Heart of the City Specific Plan 2014HEART OF THE CITY
SPECIFIC PLAN
Cupertino
Enacted by the City Council
December 4, 2014
3Table of ConTenTs
CiTy of CuperTino - HearT of THe CiT y speCifiC plan
TABLE OF CONTENTS
Introduction ...........................................................4
Policy Framework ...................................................5
Area and Special Centers Map ..............................6
Streetscape Design .................................................9
Streetscape Concept .............................................13
Development Standards and
Design Guidelines ................................................14
Development Standards ................................14
Single-Family Residential
Development Standards ................................19
Application Requirements
and Approval Authority .................................20
Exception Process for
Development Standards ................................20
Design Guidelines ..........................................21
Site Improvements and
Landscaping Guidelines ................................22
Infrastructure Plan ...............................................24
Implementation ...................................................25
Appendix A –
Estimated Construction Costs ......................27
Appendix B –
General Plan Policies related to
the Heart of the City Plan Area .....................28
Appendix C –
Acknowledgements .......................................29
Amendments by City Council ..............................30
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City of Cupertino - Heart of tHe City SpeCifiC plan
IntroductIon
INTRODUCTION
Overview
The Heart of the City Specific Plan provides
specific development guidance for the most
important commercial corridor in the City of
Cupertino. The purpose of the specific plan is to
guide the future development and redevelop-
ment of the 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, comprising
a collection of pedestrian-inclusive gathering
places that will create a positive and memorable
experience for residents and visitors in Cupertino.
Currently, the boundaries of the Heart of the City
area encompass approximately 635 acres.
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City of Cupertino - Heart of tHe City SpeCifiC plan
PolIcy Framework
POLICY FRAMEWORK
This Heart of the City Plan defines a variety
of land use opportunities of well planned
and designed commercial, office, residential
development, enhanced activity nodes, and
safe and efficient circulation and access for
all modes of transportation between activity
centers that help focus and support activity in
the centers.
Policies
1. Proposed developments shall be expected
to continue the implementation of the
City’s streetscape plan.
2. High quality site planning, architec-
tural design, and on-site landscaping are
expected for all developments.
3. Subdivision of commercial and mixed use
parcels is strongly discouraged.
4. Plans for the new projects should include
pedestrian and bicycle path ways, incorpo-
rating the City’s existing network.
The 2005 General Plan contains the policies that
govern the following development aspects within
the Plan area:
1. Specific Areas & Subareas within the
Heart of the City
2. Land Uses allowed in each of the areas
and subareas
3. Development Allocation
4. Development Intensity
5. Residential Density
6. Design Elements
7. Building Heights
These General Plan policies in effect and as
amended related to the Heart of the City area
are attached as Appendix B to this document.
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City of Cupertino - Heart of tHe City SpeCifiC plan
land use maP
Area and Special Centers Map
This Heart of the City Area and Special Centers Map (Figure 1) defines the boundaries of the Heart
of the City Specific Plan area and the Special Centers within these boundaries. This map also identi-
fies the primary and supporting land uses for each Special Center in accordance with the Cupertino
General Plan, and a variety of land use opportunities of well planned and designed commercial, office
and residential development, enhanced activity nodes, and safe and efficient circulation and access for
all modes of transportation between activity centers that help focus and support activity in the centers.
Crossroads Area
Commercial
Shopping District
Primary Use: Commercial/
Retail
Secondary Use: Commercial
Office above the ground
level
Supporting Use: Limited Residential (Residential may be
located behind Primary Uses and above the ground level)
West Stevens
Creek Boulevard
Educational/
Public/Park
District
Primary Use: Quasi-Public/
Public Facilities
Supporting Use: Mixed
Commercial/Residential
(Residential may be located behind Primary Uses and above
the ground level)
Central
Stevens Creek
Boulevard
Primary Use: Commercial/
Commercial Office
Secondary Use:
Office above ground level
Supporting Use:
Residential/
Residential Mixed Uses
City Center
Sub-Area
Primary Use: Office/
Residential/Hotel/
Public Facilities/Commercial
Retail/Mixed Uses
East Stevens
Creek
Boulevard
Regional
Commercial
District
Primary Use: Retail/
Commercial/Commercial
Office
Secondary Use: Office above ground level
Supporting Use: Residential/
Residential Mixed Use
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City of Cupertino - Heart of tHe City SpeCifiC plan
land use maP
Figure 1: Heart of the City Area and Special Centers Map
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City of Cupertino - Heart of tHe City SpeCifiC plan
Figure 2: Heart of the City Area and Special Centers Zoning Map
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City of Cupertino - Heart of tHe City SpeCifiC plan
streetscaPe desIgn
STREETSCAPE DESIGN
Background and Purpose
The Streetscape Element implements community
design goals contained in the 1993 General
Plan, design concepts subsequently developed
and revised in the 1993 “Heart of the City”
Design Charette, and any new policies and
concepts identified in the 2005 General Plan.
