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CC Staff Report 05-19-2015 COMMUNITY DEVELOPMENT DEPARTMENT ''� ' , CITY HALL 10300 TORRE AVENUE•CUPERTINO,CA 95014-3255 ' :;:..: TELEPHONE:(408)777-3308 www.cupertino.org -. .. .. .. .-_ C�:_R`E`]�tT l.�t:t�► CITY COUNCIL STAFF 1ZEPORT Meeting: lblav 19, 2015 SUB.� � Item 7: General Plan Amendment to: 7A.Adopt the Fina12014-2022 Housing Element; and 7B. Consider changes to citywide development allocations for office, commercial, and hotel uses, building planes, height limits. (Re-Agendized and re-noticed from the March 17, 2015 and April 21, 2�15 meetings) RECOMMENDED ACTION Recommend that the City Council conduct a public hearing and take the following actions: 1. Adopt Resolution No. 15-�42 adopting the Fina12014-2022 Housing Element (GPA- 2013-02); 2. Make no further amendments to the General Plan (Community Vision 2040) adopted on December 4,2014 (GPA-2013-01); and _ 3. Adopt Resolution No. 15-043, a policy establishing a process to review General Plan amendments DISCUSSION The General Plan Amendinent to adopt the Final 2014-2022 Housing Element is discussed in Attachment A. The General Plan Amendment to consider changes to citywide development allocations for office, commercial, and hotel uses, Uuilding planes, height limits is discussed in Attachment B. Pre�ared bv: Piu Ghosh, Senior Planner Christopher"C.J." Valenzuela, Senior Housing Planner Reviewed bv:Aarti Shrivastava, Assistant City Manager Approved for Submission b� David Brandt, City Manager Attachments: A. Staff Report and attachments for the Final 2014-2022 Housing Element 113 GPA-2013-02 May 19,2015 A1 Draft Resolution No. 15-042 adopting the 2014-202Z Housing Element which incorporates the Housing Element Tecllnical Report A2 Housing Commission Resolution No. 15-01 A3 Planning Commission Resolution No. 6777 A4 Housing Commission Staff Report dated August 28, 2014 A5 Priority Housing Sites Summary Table and Maps A6 Pages from 2014-2022 Housing Element with redlined changes A7 Comment Letter to HCD, dated January 20, 2015 A8 City's Response to Comment Letter to HCD A9 Letter from HCD Confirming the Draft Housing Element is in substantial conlpliance with State Housing Element Law, dated February 5, 2015 A10 Comments from Public B. Staff Report and attachments for the General Plan Ainendment to consider changes to citywide development allocations for office, con�unercial, and hotel uses,building planes,height limits B1 Draft Resolution No. 15-043 adopting a policy for establishing procedures for authorization of General Plan Amendment Applications B2 December 2, 2014 City Council Staff Re�ort B3 Concept Alternative Maps (Alternatives A,B and C) B4 February 4,2015 Workshop Feedback Summary B5 Peak Democracy Survey On Forum Responses Summary (Part A and B) B6 Peak Democracy Survey Off Forum Responses Summary (Parf A and B) B7 White Paper on Development Management Programs BS Public Comments 114 COMMUNITY DEVELOPMENT DEPARTMENT �;.s�. '~ CITY HALL 10300 TORRE AVENUE•CUPERTINO,CA 95014-3255 ,...,; . <.,.. >- -....., ..::>..' TELEPHONE:(408)777-3308 www.cupertino.org �:�:R�:��0.�{� CITY COUNCIL STAFF REPOY�T Meeting: Mav 19,2015 SUB.TECT Item 7A: General Plan Amendment to adopt the Final 2014-2022 Housing Element. RECOMMENDED ACTION Recommend that the City Council conduct a public hearing and take the following action: ■ Adopt Resolution No. 15-042 adopting the Fina12014-2022 Housing Element(GPA- 2013-02) (Attachment A1). DESCRIPTION Application No.: GPA-2013-02 (EA-2013-03) Applicant: City of Cupertino Properiy Location: City-wide BACKGROUND In NovemUer 2013, the Cify initiated a State-mandated update of the Housing Element of the General Plan. The Housing Element, which is a required component of the General Plan, identifies policies and appropriate locations for fizture housing in Cupertino. The Housing Element Update was combined with the General Plan Amendment process (initiated in August 2013) so the City and community could fully evaluate and discuss issues in one comprehensive outreach and planning process. Housing Element law requires that all jurisdictions facilitate housing development by creating policies and adopting land use plans and regulations that provide opportunities for housing development, includ'u1g units that could accoinmodate households of various income categories such as very low, low, moderate, and above moderate-income. State law requires that each city and county update its Housing Element on a regular cycle established in the Government Code. The Housing Element for the 2007-2014 plaruling period was adopted in 2010. For the current cycle, the deadline for adoption of fhe updated Housing Element and submission to the State Department of Housulg and Community Development (HCD) is May 31, 2015. If this adoption deadline is met, the planning period 115 GPA-2013-02 May 19,2015 for this cycle extends from adoption to January 31, 2023 (eight years). Otherwise, the City must update the Housing Element again in 2019 (every four years). State law also requires that the Housing Element be reviewed by HCD prior to and after adoption to determine whether the Element substantially complies with State law. The Housuzg Commission reviewed the Draft Housing Elemenf on August 26, 2014 and the Planning Commission reviewed the item on October 14, 2014. After meetings on November 10 and December 2, on December 3, 2014, City Council authorized staff to submit the Draft 2014-2022 Housing Element with edits to comply with the City Council's direction on the Priority Housing Sites to HCD for review. Copies of the staff reports from past study sessions and public hearings are available on the project website at www.cu�ertinog�a.org and at www.cu�ertulo.org/records. HCD reviewed the draft 2014-2022 Housing Element and direcfed staff to make a few edits to address some key issues as well as to respond to conunents received by HCD from the Law Foundation of Silicon Valley and other housing groups regarding the Draft 2014-2022 Housing Element. These edits are discussed in detail later in this report. Co�zr�lission Review The Housing Commission reviewed the proposed Final 2014-2022 Housing Element, after edits fronl HCD were incorporated, on February 26, 2015 and adopted Housing Commission Resolution 15-01 (Attachment A2) recommending that the Cify Council adopt the draft Housing Element on a 5-0 vote. The Housing Coininissioners did not make any changes to the document presented to them. Two members of the public spoke. One expressed concerns about development on the east side of the Cify while another expressed concerns about development on the west side of the City. The Planning Commission reviewed the proposed Final 2014-2022 Housuzg Element on April 14, 2015 and recommended adoption of the 2014-2022 Housing Element on a 5-0 vote with Resolution 6777 (Attachment A3). Four public speakers provided comments during the Planning Coinmission hearing. The coinments are suinmarized below. Staff comments are provided in italics: ■ Concerns about the Below Market Rate Housing Mitigation Fee being changed and the updated fees not being reflected in the Final adopted Housing Element. Tlze BMR Mitigation fee is an imJ�le�rTentatioai ite�n. It is �2ot included within the body of the Housir2g Elenze�zt. Any fees reflected in the Housing Element Technical Appendix are for �uYposes of ccnalysis and ��epr�esent a snapshot iri tirne. Fees i�i the Housing Ele7nent a��e shown as of FY 2014-2015. State Law does not require a�i update to the Housi�ig Ele�nent on a regular�bc�sis to reflect tlze most up-to-date fees. 116 GPA-2013-02 May 19,2015 ■ Impacts to schools, traffic and traffic around schools. The City Council certified an Environ�nental Im�act Report (EIR) for the project on December 4, 2014 which identified i�npacts and mitigations to traffic and otl�er environniental to�ics. Per State Law, agencies must accept the fees ana�zdated by SB 50 (Leroy F. Greene School Facilities Act) as the exclusive means of considering and mitigating tlze impacts of the proposed develo�ment o�z school facilities. The Plaivzulg Commission discussed the item and provided the following comments: ■ Some of the Commissioners wondered whether the total number of units proposed in the Housing Element could be reduced. However, they did not recommend amendments given HCD guidance and the deadline for adoption by May 31, 2015. ■ There �nTere some concerns fhat the housing element law does not require housing built on the priority sites to be affordable. ■ Some of Commissioners were also concerned about the connection between office development and future RHNA allocafions. DISCUSSION Housing Element The Housing Element is the City's primary policy document regarding the development, rehabilitation, and preservation of housing for all economic segments of the population. State Law mandates the content of t11e Housing Eleinent. For details on the content of the Housing Element, please review Attachment A4, Housing Commission Staff report dated August 28, 2014. The proposed Housing Elemenf was previously reviev�Ted by the City Council on December 2, 2014. The Cify Council reviewed and authorized the sites indicated in Table 1 below be proposed to the HCD as priority Housing Element Sites. TASLE 1: PRIORITY HOUSING ELEMENT SITES SUMMARY TO MEET THE RHNA Fina12014-2022 Housing Element Sites Realistic Capacity (units) Site A1 (The Ham tons) 600 additional (above 342 existin units) Site A2 (Vallco Sho ing District) 389 Site A3 (T'he Oaks Sho in Cenfer) 200 Site A4 (Marina Plaza) 200 Site A5 (Barry Swenson) 11 Total Units: 1,400 These Priority Housing Element Sites are described in detail in the Housing Element (Attachment A1). A summary table with more details on Priority Housing Sites, along with 117 GPA-2013-02 May 19,2015 maps, is included as Attachment A5. HCD has reviewed these sites and determined that these sites are consistent with State law to meet the City's Regional Housing Needs Allocation (RHNA) obligations. HCD Review a�2d Revisions to the D��aft Housing Element Edits made in response to HCD cominents are identified in red text with underlines in Attachment A6 (Pages from the Housing Element). These include the following: ■ Clarifying timelines for Strategies 8, 11, 15, and 1b in the Housing Plan. ■ Providing additional information on the availability of land within the BQ zone for emergency shelters, which is substantially the same language that was included uz the 2007-2014 Housing Element. Additionally, modifications were made to the Housing Element in response to a jointly signed letter, received by HCD during the review process, from the Law Foundation of Silicon Valley, Urban Habitat, West Valley Community Services, and Neighborhood Housing Services of Silicon Valley (Attachinent A7). Modifications to the Housing Element in response to the comment letter are summarized below and are also identified in red text with underlines in Attachment A6: ■ Revision to Housing Plan Strategy 8 to revise completion date of the Nexus Siudy from 2016 to 2015, to reflect the accelerated schedule for adoption of BM12 Mitigation fees. ■ Revision to the Housing Element Technical Appendix to add additional information on factors that Iimited affordable housing production in the prior Housing Element planning period (2007-2013). ■ Revision to Housing Plan Strategy 18 to address indirect economic displacement. The changes made in response to the comment letter received are described fully in the response lefter (Attachment AS) that was sent to HCD. Both the comment letter and the response are also included in the Housing Element Technical Appendix. HCD evaluated these revisions and responses, and issued a letter on February 5, 2015 confirming thaf the draft Housing Element—along with these identified revisions— substalltially complies with State law (Attachment A9). Additional inodifications, also highlighted 'u1 red text with underlules/strikethroughs, were made to the Draft Housing Element to: ■ Remove redundant language in Strategy 7; ■ Reflect that the City joined the Santa Clara County HOME Consortium in 2014; ■ Make ininor corrections, and ■ Update park impact fees for the Fiscal Year 2014-2015. 118 GPA-2013-02 May 19,2015 ENVIRONMENTAL IMPACT REPORT (EIR) Pursuant to the California Environmental Quality Act (CEQA), the Housing Element is considered a project that must be reviewed for potential environmental impacts. The environmental review for the Housing Element was completed concurrently with the comprehensive General Plan Amendment. The Draft Environnlental Impact Report (EIR) for the General Plan Amendment and the Housing Element was made available for public review and comment for a 45-day period ending on August 1, 2014. As required by CEQA, a Response to Comments document (RTC) to respond to comments received regarding the adequacy of the Draft EIR was prepared, including corrections necessary to the Draft EIR. The Final EIR comprises of the RTC document and the Draft EIR. The City Council certified the Final EIR on December 4, 2014. No further actions related to environmental review are required on the part of the City Council. PUBLIC OUTREACH & NOTICING The following outreacll efforts have been undertaken on this project to date. ■ Postcards were mailed to all postal addresses in the city in February and June 2014 to announce upcoming meetings and review of the EIR. ■ A website was set up for the combined General Plan and Housing Element projects at www.cu�ertinog,pa.org. All technical reports, notices, and other important information are available at the website. ■ Stakeholder interviews were conducted in December 2013 to solicit in�ut from stakeholders ranging froin community members, property owners,housing developers, service providers, school districts, and the business community. ■ Community Meetings and Workshops were held between January and December 2014. Meetings to discuss the Housing Element included three community workshops, five siudy sessions with various City Commissions and the City Council, additional meetings related to environmental review of the project, and multiple hearings. ■ E-notices were sent to all interested parties that signed up through the project website. ■ Mailed notices were sent to properiy owners of sites that �vere Ueuzg considered for Priority Housing Sites, as well as service providers such as sewer, water, school district. City Council—May 19,2015 The table on the following page suininarizes the noticing for this meeting: 119 GPA-2013-02 May 19,2015 _ x,�€F r:��*'.nc.-� -c.��_. +�v->�; �s,.,n:�-a�:� .d`:;:�(6 4�..,, a:::�.3 .�...,7 C �. fi ,'-fs.�* w ..,k,r.;�ti�+�b� ,�,�,.:;axa f°,i'.,d ��.��,.N .�Fs^�s�i7 ,r...�-��. �"` .r. x.;a r v`�.. `� -� _._k__...c .,... . . .-:', . r��,e .-.,�'1 .��,.�� „.M.�.;. 'I'`.�.� � '�e:ti .:. nr ,1 Fn.q , "�..,,':,� .��- >. a , ,,.,., :_..a.,.. '*� .�;1#�"�,��t` , sf.,�.,��la 3EI I�1 4`...f.:Ei�al$I�!.'r��..�. (e�7ir5 f�f.��i,.S r�Ce...,,,elu�Xj,�rrF 3.,�i[,�.�7�f�I.i[.c,-,'.`�,..,�. .,. .i . �1�� er x T i rtl.:.i n`�.3rd. Y-r.",._� . �.,;i. . �,r, .ir..,�F tlrt .�,,,ai..v�� i . , ::;., t�+ r� 5��. � d !r� +� ,�,� sJ�°s k�� t� e�� a -+,� I� �„9��.�f�t�"a�'YI�� ,9f €��u�ld�{�,il RiG�lu3i��l(�IG�S�C��.G,�f I�c'�I�c i��:10.�([ f r14��w�rr . '��'ti��Pi.�{v..�i+�Yn�Wa..,�.l:'r.,d'r.:..�"S"��s.�i>�'�.t"9.�:d;i'a:�,�++.h"�,?l....e+�s,.�'\'�tL�-'v'�n s3�j5'� �,� .�+��n��s4ke�.��?�,La�;�`, � ��;?;_ .-;�'��,�'; .f�h��;�.r*��..;P��i��:��,�,3.�;a N�� .;�rf�4,i ...._x.��... ■ Courtesy email sent to interested parties ■ City's official notice bulletin board (6 days signed up through project website prior to tlze hearing) ■ Legal Ad (at least 10 days prior to hearing) ■ City of Cupertino's website (6 days pl�ior to • Newspaper Display Ad (at least 10 days the heari�ig) prior to 12earing) ■ Project website (5 days p�•ior to hearing) PLTBLIC COMMENT'S In addition to the public comments at the Housing Commission and Planning Commission hearings, public comments have been sent by memUers of the public. These have been compiled ulto Attachment A10. In particular, one of the comments asked whether the City would be required to identify additional housing sites if affordable 1lousing is not built on the sites capable of accommodatuzg low and very-low income housing development. Staff Comment: The Govel�nment Code does not require tlie City to afnend tlze Housing Eletnent or rezone additional sites if lower inconie housi�zg is not constructed on the Pyio��ity Housing Sites c�esignated as beizTg ap�rop��iate for lower income housing. Upon adoption of tlie Housing Ele�aient, tlie City is, lzowever, required to adopt all zoning required to meet the City's RHNA within tlz��ee years whiie ensuring that densities are �zot reduced below the densities requis�ed to alieet the City's RHNA and implement Housing Element policies inte�Zded to assist fn the developrnetit of affo�•dable housi�zg. 110ttEXT STEPS Sased on HCD's February 5 letter, it is expected that the 2014-2022 Housing Element will be found by HCD to substantially comply with State law, unless the City makes new/additional changes to the Housing Eleinent that were not previously discussed with HCD or does not incorporate the changes that were presented to HCD. The 2014-2022 Housing Element ��vill be forwarded to HCD after its adoption by Council. HCD has 90 days from date of submittal to review the adopted Housing Element. If HCD fuzds that the adopted Housing Element is in compliance with State law, the City will be eligible for certain grants, and the Element will Ue presumed to be in compliance wifh State law. The certified Housing Element will not need to be modified until January 31, 2023. Upon adoption of the Final Housing Element, the final document text, maps and graphics will be formatted and prepared for posting online. Pre�ared U�: Piu Ghosh, Senior Plaruzer Christopher "C.J." Valenzuela, Senior Housing Planner Reviewed bv: Aarti Shrivastava, Assistant City Manager 120 GPA-2013-02 May 19,2015 A�}�roved for Submission b�: David Brandt, City Manager Attachments: A1. Draft Resolution No. 15-042 adopting the 2014-2022 Housing Element which incorporates the Housing Element Technical Report A2. Housing Commission Resolution No. 15-01 A3. Planning Commission Resolution No. 6777 A4. Housing Commission Staff Report dated August 28, 2014 A5. Priority Housing Sites Summary Table and Maps A6. Pages from 2014-2022 Housing Element with redlined changes A7. Comment Letter to HCD, dated January 20, 2015 A8. City's Response to Comment Letter to HCD A9. Letter froin HCD Confirming the Draft Housing Element is in suUstantial compliance with State Housing Element Law, dated February 5, 2015 A10. Comments from Public 121 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 DRAFT RESOLUTION N0. 15-042 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CUPERTINO ADOPTING THE 2014-2022 HOUSING ELEMENT SECTION I: PROTECT DESCRIPTION Application No: GPA-2013-02 Applicant: City of Cupertino Location: Citywide SECTION II: RECITALS WHEREAS, pursuant to State Housing Law, the City Council has directed staff to update the Housing Element of the General Plan to comply wifh State Law; and WHEREAS, prior to the Council's consideration of this Housing Element, and following the Planning Commission's recommendation, on December 4, 2014, the City Council adopted Resolution No. 12-211, adopting a General Plan Amendment (Application No. GPA-2013-01) covering the properties which are the subject of this Housing Element; and WHEREAS, the Housing Element will be consistent with the City's General Plan land use map,proposed uses and surrounding uses; and WHEREAS, the consideration of the Housing Elemenf is part of the General Plan Amendment, Housing Element Update and Associate Rezoning project, all as fully described and analyzed in the June 2014 General Plan Ainendment, Housing Element Update, and Associated Rezoning Project Environmental Impact Report ("Draft EIR") (State Clearinghouse No. 2014032007), as amended by text revisions in the August 2014 General Plan Amendment, Housing Element Updafe and Associated Rezoning Project EIR Response to Comments Document ("Response to Comments Document") and Supplemental Text Revisions (together, the "Fuzal EIR"); WHEREAS, after consideration of evidence contained in the entire administrative record at a public hearing, on December 4, 2014, the City Council adopted Resolution No. 14-210 certifying the Final EIR, adopting Findings and a Statement of Overriding Considerations, adopting Mitigation Measures, and adopting a Mitigation Monitoring and Reporting Program;and WHEREAS, there have been no substantial changes in the Housing Element, no substantial changes with respect to the circumstances under which the Housing 122 GPA-2013-02 2014-2022 Housing Element May 19,2015 Page 2 Element would be undertaken, and no discoveiy of new information of substantial importance that would require major revisions to the EIR due to new or substantially more severe significant envirorunental effects; and WHEREAS, the Housing Commission held a properly noticed public hearing on February 26, 2015 to consider the project, where it recoinmended that the City Council adopt the Draft Housing Element in substantially similar form to Resolution No. 15-01 presented to it; and WHEREAS, the Planning Commission held a properly noticed public hearing on April 14, 2015 to consider the project, where it recommended that the City Council adopt the Draft Housulg Element in substantially similar form to Resolution No. 6777 presented to it; and WHEREAS, the necessary public notices have been given as required by the procedural ordinances of the City of Cupertino and the Government Code, a�.1d the City Council held a public hearing on May 19, 2015 to consider the project; and 1VOW,THE�EFORE,�E IT RESOLVED: After careful consideration of the, maps, facts, exhibits, testimony and other evidence submitted in this matter, the City Council adopts the 2014-2022 Housing Element (Exhibit A) which incorporates the Housing Element Technical Report(Exhibit B). 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"vry-*� �.'�S 2+�:=. ; r, �. _ _.:'r _,�r _ •n _;:•�y-�"'t t;. �`� -�-: i�t-E`�;; ,.�x _'v _ _ ti_ .�� ... ,_ _., ,.- .a- _ - �_,s ` _ f�*� � _ � ��", rm� ,:��' "�� CHAPTE6R 4 Housing Element �� ., �;�' ' �. ��:, ��.. a � �� r�� yr ' � �..� k _ F� r R-�� Cupertino is a community with a high quality of life, a �� • e a p�� renowned school system, and a robust high-technology � �' '` �g _, ` e g _ @ � ��.� `�� a° � - - economy. The long term vitality of Cupertino and the k�. � , � o ` 'm _ , local economy depend upon the availability of all types of `� �`� � � ' ' � � 4 . � .' �— �e+'.q�" = �;..w �� housing to meet the community's diverse housing needs. �� ' •_ @ ;� As Cupertino looks towards the future, increasing the range '' �' � a �� a� , ,. r, and diversity of housing options will be integral to the r • � s- �... '� '� �� f�P � � � � _ Q, m � - � � City's success. Consistent with the goal of being a balanced „�� '� � �`�� . " ��m� -°�.��-�� s O d O 6 community, this Housing Element continues the City's "� , �� , � 'ry . o . . �. commitment to ensuring new opportunities for residential �'% . �� -. .r o ,� � . • ` t ;�.� � ��T,, . � ;:� „ � , �, development, as well as for preserving and enhancing our �� 4 � y ° , ,° ° a existing neighborhoods. � #,�z '��" _ oo.�� _ ; � � �dA�. � Role and Content of i-lo�sing E6ernent ',� , ;; ' �. �,.G The Housing Element is a comprehensive eight-year plan to address housing needs in Cupertino. This updated Housing Element focuses on housing needs from January 31, 2015 through January 31, 2023, in accordance with the housing element planning period established by State law for San Francisco Bay Area jurisdictions. This Housing Element is the City's primary policy document regarding the development, rehabilitation, and preservation of housing for all economic segments of the population. Per State Housing Element law, the document must be periodically updated to: ■ Outline the community's housing production objectives - consistent with State and regional growth projections ■ Describe goals, policies and implementation strategies to achieve local housing objectives � Examine the local need for housing with a focus on special needs populations . HCD REVIEVi/ED DRAFT HOUSIf�� ELEMEtlIT �26 H E-3 2040 GEIlIER�. L PLAfV City of Cupertino �+,�-� �'��fi�„�� Identify adequate sites for the production of housing ��y��''� ,',,xnWir� ��-s serving various income levels �1'; d h . �y��'��+v�JN ,��„,;�v�� cpl��`s�i� �a .� ��`��'-�"��u��' ��'`_;�� `�� .,;4%'�� ..��i"�°�`��,��,,,{�{`�'��,y�`��° ■ Analyze potential constraints to new housing production ��5��`rv�s,�`��,kr+. 7 4�;x^+ x'a��.�7P�pr"�}"rv��3�sx� �v� � '�' �".» w„� a r..ri .� 'a� rs�� +t a v. f M �r+a� ��M��s ��,.�„��rv"""`am"`�'�c�`�ry�et�"r � ��,�r�� ;,,� ��, � Evaluate the Housing Element for consistency with other .r ��,� �'` ��, �,� a �;��.� ��ta'� � �]�, '` �, rY�,+l� ' yh� �� [' p?s�"Fk� �� YY'$ v}"'�." ,.�,� �� s � �k,� ,p� ��,� � �, d, ��-,s,� � General Plan elements � �� °��k�� .�� ,. � � ` �� a��k� �� .��"',,� �"�.�1 s 5 � ,� h E ��r u��"�3��t�r�"n�'�r��r , 4f��°`�- r � � � ��`� � ��'� '� �� This element outlines the communit s ro ected housin ��d � � � ��°.�-R �,�� ` �° � � Y P J 9 �� "�� _��- �� ^� � '��t k'��a��'�� needs and defines the actions the City will take to �"?y.�� '�` i�� '�.fi=k �� °� ��,7�a 9'� r� � r ��y "��tr"� �F w�� `�� "`F!r >��1',�y,�'�'�.5s}'nM ,��'� �� .�'M��`��5��,�Y � address them. General Plan A endix B rovides detailed � m��,��,��,��`� � �� Pp P � a�-��;�� u �� '�� ,�,�� ,��,��W��;�� w � ,� background information to meet all requirements of State � c i,,tw'�XP�"' �`^��.�w3�,w t'�V�'' f 3�+ �7t�'�'"�.x�;'+�`m�� i 3�'� t `��"� )�°"'�,�"��'��.e��Q�a �k� ��''��.�a �� ,��,r� ��p, ��,�;,�� ,� � Housing Elemen� law. �� a�� `M_$ ;`.�c �,.��`��i��,+�,,,„...,,�.�.�,'��e '�� ;m��3� dy�,ht�j',�jr) �,y �a� 'r� �r"h�,�a+ar�4 � fi � r'"��a r�n � � �z��,�"��§Y�� '� �� "��7� �� '��'��"� ��'�� "'`� .'�,�t��h t'��a�.,�" �ta ��°�� ,� ,�`�� : � �' ��a�. This section describes the demographic, housing, and ��1�� d��i��'��r�� ,��* �. �� ,��`�� economic conditions in Cupertino; assesses the demand M� �' � "y �� a�'�� for housing for households at all income levels; and �:,,. �� }��.� The Housing Needs Assessment establishes documents the demand for housing to serve special needs the framework for defining the City's populations. The Housing Needs Assessment establishes housing goals and needs the framework for defining the City's housing goais and formulating po[icies and strategies that address local housing needs. A community's population characteristics can afFect the amount and type of housing needed. Factors such as population growth, household type, and whether or not households are more likely to rent or buy their homes influence the type of housing needed. ��-� 127 HCD REV{E1�VED DR,4FT NOEJSEf�G ELEiN1EIVT CH�.PTER 4 Housing Element ��mo ra hic T�-ends 6n Cu ert��o ane! �he `� ��,��r �t�� =�;"s��-�,;�� `�r��'Y,r��:��s� �,�� pg�� p�� , �� ,��'.� rr ,S��s,�'��r ��nf� s�r +� �t,� �� x' ��K"�a EA��01 � �' 1��er�� r� �l�ll� i�,a },�. <vt ;pw h" �4�n``'1 �� v Mu'��"`'k��r''�t iidr3�'".�,,� n �f i a Z �'t�ua f �� ,�S�y�?��vf l� �, K �.E� .E Ptifi � � �rt�,Gf �� ' +i'h1� i 9 .y j } ?��`5�.7� � Pd' 21 �u -k1 � � s PQuIGL�On ��ty �#�i��Y3 � �aE yi A�r`��Y�Ykf fi t .,k� 7+5�� p j�� '��,,��z�.kf � '��a�' � K.�%rtf�f.� rx l, GE�r a . �.��s� �S ��.�'��y f �` .C°� �'�� :..�' ... 4M ' . .� .q�t' The City's population increased by 15 percent between ��z�t"'�"�"� ��,y�� , �' ' � °��h�9�4?�#��'�Y �`!S¢��b1^ ' "I�.,.r._. 2000 and 2010, exceeding the growth rate of Santa Clara �� .a�� ,� . �'��`�,{ ,��., , 4�� k�a.�ai �:i�`��1M� �+�+� r^• � � ��y�y�°�;��.. County (six percent), the San Francisco Bay area (five � �,�� {��„ ,� e� �,��.: � �.� z ,��,, �� ,, ercent) and the State of California (10 ercent) (see � y �'� ��°�"�� . P ' � 5,+��.�3�.�'�ti,i��.��e�.�u..�"��C'��.�E�:�,;,�.�.�.��`��,.;,'�t.h�1L^�'S: Table HE-1). During this period, Cupertino grew from � �� The City's population increase has 50,546 to 58,302 residents. A portion of this population placed new pressures on Cupertino's growth can be attributed to the annexation of 168 acres neighborhoods of land between 2000 and 2008. Annexation of Garden Gate, Monta Vista, and scattered County "islands" added 1,600 new residents. After removing the population increases from these annexations, Cupertino experienced a 12-percent increase in its population during the previous decade. Households A household is defined as a person or group of persons living in a housing unit, as opposed to persons living in group quarters, such as dormitories, convalescent homes, or prisons. In 2010, Cupertino was horne to 20,181 households (see Table HE-1). The City added approximately 2,000 new households between 2000 and 2010, an increase of 11 percent. Approximately 600 of these households, however, resulted from annexations. After adjusting for household increases due to annexation, the number of households grew by only eight percent between 2000 and 2010. During the same time period, the number of households increased by 6.8 percent in Santa Clara County. Household Type Households are divided into two different types, depending on their composition. Family households are those consisting of two or more related persons living together. t-i�� f2E4/(EWED DRAFT i-tOUSII�G E�EI!/iE4�T �28 H E-5 2040 GEP� ERAL PLAN City of Cupertino �f��rs ; _ � �� „� � �,� .� � d ��,:��, ��r: Non-family households include persons who live alone ��J^4�� i �.5�R" � ��+�: '� T��fi.��`� .. ��'�� a �'�� ""��M�� or in groups of unrelated individuals. Cupertino has a ��;�� z 4z � �� h , � ,�� . f �y, � 7�Y��y F tl* �� " �,��.�� large proportion of family households. In 2011, family . vr d'�''�y�i rn��„�'x r� �rr� #,,,.�,�'��..�^,��e.��. ! ��iw. ,.i�µ. c h 7`9'� ,�;� �� `�'�'��*, -.�-�,��:��'�� ,�� °�:��;. households comprised 77 percent of all households in �x �- �.., � �'' � ��,,� G�� , ��;��"�� ,'N �� , the City, compared with 71 percent of Santa Clara County �� _� �� , f ��4 ��`�� `�� ''�� . � �'�P � �� households (see Table H E-1). � �+ �� la` �, �� ^�� ,��' �� ,�� ' "=� � ° � �� Household Tenure �� , "�� T�� ,��,�k�,�.��`,��4�a � Fam�lyYhouseholds are the largest Households in Cupertino are more likely to own than proportions of househo(d type in Cupertrno rent their homes. Approximately 63 percent of Cupertino households owned their homes in 2010. By comparison, 58 percent of Santa Clara County households owned homes (see Table HE-1). Long-term Projections Table HE-2 on page HE-7 shows population, household, and job growth projections for Cupertino, Santa Clara County, and the nine-county Bay Area region between 2010 and 2040 and represents the analysis conducted by the Association of Bay Area Governments (ABAG) using 2010 Census data and a variety of local sources. 8etween 2010 and 2040, Cupertino`s population is expected to grow by 12,898 residents—from 58,302 to 71,200. This translates into an increase of 22 percent over 30 years. ABAG projects both Santa Clara County and the ABAG region will experience much larger growth over the same time period (36 percent and 31 percent, respectively). Cupertino's job growth is expected to continue to outpace population and household growth between 2010 and 2020, compounding the "jobs rich" nature of the City and the region. By 2020, Cupertino is anticipated to have a jobs-to- housing ratio of 1.40 (up from 1.29 in 2010, but mirroring the regional average of 1.40). Job growth in Cupertino is projected to level ofF after 2020 to a comparable pace with population and household growth. Similar trends are also projected for the County and the ABAG region as a whole. H E-6 HCD REV{EVilED �f�A�i HQt1SlNG ELEI��fENT 129 Ci-�AP�ER 4 Housing Element _ _ ,}:- .' " u� - r .� �`n ��t;�tn M+� �.�.i.. �.x v `"s* ��,�'� w��'� . � ` - u' e � " � ` . ' � � �„,� � � � ' � � � � � � � ,. r : � ' .. , , ,. � � �. , � n; ' �.e .. ",� , .r:..P �'Ac`PL ;6r�"'�:; � -� -.; .��"a.��ii . �..r s��;�r� � y.#".��a�;x }, ',.�.�..." . >,�,�� . � � �. ,��p5 � ,„,�r , u �€Y,�# rs�`�g� '! +` ;�s �r�� g'�� '��S� �u�'�� I ' 1� y�a�-}R�ur��-�,�+� ,�, K�� g '�fi'�+i� � �i&��q�' � � �� ry4M �'Mk f�e 'v?� � ,�r � n�� ,�� ^" m e �,a,''."��` "" ��:;�� i"��^,'„ �l" 6�P� �� s.�r`�i�,��t,°E �i 6 ��k� ��, .� ��,% � ��a� �, v�,� ��:. ti �� ' � � � �� ' �� ''�'. ��'� �,��" ��,: � �� ,� s �� " � r� �' g,{. 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(b)Alameda,Contra Costa,Marin,Napa,San Francisco,San Mateo,Santa C(ara,Solano,and Sonoma Counties. Source:Association of Bay Area Governments(ABAG),Nousing Element Data Profiles,December 2013. HCD �EVIE1fVED QRR,FT i-SOUSIl�l�a E!Ei�(ENT 130 H E-7 2040 C; EI�IERAL PLAN City of Cupertino �` . �q �� =. ,�-� � � ° E�ousing ��ock Charac��is�ics . �, � ,�� - A �».:� � � - - '"" � � -� A community's housing stock is defined as the collection - � __ `+ -� �y « , �- �,: ��`�" ,�-... .�.� ;� �,� of all types of housing located within the jurisdiction. The ��.� - � _ a �� characteristics of the housing stock—including condition, , .� ,,. .�:i ; , :- – '!�`� r� �� ` '�. ' type, and affordability—are important in determining the � "'�«� r�, a'�`�, ,. ��,.� �• ., 1� housing needs for Cupertino. ;� ,� � r •� �� ,`� �� `y�� •s�g., �` '� Distribution of Units by Structure Type k�;a . �� . .�.. � �a-�� The population of Cupertino is expected to increase by twenty-two percent over the A majority of housing units in Cupertino are single- next thirty years family detached homes (57 percent in 2013). While still representing the majority house type, this represents a decrease from 2000, when 61 percent of all homes were single-family detached. In comparison, single-family detached homes in both Santa Clara County and the Bay Area comprised 54 percent of all homes in 2013. Large multi-family buildings (defined as units in structures containing five or more dwellings) represent the second �..,�x � �S.�.' `` #�t ��'�� wu�� ' r `+ s�� i^�`"�a� � a� � "xr � ��, �`�� _�} '"��m r,,x " � '�r� ��`',�`z.1�.��rc�� $s'�a}... 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Z S # S � Jobs 926,270 � 1,091,270 1,147,020 � 1,229,520 � 17 8% � 5 1% 7.2% l ; �,� --- ,,, , �-,,w� �.. r mr.� -.-�.��-�,.-... ,., �,,m �;.�-� ,,� t , ,,.;,z�,: � ,. ,,.,„ .:, � . s , � �,•; ,,.,�., r�., , � �...,�� ,.: ��.,, � .� � t � �� -� r ., .�.g -�, �. ,��;, , � , , .'�7 , .� .�. , , �,.u.. �'�C�..n � ,.��.n. ..,,,i,. t �,""f� h . � , .n� , 1 �i. �.. ,..,u. .v .��. r. .t. d:,.,, .� i ., .\. .i , . r .�� . . i ._k� . ,�.. -.f � .....�yrti .. ., , ....... ..�.,,( 1°�` ...,..�..,, i , :,.,. ..�.-1�i. ..a.... ., 1 � „ .i� .�. f , .� ..r1, ..... . { ...� t. .i,., �.�;,. . .r.. .... .... I � .., L. .� i. .I ��...� uv7� ..�. ..l.f ... . , i. . �� ,� . �. .� fi,. ..1. 41. .,,....i.i4 . .� � r :.. i „� ..r .'r , i (. „ .,. , ,». ,. � �-� R s 1, ., ...., .i ,..i . , � .. .r , i,... .f I .� �..: , } ..i F i. .,. t �� . ,. i.� � t ., i. � f i , � .n. i. .,..i... .�...,.,, 't .. .� � ,. i, ..... ..�i .. I r i. 1 , ,,, � I ( c ,, I .W i i � i,i� i i i. 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I ��a . ,. ,,,,i 1�.u,�, � > S��IIJ .,� .. �q�l � , c�3...� . , � , �., .,,t l , , ��, �I �., �. ,�� .� ,,� � . ,� ,S�Ydltva:.��SWL:Jtd:t,.�sGf��LmU,a�WW.�I u��!�IW�I.��,a�v�31��I�.��twvzdJtl��,iI6I��I�tmt.�,u.,tllc�.,lzc�u„�unt,J:,a�.i��,tiiACJ�ll,��l,uafu�l��h"!J�r.��uli�ll�l��l[llW��16�,�e:�llawvJllli.�,Wwry.�..ta..LL.�J1,,.j,�.,,��uill,uw��,�IW��VIII�.I��WIW.�1IJn,a�.�JIW�.+1wifl�nw'4�dll�iiil` Ils"�v...b�i�Wl Itl��u,,��,�uln,..--,, ,;. � Population � 6,432,288 7,011,700 � 7 660,700 8,394,700 � 9.0% C 9.3% 9.6% � e.. __.........._....... .._ . ................................. I..........�.........._.........._.._.........................._._...._._.........................................................................._...i.........:.....................,.......................:..._..._........._.._..._......,............. � 1 .; ..:_.. ..:. � ...._ � :Households � 2 350 38b � 2 560�80 � 2,776,64a i 2,992;990 � 8 9°,�0 � . 8 4% 7 8% � r ;. . ,_ � ... � .: � � . ..�. : � � . � Jo bs ; 3 0 4 0 1 1 0 3 5 7 9 6 0 0 3 7 7 5 0 8 0 { 4 0 6 0 1 6 0 1 7 7/o , 5.5/0 7.6/o � � � � f � � � �_�,W,� � , . . � � , , � , � k �,.�. .,..m>..,_ _,�.�.,,, �w......._ w..a,..r,,�..._,.�,.-� �...,...,�-,� ._m.,...._.....__�� .�„W..,.�� . . w,.r...m__......�,..�.. _...=m..,... ,. ,�....,,r.�.�. _._ �..,�>�,.m,�„M,,.�......__�,..., �,,.,��..._�..�„v_.�n.. Notes: a)Alameda,Contra Costa, Marin,Napa,San Francisco,San Mateo,Santa Clara,Solano,and Sonoma Counties.Source:Association of Bay Area Governments(ABAG),Housing Element Data Profiles, December2013. H E-8 131 �CD REVIE\NE� QRAFT HQE15t�lG El.Eii�E1VT CHAPTER 4 Housing Element largest housing category in Cupertino 21 percent � �� °�� A��,! �� »��"��`` �� <°� y,�� l �'S �. 5 ��Cx �ry�tkln 7'a(ryd '�€+3 �� k�' i'�y k��)� � u j �+ �{F i t followed b sin(ry!e-famil attached dwellinas 12 ['')ercent . ��;a�"�'��''�`"�� `�� > f�� . �'n s e <Y4 i - re�,� +�. 'a. !��* �v"�4'� Y 7 Y " � f � s 4 i��' �,�� i7r�� v� 4a��i 5��ar��i a l� i� }�# Between 2000 and 2013 these two housin t es �'�'��'�`�""3` ' �^"'� � � � ��'=z� � '' �� , 9 Yp ��`�� { ��,<< �.-, � � � � experienced an increase of 24 and 26 percent, respectively �'��t� =d� 4� ° � �,,�z '� � �� T4 l I�'��J�^3C%�yy'�T � � �Cry'w^�1G:'>� �# 5V k ;� "�Y�L'� '� l � � i�arket C�nd�tions �f�d In�orr�e �ela��c� �o �� ;�� f'�"� _�'� ,�`� , ,�W .4 �.�'� Hous�ng Costs �`��S� .j , � - :�� ` .� " s+ �. -t s. 'f;�� f . � �y�y�_S as � �.: � The cost of housing is dependent on a variety of factors, ,��,�,� � : w .� }� ��-. . � �' :� ,- . LL including underlying land costs, market characteristics, The BayArea technologyboom has and financing options. In the Bay Area, the technology increased housing demand at all levels boom has increased the demand for new housing at all income levels, resulting in both lower-earning residents and well-paid area professionals competing for housing in an overcrowded and expensive market. High housing costs can price lower-income families out of the marl<et, cause extrerne cost burdens, or force households into overcrowdPd conditions. Cupertino has some of the highest housing costs in the region. Rental Market Characteristics and Trends A review of rental market conditions in Cupertino was conducted for this Housing Element by reviewing advertised apartment listings. The survey found that market-rate rents averaged: e $1,608 per month for studio units 0 $2,237 per month for one-bedroom units � $2,886 per month for two-bedroom units m $3,652 per month for three-bedroom units Rental prices in Cupertino ranged from $1,4-00 for a studio unit to $5,895 for a five-bedroom unit. As can be expected, smaller units are generally more affordable than larger units. The overall median rental price for all unit sizes surveyed was $2,830, and the average price was $2,919. �iCD ftEV1EWED DRAFT HOUS{f�G �LEt�iEE�T 132 �E-9 2040 GEN � RAL PLAN City of Cupertino °��-,� � ,� ��. Home Sale Trends �� , y�� ,� �. ,�-�. � �, Y " � ��`'`�� While other areas of the State and nation experienced s ;�� q �� ; ; ��'_� ��``��. downturns in the housing market during the national �R �"$�+�"� z +�&�Y�`� q` � "�'��'��N �z��'�� recession that be an in 2008 Cu ertino home values have �`�� `H�t��; �� r�� g - p �"� �.....�-�,<, ��,.� �p��'�� continued to grow. During the depth of the housing market I � �1 j � � '.�� f ' . �m'l:.. � �yx„� � � �� ; ��,�e�� ,� crash (between 2008 and 2010), the median home price in �� - �� fi �^�'��° �� Cupertino held steady at around $1,000,000. Since 2011, `�fzr . � ;� � �"�„��M ; ��,. ,��r . � , _ �� • ��`' home prices in Cupertino have increased substantially. The Despite the national economic downturn, 2013 median home sales price of $1,200,000 in Cupertino Cupertino home values have continued to rise was nearly double that of the County median price ($645,000), and prices continued to rise in 2014. Housing Affordability According to the federal government, housing is consiclered "affordable" if it costs no more than 30 percent of a household's gross income. Often, affordable housing is discussed in the context of afFordability to households with different income levels. Households are categorized as very low income, (ow income, moderate income, or above moderate income based on percentages of the area median income established annually by the California Department of Housing and Community Development (HCD). In 2014, the area median income for Santa Clara County was $105,500 for a family of four. Sp�cial Ho�sir�g f�eed� Certain groups have more difficulty finding decent, affordable housing due to their special circumstances. Special circumstances may be related to one's income- earning potential, family characteristics, the presence of physical or mental disabilities, or age-related health issues. As a result, certain groups typically earn lower incomes and have higher rates of overpayment for housing, or they may live in overcrowded residences. Housing Element law specifically requires an analysis of the special housing needs H E-1 0 HCD REVIEWED DRl��l'1-IOUSIt�G ELEiVfENT 133 CHAPTER 4 Housing Element of the elderly, the disabled, female-headed households, large families, farmworkers, and homeless persons and families. Table HE-3 summarizes demographics for these special needs groups in Cupertino. --_ _-- ____ _.. -- ----- ---.._ _........ _ ---- , � , , __._. ; . - - s � - A - - - • � . i . i�.` �i - �� .� ,� , ., ;. e � � : . �x ._ . . , �- --s w . � , °- '- I�- ,'S � o ° i � • — a� m .�, �. 'l, � . � : : � � � ' '� �. � '� ,'� � ,� �. Senror Headec! Households � 3,983' � 78'�`(19 7%) � 3,198 ($0 3°�oy � 19�% �. .:.:.. .. :.... _... ...: : .. .... Y.:; . . ;;.. . �._. s . .;:.. . ....:.. .... . . .. ..... . .... . _, �� Households with a Senior � ? Member � 5,069 � n/a � n/a 25.1% � ' ...................._......_._. ...._._._._......_.......�....................................................................... _......... _........_.................................._..._........_......._._........_�.......................................................................:�.._. : � Sernors L�ving Alone ; � fi,b12 � 51b(�2 0°10-) � '1';096�68 0°10) � 8 0%b � . .. .. ...... ...... .. ... . ...... . :...: . € � Large Househo(ds ; 1,883 � 619 (32.9%) � 1,264 (67.1%) 9.3% � �. �......... ............................................_8........................................._._,._._.....:................:.....::........................:......::::.:::::::.::.:::....:...:....._......;.:.::..... ,..::--�...:> :::-:;-:.:..:-:::-.-::-:::.-.:.;:::::.: ..:...;...:-::::::::::.::-::. ...:.-:... ,:.:::,..: : . � _;:::;:::::;�:>:°:::::::;.;.;".::>::: _ , � � 5ingle Parerr�Households � 883 � n/a � n1a 4 4% i Y ,: . . . . � - .:.::...;:.....:�:;}��... �.. � � . ..: .. ... ...... . ... ........... ... . .. ... . .........,......... :::..:.....E.:::".?::::''`:'. . . ..... . . :.p...; : �.. ' `. ,.:. ,:;:::.:..:;..:.:;:<.:e..;:.>.., z......::.:::..,,..:..... .: ... .. .::. ...9.. ., .; Female Sin le-Parent Households � 667 n/a � n/a ; 6.9% �. € ........ � :;: , � � � � P�rsar►s with Disabrliti�s ta� � 3,445 � nla � n/a � 5 9°/d' � : . . ._.. . _..._. . .:.. ..... ... : ,._ � u � � �........ . . . ...... � .. �. � � � Agricultural Workers�b� � 36 � n/a � n/a <1% ....... _...::.::.::.:::.:.:.::.............:::::::.::::..:. ` ..:.:::.::........ .:......:......::.::..::.::..:.:.:...::::..::.:.:<:....:...::...-...:..:............:.:.:.::.:.:.... ......::: �..:: ::: :: ;. � � ; � � � I'erstsns]iving,in Poverty�b� 2,330 �' n1a � n1� � 4 0°l0 �..:.-.� :......... ..: .: :: : �.:... � � � o Homeless z 112 n/a � n/a <1/o __..__. ��---- _ �....._._. ..._..._.. __�. __ �---- __--__ ,._-- ...._ - --� .�:_._., HCD E2EVIEWED DRAFT HOUSIIV� ELEIViErIT . 134 H E-1 1 2040 C� � N � RAL PLAN City of Cupertino �`' �� -,��.��.�� .� Seniors t��P�v��:��'�r�fa��,�� a�.�.��t ��"°��T�rr � y. '��{fE �a�eS ��. �2�iF�� ,f� � ��. � ��'��"��'��" '��`��z�`�� Many senior residents face a unique set of housing needs � ��, �� sa� �� , �� { ��. �u� x°'"�d3Y qaG, `��b �rk H�c+�r"i n��', i y � �.��",�.�.t h f �q'e ��` �`i"�,,��oc��. � �e Y �,�� {� 'a�r t�;� � �,� ��p�k�� , ti%�'-�� t �`� �>� �` �, '� r�� '�� fargely due to physical limitations fixed incomes and �"`r��r p�� v�°�d�� r}�¢�+�s�`�u� '"��,��' i i ��`� �i' �` �� `�p>�,� �� health care costs. Affordable housing cost, unit sizes and ��a �rK� , � �� .� � � ��t� � � =s �� ;�� `��,�� k,�.� ��"�: ,�- �M «� � � ��b,�,�� accessibility to transit, family, health care, and other services � e V�'v t w�` � �'S� � °��µ�� ` g T�.� �'�.,fiF�a� ' ��'�` ,,� ��.�� are critical housin concerns for seniors. �, �e�,� �� F, �t�� '�� , '��. ti 4 y�'' �¢ t �,�'«�� .�n�� a' ��jP�� ` F �� "�� In 2010, 20 percent of Cupertino householders were 65 ",�a ..K;..'b1' h�.-. s�s'iY.�'�,tAt n�:�?w'tL"`si� Cupertino's elderly renter households are years old or older, slightly higher than the proportion of more (ikely to be lower income than elderfy senior households in Santa Ciara County (18.5 percent). owner househo(ds A large majority of these senior households owned their homes; 86 percent of elderly households were homeowners, compared to only 58 percent of householders under 64 years old. Cupertino`s elderly renter households are more likely to be lower income than elderly owner households. Approximately 62 percent of elderly renter households earned less than 80 percent of the area median income compared to 42 percent of senior homeowners. Elderly households also tend to pay a larger portion of their income on housing costs than do other households. Large Households Large households are defined as those with five or more members. Large households are identified as a special needs group because of limited opportunities for adequately sized and afFordable housing. Cupertino has a smaller proportion of large households than Santa Clara County as a whole (9.3 percent in Cupertino compared to 15 percent in Santa Clara County). In the City, large households are more likely to be homeowners (67 percent) than renters (33 percent). Approximately 64 percent of the housing units in Cupertino have three or more bedrooms and can accommodate large households. y�_� 2 HCa REViEWEf� E�RAFT NUUStIVG ELEMENT 135 CHAPTER 4 Housing Element Sin le-Parent Households �� A L��°��.�� g G�,��` '}�� .�.µ�.�a�� a� '� �.�'� ��''�s��"�``��9� Single-parent households often require special ��_;��! �� p� , �'�;��,,�-; ¢�� ;_�� . � � � �� consideration and assistance because of their greater ��''�'w��'�� `�`�,�� , need for affordable housing and accessible day care, �� ` ��`°�� f ;��,��k��' fl� �i � ` �„�� ,f �� `.� �� `�- health care, and other su ortive services. Female-headed � ; �' �` �y - ?"� ' ' f�,�� PP ��' �h3"t '�� ""� �'c�;��Jv a yr v sin gle-parent households with children, in particular, tend � � �� to have a higher need for affordable housing than other ��_ �� '� ;�� ; �� , "r�,� � "`", family households in general. In addition, these households `�'� � ��"�� -° �� `�'"� are more likely to need childcare since the mother is often �n 2010, a significant proportion of Cupertino's 3.3 percent female-headed the sole source of income in addition�to being the sole single-parent households were living in caregiver for the children in the household. In 2010, 667 poverty female-headed single-parent households with children under 18 years of age lived in Cupertino, representing 3.3 percent of all households in the City. A significant proportion of these households were living in poverty (21 percent). � Persons with Disabilities A disability is a physical or mental impairment that limits one or more major life activities. Persons with disabilities generally have lower incomes and often face barriers to finding employment or adequate housing due to physical or structural obstacles. This segment of the population often needs afFordable housing that is located near public transportation, services, and shopping. Persons with disabilities may require units equipped with wheelchair accessibility or other special features that accommodate physical or sensory limitations. Depending on the severity of the disability, people may live independently with some assistance in their own homes, or may require assisted living and supportive services in special care facilities. Approximately six percent of Cupertino residents and eight percent of Santa Clara County residents had one or more disabilities in 2010. F�CD P.EVIEWED DR�aFT HOUSI(�!G ELEItrE1VT 136 H E-1 3 2040 GE �IERAL PLl� N City of Cupertino ��°�� ;;��rt� �� ,�,��'�� Residents Living Below the Poverty Level t�� k��,"�'�_ .c rs r.�s�¢�.�"�1J�x k{��'c$��4 ��:r�`��"'T�mA-�m��a��+�'�� wt�„�«'r��. >� ^.��,�� '��.,�� J �.�� Families with incomes below the poverty level, specifically ; t�� --.��..,• P��,� fi�, � .�� `� �� •� those with extremel low and ver low incomes are at � ��; �� `��.#��'" ,�,�,�� Y Y � �_�:��,�.y4�� '��' �� the greatest risk of becoming homeless and often require � 7 31"� '�. � �' -. W�`�i+�wwlaES^^" 'Y �iy,y�,.,t � . ��' � � �'�'`�� r � � assistance in meeting their rent and mortgage obligations ' . =a'� m M��;�r'��tr� �� L�R�,�'. . �� ,*��3 ��'#y�5,,�� u� �� `�� ' in order to prevent homelessness. Census data suggest .�� '.. - � t � '� �' "�' � � ��`�� ``�"� �� that four percent of all Cupertino residents were living ,��a+��. ��: � r��.hvN�Yr� �` x,�'�,�''�� - �� " � �.5.,;:�;:,'��,�. M ,�� below the overt level in 2010. S ecifically, about three P Y p Shelters acorss Santa Clara couniy provide percent of family households and two percent of families for thousands of homeless people and families seeking assrstance with children were living below the poverty level. These households.may require specific housing solutions such as deeper income targeting for subsidies, housing with supportive services, single-room occupancy units, or rent subsidies and vouchers. Homeless Demand for emergency and transitional shelter in Cupertino is difFicult to determine given the episodic nature of homelessness. Generally, episodes of homelessness among families or individuals can occur as a single event or periodically. The county-wide 2013 Santa Clara County Homeless Census & Survey reported a point-in-time count of 7,631 homeless people on the streets and in emergency shelters, transitional housing, and domestic violence shelters throughout the County. This estimate includes 112 homeless individuals in Cupertino. The count, however, should be considered conservative because many unsheltered homeless individuals may not be visible at street locations, even with the most thorough methodology. REGIOIVl�L Fi4lJSllVG �EED� Q+LLOCATION Pursuant to California Government Code Section 65584, the State, regional councils of government (in this case, ABAG), and local governments must collectively determine H E-1 4 137 NC� REViEWED DR,4FT HQUSFf�G ELEf�{ENl' CHAPTER 4 Housing Element each (ocality's share of regional housing need (RHNA). In �"A �� '�'� � ��` ��° " �� k 3 �� 5 t� �5 h ��I .� conjunction with the State mandated housing element ��,�� , � , ��. � update cycle that requires Bay Area jurisdictions to update �L��v�� 4? F �-' �� ,�. � � � their elements b Janua 31, 2015, ABAG has determined �� s��' ^� �' � f , �`��Y ��";� � ^ Y rY #,�� y ��': � � Q ` �: housing unit production needs for each jurisdic�ion within �� '� A��, ` ��'��„ r pk .a the Bay Area. These allocations set housing production '��x w�� ° � � � goals for the planning period that runs from January 1, 2014 through October 31, 2022 (Table HE-4). � q� # , .� �.;. Low income households may require specific housrng solutions due to a greater risk for issues such as homelessness t ,1 � I � k . � � �_. � �/� � �.. . 'A �� rh r el#ua^ '� e� 'o• ° s 'a � -^e � ��, o 0 � ti. � I�' �A''t �ryy�� ,.G .i,� � ExtrerneCy LouvNery Law(0 50%o�AMt) � ' 356 � ' 33 5°l0 � , = . .....:.. . .....:. .... ..... . . ....:.. ...... ........ ......::.. .. ....:.. _.... ...,. . :....... . . .. .. .:..... ;� � Low(51-80%of AMI) 207 19.5% �: ,.-::,::--:.:-::.:-::.,::::-::::,-:_:.::-,:::.-::::::,:-::::::-:-:::-::::::::-:-::::,::-.-::,:-:::::::-:::.-::.:::::::::::-:::,:::::-,:::::::::::-:::::.....::::,::::::::::::::...:-:-::::•:::,r;:::::::,::::z:::::...,:;:,:,..:,.,,..::.,::;..,.;::.-,:-::::...,.........,,_,..._...,.j. , ,.. �.. .. :.::::::�::....:.........::.-:::�::::....::::::.: ;, � M�derate($1i 120%ofAMI) � 2�'I. � 29 7% � , f . .::..: :.;::__:..:-.::: . � ....: ::: . ... ... :. ..: ...... ....:.... .'.. . .. �....:..'. ::. ..:.. :. . ::- � Above Moderate(over 120%AMI) i 270 25.4% � $..............................._............._........................................._.................................._......................._..............................................................�.......................:....._.......:.............................,:.:::::.::::.............._.....................::.:::::::::.::.. _.. ... �:.:::::.....:.:...:.:.....::.:.::..:._...,......:._.....:.....::.:...:..,.,.:::.;.::.,.::::::..,::,:.:::....::...,:...:::::::.:::.::::::::::::::,:::::::::::::::::::::.:::�::::::::,::.::::::::::::.::::::_..:..,.::>,.,_.::.:::::..,.:._...>>..,...:.>:..:::,.....,...:.:..:..:_.:............._.....>:. Total Units � 1,Ob4 10�0°!0 �� ,.�.�.�,..�.._�.�zw..�.�.�.,_�. _�� _.�..._...�..�..,��...�.�.....y�.�._.,�.�_�..�m_._ ..._�...__.�._.��._.�....._..��.�_.,.��_.��_.__._.�..�._.. Source:ABAG Regional Housing Needs Assessment,2014. Progress toward the Regional Housing Needs Allocation The City of Cupertino may count housing units constructed, approved, or proposed since January 1, 2014 toward satisfying its RHNA goals for this planning period. Between January 1 and May 31, 2014, building permits for 14 single-family housing units and three second units were approved in Cupertino. In addition, six single-family homes and seven apartments received Planning approvals. Also included in the RHNA credits are 32 second units projected to be developed within the planning period. This projection is based on historical approvals of second units during the past Housing Element planning period. With these HCD EdEVIEWED DRAFT h90U511�4G ELEMiEtVT H E-1 5 138 2040 GE �i[ EF�AL PLAfV City of Cupertino �,�, , . ,.; � �.,tir:r�� ,�;rr��"'„��j�k,�k; credits, the City has a remaining RHNA of 1,002 units: 356 ��'u��' r ° "� w ' ,�: 4 �;� �� extremely low/very low-income units, 207 low-income units, . �, �� `��,�_��r�� ,� � 196 moderate-income units, and 243 above moderate- �.,�� " ��:��-:��. ��`�E � `� � ��'�,��Y��a��°.�"�-rt�� "�'' income units. ��.,,�. �1��y� W �� x� ��1.� �� a�, � -�+�'�' y k^^�-�"'�"" . �4sd`�� } '� �� _ ` ��4 E�� y�$�trtRriJ�'� d � �¢... 1{(y�.l'��F'�M1�4F'..�1��'3� �eY k'i i ,�,T� �`�� ,�_x �� O��r�eev��f A�ai9able S�tes for E��sr�g ,.� � g, � �c�«�,,�� t1��4��'� �,�.��`��Glli��"�IPI�� 3ft�;.�`1'�`�",� r��,�,,� ..��.:., ,��,,��,�,��;.��,�� The purpose of the adequate sites analysis is to The Association of Bay Area Governments demonstrate that a sufFicient supply of land exists in the (ABAG)helps determine each areas share of the regional housing need City to accommodate the fair share of the region's housing needs during the RHNA projections period (January 1, 2014 — October 31, 2022). The Government Code requires that the Housing Element include an "inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment" (Section 65583[a] [3]). It further requires that the element analyze zoning and infrastructure on these sites to ensure housing development is feasible during the planning period. Figure HE-1 indicates the available residential development opportunity sites to meet and exceed the identified regional housing need pursuant to the RHNA. The opportunity sites can accommodate infill development of up to 1,400 residential units on properties zoned for densities of 20 dwelling units to the acre or more. The potential sites inventory is organized by geographic area and in particular, by mixed use corridors. As shown in Table HE-5, sites identified to meet the near-term development potential lie within the North Val(co Park Special Area, the Heart of the City Special Area, and the Vallco Shopping District Special Area. H E-1 6 �39 HCD REVIEiMED QR�4Ff MOUSEIVG ELEMENT CHAP1"ER 4 Housing Element Figure HE-1 Priority Housing Element Sites: Scenario A Applicable if Vallco Specific Plan is adopted by May 31,2018 If Uaflco Specrfic Plan is not adopted by May 31,2018,the designated Priority Housing Element Sites will be as shown in General Ptan Appendix B,Section 5.5:Residential Sites Inventory-Scenario 8. fVorth Vallco � Park: ��` < Sunnyvaie 600 Units ay,� :�-, Los Altos r� � P� � �i, __ � k . �"j � 8 g � . .0 1 .rd�4� a �''� � 1 p � �r i � ��' � \ �` �„ f. i h,r x�1ZNamatons�,'�Nl�;. �:�-�E � � '�..�. � �� 1 1 � r" �ua n h ^� ,4i.: ��` �'l .1�'� ��r�� , �h� . 1 , �� . ��'"'��'sr�'°'�i�t�t �`J8IIC0 J� 4 .;�i � _ "� I' ., �� f�. `'^„� ,,,�i�,�.y��iwx�s�'�._ Sf'lOpp111g � .. �d �. i � �. �� yl. �.� ` `-�� e,z Y��co }b ��,''rk��,�r,i° '��District: q *d��. � �� ;- � z 363�nfts�.�n�'"a. �'��' s'. 389 Units � '�� ;� i � < '; < � � , ��r�s�� r •-�y"--',�''� r�� ..� /� C� �. t � { :�!� '' ✓ �.�5"--f"_.'=r��r,�a ;C�f�1� . �� r ; .s ' . . ` $' r ,t -I 7 re. �� _ . a t� � #. ,, � �+ � �,s�; 7 . Santa Clare � �. .+`. t"''� �"�_ 4 w'u��,�J x z.��,.�l aT' i� � �� .t� > �9�Jt�} � �� "'^. �r � /P . P -w � i . Mx n5 I�t r c�t. � P �� '� �P 1 - � A3 Daks :� �. �t h� r Y �ra @00�rrtt5` �'��,`1 t t �3 �' rti 5 r v r-F t> �� t' i f � ° „� .. . 1 20Cunits �r � r�� c - �� ;� �-�-+y�X�n ,4w�� `t."`^,, +„ 'rJ d 4� . .i ; � C' e } h �- / ns+�ac E� � �� /S �� .: '� . t�,L�`fx�, "`�r � � 7iu rcs' 7 . � �� ,� . . E -�. y.�; � t '� '1�� 4�, il � r � � � :.� � i�+ { � . i 4:r � � , , �� 4 � J ) � p ' �.:.,: � ' �� F a: ,--= 1 ' ° . . E -: � . .� � � �� ..� `i•��` '.. f .. .�: ,-; � ��.. . �, ; r.e c'� �` +� � .. .. �.,: . _,__,_�.__� ': . ` _� ..:..�'.---;'-.. . ._. �.. e r 9 .....:....�.::.... . - .> . . �..�� ...�. a°'as� :'.� �' �" �.. '.� � -� �o ti � �l�- � � �� e he ^� � �:� � � �� . � �.. y � -� + San Jose aCi}��f � � � ,��.' � -.: �'`,' ..� e .�.�� `l't ) � (� r �� 411 Units t t �+ -��°-.,`.-- s ,.<.-.�-�°�U--..•„_' i� � '.�� _... Y \ � �f., J� :':�� ;�—,� . ° %a �yf � .��'F � �`� + � -�..�, . � -� �S�r--"'�� , ,� . /.g q ` E �; a: 5 t 7�� 1 �c;,� � ,� �' a�;y..:....,„, '�..;�„,� �o..d�`'...� � i J � �; � � -�— ____ ,\ i: ��.;.�:� � � �" Legend � � �� Housin Elements ,... ...... ;:.� � City Boundary .t¢5h�;, 9 Sites --@ m- Urban Service Area Boundary �� VTA Priority — — Sphere of Influence DevelopmentArea — Boundary Agreement Line (PDA) i ��¢;.� Site Number:Realistic ��:.� Unincor orated Areas """��' P Y I P Ca acit.No«:n��i,�,� <apadTy fs generatly 85%oF 0 0.5 1 Mile ma.�mumcapa<icyanowea - - - Special Areas � 0 1000 2000 3000 Feet o�soo i000 Mere�s �� Heart of the City 0 � North Vallco Park 0 Vallco Shopping District HCD REVIEI�VED DRf�FT HOUSIh1G �C�EI1/iER►l' H E-1 7 140 2040 CE �IERAL PLAN City of Cupertino � �G � � a �� r,� � , � �E r, � =��S �=r*f � � �� fi�rvt ,� � �� One articu ar site wi involve substantia coordination for � r�� r �� i r��. � z�� i� �� 'a F � x } �� = � � � �:� � -� redevelopment (Vallco Shopping District, Site A2). Due to �� .��a� ��F„��,�x ` ��w '��+. -� ,� � �. � �"�'�' ��, , y" ` the magnitude of the project, the City has established a x;�'� �� " `� � �'�'i � contingency plan to meet the RHNA if a Specific Plan is not �. � � �' `�'� �A�< � � � approved within three years of Housing Element adoption. � �� `�� qs � ��"�� ; ��`� This contin enc lan called Scenario B and discussed �;�� : � ��'�� , . �,�� 9 Y p � �� '� �"�=�� °�� '�`� `: further in General Plan Appendix B), would involve the City � , �� r u ..,�� s .• .�,;:. removing Vallco Shopping District, adding more priority � � ' � .f f � n-��" �k sites to the inventory, and also increasing the density/ Cupertino has historically had more jobs then housing allowable units on other priority sites. __ _ _ _ _ _ _ _ _ _ __ _. * � IY� . ..�..�. , .. _. ' 5..," �:., . �...'rv' T*::�..: ..4..�- _ &c:.��1 t'..�;��. G Cti :"t ..-�.T;:-� ' }�'� I C � e � �� r3 e� o � � _ � '� v� � . � ' �'+.*�.ni ,�; ��,�+-', �t #:�. � '+�" �:�. ''�' .F i" ��. �7�"�e. ,� ,� } .. # v.� ..A.' .�.:d � �.' d �! �,. �� $�Y^t� �t�'�� k a.,. �.��'3h � x '�`'�'..:;� [f �,,v"� �.-� '�'"�. �-k� �� ,�5, �'rv'�i�,.�'�� '��,�'n�` �,�.b,Y�.."y a ''" "�.`�$`#`"'.."'�;' ��„�s� ` � .� P n�� "a�"`��$'��''�, k'.G, r7 �✓ r.z�'�'� �a�'� A: I 4 Ga�'^*'`�'c`7`°c.�J� ' �i Y"' - 'r y �, Y t,� �� ,. -�r�,"�. ��,"�� .�rg� �s u�,�' r t'�.�� d} �r s�� "��''�*�{' H� t x��,� � I �� t�. , �., ,, .�1., d s 4, tx r��' �rr� � ��r ��"�k��'a v�r"�,r�+ 3 n �, ' �`��'r�t�� h �' �' " �a cr �o — 4�� ,��.�s{ �� , z�r� ��. �o�"` r�'x f� - � �` '� .�� r y "� ��5o t a a� °�"� ��+,�tv��,°'� � f �,; �4�� ,�J �� '� '��,' s a„`� �,j, ,�` �a`�,a � ; fi t �a� � o 0 0. h i �,��'"S��' ��'�'�?�R ��`^"� ��'�� ;�n � ��.�e 'a. s � k� �„�,,� �. �;', �� '�a �z�a.s„a ��"�`�ix'` R�. ��m�,, � � ;�,, �,��'��+,,. 'h,��"�iz ''�'' :�� 'w,>, ,� �� ;,,,,�� ;,� ^��z��rt.�. ;„3� r;��,� �;�� ,�„* �i �.4,,..$a i �t�, r-�'�i"�ka � �77� . .d ..�l��';.'z 5.v+. ;i;,�^`�r' .'�^ s��:m ip. �,��1"t ,z '^�4,� S�k.r.��`,�r ,�"' v,a;,�.t �. i :� .e . ' . „er�e ;,.� '�'�' ; .s�� Y", �. � d ��rv��. .°�Slk'i_-. -t�,��_:��ya g.,r,n��.P Y� ?° , ��.�w '.v.�'i: r7�'w7 , �sP.��,� � ; '_ 3 Htgh De:nsi�y ' t Nortli � , � 75 ft, or 60 ft in certarn � '' � Site A1;(The Harnptons) ; ;; ' 85 � � 600 net ; ; P(Res) � Uallco Park � � .loca�ions ' . � > � �, - . :....:...... .. .: ;.::... .. .. ..3.,. . .....;. . ...;: : �. ` . ... , � .. Site A2 (Vallco � RS/O/R ` Val(co � � height to be determined � ! P(Regional Shopping) � Shopping � 35 in Vallco Shopping � 389 � Shoppmg District) � & P(CG) j District { District Specific Plan € 4 9 s � Si�e A3{The Oaks z ` C/R ; ; HearY of � � �-5 ft ` � � � Shopprng Center) � t?(CG, Res) � the C�ty � 30 < � 200 � , � .. � :. � .:::. : .:.. ::.: , ! . ,,. ;. . � ( Srte A4 (Marina Plaza) + C/OIR s Heart of � 35 ` 45 ft , , (CG, Res) � the City i # 200 ,........ _.. ::.:.:.t..................... P � �.. , , � ' C101R t Heart of � � � Site A5(Barry Swenson} � � � 25 � 45 ft 1'f �,�.u..�.._.�.� .._..., ...._... �._�...m_..,_w'.__. ,...�...P(CG, Res).��._.�._�.�.M the City,..�_......._.�_� ._.�_-�___�.� ��,.,.M_. �z.._..�..,_..._.�_ �. ,n�._�...,._._.. ` :. �, � , �;,� To$al � 1,400 � ....�,�,,,,.,,, ��N,,,,. ,.,,., ,�, ,,.�..v.o 4.a.,�,�.� .,,,,..,. ,�„n,,.w� ,.,�.,�w,�.aww,,,,w..�..,.wu»,n ��,,.,,,, .,��,,,, ,....,�„,.,.n,.,,...�.�,�.�.�m.�,.,�....�,m.,..�.__..�_....,,.�..�._..�.. Notes:Zoning for Site A2(Valfco)will be determined by Specific Plan to allow residential uses.Site A1(Hamptons)height limit of 60 feet is appficable for burldings located within 50 feet of property lines abutting Wolfe Rd,Pruneridge Ave.&Apple Campus 2 site.Site A2(Vallco) height wi!!be determined by Specific P1an.For more detail on height limrts,see Land Use and Community Design Element,Figure LU-1. H E-1 8 141 HCa REViEWEE7 L?�AFI'MOUSlR!G ELENfEhlT CFl�al'�EFZ 4 Housing Element HOUSI�IG PLA1V , This section presents the quantified objectives for new housing unit construction, conservation, and rehabilitation during the 2014-2022 projections period, as well as the policies and strategies to meet these objectives and address local housing needs. Policies and strategies are grouped into the following goals: � Goal HE-1: An Adequate Supply of Residential Units for all Economic Segments a Goal HE-2: Housing that is AfFordable for a Diversity of Cupertino Households � Goai HE-3: Enhanced Residential Neighborhoods m Goal HE-4: Energy and Water Conservation � Goal HE-5: Services for Extremely Low-Income Households and Special Needs Neighborhoods � Goal HE-6: Equal Access to Housing Oppor�unities o Goal HE-7: Coordination with Regional Organizations and . Local School Districts This section also identifies the responsible party and timeline for each implementation strategy. ��n��f�e� Obj��taves Table HE-6 outlines the proposed housing production, rehabilitation, and conservation objectives for the eight-year Housing Element planning period. HCD REVIEWED QRAFT HOUSIfV�G ELEMEEVT HE-1 9 142 2040 GEIVERAL PLAN City of Cupertino _ __ _ � : • � � � i : i . � . ir � � ,�,��,� �� ' °� ��b�. , , G y � • ;.�. ��. 'i A r � ' . N u • l I � � i�,F � RP 4 f a k • i � �' 6� �� B B 5 ,r�� .h �� p � O 'i . p . f! � �� r �� .t 3 �" �x'x �,.� � t �Y . . ... � � , .�' � . .:... .. . ..: . �. . ..; -. �� Extrem�ly Low �' 178 � 1� . � g � . ..:. .... . ...... ...... . ::.. :.... .. ... .. .. ...:� ....... .. �. . . .... .: .. ...... �. .... :.... � ......... . ...... .. ..... ... ..:� � Very Low 178 � 10 ? ............................................... ............................. �................. ..... _:...::.._........:.......__.._...:.:......._.........._._...._......._..........:.:..:..::..::�..::._................._._...._..::..,.:..............::....::.:......::..::.-:::...:.............:.:.:::.::::.:_::..............:.........................-:::x::::..::::.::,:.:::::..:::.:-.:.:::::::::::......._....................._.........: �.::>. ,: �::�:;..°:.5>:::::. -::-.::-:::->,: :::..,,:;..:�:>.;� � Low �. 207 �. �0 � ..:. . ..: .... . ... . . ...... ... :. : :: . : � ... ::... .......:. ... ..._: Moderate 231 � �.. � _.. _ _....................._..................................................... . _........._........�.......,....................................................................................._............................................................._.. �.....:.._.._:....._.............................................._...._...,.:.:.:,..:..:.....................:::::::::..._.:.:>.,....>......................................,.............................._......................................._..............:,.:..:.:.::.:.:.:.:.:.:.:.:.:.::..:.:.::.,.:.:.:.:.,.:.:.:.:.::..:.:..... � :> :..:.. .::.....�. _..,......,.,.,......:........ k .::;:;� � Above Motlerate 27(� � ' k ::::.: ,, . ,.: �.....: .._ ...... . ..... :.. .... .._ . ... . . . . _..... ; .::.:... � Total � 1,064 � 40 ��,nr��mmnN�.mmN 8 ,�� ..._...�...,..______---------_____.__._�_v_��w...._W..�_..t ov..�.,.�„�,pc.,,�.....�..�_.....__.�.. Source:City of Cupertino,2014 � y� , v r � � t :� �r � � � ; ; �:� � � � ``� ,��"�� '" �� c ��{, � � ,r M7+, vF. r �" ��' �r�¢a �,y .;� ��r, t � �� .�'�= + 1_'„ 'f'`+� . "4��'� '.t�r� i��.,.,. �s ��i,. � 'CM � r ,.„� I :�. Uk�" 9 .d t ��' 4 -0��,� E'o�icy HE-'6.1: Provis��n of �,deqa�ate Capacity �or BV�rr� C��struction I�eeci Designate sufficient land at appropriate densities to accommodate Cupertino`s Regional Housing Needs Aliocation of 1,064 units for the 2014-2022 projection period. � f'olicy �°IE-'f.2: Housia�g ��r�si�ees Provide a full range of densities for ownership and rental housing. �'olicy �E-1.3: 6Vlixed Use D�velop`�ent Encourage mixed-use development near transportation facilities and employment centers. H E-2 0 143 HCD REVtEWED DRAFT HC3ttStNG ELEMENT CHAP�ER 4 Housing Element Implementing Strategies Strategy 1: Land l9se Policy and Zoning Provisions. To accommodate the Regional Housing Needs Allocation (RHNA), the City will continue to: � Provide adequate capacity through the Land Use Element and Zoning Ordinance to accommodate the RHNA of 1,064 units while maintaining a balanced land use plan that offers opportunities for employment growth, commercial/retail activities, services, and amenities. � Monitor development standards to ensure they are adequate and appropriate to facilitate a range of housing in the community - ■ Monitor the sites inventory and make it available on the City website. ■ Monitor development activity on the Housing Opportunity Sites to ensure that the City maintains sufficient land to accommodate the RHNA during the planning period. In the event a housing site listed in the Housing Element sites inventory is redeveloped with a . non-residential use or at a lower density than shown in the Housing Element sites inventory, ensure that the City has adequate capacity to meet the RHNA by making the findings required by Government Code Section 65863 and identifying alternative site(s) within the City if needed. ■ Priority Housing Sites: As part of the Housing E(ement update, the City has identified five priority sites under Scenario A (see Table HE-5) for residential development over the next eight years. The General Plan and zoning designations allow the densities shown in Table HE-5 for all sites except the Vallco Shopping District site (Site A2). The redevelopment of Vallco Shopping HCD REWIEWED DRd�FT H�USII�G E�EI�PEE�I' H E-21 144 2040 CEiVERAL PLARI City of Cupertino District will involve significant planning and community input. A specific plan will be required to implement a comprehensive strategy for a retail/office/residential mixed use development. The project applicant would be required to work closely with the community and the City to bring forth a specific plan that meets the community's needs, with the anticipated adoption and rezoning to occur within three years of the adoption of the 2014-2022 Housing Element (by May 31, 2018). The specific plan would permit 389 units by right at a minimum density of 20 units per acre. If the specific plan and rezoning are not adopted within three years of Housing Element adoption (by May 31, 2018), the City will schedule hearings consistent with Government Code Section 65863 to consider removing Valico as a priority housing site under Scenario A, to be replaced by sites identified in Scenario B (see detailed discussion and sites listing of "Scenario B" in Appendix B - Housing Element Technical Appendix). As part of the adoption of Scenario B, the City intends to add two additional sites to the inventory: Glenbrook Apartments and Homestead Lanes, along with increased number of permitted units on The Hamptons and The Oaks sites. Applicable zoning is in place for Glenbrook Apartments; however the Homestead Lanes site would need to be rezoned at that time to permit residential uses. Any rezoning required will allow residential uses by right at a minimum density of 20 units per acre. !�E-2 2 145 �CE� RE�iEIoVED �RAFI" HQUSEI\!G ELEM�NT CHAPTER 4 Housing Element __......_. _..._ _ _ __ _ __ _ Cupertino Departrnen�t of Respons}ble Agenc�es Communrty Dev��opmen� P,lann�ng DivisEan � ,, . ._,. . _. . .. _.. �,. _... ... . . .... _.. Ongoing; Adopt Specific Plan and rezoning for Valico by May 31, Time Frame: 2018; otherwise, conduct public hearings to consider adoption of "Scenario B" of sites strategy. Funding,Sources N;one requ�rec� , ; ,;, , 1,064 units (178 extremely low-, 178 very low-, 207 low-, Quantified Objectives: 231 moderate- and 270 above moderate-income units) Strategy 2: Second Dwefling Uni#s. The City will continue to implement the Second Dwelling Unit Ordinance and encourage the production of second units. ' ; Cupert�no Departrr7ent of; ` Responsik�le Agencies Cornmunrty Deueloprnenfif = Plan�ing Dirris�o,n Time Frame: Ongoing Funding_Sources None requ�reel Four second units annually for a . Quantified Objectives: total of 32 units over eight years HCD FdEVIEWED DRAFI"!-EOUS111lG ELEMENT H E-2 3 146 2040 GEfOB � R�lL F' LAN City of Cupertino a �,�,�r�� Strategy 3: Lot Corasolidation. To facilitate residential and � !��< , �` � ,� J.� �` f� mixed use developments, the City will continue to: 5 �: ��_., ��'� � ` �, ��, . F ��f�^ �,� '� �� M�. ��n '' ��-�°�� ' _�: o Encourage lot consolidation when contiguous smaller, � . �,� �'�� ,;� +�'�� '�� ,; ;. b �u��' y ��° �'� . u��a u n d e r u t i l i z e d p a r c e l s a r e t o b e r e d e v e l o p e d �'ry ��: �,��, , �,� � ' � ��r* ,� � `^ ■ Encourage master plans for such sites with coordinated a."re�.' '�.", 4�}.y�,;t,.�� ;' � w �=� _ ' access and circulation .�� '�� '.� � � � 4^�' � � Provide technical assistance to properry owners of Cupertino will encourage the development of mixed-use centers adjacent parcels to facilitate coordinated redevelopment where appropriate ■ Encourage intra- and inter-agency cooperation in working with applicants at no cost prior to application submittal for assistance with preliminary plan review. Cupertinci Department of : � Respansab{e AgencCes, Cornmunr�ty De�relopmentl' , :; ' ` ; 4 Plarining Dav�s�on � Time Frame: Ongoing funding Sources � None requrred ; ;; ',{ Quantified Objectives: N/A Strate�y 4: Flexible Developrr�ent Standards. The City recognizes the need to encourage a range of housing options in the community. The City will continue to: � Offer flexible residential development standards in planned residential zoning districts, such as smaller lot sizes, lot widths, floor area ratios and setbacks, particularly for higher density and attached housing developments � Consider granting reductions in off-street parking on a case-by-case basis for senior housing. N E-2 4 �47 HCD REiJtEi�lE� DfdAFT NOUSI�!G ELEMENT CHAPTER 4 Housing Element � � �x t : ; �upert�no'Depar�mer�t o-�, �., � ° �`�, � ,�� ° � � > �. �2�spons�b�e�genc�es Carnmu�rty ae��lc��rr�ent! � �� ' "� _ � �� , t ��;� r Plar�r��ng Di�i�s�on ;� '�` e�. ,�i .* : ......: , �,.,._.: ..�.,. :... ..... :._ _. ..,..� „.., ,.... . .. ... , ..., .�..... .. ._ ,. ._.. � '�� -��°� ��,�, ,�� ,�-. � Time Frame: Ongoing ; ` �unding Sot�rces � ,�tone req�arret� : �`r �. ,� 1 r 1 � : .4 ^��`� _ ,..._:.`, . _„>_.: �, ., ...� ...., ,..�. ... ._.�. ..,... ,,... ..... .>, ... . .,.,, ,^sii' { � f.,i�� Quantified Objectives: N/A �.��kb �� `� ��.�� , :� �~f�.��:�" Strategy 5: Heart of the City Specific Plan. To reduce The Housing Element should identify land constraints to housing development, and in order to ensure at appropriate densities to accommodate that tlie designated sites can obtain the realistic capacity the Regional Housin,g Needs Allocation shown in the Housing Element, the City will review revisions (RHNA) to the Heart of the City Specific Plan residential density calculation requirement, to eliminate the requirement to net the non-residential portion of the development from the lot area. ` CLtper-Ei�o {�ep�rtment af 1 Respans�b�e A�encies Commun�ty Qeu�loprnentl Y ,� P(ann�ng I��r�st�sn ::. .. .. .: . .. ..:. ,� . ...v. ., .. .... , t : . . ..> ,. �...>..:F. ....�... , �K Time Frame: 2016 Fui�d�n,g Scsurces .. �N�ne req�tired . . _ _ .�._....t... ....� Quantified Objectives: N/A � � �� 4s � ,� �� , � �; ,�"�"�r ��i ,�� r ��, �,�y,��`��' � k� r��,�� t� � p a�k� y � �,j�, t i� �' P �' ��*�4��' '�(7��,,. � �5��3��'p �� K".�`�� ffi'n 8 T� �� i��r��' �� 4 mk� � ya a *,,"� n i- t �'�� ,'m��` �. R ,�a. .,� +} i i � �� f i �,. �Y Y�.��"°'�{',' "� s��,� � ` �,g� � �� , ��'"J ��r'h� �' : �h.'fi2� �v'v p�,," 7 ,9�! q3 l W I t M ' � ,� ��F.'T�:1��1� ,7 N� H a'� .�t ': y�5 ''�r�7 ��''!��.��' '� ��'�i��f'�1��,Y�i'�M1��tt�{t; d�r,�i�`4�4� �Y'�'as�i„i}�i"��R�"`a u�Y�.��£'�� +` �S �'�. ��{!`i .5`f�Y 1� �7��`r��S A U I .{��$�y?,�lY,W f �k y { ,? .Sr{ U �'�� '�r�.: U 1�'�P r t 1 L,n�$a� �P5� .t6. ��..,� .�,Q ,1Sn. 91`�,e.. Po��cy HE-4: Housing f1�i$i�ation , Ensure that all new developments—including market-rate residential developments—help mitigate project-related impact on affordable housing needs. HCD idEVIEWED DR�4FT HOUSIfVG ELEMENT H E-2 5 148 � 040 GEiVERAL PLA �!! City of Cupertino �u��sp`s��' ��,+� xi A,� , �r�`�'�i��°%� ,"»�a�`� �0�� -�: ��GS � O� �Ol&Q's48� � �y�S 't�+t�'�''��h��'?��d�',��°�.��"��"�°�'��'��;$�� ^ ��'�� f" .yu �q�' �,�'S te N ,� 2� �t'� ,,sy h,'a� `��'°° `�L�' �`�,��'(".�rF�'� ��4'�v{2�i.i��'3Y��Y�� +^��r� aT+w "x- ��,��;��'��I��"��"��;�°�'��+��t��`�.� ��`��.r�`�� Encoura e the develo ment of diverse housin(y stock M � 7�i�ta�t��uly(��s�,u�u'�rr�� ,�r'NA �r 8 J'�' � � J � ��4� F�`f F yir 1 A��*4.�i l� h ..�"°I�'w,�,,. s �, �� r��'��`�"` ��'�,� � ; that provides a range of housing types (including smaller, � �',�� ,�, � �.� �� '��'"'�"�^�i��'`��.�� t , �, e°��`�� ;�"�� r�y��,�� `� � ,< moderate cost housing) and afFordability levels. Emphasize ��f fh�'��S��P'�n�',�".��},�"�F�YI�{�^�'"�� '.:_ �'?i X 7�� ,�,,��„�� -i �,� �� the provision of housing for lower- and moderate-income - .,�-t � ��,��;� �.�,�� , ,� a x�'t��'� �'�'��'� �:�"��"��,�� ' � x households including wage earners who provide essential � }�E��' (�JI7a�'a,��t�`z,. '"up,,�'�-`v � y�t`'� i �"�, �.'�^z4:.-ti`�'4 �'N,,�a� -K'�`!".�� $ " f�;�K--,� r �t��,�, �Y� t�.�r �, :� public services (e.g., school district employees, municipal �� ; �t �� ,#��,s�t''��.� , ' �'��`�1a " and public safety employees, etc.) �� }� � `,�� C ba'�� '�x��t�++�u�`i f",��ry� ��.�,�'�'� � P y S .l l � ti.W Y —'�1 itj� 'S s -��f ��C�� ,� � �� * ' � Pe��icy E�E-�e �e�r�6a��er�� c�$ ��o�-da�fe 6�o�as�r�g '�;h�y .��_� �' &Y �. �+"�"F'w' �� '"��k� nr y.� �".m+:�`� k �N �°� � �� a��,��"��'a�� s��, ��z�� r�6'iC� ��L9Sif'�C� �Q6" ��C"�C?f1S �l6��1 ��3��6�0 �€e�S �;�� y�,�',��a�,v,�,� `��.'�t�r��Fs �� "`��°��%"��r�� "" ��" �� Maintain and/or adopt appropriate land use regulations and ��b,i ��{ �� ` : � �� '�'`��`��'��"� �� '��`��'��, other development tools to encourage the development '�''" l��u., '��,.,�.;*' �` `..-,�.�.,,.��^. ,v�� .. ��'�"y � M F� of affordable housing. Make every reasonable effort to �� ,,�� ,�x ��a� }� ..��'�j�,�`�e�i��c��x�'�`#� 9i! tv '� �� ,' 7 °3'��7aa�.��{+� + 'ti��.�� e�.- `W '�� a hy � „S �: ,� �� .�� `��,�� disperse units throughout the community but not at the � � `"�'+ a�4,Sx�'�t- }wfi'.�' uF: 4ry�A�� '� � � � � ��' � �� '�� expense of undermining the fundamental goal of providing � � � ,��"�'�� ` a �, ��z'�'�'`'�L��'�h�:'��`�� _, �"` ��;��e affordable units. � � -`�;f�� 4,�11�i�'i � ,� '� 2��'��x' ° k��` ��`��s�°��' ��' Implementing Strategies �� , �-n� �r;�� , �� : �a �„' yc �.'�r? r �' +�` � .. � '� 'i% � ., ,# �,. � �&� � P� �: �� i'� ,� `'�'�� .�$,� Strategy 6: Office and Industrial Housing IV(itigation {�,: �� "'4� . � ,�.� r`� ��, �x��y ��" ,�"�� e�; Program. The City will continue to implement the OfFice .,. r t �"�r:u ,��,. �"i�„„�+� ,��5 N � x 4,..k ` • � � ' � �� w, �,, � " and Industria! Housing Mitigation Program. This program �� ,: ��x �""' � r.�� f��a ��.E� � � `�'; ��, �v h� ��4 �� :� , � :-� � requires that developers of ofFice, commercial, and �� ' r r ' � : �, �F` �� industrial space pay a mitigation fee, which will then be �� ,�� r "�7�°.., "��"'�-��'��,.�`��t a��r��`` used to support afFordable housing in the City of Cupertino. ,��,,u��. A range of housing options shoufd be These mitigation fees are collected and deposited in the encouraged in the community City's Below Marl<et-Rate Affordable Housing Fund (BMR AHF). Cupert�no Departrnent of ` Responslbte Agenc�es Communi�ty Development/ ; ' y Plarining D�visicin : -` : Time Frame: Ongoing Fund�ng 5ources SMR AHF = . ,..�.a ,.�,., , .. . .._. . . .: .. Quantified Objectives: N/A ��-2� 149 HC� REVEEVVED �RP:FT HCIUSiP�G ELEMEI�T CFiAPTER 4 Housing Element Strategy 7: Residential Flousing iVlitigation Program. �,;�� : s �a� The City will continue to implement the Residential �� + � � < ;� `�'�� ' , rn n A��('�, � i;:��"a tt r.`b- �l T�'�;i<f: Housing Mitigation Program to mitigate the need for �:,��,�� '�,�^: ��a,�� -�� afFordable housing created by new market-rate residential '"��'�u�, �.,q �� `- �'�,,�,�`-,�. '� � �� t , � : development. This program applies to new residential � '° �.�.,�_ ��"� �� . d .., � .. _��"w,µµ�� .��.��'� development. Mitigation includes either the payment of ,��.�� >J ,,;�� ,�- ��„�,�; the "Housing Mitigation" fee or the provision of a Below ��'�� °�"�p �� r � ''�� a ��n �� :��,�� Market-Rate (BMR) unit or units. Projects of seven or more �� ,��,� �,�6 � } �� "',.,� ��"��" ��, " �.'"'c'��-�',.`�'��k��„��`�,�.�.�,��,�� ,t� for-sale units must provide on-site BMR units. Projects of six Lot consolidation will continue to be units or fewer for-sale units can either build one BM R unit encouraged for development or pay the Housing Mitigation fee. Developers of market- rate rental units, where the units cannot be sold individually, must pay the Housing Mitigation fee to the BMR AHF. The BMR program specifies the following: a. Priority. To the extent permitted by law, priority for occupancy is given to Cupertino residents, Cupertino full- �time employees and Cupertino public�service employees as defined in Cupertino's Residential Housing Mitigation Manual. b. For-Sale Residential Developments. Require 15% for-sale BMR units in all residential developments where the units can be sold individually (including single-family homes, common interest developments, and condominium conversions or allow rental BMR units as allowed in (d) below]. c. Rental Residential Developments: To the extent permitted by law, require 15% rental very low and low- income BMR units in all rental residential developments. If the City is not permitted by law to require BMR units in rental residential developments, require payment of the Housing Mitigation Fee: d. Rental Alternative. Allow rental BMR units in for-sale residential developments, and allow developers of market-rate rental developments to provide on-site rental d�CD �dEVIEWED DRAFT F�OU51f�6C3 �LEfttsiERlT H E-2 7 150 � 040 GE6�PERAL F' L�. I�I City of Cupertino 3� ��`k i�a�*'C��'y�r�i" s •�� '�"�` zr °�i ^ � " Y� y F BMR units ifthe develo er: 1) enters into an agreement �s "ls�` �"`t�� t��"'�" �tnS�S�"i7��'' � � � �P � r�...��,»��'-- ,s��l��,a�p�`S +,'�� ` �� limitin rents in exchan e for a financial contribution or a p�� ---� -�-�-� ,�� ,� g g `��r��z��`w�--- :,�,..� r'��`��k�w� ��r ��„�.��"�� type of assistance specified in density bonus law (which �� ;�,i� �� --�---�k � �a�,E� �;�,: "x`gmr '�4� �� 4 . � �','�;- �� , �: � � �,�,t� ,�,&�<�{,�,. includes a variety of regulatory reliefl; and 2) provides �4� --��t�t�� V� very low-income and low-income BMR rental units. � � x � � �� w�=---�,r �� y4k �� F,;� ��; �� ;�� e. AfFordable Prices and Rents. Establish guidelines for �� m��:�° "� ` � �� '�,� "_ - afFordable sales prices and afFordable rents for new `� �" =v .v � �`�.JL -��_ ��'"-�-�� afFordable housing and update the guidelines each year Development of housing for persons with as new income guidelines are received; special nesds rs a prrority for Cupertino f. Development of BMR Units Off Site. Allow developers to meet all or a portion of their BMR or Housing Mitigation fee requirement by making land available for the City or a nonprofit housing developer to construct affordable housing, or aflow developers to construct the required BMR units off site, in partnership with a nonprofit. The criteria for land donation or ofF-site BMR units (or combination of the two options) will be identified in the Residential Housing Mitigation Manual. g. BMR Term. Require BMR units to remain affordable for a minimum of 99 years; and enforce the City's first right of refusal for BMR units and other means to ensure that BMR units remain affordable. �upertino;Depa:rtmen� of � ' J Cornmu�ity Developrnen�l Resp;onsible Agencaes � • ' : Pfan;n�ng Div�sion and Housi;ng :, � ' : Div�sron ` ' � ' _._-:` Time Frame: Ongoing Funding Sources: BMR ANF;; ' '°' , . _. .,... . . ... . . ....... ..��.. . . . ...�... .. ........ Quantified Objectives: 20 BMR units over eight years H E-2 8 151 �CD REVIEWE� �R��1' NOUS!(�!G ELEi1�lE1�9T CHAPTER 4 Housing Element >� � � �tt < < � Strategy 8: Below Market-Rate (BfiliE�) Aa#$ordabie ; ry �, y� r �� i��` s � �,�`S� Housing 1Fund (AHF). The City's BMR AHF will continue y � ' ` "�'� �� r� � w to support affordable housing prajects, strategies and ��; �, ,,,��'��«'� '��. �„ �,,�� r �. services includin but not limited to: '�� "� ��'"'��}�� `��'� / � �� 4 4V'{ -yEE ti �' 'i�•k p �.� ,� � �� ;�� fy� ��} -� � ,� .� �� k � t�� h �� ; �, a � C . � BMR Program Administration ��¢ 7 ; �� ^�� ,�� ; �� ■ Substantial rehabilitation �'�� r �� ` ,.� � . ,. ,... � o Land acquisition ` The Housing Plan shoufd encourage a � Acquisition of buildings for permanent affordability, with drverse stock of housing types or without rehabilitation ■ New construction ■ Preserving "at-risk" BMR units � Rental operating subsidies ■ Down payment assistance ■ Land write-downs � Direct gap financing o Fair housing The City will target a portion of the BMR AHF to benefit extremely low-income households and persons with special needs (such as the elderly, victims of domestic violence, and the disabled, including persons with developmental disabilities), to the extent that these target populations are found to be consistent with the needs identified in the nexus study the City prepares to identify the connection, or "nexus" between new developments and the need for affordable housing. To ensure the mitigation fees continue to be adequate to mitigate the impacts of new development on affordable housing needs, the City will update its Nexus Study for the Housing Mitigation Plan by the end of 2015. HCD REVIEWED DRt�,FT HOU51f�lG ELENfEN� �E_2 q 152 2040 GE9�IER�► L PLA �! City of Cupertino �.:.Y �"4-..;;� �n� � ..... . .... .:�.:: ��- ,�: � .� ,, �- upert�no epartrn�iit of� � � � �� . C �r G� �� Cornmuni�y Deve(opmentl' '� ��&�� Responsibte Agencres �mY�N ��r°�54�� L a � : . ,, ,p� � : .�. ��„�"i� �r�� Plat�ning Dtwisron and Housing � � ;� :; �„ � „ I� �� ; :.. _.. Div'rsron.. . x^ � ; , ; w > .,. . ., .. . �` � " ' �� '�'`� `�� Y ��'�� Ongoing/annually publish RFPs � �� r : � � ,� s .�` ��' � ��,�� ;'�� F �� s Time Frame: to solicit projects; update Nexus t��. �� sr�t{�;� �, .��` Y;r� � Study by the end of 2015 -� , ; � ��, , ' _ ' Fun�ing Saurce� < BM;R AHF Cupertrno's Befow Market Rate AfFordable Quantlfied Objectives: N/A Housing Fund will contrnue to support afFordabte housing projects,programs, and services Strategy 9: E-iousing Resources. Cupertino residents and developers interested in providing affordabfe housing in the City have access to a variety of resources administered by other agencies. The City will continue to provide information on housing resources and services offered by the County and other outside agencies. These include, but are not limited to: ■ Mortgage Credit Certificate (MCC) —Santa Clara County Housing and Community Development Department m First-Time Homebuyer Assistance and Developer Loans for Multi-Family Development - Housing Trust Silicon Valley (HTS� ■ Housing Choice Vouchers (Section 8) - Housing Authority of Santa Clara County (HASCC) � Affordable housing development- Santa Clara County HOME Consortium The City will also continue to explore and pursue various affordable housing resources available at the local, regional, state, and federal levels that could be used to address housing needs in the community. H E-3 0 153 �CD REViEV�E� DRAFT P-fOUSiNG ELE�l�tENT CHAPTER 4 Housing Element � � �� , � ��, �r�,�� CI.If�Csi��I�fl DP.�.3�#rtT11E'i11� O� �"�" ��' '�" ��,,,�� .', s "" i r .,�'�G�CI�wet .�� t � : -' �`�� r��' .�" '��x�"�' � ��``� Responsibfe A�enctes Commun�ty Deuefopmen�/ ��`��'' � ' �.� ��',i`�� '� � ��"..."'.�„�.,. ��`. = Housing p�vis�on . �,��,..�� , ;, ��v �� . �, .... : . . . ... ..:... ::.. ,.., .. ; .. .. : . . .. .... ._ � k ' � �� k� ' � �!� h �I I �y.i 5.,... . � �." ti�,�� '"� "" ��sa L° � ��i'�icR��K�'y Time Frame Ongoing `�� `�el� $,��ti '��, f� �. � �, �� ',� 4�,�� F�� ,� � �r , � Fundrng;�ources ...� None requir�cl �' k ��, ��,�� .�� ' : �^ �� ( ,a. _ ..... . _. . �,,_.,.. ,. ... , : . ,..:. ,:: � �>,' k �� h�� ;�, Quantified Objectives: N1A ��' f,��f�= ��'��.�� < z+� ",��ifi8 "� � �',.-�-*"r' ��?� {�� .� ��A Tw.�' .,..4 . ^�5+��.+5:�_;,.��"v.�� '�hk b tf,�G"� r.�`�.� _ Strategy 10: Surplus Properties for I-lousing. The City will The City wrll update its Nexus Study for the explore opportunities on surplus properties as follows: Housing n�itigation Plan by the end of2o15 � Work with local public agencies, school districts and churches, to identify surplus properties or underutilized properties that have the potential for residential development. ■ Encourage long-term land leases of properties from churches, school districts, and corporations for construction of affordable units. ■ Evaluate the feasibility of developing special housing for teachers or other employee groups on the surplus properties. ■ Research other jurisdictions' housing programs for teachers for their potentia� applicability in Cupertino. . Responsible Agencies C�pei tirio Departrnent o�: ; ` Cornrnunity De�eloprn�n�l ' ; ., , < Piamm�g Di�ision .. .. ., . ... , , ., ... ...� ... .,. Time Frame: Ongoing; evaluate housing pro- grams for teachers in 2015 Fund3ng Sources ; BMR AHF ' ," ._ . ..... . . .�..... ... :.� . .,.. ...._. . ..... .._._ .. . . ... Quantified Objectives: N/A E�CD REVIEWED DRt�.FT FSOUSI(�4G E�E�El�1�" H E-31 154 2040 GE � ERAL PLAtV City of Cupertino �'� 'r � 1�*'` ��+ �'`�� '�,*ru �� Strategy 11: Incentives for Affordab6e Housing ,i'�yl� � �y `.� � iR�n�r ��A a k �� n��'��'. ' a �� "'F��` � ��'�� Develo ment. The Cit will continue to offer a ran e �,,�r� .. y�� a� � ��rr tF�� p Y 9 r�w�„�r�a,.. ��r�ar '� t1 r,�b a c <�, y 5 r ��1+ *� e '� '�.J, $ r Rr n r r �� ,�� - ,..,. d�� r �K� of incentives to facilitate the development of affordable �'f��,��4 i -�m �t d'$ �4 k�v� +�� T� t a� �`�, �� ,�,�� ,��,p��,�� housing. These include: �� ;,��'t��w��,��.��'`"�L�,��.�.��,.^�,; `��,�i .:��. ��' .��,�� ,� ��+�,�,��'"�; , �� ^��°� ��,� �°� �.�� , �� Financial assistance through the Citys Below Market- � � �� ' .� �`��'�„��, �. ,� ��'�, ��: Rate Affordable Housing Fund (BMR AHF) and CDBG ,��.� '�9� i ��A M'�'",�,��"�„ a�"�t5 �* �. �y�ii�''y � f �'�§��Lj��; �'a�*��; funds a � �r e: �l�,f��i�tr��ii�,iqva � S!��.��f �� '*,�� ,��:.. �-�"�`'��'�` �'` � " � Partner with CDBG and/or support the funding The City's 8elow Market Rate Residential Mitigation Program requires a!I new application of qualified afFordable housing developers residentia!developers to either provrde for regional, state, and federal affordable housing funds, below market rate units or pay a mitigation including HOME funds, Low Income Housing Tax Credits fee (LIHTC), and mortgage revenue bonds � Density bonus incentives (see Strategy 12) ■ Flexible development standards ■ Technical assistance � Waiver.of park dedication fees and construction tax ■ Parking ordinance waivers � Expedited permit processing The City joined the Santa Clara County HOME Consortium so that HOME funds for eligible affordable housing projects within the City of Cupertino are available beginning federal fiscal year 2015. f�espnns�ble A�enc��s. Cupertino Departmerit of � C+�rrmrnunity Development/: ; ,� ; � Plannang Dtuisaan and Hous►ng ' Div�s�on : ; . ...... ... . . _ .,.., ..... .. ..,.g _ ,.g... _,... . _.__(_.. ,.._...y.. . .,. .. Time Frame: On oin incentives annuall publish RFPs to solicit projects); joined HOME Consortium in 2014 �undrng Saurces BMR AHF, CD�G, HOME, ;: � - Ge�ieral Fund : ,.... .. . � . ... , ... . . .... .... ..... ,....,�. Quantified Objectives: N/A �i E-3 2 155 �CD E2EV{ElNEp QRI�Fi' NC,�U�li�G ELEMEfVT CHAPT� R 4 Housing Element Strategy 12: Density �onus Ordinance. The City will ��r� ` *�� x '�'F��"�``-�„'��;i i�s r` �° � ' �p, `+.�,,,�,��,n,'��t s;�r�"�v �'� � encourage use of density bonuses and incentives, as ��tio �`�� `��`,��'�k��.`t �,��,��`� - �� -�'��:��, applicable for housing developments which include one of � �� . '� �E � � . ` ��} � "�` � y��`��t�m`i� the following: �, � ��,��,��a�� y�� ' W"fr,��,E�#�,�'��a"�� .��^y'�� ,n,. .`:s'• +�t 9mfi "� w. $��'�n �` �: � o At least 5 percent of the housing units are restricted to ��'��,�� .� ,r�.�� very low income residents ��,��3. � � �",� � ��'`�'" �"�" � �� : „�� ., � ��,��r4�� E� � k�� ;�� ■ At least 10 percent of the housing units are restricted to �''�}��' �� r �"�� " "�`-�e "'�� '� �uS��'�'r�-;�s �,.�:s=.��`��".� �i�`�,r�,-��'1��. lower income residents AfFordable housing development will continue to be incentivized by the Cify ■ At least 10 percent of the housing units in a for-sale common interest development are restricted to moderate income residents. ■ The project donates at least one acre of land to the city or county large enough for 40 very low income units; the land has the appropriate general plan designation, zoning, permits, approvals, and access to public facilities needed for such housing; funding has been identified; and other requirements are met. A density bonus of up to 20 percent must be granted to projects that contain one of the foltowing: � The project is a senior citizen housing development (no affordable units required) � The project is a mobile home parl< age restricted to senior citizens (no afFordable units required) For projects that contain on-site affordable housing, developers may request one to three regulatory concessions, which must result in identifiable cost reductions and be needed to make the housing affordable. The City will update the density bonus ordinance as necessary to respond to future changes in State law. HCD RE4'IEWED DRAFT E-�OUSIf�1G ELEMEIVI" H E-3 3 156 2040 GENERAL 6' LAN City of Cupertino � _ . . � , , _ Cupert�nci Departrnent of � , � ,�� t- �� y �� a� � �,F��t� ; Cornmu�ity Deueloprnen�'I_ > � ��'° �� '�v.Y,-'��s� � �+�a�� #2esponstble Agenc�es� � ; _ � �; ��,, .`��,�,��.�.' � � � P1ar�ning D�v�s��n and Hous�ng � ,;: �;.�� ; ;�� ; `� E� � � � < ,� �ISr �� , N : � Division ' X, � J '4P � �' A h. � A , rP � .,.., �,. .... �..., ... ... ....... „ . ..... .. ..:.. .. . ... .... ... ... ., .. ... � ��F r f s$ .r�� 7� k� * +t� � �r ��_��.��"�<< �� Time Frame Ongomg v F � ( n a; l. - � s� �� . � t : �, �_ ' �: ��. ��` ��f�,�� ' �uncling �ources None Required', ,.. : { : < �.. .. . _ _ � ... ... _ �a�, .�g�„�;�� Yz b'�� . .