PC 4-22-2025 PresentationsPC 4-22-2025
Item No. 4
Westport
Presentations
21267 Stevens Creek Boulevard
Westport Building 1
M-2024-003 & ASA-2024-003
Subject
●Modification to a previously approved
Development Permit and Architectural &
Site Approval for the Westport Development
including, but not limited to, dwelling count
and ground floor retail, Park Land
Dedication Fees and minor changes to
Building 1.
●Applicant: Related California
Background
Background – Building 1
Modifications
●City Council approved Westport on
August 19, 2020.
●Current programming of the Building
1 portion approved through a
modification permit on December
21, 2021.
Application Request – Building 1
Modification
●Utilize their remaining density bonus Incentive/Concession to
reduce amount of retail from 17,600 square feet to 4,000 square
feet.
●Request density bonus to increase senior assisted living dwelling
count by 13 units, from 123 to 136
●Utilize provisions of state law (Assembly Bill 2097) to remove
underground parking facility (a decrease of 146 parking stalls for
the development)
●Minor adjustments to proposed structure, including reducing
building height, moving sixth floor amenities to the ground floor,
and decreasing overall square footage of proposed building from
199,800 square feet to 195,253 square feet.
●Waive the application of the Park Land Dedication In-Lieu Fee.
Analysis – Reduction in Retail
Approved Proposed
Analysis – Reduction in Retail
●Westport Development remains eligible for the second of
two allowable State density bonus law incentives and
concessions. Developer requests to use second available
incentive and concession to reduce the required ground
floor retail.
●Retains retail locations on corner of Building 1 adjacent to
Mary Avenue and driveway entrance along Stevens
Creek Boulevard.
●Agreement requires users of Building 1 to pay for a portion
of shared infrastructure with Building 2 as on-going site
maintenance costs.
●Allows operator of BMR building (Building 2) better
to finance long-term operating costs of affordable
units.
Analysis – Assisted Unit Count
●Westport Development provides 12% of its base density as
affordable to very low-income households.
●Entitles development to a 38.75% density bonus, or a
total count of 329 units for entire development.
●Total number of units in development would increase from
259 to 272 units due to the addition of 13 assisted living
units in Building 1 (12.8% Density Bonus).
●Increase from 123 assisted living units to 136 assisted living
units in Building 1.
●Increase compatibility with BMR unit size and mix.
Analysis – Parking Reduction
●AB2097 that prohibit cities from requiring minimum parking requirements do
not apply to this project since the project was approved and entitled prior
to the enactment of AB2097.
Comparison of Approved and Proposed Parking
Previously Approved Proposed
Residential (Building 1)80 (below grade)8
Residential (Building 2)26 (below grade)26
Residential (Townhomes)6 (surface)6
Bldg. 1 Facility Employees 28 (below grade)10
Retail (Building 1)71 (10 below grade, 61
surface)16
Retail (Building 2)7 (surface)7
Total Building 1 218 (144 below grade and
74 surface)73 (all surface)
Analysis – Parking Reduction
●Property is in Planned Development with General Commercial
and Residential uses (P (CG/Res)) zoning district.
●Allows flexibility in standards.
●Condition of approval, applicant is required to update site plan
to add a minimum of 20 onsite parking spaces, prior to issuance
of building permits.
Anticipated Parking Demand vs. Proposed Supply For Building 1
Previously Approved Proposed Expected
Residents 80 3 14
Employees (40
max per shift)28 10 13
Guests (included in resident count)5 10
Retail 71 16 16
Total 179 34 53
GAP 19
Analysis - Architectural & Site
Approval
●Increasing footprint of curved (sickle) portion of building along
Mary Avenue by 8 feet.
●Relocating memory care terrace to interior of project to overlook
central green.
●Reducing ground floor height from 20 feet to 18 feet, with
incremental height increases to upper floors.
●Overall building height would be reduced to 78.6 feet.
●Moving therapy pool terrace and wellness gym to ground floor
from the sixth floor.
Analysis – Park Land Dedication In-Lieu Fee
●A136-unit count Building 1 would be required to pay approximately
$4,080,000 ($30,000 per senior citizen housing development unit) as Park
Land Dedication In-Lieu of Fees.
