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Reso 6587 GPA-2008-01 CITY OF CUPERTINO 10300 Torre Avenue Cupertino, California 95014 RESOLUTION NO. 6587 OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO RECOMMENDING CITY COUNCIL APPROVAL OF A GENERAL PLAN AMENDMENT OF THE HOUSING ELEMENT SECTION I: PROTECT DESCRIPTION Application No.: GPA-2008-01 (EA-2009-05) Applicant: City of Cupertino Location: Citywide SECTION II: FINDINGS WHEREAS, the Planning Coirunission has held public hearings and considered public testimony from citizens, and from representatives from other public agencies and interested groups; and WHEREAS, the Planning Commission considered the Initial Study which evaluated the potential significant impacts that the General Plan amendment may have on the environment; and WHEREAS, said Initial Study reflects the independent judgment of the Coininission; and WHEREAS, the Planning Commission determined that certain potential environmental impacts resulting from adoption of the project may cause a significant effect upon the environment, but that changes have been incorporated into the project to avoid or substantially lessen the significant environmental effect and a mitigated Negative Declaration has been prepared; NOW,THEREFORE, BE IT RESOLVED: , 1. That the Planning Commission hereby recommends approval of Attachment 1: Draft Housing Element of the General Plan to the City Council PASSED AND ADOPTED this 9th day of March 2010, at a Regular Meeting of the Planning Commission of the City of Cupertino,State of California,by the following roll call vote: AYES: COMMISSIONERS: Chairperson Brophy,Vice Chair Lee, Miller, Kaneda,Giefer NOES: COMMISSIONERS: none ABSTAIN: COMMISSIONERS: none ABSENT: COMMISSIONERS: none ATTEST: APP�OVED: � h �� * i_. . X� �t `��'' ar a ! 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'+"�� J"� . s '.\ �:.<Pi �. ,�' �1� �� _ � � ` _ - �,��'� �� :� F`� ��, � ��^�- � 8 � '�i' "� _ �. ,y , �i :.a� ;�s,°� P`i' �' � `i'�' � .1`� , .. 5 "!� t M � �` � f�� p�� 1 �_ � �; `.� -� cs t��w�r.�� _ ..�+. .. .� T � ittj .J. 3� _ 2,{ ! t � '- L � � t �. _ .. '��_.�' .".:..".. �..: .� . ..,,�. . �� l.,�p�er�{r�� a�s�r�� r�� l�p�a�� 0�'�2�� D�;.`r' �I i3 ECCfIOfTl1CS ��?��_rtA�� ;�r1,tiG;,g�gn l«j n�iih �if�PT �z ^1il,tiu%,as�`� �Mil f f,�.i C15C0 Ca'�=11'c3 ��1'?:`I�i,LQ IV�':4' 1'01�: �,� 5 . `i:�o-l: �I! �,', ,�F.,�_ �c_ ^�c��.:;,,,� ia r,��g��n, D.i.. ��='- b��Jarea�c�nernics.con, .�—� � � HCD �RAFT �--��-��-!�IGl�C� 2009 � � � � � � � � � � � � � � � 1. . [ntroduction.............................................................................................1 1.1. Role and Content of Housin�Element................................................................ 1 1.2. Public Participation.............................................................................................2 1.3. . Organization of Housing Element.......................................................................4 2. . Review of Pr6or HousEng El�rt�e�t..........................................................5 2.1. . Goal A: A11 Adequate Supply of Residential Units for All E�onomic Segments� 2.2. Goal B: Housing that is Affordable for a Diversity of Cupertino Households ...6 2.3. . Goal C: Enhanceci Residential Neighborhoods...................................................7 2.4. . Goal D: Services for Special Needs Households................................................7 2.5. . Goal E: Equal Access to Housing Opportunities ................................................8 2.6. ABAG Housing Production Goals......................................................................8 3. . Housing Needs Assessment..................................................................9 3.1. Regional Context.................................................................................................9 3.2. Population �Household Trends.........................................................................9 3.3. Einployment Trends &Jobs/Housing Balance .................................................14 3.4. Housin� Stock Characteristics .......................................................................... 17 3.�. Market Conditions &Income Related to Housing Costs..................................22 3.6. Assisted Housin�at Risk of Conversion...........................................................31 3.7. Special Housin�I\Teeds...................................................................................... 36 3.8. Sununary...........................................................................................................47 4. . 6�e�gional Fiousing Needs Determinatior�s 2007'-�014..........................49 4.1. Regional Housin�Needs Allocation (RHNA)..................................................49 4.2. H011S1I1�I�?eeds for Extremely Lo«�-I�ICOme Households..................................50 5. . Ho��sin� �on��raint�.e..�o..a............e....�........o......o.............o.�oe................52 �.1. Government Col�straints....................................................................................�2 �.2. Economic and�'Iarket Constraints....................................................................70 5.3. Environll�entaL I�1fi-asti-ucture &Public Sei-vIC� COIIStI�a111tS............................7� �.4. QPPOIrtUIlItIZS t0I'EI��1'��% C011SeI"vation ............................................................78 5.�. Summar�,�...........................................................................................................i 9 6. f�ausiKta ��s��rc�s�- .<<<< << < <.<<< < < �� . _ . _ �_ _._�.�<<<<._�..�...�.<<�<<.....<<<<<<<..��.�.�.��.<<<a 6.1. O�er�,�ie«-� of A�-ailablz Sites for Housilz�.............................................................8l 6.2. Ceneral PI�n Res�dential .��locations................................................................�1 6.�. Residential Capacity Anal��sis...........................................................................81 �—i3 � HCD DRAFT �--��,�--!�►��a�c^ 2009 6.4. Zoning for Emer�ency Shelters and Transitional..................................................98 Housing................................................................................................................................98 6.�. Financial Resources for Housin�........................................................................ 100 7. . Housing Plan.......................................................................................103 7.1. Quantified Objectives...................................................................................... 103 7.2. Goal A: An Adequate Supply of Residential Units for AlI Econolnic Se�ments 103 7.3. Goal B: Housing is Affordable for a Diversity of Cupertino Households ......105 7.4. . Goal C: Enhanced Residential Nei�hborhoods............................................... 112 7.5. . Goal D: Services for Special Needs Households............................................115 7.6. . Goal E: Equal Access to Housin�Opportunities ............................................ 118 7.7. Goal F: Coordination with Local School Districts..........................................119 8. . Anafysis of Consistency with General Plan ......................................120 8.1. . Land Use/Community Design......................................................................... _ 1�0 8.2. Circulation....................................................................................................... 120 8.3. Environmental Resources/Sustainability.........................................................121 8.4. Health and Safety............................................................................................121 9. Appenciix A: Focus GrQUp Participants ................................................123 10. .Appendix B: Review of Previous Housing Element..........................124 11. .Ap�endix C: L�st of Organizations Car�tact�d...................................130 12. . Appendix D: Windshie{d Survey.....................................................131 13. . ��pen��x E. �IPlaxpmum Affordable Sales Price Calcula�ions........��2 14. . �p�end�i� F: Summary of City �onEng S�a�dardse................e........134 �5. . f��pe�c��c �a: �esEC#er�tia! ��e En�en�ory.............e............�....�.........��5 3—� � I HCD DRAFT ��-►►l;a►c�; �009 � � � n � r � c� �,r � � � ar� Cupertino is a unique commullity with a lugh-quality of life, a renowned school system and a robust luah-tech economy. The Ion�-tenn vitality of the Cupertino community and local economy depend on a full range of housing to Ineet the needs of all se�ments of the City's population. As Cupertino looks to��vards the future,the increasing ran�e and diversity of housin�options will be an integral aspect of the City's development. Consistent with Cupertino's goal of becomin�a balanced community with a full range of land uses, this pIan sets forth a vision for guiding future residential development, as we1l as for preservin�and enhancin�existin�residential areas. 1.� . Rale and Content of Housing E�emen� The purpose of this Housin�Element is to adopt a comprehensive, lon�-ternl plan to address the housin�needs of the City of Cupertino. Alon�with seven other mandated elements,the State requires that a Housing Eleme.nt be a part of the General Plan. Updated every five to seven years, the Housin�Element is Cupertino's primary polic��document re�arding the development, rehabilitation, and preservation of housin�for all economic se�ments of the population. Per State Housin�Element la«, the document must • Outline a coinmunity's housin�productio�l objectives; � List policies and implementation proQrams to achieve local housing goals; • Exanune the need for housing resources in a community, focusing in particular on special needs populations; • Identify adequate sites for the production of housul�serving various income levels; � Analyze the potential constraints to production; and • Evaluate the Housing Element for consistency with other components of the General Plan. Aut�aorit� Housing elements are required as a mandatory element of General Plans by Sec. 6��0(cl of the Govei�lment Code. In 1980, the State Le�islature passed a bi11 (AB2853) whicll put into statute much of the foz-mer ad`%isory �uideli�les re�al-din�110llS1I��eIeI�IZeI1t COI1tellt II1CIllCIlI��: tlle lle�ds 3SSZSSI7leI�t; �Oa1S, 0��Ct1VZ5 311d POIICIZS; allCl II11PIeII1eI7�at10Il jJI"O�I'aIl�. S1I1Ce t�1at tlIl�e, t�� . Legislature has made a number ot moditications to the law, ��hich are reflected u� this update. �ta�� T�11S CjOCUI1�ZIlt 1S �Il ll�C�1te t0 t�� H011S1I�`Element of the City of Cupe.rtino �ene.ral Plan. The cun-ent Housin�Elenleilt «�as ado�ted by the �ity Council and cei-tifie.d by tI�e State in 2001 and the �eneral Plan ��,as most recel�tIv 3me11ded b`�t�ze City�ounci] cn �?ovel��be; 1�. 200�. Tl�i; updated Housin�Element foctlses on llousi�;� i�eedc from January 1, 2007 throu�h Tune �G, 20i". . � �_; � � � u I HCD C?RAFT =�-�=�-��-��4z�c� 2009 in accordance with the Housin�Element planning period for San Francisco Bay Area jurisdictions established by State law. F�efations�aip w1th Ger�eral Plan State law requires that a General Plan and its constituent elements "comprise an inte�rated, internally consistent and compatible statement of policies." This implies that all elements have equal legal status and no one element is subordinate to any other element. The Housin�Element must be consistent with land use goals and policies set forth in the Land Use Element, and closely coordinated with the Circulation Element of the General Plan. As part of the implementation process for this Housing Element, the City of Cupertino will initiate and complete amendments to the City's General Plan as necessary to achieve internal consistency. 1.2. Public Parf�cipation This Housul�Element has been developed«�ith extensive participation from members of the Cupertino conununity. The public participation process described below en�a�ed a diverse set of community stakeholders in a productive dialog on housing issues, includin�residents, local small and large employers, school disti-icts' administrators and parents, and other interested parties. Key Stakeholder Interviews. BAE intervie��ed 24 members of the Cupertino community representing various income �roups to gain a better understanding of the �oais for and concerns about housing in the City. � Focus Group Meetings. T`he City and BAE convened a key stakeholder Focus Group, which included over 25 leaders in the Cupertino Community. Focus Group participants included members from organized �roups interested in housin�issues, parents and facult��from the local school districts, and local business leaders.� Parties representing various income �roups participated in the Focus Group. This Focus Group woi-ked throuah coTnplex issues associated with housin�throu�h a series of four meetings. � Foeus Gro�� ee��g#1 (Au�ust 21, 2008) —This meetin� sumll�a�-ized the purpose of the Housing Elel�nent Update, the key componelzts of the Housin�Elemel7t,the Cit}�'s IeQal requirements, and the il�nplications of havin�an uncertified Elelz�e.nt. Il� additiorl, the meetin�focu�ed oil the local housing need il� Cupertino. • �'oc�as Gra��'��eti�g�2 (September ?�, �OOS� —TIlZ S�C011d I1�Z�tII�Q tOCllS�C� 011 tI1Z impacts associ�ated �,��it11 I�e�� 1lousin�de��elopil�ent. Housin�impacts discussed at the meetin�included fiscaI and eccnomic, traffic, open space, and scl�ooI i111pacts. � r�PP��]lQlk ��1'0V^,��C 2 C��'ll��)��]�I��t l�I"vBll]Za�lOI)S r��1I"CS�11tCr� ;�t Il�e FOC>>c C1-C>LiT�. I�iCZrirloc 2 3—� s 1 HCD DRAFT �,.��- :- !►�►a;-c^ 2009 • �ocus �roup Meeting#3 (October 23, 2008) —This meeting discussed housing desi�n issues�and provided information to participants about different housing product types, densities, and heights. • ��acus �r�up Meeting#4 (November 20, 2008) —The final meetin�u1vol�Ted a discussion of housing programs and policies. The Focus Group reviewed the accomplishments of the programs and policies from the City's previous Housulg Element and discussed potential housin�goals, pro�rams, and policies for this Update. . City Co�n�nissions. BAE also met with the City's Housin�Comnussion and made a formal presentation to the City's Senior Conunission to solicit feedback on senior housing needs. Online Educa�ional Materials. Presentation nzaterials and«�eb cast archives of Focus Group meetings were made avaiIable on the City's ��ebsite. These materials were meant to introduce the issues and outcomes of each Focus CTroup meeting to the wider community. The Focus Group meetings were also broadcast live on the City of Cupertino's website. Community�JVorkshop. On January 22, 2009, a community workshop was held to introduce the Housing Element, present a selection of educational materials from the Focus Group meetin�s, and give pairticipants an opportunity to comment on the Update process. Community Involvement in Sites Irtventory. The City's inventory of residential opportunity sites��as developed in consultation with the Housing Commission, Planning Commission, City Council, and members of the public. The Housing Element and sites inventory v,�as presented at one meeting of the Housing Commission, t��o Plaruzing Commission meetings, and two City Council meetings. At each meeting, cominissioners and council members, as «1ell as members of the public, discussed the inventory. During these discussions, several sites «�ere removed and ne«= sites«�ere added based on input from these various stakeholders. Decisions to add or remove sites �uere based on realistic expectation�for sites to be rede�-eloped«-ithin the planning period. I�cor�orai�o� of Car�m��ty F��c��eke Community stakeholders and Cupertino residents provided valuable feedback at various points tIlrou�hout the Update process that«-ere incorpoi-ated into the Housin�Elen�ent. At the focus �roup meetin�s. stakeholders emphasized the re�ional context of��ousula need in Santa Clara Count�� and encoura�ed the City to ��ork«-ith nei�l�borin� jurisdictiol�s. Coillmuilit�� 11�e�mbers at the focus �roup ll�eetil��s al�d coinmunit}� ��or}:�hop also asked questions about particular�lousing needs in t��e �ity «�llich «�ere addresse.d throu�h data provided in the i\1eeds .�ssessil�ent. Coinrnullity concel-ns rz6ar-dill�the ilnpact of ne«� re.sidelltial development on locai schools «�ere addressed throu�Iz a ne«� Pro��am in tI7e Hou�in�Element that encouraQe.s coordillatioil bet��een the Cit}� aild locaI schooI dist:�icts. ,�s discussed abo`�e, coinil�uz�ity inelnbers ��-e�re particularly i11��ol��ed in the site in�•entol-�� to accoll�modate th� Citv'� �, J �' "i i .j- � , I HCD DRAFT �=��-�-tF',a-crt 200�9 RHNA. Several sites suggested by conununity members durin�the various public hearin�s «�ere incorporated into the Housing Element. 1 .3. QrganEZation a� �ious�ng Ele�ent Follo��vu�g this introduction, the Housing Element includes the followu��major components: • A review of the prior(2001) Housing Elemen.t, including an analysis of housin�production over the previous ABAG fair share period; • An analysis of the City's current and fi.zture housing needs; • An analysis of governmental and non-govei-nmental collstraults to housin�production; • An inventory and analysis of housul�resources; and • A housin�plan setting forth goals, policies, pro�rams, and quantified objectives to address the City's housing needs. R 4 3-1 � � HCD DRQFT �°��{��1 h��arc~ 2009 � t R � �! � � �� fi � � i � r � c� � � � r� � � I � �r� � � � A thorough review of the City's housin�plan constitutes an important first step in updating the . Cupertino Housin�Element. This section provides an evaluation of the City's pro�ress towards achieving housing�oa1s and objectives as set forth in the prior Housing Element, and analyzes the efficacy and appropriateness of the City's housin�policies and programs. This review forms a key basis for restructuring the City's housin�plan to meet the housin�needs of the Cupertino community. Adopted by the City Council and certified by the State HCD in 2001,the prior Housing Element contained five major goals, 12 related policies, and 33 implementation pro�rams. These goals and policies are listed in Appendix B of this document, alon�with key acluevements that relate to one or more of the listed policies. The following discussion provides an overvie�� of City housing accomplishments �rouped by major policy area. 2.1 . Goal A: An Adequate Supply of Residen�iai Units for Afl Econor�ic Segments The City's previous Housing Element identified housing production goals for each of the City's 11 Planning Areas. Specifically, the Element indicated the City would desi�nate sufficiently residentially-zoned Iand at appropriate densities to provide adequate sites to meet and exceed its RHNA of 2,325 units for the 2001-2006 plannin�period. An analysis conducted by the City indicated that there were sufficient residentially zoned sites to accommodate 2,523 units at the time the Housin�Element«as adopted. As such,rezonin� was not necessary to meet Cupertino's RHNA for the pi-evious planning period. Appendix B provides a breakdo«�n of the number of units that could be accorrunodated in each Plannin�Area. �s shown in Table 2.1; the City pernvtted 1,070 housin�units bet��ee11 2001 and 2Q06.� Note that the total of 1.070 units pernvtted hetween 2001 and 200C differc f;om the t��tal hc�ucin�produced durirg t>>e pre��;ous RHNr,penod,�,��hic�� an�ro;,� ];'49 to�OC16. � r � �-i � IHCD DRAFT �..,.-�.....� -{r�Q1�C11 Loo.7 Tab6e 2.1: Hausing Productian by Planning District, 2001-2006 Units Permitted Remaining Planning District Allocated Units 2001-2�06 Alf�cation Monta Vista 142 57 85 Neighborhood Other Areas 400 200 200 Val{co Park South 711 311 400 Heart of the City 332 116 216 Homestead Road 300 0 300 Commercial Other Areas 300 0 300 City Center 437 337 100 North De Anza 14fi 49 97 Vallco Park North 300 0 300 Bubb Road 94 0 94 Employment Other Areas 100 0 100 Totaf(a) 3,262 1,070 2,192 Notes: (a)Ths total units permmitted between 2001 and 2006 differs from the total housing units produced during the previous RHNA period,which ran from 1999 to 2006. Sources:City of Cupertino,2008; BAE,200B 2.2. Goal B: Housing �hat is Affordable for a Diversity of Cupertino �lausei�olds In addition to encoura�in�overall housin�production throu�h laild use policies,the City has promoted affordable housing throu,�h a variety of policies and pro�rams. Cupertino's Housin� Mitigation Plan requires developers to pay fees into an Affordable Housing Fund or provide below market-rate (BMR} units as part of their developments. In 2007, the City updated the "Office and I1ICIUS�I'11I IVI1t1b3�lOI1"fee after completin�an updated nexus study to deternuile appropriate fee levels. In addition, the City continues to require residential developers to proti�ide BMR units or pay a "Housing Miti�ation" fee. Between 1999 and 2006, 2� very low-income and t«�o lo«�- incolne units were built by de�%elopel-s throu�h the affordable housul� miti�ation pro�ram. Through its Affordable Housin�Fund, the City assisted the construction of the 24-unit�ista Villa�e affordable rental development and Purchased surpIus property from CalTrans on �Ieo ��enue for affordable llousing. BE�'OI7C1 t17e HOUSlIl�Miti�ation Plan, t�� CIty Oi CllPZIrt1Il0 I�1S COI�tIpll�C� t0 lIl�pIZTI��I'it 3 IlllIl��?eI" of proarams that encoura�e the deveIopment and preservation of affordable houcin�. The City offers a density bonus to developers ��ho pro��ide housin�for very lov.-- and lo«�-income housel�olds and pi�ovides i-e�-ulatol-y incenti��es �uch as pal-k fee «�ai�-ers and par�:in�reductio»s for affol-dable projects. � 0 � L V I HCD �RAFT � . � fr ar c-, 2009 2.3. Goal C: Enhanced Resiciential Neighfaorh�o�s The City seeks to enhance residential neighborhoods by maintaining and rehabilitating older housin�and conserving the existing stock of owner and rental units that provide affordable housing opportunities for Iow-and moderate-income households. The City has made CDBG funds available on a competitive basis to developers to acquire and rehabilitate rental units for very lo��- and low-income households. During the 2007-2008 fiscal }rear the City of Cupertino received approximately $3�7,900 in CDBG funds. The City also successfully preserved the Sunnyview West development, the only afford.able housin�project that had expiring federal subsidies durin� the Housin�Element period. Cupertino had three programs which assisted with maintenance and home repair for lo«�er-income individuals. The Housing Rehabilitation pro�ram provided financial assistance to very low- and Iow-income homeowners to rehabilitate their homes and the Home Access program provided assistance with minor home repairs and accessibility improvements for lo«�er-income, disabled households. The Weatherizatioii pro�ram assisted very low-income homeowners ��ith «�eatherization improvements to their hor�s. The Housin�Rehabilitation Program was eliminated in 2002 after a sharp decline in the nuinber of annual loans. The avera�e nuinber of loans dropped from five to approximately one a year. City staff attributed the sharp decline ul interest in the program to gelltrification. Many seniors who would have applied for the pro�ram simply chose to sell their homes for a lar�e profit and move out of the area. Younger more economically stable families purchased their homes. In 2006, Economic and Social Opportunities (ESO) dissolved its Handyworker, Home Access and Weatherization pro�rams. Like many cities in Santa Clara County, Cupertino has struggled to find a replacement. However, in 2007,tl�e City be�an funding Rebuilding Together Silicon Valley who «ill provide a volunteer based rehabilitation for qualified Cupertino residents. The a�ency has also be�un a Nei�hbor to I�Tei�hbor pro�ram that provides ininor repairs and modifications for eli�ible home o��ners. 2.�. �c��! �: Se��rice�s f�� ia� h��ec�� f�c�fe�� Cupertillo'� prz��ious Housin�Element included a number of pro��dms for special nee.ds households, lI�CIUd1I1�t�1�I1CI1�ZIeSS 3I7d ��derly. Cul-�-ently�'�'est Valley Community Services (formerl�� Cupertino Community Ser��ices) operates a rotatin6 shelter pro�ram for the 1�omeless at churcl�es tllrou`T11out Cupertino. The Citv has 17ot }�et rel-ised its Z.ol�in� OI-dillarlce to allo��,� permaileilt eil�ei-�ency shelter facilities in ti7e BQ quasi-public zonil��di�trict. 7 �—L� ( HCD DRAFT �--��-�►��.��c^ 2Q09 2.5. Goai E: Equal Access to Housing Qpportunities To support equal housulg opportunities in Cupertino,the City contracts with Project Sentinel to resolve landlordltenant dispute in the City. Project Sentinel receives �30,000 from the City annually, and serves appro�mately 200 Cupertino residents a year. During the 2007-2008 fiscal year, Project Sentinel received 201 calls from Cupertino residellts and handled 41 cases. In addition,the City has a contract��ith Mid-Peninsula Citizens for Fair Housing(MCFH) to provide assistance to victims of housin�discrimination and address fair housing complaints. Both Project Sentinel and MCFH services are offered to Cupertino residents free of char�e. 2.6. A�3AG Housir�g Production Goa�s Cupertino's RI�A for the 1999 to 2006 Housin�Element period was 2,720 units. During that time period, the City issued building permits for 1,339 units accounting for 49 percent of their RHNA (See Table 2.2). Most of the City's permits were issued for above moderate-income housing units. The City issued permits for approximately nine percent of�ts very low-income allocation and 6 percent of its lo«-income allocation. Table 2.2: RHNA Accomplishments, 199�3-2QQ6 Percent of Permits A!location RHNA Issued Permitted Very Low-Income 412 36 8.7% Low-Income 198 12 6.1% Moderate-Income 644 79 12.3°0 A.bove Moderate-Income 1,466 1,212 82.7% TOtel 2�720 1�339 49.2% Sources:ABAG,2007; BAE,2009 a �-2z � HCD DRAFT ��-'��arc;� 2009 � � � � � � € � � �� GE� � � � � � � 5 � �11 � � � The purpose of the Housing Needs Assessment is to describe housina, economic, and demographic conditions in Cupertino, assess the demand for housin�for households at all income-le��els, and document the demand for housin�to serve various special needs populations. The Housin�I�Teeds Assessment is intended to assist Cupertino in de�jeloping housin�goals and formulating policies and pro�rams that address local housin�needs. To facilitate an understanding of how the characteristics of Cupertino are similar to, or different from, other nearby communities,this Housin�Needs Assessment presents data for Cupertino alon�side comparable data for all of Santa Clara County and, ��vhere appropriate, for the Sa.rl Francisco Bay Area and the state of California. This Needs Assesslnent incorporates data from numerous sources, including the United States Census; the Association of Bay Area Governments (ABAG); the State of California, Departinent of Finance; and Claritas, Ine., a private demo�raphic data vendor. In addition, BAE contacted local service providers to discuss housing needs for special needs populations in Cupertino. Appendix C includes a Iist of or�anizations contacted. 3.1. Regional Context Cupertino is a suburban city of 1�.9 square miles located in Santa Clara County. The city«�as incorporated in 1955 and grew from a small a�ricultural community into a suburban conununity during the expansion of Silicoil Valley. The cities of Los Altos and Sunnyvale limit the northern frontiers of Cupertino while the cities of Santa Clara and San Jose lie to the east and Saratoga lies to the West of Cupertino. Unincorporated areas of Santa Clara County fonn the southern and «�estern boundaries of the city. Cupertino is dominated by single-famiiy subdivisions with distincti`�e commercial and employment centers sepa�-ated from the sun�oundin�residential areas. Because of the suburban pattern,tlle city has a lar�ely automobile-based lai�d use a11d transportation system. High«ay 85 functions as the main north/south traffic route throu�h the city and I��terstate 280 is a major eastlw�est z-oute throu�h Cupertino. 3.�� c�p��a�� (� �'��cf� Pa�ufa��n as �resellted in Table �.1 beIo��%, Cupertino�s population �re�� at a sli�htly slo«�er i-ate tl�an Santa Clara County al�d the San Francisco Ba}� area as a ��-hole bet��,�een ?000 and ?dGB. Durin�this perio�, Cupertino a-?-e;�- from �0.600 to ��.600 persons, �I,�hich tr3nslates to ai� i��crease of 10 �.��I"CeI1t. HO��'eVu1", a �crtion of tl�is population °_TG��th can be attributed to the Cit�'�ti d1111C?:d1101] Of 9 �-2� � HCD DRAFTi r��;—E�rEarc�� 2oa9 168 acres of land between 2000 and 2008. Cupertino's annexation of Garden Gate, Monta Vista, and scattered islands,resulted in an increase of 1,600 new residents. After removing population increases from annexation, the City of Cupertino experienced seven percent increase in its population. By comparison, Santa Clara County's population �rew by nine percent while the nine- county Bay Area's population grew by eight percent. Overall,the state of California's population �rew more rapidly between 2000 and 2008, increasing by 12 percent. Householcls A household is defined as a person or�roup of persons livin�in a housing u11it, as opposed to persons livin�in �roup quarters, such as donnitories, convalescent homes, or prisons. Accordin� to the California Department of Finance, there were 19,700 households in Cupertino in 2008 (see Table 3.1). The City added approximately 600 ne��households between 2000 and 2008 through annexation. After adjusting for household increases due to annexation,the number of households in Cupertino �rew by five percent between 2000 and 2008. Durin�the same time period, the number of households in Santa Clara County increased by eight percent. A�rerage Household Seze Average household size is a function of the number of people living in households divided by the number of occupied housing units in a Qiven area. In Cupertino,the average household size in 2008 «�as 2.80, sii�htly lower than the Santa Clara County fi�ure of 2.97. Because population growth has outpaced the increase in households in Cupertino and the County, the avera�e household size has ulcreased for both jurisdictions sulce 2000. Househo�d 7"ype Households are divided into t��o diffe.rent types, dependin�on their comgosition. Family housellolds are those consistin�of t��o or more related persons li��in�to�ether. I�Ton-family households include persons who Iive alone or in groups of unrelated individuals. As shown ul Table 3.1, Cupertino has a very large proportion of fainily households. In 2008. family households comprise 7� percent of all households in Cupertulo, compared with 70 percent of Santa Clara County households. Ho�r�e��e! T��ur� House�lolds in Cupertino are moi-e Iikelv to o«n than i-e11t their�homes. .approximately 64 percellt of llouseholds livlll�ii1 Cupei-tiilo o��Il�(j 1.11�1I"O1��n llolnes in 2008, a fi�ure essentiall}' llIiC�1311�eC� rrorn ?000. By compai-ison, onl�� 9 percent of households in Santa Clara Count�� o«�ned�heir o��n I'�SlC1�I�CZS II1 �0��. I� �—L�F � HCD DRAFT ��^r� �� f,�►�rc'r, 20Q9 Table 3.1: Populatsan and Househo�d Trends, 20Q0-2008 Total Change Annexation fess annexatioRS Percent Change C'tty of Cupertino 2000 2008(est.) 2DD0-200B(a) 20DD-20a8 2DOD-20a6 Population(b) b0,6Q2 55,551 1,563 3.366 6.7°�0 HOt1Seh0{C�S(b� 18f223 19�660 578 B59 4.7% Average Household Size(b) 2.75 2.60 Househofd Type Families 74.6% 75.0°0 Non-Famifies 25.2% 25.0% Ten u re Owner 63.6% 64.0% Renter 36.4% 36.0% Santa Clara County Population(b) 1,682.5B5 1,B37,075 154,490 9.2% H�useholds(b) 565,863 608,652 42,789 7.690 Average Fiousehold Size(b) 2.92 2.97 Household Type Families 69.9% 69.9% Non-Families 30.1% 30.1°/a Ten ure Owner 59.8% 59.3% Renter 40.2% 40.7% Bay Area(c) Population(b) 6,784,348 7,301,060 516,732 7.6% Househofds(b) 2.466,Q20 2,643,390 177,370 7.2% Average Househo{d Size(b) 2.69 2.71 tiousehold Type Families 64.7°0 64.8% Non-Families 35.3°0 35.2% Tenure Owner 57.7°0 57.8% Renter 42.3% ?2.2% California Popufation(b) 33,873.086 38,449,462 4,17E,3;6 12.3°� Households(b) 11,502,871 12,653,045 1,150,174 10.0°0 Average Househaid Size(b) 2.87 2.S4 Househoid Type �dfTllli2S o8.9°io 69.0% Nor�-Fa��ilias ;1.1°0 31.0°0 Ten ure Ow�er 56.970 57.0�o Renter w�.;°b 4�=.°;; Notes� (c�[3�i�'d'ccii 2��0 cil��vo.i`i°CI��Oi C�Nciiiiiu r7fi�i�kEd lOa dCfES Ui Idf�Q. i h2�OF��I2TIGf1 3fld flOUSBhOId if1CfE25B5 f25Ll�tlfl9 from anr��r.a�ion are not included in population and ho�seho�d grov�th calculaiions ror the City. (�Jj FOaUi�il�fl.h�U5cil0��,ai��iOUSCfI"U�(j SIZc il0UiZ5 i�Gfil Ca�ifOi�ild rJEF��riilClli O�rlfl�ilC@, �aL��B c-�.'�U��t�B�Ip LUI�a. (c)�13med?,Con±ra Costa,t��iarin;I��?pa,j?f1 Ff2�CiSCO,S3�I✓IH1E0,Sarta Ctara,Sel�no,and Soncma Counties. �ryi�rrnc: C2IITO�rlla f,anarimcnj ni t'Ifl2"1C°,��rJ�;rlwrit2c,2J��r3G,F ifJL��. ..r_,, _ 1 � �-�� HCQ DRA�T �:.��-��,-��►�aa:�cf�� 2009 Age Distr16utian Cupertino's a�e distribution, shown in Table 3.2, is relatively similar to that of Santa Clara County with a few notable e�ceptions. In both Cupertino and Santa Clara County,there are significaslt proportions of persons under?0 years old. Ho«�ever, the proportion of Cupertino residents under the age of 20 years old has declined since 2000. Compared to the County as a«�hole, Cupertino has a lower proportion of adults in the 25 to 34 age range but a higher proportion of 45 to 54 year � oId adults. From 2000 to 2008, the fastest growing se�ment of the community was residents in the 45 to 54 year old age category, «�hich increased from 15.4 to 18.0 percent of the total population. The proportion of residents in the 25 to 34 a�e ran�e and the 35 to 44 cohort showed the sharpest decline between 2000 and 2008. Cupertino's elderly population, residents age 65 years old and above, increased from 11 percent to 13 percent between 2000 and 2008. I�I 2008, the median a�e in Cupertino was 40.8, increasing from 37.9 in 2000. Santa Clara County experienced a parallel agin�of its population as evidenced by an increase in the median a�e from 34.0 to 36.7 years. Tab{e 3.2: Age Distribu�ion, 2000 and 2008 Cify of Cupertino Santa C{ara Couniy Age Cohort 2000 2D08 2000 2008 Under 15 22.4% 19.8% � 20.9% 21.2% 15 t0 17 4.3% 5.1% 3.9% 3.9% 18 to 20 2.5% 3.5% 3.9% 3.8% 21 to 24 2.7% 4.8% 5.4% 5.0% 25 t0 34 12.1% 8.1% 17.8% 13.4% 35 t0 44 21.0% 16.5% 17.6% 16.7% 45 t0 54 15.4% 18.0% 13.0% 14.9% 55 to 64 8.7% 11.7% 8.0% 10.4% 65 to 74 5.8% 6.5% 5.2% 5.9% 75 to 84 3.8% 4.2% 3.3% 3.5% 85+ 1.4% 1.9% 1.1% 1.4% ��edian �,ge 37.9 40.8 34.0 36.7 Sources: Claritas,2008; BA.E 2008. I�oE.�sL�TQfLf�!']CQ�e �ccoi-dinQ to Clal-itas estin�ates, tlle i�nediail housel�old income in Cupertino in 2a08 ��vas �1 I5,400. Tl�ss tibure is simlificantly hi�her than the estimated m�diar� househoId incanle of$8�,�+�-? ior Sarlta Cldi-a County and �71,300 for the �a}� AI-e.a. O�-ei-11a1f of Cupertii7o llouseholds (�8 pel�ce�nt) Z.41'1�� I11U1�� `llldll �ld�,d�� 111 �U��, \�11�I-ZdS OI71\' �= ��I"C�llt Of S311t� �Ial�a�lOUSe-I101C�S aI1C� �J percent cf Lay ��re,a households fall i.1to tl:is irco��e ca�e�-ei-��. 