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16. Senior housing Mary Ave RotaryOFFICE OF ADMINISTRATIVE SERVICES e~~~~~ CITY HALL 10300 TORRE AVENUE • CUPERTINO, CA 95014-3255 TELEPHONE: (408) 777-3220 • FAX: (408) 777-3366 CUPERTINO Agenda Item No: %~ Meeting Date: December 15, 2009 SUBJECT AND ISSUE Receive proposal from the Cupertino Rotary Housing Corporation (CRHC) to enter into a partnership to develop 18 affordable senior rental units and transform a segment of Mary Avenue into atree-lined residential street. If agreeablf; with the project concept, direct staff to (1) authorize CRHC to proceed with the application, (2) use Redevelopment Housing Funds to upfront application fees, and (3) prepare a Memorandum of Understanding between the City and CRHC, to be brought back to Council in Spring 2110. BACKGROUND The Cupertino Rotary Housing Corporation is a 501 (c) (3) charitable organization formed approximately three years ago to facilitate affordable housing solutions for our conununity. Council is being asked to consider entering into a partnership with CRHC to develop 18 affordable senior rental units along an underutil:~:zed segment of Mary Avenue. The proposal includes the transformation of the segment of Mary Avenue into atree-lined residential street, along with an organized community effort to renovate the small park located between the project site and the Casa de Anza residential development. The Partners involved in this endeavor would be the City of Cupertino and CRHC. Additional contributors to this project may include an affordable housing developer such as Charities Housing, the adjacent developer Sandhill ProF~erties and the cities of Sunnyvale and Los Altos. The Site a~td Project: Surplus right of way (Attachment A) exists along Mary Avenue between the Oaks Shopping Center and the park just south of the residential units next to the Service Center. The concept is to remove the 75 degree angled parking and the center right turn lane and move the curb out approximately 30 feet. When added to approximately 15 feet between the curb and the sound wall, there is ample room to accommodate 18 sin€;le story senior housing units tucked up against the sound wall. The units would be between 800 to 1,000 square feet each and oriented to Mary Avenue with stoops and porches. The street would still have two travel lanes, parallel parking and bike lanes. The entire site is approximately 2/3rd acres. 16-1 Mary Avenue Village Proposal Page 2 The concept (Attachment B) would involve removing infrequently used angled parking for festivals and overflow De Anza College and Flint Center users and replacing it with needed senior housing and parallel parking. An additional advantage is that it would provide affordable senior housing within walking distance of the Oaks Shopping Center, the Senior Center, Memorial Park, Flint and DeAnza College. The Mary Avenue site is essentially "free" land except for the cost of removing the asphalt, grading the site and constructing the street improvements (curb, gutter, sidewalk storm drains). The viability of this concept depends on the cost of relocating the curb and any utilities and drainage that exist along this reach of Mary Avenue. According to initial staff research, there appears to be no storm drain or gas lines under the property. We do not have information on cable or phone lines at this time. A 10-foot wide Sanitary Sewer easement and mainline run underneath the northern portion of the site, along with two 15k~ PG&E lines, which are approximately 100 feet south of the park and continue under the freeway. Zoning Requirement: The site is currently zoned "T" Transportation and would need to be rezoned to R3 if the senior units are rented and Planned Development if ownership units are built. The General Plan land use designation for the Glenbrook apartments is residential 10-20 units per gross acre and that designation would extend across Mary Avenue to encompass this site in conjunction with the rezoning action. There is also a Caltrans right-of--way line, which appears to be approximately 7-8 feet east of the sound wall. Any development closer than that to the sound wall would need Caltrans approval. The current park site at the northern end of the property is designated "medium density housing'' in the General Plan. If enhancement of the park were to be included in this project, re-zoning would be needed. Conamuraity Concerns: CRHC has done extensive outreach to educate the neighborhood on the proposal and address neighbors' concerns. CRHC plans to continue this outreach as part of the project to meet the City's desire to keep all interested parties involved. Community concerns identified during these outreach efforts include the following: Parking -There would be a loss of the angled parking spaces to accommodate the senior units. Approximately 96 angled spaces would be eliminated out of a total of roughly 370 on Mary Avenue and would be replaced with approximately 32 parallel spaces in front of the senior housing units, giving a net loss of 64 spaces or about 17% of the total. 