COMMUNITY DEVELOPMENT
CITY HALL
10300 T
ORRE AVENUE • CUPERTINO, CA 95014-3255
TELEPHONE: (408) 777-3403 • FAX: (408) 777-3366
CUPERTINO.GOV
CITY COUNCIL INFORMATIONAL MEMORANDUM
Date: August 28, 2025
To: Cupertino City Council
From: Benjamin Fu, Director of Community Development
Re: Parking along Mary Ave. Resulting from the Mary Ave. Villas Project Background
At the July 15 City Council meeting, the council requested an info memo to better understand the reduction of parkin g alon g the Mary Avenue right -of-way as woul d be impacte d by the development of the Mary Avenue Villa project.
Since Fiscal Year (FY) 2020- 21, the City Work program prioritized engaging with philanthropic organizations to develop very low and extremely low-income housing (ELI) for the intellectually and developmentally disabled (IDD) community. The Adopted FY 2025 -27 City Work Program continues to include this ongoing project.
On May 2, 2023, the City recorded a parcel map creating a 0.79- acre site out of surplus Mary Avenue right-of-way (ROW) portions of which currently provide diagonal street parking to the public. In May 2024, the City Council adopted the 6th Cycle Housing Element, which designated this site as a Priority Housing Site (HE Site 10), with an R4 zoning designation and a residential density of 50-65 DU/acre. The proposed Mary Avenue Villas development, consistent with th e adopted zoning designation, will include 40 living units in two, two-story buildings with a central parking area providing approximately 22 onsite spaces for residents and employees of the development. In April 2025, the City Council allocated funds (as discussed further in the Fiscal Impact section of this memo) to support the development of the proposed project.
To accommodate the proposed development, as well as maintain the sidewalk, bike lanes , and vehicle lanes along Mary Avenue, approximately 79 of the existing angled street parking spaces located along the west side of Mary Avenue, including those within the limits of the parcel, will be replaced by 33 parallel spaces in the ROW. Along the eastern side of Mary Avenue, 43 parallel parking spaces will also be removed, resulting in a net on-street parking loss of 89 spaces (79+43- 33 spaces). Please see Attachment A Street Parking Exhibit, and Attachment B Mary Site Plans.
Sustainability Impact
No sustainability impact.
Fiscal Impact
Costs associated with this work program item are budgeted in the BMR Housing Fund 265-72-71 750-052. No additional fiscal impact would incur should the City Council direct the remaining appropriated funds to be utilized for the entitlement review. Should t he City Council deny the use of the appropriated funds, the remaining budgeted amount would return to the City’s BMR Affordable Housing fund for future uses.
O
n April 15, 2025, the City Council authorized an allocation of $4,083,250 of cash assistance to the Project. The allocation is comprised of $3 million of funds from the City’s BMR Affordable Housing Fund, $908,683 of Permanent Local Housing Allocation (PLHA) funds, and $174,567.37 of CDBG funds to be used for public infrastructure improvements. These three allocations will provide a total of $4,083,250 of cash assistance to the Project.
C
ity Work Program (CWP) Item/Description
Preserve existing and develop new BMR/ELI Housing: Explore opportunities to preserve existing expiring BMR housing. Develop ELI (Extremely Low Income) and BMR housing units for Developmentally Disabled individuals (IDD) on City- owned property as well as the County- owned sites.
C
ouncil Goal:
Housing
C
alifornia Environmental Quality Act
No California Environmental Quality Act impact.
_____________________________________
Prepared by: Gian Paolo Martire, Senior Planner
Reviewed by: Benjamin Fu, Director of Community Development Approved for Submission by: Tina Kapoor, Interim City Manager Attachments:
A - Street Parking Exhibit
B - Mary Avenue Villas Site Plans
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S
E
S
HIGHWAY 85
MARY AVEGLENBROOK APARTMENTS
MARY AVE DOG PARK
APN 326-27-037
APN 326-27-030APN 326-27-053
38.0'7.0'PSE TOREMAIN7.0'PSE TOREMAIN
56.0'
N73°14'26"E30.04'N73°14'26"E28.22'R=1014.00'∆=6°59'49"L=123.83' R=3000.00'∆=5°15'35"L=275.40'
N16°25'54"W647.26'
N16°25'54"W586.54'CALTRANS ROW
PLCLEXISTING PARKING STALLTO BE DEMOLISHED (TYP.)EXISTING PARKING STALLTO BE DEMOLISHED (TYP.)EXISTING PARKING STALLTO BE DEMOLISHED (TYP.)