�� _. .. - `��,��,��k °�' °' Quantified Objectives N/A ��'',�'�f�n 4` �� The City's Density Bonus Ordinance will be updated to respond to changes in the law Strategy 13: Extrers�ely Low-Irtcome Fiousir�g and Housing for Persons with Special IVeeds. The City will continue to encourage the development of adequate housing to meet the needs of extremely low-income households and persons with special needs (such as the eiderly, victims of domestic violence, and the disabled, including persons with developmental disabilities). Specifically, the City will consider the following incentives: � Provide financing assistance using the Below Market-Rate Affordable Housing Fund (BMR AHF) and Community Development Block Grant funds (CDBG}. � Allow residential developments to exceed pianned density maximums if they provide special needs housing and the increase in density will not overburden neighborhood streets or hurt neighborhood character. ■ Grant reductions in off-street parking on a case-by-case basis. 0 Partner with and/or support the funding application of qualified affordable housing developers for regional, state, and federal affordable housing funds, including HOME funds, Low Income Housing Tax Credits (LIHTC), and mortgage revenue bond. t�E-3 4 157 �CD R�V(EWECf QF2AFT HOUSf�!G ELEII�i ENT CHAPTER 4 Housing Element �� s� � ��k�� Cupert�no Department of - �{,�,��{ �._,;�� f,,.�, �r� { : , ��F� �� { � � � �$�� Res onsible A encres Cornmu�ii� Deue(o ment/ ��` ��'�,�°�}�'��"��`�� `��" ��`'��`�� p 9 Y p ��-��'��'��k;��,��.� ""`��'��3 f....: .. '' 3,� �� k#�. ' }`�OUS11'3�:�IVISaOtI �? '`��'��,�'� t} {��:m��= �4ts�� ,�a�� ', . � , ,.�:, , . .... , .,., �d,�tw � �' :�,� �6"`y0 �,. �...._..., ..<. . .. ... , . ...,.. . . .. ... . .... .... ... .. . � �:�� ;� , 'a�i ��x� *" !;_',.� Time Frame Ongoing �� , f� � * �� rx - a 4� _�y YC�„..�' x �� u� � „ � ; Funding Sources � ` BIViR AHF, CDBG, HOME ;�,�,f�§ �r� � .....,� . ._. . . . _. ..-.,:w.�.... ... _. ......:.. �:: . ......: ... . . .. . �� _ _ � � Y +� i � ..._. .._.. �}j � �.r, �,:,Y I!�'. ,� �� : �. , �"�-. y ��'� Quantified Objectives N/A `� � �� +�. w ,i "' ��4 Strategy 14: Empioyee Housing. The City will continue to encourage the development of fow income housrng for communities with special needs, such as the The City per.mits employee housing in multiple zoning elderly districts. Pursuant to the State Employee Housing Act, any employee housing consisting of no more than 36 beds in a group quarters or 12 units or spaces designed for use by a single family or household shall be deemed an agricultural land use. No conditional use permit, zoning variance, or other zoning clearance shall be required of this employee housing that is not required of any other agricultural activity in the same zone. The permitted occupancy in employee housing in a zone alfowing agricultural uses shall include agricultural employees who do not work on the property where the employee housing is located. The Employee Housing Act also specifies that housing for six or fewer empfoyees be treated as a residential use. The � City amended the Zoning Ordinance to be consistent with the State law in 2014 and will continue to comply with the Employee Housing Act where it would apply. ` z Cu ert�no De ar�ment o� . p , . , ' � Community Developrnen-rJ Responsible`Agenc�es : P(anning Div�sion and ' " Housin Drvis�on ' ..... . .. . � � . __ �....... .. .. . ..� .. .,. ... Time Frame Ongoing Funding Sources , Norte Required` � Quantified Objectives N/A HCD REVIEWED DRAFT HOUSING ELEMENT �58 H E-3 5 2040 C; E6elER�4L PLAN City of Cupertino ''��. a s��''��"��'�3��`��,��'�a2� :� �`�-w�t'�� ? . �,✓�i�� js L�-r�'� �'�r�s ��r� t��"`��.,��,��,�"r " _ "4�� i� `� `"�� .,'� �� n�'�� — � t�t F,,� �,�'�r�S.,�s�y'�`55(r 3T�^ � y�kF� f�� i� � r@ jF,� * S y�j�W l�'� ��+�d'a,� r'L%s d 7e'�W " r� �, � r , E e 1 � ,�, ,�� '� �� ' , � �r 7'� �sa ��y��t�r @�4� '7, �'�r�.r a�f,��w1�aC�, "`�,"` s k ', �` � �� , a��. - ,3,��ky� u x ��'�'"t�i �a^a rr ¢ � t rYµ h �. �,i . �i�� ';`�� .�.''ii`'�,� '�� y��`"�m' � k+'� ��` '"Y�,- 3 - '� �''� x.} "; > �.� FA ;t�� "{r"' � v.-�� .::a�� -�� .�: — r . , � .� �. - , > �` " p�y � 4 � ,; : .r . .'. , . ." - ; . �,- �,'~}t�' '�d N .M, ��r ��'�1a��+ .. � ��„ � };�� Palicy I�E-7: 6�ousirtg Reha�ilitation � �,��K� �� ''�y�� `��` � �g��" Pursue and/or provide funding for the acquisition/ ��r��-'��;"'�`�;��*��'a��r,� �.�-;�� :;�x, y`� ��,.��+��'��>�'�'�� ^$ � �� rehabilitation of housing that-is affordable to very low-, The City of Cupertino permits farmworker low-, and moderate-income households. Actively support housing in agrrcuftural districts and assist non-profit and for-profit developers in producing affordable units. Policy HE-8: Ntaintena�ce and Repair Assist lower-income homeowners and rental property owners in maintaining and repairing their housing units. Poiicy+ F6�-9: Conserva�ion of FBoaasing Stock The City's existing multi-family units provide opportunities for households of varied income levels. Preserve existing multi-family housing stock by preventing the net loss of multi-family housing units in new development and the existing inventory of afFordable housing units that are at risk of converting to market-rate housing. , Implementing Strategies Strategy 15: Residential Rehabilitation. The City will continue to: ■ Utilize its Below Market-Rate AfFordable Housing Fund (BMR AHF) and Community Development Block Grant (CDBG) funds to support residentia) rehabilitation efforts in the community. These include: ■ Acquisition/rehabilitation of rental housing 0 Rehabilitation of owner-occupied housing H E-3 6 �59 HCD REVtEWED DRAFT HOUSENG ELEMENl' CHAPTEEd 4 Housing Element ■ Provide assistance for home safety repairs and mobility/ =- ; accessibility improvements to income-qualified owner- � �,�-��;��,�_ , �.� �� occupants using CDBG funds. The focus of this strategy � � ��m,�,��*��''°'=w �� `�� is on the correction of safety hazards. ��'''",,.,,��`�:�.� ,�_�,� i , ,��,��.,�`�'�,� ��,� �-,�r ��k��i`��f` Partner with and/or support the funding application of �` � 'LL Q � y� A �� , i. qualified affordable housing developers for regional, £'� ' � ' �µ ` �"'4�` �� '��`.•. state, and federal affordable housing funds, including � � � ��' . ' °'� � E T. � µ �� , ��..],:.. HOME funds, Low Income Housing Tax Credits (LIHTC), �,�r� �� ' ` �� "` �'ry �� and mortgage revenue bonds. The City shall continue to support the rehabilitation of very low, low, and moderate income housing Cupertrno flepartrnen� of ' ` Cornmuri��Yy Developrnen�l R�sponsrble Ager�ci�es _ Hausir��`f3rv�s�on, UUest Valley; ` ` ; Cornrnunity Services � ....._. ,. _, ,� �....� �. ...:. ...... .. .. ,... .. .. Ongoing/annually publish Time Frame RFPs to solicit projects Fun�ling Sources �MR AHff CDBG, HOi,11E ' _ .__...... .._ ._ .,. _. :�. .. . . .. Rehabilitate five units per Quantified Objectives year for a total of 40 units over eight years Strategy 16: Preservation of At-Risk Housing Units. One housing project— Beardon Drive (eight units) — is considered at risk of converting to market-rate housing , during the next ten years. The City will proactively contact the property owner regarding its intent to remain or opt out of the afFordable program. In the event the project becomes at risk of converting to market-rate housing, the City will work with the property owner or other interested _ nonprofit housing providers to preserve the units. The City will also conduct outreach to the tenants to provide information on any potential conversion and available � affordable housing assistance programs. �iC� REVIEWED DR�FT HOUSING E�.E�ENT 160 H E-3 7 2040 GE9l9ERAL PLAN City of Cupertino � ��J ��`�� . �� The City will continue to monitor its entire portfolio of ��`��'�� ,�,� ��`�a r�°�� `��`��'�� affordable housing for-sale and rental inventory annually. ,�;�,�'��,�;�'��,��9�i��"�""��`°��z'��`�;� ��.�'��, bx� ��'��``�s�„�'��_.��`�� °�`�;��`��`��'�`��rn��' � The Cit will monitor its affordable for-sale invento b � '�d��, x �r�t�i�n��°s�C�``��o-a d l}y�,i�� `��'� Y ry Y � a��`��'�,�7�a�� r� �"��`��'�''�t��,��"��3��Y`��w��w� . k�;��-�� "�� °t �r��w �'� requiring Below Market-Rate (BMR) homeowners to submit �'(ii7 S 3��^r��yr r��it,1c�� ,� (r+�t � e�i��st� �r �5`; �Sr�,��%�{:�l�J4 ti S t��ra�b'S i„ �'t�¢ki� z. ��aF�-�H�{L1..�i:. � �� F �� -�. � ��,,�+ roof of occu anc such as utilit bills mort a e loan ��,�� ,�� s�;� P p Y Y � 9 J �� ' � T ,��* . documentation, homeowner`s insurance, and property tax � �s u�?��,� � �� „,�� ,��,ry� ��'��,�" �. t�,:�,� ,�� bills. The City will further monitor its affordable for-sale ��`�� , � � � s'° �`� ' inventory by ordering title company lot books, reviewing �� k � x��.y�� >a�,��.� ��'��:'�E'��fy property profile reports and updating its public database 7he City will use BMRAHF and CDBG to annualfy. The City will monitor its affordable rental inventory support residential rehabilitation throughout Cupertino by verifying proof of occupancy and performing annual rental income certifications for each BMR tenant. The City records a Resale Restriction Agreement against each affordable BMR for-sale unit and a Regulatory Agreer-nent for BMR rental units to help ensure long-term afFordability. To help further preserve the City's affordable housing stock, the City may consider providing assistance to rehabilitate and upgrade the affordable units as well. _ `Cupertino Depar�rnen�o�f Responslbie Agenc�es; Commun��y De�elopmen�! , ; ; , I�ousin Divisian. . _. .: .�,., ,... .. , .... _ .. .. ........... ... . ...� g . . . ... Annually monitor status of affordable projects; contact property owner of at risk Time Frame project at least one year in advance of potential conversion date. Func��ng Sources ; . BMR P,HF, CDBG; HC�ME ; ... .. _.._�. .... . . . �_. Quantified Objectives N/A Strategy 17: Condominium Conversion. The existing Condominium Conversion Ordinance regulates the conversion of rental units in multi-family housing development in order to preserve the rental housing ��3 8 161 HCD REV{EWED DR��T'HOUSIR!G ELENiENT CHA6'TE � 4 Housing Element stock. Condominium conversions are not allowed if the ,;y ;, «��- -� - , , �, .� � ;,;� rental vacancy rate in Cupertino and certain adjacent areas � ��.��;'�-�� ; � ��,��' ;-� �,� , ; �� w� �� - is less than five percent at the time of the application � �� L�� ` ,�'��yt � � s,�;��'� ' ': �� x M'.{iY �� '��Y�A'KF ql+,� �.�'y �'M�� .: for conversion and has avera ed five ercent over the ,k�i�� "�� . ; �� g p �� "� � T :�'�,� �,� '.��#� past six months. The City will continue to monitor the a�� }�x��,�,�� 'r" ° �� " ��" ��{•`� � ,� ��u � ry4" .�"��i§.X"ky1�'�Cc R�� 1+aC � �� . effectiveness of this ordinance in providing opportunities for ,�, ��; '��b"i <�� ,�� ' ` �: °"�` � ,� a� � t homeownership while preserving a balanced housing stocl< ��h��,s�� it��l�� ' 4;��F�� with rental housin . � �p�� *s�'.� �� g ��.r y �.:,�� ,- � � � ,,� �-��- ��._. � . ...�.wx��.�,z ' r � _ °` ` ' The City wi!!continue to monitor housing ; ; Cupe��no Deparkrnent of Res onsible A encies Cornt�nunrt Develo `menfil that is cons dered a nsk for converti g o ; t � �n t p J Y ;; p , � market-rate housing = ; . Plannang..Division ` ° Time Frame Ongoing ; Fund�ng Sources _ `None required Quantified Objectives N/A Strategy 18: Housing Preservation Program. When a proposed development or redevelopment of a site would cause a loss of multi-family housing, the City will grant approval only if: � The project will comply with the City`s Below Market-Rate Program, � The number of units provided on the site is at least equal to the number of existing units, and � Adverse impacts on displaced tenants, in developments with more than four units, are mitigated. In addition, indirect displacement may be caused by factors such as increased market rents as areas become more desirable. The City will participate, as appropriate, in studies of regional housing need and displacement, and consider policies or programs to address the indirect displacement of lower income residents as appropriate. F�CD [2EVIEWED DRAFT HOUSING �LEiV`iEi\I� H E-3 9 162 2040 GE �lERAL PLf� l�9 City of Cupertino T��S�i°"��,�;��p"��/d� �'i 4t°'+�''�S✓��xF s`�3��`� , � t�w, e A�,�,r f s, z2 6 �.��`,�J 6 s � �y„�a � h��,>F��i ;��, ��, ��;��F��, �-� �i � .� Cupei-t�no Department of �t�j�"�i s��N,''af'��`��(u�;y�`�tl�`r''��i,t�Y�i�a��I�I`A��,��rro��u�`�`��'��'� �,a; - F4�t7-�.-aad V."�,S uif,l,,,3��,'�,^� �e�� '1 u,r.,yP,t r '��q,��?aL -� : _ � , } . {. tu,"�. . ..'�a7��ho�'4�.,d�Cpr1� i� �w�?..�� ' ��L DP'.v��''�} ��{�l � � n� "�' � ; �'„��A�� .��;� Respons�bie Agenc�es; Y , P ��.��t 4 �� ,�� ,�� lPlanrr�ng Div�s�on and : t � � �,� � ,� e ��`dr� ' _��`"�� '��{�� D G �.. ��.��'�' � � r ��'�' � �,�� ,r'`��, . ...' �.:: :.._:; ,H ... .. .. . ... ...... OLISt IUISIOfl:; o _ r t�,k � �,��`�� b�� °�;� �-� ..�� '�t°s �#�� '#,`�� Time Frame Ongoing -- � ��`;, � �"�� ;� �';�� ' ; �� ,�� ` cf�n Sources None Requ�red �--� �' Fun g ;. � � a�� ? '� � L:� ,...., ..., . .... . .,.r .. . . ...... ... ..�. ....., �.,,, ,. _.. . �^, � �,�i �!�� . � ',�i� r,� +��t��w �� ;�� x�� s�.' �-.��. ;�m��- « .__��`� � �� Quantified Objectives N/A The City will monitor its portfolio of afFordable for-sale and rental housing annual(y S�rategy 19: I�9eighborhood and Community Clean-Up Campaigns. The City will continue to encourage and sponsor neighborhood and community clean-up campaigns for both public and private properties. Respons�ble Agenc�es Cupertino Depar�ment of ` . ` . Corrtmunrty Development, ,: Time Frame Ongoing Funcl�ng Sourc�s Gener�� Funds ; Quantified Objectives N/A m x�uA,� y!'� 3 � �i l��4�' n a �1�� r e i � '� � �Y' F� �. ��r t �, �n .;.. tll 'SI ' Y . M'�u V�i1 Yi 7� � "'T� �h tk�� {�'� 1 �i" - �k 7 t t a "� 4 t i;, t��* if'"�an i:1�'�3"t'��, s�S W 1� { rr� �5�ra h",��y t`�fi"y"�` ��`��m�`"�r k' +� �� r -�,.; �s w F 'X 2� 4� +a i�4 �� h"�,��.ri�w�u�4y w�r yt t�7.�{�' �4"�t�t��xrt� �t k�, A� � a7�� 4+� a t `�,� �' '.ir Nl'v E& �a��Yt Gd, � r tt r�Sh� a, a 'r"�� ,� � � � a � s� r�,�`v ,� � 4 �� :�t ��.�' �{�`��'�l�ss ��t��r�� ri�,��t�,��r � �,��, , � �,�'��o-ur�r t1 qAatY-��h''� tirr`"!��'��t�r�'ty� ,f34a7 x�aw �a 4�raro�N h.�+� #��Y';'��"�'�A �:��}�,(�i �' 75�� `a��1y�� ' kl" ��"��Y #i��A `� ��,.'��k�� ,k'� A��d.:. 'r>a i✓ a d '� � f �'r ^� s,�''�'�" i a � t v t� p � ��a��re w�. kr �Y�'' V��'� 4��rcfi;^�g 4'�°°``,�4�}� � 6F'y��i '�it��,c,� � �Y�tt�� k'� q�v �^f��j�" '�'�r�, f �eaiF�{'Ji a��r`��.�,{�i'dr,� fr.� i" i+H�/�`�i�'f"tp. x A '� �� . a p� �� tt,�'f t.�.y� ��d� ��3Vt�C��S4jM'�t �^6�vT�a �?�`.� YJk1 trn�g"�%+��rk�a�'46t ��i�� ,�a}a � A'��' �,fi �r. .v>,f�a us��t,�ri��C`�`�'4��k�^;,j�3e� ��tw��,A",��,'��Ci�.,w y�r�fi k�"��,�� ,�"'�'i�;�i�� i��3��a'�� . P�fic� h��-10: ��ergy �E�d 1l�age¢- �ca€�ser�a�Eeon Encourage energy and water conservation in all existing and new residential development. Implementing Strategies Strategy 20: Eroforcement of Title 24. The City will contin- ue to enforce Title 24 requirements for energy conservation and will evaluate utilizing some of the other suggestions as identified in the Environmental Resources/Sustainability element. H E-4 0 HCD REVIEI�ED DRA,FT HOU54NG ELEMEIVT 163 CHL�F'TER 4 Housing Element CU C:'i�lll0 �@ i31�I71f?1�� O� 57 r� a� 3��'1`�„w�,�"°`"'`�,"��i��'��,��'' "�°�` "s° F,�, }�� : � }� ,�� „��a��.�,t ��,� w��C�d��'�, i � y�`��tYy ,�r`�Z � y �,r'. c, t R�sponsible Agencies Cornmunr�y Developmen� � �� , � �,�,� �� . . �'��.�a��"Y ��6��t�'a ° .�� q '�i: ; : De; artrnentlBu�idin. D�vis�on : � �}��f , �� , � :.: ,-:; , . . .:� . �..;I?_. ..... _.:.„. . �: .._.,::. :, � �� :� , s; � 1 ��` ,� Time Frame Ongoing '�� , �� 'fie�� `' 4 �` � �� : - � ��'��' �; � � �� '� � ; � �; ��1�� $��'`�� ,° g , � � k y Ft�nding Saurces ` I�one Required A�� :: .... ..._. _ .. ... .... � . .. . :t ...�..._. . ... ��a� .��.t �;�� x r �r�'k tA PA,. C' �.� a � [1Y.< 'y �� nv `f`�"4 Y �r r + Quantified Ob'ectives N/A � �' �� ) �� .`� �� , ��,� ��-�`� �� .ti� ��:-w � -, � �;• � :...� a, °< ��. ��,� Strategy 21: Sus$ainable Practices. The City will continue Community clean up campaigns wrll to implement the Landscape Ordinance for water continue to be sponsored for both public conservation and the Green Building Ordinance (adopted and private properties in 2013) that applies primarily to new residential and nonresidential development, additions, renovations, and tenant improvements of ten or more units. To further the objectives of the Green Building Ordinance, the City will evaluate the potential to provide incentives, such as waiving or reducing fees, for energy conservation improvements at affordable housing projects (existing or new) with fewer than ten units to exceed the minimum requirements of the California Green Building Code. This City will also implement the policies in its climate action plan to achieve residential-focused greenhouse gas ' emission reductions and further these community energy and water conservation goals = Cuper�rn;a Departm�,nt of ` � Cornmun�ty De�relopment! ,Responsrble Agenc�es � Planning;Div�sian ancl ; � ' Building Davision ` ' - . . .... _. . . . ,� Ongoing; consider further incentives in 2015 to Time Frame encourage green building practices in smaller developments Fundang Snur�es Non� f2egu�recl Quantified Objectives N/A HCD �dEViEVVED DRAFT HOUSII�G ELEII�E{�tT H E-41 164 2040 GE �IERAL PLAN City of Cupertino � y�e.i °�t�ry.t�`k '""��r, %'�ia �.vS'� y'�t�Mm��m,�^Ma�3",�.0�{�" �'s"4c�r�;� ��, ,�"'.�-f� �f '��k ��`f �r�.,. ��,-� 4 `�.'v... �b� 4fiat�b'��<<f��3� �� (��Ntn��fr "�`$� 7 PiPl.�'�,��dS 414r`��F:��iG�j��tl'Y� 4ro�N��'.;;y�'�i'�9r�� ,�+,� �� J��M'T�� ,rt�.3,f�� +'"� .. t ��.- . � . .�`s ��' '� � t u.:�c k .�.��}�`hr"u,�a �f��hu,t 1 t� s,)'�'� ��:« �+h�u i� �.3" 4�r"� �� ' �� $ t �t�� ,.s� ��.,: -,a,�. ��x �,, � <�; � f t,�. a 5�.,� �„ ��,�'�r�,��r �:r�i� �r�� r��.�'r,��x��e ,��' r,+,� j �. ,,v'' , , � ,,'�ew� F�?'a4��'�'� :k�� ,�,y�„a,� ';��.�.,�vms,i:"��fr+��,„.:a«;v r�w,�'�"� � i�.;��y g+;;�h ,��e s�`�:. "��r' w•� ° +�F�}�tX��:;a's. 't� �_,.>' ��'�� m�t��f�"E�..��"�t,��,,.��t,�+cl'�� nl �,,,. t4��'�43�„fi`'��J�n�,'��a�o,�'�,�pq" j..�� '° .� , � `��.��° , }S r�'t�ll.rd�,'r,'�+ J,�� 1.:, �u�41 �f ,i.y�`�` � �r"� r c4Y u +�,..t�^ �,�{"��,V�f i�� "� ��tk ns.�"'�64*�Y�F ��';�''. k��i�'.,,�y'��.Ne�+,y�^r�, �S ,�;-�.s: .. �`�"d" i�1+x�w wd��a�.�. ��g6� a �� Aai(r"- �i ;,;� �k� ^ad.3� ' �i �k% �.,''� + �' �.' 1 � �e.�rs.i+u" �3�r�%' k b �; :�,� v�4, rw��e�7!:�:•�� ? A R��( �i��„�� s�':,,,-� +�� .�t ��h�,�h i � ��A'��}tw�,�"��3e; + .:'.. . ..... ^ p k_:j3� :..� S7{�Y��'na:, � "ut F;y `�L-'°,.r�y r �.i, x��j„�'� 'F *!�� ,.,,.� ,�r r,..��'F�b 3� I'e�r �\:�1ti1s t�n "`�i,:�`;,��rk5��d�' ,�x.,��:v¢% �Y t�s�.udn�r�". �,"i��;.��".�`�'1N�t��F� `s�:�'�4 +�,�r,��„�k a�:. .��: .t�� ::.,,��":., �?!�3 �.�* e�� s� ur .r � +�`} �.�.-i m-'� ' � 1 ��t� m u+ t",�,w ° Y r �';� ��. v ..,;, e. a;x f n� ��'� ra �� , i ��.��'��„�#�y�*��iw° „�`J'��k A.�•..��r :�;�k r .;"� J��.,� * ,��'F'~' � e:; awi7� '.a�r ��z� ,,��$ �r+�f7s .��t.�.'�� 'c .�?"�r`' ��,t,�,ti,�R''�E. R� a5"� '� kG � h"�I41 M1Mv 1 � ��, � � N. ,� �� „i .w�i� r N r 4 e'� 1 g s � 5 e$ r,,� d .yl u � �'�.`,��'.k�r��t �1"�i,�^.,;: `�"i'�` �A.;�r� ��-r1 ,,.� �.ry��'r, P� at�,._dc en i,�,ra��5a 7,� o.�ti� " `.�n�`z�r �G�l<<�' i(�fr�`�`�� '*yr�Fu.�'�.x ��'°.�,?�"S1.o".�� •,�� 'a� >s�.. ��,� w� a�:�•,a��.„"� � "''��,+ �:,� -�� ,�p ry � �a �° �. t �S�tn i1�'� � � �' v: � ;q y�r Hu rr �'" `"*�5�'+Y,."K�. ( t rroS� ,�1 }c � nt s 9 �, e 4+'� � h�n � ,i�.;al.-#�,f��'r.a`M' a�l` d+"(>aW"�. .�,.,3`+ �i j, �t�,�,,�.� ��s ��,e.a��,,.,,��F�,��f, ,�� y t �r,� �4�r�� i��.,a t.,u s., n o 3 �t � �r�1 ,r�'.�.�,#r,��, f. �4'j`; > ��Z�'i,,,� �p a�'�'" ,:. . . . .✓, � �`�"z r� -"' � "�� ,"�"s'��. f�r��'�r� � � �, ,�7 .. .zF�, '�'Y;� '-�=�� ,� , �off��y H�-11: Lavver-�nco�e �r�d S�eciaB 4�eeds �� '��' �� -�, �� iirr '�,�'��x�ke�� r��`� vn� !'��,��-�. • �831,IS��"90ldiS l, "9 � � '� .�t°`y „��Ar s a`�„4�� u9t�jr �X �''��°.�:. 3 �' .h.�'� �„�.�, g ��i�t�� . t -��* �,�,��, ��,�,��'�75��,�� ,�H � � �� Support organizations that provide services to lower-income � .�.��. ��....�s:� The City's Landscape Ordinance will households and special need households in the City, continue to be implemented for water such as the homeless, elderly, disabled and single parent conservation households. Implementing Strategies Strategy 22: Emergency Shelters. The City will continue to facilitate housing opportunities for special needs persons by allowing emergency shelters as a permitted use in the "BQ" Quasi-Public zoning district. The City will subject emergency shelters to the same development standards as other similar uses within the BQ zoning district, except for those provisions permitted by State law and provided in the Zoning Ordinance for emergency shelters. . ;:Cupertano Departrnent of, Responsjble Agencies_ Comrnunity Deuelopmentl ' ; ; _.;F'lanning D�visior�' � ,; `'. Time Frame Ongoing � ` � ' Fund�r�g Sources 'None Requirec� ; , ,,, _..- ... . . : ., , s . _ , .... .. Quantified Objectives N/A Strategy 23: Supportive S�rv6ces for Lower-Incame 9-�ouseholds arad Persons with Special fileeds. The City will continue to ufiilize its Below Market-Rate Affordable Housing Fund, Community Development Block Grant H��2 165 HCD RE!/iEWED DR,�FT hIQl1SII�IG ELEMENT CN/�PTER 4 Housing Element (CDBG) funds, and General Fund Human Service Grants >�;� �� t a �.�'� �� ' ,� ,,� � : �. � ,��, � (HSG) funds to provi.de for a range of supportive services ��, M �.: }� yx�-�� ;; � �, *��r � " � for lower-income households and persons with special '�� ;��,��,�,�;� ��,k�� ;�t, �q,�� ', needs. ; �� y��. � � J ',�+.'tn y� '%� '.3 °�!'� d4 a � � � �� ..r� �f . _ - gj � ��z� . ,: -: ;�. , �.. : . ,:: �w�.�.. �,4'si;�� 3 � t .. � �� .S� a�,?...,t+n $y 5 �� '��Fd f�� . Cupertino Departrn�nt of �-.ry �� '��,y �`�s: Y�� =�x� i � � - �` r � ��fa �p,� ` 4k��' _ .r�-,n. a . '".�i1� �4 Res �nsrb(e ,4 enctes Cornm�nit Develo ment/ � ��}� �`�" e��;� ,��, ��' ��;�' � g Y P 4.��.�� ff � �� ,�� .' ' .. _ , Ho�sing�D�vision _ . '�� ? ��. `k��` i`�� ... :.,.,. ,.. � .: .. .._. : v_ .....: �� . �� <� .. :� � u..��.��w��,.� �.�:..._...�, Annually through the Action The City wilf continue to provide Fair Plan funding application Housing services for all residents of process allocate CDBG and Cupertino Time Frame HSG to organizations that cater to the needs of lower income and special needs households Fund�ng �ources BMR AHF, CDB�, HSG ' Quantified Objectives N/A Stra$egy 24: Rotating Homeless Shelter. The City will continue to support the operation of a Rotating Homeless Shelter program. , _ = C�'pert�no Depar�rnent o� � � Cornrnuri�ty De�eloprrrentl Respons�ble Agenci�s � ; � ,: : Housmg;D��rrsron, Faifh tn : Act►on - Time Frame Ongoing _ ; fundrng Sources CtDBG, HSG, BMR AHF Quantified Objectives N/A HCD REVIEWED DRAFT HOUSING E�Efi�ENT H E-4 3 166 2040 CaE1V � Ft�► L PL,4N City of Cupertino � � � � � � � * � , � A� nr � - ��,'� °�k �"td w��'�F'SJ� a d n'va s a },�,�; '�!t�t9 ;�i r a � �' �y'�, .�. . �Ewb,� y�'itzk`��S�.�y�'2 ��'.��d��v`�r�ik:��"� �s��y�H'��"6P� �."��`��"�;�;�`c �`,�6"�` ,i�y,'.r +e�"�''�'�,,;*��.. � � r� � '� z��«'�r��r'' n�� sk4�*��^,�a . �',� ti'�i1r,. �� ,, ��a �ssi tt,� �tr�r y, �� +§p�„� ��`�'�1c.d�'�,P��s�w�t� v`w,p�(a� 4. .. . (�y�4� ?� i J 7 ,��i: ��' ��p`�`9i�4&l{��-��44�'N,��A �.k��T�'G�� m'hT� N'I'ffy r��.`:,�.. �n A P ''�y,� 1 h u�FS AL I'S#T s� �S 3.�'F 8+.°''� �'�'C h 1R F^ `�k� 1 k7�'A��' � �.1��'4��+k�� a :..,;; �7� �" 2"�'.�"4�t��' a=,�`t� °�� a�� ° F'',��4��F��v�m ��.�7�J�y�"�3!��sf��,�.s +�aS� � yz��' w� ,�' � z t;� �"�'',�' ri'�x`�.� � k t�SS`?£s�5"hf; .�,ie��.�rt5r;�" ,a'x:�� ,;4,n�'`�'',�4 i�,�.;e.},,.k�K.rltk,9�i�+�r 3 ,A�"' � 'R S'S'�•��,.�i;'�y�`;. �, "r �, �'l � st �'? ,•` 6 ''l' � F,� �.�t�7 }�. 3f��. � "`��' �'fAh�' r`�`. t;�u��'+ 3.�.�"�,�� 4�I``, � :�`�.�.�,�vt.�.:��"''�xa�.�` r�� ,�..i t a a; t�... ,��'�`j.�:�;�,�^�a,�r(�`+r��'A�P �+``�a .:�6��t��'^ '�� ,�..�,..�,t�'� ;aTr .1�5;'�� 3�, .ylr. sm,�vy� �`,7�'r >-'��"� -!;'�� 4��.�µs �� a��rp.�3 + ��+L.r..��m�i'� n�d •'s+Yi�vat P �`�. �, ��3'�hk"�� a� +a`��h. '�,�,°�X.. 5 �,�� i r�„� 'a 'P ��`�C� ubx �? Z¢ i a �'�'iiq +�r �,.,��y^� � i��r:;y$�t+1��Ln . ��1� � Saif.�r�,g�e „��a ��,��N��U`� i�+�a��'!k°�.H�*�a.`1'�,�.%F�f ��Y�+s��'�',��.�"�'�'�Y r�_dt :t-."ri��. ��.�; ,� �" y�.t�`��` �n�W6,.,�w��'�.�5,- #�n+��Y�B��'fii'3��t��r��^`��f'��`'at M�`�t,�i��xi^��/ �,�''�,�,�'�"p�s,A��` l�'�ff�N �,�,liL��".'�t,e'�"�'k"c�`��... u�,��'��; , � �-^' • m '.�., m, n� �4 �� a.c . . ��,,4� �a � ��E_� Polic� HE-1�: Ho�sb�ag �ffscr��ri��6ara �� a� �� . ��t��'��,�� M��,��.;`�` k��,�� ,��,�� ,, '`�,��` The City will work to eliminate on a citywide basis all V�7:Nru' . ,.i ' '��"- ' `� �� ( � .�� unlawful discnmination in housmg with respect to age, race, dp '� + �` ��- ��: ,,� �' sex, sexual orientation, marital or familial status, ethnic � ` �P� �� t��N��` ' � ,� e- background, medical condition, or other arbitrary factors, so ;: ; �� ; " ,:'k� �� , `' f . �... A 20�o Zon�r,g amer,dment allows for �hat all persons can obtain decent housing. emergency shelters as a matter of right in the Quasi-Public zoning district Implementing Strategies Strate�y 25: Fair I-lousing Services. The City will continue to: � Provide fair housing services, which include outreach, education, counseling, and investigation of fair housing complaints. ■ Retain a fair housing service provider to provide direct services for residents, landlords, and other housing professionals. o Coordinate with efforts of the Santa Clara County Fair Housing Consortium to affirmatively further fair housing. Distribute fair housing materials produced by various organizations at public counters and public events. CuperEma Departrnent'of � Cornmunity Deuelopment/ ; :: � : ' ° Housmg Division; Santa ; ; Responsible //�ger�cies Glara Couri�y Fa�r Housing �< . < , ; , : ' ' Consortiu►-n, Ede:n Council : ' ' �or H;ope and Opportu�ity ' ' ' ' {ECHO� Time Frame Ongoing �uncling Sources _ : BMR AHF,`CCDBG < Quantified Objectives N/A H E-4� �67 NCD RE!/IEWED DRaET' NQUStf�G ELEMENT c��P�ER �. Housing Element �9�k 1��?tR�4 k�jf�.�i g'��„ �"a��',d��„.,�4��r� �` �, �'�� '� �5^4nk�S gn i��_t r�43r ,ai��.�� r v t� a'tp s e �1 .. � �e l +Y' f f 1 L f�. ' Y i .�4�r3"Sf�l'S F�7�"$' a rv+'� W 4stp R��1' a� `�yr'4d�',+"'f r �q'��T�'�i,� p„��,nfii h Y � �"�,�,'b �,w $'� r dt v s4 k''�. "'�q!�fc`n�#��uaA`l... 7��„.�J'�a ,4 TYiiS k^��(M� '��' r �, �v.��i�It � d�z ,y��,�,n.t�� r �i�t 6 n 5� 1 � �.?�7�`�'F x 4��, L'� � � � � �{�`��"s�. s� � r�t�� k �q�a �t�,. cr}�r�, #,� �,�a��4�1-kak�s rMk �a!kt gs� v x+'1 1�� rJ�.�X irk�4�� ..�'�. fr K�%61�",�P 4 Fa,h ,� 4p��7�� '��p.a�t L�`�q�1��i�5 i��° :�'h� � , fi �� y�"4d f ��; '�'` sx'fl�+i�l F !� � r i . %t k �'iP��W'[ri,t''� �i,;;�; r Y;`�„�r ¢�.i �{�yn t�r,� �,�`^ �:��rs'�}Sr� .�r��. � s�r f ��, ��r� � �4 � r. r,� �? �'G+o r i�* �'SV�Yu +?rr d�i ��i..`�� rfi, f��,,:- �� t y'.�'y,�p��' r w"��,,fi�:p: hz 1 �.'r�.��° �Cw�4,��c3Y-s".��'1a�^a^. `' w, , �+ �y�r�n,;�,.�'��`�.�.,�.� �m,c"'�",�`vr;rM�Pryf•" '��,,,�!.,�,aY^�,�r�� N�rr�.,�..,��iry`fi��'�y.��'.�� ;k�.`��.ti}��; �I.�:ra.x�„r§r�,e'�;�.�.� ^'',,�;'x,�,?+`+' w+E�;"4� �� , � �^—ri: l;, � � h�i"�y . �w � � �^,� ,��3�i�i,,c� �'�°�1 i �.:3 � 4,� iw�pca�`'4�,�� ' m"�S'��'�'S��*� �'1.�xn`�`., �r�s i,. �1�, .,C .. pr�A.Y�t r}� r,�r�.� � �.',1 J_.,� �^.:w 5' s,.,,�;{,ca� :�:aw .�k ' y ��+ �4 Y<f u1 W �3 �� p" i '�. u�: �: � � r �ha„ '�.+ � � a� � �'�,��'��r ,��. �}� ��:��i�,�.'�j:tv�i�a�,if � 4��+��^ �wJ`_ urt u ��, -��,e,�r '�e�r"SL�a':�, !^� � r�"t� s{�.,"�;I,.,a�`�r��ap�t��4�.,�,x4s�� '�rr '��r' t �';.•"'E.e�'�r �' ..t. �aF�.��+.,4J�� `�d�� fl`w�� 1t��1�#��..� ��- y1�;Y. ��11� �..,. M��`.,1.w a i, � `: e'��t ,�L�i3��r..n. �y� .,.y��:'v�.�,�y �.�'�'�^4�(r�,�'�5,� ` �C�..4r'Y!�'�'' �z�.�d d�a�i k�P� �u..�f ir^�aal�a 3��k'�Mtn )��' -Y4r,,. ��.�yl.n� �x.;�W� ._„�..... .,�� °P'��y';:.i k'�� r[i� �t,x;� �P. ,�r�� } �Cr�,��u ?, ��j]� "4.��'� 8 L,�Y�i"�m�. i �� 4Yµ��£'Gi 4 9��,�'`�u'�� " a�,3."g,v � .s.�. +� �,{ ��,�ir�a � "� `i�e, {'N_�� 3.A ��5��dddrf��"��}A� ��"^�ry.�f.�M1��'�`4�"�1�k�`��d�'.�.1 'yF kp+/�R l � N[��.��f�� 41�� N .��p ' __ � yJ'xy4Si+��r �9t��'��''��'�4 N�M�s r, 'g�f isw ais��+rr<k�Fn w k4F a��{il�'�s�,>.,l� �R�r F,�Y`�z,�r y�'CS,�n�i�T��'��:,:�w�,��!� e��M��' ��-... „ � �, "��t��, �.„��^wnw.�'`��ta�tk tYm�ytiv�hf°�4atF�rn�Ei rq xxE t,-�a��"n,�r„3F+,`Y.�, �y"5'�}� ��;;�3�� n �9t�a4e� �iyd. '+Yx }�f,� . �-,�+- ., �. ' '.. � � I,r $'� � .;�..1�i.1�'-.,Y'`� R .�.44r :';f;' �q,�pt ,�. .. . . . _ . . hr1,�' � `� . �` rrs'�1 �. �.�I,4 -� �S��* '. e : fi Pcr@ic� HE-13: �o�rdin��ton weth Loca9 ScE�o€�I � � �`` � � �� .� °`,��.�� :;, , � � � p�� 6st�-ic�s �� a�� " w �. � �� ,��-�q � w i�d The Cupertino community places a high value on the ; ��+��`r�� °�""�,,� � `� "f` � ��j� � ��', ro�"4�'^R� ' �"U v� . excellent quality of education provided by the three �� '�� a� � �� °`' f 1 y a 94 I. _w.._x✓du"�.h� W. public school districts which serve residents. To ensure the The City shall continue to support the long-term sustainability of the schools in tandem with the operation of rotating homeless shefters preservation and development of vibrant residential areas, the City will continue to coordinate with the Cupertino Union School District (CUSD), Fremont Union High School District (FUHSD), and Santa Clara Unified School District (SCUSD}. 6�oiocy F��-��: �oorai�at:or� �nrith Regi��al �f$a�� dd�-ess f-6o�sQr�g-�elatec# Iss�es Coordinate efforts with regional organizations, including ABAG and the Bay Area Air Quality Management District (BAAQMD), as well as neighboring jurisdictions, to address housing and related quality of life issues (such as air quality and transportation). Pc�6��y HE-15: P€�b[sc-�ri�sat� Partr�crshi�s Promote public-private partnerships to address housing needs in the community, especially housing for the workforce. Implementing Strategies S�ratec�y 26: Coordination with Outside Ageneies and Organizations. The City recognizes the importance of partnering with outside agencies and organizations in addressing local and regional housing issues. F[C� REVIEINED DRAFT{�OUSIIodG ��El�tiERtT �68 H E-4 5 2040 GENER�, L PLAN City of Cupertino �:N �� , ,�'�,� °� �� "�� These may include, but are not limited to, the following: #y� '��^� (��q, �. -�k ry �3''�$^ P� '- ✓��y.��"*�k ' ey •�'"'��,,,`� nL i °;�y� `'.,,}�+ r�."�Y GC", Y; �� M� ��. ��,��t ':�r��a��'�. � � ■ School districts � k�5 h�� '�� .��'kl��.�A�.'��.,.`�'+„�� ,!L�"� ,�� '�"�k.'��+i�` � �y(��,v�1r(y.�'E'!��,�� y�. i �i �%��' '4��u. ��E� �,�44'�"k R�� h��' �' � `h ! �� ,�.�� Housing providers ��'�, ��'"z�' `r��x��, � ' `�, � �'M� �k�' ��`4" �""'4��F d6 ��N`�'��M�'�`�.." , �� .��, �� .;� �A ■ Neighboring jurisdictions NN"'. 4�� .YV �� i„ 7" .. � '� �r�°��" � �`''�` +� � Association of BayArea Governments (ABAG) �: � �� . . ��,- .. , � �� a ��' _ �, a Air Quality Management District The City will continue work to eliminate unlawfu!housing discrrmination a Housing Trust Silicon Valley m Santa Clara County Fair Housing Consortium ■ Santa Clara County HOME Consortium � Santa Clara County Continuum of Care (COC) ■ Housing Authority of Santa Ciara County (HASCC) ■ Valley Transpor�ation Authority (VTA) Specifically, the City will meet with these agencies/ organizations periodically to discuss the changing needs, development trends, alternative approaches, and partnering opportunities. � Cupert�no;D�partment-of Commur�ity �e�eloprnent ' Responsible Agenc�es ' : ; ; ' Planning Diuision and � .; ..: Hous�ng_D»r�sion ,` Time Frame Ongoing Func��n Sot�rces � None Re uired ' ' � ' Quantified Objectives N/A y�.�.6 �69 HC� REViEWED QRAF'i"H(3USth�G ELEMENT EXHISIT S �` �� s i" r ��- v 'i�.. 4 �,nr.� �r�j � . �'�.,{*r i�r�mc.?ti�,'r o c r , 2 � 'Si, '�'n5 ,�.�+xr 9t.� , i s� *,�. r, ;i ".. � n i, G i t ��:Sa ;�a sti �+f_r t t,: � r c F�r t � k�' ; Y ayr r r � '} f t t�, + 'r . � s z . 1 .y � t . r �, j 17 �'rp Ss��f � .� � Y,� a - j�, �� t t � t .6 ! � li : Y t 1 4 7 .. i - d � � S 3 l I, t '�P � f F G `� . h k - t jf tja � s! �. �,t *h 1 ,.it � �� y ; r �( � i ! 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'.�, Mi 7` .Y t ) °" 4 iJ� ;� a a y :� t� f ,t -1 � �i{9 � e ,i i I? � � A '� ��A t - 1 y i.�� ?{1 . � Y h l JI .f N t t p} � .n .7 � d y S . • dl f i � - ' F ,� �'. . :, WL . � � �. I 3 h�tt'. �� 1 ; � 1- 4. .. ,�F� �t h'`,, d : H' � 1�YYIfi f J�;�1 7'. ¥' L. �^ - :�" �1 �' � U �i�R ! � ,eFi�.., � .,f, i �2.nh� '�i �v. 4. .k� �.:p�.ic. Appendix B Housing Element Technical Report INTRODUCTION ' � � ��. � F W.� Cupertino is a unique community with a high quality of life, �£ �a �@ m � w� � ' a renowned school system, and a robust high-technology ��p � � � -=• � - �,, . .. economy. The long-term vitality of Cupertino and the ��'�°'� `-° ° . ° • '-• , � ��- - � . �@ local economy depend upon the availability of all types of y� � � � ' '� 0` ,, housing to meet the community's diverse housing needs. ; 03'�';�' ' a` w �- a �_ As Cupertino looks towards the future, increasing the range a� - m� ` • - and diversity of housing options will be integral to the ` ° �� We - - City's success. Consistent with the goal of being a balanced �� `�3 �k� '° � 4 , ` community, this Housing Element continues the City's commitment to ensuring new opportunities for residential development, as well as for preserving and enhancing our existing neighborhoods. The Housing Element Technicaf Report describes the City of Cupertino's procedures and Municipal Code as of 2014. . This Report does not limit the City`s ability to amend or repeal the procedures or ordinances so long as these changes are not inconsistent with the policies in #his Reporfi. , 1.1 Role and Content of Hous6ng Eler�e�t This Housing Element is a comprehensive eight-year plan to address the housing needs in Cupertino. The Housing Element is the City's primary �olicy document regarding the development, rehabilitation, and preservation of housing for all economic segments of the population. Per State Housing Element law, the document must be periodicalfy updated to: ■ Outline the community's housing production objectives consistent with State and regional growth projections ■ Describe goals, policies and implementation strategies to achieve local housing objectives ■ Examine the local need for housing with a focus on special needs populations ■ Identify adequate sites for the production of housing HCD REVIEWED DRAFT HOUSING ELEMEhl1' B-3 172 C011nfVI �JtVBTY VISIOlV 2040 City of Cupertino serving various income levels � Analyze potential constraints to new housing production o Evaluate the Housing Element for consistency with other General Plan elements Housing element law continually evolves. This element for the 2014-2022 planning period addresses all laws adopted since the element was last updated in 2010. SB 812 requires that the City assess the housing needs of developmentally disabled persons. SB 244, which does not pertain to the housing element per se but is triggered by a housing element update, requires that cities and counties address the infrastructure needs of disadvantaged unincorporated communities within the jurisdiction's designated sphere of influence. According to data from the California Department of Water Resources, Cupertino contains no disadvantaged communities within its sphere of influence. This updated Housing Element focuses on housing needs from January 31, 2015 through January 31, 2023, in accordance with the housing element planning period for San Francisco Bay Area jurisdictions established by State I aw. Relatioraship to �he General Plan State law requires that a General Plan and its constituent elements "comprise an integrated, internally consistent and compatible statement of policies." This implies that all elements have equal legal status; no one element is subordinate to any other element. This Housing Element must be consistent with the poficies and proposals set forth by the General Plan, including the Land Use and Circulation Elements. Additionally, environmental constraints identified in the Health and Safety Element and the Environmental Resources/Sustainability Element are recognized in the �-4 FECD E�EV[EWED DfZ/�,�"HO�1SItr1G ELEiV�Ei�IT 173 /�p � endix �3 Housing Element Technical Report Housing Element. When an element in the General Plan is amended, the Housing Element will be reviewed and modified as necessary to ensure continued consistency among the various elements. The City wiil ensure that updates to these elements achieve internal consistency with the Housing Element as well. 102 PubGc �a�eci�atio� This Housing Element has been developed with extensive participation from members of the Cupertino community. The public participation process described below engaged a diverse set of community stakeholders in a productive dialogue on housing issues. Participants included community members, property owners, housing developers, service providers, school districts, and the business community. Meeting and workshop announcements and agendas, as weil as presentation materials and web cast archives of all stakeholder and community meetings, were posted on the City's website. A postcard advertising meetings (February 19, March 4, March 11, and April 1) was direct mailed to all Cupertino addresses to ensure that all economic segments of the community were invited to participate. Email notification for all meetings was sent to persons requesting information about the General Plan Update (over 300 persons). The paragraphs below summarize the outreach activities and meetings in more detail. S�akeholder 6n�ervie�rs To inform the Cupertino Housing Element update and identify key housing needs, issues, and opportunities, the update team interviewed approximately 25 stakeholders. Most of the stakeholders were interviewed in small groups organized by interest, including community advocates, economic development, service providers, school districts, and property ownersldevelopers. The team conducted six HCD R�1lIEWE� DRAF7 HOUSII�G ELEMEf�IT B-5 174 COIVI1VIl11VITY VISIOn! � 040 City of Cupertino group interviews and one individual interview. To ensure that the concerns of low- and moderate-income and special needs residents were addressed, agencies and organizations that serve the low- and moderate-income and special needs cornmunity were invited to participate in the stakeholder interviews. Section 7 includes a list of invited and interviewed parties as well as a summary of key themes and findings. Joint Planning Corr9mission/Housing Gommission V�'arksho� On January 23, 2014 the Planning Commission and Housing Commission hosted a joint workshop to begin discussion on potential housing sites. Eleven participants broke into small groups and identified potential future sites and the criteria for increasing density in certain areas. i�ousing Corn�aission Workshop On February 12, 2014, the Housing Commission hosted a workshop to continue the sites discussion and prioritize sites for inclusion in the Housing Element. Following a project update presentation, the 15 participants broke into groups to prioritize potential housing sites, with the goal of showing adequate capacity to achieve a housing production goal of 1,064 units, consistent with Cupertino`s Regional Housing Needs Allocation (RHNA) for 2014-2022. P{araning Cornmissi�n O�e� House and S�udy Session On February 19, 2014, the Planning Commission hosted an open house and study session to provide a public forum to continue the Housing Element sites discussion. A public hearing was eonducted on the item and the Planning Commission recommended criteria to focus the sites selection. Specifically, the Commission recommended removing sites that were viewed as unviable (successful shopping centers, sites with existing established �-6 HeE3 RE�iEV1fED DR/�FT HOUSING ELEfVi�f�l7 175 Appendix B Housing Element Technical Report institutional uses, and smafl sites with low yield or no property owner interest). The Planning Commission recommended including sites that would further three goafs: � Distribute housing throughout the city � Encourage development along the Priority Development Area designated by the One Bay Area plan 0 Minimize impacts to schools City Council Study Session On March 4, 2014 the City Council held a study session to discuss the potential housing sites that would be analyzed in the environmental document to be prepared for the Housing Element update and parallel amendments to the Land Use and Circulation Elements. A public hearing was conducted and community members had the opportunity to comment on the Housing Element and housing sites. Housing �otrmission Mee�ing on F6oaasi�g P�licy On March 19, 2014, the Housing Commission held a study session to discuss revisions to housing goals, policies, and strategies associated with the Housing Element update. A public hearing was conducted on the item and five community members attended. J�in� City CounciE/Plar�ning Corv�r�iss�ora i�eeting ora F9ousing P�licy On April 1, 2014, the Planning Commission and City Council held a joint study session to discuss revisions to housing goals, policies, and strategies included in the Housing Plan section of the 2014-2022 Housing Element. A public hearing was conducted on the item and community members had the opportunity to comment on the Housing Element Housing Plan. HCD R�VIEl�lED DRQFT HOUSINC3 ELEME�I`� B-7 _ 176 con� n� u � m�r� visoo �v Zo�o City of Cupertino Cornr��ar�ity �/orkshops A community open house was held on September 16, 2014 to review goals, policies, and strategies outlined in the Housing Element and General Plan Amendment. In response to community concerns regarding housing and development, the City hosted a community workshop on November 20, 2014 to answer questions regarding the Housing Element and State Law requirements. At the workshop, the community was invited to participate in a discussion regarding the Housing Element requirements and the General Plan. �raf� Housing Eler�ent Heari�gs On August 28, 2014, the Housing Commission reviewed the Draft Housing Element. On October 14 and 20, the Planning Commission reviewed and commented on the Draft Housing Element. On November 10, December 2, and December 3, 2014, the City Council reviewed the Draft f-lousing Element and authorized stafF to forward the draft to the State Department of Housing and Community Development for their review. 1.3 ��rp�ra�eo� of Cor�mu��ty �eec�back At the February 19, 2014 Planning Commission open house and study session, participants emphasized that future development should reflect the character of the City and neighborhoods in which they are located. They also expressed the need to distribute housing throughout Cupertino and for smaller unit affordable rental housing. In response, the range of residential sites inventory studied in included sites outside the City's core as a means to distribute housing production citywide. The Housing Element also includes Policy HE-5: Range of Housing Types, which encourages the development of diverse housing stock that provides a range of housing types {including smaller, moderate cost housing) and afFordability levels. B-8 FlCD RE�EEWED DR�F�'HOUSIf�G �LEM�PVT 177 Appendix B Housing Element Technical Report A concern about the viability of mixed use was also expressed during the community outreach activities. Participants and decision makers noted that developers are interested in developing the residential portion of a project and do not include substantial commercial uses. To reflect this concern, the site suitability analysis—conducted to identify appropriate sites for inclusion in the Housing Element—used locational criteria to select sites that could best facilitate mixed use development, especially at corner properties where commercial uses are most viable. Participants at the March 19, 2014 Housing Commission Study Session suggested that energy conservation mechanisms can provide cost savings and result in more afFordable housing costs. Existing goals and policies support energy conservation for all residential construction. In addition, the City will evaluate the potential to provide incentives for affordable development to exceed the minimum requirements of the California Green Building Code. Community members and property owners were particularly involved in the site inventory. The inventory of residential opportunity sites was developed in consultation with the Housing Commission, Planning Commission, City Council, and members of the public. At numerous meetings, commissioners and council members, as well as members of the public, discussed the inventory. During these discussions, several sites were removed and new sites were added based on input from stakeholders. Decisions to add or remove sites were based on realistic expectations for sites to be redeveloped within the planning period. School impacts were a common theme during the site selection process. Staff explained ta participants and decision makers that impact to schools may not be a goal of the site selection exercise since Governmenfi Code Section 65995 preempts this issue. This law states i;GD REVIE111/ED DRAFT hiOUSIi�RG ELEMEIUT B-9 178 COMMUI�IITY VIS106\I 2040 City of Cupertino - that school impact mitigation fees are presumed to fully mitigate any school impacts associated with development. To ensure the long-term sustainability of the schools in tandem with the preservation and development of vibrant residential areas, Strategy 26 in the Housing Plan directs the City to continue to coordinate with the Cupertino Union School District (CUSD), Fremont Union High School District (FUHSD), and Santa Clara Unified School District (SCUSD). 1.� Qrga�izat�on �f Hoaas�n� ��e�aen� Following this introduction, the Housing Element includes the following components: ■ An analysis of the City's current and future housing needs ■ An analysis of governmentai and non-governmental constraints to housing production ■ An inventory and analysis of housing resources ■ A housing plan setting forth goals, policies, strategies, and quantified objectives to address the City's housing needs Included at the end of this appendix is a thematic summary of the stakeholder interviews, a review of the prior (2007- 2014) Housing Element, and a parcel-specific residential sites inventory. 2. FIOUSItVG !�lEEDS ASSESSiVIENT � The Housing Needs Assessment describes the housing, economic, and demographic conditions in Cupertino; assesses the demand for housing for households at all income levels; and documents the demand for housing to serve special needs populations. The Housing Needs Assessment is intended to assist Cupertino in developing housing goals and formulating policies and strategies that �-1 0 HCD R�i/lEVV�D ��AF�"HOUSIf�1G ELEMEf�T 179 �►ppendix B Housing Element Technical Report address local housing needs. To facilitate an understanding of how the characteristics of Cupertino are similar to, or different from, other nearby ' communities, this Housing Needs Assessment presents data for Cupertino alongside comparable data for all of Santa Clara County and, where appropriate, for the San Francisco Bay Area and the state of California. This Needs Assessment incorporates data from numerous sources, including: o United States Census Bureau and American Community Surveys (ACS) ■ Association of Bay Area Governments (ABAG) ■ State of California Department of Housing and Community Development (HCD) � State of California Departments of Finance, � State of California Employment and Development Department, State of Cafifornia Department of Social Services e State of California Department of Public Health ■ United States Department of Housing and Urban Development (HUD) Comprehensive Housing AfFordability Strategy(CHAS) � .Housing Authority of the County of Santa Clara ■ Santa Clara County Homeless Census � Veronica Tam and Associates (Housing Element Consultant) � City of Cupertino Community Development Department � (CDD) m 211 Santa Clara County tiCD F2EVIEWED QRAFT i-�OiJSING ELEft�EfVT B-1 1 180 COBi� lNIU6\IITY VISi � iil 2040 City o{ Cupertino ■ Craigslist.org ■ Zillow.com ■ DQNews.com Specific data sources are identified in each table or figure. 2.1 Regsonal Context Cupertino is a suburban city of 10.9 square miles located in Santa Clara County. The City incorporated in 1955 and grew from a small agricultural community into a suburban place during the expansion of Silicon Valley. The cities of Los Altos and Sunnyvale limit any potential of expansion of Cupertino to the north, the cities of Santa Clara and San Jose abut Cupertino to the east, and Saratoga is to the immediate west. Unincorporated areas of Santa Clara County form the southern and western boundaries of the City. Cupertino's built environment is dominated by single-family subdivisions, with distinctive commercial and employment centers separated from the surrounding residential areas. Because of the suburban pattern, the city has a largely automobile-based land use and transportation system. Highway 85 functions as the main north/south traffic route through the city, and Interstate 280 is a major east/west route. 2e2 l�opuBat��n � F��seho6� 1'�ends Population As presented in Table 2.1, between 2000 and 2010 the City of Cupertino's population increased by 15.3 percent, which ` is at a higher rate than Santa Clara County at 5.9 percent, San Francisco Bay area as a whole at 5.4 percent, and the State of California at 10 percent. During this period, Cupertino grew from 50,54b to 58,302 persons. An increase B-'i 2 HCD REVIEWED DR,4�T NOUSIf�IG ELEMEi19T 181 Appendix B Housing Element Technical Report of 15.3 percent, this growth was much more significant than the growth experienced by the region overall. However, a portion of this population growth can be attributed to the City's annexation of 168 acres of land between 2000 and 2008. Cupertino's annexation of Garden Gate, Monta Vista, and scattered County "islands" added 1,600 new residents. After removing the population increases from these annexations, the City of Cupertino experienced a 12-percent increase in its population during the previous decade. By comparison, Santa Clara County's population grew by 5.9 percent, while the nine-county Bay Area's population grew by 5.4 percent. Overall, the state of California's population grew more similarly to Cupertino's, with an overall increase of 10 percent. Households A household is defined as a person or group of persons living in a housing unit, as opposed to persons living in group quarters, such as dormitories, convalescent homes, or prisons. According to the American Community Survey (ACS), there were 20,181 households in Cupertino in 2010 (see Table 2.1). The City added approximately 2,000 nev� households between 2000 and 2010, an increase of 11 percent. Approximately 600 of these households, however, resulted from annexations. After adjusting for household increases due to annexation, the number of households in Cupertino grew by only eight percent between 2000 and 2010. During the same time period, the number of households increased by 6.8 percent in Santa Clara County, 5.8 percent in the Bay Area as a whole and 9.3 percent in the State of California. A�erage �Bousehold Size Average household size is a function of the number of people living in households divided by the number of occupied housing units in a given area. In Cupertino, the average household size in 2011 was 2.83, slightly higher HCD REVIEVifED �RA.FT HOUSIlilG ELEfVIEhI� B-1 3 182 COIO/IMU6�91TY i/ISIOI� 2040 City of Cupertino than the Bay Area as a whole at 2.69, but slightly lower than Santa Clara County at 2.89 and the State of California at 2.91 (see Table 2.1). Because population growth has outpaced the increase in households in Cupertino, the average household size has increased since 2000. The contrary is true for the County. I�ousehold 1'ype Households are divided into two difFerent types, depending on their composition. Family households are those consisting of two or more related persons living together. Non-family households include persons who live alone or in groups of unrelated individuals. As shown in Table 2.1, Cupertino has a large proportion of family households. In 2011, family households comprised 77.4 percent of all households in the city. Cupertino's family households figure is higher than Santa Clara County's family households figure at 70.8 percent and the Bay Area as a whole at 64.8 percent and the State of California at 68.6 percent. As of 2011, Cupertino's non-family households comprised of 22.6 percent of all households in the city. Cupertino's 22.6 percent is lower than Santa Clara County at 29.2 percent and the Bay Area as a whole at 35.2 percent and State of California at 31.4 percent. Flousehold Tenure Households in Cupertino are more likely to own than rent their homes. According to Table 2.1, 62.6 percent of Cupertino households owned their homes in 2010, a minimal decrease from 2000. Comparing the City of Cupertino with other jurisdictions, as of 2010, 57.6 percent owned their home in Santa Clara County, 56.2 percent in the Bay Area as a whole and 55.9 percent in the State of California. As of 2010, renter households comprised 37.4 percent of all households in Cupertino, 42.4 percent in Santa Clara County, 43.8 percent in the Bay Area as a whole and 44.1 percent in the State of California. B-9 4 HCD REVt�VIrED DR/�F�HOUSI�lG ELEMEi�T 183 Appendix B Housing Element Technical Report � �'� ,;,q� ,�n '�+."z'� Y°,,. ��2"r+`�-�^a a� k� ki`v, .?Fk. 7��„�'.'s��G r�l,�,�� '�ad;�::b:g',` �,:.r.� �.�!� � y,�t';;,y 1:. �,;-i . �, �. '. - :i. g. ,.. e ..:� .ai` ��.�� ' � � V� �� ., �� y � :. .� + �� " ,r:��n �-��+ �i 3f�'+��} °t�:f'4 ��'�. 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' � Households � 17 502 870 � 12,577 498 � 1 074 628 � 9 3% I � 1 # �Average Household 5ize(a) . � 2 87 i ' 2 91 } , ,: ..::, ... ...:.... ... :;... . ..... �. :;:. .. :`� . ... . .:..: ... _.. �. .. ,: Household Type(a) � � � - � ; F � Famifies b8 9n/o , b.8 b°�o ;: �; ,. . . . .:.:. � . � , .... . ,. � Non Families 31 1/a � o j 31 4% � � l � � �Tenure ;, ' i ; s �. .. ; . . <, } .. ...... .. ... ...... . ... . .. ; < ;.:. � Owner ; 56.9% � 55.9% � � �.. _..........:........,....._.....................................�.........._.................... __.......................................................... .....................................:.::::::::........................................................................................._........................._..._........................................_� ! � ! Renfer � 43 7% � 44 7% ; ' �,..�.��.��. .._.�,r��.�...w9.,..._o..� e,.�...�.. __�:.:.� e._._..�.,..w.. �.�. _N,�..i..._�,.. �,...�.��,.�,�.._.��w�.a�..,�... ..,ka,.�o �_�...w�,��.�...,�,.ri:,:,,.,..z,�.�..E�.._..�__..'__w Notes: _..____��:,G (a)Average household size and household type figures from American Community Survey(ACS),2007-2019. b)Afameda, Contra Costa, Marin,Napa,San Francisco,San Mateo,SantaClara,Solano,and Sonoma Counties. Source:Association of Bay Area Governments{ABAG),Housing Efement Data Profiles,December 2013, HCD REVtE1�lED DRFaFY HOU51[�G ELEi�f(E�T B-1 5: 184 CONIMUnIITY VISION 20�0 City of Cupertino Age Distribution Cupertino's age distribution, shown in Table 2.2, is relatively similar to that of Santa Clara County, with a few notable exceptions. In both Cupertino and Santa Clara County, persons under 20 years old make up over a quarter of the , overall population. In the City, the number and proportion of persons in this age group have increased slightly since 2000. However, compared to the County as a whole, Cupertino has a lower proportion of younger adults in the 25 to 34 age range but a higher proportion of older adults (persons 45 to 54 years old). In fact, from 2000 to 2010, the fastest growing segment of the Cupertino community was older adults in the 45 to 54 year old age category, which increased from 15.4 to 17.3 percent of the total population. In contrast, the proportion of other adults (those in the 25 to 44 age cohort) showed the sharpest decline between 2000 and 2010. In addition, Cupertino's elderly population, residents age 65 and above, increased from 11 percent to 13 percent between 2000 and 2010. � _ _-----__ _ .___ . _� .._.� — -------- - �� ,, ,, � • • s � � � � � � I � � � � , �;, � .„� x� � . � �( ( �� 9 0 gi ) �� .�,.. O P 4' .�� ir"y ., ' � , � �� ,� �:��l�r�'� �- '� f t �� e��'�; �� .� 0 Q�� , 6. ��+,. (� ;��rrt^ h,�t�� i��`�, 0 +� �u r�� `.�'�s.Gf �ta:� i�r'�i a � �e, ��;� � I NI I : � _ , ..... � 15:to 17.- 43°/a ;� 5 1% f 3 9% � '� �% . � ;.:...: ,.:. `...: r. ...;:. .... . ,.. i....: :.. _.:.. 4 21:�0 24 : ;: ,:,:2 7°Io. . <' �8°l0 ,, � 5 4% � '5 1% :-. .. 3 ,,: . , ,..... ,..::, ,:: ... ...._. � C _ ■ 35 tb 44 21 0%0 � ; 18 2°10 � 17 b°10, 7 5 6°l0 �......... . ..� ..... ,: � ', .. , +..:... ;;: ,. i ,. ii , �.. :. �� ;; ,:. .,..: ....::::.:,,:::::::::::::..:>::.:.:.:.:..:...::..:.::::.:::.:::::.:.::::k:::.:::.::,:::::.::::..:.::.::::.:..:::::.:::<>:::::::::::::::<-:>:<>.::.::::.:,::::::.::.::::.:.-:.:::::::.:::::.:>:::::.:..:::.:::.:.:.::..::::•::::::::::.:::.::.::::..::.:::.::::.:.::.:>::._::,.:::.::::.:::.::::::.::::.::,:>.:::::.:::::::.:.:::::::.>:::::::.:::.:::::::,.:,,::::,:::::::::::::::� �.55<t�64 : .... . . .: .. .i. . �7°1�.:;. . : � :, .��%° . .: �.. .>:.._ 8 0% ._.::.. . .� :.. 10 4%: �� I� . � ,: ��5:to 8tk 3 8°Jo: 4 0%0 � 3'�% : ! �5%:. , : ... _� ,... .. � . ...: �.....: e .. ,.; ..,;� -.:-.:....:..:_ ,.......:..:-:-,::_:.:.:..::.:_...:......:.....:::.:::..:--:: :.:-;::::::.:::- - -- - - � Median Age �' 37 9 �. 39 9 � 34 0 � ' 36 2 ,_ r:.,. . _,.._.. � � ..._�.� �_ _,- _.. __ � _ _ ., __......._ _._�_:, _..�:__ ��.. ...:... ..._.__ ... ..._ � B-1 6 HCD REVaEWE� DRAFf"HOUSIli�G ELEiViENT 185 Appendix � Housing Element Technical Report In 2010, the median age in Cupertino was 39.9, an increase from 37.9 in 2000. Santa Clara County experienced a similar aging of its populatiori during this time period, as evidenced by an increase in the median age from 34.0 to 36.2 years. Household Income According to American Community Survey (ACS) estimates, the median household income in Cupertino in 2011 was $124,825. This figure is significantly higher than the estimated median household income of $89,064 for Santa Clara County.� Furthermore, 62.3 percent of Cupertino households earned more than $100,000 in 2011, whereas only 45.0 percent of Santa Clara households and 39.0 percent of Bay Area households fall into this income category. On a per capita basis, Cupertino is also wealthier than Santa Clara County. In 2011, the per capita income in Cupertino was $51,965, compared to $40,698 in the County. Table 2.3 summarizes the distribution of household incomes for Cupertino, Santa Clara County, and the Bay Area. The Housing Element law establishes five income categories according to Area Median Income (AMI) for purposes of evaluating housing assistance needs: � Extremely Low Income (0-30 percent AMI) , 0 Very Low li�come (31-50 percent AMI) o Low Income (51-80 percent AMI) � Moderate Income (81-120 percentAMl) ■ Above Moderate Income {>120 percent AMI) 1 Median household income and per capita income data are calculated fields by the Census Bureau based on raw data from the American Community Surveys.Without access to the raw data,median and per capita income can- not be calculated for customized region not identified as a Census Designated Place. FECD REVIEWED DRAFT F�C)USIi�G ELEME�II" B-1 7 186 COIV� �lIUf� lTY VISION 2040 City of Cupertino The State and Federal governments classify household income into various groups based upon its relationship to the County AMI and adjusted for household size. In 2010, 79.2 percent of Cupertino households earned moderate or above-moderate incomes, and only 20.8 percent of households earned lower incomes (see Table 2.4).2 In comparison, 67.6 percent of County households earned moderate or above-moderate incomes and 32.4 percent earned lower incomes, including 12.6 percent who earned extremely low incomes. 2m3 �r�p�o�r�en��rends �c Jeab�/6�o��6ng �a��ee Local Er�ployrnent Opportunaties Since 2000 there has been a net increase of over 1,200 joF s held by Cupei�tino residents, for a total of 25,200 employed residents in 2011. As shown in Table 2.5, the number of jobs held by Cupertino residents grew by 5.2 percent between 2000 and 2011. The City of Cupertino job growth percentage was far greater than the growth experienced by Santa Clara County as a whole at 0.8 percent between 2000 and 2011. Despite this overall growth, most industry sectors experienced a decline in the number of jobs available. Between 2000 and 2011 the largest job losses in employment occurred in the manufacturing and retail trade sectors. These decreases were offset by growth in the professional, scientific, management, administrative, and waste management services industry, which added 1,748 jobs, and the educational, health, and social services industry, which added 1,144 jobs. Even with the recent changes to employment sectors during the previous decade, manufacturing remains the largest job sector for residents of both Cupertino and Santa Clara County. As 2 Data were obtained from the Comprehensive Housing Affordability Strategy (CHAS)prepared for HUD by the Census Bureau using 2006-2010 American Community Survey{ACS)data. B-1 8 FiCQ REVf�WED DRAF7 MOUSI[�G ELEM�NT 187 ; ApPendix B _ Housing Element Technical Report _ __ _ __ __ . _ . � : • m � � � � 1 �v � I • e� e � I 3''� 4 ��"� y.�n G'�;I�C�� 6 m �'��=�a�� ' F.. ��,�: �' r��. � ys� � 9 i��i.'�§ ti . , 6 o m.� p _s+'� � - �' � i i D� �& � �k�.� � �� m� � ' ..$ r k ,mr ��t � k,�� a � 1 k �m.,a'�� . � � . s .�. , � �. �..M.-�t t �,. +. . . .,:_, � . . j Less than $24 999 1,844....._.............._.... 9.1%................�............79,057............................13.2%...._4......._l....._1.,...._404,254 � 15J% _.:.................................'__................................... . . . . .. . ...... ......... . . .... .:.....::........,..._........:::::#.::::..:-:::::..........,.:.:.....,::-.::::.,.:<::.:.:.: ..:............................... ..................... .....................................................................................................R....................,..........................:_................................... .......................:.:........................... .. ..........................:.,._.... .......................:.:..............:........._....>:::.�............:..._._.:..........._. �$25 OOO to$49;�99 ��933 .� 9:5°� ' 90,027 ' � �5 6Jo.. ` 440;575 � :'17'I% ';` `'; �::..::..:..::.<:..;:.;.:.;,,:>::.:..:...: ::.: ,:_::..:,.:.:..-::..::.::-.::.:: .r.......: ..,. ...:.:.�.:.;.:. � o ::::=;:;. :.... ... :,...:<...:... . ...:......... . .......:.:.::.: ........ . ......... . ....... _..... o . ..:::.:::.....::..:. ..: _$50,000 to$74,999 ; 1,965 , 9J% 84,594 14.1% 403,087 � 15.6/0 .._.....:........................ _._.................._. ................__................a.......... .... � .l , � `$75,000 ta$99,999 ;_. 1,$?4 � 9 3°l0 � 75,974 ' 'C2 7°�0 , 32�123 12 b% , . ....:. _ ._. . � :�.. ... .. � .. :: . . . ..... .�..... .... �. . .. � o . o . .. . . o � 4 . _. S a . , 005 41 39 0/o 6 98 45.0 0 1 4 0 ore 12 560 62.3/a 2 9 9 / 100 000 r m , , , , $ , , .............:............. _............. ............................ t.. . i..........:.............................:............._._...,.:..__....................................:..........:.........................._...:............................,..,........................-.....:,..,....:..:...:.:::::::::::;:::.-::.:-:::.:,,..,.::.:.:--:-,::::�::-:::::::::;::..::::::::::::>.::.:.....::::>:::.:::::-..::.:::,:.:::::;.:::.:::-;:::;:-,:;::::.:.:-::,::..;:::::<:-:;--�::::.:-:::,:. I � �To�al 20t17& � 10�'1�°/a -� 5'99,652 � 100 0%0 �2,577,480 � 100 0% � � . .::. ' :.; .. ..... .. . ... . ._.: ..{, _. ... : : _. :...... ... .r. .:'.:_:..... . ... .... � Median Househofd $124,825 � $89,064 �b� � Income � _................_.._........._._._..........._.............._:.,::,........_........._..........................._.:................. - - ,:::..,-,....................._..._.......... _....._..........._..............,..:... _.................... ... .................:........_..........:,..:,.:.:.:.:.:.: ,..........:::,:-, --::_-:::::-:: ,::::-9::::.:..:::-:::::::::..:::-:::::..::.:..:::::::-,::.::::::::::::::..::>:::::::::::::.:;::.:::::,: ...................................... ...�. �..... .:.�...:.:.....::....:::- :,>:;::.::.., .,.�;.:: , ;.. .:: ;;..::?::::::::::::::::::::::: :::::.::t.::::.:r::::::r:.::::.:::.,, � . . ;..:... : :::::.:::::.:::::::::..:..:....::: ..:: .. l�� PerCapita:lncorne $57,9bS < .�:� ,�. $4U,698� �...,�� .�;� x.��...�..�� .�.�.�n�,_.�,.�,,.��.,��.�......,�.�,.,��...h��,��,<.w.�wm}�.,,�.�,. ,�..�...,� _. �.�o..,,,„ . �.. ,. .. . ...�..F��,_...�.,,.....�.,�..w� .�...�.,�,�,.k�,y.,,.z�, Notes: (a)Alameda,Contra Costa,Marin,Napa,San Francisco,San Mateo,Santa Cfara,Solano,and Sonoma Counties. (b)Median income data cannot be calculated from the ACS for Bay Area. Source:Association of BayArea Governments(ABAG),Housrng Element Data Profiles,December2013. • : � O • � 0 � � � , � �, ,�'. `fi�'��,,�,� ��'�G'�, f�f . � fi. A{ � . �� `c �` e. O ��6 B h �y� �✓' '� p� •1�``�. `t _ • .�v �� 4 Y I¢`,�, � �'�' 'r . I i x i ' �� v o �� r�"` a�'« `"� o` -,�e e `�,", ..�.�,__� �..;�_.. ._.. �:_.. .._.:_.„ _. ° ....� _. .... ...:: . . .:�:.._.�._.... :_.: ___.�._.___..:._v_. . :_:...... _..___... .�.__..�.___._�. __ _ ..__ ____._: " Extremely Low(30% or � o o € � less) 1,485. � 7.6/o � 75,395 12.6/o ,....:. .. _...:.....:..._..::.::::.::::.:::::,:::.:.:....:-::::::-::::::-:::..:::.::.:.................:::.,,::::::::::::::,-::::::::-.:::::::::::::-::-::::::::,:.:-,,..,:.::...,:-,>:::::::::::.-::::::::::::::l::::.::::::<-.:-:::..-:.:::-:::::::..::.:.::::::.::::.::.:-::.-::...._:::......:::::::,:::::,:..:;.::::.:.:::.:.:-::....:.:,......:.:.:::-:::-:::::.:::.::::.:::-:::.:: ! , � �Very:�.ow(�7 to SO�Io) 1,320 � 6 7% � 61,830 � 1�0�% ,. <.. ... ........... .. . � :. :. ....�..:. . ..s..:... . .:,.. .... . ;:: _ ........ . . � '.� ..� Low(51 to 80%) 1,260 � 6.4% 56,325 9.4% � ._. ... .._ . ... ......................................................_...._....__..._.................... .............................,..._...._......__.................. ......................._...:..............._._......_......................._..............,............................................................................_..._......._._...........,.._._._._.,..Y ::._:::..,::::��:•..::.-..:,......_,:�::r:.:�.-:-:—rr.r..:::.........................................:........................... ..... . . .,.,.,. ...`::. . -- . . . .�_.. � .:r:'::........:.. . .. .: �Maderate or Above ; � fi5,515 � 7'9 2% 4b3,19� � 6�`b°,/o � �(over-80%j : ; .. . .::.:...... ... .:.... . .... �� _ . ......i �. ......... ..... ... ...... . ..:j ... .... . :_ �$100,000 or more � 19,580 100.0% ' 596,745 � 100.0% � _............................_�....._................_...... ..._................_..�........................._........_.........................._..............::.......1........_..._...................._.......................:.:.:.::,.:::.,:.... ...................................................__..............._._..._............ . ___.........:..,...:..:....-.,._::.::::..::..::.::......_......_._... _ ................................. �......................... . . ....._.,........_....:�:.:..:.::.:::.... ..:..:..:..:..:..:.:.......:..........:.._:..._::._..............::..._:.............._.........................:.,..:.:.....,.......:.:...:..:..:..� _................:..:::.::.........:..................:............._..........�. ,..................._...................._............... .......................:......,............._.. ..::::::.::::::.�..:::::;:::<:.:�..:._..,:::.:::,..;:.-:_ �::::.:;.;,:...:::: . ..... ;:.,..:..;:. ,:.::-.:,:..:.�. _ � �� ;:: �Total .:,a.s�..y,�,.a...�...�.�..m.H.a,.�. � _�.,��.2Q,176 .�,�� ..�...�.w 1Q00°1o.�..�..,..��;�a�_�..w�.599,6��m.�... �,.�..,.��1�0�°��,..,.�..,��} .n,�..,K w� ve:.,Y � Source:Department of Housing and Urban Development(HUD), ComPrehensive Housing Affordabrlity Strategy(CHASJ,based on American Community Survey(ACS),2006-2010. Note:Data sources differ in Tables 2.3 and 2.4 resulting in slight deviations in totals. HCD REVIEWED DRAFT HOUSIEiiG ELEMEf�lT B-1 9 188 C� ii� lViUN1Tl' VISION 2040 City of Cupertino of 2011, manufacturing jobs comprise 28.1 percent of all jobs held by Cupertino residents and 19.6 percent of jobs held by residents of Santa Clara County overall. The manufacturing sector includes the production of computer, electronic, and communication equipment, with such major empfoyers as Apple and Hewlett-Packard. With the 2008-2012 collapse of the financial and credit markets and the worldwide recession, Cupertino and the broader Silicon Va(ley region lost some of the gains in key sectors that were achieved between 2003 and 2007. The impacts of the economic downturn, although serious, were somewhat localized to particular sectors and industries such as construction, manufacturing, and retail/wholesale trade. Fortunately for Cupertino, high-tech employment did not decline at the same rate as the rest of the economy, and long-term prospects for this sector remain strong. llnernpdoyrner�t According to unemployment data provided by the State of California Employment Development Department, as of February 2014, the City of Cupertino had an unemployment rate of approximately 3.9 percent. The unemployment rate for the City was less than that of the County as a whole (6.1 percent). Since 2008, the unemployment rate has remained stable in both the City and the County, which had unemployment rates of 3.8 percent and 6.0 percent, respectively, at that time. Lor�g-terrn Projectio�s Table 2.6 presents population, household, and job growth projections for Cupertino, Santa Clara County, and the nine-county Bay Area region between 2010 and 2040. The figures represent the analysis conducted by the Association of Bay Area Governments (ABAG) using 2010 Census data and a variety of local sources. B-2 0 FlCD f�EVtEW�D DRAFT HOUSII�IG ELEMENT 189 Appendix B Housing Element Technical Report _ _ _ _ __ _ _. __. _ r� � ^E a' r k < � 1� �r s� . � �.w �� ' ,�. �,� �� ,�rry �` �i �ir. ;� �s' � .��,`� F r.� �;' .�� r�t r�r 3;�r..��, �- '�: - x ...�.' 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'':;�'.,� s +�k�;.'4'�. _ .. . '�i'pF�s'�, n '*�'�.;�} �+ .�a'' . .^:. _.,� `X`�� k��>Y �M1`,��y��u��` �� ,�.:: 11. u }�Y'" �J LY • T�, `#'. PI il4Y.�7g �s'��h�� ,,�ylwe�4�f �� d � .,i YCIy'Nfl��,�y�'� Sp�"'V^� ��' � �- •��`V ,�vi..:, k :�'�: � a r�� ,^t�.:, e'�' .�i;"�H R..�y,�.`A .,S.-. ,�?'3Hsi•.�1A_.1 � �.ti�.u'.�d � tt}*''4�T �r�}� �c $.�+M1S�'�1�'F�.�3"'l�? •i . �Agriculture j � � , � � .. ., f � _ € � _ � , � R �forestry,fishing � �6 0.3% � 36 � 0.1% � -52.6% { 4,364 � 0.5% 4�,425 0.5% 1.4% � � and hunting, ancl � , � � mining ........................................�..............................�.................................................................._........................................._.............................................................................:..::.::.::::.:::.::::::,.::::-.:.:..:.:.:.:.:.:.:.:.::.:.:..::....:........:.::..:.:::..:::.:-::.: �..._......_.............._............................................... 5 � ,� � �onstruction i a 64� ' t 2 7°�0 � 420 � 1 7% � 34 6% r 42,232<; 5 0°�0 � 47,005 � 5 5°10 � . 11 3%0 � < r .... ..: .... . : _.§. :; .. ; .� ,.. . .. ..{...... � .. .. ... I � Manufacturing � 7,952 � 33.2% � 7,077 28.1% -11.0% � 231,784 27.5% 167,034 $ 19.6% � -27.9% � � � � � � ; > � :,,; : ,. � . , ; ,� �Wholesal.e trade � : b28 : � 2 6% � 545 � 2:2% � 1�2°l0 � 25,515 :� �0°� 20,�52 ; 2 4% � . 20 b% � �. . ...:... .. �. �............. .. ... � o � g , } � � - # Retail trade } 2 056 8.6% 1 540 6.1% 25 1% 83,369 � 9 9% 81,918 � 9 6% 1 7% � � � � , � . � � �: 'Transportafion ; ; , � � . ; � � � � , � , �.. : � ' '383 ' 1 b% � �25 . ' 1: 7% i; 11 0% ' 23,54b 2 8% � 23,578: � 2 8% ` 0 1% � , and warehousing � and utilrties � � ; y r � ; y�y � 4 � ..:..... , . .- 4 .:.... .. . _ �.:.. �� '.'� . . . ..'.:.:} .�... ' �':. ' .,:';. .'....:_... ..... :..:.:'... ; . < . .... � .. .. :. -� , ;: . 4 , � � � o.... o o :.�: i 0 0 0 �. � 4. 2 27 3.8 1 b.b/o .1 1 3 5.4 0 6.3/0 39 098 6/0 3 6 /o Information � 1,462 6 /o , 7� / , , _�........ _.... ....._.._.......... . �......... .... _ .................... .... ................. ......_... ._.._....._.................._.............:..................._...............:-.. l.......................... ..._.............. ,:.._....._............................................�.: . .: . ...._.__._ ..... i. ...... _ ........:..:.. <; : ;. { ; � � Frnancer , � � ': � � � f ��nsurance,rea l � � 2�b � 5 Z°!o � `` 1,3�i8 �` 5 4°10 9 8% ; 38,715 ; 4 6°l0 4 44,015 � 5 2% � 13 7%0 :� esta�te,a'nd rental � k F f � � � y. an;d leasrng �.:, ; a . � 1 � � �.:. ... � � , t' : . ,. ..: . :. . . . ...; ....�. . .... .... . ; :.... ... - .:� Professional, � � p � � � scientific, 1 � ; mana�ement, � o ( 0 0 0 0 � o �administrative, { 4,b67 19.5/0 6 6,415 25.5/0 37.5/0 131,015 15.5/0 152,960 18.0/0 16.7/o and waste } � 3 � � management services � � ! � ; � � � Educational, : i � � � ' � ,� � ; � � � he;alth,and sociai # 3,063 : � 12$% � :A�,207 � 16�% r° 37 3°la � 1 90 ` �7% � 1,57 349 ; 18.5% s' 27 0%0 : ;se:r�ices f .� x.. €• . _. . ' .... .... ...'.:�. . ..... . . : 4 y '.':��:.. . ..::.. .....:�' . '� .... :.-<::. . ... � . . '��: ��.�.:. � '�.�' . ... . ...... ... ! � I � . �Arts, � . . ; . �. . � � } entertainment, � � � � � � recreation, � 832 3.5% 734 2.9% � -11.8% 49,186 � 5.8% 60,638 7.1% 23.3% � accommodation, � � and food services 't I ' � � 9 � ; t i 3 4 �. � 3 O�her services i � � � ' u r � < � , C �: � (except puf�lac � 590 � 2 5% � 715 i 2 8% � 21 2°l0 29,987 ' 3 6°/a � 36,330 r 4 3% � 21 2%0 :� �admmis�Cr.ation) � Y � i ': 4 � : � ,�.. : .. .�.. . .:- �..::.. .. .�:..�:.F.. ..:.:. . . �.� .. ...:: .. ....' .:f�: .. . .: . �......; . . ....:�.4... ....... . ........ .. ... .:,1�...: ... .::� . � Public ' 362 � 1.5% � 351 } 1.4% ° � ° ° ° � � admmistration i � 0/o � , 5/o , .6/0 7/o � 3 2'I 211 2 22 421 2 � 5 f ; � , � , �, � � 1. : �Total � 23,959" � 900 d% � '25,203 � 100 0% � 5 2°l0 � 843,912 b 700 0%o � 8�0,552 ; 100 0%ar�� 0 8�% ;� �...�..w., ,,,..�.�,...,w....,,.,.�x..., .,,µ.,�.....a..�.� ,�._. a.��M.<w.1.�...T ,,._..,,.:,., t..w,.. ,�,d�,r�.,,,,..,,. ,.�w..�,,..�.,,,m .,..ri...�«e.� .A_��aw.., .,.��,.,...__,..z�.,��.ov.._�.,..,�,,. .w.,.. ...r. ......,. Source:Association of Bay Area Governments(ABAG),Housing Element Data Profiles,December 2013. HCD REVIEWED DRAFT HOUSIi�IG ELEIb7E(VT B-21 190 co � � un� i-rv visio � Zo�.o City of Cupertino Cupertino's population is expected to grow by 12,898 residents—from 58,302 in 2010 to 71,200 in 2040. This translates into an increase of 22 percent over 30 years. ABAG projects both Santa Clara County and the ABAG region to experience much larger growth (36 percent and 31 percent over 30 years, respectively). Specifically, communities with lower housing costs have been experiencing influxes of residents in search of comparative affordable housing. As a community with high costs of housing, Cupertino has not experienced an influx of residents. Instead, Cupertino's job growth is expected to continue to outpace population and household growth in Cupertino between 2010 and 2020, compounding the "jobs rich" nature of the City, resulting in a jobs-to-housing ratio of 1.40 by 2020 (up from 1.29 in 2010) but mirroring the regional average of 1.40. Furthermore,job growth is projected to level off after 2020 to a comparable pace with population and household growth. Similar trends are also projected for the County and the ABAG region as a whole. _ _ __ _ __ _ _ . _ _ ___ _ _ _ 4.� #� _ ,,.�. �; � • �. �� .�,� *-,,, «� �:;:� �� ,g: :�. i.��'3�,. 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I � r , i �.,� „ w. , i i i..,. �,�5�.�,�.�IW„u�..,�"C�'�IVV��"��.�I��V��.��W9�II��.,��I,��I��m�.d�,�17�b��II��.,�J1,t�.�s,��i�!�Wta..�i�^uuidllt,,,,�..,�ll�i�.�i,��&w;��t��,I�im��,ilti,�cnl��e��u,�4sd�,�wu��Gwww��I�l��i�,1N��i��„��u1v��4„Fof��,u�.ai�l��.��,:r'.��Nm�t.w�.�9t„�a,u.�tw{,w��,�� i��V�i�.�u.��w,b.itl��um.,A,w��V��d��lu,._s�n,�.�J4�� Population � 6,432,288 � 7,011,700 7,660,700 � 8,394,700 j 9.0% �f 9.3% i 9.6% ,......... . _..._............................... _................ ............. ......_......�.............._........................................_..}..................._..................._.....................r..___........._.........................:.......:...,.:.:.�. � ;:,..:'. '. . ...:.:. �. .. .. .... . � �.., . ...: -'.�':: . ."'.::,. ,...::.:: i .'.:. '... : ..' S..:: .'..., . ._,.. ...... . ' � Households ;� 2,3�0,181 2;5b0,A�$0 � 2,776;640 j 2,992,990; : S 9%0: 3 8 4% 7 8% ..... _. ... . .f �.. x .: _ � . _. . � ` �Jobs j 3,040,110 ; 3,579,600 � 3,775,080 4,060,160 � 17J% � 5.5% � w� 7 6% �W^� .�...__..,.�..�..�.._...�,�.,,,m,,.,�.�,vM,�R...,_w..�.m..�._.�..�...�..,,,,..��__�..�....__.,_ .n. ,�.M.,,�_..�..�._..�.�.._......_�.M,u�.�„�„��..�,�..M.._.___..�.mm�. ,,,.,,.r,�,�u�,��,m...._._._.�,,�.,,�.�M Nptes: �a/Afameda, Contra Costa,Marin,Napa,San Francisco,San Mateo,Santa Clara,Solano,and Sonoma Counties. Source:Association of Bay Area Governments(ABAG},Nousing Element Data Profiles,December 2013. �—2 2 HCD R�VIEWE� DRAFf HOU51li4G ELEMMEiilT 191 Appendix B Housing Element Technical Report 2a4 l��as��g Stock Charae��ris�e� F�ousing Stock �onditions The age of the housing stock in Cupertino is similar to that of Santa Clara County. As shown in Table 2.7, the largest proportion of homes in the city (26.7 percent) was built between 1960 and 1969. In both Cupertino and Santa Clara County, 1972 is the median year housing structures were built. Typically, unless carefully maintained, older housing can create health, safety, and welfare problems for its occupants. Even with normal maintenance, dwellings over 40 years of age can deteriorate and require significant rehabilitation. However, while Cupertino's housing stock is older, most homes remain in relativeiy good condition, a testament to the relative wealth of the community and pride of home ownership. Data on the number of units which lack complete plumbing and kitchen facilities are often used to assess the condition of a jurisdiction's housing stock. As Table 2.8 indicates, virtually.all housing units contain complete plumbing and kitchen facilities. The 2007-2011 ACS indicates that less than one percent of the units lack these facilities. To characterize the physical conditions of Cupertino`s stock of older residential structures, a windshield survey was perFormed in 2009-2010 (inspecting exterior building components visible from the public right-of-way only). The windshield survey was conducted for the Rancho Rinconada residential neighborhood in the eastern part of Cupertino. This neighborhood, which is bordered by Lawrence Expressway, Bollinger Road, Miller Avenue, and Stevens Creek Boulevard, is one of the city's older neighborhoods, with many small, single-story homes built in the 1950s. The windshield survey reported on the exterior condition of the housing units in this neighborhood, including a 4iCD REVIEVIIED QR�.F`i HOUS11�4�i ELEMEiV�f B-2 3 192 COiOl16VIUNITY VISIORI 2040 City of Cupertino review of each unit's foundation, roofing, siding and/or stucco, and windows. The survey concluded that over half of the several dozen homes surveyed had shingles missing from the roof, while nearly all had siding or stucco that needed to be patched and repainted. Many of the homes surveyed were characterized by a lack of maintenance, with overgrown yards or garbage and debris on the property. No significant changes in the market conditions have occurred since the survey in 2009-2010 to have impacted the housing conditions in this neighborhood. The City offers rehabilitation assistance to lower and moderate income households to make necessary repairs and improvements. The City also operates a Code Enforcement program that is primarily complaint/response driven. Between 2009 and 2014, Code Enforcement staff investigated over 1,200 code violations. During investigation of complaints, Code Enforcement officers assess the primary complaint as wefl as other visible code violations. Based on recent statistics on code enforcement activities, typical code violations in the City include dilapidated structures, trash and debris, hazardous vegetation, and exterior storage. Most violations are able to be resolved within a relatively short timeframe. Depending on the type of code violations, Code Enforcement ofFicers would refer homeowners to the City's rehabilitation programs for assistance. Households are not displaced due to code enforcement activities unless there is a critical health and safety issue present. Since 2007, an estimated three residential units have been deemed unsafe due to health and safety issues. �-z� HCD R�VIEIAlED DRAF�'HOUSIIVG ELEMEIVT 193 Appendix B Housing Element Technical Report � • � • / ,� r '� r'� ,�� a � _ „ . � . • � - o f e ,�.. �. M�. ea� a i �� 1y �� ' ,w . � " yr' �, . , 1 S � � �'. ,-.. : , . , " �. ,e ��;. � -. , . , . , , . . . , m, '� ' �p� , -' ,a �� ... Y 6� 0 �� Built 2000 to Later � 1,638 � 7 8% � 59,880 � 9 5% :€ A i Bu�lf 199n to 1'49q � .::. 2,520:: ... i;.> . ... "�2�% : , �i3,429 ` :10 1% �F' . .. ...:...... . ... ..... . . . . .. .....:.. j . ... . .... �. . ..: -o- .. .::5 . . ...:..�...... .. �::. .: .:.... ... .....:. ..�. ..: F j 0 � S ! 40 12.6/o 2 20 13.9/0 79 9 Built 1980 to 1989 9 ` .........:.:.�.........................................................................:.....:.::.:.......-,.,:.........._'..................:..................:.:. ::.::::-:-:,::::.:...,......................._..�:.:.:-:.:-:::.::.:.:::.� ....:.::..:::..:..:<..�:.:.::.-:-.:.:..:.:.:. :. � Butlt 1470�01979 � 4 3�4 �: 20 8% . 14�3,$47 t 22 9%0 � ... . . {.:::. ... .... ' �.. _ . . ......... t. .. ;. � Built 1960 to 1969 � 5,619 � 26.7% 121,349 f 19.3% _.................._................................:,......._:..:...::.::...:.:...:._._...._�.......:.:::.::.,::..:....:._..::.....::...::.:,:::......._:......:::::::::.:::::::....:.,.�.............._....:_:...... :t::..: .. � Butlt"1950 to 1959 -� 3,�16 . 15 3°!0 �. 1 OU,795 ` 16 0% .:........ ... . .. . .... .. ... . ..:� ... ..:.. �: ... . � Built 1940 to 1949 � 539 2.6% � 27,495 � 4.4% _.................._....._....._.......... .... .........:...._.........__..._.�........._......_..__..............................::.._......._...:::l....::.:-:-:.::..:..--::,.........:......_.......::_::::::..:::::.:::...:. � Built 1939 or earl'ier t Z32 1 1°!o ' �' 33,2�4 �. .5 3% � ,� ..... . ..... .., ... .. f' . ... . .. ... 1 i Total { 21,058 10��% f 629,448 � 100.0% # _._.......__...... ..... ... �.. . ................ ,.. ................... �Medran Year Built.�....,�._.�i�e_.�..�.��.a:�.�:.:;.�, 197� �_,�,... ..�.,..t,...._.,..�•�,...e.:w.�:.��z.�,,,:_.. 1972.e..:::n.�.,_..R._��...:y,.�_.,..:�:. Source:Associatron of Bay Area Governments(ABAG),Housing Element Data Profifes, December 2013. Dis$ribution of Units by Structure Type As shown in Table 2.9, a majority of housing units in Cupertino are single-family detached homes. As of 2013, 57.3 percent of total units in the City of Cupertino were single-family detached dwelling units (a decrease from the 61 percent recorded in 2000). As of 2013, the proportion of single-family homes in the City of Cupertino is still greater than Santa Clara County as a whole (54.1 percent) and the Bay Area as a whole at 53.6 percent. Large multi-family buildings (defined as units in structures containing five or more dwellings) represent the second largest housing category at 21.0 percent of the total number of units in Cupertino as of 2013. As of 2013, multi-family housing (5+ unitsa represented 25.5 percent of housing units in Santa Clara County and 25.1 percent in the Bay Area as a whole. HCD REVIEWED DRAFT HOUS[�iG ELEtNtEt�IT B-2 5 194 COIVin/IUiVITY \/ISfON 2040 City of Cupertino � ,� � s�s'� ��'�`�`'`�s �� '�%•��,�n��y�s�a��k��i.��.�`�� x�r ��7�;�� `�-a�j � �� a � • Q! � G� � � I� ��' � "5�� r ��f� � ':' ..�'�-.�',n- � �. ^z�i'�,'�'� �:��.f�t�. ,fi�� '' � a�h,�r°� '�i��'�r'�+�� .k�'� �� x''f �-� .��. a,,,fi,�.Fs� : '�t's �. .�� *��. � rv�i,�_ _�..�,� ._'�'''�'� ..:�`��.rr�..��+ ,��,�'.�'�"w x.��, c.��";� y,-�� i . �,�� V"��4�� 7� �r .:�.�� ,.� ...„x X� §.-� .r�is .,.,� rt �. ; q fs � � r� �� a'�r s e -�` '� �p �� t �� m o '� �,�.. h�nt �CCz��"� x �,t �a,x�' ti�' `� �, x�x ".�'�'+{ ,� -� �"aT"�i�'�`{��7 a� x i,��'i.� K ,",i 'P�t�ta;.+��..4%��1{.�`�. ts��'�4 h��{^'4a�r �� *��"z,�� r �� , ��'.�. Js3�i,.r.'��.�`'�e�.?a�s.,a.u.�1 l35�mz'�'.s,t.x.ti�a+. � a a �.�,yTs a��1u. �2r.� zs� .�v u ., a +E`�f3 � Y�;S�r 5 nr�;Vit'W .�,r �;n ac�l.I"1`.°.'74^a P"s.'""'i3'.�S'P irt',�a.ri^,� s",'l��(ia "l lr,�;�"5 r.f.:S� r`te,� �+�u:!.« ��.,; ir}f �an ,��v]rn ��,•��tf�� w.�l�.;. I��r�::��u.* na,s Jr,nnt�..,:.,i Yiz`" �,«r'� ,�,.st,V��o-.�. ai� ,S,z��.!I . i�.l„f e�,s,t<<,-:4'�1�' ��a'�5.�,��.. 1S �'1,'�'.�,, ..a .f�,Va�>. �u ..;`h �� S+n.T. 1t I :�-;,,i. 9� ul .:i,+�k ., +.'?;...u�)r. ,.. "r ..,`� ,2.�,r �.,y.„��. t s:a��u6 p�� „f i tt,�.i�s. ,,,,i 7r+>y.. �, i� ts .y i ,4j .� . ��I,>)> .i,un. II�il ., .m i g,a > �,.�,`.�; �"1=�, ,.�ly�:: f .�`��.,.�,.0.I i,..-I��. . + , �.4�.�s �II � ".id5.!�i Ii '!�� L:i,w„��,au., � . t�-,Ih! i.. � I.'IP�6�l I�,..„,n�,y- �1"�•3�`Y' I��I(, .✓n'.se�"�I�� .I�;?f�: L�.�M1I.A � ut/.I,{{.(�:i,�lll .II�' "�III.I.,P7�,, i4t.., iliii. I I. ,li� Il,vd....iE I�{�. ..�.,�: =,P�um ;n Fa�►�t�es;��i n �J. t � ��,. �i� �r,,.v ��, � I r�, .� li.��, �. I, k' i �, i I, 1 � . ,�:...� I �,.�. 1e� � t. .�.., � I I;� �,,,�} i,,., i, ,. .i,.t , i ,�f i I,r I�r��, I i,1� ,.Ia1.], ii ,,,,� ,� I ; :,i a . .a,_ �; -r.. T�r�:�..�7:� .r. i7 .u��.^38i II��„�b,,;: tll��.('.i,i!:Imis�I�IIII�i�I�tl��l'Ii�,.,.,�.�,Y�f .�I�tp.,:�..II.IryI�IIIII,�til��....oG�IIiII��-ia,�i�il�r-�I.II�� i.Y� ��III\,.ul��l��l!:�I��IIII��:IIII��I��ile.tdifii��+afiµui�II�II�.raLlll�i��`4�°;. !t{:p.a 3�M�mu� �.��1��...�'w;..�S��.III��.a9a��L:�.��_.�.`�W�...l;e�,r.>�..�k,...,..�v,,;a1!n ..x��'�.t,t.-....��.��..�....,I� ..k,n32�,�,.�k.r�_1.F 4�,�,w....x,.�..,..,.,_..�,._ �e,..iu ...,.�_... _..,.�_.Rra�� Owners � I � I �: , , �<Compl,ete Plurnbing Factlrties ; �: �12,900 G 63 9% : ; ;� ,: � � Lac king Comp le te P lum bmg Faci li ties 6 1 � 0 3% ; ,.: �;Renters ,, _ � a; . ...: .... E ;::� , ` ' � s Complete Plumbing Facilities 7,215 j 35 8% (;:: ;. _ ; � � �:Lacking Complete Plumbrng Fac�l7t�es 0 � 0 0% `::► €Total � 20,176 i 100 0% � � �,�"�rll��5cn`;°F"rTir ��.��'F'1i�!"�"'F"��'"'�" �;:i'��'T"�`� rK:az i��x �...�..h3�},� ,.�f•:,;rtiit� �"�iN;t� i x��.a� n s� ti�-;;,i ttt �}1� "�'c�: �� i Piir^r ,,��I;k+�r s� s'�"",•�i t.� i�Ca,y�lli .. h�1,,;,�:.. i � ,,.,.,1�ti��,..,,v §4 t„.,,.,,i F iY i�n f � ;.,d..J,� . a}. , .,��n �p.��6,1 w"'�a� �t xit''�i,u�'�i.I� ��aii��f ,.,nlil�G iJ ...:4.,;µ�,F� �a a, ,I,I�:,��p f i �,n,,�i oi��i,ti,�i ?„ i:ay��, t p mti�h�}�,�y�.a 1 K�xn �i�.,s� r<„I1r� .}.;,.� li� 11,�� . �;+�, F.ika-��. F. � .��4„I( .i,'. a^i�k. ��(�!�I�il �: i�:4'i�� ti �" .I w�., i (t.��c,(iq �,i� iw,�',n �fr.,.;o�i ��,. rv�ii� -r.. �r ,+.:� 11:�1tLI1:P..f7'k�'aG��:}�1��.4: ,u� ]il.,� �� .r�I:��II ,,.�.�ryI.�II�� i'=4i�� II� � �,I �,�I�� i I',.ti'Vl�1 t �� i�+��i �ri I IIIil I I1 r J ,I.,,� i,��.�.nwuu�J:�dCi,��fE�'u��..�s.u.6;;:1.�.��.,,.+�LL��:;��IIIIIci��u.�l�a��Ili;;��.JViIf�';�I�s��6;II�IW�L�I��S�i.l�.�t'L�W��t��I,�xv�I�illil��.j1�;.4.{�rt��I��IIIa�I^�I I,."u.,.'�II(Ji1;r��.�IWIIIIII�9��:,�.u'm�>u�,�u�w.�:ulJWiIIIiIL�W.u.4u��'�'�.��IW��II,i,� yI�I .�.'�I��I�I�VI'.LII�;;� �Owners � # � �.. : �;Complete K��chen �ac�htres 's. 'i2,923 � 84 19/0 � ,. :... f. . ._ .. .... ....... . ... . -: ... .... . �.. o -:. ,: � Lacking Complete Kitchen Facilities 38 ( 0.2/0 � _................................... ............................................_........:..........:....:.:...:...:.:.::.._:.::-::::::::::::..:_..:.:.:.:.:.:....._....:.::::::::.::::::::::::.::::::.�...,:-.........................................�............:..:.-:::-:::-:::-:::::::::-:;-. _ .. � �:Renters f ! � :.: ..i..: ......�... ....�... �:.. ... ..'�.-... ."� ....:�E� :..::'.. ... .. . .. ........ . ..... ...... ... . ...... ... � �Complete Kitchen Facilities 7,132 � 35.3% � �. �;L�cking Corrtplete Kitchen Faciliti.�s 's: , $3 : t Q 4% �.> ...... _.. �: . . �3otal � 20,17fi ;; � 100.0% � t�.._.....,..._.�_�_._._.__.... _�.�.._..�.�.,�..w..,.�.�a__�f�.n�_.�._7�.w�a..�...�__..._r._...��._.�.., .,_�,....�..�...�..� Source:Association of Bay Area Governments(ABAG),Housing Element Data Profiles,December2013. Single-family attached homes comprised the third largest housing category in Cupertino, at 12.2 percent in 2013. By comparison, these homes made up 9.7 percent of the housing stock in all of Santa Clara County and 9.2 percent in the Bay Area as a whole. As of 2013, small multi-family homes (defined as units in structures containing 2 to 4 dwellings) represented 9.5 percent in the City of Cupertino, 7.7 percent in Santa Clara County and 9.9 percent in the Bay Area as a whole. �-2 6 HCD 12E\I�EW�D C�R�FT'HOUSI�G ELEiViE�T 195 / �.ppendix � Housing Element Technical Report _ _. _ _ __ ___ _. _ _ __. _ , �"`�',`. < `�"� �9�� • �� m�ik�� 9r �','�'� ``,��`x �a2�''_ "�Y a � � r h '., � F`� . �, X ��. � �.:"'�"' `��'� -; 4 ;��.�. 4. ."�,{�%kdc y7�"'�, a `��'.�"c� ��•*�� xi y �m'. ° � � l' '� � � � � ��91F's�, 1 '"� , .�, I� '', �''�ax "�.� �� ,+� � ��'� � �+,, ,tt� S';�,r��'��`� r��an �'a��'�'�� k r . �;. �... .k' ,.g„�= �s�.�..�� a:,�;Y P" ��'.�s�,,, ''�, r�it.'lm �:?x, r ,s _ � ��" �t'�� , ,� � ' a �� +�"��:��;A -��.,e� � �� '�3, t � �: �, �?, � �h�, i °�,;� ��y�, c!;s c�� i;,,�i�1 ay�� aA��fi�'�� Q � �"�`4 +^ �r � rr �",�, ,;� "� `�-. `� #� , F t�r> 7�r��h'�i�C��.��:;� "��rrct �`R "��,1,_,��1��i��a L, , ��.,��'�'y��y�,t��``i F�4�,��1��y$'��t��fi��,�rar,� r'�� a��'tc��'u� !{��.��I.�,.,.�'.- �'� ,�i�� .��.�.� �1wa.9sw....� � � � �'t,==�as. ,��r. �"'sw�..n..r�� '.., �,�'� �� s� �� '"'t x � � ..;. 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'rr.:�� ,a.T�l �11 i �: P ,1, ��, f �.- I� I,lii�r� $� I, I I Iln (>u. a4�:' ,t 14 y t �+,� ��, li �a4:��'�.,��i,�ly,J,:��.;r�1G3�,✓".W,,<G�`,s��Va�u ..r.�I��Ia��I�W"� 'ti11�,aeN��V��V;'I�.,��;��I�,111VIIVIIIu�:.ve?��¢�.uf,�il01��4��IJiul�hull.IVdII.u��,"'��Y��s's,.y��II��IIV��.'.i�a,��JIII��.v��ll�+��tas�W��6u��:�wN1.m�I�I�III.,u�L,ti��te.+.:u.mL'awu,�,��I��I�,��, �.. � Single Family Detached 323,913 55.9% � 346,145 � 54.1% 6.9% � _...._............................................................_....:...._................__..:.__...............:�.................................................._.:,....:............................_.......:._:.........:._t....._._.........................._..........:...........::.:.::._:-,:-:......._....._....._::::.:.:.:..::� � � 5ingle FamifyAttach�d x 52,1�9 ; 9`1% # 62,201 � g 7% . ; 17 9°1° � >:. .._..:.... . ,.. ..:.. �. .. ..... . . { 0 0 0 , 1 � - -4 46 3 1 8.0 0 48 923 7 J/0 5.5/o Multi family 2 units , 7 , / � , t t ; , � t E , � F M'uftt family 5+ units ' � 13b,`b�8 ;' 23:5°�/0 ,: � 163,12A� 25 5°Ia i `: 19 4:% � . 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I .I� � � �,I I� hts}i1°l�i.r.e'°�suw�� i ".llf7Li�WJIWWI��WW��W��Y��SLa'y��'.Ii,�.�w��i;:i�tJ��II6�.J,��lill;!'uldl(11L�}uin��6��!41'��W�III�}(�;�III�I��LuwWIO r.��F'v':uJIII�L��_E�:u�IuW�IIIOWJI�:4.,.YI��i(S��W ILllwl��lll��II�II�III'�.IWII�IY�I�Vu1..�."i:,...u��I1Wl�:�:i:�,'S��"'".�a-''' .....�Ldn'.�Iiw�IW��t�� i , I .J �i � � � J � i.�^.�I � Single Family Detached ' 1,376,861 � 53.9/0 1,505,153 � 53.6/0 � 9.3% � ! .. ..:.......:......................:..............:.:.:::<::::::.::.:::::::.............................::::.::.,:::..:..,::::.:.::....................:.............:....::.:.::.:-:.::.::::...:.:.:.::....,.:.:::....::.::-:-...-::<::.::::::::.::::::...;....:::...::.:...:-_::.:-.x � .. � l a , , � 5rr�gle Family Attached � 224;824 8$°10 � 258,b33 z 9 2%. = 15 0.°10 `� ; � ' � � Multi family 2 4 units � 266,320 � 10 4% � 278,450 � 9 9% � 4 6% � � Multi farni(y5+ uni�s ` � ; 623,388 ;� 24.�% ;:, 705,$99 � '25 1% ' 13 2°l0 # _. .; �:, - ,.. . ...... . ; ;. ' y f f i .... ( 3 O O O X � ! 2 O —Z.Z O M obile Homes 61 011 2.4/0 59 673 .1 / / , , � � s i f , � ...... .................................... .,......,............._...............,................................._........................_......_;..._..._..........,...............::,:::�:::,:::..,..........,..,..........._........_..:......................................,,............._......,-:.::....;....a........................._...._............. s �`t�tal � .2,552yE4@A� ; 100 0% � 2,SU7r�Q� � '100�% � 10 0% � Source:Association of BayArea Governments(ABAG),Housing Element Data Profiles,December2093.��b��^~T�{�_�^�4v. HCD REiIIEWE� D�AFT'F90US1�4G EE.�i111i��lT �-2 7 196 COIl/llVIUNiTY VBSiOC� 2040 City of Cupertino Overcrowdi�g Overcrowding refers to a household with an average of more than one person per room (including bedrooms and dining rooms but not kitchens or bathrooms). Units with more than 1.5 persons per room are considered to be severely overcrowded. As shown in Table 2.10, as of 2011 the total percentage of overcrowding by tenure represented 5.2 percent for Cupertino households, which is slightly lower compared to 7.2 percent in Santa Clara County. Overcrowding was much more common in Cupertino's renter-occupied households, with 10.7 percent of these households considered to be overcrowded. By comparison, only 2.2 percent �f owner-occupied households in the city were overcrowded. In Santa Clara County, 3.4 percent of owner-occupied households experienced overcrowding versus 12.5 percent of renter-households. Overcrowding conditions in Cupertino approximate regional averages, with a slightly higher level of overcrowding among renter- households than in the region. 