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HomeMy WebLinkAboutAdopted Site Inventory List - 5-14-24APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-13 Table B4-7 Priority Housing Sites in Residential Zones Site ID APN Acres Existing General Plan Designation Existing Zoning Designation Current Maximum Allowed Density Proposed General Plan Designation Proposed Zoning Proposed Minimum Density Proposed Maximum Density (du/acre) Maximum Unit Capacity (100%) Realistic Unit Capacity (95%) Lower Income Units Moderate Income Units Above Moderate Income Units 1 31623027 0.64 Commercial/Office/Residential P(CG, Res) 25 H/VHD - High/Very High Density R4 50.01 65 42 35 14 6 15 2 36903005 0.47 Commercial/Office/Residential P(CG, Res) 25 H/VHD - High/Very High Density R4 50.01 65 31 29 12 5 12 3 32634047 1.09 Commercial/Office/Residential P(CG, Res) 25 H/VHD - High/Very High Density R4 50.01 65 71 67 27 11 29 4 35907006 0.32 Commercial/Office/Residential P(CG, Res) 25 H/VHD - High/Very High Density R4 50.01 65 21 20 8 3 9 5 37506006 1.71 Commercial/Office/Residential P(CG, Res) 25 VHD - Very High Density R4 65.01 80 137 130 53 21 56 6 37506007 0.96 Commercial/Office/Residential P(CG, Res) 25 VHD - Very High Density R4 65.01 80 77 73 30 12 31 7 31621031 1.81 Commercial/Office/Residential P(CG, Res) 25 H/VHD - High/Very High Density R4 50.01 65 118 112 46 18 48 8 31623026 1.78 Commercial/Office/Residential P(CG, Res) 25 H/VHD - High/Very High Density R4 50.01 65 116 110 45 18 47 9 32632050 0.83 Commercial/Office/Residential P(CG, Res) 25 H/VHD - High/Very High Density R4 50.01 65 54 51 21 8 22 10 32627053 0.75 Transportation T 0 H/VHD - High/Very High Density R4 50.01 65 49 40 40 11 32336018 0.42 Commercial / Residential P(CG) 35 H/VHD - High/Very High Density R4 50.01 65 27 26 11 4 11 12 31604064 0.44 Res Low 1-5 A1-43 5 MD - Medium Density R3/TH 10.01 20 9 8 4 4 13 36937022 0.39 Medium (10-20 DU/Ac) R3 20 VHD - Very High Density R4 50.01 65 25 24 10 4 10 14 36937023 0.22 Medium (10-20 DU/Ac) R3 20 MHD - Medium High Density R3/TH 20.01 35 8 7 1 6 15 36937024 0.17 Medium (10-20 DU/Ac) R3 20 MHD - Medium High Density R3/TH 20.01 35 6 6 1 5 16 36934053 0.54 Commercial / Residential P(CG) 15 MHD - Medium High Density R3/TH 20.01 35 19 18 7 3 8 17 35918044 0.26 Commercial / Residential P(CG) 25 H/VHD - High/Very High Density R4 50.01 65 17 16 7 3 6 18 36610121 1.34 Commercial / Residential P(CG, Res 5-15) 15 MHD - Medium High Density R3/TH 20.01 35 47 45 18 7 20 19 36610137 0.92 Commercial / Residential P(CG, Res 5-15) 15 MHD - Medium High Density R3/TH 20.01 35 32 31 13 5 13 20 36619047 2.33 Commercial / Residential P(CG, Res 5-15) 15 H/VHD - High/Very High Density R4 50.01 65 151 144 59 23 62 21 36619078 0.08 Commercial / Residential P(CG, Res 5-15) 15 H/VHD - High/Very High Density R4 50.01 65 5 5 1 4 22 35909017 1.00 Commercial / Residential P(CG, Res) 25 H/VHD - High/Very High Density R4 50.01 65 65 62 25 10 27 23 31620088 5.16 Reg Shopping CG 0 VHD - Very High Density R4 50.01 65 335 319 207 112 0 24 35913019 0.99 Res Low 1-5 R1-10 5 MD - Medium Density R3 10.01 20 20 19 8 3 8 25 35606001 0.73 Res Low 1-5 R1-7.5 5 MHD - Medium High Density R3/TH 20.01 35 26 24 10 4 10 26 35606002 0.69 Res Low 1-5 R1-7.5 5 MHD - Medium High Density R3/TH 20.01 35 24 23 9 4 10 27 35606003 0.25 Res Low 1-5 R1-7.5 5 MHD - Medium High Density R3/TH 20.01 35 9 8 5 3 28 35606004 0.87 Res Low 1-5 R1-7.5 5 MHD - Medium High Density R3/TH 20.01 35 30 29 12 5 12 29 36231001 0.25 Res Medium 10-20 P(R3) 20 MHD - Medium High Density R3/TH 20.01 35 9 8 1 7 30 36231030 0.23 Res Medium 10-20 P(R3) 20 MHD - Medium High Density R3/TH 20.01 35 8 8 1 7 31 32720034 1.34 Res Low 1-5 R1-10 5 LM - Low Medium R3/TH 5.01 10 13 13 2 11 Total 1,599 1,510 692 305 513 Source: City of Cupertino, September 2023. APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-14 Table B4-8 Priority Housing Sites in Residential Zones - Additional Site Details Site ID APN Location Existing Use Owner Interest Current Lease Age of Building/ Condition Discussion 1 316 23 027 20149 Stevens Creek Blvd Commercial building and unpermitted warehouse (Sun Design Center) Yes n/a 1957, aged Site 1 is located in the Heart of the City – Central Special Area, which is predominantly commercial uses located both north and south of Stevens Creek Blvd and approximately 0.75 miles east of De Anza College. Existing uses on the site include two commercial structures. One of the commercial structures, a concrete tilt-up, currently a kitchen and bathroom remodel store, was built in 1957 and is in very aged condition, with no exterior improvement made, but not dilapidated condition, and the other is a wooden warehouse that is unpermitted. The owner has expressed an interest in redeveloping the site. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0.72 so development on this site is considered feasible. 2 369 03 005 20010 Stevens Creek Blvd Commercial building Yes n/a 1955. Aged building Site 2 is located in the Heart of the City – Central Special Area, which is predominantly commercial uses located both north and south of Stevens Creek Blvd. Site 2 is located in the central core area approximately 0.75 miles east of De Anza College. Existing uses on the site include a commercial structure, currently a breakfast restaurant. The building was constructed in 1955 and while not dilapidated, is not in good shape. The owner has expressed an interest in redeveloping the site. Neighboring uses include commercial and multi-family residential buildings. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0.17 so development on this site is considered feasible. 3 326 34 047 10125 Bandley Dr Restaurant Yes n/a 1979. Aged building Site 3 is a 1.09-acre site located in the Heart of the City – Crossroads Special Center, which is predominantly commercial uses located both north and south of Stevens Creek Blvd and approximately 0.5 mile east of De Anza College. The site currently has a commercial building that was constructed in 1979 that is aged but not dilapidated. The owner has expressed an interest in redeveloping the site. Neighboring uses include commercial and multi-family residential uses. The improvement-land value ratio for this site is 0.41 so development on this site is considered feasible. 4 359 07 006 20950 Stevens Creek Blvd Single tenant retail Yes n/a 1966, Aged borderline dilapidated Site 4 is a 0.32-acre site located in the Heart of the City – Crossroads Special Center, which is predominantly commercial uses located both north and south of Stevens Creek Blvd. and is approximately 0.5 mile east of De Anza College. Existing uses on the site include a commercial structure. The existing structure was constructed in 1966 and is borderline dilapidated. The owner has expressed an interest in redeveloping the site. Neighboring uses include commercial and multi-family residential uses. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0.17 so development on this site is considered feasible. 