HomeMy WebLinkAboutCC 04-07-2026 Item No. 11 Harvest Properties_Written Communications_2CC 4-07-2026
#11
Harvest Proporties
Written Communications
From:Jarrod Hsu
To:City Clerk
Subject:Support New Family Housing at 20807-20883 Stevens Creek Blvd!
Date:Tuesday, April 7, 2026 10:48:45 AM
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.
Clerk Council Clerk,
Dear Cupertino City Council members,
I am writing to strongly urge you to recommend approval for the proposed residential project at
20807-20883 Stevens Creek Boulevard. This development represents a rare and vital
opportunity to create 122 for-sale townhomes in our city, providing the high-quality, family-sized
housing that Cupertino desperately needs.
By building 100% three- and four-bedroom units and including a significant 20% on-site
affordable component, this project ensures that both growing families and our local workforce
have a path to homeownership. This is a smart, logical conversion of an underutilized
commercial site that will actually benefit the surrounding neighborhood by reducing net daily
traffic by 40%. Furthermore, the project team’s commitment to preserving the historic pear
trees and creating a new public linear park shows a clear dedication to enhancing our
community’s character and green space.
Cupertino must approve thoughtful infill projects like this to meet our housing goals and remain
a welcoming city for families of all income levels. I respectfully ask that you vote yes and
approve this project!
Jarrod Hsu
ache.jarrod@gmail.com
640 Clay St
Los Altos, California 94024
From:Connie-Comcast Swim5am
To:City Council; City Clerk
Subject:2026-4-7 Agenda Item for Townhomes at Panera/Voyager Site
Date:Tuesday, April 7, 2026 10:47:47 AM
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.
Please add this to Written Communications
Agenda Item Townhomes at Panera/Voyager Site
Honorable Mayor Moore, Vice-mayor, and Councilmembers,
I strongly support this application.
Cupertino needs more homes of all types. These townhomes include Below-
Market Rate purchase homes and is an excellent step forward.
I urge City Council to approve this Harvest Properties Townhome project tonight.
I urge you to continue the Planning Commission’s idea for finding incentives to
keep Panera Bread and Voyager.
Thank you for your consideration.
Connie Cunningham
38 year resident
Housing Commission, speaking for myself only
From Connie's iPhone
From:James Lloyd
To:Kitty Moore; Liang Chao; Sheila Mohan; J.R. Fruen; R "Ray" Wang
Cc:Piu Ghosh (she/her); City Attorney"s Office; Cupertino City Manager"s Office; City Clerk; City of Cupertino
Planning Dept.
Subject:public comment re item 11 for tonight"s Council meeting
Date:Tuesday, April 7, 2026 9:58:45 AM
Attachments:Cupertino - 20807-20883 Stevens Creek Blvd - HAA Letter - CC.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 Cupertino City Council,
The California Housing Defense Fund (“CalHDF”) submits the attached public comment re
item 11 for tonight's Council meeting, the proposed 122-unit housing development project at
20807, 20813, 20823 & 20883 Stevens Creek Blvd, which includes 24 median- and moderate-
income units.
Sincerely,
James M. Lloyd
Director of Planning and Investigations
California Housing Defense Fund
james@calhdf.org
CalHDF is grant & donation funded
Donate today - https://calhdf.org/donate/
Apr 7, 2026
City of Cupertino
10300 Torre Avenue
Cupertino, CA 95014
Re: Proposed Housing Development Project at 20807, 20813, 20823 & 20883
Stevens Creek Blvd
By email: kmoore@cupertino.gov; lchao@cupertino.gov; smohan@cupertino.gov;
jrfruen@cupertino.gov; rwang@cupertino.gov
CC: piug@cupertino.gov; CityAttorney@cupertino.gov; CityManager@cupertino.gov;
CityClerk@Cupertino.gov; planning@cupertino.gov;
Dear Cupertino City Council,
The California Housing Defense Fund (“CalHDF”) submits this letter to remind the City of its
obligation to abide by all relevant state laws when evaluating the proposed 122-unit housing
development project at 20807, 20813, 20823 & 20883 Stevens Creek Blvd, which includes 24
median- and moderate-income units. These laws include the Housing Accountability Act
(“HAA”), the Density Bonus Law (“DBL”), Housing Element Law, and AB 130.
