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The following administrative changes were made to Ordinance No. 1699
1. The final version of the Heart of the City Specific Plan was added on 4/19/19
CITY OF CUPERTINO
Heart City
�-;pecific Plan
WW,k.—
HEART OF THE CITY
City of Cupertino
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
Staff
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
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 corner 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 addi-
tion to the page revision dates.
Date
Ordinance
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
The City of Cupertino 9/00
HE A R T OF T HE C IT Y
List of Diagrams and Maps
Heart of the City Specific Plan
LandUse Map ................................................................. 9
Streetscape Concept Plan ........................................... 11
Frontage Renovation Conditions .............................. 13
Other Frontage Renovation Conditions .................. 16
Commercial Retail Development ............................. 34
Commercial Office Development ............................. 39
Multi -Unit Residential Development ...................... 42
Residential/ Retail Mixed Use Development......... 44
4 -Seasons Orchard ....................................................... 53
Design Elements ........................................................... 54
The City of Cupertino 1/99
ART OFTHE CITY
1MWt
Overview
The Heart of the City Specific Plan provides specific
development guidance for one of the most important
commercial corridors in the City of Cupertino. The pur-
pose of the specific plan is to guide the future devel-
opment and redevelopment of the ±552 acre 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, a pedestrian -inclusive gathering place that will
create a positive and memorable image of Cupertino.
To achieve this goal, the Specific Plan intends to guide
future investment and development in the area by:
1) providing a clearly defined plan for the intensifi-
cation of certain subareas and the arrangement of
land uses to concentrate activity;
2) developing detailed development standards and
architectural guidelines to inform builders and the
public about the community's expectations for
quality development; and
3) committing public investment and establishing ad-
ditional financing to fund public improvements
that will enhance community identity and unity
along Stevens Creek Boulevard.
The Plan does not intend to force the relocation of busi-
nesses; such decisions will be dictated by personal rea-
sons or market conditions, rather, the land use
regulations and design guidelines are in place to guide
future development and renovation of existing busi-
nesses. As such private development will probably oc-
cur incrementally, but directed toward a common
vision.
Specific Plan Area Description
The Heart of the City specific planning area encom-
passes the properties fronting on or near the Stevens
6-1
Creek Boulevard Corridor, an east/west transporta-
tion spine that is bounded by the eastern City limits
near Lawrence Expressway and Highway 85 to the
west. The planning area includes both incorporated
and unincorporated territory totaling nearly 552 acres.
Authority for the Plan
Section 65450 of the California Government Code pro-
vides for local governments to prepare specific plans
for the systematic implementation of the General Plan.
Thus, the specific plan is a planning tool that can be
used to carry out the goals and policies of the General
Plan. State law establishes certain minimum require-
ments that must be adhered to in a specific plan. These
requirements include text and diagrams that specify
all of the following in detail:
1. The distribution, location and extent of the uses
of land, including open space, within the area cov-
ered by the plan.
2. Standards and criteria by which development will
proceed and standards for the conservation, de-
velopment, and utilization of natural resources
where appropriate.
The proposed distribution, location and intensity
of major components of the public and private
transportation, sanitary sewerage, water,
stormwater drainage, solid waste disposal, energy
and other essential facilities proposed to be located
within the area covered by the plan and needed
to support the land uses described in the plan.
4. A program of implementation measures includ-
ing regulations, programs and public works
projects and financing measures needed to carry
out the provisions of the three preceding para-
graphs.
The City of Cupertino
Introduction
6 I HEART OF THE CITY
Overall Goal
To create a positive and memorable im-
age of Cupertino, and visually and func-
tionally link the major activity centers on
Stevens Creek Boulevard from Highway
85 to the eastern city limits. Provide an
economically viable environment for a
balanced mixture of commercial, office,
civic, cultural, recreational and residen-
tial land uses that are linked with safe
and efficient circulation and access.
Land Use/Economic
@�L
Develop a Heart of the City that provides a
variety of land use opportunities that en-
hances activity in the major activity centers.
Policies
Three major activity centers are identified, each
serving a different purpose. New land uses and de-
velopment should enhance activity in these cen-
ters. The land use emphasis for each activity center
should be on like and complementary uses and
activities.
Oaks/De Anza College
Cultural, Educational, Recreational and Spe-
cialty Retail Center.
Crossroads/City-Civic Center
General Commercial, Hotel, High Density
Residential, and Office & Government uses
Vallco Fashion Park & Vicinity
General Commercial and Hotel uses
2. The majority of the 250,000 square foot retail com-
mercial development allocation for the Heart of the
City should be devoted to enhancing activity in the
major activity centers.
3. 141,000 square feet of office development: 91,000
square feet from the "Town Center & Crossroads
Corners allocation pool" and 50,000 square feet from
the "Non -designated allocation pool" are allocated
for the Symantec Corporation office building at the
City Center area, assessor parcel no. 369-01-035.
4. Mixed commercial and residential development
may be allowed in the activity centers when the
distribution of residential and commercial uses en-
hances pedestrian activity. The maximum density
is 35 dwellings per gross acre.
5. Land uses between the activity centers should help
focus and support activity in the centers. Primary
land uses should be office and residential uses.
6. Encourage housing along the Boulevard by rezon-
ing for up to 500 dwellings on or near Stevens
Creek Boulevard.
Strategy:
New housing sites are identified along Stevens
Creek Boulevard. Incentives should be devel-
oped to encourage residential redevelopment.
The following vacant, substantially under-
utilized or underbuilt sites are encouraged to
privately redevelop as residential or mixed
commercial and residential projects. Existing le-
gal uses may continue until the properties are
redeveloped.
Boatworks/Eastern City Limits Area
"Mercedes" Used Car Lot
Area surrounding Wherehouse Records
(Bianchi Way)
Woodworks Site
Davidson Chevrolet Site
Policy Framework The City of Cupertino 4/97
HEART OF THE CITY
C
7. Plan for the gradual development of vacant, non-
residential sites and the upgrading of under-
utilized, nonresidential sites.
Strategies:
• Identify Stevens Creek Boulevard commer-
cial sites between the major activity centers
and provide Heart of the City retail commer-
cial development allocation for the upgrad-
ing of these properties to Heart of City
design standards.
• Prepare development regulations and guide-
lines that clarify City expectations for quality
development.
• Through economic development activities, fo-
cus on attracting new businesses and retain-
ing existing businesses.
8. Ensure the compatibility of adjoining land uses
Strategy:
Prepare land use and development regulations
that assure compatibility, while employing
specific, well-designed buffers for adjacent
residences.
Generally, the expenditure of public funds to acquire
and develop typical neighborhood parks is not en-
dorsed; however, passive rest areas should be incor-
porated in new development to the extent feasible
and in furtherance of Heart of the City Specific Plan
policies. School site locations in Neighborhoods L1
and L2 should be considered for public expenditures
as well as Creekside Park and linkages.
Circulation/Parking
Facilitate efficient and safe movement of
people and vehicles within the specific
planning area. Maintain or improve trans-
portation level of service (LOS) "D" except
at Stevens Creek and De Anza Boulevards
where LOS E+ is allowable to further a
unique community gathering place.
Policies:
1. Promote bicycle and, pedestrian access in the ac-
tivity centers as well as along Stevens Creek Bou-
levard by creating a network of attractive formal
and informal pedestrian pathways that link to -
gether the Boulevard and adjacent properties.
ii
Strategies:
• Require pedestrian planning for new develop-
ment which includes pedestrian linkages be-
tween properties and pedestrian -oriented
amenities at the major activity centers.
• Barriers to pedestrian access should not be cre-
ated between adjoining retail commercial
properties.
• Encourage active, outdoor -oriented commer-
cial uses in the activity centers.
• Develop design guidelines and incentives for
pedestrian plazas, courtyards and passive rest
areas.
• Complete implementation of the bicycle plan
for Stevens Creek Boulevard and provide bi-
cycle racks as needed.
• Investigate the possibility of creating greater
pedestrian access between the residential
neighborhoods and retail centers.
• Investigate potential open space linkage from
Creekside Park to Stevens Creek Boulevard
and into Vallco Industrial Park using the
Calabazas Creek Corridor.
2. Improve traffic flow and visual continuity along
the Boulevard.
Strategy:
Reduce the number of curb cuts by requiring
shared driveways and interconnected roads
along the Boulevard where feasible through
private development improvements.
3. Adjust parking standards in accordance with ac-
tual land use demand.
Strategy:
Establish revised parking standards for mixed
used developments that include residential uses.
Urban Design/Streetscape:
G�r@vk
To create a high quality and distinct com-
munity image and a functional and vi-
brant heart for Cupertino.
Policies:
1. Provide a public improvement program, develop -
The City of Cupertino Policy Framework
0
HEART OF THE CITY
ment standards and design guidelines that will
promote the future image of Stevens Creek Bou-
levard as the Heart of the City.
Strategies:
• Implement a streetscape program which will
create a distinct, but cohesive, high quality im-
age for Stevens Creek Boulevard.
• Require compliance with the Heart of the City
design guidelines for new development or re-
development of existing buildings. Emphasize
urban design as a major consideration of the
design review and approval process.
• Promote Boulevard landscaping that comple-
ments the planned land uses and activities
along the Boulevard.
• Enhance and promote the creation of public
space throughout the Heart of the City through
the use of building siting and design, public
art, landscaping and street furniture.
• Design entry points and landmarks which pro-
vide a sense of arrival to the Heart of the City,
initiate the streetscape theme and provide
signage to important destinations.
• Develop entrance concepts which may include
structures and/or landscaping for major
projects to be implemented by private prop-
erty owners.
• Consider the visual and functional access of
significant public facilities in developing
building designs for the Heart of the City.
• Emphasize private property landscape mate-
rials that complement the streetscape land-
scape plan.
• Develop economic incentives for property
owners who wish to architecturally rehabili-
tate or redevelop their properties.
• Implement a plan to have a professional archi-
tectural advisor to assist the City in the design
review process.
2. Soften and define the hardscape of parking areas,
pedestrian spaces and pathways by using land-
scaping and street furniture.
Strategy:
Develop.design guidelines for the use of land-
scaping and furniture in the hardscape areas
in order to define and separate use areas as
well as create more attractive environments.
Land Use Map and Special Areas
The Heart of the City Specific Plan Land Use Map de-
picts the general land use types allowed within the
planning area. The four major land use categories are
as followed:
®Residential - Areas suitable for dwellings
which may be detached or attached to each
other and which may be owned or rented by its resi-
dents. The density is expressed in the General Plan
Land Use Map as dwellings permitted per gross acre.
Areas depicted on the land use map happen to be ex-
isting residential areas.
Medium to High Density Residential Overlay
(8-35 dwellings per gross acre) -This is a resi-
dential land use overlay to another "base" land use des-
ignation. Properties with such a land use overlay are
strongly encouraged to redevelop as an exclusive
residential use or a mixture of commercial and resi-
dential uses. The intent is provide additional hous-
ing opportunities along the corridor that will fulfill
the specific plan's housing production goal. Mixed
use includes both horizontal and vertical arrange-
ments of land uses that support the polices and de-
sign guidelines of the specific plan.
Commercial and Office- This category in-
cludes commercial retail and commercial of-
fice uses, including business, professional,
administrative and research/ development type of-
fice activities. Public and Quasi -Public land uses are
also allowed. Residential uses maybe allowed as an
Land Use Map and Special Areas The City of Cupertino
HEART OF THE CITY
ancillary use and should enhance pedestrian activity,
particularly in the Activity Centers.
PF Public Facilities - This category applies to
property used or planned to be used by a gov-
ernment entity for a public purpose. This may include
parks, schools, fire stations, etc.
Activity Center - defines a geographic area
within the planning boundary where more in-
tensive development may be allowed in order to in-
crease human activity and promote pedestrian activity.
N
Special Areas - are areas within the specific planning
boundaries that are, because of unique circumstances,
not subject to all of the standards and guidelines de-
scribed in the specific plan. These areas are as followed:
South De Anza Boulevard Special Area
All properties with frontage exclusively on S.
De Anza Boulevard and Town Center development are
not required to install Heart of the City streetscape fea-
tures, however, they are required to conform to the ar-
chitectural and site design guidelines of the Specific
Plan.
Heart of the City Specific Plan
Land Use Map
PF 7
DeAnm Ir i T w Z V
\ College
a -
—J
o
9G
RIDp,VE
�F�'�
De Anza/Oaks
City; ❑ I
Crossroads and
o
Hall I PF'ty Center Area Detail
Library 10
Activity Center
City/Civic
m
Q
i�allco
I NORTH
K
Activit Center
y
�
Z
>
W
Activity
4 ,,
7
85
J
,w-
P
Area Boundary
g
m
Center
(See
—
Public z
L——ow
General Plan
o
o
I
Density Range)
I
Hotel W ------ -- �
Med/High Density
Residential Overlay,
----°PP
Hotel
PF i
J
jl
i T
W
3
W 280
_I
li ( STEVENS CREEK
PF BLVD
Activity The following development regulations shall apply to assessor parcel numbers
PF 7
DeAnm Ir i T w Z V
\ College
a -
9p
\\ I,
City; ❑ I
Hall I PF'ty Center Area Detail
Library 10
Permanent
eranent Park Apartment with Ancillary Permitted Land Use
\ I
McCLELLAN RD
— _ 1 with Public Use Retail Commercial is Limited to Parking
STEVENS ICREEK— BLVD — —
Office,
Heart of the City
Specific Plan
Commercial Retail and/or o
P
Area Boundary
and Office Residential zx
m -------
®Residential
(See
PF
Public z
General Plan
Facilities Q 01 H
Density Range)
Hotel W ------ -- �
Med/High Density
Residential Overlay,
----°PP
Hotel
i T
8-35 DU/AC
Triangle Property,tiy,
Activity The following development regulations shall apply to assessor parcel numbers
Residential
(„D
Center 369-01-001, 369-01-029 and 369-01-037:
5-10 DU/AC
Building Setbacks Building setbacks shall be consistent with the Stevens Creek
South De Anza
Boulevard Specific Plan standards.
