CC Resolution No. 18-086 Adopting the Vallco Town Center Specific PlanRESOLUTION NO. 18-086
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF CUPERTINO ADOPTING THE VALLCO TOWN
CENTER SPECIFIC PLAN
SECTION I: PROJECT DESCRIPTION
Application No: SPA-2017-01
Applicant: City of Cupertino
Location: 10101 to 10333 N Wolfe Rd
APN#s: 316-20-080, 316-20-081, 316-20-103, 316-20-107, 316-20-101, 316-20-105,
316-20-106, 316-20-104, 316 -20-088, 316-20-092, 316-20-094, 316-20-099,
316-20-100, 316-20-095
SECTION II: RECITALS
WHEREAS, the Housing Element of the Cupertino General Plan identifies the Vallco
Town Center Special Area as being appropriate to accommodate at least 389 dwelling
units to be developed pursuant to a specific plan for the Valko Town Center Special Area;
and
WHEREAS, the Valko Town Center Specific Plan ("Specific Plan") has been developed
pursuant to City Council direction to initiate a project to prepare a specific plan for the
Valko Town Center Special Area, including any required changes to the adopted goals
and objectives for the Special Area, in order to implement the Housing Element of the
Cupertino General Plan and to plan for anticipated future development activity; and
WHEREAS, pursuant to the City Council direction to conduct extensive public outreach
the City conducted multiple forms of public outreach including two multi-day charrettes,
online civic engagement, open houses and brown bag presentations, comment meetings
etc.; and
WHEREAS, the Draft SpecificPlan was released for public review in August 2018; and
WHEREAS, the Specific Plan is part of the Vallco Town Center Specific Plan, all as fully
described and analyzed in the May 2018 Vallco Special Area Specific Plan Environmental
Impact Report ("Draft EIR") (State Clearinghouse No. 2018022021), as amended by the
July 2018 Valko Special Area Specific Plan Environmental Impact Report Amendment
("EIR Amendment") by text revisions in the August 2018 Vallco Special Area Specific
Plan Final EIR document which contains Response to Comments to the Draft EIR and the
EIR Amendment, and the August 30, 2018, September 11, 2018, and September 13, 2018
Supplemental Text Revisions to the Vallco Special Area Specific Plan Final
Environmental Impact Report; (together, the "Final EIR"); and
Resolution No. 18-086 Page 2 of 4 Valko Town Center Specific Plan -SP A
WHEREAS, the Final EIR was presented to the Environmental Review Committee
("ERC") for review and recommendation on August 31, 2018, and after considering the
Final EIR, and Staff's presentation, the ERC recommended on a 5-0 vote that the City
Council certify the EIR; and
WHEREAS, following necessary public notices given as required by the procedural
ordinances of the City of Cupertino and the Government Code, the Planning Commission
held a public hearing on September 4, 2018 to consider the Specific Plan; and
WHEREAS, based on substantial evidence in the administrative record, on September 4,
2018 the Planning Commission recommended on a 5-0 vote that the City Council certify
that the Final EIR has been completed in compliance with the California Environmental
Quality Act, Public Resources Code Section 21000 et seq., and reflects the independent
judgment and analysis of the City, adopt the Findings and Statement of Overriding
Considerations, and implement all of the mitigation measures for the Project that are
within the responsibility and jurisdiction of the City that are identified in Findings, in
substantially similar form to the Resolution presented (Resolution No. 6860); and
WHEREAS, on September 4, 2018, the Planning Commission recommended on a 4-1 vote
(Liu: no) that the City Council adopt the Vallco Town Center Specific Plan, in
substantially similar form to the Resolution no. 6863 presented, with additional
recommendations regarding consideration of a middle tier Development Allocation for
the Valko Town Center Special Area as more particularly described in Resolution no.
6863;and
WHEREAS, on September 19, 2018 (continued from September 18, 2018), upon due
notice, the City Council has held at least one public hearing to consider the Specific Plan;
and
WHEREAS, the City Council of the City of Cupertino is the decision-making body for
this Resolution; and
WHEREAS, after consideration of evidence contained ih the entire administrative record,
at the public hearing on September 19, 2018 (continued from September 18, 2018), the
City Council adopted Resolution No. 18-084 certifying the Final EIR, adopting Findings
and a Statement of Overriding Considerations, adopting Mitigation Measures, and
adopting a Mitigation Monitoring or Reporting Program; and
WHEREAS, prior to taking action on this Resolution, the City Council has exercised its
independent judgment in carefully considering the information in the Final EIR and finds
that the scope of this Resolution falls within the certified Final EIR, in that the aspects of
the Specific Plan proposed in this Resolution that have the potential for resulting in either
a direct physical change in the environment or a reasonably foreseeable indirect physical
Resolution No . 18-086 Page 3 of 4 Valko Town Center Specific Plan -SPA
change in the environment have been examined in the Final EIR and therefore, no
recirculation of the Final EIR is required; and
WHEREAS, immediately prior to the Council's consideration of this Resolution, the
Council adopted Resolution No. 18-085, adopting a resolution to adopt a General Plan
Amendment to Development Allocations, the General Plan Land Use Map and
development standards related to the Valko Town Center Special Area, to ensure that
the Specific Plan will be consistent with the City's General Plan land use map, proposed
uses and surrounding uses as amend~d.
SECTION III: RESOLUTIONS
NOW, THEREFORE, BE IT RESOLVED:
After careful consideration of the, maps, facts, exhibits, testimony and other evidence
submitted in this matter, the City Council hereby finds that:
1. The Valko Town Center Specific Plan is in the public interest and will advance the
health, safety, and general welfare of the City of Cupertino; and
2. The Vallco Town Center Specific Plan is consistent with the City of Cupertino's ·
Comprehensive General Plan (Community Vision 2040).
AND THEREFORE, BE IT FURTHER RESOLVED:
That the City Council hereby adopts The Valko Town Center Specific Plan as shown in
Exhibit SP A-1, as amended by the errata shown in Exhibit SP A-2, and authorizes the staff
to make grammatical, typographical, numbering, and formatting changes necessary to
assist in production of the final published Valko Town Center Specific Plan
NOW, THEREFORE, BE IT FURTHER RESOLVED:
The foregoing recitals are true and correct and are included herein by reference as findings.
NOW, THEREFORE, BE IT FURTHER RESOLVED:
The City Council finds the Valko Town Center Specific Plan is within the scope of the EIR
and directs the Director of Community Development to file a Notice of Determination with
the Santa Clara County Recorder in accordance with CEQA guidelines.
PASS ED AND ADOPTED this 19th day of September 2018 ( continued from September
18, 2018), at a Special Meeting of the City Council of the City of Cupertino by the
following roll call vote:
Resolution No. 18-086 Page 4 of 4 Vallco Town Center Specific Plan -SP A
A YES: Sinks, Chang, Vaidhyanathan
NOES: Paul, Scharf
ABSTAIN: None
ABSENT: None
ATTEST: APPROVED:
~~L,~U--10 .. ~.ro
Grace Schmidt, City Clerk Darcy Paul,
Vallco Town Center Specific Plan
Cupertino, California
Public Review Draft
August 2018
EXHIBIT SPA-1
Stakeholder Subhead
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Cupertino
Prepared For:
Department of Community Development,
Planning Division, City of Cupertino
10300 Torre Avenue,
Cupertino, CA 12345
408.777.3308 | planning@cupertino.org
For the consideration of the Cupertino City
Council:
Darcy Paul, Mayor
Rod Sinks, Vice Mayor
Barry Chang
Steven Scharf
Savita Vaidhyanathan
Prepared By:
Opticos Design, Inc.
2100 Milvia Street; Suite 125
Berkeley, California 94704
510.558.6957 | info@opticosdesign.com
With Consultants:
CD+I, EPS, BKF, Siegman & Associates, Fehr
and Peers, Depiction Illustration LLC.
Specific Plan Authority
This Specific Plan is authorized by California
Government Code sections 65450 through
65457. The law authorizes adoption of a
Specific Plan for the systematic implementation
of an area covered by a local general plan.
This Specific Plan implements the goals
and policies of the Cupertino General Plan:
Community Vision 2040 and provides
additional detail to implement the General Plan's
policy direction for the Plan Area. This Specific
Plan serves as both a policy and regulatory
document providing the goals, policies,
expected outcomes, programs, standards and
guidelines for future development in the Plan
Area.
ii Vallco Town Center Specific Plan Public Review Draft — August 2018
What’s Inside?
Vallco Town Center
Specific Plan
Purpose and Intent 1
Background and Setting 2
Vision 3
Mobility 4
Infrastructure and Public Facilities 5
Development Standards 6
Administration, Implementation and Financing 7
Vallco Town Center Specific PlanPublic Review Draft — August 2018 iii
iv Vallco Town Center Specific Plan Public Review Draft — August 2018
CHAPTER1Purpose and Intent
In this chapter
1.1 Purpose of the Specific Plan 1-02
1.2 Key Issues and Opportunities 1-04
1.3 Goals and Expected Outcomes 1-08
1.4 Community Engagement 1-16
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-01
'Community Vision 2015-2040', the
Cupertino General Plan, identifies the Vallco
Special Area as an area to be transformed
into a vibrant mixed-use town center
serving the Santa Clara Valley, providing
a destination for regional visitors and the
local community for shopping, dining and
entertainment.
Policy LU-19 of the Cupertino General Plan ('General
Plan') requires the preparation of a specific plan prior
to any development in the Vallco Special Area ('Plan
Area') to specify the requirements for land uses,
design standards and guidelines, and infrastructure
improvements.
This Vallco Town Center Specific Plan ('Specific
Plan') satisfies that requirement and is aimed at one
overarching purpose: to transform the existing Vallco
Shopping Mall site into a walkable, mixed-use district
anchored by retail, entertainment and cultural uses,
and supported by new neighborhoods, employment
areas and public open spaces. This would provide
a major new destination for Cupertino residents
and visitors to socialize, work, and enjoy the shops,
restaurants and streetscapes.
This vision is the result of a comprehensive public
design process with the Cupertino community in 2018.
That process and the resulting community direction
generated guiding principles that inform and drive the
vision, described in Chapter Three: Vision.
1.1 Purpose of the
Specific Plan
I-2
8
0
Stevens Creek Boulevard
Vallco ParkwayNorth Wolfe RoadFigure 1.1. The Vallco Special Area, with the existing
Vallco Shopping Mall.
1-02 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
Figure 1.2. A visualization of the Plan Area, viewed from
Vallco Parkway looking west towards North Wolfe Road.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-03
Chapter 1 — Purpose and Intent
1.2 Key Issues and
Opportunities
Key issues and opportunities
in the Plan Area have shaped
the Specific Plan goals and
policies.
The 2018 Specific Plan process
included extensive community
engagement to identify the concerns
and aspirations of Cupertino
residents and workers, as well as
analysis of the site and real estate
market conditions in the region, to
help define potential redevelopment
opportunities for the Plan Area.
This process identified six key
issues. Each is described in this
section, along with corresponding
opportunities. These issues and
opportunities informed the process
and content of this Specific Plan.
For more information on the
community outreach and
background analysis, please refer
Section 1.4: Community Engagement
and Chapter Two: Background and
Setting of this Specific Plan.
3
Lack of Usable Public
Space
5
Transportation Needs
and Congestion
2
Housing Needs and
Affordability
1
Regional Identity and
Relevance
4
Weak Connectivity and
Public Realm
6
Declining School
Enrollment
1-04 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
What is your
biggest challenge
living in Cupertino?
cost ofhousing
generalcost of living
traffic
notenough retail quality of ourlocal schools
51.9%
29.2%
Regional Identity
and Relevance
Housing Needs
and Affordability
Issue 1 Issue 2
Issue
The Cupertino General Plan expects the city to grow by
22 percent from 2014 to 2040. This translates into 12,898
residents or 4,557 housing units needed over the next 26
years based on a household size of 2.83 persons. Currently,
the Plan Area has no residential units on the entire 58 acres.
Cupertino also has low housing affordability, with a median
home value of $2.3 million and average monthly rents at
$3,150 (June 2018 figures). The City's housing stock of
approximately 21,500 residential units is approximately 60
percent single-family, higher than the Bay Area average of
54 percent, which limits housing access and diversity.
Opportunity
The 2018 Specific Plan process studied scenarios that could
accommodate significant amounts of housing in the Plan
Area, including a base density of 35 units per acre, with
opportunities for additional units through the state density
bonus law or a city-defined "community benefits density
bonus" available for qualifying projects that provide more
affordable housing than otherwise required and other
specified community benefits. The Plan Area can potentially
meet 44 to 67 percent of the city's housing needs by 2040.
- Allow and encourage a variety of housing types to
accommodate a range of housing needs, including options
such as co-housing (shared living). Allow both rental and
for-sale housing to advance greater housing access.
- Promote affordable housing at all levels: low, very low,
median and moderate.
Issue
The Plan Area has 1.2 million square feet of existing building
area, of which 85 percent was vacant as of early 2018.
The Hyatt House hotel was under construction in 2018.
The regional indoor mall format for retail is increasingly
becoming irrelevant because of a significant increase in
online purchasing and the success of revitalized downtowns
and new lifestyle centers in the region. Nationally, declining
regional malls are adjusting to economic conditions by
including a significant housing component; or are being
redesigned as walkable, mixed-use developments.
Opportunity
The Cupertino General Plan envisions the Plan Area
becoming a regional shopping and entertainment
destination and a place where people can live and work. By
redeveloping the Plan Area as a mixed-use district, sales
leakage to other communities can be reduced. There is an
opportunity to accommodate the existing demand for more
office space, in particular from the technology sector.
- Integrate an optimal mix of housing, retail, office, lodging
and cultural uses to ensure relevance to the community
and market trends.
- Establish a new walkable, mixed-use district for Cupertino
that is a destination of choice for both residents and
visitors.
Figure 1.3. Vallco Mall, view from an interior parking court.Figure 1.4. A 2018 survey (Data source: www.cupertinotoday.com)
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-05
Chapter 1 — Purpose and Intent
Lack of Usable
Public Space
Weak
Connectivity and
Public Realm
Issue 3 Issue 4
Issue
The entire 58-acre Plan Area has limited connections to
North Wolfe Road, Vallco Parkway and Stevens Creek
Boulevard and no routes across the site. This is a result
of the superblock regional mall model with very large
footprint buildings separated from streetscapes by large
parking lots. The existing public streets within and adjacent
to the Plan Area are large arterials primarily focused on
the efficient moving of vehicles and less on the needs of
cyclists and pedestrians. With the exception of street trees
along Perimeter Road and parts of North Wolfe Road, the
streetscapes lack visual appeal and coherence.
Opportunity
The site offers an opportunity to implement the Cupertino
General Plan direction of establishing a network of streets
that will provide multiple routes to popular destinations and
support all travel modes.
- Establish a highly interconnected, fine-grained network
of pedestrian-oriented streets and short blocks within
the site, with connections to North Wolfe Road, Vallco
Parkway and Stevens Creek Boulevard.
- Retrofit North Wolfe Road and Stevens Creek Boulevard to
promote walkability, transit and biking.
- Highlight the street grid through the location of public
spaces and design the new streetscapes to encourage
walking and biking, and to create a coherent identity.
Issue
The Plan Area has no defined public space. The nearest
public spaces, a plaza and park, are at the Main Street
development 1,000 feet away. Portal Park is a 3.8-acre
neighborhood park in the North Blaney neighborhood to
the west of the Plan Area. A boundary wall runs along the
western edge of the Plan Area, separating it from the North
Blaney neighborhood. The residents of the North Blaney
neighborhood have expressed a desire to keep the wall and
thus there may not be any bike and pedestrian connections
across the property line.
Opportunity
There is an opportunity to realize a variety of public spaces
in the Plan Area to serve the new development as well as
surrounding neighborhoods.
- Create a network of publicly accessible spaces anchored
by two main centrally located public spaces that can be
new gathering places for the community.
- Allow civic uses within the site to enhance the active use
of publicly accessible spaces.
- Establish standards to ensure that all public spaces are
quality spaces in terms of size, layout, landscaping and
other design details.
Figure 1.5. Vallco Mall: lack of outdoor open space. Figure 1.6. Vallco Mall entrance from North Wolfe Road.
1-06 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
Transportation
Needs and
Congestion
Declining School
Enrollment
Issue 5 Issue 6
Issue
The auto-oriented land use regulations and street designs
of the past have left Cupertino with congested streets and
few good alternatives to driving alone. Inadvertently, zoning
rules have created strong financial incentives that reward
employees and residents for driving alone, but withdraw
support if they walk, bike, carpool or take transit.
The result is too many drive-alone motor vehicle trips (which
are a primary cause of air pollution and traffic congestion)
and community fears that adding new homes, shops, or jobs
will worsen matters further.
Opportunity
The high value and large scale of the plan area offers the
opportunity to establish a comprehensive transportation
system that will give both employees and residents better
transportation choices.
- Establish a menu of solutions and measures such as
vehicle trip caps and reduction of single-occupancy
vehicle trips, that ensure that employees and residents
can walk, bike, take transit or rideshare.
