Chapter 19.28 — SINGLE-FAMILY RESIDENTIAL (R-1) ZONES 

R-1 single-family residence districts are intended to create, preserve and enhance areas suitable for detached dwellings in order to:

Enhance the identity of residential neighborhoods;

Ensure provision of light, air and a reasonable level of privacy to individual residential parcels;

Ensure a reasonable level of compatibility in scale of structures within residential neighborhoods; and Reinforce the predominantly low-intensity setting in the community.

(Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011; Ord. 2039, (part), 2009; Ord. 1954, (part), 2005; Ord. 1868, (part), 2001; Ord. 1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Ord. 1601, Exh. A (part), 1992)

No building, structure or land shall be used, and no building or structure shall be hereafter erected, structurally altered or enlarged in an R-1 single-family residence district other than in conformance with the provisions of this chapter and other applicable provisions of this title.

Reasonable Accommodation: Notwithstanding 19.28.020(A) above, a request for reasonable accommodation may be made by any person with a disability, when the strict application of the provisions in this chapter, act as a barrier to fair housing opportunities, pursuant to Chapter 19.52.

(Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011; Ord. 2039, (part), 2009; Ord. 1954, (part), 2005; Ord. 1860, § 1 (part), 2000; Ord. 1834, (part), 1999; Ord. 1601, Exh. A (part), 1992)

19.28.030 Permitted, Conditional and Excluded Uses. 

Permitted, Conditional and Excluded Uses that may be conducted from property zoned Single Family Residential (R-1), are identified in Section 19.20.020.

(Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011)

Table 19.28.040 sets forth the planning permits required for development in the SingleFamily Residential district.

Table 19.28.040 Permits Required

(Ord. 23-2247, § 1 (part), 2023; Ord. 22-2246, § III (part), 2022; Ord. 21-2235, § 3.8, 2021; Ord. 22-2238, § 3.8, 2022; Ord. 17-2162, § 6, 2017; Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011; Ord. 23-2254, Att. A (part), 2023; Ord. 24-2261, § 1 (part), 2024)

19.28.050 Zoning Districts Established. 

Table 19.28.050 sets forth the zoning districts established.

Establishment or Removal of an existing Single-Story Overlay District (R1-Xi): In addition to the application requirements identified in Section 19.12.080, the applicant shall submit the following:

Map delineating proposed boundaries for the Single-Story Overlay District, or removal thereof, corresponding to natural or man-made features (including, but not limited to, streets, waterways, zoning boundaries and similar features,) which would result in the establishment of an identifiable neighborhood, that includes one (1) or more entire city block(s), or one (1) or more entire subdivision tract(s), or street face(s) opposite of one another within a block; Evidence, to the satisfaction of the City, for an establishment of a Single-Story Overlay, that a minimum of seventy-five (75) percent of the homes within the proposed Single-Story Overlay District are single-story;

A written statement setting forth the reasons for the application and all facts relied upon by the applicant in support thereof;

Original application petition signed, at a minimum, by sixty-six and two-thirds (66-2/3) percent of the property owners of record within the proposed or existing Single-Story Overlay District (each developable lot of record shall have one (1) signature). The petition shall contain information about the proposal including, but not be limited to, the following:

Map pursuant to Section 19.28.050(B)(1);

Property Addresses; Property Owner Name(s) and Original Signature(s); Applicant Contact Information.

(Ord. 17-2162, § 7, 2017; Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011)

Table 19.28.060 sets forth the rules and regulations for site development in the Single - Family Residential District.

Table 19.28.060 Site Development Regulations

R1-5 R1-6, 7.5, 8, 10, 20, etc., and R1-6e R1-a and frontage improvements, including curb, gutter and sidewalk, which shall be installed by the applicant at his or her expense. L. Private Each unit must provide at least 15% of the unit floor area as private open space on the first floor, with no dimension less than 10 feet. Private open space shall Open Space not be located in the required front yard setback area. Notes: 1. Lots, which contain less area than required by its zoning designation, but not less than 5,000 square feet, may nevertheless be used as building sites, provided that all other applicable requirements of this title are fulfilled.

open space on the first floor, with no dimension less than 10 feet. Private open space shall Open Space not be located in the required front yard setback area. Notes: 1. Lots, which contain less area than required by its zoning designation, but not less than 5,000 square feet, may nevertheless be used as building sites, provided that all other applicable requirements of this title are fulfilled.

