Ordinance No. 09-2039 R1 ZonesORDINANCE 1v0.09-2039
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
AMENDING CHAPTER 19.28: SINGLE-FAMILY RESIDENTIAL (RL) ZONES OF
THE CUPERTINO MUNICIPAL CODE REGARDING THE ALLOWED RATIO OF
SECOND FLOOR BUILDING AREA COMPARED TO THE FIRST FLOOR BUILDING
AREA, SECOND STORY EXPOSED WALL RULE, SECOND STORY SETBACK
SURCHARGE, CLARIFICATION REGAF:DING GARDENING ACTIVITY AND
MINOR LANGUAGE CLEAN UP TO IMPROVE READABILITY OF THE
DOCUMENT
THE CITY COUNCIL OF THE CITY OF CUPERTINO DOES HEREBY ORDAIN that the
following sections of the Cupertino Municipal Code shall be amended to read as follows:
CHAPTER 19.28: SINGLE-FAMILY RESIDENTIAL (Rl) ZONES
Section
19.28.010 Purposes.
19.28.020 Applicability of regulations.
19.28.030 Permitted uses.
19.28.040 Conditional uses.
19.28.050 Development regulations (site).
19.28.060 Development regulations (buildin;;).
19.28.070 Landscape requirements.
19.28.080 Permitted yard encroachments.
19.28.090 Minor residential permit.
19.28.100 Two-story residential permit.
19.28.110 Exceptions.
19.28.120 Development regulations-Eichler (R1-e).
19.28.130 Development regulations-{R1-a).
19.28.140 Interpretation by the Planning Director.
Ordinance No. 09-2039
19.28.010 Purposes.
R-1 single-family residence districts are intended to create, preserve and enhance areas
suitable for detached dwellings in order to:
A. Enhance the identity of residential neighborhoods;
B. .Ensure provision of light, air and a reason~ible level of privacy to individual residential
parcels;
C. Ensure a reasonable level of compatibility in scale of structures within residential
neighborhoods;
D. Reinforce the predominantly low-intensity setting in the community; (Ord. 1954, (part),
2005; Ord. 1868, (part), 2001; Ord. 1860, § 1 (part;l, 2000; Ord. 1834, (part), 1999; Ord. 1601,
Exh. A (part), 1992)
19.28.020 Applicability of Regulations.
No building, structure or land shall be used, and no building or structure shall be hereafter
erected, structurally altered or enlarged in an R-1 single-family residence district other than in
conformance with the provisions of this chapter and other applicable provisions of this
title. (Ord. 1954, (part), 2005; Ord. 1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Ord. 1601,
Exh. A (part), 1992)
19.28.030 Permitted Uses.
The following uses are permitted in the R-1 single-family residence district:
A. Single-family use;
B. A second dwelling unit conforming to the provisions, standards and procedures
described in Chapter 19.82, except for those second dwelling units requiring a conditional use
permit;
C. Accessory facilities and uses customarily incidental to permitted uses and otherwise
conforming with the provisions of Chapter 19.80 of this title;
D. Home occupations in accordance with the provisions of Chapter 19.92;
E. Horticulture, gardening, and growing of food products.
F. Residential care facility that is licensed by the appropriate State, County agency or
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Ordinance No. 09-2039
department with six or less residents, not including the provider, provider family or staff;
G. Small-family day care home;
H. The keeping of a maximum of four adult r~ousehold pets, provided that no more than
two adult dogs or cats may be kept on the site;
I. Utility facilities essential to provision of utility services to the neighborhood but
excluding business offices, construction or storage yards, maintenance facilities, or corporation
yards;
J. Large-family day care homes, which meet 'the parking criteria contained in Chapter
19.100 and which are at least three hundred feet from any other large-family day care home. The
Director of Community Development or his/her designee shall administratively approve large
day care homes to ensure compliance with the park:ing and proximity requirements;
K. Congregate residence with ten or less residents. (Ord. 1954, (part), 2005; Ord. 1860, §
(part), 2000; Ord. 1834, (part), 1999; Ord. 1688, § 3 (part), 1995; Ord. 1657, (part), 1994; Ord.
1601, Exh. A (part), 1992)
19.28.040 Conditional Uses.
The following uses may be conditionally allowed in the R-1 single-family residence district,
subject to the issuance of a conditional use permit:
A. Issued by the Director of Community Development:
1. Temporary uses, subject to regulations est~~blished by Chapter 19.124;
2. Large-family day care home, which otherv~~ise does not meet the criteria for a permitted
use. The conditional use permit shall be processed as provided by Section 15.97.46(3) of the
State of California Health and Safety Code;
3. Buildings or structures which incorporate solar design features that require variations
from setbacks upon a determination by the Director that such design feature or features will not
result in privacy impacts, shadowing, intrusive noi;;e or other adverse impacts to the surrounding
area;
4. Second dwelling units which require a conditional use permit pursuant to Chapter 19.84;
5. Home occupations requiring aconditional -use permit pursuant to Chapter 19.92 of this
title.
B. Issued by the Planning Commission:
Two-story structures in an area designated for aone-story limitation pursuant to Section
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Ordinance No. 09-2039
19.28.060 G(6) of this chapter, provided that the Planning Commission determines that the
structure or structures will not result in privacy impacts, shadowing, or intrusive noise, odor, or
other adverse impacts to the surrounding area;
2. Group care activities with greater than six ;persons;
3. Residential care facilities that fall into the :Following categories:
a. Facility that is not required to obtain a lice~ise by the State, County agency or department
and has six or less residents, not including the providers, provider family or staff;
b. Facility that has the appropriate State, County agency or department license and seven or
greater residents, not including the provider family or staff, is a minimum distance of five
hundred feet from the property boundary of another residential care facility;
c. Facility that is not required to obtain a lice~ise by the State, County agency or department
and has seven or greater residents, not including the provider family or staff, is a minimum
distance of five hundred feet from the property boLmdary of another residential care facility;
4. Congregate residence with eleven or more residents, which is a minimum distance of
one thousand feet from the boundary of another congregate residence and has a minimum of
seventy-five square feet of usable rear yard area per occupant. (Ord. 1954, (part), 2005; Ord.
1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Orci. 1784, (part), 1998; Ord. 1688, § 3 (part),
1995; Ord. 1657, (part), 1994; Ord. 1618, (part), 1993; Ord. 1601, Exh. A (part), 1992)
19.28.050 Development Regulations (Site).
A. Lot Area Zoning Designations.
1. Lot area shall correspond to the number (rriultiplied by one thousand square feet)
following the R-1 zoning symbol. Examples are a~; follows:
Zoning Symbol Number Minimum Lot Area in
Square Feet
R1 5 5,000
R1 6 6,000
R1 7.5 7,500
R1 10 10,000
R1 20 20,000
2. Lots, which contain less area than required by subsection A(1) of this section, but not
less than five thousand square feet, may nevertheless be used as building sites, provided that all
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Ordinance No. 09-2039
other applicable requirements of this title are fulfil led.