- Use impact fees and development standards to build the
civic transportation infrastructure needed to minimize
traffic.
- Establish mixed-use neighborhoods where future
residents can choose to meet most daily needs without
needing a car.
Issue
Cupertino’s regional reputation for the high quality of its
schools has contributed to high home sale values and rents.
However, according to the Cupertino Union School District,
enrollment in the district has declined by 3% from 2016 to
2017. Recent analyses show this trend increasing, resulting
in a decline of 1,521 students in the school district from 2018
to 2023. Contributing to this trend are two key factors: lack
of housing and changing demographics. Also observed is
an increase in teacher turnover, in part due to the lack of
affordable housing, that can potentially impact the quality of
the schools.
Opportunity
The Plan Area permits new residential units at a maximum
base density of 35 units per acre, with opportunities
for additional units through the state density bonus law
or a city-defined "community benefits density bonus."
This planned development can add new students, and
consequently additional school fees to the district over the
life of this plan. A project that applies for the "community
benefits density bonus" would be required to make
additional contributions to local school districts.
- Better utilize and maintain existing school facilities
through increased enrollment, and apply school fees
generated by the Plan Area development to school
programs and facility renovations.
- Retain teachers and school support staff by providing
more housing choices.
Figure 1.7. Congestion at commute times on the region's highways.Figure 1.8. A Cupertino school (Image source: www.cusdk8.org)
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-07
Chapter 1 — Purpose and Intent
In response to the key issues and opportunities described earlier, the
five goals in this section frame this Specific Plan's purpose and inform its
vision through corresponding polices and expected outcomes.
To ensure tangible and effective policy
direction of the Specific Plan, a summary is
provided at the end of each goal to show
how the expected outcomes for that goal
address the six key issues discussed in
Section 1.2: Key Issues and Opportunities.
Goals
Each goal addresses the key issues and
opportunities by stating the desired
situation or end condition to be reached.
The goals are intentionally limited to keep
the plan's focus sharp and realistic.
Policies
Each goal is implemented through policies
to state Cupertino's position on topics that
relate directly to achieving that goal. These
policies refine the Cupertino General
Plan's intent for the Plan Area so that
outcomes can be identified and pursued.
The polices are intentionally brief and
limited in number to be meaningful and
easy to implement.
Expected Outcomes
The policies that implement each goal
are carried forward through a list of
expected outcomes. This list is also useful
to inform the implementation actions and
zoning standards needed to achieve the
outcomes.
1.3 Goals and Expected
Outcomes
Figure 1.9. A walkable, mixed-
use neighborhood provides
shops and services within
easy walking distance of most
homes.
1-08 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
TABLE 1.1. HELPFUL TERMS
The following terms have been used frequently in this Specific Plan to describe the desired
quality and aspects of places and uses. They are described here for reference and clarity.
Community-serving. Amenities that will attract people
from within Cupertino and the region, such as 'destination
retail', specialty and/or fine-dining restaurants, entertainment
venues, special services, civic and cultural uses.
Neighborhood-serving. Everyday amenities such as cafés,
restaurants and services aimed primarily at the needs of
customers within an approximately five-minute walking
distance.
Below Market-Rate (BMR) Housing. Housing choices,
rental or for-sale, that are priced below the prevailing market
price. BMR for-sale units are typically made available to
median and moderate income households. BMR rental units
are typically made available to low, very low and extremely
low income households. For more information on the City
of Cupertino's BMR program and specifics of each income
category, please refer to the City of Cupertino's website
(http://www.cupertino.org).
Market-Rate Housing. Housing of all product types
produced by private developers on sites acquired at fair
market value, without any public assistance or public
involvement beyond approval of entitlements.
Mixed-Income Housing. Development projects that include
a combination of market-rate, workforce, and BMR housing.
These projects often occur when cities seek to develop
workforce and BMR housing units in addition to market-rate
units, and can either include public assistance or be done
by developers without public assistance beyond approval of
entitlements.
Shopping Streets. The primary streets with ground-floor
retail, entertainment, restaurant and/or other 'active ground
floor' uses.
TABLE 1.1 HELPFUL TERMS
Figure 1.10. Providing adequate facilities for walking and biking promotes a healthier community.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-09
Chapter 1 — Purpose and Intent
1
2
3
4
5
Goals
A Vibrant Mixed-Use District
and Town Square
Improved Mobility and
Adaptability
A Network of High Quality
Streets and Public Spaces
Diverse Housing Choices
Integrated Community
Amenities
1-10 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
Expected Outcomes Key Issues Addressed
a. The core of the Plan Area has a retail, entertainment and
cultural focus with shopping streets.1 2 3 4 5 6
b. Shopping streets around key public open spaces are
shaped by taller buildings and lined with active frontages
at ground level - shops, restaurants, entertainment venues
and building entrances.
1 2 3 4 5 6
c. Vehicular traffic on Plan Area streets is intentionally slow in
favor of a pedestrian-oriented environment.1 2 3 4 5 6
d. Street design includes wide tree-lined sidewalks, and
allows street parking.1 2 3 4 5 6
e. Shopping streets immediately transition to high-quality
mixed-use neighborhoods.1 2 3 4 5 6
f.The Town Square is located along or between streets with
active ground floor uses.1 2 3 4 5 6
Key:1 Regional Identity and Relevance 4 Weak Connectivity and Public
Realm
X Issue Addressed 2 Housing Needs and Affordability 5 Traffic Issues and Lack of Mobility
Options
X Not Applicable 3 Lack of Usable Public Space 6 Declining School Enrollment
Goal
A Vibrant Mixed-Use District
and Town Square
The core of the Plan Area is transformed into a compact and highly
appealing mixed-use district oriented on a Town Square that is framed by
shops, restaurants, entertainment venues and services.
Implementing Policies
1.1 Allow the highest intensity of buildings
and uses in the heart of the Plan Area.
1.2 Balance 'destination retail' and
entertainment venues with neighborhood-
serving retail and services.
1.3 Integrate uses such as housing, office,
civic, and cultural in a manner so as to
benefit from, and contribute to, the mixed-
use quality and character of the Plan Area.
1
Figures 1.11 (top), 1.12 (bottom).
Images from Santana Row, San
Jose. Diverse uses and well-
designed streets, buildings and
public spaces help to create an
active, vibrant environment.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-11
Chapter 1 — Purpose and Intent
Expected Outcomes Key Issues Addressed
a. Each street is created or retrofitted to support the
adjacent blocks while serving its role within the network.1 2 3 4 5 6
b. Block lengths and pedestrian-crossing distances are short
to enable walking and biking in response to the different
transportation needs of the Plan Area districts.
1 2 3 4 5 6
c. The street network, designed as a grid, provides multiple
routes to each destination.1 2 3 4 5 6
d. A Mobility Hub on site will complement planned transit
improvements.1 2 3 4 5 6
e. The Mobility Hub is integrated into the street network and
complements the adjacent blocks and buildings.1 2 3 4 5 6
f.Mobility on streets adjacent to the Plan Area improves.1 2 3 4 5 6
g.North Wolfe Road is reconfigured into a multi-way
boulevard providing calm frontage streets along faster
through-traffic in the center lanes.
1 2 3 4 5 6
Key:1 Regional Identity and Relevance 4 Weak Connectivity and Public
Realm
X Issue Addressed 2 Housing Needs and Affordability 5 Traffic Issues and Lack of Mobility
Options
X Not Applicable 3 Lack of Usable Public Space 6 Declining School Enrollment
Innovative transportation solutions promote walking and biking,
eliminate or reduce potential traffic impacts, and increase mobility
choices.
Implementing Policies
2.1 Balance vehicular traffic with the
needs of cyclists and pedestrians based
on the intended physical context.
2.2 Fully interconnect the street network
within the Plan Area to generate walkable
urban blocks.
2.3 Design and maintain each street per
the thoroughfare strategies discussed in
Section 4.3 of this Specific Plan.
2.4 Manage on-street and off-street
parking as per the strategies discussed in
Sections 4.4 and 4.5 of this Specific Plan.
2.5 Enable adaptability to the future of
transit and transportation.
2.6 Apply Transportation Demand
Management techniques per Chapter
Four: Mobility in support of the intended
physical contexts across a variety of uses.
Goal
Improved Mobility and
Adaptability 2
Figure 1.13. Dedicated bike lanes
increase safety for riders and
drivers.
Figure 1.14. A connected street
network promotes multi-modal
transportation.
1-12 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
Expected Outcomes Key Issues Addressed
a. Distinct streetscapes articulate the public realm for the
various districts and neighborhoods within the Plan Area. 1 2 3 4 5 6
b. Each streetscape is designed and detailed in support of
the adjacent intended physical character and range of
activities.
1 2 3 4 5 6
c. Streetscapes integrate the sidewalk with the ground floor
of buildings with little if any change in grade from the
sidewalk.
1 2 3 4 5 6
d. The Town Square and East Plaza generate identity and
appeal for the adjacent buildings, especially the ground
floor.
1 2 3 4 5 6
e.Art installations and wayfinding are integrated into
publicly accessible parks, plazas and greens.1 2 3 4 5 6
Key:1 Regional Identity and Relevance 4 Weak Connectivity and Public
Realm
X Issue Addressed 2 Housing Needs and Affordability 5 Traffic Issues and Lack of Mobility
Options
X Not Applicable 3 Lack of Usable Public Space 6 Declining School Enrollment
The public realm consists of a completely interconnected network of
pleasant and interesting streetscapes, parks, plazas and green spaces
that generate a variety of unique physical places.
Implementing Policies
3.1 Use the public realm to articulate the
transition in physical character between
the retail and entertainment core of the
Plan Area and the adjacent mixed-use
neighborhoods.
3.2 Coordinate each street and publicly
accessible open space with the adjacent
streetscapes and buildings.
3.3 Integrate existing trees, that are in
good condition and where practical to
do so, into new or extended streets and
streetscapes.
3.4 Punctuate the Plan Area with parks,
greens and plazas, each with a unique
character and identity.
3Goal
A Network of High Quality
Streets and Public Spaces
Figure 1.15. Plazas adjacent to
restaurants and cafes allow
outdoor seating.
Figure 1.16. Landscaping
enhances the visual appeal of
streetscapes.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-13
Chapter 1 — Purpose and Intent
Expected Outcomes Key Issues Addressed
a. Each residential block features a range of dwelling sizes.1 2 3 4 5 6
b. A variety of housing types is used to articulate building
massing and allow appropriate transitions in scale.1 2 3 4 5 6
c. Parking standards allow parking to be 'unbundled' from
housing cost.1 2 3 4 5 6
d. Housing is provided near or within employment centers to
increase the ratio of local commutes and promote the use
of alternate transportation.
1 2 3 4 5 6
e.At least 15 percent of the Plan Area's dwellings are BMR
units, with greater affordability for projects applying for
the city-defined "community benefits density bonus".
1 2 3 4 5 6
g.Teacher turnover in the local school district is reduced
through affordable housing choices.1 2 3 4 5 6
Key:1 Regional Identity and Relevance 4 Weak Connectivity and Public
Realm
X Issue Addressed 2 Housing Needs and Affordability 5 Traffic Issues and Lack of Mobility
Options
X Not Applicable 3 Lack of Usable Public Space 6 Declining School Enrollment
The Plan Area and its neighborhoods offer a wide variety of housing
choices for people of all income levels and abilities who live and work in
Cupertino.
Implementing Policies
4.1 Expect housing diversity and
affordability at the scale of the
neighborhood, the individual block and
within most buildings.
4.2 Accommodate parcelization needs
to promote ownership and rental
opportunities, if required for financing or
feasibility reasons.
4.3 Enable smaller and more affordable
housing by unbundling parking
requirements from individual residential
units, allowing residents to choose to pay
for parking, similar to their choosing a
dwelling size or number of bedrooms.
4.4 Provide housing in the form of
residential buildings as well as mixed-use
buildings to support the intended context.
4 Goal
Diverse Housing
Choices
Figure 1.17 (top) Madera
Apartments, Mountain View
and Figure 1.18 (bottom) the
Fine Arts Building, Berkeley: A
mix of residential unit types can
promote housing.
1-14 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
Expected Outcomes Key Issues Addressed
a. Community amenities are located in the Plan Area as
featured destinations.1 2 3 4 5 6
b. Civic buildings, when provided, are integrated into the
walkable grid of streets and blocks, and provide visual
emphasis through their architecture and siting.
1 2 3 4 5 6
c. Standards for uses provide clarity about the types of
compatible uses that can be near community amenities,
public parks, plazas and greens.
1 2 3 4 5 6
d. Public art is integrated into streetscapes, parks, plazas and
other publicly accessible open spaces. 1 2 3 4 5 6
Key:1 Regional Identity and Relevance 4 Weak Connectivity and Public
Realm
X Issue Addressed 2 Housing Needs and Affordability 5 Traffic Issues and Lack of Mobility
Options
X Not Applicable 3 Lack of Usable Public Space 6 Declining School Enrollment
Key community amenities for all ages, including entertainment venues,
parks and open space, and public art are integrated into the Plan Area.
Implementing Policies
5.1 Incentivize community benefits to
be provided through development by
allowing intensity and height beyond
the maximum base density through
a community benefits density bonus
program as an alternative to the state
density bonus.
5.2 Locate community amenities within
or adjacent to public parks, plazas and
greens.
5.3 Ensure compatibility between each
community amenity and the adjacent
ground floor activities.
5.4 Include public art beyond the required
amount, in a thoughtful manner to enrich
the quality of the overall Plan Area, and
each public space.
5Goal
Integrated Community
Amenities with Additional
Development
Figure 1.20. Public art celebrates
the local character of the
community.
Figure 1.19. Community and
civic functions broaden the
appeal of mixed-use districts.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-15
Chapter 1 — Purpose and Intent
1.4 Community
Engagement
The Vallco Special Area Specific Plan is the result of a robust community
engagement process held in the spring of 2018.
The Design Process
At the Project Kick-off public meeting on
February 5th 2018, the role of the Opticos
team was figuratively described as that
of a taxi driver. The community and
stakeholders tell the team where they
want to go (their values and vision) and
the Opticos team, using their professional
expertise, determines the best feasible
route that leads to a long-term sustainable
solution.
Throughout the design process, the
team presents optional routes or plans
and the community and stakeholders
provide input on those. Key to this
process of getting feedback and refining
design options were two public design
workshops, or 'charrettes'.
Community Design Charrettes
The community engagement process
featured two community design charrettes
to clarify and confirm the vision for the
Specific Plan. Each of these multiple-day
public design workshops sought to bring
together community members, decision
makers and stakeholders to provide input
to the impartial multi-disciplinary Opticos
team through a series of short feedback
loops or meetings over the course of the
multiple-day charrette.
Through this charrette feedback process,
the Opticos team narrowed down the
options to present to City Council. Anyone
directly affected by the outcome of the
project, as well as those in a position
to approve, promote, provide valuable
information, or even potentially block
the project were invited to engage in the
design process.
The following describes the six-step
process for gathering information about
the community values and vision.
• 3,219 recorded public comments
• 928 in-person participants (interviews,
formal interviews, charrettes, public
meetings)
• 152 hours of public access (meetings,
charrette 'Open Studio' and 'Open House')
• 4,175 unique visits to project website
• 440 total registered users
• 545 online comments
• 7,446 online page views
TABLE 1.2. COMMUNITY PARTICIPATION: January - May 2018
For details, visit www.envisionvallco.org
1-16 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
Project Kick-off and
Interviews –
February 5, 6
• List of community
interests, values,
issues
• Understanding
site issues,
context
Evening
Existing Conditions
& Guiding Principles
Meeting – March 13
• Existing
conditions
• Confirm guiding
principles
• Performance
metrics
Evening Evening
Charrette 1 – April 9-13
• Public embedded in
design process
• 3-4 Plan Options
• Buildings, public space,
land use
• Renderings, physical 3D
site model
• Street system,
transportation, parking
• Economic/fiscal impacts
Day 1
Day 2
Day 3
Day 4
Day 5
online input online input
online input
Charrette 2 – May 20-24
• Public embedded in
design process
• Preferred plan
• Buildings, public space,
land use
• Renderings, physical 3D
site model
• Street system,
transportation, parking
• Economic/fiscal impacts
Day 1
Day 2
Day 3
Day 4
City Council Study
Session – June 4
Feedback and
discussion on:
• Aesthetics
• Mobility
• Parks and open
space
• Community
benefits
• Economic
feasibility
Step 1: Listening, learning and
building trusting relationships
Public Kick-Off Meeting
The Opticos team held a Public Kick-Off
Meeting at City Hall on February 5th 2018
with over 150 people attending. Upon
entering the venue, participants were
asked to write their top three concerns or
interests about the Vallco project on sticky
notes (one per note) that they then placed,
roughly organized by topic, on a wall in the
meeting room to create a 'Vision Wall'.
After an introduction by the Mayor, the
Opticos project team made a presentation
on the process and objectives of the
Specific Plan.