5 375 06 006 19220 Stevens Creek Blvd Commercial Offices Yes n/a 1970, aged and dated Sites 5 and 6 are two parcels totaling 2.67 acres located in the Heart of the City – East Special Area, which is predominantly commercial uses located both north and south of Stevens Creek Blvd. Existing uses on the site include two commercial structures. Site 5 includes an office building that was constructed in 1970, currently occupied by a childcare facility. Site 6 is developed with an office building, currently occupied by law offices, that was constructed in 1969. The owner of the two parcels has expressed continued interest in redeveloping the sites. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for these parcels are 0.38 (Site 5) and less than 0.01 (Site 6) so development on this site is considered feasible. 6 375 06 007 19300 Stevens Creek Blvd Commercial Offices Yes n/a 1969, aged and dated 7 316 21 031 19875 Stevens Creek Blvd Cort Furniture and childcare. Yes n/a 1964 Site 7 is a 1.81-acre parcel located in the Heart of the City Special Area – Central Special Center, which is a mix of commercial and residential uses located approximately 1.25 miles east of De Anza College. Existing uses on Site 7 include a commercial building with a furniture rental store and a day care center, and associated parking. The building was constructed in 1964 and is a concrete tilt up with very little improvements on the exterior. Neighboring uses include commercial and single-family uses. Several developers have expressed interest in redeveloping the site and discussed potential with City staff. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0.43 so development on this site is considered feasible. APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-15 Table B4-8 Priority Housing Sites in Residential Zones - Additional Site Details Site ID APN Location Existing Use Owner Interest Current Lease Age of Building/ Condition Discussion 8 316 23 026 20111 Stevens Creek Blvd Office building. Yes, active conversation with property owner, conversations with interested developer in Fall 2023. n/a 1982 Site 8 is a 1.78-acre parcel located in the Heart of the City Special Area – Central Special Area, which is a mix of commercial and residential uses. Site 8 is located on the north side of Stevens Creek Boulevard, approximately one mile east of De Anza College. Existing uses on the site include a dentist’s office and associated parking, adjacent to Site 1. The building was constructed in 1982 and has had minimal upgrades. Neighboring uses include commercial and single-family uses. The property is on the same block 11051 N, Blaney, which has an application on file for a 5-story, 85-unit/acre apartment development. Developers have contacted the City about the possibility of redeveloping this site. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0.80 so development on this site is considered feasible. 9 326 32 050 20883 Stevens Creek Blvd Office building. No response received n/a 1981 Site 9 is a 0.83-acre parcel located in the Heart of the City – Crossroads Special Area, which is a mix of commercial and residential uses. Site 9 is located approximately 0.25 miles east of De Anza College. Existing uses on the site include an office building. The building is occupied by a tech company and was constructed in 1981. The site is across the street from a pipeline project (Bianchi) and two vacant commercial buildings (former Fontana’s Restaurant and Pizza Hut) that are strong redevelopment candidates. Neighboring uses include commercial uses, with single-family uses and amenities in close proximity. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 19.72 so development on this site may be a challenge; however, due to the nearby presence of a pipeline project and the potential for redevelopment of other nearby parcels in this corridor, it is estimated that this will not be a barrier to redevelopment. Current trends are showing there is a lot of interest in developing near this site. Redevelopment of small, dated buildings is occurring across the street which includes an SB330 preliminary application to redevelop three existing buildings (two restaurants and one larger format commercial building) with associated parking lots and an approved townhome development in the vicinity. 10 326 27 053 Mary Ave site Vacant Yes. City Owned n/a n/a Site 10 is located in the Garden Gate neighborhood and is located east of Highway 85. Presently, the site is a new parcel carved out from unused right-of-way, owned by the City of Cupertino, adjacent to Highway 85 that includes some on-street parking. Neighboring uses include multi-family residential uses, a dog park, condominiums and Highway 85. In response to an October 2022 RFP for projects for this property, the site has an active proposal for a 40-unit, two-story affordable (100% Low and Very Low Income) housing project developed by Cupertino Rotary Housing Corporation, Housing Choices Coalition, and Charities Housing. The project will include 18 units for residents with intellectual or developmental disabilities. This site does not have a current assessed land or improvement value, so an improvement-land value ratio could not be calculated for this site. 11 323 36 018 11025 N De Anza Blvd Vacant Yes n/a 1960 Site 11 is a 0.42-acre parcel located in the Homestead Road Special Area, which is predominantly multi-family homes and commercial uses. Site 11 is located north of Interstate 280 at the northwest corner of Homestead Road and Sunnvale-Saratoga Road. The small commercial structure that previously occupied this site was recently demolished and the site is now vacant. The owner has expressed an interest in redeveloping the site. Neighboring uses include multi-family homes and a variety of commercial structures. The property is close to the Apple Campus and close to bus lines on De Anza and Homestead Rd. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0 due to the lack of improvements on the site, so development is considered feasible. 12 316 04 064 19820 Homestead Rd Single Family Residential Yes n/a 1954, borderline dilapidated Site 12 is a 0.44-acre site located in the Homestead Road Special Area, which is predominantly multi-family homes and commercial uses located immediately north of Interstate 280. Existing uses on Site 12 include a single-family home that was built in 1954 and is borderline dilapidated. The owner has expressed an interest in redeveloping the site. Neighboring uses include similar single-family homes. The improvement-land value ratio for this site is 0.02 so development is considered feasible. APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-16 Table B4-8 Priority Housing Sites in Residential Zones - Additional Site Details Site ID APN Location Existing Use Owner Interest Current Lease Age of Building/ Condition Discussion 13 369 37 022 20421 Bollinger Rd Vacant lot Yes n/a Vacant lot Sites 53 (see mixed-use zoning inventory), 17, 18 and 19 are adjacent parcels, owned by the same property owner, located on the north side of Bollinger Road just east of South DeAnza Boulevard. The South Blaney Neighborhood includes a mix of single- and