16-2 Mary Avenue Village Proposal Page 3 The parking spaces are unoccupied more than i 5% of the time (per a CRHC survey) and the current asphalt and mounded dirt area next to the exposed 10-foot sound wall is not attractive. An extensive community outreach program will lie necessary to address this issue with more on- site festival parking as well as work to address L-e Anza College student parking needs. CRHC has indicated that DeAnza College now has ample: parking on-site. Traffic -The proposed project will eliminate a center turn lane. The units will accommodate room for one car each. Small homes with seniors generally produce about half of the traffic of single family homes. The resulting street would also be more attractive for pedestrian and bike use and would provide a natural connection bf:tween Memorial Park and the Mary Avenue Bridge. Staff suggests that a noise, traffic and parking study be required as part of this process. Property Values -According to the publication "Facts and Myths of Affordable Housing", no study in California has ever shown that affordable: housing developments reduce property values. In this case especially, the end result is replacing an unattractive sound wall view with atree- lined cottage concept. In addition, the adjacent neighboring development, Glenbrook Apartments, supports this project (Attachment C). Quality of Maintenance - CRHC seeks high ~~uality of care for the buildings and grounds maintenance. The Look and feel would mirror Glenbrook Apartments and because the owners are local, they would be invested in the community. Senior Housing Needs -Cupertino has only 108 subsidized affordable senior apartments. 10,000 of Cupertino residents are age 55 or older, and 2000 census data shows that 62% of our seniors who pay rent pay more than 30% of income on rent. See Attachment D for more information on senior housing needs in our community. Fiscal Impact - The City's Contribution The City 'has been asked to contribute the fol.owing to this community partnership: Donate or lease the surplus land area t:irough abandonment of a portion of the right of way; Absorb fees associated with rezoning and amending the General Plan for the two parcels; Give first priority on undesignated housi~ig funds during the Fiscal Year ZO10/11; Up-front application fees and noticing costs, site and off-site preparation costs to relocate the curb, lower the dirt mound next to the sound wall and install a new curb and sidewalks and trees in the street along the property frontage and in front of the park area. Council may also consider waiving fees as a partner of the project; 16-3 A2ary Avenue Village Proposal Page 4 - Prepare a tentative and, final map and provide in-kind plan check services; and - Provide for special environmental and application studies including noise, traffic, air quality and parking; The preliminary project estimates are $5-6 million dollars. All of the City costs would be funded by special housing funds including Community Development Block Grant (CDBG), Redevelopment Agency (RDA) Housing Funds or Below Market Rental (BMR) funds. Attachment E shows a comparison of City contributions for other affordable housing projects approved in the past. CRHC Contribution - CRHC will contribute the following in regards to this community partnership: - Preliminary outreach to the conununity to identify issues (Attachment F); - Parking survey to identify use of the site; - Application for funding from the State Housing funds, Santa Clara County Housing Trust Fund, fundraising efforts and permanent financing; - Project conceptualization including retention of voluntary architectural services through the offices of architect Peter Ko; - Up-front engineering services to define the site area; - Organize and facilitate community outreach and neighborhood meetings; - Organize and facilitate the development application; - Preparation of the construction drawings and apply for building permits; - Coordinate community reconstruction of the park. Accomplislz~nent of City Council Goals and Objectives - This proposal meets several of the goals and objectives set forth by the Ciry Council including, but not limited to, the following: General Plan -Transportation, Medium Density Housing and Park Site objectives; Housing Element -Affordable Housing objectives; Implement Walkabiliry Concept; Promote Green Projects within the Community; Install Traffic Calming Opportunities; Promote Beautification Projects; and Pursue Community Partnership Opportunities. 16-4 Mary Avenue Village Proposal Page 5 ~.