simple palette of plant
specIes.
c. Comple.x plantll1g schemes - should not be used U1 fro11t yard areas.
d.Pl.:lr:t n-:ateri.:ll~ tl-:a: exl-:ibit .:lIu-:u.:ll or ~e:t~oI-:.:lI color .:lre re:on-:n-:e1-:ded
to 1-::g11ligl-:: ~peci.:ll lOCJtioI-:~, ~uch :t~ 11-:ail-: cuildi:-:o e1-:tr.:lI-:CC~ al-:d
cr: tr.:lncc "\ \- :tll(~.
2. Plant Materials il1 Gtller Locations - should be selected and placed to
reflect both ornamental and functiollal characteristics.
a. Deciduous trees - should be the predolnll1ant large pla11t material
used. . They should be located adjacent to buildings and within
parking areas to provide shade in summer alld allo,"l sun in willter.
Species sllould be selected to provide fall color, and to mUlimize litter
and other maintenance problems.
b. . Evergreen shrubs and trees - should be used as a screening device
alollg rear property lines (not directly adjace11t to residences), aroUlld
mechanical appurtena11ces, aIld to obscure grill\vork and fel1cing
associated witll subsurface parku1g garages.
c. FloweriIlg shrubs and trees - should be used where they can be most
appreciated, adjacent to walks and recreational areas, or as a frame
for buildi1lg elltrances, stairs, aIld walks.
d.Flo~..~er~ ~\~itl-: .:lIu-:u.:lI or ~e:t~oI-:.:ll color :.re rccon-:n-:c1-:ded to l-:igl-:ligllt
~pecial locatioI:~, ~ucl-: .:l~ court)~.:lrd~, buiIdil-:g c1-:trJl-:ce~, or acce~~
dri"f,.c~.
3. FOUll.tauls - are recolll11lel1ded in hardscape ope11 spaces to provide
coolu1g ul1l0t V\leather. TI1e design a11d In ate rials sllould be related to tIle
principal building(s) al1d/ or Ol1-site furllishulgS.
4. Surface Parking Lots - utilize a significaIlt amount of site area all.d should
be designed as an llltegral feature of the overall site developmellt plall.
a. Space-defining elements - such as trellises, columns, walls, arbors,
and hedges sllould be provided to enhance the appearal1ce of lots.
These elements sllould be consiste11t ll1 design a11d Inaterials V\lith tll.e
principal building(s) and ot11er site features.. .
b. Parking Lo~s - ::;}-:ould be pl:t:-::ed ~.\~i:l-: :,l-:ade tree::; at a ratio of O~lC (1)
tree for e~.~cl). fi"-:e (5) :0 :C:-: (10) parlci:-:g ::;pace~ u-: .:l11 flo:chard
pl:'1-::i1-:g .:lrr.:l1-:gc:a-:crL:. TI-:e '/ic~\~ Cor:-idor i::; cxen-:ptcd fron"'.. ::ec
Page 48 of 57~
2-92
pl:t11tiI:g guidelll~e Pla1ltll1.g sl1.ould be COILSistellt \"ritIl tIle stalldards
outlined ill tI1.e parku1.g ordiI1.allce.
c. "Orchard Parku1.g" - should be employed U1. all surface lots. The
"orchard" tree plaCemel1.t provides better shade on the passenger
compartmel1.t and more even' sllade and vegetatiOl1. througl1.out the
parking area. .L'\.~ illu~trJ.tcd by"' tl~e diJ.gr:t11-: 01-: tl-:e follo",\.il~b p~gc,
fIrees shall be plal1.ted toward the rear of parku1.g stalls to create a
grid ratl1.er thall rovvs. Such trees shall be protected by curbing or
bollards as appropriate.
E. Surface Grading - should be minimized to nlaintaul all orcllard/ grove
character of development th.roughout the Stevel1.S Creek Boulevard Specific
Plan Area. The gradulg sllould be perforn1ed to satisfy the requiren1ents of
tIle Departl11ellt of Public V\Torks. Tl-:e follo",\~il-:g guidcli1~e~ :tre. ~trol~gly'
re co Inn~c1-:dc d:
I.S1"'L~ct drJ.il-:~gc fro11-: buildir-:g~ :0 p:trlci1-:g J.rcJ.~ Jl-:d pcrir1~eter ro~d..,\-r~)-~.
~.1'Jo cro~~ ~lopc~ il-: excc::;s of I"')~/v for L:ll-:d~c~ped or ~\~:tlk J.re:t::;. Optil1~Ul1-:
~lopc for pJ."f,-rcd :tre:t~ i~ 1.5~/v, dcpel~dir-:b 01-: rouglu-:e~~ of p~.\.il~g ~urf~cc.
:3-:-1. MOWldi11g earth - to elevate buildings, or "bern1.ll1g" eartll against the side
of buildings, is not recommended.
F.Lighting Ligl-:t ~ourcc~ proT,-idli-:g tl-:e nl0::;: ple:t~iI~g :ll-:d J.ccurJ.~c color
re1-:dcrir..g J.Ie 11-:etJ.l l-::tlidc, ll~~:tl-:dc~ccr..t, color corrected fluorc:;cel-:: J.l-:d
color corrected higI-: pre~::;ure ~odiun-:. Otl-:er l:t:T:p t)-pe::;, ~ucl-: :t::; cool ~\-l:ite
fluore~cc:~t, Ip.ercul}"' T,-~por, :tl-:d plJ.iI-: l:igl-: :tl-:d lo~\"' pre~::;ure ~odiuI:-: n~~y
di::;tort color] :tl-:d ~b.ould be u~ed J.ccordli~o :0 :tdT,-ricc fron-: ~ ligl-:tiI-:g
profe~~iol~:tl; tl-:ey'- J.re 110t J.ppropri~te for :treJ. ligl-:tir-:g.
1.Tl~e ligl-:t fixture~ ~l-::tll be oriel~ted :tl~d de~igr-:ed to preclude :tl-:y'- ligllt :tl~d
direct glJ.re to J.dj~cerLt re~ide1-:tiJ.l propertie~. 1'10 direct off ~ite gl:tre fron-:
:t ligl-:t ~ource ~l-::tll be ",~i::;ible ~boT,Te 3 feet ~t J. public ~igl-:t of ~\~J.Y.
2.PJ.rk.i1-:g lot~, ~ide",\-~lk.~ ~l-:d otl"Ler ~rcJ.::; J.cce~::;ible :0 pcdc~:riJ.1-:::; ~rLd
Ctuto11-:obile::; ~l-::tll be illun-:il-:~ted ~\Titl-: J. w"..iforlTI :u-:d ~dequJ.te iI-:tCl"..~it)T.
T)-picJ.l ~t:tlld~rd::; to ~cllieT,Te ul1iforr:-: ~:-:d ~dcquJ.tc i:-:tel-:::;it)- :tre:
~.T1-:e J.T~-rerJ.gc l~orizol-:tJ.l 11-::tiI-:tJ.il~ed il1un-:a-:J.tio:~ ~l-:ould be bct~~:ec1-: 1
J.1-:d 3 foot c:tl-:dlc~; J.rLd
b.Tbe J."~TerJ.ge 1rLJ.x.i11-:un-: to 11-:iI"..in-::.:.r:1 rJ.t:o ~11ol.:1d be ge:~e:-:tlly bet~.:een
6 :t1-:d 10 to 1.