B. Lot Width. The minimum lot width is sixty feet measured at the front-yard setback line,
except in the R1-5 district where the minimum lot width is fifty feet.
C. Development on Properties with Hillside (characteristics.
1. Buildings proposed on properties generall}~ located south of Linda Vista Drive, south and
west of Santa Teresa and Terrace Drive, west of Tf;rra Bella Drive and north of Lindy Lane (see
map below) zoned R1-20 that have an average slol-e equal to or greater than fifteen percent are
developed in accordance with the following site development standards:
a. Site Grading.
i. All site grading is limited to a cumulative t~~tal of two thousand five hundred cubic yards,
cut plus fill. The two thousand five hundred cubic yards includes grading for building pad, yard
areas, driveway and all other areas requiring grading, but does not include basements. The
graded area is limited to the building pad area to the greatest extent possible. Grading quantities
for multiple driveways are divided equally among the participating lots, e.g., two lots sharing a
driveway will divide the driveway grading quantit}~ in half. The divided share will be charged
against the grading quantity allowed for that lot development. A maximum of two thousand
square feet of flat yard area, excluding driveways, :may be graded.
ii. All cut and fill areas are rounded to follow the natural contours and planted with
landscaping which meets the requirements in Secti~~n 19.40.OSOG.
iii. A licensed landscape architect shall revie`v grading plans and, in consultation with the
applicant and the City Engineer, submit a plan to prevent soil erosion and to screen out and fill
slopes.
Ordinance No. 09-2039
iv. If the flat yard area (excluding driveways) exceeds 2,000 square feet or the cut plus fill
of the site exceeds 2,500 cubic yards, the applicant is required to obtain a Site and Architectural
approval from the Planning Commission.
b. Floor Area.
i. The maximum floor area ratio is forty-five percent of the net lot area for development
proposed on the existing flat pad portion, defined as pad areas equal to or less than 10% slope, of
any lot.
Formula: A = 0.45 B: where A =maximum ~illowable house size and B =net lot area.
ii. Buildings or additions located off of the flit pad exceeding slopes of 10% and producing
floor area exceeding 4,500 square feet of total hou:>e size, require approval from the Planning
Commission in accordance with Chapter 19.134 of'the Cupertino Municipal Code.
iii. Additions within an existing building envelope are permitted provided that the total
FAR of the existing building and addition does not exceed 45%.
c. Second Floor Area and Balcony. The second floor and balcony review process shall be
consistent with the requirements from the Residential Hillside Zoning District (Chapter
19.40). The amount of second floor area is not limited provided the total floor area does not
exceed the allowed floor area ratio.
d. Retaining Wall Screening. Retaining wall;~ in excess of five feet shall be screened with
landscape materials or faced with decorative materials such as split-faced block, river rock or
similar materials subject to the approval of the Director of Community Development.
e. Fencing.
i. Solid board fencing is limited to a five thousand square foot site area (excluding the
principal building).
ii. Open fencing (composed of materials which result in a minimum of seventy-five percent
visual transparency) shall be unrestricted except th;~t such fencing over three feet in height may
not be constructed within the front yard setback.
(Ord. 1634, (part), 1993)
f. Tree Protection. Up to two protected trees ~Nith a diameter less than 18 inches may be
removed to accommodate a building pad subject to approval of the Director of Community
Development. Removal of protected trees exceeding 18 inches or removal of more than two
protected trees requires approval of a tree removal permit by the Planning Commission in
accordance with the Tree Ordinance.
2. No structure or improvements shall occur on slopes of thirty percent or greater unless an
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Ordinance No. 09-2039
exception is granted in accordance with Section 19.40.140, unless no more than five hundred
square feet of development, including grading and structures, occurs on an area with a slope of
thirty percent or greater.
D. An application for building permits filed and accepted by the Community Development
Department (fees paid and permit number issued) on or before October 2, 2007 may proceed
with application processing under ordinances in eff=ect at that time.
(Ord. 2011, 2007; Ord. 2000, 2007; Ord. 1954, (part), 2005; Ord. 1886, (part), 2001; Ord. 1868,
(part), 2001; Ord. 1860, § 1 (part), 2000; Ord. 1831, (part), 1999; Ord. 1635, § 1 (part), 1993;
Ord. 1601, Exh. A (part), 1992)
19.28.060 Development Regulations (Buiilding).
A. Lot Coverage. The maximum lot coverage is forty-five percent of the net lot area. An
additional five percent of lot coverage is allowed for roof overhangs, patios, porches and other
similar features not substantially enclosed by exterior walls.
B. Floor Area Ratio. The objective of the floor area ratio (FAR) is to set an outside
(maximum) limit for square footage. The FAR shall be used in conjunction with the residential
development standards and guidelines in this ordinance in determining whether the mass and
scale of the project is compatible with the surrounding neighborhood.
1. The maximum floor area ratio of all structures on a lot is forty-five percent.
2. The maximum floor area of a second story i.s forty-five percent of the existing or
proposed first story floor area, or seven hundred fifty square feet, whichever is greater.
a. The Director of Community Development may grant approval to a second floor to
first floor ratio greater than 45% provided that the following design principles are
met:
i. An identifiable architectural style shall be provided;
ii. Design features, proportions and details shall be consistent with the
architectural style selected;
iii. Visual relief deemed to be appropriate by the Director of Community
Development shall be providied;
iv. Materials shall be of high quality;
v. Ensure appropriate building mass and scale;
vi. Design with architectural integrity on all sides of the structure; and
vii. The design shall reflect symmetry, proportion and balance.
The "City of Cupertino Two Story Design Principles" are attached hereto as an
Appendix and incorporated herein by this reference.
3. Interior areas with heights above sixteen feat, measured from the floor to the top of the
roof-rafters, have the mass and bulk of a tw~~-story house and are counted as floor area.
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Ordinance No. 09-2039
a. If the house is a two-story house, this area will count as second story floor area;
otherwise, the area will count as first flo~~r area.
C. Design Guidelines.
1. Any new two-story house, or second-story addition to an existing house, shall be
generally consistent with the adopted single-family residential guidelines. The Director of
Community Development shall review the project ;end shall determine that the following items
are met prior to design approval:
a. The mass and bulk of the design is reasonably compatible with the predominant
neighborhood pattern. New construction shall not t>e disproportionately larger than, or out of
scale with, the neighborhood pattern in terms of building forms, roof pitches, eave heights, ridge
heights, and entry feature heights;
b. The design shall use vaulted ceilings rather than high exterior walls to achieve higher
volume interior spaces;
There shall not be a three-car wide drivew~ry curb cut.
d. No more than fifty percent of the front ele~/ation of a house should consist of garage area.
e. Long, unarticulated, exposed second story walls should be avoided since it can increase
the apparent mass of the second story.
f. The current pattern of side setback and gar~~ge orientation in the neighborhood should be
maintained.
g. When possible, doors, windows and archit~:ctural elements should be aligned with one
another vertically and horizontally and symmetrical in number, size and placement.
h. Porches are encouraged.
