Press Alt + R to read the document text or Alt + P to download or print.
This document contains no pages.
Ordinance No. 11-2079 19.28 Single Family Residential Zones (R1) ORDINANCE NO. 11 -2079
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO
AMENDING CHAPTER 19.28, SINGLE - FAMILY RESIDENTIAL ZONES, TO
IMPROVE READIBILITY AND CONSISTENCY AND MAKE AMENDMENTS TO
THE TWO -STORY DESIGN REVIEW PROCESS, PUBLIC NOTICING
REQUIREMENTS, STORY POLE REQUIREMENTS, AND STANDARDS FOR
SLOPED SINGLE - FAMILY RESIDENTIAL LOTS
THE CITY COUNCIL OF THE CITY OF CUP'ERTINO ORDAINS AS FOLLOWS:
Section 1. Statement of Purpose.
This ordinance amendment improves readability and consistency with other City ordinances. The
ordinance amendment also amends the two -story design review process, amends public noticing
requirements for discretionary review projects, removes story pole requirements for two -story
projects, and applies site development standards to all sloped single - family residential lots.
Section 2. Code Amendment.
Chapter 19.28, entitled "Single- Family Residential Zones," of the Cupertino Municipal Code, is
amended to read as shown in Attachment A.
Section 3. Severability.
Should any provision of this Ordinance, or its application to any person or circumstance, be
determined by a court of competent jurisdiction to be unlawful, unenforceable or otherwise void,
that determination shall have no effect on any other provision of this Ordinance or the
application of this Ordinance to any other person or circumstance and, to that end, the provisions
hereof are severable. The City Council declares that it would have adopted this ordinance and
each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that
any one or more sections, subsection, sentence clause, phrases or portions be declared valid or
unconstitutional.
Section 4. Effective Date.
This Ordinance shall take effect and be in force thirty (30) days from and after adoption as
provided by Government Code Section 36937.
Section 5. Certification.
The City Clerk shall certify to the passage and adoption of this Ordinance and shall give notice
of its adoption as required by law. Pursuant to Government Code Section 36933, a summary of
this Ordinance may be published and posted in lieu of publication and posting of the entire text.
Section 6. CEOA.
A Negative Declaration has been adopted per CEQA since none of the ordinance amendments
would have a significant adverse impact on the environment.
Ordinance No. 11 -2079
Section 7. Continuity.
To the extent the provisions of this Ordinance are substantially the same as previous provisions
of the Cupertino Municipal Code, these provisions shall be construed as continuations of those
provisions and not as amendments of the earlier provisions.
INTRODUCED at a regular meeting of the Cupertino City Council the 2nd day of August 2011
and ENACTED at a regular meeting of the Cupertino City Council on this 16 day of August
2011 by the following vote:
AYES: Wong, Santoro, Chang, Mahoney, Wang
NOES: None
ABSENT: None
ABSTAIN: None
ATTEST: APPROVED:
C:7<fr-74t /21/11, 7Z/
Kimberly Smith,1 Clerk Gilbert Wong, Mayor
2
CHAPTER 19.28: SINGLE - FAMILY RESIDENTIAL (R1) ZONES
19.28.010 Purposes.
19.28.020 Applicability of Regulations.
19.28.030 Permitted and Conditional Uses.
19.28.040 Permits Required.
19.28.050 Zoning Districts Established.
19.28.060 Development Regulations (Site).
19.28.070 Development Regulations (Building).
19.28.080 Eichler (R1 -e) Building Design Requirements.
19.28.090 Development Regulations —(R1 -a).
19.28.100 Permitted Yard Encroachments.
19.28.110 Single - Family Residential Design Guidelines and Principles.
19.28.120 Landscape Requirements.
19.28.130 Exceptions.
19.28.140 Minor Residential Permits, Two -Story Permits, and Residential Design Review
applications.
19.28.150 Findings.
19.28.160 Interpretation by the Planning Director.
19.28.010 Purposes.
R1 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 reasonable level of privacy to individual residential
parcels;
C. Ensure a reasonable level of compatibility in scale of structures within residential
neighborhoods; and
D. Reinforce the predominantly low - intensity setting in the community.
19.28.020 Applicability of Regulations.
A. No building, structure or land shall be used, and no building or structure shall be hereafter
erected, structurally altered or enlarged in an R1 single- family residential district other than
1
Ordinance No. 11 -2079
in conformance with the provisions of this chapter and other applicable provisions of this
title.
B. Notwithstanding the requirements of this chapter, a request for reasonable accommodation
may be made by any person with a disability, when the strict application of the provisions in
this chapter, act as a barrier to fair housing opportunities, pursuant to Chapter 19.50.