3.CriticJ.l :trc:t~ :=;ucl-: :t~ ~t:tir~\'J.Y~, :~J.n-:p::; :":ld r:....J.i:-: ~\T:tll~..,\-J.~)~ n-:J.\- l-:~",-e J.
1-.. io}' crill u ..~~ i1" J. ~~ 0 r
.L L b L ..1....1 L l L.J.. L.
1 Li?"l~~ir~ '"'IoH:rd J.u~or~Jt~,... ~eller r~~cl~irc::; ~l~,",ll r~ce~ r~i""ir~u":r :=;~:trd'"'rd::;
. 0 L L. l 0 ~ .. L..L .. .! '- L. .L L .. L. "~.L..L L L..L L .L" .! L .J. L L. L ~
required byT tl-:e StJ.te Bu~i:~e~~ :tl-:d P:~ofe~::;io:-:~ COGc.
Page 49 of 57?;+
2-93
Infrastructure Plan
Background
State law requires that all specific plalls ulclude text describing the distribution, location
and intensity of major components of infrastructure needed to support tIle proposed
land use alld developmellt Ul the specific planning area. The level of private and public
improvement alld development as cOlltemplated Ul tIle Heart of the City Specific Plall
will not ,,yarrant any major expallsioll of the City's ulfrastructure. The major
components of this specific plan involve:
. Streetscape improvements, prilnarily lalldscapulg, ,,yhicIl do not requIre
purcIlase of property or narrowing of existing streets.
. .Allocatioll of de'velopment potential, which was previously demollstrated Ul. the
General Plan. environmelltal impact report to be witllin the capacities of existul.g
services alld ul.frastructure.
. Guidance of arcllitectural desigrl of future development ,vh.ich will not require
expansion of ul.frastructure.
Transporta tion
TIle Heart of tIle City Specific Plan envisiollS a multimodal transportatioll corridor for
Stevens Creek Boulevard. As such the plan proposes the e\T~ntual completioll. of all
sidewalk ilnprovemellts alollg the boulevard such that the sidevvalk will be separated
from the street by a bufferul.g easelnent of trees alld otller landscapulg. TIle amount of
sidevvalk improvements that will need to be made are as follows:
Reconstructioll of monolithic sidewalk: -11,0007,250 ft.
COllstructioll. of new sidewalk: -&;G-150 ft.
TIle majority of side~alk inl.provements will take place illcrementalIy as properties
rede\Telop.
TIle nlisslllg sections of bicycle lalles from De Anza Boulevard to Stelling Road will be
completed as part of tIle streetscape project. FWldulg will be allocated through tIl.e
Capital Improvelnents Program. The estimated cost is $5,000.
TIle de\Telopmellt ill.tell.sification of tIle .1cti"{..-ity cCl"'a.tcr:=; 111ajor areas. may \varrallt
additiollal signalizatioll of Stevell.S Creek. Boulevard. Funding will be allocated. ill the 5-
year Capital Inlprovement Program or paid for by the developmellt community as
Heart of tIle City development proceeds.
Water, Sewer, Storm Drainage, Solid Waste Disposal Facilities and Energy
Facilities.
No expansioll of tllese facilities IS contemplated as a result of Heart of the City
de\Telopment activity.
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Implementation
RegulatolY Framework
The Heart of the City Specific Plan is both a policy alld regulatory document. The goals,
policies and strategies provide tIle ratio~ale for tIle developmellt standards and land
use map. The Heart of the City Specific Plall is a regulatory document ill that its land
use map and "dev.elopmellt stalldards will be incorporate~ into a new plaruled
development zoning for tIle property within its boundary. TIle Plall is "also a policy
documellt by virtue of tIle guidance it provides in allocating future development in the
plarullllg area and ill establishing community expectations of the design and quality of
11e\,y development.
The Heart of the City Specific Plan vvas prepared as a means to implement the City's
1993 General Plan al1d tIle 2005 General PlallJ.~ reT,-i~cd. As SUCIl the specific plan
executes the major gelleral plan goal of creatulg a Heart of the city Citv - a memorable,
pedestrian-ulclusive place for Cupertino.
Once tIle Specific Plan is adopted, all future rezoning, tentative subdivision maps alld
public works projects must be consistent with tIle specific plan as required by state law.
III the event, that any regulation, condition, progralTI or portioll of this Specific Plan is
held invalid or unconstitutional by a California or Federal court of competent
jurisdiction., such portions sllall be deemed separate, distinct alld independellt
provisiollS, alld the invalidity of SUCll provisiollS shall 110t affect the validity of the
remain.lllg provisioll thereof.
Streetscape Improvements
Background
Appelldix A depicts the various estimated costs to lllstall tIle proposed Heart of the City
Streetscape impro'vemellts. The improvements will be phased o\Ter time and geograpllY
as lnonies become available to implement the streetscape inlpro\Temen.ts in its totality. It
will take a concerted public alld pri\Tate effort before all the streetscape improvemellts
alld its ultinlate public bellefit ca11 be achieve. The proposed 5-year capital
impro\Tement progra~ allocates $1.5 million for Heart of tile City streetscape
improvel1lerlts.
Ph.ase I: Median, Land11tallks and Gateways
~Descriptio1l of Acti'vities
Replallting of mediall lan.dscapillg to include pears, ~sh alld oak trees.
B. DCT,.cloplT:Cl~t of public ::rt piece, orcbJ.:-d pJ.rk J.~-:d cO::'T:::.-:-:i~~io::.-: ::;-:d il-:~~/~J.ll City'"
5;)tc~\"J.Y el-:trJ.r:.cc~. Orcl-:J.rd pJ.rk ~,\'"ill be dc~i51-:ed J.;-:d dCT,.cloped. LJ.lld::'1-:J.:k puclic J.rt
'::'l~d gJ tC"f/," ~ Y eI"1. tr'::'I:c.c~ "\",\.il1 be cOIT:.mi~~i Ol-:e d iT: cor:~ul:.:: ::0::...... ~ \.i :1..... F i11C .L '\..rt~
COl-:-:ll.....i~~iorl..
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FUl1ding Sources:
=City 5-year Capital Improveme11t Program
. = Street ilnpro~~en-:er:t fw-:dir:g fron-: City~ Cel1ter propcrt)'" o\\~ner:;
Phase II: La11dscape Ease111el1t Installation
Descriptio11 of Activities
As private redevelopment occurs, the full landscape easement improvements will be
i11stalled by private property owners. Depel1di11g on existi11g site conditions, this may
include additionalla11d, new side\valk, turf, additio11al trees and 11edge fe11cing.
Funding Source:
Private property owners as redeveloplnent of properties occurs.
Phase III: Re111ail1der of I111p1"OVel1tents
Descriptio11 of Activities:
The U11fu11ded improvements include: pedestrian lights, benches, bus s11elters al1d trash
receptacles. The timing for these improvements is unk11owl1. .
Funding Source:
Public and private sources as may be identified.