1� �-�� 1 . . �CD DRAFT �Vv� `-�``1Q1•V11 f.00� On a per capita basis, Cupertino is also wealthier than Santa Clara County and the Bay Area. In 2008, the per capita income in Cupertino was �52,2.00, compared to �37,500 in the County and $36,300 in the Bay Area. Table 3.3 sununarizes the distribution of household incomes for Cupertino, Santa Clara Count�J, and the Bay Area. Tab�e 3.3: Hau�eho�d income DEStribu�ion, 200� City of Cupertino Santa Clara County Bay Area(a) Househo{d lncome Number Percent Number Percent Number Percent Less than$15,000 802 4.3°0 37,893 6.4% 208,322 8.1% �15,000 t0�24,999 692 3.7% 30,78� 5.2% 163,949 6.4% �25,000 to$34,999 632 3.4% 34,517 5.8% 177,443 6.9% $35,000 to$49,999 1,031 5.6% 58,619 9.9% 291,229 11.4% $50,000 t0$74,999 2,318 12,5% 99,221 16.7% 450,515 17.6% $75,000 t0�99,999 2,343 12.7°0 86,440 14,5% 362,903 14.2% $100,000 i0�149,999 4,402 23.8% 122,222 20.6% 474,017 18.5% �150,000 to�249,999 4,100 22.2% 87,039 14,6% 292,620 11.4% $250,000 t0$499,999 1,466 7.9% 25,535 4.3% 89,355 3.5% ( $500,000 and over 686 3.7% 12,090 2.0% 46,437 1.8% Total(b) 18,472 100,0% 594,361 100.0% 2,556.790 100.0% Median Household lncome �115,466 �85,454 �74,256 Per Capita Income �52,153 �37,470 �36,322 Notes: (a)A(ameda, Contra Costa, Marin, Napa,San Francisco,San Mateo, Santa Ciara,Solano, and Sonoma Counties. (b)Total number of households here may differ from population and household estimates provided by CA Department of Finance. Sources: Clarifas,2008; BAE 2008. �� -i7 � � � � NCD DR/�FT ��.�-��=�-��J�a�cr 20U9 3.3. Employrnent Trends S� JQ�sfHausing Balance Table 3.4 and Table 3.5 provide a summary of employment by industry sector and the number of employed residents in Cupertino and Santa Clara County based on data from Califomia Employment Development Department. Local E�p/oyrr�er�t Opportcrn►i�ees As shown in Table 3.4, the number of jobs in Cupertino �rew by 14 percent bet«�een the 2003 and 2007, double the growt�l in jobs for Santa Clara County as a«hole. Cupertino added 3,700 jobs in the four year period, for a total of 30,900 jobs in 2007. With the exception of retail trade and transportation and warehousulg, alI uldustry sectors �rew in Cupertino between 2003 and 2007. By far, ti�e manufacturing industry added the lar�est absolute number of jobs (4,600), followed by v,�holesale trade (900) and professional, scientific, and technical services (S00). Manufacturin�represents the lar�est job sector i�1 both Cupertino and Santa Clara County. However, Cupertino has a much higher proportion of manufacturing jobs (34 percent) than Santa Clara County (19 percent). The manufacturin� sector includes the production of computer, electronic, and communication equipment and includes such maj or employers as Apple and HP. ��ith the recent collapse of the financial and credit markets and the worldwide recession, Cupertino and the broader Silicon Valley re�ion lost some of the gains in ke�� sectors that were achieved between 2003 and 2007. As of February, 2009, unemployment in Santa Clara County stood at 9.9 percent compared to 10.5 percent in California and 8.1 percent in the nation as a«hole. The impacts of the economic downturn,thou�h serious, have been some«�hat localized to particular sectors and industries such as finance and insurance, construction and retail trade. Fortunately for Cupertino, hi�h-tech employment has not declined at the same rate as the rest of the economy and lon�-tenn prospects for this sector remain stron�. i4 �—�� HCD DRAFT �-��=-�,f�arc~. 2009 Tab�e 3.4: Jobs by Sector, 2003-2007 (a) City of Cupertino Santa Clara County 43 2D03(b) 03 2D07(c) %Change 03 20D3 (b) Q3 2007 fc) %Change Industry Sector Jobs %Tota) Jobs °�o T�tal 2DD3-2007 Jobs %T�tal J�bs %Totaf 2D03-2D07 Agriculture,Forestry,Fishing and Hunting (d) 11 0% n,�a n/a n�a 4,778 1°�0 4,541 1% -5% Nining(d) n.�a n/a n!a n/a n/2 173 0% 262 0% 51% Construction 395 1% 462 �°,6 17% 39,981 5°0 46,824 5% 17°!0 Manufacturing 6,061 22% 10,61B '34% 75°�0 172,236 20% 165,665 19% -4% Utilities(d) n.�a n/a n/a n/a n/a 1,474 0% 1,843 Q°�6 �J��O Whofesafe Trade 76D 3% 1,6B2 5°,0 121% 33,751 4% 39,622 4% 17% Retail Trade 3,247 12% 3,�85 10% -5% 60,100 10% 63,356 9% 4% Trartsportation and VJarehousing �26 0% 94 0% -25% 12,146 1% �1,513 1% -5°/, Information 1,243 5% 1,697 5% 37% 31,572 4% 40,202 4% 27% Finance and Insurance 691 3% 696 2°�6 1% 19,876 2% 21,631 Z��D 9% Real Estate and Rental and Leasing 350 1% fi99 2% 100% 14,978 2% 15,BB9 2°6 6% Professional,S�ientific,and Technical Services 1,037 7% 2,699 9% 39°�0 96,608 12% 112,335 13°6 14°0 Management of Companies and Enterprises(d) n/a n/a n/a n/a n�a 15,632 2°0 9,197 1% -41% Administrative and Waste Services 1,197 4% 1,335 4% 12% 52,271 6% 56,791 6% 9% Educational Servioes 276 1% 502 2% 82°�0 21,461 3% 26,533 3% 24�/D Health Care and Social Assistance 1,350 5% 1,616 5% 20% 65,1�9 B% 70,B34 B% 9% Arts,Entertainment,and Recreation 154 1% 230 1% 49% 11,047 1% 11,591 1% ��D /lccommodation and Food Services 1,951 7% 2,456 8% 26% 58,094 7% 64,416 7% 11% Other Services,except Public Administration 546 2% 75B 2% 39% 26,553 3% 30,619 3% 15% Unclassified(d) n/a n/a n/a n/a n/a 57 0% 16 0% -72% Government(d)(e) n/a n/a n/a n/a n/a 61,057 10% 80,560 9% -1% Totel 27�199 100% 30�662 100% 13% 841�OD4 1 DQ% 894,26� 10D% 6% Notes: (a)Includes all wage and salary employment covered by unemployment insurance. (b)Represents employment for third quarter,2003. (c)Represents employment for third quarter,2007. (d)Local employment ior Agriculture,Foresty,Fshing and Hunting(2�07�nly),��iining,IJ�anaoement of Companies and Enterprises,Unclassified,and Govemment was suppressed by EDD due to the small number of firms in Cupertino reporting in this category, Total empfoyment includes jobs in these categories. (e)Govemment employment includes workers in all local,state and Federal sectors,not just public administration. For example,all public scho�l staff are in the Govemment cateoory. Sources: Cafifornia Employment Devel�pment Department,2008;6AE,2D08. Employed E?esic�'�rtts Cupertino's job �ro«�th outpaced the City's gro«th in employed residents. While the number of jobs �re��by 14 percent, Cupertino's population of residents with jobs grew from 22,300 to 23,300, or by five percent bet��veen 2003 and 2007. Santa CIara County's employed residents also grew by fi��e percent, but the County's job �rowth«-as more modest at six percent bet��7een 2003 and 2007. Cupertino cail be characterized as an incre.asin�ly "job; I�1C17�� COII7IT]lllllt��, meanin�that the number of jobs exceeds the number of«�orkin�residents. I�I 2003, tl�e number of employed residents stood at �2 percellt of the i�uinber of jobs i11 Cupei-tino (see Table 3.�). Over the next foui-years, the nurnber of employeci residents dropped to just 76 percent of tl�e number of jobs. Cupertino added more than t��ice as many jobs as empIoyed residents between 200� and 2007. Thi� phenomenon «�as pr��eTlr�ut less prono�,�nced in Santa Clara Count}� o��era�l. I�1 ?007,the countv's nun�ber of employed recidents r-e.�i-e.se.nte.d 91 pe��ce.�1t of its employ�nel�t. 15 �-LQ � HCD QRAFT ��:.��-� ��larc" 2009 Table 3.5: Ernp[oymer�t Trer�ds, CupertEno Cupertino Santa Clara County Percent Percent Change Change 20Q3 a 2007(a) 20Q3-20D7 2003(a 2007 a 20D3-2�07 Employed Residents 22,300 23,300 4.5% 779,200 814,700 4.6% Total Jobs 27,199 30,862 13.5% 841,004 894,260 6.3% Ernpfoyed Residents/Total Jobs O.E20 0.75� 0.927 0.911 Unem�loyment rate 5,4% 3.0% 8.3% 4.7% Notes: (a) Represents employed residents and jobs in the third quarter of 2003 and 2007. Sources:Caliiornia Employment Development Department,2008; BAE 2008 LQr�g Term ProjectEans Table 3.6 presents population, household, and job growth projections for Cupertino, Santa Clara County, and the nine county Bay Area between 2005 and 2035. The figures represent the analysis conducted by ABAG using 2000 Census data and a variety of local sources. Cupertino's population is expected to grow by 7,100 residents froin 53;500 in 2005 to 60,600 in 2035. This translates into an increase of 13 percent. ABAG projects Santa Clara County and the Bay Area as a whole will e�perience much lar�er population increases of 35 percellt and 27 percent, respectively. Job grov,1th is expec�ed to continue to outpace population and household�ro��th iil Cupertino, con7poundulg the`jobs i-ich" nature of the city. 1� � 3—?� � HCD DRAFT ° �.r.:�� ';a�cn 20Q9 Tab�e 3.6: Po�ulatiQn, Hause�olcl, and Job Protections, 2Qa5-2035 Total Change %Change City of Cupertino 20D5 2010 2015 2020 2025 2Q30 2035 20Q5-2Q35 2D05-2Q35 Popt�lati�n 53;50D 55,400 56,600 57,90� b8,5DD 59,200 o0;6D0 7,100 13.3°0 Househ�{cfs 19,25D 19;910 2D,3B0 2�,7BD 21,04D 21,430 22,000 2,750 14.3°6 Jobs 31,�60 32,350 33,730 35,14D 36,600 38,100 39,66D 8,6DD 27.7% Santa Cfara County Population 1,763:000 1,667,50D 1,971,1D0 2,085,3D0 2,1�,800 2,279,100 2,360,400 617,4D0 35.0°0 Househo{ds 595,700 628,870 665,DOD 701,470 732,B30 769,750 8D6,z10 210,510 35.3% Jobs 872,860 938,330 1,017,06D 1,09B,290 1,1B3,B40 1,272,950 1,3E5,810 492,950 56.5% Bay Area(a) Population 7,Q96,100 7,412,5D0 7,730,OOD B,D69,700 B,3B9,60D B,712,B�0 9,031,5�0 1,935,400 27.3% Households 2,5B3,OB0 2,696;580 2,619,030 2,941,760 3,059,130 3,177,440 3,292,530 7Q9,450 27.5°0 Jobs 3,449,64D 3;693,920 3,979,200 4,280,700 4,595,170 4,921,680 �,247,7B0 1,79B,140 52.1% Notes: (a)Alameda,Contra Ccsta,Marin,Napa,5an Francisco,5an Mateo,Santa Clara,Solano,and Sonoma Counties. Sources: Association of Bay Area Governments,2008;Bay Area Economics,200B. 3.4. Hausing Stock Characteris��cs Housing S�oek Ca�nditians The a�e of Cupertino's housing stock is sinular to that of Santa Clara County. As shown in Table 3.7,the largest proportion of homes (30 percent) was built between 1960 and 1969 in Cupertino. In both Cupertino and Santa Clara County,the median year housing structures were built was 1970. Unless carefully maintained, older housin� stock can create health, safety, and��elfare problems for occupants. Even with normal maintenance, dwellin�s over 40 years of a�e can deteriorate, requiring significant rehabilitation. Taf�le 3.7: Housing Structures Xear E�uilt, Cupert�no Cupertino Santa Ciara County Year Built N�mber Percentage t�umber Percentage , 1999 to March 2000 356 1.9°0 10,402 1.8°0 1995 to 1998 1,198 6.4% 29,525 5.1% 1990 io 1994 1,021 5.5°/0 26,941 4.7% 1980 to 1989 2,287 12.2°i� 77,749 13.4�0 19�0 to 19�9 4,466 23.°`;;:, 145,718 25.2°0 19G0 t0 19G9 5,622 J0.0°o i,:�2,161 22,$°'0 1950 to 1959 2,952 15.8°0 . 96,285 1G.6°o 1940 to 1949 591 3.2°�0 30.002 5.2°0 i93�or earlier 221 1.2°0 30.546 _5,�°� To�af i8,7i4 iOu.Q�o 5�9,329 �Ou.�� PJiedian Year B�iit 19�0 i974 Sources: US C�nsus, SF3-H3T, 2000; S�E, 200a. ,-� i � 3-�� HCD DRAFT �=��r °rl� �:'arc� 2QQ9 Notwithstanding this filldin�, the City's housing stock remains in relativel}� good condition. Data on t��e number of units which lack complete plumbing and kitchen facilities are often used to assess the condition of a jurisdiction's housing stock. As Table 3.8 indicates, virivally aIl of Cupertino's . housing units contain complete plumbing and kitchen faci�ities. The 2000 Census indicates that less than one percent of the City's units lack these facilities. Table 3.8: Hausing Condit�ons, C�pertino, 2000 Plumbing Faci{ities Number Percent of Total Owners Compiste plumbing facilities 11,521 63.2% Lacking complete plumbing facilities 19 0.1% Renters Complete plumbing facilities 6,653 36.5% Lacking compfete plumbing facilities 24 0.1% Total 18,217 i 00.0% Kitchen Facilities Owners Complete kitchen facilities 11,532 63.3°0 Lacking complete kitchen facilities 8 0.0% Renfers Complete kitchen facilities 6,653 36.5% Lacking complete kitchen facilities 24 0.1% Total i 8,217 100.0% Sources: US Census,SF3-H48 and H51, 2000;BAE,2008 To characterize the physical conditions of Cupertino's stock of older residential structures, a windshield survey was performed for this Housin�Element (inspectin�exterior buildin� components visible from the public ri�ht-of-way only). The willdshield survey was conducted for the Rancho Rinconada residential nei�hborllood in the eastern part of Cupertino. 'This nei�hborhood, which is bordere.d b5� La��rence Express��,-ay, Bollin�er Road, 1�2iller Avenue, and Stevens Creek BouIevard, is one of tl�e �ity�S OIdZI"I1�l�hborhoods «-ith many small, sin�le-story homes built in the 19�Os. In the 1990s, ne��,� hozzleo«ners in the Rancho Rinconada nei�hborhood be�an demolishin� and rebuildin� 1�-�uch lar�er sin�le-family homes. I�Tevertheless, much oi the i1e�i�hborhood continues to be fairly represelltati�-e oi Cu�ez�ino's older housing siock. �17Z «�111C�SI1I�IC� SU1�VZ�' aSS��SS�C� t�1� �XteI-1GI"COI1d1�I0I1 OI C�1�3�Id3t��d 110US111�II11It5, IIIC�LIC�111� 3 �n Ip �—�� I HCD DRAFT =�.��- �:� � Ev►a,c� 2009 revie�� of each unit's foundation, roofing, sidin,�andlor stucco, and windows.� Over half of the several dozen homes surveyed in this area had shin�les missin�from the roof while nearly a11 had siding or stucco that needed to be patched and repainted. Many of the dilapidated homes surveyed were characterized by a lack of maintenance with over�ro�un yards or�arba�e and debris on the property. Dis�ribu�iQn af Units by Structur� Type As shown in Table 3.9, a majority of housing units in Cupertino are sin�le-family detached homes; 61 percent of homes were single-family detached dwelling units in 2008. This is a sli�htly smaller share than the 61 percent proportion that sin�le-fainily detached homes represented in 2000, but a much larger share than Santa Clara County's 54 percent in 2008. Large multi-family housing units (defined as units in structures containing fi�Te or more dwellings) represent the second Iar�est housin�category in Cupertino and ha��e experienced t�1e n�ost rapid �rowth between 2000 and 2008. The number of large multi-family housin�units �rew by 14 percent while single-family detached dwellings grew by seven percent bet«een 2000 and 2008. But at 20 percent in 2008, Cupertino still has a smaller proportion of multi-family housing units compared to Santa Clara County, where over a quarter(26 percent) of all housin�was in large , multi-family structures. Single-family attached homes comprised the third lar�est housin�catejory in Cupertino at 11 percent in 2008, a higher figure than the nine percent of all homes in Santa Clara County. The remaining housing cate�ories, small multi-family homes (defined as units in structures containin� 2-4 dwellin�s) and mobile homes represented relatively small proportions of Cupertino's housin� stock in 2008 and have experienced little or no growth since 2000. App��ix D prc��d�s 3��:��pi;��;n-ushi�.d s.�r�ey forn�. � 19 �—�� HCD DRAFT ��-�-��=T-��'Ear�r� 20Q9 Tabpe 3.9: NQUSing Units by Type, 200Q-2008 Percent 2000 2008 Change City of Cupertino Number of units Percent of Total t�umber of Units Percent of Total 20D0-2008 Single Family Detached 11,425 61.1% 12,235 60.7% 7.1% Single FamiiyAttached 2,028 iO.B% 2,"45 10.6% 5.8°�0 Multifamiiy 2 to 4 Units 1;663 8.9°0 1,69B 8.4% 2.I�/D Multifamily 5+Units 3;576 19.1% 4,OB5 20.3% 14.2% Mobile Home 9 0.0% 9 0.0% 0.0% Total 16,701 100.0°0 20,172 10�.0°�0 7.9°0 Percent Change Santa Clara C�unty Number�f Units Percent of Totaf t�umber of Units Percent of To`,al 2D�0-20a8 Singie Family Detached 323;913 55.9% 336,i 96 54.0% 3.8% Single FamilyAttached 52,739 9.1% 55,834 9.0% 5.9% Multifamily 2 to 4 Units 46,371 8.0% 46,932 7.5% 1.2°0 t�lultifamily 5+Units 136,628 23.6% 164,151 26.4% 20.1% PJ�obile Home 19,678 3.4% 19,666 3.2% -0.1% Total 574,329 100.0% 622,779 100.0% 7.5% Percent Change Bay Area Number af Units Percent of Total Number of Units Percent of Total 2dD0-2008 Single Family Detached 1,376,861 53.9% 1,466,501 53.7% 6.5°0 Single Family Attached 224,824 8.8% 233,612 8.5% 3.9% Multifamily 2 to 4 Units 266,320 10.4% 272,843 10.0% 2.4% Multifamily S+Units 623,388 24.4% 699,127 25.6% 12.1% I�iobile Home 61,011 2.4% 61,328 22% 0.5% Total 2,552,404 100% 2,733,411 1 a0% 7.1% Sources: CA Department of Finance,E-5 2008;BAE,2D08. �3u�lc�ing Permit Trends Building permit trends demonstrate that while Cupertino experienced growth ul multi-family unit bet«�een 1999 and 2008, new residential development has lar�ely focused on detached sin�le- falnily homes. Since 1999, Cupertino issued 970 building permits for sin�le-family homes, compared to only 418 permits for all duplex and multi-family units (See Table 3.10), �� G �-34 � HCD DRAFT ��-�-�.=�-EJ�a-�� 20�9 TaE�le 3.10: Building Permits lssu�d by Building Type in Cup�ertir�o ��9-20a8 Tatal Bui{ding Type 1999 20�0 2001 20Q2 2003 2004 2DQ5 2D06 2007 2DD8 1939-2008 Single Family 240 112 45 111 36 87 114 78 B3 65 971 2 Units 0 0 8 4 0 0 0 0 0 42 54 3&4Units D 0 0 4 0 0 0 0 0 0 4 5 or More Units 80 14 24 252 0 0 0 4B 0 0 418 Total P�rmits Essued 320 126 77 371 36 87 114 126 83 107 1,447 S�urces: U.S.Census,2008;BAE,2�08. Overcrowding Overcrowdin�refers to a household with an avera�e of 1.O1 or more persons per room, with those rooms being bedrooms, kitchens, and dining rooms but not bathrooms. Units with more than l.� persons per room are considered to be severely overcrowded. As shown in Table 3.11 Cupertino households were less likely to be overcrowded than Santa Clara households in 2000. Of all households in Cupertino, 10 percent of households were overcrowded or severely overcrowded versus 14 percent in Santa Clara County. Overcrowdin�was much more cominon in Cupertino's renter-occupied households, with 17 percent overcrowded, while only five percent of owner- occupied households in Cupertino were overcrowded. Table 3.11: Overcrowded Households, 2000 (a) Owners Renters Total Overcrowded Cupertino Households Percent Households Percent H�u�holcls Percent 1.51 or more persons per room(Severefy O�rcrowded) 148 1.3% 528 7.9% 676 3.7°10 1.01 to 1.50(Owrcrowded) 452 3.9% 626 9.4°o i078 5.9% 1.00 or less 10,940 94.8% 5,523 82.7°0 16,463 90.4% Total 11,540 100.0°% 6,677 100.0% 18,217 10Q% °o Overcrowded by Tenure 5.2% 17.3% 9.6% Owners Renters Total Overcro�a�ded Santa Clara County Househoids Percent Households Percent Hous�holds Percent 1.51 or mora pErons per room(S��rcly O�rcrov,�dad) 13,2 io 3.8�0 3;;u43 14.5�0 46,204 8.2'/0 1.01 to 1 50(O�rcro��ded) 14,695 4.3°0 79,945 8.8°0 34,640 6.1°� 1.G0 or less 310,725 91.8°� 174,234 ,'S.7°o 4E4.959 85.7°0 Tota I 338,63fi 100.0% 227,227 100,0% 565,663 100% �o Overcro�ti-ded by Tenure 8.2°� 23.3°�b 14.3°� fVOt 25: �$� 112 U.S.Census oefines o�,erCf.7VJu2�a'1 U�l�t a5 Oflc OCGU�12d t'i)/�.01 �cfSGS "vi�Oic Fici iO�i'il�excluding b�ihr'voms and kitchens). Uniis�viih rr�ore th2n i.5 persons per room are considered se��riey owrcrovt�oed. jOUrCCs. U.S. Ccns�s. jr=;-H2O. LOOu: 8��. �C.�Uc�. 21 �_�� I f�GD DF�AFT �:�z-r=,--F�'�_20Q9 3.5. lMarket Conditions & Incor�e Related to Nousing Costs This section of the needs assessment provides information on market conditions for housing in Cupertino. This information is important, because it reveals the extent to which the private housin� market is providin�for the needs of various economic segznents of the local population. The information on housin�market conditions is combined with information on the demographics of the local population to identify those se�nzents of the population that face difficulties in securing housing in Cupertino at costs that do not place them under excessive housin�cost burden. Rental Market Char�c�eris�ics and Trends A review of rental market conditions in Cupertino was conducted for this Housin�Element by reviewing advertised apartment listin�s, and by obtainin�Real Facts apartment data. Real Facts is a commercial database service that tracks rental apartment occupancy statistics and rents within Cupertino and other California cities. As shown in Table 3.12, Real Facts reports rents for studios averaging$1,260 a month, a�1,685 average monthly rent for one-bedrooin units, and a monthly rent of$1,915 and�2,849 for two and three bedroom units,respectively. Cupertino rents were higher than current levels in 2000 at the peak of the dot com boom. Avera�e mouthly rents subsequently declined to $1,519 in 2004 before risin�agaui to $2,030 in 2008. Between �OQ4 and 2008, apartment rents within Cupertino have outpaced inflation, increasing by 34 percent. n n G! v—.�� I HCD DRAFT �.�� ~��.Rarc� 2009 Tab1e 3.12: avervie�►v of Rer�tal H�ausir�g Mark�t, C�per��no, 4t�' Quarter 2008 (a) CURRENT MARKET DATA: Percent Avg. Avg. Avg. Unit Type Number of Nfix Sq. Ft. Rent Rent/Sq. Ft, S tU C�1 O 135 3% 466 $1,272 $2.73 Jr i BR/1 BA 69 2% 660 �1,115 �1.69 i BR/1 BA 1,539 36% 720 �1,727 $2.40 1 BR TH 12 0% 909 �1,933 $2.13 2 BR/1 BA 582 13% 920 �1,844 $2.00 2BR/1.5 BA 0% 2 BR/2 BA 1,350 31% 1,Q57 $2,319 $2.19 2 BR TOWrlholl� 353 8% 1,070 �2,509 $2.34 3 BR/1.5 BA 3 BR/2 BA 172 4% 1,276 �2,762 $2.16 3 BR/3 BA 3 BR Tov►rnhou� 106 2% 1,321 $2,628 �1.99 TOt815 4�318 10Q% 909 �2�032 $2.24 AVERACE RENT HISTORY: 2aos-2oo7 2007-2008 Unit Type 2D06 2007 Change 2008(b) Change S�Ud'lo $1,071 $1,1g9 12.0% $1,272 6.1% jr 1bd �1,265 $1,402 10.8% �1,115 -23.9% 1bd 1btF1 $1,44-4 $1,630 12.9% �"1,727 8.1% �bd lbth $1,719 $1,885 9.7% �"1,844 -3.4% 2bd 2bth $1,997 $2,157 8.0% �2,319 13.5°'0 2bd TH �1,992 $2,306 15.8% $2,509 16.9% 3bd 2bth $2,450 $2,644 7.9% �2,762 9.8% 3bd TH $2,201 �2,433 10.5% $2,628 . 16.3% All $1,744 �1,928 1Q.6% �2,032 8.7% �CCUPANCY RATE: Ave ra ge Year Occupancy 2Q04 °5.8°! 2005 96.2°i� 2�06 96.7% 2�07 90.5% 2�08 96.3°0 ,4GE OF HOt1SlRG INVENTORY(by Project): Fercent of Year Pro}ects 1 S60s 29°� 1970s 33°0 1880s 5°0 1 s90s 33 i� 2000s 0.0% Notes: (a) Repra��nts only housing comp!�x?s ��itn 50 units or more. Sourc2s: R�alFacts, inc., 200S; Bo�,� �r�a Econo��ics. 2008. 23 3-�7 I HCD DRAFT ��^-��s^� �rJ►�rc~ 2009 Harr�e Sa�e Trends - Home values in Cupertino have increased significantly since 2000. According to DataQuick Information Systems, the median sales price for a single-family home i�lcreased by 40 percent from $825,000 in 2000 to $1,153,000 in 2008. Condominium sale prices experienced a parallel increase, � growing by 42 percent from$480,000 to $680,000 bet«�een 2000 and 2008. While other areas of the state and natian have e�perienced downturns in the housing market recently, Cupertino home values have continued to �row (See Figure 3.1). Fic�ure 3.1: Annual l►Viedian Hame Price fQr Cupertino, 1990-2008 �1,400,000 �1,200,000 $1,000,00� $800,000 $600,000 $400,000 �200,0�0 $0 O ,-- N C'� � � CO � � O� O ,- N C'� d' � CO t` CO m � � � � O� � O) Q� d� O O O O O O O O O O) � O� O� O� � � � Q� O� O O 0 O O O O O O T T r r r r r r r r N N N N N N N N N Condos Single Family Homes Sales volume for single-fanuly homes peaked ii1 1999 with 812 units sold. The number of single- fanuly home sales declined to 436 units in 2001 durin�the economic do«�n�unl in Silicon Valley. Sales volume of both sinale-fanulv homes and condominiums in the Citv has fluctuated since 2001. As sho«�n in Fi`ure `�.?, condoininiu�n cales volume parallel trends for sinQle-family homes. I�I 2Q08, �37 sill�le-fanuly homes and 140 condozniniums �,��ere sold in Cupertino. The decline in home sales i11 2OOS is indicative of tl�e tiQhtenina credit mai-ket and cui-rent recescion. 2�;- � 3-3� � HCD QRAFT = ��E4�Earc:-� 2009 Figure 3.2: Homes Sales �(alume, �upertFno, 1390-20Q8 900 800 . 700 600 '� `� 500 � c = 400 � 300 200 100 0 O r N C'7 d' Lf� CO f� CO Q) O r N C'7 d" L(� C� � N C� G� O� d� O� O� O� O� O� O� O O O O O O O O O � � O� O� � � O� O� � O) O O O O O O O O O T T r- r T T r r r r N N N N N N N N N Condos Single Family Homes Vacancy Rate� and Tr�nds Based on U.S. Census data, the vacancy rate for housin�units in Cupertino was very low in 2000. The Census reported a vacancy rate of 2.7 percent in Cupertino, slightly �u�her than Santa Clara's vacancy rate of 2.3 percent(See Table 3.13). However, Real Facts, which sur��eys large apartment complexes, reports that the 2008 vacancy rate for rental housing is higher at 4.6 percellt. The rental vacancy rate has increased since 2004 ��hen 4.?percent of Cupelrtino rental units were not occupied. r-�r i� `v ?-39 � HCD QRAFT�:-�=�[�f►a�c� 2009 Tabte 3.13: Ha�sing Occupancy and Vacancy Status, 2000 C�pertino Santa Cfara County Gatifornia Occupancy Status Number Percent Number Percent Number Percent Occupied Housing Units 18,217 97.3% 565,863 97.7% 11,502,870 94.2% Vacant,Housing Units 497 2.7% 13,466 2.3% 711,679 5.8% Forrent �32 0.7% 4,�50 0.B% 201,388 1.6% Forsale only 135 0.7% 2,155 0.4% 115,343 0.9% Rented or sold,not occupied 65 0.3% 2,294 0.4% 54,7B� 0.4% For seasonal,recreationa/or occasional use 83 0.�% 2,821 0.5% 261,950 2.1% For migrant workers 53 0.3% 202 0.0% 2,194 0.0% Other vacanf(a) 29 0.2% 1,544 0,3% 76,019 0.6%" Tatai 1 B,714 1 DO% 579,329 1 QO% 12,214,549 100% Note: (a)If a vacant unit does not fail into any of the classifications specified above,it is cfassified as"other vacant."For example,this category includes units heid for occupancy by a caretaker or janitor,and units heid by the owner for personal reasons. Sources:US Census,SF3-H6 and H8, 2000;BAE,2D08. Nousing Affordability According to t�1e fede.ral�overnment, housulg is considered"affordable"if it costs no more than 30 percent of the household's gross income. Often, affordable housin�is discussed in the context of affordability to households with different income levels. Households are categorized as very loj�v- --: income, low-income, moderate-income, or above moderate-income based on percenta�es of the - A.rea Median Income(AM� established annually by the Califomia Department of Housing and Community Development. Income Iimits vary by household size. Table 3.14 provides the maximum income Iimits for a four person household in Santa Clara County in 2008. Very lo«- and Iow-income households are eli�ible for federal, state, and local affordable housing programs. IVloderate-income households are eligible for some state and local housing progranls. These income cate�ories are also used by the Association of Bay Area Governments in their Re�ional Housin�Needs A1location. ��b(e 3.14: Househald Ertco�e �i�its, Santa Cl�ra Gac.cnfy, 2008 %of�krea TQp of income fncome Category Median Income Range(a} Extramely Low Income 0°a io 30°o S31,850 Very Low Income 3190 io 50% �53,050 � Lo�v Income 51°/to 80°% �84;900 ��foderate �0°�io 120°� 5117,�00 Sania Clara Median 100�0 -597,300 Notes: (a) 5ased on HCD 2008 Household Income Limits a household of four in Santa Ciara Couniy. Sources: California DepaRment of Housing and Communiry Development, 2008; B,4E,2008. �� %o 3-40 . I HCD DRAFT�� r,��ac-c� 2009 Another way�o think of the household i.ncome categories is to consider what types of jobs people in these different categories mi,�ht have. Figure 3.3 provides representative households for Santa Clara County, with hypothetical jobs and family compositions. . FEgure 3.3: Representative F�ouseholds, Santa Clara Caunty; 2oas Mocferate Incorrie Househofd(80%-12Q%AMI) � S • • Estimated Annuai Income:$84,900-$117,400 �� Dad works as an elementary school teacher, mom • works as a secretary;they hav�two children. Low Income Eio�tszhold(50%-80%AMI) � � • • Estimated Annual income:$53,450-$84,900 �� Dad works as an office building janitor, mom works as a chifdcare provider,they hava two children. Very Low lncome Household(E�p to 50%AMf) � • Estimated Annual Income: Up to$42,450 � Mom works as a retail clerfc and is the onfy ' source of nnancial support in her family;she has one child. � " � Sources: Califomia Department of Housing and Community De�elopment, . 2008; Nonprofit Housing Association of Northem Califomia, 2008; BAE,2008 Af�ility to Purchase/Rent Homes Table 3.15 shows affordability scenarios for four-person households with very Iow-, low-, and moderate-incomes. The analysis compares the maximum affordable sales price for each of these households to the market rate prices in Cupertino between June l, 2007 and June l, 2008. The maximum affordable sales price was calculated usin�household income Iimits published by the California l.�epartment of Housin�and Con-imunity Development; conventional financing ternls, and assumin�that households spend 30 pzrcent of�ross income on mort�a�e payments, taxes, and insurance. �ppendix E provides details the calculaticns far the maximum affordable sales price. Home sales data for Cupertino bet«�eei�Sune 1, 2007 and 7une 1; 2008 «�as obtained from DataQuick �nformation Sysie.l�zs. As shown in Table 3.1�, the median sales pnce for a tllree vedroom. singl�-faniily home «as S 1,081,000. In comparisoll, th��uvhest cost r�sidence that a�r�odzratz-incorr�e fanul}� (eaiiiinL up to 1?0 pzrcent of��1I) could afford is �=?I%,000. Only 1.l percez:t �f thrze bedraom sin�le-fanuly hoi��es sold bei��een 3urle 1, 2007 ai�d Jui�e 1; ?00� fall �%�Itiilil t�"lI� pric� I�ZI1�c. TI115 �I"tcl)'J1� indicates that for alI but abo��e inoderate-incon.e households, cui-rent markzt prices pi-esen� a 27 �—d1 i � HCD DRAFT €��=�:-tr/Ea-ch 2009 ,�:==:- . serious obstacle to sin�Te-family homeownership. Condominiums are also out of reach for very low-, low-, and moderate-income households. Cupertino condomi.niums sold for a median price of$665,000 betv►�een June l, 2007 and June l, 2008 with an avera�e cost per square foot of$521. As discussed previously, a four-person, � moderate-income household could qualify to purchase a residence costing up to $477;000, ��hich is still well below the median three bedroom condominium price of$886,000. There were no three bedroom condominiums soId between June l, 2007 and 3une l, 2008 that would be affordable to a four person, moderate income household. Current market rate rents for three-bedroom units in Cupertulo were compared to the maximum affordable monthly rents for a four-person household in Santa Clara County. Maximuin affordable monthly rents assumed that households pay 30 percent of gross income on rent and utilities. Accordin�to Real Facts, the avera�e monthly rent for a three bedroom unit in Cupertino in the first quarter of 2008 was $2,762. This anaiysis su��ests that low-, very low-, and extremely Iow- income households must pay significantly in excess of 30 percent of their incomes to compete in the current market without some form of rental subsidy. The �ap is especially large for extremely low-and very Iow-income households who have to pay more than 60 percent of their income to _ _== afford current market rents. Only moderate-income households can afford avera�e monthly rents =--_::`=�=, in Cupertino. �� -4L � . NCD DRAFT ��=�-t;�arc`� 2009 Table 3.15. Affordability of Market Rate Housing in Cupertino(a) � Percent of SFRs Percent of Condas Max.Affordabie on Market within on Market within For Sale Safe Price(b) Price Range(c) Price Range(c) Very Low-Income(Up to 50%AM() $219,000 0.6% D.D% Low-Income(Up to 8Q%AMI) $350,500 1.1% 0.0% Moderate-lncome(Up to 120°o AMI) �484,70D 0.0% 0.0% � ' .. Singfe-Family Residence(c) Condominiums(c) Median Sale Price $1,D81,300 $685,800 Max.Affordabfe Average Market Rental Monthly Rent(ci} Rertt(e) Extremely Low Income(Up to 30%AM() $640 $2,760 Very Low-Income(Up to 50%AMf) $1,170 �2,760 Low-Income(Up to 80%AMI) �1,960 $2,760 Moderate-Income(Up to 120%AMI) $2,760 �2,760 Notes: - (a)Affordable sale price and rent based on a four-person household income,as defined by CA HCD for Santa Clara County. - (b)Assumptions used to calculate affordable sals price. -� Annual Interest Rate(Fixed) 6.6% Freddie Mac,ten-year avsrage. Term of mortgaoe(Years) 30 , Percent of sale price as down payment 20% Inifial property tax(annuaf) 1.10% Mortgage insurance as percent of loan amount 0.00% Assumes 20%down payment. Annual homeowner's insurance rate as percent of sale price O.D4% CA Dept.of Insurance,average,assuming$150K coverage. Percent of household income available for PITI 30% PITI=Principal,Interest,Taxes,and Insurance (c)Based on all full and verified sales of units with 3 bedrooms in Cupertino between June 1,20D7 and June 1,2008. (d}Assumes 30 percent of household income spent on rent and utilities,based on Santa Clara Housing Authority u�ility aliowance. (e)For three-bedroom units in Cupertino,per ReaiFacts. Based on rent survey from first quarter 2008. Sources:Data Quick,2008;RealFacts,200B;Santa Ciara County Housing Authority,2007;CA HCD,2008;BAE,2008. To au�ment this analysis, the household incomes of select occupations were analyzed to evaluate these v��orkers' ability to rent or purchase a home in Cupertino. Figure 3.4 summarizes the household incomes for a ran�e of occupations in Santa Clai-a County, based on?Q00 Census data, «�itn alI incomes adjusted to 2008 dolIars. Teachers, fire fi�hters, police ofiicers, and nurses were selected foi-this analysis because these occupatians are often considei-ed vital to communities. _ l his analysis shows that of these four vitaI professioF�s, teachers have the lo«-zst household incoir�es. Thirty-six percent of households «-ith ieache�s are very lo��-, Io��-, and moderate-income �zouseh�lds; ?8 pzrcent of fzreiQh�er households, 33 percent of police officer households, and�1 percent of nurse households earn Iess than 1?0 pez-cent ot AMI. Baced o11 the analysis previously �I"OV1C�Ec�, tI1ZSZ �1011SZ�10IC�S e1I711I�� II�OC�ZI'a�Z-I1�GOIII2S O1'less «ould ha�� C'��11LLIll��]ll1'CI1aSI11� iq �� —�� HCD DRAFT �°�`�r�F��. lh��_ ►c�2009 homes in Cupertino. Figure 3.74: F�ousehold lr�come of�elect Occupations, S�nta Clara County, 2000 (a) 100% 90% BO% — 7D% 6O'�D _-________..— 50% — - --- 40% __ 30% 20°0 "�-�_�� r M.�..�.: ... 10% ._� �v�;.TM�.,,�,,. � . ' 0% � � Teachers(b) Firefighters(c) Police Officers(d) Nurses(e) �Above Moderate Income Moderate Income Median Income Low income Very Low Income �Extremely Low Income Qverpayr�en� Accordin�to Department of Housin�and Urban Development(HUD) standards, a household is considered to be "cost-burdened" (i.e. overpayin�for housin�) if it spends more than 30 percent of gross iilcome on housing-related costs. Households are "severely cost burdened" if they pay more thail 50 percent of their income on housin�cost. The 2000 Census reports that 31 percent of renters and 28 percent of homeowners were overpayul�for housin�in Cupertino in 200�. In Santa Clara County, 36 percent of renters and 28 percent of homeowners were cost-burdened iri?000. The housin�cost burden is particularly pronounced for extremely iow- and very Io«-income housenolds. In 20d0, 61 percent of Cupertino's extren�ely lo��-income renters and %2 percent of ��erv lo«�-income renters �uere se`�erel}� cost burdened. Tlus findinj is consistent«�ith tlle analysis of tl�e Ioc.al housin�market, w�uch re��ealed a si�7ificant�ap bet«-een prices and rents ��d the ability of lo«�er-incolz�e households to affoz-d adequate I1ousln�. �„ JU �-�� HC�3 ��AF�' .��;ya:�_°y '��:c�-� 2009 Fi�ure 3.5: �iausing Cost Burden by Househofd Encor�e Level, Cupert�no 2000 Renters � � 100% — -- 90% — — SO°o — — � 70% — - - — 60% —� - - — 50% — . — . 4ti�% - - 30% — -� ' — 20% — � . �� , 10% — — O°/O —__ ._ _. __ �______ Extremeley Low Very Low Low Median and Ali Househofds Above No cast burden `Cost burden 3Q-50% Severe burden >50% Homeowners 100% — — 90% — — 80% — — 70% — — 60% —i — �0% — — 40% — 30°0 — - — 20% 10°�0 — – - — 0% __--- Extremeley Low Very Low Low Median and All Househofds Above No cosi burden �Gost burden 30-50°o Sev�re burden >50% �.