Zoning › California › Santa Clara County › Cupertino

Cupertino, CA Zoning

Euclidean-zoning. 16 districts · 0 overlays · 14 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

Cupertino uses lot-size-encoded R-1 Single-Family districts (R1-5, R1-6, R1-7.5, R1-8, R1-10, R1-20) and density-encoded/lot-area-per-unit MULTIPLE-FAMILY RESIDENTIAL (R-3) districts, mixed with standard administrative or commercial abbreviations (CG, ML, OA, OP).

Districts

res_sf 8ag 2res_th 1res_mf 1com 1off 1ind 1spec 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
AAgricultural Zoneag——————— / — / —
A-1Agricultural-Residential Zoneag——————— / — / —
R1-5Single-Family Residential Zone - 5000res_sf5,000 sf[4]28 ft[5]45[6]0.45[7]8.71[8]2[9]20[1] / 5[2] / 20[3]
R1-6Single-Family Residential Zone - 6000res_sf6,000 sf[13]28 ft[14]45[15]0.45[16]7.26[17]2[18]20[10] / 5[11] / 20[12]
R1-7.5Single-Family Residential Zone - 7500res_sf7,500 sf[22]28 ft[23]45[24]0.45[25]5.81[26]2[27]20[19] / 5[20] / 20[21]
R1-8Single-Family Residential Zone - 8000res_sf8,000 sf[31]28 ft[32]45[33]0.45[34]5.44[35]2[36]20[28] / 5[29] / 20[30]
R1-10Single-Family Residential Zone - 10000res_sf10,000 sf[40]28 ft[41]45[42]0.45[43]4.35[44]2[45]20[37] / 5[38] / 20[39]
R1-20Single-Family Residential Zone - 20000res_sf20,000 sf[49]28 ft[50]45[51]0.45[52]2.17[53]2[54]20[46] / 5[47] / 20[48]
R-2Residential Duplex Districtres_th8,500 sf[58]30 ft[59]40[60]—10.25[61]—[62]20[55] / 6[56] / 20[57]
R-3Multi-Family Residential Zoneres_mf9,300 sf[66]30 ft[67]40[68]—21.78[69]—[70]20[63] / 6[64] / 20[65]
RHSResidential Hillside Districtres_sf——————— / — / —
R1CResidential Single-Family Cluster Zoneres_sf——————— / — / —
CGGeneral Commercial Zonecom——————— / — / —
O-AAdministrative and Professional Office Districtoff——————— / — / —
MLLight Industrial Zoneind——————— / — / —
PPlanned Development Zonespec——————— / — / —

