24. Heart of the City 2nd readingOFFICE OF COMMUNITY DEVELOPMENT
CUPERTINO
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014 -3255
(408) 777 -3308 • FAX (408) 777 -3333 - pla.nnulg
CITY COUNCIL' STAFF REPORT
Agenda Item No.
Agenda Date: March 16, 2010
Application: SPA - 2008 -01
Applicant: City of Cupertino
Application Summary: Conduct the second reading of Ordinance No. 10 -2055: "An
Ordinance of the City Council of the City of Cupertino
amending the HE!art of the City Specific Plan to update the
Heart of the City Specific Plan and achieve conformance with
the General Plan" (Postponed from March 2).
RECOMMENDATION
Staff recommends that the City Council conduct the second reading and adopt
Ordinance No. 10 -2055.
BACKGROUND
On February 16, 2010, the City Council unanimously approved the updated Heart of the
City Specific Plan and introduced Ordinance No. 10 -2055 with amendments pertaining
to:
• Land use map and streetscape concept changes.
• Language clarifications and corrections, including providing a clarification in the
Development Standards section that the minimum front yard setback is 35 feet.
• Use clarifications concerning quasi -public (church) uses and the need for
appropriately sized retail space in mixed -use projects.
• New language regarding surface parking lot location, screening of commercial
lighting adjacent to residential uses, use of Central Stevens Creek Boulevard
streetscape standards for Crossroads until a Crossroads Area Plan is developed,
and wider tree spacing and /or single row of trees for retail buildings built at the
minimum setback.
• Removal of "office over retail" as a separately listed use (since office over retail is
already allowed in Section 1 of the Permitted and Conditional Uses section), the
24 -1
SPA - 2008 -01 Heart of the City Specific PIan Update March 16, 2010
Page 2
Green Building /Sustainability section, portions of the Development Standards
and Design Guidelines section, and the paragraph describing the previous civic
landmark concepts.
DISCUSSION
The Heart of the City Specific Plan has been updated to incorporate the changes
approved by Council at the February 16, 2010 meeting and has been professionally
formatted by a consultant for better visual presentation with an updated land use map,
streetscape concept and photographs.
The professionally formatted version is attached to Ordinance No. 10 -2055 and is
intended to be the adopted version of the Heart of the City Specific Plan for the second
reading.
Prepared by: Aki Honda Snelling, AICP, Senior Planner
Reviewed by: Gary Chao, City Plannej7
Reviewed by:
Approved by:
A rti Shrivastava David W. Knapp
Community Development Director City Manager
ATTACHMENTS
Ordinance No. 10 -2055
Attachment A February 16, 2010 City Council minutes
G:1 Piannirrg�PDREPORTICC\2010\SPA- 2008 -0I HOC secondreadingAS.doc
24 -2
ORDINANCE NO. 10 -2055
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
AMENDING THE HEART OF THE CITY SPECIFIC PLAN TO UPDATE THE HEART
OF THE CITY SPECIFIC PLAN AND ACHIEVE CONFORMANCE WITH THE
GENERAL PLAN
THE CITY COUNCIL OF THE CITY OF CUPERTINO DOES ORDAIN AS
FOLLOWS:
The Heart of the City Specific Plan is hereby amended to read as follows:
SEE ATTACHED EXHIBIT A
INTRODUCED at a regular adjourned meeting of the City Council of the City of
Cupertino this 16th day of February, 2010, and ENACTED at a regular meeting of the City
Council of the City of Cupertino this 16th day of March, 2010, by the following vote:
Vote Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
City Clerk
APPROVED:
Mayor, City of Cupertino
24 -3
EXHIBIT A
Page 1 of 36
CUPERTINO
Page 2 of 36
TABLE OF CONTENTS
N
TABLE OF CONTENTS
Introduction ......................... ............................... 4
Policy Framework ................. ............................... 5
LandUse Map ...................... ............................... 6
Streetscape Design ............... ............................... 8
Streetscape Concept .......... ...............................
11
Development Standards and
26
Design Guidelines ............... ...............................
13
Development Standards .............................
13
Single - Family Residential
28
Development Standards .............................
18
Application Requirements
34
and Approval Authority .............................
19
Exception Process for
Development Standards .............................
19
Design Guidelines ........ ...............................
20
Site Improvements an
Landscaping Guidelines .............................
21
Infrastructure Plan ............. ...............................
23
Implementation ................. ...............................
24
Appendix A —
Estimated Construction Costs ....................