2.5 I�arke� Conditaons � In�ome �ela��d to �oaas�r�g �os�s This section of the Needs Assessment provides information on market conditions for housing in Cupertino. This information is important because it reveals the extent to which the private housing marl<et is providing for the needs of various economic segments of the local population. Available data on housing market conditions are combined with information on the demographics of the local population to identify those segments of the population that may face difFiculties in securing afFordable housing in Cupertino. B-2 8 HCD ��VIEWED DRAFl"HOUSInlG ELEMEfVT 197 Appendix B Housing Element Technical Report __._ __. _ . �r _ . . _ _ _ _ __ __ . _. F _ � ��`�'cK �.5� Y y 3.�,�'��j'.� f11'� k�.i�` ��,�'��`�'.zK�Fk �3�'L' �Sp�;-: �fi$ ,c'�`�"'$ t �e`��, T Q+�' dv.. 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I � �, � i n , ,,. �.,, a,., �: �, .,�,, a.,.,,,. , � „ � I i i i „ � � b,i li �„ , 1� a�, � ,,, I. . , ��„ � i «. �. a:l, i I � I , ., I , h .5�� il � ,�� ;..� ., �. .i„ ..v�. .,4 .i, � i.. i�.I. .,i...v�„� ,� ,i��l�..,�4�. a,i, I . � a i �„�-.Ru, ,� , i �,�I�. � t. ,,�lo- ....:I :��u��.,...H'. r . I e .i 1 � I '�ya�.,�,:.�s�,.�uu�Qs�r�.a+�::�,u.��,w�hs&��i��i��,��a�.e�lil��»��u,��s�,��,a,��IV��a�'1�w,�u��,��w�a��,��ilmi�c�!��I��i��,�.I��i��d�u.�.l��,Jh�?��s��l��v��,��,J��i�.��..��II��I�y,,..�u.�JlVl�w�.�Jlw�w��u�C��,��i �� 1.51 or more persons per room � 9,620 � OJ% 40,161 � 3.6% � 49,781 � 1 9% € � (Severely Overcrowded).._.........................._._....._..�........................... _..............._�................. .......................�...._..................................................._...._'............... ... ............._............................. ............_................�:......................._�.................................� �................................................................................... ......... _ .................._.... ........__....... ; � � 1 01.to 1 50(Overcrowded) 3 32,6�2 � 2 2% � b3,788 ' 5 7% � 95,820 3 7% .- :: . ,: ;. '.... � - .:.:. :: , � # . � � : � 'E � 1.00 or Less t 1,434,779 97.1% � 997,100 � 90.6% � 2,431,879 � 94.4% , { 1 _......__........................................................ _..........._.. _.... ........_........... ..... _...._.................... � � _.....:........::::::...:::::::::.:.:......_:::.:. 3 .;.:�..,..... ,!. � , i To�a6 : � 1,�l7,031: � `i00 0%. s 1,'i.00,4�49 '� 100 0% j 2,s�"77,4�80 � 100 0°/0: '� � < . � . . . ,. .. .. . .... .. . ..... .....:1:. . . ..... . } � ;:, ; _ _ ; . ..... .. s � � `3 %Overcrowded by Tenure � '2mm9%o , 9 4% � 5.6% � .�. ..._,_._._.._.�,._.�u.....�._w_�....�._._aµ_._�,��,,,,.,., �,,,.�,�n :��.,��,,,�, „, ,,,,n.o,�,�,,.,,�,.,,w.,�.?..,.,,�,w��,.,,.,«,.,,,�,�„�w„P,..�.,_.. � __..r..,�, ,..,,,.., �„�,.,,n,,.,.,,x��m,�,n,,,,�,.,,,��.,_._._._ „�,.,� �,�.,�,�„��, .,.,,,,w. Notes: (9)State HCD defines an overcrowded unit as one occupied by 1.01 persons or more(excluding bathrooms and kitcF�en). Units with more than 1.5 persons (2�er room are considered severely overcrowded. The 20T 0 Census does not contain detailed data on household conditions. Overcrowding data in this table are based on the American Community Survey(ACS),which is comprised of a series of small surveys forjurisdictions taken at drfferent intervals 6ased on population size. The 2000 Census overcrowding data were developed based on the 100 percent survey. Therefore,the significant changes between the 2000 Census and ACS may due in part to actual changes rn overcrowding conditions,and in part to different survey methodologies. Sources:U.S. Census,American Community Survey(ACS),2007-2091. WCD REVIE�I/ED DRA�EiQUSI�tCi ELE�IE[�T . 8-2 9 - 198 COMMUNITY o/ISIOtV 2040 City of Cupertino Rental 9Vfarket Characteristaes and Trends A review of rental market conditions in Cupertino was conducted for this Housing Element by reviewing advertised apartment listings. As shown in Table 2.11, a totai of 170 units were listed, the majority of which were one- and two-bedroom units. The survey found that market- rate rents averaged: ■ $1,608 per month for studio units ■ $2,237 per month for one-bedroom units ■ $2,886 per month for two-bedroom units ■ $3,652 per month for three-bedroom units Rentaf prices in Cupertino ranged from $1,400 for a studio unit to $5,895 for a five-bedroom unit. As can be expected, smaller units are more afFordable than larger units. The overall median rental price for all unit sizes was $2,830, and the average price was $2,919. , ___._�_____.---.---- ___._ �. --- — --- --,--_____--_—_--------- -- -- . � � -r� I i . - � � � � , . . o e � t � ; . � w � � ,, � �� ' I . � 'r�. a y.( ;: e� �� n1.� ' i � F�'�r #a.:. - . , 6 �, ly, � �'� � � �.,� ,�.��'�r ��,� �� a w� ",'�.�" �""�� '�1�l� a,�r ,��, �+�4�' ��„�i �p . ��c'�y � ' ,M1 t� '37 wa ',�u �' 1dL's "t i,n.w'&.� ��9i,�:�.p � a,�. ; �a�. :. . ' . R . �'. ` ' � 'F ., .. ., .... . .. ,' .i.�� . ,:'' , :..��". . .� . . ! ` g Studio 5 $1,559 � $1,608 � $1,400-$1,800 . i � � _................................................................._...:::.:�::.:.._._...:._......_...._........_._._._....:.:,.:..:.:.::_:.:.:.:-._.........:.:_....:.,.:::::::::::......_................:::............................_.::.::::.:.:..::::.:;:.:::::......:.::::........_...._...:,.<:::::-:.<::..-::::>.:-:--.:..............:..........._...,:.......:.,:...................,..:........:. �One Bedroom � 44 _ : $2 274 � �Z 237 � $'1 845$2 567 ... . . ... _. . . ,.. . , . E � .�.., ..�. . . ... ...... . :..... .� . � � 80 , 2 844 2 886 1 950 3 820 Two Bedroom $ $ � � , _ , , , $ $ , , ...... .. ....... . .................... . l .... ........................................ ...:....:::..::::............. ....................:.:.........::::.:::.:::...:.:.::..::..:......................... ............. .................... ..:...:.:.:::::.::.,:::::...........:........>.....:....:...,:..::.::.....:::::....::..:..:......... ...:..:...� �7hree Bedroom � ._ �3 t $3,500 '; 3 6�2 i E ....... .. . .. .:. . ... .:.. � ; .::.. $,, k. $2,600�4,595 _.:. ;. . .. ..: .. � ......: . . . : 1 Four-Bedroom , b � $4,999 ' $4,683 $3,700-$5,300 .:.::..:._._...._........__�.................:.:.:.:.:.:.......... ..........._......:..::..:.::::................_.......................... ....................................:..................... .:.:...._.:,............_...._........................................._._...._.. � <:.: ::,...;.- F��e.Bedroom � 2 $5,99$ _ . $5,19$ $4,500 $5,895:. ,<:_ .., _ .... . ..;. ... :. f Total 170 $2,830 $2,919 f $1,400-$5,895 .m...... ��.m.�.�...,�_.._._.�,.�..R._.�... .,...F._.,__..--..,n..�.�.,�...R,_f_. �. .�....,.�.. _�..,.�.....�.. ._...., Note:Search performed on Craigslist.org and Zillow.com of listings dated February 92 to March 7,2094.Sources:Crargslist.org,2014; Zilfow.com,2014. B-3 0 HCD REViEWED DRAeFT HOUSIf�IG ELEMEfVT 199 ,�,ppendix � Housing Element Technical Report Horr�e Safe T'rends While other areas of the state and nation have experienced downturns in the housing market recently, Cupertino home values have continued to grow. During the depth of the housing market crash (between 2008 and 2010), median home price in Cupertino held steady at around $1,000,000. Since 2011, home prices in Cupertino have increased substantially, According to DQNews, the median sales price for single-family residences and condos increased by 28.6 percent from $933,000 in 2011 to $1,200,000 in 2013. As shown in Table 2.12, this increase was one of the highest in the region. Median home prices in Santa Clara County as a whole increased even more dramatically (by 36.5 percent) during the same time period. Figure B-1 shows that the City of Cupertino had the second highest median home sales price in the region during 2013 at $1,200,000, behind only the City of Saratoga at $1,600,000. The 2013 median home sales price of$1,200,�00 in Cupertino was also nearly double that of the County median price ($645,000). Most recent sales data reported by DQNews.com compare sales records in the month of March 2014 with those in March 2013. Prices in Santa Clara County experienced a 15 percent increase over that one-year period, while Milpitas and Cupertino registered the largest increases in the County at 36 percent and 31 percent, respectively. Throughout 2014, Cupertino's median home sale price has continued on this upward trend—as of June 2014, the median single-family home price in Cupertino was $1,550,000 and a townhome/condominium was selling for $822,500. While home prices in the city steadily increased, the number of homes being sold declined slightly between 2012 and 2013, from 530 units to 512 units (Figure B-2). Neighboring jurisdictions also experienced similar declines in sales volume, with the largest decrease occurring in I�C� REVI�WED ��A�T f-fOUS1�9G �LEMEII!`f B-3 1 2�� COIl0111l1U6� ITV VISIOfO� 2040 City of Cupertino ''�.�# ek *r_� �4�t�'�� '�S g4'�;�F:" y�� t��`i�'y�*"r �`� 'f`t .,�. � t4'�vl:fits�.�,.�tc"�'�� 5 �^ '` ��'S��. i, - � �. � � � � . ,.' �"r � -� .; "«, � � ` � � � tl � � � � ��$s:.�.� ��ml� ��`'�r �.i p 7�,,��. � `�,f' a i„�'" �wc;��"��+�'�-�� a` ��re�n"�� r�'�" .� �"��i ��.Fea; .n�r.�`.'�,�� §�' � I ��;r ."f i `"'x "�1G x'�<.�fad >..' ;�r .� a°`k F�i'k t!'J"t''�3�,y,4 �a"X i��y7� �qWi �r' a� s��" x .}��r "y�i ,;:a'i �'�{a. �,.�;�s� w {� ��z �,•�t}�,� •�»�� ,�� .. .�yf�� 'ik��y��r i £ � ,^,rpr�� t'� �,,,lj ° �' �ti,� e tl O & :'p�,ay 'S!p...;�0 �,� ��,,�s;f�l a3d`5� ��, �s+��,rYA ..�� r��,u.i�y?�9 t'�'�'i�3�x& ��;7� �mY„+�4�,r :9�'�',, ?�. ry.� u;'�' q� '�*. ',��4� �J^;. 1 °ks��A'�?,�e'�S'�,�bi�� J 4:�1�p��y��p�,�#�,r�r �*�,7�"" ,y1�,��*r�t,�'{�1,��*" �"'r��'�;'Y't r�3f"�1'��f' � I � .�;i��k4S�"y�� ;Y'°��°��';�� O P>- y I F �i �«u-. ��. :'k iy.,k'!}. 4.'s,rm��.t -aM'�+^.'�`��+.�.9.�:,�r Yrhs'�f�!L. 4��....r �., b� ,�bt ,�.,€. _r �i s, � "., ` . . N�:. . ..... . . w. .,. ... �4�� Campbell � $569,000 � $625,000 � $701,000 � 9.8% � 12.2% 23.2% � _...�:............._.....::..............._........................::.::.-:.:,....__.. �_..........____......._..................:,.::-.:::-......................_.......................::....._......:._... ,....._._.......................... _......_...._......._.......,:::.:............:.:.,::.:.:.. ..................... . , � � � � Gupertino , � $933,000 � $1,045,7.50 ; f $'1;200,000 � 12 1% 14 8% � ' 28 6a/o ' : ',' ' : -.: , A ��.. ..:.: .......... . ......... ... ...... ..... . :. . .... .... .. .... . . . ... . . ... ..... .. . .... . ... . ...... .. ... . .. ... . . . . .... ... . ...... . . .. . _ ... ": �, .� . ... ..: ....�� V ew ta�n � $678,500 � $769,250 � $800,000 S 13.4% j 4.0% � 17.9% � , � , � _ # i 's � � �Santa Ciara � �500,000 � $540;000 � $635,000 x ; $ 0% � '17 b% � 27 0°l0 ; , � ,:...... ..: � .:: ,:, :. .. , ;: . ... . .: > ; ... .. � €. : ?Saratoga $1,377,500 � $1,527,500 ( $1,600,000 10.9% � 4J% � 16.2% ' - >::� ::: � , � :. � �S:unnyvale ' � $570,000 �, ; $645,000 3 $767,500 � 3 3 2°1 } '19 0% � 4 6% �� ,: ,..:t .. .. ... . ..,..:::.�.�.�:... .'. . : ...� ., .. .: ...::.. ..'..'... z .,......�` ..., � ' .. .>........:::..�'..:�....:..:.::. . . . .. . ..: . �.:. ..::....<..,-. .... . :...:. . ......:..;:: �Santa Clara � i o ; o � o , 22.9/0 36.5/o County $472,500 $525,000 ; $645,000 � 11.1/o j ��.,�._,n..�.�.,.�._.�.w.. �,�r�.�..�..._..........._.._.�._.l.�_.�...,�T..._...�,,,..a�,...�;+.e.,.a..�.�...�.�.....,�..._�.�.__..��...�.____ea�_.�........._.1�.,,,...e,..�....___-__,__...,�..,��.�.....�,.�.��. � Source:DQNews.com,2014. Figure B-1 Annual Median Home Sale Price, 2013 $1,600,000 $1,400,000 $1,200,000 „r�� ;; ��_�; n�� ,:: �x�'�' $1,000,000 ,�"�"�"_, � �, ' '��;'�� Santa Clara County:$645,000 � _��` w,�u, $800,000 f ��`; $1,600,000 ;� n;, �,; � , s� �'��<, $600,000 �� $1,200,000 d'j �k it tLsu.r-i� $400,000 � ��rF`�?' $800,000 Y $767,500 $701,000 ,,t t', $635,000 � ��x�'= � $200,000 ��"� �" ,; F'��, s ..:"__'_ . Y j �" 6.F'�'S.. � h�^� �O � �� ...�:`.�� fr . .. .� ? Campbell Cupertino Mounfain Santa Clara Saratoga Sunnyvale �-a� HCD REViEW�D DRAFi't�0l�SIfV�G ELEM�f!!T 201 ,4ppendix B Housing Element Technical Report Mountain View. Overall, the number of units sold in the County decreased slightly from 20,940 units in 2012 to 20,700 units in 2013, according to DQNews.com. � i/acancy �a�es and Tre�ds The 2010 Census data as reported in ABAG's Housing Element Data Profiles indicate an overall vacancy rate of 4.0 percent in the City, which was slightly lower than the Santa Clara County vacancy rate of 4.4 percent (see Table 2.13). Specifically, Cupertino's rental vacancy rate was reported at 4.7 percent, compared to a vacancy rate of less than one percent (0.8 percent) for ownership housing. While the rental vacancy rate increased notably from the 1.8 percent reported by the 2000 Census, the homeowner vacancy rate stayed essentially the same. Despite the increase, the local vacancy rates were still below optimum. Typically, industry standards consider a rental vacancy rate of five to six percent and a vacancy rate for ownership housing of one to two percent to be adequate to facilitate mobility. �iousing A,f�ordability According to the federal government, housing is considered "affordable" if it costs no more than 30 percent of a household's gross income. Often, affordable housing is discussed in the context of afFordability to households with different income levels. Households are categorized as extremely low iricome, very low income, low income, median income, moderate income, or above moderate income based on percentages of the AMI established annually by the California Department of Housing and Community Development. Income limits also vary by � household size. Table 2.14 provides the maximum income limits for a four-person household in Santa Clara County in . 2014. Extremely low-, very low- and low-income households are eligible for federal, state, and local afFordable housing programs. Moderate-income households are eligible for t�JCD R�VI�I�IED DFiP-!FT HOUSING ELEfviEIVT B-3 3 2�2 COiVI �ViUN6TY VISIO �I 2040 City of Cupertino some state and local housing programs. These income categories are also used by ABAG in the Regional Housing Needs Allocation, or RHNA, process. In Cupertino, the Below Market Rate (BMR) Ordinance establishes an additional income range: median income (81 -100 percent of AMI). Another way to think of the household income categories is to consider what types of jobs people in these different categories might have. Figure B-3 provides representative households in Santa Clara County, along with hypothetical jobs and family compositions. Ab�lifiy to Purchase/Rer�� Horn�s by Household I�corne Table 2.15 shows affordability scenarios by income and household size for Santa Clara County. The following analysis compares the maximum afFordable housing costs Figure B-2 Home Sales Volume, 2012 - 2013 1,500 :w ��:. �ti��„ �� r s t' k s� '��p�k'�5w�: �,�'�''� 'f�`E: ��"'��:��+tti�' �"'�1, �r�, �S�� u�y'r��, 1,000 �� 'w`k, ��TM�`��n :4� �, :� ��. � �� ,�x ��;'",; ��,�;"�� -0 �� ' � -�� a , �"�u �a'�� :F i S�' �� ar-- l�: �� k7; a1�S5v�i dy�y�,: �'�xa�y �� .�� a �'H ��3i ,:��. �� i ��-; .��^ "a ��°� � " �� ti t 500 �� ' �, � � !�al�yt^ ^�., r�r�� YA �t� �� a .: �rµ c�: .. 3�r�'"� Q�°" � ��; 1"� w+.'. ��' #.�. �. ��.��,F^'�' .��+ `, � �1�� z.n.'r��+ '��'�y �'*�'M �o� 5. �4�`' �'+�, �� i�„"�� "'",¢v �+�.�`'�� +�� '� ��`�`�, , ��,�,��'�i . �"'�'�.;�,' 4 �r �",'� �� a.�"q �i,.�`�1'� . �a�)��y�� a��k _� : C'� N y� . n, #�'u�`� f �'�: ��,sl��a�.,y"; �'x��' '.�.�: r�'�� tr ��.. ��r�� ,�t?�� ,. �'� �-�.{, �'�� c�� '"v� �' i� �� `'+ .�s. �6 �r � �s�, ��' : � a� s' w � a s 1' a�t' #j �r '�'@8"`�H "' �x�' ',: r� �h � 1 t :os, ,� a��"^r h� y p.s i,r � ?�'�.,t�j �° �r. �IX P b,r- �tr � �' 'P,i �t a � � '�. N�: � 1,�.�, :�,�-.` ..��? 'Sa.. � .z�- �.'�.��.n:�F `.,�As�i, a�r��, �fl��t� ��iA� �t�Fl�SFi �i�a�a �d�ft�a ��(�Yv� �2012 555 530 849 1,176 480 1,208 �2013 554 512 759 1,214 448 1,326 B—3 4 HCD REVIE!/UE� DRAFT HOt151i1�G ELEMEf�T 203 Appendix B Housing Element Technical Report _ _ _.. _ _ _ i __ __. _ �. :��'' aa t-"s>`' �'�sf�� ''`l�;�l�' s ��:ri�'�;,'� ,�4��1,{��,�F�ra�i;�; a�`� �� ''�'4M��i rfi [�..� �h ik� ,��"4a4,"�i�q�a,�:Ya:�-� ��a1,'�e�3� � �t �h, :.';� �k�k,' 5C,�� .��e�,"�nuk �''v�+�'��S u`�'� x��;Ei��., �w��,.:.�yY�sc�� :.��m `,,�',V'�� ,��;m ��''fr�: � ��"�i,�f.�s. .'N�'�1�n�'"fEi�S- .,f,�,. c.�,y;�'�,�r� ��,�`�''i.. : � �"' @ E: � �'; k °�� s� t. e.u.. ` 9 6��r f$��, ,�'�:i5��s��a�^ � ��"d� �� 3�?;?� i' `3"� ��iw `� �:r�' �k�,�.� a�.c s '�s, ralu�r�' .. ,v ��' Ca�.- �"':�r � �±�� a �.n �� r� �i s }��. � .�. �*��`�`� �4'3��.�""�' �,,:�� .�w'��'=�.��,��,�,��13 �,��'�,' f�'��:=r�,�f�aa, �i��,s��:',x,,�'� ��` ��„��{�,, ��;��«� %;.. �.. �'�i;'� ; t�,'""�'.Zr�.0 �ni'�r,i:,',�^,.. s:1a,s;w'��"7'"��z,'r�.` cxr^ s eq'� t.,v„ �� ia �m� 5 �^ 4v :�a �ea'�k,'i„�..,�,„ 1 . �. �.+�'� ��'��s`,�'�`�-�� k;`��xr�;� '�1�: �_ e'�{��v"d�� yk�,�ix F z�R� w a�", � ;;�r�,;ea�{�,��U�'�,ti �,";r r�� ;.`�` �r. �?� "a.,,Y:,r..;..�,a�. ��a ,�4.?�;,s�,`��„�t.7��`��c�,s�"`,�,"��'�^,'f'�'�„x:�.. . ,....�.t',,�,-�,. 32. t�„�"��t„.. C�..'�,,, � .,,�n„,., .5'�,F,�i,,�'.�'�s�i�``�,`*�e,�s. -rF,-, �x .�`�.s"� �I . �. �^ � a E. ,.�F' .�.�F ��.� � a ek � fl�a� ��.,. �..� r,,.�..n� "�,""�'�,1.�.1 .,�.� �;,..,� r �r�..rn� t�.,;u„ � s�'�:. ;��"�'�s��i��.,� ,f�.Ea�,y�`-�t $ w�'.,J c :.�-�t�. � 4��.�'�, , 4� .�ifi�::,.� - �',:,a.]'S��p 49U .o:� '�y"rvT.":a k»*`:•.'.'r}t�4 tia`.;K C 4�,a, � �ar. '�ss'. d� V,�;::a r 1/A`+;Y.^�r'fix�'�r'�,.:h�t�A�'i,�,Jn N?'fi �.a.�$..�`(`��'�c ti.y� # k' w .�y, y�. u�..y��r'7fc9' o.x�� ;�'�9 4;�h?;�r,. ,%.�" ,G`�»'G"s','�,E��/f�ae r. 51,�,$T? �a,��i. ,1��yn .�k�. �?'� s��,.,�L ��,. '�-�°!� �.il;xp :r,��N'�L.�t��`�e1�� d,�mt �'��,,.,��`�.i � ��m�, i � 4�A'�l�:V �y 'IM�� 1� � � �4� .�9 �� 1: � �E ��" ��r g �.,n.' �ek k�� i� �, o. . � �3'�.f � ��R` �:,� � �'�`, �"u�` 0 .� 'i � .0�W a�`:-.�� y�'��;: ��r��"'��t� .. � h '��,a �� ; �'��.`�'�� b��v.,��r.,�yy�t,�..:.s t`�,.eha�,.: ��`v i�a;y� . ��,"4��k�` '��k�' ,�+ '�;;��,��'�'��'�� s , �' ' f,#�,,,� ��" i�; � �^:,�i�._� �� :��a. ' ` ��w�` ' , k��*�a r , T 5? �Ti"�c �x�} � .,, �:, r �J,v .� �z a a�� ^�, _ , . � _ .__ g _ . a _ _ € � � _ , _ ... � Occupied � 20,181 � 96.0% � 604,204 � 95.6% �. 12,577,498 � 91.9% � � Housmg Units � � � � � � , ; � ,�.,.� � �t � : g , � : � � � � �Uacant � 846 � 4 0% � 27,71b � 44°�0 1,102,583 ^� 8 1/o � �.,�.F�n,��,_�,ma..,�,�.�,.,,.,.� �.�..�..,�.. ,��, ,,.,�,,w .r�;w� ,�,.�.. ��,.,�.��.. � ......,,�u_�r�,�...�,�at„M.��.�,..�, �.�.�. �v.��,; ..�,.,�.,....4w.�,....W..u:E ,..� ,,..,�...,�.m,,,�..�-.� : _ �, ,�.,M._ � . . . � � � � � For Rent � 373 � 1.8% � 11,519 � 1.8% " 374,610 � 2.7% � � � �,n � � � � � ' , � � , � R � � � � ,� � � Far:Sa1e Only � 10$ 0 5% 5;067 � 0 8% � 1 'I°lo ; ' � 154,775 � � }.�._. __a._v..�..rr�_�..., _� �.��..�,.�.....w.w�_�, � ,, �.�,v,._�,�MNu�..� ._.�..�.�..,��.�.�_.M. s �.M.._w..�.,.,...� .��;.___...ti�.�. ,.��..., � ,.,�„�a_.�..,.,.e....__._.m� � � � � � i Rented Or Sold, � �b � 0.4% 2,222 � 0.4% 3 54,635 { 0.4% a � Not Occupied � � �, � � For Seasonal, �� ; r � � �� ; _ � � Recreational�or; � 1Z5 � _ 0 6% � 3�DD0 � 0�% � 302;815 _ � 2 2% ; �Occasronal Use._ ��.�.�,�..,��..=..�_. ,.u.,.�.,�..�.,, _,��.m .�,.,.v..�,.,,..r,,...s�.�,r �.�..��,. ,�.w,� � ��.,We,�,.��.,,...t .�.�.,.,....�.�.�.�_.._u.:„;� � � § , _ . ,�.€.,� . . , M� ,,, � _..: . � ��_ " For Mi rant � o �+Y o � o � �Workes € 3 0.0/0 50 £ 0 0/o � 2,100 � 0.0/o � �..__...�.. � .. �m � � � � ; � ? , � i i �� 1 � Other Vacan�t{a) � ' 161 � 0 8°,/0 � 5;8�8 i t19% ; 213;648 � 1 b% @��:;.�, ,�w..�,,,:�.. ,.�.�, .�;:,,a�,m�.�M��;w� �,�.,K,,.�,b�,w�.�.....��,..�.�. w,��.>.� � .�..:� �am,,,.:.: �....�M...�.�,.�K.,.�. _�.��.��.�.,�._,.m_.�.. �_,a. �. �..M.,.�.w.�....��.� �.� � . _ ,: �Total � 21,027 � 100.0% 631,920 � 100,0% � 13,680,081� �N 100.0% � � < �( .m..,�..� �. �., �..�.T.. .......�,�,. � .,.. � � .: ,. ... .. '..: �. � � :.S f Z f � Homeow.ner � a 8%: ,� 1 4% . � 2 1% �Vacancy Rate. � .� , . ��.,..�, �.�.,� %.w ..� ,...,...�..,. .�.,W,� r � �,�u � ��,..�.�...�.�,..�u..��....r��.�.�..�..�.. .�...�.. � _�..�.. .,�,. .��. � „,�,� ._ _ ,�.�. . . . m �. . .:.s_.. �__..�.. .. n . ,..w.�.. � ' ,. � � �.... ` � � Rental Vacancy �� o � o o � � F 4.7/0 4.3/0 6.3/o � � Rate p � � ` - _ _..._�.... _......__ �_— _._._ : _---..-- —s HCD REVIEVIfED D6�AFT i�OUSIP�EG ELEME(VT 8-3 5 204 COfVlfi�IUNI�fY \/ISION 2040 City of Cupertino for various households to the rental survey and median home sales price data for Cupertino shown earlier. The maximum affordable sales price was calculated using household income limits published by the California Department of Housing and Community Development, conventional financing terms, and assuming that households spend 30-35 percent of gross income on mortgage payments, taxes, and insurance. When comparing the home prices and rents shown earlier in Table 2.11 and Table 2.12 with the maximum affordable housing costs presented in Table 2.15, it is evident that extremely low- and very low-income households in Cupertino have no afFordable housing options. For example, a four-person very low income household could afFord $1,084 a month for rent, but the average rent for a two-bedroom unit was $2,8$6, more than double what this household could afford. Even for low- and moderate- income households, adequately sized and affordable rental housing options are very limited. A four-person moderate income household could afford $2,928 monthly for rent, barely above the average rent of a two-bedroom unit. Homeownership is generally beyond the reach of most lower- and moderate-income households. b ` * * � � �' ' a� '��^.t �a a i��r f�, £ '� b �'�`e�. .5 '� . W",d-✓.,��: �e'�+3,�^';�?,�� "��p` � F�z'y'� c+ ��*1rc �3�!a}k ��`Y4.-,�''�P4� �+e t qyi ?� �y..'��a��`k� 'm�� - �-"�-��, � �,r"`'€t,�a�' ., -��..�`�� e C„�� 't t �.�7� .S '�. i� �` �� 5,� , � • , *� '; • � � Q � f �` � . . � � 6 � � "`�y, ��_ � �' [�e`;i�� . {�,r k�� ,� e��+,v��'"�s�'i+e �^��'e''✓�ir �t��t �.�p�w d r,�,�..�ii�?'�'37'1� +v�$�r#a �e'� ,�' i�' �' y� �,i:�i � �'`x � . ` � �#;'� ��.,�.a's r ,�� _� � �„� �3 z,a��v� ��.K`�+� , ,,.°��._x;� �� I W �f:d 7� '��:�.,�,, v"'�.y'�:€'4�i•1 .:�L ty,� �w�e�` v+�� 6 �"*G qT�"' `'�";T: a �,I,�"'��'�� 4 �'�' � K`�* {��6 e �� i��t�m��'4.doC��a9�r��t�� t� r e � o . a �ay�`�M^��7 m c e`�"� � �m �t � ... , '^��'�°�1'{a4�4�ar�k��.wt�,� .e ..�� , .. , � F. ^'� s�' t�F��, r„ �-�� r�lt._,rn � �' Extrernel Low�ncom� e ��' > Olo to 30;✓0 � $31,850 ` . . .... �: ... ....,. , ,:; _. ....:.. . ..�: . . ::D... .:........� . .� '. . ,.; .....�...... ... ;.. � �Very Low Income � 31%to 50% ; $53,050 � .:::..:::.:...........:::........................................_............. ............._....._..............:...........................................,.._..............._......_............................_....._..............._..........,-:.,,..;.;..,_,............__......_........ 4 Low,lncoirre <; 3: ; 51°�o to 80% - '� 00 ' , � $84,q .:� : ; � Moderate lncome � 81%to 120% ; 26,600 $1 4 � Santa C{ara Median Income,�,s,k, �..,.�..�m,��,_��..100%,�,..t.M,�.��..bm..�...��;.�� ..,��a�,.,,....H,.w...,��105,�00 a,��wr�.�....��.,,,.t,..,�.w� Notes: (a)Based on HCD 2014 Household Income Limits for households of four persons in Santa Clara County. Source:California Department of Housing and Community Development,2014. B-36 HCD f�CcV1Ei(i�E[� lJRA�F�f-iOUSING �LEM�(VT 205 Appendix B Housing Element Technical Report Figure B-3 Representative Households, Santa Clara County, 2014 Moderate Income Household(80°/a—120%AMI) Estimated Annual income: � � $84,900-$126,000 ~� , � .`�'. Dad works as a paralegal,mom works as a home health aide;they have two children. Low Income Household(50%—80°/a AMI) �,� ;� Estimated Annual Income: � , � .,�.. $53,050-$84,900 � � Dad works as a security guard,mom � works as a teaching assistant;they have �� two children. Very Low Income Household(Up to 50%AMI) � Estimated Annual Income: � Up to$42,050 i Mom works as a file clerk and is the only source of financial support in her family; she has one child. Sources:California Employment and Development Department,20'14;and California Department of Housing and Community Development,2014. As shown in Table 2.15, a four-person moderate income househofd could afFord a home of approximately $625,800, just about half the price of a median-priced home in Cupertino. To augment this analysis, the household incomes of select occupations were analyzed to evaluate these workers' ability to rent or purchase homes in Cupertino. Figure B-4 shows the average annual wages for a range of occupations in Santa Clara County, based on 2013 State Employment Development Department occupational empfoyment and wage data. In general, low-paying occupations in the health care support and food preparation industries do not pay salaries high enough to allow their workers to afford housing in Cupertino. In addition, while those employed in higher-paying occupations may earn more, they may still have difficulty purchasing an adequately sized home. h{CD REVtEVl�ED QRAFT��OUSIf�lG ELEi1l�E�lT B-3 7 206 COP�IilVIUf�lITY VISIOfe9 2040 City of Cupertino '��."f�' . �;, �"�''°�,l a'4�� a4 �` ;: �a.�N"�,.`�.'�' ^' n,. .. � �' ��` y,�,�'� e ` e '.5� t,k ... ri �a`rr"F�� ' �.. �� x �" � 3 �;� n �Y`� � �` I i g ,� �,� ��va, e }C",�„',*�' . 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I, A lir�.I , �� ,,.. , . � � ,.r� ..�. -�..�,�. i� ��I.�.r. i i kt.� ,-. I �.f..i. '3.., . � i,. . .-. .4.��.1 , '`P . i t, ;.�� 1 .,..y.U�i. i I .� , (. 1 .� . �;". �. . i.�.. .�� ..�,.., II�� . - ir��.. P�1. �� .� .,.iG ,.... .i :;�,.._ . .. �.., �.��,... �$fl� i. a .. i ,� �tl�,i �� .. 4. ..,.i „ ... . V . I � ..._i�. ��., I .� I 1�, ,� � ,S�a. I i i .5 cf �� o "I4, ,! I,. i I, � ,, I, � 4 I , . �,� �, � ,, ,�.� , � I, , , � ,.,�� . ... Q e l � �, �- i �.� � �� ..�. � , , � c , ry b , ��, , I ,,, . � � � � �} � I i � t�� I , ., � � � . ,. � I I � I , � �, , , � � ,� I�., . ,.., , . �... . � .. ..,..,, � �,+� ♦..,.e .i(.,.,, . , . ��. 9 !l� .I ,... .p.I� .,� . i � �I. .1 .I I . .. I. ... .!� �n.��,4� � � I. til. v..,i I ,�, l !1 . .�.�:.N� , .i,�.� w�s�t�„}w�u�v,��.,��e�r��ua: ��n�,�,�.�m1�v�cW�t?,�r L,�„;:.II�W,a.��I,�tllh��,IV.�,.�t.�ID�I�L,:I��Vfmw�s��Li�!L�45��,1m�liiu�UV,u��ul�l��'v+�Vi�I�a��i��71ill�IV�III��I(��I�I�NV�i��,,�,�i��m�v�i'�II��'��a�f4��LSVI,i�Ifltli��u�IItI Y�II,��uau��ei�"��es�.VV�JVdau..�l��w�� . ................._.............................._...._.................._�......_...._._....,....i........_..................................... ........_..�..........._............................ 1 Person � $$8 600 �g $2'D31 � $2'369' ' $137 ` ; $149 ` f $829 ; � $1 894: �$272 771 � � . .:.. �.;:: ....{..� . . .�.-.: . ., �: :. t , � . r . .�.: .. �,...•. . . .:: . .. .�. . .. �...; s . _ .. .. .. ... . ..... , .::; . . ... f .. .... . . . .. _ . ... .. .. � � � 1 � - 1 21 2 8 160 173 948 2161 311206 �..2 Person.......................�........$..01,300.:......€...._...._..._$2,3......._._......,.._.......__....$....�70 $ ' $ ( $ $ , � _...'... . ._......� � � � � � - �3`Person' . � ,$1�3;950 $2,511 E $3 046 ' $182 ; � $�98 " � $1,066 = $2,429. � $349,445 ; ; ,.�. : ...,. .. - :..: .... .... .. _. . .. _.... � _ i 4 � I 4 Person 126 600 2 901 3 385 242 265 1 185 2 659 379 449 � ; $ , s $ , , $ , $ t $ ; $ , $ , � , �.,5µPerson ,��.��,,,�,',.:��135,Z50 .�.#�n�.�3',133 .�,..;��.w.�3;b56��,wW��.��290 ..�,m� ..��.�3T6. ��,�r�.�,.�1,279.. ,�,,,.:�2,843...�,�._..�403,9fi1 :� � �. � ..�. .� � �.,. �.�. „ mw.� Notes: (a)This table is intended for general information purposes only.Any proposed BMR unit initial sales prices shall be determined by the City based on Health and Safety Code requirements and avaifable interest rates/conditions at the time of sale. (b)Assumptions for rental scenarios:2014 HCD income limits;afFordable housing costs pursuant to California Health&Safety Code Section 50053(b)(9)(Z)(3)(4);utilities based on Housing Authority of Santa Clara 2013 County Utility Allowance(cJ Assumptions for ownership scenarios:2014 HCD income fimits;afFordable housing costs pursuant to California Health&Safety Code Section 50052.5(b)(1)(2)(3)(4);35%of monthly affordable cost for taxes, insurance,monthly mortgage insurance and HOA dues;5% downpayment,5%interest rate;conventronal 30 year fixed rate mortgage loan;utilities based on Housing Authorrty of Santa Clara 2073 County Utility Allowance.Sources:California Department of Housing and Communrty Development,2014;Cafifornra Health&Safety Code,2014;Housing Authority of the County of Santa Clara,20?3;Ueronica 7am andAssociates,2074. �-3 s �aca R�vrEvv�D ��ousitvG ��n�E�T 207 Appendix B Housing Element Technical Report Overpayrnent (Cost �urden) According to Department of Housing and Urban Development (HUD) standards, a household is considered to be "cost-burdened" (i.e. overpaying for housing) if it spends more than 30 percent of gross income on housing- related costs. Households are "severely cost burdened" if they pay more than 50 percent of their income on housing cost. According to speciai data developed by the ACS for HUD, approximately 30 percent of renters and 37 percent of homeowners in Cupertino were overpaying for housing in 2010. By contrast, overpayment was much more common in Santa Clara County as a whole, with 42 percent of renters and 39 percent of homeowners classified as cost-burdened i n 2010. Housing cost burden was particularly pronounced for extremely low- and very low-income households in Cupertino. In 2010, 51 percent o�Cupertino's extremely low-income renters and 37 percent of its very low-income renters were severely cost burdened. This finding is consistent with the analysis of the local housing market, which revealed a significant gap between home prices and rents and the income of lower income households. Figure B-4 Income f�leeded to Afford Housing Compared with Income $300,000 h�comz Needed to Buy a Horr� ($299,555) $250,000 $200,000 $152,925 $150,000 �. +' .......� .�.,.w.m�..E.��,�_�_— — �a��- ,��—_-�.,.-,. $106,995 � Income Needed to Rent an Apt. $100,000 $135,840 �� $59 719 $55 000 $54,296 $50,000 � ' ` 'P1d $36,000 M . $23,795 '��, � �� n � � $D . �° , � Management Engineering Education Rotective Sales Healthcare Food Prep Servioes Support FiCD REVfE!lt�ED D�P�FT HCUSI�iG ELEn(iEf�lT B-3 9 2�8 eon� �nu � i-rY v�i � oo � Zo�o City of Cupertino _ _. _. .._. - - - - - - - r.; _, -- ,: .�i '�`�" G �` ;�' ��:;ji��` �.,n '"�� '� ;:z �� ' � � •� B � � •@« � �i,� � �?,-:" `iVY y ' '� , P y N" . tG� r � - 'r`" ��,.� �r '�S � t.�a' ��I� #� ,pi'��"��ry�','+�� x+�{�`� �-� �� 1�'��.,��" � � � a�' a,��'�,� � .m r�:t.. 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Y.... . : � � ..: �. � �robfem housin� � . 63 3% � .331% � 72 6°Jo � 39 8% ; 29 6°la :{ 1 6% '� 38 2% ' 8 7% ; � 4 3 ��' . ....... .. . . ;. _. �. :. ....... .. . � ;:.....� ... j ... .... . .. ..... t .. .. ..... .... ... ....� .. .. . .: � .. s :. ; � >3it�o�cost burden � 63.3% � 22.8% 14.7% � 29.5% � 28.8% 35.3% 36.5% 34.0% � �........ ..........................._.................._....._......__.................._......._.._......._._..................._...... _................._...................:.......... , ; � ; E �< .. �With cost burden � 38 1% = 8 2% 3 12 6% � '13 1% a �4 6% � 6 8% � 12 6% ' 12 8°Ia � �>50%M,.�,nm, ,�.,...,��A��,,, � .�.. �,,.M, .A �...a, �n, „w.. .,�,� .,._..,, . u.Y.rw.,�...,..�.�_Pr ,�,,w._.. , ,.,�� , �,�_,��.� �,.«..�.,u�.....r,...,.�r,,v.,,�,�.�� ..._�_..�s�.��.�..a..,. � .�,� � ' ..�.�, w� Notes: . (aJ Data presented in this table are based on special tabulations from 2006-2090 American Community Survey(ACS)data. Due to the small sample size,the margins for error can be significant. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers. Source:NUD Comprehensive Housing Af`ordability Strategy(CHAS),based on the 2006-2010 ACS. 8-40 FiCD REVfENVEf3 D�i6-��f HOEJSIf1�G ELEIIHEI�IT 209 Appendix B Housing Element Technical Report 2.�. �►s�is��d Ho�a��g a� R�s�C of Conver��n State law requires local housing elements to include an inventory of affordable housing developments that could be at risk of conversion to market rates during the 10-year period that follows the adoption of the element. For those units found to be at risk of conversion, the element must estimate the cost to preserve or replace the at-risk units, to identify the resources available to help in the preservation or replacement of those units, and to identify those organizations that could assist in these efforts. fr�ventory o� Existing Affordable Units Table 2.17 presents the inventory of affordable housing units in Cupertino and indicates the earliest dates of termination of affordability restrictions for each project. In 2011, the 10 below market rate (BMR) units in the Chateau Cupertino development expired. However, the City is committed to maintaining the long-term affordability of current BMR units. As such, in 2005 the City increased the minimum affordability term for BMR units in new developments to 99 years. Since 2010, 17 new units at the Marl<ham Apartments have been added to the BMR inventory. lJr�i�s at Risk o� Conversion During filext Ten Years The afFordable housing developments at risk of conversion to market rate during the next 10 years include those units whose afFordability restrictions are set to expire January 31, 2025 or earlier. As presented in Table 2.17, the affordability restrictions for the eight-unit Beardon Drive project will expire in December 2024. In addition, certain affordability restrictions for Le Beaulieu Apartments are also set to expire during the next 10 years. Cupertino Community Housing originally developed Le Beaulieu in 1984 and utilized HUD project-based Section 8 assistance. Mid-Peninsula Housing Coalition, a nonprofit organization, acquired and rehabilitated the project in {�GD REVIEt/VED QR�l�`�HOUSfI�G ELEfViE�ilT �-4 9 210 CONIlViUnIITV i/ISIOfV 2040 City of Cupertino 1998. Le Beaulieu contains 27 one- and two-bedroom units for adults with physical disabilities who are able to live independently. All units are handicap accessible and affordable to very low-income households (less than 50 percent of AMI). The Le Beaulieu development is not considered to be at risk of converting to market rate because there are other funding sources tied to the property such as the City's CDBG (30-year agreement) and CaIHFA loan agreement. _.._. __._.. ____ --_ . __._ __ --_ . . _ _ ______.. .; x, � +��, r � £ .� ,� r as, t , a , {, :�'�� ',�.s �, "�� a ;��iaro'�'�'�k' � .s �A°*�'� �'t,�', _��aE��' � .. �`"$'e�.� �ra% x,y�rt�? v�r,��i ��t��'��`�� '�� 7 � �� "i � 4 � Q � • @ � + � �,��"+'��'��,'ve'�' ^.�3 . x l ..f � -�4 ...t '�'�., y,a a7 ,M#a "�:.s. ,» '�;.�'°� x' �,S � 1 5 �a � �� sx �.'�'. . �.� �„� �s��&�'�.. ,a.R�,� �� r � y�_'rr ��,� . ��'.�1. �;..;,., _�,.+�_rw�. �� s _,o a �;�-�.''"r`"�+n.�i� .��. xi;dP�, aa,'. 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I :: . .;:.:..::..;..:...,....;.:._:->.:<, -..,..;..:-..:..>:>::::. -::::..::<:.<....::....,::.,:.:.::.:.<.;:.;.:. _,.:.,.:.;-.::..:;: Park Center r � � � � � p t A artrnents � 4 , 4 0 BMR � 7/8J202b : � . � �20380 Steven� � � �' ' � �Creek Bivd r :� � : �..:... . .. . ... �.. .:.:. . . .. ..:.. ...:.'... h........'..... .. . .. ..i.�. . .... ... ..........:... . . . . .:�r .. .. ..: �.... . . . ...'. �The Hamptons � ` 19500 f 34 34 0 BMR � 10/20/2027 � Pruneridge Ave. � �............................. ..._.........................._�............._...._................._................................. { � � :::;,:: � , �Ar�oso i � � � � �Apartmen�ts � ' � � 20 i 20 � d BIVIR 1I29f2028 ;� � t 19608 ; ; � � � Prwneric�ge Ave,� � F j = .. ..... . :. . .. ...... .. �... . ... ........ . I,:::.. ... ............ . � .. ... ..... . . _.... . . 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'.:. .....:..:>.^..:::::...::.:.:�'n:'>i�:•:::::..3�:...^:..:::::::.::a.:::... .... .: . ...................:..:..........................:........... .........._..,...:..:.:................................:....... ......... ... ... ......... ...............,...............:.............:;:::i...:.:;�.'....'.>:::.`:'i:>..'.:::.:'.:�:.::.:.....::,..::�:?:`. �.V,.1�1'�................,.............::.::......._...._........................:_....:....:...:.......,........:...:.::.....:..........:.....::....:.._._........._.........._................:.:....:.::......:::..:.::....,.......:.........:.::.............::................................_................. ..............::_...:.....,:..,.:::_..:.......:.:..:......:..::.....:....:...:.....:._......:...:........:.....:.:.......,......:......:.:..................,.:_.:.....:_.....::....:.,..�.::....:,...:....:.:..:.:._.:..:.:.Y...::.................:.:..:......................:....:.......;......:.....,..:........,..:...,..:.:.... .............................:.:...:............,........:............::....:...:...:...:.:......:.,.......::..:...:..............:.........................:....:....:,:...........:...........:.:.:.....:......:....:.....:...:....... :..._..... ..... .....:..�...:.._.:..::..:_.......:.......:..:............:.. _... ... . . .......:.........&.................:................._.........:.....�....:...:...:...................................... ...............................,........_..............._...,:....:.,..........:.:..:..:.................:.......... ...... ... ..........,.... , ,.:..�..,::..>....::...:_.::.........:..:...:....:.....:......:.:::.::.....:....:.......::.....,..,..,............:::.....:_......:.:.:..:..::..::.:..:..::....::,_:.:..........:.,.....,..:..::.:z.:,,:,...:.....:.:.......,....:.:....:.......:..::..:...:,........:....:....:....:.....:.....:.....:.....:.......:... �.. .. ,.:...:......:..:....::......................................:.:.,....::.............:.:.:.:.:.:.:.::...:...:...:....:.....:.....,..:....::..:...:...:....:......_....:......._......:..._:....:...:....:......:.......:..:.:......._._,,...::_..:..........::_...:.:.:....... q Apartments � 20 � 20 � � $NIR � 7�8I20Zb � 20415 Via � � � � $ P��iso , � � � ; �.::.. . . ..:.:. . :. .: . . ...:� ... ...:. .. :..:.. . . ..:... . . .� . . . ....:. , � ...:::. . ,......: .. :. :.:.:..:':� �The Markham E ; � � � Apartments � � 20800 � 17 � 17 0 BMR � 2039 � Road stead � � � l._......................................._._....�.._._...._............._.._..................................................................................................................................................._.........._........................_..................................:.........._......................._.....�._..................:.:........_.... ;::,:>::::.;-:::;::;:;;;;::::-:.::::::::::::::.:;.;:;,::::;::;-::;:.:::.<;::::::;;:::::;::;;::.::;;::::::::::;:;::;:,:;:;:;:-:;:::;.::;::<;:.::::::::;.::;::.::::;:::::::::;>;::.:;::;:;:,,::;:::.:;>;::::::.:.:<,::.;::::;:;:::;;:;::::.;:;::;:;;:;:::::;;:::;:;::;:<::;;:;:;>::;,.::;:;:.::::::;:::>::.::;<:>;::::::::::::<::::;.;-:::::;;>;:::::::::::::;:::::::;:�:::-:>:•:.:::;;::::::::;:;::�-:-:<;:.:;;;;:<;.;:,.;;;:::;:<:::::: � Lak�B�Itrnore � � � , ` � � 2 � 0 BNIR � 2D29 r 195�70 f � � , Pruneridge A�e ' � ,� ' � :..... .. .....: . ... . ,.. . ... .:........ .. ,: . , :... .:...... .. ... .. _... . . .... . Vista Village � � � 101144 Vista 24 s 24 0 BMR � 11/29/2056 � Drive � � ��.. ..........:.................._...............................:.:.:.:,..:.:.:.:....._....:::.::.:::::.:::...:........::.:.::::::::::................._............._...._......_.........._.._.......__.._.__................................................:::::::::::::::.::..:_.........................................................__......... ,..:,-:.: ,.:. :......::.....�..... ,..::.:.::;;r>::, _. Tdtal 13�' � ' 138 �.. � �.�� :<� �- :: ,� .� < � R � .� � �. : .. . : ; .�a.....-,. �,�.i ,. �.v,N. ,� . ,,. ..:-�"��"F`�c..�,�??�'. �s�3.,.� i o'< , ,t.;i i �!m •.�,,., a � .a�na. . .,, .� ...t�;,� ... t.. . "�". .,a..i� , L . r .t, .d �: , ..M,� �.,,5, ,I i., .,n� .i�� q ..,t li ,�.�.trp� Y A�.... a7! .ti� r��,� .n,19 t,, ,,,w I u.. cl .?�x, � IGI �,3 .} ,I � i. '� ,,, w � ia� �a ,r I�t i ,'�„ �, �,. i m�i t �.�u�.��' p� ��. .�-, �+tY- g �u�s�.R �e ti�i k �(il�:'�,t� j�,W� �,.? �� ;'�. l .C i � „li�nrvl�.f"pI J�i' 'u �}pb.� �' �� .,,1 .. ,, .}� ,),•+ , . ..,y,,.�Y, , r, a.��,'� ,u..i I,.r, ,�( �'.1�;' I I��,.,,,3, ,il,, . IIj� I .I�,:f, i I h°s;4�+;. s� ,�., :r �I �+ I. x }p�,� �,...a�.�! �� ( �,o� � .I i .��,.�I y �� ii( (�� m li��#. � �, �,I� s�' 6,�'� ;.`� r e 1 �.'11aLi4��d �1:21',��.. �t.'� 8'=L .,,d ,..'b,� 14 ,I. �I��. i��')st.l w�ll �� 1�,.+�'�;{�' I I �,I �. ,�r)s`I N,�;�urd �� Y�,��„�� .� ,3 "�'�i��r�.��.,�J��,.�r��i��,��';;: {r ��mr�tl,t.�3c;�a��:��3na��`,��I!��I�as:,��Is��lll��IIJ I�tl��-,�,l�N"��VVI�I':'IV�I��Jl:ll��i!�t'i"uE��w�!� I ��I'�I! �pplU.,�t LllC�� ;� ' ,,�,.� , , �.......... .. ..........................................._.......................................:............ � s , ... -.- . ,,,,-.,::.... . :..::.....::.:.: �... �Totaf(a) � 122 �_�....,�_.� �o. :__._ �....�._ ...12� '., �_ B6i�� ..,...:._ ..._. ....�».,. �....,��:.a4.a. ._' __._....,.._' _ _�,�. � .. HCD REVIEWED Di2AFT HOUSI�lG ELEfViE�IT B-43 212 CO �/II!/IU �1lTV \/ISIOf� 2040 City of Cupertino In addition, Mid-Peninsula Housing Coalition is committed to maintaining the property as affordable. Discussions with Mid-Peninsula Housing Coalition staff in early 2014 confirmed the organization is in the process of applying for a 20-year extension of the Section 8 contract. Renewal of Section 8 funding for senior and disabled housing has been prioritized by HUD and Mid-Peninsula Housing fully expects to be able to extend the Section 8 assistance. Furthermore, other affordability covenants on the project would require the project to remain as affordable housing well beyond this Housing Element planning period. One property has been identified with expiring affordability restriction during this planning period —the Beardon Drive development. In 1994, Community Housing Developers Inc., a nonprofit housing provider, received a loan from the City's CDBG program for the acquisition of the Beardon Drive property. The loan agreement restricts the eight units for very low-income use for 30 years. As such, income restriction for this project would expire in 2024. As Beardon Drive is owned by a nonprofit housing provider, it is considered to be at low risk of converting to market-rate housing. Nevertheless, for the purpose of this Housing Element, options and costs to preserve these units are discussed below. Preservataon and Re�lacerner�� Qptions Typically, transferring the at-risk projects to nonprofit ownership would ensure the long-term afFordability of the units. However, the Beardon Drive project is already owned by a nonprofit organization. Beardon Drive does not rely on ongoing rent subsidies (such as Section 8) to maintain afFordable rents. A strategy to preserving this project as affordable housing is to ensure the financial status of the project (i.e., net operating income and reserve) is adequate to maintain the affordable rents. The City has included a strategy in the Housing Plan to provide rehabilitation �-4 4 HCD R�V[EV�'�[� [3RA�=�"HOUSI�IG ELEfIIlIEf�lT 213 Appendix � Housing Element Technical Report assistance to afFordable housing projects to upkeep the housing quality standards and to reduce ongoing maintenance and operating expenses. The City may also � choose to extend the loan repayment schedule in exchange for an extended affordability covenant. Another strategy is to provide ongoing rental subsidies to the project. The estimated total amount needed to subsidize rents for existing tenants is shown in Table 2.18. Given the unit mix of ail eight at-risl< units, the total cost of subsidizing the rents for these units is estimated at $61,152 annually. For a 10-year afFordability covenant, a total subsidy of more than $600,000 would be needed. Construction of Replacement Units In the unlikely event that Community Housing Developers, Inc. chooses to convert Beardon Drive from an affordable housing project to market-rate housing, the construction of new affordable housing units as a means of replacing the currently at-risk units may be an option for Cupertino. The cost of developing housing depends upon a variety of factors including the density and size of the units (i.e. square footage and number of bedrooms), location, land costs, and type of construction. Based on general assumptions for average construction costs, it would cost approximately $940,000 to construct eight afFordable replacement units, excluding land costs and other soft costs (such as architecture and engineering). When considering these additional costs, especially given the high cost of fand in Cupertino, the total costs to develop replacement units would be significantly higher. Fir�aneeal Resources Avaml�ble to �he Cd�y to Assis� in Preservatoon Clearly, the costs of preserving or replacing affordable housing units are substantial. In light of this challenge, the City must consider what resources are available to HCD REVIE!/I�ED DC�AFl"HOUSIf�4G E��fViEi�IT Q-4 5 214 COMMUIVITY VISIOf�9 2040 City of Cupertino � -� - _.r__ --- - --- --..._.. _ �_. _ ._ . ... -. ..,_...._ _....,-- - -__ .__.__ _ _.—_ - - - . - ` � • ! � • e �' , . � �: . y.� j; t — •' m� . — s e � ° • • e o o� • '�',� - �.,P� -�, , . 0 _ o e _ a � �s e�'° o e o � ,�� , �.. �� e s • .,,. . , " .�,�., �.�.,�.-. ..,,.;- -. .. ,�.-+ , r.ra-�v rr��co tr ��-�r��.. F. '.... ..,r.�.;, ;H.:.�� .�.eo�. ,;a�> . x 5 1 � � u.. U., I w�.ki . Y ,('I.. 1� c�J.9h •�H", . p5;,5� (,.S, .4). . 4': �.,.i.. �c�v�z >,��.�, �p � fi.,.:;a �r� ��.....ws... ..��,.r, .�.�aa�� c^ ,;:..�v ,..,. rm<..F, .hy. .,:,. ...,.i.hX,. � ��...v.i, . [e.,,. . �z;.�;:. n.;,:f� ,�+,�, , , � . ,��,.�..,, .. ;,,y,:�„,«,. .6i:iI..ST .,,,. d., .x,�.�4�i R.�tbf.. ,.i,Y� I ,r,a..,.�, ,,,,. �.I,..r a�l .,�. .2- ,�.f„.� ., ,... ,� ,.,t�A -,. 4�. f� .,kf ... i I ,..,,. .< � i..�w( r� r.ho . ,'�w r ,, . � n, f�� , �i . fi, �k.� � , �� .,�. F{ �a .i�,.., u��.�� 5- `�.,zf �a � l �ia xr..,,, � 'k: �i.-l, i� .�,�^fl i� �11�„.<tA,.� t.,, i �,Ru,i W �,: t(s �.I� , r,�li r,>, h �.`�,. al, I ,i r ��l l�i , .��. 1 .�.tiih.w „f..�._ . ......, .., �,. , ,1 ,.. i,�� c ..�i 1��..� h�r�_ z, �,44, � .a ,I r�.'I;� �., .h.�� ,.,,. ,i . .0 ,� I.. I.� f V. �<.I wi � l»�., �.t, �+ h � 4 r .� S� I I�,�iI�i'� � '*p.J��.- r� � .ka�� ..n r�� ..�,�pU,,. �.J..i, u N r.�:1�!,•d...'�l. �+�� ,V. �.II .,fi� i� �s�,.r'r 3: .1 .�,�. , 7�� «r �z. -, , ,,�1,, � ,��.r r,,.,,8�r��t,, , . �1 r...;s: ��-�e�.� �,� f,. .,�i�. ,.,,�, < <. ��,.,,.� .r�`:.E;.,.� ni,� I •� 1,� ,I�i;�d�I i l,a,..� II±�:..:I',!.i. r�;. � I ,�� h��..111 r, o �t �.,, �t � r.+ti 4 ,�., �r�,��.,1 .I.�I �i:, ,�, ,li � 4..i� � «� ti� I� �'.. � ,i I,. ,i� P vh;,:,;fi� j�, F r,� �,��II i �'f!u � n+� ��;�� l� �I. ��,�,� �t�, .. ��ua��.,�� , ,i��rIl,�1llV il��l�� r1��;�'��`.��a +'�I�(Il �f' �f� ky��C��,�,,,;�s�-�->fi��i�l �r ��,:G,.' r�Gai�iu, ��VII�°{,�11tie�w�� .i��,..�ill. ,. �s�:�� G Bllt a t��,,.��s'��.�,';�VI Il�,��,a�s�^�., �...J�� V�! �.�� u � 2-Bedroom/3- � i erson household 8 $1,649 $47,750 $1,012 $b37 $5,096 00 P � �............::..............._�._.........._.:-� ,... -.�..;.:: :<:::::.::::::::=:::;.�::;,..:.:: ;....::.;.:, ,....::.:.._. .... -:.::.:.:....,: .,:., .,.;;.:....:.. ....:_..........:.:......,;.:,,:�:...:,;:......:.,... �To�al,�nnual � �Subsidy:,v,.,�.,.�..�,�,NK.�..��:.,�.r�.__w��.�wu,�,,,��,,......,. .�w.��,�..y.�,.,.�.M��.��,.�k.,.�..,,�m �6'fW,'f52,��.�..,.�.,�,w��.»,..,..�.u�....�,�.��,�..._..�,.�.,..�., � �� Notes: (a)Fair Market Rent(FMR)is determined by HUD. These calculations use the 2094 HUD FMR for Santa Cfara County. (b)Rents are restricted to 50%AMI for this development,which puts residents in the Uery Low Income Category,set by the California Department of Housing and Community Devefopment{HCD),2014. (c)The affordable housing cost is calcufated based on 30%of the AMI,minus utilities for rentals. (dj The monthly subsidy covers the gap between the FMR and the affordable housing cost Source:Ueronica Tam and Associates,20T4. .._� � ` � i ` . � . � e � � � - � �� " � e �� af` x �,"w 4. �� a� (v h��+ • ,� �' y A• 4 '1 � � ��(a � 1 '`� "� ��t � O ! O — � �1 � � _ o o�_ ��_� � � �. � ..� � o�'i � o � e 2 Bedroom � 8 ( 807 E 7,747 � $941,963 , _ 1 . � Average APer lJnrt Cost��..�.,a_.��,..��;�_.....�v.��...�..�.�_...__.�.�,�.�.�77,7A�S�.�..,,.__..�__w_.,�.,.._..��_�.,�:� Notes: (C)_(A)x(B)x 1.20(i.e.20%inflatron to account for hallways and other common areas). (D)_(C) x$97.27(per square foot construction costs)x 125(i.e.25%inflation to account for parkrng and landscaping costs).Source:Ueronica Tam and Associates,2014 help preserve or replace those units so that lower-income tenants are not displaced in the event that afFordable units convert to market rate. The City has access to a range of different funds that could potentially assist in a preservation effort, including: ■ City Below Market Rate (BMR) Affordable Housing Fund (AHF) (approximately $b million unencumbered as of 2014) ■ CDBG Entitlement Funds (approximately$150,000 unencumbered as of 2014) 8-46 HCD REVIEtNED DRl�FT HOUSIfJG ELEMEi�T 215 Appendix B Housing Element Technical Report � Santa Clara County HOME Consortium Funds (available through a competitive application process after the City joins the Consortium in 2014) ■ Mortgage Revenue Bonds e State Grant Programs � Federal Grant Programs ■ Low Income Housing Tax Credits � HUD Section 8 "Mark to Market" Program Once the City becomes aware of an impending conversion, staff will begin exploring the availability of funding from various sources. In many cases, the City will find it advantageous to collaborate with private afFordable housing developers or managers to develop and implement a viable plan to preserve afFordable housing units. Private developers can often bring additional expertise and access to funding, such as tax credits. The State Department of Housing and Community Development maintains a list of afFordable housing developers and property managers who have expressed an interest in working with local communities to preserve affordable housing projects. This database lists organizations that are interested in working in any county within the State of California, including well-known affordable housing providers such as Mercy Housing, EAH, MidPen Housing, etc. The database also lists numerous organizations that have expressed interest in . working on preservation projects in Santa Clara County in particular, including organizations such as BRIDGE Housing Corporation and Eden Housing. The organizations listed above are but a few of those listed in the HCD database that the City of Cupertino could consider as potential partners in the event that it becomes necessary to assemble a team to preserve an afFordable housing project. i�CD REVIEWED �RAF1'F�OUSIfldG EL�IV`i�NT B-4 7 216 � COIVI �1lIUIVITY VISION 2040 City of Cupertino 2.7. Specsa� H�us6�g �ee�s This section of the needs assessment profiles populations with special housing needs, including seniors, large households, single parent households, persons with disabilities (including persons with developmental disabilities), farm workers, persons living in poverty, and homeless persons. Table 2.20 summarizes the special needs groups in Cupertino � : - ��: �"� f :' �'' t .�, �a�r?�,d�°y�4��."��.,,�'y`��.. �'�v',�n,�" ., fi � c�F�. '�'�� ',*., .r`�Ip�fl.�'� �'� ^` '.,1 �. '� ^� �„� .r 2. � �- � 4'k��9�' Yia f � � l��' "!i � �L , 6 a � � � � 6 6 �t�1` . +� ' � � �`^ � � ��r�� ,. �,: t E��S� �'�d �.v'f�'�p.yr� a st'r�� "� ��s� :�,� `"r ry a E +a°.:# �,�p�5 � � ,� �F�� ` .�{ � '�� f ��S �Y'�"�i.i�` 'S�r:�'��'£. 4. .�'�. C,i��Fv� .frS ��... � .;�: �.'f'% }� �Y'�#�5%^CSk "44�� .,W��r��i� _{-.:.LNCI?,�a �''��da��,C r 1�' �, 'w.^l�'�P�r:�,��P��'4��'�Y U. e.��'�, e .a```t�^'�4:��'m�*.�'�'r'��-m.^'i�rtk�J�W�'4';�'�h.dy ,�n� �s�csr,� :�r.�.t yu�at�`�� ,�fi,l kr�' '", j�'' �<-• �, t:S:_-.: 'x, . ..7�+ �;:, "fi�.�'P�.�i;R'Rd" ;�x'�t� •��,z,�, - C4 '?.� 5�,'�,�,��; i°F q�a �� C�'�S'"�'��4 a 1 ,fr^'A`�" ,� ..- �yvF+ >� �S��`�'s,y '� - �, : � �p� a O Q�" ��,p� !� fi�n � �a. ��a"+�Sr� �t `'�� s�'� ��, 1�� Q �'+��yu� +�, ' F„o m "° i ��,a,; 'U au.�f f``��h+`�.,.�'<:s�z7 �t�� k'�^.�r�� °• M1 �,.-°.�.��r�`"�``,��+v��"°��'�"�-�r�,�" ��r��*.'�" �,'�i,�',�� a;��,� i�,;' .�,i �.4.� .,C k`, r Y^ks�,.��.,�^r a mr:+a 4� °� t �,�. � ,."G .h��. . .. �a+„�i, u�,; �` ��i�t � �5enior Headed � ` ` 3 983 � 785 (19 7%) � _ 3,'(98 (80 3%} '19 7% � �Households � .> . � ; , � � .. :� ;, � .: _ - �. . .� .. :... ... .. :. . ........... ... ..:.. :.... � Households with a � 5,069 n/a I n/a � 25.1% ' Senior Member I { � _.. ................._..........._................ _,::.::.::::::::::...................:..:..:..:..:.._._.........._....::.-.:. ..........................................,...............,:......:::.....:...._........_............................_...._......:..,::.,:,.::::::.::.�._:� � S;eniors L►ving Alone � 1,612 # 516 (32 0°1a) � 1 T096 (68 0%) 8 0% � .._: -..:.:..::..... .. : �.. ...,...::..,.....:;:.. �.:�.. ...... ....... ... . _. . ;x �.:..... : :... .. .: � Large Households { 1,883 619 (32.9%) f 1,264 (67.1%) 9.3% � � � � �::: ;:' , . � � . ;.. � �S�ngle Rarent. s ` Househ;olds ' : f ;$83 � n/a s : n/a 4 4°10 i S ..: � �::.::.: <...::. F. ..>':... .. ,. F.:. . ;: :.< ... . � � � 3...-. . .:..':: . .......:.. . . ... . ......:..:�'� �.. .. ._..... . .' . . -...::..:�i �� Female Smgle-Parent § 667 n/a +. n/a � 6.9% _ Households ; �: f _. ,�......:„:.:....:...:...:....:.: ::... s P.ersons wrth D�sabilities � � � o � :3,445 i n/a � n/a , 9/o �ta� ... ° ' ( 5 � . : �::.:. ............. :.... �.:: ,_. . .. . �Agricultural Workers (b) � 36 n/a � n/a ji <1% � � . �. ..:::: ..............: .,. ......:,:....... ....,... � � .: �. . � {:.. f . ? � Persons living m Poverty 4 , 2,330 � s nIa i', nIa � 4 0°l0 ' r t ��-b� .::: ,:; 1:_:._ ;< :.:. = . . :.'.>: ; :: _ .. : ... .... . � . , . . , Homeless(c) � 112 n/a 1 n/a { <1% � � ��_.. ..._...�r.�.-— � ....�..._.� �,...� ........�,�..�........ _ � �..�� ,�......�..., --- Notes: (a)2070 Census data not available for persons with disabilrties. Estimate is from the 2008-2012 ACS. Estimate is for per-sons 5 years of age and older. (b)2010 Census data not available. Estimate is from the 2007-2091 ACS.� (c)2010 Census data not available.Estimate is from 2013 Santa Clara County Nomeless Point-In-Time Census and Survey Comprehensrve Report. Of the 912 homefess persons counted rn Cupertino in 2013, 92 persons were unsheltered and 20 were sheftered. Sources:Association of Bay Area Governments(ABAG),Housing Element Data Profifes, December 2013;U.S. Census,American Community Survey(ACS),2008-2012;2013 Santa Clara County Homeless Point-In-Time Census and Survey Comprehensive Report. B-4 8 HCD RE\/tEVVEt� QRAFT HOUSING ELEMEi�lT 217 R►ppendix B Housing Element Technical Report Seniors ' Many senior residents face a unique set of housing needs, largely due to physical limitations, fixed incomes, and health care costs. Affordable housing cost, unit sizes and accessibility to transit, family, health care, and other services are important housing concerns for the seniors. As Table 2.21 shows, in 2010, 19.7 }aercent of Cupertino householders were 65 years old or older, comparable to the proportion of senior households in Santa Clara County (18.5 percent). A large majority of these senior households owned their homes (80.3 percent). In Cupertino, homeownership is much more common among seniors than for any other age group. Just 58.2 percent of householders under 64 years old owned their homes. Comprehensive Housing Affordability Strategy (CHAS) data shown in Table 2.16 indicates that among Cupertino`s senior households, renters were more likely to be lower income than homeowners. Nearly 62 percent of senior renter-households earned less than 80 percent of the median family income compared to only 42 percent of senior homeowners. Seniors across the country are often required to dedicate a larger portion of their income to housing costs. Among all of the renter-households in Cupertino, the proportion of seniors overpaying for housing in 2010 was more than double the proportion for the general population: 63 percent versus 30 percent, respectively (see Table 2.16 on page A-40). For homeowners, however, the proportion of senior owner-households overpaying for housing was much more on par with the general population (29 percent versus 34 percent, respectively). During the community outreach process for developing the Housing Element, the need for senior housing options in Cupertino was highlighted by many residents. I-iCD RE!/IEWED DRAF1'EiOUSI�tG ELEI1��fVT �-�9 218 COII� IVIUil18T`� VISfOi�9 2040 City of Cupertino �..�"�"t �. �,�'� "3� �,��@'�'''� J��m, �6 r �r�;�i,"„�4�Y m�".�'�' ,.�� r^-��.��r��k�-�'�':,°��",�.. �� `�..fi! .�' � (._ a � ' .:� � '��. 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I ��, � .pl..,�, ,. i r .,�,1� I�. .)i.xw ��f i�1..,.,,,1 i,.�,,,.i�l. �I � � �I� ..it �ud� �u,,l�,�fw„�s.�,k�l,s�,a�ra�.��I�I�iI�' ��d�h,�,.s�IIO�i�I�I��II�i�� .s��i1n�II�d�B��t�u�a��tli�io�rh�sai�V��J��.II��,ud,,��uc� �ii��u��wl�ulli��i��..a,�.�a� �Owner.:� . �� :: .... . �.:.�...... 9,429 � , , �� 58 2% ��;� 265,7�27 ;::: . 54 D% � ; ..�� , .._ �:; .. .....�... . . ..��.. � � r . � Renter � ,6,769 ' 41.8% ` 226,517 � 46.0% � � ! , 3. 9 F S �T"o�al � ; 'i6,19� � 10�U% ; �92,24'� � : 100 0% ; -'� . ry{�^-�^, a r�-+^ie^^�am7! � m �:U t�. r,9 i.:il ,ur,�. ��e p'fixm'Y-,..hr �t��ri^c��!K { 4 i�.�',rr�R'f ,�.: .. I"�7'�I�^�a�. `�"s^' s�c`^"'�atn i .„ i`.�TE�.t,_. �r"�i�f „�'�� . .�..�u�. .1-+r.� I�.�t . I� 7fi" ',ni C} w� . ,i��„ r �`I�.'�`��1. �,III. e{.,,I t .ri � r�E Iw f�... l�.,.,a, .t d ..i ,ih� ��I.. 1�6�' S.,zrc.1 rsf,; ,I 1,,., .,i. .�I.� i, I��.ci, ,�� .,1. �.I 1�� il� ,i,�,.i�Ti ,.q i io��: I I .�I�:�! r �P... R it�0 . r,6., t�i iV .t�r�y :��fr. ',, as '� �i i ,�u �t 0l u� ;I, fi � t t � �;h �� , x�i i�7 im�i,l s.1i 1.,-1d b �t!.,r �� ,�iC .�„ (' r i k �a rc f b B. t, I,-, �1�. I� l ,I � �rr'g,� 1.. .I, .��i�. ir-t,. I I� i �i .,.�. �` I i^'�n t t., �� lQ t :�.b. II, i.. ,� „. r� �., �, � �i�.�� (� �,� ( ,,��, 9f , �,.�, i r. , ('`, ,�r ,. ;, . .Y, , ��,�� f, I � ,,,� , � s, ,, ,�� ,� p � ��. ., .,, � ..��r �. , a � �� „, �I� :,� �u , , ,. ,�� „TM�� h� � , � , �,,:� .�,, � �i: � � .,,..,, ,, � ,. � , w,�. I . � �� .� � �. ,i � � ,, ,,, T.,� �,. ,�,. � �� i .: � � , l l.,.i� I�d- ii. I �j tn,� �i r ,t, l.mh,l. II, � I�,�.;� ,L7' lt� ,(��:;5,. I� ..i I�, i.v��m� �fII .i � I„'� III.I .i� p1.. �.�I�,I.I,��a�l... I,-��I i6, ..V�,I� i„ IIIII� �I��I ;r�*,-��.I.i. � ,�, i�f'Iu. ,i fII��I�lII�I' (�i l,di, iII hh'I,: V:I ,I I �.a§ i, II � ��. I �� „i� �, ., £, s�, Q ,..;i � I I �, ,� ��', hwll� —� .�III a i y,il ', r�., � .,,.�I , ii,i R ti+;�i i.rh: I i-, �,`'� , �,.7, F h��Ii I �s.4. I,��, IaI ,,1,. R , 1.., f .� l�, , I� 4,.0 , ..4 � ,� .,, 4�) �` 11 �., I ,+ .-,.. ,�;�s ��y�a�r,N��i,f�Ildtlf�L.��.Fwt`',GRda;.�U`�.+Sa��.��IUIWI�I III I6�;�..:-��I ilu�V��I�IWW�lul�l��llu�0�J�I�I��i�Lt�l�l.��IWII,uiO�WII I��V�11,I��:IS'�I Ii�IW��kI�I4.S��t�«.�ilu�I II�II��,.�u�iuSw��IW�II JINIuu�W�b cll��u�I w!my��i.. .c..tl�ilu�.�IWlll�ll�uk4�i�i"y,�,�+.�:u�.W?:;a�. � .,., . .. . . . . . . --. "� . � Owner , .; 3'148 , � 80 3% ' ; 82,571 �'° 73 8°�0 � ;: . , ..... ._.. �.... . � ......: : ,�� . . -.: � Renter � 785 � 19 7% I 29,389 � 26 2% { , :: - , � _ � � `Total 3 :: 3,9�3 3 10Q�°lo � 1:91,96� 1��dD% ; 1 , . �....... . , � Total Households 20,181 � 604,204 �P.`ercent:Householders ; ' o `� o ; fi'S Plus Years d 19 7/o f 18 5/o � ��....,�.�..�.�.�_.�.�.___.,��,�m..,��.A..��:�. .�..._.._�,�.�__.,__�.�,a_H.wr�._..�_�.�..�w,.�,�...�...�.e.�._��__,�.��w�....�_,.. ��..,�.m,.�,.. ..�..,..�...__' Source:Association of Bay Area Governments(ABAG), Housing Element Data Profiles,December 2013. Resources Available Cupertino offers a number of resources for seniors. As shown in Table 2.22, there are five residential care facilities for the elderly and three skilled nursing facilities in the city. Residential care facilities for the elderly (RCFEs), also known as "assisted living" or "board and care" facilities, provide assistance with some activities of daily living while still allowing residents to be more independent than in most nursing homes. Skilled nursing facilities—also known as nursing homes—offer a higher level of care, with registered nurses on staff 24 hours a day. In addition to assisted living facilities, there are two subsidized independent senior housing developments in the city. As shown in Table 2.22, there are a total of 100 units of affordable senior housing in Cupertino. Furthermore in 2011, the City utilized CDBG funds to rehabilitate a home that provides accommodation to five low-income �-�o Hc� ��u��D �R�,�r HousirvG E�E�Erv�- 219 Appendix B Housing Element Technical Report seniors. Demand for these subsidized units is high. Staff at Sunny View estimate that over 700 people are on the waiting list, and the turnover rate for available units is about 10 to 15 per year. The Cupertino Senior Center also serves as an excellent resource for seniors. The many different services at the - center help seniors to obtain resources in the community that will assist them to continue to remain independent and safe in their own homes. Available programs include various social and recreation activities, special events, travef programs, transportation discounts, drop-in consultation, case management, medical, and social services. Additionally, the Senior Adult Day Care (Cupertino Center) provides frail, dependent, low-income Cupertino seniors with specialized programs of recreation, mental stimulation, exercise, companionship and nutritious meals during the day. This facility is operated by Live Oak Adult Day Care a local non-profit organization., fn addition, the City supports a number of programs with Community Development Block Grant (CDBG), General Fund Human Service Grants (HSG) and Below Market-Rate (BMR) Affordable Housing Fund (AHF) funds that provide services specifically for seniors in the community. The Long- Term Care Ombudsman Program, operated by Catholic Charities, provides advocacy for Cupertino seniors in long- term care facilities to ensure they have a voice in their own care and treatment. The program receives, investigates an.d resolves any complaints associated with the care of long-term care faci(ity residents. A legai assistance program for seniors is provided by Senior Adults Legal Assistance (SALA) which provides free legal services to low- and very low-income seniors at the Cupertino Senior Center. Legal services provided are in the area of consumer complaints, housing, elder abuse, and simple wills. The Live Oak [�CD REVIEVVED �RAFT HQUSI�iG ELEME�9T B-5 7 220 COiVI �lIUNITY 1/ISIO � 2040 City of Cupertino Adult Day Care receives partiai financial assistance to help operate the Senior Adult Day Care (Cupertino Center). _ __ _ __ _ _ _ __ _ __. t' ".;, ary��i, e.�;• � .�a.�.'�`. �" t;.;� ��',n�. �.� t... �' +.F t + � � g N �i m3�: ,. � �;.; � F��`k ,� . ,, a �; � �..y � �'ti � �,��': �( "4�� '��"�' '�'i�� t°',,�`�' x � �r'�� ':s.•�� f � r � r �"` ` .;'�' �:. � ,r•�,"+�.r.� +,�^s� �'k� ;,� ., •#�"� �3'��,P.��'t, , .� "�'F""Y'"�'� e �,.�... � k:;.: � �f�i� �,�p��i"�w(��bLv�4*4'�.�..�'�w'�.,�+�,,yx �� '� :�. � �.`�S!' ,�. � 4 � d$ _ a�i' �1 ��x7,t� .l .a'� ,�.,f F 2P,�.H., a"� d �J� R'n h �4 4 fi+. 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I r::;t�sri t , . � „ � , � �� t�.,.,., ,,, , ti: . , � i � � ,,� � . ,,� .� '§��„iW,,..� �.,.: �.�,��,�.�, .ro,..l� ,:{'�, I ,. .3.a..�C.;,.,� �� t1" ,, �, � .,. .. � i� :� �..._:,,� ,G.,a..W�� it�G , i .,. ,G i �i '��c�asu:.�u".I�.�.,1�«��L�.a.�Wu'�,w,l(4W�:��t�:�Luw��1V��I�ff1UP�wti��ynu,�IW�u.�ii��J�l.�s�fi �W!f{,i.il��iV�lui'I��VI��iWl�l��.w��ul�tlul!I��i1�6��,�6�w�d��t�J,I��IV.�ki�� .wa�.aill��,.�u4��!Ii��ykv.�I�IW�I��h��aiE YJi��t.��I�It��W�l�u��ll��u:�.w�l��u�: »W .. � €Live Oak;Adulf Day 5ei-�ices; 'r 20920 McClellan':Road ` � 30 ' '� � .::. . ... .. _ . � .: . ,..: :.. ::: � Cupertino Senior Center � 21251 Stevens Cree l< f N/A � g-5 2 EiCD REWlE!(VED DRA�T N�USf�lG ELEi�IfEf'�T 221 ,4ppendix B Housing Element Technical Report Large h9ouseh�lds Large households are defined as those with five or more members. Large households are identified as a special needs group because of limited opportunities for adequately sized and affordable housing. Cupertino has a smaller proportion of large households than Santa Clara County as a whole. As shown in Table 2.23, 9.3 percent of all households in Cupertino were comprised of five or more persons in 2010. In Santa Clara County, about 14.8 percent of households were considered large. Large households were more likely to be homeowners (1,2_64 households, 67 percent) than renters (619 households, 33 percent). While Cupertino has a smaller proportion of large househofds than Santa Clara County, its housing stock is comprised of a larger proportion of homes with three or more bedrooms. As shown in Table 2.24, about 64 percent of the housing units in Cupertino had three or more bedrooms while only 59 percent of Santa Clara County homes had three or more bedrooms. _ _ __ -- _ __ _ ._ _ _ _____ _ __ _ _ __ E 4�"E��?';.c'�x �'''��f��,��c'��r��.�x �� .'a�. �'.�.�t�7"� ��+.,� ��r p�.,r.�' �,�-s�s,�:�t��'aY�Ra r�� ,�w�'�w� �� . .�. �. � :. ��'" � �. �� 'r� �� "� ,r , r�� ,��i�'�`�� ,� , .. 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Source:Association of Bay Area Governments(ABAG),Housing Element Data Profiles,December 2013. 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'} r.�,�,� t: ..,� .I �,.�in. �� ,,,.� .�iI.II.U,�.: I F., �.. �„ .,� �,I� ,� �,....� �,�„ , ,. , .. �, ,�� , 7,. : I I. �,� �C �.r, ,� n �J I � I I��s, .� � � � �, � �, �. l I� Y,u�� (� �:;,� �a�.i'tLL aS:�lh�,"�,`�i,rGe're�tsc�m�"�,�„��,�'�"�vt�:�.aLs��r,U�u�.�.ff',uu��i�!a�l��'�i�w'��r��J�IVu��lm�l t��I�tlV�,II��Jls��w;��II!�I�i i�I�W��:�a:i�uu�IIV��u��l�l�lull��ul(,��li�!�I��V II��I!ilil��ni��aI�BWV�L�cv�l�l'I�1��IV��Jg��:�w,��t;��6ll��ll�ll:�l6��l�:llli�t�..l�l�� . � No Bedroorn � ' 9,09,9 � 0:3% ' � 16,371. 6 6.% 17,4b2 ' 2 9%0 . < ..........:..: . . ..:;. ,, , , ... . :. ,. ';� ; . ...........: .. �......_. .. �. : .... . .. . ..::� . .. . . ... . .. . ; a 0 0 � i r 5 2 .9/0 81 672 13.6/o B o 1 7 477 2.1/0 74 19 9 1 edr om , , '._ ... ......................._..............._..._......_.. '.. _._..._....................... ... . ......._.........:._.._.__......_...........................___._�................. ........................._...._..:t::................................__.....::::.:::............:.:......................_...........:.:.:.:. : ....:....................__:....,................................ ............. ........................._..�........._....._.._.............................................. ..._......... .................................. �2 Bedroorns � 54,469 `. 15 5% ' ; `, 9A�,45'3 38 1% 48,914 24 8°�0 � � , ,.. .. .. .. . ;. � __ : 1. ..... ..: . � : �.. . _. . � � 3 Bedrooms 147,933 � 42.0% 45,456 i 18.3% 0 o � , f 193 389 32.3/o ! � , _.... ............... _....._......_..._........... ................_.._......_.... ......._..............._.............. ...... . .. .................... . .._...... _............. _...... ...... ..................... ...................... ... ..:.......................... - _..... .._.. . .... .. ...............:................<.._......_....................................._..,..:..:...::-:--::..::_,-:.:.::,.::-{::::::.:-:::.:::::..::::-.-::-.::;.:,.:.:.:_::::. � � �4 �erJroorns � ; 109,892 � 3`'I �% ; � 13 875 � 5 6% � 123,767 3 20 6°Ttr � :.. <. . .: ..... ..:...... .. . . � r.. . ' ; -. .�_ .. � 5 or More Bedrooms � 31,043 � 8.8% 3,405 � 1 4% $ ,448 5 7% .. ! , � ' �. � 34 , � � �Tot�l ' 357,�97 � ,.,..100�% . f �4�7,�5�'s �yv:m '��,:0°10 ...;W,7p. 599,65� i 700�% :� � A� �� .,�.:��,��,#_�H��,a ..,��.,.�,_ ,v..0 ,�n, :,.�..a..__,.�,.,�,.w�.,�.,.�.,��,.,,,..�..,.�..,_,��.� . n�_.,,��..�a .M��v�,.�.�.M,._. �.�..,�...,�..�.,� mrt�_ya,,..,,,�. Source:Association of Bay Area Governments(ABAG),Housing Element Data Profiles,December 2013. Resources Available Large households in Cupertino can benefit from the general housing programs and services offered by the City, such as the BMR Program and housing rehabilitation programs. Other programs include Mortgage Credit Certificates and Housing Choice Vouchers administered by the County, and homebuyer assistance offered by the Housing Trust Silicon Va I I ey. B-5 4 HCD REV1Ellil�a �Rt�FT HQUSI�lG ELEMEhIT 223 Appendix � Housing Element Technical Report S's�gle-Parent Ho�aseho6ds Single-parent households often require special consideration and assistance because of their greater need for afFordable housing and accessible day-care, health care, and other supportive services. Female-headed single-parent households with children, in particular, tend to have a higher need for affordable housing than other family households in general. In addition, these households are more likely to need childcare since the mother is often the sole source of income and the sole caregiver for the children in the household. In 2010, there were 667 female- headed single-parent households with children under 18 years of age in Cupertino, representing 3.3 percent of all households in the City (Table 2.25). A significant proportion of these households were living in poverty in 2011 (21 percent). The U.S. Census Bureau sets poverty level thresholds each year and they are often used to establish eligibility for federal services. The number of female-headed single-parent households declined slightly from 2000, but these households continue to make up the same proportion of all households in the City. Compared to Santa Clara County, the City's proportion of female-headed single-parent households was lower (five percent versus three percent, respectively). 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II..,_�.�i�.. �1;''�uM;VotwiJ�yW4+,elJ�.W1�i'�`°4�Ilya4�..�C,�1t��5i°a+t�'iw�l��ulllll��,i��k�.�.^�«�x Iil 3��.��Il�w�li.{'�Il��u��u��l� ;�+�N�'u1��LW1�Vl1��u�l�l�ill;�s..�:�v�.�'LcJfJ�l4��i3�':�dllu"III:�I�I��t�'��llJ.at:�II��I��WCWJII��19IlI��I�;W��l�¢:°am.�u:i�:'��I�{1�:�.'...��IIIW��a!�du�'�r;�� Male Householder � 1,472 7.3% � ' Female Hc�useholder � ;2�072 E 1;0 3°10 ; � ��-„'fiT n ;:�, r�q"1�i"��.�� .u). ...s�;,a r�r;m��:?,r�4^'+xT "�sY�am—.r k .��y.� i c, �"1�'""Tr � '"'"- '�iIn1A�,:.x.r'F�^n ,�i;,� rrk , +$""'R"Tt*r '.;�.r �:,r. . ;� �- �(i P,, h} �,.J "�t , 1r s .a.._ � 3„�., ..n� ��,i,� i a��."'�S"}.,.� � ,�p.p'f,tr� ,,�i, , ,Y ,. ,t., f,., �fi}�`. , u a��S�J r�mr i(I"�."'�"�r�""f" i';Y �.d�.., oITiI�IIIG ��,�ty�x..��,TI i i : .�.�Ff,,�"h ,�r,,..[,.q'+�C i i n„ii,.¢i Ill��:�.n.I. i.l�� ;.:�,N i1 �,t.... >i ,�.,..45 if �,,..:e� i -,l,,ij,, ��UI�� . . �.. ,�. .,i VI�h�. .;�'.�'' xl, �y , �!;,.. r,. I ,�S�� .�.'rv�ili III .lr�dln Ili i��.`l�i i � �I�:::i� ;'f!'I��l��. �lu,.�jif,� �['�l;k�:.i � [i�!ws ¢�;; �, �.,y;i t Oi"�,QC��G �C`? H:O � ..Q�,, ,� '��v tk,, ,�� fia�l ,,n��I fii�,��r ��-rri,.l�l Ii�.N r�t a�ti � n tl�k ,�L �o,�,� y �a;,�� 5.;, u yt n. � ��G- .t i� �!,�,,.. �,r�,.i iir^�.i ��I�'iil� i �..��til..�� i ,a�� i�., .��.I� i�r I -i i �i i.: ��.,�.�.�i.�f,��h q � , .,,,,z�... �.� r � x�� °��i�W��VI��,��l��i°��e�pa��€�O�illl'V��I��I�IJ�t i➢i�r��m�fftldf0�i��I�IW�� '��m��3��` `��G�'��e�� v�.c�..aw1LWm.,lcrlt�v`3�'i�C�l'u�Lu..,e.�,*w�ui i wu d s a�li ;'Fam�ly Households ; 15,776: 78 2% ' -: .: _ � ::: ,. .:. .......: ..... ' . :.: . ' Marned Couple Family � 13 802 � 68 4% � ; .; , > t UVrth flwn Ch�ldren fJnder 18 Years ,; s $,392` � 41 b% �: ..... . ..: . <. q :.:. : :� .. ...:..: � � �` Other Family, � 1,974 f 9 8% § � �Ma1e H,ousehqlder,no W�fe Present , i ; 581 � 2 9% � . . ,. .. ......:........ ...::. .... :.....<:.. .:: � �..::...:..:..:. :........ .: .. . . ..:. .. . . . . . .. �.... .. �`With Own Children Under 18 Years 216 ( 1.1%0 � _... .............................._.... .............__....._............................._.................._..............................._.........:,....:..::..:.::..:...:..:.::.:..........................._.._..................::.::.:..a............................_............................._.........:....................,......... ;:: :. - t Female Householder,no Vl/ife Pre;sent ' � '. ;9,393: � b 9% ' � �::: _:. ; 'With Own Children Under 18 Years � 667 � 3 3% � �;; , iVonfarnily Households ;: � ` 4,405 : � ; 21 8% � , :: � Male Householder 1,472 7 3% �. �; � s:Female Householder � 2,072 ; � T�3°Io ; � .. . . ... .. .. .... ... .. ...... .... . ....:. :� �Total Households } 20,181 � 1Q0 0% �_..�....�..�.�.._.m._._._.�.w � _ .�..._, l.�n._.�..�..._�...�_..� Source:U.S. Census,201 D. Resources Available Single-parent households in Cupertino can benefit from City programs and services that provide assistance to lower income households in general, such as the BMR, CDBG and HSG Programs. Single-parent households can also benefit from supportive and childcare services available to County residents through various organizations, including Catholic Charities of Santa Clara County, Choices for Children, Grail Family Services, InnVision Shelter Network, Second Harvest Food Bank, and West Valley Community Services, among others. 3 3 David Rosen. "Inclusionary Housing and Its Impact on Housing and Land Markets." NHC Affordable Housing Policy Review 1(3).2004. �-5 6 HCQ F2EVIEW�D �RAFT NOUSI�JG ELEM�11iT 225 �.ppendix B Housing Element Technical Report __ _ . __ _ ��, �. ��"� '� 9, � �F `'w� 6s�"`�'t:`�«�a��'�,�'' rS � ��:' � �' y;. �':� aa ��rr � .:� �. s '4� .M� "�'`�'t's� i�� .. � �' � �e � 5 0 ��. � . � � . � � 4 �f_ �'� ��;- � ��°;�, #'?x� �-�`��'� �'V ..�'.a �T,. ��r �*y t,s, d�a „K��`P''� 4t,: �,��i,:"� { �� ..�"� f 'Qa�i �� ti= � y"' e P,�� rs ,�"`�ry �„'.��. ��k i�� i�. '� � Y WY�"n��5-� rc :� �. .. i �#��'��• �e ...�.. e '�'u.v��;�� µ� � q'"u��63 i��w'��'.�w ��f��,"r`�� `'�"`�^��* y ,�F��i�� ,+;,'.�� 1p;)�jkt t$rn��ii�i�rr� �r�IIY' t� r � ��?;� Iprry��;4 It�151ti�t �Y r� ��w;a � mY A inl� q � .3,?23i t" ry irt� 9C�fi.�..�:�',ig a�"hsi� � i �,�.ry �,,rl(.,,,..:,{�( f!ry,�.,�, �a.u�.�,.,. �S� �I'�:I�� ,�S I��p�i li�ll�',ut�i�fi i1��:`�kiFY i�}�„ � ',�:j,l`��I��I�,�II I,,'t,,PE� �ni�fy.,l nd...�.44�;.rlj��lll Ii�lll�i��y;�il y{��i��£}s#�,�O�.i .�� ,a�� trl,��I��„d4t�i�f��9� ��,r,�I��, z�'�ti„?U��g�li �`�A�z��.sl,.�ll p�r �I��III�, ��i„�(��"I��JJ �,�A *�¢,�I � ��"�.'��,J1�S�a,��%�w.��".��`'t.�„d�.af�a.��r'A��w�,.ti tl!,�,err�:I��m,w aW s.�v�ui��b}:��k��I,�N��IW��.�,aL�i�:l�,wm��l'��II.�iu„��u d I PI��ytt'J�Ii�.+ir�llllll��i��II�u�Vth diL;v4��,a�i�t��".�'il�ll��wu�pl(; �With Own Children Under 18 Years � 115 27.9% � r �r.±;.,1aqS"�'� ��f�z-r�fi'7 i�i i:�,� 9"t'"liI.��I,��.1��i�t i� v�I�I � Ull�,r'��Q�f�i,��I��*�'i�Nl ��',i�} � I 3 r+r-rs+�r�;n, ;I I�, ni �a.: ..a�191�1 ��,,; �i�t�'�, �.,�.{,..'�N ,��,I.I�'��I f .�.��nr i�vi I:�.,..u � �7 u.h�#,�,�I. , I i.'_��il y ,�:;,I;„!i iJii��.,I�"i�,,EF� i��Ip.t7'sq,�'ti y,il'.:F.i , i. I. ��.�� .t�-.., . II... �,.� �iI iS`:�i,� i. �� of ,�8ii��Fv� ��,kv�(II,� ��, �..�¢,.�r�il i u,,.:..�ill I � r.��:�!��..�nbr,�il,� �I.I�,�n1I ��.g{ i I I,i V ��I lil�ii"'�: r.�� t�� t� {:„��, �f��i�>�s�.��,!��„I��I ��illp, ,;�Il'/kIf�I I�ti,,�:. I7:,.i fri��I��( 4rl�:�r'Ii �i�',;�x,�I�f�:i C+)�I �I��4,a,��II��I;i,��t��ilIIIi�..9� I �I� ;�i ��, ��9:ILIli��d"�`'?W�ff�`'S.,a.�iSi�"Ii�IILw��^:��WCLII��'��'G+�+��'1&�ID��lll�l i��ll�i�.f�"I��'iil��7��IGIII�I�VIIII��s��y;9�u��I�I��y�I�Illl�l�l",.u��WuI�.IIll�1�1�JWtl��`t��It��.u�iE!I!CIOI�I'I�3u,unI�IIWIiJii�4Si� �tll'��IIIIL'�IV'�'�� ; Male Householder � 26 ; 6.3% � �1Nith Qwn GhiCdren Under 18 Years � ; ' 7 ' � 7 7%0 � : , } } Female Householder � 149 t 36 2% � f : , � With Own Chr;ldren Under �18 Years ; ' 87 ; � 21 1%0 � > <: _:.:;. . < < :::. . ;..: �Total Families Below Poverty Line � 412 � 100.0% � �,.,.�,_.__�.r.�_.�__�._..��.�_....�....�.._._,.___.___..._�.,_._.........�,.,_,,.,.,.a.��,�,,.µ.,,...,,,,.,..,.,y,,,,,��.,..,,,y.,��.,.,:,..�.......��....a,.�.�.��.,.�..,,,.,.,._....,.,._._....._..y..__.._,._.....w,....��„w.�� Source:U.S. Census,American Community Survey(ACS),2007,2011 Pe�sons�re�h Disabilo��s A disability is a physical or mental impairment that limits one or more major life activities. Persons with a disability generally have lower incomes and often face barriers to finding employment or adequate housing due to physicai or structural obstacles. This segment of the population often needs affordable housing that is located near pub[ic transportation, services, and shopping. Persons with disabilities may require units equipped with wheelchair accessibility or other special features that accommodate physicai or sensory limitations. Depending on the severity of the disability, people may live independently with some assistance in their own homes, or may require assisted living and supportive services in special care facilities. According to the 2008-2012 ACS, about six percent of _ Cupertino residents and eight percent of Santa Clara County residents.had one or more disabilities (Table 2.27). Hearing, ambulatory, and independent living difficulties were the most common disabilities among seniors, while cognitive difficulties were more common among persons f�CD REVIEW�D l�t�l��'HOUSI!\4G �LEMEfVT l3-5 7 226 C O 1!/� 6VI 11 fdl 1 T Y V I S f O I�I 2 0�0 City of Cupertino aged 18 to 64 with disabilities. Overall, ambulatory difFiculties were the most prevalent (45.2 percent). Table 2.28 shows that among persons with disabilities aged 18 to 64, the majority (55.8 percent) in both the City and County were not in the labor force. About one-third of both City and County residents (aged 18 to 64) with disabilities were employed. Persons with Developmental Disabilities A recent change in State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined by the Section 4512 of the Welfare and Institutions Code, "developmental disability" means "a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. As defined by the Director of Developmental Services, in consultation with the Superintendent of Public Instruction, this term shall include mental retardation, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation, but shall not include other handicapping conditions that are solely physical in nature. This definition also reflects the individual's need for a combination and sequence of special, interdisciplinary, or generic services, individualized supports, or other forms of assistance that are of lifelong or extended duration and are individually planned and coordinated. B-5 8 HCD f2�VI�WED DR1��7'HDUSIrJG ELEMENT 227 � Appendix � Housing Element Technical Report _ _ -_ -_ �s' � r .� ,' �:i�� , � �'�� e ��+° „" 'i�i`.� � ��tl", 3� t�'� x, 4� �d�� .E,' r,. , ., .. ... � . - ,. .. , .` ` .. . . � �� ' ,; :�D -: Y �� j'�� !�� i�, � ws � ��,� .�7 " �' .i�'T��k$!,P��:`� �'�i��,'�tr� k�r� t ��3r,��'�'��-'�'�,'�� ,,�64p � i i�'""�R yh Y� "��-,�' �}y,z.,.�..� a� m �(�T,4 a�+.��vr}'t ex �' �a;. ,tl '.` L..�. ��"2��dn t� x u a 4a'`�' .. 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I i� I�::�a�iq i.:�'il i� �� ,-�n,..I I� �n�. ��.� i i I �i,.��..'� I .i � ,�;�Ir y �,�..�yl,:I� -�I i.i�� Gi ir{��I ' i�i'i , ,�h t ��, y�;i�21�t.�S:w.��if�uuLr��wui.�,u„�'..�u„�tlw.,a�.uhwllw��1ee��.��1,�1,.1�u.��:��IW.�191�Nu��li��..��ua,t�.�,��,''�'��u�1J,.u�f+f,��114��,'illll �� m1�.it�IIYILLI�,,�� With a hearin difficul 11.8% 20.1% � 41.4% i 29.8% � g � k i 3� -�:.:.:..:...�::-::::..::.::..:.:......:.:::..:�.....:..;..............:.........,.:......-:::::,:::::::::::::::::::::.�.:::�::_:::::�:::.:.::-:--:.::..:._:......,::::::::::.::::..:::��:::�:-.::.,,.:,...........:....�:.:::-:.....:::::.:::::::::::::.::...-:.::::.::::.::�:-..:..�...,,........:..::::.:�:.::-:::�:::::::.:-:.:�::.:.::_..:....:......:.::-:...:-::::::::�:::::,�:,, Wath a vision di�ficu;�ty i`,. 14 b% � ; 16 4% ; � ; �7 4°l0 ;: 16 7% � :� .... . z .. , Wi t h a cogni tive di f ficu l ty � 6 9 4% t 4 1 7% � 2 8 0% � 3 6 9% �: �1 Nrt h an am bu la tory da f#icu l ty , ; T7 5 l 0 � 4 2'3% ` 6 1 9%0 � 0 1% '� � � . . .. .. . . . . ..:. ..� . .. . ....:..:. .r . . 5 � �With a self-care difficulty j 28.5% � 17.2% ` 26.9% � 22.6% � , , � �1Nith an ir�dependent li�ing � � 36 8% 3 51 4% � 41 5% r f ' ;c��ff�cui # ; ....... ."�'.... . ........ .. : .... .. . :. �;,. .. . .. :. 1. ..:.. ......: � � r To$al Persons weth �,6 9 1 � f 2,2 2 1 � 6 5,5 5 4 � 1 3 6,4 6 6 ' � Disab0lities (a) # , � f. � �%af`�.otal P�pula�i.on j.:: i : : �°10 ::.� �.; �.. . .. . . . Note: (a)Total does not include population under 5 years of age.Source:U.S. Bureau of the Census,American Community Survey (ACS),2008-2012. The Census does not record devefopmental disabilities. However, according to the U.S. Administration on Developmental Disabilities, an accepted estimate of the percentage of the population that can be defined as developmentally disabled is 1.5 percent. This equates to approximately 875 persons with developmental disabilities residing in the City of Cupertino, based on the 2010 Census population. EiCD REVIEWEi� DRAFT F�C�U5111�C; ELEME�IT B-5 9 228 C011/I �iUBlIITY \/I � 10lV 2040 City of Cupertino _ _.._ _._ _ _. _ _ __ _._ . _ _ _ _ __ _ _ ., . , .� � « s.� £".+�`f9 ' �, ,- .� ,�-. ,:a^rrn 3r;� Y.,,�, `�3;„iyzx ,,,,,��x3,�, t�.�, a, u n, :.,>. 4 � . � ' i+e�,�s ` �,� :�` , �,� .,.f.. „ a ,.�. : , .., .� °_ ,,- � .� •-v-�`. . • , �'.� � �. ' 0 e i .. � � . . � . ',. �.�. ,g n r O 4� � , . p '�" � . r - _ � � �� ' "�i'3,� � � �i#�`'f w. �,.�F^ t � ' f� �.� ^�5`; !h`�' � i '` x� c °�.'�'", pr-s' � - �, s� �'+d'�+�' °+ �"�.: � a��s.�„5 � .�r�,."d� �°€'�,�, .��'I r r�`�� ° � �` �`�d �. .�r ' ��„�.�X.;t. s� �„a'�i.�"��;��'��'� ;"r:� � �.'�"�",y'"�`" 1��.�� u{1,K"��'��"��' ;�o`�" ��'�'f ,�'m"��..„��',..�� ' �;',c;f� �Est#��'��:.s:��,:�. ` �.��s., ^ R,a:-. r;.�., . �. `'�x�'w��4�„w _'� ��+'�„��,f�`y �s'�r,.:uuL�� ''��o. � � Q A:�+h��,��. �� ?� �;r� x^� ..�F3,� �' 0 $A ��i '1��>� fs`�v]S�v�S]: i� .il'a 1�i�L�j" 14�.� M�. 1 . 41�L� 5� F �4�\'�SJi�i{�.CeR'.�.�. ��T�✓£. rb5�. ,: $Y ��„�4: � � � �, "5�* r ��i��' �,_ � �r .,. r ngu� '. � m , a :ti}l� at �i�:�i �h" `.T��v'�6 k'� �,� � S�na�'� ' o ,„ .� �i F¢�` �ii.,�`tia�.�r�. ��.'� y � .,c 6� e m a �� 4 � k��` g i � o 0 �r � ,r.� �''`,"�'��n� «�a �'fi�� fi�` °` r,��e; ��, � ' � k >.� �ix� a`�,�� o �� Mru 2^��'� , �� ,�� '�� F � � 'st"i��`�„��,�, .�r��t � ,•��t,,.�� o m •,�,a�,�� ,c �� e��,�'k � nr �'�y,� m' �`"�f � 'e a o ,'� Y� , ^�E`.^�r .� xt� �'�e, «�� .`•�d�. 8 �a, � �' '�f#4, a kfi ,�,�, r r'�r' ;i �f`^.�_ e�.� � .r � �Totai Popul ion i � � �, �� Age 18-b4�a� � 1,313.= f 10C).0% 62,221 t 100.0% �:::, ....:.:....:..:. ..............:..... :.: ..: :.::..: :..-.::.�:.<::.:;:.,.,-. :,.,::......._..- � -.t.:.:...,: . .-..._. ,:::..,. ,.... , ::.� i Ern lo ed - , ' , ' , p Y 48D ;.: s" 3b b%o ' � 22,56b :36 3%0 . ' i '' . .: '' 4 � . ;.'...:.. ..... .:�:. . ..'.::'' ..., . -.:: .. . :..:: ....:�'.:.: . .'.':.Ss. .. .:'..:-. . ... .. .. ..'..... f.. ':�': .. . .... . .. . .. .. � . ... �.:.. .. ..... .... :.. . ' ..:.�. �. �. .. ..:� .:.: .. -:.:. :.:� ; ." �. � Unemployed 101 � 7.7% � 4,932 � 7.9% � � , } : , � i � , � Not in Labor Force � 732 f 55 8a/o � 34,723 � 55 8°l0 -� � . .,�. ,._„M� .<,,.�, ,��.,��,.W,�.�.iM��„�w< ,,, w,.M ..M�.�.�v..�.,�.n.E, .�,.A,.,.�..� ..w.,w�..,,, h,� .�, _x,,.��.��.�,.:.�,��mr��.�,��,��.�..�...,.._M...,v.�„��.��a..�.,,�,.,,.�:� Note: (a)Totaf does not include population under 18 years of age or over 65 years.Source:U.S. Bureau of the Census,American Community Survey(ACS),2008-2012. According to the State's Department of Developmental Services, as of September 2013, approximately 303 Cupertino residents with developmental disabilities were being assisted at the San Andreas Regional Center. Most of these individuals were residing in a private home with their parent or guardian, and 196 of these persons with developmental disabilities were under the age of 18. Many developmentalfy disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult. Resources Available Table 2.29 summarizes the licensed community care facilities in Cupertino that serve special needs groups. B-6 0 HCD R�ViEWED �Ei�4F�'HOUSING ELEMENT 229 Appendix B Housing Element Technical Report Adult residential facilities offer 24-hour non-medical care for adults, ages 18 to 59 years old, who are unable to provide for their daily needs due to physical or mental disabilities. , Group homes, small residential facilities that serve children or adults with chronic disabilities, also provide 24-hour care by trained professionals. In addition, a 27-unit multi-family residential property (Le Beaulieu) offers affordable housing to very low-income persons with disabilities. ; ` . � _ ` � o ,. � . \ ,., � � ,� S-..�Y(N � � i I , ► • � o �a�un�z�saam��rarnwr��a��'a�wyr�,f��,�� M�sa�"�� r � �+Y*'i E� .FwN�„r 2� � Paradis� Manor Z j 1913� 1V[t�r�el Lane' S b �::. ... .... . ..... . : ... ..... .... .. ...... _. . . ....:. .. ;.... ..: ...�. .:...: ... ..... ......� ........ � � a e 6 � Paradise Manor 3 19147 Muriel L n � � _.. ...............__........_._...._...._...................................................... _.._......................:..............�..............:..,.............,....:..._:....::.:.:.::.....:.:,..::.:.:.:-:....._...:..........................._..................:..._...__.._._._..,:... �Total::: ;. ' ' � : .. ... <.: �2 � ,,,::.... .: .! -.:. ., � I . ....; ,M N: � �d � . k . .y ,�w � _ �. • O B '^,. �... r � '�.. �n I ,� . . �� . . : � ,..„. .., ,� ,. � r. � ..., . . . � -..� .. �. . . ..; .. .. . �Pace Morehous� 7576 Kirwin Lane � 6 � n rf r . � � � Pacific Autism Ce te o 19681 Drake Drive j 6 � Education Miracle House � 1 _..........................._...._.......................................................................,..:..,.:...:..:..:..:..:..:..:..:..:..:..;..:..::.,..;...........:......._...._.............._........_...................._................,,. ;�;: , ;:.:,::°.:::::;;:>:;.;....:::::.::::;;°::.<'::::;:::;:: :"`:::::.:,: :.-::..:.....::.:..�:,:::.-..;; , Total .:1.; � 'd Z �a�.�.�,.�.,�.�._.,._��..�.. ,�.et_u.,�..�.�..,_.�.�. ..w, ._..�,n.,�..u.,,�.�., �.u�..�,�,W��._t�.� aM. �..�.�.�,w.,� ,�_ ,.�.�...�.�.......�.�.��..�.:� Source:Califomia Department of Social Services, Community Care Licensrng Drvision Facility Search Form,2014 Farrnvvorkers Farmworl<ers are traditionally defined as persons whose primary incomes are earned through agricultural labor. They have special housing needs because of their relatively . low income and also because of the often transient and seasonal nature of their jobs. The 2011 ACS reported that . 36 Cupertino residents were employed in the agriculture, farming, fishing and forestry occupations, making up less than 0.1 percent of the City's population. Resources Avai(able To the extent that farmworkers may want to live in Cupertino, their need for affordable housing would HCD REVIEWED DRAF`P°t-lOUSIl�RG EL�MEfVT B-61 230 COIVIMUNITY VISIORI 2040 City of Cupertino be similar to that of other lower income persons, and their housing needs can be addressed through generai affordable housing programs for lower-income househofds, such as BMR, CDBG and HSG programs. Residents L'sving �elovv �he Pover�y Levef Families with incomes below the poverty level, specifically those with extremely low and very low incomes, are at the greatest risk of becoming homeless and often require assistance in meeting their rent and mortgage obligations in order to prevent homelessness. The 2007-2011 ACS found that four percent of all Cupertino residents were living below the poverty level. Specifically, about three percent of family households and two percent of families with children were living below the poverty level. These households may require specific housing solutions such as deeper income targeting for subsidies, housing with supportive services, single-room occupancy units, or rent subsidies and vouchers. Resources Available Persons living with incomes below the poverty level can benefit from City programs and services that provide assistance to lower-income households in general, such as BMR, CDBG and HSG programs. Households with incomes below the poverty levei can also benefit from supportive services available to County residents through various organizations, including Catholic Charities of Santa Clara County, Choices for Children, InnVision Shelter Network, Second Harvest Food Bank, and West Valley Community Services, among others. Homel�ss Demand for emergency and transitional shelter in Cupertino is difficult to determine given the episodic nature of homelessness. Generafly, episodes of homelessness �-6 2 NCD REVIEWE[7 DRA�'HOUSIfVG ELEMEi�lT 231 Appendix B Housing Element Technical Report among families or individuals can occur as a single event or periodically. The 2013 Santa Clara County Homeless Census & Survey reported a point-in-time count of 7,631 homeless people on the streets and in emergency shelters, transitional housing, and domestic violence shelters. This estimate includes 112 homeless individuals in the City of Cupertino. The count, however, should be considered conservative because many unsheltered homeless individuals may not be visible at street locations, even with the most thorough methodology. There is no data presently available documenting the increased level of demand for shelter in Santa Clara County or Cupertino during particular times of the year. Due to the relatively mild climate, the only time of year when increased demand appears to be a factor is during the winter months (November to March). The annual homeless count always takes place in the last week of January, a period when demand for shelter typically is at its highest. Since the year-round need described above is based on the annual count, the need for emergency shelter either year-round or seasona(ly is not likely to be greater than that found during the annual homeless count. Resources Available Table 2.31 lists facilities within Santa Clara County that serve the needs of homeless. Emergency shelters provide temporary shelter for individuals and families while transitional shelters serve families making a transition from homelessness to permanent housing. in Cupertino, West Valley Community Services (WVCS) offers supportive services and the Transitiona) Housing Program (THP) through its Haven to Home Program. The Haven to Home Program helps homeless individuals and families work towards stability by providing access to resources such as food, transportation, toiletries and other such items. The FiCD REV{Ei/��D DRAF`i'iiOUSI�iG ELE�VIE�T B-6 3 232 COIl� N1UNIT`( �ISIOfV 2040 City of Cupertino program has the capacity to provide housing for 12 single men and six single mothers with one child under the age of six. Residents of THP sign a six-month lease, which may be renewed depending on the resident's case plan and progress. For supportive services, a case manager is available to provide intensive case management for up to 21 homeless households at a time. The THP typically has a waiting list of 10 to 30 households, while the waiting list for supportive services generally has five to 20 households. Given the increase in requests for emergency shelter over the past few years, WVCS staff believes that there is a need for additional emergency shelter services in Cupertino. This need is particularly high for families with children. Additionally, Faith in Action Silicon Valley Rotating Shelter operates a rotating sheiter program which accommodates up to 15 homeless men. The shelter rotates locations, which include various Cupertino congregation and community partner locations. Additional services ofFered by the program include case management, meals, shower facilities, bus passes,job development and counseling, and other supportive services. . -s 'A� , �,, �z ��a : �s'�' � �3'..eV4�o-��.�-:.`�S3E�fi""�`+�� I�A,�SF��a0.'�,s',4:� '��lu .��.�°�'x�a:+ �'�'�j'yc,�i �t. �+x�araz �.�,�a+ _ • Q ' a a �� ♦ � +� � P � � y �� 0 . .."'+h;'�' � ��'Z. � � c;� �t-?k'``,�Wk 4� �=wr '",� 'r �f y� h �n H� t�. +'� t� 1� .�<�� u fe4 .��:�' �,�� .s� �,�°��4..t xna�r��''.��P,�.�.��, ,;�,,R��+"��„��r:,«.�,.�,,, ; ��d��1x�u :�.r�A��..�f.��, . ��' w+.J& �' �r;J.�-. i.. *r��5�� fiY�s1 � t t ,;N..�s �k�:.u��u �;^e9�% ��',��rr� t'(��diK'"Ln t��'�� a$ li..� � h� :.' c,d^ R �:N^"�i� �� r � �tfi i��.u.��tr��'�'� et o ;' 'Sr�t.��.�?i+��p�t�[�`t��4��'��B o P �'S''�lik�ari��"'�nGM§�r� �i7�;'��a+a.5.18K id4�""�Y.�y��$��S�. a 'k�k��J" �+.�-� �' ��n',�4s �� .:.Y t � .3�'�f>X�Si�.,� .s._dR�kwe..'ur.��.., '�ah t��t �,c .��..d�nv. l+s'�.I:..I ( 1 .f.� �..,�:� Yr,C.. � " I:r.�.�t l nt'e�rt.�{ 1 !' ,Yu�,. 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I I'I �m�.;... uil.. �.i. ��a rt�nQ �. ,, I � ( ,��,t� � ..� .�` , � �z�, � �,..�I �. �,: �., .� ,�, .�(�i I. � � I i , 'h ,,, ..,,. o .. �. ,�., l� ,;; � I,f�:, , (.t.. �� ( �� ,,�f 9.. � ,,�V „ 'r,1 4��)',,n ,,�I ,-0, � �,1 . .., ,� �� , , ,�I I I.<aF il. � }NW1+lati:iv�.#i�..tc�a:F.�uSFv�"d��liW�:w;W'�'W.a�i�.J!IiILL�;�I9�;��1u�3��I�W'Ilwasl��,"l6.W�nWII'�II�J�u�<`��II�V�G�dIO��I�ItiW�I�II��IV��V�JiwI�IIW'��u��u��.,��.�;�,ciiu��'��1'a�'i��f I��w�,..a11�I��VhO�J��w>:.LI��;II��u@��F�,'�II�WIW��WI@IiV'��W'III��'��,�.i��u�ll��l"��n:r�� ull�l�.,.��i'uiwwW�.�:�� ; Unsheltered (b) � 92 � 82.1% j € Sh:eltered (c) ` q...::. : 2Q � 17 9%; � � � ;:: . €1'�t�l � 112 � 100 0% � f � ,,. ,. , .,,n. � �,, , , .....m..., .,..;-, �� . .i� �-i•i a ,�,�,,,, ._,�•.F,.r�., �.. �. �.....,�,�. � e i.,..r : r �tr�^r..z. .wVr �ar.r..,.c.fi. . . , �.. , � .�.^� , i . 'Y1�� . i. �.�I I.n. •�i . -,��ir .�.34 7^"' R nc^�.... �.f i i . :,.r .., ,...IJII i6T � i., . i . :r., ..,� � . 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Y.,� , ,r f + � ,< ,� , ,., . . ,. . .. �I II� . �� .�.,II(��I �III., „. . ,II.' ,� �«I r � , �;� o, r..G �.