19.28.030 Permitted and Conditional Uses.
A. The following uses are permitted in the R -1 single- family residence district:
1. Single - family use;
2. A second dwelling unit conforming to the provisions, standards and procedures described
in Chapter 19.84, except for those second dwelling units requiring a conditional use
permit;
3. Accessory facilities and uses customarily incidental to permitted uses and otherwise
conforming with the provisions of Chapter 19.80 of this title;
4. Home occupations in accordance with the provisions of Chapter 19.92;
5. Horticulture, gardening, and growing of food products.
6. Residential care facility that is licensed by the appropriate State, County agency or
department with six or less residents, not including the provider, provider family or staff;
7. Small- family day care home;
8. The keeping of a maximum of four adult household pets, provided that no more than two
adult dogs or cats may be kept on the site;
9. Utility facilities essential to provision of utility services to the neighborhood but
excluding business offices, construction or storage yards, maintenance facilities, or
corporation yards;
10. 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 parking and
proximity requirements;
11. Congregate residence with ten or less residents;
12. Transitional housing and supportive housing.
B. The following uses may be conditionally allowed in the R -1 single - family residence district,
subject to the issuance of a conditional use permit:
1. Issued by the Director of Community Development:
a. Temporary uses, subject to regulations established by Chapter 19.124;
b. Large - family day care home, which otherwise 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;
c. Second dwelling units which require a conditional use permit pursuant to Chapter
19.84;
d. Home occupations requiring a conditional use permit pursuant to Chapter 19.92 of
this title.
2
Ordinance No. 11 -2079
2. Issued by the Planning Commission:
a. Two -story structures in an area designated for a one -story limitation pursuant to
Section 19.28.070 (J)(2) 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;
b. Group care activities with greater than six persons;
c. Residential care facilities that fall into the following categories:
i. Facility that is not required to obtain a license by the State, County agency or
department and has six or less residents, not including the providers, provider
family or staff;
ii. 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;
iii. Facility that is not required to obtain a license 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 boundary of
another residential care facility;
d. Congregate residence with 11 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.
3
o 0
. ° y "0 0 Do
N N 0
a)
c_, a) 0 Q
,...5. 0 • - '� •� `n
O � 0 • (.$,44:4, • 3 p N
a' N 0 1 to a) s.. • o
0 2 ^ . U c o bA U c - bA N CO.
p-' 0 N p a) N 0 o 0
cr. 3 s=1 , � -, : o v- 0
U i ce " �". o s.. • ,S, U i � �g L", 0
.- 0 "., •- al 0 a) "-• •
.. s ,
`~ N 3 0 0 °
0. 03 4., 4 cd o 5 a;
cn 0 0 U a) cd 0 �" N
2 ° 0 3 , P. c • N as
74 z
o -� �' CU
CI)
0 Q' bA O 'C 0 0 4-, a) a) =
•-. au oo 0 0 -0 :b o 3 6 4 L x . , °o • ." o0
. E 2 o k N �O 0 rn Q " bA 0 •° N `., .
cm C ¢'
c 0 up +-. a) - vi 0 >•, -0 00 V] p .�
0 U " 0 cd C Z , ,a r 1 =. 0 c+-1
7:3 r., 0 �; 0 • p 9 'd 4. 0 0 0 0 0
p ' 0 0 >G Z " V , �" , CI CA o 0 0 `) 4 +-A O b
4-. 0 a) a) a) S�" f9. "2 0 O a) O -, f.
• o �, > o 3 ��
o R .� ct z CT 0 °.' 5 0 " 0 p p o rn
0 O OEO�ZO 2 ° O�clI,� o�
._ • 0 0 3 a,
E H O p N cri 4 cn W '.5 H
a)
P.
bA 14 ++
O. --
a. d — � d
b
O .... 0 a.N N •
a) O '6, cd
00 0 bA O o w V) O
- + H
- C L _- o
_st ' o c a . Z a . —4 • U H
a ca, eel ¢ as v Q
O ,o N
4
o � o Cr
CIA NN °
'" o
, - d 0 O O ~
O N 3 N cn -0
k. O a) A4 9_,
\ `� bA J a
.4> ,- • 5 cn a) O .�
+' a. O -
O N � a �' 6 , S
a, C N 'o 'v •.
, . y
X p O Q to a. to
7-1 2 N N ' y - 0
CA
4- CA CA • .. a. bA `n ct 0
✓ VD p T! p . 7,d O a)
b Ct ° o 0 A� °
aS a) o o 4- ° �o
0
• -� O N a) cn
° ti 2 x ai >C O a) v ,
o .) a, a a) - p O
. � o W �� - t:10 a ° al
., Ct Q, ti) O t " , O p CI N 4O
1 s-■ bA al cn N C) d) �tO }^ ° �+
O
O } , ' N . v,
�o o �• 3
3 ° -E' =0 3 a,o` a� �, ° a,Y
O O b _ O
u .. O O O O S . O p a.:. ^ C ...
4.
4 o 0 '� • 0 -•• �~ $ 3¢ o Q C.) s. �� cf
cu c i ) sa. 3 c N 3 o bp a) o a 3 v.. ;d
F� H �i H O Q 0 - 03 H o a
V b1 1, b1 �
c , . � 3 U� b
d ...ce < - °2 Q3 A-4 W °?