2. Maximum grading quantity includes grading for the building pad, yard areas, driveway, and all other areas requiring grading, but does not include basements. The graded area shall be limited to the building pad area to the greatest extent possible. Grading quantities for multiple driveways are divided equally among the participating lots, e.g. two lots sharing a driveway will divide the driveway grading quantity in half. The divided share will be charged against the grading quantity allowed for that lot development. 3. All cut and fill areas shall be rounded to follow the natural contours and planted with landscaping that meets the following requirements: i. A landscape plan shall be prepared that addresses measures to prevent soil erosion and to screen cut and fill slopes. ii. A tree planting plan shall be prepared for the site which will screen grading areas, and residential structures, to the greatest possible extent, as well as to reintroduce trees on barren slopes which were denuded by prior agricultural activities. iii. Landscape improvements shall meet the requirements as established in the Landscape Ordinance, Chapter 14.15.

iv. Landscape improvements shall be installed prior to final occupancy unless such installation is impracticable, in which case, the applicant shall post a bond, cash, or other security to ensure installation within an 18-month period from occupancy. All such landscape areas shall be properly maintained.

(Ord. 22-2246, § III (part), 2022; Ord. 22-2238, § 3.9, 2022; Ord. 21-2235, § 3.9, 2021; Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011; Ord. 25-2277, Exh. A (part), 2025)

Table 19.28.070 sets forth the rules and regulations pertaining to the development of structures on property zoned R1-5, 6, 7.5, 8, 10, 20 etc., and R1-6e in the Single-Family Residential District.

Table 19.28.070 Building Development Regulations

(Ord. 17-2165, § 9, 2017; Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011; Ord. 252277, Exh. A (part), 2025)

R1-e single-family residential “Eichler districts” protect a consistent architectural form through the establishment of district site development regulations. Nothing in these regulations is intended to preclude a harmonious two-story home or second story addition.

The following building design requirements shall be met for development in the R1-e district:

Entry features facing the street shall be integrated with the roofline of the house.

The maximum roof slope is 3:12 (rise over run).

Wood or other siding material located on walls facing a public street (not including the garage door) shall incorporate vertical grooves, up to 6 inches apart.

The building design shall incorporate straight architectural lines, rather than curved lines.

The first floor shall be no more than 12 inches above the existing grade.

Exterior walls located adjacent to side yards shall not exceed 9 feet in height measured from the top of the floor to the top of the wall plate.

(Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011)

R1-a districts are intended to reinforce the semi-rural setting in neighborhoods with large lots. Variation from the R1-a regulations shall require a Variance pursuant to Chapter 19.156 of the Cupertino Municipal Code in the R1-a district.

Table 19.28.090 sets forth the rules and regulations for building development in the R1-a district. 

(Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011; Ord. 25-2277, Exh. A (part), 2025)

Table 19.28.100 sets forth the rules and regulations for permitted yard encroachments in the Single- Family Residential district.

Table 19.28.100 Permited Yard Encroachments

(Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011)

Any new single-family residential house or addition to an existing house shall be generally consistent with the adopted single-family residential guidelines in Sections 19.28.110(A) and (B).

Single-Family Residential Design Standards for all projects.1, 2

There shall not be a three-car wide driveway curb cut.

No more than fifty percent of the front elevation of a house shall consist of garage area, unless doing so would result in an area that could not accommodate the minimum required setbacks and enclosed parking area.

The maximum width of a garage on the front elevation shall be twenty-five feet, which will accommodate a two-car garage. Additional garage spaces shall be provided through the use of a tandem garage or a detached accessory structure at the rear of the property.2

Usable living area, not including any architectural feature, porch, or patio, shall be a minimum of two feet closer to the street than the garage, unless a side entering garage with curved driveway is provided or the lot is not wide enough to accommodate living area adjacent to the garage.