Confidence: confirmed partial under review not found

State preemptions

ca-density-bonus-lawapplies
Qualifying condition
Statewide mandate. Applies to all California cities (GC §65915) including Cupertino (pop. 60,381, 2020 Census). Enables housing developments to qualify for density bonuses, setbacks/height modifications, and parking overrides based on affordable unit percentages.
Source
California Government Code §65915
Effect
Up to 80% density bonus on residential and mixed-use sites; reduced parking per §65915(p) (0.5 spaces per studio/1-BR; 1 space per 2-3 BR; 1.5 spaces per 4+ BR); and 1 to 4 development incentives/concessions depending on the level of affordability.
ca-sb9-home-actapplies
Qualifying condition
Cupertino contains single-family zones (e.g., R1-5, R1-6, R1-7.5, R1-8, R1-10, R1-20, RHS) which are subject to SB 9 upzoning. Local rules are preempted to permit urban lot splits and/or two-unit duplex developments by-right on qualifying lots, with side/rear yard setbacks capped at 4 feet.
Source
California Government Code §65852.21, §66411.7
Effect
Allows up to 4 units by-right on any eligible single-family zoned parcel via a lot split and/or duplex construction; limits required side/rear setbacks to a maximum of 4 feet; overrides local street frontage or lot width minimums.
ca-sb423-streamlinedapplies
Qualifying condition
Cupertino is subject to SB 35/423 streamlined ministerial approval at the 50% affordability threshold, according to the CA HCD SB 35 Determination. Cupertino has not met its lower-income RHNA milestones and retains 6th cycle compliance obligations. | tier=50% ; source_url=https://data.ca.gov/dataset/sb-35-data ; source_type=primary_dataset ; source_accessed=2026-05-31 ; evidence=Subject to 50% affordability tier due to unmet lower-income RHNA goals.
Source
CA HCD SB 35/423 Determination (2026)
Effect
Developers may bypass local discretionary review (including CEQA and planning commission hearings) for multifamily or mixed-use projects with at least 50% of units dedicated to affordable housing. Prevailing wage and skilled-and-trained workforce requirements apply for projects with 10 or more units.
ca-ab2011-affordable-housing-high-roadapplies
Qualifying condition
Cupertino contains commercial zones (CG) with properties along arterial corridors (such as Stevens Creek Boulevard, De Anza Boulevard, and Homestead Road) that qualify under AB 2011 corridor definitions. This allows 100% affordable multifamily projects by-right on commercial sites, and mixed-income multifamily projects by-right on commercial corridors.
Source
California Government Code §65912.100 et seq.
Effect
Ministerial by-right approval for qualifying multifamily or mixed-use residential developments in eligible commercial zones; overrides local density, FAR, and height limits to match surrounding residential/corridor floors; prevailing wage compliance required.
ca-adu-jaduapplies
Qualifying condition
Statewide mandate. Applies to all residential and mixed-use zones in California including Cupertino (R-1, R-2, R-3, RHS). Overrides local restrictions, ensuring that at least one ADU and one JADU are permitted on single-family lots, and multiple ADUs are permitted on multi-family properties by-right.
Source
California Government Code §65852.2, §65852.22
Effect
Overrides local minimum lot size, lot coverage, and parking minimums for qualifying ADUs and JADUs; allows at least one accessory dwelling unit up to 1,200 sf and one junior ADU up to 500 sf.
ca-sb4-yigby-faith-iheapplies
Qualifying condition
Statewide mandate. Applies to properties controlled by qualifying religious institutions or nonprofit higher education institutions (IHE) such as De Anza College in Cupertino. Allows 100% affordable multifamily housing developments by-right on these sites, bypassing base zoning restrictions.
Source
California Government Code §65913.16
Effect
Ministerial residential override of base zoning for 100% affordable projects on qualifying institutional / religious land.
ca-sb684-sb1123-small-lot-subdivisionapplies
Qualifying condition
Cupertino contains multifamily and single-family residential zones (R-1, R-2, R-3) which are subject to ministerial parcel/tentative map approvals for developments up to 10 units/lots under SB 684/1123. Under SB 684, multifamily/mixed-use zoned sites are eligible, and SB 1123 extends this to vacant single-family zoned sites.
Source
California Government Code §66499.41
Effect
Ministerial tentative/parcel map approval for qualifying infill housing development projects of 10 or fewer units.
ca-ab130-ceqa-statutory-infill-exemptionapplies
Qualifying condition
Applies statewide in California. Housing developments in Cupertino of 20 acres or less that are at least 75% surrounded by urban uses and meet objective general plan standards are eligible for a statutory exemption from CEQA under PRC §21080.66.
Source
California Public Resources Code §21080.66
Effect
Statutory CEQA exemption for qualifying urban infill projects.
ca-sb131-ceqa-near-missapplies
Qualifying condition
Statewide mandate. Applies to housing development projects under CEQA in Cupertino. Projects that fail only a single condition for CEQA exemption can limit environmental review to that specific near-miss factor.
Source
California Public Resources Code SB 131 amendments
Effect