� II. � � ,,.,,. i � ,;,I,iIE fk, i fI i„k;) �I �,�.ti I�II,,i� Y�,r .., IIIi�l,r� . i„�. v � e s, �..,.5 Il i.f �,.II I � �I If �� I.�IEI I J� a , .., .,�'C.��, r :,:. � ��:.�r �,,..z.,�i i �..d.IV) ( II,i, I i .....� .... .,.,!�.,,. �.a.: , i ..<,.w9b. t, _..�fY�S,Y...�11� ..i�� .>,,a.r,. , �,I i�� ,i. � .i � ..-G�.. ., ...,.� �. .� .. , . v,.,.l �I.o ,� � Iu,��L�..r.I . ,..v�� ilr. .ilJ.,sa. . �t. .,�, .,2,�:� � .t.,.,��,. � (I,,. .4 I�,I.� ,� � I� .,.,�� I�i �..��,�,.,, .,��.,�s �a. �..,,�,�,.. ,�„� �rca�l i.h) � .,.��r„. �i ��.� 7 .I�., .„�. .I ,a€;a�,:�u wl� a,�.�i �.,�5 I.I..„��z�... �d.e r.. t�( ti v.,;��.. I�. .? ir � II �.I,.I .i� ,�I�I li�,. ��..1p6,� .#��v.;l�ze.ams,Y.�,.La�uus,�w��w�ri,..��ti1�WI��t.�,�I�W�Iw�.��.,�WoUw�.IJJ11�0106I��W1WWL1wt,,,,��.dWStll�.��I�ulLitar��I��r.�.1��,..�L��II�,.�Lll1��llIWw„�J6.�..�6.,�,.r,..vn.,:,6,...u�.,.e.x�'uiii�i��rf�u_,w�tol��.ai�M1.�,.J`�,�I��II�.�.I�CII��WIii�I��111�6iL,�6�ll��tw��s t Unsheltered (b) � 5,674 � 74.4% ' r , �Persons in Farnily Househ��ds 1,0'f.1 $- 13 2%: � ; � �. >: .. ..:.; ;. :... . s. .. :.. -. ,. ..:..3 ';:: ' Sheltered (c) � 1,957 � 25.6% .. ........ _:.................:........:..:................................._}............._................................. �....._.._......................._._. � ..... ...................... ... ...................................�................. � � Pe:rsons,i:n Farnrly Householcls , 5b: ' �; 0 7°10 ; � i�"otal.�,.wa�,Wµ,�w,,.,w..�o,w.u,v,�, �,�wM.w��,w �,.�,w..�.�,�.,w,w.o�,w.,,,.�,,,,..,,.,�..,�, 7,631�,,,,,,,,,,,,,,,,,,,,,,,,, � ,��,uu,,. a,u�,��., ,u�,.,�. 100.0% ,w,�,w�.,,�,.��,�.�.y.��,�,�..�„�.�,� Notes: (a)This Homeless Census and Survey was conducted over a two day period from January 29 to January 30,2013 This survey,per HUD new requirements,does not include people in rehabilitation facilities,hospitals or jails due to more narrow HUD definition o{point-in-time homelessness. (b)Individuals found living on the streets,in parks, . encampments,vehicles,or other places not meant for humanhabitation. (c)lndividuals who are living in emergency shelters or transitional housing programs.Source:2093 Santa ClaraCounty Homeless Point-In-Time Census&Survey, Comprehensive Report. �—6 4 FiGD REV[EWE� DR�F�"HOUSI(�G ELEiViEf�i' 233 Appendix � Housing Element Technical Report 2.E. �eeds��sessrnent Sum�a�y � Cupertino grew faster than Santa Clara County and the Bay Area between 2000 and 2010. The local population increased by 15 percent from 50,600 people to 58,300. However, some of this growth was due to the annexation of 168 acres of unincorporated land in Santa Clara County between 2000 and 2008. ■ ABAG projects Cupertino will grow to 71,200 residents by 2040. Cupertino and Santa Clara County are anticipated to experience the same rate of population increase (nearly 21 percent) between 2010 and 2040; the Bay Area`s population is expected to increase by 28 percent during the same time. ■ Cupertino has an aging population. The median age in Cupertino rose from 37.9 years old in 2000 to 39.9 years old in 2010. The percent of elderly residents, aged 65 years old and older, increased from 11 percent to 13 percent. � The City has a high percentage of family households; in 2010, family households comprised 77 percent of all households in Cupertino, compared with 71 percent of Santa Clara County households and 65 percent of Bay Area households. = Large households comprised 9.3 percent of the City's total households, the majority of which were owner- households. Overall, the proportion of large households in the City was lower than countywide average. � Approximately 3.3 percent of all households in the City were single-parent households, with 21 percent living below the poverty level. However, the proportion of single-parent households in the City has declined since 2000. f iCD REVIEV�l�� AF� E-dOUSIi�Ci E�Ei1liEP.9`f B-6 5 234 COMiVIURIIT�( VISIOE!! 2040 City of Cupertino ■ About six percent of the City`s population aged five and above had one or more disabilities, lower than the countywide average of eight percent. According to the State Department of Developmental Services, 303 residents were being assisted at the San Andreas Regional Center. ■ Cupertino, along with Santa Clara County, is becoming an increasingly jobs-rich city. ABAG projects the number of jobs in Cupertino will increase by 25 percent between 2010 and 2040, resulting in a jobs-to-household ratio of 1.38 by 2040, up from the ratio of 1.29 in 2010. ■ The local housing stock is dominated by single-family detached homes; 57 percent of homes were single-family detached dwellings in 2013. Although the number of multi-family housing units experienced the most rapid growth between 2000 and 2013, Cupertino still has a smaller proportion of muiti-family housing units than Santa Clara County (28 percent in the city versus 32 percent in the County overall). One affordable housing project— Beardon Drive (eight units) — is considered at risk of converting to market-rate housing during the next ten years. m Housing costs continue to rise in Cupertino. Median home sales prices rose by approximately 29 percent between 2011 and 2013, after plateauing between 2008 and 2010 during the depth of the housing market crisis. Homeownership in Cupertino is generally out of reach for most except the highest-earning households. m AfFordable rental housing is equally difficult to obtain. The current median market rent rate of$3,500 for a three-bedroom unit exceeds the maximum afFordable monthly rent for lower- and moderate-income households. �3-6 6 HCD R�VI�INED DE2?�FT HOU51(�G ELER�iEI�IT 235 Appendix B Housing Element Technical Report _ _ __ _ _ . __ __ _ � y y�:. a. .�-0�.: .F3`••s'' � �'"� "�' -��' �"��t '�k�, i4 4�'�e'a.N4s�v.v�� " ��'t�3",`y ,�r <'�;` �. +�,�`s$" ?� �,.�'�'�� ;��r�r �" �x� a-r°�' fi� y a r- �� • � •if • , •` � � �4 � ,�a, *'�` F �xr""B�k�'"'�r; � � ��"* �r r�"'� �, ,`�` �`'�'�*r' a '��'} � ,C � �:�� ,�,` Y .- `��°''�,5 ��'.+��_?t � .�,a;�i:'a"`�;r�....� �"�r'„.',��.kS�,a�� .>>�a:•q��r�� .T`�'"'"3 n�, ."'��F�s��.y., �4 i�`.x �:..a_��tir'"�"'�,�.�.• � ��. 'C';,.,:�y-�''' C+:+ e o "' ��'�e :.�"Y' �`�.,'�;��z.4�.� , �`�'$,Y�``�'�°'�ak�!M.�"s�'rl`'.�a«k��5��'',�• �a�-�' �Pp*,^'�,.u.��.,.��'��.�'�1.`.�'t�„-°�'le.�C04@R.T�� '�+' '.f�� Lil��v.�'�.�:. �za ��. 7,r�" '�..�;a_....�4i,s,� F ,1'� '�'i��Z.,.w. -- �^�r+mv,�:.'t �.�1,�2 Y «� . �;�� . �f "� "� .4 . 4 Y . �n�rn-mT� 1. ��`i,,..�. .t,��{.� R7,�r� � K'!s`"� �)'M :�k��rsM�,s�1,.f;„�a % 5��'�� SaroS.$',"/ �r�r"`":",,t.:. �S.�f�;fi17�,,b 4 ��'�..�5 f�a`v 1 Kz' �.. .?` �, . '._. .;��"s�� a�''�j�W:r - ,� �ltr a c�`„„a�:�'?;�e°.k�v":,.: ��,r+' �..�.m.+, 3��,i�^ �,� a4a,t��,k� ,.;�,s„�, �5�� ,,. r ��..�"'"h .r.�t"a,.W .� ,i �.-� e,�y t k, ,�"L, k'A, � �C� a !� . m� �x�m,. .�'� ,}, v. ��. �. . . ��...- r �+r� '�?+�V ,^'�•�; 7"��1 � ,,�mk�` , k� �,.s��h ��x�`,��a+n ',.��§k y;��_��[��'v'�+°rti�;�'y9"`a.�.`�vuti�aS�u �� .��"n'' F �. ^��''��l`��b f�W¢iFwYs:"�S4 d . �15�r a. '3' �n,.t�.�.�: t ... _ : . Js..�vi�.:,,;rn'� us.,�k;.Yca7+he�..�.. ... � o;: : ,�s.e.,..�2�� _._ -�. ... _ �Asian Americans For � Emergency(Victims of � Asian Women's Home 2400 ( � Community Involvement { Domestic Violence- � Moorpark Avenue, Suite 300 � 12 persons � of Santa Clara County, ( 1 Women and Children San Jose 95128 l , 1 � Inc. ) i � -,:........._..._:..:..:..:..:..:..:..:..:.._....:..:..:.:..,...:...................:-�::.-::-..::.......................................................................::......:_:..,::.::::::.,..:.................................................................._......................_............:...__..._.........._.�....::::.::..:-::..:-,::..._..:.:.:.:,..:.:.,.:,..:.:.:.:.:...,:..:::::::::::.:::_:::::::,::.a �� . ¢ � ' 20 � `. ; g Boccardo Reception Cent�r (BRC} I 0 Persons (Year S' � E Round)250 Persons � i EHC LifeBuilders z Emergency � 1 Little COrchard 4 , � S 201 " s (D�cember 2 fo ' March- � ' ' ` ; San Jose, 95125 ' : i 31) � �.. .: . .....:. ... . �:::. .......: :�:. . .:...:: . .::.:: :...... . ::: _....;.;.� � ..:.: � . . '. , ' Sunnyvale National Guard � EHC LifeBuilders � Emergency Armory 620 E. Maude � 125 Persons k t Sunnyvale, 9408b � ........._......................................._...............................:.....1....................................................................................................................... ............._ ___........................................ ........._......... ......_.............�. ............... . ....................._.............................................._.:.:.........::::::::,::::::....�.:.....:::::.::::::::.::::.::::...:............:.:........................... ................ � ' � Boccarclo Rece ��or►�Center{BI2C) ; � � ' , ' p � 40 Persons (Decernber � £ E.HC LifeButlders � Ernergenty (Veterans) # ' 20�1 Little Orchard f � , 2 to IVlarch 31� , ..."... ...... :: .:� ; San J:ose, 95125 ; ...:.... . . ,. -:.:.. . . .... ... .. : . _ � � � I Sobrato House Youth Center 496 � EHC LifeBuilders � Emergency(Youth) S. Third Street 10 beds t San Jose, CA 95112 � � ` ' � 5an Jase Family Shelter 69� E � �amily Suppart�v� ;� - , EmergenCy(�arn�laes� � ' North King Road : - � 35 Families � � z Housin9 ; � � � 4 Sah.Jose, CA, 95133 1b6� f s � ' � �., .. ....: . .....�... . .. .... .� .....?'. . ..:::' . :;:::. . .. ;.: .. .r.:.::..:...... . '... ........... . ....:-.. ....: ........ .. .. .! :,.. . . . .. . .......... .... . � � Faith In Action Silicon Valley � � Faith In Action Silicon � Emergency Rotating Shelter 1669-2 � 15 Persons �Valley Rotating Shelter � Hollenbecic Ave. #220 � � Sunnyvale, CA 94087 � . � ' Juliari Street Inn � � Inn\/ision � Emer enc � 546 West Julian Streefi 7Q Beds g y � � � . : :;: . . r..:.:. .... San Jose, C,4;:9511;0 _ , ... ::..: _ .,..:: _ ..... .. �.. .... .. ;� ... . . .::_.. :.: . . .; � � 260 Commercial Street j InnVision � Emergency(Women � San Jose, CA, 95112 55 Persons z � and Children) � � , , i � � Emergency (Victims,of t 7he Shef�er 1Vext DoorSanta � ;: ' € � Next Door Solutions to , Domestic Vi.olertce � Clara'Count {a 2� Persons , Domestic 1l�alence Y ) ' ; � ; 'Women and Children) � ' -�� k_.,...t...-...�,,.+.,..h„ .,..,.,..,.o......W�,,......�.�.»,....,..,�.,.. ,.,, .,�..,,..,-��,. >�.:.�..,.,.. a.,.�.,,...,,, ..,,».�,.:.,>,....�.m,-..�,.e..� -....3z...»,. ��,.., �„1�.� U„w.�.-,,..n,.,u.:..,,..,...,�,.....-r,,.,��....�.m,»...,...�,.y»�.. ,.,,.,.�.-..�-.,,.,..�...,�. HC� REVIEW�D DRAFY f�0U5flidC; ELEf�iE{iIT B-6 7 236 COiVin/I111l� ITY 1/151ON 2040 City of Cupertino __ _ _ __ _ __ _ . _ _ _ � > � x r � �s , �• : fi , �.�, ,`4F:� � v�c�i�r�•° N �*¢,�:;"� rt'�.r��"�� s�e� .��+` ''.� ��,=sy �«-"��`.#r rs u�,��i+ �� '� �•� � �� . �� i �" � .� i, � .`n '��;�� ..��,�i'�.z� $� ,.��fi.�t��.+.,,,�„v �� 40�"&��, �*�� ,e ��a:e� ,„�,�,;;• - N,- i .Y�s�,^. _.,�,��,":' �� m.��... 'v s '��+�::��""d °' fi �'� • m`"�"'"c"a�:�s.,— �"ns"'.,.."v:''"'�T`,�iJ'P�,""��'+ �f�;.� �t+,i �`."�"� �,�.r} � ��'."� a^K r�'�','�y'r'�*1^�^,�,' q;�. .�a W+��" '�'h""�,y''�",. "'!s*9�+ e 9`:��,"'. . �{+. �':,...�i ce. .� o ��..�`�'tti�n�;•� �� `�.� . .- � �+'4iR`a�*�i��ys�.n�i� �ra�r�3,��#t��y��"��y ' . M&y,h��y� r�s� �k,� e ��s. t�.��`'.' „� � �i �. $ � y,.n v' ,�tt��r�Yi��,hc.;. .•u „w,�� t�`,"�W��,�"�f�s,�,�i?r��'kr�`�` t >�'�'.m dk^p�`'ri��t�c>%;.r�;� ��;.�ti&.`�"�g��{a'�(�, ,'�'.f'�,..,�'1�`�L'�� .. � � .,x•; '?Y�x � �.� +� } Fyp,,��,�/.p 1zn��tc ^�;T""q�"x"'� `�- ..�hy,� �.. M N;e�s e � .A' �R ; � �V� "" s�,. X ,�'i+�, Y'r4o �S�'��t+ '� ''�' �y.0.� a �fF a At� �� 1ti w�C�S�"�, �Ta'�V ��1G 1 � �l � � ��.�'v ''.� �.:.. ° ,°�� ° :nr�;��.�*�1��.`��, �.`��;�c�s�� ,c;��}`„��"�� t �`4�.?..''�'��s,�sy�,�u�.�,c� €�M"` �,�,"� .:� � �`" _ � r�:'�,.r�.a ,r r 5 � � Transitional (Families � Boccardo Family Living Center � � � EHC LifeBuilders � 13545 Monterey Road 26 Units I � With Children) ; I ; ?. San Martin, CA 95046 __..a. _........_..�................. } ;:. ' � , Transitrona[, i Bo�cardo Regional Reception t � � EHC �ifeBuilders � (r/eterans� t �enter 201�( L�ttle:Orchard St � 20 Beds � `'. �': ;5an Jose, CA 95125: , ::> . <.. ;; { .: _.. _. , ...: ; _...::. ... :...:..: .. ::� : ;..:;� � � f Sobrato House Youth Center � � EHC LifeBuilders � Transitionaf (Youth) � 496 S. Third Street � 9 Units , San Jose, CA 95112 � ; , � ! Scatterecl 51tes in Santa Clara � �Family Supporti�e � �'ransit�onaC(Farn�lies) ;: Not ava�lable Housing County � :. . ... :. � . ,:.. ..:.::.....:....:..::. ; ......:....:.. ; : . .... . . . ... :..:.:: � � Montgomery Street Inn � � InnVision i Transitional t 358 N. Montgomery Street j 85 Persons ( � � San Jose, CA 95110 � � ' ; � Villa 184 ` ; , E 1nnV�sion � Transitional �Women � South 11th Street-; � 55 Persons � i and Children.� � ; � San Jose, CA';95112` ;� � .: . :. .:..:. j. �.> . -� � ; Transitional (Victims i j Next Door Solutions to � of Domestic Violence t The HomeSafes in San Jose � 48 Units � � Domestic Violence � -Women and and Santa Clara (a) k 1 Children) #: , F , � ,.,. � 10�91 1032,1 Greenwooel Ct � ` �Wes�Valfey Cammunfty � Transitional (Men and �- � 12 S�n le`,Men and b Cupertrno, CA 950'14 � � 5er�tces # Single Mothers) � � S�ngle;Mothers � � _ ... .:: : �: :.:...:, .. ;.:. � :;a.� ...... �.... . . ........ � � Transitional (Women i : . . � N/A(address is confidential) � 9 Beds Maitri and Children) j t ....M....,,.,,.,��,�.."' _._. ... _ �.__ .,...�....a..,w„M...,,.......,,.m.,=.....,....�.,.m.,,...�,...W_.H..,.-,..�.�,�,.,.»-..................e.a_....,....,.,.,...M,,,..._,w,,.»..�.a.,�.».,,,,.»,.,,..,.,.....,,....„..�M»,..,.,w.,...e,-..,�..A�.»�,....«.�........�--_._...............,,. Note: (a)Location is confidential. Source:211 Santa Clara County,2014. B-6 8 HCD REVIEWE� DQ�AFT Fi0E�51C�IG ELEiViEf�lT 237 �►ppendix B Housing Element Technical Report ■ In 2010, 30 percent of renters and 37 percent of homeowners were overpaying for housing in Cupertino. � In 2010, 63 percent of elderly renter-households were overpaying for housing, the highest rate among any household type regardless of tenure. � The 2013 Santa Clara County Homeless Survey reported a point-in-time count of 7,631 homeless people on the streets and in emergency shelters, transitional housing, and domestic violence shelters, including 112 individuals in the City of Cupertino. 3. REd�101ilAL HOUSINC� IlIEEDS DETER110�OIVATIOIVS 2014-2022 This section discusses the projected housing needs for the current planning period, which runs from January 1, 2014 through October 31, 2022. 3.1. �egbonal Nousi�g �eeds Al�ocata�� (RHi�A� Pursuant to California Government Code Section 65584, the state, regional councils of government (in this case, ABAG), and loca) governments must collectively determine each locality's share of regional housing need. In conjunction with the state-mandated housing element update cyc►e that requires Bay Area jurisdictions to update their elements by January 31, 2015, ABAG has allocated housing unit production needs for each jurisdiction within the Bay Area. These aliocations set housing production goals for the planning period that runs from January 1, 2014 through October 31, 2022. - The following summarizes ABAG's housing need allocation for Cupertino, along with housing production data for the 2014-2022 time period. The City of Cupertino may count housing units constructed, approved, or proposed since I�CD REVIEWE� [?RAF�' HOUSIi�tG ELEMEN I B-6 9 238 COf1lIfl/IUNI�Y VISION 2040 City of Cupertino January 1, 2014 toward satisfying its RHNA goals for this planning period. Table 3.1 presents a summary of ABAG's housing needs allocation for Cupertino for 2�14 to 2022. _ _ _ _ _ _ _ _ : . , .. � • • � ' ' o , , ,; . , � �..,n , ° •° �� . o o , a � � � . 6 i �, � �xtremely Low/Very Low(0�0%af AlVll} � 35b � 33 50% � ;. ...... . ..:.. .. . ... .... ...... .. .... .: .. .. �.... .. . :::.. � ....... . ...... � Low(51-80/o of AM I) 207 t 19.5/o i......... ........ .........................................................:.:.:.:........._..........____..._.........__......__............_...._.......:...:.:..:..:..:..:...:.,..,..:..:..:...:.............._...:._._......_...._...._._.__....._._................_..._...._........_......................................................:.:...:..:..:..:.,...:..:..:.,...... ...:..................................................................... .......... _...............:......:..............:.:...:.:.......�._....... . - - ... .................................. ,........ _ . .... _.......... .::::.:..:........::....::.::......:a...:::..:::.:::::.::...:.::........:.:.::...._..............:.._..:.;; �Moder�te C81 120°l ofAMI)' " f 231 � 2� 7%0 . - ,.:.. .. . .. .._. ... .. ,...... ,.. .::. _.:.... ,.. �Above Moderate(over 120%AMI) � 270 � 25.4% � ,::.:::,:::::::::::.-:::::.:::�:::::::::.:::::::;.::::..:::.::;;:::.:::::_::;:::::.>::::-::;::::::<::<:;.::::�:::::::::-:::.:;:�:::.::::.-::._.-:::.;:-.:;::.-.-.;;:-.-::::::::»::..-.-::.-:::.:::.::::.-::.::::,:.:::::-;::::>:::::::::::::::_>.-::;::.:::::::..-;:.::.::::::,.-:::::,:::::::::::.::-::.-..:.-.-.:::._.-.:::.:::::�..;,::::::::::::.:.-::.::::,::::::::::;::::;-::::::::� , .. ,:. -::::::::.:.:..:.-._:..:.:-..,:.. � rTotaltJnrts ? 1,06� ; 1�D00% ; ��,s.��.,, .�.,..,��.a�,�� ,�...�.,.,�H,�.,,_�..,.m.�,_,�..�,..._m..�.�.�w,,.�.��,�.,.�.�r,.�...,�.., ,�.,_,..�., �.,..�,,,,.,�.., _�w,�,..�,w�..��,a ��,..�.�,.,m�r,�.,,�..n.,,..,,.��,_v...�..�,,..�..,�,..w Source:ABAG Regionaf Nousing Needs Assessment,2014. 3.2 Ho�sing Needs for Ex�rer�ely Lo�nr-9ncorne Households State law requires housing elements to quantify and analyze the existing and projected housing needs of extremely low-income households. HUD defines an extremely low- income household as one earning less than 30 percent of AMI. These households encounter a unique set of housing situations and needs, and may often include special needs populations or represent families and individuals receiving public assistance, such as social security insurance (SSI) or disability insurance. As discussed in the Needs Assessment section, approximately eight percent of all Cupertino households earned less than 30 percent of AMI in 2010. Extremely low- inco��ne households represented 12 percent of all renter- households and five percent of all owner-households. To estimate the projected housing need for extremefy low income households, state law allows either assuming 50 B—7 0 HCD FiEVfEWED DRAF�i NOUSIi�G ELEi1lIENT 239 Appendix B Housing Element Technical Report percent of the very low-income households as extremely low income, or to apportion the very 1ow-income households based on Census-documented distribution. Using the allowable even split, 50 percent of Cupertino's 356 very low- income RHNA units are assumed to serve extremely low- income households. Based on this n�ethodology, the city has a projected need of 178 units for extremefy low-income households. Extremely low-income households often rely on supportive ` or subsidized housing as a means of transitioning into stable, more productive lives. Supportive housing combines housing with supportive services such as job training, life skills training, substance abuse programs, and case managernent services. Subsidized housing can include programs such as the Section 8 Housing Choice Voucher Program or tenant-based rental assistance (TBRA) which ensures that the tenant does not pay more than 30 percent of their gross income on housing by paying a portion of the tenants rent. Efficiency studios and BMR rentai units can also provide affordable housing opportunities for extremely low- income households. 4. HOUS[6VG CONSTRAINTS Section 65583(a)(4) of the California Government Code states that the housing element must analyze "potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processing and permit procedures." In addition to government constraints, this section assesses other factors that may constrain the production of affordable housing in Cupertino. These include infrastructure HCD REVIE1NEi� ��AFTi hlOUSIfi�G EL�NiEPIT B-7 9 240 conn � u � i�rY vision� Zo�o City of Cupertino availability, environmental features, economic and financing constraints, market conditions and community acceptance of different housing types and densities. Recent court rulings have removed some of the mechanisms local government traditionally has used to require developers to provide affordable housing, thus exacerbating the difFiculty of ineeting the number of units determined necessary by the regional housing needs assessment. 4.1. ��er��e�f �a�strai��s Government regulations can affect housing costs by limiting the supply of buildable land, setting standards and allowable densities for development, and exacting fees for the use of land or the construction of homes. The increased costs associated with such requirements are often passed on to consumers in the form of higher home prices and rents. Potential regulatory constraints include local land use policies (as defined in a community's general plan), zoning regulations and their accompanying development standards, subdivision regulations, growth control ordinances or urban limit lines, and development impact and building permit fees. Lengthy approval and processing times also may be regulatory constraints. C"aener�l P9�n The General Plan provides the policy and program direction necessary to guide land use decisions in the first two decades of the 21st century. The existing General Plan is current and legally adequate and is not considered an impediment to housing pi�oduction. As required by state law, the General Plan includes a land use map indicating the allowable uses and densities at various locations in the city. The Land Use/Community Design section identifies five categories of residential uses B-�2 HCD REVtEWED �R,�FT HOUSI�lG ELEMEiVT 241 Appendix B Housing Element Technical Report based on dwelling unit density, expressed as the number of dwelling units permitted per gross acre. ■ The "Very Low Density" classification, intended to protect environmental(y sensitive areas from extensive development and to protect human life from hazards associated with floods, fires, and unstable terrain, applies one of four s(ope-density formulas to determine allowable residential density. � The "Low Density" and "Low/Medium Density" categories promote traditional single-family development, allowing densities of one to five units per gross acre, and five to 10 units per gross acre, respectively. � The "Medium/High Density" and the "High Density" categories provide for a wide range of multi-family housing opportunities at densities of 10 to 20 units per gross acre and 20 to 35 units per gross acre, respectively. In addition to the five residential categories, the General Plan allows for residential uses in the "Industrial/ Residential," "Office/Commercial/Residential," "Commercial/Residential" and "Neighborhood Commercial/ Residential" land use categories. INone of the City's General Plan policies have been identified as housing constraints. The General Plan does not define whether residential units are to be rented or owned or whether they are to be attached or detached. The General Plan's land use policies incorporate housing goals, including the following: Rolicy LU-�.1: Land Use a�d `�ran��orta�i�n Focus higher land use intensities and densities within a half- mile of public transit service, and along major corridors. , HCD REVIEI�/�D DRAF7 FtOUSIi�G ELE�EN7 B-7 3 242 COf!/if1/IUfVITV VISI � fU 2040 City of Cupertino Pc�licy L@1-1.4: Laszd l9se �n �fl �i�y�oride �dxed-l�s� D��ricts Encourage lancl uses that support the activity and character of mixed-use districts and economic goals. Po(�cg� LE�-5.2: [�ex�d-Use V�!@ages Where housing is allowed along major corridors or neighborhood commercial areas, development should promote mixed-use vilfages with active ground-floor uses and public space. The development should help create an inviting pedestrian environment and activity center that can serve adjoining neighborhoods and businesses. Poli�y �C�-8.3: Ir�c�ai�iv�s �or Reinves�rnent Provide incentives for reinvestment in existing, older , commercial areas, including considering mixed use and reduced/shared parking. F'o(E�y LtJ-13.3: �'arc�l l�sses�bly Heart of the City Special Area: Encourage the assembly of parcels to foster new development projects that can provide high-quality development with adequate buffers for neighborhoods. P�[�cy Ll�-`i 9.1: �Oa[6c� Sho��ir�� is�r�ct Speci�ic Pl�r� Create a Vallco Shopping District Specific Plan prior to any development on the site that lays out the land uses, design standards and guidelines, and infrastructure improvements required. The General Plan contains very few policies addressing the siting of housing, otherthan those pertaining to hillside and other sensitive areas. Land use policies limit development in hillside areas to protect hillside resources but allows �-7 4 HCD REt/lEWED DE21�FT f-{OUSIfVG �LEMEN� 243 �,ppendix B Housing Element Technical Report for low-intensity residential development in the foothills. The General Plan also encourages the clustering of new development away from sensitive areas such as riparian corridors, wildlife habitat and corridors, public open space preserves and ridgelines. Thus, even in hillside and sensitive areas, the General Plan creates opportunities for housing production. �onang Ordi�ance The Cupertino Zoning Ordinance establishes development standards and densities for new housing in the City. 'These regulations include minimum lot sizes, maximum number of dwelling units per acre, lot width, setbacks, fot coverage, maximum building height, and minimum parking requirements. These standards are summarized in Table - 4.1. As required by state law, the Zoning Map is consistent with the General Plan. The residential zoning districts and their respective permitted densities and development standards are summarized below. Residential development is permitted by right in residential zones. . R-1 Single Family Residential The R-1 Districfi is intended to create, preserve, and enhance areas suitable for detached single-family dwellings. The R-1 District includes sub-areas with varying minimum lot size requirements. Residential structures in the R-1 District are limited in size by a maximum lot coverage of 45 percent and a maximum floor area ratio of 45 percent. Setbacks are 20 feet in the front and rear yards and a combined 15 feet of side yards, with no one side yard setback less than 5 feet. The maximum building height of 28 feet allows for a wide range of single family housing types on flat terrain. Structures in R-1 Districts with an "i" designation at the end are limited to one story (18 feet). i�CD R�VIEW�D DRAF�HOUSflVG ELEf�fE�!`� B-7 5 244 COM6VIUIVITY i/ISIOfoI 2040 City of Cupertino _. __ __ _ _ _ ... _ _ _ _. . . . . � � -. ` � .� . f � .�, � �4" �c� x, i �._ �, �°'3�7"�rtt� i g'�. O O .. �t�,"FiT�^A.[6.'�'f'�NM"s �.r�eY�.' ' t �� e 1��'�t+��Sd3i6v�Y116 I 1 e �r `� �1� � ,� �'4, *"� ti � � ; �. e.� � �;� � `� .� � � . � - i ± o �m i �- � � � � , c • I � �,� v T.� .:4 O� O — O � � d.? .� . � s rv . � a . , . � ¢�. �± � + ' 'e- ..�.' ..' a .,,, ...�;.t d t�; � i�. Ay "'fi . ' . �. . ,-' � , A � • �, :� 1 18-28 � 50-60 � 30 20 25 ( 215,000 � N/A .:::...:::::::.:..:.::::: .,:.::-......;...,... ;: -:.<:;:::;:::.;:: ,:::::.:,:.-... :::;::.:::::;:;:.;:::;::::;;.<:..:.:.-_.::.:.:::.:::.:::. I ; : ;:::::-_::;_;-.:::::: .::::.:::;:>_;:�:.:::- ....:.:: ::: ::: ; -; � °� : .... �:..;:....:.�:,::-::.;::.:, A � .. � _20 28 ,200 .,� 3Q � 20 } 2�25 43,d00 215,00� 40%0 �.:..:.,............... >.,.: -::...:::. �. ...: �....�.:<.::..::.:--.: .:. . .,..: ;.:.:1:..,:. :.:.. ....::..:-:::::;..:.<... . .::::.;�: ::.: .::,.<-.,:.:..:>:;-::: .... ..................... ............ . � R-1 � 28 � 60 � 20-25 i 10-15 ; 20 5,000-20,000 45% �.. _.......................... ....s............... ......... .................: .. ..:......................... ........ .. I................. . . .... . . ... ...... ...:.:.:_ :::::::::::::::::::::::::._..........._:...................::__...,....,.. .................................... .... . ....__ . .... .. � . .. .. .. .... � .. _....... ..... _.. ... . � ... G ... ..........._. . .. ................ ........:....:::::::....::. <.:,:.-:::.:::.-::,:-:::.::::::.-:-::::::::>:,::.,::::::.;:;;.-..:::::::::::.::::-:::::::::: ...................... ::.................. ......... ......._. ....�.,......, ...._.... .. ..: ...:... .. ,.......�.. ..:.......,..........,..._.... ._.,.............._.................. ......... . .,....._. ....._...,:... _ ...,.......:...... . .,............. ,.... . .. .. ... � . . :.::::.:�::....�:::::.:::.�:::::::::.Y::..::.::.:...:.....:�.....::�......:�.::.:�::�::::�::.:::....:.::::�:........,...^.::::.:::_::::�::....::.:�:::...:...::..>.:�:..:_...::,.:::::::�.:..:.�::.......... ..:::::. ... . ..:.:.:..:.:..::�:::.:::..,:��:�:::�:..:.:::::.:.�:<:..:..::.:.:.:::::<.::::-.:::^..:.....::.�:.:.:.:..:.:�:::�..::..:.:..:.::.:::.......�...:..::.::.::...... �- .. :...:.:.::..:::::... .. ' ' ..i... .� .......,. .. .:.��:::.':�..::.::�:.::!::..::.:'.i.:.:i:.�::::.:.:::':i::::�:.,.:.:.:^::':�::`.::i:.....'..::..:_:...:..:�� R �' �- 15 3� 60�0. � 20 �: (s �;� � ZO�'C/20/o lot depth, � , $,50� 15,000 40°l0 � � F � vvhicheVer is greater ..:.� ..: ..::.........:�:...:.:�..:.:.,..::•�...,:.........:...:.:E �.:.'........:.::.:^'..._:..:.:.:...: .....::�.:.�..�...... .�.�.:. . . ........' .. -,."............ :..::....:...:�.:.:��........:..........:i':.. . .::.� � -3 � 30 � 70 � 20 6-18 � 20 ft./20% lot depth, � 9 300 40°0 R 1 � � f whichever is greater. ; ' � , ` `. _.:_...................._................................_..._.............. ...................... ............_. ......:..::.::... ,s ...... .. .. . .:........................................_..... .................._......_............_........_...........:,.,......:,...:,..:...,,..::....:::.,........�........_....:..___......................_,:::::::.:::::::..,.._..._...._..,,..,.:.>..,:.::.. ..:..:.....................................f._:................:..::.......:.:....................::::::...�...... _ ... ...... .. _...:....::::::::::::::::::..:::.::.�..::.::.,....:::::..::.....::::::.:::::::.. � ..p.. . . .................<.:.� . . .:.. .e.,:<::r.�.., ,,.-:--:�:... �. . :: ..C.. . ,::..,:.�.....: .. . ....:a::.,:.e;:��:.:�.:�:..::....,.C....,t;�.�-.^..��::�:i:�:::.::,;.:'<..::<...::,.. � . .. .yy..;::_ ... .. i�H� �..::.. ..��.. . f:..: i 7{� �� .�� Zil . � '��..�J� � �:]: , � Z��d�_��V�� TJ�/o ..... . : .-�:.. .��:� ... � ��. ,. . -� ::� . 1 .:..:. .... .... .: . ..�... . . R-1 C�� 30 � N/A � N/A � N/A � N/A N/A N/A �.� �..�..� _.�..,�.�..�...__ ._.��,...._..._�.�.. �.�..u.�.�..,.....�_._._.....�. __.�._..�..�.._._..�..�...______._..�..__.�_�.��.��....�...._...�..�_______ _.__...�...... Note:(a)Maximum number of unrts cannot exceed that alfowed by the General Pfan,pursuant to the Zoning Ordinance.Source:Cupertino Municrpal Code,2014. Two-story structures in the R-1 District require a Two- Story Residential Permit. The Director of Community Development may approve, conditionaliy approve, or deny applications for a two-story residential permit. Projects must be "harmonious in scale and design with the general neighborhood." R-2 Residential Duplex The R-2 District is intended to allow a second dwelling unit under the same ownership as the initial dwelling unit on a site. The residential duplex district is intended to increase the variety of housing opportunities within the community while maintaining the existing neighborhood character. Minimum lot area is 8,500 square feet; building heights in this district cannot exceed 30 feet. The R-2 District limits lot coverage by all buildings to 40 percent of net lot area. Setbacks are 20 feet in the front yard and the greater of 20 feet and 20 percent of lot depth in the rear yard; the minimum side yard setback is 20 percent of the lot width. B-7 6 HCD REVtEWE� DRAFT HOUSIiVG ELEIVIEfVT 245 Appendix B Housing Element Technical Report Structures in R-2 Districts with an "i" designation at the end are limited to one story {18 feet). The development standards for the R-2 District do not constrain the development of duplexes. The 30-foot height limit is appropriate because many R-2 zoned areas abut single-family residential development. Furthermore, 30 feet in height is sufficient for duplex development. The 40 percent maximum lot coverage has also not constrained the development of duplexes in Cupertino. None of the � residential opportunity sites included in this Housing Element fall within the R-2 zone. R-3 Multi-Family Residential The R-3 District permits multi-family residential development. This District requires a minimum lot area of 9,300 square feet for a development with three dwelling units and an additional 2,000 square feet for every additional dwelling unit. The minimum lot width in the R-3 District is 70 feet, and lot coverage may not exceed 40 percent of net lot area. For single-story structures, required setbacks are 20 feet in the front yard, six feet in the side yard, and the greater of 20 feet or 20 percent of lot depth in the rear yard; the minimum side yard setback for two-story structures is nine feet. The maximum height any building is two stories and may not exceed 30 feet. This height limit is used because many R-3 districts abut single-family residential neighborhoods. Basements (fully submerged below grade except for lightwells required for light, ventilation and emergency egress, which may have a maximum exterior wall height of two feet between natural grade and ceiling) are permitted and are not counted towards the height requirements. For these reasons, the height standards in the R-3 district are not considered a constraint to housing production. Furthermore, the development standards for the R-3 District are on par with standards present in neighboring jurisdictions. �iGD REVI�WED DRAF�'HOUSII!{G ElEfi�E�IT � B-7 7 246 con� �nu �vi-r� vision� 2040 City of Cupertino The development standards for the R-3 District do not unreasonably constrain the development of multi-family housing. Multi-family residential uses are permitted uses in the R-3 District without the need for a Use Permit. Developments are able to achieve close to the maximum allowable densities under existing development standards, including the height limit and maximum lot coverage. This can be demonstrated by a back-of-the-envelope calculation of the number of developable units on a one- acre parcel. As shown in Table 4.2, the maximum density � allowed on a one-acre parcel is 20 units. With a maximum lot coverage of 40 percent and assuming two stories of residential development, approximately 35,000 square feet of residential development can be achieved. Using conservative assumptions of 20 percent common area space and large unit sizes of 1,400 square feet, 20 units can be developed under this scenario. This analysis demonstrates that projects would be able to acl�ieve the maximum allowable density in the R-3 District under the development standards. This Housing Element includes a strategy to monitor the development standards to facilitate a range of housing options (Strategy 1 - See General Plan Chapter 4: Housing Element). RHS Residentiai Hillside The RHS District regulates development in the hillsides to balance residential uses with the need to preserve the natural setting and protect life and property from natural hazards. Dwelling unit density is determined by the slope- density standards outlined in the General Plan. Minimum lot size ranges from 20,000 square feet to 400,000 square feet. The minimum lot width in the RHS District is 70 feet, with an exception for lots served by a private driveway and which do not adjoin a public street. Development applications in the RHS District must include topographical information, �-7 8 HCD REVIEVIlED DRA�`��iOUSIl�lG E�EMEf�T 247 Appendix B Housing Element Technical Report f; „ w � ; � � �� a��# � � � � , a ,- �� <�� w � � � I � � p � � . 1 �� # � 6 � Yh 'fl �. �s` � . .,' � '� �- 3�,� ..��,s `p��'2;'a a�§ �,��,"�'s ��' ��,S'r."�,� �� ,��. ,�.#, ",. �., '� . �„'' `;`��., ": -.."�f��lr e�:;"- rt 1�,�,�p'',�:.'.�" ,.'�k�,�.r... .5.�� ',� ,a�i'� `��it'�"h`�'��i�5�^'��,#,�.,��r s�,�µ',;,, .,��,r �'�:��` ff ��`.:'. "� h,�ki�,�',��t�f��"�. � �.�«Kgw�;x ��'e�,�ti� �i��,ti$+�y �+'�,f,..�^.�'+�i;� .�A �e+i� @,� � '�� r`.; � ,� .�. �'� �� F�r^��.F � .��{�N �"t�, w�•�,�a��fi � e a s�s��'�F�'�i��'�. a ��"�,�"��.��'�? ��'�rt'�A�z�j:�� ,�j�h��7� '� '��'�m �� "i"ts��fi��ad��h�'� '��,r��'� '��,�°��.�{'"�*''�t�-�'��.... ��1 �,. � !t �t �r �b� �.;"�`� . r st, ��s� x�� .. �f 9� 'cw�a,�..�,Y�.*'� La✓ ,�_. .. � Partel Size(Sq Ff) � 43,56D � � v<� �,..�...�_.��,..�.a.�e,�,. ��..��.�,�..�,,.��,P..,.._�..�.A...�.._�,.M.p�„��...,.�,�,��.. f .,..�..,.�.�.v.�: ...�,.�� .._,.�.,_�_ .�.�,.,�� 4 i 9,300 sq.ft. of lot area �� .}�� .�.�.pµ��Yn��T.V i Maximum Density � 20.13 � for 3 units, 2,000 sq. ft. ; � for each additional unit ; ...� ' ; } ' �. ;.., � Parkmg ancl circu;lat�on (sq ft); ¢ 19,602 � Parlang and circulation 45% of lot area � , � � � T:.M..: �.;:�� F .w..�.�,.�,.�..�.�..:. ,�...�;....�, .;��.�, ��.,,� ,��.,�„ ,�,,:a..� .,,� :.:�,��,_�.� � �....,�:�.. �... �..�� .,,. �.�.,., N .,��..� . � Open space(sq.ft.) �. 6,534 � Open space � 15% of lot area � � , � , ` � � Lot Coverage (sq ft) F '17,424 } tot Coverage % � 40°�0 of Iot area � 5 .,«m.w,.«..,. T,�>... �..e..�.,,.M,..,.=...d,. .....,.,a.�.,.�., , f,--.,,e� .,.�.<,f.».,....,w�.� ..,..,..+....o...,,,+.�.,, .,.r,......«..,........,...-M .�.-.,..�.....�.M.wF.n-,.�+..�.......�-m..-a,-.n.,w..._..«r.w .�_.� .. ..' . .. . _ ; .�'. ...n,� _. ' . . -.. .�...: .. .., .'. � . . : � ....�- . .� . _. . �.... � Residential Sq. Ft. �: 34,848 � Stories of Residential � 2 , �Less Cornmon Area (hallways;: � � 8 { 20°10 of total bu3ldmg �stairs) � � � (6 970) � Common Area /e � area � �. n � .4�......,��.._.�,�.�.�_..� .,_�.., �..__.4�..�_.�..�_t.,_�. � _��. �...�..._..__....��,. M�.�._m,_,m�.0 � _ .,,�..�.�n.__��.u...�_.x�..�. ....��_..:� t Sq. Ft.for Units � 27,878 , � � � � d � ` � � ` � � �Number of Units � 2� � Unit 5ize �5q Ft) � 1,40b � �..,�...._._,. ..�,Yw.0 �..x,_._�. ._..�...,.��...�_��r.�.�_.,��,,...�4.�_Mn_..___.�...�_,v�.�.��,__� �....�.��.._.�...�.�,. ,.w,...�wm�..��w�..�,.,�..�....�_ Source:City of Cupertino,2014. including whether the proposed structure is on or in the site line of a prominent ridgeline. The City has established a process to allow for exceptions to development requirements in the RHS zone if certain stated findings can be made. R-1C Residential Single Family Cluster The purpose of the R-1 C District is to provide a means for reducing the amount of street improvements and public utilities required in residential development, to conserve natural resources, and encourage more creative development and efficient use of space. The owner of a property within Cupertino may submit an application for single-family residential cluster zoning or rezoning to the Planning Commission. Alternatively, the Planning HCD REVIEVt�ED Di�AFT i-IC3USI�G ELEf1liEiV�" B-7 4 248 C� N6t!/iUIVITY VISIOI�I 2040 City of Cupertino . Commission and/or the City Council may initiate a public hearing to rezone specific properties to the R-1 C District. The allowable density on a parcel is determined by the existing land use designations in place prior to the rezoning. Density ranges are determined based on the relationship with and impacts to surrounding neighborhoods, streets, infrastructure and natural areas as well as the quality of design and relationship to adopted Housing Element goals. While the maximum height in the district is 30 feet, a height increase may be permitted if the City Council or Planning Commission determines that it would not have an adverse impact on the immediately adjacent neighborhood. The R-1 C District also regulates site design and private streets within the cluster. Development requirements for proposed R-1 C developments can be waived or modified, if the Planning Commission and City Council find that the site is constrained but substantially meets the zoning standards or if the proposal provides for (ow-moderate income and senior citizen housing. Planned Development The P district is intended to provide a means for guiding land development that is uniquely suited for planned coordination of land uses and to provide for a greater flexibility of land use intensity and design. The planned development zoning district is specifically intended to encourage variety in the development pattern of the community; to promote a more desirable living environment; to encourage creative approaches in land development; to provide a means of reducing the amount of improvements required in development through better design and land planning, to conserve natura) features, to facilitate a more aesthetic and efficient use of open spaces, and to encourage the creation of public or private common open space. B-8 0 HCD REVIElNED [3RA�Y HOUSIf�G ELENiEi�lT 249 Appendix B Housing Element Technical Report All P districts are identified on the zoning map with the letter P followed by a specific reference to the type of use allowed in the particular planned development district. For example, a P(Res) district allows for residential uses. Developments within a P district are generally required to comply with the height and density regulations associated with the underlying use. Additionally, the P District contains � specific provisions allowing the densities shown on sites designated as Priority Housing Sites. Beyond density and height i�egulations, the P district allows for a greater degree of flexibility around other development standards. The increased flexibility in the P zones allow a project to be designed to the special characteristics of a site (such as corner parcels, proximity to a creek or open space, etc) without requiring variances or exceptions. Such sites can include a combination of multiple housing types, open space and a mix of uses in a single area. Examples include the Main Street Cupertino and Rose Bowl mixed use developments. A majority of the housing sites proposed to accommodate the RHNA are located in the P district, which speciifically allows the densities shown on these sites. The majority of the P districts are governed by a Specific or Conceptual Plan which provides additional guidance to facilitate development review and provide more certainty regarding community expectations. For example,the Heart of the City Specific Plan provides detailed guidelines for residential and mixed-use developments (including orientation, design, setbacks, (andscaping, buffers, and transitions to neighboring properties). Prior to development within a P (Res/R3) district, applicants must submit a definitive devefopment plan to the Planning Commission or City Council. Upon recommendation of the Planning Commission, the City Council reviews �C� REVI�II+/ED DRAFT FfOUSf�G ELEME��" B-8 7 250 CC� IV� IVIU609ITY VISIO �9 2040 City of Cupertino larger developments, including those with eight or more residential units. Multi-family residential developments within a P(Res/R3) district are permitted uses by right. Development plans focus on site and architectural merits and typically take between two to four months to obtain approvals. The Municipal Code was amended in 2011 to clarify that the development plan for residentiai uses only requires a pfanned development permit and not a conditional use permit as residential developments are permitted uses within a P(Res� district. A Agricultural and A-1 Agricultural-Residential Agricuitural zones are intended to preserve agriculture or forestry activities in areas suited to that purpose, and to include incidental residential development of a rural or semi-rural character. Single-family dwellings and residences for farmworkers and their families are permitted in the A and A-1 Districts. Minimum lot area corresponds to the number(multiplied by one thousand square feet) following the A zoning symbol. For example, A1-43 requires a minimum 43,000 square foot lot. The minimum lot size for the A District is 215,000 square feet(with or without incidental residential use) and 215,000 square feet for A-1 with no incidental residential use. Incidental residential uses require a minimum of 43,000 square feet per dwelling unit. The District requires setbacks of 30 feet in the front yard, 20 feet in the side yards, and 20-25 feet in the rear yard. The maximum building height of 28 feet allows for a wide range of single family housing types on flat terrain. Structures in the A District with an "i" designation at the end are limited to one story (18 feet). Othea- Districfs In addition to the districts discussed above, limited residential uses are allowed in other zoning districts. Often �-8 2 HCD REV{EW�E7 D€tAFI"1-iOUSIfVG ELEi1�iElil7 251 Appendix B Housing Element Technical Report the housing in these non-residential districts is limited to housing for employees or caretakers. The permitted residential uses in non-residential districts are discussed , below. ML Light Industrial Residentia) dwellings for caretakers or watchmen are permitted for those employed for the protection of the principal light industrial permitted use. The residential dwellings must be provided on the same lot as the principal permitted use. PR Park and Recreation The PR District regulates publicly owned parks within the City. Single-family residences for the purpose of housing a caretaker for the park are permitted in this District. A caretaker is defined as a person who maintains surveillance of the park areas during and after the hours of park operation. The residence may take the form of a mobile home or a permanent residential structure. f�eart of �he City The Heart of the City Specific Plan provides specific development guidance for one of the most important commercial corridors in the City of Cupertino. This Specific Plan is intended to carefully guide development, with the purpose of creating a clear sense of place and community identity in Cupertino. The Specific Plan contains streetscape design, deve(opment standards and design guidelines for multi-unit residential and commercial/office projects. Any new residential development within the Heart of the City Specific Plan area is required to include a nonresidential component (that is, horizontal or vertical mixed use is required if residential uses are proposed). For mixed use developments in the Heart of the City Specific Plan area, HCD REVIEWED DR�FT HOdJS1�6G ELEMEN7' B—8 3 252 COM �/IUfe91TY VISIOIl9 2040 City of Cupertino residential development density calculations are required to be based on net density, excluding parking and/ or land areas devoted to the commercial portion of the devefopment. This requirement can significantly reduce the number of units a proposed project may provide, and may constrain new development, although it will forward City goals for balanced and complementary land uses. However, for sites designated as Priority Housing Sites in the Housing Element, the P District has been amended to allow the densities shown in the Housing Element as a permitted use. Parking Excessive parking requirements may serve as a constraint of housing development by increasing development costs and reducing the amount of land available for project amenities or additional units. OfF-street residential parking requirements vary by zone. As shown in Table 4.3, the parking ratio ranges from two parking spaces per dwelling unit to four spaces per dwelling unit. _ _ __ _ a ��v a� r[ i � 2 � N:'*'� r 1, `Y - �: �`t �. ,�,., ., ,. . .y� .� . . '�^Sp,�� ,6� t'.�F' 3�� zF«'F'�' �Fs�x�S z,� r' �A, kz'p^&;��d�` �KR 44'�,:�� xs�iy'C��'� . ��p�, k,� '"�'i& } �'1 i b ��.� „�,�, . c k k, ��',� : �. s^--a ^� �� . :.: s�i . . , . a .i. �4 .r q��`�,��`�'�s3 ,. �# * �i 9 • = e / 9 � e � � f in ,@_�� +� F� _ ',5,. 1 -� !� £ .ik g�.F S.p. #.'..� 'c � Y� 5: �' 4li y'F '� Y �.,"K ��3" N . t� i,•• 1S �' ..� �z`?4 �' ,rt-A" ''e 3' ,5 "`�� x�� f�if,T�''�i ''W k�J' w,�+ 's ��y4 y��. S''� P �.is`� .s' j%91` 'h _ -�a .�"�k� 4°4 °^ar �,r"Y � x - F I�� n., t 3' �, R � S �� ' :��s iak ''�„'��F1 xa:t.,��; 4 � C��' �,^ �„ �v �+`,K h s t�� ^�x'� �" ��`�' �. ..� �'�+� � a� � 4 n 9�'4 i"' ".�r�� '�a � -��' �'`�S$�� s��x� u,,�, *r` �`��K`4�� '�',�,`�o-r�� ° �' a ,� 'k ss ., .:: :., . , � : . �... � -. .. , , , � : L.a. . ;.5ingle Fam�ly + R 1; RHS,A 1, P E 4!DU (2µgarage, 2h open) S �> �, _ _ > w �. .� � Small Lot Single Family,Townhouse � P � 2 8 / DU (2 garage, 0 8 open) i ,� � z ;Duplex + R 2 � 3/DU (1 5 enclosed, 1 b':open) � �. .,....r ._.,�.v. .�,,.�.� ..�. .a,.�,_._r.... '� .�::._T,v.,. w.:.�.... _.:. ,__�., ,.� .�..�_:�:,,., ._�u: _.. .�.. �_w.,�..��,.__ ........�..� .�...m._. i ��._�...w.�.�.,... .,�f ? High Density Multi-Family s R-3, P i 2/ DU (1 covered, 1 open) _ �_._...._...__....._.._.._.........,...,e_-_..,,.._....._-,-�....._...,.._...,_.,..—.,,,.,,..................,..,..,..__..J�--.....,,..,.....,...,,.,.,.,..,......,,..,..,,.,..,.,..._.,...-...,-., ,M.»,,,..,,,�.-_..,.,,,.,..,,E...,..,...,...,..,.._..,.._,_.....__....__._..,,___.....�.._.._.....�,--...»._.,.........�...,..,,.,.,...,� Source:Cupertino Zoning Ordinance,2014. Cupertino's parking requirements are higher than many other jurisdictions, particularly for single-family homes. Given the high cost of land and parking, the high parking standards may serve as a constraint to housing provision, although projects are able to attain the maximum permitted density even with these parking requirements. The Zoning Ordinance does not include parking reductions for senior housing, affordable housing, or group homes, unless �-8 4 HCD R�V[EVVEE7� DR,��'t"HOUSIPdG ELEMEi1lT 253 Ap �endix B Housing Element Technical Report State Density Bonus law applies, in which case reductions are available for senior housing and projects that include affordable housing. Often, vehicle ownership among elderly and lower-income households is lower than other populations, making reductions in parking requirements appropriate. As established in Strategy 11 of this Housing Element, the City will offer a range of incentives to facilitate the development of afFordable housing, including parking standards waivers. The Zoning Ordinance allows for shared pa'rking in mixed-use developments. For example, residential projects with a retail or commercial component will have a lower parking requirement because residential users may use some retail parking spaces in the evening. The Zoning Ordinance provides a formula for calculating the parking reduction in mixed-use developments. In addition, the Planning Commission or City Council may aliow further reduction in the parking requirement as part of a use permit development plan or parking exception based on shared parking arrangements, parking surveys, and parking demand management measures. According to interviews conducted as part of the Housing Element update in 2013, market-rate and non- profit developers perceive policies and regulations such as parking requirements, height limits, and variances for density as barriers to developing and adding units to the market. One interviewee noted that Cupertino's parking requirements are relatively stringent compared to other cities on the Peninsula that are moving towards more flexibility and lower requirements. To address this concern, the City offers reduced parking requirements as incentives to facilitate affordable housing (Strategy 11) and has updated the Density Bonus Ordinance (Strategy 12) consistent with State law to allow for reduced �CD REVIEI(VED DRAFT EfOU51tl�G E�ENfEPVT B-8 5 254 C� f1AI �lUfVITY �lISlOBV 2040 City of Cupertino parking and one to three regulatory concessions that would resuit in identifiable cost reductions and which are needed to make proposed housing affordable. Provisions for a 0/ariety of Housing T'yp�s Housing element law specifies thatjurisdictions must identify adequate sites through appropriate zoning and development standards to encourage the development of various types of housing. This includes single- and multi- family housing, homeless shelters, group homes, supportive and transitional housing, SROs, mobile and manufactured homes, among others. Homeless Shelters The Zoning Ordinance allows for permanent and rotating homeless shelters in the Quasi Public Building (BQ) zone. Rotating homeless shelters are permitted within existing church structures in the BQ zone for up to 25 occupants. The operation period of rotating shelters cannot exceed two months in any one-year span at a single location. Permanent emergency shelter facilities are permitted in the BQ zone if the facility is limited to 25 occupants, provides a management plan, and if occupancy is limited to six months or fewer. The City included Strategy 22 in the Housing Element to ensure continued facilitation of housing opportunities for special needs persons through emeregency housing options. Group Homes and Transitional and Supportive Housing Pursuant to state law, licensed residential care facilities for six or fewer residents are permitted by right in all residential districts (including A, A-1, R-1, R-2, R-3, RHS, R-1 C). Licensed small group homes are not subject to special development requirements, policies, or procedures which would impede such uses from locating in a residential district. Furthermore, small group homes (with six or fewer B-S 6 FfCD REVtEV1/E� DE�A�7't-60USIk�G ELE(ItIEi'Vl' 255 /�ppendix B Housing Element Technical Report persons) with continuous 24-hour care are permitted by right in all residential districts. Transitional and supportive housing is treated as a residential use and subject only to those restrictions that apply to other residential uses in the same zone. Large group homes (with more than six residents) are conditionally permitted uses in the R-1 District, subject to Planning Commission approval. Single-Room Occupancy Units (SROs) SRO units are one-room units intended for occupancy by a single individuai. They are distinct from a studio or efficiency unit, in that a studio is a one-room unit that must contain a kitchen and bathroom. Although SRO units are not required to have a kitchen or bathroom, many SROs have one or the other. The Cupertino Zoning Ordinance does not contain specific provisions for SRO units. SRO units are treated as a regular multi-family use, subject to the same restrictions that apply to other residential uses in the same zone. Manufactured Housing Manufactured housing and mobile homes can be an afFordable housing option for low- and moderate-income households. According to the Department of Finance, as of 2013, there are no mobile homes in Cupertino. Pursuant to State law, a mobile home built after June 15, 1976, certified under the National Manufactured Home Construction and Safety Act of 1974, and built on a permanent foundation may be located in any residential zone where a conventional single-family detached dwelling is permitted subject to the same restrictions on density and to the same property development regulations. Farmworker and Employee Housing Pursuant to the State Employee Housing Act, any employee housing consisting of no more than 36 beds in a group E-6CD REVIEWEf� D�rtFi'HOUSI�IG ELEf1/i�fVT B-8 7 256 COi1� fl�illNITY VISIORI 2�40 City of Cupertino quar-ters or 12 units or spaces designed for use by a single family or household shall be deemed an agricultural land use. No conditional use permit, zoning variance, or other zoning clearance shall be required of this employee housing that is not required of any other agricultural activity in the same zone. The permitted occupancy in employee housing in a zone allowing agricultural uses shall include agricuitural employees who do not work on the property where the employee housing is located. The Employee Housing Act also specifies that housing for six or fewer employees be treated as a residential use. in 2014, the City amended the Zoning Ordinance to be consistent with the State Employee Housing Act, permitting employee housing for six or fewer residents in all residential zoning districts and employee group quarters in the A and A-1 districts, and in the RHS district with approval of an Administrative CUP. Second Dwelfing Units A second dwelling unit is an attached or detached, self- contained unit on a single-family residential lot. These units are often affordable due to their smaller size. To promote the goal of afFordable housing within the City, Cupertino's� Zoning Ordinance permits second dwelling units on lots in Single-Family Residential (R-1), Residential Hillside (RHS), Agricultural (A), and Agricultural Residential (A-1) Districts. Second dwelling units on lots of 10,�00 square feet or more may not exceed 800 square feet, while units on lots smaller than 10,000 square feet cannot exceed 640 square feet. All second dwelling units must have direct outside access without going through the principal dwelling. If the residential lot encompasses less than 10,000 square feet, the second dwelling unit must be attached to the principal dwelling unless otherwise approved by the Director of Community Development through Architectura) Review. Second dwelling units are subject to an architectural review B-8 8 FiCD RE1/tE!/V�la DR�4F'�HaUSIIVG ELEfViE1�T 257 Appendix B Housing Element Technical Report by the Director of Community Development. The design and building materials of the proposed second unit must be consistent with the principal dwelling. in addition, the second dwelling unit may not require excessive grading which is visible from a public street or adjoining private property. The architectural review is done at the ministerial (building permit) level and is intended to ensure that the second unit is consistent with the architecture, colors, and materials of the primary house. One additional off-street parking space must be provided if the principal dwelling unit has less than the minimum off- street parking spaces for the residential district in which it is Iocated. Second dwelling units must also comply with the underlying site development regulations specified by the zoning district. Density �ort�as State law requires cities and counties to grant a density bonus of up to 35 percent and one to thres incentives or concessions to housing projects which contain one of the following: ■ At least 5% of the housing units are restricted to very low income residents ■ At least 10% of the housing units are restricted to lower income residents m At least 10% of the housing units in a for-sale common interest development are restricted to moderate income residents A density bonus, but no incentives or concessions, must be granted to projects that contain one of the following: . � The project donates at least one acre of land to the city or county large enough for 40 very low income units, the land has the appropriate general plan designation, � hdCD R�VlE1/1/ED D�AFT 1—ECDUSIIifG E�EtUiE6VT B—8 9 258 COM �/IllllllTY \/ISIOBV 2040 City of Cupertino zoning, permits and approvals, and access to public facilities needed for such housing, funding has been identified, and other requirements are met e The project is a senior citizen housing development (no a�fordable units required) � The project is a mobile home park age restricted to senior citizens (no affordable units required) The City adopted amendments to the Municipal Code in 2014 to conform with State law. Strategy 12 in the Housing Plan commits the City to implementation of the Density Bonus Ordinance. Site Improvernent Requorernents Residential developers are responsible for constructing road, water, sewer, and storm drainage improvements on new housing sites. Where a project has off-site impacts, such as increased runofF or added congestion at a nearby intersection, additional developer expenses may be necessary to mitigate impacts. These expenses may be passed on to consumers. Chapter 18 of the Cupertino Municipal Code (the Subdivision Ordinance) establishes the requirements for new subdivisions, including the provision of on- and off-site improvements. The ordinance requires that subdivisions comply with frontage requirements and stormwater runoff be collected and conveyed by an approved storm drain system. Furthermore, each unit or lot within the subdivision must be served by an approved sanitary sewer system, domestic water system, and gas, electric, telephone, and cablevision facilities. All utilities within the subdivision and along peripheral streets must be placed underground. Common residential street widths in Cupertino range from 20 feet (for streets with no street parking) to 36 feet (for E3-9 0 HC�I R�VtE�lf�d f��,�Fi"HOtlSI�VG ELEMENT 259 ,4ppendix B Housing Element Technical Report those with parking on both sides). The City wori<s with developers to explore various street design options to meet their needs and satisfy public safety requirements. Developers are typically required to install curb, gutters, and sidewalks, however, there is a process where the City Council can waive the requirement. The City prefers detached sidewalks with a landscaped buffer in between the street and the pedestrian walk to enhance community aesthetics and improve pedestrian safety. However, the City does work with developers to explore various frontage improvement options depending on the project objectives, taking into consideration factors such as tree preservation, land/design constraints, pedestrian safety, and neighborhood pattern/compatibility. This is especially true in Planned Development projects, where the City works with the developer to achieve creative and flexible street and sidewalk designs to maximize the project as well as community benefits. The Subdivision Ordinance also includes land dedication and fee standards for parkland. The formula for dedication of park land for residential development is based on a standard of three acres of parkland per 1,000 persons. The developer must dedicate parl<land based on this formula or pay an in lieu fee based on the fair market value of the land. In addition to parl<land dedication, the City Council may require a subdivider to dedicate lands to the school district(s) as a condition of approval of the final subdivision map. If school site dedication is required and the schoo( district accepts the land within 30 days, the district must repay the subdivider the original cost of the dedicated land plus the cost of any improvements, taxes, and maintenance of the dedicated land. If the school district does not accept the ofFer, the dedication is terminated. The developer may also be required to reserve land for a t�CD REVIEIltA�� Q�iAF� HOUSIi��i ELEi�E�IT B-9 9 260 COf� f1/IUIVITY i/ISIOfV 2040 City of Cupertino park, recreational facility, fire station, library, or other public use if such a facility is shown on an adopted specific plan or adopted general plan. The public agency benefiting from the reserved land shall pay the developer the market value of the land at the time of the filing of the tentative map and any other costs incurred by the developer in the maintenance of the area. The ordinance states that the amount of land to be reserved shall not make development of the remaining land held by the developer economically unfeasible. The City of Cupertino's site improvement requirements for new subdivisions are consistent with those in surrounding jurisdictions and do not pase a significant constraint to new housing development. �uilding Codes and Code Enforeernent The City of Cupertino has adopted the 2013 Edition of the California Building Code, the 2013 California Electrical Code and Uniform Administrative Code Provisions, the International Association of Plumbing Officials Uniform Plumbing Code (2013 Edition), the California Mechanical Code 2013 Edition, and the 2013 California Fire Code and the 2013 Green Building Standard Code. The City also enforces the 1997 Edition of the Uniform Housing Code, the 1998 Uniform Code for Building Conservation, and the 1997 Uniform Code for the Abatement of Dangerous Buildings Code. Cupertino has adopted several amendments to the 2013 California Building Code. The City requires sprinkler systems for new and expanded one- and two-family dwellings and townhouses; underhanging appendages enclosed with fire-resistant materials; roof coverings on new buildings and replacement roofs complying with the standards established for Class A roofing, the most fire resistant type of roof covering. The amendments also establish minimum B-9 2 HC� R�Vt�W�D [3RAF[HOUSIiVG ELEMEIV�' 261 Appendix B Housing Element Technical Report standards for building footings, seismic reinforcing on attached multi-family dwellings, and brace wall panel construction. These amendments apply more stringent requirements than the California Building Code. The California Building Code and the City's amendments to it have been adopted to prevent unsafe or hazardous building conditions. The City's building codes are reasonable and would not adversely afFect the ability to construct housing in Cupertino. The City's code enforcement program is an important tool for maintaining the housing stock and protecting residents from unsafe or unsightly conditions. The Code Enforcement Division is responsible for enforcing the provisions of the Cupertino Municipal Code and various other related codes and policies. Code Enforcement Division staff work to achieve compliance through intervention, education, and enforcement, partnering with the community to enforce neighborhood property maintenance standards. Code Enforcement staff investigate and enforce City codes and State statutes based on complaints received. Violation of a code regulation can result in a warning, citation, fine, or legal action. If a code violation involves a potential emergency, officers will respond imrnediately; otherwise, Code Enforcement staff responds to complaints through scheduled inspections. The City has had to declare only three units unfit for human occupancy since 2007 and most complaints are resolved readily. Code Enforcement activities are not considered a constraint to development of housing in Cupertino. Constrain�s �or F'ersons �rith Dis�bilities California Senate Bill 520 (SB 520), passed in October 2001, requires local housing elements to evaluate constraints for persons with disabilities and develop programs which accommodate the housing needs of disabled persons. hCD REVIEVNED Dt2A.F�7 6�OUSfk!!G ELEM�kVT' B-9 3 262 con� � u � i-rv �a � ion� 20�0 City o4 Cupertino Procedures for Ensuring Reasonable Accommodation Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose an affirmative duty on cities and counties to make reasonable accommodations in their zoning and land use policies when such accommodations are necessary to provide equal access to housing for persons with disabilities and do not impose significant administrative or financial burdens on local government or undermine the fundamental purpose of the zoning law. Reasonable accommodations refer to modifications or exemptions to particular policies that facilitate equal access to housing. Examples include exemptions to setbacks for wheelchair access structures or to height limits to permit elevators. The City of Cupertino adopted an ordinance in April 2010 for people with disabilities to make a reasonable accommodations request. Chapter 19.25 provides a procedure to request reasonable accommodation for persons with disabilities seeking equal access to housing under the Federal Fair Housing Act, the Federal Fair Housing Amendments Act of 1988, and the California Fair Employment and Housing Act. Zoning and Other Land Use Regulations In conformance to state law, licensed residential care facilities for six or fewer residents are permitted by right in all residential districts (including A, A-1, R-1, R-2, R-3, RHS, R-1 C). Licensed small group homes are not subject to special development requirements, policies, or procedures which would impede such uses from locating in a residential district. Furthermore, small group homes (with six or fewer persons) with continuous 24-hour care are permitted by right in all residential districts, as are transitional and supportive housing. Large group homes (with more than six residents) are conditionally permitted uses in the R-1 District, subject to Planning Commission approval. �-4�. HCD REVIti(U'E� DR,AFT HOUSING ELEIV➢ENT' 263 ,4ppendix B Housing Element Technical Report The Zoning Ordinance contains a broad definition of family. A family means an individual or group of persons living together who constitute a bona fide single housekeeping unit in a dwelling unit. Families are distinguished from groups occupying a hotel, lodging club, fraternity or sorority house, or institution of any kind. This definition of family does not limit the number of people living together in a household and does not require them to be related. Building Codes and Permitting The City's Building Code does not include any amendments to the California Building Code that might diminish the ability to accommodate persons with disabilities. �elow �arket Ra�e I�/litigation Prograrn The City's BMR Residential Mitigation Program requires all new residential developers to either provide below market rate units or pay a mitigation fee, which is pl�ced in the City's Below Market-Rate (BMR) Affordable Housing Fund (AHF). The BMR Mitigation Program is based on a nexus study prepared by the City that demonstrated that all new developments create a need for affordable housing. Under this program, developers of for-sale housing where units may be sold individually must sell at least 15 percent of units at a price afFordable to median- and moderate-income households. Projects of seven or more units must provide on-site BMR units. Developers of projects of six units or fewer can either build a unit or provide pay the Housing Mitigation fee. . To be consistent with recent court decisions and the State Costa-Hawi<ins Act regarding rent control, the City modified the BMR Mitigation Program so that developers of market- rate rental units, where the units cannot be sold individually, pay the Housing Mitigation fee to the Affordable Housing Trust Fund. In 2014, the fee was $3.00 per square foot on residential. The BMR OfFice and Industrial Mitigation Program also acknowledges housing needs created by the !-fCD REVIEWE� D�dA,FT HOUSIiVG ELEh/IEfiIT B-9 5 264 C011�i �!liUNlTY VIS60N 2040 City of Cupertino development of office and industrial projects and provide fees to support the development of affordabfe housing. In 2014, the fee was $6.00 per square foot on office/industrial, hotel, and retail, and $3.00 per square foot in the Planned Industrial zone.4 , Although concerns exist that inclusionary housing programs like Cupertino`s BMR Mitigation Program may constrain production of market rate homes, studies have shown evidence to the contrary. The cost of an inclusionary housing requirement must ultimately be borne by either: 1) developers through a lower return, 2} landowners through decreased land values, or 3) other homeowners through higher market rate sale prices. In fact, the cost of inclusionary housing and any other development fee "will always be split between al) players in the development ' process."5 However, academics have pointed out that, over the long term, it is probable that landowners will bear most of the costs of inclusionary housing, not other homeowners or the developer.6 In addition, a 2004 study on housing starts between 1981 and 2001 in communities throughout California with and without inclusionary housing programs evidences that inclusionary housing programs do not lead to a decline in housing production. In fact, the study found that housing production actually increased after passage of local inclusionary housing ordinances in cities as diverse as San Diego, Carlsbad, and Sacramento.� Recognizing the need for a financially feasible program that 4 The housing mitigation fee is updated periodically.Developers should check with the Community Development Department for the most current fee amount. 5 W.A.Watkins. "Impact of Land Development Charges." Land Economics 75(3). 1999. b Mallach,A."Inclusionary Housing Programs:Policies and Practices." New Brunswick,NJ:Center for Urban Policy Research,Rutgers University.1984.Hagman, D. "Taking Care of One's Own Through Inclusionary Zoning: Bootstrapping Low- and Moderate-Income Housing by Local Government," Urban Law and Policy 5:169-187.1982.Ellickson,R.1985. "Inclusionary Zoning:Who Pays?" Planning 51(8):18-20. 7 David Rosen. "Inclusionary Housing and Its Impact on Housing and Land Markets." NHC Affordable Housing Policy Review 1(3).2004. B-9 6 H�D REVlEN1/�� DR�F�"t�OtJ51�lG ELEiViEN7 265 Appendix B Housing Element Technical Report does not constrain production, some jurisdictions allow developers to pay a fee for all units, regardless of project size. As discussed previously, Cupertino's BMR Mitigation Program requires large for-sale developments (with seven or more units) to provide units. A 2009 court case (Palmer v. the City of Los Angeles) has resulted in cities suspending or amending the portion of their Housing Mitigation program requiring affordable units to be included in market rate rental developments. There also have been a number of court cases related to affordable housing requirements (decided and those that are still being litigated). Due to uncertainty regarding the legal standard applicable to afFordable housing requirements, the Governor vetoed an Assembly Bill (AB 1229) which aimed to reverse the decision in the Palmer case. Currently pending in the California Supreme Court is a chalfenge to the City of San Jose's inclusionary ordinance. The Building Industry Association asserts that ail programs requiring affordable housing, whether for sale or for rent, must be justified by a nexus study showing that the affordable housing requirement is "reasonably related" to the impacts of the project on the need for affordable housing. In a previous California Supreme Court case, Sterling Park v. City of Palo Alto, the Court ruled that afFordable housing requirements were a type of exaction that could be challenged under the protest provisions of the Mitigation Fee Act. The City of Cupertino has long justified its Housing Mitigation program as based on the impacts of market rate housing on the need for affordable housing and continues to require rental housing developments to pay a mitigation fee. However, the fee is based on an older nexus study. The City intends to update its nexus study on the BMR mitigation fees by the end of 2015 to determine appropriate housing mitigation fees (Strategy 8). �iCD R�VIEin/ED ��A�Y HOUS(�G ELEMEiV7' B-9 7 266 cor� n� un� i-�� visoo � �o�o City of Cupertino Park ls��act Fees The City assesses park impact fees for new residential development. The fee ranges from $14,850 per unit of high density residential development(at 20 dwelling units per acre or more) and for apartments with ten or more units to $28,875 per single-family unit {where the density is 0 to 5 units per acre). Park impact fees for senior/elderly housing is $4,500 per unit. Cupertino's park fees are comparable to or lower than similar requirements established in other Santa Clara County jurisdictions. Mountain View and San Jose require park land dedication or the payment of a park in-lieu fee. The in-lieu fee in both cities is based on fair market value of the land. San Jose's park fees for single-family detached units ranged from approximately $15,000 to $38,550, depending on building square footage and the area of the city. Park fees for multi-family units in San Jose ranged from $7,650 to $35,600, depending on location and the size of the development. In Mountain View, park in-lieu fees are approximately $25,000 for each residential unit, depending on the value of the land. The City of Palo Alto`s park dedication requirements vary depending on whether the project involves a subdivision or parcel map, and also depending on the size of the unit. Palo Alto collects $10,638-$15,885 per single-family unit and $3,521-$6,963 per multi-family unit. Fees ar�d �xactions Like cities throughout California, Cupertino collects development fees to recover the capital costs of providing community services and the administrative costs associated with processing applications. New housing typically requires payment of school impact fees, sewer and water connection fees, building permit fees, wastewater treatment plant fees, and a variety of handling and service charges. Typical B-9 8 HGD REVI�W�D D��`f EiOUSIi�G ELENiEf�T 267 Apper� dix � Housing Element Technical Report fees collected are outlined in Table 4.4. The total cost of permits, city fees, and other professional services fees (such as project-specific architecture and engineering designs and schematics) has been estimated to equate to 20 percent of construction costs, or approximately 10 percent of total project costs. The Bay Area Cost of Devefopment Survey 2010-2011 conducted by the City of San Jose surveyed six jurisdictions in the region with sample development projects to determine associated entitlement, construction, and impact fees. For a multi-family development, total fees identified by this survey ranged from $4,841 per unit for the County of Santa Clara to $42,183 per unit for the City of Palo Alto. These fees have likely increased since the time of the survey, and therefore a conservative indication that Cupertino's fees (estimated at $30,851 for a similar building type) are consistent with, and often less than, fees in surrounding A . jurisdictions. _ Permit Processing The entitlement process can impact housing production costs, with lengthy processing of development applications adding to financing costs, in particular. Planning Commission and City Council Approvals The Planning Commission and City Council review applications for zoning amendments and subdivision approvals. The Planning Commission holds a public hearing about proposed zoning changes or subdivisions and makes a recommendation to the City Council to approve, conditionally approve, or deny the application. Upon receipt of the Planning Commission`s recommendation, the City Council holds a public hearing before mal<ing a final decision on the proposed zoning change or subdivision. kCD REVIEWED Qf2E;FT �#OUSII�€G E�EME�IT B-9 9 268 COI!/� MIl1NIT`( VISIOI!! 2040 City of Cupertino r- ,� ��. ': . �.� '�'� � ;.# k a�'.w � j �"RF° ' d� i _ : �� '.�� . • B � �t 4 r�� '' , �'� Y t IS y '�� E, ;��z� � �- � ��'� - .7v�+.;;�'- .�+�. � t ',A ,,.^ � �4 `r.r,�' xa,. � ar.M'� ,i;,3��, E�+ R{�� .;:;y ,l`.„�� ,y� �$�`. d� ,r"?,f+ ti %'R� �j',�im?� ��T t � ' � �T �� 'J. � . +,t.� �, fi . �.-i, , � ^' �� , �.... � � 1' � ) �{ '; J� t:. � (ry`�' k "" � : O t'; B 1,9�° v a �.��'"i�, �S� }7r. q , ..l,+af�.,`"A'S.�,� � �''�`° ""��;:. r��i+4 ,x+F�.. Ni� ��..��. � d .,at�g�'��dVG" .,'.�^�, ---�'�r �,f��"�i. � �r,�a!�E ��;�.:=�:a,i ,. v �a1. r �,sx�:� n-�, � '' .-'"'" �'�'`°"41�� 'h�� !}��1 _�-d�'n �"'�a+"n'm aaU *^ah��t��:.� � M. 1..dh�,rW�� 4��+�,. .y i'�k pf . �� i�. y �. r -�. � :: ;. .'. � � S t E $76 permit fee or$77 50 wi�h � � s ' � Sanitary Connectaon � E Permit(d} backflow lus addittonal�300 � $376 , P _ . , .::inspe�tion �ee � , i i F $378 $378 ,:, ,. . . . . � �.... .... .. . . . .. . _..� . .... .... . ... ... .. .. .. � r„ � Fees based on construction � # ; � �Water Main Existin � costs with (arge variation depen- t � a � Facilities Fee (e) g � dent on fire safety requirements � $�•000 � $6,900 } $2,300 � ? � and size of water line � � r � Parcel IUIa_p (1,:4 lots). P:lannin Fee . , $7,461 : � N/A x. � � , , N/A NIA 9 i ..:..;> .... ..::: ...... . : ... ; �:: .. ... ..... .. ..::. . �. . Tract Map (>4 lots)- ; $15,974 � $1,597 $1,597 � N/A � f Planning Fee � S � t �Resrdential Des�gn ' j � � ' � 3 Review/Architectural ( $2,400/$7,4bi1 = $2,A00 ' # $746 ' ; $149 � � and Site A roval ...:: � '.:.. �...;.. .. ..._. . t, pp... . :.. .i..... ;:. . ....: _ :. .. :. ... .. .:.. � Development Permit + $15,974 � $1,597 $1,597 ; $319 � � Fee � _............................................................... ,.::.::::..:::..:.:::.::.....i...............................................................:,...:...........:::.::::,::::::::...................._........................_..............#................._......_...........................::::::.::.:<...... , � � Rarcel Nfap (1;4 (ots): < , � e -} � € En ineer�n Fee � $4,254 � , t N!A N/A - N/A � , ..;, 9 _.: g..�. . ...:. : � ... _.... : : : ::. �.:. `:: . . � ;1 ... . .. .:.... ...... , ;_ � �Tract Map (> 4 lots)- � $$,g31 $883 � $883 � N/A E � Engineenng Fee � _........................._............�.................................._ � _..._....___........................................... ....... .. ...____._.._...................................................................._............._,..,_:.,._...1.:.... -:.:. .... ......................... ... . ..... _�... ............................................ �,.:. .... .... .::.:: .... , . ..:..:,:.. � . . ....:::::.:::::::..:.:: : - Engineenng Plan } � € t � � Re�iew::Fee � ; , : � $73 +..: � . 6 $3b8 ' $124 , . ,.. . � : � :: � Grading Permit Fee � � $750 $350 � $601 f.:... .. _................ ..:...:.:...... , , _ � . _ . �1Vlas�er;Storm; � Varies � � � Drainage Area Fee � � $90b r $555: s $378 . . . i' � .f �. )...�.......... ... ..... . . : . . ._..... . .:. . ...... ...... ... .... ..�� ....'. .... . . ... . ...... . . . . .. ............ .. ... . . . . .�...: .. . ...'�......... . :.; . ..: . .'.:�': . -. .. ..�.:,. . - � . � Plan Feeanagement � $715 � $71.50 $71.50 � $71.50 � � �. ; ,............................................................:.:.:..:...:.:,..........::._.:.:::.:.:..:.:.............,.........._.....:::....:::.:,.....,.,:.:_..::..........._._.........................:.:..�.:.....................:.._. � � P�rk Impact Fe� � Varies by densi�y : � - $2$,875. $16,500 $14,850 j: q ._ , . :'�. � .... ... ..::. �',.; . . r..r . ..:: ... ....:: ...:.:�.� . .::. . ........ . ; Housing Mitigation $3.00/Sq. Ft. � $6,000 $4,800 � � $4 200 _ In-Lieu Fee ` , k 3 ...:......_..... ......................... .......3:..................................................;.....:..::..................._..........................................................._..............................._...._............................................_._............., . .�, , . � � �-. . . .,: . . . ... (. :. .. .... : � Cupertrno Un�on ` � $2 02I S Ft � . $4,040 � $3,232 � -:$2 828 � � School District�ee , q - � ' � , ; . . � > j'. ' & .:.. .... >. �: ,:. � � I '� � .. � Fremont Union Hi h g g ' $1.34/Sq. Ft. � $2 680 � $2 144 � $1 876 � , , , , . School District Fee � '. � z ... _................_......'.................._........... ............................:..........................._. ............................_......._................._......................... ........._......... .................. .......... .........._...........:..............................._.._......................� ... ..........................,.................................._..._._..:::::::::-:.-:::-::. � Plan Check � � ` , � � � and InspecCion � $655 ' $655 $655 = ? ', $b55 � � �,Engmeenng)_:: � ; ; ; : � i. ; i � .: :...:.. ; Building Permit Fee (f) # Based on scope of proJect ; $7,409 � $6,473 � $2,121 , �Total (g) = t $fi5,9�b � �47,250 ' � $30,85'1 � �_.�,�u,aw v�.�r�.,� ,�,.�...,., ...>., „,�..,�..,�y„�,� .2.��..,��..�,��,�� .,..,,,��...�.�.�,��.,��.�.,, .�..�,�..�...,.�,, � ��t� ,. .„�.�.�„�,.�� ,.,,, ,�...�,tt>.,,,� ,u,�.��,w<..��. ��w.,�.�. <. Notes: (a}Fees estrmated for a 3,150 square foot,3 bedroom home in a 10 unit subdivision with 7,000 sq.ft. lots over Z acres. (b)Fees estimated for a 2,200 square foot,3 6edroom/2.5 bathroom townhouse in a 10 unit subdivision over one acre. (c)Fees estimated for a 50 unit apartment development with 1,680 gross square foot(1,400 net),Z bedroom apartment units over 2.2 acres {d)Average of fees charged in the four Cupertino Sanitary District zones. (e)Connectiom fee for San Jose Water,which serves the largest area of Cupertino. Cal Water and Cupertino Municipal also serve parfs of the City. (fl lncludes all fees payable to the Building Department. lncludes Plan check and standard inspection fees,and Construction.Tax. (g)Reflects 2014 adoPted fees. Fees are subject to change. Sources:City of Cupertino,2074;San Jose Water,2014;Cupertino Sanitary District,2074;MIG 2014 �-1 0 0 EiCD REVI�WED �C�,QFT H011SING ELEMEflIT 269 ,4ppendix � Housing Element Technical Report Local developers have noted that the entitlement process in Cupertino can be a time consuming and protractecl process. While the active public may add complexity to the entitlement process, Cupertino values public outreach and is committed to development of community leadership, local partnerships, an active populace and making government more accessible and visible to residents. Design Review Cupertino has not adopted citywide residential design guidelines. However, all Planned Development Zoning Districts, the R1 District, RHS District, the Heart of the City Specific Plan Area, and the North De Anza Boulevard Conceptual Plan Area are subject to design guidelines. These design guidelines pertain to features such as landscaping, building and roof forms, building entrances, colors, outdoor lighting, and buiiding materials. The design guidelines are intended to ensure development is consistent with the existing neighborhood character and are generally not considered significant constraints to housing production. The Heart of the City Specific Plan design guidelines are intended to promote high-quality private-sector development, enhance property values, and ensure that both private investment and public activity continues to be attracted to the Stevens Creek Boulevard Special Area. Design guidelines promote retention and development viability of single-family residential sized lots in the transition area between Stevens Creek Boulevard fronting development and single-f�mily neighborhoods. The City requires design review for certain residential developments to ensure that new development and changes to existing developments comply with City development requirements and policies. These include: F9CD R�VIE1h`Efa D�2AFT t�OUSING ElENfEiV� B-1 01 270 COI�lIfVIURlITY i/ISIO �i 2040 City of Cupertino e Variances in the R-1 District � Two-story residential developments in the R-1 District where second floor to first floor area ration is greater than 66 percent and/or where second story side yard setback(s) are less than 15 feet to a properry line ■ Two-story addition, new two-story home, and/or second story deck in the R1-a zone � Any new development or modifications in planned development residential or mixed-use residential zoning districts ■ Single-family homes in a planned development residentia) zoning district ■ Modifications to buiidings in the R1-C or R-2 zoning districts ■ Signs, landscaping, parking plans, and modifications to buildings in the R-3 zoning district The City has detailed Two-Story Design Principles incorporated in the R-1 District. These design principles help integrate new homes and additions to existing homes with existing neighborhoods by providing a framework for the review and approval process. Two-story homes with a second story to first floor ratio greater than 66 percent and homes with second story side setbacks less than 15 feet must offset building massing with designs that encompass higher quality architectural features and materials. Design Review may occur at the Staff or Design Review Committee level, depending on the scope of the project. Staff and the Design Review Committee, consisting of the Planning Commission Vice Chair and one other Planning Commissioner, consider factors such as building scale in relation to existing buildings, compliance with adopted �-1 0 2 FlCD R�V{EW�D �R,4�T HOU51�lG ELEM�IV I 271 Appendix � Housing Element Technical Report height limits, setbacks, architectural and landscape design guidelines, and design harmony between new and existing buildings to determine design compliance. � . �<�� ,,;; �,_ __ � � — r�:�. , — ,�..,� � �' �, �a'��r A�` � "�` ��s �k-� �:'�g, � �s�; � �� r� ��, �� r�� : h �'�. ' � `"� s"'..� �„ , � � � �; '�.�' � . r�� , - � •w� � �. .�_� '��. $ xr tw 4<+ �°.s- �� e�„ �n s+ ;rt '«�s,� �pr.kt ��^ �,r �ss � � �y +r�, �y �i i F �s t 4 t� a.a � ,�,�"Mc, �.x �e e ,�� o a� m � �.�+� x� �e �7a ��.>��'� m �e g m � ��,k, r�� v d� .,T�.�i^w�'d nA ,'� �v4"�Y-"�,�'�`� �s'tt�D,`�.,,*,�J."��,)�,4 i ynl''r ,�rt' �y�; ,�§`�'��', �;�; z+n' �#•: . : , �.. . . .:3 � Minister�al;Reureuv ; ; - j ' ' 2 4 weeks �.. ...::..... .... :....... .. . ...... ...:..:. . < . ; ... ._.:.. ,... .. ... . . E Two-Story Residential Permit 2-3 months �._................................_.............................._..................................................:.:,..:.:.:.:.:....:.:::::::::::::.::::.:.:.:::::::._.....::.:,.::.::.:::::-..:::::-:.:::.:::..::..::.::,.:...:,.:..........._................._.........._.....::::.::-:.-.::.::.:::.:.:,::-:.::-,-:,:.::.::.::.::,:-:,:--::.::::, � Coriditional Use;Perm�t:: � 2 4 rnonths � . ::; _ ; . , ,... ;: � �Zoning Change 4 6 months � � �General Plan Amendment ' ; i � ; 4� 6;months ; � ; ... , �: j � �Architectural and Site Review � 2 4 months � � . E Design Re�riew . : ` :... 2 3 months `� �Tentative or Parcel Map 2 4 months � 4 � �ln�t�al Environmental Study Z'months ,� . . ::... . . ... :... .. ... .. � � Negative Declaration 3-•6 months � �.... ......... .... ................ ....._ ._......�.................................................._......................._......_............_....._....:......_............................_............................:............._......................................:.:::.::.::.::::.:..........................__..................... fEn��ronm;ental Impact Reportw� _v...�.. ....,__.�v..,.w_.�A��,m..,_�.�.,.�_._�,�,�a,�,9.15 rnonths ,..,, , , . v. �., µ;� Notes: � � (a)Processing time accounts for time involved�in the preliminary consultation and/or conceptua!review phase Applications for multiple approval ty es may be processed concurrently.Processing trme would depend on time required to prepare environmental�cuments.Sources:City of Cupertino,2014 Processing Time Table 4.5 presents the typical permit processing time for various approvals in Cupertino. As shown, actions requiring ministerial review are usually approved within two to four weeks. Other approvals have longer processing time frames. Developments requiring multiple approvals involve joint applications and permits that are processed concurrently. All approvals for a particular project are reviewed in a single Planning Commission and/or City Council meeting. The typical permit processing times in Cupertino are similar to or lower than those in other jurisdictions and do not pose a major constraint to new development in the City. HC� �EVIEl�VED QR,QF�' HC3USIii1G ELEfNiEi�T B-1 0 3 272 COfV1 �VIUNITY VISIO � 2040 City of Cupertino Cupertino is able to process applications in a timely manner because City staff works closely with applicants during a pre-application process. The pre-application is free of charge and its duration may vary depending on the completeness and/or the complexity of the project. Typical pre-application process may consist of the following: � Initial preliminary consultation with property owners/ developers to go over project objectives and City development standards ■ Submittal and review of conceptual development plans o Preliminary consultations with relevant City departments (i.e., Fire, Building, Public Works) as deemed necessary � Submittal and review of pre-submittal materials and final P1ans Table 4.6 summarizes the typical approvals required for various housing types. One-story single-family homes in properly zoned areas do not require approvals from the Community Development Department. However, two-story single-family homes require a two-story permit, which are approved by the Director of the Community Development Department and take two to three months to process. Residential subdivisions require a tentative parcel map or tentative subdivision map, depending on the number of units in the development, and take two to four months to receive approvals. Multi-family residential developments in R3 or Planned Development (PD) Districts are typically approved in two to four months. Building Permit Standard plan check and building permit issuance for single-family dwellings in Cupertino tal<es approximately 10 g-� a�. �e� �Evr�wEa DR,�Fr�c�usi�aG E��n��rvr 273 Apperedix � Housing Element Technical Report — - _ " � �.a�� t x��a. �a ��a� i� %'� - �� -� - - -- — - i a � m.� " � � � �^, �` 3� i � '� • � � �k � `� I �p 't� �' ,� ,_�, a":, 'r a . �� 1 � �j y#��`y s�r,.�f.';�.i� �, .A xf�,��,�an*r�y �..:. ;r��"s �5��' 4. �� v.��'��,i� .�''. '�-; '4'�'.�'' ''��"�2;�t x �sl�`��'4�w ��j *��u.4, ��' �'. � ...�6� 6't ��:v � �t' Y e i�e SF,�k t�.E��03C?d % �,',�;e ..' 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' � ��:�� ..i ,,. ,.�...,i .b ,� ,..�1 . �,.::,x ,i`C,..i.. . �, ..{�. ,,,��( .. .,, ,,..,.� ,.i .,,.,., I ,,1 J. �}..-..I ,....N ,\... i .,�b�,e.. �r ��,�,�.I��.,r,. �,�{, . ,, � �i . �.N5�'�d3di.'W..�,.,�6mM�n'fiW,�r`�w�3t:.x.,N�tiOtwic,�N1��N�"�llluuG.�vfJ�g�zFd��v�m�1�t��i.91CIItlIUa�-.i��dliGWUIIWI�uIr{�+i��Wlh��u�J�uN0�0�1��6S�lusn�'�'a�II�I�Y��waJI:�1�nWW�dviI�I�IWu6fC7uU.��u�.,�au'Jll+i,Ed�l��1�4,�c�r"t.�w=Liu5;e�1vJ.,�I�wYlanuV��u��IwU6�uSl�Wll4'�JJ7�17uil1��I,��IIWYW.IdW I�u.��%S F Development Permit � ' � _ � � fvo re-zoning � Architectura� Site Appro�al � 3-4 months ` � � Tentative or Parcel Map � � � # '.; Zonrng cfiange ..: ....... � ` � � '. � Development Permit # � Re zoning' ,- 4 6 rnonths z # , Arehitectural S�te Approval � . � � �F.,.._,k�..a��.