EXISTING TRAFFIC STRIPINGTO BE DEMOLISHEDEXISTING TRAFFIC STRIPINGTO BE DEMOLISHEDEXISTING TRAFFIC STRIPINGTO BE DEMOLISHEDPROTECT IN PLACEEXISTING PARKING STALL
EXISTING CONCRETETO BE DEMOLISHEDEXISTING CONCRETETO BE DEMOLISHED EXISTING CONCRETETO REMAINEXISTING CONCRETETO REMAINEXISTING ASPHALTTO REMAIN EXISTING ASPHALTTO REMAINEXISTING CURB STOP TOBE DEMOLISHED (TYP.)EXISTING CURB STOP TOBE DEMOLISHED (TYP.)EXISTING CURB STOP TOBE DEMOLISHED (TYP.)EXISTING CURB TOBE DEMOLISHEDEXISTING CURB TOBE DEMOLISHEDEXISTING TRAFFIC STRIPINGTO BE DEMOLISHEDEXISTING ASPHALTTO BE DEMOLISHEDEXISTING FIBEROPTIC BOX TOREMAINEXISTING FENCETO REMAINEXISTING ELEC. LINESTO BE RELOCATEDEXISTING SOUNDWALLTO REMAINEXISTING ELEC.MANHOLE TO REMAIN
APPROXIMATE LOCATIONOF EXISTING WATER LINE
EXISTING SLIDINGGATE TO REMAIN
EXISTING 10" VCPSS TO REMAIN
EXISTING 10" VCPSS TO REMAINEXISTING AT&T FIBEROPTIC LINES TO REMAIN(LOCATION APPROXIMATE)EXISTING CITY OFCUPERTINO FIBER OPTICLINES TO BE RELOCATED EXISTING STREET LIGHTTO REMAIN (TYP.)
HIGHWAY 85
MARY AVEAPN 326-27-053ARROYO VILLAGEAPN 326-27-042
38.0'
56.0'
N73°34'06"E17.84'
N73°32'03"E28.37'R=514.00'∆=10°12'26"L=91.57'
CALTRANS ROW
PLCLEXISTING PARKING STALLTO BE DEMOLISHED (TYP.)EXISTING PARKING STALLTO BE DEMOLISHED (TYP.)EXISTING PARKING STALLTO BE DEMOLISHED (TYP.)EXISTING PARKING STALLTO BE DEMOLISHED (TYP.)EXISTING TRAFFIC STRIPINGTO BE DEMOLISHEDEXISTING TRAFFIC STRIPINGTO BE DEMOLISHEDEXISTING TRAFFIC STRIPINGTO BE DEMOLISHEDEXISTING PARKING STALLTO REMAINEXISTING CURB TOREMAINEXISTING CURBSTOP TO REMAINEXISTING CONCRETETO REMAINEXISTING CONCRETETO BE DEMOLISHEDEXISTING CONCRETETO BE DEMOLISHED
EXISTING CONCRETETO REMAINEXISTING CONCRETETO REMAIN EXISTING ASPHALTTO REMAINEXISTING ASPHALTTO REMAIN EXISTING CURB STOP TOBE DEMOLISHED (TYP.)EXISTING CURB STOP TOBE DEMOLISHED (TYP.)EXISTING CURB STOP TOBE DEMOLISHED (TYP.)EXISTING CURB STOP TOEXISTING CURB TOBE DEMOLISHEDEXISTING CURB TOBE DEMOLISHEDEXISTING PARKING STALLTO BE DEMOLISHED (TYP.)EXISTING SIGN TOBE DEMOLISHEDEXISTING WALL TOBE DEMOLISHEDEXISTING UTILITY STRUCTURETO BE DEMOLISHED
EXISTING TRAFFICSTRIPING TO REMAIN
EXISTING MAINTENANCEBLDG TO REMAIN
APPROXIMATE LOCATION OFEXISTING 12" SAN JOSEWATER COMPANY WATER LINE
EXISTING SLIDINGGATE TO REMAIN
EXISTING STREET LIGHTTO REMAIN (TYP.)EXISTING FIREHYDRANT TO REMAINN73°38'11"E14.23' E SD
Ko Architects, Inc.900 High Street, Suite 1Palo Alto, CA 94301p: 650.853.1908
MARY AVENUEAFFORDABLEHOUSINGCITY OFCUPERTINOMARY AVENUECUPERTINO, CA
PRELIMINARY,NOT FORCONSTRUCTION
NORTHEXISTINGCONDITIONS &DEMO PLANC000.0
DEMOLITION NOTES:1.CONTRACTOR TO CLEAR THE SITE WITHIN THE DEMOLITION LIMITS, THE CONTRACTORSHALL DEMOLISH AND REMOVE FROM THE SITE ALL CURB, SIDEWALK, PAVEMENT,PLANTERS AND TREE ROOTS. CONTRACTOR TO REMOVE ALL UTILITIES ANDAPPURTENANCES UNLESS OTHERWISE NOTED.2.ALL MATERIAL REMOVED FROM THIS SITE SHALL BE DISPOSED OF BY THE CONTRACTORIN A LEGAL MANNER.3.REMOVAL OF LANDSCAPING SHALL INCLUDE ROOTS AND ORGANIC MATERIAL.4.DUST CONTROL MEASURES SHALL BE USED DURING