multi-family housing and commercial use. Existing uses on the sites include a commercial structure and residential/duplex uses. Neighboring uses include commercial and single-family uses. Site 17 is currently vacant. The owner of sites 18 and 19 has expressed interest in developing townhomes on all or part of Sites 18 and 19. Site 19 currently has a single-family house constructed in 1940 that appears aged but not yet dilapidated. The current use of Site 18 is a duplex that is aged but not yet dilapidated; the age of this house is unknown. Site 53, which is adjacent to Sites 17, 18, and 19, is a vacant commercial building (former Taco Bell – with no interest in re-leasing this building from the property owner) that was built in 1991 and is in need of repair, though not yet dilapidated and is a site that is generating regular code enforcement inquiries due to its unmaintained appearance. The property owner has expressed consistent and strong interest in developing the properties and has met with City staff to discuss potential and options. The site has excellent access to amenities and bus service on De Anza Blvd and Bollinger Rd. The sites would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for Site 17 is 0 as there is no assessed improvement value. Sites 18 and 19 have improvement-land value ratios of 2.00 and 2.44, respectively. While this is higher than the default assumption of redevelopment feasibility, the owner’s proactive interest in redevelopment is considered sufficient to overcome this high improvement value ratio. 14 369 37 023 20411 Bollinger Rd Duplex Yes n/a Mid-1950s/ 60s, Aged 15 369 37 024 20431 Bollinger Rd Single Family Home (legal non-conforming) Yes n/a Mid-1950s/ 60s, Aged 16 369 34 053 10891 S Blaney Ave Strip Mall Yes n/a 1961, Aged condition Site 20 is a 0.54-acre parcel in the South Blaney Neighborhood, which is a mix of single- and multi-family housing and commercial uses located immediately north of Bollinger Road at the intersection of Bollinger Road and S. Blaney Ave. The site is 0.4 miles from De Anza Blvd and 0.6 miles from Miller Ave, both of which have amenities at the intersection. Existing uses on the site include a commercial structure that was built in 1961 and is in fair condition. Neighboring uses include commercial and single-family uses. There have been multiple developer/broker contacts regarding this site since late 2022. This site and Site 52 have the same owner and the two properties will likely be consolidated or redeveloped jointly. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0.28 so development is considered feasible. 17 359 18 044 10619 South De Anza Blvd Strip mall Yes n/a 1966, Aged Site 21 is a 0.26-acre parcel located in the South De Anza Blvd Special Area, which is predominantly commercial uses located along De Anza Blvd. Existing uses on the Site 21 include commercial uses, including a hair salon, small café, and massage store. There is also an associated parking lot. The building was constructed in 1966 and is in aged but not in dilapidated condition. The owner has expressed interest in redeveloping the site. Neighboring uses include commercial uses and De Anza Blvd. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0.34 so development is considered feasible. 18 366 10 121 1505 S De Anza Blvd Commercial, Kelly-Moore Paints Yes For sale 1965 Site 22 is a 1.34-acre parcel located in the South De Anza Blvd Special Area, and is very underutilized. The site is developed with a dated industrial building, originally a lumber yard, that has had a succession of short-term commercial tenants and is now vacant. The most recent occupant was a paint store. The property has a large surface parking area with worn paving that has few cars present during business hours (Site 23). The site is located along a stretch of De Anza Blvd. where most sites are redevelopment candidates. The east side of DeAnza Blvd. Is in the City of San Jose, where strip malls and similar under-performing commercial sites are currently being redeveloped with residential uses. The building was constructed in 1965. However, a recent entitlement for property approximately 750 feet south of this property at 1655 S. De Anza was approved in 2023 by the City, in which a strip mall was redeveloped with a mixed-use residential development. Neighboring uses include commercial uses, multi-family uses, and De Anza Blvd. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0.25 so development is considered feasible. Site 22 is located adjacent to site 23 which is currently surface parking. City staff attended two meeting with a Long Beach based developer, Linc Housing, in March 2024. The developer expressed interest in doing a 100 percent affordable project and informed staff that the owner is aggressively marketing the site for housing development. Staff has an additional meeting with the prospective developer’s team later in March. APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-17 Table B4-8 Priority Housing Sites in Residential Zones - Additional Site Details Site ID APN Location Existing Use Owner Interest Current Lease Age of Building/ Condition Discussion 19 366 10 137 [no address] Parking lot behind KinderCare Yes. The property owner has been interested in developing with residential in the past 2 years. n/a n/a Site 23 is a 0.92-acre parcel located in the South De Anza Blvd Special Area, adjacent to Site 22, which has active interest to develop an affordable housing project. The surrounding area is predominantly low-intensity commercial uses located along De Anza Blvd. The existing use on Site 23 is a parking lot located behind a day care center, the site does not have any structures of its own but provides parking for adjacent low-density uses. Neighboring uses include commercial and residential uses and De Anza Blvd. The owner has been contacted regarding their interest in redeveloping this site, but a response has not yet been received. In the past, however, this property owner has been interested in redeveloping this property with residential uses. However, a recent entitlement for adjacent property at 1655 S. De Anza was approved in 2023 by the City, in which a strip mall was redeveloped with a mixed-use residential development. While the site is not eligible for by-right residential development under AB 2011 (2022) due to frontage requirements of the law, the property is adjacent to other property which are eligible for such development and therefore, contiguous development is anticipated. The improvement-land value ratio for this site is 0 as there is no assessed improvement value. 