●To date, the developer has already paid $3.69M to date for 123 units.
●Applicant has identified following reasons for waiving the fee:
●Applicant has constructed a new pedestrian walkways
connecting Stevens Creek Boulevard and Mary Avenue through
the project.
●Residents of senior housing units in Building 1 cannot reasonably
be anticipated to generate a material demand on City park
lands
●Anticipated to use the open space amenities included in Building 1
and its publicly accessible, privately maintained Central Green.
●Strategy HE-2.3.9 of the Housing Element requires the City to
explore revising its Park Land Dedication Fee, including a specific
reference to allowing credits for privately owned and maintained
public open spaces and other pedestrian connections and trails.
Environmental Review
●An Initial Study was prepared and a Final EIR (State
Clearinghouse 2019070377) was certified for the project
by City Council on August 18, 2020.
● Under CEQA Guidelines section 15164, an addendum to
an EIR was prepared to analyze the modifications.
●Construction and operation of modified project would not
result in any new impacts or increase severity of previously
identified significant impacts analyzed in the Adopted EIR.
Modified Condition – M-2024-003
PARKING MODIFICATION
The applicant will work with Staff to supply a further 20 parking
spaces dispersed within the Building 1 parcel to accommodate
the employees, guests, and residents of the assisted living facility
(including memory care). In addition, if sustained, prolonged
parking (more than 3 consecutive days) is observed in the right of
way, the operator will identify an additional 20 spaces for use by
the facility, on- or offsite. The applicant shall provide a recorded
agreement with any offsite parking facility, in the event the
property owner/operator is required to provide such additional
parking.
Recommended Action
That the Planning Commission adopt the proposed draft
resolutions to recommend City Council:
1.Adopt the First Addendum to an EIR and approve the
Development Permit Amendment (M -2024-003); and
2.Approve the Architectural and Site Approval Permit (ASA -
2024-003);and
Background (8/18/2020)
•Residential/commercial buildings:
o Building 1: six-story building with 131 senior, assisted living units, 27
memory care rooms, and 17,600 square-feet of ground-floor
retail/commercial space.
o A one-level, below-ground parking garage with 191 parking
spaces.
o Building 2: six-story building with 48 BMR senior independent living units
and 2,400 square feet of ground-floor retail/commercial.
•70 single-family residential townhouses and 18 single-family residential
rowhouse condominiums.
•Height waivers of 45 foot height limit in General Plan to allow:
o Building 1 to be 70’ 0” to the eave line, and 79’ 6” to roof ridge.
o Building 2 to be 65’ to the eave line, and 74’ 6” to roof ridge.
•Slope line setback waivers of 1:1 slope line setback from curb line in General
Plan to a slope line setback of 1:1.70 for Building 1 and a slope line setback
of 1:1.48 for Building 2.
•Incentive/concession allowing all BMR units to be consolidated in Building 2.
Building 1 Modification –
(12/21/21)
●Added eight (8) memory care rooms (for a total of 35
memory care rooms).
●Decreased the total residential unit count from 131 to 123.
●Reduced underground parking garage to a single floor and
utilizing parking lifts and valet service to maintain original
parking stall count.
●Reduced massing on the top floor to accommodate a sixth-
floor aqua therapy pool.
●No change in retail square footage from the original permit.
Approved Project Current Proposal
Units within Building 1 123 136
Total number of units within the Westport
Development 259 272
Residential Density 32.78 du/acre 34.4 du/acre
Density Bonus Requested 8.4%12.8%
Height of Structures Building 1 – 79.5 feet Building 1 – 78.6 feet
Memory Care Rooms 35 35
Building 1 Retail
Stevens Creek Blvd frontage 60%10%
Rear of building 26%5%
Retail Square Footage 17,600 4,000
Building 1 Parking
Residential 81 32
Residential Care 27 18
Retail 103 23
Total Building 1 211 73
Unit Comparability Between
Buildings 1 & 2
Approved Building 1 (123 Units)Studio One Bedroom Two Bedroom
Average Unit Size 530 s.f.710 s.f.1,110 s.f.
Unit Count 12 75 36
Mix Percentage 10%61%29%
Proposed Building 1 (136 Units)Studio One Bedroom Two Bedroom
Average Unit Size 530 s.f.710 s.f.1,110 s.f.
