08 - August 28, 2025 - Parking along Mary Ave. Resulting from the Mary Ave. Villas ProjectCOMMUNITY DEVELOPMENT
CITY HALL
10300 TORRE AVENUE • CUPERTINO, CA 95014-3255
TELEPHONE: (408) 777-3403 • FAX: (408) 777-3366
CUPERTINO.GOV
CITY COUNCIL INFORMATIONAL MEMORANDUM
Date: August 28, 2025
To: Cupertino City Council
From: Benjamin Fu, Director of Community Development
Re: Parking along Mary Ave. Resulting from the Mary Ave. Villas Project
Background
At the July 15 City Council meeting, the council requested an info memo to better understand the
reduction of parking along the Mary Avenue right-of-way as would be impacted by the
development of the Mary Avenue Villa project.
Since Fiscal Year (FY) 2020-21, the City Work program prioritized engaging with philanthropic
organizations to develop very low and extremely low-income housing (ELI) for the intellectually
and developmentally disabled (IDD) community. The Adopted FY 2025-27 City Work Program
continues to include this ongoing project.
On May 2, 2023, the City recorded a parcel map creating a 0.79-acre site out of surplus Mary
Avenue right-of-way (ROW) portions of which currently provide diagonal street parking to the
public. In May 2024, the City Council adopted the 6th Cycle Housing Element, which designated
this site as a Priority Housing Site (HE Site 10), with an R4 zoning designation and a residential
density of 50-65 DU/a cre. The proposed Mary Avenue Villas development, consistent with th e
adopted zoning designation, will include 40 living units in two, two-story buildings with a central
parking area providing approximately 22 onsite spaces for residents and employees of the
development. In April 2025, the City Council allocated funds (as discussed further in the Fiscal
Impact section of this memo) to support the development of the proposed project.
To accommodate the proposed development, as well as maintain the sidewalk, bike lanes, and
vehicle lanes along Mary Avenue, approximately 79 of the existing angled street parking spaces
located along the west side of Mary Avenue, including those within the limits of the parcel, will
be replaced by 33 parallel spaces in the ROW. Along the eastern side of Mary Avenue, 43 parallel
parking spaces will also be removed, resulting in a net on-street parking loss of 89 spaces (79+43-
33 spaces). Please see Attachment A Street Parking Exhibit, and Attachment B Mary Site Plans.
Sustainability Impact
No sustainability impact.
Fiscal Impact
Costs associated with this work program item are budgeted in the BMR Housing Fund 265-72-71
750-052. No additional fiscal impact would incur should the City Council direct the remaining
appropriated funds to be utilized for the entitlement review. Should the City Council deny the
use of the appropriated funds, the remaining budgeted amount would return to the City’s BMR
Affordable Housing fund for future uses.
On April 15, 2025, the City Council authorized an allocation of $4,083,250 of cash assistance to the
Project. The allocation is comprised of $3 million of funds from the City’s BMR Affordable
Housing Fund, $908,683 of Permanent Local Housing Allocation (PLHA) funds, and $174,567.37
of CDBG funds to be used for public infrastructure improvements. These three allocations will
provide a total of $4,083,250 of cash assistance to the Project.
City Work Program (CWP) Item/Description
Preserve existing and develop new BMR/ELI Housing: Explore opportunities to preserve existing
expiring BMR housing. Develop ELI (Extremely Low Income) and BMR housing units for
Developmentally Disabled individuals (IDD) on City-owned property as well as the County-
owned sites.
Council Goal:
Housing
California Environmental Quality Act
No California Environmental Quality Act impact.
_____________________________________
Prepared by: Gian Paolo Martire, Senior Planner
Reviewed by: Benjamin Fu, Director of Community Development
Approved for Submission by: Tina Kapoor, Interim City Manager
Attachments:
A - Street Parking Exhibit
B - Mary Avenue Villas Site Plans
E
S
E
S
HIGHWAY 85
MARY AVE
GLENBROOK APARTMENTS
MARY AVE DOG PARK
APN 326-27-037
APN 326-27-030
APN 326-27-053
38
.