Gn c ° a
_ �° N _
4.) ^ O p 64 a) ^" co. .6. C
• C=4 -4-, c7) Y N }- bA v
fa, =, Vl ti
• o °� oa�o �� k.M L) N O
Q v/ a, c.) r. a ^' L) o N
O °� W a " °� in .c> W) o -7. o
G O ^ - N 0 6 - a. al g 4' °� H N s:4 � ; • 's, p a' ° < d U U a,
as W c=:, d x
cr _ 0 a) co. a) V) . � a)
bn� �-o4.b > a , a , o
o .� o c, ,b o cl si.
j �� cC �3 'b Q. y N .. p U U
.-a 'd O I-, F. a) U \ .� O Z
OD O •vD C a)
N a CI p - ^' � 0., o c cr
• fa• .47... L7 - cu al .4
• r. . O c a) 0 .'
4
O 75 v —
O 0 • 0 ( , N 1( ao N C, Q C c)
,0 7-1 ,. r O >C a) C cd
.0., = 0 p. , l\ 0 a) a v � E O ¢•
• • �, � • 3 �� z 3 ter. 03
'.,:,,3 .■ O • O a) 0 s ,
v
Q W (� 4-I cd "0 5 oo -"
0 C N a) o
o o ; w �' a)
-d - '73 0 ^v o N w a) a
C� U O O O 0
cC O , � C" c 0 t cl U � y i"
o
... n u V) a vl V C c < cC
ao4 o
o -
w • E v
CV O • C., E
A N C D RI C _
� ..' r . 7 ,,. -4 . ,4 V
r r r
al N g y g ^ 2 .1 A F b 1D I:: 1..4
i i '
tea; Cr; d �C 3 �U A1.4 ei
o
'� 3 5 N cn ^ � C . ^-' p
5 1 cd • d " 4" N p
.. tz.
s�
x o- ..- 3 O I U O `p
.4_. 4• in*
a a) U vs
^
cat " O bO #, id � ••' ' s: cd ^C F ri
. a) Q O CA a) .. O vi_ N 'in
a , vs
C/) cd a NO ni 'fin. 'd O O a)
,-ti p o O t~ -, "O p 0 oo O
el p U p bA bA di O u, ..5., al O
O Op O b�A op � ' O . O CC in — © -. al " C) 4) Q . I1 U . a) U c b.)) el
.- . t~
cd � '� 0 - " O O
°A 3 - • a, ;0 o °°
. O .0 bA U ,I5 5 u) . N a N Q. N
Q a) Q. N N
• – c • o "" N a) z 4•• cd 4. a) N .-i ., OA
�) • a a) .C- • m �� �� a 0) o ~ b 0 0
`
N O� bA 0 N 'C bA sU a) O U 0, 0 O
t~" C " " CI., + - ' cn C -� O � a) N
(1 = 3 - - - - cn — a) • !DA „ .. r1
• a) o su g v _ b A �]. Q. c y c . , bA
• 'd bA cd Q a) •-• _
O �” ai • '0 1.7.,' U 0, a) cd cd 0 s?. p ^.
a y U O '� g ' ' — .d A o . =
C cct A O U_ • 5, 4, bA t g 4 ' . 11 C O N a) E
C © M . • r., v) cd
a n I 3 b ad J d u, cd o _. � `O 0 el
• ,•:•:.', . .. bA vl z — _a N b C -d s..
a)
ad
O 7 0
0 0 . cd
1.4
bA 0 c.
cn cd O 4
cC U a) a) a)
N w 0 4i
� 'O O ct in
c d N cd
a) a) a) O . -5
p = o • 3 a)
b o o c a)
+, w °'
cd
. E `` -� cn
y Q., -O a� `+-+ O
... b - w on _,
cn
▪ ¢ ' N U U - ' - cd
`�� 0
a, v' O y O p • '-' O
N, 0 � �. p a U �,
• i.. �.• .... C.3 c 0 cn s•. c,U., ...0 cn "C a ' c0 yUy U U t. s. 0 c 0 O O U
�p 3 O O i cu 3 N
0 O N p cd `4-•
^� 0 X3 N, 4)� 0
fl. —
ad ti U O 'C
u U r o 0 3
cl o 0 3 0 U ,0
N O 4 Q 0 Z O
• o '� p�"G�'' OI. 0 • O
in cd cn O cd O a) a> ¢..- v
^ , Z w d .0 as 4. 4. 6 /
a o w °
y
r.+ 0 n O Cd c 1. "C 0
= h O 4 O Ow "y„ t.r 6 O . ._ O 3 U b "O ,� w Z 0 • C O it.
E cK e.., rte.+ �+ a) CI a] ii 11 C "C a O N
L ' .cs
t o E .4-, k 0 L L O ,-••-, • I... / V1 v) bA U H ^� � �"", L". •� 7' W C� C ,
e d L 0 = vi -6 L . L"" , w., V] �, Cd C� C. . � a4 U O U u. y h 44 O 6 C3.0 w .i cd D U N U 7 i5 -- Cy
u CO 0U • © W
a
+� g c U ) a) Q, O
}•, 4• ¢, 0 . 4-, a)
U U .� k 0 U -0
cd cd a) '0 0" a)
0 (+1 0 0 o g RI 3
b.° >, t:11) C)
O\ a) • FA • r, (/) y a 0 ^C3 O
a) • g '- a) i. E O
' T R �3 a) 0 ca + r
•� c O O e •5' 0 C1
eI., a)
bA
0 U O bA U 7:3 er N ., a)
O 3 � c ,- C a) ., bA cC
U 0 N
. U U U Q O a) 24. al) • O O ��- O cd 4 0 3
p a) pp � ..... oo 0 4-, • ti bA -p bO
' 4 N c_ N O v� .� g p ,-.
