City of Cupertino, CA
Home MenuWestport Cupertino
Location: 21267 Stevens Creek Boulevard
Applicant: Mark Tersini (KT Urban)
Property Owner: 190 West St. James, LLC
Architect: C2K Architecture Inc.
City Contact: Gian Paolo Martire, gianm@cupertino.org
M-2021-002, ASA-2021-007, EXC-2021-003
Consider modifications to the approved Westport Development project which include adjusting unit mix in the assisted living facility (Building 1) to 123 assisted living units and 35 memory care rooms, reclassification of approximately 8,000 square feet of public dining area to private dining, reducing the underground parking to reflect adjustments in uses, and reduction of massing on the top floor to accommodate a sixth floor aqua therapy pool.
This item is to beard by City Council on December 7, 2021. The meeting agenda can be accessed here.
TM-2021-002
On September 7, 2021, the City Council approved a Vesting Tentative Map to replace a previously approved Vesting Tentative Map (TM-2018-03) for the Westport Cupertino development project to create a separate parcel for the age restricted senior below market rate building. City approval was a Vesting Tentative Map.
See the agenda for more information: Agenda
Final Map & Stevens Creek Bus Stop Location
On November 16, 2021 City Council approved a Final Map, the Subdivision Improvement Agreement, and the Affordable Housing Regulatory Agreement and Declaration of Restrictive Covenants (the BMR Agreement) for Westport Cupertino Development Project; Tract No. 10579.
See the agenda for more information: Agenda
At the November 16th, 2021 City Council meeting for consideration of the Westport final map, City Council requested that staff:
1) Provide a written explanation for the relocation of the bus stop from the eastside (nearside) of the Stevens Creek Boulevard/Mary Avenue intersection, to the westside (farside) of the intersection.
2) Investigate the usage of the bus stop at Mary Avenue and Stevens Creek Boulevard by patrons of the Cupertino Senior Center.
3) Report back to Council on potential additional measures that may help enhance the safety of pedestrians using the Stevens Creek Boulevard/Mary Avenue intersection.
Here is the Staff Follow-up Report drafted by Chad Mosley, Assistant Director of Public Works
DIR-2021-009
Director’s Minor Modification, DIR-2021-009, to revise the underground garage layout of the Westport Cupertino development project to limit the footprint to under Building 1 and add additional subterranean level located at 21710 Stevens Creek Boulevard, APN 326-27-043.
This application was approved on June 29, 2021. The action letter and attachment are linked here.
REVISED SENIOR ENHANCED VERSION
City Council
Tuesday, August 18, 2020 at 6:45 p.m.
At the City Council hearing on August 18, 2020, the City Council approved (5-0) the following:
- Resolution No. 20-105 certifying the Final Environmental Impact Report and adopting the mitigation measures and Mitigation and Monitoring Reporting Program (EA-2018-04);
- Resolution No. 20-106 approving the Development Permit (DP-2018-05);
- Resolution No. 20-107 approving the Architectural and Site Approval Permit (ASA-2018-05);
- Resolution No. 20-108 approving the Use Permit (U-2019-03);
- Resolution No. 20-109 approving the Vesting Tentative Map (TM-2018-03);
- Resolution No. 20-110 approving the Heart of the City Exception (EXC-2019-03); and
- Resolution No. 20-111 approving the Tree Removal Permit (TR-2018-03).
See the agenda for more information: Agenda
City Council Action Letter: City Council Action Letter
Planning Commission
Tuesday, July 14, 2020 at 6:45 p.m.
At the Planning Commission hearing on July 14, 2020, the Planning Commission recommended (3-2, Fung and Takahashi voting no) that the City Council:
- Find that this action is not subject to environmental review under Section 21080(b)(5) of the California Environmental Quality Act (CEQA) and Section 15270 of the CEQA Guidelines because CEQA does not apply to projects which a public agency rejects or disapproves.
- Deny the following permits: Development Permit (DP-2018-05), Architectural and Site Approval (ASA-2018-05), Vesting Tentative Map (TM-2018-03), Tree Removal Permit (TR-2018-22), Use Permit (U-2019-03), and Heart of the City Exception (EXC-2019-03).