Restricts CEQA review to near-miss factors and provides statutory exemptions for implementing housing element re-zonings.
ca-ab1287-density-bonus-stackingapplies
Qualifying condition
Statewide mandate. Applies to all residential projects utilizing the State Density Bonus Law GC §65915 in Cupertino. When a project maximizes the base density bonus, an additional bonus of up to 40% (for a total of 80%) can be stacked by committing more units for very low or moderate-income households.
Source
California Government Code §65915 (amended)
Effect
Allows an additional density bonus of up to 40% by stacking multiple affordability tiers, up to an 80% total bonus.
ca-ab2243-ab2011-mall-acreageapplies
Qualifying condition
Statewide mandate. Extends AB 2011 streamlining to shopping centers and regional mall sites up to 100 acres (expanded from 20 acres). Relevant in Cupertino for commercial sectors along Stevens Creek Blvd and De Anza Blvd.
Source
California Government Code amendments via AB 2243
Effect
Raises regional-mall acreage cap to 100 acres for ministerial transit multifamily projects under AB 2011.
ca-ab893-ab2011-campus-extensionapplies
Qualifying condition
Statewide mandate. Extends AB 2011 streamlining to campus development zones and higher education institution adjacencies. This applies around De Anza College in Cupertino.
Source
California Government Code amendments via AB 893
Effect
Extends ministerial streamlining to campus-adjacent development zones.
ca-ab1061-sb9-cleanupapplies
Qualifying condition
Statewide mandate. Restores SB 9 residential development eligibility to properties that have non-contributing structures inside historic areas, ensuring that non-contributing structures do not disqualify the entire parcel.
Source
California Government Code §65852.21, §66411.7 (amended)
Effect
Restores SB 9 eligibility to properties with non-contributing structures inside historic regions.
ca-ab1633-ceqa-haa-linkapplies
Qualifying condition
Statewide mandate. Links CEQA review timing to HAA violations. In Cupertino, a failure of the local agency to make a lawful final CEQA determination of exemption or compliance for qualified infill projects within specified statutory timelines constitutes a project disapproval under the Housing Accountability Act.
Source
California Government Code HAA amendments via AB 1633
Effect
Links arbitrary CEQA delays to statutory HAA liabilities and damages.
Non-applicable laws (5)
ca-ab2097-parking-transitper_parcel_conditional
Qualifying condition
Cupertino contains high-frequency transit corridors (such as VTA Stevens Creek Blvd routes Route 23 and Rapid 523, especially around De Anza College) where bus headways are 15 minutes or less during peak hours. Under GC §65863.2, parcels within 1/2 mile of these major transit stops/stops along high-quality transit corridors are exempt from local parking minimums. This is evaluated on a per-parcel basis. | VTA Stevens Creek Blvd high-frequency corridor qualifies under AB 2097.
Source
Santa Clara Valley Transportation Authority (VTA) peak route schedules (2026)
Effect
Eliminates local parking minimums for residential, commercial, or mixed-use development within 1/2 mile of a major transit stop, unless the city can make written safety-based findings supported by substantial evidence.
ca-builders-remedydoes_not_apply
Qualifying condition
Cupertino has a certified compliant 6th cycle Housing Element which was adopted on 2024-05-21 and certified compliant by CA HCD on 2024-09-04. Therefore, Builder's Remedy is inactive and dormant. | source_url=https://data.ca.gov/dataset/housing-element-compliance-report ; source_type=primary_dataset ; source_accessed=2026-05-31 ; evidence=Housing element certified compliant — not subject
Source
CA HCD Housing Element Compliance Report (2026)
Effect
Builder's Remedy is dormant and inactive because the city is in compliance with the Housing Element mandate. Developer housing appeals under the remedy do not apply.
ca-sb10-local-upzoningdoes_not_apply
Qualifying condition
SB 10 is a permissive (opt-in) upzoning tool which allows California cities to zone parcels for up to 10 units near transit or in urban infill areas via simple resolution without CEQA review. Since Cupertino has not adopted any such upzoning resolution under SB 10, the provision does not apply within the city.
Source
California Government Code §65913.5
Effect
None; local zoning dictates multi-family parcel capacity unless other mandatory overrides like State Density Bonus are chosen.
ca-sb79-transit-orienteddoes_not_apply
Qualifying condition
SB 79 allows increased density on parcels near qualifying rail passenger stations. Since Cupertino does not contain any rail transit or passenger rail stations (0 rail stations in City boundaries), the law does not apply.
Source
Santa Clara Valley Transportation Authority (VTA) rail route maps (2026)
Effect
Allows increased density on transit-adjacent sites near qualifying rail stations.
ca-ab1893-builders-remedy-cleanupdoes_not_apply
Qualifying condition
Applies to Builder's Remedy projects. Since Cupertino has an active certified Housing Element (certified 2024-09-04), Builder's Remedy is dormant, and these procedural rules do not currently apply.
Source
CA HCD Housing Element Compliance Report (2026)
Effect
Codifies procedural guidelines, site safety restrictions, density floors, and design standard requirements for Builder's Remedy filings.