Appendix A
~!otc: .L\.ppcI-:dix .L\ de:;cribc~ :l-:e urbJJ.-: de:;igr-: c01-::;ult.::J-::'~ :;pecific :-econ-:n.....erLd:ltio:~~
for :;tree: fu:;:l~i:;l~ll-:g::; JJ.-:d otl-:cr iteI1-:~. Tl.....c::;c itel}'::; JJ.....d n-:JteriJ.l~ l-:J.'\~c l-:Ot bce1-:
JpproT,~cd bj,T t1.....e City for u:;c J.:; HCJ.rt of t1"..c Citj~ i11.....proT,~cn-:c:"..t::;, but tl.....cy :;er,Tc J.::; ~
rcfcrcr:cc pOll"..t for tl.....c City'::; cOl"..tu-:ui1"..g di~cu::;siol".. 01".. tl-:c tJ~pe, qU~l-:ti:y J.1-:d qUJ.lity of
public iI1"..proT,~eL""'cl"..t::; tl-:J.t ~!,-ill be ir:::;tJ.lled i1-: t1.....e HCJ.rt of t1.....c City Specific PlJ.l-:1~ll""'g
..\.reJ.. TI"..J.t di~cu::;:;iol".. ~\Till u1cludc tl.....c u1Fut of rcsidel-:t::;, ll"..tere::;tcd group::;, tl"..e FiI.....c
..^....rt::; Con"..n"..i~::;iol""', PlJ.lU-:U.....b Con-:lni::;:;iol".. J.l-:d Ci t)~ COUl.....cil.
Street Furrli~llli-:g~
BC'7;.ch: LOl-:di:"..o COl"..tU"..UOU:; bCl-:cl: ~\~ /b:lck (8' 10'lc:"..gtl"..). Tl-:i:; bCl-:cl".. 1-:J.~ COl"..crcte
~upport~ J.l"..d J. ~\~ood :;lJ.t ~CJ.t :u"..d bJ.ck. It 1"...1::; J. ~olid gCl"..crJ.l J.ppC.1r:Ll"..cc :l-:.1t i::; 11.....orc
T,~i:;iblc J.l"..d il".. :cJ.lc ~\Tit1".. the :;trcct t1-:JJ".. :l :ypicJ.l orl"..J.n-:c1-:tJ.l n.....ctJ.I bC1"..~1-:. BCllcl"..e~
sl-:ould be in.:;t.1l1cd Jdj:.cen.t to :;t:.cet C:-OSSll"..g::; J.:"..d :.t i:~ter\~J.l::; of J.pp:.OXiI1-:.:::el)~ 300
f"'ct f"Ac!cr'"'bljT i..... t1"'c rccor...........crdcd bJcl' of TP:ll1' Llr~~,-.'"'..--e cJ.~c..:i...c.....t ~""CJ
"- , .J.. ~ \.A.. .J... L l .J.. L..L..L L L ." t , " ' l'-A.. \"""............ t' _,.L l J.. L .I... .
B:.::; Sl:~!:C'r: DJ.yTc~l-: IlSJ.l-: FrJ.I~ci:;co" n-:odcl, 12' lc:-:5t1-:. TI1i::; leu::; sl-:cl:cr 1-:~::; :l ::;:cc1 t::bc
frJ.I:.....c, J.rcl.....cd roof, ~l~d clcJ.r 51J.~~ pJ.l-:el~ 01".. sidc::; .11~d b.::~k. CleJ.r p:Ll"..cl::; 5iT,~C tl"..e
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structure ~r: J.ir~i cl-:~rJcter, J.r:d Ol-:e of tl-:e ::;ide p~l-:el~ n-:J.)~ be u:=;ed to ir:corporJ.te
J.d"~~erti~i1-:g po~ter~. (1-: J. 1-:Ul1-:ber of citic~, J.d"~~erti~iI-:g con"..pJ.1-:ie~ l-:J.\~c pJ.id for tl-:c
:=J:e1 ter::; J.r:d t11eir ll-:~tJ.llJ. tior: J.r:d n-:J.lll te1-:J.I-:ce.) 51-:e1 tcr::; ::;1-:ou1d be ll-:~tJ.l1cd J. t J.ll bus
::;tops.
Tr:;.~h Reccpt~clc: CJ.1-:tcrbury "Pe1u-:::;y1T~-J.l-:iJ. ...^.....~~eI-:ue." Tl-:i::; i~ pJ.rticulJ.rly ::;turdy
reccpt.1cle. It is 11-:.1de of eitl-:er C.1st JJun-:irLum or steel .:11-:d fe.1tures orl-:.1rner:t:tl TI"'.et:t1
riI-:gs J.Ild pickets. TrJ.~l-: receptJ.cles ::;l-:ould be ll"..st:tlled J.djJ.ce1-:t to :tll bus stops J.l-:d
street corl-:er::;.. R~cept.Jc1es sl-:ould l-:J."~~e J. ::;epJ.rJ.te rec)~cling pJ.rtitioI-:.
p'cJc~tri:;;77 Scs::e Street Li;ht: ST...\FF / :.e'lw( S.JturI'L 2. Tl-:i:; ligl-:t 1-::t:; .1 cleJ.r 1:11-::cr11 J.r:d J.
:;in-:ple, n-:oder:-: J.ppeJ.:'.JJ-:ce, iI'L cl-:J.r.Jctcr "\\'"ith t1-:e proposed bu::; ~1-:e1ter. Ligl-:ts J.re
reco11u1-:e1"..dcd for illulniI"..J.tioI'L of pcdc:;triJ.l".. ircJ.~, l"..Ot J.:; rcplJ.ce11"..el"..t:; far the exi:;tiI"..g
cobrJ.heJ.d lights tl-:J.t illun-:iI'L.1te tl-:e rO.1d"\\'".1Y". Tl-:e)'" ~1-:ou1d be locJ.:ed .1t J.pproxir:-:J.tely
90 feet 01-: cer:tcr, farn-:iI-:g .1 COI-:tiI-:uou::; "urlder:;tory,"1l of pedcstri:u-: ligl-:tiI-:; .1l01-:g tl-:e
~trcet fro 1-: t.1gc.
Furr:i::;l-:iI-:gs should be p J.ll-: te d J. CO 11"..11-: 01-: color tl-:J. t l-:el p:; to tic :l-:e:a-: to ;et1-:er T~ -i:;uJ.ll y.
Color ::;l-:ould J.l::;o be used to n...:tke furn.i~l-:i1-:gs hig1"..ly" T\~i~ible frOln tIle rOJ.d"\\~J.)- :=;0 tl......Jt
tl-:e Cit).r':; il-:",-e::;t111eI-:ts ir: tl-:e street :tre 01-: displ.Jyr. 1,^/1-:ite :tI-:d greeI..... i~ .J tr.Jditio1-::t1 color
cornbir.....J tiCl-: tl-:.J t "\\~ould CO 11-: p lC11-:C1-: t tl-:e orcl-:J.rd / gro"~"e street tree p IJ.1.....ti1-:;S. \ '\ TJ.....i te
::;ho...\"::; ",\~cll J.gJ.iI"..st gree1".. bJ.ckgroUJ-:d:; J.1"..d could be u::;ed 01-: :l...ost of tl"..e pJ.i:-:ted 1netJ.l
i ten"..s, ::;ucl..... J.s tl-:e street ligl-: t::; ~11-:d bu:; s1...cl tcrs. C :-eeI'L could be u::;ed for tl-:e bel.....cl-: sl.J t::;
~:-:d tl...c trJ.sh reccpt.1clcs. ...'\1-: OptiOl..... tl"...Jt ::;I-:ould J.I~o be- c01"..sidered i::; usn-:g .1 :a-:orc
"',-i"'~-id color tl-:J.t ,,,"ould giT,"c'tl-:c street .1 n-:ore n-:oderl".. 1001(.