�� k�� i�� -��c �� `;�� St�tz La�� require� Iocal Housin�Elen�znts to incl>>de �� in��entory oi afioT-dable housin� de�,�elopments th�t could b� 3t I�1S� OI COIl\'�1��lOn to li�arkct rat�5 (�UI"111�t11� 1 U-)'��I�p�I�lOQ Lh�� follo��-s the adoption of the�Iement. �-cr those un:ts tound to be �t zzsk at co:1�er�ion, th? Housin� {�� —�� HCD DRAFT �-��;=tY�a�cn 2009 Element must estimate the cost to preserve or replace the at-risk units,to identify the resources available to help in the preservation or replacement of those units, and to identify those organizations that could assist in these efforts. lnventory of Existing Atfordable Uni�s Table 3.16 presents the inventory of affordable housin�units in the City of Cupertino and indicates the earLiest dates of ternlination of affordability restrictions for each project. �, �_ 3--4E ( HCD DRAFT��-i�a;�h 20Q9 � Table 3.16: Inventory of Affordable Rental Housing Units Number of tious�ho{d Income . Earfiest . Affordabfe Devefo�ments AfEordabfe linits Very Low ar Law Moderate Termination Date Sunrtyview Wes# 100 100 0 5/31/2004 22449 Cupertino Rd. Stevens Creek Viflage 40 40 0 6/30/2035 19140 Stevens Creek Bl�d. LeBeaulieu Apartments 27 27 0 9/12/2015 10092 Bianchi Way WVGS Transitional Hot�sing 4 4 0 7/14/2026 1 031 1-1 0321 G reenwood Ct. Beardon drive 6 8 0 11/2?J2024 ' ` 10i92-10194 Beardon Dr. Vista Vilfage 24 24 0 11/29/2056 10114 Vista Drive TOTAL 203 203 0 Group Homes ` Adult Toward [ndependent Living 8 persons WA 19147 Anne Ln. Pacific Autisrn Center for Education 12 persons 6/25/2025 19681 Drake Dr. 7576 Kirwin Ln - Below Market Rate(BMR)Rental Units Biltmore Apartments 2 2 0 6/30/2Q29 10159 South Blaney Aw. City Center Apartments 4 4 0 7/8/2026 20380 Stevens Creek Bl�d. Tfte Hamptons 34 34 0 10/20/2027 19500 Pruneridge Ave. Ario�Apartments 20 20 0 1/29/2028 19608 Pruneridge Ava. Forge-Nomestead Apartments 15 15 0 1/16/2027 20691 Forge W ay Aviare Apa�ments 22 22 0 7/8/2026 20415 Via Paviso Chateau Cupertino 10 10 0 3/1i2010 10150 Torre Ava. TO i AL 1 Q7 1�7 d Source: City o�Cuperino, 2008; BAE, 2008 i��s��i��r��r�c�s�a�� c�rp��e��t �e?� Ye�r� Tl�e affordable housi116 developn�ents at risk of coliversioi� duzzn�the next ten ��ears iilcludz those �'�lOSZ af10I'CI3b1IItV I'�StI"1Ct10I15 expire in 2017 or earlier. �s pres�nt�d in Table 3.16, th� � 33 3-4? I NCD DRAFT �€.�r-��I,�arcr, 2009 � affordability restrictions for the Le Beaulieu pro}ect will expire in September 2015. Cupertino Community Housing originally developed Le Beau�ieu in 1984 and utilized project based Section 8 vouchers. Mid-Peninsula Housin�Coalition, a nonprofit ar�anization, acqui�ed and rehabilitated the project in 1998. Le Beaulieu contai.ns 27 one-and twa-bedroom units for adults with physical disabilities who are able to live independently. All units are handicap accessible and affordable to low income households (less than 50 percent of AM�. The Le Beaulieu dev.elapment is considered to have a low-risk of convertin�to market rate because Mid-Peninsula Housin�Coali�ion is committed to maintaining tl�e property as affordable. While the Le Beaulieu project is the only subsidized development that is at-risk of convertin�to market rate, there are also 10 below market rate(BMR)units in the Chateau Cupertino development with affordability requirements expirin�in March of 2010. These 10 BMR units will likely convert to market rate when the affordability requirements expire. However,the City of Cupertino is committed to maintaining long-term affordability of its BMR units. As such, in 2005, the City increased the minimum affordability term for BMR units in new developments to 99 years. If Mid-Peninsula Housing Coaiition is unsuccessful in renewin�fundinj for the Le Beaulieu project,there are several other options for retainin�this affordable housing resource in the community. These include preserving the units as affordable or replacing them. A cost analysis of these two optians follows. Preserve Atfordabilify The HUD established Fair Market Rents(FMR) for Santa Clara County are generally Iower than prevailinj market rents in the Cupertino market area. As shown in Table 3.17, cumulatively,the monthly subsidy bein�provided to these 27 units is $15,900 per month, or�191;200 per year in 2008 dollars. If the property owner is willin�to enter into a rental subsidy ajreement«�ith the City or sozne other entity that would subsidize the rents on behalf of the lov��er-income renters,tlus would be the on�oin�cost to provide equivalent subsidies. 34 3-4a I HCD DRAFT�9�^�;t=t�;ar�^ 2009 Table 3.y7: At-Risk Housing Preservation Anatysis � Unit Type #llnits FMR(a) , Market Rents(b) Rer Unit Gap(c) Totai Gap(d) i BR 21 �1,113� $1,727 $614 $12,694 2 BR 6 �1,338 $1,B44 $506 $3,036 Total 27 �15,930 Yearly Cost to Preserve 27 Units(e) $191,16� Total Cost to Replace Units(f} �2,278,271 Notes: (a)2009 Fair Market Rents for Santa Clara County as estab(ished by HUD. (b)Frevaifing market rents in the City of Cupertino,as reported by RealFacts. (c)Represents the difference between Fair Market Rents and prevailing market rents. (d)The total difference between rents received by project sponsors and the potential rental income the project could receive if all units were rented at prevailing market rates. (e)Represents the yearly cost to preserve current affordability�evefs in current.2008 dollars. (fl Represents the net present vafue of the yeariy rent subsidy based on a 30 ysar mortgage period and an inferest rate of 7.5 percent. Source:BAE,2008 Replace Affordable Units As an alternative to pzoviding ongoin�monthly rent subsidies,the City or another entity could attempt to purchase or develop replacement housing uzuts that could be rented to the displaced lawer-income households at similar rents. In order to make this possible, it would be necessary to provide a subsidy for the purchase or construction of tt�e replacement units that would be the equivalent of$191,200 per year in current dollars. The initial investment in existing or new housing units that would be necessary to allaw a$191,200 reduction in annual rent can be estimated by calculating the net present value of mort�a�e payments equal to $1�,900 per month on the theory that if the property manajer(e.g., a non-profit housin�or�anization) can reduce its required mort�a�e payznents by�15,900 per month,then it could reduce the rents that it needs to char�e its tenants by a similar amount. Based on a 30-year mort�age term at 7.� percent interest, it would take an ulitial investment of approximately�2.28 million to reduce the monthly debt service by �15,900 per month. This analysis, ho«�ever, likely understates the true cost of replacin�t�1Z lli11L5, as it vt�ould be quite difficult to assemble an appropi-iate combination of subsidies to develop a sirr�ila�project��it1i thz same ilux of unii sizes and affordability level_s. �rr�ar��f�l ��s��rr�es Av�p�� a rf�� to As�F��i�a �res�r�� Clearly, the costs are substantial to preser��e or replace housina units that currently rent belo«- market rates. I�l li�ht of the cl�alleil�z. the City must consider wliar resourczs �e available to help �� . 3-49 I HCD DRAFT��[:;arc^ 2009 preserve or replace those units so that lower-income tenants are not displaced in the event that the projects are converted to market rates. The City has access to a range of different funds that could potentially assist in a preservation effort including: • City Affordable Housing Fund • CDBG Entitlement Funds • Mort�a�e Revenue Bonds � • State Grant Progranzs � Federal Grant Prob ams • Low Income Housing Tax Credits • HUD Section 8 "Mark to Market"Pro�ram • Housing Trust of Santa Clara Caunty � Once the City becomes aware of an impendina conversion, it will be necessary for to begin explorin�the availability of funding from various sources at that particular time. In many cases, the City will find it advanta�eous to collaborate with private affordable housin�developers or mana�ers to develop and implement a viable plan to preserve affordable housing units. Private developers can often bring additional expertise and access to fundin�, such as tax credits. The State Department of Housing and Community Development maintains a listing of affordable housin�developers and property mana�ers who have expressed an interest in workinj with local communities on preservation of affordable housin�projects. This database Iists organizations that are illterested 'ul working in any county within the State of Califonlia, includin�such well-I:no«m affordable housin�praviders as Mercy HousinQ, I�ic., and EAH,Inc. The database also lists numerous or�anizations that have expressed interest in workin�on preservation projects in Santa Clara County in particular. This list includes such organizations as BRIDGE Housing Corporation, the Nlid-Penulsula Housin�Coalition, and Eden Housin�. The or�anizations listed above are but a few of those listed in the HCD database that the City of Cupertino mi�ht consider as potential partners in the event that it becomes necessary to assemble a team to preserve an affordable housing project«�hose conversion to market rate housin�is imminent. 3.�. ��e��f He�u�ing l�eeds This sectiai� or the needs assessment profiles populations with special housina needs, includin� lar�e fa�nilies, singIe parent families,extremely Io`u income households, persons «�ith disabilities, elderly households, farm�vorkers, aiid homeless persons and iamilies. ��rr�� i�'��s��tolr�`s Cugertino has a smalle.r proportion of large households �defined as five or more Personsj tha» S�nta CI?ra Coui.ty. �s sho«m in Table 3.18, 10 F�ercetit of alI households in Cupertino has fi�-e or ��, .�o .3—�� I . HCD DRAFT #=��-�v�a;c� 2009 more persons in 2000 versus 16 percent in Santa Clara County overall. Large households were more common amon�homeowners than renters; 11 percent of homeowner households had five or more persons compared to ei�ht percent of renter households. Althou�h Cupertirto has a smaller proportion of large households than Santa Clara County, the city has a larger proportion of homes with three or more bedrooms. As sho��vn in Table 3.19, 61 percent of units in Cupertina had three or more bedrooms compared to only 53 percent of Santa Clara County homes. In Cupertino, the most common home confi�uration for renters was two bedrooms, while households that owned their own home were more like�y to live in three-bedroom units than any other housing type. Tabte 3.18: Ho�sehold Size by Tenure, 2000 Owner Renter Total Cupertino Number Percent Number Percent Number Percent 1-4 persons 10,309 89.3% 6,152 92.1% 16,461 90.4% 5+persons 1,231 10.7% 525 7.9% 1,756 9.6% Tota{ 71,540 1Q0.0% 6,677 i00.0% 18,217 100.Q% Santa Clara County 1-4 persons 286,006 84.5% 192,273 84.6% 478,279 84.5% 5+persons 52;630 15.5% 34,954 15.4% 87,584 15.5% Total 338,636 100.0% 227,227 100.0% 5E5,863 1�0.0% Sources: U.S. Census,SF3-H17,2000;BAE,2008. � �-� ,; � 3-51 I HCD DRAFT ��-�F�^� i�E�rc�t 2009 Table 3.1 s: Existing Housing St�ck by Number of Beciraoms,2000 Owner Households Renter Househofds Total Cupertinia Number Percent Number Percent t�umber Percent No bedroom 33 0.3% 315 4.7% 348 1.9% 1 bedroom 540 4.7% 1,930 28.9% 2,470 13.6% 2 bedfOOt7tS 1,B26 15.8% 2,524 37.8% 4�350 23.9% 3 bedrooms 4,21 B 36.6% 1,446 21.7% 5,664 31.1% 4 bedrooms 3,787 32.6% 397 5.9% 4,1 B4 23.0% 5 or more bedrooms 1,136 9.8% 65 1.0% 1,201 6.6% T�ta! 11,540 1 d0.0% 6,677 1 DO.Q% 18,217 100.0% Santa Clara County No bedroom 5,487 1.6% 29,370 12.9% 34,857 62% 1 bedroom 16,168 4.8% 76,008 33.5% 92,176 16.3% 2 bedrooms 62,956 18.6% 75,466 33.2% 138,422 24.5% 3 bedrooms 132,230 39.0% 33,922 14.9% 166,152 29.4% 4 bedrooms 96,071 29.0% 10,633 4.7% 108,704 19.2% 5 or more bedrooms 23,724 7.0% 1,828 0.8% 25,552 4.5% Total 338,636 100.0% 227,227 10Q.0% 565,863 100.0% Sources: US Census,SF3-H42,2000;BAE,2008. Female-I{eaded Househo/ds Single female-headed households with children tend to have a higher need for affordable housin� than family households in �eneral. Tn addition, such households are mare likely to need childcare since the mother is often the sole source of income and the sole caregiver for children within the household. Tab1e 3.20 shows that in 2000,there were 600 sinjle female householders with children in Cupertino. As a proportion of alI families, such households represented three percent of aII households in Cupertino and five percent of family households in the city. However, sin�-Ie female l�eaded households with children Iivin�in poverty represented 31 percent of all families livin� below poverty in Cupertino in 2000. As Table 3.21 shows, there were approximately 160 su�gle feinale headed households ��vith children livina below poverty in the City. The U.S. Census Bureau sets poverty level tlZresholds eaclz year and they are often used to establish eli�ibility for fe.deral SzI"VICZS. � n v O �-rJL � HCD DRAFT F�--R�"a►ch 2009 Tabie 3.20: Family Characteristics, Cupertino, 2000 Percent � Household Type Number af Total 1 person household: 3,532 19.4% Male househoider 1,680 9.2% �Female householder 1,852 10.2% 2 or more person househo{d: 14,674 8Q.6% Family househo/ds: � 13,642 74.9% Married-couple family: 11,771 ' 64.7% With own children under 18 years 6,853 37.6% Other famify: 1,871 10.3% Mafe householder,no wife present: 651 3.6% With own children under 18 years 222 1.2% Femafe householder,no husband present: 1,220 6.7% With own children under 18 years 617 3.4% Nonfamily house(�olds: 1,032 5.7% Male householder 693 3.6% Female householder 339 1.9% Total Households 18,206 100.0% Sources:U.S.Census,SF3-P10,2000;Bay Area Economics,2008. Tabfe 3.21: Poverty Status, Cupertino, 2000 Families Below Poverty Line Number Percent Maried-couple Family 285 56.5% Other Family Male Householder 61 12.1% Femafe Househo(der 158 31.3% Total Families Belovr Poverty Line 504 10Q.0% � Sources: U.S.Census,SF3-P90,2000; BAE,2008. Accoi-din�to Claritas estimates, the number of sin�le fema]e householders with children rose to 700 or four percent of all households in ?G08. Cupertino's proportion of sin6le female headed hou,ehold� ��ith children is lo��-er than Santa Clara Couiitj-'s proportion of five percznt. Ii1 addition, Cupei�ino has an esiimated 200 sin�le male h�aded ho�seholds «-ith childl-eF1 in?Q08. �x�re��F,�-f�aec�� F�or�� '�tr�mely lo��-income households a.e defined as househaldS �3rIllila I�ss than 30 p�.rCZIlt GT 3I"�a il�edian itzcome. These 11ou�eI7oIds i1�ay i-equire speciiic Izcusin� solutions such as deepei- income 3Q � 3-53 ` HCD DRAFT��-E�4arct�� 2009 � , : targetin�for subsidies,housing with supportive services, single-room occupancy units, or rent subsidies or vauchers. In 200U, 1,300 Cupertinn households earned less than 30 percent of ANII. Extremely Iow-income households represented 10 percent of all renter households and five percent of aIl owner households in the city. A majority of extremely low-income households were severely overpaying for housing; 61 percent of renters and 55 percent of homeowners paid more than 50 percent of their �ross income on housing. Table 3.22: Housing Needs, Extremety Low-{ncame Househoids, Cup�rtino Renters Qwners Total Total Number of ELI Households 687 620 1307 Percent with Any Housing Problems 66.5% 65.5% fi6.0% Percent with Cost Burden(30%of income} 63.6% 63.2% 63.4% Percent with Severe Cost Burden(50%of income) 61.0% 54.7% 58.0% Total Number of Households 6,683 11,534 18,217 Percent ELI Househofds 10.3% 5.4% 7.2% - Sources: HLJD,State of the Cities Data System: Comprehensive Housing Affordability Strategy = - (CHAS)special tabulations from Census 2000;BAE,2008. Seniors Many elderly residents face a unique set of housinj needs, lar�ely due to physical Iimitations, fixed incomes, and health care costs. Unit sizes and accessibility to transit, health care, and other services are iinportant housin�concei�s for the elderly. Housin�affordability also represents a key issue for seniors, many of whom are livin�on fixed incomes. ' As Table 3.23 sho«s,u1 ?000, 18 percent of Cupertino householders «�ere 65 years old or older, slijhtly higher than the 16 percent of Santa Clara County's population. A lar�e majority of elderly Izouseholds owned their homes; 86 percent of elderly households were hoineowners, compared to �9 percent of householders a6ed IS to 64 years. � 40 �—�4 � HCD DRAFT ��-!rf:arct� 2009 Tabfe 3.23: Elderly Households by Tenure and Age, 2000 Cupertino Santa Clara county_ 15-64 years Number Percent Number Percent Owner 8,605 58.6% 268,358 56.6% Renter 6,222 41.4% 205,742 43.4% Total 15,027 1 Q0.0% 474,10Q 100.0% 65 plus years Owner 2,735 85.7% 70,278 76.6% • Renter �455 14.3% 21,485 23.4% Tota! 3,190 'IOO.Q% 9i,763 100.0% Total Householders 18,217 565,863 Percent Householders 65 plus years 17.5% 16.2% Sources: US Census,SF3-H14;BAE,2008. Cupertino's elderly renter hauseholds were more likely to be lower-income than elderIy owner households. Table 3.24 indicates that 65 percent of elderly renter households earned less than 80 percent of inedian family income compared to 36 percent of elderly o«ner households. - Tab(e 3.24: Household Income of Elderfy Households by Tenure, Cupertino, 2000 (a) Elderly Renter Households Number Percent <-30%MFI 190 39.2% >30%to<=50%MFI 65 13.4% >50%to<=S0%MFI 60 12.4% >=80%MFI 170 35.1% To ta I 485 100.0% E(derfy Owner Househo(ds �lumber Percenf <=30%MFI 294 10.7°0 >30°o to<=50°o MFI 395 14.4°6 >50%to<=8Q°o MFI 297 i 0.8°� >=E0°io IVIFI 1,765 e4.2°,% Total 2,751 �00% Notes: (a) Figur2s reported above are based on the HU�J-published CHAS 2000 data series,�vhich uses r�poried 1999 incom2s. CH.4S daia r�flect HUD-de`inad household income fimit;.`or various fIOiJScilGid jlLC�.YViiICh ai c Ca�CU��ic(j i'vi CUGci�ii i0. Sourc�s: Hl1D, State of the Cities Daia Sys'tem: Comprehensive Housing A�iordabilii�S�raiegy (CHAS)special tabulations�rom Census 2000; 6AE,2008 41 r v—v� I HCD DRAFT��°�-�i�'�arcE� 2009 Generally, elderly households across the country tend to pay a larger portion of their income to housing costs than other households. WY�ile 31 percent of all renter households u�Cupertino were overpayin�for housing i.n 2000, 62 percent of elderly renter households were paying more than 30 percent of their income toward housing. On the othzr hand,the proportion of elderly owner households overpayin�for housin�was smaller than the proportion of all Cupertino owner households; 22 percent of elderly owner households overpaid for housing versus 28 percent of a11 Cupertino owner households. Tab{e 3.25: Housing Cost Burden by Elderly Hausehalds, C�pertino,2000(a) " All Elderfy Extr.Low Very Low Low Median+ Households Efderfy Renter Households 190 65 60 170 485 %with any housing problems 71.1% 69.2% 58.3% 50.0% 61.9% %Cost Burden>30% 71.1% 69.2% 58.3% 50.0% 61.9% %Cost Burden>50% 71.1% 69.2% 58.3% 11.6% 48.5% Elderly Owner Households 294 395 297 1,765 2,751 %with any housing prob{ems 54.1% 32.9% 12.8% 16.1% 22.2% %Cost Burden>30% 50.7% 32.9% 12.6% 16.1% 21.9% %Cost Burden>50% 44.2% 20.3% 6.1% 3.7% 10.7% � Notes: (a) Fgures reported above are based on the HUD-published CHAS 2000 data series,which uses reported 1999 incomes. CHAS data reflect HUD-defined household income limits,for various household sizes,which are calculated for Cupertino. Definitions: Any housing problems:cost burden greater than 30%of income and/or overcrowding and/or without complete kitchen or plumbing facilities. Renter.Data do not include renters living on boats,RVs or vans.This excludes approximately 25,000 households nationwide. Cost Burden:Cost burden is the fraction of a household's total gross income spent on housing costs. For renters,housing costs include rent paid by the tenant plus utilities. For owners,housing costs include mortgage payment,taxes,insurance, and utifities. Sources: HUD,State of the Cities Data System: Comprehensive Housing Affordability Strategy(CHAS)special tabulations fr�m Census 2000; BAE,2008 Cupertino offers a number of resources for seniors. As shown in Table 3.26, there are six Residential care facilities for t��e elderly and three skilled nursin�facilities in Cupertulo. Residential care facilities for the elderly (RCFEs j, also �no��%n as "assisted livin�" or"board and care" facilities,pravide assistance «�ith some acti��ities of daily 1i`'llla��hile still allo��'lIl�I'2SIC�eI1tS to be inore independent th�i in most nursuza homes. Skilled nursin�facilities, also kno«7n as IlUI'SlI��hon�zs, offer a hi�her leve.l of care; «-ith�e�iste�ed nurses nn staff 2=? hours a da5-. I�I addition io assisted li`�ina facilities, therz are t`��o subsidized independent senior hoLSina de��elopz�nents ul the City. As sho��n in Table 3.26, there are a total of 11� Lulit of afrordable ser.ior 1�ousul� in Cupertino. Demartd for tl��se subsidizcd uilits is Iugh. Stuff 3t SLIlIl��vie��T�st cStlillBtZ�Il3i tI1�1'Z IS O�ZI' JOO�eople on �he waitin� Ii�t ai;d it cun-c��tiv take� approxiir,atzlv � �'eai-s for indi�Jiduals to ��t 3 LIlIL. / 42 3-55 � HCD DRAFT �=^�-��-R��;�;c:; 2009 Table 3.26: Housing Resources for the Elderly Residential Care Facilities fof the Elderiy Location Capacity The Forum at Rancho San Antonio 23500 Cristo Rey Drive 741 Paradise Manor 4 19161 Muriel Lane 6 Pleasant Manor of Cupertino 10718 Nathanson Avenue 6 Purgien of Cupertino � 10366 Miller Avenue 12 Sunnyview Manor(a) 22445 Cupertino Fiaad 115 Zen's Care Home 20351 Ballinger Road 6 Totai 886 Skiffed Nursing Facifities Health Care Center at Forum at Rancho San Ant�nio 23500 Cristo Rey Drive 48 Pleasant View Convalescent Hospital 22590 Voss Avenue 170 Sunnyview Manor � 22445 Cuper�ino Raad 47 Total 265 Subsicfized Independent Senior Rental Housing Chateau Cupertino 10150 Torre Avenue 10 Park Circle 20651-20653 Park Circle East 8 Sunnyview West 22449 Cupertino Road 99 Total 107 Notes: (a)Sunnyview Manor has 115 units for independent and assisted(RCFE) living. All 115 units are ficensed as RCFE units,but residents may choose between indpendent and assisted living options. The distribution of indpendent and assisted fiving units varies over time. • Source:California Department of Social Services,2008;California Healthcare Foundation,2008; Avenidas,2008;City of Cupertino,2008;BAE,2008 Persons �rifh Disability A disability is a physical or mental�mpairment that liinits one or more major life activities. Persons with a disability generally have lower incomes and often face barriers to finding employment or adequate housing due to physical or structural obstacles. This segment of the population often needs affordable housin�that is located near public transportation, services, and shoppin�. Persons «�ith disabilities may require units equipped«�ith«�heelchair accessibility or other spe.cial fe.atures that accommodate physical ar seilsory Iimitations. Dependin�on the severity of the disabilit}�, people may live independently�uith some assistance in their own homes, or may require assisted Iivina and supportive services in special care facilities. ' `��ithin th�papulation of civiIian, non-institutionalize.d residents over the age of fi�,�e; I 1 percent and 16 percent had a disability in C�pert�o ai�d Sas7ta Clara County, re�pecti��el}r. 43 3-5? � HCD DRAFT�°��E►�a�ch 2009 Tabfe 3.27: Persons with Disabilities by Empfoyment Status, 2000 Cupertino Santa Clara County Percertt of Percent of Tofal Total Number Population Number Population Age 5-64,Empfoyed Persons with a Disability 2,149 4.6% 114,389 7.4% Age 5-64,Not Employed Persons with a Disability 1,429 3.0% 79,730 5.1% Persons Age 65 Plus with a Disability 1,504 3.2% 60,610 3.9% Total Persons with a Disability 5,082 10.8% 254,729 • 16.4% Tatal Population(Civi(ian Non-institutionafized 5 years+) 47,1�2 100.Q% 1,�52,2i7 100.0°10 Sources: U.S.Census,SF3-P42,2000; BAE 2008. Accordin�to the 2000 Census,physical disabilities represented the most pervasive disability type for seniors. Among people under the age of 65, 28 percent of disabilities prevented individuals from workin�while 17 percent of disabilities prevented people from leavin�their home to shop, visit the doctor, or access other services (a"go-outside-home disability"). Physical disabilities affected approximately 650 Cupertino residents. � Table 3.28: Persons with Disabifities by Disabil�ty Type,2000 � Cupertino Santa Clara Couniy Percent of Percert of Tatal �atal Number Disabilities Number Disabi(ities Total Disabilities forAges 5-64 5,647 66.7% 319,867 72.4% Sensory Disability 376 4.4°o 18,284 4.1% Physical disability 647 7.6% 41,897 9.5% Mental disability 617 7.3% 34,919 7.9% Sel`-carz disability 201 2.4% 14,885 3.4% Go-outside-home disability 1,�53 17.2% 79,636 18.0% _ Employment disability 2,353 27.8% 130,246 29.5% Total Disabilities for Aoes 65 and Over 2,823 33.3%o i21,693 27.6°0 Sensory Disability �56 6.6°0 20,564 4.7°� Physical disabili�y 902 11.4°io 39,508 8.9% Mental disability 303 3.6°0 18,128 4.i°o Self-care disability 280 3.3% 12,897 2.9% Go-outsioe-home disability 722 8.5% 30,596 6.9°% Tota! Disa�ilities Tallied 8,4�0 100.0% 44�,560 10Q.0% Sources: U.S. Census,Sr3-P41,2000; BAE 2008. Ta'�Ie �.29 bela��- �u��na�ize; ilic IiCZii�cu COiTiil�liIli��% Caic iaCIlI�IcS lil Cli��i.ili!0 �l��l �CIZ'C 5l.)111C of the citv's special needs `roups. <�duIt i-esidential faciliti�s offer 2��houi-non-me.dicaI care for 44 3-5� I � HCD DRAFT�-=��-r-��Earch 2a09 adults, a�es 18 to 59 years old, who are unable to provide for their daily needs due to physical or mental disabilities. Group homes, small residential facilities that serve children or adults with chronic disabilities,provide 24 haur care by trained professionals. :.,;,,,.,_ Table 3.29: Community Care Facilities in Cupert�na Adult Residential Facilities Location Capacity _ Paradise Manor 2 19133 Muriel Lane 6 Paradise Manor 3 19147 Muriel Lane 6 Total 12 , Group Homes Pace-Morehouse 7576 Kirwin Lane 6 Pacific Autism Center for Education Miracle House 19681 Drake Drive 6 • T�tal 12 Source:California Department of Social Services,2008;California Healthcare Foundation, 2008;BAE,200B Farm workers As shown in Table 3.30, the USDA Census of Agriculture reported that there we.re approximately _- 5,500 farmworkers ul Santa Clara County in 2002. A majority of farmworkers(69 percent) was seasonally employed, workin�iess than 150 days a year on a farm. TabEe 3.30: Farmworker Trer�ds, Santa Clara County, 1892-2Q02 (a) Percent � Santa Clara County 1892 1997 2�02 Change Hired farm labor(farrris) 438 494 484 10.5°0 Hired farm labor(workers) 6,821 5,779 5,?56 -20.0% California Hired farm labor(�arms) 38:347 36,450 34,342 -10.4°0 Hired farm labor(workers) 583,794 549,265 535,526 -8.3% Notes: Includes hired farm labar(workers and payroll). Source: USDA Census o�Aariculture,Tabfa 5; 1997;Table 7,2002; BAE, 2008. �°ar;r��fes �r��fr��fErE��►�� E� ��e��T�rr��f��e�r��f�r �`�a��i�fa�taf�f�eft��e Dema?Zd tor emer6eilc}� and trailsitioi�al sl�elter in Cupertino is difficult to det�r�nine.. �iven th� episodic nature of homelessness. �enerally, episodes of homelessiless amon�famili�s or '5 ?-59 I HCD DRAFT e^�'' "�' .�a:-Ch 20�09 individuals can occur as a single event or periodicaily. The 2007 Sanra Claf-a Couazty Honzeless Su�vey reported a point-in-time count of 7,2Q2 homeless people on the streets and in emer�ency shelters,transitionai housing, and domestic violence shelters. This included 53 homeless individuals in the City of Cupertino. This count,bowever, should be considered conservative � because many homeless individuals cannot be found,even with the most thorou�h methodology. Tabfe 3.31: Santa Ctara Co�nty Norneless Census and Survey, 2007 (a) InciividuaEs Total Setting Individuals Within Families Poputation %Total Cupertino Unsheltered(b) 15 0 15 2B.3% Emergency Shelters 26 12 38 71.7% TOt31 41 12 53 1 D0.0% %Total 77% 23% 100% Santa Clara County Unsheltered 4,840 261 5,101 70.6% Emergency Shelters(c) 759 240 B99 13.9% Transitional Housing Facilities(c) 346 756 1,1�2 15.3% Tofal 5,945 1,257 7;2D2 10o.0% %Total 62.5`Yo 17.5°0 'i 00.0% Notes: ' (a)This Homeless Census and Survey was conducted over a two day period,from Jan.29 to Jan.30th,2007.Mountain View unsheltered homeless data was collected on Jan 30,2007.This survey,per HUD's new requirements,does not include people in rehabilitation facilities,hospitals or jails due to more narrow HUD definition of point-in-time homelessness. (b)Individuals found sleeping in cars, RV's,vans,or encampments are considered part of the"unsheltered"homelass. In this survey,57 individuals were counted sleeping in motor vehicles in Mountain View on Jan 30,2007. (c)Emergency Shelter and Transitional Housing data was collected from individual facilities on Jan.28,2007. Sources:Homeless Census and Survey,Santa Clara County and Applied Survey Research(ASR),Jan 29-30,2007;BAE,2009. Table 3.32 below provides a listing of facilities w�ithin Cupertino that serve the needs of homeless. Emer�ency shelters provicie temporary shelter for individuals and families while transitional sheIters serve families makina a transition from homelessness to permanent housing. West Valley Community Services operates a rotatinQ shelter proaram and a transitional housin��acility for homeless individuals. 46 3-6G I _ HCD DRAFT �=��-l�EGrch 2009 � Tabfe 3.32: Homeless Facilities in Cupertino Organization/Agency Facifity Address Total Becfs Emergency Shelters West Valley Community Services Rotating Shelter 11 churches and one synagogue 15 in Cupertino,Sunnyvale,and Saratoga Transitiona!Housing West Valley Community Services Transitionai 1 031 1-1 0321 Greenwood Ct. 4 . Tatal 19 Sources:City of Cupertino,2009;BAE 2009 The rotatin�shelte.r pro�ram provides shelter,food,transportation,job search apparel, and case mana�ement services to hameless men. The shelter operates at 11 churches and one syna�o�ue in C�.ipertino, Sunnyvale, and Sarato�a. The program provides assistance for IS homeless men for 90 . days, including an avera�e of about five men from C�pertino. The pro�ram typically has a waiting list of 20 people. West Valley Community Services staff believes that there is a need for more emergency shelter services in Cupertino. In addition,West Valley Community Services owns and operates a transitional housina proJect which accommodates up to four workin;homeless men and homeless women with children. The pro�ram serves successful�raduates of the rotatin�shelter program and other eiigible individuals. 3.8. Summary • Cupei-tino grew faster than Santa Clara County and the Bay Area between 2000 and 2008. The CitS�'s population increased by 10 percent from�0,600 people to �5,600. However, some of this �rowth is due to the annexation of 168 acres of unincorporated land in Santa CIara County betv,�een 2000 and 2008. • ABnG projects Cupertino «jill �ro«-to 60,6Q0 residents by ?035. �anta Clara County and the Ba}� ��ea are anticipated to experience lar�er population increases of 29 aild 23 percent bet«een 2005 and 2035; Cupertino's population is e�pected to increase by 11 percent durinj the sam�time. � CLi�iclrt1i10 Y11S a11 aQ1Il��opulation. The median a�Z lI� CllP�Ii1110 1"O�Z iI"OITI J7.9 yzars oId in 2000 to T0.8 y�ars old in 2Q08. The perc�nt of elderly resident�, a�ed 6� years old and 01(��I', 111CI�3S2CI fI"0111 l l ��I'C�I�L t0 IJ i3ZIC�Ilt. �7 � 3-6� I . HCD DRAFT �Qn�°��-�� a",arcn 2009 • The City has a high percentage of family households; in 2008 family households comprise 75 percent of all households in Cupertino, compared with 70 percent of Santa Clara County households. � • Cupertuio is becomin�an increasingly jobs-rich city. The number of jobs in Cupertino increased by 14 percent between 2003 and 2007 w�iile the number of emplayed residents increased by just five percent. � The City's housin�stock is dominated by single-family detached homes; 61 percent of homes were single-family detached dwellin�s in 2008. Although the number of lar�e multi-family housulg units experienced the most rapid�rowth between 2000 a.nd 2008, Cupertino still has a smaller proportion of multi-family housin�units than Santa Clara County. � �irtually aI1 housin�units in Cupertino have coinplete plumbing and kitchen facilities; less than one percent of homes lack these facilities. A certain small number of single-family homes in certain areas show need of rehabilitation and improved maintenance. -_ • Housing costs have inereased since 2000. Single-family home prices rose by 40 percent between 2000 and 2008 while condoininium prices increased by 42 percent. � � • All but above moderate income households would have difficulty purchasing a single- family home or condominium in Cupertino. � Current market rents of$2,762 for a t1u-ee bedroom unit exceed the maximum affordable monthly rent for extremely low income, very Io��v income, and Iow income households. • I�I 2000, 31 percent of renters and 28 percent of homeowners �uere overpayin�for housin�- in Cupertino. • TI7 �Q��, 62 perc�nt oi elderly renter househalds «%CI"z 0�%zI�?2�%IIl�i0i I�GLISIIl�'. • The 2007 Santa Clara Cou�zn-Ho»�eless Si�n�e��r�ported a point-in-time count of;;20? homeless people on the streets and in emer;ency Shelters, transitional hou�ina, and domestic violence shelt�I"S,II1CIllCI1I1�S� II1C�1\'IC�iIaIS II1 t�lZ Clty' Oi CL1�7ZtIIlO. 48 3-02 I . HCD DRAFT �=�'�'�:��-�r2�c�? 2009 � � � � � � � � � .F � d � � � � � t`� � � � � �` � � �' t` E� � �`1CC � E � [� � � Q � f' � � � � This section of the Housin�Element discusses Cupertino's projected housin�needs for the current planning period, which runs from 7anuary l,2007 throujh June 30, 2014. 4.1. Regior�al Housing Needs A[lacation (RHNA} Pursuant to Californ'ia Govemment Code Section 65584, the State,regional councils of govemment (in this case, ABAG) and Iocal�overnments must collectively determine each locality's share of re�ional housing need. In conjunction with the State-mandated Housin�Element update cycle that requires Bay Area jurisdictions to update their Housin�Elements by June 30, 2009, ABAG has allocated housing unit production needs for each jurisdiction within the Bay Area. These allocations set housi.ng production �oals for the planning period that runs from January l, 2007 .throu�h June 30, 2014. The followin�is a summary of ABAG's hausing need allocation for Cupertino, alon�with housing production data for the 2007-2014 time periad. Table 4.1 presents a summary of ABAG's housin�needs allocation for Cupertino for 2007 to 2014. Table 4.1: RHNA, Cupertino,2007-2014 Projected Percent Income Category Need of Total Very Low(0-50%of AMI) 341 29.1% Low(51-80%AMI) 229 19.6% , Moderate(81-120%of AMI) 243 20.8% Above Moderate(over 120%of AMI) 357 30.5% Totai Units 1,170 i00.0% Sources: ABAG,2007; BAE,2008. The City of Cupertino may count housin�units cc�nstructed, approved, or proposed since January l, 2007 toward satisfying its RHNA �oals for tl�i5 piannin�period. As �hown in Table�.2, �47 units have been constructed or appro�red within this plannin�pel7od. The City has alread}�met its � P.HNA for above made�-ate-income units, but has a remainin�allocation of 717 very lov��-, Io��s,�-, and inoderate-income uTlits. 4g ti v C+ � HCD DRAFT ��°-�01._ t��arct� 2009 Tabfe 4.2: Units Constructed or Approved, 1/1/07- present Affordability Address Project IJame APN Very Low Low Moderate Above Total � r. 10056 Orange A�e. 357-17-058 0 0 0 2 2 10217 Pasadena A�e. 357-18-025 0 0 0 1 1 21871 Del�res A�e. 357-14-026 0 0 D 1 • 1 10121 Pasadena Ave. 357-17-Q.45 0 0 0 1 1 - . . Sandhill Main Street Senior Housing 316-20-078,79,85 0 0 24 136 i 60 1 01 23/1 01 50 N.Wolfe Rd. Rose Bowl 316-20-037 0 0 31 173 204 . .. 