The general streetscape concept endorsed at the
Charette was named “Parkurbia.” It promotes a
“green” city, acknowledges Cupertino’s agricul-
tural past, and links the street’s major activity
centers with a continuous landscaped parkway
as a principal objective.
The Streetscape Element complements the
Specific Plan’s Land Use Element by reflecting
the corridor’s different land use concentrations
and designations. Design approaches vary to
accommodate land uses. Options for implemen-
tation depend to a significant extent on the type
of existing development immediately adjacent
to the street right-of-way. Streetscape policies
also reflect the setback, frontage improvements,
and landscape and signage requirements estab-
lished in the Plan’s Development Standards
and Design Guidelines. Together, these three
Plan Elements combine to promote an attrac-
tive, mixed-use boulevard, consistent with the
goals of the General Plan.
The primary purpose of the Streetscape
Element is to define the improvements needed
to fulfill the City’s vision for the Stevens Creek
Boulevard corridor. It allows for flexibility in
terms of phasing, financing, and design modi-
fications in order to address the needs of the
City and Specific Plan Area property owners
and businesses.
Streetscape Design Principles
The Streetscape Element has four under lying
principles:
1. Unify the Visual Appearance of the
Street with Orchard/Grove Street
Trees Plantings, a Consistent Palette of
Furnishings, and Civic Landmarks.
2. Improve the Pedestrian Environment
Along the Street Frontage with Pas sive
Rest Areas, Planting Strips and Buffering
Trees and Shrubs.
3. Allow for Flexibility in the Design of
Streetscape Improvements to Address
Access and Visibility Needs of Adjacent
Commercial Development.
4. Accommodate Options for Imple menting
Streetscape Improvements: e.g., City
Construction, Renovations of Existing
Development, Standards for New
Development.
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City of Cupertino - Heart of tHe City SpeCifiC plan
streetscaPe desIgn
Design Concept
Four streetscape subareas are defined for the
corridor: West Stevens Creek Boulevard, Crossroads,
Central Stevens Creek Boulevard, and East Stevens
Creek Boulevard. See the Concept Plan (Figure 4)
on page 13.
A continuous curbside planting strip and a
continuous row of street trees would extend
along the entire corridor. However, each sub-
area would feature a different tree species. Tree
species are selected to reflect differences in the
character of development in the subareas and/
or the predominant types of existing trees and
frontage conditions.
Streetscape Design policies for each of the
subareas are described below:
West Stevens Creek Boulevard – The West Stevens
Creek Boulevard subarea extends from Route
85 to Stelling Road. The planting theme is an
“Oak Grove.” It features an informal planting
of Live Oaks (Quercus agrifolia) and native wild
flowers in curbside planting strips and the center
median. It is anticipated that these oaks could
be planted among the existing Deodar cedars
at De Anza College without needing to remove
the existing trees. This approach is intended to
bring the landscape of the adjacent foothills
into the City, as well as tie together the existing
character of De Anza College, Memorial Park,
and The Oaks shopping center. Trees should
be planted at approximately 40 feet on center.
Decomposed granite should be used as the sur-
face material where appropriate.
Crossroads – Refer to the Crossroads Area
Streetscape Plan for details. This subarea extends
from Stelling Road to De Anza Boulevard. Until
such time the Crossroads Area Plan is adopted,
development shall comply with requirements
for Central Stevens Creek Boulevard.
Central Stevens Creek Boulevard – The Central
Stevens Creek Boulevard subarea extends from
De Anza Boulevard East to Portal Avenue. The
planting theme is a “Flowering Orchard.” It
features a formal planting of Flowering Pear
(Pyrus calleriana “Chanticleer”) and low grow-
ing groundcover in curbside planting strips.
Flowering shrubs could be planted in the center
median where appropriate. This approach fills
in and extends the tree plantings that presently
exist along the street, and the formal tree place-
ment expresses the importance of the Central
Stevens Creek Boulevard as the civic and cul-
tural heart of the City. Trees should be planted
in rows on both sides of the sidewalk at approxi-
mately 25 feet on center. For retail properties
with narrow driveways, the City may consider
wider spacing for trees where trees obscure retail
visibility. For retail buildings built at the mini-
mum setback of 35 feet, a single row of trees
and/or wider tree spacing will be considered.
