City Council
August 30, 2022
6th Cycle Housing Element Update
Background
• Housing Element part of General Plan
and includes housing policies,
programs, needs analysis and RHNA
• Required to be updated every 8
years; 6
th Cycle update covers 2023-
2031
• Sites Inventory is a primary
mechanism for meeting RHNA
Local Decision-Makers:
Housing Commission,
Planning Commission &
City Council
Regional Decision-Makers:
(ABAG) Association of Bay
Area Governments
HCD: State Department of
Housing and Community
Development
RHNA for Cupertino 2015 - 2023
RHNA Entitlements By City
Extremely
Low/Very
Low (0-50%
of AMI)
Low (51-80% of
AMI)
Moderate (81-
120% of AMI)
Above Moderate
(over 120% of
AMI)
Total Units
Projected Need (RHNA) 356 207 231 270 1,064
Total RHNA Entitled & Produced (2014-2021) 48 19 134 216 417 Balance not including PIPELINE (308) (188) (97) (54) (647) Projects Entitled
by City, but not
yet constructed,
or
PIPELINE
Hamptons - 7 30 563 600
The Oaks - Entitled: No BP 123 123
Marina** 16 - 2 170 188
Vallco (SB35) 361 840 - 1,201 2,402
Total Projects Entitled by City (Not Yet
Produced)
361 847 30 1,887 3,125
Balance - - 67 - 67
*Produced means building permits issued **Entitled by City, project expired Income Group Units
Very Low Income
(<50% of AMI)
1,193
Low Income
(50%-80% of AMI)
687
Moderate Income
(80%-120% of AMI)
755
Above Moderate
Income
(>120% of AMI)
1,953
Total 4,588
RHNA for Cupertino 2023 - 2031
Affordable
Units = 2,635
RHNA for Cupertino
Affordable
Market Rate
Background
• 6th Cycle RHNA: 4,588 new units
• The City is currently meeting Low
(687) and Market-rate (1,953) needs
through Pipeline projects
• RHNA challenge: Discover capacity
for 1,193 Very-Low and 755 Moderate
units
RHNA Challenge for Cupertino
Background
• Pipeline projects: Have discretionary
entitlements, or likely to, but aren’t
built or have building permits yet.
• Cupertino has significant Pipeline
units: 3,545
• In addition to Pipeline units, an
additional 2,090 units are
recommended (Tier 1) and 200 ADUs
Pipeline Projects
Background
• Six Planning Commission study sessions/
meetings on Sites Inventory in 2022
• Started with nearly 400 properties that met
HCD criteria
• Extensive public comment at meetings
• June 28 and July 5 Joint PC-HC
recommendation on sites
BackgroundGoals from the Planning Commission
1. Strive for a balance between the City’s eastern and
western areas;
2. Avoid or minimize displacement of existing uses;
3. Minimize “up‐zoning” sites to the extent feasible;
4. Help counteract declining enrollment trends that
are occurring city and county wide.