Living area should be closer to the street, while garages should be set back more.
All second story roofs should have at least ~~ one-foot overhang.
D. Setback-First Story.
1. Front Yard. The minimum front yard setb~ick is twenty feet; provided, that for a curved
driveway the setback is a minimum of fifteen feet pis long as there are no more than two such
fifteen-foot setbacks occurring side by side.
2. Side Yard. The combination of the two side yard setbacks shall be fifteen feet, except
that no side yard setback may be less than five feet.
a. For a corner lot, the minimum side-yard setback on the street side of the lot is twelve feet.
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Ordinance No. 09-2039
The other side yard setback shall be no less than five feet.
b. For interior lots in the R1-5 district, the side yard setbacks are five feet on both sides.
c. For lots that have more than two side yards, the setback shall be consistent for all side
yards between the front property line and the rear f~roperty line.
3. Rear Yard. The minimum rear yard setback is twenty feet.
a. With a Minor Residential Permit, subject to Section 19.28.090, the rear setback may be
reduced to ten feet if, after the reduction, the usabl<; rear yard is not less than twenty times the lot
width as measured from the front setback line.
4. Garage. The front face of a garage in an R]. district shall be set back a minimum of
twenty feet from a street property line.
a. For projects with three-car garages oriented to the public right-of--way, the wall plane of
the third space shall be set back a minimum of two feet from the wall plane of the other two
spaces.
E. Setback-Second Story.
1. Front and Rear Yards. The minimum front and rear setbacks are twenty-five feet.
2. Side Yard. The combination of the side setbacks shall be twenty five feet, except that no
second-story side setback may be less than. ten feet.
a. In the case of a flag lot, the minimum :setback is twenty feet from any property line.
b. In the case of a corner lot, a minimum of twelve feet from a street side property line
and twenty feet from any rear property line of asingle-family dwelling.
3. Surcharge. A setback distance equal to tern feet shall be added in whole or in any
combination to the front and side-yard setback requirements specified in this section.
a. This regulation does not apply for homes with second floor to first floor ratio greater
than 45%.
F. Basements.
1. The number, size and volume of lightwells and basement windows and doors shall be the
minimum required by the Uniform Building Code :for egress, light and ventilation, except that in
the case of a single-story house with a basement, one lightwell may be up to ten feet wide and up
to ten feet long.
2. No part of a lightwell retaining wall may be located within a required setback
area, except as follows:
a. The minimum side setback for a lightwell retaining wall is five feet;
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Ordinance No. 09-2039
b. The minimum rear setback for a lightwell retaining wall is ten feet.
3. Lightwells that are visible from a public street shall be screened by landscaping.
4. Railings for lightwells shall be no higher than three feet in height and shall be located
immediately adjacent to the lightwe11.2005 S-4
5. The perimeter of the basement and all lightwell retaining walls shall be treated and/or
reinforced with the most effective root barrier mea;~ures, as determined by the Director of
Community Development.
G. Height.
1. Maximum Building Height. The height of any principal dwelling in an R1 zone shall not
exceed twenty-eight feet, not including fireplace chimneys, antennae or other appurtenances.
2. Building Envelope (One Story).
a. The maximum exterior wall height and building height on single-story structures and
single-story sections of two-story structures must fait into a building envelope defined by:
A ten-foot high vertical line from natural grade measured at the property line;
2. Atwenty-five-degree roof line angle proje~;ted inward at the ten-foot high line
referenced in subsection G(2)(a)(1) of this section.
b. Notwithstanding the building envelope in ~cubsection G(2)(a) of this section, a gable end
of a roof enclosing an attic space may have a maximum wall height of seventeen feet to the peak
of the roof as measured from natural grade, or up to twenty feet with a Minor Residential Permit.
3. Second Story Wall Heights. Fifty percent c-f the total perimeter length of second story
walls shall not have exposed wall heights greater than six feet, and shall have a minimum two-
foot high overlap of the adjoining first story roof against the second story wall. The overlap shall
be structural and shall be offset a minimum of four feet from the first story exterior wall plane.
a. The Director of Community Development :may approve an exception to this regulation
based on the findings in Section 19.28.110 D.
b. This regulation does not apply for homes v~~ith second floor to first floor ratio greater
than 45%.
4. Entry Feature Height. The maximum entr}~ feature height is fourteen feet measured from
natural grade to the plate.
5. Areas Restricted to One Story. The City Council may prescribe that all buildings within
a designated area be limited to one story in height (not exceeding eighteen feet) by affixing an i
designation to the R1 zoning district.
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Ordinance No. 09-2039
H. Second Story Decks. All new or expanded second story decks with views into
neighboring residential side or rear yards shall file for a Minor Residential Permit, subject to
Section 19.28.090, in order to protect the privacy of adjoining properties. The goal of the permit
requirement is not to require complete visual prote~:tion but to address privacy protection to the
greatest extent while still allowing the construction and use of an outdoor deck. This section
applies to second-story decks, patios, balconies, or any other similar unenclosed features.
1. A second-story deck or patio may encroach three feet into the front setback for the
principal dwelling.
2. The minimum side-yard setback is fifteen i:eet.
The minimum rear-yard setback is twenty :Feet.
I. Solar Design. The setback and height restrictions provided in this chapter may be varied
for a structure utilized for passive or active solar purposes, provided that no such structure shall
infringe upon solar easements or adjoining propert;~ owners. Any solar structure that requires
variation from the setback or height restrictions of this chapter may be allowed only upon
issuance of a Minor Residential Permit subject to Section 19.28.090.
(Ord. 1954, (part), 2005; Ord. 1868, (part), 2001; Ord. 1863, (part), 2000; Ord. 1860, § 1 (part),
2000; Ord. 1834, (part), 1999: Ord. 1808 (part), 1999; Ord. 1799 § 1, 1998; Ord. 1784, (part),
1998; Ord. 1637, (part), 1993; Ord. 1635, (part), 1993; Ord. 1630, (part), 1993; Ord. 1601, Exh.
A (part), 1992)
19.28.070 Landscape Requirements.
To mitigate privacy impacts and the visual mas:~ and bulk of new two-story homes and
additions, tree and/or shrub planting is required. Tlie intent of this section is to provide
substantial screening within three years of the planting.
A. Applicability. This requirement shall appl;,~ to new two-story homes, second-story decks,
two-story additions, or modifications to the existin;; second-story decks or existing windows on
existing two-story homes that increase privacy impacts on neighboring residents. Skylights,
windows with sills more than five feet above the finished second floor, windows with permanent,
exterior louvers up to six feet above the finished second floor, and obscured, non- openable
windows are not required to provide privacy protection planning.