- RECOMII~NDATION This proposal appears to have merit given the above goals and objectives adopted by the Council and based on staff preliminary reviews. We therefore recommend that you receive the proposal from the Cupertino Rotary Housing Corporation to enter into a partnership to develop 18 affordable senior rental units and transform a segment of Mary Avenue into atree-lined residential street. If agreeable with the project concept, direct staff to (1) authorize CRHC to proceed with the application, (2) use Redevelopment Housing Funds to upfront application fees (in the range of $25,000), and (3) prepare a Memorandum of Understanding between the City and CRHC, to be brought back to Council in Spring 2010. Submitted by: Carol A. Atwood Director of Administrative Services Approved for submission: David W. Knapp City Manager Attachment A: Surplus Right of Way on Mary Avenue Attachment B: Design Concept Attachment C: Glenbrook Apartment Support Attachment D: Senior Housing Needs Information Attachment E: Comparison of City contributions i:or Other Affordable Housing Projects Attachment F: Preliminary Outreach to the Comrr..unity 16-5 a~ U cd r J~°; ~°.t~~~4 ~~ ?;r} x +,;~-~+`.M ~9t~.~~l~~~.CSa~'Ft4~1'!!`rr.. I.r" ~ .5" .. ~. ~ I 4 ~~''~ "` ~J,, -.~ ~, ~' K`.lR~y ~+yw~r P.V!''" r ,.n w~~~l~ !l W ~ r ~ +~ ~ rS+lr i~~ ~'sl + tz ' Av ~~ ~~ ` r~ ilk ~ , _ .. ' e+„ 'x~ ~~ ~ t. A ; .d ""~~" '4t v.. `1 ,, .. ~ 1.:' ,. }d i ~r 7u n ~'~ {{ .t. ix' r i.. _ L.f.. ..4 -0~.~~. ~... ;. t71C"k~Ji~St~r'$;~, c~cV ...,t.F'._. ~ i '~ ryry• }}.~. ~ ~ .y.r~ t YfRW'A 'i '~~. ~ 1 ~4~v .ft/ ~X~QCl :J'uxJ " ~ -ry{ r i P a.JvA.. ,:~sY~'~_... ` n 90tlOFA'~ ' i .. ~~..;eyPr tr _ ,.,~ws~ez3_ + r~ x xI~MaI ~. I ~t, 1~ +' Attachment B - '~ IMAGIIIIE TH1~ TI~AI~ISFOI~MATIOI\I ~o~ ~3 ~ ..P b F Fhe Corrcep~. ~ 1?~mnXv~ 8&U.: ,_~ `_k . 'i 2 phalf ~ IS THERE ENOUGH ROOM nd' ~$=20- TO DO THIS? ~ ' When you remove the angled senr`ot parking and the center left turn lane you pick up a narrow strip of land ,g about 35 feet deep by 860 feet Icng. ~sfs The land equals about Z3 of an ~5~~;'" acre. ii~g ~~. ~~ '- ;-~ ISN'T THIS PARKING BEING USED? n- Nl~ry ~~" _ _.. to ~ Cupertino Rotary Club members have been r~~'' - ` monitoring the parking along this stretch of Mary ~~r;. , tviail~ ~ Avenue for about 6 months. It is occasionally . lne~dn~gbhor`= :_ used by moving vans, oversized motor homes, hoo~streefivitfi large semi-tractor trailer trucks and, occasionally, a few De Anza coAege students and flea market p~~alle!'parki-ig attendees. Most of the time this is what we saw. ~ ~ aril bikelanes; The area does not include the parking in front of "THEI' PAYED , the Oaks Shopping Center that is used by De P.4}ZADISE A1VL7 Anza students and festival-goers. The segment PUT CIP A '' of parking along Mary Avenue contemplated for PARKIN ~ LoT° this project is between the Oaks Shopping Center _ - and the Casa De Anza townhomes and is rarely used. The Cupertino Rotary Housing CorK~oration is a 501 (c) (3) not for profit corporation 16-7 HOW ARE YOU GOING TO PAY FOR THIS? :~;r _~. ~:~__ =~=='~ ;~ _ ~~:.. COIN ~ US` xCF1"IiStG ROOTS' '767il1Y1T}' i°F'FO}~2-7!'- - ! ~~a - '~ ;a.~. ~~ ~~: ,~.~ The great advantage of using excess street area is that we don't have to purchase the land. It will cost to move the curb, regrade the property and to construct the new senior cottages. The Rotary Housing Corporation hopes to partner with the City of Cupertino and, possibly, anon-profit housing developer and fo use funding set aside for affordable housing. The partnership will also seek grants that are specifically set aside for affordable housing. WHAT WILL HAPPEN TO THE LITTLE PARK NEXT TO CASA DE ANZA? With community assistance it would be nice to shift the curb out to align with the new curb in front of Mary Avenue Village to expand the size of the park and then rebuild the park. Some grass, a swing set, a slide and perhaps a rose garden that the seniors could tend? Imagine... WHY ONE STORY COTTAGES? The small one-story cottages are planned to be 500-800 square feet in~~ size and will be shielded from the freeway by the existing sound wall. Single story is preferred because senior may have disabilities or find it difficult to climb stairs. Detached cottages will fit it better with the predominantly single- family detached neighborhood. Also, seniors will appreciate having their own home vrith some space around it for small gardens and patios. 16-8 FROM THIS TO THIS , WHY SENIORS? • No school impact. • The homes can be smaller to fit this narrow site. • The site is in convenient walking distance to the Senior Center, De Anza College, Oaks Shopping ~~nd Memorial Park (see attached map). • Senior Housing makes the most sense in i:his location. • There is a serious need for affordable senior housing. ~. - ~a ~a,.~. ~~ g ~~ ~~ 6blr~ii ~ ~,~ THE [LL- USTRATIVE DRAWINGS WERE a_ ~ PROVIDED `f `COURTESY OF KO 'I ARCHITECTS 16-9 f-_' ~` , ~Y AVENUE TRANSFORMED FRONT THIS. -~~ ~_ l ~~£ ~ , "~ .