Boulevard
Maximum Building Heights APN 369-01-001: 30 feet. APN-369-01-037: 40 feet.
Special Area
The hotel (File 5-U-00) and apartment (File 6-U-00) are allowed the height,
setbacks, and density as described in the approvals.
9/00 The City of Cupertino Land Use Map and Special Areas
101 HEART OF THE CITY
•
Background and Purpose
The Streetscape Element of the Specific Plan imple-
ments community design goals contained in the 1993
General Plan, and design concepts subsequently de-
veloped and revised in the "Heart of the City" Design
Charette. The general streetscape concept endorsed at
the Charette was named "Parkurbia." It promotes a
"green" city, acknowledges Cupertino's agricultural
past, and has linking the street's major activity cen-
ters with a continuous landscaped parkway as a prin-
cipal 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 implementation depend to a significant
extent on the type of existing development immedi-
ately adjacent to the street right-of-way. Streetscape
policies also reflect the setback, frontage improve-
ments, and landscape and signage requirements estab-
lished in the Plan's Development Standards and
Design Guidelines. Together, these three Plan Elements
combine to promote an attractive, mixed-use boule-
vard, consistent with the goals of the General Plan.
Streetscape improvement policies apply to both pub-
lic and private sector actions in the Specific Plan Area.
For example, large-scale improvements within the
existing right-of-way, such as street trees and street
lighting, may be best implemented by the City with
future reimbursement by private property owners
when redevelopment occurs; construction can be more
efficient and the appearance of the improvements more
consistent. Improvements to private property adjacent
to the right-of-way would need to be coordinated with
the City, but could be implemented as part of privately -
financed site renovation or redevelopment. A combi-
nation of public and private funding could be used to
finance civic landmarks and/or streetscape furnish-
ings, such as benches and bus shelters. However, the
primary purpose of the Streetscape Element is to de -
fine the improvements needed to fulfill the City's vi-
sion for the Stevens Creek Boulevard corridor. It al-
lows for flexibility in terms of phasing, financing, and
design modifications 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 Or-
chard/Grove Street Trees Plantings, a Consistent
Palette of Furnishings, and Civic Landmarks.
2) Improve the Pedestrian Environment Along the
Street Frontage with Passive 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 Implementing
Streetscape Improvements: e.g. City Construction,
Renovations of Existing Development, Standards
for New Development.
Design Concept
Three streetscape subareas are defined for the corri-
dor: West Gateway, Town Center, and East Gateway.
These subareas parallel the three land use subareas es-
tablished in the General Plan; i.e., De Anza College,
Town Center, and Vallco Shopping Center. See the
Concept Plan on the following page.
A continuous curbside planting strip and a continuous
row of street trees would extend along the entire corri-
dor. However, each subarea would feature a different
tree species. Tree species are selected to reflect differ-
Streetscape Design The City of Cupertino
ui
Streetscape Concept=,:,::�7A-;q.-",,--1,'
Principles:
• Unify Visual Appearance of Street with Orchard/Grove c
Tree Plantings, Consistent Furnishings, and Civic Landmi
• Improve Pedestrian Environment Along Street Frontage
Planting Strips and Buffering Trees and Shrubs.
• Allow Flexibility to Address Access and Visibility Needs
Adjacent Commercial Development.
• Accommodate Options for
Implementing Streetscape
Improvements: e.g. City
Construction, Renovation of
Existing Development,
Standards for New
Development.
West GateNh Grove
City Entrance
obi;
• Informal Arrangement of Narge Shade Trees, Grass, and
iAFEOMax
Frontage and in Median. ;e and in Median.
eoui the M r • Consider Removing Curbs ar.•ketplace Center, Wolfe
Crushed Granite Surface.
• Focuses Character of De Anz
Center.
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ences 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 Gateway - The West Gateway subarea extends from
Route 85 to Stelling Road. The planting theme is an "Oak
Grove." It features an informal 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 Deo-
dar cedars at De Anza College without needing to re-
move the existing trees. This approach is intended to
bring the landscape 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 cen-
ter. Trees should be planted. at approximately 40 feet
on center. Decomposed granite should be used as the
surface material where appropriate.
Town Center - The Town Center subarea extends from
Stelling Road to Portal Avenue. The planting theme
is a "Flowering Orchard." It features a formal plant-
ing of Flowering Pear (Pyrus calleriana "Chanticleer")
and grass in curbside planting strips. Flowering shrubs
could be planted in the center median where appro-
priate. This approach fills in and extends the tree
plantings that presently exist along the street, and the
formal tree placement expresses the importance of the
Town Center 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. Commer-
cial retail frontages should be planted with a single row
of curbside trees to maintain commercial visibility.
When these retail tree rows terminate near driveways
and street corners, a short second row of trees shall be
planted. For retail properties with narrow driveways,
the second row tree on each side of the driveway need
not be planted if it obscures retail visibility.
East Gateway - The East Gateway subarea extends from
Portal Avenue to the City boundary adjacent to Tantau
Avenue. The planting theme is an "Ash Grove." It fea-
tures a relatively formal planting of Ash (Fraxinus spe-
cies) in curbside planting strips and the center median.
Similar to the Town Center 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 Gateway subarea to frame the Town Cen-
ter 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. Grass or low -growing groundcover may be used
as the surface material. Commercial retail frontages
should be planted with a single row of curbside trees
to maintain commercial visibility. When these retail tree
rows terminate near driveways and street corners, a
short second row of trees should be planted. For retail
properties with narrow driveways, the second row tree
on each side of the driveway need not be planted if it
obscures retail visibility. If a double row of mature ashes
are already established along a commercial retail front-
age, neither row of trees should be removed.
Locations for Civic Landmarks are also indicated on
the Concept Plan. One Landmark is recommended for
each of the three subareas. Conceptual designs are
described under Appendix A.
Frontage Renovation Conditions
A curbside planting strip 10 feet in width and a side-
walk a minimum of 6 feet in width should be estab-
lished along the entire frontage of the street. In the
Town Center and East Gateway subareas, a planting
area 10 feet in width should also be established behind
the walk to accommodate a second row of trees. Con-
ditions along the street vary, however, and implement-
ing the Design Concept in a uniform way will be
difficult, at least for the near term. The Frontage Reno-
vation Conditions plans on the following page illus-
trate typical existing frontage conditions and
recommendations for responding to them to imple-
ment the Design Concept. Conditions are described be-
low, from least to most constrained.
1) Wide Landscape Easement with Planting Strip - This
condition is the model for the rest of the street. It con-
tains a 10 feet planting strip and a 10 foot landscape
easement adjacent to the sidewalk. It reflects City re-
quirements for frontage landscaping that have been
in place for the past twelve years and as such charac-
terizes most of the new development along the street.
Existing trees in these areas, however, rarely form con-
sistent 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 re-
moved if spaced closer than the streetscape design.
Over the long term when redevelopment of proper-
ties occurs, the wide landscape easement with plant-
ing 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
Streetscape Design The City of Cupertino
HEART OF THE CITY
iiiiiii iiiiiii 1711111111111 111111! 11 11 111111 r, IIIII Um III
•
r' 10 Ft. 1 6 Ft. T l0 Ft.
.Proposed
Wide Landscape Easement with
Planting Strip:
• Jnfill Existing with New Trees to Create Consistent
Spacing and Species.
• Typical: Majority of Frontages Within Town Center
Area.
6 Ft. Varies
5 Ft. 5 Ft. ±
No Easement with
Narrow Curbside Walk:
IE
• Reverse Walk/ Landscaping to Create Planting Strip.
• Install Consistent Row of Trees in Planting Strip.
• Screen Adjacent Parking with Low Fence or Hedge.
• Install Second Row of Trees in Parking Area as Feasible
• Typical: Frontages of Crossroads Center.
The City of Cupertino Streetscape Design
14 HE A R T OF T HE C IT Y
Frontage Renovat•Conditions,,.tinued)
6 Ft. Varies
10 Ft. 6 Ft. Varies
Modified Easement with
Narrow Curbside Walk:
• Reverse Walk/ Landscaping to Create Planting Strip
• Install Consistent Row of Trees in Planting Strip.
• Install Second Row of Trees Back of Walk; Retain
Grass/ Landscaping.
• Typical: Frontage of Portal Plaza, Others.
10 Ft.
Existing
Proposed
f T j
5 Ft. 5 Ft.
No Easement with
Wide Curbside Walk:
• Remove Curbside 1/2 of Walk to Create Planting Strip
• Install Consistent Row of Trees in Planting Strip.
• Maintain Existing Trees/Landscape Back of Walk.
• Typical: De Anza College Frontage; Also Applicable to
'Fabricland,' Fire Station, and Other Frontages.
Streetscape Design The City of Cupertino
HEART OF THE CITY
of trees can be established under this condition. How-
ever, because the width of the easement area varies,
the second row of trees may need to be offset from the
first row; see illustration.
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 por-
tion of the walk.
4) Curbside Walk without Landscape Easement - As illus-
trated, a monolithic curb, gutter and sidewalk exists
with a relatively narrow planting area between the
sidewalk and adjacent buildings and /or parking ar-
eas. 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 adjacent
parking lots as feasible to establish a double row.
Tree species and planting strip groundcover materi-
als depend upon the streetscape subarea. In general,
however, condition (1) is typical in the Town Center
subarea; (2) occurs in all subareas; (3) is typical in the
Town Center subarea, and; (4) is typical in the West
Gateway subarea.
Frontage improvements recommended within the right-
of-way should generally be installed by the City. Those
recommended outside the right-of-way should be im-
proved as part of renovations to existing developments
and properties, and/or required along with a wider
landscape easement if redevelopment of a property oc-
curs.
Street Furnishings
As new street trees are installed, the City should also
begin to replace and augment the street's existing
benches, trash receptacles and sidewalk lighting. Gen-
eral recommendations for these materials are listed in
Appendix A which includes illustrations, product in-
formation and construction costs.
Civic Landmarks
Civic Landmarks are recommended to highlight each
of the three streetscape and land use subareas. Con -
IR
ceptual landmarks or designs are described below
and illustrated on the following pages. The
consultant's specific recommendations are described
in Appendix A. For civic landmarks, the specific plan
project priorities are: 1) landmark public art, Town
Center Square and gateway entrances.
Town Center Square. Town Center park is adjacent to
Cupertino's busiest intersection and is therefore one
of the most visible locations in the community. It was
a focus of both the General Plan process and the
Stevens Creek Boulevard design charette. A number
of alternatives for its use and design were explored,
among them developing all or a portion of the site with
commercial uses as part of a larger Town Center de-
velopment plan. Retaining the park as open space was
preferred by participants and public officials and is the
policy of the Specific Plan. However, developing com-
mercial uses around the perimeter of the Square — i.e.
retail, restaurant, personal and/or business services
— is also a policy of the Plan. Commercial space should
be incorporated into the first floor of a future devel-
opment on the south side of the Square and the first
floor of a future hotel on the east side of the Square.
The design of the Square is conceived as a landscaped,
passive space, intensively planted with small to me-
dium sized trees in an orchard -like setting. The Square
design is intended to make a bold statement of the com-
munity and boulevard, rather than be viewed as an-
other green space. The square should contain
pedestrian features, seasonal landscape color, water
features, uplighting and temporary activities designed
to attract people, such as a farmers market.
Landmark Public Art. Consistent with the theme for the
square, a landmark piece of public art is proposed ad-
jacent to the Stevens Creek Boulevard and De Anza
Boulevard intersection. The selection of the piece
should be done in consultation with the Fine Arts
Commission. For an agricultural theme, a large sun-
dial as recommended by the consultant is a strong
choice. A more detailed description of the consultant's
specific recommendation is in Appendix A.
Gateway Entrances. Gateway entrances are proposed
at both ends of the corridor. The entrances would span
the entire roadway, and signify the entrance to the
Heart of the City. The consultant's specific recommen-
dation is described in Appendix A.
The City of Cupertino Streetscape Design
i'I
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'ther Frontage
RT OFTHE CITY
Streetscape Design The City of Cupertino
HEART OF THE CITY 17
Other Frontage Renovation Conditions
(Continued)
Pvi cfi o,
Stevens Turf Sidewalk
Creek T -p^
Blvd.
Interim
h
Stevens Turf 1 Sidewalk (Existing)
Creek (Existing) (Existing)
Blvd.
The City of Cupertino Streetscape Design
W
HEART OF THE CITY
Other • a' Renovation Conditions
Existing
Existing
a
Stevens
Creek Sidewalk Turf Landscaping
Blvd. (Existing) (Existing) (Existing)
5'-0"
Interim
T1pr
Stevens Trees/ Sidewalk Landscaping
Creek Soil (New) (Varies)
Blvd. (New)
5'-0" 5'-0"
Streetscape Design The City of Cupertino
HEART OF THE CITY
Other Frontage
(Continued)
Exi
Renovation Conditions
2'-6" High Sidewalk Stevens
Shrub (Existing) Creek
(Existing) Blvd.
T-0"
Interim
Improvement
Retail Parking Shrub Sidewalk Tree/Soil Stevens
(New) (New) (New) Creek
Blvd.
2'-0" 5'-0" 5'-0"
EE
Final
Improvement
It
Pear
Tree
(New)
Retail Parking
Shrl Sidewalk Tree Stevens
(Existing) Creek
Turf Blvd.
