HomeMy WebLinkAboutPC 03-24-2026 PresentationsPC 3-24-2026
#2
Residential
Development
Presentations
Planning Commission
March 24, 2026
Housing Development
20807, 20813, 20823 & 20883 Stevens Creek Blvd.
Project Site
Address
20807, 20813, 20823,
20883 Stevens Creek
Blvd.
Zoning District
P(CG, Res)
(max. 25 du/ac)
Request
122 units- 66 single-
family homes, 56
townhomes, removal
of 249 trees
Project Background
Existing Uses
Stevens Creek Office Center, Voyager Coffee and Panera
Applications
●SB330 Application submitted on April 1, 2024
●Formal application submitted on September 25, 2024
Housing Element Context
●2023-2031 Housing Element adopted May 2024
●Priority Housing Site #9
●SB330 application before HE adoption
State Housing Laws
●Housing Accountability Act (HAA)
Cannot make project infeasible or reduce density.
●Housing Crisis Act (“SB 330” or “HCA”)
Streamlines permit processing and locks-in fees and
standards. Vesting Date: April 1, 2024
●Density Bonus Law
Allows for additional units, waivers, concessions, and
reduced parking standards.
●No Net Loss (SB 166)
Sites to accommodate RHNA by income level must be
available.
Proposal Data
Project Data Required Proposed
Minimum Density No minimum 17.84 units/acreMaximum Density Up to 25 units/acre
Building Height 45’ max.50’ 6”*
Setbacks
Front 35’20’ *
Side ½ the height of buildings or
10’, whichever is greater
6-10’ townhomes,
8’-9.5’ SFDs *
Rear 1.5 times the building
height, with 20’ min.10’ 1” *
Private Open Space 60 s.f. / unit
no dimension less than
6’
> 60 s.f. / unit
Parking 2.8 space per unit
(342 spaces)272 spaces
* Density Bonus Waiver
Project Details
●122 units in total
●66 single-family homes
●56 townhomes (including all 24 BMR units)
●Three stories, 33 units have access to roof top decks
●Units ranging from 2,272 sq. ft. to 3,773 sq. ft. (gross)
●Requires a Use Permit due to vested zoning
●249 trees removed; 151 replaced on-site, in-lieu fee
●Vesting tentative map for condominium purposes
BMR Units
Project Design
View from Stevens Creek Blvd.
Project Consistency Analysis
●Project is consistent with applicable objective
standards.
●One Density Bonus concession to waive requirement in
the BMR Manual that BMR units be comparable to
market rate units in terms of unit type and dispersion.
●12 Density Bonus waivers:
●Height limitation per HOC
●Front, Side, Side and rear-yard deck, Rear, eaves
setbacks
●Lot Coverage, Lot Width, and Building Forms
●Parking space size, tandem garages, and parking
setback
Height Limitations
•Heart of the City
(HOC) height limit
of 45’
•35 units impacted
Setbacks
Dev. Standard Required Proposed
Front Setback 35’ from edge of
curb
33’ from edge
of curb
Side Setback ½ height of
building or 10’6’
Side Setback -
Deck 15’6’
Rear Setback ½ height of
building or 20’10’ 1”
Rear Setback -
Deck 20’10’ 1”
Eaves Up to 3’
encroachment
>3’
encroachment
Lot Coverage, Width, and Forms
Project Data Required Proposed
Lot Coverage 40% max 44%
Lot Width 70’ wide 26’ Wide
(townhomes)
Building Forms
1:5:1 ratio setback
adjacent to
residential, 75”9’ per
bldg. height
Buildings 1,2,17,18,
37-40 (setback of
6’)
Parking
Project Data Required Proposed
Parking Setback Not within setback
Garages for Bldgs.
1,2,3, and 17 within
side setback
Parking Stall Size 20’ x 20’ min. (2
spaces in garage)
18.4’x20’, with 28
tandem garages
●Proposed public art plaza in the “central green”
●To be reviewed and approved by Arts and Culture Commission after project approval.
Public Art Dedication
Park Land Dedication
●Staff recommends payment of in-lieu fee.
●Project is conditioned to pay in-lieu fee of $5,880,000
for the 98 market rate units.
●Consistent with Quimby Act requirements.