2600 Homestead Road Villa Serra 326-09-056 9 8 0 99 116 10630 Linnet Lane 316�7-017 0 0 0 3 3 � . .. ... iD855 N.Stelling Rd. Las Palmas 326-07-037 0 0 3 19 22 22823 San Juan Fioad 342-22-D78 0 0 0 1 1 21947 Lindy Lane 356-25-029 0 0 0 1 1 19935 Price St. Senior Housing Solutions 369-05-035 5 0 0 0 5 19489 Rosemarie Place Maitri Transitional Housing 375-01-008 B 8 0 0 16 . . � . 10424 Alicia Ct. Second dweliing unit 342-45-026 0 0 0 1 1 10826 Bubh Rd. Second dwelling unit 362-02-028 0 0 0 1 1 10562 Culberison Dr. Second dwelling unit 375-34-037 0 0 0 1 1 20896 Elenda Dr. SF home w!2nd unit 326-30-023 0 0 0 2 2 20874 Garden Gate Dr. Second dwelling unit 326-30-033 0 0 0 1 1 6676 John Dr. Second dwelfing unit 369-23-008 0 0 0 1 1 1 01 64/1 01 66 Mann Dr. SF home w/2nd unit 326-19-008 0 0 0 2 2 10591 Wunderfich Dr. SF home w!2nd unit 375-33-053 0 0 0 2 2 18760 Tilson A�enue Second dwelling unit 375-17-040 0 0 0 1 1 19110 Tilson A�;nue Second dwalling unit 375-05-001 0 0 0 1 1 10400 Mann Dr. Second dwelling unit 326�5-010 0 0 0 1 1 Total Credits 22 16 58 451 547 2007-2014 RHNA 341 229 243 357 1,170 Balance of RHI�A(a) 319 213 185 n/a 717 Notes: (a)6alanc2 oT RHNA is equal to sum of wry le�a�, Ie�v, and moder�te-incom�uni'ts. City h?s setisned its abow moderete income RHNA. Sources:City of Cupe�ino,2009; BAE, 2009 4.�. E-io�sEng P��e�� fQr �xtr�rrc��y �o�rr-ir�� -i��ser�c�id� State law require5 Housina Elzments to quantify and a��aIyze the existin6 and projected Izousin� needs of ext�zmely low-incoil-�e households. HUD defines a1i extrelneIy]o«�-inceme household as one eaming less than 30 percent of Al`�I. Tl�ese I�ouse.ho:ds ei�counter a unique set of housinQ situations and n�eds, and may often include special needs populaiions or reprzsent families and individuals receivin�-public assistance, such as social security insurai�ce (SSI) or disabiliLy 5Q �—E4 � HCD I3RAFT �=r�T��^° d��arc^ 2009 insurance. � As discussed in the Needs Assessment section of the Housinj Element, approximately 1,300 Cupertino households earned Iess t�1an 30 percent of AMI in 2000. Extremely low-income households represented 10 percent of all renter households and fi`Te percent of all owner households in the city. To estimate the projected housing need far extremely low-income households, 50 percent of . Cupertino's 341 very low-income RHNA units are assumed to serve extremely low-income households. Based on this methodolojy, the City has a projected need of 171 units for extremely low-income households. Extremely Iow-ulcome households often rely on supportive housing as a means of fransitionin� into stable,more productive lives. Supportive housing combines housing with supportive services such as job traininQ, life skills training, substance abuse pro�rams, and case management services. Efficiency studios can also provide affordable housin�opportunities for extremely low-income hous.eholds. 51 3-65 � NCD QRA�T ;�=�k��-t��arcE: 2009 � � � � f� � � E�� C� Ct � � �' �: [ � � � Section 6�583(a)(4) of the Califonlia Government Code states that the Housulg Element must analyze "potential and actual governmental constraints upon the maintenance, improvement, or development of housin�for aIl income Ievels, includin�land use controls, building codes and their enforcement, site improvements, fees and other exactions required of developers, and local processin�and perm.it procedures." Where constraints are ident�ed, the City is required to take action to miti�ate or remove them. In addition to �overnment coilstraints,this section assesses other factors that may constrain the production of affordable housing in Cupertino. These include infrastructure availabi�ity, environmental features,economic and financing constraints, and public opinion. Recent court rulin�s have removed some of the mechanisms local �overnment traditionall�- has used to require developers to provide affordable housin�. thus exacerbatin�the difficultv of ineetin�the number of units determined necessarv bv the re�iona] housin�needs assessment. 5.1 . Governn�en� Constrain�s Govemment regulations affect housing costs by limitin�the supply of buildable land, settin� standards and allowable densities for development, and exactul�fees for the use of Iand or the construction af homes. The increased costs associated with such requiren�ents are often passed on to consumers in the form of hijher home pi-ices and rents. Potential re�zlatory constraints include local land use policies (as defined in a community's general plan), zoning regulations and their accompanying development standards, subdivision re�uiations, �rowth control ardinances or urban limit lines, and development impact and building permit fees. Len�thy approval and processing times also may be re�ulatory constraints. �'eneras Plan The Cupertino General Plan 2000-2020 was completed in November 200�. The comprehensi�le upciate provides the policy and proa-z-am direction nzcessary to �uide the City's la��d use deci5ions II1 tI1�first t��o decades of the 21st centu�y. TIiZ Z�:15tII1�Gene�al Plan is cun-e.ilt and 1c�all�� adequate and is not considered an impe.diment to housin�production. �s required by State Ia��, �he General P1an includcs a la?�d use map indicatin�the allo��-able uses and dznsitie� at �-�arious Iocations in the cit}°. The Land Us�/Comniunit��D�SIv?I1 SzCt10I1 Of the Plan identifie.s rlti�e cate�ories of re�idelZtial uses based on d��%ZIIlI7�LT!lI C�eIlSlty, expressed as tl�e numbcr of d«�eIling units permitted per oross acre. l�Ze "Very Lo��Y Bensity" clas�ificatioii, intended to protec�environmentall}� sensiti`-e areas irom extensi��e developmei�t and to protect human lifL fram ��azards associated Vdl��l t�OGCIS, t1IZS, a��ci unstable te��-ain, a��plizs one of iaur �2 � �—�: I HCD DRAFT�=��--t�3a-c� 2009 slope-density formulas to deterrnine allowable residential density. The"Low Density" and "Low/Medium Density"categaries promote traditional si.ngle-farni.ly development, allowing densities of 1 to S units.per�ross acre and 5 to 10 units per�ross acre;respectively. Finally, the "Mediurn/High Density" and the"High Density�'categories provide for a wide range of multi- family housing oppartunities at densities of 10 to 20 units per gross acre and 2Q to 35 units per gross acre,respectively. In addition to the five residential cate�ories,the General Plan allows for residential uses in the"CommerciaUResidential"and"Neighborhood CommerciallResidential" land use cate�ories. None of the City's General Plan policies have been identified as housin�constraints. The General Plan does not define whether residential units are to be rented or owned ar whether they are to be attached or detached. The General Plan's Iand use policies incorporate housing�oals, includin�the followin�: Policy 2-1: Concentrated Development in Urban Centers—Concentrate development in urban nodes and selectively include housing witli office and commercial uses in appropriate designated centers. Policy 2-15: Multi-Family Residential Design—Maintain a superior living environment for multi-family dwellin�s. Policy 2-16: Single-Farr�iIy Residential Design—Preserve the character of residential neighborhoods by requiring new development to be compatible with the existing neighborhood. Folicy 2-19: Jobs/gior�sing Balance—Strive for a more balanced ratio of jobs and housinj units. �alicy 2-23o Cor�gatibi�ity�f I�ot Sizes—Ensure that zonin�, subdivision; and lot line adjustment requests related to lot size or lot design consider the need to preser`�e neiQhborhood lot patterns. The C'reneraI plari contains very few policies addressing the sitill�of housinQ, other than those pertaininQ to hillside areas. The City's land use policies limit development in hillside areas to protect hillside resources but allo��s for lo«-intensity residential de�-elopment i:� the foothills. Thus; e�-en ir� hillside areas; the General Plan creates limited opportunities for hou�in�production. �ar�ic�c� C�rc�ir�a�e� The Cupertilzo Zonin�Ordu1a21ce establishes de��elopr11e11t standards and dei�sities foi-n�� housin� in the City. These re�ulatioi�s ii�clude nuniinum lot sizes, illaximum i�umber of d«��11in6 units per acre, Iot«�idth, setbacks, Iot coveraa�, maximurr.buildin�heiaht, �I7Cl ITllI11T17llIl� paI'k1t1� � 53 3-Q7 � HCD DRAFT �s��td�arci� 2009 requirements. These standards are summarized in Appendix F. As required by state law,the Cupertino's Zoning Map is consistent with the General Plan. The City's residential zoning districts and their respective pernutted densities and development sta.ndards are summariz,ed below. R-1 Sing�e Tamily Residential. The R-1 District is intended to create,preserve, and enhance areas suitable for detached sinale-family dwellinjs. The District includes five sub-districts that vary by rizinimum Iot size from 5,000 square feet to 20,000 square feet. Residential structures in � the R-1 District are limited in size by a maximum lot coveraje of 45 percent and a maximum floor area ratio of 45 percent. Setbacks are 20 feet in the front and rear yards and a combined 15 feet of side yards, with no one side yard setback less than 5 feet. The m�imum building hei�ht of 28 feet allows for a wide ran�e of sin�le family housing types on flat terrain. Structures in R-1 Districts with an"i" designation at the end are limited to one story (18 feet). � Two-story structures in the R-1 District require a Two-Story Resideniial Permit. The Director of Community Development may approve,conditionally approve, or deny applications for a two-story , residential permit. Projects must be harmonious in scale and design with the�eneral -_ neighborhood. R-2 Residential Duplex. The R-2 District is intended to allow a second d«elling unit under the same ownership as the initial dwellin�unit on a site. Minimum lot area ran,�es from 8,500 square feet to 15,000 square feet, dependin�on which one of four sub-districts the parcel is located in. Buildin�heights in this district cannot exceed 30 feet. The R-2 District limits Iot coverage by aIl buildin�s to 40 percent of net lot area. Setbacks are 20 feet in the front yard and the b eater of 20 feet and 20 percent of 1ot depth in the rear yard; the minimum side yard setback is 20 percent of the lot width. Stnzctures in R-2 Districts with an"i" desijnation at the end are Iimited to one story (18 feet). The development standards for t�ie R-2 District do not constrain the development of duplexes. 1 hz thirty foot hei�ht linut is appropriate because many R-2 zoned areas abut single-famiiy recidential development. Furthermore 30 feet in heiQht is sufficient for duple� development. The 40 perce.nt maximum Iot covera�e has also not constrained �he de�-elop�ent of duplexes in Cupertino. lt should be noted that none of the residential oopertunity sites incIuded in this Housin�Element faIl within the R-2 zone. �-3 �'�u��-�'a�!�1��Zes�c��a�tiala The R-3 District pemuts multi-tami.ly residential de•��elopinent in Cu�e.rtino. This District requirzs a ininimum lot area of 9;�00 square feet for a devzlopment ��ith � 54 �-s� I HCD DRAF�' �=--�=�-�Y;c�-c; �009 dwelling units and an additional 2,0�0 square feet for e��ery additional dwellina unit. The m�nimum Iot width in the R-3 District is 70 feet and lot covera�e may not exceed 40 percent. The �itv uses t�-!e parcels' gross acrea�e to calculate Iot c��era�e. —For single-story structures, required setbacks are 20 feet in t�e front yard, six feet in the side yard, and the oreater of 20 feet or 20 percent of Iot depth in the rear yard; the minimum side yard setback for twa-story structures is nine fee�. The maximum hei�ht any buildin�is two stories and may not exceed 30 feet. This he.ight �imit is u�ed be�:ause rran` R-3 districts abut sin�le-fam�lti residentia�nei�hborhoods. The Cit� does not count submer�ed or partiallv submer�ed le��els as part of the hei�ht Iimit As a result . develo�ers can develop a half storv of parl:in�(partiallv-submer�ed J and two full stories of residential units and conform to the hei�ht limits. For these reasons. the hei�ht standards in the R-3 district are not considered a constraint to housin�production. The development standards for the R-3 District do not unreasonably constrain the development of multifarnily housin�. Multifamily residential uses are permi�ted uses by default in the R-3 Dis�rict withou�the need for a Use Permit. Developments are able to achieve close to the maximum allowable densities under existin�development standards, includin�the hei�ht limit and maximum lot coverage. An indicator of this is the expansion of two existin��arden apartment complexes. The Villa Serra and Biltmore developments, Iocated in R-3 districts, which increased the densities � of the projects by addin�new units to surplus open space and parkin�lots. The details for these projects are provided below: Exampje 1 Project Name: Villa Serra Site Area(acres): --?J.4 acres Maximum Densitv: -- -20-�� DUA Maximum Developable Units: - -889 units Actual Units De��eloped: 506 units Actual Units/Maximum Units: =--�57 ercent �:�-,-�-_�- �� T��t'�-T"7.. '� -='T'� Tr�L1_^ ..^.�;S�'�! "�.�..J �T:'�.'��.Tf-�.. .T'�_ �-"�'�r 'l� i-1- i �l-•L -- _ • �,. T.-'�: .�.,�� 7,.� ;�� _T� i �-� Tl�y. _1`_��-1. 1-(l _ .�:'�� T. `�� .�'� ��T'[�.'. T - This Housin�Element U�date inciudes a pro�-ram to monitor the R-3 District development standards to ensure that the requirements do not constrain new housin¢production. 55 �—F; I H C D D RAFT ��-tvt a rc;� 2009 RHS Residential I-iillside. The RHS District re�ulates development in the City's hillsides to balance residential uses with the need to preserve the natural settin�and protect life and property from natural hazards. The District allows for single-fanaily dwellin�s with no more than one unit per lot. Seven sub-districts deternvne the minimum lot size, which range from 20;000 square feet to 400,00� square feet. The minimum lot width in the RHS District is 70 feet with an exception for lots served by a private driveway and which do not adjoin a public street. R-1C Residential Single Family Cluster. The purpose of the R-IC District is to provide a means for reducing the amount of street improvements and public utilities required in residential development,to conserve natural resources, and encourage more create develogment and efficient use of space. The owner of a property within Cupertino may submit an application for single- family residential cluster zoning or rezoninj to the Planning Commission. Alternatively, the Planning Commission andlor the City Council may initiate a public hearin�to rezone specific properties to the R-1C District. The allowable density on a parcel is deternli�.led by the existin� land use designations in place prior to the rezonin�..While the maximum height in the district is 30 feet, a hei�ht increase may be permitted if the City Council or Planninj Comm.ission determines that it would not have an adverse impact on the immediately adjacent nei�hbarhood. The R-IC _- District also re�ulates site design and private streets within the cluster. P Plan.ned Development. The P district is intended to provide a means for w.iding Iand development that is uniquely suited for planned coordi.nation of Iand uses and to provide for a�reater flexibiiity of land use infensity and design because of accessibility, ownership patterns,topographical considerations, and community design objectives. All P districts are identified on the zonin�map with the letter P followed by a specific reference to the type of use allowed in the particular planned development distric.t. For example, a P(Res) district allows for residential uses. Developments within a P district are;enerally required to comply with the hei�ht and density re�ulations associated with the underlyin�use. Beyond density and heijht rejulations,the P district allows for a�reater deoree of flexibility around other development standards.The increased � flexibility in the P zones allow a project to be desijned to the special characteristics of a site(such as corner parcels, proximity to a creek or open space, etc) without requirin�variances or exceptions. Such sites can include a combination of multiple housinJ types, opzn space and a ilu� of uses u1 a sin�Ie area. Examples include Civic Park and I��etropolitzn. A maJoiZty of the sites proposed in the Housina Element are Iocated in the P district. The majority of the P districts are �overned by a Specific or Conceptual P1_a�1 which provides additional �uidance to iacilitate development revie«�and provide more certainty rePardin�community expectations. For e�an�ple. tne Heart of the �ity Specific Plan grovides detailed �uideline� io�residential and nuxed-use de`elopmei:�S �IIICIllCj.11lj OI"1�11t3t101�, desi�n, setbacks, landscapii��,buff�.rs, and transitions to neijhboring properties). 56 3-�0 � � � HC� DRAFT ��y�-� � - 'r�,�;c:� 2Q09 Prior to development within a P district, applicants must submit a definitive development plan and obtain a conditional use permit from the Planning Comm.ission or City CounciI. Upon . recommendation of the Plannin�Commission, the City Council approves or denies lar�er developments, includin�those with ei�ht or more residential units. Multi-faznily residential developments within a P district typically take between two to four months to obtain approvals. ReQulations associated with the P district are not considered a constraint to development. The Zonin� Qrdinance will be amend°d to remo�fe the requirement for conditional use permits in the P district an.d to clarifv that the development plan will onlv require a re�ular de��elopment permit A Agricultural. A�ricultural zones are intended to preserve a�riculture and forestry and to provide corridors of a�riculture and forestry between cities or neibhborhoods. Sin�le-family dwellin�s are permitted in the Agricultural District. The minimum Iot size for this District is �21�,000 square feet and the maximum lot covera�e is?0 percent of the net lot area. The District requires setbacks of 30 feet in the front yard, 20 feet in the side yards, and 25 feet in the rear yard. The maximum buildul�height of 28 feet allows for a wide ran�e of sin�le famiiy housing types on. _ flat terrain. Structures in the A District with an "i" desi�nation at the end are limited to one story (18 feet). A-1 AgricuIt�r�l-Residential. The A-1 District provides for semi-rural residential development :- while preservin�a�riculture and forestry activities. Single-family dwellin�s as well as residences for farmwo�kers and their families are permitted in the A-1 District. The minimuln size of lots with incidental residential uses in the A-1 District is 43,000 square feet. Buildin�covera�e cannot exceed 40 percent of the Iot area and the m�imum floor area ratio is 45 percent. The District requires s�tbacks oi 30 feet ul tl�e front yard, 20 feet in the side yards, and 2� feet in the rear yard. The maximum building hei�ht of 28 feet allows for a wide ran�e of sulgle family housin�types oil flat terrain. Structures in the A-1 District with an "i" desi�nation at the end are limited to one story (18 feet). In addition to the distncts discussed above, limited residetltial uses are allowed in other zonin� . districts. Of�en housin�in these non-residential districts is limited to housin�for faz-mworkers, ZI11�]IOyees, or caretakers. TI7Z�?ZrI111ttZCl I'ZSIC�eIItIal llSeS lIl I10I1-rZSICIZIltlal CI1S�I7Ci.S arz summarizerl belo«. 1�'��.i�bg��n��.st�-i�I. Residcntial d«-e1lin�s ior caretakers or watchmen are permitted for those clllPlO}�ed ior�he protectioil of the priz�cipal li�ilt indus�rial pei-mitted use. Thz rzsidential d«��11in`s Il�ust�e provided cn the samz Iot as the p�-i��cipal permitted use. �'�.��-� �� e��-�a�a�o 1he PR District re.�ul_ates publicly o`�-ned pzrl�:s «�itl�in thz City. 57 „ , �—� ; I HCD DRAFT =�r��-lih�.Ch 2009 Single-family residences for the purpose of housin�a caretaker for the park are permitted in this District. A caretaker is defined as a person who maintains surveillance of the park areas durin�and after the hours of park operation. The residence may take the form of a mobile home or a permanent residential str-ucture. Parking Excessive parking requirements may serve as a constraint of housing development by inereasing development costs and reducing the amount of land available for project amenities or additional l,nits. Off-street residential parking requirements vary by zone. As shown in Table 5.1, the parking ratio ranges from two parking spaces per dwelling unit to 4 spaces per dwelling unit. Table 5.1: Off-Street Parking Requirements Housing Type Zone Parking Ratio Single-Family R-1,RHS,A-1, P 4/DU(2 garage,2 open) Small Lot Single-Family,Townhouse P 2.8/DU (2 garage,0.8 open) Duplex R-2 3/DU(1.5 enclosed, 1.5 open) High Density Multi-Family R-3,P 2/DU(1 covered, 1 open) Sources:Cupertino Zoning Ordinance,2008;BAE,2008 Cupertino's parkin�requirements are higher than many other jurisdictions, particularly for single- family homes. Given the high cost of Iand and parkin�,the City's lu�h parkin�standards may serve as a constraint to housin�provision. Iu addition to high off-street parkin�standards, the - Zonin�Ordiriance does not include parking reductions for senior housin�, a.ffordable housin�, or �roup homes. Often,vehicle ownership among elderly and lower-income households is lower than other populations,makin�reductions in parkinj requirements appropriate. The City may want to consider establishing more lower and more flexible residential parkin�standards. The City's zonin�ordinance allows for shared parking in mixed-use developments. For.example, residential projects with a retail or commercial component will have a lower parkinQ requirement because residential users may use some retail parking spaces in the evenin�. The zonin�ordinance provides a formula for calculatin�the parkin�reduction in mixe.d-use de�lelopments. In addition, the Plannin6 Conunission or Cit�l Council may allo��further reduction in the parkin�requirelnent as part of a use permit development plan or parkinj exception based on shared parkina arran�ements, parkin` sur�-eys, and p�kina demand mana�emertt measures. Irr�plemen�ation Pro�ram 14 or the current GeneraI PIan allo«�s the City to provide re�uIatory iilcenti��e.s for affordable housin�de�-elopinents. These incentives include the �vaivi�i�of certain iees as ��e.Il as allo��i>>�reduced parkin� standards. r j� 3-72 � HCD DRAFT�=�=��-C►�a�c^ 2009 Provisions for Homeless Shelters, Croup Homes, and Farmworkers The Zoning Ordinance allows for"rotating homeless shelters"in the Quasi Public Building(B� zone. Rotatinj homeless shelters are permitted within existin�church stntctures in the BQ for up to 25 occupants. The operation periad of rota.ting sheIters cannot exceed two months in any one year span at a single location. Cupertino's zoning ordinance does not permit or conditionally permit permanent homeless shelters in any zone. The previous Housin�Element indicated that the City�wouId revise the Zoning Ordinance to allow permanent emer�ency shelter facilities in the BQ Quasi Public Buildin�zone. The City has not yet revised the Ordinance to allow for permanent homeless shelters. In order to comply with state Iaw, this Housin�Element outlines a pro�ram to amend the Zonin�Ordinance to allow a permanent homeless shelter by rijht in the BQ zonin�district. Pursuant to State law,licensed residential care facilities for six or fewer residents are permitted by right in aIl residential districts (includin�A, A-1,R-1, R-2.R-3, RHS, R-1C). Licensed small �roup homes are not subject to special development requirements,policies, or procedures which would impede such uses from locating in a residential district. Furthermorz, small group homes which are not required to obtain a license and Iarge group homes (with more than six residents) are . conditionally permitted uses in all residential districts. Farmworker housing is a permitted use in Agricultural(A) and A�rricultural Residential(A-1) Districts. Farmworker housin�is allowed for workers and their families whose primary einployment is incidental and necessary to ab cultural operations conducted on the same parcel of land on ��vhich the residences are located. This requirement does not pose a si�nificant constraint to locatin�farmworker housin�in Cupertino. There are no special development standards or procedures for farmworker housing. Ho��ever,the hi�h cost of Iand, absence of seasonal agriculture, and lack of sig-nificant farmworker population in the City makes it unlikely that proposals for farmworker housin�will be received in the future. SECOrtd L�'�vellir�cx fl�rfts �secoi�d dwelling uilit is an attached or detached, self-contained unit on a sin�le-fanuly residential Iot. These units are often inore affordable due to their smaller size. To promote the �oal of affordable housing within the City, Cupertino's zonin�ordinance pernuts szcond d«�ellin�units on lots in Sinale-Family Residential (R-1), Residential Hillside (RHS), <4gricultural (A); and A�riculturaI Residential (A-1 j Districts. Second d��ellina units on lots of l0,OQ0 square fe�t or more inay not exceed S00 square feet ��hile units on lots smaller thal� 10,000 squar-e feet cannot exceed 640 squa?-e fe.et. r111 secoi�d d��-ellin�ui�its must have direct outside access «�ithout Q01I1� throu�h the principal d��lelliiz6. lt the rzsidential Iot is less t}Z�n 10,400 sqLare feet, the second �.. 59 �-73 f . HCD DRAFT ��:�� t�4�rcti 2009 dwelling unit must be attached to the principal dwellin�. One additional off-street parking SpaCe I5 must be provided if the principal dwelling unit has less than the r�nimum off-street parking spaces for the residential district in which it is Iocated. Second dwellin�units must also comply with the underlyin;site development regulations specified by the zoning district. Second dwellin�units are subject to an architectural review by the Director of Cammunity Development. The design and building materials of the proposed secand unit must be consistent with the principal d��velling. In additian, the second dweliing unit may not require excessive � grading which is visible from a public street or adjoining private property. Site Improvement Requirements Residential developers are responsible for constructing road, water, sewer, and storm draina�e improvements on new housing sites. Where a project has off-site impacts, such as increased runoff or added congestion at a nearby intersection, additional developer expenses may be necessary to mitigate impacts. These expenses may be passed on to consumers. Chapter 18 of the Cupertino Municipal Code(the Subdivision Ordinance) establishes the . requirements for new subdivisions,includin�the provision of on- and off-site improvements. The Ordinance requires that subdivisions comply with frontage requirements and stormwater runoff be collected a.nd canveyed by an appraved storm drain system. Furthermore, each unit or lot within the subdivision must be served by an approved sanitary sewer system, domestic water system, and �as, electric, telephone,and cablevision facilities. All utilities within the subdivision and alon� � peripheral streets must be placed underground. Comtnon residential street widths in Cupertulo ran�e from 20 feet(for streets with no street parkin�) to 36 feet(for those with parkinj on both sides). The City works with the developer to explore various street design options ta meet their needs and sati.sfy public safety requirements. Developers are typically required to install curb, �utters, and sidewalks, however,there is a process where the City Council can waive the requirement. The City prefers detached side«alks with a landscaped buffer in between the street and the pedestrian walk to enhance community aesthetics and improve pedestrian safety. However, the City does work with developers to explore various frontaQe improvement options dependinQ on the proje.ct objectives, ta�:in�lIltO COI151CIZI'at10ll factors such as tree preservation, Iand/desi�n constraults, pedestrian safety, alld IlZljhborhood pattern/compatibility. This is especially true in Planned De��elopment projects, where the City works with the developer to achieve c�eative and fle�:ible �tre.et and sidewalk desi�ns to maxinuze the project as ��ell as community benefits. Th� Subdivision Qrdinance also includes land de.dication ai�d fez standards fo�p�klaild. Trie formuIa ior dzdicatioll of�ark land for r;.sidential devzlopmerit is based on a standard of threz 60 3-7� I HCD DRAFT��tt�';arCh 2009 acres of parkland per 1,000 persons. The developer must dedicate parkland based on this formula or pay an in lieu fee based on the fair market value of the land. In additian ta parkland dedication,the City Council may require a subdivider to dedicate lands to the school district as a condition of approval of the final subdivision map. If school site dedication is required and the school district accepts the Iand,the district must repay the subdivider the ori�inal cost of the dedicated land plus the cost of any improvements, taxes, a.nd maintenance of the dedicated land. The developer may also be required to reserve Iand for a park,recreational facilit��, fire station, library, or other public use if such a facility is shown on an adopted specific plan or adopted �eneral plan. The public a�ency benefiting from the reserved land shall pay the developer the � market value of the land at the time of d1e filin�of the tentative map and any other costs incurred by the developer i.n the maintenance of the area. The Qrdinance states that the amount of land to be reszrved shall not make development of the remaining land held by the developer economically unfeasible. The City of Cupertino's site improvement requirements for new subdivisions are consistent with those in surroundin�jurisdictions and do not pose a si�ificant constrai_nt to new housing development. -. Bui{ding Codes The City of Cupertino has adopted the 2007 Edition of the California Buildin�Code,the 2007 California Electrical Code and Uniform Administrative Code Provisions,the Intemational Association of Plumbing Officials Uniform Plumbin�Code (2007 Edition), the California Mechanical Code 2007 Edition, and tlie 2007 Califonlia Fire Code and the 2006 International Fire Code. The City also enforces the 1997 Edition of the Uniform Housin�Cade,the 1997 Uniform Code for Building Conservation, and the 1997 Uniform Code for the Abatement of DanQerous , Buildin�s Code. Cupertino has adopted several amendments to the 2007 California Buildin�Code. The�ity requires that roof coverin�s on new buildin�s and replacement roofs comply with �he standards established for Class �_roofin�, the mo�t tire resist��t type of roof co�-enn6. This azliendment applies I��ore sti-in�ent roofing requil-ements tlzan the California Buildina Code; which requires a nunimum of�Iass B or Class C roorinQ, dependin�on the construction type. The Calirornia Buildin�Code and the Cit}�'s amendments to it have been adopt�d to prevent unsafe or hazardous buildin�COI1CI1t1017S. T�1Z C1Ly's buildi�l�codes �re i-easoliavIe a11d «�ouId nat advei-cel_y affe.ct the abilit}� to construct housina ii1 Cupei�tina. 01 3-75 � NCD DRAFT ��r:�z�F�karc� 2009 � Constraints for Persons with Disabilities California Senate Bill 520(SB 520),passed in October 2001,requires Iocal housing elements to evaluate constraints for persons with disabilities and develop pro�rams which accommodate the housi.nb needs of disabled persons. Procedures for Ensuring Reasonable Accamrnadation. Bath the federal Fair Housing Act and the CaLifornia Fair Employment and Housing Act impose an affi.rmative duty on cities and counties to make reasonable accommodations in their zoning and Iand use policies when such accominodations are necessary to provide equal access to housing for persons with disabilities. Reasonable accommodations refer to modificatians or exemptions to particular�policies that facilitate equai access to housing. Examples include exemptions to setbacks for wheelchair access structures or reductions to parking requirements. 1Vlany jurisdictions do not have a spec�c process specifically desi�ed for people with disabilities to make a reasonable accommodations request. Rather, cities provide disabled residents relief from the strict terms of their zonin�ordinances through existin,�variance or conditional use permit processes. Cupertulo is one of these jurisdictions. Currently the City addresses rea.sonable accommodations on an ad hoc basis throu�h variance and conditianal use procedures. The City - does not however have a formalized policy re�ardin�reasonable accommodation procedures for = persons with disabilities. In May 15, 2001 letter,the California Attorney General recommended that cities adopt formal procedures for handling reasonable accommodations requests. While addressin�reasonable accommodations requests throu�h variances and conditioiial use permits does not violate fair housin�laws, it does increase the risk of wronafully denyin�a disabled applicant's request for relief and incurrin�liability for monetary damajes and penalties. Furthermore,reliance on variances and use pennits may encourage, in some circumstances, community opposition to projects involvin�much needed housinj for persons with disabilities. For th�se reasons,the Attorney General encourajed jurisdictions to amend their zoning ordinances to include a written procedure for handlin�-i-easonable accommodations requests. . � �onE��a�� Othe��,�n�[Tse�Zeguimtions. In conformance to state law, Cupertino�5 ZOI11i1� Ordinance pei-�nits small, I1CeI15�CI IZSICIeI1t11I C3IZ i1CIIIt1zS �SIX 01 f�\�-er residez;ts) in aIl residzntial zones. Small residential care facilities that are not required to be licensed by the State and lar�e; licensed and unlicensed residential care facilities are conditionally pernutted in aIl residential zones. Lice.nsed and.unlicensed residential care facilities `�%ith more than si�residents in the Sin�Ie-t=anLl}�Residential (R-I) District are subj�Ct t0 S1L1I1�IZSti1CtI0Ii� L��i 3I"Z 1�0�PI'ZSCll�1Il other residential zones. 1 62 3-76 I HCD DRAFT��-�-'�xarc� 2009 The City's Zoning Ordinance contains a broad definition of family. A family means an individual or�roup of persons living together who constitute a bona fide single housekeepin�unit in a dwellin�unit. Families are distin�uished from�roups occupyin;a hotel,lod�in�club,fraternity or sororit�hause,or instit�:tion of any kind. This definition of family daes not limit the number of people living to�ether in a household and does not require them to be related. Cupertino's Zoni.n�Ordinance daes not currently offer reductions in parking requirements for group homes. 