All roofs shall have at least a one-foot overhang.

Air conditioning units and similar mechanical equipment such as generators, sump pumps, heating, and ventilation equipment should be ground-mounted and screened from public view, or underground, and shall meet accessory structure setbacks and adhere to the requirements of Chapter 10.48 of the Municipal Code. Mechanical, heating, or cooling equipment or associated piping installed on the roof shall be screened from the public right away, except in R1-e zones where roof top equipment is not allowed.

Porches are encouraged.

In the R1-a zone, the following porch design guidelines apply2:

When viewed from the street, a porch shall appear proportionately greater in width than in height. A porch differs from an entry element, which has a proportionately greater height than its width.

Structural supports shall be designed such that the appearance is not obtrusive or massive.

The use of large columns or pillars is discouraged.

The eave height for a front porch shall not be significantly taller than the eave height of typical single-story elements in the neighborhood.

Porch elements shall have detailing that emphasizes the base and caps for posts and fence elements.

In R1-6e and R1-a zones, entry features shall not be higher than fourteen feet from natural grade to plate.2

All garage doors shall be recessed a minimum of six (6) inches from the surrounding building wall and shall include trim of at least one and a half (1.5) inches in depth.

Where the garage faces the side yard, but is visible from the street, the garage shall incorporate a window on the street front facade so that it appears to be a habitable portion of the house. The window style must be the same as the windows on the habitable dwelling unit(s).

Exterior and/or uncovered stair access shall not be allowed to the second floor.

Except in R1-e zones, the elevation facing a street shall incorporate at least four architectural features, such as bay windows or an entry feature, and/or elements of architectural interest, such as wall insets or offsets, planters, railings, trellises, a combination of roofing elements (e.g., hip and gable roofs), dormers, change in architectural materials, quoins, accent tiles, or a prominent accent window inset greater than six inches. Windowsills, door or window trim, and roofing materials do not count as one of the features.

Gable ends and Dutch gable ends taller than thirty inches shall include at least one element of architectural interest such as:

• a wall offset with corbels, brackets, or change in materials;

• louvered wood or metal vents;

• clay of terracotta tile vents;

• accent tile decoration; medallion decoration; metal grille;

• a change in architectural materials;

• incorporation of corbels;

decorative gable pediments;

eyebrow trellises or pergola structurally attached to the building; or windows/glazing.

Stone veneer or accent materials used as a wainscot on a street facing façade shall be wrapped around to the side façade and end at a logical terminus, such as a fence line or a chimney or at an interior corner. Stone veneer or any other siding material wrapped on columns shall terminate at the floor or ground, as applicable.

Two-Story Design Guidelines.1, 2

The mass and bulk of the design should be reasonably compatible with the predominant neighborhood pattern. New construction should not be disproportionately larger than, or out of scale with, the neighborhood pattern in terms of building forms, roof pitches, eave heights, ridge heights, and entry feature heights.

The design should use vaulted ceilings rather than high exterior walls to achieve higher volume interior spaces.

Long, unarticulated, exposed second story walls should be avoided since it can increase the apparent mass of the second story.

In the R1-a zone, all second story wall heights greater than six feet, as measured from the second story finished floor, should have building wall offsets at least every twenty-four feet, with a minimum four foot depth and

ten foot width. The offsets should comprise the full height of the wall plane.2

The current pattern of side setback and garage orientation in the neighborhood should be maintained.

When possible, doors, windows and architectural elements should be aligned with one another vertically and horizontally and symmetrical in number, size and placement.

In the R1-a zone, windows on the side elevations should2:

Be fixed and obscured to a height of five feet above the second floor;

Have permanent exterior louvers to a height of five feet above the second floor; or

Have sill heights of five feet or greater to mitigate intrusion into a neighbor's privacy.

Residential Design Review Principles. Two-story homes subject to design review per Section 19.28.040(E) (except in R1-a zones) shall meet the residential design review principles below. The City of Cupertino Two-Story Design Principles are attached hereto as Appendix A and are incorporated herein by this reference.