20 366 19 047 1361 S De Anza Blvd Yamagami's Nursery Yes n/a 1960 Sites 24 and 25 are a 2.33-acre parcel and a 0.08-acre parcel, respectively, located in the South De Anza Blvd Special Area, which is predominantly commercial uses, a dated nursery building, located along De Anza Blvd. Existing uses on Sites 24 and 25 include a nursery and an associated parking lot. The nursery was constructed in 1960 and is a dated building. The owner has expressed a strong interest in redeveloping the site. Neighboring uses include commercial uses, single-family units, townhome units, De Anza Blvd, and new residential development in the City of San Jose. The site has fair access to amenities and bus service along De Anza Blvd. While the site is not eligible for by-right residential development under AB 2011 (2022) due to proximity to freeway limitations of the law, the property owner interest for redevelopment is strong. The improvement-land value ratio for Site 24 is 0.11 and 0 for Site 25 (no assessed improvement value), so development is considered feasible. 21 366 19 078 No address Portion of Yamagami's site Yes n/a 22 359 09 017 10105 S De Anza Blvd Commercial Offices Yes n/a 1977, older building with no significant improvements Site 26 is a one-acre parcel located in the South De Anza Blvd Special Area, which is predominantly commercial uses located along De Anza Blvd. Existing uses on Site 26 include a commercial building and parking lot. The current commercial building was constructed in 1977 and remains in fair condition. The site is located 0.5 miles from De Anza College and Apple’s Infinite Loop Campus. There are several offices located within walking distance of the site. Neighboring uses include commercial uses, multi-family units, and De Anza Blvd. The owner has expressed an active interest in redeveloping this property. The site has excellent access to amenities and rapid bus service along Stevens Creek Blvd and other bus service along De Anza Blvd. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 0.42 so development is considered feasible. 23 316 20 088 [no address] Vacant site with parking lot, north of Vallco site Yes n/a n/a Site 27 is a 5.16-acre parcel located in the Vallco Shopping District, which is predominantly commercial uses located south of Interstate 280 along Wolfe Road. The site is presently a vacant lot. The owner has expressed interest in transferring this property to Santa Clara County to allow the redevelopment of this site with affordable housing development, including teacher housing. Neighboring uses include single- family uses, Wolfe Road, and the Interstate 280 corridor. The site has excellent access to planned amenities, is adjacent to a significant pipeline project (Vallco/The Rise), and is in close proximity to rapid bus service along Stevens Creek Blvd and other bus service along Wolfe Road. While the site is not eligible for by-right residential development under AB 2011 (2022) due to proximity to freeway limitations of the law, the property owner interest for redevelopment is strong. The improvement-land value ratio for this site is 0 due to a lack of assessed improvement value, so development is considered feasible. The site is owned by Santa Clara County and in December 2023 released an Request For Offers (RFO) for an affordable housing development on the site. In January 2024, the County selected Eden Housing as the developer for the site, with the objective of having a fully-entitled project prior to the end of the 2024 calendar year. The County included the City in the RFO and developer selection process and Eden Housing has, as of February, begun having regular meetings with the City on its community outreach strategy and refining their plans to develop an all affordable housing project with units affordable to lower and moderate-income households. Based on this the City has allocated the capacity on the site accordingly. APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-18 Table B4-8 Priority Housing Sites in Residential Zones - Additional Site Details Site ID APN Location Existing Use Owner Interest Current Lease Age of Building/ Condition Discussion 24 359 13 019 20865 Mcclellan Rd Single Family Residential Yes n/a 1957, Aged borderline dilapidated Site 28 is a 0.99-acre parcel located in the Jollyman Neighborhood, which is predominantly defined by single-family residential homes and located immediately south of the De Anza College campus and east of the Highway 85 corridor. Site 29 currently includes a single-family home built close to the McClellan Road right-of-way with a large rear yard. Neighboring uses include single-family housing. A developer has made contact with the City regarding the development of townhomes on this property since 2021, with continued interest for development in 2023. The site has good access to amenities within 0.25-0.5 miles of the site and has fair access to bus service at De Anza College. The improvement-land value ratio for this site is 0.02 so development is considered feasible. 25 356 06 001 10857 Linda Vista Dr Single Family Residential Yes n/a 1947- 1954, Aged Borderline Dilapidated Sites 29 through 32 are contiguous parcels located in the Monta Vista North Neighborhood, which is predominantly defined by single-family residential homes and located immediately east of the foothills. The individual parcels range in size from 0.25 acres to 0.87 acres. Existing uses on the site include four occupied single-family homes built between 1947 and 1957. Neighboring uses include tennis courts, a golf course, and single-family homes. The current physical condition of these houses is borderline dilapidated. The four parcels are adjacent to each other and have common ownership, and there has been active developer interest in developing this area into townhomes. The existing cul-de-sac (Evulich Ct.) could also be incorporated into the development and the City could consider selling this right of way to the developer for development purposes to allow a cohesive and contiguous site planning. Property owners have attended almost all housing element meetings to ensure parcels are included on the sites inventory list. The improvement-land value ratio for these sites are 0.84 (Site 29), 1.01 (Site 30), 0.89 (Site 31), and 0.51 (Site 32), for a combined ratio of 0.80, so development is considered feasible. 26 356 06 002 10867 Linda Vista Dr Single Family Residential Yes n/a 1947- 1954, Aged Borderline Dilapidated 27 356 06 003 10877 Linda Vista Dr Single Family Residential Yes n/a 1947- 1954, Aged Borderline Dilapidated 28 356 06 004 10887 Linda Vista Dr Single Family Residential Yes n/a 1947- 1954, Aged Borderline Dilapidated 29 362 31 001 20666 Cleo Ave Single Family Residential Yes n/a 1951, good condition Site 33 is a 0.25-acre site located in the Monta Vista South Neighborhood, which is predominantly defined by single-family residential homes and located immediately southwest of SR 85. Site 34 is currently developed with an occupied one single-family residence that was constructed in 1951. This lot is similar in size to another lot on this street where a Habitat for Humanity development was developed on a site and another lot where a developer is proposing 4 townhomes. The existing structure on the property is legal non-conforming and any improvements must comply with existing multi-family zoning, which the property owner is unwilling to do. However, the current property owner is interested in redeveloping the site in its entirety and as a result the zoning is being updated to allow townhome development on the site to make the site more attractive for development, similar to the one being considered approximately 200 feet to the east of this site. The improvement-land value ratio for this site is 0.02 so development is considered feasible. 