• g a) O O U Ch 0 O a) 01 , ,, a M. cc U 0
N 0 4 --, O .� >' r C).0 o y p... 0 .,4~ bA o
U _ U to 0 'd O by 0 '� • }, • $- 0 cd
O O , O •
V) cd � . • ' C". cd v�
N s. O a) $ a) m f, • a p cCt
• ., O 3 p . •r, O �, O 0
a, ct s-, W s., 0 0 W s•, 0 • • 4-, .0
Y M 0 0
g 4� yp, al = 4-4 s---' g 5 vi �•, 0 N O cC . $-,
N d' • N • to ~ + "CS 0 O r + Q" N
cn "0 O N a) 'C N 0 O bA i]., cc,-4 aS U O
. ,
a) ._, •0 3 o — 3 U a) 4� E N
a) • .. U ,, .fl p U ›, E o • °A o c, 0
0
a • a a v� a s .� a a c o 0 0 CU O
0 a) O a) a) U 0
0 0 0 p.
i Q) �+ N r + 4 4-, 4, 4.1 . . c�, 4-4 4� U ti a) 4., 4-4 4-, 4� ,-+ 12 g v7 - d N N N O — rq N O N 4d; , N 0 O N NO Z V]
o vi •s: +-,
U u 3 0
0 0 -a) m ^ 4 a? JD v) oci
� • , U . •� ., 'o ' o rig Ch o I. . Z
M ,..; N d .p - U M o .. 5-0 . - • I N M U ,
f� 3 O U O
b
a)
a)
IS a) �, o
p a) c•� .0 b n > 0 tea) act
c a) 0 -- a)
Q" a > &•- 0
:a
bA 0O N c - 0 U U
O 0 + p a O)
o 0i • 0 >, N N a) ' N •
'� -5 -0 0 0 s. 0 Cp • > , . ." -
>, > 0 0 a) 0 a) a Z a) -0 cn O
,J21 .4 0 bA t1. .sue 1) 4• ' +i
V)
c:4 0 3 Q 0 0 1) o cd a) s ., �,
v) O • O x t al
v 1.73' .4 $... U z •0 ' � U 4 N •4 0 E,
p cn cd
N o r E U hl 3 CI ft:$ on 0— .z a)
3 a) 0 .5 c3 o .� a oo
tic 0 0 E ~ .. v 5 . O > -4- s.
-•' a) o. p >O p -
�' v U 4 .a) N p O v i
a) ,.. d t. k a) pp � N +J U N O
• C4 H N a) ' a) O O >
bA M •.. p
• p N p N O ,. O - '. b ' ,. O - U
• el �� p o o o 1) o N .d — a4
? o • 3 0 -0 3 0 t
44-I b E N 30 0 o o.
3-4 E 3 U a) U a) 0 c O Q o cd a) a> 0 0
� c M c }" a) o d x w 0 0
>,
E— U • r.7 : '. cd Z • Ct -Ei z
I:4 O p v� ° .,--4
-] H 5 N cd c» a 3 , H sa. cd o
w
u bA an C,
0 6, .:, • b A •• v " • , - , 4.• 7 0 + tt
t• •ti a,�.a c E �•- . .
.4-
^.c w bA
a 6* CY . - . . o y •- 0 D o • - 0 e�
:: W a Q 8- E-+ 41:2 N 3 w W sy •0
N M V'; N M '� p
0 4
O O
O 0 ' n C 0 0 cn
0
O
U cn cn rct • .. �, cd �,
b 0 o 3 N
.D O OU O 0 O
T3 v U i U O N 40, N up o
.p 0 N
cd O ,
• 0 4) rd "4.9, 0
N p O • 0 0
Q. -4 O O O 'Y U O
00 a) 0 r=4 O Cr 0
O Y y) O — p
z3
o . r C3 01) b ., . & s.•
ate) 0 4; 0 CO -d 0 cd 00 Ct •L9
C..) 4. 6 0) - 0 O up . � a.