(New)
2'-0"1 5'-0" 5'-0"
The City of Cupertino Streetscape Design
20 ( HE A RT OF TH E CITY
Cher Frontage Renovation Conditiong
Existing
Interim
In
Retail Parking Turf Sidewalk Tree (New) Stevens
(Existing) (Existing) Soil (New) Creek
Blvd.
101-0" T 5' 0" T 5'-0"
Streetscape Design The City of Cupertino
HEART OF THE CITY
Development Stand •
Design Guidelines
Background
The Development Standards and Design Guidelines
contained in this Element provide regulatory support
for the Specific Plan's land use policies. They are in-
tended to promote high-quality private -sector devel-
opment, enhance property values, and ensure that both
private investment and public activity continues to be
attracted to the Stevens Creek Boulevard corridor.
The Standards and Guidelines reflect the Community
Design Goals of the 1993 General Plan, the "Parkurbia"
streetscape concept that emerged from the "Heart of
the City" design charette, and the implementing
streetscape improvement policies contained in the Spe-
cific Plan's Streetscape Element.
As noted throughout the Specific Plan, the "Parkurbia"
concept promotes a "green" city, acknowledges
Cupertino's agricultural past, and envisions Stevens
Creek Boulevard as a landscaped parkway linking ma-
jor centers of cultural, office, and retail use. However,
Stevens Creek Boulevard must also accommodate a va-
riety of development types outside of the three major
activity centers, and a central objective of the Standards
and Guidelines is to accommodate this variety within
the overall parameters of the "Parkurbia" concept.
The Mixed -Use Parkway
The image of Cupertino is most on display along
Stevens Creek Boulevard. The corridor is the central
element of Cupertino's "public realm," where much
of its public life occurs. Yet the corridor's hodge-podge
appearance contributes little to the overall character
of the community and is at odds with the orderly sub-
urban character of its neighborhoods and business
parks. Land uses, building forms, and landscaping
vary from one property to the next. Logo -like commer-
cial buildings, sleek offices, old and new shopping
centers, parks, parking lots, gas stations, condomini-
ums and apartments all "do their own thing," inde-
pendent of one another.
RAI
Participants in the General Plan process and the Heart
of the City Design Charette identified this lack of co-
herence as particularly undesirable, and identified a
"parkway" design approach as a means of both bring-
ing visual order to the street and reflecting the physi-
cal characteristics of the rest of the community.
The goals of the Standards and Guidelines are therefore:
1) Accommodate a continuous parkway/street-tree
planting scheme that facilitates pedestrian activ-
ity, yet maintain the visibility and access needed
for successful commercial retail businesses.
2) Promote visual compatibility between commercial,
office, and residential development.
3) Allow commercial, office and residential develop-
ment flexibility to meet different needs in terms
of building form and site and frontage orientation.
The manner in which the Standards and Guidelines
address these goals is summarized below:
Visibility: The Standards and Guidelines implement
the parkway frontage concept established in the
Streetscape Element of the Specific Plan. They require
that all new development provide a frontage landscape
easement that extends twenty six feet back from the
curb. The easement will accommodate a curbside
planting strip, sidewalk, and either a single row or
double row of street trees.
However, visibility of development from the roadway
is important for most types of development. Because
businesses market goods and services directly to mo-
torists, it is essential for commercial retail develop-
ment. The Standards and Guidelines therefore contain
the following provisions to maintain visibility:
1) Landscaping requirements for frontage parking
Development Standards and
The City of Cupertino Design Gitidelines
22 ( HEART OF THE CITY
lots are reduced for front -facing commercial build-
ings.
2) Building -from -curb setbacks are reduced from the
previous 50' standard to 35';
3) Total area permitted for commercial wall signs is
increased from 1 square foot per linear foot of store
frontage to 1.5 square feet.
In addition: (a) design guidelines encourage buildings
to include taller architectural features that make them
more visible, and; (b) the Streetscape Element contains
policies for installing trees with canopies high enough
to allow visibility of adjacent properties.
Compatibility: The Standards and guidelines do not
require a particular architectural style or styles. How-
ever they do encourage a common approach in terms
of architectural features. For example, all buildings are
required to have a main building entrance visible from
the street frontage, and all buildings are encouraged
to have an architectural base, a consistent arrangement
of building masses, and an attractive roof or roofline.
In addition to the consistent parkway frontage, ele-
ments of agricultural landscaping and pedestrian scale
character — "orchard" tree plantings, hedges, trellises
and arbors, and pedestrian -height light fixtures — are
emphasized. Clearly-defined walking paths connect-
ing public sidewalks, prominent building entries,
courtyards, and parking areas are required. Proper-
ties are buffered along side and rear lot lines by fences
and/or walls and evenly -spaced "wind row" tree
plantings.
Flexibility: Different forms of development typically
exhibit different on-site relationships between build-
ings, parking, street frontages, and landscaped areas:
Maximum visibility, minimal landscaping, and a fron-
tal relationship of buildings to the street frontage is
typically preferred for commercial development. Some
amount of visibility combined with attractive land-
scaping is preferred for office buildings, with the re-
lationship of buildings to street frontages varying from
site to site. Dense screening and landscaping is pre-
ferred for residential development, with buildings
often oriented away from street frontages.
The Standards and Guidelines encourage buildings to
be located in relatively close proximity to the front-
age to increase visibility, and architectural and site im-
provement provisions encourage compatibility in
terms of the general appearance of development, as
noted above. However, on-site relationships may vary
from development type to development type. Com-
mercial buildings may have parking lots adjacent to
the frontage. Office buildings may be set back behind
larger, landscaped front yard areas, with parking to
the side or rear, and residential development may side
onto or face the street frontage with an attractive screen
wall or fence adjacent to the parkway planting area.
Using the Standards and Guidelines
Development Standards address those aspects of de-
velopment that are essential to achieve the goals of the
Specific Plan. They are specifications for site develop-
ment and building design, such as permitted land uses,
building height, and setbacks. Standards must be ad-
hered to and typically employ the word "shall."
Design Guidelines, on the other hand, provide guid-
ance for new development in terms of more subjective
considerations, such as district character or design de-
tails. They also serve as criteria for design review by
City staff and the Planning Commission. Guidelines
typically employ the word "should." Variations are
permitted if they will substantially aid in meeting the
overall principles and objectives of the Specific Plan.
Illustrative Building Prototypes for each land use type
illustrate application of the Standard and Guidelines
and the forms of development desired by the City.
Standard and Guidelines begin on the following pages:
Development Standards
Commercial Development - Page 23
Multi -Unit Residential Development - Page 27
Design Guidelines
Commercial Retail Development - Page 30
Commercial Office Development - Page 35
Multi -Unit Residential Development - Page 38
Site Improvements and Landscaping - Page 42
Development Standards and
Design Guidelines The City of Cupertino
HEART OF THE CITY
Commercial Development Standards
PE
Standards and guidelines accommodate a variety of different types of commercial development,
from stand-alone single -tenant buildings to small convenience centers, office buildings and large
shopping centers. Buildings are encouraged to be located closer to the street frontage for visibility.
The development standards generally require that surface parking areas should generally be
located to the side or rear of buildings, with shade trees in an "orchard" planting arrangement.
However, a single bay of parking with minimal landscaping is permitted in front of buildings
to maintain visibility. Amenities, such as benches, pedestrian -scale lighting, and planters are
encouraged along building frontages, where they willbe visible from Stevens Creek Boulevard.
A. Permitted Uses
1. Retail Sales and Services Within a Building or Enclosed Patio or Atrium - including the following:
a. Retail - such as food stores, (excluding convenience markets), drugstores, apparel stores
and hardware stores.
b. Personal services -such as barber shops, beauty parlors, shoe repair shops and tailor shops.
c. Business services.
d. Building, electrical, and plumbing materials sales.
e. Banks, financial institutions, insurance and real estate agencies, travel agencies, photogra-
phy, and similar studios which directly serve the public.
2. Business and Professional Offices.
3. Public and Quasi Public Buildings and Uses - of a recreational, educational, or public service type.
4. Other Permitted Uses - as specified in the City's General Commercial (CG) Zoning district.
B. Conditional Uses
1. Residential over Retail - with a maximum density of thirty five (35) units per acre, provided:
a. Minimum development increment - is one (1) acre.
The City of Cupertino Development Standards
24 I HEART OF THE CITY
b. Development standards and design guidelines - for Multi -Unit Residential are followed.
2. Office Over Retail - provided development standards and design guidelines for office use are
applied as appropriate.
3. Other Conditional Uses - as specified in the City's General Commercial (CG) Zoning district.
C. Minimum Parcel Sizes - for previously unsubdivided properties are listed below. Existing
legally -created lots are exempt from these minimums:
1. Commercial Retail Development - ten thousand (10,000) square feet and/or one hundred (100)
linear feet of frontage for permitted uses.
2. Commercial Office Development - one half (1/2) acre.
D. Maximum Development Intensity
1. Commercial Retail Development - Applicants must apply for an allocation from the retail com-
mercial development allocation pool.
2. Commercial Office Development - a floor -area ratio (FAR) of 0.37. Private property dedicated
for public landscape frontage improvements shall not be subtracted from the net lot area for the
purposes of calculating the floor -area ratio.
A. Height - as measured from sidewalk to top of cornice, parapet, or eave line of a peaked roof
shall be as follows:
1. Maximum - three (3) floors or thirty six (36) feet.
2. Minimum - ten (10) feet to eave line for a sloped roof fourteen (14) feet to parapet for a flat roof
3. Exceptions - subject to City review. Maximum excepted height shall be 45 feet.
a. Above subsurface parking - buildings may exceed the maximum height by five (5) feet;
subsurface structures shall extend no higher than five (5) feet above finished grade.
b. Sloping portions of roofs - may exceed height limits provided they are gable or other non -
shed roofs not exceeding 6:12 slope.
c. City Center and Cross Road Comer properties - Special building height maximums apply;
see General Plan.
B. Front Setbacks
I. Minimum Setback -for new development shall be nine (9) feet from the required Boulevard
Landscape Easement; see section 1.01.040.D., below.
2. Corner Parcels - setback requirement applies to both frontages (e.g., comer parking lots gener-
ally not permitted); minimum frontage requirement recommended but not required.
3. Exception: Special Architectural Features - subject to City review: entrance porticoes, canopies,
and or other features may extend up to four (4) feet into the front setback area.
Development Standards The City of Cupertino
HEART OF THE CITY
C. Minimum Side And Rear Setbacks
RR
1. Minimum Side Setback -for new development shall be one-half (1/2) the height of the build-
ing, or ten (10) feet, whichever is greater. 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 proper-
ties 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.
3. Planned 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.
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. Exceptions may be permitted subject to City review.
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 sepa-
rated 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.
a. Maximum Number - of curb cuts associated with a single tenant building shall be one (1)
two-way curb cut or two (2) one-way curb cuts on Stevens Creek Boulevard.
b. Maximum Width - of curb cuts shall conform to City standard details. For a single prop-
erty, no more than one third (1/3) of the property frontage should be devoted to two-way
curb cuts.
c. Driveway Setbacks - shall be a minimum of five (5) feet from adjoining properties.
d. Drop -Off Areas - shall be provided at both the main (street front) building entry and the
secondary (parking side) building entry.
e. Service Access - shall be from rear parking areas. Service access should avoid locating next
to residential areas whenever possible.
B. Parking
1. Minimum Requirements - per the City of Cupertino Zoning Code.
2. Location of Surface Lots -shall generally be to the side and/or rear of buildings. A single bay of
parking may be provided in front of buildings with minimal landscape standards. However,
broad expanses of parking along the frontage are not consistent with the overall character de-
sired for Stevens Creek Boulevard.
The City of Cupertino Development Standards
26 HEART OF THE CITY
3. The Perimeter of Parking Lots and Driveways - adjacent to the Stevens Creek Boulevard front-
age and sidewalks shall be screened with an attractive low masonry wallor hedge. The perim-
eter of parking areas adjacent to the side and/or rear property lines shall be screened with a
wall or fence. See "Site Improvements and Landscaping" for wall, fence, pier, and pedestrian
access guidelines.
4. Handicapped Accessibility Standards - Refer to California State Accessibility Standards - Inter-
pretive Manual; latest edition.
C. Common Open Space For Commercial (Office Or Retail) Development - A
minimum area equal to two and one half percent (2.5%) of the gross floor area of buildings of
twenty thousand (20,000) square feet or 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. 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.
D. Landscaping and Screening
I. Parkway Landscape Easement- All new development shall establish an easement twenty six (26)
feet in width along the Stevens Creek Boulevard frontage. New development shall be defined as a
twenty five per cent (25%) or greater increase in floor area or a 25% or greater change in floor area
resulting from use permit or architectural and site approval within twelve (12) months.
a. Easement Improvements - The easement shall consist of a curbside planting strip ten (10)
feet in width, a sidewalk six (6) feet in width, and a back -of -walk planting strip ten (10) feet
in width. Planting strip areas shall contain grass 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.
2. Adjacent to Designated or Developed Residential Properties - attractive screen fencing or walls
shall be provided along the property line 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.
3. Trash and Service Equipment - including satellite receiving dishes, shall be located away from
streets and enclosed or screened by landscaping, fencing or architectural means. Such areas
should be located away from residential areas whenever possible.
4. Screen Fences and Walls - not adjacent to streets and sidewalks 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 mini-
mum height of eight (8) feet. (See Design Guidelines for recommendations on type and materials.)
5. Plant Materials - See "Site Improvements and Landscaping" section.
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:
Development Standards The City of Cupertino
HEART OF THE CITY
m
1. 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.