Unit Count 27 79 30
Mix Percentage 20%58%22%
Building 2 (48 Units)Studio One Bedroom Two Bedroom
Average Unit Size 518.6 s.f.615.7 s.f.843 s.f.
Unit Count 9 28 11
Mix Percentage 19%58%23%
Applicant Parking Reduction
●The median age of the tenants in the Senior assisted living units is anticipated to be
approximately 84, based on the applicant/operator’s experience at similar facilities.
Therefore, a very small percentage (8%) of the tenants will drive or own a vehicle.
According to the applicant many residents dispose of, or donate, their vehicles prior
to downsizing into one of their facilities, preferring to use the concierge vehicles
operated by the facility.
●Almost 75% of the employees of their other facilities are incentivized to use alternative
means of transportation or park elsewhere (here, De Anza College facilities are
located close by, and the operator is in talks with them regarding parking
arrangements).
●Guests are usually only at the facility for a maximum of 90 minutes per visit and can
use public parking or park at De Anza College, if necessary.
●Retail reduced to 4,000 square feet, significantly reducing parking demand based on
the City’s retail parking standard of 1 space per 250 square feet.
Westport Cupertino: Senior Assisted Living
PROPOSED PROGRAM CHANGES
APRIL 22, 2025
•One of the largest developers / preservationists of affordable housing with 55,000+ affordable
homes in the US (13,000+ in California)
•53-year history in the US (four decades in California) with mission to address housing needs
across all demographics
•Long term owner / operator rarely exiting or selling buildings after completion
2
Related Companies: Building Communities for Five Decades
MASON ON MARIPOSA, SF SOLAIRIA AT PAVILION PARK, IRVINE
COTERIE CATHEDRAL HILL, SF
ELLORE, SANTA CLARA
VINTAGE CROSSINGS, ORANGE COUNTY
CORONADO TERRACE APARTMENTS, SAN DIEGO
3
Project is Not Feasible as Designed
•Original entitlement (2021): 158 units, 17,600 SF retail, 218 parking stalls
•Project is not financially feasible 3 years, 60+ lenders and equity partners turned
down project⎼Construction costs up 42% since 2020 (source: California Construction Cost Index)⎼Operating expenses are up 20-30%: labor, insurance, food, etc.⎼Interest rates from 0% to 5%⎼Valuations dropped by 10-15%
4
Cost Reduction Necessary to Move Forward
•Revised entitlement request (2024): 173 units, 4,000 SF retail, 73 surface parked stalls, eliminate
park fees⎼Add 13 RHNA qualified units while reducing height/bulk ⎼Eliminate 50,000 SF of underground parking
o 50,000 SF basement at $200-$300/sf = $10-$15M
o Code required parking for assisted living is unnecessary⎼Reduce retail to 4,000 SF to cut costs, make space for other uses, and align parking
o 14,000 SF retail at $400-$500/sf = $5-$7M
o Basement / L6 reductions require space on ground floor
o Parking reductions require limiting retail⎼Eliminate $4M of park fees
o Providing a 12,250 SF public park on site
o Residents pose no wear and tear on public parks
5
A State Recognized Need to Address Housing Shortages
•Unit Count Increase / Retail Reduction:
unused concession under State Density Bonus
Law
•Parking Reduction: State Legislation (AB-
2097) prohibits cities from imposing minimum
parking requirements on development projects
within 0.5 mile of major public transit
•Park Fee Reduction: HCD approved Housing
Element expressly requires City to explore
reduction in Park Fee as a method to make
housing more affordable
VTA bus routes 23 (pink) and Rapid 523 (blue),
running every 15 minutes or less during peak
6
Overall Decrease in Height and Bulk
CURRENT PLAN PROPOSED PLAN
View from Stevens Creek Blvd View from Stevens Creek Blvd
Reallocation of amenity space from Level 6 to Ground Floor increases Level 6
setback on Stevens Creek Blvd.