. O .r,
O .-. N .-• N N "0 O O ) g..0 O U c)
a cu o �., N .4 p• U a) p p 0 czs v) O
bA U 4 O .-. ,4 •- 0 ¢ , N 0,6 N oc; 0 bo
N
c� Q 0) ,... N N -- 0
cA C4 6/0 v a > •" . c/) O "0 0 .O .. 0
up 0 O Y � 0. " ., Q) X to U "O v) v 4, y 0 v)
V U O cd , 4 4) 0 0 0 n O 0
O ' . A N a) O N ..0 C� N N O Q ~
o
" C v — a) 0 0 v N >' , y a 3 O VD tt
N G) N N 0 ��"i U �" as "r7) o U U at
r
a ) A .4 O O O �,
�, . N O N .-+ O 0 0 ca .. it E 17
• ri 0 O U o N y. c ; 'y
� " U U .0
0
• id p ti) N cd " O ,) a O N 6 ) h "O .0
up as �� c � x ,�
' '' . 0 � bo b 4. al ,4 0 °+) 'O o 6 CTS 6 0 0 + c
0 cd ,--, c O • U O ...a bA c d U 4 0 4" .A. .O 6
• "10 bp _ C L . E, • •-, Q) V Cd O 4~
.4 ii a? ^. pp N O ,4 - by O ^" — a) p O O G' CC L.
U .- Q,,, O O cd ; c� O1 — — + i ce „ G
cC w CA 0 O O ,� $., .4 k CI ' t3 s, ea Cd ea -4 E O ci. N W H to H W 3 co
a .. ° ., a4 - ,, H , a1 U Q • 4_, - c4 H i Aa U A
y O
^
M 3
cd ,� .. O .O p a3
}' U N - 0
Z bA . O a3 al
• to ^ -d cp z cu O .,
• - i > ,,, •4 -d �' a) a)
� O 4• " 0 t.. •7' N O O N • O
��"i kr) • 0 a - C'S 4� O 0
L: 4� Q. O U N
L E Q N bl] O c� 6.
= O tu p O t•. 0 Vl O E w E
U U a3 U +- O W O 4 at ,.., as
O N N N tU a) N . � O •4j V (2 (2 42 E w 4ai - c �O 0 .1 1. S ct 4.) O 'r) ,. kr) O 'O U 0 0 t N .„ U U Q.
C/A r M N --1 4-4 c C� N 'O Z at . aS v)
MI ..o •5 •0 a3
O N s + 'd ... 'C .N
^ 6" N v • O a3 aS i .
— N . - 4-. 9 0 s.. g 0 .^-. N
W c4
U ��i .. 0 O N aS
O O ,� a3 . - ,— O O O
O 0O 3 4 4 4r ' 4-4 O O O
00 __ O " > O 5 =1. O 0 00 00 00
N N i aS O c E c U N N N
3 .• 0 kn 4-4 — — .■ N VI
0 ° o N
Q x 0 -o 4� -2 a) N O a) 0 0
o L. v) .O VD s. �' -- p p ' E C/D (ID VD
O C cd L.
= r) o p � o 2 0 0 3 z E 4) 0 0 0
' 0 L. c a; 4 - , c +, 4. - c O z U z • F N N
a4 '' o a4 o o rx N E—∎ H 4 v N rx C4 r:4
C. - .0
O a> tC
CL t U.
E a) y
Jr
0 ,% O
^0 0 11 a � s.
u a) t L.
4.
�� 6 0 r:" ba
.2 ai
U tt CI
✓ cu bA • cn '0 cn �: u v
C� v� O �" ^ bA C� bA .N
b
N >,
ccn ct $.. D p L + 0 '� . . is
to 3 c 0 0 0 4. L �'
- "0• ., u 0 -c 0 Cb
c Lv"' - v :� w � o c 8
w
•-1 at .D N a! .c; U M 0 .-i N W4 V .-:1 N
W w c
a) V U
0 W 0 'd .i Q.
a t N cn
C A O is — O 7 U •
O p 0 p
. a) 'd p '-. O ..2 O
- U 0 0 .1 0 yam.., Y O
to ."., 4-I 00 C/) • 5' N te, . N
0 N — t .fl 4-4 N w
0 O
O ... 'd . �" it Sy O Vl kr)
.0 0 : N g
N cU - 0
CI VD tu r> 00 Sal
'O .. g ^O u t ~ `� -0 -0
.fl = U b C '4 2. 0 .� r -,
a) c- . cd
-� E . • 0 - 0 0 0 -0 ccn c a n
q 0 0 �� cn a. ;"
, 0 it >' O
O ag 0 0 U
0 a) al :: 0 . 0 'r cG al 0 0
i-. ...-. .� S . Q ' y '" 0 $ O v) v)
i ► � , I U f . e 6 j ct Q ' CCS F, c., �,
++ i•, O
O � o o � . O > O 0 - 0 0 � O #)i ' � O
O O . I.
N N N <-1 N ocS + U ^O to y U CC U 0 �� 0 0 N
CT 2 'd ; . to a)
0 4: c.2.4 t 'd u '~ u 0 0 0 0
w
a 0 i 0 0 0 0• k oA Al 2 a) u 'y 0
v) vA vA v) c a, � a, Q
0 0 0 0 0 E' .; a o
. 0 N � f CI 0 1 n O v1 O U
W 4 4 g-, W 6 v1 c.3 7 a to M M M a4
-2 '��E 0
u 44
��
0. ci cu cu
,� O 04 O
,L' o . 1=1 i O . ;b y Zs
a e) 0 0 0 0
s ue . • aa a, 4" co • -Z >e -4., •4••• 4+ = bA 0 0 ;� a) a) a) V u u
. •� �r. j, O et ea et
_ i p0 CL �� y U qA y d] �' '#) co h V) uJ
El. v .bt • ej p0 6 4 .v = bA a
4r E 7
- M 4 V7 /4 N M ,� '7 O v4 N y CA
ti ■ Q. Q. a
4.