0
'
7.0'
PSE TO
REMAIN
7.
0
'
PS
E
T
O
RE
M
A
I
N
56
.
0
'
N73°14'26"E
30.04'
N73°14'26"E
28.22'
R =1014.00'
∆=6°5 9 '4 9 "
L=12 3.8 3 '
R =3 0 0 0.0 0 '
∆=5 °15 '3 5 "
L =2 7 5.4 0 '
N16°25'54"W 647.26'
N16°25'54"W 586.54'
CALTRANS ROW
PL
CL
EXISTING PARKING STALL
TO BE DEMOLISHED (TYP.)
EXISTING PARKING STALL
TO BE DEMOLISHED (TYP.)
EXISTING PARKING STALL
TO BE DEMOLISHED (TYP.)
EXISTING TRAFFIC STRIPING
TO BE DEMOLISHED
EXISTING TRAFFIC STRIPING
TO BE DEMOLISHED
EXISTING TRAFFIC STRIPING
TO BE DEMOLISHED
PROTECT IN PLACE
EXISTING PARKING STALL
EXISTING CONCRETE
TO BE DEMOLISHED EXISTING CONCRETE
TO BE DEMOLISHED
EXISTING CONCRETE
TO REMAIN
EXISTING CONCRETE
TO REMAIN
EXISTING ASPHALT
TO REMAIN
EXISTING ASPHALT
TO REMAIN
EXISTING CURB STOP TO
BE DEMOLISHED (TYP.)
EXISTING CURB STOP TO
BE DEMOLISHED (TYP.)
EXISTING CURB STOP TO
BE DEMOLISHED (TYP.)EXISTING CURB TO
BE DEMOLISHED
EXISTING CURB TO
BE DEMOLISHED
EXISTING TRAFFIC STRIPING
TO BE DEMOLISHED
EXISTING ASPHALT
TO BE DEMOLISHEDEXISTING FIBER
OPTIC BOX TO
REMAIN
EXISTING FENCE
TO REMAIN
EXISTING ELEC. LINES
TO BE RELOCATED
EXISTING SOUNDWALL
TO REMAIN
EXISTING ELEC.
MANHOLE TO REMAIN
APPROXIMATE LOCATION
OF EXISTING WATER LINE
EXISTING SLIDING
GATE TO REMAIN
EXISTING 10" VCP
SS TO REMAIN
EXISTING 10" VCP
SS TO REMAIN
EXISTING AT&T FIBER
OPTIC LINES TO REMAIN
(LOCATION APPROXIMATE)
EXISTING CITY OF
CUPERTINO FIBER OPTIC
LINES TO BE RELOCATED
EXISTING STREET LIGHT
TO REMAIN (TYP.)
HIGHWAY 85
MARY AVE
APN 326-27-053
ARROYO VILLAGE
APN 326-27-042
38
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0
'
56
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0
'
N73°34'06"E
17.84'
N73°32'03"E
28.37'R =514.00'∆=10°12'26"
L=91.57'
CALTRANS ROW
PL
CL
EXISTING PARKING STALL
TO BE DEMOLISHED (TYP.)
EXISTING PARKING STALL
TO BE DEMOLISHED (TYP.)
EXISTING PARKING STALL
TO BE DEMOLISHED (TYP.)
EXISTING PARKING STALL
TO BE DEMOLISHED (TYP.)
EXISTING TRAFFIC STRIPING
TO BE DEMOLISHED EXISTING TRAFFIC STRIPING
TO BE DEMOLISHED
EXISTING TRAFFIC STRIPING
TO BE DEMOLISHED EXISTING PARKING STALL
TO REMAIN
EXISTING CURB TO
REMAIN
EXISTING CURB
STOP TO REMAIN EXISTING CONCRETE
TO REMAIN
EXISTING CONCRETE
TO BE DEMOLISHED
EXISTING CONCRETE
TO BE DEMOLISHED
EXISTING CONCRETE
TO REMAINEXISTING CONCRETE
TO REMAIN EXISTING ASPHALT
TO REMAIN
EXISTING ASPHALT
TO REMAIN
EXISTING CURB STOP TO
BE DEMOLISHED (TYP.)EXISTING CURB STOP TO
BE DEMOLISHED (TYP.)