An identifiable architectural style shall be provided;

Design features, proportions and details shall be consistent with the architectural style selected;

Visual relief deemed to be appropriate by the Director of Community Development shall be provided;

Materials shall be of high quality;

Ensure building mass and scale;

Design with architectural integrity on all sides of the structure; and

The design shall reflect symmetry, proportion and balance.

Notes:

1 Refer to the Eichler Design Handbook- Fairgrove Neighborhood for additional design guidelines in the R1-6e zone.

2 Nonconformance with the design guidelines in the R1-a zone shall be considered acceptable only if the applicant shows that there are no adverse impacts from the proposed project.

(Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011; Ord. 23-2254, Att. A (part), 2023; Ord. 25-2277, Exh. A (part), 2025)

To mitigate privacy impacts and the visual mass and bulk of new two-story homes and additions, tree and/or shrub planting is required. The intent of this section is to provide substantial screening of views into neighboring residential side or rear yards within three years of planting, in order to protect the privacy of adjoining properties.

Applicability. These requirements shall apply to new two-story homes, secondstory decks, two-story additions, modifications to the existing second-story decks and/or new windows on existing two-story homes that increase privacy impacts on neighboring residents.

These requirements shall not apply to:

Skylights;

Windows with sills more than five feet above the finished second floor;

Obscured, non-openable windows;

Windows with permanent exterior louvers to a height of five feet above the second floor;

Non-operable windows with obscure glass to a height of five feet above the second floor; and

Windows which do not have views into a neighboring side or rear yard or that face a street or a non-residential zoning district; and

When waivers have been obtained from all affected property owners.

Planting Plan. Proposals for a new two-story homes, second-story decks, two-story additions, modifications to the existing second-story decks, and/or new windows on existing two-story homes shall be accompanied by a planting plan which identifies the location, species and canopy diameter of existing and proposed trees or shrubs to meet the requirements in Section 19.28.120(C) below.

Planting Requirements.

Front yard tree planting.

The tree shall be twenty-four-inch box or larger low to moderate water using tree that typically grows to a mature height of more than 30 feet, planted at a minimum height of six feet, as measured from adjacent grade. California native trees are preferred.

The tree shall be planted in front of new second stories in the center 50% of the front yard setback area.

In the R1-a zone, the tree shall be placed to where views from second story windows across the street are partially mitigated.

The Director of Community Development may waive the front yard tree or allow the tree to be planted outside of the center 50% of the front yard setback area based on a report from an internationally-certified arborist citing unavoidable conflict with existing mature tree canopies onsite or in the public right-of-way.

An existing mature tree in the front yard that is or can typically grow to a height of 30 feet or more and is located in the center 50% of the front yard can be used as the front yard tree, subject to an ISA certified arborist certifying that the tree is in good health.

A covenant shall be recorded to identify the front yard tree as a Protected Tree and notifying current and future property owners to retain and maintain the tree in good health.

Privacy Planting.

New trees and/or shrubs are required on the applicant's property in an area bounded by a thirty-degree angle on each side window jamb. and a 180degree angle from each corner of a balcony or second story deck, modified by the angle created between the furthest corner of the balcony or deck and the corresponding corner of the second story portion of the structure, as shown in the City’s Privacy Protection Requirements Handout.

The following is required for all side and rear yard-facing second story windows in the R1-6e zone:

Cover windows with exterior louvers to a height of five feet above the second floor; or

Obscure glass to a height of five feet above the second floor; or

Have a windowsill height of five feet minimum above the finished second floor.

The Planning Division shall maintain a list of allowed privacy planting trees and shrubs. The list includes allowed plant species, minimum size of trees and shrubs, expected canopy or spread size, and planting distance between trees.

In the R1-a zone, the minimum height of privacy trees at the time of planting shall be twelve feet.

In the R1-a zone, privacy planting shall have a minimum setback from the property line equivalent to one-quarter of the spread noted on the

City list.