Multi -unit Residential Development Standards
1.02.010 Description
Standards and guidelines promote development that is compatible both with nearby neighborhoods
and with existing and planned development along Stevens Creek Boulevard. Mixed residential and
retail development are encouraged. Buildings will be a maximum of three stories in height. Sub-
surface parking is recommended; however, where needed, surface parking lots will be located to
the side or rear of buildings and planted with shade trees in an "orchard" arrangement.
A. Permitted Uses
1. Residential - at a maximum density of thirty five (35) units per acre; minimum density shall be
eight (8) 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 devel-
opment.
B. Accessory Uses
1. Customary Home Occupations - subject to City review.
2. Offices - incidental and necessary to the conduct of a permitted use.
3. Accessory Uses and Buildings - customarily appurtenant to a permitted use.
C. Conditional Uses
1. Retail and Personal Services along the Stevens Creek Boulevard frontage - if incorporated as
part of a mixed residential and commercial development. Commercial standards and commer-
cial retail guidelines shall apply to the commercial portion of the development as appropriate.
2. Additional Uses - determined by the City to be supportive of those listed above.
D. Minimum Parcel Size -shall be one half (1/2) acre.
A. Height - as measured from sidewalk to top of cornice, parapet, or mid -point of a peaked roof
shall be as follows:
1. Maximum - three (3) floors or thirty six (36) feet.
2. Exceptions - subject to City review: The maximum excepted height is forty five (45) feet.
a Above Subsurface Parking - buildings may exceed the maximum height by three and one
half (3.5) feet. Developments with a frontage of over two hundred (200) feet may exceed the
height limit by an average of three and one half (3.5) feet with a maximum height of five (5)
feet above the height limit.
The City of Cupertino Development Standards
2 1 H EAR T OF T HE C IT Y
b. Special Architectural Features - such as towers or cupolas to a maximum excepted height
of forty five (45) feet.
c. Rooftop Structures - such as elevator and mechanical equipment enclosures, roof decks,
trellises and gazebos. These may exceed the 36 -foot height limit by nine (9) feet, provided
they are set back a minimum of ten (10) feet from building walls and are screened.
B. Front Setbacks
1. Minimum Setback - shall be nine (9) feet from the required Parkway Landscape Easement; see
section 2., below.
2. Parkway Landscape Easement - All new development shall establish an easement twenty six
(26) feet in width along the Stevens Creek Boulevard frontage. New development shall be de-
fined as a twenty five per cent (25%) or greater increase in floor area or a 25% or greater change
in floor area resulting from use permit or architectural and site approval within twelve -(12)
months.
a. Easement Improvements -.The easement shall consist of a curbside planting strip ten (10)
feet in width, a sidewalk six (6) feet in width, and a back -of -walk planting strip ten (10) feet
in width. Planting strip areas shall contain grass and street trees in accordance with the
policies of the Streetscape Element.
3. An Attractive Screen Wall - shall be located along the minimum setback line unless the build-
ing is designed with main entrance(s) facing Stevens Creek Boulevard. This wall shall be a
maximum of eight (8) feet in height and of the same and/or complementary materials and de-
tailing as the principal building(s); see Design Guidelines for walls under "Site Improvements
and Landscaping." The wall shall include a minimum of one (1) and preferably more pedes-
trian entrance gates with walks leading to the main public sidewalk.
C. Side And Rear Setbacks
1. Minimum - twenty (20) feet from property lines and thirty (30) feet between buildings.
2. Exceptions - subject to City review:
a. Uninhabitable building elements - such as chimneys and projecting eaves up to five (5) feet;
III , 1111111111111111 - r
A. Driveways - to on-site parking garages or lots shall reflect the following criteria:
1. Ramping driveways - shall be located beyond the back of sidewalk, with a maximum grade of
twenty percent (20%) and adequate sight distance.
2. Setback from adjacent properties - shall be a minimum of five (5) feet.
3. Setback from adjacent buildings - shall be a minimum of three (3) feet.
4. Maximum number of curb cuts - shall be one (1) two-way curb cut or two (2) one-way curb cuts
per one hundred fifty (150) feet of frontage. In mixed residential and commercial developments
at least one curb cut shall be shared by both uses.
5. Maximum width of curb cuts - shall conform to City standard details.
Development Standards The City of Cupertino
HEART OF THE CITY
B. Building Access
Kc
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 sepa-
rated from parking bays and/or circulation aisles, they must be distinguished by a different
paving material.
2. Common Entrances - should serve no more than twelve (12) units. Common entrances may
incorporate access from underground parking garages and/or from common project outdoor
open spaces.
C. Outdoor Space -Common, usable outdoor space shallbe provided for all multiunit
buildings. A minimum of one hundred fifty (150) square feet shall be provided for each unit
excluding required setback areas; see Design Guidelines. Private outdoor space shall also be
provided with at least sixty (60) square feet for each unit. Private space shall be in the form of a
patio or deck attached to the unit, not less than six (6) feet clear in any dimension.
D. Parking
1. Requirements - per City of Cupertino Zoning Code.
2. Subsurface Garages -The majority of parking should be depressed partially below grade. The
finished first floor height should be no more than three and one half (3.5) feet above sidewalk
grade; this may be averaged but shall not exceed height of five (5) feet above sidewalk grade.
3. Surface Parking Lots - shall always be to the rear or side of buildings; in no case shall surface
parking lots be closer to surrounding public walks than twenty (20) feet. The perimeter of park-
ing areas and driveways adjacent to streets and sidewalks shall be screened with an attractive
low wall, fence, or line of piers. (See "Site Improvements and Landscaping" section for guide-
lines for wall and fences).
4. Garage Doors - or gates shall be provided for all garages. Maximum width for common garage
entrances shall be twenty (20) feet for double doors and ten (10) feet for single doors.
E. Site And Public Improvements
1. Side Street Trees - Shade trees at a spacing of approximately twenty-five (25) feet on center
shall be planted within required curbside planting strips.
2. Special Condition: Stevens Creek Boulevard - A wall or fence shall be provided along the set-
back line.
3. Screen Fences or Walls:
a. Adjacent to commercial development - attractive screen fences or walls shall be provided
along property lines to screen service areas and parking areas.
b. Height of screen fences and walls - not adjacent to streets and sidewalks shall be six (6) feet
in height. (See "Site Improvements and Landscaping" section for recommendations for
type and materials.)
The City of Cupertino Development Standards
30 I HEART OF THE CITY
4. Trash and Service Equipment - including satellite receiving dishes, shall be located away from
streets and enclosed or screened by landscaping, fencing or other architectural means. Service
areas should be located away from residential areas whenever possible.
a. Rooftop equipment - shall be screened on all sides and shall be integrated architecturally in
the building design.
b. Recycling containers - locations shall be included in design plans.
5. Plant Materials - see "Site Improvements and Landscaping" section.
F. Building Design
1. Architectural Forms - common to Cupertino's residential areas shall be used.
2. Variety in the Design of Building Facades - shall be required so that block frontages are varied
and attractive.
3. Privacy -Buildings shall be designed and/or arranged to avoid windows facing windows
across side and rear building setback areas.
Development Standards The City of Cupertino 1/99
HEART OF THE CITY
Single"Family
Development
a
Standards promote retention and development viability of single-family residential sized lots
in the transition area between Stevens Creek Boulevard fronting development and single-fam-
ily neighborhoods in the vicinity of Tantau, Judy, Bret and Stern 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.
rrl
A. Permitted Uses
1. Single -Family Residential - at a
density range of 1-5 units per
acre.
2. Other permitted uses in the R-1
single-family residential zoning
district.
B. Accessory Uses
1. Customary Home Occupations -
subject to City review.
2. Accessory Uses and Buildings -
customarily appurtenant to a
permitted use.
C. Conditional Uses
1. Conditional uses as allowed in the R-1 single-family residential zoning district.
1. Building heights and setbacks are as allowed in the R-1 single-family residential zoning district.
I=-
1.
1. Other site development regulations applicable in the R-1 single-family residential zoning dis-
trict shall apply to lots affected by these single-family residential development standards as
shown in the figure.
Single-Faniily Residential
1/99 The City of Cupertino Developnient Standards
— — STEVENS
NORTH
— — CREEK
—
—BLVD
— —
I
W
>
a
W
Q
Q
Q
I
77—
a,
�
Z
W.
m
ANNELANE
Heart of the City Specific Plan Area Boundary
Properties Subject City
o Aw
Specific Plan Amendment Allow
Sp
Single Family Residential Development
1. Conditional uses as allowed in the R-1 single-family residential zoning district.
1. Building heights and setbacks are as allowed in the R-1 single-family residential zoning district.
I=-
1.
1. Other site development regulations applicable in the R-1 single-family residential zoning dis-
trict shall apply to lots affected by these single-family residential development standards as
shown in the figure.
Single-Faniily Residential
1/99 The City of Cupertino Developnient Standards
32 I HEART OF THE CITY
Exception
, for
Development Stan• •'
In order to provide design flexibility in situations when small lot size, unusually shaped par-
cels, or unique surrounding land uses make it difficult to adhere to the development 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 exception 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 or vehicu-
lar traffic.
4. The proposed development has legal access to public streets and public services are avail-
able 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 ac-
complish a reasonable use of the parcel.
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 Plan-
ning Commission for an exception under this chapter in the same manner as provided in sec-
tion 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, conditionally approve or deny the application for an ex-
ception. The decision of the Planning Commission may be appealed to the City Council as pro-
vided 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 permit 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 build-
ing activity has occurred and continues to occur in a diligent manner.
Exception Process for
Development Standards The City of Cupertino 1/99
HEART OF THE CITY
50 -
Commercial Retail Development Guidelines
2.01.010 Description
RE]
The Design Guidelines promote buildings that assume some of the communication functions
of signs. Through their overall form and appearance buildings should communicate more than
just a business name to a motorist who is shopping by car — how many businesses are there?
where to park? where to enter the building?
A "building as sign" is taller than a typical one-story building, with a distinctive silhouette. It
is located in close proximity to the street frontage. The driveway and main building entrance is
identified by a taller architectural form, which is an excellent location for mounting a sign vis-
ible from a car.
A. Building Increment - Long facades should be divided into shorter segments or modules.
Modules along the Stevens Creek Boulevard frontage are recommended to be twenty-five (25)
feet long and a maximum of fifty (50) feet long, and should be separated by changes in the
building mass or facade treatment, such as a projected entrance or window volume(s), notch,
roof form, or other architectural feature.
B. Special Architectural Features - should accent buildings at the main building entrance,
adjacent to entrance drives, and/or at building corners.
C. Facade Composition -Every building and/or individual tenant space should have abase; a
clear pattern of openings and surface features; a prominent main entrance; and an attractive,
visually interesting roofline. The building should convey quality materials.
1. Building Base - This may be as simple as a visual thickening of the wall where the building
touches the ground, a different surface material and/or wall color, or a different design treat-
ment for the ground floor in a two-story building facade.
2. Pattern of Openings and Surface Features -Windows, wall panels, pilasters, building bays, and
storefronts should be based on a module derived from the building's structural bay spacing.
Features based on this module should be carried across windowless wall areas to relieve blank,
uninteresting surfaces and applied to side and rear elevations of the building.
3. Building Entrances - should be easy to identify and distinguish from the rest of the building.
4. Rooflines - should be simple, changing shape to reflect important building masses, tenants be-
low, and/or other important internal building functions.
D. Windows - are an important element of facade composition and an indicator of over all
building quality:
1/99 The City of Cupertino Design Guidelines
34 I HEART OF THE CITY
Commercial Mail
Small Commercial Center
Shopping center frontage
improved with pedestrian
"Streetscape" elements;
e.g. ornamental lights,
benches and other
furnishings visible from
Stevens Creek Boulevard.
A maximum of one bay
of parking is recommended
in front of building. ---j
Long facades should be
divided into shorter
segments; max 50'
recommended.
Slopes and/or parapet
roofs recommended.
Signs should be an
integral part of the
architectural composition.
Special, taller architectural
features should be located
at main building entrances,
entrance drives, and/or
other highly visible
locations.
Awnings and canopies
are recommended.
"Clear Zone" for visibility; in front of commercial 10' curbside planting strip,
120' max. each clear zone. retail development. 6' walk, 10' back walk
planting strip.
Every building and/or
individual tenant space
should have a clearly defined
base, pattern of window
openings, recognizable main
entry, and interesting roofline.
OCLUaca w uunding and/or
screen hedge 9' minimum.
Design Guidelines The City of Cupertino 1/99
HEART OF THE CITY
KR
1. Window/Wall Proportion - In general, upper stories should have a window -to -wall area pro-
portion that is smaller than that of ground floor storefronts.
2. Window Openings - should generally be vertical or square in shape. Horizontally-oriented
openings generally make buildings appear squat and massive.
3. 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.
4. Shaped Frames and Sills - should be used to enhance openings and add relief to wall surfaces.
E. Roofs - Parapets and/or shallow gable, hip, or other two -slope roofs are recommended for all
buildings (see illustrative Prototypes):
1. Roof Slopes - should be between 3:12 and 6:12.
2. Roofs Should Extend - across a minimum of 75% of the building frontage.
3. Roof Ridges - should be aligned to be parallel and/or perpendicular to the street frontage.
4. Roof Overhangs - are strongly recommended. 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.
5. Materials - The following roofing materials are typical for the district: metal seam made of alu-
minum, galvanized steel or other coated steel, recommended finishes are anodized,
fluorocoated or painted. For copper and lead, recommended finishes are natural or oxidized.
Clay, ceramic or concrete tile may also be appropriate if consistent with the desired building
character. Tar and gravel, composition, or elastomeric roofs should be screened by roofed para-
pets. Asphalt shingle roofs are not recommended.