Participants then worked in table groups
using maps to identify opportunities and
challenges in and around the site. They
then repeated the exercise, stating their
20-year vision for the site. The comments
were recorded by table facilitators on flip
charts and by hand on aerial maps of the
site. Every note was transcribed verbatim
and posted on the project website.
Interviews
On February 6th 2018, the Opticos
team held a full day of interviews
with community members and other
stakeholders. The purpose of the
interviews was to begin to create
relationships between the Opticos team,
stakeholder groups, community leaders
and others, and to learn about the varying
viewpoints within the community.
The interviews were not intended to poll
the number of people holding different
Figure 1.21. The community
engagement process featured a
series of feedback loops at key
points for receiving public input,
both in person and online.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-17
Chapter 1 — Purpose and Intent
viewpoints. Rather, they were designed
to connect the Opticos team one-on-one
with community members and build
an understanding about the general
dynamics within the community.
The list of invitees to the focus group
meetings was created by the Opticos
team based on their discussions
with people across the political and
demographic spectrum. This list was
created independent of the property
owner and the City, and included only
people who live and/or work in Cupertino.
The interviews lasted over six hours with
over 70 participants, representing a
wide range of viewpoints including site
neighbors, block leaders, pro-Measure C,
pro-Measure D, students, seniors, faith-
based and philanthropic organizations,
parent groups, planning commissioners,
planning supporters, employees
of technology companies, renters,
business chambers, local businesses
and 'undecided'. In addition, Opticos
conducted phone interviews with anyone
who requested an interview.
Step 2: Existing Conditions and
Guiding Principles
The Existing Conditions & Guiding
Principles Public Meeting on March
13th 2018 marked the first feedback
session of the Specific Plan process.
The Opticos team presented its analysis
of existing conditions and a draft set of
project guiding principles based on the
community input gathered in Step One.
The guiding principles represent the
community's values and needs and are
one of the key measures used throughout
the design process to guide decision-
making during the charrettes. During the
meeting, community members provided
feedback on the guiding principles using
polling keypads.
The results of this meeting launched the
community-wide input process on the
guiding principles using a survey on the
interactive website, CiviComment. All
Figure 1.22 (top left). The Project Kick-Off public meeting included a presentation on the team's role in the project. Figure 1.23 (bottom left). Table
groups participated in an exercise to identify opportunities and their future vision for the Plan Area. Figure 1.24 (right). Community members
wrote their top three issues, concerns and aspirations for the Plan Area to create a Vision Wall.
1-18 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
online survey participants were required to
register on the website, and agree to the
rules of participation.
Step 3: Charrette One - Plan
Options
Charrette One was held during five days
from April 9th to 13 th 2018. It began with
a public meeting explaining the focus
and desired objectives of the charrette.
Over the course of the week, the Opticos
team developed a set of plan options in
response to the feedback and information
received in Steps One and Two.
The design intent was to test various
options for street and block frameworks,
street types, building massing, and public
spaces, as well as initial thoughts on
the program for the Plan Area. The plan
options were analyzed and refined through
feedback sessions with the general public
as well as key stakeholders.
Unique to this charrette was the use
of a physical 3D model that was used
to test various plan and massing
schemes. This allowed the design team
and the community members to get a
better understanding of the scale and
relationship of the buildings and spaces
while working on the plan options.
The feedback sessions included break-out
discussions following the formal Opening
and Closing Presentations and the Brown
Bag lunch presentations; team pin-ups and
the informal Mid-Point presentation, as
well as Open Studio hours which offered
opportunities to observe the ongoing work
and to interact further with the charrette
team.
The impacts and trade-offs of the plan
options were openly discussed and the
participants could weigh in on which ideas
deserved to move forward. The Opticos
team then synthesized the best aspects
of the larger set of frameworks and
design ideas into two plan options, each
with variations in program and design
components. These were shared at the
comprehensive Closing Presentation at a
public meeting on the last night.
Figure 1.25 (left). At the Existing Conditions and Guiding Principles public meeting, the Opticos team presented their initial background analysis
and preliminary guiding principles. Figure 1.26 (top right). Community members voted on preliminary guiding principles using keypads allowing
for instant display of the polling results. Figure 1.27 (bottom right). The meeting also included break-out discussions with the team. Feedback was
collected through written comments.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-19
Chapter 1 — Purpose and Intent
In the 1800s, students at the École des Beaux-Arts in Paris were
assigned intensive, short-term design projects, that ended "en
charrette" as proctors circulated a cart to collect drawings, while
students continued to put finishing touches on their work.
Applied to community design and planning,
a charrette describes an intense, time-
compressed design effort; peer-reviewed
and community-critiqued. This 'co-design'
process results in greater interaction
between the design team and community
at the critical design stages, to get
comprehensive feedback and consensus
for ideas and concepts. This focus helps to
identify issues and resolve problems more
quickly and with stakeholder input, resulting
in creative yet feasible design solutions.
In the more typical approach of first
designing, then presenting finished results
for review, the timeline is often longer, and
can lead to re-work, coordination delays,
and the community to lose interest. This can
adversely affect the project's outcome.
TABLE 1.3. WHAT IS A DESIGN "CHARRETTE"?
("Charrette" means 'cart' in French)
Figure 1.28. The charrettes featured a scaled model of the site, for participants to get a better sense of the
scale and size of buildings and spaces.
Figures 1.29, 1.30. Both charrettes included Open Studio (24 hours for Charrette One and 14 hours for
Charrette Two), during which participants could view and comment on the work being produced.
1-20 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
Figures 1.31, 1.32. Throughout the week during both charrettes, the design team generated graphics and pinned them up daily in the studio;
reviewed comments from the community, and replaced them with revised versions in a series of three feedback loops.
Figure 1.33 (left). The 3D model was used to test and refine plan elements such as the size of public spaces as well as transitions in building form
and height, such as at the western edge of the side, adjacent to the North Blaney neighborhood (Figure 1.34, right).
Figures 1.35, 1.36. Both charrettes featured formal and informal presentations that included break-out discussions with the design team.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-21
Chapter 1 — Purpose and Intent
The results of Charrette One were a set
of illustrative drawings and diagrams for
each of the two plan options including
site plans, framework diagrams, 3D
renderings addressing land use and built
form; as well as initial strategies related to
transportation, parking and Transportation
Demand Management (TDM), and
potential economic and fiscal impacts.
Step 4: Plan Options Analysis and
Public Comment
The results of Charrette One were posted
on the CiviComment interactive web tool
on the project website, and from April 27th
to May 15th 2018, the community could
comment on the plan options. During
the time between the two charrettes, the
Opticos team also conducted an analysis
of the performance of the plan options
according to the project guiding principles
and indicators. The online feedback was
analyzed by the design team and design
modifications were made accordingly.
Step 5: Charrette Two - Specific
Plan Elements
Charrette Two was held from May 20th
to 24th 2018 and broadly followed the
same format as Charrette One, with
fewer structured events. It started with
an Open House on May 20th and an
Opening Presentation at a public meeting
on May 21st. During the public meeting,
the Opticos team presented updated
plan options that were developed after
Charrette One in response to what
was heard from the community. These
updated options included modified
program ranges and were supported by a
preliminary economic analysis to highlight
the trade-offs for providing various
community amenities.
The team clarified the objective of the
second charrette - to take the results of
the work done to date and start identifying
and refining key elements that would be
addressed further in the Specific Plan. It
was made clear that the project objective
Figures 1.37 (top), 1.38
(bottom). Similar to the first
charrette, the second charrette
included robust discussions
with Cupertino residents and
workers that helped to inform
the draft Specific Plan.
Figure 1.39. A highlight of
both charrettes was that
community members had many
opportunities for one-on-one
discussions with the design
team and experts on the topics
of transportation, parking, form-
based codes and economics.
1-22 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 1 — Purpose and Intent
was not to design a particular scheme;
but to learn from the various plan options
to create a set of design rules that would
guide future development in the Plan
Area. Also presented at the charrette were
strategies to significantly reduce traffic
impacts though Transportation Demand
Management; as well as a presentation
by the Cupertino Union School District on
the topic of school enrollment, presenting
data and facts from the latest surveys.
Over the next three days, community
members continued to engage with the
Opticos team during the Open House
and Open Studio time. The Opticos team
worked on testing and refining various
design elements using the 3D model and
computer modeling, and presented the
results during the Closing Presentation at a
public meeting on May 24th.
Step 6: Post-Charrette Study
Session with City Council
The Opticos team, along with City staff,
made a presentation to the City Council
at a public meeting on June 4th 2018. The
intent was to give a brief overview on
the results of the two charrettes, and get
direction from the council on key topics
that included Aesthetics, Mobility, Parks
and Open Space, Community Amenities
and Economic Feasibility.
The feedback received at the Study
Session, from the community, and from
the Plan Area property owners have
helped to guide the Specific Plan.
Preparation of this Specific Plan
The Opticos team worked with City staff
to take all of the preceding community
input and City Council direction to prepare
the Specific Plan. The public review draft
of the Specific Plan was released to the
public in August 2018. Following this, the
Planning Commission gave direction to
City staff, supported by the Opticos team,
in September 2018 and recommended
approval of the Specific Plan. The final
Specific Plan was considered and adopted
by City Council in October 2018.
The most common themes heard during the community involvement
process are listed below. The complete log of community input can
be found on the project website (www.envisionvallco.org).
• Cupertino shares in the Silicon Valley
housing crisis. The Plan Area provides
a unique opportunity to provide more
housing that is affordable to all income
levels.
• Many people are concerned about
increased traffic from office and retail
uses.
• There is a desire for more local retail.
• There are concerns about the impacts of
additional housing on school enrollment.
• There is desire for public parks and green
space.
• There is a desire that the project be
walkable, bikeable and offer transit
options.
• There is a desire that any new office
space provide opportunities for local
tenants including medical offices and
providers of services.
• There are concerns from adjacent
neighbors about increased parking on
streets and buildings looming over their
homes.
TABLE 1.4. COMMUNITY ISSUES AND CONCERNS
Figure 1.41. Opticos presented
key findings to the City Council
at the Study Session on June 4th
2018.
Figure 1.40. Charrette Two
included a presentation on
the latest statistics on school
enrollment by the Cupertino
Union School District.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 1-23
Chapter 1 — Purpose and Intent
1-24 Vallco Town Center Specific Plan Public Review Draft — August 2018
In this chapter
2.1 Location and Regional Relevance 2-02
2.2 Competing Centers in the Region 2-04
2.3 Site Conditions and Surrounding Context 2-06
2.4 Access, Transit and Mobility 2-08
2.5 Bike and Pedestrian Networks 2-09
2.6 Built Form and Public Realm 2-10
2.7 Utility Infrastructure 2-11
2.8 Relationship to Existing Plans and Policies 2-12
Background and Setting
CHAPTER2
Vallco Town Center Specific PlanPublic Review Draft — August 2018 2-01
In planning for the transformation of the Plan Area into a mixed-use
retail, employment and entertainment destination for Cupertino and
the region, it is important to consider the competing downtowns and
established retail, 'lifestyle' and mixed-use centers in the region.
Location and Overview
The Plan Area is located in north-east
Cupertino in Santa Clara county and is
identified in the General Plan as the Vallco
Shopping District Special Area. The Plan
Area consists of approximately 70 acres,
including 58.1 acres of developable area
under the ownership of three different
entities: Vallco Property Owner, LLC (50.82
acres), Simeon Properties (5.16 acres) and
KCR Properties (2.12 acres).
The Vallco mall is on the parcels owned
by Vallco Property Owner, LLC, and
the Simeon parcel is vacant. The KCR
parcel has a hotel, Hyatt House, under
construction in 2018.
The Plan Area has direct access to
Interstate 280 via North Wolfe Road, an
arterial that bisects the Plan Area. Stevens
Creek Boulevard, one of the city's major
arterials, runs along the southern edge.
Adjacent areas consist of the North Blaney
neighborhood to the west, an established
single-family neighborhood with an
elementary school and a park. Commercial
and office developments east and north
of the Plan Area include Cupertino Village
and the recently constructed Apple Park
campus. To the south of the Plan Area, are
several retail and mixed-use developments
including Main Street Cupertino and The
Marketplace.
2.1 Location and
Regional Relevance
Apple Park campus
Cupertino Village
North Blaney neighborhood
Main Street Cupertino
The Marketplace
1
2
3
4
5
Plan area (70 ac. approx; 58.1 ac. developable)
Vallco Property Owner, LLC (50.82 ac.)
Simeon Properties (5.16 ac.)
KCR Properties (2.12 ac.)
Figure 2.1. Location of the Plan
Area within Cupertino.
Figure 2.2. The Plan Area has
direct access to Interstate 280
and at the intersection of two
major roads: North Wolfe Road
and Stevens Creek Boulevard.
12
3
4
5
I-2
8
0
Stevens Creek Boulevard
Vallco ParkwayNorth Wolfe Road2-02 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 2 — Background and Setting
Role Within the Region
According to the 'Vallco Special Area
Real Estate Market Assessment, 2018'
Cupertino has 60,000 residents, with an
average growth rate of 0.6 percent, lower
than that of neighboring cities. Cupertino's
economy is fueled by the science and
technology sector in Silicon Valley, and the
city is the headquarters of major global
businesses including Apple and Seagate.
Other major employers include CRC
Health, Mirapath, DURECT and DeAnza
Community College.
As of 2015, Cupertino had 40,000
jobs and a jobs-to-working residents
ratio of 1.59. Cupertino experienced a
46.3 percent increase in jobs between
2006 and 2015. However, 93 percent of
Cupertino jobs are held by non-residents.
The 'Vallco Special Area Real Estate Market
Assessment, 2018' analyzed existing
market conditions, recent performance
trends of project types, pipeline projects
and other economic data. A summary of
the key findings is summarized in Table 2.1.
For more information, refer to Section 2.2
of this Specific Plan.
TABLE 2.1. SUMMARY OF REAL ESTATE MARKET ASSESSMENT (2018)
Office.
Cupertino's central location
within Silicon Valley and
highly educated workforce
positions it well for the
office sector. Cupertino has
added little office over the
past decade, during which
time the office inventory in
Santa Clara county grew
by 23 million square feet in
response to the booming
technology sector. The office
market is strong, with a low
vacancy rate of two percent,
no projects in the pipeline,
and lease rates above the
county average.
Retail.
Lease rates and occupancy
rates in Cupertino are high,
discounting the Vallco
mall. Keeping in mind the
competition from established
'super-regional' malls and
'lifestyle centers' in the region,
in order for a new retail-
dominant center to succeed
in the current market, it must
fit into one of two extremes:
luxury or value, with the
middle market struggling to
compete with online retailers.
Residential.
Cupertino attracts many
families for the quality of
its schools. With spiraling
housing costs in the Bay
Area, the Vallco site has
tremendous potential for
housing due to its location,
size and relatively simple
ownership pattern. The
recently constructed Apple
Park campus and ongoing
economic growth in Silicon
Valley has further increased
demand for housing in the
region.
Lodging.
Cupertino's hotel market is
strong, with a high weekday
occupancy of 90 percent.
Recent construction may
satisfy lodging needs in
the short term, including
the 148-room Hyatt House
hotel in the Plan Area, under
construction in 2018.
The Plan Area is extremely
attractive due to its location
and access and could
absorb some of the demand
for Class A office space
from various businesses in
the region.
The Plan Area has good
location and access.
However, for it to have a
successful major retail
component, it would need
unique positioning that
would complement, not
compete, with the region's
established centers.
Analysis of the housing
market suggests that the
Plan Area can successfully
accommodate a large
number of residential units
and support denser housing
formats than currently
offered in Cupertino.
Existing hotels mainly cater
to business travelers, and
the market analysis suggests
that well-positioned hotels
(for example in the boutique
or luxury categories) may
be successful in the current
market.
Figure 2.3. Apple Park, directly
north-east of the Vallco site.
With approximately 16,000
employees in the Cupertino
area, Apple is the City's largest
employer.
Image source: Uladzik Kryhin,
Curbed SF
Vallco Town Center Specific PlanPublic Review Draft — August 2018 2-03
Chapter 2 — Background and Setting
North San Jose
Sunnyvale
Mountain View
Palo Alto
Cupertino
West San Jose
Redwood City
San Mateo Foster City
Milpitas
Fremont
Union City
Hayward
US
H
i
g
h
w
a
y
1
0
1
Int
e
r
s
t
a
t
e
2
8
0
State R
o
u
t
e
8
51 m i l e3 miles5 miles10 miles2.2 Competing Centers
in the Region
Figure 2.4. Competing centers
within the Plan Area's trade area
10 11
2 1
34
5
7
6
8
9
Competition in the
Region
Within Cupertino's
approximately 10-mile
trade area (a 20-minute
commute), competition
comes from established
centers - four within a mile
of the Plan Area, and seven
outside Cupertino - as
well as from mixed-use
downtowns in Mountain
View (8 miles away), San
Jose, Campbell (9 miles
away), Los Gatos (9 miles
away) and Palo Alto (14
miles away).