��_..�_..._�.. �..�.__.......��.�..��.__�_Tentative or Parcel Map � ,a_.a�. ,.._,. _ . _.._.,.._.�_�.sn..�,.,�� g ,.._��:..�_K,.._. �3 *May vary based on on level of Environmental Review required. !-iCD P.EViE1�ED QRAFT i—IC3USIi!€G ELENPEfiRT B-1 0 5 274 COf� f1llU9VlTY VISIORI 2040 City of Cupertino business days. Plan checks for large additions, remodels, and major structural upgrades for single-family homes are also processed within 10 days. If a second review is necessary, the City will take approximately five business days to complete the review. Prior to the final building permit inspection for two-story additions and new two-story homes, applicants must submit a privacy protection plan, which illustrates how views into neighboring yards second story windows will be screened by new trees and/or shrubs. The plan check process may take longer for projects which entail off-site street improvements. Over-the-counter plan checics are availabie for small residential projects (250 square feet or (ess). Building Department staff typically review these projects in less than 30 minutes during normal business hours. In addition, an express plan check is offered for medium-sized residential projects (500 square feet or less) and takes approximately _� five days. Plan review can_tal<e from four weeks to several months for larger projects, depending on the size. Examples of this type of plan check include apartments and single-family residential subdivisions over 10 units. Cupertino's building permit procedures are reasonable and comparable to those in other California communities. Tree Preservation The City of Cupertino has a Protected Tree Ordinance that is intended to preserve trees for their environmental, economic and aesthetic importance. The City seeks to retain as many trees as possible, consistent with the individual rights to develop, maintain, and enjoy their property. The ordinance protects heritage trees, which are identified as significant for their historic value or unique characteristics, and certain trees that have a minimum single-trunk diameter of 10 inches or a minimum multi-truck B-1 0 6 HCD REVI�WE� DRA�'hOUSIfVG ELEMEii(T 275 Appendix � Housing Element Technical Report diameter of 20 inches when measured at 4.5 feet from natural grade. These trees include native oak tree species, California Buckeye, Big Leaf Maple, Deodar Cedar, Blue Atlas Cedar, Bay Laurel or California Bay, and Western Sycamore trees. Trees protected by this ordinance may not be removed from private or public property without first obtaining a tree removal permit. Applications for tree removal permits are reviewed by the Community Development Director. � The Director may approve, conditionally approve, or deny applications. In some cases, the City may require tree repiacement as a condition of permit approval. Because a large share of residential development in Cupertino involves infill development involving demolition and replacement, building footprints are often already in place and tree preservation issues do not often arise as a major concern to developers, �.2 �co�o��ic a�d il�arke� Con�$�°�on�s In addition to governmental constraints, non-governmental factors may constrain the production of new housing. These could include economic and market related conditions such as land and construction costs. Availabili�y of Financing While the housing market has rebounded since the recession that began in 2008, many developers still face difficulty securing project financing. In interviews completed as part of the Housing Element update process in 2013, it was stated that small developers in particular still have trouble, and some lenders do not understand how to finance mixed-use development. Projec� Fu�deng fn stakeholder interviews in late 2013, affordabie housing developers and service providers discussed the hardships I��D REVIEW�D DRAFT HOUSING ELE1V1EiVT f3-1 0 7 276 COIVI �/IlJf�llTY VISIORR 2040 City of Cupertino caused by the dissolution of the Redevelopment Agencies. This action eliminated a major source of funding for � afFordabie housing, and that these funds have not yet been replaced by other tools. Federal and state funding sources (including Sections 202 and 811) have been eliminated or reduced so there is greater reliance on local sources. Las�d Availability ar�d Costs Land costs in Cupertino are very high due to high demand and extremely limited supply of available land. Cupertino has seen a number of smalier detached infill housing projects where single-family homes are constructed on remnant lots or lots that have previously been developed with older homes. Multi-family development often requires lot consolidation and/or removing existing uses. A review of available real estate listings indicated one residentially zoned vacant property for sale as of May 2014. This 0.22 acre property is zoned P(R-3) and had a listed price of $1,095,000. Based on this listing, an acre of residentially zoned land could be listed at close to $5 million. �09'9s��'C�C$IOtI �OS$S Construction costs vary significantly depending on building materials and quality of finishes. Parking structures for multi-family developments represent another major variable in the development cost. In general, below-grade parking raises costs significantly. Soft costs (architectural and other professional fees, land carrying costs, transaction costs, construction period interest, etc.) comprise an additional 10 to 40 percent of the construction and land costs. Owner-occupied multi-family units have higher soft costs than renter-occupied units due to the increased need for construction defect liability insurance. Permanent debt financing, site preparation, off-site infrastructure, impact fees, and developer profit add to the total development cost of a project. Construction costs run about $100 per 8-1 0 8 FiC� R�VlEW�� E21�F��i0U51�lG �LEMEIVT 277 Ap �endix B Housing Element Technical Report square foot for Type 5 construction (wood and stucco over parking) for multi-family units and $110 per square foot for single family unitss. Residential developers indicate that construction costs in the Bay Area may far exceed these national averages, and can reach $200 per square foot for (arger (four- to six-story) developments. Key construction costs have risen nationally in conjunction with economic recovery and associated gains in the residential real estate market. Figure B-6 illustrates construction cost trends for key materials based on the Producer Price Index, a series of indices published by the U.S. Department of Labor Bureau of Labor Statistics that measures the sales price for specific commodities and products. Both steel and lumber prices have risen sharply since 2009, as have finished construction products. 4.3. En�✓�r�nr�-sent�l, In�ras�r�e�a�re � P�bEic Service Consfraon�s Environmer��ai Cons�raints The majority of Cupertino land area has been urbanized and now supports roadways, structures, other impervious surFaces, areas of turF, and ornamental landscaping. In general, urbanized areas tend to have low to poor wildlife habitat value due to replacement of natural communities, fragmentation of remaining open space areas and parks, and intensive human disturbance. There are no significant wetiand or environmental resource issues of concern that would constrain development in areas designated for residential development in Cupertino. Roads Due to the urbanized nature of Cupertino, existing roads are in place to serve the potential infill residential 8 International Code Council Building Valuation Data for Type V construction, February 2014 �iCD REVIEI/VED DRAFT;-dOUSING ELEn/I�NT B-1 0 9 278 COf1� MUNITY VISIOIl� 2040 City of Cupertino Figure B-5 Producer Price Index for Key Construction Costs Producer Price Index: Steel and Lumber 240 220 200 180 Steel 160 Lumber 140 120 100 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 Year . . . ,:. . . .. ;��':i'ac�tt��rPr'r.ce.Irir3�x::.�Cfrristr�.i�tirir�'�11ta�eri�als- :.. : .. :. . ...:.:.. .. .. ` . .:::�o�:�>:,.. ....... ....:.. .... . . . .. .. , ....... . �e:.:.....: :. ..:. . ..... . .... ::. ..;. d ..... . _._................. _.. ... . :..:-o. :'�0�:{�`:"'......_.._...... __:: ....... . . �; :� .. :..- .. .. _...,.. . :.. . . . .. .... ...... .. . c°7i 30$� . ,._.. ................. . ..... _ . . ; ` .. , ;.. . � . �.... ...:... .: ....... . ,... Funa�:Der�aand:: . L_..:"d02:Q..- . ..: _..,.. ,. •:.:........ : _.... �.: . . Constructrnri �...... .. - ;.. , : ,. ;�. � ..... ., . ,.: '::�: ... . ::..:. ....... ..... .. .... � 5 d0 0: ; ...:.:: •:a:. ......... .... -... 1.93.0 . _ _ . _ .._ _.. ,.., :20�0 , :2Q:4;�`. : .... .. .;2Q:72�:. .. 2D7:3.;: ...... .. . .. . ._.... . .. . . .. . .� `l�ea r .�..... Source:U.S.Department of Labor,Bureau of Labor Statistics,2014;MIG,2014 B-1 1 0 HCD REVlEWED DR�4FT HOUSIi�G ELEMENT 279 Appendix � Housing Element Technical Report development identified in this Housing Element. The amount of trafFic or congestion on a roadway is measured in terms of Level of Service (LOS) ranging from A to F, with A representing intersections that experience little or no congestion and F representing intersections with long and unacceptable delays. Cupertino has established a policy of maintaining a minimum of LOS D for major intersections during the morning and afternoon peak trafFic hours, with some exceptions. The LOS standard for the Stevens Creek and De Anza Boulevard intersection, the Stevens Creek and Stelling Road intersection, and the De Anza Boulevard and Bollinger Road intersection is LOS E+. The environmental assessment of individual residential projects considers any associated traffic impacts. If the study finds that the project could cause an intersection to deteriorate, mitigation may be required. This usually consists of improvements to adjacent roads and intersections, but may also include changes to the number of units in the project, or to site design and layout. However, SB 743, signed into law in 2013, started a process that could fundamentally change transportation impact analysis as part of CEQA compliance. These changes will include the elimination of auto delay, level of service (LOS), and other similar measures of vehicular capacity or traffic congestion as a basis for determining significant impacts in � many parts of California (if not statewide}. As such, potential costs to new development associated with roadway mitigation may be reduced or eliminated. Water Two water suppliers provide service to the City: the California Water Company and the San Jose Water Company. The San Jose Water Company also has a lease agreement to operate and maintain the City of Cupertino's water system until 2022. Both of these providers derive �iCD REVIElnlED DRAFT HaUSI�iG ELEtViEfVT �-1 1 1 280 con� n� u �vo-r� visio �v Zo4o City of Cupertino the vast majority of their water from the Santa Clara Valley Water District. According to the 2014 General Plan Amendment and Hausing Element EIR, California Water Company and San Jose Water Company have sufFicient water supplies to accommodate increased growth associated with the GPA and Housing Element under normal, single dry, or multiple dry years. Future development associated with the Housing Element would be located within already developed urban areas and would therefore connect to an existing water distribution system. No new water treatment facilities or the expansion of existing facilities would be required to accommodate the RHNA. VVastevvater Cupertino Sanitary District (CSD) serves as the main provider of wastewater collection and treatment services for Cupertino, while the City of Sunnyvale serves a small portion of the Cupertino Urban Service area on the east side of the city. The City of Sunnyvale Wastewater Treatment Plant has a daily treatment capacity of 29 mgd capacity, of which approximately 15 mgd are being utilized in 2014. The CSD has a contractual treatment allocation with the San Jose/Santa Clara Water Pollution Control Plant of 7.85 million gallon per day (mgd), on average. Current wastewater flow to San Jose/Santa Clara Water Pollution Contro) Plant is 5.3 mgd. The CSD prepared a flow capacity analysis in 2008 and determined that 0.6 mgd capacity remained for development beyond that previously allocated and planned for under the General Plan. The 2014 General Plan Amendment and Housing Element EIR identifies this as a significant and unavoidable impact, as the combined 2014 project would generate an estimated 1.45 mgd of wastewater flows upon buildout, resulting in a deficit of 0.85 mgd beyond the current contractually available treatment capacity. However, both the SJ/ �-1 1 2 HCD f2EVlFVVEC� D�,4FT HOUSIh1G ELEM�NT 281 Appendix B Housing Element Technical Report SCWPCP and City of Sunnyvale treatment plants have excess capacity that could potentially treat new wastewater flows associated with development pursuant to Housing Element policy. With regard to sewer capacity, some capacity deficiencies exist in certain areas of Cupertino, including sewer lines serving the City Center area and lines on Steliing Road and Foothill Boulevard. To accommodate wastewater from major new developments, the lines running at or new capacity in these areas will have to be upgraded. Under current practice, the CSD requires developers of substantial projects ta demonstrate that adequate capacity exists, or to identify and fund the necessary mitigations. CSD is, as of 2014, performing a capacity analysis of their entire collection system. Improvements required to mitigate system deficiencies as well as to accommodate future development will be identified and added to their Capital Improvement Program (CIP). Capacity fees will then be developed to fund the CIP. New development that increases wastewater transmission and treatment demand would be required to contribute towards system capacity enhancement improvements through payment of the capacity fee. In this manner, CSD would be responsible for upgrading their system rather than placing the responsibility on the developers of the largest wastewater generators, as is currently the case. If and when this fee is developed and implemented, it will create a more reliable and equitable mitigation for new development. S$orrr� Dra'snage Cupertino's storm drain system consists of underground pipelines that carry surface runoff from streets to prevent flooding. Runoff enters the system at catch basins found along curbs near street intersections and is discharged into City creeks. The capacity of the storm drain facilities within . Cupertino was evaluated and documented in the 1993 �iCD REVBEWED DRAFT'HOUSII�#G ELEI1�E�iT B-1 '{ 3 282 COIl1� NiU1011T1' VIS106i9 2040 City of Cupertino Storm Drain Master Plan, which identifies the areas within the system that do not have the capacity to handle runofF during the 10-year storm event, which is the City's design standard. The City requires that ali new developments conform to this standard. �pen Space Cupertino's General Plan outlines a policy of having parkland equal to three acres for every 1,000 residents. Currently, Cupertino has approximately 162 acres of parkland. Future development in Cupertino would increase the need for new park land. The General Plan identified an additional 49 acres of potential neighborhood and community parks, which would be more than enough to maintain the standard of three acres for every 1,000 residents. In addition, Cupertino`s parl< impact fees of $8,100 to $15,750 per unit would generate funding for the City to purchase new parkland and maintain existing recreational resources. Comrnuni�y Acceptane� Other constraints to housing production in the City include community acceptance, specifically concerns about impacts on the school districts, traffic, and parks. In particular, neighbors have indicated resistance to the development of buildings taller than two stories. Density and height are more acceptable if buildings are well designed and along corridors or adjacent to higher-density development. In 2013 interviews, many stakeholders indicated that multi- family projects tend to generate community opposition and that there is some general fear of growth and increased density in the City. Opposition from the community tends to increase with the size and height of the project, as well as the proximity to existing single-family neighborhoods. To facilitate residential development and meet the RHNA for this fifth cycle update, the City conducted an extensive B-9 `i 4 FiCD REVtfcWED E�RAFT HOUSIP�G �LEM�i�lT 283 Appendix � Housing Element Technical Report community outreach process to identify appropriate and feasible sites for residential and mixed use development over the next eight years. One of the objectives of this process is to address community concerns. Schools Cupertino Union School District �CUSD) and Fremont Union - High School District (FUHSD) are among the best in the state. In addition, a portion of the City, in the northeast corner, is also served by the Santa Clara Unified School District. Residents are particularly concerned about the impacts of new housing on schools. However, State law (Government Code Section 65995[3][h]) provides that payment of school impact fees fuily mitigates impacts, and as such, the City's ability to require additional mitigation is limited by State law. CUSD is a rapidly growing school district. Enrollment has increased every year during the last decade, increasing from 15,575 in the fall of 2001 to 19,058 in the fall of 2013. CUSD serves students from Cupertino and parts of San Jose, Sunnyvale, Saratoga, Santa Clara, and Los Altos at 20 elementary schools and five middle schools. Approximately 44 percent of CUSD's students reside in Cupertino. In total, 3,325 CUSD students (17 percent of total enrollment) attend schools other than the school of their attendance area. FUHSD served 10,657 students from Cupertino, most of Sunnyvale and parts of San Jose, Los Altos, Saratoga, and Santa Clara. The Santa Clara District is a medium size district; as a unified district its 15,394 students are spread from kindergarten through high school. Operatir�g C�sfs ar�d Fi�a�ces Most of CUSD revenues are tied to the size of enrollment. The State Department of Education guarantees CUSD a F�CD REVIE�,�UEi� DRAF7"F�OUSICi9G ELEfViE�lT B-1 1 5 284 C011/� IVIUiV9TY aliSiORI 2040 City of Cupertino certain level of operations funding known as the "revenue limit." The Revenue Limit is established annually by the State based on the District's average daily attendance (ADA). The revenue limit is camposed of State funding and local property tax revenues. If the District's property tax revenue falls below the revenue limit in any given year, the state will increase its contribution to make up the difference. CUSD therefore relies on gradual, steady increases in enrollment to maintain its financial health over time. Because the revenue limit makes up the majority of CUSD revenues, and this limit is tied directly to enrollment, the District needs predictable, ongoing student growth to keep up with costs. Declines in enroliment would require the District to cut costs. The 2013-2014 school year operating budget was $155.6 million. With the total of 19,053 enrolled students districtwide, the operating cost per student for the school year was approximately $8,167. , In contrast, FUHSD relies on property taxes for most of its revenue. FUHSD receives property taxes in excess of its revenue limit. FUHSD keeps these additional revenues for operations. As a result, the state does not provide annual per-ADA funding. Therefore, FUHSD counts on a growing property tax base to keep up with costs and maintain per-student funding. New development helps promote a healthy tax base over time. Multi-family development can be particularly beneficial to the tax base, generating higher revenues per acre than single-family homes. This translates into more revenue for FUHSD. The FUHSD's operating budget for the school year 2013-2014 was $115 million. With the tofal of 10,657 students enrolled, operating cost per student was approximately $10,800. B-1 1 6 HCD REVIEW�D DR,�FT'l�OUSI�IG ELEMEi�`f 285 Appendix � Housing Element Technical Report �� _..... �� ro f. �` E. r i�'"�� f'^_' '�'r�� t 4y� . ;'�" ,r�s..r,�; z t� ��. — � :�., i �- ♦ �:� - � 0 • ♦ � �� -� �y a . i , ��r� � �� ,� .:� , �- ..e �� t � kn ''�`, rtmY �� tA.� 1 ��w �, �' � � , � ; � 'F .A`i { �� _ [�' �„y x' a y��3� 4,�x�i: ��^"�'sh.� 'i+"rk s7iu��r��,7'.el1' � da.'��`�!n r'_ rr� %n�'�{i� t� }a v �*x'n"' dL�°'`C�+ f�/i� ;% J $3, : t°�tik"!k"� ��",aa��7'm� i ro'"�'`� �.�,��1f��,-^'�'x � . ��.�4 F�� »� �' �i .€r� �.�L 6� �_. i�'�u�;��r °�x�y w4t^'�f�h�' �n.v��,��.1� �g:,M � � r � i, � � s Yt3��,�+'F �;ts�`�;-.w.F "+ �'��whl5"�F� �, �" :-�r`�`t��h rw, r�s .��a'�"�'t. ..,�:.� ��>i� s..-�5'�F.. � �r,,�.� ^�'a.- `: ' '.: .: .:: .j - '. 6 7 � �Value pe;r Unit(aJ � �822,500.. � '.$1,550,000 � . �...:: . . ...:.:. ... '. .. ..:. :: 3 :..... .. . ;� } } � Density(Units/Acre) � 20 5 � �Total Valu�/Acre � $16,450,000 � $7,7�O,O1�0 ; �..:.� ...... ..... _.. . ...... . ..... . . .. :> . , ... . .:. :' '.. .-k . '.::... . .. . . ... . . ... � i Property Taxes to FUHSD � $27,965 $13,175 � � per Acre (b) � �...�.w..� �..................................�__.m.,,,,..�.�,_�.m___.,....,�.�.......�„�.��...�— ,,.�.�eN ....s Notes: (a)Median sales prices from July 2013 to June 2014 (b)FUNSD receives approximatefy 97%of 1%of assessed va(ue. Source:School House Services,2014. Moreover, property taxes from new multi-family housing can exceed the cost to FUHSD to serve students. Table 4.8 illustrates this point, using previously built projects as examples. Nonetheless, FUHSD stresses that the impacts of new residential development should be evaluated on a case-by-case basis to mitigate any undue effects on the D istri ct. Enrollment and Facilities Each of the local school districts expects to continue growing over the next 10 years. CUSD and FUSD project that a total of 1,321 new housing units would be built in Cupertino in the years 2014 through 2023, and expects enrollment to grow accordingly. It is important to note that this growth comes from the other cities that the districts serve, in addition to Cupertino. Cupertino-based students comprise about 60 percent of enrollment in each district. In addition to this housing growth, the recent surge in enrollment at CUSD has been primarily in the younger grades and these larger classes are now entering middle school. Accordingly, by 2020 high school enrollment at FUSD is projected to increase by over 1,000 students. 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I.. .. i��i, �,,..c. ��;�a��,y,��„1,.��i�Vl�l��,�u�,u��fix,��l�1�1��.��,�,��ew��i��,�t�li��l��P�.��lli(I�!,�,i��i��I��I��V��o,sJ,��I,��.iII��.�llVTIIV�V�lNo��.L�,l�l��a.°��J�„mui��1��1��1W�u.�Ww�u��7„I��I��,��Il�,it��..�� Assessed Value of Dev`t � $ 113,486,674 j $ 38,480,698 $ 25,106,837 �� $ 65,788,586 $ 116,329,797 � � 3 � � � Property Tax Re�enue(a) 4 $ 252,9*�8 `,:� $8�,745: $ �7;08b � $ 145,477 � $ 2�8,480. � � i -7 ,a ��tt .-c.;: ^r. .""R?^s ,r'�'f 1 ..,;'. ��i ,,.;;�, 4 i �"?�'. ..I.. ,.�t' }.'� (.��Idhi�y�j�II �-.4�.;n I .�.+ t � .M I.r 'rl�t. i�.A I m.l V,, ':'�i h ,I. 1, E1, ""'��"c��^ aF.rv",�� i�,, .t. ,.:.��J �TG ! .,...,.(I �,.c.�f.I ..1.6SC 4.�'.�7.,vk I �I��.�ili. ,1.4 ..m:�,;I 1.. � {.�.�I:r-:� �� h,'.�'! ',N �I�, ....�, .. 1 .. i ..A.. .. �n r �,,,,,., � t.....�,. f.l . _,i 7t ��.i.,,..rrr..l �.I � .� , ' ,. ...„ � _„L, a .,1.,., ....,. 7. � „�i �r. ,r 4 ,. . �. 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I�� l:( ., �I ,1 ,�� I ,.e::��Ii.,�p,�,�J,s �,,, . n, ,_ t ,...}� 1h , ..r r sQ . ��! u..ti , .. . t i i r .i r �� r'�, � t i�,l'1,. ,�:, n i i N i it,. .+ 4 � i i „ �. . ,i rA.� ,.�... �. .�i.� ,i .J �.-,.� �.. , <.�. �..,.f .,..'�,.�% il.�; �:� .,� � � � t, , � �i �_. �. , r,,.,, ,,� � ��, y73� �.,S ��,.i �. �i t �w � � I ��. ��, �I,... ,I ,„ � �� ,TrJ i , � � '(,, � � x.�, I �i a � a f �, .,� n� � i r � aS, �i �i..� � 2�� a. ( , i7� e,.,- �� ... �, � ,�� .. .�.,i 'll. .:. ,., :��I� i��,�.s .. I� �� II ,.� i ,��II„,,. y ii.� �I f.. ,u�"..,i.� �., ., �,.�- , �. �,++'� f. ,�� :� f il n. ,. � .,,,.I i, ( u , , � t . , �� .., i. � <.. ��, I 1 �, p.,, �. Itk. a II I pIp, 9 � I, , <i P �f a � I i l"I .� , � � I��I , ,, � , ,:�,. , i,.7 ,� � I �i_ w, .,. � .,.x � �, ,� � , �..s I t t,I ....,... �..... .f. ..i ' { w .��. ,i ..,s., i /'+,�. fl I ,.... A� ,_.. .a:�� i .I ..,. i n�� .f_ .: �., ...t. fl...� .v.�.�l....�i .� i.. ,�,.k..l, .i�� .�V i � �,...i �I�� V� �I. . ( �..<, .� I .. �i.,. ,� � I .1 ,v �.� ..v .11 Ts:� „4 .4 �,4 , , ... �d � m„�. : I.� � .� F � 1V.,.. .. ..e. ...c ,(..,I� �. � .,, .,..7�� , .v.. ,.k,.. � . ., .i..� ! l i i... .,,.�.� . .�IIII� .,„ ,.� (��I'�... I�� ...I , � i. ,�u�,., 6..a..l� � .,. I 3,.�.,.,.�i . .� � 7. � �I,,,.F .�,..,.,�i � .,�,, .,f.`.��i �•,< �'�lu��.w�,.u.,�.!1.�v�.vrr.;�^,:�(I�.uu;�.��.,��w�4luni�M1.IG,�..a.,�I�:,.u�L�if:�,w,�'I�LJIIVIu4,��ltlubii�l��l6'I��iLk;�.,:v:;�.�LI��IWIlw�ldu!�II��L�t£a�y.�dIJ�IIWI��Gt.�'r".�}'vioir.�ua,u5tI.1�BS�r��a�aV�..�1.,gm��Il�.tl�I�II�u�,Ll�ll� (I�llN��.r��w`Y�.,�;�R�u��an�u�I��.�.�.��wlti� Number of Students in � � `: � : � � Dev t 7 :, 77 � 2 b ''f 3 ;'.. ; . . :: � . . .� :. ... .. � ;:. . .. . . ;� - � � Cost to Serve Students ' $ 75,600 � $ 183,600 $ 21,600 � $ 64 800 � $ 140 400 � � �b� 1 , , ; _ } F ; � � � NETSUi�PLUS1(DEFICIT) � $ 177,35$ � ($�7,$55� � $ 34,486 � $ 80�677 $ 1'18,080 � �._..�,.,�..m„ ..,,.�,,,. .��.�.,.�,� �„�w... ,..�..,�,�,�, „ ...�.,,„� ..�.,�,.� „A�..��...a�,,......w..,.._�.�.�..�._ ,,,.,...�.�.. r,�.,�.��u,.�,�_H,�..�__,�,�,..�,,�..,,�..v...,,,.,.,,...,�,,,u.�.�..,w.W .�d.....;� Notes: (a)Percentage of base 1.0 per-cent property tax FUHSD iecerves(after ERAF shift)in 7RA 13-003: 17% (b)FUHSD Operating Cost per Student,FY 13-14:$70,800 Sources:Santa Cfara County Assessor, Enrolment Projections Consultants,School House Services,2014. The districts will continue to use their facilities efficiently to __.__ : accommodate projected growth. CUSD and FUHSD report that their ability to absorb new students is not unlimited, and rapid growth does pose a challenge. However, they will strive to make space and maintain student-teacher ratios through creative solutions such as relocating special programs, adjusting schedules, selectively using modular classrooms, and other approaches. In addition, FUHSD is developing a plan to dedicate the $198 million raised from Measure B (authorized in 2008) for facility improvements. These include athletic facilities, solar power, IT systems, infrastructure, classrooms, labs, and lecture halls. The districts also augment their facilities using impact fees from new development. CUSD receives $2.02 per square foot in fees from residentia( development. FUHSD receives $1.34 per square foot from new residential development. ln addition to the development impact fee, voters have approved multiple bond measures for school facility improvements. The districts can also address impacts on B-1 1 8 HCD R�O/lEthlE� DRA�T'Ei�USIk�G ELE�lIEiUI' 287 /�ppendix � Housing Element Technical Report Figure B-6 � Enrollment Projections, 2008-2013, CUSD and FUHSD 2�,000 Zo,000 19,346 15,000 11,654 �CUSD .,. �� .��"��"��`�" �,,,. �.n..�� ,.—� 10,000 ` °�m FUSD 5,000 0 2014.,�2015 2016 2017 2018 2019 2020 2021 2022 2023 a case-by-case basis, establishing partnerships with home - builders to construct new facilities or expand existing schools. Higher-density housing generalfy generates fewer students per unit. Table 4.9 illustrates this trend among recently-built projects in Cupertino. On average, the school districts report that new single-family homes and townhouses generate 0.8 K-12 students per unit, while new multi-family homes generate 0.3 K-12 students per unit. In addition, most enrollment growth comes from existing homes that are either sold or rented to families with children, not new development. Nonetheless, the districts indicate that new housing will contribute to future demand for classroom space, which the districts must address through the strategies outlined above. A comprehensive analysis of school impacts was completed as part of the 2014 General Plan Amendment and �iCD R�VIEWED �€iAFT FEOUSI�ifG ELEIViEi�1T B-1 1 9 288 COM �IlJI�11TY VISIO �! 2040 City of Cupertino __. _. __ _ .�,..�,'�, '�� x .�a ,y� a?�a� , ��'�" 'r^'y`_".F� ��'�'°��,.T � - o•"n:.:;.� '4.�, e � � "�.��'� , �. r_': -,ik«� .�"�'��,��'� t $. �.,r '.s+� r�-, . `�` a ,'� • � i � �� - �� ' '�' r-,, � �"� A�o,sy�'` �t�t�,..�:. �i��X�#,'� -.z.+� �k# ��4�,�,.�' j�y { a� f 7� �", - ,,. st ?'_s'j�[ �,_ �y �t �� r� ��wqk' r�'+�'�� ',��'."q'� p,,�'�'u � "�i,rp�`.,�.,r_.'.�p, ,frey .�4 h� � 4 ti ,t k'.,_'.� *F�,�y�^T�.SS£- � ti' v , �; `�; �u� '�.r�{`0�`x e a � 4 $ h�ka Y� P '�k� d#� ,'�( ss ..��i , ��a � "�' �r�t�' `'�,��f'"�'`�f y�'�2"�'��,�' � �t'�ml��ti§'r�S�"4a�,��, �rF,��aa�x�r�¢A ��`�`s a�`'�'� ,,.�r�'�"y<� a��3,� ,:� p� d�� 1�"�,�'�� s �4 � . � , M�,'�`� � �� *, �k�� `,� z �! h�,�, r �«r r 1a� �`r � y,y . t � .^ F� �fi. '� yy, 3 'k 44 d�� ^k> A �'d� ,��s� ��;�"r�� ^'aa ��+'� ra`�, s � a �' �Ms�,'�'`T m �i ��r � ��e � "s�_;x r,�'t`i��k,+�ri `r',w.�.'��$�3�"rn�� `�7'�'�..r .::u" �, �� W��*�ki, aa `i��..,f7'S��a,:. t 4,'��rr�'?5 g��'4 ...'�y h -ty'1 � Density(Units/Acre) � 96 � 24 30 � 31 ,� � ,;„r .-�.^r�i ;, i � " „� n ,�}� . ,, ,o mr� ., , m f�;::-� �+,,,g,�r�.uw "'�F";'i�: a:�. ..�i. �'a 6 . ii I� W w?2�"�.�.,. i .�,� �. , fl". � '�""g u.t.. .,i 6"�fui ��,_. 7. y,u��"m'i`i ��,. i I � �i. i 1 � . b . .,w ,:.j n i�� ..� s."1,. ,�JJ,,,..,lll�� ii.��.i.lail ��,�:. �..I �-!�!i , � I :x. .�a�� .�.,.,, 4�.,�j 2�'1" I ,��,id.�+. i. . ).r.,+ �r, �.Sr ,n (�.�v+.r� 5� }y �r 'r 4., ,,,.. �, I , ii,i �i i � ,:I ,�� Ir m„i� I I �il iii.,��it,- , �i .,I, �,r7w,,,3� � . , I., I,.„,, 1.. r . r . IIR I�, �, 4 �, �.,. �� i �� I �,�,,,n,a,�. „., i ,i.,, 5. ,,.5 .,,�(.,��„� i ,(il �,� �� 1.,. �i. ��,III� o �I.a�9i ��:�. , hl � li ,I � i b,�� fx �a� �.x:t ii ��dp � �� II ,i �...,rt, . �1., � Y �� i�� n`:i4 J'..i I,I. .II��;i ��' I�. 9� o..�ill �i iI,<��: .,�� I,.��.i�„uli,5 ,m��• Ii I�� IG, � I, 17 4,,,� �t. Iz I I i f. I i I I I �� ,.I. h � t� �� °S��T`ll r,.0 �„i ;� �i I� I '7��,I ��- n&i., � I �, I .a l I I � I i. .� .�� i'� ( 1� �,��:-,r�i� .II .ili.li �li � 'I. .�I.Ir�.�i�t. ,. � �I Ii'��,, I,. .<i.�e� ��,..a III � �.��..!I �II�'.., IIII II i;�i II ��.�� ,;;r,, ��rli..��. .{w��. � �iAi ii::.,�-a�,.a.�b�:'.i�„y ,.�,:,��i�, i;i.��ly .I,. ,q��{ � .�,,�.�� I�^ I �i�l �� CI.� i..� (: ,I�,��II I�.� ��w��,��.w��w�,,��,�w,:��Jii��IIIIII��O�.yt��a��W��1�,��.,,��U�� V�i.��,��,,� �:��w�� y��,,�c��ti��'��:�: CUSD (a) � 0 22 � 0 26 � 0 29 _ � 0 33 � FHUSD{a) E d�3 a 0 04 ' 0 06 ;' , ; ; „ a�o � .... .. _-. .. . �..�_ ..:. . : ,: �, . .. . , . . . . .. .. . .; ._ : � :w ,; Total � 0.25 ; 0.30 � 0 35 j 0.43 . � ��.......P�..,�. �__._,.��,,._� _.�..._.�. _m-�,.t,_, .��...�..,..��.-�,_...�.��..� Notes: �^ (a)Student enrollment data as of October 2013,provided by Enrolment Projectron Consultants.Sources:City of Cupertino;EPC 2014. 2015-2023 Housing Element drafting. Four alternatives were analyzed, consistent with the Environmental Impact Report for the combined project. The existing General Plan and Alternative A would result in the same level of residential development. Alternatives B and C change the � General Plan designation and zoning for some sites to make more units possible. The analysis presented here pertains to the portion of residential development estimated to take place between 2015 and 2023 under each growth scenario, to be consistent with the Housing Element time period. The projections in Table 4.10 are based on the rates of generation of apartments built since 1995 in Cupertino, which have a relatively small number of middle and high school students in them. The largest numbers of potential units and students are in the Garden Gate and Collins elementary school attendance areas, in the Lawson Middle School area, and in the Cupertino and Monta Vista High School areas. Collins and Garden Gate Elementary Schools and Cupertino High are, or will be, among the schools with the greatest enrollment stress. The projected student enrollment from new units is a small fraction of the projected student enrollment from the existing units in the City. B-1 2 0 HCD REVtEWED DR,4FT"f,10tlSIiVG ELE11/IENT 289 Appendix B Housing Element Technical Report _ _ . _ . _ _ _ • . � 0 , i i • � ` • 1 0 ? . `',�� , '��f� `��ti j� ' �_ . ;. > >, ,, 5' . , s; o .. . . . ; � y ��,:,�'� � � � L. + � � , �„� R� ,. � o� �� '� ��, e �� i � s � � By 2Q�3 ; � � � , � € �'>.. _...:. ... ,. .;...:... :..:. . ... . . .::.... ... ..... . ...:.:..�. a Number of Units Expected � 1,940 � 1,140 1,060 1,993 � ...... ........_.._.... ..............................._..:�. _..........._.._._.......... . ...:........�_._:.:::::::.:..............................�........................................._._............................._.........._......_............................::::::::::.:::...:...,..:..............:_.._.,.._:::-::.._ :::.::..::::.:.::..:::..:::�.;.......,:::::.::,::,.....:..::..:,....: :..:.<:.::..-:::::;::..:.:_._::::... ;::�:.:::.::.:,::.;=;;,.:;::.:.,:.�-.::::;:.:-:::::.::::::;.::..: :;<:�;:::.:::::...-:. CUSD Stt�c�e�ts Expected � �65 365 339 b�8 - '.. ,; ,.........:...::.. .......:::..... .... .. .. ...... . � .. .:::.. ... ....: .. .:.:.. �...:::. . . ....::... d. .. :.:.. ..:........... . :. . .. . .. ..... ..'. � 80 74 140 � FUHSD Students Expected � 80 � � � _ _........._.. { _..................._. ... ..............._.........................s................._...............................:.,.............:.•.,... _........ i....................._....................._...........,..:..:..:..:..:,.:... ..................... ...._...... ..........._.......:.,... .. . .. _ " � '- ":�::.:':..:?''::: . - f. . . .�. S . :To�E�I Students* : �45 � 445 413 ; 778 : �.�,.�._.k.��...�.�. ��...m.�...�,�,.��...��.�.,.��,._<.�r�,.��.�_� �..,.?.�,, �.�..�.,..�,.�.��,��.��a,�..a.��_..M.,,,,..d�.._�.�..,�.�.��.,.ti�...,,�,.�.�.�.�.�._.�,.�:� *SCUSD enrollment impacts are relativefy small,possibly either positive or negatrve. Capital costs to add capacity related to rising enrollment are significant, and development impact fees from residential development only cover a quarter of this cost. Table 4.11 indicates the estimated cost deficits related to needed capital improvements associated with increases in enrollment. This analysis does not include impact fee revenue from non-residential development; as such, cost deficits may be somewhat overstated. __.. _ . . . . . . _ _ . .__ �_. _... . , . , , . , . � . . . • . o � F , �.. �� . �� '; , � Y � a �. � � � . �� ! a .� �� , �� ,,��, ��, �� < � � �� s � �� -� , � ,�� - �, d "� �Ymd..t a° .�. ,�.a• � �dyT+ �w,�s`, u. � � R.� �. + � �? . . s., . , . .�. . . ... , , .r.r .. , ..., ��^' �tt^�.-, nr. �...�- �.,�,�icn +�,,-::,M Tse"td.:4�A n �� p �Fe. .i.�.;:,i ,7 ,9�i�sN$) '5YrS;t!"!,.�'fk�'t �', i.�r.��. N IR .`'�. "sv"� � , f o 9 ........ �,r.. ...r .�'�, ,..ky^ ae,,,'��tfiT �3 'i"'�'�j� 4�a. ...�1Prr�.t�iltrre.( i'�fi�j' 3 {;,r I.�,,..'J�'. .„,-li. + I.,:., { i $r, 4,5: P,&. "7^, ^'�", U! I. 1" £� �r 1 � Z !� 1� t„� 4 r+� l� ?ur� �',. �, ot I .a ,�. ... � . `,�s ,�tF�'ii��,..��„ „ .., �,�. ; .��i,....��i��. .h,i$'",. ..i>,��TM .� � ,e , ,.,.:.n -�a . �'S<<� M I �,i h '�°: 1 � �c. � .lsii �I(��rr4, 1{r�� I 1 �> t Q Mt d .�^ u.;'.a��y"f��y'.� .i ..i 14.s�,r �.2, 5��I I sJ i �.I leti. I'py�,b.F �,�fi e, .,W3`��ii�v, �.:: (IJ' �il �r+;, ,y-n� t� 0,., ,� II� �� •�l I �r'� � ,�i, �a) I i I I, �,. ��' r ai��Y uh,t,I l. I p t.."i r� It �I�€�:�r. �� ,��•,.,,J'� '��; t,a� �.1�.'��o r�f��.��s, �I: �i ..� ��..��1&.�.�.� �� .I 1...�,+ I�` �. .�.,��,��, II j�!��i fi I�I I' ��I� '�a� , I I�m, (�1' .I p�'+, .�� I �IIII'Ij@j��' ��Ii�i t,��n��n��t''IIIIu �� 'I I II' II��1��,�4, i �.,,ia ,f��Y��iN�� ,Y, � .�,;�I �IlI y q��, ��I�,� il! ��ay� I ul ��.II� ��{,�d� I��I�:,,f�I��Il r.��dh��'c�� I t�l''H.I kll�l I,t��,A�N .,i� , ; I ,�,�I i I i �,,� �, i I��I� � , .,� ��a; �3; i �:� .}'��I�l"`J��"��WIG''i�l��l atlwidlJlll ni II� . �LY'.'k� ��I�"�' f4Pd'��WWI i''t�IItlIW��''a�4�o-9Mi�,1+„I) ��WiWllIWL��iNikWl��"el?`�F�.�h��uW�I��IWW��4"'�u�I�I��WW""w1r��I��II7�W�IIII�,LII�:¢'��,�: � CUSD Net Capital � Facilities Cost Deficit ' $$'76 $$•76 $8.13 $15.31 � � . _.........................._............__........:..._._....._.................:..�..............................._...._.............:........................,..:...._.....................,:::::::::::,::::,::::.::>� � ....................�.:_._..............._.:.....:......,..._.._.:.:.-._.::,:::.,,:_.::::-::::::::........:::::.::::::.:.:::,..:::::,:.:::,.::.:.::: ._..:.....:_....:..:::.._:.<:::::::....:::.-:::::::.,.:::::_::-:::.,.:::.::::::::::,:::::.::,.:...:::::::<::;:::,:::::::.:::::::::::::::..�::::::::::::.::::::::.:..:::.,:::-::::.:::.::::......:.:.:.:::..:..: FUNSi�Net Ca}��tal � ,- $4 02 � $4 fl2 � $3 71 $7 03 � FaciJittes Eo�t Defi�rt � ` � ,�...�.aa.��,�...�..�.�„_�.,.�„�v.,�:.,.� .,,�,�_.,.�s�. �a�,._M,�...l.s...�..o-.�..,_.......w.. � a..�.�.,�,�,_�...�..�.��..,._ �.�4.P�.v..,�,.��u��..e�..�.,.,�,�.�.....�.� *SCUSD receives large capital facilities and operating revenue benefits if development is significant. @iCD R�VIEVI�ED DR�OFT HOUSII�G ELEMEfiI� B-1 21 290 conn � u � f�Y visio � 20�0 City of Cupertino 4.4. ��o�un��s f�rr E�ergy �or��r�at�on Maximizing energy efficiency and incorporating energy conservation and green building features can contribute to reduced housing costs for homeowners and renters. In addition, these efforts promote sustainable community design and reduced dependence on vehicles, and can significantly contribute to reducing greenhouse gas emissions. In addition to compliance with state regulations, the Environmental Resources/Sustainability, Land Use, and Circulation Elements of the Cupertino General Plan includes policies related to energy conservation and efficiency. In particular, the Land Use Element provides for higher-density housing in proximity to employment centers and transportation corridors and includes mixed use development where appropriate. In addition, the City is undertaking an efFort to prepare a Climate Action Plan (CAP) by modifying the Regional Climate Action Plan to - _ suit the City's needs in order to reduce greenhouse gas emissions. The CAP will meet the regulatory requirements of the California Global Warming Solutions Act, commonly known as AB 32. The Plan will include community-vetted measures to reduce greenhouse gas (GHG) emissions in the region and locally to foster a healthy and resilient Cupertino. Through extensive research and community input, the CAP will meet statewide emission mitigation targets and identify opportunities to reduce emissions that impact the local environment. The City adopted a Green Building Ordinance in 2012. The ordinance aligns with the California Green Building Standards Code (CALGreen) which sets the threshold of building codes at a higher level by requiring development projects to incorporate green building practices. Cal Green requires every new building built after January 1, 2011 to meet a certain baseline of efficiency and sustainability standards. The ordinance aims to promote green practices B-1 2 2 FiCD R�VI�`WEQ DF2AF�HOUSI[�G ELEMEIVI' 291 �.ppendix � Housing Element Technical Report (e.g., water, energy and resource conservation) through the design, construction and maintenance of new buildings and existing buildings undergoing major renovations. The City's Green Building Ordinance applies to all new residential and non-residential buildings and structures, additions, renovations, and tenant improvements where CalGreen and minimum green building measures are applicable. For residential developrnent the ordinance differentiates between smalter projects of nine or less units and large projects with more than nine units. The Ordinance requires , larger de�elopment projects ta earn certification per the Leadership in Energy and Environmental Design (LEED) or Green Point Rating (GPR) standards. Smaller developments must meet Cal Green's minimum thresholds as established by the state. Utility providers serving Cupertino also encourage energy and water conservation. The Santa Clara Valley Water District offers rebate programs that can help residents and �-.. businesses save both water and energy. Examples include rebates for high-efficiency toilets and clothes waters, converting high-water using (andscape to low water using landscape, and connecting a clothes washer to a graywater irrigation system. Pacific Gas and Electric Company (PG&E) ofFers energy efFiciency rebates to property owners and man.agers of multifamily dwellings that contain two or more units. The program encourages owners of existing properties to upgrade to qualifying energy-efficient products in individual tenant units and in the common areas of residential apartment buildings, mobile home parks and condominium complexes. The Housing Element contains policies and strategies to promote energy conservation. For example, the City will evaluate the potential to provide incentives, such as waiving or reducing fees, for energy conservation improvements at affordable housing projects (including both existing NCD REVIEWED DRAFT'F(OUSI�IG ElEiUIElVT B-1 2 3 292 � CONi6�/I111V9TY i/ISION 2040 City of Cupertino and new developments that have fewer than ten units) to exceed the minimum requirements of the California Green Building Code. 4.5. Sur�s�ary ■ Cupertino's General Plan and Zoning Ordinance are not development constraints to new housing production. The Land Use/Community Design Element of the General Plan identifies four categories of residential use and four mixed use categories, while the Zoning Ordinance permits residential development in seven districts, plus planned development districts. ■ The Zoning �rdinance allows rotating and permanent homeless shelters in the BQ Zone in compliance with State law. � The Zoning Ordinance permits employee housing for - workers and their families in residentially zoned districts. � Site improvement, building code requirements, and permit processing time in Cupertino are comparable to surrounding communities and are not a development constraint. ■ Development fees in Cupertino are comparable to those in neighboring jurisdictions. e The lack of state and local funding sources for affordable housing and limited access to financing, in conjunction with the high cost and low supply of land, may constrain housing development in the near term. � A potential constraint to housing development is road capacity. Residential projects may be required to undertal<e mitigation measures if developments result in trafFic impacts. �-1 2 4 NCD REVtEW�€3 QRI�F�f-ffJUSIP�G ELEf�IEI�IT 293 Appendix � Housing Element Technical Report � The stormwater drainage, water distribution, and water supply systems are adequate to accommodate anticipated growth in Cupertino and are not considered constraints to development. Wastewater treatment is reaching capacity in the area; however, existing plants have some excess capacity to treat new wastewater flows associated with development pursuant to Housing Element policy. Some sewer line capacity deficiencies also exist in certain areas of Cupertino—the Cupertino Sanitary District is in the process of assessing deficiencies and developing capacity fees intended to fund necessary improvements. ■ Capacity and fiscal impacts to the Cupertino Union School District, Fremont Union High School District and the Santa Clara Unified School District must be evaluated on a case-by-case basis. State law provides that payment of school impact fees fully mitigates impacts, and as such, the City's ability to require additional mitigation is limited by State law. a Community acceptance may serve as a constraint to housing development. Over the past several years, multi-family projects have been successfully opposed by � residents. 5. HOUSII�IC� RESOURCES 5e1. �ve��f Available �'s�es��r h�ousa�ag The purpose of the adequate sites analysis is to demonstrate that the City of Cupertino has a sufficient supply of land to accommodate its fair share of the region's housing needs during the RHNA projections period (January 1, 2014– October 31, 2022). The Government Code requires that the Housing Element include an "inventory of land suitable for residential development, including vacant sites and sites having the potential for redevelopment" (Section 65583(a)(3)). ft further requires HGD REVIEI�ED DtiAF� HOUSf3l1G ELEMEliIT B-1 2 5 294 COlVIN1UB� ITY VISIO �! 2040 City of Cupertino that the element anafyze zoning and infrastructure on these sites to ensure housing development is feasible during the planning period. Demonstrating an adequate land supply, however, is only part of the task. The City must also show that this supply is capable of accommodating housing demand from all economic segments of the community. High land costs in the Bay Area make it difFicult to meet the demand for affordable housing on sites that are zoned at relatively low densities. Pursuant to Government Code Section 65583.2(c) (3)(B), local governments may utilize "default" density standards (e.g. the "Mullen Densities") to provide evidence that "appropriate zoning" is in place to accommodate the development of housing for very-low and low-income households . The purpose of this law is to provide a numerical density standard for local governments, resulting in greater certainty in the housing element review process. Specifically, if a local government has adopted density standards that comply with the criteria provided in the law, no further analysis is required to establish the adequacy of the density standard. The defauit density standard for Cupertino and other suburban jurisdictions in Santa Clara County to demonstrate adequate capacity for low and very low income units is 20 dwelling units per acre or more. 5.�. Pro�ress�o�aa-�s the R�g�on�l �ousing �eeds Alloea��n (R�6�A� California General Plan law requires each city and county to have land zoned to accommodate its fair share of the regional housing need. Pursuant to California Government Code Section 65584, the state, regional councils of government (in this case, ABAG) and focal governments must colle�tively determine each locality's share of regional housing need. The major goal of the RHNA is to ensure a fair distribution of housing among cities and counties in the B-1 2 6 FiCD REVtEW�i7 DR�e�T H�lJSI(!!G ELEMENl' 295 Appendix B Housing Element Technical Report State so that every community provides for a mix of housing for all economic segments. The housing allocation targets are not building requirements; rather, they are planning goals for each community to accommodate through appropriate planning policies and land use regulations. Allocation targets are intended to ensure that adequate sites and zoning are made available to address anticipated housing demand during the pianning period. The RHNA for the ABAG region was adopted in July 2013. This RHNA covers an 8.8-year projection period (January 1, 2014 through October 31, 2022)9 and is divided into four income categories: very low, low, moderate, and above moderate. As determined by ABAG, the City of Cupertino's fair share allocation is 1,064 new housing units during this planning cycle, with the units divided among the four income categories as shown in Table 5.1. Since the RHNA uses January 1, 2014 as the baseline for growth projections for the 2014-2022 projection period,jurisdictions may count toward the RHNA housing units developed, under construction, or approved since January 1, 2014. Between January 1 and May 31, 2014, building permits for 14 single- family housing units and three second units were approved in Cupertino. In addition, six single-family homes and seven apartments received Planning approvals (Table 5.1). Also included in the RHNA credits are 32 second units (also known as accessory dwelling units) projected to be developed within the planning period. As provided in Government Code Section 65583(c)(1), in addition to identifying vacant or underutilized land resources, the City can address a portion of the RHNA through an estimate of the number of second units that may be permitted during the planning period. The City approves an average of four second units per year. Considering this track record, the 9 The Housing Element planning period dif�ers from the RHNA projection period—the period for which housing demand was calculated.The Housing Element covers the planning period of January 31,2015 through January 31, 2023. YCD REVIEWE� D€2/�FT'HOUSI�G ELEII�EIVT B-1 2 7 296 COiVIIV1l1fVITY VISION 2040 - City of Cupertino City estimates that 32 second units will be approved over eight-year planning period. Cupertino's Zoning Ordinance permits second dwelling units on lots in Single-Family Residential (R-1), Residential Hillside (RHS), Agricultural (A), and Agricultural Residential (A-1) Districts. Permit approval and architectural review are done at the ministerial (building permit) level. Consistent with Government Code Section 65583(c)(1) and HCD technical guidance documents, the City is applying the second unit estimate towards its moderate income RHNA. HCD has indicated that second unit affordability can be determined by examining market rates for reasonably comparable rental properties and applying these rates to estimate the anticipated affordability of second units. A review of rental market conditions in Cupertino conducted for this Housing Element found that the average cost of a studio apartment is $1,608 and the average cost of a one- bedroom apartment is $2,237. These rental rates are in the range of moderate income rents as determined by HUD (see Table 2.15: Maximum Affordable Housing Costs, Santa Clara County, 2013). As these units are comparable in size and occupancy to second units, it is reasonable to assume that current rents for second units fall within affordability levels for one-person moderate-income households. Therefore, second units in the pipeline and the anticipated 32 second units are credited against the moderate income RHNA. Furthermore, recent research in the San Francisco Bay Area has found that a sizable fraction of secondary units are rented to acquaintances, friends or family, in some cases for free and in other cases, for reduced rents10. This research suggests that second units may in fact be a source of affordable housing in the City at affordability levels lower than the moderate-income level they are credited against. Applying the projected 32 second units toward the 10 Chapple, Karen and Jake Wegmann.Understanding the Market for Secondary Units in the East Bay.UC Berkeley: Institute of Urban and Regional Developmental. Oct 2012. B-1 2 8 HCD REVtEVVE�? DRI�,�r'f'HOUSI�IG ELEMEPJT 297 Appendix B Housing Element Technical Report moderate income category is a conservative approach, and is consistent with State law and HCD technical guidance documents. With these credits, the City has a remaining RHNA of 1,002 units: 356 extremely low/very low-income units, 207 low- income units, 196 moderate-income units, and 243 above moderate-income units. � ` . e � � e .P%r. ^�p d. :'�� , f '�� 5 ir�. �' � '�' " . _ �f � f � - ^s� ] ifi �1,, .�� .., d 00 ; � '`��i '�"� 4. �B � �*:' O O� - t . t r :i'� Y.."�c i( .- -. , y ��.'�� ,� . ; j • �� 1'�• ��' �' �e' . : r : .:-�, ,.. .. � ; :.� � � �' ' �-'� � a « ' ,.` :- �.- ��f� p�- . • O o� O ' i � e � 6., w6� �.� ��'� '8 � �� 4 � Q�e .. �l O' �e i , � . � 4, • ( ^� k h � �`Various S�ngle �amrly Units � � I ' '14 � 14 ' � {Building Permit��..::::: ..: ..::.:...:: ..: .:...... : .. ....::.....:.. .:.:......::... ........::>....:.:.:..:.. ... �. .:....:......:..:�..::::�:.:<.: :j. . . ... . ....... . ( `°� Various Single-Family Units ___ ___ � __ � 6 � 6 � (Planning Permits) �....:..:...:::..<::._..:._:::::,.:......:,__.:-_..:::..:.::;.::.:,:;.>::.::.-. . <: .. . ;, . ;.:::::::;::;:..: . .. :�:, t�::>::<:=.::.;.;:-::-:::<:.:: .,:,> ::Multi Family:Un��s�Planrtrnng , 7 7 �;:Permi�s) , , , � ....... ._... . .. s . ..... : .. .. ........ . . ..... . . .... ... � � �� Second Units Permitted ___ � ___ i 3* s 3 Buildin Permits --- � ( 9 ) � � __............................:�......_.....................................:............_._.............................:.:.:.:.:.::..:.:.:. _.:....................................::::.:.:.::::.::::,....._._.............,.....:.:...:.::::::.::.::,-..::.:::..-:.,:::::.:::::.::::...,.,::::::::.:,::,:::::::.::::• �:;;::;,;.::::.:......:::::--.-:::.:;.:,;,..;:...:... ...,.:.. .:::..::;_::::;::::::.::..;:.:.:.::.-.:.-.;:..::;:;::.:;;.:;,.:: �;:Estima�Ced Second Uni# �' � - � 32* i � :32 �Produ�t�on � :.. � ,.<.. :. ;. �.; :... .:..:.:::::: :::>::::,... :: . ..... ..._.... .� . :....:...... . . .:....:. . ... . . .. ... � .. .:. � ..: �, .:� R � �Total --- ' --- � 35 � 27 62 � _............ _._........_.................. .. _.._...._. _.............._................................... ......._.........................................................................._�........_._................................................:....._._.............................:..................:.::..� �. ....:.:.:.:.:.::. ....................... ..........................._........_................:.. �;2014 2022 RHNA : �5& t 207 � 23'1 � 270 1,064 � �: ; ., ..:....:_..:.,�:.-.::.... � ; ::... ,:.:..;..::.:.::..�....:.::.:.....:-: . . .. ....... .. : . .......: . ... _........... � .. ... ::�... ...:....::.:...... . ... ..: �.::.....: .. . . �„ � RHNA Credits --- --- { 35 E 27 � 62 � � _...................... ..................._................_...._...._........_...�............_......................................................,..............._ ....,....:..,.:..._x............:...............:.,.....:..................__�..:::.:::_:::::_::.:::::..........::_:.....:..:,.:...::.:,.... _......................._.........................._..,....._�.... _..........................._................._. ............._...................... ....................:......_.........................,.:..:....:. _.:........ ...� :;r..,::,::--r:-::;::::::.c.::::.:::::...,.:... :.;�.;�;::.,::::>-:.::<:::..:.:t.::.. :r::-:::;::;..-.. , . ,. . ; ;:.:..:;.;::- . .. :::::::.:;:::..:..:.:..:::.::.....:.:::;:>z �;Remarnmg 2014 2022 RHNA � 356 � 207 � 19b � 243 �� 1.,002 �� ,w�w�.,w.�,��,m.,.,.�_..�..�,,,..,�.... �.�.....�,��.,,..n�a„�.r.�?�,..� �....�,.,�Yx.�,ti�.. �w,�,��,..._...b,. ,.e�.�..�_�..,.,.�.,�.�,wx�,��..e�.�,�.h�„��.�...�� ...,�,.,µ w_.�,�.�,�M,.,.�w.�.. Source:ABAG Regional Housing Needs Allocation,2014;City of Cupertino,2014 Notes: *These units do not have affordability restrictions.Market rate rents and sale prices for similar units fall within fevels affordable to the households earning moderate incomes(81-120%AM!)and are allocated as such. HCD REVIEWED D�AFT HOUSIk�3G ElEMEI�T �-1 2 9 298 co � n� u � i-r� visio � 20�0 City of Cupertino 5.3. �eSBC�G'l1�9e'�I C�1��C9$,/Ar1dIy�9S Nle�hodology Lil<e many cities in the Bay Area, Cupertino is largely built out. As a result, opportunities for residential units will be realized through the redevelopment of sites with existing buildings. City staff undertook a deliberate site selection process to ensure that future residential development on the sites would: 1) have community support (see description of community process below), 2) achieve community goals of affordability and walkability, and 3) create a livable environment for new residents and neighbors. To ensure this, sites were selected based on the following criteria: � Proximity to transportation corridors o Proximity (preferably within walking distance) to amenities such as schools, neighborhood services, restaurants and retail • Ability to provide smaller, more affordable units; sites were selected in higher density areas to achieve this � Create a livable community with the least impact on neighborhoods; sites that had the most in common with successfully devefoped sites were selected o Corner lot location; such parcels provide the most flexibility to accommodate mixed-use developments and avoid impeding parking and connectivity between mid- block parcels In addition to the state-wide criteria that HCD uses to determine site suitability, the Sustainable Communities Strategy/One Bay Area P.lan contributed additional criteria regarding what makes a desirable housing site in the ABAG �-1 3 0 HCD REilt�WED DRA�T i-lOUSIf1lG �L�MEiVT 299 Appendix B Housing Element Technical Report region. The One Bay Area Plan is a long-range integrated transportation and land-use/housing strategy through 2040 for the San Francisco Bay Area. The plan focuses . development in Priority Development Areas (PDAs) which are locally designated areas within existing communities that have been identified and approved by local cities or counties for future growth. These areas are typically accessible to public transit,jobs, recreation, shopping and other services, and absorb much of the growth anticipated in the region. In Cupertino, a PDA is located along Stevens Creek Boulevard between Highway 85 and the City of Santa Clara and along De Anza Boulevard between Stevens Creek Boulevard and Highway 280. Key criteria in the Sustainable Communities Strategy/One Bay Area Plan include: • Location along major transportation routes with access to transit or within 'h mile of a Valley Transit Authority- designate PDA a Proximity to employment and activity centers • Proximity to amenities With the selection criteria in mind, City stafF conducted a thorough study evaluating underutilized land in Cupertino. These parcels included residentially zoned land as well as other designations such as commercial and mixed use. Comrnus�ity [r�voi�+ernent To ensure that both community members and property owners support of the Housing Element—and sites inventory in particular—City staff engaged in an in-depth community involvement process. The inventory of residential opportunity sites was developed in consultation with the Housing Commission, Planning Commission, City Council, and members of the public. The Housing Element and sites inventory were discussed at 12 worlcshops, study sessions, and hearings in 2014. At each meeting, EiCD P.EVIElN�D �CaAFT HOUSIiifG ELEf1�1E�1' B-1 3 9 300 COIV� 6ViUNITY VIStON 2040 City of Cupertino commissioners and council members, as well as members of the public, discussed the inventory. During these discussions, several sites were removed and new sites were added based on input from these various stakeholders. Decisions to add or remove sites were based on realistic expectations for sites to be redeveloped within the planning period. In addition to consultation with various community stakeholders, City staff reached out to individual owners whose properties were identified as housing opportunity sites. Each afFected owner received a letter informing them that their property had been identified by the City to be included in its Housing Element as a housing oppor�unity site. The letter provided information about the process and the opportunity to provide feedback or express concerns. The sites with property owner development interest were evaluated against the criteria described above. Sites that � did not meet the criteria were not included in the inventory. Sites where the owner objected to inclusion were not included in the final inventory. While residential development may occur on other sites not included in this inventory, the sites ulfiimately included in this Housing Element are those the City believes have the most realistic chance of redeveloping into housing within the planning period. As a resuit of the community engagement process, the sites inventory represents a list of residential opportunity sites that the community has thoroughly reviewed. �3-1 3 2 HGD REViEWED �R��7 HOUSIiVG ELEMENT 301 Appe � dix B Housing Element Technical Report �eters�ination of �2ealistoc Capacity Sites inventory capacity must account for development standards such as building height restrictions, minimum setbacks, and maximum lot coverage, as well as the potential for non-residential uses in mixed-use areas. A survey of recent developments (Table 5.2) indicates that recent multi-family residential projects have built to between 82 percent and 99.5 percent of the maximum allowable density. To ensure that the sites inventory provides a "realistic capacity" for each site, estimates for maximum developable units on each site are conservatively reduced by 15 percent. � � � € ,� ��.��>� �.i;�, "« ..�� j I � '� } '. � � '�.a � . �; � �. � � �` ` i �i� +� ! ,�y�''' y„�`+ � �'�� , { ,:- , , -:. . �� . '��...,. , � , �.�� . •r., a�. ..- ' E. . , ,,'�� .' � �..: yn o .� : . � '. r � ,t �� r'm � -� i � _.. . .�O o� � ■ ' O . . , � ��' � B 8 m � � �� 45s I '" � � @ A s p �ry � s I� 1 "a �J .� �,�`�. .��,�( � �M.�'�. � � � r @ 6 Y � °a.� �'� �Y ,�:' "S�u.�'� �i � ��yw ��6`+�e e #�"� ��7,}yr �r .;'�*`'�''� .,�7�.+�,' �e�.: a � " �[ , , . . � ��1{� � ��'w`t t��. �- 7'r F *'� '�'€"°'h e�{i ,�4'� 1�'. ,S. ,' u�w. � -8j� R �,` �. �:±Y.. _ .t,. C�„ ..i F ,..a..,�, ��, , � . m � . �� .s � �� , � Site Area (acres) ^ � 5.9 � 3.24 1.6 �# 1.0 � 3.3 s � i � ! . f �Max Densit�r ` � 35 � . 25 35 � �5 � 3� � �dweHing.urnts per acre) .� . ..: r..:. .. �. ..... . r ;. .... . .......... .. . ..:. . ...:..... �.. . . - ; ,.: � Max. Developable Units � 205 � 81 56 � 25 116 � + � ' ` ` � ` � ` ` � � � Atfual Units Developed � 204 , ` 74 � . 4b ; ; 23 � 107 � : ° � }:.: . ......: . . . .. .. ..: _ .. . < ,. a. .. < f. ' :: ...... '. � .: .....:: ....... �Actual/Max. Units t 99,5/o � � r ° � 91.3% 82% ' 92% 92% ___�.....................I:......................................_.._.:::.:::::::................................................::.:,.:,.::-:,.:........_._...:.:..................:.........................:::.....:,:::::::::::::::.................:.:..:-:-:::-:-�. I �Commercial Sq Ft as /o E o- o o � o � � �of Total Scj'w ft � ; ��/a �. 2l6 � NA � $/o `i 4/o , � .,,...N,�,3�,,.w-,..wo.w .,,.v....,..�..�......m,,.,. ..,........ . ....._.._..,s,.�...�,r ,..w,,,.,..a.,,.. .a,.,...,....A.��,...�...,...,r '`..,.,..,..:. .._,.,,�_.._,,.,.,,.«.,,,.�........... .�.�.,,., ,.,-,..s,.,v,,.,�,..._.,,.,,,..��.,...,o-...,.,.,n..,..�.,,vw:� Source:City of Cupertino,2014 Because of the desirability and high value of residential property in Cupertino, developers are reluctant to include ground floor commercial space in residential buildings, even when land is zoned for mixed-use development. The City must often encourage or request that ground-floor commercial space be included in projects and commercial space typically represents a small proportion of the total HCD R�VIEWED DRAFT l�OUSIE�IG ELEiV9E�l� B-1 3 3 302 COfViP�/lUll96T1' i/I � IOLv 2040 City of Cupertino development. Staff anticipates that this trend will continue, and land zoned for mixed-use will achieve residential densities at or above 85 percent of the maximum with ground floor commercial space along the street frontage. This trend is evident in the three mixed-use project examples that contained ground floor commercial development. The Biltmore Adjacency, Metropolitan and Adobe Terraces projects are typical mixed-use, multi- family developments in Cupertino. In both cases, the commercial component represented a small portion of the total square footage (between 2 and 8 percent). Even with the provision of ground floor commercial space, these developments were able to achieve 91 to 92 percent of the maximum allowable residential units. The height limit of developments in most of the major transportation corridors is 45 feet at the minimum. Based on the development experiences at the completed projects described above, the density assumptions for mixed-use residential projects at 85 percent of the maximum allowed is realistic. The assumption that sites will achieve 85 percent of the maximum allowable density is also realistic for sites that allow for a variety of uses, including 100 percent commercial development, in addition to residential development and mixed-use development. This is because of the high market value of available properties for residential development. As discussed above, the desirability and high value of residential property in Cupertino encourages residential or mixed-use development over exclusively commercial development. All five example projects presented above were developed in a zone that allows a mix of uses including exclusively commercial and ofFice development, further demonstrating the strength of residential development over commercial development in Cupertino. �-1 3 4 NCD R�Vf�WED DRfa�7 HOUSIk�lG ELEMEf�IT 303 Appendix B Housing Element Technical Report 5e4.��si�en��af Sb�es lu�v�r�tory - Scer�ario A Cupertino has residential development opportunities with sufFicient capacity to meet and exceed the identified housing need (Figure B-7). The opportunities shown in the sites inventory consist predominantly of underutilized sites that can accommodate 1,400 residential units on properties zoned for densities of 20 dwelling units to the acre or more. The sites inventory is organized by geographic area and in particular, by mixed use corridors. As shown, sites identified to meet the near-term development potential lie within the North Vallco Park Special Area, the Vallco Shopping District . Special Area, and the Heart of the City Special Area. As indicated in a market study completed in 2014, there is a healthy demand for new housing and long-term trends indicate market potential for additional development in key areas throughout the city. The 2014 market study further found that existing demand is greatest for smaller, more affordable units adjacent to services, retail, and entertainment options. All sites in the Housing Element to meet the RHNA are identified on major mixed-use corridors, close to services and major employers. As demonstrated previously, City leaders have a strong record of supporting and facilitating the development of residential projects in mixed-use areas and of intensifying residential uses where appropriate within the context of the general plan land use allocations. Regulatory standards, including the revised Density Bonus Ordinance, are intended to encourage additional residential development on these sites. Altogether, the five sites ensure that adequate sites beyond the remaining RHNA are provided for in the planning period. A parcel-specific listing of sites is included in Section 7.3: Sites Inventory Table. Four of the sites in the Residential wCD REVIEI/VED Dd�P�F�'FiDUSI�,tG ELEfViE�9� B-1 3 5 304 COiV1n/1UNITY V1S � 0 �9 2040 City of Cupertino Sites inventory may be developed without a Conditional Use Permit with the number of units identified in this Housing Element. The City has identified one key opportunity site that will involve substantial coordination for redevefopment (Vallco Shopping District, Site A2). Due to the magnitude of the project, the City has established a contingency plan to meet the RHNA if a Specific Plan is not adopted within three years of Housing Element adoption. This contingency plan, called Scenario B, is discussed later in this document (see Section 5.5 Residential Sites Inventory - Scenario B). �llor�h �/allco Park Special Area The North Vallco Parlc Special Area encompasses 240 acres and is an important employment center for Cupertino and the region. The area is located in the northeastern corner of the City, bounded by Homestead Road to the north and Interstate 280 to the south. The area is defined by Apple Campus 2 and the North Vallco Gateway. The North Vallco Gateway includes a medium to high-density multi-family residentia) project east of Wolfe Road and two hotels and the Cupertino Village Shopping Center west of Wolfe Road. The North Vallco Park area is envisioned to become a sustainable office and campus environment surrounded by a mix of connected, high-quality and pedestrian-oriented neighborhood center, hotel, and residential uses. The Apple 2 Campus is expected to be a significant catalyst for residential development in this vicinity. The area accordingly presents a prime opportunity for redevelopment. Site A1 (The Hamptons) Site A1 is located at the southeast corner of the intersection of Pruneridge Avenue and North Wolfe Road, adjacent to the recently approved Apple Campus 2. The site is comprised of two parcels totaling 12.44 acres and is currently occupied with a 342-unit multi-family housing development B-1 3 b HCd REVtE�fV�D DR�FT FiOUSI�dG ELEMEN7 305 A.ppendix � Housing Element Technicai Report Figure B-7 Prioirty Housing Element Sites - Scenario A Applicable if Vallco Specific Plan is adopted by May 31,2018 ff Uallco Specific Plan is not adopted by May 3?,2018,the designated Priority Nousing Element Sites will be as shown in General Plan Appendix B,Section 5.5:Residential Sites Inventory-Scenario B. 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'f �',�,.; � �� City Boundary �:�'-'!i ' Housing Elements . ....., . .. ;: Sites ----- Urban Service Area Boundary�-w-��A Priority -- Sphere of Influence Development Area (PDAJ — Boundary Agreement Line £��,�p�;; Site Number:Realistic �:� Unincor oratedAreas °"";'� P Capaeity.Nom:ne�r��m ca pnclty Is gene211y 8590 0( 0 OS 1Mile m+�mumc.pac¢yeimwed Special Areas � D 1000 2000 30D0 Feet � �'�;�'�k�:':��`t; Heart of the City 0 500 1000 Mecers � '� � �a}�if3`€ North Vallco Park ��Vallco Shopping District �iCD REVIEWED DRAFT f�OUSIt�G ELEM�iVT B-1 3 7 306 C O I!A B�l1 U �OB I T Y 1/I S i O RI 2 0 4�0 City of Cupertino and surFace parking lots. The site's property owners have expressed interest in redeveloping the site with significantly higher residential densities than what exists today. Such a redevelopment will create an opportunity to reduce vehicle trips for employees living within walking and bicycling distance to this regional employment hub. The property owner has publica(ly voiced interest in redevelopment of the property to provide additional residential units, and has issued a letter indicating this intent to the City. The site has a land use designation of High Density (greater than 35 du/ac), zoned Planned Development (P [Res]), and allows for a maximum density of 85 units per acre. The City has approved increased heights to facilitate development of the Hamptons property at the densities identified. Assuming realistic capacity of 85 percent of maximum density is achieved, Site A1 has the potential to yield 600 net units, for a total of 942 units on site. The close proximity to major transportation routes (freeway) and adjacency to a major new employment center (Apple Campus 2), coupled with the high demand for multi-family residential units in � Cupertino, make this site ideal for intensification. < < � � a � � � � � � � �.� , .. z . f �a---�r'+. �.Y � a � _ +' a t �� i 'E f� �, S�c r � h �k4 � �s �� `�z'�-� - k f '� �L a r y k ;+� a .�t �d k �,p e r. V,� �X��`' . f T : hf A 1 �i k f ( T`"1'ly ( 4`� Y. f� ' `�f 1 #: r i a ,,� �4? z. ��. '3N � � u�N 3�. 1.I �. 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Site A3:The Hamptons �-1 3 8 HCD REVtEWED DR�FT HOUSING ELEMEf\!T 307 ,4ppendix B Housing Element Technical Report Vallco Shogapang Distr6ct Special Area The Vallco Shopping District is centrally located in the City. The property was originally developed as an indoor mall in the 1970s for retail uses, anchored by Macy's, Sears, JC Penny, and AMC Theaters. The property has been remodeled several times since it was built. Despite being the largest retaii project in the City, the Mall is largely vacant, save for the anchor tenants. According to stakehoiders interviewed for a retail strategy report completed in 2014, Vallco represents not only one of the best-located properties in the City, but also one of the City's largest redevelopment opportunities. Site A2 (Vallco Shopping District) The Vallco Shopping District is physically divided by North Wolfe Road, but connected via an elevated bridge. Up until 2014, the approximately 58.7-acre site was divided between five property owners on 14 parcels, representing a combination of investors and anchor tenants. In 2014, all parcels of the property were purchased by a single developer who intends to pursue a Specific Plan and redevelopment of the site. The 2014 retail strategy report noted that there is an oversupply of mall space in the United States, which is affecting Vallco`s performance. The Mall operates in a competitive environment with successful projects to the north (Stanford Shopping Center), east (Valley Fair and Santana Row), and south (Westgate Shopping Center). In addition, the nearby Main Street mixed-use development will add an additional 125,000 square feet of retail, further contributing to the market feasibility of alternate (residential) uses on this site. To revitalize this area, the City envisions a complete redevelopment of the existing Vallco Fashion Mall into a HCD REVIEV�lED DRAFI'HOUSIk'�G ELENiEiVT B-1 3 9 308 COMMUNITY VISIOR� 2040 City of Cupertino "�§�n�,k �� y �.��;: , �'l s�10 I� 7��lt��',��4a4�y �Y ' ),�t ti�" ny z�'��,� L" ,� � ,�,,`{,�yr'�'`�' {a� ^'p��1'-�ii;� '�tu�'i"�t,��A.�y�`ia� .. 9 'v��7Y^'y;�i+��i�,l�l,��''p`��x�{��'�ii��' �w u��-`� � '��a.� a��"_ � ��' , �.,'. � . � � � � � �.�. s f s.sy'��€`�uk � �'�t�,�S�t�� _ ^�x . � �r'�+�tr � �� W;rti � l{ �q�r� s s � y ` ��a''�aM'";� 4 �� i 1 m�S`n(�,,N?v,�a f t�l n r t ,?r'-Da � 1 G`p�`� � �..-r ,..;� t i'4a� �� l��rl��`�`tf#d}�� 4�h 4 � ,i,�.�' k.1�}�'�bf 1 � _ M,rb* +�" � .. 3�"i lfi �'i J�'I� r �4:� ,� {: d' c\y} �.� t,� E . �. '�i'} ��s';�zw�� ' �',t'�`-u�5'�)�y 1 �! x m P ,N N -.. . � �#^ �-� tt r.t kll �l d4�i �,r ,r}�� aa tl t�� T�m. �° N �.�"� .y.�t f�a � �s'' sL- �i��f�"�igi.'tS �x} r s `"rtA f I'' Y. 7� � �5d H'�$� � �^ �. 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'r F� -a•�,k /�n, 5 py,o ,'�'`^6 ��C k. {�� ) � v�°�"tl�}.i� I { 'h �'� r Y �i` �" 1k�r��'"� � � �Ywi, i �' �`k ��t,y�...F �"t,�� :�, +,„ k • �„w�.�� . ,�5+, � �;t ��a f��r�k �� 3�+1 ��'�� .9 5M'S�#'rvT*- . ,.,� '� (�� Y��*" t °�" � �c�.� ��'�� ,�f��fi��i�„�'�� k.� *rd.�� `+�v ,, •'�; q �'�ki`,s i,' k� ��M�i��''��c'�� ,�,q a«''+{g1� ,� �� .�,%"� .a�'.. `+ �.;.� 4,�� :a�t*r ��av�ti�.��;��i�. ir � , r �d . �. _�«'.y�- . +�" �a /�. ru � � �J�, �.P� �yi.,a� rr �.;c�.•>�'s� _... ., . .. .. �� . �M. .-�r. ., . ; -� , a.. ... f' � ��` '..� � a � .��y,�� 7 : �� r �� . r� � �� f.��h .�,i � �� +e � �r �� r m�� sr �� av n r"� r�' u. s r r �� 3� n�� -� ,�� .� a� �a� � � �� *� a�"'fi "� �- � ��j�4�'��`ar �.�� "� � ��s �,�, � �'�, �' e µ Y � �1 , 5 � !� �� r�, � �s �� °u �"" ,�� , Xa� �� ''�dE��"a��'�' }�'b n � u�r r�,� , � `�`5�}'�r� ,��;s�"��y�r�r�,�1`,� �'r ��^�d, �-, ' �,bt�,h t �� .�.�#'��'��_" �:�y�� r��'�r��; �'�r�� i�� u�� r � �.s t `i a3 �F � d i k`� �� -, ,� r+t� s� ��,�� '��4� t.� � � � 11 l� �. �c� t��` +)t >t:. ,� � '��5 � �t. � � � c" `�"� '� �`�'�s��`��`��s�l a�1�� 1"��t��a� +��i�� ^�c��,, � - g� � �b {�y�,�3�x�� 4�f�'�a"""� � 9 5 � ✓M'� � b4� q.�l��' lJiti t � �4 � �k` �v ! a' �C�� " t 3 �`3`�� ` �_��.. ;Y � 5. �2,�,�if�,'��t Y�5��. � �� IR� r '^� t„�. �`''�M' "1�}t'� 4.5`( ,.r",�` � � , . '� �g4.�{3 5�:�!� �1 �,� � �� a � '�'` v ,��`�„ �'�,1. 3 �` � kJ�� 'A� au � . ,�� ry '*7•�p �;1'�.�"�' S-��"�`�'��,i BX�m?-�'�'�` �� x TM��. '+Y?'; � Y�*,�.,'ry y �'�rv�� "'u� -��"�'� a z x'�7A� � �� ,t - , �' ��p�� i�Y��, r��3 ��fn,�}'(€ty�p� 'f"aq�M` � '�` �� M1�`sYy},t� 9 4 z '� '�k��'zn� tv+,�e�t'�it �k.. '� n. .aJ,�4,�`�C�,�" �$t r�'Y� . �'',C�r��,�,� _ AR�ffr"�I ��f%1 +u�' ��%}��,� �} c;.m tf, � �¢v"� ir,. �� k . - �ta ,�� h(�_ w -��.:�� «r;: . ra. r A.� �. �i,. • �,�. ��. . . � ,, � � = .��.'�y '�� a44'. ..r � $ :� . . � .t�'J,. ''q��. ,:�, o� +°�»54 o2S, � "GY;,� .m� ;� �?'�t'�': �i �.y�g " q�t��.,'� .� s � f�� r.. ` , t c �' � ,,�; . .;.^ � , ..�. ' ' , - . . � 5. .:� tr «,t . , i r..., 's"".,Y�+,��:�C� �� x�c �e � � � � a b; �' � ,,,�;.y �+' �t i vs. "� . � r�3� �� hb��`�d "`� " � �� r.�xF �;,� ��'�,�",. k• - �n'�'+=,:d3 Site A2:Vallco Shopping District vibrant mixed-use "town center" that is a focal point for regional visitors and the community. The site has a high potential for redevelopment due to expressed property owner interest to redevelop, high retaii vacancy rates, close proximity to major transportation routes (freeway), and the potential to provide a considerable number of units at the site. The high potential development capacity and close proximity to two recently constructed mixed-use projects (Rosebowl and Main Street) further support redevelopment of the Vallco Shopping District and the inclusion of this site in the Housing Element. The site is designated Regional Shopping/OfFice/Residentiaf B-1 40 HCD REVIEW�� DRAFT HOUSING ELEMEiVT 309 \ Appendix B Housing Element Technical Report in the Generaf Plan and zoned Planned Development with Regional Shopping and Commercial (P[Regional Shopping and P[CG]). Strategy 1 provides that the City will adopt a Specific Plan for the Vallco site by May 31, 2018 that would permit 389 units by right at a minimum density of 20 units per acre. The zoning for the site would be modified as part of the Specific Plan process to allow residential uses as part of a mixed-use development at a maximum density of 35 units per acre. If the Specific Plan is not adopted, the City will schedule hearings consistent with Government Code Section 65863 to consider removing Vallco Shopping District as a Prioirty Housing Site and replacing it with the sites shown in Scenario 6. Heart of the City 5pecia{ Area The Heart of the City Special Area is a key mixed-use, commercial corridor in Cupertino. Development within this Special Area is guided by the Heart of the City Specific Plan, which is intended to create a greater sense of place, community identity, and a positive and memorable experience for residents, workers and visitors in Cupertino. The area encompasses approximately 635 acres along Stevens Creek Boulevard between Highway 85 and the eastern city limit. The Stevens Creek Boulevard corridor functions as Cupertino's main mixed-use, commercial and retail corridor. A majority of the Heart of the City Special Area is located within a Priority Developrnent Area (PDA). PDAs are the result of a regional initiative that identifies areas where new development will support the day-to-day needs of residents and workers in a pedestrian-friendly environment senred by transit. PDAs are critical components for implementing the region's proposed long term growth strategy. The level of growth in each PDA reflects its role in achieving regional objectives and how it fits into locally designated priority HGD R�VI�L�VED DRAFT i�OUSfNG ELEft��NT �-1 41 310 C019� �VIlJfiIITY VISI � �OI 2040 City of Cupertino growth plans. Cupertino's PDA area, shown on Figure B-7, includes properties within a quarter mile of Stevens Creek Boulevard from Highway 85 to the City's eastern border and a portion of North and South De Anza Boulevards. To meet the RHNA, three sites encompassing over 15 acres have been identified within the Heart of the City Special Area boundaries; these sites can accommodate 411 units at densities greater than 20 units per acre. Two sites are underutilized infill properties, one site is vacant. For underutilized parcels, the age of onsite buildings and the parcels' improvement-to-land value (I/L) ratio suggest that these sites are prime opportunities for redevelopment. In addition, the redevelopment capacity of identified sites is predicated on interest articulated by property owners and recent development approvals in the area, including the . Metropolitan (107 units), Adobe Terrace (23 units), Main Street(120 units), and Rose Bowl (204 units) mixed-use projects. Site A3 (The Oaks Shopping Center) Site A3 is located on the north side of Stevens Creek Blvd between Highway 85 and Mary Avenue in the Oaks Gateway within the Heart of the City Special Area. The site is comprised of four parcels (with two owner entities that function under the same ownership) totaling 7.9 acres. The site is occupied by the Oaks Shopping Center, which is comprised of various small-scale commercial and restaurant tenants. Although the Center is in relatively good condition, it was originally constructed in 1976 as a single story strucutre with ample surFace parking, and has a resulting low floor-area ratio. The I/L ratio for the consolidated property is estimated at 0.31. The property owners are very interested in redevelopment of the site with a mixed-use (residential and commercial) product, and have issued a letter indicating this intent to the City. The zoning for this �-1 4 2 HCD �2�VtEW�D DR�o�f EiOUSING ELEiViEi�`i 311 Appendix B Housing Element Technical Report property allows residential in addition to commercial uses. The site presents a strong potential for a redevelopment project that includes residential units based on its large size, potential residential capacity, adjacent freeway access, and location adjacent to residential development. A retail strategy report completed for Cupertino in 2014 identifies the Oaks as a site well positioned for redevelopment, perhaps as a retail-residential mixed-use project. Its location on Stevens Creek Boulevard adjacent to Highway 85 and in the Heart of the City District makes high-density multi- family residential development feasible at this site. Several relatively high-density mixed-use, residential projects are �'E�x,4'�&SY'��i�+ia�`t(q'�$:�.,{'�' ��t .:�::�fi�.5.��?k� �� fxi�`'+T� �F+i,�'y��t M.�'f F�'' �'7"�a`a"�c'kh��",v^'�3��d"ti F��`rt,�A,4��FS N�5..�.� � '�V��.z�`�"'�'��„�� +��r �"}�'F��-a�k"�.Y�q�t'��, V�k'`�,.:1.,�g cF�€�:4.,t�3 rkt.pn d 3�.TS �!ir<��ay`y�r:�_, .*r, f �,a��.:e''�'c 9'"w��.;�"' f� yi K�",es,yd y4� � , ��A��k�-.. e,�f}t'3�ay.5f.��' '� ,�+"jri�. .. I t ,,:.� +�o< �� -'� �,u`��-��q�, f c r � ,�h' FF`'�°" 'k �"'��L` �� .. � r"� s� �. '�e�r�3 *��, �: � ,�f ;.4��,��, �Y', ..',, s� � `�. h�. a s� r J.g�;��,4 ,, ��. �i�. . 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M' ' �.� t��'t�' ��4'4 o-� � �C�� A �.X,`" a a,�i�� (, �� .f' ) 71�3`'4+.rc��T+ n '�' P�%Yii'� ;a S. .k ��q �, i t , � � � � - .,- .. �, . _ „ n� : � , �...,,. . � .. . � + .k x� .. .,.. �, : ,., , . d t;¢, {., � a a.., .�_ .- b�P" ,M� . , . ., � . . �" • ,. ``" �h�� # �� W $ ' 1 �� : J w�k *� ��;"��t'' �`� a�r t e': ��" �`.�b '�' � `2� ,"�°�'a��rl` vvh �a�+�`��5�' t'�ys. r�r b �� { , �'.. u� ; r �p�'��Y�,� ��+�� `�z �'��. ��. �,�.' � ��f �r�.� tsr i�`�w� �`q�,� 'k.�f��'��-��-�s��'�`�,=„J'x Hs y t ........_...._..........:... .H,,�'*'^'P*� a G�"��'�;ir'�hz ��-'r� t _ . , +r�—��;un�,�",er,�4 a�' �. -� ..._. , x w� ,�-�.;�. . ;v��7i�"� �� i� ,;�s��^��'�'��FR,3""��a't,�,,� �c�a��.`s ��u�,t'�1r'�'��.. �'�i �:�re"'� ;�: y��. x. .: ..�s�3 ,:� �'��', - �+'�'�^r��:;'°�S� � ��+�..i�.��:h,�w}vwr .�-,��"°'� �'•'�Y: �.. � "`. • ..u��s�. �""� w» ,Y w � i.� �y». '�*�$�-e �,Mum� "y` �9 . � �� y, �f 39"'� �'�, ��' 'e'�� , �' ,., „y . �, „ �, � '�ti x . u� �, s�� t - �" . . . p , a1 �� `��`�'�n'�� ., � �� r r ` ;, � ``4 ` , „� .. mc1�.��.. . ....'�.�..�.�.0 �"�i��.�u .. , ..i.�...:i. � . �� Site A3:The Oaks Shopping Center in close proximity on Stevens Creek Boulevard. Site A3 is located within a Priority Development Area. The site is designated for Commercial/Residential in the General Plan, zoned Planned Development with General HCD REVIEWED DR/�FT HOUSI�G ELEMENT B-1 4 3 312 COMn/IUnlITY VISIOiO� 2040 City of Cupertino Commercial and Residential (P[CG, Res]), and allows for a maximum density of 30 units per acre, Site A3 has the potential to yield 200 units. Site A4 (Marina Plaza) Site A4 is is located at the Bandley Drive/Alves Drive intersection near the Stevens Creek Boulevard and North De Anza Boulevard intersection, a major intersection in the North Crossroads Node within the Heart of the City Special Area. The site is comprised of one large (6.86-acre) parcel and is occupied by a single-story commercial strip mall and surface parking lot. The primary shopping center tenant is an ethnic grocery store. The site is considered underutilized given its prime location at a major intersection and along one of the major corridors in Cupertino, in close proximity to services and public transportation and adjacent to existing residential neighborhoods. The location and configuration of the site allow for access from Stevens Creek Boulevard, North De Anza Boulevard, Bandley Drive, and Alves Drive. The property owner has expressed interest in redeveloping the site to include residential uses. The maximum density permitted on this site was increased in 2014 from 25 to 35 units per acre to facilitate this type of redevelopment. Site A4 is designated as CommerciaVOffice/Residential (C/O/R), zoned as Planned Development with General f�"Ti{r �. p,� � s �.T r hr§� a 37 .�: .q ;�.:$,,� :. i r�'�i�., �.c c �'� �` i�T''��n�.� �r� (ta � �11 t�ar� !r'i� ''� '. ,� � :� w �'� �, � �� :, a.. � r r �-.f�i . ��tbg 5 x r�lr t'4" t (`r�;'? �i �<, � �,4 3�` �'�.r a E vy��"`�f z K 7 r �" �� a ti� � -� t y .. i � r � �) � � '�C��.y��+_,,, s d �; � � .�� .��r .�'�' 7� s . � i - �5�� » �v t y �`. . ��,�y-�3'�' �t� E� �.K r� F+�7 j x } r '*6 .y � r ..y Ig f � a ��i y �J� a�: -y s h 4�Yd. �r§�� .t� r� a k 3 i �- {��j'y� l' � `� �,,.; 1 :ll r'. ye��ny(.�y'ES � "� ' `�X...:. �F . :,? 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"""a � �h��}��,4',3��M'� �"'� �� .�„5�>^�' � �' `k$ � ,H e�ci.'�il ,,�w`�r !� '''�'�'-ck�0.-�"4.w-ii 4ra.. �', '�� ,�,`�,,�4��'tzl $"`s:s��,��.��1{'(�'��'�N4A �4Y+ �a��k �i�tq��.., � � �.�,a'r �r ..��;�, ar"...��r .^j� 'a� "�,�r;ua�,,vP�< _ �,. M}� z� .�„�„. r � ��a �,x�t' � �, r� i � �,��w+—.� '��""�. a �.s� 'a� '"''�'"r� � � �,`s;��rr�� d�F,uF�S�,��x z,: � a i:i fr�zsr�4:� r 'E"�n� i��j a �'f �:ar++�e�,j� ary,��,r ' �t�' � -�. � . . �C 4 n�s,> k w,x" �. � � �.+,t� �(v. v� .:� �'= .. , �e, �^� �"C s ,� t ..� �. t��e� �. .a� ,f�1' S.aG�g� v`�s '�` >. "�., u,�-�.�. ��✓""� r'..x r�,d,�ar,. .`a.=.U��''� �� 'vi"��'s'�'i�� M�'S'��';�at r �>- 1�rfi�i� �..ot � �,,� ,µts T°.'4..��r�r'��'�� r a� k�,"k��t�s.a�Yk �.�,..° .:s``._'� ��`'` ;-�' ��,f�y� �p:��.��"��` y k�r+�'�'n�a:;�x s.i�}�`n.r�f�1�sa i r„�. .,��f�'3'�g r o ..�x,�;. � ,��^��3 � �` '�^`F. ��},. � �'�s'� {4 r�1�r�'� ' � R'��,59�+ e .-.�. �f � . csy`Y'a��`n`'��Y:'� 4 �� ,j2 yA,�Y V°' ��'„�p pl'.'w"a�?�#�� .. Y' .� �",3'V4�b„`�.N�' E�,�'i�'rqF,y#�� k`� . D� , e--., £ ... r�, �i R ac� ,i;aa��^*��Y� ,y'�','�" w`�,�� a �' .� ..�3� ��,:.�� X �� '�� ` n;;y��r.,�* , . �:�' . �;�.,- � �.,. ,,k . , ,�,t�`Ya �.. _k) 'S�-t t.� . ,��. �1 fi��z�wy�� w. � ,::"'�, �1�}�-'�9 r.,�„. �.`�� v ' � k�'" _ �'�zx x�w'iFa�vti..�� :A�'£`"�.��p.''�r ,'�.a�i �w„��'a�,�',�,r _ �� ,w�g,,,n� ,�'r� �;:§ �... ��`�� „�as: Site A4: Marina Plaza 6-� 4 4 HCD f2EV{EW�D DE2f�Fl"H011SIf�G ELEtViEi�lT 313 Appendix B Housing Element Technical Report Commercial and Residential (P(CG, Res]), and allows for a maximum density of 35 units per acre. Site A4 has the potential to yield 200 units. Site A5 (Barry Swenson) Site A5 is a vacant 0.55-acre property located along the south side of Stevens Creek Boulevard, mid-block between Finch Avenue and North Tantau Avenue. The site is located across the street from the 17.4-acre Main Street mixed-use project constructed in 2014. Main Street is a high-intensity development expected to be major community focal point. Although Site A5 is relatively small compared to other sites included in the inventory, its location on Stevens Creek Boulevard and in the Heart of the City Special Area is conducive to relatively dense multi- family residential development. Furthermore, high-density multi-family development has been built on parcels of less than one acre in Cupertino, including the 23-unit Adobe Terrace project. The site is located along one of the major transportation corridors in Cupertino, and in close proximity to services and public transportation in the Heart of the City Special Area. k �., '� ,.� ..` .:.: ..: r� �.ab:�� SY .: .�' .: : � k ! i ' � � � 'a t i �� a.+�+ -- '� ��,�i 4p,.� M"J ?� �?� ' , �i�}�k ) �#p z=��r� � w,.�w��.� � � , � � �� l� �.'�`��,�l�F,��;�� ,��r'"��"y�r>k'�' �',��sr"'� � � �'� �, '" + � r an �� d' ��.�� c�s�r� �� '�{�.'�Y ��&m"r`r�"�+°�,g�iV�,or^µ�'��`,�� t 1�"'u�y�-Nur� '�K�'�'*�e'i'. 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SL�� , 'T" � �a.�, ftwl 'K+� 1'�'•,��%j `� ��4 � ��` � ��R#,� fi J X',.k^� �fi�p��,�r� *� :��.M ��:�� '� �,pu-�^��T1} � �r:-F... 4� �aa� �lu'��'� ��.'"F�e'k1 �k� ,� �r�, t;{ �,` �, p � }, �k"�� r �� e'xr d�ka#x'� Y.�' r�k "' ..�a� �Gr��%r��$d�'�'�� t�y, '�'r i �� R d t �" �F,'�� F,7 y,�,-� ,� �':,z�'� ar.s� ^c� �'°S'..� � ��'r^� � kr�S�� '�,��.�nr�� '��1K � + .�lf��n'g+��r$,�,'�"'�a�e�'"X r a� r: M�S,+tck'�k;�'��'�.+i� T'`�� y�a`.'"r."�,�. ,a �. t ��' v,� ''�-�.a mar�{�' �E�.'�„�`'��'`may�.�. r t�� "�''s"r �.$�r,�ry,�?�4 f�, .t a��,�ZS-s"kt a�'� n.� �e,, „,) .� ��, � ay�r r xry�.t",v� �„�r��,�t y�'�� v� �u k F�"��-., »�^C 'r `u'�''� �" ..� �^d ra�aS"t�s +'n� y � �T�t:� e,zx �r S k C� 3 � R'��` r��'+s�} �.)."�i �s�r J�4 4�Yr��" y � '��t y„�� v$ ;, a`�v�t N ��kt j��'�t ar��ve�k� m� f�� s�, �+� �` d i .5,.a� tm,� s ,�a,. � nW �` w a � c�t ..�e § rt �,p�" .-,�t �'.„�,�`"a'� �,�«�`� ��w�''�`��§i��e�5�.?r '��'�p � �r��3��'��`�� C�'�,�,�,�,&��'�,k e�t� � �° k ' �� s`^�,'.�.,� �,�t'4�z �kF� E d� ��'�a�. ,�� •� s�,,�m�'°'" y�� i�1� �`� � ��: '�` � "�� '�� '`y",�'��'^�.��.,��: �..... ��u��,+!��,} ��:� + ,.r,i ;�e�� i.�'. Site A5: Barry Swenson Property f�CD REVlEVI/ED DRAFT HCJUSI�G ELEME�IT B-1 4 5 314 C� f1/OIVIUIVITY 0/IS106V 2040 City of Cupertino The owner of the property has expressed interest in developing with residential uses, including affordable products. Site A5 is located within a Priority Development Area. Site A5 was included in the 2007 Housing Element. The site is designated in the General Plan for Commercial/ Office/Residential and is zoned Planned Development with General Commercial and Residential uses (P[CG, Resj), which allows for a maximum density of 25 units per acre. Site A4 has the potential to yield 11 units, Adeq�aacy of Sites for RHNA - Sce�ari� A The sites inventory under Scenario Aidentifies capacity for 1,400 units, all of which are on sites suitable for development --- __._ _ _- - -- _ - - ;, � � a .�: :^R �G� '�.' � l =;,*k� � g ..�:�' �' :e H �'�f.;�R'�i�t�y ,.`s"a"�„rar.,� � 'i r � r Yy � . .�.r�. '� � ' t . � ��. 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Y:,.r �w t ,�r � �;;: r n, ,�, � T:, '. : . ; . 3�..E ��a'.k`�,'u.�"a} , ��'4n`� .-.9��`� ,.��xy F��..'�.;,a�'r`�-e � v a 7re°��.,"^^,J,��,� � 'hi''"i*:,�r�r.r� �,..,�r�dr �.:;.'��.�:� � 7^ati „5�C d"'�''��" .e� �: i .,,.c.,w� c.'�M�: .-;�Y-� S .`�.,,�.,.^� '�.��t.rr� uk."�"i�5�r ,-,4��r��: �hlr � �c�r-�;�� e ^t�.�'j� �. �ii�;-,< .�:�..,�„�a.�ge..�,, ,:,� �r s � ,.�y ��;,`�a!�7 a'� N+d:.�.i`^��v .� .,,fz��+ .,7,�'i�.,q xi.��.;r.�a+� ��ta-,�::Mn �..,F,`.h�,��n�n_��.,.,r,}�,4��. '�� r .,�y „i�'��f:,r$k z�R�'"'�`�`�' ,k`, ,�, kk'�.�,-s a ,"A.�r I ti��'�4��r,�,�r.w?t' r�;b„��,Y k S,y;'y,^R;�y��S�,��, ��,s�"�� fl�'�;..ax'A ,�1��.n�a"sr3"�`��j,,`"� � ��.'d. �,��%�trt��'a`�,�5,°.��rAx�r, f � , : �r4 :. h � � h x Site/a1 :tThe Hamptons) ! Hrgh Density � 85 � 12 44 �; bC�O ' �Uery Low/Low � . � P(Res) � ; � � : � ; , .....: ... . :.: n .:... .. ..... . ,: . -,: �.. . . .... ....... _ . ; Site A2 (Vallco Shopping RS/O/R 35 � 58J � 389 �Very Low/Low �District) P(Regional Shopping) & � � � a I t k � ) P(CG) � ....................�...:....:.:..:..:..:..:..:..:..:.:.:..:........:....................................__..............�...:.:::.::.:.:::::::::::,:::.::,::::::::_..................................................._::..:.:.:.:.:.::..:.,:.:..:.:........ ...:...........:..............:::..,.:::...,,,,:::-::.::.::.:::::.:::,::.::.:.::::::.::.�::.:::::..::.:...................._................... .. ..,.. .................._.....................................�................................................. . ...... ......... ................................................................. �S;ite A3;(The Oaks } ': C/R 1 30: � : 7 9. ; 2Q0 �Very Low/Low �5hopping Center} . .:::.. ......� ::P(CG, Res3 ; � ,. � �: � ,... ... ._.. ... .:: - ,::. <.:.. >� � Site A4(Marina Plaza) C/O/R 35 f 6.86 } 200 �Very Low/Low � � � P(CG, Res) �......................................:.:......'..............__._..._...._......._............................................� - �.:. �5i�e A5 (Bar�y Swenson) �' C/0IR � 25 ; . 0 55 �` 11 �Very LowfLow � # P(CG, Res) � � � � � �l'o�a1�,��.,�w,,...W..,�..2..w rc.�,�,..�,�,�:,�:;mAw,�.�..w�a,r,u� ,.,.��.a.,. w..� ,.�a,�:,� , ...,.,...�� ,..€ ,,.�6.51,�..��;h.,��w.1,400 .�� § ,,.��.�,.,�..�,.�.�.,�_,. .�..�.. �._..�.... _�..�,..��,..�... � ��_,��_.-----_._.___.�.._�....�._m........__......_...�_..._� Notes: (a)Zoning to be determined by Specific Plan to allow residential uses. (b)Realistic capacity for Sites A1,A3,A4 and A5 reduces the maximum developable units by 15 percent.Realistic capacity for Site A2 is the amount allocated to the site in the Housing Element;a specific plan will be required for Site A2 prior to any new development. (c) Identified capacity of sites that allow development densities of at least 20 units per acre are credited toward the lower-income RHNA based on State law. Pursuant to Government Code Section 65583.2(c)(3)(B),local governments may utilize"default"density standards to provide evidence that"appropriate zoning"is in place to support the development of housing for very-low and low-income households.The default density standard for Cupertino and other suburban�urisdictions in Santa Clara County is 20 dwelling units per acre(DUA)or more. (d)Residential capacity for Site A1 reflects the net increase in units. Source:City of Cupertino,2014 �-1 4 6 HC� R�odlEWE� D�AFT HOUSIEi6G ELEMEfVT 315 Appendix B Housing Element Technical Report _ _ _.. _ __.. .