F. Signs - Guidelines 1 through 4 below apply to building -mounted signs.
1. Sign Location - Signs should be mounted on parapets, towers, turrets, recessed wall areas, and/
or other architectural features specifically designed for them. Flush -mounted and painted wall
signs should align with major architectural elements, such as doors and windows. Ornamental
elements, such as moldings, pilasters, arches, clerestory windows, roof eaves, or cornice lines
should be used as a frame.
2. Relationship to Cornice or Eave Lines. Signs should not span cornice or eave lines or extend
above the peak of a peaked roof. However, signs designed as an extension of the architectural
form of the building may be appropriate. For example: projecting signs, sign boards or neon
signs may be designed to look like a marquee, parapet, or accent to a parapet or sloped roof.
3. Awning and canopy signs - are recommended for commercial retail buildings. Awning signs
should appear and function primarily as awnings, however. Awnings should reflect the
building's facade module and should not extend for more than fifty (50) linear feet without a
break. Signs on canopies should be integrated with the canopy facia, or be in the form of free-
standing letters mounted on top and extending above the facia.
4. Projecting Signs - are recommended if designed as architectural features (see F.2., above), or are
located primarily for pedestrian visibility; minimum sidewalk clearance should be seven (7) feet.
1/99 The City of Cupertino Design Gilidellnes
36 HEART OF THE CITY,
Commercial Retail Dever pment(,,.inued)
'Big Box' Center with Frontage Tenants
Auto services building
garage bays perpendicular
to frontage.
Orchard parking required
outside of clear zone;
I tree per 5 spaces.
Main building entrance
on axis with clear zone.
'Big Box' retail/outlet
building. (i.e. single tenant)
1-,-)
60' clear zone 'X`
Low profile hedge along
frontage parking areas
required.
Design Guidelines
Trees in -
clear zone
optional.
1/3 frontage maximum
"Clear Zone" for visibility;
120' maximum.
Freestanding shopping
center tenant (typ.).
INIIUMAX
The City of Cupertino 1/99
HEART OF THE CITY ( 37
5. Architectural Style - Sign shapes, type styles, and color combinations should complement
building styles.
6. Structural supports - should be attractive. They should complement the overall design of the
sign and/or building(s). Ornamental metal is strongly recommended.
7. Materials - should be attractive and long-lasting. Recommended materials are:
a. Signboards - of wood or metal, with painted, engraved or routed letters, or mounted letters
of wood or metal.
b. Silhouette or figurative signs - three-dimensional letters, symbols, and/or ornamental fig-
ures made of wood or metal.
c. Custom neon - exterior -mounted on a signboard or metal support frame or enclosure, or
interior -mounted behind clerestory or display windows for only building -mounted signs.
d. Fabric awnings - such as canvas or nylon, with painted or applied lettering; plastic awnings
should not be used.
G. Lighting - should be used to enhance signs and buildings. When possible, sign illumination
should be coordinated with an overall building lighting scheme. Recommended lighting
approaches are:
1. Backlit -with lighting inside and behind projecting lettering and/or awnings.
2. Floodlit - with single or multiple spotlights, provided light sources are shielded to protect mo-
torists, pedestrians, and adjacent properties.
3. Color and lamp type - Light sources providing the most pleasing and accurate color rendering
are metal halide, incandescent, and color -corrected fluorescent. Other lamp types, such as cool
white fluorescent, mercury vapor, and high and low pressure sodium may distort sign colors
and should be used according to advice from a lighting professional; these lamp types are not
appropriate for area lighting.
4. The light fixtures shall be oriented and designed to preclude any light and direct glare to adja-
cent residential properties. No direct off-site glare from a light source shall be visible above 3
feet at a public right-of-way.
5. Parking lots, sidewalks and other areas accessible to pedestrians and automobiles shall be illu-
minated with a uniform and adequate intensity. Typical standards to achieve uniform and ad-
equate intensity are:
a. The average horizontal maintained illumination should be between 1 and 3 foot candles;
and
b. The average maximum to minimum ratio should be generally between 6 and 10 to 1.
6. Critical areas such as stairways, ramps and main walkways may have a higher illumination.
7. Lighting around automatic teller machines shall meet minimum standards required by the
State Business and Professions Code.
1/99 The City of Cupertino Design Guidelines
RM
HEART OF THE CITY
To promote compatibility with the other types of development likely to occur along the corri-
dor, design guidelines encourage buildings that depart from the typical formula of long, anony-
mous building masses and ribbon windows. Main building entrances should be located on the
front building facade or adjacent to a fronting building corner. Buildings should incorporate
breaks in building mass that reflect the typical sizes of parcels that occur along the street. Win-
dows should be in the form of individual recessed openings and/or window groupings or bays.
A. Building Increment - Long facades should be divided into shorter segments. These
segments are recommended to be fifty (50) feet long with a maximum of one hundred (100) feet
long. They should be separated by major changes in the building mass, such as projected
entrance volumes or notches.
B. Roofs - Shallow gable, hip, or other two -slope roofs are recommended for all buildings;
parapet roofs in combination are also recommended.
1. Roof Slope - should be between 3:12 and 6:12.
2. Roofs Should Extend - across a minimum of 75% of the street frontage.
3. Roof Ridges - should be aligned parallel to roads.
4. Minimum Depth - of sloped roofs should be thirty (30) feet.
C. Massing - the overall form of a quality building is created by its three-dimensional
characteristics, or massing. Different combinations of building mass should be used to compose
a building. Building masses may be singular, like a tall or projecting mass located in the center
to mark a main entrance. They may be symmetrical, for example towers placed on either side of
the main entry; Or they may be repeated in a slightly different way in another building location.
D. Special Architectural Features - should accent buildings at major street corners and other
highly -visible locations. A diagonal "cut" at a comer, or a notch for a grand building entry, can
also be effective.
E. 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.
F. Building Composition - Every building should have a base; a clear pattern of openings
and surface features; a recognizable entry; and an interesting roofline.
1. Building Base - This may be as simple as a thickening of the wall where the building touches the
ground; or it may be a heavier or thicker treatment of the entire ground floor wall for a three or
more story building facade (a slight setback of the upper floors accomplishes this). The base may
be of a different material and/or color than the wall surface of the rest of the building.
2. Pattern of Surface Features - Windows, wall panels, pilasters, building bays, and storefronts
should be based on a module derived from the building's structural bay spacing. Features
based on this module should be carried across windowless walls to relieve blank, uninteresting
surfaces.
Design Guidelines The City of Cupertino 1/99
HE A RT OF TH E CITY (39
Commercial Office Development
Two slope roofs are Special architectural features
recommended for or peak roofs may exceed
all buildings. height limits subject to city
review.
Special, taller architectural
u 1 features should be located at
main building entrances,
�Z entrance drive, and/or other
36' max r
to base or highly visible locations.
�\ � �/� ' � J
cornice
r
Long facades
should be divided
into shorter segments.
Max. 100' recommended
1/3 frontage max
Clear zone
Main building entrance on
front/corner identified by
specific architectural
feature(s).
Related buildings should have
common architectural forms
and should be clustered to
define shared open space(s).
E
C.l 4
9' min. Setback
26' Easement
Every building should have a
clearly defined base, pattern of
window openings, recognizable
main entry, and interesting roofline.
NI10MAM
00119MIIY
1/99 The City of Cupertino Design Guidelines
all
HEART OF THE CITY
3. Main Building Entrances - should be located on the front of the building or on a fronting, traf-
fic -facing building corner. They should be easy to identify and distinguish from the rest of the
building. One or more of the following treatments should be used:
a. A Taller Mass Above - such as a tower or turret, or a volume that protrudes from the rest of
building surface.
b. Centered in the Facade - as part of a symmetrical overall composition.
c. Accented by Architectural Elements - such as columns, overhanging roofs, awnings, cano-
pies, ornamental light fixtures.
d. A Change in Roofline or Roof Type Above.
G. Wall Surfaces - If the building mass and variety of windows and doors is complex, simple
wall surfaces may be preferable (e.g. stucco); if the building volume and the pattern of wall
openings is simple, additional wall texture and articulation should be employed (e.g. bricks or
blocks, or rusticated stucco). Pilasters, columns, cornices, and other forms of surface relief
should be used to add visual interest and scale.
H. Windows - are an important element of building composition and an indicator of overall
building quality:
1. Window Openings - should generally be vertical or square in shape; if square, windows and/
or window panes should be vertical in shape.
2. Window Inset - Glass should be inset a minimum of 3" from the exterior wall surface to add
relief to wall surfaces; this is especially important for stucco buildings.
3. Shaped Frames and Sills - should be used to enhance openings and add relief to wall surfaces
I. Roofs
1. Metal Seam Roofing - For aluminum, galvanized steel and other coated steel, recommended
finishes are anodized, fluorocoated or painted. For copper and lead, recommended finishes are
natural or oxidized.
2. Clay, Ceramic or Concrete Tile - are also appropriate.
3. Tar and Gravel, Composition or Elastomeric Roofs - Should only be used for flat roofs and
should be screened by parapets.
4. Not Recommended:
a. Asphalt shingles - are appropriate in a residential context.
b. Wood - shingles or shakes are appropriate in a rural context.
Design Guidelines The City of Cupertino 1/99
HEART OF THE CITY
Multi -Unit Residential Guidelines
2.01.030 Description
!3l
Guidelines encourage buildings that reflect the presence of individual units within them. Ar-
chitectural features such as peaked roofs, built-in decks, and porches and stoops are encour-
aged to enhance residential character. A key goal of the guidelines is to create attractive residential
environments along the corridor which are buffered from traffic, yet do not appear completely
insular. For example, screen walls and fences are permitted adjacent to the front setback line
provided they provide highly -visible, attractively -designed pedestrian entrance gates.
A. Common Open Space -should contain both landscaped/garden areas and hardscape
areas that encourage social interaction.
Common Landscaped Space - A landscaped green and/or garden space should comprise be-
tween seventy per cent (70%) and eighty per cent (80%) of the common outdoor space. The lo-
cation 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 landscap-
ing (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 com-
mon 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 re-
quired landscaped space by stairs, walks, and/or ramps if necessary.
B. General Building Design -Buildings should be compatible inform with single family
houses, yet have a high-quality, boulevard residential character. Building materials and design
shall be long-lasting in order to create a living environment that holds its value over time.
1. Architectural Features - that add human scale, such as courtyards, porches, balconies, trellises
and bay windows, are recommended. Special architectural features that relieve flatness of fa-
cades, such as recessed windows with authentic muntins, architectural trim with substantial
depth and detail, bay windows, window boxes, dormers, entry porches, etc., are recom-
mended.
2. Facade Module - Building facades shall be designed so as to give individual identity to each
vertical module of units. Long facades should be divided into shorter segments a maximum of
forty (40) feet and preferably twenty five (25) feet in width.
In larger projects with frontages of over one hundred (100) feet, modules should be separated
by such techniques as a deep notch (in plan) between the modules; varying architectural ele-
ments (e.g., window color, roof shape, window shape, stoop detail, railing type); and/or vary-
ing the color of individual modules within a harmonious palette of colors.
C. Building Entrances - should be part of a clear entry sequence, extending from the public
sidewalk to the private front door. The following elements are recommended:
1. Stoops and/or Open Porches -should be provided at regular intervals which correspond to the
vertical modules of building units. The stoops shall be wide enough for people to sit on and to
make entries inviting. Open porches should have attractive bulkheads or balustrade railings
and a roof that complements the pitch and materials of the main roof.
1/99 The City of Cupertino Design Guidelines
42 HEART OF THE CITY
Multi -Unit Residential Development
36' height to eave line Submerged parking exempt
Frai
win
recc
Gro
stoc
inte
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frar
disc
Sub
wit]
Cor.
recc
architecturally prominent.
widow boxes, etc., express modules to reduce Double row of trees
residential character. building mass. along frontage.
Design. Guidelines The City of Cupertino 1/99
HEART OF THE CITY
2. Stairs - should be boxed and framed by attractive stepped bulkheads walls or balustrade rail-
ings. Bullnose treads are recommended. Open or "floating" exterior stairs should not be used.
3. Low Hedges, Fences and/or Entry Gates - should be used to define the edge between the pub-
lic street and private property.
4. Ornamental Lighting- of porches and walks to highlight entrances and add security.
5. Freestanding Landscape Elements - such as trellises, arbors, and special landscape materials
that add character to yard spaces and/or accent the entry sequence.
D. Building Materials - Building materials shall be high-quality, long-lasting, and durable,
with a minimum life span of fifty (50) years for siding and forty (40) years for roofing. Examples
of such materials include stucco or clapboard for siding; file or asphalt shingles for roofs.
Construction drawings and construction techniques shall demonstrate high-quality detailing
and use of materials.
E. Windows - are an important element of facade composition and an indicator of overall
building quality:
1. Composition - All windows within a building, large or small, should be related in operating
type, proportions, or trim. Other unifying architectural elements should be used, such as com-
mon sill or header lines.
2. Framing and Window Inset - Built-up sills and trim should be used to frame openings. Glass
should be inset a minimum of 3" from the exterior wall and/or frame surface to add relief to
the wall surface; this is especially important for stucco buildings.
3. Special Windows - such as bays or dormers should be used to add interest and a domestic char-
acter to the facade.
F. Plant Materials - See "Site Improvements and Landscaping".
G. Accessory Buildings
1. General - Accessory buildings of all types should have architectural treatments derived from
the main building in terms of surface materials, trim, fenestration, roof materials, and color.
2. Freestanding Garages - should be unobtrusive, preferably located at the rear of properties to
minimize visual impact.
a. Single -car garage doors - are strongly recommended, with windows, surface panels, and
other forms of architectural detailing to reduce their impact and scale.
b. A maximum of five (5) garage doors - may be lined up consecutively; a space of five (5) feet
shall be provided between each garage or group of doors.