Ci\Tic 'L~r:dn-:~rl(s
TO~"71 Center 5q:/~::rc. T1-:e desigr-: cOl...eept reco11-:11.....e1.....ded for tIle squ.1re is J. "Four SeJ.~011s
Orcl-:.1rd." It is J. forr:"..J.l gJ.rde1-: el11J.rged to city::;cJ.le, J.1-:d it expres~e~ the o~~l""'J.rd
:1.....cl1...e reco11"..n-:e1-:ded for the corridor J.S .1 "\,,-l"..ole. TI-:c ~i:c "'\"J.S J.l-: orcl-:.J.rd prior :0 tl"..e
1910'::;, J.l-:d Ul...til t1-:c 1970's "'\~J.S tl.....c ~ite of .J gr.J.u..... 1nillu-:g J.l.....d s:or.1ge f.JciEty.) oL'\.:;
il1ustrJ.ted b~y tl-:e pl.J.1-: 01..... tl...e follo..../u-:g p.Jge, the ~qu~re ...\~ould cOl"..:;i:;t of four orcl-:J.rd
~quJ.rcs, e:.(l... ",,"itl-: .1 diffcre1-:t tree ::;pecies J.1~d e.Jcl-: :;pecie:; ::;clected for J. differc:-:t
~e .J.so 1......11 cl-:.J.r J. cte r is ti c.
01...e ~pecies ",\"ould exl-:ibit .JJ-: J.bru.....dJ.I...t ::;pril-:g flo",\Ter di:::;pl.JyT, tl-:c ~eco:-:d could fC.Jtu:-e
sun"..n~er flo~t \~er~ or J. w-:iquc leJ.f color, the tl"..ird brilliJ.1'" t f.1l1 leJ.f color, .J.11d :l-:e fourth
di::;tu-:cti"',~c ...\-li...ter brJ.l-:c1-:n.....g pJ.:-terl-::=; or ::;l.....o~\)T fruit~ or bc:-~ie:;. The ::;quJ.re ",\"ould be
bordered .11-:d qUJ.rtcred by" "\l,"J.ll(s T,\"it1..... be11c1-:es .111d pedestri.1l-: ~cJ.lc ligl.....til.....g.
T ,-,""'~"r,-,,,.7,.. c'''r''ai"l. ~ersisfer'f """iff'" ff"'e sfEf"'af6/ o:araei'" ~f"\e"3:"\e [Sf ff-'e SEIHafe a
J......-IVa I .. ....,. I """""'l I / \.. l"....I &./.... .v.. .. . L L' , L L l I 0 L f. L .J.. L i 1. . I
1~1-:d1:-:J.r k ::;w...diJ.1 i:; propo::;cd .J.dj.J.cel.....t :6 tl-:c Stc~"C1-::; Crcel( Boulc~,TJ.rd .1l-:d Dc ...\.l-:Z.1
Boulc"~-J.rd iJ...:er::;ectiol-:. SU1-:diJ.ls .1re .J. :rJditio1-:J.l gJ.rdcl-: or1-:J.::...e1-:t, rctlcctli...g tl...e
~C.J::;Ol"..S J.S "f,\~cl1 .1::; :l~c til1-:e. .L\::; illu::;tr.1:ed, tIle ~UJ.....di.11 ,\"ould be .Jpproxin"...1tely 30 fect
i1".. l-:cigl...t. It "f,\-o:.:ld be n-:oUl.....tcd 01..... .J. rJ.ised pedest.J.I u-:scribcd ",\~itl-: ::~J.rkiI-:gs fo:- the
:,e:l~Ol-:S J.:ld tl~c ti11...e .J.l.....d "ft\Tould be cleJ.rly" "'~"i::;ible to pJ.~~2:-:=;by. ~\1.J.:-e:-iJ.I fo:. t1...e ~:':l.....di.::l
blJ.dc is .::~~un-:ed to be n...etJ.1; c.g., .11Ul:.....il-:-U:l....., steel or bro:-:.ze. ~.1.:::e:-i.J.l for the b:':'2 is
J.:;~u::...ed to be prec.::~t COl-:c:-ete or ~tol-:e.
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Catc"\+.T.:l)T Entrances: C~tc~\~~)~ eI:tr:tr:cc~ ~IC propo~cd ~t both eI:d~ of the corridor.
Tl~c ~igI'a.~ "',\~ould ~p:tl~ tl~c cl~tirc ro~d~\~~J~' ~,,~itl~ I1Cupcrtll~o" ~pcl1cd out lll. 1~rb2 ]ctter~
o\"'cr eJcl~ ~ide of tl~c ~trcet. Support coluffil~~ ~\"'ould bc loc~ted ll~ tl~c ccrl7er medi~l~ ~l~d
ll~ the curb:::;ide p1~1~tlllg ~trip:::;. TI~c ~igrL:; ~rc cl~"',"'i~iol~ed ~~ tr~dition~l ir~ for11~, :'cflcctir~g
tl~c city ~igIY; u:;ed tl:rougl~out C~liforrj~ :t~ \\-c11 ~:::; t1~c form of ~ib1-:~ u~cd .:It cl~trJ.r:cc~
to .1 rJ.1~cl-: or fJ.rm. I1-: t1~i~ ~\~.:l)~ tl~c :::;igr~:::; cc1~0 t1~c orc1~J.rd:::; th.1 t ~\"'erc tl~c n-:~ll~:::;:.:l y of t1~c
City":::; ecol~on~y il~ tl-:c fir:=;t 1~:t1f of tl~c cCl~tur~i. Ho"',\~c"-,~cr, t1~c n~~tcri~l:=; J.IC ll~tcr:dcd to
gi"',~c the :=;igr~ ~ di:::;tll-:ctlj~ modcrl~, :cchrlo1ogicJ.llook, exprc:::;:=;i1-:g tl-:c ilT:portJ.l~ce of tl-:c
clcctrol-:ic::; il-:du:::;trj" to tl-:c Citj~'::; prc~cl~t ::rnd futurc. P~ir-:tcd ::;tce1 or ~lun-:ll-:Ul1-:, :11et:t1
n-:c:=;l-:, J.l~d l~eOl~ J.re rcco11~n-:cl-:dcd. Tl~c :=;igI~~ \\-i11 COI-:tr:tst ~~ "',\"'c11 .:1:::; C01T:plcn-:cl-:t tbc
orcl-:~rd / gro"-:c :::;trect trec plJ.1~tli-:g:=; J.1-:d r2coI:~I:-:cl-:ded furl~i:::;l~il-:g~. TIle:," 11-:.1)"' ~l~o be
u~ed to ~uFport b.:11Uler~ .J.11l-:0W-:C:rlg :=;pecial City.. C~"Cl-::~, ~uc1-: J.:=; tl~c Cl-:crry Blo:::;~om
Fc:::;tiT,~~l.