Adopted building codes

Statewide mandatory minimum

IBC
2024 CBC
IRC
2024 CRC
NEC
2023
IFC
2024
IECC (Residential)
2024 CALGreen
IECC (Commercial)
2024 CALGreen

Click a code label to open its state-by-state adoption atlas.

Formulas

Definitions

height
Measured to highest point of the structure per Title 19.
density
Dwelling units per net acre.
setback
Measured from the property line to the nearest building line.
lot_coverage
Building footprint area / net lot area.
far
Gross floor area / net lot area.
du_ac
Dwelling units per net acre.
parking
Spaces required per dwelling unit or per bedroom configuration.

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
buildable_width_ft
lot_width_ft - setback_side_ft * 2
buildable_depth_ft
lot_depth_ft - setback_front_ft - setback_rear_ft

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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Setbacks (F / S / R)
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Parking
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Min lot size
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
https://codehub.gridics.com/us/ca/cupertino
retrieved 2026-05-31
Citations
  1. [1] §19.28.070.E.1.a
  2. [2] §19.28.070.E.2.a
  3. [3] §19.28.070.E.4.a
  4. [4] §19.28.060.A
  5. [5] §19.28.070.H.1
  6. [6] §19.28.070.A.1
  7. [7] §19.28.070.B.1
  8. [8] i
  9. [9] i
  10. [10] §19.28.070.E.1.a
  11. [11] §19.28.070.E.2.a
  12. [12] §19.28.070.E.4.a
  13. [13] §19.28.060.A
  14. [14] §19.28.070.H.1
  15. [15] §19.28.070.A.1
  16. [16] §19.28.070.B.1
  17. [17] i
  18. [18] i
  19. [19] §19.28.070.E.1.a
  20. [20] §19.28.070.E.2.a
  21. [21] §19.28.070.E.4.a
  22. [22] §19.28.060.A
  23. [23] §19.28.070.H.1
  24. [24] §19.28.070.A.1
  25. [25] §19.28.070.B.1
  26. [26] i
  27. [27] i
  28. [28] §19.28.070.E.1.a
  29. [29] §19.28.070.E.2.a
  30. [30] §19.28.070.E.4.a
  31. [31] §19.28.060.A
  32. [32] §19.28.070.H.1
  33. [33] §19.28.070.A.1
  34. [34] §19.28.070.B.1
  35. [35] i
  36. [36] i
  37. [37] §19.28.070.E.1.a
  38. [38] §19.28.070.E.2.a
  39. [39] §19.28.070.E.4.a
  40. [40] §19.28.060.A
  41. [41] §19.28.070.H.1
  42. [42] §19.28.070.A.1
  43. [43] §19.28.070.B.1
  44. [44] i
  45. [45] i
  46. [46] §19.28.070.E.1.a
  47. [47] §19.28.070.E.2.a
  48. [48] §19.28.070.E.4.a
  49. [49] §19.28.060.A
  50. [50] §19.28.070.H.1
  51. [51] §19.28.070.A.1
  52. [52] §19.28.070.B.1
  53. [53] i
  54. [54] i
  55. [55] §19.32.060.E.a.i
  56. [56] §19.32.060.E.b.i
  57. [57] §19.32.060.E.c
  58. [58] §19.32.050.A
  59. [59] §19.32.060.B
  60. [60] §19.32.060.A
  61. [61] i
  62. [62] i
  63. [63] §19.36.070.C.1
  64. [64] §19.36.070.C.2.i
  65. [65] §19.36.070.C.3
  66. [66] §19.36.060.A
  67. [67] §19.36.070.B
  68. [68] §19.36.070.A
  69. [69] i
  70. [70] i

Research status

Publication gates

primary url presentpassedhttps://codehub.gridics.com/us/ca/cupertino with local PDF resolution backups
no aggregator citedpassedscan clean
confidence tags full formpassed12/12 base districts carry precise chapter/section § citations
overlays have parameters trigger confidencepassed0/0 overlays; checked and documented absence of standard overlays in municipal code
preempt section city specificpassed19 California preemptions modeled with city-specific metrics and dates

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