DEMOLITION. CONTRACTOR SHALLPROVIDE A DUST CONTROL AND MITIGATION MEASURES PLAN.5.CONTRACTOR TO CAP ALL EXISTING WET UTILITIES AT LIMIT OF DEMOLITION UNLESSOTHERWISE NOTED. SEWER LATERALS SHALL BE CAPPED AT THE MAIN. WATERLATERALS SHALL BE REMOVED BACK TO EXISTING METER BOXES.6.CONTRACTOR SHALL ADJUST THE GRADE OF ANY EXISTING UTILITIES TO REMAIN.7.THE CONTRACTOR SHALL REFER TO THE DEMOLITION PLAN, TREE PROTECTION PLANAND ARBORIST REPORT FOR THE DEMOLITION/PRESERVATION OF EXISTING TREES. ALLTREES NOT SPECIFICALLY SHOWN TO BE PRESERVED OR RELOCATED WITHIN THELIMITS OF DEMOLITION SHALL BE REMOVED AS PART OF THIS CONTRACT. TREEPROTECTION FENCING SHALL BE INSTALLED AS NECESSARY PRIOR TO ANYDEMOLITION.8.REFER TO THE TOPOGRAPHIC SURVEY FOR ADDITIONAL DETAILS OF EXISTINGSTRUCTURES, ETC., LOCATED WITHIN THE PROJECT SITE. UNLESS OTHERWISE NOTED,ALL EXISTING IMPROVEMENTS MARKED AS "REMOVE" INCLUDING UTILITIES, BUILDINGS,STRUCTURES, SLABS, CONCRETE, ASPHALT, DEBRIS PILES, SIGNS, AND ALLAPPURTENANCES ARE TO BE REMOVED FROM THE SITE BY THE CONTRACTOR ANDPROPERLY DISPOSED OF IN A LEGAL MANNER AS PART OF THIS CONTRACT. SOMEITEMS TO BE REMOVED MAY NOT BE DEPICTED ON THE TOPOGRAPHIC SURVEY, SUCHAS UNDERGROUND UTILITIES THAT TIE ABOVEGROUND UTILITY STRUCTURES MARKEDAS "REMOVE". REFER TO THE DEMOLITION PLAN FOR THE LIMITS OF REMOVAL OFEXISTING IMPROVEMENTS. IT IS THE CONTRACTOR'S RESPONSIBILITY TO VISIT THE SITEAND DETERMINE THE FULL EXTENT OF THE ITEMS TO BE REMOVED. CONTRACTORSHALL VERIFY THAT ALL IMPROVEMENTS BEING REMOVED ARE FULLY CONTAINEDWITHIN THE LIMITS OF DEMOLITION, AND THAT THEY DO NOT SERVE ANY FUNCTION FORIMPROVEMENTS BEYOND LIMITS OF DEMOLITION. IF ANY ITEMS ARE IN QUESTION, THECONTRACTOR SHALL CONTACT THE OWNER PRIOR TO REMOVAL OF SAID ITEMS.
9.THE LOCATION OF EXISTING UTILITIES IS APPROXIMATE AND MAY OR MAY NOT BEINCLUSIVE FOR THIS SITE. ANY UTILITIES ENCOUNTERED DURING DEMOLITION THATARE NOT DELINEATED HEREON SHOULD BE BROUGHT TO THE ATTENTION OF THEOWNER AND PROJECT ENGINEER IMMEDIATELY.10.EXISTING FENCING MAY BE USED AS CONSTRUCTION FENCING ONLY IF APPROVED BYTHE ENGINEER. THE CONTRACTOR SHALL SUBMIT A SPECIFIC LAYOUT FORCONSIDERATION BY THE ENGINEER. IF APPROVED, CONTRACTOR SHALL BERESPONSIBLE FOR THE CONDITION OF ANY SUCH FENCE SEGMENT POSTCONSTRUCTION.11.RELOCATION OR REMOVAL OF ELECTRICAL AND GAS UTILITIES SHALL BE COORDINATEDWITH PACIFIC GAS AND ELECTRIC COMPANY.12.DEMOLITION OF SITE ELEMENTS, INCLUDING BUT NOT LIMITED TO, BUILDINGS, LIGHTPOLES, AND BOLLARDS SHALL INCLUDE THE REMOVAL, AND BACKFILL, OF ASSOCIATEDFOOTINGS AND FOUNDATIONS.13.LIMIT OF SITE DEMOLITION SHALL NOT EXTEND OUTSIDE THE EXISTING R/W ANDPROPERTY LIMITS.14.APPLICANT/CONTRACTOR SHALL APPLY FOR AN ENCROACHMENT PERMIT FOR STREETTREE REMOVAL. PRIOR TO REMOVAL, THE OWNER AND/OR THE CONTRACTOR SHALLPOST A TREE REMOVAL NOTICE FOR A MINIMUM TWO WEEKS PRIOR TO REMOVAL.DOCUMENT AND PROVIDE PROOF OF NOTICING TO THE CITY, SUCH AS TIME STAMPEDPHOTOS OF THE NOTICE POSTED TO THE TREES AT THE BEGINNING AND THE END OFTWO WEEK NOTICING PERIOD.