Construction Costs
Recommended materials all.d prelimlll.ary construction cost estimates for Stevens Creek
Boulevard streetscape improvemellts are listed below. Quantities are approximate and
are likely to vary. Improvemellts are proposed to be phased over tll.e term of the
Specific Plan, witll street trees tIle first priority. Ci"-,-ic L:ll-:d11-:J.rl~~ could be fm-:dcd by .:l
C01T:.bir--..J.tiol-: of City ~rt~ FrogrJ.11~~, dOl-:.:ltiol~ fro:}': :l-:e Cit)..,::; corpor~tioI'a.:=; ill-:d citizcr:.:=;
J.lld tl-:c Fi"-,~c y eJ.r C~pit).l I11-:pro"',"'cl:1Cl-:t Progr.:ln-:.
Trees are assumed to be 2411 box size. Estimated costs for single-row / double-ro\1\!
frolltage street tree arrangemellts are provided; botll options illclude matching trees ill
existing medi~ns. Cost figures for 36" box size trees are not itemized but would add
about an extra $200 per tree illstalled. Existing "cobrallead" .street lights would remaill;
however new, pedestriall-scale street lights would be installed ill bet\1\!een them to Ii gIlt
sidewalk areas.
West C::t2:~~5:Y Ste"()ens Creek BouleI.'ard Street Trees - Quercus agrifolia @40' a.c, 24"
box: $500 delivered; $1,000 installed (inc. irrigatioll and delTIo).
Qualltity: 120/210 Cost: $120,000/$210,000
Crossroa.ds Street Trees - See Crossroads plan
T C:':"7; (:7; ;':1' (en tra I Stevens Creek Boulevard Street Trees - Pyrus callery ana
"CIlanticleer" @ 25' a.c, 24" box: $500 delivered; $1,000 ulstalled (U1Cl. irrigation
and demo);
Quall.tity: 548/~60 Cost: $548,000/$960,000
East C:;:fc::.~::y Stevens Creek Boulevard Street Trees - Fraxinus latifolia @ 30' a.c, 24"
box: $500 delivered; $1,000 installed (incl. irrigation alld demo).
Qua1ltity: 514/901 Cost: $514,000/$901,000
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Street Lights - STAFF /se'lux Saturn 2 or EQ @ 90' a.c "\tV /su1g1e-head
polycarbonate -globes, lamp type color-corrected metal11alide @ 3000K, 100-150
\tVatts: $1,200 delivered; $3,700 installed (incl. C011e. base, wiru1g, c011duit, etc.).
Quantity: 260 Cost: $962,000
BC17Chc:; Lor:dir:o cor,tinuou~ bcrLcl: '\'r /b.Jck @ 300' .)..c; 2 3 uT:it~ for C.J. bcrLc11 (8'
10'lcr:stl:): $1,000 dcliT~~crcd; $1,250 ir:~tJ.llcd.
QUJ.r:tity-: 85 Co~t: $106,250
E:::; S!:.c:fc;":; DJ.yTecl: "SJ.l--" FrJ.l--..ci~co" 11--..0 del, 12' lCl--"5t1--..; 512,000 deliT~-cred;
$11,000 iI--..~tJ.llcd,
QUJ.l--..tity-: 20 Co~t: $280,000
Tr:::::h Rcccpt:-;.clc:, C.:u--..terbury !.lPclu-::::;)-lT~-,:a--..iJ. ..\T,Tcnuc" T,\~ /l--..iI--..gcd door @ 600'
O.c.: $1,200 dcliT~-ered; $1,500 il-::::;tJ.lled.
QUJ.l--..tity: 11 Co:::;t: $66,000
Total Streetscape Costs:
1. $1,180,000 for sU1g1e-row of fro11tage trees al1.d medial1 trees.
2. $2,070,000 for double-row of fro11tage trees and Inedian trees.
3.$1,632,000 for :::;u--..gle ro,\'r J.l--..d bCl--..cl--..c:::;, bu:::; ~l--..cltcr~, J.nd trJ.~l--.. receFtJ.clc~.
4-:3.$2,591,050$2,142,000 for single-row, bCl--..cl--..c~, bu~ ~l--..cltcr~, trJ.~l--.. rcccpt.)clc~,
a11d street ligh tU1g.
34.$3,181,050$3,032,000 for double-row, bCl--..cl--..c~, bu~ ~l--..cltcr~, trJ.~I--.. rcccptJ.clc~,
al1d street lighting.
Co~t c~tim.)tc~ for tl--..c LJ.ndn-:J.rlc:; J.re cOl-:ccptuJ.l J.l--..d prclin--..iI-:J.ry. T11e)- ~bould be
rcgJ.rdcd J.~ po~~iblc cOl-::::;tructiol--" .)llO'\TJ.l--..ce~.
1 5:':$;.::;011:' Orch.s:;":1 100 tree::; tot.).l (four differel--..t ~pecic~ @ 25 cJ..); , 1" box ~ize @
$500 deli,-crcd, $1,000 iI~tJ.lled (iI-:cl. irrig.Jtiol--" J.l--..d ~itc prep.): $100,000.
.L^.I..~~oci.Jtcd ~itc in--"proT~~cl1--..e~--..t~, ~::cl..... J.~ '\-J.11~~, ligl--..tiI--..g, :hlrl-:i~l--..iI--"g~, frol--..tJ.SC
trec~, turf J.l--..d otber Lll--..d~c.Jpc n--".JtcriJ.l~, J.llo~,\T $200,000 to $300,000.
T otJ.l: $300,000 to S 100,000
Lt;::: ::!:;;.:;:rk S :/: :;-di~:! J.llo~,\" $100,000 to $150,000 for cu~tOl:-: 111ctJ.l, fiI-:i~l.....e::;, COl--..cretc
b~~e ~ \~i tl..... ~coril--..g for clocl~ J.l-:d "J.111"..J.llJ.C," J.l--..d ligl-: tiI-:g.
C;'t:;' C~;:f.c~~::y:, J.llo~\T $150,000 to 5175,000 c.Jcl-: for CU::;t01:-: n-:c:~l, fiI"..i~11c~, '::11d
1 i'71' fir 0-
'&""0 L LO.