The trees and/or shrubs shall be planted prior to issuance of a final occupancy permit.

Windows or other openings in the wall with a side yard setback less than 10 feet or a rear yard setback of less than 25 feet shall have a minimum windowsill height of more than five feet or shall have obscure glass and be inoperable with a fixed pane(s).

The minimum planter width required for privacy planting shall be three feet. Emergency access paths shall not be concurrent with areas designated as privacy planting planters.

Waivers.

New trees and/or shrubs are not required to replace existing front or privacy trees or shrubs if an Internationally Certified Arborist or Licensed Landscape Architect verifies that the existing trees/shrubs have the characteristics of privacy planting species, subject to approval by the Director or Community Development.

Affected property owner(s) may choose to allow privacy planting on their own property. In such cases, the applicant must plant the privacy screening prior to issuance of a building permit.

The privacy mitigation measures may be modified in any way with a signed waiver statement from the affected property owner. Modifications can include changes to the number of shrubs or trees, their species or location.

Covenant. The property owner shall record a covenant with the Santa Clara County Recorder's Office that requires the retention of all privacy planting, or use of existing vegetation as privacy planting, and required front yard trees, prior to receiving a final building inspection from the Building Division. This regulation does not apply to situations described in subsection (C)(3)(b) of this section.

Maintenance. The required plants shall be maintained. Landscape planting maintenance includes irrigation, fertilization and pruning as necessary to yield a growth rate expected for a particular species.

Replacement. Where required planting is removed or dies it must be replaced within thirty days with privacy tree(s) of similar size as the tree(s) being replaced, unless it is determined to be infeasible by the Director of Community Development.

(Ord. 16-2149, § 6, 2016; Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011; Ord. 252277, Exh. A (part), 2025)

Where results inconsistent with the purpose and intent of this chapter result from the strict application of the provisions hereof, exceptions to Sections 19.28.070, 19.28.080, and 19.28.110 may be granted by the Planning Commission. The specific procedural requirements shall follow Chapter 19.12.

(Ord. 23-2247, § 1 (part), 2023; Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011); Ord. 25-2277, Exh. A (part), 2025)

Sections 19.28.140(A), (B), (C), (D), and (E) set forth the findings required for a Minor Residential Permit, Two-Story Permit, Residential Design Review, and R-1 Exception approval.

Minor Residential Permit Findings.

The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinances and the purposes of this title.

The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare.

The proposed project is harmonious in scale and design with the general neighborhood.

Adverse visual impacts on adjoining properties have been reasonably mitigated. Residential Design Review Findings.

The project is consistent with the Cupertino General Plan, any applicable specific plans, zoning ordinance and the purposes of this title.

The granting of the permit will not result in a condition that is detrimental or injurious to property or improvements in the vicinity, and will not be detrimental to the public health, safety or welfare.

The project is harmonious in scale and design with the general neighborhood.

The project is consistent with the two-story design principles and generally consistent with the single-family residential design guidelines.

Adverse visual impacts on adjoining properties have been reasonably mitigated.

Residential Design Review Findings, R1-a zone.

The project is consistent with the Cupertino General Plan and Title 19 of the Cupertino Municipal Code.

The granting of this permit will not result in detrimental or injurious conditions to the property or improvements in the vicinity, or to the public health, safety, or welfare.

The project is generally compatible with the established pattern of building forms, building materials, and designs of homes in the neighborhood.

The project is generally compatible with the City's single-family residential design guidelines and the guidelines in this chapter and any inconsistencies have been found to not result in impacts on neighbors.

Significant adverse visual and privacy impacts as viewed from adjoining properties have been mitigated to the maximum extent possible.

R-1 Exception Findings.

The literal enforcement of this chapter will result in restrictions inconsistent with the spirit and intent of this chapter.

The proposed development will not be injurious to property or improvements in the area, nor be detrimental to the public safety, health and welfare.

The exception to be granted is one that will require the least modification of the prescribed design regulation and the minimum variance that will accomplish the purpose.

The proposed exception will not result in significant visual impact as viewed from abutting properties.