} ~''~ ~'_ ~ "''- ~~"r~-_ if ~ ~ ~,.. v15d~cit~~~1-1~ OFD` ~XISTIiVC. i ~COTAGES; ~ -VIE 4~ - - f i OST ED I F ~~ `.CTOT~AGE~ '; I -, ; a- ~ _ _ i~ To A BEAUTIFUL TREE~LINED PEDESTRIAIrI AHD BIKE FRIEI~IDLY STREET LEADING TO THIS... IMAGINE` '16-10 ^ctvD__ _1. c.:~E ~~~ t :J ~ G - ~ ~ __ _ ! Homestead C ~ } ~ ~ High Schoo! a " ~ Z IJD'n41JD4 3 G n ~ 1 _ _. ~ c i __ i _ _. yr - j _ - -' ~ a'y' -- -- -- ". - - - yam' vs ,_.. mad` Ai~enue ~ ~2 M`\e Brrdge _ I { G4RDEIJ< D'n .~ j _. :J 1 L L Q ... _" . . J b V O ~ C C Q v j ~ O - _ , _ -. ' - c ~ ~ MI~AiI__T ilk e ` - _. _ c -~aD" Garden wIIK~T - Ir~: - a - Gate -~ u F Elementary 4 - i S 1~ y i hnILL4RC u.' _ ~G^n'cEry_yF D:, c GP,~=n'LE4F D= _ __ DD?r;J: C !~ < C ~ u h11L=p7D pR n :~ ~ 7LF.DF LY j ~ ~ co ~ - ~;~ 1.7fiLAGh ~ w ~ Z u > ?, < ~ :7 • GF,~!J4Di Z c = n J ~ . ~c:TS. cT W y ~ •E S 'DR_03i. < DE>.7ER DR z ~ F.tSG_D° `c ~. AVILS ti • T Nlary Ave Senior Project ;'LEL9R•DDI:~~ `` RUI.hFD~,v DF r~^ Neighborhood 9 ~ _ ~. I n ; - - L4URETTI. DR O A u u - ~ - ~ -- Gh .DBJ Gai? DR D OR - ~~ - , F. .- .. _._ - __. - D4?.ISTEIJSEIJ DR - c _ ~. t i .. ~z, - Quinlan - . 1 ~: ._E JDP D: DDD~•~ ,ems°L Community r „ - Center n ~t' n ~_ - -'-. .. _ ~ 4VE5 D7, hL\ cDR Z _ - Memorial _ ~ - - r '`~_ ~. ~ ~ ~ '' _ _ . Park ~ •¢CDFd JR u =m ' _ , ~ 7 3 w O The Oaks - J Shopping CenfE~r Wh leFoods Senior _ _ Center 5 ~ EVEWS CP,'~._EK 3LVD - 3 n 4 .. uRHI~PD=' . FII~ I t ~ O . Cenfer - r < < 4 u < ~ - Z r ~ s DeAnza Col/ege J G %~ J _ - G u F"' 16 - 11 MARY AVENUE SENIOR HOUSING CITY OF CLIPERTINO MARY AVFJJUE CUPERiINO, CALIFORNIA Ko AlcFllledc,lna ~mlµ aeawrt 0 v+.Na rw .m~ wwatw ~~.iw PROGRE88 PRINT NOT FOR CONSTRUCTION ~~ T f~ O , M A R ~ .``, ,: ~- A ,~ ~~ >nr FF1.. r ~' -- i '~`^4.' 'M~- " A t% ~, 1~ I "nl 'I Qq ! ! t ~ 1 - I- l I . ~ ~ ._~ ~' ~~: ~ 4 t~i: Hxxi I~~i h'.i~;. ~ ~ 1~~1~,1 r~~ri~ 4 ~IN ,! ,I ~ Y .~1. {~ ~ re r t ENLARGED 6ITE PLAN aN• 1 ...,. ~: ~.-» ~. OLAII~ IIRT AS1.2 ~~~a O) N w ~ 1 ~~ i1 fi ~,-}u« 3 ~r »" ~y.~, f Fi ~ ~,v ~~ Iwo„ y~Yi-~... ; i.. .r+,.,. R~. ~ .:~,:t M E?CISi ~ `~ ~ '~ '. , ,.zc~r =1r ,~C~~ ~.Y3 ~ y .;Sir T, ~, ~,~?~E: 1. .. ~~ ~ is , ~ `~,, ;~' d ,~ ~~ ~EJFI~$6lKF~L~~` Cys~a~,~~ ^ t ` '~'° -~ EXtSTING~TREET ..- _.yA'yl , I j - _' T , ,,. RAC _ G " # ; '' q ~,..!- I III ,;.. .,__ i. Af. li~u~t ate.:.: -M TTTt IO'-O' F; .l ~. rr~- _. i A'~ ~x ~ ~ M ~ A 4 ^ry} , I[~iG t ,.< ~ .r1 q '~ ~~. "CEP.!' .yj^~ . _ ' ~ ~ ~ „ ~~ ~ ~ r, ~ ~ ,~ s ,~ M `~ ~°~ `* ~ ANEW SIDEWA ~LANEb' ~~;~ I o NEW ONSTREET PA I 'N ~ ,- 1 ~~ u cup o nr~ . n NEW SOUTHBOUND - ~ ~ TRAVEL LANE MARY AVE ,~ ` ~., T T _I .. .. ... .. .. + ... LK 1- 1 J ` =~ ll MARY AVENUE SENIOR HOUSING CfTY OF CUPERTINO MARY AVENUE cuPERnNO,cauFORNw Ko Archllecls, Ina .m Min s~..i, ww ~ J w.we.u wog m eso.u~.o. is ua,n.~e~e PROGRESS PRINT NOT FOR CONSTRUC110N .` _ .,.~. twrn yw ~w ~. LW . ~.r QLAIIS~ IIE[i rn w ACCO Management Company 130 East Dana Street Mountain View, California 94041-1599 September 18, 2009 Ms. Carol Atwood Director of Administrative Services Cupertino City Council 10300 Torre Ave. Cupertino, California 95014-3255 Attachment C Re: Proposed Mary Avenue Senior Housing Project by Cupertino Rotary Housing Corporation Dear Sir: After seeing the presentation by Jim Walker from the Cupertino Rotary Housing Corporation on September 9, 2009, and talking with Vera Gill from the City of Cupertino, Glenbrook Apartments is pleased to offer our support for this project. As with all other proposed projects along Mary Avenue we will always express our concerns regarding all parking, landscaping, building height and design issues that are being considered during all of the approval process. Of course, we will follow the development as it goes through the review process and will not be hesitant to change our level of support should an issue arise. We would definitely like to see Mary Avenue become less commercial and more residential friendly for our Glenbrook residents. Therefore, we like the "neighbor" aspect of this project. Welk that you approve this project as proposed, and look forward to its completion. -, , G' Bean Avery, Partner Glenbrook Apartments avery 18 C pacbell.net cc: Jim Walker, Cupertino Rotary Housing Corporation Vera Gill, City of Cupertino TH/Letter/Cupertino Senior Housing Project (09-18-09)16 - 14 Attachment D Why Senior Housing? Senior housing is rapidly becoming one of ~~ur most sought after affordable housing products. T'he 2000 census for Cupertino notes that just under 20% of Cupertino residents are 55 and over with the trend in Santa Clara County showing growth in the college acid senior age groups. Approximately 30% or 3,630 of the seniors in our city rent, not own, their primary residence. There sue 3,373 seniors receiving social security (SS) and of these, 2,552 receive