__, � � � � � � • � � . � � � ` p . �i�s �� J 4�'`. "� ,� r�� ; � • �'�� o ' �e � _� "� - -e • i ,. " e ,, � t:. r �" _ S � �x�r�mely Low and Very Low � 1,400 35b � >:::::�;::::::::>;:: _ ...>...�.:: .:<:... . ..: � . .:::::. ....:.:::..: ..:.. ;�;,:;:: .-: :.: .. ...�: .. .. .. ;:. :. � Low -- � 207 � :.: :.::..:.....:...::::::.:..::...........___...._...__ . - --- - � I�Ioderate � T96 � �....:' -. .t .... ... .. . . .... .. ..... . � �Above Moderate ( -- t 243 � E l ; 4:.:.:::::: :: :-::-::.:..,. :::-::::,:::::::-:,;::::::;:::>::;:;.:;.::.:;:;::;::.:::.:::::>,:,:.;:;:::;:.:;:;:-:::..::::.:-::-;::.-:::.,::::�:::::::::::::: :::.::,::: .:.::;:::: ::.:. ::_:::::::::;:::::::::::::::;:::::::::.::;-:::;;:: ,<:.::.........:..:....._..::<:::.........:...::...:.:.:..: .:::..:.:.:.:.,.,.:.:.:.:..<:..:..:.:.:.:.:.:.:.:.:.:.:.:..:::_.::: :,::-.:<.::.:.:::.:..:.::: _.....:......._....:.,. .......:�...::::-.::::.:.<.:::.<.::.::::.,:.<.-:...:.. :. ::.:..:.:.:::.....:..: ...<:.:... ...:;<.::_:. .:..:.. ,.:,:....:<.:::.,:.><:.:.:..:.:. :.,, >:....:.::.:,:....: :,..:....: , ,::...:,. :.._:.... ...... . ,. . :......::.::.....:...::.:.....:.::.:...:..:..:.:.:.:.::.:...:.:.:.:.:.:..:.:...:..:.:..:_...........:.....:.:. .:. . .:...:.:..::.:..:.:_.:..:.: ..:.:.:..<. ... . ��l'ofaf v...�..,.�,� �,� �1(,40U�,.,�W.�,�..M � ...�'f�002..�,_' �,..,..+398,�,_,w�F,�� .�_,..�.,.,.w�._.,.w..MW .�,.,�..�,��,�.,�.�_�.�.s..�.,. �,;,� �.�v..,,. Source:City of Cupertino,2014 of affordable housing at densities greater than 20 units per acre. Overall, identified housing sites have the ability to adequately accommodate the remaining RHNA of 1,002 units. Table 5.3 and 5.4 summarize the RHNA status. 5.5. Residenteal Si�es tnven��ry- Scenario � As noted above, one particular site identified in Scenario A will involve substantial coordination for redevelopment (Vallco Shopping District, Site A2). Due to the magnitude of the project, the City has established a contingency plan to meet the RHNA if a Specific Plan is not adopted by May 31, 2018. This contingency plan (referred to here as Scenario B), involves the City removing Vallco Shopping District, adding more priority sites to the inventory, and also increasing the density/allowable units on other priority sites. Four of the sites discussed in Scenario A above are also included in Scenario B, with some modifications to density and realistic capacity on two of these sites. Two additional sites are added to the inventory, one of which was included in the 2007-2014 Housing Element sites inventory. � F�C� REVIEln(ED ��,4FY ti0USI1VG ELENnEiVT B-1 4 7 316 C011n �lIUNITY VISION 2040 City of Cupertino Figure B-8 Prioirity Housing Element Sites - Scenario B Applicable if Vallco Specific Plan is not adopted by May 31,2018 Homestead: iVorth Vallco 132 Units Park: �°'� $��ome�ead, 750 Units " Sunnyvale t��„� r �'� Los Altos � � r 7�z unus W��"��`�� kg � � �./� i pf1� 1�i6t �'(µ4ra �m�„-�f�ta�a�`�� r�;h�i � �� Ct 3 +, 1 a t � �� `v. �� y�wsl��riC�"�t 7'��L�+�Si3 ,m'� Hu� �3�� l�i��t i'r��li'l��tr d4 r t Ha�S s�y f ,� � '0.e.3` P d�ry'1(U1�bf'�. Sm k�p�',$� n '^�,{ N1{qdAh��,�'t�r�.,�y S�d�' 3 3�n{E B1 NamPio t�..g�r Y J�� }Lt �_ �� 1 +.�„^�6 � � �,��1'r �tr s ��'amolt4 �i !.ii�l 7Y i tir<1�� ^� 959units �,ry; f r L� �. �—��—�� ; � �Fa�r�L��f�� `: ,�'v .: ,y' .. ��,�',.,i �`�'r -J �• . � �� ei�«s'�'S� r,�a"i ` \. � ��S� � { . . .. x e�"��ta,t��,�,Y3��R. / t \ � ,. e. . �. � � ` 85:GteflbiaakY - F��' t rz.. 4t � _ � - .._ (� :�5sunlis y�� H � � • cl ;�;�,� `�S �� 5�iyy��G�' fi � ��„F�"'E� Santa ara a '.� �r"��'C'�� ' � r '��r � � i. � ^ M -�� t �� t� � L �i'� � � a� ��s � s b�Z � 3 }�i � � F ,�,� L t a 4 �� '�i 5 i•�� a �( a, . � /I a �� r�s �, �J sa Maena � J �� r �sa� ��+�" �3` �t t�� t ��s /P � . . 'l � ta � c: 'S5� r�zoo�n� s tx� � . .: �. �.�. #� Y � �• / 1 I I� !� °' � 235va�S5� �,^�C' a �y'�".,. ai�.t�r4--+�i '3r»F`�,� �� d �� d ' et 1 .... \@ � . �� ; 0 �� `_ ��la*�k,� j„'�h T � �1 � kAe . }qqy t�, � �`��c+�, �a yyeaa . �° t '� .. �:11 un t5 °' F �� 1, ,- �� .�,. . ' 3 �?::.Y)tk .-: i�, T I � l � � \'e � $ . � tl � :l . � t�S. � r f !' : yl ... ..�.9 �.. � � ' � ;�.... ', C� . a.: m 1"_; � � i : , � � � s�4 � W i�� :. �,. . . i � °�"'� � � � � � __ A�.._ - _� � , � �a�� ` � � 'Jy 1.�';� � f � Heart of the� i � -�LJ"i�f �W �....:. ..f. ✓ �, San Jose � f r:_ :,, Cit : � '� � � i '� ' � 504 Units r P , ;, � i -.� 1 �� — ._---....s� ` e . y. ��` r i .-r' <�„ o»,.,� � � ✓ a � � � �. �-+�� c /.uJ" '. �� : e � �"ti ��—�-":,� ` 1� ' �1 F f I � �) � ,.___ ,.��.,� ! r. `3 � : _::;��;..,.,�::_ t �:,� ;�/'� � t � � ,� �.' ��' �.�: :: � ��.�.��.':. �-- � � �� ,� Legend �� . � � ,;� �� City Boundary �'�� H ments r �,�,�� ousing Ele . .. .. .. . . . ...:... . . ......' :. `: Sites �--�— Urban Service Area Boundary �-�---� �A priorit �.__�._._._.. Y Sphere of Influence DevelopmentArea --- BoundaryAgreementLine (PDA) ��te Site Number:Realistic `�''�� Unincorporated Areas �°°tt E::::::.:-:z':::':: Capaeity.r,ac�eean�n� capacityis geneally 85%of 0 D.5 1 Mfle ' maximumtapacity � Special AreaslNeighborhoods o t000 x000 300o Feet � '°,��1�,` Heart of the City 0 500 7000 Meters � ��: ��i North Vallco Park � � ;ra`i;,�i'� Homestead B-'f 4 S HCD REi/tEWE� DRIaF'�HOU51�!G ELEf�ENTi 317 Appendix B Housing Element Technical Report Site B1 (The Hamptons Apartments) Existing conditions, redevelopment potential, and developer interest for the Hamptons Apartments are discussed in detail under Scenario A (Site A1). For Scenario B, if the Vallco Shopping District Specific Plan is not adopted by May 31, 2018, the density for the Hamptons would be increased to 99 units per acre and the associated realistic capacity would result in a net increase of 750 units, for a total of 1,092 units on that site. Site B2 (The Oaks Shopping Center) fnformation regarding redevelopment potential and existing uses for the Oaks Shopping Center is provided in detail under Scenario A (Site A3). For Scenario B, if the Vallco Shopping District Specific Plan is not adopted by May 31, 2018, the realistic capacity for The Oaks Shopping Center would be increased to 235 units. This would be associated with an increase in density from 30 units per acre to 35 units per acre. Site B3 (Marina Plaza) Marina Plaza is discussed in detail under Scenario A(Site A4). No changes are proposed to this site in Scenario B, Site B4 (Barry Swenson Property) The vacant property owned by Barry Swenson is discussed in detail under Scenario A (Site A5). No changes are proposed to this site in Scenario B. Site B5 (Glenbrook Apartments) Site B5 contains the Glenbrook Apartments that are not built to the maximum allowed density in the Heart of the City Special Area. The apartment complex has large open spaces that exceed open space requirements established �1CD REVI�WED ��,�FT HOUSIl�lG ELEiVi��9� B-1 4 9 318 COM61/iUfVITY VIS90RI 2040 City of Cupertino in the Zoning Code. As such, additional units could be built on the site without removing existing uses. Spanning 31.3 acres, the site could accommodate 626 units under existing zoning, which allows for a density of 20 dwelling units to the acre. However, the Glenbrook Apartments � only contains 517 units, resulting in additional potential for up to 109 residential units. Given the existing uses on the site, realistic capacity was conservatively estimated at 46 percent. Assuming Glenbrook Apartments is able to achieve 54 percent of the site's remaining capacity, the realistic net yield for Site B5 is 58 new units. A similar type of infill development that involves the expansion of garden apartment complexes has previously been approved and completed in Cupertino at the Markham (formerly known as Villa Serra) and Biltmore developments. At the Biltmore, carports were demolished and new units constructed above ground-floor parking. New units and additional parl<ing were added to the Markham complex in surplus open space and recreational areas. The Biltmore project added 29 units for a total project size of 179 units, while the Villa Serra development added 117 units to achieve a total of 506 units. In both cases, existing units were not destroyed to accommodate the expansion. Furthermore, in 2013 the Biltmore added six units by demolishing existing carports and has received entitlements to add seven more units above a clubhouse serving the development in an existing open space area in 2014. Similar to the Biltmore Apartments, the Glenbrook Apartments complex has large areas of land dedicated to carports. As was done in the Biltmore development, the carport areas can be converted to ground floor parking with new units above. Additional units could be constructed without affecting existing residential units at the site. This site was recommended by members of the public and the eommuni�y suppor�s the �xpansion o��th� Glenbr�ok Apartments. The trend of adding new units to existing garden apartment complexes is expected to continue in �-1 5 0 NCD RE1lIEWE� DRAF�Fi0U51�lG ELEMEiVT 319 Apperedix B Housing Element Technical Report Cupertino due to the limited supply of vacant land and the high demand for residential units in the city. The financial feasibility of additional units on Site A5 is particularly strong because the property has long-time landowners who purchased the land when prices were much lower. Site B5 was included in the 2007 Housing Element. The site is designated in the General Plan as Medium Density (10 to 20 dwelling units per acre) and zoned Multi- Family Residential (R3), allowing for a maximum density of 20 units per acre. Site B5 has the potential to yield 58 new units. � � �3� q .� ,,��,� 4 � 3 , ��'�^� � �,� �y{ e,, �, y orr� ''a�J J at?k� �.�"k�'""�i� j �'��,r��''� s^s S if�` i "�r` �'��'. � �a�'ryt�.�,y °�J 3 1ri� r��,� � C .�� 1 7Sd f i q,.4'`s a �r P J�(4�J'iv�t.. '�a�2 5�vh��fii'�A�I ��<�r"�, d.�i�'� d��i�t'l�te tt{ )y,y,N 1�ry y,��,c,�y�'�"��k4yf`,�?"�t;l x 1 r �n3,.�'�'� J,� �*..'. �u 7 4�s. Za jK��-yl�a �+ n �i�,�'Q ��*?��Pa�r� :�g��,�tw ,.�'� �J'AP" ��,4..�at ht�� .�°�1�� FfliS�a��J�,�� ''ni c� .:��,�'. �'��,7'�,'4��.`�`^ F�'��,�s� ��'N�'�"�„ e �x.��a�'�,��S�.�t��'u��;��-tr�aiE��u�G� �q{��i�,rrf�� `�a��ti�'t�+,5�,�r - -�. �.s� �4 at t,^ '��Y� tsw� 'r� � �h�4 dm,. y� q ,�a�ciq 4 ,p k,t��y t�. � �: �{n� aC� L 't6A t G il,� '.�''�iS��Y�� yk ni e'�,, r � i�y a�n�r�,.P"�t£ �Vi yw� s ��'�'� f3�*,��'s. � xEas ry, �4�_ q :: �s,..��. � ��ta ��,�''�� .�� Y�. �d""'�� '"�,� � I "+�F1�u�a�6 i N�t�.,k 1 tfi�� ii�w � �� , `Cf '�$P�,s��.1,yC�"r�l��hxy f�4�yiiJt��t �Y fh�.m �W� ,y}F ��74 �� ,�� 9 p ��p'{� St ^t � s�'� � ,,�*3 �; „�i'� ��r k�3�i��li��.��}j�ri�A��}��4�i��q�ifir�riyr�*i}t��,�s�!41�4f�Iki��llq{��"'� c�-��- ��1€��:1 2� � c '.�.;7 t ��'"��o- 9 w�+' ,.5k'', Y 'S�i-��i � �� 1v��.t�.��" t;5;�i ��,� . ; � � x-r � ?' n .r't ro�Y`�af�✓�llr�8�f v� �.,, i a . k+� J�' �F`tr -y� �sc� r ll �3}r�i 1 �U r�h ��9int �'4t�r �1 _. `� � q, ,r�� r x � e '�i �. ��'e � �� s z �� t� t �� i�,E� r n e ��x' � T � � � �r '�� ; s �e ""i Nxt��'Vt�t�v"�''4''}'u� �''rC d� �' a �'�� V t ' r�� ,� ,�} � Y� � `�. .�Sk �"' � `"I S i'�b� t{yc�i �+'� +�+ � � � �. .�1 s � `�!r�r�if ��hr,F '��i 1e� � n ti�d�S � � �`- ^i e "b '��1 ��. 8°^� �`�a�`�L� '' �'�9�'��`��F�� -�x��t"S.°�k.I)v��Ff � y'�F=,�� ,� �[� ��`�ti f�g!'n N#�k, s r��'Fc� .�7..�y • i z 3 x c�a Y �+w,�4 .� t s�r s� �� "AY� � ��U`T4'.P' ��x�r�'��,.,��y� � "��.��'�Y�4��•� � � � '�� iY�� ,, -��,��i� �`"`t�, '��-`� ��'`��_�..� ��i.:�� '"G''��§�� a��,�g� �9� er i ��,� -�' � +n r*n' �, a* py� "�t��Ayr `� ��`�'`i �fi .,� J+'w(� .i�i''k-.�.: �r , c�'��R�t��YP�P' Gxi�y��p� (�kt"_.. ��„� '�}v.yy,�,�s �,.4 ��'� k^��ti� ��{�`' y Y�� '�' ,& Y..��- 1R@'G ,.. F°��u'�•'��'��f,�w"�,w�� '_AC�NN� .an.n�'Ak ,�'+�L'4�:,�^+ N`R L'`i ��S�"u�'��e�'�f� F��`�� t+k wx� C0.�'n�'��a�"��"` ,��.'� =�, ��'�':�,1 Y±3'.-, .� � 'ac �1Y��"�9'��`�'�L�Nw�A��" .,.*r��"� + ,3 fi � ,��w � � - ,� � w�m� ,K��i� � '"" �, �" �'�.� !.��n3�� ',�� {��' s�n �" � ��,i �� a�ra a i T �'�F'uw�- '�„s.��'''r�U6.�'axai.� sw� � � ��'��,'�'�'`,�°1.4v�f�d;..' ' + I a .�,*'..i �.: �F �* vg�4� � 4�.��h� ,�a�"A 3'"4'�r'�� } ��t d ��`"'��-��ig'��M'�' . .�m _� '��".Y'" �h" 7.. �jw "�.k., k � � i �� s �kn 3 e ,u �.' r�r' s ��p'�y+��" ��. � +� `t ' c.5 J� f $��'�''� � � F��'.+a � ��"' ,k' ,,.,,' L aw' I �"^F='?-'�'"'� 4 � e�T"'$ �,c-�,��3�{�.+SS�7�''. ,�'�,y,�.�� i 4�✓m,�'� w� .:�5�^�� "x ��!✓'�k��4�Ntt*°'�p i7`��',�'��'� .2 .Yt '��#'i �r."`"y'�Y�"�'�a�. . �'`�`,#$""�'�Y�`�g "# � a x ��7k pa+;. 5�5� )"�� rk`k.-'a#�n .+; 2 s,��k j,�C�'��r � ,k °�. �iFi` :�. �'�7 �k� �:�'' �.. Y G � �t+ 6�r�s r �r s � .� :W sa� ,. s �r rx�3 � �� " h„"� w �t��€w'��x � �r�# �3�R �� : �'�'` s�_^d� �"'.'2'�'o- r�hq�§ h, �S tsi` M`° � ''�, '¢4E�,' �` �6_'l�s '� �=-'�"u """,}�w � $i rT P s�i� 9�" �} f '+6 �� '� � � �� y�,."'t"�y h� r�-�5��.� �.��.s..d::Eh'xsxsA��..wY�.'F��j.i��.Y�`�,�,3'�'a �lU��('�`��..,Yt`}�"�`,j'�w= �'k�:�' Site B5: Glenbrook Apartments Site B6 (Homestead Lanes) Site B6 is located in the Stelling Gateway within the Homestead Special Area and bounded by the Markham Apartments to the east, additional apartments and I-280 to the south, and the city boundary with the City of Sunnyvale to the west. The Homestead Special Area includes commercial uses and several low-, medium-, and high-density residential neighborhoods. Site Bbis comprised of four parcels totaling 5.1 acres and is currently occupied by a strip mall commercial center and surface parking. The Homestead Bowl bowling alley is the primary site tenant. Additional site tenants include small-scale restaurants and a nail salon. The northwest corner of the HCD REVIEIlVED Dh1�FT F-€OtlS1�6�i ELEMEfVT B-1 5 1 320 COMMUNITY VISION 2040 City of Cupertino site is occupied by a McDonalds Restaurant. I/L ratios for the parcels (ranging from 0 to 1.29) indicate that, except for the McDonalds Restaurant, the (and value far exceeds the value of buildings on the site. Site B6 represents a strong redevelopment opportunity as a mixed-use site based on the I/L ratios, combined with the large size of the site, deferred maintenance on the primary site, the close proximity to a major transportation route (freeway), the low- intensity and marginal nature of most of the current uses, and its corner location. The site is designated as Commercial/Residential (C/R), zoned Planned Development with General Commercial and Residential (P[CG, Res]), and has a maximum permitted density of 35 dwelling units per acre. Site B6 has the potential to yield 132 units. �k ``f*4�'Y 1 ��4y{ ,�t''. .N � � ; . � � .�.. y �'��'�'�''„� !� �� -:.,, ta ,r �.;�, �:. i�a ar,a� �� ; M � ,� S r " ` ' � . � �, s� }e.Y^��x 7�k� � ��.."��"�'�.��°�a�'" `� � �� . � � ��` ` " . , - . .. - : �_ ,. , .. �.� i � `��,� �� W ��'"� � Y a ��, ;i a�° '. "� � '� ; ��' �-� m �, �, �r� , .. ; .. f ,; � S ��d�r�� {��'�''f�� ` ��' '�� °' ' : ..c t k+:.,yu.,m r , � ' e ....,, �� J"frfj��$ k ��""�i�� Hsr � _� �� .^ ��I ��_......... ��. � ',��,u � � � < � ��' �.`_ '� ,��r.tia�,��,��`"y ��4�'�J, �� '� � � r "�� _.a �r#�ri�''k�� az �-� � _ ��'',�� '� �� ,�� .. � L r. �` � � �i;�t,ry�s"v�l�i 'a S��syU�+ n °�c7 � �' , S`��i�P�� s- � � ��3 �'�, �`+`n�+�4�"! � ��1� �7 '�'# �:yt^�� ,. ' 'y�!',' (�p�^�1N:a�;Ay ��y'' � . .i-.. y q asq � 4 � �� d"�' .... �� f�� at� �f�1,�'� �"� L1�� t" t��SC�y', � L��3r`Y.1 !'��i p�kb� �1 t ..�� n�r��f �"y" pr+iS ,1 �F � U� � F � � '`"` Y � ��+ � d �¢t�� x�}��p� akt,1�:��'��'�, �� "�� 2��ti��4 . . ��n 4n :�"�*�`+'�""�� .��:�.� 7�`� '"��y�a�'�ia �SW��'. t ��'�,� � � � y��°�� 3�i��^�"�, e ��i�� `��'"�' p��"/l�,� ? �� a� r�.� if"��, } kU{ �*�+fi �Y�j 2� j(��3�4 ��6`�r � " �,��t `�a ' �'gq�� ''�� h �� a . �'r f+� r.�t� . �,��k��"34d,�e�.��y"µ�},�� '� ��:�ifi�k �}sx��'��dt .Y ��i 6 a+'� ff = ��.,� v 5:- ': d„;' C�1 r^ i �,t�^=5s � "� y�3 �r�j� �mE��,�s�ax��r�c��'�t � '�jt�`a��y��7s,�f��v � �� rt�''��y�'�� .�,, �F�� ; ��a �1'.hn'�4'� 3�� 5�9� ��tro 3 }��,e� i��,�'��.�s F,&��n� �f � }� i�s,�i3�{. : �,� wa.. , j ��`�,� ��y d�a�g��iY �7 �'� u�s�"�� d��i��`�°��i�'�"�� F,.�n,�r h.� Y � y� � �.-.$ c �'�R"�� t� '��i�t�xY��f � ��. ;�� 4�,�� "VC,n h�!P.a.M. `� r,a�# �'� :�a `�'`� "��ab�a�d�r�'�h�:ig��',��'�y�`'a�� . ..��' ��;y5��,,��w�� ..� . �:. .�� krv��'��''�"S ,� �^r'��; ��,.; �,'�..�':r s'^a��"F��k��}�',��3 Y;'n� ,�u'�,� .,�n r; "".''�., a ;,x� �'k�b�''M'.�i ..�.'T+:��s^z -�'„��w��,�'�s� 'i��.e=��"#�,�,�y."''Wx.� ;''` Site Bb: Homestead Lanes and Adjacency �-1 5 2 HCD REVlEWED DRAFT�iOUSING ELEMEIVT 321 Appendix B Housing Element Technical Report Adequacy of Sites for RFI�dA - Scer�ario � The sites inventory under Scenario B identifies capacity for 1,38b units, all of which are on sites suitable for development of afFordable housing. Overall, identified housing sites have the ability to adequately accommodate the remaining RHNA of 1,002 units. Table 5.5 and 5.6 summarize the RHNA status for Scenario B. _ __ _ ___ . _ . _ _ __ _ . _. <. . _ _ �� . Y: .. ��. 'b . ,,c.... . .'�. 1`x.� y `k F'�.�a`+# ��, �.lxn.0 s ST.M : "�+` ? � �� ' � �'� � '�` �� ;��,� �„;a,+�`�, i,.';� r �' �, . . � � � � . � � `.y� A, � � ,S � ' W � x1,- t �'Y,T�� 'S� e '�f�� ' a y x �� r z „y.�'• ''�'� t�� g,1:. t�h'.�8°` s:n#a p�3� -��,��- g xi�,�s;�t '�' �' ��;,, s �, � �% K, �±;�u� _ '� ��,a��K�,��,, �,�`�+�a �.,,�. :: �i�+�"�ie �'��Y�n "`�tii'�"��.��i x��,�1;,% � r ;� �'��,,,�C�a��4�. � �'� k�� i �4��': �;��w t�f�.r�� ¢,+�.;v�� .C'V�i.-� i' �a�.,"�� Ss'A��,r`��-�r,r,4 �,i'�,•fs �t$!r w� �tM %�.��$�;�',� n7�¢ y�,.... �� c��#�,,.:��'�' �vv`��e.f+i'G � �ac , � .. T' � .+M1 , �� r�.i �'44, i� � A,� ..v �AA �r � .�p, '�''+.��,�F��.�+�"`��€4��ru�M,��v��+�� ,�°��xsrt��,. i�� , �� +�iv �p� �E,..�; s � ��e � ��M��kY"g�` ,��"Kfic��, �� e� �m m o o afjr��'� s�... R� ��'°,��L'�� v'�� ,�,,r�� .:.��' .�_ '' ,� � f �'W' n 3'�� k�;� �'��.'o a� t Y ',E � b� tl�h .'� }, V�'+', ' ` .,��ics .+�" t ' h .t�� y,�,a�3��:�;. v{��'^� �=iii �'�y�:��'�?.;�' �'�. .., �c �k:. a '4�'��'�+ �j,§;...4'g�i ��e"r : .Fta� ''L� �J �,e� j� �';�C4:� ��'`�'�'ti "}'�; �r.".; ; i � �.�,� � �� r., ��`+� # .�� s;� � A� � , � ,,x �?� � N;"�� ` ��q��, ,,�*� ��a r �+�`��::�m a��!'G� �,,,�'r�:•. f �r � �x �„rvs Li. ��' �4 '�'�nt '� �j `t^"°`: "!� '�.r A.�a:�a �.�z�`� r��,",�':°�, ��i�:.��-.e, , ,�,�;;�.„��,"�' 'S�� .� �/4��"__ r t7 �;"`�`�' i �9 ��. �Site B� {Hati��tons� ;,Nortla Vailco':Park � Hig� Densa�y � ;99�a� x 1�:�4 3 ; 750 �Uery Low/ i � ' € � � ' L , : � P(Res� ; �:.:.... .. :.'. _. ....:: ....... .� °w x .,_. :.: . }.,;._ . .. .::. . ._ _.. : ; �. �_ ... Site B2 (The Oaks � Heart of the City � GR � 35 �b� 7.9 � 235 �Very Low/ � Shopping Center) � � P(CG, Res} � � Low „� . _ ; s. � ; �Si�e,B3 �Manna Plaza} ;_ 1-leart r�f the C��+ � CIO/R � 35 i 6 8� � " 200 x Very Low/ ' �.. ' ` � P(CG, Res) . ,: - : � ..�... . � .. .. . ,.. i Low.`... .. ...� ...: ....;. . . ; ,... ...:... . ..... . . � . _ . � .. f .: . .- :, � Site B4 (Barry � Heart of the City � C/O/R € 25 0.55 11 �Very Low/ � r Swenson) � � P(CG, Res) � * � � � Low � �Site B5 (Glenbrook �Hearto��he C�ty 4. Mer�iurn Density ; ` 20 � 31; 3 ' ' 58 ��ery Lowl � �Apartments� . ......... . . . � . _� }` R3t'f 0`2fl} �.,. ' . . . _ _ �...,.�� Low> ...,..wM.:.�.��a, � ; , .� �... . �. �,;� � Site B6 (Homestead ��Homestead ` C/R �� ! 35 �� 5.1 � �� 132 �Very�Low/ � , � Lanes and Ad�acency) � � P(CG, Res) t�� Low ; � ,.� .� � f - � � ..,,.� i ��°o�al i ' ; �4 24 � 1,38� � .:;� �_m.�.....w,.._,�..,._.,..�_�.__,.�_�a_.�aM_��.. ,.�._r.__,_,��._.,.�.,_��.�. ..�v......,.. � T,.. �...,._..�.��..._�..�� „v..�.+_.�.._,.m�,.,�:,.�..�..�.�.�..._,�_...t..,�._..w._._�..,s_r, Notes: (a)A General Plan Amendement and zoning change will be ncessary to allow the increase in density from 85 to 99 units per acre on Site B1. (b)A General Plan Amendment and zoning change will be necessary to allow the increase in density from 30 to 35 units per acre on Site B2. (c)A General Plan Amendment and zoning change will be necessary to allow residential uses at 35 units per acre on Site B6.Existing zoning for Site Bb is P(Rec,Enter}. (d)Realistic capacity reduces the maximum developable units by 15 percent on Sites B1,B2,B3,B4,and B6.Realistic capacity of Site B5 is(d) reduced by 46 percent due to existing site constraints. (e) Identified capacity of sites that allow development densities of at least 20 units per acre are credited toward the lower-income RHNA based on State law. Pursuant to Government Code Section 65583.2(c)(3)(8),local governments may utilize"default"density standards to provide evidence that"appropriate zoning"is in place to support the development of housing for very-low and low-income households.The default density standard for Cupertino and other suburban�urisdictions in Santa Clara County is 20 dwelling units per acre(DUA)or more. (fl Realistic capacity for sites B1 and B5 represent net new units. � �� °'�x�s��a�,��,��+�'�.'��,�`� HCD R�VI�Vi/E� �RAFY S�OUSING ELEI�lE6�1T B-1 5 3 322 COMMUNITY VISiON 2040 City o{ Cupertino _ _._ _. __ _... __ . • � p ■ . � � � . . . . � � M1.: ' � E?�_�T4'�1�^xj � ,�� - i.' .. ,��.i.', ,� . W��",� 'fi.� a-a,� .57� � - t: -� "��r.r � s'�p�_ �a,��D�� y� r�+ aa:y� A!*� 2_. � � - i ��(� t� `�A`�'�'�4,,"�,r. a. � ,,y 'a - o' '� �� O� �D0 ,�? 1 p s �k. t - .� �.. 'f�. Gµ �' Ru �g;' i a �• ! � � <�, . �, � „ ., . , < . . . � .., r ;.. .-� � �. . .. . ,�.,:c Extremely Low and Very Low � 1,386 �° 356 . ....: :.....::.:::...:..::.....:::::::.:.: ,.... .. ,. ,: � ,..;.....: . .:::::::..., > ..:. .. . : 207 :;:..:�.:.: _... ':;: ; .::. Low -- � � � , :::.._-.::.:.-: ,:.: .:-:::<�::::�--:.:,; � .::::.:..........................:..:...::::....-:_:.:,..:-:_,:..:_.:__:,::,>.., �Moderate � ' � 196 � ...... ..... ... ...:..: ....... ., �.. :... .. . .. .:.:..... .. .. .. . . :.:.. :� Above Moderate � -- � 243 � ......................�..................................................................................�.......:...........:...::.:......:............_...............................................,:.........................._.............::.,,.......o,.............................................._._.................... _...................................::........................................:......:.:.::,..:.:.:.::.::::.:.::.:.:.:.....:.:_...:..:..:....:..:..:....:,..>...,..:::::::.....................:.:.....:..:.:.:.:.:..........................,........:..... �Total � 1,�86 z 1,002 � +384 ;�.,�..�,.�.Y..,.�..�..�.,�...,..�..r..� n.._.._.. .....a��, z.�.�.,,.�.��..��..,� .�..��.,,.._.s......�, �„F��w...,rn.,,��.�w�,�.H��,A....�._..��...�.�w..._�_,��_�:� Source:City of Cupertino,2014 5.6. Environrnental Constraints The sites inventory analysis reflects land use designations and densities established in the General Plan Land Use and Community Design Element. Thus, any environmental constraints that would lower the potential yield have already been accounted for. Sites identified to meet the RHNA are located in urbanized areas on previously developed sites; as such, there are no wetlands or other important biological issues of concern. Any additional constraints that would occur on a more detailed site review basis would be addressed as part of the individual project review process. The capacity to meet the regional share and individua) income categories are not constrained by any environmental conditions. 5.7. Avai@abil�� of Sete Infras�r��ure and Serrrices Site development potential indicated in the sites inventory is consistent with (and in most cases lower than) the development capacity reported in the Land Use and Community Design Element. Full urban-level services are available throughout the city and specifically to each site in the inventory. Such services are more than adequate for the B-1 5 4 HCD REi/t�WED f3RA��'f-IOUSIiVG LLEi1�E�1T � 323 ,4ppendix � Housing Element Technical Report potential unit yield on each site. As indicated in the EIR for the General Plan Amendment and the Housing Element, there are sufficient water supplies available to serve the sites identified to meet the RHNA. With regard to sewer capacity, some capacity deficiencies exist in certain areas of Cupertino, including sewer lines serving the City Center area and lines on Stelling Road and Foothill Boulevard. As a result, the Cupertino Sanitary District requires developers of substantial projects to demonstrate that adequate capacity exists, or to identify the necessary mitigations. Development within these areas is reviewed on a case-by-case basis to ensure that adequate sewer capacity exists. �.�. �onsr�g �or �s�ergene�y Sh�i�ers ar�d 1"ransa�aonal and St�ppor�ive i�ous�ng To facilitate the development of emergency housing and comply with State law, the City amended the Zoning Code in 2010 to address emergency shelters and transitional and supportive housing. Ernergency Shelters An emergency shelter is a facility that provides temporary housing with minimal supportive services and is limited to occupancy of six months or less. State law requires Cupertino to permit emergency shelters without discretionary approvals in at least one zoning district in the City. The BQ zone is suitable to include permanent emergency shelters as a permitted use, and has historically allowed for rotating emergency shelters. Other uses currently permitted in the BQ zone with a conditiona) use permit include religious, civic, and comparable organizations, pubfic utility companies, lodges, country clubs, child care facilities, residential care facilities, congregate residences, hospitals, and vocational and specialized schools. As discussed in the Needs Assessment, the 2013 Santa Clara County Homeless Survey identified 112 homeless HCD REVIEWED DRAFT HOUS11�lG ELEiVi��ll" B-1 5 5 324 co �nn� u � i�r� visio � zo�.o City of Cupertino individuals on the streets and in emergency shelters, transitional housing, and domestic violence sheiters in the city of Cupertino. The homeless facilities in Cupertino have a capacity to house 20 individuals. As a result, there is a need to accommodate at least 92 more homeless individuals in the City. There are several underutilized parcels within the BQ zone that could accommodate a permanent emergency shelter that serves 92 or more individuals. In particular, a number of churches in BQ zones own more land than they cui�rently use. Surplus lands owned by churches include large parking lots and recreational spaces like fields and tennis courts. There are at least five parcels with approximately 154,0�0 square feet of vacant land in the BQ zone that could accommodate a permanent emergency shelter. These sites range from 19,000 square feet to 50,000 square feet, with an average lot size of 31,000 square feet. Parcels of this size would be able to accommodate a permanent emergency shelter that meets the needs of Cupertino. Those parcels with surplus land area in the BQ zone are primarily located on or near Cupertino's main arterial corridors, providing for easy access to public transportation and essential services. In total, 12 bus lines and 131 bus stops serve the City of Cupertino. Numerous bus lines run along Stevens Creek Boulevard, providing connections to many destinations throughout Silicon Valley. West Valley Community Services, a nonprofit organization that provides homeless services, is located within 1.5 miles of these parcels. In addition, the Kaiser Santa Clara Medical Center is located within 2.5 miles of the parcels. Many of the City's retail and personal services are concentrated along Cupertino's major corridors. As such, the underutilized BQ parcels are appropriate locations for future emergency shelters. Opportunities for the conversion of existing buildings in the BQ zone into permanent emergency shelters is more limited because there are currently no vacant B-� 5 6 HCD R�ViEWED DC�A�`�HOUSING ELEMEI�T 325 Apper� dix B Housing Element Technical Report buildings in the zone. However, if vacancies arise within the BQ zones, rehabilitation and reuse for emergency shelters could be explored. Emergency homeless shelters are designated as a permitted use in the Quasi Public Building (BQ) zone. The ordinance includes the following emergency shelter operational regulations: � The number of occupants does not exceed 25 • Adequate supervision is provided e Fire safety regulations are met � A management plan is provided which includes a detailed operation plan o Shelter is available to any individual orhousehold regardless of their ability to pay o Occupancy is limited to six months or less. Housing Element Strategy 22 states that the City wil) continue to facilitate housing opportunities for special needs persons by allowing emergency shelters as a permitted use in the "BQ" Quasi-Public zoning district. In addition, rotating homeless shelters are also permitted within existing church structures in the BQ zone under similar conditions. The operation period of rotating shelters cannot exceed two months in any one-year span at a single location. �ransi�6ona( and Suppor�eve Housin� Transitional housing is defined as rental housing for stays of at least six months but where the units are re-circulated to another program recipient after a set period. Supportive housing has no limit on the length of stay, and is linked to onsite or offsite services. Senate Bill 2 clarified that transitional housing and supportive housing constitute residential uses. Zoning ordinances must treat transitional FiCD REVIEVVED DRAF1'1-iOUSf(VG ELEN'iENT B-1 5 7 326 COIVi �lIUNITY VIS106V 2040 City of Cupertino and supportive housing as a proposed residential use and subject only to those restrictions that apply to other residential uses of the same type in the same zone. In Cupertino, transitional and supportive housing developments are treated as residential land uses subject to the same approval process and development standards as other residential uses. The Zoning Code lists transitional and supportive housing as a permitted use in all zones allowing residential. These facilities are subject to the same development standards and permit processing criteria required for residential dwellings of the same type in the same zones. �.90 F�nanc�al Reso��ces �or F�oa�si�g The City of Cupertino has access to a variety of funding sources for affordable housing activities. These include programs from federal, state, local, and private resources. Cornmunoty Development �lock Grar�� (CDBC) . Prograrn Through the Community Development Block Grant (CDBG) program, the federai Department of Housing and Urban Development (HUD) provides funds to local governments for funding a wide range of housing and community development activities for low-income persons. During the 2013 fiscal year, the City of Cupertino received $342,702 in CDBG funds. CDBG funds are used for public services, site acquisition, housing rehabilitation, and fair housing/housing counseling activities, HO�VIE investment F'artnershAp Program (HOI�E) The City of Cupertino entered into a multi-city HOME Consortium with the County of Santa Clara. As such, developers of eligible affordable housing projects within the City of Cupertino can competitively apply annually to the County of Santa Clara for HOME Funds for City of Cupertino affordable housing projects. The initial program year in which �-1 5 8 HCD REOJIEWEU �RAFi"HOUSIt'�G ELEi1�Ef�lT 327 Appendix B Housing Element Technical Report HOME funds will become eligible to the City of Cupertino will begin July 1, 2015. Eligible HOME activities may include, but are not limited to acquisition, construction, rehabilitation and tenant based rental assistance �TBRA). Reelevelop�nent Agency Set-�.sic�e �unds Redevelopment Agency (RDA) housing set-aside funds, which used to be a primary local funding source for afFordable housing, are no longer available to assist in new afFordable housing development or acquisition/rehabilitation of existing units for conversion into affordable housing. This loss is associated with the Governor's 2011 state budget revisions and subsequent court cases, and as a result, funding sources for affordable housing are significantly more constrained. Cupertino's Redevelopment Agency dissolved as of February 1, 2012 according to state law. The City elected to become a Successor to the Redevelopment Agency (Successor Agency) in order to manage the wind- down of remaining contracts and obiigations of the former Redevelopment Agency. The City does not have any available housing bond funds remaining from this source nor is it anticipated to receive program income in the future. Lo�r incor�e t�lousing Tax Credits (LIHTC) Created by the 1986 Tax Reform Act, the LIHTC program has been used in combination with City and other resources to encourage the construction and rehabilitation of rental housing for lower-income households. The program allows investors an annual tax credit over a 10-year period, provided that the housing meets the following minimum low-income occupancy requirements: 20 percent of the units must be affordable to households at 50 percent of AMI or 40 percent of the units must be affordable to those at 60 percent of AMI. The total credit over the 10-year period has a present value equal to 70 percent of the qualified construction and rehabilitation expenditure. The tax credit is typically sold to large investors at a syndication value. E-1CD REVIE1n9ED DR/kFT t-IOU51�.[G ELEfViEli9T B-1 5 9 328 COiVIiVil1NITY VISION 2040 City of Cupertino ii�i�rt�age Credit Certificate (f�1CC) Prograr� The Mortgage Credit Certificate (MCC) Program was created by the federal government, but the program is locally administered by the County of Santa Clara to assist first-time homebuyers in qualifying for a mortgage. The IRS allows , eligible homebuyers with an MCC to take 20 percent of their annual mortgage interest as a dollar-for-dollar tax credit against their federal personal income tax. This enabies first-time homebuyers to qualify for a larger mortgage than otherwise possible, and thus can bring home ownership within reach. In 1987, the County of Santa Clara established an MCC Program that has since assisted over 200 low and moderate-income first time homebuyers in Cupertino to qualify for a mortgage. However, as housing prices continue to rise in Cupertino, use of MCC has become less feasible. During the last Housing Element period, the MCC Program assisted three Cupertino low- and moderate-income residents. Housi�g Choiee !/oucher Prrogram The Housing Choice Voucher Program (formerly known as Section 8 Rental Assistance) is a federal program that provides rental assistance to very-low income persons in need of affordable housing. This program offers a voucher that pays the difference between the current fair market rent and what a tenant can afford to pay (e.g. 30 percent of their income). The voucher allows a tenant to choose housing that may cost above the payment standard but the tenant must pay the extra cost. Hoaasing Trust Silicon \/aliey Housing Trust Silicon Valley provides loans and grants to increase the supply of affordable housing, assist first- time homebuyers, prevent homelessness and stabilize neighborhoods. The Housing Trust's AfFordable Housing Growth Fund intakes funds from local jurisdictions and provides matching grants for predevelopment activities, acquisition, and construction and rehabilitation of multi- family afFordable housing developments. The City of E3-1 5 0 HCD R�VlEWE� DRA�'f HOUSING ELEiViEfiIT 329 Appendix � Housing Element Technical Report Cupertino has contributed to the Fund through its former Redevelopment Agency. �elow �/larket Ra�Ee (�(VIR) Affordable Housing Furad �AHF) The City of Cupertino has a Below Market Rate Affordable Housing Fund that provides financial assistance to afFordable housing projects, programs and services. The City requires payment of an Office and Industrial Mitigation fee, which is assessed on developers of office and industrial space and a Housing Mitigation fee, which is assessed on developers of market-rate rental housing to mitigate the need for affordable housing created by new development. Developers of for-sale housing with six or fewer units are required to pay the Housing Mitigation fee. Developers of market-rate rental units, where the units cannot be sold individually, must pay the Housing Mitigation fee to the Affordable Housing Trust Fund to be consistent with recent court decisions and the State Costa-Hawkins Act regarding rent control. All affordable housing mitigation fees are deposited info the City's Below Marl<et-Rate (BMR) AfFordable Housing Fund (AHF). Recent funding activities have included loans and grants to non-profit developers for acquisition and rehabilitation activities and public services such as landlord/tenant mediation services provided through Project Sentinel, and assistance to very low income persons and families provided through West Valley Community Services. As of 2014, there is approxii�nately $7 million in the BMR Affordable Housing Fund. General Fund �-lurraan Serv�ce Gra�$s (�ISG) Prograrr� Annually, the City of Cupertino provides approximately �40,000 to non-profit agencies providing needed services to Cupertino residents. HSG Program funds are proposed to be allocated on a competitive basis toward eligible public service activities. Recent recipients have used the funds to provide transitional housing for domestic violence victim, senior adult day care services and legal assistance services to seniors. HCD REVIEWED D�A��i0US11�4G ELENiE�`f I3-1 6 9 330 COMMUNBTY VIS6� !\1 2040 City of Cupertino 6. ANALYSiS OF C06V5iSTENCY VV1TH " GENERAL PLAI\I The City's various General Plan components were reviewed to evaluate their consistency with the policies and strategies outlined in the Housing Element Update. The following section summarizes the goals of each General Plan element and identifies supporting Housing Element policies and strategies. This analysis demonstrates that the policies and strategies of this Housing Element provide consistency with the policies set forth in the General Plan and its associated elements. When amendments are made to the safety, conseivation, land use, or other elements of the City's General Plan, the housing element will be reviewed for internal consistency. Sertion 6.1 e Land U�e/Corra��nit� Des�gn C�oals • Create a cohesive, connected community with a distinctive center and an identifiable edge m Ensure a compact community boundary that allows efficient delivery of municipal services � Establish a high sense of identity and community character � Maintain a thriving and balanced community a Promote thriving and diverse businesses that bring economic vitality to the community, while balancing housing, trafFic and community character impacts � Protect hillsides and promote regional planning coordination 0 Expand City-wide access to community facilities and services B-1 6 2 HCD f2�ViEWED DRAFT HOt1Sl@i!G �LEIII(IE�iIT 331 Appendix B Housing Element Technical Report • Protect historically and archaeologically significant structures, sites and artifacts • Promote a civic environment where the arts express an innovative spirit, celebrate a rich cultural diversity and inspire individual and community participation • Create a full range of park and recreational resources that link the community, provide outdoor recreation, preserve natural resources and support public health and safety Supporting Housing Elemer�t Policies Policies HE-2, HE-3, HE-4, HE-5, and HE-13 Supporting Flousing Eler�oent Strategies HE Strategies 1 and 26 Section 6.2. Circu{ation Goals • Advocate for regional transportation planning decisions that support and complement the needs of Cupertino • Increase the use of public transit, carpools, bicycling, walking and telecommuting • Create a comprehensive network of pedestrian and bicycle routes and facilities e Increased the use of public transit service and encourage the development of new rapid transit service • Maintain roadway designs that accounts for the needs of motorists, pedestrians, bicycles and adjacent land uses • Minimize adverse traffic and circulation impacts on residential neighborhoods Supporting Housing Element Policies Policy HE-3 and HE-14 HCD RE\/IEWED DRAFT tiOUSIiVG ELEMENT B-1 5 3 332 COM6VlUfVITY i/ISl06V 2040 City of Cupertino Sup�aorting F�ousing Elernent S�rategies HE Strategies 3 and 26 Se�t��n 6.3 Enviro�r��s��al Re�ources/ Sustai�ab�ls� Goals • Ensure a sustainable future for the City of Cupertino m Reduce the use of non-renewable energy resources � Improve energy conservation and building efficiency � Maintain healthy air quality levels for the citizens of Cupertino through local planning efforts • Protect specific areas of natural vegetation and wildlife habitation to support a sustainable environment s Ensure mineral resoui-ce areas minimize community impacts and identify future uses • Ensure the protection and efFicient use of water resources � Improve the quality of storm water runoff � Reduce locally produced solid waste in order to reduce energy, protect resources and meet or exceed state requirements � Ensure adequate sewer capacity m Ensure adequate public infrastructure for existing uses and planned growth Supporting Housing Elernent �olicies Policies HE-10 and HE-14 Supp�rti�g Housing Element S�rategies HE Strategies 20, 21 and 26 B-1 6 4 HCD R�VIEWECD �RAFT HOU�It\IG ELEMEf�lT 333 ,4ppendix �i Housing Element Technical Report Se�teon �.� �e�l�h a�d Sa�e�y C�oa6s 0 Reduce hazard risks through regional coordination and mitigation planning • Reduce risks associated with geologic and seismic hazards � Protect the community from hazards associated with wildland and urban fires through efficient and efFective fire and emergency services � Minimize the loss of life and properry through appropriate fire prevention measures • Create an all-weather emergency road system to serve rural areas • Ensure available water service in the hillside and canyon areas � Ensure high quality police services that maintain the community's low crime rate and ensure a high level of public safety � Protection people and property from the risks associated with hazardous materials and exposure to electromagnetic fields � Ensure a high level of emergency preparedness to cope � with both natural ar human-caused disasters � Protect people and property from risks associated with floods e Maintain a compatible noise environment for existing and future land uses � Reduce the noise impact from major streets and freeways on Cupertino residents HCD REVIEW�D �RAFT!-tOUSING ELE(ViEt�l� B-1 6 5 334 C01VI6i/IU �11TY \/ISION 2040 City of Cupertino e Protect residential areas as much as possible from intrusive non-traffic noise o Design buildings to minimize noise Supporting Fiousir�g Element Polec'ses N/A S�pporting Housing Elerraent Stra�egies N/A �a ��.� �� .��.�� 7.1 S��ke��lder ��e�r��r�s Stakeholder interviews were conducted on December 11 and 12, 2013 to solicit input from stakeholders ranging from community members, property owners, housing developers, service providers, School Districts and the business community. The following agencies were invited to participate (bolded agencies and persons participated, totaling 25 people): Advocates for a Better Cupertino CARe (Cupertino Against Rezoning) CCC (Concerned Citizens of Cupertino) Ccag�e�tino Citi�ens for Faor Goverr�ment (CCFC's) De Anza College �itoeon �/aE�ey Leadership Gr�up Cu�er�ir�o Charnber �f Coro�merce Asian American Business Council ilYest Valley �orr�rv�uni�y Services League of Women Voters HBANC (Bay Area Building Industry Association) Housing Choices Coalition Organization of Special Needs Families �-1 6 6 FiGD REVfEW�� DRA�"HOUSII`�G ELEMEf�IT 335 Appendix B Housing Element Technical Report Silicon \/a61ey Association of R�altors Catholic Charities of San#a Clara County Eden Council for Hope and Opportunity � - Live Oak Adult Day Services �Vlai#ri Senior Adults Legal Assistance (SALA) Rotary Club Rebuilding T�gether Silicon Vailey Senior Housing Solutions Charities H�usang YWCA Silicon Valley-Support Network Department ' United Way Silicon Valley Outreach and Escort Santa Clara Family Health Foundation Support Network for Battered Women Institute for Age-Friendly Housing Senior Citizens Comrv9ission Santa Clara County Council of Churches Mid Pen I-lousing 9-labitat For Hlurnanity East �ay/Silicon t�a9ley Chinese American Realtors Association Fremorit Union Fligh School D'astrict Cupertino-Fremont Council of PTA Cupertino Union School Distri�t Modena Investments LP, Sunnyvale Holding LLC Altos Enterprises Inc., Alpha Investments & Property Management Co. LPMD Architects HCD REVIEWED DRAFT HOUSIEwlG ELENYEN7 B-1 6 7 336 COMiVOUIVlTY VISION 2040 _ City of Cupertino 9Jnaf#i{ia�ed b�ilders, lee�ders, and property ovvr�ers A summary of common themes from the interviews is summarized below. All comments and ideas are reported in aggregate and not attributed to any individual or organization. I-loaasing IVeec6s: � Overall housing affordability and the difference between housing demand and supply at all income levels � Need for diversity of affordable rental units at all income levels and all household types s Need to accommodate a growing aging population • Smaller units including innovative housing models (e.g. dorms/boarding houses, senior care homes, efficiency studios, shared & co-housing, micro units) Corr�rnureity acceg�tance: � Acceptance is (ow due to impacts on schoois, privacy, parking, noise and traific • Support for mixed use development in the style of Santana Row and Downtown Mountain View • fmproved local governmental transparency and community development T°y�e �f develop�rae�t: 0 Developers and advocates felt that three to five story development is appropriate for adding units but community representatives are concerned about increased height of multi-family development �-1 6 8 HCD REVIEWE� DR,e�FT HOUSING ELENi�nlT 337 Appendix B Housing Element Technical Report �arraers to developrraen# of a�ordable housi�g iracleade: • Financial constraints, particularly due to the dissolution of Redevelopment Agencies and elimination of many federal and state funding sources and • Lack of community and political support for housing Coenrnt�ni�y ancl �a�sir�ess Czroups: � Housing is a "choke point" in regional economy since it is hard to attract and retain employees in a highly competitive housing market o Several interviewees felt that private employers should be obligated to provide more resources to housing • Many felt that while employers feel concerned about schools and housing, they generally work to limit fees and taxes to businesses Sehool Districts: o Schools in the northern part of the City are impacted due to higher student generation rates in existing housing while capacity in the south of the city is declining, likely due to aging households. � Capacity, where needed, is being expanded by adding new buildings or, preferably, temporary and modular units. � Currently using programs, centers and busing to distribute students • Reluctant to re-district since homeowners purchase homes based on the school service areas HCD REVIEINED �RAFT HOUSING ELEII�E(�T B-1 6 4 338 i COMi�/IUIl� ITY i/ISIOi\l 2040 City of Cupertino o Most of the Apple Campus 2 schooi impact fees will be allocated to the Santa Clara Unified School District while they expect that most employees who move to the area will reside within the CUSD service 7.2. Revie�ar o� P��voa�s H��s6�g Elerne�t A thorough review of the City`s housing pfan constitutes an important first step in updating the Cupertino Housing � Element. This section provides an evaluation of the City's progress towards achieving housing goals and objectives as set forth in the prior Housing Element, and analyzes the efficacy and appropriateness of the City's housing policies and programs. This review forms a I<ey basis for , restructuring the City's housing plan to meet the housing needs of the Cupertino community. Table 7.1 provides a � detailed summary of the City`s progress in impiementing the programs outlined in the 2007-2014 Housing Element and � Table 7.2 summarizes the City's progress toward its RHNA. � �.:; `x�5�. .;i � .s .�� SFy�� '' . -�.�?4:..z'[,.� ':-� Fo k'�k.pzc �;f�, 'Y^� ,E .�}�': :.� #�� .� � Q � A �' � �" �� .� � '�,� Y� � �' � - , '"t��i ,. � i�e� v'�. ''�� #�,�°� �y��,;';� '�*t,,'��'�� w-��' �f`kx°`�, �- �� ; � r ry •�� u.' :. . .. � ,. r'4°.�� "�'.,�k� : ,._„ .s , ., , 'Y*�".p . ,-. a. �`A .�". , �,'SYat '� ._,..�`h,&�. ��?�N�� "��w im;�� ,t �*�. � 3�- `fi� '��,1 � ' ��'�i � . �'�� iti��"^^�srs1 � h'�''"y r� �. � n 'P.�� ., r ' af� r ��`� �&4 �6 � cs �o � - ae � r� �6 '�"� � �� o ��- ao �� m �� a� �-�� ; � � � �.�,�„',.��' �'��,�;� �4'�"Xr�'�+'� k°r� . L�'�a �E .* t� �`adll�a qr,� � f' t�n ,. � d ?� # t}'�$ � �1�1` `� a A� e�� r � �L �F' �3 w� :'� ` .� ��'�' �, "m o;` a"m ��(,�` �...�o:�� m — , +�,��'��°�� a�s ��;�: g 'o � �C ; Y �, i �4 o j` y .-,{v. S '{. a. . w ,3'r.,-' �+,", t A ,.::d p? � "�.4�,+ 'i '{ , ,.w., '�.7 ��.��..i � D�� a�q�;`"a. n g �''".-� s�� e . e�:.�• *�""w �� $�'� �' ee,� p m �y�r ` ,��'+ a�"'��, m e e � ��s �e . e— aa � i � �n �w � u '4•. ��.��Yv�:,.#f�:��:�r� R.; �,y fi I gProgram 'f Zonmg and Land Use {The City cornplefed the rezoning of 7 98 �This peogram as proposed to be included '; s Designations ; �acres of:land from 10,du/ac to 25 dulac in ;and re+rised in�the 20:14 2022 Housmg ';� � Rezone one ro'perty(APf�t 32b '10 046} i ?a�0 7he Cify is currently uptlatmg th� i:Element�o reffect th�need to mamtam � p ' �and Use Eiement concurrent wi�h the �an mventor of sites to accommodate the � of 7 98 acres from 10 un�ts per acre to 25 � . � unrts per acre to accommadate up ta 199 l Housmg Element update The Land Use �new RHN,4 of.1,064 units unrts : � Element update will hkely result m addi � <� ' �tional srtes for res�dential and mixed Use � , , - � de�elopment fo accommodate the fi�th � ''� � �._ � ..,,,�_,w�� .� z�.�. M�.,�� M..h..M� v � � cYcle RHNA af 1,064 units�,...<,.. �w�, . .._.�.. � .ae_ �, . . .. � .� ._ . �� .� . :. _: --- _ . :� �:...�.., . 5. _ . : � . .�. ��, _w;�. . M..� n �,w,.. .,.�..:��,.. ,,.�.:,�.�..�...M w,K....,� ; � Program 2:Second Dwelling Unit � Between 2007 and 2013, 31 second units Y This program continues to be appropriate i Ordinance z were constructed in the City. �for the City and is proposed to be includ- Continue to implement ordinance to �. ! ed in the 2014-2022 Housing Element. achieve 25 second units � � ,. .� �Program 3 Encourage Lo�Consalida�ion �'7he City contmues to.prou�de assistance ��This is an ango�ng activ�ty and is pro � - �to property owners regarding lot consoli T posed:to be includecl and revised in the � 4 Continue to encourage lot consolida€ibn ,��ation �2014 202� Housing Element '� �tlirough master plans Prov�de technrcal � , s �assistance to property owners� n,..�.�._W.,.,�,.�..�,�,N.....,..._,�w.w�.�.,,�T...o,..,..v �„��.�..�,�..�.r ,� ,...r �.....�_..�.__..._ .,�,.,..,.m.�...4mF ....,�,... .�.t.._.....,K,.w.��.„m�,�.:� B-1 7 0 FiCD REVtEV�ED Di2��i'!-IOUSIIitG ELEMEi�IT 339 � Appendix B Housing Element Technical Report �. � � ��. .. , . .� .,�X�� :r q� � �� . � :, �? �. � �`` � � 9 • � �� 0 B ..� ,,, � - �r , _�r'�,, � � �� o , `*`�. �� SC��y�� a >� Y .a'� ` .,i,i• � �"' , � . �i� �". �,r �...i7�„,g��'"��' .}y " dr� T �y '� hZ �t Yt yS.^ n 3. �¢ ,$o-y, a T3�.' G d t.... - .�5 �Y'� - +� P�. � . : .."' . � �., ,,. ,. ��;.<d �I" AY z!, ;A„""A^P �e'"T'e�y .� •' ��y �. . ; i � g 6} @ 1 m ��,,.� � _�� e�. �� a e o". � - m"o � e � o• e�o - e � � �i ,� �� r�„ p � � �� x� �� ,� , � _ ��, �� ,� � ,�: �, I . � � a �`rs� � � �� T� , r �� , �� _� . � - �. �� ,,. .� �� `� b .°�� .:�`�,, �-`� ,-»'�" � � o � _ � . �� _. r� f, .', �,. t. - . ,� f 4' r'+ �ut � : 'l,jr � �` X, X . 'ti��' t'�.r "�` o. '� y , 0 @�'' a 0 0 e ': o � !� � 6� o� �a Q�6 �t" � ��S,�t �� I fr � j Prograrn 4 Hausing Mitigation Plan � Between 2007 and 2013,$1,995,414: �This program'represents a key financ ;� , C7fFice and IndustriaC Mitigation had been coilected throu h the Housin in rnechan�srn for affordable housin m r .:. ,. , 9 9 �. 9 . 9 4 Contmue:to im'Iemen�.Office antl � fVl�figateon Prograrn (Off�ce/Indusfiriai and t.Cupet-f�no and�s proposed to be included''�� Industrial Mitigation fee prograrn � Residential)and deposited to the Below �and r�uised in the 2014 202�Wous�ng � 4 � Niarket.Rate{BMR)Af�ordable Housing � Elemen� {w..r..,,e� �� .,.,_.y�w..,� _.w.�....,,...-...r�u,.�w_.,.�m,., ,ty�. � F�nd (A;HF}.,wM�,,,�..,,.�.._�,� .,...._..�,,.�n�„�.,..�w.n�.�,..,, �;� �.Mu .,.xww..,,,.,,.._,, �,,�,�..... .�,.�.�...��M..,, .,�,..,.,_ .,.., .F � � ProgramMS: Housing M*itigation Program— � Between 2007 and 2013, 20 Below �#This program represents a key mechanism � ,� R e s i d e n t i a l M i t i g a t i o n � Mar ke t Ra te(B M R)uni ts were cre- �for a f fo r d a b l e h o u s i n g i n C u p e rt i n o a n d s Continue to im lement the "Housin ' ated through the Residential Housing � is proposed to be included and revised in � � P g � Mitigation Program: s the 2014-2022 Housing Element. � ; Mitigation" program to mitigate the need � s` �for affordable housing created by new � ° 17 BMR rental units(Markham) � � ; market-rate residential development. k o 3 BMR ownership units(Las Palmas) s. F � ' �The City contracts with West Valley � ` Community Services(WVCS)to admin- ; f ister the Below Market-Rate(BMR) � ;� �Affordable Housing Program which � � includes placing eligible households in the � = City's BMR units. i # � Between 2007 and 2013,$1,195,414 � had been collected through the Housing � � Mitigation Program (Office/Industrial and ' Residential)and deposited to the City's � � Below Market-Rate(BMR)Affordable � } Housing Fund (AHF). � Program 6 Af�o�c{able Nousin" Fund '. ` Between 2007;and 2013,$1,1.9�,414: �The City will continue�o u#rlize�the B�low � : � � bad been colCerted through the Housing �Market Rate(.BMR)Affordable Housmg � Provide f.mancial assistance to:afforda,ble � Mi�i ation Program(QfFic2/Industna]and : Fund(AHF)to su o:rt affordable hous ° housm cle�elo ments. Ex end housin ' g Pp � g;.: p p ;; g Residential)and cfeposited ta the Crty s � mg pro�ects, programs and'services 7his : funcfs in the�followmg manner , � gelow Market Rate(BMR)Affordable � program is proposed to be:included � � Finance afForclable;housing pro�ecCs �;Housmg�und(AHF) These funds were ;`and revised in,the 2014 2022 f-�ousing i �� stablish a down paymentassisfance � used to support affordable housing,pro� ? Elernent with a revised expanded list of � plan:that may be used in con�unction �;ects programs and services such as- �potent�a!eligibte uses of funds � ' with the 13M.R program or to make �, ' Pro�ect Sentmef Lan�ilord/Tenan�t �; ' � Mediation Services � market rate;units more afFordable: � ;, , ; � :- r �. , � . Establish a rental subsidy prograrrf � ° �est Ualley Community 5ervices � # t : (WVCS) BMR Prograrn ' �: to make market ra�e umts more � , „ ,,. - � ; � Administratron � affordable � ,: s: � , � 0 19935 Price Avenue Acquisition of 3 ; ` � a�Fordable housing resicfential rental � s i ; � : ; �. k� � t praperty �. ; ; �Howeuer,#he City did not establish a � , � � downpayment assistante program or a � , � � rental subs�d ro rarii t � F -: . � � �,,..r..M.�,.,..K_..,, ..��,o�_,,,�..rw ..�„�..�.>,�..�...�,�.�,��.�.�,.i.,�..�,w..,�.m�.�e�. ,.,y P g.�,�..e,.n�.�,�y�.,�M.,.m..�.,.�,.,�..�,,.;�.�.�d...,��,v��.,.�,�r.�..,�.�,�,.��.N,..w.w...,,,.�,�.�.��.,.»M..»_�.�;:� t-6�D REVIEV�lED D(2AFT'HOUSiii1G ELEfVIENT �-1 71 340 con� � ur� i�r� visio � �o�.o City of Cupertino ,:.�,�s .�' ��°° �' �{�' s�`�t� F�xa�ty'�;;��{��"�..�.`�.:�� r�rs(i�ys,�p'.s�, �'i^i�,g::;Yx��t¢.��F ..��^.i�' �ek��z,,�'a�'gw12�i��."��+��a�a�,�u.,��;�'�" �,.� .��`,�sm" �.:�...��' i � i � � �*.r t . � . � � � ,p 0 � , Q � !� i � �T� �n�� ♦ �.s�.WT'��Y'�'��¢�j 3�k,F ir ��.;,'!'�,��,<S��+tA-4�� x«+��'�� i�ayy 'iz,-+{'�[ j I..F `i� � ) ,.�F ,y '�� .t. � hk 3:•�K*F i` t`"3.�� a��A�` �' :y`�'�'��'"�� J 7 �'�'��l;s��"'� �'�k;.�� ,si'�-- 4 [,.� ��.. f'� �� ... ', a: �k�'w�` ,, , rc"v�, �a�.;.A� �1. .. ;t� a�y. } � .. „�`.. � �F� 1 i, - .5:� �i x .�.� . fil :r :_, r q i �am,.�. T� r ?i�d"" ��I �,;., �i d �,� d"� o � � o. �� ''�'F9 6 Q � � e", �m � �+ ��d�o o e o , � e � e 1 •.t o t�t �,.,�.Y� =kd�.... .� )ya:'-. ""4S,e"'�.$'�F��R� �'�'' � s h�' P^?��,;,s,y.,7 �y}'1 g .x 4� �+�'� 5�i � �� "._� , �� sk'��t ,`��a.��r .� e m o t rid'�'c�°�� '�u�ra�^�j�a'��f'�"�'° m ° ��mir^��i��h��;� �,� ��s�` 6' `� �� . i a� I I �F'rogram 7 Martgage Gredrt Certificate �The County of Sant� Clara contmues to `:This program.is proposed to be mcluded ' �(MCC)Program' � operate this program `Hawever,gi�en the ��n the 2094 2022 Housing �lemenfi�s � Part�cipa�e in the countywide MCC pr.o �hrgh home prrces in Cupertino�the poten � a n2w;program Referral to Housing � ram to assist one to two households �t�� of u�ilizrng this program is limitecl � Resources � � �g As of 20�3r the:maxirnum pur,chase price � ann�uaffy ; Iimits were$57Q,000 for r�sale propert�es �' I ; ' ,:,. ; �, � , �and $630,000�ar new units '� ; ' ,. � :., ,. ,... �. ... `::.:t. Program 8:Move-In for Less Program j This program offered by the Tri-County 4 This program is proposed to be removed � }Apartment Association was discontinued in from the 2014-2022 Housing Element. Program is offered by the Apartments � 2010. � Association. _....................._..................................................................................................................................................................:....._,.::::::::::::-�::::._......................................................................................_......._.........,......................,..:,..,:-::::-:::::::::__:::::-.:� �Program 9 Surplus Property�or Housing ;As part of�he 2014 2Q22 Housmg �This program:is proposed to be included ;� � ' _ � Elemen€updat�and soncurrent L�nci Use �,:and revised in the 2�15 2023 Housing � EXplore opportunities on surplus proper Elernen�t u date,the Cit has;ex lored �`.Element �ties as fo{fows , � P Y P ,, . �and prioritized vanous vacanC.and under � ; i � In con�unction with focal public , utihzed properties wrth po�enti�l res�clen �. � agencies,schoal drstncts ancl �tia!and<mixed:use developm�nt within � � churches,de�elop a list of surplus ,the next e�ght years 7hese properties �: j property or unclertitilized properry �are inclCaded in�he sites inventory far the } '� � ; that�ave the potential�for residen�ial 4 Housin E(ernent _ g t�evelopment � ' . � � � � . �,. � a: Encourage long term Cand`leases � � ; � of property;frorn ctiurches,school ; ,, � � districts corporations far,canstru�r�on ( i t. : � z ' of affardab►e um�s 3 4. ! � ° ` Evaluate�the feas�bi(it �f cleuelo in � � !; y � � :� � special housing for teachers or other i � � � . employee groups on the surplus �, k : ..: �. � ... .: . �.. ; ' properties„ � , � ` , , . �,. � , �� a' Revrew housing programs in � �. � neighbonng school districts that p . , ?. � ��. . . . � �. .� � r.� . assist�eachers for a hcabiht in � ' . '� � PP Y � Cupertino ; � �. - � ;;; ; ::. ; � �.:: .:.... , '..:::.... . ::: . . . . _. .... .. ...... .. .. ... . ....... . ... . .. ... _. ,j- , �<; � � Program 10:Jobs/Housing Balance �The City s General Plan and 2007-2014 ;This program is proposed to be included � Program Housing Element offer adequate capac- � and revised in the 2014-2022 Housing � Require major new ofEice/industrial devel- � �ty to accommodate the City's RHNA for s Element as key elements of three new � opment to build housing as part of new �the planning period. The City continues } programs—Land Use Policy and Zoning to implement its Housing Mitigation � Provisions, Housing Mitigation Plan— � development projects. ; Program to enhance the jobs/housing bal- j Office and Industrial Mitigation and { ' � ance in the community. ; Housing Mitigation Plan—Residential � r � � ; Mitigation. 3 s � s � � � � �.�,..m,,... _,�,.�....,.'.n,�,�.,,_�„v_m,,.,�„�.m..�.�,M..��,.,.��,�m„�,.,��,.<, m.m.�.,..r_ �„�,,,.w.,,m..n�,.��.m,�„M.„��. ..�, � ,�,�:.,. �,,,�,..m,,,.m,.�,�.��.,..�,,,�,�,..N,�,.,�.,�,,,,�,...,,..«.,�..�....,....,�,,.,,,,n.,..,nry,�.rv..� B-1 7 2 �iCD REVt�1Pt�E� DRAFf i-iOLJSING EL�fl�iEfl�T 341 Appendix B Housing Element Technicai Report • t � " O � • i 11 0 � � ' • 4$ ' i �Q �I p�� 1�-�� ' . °'t'��' u��.� �.�$'.'� .,. . �n�.�:. �� • � . � : . '4 t� t .f�: m� I . �y r..E,. m � " o �o ��` i e. 0@ m a �6 s�r - oo � -s�� oe eo - s 6 � , � , ' � °• a s. oe ��. �,� - 1°� ��`��,�� 9� � a � � Program 11:Affordable Housing S The City continues to provide informa- � This program is proposed to be included Information and Support tion, resources, and support to develop- in the 2014-2022 Housing Element. � � _ � ers. � Provide information, resources and sup � � port to developers who can produce �affordable housing � ,: ::::::--:-; ;>-:-:::::..:::::::::. ,.. �Ptogram 12 [3ensi�y Bonus-Program As part of the��15 2023 Housing 1 1'his program is propased�o be tncluded ;; , . ; , : ��lemen�update,tf�e City rs also am�nd � and re�isecl rn'Che�a1� 2023 Housirrg ;.� �411ow for a�ensit bdnus and'addmonal ;:t y � mg i�s Zonmg Code to revrse the D�nsity � �lement �k new reuised Dens�#y Bonus concessrons�for develaprnen�of 6 or `,� niore units th�f provicJe afFordabfe hous ��nus Ordm�nce ta be consistent w+th � Ordin�nce was adopfed rn 2014 rng for�am�l3es and sen�ors �Sta�e law <� ,:. :..:....::; � � ::. ;.•:;_:;;::-:: ,: , � �� ; C � � ':_ C � .:,� �, � � � .::.,.._ ........ ....:......:..:..::.:..:....:.::.:. ._:...................t �<::;.:: . :. >.. , �::';':' , � ..:.�. .. . ::. . ...:...: ... �.:. __... '..... . ... :.... .. .. : ... .... _... .. . ....... ... .. . . ....... . ...:... .. .....�.. . � 1.. � Program 13. Regulatory Incentives for �The City continues to waive park dedica- ;This program is proposed to be included � �Affordable Housing tion fees and provide parking ordinance � in the 2014-2022 Housing Element. Provide regulatory incentives for afford- Waivers for affordable developments. � �able housing,such as waiving park j dedication fees and construction tax for � �affordable units,or reducing parking � � � requirement for mixed use developments. � � � j � � � t` � #` � } i _.................................................................................................._.................._........:..._......4 ....................................:.........................�..::.:::::,:::..:.:..::....:.:.............................................................................................3............................_............_......................................................................................_............_...._............. ::.:::.:::;:.:::,.:-.:-<::.::::::::::::::;;;-;:.:,:,::.:,:.::::.-;:.:;:;;::::::.:;:.:::.;;:;:.::.:::::;:.:;.:::;:::;;:;.<;:::::::::.:::::::.:>:.:<:::,:::::>:<::::>:;.::,::::::: ::::::.::::::::::::>::::::::::::::::::::::::::::::::::>::::::::::::::::::<::::::::;:�...�s::::.-:•:::::::: ::<::::::::::,::,:-:.:::::::>:<::::::. :;::::::•::-:::::>::: _:>:: :::::•:::.::,. ;Prograsrl 14 E�citremely Lovd►lntome The Gity confitiues to,support t#�e This pro�ret��s proposed to be mcluded '.� ,. � Hoasmg �!development af h�usmg affordable to �and reursed in zhe 2014 2022 Hous�ng ��Encourage the de�efapment of adequate �e�c�rremely low{ncome households �Elemeht The prop�ssed revision wilt h'ousin tb rneet the neecCs a#ex�remel �inctucfe Hous�ng�for Persons with 5pecral ,� 9. y low�ncome hr�useholcls by pro�iding � Ne�ds to be adcled to this program assistance and funding�for afForda6le � � housin� deuelopments � ..:.. :... .. ..::::::::.::.:::.> y .. ; ..:. ....: ... .... . .. .. .. .. .. .:.. . . ..... ....... .. .. .... �...... . .... ..... . ...... .. ...... ... � Program 15: Residential and MBxed Use �As part of the 2015-2023 Housing �This program is proposed to be added � �Opportunities in or Near Ernployonent � Element update and concurrent Land Use as a policy statement to Goal A:An � Centers � Element update,the City has explored �Adequate Supply of Residential Units for � Encourage mixed use development and ;and prioritized various vacant and under- All Economic Segments for the 2014-2022 � the use of shared parking facilities in or � utilized properties with potential residen- � Housing Element to encourage mixed � near employment centers. Evaluate the }tial and mixed use development within � use development. possibility of allowing residential develop- �the next eight years. These properties � ment above existing parking areas. � are included in the sites inventory for the � � Housing Element. � �., 4�_ �.��_�..,�.�.��.�. NCD REVI�iNED DRAFT HOUSING ELE�lIEIVT B-1 7 3 342 CONI �IU �l91TY VISION 2040 City of Cupertino _ _ _ , _ - �;#aa��. .�5.s .+, �, u �a.-. '�� a � .. '��'� '��h��4� '"s� �..�r�'��'� �^�:� �+�1+��.�' "� .�� ,. :i�� ;�'*a�" .,� I ..• a'4' "'��,' � s 5;.:�St�r"'��.�t�� '�'`"�� Y� � � � � ..�^. �a�7- . �. � .�p,'I ♦ � � � � f ��t , �� o e a � � ' � ` s K a�.�,,� +�- .� � u"^;��` k a y 4�n�� € ��,� 1�;�T' �F r� { i .�� r �s,r;� `��`�4 ��!, e�� r ed. �.��k �"�� s � aT+� I . ' � � '� �t a 7�* �'; � c� � pFu� �� - �, .��. ��i��'¢'k^t.�� ..�� 'w�'3 �i��"k. � .' 5#�^ ,'1 1'f •.. ( �'rva�'�s�'�'�� ' ,c d�,� �„ '*" ""'''��#„y�?��n ti'�" -.�Tr�.,�',u�.p'._ �r �„"l ,��d.y��a,�„�: @�r��;��k ��'t-,..�, ;�, ro� '�, �a. ;r-�� : ��-. �p �� t'...�:�� .r:�� -..�-s� D��- ��iT'F99�� :� d O Y'" e zn�.��'"'�Tm`�.ra s , .- " ,u ..'� m �''R ° , .� J � I �: ` d�• . ' . 4 .A 0 � sa �F 0 i9 � 0 0 OO o � " Q �' � -.r. ..�` :.. y�F# � _.04 lfk �.,�. ,�r7r�r'� �`��.�!m��r�. �u �� ,ce;,.� j ,��. p..�.�,�-"-o ;��:K�s�iw� ��,4� � �� ;" ��w `:";c r ��a. ��, ��_+��`�'�,�r�,. a -� w. �•��. o s � t��r.��ar�� +��:��"�,,'`j�?��;s° �'�� o m �`�{�*,�i ,�ya,�. ��u�i$-�w'�uqr�� . � ;� . ; . H a�,,t� n� . ., : :,. _., �. ;:an, ,..�.,, • .,,. N.....�. � �' i program 1b Expedited Permit.Pro�edures �7he City con�mues of o�fer eXped�ted ��"h�s pcogram is propased to be mcluded :� � ". ,; .; � perm��processing�for afforctabfe housing b:but revised m the 2014 2022 Housing � Eicp�dite:perrnit;processmg for housing � proJects.mee�ing the State Density Bonus �Element as a;new program Incentives '� i develo ments that conta►n at least 20: ; ' � F � . � requirements �:for,�,ffordable Houstng �e�efopment E � percent of units f�r lower tncome house � ' � � holds,or 10 percent of:unTts�or very'(ow � . � � � mcome h:ouseho1ds,or 50 percer�t o#units; . � � �for senior citizens >. ' . ; - �: . :.. ..:. .....: ....:k..::, :.. 7.:�:..:.. �..,...:. �:: ::; '... g : ......_..: .�.... ......: '......:...... . .. .... . . . .._, ... ..,:.�.. '.�'�. �' ...::� 'r .. ... . . ....- . ., ..::: ...:....::Y ..... ..... ..... .... .. ... > i � � Program 17: Redevelopment Housing Set �The Redevelopment Agency was dissolved � Program is proposed to be removed from � �Aside Fund g in 2012, pursuant to AB1X26 and AB1X27. �the 2014-2022 Housing Element. ; � � Develop policies and objectives for the ' � � use of those Low and Moderate Income � � ` Housing Funds. � � � � ` Program.'18 �lexible Residentral 3 The Ci�y contmues to`offer fl2xible devel � Pt�hcy 7 and this program are propqsed � �5tand�rds o rnent standards 'to be rncluded rn the�20142022 Hausm � ' � < �Element under Goal A to fac�litafe a g � �Allaw flexible residential development � , , range of housing options m the commu ;standards m planned residentral�oti . f �n�� ing distrrcts, s�ch as sma(ler lot sizes, �; � � lo:t wrdths,#loor'area ra�rios and set � : � R. �backs, particalarly for higher densityand � �; ':� aftached housing clevelopments �r .. ; , , , ; >: . ...:� . . � .. .. _ . Program 19: Residential Development k The City continues to provide this regu �This program is proposed to be included � Exceeding Maximums � latory incentive to facilitate affordable f and revised in the 2014-2�22 Housing � housing for persons with special needs. � Element as part of a new program— Allow residential developments to exceed � � � planned density maximums if they pro- � However, no development utilized this � Housing for Extremely Low Income vide s ecial needs housin z incentive between 2007 and 2013. � Households and Persons with Special p g � � Needs : __........ ..........._.._._..............................................._............�...................................__........._....�............................._........................._.............._......................_.................................,.:..::<:»::.:::::::..,<.<,, � ;. € t Program;.20 Monitr�r R:3 De�elopment �The Gty continue�to rrronitor its de�el �,This program is proposed to be�nctuded :s ;Stanclards � oprr5en�standards Future residential a in the 2014 2022 Nousmg E'lement as part.� r Mon�torthe R 3:deuelo rnent standards $'��veloprnent rs likelyto focus in m�xed � of a new prograrn Land Use Policy and p � use areas m the Ci#y /As part o'F the Land �_Zonmg�#'rovisiohs �on a regular 6as�s to ensure that the t requirerrients do no�constrain,new hous � Use Element upda�Ee�ro�ess conducted s � in;g production �concurrent with the I-�ousmg Elernent � � ; �updat�,the�ity reu►ewed anc) proposed � ; :- : � modifCcations to deveCoprnen�standards 5 :� x �to fatiUtate multi farnily and m�xed use �: � ` �dev�fopment . 7i :.. < . . .. . :;... ; .. .. .. .. ...:. . .. . .. . � . . .: .. :..... . . . � Program 21: Clarify Language of Planned �The Zoning Ordinance was amended in This program was completed in 2010 � Development(P) District � 2010 to clarify that residential develop- � and is proposed to be removed from the � � � ment in the P(Res/R3)zones require a � 2014-2022 Housing Element. � �Amend the zoning ordinance to clarify ; �that residential development in P(Res/R3) � planned development permit. � �zones will require a planned development � � � � �permit and not a conditional use permit. � ...�,_._._....___......._ _....�_. _..,_.._�w,�,.._�_,._.... ._._...� ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,�.,,.,.....,....�,,,,,.,..,,.,,,,,,,,,,.,,,,.,,,,,,,,,,,,.,.,.,,.,,,,,.,,.,..�. � �_� 7 q� FiCD REVIEWEF� �RA,FT HOUSING ELEMEf11T 343 Appendix B Housing Element Technical Report . : � ' � . � � i e i � • , � - � . x a� '�- .• .�,yi �, � i S� � � • • �. @9 Q �e :o '' �� • �o �� •�� av'� se � � @ i '• �s e e e� o �� _ �� '�� e e � r �- f � • eo m�m � e, , � � n� ��.� A . . . . , , - � , � , , .� I , , _. . _ . ,. _ ..., . � i Program 22 Apartment Acqwisition and �fihe C�ty con'trnues to assist non profits F'reser�rtng and irr�proving the quality of Rehab�litatior� : �with the.acqu�isiCion and reF�a6rhta#ian nf �hausing for loWer�ncom�i�ouseholdsis �afFordabte housrng uni�s such as �importaht ta the Crty This pr�gram is Pr,ovi�le�fin�ncta!assistance�t�ehgible . , �+ Maitri 7ransifiional Hous�n �proposect�o be mcluded ar�d rewsed�n ve low.<and low in�orr�e homeowners to g rehabrhtate�therr housmg units � - Reheb�l�ta3�on CDBG fuhtls were �the 201�2022 Housing Element to incor uset}ta rehabihtate this four unit �p�re�e both rehabilitatron efforts far botM ; � tr�nsitional housing for viceims of single'€arndy�nri multi family rehabalita 4 _ domestic violence F'ro�eet was , � :. ; ..::.:..:.....: , a.'�IOt� . , � � � completed m Zd10 � � ` ; y� Senior Howsrng 5ol�tions 19935 � � Prrce Avenue Acquis�tion and � � rehabihtation o##h�s property usmc� � � the Be1ow Market Rate{BMRj ; � AfFardable Housrn� Funcf{AHF}and �, '� ` � CtimmuniEy bevelopment Block�rant �, � A (CD�C�)funds and'�tvas c�mpfet�t� in � 2f7"11 7hrs horne is now occupted by � � : , � fiu�fow rncome sernors _ ...:, . ..: ,...:.. ,:.: . :.:.. �: .... . ..:.. . ....:. ..... _� _..;. _:'� ... _.. �:..;... . i , Program 23: Preservation of"At Risk �The City did not experience a loss of any 4 The City works to preserve its affordable Units" � "at risk" affordabfe units converting to � housing stock. This program is proposed Monitor owners of at-risk projects on an market-rate during the planning period to be included and revised in the 2014- ongoing basis to determine their inter- � 2022 Housing Element. est in selling, prepaying,terminating or � continuing participation in a subsidy pro- � � gram. Work with owners,tenants, and � � nonprofit organizations to assist in the � � nonprofit acquisition of at-risk projects to � ensure long-term affordability of develop- � ments where appropriate. � P�ogram 2� ConrJominium Ct�nvetsions �7he Gty continues to�mplement the �Th�s program is proposed to be included �: �ontinue to implement to Condommrum �Candotnirnum�onversfan Ordrnance �and re�uised in the 2014-2022 Houstng Conuersion Orc�mance ; . � Ele .. ... . . ... , � � � ment ' ' � ' - � .., � . - : �:...: - ..u::., ._�._._ .... . . :, _ :;_ - - - - - -- - _ _�.....�... .. .__ ..._� _.._....., ,_. _.:.. , : . , .... _ .a.,.:.. � .�. �:.� __ �:._ . ....: . .. _.:,. � _....,: r wLL.: _...�:�„; HCD REVIEWED DRAFT F60USING ELEMENT B-1 7 5 344 C011VI9VIU6�dITY i/ISIORI 2040 City of Cupertino ��' ��-- G� 11 `4�� i'i d f.nf � y� ,� y � c f r;:.. � .n �rr �,f Y'� z n':''�y �L�.4. ��f �i a� ',X ..g �s u� �'�°�' r �z,�a n �' y�-^� Q r,� k��r�� 5�?��`+�zz��F F�� u�i;5�,�x� a`�q�"��q �r �s � �; _ � . ,� � ; . • � "• � � � @ 6 � 1 � � .t �k� ' 1'�:'-.;s .*R�� t. ,..:>„., a, i'_.: .�3t .r- �'+, �.'�l�d'mN- �-n u��z� q � �5 �,3 F'+.�.Rb�'' ray .k # �.t . � �'.�tx;iP I B,� � I'1.�� # , � �_ �," :, . _.m # .�t'� � ',.Y"Ss;Sx �'l'c�9f &' .++ w 7� 7✓',P ',�` �§ a : �yyc� ....4'r .,y� y � v � m � ` � � �� '�;g ��t�d��i�� '��;:,.�.a��'a�£�� , `��,£�� T � 1M x �t�'.. � ��,:.' �;.;:�1a*,�. ;.�e�`;'?n'� r3 �3 W� �-�,.�'�,�� `Y``?€t� ��..��"t�.��a�w J x.,,�rn t�',�,5��"`,'+a,�',,� .�..,..��rF•,�.. 'e'. �`�:� 5 .,' . '. ', , ..:_ „' _.'. �',..' 'f.F�� _ _ :..,r1.r},Y ..� � � W� '; �' ars�z'y Y!... �. ' _ ,}r ';: a�'.; l�+ �`�. * F". ! '^ � . �`�;,�0� 6 � �o ��d o �`�`�a��f °�� r+i�o d ° sa �5�9 � � e � � m ame amp o � � 'r °�'..�^:m� �r��,.r�"t 7?,;'�.�',k' , � �' F�+,`.�'.�,;r: '��i fi��' ��r�t(a x� i�! s':� �;n�ia rtr�z�.,`�v�. -1• w a i:y�a j�1�-°, 5� ra � s y,� ,; a,.� d ��, �j n �w� v.'':�; i�' 1V��'��r�'�'°o - �o`° o�` '�'` �yt� �4�+ +�"a�„ �`,�m��i,�'`'�`�co v `�4,w��t .S�� Xs� �;�'�� '. �� ,� � o -� c wri^"h,�' ��,�`, ��,��ts�.§�'?� � �rF��,�°z��;� f s..�• t rt 1� �� rl�^"` ;�', �_ �'. �'rogram 25 Rental Housmg Preseruation �,7he�ity has explored;the extent to �7he City will cont�nue to explore the ;¢ Program �.vuhich tfie ro osed Rental Housm ,-:extent to wh�ch exis�in rental housin ' p P J 9 9 � � Develo `.and.ac�o t a rogram;that would.� �'reservation P�ogram;is consi;stent with ?;�can be preserved consrstent with State p p p �Stafe laws such:as fhe Elhs Act and the g.law as part of the 2014 2022 Housing �grant approval only if at leas�fwa of#he # � ' �Costa Hawkins Act Elera-ien� r following three circum5tances exist , . , � �+�, The pro�ectwill comp(ywith th�City's � �; � '. BMR Program base.d on the actual � . . ,,,, � � , � , nurnber of n.ew units constructed,not � . ,: i: r ; � �he net number of un�ts,andlor ' ' �' , . � �. � •' The nt�mber of rental uni�s to be � . > � , � � , provided on the s��e is at Jeast equaf �. , � "� � to the nurnber of eicisting rental ur�its, � r � �, i � and�or � � �. ,•: No fess than 20 percent of;the units , , � � � � r wdl comply with the City's'BMR � t � Program � , � � ; .:: :. . .. .: .........'.... . ;: _ . ,.... .. ... .. ..... .. .. .. . � - ; Program 26:Conservation and The City contracts with Rebuilding �The City recognizes the importance of Maintenance of AfFordable Housing �Together Silicon Valley(RTSV)to provide ' maintaining and improving its existing i Develop a program to encourage the � home safety repairs and mobility/acces- � housing stock.This program is proposed si6ility improvements to income-qualified �to be included in the 2014-2022 Housing � maintenance and rehabilitation of residen- : ' l owner-occupants using CDBG funds. The � Element as a new program-Residential �tial structures to preserve the older,more focus of this program is on the correc- � Rehabilitation. � affordable housing stock. tion of safety hazards. Between 2007 � � and 2013, 31 households were assisted �through this program. � � � � 7 y 7 € t i �. � Program 27" Neighborhaod and �The Enuironrnental Serv�ces divisian orga �Thas is an ong�mg program-and is pro Community Clean Up,Campaigns €n�zes an annual,cit wide ara e sale�o osed to be included in the 2014 2022 i , Y 9 9 � p � Continue to encourage and s onsor � encot�rage reuse of iterrfs which ordinarily �:Housmg Elemen� � �neighborhood and cornmunity cfean up � ��9ht end up in the landfil) Also,the divr � ca ai' ns for both ubltc and' rivafe': �sion organtzes community cr,eek cleaq up 'a � rnP J p P , propert�es � campa�gns � ,:: : �,:-; ,. a: „` 'r,. ' ;; ` `: . � � f � Program 28: Energy Conservation �The City continues to enforce Title 24. �This is a function of the Building Division � Opportunities f and is proposed to be included as a sepa- : � Continue to enforce Title 24 requirements � 5 rate housing program in the 2014-2022 for energy conservation and evaluate � � Housing Element. i utilizing suggestions as identified in the � � ! Environmental Resources/Sustainability � } 3. ; f element. � 4 3 {. � � i �,.�.,�.��.�,w.,�,..<a.........._......�...............»..�..�..�.......�,_.�__....,�.....„.. � ____.__....__W__.�.__..___�_�.__.�...._..__..,____..,_._____�._._._..f,.,.,.,.,.,,,.,,...,,..,.,.,..,...,.,...,,,.,,,,,,,,.,.,...,.,_,,..,,,.,.,.,.,_...,....,.,,,..,,.,,....,..,_.,.,,,,.,.,.. „...��,.__ B-1 7 6 FlCD REVIEWEta DRAFT'HdUSING ELEiVfEf�lT 345 Appaendix � Housing Element Technical Report — . , -- — . ' �� l�� I� � � , "� t � �K: ,_ r � . i� � � � ' � • E� � � & .Qs � � �'. '� f r � �' f �'7"" ,y� ��`�,'n '�u� � `�, G�^. 'T' d ,y.FTm`�t"''�:;� b X t � ,� � y� �. � �: , �.' � � �� 0� � ,�� fi ��, '��.�e„ �� ',��`��,k�z��{�5 �t�e..��i�it ��r �I � , , '-' � >: � ��., , N (;�; a • �.,, ,� ,,,.,� �. ..Yis� :, "� ,��5 `�r .i,:."`ia, �. _� �Y�4�� ,ai;��' a" P:1� ��. �t.� <;�c 7 i, ^� � .�. �'� I �� m�,,'�i� r .a x'�w"� r a-1 k; p ..� .� �: , t . � .'., ,� �-+�w�t 6 � *m m � �' ,,� �<�. ` �6 �d � o � — �"� e�� A � � � m,-d �� or — o �.� I z� �'�'"3t�F�t p�s,di','x� �F,�: �a;�;��.I'G p�1s�.�?��w '�.�V�;'eL'E� f,s,��-�g'" , �`,�. ti:, ��p c ,.�'s^��';IV�. [ s �' +g'': �P�, �r9, �,f��s�' ,ir,3�i �`} ° ��'Sa ��dt.. ;"G��.f+€�'"�,�'�p��`li' n{4 � 0 p{�4!� ��'��.�C ��t.°'_q��n �':�'�.�u 6� ff� g ��; �`'5r4'(�s3,�L�, �.,,w,^'�"\$Y�''.-�`� � m cA i� ' .. � ' . ,�.w ... ;;, :;,. .,�;:.i . .'. . ..," ,��1�' S.� `� s,*�r�,m. ,T ,.-., ..�. . .�.. , i ;�. �°, , '. ....n. ,..: �. .� ,. , . �. i � Program 29: Fee Waivers or Reduction for `'s The City adopted a Green Buifding �This program is proposed to be included � � Energy Conservation j Ordinance in 2Q13 to facilitate energy � and revised in the 2014-2022 Housing � � Evaluate and implement the potential to � conservation efforts. Residential and # Element. � provide incentives, such as waiving or # nonresidential new construction, addition, � � � reducing fees,for energy conservation 4 and renovation are required to comply F ; with the Green Building Ordinance. � � im rovements to residential units(exist- F � ing or new). � � ,:....:......:.:.....:. ..._.....!......................................_...:..__....__......................................_............._..._......_.._......._........................_.._......................................................................................_._................_...............:...........::.:._..:::,::-.:::,:::.:-:::::::-:::. ` ' �The iARRA ro ram ex iret�in 2012 This �Prograrn 30 Ener�y E�Ficiency Aud�ts �.Energy audats were offered;throug{i an F p g p � ;: > � ',,4RRA grant 6y the Public lnformation � program is proposed to be r�moiied from: �Offer free energy efficiency audi�Cs for s,Office through a contract wrth AcEera the 2014 2022 Housmg Element �residential units under a contract with � �Acterra s � . ; , �; � ... , : ,.....:.: . ' _ . _ : . .. ;: . . ...... . � Program 31: Energy Conservation in �The City also adopted a Green Building This program is proposed to be included Residential Development ; Ordinance in 2012 to encourage energy � in the 2014-2022 Housing Element. � � conservation efforts. � � Continue to encourage energy efFicient # ; � residential development and provide tech- ( x � � nical assistance to developers who are ; � � interested in incorporating energy efficient € � design elements into their program. ' � i � (;�� iti@Y�``N`SiE� � 'Wa�� J�3:t�`s� �v rq�'�,t��h*Y��p �k�,.� ;t� :,'1.-�# i. "y�'��a� ,r a�� ,� .�� .}'A yY�c'�"�� 3�R+�}�.�.� ��,.n *:v"'�:.^� ' i rc�,�'��'.. ,,�S��ati �'Y s.:.��r"�"�''x��n A�t �,�� l�:�,a'�,�' 'W 4 0. � ^�, e �^ o c ��m o y�^'H�k +�^d i�l'"'�'.��m�3 j�,P��'3'�'y,�'a��(�u'��k't;�' 1 �;�"�,y� �' '� tx'P't �k�i -k �,��,v':'�s� a,,'yj! ..�'�)�°�� ue . � �'�� i` '��k"� ,�'nslv t a4,.:,. >��t �1 ��'� t� �:� ��r ;•� "r"i�"�''.�- 1 .�a1.. i�;b�`;vs �x,��x�5�as�,s�,�1r ry ;,��e»,� .�;i�'�« _�;x�..4��.ps,�,� a,;c,,�.�.s �?.�ra�,�� , t.�t�c ,.sk�:,,�.,z� .w�,t.�Y�i: �.ac�?*-s,.n%Y "�c�.,��,��.�.�.,a�w��_.a;1.s�,�*v5 ��1�,. ur�,. .4' I I � �,Program 32 Emergency Shelters �.The Crty revrs�d�the;Zoning'Ordinance in F The City updated the Zoning Ordinance ; ' �2090 to perrriit emergency shelters.in the g in 2014 to remo�ethe requirement that Re�ise�Yhe Zonmg Ordinance.to allow „gQ t2�tasa t'ubiic zoning districts as a �emergency sheffers.be located in church permanent emergency shelter facilities �n � ermitted use es ,4 ro ram is ro osed to be;includecJ'.' "BQ"Quas� Public zoning drstncts as a �.p - � in 2 4 H u : �he 0 2022 o ing E eme to perm�tted use; . s ; -�c o n tm u e�o f.a a J i t a t e f h i s f y p e o#h o u s i n g: :; ; ,, , . .... ,: ; ... <:.,..,:.:..�..:.....>., �. . . ... . :� . . ... : ... ., ... . . .. .. ............ ........... . .. � Program 33: Rotating Homeless Shelter ;West Valley Community Serv�ces(WVCS) �The City recognizes the critical need to , < successfully managed the Rotating � provide homeless prevention and emer- � Continue to support the rotating emer- ! Shelter Program for 18 years.The � gency shelter services for the homeless �gency shelter operated by West Valley E Rotating Shelter Program is now operat- � in the region. This program is proposed �Community Services j ed through Faith in Action Silicon Valley. 'to be included in the 2014-2022 Housing � � ; Element t � ,- , _ + Prograrrr 34 Trans�tronal and Supportive s The City revrsed the Zomng.Ordinance in ;s The Zoning Ordinance amendment pro �Housmg -. �2010 to prov�de transifi�on arttl supportive.,s grarn;was completecf m 2010 This.pro � housin;g as a r�sidential use:ta be permit �gram is proposed to be removed from �Amend:its zonmg ord�nanceto com = . ? ply with the requirements of SB2 �ted in srmilar tnanners as similar uses m ;the 2074 2Q22 HoUS�ng Eiement `l the sarne zones �Trans�fianal and supportiu�hausrng will � t �6e tr�ated as residential uses and be sub � � ��ect to�he sarrie deuelopment stand�rds � ��008r the Gity contributed$800 1�00 to � ' ;� ��and restnctions tfiat a° ! to similar.:hous S:�aatra;a non pro#�t agency pra�idin,g tran ' pp Y t sit�onal houstng to�rctims of domestic ing types in the same'zone r � ; r..violence,for the purchase of a four pJex y 4 ; ; ` C:Fn Cupertino' The pco�ec�w:as completed � ' � ' �in 201;0 : � �;�:.��,._,._�_,_�._..�,.��..�.w._.�..a„�.��...�. _.�..�.._.�.e��..�...�:�m.�.�_.�.�_K..�.�....��,�.�.��..��.,.�.��__...__..�..a....�.�..,_s�,_,�.4,,.�___,�_M.�.�.m.,�._.��....,,.��...�,..._��,.�.��. _..�..__.�::� HCD REVIEI/UED DR�OF7't iQUSI�fG ELEMEiilT �-1 7 7 346 co �nn� u � i-�� visoo � Zo�o City of Cupertino ,.7 i.vi;. �',s '.�Y'at� `��3y�� r�i�+N- .�%r�i� �.i a¢� ° � .�.a � ,�y e�� . 3�,��+,a q �,�p�� q�,1$�; �.j.`,7�3,�� a ' r� �,`�' a-.a�. �i '� �'� Y,,g'i: �F;' ��'t�x ..�''y' .., �# +,�.�i'¢T4YS 4 a �]� �`}�#Y'�Y��S� ".'� TMiYA .''h�� fi° �:.k'"�•s�.��C F�+ a�."�''-FE�� P'F�� ,k� � !�� : V'• ' � * E 5 FM1 } M .�+k�� , ,. , ` � , 1 � ' � � , �V � � � Y � r ..,:�. .v'�::' a ``,� y '"� d �^`�-r�.r� x ,�`L�: �.-0� � t ;��,`� :�,�e "f"s�. �a s�.n��,�.-t�., "�s'� �F if�xk x ...� �..r.� ' . . �+�� J n x��, �y�, t��sF��t,k ��,�"k��_tia�� .i� *d'� A r,�[,-t�� ',..i�r � ; � � � ��r��"�`��,�s�,y<a.�si��t+��'.��,��w�'.��:�� f��`�'��'a'`��`�� y�,. �, � z '�,rY,1;,�"' er�"�7 .,��... � s. va:� ,�c�a,��v`�e.��1�?�.,M#,��3'�£}�a,�;� .�� _��€*"�r�, :�`+kt,��!a+ .n�3��,� ,��.'�^.. ,-�.z -.*;.•�`. ' ' i I '= i fi-�"' ,.,�`"'" � �.=;n, r a+r� :.,�.r u'tr_ ;� ��,^ .f.�, '.'cw'""'�".� r ,� �r'�m'"� ,�.� � ��'�r,�` �d i`'6� �Y es� �' �'��b oe '�'r� ��i � � ri e �m. ' ° om �,:� cs,y� �+i�� co 00 _ �a ,k � � � C �,�`'y. �,e � +,�.-�' ��,_� ; 4 ,S�e- r�N 7 ��1,yt � s,', r ,� i�..J�yf'�' tu� ry�� n ,a1 7r��x r .. �'x, n p�� t�S`7'(} v`,�'�'x, ut'n �^+a4� ls�.�l�r�p %'" �'�'�`�rl�A .. 'CF' . � Y�'$.Jf�'� ,fi [ifl'`� '�^7 l3 R'� � +a ��' �i�+s�,°b d�""�h I , ;b ..�__ . ,':� �r;�,'bt�z,�k. �„"a '"'� e:'�� e� ��'; �� , 6��,��,�b,�.s�_ � � .�. ��",'�`s��r3�t��t'�"= `��.d�� o m ' — �i�r��'�w�'� � Program 35: Catholic Social Services � Catholic Charities continues to provide �The City will continue to provide a range � � (Single Parents) �the shared housing services through the � of supportive services to its residents, � Provide help, Catholic Social Services,to Urban County CDBG program. especially those with special needs, in place single parents in shared housing � order to foster a suitable living environ- situations through the Santa Clara County 1 ment. A new program is proposed to be : Urban County programs. included and revised in the 2014-2022 � Housing Element to reflect the range of services that may be supported by the � • - .. ..:........: .. .:... .:..:.:.:.:.::....::::.: : . . :: City. Program 36 Flex�ble Parking S�andards �The City�ontinues tn,offer reductions in �7his pr.ograrn;rs proposerl to be mclUded � ° parkmg requirements:on a case by case , tn the�014 2022 Hous�ng Element> <� t Consider grantrng redurtions in off street � � � }basis for senior housing Hawever, nd '� � parkmg,on a c�se by case basts for senior } new senior housing pro�ect was de�el � E fiousing 'oped between 2007 and�013 � ; ; : ; � �: , <'� ��,'i `'��s.'�+' � `,G �"` �t'�„r�� eA.?��G��i �€��'k� ;� ',ky�,� �. ;a� ,� ; ,�, aa�,� t4u�fi�,��"x�,'�" �ecs ��^�at,�`�,a'7` ��r� ��s"� �'� s, I x--�',a.� �`'s�'��'.'�iw s-�`��"".,;W�� `�" , a�".r6 �.",r�s.�,� �r.�.�ft�t o e �a �� a ��e �ra s3 o Y+�tr'a,�,-4 -�y , s� �t,,��-tt��'�x�.�h�L.�' y�,�.�r�y, a..,;�,° ..Km.�.T :r.rs �k`t��'`ng��i't '�,�.� �.1 r,+1�g3��',, ��';�r r, �"�� y t.,'r._;s :� - n 3.�e � ''i�� i �.'N,'� a-�.. d� D�a t h�'. I �..��^��;�,�.�i�"�i a t�'w�.e, n{��;c�'_�7,>9a�,.,�-M.,a;r '�,R�'�:r.nrc;�U,�i�`� l,��H� y � � ,Y, �h � "�1 �i��ie,s.6:��Y.P.�-,.�.�,��.'"�.aaM�:�`..�,o� "e�'s�;.. �ir.k�, ,.��.��"��"w.�y��',� �'��,[�..��a�,.,,r.�a�. .4k:��37 �:,�3.�,x�m I ��......................................................................................................................................................................................a........._......................................._........_...................._............................................................................................_..............,................................................_....__..........:........._...:........_...........................:......._...:...................................:....:...y ..........................................................................................................................................................................................................................................................................................................F.......:..v..:....:...:..:.....:..:....:...:..:..:..:..:..:..:..:.....:..:.....:..:..:.....:.......:.:......:......:..:..:..:..:.:...... Program 37 5anta Cl�ra County F'air The CitycontGnues to participate�n;the :This program'is proposed to be included' � � Housmg Consortium , � Fair Housmg Consortrum Fair housing �,and revised�n the 20'14 2022 Housmg � ` � matenals distnbuted fi vanqus or aniza 'Element � x D�stribute fair housing rr�aterials at afl � � g . � pubhc facilifiies throughout fhe Crty and �'��ons are available at pubhr coanters � ,., , : � � al:so has a booth at pUbh�events to dis � , � :t tribute materials � � :. . ....... . :. .:.. .. .:.. .. ,.: ;:�: . . . ... .. _ � ... . . .. .. . . . Program 38. Fair Housing Outreach The City continues to contract with This program is proposed to be included � Continue to contract with ECHO Housing Eden Council for Hope and Opportunity in the 2014-2022 Housing Element as a � �to provide fair housing outreach services. �ECHO)to provide fair housing services, new program- Fair Housing Services. including outreach and education, coun- � seling, and investigation of fair housing complaints. Also Project Sentinel pro- vides tenant/landlord mediation services under contract for the City. € Frogram 39 Reasonable/�ccomrnodatron �The Ci�y adopted the<Reasanable ' S This program was completecl m 2010 � Qrdinance Accomrnodation Ordinance in 2010 f and is propos�d to be remoVed from the : � .�, �. . . .4 �,4clop�a written reasonable accommoda � ; � 2014 2022 Housmg Element ; �tion ordinance to pro�ide persons with } ' . �. � rlisabrlities exceptions m zoning and�and � # f ;: , � use for housin : t : , „ s; J.: ` : ;: . > ..;: „ : ,:::`� ..,� f k��d A! �'..t3f 1 �f�'��.� iy��Y4.�� 1�t5snh'vl;�, 4k ..¥�c «;a,c'-"�n4 ' 71�C�� ^..V�. 'n }.,.':.i.° 3" h v�3s.,fi� t .�.Y [ .� y '1^.,}. �]'s'��b,�,1 .5;�"�� I�,j�.; Ykh'��n�.`i'�.�.��F�k'��4�?4yib� y,�5,�(�.��k�,r7s�Fr� �;�.�p��y,�q�,�aD�M�Y�� o� �-�..o 0 0 dm o m �,,.rt_,i�� y:�a� rµs� 'a�'p�`�,��a`�,'�-��°��r��"�'v�:»�� e�y�.!t:.i. � ; ` I.n}� ��)'Y S�1"��A��4�SP�,��, �z$llVI1f�..1Tq'1S4XM1'�k?XPl�l�r+o.�fi1Pr�`43i��+d��'i�l..W d a: e�--,�� ..' .A d ,Yi � ��4 � � r`�, F`"> ��i ,iP�,vu, �w��.�"�� .tn1�+, �.�!'�Vt�a+�s�..�.E a��F�� . .:::�.-..:.:..........::..::.........:.....:..::._:__....:.:......:�..:.:::..:..�..�..::::.:�:�.:-.._.:.... . - r:�.:...,..,....;........,.__....,,._,._.....,...........,.,..,-...;.»_.,,.,..,,,..... . .: ..:.::::::.,.,.,..,< . . , .. �Program':40 Coordination with Local�� f City staff cont�rnues t��meet�with the ��The City recognizes the importance of � � Sehool Distr�cts j�school d�struts:to d�scuss facility needs '� atldress�ng d��elopment impac�s on the� �� f Form a new comm�ttee�of key staff�from ��OWever,no forma{comrnittee was�� schoofi�districts Thas:�program�s pro � � �established � osed�to be incCuded ancJ reuised rn�he ��. t the City and the school distric�s to rneet , � p � on a bi monthly basis or as needed to: + f�� smg Ele 14 2022 Hou rnent 1n addition, ;� ! review City plann�ng inirtat�ves;devefop � . ;the proposed!new cevised program will - � ment proposals anc�School cap+tal facili � ' ! , � re nati n w othe gencies, -� t�es and operatmg fans o n!;and neighbormg�urisdic p , f or ect co �nganazati �,.�,� m ,,.�.,,.<w,�,u, �W,��.�.,.m.��,._�..�,.�.,.��,.�.�.�M.�.,.,.�,�.��,Y..,��._..r_�.�.M.�.a��.��.4�m. M�,.w.,...., � _.�.�>��..�.,,...,..�t�ons to adctress regional lious�ng._issues .,� �-1 7 8 FiCD REViEWED C�RAFT HOl1SI�lG ELEMENT 347 Appendix � Housing Element Technical Report � ; . • � 0 . - � � � e e � ; � - � , •:� ,. _ �� .. , . � , � . � � ;a,.��N� � �.. �•� o �� . � ,� ac � � ' w"� • eo ee' I�, • : . � � � � , ,,,. 3 � � RHNA � 341 � 229 �� 243 � 357 � 1170 � , � -. � , �� .. �� .. .:....;.•:�::� � Construc�ror� � .:>.�5_:::_:: # 23 _�:.: ..::. .:. 27:: ..... . � 587 bfi2 . .... ....::...:....:.:.... , ... . . . �%of RHNA ��F 7.3% ,w��„��_ 10.0°/a ( , 11.1%��n 164 4% 56 6% _.____�.�_.�.�__�..�w.�.,�,W ,.��v.,�..,��____...a�.� ...�.,ww......�.._._.._._.� �...wu., .____._._.,�,...�,..�....��. __._....�.,.�...._ Sources:City of Cupertino,2094;ABAG,2014 In the 2007-2013 period, many factors restricted the development of lower income housing, including the dissolution of redevelopment agencies, diminished local, state, and federal funding, legal challenges against inclusionary housing policies, the Palmer decision invalidating inclusionary requirements for rental housing, and a depressed housing market for the majority of the planning period. As a result, affordable housing production statewide was seriously impacted. For example, at the State level, some affordable housing programs either did not issue Notices of Funding Availability (NOFAs) or the funding levels and grant award amounts were substantially diminished. At the federal level, CDBG and HOME funds have"been consistently reduced over the last several years. According to ABAG, regionally, only 41 percent of the RHNA � was met and only about 22 percent of the lower income RHNA was met. Furthermore, the majority of the lower income units were constructed in San Francisco and in the cities of Oakland and San Jose. " Despite the challenges with funding limitations, market conditions, and legal constraints, the City of Cupertino remains committed to affordable housing. Given the competitive nature of affordable housing funding at the State and federal fevels, generating local funding through its Housing Mitigation Program (Non-residential and Residential) is an important strategy to the City. The City is in the process of updating its Nexus Study, currently progressing on a fast track, with an anticipated adoption in 2015. The new Nexus Study would allow the City to continue to implement ` its-Housing Mitigation Program and to impose reasonable and appropriate fees that reflect the local housing market conditions. � HGD REVIEWED DRAF�Fi0U51MG ELEfVIEtVT B-1 7 9 � 348 �OfV� I!/{ IJNi�Y VIS60i\! 2040 City of Cupertino 7.3. Pareei-�pecEfic S��es Qn�es��oa-yy Tabl� Local housing elements must identify sites that can accommodate the city's share of the regional housing need as well as quantify the housing unit capacity of those sites. Moreover, the sites must be suitable, appropriate and available within the planning period to accommodate the housing needs of all income groups. The sites inventory must be presented on a parcel-specific basis. - 3, *---: � -:',�1�'.