19 townhomes could reshape North Foothill

AlphaX RE Capital has filed a formal application to build 25 for-sale townhomes at 10012 and 10050 North Foothill Boulevard and 22467 Stevens Creek Boulevard in Cupertino, according to the city’s project page. The application was submitted on May 12, 2026, and the city lists the project as under review. The proposal would redevelop three parcels totaling about 0.99 acres near the intersection of North Foothill Boulevard and Stevens Creek Boulevard. Cupertino says the site now includes a single-story office building, a veterinary clinic and a single-family home. ### Why does this look bigger than the original 19-townhome description? San Francisco YIMBY reported on May 12 that a pre-application for the site called for 19 townhomes across four structures, with three affordable units. That report identified AlphaX RE Capital as the sponsor and Alignment Architects as the design firm, and said the proposal invoked Senate Bill 330. (cupertino.gov) Cupertino’s current project page shows a later, formal application for 25 for-sale townhomes, including 21 market-rate units and four affordable units. The city page identifies SDG Architects, Inc. as the architect on the formal filing and says the application is being processed under the Housing Accountability Act and state Density Bonus law. The difference indicates the project changed between the earlier pre-application stage and the formal submittal now under city review. (sfyimby.com) ### What exactly would be built on North Foothill? Cupertino says the proposed development would place 25 townhomes on the three parcels and add associated site improvements. The city lists the land use mix as commercial, office and residential, with zoning shown as P (OA) and R1-10. (cupertino.gov) The city also says the project would replace existing low-rise and single-family uses with attached housing on land close to Stevens Creek Boulevard. That makes the filing one of several larger residential proposals the city has been tracking on its major residential projects list since January 2024. (cupertino.gov) ### What approvals does the developer need? Cupertino lists three requested entitlements for the project: Architectural and Site Approval, a Tentative Map and a Tree Removal Permit. The application numbers are ASA-2026-002, TM-2026-001 and TR-2026-025, according to the city’s page. (cupertino.gov) The city says the applicant is also seeking density-bonus waivers and concessions tied to setbacks, height, floor-area ratio, and below-market-rate unit size and dispersal. Those requests matter because they shape the project’s scale and design before any final action by city decision-makers. (cupertino.gov) ### How does state housing law affect the review? Cupertino’s major residential projects page lists the North Foothill Townhomes proposal as an SB 330 project. The city’s project page separately says the filing is being made under the Housing Accountability Act and state Density Bonus law. (cupertino.gov) May 12 is the formal application date now shown on the city page, while the broader residential-project tracker still shows the site as “In Review.” That means the proposal is in the city pipeline but has not yet reached a final hearing or approval stage. ### Where can neighbors track hearings and plans? (cupertino.gov) Cupertino says projects scheduled for a public meeting or hearing are posted through the city’s Agendas & Minutes page. The city’s major residential projects page directs residents there for upcoming meetings. The Planning Division says some project plans cannot be broadly distributed because of state law, but members of the public can make an appointment to view them at City Hall by emailing planning@cupertino.org. (cupertino.gov) Cupertino also says plans will be made available digitally during hearings that consider the proposal. (cupertino.gov) Cupertino’s next step is continued staff review of the May 12, 2026 application for 10012 and 10050 North Foothill Boulevard and 22467 Stevens Creek Boulevard. Any public hearing dates, staff reports and final actions will be posted by the city as the Architectural and Site Approval, Tentative Map and Tree Removal Permit move forward. (cupertino.gov)