B. Privacy Planting Plan. Proposals for a nev~~ two-story house or a second story addition
shall be accompanied by a privacy planting plan wlhich identifies the location, species and
canopy diameter of existing and proposed trees or :shrubs.
1. New trees or shrubs are required on the applicant's property to screen views from
second-story windows. The area where planting is .required is bounded by athirty-degree angle
on each side window jamb. The trees or shrubs shall be planted prior to issuance of a final
occupancy permit.
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Ordinance No. 09-2039
a. New tree or shrubs are not required to reprice existing trees or shrubs if an
Internationally Certified Arborist or Licenses Landscape Architect verifies that the existing
trees/shrubs have the characteristics of privacy planting species, subject to approval by the
Director or Community Development.
b. Affected property owner(s) may choose to allow privacy planting on their own property.
In such cases, the applicant must plant the privacy screening prior to issuance of a building
permit.
2. Waiver. These privacy mitigation measure~~ may be modified in any way with a signed
waiver statement from the affected property owner. Modifications can include changes to the
number of shrubs or trees, their species or location,.
C. Front-Yard Tree Planting. Applicants for crew two-story homes and two-story additions
must plant a tree in front of new second stories in the front yard setback area. The tree shall be
24 inch-box or larger, with a minimum height of six feet. The Director of Community
Development can waive this front-yard tree if there is a conflict with existing mature tree
canopies on-site or in the public right-of--way.
D. Species List. The Planning Division shall :maintain a list of allowed privacy planting
trees and shrubs. The list includes allowed plant species, minimum size of trees and shrubs,
expected canopy or spread size, and planting distance between trees.
E. Covenant. The property owner shall record a covenant with the Santa Clara County
Recorders Office that requires the retention of all privacy planting, or use of existing vegetation
as privacy planting, prior to receiving a final building inspection from the Building Division.
This regulation does not apply to situations described in subsection B(1)(b) of this section.
F. Maintenance. The required plants shall be maintained. Landscape planting maintenance
includes irrigation, fertilization and pruning as necessary to yield a growth rate expected for a
particular species.
G. Replacement. Where required planting is removed or dies it must be replaced within
thirty days with privacy tree(s) of similar size as the tree(s) being replaced, unless it is
determined to be infeasible by the Director of Community Development. (Ord. 1954, (part),
2005)
19.28.080 Permitted Yard Encroachments.
A. Where a building legally constructed according to existing yard and setback regulations
at the time of construction, encroaches upon present required yards and setbacks, one
encroaching side yard setback may be extended alc-ng its existing building lines if the addition
receives a Minor Residential Permit and conforms to the following:
1. The extension or addition may not further encroach into any required setback and the
height of the existing non-conforming wall and the extended wall may not be increased.
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Ordinance No. 09-2039
2. The maximum length of the extension is fifteen feet.
3. The extension of any wall plane of a first-story addition is not permitted to be within
three feet of any property line.
4. Only one such extension is permitted for the life of such building.
5. This section applies to the first story only ~md shall not be construed to allow the further
extension of an encroachment by any building, whiich is the result of the granting of a variance or
exception, either before or after such property became part of the City.
B. Architectural features (not including patio covers) may extend into a required yard a
distance not exceeding three feet, provided that no architectural feature or combination thereof,
whether a portion of a principal or auxiliary structl~re, may extend closer than three feet to any
property line. (Ord. 1954, (part), 2005; Ord. 1886, (part), 2001; Ord. 1868, (part), 2001; Ord.
1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Orcl. 1808, (part), 1999; Ord. 1618, (part), 1993;
Ord. 1601, Exh. A (part), 1992)
19.28.090 Minor Residential Permits.
Projects that require a Minor Residential Permit. shall be reviewed in accordance with this
section. The purpose of this process is to provide affected neighbors with an opportunity to
comment on new development that could have significant impacts on their property or the
neighborhood as a whole.
A. Notice of Application. Upon receipt of a complete application, a notice shall be sent by
first class mail to all owners of record of real property (as shown in the last tax assessment toll)
that are adjacent to the subject property, including -properties across a public or private street.
The notice shall invite public comment by a determined action date and shall include a copy of
the development plans, eleven inches by seventeen inches in size.
B. Decision. After the advertised deadline for public comments, the Director of Community
Development shall approve, conditionally approve., or deny the application. The permit can be
approved only upon making all of the following findings:
1. The project is consistent with the Cupertin~~ General Plan, any applicable specific plans,
zoning ordinances and the purposes of this title.
2. The granting of the permit will not result iii a condition that is detrimental or injurious to
property or improvements in the vicinity, and will ~ZOt be detrimental to the public health, safety
or welfare.
3. The proposed project is harmonious in scale and design with the general neighborhood.
4. Adverse visual impacts on adjoining properties have been reasonably mitigated.
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Ordinance No. 09-2039
C. Notice of Action. The City Council, Planning Commission, applicant and any member
of the public that commented on the project shall be notified of the action by first class mail or
electronic mail. Any interested party may appeal tree action pursuant to Chapter 19.136, except
that the Planning Commission will make the final <<ction on the appeal.
D. Expiration of a Minor Residential Permit. Unless a building permit is filed and accepted
by the City (fees paid and control number issued) within one year of the Minor Residential
Permit approval, said approval shall become null and void unless a longer time period was
specifically prescribed by the conditions of approval. In the event that the building permit
expires for any reason, the Minor Residential Permit shall become null and void. The Director of
Community Development may grant aone-year extension without a public notice if an
application for a Minor Modification to the Minor Residential Permit is filed before the
expiration date and substantive justification for the extension is provided.
E. Concurrent Applications. At the discretion of the Director of Community Development a
Minor Residential Permit can be processed concun~ently with other discretionary
applications.(Ord. 1954, (part), 2005)
19.28.100 Two-Story Residential Permit.
Two-story additions or two-story new homes require aTwo-Story Residential Permit in
accordance with this section. Two-story projects with a floor area ratio under 35% shall require a
Level ITwo-Story Residential Permit, while atwo-story project with a floor area ratio over 35%
shall require a Level II Two-Story Residential Permit.
A. Notice of Application (Level I). Upon recE;ipt of a complete application, a notice shall
be sent by first class mail to all owners of record o,F real property (as shown in the last tax
assessment toll) that are adjacent to the subject property, including properties across a public or
private street. The notice shall invite public commf;nt by a determined action date and shall
include a copy of the development plans, eleven inches by seventeen inches in size.
1. Posted Notice. The applicant shall install a public notice in the front yard of the subject
site that is clearly visible from the public street. The notice shall be a weatherproof sign, at least
two feet tall and three feet wide firmly attached to a five-foot tall post. The notice shall remain in
place until an action has been taken on the application and the appeal period has passed. The sign
shall contain the following:
a. The exact address of the property, if know~i, or the location of the property, if the address
is not known.
b. A brief description of the proposed project, the content of which shall be at the sole
discretion of the City;
c. City contact information for public inquiries;
d. A deadline for the submission of public comments, which shall be at least fourteen days
14
Ordinance No. 09-2039
after the date the notice is posted;
e. A black and white orthographic rendering ~~f the front of the house, at least eleven inches
by seventeen inches in size. The City shall approve: the illustration or rendering prior to posting.