EXISTING CURB STOP TO
BE DEMOLISHED (TYP.)
EXISTING CURB STOP TO
EXISTING CURB TO
BE DEMOLISHED
EXISTING CURB TO
BE DEMOLISHED
EXISTING PARKING STALL
TO BE DEMOLISHED (TYP.)
EXISTING SIGN TO
BE DEMOLISHED
EXISTING WALL TO
BE DEMOLISHED EXISTING UTILITY STRUCTURE
TO BE DEMOLISHED
EXISTING TRAFFIC
STRIPING TO REMAIN
EXISTING MAINTENANCE
BLDG TO REMAIN
APPROXIMATE LOCATION OF
EXISTING 12" SAN JOSE
WATER COMPANY WATER LINE
EXISTING SLIDING
GATE TO REMAIN
EXISTING STREET LIGHT
TO REMAIN (TYP.)
EXISTING FIRE
HYDRANT TO REMAIN
N73°38'11"E
14.23'
E
S
D
Ko Architects, Inc.
900 High Street, Suite 1
Palo Alto, CA 94301
p: 650.853.1908
MARY AVENUE
AFFORDABLE
HOUSING
CITY OF
CUPERTINO
MARY AVENUE
CUPERTINO, CA
PRELIMINA
R
Y
,
NOT FOR
CONSTRUC
T
I
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N
NO
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T
H
EXISTING
CONDITIONS &
DEMO PLAN
C000.0
DEMOLITION NOTES:
1.CONTRACTOR TO CLEAR THE SITE WITHIN THE DEMOLITION LIMITS, THE CONTRACTOR
SHALL DEMOLISH AND REMOVE FROM THE SITE ALL CURB, SIDEWALK, PAVEMENT,
PLANTERS AND TREE ROOTS. CONTRACTOR TO REMOVE ALL UTILITIES AND
APPURTENANCES UNLESS OTHERWISE NOTED.
2.ALL MATERIAL REMOVED FROM THIS SITE SHALL BE DISPOSED OF BY THE CONTRACTOR
IN A LEGAL MANNER.
3.REMOVAL OF LANDSCAPING SHALL INCLUDE ROOTS AND ORGANIC MATERIAL.
4.DUST CONTROL MEASURES SHALL BE USED DURING DEMOLITION. CONTRACTOR SHALL
PROVIDE A DUST CONTROL AND MITIGATION MEASURES PLAN.
5.CONTRACTOR TO CAP ALL EXISTING WET UTILITIES AT LIMIT OF DEMOLITION UNLESS
OTHERWISE NOTED. SEWER LATERALS SHALL BE CAPPED AT THE MAIN. WATER
LATERALS SHALL BE REMOVED BACK TO EXISTING METER BOXES.
6.CONTRACTOR SHALL ADJUST THE GRADE OF ANY EXISTING UTILITIES TO REMAIN.
7.THE CONTRACTOR SHALL REFER TO THE DEMOLITION PLAN, TREE PROTECTION PLAN
AND ARBORIST REPORT FOR THE DEMOLITION/PRESERVATION OF EXISTING TREES. ALL
TREES NOT SPECIFICALLY SHOWN TO BE PRESERVED OR RELOCATED WITHIN THE
LIMITS OF DEMOLITION SHALL BE REMOVED AS PART OF THIS CONTRACT. TREE
PROTECTION FENCING SHALL BE INSTALLED AS NECESSARY PRIOR TO ANY
DEMOLITION.