The locations of these are
shown in Figure 2.4, and
descriptions of the centers
are listed on the facing
page.
2-04 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 2 — Background and Setting
Main Street Cupertino
0.5 mile away
133,000 square feet retail, 160,000 square
feet office, 120 residential units, 180 hotel
rooms.
The Marketplace
0.5 mile away
85,656 square feet retail with 30,000
square feet possible expansion.
Cupertino Village
0.7 mile away
113,200 square feet of retail with 25,000
square feet expansion approved.
Homestead Square
2 miles away
175,000 square feet retail.
Lawrence Square, Santa Clara
2 miles away
100,000 square feet retail
Westgate Center, San Jose
3 miles away
645,000 square feet retail
Cherry Orchard Center, Sunnyvale
3 miles away
45,000 square feet retail
Westfield Valley Fair, Santa Clara
3.5 miles away
1,415,765 square feet retail
Santana Row, San Jose
5 miles away
1,700,000 square feet of retail, office, hotel
and residential including 615 rental units,
219 condos, 30 restaurants, 376,000+
square feet of Class A office space.
Stanford Shopping Center, Palo Alto
15 miles away
928,600 square feet retail
Great Mall, Milpitas
16 miles away
1,366,000 square feet retail
Competing Centers within
Cupertino:
Competing Centers outside
Cupertino:
1
2
3
4
5
6
7
8
9
11
10
Figure 2.5. Local and regional competing centers within Cupertino's 10-
mile trade area (a 20-minute commute).
Image sources: www.loopnet.com (2), www.yelp.com (3), www.sbci.
com (4), www.shopwestgatecenter.com (6), www.sanjose.org (8), www.
tripadvisor.com (10).
61
82
3 9
4 10
Vallco Town Center Specific PlanPublic Review Draft — August 2018 2-05
Chapter 2 — Background and Setting
2.3 Site Conditions and
Surrounding Context
Local strip malls
Hyatt House, a 148-room,
5-story hotel (under
construction in 2018)
Figure 2.8. The Vallco site in 1973.
Image source: Niels Marienlund, Flickr
Figure 2.7. The Vallco sign
along Interstate 280.
Figure 2.9. Interior of the Vallco Mall in 1977.
Image source: Niels Marienlund, Flickr
No
r
t
h
W
o
l
f
e
R
o
a
d
Pe
r
im
e
t
e
r
R
o
ad
Vallco Parkw
a
y
I-280 North
North Blaney neighborhood
separated from the Plan Area
by a wall, with Perimeter
Road and a row of trees on
the Plan Area side of the wall
Vacant parcel (owned by
Simeon Properties)
Cupertino Village Shopping
Center (12.51 acre site,
113,200 square feet retail)
Vallco Property Owner LLC
Simeon Properties
KCR Properties
Ownership
The Hamptons residential
development
1
2
3
4
9
10
6
8
5
7
1
2
12
11
103
4
8
9
765
The last remaining
businesses in the Plan Area:
Dynasty Seafood Restaurant
(5), Bowlmor Lanes (6),
Cupertino Ice Center (7),
Bay Club (8), Cold Stone
Creamery, Starbucks and
Benihana
1955 Cupertino incorporates as a city
1960 Vallco Business and Industrial Park created
2-06 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 2 — Background and Setting
Apple Park, the new Apple
campus (office parking
structures along Interstate
280)
The 80-foot tall Vallco sign,
visible from Interstate 280
Main Street Cupertino, a
mixed-use development
with a plaza; offices and
the '19800' residential
development
Apple offices
Figure 2.6. Plan Area: existing conditions.
Stevens C
r
e
e
k
B
o
ul
e
v
a
r
d
No
r
t
h
W
o
l
f
e
R
o
a
d
Mil
l
e
r
A
v
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n
u
e
Vallco Parkw
a
y
I-280 North
* ADT = Average daily vehicles
Source: Vallco Special Area Specific
Plan, Transportation Impact Analysis
(Fehr and Peers, 2018)
Interstate 280 [8 lanes, 65 mph,
158,000 ADT* (2018)]
North Wolfe Road [4-6 lanes, 35 mph, 44,900 ADT* (2018)]
Stevens Creek Boulevard, a major arterial connecting to SR 85, I-280 and Lawrence Expressway; [6 lanes, 35 mph, 25,000 ADT* (2018)]
Vallco Parkway [6 lanes, 35 mph, 2,800 ADT* (2009)]
Perimeter Road, a 2-lane private street in the Plan Area
Miller Avenue, a collector street
Major Streets
11
12
13
14
13
14
14
9
1967 De Anza College established
1972 Stanford Shopping Center opens in Palo Alto
1987 Westfield Valley Fair opens in San Jose
2017 Apple Park campus completed
1976 Vallco Fashion Park opens
1988 Major mall renovation at Vallco
2018 AMC closes
2015-16 Anchor stores Macy's, Sears, J.C. Penney close
2002 Santana Row opens in San Jose
2014-2016 Main Street Cupertino opens
Vallco Town Center Specific PlanPublic Review Draft — August 2018 2-07
Chapter 2 — Background and Setting
5 min walking dista
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2.4 Access, Transit
and Mobility
Major Streets and
Circulation
• Primary access from
signalized intersections
on Stevens Creek
Boulevard, North Wolfe
Road and Vallco Parkway
• The private Perimeter
Road provides peripheral
access, and tunnels
beneath North Wolfe
Road to connect the east
and west sides of the site.
PR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
R1C: Residential Single-Family Cluster
CG: General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
R2: Residential Duplex
Heart of the City Specific Plan Area
Building Footprints
Plan Area Boundary
Walking Radius
City Limits
Building Footprints
Building Footprints
Aerial View
Specific Plan Boundary
Parcels
Creek
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Class I Bike Path (Proposed)
Blocks
Civic Buildings
Squares
Parks
Class II Bike Lane
Class III Bike Route
Trees
Class II (Bike Lane)
Class III (Bike Route)
Curb Cut
Parks and Schools
Signalized Intersection
Blocks
Building Footprints
Squares
Parks
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Highways
Arterials
Local Streets
Collectors
Existing Buildings
Parking Garage
Parking Lot
Plan Area Boundary
Walking Radius
City Limits
Vehicle Access
Commercial/Residential
Commercial/Oice/Residential
Industrial
Riprarian Corridor
Parks
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Parks
Plan Area Boundary
Walking Radius
City Limits
Commercial/Residential
Commercial/Oice/Residential
North Vallco Park Special Area
Riprarian Corridor
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Plan Area Boundary
Walking Radius
City Limits
Parcels
Specific Plan Area
City Boundary
Major Highways
Creeks
City Limits
Creeks
Parks
Squares
Parcels
Building Footprints
Plan Area Boundary
Creeks
Open Space
Squares
Parcels
Parks and Schools
Plan Area Boundary
Walking Radius
City Limits
Curb Cut
Bus Stop
Traic Signal
Tree
Tree
Curb Cut
Bus Stop
Parcels
City Boundary
Major Highways
Creeks
Heart of the City Specific Plan Area
Plan Area
Crosswalk
Bus Stop
Traic Signal
Squares
Highways
Major Collectors
Arterials
Minor Collectors
Local Roads
PR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
P(CG): General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
Heart of the City Specific Plan Area
P(Regional Shopping)
HE2: Housing Element
Plan Area Boundary
Walking Radius
City Limits
Existing Sanitary Sewer to Remain
Upgraded Municipal Sanitary Sewer
New Municipal SanitarySewer
New Development Sanitary Sewer
Existing Water Service to Remain
Proposed Public Water Service
Proposed Fire Service
Backflow Preventers
Municipal Recycled Water for Irrigation
Rain Water Cistern
Rain Water Collectionat Town Square
Existing Public StormDrain to Remain
Rain Water Collection at Grade
Municipal Recycled Water for Irrigation
Portal Park N Wolfe RdCalabazas CreekMiller AveAmherst Dr
Wheaton Dr
Auburn Dr
Merritt Dr
Stevens Creek BoulevardN Wolfe RdInt
e
r
s
t
a
t
e
2
8
0
Vallco Pkwy Perimeter Road2
1
1 2
1/2 mile
0 600 1200 ft
1/4 mile0
Figure 2.10. Existing streets
and circulation.
2-08 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 2 — Background and Setting
5 min walking dista
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2.5 Bike and
Pedestrian Networks
Bike Infrastructure
and Pedestrian Realm
• Pedestrian and bike
activity is low because
of inadequate or missing
facilities and safety
concerns.
• Planned Class I bike
route along I-280.
• Existing pedestrian
bridge over North Wolfe
Road, currently closed.
PR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
R1C: Residential Single-Family Cluster
CG: General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
R2: Residential Duplex
Heart of the City Specific Plan Area
Building Footprints
Plan Area Boundary
Walking Radius
City Limits
Building Footprints
Building Footprints
Aerial View
Specific Plan Boundary
Parcels
Creek
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Class I Bike Path (Proposed)
Blocks
Civic Buildings
Squares
Parks
Class II Bike Lane
Class III Bike Route
Trees
Class II (Bike Lane)
Class III (Bike Route)
Curb Cut
Parks and Schools
Signalized Intersection
Blocks
Building Footprints
Squares
Parks
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Highways
Arterials
Local Streets
Collectors
Existing Buildings
Parking Garage
Parking Lot
Plan Area Boundary
Walking Radius
City Limits
Vehicle Access
Commercial/Residential
Commercial/Oice/Residential
Industrial
Riprarian Corridor
Parks
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Parks
Plan Area Boundary
Walking Radius
City Limits
Commercial/Residential
Commercial/Oice/Residential
North Vallco Park Special Area
Riprarian Corridor
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Plan Area Boundary
Walking Radius
City Limits
Parcels
Specific Plan Area
City Boundary
Major Highways
Creeks
City Limits
Creeks
Parks
Squares
Parcels
Building Footprints
Plan Area Boundary
Creeks
Open Space
Squares
Parcels
Parks and Schools
Plan Area Boundary
Walking Radius
City Limits
Curb Cut
Bus Stop
Traic Signal
Tree
Tree
Curb Cut
Bus Stop
Parcels
City Boundary
Major Highways
Creeks
Heart of the City Specific Plan Area
Plan Area
Crosswalk
Bus Stop
Traic Signal
Squares
Highways
Major Collectors
Arterials
Minor Collectors
Local Roads
PR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
P(CG): General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
Heart of the City Specific Plan Area
P(Regional Shopping)
HE2: Housing Element
Plan Area Boundary
Walking Radius
City Limits
Existing Sanitary Sewer to Remain
Upgraded Municipal Sanitary Sewer
New Municipal SanitarySewer
New Development Sanitary Sewer
Existing Water Service to Remain
Proposed Public Water Service
Proposed Fire Service
Backflow Preventers
Municipal Recycled Water for Irrigation
Rain Water Cistern
Rain Water Collectionat Town Square
Existing Public StormDrain to Remain
Rain Water Collection at Grade
Municipal Recycled Water for Irrigation
Portal Park N Wolfe RdCalabazas CreekMiller AveAmherst Dr
Wheaton Dr
Auburn Dr
Merritt Dr
Stevens Creek BoulevardN Wolfe RdInt
e
r
s
t
a
t
e
2
8
0
Vallco Pkwy Perimeter Road4
3
4
3
1/2 mile
0 600 1200 ft
1/4 mile0
Figure 2.11. Existing bike and
pedestrian circulation.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 2-09
Chapter 2 — Background and Setting
5 min walking dista
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Portal Park N Wolfe RdCalabazas CreekMiller AveAmherst Dr
Wheaton Dr
Auburn Dr
Merritt Dr
Stevens Creek BoulevardN Wolfe RdInt
e
r
s
t
a
t
e
2
8
0
Vallco Pkwy Perimeter RoadBuilding Scale and
Public Space
• Existing buildings are
large-scale 'block-form'
buildings two to three
stories in height.
• Most buildings are
accessed from the site
interior; most building
frontages and entrances
do not address the
surrounding streets.
• Public spaces are absent
in the current layout,
with available open
spaces being used for
parking and access.
2.6 Built Form and
Public Realm
1/2 mile
0 600 1200 ft
1/4 mile0
Figure 2.13. Existing built form
and public realm analysis.
Figure 2.12. Existing sidewalks
within and adjacent to the Vallco
site.
2-10 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 2 — Background and Setting
2.7 Utility
Infrastructure
TABLE 2.2. EXISTING UTILITY INFRASTRUCTURE AND PROVIDERS
See Chapter Five: Infrastructure and Public Facilities for additional information
Utility/ Service Provider(s)
Water California Water Service Company
Wastewater Cupertino Sanitation District
Vallco Town Center Specific Plan (greywater on-site)
Electricity Pacific Gas and Electric
Gas Pacific Gas and Electric
Fire Protection Santa Clara County Fire Department
Police Protection Santa Clara County Sheriff's Office, West Valley Division
Schools Cupertino Union School District
Fremont Union High School District
Library Santa Clara County Library District
Solid Waste Disposal Recology South Bay
Existing Utilities in
the Plan Area
Please refer to Chapter
Five: Infrastructure
and Public Facilities for
information about existing
utility infrastructure.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 2-11
Chapter 2 — Background and Setting
HE2
HE2
Vallco Special Area Specific Plan
Int
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2
8
0
Int
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s
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2
8
0
Pruneridge Ave
Forge DrSwolfe RdN Tantau AveN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnLinnet LnParkview Ct
Prunerridge Ave
Heron Ave
Parnell Pl
Homestead Rd Homestead Rd
She
t
l
a
n
d
P
l
Selkirk
P
l
Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdPerimeter RdVallco PkwyCypress DrDeodara DrRosewood DrBaywood Dr
Fig Tree CtN Portal AveRiedel PlMcLaren PlS Portal AveBixby Dr
Wintergreen Dr Cold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveDeeprose PLRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveCraft Dr
2.8 Relationship to Existing
Plans and Policies
This Specific Plan has been prepared for the systematic implementation
of the General Plan within the Vallco Special Area. The following
discussion identifies key General Plan policies related to the Plan Area.
Cupertino General Plan
The Cupertino General Plan ('Community
Vision 2015-2040') provides vision and
policy direction through the year 2040.
This state-mandated document provides
the vision for Cupertino's growth and
reinvestment by setting policy direction
in a number of areas including land
use, mobility, housing, open space,
infrastructure, public health and safety,
and sustainability.
The General Plan is organized into 21
'Planning Areas': nine 'Special Areas' and
twelve 'Neighborhoods'. The Plan Area,
'Vallco Special Area', is one of those nine
Special Areas. Policy LU-19.1 states that a
Specific Plan is to be created for the site
based on specified strategies.
The General Plan identifies a maximum
of 35 dwelling units per acre in the Plan
Area and it authorizes eligible projects
in the Vallco Special Area to apply for a
"community benefits density bonus" to
increase the Plan Area's development
potential (Figure LU-2 'Community Form
Diagram', page LU-17). In compliance with
the General Plan, building heights and
setbacks are determined by this Specific
Plan. The General Plan identifies a citywide
available allocation of 3,527 dwelling units
(calculated at the base density) through
Zoning
The Plan Area is zoned as
'Town Center Zone'.
Allowed Uses
Commercial, office, lodging,
civic, cultural and residential.
Housing Priority
The General Plan identifies the
entire Plan Area as a housing
priority site (Site A2 in the
Housing Element).
Figure 2.14. Existing zoning
and allowed uses.
General Plan Guiding Principles
(Refer page 1-4 and 1-5 of the Cupertino
General Plan)
• Develop Cohesive Neighborhoods
• Improve Public Health and Safety
• Improve Connectivity
• Enhance Mobility
• Ensure a Balanced Community
• Support Vibrant and Mixed-Use Businesses
• Ensure Attractive Community Design
• Embrace Diversity
• Support Education
• Preserve the Environment
• Ensure Fiscal Self Reliance
• Ensure a Responsive Government
2-12 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 2 — Background and Setting
2040, or 4,416 dwelling units through
2040 if the "community benefits density
bonus" is approved.
General Plan Strategy LU-1.2.1 (Planning
Area Allocations) and Table LU-1 identify
the following development allocations to
the Plan Area:
• Minimum 600,000 square feet of retail
• 750,000 square feet of office
• 339 hotel rooms, and
• 2,034 dwellings
Table LU-1 also authorizes 400,000
square feet of retail, 85,000 square feet of
civic/ cultural facilities, 1,750,000 square
feet of office, 339 hotel rooms, and 2,923
dwelling units if the "community benefits
density bonus" is approved.
Cupertino Municipal Code
The Cupertino Municipal Code (CMC) is
the primary document that implements
the General Plan. The CMC's zoning code
provides the regulations for land uses
along with development regulations and
procedures for all land within the city.
The Plan Area has been zoned 'Town
Center Zone' concurrent with the
adoption of this Specific Plan. This
zoning designation establishes Chapter
Six: Development Standards of this
Specific Plan, as the standards for
use and development within the Plan
Area. If there are any inconsistencies or
conflicts between the requirements of
this Specific Plan and the CMC or other
applicable regulation, policy or procedure,
the provisions of this Specific Plan take
precedence, control and govern the Plan
Area.