LEGENDPROPERTY LINE/ CALTRANS ROWCENTERLINEEASEMENTAPPROXIMATE CIVIL LIMIT OF WORKEXISTING ASPHALT TO REMAINEXISTING ASPHALT TO BE DEMOLISHED
SEE BELOW FOR CONTINUATION
SEE ABOVE FOR CONTINUATION
SURVEY NOTES:BASIS OF BEARING:THE BEARINGS SHOWN HEREON ARE BASED UPONTHE CENTERLINE OF MARY AVENUE, BEINGN89°11'55"W PER PARCEL MAP RECORDED IN BOOK838 OF MAPS, PAGES 24 & 25, IN THE OFFICE OF THECOUNTY RECORDER.BENCHMARK:NORTHING: 1943739EASTING: 6110141ELEVATION: 326.97BM1071 SCVWD BRASS DISK (R180); ON TOP OF THESOUTHERLY CURB OF STEVENS CREEK BOULEVARDAT APPROXIMATELY 200 FEET WESTERLY OFPENINSULA/BUBB ROAD AND NEAR RAILROADCROSSING POLE #22118. ALSO, 2.5 FEET NORTH OFTHE RAILROAD CROSSING LIGHTS, AND 20 FEETWEST FROM THE CENTER OF THE TRACKS. CITY OFCUPERTINO.SURVEY DATE: AUGUST 02, 2024 E
S STOPNOPARKING
ONLYHIGHWAY 85
MARY AVEGLENBROOK APARTMENTS
MARY AVE DOG PARK
APN 326-27-037
APN 326-27-030APN 326-27-053EX7.0'PUE CALTRANS ROW
PLCL
56.0'38.1'
8.5'(TYP.)18.0'(TYP.)3.0' 7.4'
4.0'
ROW
8.1'SIDEWALK4.0'
4.0'SIDEWALKS8°12'59"E15.15'R=21.0'R=21.0'R=25.0'BUILDING 2ABUILDING 2BEX 7.0'PUE
7.1'10.3'4.1'39.9'
BLDG 2 ELEVATOR18.9'6.6'
4.5'5.0'2.5'8.0'11.0'11.0'2.0'5.0'7.0'
24.0'STORMWATERBIORETENTIONPLANTERABOVE GROUNDTRANSFORMER PADR=15.0'R=20.0'
13.0'6.2'
END SIDEWALK
STOPNOPARKING
ONLYHIGHWAY 85
MARY AVEAPN 326-27-053ARROYO VILLAGEAPN 326-27-042CALTRANS ROW CL56.0'ROW
4.0'8.1'SIDEWALK
4.5'
4.0' SIDEWALKBUILDING 1ABUILDING 1B18.0'(TYP.)8.5' 4.0' SIDEWALK
7.1'
7.1'4.1'
38.1'
18.9'6.5' 9.6'9.0'8.0'
24.0'PL
BLDG 1 ELEVATOR
4.0' 65.0'R=30.0' R=42.0'
13.0'6.2'
Ko Architects, Inc.900 High Street, Suite 1Palo Alto, CA 94301p: 650.853.1908
MARY AVENUEAFFORDABLEHOUSINGCITY OFCUPERTINOMARY AVENUECUPERTINO, CA
PRELIMINARY,NOT FORCONSTRUCTION
PRELIMINARY SITEPLANC001.0NORTH
LEGEND
SEE BELOW FOR CONTINUATION
SEE ABOVE FOR CONTINUATION
PROPERTY LINE/ CALTRANS ROWCENTERLINEEASEMENTSAWCUT LINELEGEND