'I'he City may consider parking reductions for residential care facilities. S�ilding Codes and Permitting. The City's Building Code does not include any amendments to the California Buildui�Code that mi�ht diminish the ability to accommodate persons with disabilities. However,the City may want to consider adoption of universal desi�n elements as part , of the buildin�code. Universal design rzfers to the development of products and environments that are usable by all people,to the�reatest extent possible, withaut the need for specialization or adaptation. Housing Mitigation Plan The City's Housing Mitigation pIan requires aIl new residential developers to either provide below market rate(BMR)units or pay a miti�ation fee, ��hich is placed in the City's Affordable Housin� Trust Fund. The Housin�Mitigation plan is based on a nexus study prepared by the City that demonstrated that aIl new developments, includin�market-rate residential developments, create a need for affordable housin�-. Under this program, developers of for-sale housing where units may be sold individually must sell at Ieast 15 percent of units at a price affardable to median-and moderate-income households. Projects of seven or more units must provide on-site BMR units. Projects of six units or less can either build a unit or provide pay the Housing Mitigation fee. To be consistent��ith recent court decisions and the State Costa-Hawkins Act regardin�rent control,the � City is modifyin�the Housing Miti�ation Program so that develapers of market-rate rental units, where the units cannot be sold individually, inust pay the Housin6 Miti�ation fee to the Affardable Housul�Ti-ust Fund. Currently, the Housin�Mitigation fee is �2.58 per square foot.4 AlthouQh concerns exist that inclusionary housin�programs like Cupertino's Housing Miti�atian Pro�ram may constrain praduction of market rate homes, studies have shown evidence to the contrarv. The cost of alZ u�clusionary housin�re.quirement must ultimately be born�by either(1) developers throu�h a lower return, (2) landowners throuah decreased land values; or(3) other homeo��ners throuQh hi�her market rate sale priccs. I�7 fact, the cost of inclusionary housin�and any ot�ier de�%ZIOpI11Z11L fZZ"«�ill al��-a}�s bz split bet��een all players in the de��elopment proczss."s ,lhe houcinQ miuRation fee is updated periodicall}J. Developers sheuld check«�ith the Cornr.zunit;�De��elopment Dzp��nent�or the most cu�-ent f�e amount. ` ��.;1.��'ai�115. '�lTi]�aCI of Land De�eloF'Fli?Pi�-�?a=°c`,,�L2?i��F�L�nmi�_� 1J��. IG�`.a. 63 3-%l I HCD DRAFT _ • t��cF� 2009 _=�:_ , However, academics have pointed out that, over the lon�terrn, it is probable that landowners will bear most of the costs of inclusionary housing,not other homeowners or the developer(Mallach 1984, Ha�man 1982,Ellickson 1985). In addition,a 20Q4 study on housing starts between 1981 and 2001 in communities throughout _ California with and without inclusionary housing programs evidences that inclusionary hausin� pro�rams do not lead to a decline in housin�production. In fact,the study found that housing production actually increased after passa�e of local inclusionary housing ordinances in cities as diverse as San Die�o, Carlsbad, and Sacramento.6 Recognizin�the need for a financially feasible program that does not constrain production, some jurisdictions allow developers to pay a fee for all units,regardless of project size. As discussed previously, Cupertino's Housina Mitigation program requires Iar�e for-sale developments (with seven or more units)to provide units. One local developer noted that although the 15 percent � requirement is comparable to other jtuisdictions,the option to provide a fee for lar�e projects would provide more flexibility. Park fmpact Fees - The City of Cupertino assesses park impact fees for new residential development. The fee ranges -: � from$8,100 per unit of hi�h density residential development(at 20 dwelling units per acre or more) to $15,750 per su1�Ie-family unit. Cupertuzo's park fees are coinparable to or lower than similar requireinents established in other Santa Clara County jurisdictions. Mountain View and San Jose require park land dedication or the payment of a park in-Iieu fee. The in-lieu fee in both cities are based on fair market value of the land. San Jose's park fees for sin�le-fanuly detached units ran�ed from$15,850 to$38;550, dependina on the area of the City. Park fees for multifamily units in San Jose ranQed from$10,450 to �35,600, dependin�on location and the size oi the development. I�7 Mountain View, park in-Iieu fees ran�e froin approximately �15,000 to $2�,a00. The City of Palo Alto's park dedication requirements vary dependin�on whether the project invol�Jes a subdivision or parcel map. Palo�Ito collects �9,3�4 per sinale-fanuly unit and �6,123 per multifamily unit. Ho«�ever; the requirement is substantially hi�her for projects involvin�-a subdivision or parcel nzap. The City re.quirzs deveIopers to dedicate 531 square feet per single- iainily unit or pay an in-lieu fee oi�47,700. The requirement for muliifanuly units is land dedication of 366 square feet per unit or an in-lieu fee oi�32,670 per unit. n Da�id Rosen. `�Inclusionary Housi�a and Its I�pact on Hous;nQ and La;�d I�Tarket�."NHC.4iiordable Hou�inQ Policy Re��iew 1 f�). 2UU� � , � , J�t � 3-78 I HCD DRAFT ��t�a�c� 2009 , Fees and Exactions Like cities throu�hout California, Cupertino collects development fees to recover the capital costs - of providing community services and the administrative costs associated with processing applications. New housing typically requires payment of school impact fees, sewer and water connection fees,buildin�permit fees, wastewater treatment pIant fees, and a variety of handiin� and service charges.Typical fees collected in the City are outliried below in Table 5.2. One local developer indicated that impact fees collected in the City of Cupertino are similar to those assessed in other jurisdictions. � Table 5.2: Fees and Exactions Single- Multi- Fee Amount Family(a) Townhouse(b) Family(c) Sanitary Connection Permit(d) $77.50 $78 $78 $78 Water Main Existing Faci(ities Fee(e) $4,704{1 inch service)+permit fee of $6,894 $o,E94 $2,280 $2,190 Off-Site Storm Drainage Fee $1,290 per acre(SF) �160 $160 �90 $926/acre+$70/unit(MF) Parcel Map(1-4 lots) $3,638 N/A N/A N/A Tract Map(>4 lots) $7,553 $755 �755 N/A Park Impact Fee $15,750 �9,000 $8,100 Single Family $15,750 Small Lot 5ingle Family(5-20 dua) $9,000 High Density(20+dua) $8,100 Housing Mitigation In-Lieu Fee $2.58/Sq.Ft._ � $5,i60 �4,130 �4,050 Cupertino Union School District Fee $1.762!Sq.Ft. $3,564 $2,851 �2,495 Fremont Union High School District Fee $1.19/Sq.Ft. $2,380 $1,904 $1,666 Plan Check and lnspection $560 $560 $560 $560 Building Permit Fee 54,055 �3,735 $662 Apartment Bidgs.(Base Size 40,000 Sq.Ft.) $25,048+$21.00 for every 100 Sq.Ft. Dwellings--Production Phase(Base Size 1,000 Sq.Ft.) $3,254+�80.13 for every 1 DO Sq.Ft. Mechanical $160 $128 $98 Single-Family and Dupiexes $0.08/Sq.Ft. � Multifamily $0.07/Sq.Ft. ElecJic $160 $128 $98 Single-Family and Duplexes $0.08/Sq.Ft. Multifamily $0.07!Sq.Ft. Plumbing �160 $128 $98 Single-Family and Duplexes $0.08;Sq.Ft. Multifamily �0.07/Sq.Ft. TOT.".L W39,E36 $30,451 $20,275 �Jotes: (a)Fees estim�ted for a 2:000 souare�oot,3 bedroom home in a 10 unit subdivision. (b)F2�5 25iimfli�d ior a 1,600 5quare`ooi,2 bsdroom townhouse in a 10 untt subdivision. (c�Fees estimated icr a i,4G0 square Toot,2 bedroom apartment unit in a 50 unit building. (d)Av�raa=ot fe�s cnaroed in tne four Cupertino Sanitary District zon2s. fel Connection fee tor San Jose Watar,which s2rves the largest area of Cupertino. Cal Water and Cupertino Municipal also serve parts of the Ciry. Sources:City of Cupertino,2009;San Jes2 Wat�r,2009;Cupertino 5anitary Gistrict,2009;BAc,2009 ��rrr�f Pr��ss�na �E€a�e The entitIement process can impact housinQ production cas�s, «�ith lenathy processin�ot 55 3-7Q � HCD DRAFT��-l�a�c� 2009 development applications addin�to financing costs, in particular. Planning Cor�nission and City Council Approvats. The Planning Commission and City Council review applications for zonin�amendments and subdivision approvals. The Planning Commission holds a public hearing about proposed zonin�changes ar subdivisions and makes a recommendation to the City Council to approve, conditionally approve, or deny the application. Upon receipt of the Platuling Commission's recommendation,the City Council holds a public � hearin�before making a final decision on the proposed zonin�change or subdivision. Local developers have noted that the entitlement process in Cupertino can be a time consuming and protracted process. One developer had to�o to the Planning Commission several times, which - provided more opportunity for more opponents of the project to voice concerns. Another local developer said that while the Planning Commission and City Council have a clear vision of what they want to accomplish, their ideas are often not in-sync with the community,resultin�in long, entitlement processes. Design Review. Cupertino has not adopted citywide residential design �uidelines. However,the RHS District,the Heart of the.City Specific Plan Area, and the North De Anza Boulevard Conceptual Plan Area are subject to desi�n guidelines. These design b idelines pertain to features such as landscaping, building and roof forms,building entrances, colors, autdoor lighting, and buildin�materials. The desi�n �uidelines are intended to ensure development is consistent with the existin�nei�hborhood character and do are generally not considered significant constraints to housin�production. The Heart of the City Specific Plan design guidelines for multi-unit residential development requires that buildin�materials be hi�h quality, lon�lastin�, and durable, with a minimum life span of 50 years for sidin�and 40 years for roofing. Examples of such materials znclude stucco or clapboard for sidinj and tile or asphalt shui�les for roofs. The City of Cupertino requires desi�l revie«�for certain residential developments. These include: • Variances in the R-1 District. r T�=�o-story residential developinents «�ith a flooi- area ratio o��er 35 percent in a sin�le- fainily zonin�districi, � Sin�lz-family homes in a planned development residential zonin�district, and • Si�ns, Iandscapin�, parkin�plaiis; and minor modiricaTians to buildin�s in the R-3 Bisti-ict The Desi�n Re��ie«J Committee considei-s factoi-s such as buiIdin� scale in reIation to existina �ll11dII1_S al�d C�ZS1aI1 I111II�OI1�=bet�=,een nev.� and e:listin`bllllC�lll,s. Durin� aIl 111t`I"'rI�VJ V�'1L�1 50 3-80 I HCD DRAFT �=��t�� arcn 2a09 BAE, one developer indicated that the design review process could be len�hy,with multiple meetin�s required. The developer was required to make many adjustments and chan�es to the project over the course of the desi�n review process. - � Processing Time. Table 5.3 presents the typical pernlit processing time for various approvals in the City of Cupertino. As shown, actions requiring ministerial review are usually approved within two to four weeks. Other approvals have longer processin�time frames. It shauld be noted that developments requiri.ng multiple approvals submit a joint application and pemuts are processed concurrently. All approvals for a particular project are reviewed in a single Plarinin�Commission and/or City Council meeting. The typical permit processing times in Cupertino are similar to or lower than those in other jurisdictions and do not pose a major constraint to new development in the City. Table 5.3: Typical Permit Processing Time(a) Type of Approval Typical Processng Time Ministerial Review 2-4 weeks Conditional Use Permit 2-4 months Z�ning Change 4-6 months General Plan Amendment 4-6 months Architectural and Site Review 2-4 months Design Revisw 2-3 months Tentativ�or Parcel Map 2-4 months Initial EnvironmentaJ Study 2 months EnvironmentaJ Impact Report 6 months Two-Story Permit 2-3 months Notes: � (a) Processing time does not account for tiem inwl�d in the preliminary consultation and/or conceptual rewew phase. Represents the time from when the application is deemed complete through securing the approval. Applications for multiple approval types may be processed concurrently. S�urces: Ciiy of Cupertino, 2009; BAE, 2009 Cupertino is able to process applications in a timely manner because City staff works closely with applicants duriii�a pre-application process. The pre-apglication is free of char�e and its duration nlay`�ary de.pendinQ on the comple�eness a�ldlor the con�plz.xity of the project. Typical pre- application process may consist of the followin�: � Initial preliminary consultatien «�ith property o«�z�ers/developei-s to �o over project objeciives and City development standards � Sll�Illii`l?I 211C�I"�VIZ\�' of conceptual de�'�IOPI1lellt PI3I1S • P:elinunar�c.onsultatio�?s v��itl_�1-°Ie�-ant City departrr�ents �i.e., Fi�e, Buildin6, 1 ublic ��%orks) as deemed necessarti� 57 3-81 I HCD DRAFT ��-l�!arcf�� 2009 � Submittal and review of pre-submittal materials and final plans Table 5.4 provides a summary of the typical approvals required for various hausina types. ane- story sin�Ie-family homes in properly zoned areas do not require approvals from the Community Development Department. However,two-story single-family homes requu-e a two-story permit, which are approved by the Director of the Community Development Department and take two to three months to process. Residential subdivisions require a tentative map or parcel map, depending on the number of units in the development, and take two to four months to receive approvals. Multifamily residential developments in R3 or Planned Development (PD) zones are typically appraved in two to four months. . ' Table 5.4: Typical Processing Procedures by Project Type Typical Approvals Required Time Frame Single-Family One-Story N/A N/A Two-Story Two-Story Permit 2-3 months Subdivision Less than 5 units Tentati�e Map 2-3 months 5 units or more Parcel Map 3-4 months Mu(ti-Farnily-R3 No re-zoning Architectural Site Approval 2-3 months (<8 units and<5 parcels) Tentati�e Map No-re-zpning Architectural Site Appro�ral 3-4 months (8+units and/or 5+parcels) Parcei Map Re-zoning Zoning change 4-6 months CUP ASA Tentati�,e or Parcel Map _ (Vfufti-Family-PD No re-zoning CUP 3-4 months Architectural Site Approval Tentati�or Parce� Nlap Re-zoning Zoning change 4-6 montns CUP Architectural Siia Appro�al Ien'tztiw or Parcel Map Sources: Ciiy of Cupertino, 2009; BAE, 2009. 58 �—$� � HCD DRAFT �=��°�°��fe t:�zrc" 2009 Buildin.g Permit. Standard plan check and building permit issuance for single-fainily dwellin�s in Cupertino takes approximately 10 business days. Plan checks for large additions,remodels, aad major structural upgrades for single-family homes are also processed within 10 days. If a second review is necessary,the City will take approximately 5 business days to complete the review. Prior to tbe final building permit inspection for twa-story additions a.ncl new two-story homes, applicants must submit a privacy protection plan, which illustrates how views into neighboring yards second story windows will be screened by new trees andlor shn�.bs. The plan check process may take. longer for projects which entail off-site street improveinents. Over-the-counter plan checks are available for small residential projects (250 square feet or less). Buildin�Department staff t��pically review these projects in Iess than 30 minutes durinj normal business hours. In addition, a.n express pIan check is offered for medium-sized residentiat projects (500 square feet or less) and takes approximately 5 days. The plan review can take from four weeks to several months for Iarger projects, depend.ing on the size. Examples of this type of plan check include apartments and single-family residential subdivisions over 10 units. Cupertino's buildin�permit procedures are reasonable and comparable to those in other California communities. Tree Preservation The City of Cupertino has a Protected Tree Ordinance that is intended to preserve trees for their environmental and aesthetic importance. The Ordinance protects heritage trees,which are identified as significant for their historic value or unique characteristics, and certain trees that have a minimum sin�le-trunk diameter of 10 inches or a minimum multi-truck diameter of 20 inches when measured at 4.5 feet from natural grade. These trees include native oak tree species, California Buckeye, Big Leaf Maple, Deodar Cedar,Blue Atlas Cedar, Bay Laure.l or California Bay, and Western Sycamore trees. Trzes protected by this Ordinance may not be rzmoved from private or public property ��vithout first obtau�in�a tree removal permit. Applications for tree removal permits are reviewed vy the Community Development Director. The Director may approve, conditionally approve, or deny applications. In some cases, the Cit}� may require tree replacement as a condition of permit approval. Because a large share of residential development in �upertino in��olves infill development involvin�dzmolition and re.plac�ment, buildin�footpi-ints are often already in place and tree preservation issues do not arise as a major concern to developers. i�Tever�he�ess, one developer did I'��70I`l tllat t�Zey lI1CllITZCI ilIlaIlClal costs assaciat�l� VJItI1 I'ZIOC3t1I1Q t1"Zc� OIl tI1Z11'pI'O�CIrt�%. 69 3-�3 I HCD DRAFT��-t,�.arc� 2009 5.2. Economic and Market Constraints In addition to governmental constraints,there may be non-governmental factors which may constrai.n the production of new housing. These could include economic and market related conditions such as land and construction costs. � Decline in Housing Market and Availability of Financing • Local residential developers reported that the decline in the housina market and current economic downturn represent a constraint to new housin�production. Although home values in Cupertino have remained high through 2008, annual sales volume has decreased since 2004. In 2004, 719 sin�Ie-family homes were sold in Cupertino,compared to 337 in 2008. As a result of local, state, and national hausi.ng and economic trends, local developers predicted that far fewer housin�units will be produced over the next several years. In many cases,the highest and best use of land is no � longer for-sale housin�; as it was over the past five years. A major short-term constraint to housin�development is the lack of available financing due to ti�htening credit markets. Local developers reported that there is very little private financing • available for both construction and permanent loans. Credit is available in rare cases because of =_ the capacity of a development group or the unusual success of a project. However, developers sug�est lenders are currently offering loans up to 50 percent of the buildin�value, compared to 70 to 90 percent historically. This tightening credit market will si�nif'icantly slow the pace of housin� development in Cupertino. An affordable housin�developer interviewed by BAE reported that affordable housin�may be more challen�ing in Cupertino due to more limited affordable housing funding sources. While the City has access to CDBG funds, as well as in-lieu fees generated by the Housin�Mitigation Pro�ram, it has not accumulated a significant amount of redevelopment agency(RDA) funds for affordable housin�. Lae�d�osts Land costs in Cupertino are �enerail��hi�h due to the hi�h de.inand and Iirnited supply of a<<ailable Iand. Local de�relopers indicated that land prices are adjustin�durin�this economic do«�nturn. Ho«ever, the seller market, particularly in cities Iike Cupertino, is slow to react to the declinin6 market because man�� are not compelled to sell their property. Rather, man}r ��ill «ait for�he market to recaver. NonztheIess, one developer did report that at the hei�ht of thz housinQ boom, land prices in Cupertino were in the ran�e of S3 nullion per acre. 70 3-�4 ( HCD DRAFT��=�-tti",arc?^� 2009 Consfruction Costs � According to 2009 R.S.Mea�zs, Square Foot Costs,hard construction costs for a two-story,�wood- frame, single-family home range from$110 to $145 per square foot. Costs for three-story, wood � frame multifami.Iy projects range from$145 to $210 per square foot. Construction costs,however, vary significantly depending on buiIdin�materials and quality of finishes. Parkin� structures for multifamily developments represent another major variable in the development cost.In general, below-grade parking raises costs significantly. Soft costs (architectural and other professional fees, land carrying costs,transaction costs, construction period interest, etc.) comprise an additional 10 � to IS percent of the construction and land costs. Owner-occupied multifamily units have hi�her soft costs than renter-occupied units due to the increased need for construction defect Iiability insurance. Permanent debt financing, site preparation, off-site infrastructure, unpact fees,and developer profit add to the total development cost of a project. In recent months,key construction costs have fallen nationally in conjunction with the residential real estate market. Figure 5.1 illustrates construction cost trends for key materials based on the Praciucer Price Index, a series of uldices published by the U.S.Department of Labor Bureau of Labor Statistics that measures the sales price for specific commodities and products. Lumber prices have declined by 19 percent between 2004 and 2008. As shown in Table 5.1, steel prices have fallen sharply since August 2008. Local developers have confirmed that construction costs, including labor, have fallen by approximately 10 percent in tandem with the weak housin�market. However, it is iinportant to note that although land cost and construction costs have waned, developers report that they have not fallen enough to offset the decrease in sales prices. 71 3-�5 � HCD DRAFT :��::�-�, _��►�a~c�-�. 2009 Fig�re 5.1: Prod�cer Price Index for Key Construc�ion Casts 300 � 250 -- x ` a� �f�;, � c 200 �. � ' � , ,�-�.-..� . .� � . .'� ..to„� . c.�� ,., �,s�.��..�,.�:�.� -�5�_�,�,�..��. . . ... . ,: �°°e •L J � o- 150 , .` "` L � ; � V � � _."�"o�- --<`_"`�.c..�._;,.�. ,�",...�,.v._�..,.-�- , � 1�0 ,� O ^L f..i. 50 p � , � � � , , , , � � , , � � , � , , , O� O� d� O O r r r (v N C7 C'7 �' �7' '�'" 11� L�7 C� CD C� f� (` OJ CA � rn a� a� o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � � � � � � � � � � � � � � � � � � � � � � � � � � � o B- a°"i � � � c�s � � °' � � o Q- °' a�i � a�i c� � � � � -� -� Z Q c/) t� � p � O � Q -� --� z Q cn u-. � p � � � Q � Month Materials and components for construction -Y---�-�Lumber -°-�- Steel Milf Products Base year. 1982 =i00 Sources:U.S.Dept.of Labor,Bureau of LaborStatistics,2009;BAE,2009 5.3. En�rironmental, In#rasfr�cture & Pubiic Service Constrain�� oads The amount of traffic or congestion on a roadway is measured in terms of Le��el of Service (LOS) ran�ing from A to F, with A representin�intersections which experience li�tle or no con�estion and F representin�intersections with lon�and unacceptable delays. Cupertino's 2005 General Plan established a policy of maintainin�a minimum of LOS D for major intersections durul�the morning and afternaon peal:traffic hours. The LOS standard for the Stevens �reek and De Anza BouIevard intersection, the Ste��e.ns Creek al�d Stellin�Road intersectian, az�d thz Be Anza Boulevard and Bollin�er Road intersection shall be at least LQS E+. � The environmental assessTnent of individual re:idelltial projects considers any associated LrarFlc impacts. If the study finds that the project could cause an in�ers�ction to de�eriorate, nuti�ation may bz required. l his usually consists of improvemznts to adjacent mads �nd inttrsections, but I?�a�% a��0 1IiCIli�C C�laii�c� �0 i.I�`. ?�lillil?c1' ui Llll�� i?1 ti�e proj�Ct, 01�t0 �ite de�i�i1 and IaJ'011C. 7� n v'�—v I HCD DRAFT � � ° t�larcF, 2009 Wafer Two water suppliers provide service to the City of Cupertino: the California Water Gompany and the San Jose Water Company. Both of these providers purchase their water supply from the Santa Clara Valley Water District. According to the City's General Plan EIR, which was completed in �005, the Santa Clara Valley Water District indicated it has the ability to meet the lon�-term needs of Cupertino water providers. The District's Water Supply master Plan planned for growth based on the maximum growth potential of all municipalities in the District, which does not exceed ABAG projections. • Wastewater Cupertino Sanitary District serves as the main provider of wastewater collection and treatment services for Cupertino while the City of Sunnyvale serves a small portion of the Cupertino Urban Service area on the east side of the City. Cupertino Sanitary District has purchased a processiu� capacity of 8.6 million gallons per day(m�d) from the San JoselSanta Clara Water Pollution Control Plant in north San Jose. Accordin�to the City's 2005 General Plan EIR, the District was only using 5.1 m�d of its total capacity, indicatin�that there is additional capacity to accommodate future growth. In 2005, the City of Sunnyvale Wastewater Treatment Plant used approximately 15 m�d of its 29 mad capacity. Cupertino Sanitary District has indicated that some lines in the system may not have sufficient carrying capacity to accommodate new development in the Town Center, south of Wolfe Road, south of I-280,Woife Road, Stellin�Road, and Foothill Boulevard areas. In order to accommodate wastewater from major new developments,the Iines running at or new capacity in these areas will have to be up�raded. Developers will be responsible for the financial costs associated with llP�T'3d1I1�t�1e infrastructure. Storm Drainage Cupertino's storm drain system consists of underground pipelines that carry surface runoff from streets to prevent floodin;. Runoff enters the system at catch basins found alon�curbs near street intersections and is dischar�ed into City creeks. The storm draina�e system has been desi�ned to accommodate a 1Q-��ear storm, and the City rzquires tt�at all new developinents.conform to this standard. _ ��e� �,�ace Cupertino's General Plan outlines a policyo uf havin�parl�land equal to three acres for every 1,000 residents. Currentiv, the City has approximately I62 acres of parkl_and. Cupertino�S CUITZIlt RH,NA of I,170 nes��housin�units for 2007 to 2014 «�ould produce an estimate.d n�ed of 9.8 acres of ne�� park Iand. The General Flan identified an additional �-� acres af potential nei�hborhood and 73 �_�� HCD DRAFT��-!��arch 2009 community parks,which would be more than enough to maintain the standard of three acres for every 1,004 residents. In addition, Cupertino's park impact fees of$8,100 to $15,750 per unit would generate between$13.2 and$1�.4 million for the City to purchase new parkland and maintain existin�recreational resources. Schools Community concerns about impacts on school districts can be a constraint to housin�production. Cupertino Union School District(CUSD) and Fremont Union High School District(FUHSD) are amon�the best in the state and residents are particularly concerned about the impacts of new housing on schools. During the 2008-2009 school year, CUSD served 17,300 students from Cupertino and parts of San Jose, Sunnyvale, Sarato�a,Santa Clara, and Los Altos at 20 elemenrtary schools and 5 middle schools. Approximately 55 percent of CUSD's students reside in Cupertino. FUHSD served 10,300 students from Cupertino, most af Sunnyvale and parts of San Jose,Los Altos, Saratoga, and Santa Clara. Approximately 62 percent of FLTHSD's students reside in Cupertino. Operating Finances.Most of CUSD revenues are tied to the size of its enrollment. The State Department of Education guarantees CUSD a certain Ievel of operations funding known as the "Revenue Limit." The Revenue Limit is established annually by the State based on the District's average daily attendance(ADA). The Revenue Limit is composed of State funding and local property tax revenues. If the District's property tax revenue falls below the Revenue Limit in any given year, the State will increase its contribution to make up the difference (see Fi�ure 5.2). CUSD therefore relies on gradual, steady increases ui enrollment to maintain its financial health over time. Because the Revenue Limit makes up about 7�percent of CUSD revenues, and this Limit is tied directly to enrollment,the District needs predictable, ongoin� student growth to keep up with costs. Declines in enrollment would require the District to cut costs. 7� 3-58 � � HCD DRA�f =-�=��:�_--��a�c" 2049 Figure 5.2: CUSD Historic Revenue Limit per Average DaiBy At�endance (ADA} �6,000 � $5,000 - Q � - � . �, �4,o00 �. � ,� �3,000 J EU � � �2,��0 � 0� � �1,000 �o � � , , 2002-2003 2003-2004 2004-2005 2005-2006 2006-2007 Local Property Taxes and Fees ■State Aid Sources: Education Data Partnerhip, 2008; BAE,2008 In contrast, FLTHSD relies exclusively on property taxes for most of its revenue. FUHSD receives property taxes in excess its Revenue Limit. The District keeps.these additional revenues for operations. As a result,the State daes not provide annual per-ADA fundin�to the District. Therefore, FUHSD counts on a growin�property tax base to keep up with costs and maintain per- student fundin�. New development helps promote a healthy tax base over time. As shown in Table�.2, multifamily development can be particuIarly beneficial to the tax base, �eneratin�hi�her re�renues per acre than sin�le-family homes. This transIates into more revenue for FLTHSD. -s r �� J U�� I HCD DRAFT�-��=-�-t►�sarc�r 2009 Table 5.2: Comparison of FUHSD Property Tax Revenue per Acre Multifamily Single-family f�ousing housing Value per Unit(a) $665,250 �1,143,500 Density(Units/Acre) 20 5 Total Value/Acre $13,305,000 $5,717,500 Properfy Taxes to FUHSD per Acre(b) �22,619 �9,720 � Notes: (a)Median sales prices from June_2007 to June 2008 (b)FUHSD receives appropmately 17%of 1%of assessed value. Sources:DataQuick,2008;Santa Clara County Controller,20Q8;BAE,2008. Moreover,property taxes from new multifamily housin�can exceed the cost to FUHSD to serve students. Table 5.3 illustrates this point, usin�recently-built projects as examples. Nonetheiess, FUHSD stresses that the impacts of new residential development should be evaluated on a case-by- case basis to mitigate any undue effects on the District. Table 5.3: Financial Impacts of Cupertino Developments on Fremont Union HS Dis#rict Montebello City Center Travigne Metropolitan Civic Park FUElSD REVENUE Assessed Value of Dev't �a117,B55,778 �a38,068,014 $23,638,365 $63,024,913 $90,538,152 PropertyTax Revenue(a) $146,952 $fi3,617 $34,5Q3 $105,323 5151,3�1 FUHSD COSTS Number of Students in Dev't 11 5 3 11 10 Cost to Serve Students(b} �101,545 546,157 $27,694 $101,545 $92,314 NET SURPLUSI(DEFICII� �95,407 $17,460 $1 i,609 $3,777 $56,987 Notes: (a)Percentage of base 1.0 percent property tax FUHSD receives(aftar ERAF shift)in TRA 13-003: 16.71°� (b)FUHSD General Fund Expenditure per Student,FY OB-09: $9,231 Sources:Santa Clara County Asse�sor,2008;Santa Clara County Controller,2008;FUHSD,2008;BA�,2008. �nro��a� �rad Faei�i��s. Both Districts expect to continue gra«�in� o��er the next ten yea�s. CUSD projects enrollment to �row by 4% to a peak oi lo,OCO stud�n�s by�OIJ.LI1�11 Ij�Cllll� to 17,440 students by 2017. FUHSD anticipaies enrollment to flatten over the 11ext five years, then rise to 11,600 students by 2017, a 13�Ic jain (see�iQ-ure�.3 j. It is important to note that this �-owth comes fi-om the other cities that the Districtc ser`re, in addition to Cupertino. Cupertino- based students comprise about 60% of enrollmei�t in eac11 District. -,,. ro 3-9Q � NCD DRAFT��t�arch 2009 Figure 5.3: Enrollment Projections,2008-2013, GUSD and FUHSD 20,000 18,D00 � 16,000 � 14,000 � 12,000 � � � —�CUSD 0 10,000 � 8,000 -�—F U H S D � � 6,000 z 4,000 2,000 0 2008 20Q9 2010 2011 2012 2013 2017 The Districts will continue to use their facilities efficiently to accommodate projected growth. CUSD and FCTHSD report that their ability to absorb new students is not unlimited, and rapid growth does pose a challen�e. However,they will strive to make space and maintain student- teacher ratios throu�h creative solutions such as relocating special programs, adjusting schedules, - selectively using modular classrooms, and other approaches. I�1 addition,FUHSD is developing a plan to dedicate the$198 million raised from Measure B for facility improvements. These include athletic facilities, solar power,IT systems, infrastructure, classrooms, labs, and lecture halls. The Districts also au�ment their facilities usin�impact fees from new development. CUSD receives $1.78/square foot in fees from residential development, and earned $693,000 in 2007- 2008. FUHSD receives $0.95 to $1.19/square foot of residential development, earnin�$1.3 million in 2007-20Q8. The Districts can also address impacts on a case-by-case basis; establishin� partnerships with home builders to construct new facilities or expand existin�schools. Hi�her-density I1011SIllj�enerally �enerates fewer students per unit. Table�.=! illustrates this trend amona recently-built projects in Cupertino. On avera�e, the Distncts report that new sin�Ie-family homes and townhouses aenerate 0.8 K-12 students per unit, while new multifamily homes generate 0.3 K-12 students per unit. I�Z addition,most enrollment �-ro��th comes from existin�hoines that are either sold or r�nted to fanulies with children; not ne�� development. Nonz.tl�eless, the Districts indicate that new housin��,�ill conti-ibute to future demand for classroom space,«.�hich t77e Districts must address throu�h the strate�ies outlined above. 77 3-91 I HCD DRAFT �.��-.l'.arch 2009 Table 5.4: Student Generation in Cupertino Developments � Higher Density Lower Density Montebello City Center Travigne Metropolitan Civic Park Density(Units/Acre) 96 63 24 30 31 Students/Unit CUSD(a) � 0.13 0.07 0.17 0.09' 0.37 " FUHSD(a) 0.05 0.02 0.07 0.10 0.06 Tota/ 0.18 0.10 0.24 0.20 0.44 Notes:(a)Student enrollment data for 2008-2009 school year,provided by GUSD and FUHSD. Sources:City of Cupertino;CUSD;FUHSD; BAE,2008. Public Opinion . Other constraints to housin�production in the City include public opinion, specifically community concerns about impacts on the school districts,traffic, and parks. Over the past several years, a number of housing developments and related planning efforts have been subject to citizen initiatives and referenda. Citizen concern about the impacts of housing development on community quality of life remain a significant potential constraint to housin� _- development. Local developers indicated that public opposition to new development can be a obstacle to the production of both market rate and affordable housing in Cupertino. In any jurisdiction,the entitlement process can be a costly one. As discussed above, several developers successfully obtained the necessary entitlements from the City but had their projects halted by citizen referenda, resulting in financial losses. This threat of a referendum and associated financial losses makes development in the City more risky. The potential for community opposition means that�ood desi�n and planning are essential, particularly for hiaher density prajects. 5.4. �p�or#�ni�i�s far �nerg� C�r�s�r�atiQn Planning to maxinuze ener�y efficiency and the incorporation of ener�y conservation and �reen buildii��features can contribute to reduced hausin�costs for homeo�uners and renters. I�Z addition, these efforts gromote sustainable conununity desi�l, reduced dependence on ��ehicles, ane� can si�niiicantly contribute to reducinQ�'een house Qases. 