B. Notice of Application (Level II). Upon receipt of a complete application, a notice shall
be sent by first class mail to all owners of record o~F real property (as shown in the last tax
assessment toll) that are within three hundred feet cif the subject property. The notice shall invite
public comment by a determined action date and shall include a copy of the development plans,
eleven inches by seventeen inches in size.
1. Posted Notice. The applicant shall install a public notice consistent with subsection A(1)
of this section, except that a colored perspective rendering shall be required instead of a black
and white orthographic rendering.
C. Story Poles. Story poles are required for a~iy Two-Story Residential Permit.
D. Decision. After the advertised deadline for public comments, the Director of
Community Development shall approve, conditionally approve, or deny the application. The
permit can be approved only upon making all of the following findings:
1. The project is consistent with the Cupertin~~ General Plan, any applicable specific plans,
zoning ordinance and the purposes of this title.
2. The granting of the permit will not result iii a condition that is detrimental or injurious to
property or improvements in the vicinity, and will plot be detrimental to the public health, safety
or welfare.
3. The proposed project is harmonious in scale and design with the general neighborhood.
4. Adverse visual impacts on adjoining properties have been reasonably mitigated.
E. Notice of Action. The City Council, Planning Commission, applicant and any member
of the public that commented on the project shall be notified of the action by first class mail or
electronic mail. Any interested party may appeal th.e action pursuant to Chapter 19.136, except
that the Planning Commission will make the final Diction on the appeal.
F. Expiration of a Two-Story Permit. Unless ;~ building permit is filed and accepted by the
City (fees paid and control number issued) within one year of the Two-Story Permit approval,
said approval shall become null and void unless a longer time period was specifically prescribed
by the conditions of approval. In the event that the building permit expires for any reason, the
Two-Story Permit shall become null and void. The Director of Community Development may
grant aone-year extension, without a public notice., if an application for a Minor Modification to
the Two-Story Permit is filed before the expiration date and substantive justification for the
extension is provided.
15
Ordinance No. 09-2039
G. Concurrent Applications. At the discretion of the Director of Community Development,
a Two-Story Permit can be processed concurrently with other discretionary applications. (Ord.
1954, (part), 2005)
19.28.110 Exceptions.
Where results inconsistent with the purpose and. intent of this chapter result from the strict
application of the provisions hereof, exceptions to section 19.28.060, 19.28.070 and 19.28.120
may be granted as provided in this section.
A. Notice of Application. Upon receipt of a complete application, the Community
Development Department shall set a time and place: for a public hearing before the Design
Review Committee and send a notice by first class mail to all owners of record of real property
(as shown in the last tax assessment toll) that are within three hundred feet of the subject
property. Properties that are adjacent to the subject site, including those across a public or private
street, shall receive a reduced scale copy of the plan set with the public notice.
B. Decision. After closing the public hearing, the decision-maker shall approve,
conditionally approve, or deny the application based on the findings in this section. Any
interested party can appeal the decision pursuant to Chapter 19.136.
C. Expiration of an Exception. Unless a building permit is filed and accepted by the City
(fees paid and control number issued) within one year of the Exception approval, said approval
shall become null and void unless a longer time period was specifically prescribed by the
conditions of approval. In the event that the building permit expires for any reason, the
Exception shall become null and void. The Director of Community Development may grant a
one-year extension, without a public notice, if an application for a Minor Modification to the
Exception is filed before the expiration date and substantive justification for the extension is
provided.
D. Findings for Approval.
1. Issued by the Director of Community Devf;lopment. The Director of Community
Development may grant exceptions from the prescriptive design regulation described in Section
19.28.060 G(4) upon making all of the following findings:
a. The project fulfills the intent of the visible second-story wall height regulation in that the
number of two-story wall planes and the amount oi'visible second story wall area is reduced to
the maximum extent possible.
b. The exception to be granted is one that will require the least modification of the
prescribed design regulation and the minimum variance that will accomplish the purpose.
c. The proposed exception will not result in siignificant visual impact as viewed from
abutting properties.
16
Ordinance No. 09-2039
2. Issued by the Design Review Committee. The Design Review Committee may grant
exceptions from the prescriptive design regulations described in Section 19.28.060, except
19.28.060 G(4) and Section 19.28.130 upon making all of the following findings:
a. The literal enforcement of this chapter wil l result in restrictions inconsistent with the
spirit and intent of this chapter.
b. The proposed development will not be injurious to property or improvements in the area,
nor be detrimental to the public safety, health and welfare.
c. The exception to be granted is one that will require the least modification of the
prescribed design regulation and the minimum variance that will accomplish the purpose.
d. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
(Ord. 1954, (part), 2005)
19.28.120 Development Regulations-Eichler (Rl-e).
R1-e single-family residence "Eichler districts" protect a consistent architectural form
through the establishment of district site development regulations. Regulations found in the
other sections of this chapter shall apply to properties zoned R1-e. In the event of a conflict
between other regulations in this chapter and this section, this section shall prevail. Nothing in
these regulations is intended to preclude a harmonious two-story home or second story addition.
A. Setback-First Story.
The minimum front yard setback is twenty feet.
B. Building Design Requirements.
Entry features facing the street are integrated with the roof line of the house.
2. The maximum roof slope is three-to-twelve; (rise over run).
3. Wood or other siding material located on v~~alls facing a public street (not including the
garage door) shall incorporate vertical grooves, up to six inches apart.
4. The building design shall incorporate strail;ht architectural lines, rather than curved lines.
5. Section 19.28.060 G(4) is considered a guideline in the R1-e district.
6. The first floor shall be no more than twelve; inches above the existing grade.
7. Exterior walls located adjacent to side yards shall not exceed nine feet in height
17
Ordinance No. 09-2039
measured from the top of the floor to the top of the wall plate.
C. Privacy Protection Requirements.
1. Side and Rear Yard Facing Second Floor \1Vindows. In addition to other privacy
protection requirements in Section 19.28.070, the following is required for all second story
windows:
a. Cover windows with exterior louvers to a Height of six feet above the second floor; or
b. Obscure glass to a height of six feet above the second floor; or
c. Have a window sill height of five feet minimum above the second floor. (Ord. 1954,
(part), 2005; Ord. 1868, (part), 2001; Ord. 1860, § 1 (part), 2000)
19.28.130 Development Regulations-{Rl -a).
R1-a districts are intended to reinforce the semi-rural setting in neighborhoods with large lots.
Regulations found in the other sections of this chapter shall apply to properties zoned R1-a. In
the event of a conflict between other regulations in this chapter and this section, this section shall
prevail.
A. Lot Area Zoning Designations. The minimum lot size is ten thousand square feet.
B. Lot Width. The minimum lot width is seventy-five feet measured at the front-yard
setback line.