Other Relevant Plans
City of Cupertino Pedestrian
Transportation Plan
First adopted in 2002, this plan was
updated in 2018. This plan is designed
to improve pedestrian and bicycling
conditions through the City, and its vision
is structured by three main goals: safety,
access, and connectivity that look to
enhance quality of life for all community
members and visitors. This Plan shows the
location and intent of shared use paths
within and adjacent to the Plan Area.
Cupertino Bicycle Transportation Plan
This plan is designed to encourage
bicycling as a safe, practical and healthy
alternative to the use of a motor vehicle
through identifying priorities for the next
decade based on community direction.
The plan's direction for the Plan Area is
to install buffer zones along existing bike
lanes.
Metropolitan Transportation
Commission (MTC). The
MTC is the transportation
planning, coordinating and
financing agency for the
nine-county San Francisco
Bay area. MTC is responsible
for regularly updating the
Regional Transportation Plan,
a comprehensive blueprint for
mass transit, highway, freight,
bicycle, and pedestrian facilities.
Caltrans. The Plan Area is
located in Caltrans District
4. Caltrans is responsible
for the design, construction,
maintenance, and operation of
the California State Highway
System as well as the portion of
the Interstate Highway System
with the State's boundaries.
Valley Transit Authority (VTA).
VTA is Santa Clara County's
congestion management
agency, responsible for the
design and construction of
specific highway and pedestrian
and bicycle improvements. The
VTA has proposed the Stevens
Creek Bus Rapid Transit (BRT)
project, which would provide
service along 8.5 miles from
DeAnza College to the Transit
Mall in downtown San Jose.
Other Regional
Agencies
Vallco Town Center Specific PlanPublic Review Draft — August 2018 2-13
Chapter 2 — Background and Setting
2-14 Vallco Town Center Specific Plan Public Review Draft — August 2018
CHAPTER3Vision
In this chapter
3.1 Guiding Principles for the Vision 3-02
3.2 The Vallco Mixed-Use Districts 3-10
3.3 Vallco Places: Special Design Areas 3-12
3.4 Development Program 3-14
3.5 Retail and Entertainment/ Mixed-Use District 3-16
3.6 Neighborhood/ Mixed-Use District 3-20
3.7 Office/ Mixed-Use District 3-22
3.8 Design Guidelines: Building Massing and Heights 3-24
3.9 Design Guidelines: Built Form and Public Realm 3-26
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-01
A Vibrant Mixed-Use District
Providing Goods, Services and
Entertainment for All Ages.
Diverse Housing Choices For All
Incomes and Abilities.
Principle1
Principle4
3.1 Guiding
Principles for the
Vision
The community's vision for the Plan Area
is shaped by six design principles.
The project goals and policy direction stated in
Chapter One: Purpose and Intent helped generate
these six design principles. The principles are
intended to generate a beautiful, pedestrian-
oriented, multi-modal and mixed-use destination
with walkable neighborhoods, shopping and
employment areas.
3-02 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
Transportation Solutions That
Support Walkable, Bikeable,
Transit-Oriented Neighborhoods.
Robust Public and Cultural
Amenities Create a Unique
Identity.
Parks, Greens and Plazas Link
the District's Individual Places.
Thoughtful Physical Transitions to
Context.
Principle2
Principle5
Principle3
Principle6
Figure 3.1. A visualization of the Plan Area viewed from Vallco
Parkway looking west towards North Wolfe Road.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-03
Chapter 3 — Vision
Principle
A Vibrant Mixed-Use District
Providing Goods, Services and
Entertainment For All Ages 1
The core of the Plan Area is anchored by two-sided shopping streets
of neighborhood-serving, community-serving and destination retail,
restaurants and entertainment. These streets are the primary feature
within the entire district and connect with adjacent neighborhoods and
employment areas.
A Vibrant Retail Environment
Vibrant retail environments feature one or
several shopping streets that are compact
in footprint - one to four blocks - with
diverse businesses that make each
street appealing throughout the day and
evening, aimed at a wide variety of people.
Retail includes restaurants as well as
neighborhood and community services.
In order to broaden the district's appeal
and to ensure against the feeling of a mall,
civic and cultural uses are included.
Adding to the vibrancy of this place is
the ability for people to enjoy the public
realm - the streetscapes, parks, plazas and
green spaces - without needing to make a
purchase.
When people think of a destination as a
place to meet others or to enjoy being
outside, the appeal of that destination
is stronger and the variety of potential
customers increases.
Figure 3.2. The combination of
retail, restaurants and services
on the shopping streets makes
a place that appeals to a wide
variety of people.
3-04 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
2Principle
Transportation Solutions That
Support Walkable, Bikeable,
Transit-Oriented Neighborhoods
Through a combination of Transportation Demand Management, an
interconnected street network, and pedestrian-oriented street design,
the Plan Area offers a wide variety of mobility choices.
Many Transportation Options
The Plan Area's thoroughfares, from
intimate pedestrian passages to broad,
gracious boulevards, make walking,
bicycling and riding transit safe and
comfortable for people of all ages.
Protected bikeways and sidewalks, built-in
traffic-calming measures, and safe,
frequent crosswalks aim to substantially
reduce traffic fatalities.
Priority is given to space-efficient modes
of transportation, allowing public transit
and employer shuttles to provide fast,
frequent and reliable service on major
streets.
Required Transportation Demand
management (TDM) plans and enforceable
vehicle trip caps create an environment
where employees and residents can
choose to commute by walking, bicycling,
ridesharing, or taking transit. Public and
private sectors work together, through
public, private, and joint initiatives, to
create many good transportation choices
for residents, employees,and shoppers,
resulting in a transportation system that
minimizes impacts on neighbors.
Figure 3.3. Connected
thoroughfares make walking,
bicycling, and taking transit feel
safe for people from ages "8
to 80". Well-managed parking
and loading keeps curb spaces
readily available for shoppers
and deliveries.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-05
Chapter 3 — Vision
Principle
Parks, Greens and Plazas Link
the District’s Individual Places 3 An interconnected system of publicly accessible open spaces anchored
by two key public spaces - the Town Square and the East Plaza - connects
each of the district's places and enhances the identity of adjacent
buildings and streetscapes.
A Continuous Public Realm
Connectivity is critical in ensuring that
public spaces are well-used, which in
turn helps to make them safer and more
interesting places for the community.
Further, an authentic public realm is one
which anyone can access, use, and feel
comfortable being in, for free.
The district's public realm varies in
response to each of the places it shapes
but it is also one, continuous system of
parks, greens and plazas. Each public
space is linked to the others by the
connecting streetscapes along individual
blocks. The intent is to provide a variety of
public places that can support activities
for all ages and abilities. To create a central
focus, there are two key public spaces
- the Town Square on the west and East
Plaza in the east side of the Plan Area.
The physical beauty and character of
each park, green and plaza is emphasized
through the physical transition from the
streetscapes that lead into each public
space.
Figure 3.4. Parks, greens and
plazas are visually inviting, safe
and interesting. Many wonderful
public spaces are simple in
design, yet succeed in providing
visual interest and supporting a
range of activities.
3-06 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
4Principle
Diverse Housing Choices For All
Incomes and Abilities
The Plan Area offers a variety of housing choices: living in the core of
the district in mixed use buildings, along the edges in more residential
neighborhoods, or near and as part of an employment center.
Variety At All Scales
The variety of housing choices occurs
within an individual block and to a lesser
degree within a building. Housing choice
also occurs through the size of dwellings:
from very small to large. This is important
in making an authentic place that is not
segmented.
Housing choices range from ground
floor flats, lofts and townhouses in
neighborhood areas to upper story flats,
lofts and townhouses in the core and near
or as part of employment areas. Some
choices include being on or near a park,
plaza or green. Further, housing choices
are made available to more people by
allowing the unbundling of parking from
the cost of a dwelling.
For those who want parking, they have the
option and can pay for it while others who
may not want any can put the savings to
other expenses.
Figure 3.5. Housing choices
are integrated throughout
the district, offering a choice
of housing and a choice of
location.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-07
Chapter 3 — Vision
Principle
Robust Public and Cultural
Amenities Create a Unique
Identity 5 The Plan Area includes a cultural dimension by encouraging uses
important to the community and allowing a variety of new functions such
as co-working spaces, an innovation hub for businesses, incubator and
maker spaces, and educational uses.
A 'Real' Destination
The Plan Area is an authentic community
because it encourages the integration
of civic and cultural amenities along
with housing, employment, retail and
entertainment. This makes it an attractive
and convenient destination for residents
and visitors who might be looking for more
than shopping or dining.
These civic and cultural amenities are
intended to broaden the district's appeal,
promote socializing, and bring customers
to the shops and restaurants.
A variety of amenities make the entire Plan
Area a genuine destination of choice for
the community.
Figure 3.6. The Vallco Plan Area
will be a real place when people
see it as many different things:
a place to eat, a place to shop, a
place to meet others, a place to
continue education, a place to
work, a place to relax.
3-08 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
6Principle
Thoughtful Physical Transitions
To Context
The Plan Area is most intense in building size and scale in the Office/
Mixed-Use District, then in the Retail and Entertainment/ Mixed-Use
District west of North Wolfe Road, with buffers and transitions to the
surrounding context, in particular along the western edge adjacent of
the North Blaney neighborhood.
Physical Scale and Character
Within the Plan Area, physical transitions
are made from one environment to the
other by shaping the overall height of
buildings, their distance from the sidewalk,
and the different types of streetscapes.
Generally, building size and scale
decreases from the east towards the
west edges of the Plan Area. Along the
western edge of the Plan Area adjacent to
the North Blaney neighborhood, effective
physical transitions are made by requiring
a transition buffer along the wall (that
also retains the existing trees), and by
ensuring that building heights and widths
are regulated to create an appropriate
transition in scale and form.
Figure 3.7. Building width
is as important as height in
generating effective physical
transitions between areas of
very different intensity.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-09
Chapter 3 — Vision
3.2 The Vallco
Mixed-Use Districts
The Plan Area is a mosaic of three diverse districts, each
with its distinct role and character. The districts share
similar qualities of being walkable, mixed-use places
and together, they create a cohesive identity. The exact
location and extents of these districts will be finalized
through an approved Master Site Development Permit.
Retail and Entertainment/ Mixed-Use
District
Forming the core of the Plan Area, this mixed-
use, pedestrian-oriented district provides a
new shopping, cultural and entertainment
destination for Cupertino and the region, with
the Town Square as its central focus and with a
variety of retail, entertainment, residential and
civic functions in mixed-use buildings.
Neighborhood/ Mixed-Use District
With a housing focus supported by amenities
and public spaces, set within walkable streets
and blocks, this district brings a much-needed
housing component to create a true mixed-use
community. The intensity of development is
lower, with building heights transitioning to the
lowest along the western edge of the Plan Area.
Office/ Mixed-Use District
Conveniently located adjacent to the Retail and
Entertainment/ Mixed-Use District, with good
access to the freeway and major streets, this
district has an employment focus, along with
employee amenities and housing choices. The
intensity of development is high, with the tallest
buildings at the eastern edge, and around the
East Plaza, the district's central public space.
Figure 3.8. Visualization of the Vallco districts: Retail and
Entertainment/ Mixed-Use District (top), Neighborhood/ Mixed-
Use District (middle) and Office/ Mixed-Use District (bottom).
3-10 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
Office/ Mixed-Use
District
Neighborhood/
Mixed-Use District
Retail and Entertainment/
Mixed-Use District
Figure 3.9. The three Vallco mixed-use districts.
Please note that these illustrations are conceptual.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-11
Chapter 3 — Vision
The Plan Area also has several 'Places': areas of special design focus, to
create a unique identity. The design of the buildings and public realm in
these Places has been given extra attention in the Specific Plan.
Town Square and East Plaza
The Town Square (A) in the Retail and
Entertainment/ Mixed-Use District, and
the East Plaza (B) in the Office/ Mixed-Use
District, are intended to be the two main
public open spaces for outdoor recreation
and activity.
Built Character. The Town Square and
East Plaza are framed by six to nine-
story, and eight to ten-story buildings
respectively. The buildings have active
ground floor uses, including civic uses, if
provided, to activate the open spaces.
Public Realm Character. The adjacent
streetscapes feature tree-lined streets,
wide sidewalks, and active frontages with
a retail focus.
District Edges
The edges along North Wolfe Road
and Vallco Parkway (C) and Stevens
Creek Boulevard (D) are defined by an
environment of mixed-use buildings that
are primarily residential, supported by
ground floor retail and services.
Built Character. Five to seven- story
buildings line the edges of the Plan Area,
with active ground floor uses. Retail is
prioritized on Stevens Creek Boulevard.
Public Realm Character. The adjacent
streetscapes feature tree-lined streets,
wide sidewalks, and active frontages.
3.3 Vallco Places:
Special Design Areas
A
C
B
D
Figure 3.10. The Town Square and East
Plaza, the Plan Area's main public open
spaces. Special attention is required for the
design of the buildings framing the open
space and accompanying streetscape
Please note that these illustrations are
conceptual.
Figure 3.11. The District Edges along
North Wolfe Road, Vallco Parkway and
Stevens Creek Boulevard.
Please note that these illustrations
are conceptual.
3-12 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
Vallco Gateway
The visual 'entrance' to the Retail and
Entertainment/ Mixed-Use District,
terminating the view from Vallco Parkway
looking west towards the Plan Area.
Built Character. The Vallco Gateway has
mixed-use, six to seven-story buildings
with extra attention to design and
articulation, to define the 'entrance' to
the district. Building corners are taller for
visual emphasis.
Public Realm Character. The adjacent
streetscapes feature tree-lined streets,
wide sidewalks, and active frontages with
a retail and entertainment focus.
E
A
B
C
E
Figure 3.13. Vallco Gateway at the
intersection of Vallco Parkway and
North Wolfe Road.
Please note that these illustrations
are conceptual.
Table 3.1. Design Intent:
Illustrative Examples
Figure 3.12. Location of the Vallco 'Places'. Please note that these illustrations are conceptual.
C
C
B
A
E
D
Design example: Town Square
Design example: East Plaza
Image source: Townshend LA,
John Sturrock
Design example: Vallco Gateway
Design example: District Edge
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-13
Chapter 3 — Vision
3.4 Development
Program
The current pattern of two superblocks, with large impersonal buildings
surrounded by parking lots, is transformed into a beautiful pattern of
walkable blocks and pedestrian-oriented streetscapes.
Development Program
The maximum allowable amount of
development for the Plan Area is identified
in Table 3.2 (Tier 1). As discussed in more
detail in Chapter Seven: Administration,
Implementation and Financing, a city-
defined "community benefits density
bonus" is available as an alternative to the
state density bonus for projects in the Plan
Area that provide specified community
benefits in addition to complying with the
standard requirements of the Specific
Plan. Table 3.3 identifies the development
capacity for the Plan Area if the City
approves a project with a "community
benefits density bonus" (Tier 2).
In addition, the minimum required
amount of public open spaces (parks,
plazas, greens) under both development
scenarios is identified.
Transfers. Transfers are allowed in
accordance with the requirements
described in Chapter Seven:
Administration, Implementation and
Financing.
Figure 3.14. To test out the
development capacity and
built form and other design
parameters that should be part
of the Specific Plan, various Plan
Options were created at the
Design Charrette One, two of
which are shown here.
Please note that these plan
options are purely illustrative
to indicate two of many
possible build-out scenarios;
they are not suggested as
preferred design schemes.
There can be many creative
design solutions that satisfy
the requirements of this
Specific Plan.
3-14 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
TABLE 3.2. TIER 1 DEVELOPMENT PROGRAM [without "community benefits density bonus"]
See Chapter Seven: Administration, Implementation and Financing for more information.
Simeon
Properties
(A)
Vallco
Property
Owner, LLC (B)
KCR
Properties
(C)
Total
Maximum Residential
(Number of units)181 1,779 74 2,034
Minimum Commercial/ Retail
(Square feet)-600,000 -600,000
Maximum Office
(Square feet)-750,000 -750,000
Maximum Hotel
(Number of rooms)-191 148 339
Civic Uses and Public Open Spaces
Minimum Civic/ Cultural
Uses* (Square feet)None Required
Minimum Public (at-grade)
Open Space (Acres)-6.0 -6.0
TABLE 3.3. TIER 2 DEVELOPMENT PROGRAM [with approved "community benefits
density bonus"] See Chapter Seven: Administration, Implementation and Financing for more
information.