4., 0 O
a) ,-_, 0 4 4 0
., o o o v ;
M p O .. co
u 0 y � N
to «3 p s. O s�
^ x ^C a) N O 0 • ..,
N U a)
-7) b U cd cd 2 O cd ¢ CO
y s.-. O N 6 t..), "0 ,c U U .SG N � , cll U 0 > U • CZ: v...
O
0 a) . . _ D CU
`n O 0 v" O f1, M 0 O cn a)
cw cd
_0 c a d i.;
...< y O V
s: tb 3 al 0 •-0 cn y .� a) M cCS a . s , O
5 to s..
• .4 -O .b t4--4 4-, U 0 a vUi
a) OU V s� r , 4. cn U 3 p N
al) 7:1 , -. f'. `—' s-, N a) '�' O O y., ,.r �.,' CI
O O Cr D p a) U U 4 N 'd `" +--�
s.• "d c d N >> -4-' N p C O U 'd O v s� p C/�
0 0 • "' • >, 3 x 0 a) 3 o '� o 06 ° Cr -o
to
o
a 3
04 O cd c9 N .7, C O a) 0 s a' ti O v
a) E • O 0 O >. 0• cd N cd U a)
O 4 4 cn N } a) O 4; cn N 0 c .
0 o a� o 0
in
0 O-D OU y >C E A., > , , O U O O 4 o cd o O a) a) 4 • U - ct3 -0
0
v cad v ° cd �' u a °)
0 p. o cd 6 '� H as a) H Z o 2 v 6. o p cd
4 = °' d • o v) a. r%1 • • • a� 4° Q 2
W 1 E
- d
>0 o o 0 r'
a, CY
° �+ c "to E
O.) as a
›" •pr C y y C C. CL E G 0 ©
y 44 — = 44 0
0
o c- 1 r u 0 O V C. X1.44 )
1. V > p o' p p 0 '" p p ti v
Op a) E W C d 4. .5 V a N a CL N 0 U. C4 d
N L
°∎ H A.+ d C� V A W [-T4
0
tu
N
o
N
cd
U N 4)
O
Rt i, >, O
tt
• E 'n N
? o 0 fa,
..� O r +�+ O f.
,0 0
19.28.110 Single - Family Residential Design Guidelines and Principles.
Any new single - family residential house or addition to an existing house shall be generally
consistent with the adopted single - family residential guidelines in Sections 19.28.110 (A) and (B).
A. Single - Family Residential Design Guidelines for all projects.l' 2
1. There should not be a three -car wide driveway curb cut.
2. No more than 50% of the front elevation of a house should consist of garage area.
a. In the RI -a zone, the maximum width of a garage on the front elevation should be 25
feet, which will accommodate a two -car garage. Additional garage spaces should be
provided through the use of a tandem garage or a detached accessory structure at the
rear of the property.
3. Living area should be closer to the street, while garages should be set back more.
4. All roofs should have at least a one -foot overhang.
5. Porches are encouraged.
a. In the R1 -a zone, the following porch design guidelines apply
i. 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.
ii. Structural supports should be designed such that the appearance is not obtrusive or
massive.
iii. The use of large columns or pillars is discouraged.
iv. The eave height for a front porch should not be significantly taller than the eave
height of typical single -story elements in the neighborhood.
v. Porch elements should have detailing that emphasizes the base and caps for posts
and fence elements.
6. In R1 -6e and R1 -a zones, entry features should not be higher than 14 feet from natural
grade to plate.
B. Two -Story Design Guidelines. 1 ' 2
1. The mass and bulk of the design should be reasonably compatible with the predominant
neighborhood pattern. New construction should not be 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.
2. The design should use vaulted ceilings rather than high exterior walls to achieve higher
volume interior spaces.
3. Long, unarticulated, exposed second story walls should be avoided since it can increase
the apparent mass of the second story.
a. In the R1 -a zone, all second story wall heights greater than 6 feet, as measured from
the second story finished floor, should have building wall offsets at least every 24 feet,
with a minimum 4 foot depth and 10 foot width. The offsets should comprise the full
height of the wall plane.
4. The current pattern of side setback and garage orientation in the neighborhood should be
maintained.
5. When possible, doors, windows and architectural elements should be aligned with one
another vertically and horizontally and symmetrical in number, size and placement.
16
6. In the R1 -a zone, windows on the side elevations should
a. Be fixed and obscured to a height of 5 feet above the second floor;
b. Have permanent exterior louvers to a height of 5 feet above the second floor; or
c. Have sill heights of 5 feet or greater to mitigate intrusion into a neighbor's privacy.
C. Residential Design Review Principles.
Two -story homes subject to design review per Section 19.28.040 (E) (except in R1 -a zones) shall
meet the residential design review principles below. The City of Cupertino Two -Story Design
Principles are attached hereto as Appendix A and are incorporated herein by this reference.
