CC 02-16-2021 Study Session Item No. 1 Mixed-Use High-Density Residential Comparative Study Session_Staff Presentation1
City Council
February 16, 2021
Mixed-Use / High-Density Residential
Comparative Study Session
Background
●FY 2019/20 City Council Work Program Item
●Objective: Compare mixed-use and
high-density residential standards in other
cities and compare with Cupertino’s
standards
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CC 02-16-2021 Study Session Item No. 1
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Study Methodology
Goal: Determine the best source(s) for
measurable standards
●Zoning Ordinances – No development
standards for mixed-use/HDR development
●General Plans – Density & FAR standards
●Specific Plans – Best for overall objective
standards
Plan Selection
City of San Jose Winchester Urban Village Plan
Stevens Creek Boulevard Urban Village Plan
City of Mountain
View
El Camino Real Precise Plan
San Antonio Precise Plan
City of Santa Clara El Camino Real Specific Plan (public draft)
●Existing property characteristics, e.g. size and depth
●Along major transit corridors
●Interfacing adjacent residential development
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Analysis
●Objective standards
●Categories:
1.Setbacks
2.Setbacks adjacent to residential
3.Ground level design
4.Maximum FAR & residential density
5.Open Space
6.Parking Requirements
Setbacks
●Context-dependent
●Emphasized standards for frontages
Front Setback Standard
Surveyed Cities
(Generally)
Heart of the City
Specific Plan (Cupertino)
Ranges from 0’ to 25’
- Ground floor use?
Comm’l vs. Res.
- Where setbacks are
measured from
-Adjacent use
35’ from face of curb
- 26’ landscape easement:
Planting area – 10’
Sidewalk – 6’
Landscape area – 10’
- 9’ setback from property line
Setbacks
Setbacks
adjacent to
residential
Height
Ground level
design
Maximum FAR
& residential
density
Open Space
Parking
Requirements
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Setbacks
(cont.)
Setbacks (cont.)
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Adjacent to Residential
●Daylight plane
●Greater setbacks
●Height limits and step backs for additional stories
Setbacks
Setbacks
adjacent to
residential
Height
Ground level
design
Maximum FAR
& residential
density
Open Space
Parking
Requirements
Adjacent Residential Setbacks & Daylight Plane
Surveyed Cities
(Generally)
Heart of the City
Specific Plan (Cupertino)
-1:1 daylight plane
- 15’ to 40’ setback
- Some limit heights ≤ height
in adjacent residential
(additional stories step
backs or daylight planes)
- 1.5:1 setback to height ratio &
- Rear setback: 20’-0” minimum
(30’-0” height limit in
designated areas),
- Side setback: Greater of ½
height of building or 10’-0”
Adjacent to
Residential
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Height
Height Limits
Surveyed Cities
(Typically)
General Plan
(Cupertino)
-Ranges from 2
stories/35’ to 150’.
-65’-85’ typ.
(Height among cities
is relative)
-60’ in N. Vallco Special Area (up to
75’ on Hampton’s property)
-45’ along Stevens Creek Blvd. and
De Anza Blvd. (30’ adjacent to
certain residential neighborhoods)
Setbacks
Setbacks
adjacent to
residential
Height
Ground level
design
Maximum FAR
& residential
density
Open Space
Parking
Requirements
●Highest in center of plan area and major intersections
●Related to existing or planned transit stops
●Correlated to FAR and residential density
Height
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Height
65’
55’
45’-55’
CONTINUE PRESENTATION OR
STOP FOR QUESTIONS?
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Ground Level Design
Ground Level Commercial
Surveyed Cities
(Average)
Heart of the City
Specific Plan (Cupertino)
Setbacks closer to curb line
14’ to 15’ ground-to-ceiling
40’ to 60’ depth
33% to 100% commercial along
major frontages
- 100% ground floor
commercial overlays
75% active commercial
frontage
50% active commercial
uses along rear of building
Setbacks
Setbacks
adjacent to
residential
Height
Ground
level design
Maximum
FAR &
residential
density
Open Space
Parking
Requirements
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Floor Area Ratio (FAR) & Residential Density
●Highly variable - Higher FAR & residential density
located along major intersections
●FAR typically applied to entire devpt., sometimes
only to comm’l portions of mixed-use project
Setbacks
Setbacks
adjacent to
residential
Height
Ground level
design
Maximum FAR
& residential
density
Open Space
Parking
Requirements
FAR & Residential Density Limits
Surveyed Cities City of Cupertino
Density: between 8 du/ac in
lower-intensity areas to 250
du/ac in highest-intensity areas
(typically 45-60 du/ac)
FAR: from 0.1 to 2.0 in lower
intensity areas to between 1.35
to 8.0 in higher intensity areas
Density:
- 25-35 du/ac along SCB
- 15-25 du/ac along De Anza
- Up to 15 du/ac in Monta Vista
FAR: No non-residential FAR
(regulated by development
allocation table in GP)
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Floor Area Ratio (FAR) & Residential Density
Regional Commercial
Mixed Use (Activity Center)
Residential Density: 55-100 du/ac
Commercial FAR: 0.2 min.
Corridor Mixed Use
Residential Density: 45-65 du/ac
Corridor Residential
Residential Density: 16-45 du/ac
Open Space
●Open space required based on total parcel area
and/or minimum SF per unit
●Park land dedication (Quimby Act) – dedication/
fee or combination
Setbacks
Setbacks
adjacent to
residential
Height
Ground level
design
Maximum FAR
& residential
density
Open Space
Parking
Requirements
Open Space
Surveyed Cities
(Typical)
Heart of the City
Specific Plan (Cupertino)
- Park Land Dedication (Quimby Act)
- Common, usable outdoor space:
80-175 SF/unit
- Private outdoor space:
- 60-100 SF/unit
- Minimum percentage open area/
landscaping
- Park Land Dedication
(Quimby Act)
- Common, usable outdoor
space: 150 SF/unit, plus;
- Private outdoor space: 60
SF/unit
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Open Space Types: Publicly-Accessible
Courtyards and Plazas
Parks (Privately or publicly-owned)
Open Space Types: Common Usable Open Space
Interior Courtyards
Rooftop Decks
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Open Space Types: Private Open Space
Balconies Porches
Parking
●Plans default to City Parking Ordinance
●Based on proposed uses within mixed-use
project
●Parking reduction measures:
●Transportation Demand Management
(TDM) plan
●Measures in specific plan or zoning
ordinance
Setbacks
Setbacks
adjacent to
residential
Height
Ground level
design
Maximum FAR
& residential
density
Open Space
Parking
Requirements
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Parking ComparisonParking Comparison
Parking Requirement
Surveyed Cities
(Average)
City of Cupertino
Residential:
Studio/1-bed - 1/unit,
2-bed: 2/unit
Retail: 1/180 to 250 SF
Office: 250 to 300 SF
Restaurant: 1/2.5 to 3 seats
TDM plan for reduced parking
Residential: Multi-family - 2/unit (1
open, 1 enclosed)
Retail: 1/250 SF
Office: 1/285 SF
Restaurant: 1/4 seats + 1/employee
TDM plan, parking study, or shared
parking in Muni code
Planning Commission – 1.26.21
●Commission comments:
●Why more progressive specific plans were not
part of study. Conversely, why smaller cities
were not part of study.
●Survey results do not necessarily suggest Cupertino
standards are comparable.
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Summary
●Cupertino’s standards are comparable to
surveyed cities
●Cupertino may consider ground floor
commercial space standards
●Comments/Questions?
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