HC Staff Report 02-12-2014 COMMUNITY DEVELOPMENT DEPARTMENT
CITY HALL
� •'
10300 TORRE AVENUE • CUPERTINO,CA 95014-3255
(408)777-3308 •FAX(408)777-3333
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HOUSING COMMISSION STAFF REPORT
Agenda Item No. 1 Agenda Date: February 12, 2014
SUBJECT:
2015-2023 Housing Element Update—Sites Identification
RECOMMENDATION:
Staff recommends that the Housing Commission accept the report on potential Housing
Element sites, host a community workshop to discuss housing site identification criteria
and sites, and reconvene to provide direction to staff on priority housing sites.
BACKGROUND:
Housin�Element Overview
The Housing Element is one of seven mandatory elements of the General Plan. The
Housing Element specifies ways in which housing needs of existing and future resident
populations can be met, and provides a comprehensive strategy for maintaining and
expanding the City's housing supply available to all economic segments in the community,
including very low, low, moderate and higher incomes. 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.
State law requires that each city and county update its Housing Element on a pre-
determined cycle; for this cycle, Housing Element updates must be adopted by January 31,
2015 (plus a 120-day grace period). If this adoption deadline is 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).
As required by the California legislature and codified in the Government Code, Housing
Elements must include specific analysis and must meet statutory requirements regarding
contents. State law mandates that all Housing Elements must: 1) identify and analyze
existing and projected housing needs, 2) discuss constraints fo housing development, and 3)
identify resources to meet housing needs (including identification of adequate sites to
accommodate housing needs of all economic segments of the community). The Housing
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Page 2 Housing Commission Housing Element Study Session February 12,2014
Element must include a statement of goals, policies, quantified objectives, and scheduled
programs for the preservation, improvement, and development of housing.
The Califomia Department of Housing and Community Development (HCD) is responsible
for reviewing Housing Elements to determine compliance with Housing Element law. HCD
also is the responsible body for establishing the statewide the quantified objectives for
regional housing needs—the Regional Housing Needs Allocation ("RHNA").
Regio�2al Housing Needs Allocation (RHNA)
The RHNA is an estimate of projected needed housing units throughout the State and is
based on Department of Finance population projections and regional population forecasts.
The RHNA estimates are also correlated with long-term regional transportation plans. HCD
allocates the RHNA to each region. In the Bay Area, the Association of Bay Area
Governments (ABAG), the regional planning agency, is tasked with the responsibility of
developing a regional housing plan—with a RHNA for each jurisdiction—to meet existing
and future housing needs.
The RHNA identifies Cupertino's regional housing needs by income levels. The income
levels are separated into four categories: very low, low, moderate, and above moderate. The
City's housing needs allocation for the period of 2015-2023 is 1,064 new housing units. The
City is not obligated to construct the housing units identified by the RHNA. Rather, the
City's responsibility is to demonstrate adequate capacity, by identifying specific sites, to
satisfy the RHNA under existing zoning and land use policy.
� � • � � '
Ve Low 356
Low 207
Moderate 231
Above Moderate 270
Total 1,064
HCD generally requires jurisdictions to show a surplus of sites/units in order to guarantee
that the City could realistically accommodate the RHNA allocations.
DISCUSSION:
Housin�Element Sites Criteria
HCD C��iteria
HCD reviews each Housing Element's sites inventory to determine if adequate sites have
been identified to meet the RHNA. Preparation of a "site suitability analysis" is an
important step in addressing the adequate sites requirement. This analysis must
868
Page 3 Housing Commission Housing Element Study Session February 12,2014
demonstrate that identified sites can accommodate the housing needs—by income level—
within the plaruzing period of the element (2015-2023).
While the site suitability review has a degree of subjectivity, 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. Existialg Use on the Site. HCD generally does not consider the following types of sites
good candidates for private residential development:
■ Sites with 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.
■ Sites with condominium developments, since they typically have complicated
ownership pattems and a developer would have to reach sales agreements with
multiple owners.
■ Well-established organizations and institutions because of the difficulty such
organizations and institutions would face relocating to locations, unless the
owner indicates his/her interest in redeveloping the site with residential uses.
HCD requires a more detailed analysis of redevelopment potential on sites with the
above types of uses. However, where adjacent vacant space is available and existing
uses would not be removed, HCD does not generally consider the existing use on
the site a cause for concem.
2. Realistic Potential for Recycling. HCD evaluates the feasibility of redevelopment based
on a variety of factors, some of which include property owner interest in
redevelopment 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, and
environmental liability risks, such as land contamination.
3. Site Size and Ownersliip Patterns. HCD believes that larger sites provide the
opportunity to increase capacity potential and to provide flexibility with regard to
design, public amenities, mix of housing types, and mixed use development. It also
believes that lot consolidation potential of parcels can be a 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 with development is reduced and thus the
likelihood of redevelopment is increased.