Simeon
Properties
(A)
Vallco
Property
Owner, LLC (B)
KCR
Properties
(C)
Total
Maximum Residential
(Number of units)181 2,668 74 2,923
Minimum Commercial/ Retail
subject to including Civic/
Cultural Uses*
(Square feet)
-
485,000
(includes
85,000 for
civic/ cultural
uses)
-485,000
Maximum Office
(Square feet)-1,500,000 -1,500,000
Maximum Office Amenity
Space (Square feet)-250,000 -250,000
Maximum Hotel
(Number of rooms)-191 148 339
Civic Uses and Public Open Spaces
Minimum Public (at-grade)
Open Space (Acres)-6.0 -6.0
Notes:
* If not used by civic and public
education facilities, the space
allocated for civic uses may
be converted into uses that
qualify under 'minimum retail
requirement' or incubator/ co-
working/ maker spaces.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-15
Chapter 3 — Vision
3.5 Retail and Entertainment/
Mixed-Use District
The focus of the Plan Area, the Retail and Entertainment/ Mixed-Use
District provides a new shopping, cultural and entertainment destination
for Cupertino and the region. Please refer to Chapter Six: Development
Standards for design controls and standards.
Physical Character
This district is at the core of the Plan Area
and its key features include the Town
Square, a new public space, and vibrant
shopping streets connecting with the
adjacent Neighborhood/ Mixed-Use
District to the north.
The built environment of this district is
made of short, walkable blocks with large
block-form buildings, approximately six-
stories tall, each with a tall ground floor
for accommodating uses that can include
retail, restaurants, entertainment, lodging,
civic, cultural and office.
Another key design element of this district
is the Vallco Gateway at the intersection
of North Wolfe Road and Vallco Parkway.
At this location, the corners of the block-
form buildings have additional height to
create an 'entrance' feature.
Frontages such as shopfronts, arcades
and galleries along the ground floor help
in transitioning from the scale of the
buildings to the scale of the pedestrian.
Along North Wolfe Road, Vallco Parkway
and Stevens Creek Boulevard are the
District Edges, an area of mixed-use
buildings with residential uses, supported
by ground floor retail and services, in
buildings up to five to seven-stories tall.
The buildings may contain several floors
of signature retail uses, in particular along
Stevens Creek Boulevard.
Figure 3.15 (above). The Retail
and Entertainment/ Mixed-Use
District within the Plan Area.
Figure 3.16. Examples of mixed-
use buildings with one or two
levels of ground floor retail.
The design intent is to make
the ground floors along the
main shopping streets visually
prominent and distinct from the
upper floors.
3-16 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
The Specific Plan recommends that North
Wolfe Road be reconfigured as a multi-way
boulevard with calm frontage streets that
are amenable to creating a mixed-use
environment. Along these edges, the
ground floors are encouraged to have
active frontages, to create an attractive
environment. Approval for the frontage
street along North Wolfe Road is subject to
a review, through an approved Master Site
Development Plan.
• Buildings are five to six-story tall,
with taller buildings around the Town
Square, and at the Vallco Gateway.
Building heights decrease towards
the western edge of the Plan Area,
stepping down to four-story buildings
near the west plan area boundary.
• Buildings should have active ground
floor uses, with shopfronts, gallery or
arcade frontages.
• Buildings are attached or detached.
• Buildings are at or near the sidewalk.
• The Town Square is intended to be the
main public open space. Other ped-
bike connections include the North
Wolfe Pedestrian Bridge and a ped-bike
greenway long the western edge.
• On-street parking is allowed in addition
to public off-street parking.
• If provided, civic buildings are
encouraged to be sited adjacent to or
near the Town Square.
TABLE 3.4. INTENDED BUILDING FORM AND PUBLIC REALM
Refer to Chapter Six for development standards
Figure 3.17. An illustrative view
from Vallco Parkway looking
west towards the Vallco
Gateway at the intersection of
Vallco Parkway and North Wolfe
Road.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-17
Chapter 3 — Vision
Public Realm
The design of the public realm is intended
to support the key function of this district:
a destination for shopping, recreation and
socializing.
The streets form a 'shopping loop' and
have wide sidewalks with shade trees
that make them unique and memorable.
Buildings are directly adjacent to the
sidewalk to shape the public realm, or are
recessed just enough to make a forecourt
lined with ground floor retail, restaurants,
entertainment, cultural and other uses.
The Town Square, located along or at
the end of these active shopping streets,
provides a large, active public space
for many types of events or for simply
enjoying the surroundings.
Civic uses, if provided, are encouraged to
be located near or adjacent to the Town
Square to add a cultural dimension to this
district.
Figure 3.19. An illustration
of a key open space and
connectivity element in the
Plan Area, the North Wolfe
pedestrian bridge. This unique
open space offers a practical
route for pedestrians and
cyclists across North Wolfe
Road.
Figure 3.18. An illustration of the
Town Square framed by mixed-
use buildings with ground floor
retail, restaurants, entertainment
and neighborhood services.
Please note that the Specific
Plan guides, but does not
define the exact location and
attributes of the Town Square
in order to encourage creative
design solutions.
3-18 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
A unique element of the public realm is
the North Wolfe Pedestrian Bridge that
provides an important connection across
both sides of the Plan Area for pedestrians
and cyclists.
This bridge functions as a publicly
accessible space, with appropriate
landscaping and small retail kiosks as
amenities.
Figure 3.20. The Town Square offers the opportunity to incorporate public art through simple options such
as a bandshell or more dramatic, sculptural elements to create a sense of place.
Figures 3.21 (top), 3.22 (bottom).
Public art and creative building
and roof forms can create a unique
identity.
Figure 3.23, 3.24. Images from
Santana Row, San Jose. Kiosks and
landscaping elements help create
an active, well-used public space.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-19
Chapter 3 — Vision
3.6 Neighborhood/
Mixed-Use District
The Neighborhood/ Mixed-Use District is located adjacent to the Retail
and Entertainment/ Mixed-Use District, offering a variety of housing
choices in a mixed-use setting within a framework of walkable streets
and blocks. Please refer to Chapter Six: Development Standards for
design controls and standards.
Physical Character
Located north of the Retail and
Entertainment/ Mixed-Use District, this
district features short, walkable blocks
with medium to large block-form, four to
seven-story buildings providing a range of
housing choices.
Frontage types such as dooryards,
porches and stoops along the street and
in building courtyards help in transitioning
from the scale of the building to the scale
of the pedestrian.
Building heights step down towards the
western edge of the Plan Area, in relation
to the distance from the west boundary.
Building widths are scaled and articulated
to present 'medium-scale' building forms
and make an effective transition.
Public Realm
Streets in the Neighborhood/ Mixed-Use
District connect directly to the adjacent
Retail and Entertainment/ Mixed-Use
District and are residential in character,
with wide sidewalks, shade trees and
planting. Buildings are set back from
the sidewalk enough for ground floor
entries to face the street and provide
opportunities for people to interact along
the streetscape.
Pocket parks and greenways provide
public open spaces for the community.
The existing double row of trees along
Perimeter Road on the western edge of
the Plan Area is preserved to the extent
practical, or replanted; and a bike and
pedestrian trail is incorporated.
• Buildings are approximately four-story
tall along the western edge of the Plan
Area.
• Buildings have ground floor retail in
some locations, and feature dooryards,
porches and stoop frontages in most
locations.
• Buildings are attached or detached.
• Buildings are set back from the
sidewalk.
• Pocket parks and greenways are the
public open spaces, with a ped-bike
connection along the west edge.
• On-street parking is allowed in addition
to off-street parking.
TABLE 3.5. INTENDED BUILDING FORM AND PUBLIC REALM
Refer to Chapter Six for development standards
Figure 3.25. Neighborhood/
Mixed-Use District within the
Plan Area.
3-20 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
Figures 3.26 (top), 3.27 (bottom). A physical separation at the west edge along the North Blaney
neighborhood can be achieved in different ways: it could include a neighborhood street and a park
(above); or a larger public green (such as a community garden) without the street (below).
Figure 3.28, 3.29, 3.30. Dooryard
(top), stoop (middle) and porch
(bottom) frontages provide semi-
private space for residents and 'life'
on the street.
Figure 3.31. Pocket parks and linear
greenways provide open spaces at
an intimate scale, appropriate for
the needs of a neighborhood.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-21
Chapter 3 — Vision
A mixed-use district with an employment focus across the street from
the Retail and Entertainment and Neighborhood Mixed-Use Districts.
Please refer to Chapter Six: Development Standards for design controls
and standards.
Physical Character
This district primarily contains Class 'A'
offices with some housing, lodging and
employee amenities, continuing the
character of the Retail and Entertainment/
Mixed-Use District across North Wolfe
Road. The central focus and main public
open space of the district is the East
Plaza.
This built environment is made of
walkable blocks with large 'block-form'
buildings ranging from six to ten-stories
in height. The tallest buildings are in the
north-east part of the district, and around
the East Plaza, buildings can be taller
than neighboring buildings to frame and
accentuate the open space.
Frontages such as shopfronts, arcades
and galleries along the ground floor help
in transitioning from the scale of the
buildings to the scale of the pedestrian.
Buildings 'face' the streets by orienting
entrances, ground floor lobbies and
similar active uses towards key streets, in
particular those around the East Plaza.
Along the North Wolfe Road District
Edge, six to seven-story buildings have
mainly office uses and active ground
floor frontages to create an attractive
environment and a prestigious office
address along this major street.
Along the Vallco Parkway District Edge,
buildings are encouraged to be lower-
scaled than the office buildings in the
3.7 Office/ Mixed-Use
District
Figure 3.31. The Fenwick & West
building in Mountain View, CA.
An illustration of a six-story
office building with creative
massing to break down the
apparent size and scale.
Image source: www.
cpexecutive.com.
3-22 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
district's interior, and to be mixed-use with
residential uses above and active ground
floor uses, 'facing' the street to activate it.
Public Realm
Streetscapes relate to the character of
the Retail and Entertainment/ Mixed-Use
District across North Wolfe Road, with
buildings at or near wide sidewalks, with
shade trees and planting.
Buildings are at or near the sidewalk with
shopfronts or large windows to create an
active streetscape. Since this district has
an employment focus, it is important to
encourage and maintain public pedestrian
access to key streets serving the East
Plaza.
The East Plaza is the main public space,
and the focus of this district, framed by
active ground floor uses. The North Wolfe
Pedestrian Bridge connects the east and
west sides of the Plan Area across North
Wolfe Road and provides an opportunity
for an elevated publicly accessible space.
• Building heights range from six to
ten-stories, with the tallest buildings
along the north and east edges of this
district. Building heights are lowest
along Vallco Parkway.
• Buildings have active ground floor
uses, and have shopfronts, gallery or
arcade frontages.
• Buildings are at or near the sidewalk.
• Buildings are attached or detached.
• The East Plaza is the main public open
space, along with the North Wolfe
Pedestrian Bridge.
• On-street parking is allowed in addition
to off-street parking.
TABLE 3.6. INTENDED BUILDING FORM AND PUBLIC REALM
Refer to Chapter Six for development standards
Figure 3.32. Santana Row, San
Jose. An example of an active,
mixed-use environment with
employment, residential and
retail uses, anchored by an
appropriately-scaled and well-
designed public space.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-23
Chapter 3 — Vision
120'120'
150'150'
85'85'
120'120'
Tier 1 heights
Additional heights
for Tier 2
3.8 Design Guidelines:
Building Massing and Heights
The preceding sections describe the general character and design
intent for the three Plan Area districts. In addition, this section covers
guidelines for articulating built form and heights to achieve appropriate
transitions to the adjacent context. Please refer to Chapter Six:
Development Standards for details and standards.
Building Height Transitions
The Specific Plan proposes building
heights to be regulated for several
reasons: to create a visual hierarchy within
the Plan Area; to frame and accentuate
important public spaces; to ensure privacy
for residents; and to create appropriate
physical transitions to the surrounding
context to avoid the appearance of bulky,
monolithic buildings.
A system of height step-backs has
been proposed to achieve an attractive
massing envelope for the Plan Area,
while accommodating the development
program for both Tiers 1 and 2. The
schematic sections below and on the
facing page illustrate this concept for key
streets in the Plan Area. For additional
information on building heights, please
refer to Chapter Six: Development
Standards.
Figure 3.33. Building heights
adjacent to the two main public
open spaces in the Plan Area:
the Town Square and East Plaza.
Building heights around the Town Square
Building heights around the East Plaza
3-24 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
A
60'85'
75'
120'
45'
56'
75'
75'
B
60'60'85'
75'
120'
75'75'FrontageFrontageThrough Lanes
D
60'85'120'
75'
120'
150'
225'75'FrontageFrontageThrough
Lanes
C
75'75'85'120'
95'95'
120'
150'
75'75'FrontageFrontageThrough Lanes
E
60'85'
75'
120'
75'FrontageFrontageThrough Lanes
A
C
E
B
D
Figure 3.34. Height transitions:
Sections for key streets in the
Plan Area.
Perimeter Road
Stevens Creek Boulevard
Vallco Parkway
North Wolfe Road
(North of Vallco Parkway)
North Wolfe Road
(South of Vallco Parkway)
Tier 1 heights
Additional heights
for Tier 2
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-25
Chapter 3 — Vision
3.9 Design Guidelines:
Built Form and Public Realm
This section includes general guidelines for the design and function
of buildings and the public realm that are intended to help achieve the
envisioned form and character. Please refer to Chapter Six: Development
Standards for details and standards.
Physical Character
• Extra design attention in terms of
architectural details and finishes for
the buildings facing the Town Square,
East Plaza, Vallco Gateway, especially
those facades most visible from streets
leading to these places.
• Variety and articulation of facades and
massing, for upper stories of buildings,
especially above the third floor.
• A mix of private open space for upper
stories of buildings (balconies, podium
courtyards, roof decks, green roofs, etc).
• A variety of active ground floor uses
along streets to lengthen the 'open'
hours for which the district is active.
• Ground floor entries face the street or
public space (as applicable). Access
to upper story units is through ground
floor lobbies accessed directly from the
sidewalk.
• Buildings incorporate design
features and architectural elements
to create active frontages, and for
scale transitions from the building to
the sidewalk. Residential buildings
incorporate features such as dooryards,
stoops, and recessed entries. For
Figure 3.35. The public realm
is a combination of interrelated
elements.
Frontage
Space to window-shop
Space to walk
Space to sit or park a bike
Public open space
Public art
Active uses within public
spaces
3-26 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 3 — Vision
commercial buildings such as offices
and hotels, building entrances and
public and semi-public spaces such as
lobbies face the public realm.
• Civic and/or cultural uses, if provided,
are in unique buildings and face the
Town Square.
• Large shopfront windows for
pedestrians to easily see into shops.
• Bird-safe facade design.
Public Realm
• Short block lengths to increase
walkability, extend the street network,
provide multiple route options, and
contribute to slow vehicle speeds.
• Slow vehicle speeds to promote
pedestrian safety.
• Off-street parking, loading, and servicing
activities located behind buildings or
underground.
• Public space is provided at ground
level and at other elevated locations
such as green roofs, building terraces,
pedestrian bridges, etc.
• Street trees provide shade while
allowing views of ground floor shops
and frontages.
• The existing wall and row of trees along
the west Plan Area boundary is retained
as replanted if needed.
• Sidewalks are wide enough to provide
spaces to walk, to window shop, to sit
and to park bikes.
• Creative signage that enhances the
ambience of the shopping streets.
• Simple and durable street furniture
that is functional and does not visually
dominate the streetscape.
• Public art prominently featured through
its location and visibility.
Figure 3.36. The testing of
building forms, building
separation and open space
parameters was done at the two
design charrettes.
Figure 3.37. The walkability
of a place is determined by
the quality of its streets and
sidewalks in providing a safe,
comfortable and interesting
pedestrian experience, diverse
destinations to walk to, and
visually appealing buildings and
facades.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 3-27
Chapter 3 — Vision
3-28 Vallco Town Center Specific Plan Public Review Draft — August 2018
Mobility
In this chapter
4.1 Mobility Strategy: Purpose and Intent 4-02
4.2 Streetscapes: The Public Realm 4-04
4.3 Thoroughfare Strategy 4-06
4.4 Managing Curb Space 4-08
4.5 Parking, Loading and Traffic Reduction 4-10
4.6 Improving Transportation Choices 4-12
CHAPTER4
Vallco Town Center Specific PlanPublic Review Draft — August 2018 4-01
This chapter sets forth transportation policies and standards. The
essential aim of these policies and standards is to establish and maintain
in perpetuity the transportation system necessary to support a thriving
district where most employees, and many residents, will meet their daily
needs by walking, bicycling, taking transit, and ridesharing.
Walkability and 'Complete Streets'
The future vision for the plan area is
one in which users of the site, choose
to meet their daily needs by walking,
bicycling, taking transit, and ridesharing.
Achieving this goal is fundamental to the
task of creating a place of enduring value,
achieving Cupertino’s Climate Action
Plan goals, and minimizing impacts on
neighbors.
The public realm in the Plan Area includes
a collection of different types of streets
that play particular roles in circulation.
A common feature for all the streets
is that they should be multimodal and
accommodate the needs of all users. All
streets in the Plan Area are to be designed
as Complete Streets, the attributes of
which are described on the facing page.