1�1I ne«�buildin�s in California must meet the standards contauied in TitIe 2T, Pai� 6 oi the California Code of RevuIations (Ener�-y Effcie.ricy Standards for Rzsident�al a;1d non�zsid�;�tial 78 3-92 I HCD DRAFT ��-��izrcr 2009 � Buildings). These reb lations were established in 1978 and most recently updated in 2005 with amended standards going into effect in 2009. Energy efficiency requirements are enforced by local �overnments through the buildin�permit process. AIl new construction must compIy with the standards in effect on the date a building perm.it application is made. In addition to compliance with state reb lations,the Environmental Resources/Sustainability,La.nd Use, and Circulation Elements of Cupertino's General Plan includes policies related to energy conservation and efficiency. In particular,the Land Use Element provides for energy efficient higher density housin�in proxunity to employment centers and transportation corridors and includes mixed use development where appropriate. The development industry is also becominj increasin�ly aware of opportunities for energy conservation at the site planning level and even at the community planning level. New developments are increasingly being p�anned so that building orientations will take advantage of passive solar energy benefits. Larger scale land use planning is increasingly considerin�benefits of compact urban form(i.e., higher densities) as a means to reduce auto dependency for transportation, and the benefits of mixed-use land use patterns to make neighborhoods more self- contained so that residents can walk or bicycle to places of work, shoppin�, or other services. Compact urban development patterns also are necessary to improve the effectiveness of buses and other forms of public transit. If effective public transit is available and convenient, ener�y will be conserved through reduced auto use. In the future,the City will cansider incorporatin�these and/or other sustainable development principles into new developments that are planned within Cupertino. . The City's Housul�Element coritains several pro�rams to promote energy conservation. For example, the City will evaluate and implement the potential to pravide incentives, such as waivin� or reducin�certification fees,for energy conservation improvements to new or existing residential UI11CS. �.�o �f�t�l Ct1��`j/ . • Cupertino's General Plan and Zonin�Ordinance are not develapment constraints to new housing production. The Land Use/Commur7ity Desi�1 eIeinent of the General Plan ident�es five cat��ories of residential use while the Zonin�Ordinance permits residential development i;� seven districts. � a The Zonin�Crdinai�c� does not permit or coi�ditionally pei-nut permalient homeless sheIter; in an�� zone. In order to comply «ith st�te I�«�, this Housing El`ment outIines a proaram to amend the Zonin�Ordinance to alio«�a permanent homeless shelter b��-ri�ht in �a , � �-9� . � HCD DRAFT " tJtarch 2009 the BQ zonin�district. • �Site improvement,building code requirements,and permit processing time in Cuperti.no are camparable to surrounding communities and are not a development constrai.nt. • Development fees in Cupertino are comparable to those in neighboring jurisdictians. � The decline in the housing market and availability of financin�will constrain housing �development in the near term. • A potential constraint to housin�development is road capacity. Residential projects may be required to undertake miti�ation measures if developments result in traffic impacts. • Capacity and fiscal impacts to the Cupertino Union Scbool District and Fremont Union Hi�h School District must be evaluated on a case by case basis. • Public opinion may serve as a constraint to housin�development. Over the past several years,projects have been subject to citizen initiatives and referenda opposition the -:- developments. �0 - �-94 � � HCD DRAFT � < <�'tar;,^ 2009 � � � � � u � i � � � � � � � � � � � 6.1. O�rerview of Availabie Sites for Housing � � - The purpose of the adequate sites analysis is to demonstrate that the City of Cupertino has a sufficient supply of land to accommodate its fair share of the re�ion's housing needs during the plannin�period(January 1, 2007—June 30, 2014). The State Government Code requires that the Hausing Element include an"inventory of land suitable for residential development, includin� vacant sites and sites havinj the potential for redevelopment" (Section 6�583(a)(3)}, It further requires that the Element analyze zoning and infrastructure on these sites to ensure housin� development is feasible during the planning period. Demonstratin�an adequate land supply,however, is only part of the task. The City must also show that this supply is capable of supporti.ng housin�demand from all economic se�ments of the community. High land costs in the Bay Area make zt difficult to meet the demand for affordable housing on sites that are zoned at relatively low densities. Pursuant to Government Code Section 65583.2(c)(3)(B),local governments may utiiize"default" density standards (e.g. the"Mullen Densities") to provide evidence that "appropriate zoning"is in place to suppart the development of housing for very-low and low-income households . The purpose of this law is to provide a numerical density standard for local �overnments,resultin�in greater certainty in the housing �element review process. Specifically, if a local government has adapted density standards that comply with the population based criteria provided in the law and promul�ated by HCD,no further analysis is required to establish the adequacy of the density standard. The default density standard for Cupertino and other suburban jurisdictions iJl Santa Clara County to demonstrate adequate capacity for low and very low income units is 20 dwelling units per acre(DUA) or more. 6.2. General Plan Resiclential Allocations In order to balance the lon�-term housin�, economic and civic needs of the Cupertino community, the City's General Plan adopte.d in 2005 provided an overall "allocation" of conunercial asld residential uses by plannin�distnct and for the City overall. Taking into account the residential projects already de��eloped or perinitted since 2007 (see Table�',.2), an anal��sis of sites ��,�ith residential potential in Cupertino indicates the potential to develop appro�inlat°Iy 79�' llI11tS Of I1ZG�- housing«�ithin the context of the cun-ent General Plan land use allocations. lhis fi�ure represePts units that can �ealistically be accoi�ullodatzd on sites �aith allowable den�ities oi 20 DUA or il�ore. 603. ��E�� r��I�r�Es 81 ��U I HCD DRAFT��rr�t�'3rc�t 20U9 Methodo/ogy For the purposes of this analysis,housing sites in Cupertino have been�rouped into four �eographic areas. Each af these areas is described below, with accompanying maps and tables used to quantify residential development patential. Because more than a quarter of the 7.5-year planning period has already passed,the analysis also accounts for housin�that has been constructed since January l, 2007. In preparing for this Housing Element document, City staff conducted a thoro�gh study evaluating the amount of vacant and underutilized land in Cupertino. A parcel-by-parcel review of the City's data base was conducted and all vacant, underutilized and infill parcels were identified. These parcels included residentially-zoned land as well as other designations such as commercial, quasi- public use,mixed use and industrial. Cupertino is a mostly built-out City like many cities in the Bay Area. A.s a result, opportunities for residential units will be realized through redevelopment of sites with existing buildings and uses on them. The City went through a careful site selection process to ensure that future residential development on the sites would: (I) Have community support (see description of community process below), (2) achieve community goals of affordability and walkability, and (3) create a liveable environment for new residents and neighbors. To ensure this, sites were selected with the following criteria in mind: • Proximity to transportation conidors • Proximity (preferably within walking distance) to amenities such as schools, neighborhood services,restaurants and retail � Ability to provide smaller,more affordable units -sites were selected in higher density areas to achieve this • Create a liveable community with the least impact on neighborhoods—sites that had the most in common with successfully developed sites were selected. Vacant or underutili�ed sites that did not share the above critiera were excluded from the inventory. �ommunity In�-o1�-e�nent. To ensure that both community members and Frapert�- o«-i�ers�;ere in support of the Cit�-'s Housinb Element and sit,�s inventory, in particular, tize City oi Cupertino engaged in a 1en�thy community involvement process. The City's inventary of residential opportunit��itzs«-as de�-eloped in consultation «ith the Hou�ing Commis�ion, Plannina Commission, Cit}7 Council� 'c111� I11eL111J�1S OI CLZe�llb11C. TIZ� H011�LIZj Element and site� in�-entor�- was presented at one meeting of the Hou�inq Commission, t«-o Plannin� Commi��ion meetinU�, and t«�o CiLy Council meeLinas. At each meetina, commissioners and council meinber�, as ;��ell as memt�ers of the Fublic, di�cu�sed the in�-entory. Durina these discussion:, se�-eral�ites �7Yere �J �_g� � I HCD DRAFT�=��=il;zrc'r� 2009 removed and new sites were added based on input from these various stakeholders. Decisions to add or remove sites were based on realistic expectations for sites to be redeveloped within the planning period. While residential development may occur on other sites not included in this inventor}�, the sites ultimately included in this Housing Element are those the community believes have the most realistic chance of redeveloping into housing within the next five years. As a result of the community engagement process, the sites inventory presented in the Housing Element � represents a list of residential oppo_rtunity sites that the community has vetted and supports. In addition to consultation with vaFious community stakeholders, the City reached out to individual owners whose properties were identified as housing opportunity sites. Each affected owner received a letter informing them that their property had been identified bS�the City to be included in its Housing Element as a housing opportunity site. The letter provided them with information about the process and provided them with an opportunity to provide feedback or express concerns. Many property owners contacted the City to discuss inclusions, but none objected to the inclusion of their property in the Housing Element sites inventory. Determination of Realistic Capacity. Development standards such as building height restrictions, minimum set backs, and maximum lot coverage requirements may make it difficult for developers to build to the maximum density allowed by the General Plan and Zonuig Code on a particular site. Furthermore, sites that are zoned far mixed-use development may have commercial space that may rzduce the number of residential units on the site. As such, this Sites Inventory provides a "realistic yield"for each site, which reduces the maximum developabie units by 15 percent. This 15 percent reduction is based on recent experience in the City of Cupertino for mixed-use developments. As shown below, recent multi-family residential projects have built to between 82 percent and 92 percent of the inaximum allowable density. ��ample 1 Project Name: Oak Park Site Area(acres): 1.6 acres Maximum Density: 35 DUA IVlaximum Developable Units: �6 units Actual Units Developed: 46 units �ctual Units/IVla�imum Units: 82 percent Commercial Sq. Ft. as Percent oi 1 otal Sq. Ft.: N/A ��an�ie 2 Project Name: Adobe TziTace Site Area(acres}: 1.0 acres l��iaximum Density: 25 DUA nn OJ �_G? � HCD QRAFT ��-;r.a�� 2009 Maximum Developable Units: 25 units Actual Units Developed: 23 units � Actual Units/M�imum Units: 92 percent Commercial Sq. Ft. as Percent of Total Sq. Ft.: 8 percent Example 3 Project Name: Metropolitan Site Area(acres): 3.3 acres Maxiinum Density: 35 DUA Maximum Developable Units: 116 units Actual Units Developed: 107 units Actual Units/Maximum Units: 92 percent Commercial Sq. Ft. as Percent of Total Sq. Ft.: 4 percent Because of the desira.bility and hi�h value of residential property in Cupertino, developers are . reluctant to include�round floor commercial space in residential buildings, even«hen land is zoned for mixed-use development. The City must often encourage or request that�round-floor commercial space be included in projects and commercial space typically represents a small proportion of the total development. The City of Cupertino azlticipates that this trend��vill continue and land zoned for mixed-use will achieve residential denslties at or above 85% of the maximum with ground floor commercial space alon�the street fronta�e. This trend is evident in the two mixed-use project examples that contained�round floor commercial development. The Metropolitan and Adobe Terraces projects are of typical mixed-use, multi-family developments in Cupertino. In both cases; the commercial component represented a small portion of the total square foota�e (Iess than 10 percent) in aIl cases. Eve.n with the provision of ground floar commercial space, the 1��Ietropolitan and Adobe Terraces developments were able to achieve 92 percent of the maximum allowable residential units. Based on the development expenences at the three r�cently completed projects described above, the densit�� assumptions for nuxed-use residential projects at 8� ercent==� of the maximum allo��ed is realistic. The assumption that sites will achie`-e 85 percent of the maximum alIov��able densitv is also realistic for sites that a1Iow for a �arietti of uses. includinQ I 00 percent commercial develo�ment. in addition to residential development and mixed-use development. This is because the hi�hest and best use of land in Cupertino is residential de��elopment. As discussed abo�-e. the desirabilitv and hi�h ti�alue of residential propertv in Cupertino encoura�es residential or mixed-use development over exclusivelti� commercial develo�ment. AII three projects were developed in a zone that allows a mix of uses includinQ exclusivelv commercial and office develo�ment. n� n J �GI� ( HCD DRAFT��-��"a:�c`� 2009 Overview of Capacity Based on current General Plan Land Use designations and zoning, an analysis af the Cit�='s land inventory indicates sufficient land zoned at residential densities to accommodate 629 total units, . a11 of which are zoned at a minimum density of 20/DUA. In order to meet the remaining need of 717 units during the remaining five years of the current planning period, the City proposes to adopt policies and programs to allow for residential development at appropriate densities on sites with no infrastructure constraints (see Policies 1 and 2 in the Housing Plan Section of this Housing Element). The full sites inventory with current zoning and proposed land use a.nd zonin� chanjes is provided as Appendix G. � Table 6.1 and Figure 6.1 below displays the total potential residential capacity in Cupertino on sites that can accommodate residential development of 20 dwellinj units to the acre or more. These 13 sites can accommodate up to a total of 798 residential units. As shown, a large proportion of the City's near-term development falls in the Heart of the City, Vallco Park North, and North De Anza areas. The remainder of the units are scattered throughout other areas of the City. For the most part,the sites identified below are underutilized sites in mixed-use areas rather than vacant �reenfield sites with exclusively residential zoning. As demonstrated by the developments already underway or completed during the current plannin;period as displayed in Table 4.2,Cupertino has a strong track record of supporting and facilitating the development of residential projects in - mixed-use areas and of intensifying residential uses where appropriate within the context of the _ �eneral plan land use allocations. Table 6.1: Potential Units by Planning Area Units on Sites Units on Number �!ith Existing Sitesto be Plumber Percent Plann�ng District of Sites Res.Zoning Rezoned of Units of Total H�art of the City 9 296 - 296 37.1°0 Vallco Park North 1 179 - 179 22.4% North De Anza 1 - 169 169 21.2% Non-Desionated Areas 2 154 - 154 19.3% Tatal 13 629 169 798 Sources: City of Cupertino,2009; BAE, 20G9 85 3-99 � O Q N E . L ��.� „ o°, ' -C V,j ' - .r...�-- �. 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W .,I "��' ' .'f�-lc�, �. I �t�,, � s� I �_ �a'/� "� '�w.n�i. - ')��. � ``\V �� V- ` �}.�- \ � 4,��_ �!_ �� EY'1 d�3�. '-- _ �� // � �� / � � \ / HI"�I"� J� -'�'`=F 1 `L � ^ �/ � '�/�'- �ZY—_ ^� ` i�J .��rl v��I y �14�'C/��L�i:-i.:=' _ .'�-_' ':��ryiW! ��.. 1/ ' u W ^ � �� y�I Gir '%'.J-t-'� - �I �-~—� e�1 .t,1�_'�`,i�t s [r. � :.� - ' ' �j � - `� r�/r= �� r .. � ,:� ,� �� j i. ; �� o N . =;'�, ik � � � ~� , ' ..- '_ " . __-- ° - _�� , � � ._��- _� �c� ,r:. .�_.,Y_ ` � ; ,— �.� :... �_r- .'�jS1�1i '�! ,,. =� � r-� - , �•7�._.. �� . � :.c•�/_.�� .e..� ��' •-��..�—^-�-�-�_j-�-- _— •s� _ /�.• � _ "� � � / � /`,._/ � % "t' ^_�-1- =�/ `��ti��l' �� . � �M1'�_ _ '/ � ' ; �_ � /�� I '�l i f ^ '' � -''J-�>�I I f I � v � ��r�;:i'\ J�� / ,;I�-�.� ,y - ��'"�(� /^i� ,\ _ � � �✓ �i _ , S`�_� � � rv � �' ii '� � r N r� �� , � � �f� � �� -�,�� -� o,. � �'� �f�� ,� � ifr� �c�°,°S .. � n•. J I u O . � �n�1 / ^ �S I t �i N � .`�,�r��f�S;'�_� `�,` �' *��' �o°� � 1 i ~� I = V �^� d ' ' � ^ � ' /iF !�� i�:� �i ��l g i J �',�h = .. �% -� �.; t,� � � � � � u ' ls ' '1�,� ��'_--K� � � `°"'°�-;- 1 : ' ` i r � � 1��---��''%� � ! �' � �� ! ''- ' ? �i ��,i � �, A � �'( °I U � p _ ,,:-9 , r � _.�! � -��` a /� Yi � _�/;=�� , f �_� _..�.�...ea � i � -i � ,�,; '•,�'��' �`` '�� i �:i =: tr � � ' '^ � � J—� iJv t HCD DRAFT��-��E�'��rcr► 2009 Heart of the City District The Heart of the City District encompasses one of the most important commercial carridors in Cupertino. The Heart of the City Specific Plan, originally adopted by the City Council in 1995, provides development guidelines for the approximately 250-acre Stevens Creek Boulevard � Corridor. This Specific Plan was recently updated and is currently under review by the City's Plannin�Comtnission.The revised Specific Plan encourages the development of pedestrian- oriented activity centers.and mixed use developments with commercial and residential uses. Under the General_Plan and existing adopted Specific Plan,the total residential buildout for the Heart of the City nei�hborbood is 570 dwellin�units, with a remaining residential allocation of 216 units as of January 1, 2007. TYus will be updated to provide more residential capacity to accommodate an increased residential capacity of 296 new units. This would increa.se the total residential buildout for the Heart of the City nei�hborhood from 570 units to 6�0 units. As displayed in Table 6.2 and Figure 6.2 below, there are nine sites that can accommodate 296 units in the Heart of the City area that have the appropriate General Plan and zoni.ng desi�nations. The sites in the Heart of the City area are underutilized infill sites. In inany cases,the year the structures were constructed and the parcels' improvement to land value(UL) ratio su�gests the sites are prime opportunities for redevelopment. , • Site 1. Site 1 consists of two parcels on Stevens Creek Boulevard. The first parcel has a single-story commercial buildin�occupied by a furniture store built in 1964. The commercial buildinj has had a number of different tenants in recent years, with several tenants goin�out of business. The building cha.nged ownership two years ago in a 1031 exchange. Since that time, the new owners have attempted to release the space to hi�her payul�tenants without success. The historical turnover and lack of tenant interest indicates the limited viability of the property as a successful commercial site in its current state. The second parcel contains an old, outdated buildin�constiucted in 1969 that houses the Yoshinoya restaurant. There is a Iarae amount of surface parkin�on the site. The site is located along one of the major conidors in Cupertino, in close proxinuty to services and public transportation. 1 he t��o parcels «�hich compris� Site 1 are not currently held in comrnon ownzrship. As such, Iot consolidation would be 1lecessary for redevelopment. Tl�e Cit}�routinely encoura�es adjacent property owners to ��ork to�ether on sites such as this one to create a sin�Ie redevelopinent master plan for the site providin� shared access, op�n space and COIZI1ZC�l0I1S. FllIrt11ZrI110re, 1273r�Cet COI�C11t10I1S «�iII elicoura�e Iot cailsolidation at this site. The i��vo pa.rcels form a corner site at Ste��ei�s Creek Boulevard and Portal A��enue. I�� addition, deveIopment potential is greater for a lar�er, corner site than a mid-bIock site, and. . 8? - 3—� ai I NCD DRAFT �.w-�:-�`��=��a;ch 2009 the market wili encourage lot consolidation. • Site 2. Site 2, a 1.35 acre site on Stevens Creek Boulevard,has a restaurant and a large surface parkin�lot. The building was constructed in 1978 and the parcel has a.n UL ratio of 0.66, indicatin�that the vaIue of the land exceeds the value of the buildings on the site. �ver the last few years, a number of businesses have unsuccessfully operated at the site. The land to improvemenG ratio and the relatively high business tumover at the site further supports redevelopment of the site for mixed-use residential development. The site is � located alon�one of the major coi�ridors in Cupertino, in close proximity to services and public transportation. • Site 3. This site,located at the _ _ _ _ _ __ ___ _ _____-_----------------___,.. corner of Saich W�y and Stevens - Creek Boulevard, contains a s�zp �- `-�` � r� �� . , -�,,. . mall built in 1969 with a 7-11 stor� � � � ' �- �` � that burned down. The fi�e � � -1 *, =« destroyed the strip mall; the ' ; buildings are curren�Iy vacant and � = I HGD DRA�Ti =°� r�';��B 20Q9 �,-.=�:=�_. Existing uses include the Shan restaurant and a strip mall that contains a small food market and a laundry establishment. The site is Iocated alon,�one of the major corridors in Cupertino, in close pro�mity to services aud public transportation. � � Site 4 is expected to redevelop into a inixed-use multifamily residential development at a density of about 2� du/acre. Development of this type is common in the area alon� Stevens Creek Boulevard and Blaney Avenue. Across the street from Site 4 is a recently completed mixed-use, multi-family residential development. The City has received. , residential focused proposals for redevelopment of this site in the recent past. • Site 4b. Site 4b is located at the Corner of Stevens Creek Boulevard and Blaney Avenue. The parcel is approxunately half an acre in - � � size and has a stand-alone restaurant on the site. The building was constructed in , x:,_ - '" 1955 and t ' f�R ��''"� � he slte has an ;:�, ��. .�r�-�.-�,�� :..�.� -��.ro ��.�"....�, * .�. �. ,�.,.�--------.. -��,.�,4,�-'�-..��.��-:�_.y.`«�,�.��'- :� ,�,,,� �. ,� � _ .r_ _ .,,_ , ., improvement to land value - �� .-�• ` �� - --- � ratio of 0.17. A number of � ��'� �' � �w�'�'°'�"`"�"`''��= �? �t� �,,,,,,�s:.�a�*"'..� , ; � _"_...., .+.7�a � �,^nn*�+"9R'n�" .. t...c �.:.``W'i��.,':��`'�`.r�+ businesses have been located F �' � -�-.- �� ' � �::� �� , ,�� , _. �� .��-�, �� .; �, q �K 3 i ;� ..t'-��1 2�.�:. ��+...�• _�K��`"15'e��• -�„e+L, ?' .M.{ ,�.�r;t at this site in the past. The f ��F rv��.�� -�. .,,-�' �� `- -- ��=�*-"�'-�=x�;., turnover of businesses indicates the limited viability of the site for commercial use in i�s cui7ent state. Although the parcel is relatively small, there have been multifamily residential developments on parcels of similar size in Cupertino in the past. The property owner has expressed interest in redevelopin�the site. The site is located alon� one of the maj or corridors in Cupertino, in close proximity to services and public transportation: The City wi11 encoura�-e Si�e 4b to be rzdeveloped in conjunction «�ith Site 4a. Site 4a and Site 4b collectively foi-m a col�ler site that v,%ould lo�ical_Iy be e�eveioped as a sin�le project. Even it the t«-o sites are not consolidated, the City �vill require that proposals for i�edeveloprr�ent of pal-cel in Site=?a or 4b be uzldertaken ��ithin a lar�er master plan that takes a11 rour parcels into consideration. The Cit�< «�ould require that a coordinated access and circulation plan ;��ould be d��zlop�d for the si�e, c�-c�1 if ii Site 1a and Site�b «-ei-e deveIoped separa�ely. • S�i��. Site � contains t��-o parcels oF1 St�vei�s �reek Boulevard wit1� a I95� restaurai�t 89 �-i `L?�� HCD DRAFl° '�_ °-��_�r ��!��-ch 2009 building and an adjoinin�surface parking lot. The two parcels are in common ownership; lot consolidation would not be necessary far redeveIopment of Site 5. The improvement to land value ratio for the two parcels are Iess than 0.35. There has also been substantial turnover of businesses at this site,indicating the unviable nature of the site for commercial use in its existing form. The site is located alonb one of the major comdors in Cupertino, in close proximity to services and public transportation. Although Site 5 is relatively sma11, at sli�htly less than one acre, its Iocation on Stevens Creek Boulevard and in the Heart of the City District makes high density multifamily residential development feasible at the Site. There is a relatively hi�h density mixed-use, residential project down the street from Site 5 on Stevens Creek Boulevard. Furthermore, hi�h density multifamily development has been built on parcels of less than one acre in Cupertino recently, including the previously discussed Adobe Terrace project. � • Si�e 6. The 1.9 acre site currently houses a furniture store in a single-story buildin�built in 1975 with surface parking. The buildin�is setback from Stevens Creek Boulevard and is confib red specifically for a fumiture store. Due to the unique configuration of the site and buildin�, future re-tenantin�for commercial uses other than a furniture store«ould be diff'zcult. The structure is bordering on economically unviable and has hi�h potential for =_ tumover. As such, redzvelopment of the site would be a viable option at this location. • Site 7. Site 7 contains three parcels at the corner of Stevens Creek Boulevard and Estates Drive. The site has an oId �-� :-�" sti-ip mall with a mix of occupied and � �� vacant retail spaces. The strip mall was � ..:� _ � :�°� built in 1960 and the improvement to -�- � _ . :�. � - .: a_,�.... � - land value ratio of the three parcels ` ..! .�:__ ,. �-- _ ranges from 0.01 to 0.28. The three � ��. __ _._.__.__ :,.:,.- �. parcels are held in common ownership . =�°�� -'��-' --�----;�.-,.._.._.. �` _..:�..�.r.: and Iot consolidation would not be _ -.- �µ� ..��;,�t:�-�-��`�„� � �� w..-- -»�_}__.:`- necessar . The Site is one of the to � �'� �`�'� � °�_��'�'�� Y P �. �� ..'�," �-,�.�......�,.,��-�:ri»�,.�..�._,.-"�•��`�'.. i ' _ _.s:�.. ,� "..�"`�."�'° °-�;x=:�`b� redeveloprnent opportunities in the city � ` � =-'"�-� °`�""��"' " �� ,..._:.H.e�.M:rw-a�.bre'�'�N3!�_"�.^�.��-cy..rw:�AR+�t._ E� ,,,,.. �� ._... ..-_...__...,_.. .. . .. .�._. .,a.w,�.r-�,+r..wt. S'��::�..j��.3.a.Ji�...."Y:._.a.... due to its pi-ime Iocation on Stevens -- � �=�-a ��, �"' M�' � � r.�� n��;� ._ . _ _r_�...�.:a_....:� ._�<.....:�..._.v......a.�.x,:�,r...,...�u.. -::�,-��..,�:..�. .�..�.,,�. Creek Boulevard. Site 7 is Iocate.d dCrOSS tllZ StI"Z�t ti'OI11 t}.Ze Clty'�S 13I"��St SilOp�7II1�CcI1tCr, Zil�O�-s e.asy° frec��.ay aCCZ�S, a11�7 I� Iocated in the area that is best serv�d b�,�Pl1bI1C tI"3I1Sp0Irtat10il 1I1 tlle Clty. T�1� SItZ 1S aISO IOC3t�CI I1�Xt t0 �XIS�II1�I�c�Il�CI1t131 IlZl�hborhoads. �Z\-clop�rs havZ COIi�1�iC17t1}' ��71��JSC� iiltere�t i11 re.developin,�this Site. 9G �—i �� I , HCD DF��4FT �r��::��-��°: 2009 • Site 8. Site 8 is a vacant property on Stevens Creek Boulevard. Although the site is relatively small (approximately half an acre) its location on Stevens Creek Boulevard and in the Heart of the City District supports rel atively dense multifamily residentiai development. The site is Iocated along one of the major comdors in Cupertino,in close proximity to services and public transportation. The owner of the property has expressed interest in developin�for a residential use�, includin�affordable products. _ - -_, - ;- �- - _� =_r �, :�#_ _ - -y� _ � � ;::. �� -� � M� . '�z}.. ��,.�. . . . _ � y i-�7¢. . �.� - ' .._._. " ..,,r.�.a' �.,� .. �.-:. �,� .:,�= z' ' . .. ' ,.,_..�.` _.... .�. . � ^=t'l'��_ � �I• ��a... .t -. ..,�.a.n::. , w.._ ' ��. __. ""'^A:.. �.. ,�,: '. ...... �-� =,.,s ` . t"- � .,..:, ... ;. �--s��^,�-::.� -..- _" � . � �.._.. __ ._.._. �L L ` . ...._,d... � I '-s+31�^ 3: ��~��+- � �~• -�..- . _..� . ..- . .. �', -� �1 a ,.. .. y l��. :_P,r, y."R.��'��y��`y i `�;�.t "wl+ :'u`�`. . ��'"� 'y �"M�r,--�r' -�,��' ,j��,a -.w. 1 Y..!-s.r'-""^'v�..�C�'. � -''7eC "✓'• - .. f. �_'_ I • Site 4. Site 9 consists of two parcels at the corner of Stevens - Creek Boulevard and Judy Avenue. The site has an oId, dilapidated _»�, :.� strip ma11 built ul 1952, with a mix - :�} -� _ ��'�`�� ,��z� � . _ --�:- ., .�.r �-�.�,�.��:..��.�_ r:�° ,.�r'�'��-� r;»....w�a°:�r��,�-,:i�c...w.�-.�[a:s;.-�aar.a..�,�.�.. �� yf of occupied and vacant retail � �� - ----- � -_ �� - ��_.� �.n r< -:... - _ � '-�� .: spaces. Portions of the Center are " r..�,� -�� ,� - .�..,,�,� �: __ --� currently boarded up. The existin� � : t spaces that are occupied at the � � - __ �. __ � - ._ Loree Shoppin�Center arz � . .�. j-.-`�-�T—=- �,i � .....,.._ � _. __..; mar�inal . Overall, the shoppin� � � � ; ._ .; center is bliq�7t�d 3I1C� �"la5 II1llItIDI� x � � -- - � � ��-i ,r � �,.._. _. :...�._..,.,�...,r.r..��..;�:�-::�.�..�+..s�..,:w.. .-.. : ..� _ � . :.i code enforcemznt problems. Under � _ -,;.�.,: ::� �`; ...� the cuzTent site collfi`uration, it is difficult, if nct in�possible, to bnn�the prop�rtv up to code ��it��out rede��elopme.nt. TI1e Shoppin�Cel;ter does not ai�d cannot meet the Cit}�'s minimum parkin�requirzments under the c�?nent confi�ur.ation�. Because the propert�� : � a�� 3-� �� HCD DRAFT C°�T r��2009 can.not meet code requirements,rehabilitation is not feasible. Redevelopment of the site would be necessary to meet all code requirements. Site 9 is also located across the street from a major new redevelopment that willlikely create additional redevelopment pressure at the Loree Center. The site is held in common ownership and lot consolidation would not be necessary for redevelapment. Table 6.2: Vacant and Underuti[ized Land in the Heart of the City District Alfowed under Current Zoning 611ax. Max. Rea(istic � Size Density Yeld Yeld ID APN Site Address Existing Use (Acres) (DUA) (Units) (Units)(a} � 1 316 21 031 19875 Stevzns Creek Bl�d Fumiture 2000 1.78 25 44 37 316 21 032 19655 Stevans Creek Blvd Yoshinoya 0.24 25 6 5 2 316 23 093 20007 Stevens Creek Blki I-Restaurant 1,35 25 33 28 3 326 32 041 10073 Saich Way 7-11 site behind Bombay O�n 0.77 25 19 16 4 369 03 004 20030 Stevens Creek Bl�d Grand BuffeUBoas 1.16 ' 25 29 24 369 03 005 20010 Stevens Creek Blvd Comer of Ste�ns Creek�Blaney 0.47 25 11 9 369 D3 006 10071 S Blaney Ava Lackey Prop.(Stevens Creek&Blaney) 0.37 25 9 7 369 03 007 10031 S Blaney Ava Lackey Prop.(Stevens Creek&Blaney) 1.36 25 34 28 5 369 05 009 19930 Stevens Creek Bl�d Arya 0.44 25 11 9 369 05 010 19936 Stevens Creek Bl�cl Arya Parlcing Lot 0.52 25 12 1D 6 369 05 038 19900 Stevens Creek Bl�,d SD Fumiture 1.92 25 48 40 7 369 06 002 10025 E Estates Dr United Fumiture Site 0.92 25 23 19 369 06 003 10075 E Estates Dr United Fumiture Site 0.53 25 13 11 369 06 004 10075 E Estates Dr United Fumiture Site 0.86 25 21 17 B 375 07 001 19160 Stevens C2ek 61�d Barry Swenson Property 0.55 25 13 11 9 375 07 045 10029 Judy A�e Loree Center 0.43 25 '1 D B 375 07 046 19060 Stevans Creek BIKi Loree Center 0.86 25 21 17 Total Units 357 296 Notes: (a)Realistic Capacity reduces the n�cimum capacity by 15 percent. 5ources:City of Cupertino,2009; DataQuick lnformation Systems,2009;DC&E,2009;BAE,2009 S2 3-i06 � �iCD DRA�T �` -�.°�...,_ y , ��°° �..�,=��►�-`°� 2Q�9 Figure 6.2: Potential Housing Sites Fn the Heart of the City District . - - — �� '` ___._�-_ ''_ . .: — .r — _' .. i • � ' _ _ � E �`��—�—��I-^-'-♦T—-•= E�—'�'AL9 O DR FQE-r�'�� ,�,�-__ '.. .. . � ( _ + M o� ?=�t�V� _ _..J � " _ -.... .._ _�...,-_ — . 4' 'C — ^ . A - � � � _� _..^ . _ � '-C __" Q � ,i'_" .. . . ,A �J _ -- = c,:��p �=y�-.�td,PL.c -' -�,Je ;`' 4 : -�_�� G�'Y. �� . . _ _ __ _ _ .. 'a . � _..�_..,..... � . � � . -7G� ` ; � .4—.t � � �_- -_. �-�-r ' . Q .-_.._ '_ .. . .� i� — _ _ � - T - �_ — �� — �.- , LL --� . � � � _ 3 H�at o([be C¢f � -.. � ...... �' ....�....:: . '' �_ � � _ . . ._ _..m«.�,.._ . ..r,.�..:n-occ:'-.-.. _._- ��----! \ � � �=,.4Vt. i � .� , 7 , � - � ._ � ~� s _ � � :� ti "1��J�_� � � __ . . 4 � . � _ . . — - 5� ��:e�r._ - -_� - o- = Ia '91 �> '��- —= — ,�� w y� .=1 -- - — � � L I ;:mt -� _a.�r`� -� �t. _ .� <.� � .�_i nr'�r iSd �.y - - _ ^ ' 1 ' ��-�_ :_- —��-, ,� .. _ _ �t�.�� _ - _ - ._- ._ -.. : �-' - 1 -�--'._ _ ` k-��.�"°�.:_ - � . - .. . ��M �� _ .. - - � ~ .�F,' . " 5'`�� i �k =�"�'1fJ��r=,: "�� ` ` _. -_ .'- - _. .-,wu�e, __. i. ._ , ;` _c _ � 0 , C_'_'. �-:I•�il? Sources: City of Cupertino,�OQ9;BAE,20Q9;DC&E,2004 Vallco Park North District Vallco Park North is an employment area of predominantly office and li�ht industrial activities with neighborhood commercial uses. The Vallco Park North District allows for residential densities up to 2� dwellin�units per gross acre. The total residential buildout for the Vallco Park North District is 8�1 units, «ith a remainin�residential allocation of 300 units as of January 1, 2007. As shown in Table 6.3, there is one site in the Vallco Park North District��vith potential for residential development. The site is comprised of two parcels totally 8.5 acres. In 2005,the site ��as rezoned to allow for residential development at a density of up to 25 dwelling units per acre. • Site 10. The site is corriprised of two parcels totally 8.5 acres. I�7 20Q5,the City Council approved a general plan arr�endment and zonin�chan�e to a11ow for residential development at a density of up to 25 dwellin,�units per acre at this site. The site contains two office buildin�s, one of which is partially occupied, and lar�e sui-face parking Iots. The site is 1�eld in common owners�p �nd lot coiisolidation ��ould not be necessary for redevelopment. While the buiIdin�rzmains in relatively good condition, the site is appropriate for residential development because a residential project«Tas previously appro`Ted ior this lacation. Al�hou�h tl�e appro`�als for the r-esidential projzct have expil-ed; thz property owiler has i-eque�ted that the residential zonin�remain on the property. -_- � ; g3 �—; i�? IHCD DRAFT r-�"C'��e:t�rt� Lo�9 Table 6,3: Vacant and Underutilized Land in the Vallco Park North AIlowed under Current Zoning Max. Max. Realistic Size Der��ty Ye(d Yeld ID APN Site Address Existing U� (Acres) (DUA) (Units) (Units)(a} 10 316 06 O50 10500 Pruneridge Morley Bros./Industrial 2.80 25 70 59 316 06 Q51 10400 Pruneridge Morley BrQS./Industrial 5.69, 25 142 120 Total llnits 212 179 Notes: (a)ReaJistic Capacity reduces the maximum capacity by 15 per�ent. Sources:City of Cupertino,2009; DataQuick Information Systems,2009;DC&E,2009;BA�,2009 Figure 6.3: Po�ential 6�ousing Si#es in the Vailco Park North Distric$ �--.---- -- _ ��.�..�w�� a�� —��. __._._.— . .