8.REFER TO THE TOPOGRAPHIC SURVEY FOR ADDITIONAL DETAILS OF EXISTING
STRUCTURES, ETC., LOCATED WITHIN THE PROJECT SITE. UNLESS OTHERWISE NOTED,
ALL EXISTING IMPROVEMENTS MARKED AS "REMOVE" INCLUDING UTILITIES, BUILDINGS,
STRUCTURES, SLABS, CONCRETE, ASPHALT, DEBRIS PILES, SIGNS, AND ALL
APPURTENANCES ARE TO BE REMOVED FROM THE SITE BY THE CONTRACTOR AND
PROPERLY DISPOSED OF IN A LEGAL MANNER AS PART OF THIS CONTRACT. SOME
ITEMS TO BE REMOVED MAY NOT BE DEPICTED ON THE TOPOGRAPHIC SURVEY, SUCH
AS UNDERGROUND UTILITIES THAT TIE ABOVEGROUND UTILITY STRUCTURES MARKED
AS "REMOVE". REFER TO THE DEMOLITION PLAN FOR THE LIMITS OF REMOVAL OF
EXISTING IMPROVEMENTS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VISIT THE SITE
AND DETERMINE THE FULL EXTENT OF THE ITEMS TO BE REMOVED. CONTRACTOR
SHALL VERIFY THAT ALL IMPROVEMENTS BEING REMOVED ARE FULLY CONTAINED
WITHIN THE LIMITS OF DEMOLITION, AND THAT THEY DO NOT SERVE ANY FUNCTION FOR
IMPROVEMENTS BEYOND LIMITS OF DEMOLITION. IF ANY ITEMS ARE IN QUESTION, THE
CONTRACTOR SHALL CONTACT THE OWNER PRIOR TO REMOVAL OF SAID ITEMS.
9.THE LOCATION OF EXISTING UTILITIES IS APPROXIMATE AND MAY OR MAY NOT BE
INCLUSIVE FOR THIS SITE. ANY UTILITIES ENCOUNTERED DURING DEMOLITION THAT
ARE NOT DELINEATED HEREON SHOULD BE BROUGHT TO THE ATTENTION OF THE
OWNER AND PROJECT ENGINEER IMMEDIATELY.
10.EXISTING FENCING MAY BE USED AS CONSTRUCTION FENCING ONLY IF APPROVED BY
THE ENGINEER. THE CONTRACTOR SHALL SUBMIT A SPECIFIC LAYOUT FOR
CONSIDERATION BY THE ENGINEER. IF APPROVED, CONTRACTOR SHALL BE
RESPONSIBLE FOR THE CONDITION OF ANY SUCH FENCE SEGMENT POST
CONSTRUCTION.
11.RELOCATION OR REMOVAL OF ELECTRICAL AND GAS UTILITIES SHALL BE COORDINATED
WITH PACIFIC GAS AND ELECTRIC COMPANY.
12.DEMOLITION OF SITE ELEMENTS, INCLUDING BUT NOT LIMITED TO, BUILDINGS, LIGHT
POLES, AND BOLLARDS SHALL INCLUDE THE REMOVAL, AND BACKFILL, OF ASSOCIATED
FOOTINGS AND FOUNDATIONS.
13.LIMIT OF SITE DEMOLITION SHALL NOT EXTEND OUTSIDE THE EXISTING R/W AND
PROPERTY LIMITS.
14.APPLICANT/CONTRACTOR SHALL APPLY FOR AN ENCROACHMENT PERMIT FOR STREET
TREE REMOVAL. PRIOR TO REMOVAL, THE OWNER AND/OR THE CONTRACTOR SHALL
POST A TREE REMOVAL NOTICE FOR A MINIMUM TWO WEEKS PRIOR TO REMOVAL.
DOCUMENT AND PROVIDE PROOF OF NOTICING TO THE CITY, SUCH AS TIME STAMPED
PHOTOS OF THE NOTICE POSTED TO THE TREES AT THE BEGINNING AND THE END OF
TWO WEEK NOTICING PERIOD.