1. An identifiable architectural style shall be provided;
2. Design features, proportions and details sha1.1 be consistent with the architectural style
selected;
3. Visual relief deemed to be appropriate by the Director of Community Development shall
be provided;
4. Materials shall be of high quality;
5. Ensure building mass and scale;
6. Design with architectural integrity on all sides of the structure; and
7. The design shall reflect symmetry, proportion and balance.
Notes:
'Refer to the Eichler Design Handbook- Fairgrove Neighborhood for additional design guidelines
in the R1 -6e zone.
2 Nonconformance with the design guidelines in the R1 -a zone shall be considered acceptable
only if the applicant shows that there are no adverse; impacts from the proposed project.
19.28.120 Landscape Requirements.
To mitigate privacy impacts and the visual mass and bulk of new two -story homes and additions,
tree and/or shrub planting is required. The intent of this section is to provide substantial screening
within three years of planting.
A. Applicability. These requirements shall apply to new two -story homes, second -story decks,
two -story additions, modifications to the existing second -story decks and /or new windows on
existing two -story homes that increase privacy impacts on neighboring residents.
1. These requirements shall not apply to:
a. Skylights
b. Windows with sills more than 5 feet above the finished second floor
c. Obscured, non - openable windows
d. Windows with permanent exterior louvers to a height of 5 feet above the second floor;
e. Non - operable windows with obscure glass to a height of 5 feet above the second floor;
f. Windows with a sill height of 5 feet minimum above the finished second floor; and
g. When waivers have been obtained by all affected property owners
17
B. Planting Plan. Proposals for a new two -story homes, second -story decks, two -story additions,
modifications to the existing second -story decks, and/or new windows on existing two -story
homes shall be accompanied by a planting plan which identifies the location, species and
canopy diameter of existing and proposed trees or shrubs to meet the requirements in Section
19.28.110 (C) below.
C. Planting Requirements.
1. Front yard tree planting.
a. The tree shall be 24 -inch box or larger, with a minimum height of 6 feet.
b. The tree shall be planted in front of new second stories in the front yard setback area.
i. In the R1 -a zone, the tree shall be placed to where views from second story
windows across the street are partially mitigated.
c. The Director of Community Development may waive the front yard tree based on a
report from an internationally - certified arborist citing conflict with existing mature
tree canopies onsite or in the public right -of -way.
2. Privacy planting.
a. New trees and /or shrubs are required on the applicant's property in an area bounded by
a 30- degree angle on each side window jamb.
i. The following is required for all side and rear yard- facing second story windows in
the R1 -6e zone:
• Cover windows with exterior louvers to a height of 5 feet above the second
floor; or
• Obscure glass to a height of 5 feet above the second floor; or
• Have a window sill height of 5 feet minimum above the finished second floor
b. 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.
i. In the R1 -a zone, the minimum height of privacy trees at the time of planting shall
be 12 feet.
ii. In the R1 -a zone, privacy planting shall have a minimum setback from the property
line equivalent to one - quarter of the spread noted on the City list.
c. The trees and /or shrubs shall be planted prior to issuance of a final occupancy permit.
3. Waivers.
a. New trees and /or shrubs are not required to replace existing front or privacy trees or
shrubs if an Internationally Certified Arborist or Licensed 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.
c. The privacy mitigation measures 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.
4. Covenant. The property owner shall record a covenant with the Santa Clara County
Recorder's 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
18
Building Division. This regulation does not apply to situations described in subsection
(C)(3)(b) of this section.
5. 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.
6. 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
19.28.130 Exceptions.
Where results inconsistent with the purpose and intent of this chapter result from the strict
application of the provisions hereof, exceptions to sections 19.28.070, 19.28.080, and 19.28.110
may be granted by the Design Review Committee. The specific procedural requirements shall
follow Section 19.28.140.
19.28.140 Minor Residential Permits, Two -Story Permits, Residential Design Review, and
Exception applications.
A. Procedural requirements.
1. Written notice, mailing radius, development plans, and public comment period.
a. Upon receipt of a complete application, a notice shall be sent by first class mail to all
affected owners of record of real proper :y (as shown in the last tax assessment toll)
abutting the subject property (including properties to the left, right, and directly
opposite the subject property and properties located across a street, way, highway, or
alley, and shall include owners of property whose only contiguity to the subject
property is a single point).
i. For Residential Design Review applications in the R1 -a zone and R1 Exceptions,
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.
b. The notice shall invite public comment by a determined action date and shall include a
copy of the site and elevation development plans, 11 inches by 17 inches in size. For
Minor Residential Permits, Two -Story Permits, and Residential Design Review
applications not in the R1-a zone, a public comment period of 14 calendar days shall
commence when the written notice is sent by first class mail.
2. Posted notice. For Two -Story Permits and Residential Design Review applications, the
applicant shall install a public notice in the front yard of the subject site that is clearly
visible from the public street.
a. The notice shall be a weatherproof sign, at least 2 feet tall and 3 feet wide firmly
attached to a 5 foot tall post.
b. The notice shall be placed at least 14 days prior to the decision/public hearing and
shall remain in place until an action has been taken on the application and the appeal
period has passed.