C. Second Story Area. A second floor shall be no more than forty percent of the first floor,
except as follows:
1. A second floor may be at least seven hundred square feet in area.
2. In no case shall a second floor be more than one thousand one hundred square feet in
area.
D. Setback -First Story.
1. Front Yard. The minimum front yard setback is thirty feet.
2. Side Yard. The minimum side yard setbacl: is ten feet.
3. Rear Yard. The minimum rear yard setbacl: is twenty feet.
E. Setback -Second Story.
1. Front Yard. The minimum front yard setback is thirty feet.
18
Ordinance No. 09-2039
2. Side Yard. The combined side yard setbacks shall be thirty-five feet, with a minimum of
fifteen feet.
3. Rear Yard. The minimum rear yard setback is forty feet.
4. The setback surcharge in Section 19.28.060 E(3) does not apply in this district.
F. Second-story Regulations.
1. Second story decks shall conform to the second-story building setbacks, and may be
located on the front and rear only.
2. The second-story shall not cantilever over afirst-story wall plane.
3. The front-facing wall plane(s) of the second-story must be offset a minimum of three
feet from the first-story wall plane(s). The intent oi'this regulation is to avoid atwo-story wall
plane on the front elevation.
G. Front Yard Paving. No more than fifty percent of the front yard setback area may be
covered with a combination of impervious or semi••pervious surfaces. No more than forty percent
of the front yard setback area may be covered with an impervious surface such as concrete or
asphalt.
H. Heights. The maximum exterior wall height and building height on single-story
structures and single-story sections of two-story structures must fit into a building envelope
defined by:
a. A twelve-foot high vertical line measured i rom natural grade and located ten feet from
property lines;
b. A twenty-five degree roof line angle proje<;ted inward at the twelve-foot high line
referenced in subsection H(2)(1) of this section.
I. Variation from the R1 and R1-a regulation:; shall require a Variance pursuant to Chapter
19.124 of the Cupertino Municipal Code in the R1••a district.
J. Design Review. All two-story development shall require discretionary review based on
Section 19.28.100, except that the Design Review ~~ommittee shall approve or deny the project
at a public hearing based on the findings in subsection N(1) of this section.
K. Design Guidelines. The guidelines in this section shall be used in conjunction with the
City's Single Family Residential Design Guideline:. In cases where there may be conflict
between the two sets of guidelines, this Section shill take precedence. Nonconformance with the
guidelines shall be considered acceptable only if the applicant shows that there are no adverse
impacts from the proposed project.
19
Ordinance No. 09-2039
1. Second-story windows. Windows on the side elevations should be fixed and obscured to
a height of six feet above the second floor, should leave permanent exterior louvers to a height of
six feet above the second floor or should have sill Heights of five feet or greater to mitigate
intrusion into a neighbor's privacy.
2. All second story wall heights greater than :;ix feet, as measured from the second story
finished floor, should have building wall offsets at least every twenty-four feet, with a minimum
four-foot depth and ten-foot width. The offsets should comprise the full height of the wall plane.
3. Section 19.28.060 G(4) is considered a guideline in the R1-a district.
4. Garages. The maximum width of a garage on the front elevation should be twenty- five
feet, which will accommodate atwo-car garage. Aciditional garage spaces should be provided
through the use of a tandem garage or a detached accessory structure at the rear of the property.
L. Permitted Yard Encroachments.
1. Where a principal building legally constructed according to existing yard and setback
regulations at the time of construction encroaches, upon present required yards, one encroaching
side yard setback may be extended along its existing building line.
a. The extension or addition may not further encroach into any required setback and the
height of the existing non-conforming wall and the extended wall may not be increased.
b. In no case shall any wall plane of a first-story addition be placed closer than three feet to
any property line.
This section does not apply to attached accessory structures such as attached carports.
d. This section applies to the first story only ~cnd shall not be construed to allow the further
extension of an encroachment by any building, which is the result of the granting of a variance or
exception, either before or after such property became part of the City.
2. Architectural features (not including patio covers) may extend into a required yard a
distance not exceeding three feet, provided that no architectural feature or combination thereof,
whether a portion of a principal or auxiliary structure, may extend closer than three feet to any
property line.
3. Front Porch. Traditional, open porches are encouraged in this zone. When viewed from
the street, a porch should appear proportionately greater in width than in height. A porch differs
from an entry element, which has a proportionately greater height than its width. Use of this yard
encroachment provision shall require the approval of the Director of Community Development.
a. Posts. Vertical structural supports, such as posts, for porches are allowed to encroach two
feet into the required front setback. Structural supports must be designed such that the
appearance is not obtrusive or massive.
20
Ordinance No. 09-2039
b. Columns. The use of large columns or pill~crs is discouraged.
c. Fencing. Low, open fencing for porches am allowed to encroach two feet into the
required front setback area.
d. Eave Height. The eave height for a front porch should not be significantly taller than the
eave height of typical single-story elements in the neighborhood.
e. Detailing. Porch elements should have det~~iling that emphasizes the base and caps for
posts and fence elements.
f. The porch platform and roof overhang may encroach five feet into the required front
setback.
M. Landscaping.
1. Landscaping plans are required for all additions or new homes. The purpose of the
landscaping is to beautify the property and to achieve partial screening of building forms from
the street and adjacent properties. Specific measure;s are not prescribed. Generally, the
landscaping may include shrubbery, hedges, trees, or lattice with vines on fences.
2. Landscaping plans for two-story development shall include specific mitigations for
impacts from mass, bulk and privacy intrusion as r~:quired in Section 19.28.070 of the Cupertino
Municipal Code, except that:
a. Privacy planting shall have a minimum setback from the property line equivalent to one-
quarter of the spread noted on the City list.
b. Privacy trees shall have a minimum height of twelve feet at the time of planting.
c. Front yard tree planting shall be placed such that views from second-story windows
across the street to neighboring homes are partially mitigated.
d. The Director may waive the front yard tree based on a report from an internationally
certified arborist citing conflict with existing matut•e trees.
N. Design Review Findings.
1. Findings. The Design Review Committee may approve a design review application for
two-story development only upon making all of the; findings below:
a. The project is consistent with the Cupertino General Plan and Title 19 of the Cupertino
Municipal Code.
b. The granting of this permit will not result in detrimental or injurious conditions to
property or improvements in the vicinity, or to the :public health, safety or welfare.
21
Ordinance No. 09-2039
c. The project is generally compatible with the established pattern of building forms,
building materials and designs of homes in the neil;hborhood.
d. The project is consistent with the City's single-family residential design guidelines and
the guidelines in this chapter and any inconsistencies have been found to not result in impacts on
neighbors.
e. Significant adverse visual and privacy imp;~cts as viewed from adjoining properties have
been mitigated to the maximum extent possible.