Tota! Lsr.1td:11.6I7'KS Costs: $700,000 to $900,000
Page 55 of 57~
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APPendix B - Acknowledgements
1 995:
Citv Council
'Vallv Dean, 1\1avor
T oh11 Ba u tista
Don Burnett
Barb Koppel
Lauralee Sorensen
Planning COD"lllUSsion
David Doyle, Chairperson
Paul V. Roberts, Vice Chairperson
DOlula Austin
AJldrea Harris
Orrin 1\1a11onev
Staff
Donald Bro"\-\~n, Citv I\1anager
Robert S. Co\,\'an., AICP, Director of Conmlwlitv Developnlent
Ciddv \'Vorde]!' .A.ICP, Citv Planner
Colin TWlg, AICP, Associate Planner IProiect 1\1an.a~er
1\1ichele Biurman, AICP, Planner II
\lera GiL PlaJuler II
A.J1U Nataraian, PlaJll"lin~ Intenl
Yvonne Kellev r AdnUnistrative Secretarv
Panl Eggen, .!:\dnlinistrative Clerk
Bert Viskovich, P.E., Director of Public \~70rks
Glelul Grigg, P .E., Traffic Engineer
Steve Do"\-\rling, Director of Parks and Recreation
Consultantsl Contributors
Freednlan Tun~ Bottonllev, Streetscape & UrbaJl Design Consultants
Update 2008:
Citv Cowlcil
Ool1v SaJldoval
Orrin :!\1a110nev
Kris \,\7 an g
Gilbert \~7ong
1\1ark Satoro
PlaJming CODlnussion
LIsa Giefer
:!\1artv 1\1iller
David Kaneda
T essica Rose
Paul Brophv
Page 56 of 57~ I
2-100
Staff
Dayjd Knapp, Citv J\1anaQ:er
Steve Piasecki, C0nu11uI-UtV Developn1ent Director
Ciddv VVordell, Citv Plaluler (Retired)
PiD Ghosh, Assistant Planner
Beth Ebben, .Adnlinistra tive Clerk
RalDh Qualls, P.E., .'Director of Public \Vorks
Cleml Goepfert. P.E., Assistant Director of Public ',\Torks
Consul tan ts
:rv1ichael Fornalski, J\1ichael FOTIlalski Illustration
.:~nlendnlents Bv Citv Council As of Sept 4, 2000
As of J\1arch 3,1997, an1endll1ents to the Heart of the Citv Specific Plan ,,,,ill result in a page revision date
in the lo,,,'er inside corner of the changed page. Types of changes nlav include page-nuulbering, nunor
tvpographical or COSllletic changes or ~)olicv and teAt changes. Substantive changes ,,,'ill be noted in the
table belo,v, in addition to the page revision dates. .
Date Ordinance Descriotion
Nunlber
J\1arch 3,1997 CC 1753 Text and J\1ap: Citv Center Area changes
Decelllber. 1997 CC 1769 Text: Single-Fanulv Residences Allo'''7ed on Certain Properties
Tulv 6, 1998 CC 1786 Text: Exception Process for DeveloOlllent Standards
Tune 19, 2000 00-192 & 00-193 J\1ao: Citv Center Area chanQ:es
Aurust ~X, 2008, Ordinance OS-XX: Confornutv to General Plan
Page 57 of 57~ I
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Cupertino Planning Commission
30
June 10,2008
. The applicant agreed to a five year duration for the second phase.
. All Commissioners concurred with the 5 year period.
Motion:
Motion by Com. Brophy, second by Com. Kaneda, to recommend approval of use
permit U-2007-04, architectural and site approval ASA-2007-06, EA-2007-06,
EXC-2008-07, TM-2007-09, TR-2008-02 as amended tonight. (Vote: 5-0-0)
The application will be forwarded to the City Council on June 17,2008.
Chair Miller declared a recess.
3. Heart of the City Specific Plan amendments to achieve conformance with the General
Plan Tentative City Council date: June 17, 2008
Steve Piasecki:
. Provided directions to the Planning Commission to receive the report, inform staff if the
Commission agrees with the general direction they are taking so staff can go back and draft it
based on the general direction.
Piu Ghosh, Assistant Planner, presented the staff report:
. Said that the Heart of the City Specific Plan update was approved with the 2008 City Council
work program in February 2008. The updates are due to three reasons:
1) The policies of the General Plan are in direct conflict with the Specific Plan.
2) Vagueness and repetition of the same concepts making the document difficult to read.
3) Prescriptive requirements that try to fit one set of requirements for all types of parcels.
. She reviewed the recommended changes in the draft Heart of the City Specific Plan as outlined
in the staffreport and answered Commissioner's questions about the update.
. Staff is seeking Planning Commission comments to incorporate them into the final document
that the Planning Commission will recommend to the City Council in July 2008.
Vice Chair Giefer:
. Said it would be helpful for the next meeting for staff to bring examples of what did work, and
worked well, vs. what did not. The last slide you showed us of the Travina; that one has never
looked consistent with what I think of the Heart of the City streetscaping, and I think it is
because it doesn't have a double row planted trees and the sidewalk seems to be narrower.
. I hear what you are saying with the side setbacks, I think that makes sense; but in practicality,
and as we flush this out, obviously we need to think about getting onto the site and off the site,
garbage pickup. We need to think about how that whole boulevard is going to work as well.
Street furniture; I don't think bike racks are included in that; but I have seen some really nice
bike racks and a lot more people are bicycling now. We need to think about how to
incorporate more bike and ped traffic as part of this as well.
Com. Brophy:
. Nothing to add.
Com. Kaneda:
. Said he had conversations with staff about what they are trying to accomplish, but he still did
not fully understand the three different areas; what is different about what you are trying to do
there; how far along you are; and how well it is working, and those types of issues. He
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Cupertino Planning Commission
31
June 10, 2008
reiterated that he did not have a good enough understanding of how all these pIeces fit
together.
Com. Rose:
. Said she appreciated Com. Kaneda's coriunent, and felt Vice Chair Giefer brought up some
good points as well.
Chair Miller:
. Said his understanding was that they were focusing on inconsistencies behveen the General
Plan and the Specific Plan, vagueness and repetition of some of the concepts, prescriptive
requirements that try to generalize from one example to the many, and not really addressing
conceptual issues at all here. It is a fairly prescriptive exercise. The only comment I would
add is if you take out the requirement for the side setbacks, everybody is going to ask what is
the requirement for the side setbacks. Perhaps there needs to be some language with respect to
side setbacks there.
. There is a setback requirement and they are going to have to get an exception or variance in
order to change it, but perhaps there is some language that says we are amenable to exceptions
for the following reasons and elaborate so that peopl~ understand. Put it in writing and try to
clarify it, rather than not have it in writing and have everyone call asking questions.
Steve Piasecki:
. Said it has been one of the most problematic areas and it doesn't seem to further the public
objectives; there is no debate about having a front setback and no debate about how you treat
the rear property lines adjoining residential. Offset buildings, set them back, screen them; but
when we get into the side setback issues as staff indicated, if you get into less than 100 foot
depth and you have two 20-foot setbacks, you have a 60 foot skinny building and you apply
for an exception, and we have had a lot of resistance to the word "exception" let alone the
concept of exception. We think that when it was put into the Plan, it was just as you
suggested, that it was just a mechanism to allow you to focus on what is the right thing to do in
this particular property; but it hasn't been the experience at all. My suggestion is if we put in
some kind of language about setbacks, it needs to be respectful of the neighbors, it should
provide for the utilitarian value of the property in tellliS of trash and garbage. Otherwise you
may have zero side setbacks and that may be the most appropriate location on site.
. Would rather look at it on a case-by-case basis, have some language about the consistency
between buildings, and then just get rid of it entirely. It does not make sense to have a
prescriptive requirement of any kind.
Chair Miller:
o Is there currently a prescriptive requirement or not?
Steve Piasecki:
. Yes, the people are informed about it, and then they ask for an exception.
Chair Miller:
. Said that an applicant he would look at everything and try to evaluate what he could do, what
it will cost, and what is the revenue stream from it. I have to know what to expect with the
side setbacks or else I cannot complete my analysis. If you don't put it in the text and I cannot
get an idea from the text, I am going to call you.