another form of retirement income. Defending on each senior's financial situation, an affordable rent calculates from $315 per month (SS only) to $875 per month (SS plus supplemental income). So it is hard for seniors to find an affordable place to rent in Cupertino given the average rent for a one bedroom apartment in 2007 was $1,727 per month. Unlike surrounding cities, Cupertino has only o~ie low-income senior apartment complex with 100 units and one 27 unit low-income apartment complex for disabled individuals. Both complexes have an extremely long waiting list, with Sunnyview West taking five to ten years and LeBeaulieu taking from two to five years. In comparison, Campbell, a similar size city, has five low income senior/family apartments and t~vo low-income senior share housing properties. The Cupertino Senior Center Housing Consultation Program continues to be a very well utilized program. Because of the long waiting list and limited availability of low-income senior apartments, seniors are forced to relocate to other cities. Since the case manager restarted the housing consultation program in 2005, she has helF~ed more than 50 seniors relocate to other cities due to the lack of options in Cupertino. The program volunteer is serving eight people monthly on average who are seeking affordable housin;; and they were encouraged to expand their search to other cities because waiting five to ten y~°ai's was not an option for some seniors in their 70s and 80s. Iii addition to the seniors the volunteer serves, the case manager also has at least two phone calls or drop-ins daily inquiring abcut affordable senior housing options. These senors need to make a daily choice between food, medication, or rent. Finally, senior housing has the least impact on the school enrollment. Ili our community, school impact is very important and a senior project will negate this issue. So why senior housing? Because in Cupertino there is a continual growing demand for a housing product that is in such short supply. What better location than adjacent to the Oaks, DeAnza College, the Flint Center, Memorial Park and our very own Senior Center. Seniors contribute to our community. Help us provide 18 more senior households a wonderful place to live. 16 - 15 Mary Avenue Village Project Attachment E Comparison of City Contributions for Other Affordable Housing Projects West Valley Community Services - Vista Village 24 units of affordable multifamily rental housing; Serves approximately 72-80 people; City Contribution $2,705,207 plus transfer of 7 Springs land valued at $650,000; Total project cost $7,000,000 ($255,000 per unit). Cleo Avenue 4 units of extremely low income ownership units; Serves approximately 12-16 people; City Contribution $246,801 plus purchased land valued at $615,000; Total project cost $888,207 ($222,052 per unit). Maitri Four- plex in Cupertino to provide transitional housing for victims of domestic violence; Serves approximately 16 people; City Contribution $800,000; Total project cost $1,992,000 ($498,000 per unit). Senior Housing Solutions Single family home in Cupertino providing congregate living for seniors; Serves 5 people; City Contribution $1,425,094; Total project cost $1,270,000 ($254,000 per unit). 16- 16 ~'.UPEFiTINO Mary Avenue Village Project Preliminary Outreachi to the Community As of Decemlber 9, 2009 Garden Gate Neighborhood Leaders Past Presidents, Cupertino Rotary Club City Council Members Cupertino Rotary Club Housing Commission Cupertino Senior Center Cupertino Commons Casa De Anza West Valley Community Services Board Glenbrook Apartments The Oaks Shopping Center Developer, Sandhill Properties Charities Housing Bridge Housing Leading Age Institute, Christine Kennedy Pierce Mineta Transportation Institute, Rod Diridon DeAnza College -Donna Jones Dulin (parking concern:) Attachment F Various City Staff (festival parking concerns, senior needs, financing, plans and project questions) 16-19 PROJECT SUMMAf~Y TABLE APN - - ZONINC~ - - LOT AREA 0.9 ACfzES (±38,831 SF) STREET FRONTACxE ±8~0 FEET PROPOSED UNITS IS UNIT°~ CSEE BELOUJ FOR SQ. FOOTAGE) TYPE Al ONE B~:DROOM 5~1 SF S UNITS X 5~1 SF = 4,568 SF TYPE A2 ONE BEDROOM 603 SF 4 UNITS X 603 SF = 2,412 SF TYPE B ONE B~:DROOM + DEN 6~8 SF 4 UNITS X 6~8 SF = 2,-112 SF TYPE C TUJO BEDROOM 816 SF 2 UN I TS X 816 SF = 1,6 32 SF TOTAL FLOOR AREA 11,324 51=~ EXISTING PARKINCx 113 ON-:iTREET PARKINCx PROPOSED PARKIN~x ~o OFF-aTREET PARKINCx S1 ON-~~TREET PARKIN~x ACNIEI~'E AT MINIMUM 1 SPACE/UNIT MARY AVENUE Cupertino, California SHEET INDEX ARCHITECTURAL: AS0.0 COYER SHEET AS1.Oe EXISTINCs SITE PLAN AS 1.0 SCHEMATIC SITE PLAN AS 1.2 ENLARGED PARTIAL SITE PLAN AS2.a 1 UNIT PLANS ~ ELEVATIONS - TYPE 'Al' AS2.a2 UNIT PLANS ~ ELEVATIONS - TYPE 'A2' AS2.b UNIT PLANS ~ ELEVATIONS - TYPE 'B' AS2.c UNIT PLANS 4 ELEVATIONS - TYPE 'C' AS5.a PERSPECTIVE VIEWS - UNIT TYPE 'A' AS5.b PERSPECTIVE VIEWS - UNIT TYPE 'B' AS5.c PERSPECTIVE VIEWS - UNIT TYPE 'C' PROJECT SUMMARY TABLE APN - - zoNING -- LOT AREA 0.9 ACRES (138,831 S>=) STREET 1=RONTAGE 18601=EET PROPOSED UNITS 18 UNITS ISEE BELOW 1=0R SQ. i=00TACxE) TYPE Al ONE BEDROOM 511 SF 8 UNITS X 51181= = x,568 S>= TYPE A2 ONE BEDROOM 603 SF 4 UNITS X 603 81= = 2,412 S~ TYPE B ONE BEDROOM + DEN 618 SF 4 UNITS X 618 81= = 2,112 S>= 1 STEV~NS GR{ tY~~ r. 