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City of Cupertino - Heart of tHe City SpeCifiC plan
streetscaPe desIgn
East Stevens Creek Boulevard – The East Stevens
Creek Boulevard subarea extends from Portal
Avenue to the City boundary adjacent to
Tantau Avenue. The planting theme is an
“Ash Grove.” It features a formal planting of
Ash (Fraxinus species) in curbside planting
strips and the center median. Similar to the
Central Stevens Creek Boulevard subarea, this
approach fills in and extends the tree plantings
that presently exist along the street. It also com-
bines with the “Oak Grove” in the West Stevens
Creek Boulevard subarea to frame the Central
Stevens Creek Boulevard subarea. Both will
have a shady, somewhat rural visual character.
Trees should be planted in rows on both sides
of the sidewalk at approximately 35 feet on
center. Low-growing groundcover may be used
as the surface material. For retail properties
with narrow driveways, the City may consider
wider spacing for trees where trees obscure
retail visibility. For retail buildings built at the
minimum setback of 35 feet, a single row of
trees and/or wider tree spacing will be consid-
ered. If a double row of mature ashes is already
established along a commercial retail frontage,
neither row of trees should be removed.
Frontage Conditions for Renovation
of Existing Buildings
A curbside planting strip 10 feet in width and a
sidewalk a minimum of 6 feet in width should
be established along the entire frontage of the
street. In the Central Stevens Creek Boulevard
and East Stevens Creek Boulevard subareas, a
planting area 10 feet in width should also be
established behind the walk to accommodate a
second row of trees. The frontage improvements
recommended should be improved as part
of renovations to existing developments and
properties, and/or required along with a wider
landscape easement if redevelopment of a prop-
erty occurs. The City may allow variations from
the frontage improvement requirements on a
case-by-case basis that may include one of the
following or a variation of the following:
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 ease-
ment adjacent to the sidewalk. It reflects
City requirements for frontage landscaping
that have been in place for the past twelve
years and as such characterizes most of the
new development along the street. Existing
trees in these areas, however, rarely form
consistent rows along the street. Additional
trees should be added to create a double
row of trees at a spacing consistent with
the streetscape design. Existing trees of the
recommended tree species should not be
removed if spaced closer than the streetscape
design. Over the long term when redevelop-
ment of properties occurs, the wide land-
scape easement with planting strip will be
implemented on all Town Center and East
Gateway frontage properties.
2. Curbside Walk with Landscape Easement –
A curbside planting strip up to 10 feet in
width and a double row of trees can be
established under this condition. However,
because the width of the easement area var-
ies, the second row of trees may need to be
offset from the first row.
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City of Cupertino - Heart of tHe City SpeCifiC plan
streetscaPe concePt
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 remov-
ing the curbside portion of the walk.
4. Curbside Walk without Landscape Easement –
In this condition, a monolithic curb, gut-
ter and sidewalk exists with a relatively nar-
row planting area between the sidewalk and
adjacent buildings and/or parking areas.
There is no landscape easement
adjacent to the right-of-way,
and there is only 10 feet within
the right-of-way. To imple-
ment the Streetscape Concept
under these conditions the
location of the walk and plant-
ing area needs to be reversed.
A 5 feet curbside planting strip
and a 5 feet sidewalk should be
established within the right-of-
way. Trees should be located in
adjacent parking lots as feasible
to establish a double row
Street Furnishings
When frontage improvements of the Street-
scape Element are required, the City typically
will require projects to provide street furnish-
ings that may include benches, trash recep-
tacles, recycling bins, bicycle racks, sidewalk
lighting and the like. The City will determine
the location, amount and type of street furnish-
ings required of projects on a case-by-case basis.
General recommendations for these furnish-
ings are listed in Appendix A which includes
product information and construction costs.
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City of Cupertino - Heart of tHe City SpeCifiC plan
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.
West Stevens Creek Blvd:
Oak Grove
Central Stevens Creek Blvd:
Flowering Orchard
East Stevens Creek Blvd:
Ash Grove
Streetscape Concept
• Semi-Formal Arrangement of
Large Shade Trees, Low-Growing
Ground Cover, and Flowering Shrubs
Along Frontage and in Median.
• Focuses Character of Vallco,
Marketplace Center, Wolfe Road.
• Formal Grid of Flowering Trees
and Low-Growing Ground Cover
Along Frontage and in Median.
• Focuses Character of City Center,
Target, Office Buildings.