__I �• � � I �� i �R.• LL{3 � 2t _� Yaliw Paric hior:h ; �,) - —. - -� - - � � - �-- _ ( �� _ , �, ��.= ��• _ .�,j,�1 = _� ��i a�,/"�� Y� a., f• � '_ . ..�� ` � —} �rR�n��u,r�-:-�,\ . I � a�� I- i � r4:. .. * �\ � j' I � Sources:City of Cupertino,?QO°:BAE,2009;DC&�E,?009 O�fon-�esignafec�f�r�as There are t«�o sites located outside de.si�nated nei�hborhood�Iannin�areas. These remainin� aI"eaS 3i'e pOt pI3IlIi�Cl a5 llIllqllZ I1Z1✓�iborhoods i,1 the �ity's n�ost recent�enei-aI plan. Development intznsity in thesz non-desiQnated areas is determined by the existin� ZOIIIIZ�T alld 13I1CI use desi�nations. �LOtIl SI�eS COI1t3?I1 zXIStII1� �aTdZll 3�c`�1rtI1�ZI1t COITI��X�S �113t a1-C IlOt bUIIt�0 t11E I113XII1ZllI11 31I0��'Zd densit�T. These ap�-tment compl��es ha`� lar`e open spaces that exceed the City's open space S4 �—i �8 � � . HCD DRAFT ��-!��arc:� 2009 requirements. As such, additional units could be built on these two properties. This type of expansion of�arden apartment complexes was recently approved and completed in Cuperti.no at the Villa Serra and Biltmore developments. At the Biltmore, carports were demolished and new units were constructed above ground-floor parking. New units and additional parking were added to the Villa Serra complex in surplus open space and recreational areas. The Biltmore project added 29 units for a total project size of 179 units,while the Villa Serra development aaded 117 units to achieve a total of 506 units. In both cases,.existing units were not destroyed by the construction of the new expansion. The trend of addin�new units to existing garden apartment complexes is expected to cantinue in Cupertino due to the limited supply of vaca.nt land and the high derriand far residential units in the City. Site 11 and Site 12 share many of these characteristics and present opportunities to provide relatively affordable rental housin�units in the City. In addition,both sites have older structures and low vacancy rates. Often, when property owners of older projects decide to upa ade units,they may choose to do additional expansion work at the same time. The reaiistic yield for Sites 11 and 12 are 92 units and 64 units,respectively,which falls within the range of other expansion projects that have been successfully completed in the past. The financial feasibility of additional units at Site 11 and Site 12 is particularly strong because both properties have lon�-ti_me landowners who purchased the Iand when prices were more affordable. • Site 11. Site 11 contains the Glenbrook Apartments. Spannin�across 31.3 acres,the site could accommodate 626 units under existing zoning, which allows for a density of 20 dwelling units to the acre. However,the Glenbrook Apartments only contains �17 units, resulting ui additional potential for up to 109 residential units. Assumin�Glenbrook Apartments is able to achieve 85 percent of the site's remainino capacity, the realistic yield for Site 11 is 92 new units. Similar to the Biltrnore Apartments, Glenbrook Apartments has large areas of land dedicated to carports. As was done in the Biltmore development, the carport areas can be converted to g-round floor parking with new units above. Additional ututs could be constructed without affecting existin�residential units at the site. This site was recommended by members of the public and the community supports the expansion of the Glenbrook�partments; � �i�� 12. Similar to the Glenbrook Apartments site, the Villaaes of Cupertuio is not built to the maximum alIowable density. 1 he 2%.1 acre property could accominodate a total of�42 units under existin�zoning. Currentl}r the developinent contains�-68 units, allo��in�for up to 74 additional units to be built. Assumin�the VilIa�es of Cupertino is able to achieve 8� percent of tl�e site's remainin�capacity, the realistic yield ior Site 12 is o2 ne«� �nits. The Villa�es of Cupertino have lar�e �-reen spaces that e.xceed the City's open space requirements that can be deveIoped «�itn ne��l units. �ie ViIla SeiTa development ► 95 3—� 09 � HCD DRAFT �e��-�-f��arcr� 2009 expanded in this way by constnzcting units on surplus open space and recreation areas. This site was recommended by members of the public and the community supports the expansion of the Villages of Cupertino, Table 6.4: Vacant and Underuti�ized Land in Non-Designated Areas Allowed under Current Zoning Max. Max. RealisEic Size density �eld Ytafd ID APN Site Address Existing Use (Acres) (DUA) (Units) (Units)(a) " 11 326 27 036 10160 Parkwood Glenbrook Apartments 11.62 20 326 27 037 21287 Parkwood Glenbrook Apartments 19.72 20 31.34 20 626 Less Existing Units -517 Remaining Units to be 8uilt 109 92 12 326 09�40 20800 Valley Green Dr The Villages at Cupertino 5.35 20 326 09 041 20975 Valley Green Dr The Villages at Cupertino 5.49 20 326 09 053 20990 Valley Green Dr The Villages at Cupertino 6.78 20 326 09 054 20800 Valley Green Dr The Villages at Cupertino 2.69 20 32fi 09 064 20875 Valley Green Dr The Villages at CupeRino 6.79 20 27.10 20 542 Less Existing Units -468 Remaining Units to be Built 74 62 Totai Units 183 154 Notes: (a)Realistic Capacity reduces the maximum capacity by 15 per�ent. Sources:City of Cupertino,2009;DataQuick Information Systems,2009; DC&E,2009; BAE,2009 Qp� �—� � � � HCD DRAFT �=��Yd--�-�-r��a�c� 2009 Fagure 6.4: Po�ential Housing Sites in the t�on-Designated Areas � '�✓�,✓� '--�� I.. �-—� � ��=v�..� .) ,�' '_C � � ; . � . �,�"�� ,i, ,�� ;�, i � ,r– _ - — r N•�, .:�.y;, �., —��-�'=�-t�pR. — '�•,�.,�',='-�� •';'':;;;;`� .__-.--=,_ — V `.�L.� '1.'`ti��'�"..ti� \�" �':i;:;:;'•. ��`�ol'i�:c<,,�,'–L�– --• �� „� � � � f'�` �--– `�_. � "`'�•� �� ' ��'� `r� /� __ y�( .:�6 :,� �, '�1 �ra.�Y�J\�•��` ��L�'y�,C��y Lf ! .. � i '.:� r.. �' �. �1�. ' _'�� 1� — . . i.. '� 7'"�''� '�CL � } ,'a` �. , ' ' —•�„ . . �-�i:; k.i�':� , PA�iR�_�"y_'w'..' �"°- "r'i� - r'�F' _ - F�.,, �T•l r . , ;si�,?:, '�^- � '�.� 5T"F1�.'��.'�f�:-£�il� . 1=- � — _ =-,. ,. ►-- .- _ � � � :-- �` -- - ,.._. .- J ��r�k � � �_ �i—�--- --- _��T_—_-- -- -� �- -� �-2Kr.�� : �;.,,,--.:�.;::.:_-=--=�-� n' � l r•. �T.;:ti':� '�_^�, �� —i •��: ''' _��.:'�`tir�• y;�;:�J:;' .. �.-.. . '-�' -�1 �. .'i� �� . '.:� w - -Q � •' � . ,:; ,, I3 � '- -y -� ��,-�.��Z ','�'-� L.�%�� - '�y�� •� � .. +�1 ��.ti�:.'i � ��'?' ,�"' � --� _:- ��+;��4 ,4.�: . � North�D�Arcii 6ou{evard .`Li —. .�_'J:Ct"J '.rh ..�:l- _- .._. � _. _ Q ---- _�z��'�r.�u --- -� � ,-n' � r--- — I--'-•'�• .-_ ...�e � - , ��' . � ' . __ ''-.•�t___,.. Sources:City of Cupertino,2009;BAE,20Q9;DC&E,2009 1`lorth ae Anza Boulevard Districf The North De Anza Boulevard District is intended to be a re�ional employment center with supportin�cominercial and residential land uses. The area, located south of Interstate?80 around North De A�za Boulevard, includes the Apple Computer campus and other office, industriai, and research and development uses. The total residential buildout for the North De Anza Boulevard District is 146 units, with a remainin�residential allocation of 97 units as of January 1, 2007. � Site13. Site 13, which was built on in 197�, currently has Ii�ht uldustrial (research and office) uses with a lar�e amount of surface parking. Residential development is currently allowed at Site 13, thou�h at Iower densities. Site 13 is currently z.oned P(CG, ML, Res 4- 10), which allows general commercial; li�ht industrial, and residential development at densities of four to 10 dwellin�units per acre. The City «Jill rezone the property to P(CG, IV1L, Res) and allow foz-residential densities of 2� dwellin�units per acre. The hi�her residential density at the site will make re.de�-elopment of the siie for resideiltial use niore economicaily viable than leasing the existin��?llI�C�IIl�for office use. The 6eneral COII1IT1erCI31 �I1C�Ii�11�II]C�UStI13I I�I1Cj.LISCS ��'III 1ZI�I13L11 3S ��III1IttZC�llSZS IIl 3ClC�1t10II t0 �ll��ler dZI1Slt}�residential use. In addition, tll� r�I17aIIlI?l�I'�Sl��I1t13I aIIOCatl0I1 f0I'i��e aI'ea allo«�ed in the GeneraI Plan shouId bz incr�ased fronl 97 to 169 un��s. This «�ould incrzase the total rzsidential allocation from 1�-6 units to ?1� units. Site 13 is ideal for housinQ because it is adjacent to an e�istin�r�SIC��i�tIal I1ZI�hborhood, il�ciudiri�a�e�� multifal�uly 97 3—� ? i I HCD DRAFT =,.�.;-�.�.� sd�aa:-c� 2009 residential development across thz street. Additionally,the site is accessible to nei�hborhood amenities, including an elementary school and restaurant and retail uses. Tabde 6.5: Vacant and Ur�derutifized Land in the North De Anza Bou{evard Distroct Current Propo�d Rezoning Max. Max. Max. Reafistic Size Density Density Yeld �eld ID APN Site Address Existing U� (Acres) (DUA) (DUA) (Units) (Units)(a} 13 _ 326 10 046 207Q5 Valley Green Driva Light {ndustrial 7,58 10 25 1°9 169 . Total Units 199 169 Nofes: (a) Realistic Capacity reduces the maximum capacity by 15 percent. Sources: City of Cupertino, 2009; DataQuick Information Systems,2009; DC&E, 2009; BAE, 2009 Figure 6.5: Potential Housing 5ites Qn the North De Anza Boulevard District �� ; _ - - - -:,. . _ � . _ _ F --� r:i.i.z.�''"`.c•. .� . �___-__ ___. �� ...,.._ j ;1i_'r'.'C�"'�'C!_-" , � - �!�`', ` � ��D F L!R r' _:•�•�•��'�}''i i� ��—�'..—�--__�'�_� � � f "��" r—.' ' _'�..� ��;7..�4�{�J�j2�S, ��r .V� �rp,�}'i. �"'y*+�,�!.Y^". . �� CtY �Sr-� I , ., �-1�:� '�'. .i y -fJ'�1.^J + '�' i-._'— .�� l�� ,, 1, ;a'�. � �3 r — !.----'�� =,,�;��.~�,�+ �2 t t��::�' ,.. _`_',. �.-____-ry l�f � � :.,�,�. '�;,..:am�:.. ,y�— �.�;•.'�5:�� u- �- - — '�'�,Y r,�? `'�3,'F,: � North D c Anu 6oui�vard ...._.� ' _ �?s`->��''.ti�: ::�•;�'��'�'✓ _ _ _ � •_- I "'•' ` ` _ _ - � ---- .—�t�'��L=F GR�, -- -- -r--� -- - -- . .--—� �"- �-:��"��'� —, .� �--- �, � .n�-• — — Sources:City of Cupertino,20Q9;BAE,?OQ9;DC&E;2009 6.4e zoning f�r Emerger�� hel��s and Transition�l �lot�si�� a��gerey SI��l�erso State law requires Cupertino to permit emer,enc_y shelters «lithout CIISCI'e�lOI13r�� ap�I'G�%a1S 111 �t�IZ3St 011e ZOI11I1�district in the City. Curi-en�ly, t11Z ZOIZIII� OI"(.j1I11I1Cz alIo«�s for "rotatin�homeless shel�ers�' in thz �uasi PubIic Buildin�(BQ) zone. Rotating homeless shelters a.�-e permitted «�ithin existin� church structures in the B�for up to ?� occupanis. The operation period of rotatin� shelters ca�lnot exceed t«-o months izz any one }�ear span at a sin�le �OC1t10I1. HO`��'eI', Cll�?�I�II10�S ZOIIIIIQ OI"C�1llance does not p°II11:t OI'COI1C�itionall}' �J�1'ITllt IPernzanent homele�s shelters in any zone. To comply ��-ith state law�, Pro�ram�31 of thi� Housilz�-Eleinent conzmit5 th�City to amend i�s zonin�- ordinL�zce to alIow emer�ency sheltzrs b}- �� —i � � � HCD DRAFT�=-��=F�.�rcn 2009 right in the BQ Quasi-Public zone. The BQ zone is suitable to include permanent emergency shelters as a permitted use, particularly � because it already allows for rotatin�emer�ency shelters. Qther uses currently perrnitted in the BQ zone with a conditional use permit include reli�ious, civic, and comparable organizations,public utility companies,lodges, country clubs,child care facilities,residential care facilities,congregate residences,hospitals, and vocational and specialized schools. As discussed in the Needs Assessment,th�e 2007 Santa Clara Cou�it��Ho�neless Survey identified 53 homeless individuals/on the streets and in emer�ency shelters,transitional housin�,and domestic violence shelters in the city of Cupertino. The homeless facilities in C�.ipertino have a capacity to house 19 individuals. As a result,there is a need to accommodate at least 34 more homeless individuals in the City. There are several underutilized parcels within the BQ zone that could accommodate a permanent emer�ency shelter that serves 34 or more individuals. In particular, a number of churches in BQ zones own more land than they currently use. Surplus Iands o��vned by churches include large parking lots and recreational spaces Like fields and tennis courts. There are at Ieast five parcels with approximately 154,000 square feet of vacant land in the BQ zone that could accommodate a permanent emer�ency shelter. These sites rau�e from 19,000 square feet to 50;000 square feet, with an avera�e lot size of 31,000 square feet. Parcels of this size would be able to accoinmodate a permanent emer�ency shelter that meets the needs of Cupertino. Vacant parcels in the BQ zone are primarily located on or near Cupertino's main arterial corridors, providul�for easy access to public transportatian and essential services. I�l total, 11 bus lines and 131 bus stops serve the City of Cupertino. Numerous bus Iines run alon�Stevens Creek Boulevard, providi.ng connections to many destinations throughaut Silicon Valley. West Valley Community Services, a nonprofit organization that provides homeless services,is located within 1.5 nules of these vacant parcels. In addition,the Kaiser Santa Clara Medicai Center is located within 2.5 rniles of the parcels. Many of the City's retail and personal services are concentrated alon�Cupertino's major corridors. As such,the vacant BQ parcels are appropriate locations for futurz emer�ency shelters. Oppoi-tunities for the conversion of existina buildii-��s in the BQ zcne into perma�lent emer�ency sheIters is more Iimited because there are curren�ly no vacan�buildin�s in the zone. Ho«ever, if vacancies �ise ��%iihin the BQ zones, rehabilitation and reuse for ein�r�ency �heltcrs could be explored. �'r�nsiti�F�� a�.�s��g� Transit?oilal housi�l� i� de.fined as rental hou�in6 fa:stays of at least six + � Q9 3-� � 3 � I HCD DRAFT �°��4��^f IrRarcE-: 2009 months but where the units are re-circulated to another pro�ram recipient after a set period. Supportive housin�has no limit on the lenath of stay, and is linked to onsite or offsite services. SB2 clarifies that transitional housing and supportive housing constitute residential uses. Zoning ordinances must treat transitional and supportive housing as a proposed residential use and subject only to those restrictions that apply to other residential uses of the same type in the same zone. In Cupertino,transitional and supportive housing developments are treated as residential land uses subject to the same approval process and development standards as other residential uses. However,transitional housin�and supportive housin�are currently not explicitly listed as permitted uses in the zoning ordinance. To comply with the requirements of SB2,the City will amend its zoning ordinance to specifically list transitional housin�and supportive housing as permitted uses in residential zones. This zonin�amendment wi11 formalize the City's current practice of treating transitional and supportive housing as any other residential use. 6.5. Financial Resources for Housing � The City of Cuperti.no has access to a variety of existing and potential funding sources for affordable housin�activities. These include pro�rams from federal, state, local, a.nd private � resources. Comrnunity Development Block Grant Prog�ram Funds Through the Community Development Block Grant(CDBG)grogram,the federal Department of Housing and Urban Development(HUD)provides funds to local governments for fund'u1�a wide range of housin�and community development activities for low-income persons. During the 2007-2008 fiscal year,the City of Cupertino received$357,900 in CDBG funds. If the City continues to receive similar allocations, Cupertino will have approximately$2.5 million in CDBG funds during the 2007-2014 period. CDBG funds are used for site acquisition, rehabilitation, first-time homebuyer assistance, developznent of emerjency and transitional shelters and fair housing/housin�counselin�activities. Additional activities in support of the new construction of affordable housin�include site clearance arid the financin�of related infrastructure and public facility impravements. f�edevelo�tx�En��c�encg��e�-�lsi�e Fur�cfs The Cuperti��o P.e.developmei7t A�ency (RDn) has one P.edevelopment Project Area«�hich encompasses the Vallco Fashion Park Shoppin�Cent�r and the adjacent"Rose Bo«�1" site at ValIco Park«ay and��Talfe Road. The RDA iZ7ust set aside 2� percent of its annual tax increment funds for the construction,rehabilitatioi�, and preservaLion of lo«�-ai�d moderate-income housin6 �np 3—� 1 a I HCD DRAFT�F=.��-�darc:� 2009 -_ witbin the Proj ect Area and in other Cupertino neighborhoods.� Five percent of the 25 percent set- aside must be reserved for extremely low-income housing. Once redevelopment activity be�ins within the Vallco Project Area and tax incremen�funds begin flowinj to the RDA, set-aside funds will be available for affordable housinj activities. Lovv/ncame Housing Tax Credits (LIHTC) Created by tbe 1986 Tax Reform Act,the LIHTC program has been used in combination with City atld other resources to encourage the construction and rehabilitation of rental housi.ng for Iower- income households. The program allows investors an annual tax credit over a'ten-year period, provided that the housi.ng meets the followin�mi.nimum low-income occupancy requirements: 20% of the units must be affordable to households at 50% of area median income(AMI} or 40% of the units must be affordable to those at 60%of AMI. The total credit over the ten-year period has a present value equai to 70%of the qualified construction and xehabilitation expei�diture. The tax credit is typically sold to large investors at a syndication value. � Mor-�gage Credit Certificate(MCC)Program The Mortgage Credit Certificate(MCC) Pro�ram was created by the federal �ovenunent,but the pro�ram is locally administered by the County of Santa Clara to assist first-time homebuyers in qualifyin�for a mortga�e. The IRS allows eligible homebuyers with an MCC to take 20%of their annual mortga�e interest as a dollar-for-dollar t�credit against their federal personal income tax. This enables first-time homebuyers to qualify for a larger mortga�e than otherwise possible, and thus can bring home ownership within reach. I�i 1987, the County of Santa Clara established an MCC Program that has assisted over 2001ow and moderate-income first time homebuyers in Cupertino to quali.fy for a mortoage. Durin�the last Housin�Element period,the MCC Program p three Cupertino low-and moderate-income residents. Section 8 Assistance The Section 8 pragram is a federal program that provides rental assistance to very-low income persons in need of affordable housin�. This pro�ram offers a voucher that pays the difference between the current fair ma.rket rent and what a tena�lt can afford to pay (e.g. 30�/0 of their income). The voucher allows a tenant to choose housing that may cost above the payment standard but the tenant must pay the extra cost. �fi�r�a`af�� a�s�r�� ur�cf V The City of Cupertino has an Affordable Housin�Fund that provides financial assistance to atfordable housin�developments. As a second and third priority, the Aftordable Housin6 Fund � T}-,e Czliion�ia Comn:ui:ity Re�e��elopn�ent Ls«�ICRL)requir:.s that 20 perce;:t ef the�ax;rcr�me,.t i„te z housina fund. The Cupe.rtino Vallco Redeve�opme.nt Project Y-ive Year Imp]ementavon Plu�,�'006-''010. - �staolisnes tne tli�ner=� percent requir�:;�ei.t. 1 ; 101 3-1 i 5 � HCD DRAFT .. ° E�:arch 2009 can also be used to establish a down payment assistance pIan or a rental subsidy projram to make market rate units more affordable. The City requires payment of an Office and Industrial Miti�ation fee, which is assessed on developers of o�ce and industrial space and a Housing Mitigation fee, which is assessed on developers of market-rate rental housing to miti�ate the need for affordable housin�created by new development. Developers of for-sale housin�with six or fewer units are required to pay the Housing Miti�atian fee. Developers of market-rate rental units, where the units cannot be sold i.ndividually,must pay the Housing Miti�ation fee to the Affordal�le - Housin�Trust Fund to be consistent with recent court decisions and the State Costa-Hawkins Act re�arding rent control. All affordable housin�mitigation fees are deposited into the Affordable Housing Fund. 102 3-1 � 0 I HCD DRAFT��-h,�arc� 2009 � . � � E� � � E� C� �-� � � This sectian outlines the City of Cupertino's quantified objectives for new unit construction, conservation, and rehabilitation durin�the 2007-2014 plannin�period. It then presents policies and programs to meet these objectives and address local housing needs. The policies and programs are grouped under the following maj or goals: • Goal A: An Adequate Supply af Residential Units for all Econoinic Se�ments • Goal B: Housing that is Affordable for a Diversity of Cupertulo Households • Goal C: Enhanced Residential Nei�hborboods � • Goal D: Services for Special Needs Nei�hborhoads • Goal E: Equal Access to Housing Opportunities • Goal F: Coordination with Local School Districts This section also identifies the responsible party and provides a timeline for each implementation pro�ram. � 7.1. Quantified Objectives The followin�table outlines the City's proposed housin�production,rehabilitation, and conservation objectives for the current Housing Element plailning period. These objectives correspond with the City's remainin;2007-2014 Re�ional Housin�Needs Allocation (RHNA) from ABAG. Table 7.1: Quantified Objectives Already New Income Category �pproved Canstruction Rehabilitation(a) Preservation i ota( Very Low 22 319 0 0 341 Low 16 213 0 0 229 Moderate 58 1 B5 0 0 243 Above Noderate 437 0 0 0 357 Total 533 717 0 0 1,170 Notes: (a)The City has approved�CDBG Tunds for a rehabiliiaiion�roject that�R�ill provide tr2nsitionel housing for 16 very low-and lovv-income victims of dom2siic viol2nce. Sources:City ci Cuper'tino,200°; BAE,200° �a�. �€�� i� �� d�� -��E� �� .�� 103 �—� � � I HCD DRAFT =�� .° ��*Q�::^ 2009 �conamic Segments Policy 7: Sufficientl�r f�esidentially Zoned land for 1'Jevir CQns�ructivn Need Designate sufficient residentially-zoned land at appropriate densities to provide adequate sites that will mezt ABAG's estunate of Cupertino's Regional Housing Needs Allocation (RI�TA) of 1,170 units for 2007-2014. Pro�r� 1: ZoninQ and La�d Use Desi�atio�s. In order to accommodate the City's rerriainin� RHNA, _�_ � .��._ ne parcel of Iand will need a chan,�e in ,_-� ... ` ..____.._�_. _ .��.� _-zonin�. The City will chan�e 'f-�' �� '.._=` .4_.��._ :�-� zoning to permit residential development at . -��_ �_..�:_1__ -�`:�.. ...,��,�'a hi�-her densit`�than «-hat is currentl�� allowed. Respo�zsible Party: City of Cupertino, Community Development Department l Time �'rame: =_'=�==?-2010 Func�i�zg Source: N/A Duantifzed Objective: 79 S -,._...i. �a ,� .,ti-, .� �.. � r., :�..� . .. ..�. �.«� 't� r�1'�1� �1 � .-1 r. .� �:♦ �.�a. �� u� �.� -- = �'.�z��-�. Site to be rezoned: = APN: 3 2 6-14-046 c S i te 13 in A�pen dix G) S ize: 7.9 8 acre s Current Densitv: 10 DU� Densitv under Rezonin6: 2� DUA Residential Ca�acitv followin�Rezonin�: li�to 199 units �ro�rar��: Second Dwellin�Un�t Ord.inar�ceo The City shall continue to implement the Second Dwellin�Unit Ordinar�ce and encoura�e the production of more second units on residential parcels. Respo�tsible Party: City of Cupertino, Community De�Jeloprnent Department �'ir�a� �'ra�n.e: Ongoina �'uP�dilag Sou�-ceo N/A �uaJat►Jzed ObJective: ?5 second units, ?009-?014 �ra�ra�3: ��c��r��e�,Q� CQ�s�I�c��Q�-r. The City ��ill continue to encoura�e lot consolidation ��hen smaller, unde.rutilized parcels adjacent to each other are re�developed. 1he City encoura�es master plails for such sites with coordinated access and circulatioll and City staff��,-i11 pro��ide tzchnical assistance to property owl�ers of adjacent parcels to facilitate coordinated rede��elopment �-here appropriate. Staff from all CitV D��13IrtI77Z11�S 3I1CI I'ZI3tZCI 3��I�C1�S «'OI'� WIt�"1 3PP11C�I1tS OI1 3 preliminary basis for no cost prior�o application submi�taI. 10;- 3—� 1 � � HCD DRAFT �..��r:^ 2009 Responsible Parly: City of Cupertino, Community Development Department Tirne Frame: Ongoing - Funding Source: N/A Ouantified Objectii�e: N/A 7.3. Goai B: Housing is A�fordabie for a Diversify of Cupertino Households Policy 2: Housing Mifigation Plan The Housu7�Mitigation plan is based on a nexus study prepared by the City that demonstrated that all new developments, including market-rate residential developments, create a need for affordable housing. Pro�ram 4: HousinQ Min�ation Plan—Office and Industrial Mitigation, The City will continue to implement tfle"Office and Industrial Mitiaation"fee program. This program requires that develapers of office,commercial, and industrial space pay a fee,which will then be used to support affordable housin�for families who��vork in Cupertino but live elsewhere. These fees are collected and deposited in the City's Affordable Housing Fund. Respo�zsible Party: City of Cupertino, Community Development Department Ti�ne Frmne: On�oin� Funding Source: N/A Quarztified Objective: N/A . Pro�ram 5: I3ousing 1VIiti�ation Pro�ram—�Zesidential Mitigation � The City will contulue to impleinent the"Housin�Mitigation" program to mitigate the need for affordable housin�created by new market-rate residential development. This pro�ram applies to all new residential developn�ent of one unit or greater. Mitigation includes either the payment of the"Housin�MitiPation" fee or the provision of a Below Market Rate(BMR)unit or units: Projects of seven or more for-sale units must provide on-site BMR units. Projects of six units or fewer for-sale units can either build one BI�ZR unit or pay the Housin�-i��Iiti�atian fee. Developers of market-rate rental units, where thz units cannot be soId individually, must pa_y the Housinj IViti�ation fee to the Affordable Housin�-Trust Fund to be consistent«ith recent court decisions and the State Costa-Hawkins Act re�ardin�rent contral. The City provides incentives for BMR units as described in Pro�ram 12. I�nplementation of the pro�ram sha11 include: a} g�-iQri��.Fnority ior occupancy to hau�eholds ��ho reside, `��ork, attend school or have fainily in Cupe��tino tor BI�1R units produced throu�h the plan or afford�bl� IlOL15111Q lllllt5 built ��-itl�miti�ation fees; v �C�5 3—? 1 � I HCD DF�AFT �=a—�=.:�.x,=��s�� 2009 b) Public Service.Additional priority for househoIds with wa�e earners «ho provide a public service; specifically, employees of the City, local school district and public safety a�encies; c) For-Sal��Zesidential Develo�r�ents.Require 15%for-sale BMR units in all residential developments where the units can be sold individually(including sin�Ie-family homes, common interest developments, and condominium conversions). d) 1V��rket-Rate Ren�al��v��op�enf�s. Require payment of the Housing Mitigation fee in aIl market-rate rental development where the�-units cannot be sold individually. e) Rental Alterr�ative.Al1ow rental BMR units in for-sale residential developments, and allow developers of market-rate rental developments to provide on-site rental BMR units, if the developer: 1) enters into an a�-reement limitina rents in exchan�e for re�ulator�- or financial incenti��es�� ._ �.. .�_. .�..- ..`..�:�_�... -�-�:�'� �`�_��=_�-�� ==-�—�; and2) provides very Iow income and low income BMR rental units. f� Affard�.bl�Prices and Rents. Establish guidelines for affordable sales prices and affordable rents for new affordable housing and update the guidelines each year as new income�uidelines are received; g) Laa�d�or�ford�ble Housing.Allow developers to meet all or a portion of their BMR or miti�ation fee requirement by makin�land available for the City or a nonprofit housin� developer to construct affordable housing; h} �MR Terrn. Require BMR units to remain affordable for a minimum of 99 years; and enforce the City's first ri�ht of refusal for B�VIR units and other means to ensure that BMR units remain affordable.. � Res�alasible Pcaa-ty: City of Cupertzno, Community Development Departm�nt �Lllt� �'Y'QI1Z2. OI1�Oli1� �'�rz�irzg SOLdl•ce: I�T/A �uan�a�e��bjee�ve: N/A ��er�� 6: :��'Qr��e �a�s��6�'u?�� Th�e CitS�'s Afrordable Housin�Fund pro��ides financial assistance to affordable hou�in� developments. "Requests for Proposals" (RFPs) will be solicited rrom interested partizs to develo� affordable units t�ith housin�funds. �4ffordable housin�funds will be expended in the followin� mannzr(ran.ked in order of priority): �) Finance affordable housin�projects IIl CL1�1�I"C1I10. �) �stablish a do��n paymznt assis��lce pl�n L17.�L I773}� �Z U,ed in co�junctio� 106 �—� ?fl I HCD DRAFT ��tr�a'c=� 2009 with the BMR pro�ram or to make market rate units more affordable. The assistance should be in the form of low interest loans and not�ants. c)Establish a rental subsidy program to make market rate units more affordable. Respo�zsible Party: City of Cupertino, Community Development Department Time Fra�ne: Ongoing Fu�iding Source: � Housi.ng Mitiaation Plan Fees Oua�atc:f ed Objective: N/A Policy 3: Range of Housing Types Encourage the development of diverse housing stock that provides a range of housin�types (includina smaller,moderate cost housing) and a.ffordable levels.Emphasize the provision of housing for lower and moderate incoine households and, also,households with wa�e earners who provide services (e.g., school district employees, municipal and public safety employees,etc.) Pro�ram 7: Mort�aQe Credit Certi..�cate Pro�ram " Participate in the countywide Mortgage Credit Certificate(MCC) Program. This program allocates mort�age credit certificates to first-time homebuyers to purchase housing. Due to the high cost of housin�units in Cupertino, it is estimated that most of the Counry's MCC' will be used in the City of San Jose, where there are more low cost housing units available for sale. Responsible Party: Santa Clara County Mort�age Credit Certificate Pro�ram Time Frame: 2009-2014 Fu�tdifzg Source: Santa Clara County Mortga�e Credit Certificate Program Quantified Objective: 1-2 households assisted annually Program 8: Mo��e-In for Less Pro�ram The Tri-County Apartmeizt Association is manaQin�this pro�ram, which recognizes the high cast of securin�rental housin�. Tl�e prograin is geared to classroom teachers in public or private schools who meet income criteria. Apartment owners/mana�ers wha a�ree to participate in tl�e praaram require no more than 20% af tlle monthly rent as a security deposit froln qualified tezchers. �:esFarasi�Ie �'arty: Tri-County npartment.4ssociation and City of Cupertino �'irtt.e Frar�i.e: 2009-2014 � Fra�6ram 9: 5ur�lus FrQ�ertv ior H�ouszn� In conjunction«�ith local public agencie�, school districts and churches, the Ctt��«-i11 de�-elop a list of�urplus propert�� Ol llliderutili_ed propert�� that ha��e the potential for residential de��elopment, compatible��ith surroundin� densities. �dditionally, lona-tenn land lea�es of i 1oi 3-121 I HCD DRAFT �e�—�-��r��;c� 2009 property from churches, school districts corporations for construction of affordable units sha1l be encouraged. Further, the feasibility of developing special housing for teachers or other employee groups on the surplus properties will be evaluated.Teacher-assi.sted housing programs in neighboring districts, such as Santa C1ara United School district, will be reviewed for applicability in Cupertino. Responsible Party: City of Cupertino, Community Development Department - Time Frame: 2009-2014 Program 10: Tobs/Housin�Balance Pro�ram Require major new office/industrial development to build housin�as part of new development projects. As part of the development review process,the City will evaluate the impact of any application that will produce additional jobs in the community. The purpose of the evalua�ion is to describe the impacts of the new jobs on the City's housing stock, especially in relation to the jobs/housing ratio in the City. Responsible Party: City of Cupertino, Community Development Department Tinze Frame: 2009-2014 Policy 4: Housing Rehabilitation Pursue and/or provide funding for the construction or rehabilitation of housin�that is affordable to very low, Iow and moderate-income households.Actively support and assist non-profit - and for profit developers in producin�affordable units. ProQram 11: Affordable Housing Information and Support. The City will provide information, resources and support to developers who can produce affordable housing. Information wi1l be updated on a regular basis in regard to available funding sources and be distributed to a1I interested developers. In addition, information regarding additional City incentives such as the Density Bonus Program (see prob am T12) will also be provided and updated on a regular basis. Further, the Cit�T will involve the public from the beginning of an affordable housing application so that there are fewer objections to the project as it goes though the City approval process �espofisible,t af•t�y: City of Cup�rtino, Comrriunity Deti-�elopment Department �ZP722�l•arne: 2009-2014 Pv1F�g�5: f�e�e�Qprr��r�i��A�fdr�`a�lc�c�usir�c� �'Iaintain and/or adapt appropriate la�id use re�ulatioils and other development tools to encou�agz the de��elopment of affordable housin�. 1'��ake every reasonable effort to disperse units throu�hout tl�e community but not at the e�pense of undermi�in�the fulzdamental aoal of providin�atrordable units. � 1G8 ?—� 22 _� i�CD DRAFT �vrr a+� ��1J:1 L.�O� Progr�m 12: Density Bor�us Pro�-a�n. � � The City's Density Bonus Program �� , :�--�=�I1�ws for a density bonus and additional concessions � for development of 6 or more units that provide affordable housing for families and seniors. I =��_4�:`.� �_. �_�`Possible concessions �--ir��.Ic�de reduced parking standards,reduced open space � requirements, reduced setback requirements, and approval of mixed use zoning. The City will change the Ordinance definition of affordable unit to housing costs affordable at 30% of household income for very low and low income households. RespoJZSib�e Party: City of Cupertino, Community Development Department �i�ne�'rame: Ongoing Pro��n� 13: ReQulatorv Incen�ives for�ordable Ho�sin� The City may choose to waive park dedication and construction tax fees for affordable units.For � affordable,mixed-use and hi�her density residential developments, the Planning Commission or City Council may approve deviations from the Parkin�Re�ulation Ordinance of the Cupertino Municipal Code, if the applicant can provide a study supporting the deviation. Further, the City ��ill continue to efficiently process all development applications. Responsible Party: City of Cupertino, Community Development Department Tir�ze Fra�ne: 2009-2014 Pro�raag114: �xtremely Low-Income Housina. The City will encourage the development of adequate housing to meet the needs af extremely Iow-income households by providin�assistance and fundin�for affordable housing developments. Assistance can include �ap financing for sin�le- room occupancy projects, affordable rental housin�, senior housin�, ar�d other housin� developments and pro�rams targetin�extremely low-income households. �espofzsible Party: City of Cupertino, Community Development Department �LIPZ� �1'QIPle: ' On�oin6 �LlIZC�LII.a Source: CDBCJ and�IOh�E funds ��car�tified�bJecti�e: N/A ��e6�� : ��s��e�� e�I��`�a�e��se ��'�d.E.��LPS flTI CPI' T`�T�2��D�G��1��F�L��S The Cit;,will encou�age mixed use develo�ment and the use of sha�ed parking facilities in or near emplo��ment center�. In addition to the de�elO�.