�,,�i�a r ' �'-�;a ��'e:� k'�`�`',"?7'�"'x a%�`�' � �,'�r$ r 3�mY��- '�'. n,r.�t s�,..r i� ,.„� , 7`,�; -,� P',. � 1� e�*� - � �,, a 4��o'�"� �e�s. � s�.'� �,� �`� z€�`*sC�x"-��n�-s . I �� ,� .. .r, � �"fi� s�'�� . e" �i' �� ` � � B • � � � 6 � � � �! 0� • ��' � �� a � �; � �,�ka� ' ; �i �i �»¢ �� q m.,� �. s *'-�.:� �. �.t c, �.�5;. �,. sx �'�^�3, i .�; '' as � ' ,i�'� f�,. � t"`��.� �!: fi K,�y��r�'._��` ��,��ih i� 7';�ah5��.fir �'r�'a:6.�k} �A...,��( ,<:.� . � 'r"k g +'' i��a ` - Lj ��,�r„ N � �t��,.�� Y � 1( � .* � s + �k,�kF k�, �, t�' W"'"�;,. � }Y� �1'�a�4 ��'. .f'c�.�^�:� ;� z, ',��.�r < �) _4 a ��d�� '��i �t ^ s � rt � af�'' �d,�'°2� ��w.�''�I,., _.i.b'� �.., � �,,.�r. ��Y,��t �3T-�'+:$'��-��{fj t9a�jy� '�`:�b v{�y �n(.-,zl' . �,�, i".,i�. +',�, 9i I ".l� G' �A'y "}-1 A� � l+] s yq'�S"� '�yA�:f y{�$�, �� . ,.e — . � ��, , — ° � 4�r4�',"�"�,�1 r�,�' '� �� :�.�'�n�� :'� �„f+"� �'i� � o�a �m°'�n�' e e . o ,M!' � '�' � �3' �— w ��.��',� ' � �'�`�" �� ` ��o � ca � �-�i d�a� a _m,,T' �� _ � E�1��3 r 8�, °r t n e m� F3- .�e. ��'� ��`�"�� , t��c� �,�x"'�'�"...r; F �`��1�-n� )�':� �",1�,�'1��#"�x `�q�,�a'�,�� y�r :�.eY . ,�°�.-, �»`.' � - d �� ,�.1�,, .R,�,. dF. ;sr.. ' � �.,+�,`F�n','�',,.�}�`h�`��Y �y�,,,T�k� .u � � �la"�t^^;fits� t r,'.'7�g,�,�, ��"' M"„�'�'�..,,m �a,M1 .�'i f ;�i ,. � '�1{se""�� :� +xa � � ,�,,�5 �'��r��k x b ..�.��r�.. � ��.�tnr� �� ' � �� `� �^� � �� `*'�,r . M �.. 3 r'C m :�, �i f p� +s ,�`,�,ha� � u�ar�'., ��4„ �nd P ��"� 4�� p��. .-fi' `��. y�"� t� .'��f �r �,�11 The Hamp�tons , . � 3fi6 Ob 032 i High Density ? PlRes) �: ' 85 � . 6 33 __. _ — �A'i The Hamptons � 316 Ob 037 � High Density P{Res) 85 � 6 11 600 .: ,. # � �A2 1/alfco Shopping Distr�et � 316 20 107 f '_ ; f � �5 �. � , A 2 V a[I c o S h o p p i n g D i s t r i c t � 3 1 6 2 0 0 8 0 � � } 3 5 � ;: , ,.,, � ;,:: � ' � �- � 3 �A2 Ualleo Shoppmg pistrtct , 31 b 20 081 ; � � 35 i : � � P(Regiona #: � s A2 Vallco Shopping District � 316 20 088 � s{��ppin j 35 F � J , �A2 Uallco Sho in Distrret � 316 ZO 101 � � and P(CG) � 35�' i .. . , . .pp .,�J .. . . . . . . r _ .. :. .� } � i :. �A2 Vallco Shopping District � 316 20 106 z '' 35 � 1 f _. , � Regional Shopping/ � Zaning to € � �A2 Uallco Shopping.Disfrict � 31;6 20 104 Off�ce1ResidentiaC F` be deter 35 � .... . . ( �A2 Vallco Shopping District � 316 20 105 � � mrned by 35 - �� ; 5 �89: - � � � . `la2 Vallco Shopping Distrrct f 316 20'!Od ' x 5pecifrc �; 35 � s -�.. ;. ... ... .. . ! ; :; s � Plan to �� . �A2 Vallco Shopping District � 316 20 099 � � . ailow � 35 � : � , . � �A2 Vallco Shoppmg Drs�nc� ' 315 20 092 � ; � ,reside.ntiaf j. 35 �: 3 �A2 Vaiico Shopping District � 316 20 094 ' � . �5�5 35 �` - � � � � � �- � � A;2 Ualfco Shopping'District � 31'6 20 095 ` � (; 35 4 � �A2 Valico Shopping District 316 20 082 � , � � 35 �' { , � � ' _ t A 3 Oa ks 5 hoppmg Center � 3 2 b 2 7 0 4 0 $ Commeraa l/Res�c lentia l � P(C G Res t ` 3 0 � 0 b 4 ;: � :: .. ...: ; ' .. .�:. I.: . .. ....: �: . .... ;..::� , A 3 Oa l<s S hopping Cen ter t 3 2 6 2 7 0 3 9 � Commercia l/Resi den tia l � P(C G,Res) j' 3 0 � 5 4 0 200 ,:_ � �A3 Oaks Shopp�ng Center � �ommon area � Cornmeraaf/Resrdential � P(C�;'Res) � 30 � 0 72`� A3: Oaks Shopping Center � 326 27 04'I � Commercial/Residential 1 P(CG,Res) 30 1.20 � j � � ;A4 Marrna Plaza � 326 34 Db6 j Commeraal/Office� � P(CG,Res) ,: 35 � � � , s = : . , � � 6 86 � 200 : , , ' Res�den�ial : ' � . � .. , � , � � � :. ..... . � . . ,. .:: .. ;. ....... . . .. . .::.. j A5. Barry Swenson Site � 375 07 001 � Commercial/Office/ � P(CG,Res) 25 � f z Residential � 0.55 11 � .,...�,�„� ,o,�.�.........��,�.�,,.m�.,t..�., �au„J��..��_....�._. .._„�.� .,,� , ......�, �,�.M� r,..�w......a�..�,� , �.� ,� � '�otal �6.51� 1,400 i.�................._�.�...�,.,,.,._......�_w.... ...........W....� .. . . ....e... . _ ��.�,�.,.�..m,.�.� . _. . �..�.�.._�.......�..�,.�..�._m._..._.�. Note:Realistic capacity for Sites A1,A3,A4 and A5 reduces the maximum developable units by 15 percent.Realistic capacity for Site A2 is the amount allocated to the site in the Housing Element;a specific plan will be required for Site A2 prior to any new development.Residential capacity for Site A1 reflects the net increase in units. Source:City of Cupertino,2014 B-1 8 0 HCD REV9EVtlE� DRAFT'HOUSING ELEfV�Ei1lT 349 Appendix � Housing Element Technical Report Cupertino`s sites inventory to meet the 2014-2022 RHNA allocation identifies a total of 1,400 units. Detailed information on each parcel included in the inventory is presented in Table 7.3 and Table 7.4 for both Scenario A and Scenario B. _.__ . _ . . __.. . . _.. __ __ . ___ _ _ __. __. � _ ,� , � . � � - . � . � � � • ,4 � � . 1 � � ��^7�� y��,j �� .,,>, � , �� g� � � �� e � +.� �!';.i`� '��I;��da .'� r��'��T�Ff?��#�� ,'"�y]�S��'��W,*,,�'°` ,��f �,��, '� �.. � .�. .,�,'�' y a, � ...,i,�r'"u '�y�� Ty ck �:: �S � ��'.� ��`�S :'�'�'' ti�J� 3�s iy�'��.4"�7�.?�i� �t �� "�,�,.r RkK" ±��'�I �'�i t��f�'��.f.;� � . ...t m��-� � i �' w4'P l iti ks� h.�� "S�s o �i �2� ��'i+�.'� r; z?��1(`Y �� 4 "�u�,'^ � � ,� . �� '"��:��' �"'�w�'�1%F�� -i�:� � ti ��;' ��,�a��^.'�� a '�'�"'�'�z#�.:t^�y^R` �Uax ,�3 `��d!.r��h��'fi;,.��'u"�^`a�'��`;t`� C �'� r A';!'�` w;� ,r�n.. � � rs= r� �''�*�`�,i �+;� �' [��„�!� r ,�.�':4r��S�� :�� r��',��;�v��`� ��,�xs�'�r� �,Y� �,�'�:� � i i ��4 � �4 �r '�� r �!k� � ��f �'M T r�:��r �; ar�� a� :��+�� ,s',��-,�� ..�m ,�a �o�'',k`�� .�� r ��9; x F�,,.'�'��w�`�. �:,�� x� u•�r "�' � e r ;,�,�. ..� :r�'i'4 � � �,, p I� ,� � �. �C« #�� ry � ,�. . r � l' '�S` �. �'�'` a `�� 5�'1,"�� s�. k: '� �P S' � �� u'��tsP�k"''�� ,�',..u�b�'��,� .�t,."k rl'm�."7�.. ��;�9 a��,�,�,;Rr,-�r � .�� • `' ��`� '� �" 'k .sk,�' #� -'' Qt,.x�'Ly�'�»m,�, *,��, ��?A.'S��Lv:�gu ��a,�r '�" �' ..;,:�^a"fi��,�� .,�^�'�'�4� . ��' 9„ _ i ��.�.'r,��i<��.��"��i.i -,� �; 3.� �� ;a��'"� .,� w�,��.,'��'4��"��m"��"�fi�,±.ri�?��i�"�,:��`�'..mk�'fr�1��,,� "#s.��,�.s�a,�4..;�zi ,;y,.� � ��:'��,i,, x _"�i'" . f ��a;f��...� � : .�,n A'1 The Hamp�tons : ` �Yes 't Mu1ti famify housing � � " �': : .. �,::...... .. .. .. ::.,,� . . ::' � . , t . .. ., ,f A1:The Hamptons �Yes � Muiti family housing � � i < � ;: � ; � �A2 Vallco Shoppm'g District �'Yes Shopping center �, ? Plan Ef R � �A2 Valico Shopping District Yes � Shopping center, parking 's Plan EIR � - � � ' � 'A2 Va11co Shopping Distr�ct :�Yes ,� Shoppmg center, park�ng , , ,Plan EIR .:# A2:Vallco Shopp�ng District Yes ' Shopping center � Plan EIR � . � , � p;A2 Vallco Shopprng District �'Yes - ;E Sho ; �n center k Plan EIR ' �. �:.. Pp . g..:... . :.:: ;,. .. : >;. .. . ;: �A2:Valico Sho in District �Yes � Sho in center -- � Plan EIR ; _ PP 9._ _........t... ..�.. _pp _g.. 3 _. _...__......... , A2 Va:lfco Sh`o �n` Distri,cf �Yes `: 1 Sho`: in center : �Plan EfR- � :. . . ....... . . .: PP .�. . . ..:.. .... . . . . � P.p� 9 . .... , : �. . .: .. .. ... . � �A2:Vallco Shopping District Yes j Shopping center i Plan EIR ;, . � , � F � �/�,2 Vallco Shappmg District �'Yes `;: Shopp�ng cent�r ° ' �P{an EfR . ,� � �A2:Vallco Shopping District Yes Sho in center arkin �-- Plan EIR .. �... . .................................�. PP ._J.. �. p g....... . # .. . � A2 Vallco SH.oppmg D�str�ct `Yes. ' . � Pa►krng � Plan EIR , ',. � .:., : . ........ , ,::: , .. ' # A2 Vallco Shoppmg District �Yes � Shopping center, parking � � Plan EIR � ''A2 Va.11co Shopprrig Dis�rt.ct �Yes '�Shoppang center Plan EIR � �: ;.. � A2 Vallco Shopping District �Yes � Shopping center, parking j Plan EIR � ( =°A3 Oaks 5ho an Center Yes Parkin �ilTA PDA` Pla;n EIR J PP g -.; � � ;: - r .. . �A3 Oaks Shopping Center Yes pp g � � Sho in center �VTA PDA � Plan EIR : _ , ; �A3 Oaks Shopp�ng Center i Yes ;} Shopping cen�er ;VTA PDA ` Plan EIR �.:: ;. ; . . .... _ � .-. .. .. ...... _. ... i , �. . 1 �A3: Oaks Shopping Center �Yes � Parking �VTA PDA � Plan EIR � �..._.... ..:...................................._....... ........... ..._..................._....................................._....................._............._................................................................�...........................__......_...:............_._...........................:......:: :.:...........:.................. ........_......: :._.....:.:...... . .. ._._1. :..... _:..........._..._....._............................._........................................_....... . ..... . .. .:......_,... . .. . ..._..,...:......_...._......._._......._.......... � � �Shopping cen�Cer'. �Vl"A PD,4 � Pla:n ElR ; A4 Marina Plaza , t Y@S ( * i � � �. .. .. .... . . . '. �....:. <: ..: ....... .: ...� .... �A5: Barry Swenson Site Yes Vacant VTA PDA � Plan EIR � �.--.�...�.�.�_�._.._.�._.—....�� .�.,�..........................................�,..—. ,.._,...............,........._.,.................._.m.,......,..__.��..�.._.�......_._ � � � —._.—.a............_...__._.._� �� p,..�..�.,m.�.....�M.�...�_.�....��_.�....mm..._._�..�.�__ ..�.�.�. --- Note:Realistic capacity for 5ites A1,A3,A4 and A5 reduces the maximum developable units by 15 percent.Realistic capacity for Site A2 is the amount allocated to the site in the Housing Element;a specific plan will be required for Site A2 prior to any new development.Residential capacity for Site A1 reflects the net increase in units. Source:City of Cupertino,2014 HCD REVIEVN�D DRAFT FiQUSIi�iG E�EMEiilT B-1 81 350 con� � u � i-rv visoo �v z�4o City of Cupertino _ _. _ _ .. _ _ . ,� ,:: � v� '� �� ;�� .s'��. � � "� �t�� " i ".�R �"s. a*r; � �. }� �..'� �r �� 5'�'�' '�>� � � � � � .� < � '� �� :N� t t� �;t � t5��'`�'�j r�,'�.s kM - �a . - e. � t,8 �� .�, � �' a,}4�,y J W��1! • � +a'_'� � �'��'*'� ir �`D:� xc�� . q�,� �._ � k�,» —�II,t�1�,[ � � , I ;m �:� ^r�. �y �f..� .��.� ��..��i r�� 'S� � �;.+ fi�^ TM�� *a i'yy��l�kd hda'. ..i � wfi`;%,4y��,�,�d'`..��"��i ��C;�� ry� �,.�,� ` �,�,.��' �,�.� �;r:�`-��r� �,�` � 1��,��.�� kz� �� ! - � ��;�..,-; '°4 �` ,�. '� � �, �� W,��,�r��4�� fi`'�i:. i� ��r�`��a��?� u,��'l r�n�`��'`�a a � � ' d' " �`l I ±�, v +,�r$'�� e � �� n� � ��,g��k x �`�t��r ec w� av �.p a4 n, 1;;� �� ii�`.�,`�,r.,ti ,�: ,:�"'j�� ; '��''� �:. �i;7��s, �#,.� �a�' .:K e , � �� ,�{q ' �'��"s,+t ;'�,� "�;�r.��''�� + �` + j � 1S�� 1'�`""� �� z�r` E �,.� � � m I: ,:;.{� „"`� ,^�h.''� �t�-e.��. i n.�$y( +�.,k,� r+t,�.�" �i.^ �� ,�C:��r ;''�af''"'' '"�rr.;�� 'pP2 M1 ' ;,n � r�. �. i� ro� �, �. a ,,�, � .sv. �? �::y$�. p "�t'��5,:: nr. r4� ;,�.rr��r ,P�,,��'i�� cF��.�. f �� ¢'�� :a: �. .,,��..��y�'�. �'� '��rr: SM"� � ',,g.� �t r:o �: rY° ,y ..� '�•(, �<A ,E� i„.i.s��' rb f..J��r'�` a�� k '�..�.,y�,�( ��¢� `�,. �� ,2 r'.''�,.�` �,�,..�i � a .i ..e i� at�^•+�, „ g� �L i II ..�fi . S; .. �+ ;.v H"� 4 �� r�'�"-. '��+ �' ��.. rfi�,.wr`�� A��`�4 a a� . � �.:�SY ��. . �� a "' � �..� . �. ��` L- r 7..� � � "� <s� �� '4p.�� . r �'� . 4"'Y� ,�"'�'�i�+' . � B;'f The'�Harnptons ;� 316'06 032 � High Densrty , �; P(Res) � 99�a�� b 33 i �' �. :. �.. .. s ' 750 : ' B1 The Hamptons i 316 06 037 � High Density �( P(Res) 99 �a� 6 11 � � �..: � 3 .. . . .., k . --; . ': � B2 Oaks Shopping Center°� 32�i'27 04Q r Commercial/Residential � P(CG,Res)' 35 �b�'.� O b4. � _� <� t ` � ...: _ � B2 Oaks Shopping Center � 326 27 039 � Commercial/Residential � P G,Res) � 35 �b 5 40 235 ) .:: � � B2 Oaks Shopping Genter;� cornmon area Commercial/Residential � P(CG,Res) ' 35 �b� � 0 72:� ,: . ;.:. ::::..... .:...>:,. :: ......:..:.: . .. ... :: ... �. ...:... . ... ;.. � ..._.::: :..:.. ..: � ... .,. . } � B2 Oaks Shoppmg Center � 326 27 041 ' Commercial/Residential � P(CG,Res) 35 �b 1 20 � � ; � ; � ) � � 63 Marina Pla:za � 326:�4 OtSb � Comrnercial/Office! � P(CG,Res) � 35 � 6:86� 200 : �, ' �. ; � -Residential ; � � s.:: .:: ... . .:. <.. ;;. , - ; . .`=.. ;:, � � Commercial/Office/ � � B4. Barry Swenson Site 375 07 001 # Residential P(CG,Res) 25 0.55 11 � _..................._..... ....._......_..................:.....E............................_.... _......_...........:......:.:::::::::..�..::::.........._........................._............�....:................._...._.................:......:.::::......:...................<::,:::,-:.::,:::::.,.......:..:.... 3 , �� B5 Glenbrook � �26'27 p36 � Med�um Densit ' R3(10 20) ' 20 ; 11 62 Rpartrnents = � y: ... .. ;�. _... � � . :. :...... . .: . .�..:.:.. .... : =. ; � 58 : � B5: Glenbrook 326 27 D37 ' Medium Density i R3(10-20) � 20 19.72 Apartments I. _..:,."...........::...::..::::. � ....... .. _ 3......... _... �......__...___........... ... ....._........ ;:>;;::>:.;::::::;:::::::<:.::<:::�: � ,. _ . B6 Homestead Lanes <� 326 09 Ob1 f Comrnercial/ResidentiaC tC� i P(CG;Res}t�) � 35 �� 1 13;�_ . . . . k . C , . . .. 3 .� . � � B6 Homestead Lanes � 326 09 051 � CommerciaVResidential t�� P(CG,Res) �� 35 �� k 0 48 � �'B6 Hqmesteacl Lanes " 326;09 052 � Cornrnercial/Res�dential t�� P(CG;Res) �C� n 35 ��.� 0 74`' 132 , �: . :.. . � � ,. . � , � Bb Homestead Lanes � 326 09 O60 f Commercial/Residential �� s P(CG,Res) �� ` 35 �� 2 74� �,.._..�,.__.__________�_...._,,,..,. _r�..____.,.�__�.r�..,_.__.__..__.._.__.�_____....___.. �. f __________. _.__._.�_.. .�,m,�.r_��.... ,..a_____ ,,,,,,,,,,,,,,,,,,,, .� �..._. �. . { � 7o�al � 64.24 1,386 � ` � . , .________....�____________........._ .}_c�__�,___._____._.__.._�:...................................._..........�_______.__.______.__.__.�. �.�..�..�..__,._..�____..�.......�......__..�.__....___..�...._ Note: (a)A General Plan Amendement and zoning change wifl be ncessary to allow the increase in density from 85 to 99 units per acre on Site B1. (b)A General Plan Amendment a�d zoning change will be necessary to allow the increase in density from 30 to 35 units per acre on Site B2. (c)A General Plan Amendment and zoning change will be necessary to allow residential uses at 35 units per acre on Site B6. Existing Zoning for this site is P(Rec,Enter) (d)Realistic capacity reduces the maximum developable units by 15 percent on Sites B1,B2,B3,64,and 86.Realistic capacity of Site B5 is reduced by 46 percent due to existing site constraints. (e)Residential capacity for Sites 81 and B5 reflect the net increase in units. Source:City of Cupertino,2014 B-1 8 2 HCD REVtE1NED DRA�HOf151�lC; EL�MERIT 351 Appendix B Housing Element Technical Report — _ _ _ _. _ _.- – - , . , Y _ � y�, � .�; ip•;� ��'� ��.��.� �y ,s'� xr �..r ..�` ,,. y,.�� .. . � .m� � w.f Q ` � i�.1'�* � � � k � �{ ��J�+'{^y,{�(7 y�� ,�#� '+y�.k ,�x x� ��F�� n�%�'��P ' r a4 -^''�� k� f'Zt � � ��, �s� �� x.� � �� } �, �� B � e�':� ��, ,tf� ,� �;, "' ��. ,� y.�'a "� ,r. � ' .�t. �` � _ � y g r'P �'�-"�.�,""'��y i � ,3 ��^ r �',s�"�'*.�`�,r��.n�'�e � � 1 '*�° `t�'i,"� ,�J�,�,� ��^�;�,�`-v � '�"Fa � �h. � t.Xa.� F+ .�,�<�".�' k:�jx �lon},'• ,� �` X�'� �k w .p.�".� �n�'+.+ 1 ��i p��tl� . w4 '�� 9S17�S� i117W A �¢�� y�_� � '.�.'�."' �,t''��4� �iu�.� a.i�v�, �A�t ��i'�"�� ,y�N,..%�,,�q �' ��i� ��r.r�R�° �k�r..��- 4tt� �i�$..z ,�'"�i ��t�'� in�� ;�'�t?.��1 t�� =x.., �' �'t�_ �C"�,a.�� •?�f��,.�+ � �°"q�+ k rr r � �r� .y,a{., '�,��+�> � ,w�''� ��rc��,�!`��cr�.%�� f;c��M �� xts ��`��,�," r�', a �,. :s+ � � � � �`� �,m� A,�a„�.� � ��,i �J��ro .�-��"�4 ,�''t� a"v`'��5.:.��4a+'M�� ,�u�'S� ,�(�.�, � � ° •I n��Yw -�, y�� 0r. , , � �'�� 'm�r��'�3�y��.2�+:.=„ r �,�"c, �}'�y�;�� ru�na�,'.,� ° iF�„,�� `: , r��•. � �' � � ,�+ �;�,.,`��.c�.,`�s� .?� �g �+ :k � ��`�.��'a..,. e'._.. 5..�� ..,.�+ ,., �e��i?k„ �,:ra�`"J`t`,5��,�.,�`r i�:��`��`�`5+��`�� `� �°ns��t«��y 7,u�a�'%7"�. �. .,^�. . ' �-.I ��r r e�� :;�.� r �h �f�'�'.�, ."��z�� r,'<<� �5�'i's..�"',�%��:,'nk 4bh a`r;�'c�'p2�i�r� �^=,P�Af�Yt�E �i5:i�x5 ��",',u". i`'t�1e�r,iP9� *�i. �xX.�f{ i ;fi.� _ t v '�Z�}�� { �r,.;, �2�`'� h - �o��:,.��"�„s':x'.s. n .T ,W r`.1 �'.r��X �,��k�tu}�rPj,� �i �J'� f ^�i��& �Jq. �, �S�r z;� � � p �? i I t�.��'' �i..fs' t �`^� � `�,': ��b*��'� e �f4��'�� '��'? �`��n.'.1��'��.a��m�k��k�4s,_�'��'��'��!'4�i�,�'u��.��.�'"'��i�i pi�'Cw�� .t,.� �,��Fg"',��^��'�i�;.- R"t��.:�I � _ ... . , { .... r� . .. � �'1 The Hamptons �Yes ;: s'Multr family hous�ng ;{ <� _ _... .� , `:. _ .:.. . ; . .. ; � B1:The Hamptons � y g �Yes = Multi famil housin # � � r B2 Oafcs Shopping Center . =Yes �:`Parking �'VT Pian:EIR � �..,:,.. � :.:.. . :.. . A PDA � > .::. . .. . _ :. ._... ... ..: � � B2: Oaks Shopping Center �Yes Shopping center VfA PDA 3 Plan EIR S .:, ... . . .: ... f � B2 �aks Sho in Genter 'Yes Sho . in center , �VTA PDA Plan EIR � .. . .. . Pp J :.. 3 :.. . .. . �::: pp::: � . ;:� . :. �(5 B2 Oaks Shopping Center �Yes � Parking ;VTA PDA � Plan EIR 3 .' '. . �.' '. ' :. .- ' � 3 � � B3 Marina Plaza �Yes ; 5hopptng c�nter , 'UTA'PDA Plan EfR ;° , .:;: ;.;: .:.:..:. ;. � � ..... .. t.:.. � > . : ;: ,.. .. .: ;.'. :� .. ..:;. . ; :...::. . ....::: .... ::� � B4: Barry Swenson Site �Yes Vacant VTA PDA � Plan EIR ....................;.......... .......:....:....:::.::::::::........................................................................................................._..........................._.......................................................:.....:............._.._............:................._..__......__... � _ . � � � ; _ # B5 Glenbrook/apartrnen�ts 1 Yes ` 1Ylult�family housing � � Plan'EIR ; t :. ......,. ' �. .,� ._... .: . � �. �:� �:.. .. . ..... ,.. _ ...:. ...... . . ... � _ � � mil in Plan EIR B : lenbrook A artments Yes Multi fa hous - � 5 G � � � P Y 9 f __.... .....�... .. ._. ..._ .__..___..:.....:� .._.. . ..._.................................................................. ...�..........................:..........�..._ . ... ......._._..............._................... � ..:............ . .... .... _.._... � B6 Homest�ad �anes �Yes . �Shopping center, parl<ing � ;� � B6 Homestead Lanes �Yes � Restaurant � � ,. � . � ' ; � � �6 Hornestead Lanes , ;. �Yes ; Shapprr�g center, park�ng � ; � ....:. . . .' .': . '::� :., ....:.'.:. . ..:... � Bb Homestead Lanes �Yes � Bowling alley, arking �-- � ��.__....___ _.__ ....___�...__...._ s,_____. E_.._.._...__...__.._^.p___._.,_,,—. _�. ...�.� � k_.__.�......_.......__.�..,_,._�._..w...�.�.._.............___._..__._____l.._.__m._..�.��.�.�.��.�.._..�...�.ry.w.�.,�..______._.�..__.___._.____.. �_.��...�..�.__._ i Note: (a)A General Plan Amendement and zoning change will be ncessary to allow the increase in density from 85 to 99 units per acre on Site 61. (b)A General Plan Amendmen t and zoning change will be necessary to allow the increase in density from 30 to 35 units per acre on Site B2. (c)A General Plan Amendment and zoning change will be necessary to allow residential uses at 35 units per acre on Site 66. (d)Realistic capacity reduces the maximum developable units by 15 percent on Sites B1,62,B3, B4,and Bb.Realistic capacity of Site B5 is reduced by 46 percent due to existing site constramts. (e)Residential capacity for Sites B1 and B5 reflect the net increase in units. Source:City of Cupertino,2094 �{CD REVIEWED Q�2AFl"H011SIi�EG ELEME{ifT B-1 8 3 352 COfVI �llU �91TY i/ISION 2040 City of Cupertino 7.4. Comrnent Let�er to HCD During the 60-day HCD review period, one comment letter was submitted to HCD from the Law Foundation of Silicon Valley. The following responses provide information pertaining to each of the comments in the letter: Comment 1: The HE Faiis to Analyze Cupertino's Failure to Produce Affordable Uni�s During the Past Planning Period. Local jurisdictions are obligated to identify adequate sites with appropriate densities and development standards to accommodate the RHNA. State Housing Element law recognizes that cities and counties do not have control over market conditions and often do not have adequate resources to produce the number of lower income units identified in the Regional Housing Needs Allocation (RHNA). The RHNA is a planning goal and not a production obligation for local jurisdictions. Despite the chalfenges with funding limitations, market conditions, and legal constraints, the City of Cupertino remains committed to afFordable housing. The City has added additional information to address this comment on page B-179 of the Housing Element Appendix. Comment 2: 1'he HE Shoeald Address fVon- Governmental Constraints on Housing Developrrient While the Housing Element law specifies that local jurisdictions must evaluate non-governmental constraints on housing development, the law is also clear that (ocal jurisdictions must "address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing" [Gov't Code 65583(c)(3)], but the same is not required for nongovernmental constraints. B-1 8 4 HCD R�VIEW�D ��dAFT Fi0U51[�G ELEMEPJT 353 Appendix � Nousing Element Technical Report Economic Dispfacement As a built out community, housing development in Cupertino has primarily occurred through recycling of existing underutilized commercial/mixed use properties. During the last Housing Element period, no housing project involving the demolition of existing multi-family housing occurred, resulting in no direct displacemerit of existing residents. For the 2014-2022 Housing Element, future housing is expected to occur primarily on mixed use properties and by infilling existing residential developments. The Hamptons site is the only site with the potential to displace some existing tenants. The Hamptons has a total of 34 Below Market Rate (BMR) units within its development and has expressed to the City that they intend to maintain and preserve the 34 BMR units. Additionally, Strategy 18, Housing Preservation Program, provides that if a proposed development would cause a loss of multifamily housing, the development must comply with the City's BMR program, provide at least as much housing in the new development as currently exists, and mitigate adverse impacts on displaced tenants. The City's housing policies are designed to increase the supply of housing in the City so that the supply of housing can better meet the demand, and costs will, over time, be moderated. Strategy 7,the City's Housing Mitigation program,will ensure that each new residential and commercial development will either provide affordable housing or pay housing mitigation fees to increase the supply of afFordable housing. The City has added additional information to address this comment on page HE-39 of the Housing Element, under Strategy 18 (Housing Preservation Program). HCD REVI�VNED ��AF�HOUSIi�G ELE11fi�N�' B-1 8 5 354 COiV1f��IlJR91TY VISION 2040 City of Cupertino Community Resistance to Affordable Housing The 2014-2022 Housing Element was developed with extensive consultation with the community. The overall residential sites strategy, including priority and opportunity sites,was vetted through the public participation process and provides adequate capacity for the City's new RHNA. Opposition to affordable housing typically focuses on concentration, density, and quality. The 2014-2022 Housing Element includes a program to address community opposition to affordable housing—the City's well-received Housing Mitigation Program. With the funding generated by this program, the City has been able to provide assistance to the underserved segments of the community, including the elderly, disabled, and fist-time buyers. The City is in the process of updating the Nexus Study that supports the impiementation of the Housing Mitigation Program. This update will enhance the efFectiveness of the program and expected to be completed in 2015. Comment 3: The HE`s Quantified Objective and Prograrns Require Additional Speci$icity Programs Lack Meaningful Timeframes The Draft 2014-2022 Housing Element has been revised to provide additional specificity: � Strategy 8 (Below Market-Rate (BMR) Affordable Housing Fund (AHF': clarified the time frame to solicit projects annually and updated the time frame for the Nexus Study (from 2016 to 2015). � Strategy 11 (Incentives for Affordable Housing Development): clarified the time frame to solicit projects annually. � Strategy 15 (Residential Rehabifitation]: clarified the time frame to solicit projects annually. B-1 8 b HCD REV[�WED [�RQ,F�HOUSING ELEf�/t�l\!T 355 Appendix � Housing Element Technical Report ■ Strategy 16 (Preservation of At-Risl< Housing Units): added language related to conducting outreach to tenants of any potential conversion and available affordable housing assistance programs. The Housing Element has an eight-year planning period, with many programs to be implemented on an ongoing basis. Annually, through the City's reporting to the State HCD on the implementation of the Housing Element,the City also makes necessary adjustments to ensure more efFective implementation of Housing Element programs. Include Affordable Housing Goals in the Heart of City Specific Plan Strategy 7,the Residential Housing Mitigation Program, already establishes a citywide affordable housing goal of 15 percent. Strengthen Strategy 8— Nexus Study to Update Mitigation Fees The City is expending significant resources in implementing its housing programs and commitments. Specifically,the City is fast tracking the update to the Nexus Study for the Housing Mitigation Program, with an anticipated adoption in 2015, and Strategy 8 has been revised to show tfiat the Study will be completed in 2015. I-fCD R�VIEWED DRAFT HOUSIti�G ELEIVI�f�I�' Q-1 8 7 356 C O IVI 61/I U f!9 I T Y !/I S I O f� 2 0 4 0 C i t y o f C u p e r t i n o j,AW�'OUNDATION OF SILICON�ALLEY 152 North Third Street,Third Floor San Jose,CA 95112 Fax(408)293-0106 Telephone(408)293-4790 TDD(408)294-5667 January 20, 2015 SENT VIA E-MAIL: hilda.sousa@hcd.ca.gov Hilda Sousa Housing aiid Policy Division Housing and Communiry Development 1800 3rd Street PO Box 952053 Sacramento, CA 94252-2053 lZe: Co�nments on Cupertino's Housing Eleanent Dear Ms. Sousa: The following comments on the City of Cupertino's ("City")Draft 2015-2023 Housing Element ("Housing Element") are offered by the Public Interest Law Fii-m and the Fair Housing Law Project (programs of the Law Foundation of Silicon Valley), Urban Habitat,West Valley Community Services, and Neighborhood Housing Seivices of Silicon Valley, on behalf of low-income residents of Cupertino. We also support the comments provided by Non-Profit Housing to HCD regarding Cupertino's Housing Element. We appreciate your willingness to consider these comments during your review. The�Iousin�Element fails to analvze CuUertino's failure to�roduee afforc�able units durin�the nast plannin�period. The draft Housing Element does not adequately analyze the progress and outcomes fi-om the prior Housing Element, which was quite disappointing in some respects. Most prominently, during the prior planning period,production of affordable homes lagged far behind Cupertino's RHNA for very low-, low- and moderate-income families. This failure was by a very large margin; only 25 of the 341 VLI units allocated to Cupertino—a woeful 7.3%—were created. The percentages are not substantially better for other lower-income categories; the City only met 10% of its allocation for low-income units, and 11.1°Io of its obli�ation for moderate income units1. There is no analysis as to why housing production in Cupertino for low-income individuals and families fell nearly 90% short of its affordable housing allocations under the past planning period's RHNA.2 The Housing Element does not list the locations and addresses of the units that were developed during the planning period. HCD should require the City to do a better analysis of the progress and outcomes from the prior Housing Element and require that the City to analyze the reasons for the small number of units created during the last planning period, and to recommend programs that will encourage the development of affordable housing. The Housin�Element shoulei acidress non-�overnmental constraints on housin�development. 1 Revised Public Draft Housing Element, 177. 2 Id. �-� 8 8 HCD REVIEI(1(E� DRA:F'f NOUSING ELEMEIVT 357 Appendix � Housing Element Technical Report Economic Displacement&12ent�upden We are greatly concei-ned with the economic displacement of low-income residents from the City of Cupertino. With no policies protecting low-income residents from rent increases or displacement, many low-income residents axe being forced out of the City. As described in its Housing Element, the City has some of the highest rents in the area.3 The Housing Element has no analysis of the economic displacement of low-income individuals in Cupertino. We believe that this economic displacemeilt is a pressing issue that is only superficially addressed in the Housing Element. The Housing Element should do a deeper analysis of the economic displacement and recommend policies that will prevent displacement of low-income residents. Community IZesistance to Affordable Housing The Housing Element should include a program to address community resistance(NIMBYism --"Not-in-My-Back-Yard") to the development of affordable housing in the City, and resistance to new housing in general. Many residents have spoken out against new development, and specifically aaainst affordable housing.4 Although the City acknowledges NIMBYism as a constraint,the Housing Element does not contain any programs to address it. The City should adopt a program to address NIMBYism and educate the public about t11e benefits of affordable housing.s The�-Iousan��lement's quantified ob_iectives and housin�pro�rams require additional specificity. To meet its obligations in an admittedly challenging environment for affordable housing development, we encourage the City to engage in robust, creative, and strategic programs that will encourage tlie development of affordable housing. In general, the qualified objectives and housing programs currently in the Housing Element lack specific time frames or actions, and require changes to make them effective tools for development. The Draft's prograins lack aneaningftal timeframes, which makes it difficult to deterinine whether the programs will have beneficial impacts during the planning period. State law requires that tl�e Draft contain programs that set forth a schedule of actions during the planning period, each with a tiineline for implementation, such that there will be beneficial impacts of the programs within the planning period. (Government Code § 65583(c).) � Cupertino's programs also lack clarity and speci�icity, which makes is extremely difficult for members of the public to understand what steps Cuper�ino will take to achieve its goals and how and when the public can engage with Cupertino staff. Per HCD, "programs must include a specific time frame for implementation,identify the agencies or officials responsible for implementation and describe the jurisdiction's specific role in implementation." (Housing Programs: Conserve and I�nprove the Existing Housing Stock, Required Components of Program Actions, http://www.hcd.ca.gov/hpd/housin�element2/PRO_conseive.php.) Some of the suggested activities are described below: 3 Revised Public Draft Housing Element,HE-9. 4 Donato-Weinstein,Nathan,"Cupertino plans for housin�,adds office capability to Vallco,"Silicon Valley Business Journal, December 5,2014,available at http://www.bizj ournals.con�/sanj ose/news/2014/12/05/cupertino-plans-for-housing-adds-office-capability.html?page=all 5 Revised Public Draft,B-114. , 2 HCD REVIE1fV�D QRAFT HUUSI�G ELENiENT B-1 8 9 358 COM11liUB� ITY 0/I � ION 2040 City of Cupertino e Include Affordable Housing Goals in the I�eart of the City 5pecific Plan HCD should encourage the City to include affordable housing goals in the Heart of City Specific Plai1.6 The Heart of the City Speci�c Plan guides the City's commercial development during the next planning period. Much of the housing identified in the sites inventory is in the Heart of City Specific Plan. Given the low affordable housing production numbers during the last planning period, the City should adopt an affordable housing goal for the Specific Plan. For example, the City could have a goal that 15 or 20 percent of the units developed in the Hea.rt of the City Specific Plan be affordable. As this goal applies to a plan, and not a specific project, the plan designation would not be restricted by the Pabner decision. • Strengthen Strategy 8–Nexus Study to update IV�itigat�on Fees We support the Cit�'s Strategy 8—which is to update its Nexus Study for the Housing Mitigation Plan—and encourage the City to consider raising its impact fees. Cupertino's impact fees are amon� the lowest in Santa Clara County, and many other jurisdictions (for example, Sumiyvale and Mountain View) have recently increased their fees or are seriously considering doing so. We also would encourage the City to update its Nexus Study within the first yeai-of the planning pei7od, as opposed to by the end of 2016 as cui7ently stated in the Housing Element, and consider collaborating taking part in a county-wide "b and nexus" study which is under development. We would be happy to speak with you to discuss these coinments further. If you have any questions, please feel free to contact Nadia Aziz at (408) 280-2453. Sincerely, /s/ Nadia Aziz Fair Housing Law Project, Law Foundation of Silicon Valley Naomi Nakano-Matsumoto West Valley Coxmnunity Services Matt Huerta Neighborhood Housing Services, Silicon Valley Tony Roshan Samara Urban Habitat Fred Yoshida, 5tudent De Anza College 6 Revised Public Draft,B-83. 3 �-1 9 0 FiCD REVfEW�D DR,4(-C t�OUSIf11G ELEIV�EiVT 359 Appendix � Housing Element Technical Report Cc: Paul McDougall,HCD, via email to paul.mcdou�all@hcd.gov Aarti Shrivastava, City of Cupertino, via email to aartis@cupei-tiilo.org 4 �iCD E2EVI�1l1�ED DRAFf YOUSI[�G ELEfVIEli�T B-1 91 360 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, Califonlia 95014 RESOLUTION NO. 15-01 A RESOLUTION OF THE HOUSING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING ADOPTION OF THE 2014-2022 HOUSING ELEMENT SECTION I:PROTECT DESCRIPTION Application No: GPA-2013-02 Applicant: City of Cupertino Location: Citywide SECTION II:RECITALS WHEREAS, pursuant to State Housing Law, the City Couizcil has directed staff to update the Housing Element of the General Plan to comply with Sfiate Law; and WHEREAS, prior to the Council's consideration of this Housing Element, and follo�vulg the Planning Commission's recommendation, on December 4, 2014, the City Council adopted Resolution No. 12-211, adopting a General Plan Amendment (Application No. GPA-2013-01) covering the properties which are the subject of this Housulg Element; and WHEREAS, the Housing Element will be consistent with the City's General PIan land use inap, proposed uses and surrounding uses;and WHEREAS, the consideration of the Housing Element is part of the General Plan Amendment, Housing Element Update and Associate Rezoning project, all as fully described and analyzed in the June 2014 General Plan Ainendment, Housing Eleinent Update, and Associated Rezoning Project Environmental Impact Report ("Draft EIR") (State Clearinghouse No. 2014032007), as amended by text revisions in the August 2014 General Plan Amendment, Housulg Element Update and Associated Rezoning Project EIR Response to Comments Document ("Response to Comments Docuinent") and Supplemental Text Revisions (together, the "Fu1al EIR"); WHEREAS, after consideration of evidence contained in the entue administrative record, at a public hearing on December 3, 2014, the City Council adopted Resolution No. 14210 certifying the Final EIR, adopting Findings and a Statement of Overriding Considerations, adopting Mitigation Measures, and adopting a Mitigation Monitoring and Reporting Program; and WHEREAS, the necessary public notices have been given as required by the procedural orduzances of the City of Cupertino and the Goveriunent Code, and the Housing Commission held a public hearing on February 26, 2015 to consider the project; and NOW,THEREFORE,BE IT RESOLVED: After careful consideration of the, maps, facts, exhibits, testimony and other evidence submitted in this matter, the Housulg Commission recoinmends that the City Council 361 GPA-2013-02 2014-2022 Housing Element February 26,2015 Page 2 adopt the Housing Element (Exhibit A) and Housing Element Technical Report Update 2014—2022(Exhibit B). PASSED AND ADOPTED this 26t'' day of February 2015, at a Meetulg of the Housulg Commission of the City of Cupertino by the following roll call vote: AYES: NOES: ABSTAIN: ABSENT: ATTEST: APPROVED: /s/Christopher Valenzuela /s/Shirley Chu Christopher Valenzuela Shirley Chu Senior Planner Chair,Housing Commission 362 Due to the large size of the document, a link to the location of the Housing Commission Resolution no. 15-01 (including the Housing Element presented to the Housing Commission) adopted on February 26, 2015 is provided below: Housin�Commission Resolution 15-01 363 CITY OF CUPER'I'INO 10300 Torre Avenue Cupert�no, California 9507� RES�LUTION Nd. 6777 A RESOLUTION OF THE PLANNING COMMISSTON OF THE CITY OF CUPERTINO RECOMMENDING ADOPTrON O�THE 2014-2022 HOUSIIVG ELEIV�ENT . SECT`I�N I:PROYECT DESCRIPTION Appl�cation No: GPA-2Q13-p2 Applicant: City of Cupertino Laca�on: Citywide SECTIDN TI:RECITALS WHEREAS, pursuan� to S�ate Housing Law, the Cify Council has direc�ed staff �a update the Housing Element of the General Plan to cornply wi.th State Law; and WHEREAS, prior to the Counc�l's cansideration of th'rs Housing Elernent, and following the Planning Comniissron's recommendafion, on December 4, 2�1�, the City Council adopted Resolution Na. 12-211, adopting a General Plan Amendment (Applica'Eion No. GPA-2Q�3-01) covering fhe pr.operties which are the subject of this Housing Blement;and WHEREAS, the Housing Element will be consistent�Tith the City's General P1an Iand use map, proposed uses and surraunding uses;and WHEREAS, the cansideration of the Housang Element is parE of the General P1an Arnendment, T�ousnlg Blement Update and Assocrate Rezoning project, all as fully described and anal�zed in the June 201� General Plan Azx�endment, Housuzg Element �[Jpdate, and Associated Rezonulg Project �nviranmental I mpact R eport ( "DrafE EIR") (State Clearinghouse No. 2Q240320Q7), as amended by text revisions an the August 2014 General Plan Amendment, Housing Elemenf Update and Associafed Rezoning Project EIR Respor►se to Cornments Document ("Respo�se to �ammenfs Documen�") and Supplezne�ntal Text Revxsxans (tagedler,th� "Fu1a1 EIR"), W�ERBAS, after considera�ion of evrdence contained in the entire aclniinisfxative record, at a public hearing on Decernber 3, 2�14, the City Council adopted Resolutioil No. �4-210 certifyizlg the Final EIR, adopting Findings and a Staternezi� af Overriding Cansiderafions, adopting Mitigation Measures, and adopting a Mitigation Monitoring and Reporting Prograrn; and WT�EREAS, t�ze Housing Cammission held a properly noticed public hearing on Febi�xai� 26, 2015 to consider the project, where it recommended that the City Council adopt fhe Draft Hausing Element in substantially similar fo1�1 to Resolutio1115-fl1 presented to it;and 364 GPA-2Q13-02 2014-2022 Housing Element ,Apri114,2015 Page 2 WHER�,AS, fhe necessary public notices have been given as required by the procedural ordi�ances of the City af Cupertino and the Goverxunent Code, and the Plaiuzing Commission held a public hearing on Apri114,20�5 to tonsider the project;and NOW,THEREF(�RE�BE IT�.ESOLVED: .A�ter careful conszderaHon of the, zxtaps, facts, exhibits, testirnoxiy� and other evidence submitted in this matter, the Plannitlg Cornxx►ission recorn�anends thaf the City Counci� adopt the Housing �lexnent (Exhibit A) �r►d Housing Element Techx�ical Reporf Update 2014--2022 (Exhibit B). P,ASSED AND AD�PTED this 14�' day of Apri12015, at a I��eeting of the Pl2��vx1g Commi�sion of the City of Cupertino by ihe following xoli call vote: " AYES: CaMMISSTONERS: Chaxr Lee,Vice Chair Takahashi,Gong,Paulsen,Sun . N�ES: COMMISSIaNERS:none A�STAIN: COMMISSIONERS:none ABSENT; CQMMISSIdNERS:none .A'�'EST: APPROVED: � ao Vdi�►nie L , aix Assi.stant Dixector oE Coma,unity Development Planning Co ission 365 Due to the large size of the document, a link has been provided below to the Resolution No. 6777(including the Housulg Eleinent) presenfed to the Planning Commission on April 14,2015: Plannulg Coininission Resolution No. 6777 366 COMMUIVITY DEVELOPMENT DEPARTMENT CITY HALL 1030D TORRE AVENUE • CUPERTINO,CA 95014-3255 ". (408)777-3308 •FAX(408)777-3333 ��.�.��'�. HOUSING CO1�IVgISSION STA�F REPORT Agenda Item No.4 Meeting Date: Au�-ust 28,2014 SU�JECT: Draft 2014-2022 Housing Element and associated Municipal Code amendments. R�COMMEIVDATION: Staff recommends that the Housing Commission recommend thaE the City Council: 1. Adopt the zoning text amendments (Attachment A to Attachment 1) related to: a. Density Bonus, b. Conformance with State Housing Law and c. Below Market Rate Program 2. Authorize staff to send the Draft 2014 — 2022 Housing Element to the Department of Housing aild Cominunity Development for review and certification in compliance with State Law (Attachment B to Attachment 1) 3. Adopt a list of housing sites to be included in the Housing Eleinent that can accommodate 1,400 units in order to meet the Regional Housing Needs Allocation (RHNA) per the criteria list in Attachment C to Attachment 1. SACKGROUND: Housing Element Overview In accordance wit11 State law, California cities must have an adopted General Plan,which must confain a Housing Element. Housing Element law requires that all jurisdictions facilitate housing development by creating policies and adopting land use plans and regulatory schemes that provide opportunities for housing development, including units that could accommodate households with very low,Iow,moderate and higher incomes. State law requires that each city and county update its Housing Element on a regular cycle established in the Government Code. The Housing Element for the 2007-2014 planning period was adopted in 2010 (see Attachment 2). For the current cycle, the updated Housing Element must be adopted by January 31,2015 (plus a 120-day grace period). If this adoption deadline is 367 Page 2 Housing Commission Housing Element Study Session August 28,2014 met, the planning period for this cycle extends from adoption to January 31, 2023 (or eight years). Otherwise, the City must update the Housing Element again in 2019 (every four years). State law also requires that the Element be reviewed by a State agency—the Department of Housing and Community Development(HCD)—to certify compliance with State law. DISCUSSIOIV: Munici�al Code Amendments De�zsity Bonus HCD allows "streamlined review" of the Housing Element if jurisdictions meet certain criteria. Streamlined review provides pi-iority in the HCD review process (shortening review times) and limits HCD staff review and comments to just those sections of the document wllere changes are proposed relative to the 2007-2014 Element. If a jurisdiction is not eligible for streamlined review,HCD's review generally takes longer;up to the 60-day period HCD is permitted by law to review the documents, thereby potentially delaying the adoption of the Housing Element. The adoption deadline remains January 31,2015 (plus a 120-day grace period.) The City meets all requirements to qualify for the streamlined review with the exception of the adoption of an updated Density Bonus ordinance to comply with changes to State Law. The City would have to coinply with State Law with or without an updated ordinance. However, if the City adopts an updated ordinance prior to HCD submit�al of the Housing Eleinent, the City will then be eligible for streamlined review. In order to qualify for streamlined HCD review, a draft Density Bonus Ordinance has been prepared (See Attachment A to Attachment HC-1). State density bonus law is prescriptive in establishing parameters for density bonuses, both related to the scale of the bonus that must be provided and the number of incentives that the City must provide if a developer proposes to include certain types of housing and amenities within their project (including affordable housing, senior housing, land donation and child care centers). The proposed Ordinance has been drafted to replicate State Law requirements. Otlze��OYditiance A�nendrtients A number of ordinance amendments are necessary to update the Cit�s Mtulicipal Code to coinply�vith changes to State Housing Law and HCD guidelines.These were identified through the constraints analysis conducted in the preparation of the Housing Element update (see section "Constraints Anal�sis" below.) Other minor changes have also been identified in Title 19 (Zoning) of the Municipal Code related to improving readability and eliminating redundancy. Below Market Rate Ordinance In order to implement the City's Residential Housing Mitigation Progranl identified in the City's previous plaruling period, 2007-2014 Housing Eleinent, staff is recommending the adoption of an implementation ordinance in Title 19 of the Municipal Code. The Below Market 368 Page 3 Housing Commission Housing Element Study Session Aub st 28,2014 Rate (BMR) Housing Program orduzance identifies the purpose of adopting such an ordinance and the adminishation of the program. Details regarding the implementation of the program are identified in the current SMR Mitigation Manual. The City is working on a nexus study to update the BMR fee mitigation requirements and an update to the BMR mitigation manual. These items will be brought to the City Council along with the adoption of the Final Housing Element early next year. Housin�Element Content The Housing Elemenf is the Cify's primary policy document regarding the development, rehabilitation, and preservation of housing for all economic segments of the population. Per State Housing Element law,the Housing Element must be periodically updated to: ■ Examine the local need for housing �vith a focus on special needs populations (Needs Assessment) ■ Analyze potential constraults to new housing production(ConsEraints Analysis) ■ Describe goals, policies and implementation programs to achieve local housing objectives (Housing Plan) ■ Outline the cominunity's housing production objectives consistent with Sfate and regional growth projections per the Regional Housing Needs Allocation (RHNA) and identify adequate sites for the production of housing serving various income levels (Housing Resources) ■ Evaluate the Housing Element for consistency with other General Plan elements (Consistency with General Plan) ■ Evaluate accomplishments in implementing programs in the previously adopted 2007- 2014 Housing Element, and evaluate the effectiveness and appropriateness of confinuing these programs in the 2014-2022 Housing Element(Review of Previous Housing Eleinent) Needs Assessment This section describes the demographic, housing, and economic conditions in Cupertino; assesses the dema�.zd for housing for households at all income levels; and documents the demand for housing to serve special needs populations. The Housing Needs Assessment establishes the fiamework for defining the City's housing goals and formulating policies and programs tlzat address local housuzg needs. The analysis in this section has Ueen updated with recent data;however,the conclusions from the earlier Housing Element have not changed. Analysis indicates that the demand for affordable housing among lower uzcome, median and moderate income households, including persons with a need for special needs housing (e.g. seniors, single-parent households, persons with disabilities, etc.) continues to remaul unmet in the city. Housing costs have continued to rise, especially after the housing market crisis befween 2008 and 2010 concluded, making homeownership generally out of reach for inost except the highest earning households. It is also equally difficult to find affordable rental 369 Page 4 Housing Commission Housing Element Study Session August 28,2014 housing. A summary of the Needs Assessment is included in the Housing Element. The detailed and complete Needs Assessment is provided in the Technical Appendix(Section 2). Constraints AnalUsis The Housing Elenlent must analyze the potential and actual governmental constraults upon the maintenance, improvement or development of housing for all income levels. In addition, this section of the Housing Element analyzes other factors such as infrastructure availability, environinental features, economic and financing constraints, market condifions and community acceptance of different housing types and densities. The constraints analysis indicates that the City's General Plan and Zoning Ordinance are not development constraints to new housing. However, it indicates that currently, the Heart of�11e City Specific Plan reduces density of sites Uy removing lot area devoted to commercial area and parking from the density for housing. This would reduce the realistic capacity on housing sites; thereby requiring the identification of additional sites for housing and making sites unable to meet affordability criteria set by HCD (at a minimum capacity of 20 units/acre). In order to for HCD to approve the sites selected at the realistic capacity assumed for each site,the Heart of the City Specific Plan would need to be revised so that the area devoted to coznmercial area would be included in housing density calculations. Projects would be reviewed for conforinance with zoning requirements including setbacks, heights, etc. as well as compatibility with the neighborhood. Other minor updates need to be made to tlie zoning ordinance to eliminate restrictions on emergency shelters, farmworker and employee housing. These zoning ordinance updates will be forwaxded to the Planning Commission and City Council for adoption with the Draft Housing Element. The constra'vlts analysis also indicates that processulg tiine and fees for development are comparable to surrounding communities and jurisdictions. Potential constraints include road capacity,the availabilify of financing for affordable housing,aging waste water infrastructure in some parts of the city and commwlity acceptance of housing development. The Constraints Analysis is contained within the Technical Appendix of the Housing Element(Section 4). Housing Plan The Housing Plan section identifies the goals, policies, and implementation programs that will guide the City's housing policy during the Plan period. State law requires that the Housing Plan section include implementation programs thaf achieve the following: 1. Make sites available to meet the Regional Housing Needs Allocation(RHNA) 2. Assist in the development of adequate affordable housing � 3. Address, and where possible, remove governmental const�aints to housing improvement and development 4. Conserve and improve the condition of existing affordable housing 370 Page 5 Housing Commission Housing Element Study Session August 28,2014 5. Promote equal housing opportunities regardless of race,religion, sex,marital status,etc. 6. Preserve affordable housing developments that may be at risk of converting to inarket- rate. The Housing Plan section must also identify appropriate funding sources, timeframes for completion, and responsible parties for eacll irnplementation program. As part of the 2007-2014 Housing Element process, a wide-ranging public outreach effort was undertaken, including interviews with stakeholders, public meetings, and study sessions with decision makers. These meetings contributed to the development of the goals, policies, and implementation programs that were adopted in that Housing Element(adopted u12010). The Draft 2014-2022 Housing Elemeizt draws strongly froin the 2007-2014 Housulg Element.The uzput received after several community meetings (uzcluding stakeholder interviews in 2013, three community workshops/open houses, and four study sessions—outlined in more detail below under PuUlic Noticing and Outreach), very closely reflects the input received durulg preparation of the previous Housing Element. As a result, the draft 2014-2022 Housing Plan reflects minimal changes fram the 2007-2014 Housing Plan. The foliowing changes are recommended: ■ Policies and programs have been reformatted to reduce redundancy and reorganized for ease in reading and implementing; ■ Programs have been revised to ensure that the 2014-2022 Housing Element complies wifh State law. Specifically, programs were revised to encourage housing opportunities for extremely low-income households (AB 2634) and persons with developmental disabilities (SB 812). Programs were also added to reflect amendments to the zoning ordinance related to density bonuses, emergency shelters, and farmworker and employee housing to comply with State law and to ainend the Heart of the City Specific Plan to revise the inethod in which residential density is calculated in mixed-use developments. ■ A new goal to highlight City efforts in energy conservation regarding new and existing development has been added; ■ An existing general plan policy related to mixed-use development to encourage development near transportation facilities and employment centers has been added to the Housing Plan; ■ Amendments have Ueen made uz the following areas to coinply with State Law and the outcome of recent litigation: o Redevelopmetit Funding: Redevelopment Agency (RDA) housing set-aside funds, which used to be a primary local funding source for affordable housing in the past, are no longer available to assist in new affordable housing development or acquisition/rehabilitation of existing units for conversion into affordable housing. This 371 Page 6 Housing Commission Housing Element Study Session Aub st 28,2014 loss is associated with the Governor's 2011 State budget revisions and subsequent court cases,making funding sources for affordable housing significantly more constrained. o Housing Mitigation Program: The City's affordaUle housing program—the Housing Mitigation Program—has been amended to cornply with recent litigation. A 2009 court- case (Palmer vs. the City of Los Angeles) has resulted in cities suspending or amending the portion of their Housing Mitigation program requiring affordable units to be induded in market-rate rental developments. a Housing P��eservation Prograsn: The existing Rental Preservation Program has been amended to provide mitigation for impacts on displaced tenants in developments wifll four or more units. HoLcsing Resources £�Regional Housing Needs Allocation (RHNA) One of the primary requirements of State Housing Element law pertains to the Regional Housing Needs Allocation (RHNA). T'he RHNA is an estimate of state-wide projected housing conshuction needs and is based on regional allocations provided by the Department of Housing and Community Development (HCD) to regional councils of government. Through a process coordinated by regional councils of government, each jurisdiction in California receives a determination of housing need (RHNA). The Housuzg Resources Section in the Housing Element azid the Tecluzical Appendix is incomplete at this time since the sites for the Sites Inventory have not been selected yet. These sections will be completed prior to the submittal of the Draft to HCD. The Association of Bay Area Governments (ABAG) conducted the process to determine RHNA allocations for the 101 cities and nine counties uz the Bay Area. The City of Cupertino's RHNA allocation is 1,064 new housing units between 2014 and 2022. The Cify is not obligated to const�uct the housing units identified by the RHNA process —HCD recognizes that the market will determine the actual developinent of units. Rather, the City's responsibility is to demonstrate adequate capacity—by identifying specific sites—to satisfy the RHNA under existing land use policy and zox�ing. State Law allows jurisdictions to take credit for residential projects that have been approved, builduzg pernnits issued during the plan period in which the review is takuzg place and second dwelluzg units (also lazown as accessory dwelluzg units) that are anticipated to be conshucted during the plan period. Currenfly, the City has issued entitlements and/or building permits for 30 units since Jaiivary 1, 2014. Additionally, it is anticipated that since 32 second units (on single-family lots) were constructed in the 2007-2014 plan period,32 second units will be const�ucted in the current pl�z period as well. Therefore, the City can take credit for a total of 62 units (30 units approved and 32 second units anticipated). As a result, the City only has to identify sites for the construction of the balance or 1,002 units. However, HCD generally requires jurisdictions to show a surplus of sites/units in order to guarantee that the RHNA realistically can be accommodated. Per consultation with HCD and the City's consultant,it is anticipated that HCD will require sites to 372 Page 7 Housing Commission Housing Element Study Session August 28,2014 accommodate units equivalent to an addifional 40 percent above the Cify's housing need, or approximately 1,400 units. Housing Sites The Housing Commission, Planning Commission, and City Council have conducted inultiple study sessions and community workshops to review potential housing sites to meet the RHNA. On April 1, 2014, the City Council authorized staff to prepare environmental review for three alternatives (A, B and C) for a maximum of nineteen (19) sites based on the criteria outlined belo�T. HCD Criteria for Site Selection HCD reviews each Housulg Element's sites u�ventory to determine if adequate sites have been identified to meet the RHNA. Preparation of a "site suitability analysis" is an iinportant step in addressing the adequate sites requirement. This analysis must deinonsfrate that identified sites can accommodate the housing needs—by income level—within the current planning period of the element(2014-2022). While the site suitability review has a degree of suUjectivity, HCD review primarily focuses on the following criteria in determining the likelihood that a developed site will be converted to some form of housing over the planning period: existing use on the site, realistic potential for recycling, site size and ownership pattems, and development density. 1. Existing Use on tlie Site. The following types of sites are not considered go�d candidates for pridate residential development: ■ Sites zvith existing multi-family housing developments consisting of 10 or more units, due to the potential loss of existing investment and revenue stream to the owner, unless the owner indicates his/her interest in redeveloping the site with additional residential uses that would result u1 a substantial increase in the number of tulits. o Sites with condominium developments, since they typically have complicated ownership patterns and a developer tvould have to reach sales agreeinents with multiple owners. a Well-established organizations and institutions because of the difficulty such organizations and 'vzstitutions would face relocating to locations, unless the o�vner indicates his/her interest u1 redeveloping the site with residential uses. 2. Realistic Potential for Recyclil2g. HCD evaluates the feasibility of redevelopment based on a variety of factors, some of which include property o�nmer interest in redevelopinent with housing, market factors related to location or site characteristics, existing uses on the site that are highly valued and anticipated to remain, the condition and age of existing development on the site, ai�d environmental liability risks,such as toxic contamination. 3. Sit.e Size afad Owners)1ip Patterns. Larger sites provide the opportunity to increase capacity potential and to provide flexibility with regard to design, public ainenities, mix of housing types, and mixed use development. Additionally, lot consolidation potential of parcels can be a 373 Page 8 Housing Commission Housing Element Study Session Aub st 28,2014 factor in determining site suitability. Lot consolidation potential can be based on ownership patterns (single, limited, or multiple owners), history of lot consolidation in the area, and specific knowledge of owner interest in lot consolidation. Where lot consolidation potential is likely, the time and cost associated wifih development is reduced and thus the lil<elihood of redevelopment is increased. Another concern would be if a City relied on very few sites for their entire housing allocation since if those sites didri t redevelop, units would not get built. Therefore, the likelihood of sites being accepted by HCD rely not only on the numbers but also the likelihood of units gettulg built within the eight-year Housing Element period. 4. Developn2ent Density. HCD requires an additional component of the site suitability analysis for those sites identified Eo meet the lower income portion of the RHNA (this includes the very low-, low-, and moderate-income RHNA). Cupertino's lower income RHNA requirement for the 2014-2022 Housing Element is 794 units. To identify the sites and establish the number of units that can accommodate the RHNA for lower-income households, the Housing Element must include an analysis that demonstrates that the sites identified have zoning regulations and densities in place that encourage and facilitate the development of housing for lower-income households. Alternatively, Housing Element law allows local governments to utilize "default" density standards determined by HCD. Per HCD's defermination, suburban cities in Santa Clara County require a minimum "realistic" density of 20 dwelling units per acre or greater to meet lower income/affordable requirements. With Cupertino's last Housing Element (2007-2014), HCD accepted a realistic yield of 85% of the inaximum density allowed on the site, based on city-specific historic project approval data, This �neans that for a one acre site, while the maximum yield at a density of 25 dwelling units per acre is 25 units, the realistic yield for Housing Element purposes is (25�'85%)=21 units. In anticipation that the HCD will continue to accept this realistic yield,most sites in the Housing Element are in areas that are at or above this density. Additionally, if properties need to be rezoned to accommodate the RHNA on the sites identified,the zoning is being proposed to be completed in conjunction with the adoption of the General Plan Amendment to avoid additional requirements that may be imposed by the HCD. Other Criteria for Site Selection (Sustainable Cornrnunities Strateg;�/O1ze Bai� A�•ea Pla�i/Cupet�tino and General Plan) In addition to the State-wide criteria that HCD uses to determine site suitability,t11e Sustauzable Communities Strategy/O�Ze Bay Area Plan contribute additional criteria regarding what makes a desirable housing site in the ABAG region. The One Bay Area Plan is a long-range inteb ated transportation and land-use/housing strategy through 2040 for the San Francisco Bay Area. The Plan was jointly approved by the Association of Bay Area Governments (ASAG) and by the Mehopolitan Transportation Commission (MTC) in 2013. ABAG determined the City's and otller local jurisdiction s RHNA based on the Plan. Pursuant to SB375, the Plan includes the region's Sustainable Communities Strategy and the 2040 Regional Transportation Plan. The Plan focuses developinent in Priority Development 374 Page 9 Housing Commission Housing Element Study Session Aub st 28,2014 Areas (PDA). PDAs are locally designated areas within existing communities that have been identified and approved by local cities or counties for future growth. These areas are typically accessible to public transit,jobs, recreation, shopping and other services and absorb much of the growth anticipated in the region. I�z Cupertino, the Priorify Development Areas are located along Stevens Creek Boulevard between Highway 85 and the City of Santa Clara and along De Anza Boulevard between Stevens Creek Boulevard and Highway 280. The City's General Plan policies are generally consistent with the strategies in the One Bay Area Plan. In addition criteria consistent with the City's General Plan have also been identified in order to ensure functional and attractive development occurs on the sites selected. Key themes ulclude: 1. Locate development along major transportation routes with access to transit or withuz 1/z mile of a VTA Priority Development Area (PDA) (Land i.Ise Policy - Focus Development i�i Mixed-Use Special Areas witJz a�rzenities i�zcluding t�ansit lines) 2. Locate higher density housing in closer �roxunity to employment and activity centers (Land Use Policy- Concentrate Urban Fofhns in Mixed-Use Special Areas) 3. Require developments to provide transit amenities (Transportation Policy - Increasec�public use of tra�isit al�zenities) 4. Corner lot(s) with large frontage preferred — such parcels provide the most flexibility to accommodate mixed-use developments and avoid impeding parking and connectivity Uetween mid-Ulock parcels (Land Use Policy-Attractive Buildil�g and Site Desig�z) 5. Incentive for redevelopment—Sites with older, under-performing retail shoppi�Zg cenfers have also been evaluated as to whether housing would be necessary to provide an incentive to bring in a mixed-use housing/retail project that can improve the quality and performance of existing retail, while also achieving the RHNA requirements. In addition, for sites have also been evaluated to see if office development can provide the necessary incentive to redevelop and provide higher-quality retail and justify the investment in demolition and ulfrastruciure improvements. (Land Use Policy—Incentives for Reinvestme�it) Prioritized List While all 19 sites have been siudied for potential iinpacts in the Draft Environmental Impact Report (EIR), suzce the largest property owner associated with Site 17 sent the City a letter expressing their desire to not be included in the Housing Sites Inventory (see Attachment 3), this site is not being proposed to be included in the Housing Sites Inventory. The potential list of sites for the Housing Commission to select sites from is eigllteen(18). The sites have been prioritized by how well they meet the criteria outlined above. It is assumed that if a site selected meets the criteria above, but comprises of multiple parcels and has fractured ownership, the site will be Master Planned and is expected to have a cohesive development plan. Therefore, sites that need site asseinbly but have a higher chance of redevelopment due to expressed owner interest within the RHNA planning period and ineet the HCD and Other criteria outlined above have been ranked higlzer than sites that may not need site assembly but do not have expressed owner interest to develo� and/or do not meet the 375 Page 10 Housing Commission Housing Element Study Session Aub st 28,2014 HCD and Other criteria. As noted earlier, the recommendation is to select sites that can support a total of 1,400 units towards the RHNA allocation. T'he Commission's recommendations on the Housing Sites Inventory will be forwarded to the Planning Commission for recommendation to the City Council. Consistency with General Plan The various General Plan components have been reviewed to evaluate consistency of the policies and programs outlined in the Housing Element. The analysis finds these are consistent with the General Plan policies in other elements (chapters) of the General Plan. The Consistency with the General Plan Section is contained within the Technical Appendix of the Housing Element(Section 6). Review of Previous (2007-2014)Housing Element Per State law and HCD guidelines, the review of the.previous Housing Element requires analysis in three areas: (1) effectiveness of the element; (2) progYess in implementation; and (3) the appropriateness of continuing the goals, objectives, policies and programs The Review of Previous Housing Element is contained within the Technical Appendix of the Housing Element (Section 7.2). This section of the Housuzg Element provides an evaluation of the City's progress towards achieving housing goals and objectives as set forth in the prior Housing Element, and analyzes the efficacy and appropriateness of the City's housing policies and programs. This review formed a key basis for restructuring the 2007-2014 Housing Plan for this 2014-2022 planning period to meet the housing needs of the community. General Plan Amendment and Housing Element Environmental Review As discussed previously, in addition to the preparation of an updated Housing Element, a General Plan Amendment (GPA) is also being prepared for City Council consideration. The primary purpose of the GPA is to replenish, re-allocate, and potentially increase citywide development allocations in order to plan for anticipated future development activity, with the clear goal while maintaining the community's character, goals, and objectives. The secondary purpose of tlie GPA is to consider, under a comprehensive community vision, consolidated � development requests from several property ov�mers for General Plan amendments. Pursuant to the California Envirorunental Qualify Act (CEQA), both the Housing Element and the GPA (and other implementing ordinances such as the Density Bonus Ord'uzance) are considered projects that must be reviewed for potential environmental impacts. The environmental review for the General Plan Amendment and Housing Element projects is beulg completed concurrently. The Draft Environmental Impact Report (EIR) was made available for public review and comment for a 45-day period ending on August 1, 2014. As required by CEQA, a Response to Comments document (RTC), to respond to connments received regarding the adequacy of the Draft EIR is being prepared,which will include corrections necessary to the Draft EIR. The RTC document and the Draft EIR together comprise the Final EIR. The City 376 Page 11 Housulg Commission Housing Element Study Session Aub st 28,2014 Council must certify the Final EIR prior to inaking any decisions on the General Plan, Housing Element or any ordinance amendments associated with the two projects. The Housing Commission need not act on the EIR in order to make its recommendation. Public Comments Several comments were received during the public comment period for the Draft EIR. Some of the comments received during tlus time did not pertain to the adequacy of the Draft EIR. These comments included concerns by members of the public about sites that were studied in the EIIZ for potential inclusion in the Housing Sites Inventory of the Housing Element. These cominents have been included in Attachment HC-6. PU�LIC NOTICiNG &OUTREACH The following outreach efforts have been undertaken on this project to date. PosEcards . A postcard was delivered in February 2014 to alI postal addresses in the City to announce upcoming dates on the General Plan and Housing Element projects. A second postcard was delivered in June 2014 to all postal addresses in tlle City to arulounce the availability of the Draft EIR and invite attendance at a Draft EIR comment meeting. The postcards also provided a description of the projects (the General Plan Amendment and Housulg Element update) and identified the project website where interested persons may sign up for project updates, further notices, and submit comments on the Draft EIR. � Website A website has been set up for the combined General Pian and Housuig Element projects at www.cu�ertinog�a.or�. All technical reports, notices and other important information are available at the website. The ��ebsite also has a separate tab for the Housing Eleinent project which provides answers to Frequently Asked Questions. I�zterested persons may also submit coinments at the website. MeeEin�s Stakeholder Interviews Stakeholder interviews were conducted on December 11 & 12, 2013 to solicit ulput from stakeholders ranging from coriununity members, property owners, housulg developers, service providers, school districts, and the business commuriity. joint PC/HC Worksliop—janua��23,2014 On January 23, 2014, the Planning Commission and Housing Commission hosted a joint worl<shop to begin the Housing Element Sites discussion. Eleven participants Uroke into small groups and identified potential future sites for housulg and criteria for increased density uz 377 Page 12 Housing Commission Housing Element Study Session Aub st 28,2014 certain areas including community benefits. Participants drew on maps and placed stickers on to identify potential housing sites. Housing Co�nmission Workskop—Febs•ucc��y 12,2014 On February 12, 2014, the Housing Commission hosted a workshop to discuss and prioritize sites for inclusion in the Housing Element. Following a project update presentation,participants broke into groups and discussed identification of new sites and prioritizing potential housulg sites to meet the RHNA. The Housing Comxnission recominended forwarding all the sites highlighted by workshop participants as priority sites to the Plaruling Commission for consideration. � Planning Commission Open House and Study Session-Feb�^uary 19,2014 On February 19, Z014, the Planning Coirinission hosted an open house and study session to provide a public forum to continue the Housing Element Sites discussion and�rioritize sites for inclusion in the Housing Element. The Planning Commission recommended criteria to focus the sites selection. Specifically, the Commission recommended removing certaul sites that were viewed as not viable (successful shopping centers, sites with existing established institutional uses, and small sites with low yield or no property owner interest). In addition, the Plannuzg Con�mission recommended including sites that would further the following three goals: 1) distribute housing throughout the city, 2) encourage development along the Priority Development Area designated by the One Bay Area Plan, and 3)minimize impacts to schools. City Council Study Session-March 4,2014 On March 4, 2014, the Cify Council held a study session to discuss in depth the potential housing sites that would be analyzed in the Environmental Impact Report.A list of "High" and "Moderate" priority sites was proposed based on previous public and Commission input. The Council recommended including two sites, included in the previously adopted Housing Element, and provided direction to study in the EIR all sites presented as "High" and "Moderate." The Council was also advised at this meeting that impact to schools may not be a goal of the site selection exercise since SB 50 preempts this issue with the adoption of School Impact Mitigation fees,which fully mitigate aizy school impacts from development of property. Envis•onmental Scopi�ig Meetirig-1VIc�s�cli 11,2014 The City held an Environmental Scoping Meeting on March 11, 2014 at the Cupertino Community Hall (10350 Torre Avenue,next to the library). The meeting provided an overview of the proposed project and an opportunity for public commenf on the scope and EIR content. Housing Cornmission Study Session-Ma��c1219,2014 On March 19, 2014, the Housing Commission held a study session to review the City's accomplishments in implementing the 2007-2014 Housing Element and to discuss draft goals, policies,and implementation programs associated with the 2014-2022 Housing Element. 378 Page 13 Housing Commission Housing Element Study Session August 28,2014 Joint Planning Conz�2ission and City Council Study Session-A�ri11,2014 T`he City Council and Plaruling Commission held a joint study session on April 1, 2014, to discuss draft General Plan Amendment and Housing Element policies, and hear public comments and questions. At the conclusion of the meeting, City Council confirmed the Housing Element sites and goals,policies,and implementation programs to be studied in the EIR. Environ�nental I�npact Re�of�t(EIR) Cosraanent Meeting-Ju�ie 24,2014 The City held a public meeting on June 24, 2014, at Cupertino Community Hall to present the recently published Draft EIR. The Draft EIR analyzes the potential environmental impacts related to the draft General Pla�1 Amendment and Housing Element Update. This meeting provided an opportunity for the community to learn about the Draft EIR and submit comments. Housing Com�iission-Augcsst 28,2014 The following table summarizes the noticing for this meeting: �fd,`�` �y �,i � e �s.,,�`�� h�ar �f - .�`�.�^.-� �: +�r� SI � fi .� r a�{,� w. ,�,_ � # �- �- a;� Q `- :' � l-_� ° .� ,�QLZCe"�i�l#.,�z a P a� �; tc eF*'�yi:&tt �'u4'� �1F a' �� G,n�Y�fi _ � S� -�bt � G°tiz- #� 4 �� k ,� ,� f ,i �,x .�� F, ,s .P.�,. .,5:, �w ,�^, .aaY „If �,a, .�tr�- .¢� ..a �. ia�r aa�i��rta� .��6„ � .�� ■ Einail sent to all interested y parties ■ Posted .on the City's official notice Uulletin signed up through the project website board (o�ie week prior to the hearing) (at least 10 days p�•io��to hearing) ■ Posted on the City of Cupertulo's website (one ■ Legal Ad(at least 10 days prior to l�earitig) week prioT�to tlie hearing) ■ Newspaper Ad (5 days prior to hearifig) ■ Posted on the project website (one weelc prior to hearin ) CONCLUSION AND NEXT STEPS The Housing Commissiori s recominendation on fhe Draft Density Bonus Ordinance and the Housing Element will be forwarded to the Planning Commission for its review in October 2014. After which, the Planning Commission's recommendation on the Draft Ordinances,Draft 2014- 2022 Housing Element and the Draft General Plan will be forwarded to the Cify Council for its review and decision in Noveinber 2014,. The Housing Element will then be fransmitted to HCD for review.It is anticipated that HCD review will be completed by January 2015. The final Housing Element, which will reflect any changes required by HCD, will be presented to the Housing Commission, Plaruling Commission and the City Council for final adoption in March /April 2015, which will comply with the May 2015 deadlu-►e for the adoption of the Housing Eleinent per State Law. At that time, u1 addition to the final Housing Element, staff will present an updated Residenfial Mitigation linkage fee and Below-Market-Rate Mitigatioiz Manual �nThich wi11 reflect changes required due to amendments to the Housuig Element. Prepared by: Piu Ghosh,AICP, Senior Planner Christopher"C.J."Valenzuela, Senior Housing Planner 379 Page 14 Housing Commission Housing Element Study Session Aub st 28,2014 Reviewed by: Approved by: /s/Garv Chao ls/Aarti Shrivastava Gai.y Chao Aarti Shrivastava Assistant Director of Community Development Assistant City Maizager Attachments: 1. Housing Commission Resolution re: A. Ordinance Amendments; B. Housing Element(Chapter 3 of General Plan) &Housing Element Technical Report Update 2014—2022 (Appendix B);and C. Criteria and Prioritized list of Housing Sites 2. 2007—2014 Housing Element, adopted 2010 3. Letter/Email from Valley Church dated March 6,2014 4. Comment letters that pertain to Housulg Element content: A. Ruby Elbogen-dated June 18,2014 B. Catherine Alexander—dated June 24,2014 C. Concerned Citizens of Cupertino- dated June 25,2014 D. Gary Jones—dated July 4,2014 E. Phyllis Dickstein-dated July 10,2014 F. Patricia McAfee—dated July 10,2014 G. Josh Tsai—dated July 28,2014 H. Concerned Citizens of Cupertino- dated July 31,2014 I. Apple-dated July 31,2014 J. Youichi Y.—dated July 31, 2014 K. Huanying Cheng and Qing Li- dated August 1,2014 380 Site Allowable Density �ealistic Capacity Adopted General Plan/ Size (du/ac) (units at 85% ofa g� Site Special Area Max Height maximum densi Adopted Zoning (acres) Scenario Scenario Scenario Scenario A B A B Site Al/B1 (The High Density North Vallco 75 ft;or 60 ft in �b� Ham tons) P(Res) Park 12'4 certaul locations�� 85 99 600 net 750 net C/O/R Vallco Site A2 (Vallco Shopping P Re ional Sho in & Sho in N/A To be determined 35 35 389 -- District) � g pp g� pp g b S ecific Plan�d> P(CG)�d> Dishict y p Site A3/S2(The Oaks C/R Heart of the � 9 45 ft 30 35�e� 200 235 Sho in Center) P(CG,Res) City Site A4/B3 (Marina Plaza) P(CGO,es) Heaclof the 6.86 45 ft 35 35 200 200 Site A5/S4 (Barry C/O/R Heart of the 0.55 45 ft 25 25 11 11 Swenson) P(CG,Res) City Site B5 (Glenbrool< Medium Density(10-20) Heart of the 31.3 45 ft N/A 20 -- 58 net A artments) R3(10-20) City Site B6 (Homestead Latzes C/R Homestead and Ad'acen ) P(CG,Res)�� 5.1 45 ft N/A 35 �f� -- 132 Total Units: 1,400 1,386 Notes: (a)Realistic capacity for Sites A1/B1,A3/B2,A4B3 and A5/B4 and B6 reduces the maximum developable units by 15 percent.Realistic capacity for Site A2 is the amount allowed on the site in the Housing Element;a specific plan will be required for Site A2 prior to any new development.Realistic capacity of Site B5 reduces nlaximum developable tuuts by 46 percent due to existing site constraints. Realistic capacity for site A1/B1 and B5 represents net new units. (b)A General Plan Ainendinent and zoning change would be necessary to allow the increase in density from 85 to 99 uiuts per acre on Site B1. (c)Site A1/B1 height limit of 60 feet is applicaUle for buildings located within 50 feet of property lines abutfing Wolfe Rd,Pruneridge Ave. &Apple Campus 2. (d)Zoning for Site A2 will Ue deteimined Uy Specific Plan to allow residential uses.Height for Site A2 will be determined by Specific Plan. (e)A General Plan Amendment and zoning change will be necessary to allow the increase in density from 30 to 35 units per acre on Site B2. (f)A General Plan Amendment and zoning change will be necessary to allow residential uses at 35 units per acre on Site B6.Existing zoning for Site B6 is P(Rec, Enter). (g)Identified capacity of sites that allow development densities of at least 20 units per acre are credited toward the lower-incoine RHNA based on State law. Pursuant to Government Code Section 65583.2(c)(3)(B),local governments may utilize"default" density standards to provide evidence that"appropriate zoning"is in place to support the development of housing for very-low and lo�r-income households.The default density standard for Cuperiino and other suUurUan jurisdictions in Santa Clara County is 20 dwelling units per acre(DUA)or more. 381 Priority Housing Element Sites: Scenario A Applicable if Vallco Specific Plan is adopted by May 31,2018 If Uallco Specific Plan is not adopted by May 31,2018,the designated Priority Housing Element Sites will be as shown in General Plan Appendix B,Section 5.5:Residential Sites lnventory-Scenarro B. 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'��'� ,�� `� a��t, m , � "'£�� '". . y ;— � � ��rr�� y�,n �s�� i. ��" ' 504 Units �h��w��`5��'�;��i a�'�'c,. ! .a -� ` _ `+ �__ � � �'� � � � , p ��4 South De Anza � � � r �� r U ; � j�� , � � Spec . ` � �: .JG�� `"_s �� ' 54 Un tsa. � � : � �•r�- , �, _ f :: ;..:.:.::.. <:: ( �.s�,� .:� __ . w,;„,F � ` ..__... � t �1�� ; �5 • - . � �� , �"-�'"� I > �. � 4e :..:: ..:::. .. . _ :.......:. :..::..::.....:.:.:::_..... ;;:... .:::....:.,..:..:.. ....... .:. ..:.......::.. ..... .. .. .........:: ......_...: :: :.,:... ..... ..... ._...:.. .-: .. ,j ; ::..m.�.;.:.. .: ;;;::r`.::�s>;;:::3:'?:::'is:;:::;`><;i,.. ;:;<:'::::�:�:::::::::.:::::::::°:::;:;;::::::::::.:.:-.:;..::.;. .:;..::.:_::�::>.>:::.;:...::-::>:..::.:::.:::.::::; e e n d __ ... ,r:�<::;:::>:;;:::::. � 9 - )�::��:;::;>�:::::::�:::.::::: ........:....:.... .::..>�.. :. :�;:::.-::::::::::;::;:...::.::::.::::;>;:_:':::::;':;�:'<:. <.;:.::;�:<; ::.>s::.:::.::::::.:::::.. .:. - � w Housin Elements :�:�`:;;z�},�:?t<�.;::...;':;:i�'::i�:;;:s�'�<c:::.>-:.>;.��:��:r�:�.2::::,>.-:•::�.-r:::��;?:; � �; 9 ::.;;.:;:::::.:.....��..r�'.;.x: �.�•...�.:::�. . ...,�� ^::�:'::::::::::::::5:�`:.::`:::`::::::: ._... _ '>;: G Bounda rY ;� tY :..:......:.:....::......:.::::::::.:::::: .. 0 .:. ..>.....:..:...........::........:..::::.:::::. � :....:. �..�:>...:::.:.:::..::;-:::;:.. .:....,. . ............... ......... _..:.�......:.:::>:;::........ ....::._...,....: ,...::.. ::::::::::..:<-...........:,.:.:,::::::::.. .. .....: ::. S'tes s�'��'� Urban Service Area Boundary�m��py��, _ = Sphere of Influente �� = Boundary Agreement Line (�� 5 srt" f bi�g��iil5e�fi�#Esds � Uninco oreted Areas �'"rc� �P A, �Ca aei�t�q Nt:Pealislic ��'��.:�K�.:� ��eR*wa�85%af � � �� maximumcapatlty � � BCI� .�98C�]�I�Y9I��HOOC�S (D 1SID6A � 3i�OF�9[ {..{ F {, F �if1C�1N{�tess �" ��" T1��T�il�CS� ��'.N,."`z�� North¢�I��rk .,,��r�� 1��i�s��nza ::;��i��?�,� Garden Gate ;��:`« Inspiration Heights � � _. ��5��s�¢: Neighborhood Center ' ��(��- Commercial Center Employment Center :� Education/Cultural Center 383 CHAPTER 4 Housing Element Strategy 7: Residential Housing Mitigation Program. , ; t� rsr ; . . � . ' � 'Y t� The City will continue to implement the Residential � j,��' � tri �- " �'x �� ' ; i� � s ��,�� :; � �., F,� . H o u s i n g M i t i g a t i o n Pro g r a m to miti gate the need for �_�, ; � '�� k,' � ' r,� • m r ` � .°. afFordable housing created by new market-rate residentia) ' ^j4�,�� x � 5 ' �'",� � .' i ,, t development. This program applies to �tF-new residential � � � � development a . Mitigation includes ��@ ,. { '��,' ;`�� ,. ;_ ° �-� :� ;. either the payment of the "Housing Mitigation" fee or �'y� �y � ' X��'�'� the provision of a Below Marl<et-Rate (BMR) unit or units. �� -,� �a, � � „�-,��, � -`� � �°er'�d�r.t"x—"„�-n i" '� � r r 1 } �4�J'at S vh�t N I.. .. ,�. �d'.�f.._�'�ati'r't" :�"'1..F,..s'��v.�.�,,.��.:w°� Projects of seven or more for-sale units must provide on-site Lot consolydation will continue to be BMR units. Projects of six units or fewer for-sale units can encouraged for development either build one BMR unit or pay the Housing Mitigation fee. Developers of market-rate rental units, where the units cannot be sold individually, must pay the Housing Mitigation fee to the BMR AHF. The BMR program specifies the following: a. Priority. To the extent permitted by law, priority for occupancy is given to Cupertino residents, Cupertino full- time employees and Cupertino public service employees as defined in Cupertino`s Residential Housing Mitigation Manual. b. For-Sale Residential Developments. Require 15% for-sale BMR units in all residential developments where the units can be sold individually (including single-family homes, common interest developments, and condominium conversions or allow rental BMR units as allowed in (d) below). c. Rental Residential Developments: To the extent permitted by law, require 15% rental very low and low- income BMR units in all rental residential developments. If the City is not permitted by law to require BMR units in rental residential developments, require payment of the Housing Mitigation Fee: d. Rental Alternative. Allow rental BMR units in for-sale residential developments, and allow developers of HCD REVIEWED DRAFi"HOUSIiVG ELEMEIitT 384 H E-2 7 CNAP1'ER 4 Housing Element Strategy 8: Below IVlarket-Rate (BPVIR) A�Fordable ;:mF fF � �x ;z�, ��5�,��,�r.,`� �;� ��Y�� Housing Fund (AHF). The City`s BMR AHF will continue ,,� ; li ' � 2 '' '�,, >a'� � °� to support affordable housing projects, strategies and �� r ��'"�� `�� a = � � �� .�:�_ �,� f�� °�"" ` � ��.--�,� � services, including but not limited to: ,� � ��' ' '� ��r =`��, �` �`� ��'� , �. �� .� � � ,� ��`s �;� �� , ;� s • ��'' � a �,."'�; �� s BMR Program Administration �� ;� ��b � ` � , �t 3 ",�}ck�X�!l'k,7��}� m'N �'-� �� f 1�` � r,'.. ■ Substantial rehabilitation � ,�� :�� f � � � ��: � � f � s Land acquisition ` , :�. ° ` " _, ,. The Housing Plan should encourage a � Acquisition of buildings for permanent afFordability, with drverse stock of housing types or without rehabilitation ■ New construction � Preserving "at-risk" BMR units ■ Rental operating subsidies ■ Down payment assistance ■ Land write-downs ■ Direct gap financing e Fair housing The City will target a portion of the BMR AHF to benefit extremely low-income households and persons with special needs (such as the elderly, victims of domestic violence, and the disabled, including persons with developmental disabilities), to the extent that these target populations are found to be consistent with the needs identified in the nexus study the City prepares to identify the connection, or "nexus" between new developments and the need for affordable housing. To ensure the mitigation fees continue to be adequate to mitigate the impacts of new development on affordable housing needs, the City will update its Nexus Study for the Housing Mifigation Plan by the end of 2015. t�CD REVIEWED DRAFT HOUSfNG �LEMEl1lT 385 H E-2 9 2040 CE �IERAL PLAfV City of Cupertino �°'�"�-�� Cupert�no Depar-�r�erit of �'' 'C Y �'tv-v'��e��,1 4 .. : .. . r� :- y,� ' � _ �� ; �f,� � ; C�rnmunity Develc�prnent/� ��.�� ,��. Respons�ble Agencies, ,� - �� ;�'o�.�� #'lanning Div�sion ar�d Housing �, �� .��. � � + ;,�� ,� , � � �� n � �i � �� x� : ' �}IUfSl01't ; , � � '� F� °�'�'� �� ,.n�� . �.: ; .... ... � ..;� . .. �..... ��;'�r. �° � � _: . .:, _. .:_� . .. `..i �p� � �r S�_ a�� .� � , � � �� Ongoing/annuafl�publish RFPs ��„ � ;�� p� a�,� .� �� ., t � Time Frame: to solicit �roiects; update Nexus � { �� "� ��y � �� Study by the end of 2015 � , ��'�� '"�� ,� � ,�� . �.. . - _ ' ; ; ' ; Fur�d�ng Sources B1�I:R AHF � � .............:.. . , : ..............,. . ::.: ,, ,. . ......: ..... ..:-:.:.:.:.:::....:.. , Cupertino's Below Market Rate AfFordable Quantified Objectives: N/A Housing Fund will continue to support affordable housrng projects,programs, and services Strategy 9: Housing Resources. Cupertino residents and developers interested in providing affordable housing in the City have access to a variety of resources administered by other agencies. The City will continue to provide information on housing resources and services offered by the County and other outside agencies. These include, but are not limited to: � Mortgage Credit Certificate (MCC) — Santa Clara County Housing and Community Development Department ■ First-Time Homebuyer Assistance and Developer Loans for Multi-Family Development- Housing Trust Silicon Valley (HTS� � Housing Choice Vouchers (Section 8) - Housing Authority of Santa Clara County (HASCC) � Affordable housing development- Santa Clara County HOME Consortium The City will also continue to explore and pursue various affordable housing resources available at the local, regional, state, and federal levels that could be used to address housing needs in the community. H E-3 0 HCD REViEWED DRAF i hiQUSfNG ELEMEfVT 386 CHAPTER 4 Housing Element s�, � "r r �� ,n �� ;r�'�7��,�'�`� �.�� Cupertino department of: � x,�.��rJ �� -��'r �� ; > ; ' > ,� } �� s r �� #Z�spans�ble Agenctes Community ae�e]opm�n�E/ > �,� ��a �' "�;��'`'� �w� �� : , : ' � � HC3U51t1C� �lUiSlOtl ' ��'Y�',�im� _ � .: ,.. ,. . , ....: ::., ....., .. .. , :.. ...,.., . . _ �;. ., .: �- �� ,`� �� v��d � � o � 9y - r,, "K•g:��- ,r.m, w .. ��,r d �� y {��`� �,��",�.��r� ��`� � Time Frame Ongoing �, �r� o� ',I�1��;�}��,��>��"�,�"� �� ` ; �: ..._�.. . . „..:. ,...N:OtI-C..' t'C'C�Utt"2d. . :: . ..::. . .....:. . .:': �� "'�* kG��T�'��`� � �',�„��' �� :� Fur�dEn 5ources t; ��' � '� � �¢ ....:. � 2�� `� Quantified Objectives: N/A ��u, 3� � ��r��,��'�� ` � �� u �''�'��' s,�� -. �� .. :�'� d� ��u"M a4' �r �t�F i�y}�;a��„�'�,7,3A�`�.�-k��.{�.�ty `,-..1 .,; ' � ' . Strategy 10: Surplus Properties for I-9ousing. The City will The City will update its Nexus Study for the explore opportunities on surplus properties as follows: Housing Mitigation Pfan by the end of 2095 ■ Work with local public agencies, school districts and churches, to identify surplus properties or underutilized properties that have the potential for residential development. ■ Encourage (ong-term (and leases of properties from churches, school districts, and corporations for construction of affordable units. ■ Evaluate the feasibility of developing special housing for teachers or other employee groups on the surplus properties. � Research otherjurisdictions' housing programs for teachers for their potential applicability in Cupertino. Responsible Ag�nc�es Cuper�irto Department o�; _ Cornrnunity Developmen�J ` - P(anning Di�asion � .. , : _ ,�. .. .. ..:. .:. ... .� ... . ... . _� ......... Time Frame: Ongoing; evaluate housing pro- grams for teachers in 2015 Fund�ng Sources BMR AHF Quanfiified Objectives: N/A HCD REVIEWED DRl�FT HOUSII�G ELEI�iEtVT 387 H E-31 Z040 GE6VERAL PLA6V City of Cupertino ,.�!�� ,,,�;� ��f� ,��"� �' �� 'y : � Strategy 11: Incentives for Affordable Housing S .1 � } i' c y Y�7rt �7�3`�y�'�S`�,1� '��.�,�:�i"+��,��) rs I� � t ��t'v� i�'� i�t ��;�-�`-��,�� ,�� ; �� 'i�'*„� '_� � ��''�;� Developrnent. The City will continue to offer a range ��;�'�� ..� �a'�"�� ,,'t�`w ��s�ti�3�,�t�" of incentives to facilitate the development of affordable � , �"��r�`��, '��`��"��d s�; �- } ' �'� housing. These include: .�� y wfi �� '� � <��a�ma�u F , � �I��s"�'"�� "�'�� .,�� r s � ti n �'"'"�"� x - ��+4�. ,� `��r��t'�ff��r� � .� � �i ��+� k�.� # +�a� �Y d�k ,� ;��^� . �� _��;� ��"`�`��.� s Financial assistance through the City's Below Market- �' �h � �� . � �_ � Rate Affordable Housing Fund (BMR AHF) and CDBG �_ �� „�� `�a,,,rti�a ; '�7� �k,�� "'�r.� j��'��F"�"�b��', fU Yl d S �'v�iirf f't F v "�� 'S�'�=, '��',"W^"'4�v�.��C"�""�� °'m'W',;�Sy E c`��rh[,` �� '^��s��"�^��,.�y s�.�+��}�.�'�:a��, �Uiu�Y j��..:.��t��''.�u" 1 t .+#r'' ' a.('V-° ,'k� . '}�. . ■ Partner with CDBG and/or support the funding The City's Below Market Rate Residential Mitigation Program requires all new application of qualified affordable housing developers residentia!devefopers to either provide for regional, state, and federal affordable housing funds, below market rate units or pay a mitigation inciuding HOME funds, Low Income Housing Tax Credits fee (LIHTC), and mortgage revenue bonds m Density bonus incentives (see Strategy 12) ■ Flexible development standards ■ Technical assistance a Waiver of park dedication fees and construction tax � Parking ordinance waivers � Expedited permit processing The City 'oi� ned the Santa Clara County HOME Consortium so that HOME funds for eligible affordable housing projects within the City of Cupertino �re available beqinninq federal fiscal year 2015. Responsjble Agenc�es� Cupertino Departmen�E of ° ; Cornmunity Developmen�t/ > > . ` Plann�ng Division ancl Hous�ng {, � '. Diviston .., .......,_ .. ... . . �..�,_ .:.. .