BMR Requirements
Number of
Units
Number of
Bedrooms
Average Unit
Size
BMR Units 24 3 2,357 square
feet
Market-Rate
Units 98 3-4 3,206 square
feet
●24.4 BMR units – 12 moderate and 12 median
income, in-lieu fee for 0.4 units, only 3 beds and
in townhomes
●Concession for Proposed BMR units to be smaller
than market rate units in type and dispersion:
AB 130 Exemption
AB 130 Exemption Memorandum prepared:
●Reviewed Phase 1 Environmental Site Assessment
●Project qualifies for a statutory exemption under
Public Resources Code Section 21080.66.
Noticing and Public Comments
Noticing
●Site Signage
●Legal ad
Public Comments
●One letter referencing the project, no direct comments
on plan
●Two emails received post-staff report publication
●One email (March 23rd) concerns about housing
development and loss of commercial areas,
general concern about SB330 projects
●March 24th emails in support of the project
●Mailed notices (500 feet)
Recommended Actions
That the Planning Commission adopt the draft
resolutions recommending that the City Council:
1.Find the project exempt from CEQA;
2.Approve the following permits based on revised
resolutions:
a.Use Permit (U-2024-008);
b.Architectural & Site Approval Permit (ASA-2024-
011)
c.Tentative Subdivision Map (TM-2024-006); and
d.Tree Removal Permit (TR-2024-033).
State Housing Laws
Housing Accountability Act (HAA)
Prohibits cities from disapproving, or adding conditions that
would render a project infeasible except in specific
circumstances
a.The proposal is in violation of an objective general plan or
zoning standard; or
b.The project will result in a specific adverse impact to
public health and safety.
Housing Crisis Act (a.k.a. “SB 330” or “HCA”)
Streamlines housing permit processing and allows applicants
to vest ("lock-in") fees and standards in effect at the time of
SB330 preliminary application submittal.
SB 330 preliminary application submitted January 29 2024
State Housing Laws Cont.
Density Bonus Law
Allows for:
●Increase to base density;
●Unlimited waivers to development standards that
would physically preclude the project as designed;
●Concessions to modify development to achieve cost
reduction; and
●Reduced parking standards.
Project includes request for 10 waivers and two concessions.
State Housing Laws Cont.
No Net Loss (SB 166)
●Requires the City to ensure development opportunities
remain available to accommodate regional housing
need allocation (RHNA)
Findings of No Net Loss can be made with approval of this
project
Findings Required for Denial of a Waiver
or an Incentive/Concession
●That the waiver or incentive/concession would have an adverse
impact on real property listed in the California Register of Historic
Resources; or
●That the waiver or incentive/concession would have a specific,
adverse impact upon public health or safety or the physical
environment, and there is no feasible method to satisfactorily
mitigate or avoid the specific, adverse impact without rendering
the residential project unaffordable to low- and moderate-income
households; or
●That the waiver or incentive/concession is contrary to state or
federal law.
HARVEST PROPERTIES 1
The Canopies
20807-20883 STEVENS CREEK BLVD
HARVEST PROPERTIES 2
Agenda
Introductions
Ownership Overview
Project Introduction
Project Timeline
What We Have Heard
Why Residential/The Opportunity
Project Information
HARVEST PROPERTIES 3
Introductions
J. Blair Volckmann – Partner
Blair joined Harvest Properties in 2010 and is responsible for the sourcing and acquisition of new investments. He works in all aspects of operating and expanding the firm’s portfolio, including investment selection, financings, dispositions and capital relations. He co-heads the entitlement and development team with Preston O’Connell and oversees acquisitions at Harvest.
Prior to joining Harvest, Blair spent three years in Eastdil Secured’s San Francisco office underwriting more than $4 billion of office, retail and industrial transactions. Blair holds a Bachelor’s degree from Vanderbilt University and serves on the board of NAIOP Silicon Valley and City of Hope.
Kevin Choy, P.E. – Director
Kevin joined Harvest Properties in July 2022. At Harvest, Kevin is responsible for supporting all aspects of the development and construction process across a variety of commercial, multi-family and mixed-use projects that range from building repositionings and capital improvements to entitlement and ground-up development.
Prior to Harvest, Kevin served as Development Project Manager for Lendlease leading the initial feasibility, design and early entitlement components of a Mountain View-based commercial project in partnership with Google. Kevin holds a Bachelor’s degree in architectural engineering from California Polytechnic State University, San Luis Obispo. He is a member of the Urban Land Institute’s Young Leaders Group Advisory Committee and currently co-chairs the Ventures in the Vineyards event series for ULI YLG.