H. Plant Materials - See "Site Improvements and Landscaping" section for guidelines.
199 The City of Cupertino Design Guidelines
44 I H E A R T OF T HE C IT
Residential/ Mail Mixed
Common usable outdoor Screen wall and trees required
space required at 150 s.f. per adjacent to side and rear
unit; mixed hardscape and properties.
green at 30% : 70%.
Private deck/patio space
required at 60 s.f. per unit.
frontage r L \ (
total clear zones. f \ ` /� 20'
Minimum
Single bay of parking
maximum permitted in front. �'•�`� �.� ,� . ; � �':�''
1 tree per 8 spaces; more
encouraged but not required.
Low flowering hedge along Height limit may be exceeded
parking frontage (typ•)• �.`
by 3.5' average/ 5' maximum
for underground parking.
Main pedestrian entrance to
residential portion of 1/3 frontag 26 35, Commercial and residential
development incorporated total clear zones. access drives shared but
into frontage; others To setback differentiated by signs,
permitted. Building mass shaped to alignment, landscaping, etc.
"Main Street" storefront express individual units.
designs and amenities
(lights, seating, landscaping)
per Retail guidelines;
see "Small Commercial
Center" illustration.
Design Guidelines The City of Cupertino 1/99
HEART OF THE CITY ( 45
Site Improvements And Landscaping Guidelines
The following Design Guidelines for Site Improvements and Landscaping apply to all Stevens
Creek Boulevard Specific Plan Areas unless otherwise indicated.
A. Pedestrian Pathways - Informal pedestrian pathways linking adjacent properties and
buildings are recommended. These pathways are intended to form a network separate from the
public right-of-way. A variety of approaches are possible and the City will review linkage
opportunities and proposals on a case-by-case basis.
B. 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.
C. Walls, Fences, Hedges, Gateways And Piers - should be used to define public and
private boundaries and/or spaces and screen parking areas.
1. Design - Walls, fences, gateways and piers should be designed to reflect the architectural style
and materials of the principal building(s).
a. Along commercial frontages - hedges should be low to maintain an open character and
retain visibility. Minimum height should be thirty two (32) inches to a maximum of thirty
six (36) inches. A single flowering shrub species could provide some design continuity.
b. A combination of thick and thin structural elements - should be used, with thicker elements
for supports and/or panel divisions. Fenceposts and/or support columns may be built up
with additional trim, cornices, and/or moldings for this purpose.
c. Walls and piers - should have a base and coping.
d. Piers - A row of freestanding piers can be effective as an open screen between parking ar-
eas and streets or walks. A continuous chain or open metal fence between piers can be an
attractive device for creating a stronger separation.
(i) Spacing: no more than ten (10) feet on center.
(ii) Thickness: at least eighteen (18) inches per side or diameter.
(iii) Height: at least thirty six (36) inches and no taller than fifty-four (54) inches.
2. Materials - should be the same as or compatible with those of the principal building(s). Support
post or pier materials may differ from fence materials; e.g. metal fence panels combined with
masonry piers.
a. Fences - Recommended materials are wrought iron, cast iron, and welded steel for com-
mercial applications. Metal fences maybe mounted on a low masonry wall, and/or span -
1/99 The City of Cupertino Design Guidelines
46 HEART OF THE CITY
ning masonry piers. Wood fences are appropriate in residential Plan Areas only. They
should be substantial in design and painted a light color.
b. Walls and piers - recommended materials are precast concrete stucco -faced concrete, brick,
or stone.
c. Not recommended:
(i) Chain link fences.
(ii) Unfinished or unsurfaced concrete block walls - are strongly discouraged. Block walls
should be coated with cement stucco or similar surface. Split -face block walls may be
appropriate along side or rear property lines only.
(iii) Rustic wood fences
D. Plant Materials And Landscape Treatments - 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.
d. Plant materials that exhibit annual or seasonal color - are recommended to highlight special
locations, such as main building entrances and entrance walks.
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. Flowers with annual or seasonal color - are recommended to highlight special locations,
such as courtyards, building entrances, or access drives.
3. Fountains - are recommended in hardscape open spaces to provide cooling in hot weather. The
design and materials should be related to the principal building(s) and/or on-site furnishings.
4: Surface Parking Lots - utilize a significant amount of site area and should be designed as an
integral feature of the overall site development plan.
Design Gztidelines The City of Cupertino 199
H EAR T OF T HE
C 1 T Y
M
a. Space -defining elements - such as trellises, columns, walls, arbors, and hedges should be
provided to enhance the appearance of lots. These elements should be consistent in design
and materials with the principal building(s) and other site features.
b. Parking Lots - should be planted with shade trees at a ratio of one (1) tree for every five (5)
to ten (10) parking spaces in an "orchard planting arrangement. The View Corridor is ex-
empted from tree planting guideline.
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. As illustrated by the diagram on the following page, 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.
E. Surface Grading -should be minimized to maintain an orchard/ grove character of
development throughout the Stevens Creek Boulevard Specific Plan Area. The following
guidelines are strongly recommended:
1. Sheet drainage - from buildings to parking areas and perimeter roadways.
2. No cross slopes in excess of 2% -for landscaped or walk areas. Optimum slope for paved areas
is 1.5%, depending on roughness of paving surface.
3. Mounding earth - to elevate buildings, or "berming" earth against the side of buildings, is not
recommended.
E. Lighting - Light sources providing the most pleasing and accurate color rendering are metal
halide, incandescent, color -corrected fluorescent and color -corrected high pressure sodium.
Other lamp types, such as cool white fluorescent, mercury vapor, and plain high and low
pressure sodium may distort colors and should be used according to advice from a lighting
professional; they are not appropriate for area lighting.
1. The light fixtures shall be oriented and designed to preclude any light and direct glare to adja-
cent residential properties. No direct off-site glare from a light source shall be visible above 3
feet at a public right-of-way.
2. Parking lots, sidewalks and other areas accessible to pedestrians and automobiles shall be illu-
minated with a uniform and adequate intensity. Typical standards to achieve uniform and ad-
equate intensity are:
a. The average horizontal maintained illumination should be between 1 and 3 foot candles;
and
b. The average maximum to minimum ratio should be generally between 6 and 10 to 1.
3. Critical areas such as stairways, ramps and main walkways may have a higher illumination.
4. Lighting around automatic teller machines shall meet minimum standards required by the
State Business and Professions Code.
1/99 The City of Cupertino Design Guidelines
M
HEART OF THE CITY
Background
State law requires that all specific plans include text
describing the distribution, location and intensity of
major components of infrastructure needed to support
the proposed land use and development in the spe-
cific planning area. The level of private and public im-
provement and development as contemplated in the
Heart of the City Specific Plan will not warrant any
major expansion of the City's infrastructure. The ma-
jor components of this specific plan involve:
• Streetscape improvements, primarily landscaping,
which do not require purchase of property or nar-
rowing of existing streets.
• Allocation of development potential, which was
previously demonstrated in the General Plan en-
vironmental impact report to be within the capaci-
ties of existing services and infrastructure.
• Guidance of architectural design of future devel-
opment which will not require expansion of infra-
structure.
Transportation
The Heart of the City Specific Plan envisions a multi-
modal transportation corridor for Stevens Creek Bou-
levard. 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 improve-
ments that will need to be made are as follows:
Reconstruction of monolithic sidewalk: 14,000 ft.
Construction of new sidewalk: ---850 ft.
The majority of sidewalk improvements will take place
incrementally as properties redevelop.
The missing sections of bicycle lanes from De Anza
Boulevard to Stelling Road will be completed as part
of the streetscape project. Funding will be allocated
through the Capital Improvements Program. The es-
timated cost is $5,000.
The development intensification of the activity centers
may warrant additional signalization of Stevens Creek
Boulevard. Funding will be allocated in the 5 -year
Capital Improvement Program or paid for by the de-
velopment community as Heart of the City develop-
ment proceeds.
Water, Sewer, Storm Drainage, Solid
Waste Disposal Facilities and Energy
Facilities.
No expansion of these facilities is contemplated as a
result of Heart of the City development activity.
Infrastructure Plan The City of Cupertino 1/99
HEART OF THE CITY
Im-plementation.
Regulatory Framework
The Heart of the City Specific Plan is both a policy and
regulatory document. The goals, policies and strate-
gies provide the rationale for the development stan-
dards and land use map. The Heart of the City Specific
Plan is a regulatory document in that its land use map
and development standards will be incorporated into
a new 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 fu-
ture development in the planning area and in establish-
ing community 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 as
revised. 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 public 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 un-
constitutional by a California or Federal court of com-
petent jurisdiction, such portions shall be deemed
separate, distinct and independent provisions, and the
invalidity of such provisions shall not affect the va-
lidity of the remaining provision thereof.
Streetscape Improvements
Background
Appendix A depicts the various estimated costs to in-
stall the proposed Heart of the City Streetscape im-
provements. The improvements will be phased over
time and geography as monies become available to
M
implement the streetscape improvements in its total-
ity. It will take a concerted public and private effort
before all the streetscape improvements and its ulti-
mate public benefit can be achieve. The proposed 5 -
year capital improvement program allocates $1.5
million for Heart of the City streetscape improvements.
Phase I: Median, Landmarks and Gateways
A. Replanting of median landscaping to include
pears, ash and oak trees.
B. Development of public art piece, orchard park and
commission and install City gateway entrances.
Orchard park will be designed and developed.
Landmark public art and gateway entrances will
be commissioned in consultation with Fine Arts
Commission.
Funding Sources:
• City 5 -year Capital Improvement Program
• Street improvement funding from City Center
property owners
Phase II: Landscape Easement Installation
Description of Activities
As private redevelopment occurs, the full landscape
easement improvements will be installed by private
property owners. Depending on existing site condi-
tions, this may include additional land, new sidewalk,
turf, additional trees and hedge fencing.
Funding Source:
Private property owners as redevelopment of prop-
erties occurs.
1199 The City of Cupertino Implementation
so ( HEART OF THE CITY
Phase III: Remainder of Improvements
Description of Activities:
The unfunded improvements include: pedestrian
lights, benches, bus shelters and trash receptacles. The
timing for these improvements is unknown.
Funding Source:
Public and private sources as may be identified.
Note: Appendix A describes the urban design
consultant's specific recommendations for street fur-
nishings and other items. These items and materials
have not been approved by the City for use as Heart
of the City improvements, but they serve as a refer-
ence point for the City's continuing discussion on the
type, quantity and quality of public improvements that
will be installed in the Heart of the City Specific Plan-
ning Area. That discussion will include the input of
residents, interested groups, the Fine Arts Commis-
sion, Planning Commission and City Council.
Street Furnishings
Bench: Londino continuous bench w/back (8' - 10'
length). This bench has concrete supports and a wood
slat seat and back. It has a solid general appearance
that is more visible and in scale with the street than a
typical ornamental metal bench. Benches should be
installed adjacent to street crossings and at intervals
of approximately 300 feet, preferably in the recom-
mended back -of -walk landscape easement area.
Bus Shelter: DayTech "San Francisco" model, 12' length.
This bus shelter has a steel tube frame, arched roof, and
clear glass panels on sides and back. Clear panels give
the structure an airy character, and one of the side panels
may be used to incorporate advertising posters. (In a
number of cities, advertising companies have paid for
the shelters and their installation and maintenance.)
Shelters should be installed at all bus stops.
Trash Receptacle: Canterbury "Pennsylvania Avenue."
This is particularly sturdy receptacle. It is made of ei-
ther cast aluminum or steel and features ornamental
metal rings and pickets. Trash receptacles should be in-
stalled adjacent to all bus stops and street corners. Re-
ceptacles should have a separate recycling partition.
Pedestrian -Scale Street Light: STAFF/se'lux Saturn 2.
This light has a clear lantern and a simple, modern ap-
pearance, in character with the proposed bus shelter.
Lights are recommended for illumination of pedestrian
areas, not as replacements for the existing cobrahead
lights that illuminate the roadway. They should be lo-
cated at approximately 90 feet on center, forming a
continuous "understory" of pedestrian lighting along
the street frontage.
Furnishings should be painted a common color that
helps to tie them together visually. Color should also
be used to make furnishings highly visible from the
roadway so that the City's investments in the street
are on display. White and green is a traditional color
combination that would complement the orchard/
grove street tree plantings. White shows well against
green backgrounds and could be used on most of the
painted metal items, such as the street lights and bus
shelters. Green could be used for the bench slats and
the trash receptacles. An option that should also be con-
sidered is using a more vivid color that would give the
street a more modern look.
Civic Landmarks
Town Center Square. The design concept recommended
for the square is a "Four Seasons Orchard." It is a for-
mal garden enlarged to city -scale, and it expresses the
Implementation The City of Cupertino 1/99
HEART OF THE CITY
orchard theme recommended for the corridor as a
whole. The.site was an orchard prior to the 1940's, and
until the 1970's was the site of a grain milling and stor-
age facility.) As illustrated by the plan on the follow-
ing page, the square would consist of four orchard
squares, each with a different tree species and each
species selected for a different seasonal characteristic.
One species would exhibit an abundant spring flower
display, the second could feature summer flowers or
a unique leaf color, the third brilliant fall leaf color,
and the fourth distinctive winter branching patterns
or showy fruits or berries. The square would be bor-
dered and quartered by walks with benches and pe-
destrian -scale lighting.
Landmark Sundial: Consistent with the orchard/garden
theme for the square, a landmark sundial is proposed
adjacent to the Stevens Creek Boulevard and De Anza
Boulevard intersection. Sundials are a traditional gar-
den ornament, reflecting the seasons as well as the
time. As illustrated, the sundial would be approxi-
mately 30 feet in height. It would be mounted on a
raised pedestal inscribed with markings for the sea-
sons and the time and would be clearly visible to pass-
ersby. Material for the sundial blade is assumed to be
metal; e.g., aluminum, steel or bronze. Material for the
base is assumed to be precast concrete or stone.