869
Page 4 Housing Commission Housing Element Study Session February 12,2014
4. Development Density. HCD has identified a density of 20 units per acre as adequate to
encourage the development of affordable housing in Santa Clara County due to
economies of scale that a developer can achieve. Sites that permit a density of less
than 20 units per acre would not be considered as appropriate for fulfilling the
lower-income RHNA requirement but could be appropriate for fulfilling the
moderate and above moderate income RHNA requirement.
In addition, HCD also evaluates the realistic yield for each site proposed to be on the
Housing Sites Inventory. In Cupertino, HCD has accepted a realistic yield of 85% of
the maximum density allowed on the site, based on city-specific historic project
approval data. This means that for a one acre site, the maximum yield at a density of
25 dwelling units per acre is 25 units. However, the realistic yield for Housing
Element purposes is (25'�85%) =21 units.
Other Secondary Criteria (Sustainable Co�n�nunities Strategy/One Bay Area Plan and
Cupertino General Plan)
In addition to the State-wide criteria that HCD uses to determine site suitability, the
Sustainable Communities Strategy/One 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 integrated 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 (ABAG) and by the Metropolitan Transportation Commission (MTC) in 2013.
ABAG determined the City's and other 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 development in Priority Development
Areas (PDA). PDA's 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, the Priority
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 (see Attachment HC-1 —VTA PDA Map)
The City's General Plan policies are generally consistent with the strategies in the One Bay
Area Plan. Key themes include:
1. Location along major transportation routes with access to tr^ansit or within 1/z mile of a VTA
Priority Development Area (PDA)
2. Proximity to employment and activity centers
3. Proximity to amenities
4. Corner lot(s) preferred —such parcels provide the most flexibility to accomircodate mixed-use
developments and avoid im�eding parking and connectivity between mid-block parcels.
870
Page 5 Housing Commission Housing Element Study Session February 12,2014
Potential Housing Ele�nent Sites
Consideration of Housing Element sites is still in the preliminary stages. No decisions
regarding rezoning, density increases, or inclusion in the Housing Element has yet been
made. 'Through this study session, the City will continue to discuss sites with the public.
Additional sites may be identified via public input and Commissioner discussion.
While several sites are discussed in the report, the City is only obligated to pick sites
enough to cumulatively add up to 1,064 units. The cumulative total of the realistic yield of
all the sites listed below, at the maximum densities proposed, is 5,426. A map has been
prepared (see Attachment HC-2)which identifies all the sites discussed below.
Existing Housing Element sites:
The 2007-2014 Housing Element identified 13 sites (See Table 1 below.) Of these, four sites
have since been developed and three sites do not meet the criteria discussed previously and
have been identified in the table below with strikethroughs. For specifics on these sites,
please see Attachment HC-3 (Site Criteria).
Table 1: Existin�Housin�Element Sites
Size M�� Current Land Use Current
No Sites Address Density
(acres) �DU/ r. ac.) Designation Zoning
1. �,,,.,.,;,.,,,,,, �nnn �oa�� c�.,,t,,,r� �,.,.,.,,,,.,,,,.,,;.,iin�c;,.,,i �G
.
r,.,,,,i.ut�,a �� �-5 n,,,.;a,,,.,,.;.,i �es�
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.
r,,,,,,�.uit,a 9:�� �5 n,,,.;a„r�;.,� �}
2. I-Restaurant 20007 Stevens Commercial/Office/ P(CG,
Creek Blvd 1.35 25 Residential Res)
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.
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r .,,,t.,,t, n,.,,,.. �gg�s �,,,,.,,�,,,,.,,;.,i i n�t;,.,,i �
-------� - --i-_ �� z�3 �
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5. � �oo�n c,-„r,,,r� �,,,,.,,,.,,,,-,,;.,iinGC;,.,,i ni�
r-•,.,,,,i. ui�„a &44 �5 �}•
871
Page 6 Housing Commission Housing Element Study Session February 12,2014
Size M�� Current Land Use Current
No Sites Address Density
(acres) �DU/ r. ac.) Designation Zoning
��1� �oo�c c,.,,�,,,,.,.. r,,,,,„-,,,,,.,.;..i i n�c;,,,,i �
,
� �,.,,,,i,R�t,a � � r�„�;a„r,.;.,i �
6. cr� �,,,.,.,;,.-.,,.,, �oonn c�„<,,,,.,,. �,.,..,.,.,,,,.,.;.,i i n��;,,,,i �
�
(��.�.�1.Rl��a �-�'� z�. T1.�n�.I.�ra-�-.1 �p,�
---�i
7. United 10025 E. Commercial/Office/ P(CG,
Furniture Estates 0.92 25 Residential Res)
United 10075 E. Commercial/Office/ P(CG,
Furniture Estates 0.53 25 Residential Res)
United 10075 E. Commercial/Office/ P(CG,
Fumiture Estates 0.86 25 Residential Res)
8. Barry Swenson 19160 Stevens 0.55 25 Commercial/Office/ P(CG,
Site Creek Blvd Residential Res)
9. Loree Center 10029 Judy 0.43 25 Commercial/Office/ P(CG,
Ave Residential Res)
Loree Center 19060 Stevens Commercial/Office/ P(CG,
Creek Blvd 0.86 25 Residential Res)
10. � �8-�98 T„� ' �
�8 �5
n,,,.;a,,,,�;.,, g�es.3
. �94�99 � �--5 n„ ,� �
�es-}
11. Glenbrook 10160 11.62 2p Med/High Density R3
A t. Parkwood (10-20)
Glenbrook 21297 19.72 2p Med/High Density R3
A t. Parkwood (10-20)
12. The Villages 20800 Valley 5.35 Zp Med/High Density R3
A t. Green Dr. (10-20)
The Villages 20975 Valley 5.49 Zp Med/High Density R3
A t. Green Dr. (10-20)
The Villages 20990 Valley 6 78 20 Med/High Density R3
A t. Green Dr. (10-20)
The Villages 20800 Valley 2.69 2p Med/High Density R3
A t. Green Dr. (10-20)
The Villages 20875 Valley 6.79 2p Med/High Density R3
A t. Green Dr. (10-20)
13. Carl Berg 20705 Valley Office/Industrial/
property Green Dr. 7.98 25 Commercial/ P(CG,
Residential ML, Res)
872
Page 7 Housing Commission Housing Element Study Session February 12,2014
Sites Proposed By Property Owners
Several property owners have indicated interest in being considered to be added to the
Housing Element Sites Inventory list. Table 2 below identifies the sites and the current and
desired development potential. Sites are listed in alphabetical order and are not in any
particular order of priority. Details about the site criteria are available in Attachment HC-3.
Table 2: Sites Pro�osed B,���ert�Owners
Existing Desired Current Land
Site Size Density Density Use Current Current Use
(acres) (DU/gr. �DU/acre) Designation Zoning
ac.)
Bateh Brothers (S-W ±0.67 15 20—35 Commercial/ P(CG) Convenience
comer of Foothill Residential store
Blvd & Stevens
Creek Blvd)
Cupertino Village ±12 25 35—40 Commercial/ P(CG, Res) Commercial
Residential stri mall
Foothill Market ±1.3 15 20—25 Commercial/ P(CG) Commercial
(Stevens Canyon Rd Residential strip mall
at McClellan Rd)
Marina Plaza ±4.35 25 25—40 Commercial/ P(CG, Res) Commercial
Residential stri mall
Market Place ±9.9 25 25—35 Commercial/ P(CG, Res) Three newer&
Residential one aging
commercial
buildin
Stevens Creek Office ±4.8 25 35 Commercial/ P(CG, Res) Office
Center Residential buildin s
The Hamptons ±12 25 65-110 High density P(Res) Apartment
residential 20- complex with
35 DU/ r ac 342 units
Vallco Mall ±35 35 No Commercial/ P(Regional Indoor Mall
chan e Residential Sho in )
Wonderland ±1.83 None/ 1-5 20—25 Quasi-public/ BQ/R1-10 Pre-school/
Chinese School & Institutional& After-school&
10921 Maxine Low Density Single family
Avenue Residential home
Yamagami s ±2.33 15 25—40 Commercial/ P(CG, Res Commercial
Nursery Office/ 5-15) strip mall and
Residential nurse
873
Page 8 Housing Commission Housing Element Study Session February 12, 2014
Sites Proposed By Workshop Participants
In addition to the sites that have been proposed by property owners, participants at the
January 23, 2014 workshop identified several other sites as having potential for residential
development or redevelopment. These sites have been provided in Table 3 below. Sites are
listed in alphabetical order and are not in any particular order of priority. Details about the
site criteria are available in Attachment HC-3.
Table 3: Sites Pro�osed Bv Worksho� Partici�ants
Site Size Current Current Land Current Current Comments
(acres) Density Use Zoning Use
(DU/gr. Designation
acre)
21731 Stevens 0.62 4.4— 12 Neighborhood P(CN, Strip mall Martial Arts school, dry
Creek Blvd (Next Commercial, ML, Res cleaners and beauty salon
to Post Office) Industrial and 4.4-12)
Residential
76 gas station and ±0.7 25 Commercial/ P(CG, Gas station Odd shaped site.
adjacent office Residential ML, and office
building (10625 N. Res) building
De Anza Blvd &
20545 Valley
Green Ave)
Abundant Life ±3.8 25 Commercial/ P(CG, Church This site was considered
Church (N. Residential Res) as a Housing Element site
Stelling Road) in the 2007-2014 planning
cycle. At that time the
property owners had not
ex ressed interest
Caltrans (on Bubb ±2.9 20 Industrial/ ML-rc Service/ This properiy owned by
Road) Residential Corp. Yard the State of CA is used as
their Cor . Yard.
