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Home My WebLink AboutCC 02-03-2026 Item No. 8 Mary Ave Villas Project_Written Communications_2CC 2-03-2026 #8 Mary Ave Villas Project Written Communications From:Paul Krupka To:Public Comments Cc:Lina Meng; Brian Avery Subject:PUBLIC COMMENT - REGULAR MEETING - AGENDA ITEM 8 - FEBRUARY 3, 2026 Date:Tuesday, February 3, 2026 8:47:22 AM Attachments:krupka Georgia t 50.png Cupertino City Council Public Comment_Reg Mtg 020306_Mary Avenue Villas_ ltr 020326.pdf CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Dear City Council Members: Please accept and consider my attached public comment letter during your deliberations on December 12, 2025. Thank you! Sincerely, Paul Krupka Paul J. Krupka, PE (he/him/his) KRUPKA CONSULTING Trusted Advisor | Transportation 650.504.2299 paul@pkrupkaconsulting.com February 3, 2026 City Council Members City of Cupertino 10300 Torre Avenue Cupertino, CA 95014 RE: Public Comment – Regular Meeting on February 3, 2026 – Mary Avenue Villas Project Dear City Council Members: I am supporting Brian Avery, owner of the Glenbrook Apartments, and Lina Meng, a neighbor, both of whom represent the Garden Gate Neighborhood Group, in providing transportation advisory services and a professional opinion on the Mary Avenue Villas Project (“Project”). I write today to oﬀer my comments on the Transportation Study for Proposed Aﬀordable Housing Project on Mary Avenue (Hexagon Transportation Consultants, Inc., November 13, 2025) (“Transportation Study”). This letter presents my summary qualiﬁcations, notes on preparation, comments on this document, and a conclusion. Qualiﬁcations I am a registered Civil Engineer and Traﬃc Engineer in California and have over 40 years of diverse experience across all phases of project delivery, including preliminary assessment, conceptual planning, feasibility analysis, design, and construction. I have demonstrated expertise in transportation, traﬃc, and transit planning, engineering, and design related to transit-oriented development, transit facilities, parking facilities, roadway and highway improvements, large and small development projects, neighborhood, community, downtown, city, subarea, county, and sub-regional plans, and transit and highway corridors. Preparation I have visited the Project site and surroundings, observed traﬃc and parking activities, surveyed peak parking occupancy on Mary Avenue and at Memorial Park, and reviewed recent photographic evidence of related parking conditions during Memorial Park events. I have reviewed the Transportation Study, the Memorial Park Speciﬁc Plan (City of Cupertino, February 2024), including the Memorial Park Parking Study (City of Cupertino, January 2024), the Westport Mixed-Use Project Environmental Impact Report Addendum No. 1 (PlaceWorks, December 2024), and information on current and planned development at De Anza College. Comments on the Transportation Study The parking evaluation describes typical conditions on Mary Avenue during three weekdays and one weekend day in April 2025. It documents the Project’s parking impact on Mary Avenue - a net loss of 89 spaces of public on-street parking, plus the recommended removal of six additional spaces to address a deﬁciency in driveway sight distance, resulting in a total net loss of 95 spaces on Mary Avenue. This 39% reduction in on-street parking supply  KRUPKA CONSULTING 431 Yale Drive | San Mateo, CA | 94402 650.504.2299 | paul@pkrupkaconsulting.com | pkrupkaconsulting.com City Council Members, City of Cupertino, February 3, 2026, Page 2 will directly aﬀect residents who rely on it, spreading parking demand further into residential neighborhoods. It is surprising to me that the analyst simply notes that there “…would still be enough spaces to meet the anticipated parking demand along the Project frontage.” The parking evaluation does not address the parking conditions on Mary Avenue during a major festival at Memorial Park, when the street is eﬀectively inundated with festival parking. This is insuﬃcient, given that six major festivals and numerous other events are held at Memorial Park each year and aﬀected residents have voiced signiﬁcant concerns to City staﬀ and oﬃcials about the Project's impact in this light. Additional study is required to provide ﬁndings that inform the reader, City staﬀ, other review agencies, and decision-makers about the Project’s impact on parking and potential improvements to address it. I reviewed photographic evidence of parking conditions on Mary Avenue during major festivals and events at Memorial Park on Saturday, August 23, 2025 (Summer Concert Series), Friday, August 29, 2025 (Movies in the Park), September 13, 2025 (Silicon Valley Fall Festival) Saturday, September 20, 2025 (Heritage India Faire Festival), and Saturday, October 29, 2025 (Bay Area Diwali Festival). These sample photos provide drivers’ views of vehicles parked end- to-end