HARVEST PROPERTIES 4
Project Location
De Anza College
Apple HQ
Sam Lawson
Middle School
Whole Foods
William Faria
Elem. School
280
85
Garden Gate
Elem. School
Project Address: 20807 -20883 Steven’s Creek Blvd
HARVEST PROPERTIES 5
Project Location
Stevens Creek Blvd
N
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W
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Alves Dr
HARVEST PROPERTIES 6
Project Timeline
Ownership has diligently processed this housing project for the past one and half years and engaged with Staff,
the Community, and elected officials to present today’s project.
WHEN ACTION
April ‘24 Submitted Project’s SB330 Application
September ‘24 Submitted Project’s Major Application
November ’24 1st Community Meeting
February ’25 Major Application Deemed Complete
March ‘25 2nd Community Meeting
March & April ‘25 Planning Commission and City Council Engagement & Feedback
March – July ’25 Alternate Design Investigations
Feb ‘25 – Jan ’26 Major Application Consistency Review
HARVEST PROPERTIES 7
What We Have Heard
The project is preserving the existing pear trees along Steven’s Creek
Blvd.
The project has completed a traffic study, which has been peer
reviewed by City Staff and their Traffic Consultant. That traffic study
shows a ~40% net decrease of trips to the site.
The project is proposing to remove the Retail to allow for new homes.
Ownership commits to working with both Panera and Voyager Coffee
to assist in finding a new location in Cupertino.
The project provides 32,000 sq. ft. of open space onsite via the linear
park at the center of the site + paseos between groupings of units.
This is greater than the city requirement.
How did we solve it:What did we hear:
The Team has hosted two community meetings with the public, met with Planning Commissioners and City Council members, and met with
other members of the public and business community. In those meetings we have heard the following themes and responded accordingly.
The onsite trees are worth preserving
Will this project exacerbate traffic
issues in the area?
What will happen to the Retail onsite?
What open space is being provided?
HARVEST PROPERTIES 8
Project Introduction - Opportunity
Re-Entitlement Thesis & Strategy
Project’s Guiding Principles:
•For Sale Housing: Production of for-sale housing in the last cycle was minimal at best. Rental
product is denser, has been produced historically, and doesn’t pencil
•Demographics are changing: As Millennials age and have kids, they are looking for places to put
down roots and form a home
•Appropriate Density: Look to reduce visual impacts by reducing density/size/scale of the
development
•Consider City Tax Revenue: For-sale housing produces more property tax revenue to the City
than apartments
•Respect the surrounding neighborhood’s character: Respect the scale of development, single-
family neighborhood, to the project’s north
•Engage the Stakeholders: Engage with and elicit feedback from the project’s stakeholders
•Utilize State Housing Laws: Utilize the various State Laws that promote housing to produce the
maximum reasonably achieved homes on this site
Why Redevelop:
•Buildings are at the End of their Useful Life: Buildings are over 40 years old
•Apple is Vacating: Apple occupies 65% of the project and has notified us that they are vacating
•Office Demand has Changed: Office demand has fundamentally changed. There are millions of
square feet that are vacant in the valley
•Lenders & Capital Markets have Devalued Office: Financing for office is almost unavailable due
to current interest rates + where lenders value office when compared to pre-Covid
20807 – 20883 Stevens Creek Blvd | Cupertino, CA
Project Plan:
~117,500 sf | 6, 1-2-story older commercial bldgs.
Convert older existing bldgs. to 122 residential units
Size | Description :
HARVEST PROPERTIES 9
Project Benefits
122 for-sale homes proposed
>51 planned within HE
20% Affordable = 24 BMR Homes
~$10M in Impact Fees Paid ~$160k/yr in net additional City General Funds
Consistent with General Plan and Zoning Reduction in trip count by ~40%
HARVEST PROPERTIES 10
Rendering – Stevens Creek Blvd Entrance
HARVEST PROPERTIES 11
Project Introduction – Site Plan
HARVEST PROPERTIES 12
Landscape Site Plan
HARVEST PROPERTIES 13
Renderings – Internal Linear Park
HARVEST PROPERTIES 14
Renderings – Townhome on Stevens Creek
HARVEST PROPERTIES 15
Renderings – SFDs on Alves
HARVEST PROPERTIES 16
Thank you