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Cupertino Planning Commission
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June 10, 2008
Steve Piasecki:
· That is what happens in other areas of town as well. North DeAnza Boulevard does not have a
side setback requirement and it's a specific plan as well. I don't think that it should be; it is
something you don't need to prescribe; it is something; we will sit down with the applicant and
say let's analyze this in relationship to its neighbors; what makes good common sense. If you
don't have it, then you are not required to do 20 feet or 10; you are going to do what is the
right solution for that site. We do that in a lot of other areas; I don't see why we can't do it in
this area as well.
. Said he was willing to devote staff time because the end result is a better product.
Com. Brophy:
· I think he is saying also that he has no choice; whether you had the prescriptive setbacks or
not, staff still has to do it when you have these odd shaped properties.
Chair Miller:
· Perhaps the task could be setbacks, talk about it just that way; setbacks are always an issue
with tight lots; staff is willing to talk to you about the details about that; stating the reasons
they have given flexibility to setbacks, and listing them.
Steve Piasecki:
· Said he had no problem with that; this isn't a single family home where things are fairly
stan dardized.
Com. Kaneda:
· Is this an issue related to tight sites only, or if you have a generous site then can you get
prescriptive about it.
Steve Piasecki:
· Yes, if you said sites greater than 200 feet have a requirement for 20 foot setbacks; we could
figure it out. As an example, in theory if the Marketplace built up to the property years ago
and United Furniture wanted to do the same; you might say this is the best solution we could
have two side by side buildings, close together; we are not wasting space. In this case, I don't
see a major public objective in prescribing side setbacks; I do in the front and I do in the rear.
I am saying just take it out, let's not be prescriptive, let's have some general language about
relationships and buildings and good contextual design and let's work with that.
Chair Miller opened the public hearing.
Jennifer Griffin, Rancho Rinconada resident:
. Referred to a narrow lot near her residence that was owned by Barry Swenson, next to the
Roasted Coffee Beans, Subway, Affordable Housing Units and an empty lot leased out to
trucks. She said there is high density development on the left of the lot, which has apartments,
and the neighbors are sensitive about high density in the area. When the property is developed
there will need to be adequate buffer side setbacks, back setbacks, and front setbacks. She said
the consensus of the neighborhood is not to over-build on that lot.
. She asked that they make sure that the public right of way along Stevens Creek Boulevard
particularly in the eastern area, between Tantau and Finch, is left in tact as a greenbelt with
double rows of Ash trees.
· This area has the potential to have wondeIful public right of way and we want to make sure
that there is little or no business encroachment into the public right of way. We had some
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Cupertino Planning Commission
33
June 10, 2008
instances with the previous Toll Brothers plans, where they were asking to put parking with
the spaces, etc. into the public right of way.
. I hope that as a General Plan all the way down Stevens Creek Boulevard that we will retain the
public right of way for people to have sidewalks and double rows of Ash trees at the eastern
end of town.
. I hope there will be every effort made to make sure that we do have our greenbelts along
Stevens Creek Boulevard all the way to the eastern end. I am not a big fan of onsite parking
on Stevens Creek Boulevard at the eastern end of town.
Chair Miller closed the public hearing.
OLD BUSINESS: None
NEW BUSINESS:
4. Discuss the Planning Commission's summer meeting schedule.
. Discussion was tabled to the next meeting.
REPORT OF THE PLANNING COMMISSION:
Environmental Review Committee: No meeting.
Housine: Commission:
. Steve Piasecki will look into the possibility of having a joint meeting in July to discuss the
housing element.
Mavor's Monthlv Meetine: With Commissioners: No meeting.
Economic Development Committee Meetine:: No meeting.
Report of the Director of Community Development: No additional report.
Misc:
. Com. Rose suggested that noticing of projects be expanded to include the entire city, so that all
residents would be informed of the projects and the public hearings. Steve Piasecki explained
Cupertino already notices residents/home owners outside of the mandated parameters.
Suggestions for changes can be forwarded to the City Council for their consideration. He
noted that the cost for expanded noticing is absorbed by the applicant.
ADJOURNMENT: The meeting was adjourned to the next regular Planning Commission
meeting at 6:45 p.m. on June 24,2008.
Respectfully Submitted: /s/Elizabeth Ellis
Elizabeth Ellis, Recording Secretary
Approved as presented: June 24, 2008
2-105
CITY OF CUPERTINO
10300 Torre Avenue, Cupertino, California 95014
DEPARTMENT OF COMMUNITY DEVELOPMENT REPORT FORM
Application:
Applicant:
Property Location:
limi ts
SP A-2008-0l Agenda Date: June 10, 2008
City of Cupertino
Stevens Creek Boulevard betvveen 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 Cormnission 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 severStI 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:
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Heart of the City Specific Plan upJate
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 a e
U dated the fi res for commercial and office allocation to reflect chana-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
arcels/buildin 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 llnages 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,
cOlmnercial and multi-unit residential. Another example of repetition is that window
h-eatrnents, roof forms and several other guidelines are repeated in three different
sections of the design guidelines section, once for each type of development,
corrunercial, 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 ll1 the Stevens Creek
Boulevard Plam1ing 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
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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 Plam1er /---,
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.' IPlann inglP DREPO R T.pcSPA reports 12 0081SP A -2008-0 I. doc
2-108
EXHIBIT A
CUPERTINO
APPROVED MINUTES
CUPERTINO CITY COUNCIL
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 \Vang
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 follo\ving via a PowerPoint
presentation: article in the Mercury News on Feb. 1 detailing the mall developments and
the growth potential; new ovmership group called Orbit Resources; update on fountains,
restrooms, police station, infrastructure, new 1-280 sign, new entrances, \Volfe 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 l<\nza 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
'VRITTEN COl\1MUNICATIONS
Deputy City Clerk Grace Schmidt distributed the following items:
i!iJ A confidential memo to members of the Council regarding Item No.6, Rancho
Rinconada Park.
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February 19,2008
Cupertino City Council
Page 2
ORAL COMJ\fUNICATIONS
Carol Reppucci talked about the American Cancer Society's Relay for Life Fight Back
Ceremony. She noted the event would tal(e place on July 19 at 10:00 a.m. and end 24 houts 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 melit
badges.
CONSENT CALENDAR
Wang!M:ahoney 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.
ITEl\1S REl\fOVED FRo.M THE CONSENT CALENDi\R (above) - none
PUBLIC HEARINGS - none
UNFINISHED BUSINESS - none
NEVi 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 Barnhari
Avenue in the Amount of $1,500,000 and authorizing the City Marlager to negotiate and
execute all necessary documents to complete the acquisition, Resolution No. 08-022.
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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.
\Yang/Mahoney moved and seconded to adopt Resolution No. 08-022. The motion
carried unanimously.
5. Review and approve 2007/08 mid-vearbudget adiustnients.
Helene Davis, Board President for the Cupertino Historical Society, said she suppOlied
the use of city funds to rehabilitate the Stocklmeir orchard.
\Yong/Wang moved and seconded to adopt the mid-year budget adjustments as set forth
in the staff report. The motion carned unanimously.
7. Provide direction for the preparation of a proposed Historic Preservation Ordinance,
Application No. CP-2007-03, City of Cupertino, Citywide.
J elmifer 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/Wong moved and seconded to move fOlward 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 "\vith 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.