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HWY g5 ~ ~"~ ..~ ~~ ~~ ~ ~ ~ . ~{ . ~ ~ r ~_` ~ 4 , ~ ,. t,A° / _ ~~r ~ ~ ~ . ~ i' / r i ~ / • a / ~ 2. I ~ ~ ~ ~ . Z ~ / ~ y i A r , .~ / / , i ~ / / t ,~ ®/ / ~ ~ NEW PARALLEL 6TREEi PARK9~1G: O ~ i ~ i r?,~ ~ , ~ - 81 NEW SPACES FiEPLAGE 113 EXISTING SPADES ~ EXISTINGs RE51DENilAL EXISTING RETAfL '~ li , µ` ~'~~ ~ / ; ~ ' ._ A qR , i : ~ 0 ,/ / o.. ~ , ~ _ ~ 00 ~ ~ ~ ~ - _.. R / i w / /® / RESIDENTIAL ~ / ' r - ~ , . .. ,. . / .,. , - -. ~' ~~ ' ~, 1 t , '~ ,, , a SCHEMATIC SITE PLAN I°.a~~ 1 MARY AVENUE SENIOR HOUSING CITY OF CUPERTINO MARY AVENUE CUPERTINO, CALIFORNIA KoArchitects, Inc. 900 High Street, Suite 1 Palo Alto, CA 94301 p: fi50.853.1908 f: 650.853.1645 !~/~nr' r ENV V f\CJJ f fill V I NOT FOR CONSTRUCTION R6. NONfM PROJEtt N0. 09.606 oAn MA7 41, 4009 DRAWN BY SGIE l° . 4Q,-0° SCHEMATIC NNEE1 AS1.0 © Ro ARg17ECI5 iRC. M1~ 7+., ~ yam: ~ ~~ r ~ ~ k ' .; ~ ; ~ ~a - ~ a ,fir r ~~dt x r~ o ~. t. ~~, _: ~, ~ a, x >. ~:, ~. , ` ~~ ,~ ~':. ..„ _ - .. 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AVE ~.~:' r ... w .._, .. ,~ MARY AVENUE SENIOR HOUSING CITY OF CUPERTINO MARY AVENUE CUPERTINO, CALIFORNIA Ko Architects, Inc. 900 High Street, Sufte 1 Pala Alto, CA 94301 p fi50.853.1908 f: 650.853.1846 nonnoree nn~uT vvnwv i ~ui~ i NOT FOR CONSTRUCTION r~aoer xo. 0!006 as M4T 77, 7009 owix n cur 31Y' . i'~0' ~:: _. __ _..~, ,, ~ hrn~~ ~~~ PARIUL EIEEi AS1.2 op~•~ MARY AVENUE SENIOR HOUSING CITY OF CUPERTINO MARY AVENUE CUPERTINO, CALIFORNIA Ko Architects, Inc 900 High Sheet, Suhe 1 Palo Alto, CA 94301 p. 650.853.1908 1'. fi50.853.1845 PPOGPESS DDI~IT NOT FOR CONSTRUCTION PNOJEti N0. ~•/~j 0.1EE MAT 71, 7~L9 owNwN er UNT PLANS 8A cS 1 f f i i 'AAA AC~.~ 1 © Na McNrtECrs iNc MARY AVENUE SENIOR HOUSING CITY OF CUPERTINO MARY AVENUE CUPERTINO, CALIFORNIA Ko Architects, Inc. 900 High Sheet, Suite 1 Palo Aho, CA 94301 p: 650.853.1908 f :650.853.1845 ter. woarx KEY MAP PnvvricSS PRIiJT NOT FOR CONSTRUCTION ~a,ecr No. 09.8®5 oar hLST Z1, 2009 ORAYM BY UtIT PLANS & BNEEi ~~ AS2.a2 © so uxxnms ec MARY AVENUE SENIOR HOUSING CITY OF CUPERTINO MARY AVENUE CUPERTINO, CALIFORNIA Ko Architects, Inc 900 High Street, Suite 1 Palo Alta, CA 94301 p: 650.953.1908 f: 650,853.1645 ooOGPESS ooln;T NOT FOR CONSTRUCTION PROJECT N0. ®9-B05 GATE MAT ?7, 7009 oRAwN er sruE 1l4' . l'.0. I$IT PLANS $ SNEEi AS2.b ©~~. MARY AVENUE SENIOR HOUSING CITY OF CUPERTINO MARY AVENUE CUPERTINO, CALIFORNIA Ko Architects, Inc. 900 High Street, Suile 1 Palo Alto, CA 94301 p: 650.853.1908 f: 650.853.1845 TYPE'C' FLOOR PLAN ~ 616 S.F. ~ va° ~ 1 SHINGLE ROOF - SOUTH FACING ROOF SLOPES FOR SOLAR PANELS LAP SIDING BOARD t BATTEN SIDING TYPE'C' ELEVATIONS va° 2 l oP~~oEec oohiT I uvi ~i NOT FOR CONSTRUCTION PAO1ECi N0. ®6.6®5 ogre MAT n, ~Z+U9 ouwx er suu• 114' • I'•0' UrT PLANS $ SNEEi E AS2.c © No Hers n¢. MARY AVENUE SENIOR HOUSING CITY OF CUPERTINO MARY AVENUE CUPERTINO, CALIFORNIA Ko Architects, Inc 900 High Street, Suite 1 Palo Alto, CA 94301 p'. 650.853.1908 1 650,853.1845 TYPE'A' UNIT PERSPECTIVE ~ -- PROGRESS PRINT NOT FOR CONSTRUCTION rsaecr xa. 09.805 oar[ MA7 7l, 1009 oa.wx ar sac WA PERSPECTIVE S N E E i ~~A~ AS5.a © ~o uxe~rtcrs ix<. MARY AVENUE SENIOR HOUSING CITY OF CUPERTINO MARY AVENUE CUPERTINO, CALIFORNIA Ko Architects, Inc 900 High SUeet, Suite 1 Palo Alto, CA 94301 p~.650.853,1908 C 650,853.1845 PROGRESS PRINT NOT FOR CONSTRUCTION raacm eo. 0°•805 OAiE MAY 2~, P006 UAAWN BT scut WA TYPE'B' UNIT PERSPECTIVE I -- PERSPECTIVE S N E E i ~~`~ AS5.b ©w ARtxnern u~c. MARY AVENUE SENIOR HOUSING CITY OF CUPERTINO MARY AVENUE CUPERTINO, CALIFORNIA Ko Architects, Inc. 9W High SVeet. Suite 1 Palo Alta, CA 94301 p: 650.853.19D8 f: 650,853.1845 --~"- ~''-----~ __ - ti, f ~~.~ TYPE'C' UNIT PERSPECTIVE -- 1 PROGRESS PRINT NOT FOR CONSTRUCTION AAaecr xD. 03.805 Dae hIAT 77, 7003 DAxwN BY SGIF hi/,A PERSPECTIVE ~,~~ SNEEi AS5.c © ico ,wcxrttcrs ixc. EXHIBIT S BEGIN HERE Carol Atwood Cc izl~.S-%q ~I~~i~ Subject: FW: Follow up questions for Mary ,4ve Village for Tuesday night! ~~ Subject: RE: Follow up questions for Mary Ave Village for Tuesday night! Hey Carol, Open Park Space: ~IJPERTIN EXHIBIT • Private Open Space: The project includes two private `open space' areas on the site plan, both 1,500 square feet, creating a total of 3,000 square feet. The park space is intended for the project residents. • Public Toff-site) Open Space: There is an existing park that abuts the project site that will be increased by about '/a- 1/3 of an acre when the parking is redesigned. The existing park space needs improvements, which this project hopes to be able to assist on a voluntary basis. Leslie Gross Assistant Planner City of Cupertino WORK (408) 777-1356 FAX (408) 777-3333 leslieg @ cupertino.orq 1 -•--•..Iwn--- 12/15/2009 .