26
Appendix B —
General Plan Policies related to
the Heart of the City Plan Area .................
28
Appendix C —
Acknowledgements ..... ...............................
34
Amendments by City Council ...........................
35
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 3 of 36
u
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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 4 of 36
POLICY FRAMEWORK
5
The 2005 General Plan contains the policies
that govern the following development aspects
within the Plan area:
POLICY FRAMEWORK
This Heart of the City Plan defines 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.
Policies
1. Proposed developments shall be expected
to continue the implementation of the
City's streetscape plan.
2. High quality site planning, architectural
design, and on -site landscaping are
expected for all developments.
3. Subdivision of commercial parcels is
discouraged.
4. Plans for the new projects should
include pedestrian and bicycle path-
ways, incorporating the City's existing
network.
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 related to the
Heart of the City area are attached as Appendix
B to this document.
CITY OF C17PERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 5 of 36
6
LAND USE MAP
Land Use Map
This Heart of the City Plan defines 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.
West Stevens Creek Boulevard
EDLICATIONAUPLIBLIC /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)
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)
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
1
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
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 6 of 36
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*South De Anza Boulevard Special Area -All properties with frontage exclusively on South De Anza Boulevard
and Town Center development are not required to install Heart of the City streetscape features, however, they are
required to conform to the architectural and site design guidelines of the Specific Plan.
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® South De Anza Boulevard Conceptual Plan Area
South De Anza Boulevard Special Area*
City Center Sub -Area
E7._ South Vallco Master Plan Area
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S STREETSCAPE DESIGN
STREETSCAPE DESIGN Plan Elements combine to promote an attrac-
tive, mixed -use boulevard, consistent with the
Background and Purpose goals of the General Plan.
The Streetscape Element implements commu-
nity 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 pro-
motes a "green" city, acknowledges Cupertino's
agricultural 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
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 underlying
principles:
1. Unify the Visual Appearance of the
Street with Orchard /Grove Street
Trees Plantings, a Consistent Palette of
Furnishings, and Civic Landmarks.
2. Improve the Pedestrian Environment
Along the Street Frontage with 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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 8 of 36
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 on page 11.
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 infor-
mal 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 land-
scape of the adjacent foothills into the City, as
well as tie together the existing character of De
Anza College, Memorial Park, and The Oaks
shopping center. Trees should be planted at
approximately 40 feet on center. Decomposed
granite should be used as the surface material
where appropriate.
9
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 com-
ply 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 cen-
ter median where appropriate. This approach
fills in and extends the tree plantings that
presently exist along the street, and the for-
mal tree placement expresses the importance
of the Central Stevens Creek Boulevard as
the civic and cultural heart of the City. Trees
should be planted in rows on both sides of the
sidewalk at approximately 25 feet on center.
For retail properties with narrow driveways,
the 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 considered.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 9 of 36
10
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
combines 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 build-
ings built at the minimum setback of 35 feet,
a single row of trees and /or wider tree spacing
will be considered. If a double row of mature
ashes is already established along a commer-
cial 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
property 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
easement adjacent to the sidewalk. It
reflects City requirements for frontage
landscaping that have been in place for the
past twelve years and as such characterizes
most of the new development along
the street. Existing trees in these areas,
however, rarely form consistent rows
along the street. Additional trees should
be added to create a double row of trees at
a spacing consistent with the streetscape
design. Existing trees of the recommended
tree species should not be removed if
spaced closer than the streetscape design.
Over the long term when redevelopment
of properties occurs, the wide landscape
easement with planting strip will be
implemented on all Town Center and East
Gateway frontage properties.
2. Curbside Walk with Landscape Easement —
A curbside planting strip up to 10 feet in
width and a double row of trees can be
established under this condition. However,
because the width of the easement area
varies, the second row of trees may need to
be offset from the first row.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 10 of 36
STREETSCAPE CONCEPT
Streetscape Concept
Principles:
• Unify Visual Appearance of Street with Orchard /Grove Street Tree Plantings, Consistent Furnishings,
and Civic Landmarks.
• Improve Pedestrian Environment Along Street Frontage with Planting Strips and Buffering Trees and Shrubs.
• Allow Flexibility to Address Access and Visibility Needs of Adjacent Commercial Development.
• Accommodate Options for Implementing Streetscape Improvements: e.g. City Construction, Renovation of
Existing Development, Standards for New Development.
• Create a Unique Pedestrian - Oriented Activity Center at the Crossroads.
85
STEVENS CREEK
Crossroads
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.