• 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 Character of De Anza
College, Memorial Park, Oaks Center.STELLING RDDE ANZA BLVDWOLFE RDPORTAL AVESTEVENS CREEK B LVD
85
280
Crossroads
Figure 4: Streetscape Concept
streetscaPe desIgn
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City of Cupertino - Heart of tHe City SpeCifiC plan
develoPment standards and desIgn guIdelInes
DEVELOPMENT STANDARDS
AND DESIGN GUIDELINES
Background
The Development Standards and Design
Guidelines contained in this Element provide
regulatory support for the Specific Plan’s land
use policies. They are intended to promote high-
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.
Development Standards
1.01.010
Description
A variety of different types of commercial
development, from stand-alone single-tenant
buildings to small convenience centers, office
buildings and large shopping centers may be
proposed.
Properties with frontage exclusively on South
De Anza Boulevard in the Heart of City Specific
Plan area are required to conform to the archi-
tectural and site design guidelines of the Specific
Plan.
1.01.020
Land Use and Zoning – Permitted and
Conditional Uses
The zoning and land uses for properties shall
comply with the land use and zoning maps in
Figures 1 and 2. Development regulations for
properties will be as follows:
A. Commercial – All Permitted and
Conditional Uses in accordance with the
Zoning Ordinance regulations of the City’s
General Com mercial (CG) zoning district.
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 be
limited to occupy no more than 25% of
the total building frontage along Stevens
Creek Boulevard and/or 50% of the
rear of the building.
B. Residential – Residential density shall be
per the General Plan Land Use and zoning
maps. On sites with a mixed-use residential
designation, residential is a permitted use
only on Housing Element sites. Conditional
use permits will be required for residential
units on mixed-use Housing Element sites
that propose units above the estimates in the
Housing Element, and on Non- Housing
Element mixed-use sites.
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City of Cupertino - Heart of tHe City SpeCifiC plan
develoPment standards and desIgn guIdelInes
In mixed residential and commercial
developments, the preferred location for
residential units shall be behind primary
street fronting retail/commercial uses.
Secondarily, residential units may be
located above the ground level on multi-
story buildings. The amount of building
space devoted to retail/commercial uses
shall be such that the retail/commercial
uses shall have a viable and substantial retail
component.
C. Existing church uses approved by the City
with a conditional use permit in existence
prior to April 16, 2010.
D. Development regulations for all other zones
shall comply with the specific zoning districts
in the Zoning Ordinance.
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, except
where regulated by the Cupertino General
Plan - Maximum Building Heights.
2. The primary bulk of the building shall be
maintained on building planes as required
in the General Plan.
3. Mechanical equipment and utility
structures:
a. Rooftop mechanical equipment may
exceed height limitations if they are
enclosed, centrally located on the
roof and not visible from adjacent
streets.
b. Shall be screened from public view.
c. Shall be provided with measures
where possible with reasonable
efforts to buffer noise from adjacent
residential uses.
B. Front Setbacks
1. Minimum Setback – for new develop-
ment shall be 35 feet from the edge of
curb (nine (9) feet from the required
Boulevard Landscape Easement; See sec-
tion 1.01.040(D)). New develop ment 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.
Properties with frontage exclusively on
South De Anza Boulevard (not including
City Center north) are not required
to install Heart of the City streetscape
features. For these properties, the setback
shall be consistent with the South De
Anza Boulevard Conceptual Plan. See the
note in the land use map for the South De
Anza Boulevard Conceptual Plan Area.
2. Corner Parcels – setback requirement
applies to both frontages (e.g., corner
parking lots are discouraged); minimum
frontage requirement recommended but
not required.
3. Special Architectural Features – subject
to City review: entrance porticoes, cano-
pies, and or other features may extend up
to four (4) feet into the front setback area.
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City of Cupertino - Heart of tHe City SpeCifiC plan
develoPment standards and desIgn guIdelInes
C. Minimum Side And Rear Setbacks
1. Minimum Side Setback – for new develop-
ment shall be:
a. One-half (1/2) the height of the
building, or ten (10) feet, whichever
is greater.
b. 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 develop-
ment 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 on-site buildings within a com-
mon 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 sepa-
rated from parking bays and/or circula-
tion 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. Additional
curb cuts may be allowed upon review
and approval by the Public Works
Department.
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 for driveways that
are not shared shall be:
(i) A minimum of five (5) feet from
adjoining properties and
(ii) Three (3) feet from adjacent
buildings.
d. Service Access – shall be from rear
parking areas. Service access should
avoid locating next to residential
areas whenever possible
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City of Cupertino - Heart of tHe City SpeCifiC plan
develoPment standards and desIgn guIdelInes
B. Parking
1. Location of Surface Lots – Parking arrange-
ments should be based on the successful
operation of the building(s); however,
parking to the side or rear of buildings is
desirable.
2. Garages – No visible parking garages
shall be permitted along Stevens Creek
Boulevard. Subsurface/deck parking is
allowed provided it is adequately screened
from Stevens Creek Boulevard or adjacent
residential developments.