~~ - ,.~, .,-._ -- Mary Avenue Village Cupertino, CA Attractive and Affordable Senior Housing -CtJPERTINO r~_ _: _~_ Rotary Structure Cupertino Rotary Rotary Club Endowment Foundation Of Cupertino (CREF) Sot(c)(3) Sot(c)(7) (charitable) (socia0 Other Rotary Club Models a Sausalito Rotary: •Rotary Plaee, 10 units, 1992 4r •Rotary Village, 22 units, 2002 Novato Rotary: I •Nove Ro I, 30 apartments, 1975 •Nove Ro II, 56 apartments, 19115 •Nova Ro III, 40 apartments, 2003 w ~~~~ i ~ 12/15/2009 ~~.. -_ - ~~- Mary Avenue Village Project: • r8-zo single storyattractive and affordable senior cottages along tree-lined street and green park spaces. Features: • Walkable amenities to Cupertino Senior Center, DeAnza College/Flint Center, Memorial Park, and Local Businesses as well as public transit options for seniors Cost: • Estimate of S5-6M . ~„ v Small Cottage Housing Concept Craftsman look and feel Single family Efficient use of space t Greenscaped Mary Avenue Site z/3 acre will accommodate r8-zz units of small, 800 square feet, affordable senior housing. 2 12/15/2009 ___-` r ._ ~ ~.-~_ Cottage Views 3 Proposed Streetscape 12/15/2009 A;d~itonal Benefits-of Nla Avenue Site • Avoid School Impacts • Re-stripe Mary Avenue into a slower and safer 2-lane neighborhood street • Provide parallel parking and bike lanes • Add trees and greenscape ~~~--_ How it Works • CRHC builds, owns and maintains the property; • "Rents" are used to pay down development costs, future revenue in excess of expenses goes to CREF for charitable purposes to be used back in the community; • Housing fund restrictions will apply • Eligibility requirements and other criteria still to be established with assistance from West Valley Community Services • Cupertino residents receive priority as renters. ~~ _ -..._ _ _y Community Concerns • Parking • Traffic • Property Values • Quality of Maintenance • Senior Housing Needs 4 Parking • Ample parking is available on campus for DeAnza College students and visitors. • Occasional overflow to Mary Avenue is for free parking seekers. • Most stalls north of The Oaks used by buses, big rigs, etc. • Annual Festivals at Memorial Park have decreased -Current: Lunar New Year, Cherry Blossom Festival, World Journal Festival, and Diwali Festival - Old: Oktoberfest, Moon Festival, Art & Wine Festival. DeAnza Parking "Thanks to our local voters who supported our Bond Measures, DeAnza College now has sufficient parking on-site to meet the needs of students and employees" DeAroa College , . Donna Jones-Dulin " Associate Vice President ~ ~_ Educational Resources & College Operations -. .. _ .. Traffic • Seniors typically drive less - no children, retired, or work only part-time. • Small homes with single people living in them (vs. single family homes) may generate less than half the traffic of single family homes. • Easy walking distance to senior services and bus lines may reduce car use. 12/15/2009 5 12/15/2009 Property Values • Architectural standards and adequate maintenance also strongly influence propertyvalues, particularly as they apply to affordable rental properties. • Properly maintained affordable housing developments, designed and built with sensitivity to the architectural and aesthetics standards desired by the community, may even increase propertyvalues. Quality of Maintenance • Rotary seeks high quality of care for building and grounds maintenance. • The look and feel will mirror Glenbrook Apartments. • Owners (CRHC) is a locally invested partner in community. Senior Housing Needs • io,ooo of Cupertino residents are age 5S and older • 3,60o are renters; 6z%of seniors pay more than 30% of income on rent • 8zi currently live only on social security; z5o live below the poverty line ~ ~ • Cupertino has only io8 subsidized affordable senior apartments • z5°i6 on housing waiting list at W VCS are seniors 6 12/15/2009 Need for Senior Housing `At WVCS we have seen a dramatic increase of seniors requesting and qualifying for assistance. Many seniors are "cash poor' and live on fixed incomes...which do not rise with the basic cost of living. Affordable senior housing is a critical need in our community.° ~.. ~,....