PC-HC Recommendations
• 56 Tier 1 properties in addition to 9
Pipeline sites
• 44 Tier 1 properties have minimum
densities of 30 or 50 DU/acre
• HCD presumption: min. 30 du/acre
encourages lower income housing
Target Housing Areas
Three target
housing areas:
1. Stelling
Gateway/
Homestead
2. South De Anza
3. North Vallco
Park/ Vallco
Shopping
District
580 units
346 units
467 units
PC-HC Recommendations
• Higher densities on individual westside
properties and South De Anza Blvd
• “Split” densities for Stevens Creek and S
De Anza properties: 50 du/acre along
street frontage, 25 to 30 du/acre
adjacent to neighborhoods
PC-HC Recommendations
• Additional site consideration for Council:
HOC-Crossroads on Inventory as Tier 2
G = Site 15
Inventory Considerations
● HCD recommends 15-30% Buffer above
RHNA, though not a requirement, it
provides greater assurance of meeting
housing needs at all income levels (SB 166)
● City meeting Low and Market-rate housing
through Pipeline, Buffer less a concern for
Pipeline
● Recommended Inventory has 27% Buffer
Density ReferenceSites Inventory – Inverse Relationship # of sites
+
Amount of
potential
rezoning
# of sites
+
Amount of
potential
rezoning
Density Reference
Source: League of CA Cities
Community Outreach
● Postcards mailed to all households
● Property Owner Interest Letters and follow-
up
● Website/Balancing Act, Notices, E-
notifications, social media
● Community Meetings in May, July,
September, with AFFH-focus to comply
with HCD requirements
Public Comments Received
● Available on the website for 49 days
● Received more than 1,000 individual
comments for 53 sites
● Conservative average of satisfaction 58%
“Happy” votes were divided by the total number of comments The total includes “Neutral” and Balancing Act comments ● Three priorities emerged for deeper
Council review and analysis
Priority 1: Review of Public Comments
● Highest number of comments received
● Smallest “Support Quotient”
● Six areas of Tier 1 sites that equal 511 units
Highest Comments Received
Priority 2: Review of Public Comments
● Less than 50% “Support Quotient”
● Majority with Property Owner Interest
● Total equalling 279 units without Tier 2
Priority 3: Review of Public Comments
Schedule/Next Steps
● EIR process critical path for project,
enables rezoning of sites
● Like many Bay Area Cities, the City cannot
meet this due date, so housing sites need
rezoning by January 31, 2024
● Sites Inventory crucial to begin CEQA/EIR
process, estimated at nine months min.
Schedule/Next Steps
● Housing Commission will work with source
materials to recommend policies and
programs, with a strong focus on AFFH
● Full Public Draft will be available for all
comments to be addressed similar to a
DEIR process
● Both comments and responses will be
available to HCD
Focus for Tonight’s Sites Review
Discuss Sites for CEQA
Including Density Unit Count
Discuss Zoning or Policy
Suggested Agenda for Sites Review
Monday 8/29
1. Overview Presentation (ending here)
2. Public Comment
3. Review all 16 Areas, with a vote for final choices for each of the Areas
4. Additional information and graphics for each site is available upon Council request
A = Site 26
Key Map
ID Tier
Site
Address
/Intersec
tion
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
26a
1 10989 N
Wolfe Rd 25 30 0 31
1 10805 N
Wolfe Rd 25 30 0 208
1 10871 N
Wolfe Rd 25 30 0 22
1 10883 N
Wolfe Rd 25 30 0 28
1 10961 N
Wolfe Rd 25 30 2 19
1 11111 N