4.1 Mobility Strategy: Purpose
and Intent
Figure 4.1. Streets are public
spaces of limited width. To
maximize their capacity to move
people and goods, top priority
must be given to space-efficient
modes of transportation – to
space for people on foot, on
bicycles and in transit vehicles
– when allocating space on
streets. This is a matter of
geometry, not ideology. The
example shows BART's Station
Access Policy.
Image source: Patrick Siegman
and BART
4-02 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 4 — Mobility
A) Transit prioritization
at intersections.
Design intersections to
help public transit run on
time.
B) Intelligent traffic
signals.
Designed to control
traffic flow, transit, and
pedestrian crossing safely
and efficiently.
C) Comfortable Bicycle
lanes.
Design bicycle lanes to
create space for bicycles
and protect them from
moving cars.
D) Minimum vehicular
travel lanes.
Reduce the number of
travel lanes to provide
traffic calming and enable
wider sidewalks.
E) Enhanced crosswalks.
Crosswalks are designed
to make the pedestrian
experience safer and
easier.
F) Wide sidewalks.
Design sidewalks for a
comfortable pedestrian
experience for all ages
and sidewalk dining with
the widest sidewalks on
shopping streets.
G) Street Trees.
Select species that thrive
in urban environments,
provide shade and beauty,
and reduce air pollution.
H) Smart Meters.
Over time, as parking
becomes more valuable,
consider electronic
stations to manage parking
spaces, and make paying
for parking easy by basing
price on use.
I) Green Infrastructure.
Adds visual interest while
directing stormwater
directly to the soil to allow
groundwater recharge.
J) Ease of maintenance.
Reduce the cost of
maintenance for streets
through selection of
durable materials.
TABLE 4.1. DESIGN FEATURES OF
COMPLETE STREETS
‘Complete Streets’ in the Plan Area
Multi-Modal. Each street serves all users by
balancing the needs of automobiles, buses, and
trucks with those of pedestrians and cyclists.
This is done in different ways and by using a
different combination of strategies depending
upon the use of the street and ultimately will
provide many options for moving throughout
the Plan Area and adjacent neighborhoods.
Context Sensitive. Each street is designed to
accommodate the different users while working
within the existing or intended physical context
of the area.
Physical Appeal. Each street is designed
integrally with the ultimate public realm in
mind from the outset: shopping streetscapes,
neighborhood streetscapes, or urban
streetscapes.
For additional information on Complete
Streets, visit www.smartgrowthamerica.org/
complete-streets
Example of a Complete Street with features that create an
appealing, context sensitive, pedestrian-oriented public realm.
B
A
C D
H
I J
E
F
F
GG G
Vallco Town Center Specific PlanPublic Review Draft — August 2018 4-03
Chapter 4 — Mobility
4.2 Streetscapes:
The Public Realm
The Plan Area's image is largely shaped by the highly interconnected
street network with a variety of urban streetscapes that share common
attributes to promote walkability.
A Walkable Streetscape
The quality of the public realm in the
Plan Area will be determined by ensuring
walkable streetscapes, combined with
short blocks and public spaces. A walkable
streetscape has the following attributes:
• is visually interesting and has strong
spatial enclosure by the ground floor
frontages and street-facing facades.
• is comfortable through short crossing
distances, wide sidewalks with planting
and seating, and street trees that
provide a canopy effect for pedestrians.
• is safe through the visibility from and to
the inside of the ground floor, and by the
pedestrian activity on the sidewalk.
Types of Streets
The Plan Area has two general categories
of streets, described further in Chapter
Six: Development Standards.
'Active Ground Floor' Streets: To be
used in environments where an active
and typically non-residential ground floor
use is required; such as retail, restaurant,
entertainment, office and cultural.
Neighborhood Streets: Streets in
residential neighborhoods, similar to
Active Ground Floor streets but with
typically residential ground floor uses.
Figure 4.2. "The design of
cities begins with the design
of streets. To make a good city,
you need good streets, and that
means streets where people
want to be. Streets need to be
safe and comfortable, they need
to be interesting, and they need
to be beautiful. They need to be
places."
Image source: 'Street Design:
The Secret to Great Cities and
Towns' by Victor Dover and John
Massengale
4-04 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 4 — Mobility
Neighborhood Streets
Refer to 'Neighborhood Streets' in
Chapter Six: Development Standards
for detailed information.
• Buildings have stoop and dooryard
frontages with forecourts and some
shopfronts.
• Wide sidewalks with street trees.
• Small to medium building setbacks.
• On-street parking.
'Active Ground Floor' Streets
Refer to 'Active Ground Floor
Streets' in Chapter Six: Development
Standards for detailed information.
• Buildings have shopfront frontages
with galleries, arcades, forecourts;
and active ground floor uses.
Umbrellas and awnings add shade
and comfort.
• Wide sidewalks with space for trees,
walking, outdoor dining and display
of merchants' wares.
• Ground floor level generally flush
with sidewalk.
• Small to no building setbacks.
• On-street parking.
TABLE 4.2. STREETSCAPES:
DESIRED QUALITIES
Figure 4.3 (top). Example of a street with an 'active ground floor'. Figures 4.4 (middle) and 4.5
(bottom). Examples of neighborhood streets.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 4-05
Chapter 4 — Mobility
To support a thriving mixed-use district with minimal traffic congestion,
thoroughfares must achieve two fundamental goals: creating beautiful
streets, where people want to be; and creating streets that efficiently
move many people, in space-efficient forms of transportation, from
walking and bicycling to fast, frequent and reliable transit.
Direction for Thoroughfare Design and Operations
Vision Zero
In the design and operation of
thoroughfares, protecting human life and
health is paramount, and shall take priority
over mobility and other transportation
system objectives. Thoroughfares should
be designed and operated with the aim of
eliminating traffic fatalities and reducing
non-fatal injury collisions in the Plan Area.
Streets for 8 to 80-Year-Olds
Thoroughfares should be designed to
make bicycling, walking, and taking
transit safe and comfortable for everyone,
whether they are age eight or eighty.
Sidewalks shall be provided on all
thoroughfares.
Placemaking
Thoroughfares should be designed as
places for dining, shopping and social
interaction, as well as corridors for
movement.
Target speeds
Design speeds for all streets should be
selected using the concept of target
speed. Maximum target speeds shall be
35 mph for Stevens Creek Boulevard,
Vallco Parkway and North Wolfe Road, and
20 mph for all other streets.
Transit & Emergency Response Priority
On Stevens Creek Boulevard and North
Wolfe Road, the City of Cupertino (City)
will continue to prioritize maintaining
transit speed and schedule reliability,
and emergency response times, over
single occupant vehicle movement, and
consider using measures such as signal
prioritization, queue jumps, bus-only lanes
and bus bulbs and in-lane transit stops.
Design Guides
The National Association of City
Transportation Officials (NACTO) 'Urban
Street Design Guide', 'Urban Bikeway
Design Guide' and the 'California Manual
on Uniform Traffic Control Devices' (CA-
MUTCD) will continue to be used as the
design standards for thoroughfares. In the
event of a conflict the City will determine
the most appropriate standard.
Performance Metrics
New development within the Plan Area
should be evaluated using vehicle miles
traveled per capita (VMT per capita)
as the primary metric for evaluating
transportation impacts.
4.3 Thoroughfare
Strategy
Figure 4.6. Walking and
bicycling should feel safe for
people of all ages.
Figure 4.8. Raised cycle
tracks eliminate conflicts
between vehicles parking and
loading and people on bikes.
Image source: "Sustainable
Transportation in the
Netherlands"
Figure 4.7. Thoroughfares
should be designed as both
corridors for movement and as
places to linger.
4-06 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 4 — Mobility
Adjacent Thoroughfare Improvements
New development may be required to
improve adjacent portions of existing
thoroughfares, including Stevens Creek
Boulevard, Vallco Parkway and North Wolfe
Road to meet the standards of this plan.
Multimodal Transportation Impact Fee
The project shall contribute the City’s
transportation impact fee for new
development for improving all modes
of transportation, including projects
identified in the City’s Bicycle Master Plan
and Pedestrian Master Plan.
Transit Assessment
Transit stops may be located in the Plan
Area.
Figure 4.10. Bicycling is a social
activity and bikeways should be
wide enough to allow for riding
side-by-side.
Image source: Streetsblog
Figure 4.9. Features such as dedicated bike lanes make biking safe for all ages.
Figure 4.11. Adding a low-speed
side drive to North Wolfe Road
can make it a fine setting for
shopfronts.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 4-07
Chapter 4 — Mobility
The following apply to existing and new thoroughfares within and
immediately adjacent to the Plan Area.
Direction for On-Street Parking Design and Operations
Priorities for Use of Curb Space
In order to prioritize the use of scarce
curb space, in general, the needs of the
following uses should be addressed
before examining long-term parking needs
(shown in order from highest to lowest
priority):
1. Bicyclists, pedestrians, and transit
2. Active freight and passenger loading
3. Placemaking uses, such as parklets and
sidewalk dining
4. Short-term parking.
Curb Parking That is Well-Used but
Readily Available
The City may provide the applicant the
option of setting curb parking prices
with the aim of ensuring that on-street
curb parking is well-used, but readily
available. Where necessary to maintain
availability, the following strategies may be
considered:
• Implement performance-based parking
pricing with rates that may vary by time
of day, day of the week and by block.
• Charge for parking wherever and
whenever necessary – including
evenings and weekends – to
achieve a target occupancy range
of approximately 65 to 85 percent
occupancy on each block.
• Use prices rather than time limits to
maintain curb parking availability.
• Net parking revenues may be used
(i.e., after covering parking program
expenses) to fund facilities and services
that benefit the blocks where the
parking revenue is generated.
4.4 Managing
Curb Space
4-08 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 4 — Mobility
Figure 4.14. Redwood City uses
performance-based parking
prices: no time limits needed.
Figure 4.12. Features such as parklets can add vibrancy and greatly enhance retail activity.
Figure 4.15. Good curb space
management keeps spaces
available for shoppers.
Figure 4.13. Performance-based curb parking pricing sets rates at the lowest price
needed to make parking readily available on each block.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 4-09
Chapter 4 — Mobility
The primary purpose of the policies in this section is to improve
transportation choices and reduce motor vehicle traffic, pollution, and
traffic-related fatalities and injuries.
The goal of the Specific Plan is to create
a mixed-use environment that provides a
place for people live, work and play and
also encourages residents, employees
and visitors on the site to use alternate
modes of transportation. This is not only
reflected throughout the Specific Plan
but also in the mitigation measures of the
adopted Environmental Impact Report
(EIR) document.
Project-level Transportation Demand
Management Plans
Developments within the Specific Plan will
be required to participate in the Project
Transportation Management Association
(TMA) to create a Transportation Demand
Management (TDM) Plan designed to
achieve the mode share target for the
office component and collectively reduce
traffic for the entire project.
Parking Standards
The TDM Plan establishes maximum
parking requirements to make alternate
modes more attractive for residents and
employees. In addition, the TDM Plan
will be required to consider mode-share
and trip cap targets through strategies
including:
1. Unbundling the cost of parking from
the cost of rents and/or sale price for
residential and non-residential uses.
2. Optimizing the amount of parking
provided, to meet the project's needs
while encouraging alternate means of
transportation. Refer to Chapter Six:
Development Standards for parking
requirements.
3. Providing carshare and preferential
carpool spaces.
4. Providing a concierge service to users
of the site to encourage alternative
transportation.
Additional TDM measures may be applied
per the EIR’s mitigation measures,
MSDP conditions of approval and/or a
development agreement approved by City
Council.
Parking Cash Out
Each employer who provides a parking
subsidy to employees could offer a
parking cash-out program that gives
employees who do not drive a cash
benefit equivalent to the value of the
parking subsidy.
Free Transit for Employees and
Residents
Developments could provide passes for
local transit service (for example, a deep-
discount group pass such as the VTA
SmartPass) to the development’s residents
and employees free of charge.
Shuttle Services
Shuttle service should be provided to
employees, hotel guests, users and/
or residents of the developments in the
4.5 Traffic Reduction
and Parking
Figures 4.16 (top) and 4.17
(bottom). Employer shuttles
give employees a stress-free
commute, while bikeshare
fleets provide a new option for
workday errands and that last-
mile connection to public transit
hubs.
Image sources: Genentech
(above), Ford GoBike (below).
4-10 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 4 — Mobility
Plan Area. A community shuttle for users
and visitors to the site that connects to
other key shopping areas, high schools
and to transit stations such as Caltrain
is encouraged as part of a Community
Benefits program.
Shared Parking
Projects may propose shared parking
facilities, with the goal of an efficient use
of spaces, between land uses, based on
different times of peak parking demand.
Parking Wayfinding
Projects shall be required to develop
an integrated way-finding system for
parking facilities, including both static and
dynamic (changeable electronic display)
signage to provide guidance and real-time
parking availability information.
Mobility hub/ Transit hub
A Mobility and/orTransit hub(s) may
be located in flexible locations to
accommodate future transit connections
to allow for transportation choices.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 4-11
Chapter 4 — Mobility
Large projects can successfully minimize traffic congestion, carbon
dioxide emissions and air pollution by providing resources that play
a crucial role to provide project employees and residents, as well as
visitors and the community, with better transportation options.
Transportation Management
Association (TMA)
The Project shall establish a Transportation
Management Association (TMA) to serve
employers and residents within the
project. All tenants and property owners
shall be required to join the TMA. The key
purpose of the TMA will be to help office
users of the project improve transportation
choices and achieve the mode-share
targets and keep within the trip cap.
Key functions of the Project TMA shall
include:
• Assisting TMA members in traffic
reduction goals.
• Creating and managing a coordinated
shuttle service.
• Developing transportation services
and demand management strategies,
which may include but are not limited
to carshare and bike share programs,
providing commuter and resident
incentives to use alternatives to driving,
and securing funding from TMA
members to support these strategies.
4.6 Improving
Transportation Choices
A Transportation Management
Association can efficiently
provide services like bikesharing
(Figure 4.18, above), including
electric bikes (Figure 4.19,
below).
4-12 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 4 — Mobility
A key function of a TMA is
providing shuttle services
including, potentially,
autonomous shuttles like the
ones pictured in Figure 4.20
(above) in Sion, Switzerland,
and in Figure 4.21 (below) at the
University of Michigan.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 4-13
Chapter 4 — Mobility
4-14 Vallco Town Center Specific Plan Public Review Draft — August 2018
CHAPTER5Infrastructure
and Public
Facilities
In this chapter
5.1 Introduction 5-02
5.2 Storm Drainage and Water Quality Management 5-03
5.3 Potable, Fire and Recycled Water 5-06
5.4 Wastewater Treatment and Conveyance 5-08
5.5 Water Supply and Demand 5-10
5.6 Dry Utilities 5-11
5.7 Solid Waste and Recycling 5-12
5.8 Mobility and Transportation 5-13
Vallco Town Center Specific PlanPublic Review Draft — August 2018 5-01
5.1 Introduction
A variety of public facilities and services
are needed to support the development
allocation proposed in this Specific Plan.
Services include: water, sanitary sewer,
storm drainage, solid waste disposal, fire
and police protection, schools, library,
and utilities. In addition, there are several
infrastructure improvements required
in the public right-of-way related to
transportation and mobility.
Existing infrastructure is provided
within public utility easements that run
throughout the Plan Area by a variety
of providers, as shown below in Table
5.1: Utility/ Service Providers. Removal
and/or re-routing of existing utilities and
associated easements will be required as
part of plan implementation.
TABLE 5.1. UTILITY/ SERVICE PROVIDERS
Utility/ Service Provider(s)
Water California Water Service Company
Recycled Water
Santa Clara Valley Water District
City of Sunnyvale
California Water Service Company
Wastewater Cupertino Sanitation District
Electricity Pacific Gas and Electric
Gas Pacific Gas and Electric
Fire Protection Santa Clara County Fire Department
Police Protection Santa Clara County Sheriff's Office, West Valley Division
Schools Cupertino Union School District
Fremont Union High School District
Library Santa Clara County Library District
Solid Waste Disposal Recology South Bay
5-02 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 5 — Infrastructure and Public Facilities
5.2 Storm Drainage and
Water Quality Management
Storm Drainage
An existing public storm drain main
extends north under North Wolfe Road,
traverses through the existing Vallco
Mall property on the east side of North
Wolfe Road, continuing through the KCR
property to its discharge point into the
Santa Clara Valley Water District’s Junipero
Serra Channel that runs along I-280 (near
the I-280 SB off-ramps) and discharges
into Calabazas Creek, which ultimately
drains to the San Francisco Bay.
Storm drainage discharge from the
Plan Area will be treated in stormwater
treatment facilities designed for that
purpose. The stormwater system for
the Plan Area is shown in Figure 5.1:
Conceptual Stormwater Management
Plan. Rain water would be collected at
grade throughout the project site and
may be stored on-site in compliance with
current Santa Clara county C.3 stormwater
quality standards, at approximately the
locations shown on Figure 5.1 prior to
discharging to existing drains, ensuring
that stormwater would meet all discharge
and water quality standards.