Cupertino ±14.7 25 Commercial/ P(CG, Shopping A portion of the site was
Crossroads Residential Res) Center recently redeveloped and
the balance of the site is
mostly tenanted with the
exception of one or two
tenant s aces.
Cupertino ±4.4 25 Commercial/ P(CG, Office This site has recently been
Financial Center Residential OP, complex acquired by JP Morgan
(NE corner of Res) and has an office
Wolfe and SCB) buildin .
874
Page 9 Housing Commission Housing Element Study Session February 12,2014
Site Size Current Current Land Current Current Comments
(acres) Density Use Zoning Use
(DU/gr. Designation
acre)
Cypress Hotel ±1.3 25 Commercial/ P(CG, Hotel Site is developed with a
Residential Res) hotel that has property
lines contiguous with its
foo rint.
Evulich Ct @ Linda ±2.5 5 Low Density R1-7.5 Single Older homes on
Vista Dr Residential Famil underdevelo ed lots
Good Samaritan ±1.36 25 Quasi-public/ BQ Church Existing Church
Church Institutional
(Homestead Rd)
Homestead Lanes ±4.6 35 Commercial/ P(Rec, Bowling Older shopping center
and adjacent sites Residential Enter) & alley&
(20990, 20956 & P(CG) adjacent
20916 Homestead) stri malls
Homestead Road ±5.4 15 Commercial/ P(CG) Office May be an appropriate
(21020, 21040, Residential buildings, multi-family housing site
21060, 21070 parking lot at a higher density.
Homestead and and tennis
APN: 326 07 036 courts
and 326 07 033)
Main Street (East ±11.5 25 Commercial/ P(CG, Mixed use Site is currently under
of Finch Ave) Residential OP, with hotel, construction pursuant to
Res) commercial entitlements that the
and office property owner received
in 2012.
Oaks Shopping ±7.9 25 Commercial/ P(CG, Strip mall Site has entitlements for a
Center Residential Res) and theater mixed use office building
and hotel which expires
in Se t. 2014.
PG&E Service ±21.6 N/A Quasi-public/ BQ Corp. Yard PG&E has not expressed
Yard (N. Blaney Institutional interest in redevelopment
Ave) of site
PG&E lower ±10.6 N/A Quasi-public/ A Power PG&E has not expressed
Substation (CA Institutional Substation interest in redevelopment
Oak Wa ) of site
Portal Plaza ±5.22 25 Commercial/ P(CG, Strip mall Shopping Center.
(Between Portal & Residential Res) Minimal vacancy at this
Perimeter) site.
875
Page 10 Housing Commission Housing Element Study Session February 12,2014
Site Size Current Current Land Current Current Comments
(acres) Density Use Zoning Use
(DU/gr. Designation
acre)
Post Office site ±5.2 4.4—12 Neighborhood P(CN, Post Office This site is owned by the
Commercial, ML, Res US Postal Service.
Industrial and 4.4-12)
Residential
St.Joseph's Place ±2.2 25 Commercial/ P(CG, Strip mall Older shopping center
(Cafe Torre site) Residential Res)
Union Church of ±3 25 Commercial/ P(CG, Church, Existing Church with
Cupertino Residential Res) Pre-school historic designation. This
(Stevens Creek site has recently added an
Blvd) annex building to increase
services at the site.
Village Green ±7.5 16 High Density R3 Existing Based on R3 zoning,
Apartments Multi-family apartment maximum yield is 161
residential (20- complex units. For HCD's
35 DU/gross with 122 purposes, realistic yield is
acre) units 137 units. Therefore, this
property has the potential
to add 16 more units.
Very low yield. Open
space availability needs to
be studied.
Vivi's Falafel 0.44 4.4—12 Neighborhood P(CN, Strip mall Restaurant and shoe
(21771 Stevens Commercial, ML, Res repair store.
Creek Blvd/Next Industrial and 4.4-12)
to Post Office) Residential
PUBLIC NOTICING & OUTREACH
Stakel�older Interviews
Stakeholder interviews were conducted on December 11 & 12, 2013 to solicit input from
stakeholders ranging from community members, property owners, housing developers,
service providers, School Districts and the business community. A summary of common
themes from the interviews is attached as Attachment HC-4.
Summary of January 23 Joint PCIHC Workshop
On January 23, the Planning Commission and Housing Commission hosted a joint
workshop to begin the Housing Element Sites discussion. Eleven participants broke into
small groups and identified potential future sites for housing and criteria for increased
876
Page 11 Housing Commission Housing Element Study Session February 12,2014
density in certain areas including community benefits. Participants drew on maps and
placed stickers to identify potential housing sites. See Attachment HC-5 for transcribed
comments from the January 23rd small group discussions and Attachment HC-2 for a
consolidated map of potential housing sites.