Wolfe Rd 25 30 1 16
= Owner Interest
Total = 323 units
Size = 10.77 acres
B = Site 24
Key
Map ID Tier
Site
Address/Inte
rsection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
24a 1 [no address] 50 0 257
= Owner Interest
Total = 257 units
Size = 5.16 acres
C = Site 9
Key
Map ID Tier
Site
Address/
Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
9a
1 10730 N
Blaney Ave 0 30 1 51
1 10710 N
Blaney Ave 10 30 1 10
Total = 61 units
Size = 2.13 acres
Key
Map ID Tier
Site Address/
Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
11a
1 10787 S Blaney
Ave 15 20 0 11
1 10891 S Blaney
Ave 15 20 0 54
11b
1 10710 S De
Anza Blvd 25 30 0 17
1 20421 Bollinger
Rd 20 30 0 12
1 20411 Bollinger
Rd 20 30 2 5
1 20431 Bollinger
Rd 20 30 1 4
D = Site 11
= Owner Interest
Total = 102 units
11a = 3.24 acres, 65 units
11b = 1.34 acres, 37 units
E = Site 18
Key Map
ID Tier
Site
Address
/Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
18a
1 10065 E
Estates Dr 25 50 0 45
1 10075 E
Estates Dr 25 50 0 25
1 10075 E
Estates Dr 25 50 0 63
18b 1
19550
Stevens
Creek Blvd
25 50 0 32
18c
2 19220
Stevens
Creek Blvd
25 50 0 -
2 19300
Stevens
Creek Blvd
25 50 0 -
18d 2
19400
Stevens
Creek Blvd
25 50 0 -
= Owner Interest
Total (Tier 1) = 165 units
18a = 2.72 acres, 133 units
18b = 0.64 acres, 32 units
18c = 2.67 acres, 134 units
18d = 1.2 acres, 60 units
F = Site 16
Key
Map ID Tier
Site
Address/
Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existi
ng
Units
Total
New
Units
16a 2
19990
Stevens
Creek Blvd
25 50 0 -
16b 2
20010
Stevens
Creek Blvd
25 50 0 -
16c 2
20149
Stevens
Creek Blvd
25 50 0 -
= Owner Interest
Total = 0 units
16a = 0.46 acres, 23 units
16b = 0.47 acres, 24 units
16c = 0.64 acres, 32 units
G = Site 15
Key Map
ID Tier
Site
Address/Int
ersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total New
Units
15a 2 10125
Bandley Dr 25 50 0 -
15b 2
20950
Stevens
Creek Blvd
25 50 0 -
15c 2
20840
Stevens
Creek Blvd
25 30 0 -
15d 2
20730
Stevens
Creek Blvd
25 30 0 -
15e 2
20830
Stevens
Creek Blvd
25 30 0 -
15f 2
20750
Stevens
Creek Blvd
25 30 0 -
15g 2
20840
Stevens
Creek Blvd
25 30 0 -
= Owner Interest
Total = 0 units
G = Site 15
= Owner Interest
Tier 2 Sites
Total = 474 units
15a = 1.09 acres, 55 units
15b = 0.32 acres, 16 units
15c = 0.83 acres, 25 units
15d = 10.45 acres, 314 units
15e = 0.81 acres, 24 units
15f = 0.92 acres, 28 units
15g = 0.45 acres, 14 units
H = Sites 19
Key Map
ID Tier
Site
Address/
Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
19a 1
19820
Homestead
Rd
5 15 1 6
19b 1 11025 N De
Anza Blvd 35 50 0 21
= Owner Interest
Total = 27 units
19a = 0.44 acres
19b = 0.42 acres
H = Sites 20
Key Map
ID Tier
Site Address/
Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total New
Units
20a 1 [no address] 15 50 0 45
20b
1 20916 Homestead
Rd 35 50 0 36
1 20956 Homestead
Rd 35 50 0 55
1 20990 Homestead
Rd 50 0 137
20c
1 [no address] 15 50 0 86
1 [no address] 15 50 0 81
Total = 440 units
20a = 0.92 acres
20a = 4.61 acres, 228 units
20b = 3.38 acres, 167 units
I = Site 14
Key
Map ID Tier
Site
Address/Int
ersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
14a 1 Mary Ave
site 0 30 0 22
Total = 22 units
Size = 0.75 acres
J = Site 23
Key Map
ID Tier
Site
Address/In
tersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
23a 1 10105 S De
Anza Blvd 25 50 0 50
23b 1 10291 S De
Anza Blvd 25 50 0 66
23c 2
10619
South De
Anza Blvd
25 30 0 -
23d
1 [no
address] 15 50 0 4
1 1361 S De
Anza Blvd 15 50 0 117