The HAA provides the project legal protections. It requires approval of zoning and general
plan compliant housing development projects unless findings can be made regarding
specific, objective, written health and safety hazards. (Gov. Code, § 65589.5, subd. (j).) The
HAA also bars cities from imposing conditions on the approval of such projects that would
reduce the project’s density unless, again, such written findings are made. (Ibid.) As a
development with at least two-thirds of its area devoted to residential uses, the project falls
within the HAA’s ambit, and it complies with local zoning code and the City’s general plan.
Increased density, concessions, and waivers that a project is entitled to under the DBL (Gov.
Code, § 65915) do not render the project noncompliant with the zoning code or general plan,
for purposes of the HAA (Gov. Code, § 65589.5, subd. (j)(3)). The HAA’s protections therefore
apply, and the City may not reject the project except based on health and safety standards, as
outlined above. Furthermore, if the City rejects the project or impairs its feasibility, it must
conduct “a thorough analysis of the economic, social, and environmental effects of the
action.” (Id. at subd. (b).)
2201 Broadway, PH1, Oakland, CA 94612
www.calhdf.org
Of note, the City has planned for housing development on the site by including it in its
current Housing Element site inventory. Specifically, the City has planned for 51 units on the
site including 21 lower-income units.
CalHDF also writes to emphasize that the DBL offers the proposed development certain
protections. The City must respect these protections. In addition to granting the increase in
residential units allowed by the DBL, the City must not deny the project the proposed waivers
and concessions with respect to height, front setbacks, side setbacks, rear setbacks, building
forms, roof plans, lot coverage, number of stories, minimum lot width, landscape easement,
parking space size, tandem parking, parking setback, and affordable unit size. If the City
wishes to deny requested waivers, Government Code section 65915, subdivision (e)(1)
requires findings that the waivers would have a specific, adverse impact upon health or
safety, and for which there is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact. If the City wishes to deny requested concessions, Government Code
section 65915, subdivision (d)(1) requires findings that the concessions would not result in
identifiable and actual cost reductions, that the concessions would have a specific, adverse
impact on public health or safety, or that the concessions are contrary to state or federal law.
The City, if it makes any such findings, bears the burden of proof. (Gov. Code, § 65915, subd.
(d)(4).) Of note, the DBL specifically allows for a reduction in required accessory parking in
addition to the allowable waivers and concessions. (Id. at subd. (p).) Additionally, the
California Court of Appeal has ruled that when an applicant has requested one or more
waivers and/or concessions pursuant to the DBL, the City “may not apply any development
standard that would physically preclude construction of that project as designed, even if the
building includes ‘amenities’ beyond the bare minimum of building components.” (Bankers
Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 775.)
Finally, the project is exempt from state environmental review pursuant to AB 130 (Pub. Res.
Code, § 21080.66). Caselaw from the California Court of Appeal affirms that local
governments err, and may be sued, when they improperly refuse to grant a project a CEQA
exemption or streamlined CEQA review to which it is entitled. (Hilltop Group, Inc. v. County of
San Diego (2024) 99 Cal.App.5th 890, 911.)
As you are well aware, California remains in the throes of a statewide crisis-level housing
shortage. New housing such as this is a public benefit: it will increase the city’s tax base; it
will bring new customers to local businesses; and it will reduce displacement of existing
residents by reducing competition for existing housing. It will also help cut down on
transportation-related greenhouse gas emissions by providing housing in denser, more
urban areas, as opposed to farther-flung regions in the state (and out of state). While no one
project will solve the statewide housing crisis, the proposed development is a step in the
right direction. CalHDF urges the City to approve it, consistent with its obligations under
state law.
2 of 3
CalHDF is a 501(c)(3) non-profit corporation whose mission includes advocating for
increased access to housing for Californians at all income levels, including low-income
households. You may learn more about CalHDF at www.calhdf.org.
Sincerely,
Dylan Casey
CalHDF Executive Director
James M. Lloyd
CalHDF Director of Planning and Investigations
3 of 3
From:Witt Turner
To:Kitty Moore; Liang Chao; Sheila Mohan; J.R. Fruen; R "Ray" Wang; City Council; Public Comments
Cc:Ali Sapirman
Subject:Housing Action Coalition | Letter of Endorsement: The Canopies
Date:Monday, April 6, 2026 6:35:14 PM
Attachments:The Canopies Cupertino - HAC Letter of Support.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 Mayor Moore, Vice Mayor Chao and Members of the Cupertino City Council,
I am writing on behalf of the Housing Action Coalition (HAC) to formally present our letter of
support for Harvest Properties' "the Canopies", a residential redevelopment at 20807-20883
Stevens Creek Boulevard
HAC is a statewide member-supported organization. We advocate for building more homes at
all income levels to alleviate California’s housing crisis which directly impacts Cupertino. We
are excited to be supporting this project that will bring much needed housing to the region.