The following table summarizes the noticing for this meeting:
� � � � ����� , � � � � ���� �: �, Y ��� ��- �
�g� �� ��
1\1 Q��� � � ,s��z � � �av n�'�..���s��� �: � `�� w ��������� ��s��2 �� � .�,._:..,���r � 'rt'
.,.r..�..., ... ..: . ..,..� ...,..:: ...�....u-,.�. .�.u., . ,«��,.,a, ;_.x, .: ., -. r., �..r,� ,�,��
■ Email sent to all interested parties ■ Posted on the City's official notice bulletin
signed up through the project board (one week prior to the hearing)
website ■ Posted on the City of Cupertino's Web
■ Letters sent to current Housing site (one week prior to the hearing)
Element site property owners and ■ Posted on the project Website (one week
interested property owners prior to hearing)
CONCLUSION
The goal for this study session is to review the sifes that have been presented to date,
identify any other new potential sites for consideration, to, potentially, rank the sites in
order of preference with the understanding that sites must be chosen such that the
cumulative yield of all the sites picked add up to a total of 1,064 units to make a
recommendation to Planning Commission on priority housing sites that should be
considered to meet the RHNA.
Prepared by: MIG, Consultant to the City of Cupertino
Piu Ghosh, AICP, Senior Planner
Reviewed by: Approved by:
/s/Garv Chao /s/Aarti Shrivastava
Gary Chao Aarti Shrivastava
City Planner Community Development Director
Attachments
HC-1. VTA PDA Map
HC-2. Consolidated Sites Map—Potential 2015-2023 Housing Element Sites
HC-3. Site Criteria Matrix
HC-4. Common themes from Stakeholder interviews
HC-5. Transcribed comments from January 23, 2014 meeting
877
ATT�CHMENT HC-1
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y ; Existing Housing Element Site
� Former Housing Element Site
i_�;
Site Proposed by Property Owner
? Site Proposed by Workshop Participant
____'' Lot Consolidation Potential
�Site Number: Realistic Capacity
Note: See attached list for Site Number
Realistic capacity is calculated as 85%of maximum capacity,
consistent with the Housing Element.
�,064 units
456 units
608 units
N
0 65o t,3oo ?,600
Feet
Prepared by: MIC,, Inc. 20�3
Source: City of Cupertino GIS, zo�4
Existing and Potential Housing Sites
CUPERTINO
ATTACHMENT HC-3
HCD's Development Potential Criteria Secondary Criteria-SCS,Plan Bay Area&General Plan
Site Size& Along Major
Proximity to Transportation Routes
Realistic Ownership
Site Existing Employment/ Near Corner with access to transit or Density Realistic
Site Name Address Type of Site Potential for Potential& Size NOTES
No. Use Activity Amenities Lot located within 1/2 mile of (DU/A) Capcaity
Recycling Development
Density
Centers VTA Priority
Development Area
19875 Stevens Creek Recent improvements made to the
Furniture 2000 Existing HE site � X � � � X � 1.78 25 37
1
Blvd building and property.
19855 Stevens Creek Site too small for development of any
Yoshinoya Existing HE site �i � X � � � � 0.24 25 5
Blvd substantial mixed use develo ment.
Shaan Restaurant(Erstwhiie I- 20007 Stevens Creek
2 Existing HE site � � � � � � 1.35 25 Retain.
Restaurant) Blvd
10041 N.Blaney These two small sites are located adjacent
L2 Q-Mart New site � � � � � � 25
Ave � 36 to an e�cisting Housing Element site.One
of the sites is owned by the same property
20021 Stevens Creek owner.Recommend including in Housing
L2 China Dance Studio New site � � � � �I � 25
Blvd Element sites inventory at workshop.
Site recently entitled with a commercial
3 7-11 site behind Bombay Oven 10073 Saich Way Existing HE site � X � � � X � 0.77 25 16
develo ment
20030 Stevens Creek
Grand Buffet/Boas Existing HE site 1.16 25
Blvd Sites have developed with mixed use
4a. Lackey Prop. (SCB&Blaney) 10071 S.Blaney Ave Existing HE site X X � � � � � 0.37 25 59 residential development in conjunction
with another adjacent site(Chilli's)
Lackey Prop. (SCB&Blaney) 10031 S.Blaney Ave Existing HE site 1.36 25
20010 Stevens Creek Site too small for development of any
4b. Corner of SCB&Blaney Existing HE site � � X � � � � 0.47 25 9
Blvd substantial mixed use development.
19930 Stevens Creek
Arya Existing HE site 0.44 25 9
5 Blvd � � � � � X � These sites are not a corner lot and have
19936 Stevens Creek less ability to be developed into a
Arya Parking Lot Existing HE site 0.52 25 10
Blvd successful mixed use development in the
19900 Stevens Creek middle of the block that it is located on.
6 SD Furniture Existing HE site � � � � � X � 1.92 25 40
Blvd
United Furniture 10025 E. Estates Existing HE site 0.92 25
� United Furniture 10075 E. Estates Existing HE site � � � � � � � 0.53 25 58 Retain.