23e 2 1375 S De
Anza Blvd 15 30 0 -
23f
2 1491 S De
Anza Blvd 15 30 0 -
2 1491 S De
Anza Blvd 15 30 0 -
23g
1 1451 S De
Anza Blvd 15 50 0 22
1 S De Anza
Blvd 15 50 0 3.5
23h 1 1471 S De
Anza Blvd 15 50 0 20
23i 1 1505 S De
Anza Blvd 15 50 0 67
23j 1 1515 S De
Anza Blvd 15 50 0 43
23k 1 [no
address] 15 50 0 46
23l 1
20555
Prospect
Rd
15 50 0 24
= Owner Interest
Sub-total = 116
Total = 462 units
J = Site 23
= Owner Interest
Sub-total = 116
Total = 462 units
23a = 1 acre, 50 units
23b = 1.32 acres, 66 units
23c = 0.26 acres, 8 units
J = Site 23
Key Map
ID Tier
Site
Address/In
tersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
23a 1 10105 S De
Anza Blvd 25 50 0 50
23b 1 10291 S De
Anza Blvd 25 50 0 66
23c 2
10619
South De
Anza Blvd
25 30 0 -
23d
1 [no
address] 15 50 0 4
1 1361 S De
Anza Blvd 15 50 0 117
23e 2 1375 S De
Anza Blvd 15 30 0 -
23f
2 1491 S De
Anza Blvd 15 30 0 -
2 1491 S De
Anza Blvd 15 30 0 -
23g
1 1451 S De
Anza Blvd 15 50 0 22
1 S De Anza
Blvd 15 50 0 3.5
23h 1 1471 S De
Anza Blvd 15 50 0 20
23i 1 1505 S De
Anza Blvd 15 50 0 67
23j 1 1515 S De
Anza Blvd 15 50 0 43
23k 1 [no
address] 15 50 0 46
23l 1
20555
Prospect
Rd
15 50 0 24
= Owner Interest
Sub-total = 346
Total = 462 units
J = Site 23
= Owner Interest
Sub-total = 346
Total = 462 units
23d = 2.33 acres, 117 units
23e = 0.30 acres, 9 units
23f = 0.56 acres, 17 units
23g = 0.51 acres, 26 units
23h = 0.40 acres, 20 units
23i = 1.34 acres, 67 units
23j = 0.86acres, 43 units
23k = 0.92 acres, 46 units
23l = 0.48 acres, 24 units
K = Site 6
Key Map
ID Tier
Site Address
/Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total New
Units
6a 1 20865
Mcclellan Rd 5 20 0 20
6b 1 21050
Mcclellan Rd 15 30 0 23
6c 1 7540
McClellan Rd 5 10 1 -
6d 1 20920
Mcclellan Rd 0 30 0 21
Total = 64 units
= Owner Interest
6a = 0.25 acres
6b = 0.23 acres
6c = 1.61 acres
6d = 0.43 acres
L = Site 8
Key Map
ID Tier Site Address
/Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total New
Units
8a 2 20666 Cleo
Ave 20 30 1 7
8b 1 [no address] 20 30 0 6
8c
1 21710
Regnart Rd 15 1 21
1 21710
Regnart Rd 15 0 2
8d 2 21530
Rainbow Dr 5 5 1 1
Total = 37 units
= Owner Interest
8a = 0.25 acres, 7 units
8b = 0.23 acres, 6 units
8c = 1.61 acres, 23 units
8d = 0.43 acres, 1 unit
M = Site 7
Key Map
ID Tier Site Address
/Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total New
Units
7a
1 10857 Linda
Vista Dr 5 30 1 21
1 10867 Linda
Vista Dr 5 30 1 20
1 10877 Linda
Vista Dr 5 30 1 6.5
1 10887 Linda
Vista Dr 5 30 1 25.1
7b 2 22381
McClellan Rd 5 5 1 0
= Owner Interest
Total = 72 units
7a = 2.54 acre, 72 units
7b = 0.44 acres, 1 unit
N = Site 13
Key
Map ID Tier Site Address/
Intersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total
New
Units
13a 1 21431 Mcclellan
Rd 20 50 1 23
= Owner Interest
Total = 23 units
Size = 0.47 acres
O = Site 4
Key Map ID Tier
Site
Address/Int
ersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total New
Units
4a
1 10860
Maxine Ave 10
20 2 12
Total = 12 units
Size = 0.71 acres
= Owner Interest
P = Site 1
Key Map ID Tier
Site
Address/Int
ersection
Current
Density
(du/ac)
Future
Density
(du/ac)
Existing
Units
Total New
Units
1a 1 10231
Adriana Ave 4 10 1 13
1b 1
22273
Cupertino
Rd
4 5 1 10
1c 1 10050 N
Foothill Blvd 15 15 1 8
Total = 31 units
1a = 1.42 acres
1b = 1.35 acres
1c = 0.62 acres
Questions & Feedback
Engage Cupertino Housing Website Surveys:
https://engagecupertino.org
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