LEGEND
PROPERTY LINE/ CALTRANS ROW
CENTERLINE
EASEMENT
APPROXIMATE CIVIL LIMIT OF WORK
EXISTING ASPHALT TO REMAIN
EXISTING ASPHALT TO BE DEMOLISHED
SE
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F
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SURVEY NOTES:
BASIS OF BEARING:
THE BEARINGS SHOWN HEREON ARE BASED UPON
THE CENTERLINE OF MARY AVENUE, BEING
N89°11'55"W PER PARCEL MAP RECORDED IN BOOK
838 OF MAPS, PAGES 24 & 25, IN THE OFFICE OF THE
COUNTY RECORDER.
BENCHMARK:
NORTHING: 1943739
EASTING: 6110141
ELEVATION: 326.97
BM1071 SCVWD BRASS DISK (R180); ON TOP OF THE
SOUTHERLY CURB OF STEVENS CREEK BOULEVARD
AT APPROXIMATELY 200 FEET WESTERLY OF
PENINSULA/BUBB ROAD AND NEAR RAILROAD
CROSSING POLE #22118. ALSO, 2.5 FEET NORTH OF
THE RAILROAD CROSSING LIGHTS, AND 20 FEET
WEST FROM THE CENTER OF THE TRACKS. CITY OF
CUPERTINO.
SURVEY DATE: AUGUST 02, 2024
E
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STOP
NO
PA
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ON
L
Y
HIGHWAY 85
MARY AVE
GLENBROOK APARTMENTS
MARY AVE DOG PARK
APN 326-27-037
APN 326-27-030
APN 326-27-053
EX
7.0'
PUE
CALTRANS ROW
PL
CL
56
.
0
'
38
.
1
'
8.
5
'
(T
Y
P
.
)
18.0'
(TYP.)
3.0'
7.4'4.
0
'
ROW
8.1'
SIDEWALK
4.
0
'
4.
0
'
SI
D
E
W
A
L
K
S8°12'59"E
15.15'
R=21.0'R=21.0'
R=25.0'
BUILDING 2A BUILDING 2B
EX
7
.
0
'
PU
E
7.
1
'
10
.
3
'
4.
1
'
39.9'
BLDG 2 ELEVATOR
18
.
9
'
6.
6
'
4.
5
'
5.
0
'
2.
5
'
8.
0
'
11
.
0
'
11
.
0
'
2.
0
'
5.
0
'
7.
0
'
24.0'
STORMWATER
BIORETENTION
PLANTER
ABOVE GROUND
TRANSFORMER PAD
R=15.0 '
R =20.0'
13
.
0
'
6.
2
'
END SIDEWALK
STOP
NO
PA
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ON
L
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HIGHWAY 85
MARY AVE
APN 326-27-053
ARROYO VILLAGE
APN 326-27-042
CALTRANS ROW
CL
56
.
0
'
ROW
4.
0
'
8.1'
SIDEWALK
4.
5
'
4.
0
'
S
I
D
E
W
A
L
K
BUILDING 1A BUILDING 1B
18.0'
(TYP.)
8.
5
'
4.0' SIDEWALK
7.
1
'
7.
1
'
4.
1
'
38
.
1
'
18
.
9
'
6.
5
'
9.6'9.
0
'
8.
0
'
24.0'
PL
BLDG 1 ELEVATOR
4.
0
'
65.0'
R =3 0.0'
R=42.0 '
13
.
0
'
6.
2
'
Ko Architects, Inc.
900 High Street, Suite 1
Palo Alto, CA 94301
p: 650.853.1908
MARY AVENUE
AFFORDABLE
HOUSING
CITY OF
CUPERTINO
MARY AVENUE
CUPERTINO, CA
PRELIMINA
R
Y
,
NOT FOR
CONSTRUC
T
I
O
N
PRELIMINARY SITE
PLAN C001.0
NO
R
T
H
LEGEND
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F
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SE
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B
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V
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F
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C
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N
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U
A
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N
PROPERTY LINE/ CALTRANS ROW
CENTERLINE
EASEMENT
SAWCUT LINE
LEGEND