United Furniture 10075 E. Estates Existing HE site 0.86 25
HCD's Development Potential Criteria Secondary Criteria-SCS,Plan Bay Area&General Plan
Site Size& Along Major
Proximity to Transportation Routes
Realistic Ownership
Site Existing Employment/ Near Corner with access to transit or Density Realistic
No. Site Name Address Type of Site Use Potential for Potential& Activity Amenities Lot located within 1/2 mile of Size �DU/A) Capcaity NOTES
Recycling Development
Centers VTA Priority
Density
Development Area
L7 East of E.Estates 19541 Richwood Dr. New site � � � � � � � 25 These three sites in conjunction with the
United Furniture site could allow a better
19550 Stevens Creek
L7 East of E.Estates New site � � � � � � �l 25 45 designed mixed use development. Some of
Blvd
these properties are owned by the same
L7 East of E.Estates 10055 Miller Ave New site � � � �I � � � 25 family as the United Furniture sites.
This half acre site while is not ideal;is
19160 Stevens Creek located next to an existing affordable
8 Barry Swenson Site Existing HE site � � X � � X � 0.55 25 11
Blvd housing development and has generated
some interest in the past from developers.
Loree Center 10029 Judy Ave Existing HE site 0.43 25 Property has recently been renovated and
9 � � � � � � � 27 retenanted.There is very little vacancy at
19060 Stevens Creek
Loree Center Existing HE site 0.86 25 this center.
Blvd
Morley Bros. 10500 Pruneridge Existing HE site 2.8 25 Entitlements obtained for an office campus
10 � X �i � � � � 179 project(Apple Campus 2). Construction
Morley Bros. 10400 Pruneridge Existing HE site 5.69 25 underway.
Glenbrook Apt. 10160 Parkwood Existing HE site 11.62 25
11 � � � � � � � 93 Retain.
Glenbrook Apt. 21297 Parkwood Existing HE site 19.72 25
20800 Valley Green
The Villages Apt. Existing HE site 5.35 25
Dr.
20975 Valley Green
The Villages Apt. Existing HE site 5.49 25
Dr.
20990 Valley Green
12 The Villages Apt. Existing HE site � � � � � � X 6.78 25 62 Retain.
Dr.
20800 Valley Green
The Villages Apt. Existing HE site 2.69 25
Dr.
20875 Valley Green
The Villages Apt. Existing HE site 6.79 25
Dr.
20705 Valley Green
13 Carl Berg property Existing HE site � � � � �l � �l 7.98 25 169 Retain.
Dr.
Attachment HC-3 Page 2
HCD's Development Potential Criteria Secondary Criteria-SCS,Plan Bay Area&General Plan
Site Size& Along Major
Proximity to Transportation Routes
Realistic Ownership
Site Existing Employment/ Near Corner with access to transit or Density Realistic
Site Name Address Type of Site Potential for Potential& Size NOTES
No. Use Activity Amenities Lot located within 1/2 mile of (DU/A) Capcaity
Recycling Development
Density
Centers VTA Priority
Development Area
Property Owner
22690 Stevens Creek Existing convenience store and
P1 Bateh Brothers Development � � � X X � X 0.67 20-35 11 -19
Blvd undeveloped site.
Interest
Property Owner Shopping center.Additionally,24,000 s.f.
10825-10983 N
P2 Cupertino Village Development � � � � � � � 10.8 35-45 321 -413 commercial in two buildings and one
Wolfe Rd
Interest parking garage approved.
Property Owner
10625 S Foothill
P3 Foothill @ McClellan Center Development � � � X X X X 1.3 20-25 22-27 Strip mall
Blvd
Interest
Property Owner
10118 Bandley
P4 Marina Foods Development � � � � � � � 6.86 25-40 145-232 Commercial center
Drive
Interest
Property Owner
20823 Stevens Creek
P5 Stevens Creek Office Center Development � � � � � X � 6.31 35 241 Office complex
Blvd
Interest
Property Owner
19500 Prundrige Existing 342 unit apartment complex on
P6 The Hamptons Development X � � � � � �I 12.44 65-110 686-1162
Ave site.
Interest
Property Owner Existing indoor mall with high vacancy
P7 Vallco 10123 N Wolfe Rd Development � � � � � � � 32.9 35 600-800 rate with Sears and Macy's as anchor
Interest tenants.