on Mary Avenue, from Stevens Creek Boulevard to Lubec Street, during these events. City Council Members, City of Cupertino, February 3, 2026, Page 3 Based on my review, I estimated that approximately 140 vehicles are parked on Mary Avenue during a major festival at Memorial Park. The following table presents this estimate, along with the existing parking conditions from the Transportation Study and the with-Project conditions. A major festival at Memorial Park has a dramatic eﬀect on parking conditions on Mary Avenue without the Project. The Project impact - reduction in parking supply - creates an unsustainable deﬁciency that aﬀects residents and visitors alike. Further study and development of alternative improvements are necessary to enable a fully informed decision on the Project. Other approved and planned developments will exacerbate this Project deﬁciency. •Memorial Park enhancements, intended to serve existing and new patrons, will increase parking demand in the neighborhood and on Mary Avenue. Notably, the Memorial Park Parking Study did not include Mary Avenue, even though it provides parking for Memorial Park, and it cited “Maintain Current Parking Conﬁguration along Mary Avenue” as a recommended management strategy. •Completion of the Westport Mixed-Use Project will reduce residential and retail areas, associated vehicle trips, and the total parking supply, but will require accommodating the resulting parking demand oﬀ-site along Mary Avenue. •The replacement of the Flint Center at De Anza College will enhance opportunities for public and on-campus entertainment and increase public reliance on oﬀ-site parking on Mary Avenue. ESTIMATED PROJECT PARKING IMPACT TYPICAL AND FESTIVAL CONDITIONS CONDITION PARKING SUPPLY PARKED VEHICLES OCCUPANCY TYPICAL EXISTING 241 37 15% TYPICAL EXISTING WITH PROJECT 146 37 25% FESTIVAL EXISTING 241 140 58% FESTIVAL WITH PROJECT 146 140 96% Sources: Typical Conditions - Transportation Study Festival Condition - Krupka Consulting City Council Members, City of Cupertino, February 3, 2026, Page 4 Conclusion The Project creates an unsustainable deﬁciency that requires further study and development of alternative improvements to allow a fully informed public review and decision-making process. I appreciate your consideration. Sincerely, KRUPKA CONSULTING Paul Krupka, P.E. Owner Cc: Brian Avery Lina Meng From:George Zhu To:City of Cupertino Planning Dept.; City Clerk Cc:Lauren Sapudar; Melissa Robertson; Lindsay Nelson; Lakshmi Ramachandran Subject:Safety and Traffic Concerns Regarding Mary Avenue Villas/Charities Housing Project Date:Monday, February 2, 2026 11:32:02 PM Attachments:attachment1.png attachment2.png CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Dear City Council Members and Planning Staff, I am a homeowner in the Mary Avenue neighborhood writing to formally raise safety and traffic concerns regarding the proposed development of Mary Avenue Villas/Charities Housing. Based on the currently published site plan and location, I would like to highlight the following issues: 1.Critical bicycle corridor The proposed project is located directly along a heavily used bicycle route connecting the Highway 280 pedestrian/bicycle bridge to De Anza College. This corridor is used daily by commuters, students, and recreational cyclists and functions as an important north-south bicycle connection in the city. 2.Narrowest segment of Mary Avenue The project site appears to be located at one of the narrowest points along Mary Avenue. Any roadway narrowing or reconfiguration at this location further constraints an already limited right-of-way and reduces safety margins for all road users. 3.Added traffic at an already congested intersection The project adds vehicular traffic near the intersection serving the Glenbrook apartment complex, which already experiences high traffic volumes. Introducing additional turning movements and driveway access increases the potential for congestion and conflicts. 4.Forced bicycle merging into mixed traffic The proposed site plan appears to require bicycles to merge from an existing well- separated bike lane into a shared roadway with motor vehicles. This transition creates a predictable and unsafe conflict point, particularly given the traffic volumes and proximity to freeway on- and off-ramps. (See attachment 1) 5.Existing collision history at the project location According to the City of Cupertino’s traffic collision heatmap, this area has already experienced multiple traffic collisions in the past, indicating that it is a known safety concern. Changes that reduce separation between bicycles and vehicles risk worsening an already documented problem area. (See attachment 2) Given these factors, I respectfully request that these safety and traffic concerns be thoroughly analyzed and addressed before any alterations to the traffic configuration or bicycle facilities on Mary Avenue are approved. At