(Ord. 2085, § 2 (part), 2011; Ord. 2079, (part), 2011; Ord. 23-2254, Att. A (part), 2023)

Issuance of Miscellaneous Ministerial Permit. The Director of Community Development shall ministerially approve up to two residential units on a parcel in an R-1 single-family residence district or R-1 zoned Planned Development Zoning District if the proposed housing development meets the requirements of Government Code Section 65852.21 and complies with all applicable objective zoning standards, objective subdivision standards, and objective design review standards.

The Director of Community Development shall impose all objective zoning standards, objective subdivision standards, and objective design review standards in the Municipal Code, General Plan, any applicable specific plan, and other

objective land use specifications that do not conflict with the requirements of Government Code Section 65852.21, including but not limited to the objective zoning and design standards in Paragraph E.

Notwithstanding Paragraph A, the Director of Community Development may deny a housing development project proposed under this Section if the Building Official makes a written finding, based upon a preponderance of the evidence, that the proposed housing development project would have a specific, adverse impact, as defined and determined in Government Code Section 65589.5(d)(2), upon public health and safety or the physical environment and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.

Application and Fees. An application on a form made available by the City shall be completed by the applicant. The form shall be accompanied by a fee that the City Council may adopt by resolution to sufficiently recover the cost of administering the requirements of this section. The application shall be accompanied by all technical reports, plans and information required to make a determination on the proposed project.

Objective Zoning and Design Standards for Ministerially Approved Housing Development Projects in the R-1 District. In addition to any applicable objective zoning standards, objective subdivision standards, and objective design review standards in the Municipal Code, a housing development project approved pursuant to this Section must comply with all applicable objective zoning and design standards to the maximum extent permissible under Government Code Section 65852.21, including but not limited to the following standards for ministerial development projects:

dards, objective subdivision standards, and objective design review standards in the Municipal Code, a housing development project approved pursuant to this Section must comply with all applicable objective zoning and design standards to the maximum extent permissible under Government Code Section 65852.21, including but not limited to the following standards for ministerial development projects:

This Section shall remain in effect until such time as Government Code Section 65852.21 is repealed or superseded or its requirements for ministerial approval of housing development projects are materially amended, whether by legislation or initiative, or are held to be unenforceable by a court of competent jurisdiction, at which time this Section shall become null and void.

Any dwelling unit approved pursuant to this Section shall be ineligible for conversion to a condominium, community apartment, or stock cooperative project. Any application for a tentative subdivision map or tentative parcel map for a residential condominium conversion of a unit created pursuant to this Section shall be denied by the Department of Community Development.

(Ord. 22-2246, § III (part), 2022; Ord. 22-2238, § 3.10, 2022; Ord. 21-2235, § 3.10, 2021; Ord. 25-2277, Exh. A (part), 2025)

Appendix A: City of Cupertino Two Story Design Principles 

Introduction 

Cupertino’s neighborhoods have developed over a period of decades with varying architectural styles. Two story homes with a second story to first floor ratio greater than 66% and homes with second story side setbacks less than 15 feet must offset the building massing with designs that encompass higher quality architectural features and materials.

Design Principles 

These design principles help integrate new homes and additions to existing homes with existing neighborhoods by providing a framework for the review and approval process. Where possible, additional details and examples have been provided. Conditions not covered by these examples will be evaluated on a case-by-cases basis.

1. Provide an identifiable architectural style. Attractive homes are designed by using elements from one consistent theme. It is best to work with your designer to identify and carry out one style around the entire house.

2. Design features. Proportions and details to be consistent with architectural style.

3. Provide facade articulation. The following techniques offer ways to mitigate the bulk of larger homes in smaller scale neighborhoods and the impact of two- story tall walls on adjacent neighbors and the streetscape.

