109-8. Additional information on two-story design review, noticing, story poles, and R1-20/single-family residential lots.pdf
City of Cupertino Limited Single Family Ordinance ReviewWorkshop May 24, 2011
Additional Information on Two Story Design Review
Background:
Prior to 1999, the City did not require design review for two-story projects.
In September 1999, the City Council approved amendments to the R1 Ordinance for prescriptive
regulations related to two-story wall heights and entry feature heights.
In April 2000, the City Council approved amendments to the R1 Ordinance to shift two-story design
review to the Design Review Committee (DRC) for homes with total floor area ratios > 35% FAR.
In February 2001, the City Council approved amendments to the R1 Ordinance to include two-story
design guidelines. Two-story proposals not generally consistent were deferred to the DRC.
In May 2005, the City Council approved amendments to the R1 Ordinance to include additional two-story
design guidelines for regular R1 and R1-a zones and defer design review to City staff for all two-story
projects (except in the R1-a zone which are reviewed by the DRC) not requesting exceptions.
In April 2009, the City Council approved amendments to the R1 Ordinance to allow City staff to consider
second to first floor ratios greater than 45% provided that certain design principles are met. Detailed
examples of the design principles were included as an appendix to the ordinance.
Existing Two-Story Design Review Process:
Residential Design Review (Two-Story Permit) planning approval by City staff
o Second to first floor ratio >45% projects require review by City’s architectural advisor
Two-story projects in R1-a zone require approval from the DRC
Existing Design Guidelines/Principles:
ndstndst
2 to 1 2 to 1 floor Second stories in R1-a
Architectural Style -- Provide an identifiable --
architectural style
Consistency with Style Design features,
-- proportions, and details --
shall be consistent with
the architectural style
Architectural Integrity Design with architectural
-- integrity on all sides of --
the structure
Visual Relief Visual relief deemed to
-- be appropriate by the --
City shall be provided
Exterior Materials -- High qualitymaterials --
Symmetry, Proportion, Shall reflect symmetry,
and Balance
-- proportion, and balance --
Mass and Bulk/Scale The mass and bulk, and Ensure appropriate mass The mass and bulk, and
scale of the design should and scale scale of the design should
be reasonably compatible be reasonably compatible
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City of Cupertino Limited Single Family Ordinance ReviewWorkshop May 24, 2011
ndstndst
2 to 1 2 to 1 floor Second stories in R1-a
with the predominant with the predominant
neighborhood pattern in neighborhood pattern in
terms of building forms, terms of building forms,
roof pitches, eave heights, roof pitches, eave heights,
ridge heights, and entry ridge heights, and entry
feature heights feature heights
Entry Feature Height
E ntry features should not
--be higher than 14’ from
natural grade to top of
plate
Porches
Porches are encouraged
Interior Space Volume The design shall use vaulted ceilings rather than high exterior walls
Curb Cut
There shall not be a 3-car wide driveway curb cut
Garage Width on Front No more than 50% of the front elevation should
Max. width of 2-car
Elevation
consist of garage area
garage is 25’
Additional garage
spaces should be
provided through the
use of a tandem or
rear detached garage
Garage Setback to Living area should be closer to the street while garages should be setback more
Living Area
Side Setback and Garage
The current pattern of side setback and garage orientation in the neighborhood
Orientation Pattern
should be maintained.
Second Story Walls
Long, unarticulated, exposed second story walls All second story wall
should be avoided heights >6’, as measured
nd
from the 2story finished
floor, should have
building wall offsets at
least every 24’, with a
minimum 4’ depth and
10’ width
Second-story windows Windows on the side
should be fixed and:
Obscured to a height
nd
of 6’ above the 2fl.
--
Should have
permanent exterior
louvers to a height of
nd
6’ above the 2 fl. Or
should have sill
Window, door, Doors, windows and architectural elements should be aligned with one another
architectural alignment
vertically and horizontally and symmetrical in number, size, and placement.
Roof Eave Overhang All second story roofs should have at least a one-foot overhang
Additional Information on Noticing
Background for Two-Story and R1 Exception Projects:
City of Cupertino Limited Single Family Ordinance ReviewWorkshop May 24, 2011
Prior to 1999, the City did not have noticing procedures for two-story and R1 exception projects.
In September 1999, the City Council approved amendments to the R1 Ordinance to require written
noticing to property owners adjacent to and across the street from two-story and R1 exception projects.