Gateway Entrances: Gateway entrances are proposed
at both ends of the corridor. The signs would span the
entire roadway, with "Cupertino" spelled out in large
letters over each side of the street. Support columns
would be located in the center median and in the
curbside planting strips. The signs are envisioned as
traditional in form, reflecting the city signs used
throughout California as well as the form of signs used
at entrances to a ranch or farm. In this way the signs
echo the orchards that were the mainstay of the City's
economy in the first half of the century. However, the
materials are intended to give the sign a distinctly
modern, technological look, expressing the importance
of the electronics industry to the City's present and
future. Painted steel or aluminum, metal mesh, and
neon are recommended. The signs will contrast as well
as complement the orchard/ grove street tree plantings
and recommended furnishings. They may also be used
to support banners announcing special City events,
such as the Cherry Blossom Festival.
Construction Costs
RE
Recommended materials and preliminary construction
cost estimates for Stevens Creek Boulevard streetscape
improvements are listed below. Quantities are approxi-
mate and are likely to vary. Improvements are proposed
to be phased over the term of the Specific Plan, with
street trees the first priority. Civic landmarks could be
funded by a combination of City arts programs, dona-
tions from the City's corporations and citizens and the
Five Year Capital Improvement Program.
Trees are assumed to be 24" box size. Estimated costs
for single-row/double-row frontage street tree ar-
rangements are provided; both options include match-
ing trees in existing medians. Cost figures for 36" box
size trees are not itemized but would add about an
extra $200 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.
West Gateway Street Trees - Quercus agrifolia @ 40'
O.C., 24" box: $500 delivered; $1,000 installed (incl.
irrigation and demo).
Quantity: 120/210 Cost: $120,000/$210,000
Town Center Street Trees - Pyrus calleryana "Chan-
ticleer" @ 25' O.C., 24" box: $500 delivered; $1,000
installed (incl. irrigation and demo);
Quantity: 548/960 Cost: $548,000/$960,000
East Gateway Street Trees - Fraxinus latifolia @ 30'
O.C., 24" box: $500 delivered; $1,000 installed (incl.
irrigation and demo).
Quantity: 514/901 Cost: $514,000/$901,000
Street Lights - STAFF/se'lux Saturn 2 or EQ @ 90'
O.C. w/single-head polycarbonate globes, lamp
type color -corrected metal halide @ 3000K,100-150
watts: $1,200 delivered; $3,700 installed (incl. cone.
base, wiring, conduit, etc.).
Quantity: 260 Cost: $962,000
Benches - Londino continuous bench w/back @ 300'
O.C.; 2-3 units for ea. bench (8'- 10'length): $1,000
delivered; $1,250 installed.
Quantity: 85 Cost: $106,250
1/99 The City of Cupertino Appendix A
521 HEART OF THE CITY
Bus Shelters - DayTech "San Francisco" model, 12' Cost estimates for the Landmarks are conceptual and
length; $12,000 delivered; $14,000 installed. preliminary. They should be regarded as possible con -
Quantity: 20 Cost: $280,000 struction allowances.
Trash Receptacles - Canterbury "Pennsylvania
Avenue" w/hinged door @ 600'0.C.: $1,200 de-
livered; $1,500 installed.
Quantity: 44 Cost: $66,000
Total Streetscape Costs:
1. $1,180,000 for single -row of frontage trees and
median trees.
2. $2,070,000 for double -row of frontage trees and
median trees.
3. $1,632,000 for single -row and benches, bus
shelters, and trash receptacles.
4. $2,594,050 for single -row, benches, bus shel-
ters, trash receptacles, and street lighting.
5. $3,484,050 for double -row, benches, bus shel-
ters, trash receptacles, and street lighting.
4 -Seasons Orchard - 100 trees total (four different
species @ 25 ea.); 24" box size @$500 delivered,
$1,000 installed (incl. irrigation and site prep.):
$100,000. Associated site improvements, such as
walks, lighting, furnishings, frontage trees, turf
and other landscape materials, allow $200,000 to
$300,000.
Total: $300,000 to $400,000
Landmark Sundial - allow $100,000 to $150,000 for
custom metal, finishes, concrete base with scoring
for clock and "almanac," and lighting.
City Gateways - allow $150,000 to $175,000 each for
custom metal, finishes, and lighting.
Total Landmarks Costs: $700,000 to $900,000
Appendix A The City of Cupertino 1/99
HEART OF THE CITY
Strong Building Corners
Define and Frame Intersection