Property Owner
1361 S De Anza
P8 Yamagami Nursery Development � � X X X � � 2.33 25-40 49-79 Strip mall and nursery
Blvd
Interest
Property Owner
Wonderland Chinese School 10931 and 10921 � Pre-school/After-school care and single
P9 Development � � X X � X X 1.83 20-25 31 -38
and 10921 Maxine Maxine Ave family residence
Interest
Attachment HC-3 Page 3
HCD's Development Potential Criteria Secondary Criteria-SCS,Plan Bay Area&General Plan
Site Size& Along Major
Proximity to Transportation Routes
Realistic Ownership
Site Existing Employment/ Near Corner with access to transit or Density Realistic
Site Name Address Type of Site Potential for Potential& Size NOTES
No. Use Activity Amenities Lot located within 1/2 mile of (DU/A) Capcaity
Recycling Development
Centers VTA Priority
Density
Development Area
Property Owner
19750 nd 19620 Three newer and one older commercial
P10 Marketplace Shopping Center Development � X � � � � � 9.92 25-35 210-295
Stevens Creek Blvd building
Interest
Additional
21731 Stevens Creek Blvd(Next 21731 Stevens Creek
W1 Potential Site � � X � � X � 0.62 4.4-12 2-6 Strip mall
to Post Office) Blvd
(Worksho )
Additional
SmogPro/Office Bldg 10625 N De Anza
W2 (DeAnza/Valley Green) Blvd Potential Site � X X � � � � 0.7 25 10 76 Gas station and adjacent office building
(Worksho )
Additional
W3 Abundant Life Church 10100 N Stelling Rd Potential Site � � � � � X � 3.8 25 80 Church&Pre-school
(Worksho )
Additional
W4 Caltrans Maintenance Station 10130 Bubb Rd Potential Site � � � � � X � 2.93 20 49 Caltrans Corp.Yard
(Worksho )
Additional Bulk of site recently renovated.Rest of site
10041 S De Anza
W5 Cupertino Crossroads Potential Site � X � � � � � 14.7 25 312 mostly tenanted with one or two
Blvd
(Worksho ) vacancies.
Additional
Cupertino Financial Center Office buildings recently acquired by JP
W6 10050 N. Wolfe Rd Potential Site � X � � �l � � 4.44 25 94
(Erstwhile Menlo Equities site) Morgan.
(Worksho )
Additional
10050 S De Anza , Hotel with property lines contiguous with
W7 Cypress Hotel Potential Site � X X y � X � 1.32 25 28
Blvd hotel and parking garage.
(Worksho )
Good Samaritan Church 19624 Homestead Additional
WS Potential Site � � X � � � � 1.36 25 28 Church
(Homestead&Wolfe) Rd
(Worksho )
Additional
Single family homes and undeveloped
W9 Evulich Ct @ Linda Vista Dr 10887Linda Vista Dr Potential Site � � � X X � X 2.49 5 10
(Worksho ) land.
Additional
20990 W Homestead
W10 Homestead Lanes+Adjacency Rd Potential Site � � � � � � � 4.61 20-35 78-137 Strip malls and bowling alley.
(Worksho )
Attachment HC-3 Page 4
HCD's Development Potential Criteria Secondary Criteria-SCS,Plan Bay Area&General Plan
Site Size& Along Major
Proximity to Transportation Routes
Realistic Ownership
Site Existing Employment/ Near Corner with access to transit or Density Realistic
Site Name Address Type of Site Potential for Potential& Size NOTES
No. Use Activity Amenities Lot located within 1/2 mile of (DU/A) Capcaity
Recycling Development
Centers VTA Priority
Density
Development Area
Homestead Road- Additional
21020 Homestead Office and commercial buildings,tennis
W11 IntraHealth/Office/Tennis Rd Potential Site � � � � � � � 5.42 15 69
Courts(Homestead/Stelling) (Workshop)
courts and parking lot.
Additional Property has entitlements and is under
Main St(SCB btwn
W12 APN:316 20109 Potential Site � X � � � � � 11.57 25 245 construction for a mixed use office and
Finch/Tantau)
(Workshop) commercial development and a hotel
Additional Property has entitlements for a mixed use
21255 Stevens Creek
W13 Oaks Shopping Center Potential Site � � � � � � � 7.9 25 167 office/commercial building and a hotel
Blvd
(Worksho ) which ex ires in Se t 2014.
Additional
PG&E has not shown an interest in
W14 PG&E Corporation Yard 10820 N Blaney Ave Potential Site � X � � � � � 21.6 N/A N/A
(Worksho ) redeveloping this property.
Additional
PG&E has not shown an interest in
W15 PG&E Lower Substation California Oak Way Potential Site � X � X X X X 10.56 N/A N/A
(Worksho ) redeveloping this property.
19900 Steven Creek Additional
W16 Portal Plaza Blvd Potential Site � � � � � � � 5.22 25 110 Commercial center with no vacancies.
(Worksho )
21701 Stevens Creek Additional
W17 U.S. Post Office Blvd Potential Site � X X X � � � 5.24 4.4-12 18-52 Owned by the US Postal Service.
(Worksho )
Additional
20375 Stevens Creek
W18 St.Joseph's Plaza Blvd Potential Site � � � � � X � 2.2 25 46 Commercial center with no vacancies.
(Worksho )
Additional Church with a historic designation.This
20900 Stevens Creek
W19 Union Church Potential Site � X �i � � X � 3.05 25 63 site has also recently added a facility to
Blvd
(Worksho ) increase services.