BLVD
Central Stevens Creek Blvd:
Flowering Orchard
• Formal Grid of Flowering Trees
and Low - Growing Ground Cover
Along Frontage and in Median.
• Focuses Character of City Center,
Target, Office Buildings.
II
ieo
East Stevens Creek Blvd:
Ash Grove 1
• Semi - Formal Arrangement of
Large Shade Trees, Low- Growing
Ground Cover, and Flowering Shrubs
Along Frontage and in Median.
• Focuses Character of VaIIco,
Marketplace Center, Wolfe Road.
CITY OF CUPERTINO — HEART OF THE CITY SPECIFIC PLAN
Page 11 of 36
West Stevens Creek Blvd:
Oak Grove
12
STREETSCAPE DESIGN
3. Wide Curbside Walk without Landscape
Easement — In this condition the entire
curbside right -of -way is paved as a sidewalk.
Levels of pedestrian activity along the street
generally don't demand a walk this wide,
and a curbside planting strip approximately
6 feet wide should be established by
removing the curbside portion of the walk.
H
Curbside Walk without Landscape Easement —
In this condition, a monolithic curb, gutter
and sidewalk exists with a relatively narrow
planting area between the sidewalk and
adjacent buildings and /or parking areas.
There is no landscape easement
adjacent to the right -of -way,
and there is only 10 feet within
the right -of -way. To implement
the Streetscape Concept under
these conditions the location
of the walk and planting
area needs to be reversed.
A 5 feet curbside planting strip
and a 5 feet sidewalk should be
established within the right -of-
way. Trees should be located in
adj acent 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 fur-
nishings required of projects on a case -by -case
basis. General recommendations for these
furnishings are listed in Appendix A which
includes product information and construc-
tion costs.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 12 of 36
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
DEVELOPMENT STANDARDS
AND DESIGN GUIDELINES
Background
The Development Standards and Design
Guidelines contained in this Element pro-
vide regulatory support for the Specific Plan's
land use policies. They are intended to pro-
mote high - quality private- sector development,
enhance property values, and ensure that both
private investment and public activity con-
tinues to be attracted to the Stevens Creek
Boulevard corridor.
Development Standards
101 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.
0� 1.01.020
Land Use - Permitted and
Conditional Uses
13
A. Commercial - All Permitted and Con-
ditional Uses in accordance with the
regulations of the City's General Com-
mercial (CG) Zoning district per Sections
19.56.030 through 19.56.040 with the
following additional limitations:
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 - at a maximum density of
twenty five (25) units per acre, except that
in the South Vallco Master Plan area the
density is thirty five (35) units per acre.
For mixed residential and commercial
developments, this shall be net density,
excluding parking and /or land areas
devoted to the commercial portion of the
development.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 13 of 36
14 DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
The following is an illustration of how net ► 1.01.030
density is calculated: Building Height, Setbacks
Gross lot = 1 acre (43,560 sq. ft) and Orientation
Commercial building area = 8,000 sq. ft.
Surface parking area for
commercial area = 6,120 sq. ft.
(40 uni -size spaces @ 1/250 sq. ft.)
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
Allowance for outdoor open /landscaping
area (10% of commercial building and
parking area) = 1,412 sq. ft.
Total area for commercial portion of
development = 15,532 sq. ft.
Remainder area = 28,028 sq. ft. _
10.643 acres
Units allowable on remainder area =
0.643 * 25 = 16 units
In mixed residential and commercial develop-
ments, 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.
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.
C. Currently, there are two existing quasi- B. Front Setbacks
public (church) uses, St. Joseph of Cupertino
Church and Parish located at 10110 N. 1. Minimum Setback — for new develop -
De Anza Boulevard and Union Church ment shall be 35 feet from the edge of
of Cupertino located at 20900 Stevens curb (nine (9) feet from the required
Creek Boulevard, in the Heart of the City Boulevard Landscape Easement; see
area. Each of these quasi - public uses may section 1.01.040(D)). New develop -
continue. However, if the quasi - public use ment shall be defined as a twenty five
is discontinued, any new use would be per cent (25%) or greater increase in
required to comply with the list of uses in floor area or a 25% or greater change in
Section 1.01.020 (A) or (B). floor area resulting from use permit or
architectural and site approval within
twelve (12) months.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
2. The primary bulk of building shall
be maintained below a 1:1 slope line
drawn from the arterial street curb
line or lines in all areas subject to the
Heart of the City standards except for
the Crossroads area. See Crossroads
Streetscape Plan for details.