C. 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 build-
ings. 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.
D. Landscaping and Screening
1. Boulevard Landscape Easement – All new
development shall establish an easement
twenty six (26) feet in width along the
Stevens Creek Boulevard frontage.
a. Easement Improvements –
The easement shall consist of
(i) a curbside planting strip ten 10)
feet in width,
(ii) a sidewalk six (6) feet in width,
and
(iii) a back-of-walk planting strip ten
(10) feet in width. Planting strip
areas shall contain low growing
ground cover and street trees in
accordance with the policies
of the Streetscape Element.
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develoPment standards and desIgn guIdelInes
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. Lighting from commercial
uses shall be screened from adjacent resi-
dential properties.
3. Side Street Trees – Shade trees at a spac-
ing of approximately twenty-five (25) feet
on center shall be planted within required
curbside planting strips.
4. Screen Fences and Walls – Where the
fence or wall is not adjacent to residential
property, streets and sidewalks, the fence
or wall shall be a minimum of six (6) feet
in height and a maximum of eight (8) feet
in height. Where a commercial and resi-
dential property share a common property
line, the sound wall separating the uses
shall have a minimum height of eight (8)
feet. The sound wall may be taller than
eight (8) feet subject to approval as part of
a development plan.
5. Plant Materials – See “Site Improve ments
and Landscaping” section.
E. Building Design
1. Variety in the Design of Building Facades
– shall be required so that block frontages
are varied and attractive.
2. Building forms shall be such that build-
ings adjacent to residentially developed
parcels shall be stepped back or terraced
or have adequate setback so that privacy is
maintained. Buildings requiring terracing
shall have a 1.5:1 setback to height ratio.
F. Signs – shall conform to City of
Cupertino sign ordinance. However, the
following provisions shall apply in the
Specific Plan Area to offset the reduction
in visibility associated with the parkway
frontage improvements:
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.
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City of Cupertino - Heart of tHe City SpeCifiC plan
develoPment standards and desIgn guIdelInes
Single-Family Residential
Development Standards
1.02.010
Description
Standards promote retention and development
viability of single-family residential sized lots
in the transition area between Stevens Creek
Boulevard fronting development and single-
family neighborhoods in the vicinity of Tantau,
Judy, Bret and Stern Avenues. Standards apply to
existing lots 10,000 square feet or less in area and
225 feet or more in distance from Stevens Creek
Boulevard.
Lots that meet the above-referenced cri-
teria shall comply with the regulations of
the Single-Family Residential (R1) Zones
Ordinance.
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develoPment standards and desIgn guIdelInes
Application Requirements
and Approval Authority
Refer to Zoning Ordinance Chapter 19.12,
Administration.
Exception Process for
Development Standards
In order to provide design flexibility in situa-
tions when small lot size, unusually shaped par-
cels, or unique surrounding land uses make it
difficult to adhere to the development standards
and where all efforts to meet the standards have
been exhausted, an applicant for development
may file an exception request to seek approval
to deviate from the standards. The possibility
of lot consolidation, if an exception is needed
for a substandard parcel, shall be evaluated. The
exception process shall not be used to increase
land use intensity or change permitted land uses.
A. An exception for development standards can
be approved if the final approval authority for
a project makes all of the following findings:
1. The proposed development is otherwise
consistent with the City’s General Plan
and with the goals of this specific plan
and meets one or more of the criteria
described above.
2. The proposed development will not be
injurious to property or improvements in
the area nor be detrimental to the public
health and safety.
3. The proposed development will not create a
hazardous condition for pedestrian vehicu-
lar traffic.
4. The proposed development has legal
access to public streets and public services
are available to serve the development.
5. The proposed development requires an excep-
tion, which involves the least modification of,
or deviation from, the development regula-
tions prescribed in this chapter necessary to
accomplish a reasonable use of the parcel.
B. Refer to Zoning Ordinance Chapter 19.12,
Administration, for approval authority of an
Exception Process.
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City of Cupertino - Heart of tHe City SpeCifiC plan
develoPment standards and desIgn guIdelInes
Design Guidelines
2.01.010
Description
The Design Guidelines promote buildings that
assume some of the communication functions
of signs.
A. Building Increment – Long facades should
be divided into shorter segments or modules
and should be separated by major changes 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. 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.
C. 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, etc.
D. 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.
E. Windows – are an important element of
facade composition and an indicator of over
all building quality:
1. Window Openings – should generally be
vertical or square in shape. Horizontally-
oriented openings generally make build-
ings appear squat and massive.