All proposed units feature three or four bedrooms, providing essential homeownership
opportunities for local families. Furthermore, the development meets Cupertino’s 20%
inclusionary requirement by delivering 24 below-market-rate homes onsite.
The project is a logical development that aligns with the General Plan and utilizes state
streamlining and density bonus laws. Beyond providing housing, it includes beneficial
community features such as a central linear park and a projected 40% net decrease in trip
generation compared to the current office use.
Our formal letter of support is attached. We respectfully urge the City Council to support this
project and approve it with no delay.
Thank you for your consideration.
Sincerely,
Witt Turner
--
Witt Turner
He/Him/His
Office: (415)-300-0967
Cell: 510-421-9401
Advocacy and Operations Associate | Housing Action Coalition
April 6, 2026
Cupertino City Council
Cupertino City Hall
10300 Torre Avenue
Cupertino, CA 95014
Dear Mayor Moore, Vice Mayor Chao and Members of the Cupertino City Council,
The Housing Action Coalition (HAC) is a member-supported nonprofit that advocates for creating more
housing for residents of all income levels to help alleviate California’s housing shortage, displacement,
and affordability crisis.
The Housing Action Coalition is pleased to endorse Harvest Properties’ proposed residential
redevelopment “The Canopies” at 20807–20883 Stevens Creek Boulevard in Cupertino. Following
review by the HAC Project Review Committee, we find that the project represents a thoughtful
conversion of aging commercial buildings into much-needed for-sale housing, aligned with Cupertino’s
General Plan and inclusionary housing requirements.
Land Use. The project will redevelop six one- and two-story commercial structures totaling
approximately 117,500 square feet, including roughly 7,000 square feet of retail, into a 100% residential
community. The site fronts Stevens Creek Boulevard, a commercial corridor, and Alves Drive, a
single-family neighborhood. Transitioning this aging office site into housing is a logical infill strategy that
responds to changing market conditions and community needs.
Density. The project proposes 122 for-sale homes, all consisting of three- and four-bedroom units. The
net density of approximately 17.84 dwelling units per acre is within the base zoning allowance of 25
dwelling units per acre. Heights are generally around 40 feet from proposed grade, with certain homes
requiring waivers due to Cupertino’s measurement methodology. The project utilizes State Density Bonus
Law, SB 330 streamlining, and AB 130.
Affordability. The development meets Cupertino’s 20% inclusionary requirement, delivering 24
below-market-rate homes onsite. Of these, 12 units are at the Moderate AMI level (120%) and 12 at the
Median AMI level (100%). By providing ownership opportunities for moderate- and median-income
households in a city where entry-level homeownership is often out of reach, the project addresses a
critical gap in missing middle housing supply.
Transportation and Parking. The project includes 244 covered resident parking spaces (two per unit)
plus 27 guest spaces, consistent with State Density Bonus parking standards and below what would
otherwise be required under Cupertino Municipal Code. Bicycle parking is provided within each garage,
along with additional publicly available racks. A completed traffic study demonstrates a net decrease of
approximately 40% in trip generation compared to the existing office use.
Urban Design and Open Space. The project incorporates a network of small paseos and a central linear
park designed to foster neighborhood interaction and community life. The internal park includes seating
areas, shade structures, lawn areas, and pedestrian pathways. Each unit includes a private deck, and select
homes include rooftop decks. Memorial Park and William Faria Elementary School are located within a
half-mile of the site, further supporting livability for families.
Environmental Features. The project will meet California Building Code and Title 24 sustainability
requirements, including rooftop solar installation and EV charging infrastructure. While not pursuing
third-party certification, the development complies fully with current state and municipal environmental
standards.
Community Engagement. Although not legally required to host outreach meetings, the project team
conducted two in-person neighborhood meetings and engaged Planning Commissioners, City
Councilmembers, and surrounding residents. In response to feedback, the project team preserved the pear
trees along Stevens Creek Boulevard and evaluated retail retention before determining that preserving
retail would require significant resubmission and delay.
Overall, this proposal converts underperforming commercial buildings into 122 new for-sale
homes—including 24 affordable units—in a city facing severe housing constraints. We support this
project and encourage the City of Cupertino to continue advancing it through the entitlement process.
Sincerely,
Corey Smith, Executive Director