30 362 31 030 [no address] Also on Cleo Vacant Yes. n/a 1950's, good condition Site 34 is a 0.23-acre parcel located in the Monta Vista South Neighborhood, which is predominantly defined by single-family residential homes and located immediately west of Highway 85. The irregularly-shaped parcel is currently undeveloped and vacant. Neighboring uses include single-family and duplex homes. This lot is similar in size to another lot on this street where a Habitat for Humanity development was developed on a site and another lot where a developer is proposing 4 townhomes. The zoning is being updated to allow townhome development on the site to make the site more attractive for development, similar to the one being considered approximately 60 feet to the south of this site. The improvement-land value ratio for this site is 0 due to a lack of improvements, so development is considered feasible. 31 326 20 034 10231 Adriana Ave Single Family Residential Yes n/a Single Family Residential Site 35 is a 1.34 acre-parcel currently occupied with a Single-Family Residential unit. The property owner recently inherited the property and is very motivated to redevelop the site with higher density residential. The owner most recently reiterated the intention to develop the property in September 2023. The improvement-land value ratio for this site is 4.44. However, due to the owner’s recent interest, this is not considered a barrier to development. Source: City of Cupertino, September 2023 APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-19 Table B4-9 Priority Housing Sites in Mixed-Use Zones Site ID APN Acres Existing General Plan Designation Existing Zoning Designation Current Maximum Allowed Density Proposed General Plan Designation Proposed Zoning Proposed Minimum Density (du/acre) Proposed Maximum Density (du/acre) Maximum Unit Capacity Realistic Unit Capacity (75%) Lower- Income Units Moderate- Income Units Above Moderate- Income Units 32 316 23 093 1.35 Commercial/Office/Residential P(CG, Res) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 88 132 30 102 33 316 23 036 0.24 Commercial/Office/Residential P(CG, Res) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 34 369 06 002 0.9 Commercial/Office/Residential P(CG, Res) 25 Commercial/Residential - VH P (CG/R4) 65.01 80 72 54 31 23 35 369 06 003 0.53 Commercial/Office/Residential P(CG, Res) 25 Commercial/Residential - VH P (CG/R4) 65.01 80 42 32 18 14 36 369 06 004 1.29 Commercial/Office/Residential P(CG, Res) 25 Commercial/Residential - VH P (CG/R4) 65.01 80 103 77 44 33 37 359 10 015 1.18 Commercial / Residential P(CG) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 77 58 24 9 25 38 359 10 060 0.98 Commercial / Residential P(CG) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 64 48 20 8 20 39 359 10 044 0.18 Commercial / Residential P(CG) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 12 9 5 4 40 359 08 025 0.83 Commercial/Office/Residential P(CG, Res) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 54 40 16 6 18 41 359 08 026 0.45 Commercial/Office/Residential P(CG, Res) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 29 22 9 4 9 42 359 08 027 0.87 Commercial/Office/Residential P(CG, Res) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 57 42 17 7 18 43 359 08 028 0.85 Commercial/Office/Residential P(CG, Res) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 55 41 17 7 17 44 326 09 052 0.74 Commercial P(CG) 35 Commercial/Residential - VH P (CG/R4) 65.01 80 59 44 18 7 19 45 326 09 060 2.75 Commercial P(Rec/Enter) Commercial/Residential - VH P (CG/R4) 65.01 80 220 165 68 26 71 46 326 09 061 1.12 Commercial P(CG) 35 Commercial/Residential - VH P (CG/R4) 65.01 80 90 67 27 11 29 47 369 34 052 2.70 Commercial / Residential P(CG) 15 Commercial/Residential - HVH P (CG/R4) 50.01 65 176 132 54 21 57 48 369 37 028 0.56 Commercial / Residential P(CG) 25 Commercial/Residential - HVH P (CG/R4) 50.01 65 36 27 11 4 12 49 366 19 055 0.40 Commercial / Residential P(CG, Res 5-15) 15 Commercial/Residential - MH P (CG/R3/TH) 20.01 35 14 11 7 4 50 366 19 053 0.56 Commercial / Residential P(CG, Res 5-15) 15 Commercial/Residential - MH P (CG/R3/TH) 20.01 35 20 15 6 2 7 51 366 19 054 1.75 Commercial / Residential P(CG, Res 5-15) 15 Commercial/Residential - MH P (CG/R3/TH) 20.01 35 61 46 19 7 20 52 316 05 050 1.02 Commercial / Residential P(CG, Res) 25 Commercial/Residential - VH P (CG/R4) 65.01 80 82 61 25 10 26 53 316 05 051 0.62 Commercial / Residential P(CG, Res) 25 Commercial/Residential - VH P (CG/R4) 65.01 80 50 37 15 6 16 54 316 05 052 0.73 Commercial / Residential P(CG, Res) 25 Commercial/Residential - VH P (CG/R4) 65.01 80 58 44 18 7 19 55 316 05 053 0.92 Commercial / Residential P(CG, Res) 25 Commercial/Residential - VH P (CG/R4) 65.01 80 74 55 23 9 23 56 316 05 056 6.94 Commercial / Residential P(CG, Res) 25 Commercial/Residential - VH P (CG/R4) 65.01 80 555 416 171 67 178 57 316 05 072 0.54 Commercial / Residential P(CG, Res) 25 Commercial/Residential - VH P (CG/R4) 65.01 80 43 32 8 24 58 359 20 028 0.75 Quasi-Public BQ 0 Commercial/Residential - MH P (CG/R3) 20.01 35 26 20 8 3 9 Total 2,276 1,727 596 436 695 Source: City of Cupertino, September 2023 NOTE: *The City is not relying on site 48 to accommodate the RHNA and capacity is not reflected in Table B4-12. APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-20 Table B4-10 Priority Housing Sites in Mixed-Use Zones – Additional Site Details Site ID APN Location Existing Use Owner Interest Current Lease Age of Building/ Condition Discussion 32 316 23 093 20007 Stevens Creek Blvd Commercial buildings Yes n/a 1978. Sites 36 and 37 are two parcels located in the Heart of the City - Central Special Area, which is a mix of commercial and residential uses. These sites are approximately 0.75 miles east of De Anza College and located about halfway between Apple’s Infinite Loop and Apple Park campuses. The parcels are 1.35 and 0.24 acres, respectively. Neighboring uses include commercial uses and multi-family residential. Existing uses on the site include a childcare center in one building and two vacant commercial buildings. The building was constructed in 1978. In May 2023 the property owner expressed an interest in redeveloping the site. The City is currently reviewing a project application under Builder’s Remedy for a 141 unit rental development. Based on the pending application, it is estimated that 141 units, with 20% lower income units, in a 5-story building, could be developed on this site. The site has excellent access to amenities and rapid bus service along Stevens Creek Blvd. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for Site 36 is 0.22 and 0.40 for Site 37, so development is considered feasible. 33 316 23 036 10051 N Blaney Ave Childcare center Yes n/a 1969. Tenant improvements in 2020. 