2. Window Inset – Glass should be inset a
minimum of 3” from the window frame
or from the exterior wall surface to add
relief to building surfaces; this is especially
important for stucco buildings.
F. Roofs – Roof overhangs are strongly recom -
mended. 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.
G. 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 land-
scaped 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 com-
mon green for larger developments. Space
should be rectilinear with no side less than
fifteen (15) feet. Space should be seventy
five percent (75%) enclosed by buildings,
low walls, low fences, or linear landscap-
ing (e.g., hedges or rows of trees) and not
be bordered by surface parking areas on
more than one side.
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City of Cupertino - Heart of tHe City SpeCifiC plan
develoPment standards and desIgn guIdelInes
B. Plant Materials And Landscape Treat
ments – 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 Materials in Other Locations
– should be selected and placed to
reflect both ornamental and functional
characteristics.
a. Deciduous trees – should be the
predominant large plant material
used. They should be located
adjacent to buildings and within
parking areas to provide shade in
summer and allow sun in winter.
Species should be selected to provide
fall color, and to minimize litter and
other maintenance problems.
b. Evergreen shrubs and trees – should be
used as a screening device along rear
property lines (not directly adjacent
to residences), around mechanical
appurtenances, and to obscure
grillwork and fencing associated with
subsurface parking garages.
2. Common Hardscape Space – Between
twenty per cent (20%) and thirty per cent
(30%) of common outdoor space should
be in the form of unit-paved or gravel
areas, common roof deck space, or any
combination of the two. Hardscape space
shall be connected directly to the required
landscaped space by stairs, walks, and/or
ramps if necessary.
H. Plant Materials – See “Site Improve ments
and Landscaping” section (Section 2.01.040)
for guidelines.
Site Improvements and
Landscaping Guidelines
2.01.040
Description
The following Design Guidelines for Site
Improvements and Landscaping apply to all
Heart of the City Specific Plan Areas unless oth-
erwise indicated.
A. 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 pat-
tern; ornamental insets, such as tile; pat-
tern stamped. All concrete walks should
be tinted to reduce glare.
23
City of Cupertino - Heart of tHe City SpeCifiC plan
develoPment standards and desIgn guIdelInes
c. Flowering shrubs and trees – should
be used where they can be most
appreciated, adjacent to walks and
recreational areas, or as a frame for
building entrances, stairs, and walks.
d. Native and water-wise plantings –
should be used with drip irrigation
systems for on-site landscape areas in
developments
3. Surface Parking Lots – utilize a significant
amount of site area and should be designed
as an integral feature of the overall site devel-
opment plan.
a. Parking Lots – Planting should
be consistent with the standards
outlined in the parking ordinance.
b. “Orchard Parking” – should be
employed in all surface lots. The
“orchard” tree placement provides
better shade on the passenger
compartment and more even shade
and vegetation throughout the
parking area. 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.
C. Fences – Chain link, barbed wire and razor
wire fencing are not allowed.
24
City of Cupertino - Heart of tHe City SpeCifiC plan
InFrastructure Plan
INFRASTRUCTURE PLAN
Background
State law requires that all specific plans include
text describing the distribution, location and
intensity of major components of infrastruc-
ture needed to support the proposed land use
and development in the specific planning area.
The level of private and public improvement
and development as contemplated in the Heart
of the City Specific Plan will not warrant any
major expansion of the City’s infrastructure.
The major components of this specific plan
involve:
• Streetscape improvements, primarily land-
scaping, which do not require purchase of
property or narrowing of existing streets.
• Allocation of development potential,
which was previously demonstrated in
the General Plan environmental impact
report to be within the capacities of exist-
ing services and infrastructure.
• Guidance of architectural design of future
development which will not require
expansion of infrastructure.
Transportation
The Heart of the City Specific Plan envisions
a multimodal transportation corridor for
Stevens Creek Boulevard. As such the plan
proposes the eventual completion of all side-
walk improvements along the boulevard such
that the sidewalk will be separated from the
street by a buffering easement of trees and
other landscaping. The amount of sidewalk
improvements that will need to be made are
as follows:
• Reconstruction of monolithic sidewalk:
7,250 ft.
• Construction of new sidewalk: 150 ft.
• The majority of sidewalk improvements
will take place incrementally as properties
redevelop.
Water, Sewer, Storm Drainage, Solid Waste
Disposal Facilities and Energy Facilities
No expansion of these facilities is contemplated
as a result of Heart of the City development
activity.
25
City of Cupertino - Heart of tHe City SpeCifiC plan
ImPlementatIon
IMPLEMENTATION
Regulatory Framework
The Heart of the City Specific Plan is both a
policy and regulatory document. The goals,
policies and strategies provide the rationale for
the development standards and land use map.