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February 19, 2008
Cupertino City Council
Page 4
8. Approve the 2008-2009 Work Program.
\Yang/Mahoneymoved and secoTIQed 15 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 ClP";
change the wording on page 8-17 under Heart of the City at the upper right hand comer to
read, "TechDical 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 wlfunded CIP list. The
motion carried unanimously.
9. Accept the resilmation of Senior Citizen's Conmlissioner Steven Stone and choose
application deadline and interview dates.
\Vong/V/ang moved and seconded to accept Mr. Stone's resignation, to hold intervie\vs
on March 18 and to set March 11, 2008 as the application deadline.
ORDINANCES
10. Conduct the second reading of Ordinance No. 2008-2022: "l\n Ordinance of the City of
Cupertino Amending the Cupeliino MWllcipal 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 \vould 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, \Yang, 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
Murucipal Code Relating to Establishment of Vehicular Stop Required at Certain
Intersections; Glencoe Drive at Garden Gate Drive, Hanford Dlive at Beardon Avenue,
and Fargo Drive at Beardon Avenue.
\V ong/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.
Wong/Mahoney moved and seconded to enact Ordinance No. 2008-2023. Ayes:
Mahoney, Sandoval, Wang, and Wong. Noes: None.
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February 19, 2008
Cupertino City Council
Page 5
ST AFF 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 Jransmission
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 of the 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 \V\vw.cupertino.org. Click on
Agendas & Minutes/ City Council! Packets.
Most Council meetings are shown live on Cable Channel 26, and are available at your
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2~22
LAND USE/COMMuNITY DESIGN
EXHIBIT B
1
SEE 2-DA-07.
] -GP:\-o"
6-U-97. 4-TM-97
AND 5-Z-97
SEE CH.~PTER
] 9.2,).040 UF THE
LtTERT1NO
ML'!']LIPAL CODE
....!'L' THE EllHLER
DE.sJG~~ CJL- IDE-
Ll!'ES FC\R THE
F~IRGRO\E
f'fIGI1BORJ-l00[1
Design Elements. Residences are required to
reflect traditional architectural styles and
use of natural materials. 1
Fairgrove
The Fairgrove neighborhood is located in
eastem 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 R 1-e - Single Family
Eichler zoning was adopt-
ed. The zoning includes
regulations that govem 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
TIle remaining neighborhoods are areas
that are not planned as unique neighborhoods
Cny OF CuPERTINO GENERl\.L PL'\N
2-114
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
COMMERC!Al 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, fumiture 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
mLxed use development, enhanced
activity nodes, and safe and efficient
circulation and access for all modes of
u-ansporta tion.
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 allOlved
if the residential units provide an incentive
to develop retail use, if the development is
well designed, financially beneficial to
COMMUNITY DE\'ELOPMENT
2~23
Cupertino, provides community amenities
and is pedestrian-oriented, Land uses
between the activity centers should help
focus and support activity in the centers,
See Policy 2-29 for development activities
in these areas.
Development Intensity: Below is the devel-
opment allocation for the entire Heart of the
City area. See Policies 2-28 and 2-29 for
development intensity in the Heart of the
City sub-areas.
Residential Buildout: Table 2A
Commercial (sq. ft.)
2000 Built
Buildout
1,182,456
1,476,115
Office (sq. ft.)
2000 Built
Buildout
510,531
521,987
Hotel (rooms)
2000 Built
Buildout2000
Residential (DU)
2000 Built
Buildout
238
570
Design Elements: The Heart of the City
Specific Plan shall provide design standards
and guidelines for this area. They promote 8.
cohesive, landscaped streetscape that links
the major activity centers.
Building Heights: See sub-areas.
Strategies
.. --1. Heart of the City Specific Plan. Revise
the Heart of the City Specific Plan to
retlect modified plan-area boundaries, pre-
ferred development patterns, land use dis-
tribution and height limits for each sub-
area of the Stevens Creek PI31ming Area.
2. Traffic Calming. Evaluate options on
Stevens Creek Boulevard to improve
the pedestrian environment by proac-
tively managing speed limits, their
manual and automated enforcement,
and traffic signal synchrony.
Crossroads Area
Policy 2-28: Crossroads Area
Create an active, pedestrian-oriented
shopping district along Stevens Creek
Boulevard, between De ,A.nza
Boulevard and Stelling Road.
Development Activities: Development
along Stevens Creek Boulevard shall have
retail uses with storefronts on the ground
level. Commercial office uses may be
allowed on the second leYe!. Limited resi-
dential uses are allowed.
CITY OF Cl'PERTINO GENERAL PU\.N
2-115
2-24
LAND USE/COMMCNITY DESIGN
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 fum.iture, street
trees, pedestrian-scaled lights with banners,
small plazas, an/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 All2a Boule\'ard 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. TIle 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. TIle 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 GEl"'ER..n PL-\N
2-116
· A design plan that provides for an
attractive pedestrian streetscape.
Tl~ _destgp pl3.n shall i:Q!ltgill guicle-
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 abm"e-
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 carnmercial
allocation for the area.
Stevens Creek Boulevard
Policy 2-29: Stevens Creek Boulevard
Retain and enhance Stevens Creek
Boulevard as a mi..xed commercial,
office and residential corridor connect-
ing De All2a College, Crossroads, City
Center and Valleo Fashion Mall. This
corridor extends from Highway 85-to
the east em city limits and is split into
three segments: "\X1est," "Central" and
"East." The Crossroads Planning Area
is between the \X1estem 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 m.tersections shall have a
COMM1.-,!\"ITY DEVELOPMENT
2~25
neiahborhood commercial component.
'='
Proj ect-specific development allocations
will be determined on a case-by-case basis.
1. West-Stevens C~eek Boulevard (from
Highway 85 to Anton Way): This
area includes the Oaks Shopping
Center and the De An:::a Community
College campus. New development in
this area should incorporate mixed
commercial/residential uses.
2. Central Stevens Creek Boulevard (from
De ~lza Boulevard east to Perimeter
Road): New development shall consist of
commercial/commercial office uses on
the first floor. Office uses ale pem1itted on
the second floor. Residential and residen-
tial mixed uses ale allowed.
3. East Stevens Creek Boulevard (from
Perimeter Road to eastern City lim-
its): New developrnent 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 real of the buildings.
Building Heights: Maximum height of 45
feet.
Valko Park Soutn
Policy 2-30: Vallco
Park South
Retain and enhan<;e
Valleo Park South as
a large-scale commer-
cial area that is a regional
commercial (including hotel),
office and entertainment center with
supporting residential development.
Strategies
1. Master Plan. Prepare a Master Plan for
this area to ensure continuity of mass,
scale, connectivity and adequacy of
infrastructure and services, including
schools.
2. Valko Parkway. Continue the Valleo
Parkway streetscape, which \vas
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 mi.x of land
uses shall be detennined via a master plan and
an approved use pennit.
The City has formed a redevelopment proj-
ect area encompassing the regional mall
properties. The redevelopment area allows
for most of the funds derived from the "tax
increment financing" to go to the redevel-
opment area. "Tax increment" refers to the
amount of the property ta.,; value increase
CITY OF CL:PERTINO GENERi\.L PLA.N
2-117