3. Mechanical equipment and utility
structures:
Page 14 of 36
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
15
2. Corner Parcels — setback requirement
applies to both frontages (e.g., corner
parking lots are discouraged); minimum
frontage requirement recommended
but not required.
3. SpecialArchitecturalFeatures— subjectto
City review: entranceporticoes, canopies,
and or other features may extend up to
four (4) feet into the front setback area.
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
C. Minimum Side And Rear Setbacks
1. Minimum Side Setback — for new
development 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
development along developed or zoned
residential properties the rear setback
shall be equal to one and one -half (1.5)
times the height of the building with a
minimum setback of 20 feet.
A. Access
1. Direct Pedestrian Access — in the form
of a walkway shall be provided from
the Stevens Creek Boulevard sidewalk
to the main building entrance; i.e.,
pedestrian access to building entrances
shall not require walking between
parking spaces. If pedestrian access
ways cannot be separated from parking
bays and /or circulation aisles, they must
be distinguished by a different paving
material.
2. Vehicular Access /Curb Cuts — shall be
shared wherever possible.
3. Uninhabitable building elements —
such as chimneys and projecting eaves
may encroach up to three (3) feet in to
a required setback.
4. Mixed Use Developments —may reduce
the minimum side and rear setbacks
between onsite buildings within a
common master plan in accordance
with an approved development plan.
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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 15 of 36
16 DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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
B. Parking
1. Location of Surface Lots — Parking
arrangements should be based on the
successful operation of the building(s);
however, parking to the side or rear of
buildings is desirable.
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. Garages — No visible parking garages
2. For Residential Development —
shall be permitted along Stevens Creek
a. Common, usable outdoor space shall
Boulevard. Subsurface /deck parking
be provided for all multi unit build -
is allowed provided it is adequately
ings. A minimum of one hundred
screened from Stevens Creek Boulevard
fifty (150) square feet shall be
or adjacent residential developments.
provided for each unit excluding
required setback areas; see Design
C. Common Open Space
Guidelines.
1. For Commercial (Office Or Retail)
'b. Private outdoor space shall also be
Development —
provided with at least sixty (60)
a. Aminimum area equal to two and
square feet for each unit. Private
one half percent (2.5 %) of the gross
space shall be in the form of a
patio or deck attached to the unit,
floor area of buildings of twenty
not less than six (6) feet clear in any
thousand (20,000) square feet or
dimension.
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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 16 of 36
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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 groundcover and street trees
in accordance with the policies of the
Streetscape Element.
b. Special Condition: View Corridors
— Area(s) may be clear of boulevard
street trees to allow for unobstructed
views of buildings and /or signage. This
area shall include necessary curb cuts
and driveways. It shall be a minimum
of sixty (60) feet between trees and
a maximum of one third (1/3) the
length of the parcel frontage, not to
exceed one hundred twenty (120)
feet between trees per opening.
Parking area lot trees within the view
corridor may also be cleared to allow
for unobstructed views of buildings
and signs in this area.
17
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 residential properties.Side
Street Trees — Shade trees at a spacing of
approximately twenty -five (25) feet on
center shall be planted within required
curbside planting strips.
3. 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 residential
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.
4. Plant Materials — See "Site Improve-
ments and Landscaping" section.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 17 of 36
1s
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
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
buildings 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.
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 Stem Avenues. Standards apply
to existing lots 10,000 square feet or less in area
and 225 feet or more in distance from Stevens
Creek Boulevard.
Lots that meet the above - referenced cri-
teria shall comply with the regulations of
the Single- Family Residential (111) Zones
Ordinance.
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Heart of the City Specific Plan Area Boundary
Properties Subject to Heart of the City
Specific Plan Amendment to Allow
Single Family Residential Development
CITY OF CUPERTINO — HEART OF THE CITY SPECIFIC PLAN
Page 18 of 36
DEVELOPMENT STANDARDS AND DESIGN GUIDELINES
Application Requirements
and Approval Authority
A. Prior to the erection of a new building or
structure in the Plan Area, or prior to the
enlargement or modification of an existing
building, structure or site (including
landscaping and lighting) in the Plan
Area, the applicant for a building permit
must obtain a development permit(s) in a
manner consistent with the requirements
specified in Chapters 19.48, 19.124 and
19.134 of the Cupertino Municipal Code.
If the building square footage is less than
five thousand square feet, the Planning
Commission may grant a development
permit(s). If the building square footage
is five thousand square feet or greater, the
development permit may only be issued by
the City Council upon recommendation of
the Planning Commission.