� , ,:... ._..,, . � . ,. _. .. ... ....... ..... . Time Frame: Ongoing incentives annualf publish RFPs to solicit �rojects); joined HOME Consortium in 2014 Func��n S'ource`"s BM'R ANF, CDBG, HOM�, •; 9 . - �erteral Fund , �. . . _ . �. ... . ......... . ..... .. . . __ . Quantified Objectives: (�l/A N E-3 2 HCD REV3EWED DE2AF1' HQUSIP�G ELEMENT 388 2040 GENERAL PLAfV City of Cupertino ��k�"4��Y�a��'ry��'2�7,94�y� 1.��"��43�i��y�'tk�, ! e ' , if,��"�,��u.��G�'�.r'��5�'ni�rYm�,y"'�°��,� ��-��" �.. .t�y� ��' ,."�r ,£, .��. ,�' � s u� a d �G �, � �,�� .$'. s� .�r *" , i�`r.�'�,��y�`�.J}��,y.�,�'�d r j��e`�h��Y r�'��'�°_4+wFu��`�,�f �i 4 f z '� . u+1 } � 3r�x�� *�£ ��"�l� s s.. 1s s��F $' � .t � r }'4 '� 'C � 1i. d"�,-�Nii(' 3 � 4 Y yf fi ��li' {� q � :. t J `x" 'Stys"*��,�`�'��al��'F� ��, � +u 4 l+x�d,��a� *' �� ,� `i5 � -;� �M .,�i. a "��`��§q �a �a AV1 r%y� .1�`,�2� . (� �. ��f 3 .;,�� #� �:�h�� b.� '� w�c " +±r„�e t l� � y� �40 a nA,� �� ^ Pf� � -��.� �� '+'� k""� . ,�� st.. .. �a�"t � v i �� t � � � « ��a^ n�,; � h ,� � "i�� '�"�, � '>; +� a '" ; .,,y' L_ �'ML,"'� �: �M"� dik i t.M yt. S '�`'1�J+� ,. �. !k'� �,.,�!'t � � ��° �Tt �' �"��,� �#;�r '�b �' �' �." '�.� ",�� . � � . � " . r�'. a ' �. . o � ., �r, � � �..� � � . � ,. ..-; . , : , �' ��r� t� ., s r � �� ..,�r�� R :.� ��'�C� �E��: Ho�,�6�g R�habilitation �� s4nz ad�'n �" a�, .t� .�';'l45'c��5';4��,�v� +��t i , � R:� , � `�'�`� �`��'�'��'j` " � �� Pursue and/or provide funding for the acquisition/ �.�s�«c.a ry�,`,�� k �� ' � �,.� . �°:�� az-�� „�Y�' �`'� �� . �� rehabili�ation of housing that is affordable to very low-, 7he City of Cupertino permits farmworker low-, and moderate-income households. Actively support housrng in agrrcuftura!districts and assist non-profit and for-profit developers in producing affordable units. Po(icy HE-8: Nlaintenance and Repair Assist fower-income homeowners and rental property owners in maintaining and repairing their housing units. Poliey F!E-9: C�nservation �f Ho�asi�g Stock The City's existing multi-family units provide opportunities for households of varied income levels. Preserve existing multi-family housing stock by preventing the net loss of multi-family housing units in new development and the existing inventory of affordable housing units that are at risk of converting to market-rate housing. Implementing Strategies Strategy 15: Residential Rehabilitation. The City will continue to: ■ Utilize its Below Market-Rate AfFordable Housing Fund (BMR AHF) and Community Development Block Grant (CDBG) funds to support residential rehabilitation efforts � in the community. These include: ■ Acquisition/rehabilitation of rental housing ■ Rehabilitation of owner-occupied housing H E-3 6 389 tiCD REV6EWED f3RAF1'HOUSIfVG ELEMEIVT C �{APTER 4 Housing Element o Provide assistance for home safety repairs and mobility/ - :� accessibility improvements to income-qualified owner- �`4��^�� : : o c c u p a n t s u s i n g C D B G f u n d s. T h e f o c u s o f t h i s s t r a t e g y �� .6��,��`�� b��` � �� is on the correction of safety hazards. ,��-�"��„��,�'.,� �� n;�"� �`,°�,��t ,��'�'� �,�4`��4 w �-�"` �+�'� k�- �� " �` ,��,� �'�"�, �, ■ Partner with and/or support the funding application of 'F ��'�� `� � r <k � � �� , ��,� � _� , qualified affordable housing developers for regional, '>�� ° ,�., �.� �;� - "�"; 'Y' ��.,4;�7 5 x ff,�'^��e... "�'� � „a a .L � . .� ` a \ ` _�. state, and federal affordable housing funds, including ��;,,x�� ` w � ��s�.�� v >,��x �,�� . �� HOME funds, Low Income Housing Tax Credits (LIHTC), �.,��' �' ' '� '�_ �� '� ° �" � and mortgage revenue bonds. The Crty shall continue to support the rehabilitatron of very low, low, and moderate income housing = Cupert�no Departmen�of � � � �ommUnity Deve�opmen�%�� Responsi�le Agencies ' � - ; f�ousing Div��ion, W�st Ual:ley; � ` __:... . Community Se:ruices, . ....... .....�_ .. �....w� ,.. .. ,. . Ongoing/annuallLpublish Time Frame RFPs to solicit projects Fund�rtg Sources BNI�R AH�, �DBG� �It�M� : ,.. .... � �. . . . .._ . v.. ._ . _ . . .. ... ,..._ . . Rehabilitate five units per Quantified Objectives year for a total of 40 units over eight years Strategy 16: Preservafiion of At-Risk F9ousing Units. One housing project— Beardon Drive (eight units) — is considered at risk of converting to market-rate housing during the next ten years. The City will proactively contact the property owner regarding its intent to remain or opt of the afFordable program. In the event the project becomes at risk of converting to market-rate housing, the City wil) work with the properry owner or other interested nonprofit housing providers to preserve the units. The Citv wifl also conduct outreach to the tenants to provide information on anv �aotential conversion and available affordable housinq assistance �roqrams. ElCD �EVIEWED DRAFI'hi0U51�+G ELEPViENT 390 H E-3 7 2040 GEf�l � RQ► L PLA10� City of Cupertino �� ,��M��, ,� � � �, � ��„� The City will continue to monitor its entire portfolio of �� f,� ��. ,� � k��yR ��'�� $� ��' �� affordable housin for-sale and rental invento annuall ,��`� �� t �� a��ti g rY Y• �� ,w3�ai��.�?� Gr' �,P ��'�� "d r�'f�r��t� ��a�'��i° ��6�� `�� `��<° �� The Cit�/ will monitor its afFordable for-sale invento b �� ,� � � � ��r rY Y y '�4 F h'� �.w� �'��Y'* ,��r"St�`� '��" J ��`,+�P, atit�.a,l�y�e�" y ��"' R�, r s�^'z,�1''�,4 h � . � `��,�,��''��,��"�� `��"w��h�'`��,�'��`� re uirin Below Market-Rate (BMR) homeowners to submit �i �1 ��k�t��1��.��ti��t �p�., ��, ��, ��i y��;c�' � � -k k�°x� �,��,�� , yt; �,.��, proof of occupancy such as utility bills, mortgage loan •_ �' ��1��:�.�.,��;� }, , r s ��n=�� q��`��„�� documentation, homeowner`s insurance, and property tax � �' t t ��$�'t '�°j K'�.,� r�b� �^ vs �w x � r� ��,�� ,� ,�� bills. The City will further monitor its affordable for-sale ��.,;� � � �� M � � ,� �,�� ',� � � inventory by ordering title company lot books, reviewing �� a.r' �,sw�`,.�`"M" +�rrd.e..��4 � z � �i+ J}k ni�,�Me� � '��:"�w'�.��.: �w,�.�..�U,.��a,.��t.�.:� property profile reports and updating its public database The City will use 8MR AHF and CD&G to annually. The City will monitor its affordable rental inventory support residential rehabilitation thraughout Cupertino by verifying proof of occupancy and performing annual rental income certifications for each BMR tenant. The City records a Resale Restriction Agreement against each afFordable BMR for-sale unit and a Regulatory Agreement for BMR rental units to help ensure long-term affordability. To help further preserve the City's affordable housing stock, the City may consider providing assistance to rehabilitate and upgrade the afFordable units as well. < Cupertino Depaa-tment of <,... . Responsrbl`e Ag�n��s Comrnumty Development/ : � :Hous�ng D�vision _,� ..�,. �,,., ... ........ ... . .,,,..__ _.. .. ..,.. .. r ... Annually monitor status of affordable projects; contact property owner of at risk Time Frame project at least one year in advance of potential conversion date. Funcl�ng �ources ';BNIR;�HF, CDBG; H�ME : ... . . ...._ .�. ....._ . . � ... .. ....... . .. .�........ Quantified Objectives N/A Strategy 17: Condominium Conversion. The existing Condominium Conversion Ordinance regulates the conversion of rental units in multi-family housing development in order to preserve the rental housing Fi E-3 8 39� HCD REV3EiMED �RAFT HOUStNG ELEMENT CHAS'Ti ER 4 Housing Element stock. Condominium conversions are not allowed ifthe �,� �-� _ � � a, rental vacancy rate in Cupertino and certain adjacent areas , � ��::� �. �',��`� �3 § '. �_ ,� F� �,: � ,� ��.�.. .E: is less than five percent at the time of the application � h•. ,�� , ��,_ ..;: �;; . .� for conversion and has averaged five percent over the � �� ? �'� � �' � `{t.` .� .� , �� ,'�: ° i , :� past six months. The City will continue to monitor the � � � � ��. ; � � effectiveness of this ordinance in providing opportunities for ��_ "' t ~ �w rc� � �. <�, � ��.� homeownership while preserving a balanced housing stock ��,`�°�� {5 ��'S�?��°�,�� ' ��`�'�� , � � ��., t� r��4 with rental housing. ��,,��.,�� ! �_��t �� --�'=---� ,�.. �,�:. � �',_ �` ; ; ' Cupee�i�o Department o-F;; n� or � .� The City will continue to mo 't hous'ng -� that is considered at risk for converting to Respons�[�le Agenci�s Cornmunity De�elopmentl market-rate housing .: ; � � - ; ` Plann�ng D�vision Time Frame Ongoing Fund�r�g Sources : None requ�red Quantified Objectives N/A S�rategy 18: Housing Preservation Program. When a proposed development or redevelopment of a site would cause a loss of multi-family housing, the City will grant approval only if: ■ The project wili comply with the City`s Below Market-Rate Program, a The number of units provided on the site is at least equal to the number of existing units, and ■ Adverse impacts on displaced tenants, in developments with more than four units, are mitigated. In,additioa�, i��direct displacement may be caused bv factors such as increased market rents as areas become more desirable. I he City will participate, as appropriate, in studies o� reqiona) housinq need and displacement, ancl considerpolicies or proc�rams to address the indirect displacement of lower income residents as appropriate. HCD REVIEWED DRAF`f HOUSII�lG ELEMENT H E-3 9 392 2040 G � (V � RAL PLAfV City of Cupertino �v.. ��i�vfi �a r b r� h ��'�',�'p�(��-t h„�'',. � . . �,„�,��.��r ;f�,��„��,��`��°'��v��;��ti�t� ,� �u ert�no De at�rn�en-t of �'�py � �( � d p P ,�*.+�r`�3a'v�')l".>rf(��t"�v��'�'"'ph��I�l�l�hr��`�fid�c��n '�.,�,�� r� �,��'t I�� s�^t 9 '�a��i�N*_F �< �+dr � M�?"-�s`kr�a I{,"�I ti{!'{.,!wn. 1��vly�� "��. `�.'�� -` .��.� ��'�a,��' ��h��; : Comrnun��ty De�eloprnent ` Res onsible A encies. �. �a � ��'�� ,��,�� ,`� °�� 1? g /Plann�ng Div�sion and VY5[� ��€�°i.` .. f �q� S . ��b �'�r^+� . ��. Y.FII F .A . �sJ. S �' � '. . �'� �- . i '.. �'��'��'� «. � �r� � k� � ' ;Housing D��ision ..... ... . h LLS�3.zfrLS :5 ��R,g 9 f q�ly �'p .� k �� ; •:: • �� • ...:i. , ` � � � �� i f��'1"��' �' Ak��" ��"�` ... . ._ .. .. . ...... .... .... .... .. `' `��"4 = t �� t ��`�� Time Frame Ongoing � ,�'�, �,` �, -, '�� , ��, �, y � �i � �i, �. � � , . . , ` �� iz � � ��, r � �uncl�ng Source5 I�one Requjred � � � , • � .�-,n rR'F' �2 A�'� j�5y,,,,.�&,a*�+.ey �.y. .. . �. ..:.. ...... . ... .„: .. ,..,,.... ,o. .... ..,, . ....,.. ...,..., ..,.:_�,. ..... ��' „R�a�.� ��§�`��'___ �� '�� Quantified Objectives N/A The City will monitor its portfolio of affordable for-sale and rental housing annuafly Strategy 19: iVeighborhood and Community Clean-lJp Campaigns. The City will continue to encourage and sponsor neighborhood and community clean-up campaigns for both public and private properties. Responsrble Ag�r�ci�s: Cupert�no Department of : Cornmurnty,De�elapr��n�t. :::.:; Time Frame Ongoing < F�rn�an`g Saurces General ��tnds Quantified Objectives N/A x YMrM+ r�iyn �+ F Y �, +E st.�°nt .r�,��k � ��{ h�� 'kr, +'is"� ¢ �F��,�u��,m'��(�.r��.� r�� `�'�F i" h°�v+ 3� +�'�l��na�°5�'��„r� y�x1 f$.kk zI�',r'�i � 4r 'Sd i�� . .��`� e4 wi`��t i3�+w?':�§d�t t�fr�;'zk��rarJ�t��`�t��R3`�i'�t�+�r��&��"�,�"�itflF'I x7��h4+h��ft�+�w�U'�,*{��.��,��ryw�''Y�fi�`�"��+��: �' '�^" tF s t� ��``��+c�'r�m�r'��• 4'�i k `� 2 i5 @G 6S�'�'F f g 4 �k � � 7 i P 4 D l ��sN 4 ,� � t s,r¢r � t {'�{,�»7}e,,,�� +� re .� # ��,, ^�t� sy � r �� 6.��. � �'ri'� ,,'�r;� ;�n cS��` �r � � �1� r�r,� �2 4 �x , 1, �':tv" � ,¢� ��oti�" t A��.�, '. r e�:ry �i''� s��"��+� ' �p� �'�Wk ��" �"�`t 5 k �7�4 r v�z ..J.� ': � `j'� y y�� ,� � �a a er F� � e a v , s,w u� � ��'�� 't.y.'��1p �r.r�",�e�r,�,11'�7�3' ��Mar��G��" �rr v�„u ss7�k�'l��.a*�t�t4� +��a��^��tr��'�� a iR a��,� i`��(��,!r qcdy� }��+m"�rihF"� vw�°scv�,+tS4�a�WF ti�a»` �h�t�� ,xn>r��4�;��J�"r�w4jx��yr��,� �f�(�� .� �,� ��5" '�,.{kM�wr 4tiE�k"vV J + � �f��,, i� ��"�'s �"� t2j`� b� ��r'�gy� l�,t�rvu,E,�� .�t�`�'�F'+��`. . �� £l�l,�tAJs�,�iL�k^��y'r��lt��e��t��.iJ�k�'i'��v�1�e�ttSt�Y��i��r�1�� s�i2d`�+��i�y a��k hl��s��.i � �� N,F,i� !�e l� � PolFcy 6��-10: ��ergy ��d '�'Vate�- �c�r�s�rva�ion Encourage energy and water conservation in all existing and new residential development. Implementing Strategies Strategy 20: Enforcement �f Title 24. The City will contin- ue to enforce Title 24 requirements for energy conservation and will evaluate utilizing some of the other suggestions as identified in the Environmental Resources/Sustainability element. t�E-4 0 HCD REV#EWED DRAF7'HOUSING ELEiVIEIVT 393 �ep �endix � Housing Element Technical Report ■ Santa Clara County HOME Consortium Funds (available through a competitive application process after the City joins the Consortium in 2014) � Mortgage Revenue Bonds e State Grant Programs e Federal Grant Programs ■ Low Income Housing Tax Credits ■ HUD Section 8 "Mark to Market" Program Once the City becomes arrrare of an impending conversion, staff will begin exploring the availability of funding from various sources. In many cases, the City will find it advantageous to collaborate with private affordable housing developers or managers to develop and implement a viable plan to preserve affordable housing units. Private developers can often bring additional expertise and access to funding, such as tax credits. The State Department of Housing and Community Development maintains a list of afFordable housing developers and property managers who have expressed an interest in working with local communities to preserve affordable housing projects. This database lists organizations that are interested in working in any county within the State of California, including well-known afFordable housing providers such as Mercy Housing, EAH, MidPen Housing, etc. The database also lists numerous organizations that have expressed interest in working on preservation projects in Santa Clara County in particular, including organizations such as BRIDGE Housing Corporation and Eden Housing. The organizations listed above are but a few of those listed in the HCD database that the City of Cupertino could consider as potential partners in the event that it becomes necessary to assemble a team to preserve an affordable housing project. E�CD REVICWED DRAFT H�USIIilG ELEMEIifT B-4�7 394 P►ppendix B Housing Element Technical Report does not constrain production, some jurisdictions allow developers to pay a fee for all units, regardless of project size. As discussed previously, Cupertino's BMR Mitigation Program requires large for-sale developments (with seven or more units) to provide units. A 2009 court case (Palmer v. the City of Los Angeles) has resulted in cities suspending or amending the portion of their Housing Mitigation program requiring affordable units to be included in market rate rental developments. There also have been a number of court cases related to affordable housing requirements (decided and those that are still being litigated). Due to uncertainty regarding the legal standard applicable to afFordable housing requirements, the Governor vetoed an Assembly Bill (AB 1229) which aimed to reverse the decision in the Palmer case. Currently pending in the California Supreme Court is a challenge to the City of San Jose's inclusionary ordinance. The Building Industry Association asserts that all programs requiring afFordable housing, whether for sale or for rent, must be justified by a nexus study showing that the affordable housing requirement is "reasonably related" to the impacts of the project on the need for affordable housing. In a previous California Supreme Court case, Sterling Park v. City of Palo A1to, the Court ruled that afFordable housing requirements were a type of exaction that could be challenged under the protest provisions of the Mitigation Fee Act. The City of Cupertino has long justified its Housing Mitigation program as based on the impacts of market rate housing on the need for affordable housing and continues to require rental housing developments to pay a mitigation fee. However, the fee is based on an older nexus study. The City intends to update its nexus study on the BMR mitigation fees by the end of 2015 to determine appropriate housing mitigation fees (Strategy 8). �c� R�viEw�� D�a��ausi�aG �LEME�� a-s� 395 COiVIC/{ URltTY i/ISIOtd 2040 City of Cupertino Park Irnpact Fees The City assesses park impact fees for new residential development. The fee ranges from $14,850 per unit of high density residential development (at 20 dwelling units per acre or more) and for apartments with ten or more units to $28,�75 per single-family unit (where the density is 0 to 5 units per acre). Park impact fees for senior/elderly housing is $4,500 per unit. Cupertino`s park fees are comparable to or lower than similar requirements established in other Santa Clara County jurisdictions. Mountain View and San Jose require park land dedication or the payment of a park in-lieu fee. The in-lieu fee in both cities is based on fair market value of the land. San Jose's park fees for single-family detached units ranged from approximately $15,000 to $38,550, depending on building square footage and the area of the city. Park fees for multi-family units in San Jose ranged from $7,650 to $35,600, depending on location and the size of the development. In Mountain View, park in-lieu fees are approximately $25,000 for each residential unit, depending on the value of the land. The City of Palo Alto`s park dedication requirements vary depending on whether the project involves a subdivision or parcel map, and also depending on the size of the unit. Palo Alto collects $10,638-$15,885 per single-family unit and $3,521-$6,963 per multi-family unit. Fees and Exactsons Like cities throughout California, Cupertino collects development fees to recover the capital costs of providing community services and the administrative costs associated with processing applications. New housing typically requires payment of school impact fees, sewer and water connection fees, building permit fees, wastewater treatment plant fees, and a variety of handling and service charges. Typical �-9 a HCD R�ViEW�D ��AF�HOUSIi\!G ELEMENT 396 Appendix B Housing Element Technical Report fees collected are outlined in Table 4.4. The total cost of permits, city fees, and other professional services fees (such as project-specific architecture and engineering designs and schematics} has been estimated to equate to 20 percent of construction costs, or approximately 10 percent of total project costs. The Bay Area Cost of Development Survey 2010-2011 conducted by the City of San Jose surveyed six jurisdictions in the region with sample development projects to determine associated entitlement, construction, and impact fees. For a multi-family development, total fees identified by this survey ranged from $4,841 per unit for the County of Santa Clara to $42,183 per unit for the City of Palo Alto. These fees have likely increased since the time of the survey, and therefore a conservative indication that Cupertino's fees (estimated at$30,851 for a similar building type) are consistent with, and often less than, fees in surrounding jurisdictions. Perrnit Proc�ssing The entitlement process can impact housing production costs, with lengthy processing of development applications adding to financing costs, in particular. Planning Commission and City Council Approvals The Planning Commission and City Council review applications for zoning amendments and subdivision approvals. The Planning Commission holds a public hearing about proposed zoning changes or subdivisions and makes a recommendation to the City Council to approve, conditionally approve, or deny the application. Upon receipt of the Planning Commission's recommendation, the City Council holds a public hearing before making a final decision on the proposed zoning change or subdivision. �iCD l�Ei/IEV`!ED D�AF�t�OUSIi�lG EL�MEiiIT B-9 9 397 COn/I �VIUBVITY VIS101�9 2040 City of Cupertino �" �; .�a �; �� z�� t�k'+ � '�a,�� " �� ,�r '' i . . . . � + � a � ? � '�.-�� '�4'_ ``� & �x .��. �,�"�.6�y ��k�,k� � ". s t '�^,,'J ; .t,..,`P� ;..T^,�v ��;k�frx M '� "';$'� �P�-��t�" � � �� : �;� �� '�2 4��f,��M±^�u.a'��`�� . �m ' �;v.� � • v m �;"d�� '� �� ,� a F3�s�.rz�.��,�-��cs+�x��'sa`��;� � a:r �` � t ��4��7�i'h+� � m,, ,�� .� ,+'��, �� 3 { F' a��,�"�i�� , , , r Ery-.:r�'''". . .".�,..� ;^+a� t�+�,T�'�' i. M 7�M��` � a At 3's-v a�� .n'ss Y' ,� , . . ,:�?f� �.,�k��,e'i W r�� r e.....-.� i .�«�- s ...'+A� r �. � i r rk�,��k gR�F'�N� Y,��,� 'Y „'� 7, � r � ( ' ; $76 permit fee' or$77 50 with � � � ' i �5'arntary Connectaon � backflow lus addit�onal$3;00 � $376 � -$�78 ' $378 �P;ermit(�I) � ; p 7 . `: , � : inspection f�e � : F ; , ,� � :.. .: .... : . . ,:.. ... ;: . .. ::... . ;: .. .....:. ...:::. . . :.:: � , Fees based on construction � ; � �Water Main Existing � costs with (arge variation depen- t $7,000 $6,900 � $2,300 � � Facilities Fee (e) � dent on fire safety requirements � � and size of water line � � � 1 ` � Parcel N!a_p 1 .4 lots ' �' � Planning Fee . } € .. . i $7;,:�61 �.::: . NIA � N�A � N/A. < .... . : ; . ..... ... ........ . ... ........ .. � , ! Tract Map(>4 lots) - � l N/A $15,974 $1,597 $1,597 � � � , = Plannin Fee r i 9 4 ; �.........................._............._....._. _... _..._................................_.._.:..._...:.:..:........._......._.._...........::..:.:.:,::.,:.:.:........_..........._......................................,...................:_ ,:: . ,.: _;:. :..:.::::..::...::...... : .... .:.. .: ; ! � _;� �Resideritial Des�gn F r Reviewl�lrch�tectural � $2,4001$7,4b1 , $�,400 ': $746 ' $149 � � and Site/approvaE � ; ; -;:.:. < �...: .. i ; ,. ` .:; � _: ;. ,:>� � Develo ment Permit " � P i � � 1 5 319 15 974 1 597 97 � $ $ $ $ , , , , F ee t � i _....................._......_.............� ,,..:._,..._....................... ................... ............. .: .. .: ,,.::....................................................,...-.............:................._._.....::::.:::: ..... � � # N Parcel IVlap �1'4(ots), � � � '! $4r254 , :N�A � N/A r N/A � Engineering Fee � , ,' : � . ....: . . , ....... .>. . : .:.. ::. ;....... . : �: � ... .. , �. � 'Tr act Ma >4 lots - } � P � ) � � � 883 N A 8 831 883 / $ $ $ F En ineenn Fee t , I i s 9 9 �. f t............... _..........................�.............._............_..._............._..............._........._...._.__....._..................._...._........................:...._......:.:.::..._:.,...,.................:.....::::.::::::-.:::::.::,::::::.�._:.::::::::::::::::.::>........._........:...:::::::::�.:::::::::::.::...........::::::::::::::......._........:,::.-,.:.:.:.-:.:::.: R...:. . . . ............_... �. . . . . .::............:......:. ' . ..:..::..:_.-:..::::::':�S'v:i�:i�:.•._�:�..:: �:Engmeerir�g Fl�n l f .; $736 ; � $368 . '� $1�4: � �.:Re�rew F'ee ;. . .....:: {. ,. .. ; � '° :.. . � . ..: ... .... ... ... ... . .. ... .. . + - , � � � Grading Permit Fee � � $750 $350 � $601 � ,. . . .. � . ; .4 : . ..�, � � l�as��r��;.7l�rrn-'. .. f � � Y , - 1/artes � $906 �' $555 f $�78 ; r Drainage Area Fee # s :. , _.� � :.:: � .. .. .:. _ _.. . :.. . � ...�... . .. .: :. ' . . . .. . . .....:.. ....... .:� � Plan F eanagement , $715 � $71.50 � $71.50 i $71.50 �............................................................._..... ........ ......................................................._........_.�. _.......:.....:....:..:..i._.._....._._.__............._._............_..................._..,,. � F?arl< Irripact Fee � ; �/ari�s by densi�y_ . � $2$ 875' � $1�i,500 '� <$1�850 > ; :.. ; � Housing�Mitigation � � � ! $4 200 3 In-Lieu Fee , $3.00/Sq. Ft. , $6,000 $4,800 i , ............ ........................._...._...........__.._..::..,.:..:......................................................................_......... #::..::.:.:,::..:.:........................::...........::...:.:...............::-.:-.:.:.:::.::..._.....................................................�,......_................_.........................:....:::::-:::-:-,:::,:_::: ... , ........:..:::::...:.:.::::::::::::::::::::::::::::::::::...... ................................. � :>, , � ,. �. g Cupeetino Union $2 OZ/S Ft � ` $4,04� � $3,�32- ' `$2,828 '� � School bis�tricC Fee : � � � . i ;.:{ ; .> ........ q.... . ; . ..... . . .... �.; .. < ; Fremont Union High � $1.34/S Ft. � $2 680 � $2,144 ! �� School District Fee......_..___f....:.:.:...:.:.:.:...-.:..-................................ ....,......._.._................._......................_�..................................�...._.....................................:�...,...._........_............_....:.........._,.:.........................._j..:.........._.............�1,876.:.:.....:.:.....:...:....-,:� � . . . .. , .4 . . . . ..��f� � pfan Check kg � } � and Inspect�on 1 $655 ( $655 � $b55 , $655 � lEng�neering).:.. �i i ' � ,: :.... . .. ... � . . . . { . . . , ' . - ::. ..... ... fr.,� . � . . .. . - ' Building Permit Fee (f) } Based on scope of project F $7,409 $6,473 � $2,121 _ , : � , ]. 1 ;-..; .. . . . . � . ':: . �: �.'. . . .. ..: ;Total �9),�...,.K,�. ...,�.,,,,,... ��.�,r��. .�,.�,�,� ,. .�..,<.m.rnx..��. „ �,,,.._,.�,.M, �..,,,� u,��,��6.K.....,m,,� .. .��.��g��E�ww.,�,�,.„F_�m .,�.b.��3�,��'! s,..�....,,.�, Notes: (a}Fees estimated for a 3,150 square foot,3 bedroom home in a 10 unit subdrvision with 7,000 sq.ft. lots over 2 acres. (b)Fees estimated for a 2,200 square foot,3 bedroom/2.5 bathroom townhouse in a 10 unit subdivision over one acre. (c)Fees estimated for a 50 unit apartment development with 1,680 gross square foot(1,400 net),2 bedroom apartment units over 2.2 acres (d)Average of fees charged in the four Cupertino Sanitary District zones. (e)Connectiom fee for San Jose Water,which serves the largest area of Cupertino. Cal Water and Cupertino Municipal also serve parts of the City. (fl Includes all fees payable to the Building Department. lncludes Pfan check and standard inspection fees,and Construction Tax. �Reflects 2014 adopted fees. Fees are su��ect to chanqe. Sources:City of Cupertino,20T4;San Jose Water,2014;Cupertino Sanitary District,2014;MIG 2014 B-1 0 0 iiCD REVIEt/V�D D�t,'�FT HOUSIIi�G ELE11�iElilT 398 C� Ni1ViUIVITY VISIO �iI 2040 City of Cupertino The owner of the properry has expressed interest in developing with residential uses, including affordable products. Site A5 is located within a Priority Development Area. Site A5 was included in the 2007 Housing Efement. The site is designated in the General Plan for Commercial/ Office/Residential and is zoned Planned Development with General Commercial and Residential uses (P[CG, Res]), which allows for a maximum density of 25 units per acre. Site A4 has the potential to yield 11 units. �►dequacy o� Sites for RH�l9,� - Scenario A The sites inventory under Scenario Aidentifies capacity for 1,400 units, all of which are on sites suitable for development - - . ,. : �,-� . � : :� � �� F �, � � . , � , .�,� -- �"�; ,��4 a r 3'` s��'fi'�. :��y��'�r "� ;��'a��'. � : u ,� �. �,r `- ��" '��`�7r ti�`5 `.�'e7�.' �"c� e_ � �y ♦ �� ;�� s�� _ .. �� .�. �r, � s e�'+k>.., �5+�..�1�.� � ��`=.��,°a ��5�. �i i y� ��,.A�, •'tr�, Er.' z t'�. � '`�� y}�.�`}�'y"�..o-a:a� r�✓ i :,.�� ^a e"'#,, yi�Pa,..,}�.��'l�r��y� �,�s��v�'-�t i�At s r '"�3. �k *r�-:�.1�,�y +� .R^�!, 'a:54e Y �`TK*r �ti�^' �1 `.�y, a^�3�.. �,,�r, i �'�;:. '"ke�''�.F.°§E�� k:,.. ��`��' �^� T=�� f :::�"1 f p.M15�Y � � � g �'�F'4t 'jN"+a' Y�� ,.f�^ v5 �g ^l � � ? ;iP,? �i. rS t�,y"° ��*�,�kf��.� n.,orv, .�, ,� .�c,t"t .;,� �.�g ,�s'y��,A;'d� 1r�W�iz ��.��ti'd"��,.�+�xk �.��gd� �� `��1,.�r�+��M��_' S' 4..1 "?�."'Fm-'�` yT� ,��r}Y,�,� u�,,1;aDi��, �f�d°"o m o' '¢, r .� ,X,��y;`�� ,��`�i�TM� y�`ib i�,�;r� a��l�`.Yc°4 � 4� e��B'' .; � S.� y�`.,E��,n'y: &"j d� ,��y p,,��l��; `� +��, ;n�� .,�r".��,��r��,"�^�r t „re.��'''i��' `'��.�y'. ".�i�� _ t{��.,�,s .m.. 21i 7 e�.a..o e.��' '° i w, � �; 't , ,� � �,^a C}`�,;P�h{ar��.. a��y�t. �i�.�Y51"'y e h ��5^'�r�'�i'� B . c„�'��*Ss,� +�s "��."rKs"�.' . ..;i� i" .�s'� 1 �'`F.�';�1 ��'4��.4��t�'�� ,.'f��d:"� �� e �7. �'�d�4,§'i , '�*i.� �:}� �."�" �..� a ��1� " p� �Y �' c;.,, �,� d �- : :`�� .��+'��i ,��t`� �£��y, �x s�t a ?:a,'�sa ,��a7u��'��; i';�� h a " �C�t �� a,_ r�,�,3` f� i .1;��ry��fi��: �'.�+r,(�"T:�`�r�`''`�f�;'-4'��o� '�'�+�,�,�;+.,,+,e' +�y,��4 ah"y�'�5�..;M�1 ��e'�. .,��k � e�� '��;��'��h�,��£'^A�, i� �f ¢v;, , p y r � ..F , �. . . ., . . s� �v� . ,e r �`.;� . - �ti ..��....d,1� ,.,s1� �,.�' (�`n�" , . , 2�a .,..,-.,. ,e,, .. � ; Site A1 (The Harnptons) 3 Hrgh Density : 4 85 12 44 �; 600 ' �Uery Low/Low � �: ' P(Res) s � N � , . ..-...'.. '".... ..... .. . ... �... .�.'.. :�.' . ...:... .. . . ... ' :::�.. . .....:.....,.. .8.: ' ........ � :.:..'.... ..:.: .':.� .....��... .�� .-.. . '.-..�.." �......... . '.:' � Site A2 (Vallco Shopping RS/O/R 35 58.7 � 389 �Very Low/Low � � � District) P(Regional Shopping) & ( � � P(CG)(a) s �..................._.........._.................................._........___................�.................. ... , �Site A3(The Oaks � CIR 30 7 9 �' 200 ; ��Very LowlLow � Shopping Center) �. P(CG; Res7 � _... ' � . �.: <:. .::: . �. > . : _:: _ ; � Site A4(Marina Plaza) C/O/R 35 � 6.8b 200 `Very Low/Low � � P CG Res � � , ) � I � 5ite A5 jBarry Swenson) � C/0IR 25 0 55 � : 1'f ' �Uery LowlLow �. P(CG; Res) � ` J� � �Yotal g„��..��,.��,.��..,,.,._ , ,�_�.,�, �wup�. ��,r..�, N�,��.,�,. F��.,..,. �� ,��..�,N, ,��.: �,�6.51�,.� ..�.�.1,400 �„�„ � „v.,�,,.wri�H�,.�,�. �. �.�.�u��.. �_._ _..._ � �.__._�._...�,...._�,..�.,_�....._..,�....�.�.,,.� � Notes: (a)Zoning to be determined by Specific Plan to allow residential uses. (b)Realistic ca�acity for Sites A1,A3,A4 and A5 reduces the maximum developable units by 15 percent. Realistic capacity for Site A2 is f�se-�.J- the amount allowed on the site in the Housinq Element;a specific plan will be required for Site A2 prior to any new development. (c) Identified capacity of sites that allow development densities of at least 20 units per acre are credited toward the lower-income RHNA based on State law. Pursuant to Government Code Section 65583.2(c}(3)(B),local governments may utilize"default"density standards to provide evidence that"appropriate zoning"is in place to su�port the development of housing for very-low and low-income households.The default density standard for Cupertino and other suburban�urisdictions in Santa Clara County is 20 dwelling units per acre(DUA)or more. (d)Residential capacity for Site A1 refiects the net increase in units. Source:City of Cupertino,2014 �-1 4 6 NCD REVIE�NED Df2AFT HDUSING ELEfV�EI\!T 399 �►ppendix � Housing Element Technical Report potential unit yield on each site. As indicated in the EIR for the General Plan Amendment and the Housing Element, there are sufficient water supplies available to serve the sites identified to meet the RHNA. With regard to sewer capacity, some capacity deficiencies exist in certain areas of Cupertino, including sewer lines serving the City Center area and lines on Stelling Road and Foothill Boulevard. As a result, the Cupertino Sanitary District requires developers of substantial projects to demonstrate that adequate capacity exists, or to identify the necessary mitigations. Development within these areas is reviewed on a case-by-case basis to ensure that adequate sewer capacity exists. 5.�. Zon�ng �or Es�ergency Sh�@°�ers and T'�-a��i�'so�al and S�pporteve ��usic�g To facilitate the development of emergency housing and comply with State law, the City amended the Zoning Code in 2010 to address emergency shelters and transitional and . supportive housing. Ernergency Shelters An emergency shelter is a facility that provides temporary housing with minimal supportive services and is limited to occupancy of six months or less. State law rec�uires Cupertino to �ermit emerqency shelters�n�itf�out discretionary a��rovals in at least one zoninq ciistrict in the City. The BQ zone is suitable to include permanent emerqency shelters as a permitted use, and has historicallv allowed for rotatinq emerqency shelters. Other uses currently perrnitted in the B�zone with a conditiona! use permit include reliqious, civic, and camparable orqanizations, �ublic utiii-�y_companies, lodqes, country clu4�s, chiid care faciii-ties, resid�ntial care facilities, conc�gate residences, hos�itals, and vocational �nd specialized schools. As discussed in the Needs Assessment the 2013 Santa Clara County Homeless Survey identified 112 homeless HGD REVIEI�VED DRAFT F�01151NG ELE�i!lEfVT B-1 5 5 400 C01�1 �1lil9fVBTl� VISIO �! 2040 City of Cupertino individuals on the streets and in emeraencv shelters, transitional housinq, and domestic violence shelters in the city of Cupertino. The homeless facilities in Cupertino have a capacity to house 20 indiviauals. As a result, there is a need to accommodat� at least 92 more homeless individuals in the C� There are severai ui7derutilized parcels within the BQ zone that could aecommodate a permanent emerctencv shelter that serves 92 ar more individuals. In particular, a number of churches in BQ zones own more land than they currently use. Surp[us lands o�vned by churches include larqe parkinq lots and recreationa) s�aces like fields and tennis courts. There are at {east five parcels with approximately 154,000 square feet of vacant (and in the BQ zone that could accommodate a permanent emerqency shelter. These sites ranqe from 19,000 square feet to 50,OQ0 s�uare feet, v�ith an averaqe lot size of 31,QQ0 square feet. Parcels of this size would be able to accommodate a permanent emerqencv shelter that meets the n��ds of Cu ep rtino• Those �aarcels with surplus land area in the BQ zone are primarily located on or near Cupertino's main arterial carridors, providinq far easy access to pub(ic tran�ortation and essential services. In total 12 bus lines and 131 bus stops serve the City of Cupertino. Numerous bus lines run alonct Stevens Creek Boulevard, providinq connections to many destinations throughout Silicon Vaflev. West Vallev Communitv Services, a nonprofit orqanization that provides homeless seivices, is locat�d within 1.5 miies of these parcels. In addition, the I<aiser Sai�ta Clara Medical Center is lacated witl�in 2.5 miles af the parc�ls. ManV of the City's retail and persona! services are concentrated alonq Cupertino`s major corridors. As such, tl�e underutilized BQ parcels are appropriate locations far future emerqenc� shelters. O�portunities for the conversion of existinq buildinqs ii-� the BQ zone into permanent emerqencv shelters is mare limited because there are currently no vacant B-1 5 6 HCD RE�/IEWED DRAET HQtJSIiVG ELENiEi�lT 401 Appendix 6 Housing Element Technical Report buildinqs in the zone. However, i�vacancies arise within the BQ zones, rehabilitation and reuse for emerc�ency shelters could be ex,plored. Emergency homeless shelters are designated as a permitted use in the Quasi Public Building (BQ) zone. The ordinance includes the following emergency shelter operational regulations: o The number of occupants does not exceed 25 e Adequate supervision is provided o Fire safety regulations are met � A management plan is provided which includes a � detailed operation plan • Shelter is available to any individual orhousehold regardless of their ability to pay o Occupancy is limited to six months or less. Housing Element Strategy 22 states that the City will continue to facilitate housing opportunities for special needs persons by allowing emergency shelters as a permitted use � in the "BQ" Quasi-Public zoning district. In addition, rotating homefess shelters are also permitted within existing church structures in the BQ zone under similar conditions. The operation period of rotating shelters cannot exceed two months in any one-year span at a single location. Transi�io¢�al and Sa�ppor�ive Housinc� Transitional housing is defined as rental housing for stays of at least six months but where the units are re-circulated to another program recipient after a set period. Supportive housing has no limit on the length of stay, and is linked to onsite or offsite services. Senate Bill 2 clarified that transitional housing and supportive housing constitute residential uses. Zoning ordinances must treat transitional FiCD REVIEWEa QE2/s�FT HOUSIi�lG EE.ENiENT B-1 5 7 402 COMMUR9I�Y VISION 2040 City of Cupertino and supportive housing as a proposed residential use and subject only to those restrictions that apply to other residential uses of the same type in the same zone. In Cupertino, transitional and supportive housing developments are treated as residential land uses subject to the same approval process and development standards as other residential uses. The Zoning Code lists transitional and supportive housing as a permitted use in all zones allowing residential. These facilities are subject to the same development standards and permit processing criteria required for residential dwellings of the same type in the same zones. 5.9. Finan�ial �esot��es ��r Housing The City of Cupertino has access to a variety of funding sources for affordable housing activities. These inciude programs from federal, state, local, and private resources. Corr�rr�unity Developrr�ent �lock CCran� (CD�G7 Pro�rarn Through the Community Development Block Grant (CDBG) program, the federal Department of Housing and Urban Development (HUD) provides funds to local governments for funding a wide range of housing and community development activities for low-income persons. During the 2013 fiscal year, the City of Cupertino received $342,702 in CDBG funds. CDBG,funds are used for public services, site acquisition, housing rehabilitation, and fair housing/housing counseling activities. HOfViE Iravestrnenf Partr�ershap Prograrn (HOi1�E) The City of Cupertino entered into a multi-city HOME Consortium with the County of Santa Clara. As such, developers of eligible affordable housing projects within the City of Cupertino can competitively apply annually to the County of Santa Clara for HOME Funds for City of Cupertino affordable housing projects. The initial program year in which B-1 5� HCD REVtEWED DRt��"f"HOUSI�lG ELEMEIVT 403 Appendix B Housing Element Technical Report �— — —— -- — — ------ i � • : ' i � � ' � • 1 1 1 i 1 I I. ,. ,�:, �. . � - e a �� s e o � e o r'e�.� - e .� � � � RHNA � �341 � 229 � 243 j 357 � 1170 �� ,. � �� i. � � � �� ...:.�.: � � �, �: � � � �>Construcfiion � � _ .. �5 �� 23� � 27 � �� S87 ��.. �� .:b62 �>... .:.. .... . � � �� .;. � %of RHNA 7 3% 10 0% 11 1% 164 4% 56 6% �__.__._..._._.�„��,�,�..�_�...v.,�.�a�,..�._,_...___.�...,�,,...0 .�.,..�,�..,�,.._�_.___._�� ,..�,_�,�...��.__..�..�,�.�..�.��.w.u� __.�.,m.......w..� _..mw.�.n�.. _._...�.,�.�,...� Sources:City of Cupertino,20?4;ABAG,20?4 In the 2007-2013 period,many factors restricted the development of(ower income housinq, includinq the dissolution of redevelopment aqencies,diminished(ocal,sta#e,and federal fundinct,leqal challenqes aqainst inclusionary housing policies, the Palmer decision invalidatinq inclusionarv requirernents for renta)housinq,and a clepressed housinq market for the maiority of the planninq period. As a result,afFor-dable housinq qroduction statewide was seriously impacted. For exampie�at the State level, same affordable housinq proqrams either did not issue Notices of Fundinq Availabiiitv(NOFAs)or the fundinq leve{s and qrant award amounts were substantiallv diminished. At the federal level, CDBG and HOME funds have been consistently reduced over the last severa!vears. Accordinq to ABAG, reqionafly,only 41 perc�nt of the RHNA was met and onlv about 22 percent of the lower income RHNA was met. Furthermore,the maiority of the lower income units were constructed in San Francisco and in the cities of Oakland and San Jose. Despite the challenqes with fundinq limitations,market conditions, and feqal constraints,the Citv of Cupertino remains committed to affordable housinq. Given the competitive nature of affordable housinq fundinq at the State and federal levels,qeneratinq local fundinq throuqh its Housinq Mitiqation Proqram(Non-resid�ntial and Residential)is an important strateav to the Citv The Ci�lv is in the process of updatinq its Nexus Studv currerativ proqressinq on a fast track,with an antici�ated adoption in 2015. The new Nexus Studv would allow the City to continue to implement its Housinq Mitigation Proqram and to impose reasonabfe and appropriate fees that reflect the local housinq market conditions. HGD REVIEVVED DEZAFT HOUSIiilG ELEMENI' B-1 7 9 404 COt�IMIJNITY VISIO � 2040 City of Cupertino 7.3. Parcel-Spe�e�oc Si��s I�vento�r�'ab�e Local housing elements must identify sites that can accommodate the city's share of the regional housing need as well as quantify the housing unit capacity of those sites. Moreover, the sites must be suitable, appropriate and available within the planning period to accommodate the housing needs of all income groups. The sites inventory must be presented on a parcel-specific basis. ' � `.w`"' �� :� ,.. � �'.� � ,,. '�s�� ., . �w � �a,.: +�'v'.� �w��' �tw ii�ft� �..},�: `,< '. .P . �`�e'�:�J. °�i.' ,�, t+' A.�r,� ` �,f �� m♦ @ � D: . � . . � . - ' °.� i�. f - _�� 9 s.��f�.�F i �A' � �•t� ..�3�4 _ � � �§i' .� �,Y �'.. j n.�'� ys �E 0"� � °�hTM�.d �° 3'.'I.x a � �.. � �' � ' .�' ,=r �';a "�a .� l �, d �r��i�� ;��r� `4 �� , ��, m'� x ",�p ��- t;"�'�'.� �. . � � y�ix iTMP� + s �,�?; a� §5 � �y�A'�,p�,�l'�� r ' A Y` i.,'�'�`� �;;Sr� �� k'��,y E �=°4 x�� y��'#ti+}�r�' ,�s:n.,� t , .� ��:. A ,r � � 6 � - - � ��y,�y��. 4 -� 4 � �,r � �' _,P��f '`o �'��';�, •a c� a�� c .e .�'� � �� o +��e��4r '�� #��+u�� m�o 'm� � rtr�+� .�..,yy,� t� . �w"q� �x� �'a � ��_ � �4a �'� �-.� � 7� �.�r�€'k "� � O 4�� .�0. w;'��f� �1x u,�{.�;�,��, ,N�G _ �}'r-k .u'�5,�, ,�;, S �',� s 1u u +�;,,, + ��:� .�! t� �^"'�di.'�'�'� �"" ^. � *�� .-,., � �� 7:;�' 'r a'6h'� �„�s��Y'�*�.��'�,�r'd� .4''si'-�i' re,' �p�,� ��.Y��h�`�''s.�.�.d �4 �:�' � r;,�p ` y '�M� �c u+by t81�s� '-. h �' �' "��^' ,� �t+�. J` � ]G��i�q. �"3,.. �1� 41� .�c � P.w .-�, ��," '.�:� '::::: �.; :�'.;� :;:: ,`: :�y': .. ._.. . .._._ p 1 �i f v: c� g W {� �A1 The Ham #ons -. , , 3;1 b 06 0�2 ( High Density ;: � P(Res) �; 85 f_ 6 33;� 600 ..;.. p ,. �.. .. � . ..:..... ,:. :. :... . . , � i A1:The Hamptons ; 316 06 037 ; High Dens�ty � P(Res) � 85 � 6.11 i �R2 Vallco Shopping Distric� � 31b 20 1fl7 � � �: 35 ` = , .:. . _ t A 2:Va l lco S hop pin g Di s t r i c t � 3 1 6 2 0 0 8 0 � ; : i 3 5 � � r f t �. � � > � �A2 Ua11co Shoppmg District � 316 20 fl81 � ` �5 i :::.. ... ..... ... ....: �... ..:..... .. .::. I'(Reg:tonal �: �A2 Vallco Shopping District �( 316 20 088 � 'Shopptng) 35 � � ` � � .:;and;P(CG} � _: , , �,42 Vallco Shopping District.3 316 20 101 35; . , : 'A2 Vallco Shopping Distnct � 316 20 106 � ' 35 � � ¢ ; Reg�onal Shoppmgl z Zoning to , , � ; . ...X '_ . t-; : �A2 Vallco 5hoppmg'Dis�riCk ' 316 20 104 C , Office/Residential. � ;.be cteter 35 i : ; � . ........ . � .� ...... . � ,. �... .. 58 7 389` A2 Vallco Shopping District � 316 20 105 � � � d bY � � . . , ine 35 � � � Sp�cific G : �A2 Vallco Shopping Districti A 316 20 100 = # ; 35 �. .: � �........ .. . . . � Plan to � [ �A2 Vallco Shopping District ; 316 20 099 � ; � ��oW 35 � s �A2 Vallco Shopping Distr�ct..{ 31-6 20 092 i ; `residential ; 35 � " � . ....... ..: . � � I � : { x. � �A2 Val1co Shopping District j 316 20 094 � � : u s e s 35 i ; �,42 Vallco Sho' in DistricE � 315 20 095 j � �:: 35 � ' < � s ;: <: :..:..:Pp. 9 ;.� _ s { �A2 Vallco Shoppinq Disirict � 31 b 20 fl82 j � � 356 ( .. . . _ . S .,. ' �.. . ...... . .. S : �/a3 Oaks Shoppmg Center: � 326 27 0�.0 � Cflrnrri�rciaVResaderitial i P(CG;R�s) �. 30 i 0 6'4:� � < j .. . .......... � ;A3 Oaks Shopping Center � 326 27 039 � Commercial/Residential P(CG,Res) 30 � 5 40 � 200 �A� Oaks Sho in Genfer ' � comrnon ar�a � Com�-nercial/R.esiclentaaf [ ;P(CG,Res) "� 30 � 0 72:� � ; ;: p:p .g :.: _ . ... ..;�......... . ;:: _..... . ..: : . .. :: . ;.:.....:: .. ...::� :.:.:,::;.-: : : ;:::. .... ...:..::::..; . ... � I . , ! i R i n i I P Re 30 1.20 � . aks ho in Center 326 27 041 Commerc al/ es de t a CG s A3 O S { ( , ) r 9 � pP � , � � ,..... _................ _... ._....:. . ........ ........1................_................ €.... .. ....__..._..........................._........._.._............_. .. ........ .. . .................................... ..:. .. ...... ._. . . � _....._� ... .. . . ........................... . ........ . �A4 Marina Plaza � 326 34 066 z ComrnerciaC/Officel � 'P(CG,Res) � 35 4 ' 6$6 � �00 : , Residential � � ,...:,.. .... ,...: � . .....:... � ..... ..... �_.: ��A5. Barry Swenson Site ; 375 07 001 � Commercial/Office/ � P(CG,Res) � 25 � 0.55 � 11 � � Residential � , � � .��.......�.... s.....�.. �.____ .�_�...._�..___---_ �.n_.�_._.__._._.. ,�,.__..n,..�.__ �. , ..a.,.,.�.�_....�.._.__. __� �e.� � f ; E �"fo�al �R,��6.51��1,400 „�.,.........�...�.,_.�....R,__ � �__�_�..._...�,.,...... .,_��-�-�...�_��,_� _�_._..�___...� ...�.�, .. . ..�-..-�-.. . .._�...,...._._.�.p�._..�_._._, �rr...,T... Note:Realistic capacity for�cfr�sit�Sites A1,A3,A4 and A5 reduces the maximum developable units by 15 percent.Realistic ca acit for Site A2 is the amount a!locaYed to the site in the ousin ement;a s ecific lan will be re uired for Site A2 rior to an new eve o ment. esi entia capacity or ite re ects t e net mcrease m units. Source:City of Cupertino,2094 �-� s o �eD �Ev�Ew�D DRa��ousi�� E��n�ENr 405 App�endix B Housing Element Technical Report Cupertino's sites inventory to meet the 2014-2022 RHNA allocation identifies a total of 1,400 units. Detailed information on each parcel included in the inventory is presented in Table 7.3 and Table 7.4 for both Scenario A and Scenario B. _ _ __ _ _ __ ___ __ _ _ __ _ �.� st; s �,�w �Y 3'x r . �, -';� ,a� ,;=�4 x,;. >a� ..:�s ��"F� . � ..�:.. � s, � a�role t 1 :��M �k��.-c# � . � ,� � , � � �; � � �� I'�� ` roY • ` ��' ��'�, i:� , �, � .M� ,�ny � ,fi.�?' �. `��r3� � �'�� ^ii� ,�a " �-� �;�'' t� �^ .S3'� $��`,E+k" c`�'f^_°'� z e x `S q ._`�,�, ��i.� ��>`s �� ,w '"�' �`��,��a��a��'�� ''�,'�^+�� k�� ,�k�i � � �� i �� g.� +��-�.i'ss�� f' ve �#*'�i'�-�`."�'"��"�t �q. .�,,��, , � �;�Y�#.�'�a�. � s'a" x '!'�,�i�� a"��'` ,.�.� .,�� f� �r„� .r g. i; �� "� �",i..� -a��?�;, ��'�� ,��,,,� �" , .. = f : a'P� u .. � .�ap, �k �'��., 'W.'�tr`�"",�9��rx,� �,�;,4�,a � -.�., , ,�: �. �r�'�. ��1�°r.. �''��..rt��` d�.,.' �v�� 1:a"�w .: v;� �,ff�,,,"y��+u. �� :'`�r �n d��•' ' �,,r�..i t'k 7�. � �„ 0. -St�`� f: �}�y�.,. r°.�;4 rvt ��.� ,�' G� �a�«v h � �.�, ,�+ F. ;k -5 Fa' , .1 ak1:;�,t; �,� ..N .;.:.; ,��c�'�fi��,�:,a' ..` % ,.�:� , ,,��",.:�,,,.i�i��,�:�.�y:.� » .,.�¢T.� ��4�i�Y�� YYIc l'�r�.i°F �'��n�,.,.* .,.. `.�p� .��.��'�<'ha ta, ',r r Src� �E.:..,� 'N� �� 4.:.. 2„�r�,r�.u5.�, ��x7,.��k+.,fi�.��.. .w . .rt, f .e�,,•,-�„�j3 s � t"n.F'�":.'�s4��ie'�h?ty�f.�G� xz.� ��y4r i v��.�� 1,��` ��i� �, ,�y��ia,."��.n �. '� a.?r�. � ':'F� {.,.�� +� � G`�.�'i"s tfJ.�4E}y�v� .�1c. .6�F:tr� � ',°�� Yx�a, Yh;„ qrd.,yf' k�r a L�,� .rt.a�,�.,�,�f"�a.��,�� :5�, �� ;�m�� 'w��'R;("v�u��* �iy. �r ?�rr"�1' �i�F,�j *_ � �� V�� -,;,�'�, ��r i7`�`�P �F`A�'.�� m,�i,„.� x�-�et��P1 ��'�� '� a ;.�,k�'�"1 M��'u,., �A�A��'. -' ar ,w':':�'��' a.�� .�2;:.��> >.��a.� �' #��k f��r'� Ae�F�$ ��r�A��9,� �ti`k�:,5 0� 1�sdL,�} ��..�;�� ,^.,. ,�a ,o,-'�a�;'- ti�,I ��;�' �,.� N- . "�e ,�.�k; ��-..s"a�� ;�n.e. 1 ,_�, ,��'�,t kk�� ,�p^-. �' ,,��r��'��,��"��'s"ekryl�i:. N ��`. w �, X, '�, � �,33^� ,.t� �, ,� ,'&n�p i#� � �,: .y .. , ,`a'� ' ,.+... �1r�`� ?�.��» ,��" �7.,,`��""�. �.��"� r. ��i,4k�� . � �: � ��*�� ,7 p��'�i� '�C:-�: q.,. •a: 4,. �r,, .�,' � .�i,•5.�. �. �N'�`�rc..fv-1 i r. .,1��. ��-�c-.�+ �- �. Rti� .�.d �� '!'.,t�q 4i�,-:� ..+ r: 'k+ p ,�,p� �n �.�.�.+,a� � g R� t �,�;,�•,'��°�`s�t�� 4�A,:;�r�`��+,''s�,�r�, �wR,�:�, l„r.,. v a '"� t�� ,�> ��J�r 1-a ,.,ym. F "�,'i P'Y � ;i;: � � : $ �.� �.�� {..w k.. A.;��. h.'�. . . b�L kY�i�. fi� #�S'�..,��'I�S ��'� .�-�Fi . 5�I'��r V:i� �i �� A ';.� �'7 +i"�»'�-'. '.� ... '"i .,ei� '� . ..� .� . ..�. f y"(a"�'�"��''u,i��,�: xfi'��'��^x�„�,��'w.��.n'�'�.�y� ��^{I'1,� : M.�"`�`?�^��ts`i�,.�t',y��.�,"�a�� w.F� : � j� „ ...',�4. ��'�' �+��s�t�axW� °�� . �t 4r �,^��'��l � Y 4 A1 7he Hamptons . 3 Ye� �Muftr.fam�ly housrng i � ` � :: <: :;. ... :. .. ... .... ... ....:. ........ ... . .: �A1:The Hamptons j Yes ; Multi family housing #-- {-- _..............................i.. ..................................................._............:....r............:...:>.::.:.::.::.::.-:::::::::.:-:::::.-::::::::,::::::::::::::,,.... ............._........................... ,.�....:..:.........:...:..............:..._.....,:...:............._... � �A2 Vafko Shopp�ng Distrrct �Yes ; � Shepp�ng center ; ` : � Plan ElR :. ......... A2 Vallco Shopping District Yes � Shopping center, parking � � Plan EIR � :. � �A2 Valfca Shopping Drstcict �Yes �Shopping center,';parkm � � P(an ElR �.:: ... . . . .:. ::.. . q �. ... .. � .: .::.... ... .: ...... . ... ;� 1 . � s � r } __ Plan EIR �A2:Vallco Sho in District Y es Sho in center 9 t 9 P PP P � _.._ .. _....... ............................................. ........:. ... .. ... .. ._.. �.:::..:...: ::. : . .:..: :::.. :.:.......:..::. � � :..:. �:; � A2 Val.;lco Shopping District �Yes �,Shop:pmg center I Plan EIR ::........ . . t . . . ;:_,¢ �A2:Vallco Shopping District �Yes � Shopping center ; Plan EIR � , 1 , �A2 Wailco Shopping Dis�rict Yes Shopping center : � } f'lan EIR q.... . .. '.:. ....-.'.... ...... ....:. . .. .. ... .... ':.: . .. .. . . . � . �A2 Vallco Shopping D�strict �Yes Shopping center � � Plan EIR � }A2 Ua(lco Sho �n; Distract �Yes ' s Sho m center � � Plan E1R PP 9... . . .... t�P.. 5 .. . ..,: _. . >. ::.... .� ....... . .. .. . .. . ... .. . � .. < . A2 Vallco Shopping District �Yes � Shopping center, parking � � Plan EIR � �42 Val:lco Sho » District Yes � Parkin - ; � ' Pfan EIR �' :.. Pp..:g �.:;. ,:. � _:.: . . :.. ... . _.. : ... .. . A2•Vallco Shopping District Yes ! Shopping center, parking Plan EIR � � , ,f , �...: � �-:� �A2 Vallco Shopping Dis�trict ,Yes _ � 5hoppmg center Plan EIR , � � .. ; �A2 Valfco Shoppinc� District �Yes Sho��inq cente�,parkinq � # Plan EIR � F A3 Oal<s Shopp�ng Center �Yes � Parkrng �VTP.PaA # Plari EIR � �:.:; : ...: _ .: :.. � : _.:. ;. : ... ..... . � .. ... . . ::. -: . :.. .. -: , � . A3. Oaks Sho in Center Yes � Sho in center VTA PDA Plan EIR Pp 9 ; , pp 9 � � , , _............................................ .....,..... ..............................::,:.:.........._....:::::::::::::::::::-<,::::::-:: _..___.......:.....:...:................_,:.:.........:. ..... . . .. .._ ...: ........._....::::::.::�.:.::......:.....:.:..........:::.:::,::::.,:.::,:::,-::-:::::::-::::: A3 Oaks Shopping Center �Yes �Shoppmg cen#er � �1/TA PDA �Pl�n EIR � �; . ;; ; >: . ' :....... .. .. . ..... . . _. .. .. ... .:. . �A3: Oaks Shopping Center �Yes � Parking �VTA PDA # Plan EIR � _ _................_t......... _........_..............................+:.... _...............__................_........................................_.......A........_......._..........................._:.._......__.......................,:................._...._.........,.:................:,.� �A4 Marirta Plaza �yes £ Shapp�ng center ` �UTA PD/� � Plan E1R � � : , � . : : :_ � : � _ ; _ . � �A5: Barry Swenson Site i Yes Vacant �VTA PDA � Plan EIR � �...�... ..... _.,._.�...._....._ �.. _.� _.__.-. ...�_.�_.._..._._.._.�_.��...,_...,_......__._.,_�� k �.�......s ...... ........� � �,...,-�..._..�».........m........,...,��.....>._..._ ......m.�.�....,............. �...�,._.... �Note:Realistic capacity for ea�{rsite Sites A1,A3,A4 and A5 reduces the maximum developable units by 15 percent.Realistic capacity for Site A2 is the amount allocated to the site in t e ousm ement;a s ecific lan will be re uired tor Site A2 rior to an new�e�opment.F�esic'—�iaT capacity or ite re ects t e net increase in units. Source:City of Cupertino,2014 t�CD RE1lIEl/V�D D��lFi"EiOUSIil4G ELEMERIT B-1 8 9 406 con� � u � i-�� visio � 20�0 City of Cupertino �.�o C�� °°�� During the b0-day I-1CD review �eriod, one comment letter was submi�ttecl to HCD from the Law Foui�dation of Silicon Va{ley. Tne follov�✓inq responses �rovide information pertaininq to each of the comments in the letter: Coe�rv��rtt 1: �'Fa� F@� �a�ls tca �n�i�rze Cupe�#irao°s Fail�cre �o Produ�e Af�ardakal� tJc�e�s l��arinq th� P�s�_ P6�rt�ir�e� Peric�d. Local jurisdictions are obliqated to ide��tify adequate sites with a�pr�riate densities and developmen�standards to accomrnodate the RHf�A. State Housinq Element law recoqnizes that citi�s and counties do not have control over market conditions and often do not have adequate resources to �aroduce the number of lower income units identified in the Reqianal Housinq Needs Allocation (RHNA). The RHNA is a planninq goal and not a �roduction obliqation for local jurisdictions. Des�ite the challenc�es with fundinq limitations, mar(cet conditions, and leqal constraints,the City of Cupertino remains committed to affordable housinq. The City has added additionai information to address this comment on paqe B-179 of the Housinq Elernent Ap� ep ndix• ��enme�t 2: 1"he FBE SE�ould Ad�iress ��- Coverr�men��6 C�s�straet�ts on H��sin� E�eore�opr�es�t While the Housinq Element law specifies that (ocal lurisdictions must evaivate non-qav�ri�menta( constrainfis on housinq developrnent,the law is also clear that locai iurisdictions must "address and, where ap�ropriate and legaiiv possible, remave c�ove��nmental constraints to the maintenance, improvement, ar�d development of housinq" fGov't Code 65583(c)(3)1, but tf-�e same is not required for no_n�c-overnmental consfiraints. B-'f 8 4 � HrD REVtEW�D DRl�F7 HOUSIIVG ELEfV1EftIT 407 Appendix B Housing Element Technical Report Economic Dis�lacement As a built out community, housinq development in Cupertino has Qrimarilv occurred throuqh recvclinq af existinq underutilized commercial/mixed use�roperties. Durinq the_ last Housinq Element�eriod, no housing project involvinq the demolition of existinq multi-familV housinc� occurred, resultinq in no direcc displacement of existinq residents. For the 2014-2022 Housinq Element,future housinq is � expected to occur primarily on mixed use properties and by infillin�existinq residential develo�ments. 1 he Hamp�ons site is the only site with the potential to c,iisplace some existinq tenan�s. The Hamptons has a total of 34 Below Marl<et Rate (BMR) units within its development and has expressed to the Citv that thev intend to maintain and_ preserve the 34 BMR units. Additionally, Strateqv 18, Housina Preservation Proaram, provides that if a proposed develo�ment would cause a loss of mu(tifamily housinq,the development must comply�vith the City`s BNiR proqram, provide at leas�t as much housing i�� the ne�v develo�arnent as currently exis�s, and mitigate adverse impacts on dispEaced_ tenants. The City's housinq policies are desiqned to increase the � su�ply of i�ousing in the Citv so that the sup�ly of housinq can better meet the demand, and costs wili, over tirne, be moderated. Strateqy 7, the Cit-�!`s Housinq Mitiqation proctram, will ensure that each new residentia( and commercial develo�ment will either provide afFordable housinq or pay housing mitiqation fees to increase the_ � sup�ly of affordable housinq. The City has added additional information to address this comment on paqe HE-39 of the Housinq Element, under Stratec�y 18 (Housinq Preservation Pro ram . hICD REVIEWED D�tAFT HOUSIf�tG ELEi�EE�lT B-1 8 5 408 C011� M1J6VlTY VISIOIV 2040 City of Cupertino Communitv Resistance to Affordable Housinq The 2014-2022 Housinq Elem�nt was developed with extensive consultatian with the community. Tl�e overall residential sites strateqy, includinc�riority and o�portunity sites,was vetted tl�rou hc� the pul�lic participation process and provides adequate ca�acity for�the Citv's new RHNA. O�position to affordabfe housinq typical[v focuses on concentration, density, and quality. The 2014-2022 Housinq Element includes a proqram ta address community opposition to affordak�le housinq —the City's well-received Housinq Mitigation Proqram. With the fundinq qenerated by this proqrarn1 the City has be�i� able to provide assistance to the underserved sec�m@nts of th@ communit��, incluclinq the elderlv, disabled, and fist-time buvers. The Citv is in the process of u�datinq the Nexus Studv that sup�orts the � implementation of the Housinc� Mitiqation Proqram. This upaate will enhance the effectiveness of the proqram and expected to be co��npleted in 2015. Cor�rnent 3e �"h� HE's ��ar��i$ie� C3beec�iv� and Pr�c�rar�ns ��c��ai�e Acldstaonal S�aecif'seity Froqrams Lack Meaninqful Timeframes The Draft 2014-2022 Housina Element has been revised to ,provide additiona) specificity: ■ Strateqy 8 (Below Market-Rate {B1VIR) Affordable I-lousing_ Fund (AHF): clarified the�ime frame ta solicit projects annually and u�dated the time frame for the Nexus Study (from 2016 to 2015). � Strateqy 11 (Incentives for l�,ffordable Housinq_ De��elo ment): clarified the time fraz�e to solicit proiects annually. ■ Strateqy 15 (Residential Rehabili�ation): clarified the time frame to solicit proiects annually, �-1 8 6 HCD REVtEtt1(ED DRAFT HOUSItVG ELEi1�lElVT 409 Appendix � Housing Element Technical Report � Strateqy 16 (Preservation of At-Risk E-lousinq Units): added lanquaqe related to conductinq outreach to tenants of any pozentia) canversion and available affordable housinq assistance proqrams. The Housing Element has an eiqht-vear �lanninc�periad, with many �roqrams to be impiemented on an on�oinp basis. Rnnuafly, throuqh the City's reporting to the State HCD on the implementation of the Housinq Element,the Citv also makes necessary adiustments to ensure more efFective implementation of Housinq Element proqrams. Include Affordabie Housinq Goals in the Heart of Citv Specific Plan Strateqy 7, the Residential Housinq Mitiqation Proqram, already establishes a citywide affordabfe housinq qoal of 15_ percent. Stren then Stra�eqy 8 — Nexus Study to U�pdate Mitiqation Fees The City is expending siqnificant reso�!i-ces in irnpiemen�tina,� its housinq�roarams and cammitments. Specifically,the City is fast trackinq the update to the Nexus S�udy�or the Housinq Mitiqation Proqram, with an antici ated acioption in 2015, and Strateqy 8 has been revised to show that the Study wil) b� com�pleted in 2015. HCD REV[EV►/ED QRAFT t-60USIi�lG ELE�lEE�T B-1 8 7 410 COIVinllUl�llTY VISIOiiI 2040 C i t y o f C u p e r t i n o LAW FOUNDATION OF�ILICON VALLEI' 152 North Third Street,Third Floor San Jose,CA 95112 Fax(408)293-0106 Telephone(408)293-4790 TDD(408)294-5667 January 20, 2015 SEN�'VIA E-MAII.: hilda.sousa@hcd.ca.gov Hilda Sousa Housing and Policy Division Housing and Community Development 1800 3rd Street PO Box 952053 Sacramento, CA 94252-2053 Re: Comments on Cupea�tino's I�ousing Elernent Dear Ms. Sousa: The following comments on the City of Cupertino's ("City") Draft 2015-2023 Housing Element ("Housing Element") are offered by the Public Interest Law Firm and the Fair Housing Law Project (programs of the Law Foundation of Silicon Valley), Urban Habitat, West Valley Community Services, and Neighborhood Housing Services of Silicon Valley, on behalf of low-income residents of Cupertino. We also support the comments provided by Non-Profit Housing to HCD regarding Cupertino's Housing Element. We appreciate your willingness to consider these comments during your review. Tlhe Housin�Element fails to aiialvze Cu�ertino's failure to proeluce affordable units durin�the �ast plannin�period. - The draft Housing Element does not adequately analyze the progress and outcomes fi�om the prior Housing Element, which was quite disappointing in some respects. Most prominently, during the prior planning period,production of affordable homes lagged far behind Cupertino's RHNA for very low-, low- and moderate-income families. This failure was by a very large margin; only 25 of the 341 VLI units allocated to Cupertino—a woefu17.3%—were created. The percentages are not substantially better for other lower-income categories; the City only met 10% of its allocation for low-income units, and 11.1% of its oUligation for moderate incoine unitsl. There is no analysis as to why housing production in Cupertino for low-income individuals and families fell nearly 90% short of its affordable housing allocations under the past planning period's RHNA.2 The Housing Element does not list the locations and addresses of the units that were developed during the planning period. HCD should require the City to do a better analysis of the progress and outcomes from the prior Housing Element and require that the City to analyze the reasons for the small number of units created during the last planning period, and to recommend programs that will encourage the development of affordable housing. T�e�Iousin�Element should address non-�overnmental constraints on housan�developrnent. 1 Revised Public Draft Housing Element, 177. 2 Id. �-1 8 8 HCD REVEEWE� DRAFT H�USING ELEt��Ei�T 411 /�ppendix B Housing Element Technical Report Econamic Displacement &Itent�urden We are greatly concei-ned with the economic displacement of low-income residents from the City of Cupertino. With no policies protecting low-income residents from rent increases or displacement, many low-income residents are being forced out of the City. As described in its Housing Element, the City has some of the highest rents in the area.3 The Housing Element has no analysis of the economic displacement of low-income individuals in Cupertino. We believe that this economic displacement is a pressing issue that is only superficially addressed in the Housing Element. The Housing Element should do a deeper analysis of the economic displacement and recommend policies that will prevent displacement of low-income residents. Coynmunaty Resistance to Affordable�Iousing The Housing Element should include a program to address community resistance(NIMBYism --"Not-in-My-Back-Yard") to the development of affordable housing in the City, and resistance to new housing in general. Many residents have spoken out against new development, and specifically against affordable housing.4 Although the City acknowledges NIMBYism as a constraint, the Housing Element does not contain any programs to address it. The City should adopt a program to address NIlVIBYism and educate the public about the benefits of affordable housing.s 'The Housin�Elernent's quanti�ied ob_jectives and housin��ro�rains require additional specific�ty. To meet its obligations in an admittedly challenging environinent for affordable housing development, we encourage the City to engage in robust, creative, and st�ategic programs tl�at will encourage tlie development of affordable housing. In general, the qualified objectives and housing programs currently in the Housing Element lack specific time frames or actions, and require changes to make them effective tools for development. The Draft's programs lack meanangful tiineframes, which inakes it difficult to determine whether the programs will have beneficial impacts during the planning period. State law requires that the Draft contain programs that set forth a schedule of actions during the planning period, each with a timeline for implementation, such that there will be beneficial impacts of the programs within the planning period. (Government Code § 65583(c).) Cupertino's programs also lac�claxity and specificity, which makes is extremely difficult for members of the public to understand what steps Cupertino will talce to achieve its goals and how and when the public can engage with Cupertino staff. Per HCD, "pro�ams must include a specific time frame for implemeiitation,identify the agencies or officials responsible for implementation and desci7be the jurisdiction's specific role in implementation." (Housing Prog�ams: Conserve and Improve the Existin;Housing Stock, Required Components of Program Actions, http://www.hcd.ca.gov/hpd/housing_element2/PRO_conserve.php.) Some of the suggested activities are described below: 3 Revised Public Draft Housing Element,HE-9. � Donato-Weinstein,Nathan,"Cupertino plans for housing,adds office capability to Vallco,"Silicon Valley Business Journal, December 5,2014,available at http://www.bizj ournals.con�/sanj ose/news/2014/12/OS/cupertino-plans-for-housing-adds-office-capability.html?page=all 5 Revised Public Draft,B-114. 2 EiCD REVIEI�/ED DRAFT 1-tOUSliilG Ei�Ef�fEC�I" B-1 8 9 412 C011�16VIUNlTY i/ISIOIV 2040 City of Cupertino • Include Affordable I�ousing Goals in the Y�eart of the City Speci�ic Plan HCD should encourage the City to include affordable housing goals in the Heart of City Specific Plan.6 The Heart of the City Specific Plan guides the City's commercial development during the next planning period. Much of the housing identified in the sites inventory is in the Heart of City Specific Plan. Given the low affordable housing production numbers during the last planning period, the City should adopt an affordable housing goal for the Specific Plan. For example, the City could have a goal that 15 or 20 percent of the units developed in the Heart of the City Specific Plan be affordable. As this �oal applies to a plan, and not a specific project, the plan designation would not be restricted by the Pal»zer decision. • Strengthen 5trategy 8–Nexus Study to update 1Vlitigation k'ees We support the City's Strategy 8—which is to update its Nexus Study for the Housing Mitigation Plan—and encourage the City to consider raising its impact fees. Cupertino's impact fees are among the lowest in Santa Clara County, and many other jurisdictions (for exanlple, Sunnyvale and Mountain View)have recently increased their fees or are seriously considering doing so. We also would encourage the City to update its Nexus Study within the first year of the planning period, as opposed to by the end of 2016 as currently stated in the Housin�Element, and consider collaborating taking part in a county-wide "grand nexus" study which is under development. We would be happy to speak with you to discuss these comments further. If you have any questions, please feel free to contact Nadia Aziz at (408) 280-2453. Sincerely, /s/ Nadia Aziz Fair Housing Law Project,Law Foundation of Silicon Valley Naomi Nakano-Matsumoto West Valley Community Services Matt Huerta Neighborhood Housing Services, Silicon Valley Tony Roshan Samara Urban Habitat Fred Yoshida, 5tudent De Anza College 6 Revised Public Draft,B-83. 3 �-1 9 0 HCD REVIEVi/ED DR,Q,�'i'f�OUSIIVG ELENiEIiIT 413 Appendix � Housing Element Technical Report Cc: Paul McDougall, HCD, via email to paul.mcdougall@hcd.gov Aarti Shrivastava, City of Cupertino, via email to aartis@cupertino.org 4 HCD REVIE1fVE� D�AFT t-�OUSING ELEMEii1T B-1 91 414 LAW FOUNDATION OF SILICON VALLEY 152 North Third Street,Third Floor San Jose,CA 95112 Fax(408)293-0106 Telephone(408)293-4790 TDD(408)294-5667 January 20, 2015 SENT VIA E-MAIL: hilda.sousa@hcd.ca.gov Hilda Sousa Housing and Policy Division Housing and Community Development � 1800 3rd Street PO Box 952053 Sacramento, CA 94252-2053 Re: Comments on Cupertino's I�ousing Element Dear Ms. Sousa: The following cormnents on the Ciry of Cupertino's ("City")Draft 2015-2023 Housing Element ("Housing Element") are offered by the Public Interest Law Firm and the Fair Housing Law Project (programs of the Law Foundation of Silicon Valley), Urban Habitat, West Valley Community Services, and Neighborhood Housing Services of Silicon Valley, on behalf of low-income residents of Cupertii�o. We also suppoi-t the comments provided by Non-Profit Housing to HCD regaxding Cupertino's Housing Element. We appreciate your willingness to consider these comments during your review. The Housin�Element fails to analvze Cunertino's failure to produce affordable units durinQ the past plannin�period. The draft Housing Element does not adequately analyze the progress and outcomes from the prior Housing Element, which was quite disappointing in some respects. Most prominently, during the prior planning period, production of affordable homes lagged far behind Cupertino's RHNA for very low-, low- and moderate-income families. This failure was by a veiy large margin; only 25 of the 341 VLI units allocated to Cupertino—a woefu17.3%—were created. The percentages are not substantially better for other lower-income categories; the City only met 10% of its allocation for low-income units, and 11.1% of its obligation for moderate income unitsl. There is no analysis as to why housing production in Cupertino for low-income individuals and families fell nearly 90% short of its affordable housing allocations under the past planning period's RHNA.2 The Housing Element does not list the locations and addresses of the units that were developed during the planning period. HCD should require the City to do a better analysis of the progress and outcomes from the prior Housing Element and require that the City to analyze the reasons for the small number of units created during the last planning period, and to recommend programs that will encourage the development of affordable housing. The Housin�Element should address non-governmental constraints on housin�development. t Revised Public Draft Housing Element, 177. Z Id. � 415 Economac Displacement Sz Rent�urden We are greatly concerned with the economic displacement of low-income residents from the City of Cupertino. With no policies protecting low-income residents from rent increases or displacement, many low-income residents are bein�forced out of the City. As described in its Housing Element, the City has some of the highest rents in the area.3 The Housing Element has no analysis of the economic displacement of low-income individuals in Cupei-tino. We belie��e that this economic displacement is a pressing issue that is only supeif'icially addressed in the Housing Element. The Housing Element should do a deeper analysis of the economic displacement and recoininend policies that will prevent displacement of low-income residents. Community Resistance to?iffordable Housing The Housing Element should include a program to address community resistance (NIMBYism --"Not-in-My-Back-Yard") to the development of affordable housing in the City, and resistance to new housing in general. Many residents have spoken out against new development, and specifically against affordable housing.� Although the City acknowledges NIMBYism as a constraint,the Housing Element does not contain any programs to address it. The City should adopt a program to address NIMBYism and educate the public about the benefits of affordable housing.' Z'he Housin�Element's quantified ob.iectives and housin�pro�rams requia�e aclditional speci�icity. To meet its obligations in an admittedly challenging environment for affordable housing development, we encourage the City to engage in robust, creative, and strategic pro�rams that will encourage the development of affordable housing. In general, the qualified objectives and housing programs currently in the Housin�Element lack specific time fraines or actions, and require chan�es to make them effective tools for development. The Draft's progran�s lack meaningful tianefratnes, which makes it difficult to detei7iline whedler the programs will have beneficial impacts during the planning period. State law requires that the Draft contain programs that set forth a schedule of actions during the planning period, each with a timeline for implementation, such that there will be beneficial impacts of the programs within the planning period. (Govermnent Code § 65583(c).) Cupertino's programs also lack clarity and speca�icity, which makes is extremely difficult for members of the public to understand what steps Cupertino will take to achieve its goals and how and when the public can engage with Cupertino staff. Per HCD, "programs must include a specific time frame for implementation, identify the agencies or officials responsible for implementation and desci-ibe the jurisdiction's specific role in implementation." (Housing Programs: Conserve and Improve the Existing Housing Stock, Requued Components of Program Actions, http://www.hcd.ca.gov/hpd/housing_eleinent2/PRO_conserve.php.) Soine of the suggested activities are described below: 3 Revised Public Draft Housing Element,HE-9. 4 Donato-Weinstein,Nathan,"Cupertino plans for housing,adds office capability to Vallco,"Silicon Valley Business Journal, December 5,2014,available at http://www.bizj ournals.com/sanj ose/news/2014/12/OS/cupertino-plans-for-housing-adds-office-capability.htn�l?page=all 5 Revised Public Draft,B-114. 2 416 • Include Affordable Housing Goals in the Heart of the City Specific Plan HCD should encourage the City to include affordable housing goals in the Heart of City Specific Plan.6 The Heart of the City Specific Plan guides the City's commercial development during the next planning period. Much of the housing identified in the sites inventory is in the Heart of City Specific Plan. Given the low affordable housing production numbers during the last planning period, the City should adopt an affordable housing goal for the Specific Plan. For example, the City could have a goal that 15 or 20 percent of the units developed in the Heart of the City Specific Plan be affordable. As this goal applies to a plan, and not a specific project, the plan designation would not be restricted by the Pab�zer decision. • Strengthen Strategy 8–Nexus Study to update 1V�itigation Fees We support the City's Strategy 8—which is to update its Nexus Study for the Housing Mitigation Plan—and encourage the City to consider raising its impact fees. Cupertino's impact fees are among the lowest in Santa Clara County, and many other jurisdictions (for example, Sunnyvale and Mountain View)have recently increased their fees or are seriously considering doing so. We also would encourage the City to update its Nexus Study within the first year of the planning period, as opposed to by the end of 2016 as currently stated in the Housing Element, and consider collaborating taking part in a county-wide "grand nexus" study which is under development. We would be happy to speak with you to discuss tliese comments further. If you have any questions, please feel free to contact Nadia Aziz at(408) 280-2453. Sincerely, /s/ Nadia Aziz Fair Housing Law Project, Law Foundation of Silicon Valley Naomi Nakano-Matsumoto West Va11ey Community Services Matt Huerta Neighborhood Housing Services, Silicon Valley Tony Roshan Samara Urban Habitat Fred Yoshida, Student De Anza College 6 Revised Public Draft,B-83. 3 417 Cc: Paul McDougall, HCD, via email to paul.mcdouaallC�hcd.gov Aarti Shrivastava, City of Cupertino, via email to aartis@cupertino.org 4 418 Law Foundation of Silicon Valley Letter Comment 1:The HE Fails to Analyze Cupertino's Failure to Produce Affordable Units During the Past Planning Period. Local jurisdictions are obligated to identify adequate sites with appropriate densities and development standards to accommodate the RHNA.State Housing Element law recognizes that cities and counties do not have control over market conditions and often do not have adequate resources to produce the number of lower income units identified in the Regional Housing Needs Allocation (RHNA).The RHNA is a planning goal and not a production obligation for local jurisdictions. Despite the challenges with funding limitations, market conditions, and legal constraints,the City of Cupertino remains committed to affordable housing. The City has added additional information to address this comment on page B-179 of the Housing Element Appendix. Comment 2:The HE Should Address Non-Governmental Constraints on Housing Development While the Housing Element law specifies that local jurisdictions must evaluate non-governmental constraints on housing development,the law is also clear that local jurisdictions must"address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing" [Gov't Code 65583(c)(3)], but the same is not required for nongovernmental constraints. Economic Displacement As a built out community, housing deyelopment in Cupertino has primarily occurred through recycling of existing underutilized commercial/mixed use properties. During the last Housing Element period, no housing project involving the demolition of existing multi-family housing occurred, resulting in no direct displacement of existing residents. For the 2014-2022 Housing Element,future housing is expected to occur primarily on mixed use properties and by infilling existing residential developments. The Hamptons site is the only site with the potential to displace some existing tenants. The Hamptons has a total of 34 Below Market Rate (BMR) units within its development and has expressed to the City that they intend to maintain and preserve the 34 BMR units.Additionally;Strategy 18, Housing Preservation Program, provides that if a proposed development would cause a loss of multifamily housing,the development must comply with the City's BMR program, provide at least as much housing in the new development as currently exists, and mitigate adverse impacts on displaced tenants. The City's housing policies are designed to increase the supply of housing in the City so that the supply of housing can better meet the demand,and costs will, over time, be moderated.Strategy 7,the City's Housing Mitigation program,will ensure that each new residential and commercial development will either provide affordable housing or pay housing mitigation fees to increase the supply of affordable housing.The City has added additional information to address this comment on page HE-39 of the Housing Element, under Strategy 18(Housing Preservation Program). 1 419 Communitv Resistance to Affordable Housin� The 2014-2022 Housing Element was developed with extensive consultation with the community. The overall residential sites strategy, including priority and opportunity sites,was vetted through the public participation process and provides adequate capacity for the City's new RHNA. Opposition to affordable housing typically focuses on concentration, density,and quality. The 2014- 2022 Housing Element includes a program to address community opposition to affordable housing—the City's well-received Housing Mitigation Program. With the funding generated by this program,the City has been able to provide assistance to the underserved segments of the community, including the elderly, disabled,and fist-time buyers. The City is in the process of updating the Nexus Study that supports the implementation of the Housing Mitigation Program. This update will enhance the effectiveness of the program and expected to be completed in 2015. Comment 3:The HE's Quantified Objective and Programs Require Additional Specificity Pro�rams Lack Meanin�ful Timeframes The Draft 2014-2022 Housing Element has been revised to provide additional specificity: • Strategy 8(Below Market-Rate (BMR�Affordable Housing Fund (AHF): clarified the time frame to solicit projects annually and updated the time frame for the Nexus Study(from 2016 to 2015). • Strategy 11(Incentives for Affordable Housing Development): clarified the time frame to solicit projects annually. • Strategy 15 (Residential Rehabilitation):clarified the time frame to solicit projects annually. • Strategy 16(Preservation of At-Risk Housing Units): added language related to conducting outreach to tenants of any potential conversion and available affordable housing assistance programs. The Housing Element has an eight-year planning period,with many programs to be implemented on an ongoing basis. Annually,through the City's reporting to the State HCD on the implementation of the Housing Element,the City also makes necessary adjustments to ensure more effective implementation � of Housing Element programs. Include Affordable Housing Goals in the Heart of Citv Specific Plan Strategy 7,the Residential Housing Mitigation Program, already establishes a citywide affordable housing goal of 15 percent. Stren�then Strate�y 8—Nexus Studv to Update Miti�ation Fees The City is expending significant resources in implementing its housing programs and commitments. Specifically,the City is fast tracking the update to the Nexus Study for the Housing Mitigation Program, with an anticipated adoption in 2015, and Strategy 8 has been revised to show that the Study will be completed in 2015. 2 420 � STATE DF t'ALfFORNIA-8USINEGS COIdSUMER SERVICES AND HOIJSING ACENCY __ _ �bM11ND C�._BROWN J_R.. Govemor DEPARTMEhtT OF NOUSING AND COMMUNITY DEVELOPMENT DIVISION OF HDUS�NG P�LIGY DEVELOPMENT 2020 W.EE Camino A�enue,Suite 504 ', Q ,��;; .-� Sacramento,CA 95833 ,� : (916)263-29 i 1/FAX(91 f)263-7453 wv,rw.hctJ.ca.g ov _... February 5, 2015 Ms. Aarti Shrivasta�a, Assistant City Manager City of CUpertino 10300 Torre A�enue Cuper�ir�o, CA 950'�4 Dear Ms. Shrivastava: RE: City of Cupertino's 5th Cycle {20�15-20�3) Draft Housing Element Thank you for submifting the City ofi Cupertino's c[raft housing element update that was recei�ed far review on December 'i 2, 2014, alvng witl� revisions received on January 2'[ and 30, 2415 ar�d Febrtaary�, 2015. Pursuant to G�vernment Code (GC) Section 65585(b), the Departmenf is re�orting the resuifs af its re�iew. In addition, the Department considered comments from �he Law Foundation of Sificon Valley pursuant to GC Section 65585(c�. The draft element with revisions meets the statutory requirements of Stafe housing e[ement law. The element will cvmply with State housing element law (GC, Article �Q.6) when adopfied and submitted to the Department, in accardance wifh GC Section 65585(g). Our review was facilitated by various communications, including a conversatian on January 15, 2D15 with you, Piu Ghoshs Senior Planner, Christopher Vafen�uela, Senior Housing Planner, the City's consultartfs, Genevieve Sharrow and Veronica Tam and special counsel, Barbara Kau�z. The Depar�ment conducted a streamlined review of the draft housing element based on the City meeting all eligibility criteria detailed in the Department's Housing Element Update Guidance. The City also uti[ized ABAG's pre- .approved housing element data. To remain on an eight year plann�ng cycle, pursuant to Senate Bill 375 tGhapter 728, Statutes of 2008} the City mus# adopt its housing element wifihin 'i2� caler�dar days from the statutory due date of January 31, 2Q'f5 for ABAG localities. lf adopted after this date, GC Sec�ion 65588(e}(4) requires the housing element be re�ised every four years until adopting at least two consecufive revisions by the s�atu�ory deadline. For more informa�ion on housing element adoption requirements, please visi� our Depar�ment's website at: http•//www.hcd.c�.qovlhpd/hrclplanlhelhe review adoptionsteps1'f08'f2.pdf. 421 ; . HCD Review af:�uperfirio s Housm�::Eie�net�f:. -:February:�;; 24�5.. - . .:: . -Page;�:of;2::.-. ..... ,. . � . . . . P'u�lic;p�r�icip�tion in fh�:deveYopmer�t, adop�rar� a�t� rmplemenf�t�o� pf�he.�tousmg eierraent: is�sserifial fo.eff�ctii+�h�using �l�annmg Throughout the.housi�ig eiei�n�nt:process, t�e �ity : mitst corit�n�e �Q�n��ge�he�ammunity, iiiclu�'r.r�� argar�«�fiions �hat:repre�e�fi lower i�co.me: :: and special'needs°iiouse�iolds;:by.makiri�enfr�rm�tion regularfiy aua�fa�ile:atid ca.�isidering arii� .. . incarpo�`a�mg comrr��nts v�iher�'approprrate: :: .. .. ....... .....: Th�p�partmen�apprec��te�th� hartl �ork and.:dedicatic�n a�F fl�t� h�usrng eleme�i� up��fe tear� artd iooks:.fion��d:to �`ec�iving:Cup�r�mo's ati�ipted �iot�s�r�g elem�nt:: (f.yc��a haue �r��`. . queste�o�s or"rieed.a�d►tior�al fechr��cal a�srst��i��, �[�a�e::cont��t H[l�� u�a,:of t�ur.:.s�aff;..�� a� (9�.�i�:263�:�:�:�4::.::::: � , .. . . __... .. . � :Sincere�y;: .. . ... .... ........... . ...:. ... . � �.....:.... ;.; . . . .. � P`au� McDougall.'., _... ;Fi:aii�iri�:Policy:iV�a�ager . 422 From: Beth Ebben on behalf of City of Cu�rtino Pianning Dept. To: Planning De�;Alan Takahashi; Don Sun;GeofF Paulsen; Margaret Gong;Winnie Lee Subject: FW:comments on Housing Commission"s approval of the Housing Element Date: Wednesday,April 15,2015 9:51:59 AM From the Planning Department's general mailbox: From: Randy Shingai [mailto:randyshingai@gmail.com] Sent: Tuesday,April 14, 2015 9:22 PM To: City of Cupertino Planning Dept, Cc: City Council; nadia.aziz@lawfoundation.org; Naomi Nakano-Mafsumoto; better-cupertino-work- group@googlegroups.com �ubject: comments on Housing Commission's approval of the Housing Element The Housing Commission met on Apri19,to approve Resolution 15-04,the commission's recommendation to the Ciry Council on housing mitigation fees. The range of fees proposed by the City's consultant,Keyser Marston Associates,Inc.were extensive,and City staff to their credit didn't low ball their reconunendations. k►tt�•//www cuvertino�a org/files/nian.a�ed/Document/484/Summary%20%26%20Recommendations%20Renort ndf �tt�•//cu�ertino leaistar com/gatewav as�x�M=F&ID=29c8157e-de49-42c7-86ef-912b00698c23 doc The Plaiming Commission just met to vote on a reconmlendation to the City Council to approve tlie draft Housing Element. It is bad goveinment to approve a Housing Element that does not contain the changes to housing mitigation fee structures that are in process,but that the City Council has yet to approve. It is bad govermnent because decoupling the setting of housing mitigation fees from the approval of the Housing Element could for instance allow the Council to ap�rove a Housing Element that purports to support RHNA goals with no assurance that the means to support the achievement of those goals will be forthcoming. The steps in the process should be: •Housing Coriunission recommends new housing mitigation fees • Council adopts new housing mitigation fees • Changes to housing mitigation fees are incorporated into draft Housing Element •Planning Commission recommends draft Housing Element for approval by Council • Council adopts Housing Element To even consider a Housing Element without having any idea on what sort of housing mitigation funds will be available to support progress on RHNA goals calls the entire process into question. You as a body kept inentioning tl�at your overarching concern was to approve a Housing Element according to schedule. Put auother way, "Rubber stamping the Housing Element was your task for this evening." Mission accoinplished! Well done! Randy Shingai San Jose 95129 423 From: Beth Ebben on behalf of City of Cupertino Plannina De� To: Plannina De�;Alan Takahashi; Don Sun;Geoff Paulsen; Maraaret Gong;Winnie Lee Subject: FW:Government Code 65588(a)should trump use of Government Code 65583.2(c)(3)(B) Date: Monday,April 13,2015 8:40:29 AM From the Planning Department's general mailbox: From: Randy Shingai [mailto:randyshingai@gmail.com] Sent: Sunday, April 12, 2015 6:07 PM Toe City of Cupertino Planning Dept. Cc: nadia.aziz@lawfoundation.org; City Council; better-cupertino-work-group@googlegroups.com Subject: Fwd: Government Code 65588(a) should trump use of Government Code 65583.2(c)(3)(B) Dear Cupertino Planning Commission members, I would like to call your attention to a Dec. l, 2014 e-inail that I sent to the Cupertino City Council. The City of Cupertino's response to the letter sent from Nadia Aziz of the Law Foundation of Silicon Valley cormnenting on the City's draft Housing Element. It is follows below. I think the City`s contention that there is conuilunity resistance to the developinent of affordable housing is disingenuous. I thinlc the proper characterization is that there is community�esistance to the developanent of housing in general. Given that, I think most people wo�ald like to see a good faith attempt by the City to rneet its RHNA goals. Failure to meet RHNA goals will likely result in litigation that could force the City of Cupertino to provide low cost housing units in the futiue. If this were to occur after the housing units approved in the City's proposed Housing Element are built, this would almost certainly result in more overall housing units being built. If the City approves housing units then these units should have a reasonable expectation of ineeting the City's RHNA goals so that additional units do not have to be built over and - above what is already planned ii1 the Housing Unit. Thank you, Randy Shingai ---------- Forwarded inessage ---------- Froin: Randy Shingai<rand�shingai,cni,,Qmail.com> Date: Mon, Dec 1, 2014 at 11:48 AM Subject: Government Code 65588(a) sllould n-ump use of Government Code 65583.2(c)(3)(B) To: City Council<citvcouncil(a�cupertino.or�>, City Clerk<cit�clerk(a�.,cu�ertino.org>, "da�aul�darc�aul.org" <da�aul(c�darcvpaul.org>, Savita Vaidhyanathaii <savzta4couucil n,�inail.conz> Cc: "better-cu�ertino-work-,�o�� e rou s.�� corn" <better-cu�ertino-wo�•k- grou�oo�legroun�> Dear Sus: This is regarding the draft Housing Element for 2014-2022 that was made available for the 424 December 2, 2014 Regular Council Meeting, and follows up an easlier email. Here is Government Code 65588(a): 65588. (a) Each local government shall review its housing element as frequently as appropriate to evaluate all of the following: (1) The appropriateness of the housing goals, objectives, and policies in contributing to the attainment of the state housing goal. (2) The effectiveness of the housing element in attainment of the community's housing goals and objectives. (3) The progress of the city, county, or city and county in implementation of the housing element. I believe the use of Govenunent Code 65583.2(c)(3)(B) is inconsistent with Govei-nment Code 65588(a) because it can be demonstrated that the use of 65583.2(c)(3)(B)produces consistently erroneous results witliin the City of Cupertino. The City of Cupei-tino uses Govei-ruzient Code 65583.2(c)(3)(B) to project that high-density housuig will produce only lower incoine housing within the City of Cupertino. Recent and past history has shown that high density housing rarely produces lower income housing units within the City of Cupertino. While the City is allowed to use Govern�nent Code 6�583.2(c)(3)(B) to calculate the number of units that can be used to fulfill its share of the regional housing need for lower incoine housing, the City is fa.ot��equired to use 65583.2(c)(3)(B). Cupertino can instead use a more conventional approach. That is the approach described in 65583.2(c)(3)(A). Here is GovernmEnt Code 65583.2(c)(3): (3) For the number of units calculated to accommodate its share of the regional housing need for lower income households pursuant to paragraph (2) , a city or county shall do either of the following: {A) Provide an analysis demonstrating how the adopted densities accommodate this need. The analysis shall include, but is not limited to, factors such as market demand, financial feasibility, or information based on development project experience within a zone or zones that provide housing for lower income households. (B) The following densities sha11 be deemed appropriate to accommodate housing for lower income households: (i) For incorporated cities within nonmetropolitan counties and for nonmetropolitan counties that have micropolitan areas: sites allowing at least 15 units per acre. (ii) For unincorporated areas in all nonmetropolitan counties not included in clause (i) : sites allowing at least 10 units per acre. (iii) For suburban jurisdictions: sites allowing at least 20 units per acre. (iv) For jurisdictions in metropolitan counties: sites allowing at least 30 units per acre. The City of Cupertino used 65583.2(c)(3)(B) to estimate the nuinber of lower uicome housing units that would be produced by its inventory of suitable sites for housing in its 2007-20014 Housing Eleinent. According to Table 7.2 in the draft Housing Eleinent Tecluiical Report for 2014-2022, the City achieved 7.3% of its Very Low and 10% of its Low income RHNA goals for the preceding 2007-2014 RHNA period, while at the same time achieving 164% of its Above Moderate income RHNA goals up through 2013. So it`s fair to say that there has Ueen a systematic overestimation of Veiy Low and Low income housing tulit production and a systematic underestiniation of AUove Moderate incoine housing unit production. I believe the use of 65583.2(c)(3)(B) is responsible for this. In the draft Housing Element Technical Report for 2014-2022, Tables 5.1 and 5-2 inventory a total of 1,389 possible housing units that can be constructed on 6 sites. Every one of these 425 units are projected to have an Affordability Level of Veiy Low or Low. If these projections are even half correct and these sites are all developed in the 2014-2022 time frame, then the City of Cupertino should easily meet its Very Low and Low income RHNA goals for 2014- 2022. However, any reasonable person would doubt that this is going to happen. You have an obligation to follow Government Code 65588(a),because if it can be demonstrated that you were aware of a problem, and that you did nothing to correct it, it might have legal implications. For instance, some housing advocacy group might decide to sue the City for not meeting its RHNA goals for lower income housing. Tliey might argue that the City selected an estimation method that allowed the City to shirk its responsibility to provide lower cost housing. , Why is this important? Because if the City knows that there will be a shortfall in the number of lower cost housing, it can start to plan mitigation measures sooner rather than latter. The other reason is that the systeinatic underestimation of the nuinber of Above Moderate incoine units produced result in inore overall housing units being produced. Please malce this part of the public record for the December 2, 2014 Regular Council Meeting. � Thank You, " Randy Shingai 426 From: info(a�cupertinoa pa.org To: infoCa�cupertinogpa.ora . Subject: Comment from City of Cupertino General Plan Amendment Website Date: Wednesday,April 01,2015 7:38:10 AM Comment Submitted by: Name: Hassan Alnakhli Email: halnakhli@ud.edu.sa Possibly Regarding Page: /app_pages/view/89 Subject: Interested outside USA Comment: regarding: The Housing Element Iam interested in your way to address the problem and finding best salutions for your community people to live in security and comfort. 427