Existing 122 unit apartment complex.
Additional Developed at a density of�16 DU/acre.
21230 Homestead
W20 Village Green Apartments Rd Potential Site X X � � � X � 7.5 20-35 137
Open space availability needs to be
(Workshop) evaluated.
Additional
21771 Stevens Creek
W21 Vivi's Falafel Potential Site � � X � � �I � 0.44 4.4-12 1-4 Strip mall
Blvd
Worksho
Attachment HC-3 Page 5
ATTACHMENT HC-4
Common themes that emerged from December 11 &12, 2013 stakeholder interviews
■ Housing Needs:
o Overall housing affordability and the difference between housing demand and
supply at all income levels
o Need for diversity of affordable rental units at all income levels and all
household types
o Need to accommodate a growing aging population
o Smaller units including innovative housing models (e.g. dorms/boarding
houses, senior care homes, efficiency studios, shared & co-housing, micro units)
■ Community acceptance:
o Acceptance is low due to impacts on schools, privacy, parking, noise and traffic
o Support for mixed use development in the style of Santana Row and Downtown
Mountain View
■ Improved local governmental transparency and community development
■ Type of development:
o 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
■ Barriers to development of affordable housing include:
o Financial constraints, particularly due to the dissolution of Redevelopment
Agencies and elimination of many federal and state fiznding sources and
o Lack of community and political support for housing
■ Community and Business Groups:
o 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
o Many felt that while employers feel concerned about schools and housing, they
generally work to limit fees and taxes to businesses
■ School 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.
o Capacity, where needed, is being expanded by adding new buildings or,
preferably, temporary and modular units.
o Currently using programs, centers and busing to distribute students
o Reluctant to re-district since homeowners purchase homes based on the school
service areas
o Most of the Apple Campus 2 school 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 area
SUMMARY: Recorded comments
January 23, 2014 Cupertino Housing Element Workshop
At the January 23, 2014 Housing Element Workshop, the Housing Commission, Planning
Commission, and public were invited to discuss housing issues and potential housing sites.
Below are transcribed comments from the small group exercises that took place at this meeting,
along with pictures of the maps that prompted the discussion related to potential sites.
Group A Comments
Potential housing sites:
• The Village at Cupertino: existing housing was identified as a site with the potential to
convert to new housing
o density?
o height?
• PG&E Site
• Samaritan Church (on Homestead Road) and Union Church on SCB as potential
housing sites
• Mixed use
o Valero gas station at Foothill and Stevens Creek Boulevard
o Falafel (sp?) Shopping Center in Monta Vista next to US Post Office
• Multifamily
o along Bubb Rd. close to apple recycling facility
o Vallco Parkway
o PG&E sub station
o Along Bandley Dr. between SCB & 280; recycle single story apartments
Housing Issues:
• Housing over commercial a constraint for developers to come and build in Cupertino
along SCB and other corridors
• Demand for market rate small-size units (limited bedrooms) to cater to people working in
recently approved projects like Apple campus.
• Higher Density on the School Sites (Multi level School Buildings) was identified as a
solution to cater to additional school population generated by the additional hosuing
needs
Community Benefits:
• Potential of a Park at Seven Springs Ranch
• Need for a Lifestyle Center-family oriented mall/retail at Vallco
Group B Comments
Potential Housing Sites:
• PG&E site? Constraints due to approval —too difficult
� Convert existing Hotel top floors into Affordable Housing
� Stevens Creek Office: mixed use-office retail or residential retail
• 10625 S Foothill Blvd Property at the intersection of Foothill Blvd and McClellan Rd as a
potential affordable housing site.
• Foothill pockets
� Ranch 99/Cupertino Village
• Oaks senior housing
• Homestead Lanes As potential housing —mixed use development site
• Property at the NW corner of Blaney and Stevens Creek (World of Music site? + Dance
Studio + former restaurant (Shann) "whole corner" + business center)
• Parkside Trails— under review
Housing Issues:
• Potential housing on the PG&E site will involve complex approval process and hence
seen as a constraint.
• How many of the existing sites may roll over to this RHNA?Which ones have been
taken on or realized?
• Was there any upzoning from the last RHNA?Where?
• Don't have many sites that can be zoned 20 du/ac. May mean church sites have to be
considered?
• Is the ABAG plan sustainable? Why is this burden being placed on Cupertino?
• Losing community amenities if they are turned into housing!
• GPA- stakeholders-which is considering housing?
• Marina Foods: what concepts are being considered? Mixed use?
o Which schools would these folks go to?
Community Benefits
• Identify the needs of the community
• Pay for parks
• Help build new schools- $$ - charters?
• High density housing should be in close proximity
• ID the certainty for the developers with developing with community benefits, process,
project intensity, etc.
• Inter-city transit system. City transit systems? Part of traffic management system?
o Shuttle
Group A
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� PLANNING OUR FUTURETOGETHER
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