Second floor setbacks Horizontal and vertical wall plane changes Pop outs Bay windows Chimneys Wide overhangs with projecting brackets Juliet balconies Belly bands Window boxes and pot shelves Landscaped trellises and lattices Projecting window trim Materials and color changes Inset balconies Applied decorative features Recessed garage doors Window trim Tall trees to break up view of long walls

4. Use high quality materials.

5. Ensure massing and scale appropriate to the architectural style.

6. Design with architectural integrity of forms, materials and details on all sides of the structure.

7. Provide symmetry, proportions and balance consistent with the architectural style.

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Distinguishing Architectural Features 

There are a wide range of architectural styles in Cupertino. However, there are a few that have been most preferred in recent years. Annotated illustrations outlining some of the distinguishing features for five of the most common styles are included on the following pages:

Arts and Crafts

Mediterranean

Spanish Eclectic

Italian Villa French Country

Resourses 

The following resources may be useful to homeowners, buildings, and design professionals in understanding the special qualities of specific house styles.

A Field Guide to American Homes

Viginia & Lee McAlester

Alfred A. Knopf 2000

The Abrams Guide to American House Styles

Wilkin Morgan

Harry N. Abrams, Inc. 2004

House Styles in America

James C. Massey

Penquin Studio 1996

Celebrating the American Home

Joanne Kellar Bouknight

The Taunton Press 2005

The Distinctive Home, A Vision of Timeless Design

Jeremiah Eck

The Taunton Press 2005

Arts and Crafts Style 

DISTINGUISHING FEATURES

Arts and Crafts Style homes are characterized by gently pitched broad roof gables with wide eave overhangs. The visual impact of second floor spaces is often minimized by incorporating the living space into the roof form, and utilizing gable or shed dormers for light and interior volume. Generously sized entry porches with distinctive columns and column bases are common, as is the abundance of wood details.

1. Generous and slightly elevated entry porch

2. Large tapered or square wood columns

3. Stone, brick, shingle, or wood paneled column base

4. Wood porch railing

5. Gabled roof ends

6. Expressed wood beam

7. Decorative wood brackets

8. Wide wood window frames with divided light panes

9. Exposed rafter tails

10. Decorative Arts and Crafts carriage light

11. Gable and shed dormers

12. Shingles and/or wood siding occasionally with a small amount of stucco

13. Composition or simulated wood shake roof shingles

14. Interesting gable end window, attic vent, and/or wood details

15. Bay windows with base trim and brackets

16. Ancillary structures with matching forms, materials, and details

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Mediterranean Style 

DISTINGUISHING FEATURES

Mediterranean Style homes are characterized by low-pitched hip roofs, typically covered in tile. Roof overhangs are generally wide, and often are accentuated by decorative brackets. Windows are typically deep set from the exterior wall surface, and upper story windows are smaller and less elaborate than ground floor windows. Selected windows and doors often have arched head shapes, and entries are accentuated by deep recessed and flanking columns attached to the wall, but are generally subdued. Facades are often symmetrical.

1. Low pitched roof with heavy textured tiles

2. Wide roof overhangs for sun shading, often with decorative brackets

3. Stucco or stone walls

4. Deep set windows and entries, sometimes with arched heads and/or windows accentuated with surrounding trim

5. Decorative metal carriage lights and railings

6. Often symmetrical massing and window layout

7. Upper floor windows smaller and less elaborate

8. Supplemental sun shading at selected windows

9. Distinctive chimney shapes and caps

10. Small balconies with decorative railings and brackets

11. Decorative columns and details

12. Decorative shutters

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Spanish Eclectic Style 

DISTINGUISHING FEATURES

Spanish Eclectic Style homes are characterized by low-pitched gable and hip roofs, typically covered in red tiles. Roof overhangs may be wide with decorative brackets or minimal with curved molding at the wall/roof juncture. Windows are typically deep set from the exterior wall surface, and usually have projecting molding at their heads and sills. Selected windows and doors often have arched head shapes, and entries are accentuated by deep recesses and heavy wood doors. Facades are generally informal and asymmetrical in their massing.