4 -Seasons Orchard N.
Z�
Landmark
Sign/Info
0
(Giant Sundial)
Seating Area
With Sundial
r
P ng Summer
Winter
fall.
Retail Frontage
. Along Square
w
r`W-11 01
1/99 The City of Cupertino Appendix A
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Appendix A The City of Cupertino 1/99
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ㆣഷഊ䠊慥瑲漠瑦敨䌠瑩⁹浉牰癯浥湥⁴潃瑳൳倊慨敳灏楴湯൳ഊ 楓杮敬䐠畯汢⹓⹒删瑥楡楓杮敬䐠畯汢⹓⹒删瑥楡൬倊慨敳删睯删睯䐠刬瑏敢潒⁷潒⁷⹄⹒传桴牥⸱吠敲獥ബ ㄤㄬ〸〬〰␠ⰲ㜰ⰰ〰‰ㄤ㜬〲〬〰␠ⰱ㈴ⰰ〰‰㈤㐬〹〬〰␠ⰲ㘰ⰰ〰ര䤊牲杩瑡潩൮㈊楌桧楴杮␠㤠㈶〬〰ⴠ․㘹ⰲ〰‰․㘹ⰲ〰‰․㘹ⰲ〰‰․㘹ⰲ〰‰․㘹ⰲ〰ര㌊慇整慷獹ബ䰊湡浤牡獫ബ䈊湥档Ȿ␠ⰱ㔱ⰲ〰‰ㄤㄬ㈵〬〰ⴠ␠ⰱ㔱ⰲ〰‰ㄤㄬ㈵〬〰ⴠ␠ⰱ㔱ⰲ〰‰ㄤㄬ㈵〬〰ⴠ畂桓汥整獲␠ⰱ㔳ⰲ〰‰ㄤ㌬㈵〬〰␠ⰱ㔳ⰲ〰‰ㄤ㌬㈵〬〰␠ㄠ㌬㈵〬〰␠ⰱ㔳ⰲ〰ര☊吠慲桳潃瑮楡敮獲㐲•潂數牔敥൳ഊ㌊∶䈠硯摥吠敲獥ⴴ敓獡湯൳伊捲慨摲⬠␠〳ⰰ〰‰㌤〰〬〰ⴠ␠〳ⰰ〰‰㌤〰〬〰ⴠ␠〳ⰰ〰‰㌤〰〬〰ⴠ浩牰癯湭獴␠〴ⰰ〰‰㐤〰〬〰␠〴ⰰ〰‰㐤〰〬〰␠〴ⰰ〰‰㐤〰〬〰⹓⹒匠湩汧潒൷䐊刮潄扵敬删睯
繾㬼倠ു縊爠潴∭❴䱬∧㨼績✨⁊⸭䔠乯㸡⁾䱁仰瑃㘠䕔嘧㸡䱯繬⁅䅖䑾Ⱘ縬✧റഊ䤊൴ഊ㘊✱ⶡ硌ⱉ഻ഊ䰊⃭問汔㫆ൔഊ伊䡾ୁ⸲⁄䅐璡ⅉ䤭❉瑉₡熡⸺圶ㄋⴲ䑅䩊ⱴ⸩⁾㺿ㅕ⁾䒡⁅䘢뼠ꄮ⸮⹅䥁ⴧ稠繯⹅ⴠ㼧′⁾⁉䩔⸲攮ꄮ㬻倠ⵈ椠‿⁾⁐䜭繾组쑤Ȿ繾⁾ ❾❫㨻縮㸬慦䘠❦伭䨯䇯晃㩬ⴺ⼬⼠ ⁾⁾ന⼊⼠✠뼠⽊യ⼊ധഊ匊ഢ㰊മഊ昊∺❃ൾഊ猊ൾ瘊✭⸡⠮圩∠挬昬⸱ꅾ㬻为屦℻ㄧ䥶뽎Ⱞ䄠䑾㑎⽆⸼乄䅔ⱃⲣ縠䥁ⵉഢ尊ㄭ映ㄧ䤦䕌※癔ⴠ匮ധ㬊ഭ⸊㨼ⴺ൦ഊ∊ഢഊ∊ബഊ縊䩊൶നഊⰊෟഊ✊Ȿ✢≾⸧ୃ⸲ꍅ䰋縺ഢ
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汾ⰻ縠縯ⵥ繾敾ഭ縊⁾⁾⁾䨧⃖㨻⸠尧മ縊✠⁴⁾繾㨠㬺㼺∢縮മഊഊഊഊഊഊ⸊ⴠ⸬⁾ൾ⸊•㨧‧മ㨊∧ⴠ⸮⁾ബഊഊഊ䤊ⵦ潴敪൬ഊ挊昬散敦൲ഊ✊℮慦Ⱶ✢樠㠱ㄱㄱㄱ✡ൾഊ䌊ുഊഊଊ潴㭷䩾佃䍎偅⁔…啇䑉䱅义卅띴Ᵽ縻 ❾縠繾㼧ഩഊ伊捲慨摲剃䕅⁋佂䱕噅剁⁄呓䕒呅⁓䅃䕐繾縧ⴴ敓獡湯൳匊䕔䕖华ഭഊ⼊啃䕐呒义ⱏമ
൩縊汉䕴䥉䤱䤧楩䤠䤊⁉䥉䤠⁉䥬ൔ縊⁾ഭㄊ〺⸮⸠张⸮⸮张㬺⸻⸮⸺縧⁾⸮Ⱒ縠䴠Ɒꌭ⸠⸮Ⱞ✮ 弮损⸠⸮⸮⸮⸮⸮∮⸮⸠繮縠慅瑳䘭捡湩楖睥漠ⴴ敓獡湯牏档牡楷䰠湡浤牡畓摮慩൬ഊഊ吊睯煓慵敲䐠獥杩潃据灥൴ഊ䌊偕剅䥔低䅃മഊ匊剔䕅協䅃䕐䌠乏䕃呐☠䜠䥕䕄䥌䕎ഊ䌊䕒䭅䈠問䕌䅖䑒呓噅久
牔獡敒散瑰捡敬ബ✊⸠‧繾ⴺ⸬⁾മഊഊഊഊഊㄊൾⴊⶡ⸠⁾മ⸊张⸮縭⸧⸠മഊ뜊縺㮷縻汳∺✢മ琊✮Ⱝ뜮縬❾ⴧ繾ൾ縊ൾⰊ⸠⸧縼Ⱝ⸮⸮⸮㭕縠ബ椊⸢⸮Ⱜധㄊ㩾畟ⱬ㨺∢മ縊ഭ⸊⸮ⴢ琧㴭Ⱝ䌠㨭ⴺമ㨊≾℡㨮縢縠∬慌瑮牥效摡匠摩睥污楌桧൴ഊഊⴊⴭ縠縺ൂഊⴊ䥉畂桓汥整䥷䄠癤牥楴楳杮洦活☲‴㨮ⱟ繾∢䘧縠❉ഢ✊㩎ൃഊ⸊彟䥟ഊⴊ䰠杩瑨䤠搠匠摩睥污൫䰊湡整湲䠠慥畂桓汥整൲ഊഊ吊慲獮慰敲瑮慏牔敥൳ഊഊഊഊ䄊桳吠敲獥汆睯牥湩敐牡吠敲獥ബഊ䌊湯牣瑥䥥⁗潯敂据敨൳ഊ昊‡晉ㄠㅜ䄠Ⰺ䤠∠縠縱渢汬റⴊ啃䕐呒义ⱏ䌠ുഊ⸊ⴭⴠമഊ匊剔䕅協䌠偁⁅佃䍎偅⁔…啇䑉䱅义卅敄楳湧䔠敬敭瑮…慍整楲污൳ഊഊⴊⴠⴭⴭ⸭ⴭⴭ剃䕅⁋佂䱕噅剁ൄഊ匊䕔䕖华
഻Ⰺറഊഊ †††⠠Ⱒ✮✠㩩楲ൾℊ㩴昺映〧‧††⁉₡‡†Ⱜ‧††琠❯†††⁾†䤠䤠††뜧‱›†††ⴠ†✮††മ †⸠‱⟉⸠††††ഭ †⸠⸠ㄺ⸮砠獉湨†††⸠ബ䤊⁉⸭⸮†††䰠‾†⁊⸧††›ㄻ₷†⁜ †ഭ †㨠뜱†⸠ⴠ₡ †뜠ㄺ∠†ⴠ†㬠 †琺യ †✠മ †⸠⁾††ഭ †⸠⸮⸮尠†††††ഭ †樠‧മ †⸠⸠†††††縠††䨮†††縠†††ഭ †††††∠ഢ ††††䨠⸠†††⸾†††⸮††⸠††††牐灯獯摥†††琺††⸠മ ††∠⁃††琺†††⸮††∠⁃Ⱐ†††‰††⸮†††㩣›††‰∠†††††挠㨺††††䤠††††††⁾††††⸠†圧ⴭⵔ⸠†††††††⸠മ ⸠‧尠†•⸮‧尧††††††ഢ ⸠✮⸠爠†縮†⸻Ⱐ縠††††††മ ††††††മ 㨠⸺띲₷†††††✠ⴻ⸧††††Ⱞ⸠†††മ †∠Ⰻ‧䨧†††⁾⸠മ ㄠ✰⹉琠❯䤠倠琠縠†††琠❯⁉Ⱘ‧笮⸮⸮ꄮ†††縠††††††ꄠ⸮❾䤠挠➡⸮ඡ圊摩慌摮捳灡慅敳敭瑮眠⁉潎䔠獡浥湥⁴汷慎牲睯䴠摯晩敩慅敳敭瑮眠丯牡潲⁷丠慅敳敭瑮眠圯摩畃扲楳敤汐湡楴杮匠牴灩›††畃扲楳敤圠污㩫䌠牵獢摩慗歬›†慗歬ഺ⸊氠普汩硅獩楴杮眠瑩敎⁷牔敥潴䌠敲瑡潃獮獩整瑮뜠删癥牥敳圠污汫慌摮捳灡湩潴䌠敲瑡汐湡楴杮匠牴灩₷敒敶獲慗歬䰯湡獤慣楰杮琠牃慥整倠慬瑮湩瑓楲†₷敒潭敶䌠牵獢摩ㄱ′景圠污潴䌠敲瑡汐湡楴杮灓捡湩湡灓捥敩††뜠䤠獮慴汬䌠湯楳瑳湥⁴潒⁷景吠敲獥椠汐湡楴杮匠牴灩₷湉瑳污潃獮獩整瑮删睯漠牔敥湩倠慬瑮湩瑓楲†瑓楲祔楰慣㩬䴠橡牯瑩⁹景䘠潲瑮条獥圠瑩楨潔湷䌠湥整₷捓敲湥䄠橤捡湥⁴慐歲湩楷桴䰠睯䘠湥散漠效杤뜠䤠獮慴汬匠捥湯潒⁷景吠㕾䈠捡景圠污㭫删瑥楡뜠䤠獮慴⁈潃獮獩整瑮删睯漠牔敥湩倠慬瑮湩瑓楲牁慥††뜠䤠獮慴汬匠捥湯潒⁷景吠敲獥椠畐楫杮䄠敲獡䜠慲獳䰯湡獤慣楰杮†₷慍湩慴湩䔠楸瑳湩牔敥⽳慌摮捳灡慂正漠慗歬മ ††䘠慥楳汢뜠吠灹捩污›牆湯慴敧漠潐瑲污倠慬慺瑏敨獲뜠吠灹捩污›敄䄠穮潃汬来牆湯慴敧※汁潳䄠灰楬慣汢 ††뜠吠灹捩污›牆湯慴敧漠牃獯牳慯獤䌠湥整†††琠䘧扡楲ㅣ湡Ɽ‧楆敲匠慴楴湯湡瑏敨牆湯慴敧††††䌠湯楤楴湯††††₡✢✡䤠牆湯慴敧删湥癯瑡潩††††⸠⸠‧‡≾††††⸠䨠•㨺††††‡≆汮檡††††††††⁉⸮⸮⸻⸬㨮††††††ⴠⴭⴭⴭⴠ†ⴭⴭ⸠⸮呓噅久⁓剃䕅⁋佂䱕噅剁⁄呓䕒呅⁓䅃䕐†佃䍎偅⁔…啇䑉䱅义卅⸠䌠偕剅䥔低䅃
牐湩楣汰獥ഺഊ唊楮祦嘠獩慵灁数牡湡散漠瑓敲瑥眠瑩൨伊捲慨摲䜯潲敶匠牴敥⁴牔敥倠慬瑮湩獧潃獮獩整瑮畆湲獩楨杮愠摮䌠癩捩䰠湡浤牡獫മഊ䤊灭潲敶倠摥獥牴慩湅楶潲浮湥⁴汁湯瑓敲瑥牆湯䩴朮楷桴瀠慴瑮湩瑓楲獰愠摮䈠晵敦楲杮吠敲獥愠摮桓畲獢മഊⴊബഊⴊ⁾繾繾敓瑭⸭≦浯牁ひ渱敧敭瑮漠慌杲桓摡牔敥䜠慣獳渳䘊潬敷楲杮匠牨扵汁湯㩧䘠潲瑮条渳湩⸠ㅜ摥湡മ⸊䘠捯獵獥䌠牴捡整景嘠琮汬潣慍歲瑥汰捡敃瑮牥潗晬潒摡മഊ䔊獡⁴慇整慷㩹䄠桳䜠潲敶∢繹ⴭ縢癲✧✧✧绽繜❾ㄮ⸠⸠㐮⸠縠⸠⸠⺡⸠⸠縠⸠縭⸭⸬⸮⸮⸮⸮Ⱞ⸮⸭爠⸠⸮爠⸠✠瘺ⴭ㴭ⴭ※⸮⸮⸮⸮മഊഊഊ䘊潬敷楲杮传捲慨摲汁潬⁷汆硥扩汩瑩⁹潴䄠摤敲獳䄠捣獥湡楖楳楢楬祴敎摥景䄠橤捡湥⁴潃浭牥楣污䐠癥汥灯敭瑮മഊ吊睯敃瑮牥ഺഊ䜊瑡睥祡›慏片癯ഊഊ圊獥൴ഊ䤊楮牯慭牁㍲杮浥湥⁴景丠瑡癩牔敥湡楗摬䘠潬敷獲汁湯牆湯慴敧愠摮椠敍楤湡മ䌊湯楳敤敒潭楶杮䌠牵獢愠摮圠歬ㄮ摮删灥慬楣杮眠瑩൨䌊畲桳摥䜠慲楮整匠牵慦散മ䘊捯獵獥䌠慨㭲挱整景䐠湁⁵潃汬来ⱥ䴠浥牯慩慐歲慏獫敃瑮牥മഊ⸊ⅈ豦⸧㩉ഢ䤊ଠ✱ଠⅾ㨠縠✠㬱℠ⴊ汐湡瑓敲瑥捳灡潃据灥൴ഊ䌊偕剅䥔低䅃ഭഊ⸊ⴭⴭⴭ呓噅久⁓剃䕅⁋佂䱕噅剁⁄呓䕒呅⁓䅃䕐䌠乏䕃呐☠䜠䥕䕄䥌䕎
汆湬≬䥉⁉⁃മ䤊䥉汉汉൮縊ⴭ⸭ⴠ啃䕐呒义ⱏ䌠ുഊ䌊縩縮⸮⬬慇整慷൹ഊ⸊⸭മ⸊⸮⸮ൾ⸊⸠縮⁾≾縧⸧ⴺⰺ㨻縭縭⸮⸮慅瑳䘭捡湩楖睥漠牁档瑩捥畴慲൬ഊⴊⴭമഊ匊剔䕅協䅃䕐䌠乏䕃呐☠䜠䥕䕄䥌䕎⁓භഊ䜊瑡睥祡䐠獥杩濧楲繣瑰剃䕅⁋佂䱕噅剁ൄഊ圊獥൴ഊ匊䕔䕖华
潾整൬ഊ爊ⰻ₡晡牥⸧昡啄ൈ䤊䤠ⱴ椠ㄱㄱㄱ∱ൾഊ䌊偕剅䥔低䅃⁾䨧ූ∊ൾ㨊ꄺ縺⡦縰昧琠縠繾⹗䩧ꭾ㭘റഊ㨊✭㨡ⴺ⁾൴⸊⸠⸠⁾✡䩉⸠縠㜱瘯⸠縠⁾⁾⁾㬧㬠㨧‧䤺⁉㩉›മⰊ⸠䤋⁉മഊⰊ൜ഊഊ㬊മഊഊ縊縡ൾഊ㐊匭慥潳獮传捲慨摲爠佲縢䩾呓噅久⁓剃䕅⁋佂䱕噅剁⁄呓䕒呅⁓䅃䕐䌠乏䕃呐☠䜠䥕䕄䥌䕎ഊ縊⁾ഭ伊繹⽾㝴繾ൾഊഊ縊ൾ✊㩴ⵉ띴നഊഊⴊ⼮
ꅴ ✯✬ⰱ⸮⸮⸮⸠ㄢ繾ഭ伊捲慨摲眠慌摮慭歲匠湵楤污獮䤱ㄡㅉㅁ⁉⁉⁉⁇ൾㄊ≉䥬൭縊潔湷匠畱牡䐭獥杩潃据灥൴ഊ䌊偕剅䥔低䅃മഊ匊剔䕅協䌠偁⁅佃䍎偅⁔…啇䑉䱅义卅剃䕅⁋佂䱕噅剁ൄഊ匊䕔䕖华
ബⰊമ⸊⸻ൾ縊∠✮䨠⸮⸮⸬㭦㨧ⴧ✢•⸧≊⸠⸧∮ㄭ㴧Ⱝ∷㨧㨭㬠Ⱞ✮縠⸺ⵊ弭 彟മഊ㨊㨠ꄻⴺ椼椺瑩⸮✺✠∮㩾•മഊ䰊湡整湲䠠慥楓敤慷歬䰠杩瑨牔獡敒散瑰捡敬䑓䥦⸧䴮䤱䥇∢ⴢ✠✬ഭ縊䤠楉ഭഊ䤊ഊ䈊獵匠敨瑬牥眠⁉摁敶瑲獩湩൧ഊഊ匊Ⅱⱉ浊☲‴湵甠㩵Ⱒ奾✭繊ⷞ弮䥌䩉䥉丧⡉⁾㩉䤠⸮മ⸊ⴠⴭബ⸊⸠㨬弭㜢楌桧൴縊楓敤慷歬慌瑮牥效摡畂桓汥整൲ഊഊ吊慲獮慰敲瑮慏牔敥൳ഊഊഊഊ䘊潬敷楲杮倠慥牔敥൳ഊ䄊桳吠敲獥മഊⰊ汦䑈䩉ൕ䤊⸠氠‧ൾ䈊晬汬汬晬啃䕐呒义ⱏ䌠ുഊ⸊敄楳湧䔠敬敭瑮…慍整楲污൳ഊⴊⴠⴭⴭⴭ⸭ⴭⴭⴭⴭഭഊ䌊䕒䭅䈠問䕌䅖䑒匠剔䕅協䌠偁⁅佃䍎偅⁔…啇䑉䱅义卅潃据敲整坉漠摯䈠湥档獥呓噅久
ഢഊഊㄊ琠❯൲ഊ儊≖椢ൾഊꄊ✮牐灯獯摥ൾഊꄊ•昬㬢✧Ⱗ瑉✾⁉⸊⸮⸮ⴾ⸮ൾ∊ഢ⸊മ漊∧潴ധഊഊ∊䜡൦ഊ儊ൾഊ㸊ഭ⸊മ縊∧⸮൯✊ഢഊ㨊⸠⸻爬Ȿ㨠爻樢•Ⱜൾ㨊⸺⸠‧⸮⤮•尮മ⸊⸠മⰊ•✮ଠ⸧›㨧⸬ധㄊ✰ഊ䤊楩ഊഊ眊坦摩畃扲楳敤潎䔠獡浥湥൴圊污㩫䥷⁎牡潲൷ഊ䴊摯晩敩慅敳敭瑮畃扲楳敤圠污㩫മ⸊ൾഊㄊ✰敒潭敶䌠牵獢摩ㄱ′景圠污潴䌠敲瑡汐湡楴杮瑓楲湉瑳污潃獮獩整瑮删睯漠牔敥湩倠慬瑮湩瑓楲慍湩慴湩䔠楸瑳湩牔敥⽳慌摮捳灡慂正漠慗歬മ吊灹捩污›敄䄠穮潃汬来牆湯慴敧›汁潳䄠灰楬慣汢琊䘧扡楲汣湡㩤䘠物繓瑡潩Ɱ愠摮传桴牥䘠潲瑮条獥മഊ⸊മഊ刊癥牥敳圠污⽫慬摮捳灡湩潴䌠敲瑡汐湡楴杮匠牴灩മ䤊獮慴汬䌠湯楳瑳湥⁴潒⁷景吠敲獥椠汐湡楴杮匠牴灩മ䤊獮慴汬匠捥湯潒⁷景吠敲獥䈠捡景圠污㭫删瑥楡൮䜊慲獳䱬湡獤慣楰杮മ吊灹慩㩴䘠潲瑮条景倠牯慴汐穡ⱡ传桴牥潎䔠獡浥湥⁴汷慎牲睯畃扲楳敤圠污㩫敒敶獲慗歬䱬湡獤慣楰杮琠牃慥整倠慬瑮湩瑓楲Ɒ湉瑳污潃獮獩整瑮删睯漠牔敥湩倠慬瑮湩瑓楲捓敲湥䄠橤捡湥⁴慐歲湩楷桴䰠睯䘠湥散漠效杤湉瑳污敓潣摮删睯漠牔敥湩倠牡楫杮䄠敲獡敆獡扩敬മ吊灹捩污›牆湯慴敧漠牃獯牳慯獤䌠湥整භ뜊භ뜊䥷潴䌠敲瑡潃獮獩整瑮楗桴湩吠睯敃瑮牥楗敤䰠湡獤慣数䔠獡浥湥൴倊慬瑮湩瑓楲㩰溡楩汬䔠楸瑳湩楷桴丠睥吠敲獥灓捡湩湡灓捥敩祔楰慣㩬䴠橡牯瑩⁹景䘠潲瑮条獥牁慥മഊ䤊›⊡ꄠ∢尠❉䨠㬧₡ഺㄊ㨠‧㨰縠Ⱜ‡₡ഋⰊഭ䤊⸠뜮⸮⸮ㆷ牆湯慴敧删湥癯瑡潩潃摮瑩潩獮ⴭⴭ啃䕐呒义ⱏ䌠ുഊ⸊⸭ⴭ呓噅久⁓剃䕅⁋佂䱕噅剁⁄呓䕒呅⁓䅃䕐䌠乏䕃呐☠䜠䥕䕄䥌䕎
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