19
c. The sign shall contain the following:
i. The exact address of the property, if known, or the location of the property, if the
address is not known;
ii. A brief description of the proposed project, the content of which shall be at the
sole discretion of the City;
iii. City contact information for public inquiries;
iv. A deadline for the submission of public comments;
v. At least one of the following visual representations of the proposed project, at least
11 inches by 17 inches in size in black and white or color:
• Perspective drawing or
• Three - dimensional (3D) photographic simulation
d. The City shall approve the perspective drawing or 3D photographic simulation prior to
posting.
3. Decision.
a. For Minor Residential Permits, Two -Story Permits, and Residential Design Review
applications not in the R1 -a zone, after the advertised deadline for public comments,
the Director of Community Development shall approve, conditionally approve, or
deny the application only upon making all of the respective findings in Section
19.28.150.
b. For Residential Design Review applications in the R1 -a zone and R1 Exceptions, the
Design Review Committee shall approve, conditionally approve, or deny the
application only upon making all of the respective findings in Section 19.28.150.
4. 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.
5. Appeals. Any interested party may appeal the action pursuant to Chapter 19.136, except
that the Planning Commission will make the final action on the appeal for Minor
Residential Permits, Two -Story Permits, and Residential Design Review applications not
in the R1 -a zone. The appeal period shall expire 14 calendar days after the decision.
6. Expiration.
a. Unless a building permit is filed and accepted by the City (fees paid and control
number issued) within one year of the permit approval, said approval shall become
null and void unless a longer time period was specifically prescribed by the conditions
of approval.
b. In the event that the building permit expires for any reason, the permit shall become
null and void.
7. Extension. The Director of Community Development may grant a one -year extension
without a public notice if an application for a Minor Modification to the permit is filed
before the expiration date and substantive justification for the extension is provided.
20
8. Concurrent applications. At the discretion of the Director of Community Development,
applications can be processed concurrently with other discretionary applications.
Note:
Perspective drawing is defined as a rendering of a three- dimensional view depicting the height,
width, depth, and position of a proposed structure in relation to surrounding properties and
structures when viewed from street level.
19.28.150 Findings.
Sections 19.28.150 (A), (B), (C), (D), and (E) set forth the findings required for a Minor
Residential Permit, Two -Story Permit, Residential .Design Review, and R1 Exception approval.
A. Minor Residential Permit Findings.
1. The project is consistent with the Cupertino General Plan, any applicable specific plans,
zoning ordinances and the purposes of this title.
2. The granting of the permit will not result in a condition that is detrimental or injurious to
property or improvements in the vicinity, and will not 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.
B. Two -Story Permit Findings.
1. The project is consistent with the Cupertino General Plan, any applicable specific plans,
zoning ordinance and the purposes of this title.
2. The granting of the permit will not result in a condition that is detrimental or injurious to
property or improvements in the vicinity, and will not 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.
C. Residential Design Review Findings.
1. The project is consistent with the Cupertino General Plan, any applicable specific plans,
zoning ordinance and the purposes of this title.
2. The granting of the permit will not result in a condition that is detrimental or injurious to
property or improvements in the vicinity, and will not be detrimental to the public health,
safety or welfare.
3. The project is harmonious in scale and design with the general neighborhood.
21
4. The project is consistent with the two -story design principles and generally consistent with
the single - family residential design guidelines.
5. Adverse visual impacts on adjoining properties have been reasonably mitigated.
D. Residential Design Review Findings, R1 -a zone.
1. The project is consistent with the Cupertino General Plan and Title 19 of the Cupertino
Municipal Code.
2. The granting of this permit will not result in detrimental or injurious conditions to the
property or improvements in the vicinity, or to the public health, safety, or welfare.
3. The project is generally compatible with the established pattern of building forms,
building materials, and designs of homes in the neighborhood.
4. The project is generally compatible 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.
5. Significant adverse visual and privacy impacts as viewed from adjoining properties have
been mitigated to the maximum extent possible.
E. RI Exception Findings.
1. The literal enforcement of this chapter will result in restrictions inconsistent with the spirit
and intent of this chapter.
2. The proposed development will not be injurious to property or improvements in the area,
nor be detrimental to the public safety, health and welfare.
3. 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.
4. The proposed exception will not result in significant visual impact as viewed from
abutting properties.
19.28.160 Interpretation by the Planning Director.
In RI 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.
22
STATE OF CALIFORNIA )
COUNTY OF SANTA CLARA )
CITY OF CUPERTINO )
I, KIMBERLY SMITH, City Clerk and ex- officio Clerk of the City
Council of the City of Cupertino, California, do hereby certify the attached
to be a true and correct copy of Ordinance No. 11 -2079, which was enacted
on August 16th, 2011, and that it has been published or posted pursuant to
law (G.C. 40806).
IN WITNESS WHEREOF, I have hereunto set my hand and seal this
9th day of June 2011.
KIMBERLY SMITE' , ity Clerk and Ex- officio Clerk
of the City Council of the City of Cupertino, California
ordinance certificate