1. Low pitched roofs with heavy textured red tiles - overhangs may be large with decorative brackets or very small with curved molding at the wall/roof juncture

2. Stucco walls

3. Recessed entry door - often with arched head

4. Deep set windows, sometimes with arched heads

5. Informal and asymmetrical building forms

6. Distinctive upper level balconies with metal or wood details

7. Wood window shutters

8. Projecting window head and sill trim

9. Decorative tile and metal details

10. Distinctive chimney shapes and caps

11. Second floor overhangs with wood beam and bracket supports

12. Casement windows with divided lights

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Italian Villa Style 

DISTINGUISHING FEATURES

Italian Villa Style homes are characterized in the Bay Area a wide variety of forms and details drawn from a variety of common Italian styles. They are frequently formal in their facade design, and often symmetrical with accentuated windows and entries.

1. Low pitched hip roof

2. Wide roof eaves, often with formal supporting brackets

3. Symmetrical or asymmetrical front facade window patterns well-organized around a projecting formal entry with Italianate columns

4. Tall first floor windows

5. Deep set windows in grouped patterns

6. Arched window heads and/or accentuated trim above the windows

7. Projecting or recessed entries with Italianate columns and/or trim

8. Projecting window heads, jambs and sills

9. Articulated belt and trim courses

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French Country Style 

DISTINGUISHING FEATURES

French Country Style homes are characterized by steeply pitched roofs with eaves commonly flared upward at roof-wall junctions. They may be symmetrical in form and facade organization, but are more typically asymmetrical. Some variations include a round tower with a high, conical roof. Individual homes exhibit a wide variety in form detailing, but are united by the strong roof form. Roof are commonly covered with slate, tile or other roughtextured materials. Roof dormers are common. Entries are often deep-set from the home’s front wall.

1. Gable and hip roof forms with medium to steep pitch

2. Closed eaves

3. Stucco, stone, or brick walls

4. Recessed entry vestibule with decorative molding or projecting gable

5. Articulated entry details

6. Casement windows with divided lights - often recessed

7. Second floor overhangs with wood beam and decorative supports

8. Planter boxes, shutters, and other decorative details

9. Distinctive chimney shapes and caps

10. Gabled dormers

11. Bay windows with metal roofs

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CHAPTER 19.32: RESIDENTIAL DUPLEX (R-2) ZONES 

The residential duplex zoning district is intended to allow a second dwelling unit under the same ownership as the initial dwelling unit. The residential duplex district is intended to increase the variety of housing opportunities within the community while maintaining the existing neighborhood character.

(Ord. 16-2149, § 7, 2016; Ord. 2085, § 2 (part), 2011; Ord. 1601, Exh. A (part), 1992)

No building, structure or land shall be hereafter erected, structurally altered or enlarged in an R-2 residential duplex district other than in conformance with the provisions of this chapter and other applicable provisions of this title.

Reasonable Accommodation: Notwithstanding 19.32.020(A) above, a request for reasonable accommodation may be made by any person with a disability, when the strict application of the provisions in this chapter, acts as a barrier to fair housing opportunities, pursuant to Chapter 19.52.

(Ord. 2085, § 2 (part), 2011; Ord. 2056, (part), 2010; Ord. 1601, Exh. A (part), 1992)

Permitted, Conditional and Excluded Uses that may be conducted from property zoned Residential Duplex (R-2), are identified in Section 19.20.020.

(Ord. 2085, § 2 (part), 2011)

No building, structure or sign shall be erected, structurally altered, or enlarged, nor shall any landscaping or parking plan be implemented or modified in an R-2 zone, without permits pursuant to Chapter 19.12 and 19.168 of the municipal code.

(Ord. 2085, § 2 (part), 2011)

Table 19.32.050 sets forth the rules and regulations pertaining to the site development of property zoned residential duplex (R-2).

Table 19.32.050: Site Development Regulations 

(Ord. 2085, § 2 (part), 2011)

Table 19.32.060 sets forth the rules and regulations pertaining to the development of structures on property zoned residential duplex (R-2).

Table 19.32.060: Building Development Regulations 

Notes: * - Pertains to all buildings in a designated area as prescribed by the City Council by affixing the designation "i" to the zoning district symbol.

(Ord. 2085, § 2 (part), 2011)