a minimum, the project should demonstrate that bicycle and pedestrian safety will be maintained or improved relative to existing conditions. Thank you for your time and consideration of these important public safety issues. Sincerely, Wumengjian (George) Zhu Mary Avenue Neighborhood Homeowner -- Wumengjian (George) Zhu From:Debbie Katz To:Public Comments; City Clerk Subject:Public Comment-Agenda Item #8- Feb. 3, 2026 Date:Tuesday, February 3, 2026 2:49:04 PM CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Good evening Mayor and Councilmembers, My name is Debbie Katz, and I live on Anson Avenue. I’m here to speak about the Disposition and Development Agreement, the DDA. This agreement is not a formality. It is a binding contract that commits the City to convey public land, vacate public rights-of-way, provide financial assistance, and limit its future discretion, all for this one project. That is a problem, because those commitments are being made before the City has lawfully completed CEQA review, surplus land compliance, or right-of-way findings. California courts are very clear: a city cannot tie its own hands or predetermine approvals while claiming it is still “considering” them. That is exactly what this agreement does. There’s more. The DDA provides for the transfer of public land to a single, preselected developer without any competitive process and without identifying any legal authority that allows that. The record contains no appraisal, no fair-market-value analysis, and no findings showing that the public is receiving proportional value. That raises serious concerns under the California Constitution’s prohibition on gifts of public assets. Affordable housing can serve a public purpose, but that does not excuse the City from showing its work. Here, there are no findings explaining why these concessions are fair, necessary, or lawful. Because of these defects, the DDA is invalid and should not be approved. Thank you. Debbie Katz From:Paul Krupka To:Public Comments Cc:Lina Meng; Brian Avery Subject:Re: PUBLIC COMMENT - REGULAR MEETING - AGENDA ITEM 8 - FEBRUARY 3, 2026 Date:Tuesday, February 3, 2026 2:24:34 PM Attachments:krupka Georgia t 50.png CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Excuse my mistake! I meant February 3, 2026! Paul J. Krupka, PE (he/him/his) KRUPKA CONSULTING 650.504.2299 sent by iPhone On Feb 3, 2026, at 8:44 AM, Paul Krupka <paul@pkrupkaconsulting.com> wrote: Dear City Council Members: Please accept and consider my attached public comment letter during your deliberations on December 12, 2025. Thank you! Sincerely, Paul Krupka Paul J. Krupka, PE (he/him/his) KRUPKA CONSULTING Trusted Advisor | Transportation 650.504.2299 paul@pkrupkaconsulting.com <krupka Georgia t 50.png> <Cupertino City Council Public Comment_Reg Mtg 020306_Mary Avenue Villas_ ltr 020326.pdf> From:orrinmahoney@comcast.net To:Kirsten Squarcia Cc:City Clerk; Video Department Subject:RE: Slides for Feb 3 Council meeting. Date:Monday, February 2, 2026 4:19:11 PM Attachments:City Council 2-3-26-compressed.pptx CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Here you go. Thanks, orrin From: Kirsten Squarcia <KirstenS@cupertino.org> Sent: Monday, February 2, 2026 3:18 PM To: orrinmahoney@comcast.net Cc: City Clerk <CityClerk@cupertino.gov>; Video Department <Video@cupertino.gov> Subject: RE: Slides for Feb 3 Council meeting. Hi Orrin, Yes, you can run your own slides from the podium presenter. Would you be able to arrive a bit early to test your laptop and/or USB drive? I’ve copied the video team to coordinate the equipment test. Also, would you mind emailing your slides to the City Clerk as well? We can serve as a backup in case any issues arise. Thanks, Kirsten Kirsten Squarcia Interim Deputy City Manager City Manager's Office KirstenS@cupertino.gov (408) 777-3225 From: orrinmahoney@comcast.net <orrinmahoney@comcast.net> Sent: Monday, February 2, 2026 10:50 AM To: Kirsten Squarcia <KirstenS@cupertino.org> Subject: Slides for Feb 3 Council meeting. CAUTION: This email originated from outside of the organization. Do not click links or open attachments unless you recognize the sender and know the content is safe. Kirsten, Is there any way for me to run my slides from the podium? With my own laptop? I will be going through a few fast and hate the “next slide” delay. Best, Orrin Project Background Today’s Plan ◼39 Units of affordable housing plus manager’s unit◼19 Units targeted for Adults with Intellectual and Developmental Disabilities ( I/DD)◼Uses “surplus land” to reduce costs Response to Community Issues 89 Unused parking spaces Safer traffic speeds Buffered Bike Lanes Critical Housing Element Site Needed IDD Housing Site remediation Added Sidewalk for Ped Safety Mary Avenue housing It should be an Easy Choice Unused by the Traffic and Parking Study Unused by Google Earth Pro street views Unused by the Time Lapse Videos Thank you for your support