B. Minor architectural modifications, including
changes in materials and colors, shall be
reviewed by the Director of Community
Development as specified in Chapter
19.132 or 2.90 of the Cupertino Municipal
Code. If an application is diverted to the
Design Review Committee or the Planning
Commission, the application will be
agendized for a Design Review Committee
or Planning Commission meeting as an
architectural and site application.
Exception Process for
Development Standards
In order to provide design flexibility in situ-
ations when small lot size, unusually shaped
parcels, or unique surrounding land uses make
it difficult to adhere to the development
19
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 excep-
tion 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
vehicular 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 exception, which involves the least
modification of, or deviation from, the
development regulations prescribed in
this chapter necessary to accomplish a
reasonable use of the parcel.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 19 of 36
20
DEVELOPMENT STANDARDS AND DE SIGN GLTI DELINES
B. An application for exception must be
submitted on a form as prescribed by the
Director of Community Development. The
application shall be accompanied by a fee
prescribed by City Council resolution, no
part of which shall be refundable, to the
applicant. Upon receipt of an application
for an exception, the Director shall issue
a Notice of Public Hearing before the
Planning Commission for an exception
under this chapter in the same manner as
provided in section 19.120.060 (relating
to zoning changes). After a public hearing,
and consideration of the application in
conjunction with the mandatory findings
contained in subsection A above, the
Planning Commission shall approve, con-
ditionally approve or deny the application
for an exception. The decision of the
Planning Commission may be appealed to
the City Council as provided in Section
19.136.060.C.
An exception which has not been used
within two years following the effective date
thereof, shall become null and void and of
no effect unless a shorter time period shall
specifically be prescribed by the conditions
of such pen or variance. An exception
permit shall be deemed to have been used
in the event of the erection of a structure or
structures when sufficient building activity
has occurred and continues to occur in a
diligent manner.
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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 20 of 36
DEVELOPMENT ST ANDARDS AND DESIGN GUIDELINES
21
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
buildings 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.
E 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 common green
for larger developments. Space should
be rectilinear with no side less than
fifteen (15) feet. Space should be
seventy five percent (75 %) enclosed
by buildings, low walls, low fences, or
linear landscaping (e.g., hedges or rows
of trees) and not be bordered by surface
parking areas on more than one side.
2. Common Hardscape Space — Between
twenty per cent (20 %) and thirty per
cent (30 %) of common outdoor space
should be in the form of unit -paved or
gravel areas, common roof deck space, or
any combination of the two. Hardscape
space shall be connected directly to
the required landscaped space by stairs,
walks, and /or ramps if necessary.
H. Plant Materials — See "Site Improve-
ments and Landscaping" section (Section
2.01.040) for guidelines.
Site Improvements and
Landscaping Guidelines
0- 2.01.040
Description
The following Design Guidelines for Site
Improvements and Landscaping apply to all
Heart of the City Specific Plan Areas unless
otherwise 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 pattern; ornamental insets, such
as tile; pattern stamped. All concrete
walks should be tinted to reduce glare.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 21 of 36
22 DEV ELOPMENT 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.
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
development 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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 22 of 36
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 improve-
ment and development as contemplated in
the Heart of the City Specific Plan will not
warrant any major expansion of the City's
infrastructure. The major components of this
specific plan involve:
• Streetscape improvements, primarily
landscaping, which do not require pur-
chase of property or narrowing of exist-
ing streets.
• Allocation of development potential,
which was previously demonstrated in
the General Plan environmental impact
report to be within the capacities of
existing services and infrastructure.
• Guidance of architectural design of
future development which will not
require expansion of infrastructure.
Transportation
6J
The Heart of the City Specific Plan envi-
sions a multimodal transportation corridor
for Stevens Creek Boulevard. As such the
plan proposes the eventual completion of all
sidewalk improvements along the boulevard
such that the sidewalk will be separated from
the street by a buffering easement of trees and
other landscaping. The amount of sidewalk
improvements that will need to be made are
as follows:
• Reconstruction of monolithic sidewalk:
7,250 ft.
• Construction of new sidewalk: 150 ft.
• The majority of sidewalk improvements
will take place incrementally as proper-
ties redevelop.
Water, Sewer, Storm Drainage, Solid Waste
Disposal Facilities and Energy Facilities
No expansion of these facilities is contem-
plated as a result of Heart of the City develop-
ment activity.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 23 of 36
_'4
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 pub-
lic works projects must be consistent with the
specific plan as required by state law.