34 369 06 002 19610 Stevens Creek Blvd Strip Mall (House of Falafel) Yes n/a 1960, aged. No improvements made to structures since construction. Sites 38, 39, and 40 are a set of three parcels totaling 2.72 acres located in the Heart of the City – East Special Area, which is a mix of commercial and residential uses. The Sites are located 1.5 miles east of De Anza College and a little under 1 mile south of the Apple Park campus, and range in size from 0.53 acres to 1.29 acres. Existing uses on the site include commercial buildings built in the 1960s and are aged, but not yet dilapidated. The strip mall portion has vacancies. Neighboring uses include a variety of commercial buildings and single-family homes. As of September 2023, the parcels are under contract negotiations with Toll Brothers, an established residential developer with the intent to develop townhomes for a mix of income levels. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The site has excellent access to amenities and rapid bus service along Stevens Creek Blvd and lends development at densities greater than townhome densities. The improvement-land value ratios for these sites are 0.03 (Site 38), 0.05 (Site 39), and less than 0.01 (Site 40) so development is considered feasible. 35 369 06 003 10071 E Estates Dr Commercial building (United Furniture) 36 369 06 004 10075 E Estates Dr United Furniture parking lot 37 359 10 015 10133 S De Anza Blvd Strip mall north of Vardy's Shopping Center (S&G Carpet) Yes n/a 1952, with some improvements in 1970. No additional improvements since. Aged. Site 41 is a 1.18-acre parcel located in the South De Anza Special Area, which is a mix of commercial and residential uses. The site is located approximately 0.75 miles east of De Anza College and about 1 mile south of the Apple Infinite loop campus. Existing uses on the site include a bank, restaurant, and assorted commercial uses along with associated parking. The owner has recently expressed an interest in redeveloping the site. Neighboring uses include commercial uses and single-family uses. It is anticipated that the site would be designed with live/work units fronting S. De Anza Blvd to retain the “commercial” look along South De Anza Blvd corridor. The site has excellent access to amenities and is close to rapid bus service along Stevens Creek Blvd and other bus service along De Anza Blvd. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio for this site is 2.30; however, due to the lack of improvements over the past 50 years it is estimated that this will not be a barrier to redevelopment. 38 359 10 060 10211 S De Anza Blvd Vardy’s shopping center. No. There has been interest expressed from developers and brokers regarding developing the site with housing or a mixed-use project. n/a 1960, aged Site 42 is a 0.98-acre parcel located in the South De Anza Special Area, which is a mix of commercial and residential uses. Site 42 is located approximately 0.65 miles east of De Anza College and about 1 mile south of the Apple Infinite loop campus. The site is developed with an older, partially occupied shopping center, including one vacancy and a sandwich shop and associated parking. Neighboring uses include both commercial and single-family uses. It is anticipated that Live/Work type units would be designed on the site, given its location on the South DeAnza Boulevard corridor. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. There has been interest expressed from developers and brokers regarding in developing the site with housing or a mixed-use project. The site has excellent access to amenities and is close to rapid bus service along Stevens Creek Blvd and other bus service along De Anza Blvd. The improvement-land value ratio for this site is 1.30, but due to the potential for co-development with Site 43, it is not estimated that this will be a barrier to redevelopment. Current trends are showing there is a lot of interest for these types of sites, older shopping centers with a high turnover rate. Neighboring site 41 is for sale and there is a developer interested in a 100 percent affordable project. This site has a similar make up to sites 42 and 43. The owner of sites 42 is elderly and runs a family-owned business. There is a currently vacant storefront which occupies a big portion of the center. APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-21 Table B4-10 Priority Housing Sites in Mixed-Use Zones – Additional Site Details Site ID APN Location Existing Use Owner Interest Current Lease Age of Building/ Condition Discussion 39 359 10 044 10201 S. De Anza Blvd Acupuncture Clinic No. There has been expressed interest from developers interested in developing the site. n/a 1953, aged Site 43 is a 0.18-acre parcel located in the South De Anza Blvd Special Area, which is predominantly commercial uses located along De Anza Blvd. Site 43 is located approximately 0.65 miles east of De Anza College and about 1 mile south of the Apple Infinite loop campus. Existing uses on Site 43 include a standalone commercial building occupied by an acupuncture clinic and associated parking lot. Neighboring uses include commercial uses, single-family uses, and De Anza Blvd. Could develop in conjunction with Site 42 and it is anticipated that this could be developed with live/work units. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. There has been expressed interest from developers interested in developing the site. The improvement-land value ratio for this site is 0.21 so development is considered feasible. Current trends are showing there is a lot of interest for these types of sites, older shopping centers with a high turnover rate. Neighboring site 41 is for sale and there is a developer interested in a 100 percent affordable project. This site has a similar make up to sites 42 and 43. Based on the developer interest in this area, there is a high probability of this site developing in conjunction with site 42. 40 359 08 025 20840 Stevens Creek Blvd Commercial building (former Fontana’s restaurant) No n/a 1996 Sites 44 through 48 are a set of five parcels totaling 13.73 acres, of which only the western most 3.92 acres are expected to be redeveloped. In particular, only a portion of site 47 is anticipated to be rezoned to allow residential units. These parcels are located in the Heart of the City – Crossroads Special Center, which consists of predominantly commercial uses located both north and south sides of Stevens Creek Blvd. The sites are located within 0.3 mile of De Anza College to the east and within 0.8 miles of Apple’s Infinite Loop and Bandley campuses to the north. Existing uses on the Sites 44 through 48 include commercial buildings and associated surface parking areas. At least one commercial building (former Pizza Hut) on these sites has been vacant for the past seven years and is in dilapidated condition near the Stevens Creek right-of-way, and another commercial business (Fontana’s Restaurant) in this development closed during the COVID-19 pandemic and has remained unoccupied since that time. The City Council, Planning Commission and many residents have indicated support for the redevelopment of the western portion of this site with housing during the extensive public hearings and community outreach done for the Housing Element update in 2022-23. The extant buildings are of mixed quality, but some are in very poor condition. While site 48 has a newer building, due to the proximity of the site to potential neighboring development, the site could be redeveloped together with the adjacent sites as a mixed-use development. Neighboring uses include commercial uses, with single-family uses in close proximity. The site has excellent access to amenities and is close to rapid bus service along Stevens Creek Blvd. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. Improvement- land value ratios for these parcels are 0.65 (Site 44), 0 (Site 45), 4.20 (Site 46), 2.79 (Site 47), and 2.60 (Site 48), for a combined ratio of 2.38. However, because only portions of the more developed sites are expected to redevelop, it is not estimated that the existence of these improvements will be a barrier to redevelopment. As of January 2024, sites 44 through 47 have a preliminary SB 330 application on file, which indicates interest in development, but the project has not yet been finalized or approved. As previously mentioned, the sites are part of a larger property that is owned by the same long term ownership group. There is interest in beginning to divest some of their interests. Additionally, there has been another project in the vicinity already approved for a townhome development within a few hundred yards of Site 48. 41 359 08 026 20830 Stevens Creek Blvd Parking lot in front of Staples n/a n/a 42 359 08 027 No address Staples building n/a 1996 43 359 08 028 20690 Stevens Creek Blvd Crossroads Shopping Center (Former Pizza Hut building and surrounding parking lots, and western parking lot only) n/a n/a 44 326 09 052 20916 Homestead Rd Strip Mall No. Developer interest as of Dec. 2023. n/a 1984, Aged not dilapidated Sites 49, 50, and 51 are three parcels totaling 4.61 acres, located on the east side of Stelling Road, immediately south of Homestead Road. The parcels range in size from 0.74 to 2.75 acres and are located directly across Stelling Road from Sites 13- 16, establishing a large swath of redevelopment sites at a major intersection and gateway to the City from neighboring Sunnyvale. The sites are located 1 mile north of De Anza College and within 0.8 miles of Apple’s Infinite Loop and Bandley campuses to the southeast. There has not been any reinvestment in the properties and there is a high turnover rate of the current businesses. There are no long-term establishments. The surrounding area is predominantly single- and multi-family homes, including adjacent 45 326 09 060 20990 Homestead Rd Strip Mall and Bowling Alley No. Developer interest as of Dec. 2023. n/a 1976, Aged not dilapidated APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-22 Table B4-10 Priority Housing Sites in Mixed-Use Zones – Additional Site Details Site ID APN Location Existing Use Owner Interest Current Lease Age of Building/ Condition Discussion 46 326 09 061 20956 Homestead Rd Strip Mall No. Developer interest as of Dec. 2023. n/a 1979, dated apartment complexes, along with commercial uses located north of Interstate 280. Current uses include retail buildings constructed in 1984, 1979 and 1976. The buildings are aged but not dilapidated, though it is expected that the commercial uses would be redeveloped along with the parking area. There have been no façade improvements to the structures since the 1980s. Site 50, the largest of the four sites, is owned by a large housing developer and is currently occupied by a bowling alley located on the property which has not had any improvements since the late 1990s. Due to shared parking easements and the fact that the properties are not owned by the same owner, the parcels have the potential to either develop separately or as a consolidated site. The two strip centers are occupied by several ethnic food uses and there is frequent turnover in the tenancy. Neighboring uses include residential and commercial uses. There have been multiple developers interested in these sites as of September 2023. The site has excellent access to most amenities, with only fair access to parks located within the City of Cupertino city limits, and is close to bus service on Homestead Road and De Anza Blvd. Two of the three parcels would be eligible for by-right residential development under AB2011 (2022) prior to the completion of the rezone and due to adjacency of the third parcel, it makes sense to consider this as one site. This site is across the street from Sites 13 and 14 for which there is owner interest. Improvement-land value ratios for these parcels are 0.30 (Site 49), 0.03 (Site 50), and 0.75 (Site 51), so development is considered feasible. In summary, Sites 49, 50, and 51 are viewed by real estate agents and developers as one site for redevelopment, and although this is made of up three separate parcels, would develop as one. The City will also incentivize lot consolidation through program HE-1.3.7 to assist with the development of affordable housing on this site and make development more financially feasible. Site 51 is 1.12 acres, irregularly-irregularly shaped, landlocked with only a drive aisle out to Stelling Road. Given its configuration and access it cannot redevelop independently. Site 50, presently occupied with a derelict bowling alley and bar, is 60 percent of the total site area and was acquired by Barry Swenson, a major Northern California home developer, in late 2021. In order to redevelop the overall 4.61-acre site access to Homestead Road from Sites 50 and 51 will be needed, which requires the inclusion of Site 49, the smallest of the three parcels. The tenants on Sites 49 and 51 are a mix of underperforming restaurants and a nail salon, typical of the strip commercial centers located along the City’s major transportation corridors that City staff has been receiving inquiries about for redevelopment as higher-density housing. There have been two broker inquiries since December 2023 regarding the potential for housing development on this site, including all of the three parcels (49,50, and 51). 47 369 34 052 10787 S Blaney Ave Strip Mall No. City staff has had three conversations with developers regarding this site over the past 6 months. n/a 1961, Aged not dilapidated Site 52 is a 2.70-acre parcel located adjacent to Site 20. Sites 52 and 20 are under the same ownership. The site is 0.4 miles from De Anza Blvd and 0.6 miles from Miller Ave, both of which have amenities at the intersection. Existing uses on the site include commercial structures. There is a strip mall on the site, but the owner and several developers have expressed an interest in redeveloping the site. The site has access to bus service on Bollinger Road. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio is 0.36, so development is considered feasible. This site has had numerous ongoing inquiries from developers and brokers about redeveloping. The majority of the strip mall is in poor condition and dated beyond renovation. 