(Ord. 1954, (part), 2005)
19.28.140 Interpretation by the Planning; Director.
In R1 zones, the Director of Community Development shall be empowered to make
reasonable interpretations of the regulations and provisions of this chapter consistent with the
legislative intent thereof. Persons aggrieved by an interpretation of the chapter by the Director of
Community Development may petition the Planning Commission in writing for review of the
interpretation. (Ord. 1954, (part), 2005; Ord. 1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Ord,
1808, (part), 1999; Ord. 1601, Exh. A (part), 1992)
INTRODUCED at a regular meeting of tY~e City Council of the City of Cupertino this
17th day of March, 2009, and ENACTED at a regular meeting of the City Council of the City of
Cupertino this 7th day of Apri12009, by the following vote:
Vote Members of the City Council
AYES: Mahoney, Sandoval, Santoro, Wang
NOES: None
ABSENT: Wong
ABSTAIN: None
ATTEST: APPROVED:
City Clerk
,-~'
J~ ~'
~Z~
Mayor, City of Cu mo
22
APPENDIX
CITY OF CUPERTINO Two STORY DESIGN PRINCIPLES
CUPERTINO
INTRODUCTION
Cupertino's neighborhoods have developed over a period
of decades \vith varying architectural styles. Recent zoning
regulations that vvere intended to soften the lnass and bulk
of two story homes force prescribed setbacks and offsets
resulting in the construction of a sirnilar, "\vedding cake"
style ofholne in the City.
Now, hOlneO\Vners and builders are allowed greater design
flexibility if their design confonlls to the follo\ving design
principles. Two story hOlnes with a second story to first
floor rati? greater than 45010 are allowed when they offset
the building massing with designs that enCOlnpass higher
quality architectural features and lnaterials.
DESIGN PRINCIPLES
These design principles help integrate new homes and ad-
ditions to existing hOlnes with existing neighborhoods by
providing a fi-amework for the review and approval process.
Where possible, additional details and exalnples have been
provided. Conditions not covered by these examples \vill be
evaluated on a case-by-cases basis.
1. PROVIDE AN IDENTIFIABLE ARCHITECTURAL STYLE
Attractive hOlnes are designed by using elelnents froln one
consistent theIne. It is best to work \vith your designer to
identify and carry out one style around the entire house.
The follo\ving pictures illustrate traditional and lnedittera-
nean hOll1eS \vith success in identifying a single style. Ad-
ditional resources for infonnation on hOlne styles are listed
in the side bar on page 3.
· PrOlninent entry
· Varied roof heights
· First floor roof eave
· Symmetrical windows
Adopted by City Council on 3/17/09
· Silnple Fonn
· Grouped windows
· Architectural Detail
· Recessed Garage
· Simple FOD11
· Grouped windows
· Materials variety
· SYlnmetrical windows
· Varied roof forms
· Architectural details
· \Vell defined entry
· One-story foml
PAGE 1
CHAPTER 19.28 - ApPENDIX A
CITY OF CUPERTINO Two STORY DESIGN PRINCIPLES
· Prominent porch
· Simple roof forms
· Recessed garage
· Organized windows
· Prominent porch
· SiInple building fonns
· Silnple roof forms
· Wood siding
· Silnple building forms
· Recessed garage
· Large porch
· Organized windows
· Prominent Entry
· Material variation
· Front facade depth
· Varied height and bulk
Adopted by City Council on 3/17/09
PAGE 2
· Simple fonns
· Varied front wall planes
· PrOlninent porch
· Wood siding
· Authentic details
· Organized windows
· Second story balcony
· Architectural detail
· Silnple building fOID1
· Simple roof fonn
· Full width porch
· Organized windows
· Architectural detail
· Recessed garage
· 'Vide roof overhangs
· PrOlnin en t en try
2. DESIGN FEATURES. PROPORTIONS AND DETAILS TO
BE CONSISTENT WITH ARCHITECTURAL STYLE
For assistance in understanding architectural styles and
details, refer to the sources in the side bar on the right
and on page 6.
2.1 Architectural Details
Each architectural style has developed with its o\vn
unique details that add hUlnan scale and visual interest.
Their use \vill ensure a consistency of scale and design
authenticity.
Use decorative elelnents and details that are typical
of the architectural style selected. E.g. use Spanish
Style details on a Spanish Style hOlne and not a Ranch
Style hOlne.
Select \vall siding, triln and roofing Inaterials that
are suitable to the architectural style selected.
Visually definitive \vindow trin1 is highly desirable
for both wood siding and stucco structures.
Use of natural triIll Inaterials for projecting trilll
around windo\vs and doors is desirable. If silnulated
material is used, Inaterial that can be painted or cov-
ered \vith a sn100th stucco finish should be used.
2.2 Porches and Entries
Porches and entry features should be proportional and
appropriate to architectural style:
Select colunms that are traditional to the architec-
tural style of the house. Take care in selecting COIUIllllS
with an appropriate \vidth to height ratio for the style.
Except for a very fe\v styles, the COIUIllllS should
have appropliate caps and bases with propoliions typi-
cal of the sty Ie.
Provide a well proportioned bealn between the
COIUlllll caps and the roof. Size and detail the beam so
that it looks like a convincing structural n1elnber.
Railings should be constructed of Inaterials suitable
to the architectural style. HOlnes \vith predolninantly
stucco and stone exteriors Inay have Inetal or precast
stone railings otherwise railings should be constructed
of wood. Provide both top and bottoln rails with the
bottoln rail raised above the porch floor level for \vood
and Inetal railings.
Note: All porches should be functional \vith a Inini-
InUln depth of 6 feet.
2.3 Balconies
Large second floor decks should be suppolied on
appropriately sized and proportional COIUIllllS.
Balcony railings should be designed as discussed
for porch railings.
CHA.PTER 19.28 - APPENDIX A
CITY OF CUPERTINO Two STORY DESIGN PRlNCIPLES
2.4 Windows Size and Pattern
Each architectural s~yle has a typical patteln of
vvindows that should be carried out throughout your
design.
Window size and proporti on should be appropri-
ate to the proposed architectural style.
Window styles should be consistent.
Use grouped windows in cOlnbinations of 1\vo or
more where they are ty ical of the architectural style.
~... .~.
Grouped windows
Relate and align the location of windo\vs on
second floors to those on the first floor, if possible.
Placen1ent should not appear haphazard.
ARCHITECTURAL STYLE
These principles are not intended to establish or dictate a
specific style. \Vhile a ,vide range of architectural styles is
acceptable, there is an expectation that any specific style
selected ,vill be carried out with an integrity offonlls and
details that are consistent ,vith that style.
The foIIo,ving resources nlay be useful to honleo,vners,
builders, and d.esign professionals in understanding the
special qualities of specific house styles.