In the event, that any regulation, condition,
program or portion of this Specific Plan is held
invalid or 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
properties occurs. Private property owners will
bear the cost and construction of streetscape
improvements 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 1: 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 ll: 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
existing site conditions, this may include addi-
tional land, new sidewalk, turf, additional trees
and hedge fencing.
Funding Source:
• Private property owners as redevelop-
ment of properties occurs.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 24 of 36
IMPLEMENTATION
25
Phase lll: 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 redevelop-
ment 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 garden, a contemporary English border
garden and an Asian garden to represent the
historical diversity of Cupertino.
Landmark Sculpture Art Piece — The corner
of Stevens Creek Boulevard and De Anza
Boulevard at the Cali Mill Plaza is the loca-
tion of the landmark 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 historical economic hub
of the area's agricultural economy.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 25 of 36
C APPENDIX A - ESTIMATED CONSTRUCTION COSTS
Recommended materials and preliminary con-
APPENDIX A struction cost estimates as of February 16,
2010, for Stevens Creek Boulevard streetscape
Estimated Construction Costs improvements are listed below. Quantities are
approximate and are likely to vary Improvements
are proposed to be phased over the term of the
Specific Plan, with street trees the first priority.
Trees are assumed to be 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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 26 of 36
APPENDIX A - ESTIMATED CONSTRUCTION COSTS
27
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.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 27 of 36
APPENDIX B - GENERAL PLAN
APPENDIX B
General Plan Policies related to the
Heart of the City Plan Area
HEART OF THE CITY PLAN AREA
COMMERCIAL CENTERS
Commercial areas in the City offer a
variety of goods and services directly to resi-
dents in the neighborhoods or the larger
region. Vallco Park and the Crossroads Area
are the primary, concentrated commercial
areas. General Plan allocations for other com-
mercial areas are for local- serving commercial
needs. Commercial /residential mixed -use is
encouraged in all commercial areas if the res-
idential units provide an incentive for retail
development and the resulting development
is financially beneficial to Cupertino. Active
commercial uses, such as bookstores, coffee
shops, restaurants, office supply, furniture and
electronic stores are encouraged to locate in
Cupertino.
Heart of the City
'° Policy 2 -27: Heart of the City
Create a positive and memorable image
along Stevens Creek Boulevard of
mixed use development, enhanced
activity nodes, and safe and efficient
circulation and access for all modes of
transportation.
Development Activities: A majority of the
commercial development allocation should
be devoted to enhancing activity in the
major activity centers. Mixed commercial
and residential development may be allowed
if the residential units provide an incentive
to develop retail use, if the development is
well designed, financially beneficial to
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 28 of 36
APPENDIX B - GENERAL PLAN POLICIES, HEART OF THE CITY PLAN AREA 29
Cupertino, provides community amenities
and is pedestrian- oriented. Land uses
between the activity centers should help
focus and support activity in the centers.
See Policy 2 -29 for development activities
in these areas.
Development Intensity: Below is the devel-
opment allocation for the entire Heart of the
City area. See Policies 2 -28 and 2 -29 for
development intensity in the Heart of the
City sub - areas.
Residential Buildout: Table 2A
Commercial (sq. ft.)
2000 Built
1,182,456
Buildout
1,476,115
Office (sq. ft.)
2000 Built
510,531
Buildout
521,987
Hotel (rooms)
2000 Built
-
Buildout 2000
-
Residential (DU)
2000 Built
238
Buildout
570
Design Elements: The Heart of the City
Specific Plan shall provide design standards
and guidelines for this area. They promote a
cohesive, landscaped streetscape that links
the major activity centers.
Building Heights: See sub - areas.
Strategies
1. Heart of the City Specific Plan. Revise
the Heart of the City Specific Plan to
reflect modified plan -area boundaries, pre-
ferred development patterns, land use dis-
tribution and height limits for each sub-
area of the Stevens Creek Planning Area.
2. Traffic Calming. Evaluate options on
Stevens Creek Boulevard to improve
the pedestrian environment by proac-
tively managing speed limits, their
manual and automated enforcement,
and traffic signal synchrony.
Crossroads Area
Policy 2 -28: Crossroads Area
Create an active, pedestrian- oriented
shopping district along Stevens Creek
Boulevard, between De Anza
Boulevard and Stelling Road.
Development Activities: Development
along Stevens Creek Boulevard shall have
retail uses with storefronts on the ground
level. Commercial office uses may be
allowed on the second level. Limited resi-
dential uses are allowed.