48 369 37 028 10710 S De Anza Blvd Vacant Taco Bell building Yes n/a 1991, Aged not dilapidated Site 53 is a 0.56-acre parcel located adjacent to Sites 17, 18 and 19. Existing uses on the site include a vacant commercial building which was formerly occupied by Taco Bell. The property owner has expressed an interest in 2022 and 2023 in redeveloping the site and has remained committed to not re-leasing the property for commercial uses. The site has excellent access to amenities and bus service on De Anza Blvd and Bollinger Rd. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. The improvement-land value ratio is 0.04, so development is considered feasible. 49 366 19 055 1471 S De Anza Blvd Commercial Building (red barn). Same owner as Summerwinds Nursery Yes n/a Sites 54, 55, and 56 are located in the South De Anza Blvd Special Area, which is predominantly commercial uses located along De Anza Blvd. Sites 55 and 56 are 0.56- and 1.75-acre parcels, respectively, and are the site of Summerwinds Nursery. The nursery was built in 1978 and is aged but not yet dilapidated. Other locations (Sunnyvale and the Almaden area of San Jose, both cities neighboring Cupertino) of the Summerwinds chain of nurseries have recently closed and have redeveloped with housing. Site 54 is a 0.40-acre parcel owned by the same owner as the Summerwinds nursery but is operated independently. Existing uses on Site 54 include a commercial use and parking lot. The current building was constructed in 1968, and, like the nursery, is aged but not yet dilapidated. Due to its proximity to the other sites, it is expected to redevelop at the same time as the 50 366 19 053 1491 S De Anza Blvd Summerwinds Nursery Yes n/a 1978, Aged not dilapidated APPENDIX B: HOUSING ELEMENT TECHNICAL REPORT B4-23 Table B4-10 Priority Housing Sites in Mixed-Use Zones – Additional Site Details Site ID APN Location Existing Use Owner Interest Current Lease Age of Building/ Condition Discussion 51 366 19 054 1491 S De Anza Blvd Summerwinds Nursery Yes n/a 1978, Aged not dilapidated nursery site. Neighboring uses include commercial uses and De Anza Blvd. The owner of these sites has reached out in recent years. This site has also been of interest to housing developers. Sites 22-25 are adjacent to the south and north of this property. The site has fair access to amenities and bus service on De Anza Blvd. Two of the three sites (Sites 54 and 56) would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. Improvement-land value ratios for these sites are 0.07 (Site 54), 0 (Site 55, with no assessed improvement value), and 0.06 (Site 56), so development is considered feasible. 52 316 05 050 10989 N Wolfe Rd Cupertino Village Shopping Center Yes n/a 1969, Aged not dilapidated Site 57 to 62 are located in the North Vallco Park Special Area, which is predominantly commercial uses located north of Interstate 280 and immediately west of the Apple Park Campus. The six parcels range in size from 0.54 acres to 6.87 acres. All six parcels are owned by the same entity, and the owner has expressed a strong interest in redeveloping a portion of this site to include residential uses while maintaining much of the commercial portions of the development and is planning to pursue entitlements once the site has been rezoned. Existing uses on the site include commercial uses, many of which were constructed in the late 1960s. Neighboring uses include existing apartments, single-family uses, a Church, some commercial buildings in the City of Sunnyvale and the Apple Park Campus. The existing 99 Ranch commercial building and a standalone commercial (bank/Starbucks) building are expected to be demolished and replaced with a new building with the 99 Ranch store on the first floor and apartments above at the northeast corner of the site. In a later phase, the owner intends to demolish an older building adjacent to a parking garage and build an all-residential structure. The owner has indicated an interest in the development of just over 300 units and a minimum of 115,000 s.f. of commercial uses. It is anticipated that a maximum of between 2.75 and 3 acres of the existing property, in two different locations will be rezoned to allow the maximum of 310 residential units that the property owner anticipates constructing on this site. The site has excellent access to amenities but less access to park space and has access to bus service along Homestead Road and Wolfe Road. The site would also be eligible for by-right residential development under AB 2011 (2022) prior to the completion of the rezone. Improvement-land value ratios for these sites are 1.34 (Site 57), 4.57 (Site 58), 3.05 (Site 59), 3.70 (Site 60), 0.57 (Site 61), and 1.61 (Site 62), for a combined ratio of 1.38. However, because only part of the site will be redeveloped and the current owner is managing the planned redevelopment, this is not considered a barrier to development. 53 316 05 051 10961 N Wolfe Rd Cupertino Village Shopping Center n/a 1968, Aged not dilapidated 54 316 05 052 10871 N Wolfe Rd Cupertino Village Shopping Center n/a 1968, Aged not dilapidated 55 316 05 053 10883 N Wolfe Rd Cupertino Village Shopping Center n/a 1968, Aged not dilapidated 56 316 05 056 10805 N Wolfe Rd Cupertino Village Shopping Center n/a 2016, Good condition 57 316 05 072 11111 N Wolfe Rd Cupertino Village Shopping Center n/a 1999, Aged not dilapidated 58 359 20 028 20920 Mcclellan Rd St. Jude’s Church parking lot and orchard Yes n/a n/a Site 63 is located in the Jollyman Neighborhood, which is predominantly defined by single-family residential homes and located east of the Highway 85 corridor. The site is located immediately south of the De Anza College campus and approximately 0.5 miles east of the Apple Results Way/Bubb Campus. The primary current use of the site is a church and associated buildings. Neighboring uses include townhomes, single-family housing, and De Anza College. The City last spoke to the Church in September 2022, and they expressed an active interest in developing the portion of their property, limited to approximately 0.75 acres with affordable residential uses, the existing Church buildings would remain. However, some of the parking area and open green space on the northwest corner of the lot may be redeveloped. The zoning on the site would be changed to allow residential uses on 0.75 acres of the site. The site is eligible to develop with affordable housing pursuant to new state laws prior to the completion of the rezone. The site has fair access to amenities and is in close proximity to bus service at De Anza College. The improvement-land value ratio is 5.78; however, because only part of the site will be redeveloping and the church building will not be removed from the site, it is not estimated that these improvements will be considered a barrier to development. Source: City of Cupertino, September 2023 NOTE: *The City is not relying on site 48 to accommodate the RHNA and capacity is not reflected in Table B4-12.