•Current Plan: +/- 50,000 SF of basement
space with 146 parking stalls and 8,200 SF
of back-of-house space
7
Elimination of Basement Floor
•Proposed Plan: Eliminate basement floor
entirely. Reallocate back-of-house space to
ground floor⎼No change to 33 BMR / 6 TH parking stall
allocations
•Proposed Plan results in significant savings
in building and operating costs
CURRENT PLAN PROPOSED PLAN
8
No Changes to Parking for Seniors or Townhomes
TEMPORARY PARKING FUTURE PARKING
prior to Assisted Living
(Parcel B) opening
following Assisted Living
(Parcel B) opening
C
Parcel A (Townhome)A
Parcel C Parking (Independent Living)
B Parcel B Parking (Assisted Living)
C
Parcel A (Townhome)A
Parcel C Parking (Independent Living)
B Parcel B Parking (Assisted Living)
Parcel BParcel C Parcel BParcel C
C
•26 stalls allocated to Senior Independent Living (Parcel C)•33 stalls allocated to Senior Independent Living (Parcel C)
+ 6 stalls for Townhomes
CC
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CCCCC
CCCCC
CCCCCC
C
CC
CC
C
C C C C C CCCCC
C
C
CC
C
CCCCC
CCC
CC
CCCCC
C
C C
C
AA
A
AA
A
C
CC
C
C
C
9
Updated Ground Floor Plan
17,600 Retail SF 4,000 Retail SF
CURRENT PLAN PROPOSED PLAN
10
Potential Areas for Increased Parking
11
Elimination of Park Fee to Further Reduce Costs
•Code allows for Park Land Dedication of 17,800
SF in lieu of Fee
•Project is providing 27,860 SF of outdoor open
spaces (12,250 public park + 15,610 SF of
additional open space)⎼The provided public park is 70% of the park land
dedication exemption
•AL residents (typically 83-85 average age) pose
little wear and tear on public parks
12
Oakmont Mgmt Company: best in class operator in California
6.5 mi
8.0 mi
13
What is Assisted Living, Memory Care and Independent Living?
Assisted Living
•For seniors who need or want assistance with daily activities
•Private or shared residences with amenities and social activities + caregiver
support
•Services include activities, transportation, meals, personal care and
medication management
Memory Care
•Specialized setting for Alzheimer’s and dementia patients
•Secure setting with trained staff and structured routines
•Services include activities, transportation, meals, personal care and
medication management
Independent Living
•For active seniors, where no personal care is provided
•Private residences with amenities and social activities
•Cupertino Supply:⎼512 Independent Living (IL) / 221 Assisted Living (AL) / 103 Memory Care (MC)
Sunny View CCRC (1964): 90 IL-AL / 23 MC / 48 SNF
Chateau Cupertino (1988): 170 IL
The Forum CCRC (1991): 342 IL / 62 AL / 46 MC
Morningstar Senior Living (2023): 69 AL / 34 MC
14
Cupertino Has Few Housing Options for Seniors
Subject Bay Area Counties US
Oakmont Property 3 Mile 5 Mile 10 Mile Aggregate Santa Clara Total
Units in Market
Assisted Living / Memory Care Units 312 993 2,365 9,593 3,342 1,200,000
Primary Target Group (Age 75+)
Population (age 75+)12,638 30,872 76,216 337,410 119,303 24,530,000
Penetration Rates
Penetration Rate 2.47%3.22%3.10%2.84%2.80%4.89%
(# Units / 75+ Population)
Assisted Living Parking Operations
15
Use Expected Count Typical
Parking Need
Onsite
Stalls
Potential
Surplus Reasoning for Delta Alternative for
Potential Surplus
Residents 171 Units 14 Stalls
= 8% Utilization Rate
(# of Cars / # of Units)
3 11 -Majority of Residents can’t drive and will
be encouraged against bringing cars.
-Onsite stalls dedicated to concierge
vehicles for Residents w/in 25 min radius.
-Nearby Oakmont Properties
have surplus parking (6.5-8.0
miles away in SJ)
Staff 110 Staff / 3 Shifts
= 37 Staff per Shift
10-13 Stalls
= 25-35% of
Max 40 Shift Staff
10 3 -75% of staff at nearby Oakmont Properties
take alt transit.
-Staff will be incentivized through vouchers,
etc.