The Heart of the City Specific Plan is a regu-
latory document in that its land use map and
development standards will be incorporated
into the planned development zoning for the
property within its boundary. The Plan is also
a policy document by virtue of the guidance it
provides in allocating future development in
the planning area and in establishing commu-
nity expectations of the design and quality of
new development.
The Heart of the City Specific Plan was
prepared as a means to implement the City’s
1993 General Plan and the 2005 General Plan.
As such the specific plan executes the major
general plan goal of creating a Heart of the City
– a memorable, pedestrian-inclusive place for
Cupertino.
Once the Specific Plan is adopted, all future
rezoning, tentative subdivision maps and public
works projects must be consistent with the spe-
cific plan as required by state law.
In the event, that any regulation, condition,
program or portion of this Specific Plan is held
invalid or unconstitutional by a California or
Federal court of competent jurisdiction, such
portions shall be deemed separate, distinct and
independent provisions, and the invalidity of
such provisions shall not affect the validity of
the remaining provision thereof.
Streetscape Improvements
Background
Appendix A depicts the various best estimated
costs as of February 16, 2010, to install the pro-
posed Heart of the City Streetscape improve-
ments. The improvements will be phased over
time and geography as redevelopment of proper-
ties occurs. Private property owners will bear the
cost and construction of streetscape improve-
ments as their properties redevelop. It will take
a concerted public and private effort before all
the streetscape improvements and its ultimate
public benefit can be achieved.
Phase I: Median and Landmarks
Description of Activities
Replanting of median landscaping to include
pears, ash and oak trees.
Funding Sources:
• Street improvement funding from
private property owners.
Phase II: Landscape Easement Installation
Description of Activities
As private redevelopment occurs, the full land-
scape easement improvements will be installed
by private property owners. Depending on exist-
ing site conditions, this may include additional
land, new sidewalk, turf, additional trees and
hedge fencing.
Funding Source:
• Private property owners as redevelopment
of properties occurs.
26
City of Cupertino - Heart of tHe City SpeCifiC plan
ImPlementatIon
Phase III: Remainder of Improvements
Description of Activities
These improvements include: pedestrian lights,
benches, bus shelters and trash receptacles. As
private development occurs, pedestrian lights,
street furniture and improvements will be
installed by private property owners.
Funding Source:
• Private property owners as redevelopment
of properties occurs.
Civic Landmarks
Cali Mill Plaza
The Cali Mill Plaza is located at the south-
east corner of Stevens Creek Boulevard and
De Anza Boulevard, and was developed as a
Civic Landmark to honor the area as the
historical center, or “Crossroads” of Cupertino
where the Cali Brothers trucking company and
mill were located. The site was an orchard prior
to the 1940’s, and until the 1970’s was the site
of a milling and storage facility. Cali Mill Plaza
was designed as a park plaza with three themed
gardens including a California native plants gar-
den, a contemporary English border garden and
an Asian garden to represent the historical diver-
sity of Cupertino.
Landmark Sculpture Art Piece – The corner of
Stevens Creek Boulevard and De Anza Boulevard
at the Cali Mill Plaza is the location of the land-
mark sculpture “Perspectives” that was designed
by well-known artist Roger Berry. The sculpture
is constructed of stainless steel and is the focal
point of Cali Mill Plaza representing a joining
of the old and new at the “Crossroads,” the his-
torical economic hub of the area’s agricultural
economy.
27
City of Cupertino - Heart of tHe City SpeCifiC plan
aPPendIx a – estImated constructIon costs
APPENDIX A
Estimated Construction Costs
Recommended materials and preliminary con-
struction cost estimates as of February 16, 2010,
for Stevens Creek Boulevard streetscape improve-
ments are listed below. Quantities are approxi-
mate and are likely to vary Improvements are pro-
posed 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 item-
ized but would add about an extra $900 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: $450
delivered; $1,200 installed (inc. irrigation and
demo).
Quantity: 120/210
Cost: $144,000/$252,000
Crossroads Street Trees –
See Crossroads plan
Central Stevens Creek Boulevard Street Trees –
Pyrus calleryana “Chanticleer” @ 25’ a.c, 24”
box: $450 delivered; $1,200 installed (incl.
irrigation and demo).
Quantity: 548/960
Cost: $657,600/$1,152,000
East Stevens Creek Boulevard Street Trees –
Fraxinus latifolia @ 30’ a.c, 24” box: $450
delivered; $1,200 installed (incl. irrigation and
demo).