CITY OF C17PERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 29 of 36
APPENDIX B - GENERAL PLAN POLICIES, HEART OF THE CITY PLAN AREA
Development Intensity: Development
intensity shall be determined in conjunction
with specific development review.
Residential buildout: Up to 25 units per
acre.
Design Elements: Primary ground -floor
entrances shall face the street. The
streetscape shall consist of wide pedestrian
sidewalks with inviting street furniture, street
trees, pedestrian- scaled lights with banners,
small plazas, art /water features, pedestrian
crosswalks with special paving, and other ele-
ments identified in the Crossroads Area
Streetscape Plan. Designs should include
entry features at the Stelling Road /Stevens
Creek Boulevard and De Anza /Stevens
Creek Boulevard intersections to mark the
Crossroads area. A landmark feature shall be
provided at City Center Park at the Stevens
Creek and De Anza Boulevard intersection
to mark the center of the city.
Building Heights: Maximum of 45 feet
Strategies:
1. Crossroads Area Streetscape Plan.
Prepare a specific plan for Stevens Creek
Boulevard between De Anza Boulevard
and Stelling Road, with the objective of
creating a unique streetscape and shop-
ping district. The Crossroads area pres-
ents a unique pedestrian- oriented activi-
ty center, which will be a positive and
memorable gathering place for
Cupertino citizens and visitors. The plan
shall include the following elements:
• A land use plan specifying the type,
intensity and arrangement of land
uses to promote pedestrian and busi-
ness activity.
• A design plan that provides for an
attractive pedestrian streetscape.
The design plan shall contain guide-
lines that foster pedestrian activity and
create a sense of arrival.
2. Shared Parking. Require shared park-
ing agreements throughout the area,
with overall parking standards reduced
to reflect shared parkingParking areas
may be located below - grade, in above -
grade structures or behind the buildings.
Above grade structures shall not be
located along street frontages and shall
be lined with active uses on the ground
floor.
3. Commercial - office Uses. Allow com-
mercial- office uses above ground level
retail to be drawn from the commercial
allocation for the area.
Stevens Creek Boulevard
' Policy 2 -29: Stevens Creek Boulevard
Retain and enhance Stevens Creek
Boulevard as a mixed commercial,
office and residential corridor connect-
ing De Anza College, Crossroads, City
Center and Vallco Fashion Mall. This
corridor extends from Highway 85 to
the eastern city limits and is split into
three segments: "West," "Central" and
"East." The Crossroads Planning Area
is between the Western and Central
sections of the Stevens Creek
Boulevard Planning Area.
Development Activities: The Stevens
Creek Planning area includes the "Heart of
the City" development standards and guide-
lines. Residential or office developments
shall be considered in mid -block parcels.
Parcels on or near intersections shall have a
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 30 of 36
APPENDIX B - GENERAL PLAN POLICIES, HEART OF THE CITY PLAN AREA
neighborhood commercial component.
Project- specific development allocations
will be determined on a case -by -case basis.
1. West Stevens Creek Boulevard (from
Highway 85 to Anton Way): This
area includes the Oaks Shopping
Center and the De Anza Community
College campus. New development in
this area should incorporate mixed
commercial /residential uses.
2. Central Stevens Creek Boulevard (from
De Anza Boulevard east to Perimeter
Road): New development shall consist of
commercial /commercial office uses on
the first floor. Office uses are permitted on
the second floor. Residential and residen-
tial mixed uses are allowed.
3. East Stevens Creek Boulevard (from
Perimeter Road to eastern City lim-
its): New development shall consist of
commercial /commercial offices uses on
the first floor. Office uses are permitted
on the second floor. Residential and
residential mixed uses are allowed.
Development Intensity: Development
intensity shall be determined in conjunction
with specific development review. Mixed
commercial and residential development
may be allowed if the residential units pro-
vide an incentive to develop retail use, if the
development is well designed, financially
beneficial to Cupertino, provides communi-
ty amenities and is pedestrian- oriented.
Residential: Up to 25 dwelling units per acre.
Design Elements: Buildings shall be located
at the front setback line defined in the Heart
of the City Specific Plan. Parking shall be
located to the side or rear of the buildings.
Building Heights: Maximum height of 45
feet.
31
Vallco Park South ^`
' Policy 2-30: Vallco
Park South
Retain and enhance _
Vallco Park South as
a large -scale commer-
cial area that is a regional
commercial (including hotel),
office and entertainment center with
supporting residential development.