-Bus, Bike, Hopper, Carpool, De
Anza, Use of Retail Space when
not open (i.e. night shift)
Visitor 30 Daily
= 5-10 at given time
5-10 Stalls
= 17-33% of
Daily Visitors
5 5 -Guest count is variable on day/time
-Estimated 30 guests per day spread across
3-6 visit times
-Uber/Carshare, De Anza
Public Parking
Subtotal - Senior Assisted Living 37 Stalls 18 Stalls 19 Stalls
Retail 4 Stalls per 1,000 GSF
on 4,000 GSF
16 Stalls 16 0 N/A
Total - Seniors + Retail 53 Stalls 34 Stalls 19 Stalls
ALTERTNATIVE: REMOVE RETAIL SF Reallocate 16 Retail Stalls
Reallocate 16 Retail Stalls to Resident/Staff Parking 16 Stalls to Residential/Staff Parking
Total - Senior Assisted Living (No Retail)53 Stalls 34 Stalls
16
Residents Mostly Don’t Drive
•City Parking requirements (ie. 0.5 stalls per bedroom) are
overly conservative for Assisted Living Facilities with low
resident Parking Utilization Rate
•Coterie San Francisco = ~8% Parking Utilization Rate
(17 cars for +200 residents) vs. 44 stalls provided
•Oakmont CA average across 100 communities = ~10%
Parking Utilization Rate⎼Actual VEHICLE Utilization is less than 3%
across Oakmont Portfolio
17
Public Transit Accessibility for Staff
51 Connects to
Mountain View
Caltrain
23/523 Connect to
San Jose Diridon
101 Connects Palo
Alto to
Campbell/SSJ
(Vallco: 2.0 mi dist)
523/55 and
Bike Lanes
Connect to
Sunnyvale
Caltrain
51 Connects
to Saratoga
Oakmon
t
Runs every 15-30 mins
Runs every 10-20 mins
Runs every 30 mins
Dedicated
Bike Lanes
connect to
Caltrain
stations
53 Connects
to Santa
Clara
Visitor Trends at Comparable Properties
18
Drawing on visitor log data from our suburban RCFE licensed communities (100–175 units), our
conservative per day visitor projections are:
•Mon–Thu: ~10–15 unique visitors/day
•Friday: ~15–20 unique visitors/day
•Saturday & Sunday: ~20–30 unique visitors/day (peak)
By Time of Day (weekends as the highest load example):
•11 AM – 1 PM: ~20 % of daily visits
•4 PM – 6 PM: ~30 % of daily visits
•6 PM – 7 PM: ~10 % of daily visits
•Remaining visits spread across late morning and early afternoon
19
Mary Street Rendering
20
Stevens Creek Boulevard Rendering
21
We Develop Curated Retail Opportunities
Thank You!
PC 4-22-2025
Item No. 5 CIP
Improvement
Programs
Presentations
Planning Commission
April 22, 2025
CAPITAL IMPROVEMENT PROGRAMS
FY25-26 and 5-YEAR PLAN
Subject: Review of the new projects proposed in the
Fiscal Year 2025 - 2026 Capital Improvement Program
for consistency with the City of Cupertino's General
Plan.
Recommended Action: Adopt a Resolution finding
that the Fiscal Year 2025 - 2026 Capital Improvement
Programs proposal is consistent with the City's General
Plan
Tonight’s Action
For more detail on the
status of current CIP
projects, refer to the CIP
page found under Public
Works
CIP webpage
Navigation: Cupertino.gov > Your
City > Departments > Public Works
> Capital Improvement Programs
Projects
FY25-26 CIP
Agenda
1.Review proposed new CIP
projects for consistency with the
City of Cupertino's General Plan.
2.Next Steps
•Policy INF-1.1, Infrastructure Planning: Upgrade and
enhance the City’s infrastructure through the City’s
Capital Improvement Program (CIP) and requirements for
development
•Policy INF-1.1.1, Capital Improvement Program: Ensure that
CIP projects reflect the goals and policies identified in
Community Vision 2040
Conformance with the General Plan Goals
FY 25-26 CIP Process
Proposed FY25-26 Projects
FY25-26
Funding
EXTERNALINTERNALProject DescriptionProject name
$950,000$0$950,000New Project
Following the recommendations of the
2024 Outfalls Report
Storm Drain
Outfalls Repairs
$110,000$0$110,000Additional Funding
This is an ongoing program, funded
annually, to improve accessibility at all
public facilities throughout the City.