�II1EIZt 0��Oltlli�li.IZ� a�-ailable throu�h the "Hzart of the City" Specific Plan, the City «�ili e�=aluate the possibility oi allo«%ing residential de�-eloprnent above existin�parkin� areas except«�here mixed use is herein e�cluded. In specific, these areas «lould be near or adjacent to emplo�-ment centers and could provide additional opportunities 10I iZ011S117Q. i10 �—i �� HCD DRAFf ?=��A,�;a-c� 2009 Responsihle Parly: City of Cupertino, Community Development Department Time Frame: 2009-2014 Program 16: Ex�edited Permit Procedures The City will expedite permit processing for housing developments that contain at least 20 percent of units for lawer-income households, or 10 percent of units for very low-income households, or 50 percent of units for senior citizens. Responsible Party: City of Cupertino, Community Development Department Time Fra�ne: Ongoing Policy 6: Tax-lncrement Funds Conti_nue to use a minimum of 25% of tax increment funds generated from the Redevelopment Project Area for housing activities that create affordable housin�for Iower and moderate income households. Set aside 5% of the 25%for extremely low income housing. Program 17: Redevelonment Housin�Set Aside Fund The City has established a Redevelopment Project Area,from which tax increment funds are collected.A minimum of 25°Io of tax increment funds will be directed to low and moderate-income households, 5% of which are directed to extremely-low income households.The Redevelopment A�ency will develop policies and objectives for the use of those funds.All policies and objectives shall be developed to reflect the goals and objectives of the Housin�Element.The Low-and � Moderate-Income Housin�Fund will be utilized for site acquisition,rehabilitation, and development gap fu�ancing for affordable housin�projects. Currently the City has a limited amount of fi�nds in the Low-and Moderate-I�iconle Housing Fund. However, when substantial redevelopment in the RDA commences, availability of funds will increase. Respa�asible Par-ty: City of Cupertino, Community DeveIopnlent Depai-tment Ti�ne�ranae: O�zgoi�ag � Fundijag Source: Redevelopinent tax I�ZCrement Funds Oicarr.tiJred Objective: �518,000 over the planninff period �alic� �e ��c�s�r�g E3er�sities Provide a full rail�e of o«nership and rental housin�unit densities, ulcludin�apal-tments and other hiQh-de.11sity housinQ. • �'rc�6ra� ��: ��I:ib�e�esid�n�i�� Sta�dar�.s _4110«�flexible residenti�l developme?�t stand�-ds in planne.d re�idential zonina dis�i-icts, 1 � 11 � _; L�; � HGD DRAFT �-��:-.� � ,�-:�A��c^ 2009 such as smaller lot sizes,lot widths, floor area ratios and setbacks, particularly far hi�her density and attached housin�developments. Responsible Party: City of Cupertino, Community Development Department TiPne Fra�n.e: O�igoi�2g Pro�ram 19: R�sidential Develop�em�Exce�din�Max�nvms Allow residential developments to exceed planned density maximums if they provide special needs housing and the increase in density will not overburden nei�hborhood streets or hurt neighborhood character. R�spo�zsible Party: City of Cupertulo, Community Development Department Ti�ne Frarize: OTZ�OZ7Zg � Pro�ram 20: I�Iorfitar R-3 DeveloR�eat Sta�darcf.s � The Citv will monitor the R-3 development standards on a re�ular basis to ensure that the rec�uirements do not con�train new housin�production. As part of this Pro�ram. the Citv v��ill review recent development a��lications in the R-3 District and assess the achieved proiect densit�� relative to the maximum densitv allowed. If R-3 District de�relopment standards are found to unreasonablv constrain de�elopment the Ciri- ��ill consider amendments to the standards. Responsi�le Pa.r�v• Citv of Cupertino. Communitv Developme.nt Department Tim.e Fram.e: E��en� t��o �-ears 7.4. Goal C: Cnhanced Residential Neighborh�ods Pollcy S• �Illair�te�ance and Repair Assist�ery Iow and lo«--income homeo��ners and rental property owners in maintainin,� and repairing their housing units. . I ��2��: ��aF��cq�isi�a�� arad� �e�-��i��a��r� This pro�rarn pro�-ides fin�ncial assi�t3?7CZ t0 cligible�-erj� lo�� and lo��--income homeo�vners to rehabilitate their housin�ur�its. �esporrsible�aa�ty: City of Cupertino �'irrte �'r•ag�ze: O�7�oi��; ��cr�c�ifz��QUr-ce: Aifordable Housii�a Fund and CDB� funds ��carzi�fied �bJectii�e: �-S UIIIts Ani:uzlly 112 �—� ?� � � HCD DRAFT��-��}�a�c^ 2009 Policy 9: Conservafion of Hausing Stock Conserve the existing stock of ow-ner and rental housing units, which provide afFordable housing opportunities for lower and moderate income households. � Program?�Z2: Preservation of"At Risk Uni�s" � The lone project with affordability restrictions which will expire within the 10 year period following adoption of this element is the Le Beaulieu project with affordability restrictions expiring in September 2015. Cupertino Community Housing originally developed Le Beaulieu in 1984 and utilized project based Section 8 vouchers. Although not within the current Housing Element planning period,the Cit.y will monitor owners of at-risk projects on an on�oing basis to determine their interest in selling,prepaying, terminatin�or continuin�participation in a subsidy program. The City will also work with owners,tenants, and nonprofit organizations to assist in the nonprofit acquisition of at-risk projects to ensure long-term affordability of developments where appropriate. Assistance may include support in funding applications or the provision of rehabilitation grants. Responsible Party: City of Cupertino, Cammunity Development Department Ti�ne Frame: 2009-2014 � Program??23: Condominium Conversions. The City's existing Condominium Conversion Ordinance regulates the conversion of rental units in multi-family housing development in order to preserve the rental housin�stock. Condominium conversions are not a1lou�ed if the rental vacancy rate in Cupertino is less than 5% at the time of the application for conversion and has averaged 5% over the past six months. Respon�ible Party: City of Cupertino, Community Development Department Ti�7ze Fra�pae: Ongoin� IPro�ram?��: �t�ntal Housin�Pr�servation Pro6ram The City's existing multi-family rental units provide housin�opportunities for households of ��aried income levels. The City will develop and adopt a pro�-ram that inciudes the followin�- �uidelu�es: When a proposed developnient or redevelopment of a site woul_d cause. a loss of multi-family rental housul�, the City«ilI �rant approval only if at least two of the followina three circumstances ekist: � The proJect�trilI comply;�:ith the City's BMR Pro�ram based on the actual number of ne�� units consti-ucted. not the net number of units. and/or f The number of rentaI units to be provided on the site is at Ieast equal to the numbe� oi existinC rental units. and/or 113 3-� 27 � HGD DRAFT ��-�J�arc� 2009 • No less than 20%of the units will comply with the City's BMR ProD am. Further,the preservation program will include a requirement for a tenant relocation plan with provisions for relocation of tenants on site as much as possible_ Responsible Party: City of Cupertino, Community Development Department Time Frame: Ongoin� IPro�ram '—t2�: Conservation and Maintenance of Affordable Housin�. Develop a program to encourage the maintenance and rehabilitation of residential structures to � preserve the older,more affordable housing stock. Resporzsible Party: City of Cupertino, Community Development Department Tirrze Frante: 2009-2014 � ( Pro�ram?�26: Nei�hborhood and Communitv Clean Un Campai�ns Continue to encourage and sponsor nei�hborhood and community clean up campai�ns for both public and private properties. �Zespodasible Party: City of Cupertino, Community Development Department = T'ime Frmne: Ongoing Policy 10: Energy Conservation Encourage eneray conservation in all existin�and new residential development. IFra�ram?�27: Ener�v Conservation Opportunit�es � The City will continue to enforce Title 24 requirements for energy conservation and will evaluate utilizin�some of the other su��estions as identified in the Environmental ResourceslSustainability element. Respolasible�'arty: City of Cupertino, Community Development Department Ti�7ze �'ratne: 2009-2014 IPrd��-a�?�28: �'ee�a�i��e�-s ar�Zed�ac�i��far Ene��v �ar�s��-v��a� The Cit�� uill e��aluate and implement the potential to pro'vide incentives, such as ��aivin�or reducin�fe.es, for ener�}�conservation impro�,�er�ents to residential units (existin�-or new). l�es�arzsibl.e �czr-t.y: City of Cupertino. Community De��elopn�ent Department �11718 �t'Qi11.2: O Il�O l I1 Q P��m�ra�l _'$2S: Er��rff�i E��Eg�r�cv ��ditso ?'he City ��vill offer free ener�y efficiency audits for I-zS1CIZI1t11� UI�1�S U1lCI�I'3 COl�tl"3Ct �T�'Itll ACt�I'I'3. DU1711��he hou;e calI, tl'2TI72Ci VOILIIltZ2I"� �v11� �%151i 11T 3—� 2� � . HCD DRAFT�'��-'�"a-c:� 2009 the residenee,performing simple energy-savin�upgrades and showi.ng residents how to reducz their energy usage.Residents receive three free compact fluorescent li�ht bulbs,an i.nstalled retractable clothesline (if desired), adjustments to the water heater and refrigerator temperatures, � installed low-flow showerhead and faucet aerators, a folder of local green resources a customized ener�y-saving plan for their home. Responsible Party: City of Cupertino, Cammunity Development Department Tilne Franze: Ongoing Furzding Source: Department of Energy ARRA Grant Ouantified Objective: N/A � Proaram�30: Ener�v Conservation in Residential Bevelopment. The City will continue to encourage energy efficient residential development and provide technical assista.nce to developers who are interested in incorporating ener�y efficient desi�l elements into their pro�ram. The City has a Sustainability Coordinator who encourages ener�y conservation and assists developers. Responsible Party: City of Cupertino, Commuiiity Development Department Time.Fra�ne: Ongoin� Fu�tdi�tg Source: Department of Energy ARRA Grant Quca�ztified Objective: N/A 7.5. Goal D: Services for Special Needs Households Policy 71; Special Needs Nouse6�olds � Support organLations that provide services to special need houselzolds in the Ciry, such as the homeless, elderly, disabled and single parent households. IProQrarn�31: Errzer�encv SheIters. The City will continue to support the rotatin�emer�ency shelter operated by�7Vest Valley _ Coinmunity Services. I�z order to comply «-ith SB 2 and to facilitate any future emer�ency s��elter needs,the City«�ill revise the Zaninj Ordinailce to allo«��pzrmanent elnzr�ency sheIter facilities in `BQ" Quasi-Public zonin�districts as a permitted use. The zoning ordinanc� wiIl include de��elopment and mana�emeilt standards that ��ill subject permarlent emer�ency sheIters to the sanle standards that apply to other pernutted uses in the BQ zone. I�TO discretionary permits ��-i11 be required for approva] of a permar,ent emer�ency shelter. �'tespo�isible�arty: Cupertinn City Cotu�cil �'i�rFe �'�-afrr.e: 2009-?010. Re�-ise ZoninQ Ordil�ance to allo��r pernia?Ient emer�ency S11zItciS iil ��ZOI11Ilj C�ISti7C�5. �`LGl1.L�ZT1.a Source: �T�.'� � 115 3-� �9 I HCD DRAFT C��,f?-�: .�a�ch 2009 4uantc;fied Objective: N/A ii6 3—i30 I HCD DRAFT�-��-!�a;ch 2009 IProgram�=32: Rotating Homeless Shelter - Responsible Parly: . West Valley Community Services � Time Frame: On�oi�zg Fundi�zg Source: CDBG and McKinney Act Funding Quantified Objective: N/A IProgram�33: Transitional and Supportive Housine � The City wiil arnend its zoning ordinance to comply with the require-ments of SB2. Transitional and supportive housing will be treated as residential uses and be subject to the same development standards and restrictions that apply to sirnilar housing types in the saine zone. Per the Health and Safety Code 50801(e),transitional housin�will be defined as rental housin�operated under program requirements that call for the terniination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months. Supportive housin�will be defined as housin�with no limit on len�th of stay that is occupied by the target population and that is linked to onsite or offsite services that assist the supportive housing resident in retauung the hausing,improving his or her health status, and maximizing his or her ability to live, and where possible, work in the community. Respo�zsible Party: City of Cupertino, Community Development Department : � Ti�ne Franze: 2009-20010 Revise Zonin�Qrdinance to define transitional and supportive housing and list them as permitted uses in residential zones. Fu�zding Source: N/A Quarttified Objective: N/A � IFrogram�34: Catholic Social Services(Single Parents) Catholic Social Services provides help to place single parents in shared housin�situations. The pro�ram in funded with Santa Clara County Urban County funds. Resporzsi.ble Party: Catholic Social Services � Time Frarne: Ongoin� FLCItC�lTt�Soacp•ce: Caunt}' Qf S2Ilt3 CIal'3 Urb3I1 C011I]ty FundS I �ro�ra��3�: �e��;Ie�'�r�in��t��d�rc�s The City may �-ant reductions in off-street parkin6 on a case-by-case basis tor senior housin�, �roup homes, afford�ble lzousin6, transit-oriented de�-elopments, and othzr appropriate projec�s. Appiicants must demonstrate that project charac.teristics justif}� a reduction and that the rcduc.tion ��ould not�enerate a parl:in�deficienc}� or ad`ersel}� iiizpact nei�hborin�properties. City staff«i11 ��ork with applicants to provid�justiiication for par�sn�re.ductioi�s. _�ppropi�ate just�iica�ion for parkin�reductions inay include examgles of pas�I:ir.a ratios used at other siiz�ilar projects, parkin�- � : ; 117 3—� 3� I HCD DRAFT€_y° ° ': �6fii C^ 2009 studies prepared for the project,parking studies prepared for other similar project in Cupertino, shared parking arrangements, or the implementation of transportation management measures. Responsible Party: City of Cupertino,Director of Community Development, Design � Review Committee, and Planning Commission Tinze Frame: O�zgollZa 7.6. Goal E: Equal Access to Housing Opportunities Palicy 72:Housing Discrimination The City will work to eliminate on a citywide basis all unlawful discrimination in housing with respect to age,race, sex, sexual orientation, marital or familial status,ethnic back�round,medical condition, or ot�rer arbitrary factors, so that all persons can obtain decent housing. IPro�ram�►36: Santa Clara Countv Fair HousinQ Consortium The Santa Clara County Fair Housing Consortium includes the Asian Law Alliance,Mid-Peninsula Citizens for Fair Housing,Project Sentinel and the Mental Health Advocates Program. These or�anizations provide resources for Cupertino residents with tenantllandlord rental mediation, housing discrimination and fair housing concerns. The Santa Clara County Fair Housing Consortium, which includes the Asian Law Alliance(ALA),ECHO Housing,Project Sentinel, and the Mental Health Advocacy Project will continue to provide resources for Santa Clara County residents with tenant/landlord, housing discrimination, aild fair housing concerns. Accordin�to an aoreement between members of the consortium, each agency serves a"territory"in the county. Cupertino falls in ECHO Housin�'s temtory and is served under an a�eement between the City and the agency. They provide fair housing counselin�services, answer questions and investi�ate cases of fair housing abuse. ECHO provides pamphlets in all pubiic facilities throu�hout the City aild also has a booth at public events to distribute materials. Furthermore, the a�ency runs public service announcements on local radio stations throujhout the year. Respo�zsible Parly: Santa Clara County Fair Housin�Consortium Time Frarne: On�oin� � �'uridi�tg�our•ce: County of Santa Cla.ra Urban County Funds fProgram�3 i: Fair I-��usin� ��t�e�eh . The City will continue ta contract with ECHQ Housin�ta provide fair housin�outreach services. ECHO distributes pamphlets at community events and pays for public service ailnoullcen;ents. In addition, the ECHO Housin� will contiilue to distribute fair housin6 materials at public ��er,ues throuahout Cupertino; includina the Iibrary, City Hall, and Senior Center. i18 3-132 I . NCD DRAFT�-��-!..��c� 2009 Respo�tsible Party: City of Cupertino, Community Development Department, ECHO Fair Housin� Time Frame: Ongoing Funding Source: CDBG IPro�ram�35: Reasonable Accommodatian Ord.inance The City will adopt a written reasonable accommodation ordinance to provide persons with disabilities exceptions in zoning and land-use for housing. The procedure will be an admi.nistrative process, with minimal or no processing fee and subject to approval by the Community �� Bevelopment Director. Applications for reasonable accommodation may be submitted by individuals with a disability protected under fair housing laws. The requested accommodation must be necessary to make housing available to a person with a disability and must not impose undue fuzancial or administrative burden on the City. Responsible Party: City of Cupertino, Community Development Department Ti�ne Frmne: Adopt Ordinance by December 2010 7.7. Goal F: Coordination with Local School Districts Policy 13; Coordination with Local Scf�ool Districts The Cupertino community places a hi�h value on the excellent quality of education provided by the two public school districts which serve the city. In order to ensure the lon�-term sustainability of the schools ul tandem with the preservation and development of vibrant residential areas,the City will institute a new policy of coordinatinj closely with the Cupertino Union School District (CUSD) and Fremont Union Hi�h School District(FUHSD) IPro�ram�539: Coordination with Local Schoal Districts Form a new committee of key staff from the City and the school districts to meet on a bi-monthly basis or as needed to review City plannin�initiatives, development proposals and School capita] facilities and operatin�plans. Prepare annuaI reports with key recommendations from this committee to the School District Boards and the City Plannin�Comnussion and City Council. �esporisible�'art�l: City of Cupertino, Community Development Department Staff and Staff from CUSD and FUHSD �'i.»a.e �'ralr�.e: 2009-2014 � 11� �—� �� HCD DRAFT�-�:��-t�4a-ch 2009 � � �. C� c� � �` S ( � � � � � [� � � � �� l � � �►� f � � � � � � � � � � � � C� The City's various General Plan components were reviewed to evaluate their consistency with the policies and programs outlined in the Housing Element Update. The followin�section summarizes the goals of each General Plan element and identifies supportin�Housing Element policies and proa ams. This analysis demonstrates that the policies and programs of this Housing Element provide consistency with the policies set forth in the General Plan and its associated elements. When amendments are made to the safety, conservation, land use, or other elements of the City's - Gerieral Plan,the housing element will be reviewed for intemal consistency. 8.1. Land Use/Community Design Goa1s • A cohesive, connected community with a distinctive center and an identifiable ed�e • A compact community boundary that allows efficient delivery of municipal services • A high sense of identity and connectivity • Thriving,balanced community ="-= • Thriving and diverse businesses that bring economic vitality to the community, while balancing housin�, traffic and community character impacts • Hillside protection � Frotection of�ustorically and archaeologically significant structures, sites and artifacts � A civic environment where the arts express an innovative spirit, celebrate a rich cultural diversity and inspire individual and community participation • A full range of park and recreational resources,for Iinkin�the community, outdoor recreation,preservation of natural resources and public health and safety Su�pc�r�ing I-�ousing Elerr�ent Pc�ficies Policy l,Policy 8 Su��a�rting 1�ausing Eler,�cr��Fr��ra�s Pro�-ram 1, Program 9, Pro�ram 13 �.2. �ireulation �m�fs � Re�ional transportation plannin�decisions that �upport and conlplem�nt the nezds of Cupertino � Llc�eased use of public�rai�sit, c�-�ooIs, bic}cliila, ��alkiilJ and teleconunutin� t 20 3—� �a � HCD DRAFT �°�-�';�«;,r; 2009 � A comprehensive network of pedestrian and bicycle routes and facilities � Increased use of existing public transit service and the development of new rapid transit serviGe _ • Roadway design that accounts for the needs of motorists,pedestrians,bicycles and adjacent land use • A transportation system that has minimal adverse impact on residential nei�hborhoods Supporting Housing Element Policies N/A . ._ Supporting Housing Efement Programs N/A 8.3. Environmental Resources/Sustainabifity Goals _ • A sustainable future for the City of Cupertino � Reduced use af non-renewable energy resources � Ener�y conservzng and efficient buildings • Healthy air quality levels far the citizens of Cupertino utiLizul�local plannin�efforts • Protection of special areas of natural vegetation and wildlife habitation as inte�ral parts of the sustainable environment • Mineral resource areas that minimize community impacts and identify future uses • Frotection and efficient use of water resources • Improved quality of storm water ninoff • A solid waste stream reduction pro�ram that meets or exceeds state requirements • Adequate sewer capacity 5upporting►HocrsEng Element Policies Policy 10 �up�ar-�i�g �fo�rsir�g Efer�er��Pr�gr-ar�s IPro�-am �?�,Fro�-am=^.2� ' �04� ��a[�h �r�c� Safe�y . �o��s � Reduced risks associated «�ith �zolo�ic and sei�mic haz.�ds o Efficient and effective fire and emergericy services to protect t1�e coinmuTlity from hazard5 121 �—� �� HCD DRAFT �°�P��r° i�at c� 2009 � associated with wild and urban fires � Fire preventive measures that minimize the Ioss of Iife and property • An all weather.emergency road system to serve the rural areas � , � Available water service i.n the hillside and canyon areas • High quality police services that maintain the community's crime rate low and ensure a high level of public safety • Protection from the risks associated with hazardous materials and exposure to electroma�netic fields • A hi�h level of emeraency preparedness to cope with both natural or human-caused disasters - � • Protec�ion from risks associated with floods • A compatible noise environment for existing and future land uses • Reduced noise impact of major streets and freeways on Cupertino residents • Residential areas protected as much as possible from intrusive non-traff'ic noise • Buildings desi�ned to m;,,imize noise Supporting Housing Element Policies Policy 8 =. Supporting Housing Elemen�Programs Pro jram 19 �22 3-136 I HCD DRAFT �°"�-�� .�a�c^ 2009 _ � � � � � � �I � � � � � � C� � � � � C � E� � � � �` � � G [ � � � � � The followin�organizations were represented at the focus group meetings: � • Advocates for a Better Cupertino • Asian American Business Council � BicycIe and Pedestrian Commission • CA.Re(Cupertino Against Rezonin�) � • Chinese A�nerican Realtors Association . : • Cupertino Chamber of Commerce • Cupertino Citizens for Fair Government(CCFG) � Cupertino City Council • Cupertino City Council � • Cupertino Housin;Commission • Cupertino Union School Distiict � Cupertino-Fremont Council of PTA • De Anza Colle�e • Fine Arts Comnzission • Fremont Union Hi;h School District � HB ANC • Housin�Choics Coalition � Leajue of Women Voters � Library Comnussion � Orjanization of Special Needs Families • Parks and Recreation Commission � PlanninQ Commission • Public Safery Coinmission • Santa Clara County Council of Churches • Senior Corrunission ` Silicon Valley Association of Realtors � Silicon Valley Leadership Group r TechnoloQ}r, Info. 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E � C v� C ,� �. � O c .� Q] O O cS � O � ,[Q cC E � �[n N � O � �.. � � CJ � � � � U ��«- � � t� c6 � � � � cJ.� � CL � Y NCLCC � � z � y c� n c � o� � � — � o � c� o 0 0 = _ U Q J C�S C3 C r (n = � Cp Z Cn O � Z Z � � [[ r � � N � N O r N O O t� CO L7 O O M �� T � C C �� d' I� C*] C''J d' r r 117 � � � r _ � C N � p)� O 'a .0 '- � � �. d � � � -�p a � � N � � � z .Q o � � �, � CL � `° ~' j � � z •k ° � � O W � m 'c , U � C p N � � N t:. C � ^N o r- N o o I� c0 O d- o N E O p� C6 � �d' O r C7 O O C� '� O � O CU Q-� C � d C C '- d' I� CT� C� C'') 'c1' C� .-- N � c�Q .N � (y d O l''') X f0 � �, � C3 N QS � y U � i N Q} d � O C� N "a � C� Q � E � rn O � o � °o �..� � U � N � r C O W C � � �q Q ._ � � � � � � � � � N � _ � Q C'3 °� �� c� N r � C C O � a� � c3 p � e� C G3 � r � '` � Q � � L � � G� � � � Q Q � L L ri � � r r i� Cil L r�.. � U p U r � � o c° U � � NZ � `o p � >, N � r � � `� � � ' Q i � c�� ' ' � � � � •` c� �, � e� U � � p � C +U ,�� p F U � � . C � r� C p �n � nt 0 ` T A C`+ � J U Q� C n �- O G C (� r- G � uj r � r V � � C � V r C C ` U � � ..�. `� � C ~ L . � � N �, n. � Z j m o JUZ > c� ;-1 F�- Z `-=� �� —� d� I HCD DRAFT ��;�"E��cn 2009 � � � � � � � � � � � � � �.. i � � � � � � � � � � � �. � � � � � � � � � � � � � � Housing and Service Providers Project Sen�inel Su.rmyview West Senior Housing West Valley Community Services Tonya Clarke Case Mana�er Developers BRIDGE Housing Tom Earley Director of Development � Hunter Properties =� - Deke Hunter President 1�0 3—� d� I HCD DRAFT ��.�nt ��a:c� 2009 � � � � � � � f'� f� [ X � � � � � � � � f � � � � f� �` �' � �' � Windshieid Survey Instrument �- Address: Mixed l�se Bfdg? Yes%No Vacancv: For Sa{e: Yes Yes No No Partia((for multi family) Construction Tvpe: Structure Tvpe: ' Wood Frame Single Family w/Detached Garage Masonry Single Family w/Attached Garage Mobile Duplex Modular Multi Family ;Units: Other: Other. Frontaae fmprovements if Ap�licable: Curbs Sidewalks � Paved Street Driveway Gutters Adequate Site Drainage Buildin.4 Conditior�s: ' �1 -Foundation: �3-Siding/Stucco: 0 Existing foundation in good condition 0 Does not need repair 10 Repairs needed 1 Needs re-painting 15 Needs a partial foundation 2 Needs to be patched and re-painted 25 No foundation or needs a complete foundatio 10 Needs replacement and painting #2-Roofing: �4-Windows: 0 Does not need repair 0 Does not need repair 5 Shingies missing 1 Broken window panes 5 Chimney needs repair 5 In need of repair 10 Needs re-roofing 10 In need of repiacement 25 Roof structure needs replacement and re-roofing - Points based on criteria above: Structural Scoring Criteria: #1 -Foundation Sound: 7 or less #2-Roofing Minor: � 8-12 �3-Siding/Stucco: Moderate: 13-30 n 4-Windows: Substantial: 31 -43 TOTAL Dila idated: 44 and over SOUND-A unit that appears new or well maintained and structurally intact. The foundation should appear structurally undamaged and there should be straight roof lines. Siding,windows,and doors should be in good - repair�vith good exterior paint condition. �Ainor problems such as small areas of peeling paint,and/or other maintenance items are allowable under this category. MINOR-A unit that shows sians of de�erred maintenanc�,Of VJiIICi`1 f1c2rJ5 only ona r��ajor component such a�a roof. MODERATE-A unit in need of replacament of one or mora major components and other repairs,such as �'v0`�^cp!acemert,painting,Blld VdIi1CIOV�fcpairs SUBS i A[�TI�,L-A unit that requires replacement of several ma;or s��st�ms and possibiy oiher repair(e.g. ccmpleta foundation vrork,roof structur2 replacament ard r-�ooring,as we;l as painting and window replacement. DiLr^-,rID�TCD-,�unit suTi2ring from excessive nealect,4^:hEr�the building appears structurally unsound ?f11 fT12!(ltanance IS�Ofl-EXISi2flt, (1Gi iif iV(hUfiidil �'�abliQ�iGil lil Ii5 CUiic�t CO��ulilOfi, iild'J u2 COflSldcf°d fur demv(iiior�or ai minimu.m,major rehabiii�atio��,vill be rayuirB�. ' � 13i �—i �5 r � HCD DRAFTi ��`�-•`�tarc� 2009 � � � � � � � f� C� f � � � �1� d � Ef� � f� � � � Q �` E� � E� � � � � � � � � P` � � � � � � � �.f � � �' f � C� � i32 3-� �� _=-__ � � � L7 L7 O O O , O ?� N N t!7 O O � . . O �� N N Q [`7 o c � � c� ,- � rn L� ~� a � � � � � � . m L O d �� N �- m O� t.f) c O c m > � C p� M 'U O N �t T� � y� � C K E3 Ei C-3 H C v m � d W � � � p N y EA � _ � � Q1 C Q� � E Ij. (C m � � � � O .. . O O O o ?, . . Q � � � WV 64 6�-'} H E t H � a1 C � � � _ � Q 0 . � C ' � � � - . . �� O ❑/� m N V � � m � _ , �'�V l�f'1 h N �r N O7 N � , m N O N � � � ro O O W N lT1 C') V � O �a �... � ' £3 f4 H H � 'O . N _ � � � T • Gl m � � � � >+C 1� O� h CD � N L pCj�Vf .c d o o c.i co o E� � c~o � o v E c�� a m � a � in c� � s�-�r � � � .O o � N � � _ y T '"' o C � C CVO N O d � N m 0�1_ I� p � �7 • - - o `0 o ti °m N o U m E � � - ~ o ss � c-N-3 c-�s � " � ui Q r m a� � U L Q U m C N q G� N � �� o 0 0 0 0 � L ' O� O m C M O O O O a O � O C N CJ O 1: G� O U � r O O � N � p d N C ^ m � f� � N r O O C7 W¢ � d3 H 6'3 6? E9 �E �i] � A m V � a E N �4 ° v = �� , d � o � � � ° _ V U • �p .` � O C7 V = [A � N d � N c*7 c� � � - � i-� E9 H H � N U O Q� � N � � E � � a c o o °o o °o E `o n .- y o o rn o c o � � N E f� ln C7 C")i r U 7 � U r" � � O V E1 f} E'r _- � p � V ;Q [_ � OJ r _ � . C v � ,'�" in� � � p � � � � p O Q G O nj �7 '� N y- _ F � - ro c: � ^ - _ � � a'. ` U � N > � � � � C � C x � -, o x � � �c r o- ^ ,� � o r � �~ C d .� O � I- X N � � - (� ' U � � Q � c] v - tA C � .0 G C L' EI ^ � � C F ° o ^ o �}� �' � N � � o •� p � Q o � - [L � '� x C C C � O � „'� r � � G C � o � U C N �' C: >., O :� � (� C � N o ?, �� tn 'U n U � _ O _ b - _ O- '�" �U `J . N � C F .U O _ N � ^ - r J c E� � � r� a� �,= E o o c,L "_ � U ` � �j N �i tn � � - tn � tn N C7 r � � C Q� j I; N W c a� � d c m � a� �' m = � � E � " ^ _ � '' � � ` � �.p- � c � c � C' a`nic � r� � =� < _ � = c c � c o v <' �I J v > _1 �G � Z �� - C7 , �" v 3—! �� IHCD DRAFT rv�^�.��r� t�t�:�Vi� Goo�7 � � r �. � � � � �.( � � � e � � F [{ � 4rt � � � � � � � � 6 � � E [ [ E L �t � 4 � 4 [ � � �t � � � K Tabfe F.1: SummaE-y af City�Zoning Standards Min.Lot Minimum Bldg.FEt. Width Minimum Yard Setback Min.Lot Site Parking Zone District (ft) {ft.) Front Side Rear Area(sq.ft.) Coverage per DU ' A 1 B-28 50-60 30 20 25 215,000 NA 4.0 A-1 20-28 200 30 20 20-25 43,000-215,000 40% 4A R-1 28 60 20-25 10-15 20-40 5,000-20,000 45% 4.0 R-2 15-30 60-70 20 6-12 10-20 B500-15,000 40% 2.3 R-3 30 70 20 6-18 20 9,300 40% 2.0 RHS 30 70 20-25 10-15 25 20,000-400,000 45% 2.0 R-1C 30 N/A N/A N/A N/A N/A N/A 2.0 Sources:Cupertino Municipal Code,2009;BAE,2009. i J� 3—� Q� I HCD DRAFT �=�=��=^� l�l;ar�h 2009 I { � c � F! � b� ► t � F � `�f. e � � � F � � L E L [ V 6 � I E � C G � C'l � � � '� � � �r � �n r IJ� n �-1 �1G C C C C C C C C C C C C C C C C C �0 m m m m N m m m 6�t0 m �m m =. - c�daaaaaa'aaa'adaaa _ ..- �� o�� o � _ a m m m a a n�a��a�� m a� ��W y N N y��y�� _�L��_� �D_��_ = UUUUUUUUUUUUUUUUU o o m m m m m m m m m m m m m m m m m _ L t L t L L t L L L L L L L L L � V 4 0`o 0 0 0 0 0 0 0'o 0 0 0`o o`o o a ¢ C m m�m W m m m�m m 0 m eQ m m m C C m m m m m m m m m m m m m m m m m J T=1=_=1=T=_=1== 1 'Q � N L L L L L_�t L L L L L L=L� �� O 23�3i�.TTi33333� 'T33 C �? a �c`�cc�'c�' �'ccccc�'cc a o � . �y m m m m m m m m m m m m m m m m m C7 ,� .0 N N N N N O!Yl t9 N N N N N W N N N � C N Yl N N fa Cl N N N N�(D N N Cf 0 N N C pCj C C C C C C C C C G G C C C C L C . d 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o E N E o o c+� o ��v o �� c+� � m m m m m m m m m m m m m m m m m E _ '� �7 7 7 7�7�7�7 7 7�7>> C C C C C C C C C V m V N W N N (C N N t0 N N W N YI'N IO N N m C C C C C C C C L C C C C C C C C O O O O O D O O 0 m Q W W W W W W W IL W W W W W W W W W 2 Z Z 2 Z Z Z Z Z Q Q aaaa�adac.daaadaad C C C C C C C C C C C C C C L C C m N m m m m m m m m m m m N m m 0� � E E E E E E E E E E E E E E E E E 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � m � m m m m m m m m m m m m m m m m m "" m c >>>> >>>>>> > >>> >>> `—°`—° � ¢ p m at m m m m m m m m m m m m m m C1 C C N J N O�0 O��O O 0 0�O O 0 O O O �� C ��. 7�V�9 L V V 9 V 7 7 9'O L C � m m 01 Ol m m 01 C1 m m m m m m m m N N N m C C C C C C C C C C C C C C C C G m m C.�} C C C C C C C C C C C C C C C C C Q("y (� . � m t0 m t0 m t9 m t0 m lO m N 0 m m tE l9 c'7 C7 c7 Cf l�c7 f7 7 c� aaaaaad'aa.aaaa�aac. ad ¢� �¢¢¢¢ � a A m ,; a a a d a a o.a a d d a d d a a n. m m m [q V]U�[n t!7 ln VJ Cn!n fn tn[�N fn tn cn tn O O L�._.__2��.i^ ?^� ��.r >. a U U U U U U U U U U U U U U U U U fA m o a m o 0 0 0 0 0 0 0 0`o o`o 0 0 0 0 o m m !� m 61 m m m�[0 m f0 m t0 m�m f0 tO m�m W N d > m m m m m m m m m m m m m m m m m m m > o O 1 S 1=1 1==T T=1=1 1 - Q C � � _ m � � m ' � � CI N � y N N i0 m m [0 m N m p � C m C C C C f9 C i0 m C i4!0 i9 fQ IE_L = j V 9 7 G��C 9 C L� C C G C C C C � J C Cl- m m m'- m m m N m Gl N � C �,Wj m�m ONi m m�y V'O m?CL�9� J m � Q N¢�¢(L.N¢ N N�N N N N N Id C E �p C `m `m� m m�Of m m m m C1 e° m m m m m�m¢ m��¢�¢� a o � a a�a c�o��c�v�!�v�cmi o� c�i m - �._�_c � � 'o d Op00000�00�000000 00 0000o d m < C ��>�� N N N N N N N C y , - 61 m�m N N t0 W�E m t0 m�0=O m R i4 m O O O O O O O � 7 C - � U U U U U []U U U U U U U U U U U ^� ^T'r � m ' `m m a`r`m m` `m`m`m`m a`>`m`m`m`m m m`m �0 m S 2 T S 2 2 � � Em � ` E E E E E E E E E E E E E E E E E y y �� d m � E E E E E E E E E E E E E E E E E �� + y�+ �y H � � � � o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 'D� m m m m m m m � c U UUUUUUUUU UUU U UU UU C C �-y¢ ¢¢(^y(-y� U O m �,^ [7 9 h 111 O 'U C Ql f�O m O O^Jf e-f��p I� Cf O N N Cf U 9 � O� C� m U {�1 C y m W C9 N�-N N �c r� 1n� 'C7 fD m N m ^ 'U � a -�. .p_'' N m r.�. N N m � c d 'c m c � � a= y o o c �X 9� c tC f7 rn O�r O<r N m C7 C7 c7 O O N cJ I�Cl N m c N ¢yj'D y C� G� r E U�y d v f7�N� CJ.-�C N.-N�r N I�c ��I O �cIJ c^ � � � � n T C�O m �•� ^ � y }j � = m d V p � m C � �� u7�tt!tf]tq��u7 u]�N u7 u7 u7 u'1�u"f u] u'1 t'� o O O A- O o O O O o�- � �y�� l� � N m m y� a N N N N N N N N N N N N N N N N N N N N N N�j N N N N N N C'j a{q H� N 'C � U O - pm� O �� C C Z x �0 =m m � 0�� _ � m E Q � �O �0 � ❑ � J �m O Q =� x m z�n � C x�Q � a ~ m m m� v�� N �� c p tn O �°m J O J ID U p N d m O Q N 1�R]M1 1�f:J c N N N(7 cD�(`7[O O G� N N< C L7 O O G]Cf O C m O � N N d I�N CJ 1��Q C]C7 v L7�Cl l!J m 7 C O O U' 'U t�C7 N C7 C I� 'U I�I� �CS N y '� p- (n� .-O�O�O O r O O r O O O C C O N�.: ^�I� �� 'V N�N d N V ^ p�d C ' � y Q �_ �j-T O N j �7 N N 0] G L m U �G � a Gm CJ G mOGi � � O c� � d ��s C �� > � N m � C C N m i0 .�� O m U U �� G C C C C C �..,j U y y N 1/1 E U N m m 01 O " Ul N D n � m d m N 6I � �� O � ' ;1 CJ T � C m a yd N d C ' .0 C S C�U CJ V U _ [0 C .� O m d]fn O _- m � �^ ?.N p C m > -1 7 7�n �� .1 f9 W R t9[� y N �j N O C d�Cn O O C�C C C � 61� m tL G G tf C lll N N N[f m t d � m N m N 0l � N V � N�t6'�� s=>> 7 �' O1 0: � G C� CA O�m GW O1 m� m m m o-�0 o n.� �`�:�� 3 V V o`m � o o m m m m m � � - h = v: >, C 7 C N N� N N d C L' 9 m 61� m 5 m y 3�� 7��7� - r� 6 �� N _ N m r ,`�. �V 4 m� _�_. Ol N : = L: d 0: m CJ m N G1 •K � T= 3 � x 7 O Q� •• p t0 t0 Z' � - C C m O O -�-�•L � N D W :iY-r�C:J U-J«C��7�CJ_ �rG ^:7C7 . . -. W J o U �'_ XQ 6 �L� �TJ 'J-L - L E p) r?= - > > > > > > > > > > > .. p �GiO OO O u� = � � F ��=� � U O O= Y Y "Y Y Y �C � � - ' m m m m m>>ai m m��o a m � � c m a�i m m`c � �°-'�� . i- U U U [G U U�C U U U uf u1 N U�U ^Jl v G O O C` �l ` OI CJ - �• C O a m m v_.?y m m y d m v m G% m a: m > u� - - � o p ;7 C C:::C: N .^ �c m � m C N O 6 C`= O O ^ G O O 0 C� C d�m d N T T T?� ul rm �^YC'. :�ly � 3 3 � �j ` >> > c; > >� �> > > � _ �o s m e . - _`�y C N 1/f Ul> T] � �Y d ) � e m e� o o O c�o m c�u�:l u m� m � _ - m m_ C " � ��:. L'J'.J;:'J:Cf.L 'J) _ �C 'L� »»> j > _ �,..^�. y < � ^^��--^•?n^�C``.C L`�'I t��+'y'>c\CG^. 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