See the agenda for more information: Agenda
PROJECT DESCRIPTION
*THE PROJECT HAS BEEN AMENDED. THE REVISED SENIOR ENHANCED VERSION BELOW HAD BEEN EVALUATED IN THE DRAFT ENVIRONMENTAL IMPACT REPORT AS AN ALTERNATIVE. THE AMENDED PROJECT DESCRIPTION IS 'ITALICIZED' AND 'UNDERLINED' BELOW.*
Development proposal to demolish a 71,250 square foot retail center (The Oaks), remove and replace 74 protected trees, and construct a mixed-used development consisting of 267 housing units (88 Rowhouse/Townhomes, 179 senior apartments of which 48 are senior affordable apartments) 27 memory care rooms, and 20,000 square feet of commercial space. The applicant is requesting a Heart of the City Exception for retail frontage along Stevens Creek Boulevard. The applicant is also requesting a density bonus and density bonus waivers for height, building plane, and below market rate housing dispersion. An Environmental Impact Report has been prepared.
PLAN SETS, PROJECT DESCRIPTIONS, AND WAIVER & INCENTIVE/CONCESSION JUSTIFICATION ARE LINKED BELOW:
Revised Senior Enhanced Version Plan Sheets - I
Density Bonus Waiver Request: Revised Senior Enhanced Option
Letter from ATRIA Dated June 26, 2020
|
Project Comparison |
||
|
|
Project as Presented to the Planning Commission May 12, 2020 |
Revised Senior Enhanced Version |
|
Total Unit Count |
267 |
267 |
| Density |
33.7 DU/acre |
33.7 DU/Acre |
|
Town Houses/Row Houses |
88 |
88 (No Change) |
|
Units in Building 1 |
|
|
|
Units in Building 2 |
39 Below Market Rate Units |
48 Below Market Rate Units |
| Total Below Market Rate Units - Project Wide |
48 |
48 (No Change) |
| Townhome/Rowhome Height** | 30 feet | 30 feet (No Change) |
| Height and Slope of Building 1 |
Height - 91.75 feet (6 stories) Slope - 1:2.08 from Stevens Creek Blvd. |
Height - 79.5 feet (6 Stories) Slope - 1:1.70 from Stevens Creek Blvd. |
| Height and Slope of Building 2 | Height - 73.75 feet (5 stories)
Slope - 1:1.47 from Stevens Creek Blvd. |
Height - 74.75 feet (6 stories)
Slope - 1:1.48 from Stevens Creek Blvd. |
|
Height waivers for Building 1 & 2 |
Generally the request is similar with the exception that the BMR units will be consolidated within Building 2. Updated Waiver Requested |
|
|
Slope Setback waivers for Building 1 & 2 |
||
|
Affordable unit Dispersion |
||
| Heart of the City Exception | Providing less than the required retail frontage along Stevens Creek Boulevard (75% of building frontage) | No Change |
* The memory care rooms do not count as individual units.
** For peaked roofs in the Heart of the City, height is measured to the eave line.
Unit Comparability
The BMR Manual requires that the BMR Units:
- Shall be comparable to market rate units in terms of unit type, number of bedrooms per unit, quality of exterior appearance and overall quality of construction.
- Unit size should be generally representative of the unit sizes within the market-rate portion of residential project.
- Interior features and finishes in affordable units shall be durable, of good quality and consistent with contemporary standards for new housing.
The below Table illustrates the development mix between the two senior buildings and the Townhouses/Rowhouses.
|
Building 1 (131 Units) |
Studio |
One Bedroom |
Two Bedroom |
|
Average Unit Size |
537.7 s.f. |
691.3 s.f. |
1,087 s.f. |
|
Unit Count |
26 |
74 |
31 |
|
Mix Percentage |
20% |
56% |
24% |
|
Building 2 (48 Units) |
Studio |
One Bedroom |
Two Bedroom |
|
Average Unit Size |
518.6 s.f. |
615.7 s.f. |
843 s.f. |
|
Unit Count |
9 |
28 |
11 |
|
Mix Percentage |
19% |
58% |
23% |
|
Townhouses (70 Units) |
Studio |
One Bedroom |
Two Bedroom |
Three Bedroom |
|
Average Unit Size |
- |
- |
- |
2,595 |
|
Unit Count |
- |
- |
- |
70 |
|
Mix Percentage |
0% |
0% |
0% |
100% |
|
Row Houses (18 Units) |
Studio |
One Bedroom |
Two Bedroom |
Three Bedroom |
|
Average Unit Size |
- |
- |
- |
2,380 |
|
Unit Count |
- |
- |
- |
18 |
|
Mix Percentage |
0% |
0% |
0% |
100% |