ADA
Improvements
(Annually funded)
$940,000$0$940,000Additional Funding
Implement priority recommendations
identified in the Facility Condition
Assessment reports.
Citywide Facilities
Condition
Assessment (FCA)
Implementation
$2,000,000$0$2,000,000
*Green = Parks *Blue = Transportation*Orange = Streets & Infrastructure*Yellow = Facilities *Magenta = Sustainability
Proposed FY 25-26: Storm Drain Outfall Repairs
The 2024 Storm Drain Outfall Condition
Assessment report identified multiple
structural defects of existing storm drain
pipelines that need to be rehabilitated.
These defects pose a significant risk to the
integrity of the storm drain system.
Addressing the issues through timely
rehabilitation is crucial to maintain the
functionality of the system. This funding will
address the three outfalls with the most
severe damage and present as imminent
failures. In following years, additional funding
will be requested to address deficiencies
noted in the report.
$950,000 City Funding
$0 External Funding
$950,000 Total
Proposed FY 25-26: Additional Funding for
Existing projects
•ADA Improvements: $110,000
(Funded Annually)
•Facilities Condition Assessment
(FCA) Implementation: $940,000
Conformance with the General
Plan reviewed and approved in
previous years
Storm Drain Outfall Repairs project:
Conformance with Land Use and
Energy Sustainability
Policy LU-8.5, Efficient Operations: plan land use and design projects to allow the
City to maintain efficient operations in the delivery of services including
community centers, parks, roads, and storm drainage, and other infrastructure.
Goal ES-5, Urban and Rural ecosystems: Project the City’s Urban and Rural
ecosystems
Goal ES-7, Water: Ensure protection and efficient use of water resources
Storm Drain Outfall Repairs project:
Conformance with Infrastructure
Strategy INF-1.1.2, Design Capacity:Ensure that public infrastructure is designed
to meet planned needs and to avoid the need for future upsizing. Maintain a
balance between meeting future growth needs and over-sizing of
infrastructure to avoid fiscal impacts or impacts to other goals.
Policy INF-1.2, Maintenance: ensure that existing facilities are maintained to
meet the community’s needs.
Goal INF-1.3, Coordination: Coordinate with utility and service providers to
ensure that their planning and operations meet the City’s service standards
and future growth.
Goal INF-4, Stormwater:Implement best practices in stormwater management
to reduce demand on the stormwater network, reduce soil erosion, and
reduce pollution into reservoirs and the Bay
Policy INF-4.1, Planning and Management: Create plans and operational
policies to develop and maintain an effective and efficient stormwater system.
Strategy INF-4.1.2, Infrastructure:Develop a Capital Improvement Program
(CIP) for the City’s storm drain infrastructure that meets the current and future
needs of the community.
Storm Drain Outfall Repairs project:
Conformance with Infrastructure
Next Steps
Next Steps
•PROPOSAL DEVELOPED/STAFF & CMO REVIEWS
FY25-26 and 5-year CIP proposal developed in February 2025, following input from Staff and
Commissions. Staff reviews proposal with Senior Leadership and the City Manager.
•COUNCIL – April 2
FY25-26 and 5-year CIP proposal previewed at [this] 4/02 City Council meeting.
•COMMISSIONS April 3, 16 and 17
FY25-26 CIP proposal will be reviewed at 4/03 Parks & Rec, 4/16 Bike Ped, and 4/17
Sustainability Commission meetings.
•PLANNING COMMISSION – April 22
FY25-26 CIP proposal presented at the Planning Commission, to review for conformance to the
General Plan.
•CITY COUNCIL – May/June
CIP will be proposed as part of City’s Annual Budget review
Subject: Review of the new projects proposed in the
Fiscal Year 2025 - 2026 Capital Improvement Program
for consistency with the City of Cupertino's General
Plan.
Recommended Action: Adopt a Resolution finding
that the Fiscal Year 2025 - 2026 Capital Improvement
Programs proposal is consistent with the City's General
Plan
Tonight’s Action
Thank You!