Quantity: 514/901
Cost: $616,800/$1,082,100
Street Lights – Holophane Memphis luminaire
on 20-foot tall Atlanta pole and arm with
banner arms installed at 45 feet on center
(Black) @ $7,000 each (including delivery and
installation).
Quantity: 260
Cost: $1,820,000 (excluding installation).
Benches – Maglin Furniture Systems Ltd., MLB
310 (Black) @ $1,495 each (not including
delivery). Bench ends are made from solid cast
aluminum with a seat made of flat bar straps.
Trash Receptacle – Maglin MRC 200-32 (Black)
thirty-two gallon trash container constructed
of heavy-duty steel flat bar with a plastic liner
and metal lid @ $1,195 each (not including
delivery).
Recycling Bin – Maglin MRC 200-20 (Black) @
$2,495 (not including delivery).
Tree Grate – Ironsmith Starburst tree great
M4818-1 (48” square)(Black) @ $1,630
(excluding installation).
Bicycle Racks – Looped multi-racks (Black)
consistent with the design @ $1,095 (not
including delivery).
Bollard – Holophane – Salem non-lighted
decorative cast aluminum bollard with ball top
BOL/S 32/9/BT BK (Black) @ $775 (including
delivery and installation).
Combined Newspaper Racks – Consistent with the
design.
28
City of Cupertino - Heart of tHe City SpeCifiC plan
aPPendIx B - general Plan PolIcIes, Heart oF tHe cIty Plan area
APPENDIX B
General Plan Policies related to the
Heart of the City Plan Area
The Community Vision 2040 policies LU-13.1
through LU-13.8 apply to the Heart of the City
Specific Plan Area.
29
City of Cupertino - Heart of tHe City SpeCifiC plan
aPPemdIx c - acknowledgements
APPENDIX C – 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, AICP, Director of Community
Development
Ciddy Wordell, AICP, City Planner
Colin Jung, AICP, Associate Planner/
Project Manager
Michele Bjurman, AICP, Planner II
Vera Gil, Planner II
Anu Natarajan, Planning Intern
Yvonne Kelley, Administrative Secretary
Pam Eggen, Administrative Clerk
Bert Viskovich, P.E., Director of Public Works
Glenn Grigg, P .E., Traffic Engineer
Steve Dowling, Director of Parks and
Recreation
Consultants / Contributors
Freedman Tung Bottomley,
Streetscape & Urban Design Consultants
Update 2010:
City Council
Kris Wang, Mayor
Gilbert Wong, Vice Mayor
Orrin Mahoney
Mark Santoro
Barry Chang
Dolly Sandoval (former)
Planning Commission
Lisa Giefer
Marty Miller
David Kaneda
Paul Brophy, Chair
Winnie Lee, Vice Chair
Jessica Rose (former)
Staff
David Knapp, City Manager
Aarti Shrivastava, Community
Development Director
Steve Piasecki, Community
Development Director (Retired)
Gary Chao, City Planner
Ciddy Wordell, City Planner (Retired)
Aki Honda Snelling, Senior Planner
Piu Ghosh, Associate Planner
Traci Caton, Administrative Assistant
Beth Ebben, Administrative Clerk
Ralph Qualls, P.E., Director of Public Works
Glenn Goepfert, P.E.,
Assistant Director of Public Works
Consultants
Bev Catli Manzano, Beverly Catli Design
Michael Fornalski,
Michael Fornalski Illustration
30
City of Cupertino - Heart of tHe City SpeCifiC plan
amendments By cIty councIl
Amendments by City Council
As of January 17, 2012
As of March 3,1997, amendments to the Heart of the City Specific Plan will result in a page revision
date in the lower inside corner of the changed page. Types of changes may include page-numbering,
minor typographical or cosmetic changes or policy and text changes. Substantive changes will be
noted in the table below, in addition to the page revision dates.
DATE ORDINANCE NUMBER DESCRIPTION
March 3, 1997 CC 1753 Text and Map: City Center Area changes
December, 1997 CC 1769 Text: Single-Family Residences
Allowed on Certain Properties
July 6, 1998 CC 1786 Text: Exception Process for Development Standards
June 19, 2000 00-192 & 00-193 Map: City Center Area changes
March 16, 2010 CC 10-2055 Text and Map: Land Use Map,
conformity to General Plan,
consolidate sections and changes,
update numbers
January 17, 2012 CC 11-2087 New land use maps; clarification of the
land use section
December 4, 2014 CC 14-213 New land use map, new zoning map, removed
net density calculation example and cross referenced
building slope lines to General Plan
31
City of Cupertino - Heart of tHe City SpeCifiC plan
City of Cupertino
10300 Torre Avenue • CuperTino, CA 95014-3202 • 408.777-3200 • www.CuperTino.org