· A Field Guide to Anlerican HOInes
Virginia & Lee McAlester
Alfred A. Knopf 2000
· The Abranls Guide to Anlerican House Styles
\Vilkin Morgan
Harry N. Abranls, Inc 2004
· I-louse Styles in Anlerica
lanles C. Massey
Penquin Studio ] 996
· Celebrating the Anlerican Honle
Joanne Kellar Bouknight
The Taunton Press 2005
· The Distinctive Honle, A Vision ofTinleless Design
Jerenliah Eck
The Taunton Press 2005
PAGE 3
Adopted by City Council on 3/17/09
CHAPTER 19.28 - ApPENDIX A
CITY OF CUPERTINO Two STORY DESIGN PRINCIPLES
2.5 Detail Materials Installation Guides
Openings in walls should be constructed as if they
were constructed of the traditionallnaterial for the
style. For example, provide substantial \vall space
above arches in stucco and stone \valls. Traditionally,
wall space above the arch was necessary to structurally
span the opening.
Treat synthetic stone as one vvould design with real
stone (e.g., nOln1al coursing for load-bearing \valIs
wi th significant returns at windo\vs and corners to
avoid a pasted-on look).
Opeilings in \valls faced \vith stone, real or syn-
thetic, should have defined lintels or headers above the
opening except in Mission or Spanish styles. Lintels or
headers may be stone, brick or wood as suits the style
of the house.
Make materials and color changes at inside comers
rather than outside COIners to avoid a pasted on look.
..- WaU--'
Outside
Inside
+1 Applied ~
material Outside
or color
~o
Change materials
and colors at
inside corners
Not at
outside
corners
3. FACADE ARTICULATION
3.1 Visual Relief Techniques
The following teclmiques offer ways to mitigate the
bulk of larger hOlnes in slnaller scale neighborhoods
and the iInpact of two-story tall \valls on adjacent
neighbors and the streetscape.
Second floor setbacks
Horizontal and vertical \vall plane changes
Pop outs
Bay windows
ChiInneys
Wide overhangs \vith proj ecting brackets
Juliet balconies
Belly bands
Window boxes and pot shelves
Landscaped trellises and lattices
Proj ecting window trilll
Materials and color changes
Inset balconies
Applied decorative features
Recessed garage doors
Recessed windo\vs
Windovv triln
Tall trees to break up views of long walls
Adopted by City Council on 3/17/09
PAGE 4
PAGE 5
CHAPTER 19.28 - APPENDIX A
CITY OF CUPERTINO Two STORY DESIGN PRlNCIPLES
I Recessed windows
and architectural detail
Adopted by City Council on 3/1 7/09
CH.A..PTER 19.28 - APPENDIX A
CITY OF CUPERTINO Two STORY DESIGN PRINCIPLES
3.2 Defined Entry Feature
Entry features should be definitive and appropriate
both in terms of scale and design to the style of the
house.
Covered porches are strongly encouraged.
Especially in neighborhoods vvi th a predolninance
of one-story homes, a porch with a roof at the first
floor \vill help to integrate the new, taller house into
its surroundings.
3.3 Simple Forms
Traditional architectural styles usually have rela-
tively sunple floor plans and roof fonns (See ex-
aInples on pages 4 and 5).
Develop plans and elevations together.
Complex floor plans require cOInplicated build-
ing masses and roof fonns which significantly
increase the cost of construction.
3.4 Bay windows
Bay \vindo\vs help add context and articulation to
the house, ho\vever the following should be consid-
ered \vhen designing bay \vindows:
Avoid very large bay windo\vs that conlpete with
the entry as the focal point of the house.
Bay vvindo\vs should be designed \vith a base
TRADITIONAL DETAILS
Architectural details \vill be expected to
follo\v traditional standards. Three refer-
ence resources that can help are the fol-
lo\ving:
· Traditional Construction PatteI11s: De-
sign & Detail Rules of Thulnb
Stephen A. Mouzon
McGra\v-HilI 2004
· Get Your House Right: Architectural
Elelnents to Use and Avoid
Marianne Cusato, Ben Pentreath, Rich-
ard Sanll110ns, and Leon Krier
Sterling Publishing 2008
· Architectural Graphic Standards for
Residential Construction: The Archi-
tect's and Builder's Guide to Design
Pla1111ing and Construction Details
(RaInsey/Sleeper Architectw-al Graphic
Standards Series)
The Anlerican Institute of Architects
John \Viley & Sons 2003
Adopted by City Council on 3/17/09
'PAGE 6
elelnent to the ground or with supporting brackets at
the base for first floor windo\vs. For second floor bay
windovvs, supporting corbels or brackets are encour-
aged. Sloped roofs should be used and covered with a
material that Inatches the roof Inaterial or with Inetal.
Avoid using wall -
Inaterials bet\veen
the individual Different roof
material
vvindows of the bay
vvindow unless the
windovv is large.
Generally, bay
windows look best
when the vvindows
are close together
and separated by
woodjambs that
Inatch wood sills
and heads as sho\\7n
in the exarnple.
4.
DESIGN WITH ARCHITECTURAL INTEGRITY ON
ALL SIDES OF THE HOUSE
Attention to detail and architectural consistency
shall be Inaintained on all elevations of the house.
Avoid "false front" architecture \vith attractive
street facades and stripped down facades facing neigh-
bors on the second floor. .
5.
USE HIGH QUALITY MATERIALS
Traditionallnaterials, such as wood and stone, are de-
sirable, and strongly encouraged. If synthetic material
is used, it ll1USt closely reseInble authentic Inaterials.
6.
SUSTAINABILITY
The City of Cupertino is cOImnitted to sustainable
planning that integrates and balances environmental
decisions with economic considerations and recog-
nizes the sYInbiotic relationship benveen the natural
envirorunent, the conununity and the econolny. This
conunitInent to environmental stewardship, social
responsibility and economic vitality of our cOImnunity
can be realized in all design projects, froln single farn-
ily residences to large cOImnercial properties, through
green building measures.
Green building is defined as an integrated fraIne\vork
of design, construction, operations and deInolition
practices that encolnpasses the enviromnental, eco-
CH.A..PTER 19.28 - ApPENDIX A
ClTY OF CUPERTINO Two STORY DESIGN PRINCIPLES
nomic, and social unpacts of buildings. Green building
practices recognize the interdependence of the natural
and built environments and seek to minilnize the use
of energy, \\Tater, and other natural resources and pro-
vide a healthy, productive uldoor enviromnent.
6.1 Green Building Principles
Ne\\T construction or additions to your home provides
a wonderful oPPoltunity to incorporate green building
cOlnponents. Green cOlnponents can be healthier for
you and the enviromnent and save you nloney over
tilne.
Section 5, Envirolilllental Resources/Sustainability, of
The City of Cupeliino's General Plan presents essen-
tial cOlnponents of a green building design and plan-
ning process. These elelnents create a fralnework for
evaluating green building lneasures applicable to the
construction of two story residential design principles
including but not limited to:
· Site planning
· Energy efficiency
· Material efficiency
· Water conservation
PAGE 7 .
Adopted by City Council on 3/] 7/09