In February 2001, the City Council approved amendments to the R1 Ordinance to require written noticing
to owners within 300 feet of two-story and R1 exception projects.
In May 2005, the City Council approved amendments to the R1 Ordinance to require notice boards in front
of the property and 11”x17” plans to be mailed to affected property owners for all two-story projects. In
addition, separate noticing radius and notice board requirements were created for two-story projects with
<35% FAR (Level I) and projects with >35% FAR (Level II).
Existing Requirements for R1 Projects:
Two-Story Two-Story Minor R1 Exception
Projects with Projects with Residential Projects
Total FAR Total FAR Projects
(Level I) (Level II)
Mailed Notice and11” x 17” YesYesYes Yes, but plans
plan set only sent to
property
owners
adjacent to and
across the
street from the
project
Mailing radiusTo property To property To property To property
owners adjacent to owners within owners adjacent owners within
and across the 300’ of the project to and across the 300’ of the
street from the street from the project
project project
2’x3’x5’weatherproof notice Exact address of Exact address of
board content the property, the property,
description of the description of the
project, City project, City
contact contact
information for information for
public inquiries, public inquiries, ---
deadline for deadline for
submission of submission of
public comments, public comments,
and an 11” x 17” and an 11” x 17”
black and white color perspective
orthographic rendering of the
rendering of the
front of the
front of the house.
house.
Two Week Comment Period YesYesYes No
Two Week Appeal Period YesYesYes Yes
City of Cupertino Limited Single Family Ordinance ReviewWorkshop May 24, 2011
Additional Information on Story Poles
Background:
In May 2005, the City Council approved amendments to the R1 Ordinance to require story poles for all
two-story projects.
Existing Requirements:
Story poles are required for all two-story projects (the City also requiresa black & white or color
perspective on the notice board).
o 2 foot high plastic snow fencing is required where the roof meets the wall and along roof ridges.
o Required to be in place when through 2-week public comment period and through 2-week appeal
period.
o Required to installed by a licensed contractor and certified by a contractor, architect, or engineer.
Other cities that require story poles-Los Gatos, Saratoga, Los Altos Hills
Additional Information on R1-20/R1 Sloped Lots
Background:
Prior to 1993, the City had limited policies and guidelines
regulating properties located in the hillside area.
The General Plan of 1993 incorporated more extensive
development standards intended to minimize negative
impacts on hillside resources. In that same year, the
Residential Hillside (RHS) Zoning District was revised with
a set of comprehensive hillside development regulations.
In September 1999, the City Council approved amendments
to the R1 Ordinance applying hillside standards to buildings
proposed on portions of R1 lots with slopes of 30% or
greater.Existing R1-20 lots shown in shaded area
In February 2005, the City Council approved amendments to the R1 Ordinance applying hillside
standards to R1 lots with an average slope of 15% of greater.
In May 2007, the City Council approved amendments tothe R1 Ordinance applying hillside standards to
R1 lots located west of the 10% hillside slope line as defined in the General Plan, in addition to lots with an
average slope of 15% or greater.
In October 2007, the City Council approved amendments to the R1 Ordinance to only apply select hillside
standards to R1 lots in a specific geographic area at the toe of the Cupertino hillside (R1-20).
City of Cupertino Limited Single Family Ordinance ReviewWorkshop May 24, 2011
Existing Standards for sloped lots zoned R1-20:
R1-20 standards
Grading Limited to 2,000 s.f. pad area, 2,500 cubic yards, cut plus fill. Additional grading
requires Planning Commission (PC) approval.
All cut and fill areas are required to be rounded to follow natural contours and
planted with landscaping that meets RHS requirements.
A licensed landscape architect is required to submit a plan to prevent soil erosion
and screen out cut and fill slopes.
Floor area ratio
Limited to 45% of the flat pad portion, buildings located off flat pad require PC
approval
nd
2Floor Area
Unlimited provided total FAR is not exceeded
nd
2Floor and Balcony
No separate process
Review Process
Retaining walls >5’ required to be screened or faced with decorative materials
Fencing Open fencing unlimited, provided not higher than 3’ in front yard; solid board fencing
limited to a 5,000 s.f. site area (excluding house).
Protected Tree Removal Up to 2 protected trees allowed to be removed for the building pad. Additional
removals require PC approval
nd
Other Standards in the Other development standards in R1 apply except for FAR restrictions and 2Floor
R1 Ordinance
Area