Frequently Asked Questions
Project Overview:
Mary Avenue Villas is a 40-unit, 100% affordable housing community in Cupertino, California, developed by Charities Housing in partnership with the Cupertino Rotary and Housing Choices Coalition. Situated on a 0.79-acre long, narrow lot adjacent to Highway 85 and Mary Avenue Dog Park, the project features (2) two-story, wood-framed buildings, each equipped with its own elevator. An at-grade parking lot will be centrally located between the buildings. The development will offer a diverse unit mix, including studio, one-bedroom, two-bedroom, and three-bedroom apartment units to accommodate various household needs and targeted population. The current design will include a Community Room for the residents, as well as an office, and meeting spaces for resident programs and services.
The following are frequently asked questions about the project. If you have a question that is not answered below, please contact Charities Housing Senior Project Manager Andy Lief at alief@charitieshousing.org .
What is the anticipated timeline for development and construction of Mary Avenue Villas?
We are unable to provide exact dates due to the nature of the funding for affordable housing. However, our best guess is that the construction would start in the Fall of 2026 or Spring 2027. Construction will take approximately 15 months to complete.
Who will live at Mary Avenue Villas?
The development will consist of 40 apartments which include 1 manager unit. Of the 39 affordable apartments, 19 will be set aside for individuals with intellectual and developmental disabilities (IDD).
17 of these IDD units will be for IDD households with very low incomes (earning less than 30% of the Area Median Income (AMI).
The remaining 2 IDD units will be two-bedroom apartments for IDD households earning up to 50% of the AMI.
The other remaining 20 units will provide 2 units at 30% AMI and 17 units at 50% AMI.
* Income level details can be found below, more details available on our project website.
How much of the current public right-of-way will be removed?
The current plans submitted to the City of Cupertino in early February 2025 include:
How many parking spaces along Mary Avenue will be removed?
On the West Side of Mary Ave, plans call for the removal of 79 diagonal spaces to be replaced with 33 new parallel parking spaces.
On the East Side of Mary Ave, plans call for the removal of 43 parallel parking spaces.
Net Loss: 89 parking spaces
*For more detailed information, please view the street parking exhibit at the end of these FAQs.
What is the current zoning and allowable density for the site?
The site is zoned R-4 residential, and the City General Plan has a density range of 50-65 units per acre meaning up to 49 units could be built on the site without a density bonus. Plans submitted call for a total of 40 units.
What is the deadline for community input and when is the City’s approval decision expected?
The community may provide input at any time to the City planning department. There will be several City decisions related to the project’s approval once a formal application has been submitted, reviewed and deemed complete. The formal application was submitted on February 19, 2025.
When will the project be reviewed by the Planning Commission and/or City Council?
Development proposals for all “Priority Housing” sites that have a minimum density of 20 units per acre and at least 20% of the units affordable to low-income households will be approved ministerially, consistent with State of California law and Cupertino’s zoning ordinance.
Ministerial projects under 50 units will be presented at administrative hearings. Only ministerial projects greater than 50 units would go before the Planning Commission.
Under these regulations, Mary Avenue Villas, a 40-unit project that is 100% affordable for very low income households, will not be reviewed by the Planning Commission or City Council. Instead, it qualifies for ministerial approval under state law and the city’s zoning ordinance.
Why was Mary Avenue selected for development?
The City of Cupertino was able to provide a site for needed housing by identifying and designating excess land at no extra cost to the City’s budget. Land at no cost will allow the development to have a very low mortgage and therefore offer extremely affordable rents for 19 IDD tenants.
How will the city replace the loss of 89 parking spaces adequate parking when special events are held at Memorial Park?
When issuing permits for large events at Memorial Park, the City requires event organizers to secure additional parking at DeAnza College, which offers hundreds of available parking spaces on weekends.
What is the environmental impact?
The project is currently undergoing testing for soil conditions, noise levels, and air quality. Please check back here in the coming weeks for updates on the findings and planned mitigation measures for any identified issues.
Check back in the future for more information as it becomes available.