Strategies
1. Master Plan. Prepare a Master Plan for
this area to ensure continuity of mass,
scale, connectivity and adequacy of
infrastructure and services, including
schools.
2. Vallco Parkway. Continue the Vallco
Parkway streetscape, which was
approved as part of the Vallco Rosebowl
mixed -use development, along the
entire Parkway.
Development Activities: A regional shopping
mall and office and industrial buildings are the
main features of this area. Hotels are also
allowed in the Vallco Park area. Daytime and
nighttime regional entertainment activities,
such as a movie theatre complex, are highly
encouraged in the mall area. As part of the
development agreement, office and industrial
uses are also allowed. The precise mix of land
uses shall be determined via a master plan and
an approved use permit.
The City has formed a redevelopment proj-
ect area encompassing the regional mall
properties. The redevelopment area allows
for most of the funds derived from the "tax
increment financing" to go to the redevel-
opment area. "Tax increment" refers to the
amount of the property tax value increase
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 31 of 36
32 APPENDIX B - GENERAL PLAN POLICIES, HEART OF THE CITY PLAN AREA
Office (sq. ft.)
2000 Built
708,057
B
7 08,05 7
Hotel ( rooms )
2000 Built
-
Buildout 2000
7 6 4
Residential (DU)
2000 Built
-
Buildout
711
above the property tax value at the time of
the redevelopment area approval.
The regional mall site has a development
agreement with the City to allow an addition-
al 535,000 sq. ft. of commercial area above the
1,110,700 sq. ft. of space, which existed on July
1, 1991. The development agreement expires
in 2006. This area can be used as additional
commercial, office, industrial and /or hotel
building space. The development agreement
ties many of the mall's future development
activities to the regulations and policies in
effect at the time of its adoption.
Development Intensity: Development
intensity shall be determined in conjunction
with specific development review. Mixed
commercial and residential development
may be allowed if the residential units pro-
vide an incentive to develop retail use, if the
development is well designed, financially
beneficial to Cupertino, provides communi-
ty amenities and is pedestrian - oriented.
Residential: Up to 35 units per acre.
Commercial (sq. ft.)
2000 Built 1,110,700
Bui 1,902,56
Design Elements: To better integrate the
shopping mall with the surrounding commu-
nity, encourage any new retail development
to provide outdoor shopping experiences in
continuity with the present indoor shop-
ping. New office development should also
be pedestrian- oriented. To achieve this, pro-
posed projects should:
1. Parking Services: Avoid parking struc-
tures along the Stevens Creek
Boulevard frontage, and minimize the
height and bulk of parking structures
visible from public streets.
2. Linkages: Develop pedestrian linkages
between the industrial park and the
regional mall.
3. Active Retail: Provide active retail
uses facing the street or outdoor pedes-
trian corridor with connections to the
interior mall area, residences and
industrial park.
4 . Barrier -free Parking: Design parking
areas relatively free of pedestrian barri-
ers and shopping islands.
5. Street Presence: Site buildings to cre-
ate a strong street presence. Buildings
facing the street shall be designed in
consideration of the scale of the build-
ings across the street.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
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APPENDIX B - GENERAL PLAN POLICIES, HEART OF THE CITY PLAN AREA 33
6. Development Next to Residential
Areas: Reduce heights and increase
setbacks for new development pro-
posed adjacent to residential areas.
7. Pedestrian Amenities: Include pedes-
trian amenities: landscaping, furniture,
lighting, fountains, canopies, special
paving materials and other features to
enhance pedestrian activity.
8. Trees: Retain the trees along the I -280
frontage, Wolfe Road and Stevens
Creek Boulevard as much as possible
when new development is proposed.
Building Heights: Maximum of 60 feet if
there is a retail component and 45 feet if not.
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 33 of 36
34
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
Staf f
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
Winnie Lee
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 Cath Manzano, Beverly Cath Design
Michael Fornalski,
Michael Fornalski Illustration
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 34 of 36
AMENDMENTS BY CITY COUNCIL
35
Amendments by City Council
As of Sept 4, 2000
As of March 3,1997, amendments to the Heart of the City Specific Plan will result in a page revision date in the lower
inside comer of the changed page. Types of changes may include page- numbering, minor 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
ORD INANCE 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
CITY OF CUPERTINO - HEART OF THE CITY SPECIFIC PLAN
Page 35 of 36
CUPERTINO
City of Cupertino
10300 Torre Avenue • Cupertino, CA 95014 -3202 • 408.777 -3200 • www.cupertino.org
Page 36 of 36