~..;,.a. ;,~~_ City Contributions • Donate or lease the surplus land area through abandonment of•a portion of the right of way; • Give first priorityon undesignated housing funds during the Fiscal Year aoio/u; • Absorb fees associated with rezoning and amending the General Plan for the two parcels; • Up-front application fees and noticing costs, site and ofl•- site preparaCioncosts to relocate the curb, lower the dirt mound next to the sound wall and install a new curb and sidewalks and Crew in the street along the property frontage and in front of the park area. Council may also consider waiving fees as a partner of the project; City Contributions • Prepare a tentative and final map and provide in-kind plan check services; and • Provide for special environmental and application studies including noise, traffic, air quality and parking; 7 12/15/2009 .. ~~. a--- ... _ CRHC Contribution • Preliminaryoutreach tothe communityto identify issues • Parking survey to identify use of the site; • Application for funding from the State Housing funds, Santa Clara County Housing Trust Fund, fundraising efforts and permanent financing; • Project conceptualization including retention of voluntary architectural services through the offices of architect Peter Ko; .r --_ --. CRHC Contribution • Up-front engineering services to define the site area; • Organize and facilitate community outreach and neighborhood meetings; • Organize and facilitate the development application; • Preparation of the construction drawings and apply for building permits; • Coordinate community reconstruction of a new park. `~ -~~s°' -mplishment o~`City Council Goals & Objectives • General Plan -Transportation, Medium Density Housing and Park Site objectives; • Housing Element -Affordable Housing objectives - An adequate supply of residential units for all economic segments (Section ~.z) - Program 5: Finance affordable housing projects - Program 8: Develop alist ofsurplus/underutilized property that have the potential for residential housing g 12/15/2009 A~mplishment o~City Council Goals & Objectives • Implement Walkability Concept; Promote Green Projects within the Community; • Install Traffic Calming Opportunities; • Promote BeautiFication Projects; and • Pursue Community Partnership Opportunities. Tonight's Recommendation • Authorize CRHC to proceed with the application, • Use Redevelopment Housing Funds to upfront application fees (in the range of S25,oo0), and • Prepare a Memorandum of Understanding between the City and CRHC, to be brought back to Council in Spring zoio. 9 cc r ~ ~r.~%y ~i~ WE HAVE NO OBJECTION TO THE CONCEPT OF PROVIDING SENIOR HOUSING. WE ALSO COMMEND 'I~HE ROTARY CLUB OF CUPERTINO FOR PROPOSING THIS PROJECT. HOWEVER, WE HAVE SOME SERI~~US CONCERNS REGARDING THE UNDERLYING ASSUMPTIONS OF THIS PROJECT AND THERE ARE MANY INCONSISTENCIES. WE WILL PRESENT OUR RECOMMENDATIONS FIRST IN THE LIMITED TIME AVAILABLE AND THEN TIME PERMITTING, REV[EW THE REASONS FOR THOSE RECOMMENDATIONS.. ##' 1 WE RECOMMEND THAT AN II~dDEPENDENT FINANCIAL IMPACT ANALYSIS BE DONE TO DETERMINE THE ANNUAL GENERAL FUND COST TO THE CITY FOF2 PROVIDING SERVICES TO THE PROJECT AND ITS RESIDENTS BECAUSE AS A NONPROFIT THIS PROJECT WILL NOT BE SUB.IECT TO PAYING PROPERTY TAX. #2 WE SHOULD HAVE A PRECISI? ESTIMATE CA OXYMORON TERM) OF THE CAPITAL COS (MARKET VALUE OF LAND, FUNDS FROM ALL CITY SOURC SI'CE PR PARATION AND IMPROVEMENT IN KIND SERVICES SUCH AS 'VYAIVED FEES} BY THE CITY. WE RECOMMEND THAT AN INDEPENDENT FINANCIAL IMPACT ANALYSIS BE DONE REGARD[NG THESE CAPITAL COSTS ON THE CITY OF CUPERTINO. #3 THE CITY SHOULD RECEIVE ~~ FINANCIAL RETURN BECAUSE OF ITS SUBSTANTIAL CAPITAL PARTICIPATION. PRO-RATA DIVISION OF PROFITS BASED ON CAPITAL CONTRIBUTIONS. ##'4 THERE SHOULD BE A CAP OFt LIMIT TO THE CITY FINANCIAL CONTRIBUTION. DETERMINE: FINANCIAL RESPONSIBILITY FOR UNDERFUNDING OR COST OVERRUN. #5 THE CITY SHOULD LEASE OR SELL THE LAND @ FAIR MARKET VALUE. ~~~i~i :~ ROTARY COMPARED TO FUNDS RDA BOND HOUSING FUNDS NON PROFIT NON PROFIT 18 UNITS $? MILLION FOR BUILDING PROJECT (09130109) $6 MILLION FOR BUILDING PROJECT (12118109) CAPITAL COSTS FUNDS MORTGAGE $1 MILLION INVESTORS $1 MILLION $2 MILLION $2 MILLION $2 MILLION $ ? CITY $4.0 MILLION LAND =$2.4~ MILLION $6.4 MILLION LOT INFRASTRUCTURE GRADING SIDEWALK CURB AND GUTTER STORM DRAIN LANDSCAPING FEES WAIVERSIPAYMENTS ENVIRONMENTAL STUDIES ,~ ANNUAL COSTS INSURANCE MAINTENANCE PROVIDING SERVICES TO RESIDENTS: GENERAL GOVERNMENT PUBLIC WORKS SHERIFF MORTGAGE PRINCIPAL & BOND PRINCIPAL & INTEREST INTEREST PAYS NO PROPERTY TAX NON PROFIT TAX EXEMPT RECEIVES NO PROPERTY TAX LOSS OF $60,000 TO CITY RECEIVES NET RENTAL INCOME NON PROFIT TAX EXEMPT RECEIVES NO RENTAL INCOME INVESTORS FOR $1 MILLION INVESTMENT: WILL RECEIVE LOW INCOME HOUSING TAX CREDIT BASED ON $6 MILLION COST OF DEVELOPMENT OF PROJECT WILL RECEIVE TAX DEDUCTION OF DEPRECIATION BASED ON $6 MILLION COST OF DEVELOPMENT OF PROJECT MAY RECEIVE SOME RENTAL. INCOME CITY FOR ITS INVESTMENT THE CITY VYILL RECEIVE 'I 8 HOUSING UNITS THE CITY WILL RECEIVE NO FIN~.NCIAL CONSIDERATION FOR ITS ~$; BUT WILL INCUR SUBSTANTIAL FINANCIAL EXPENSES. r#