Other innovative strategies to ensure
that water quality standards are met may
also be included in the project. Specific
measures will be defined in a project-
specific stormwater management plan.
From the site, rainwater will be discharged
directly into the relocated public storm
drain located in the public utility easement
for discharge through the adjacent
properties to the North and to the Junipero
Serra Channel.
Water Quality
The Plan Area currently contains buildings,
parking lots, and other impervious
surfaces that make up over 90 percent
of the total area which were constructed
prior to the current requirements related
to stormwater discharge. Currently,
stormwater runoff discharges into drain
inlets that convey the runoff into Junipero
Serra Channel, and ultimately into San
Francisco Bay, with no treatment prior to
discharge.
Stormwater requirements now mandate
treating 100% of the stormwater
runoff with Low Impact Development
(LID) practices, practices, such as
pollutant source control measures and
stormwater treatment features aimed
to maintain or restore the site’s natural
hydrological functions. These can include
rainwater harvesting, re-use, infiltration,
biotreatment, and green infrastructure,
among others, or any combination
of methods, prior to being allowed to
discharge to the public storm drain
system. Any future development will
include the following features.
During Construction
The project shall comply with the NPDES
General Construction Activity Storm
Water Permit administered by the Regional
Water Quality Control Board. Prior to
construction grading the applicant shall
file a Notice of Intent (NOI) and receive a
Waste Discharger Identification (WDID)
number to comply with the General Permit
and prepare a Storm Water Pollution
Prevention Plan that includes storm water
quality best management practices
(BMPs).
Vallco Town Center Specific PlanPublic Review Draft — August 2018 5-03
Chapter 5 — Infrastructure and Public Facilities
The Storm Water Management Plan
shall detail how runoff and associated
water quality impacts resulting from the
proposed project will be controlled and/
or managed. The Plan shall be submitted
to the Director of Public Works for review
and approval. The specific BMPs to be
used in each phase of development shall
be determined based on design and
site-specific considerations and shall be
determined prior to issuance of building
and grading permits.
Post-Construction
1. The project shall comply with Provision
C.3 of the MRP NPDES permit, which
provides enhanced performance
standards for the management of
storm water for new development. Prior
to issuance of building and grading
permits, each phase of development
shall include provisions for post-
construction storm water controls in the
project design in compliance with the
MRP Provision C.3 requirements, and
shall include source control and on-site
treatment control BMPs for reducing
contamination in stormwater runoff as
permanent features of the project.
The project shall include a stormwater
management plan that incorporates Low
Impact Development (LID) measures
such as bioretention areas, porous
concrete, infiltration facilities, and
water harvesting devices to reduce
the pollutant loads and volumes of
stormwater runoff from the site. The
stormwater management plan shall be
consistent with the landscaping plan
and trees to be preserved.
2. To protect groundwater from pollutant
loading of urban runoff, BMPs that
are primarily infiltration devices (such
as infiltration trenches and infiltration
basins) must meet, at a minimum, the
following conditions:
• Pollution prevention and source control
BMPs shall be implemented to protect
groundwater.
• Use of infiltration BMPs cannot cause
or contribute to degradation of
groundwater.
• Infiltration BMPs must be adequately
maintained.
• Vertical distance from the base of any
infiltration device to the seasonal high
groundwater mark must be at least 10
feet. In areas of highly porous soils and/
or high groundwater table, BMPs shall
be subject to a higher level of analysis
(considering potential for pollutants
such as on-site chemical use, level of
pretreatment, similar factors).
• Infiltration devices shall be located a
minimum of 100 feet horizontally from
any water supply wells.
• Class V injection wells are not permitted.
3. BMPs shall be selected and designed
to the satisfaction of the Director
of Public Works in accordance with
the requirements contained in the
most recent versions of the following
documents:
• City of Cupertino Post-Construction
BMP Section Matrix
• SCVURPPP “Guidance for Implementing
Storm water Regulations for New and
Redevelopment Projects”
• NPDES Municipal Storm water Discharge
Permit issued to the City of Cupertino
by the California Regional Water Quality
Control Board, San Francisco Bay Region
• California BMP Handbooks
• Bay Area Stormwater Management
Agencies Association (BASMAA) “Start
at the Source” Design Guidance Manual
• BASMAA “Using Site Design Standards
to Meet Development Standards for
5-04 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 5 — Infrastructure and Public Facilities
Stormwater Quality – A Companion
Document to Start at the Source"
• City of Cupertino Planning Procedures
Performance Standard.
4. To maintain effectiveness, all storm
water treatment facilities shall include
long-term maintenance programs.
5. The applicant, project arborist, and
landscape architect, shall work with
the City and the SCVURPPP to select
pest resistant plants to minimize
pesticide use, as appropriate, and the
plant selection will be reflected in the
landscape plans.
1/2 mile
0 600 1200 ft
1/4 mile0
Figure 5.1. Conceptual
Stormwater Management Plan
Portal Park N Wolfe RdCalabazas CreekMiller AveAmherst Dr
Wheaton Dr
Auburn Dr
Merritt Dr
Stevens Creek BoulevardN Wolfe RdInt
e
r
s
t
a
t
e
2
8
0
Vallco Pkwy Perimeter RoadPR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
R1C: Residential Single-Family Cluster
CG: General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
R2: Residential Duplex
Heart of the City Specific Plan Area
Building Footprints
Plan Area Boundary
Walking Radius
City Limits
Building Footprints
Building Footprints
Aerial View
Specific Plan Boundary
Parcels
Creek
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Class I Bike Path (Proposed)
Blocks
Civic Buildings
Squares
Parks
Class II Bike Lane
Class III Bike Route
Trees
Class II (Bike Lane)
Class III (Bike Route)
Curb Cut
Parks and Schools
Signalized Intersection
Blocks
Building Footprints
Squares
Parks
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Highways
Arterials
Local Streets
Collectors
Existing Buildings
Parking Garage
Parking Lot
Plan Area Boundary
Walking Radius
City Limits
Vehicle Access
Commercial/Residential
Commercial/Oice/Residential
Industrial
Riprarian Corridor
Parks
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Parks
Plan Area Boundary
Walking Radius
City Limits
Commercial/Residential
Commercial/Oice/Residential
North Vallco Park Special Area
Riprarian Corridor
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Plan Area Boundary
Walking Radius
City Limits
Parcels
Specific Plan Area
City Boundary
Major Highways
Creeks
City Limits
Creeks
Parks
Squares
Parcels
Building Footprints
Plan Area Boundary
Creeks
Open Space
Squares
Parcels
Parks and Schools
Plan Area Boundary
Walking Radius
City Limits
Curb Cut
Bus Stop
Traic Signal
Tree
Tree
Curb Cut
Bus Stop
Parcels
City Boundary
Major Highways
Creeks
Heart of the City Specific Plan Area
Plan Area
Crosswalk
Bus Stop
Traic Signal
Squares
Highways
Major Collectors
Arterials
Minor Collectors
Local Roads
PR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
P(CG): General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
Heart of the City Specific Plan Area
P(Regional Shopping)
HE2: Housing Element
Plan Area Boundary
Walking Radius
City Limits
Existing Sanitary Sewer to Remain
Upgraded Municipal Sanitary Sewer
New Municipal SanitarySewer
New Development Sanitary Sewer
Existing Water Service to Remain
Proposed Public Water Service
Proposed Fire Service
Backflow Preventers
Municipal Recycled Water for Irrigation
Rain Water Cistern
Rain Water Collectionat Town Square
Existing Public StormDrain to Remain
Rain Water Collection at Grade
Municipal Recycled Water for Irrigation
Vallco Town Center Specific PlanPublic Review Draft — August 2018 5-05
Chapter 5 — Infrastructure and Public Facilities
5.3 Potable, Fire and
Recycled Water
Potable Water
Public water lines are owned and operated
by the California Water Service Company
(CalWater). There are currently public water
mains within a Public Utility Easement
under Perimeter Road, Stevens Creek
Boulevard, North Wolfe Road and Vallco
Parkway to supply domestic water, fire
water, and irrigation.
Implementation of the Specific Plan may
include rerouting of existing water lines
and relocating easements. The project will
utilize potable water from existing water
mains. The new connections and water
services will be designed to CalWater
standards, and appropriate water meters
will be provided as required by state
law based on the type of use of that
connection.
Fire Water Lines
The City of Cupertino and California
Water Service Company have a combined
public fire and domestic water system.
All building fire water, including public
hydrants along North Wolfe Road, Vallco
Parkway and Stevens Creek Boulevard, and
private hydrants on Perimeter and internal
roads, will be served from this domestic
water system and will be designed to meet
or exceed fire code requirements. Recent
flow data show that fire code requirements
can be met without significant system
upgrades.
Recycled Water
Recycled water in the project vicinity
is supplied by the City of Sunnyvale’s
Water Pollution Control Plant (WPCP).
There is presently no existing recycled
water system serving the Plan Area. The
closest recycled water line is the Wolfe
Road Pipeline, which currently terminates
at intersection of Homestead Road and
Wolfe Road on the north side of I-280.
In 2013, the City of Sunnyvale, Santa
Clara Valley Water District (SCVWD),
California Water Company (CalWater),
and others entered into a partnership to
extend recycled water service in the City
of Sunnyvale south to a nearby office
campus. Long-term plans call for the
extension of this recycled water line across
I-280 to the intersection of North Wolfe
Road / Stevens Creek Boulevard.
Future development is encouraged to
incorporate recycled water within the
project and extend the Wolfe Road
Pipeline to Stevens Creek Boulevard.
The buildings and irrigation systems in
the Plan Area will be plumbed to accept
recycled water and accommodate the
planned public recycled water system,
if and when it is implemented. Santa
Clara Valley Water District would be
the wholesaler for recycled water, with
CalWater being the distributer.
If required by the Building Code, future
development will incorporate on-site water
recycling including rainwater harvesting
and gray water use for facilities that can
accommodate on-site water recycling
such as, landscaping or re-use in toilets.
Figure 5.2: Conceptual Potable Water
Service Plan, identifies the planned
potable water system and additional
5-06 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 5 — Infrastructure and Public Facilities
facilities to accommodate recycled water
for the Plan Area.
1/2 mile
0 600 1200 ft
1/4 mile0
Figure 5.2. Conceptual
Potable Water Service Plan
PR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
R1C: Residential Single-Family Cluster
CG: General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
R2: Residential Duplex
Heart of the City Specific Plan Area
Building Footprints
Plan Area Boundary
Walking Radius
City Limits
Building Footprints
Building Footprints
Aerial View
Specific Plan Boundary
Parcels
Creek
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Class I Bike Path (Proposed)
Blocks
Civic Buildings
Squares
Parks
Class II Bike Lane
Class III Bike Route
Trees
Class II (Bike Lane)
Class III (Bike Route)
Curb Cut
Parks and Schools
Signalized Intersection
Blocks
Building Footprints
Squares
Parks
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Highways
Arterials
Local Streets
Collectors
Existing Buildings
Parking Garage
Parking Lot
Plan Area Boundary
Walking Radius
City Limits
Vehicle Access
Commercial/Residential
Commercial/Oice/Residential
Industrial
Riprarian Corridor
Parks
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Parks
Plan Area Boundary
Walking Radius
City Limits
Commercial/Residential
Commercial/Oice/Residential
North Vallco Park Special Area
Riprarian Corridor
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Plan Area Boundary
Walking Radius
City Limits
Parcels
Specific Plan Area
City Boundary
Major Highways
Creeks
City Limits
Creeks
Parks
Squares
Parcels
Building Footprints
Plan Area Boundary
Creeks
Open Space
Squares
Parcels
Parks and Schools
Plan Area Boundary
Walking Radius
City Limits
Curb Cut
Bus Stop
Traic Signal
Tree
Tree
Curb Cut
Bus Stop
Parcels
City Boundary
Major Highways
Creeks
Heart of the City Specific Plan Area
Plan Area
Crosswalk
Bus Stop
Traic Signal
Squares
Highways
Major Collectors
Arterials
Minor Collectors
Local Roads
PR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
P(CG): General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
Heart of the City Specific Plan Area
P(Regional Shopping)
HE2: Housing Element
Plan Area Boundary
Walking Radius
City Limits
Existing Sanitary Sewer to Remain
Upgraded Municipal Sanitary Sewer
New Municipal SanitarySewer
New Development Sanitary Sewer
Existing Water Service to Remain
Proposed Public Water Service
Proposed Fire Service
Backflow Preventers
Municipal Recycled Water for Irrigation
Rain Water Cistern
Rain Water Collectionat Town Square
Existing Public StormDrain to Remain
Rain Water Collection at Grade
Municipal Recycled Water for Irrigation
Portal Park N Wolfe RdCalabazas CreekMiller AveAmherst Dr
Wheaton Dr
Auburn Dr
Merritt Dr
Stevens Creek BoulevardN Wolfe RdInt
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Vallco Pkwy Perimeter RoadVallco Town Center Specific PlanPublic Review Draft — August 2018 5-07
Chapter 5 — Infrastructure and Public Facilities
5.4 Wastewater Treatment
and Conveyance
Existing 12-, 15-, and 27-inch sewer mains
in Wolfe Road collect sewage generated
from the project site. These sewer mains
run north on Wolfe Road to Homestead
Road and then to Cupertino Sanitary
District’s (CuSD) Flume station where
CuSD’s flow enters the City of Santa Clara
system to the Regional Waste Facility for
treatment.
The City of Santa Clara interceptor line
has a peak design flow, permitted by
agreement between CuSD and the City
of Santa Clara, of 13.8 mgd and the peak
1-hour flow rate is currently modeled at
10.7 mgd.
Existing 12- and 15-inch sewer mains in
Wolfe Road and downstream connections
from the project site are near capacity
under existing conditions. The 15-inch
sewer system connects to a recently
installed 27-inch line at Wolfe/Pruneridge,
which is operating at capacity. The newer
27-inch sewer main ultimately discharges
to the San Jose/Santa Clara Water
Pollution Control Plant, via the City of
Santa Clara system.
It is anticipated that upgrades may be
required to the existing lines in North Wolfe
Road to accommodate the projected
flows from implementation of the Specific
Plan. The Specific Plan EIR indicates that
the existing 12- and 15-inch sewer mains
in Wolfe Road would have to either be
replaced with new mains of an adequate
size as determined by the Cupertino
Sanitary District, or an 18-21 inch parallel
pipe needs to be installed.
The Specific Plan EIR also anticipates the
replacement of the existing 27-inch sewer
main in Wolfe Road and Homestead Road
with new mains of an adequate size as
determined by the Cupertino Sanitary
District.
The estimated peak net sewage
generation for the project is 2.38 mgd.
If additional hydraulic modeling is
performed on the CuSD system and
the model indicates that the 13.8 mgd
contractual limit through the City of
Santa Clara would be surpassed by the
project, future development would not
be permitted to obtain building permits
for any structures or units that result in
the contractual limit being exceeded until
additional capacity is available through
the City of Santa Clara’s sewer system;
improvements are made to the CuSD
sewer system that reduce the peak wet
weather flows that enter the City of Santa
Clara system; improvements are made on
the project site that ensure the contractual
limit is not exceed; or the completion of
any combination of these approaches that
adequately addresses potential capacity
issues.
There is also a sewer main located in the
current Perimeter Road on the western
edge of the Plan Area that collects
sewage from the North Blaney residential
community to the west and flows to the
15-inch North Wolfe Road sewer main as
described above.
The existing sewer main on the west side
of the property, and the main that crosses
through the property from North Wolfe
5-08 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 5 — Infrastructure and Public Facilities
Road that discharges through the northern
portion of the Plan Area may be rerouted
to avoid future building pads. If the main
is relocated, a new public utility easement
will be required.
The Specific Plan Wastewater Plan
is shown in Figure 5.3: Conceptual
Wastewater Plan, including both new and
upgraded sewer public sewer lines.
1/2 mile
0 600 1200 ft
1/4 mile0
Figure 5.3. Conceptual
Wastewater Plan
PR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
R1C: Residential Single-Family Cluster
CG: General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
R2: Residential Duplex
Heart of the City Specific Plan Area
Building Footprints
Plan Area Boundary
Walking Radius
City Limits
Building Footprints
Building Footprints
Aerial View
Specific Plan Boundary
Parcels
Creek
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Class I Bike Path (Proposed)
Blocks
Civic Buildings
Squares
Parks
Class II Bike Lane
Class III Bike Route
Trees
Class II (Bike Lane)
Class III (Bike Route)
Curb Cut
Parks and Schools
Signalized Intersection
Blocks
Building Footprints
Squares
Parks
Plan Area Boundary
Walking Radius
City Limits
Plan Area Boundary
Walking Radius
City Limits
Highways
Arterials
Local Streets
Collectors
Existing Buildings
Parking Garage
Parking Lot
Plan Area Boundary
Walking Radius
City Limits
Vehicle Access
Commercial/Residential
Commercial/Oice/Residential
Industrial
Riprarian Corridor
Parks
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Parks
Plan Area Boundary
Walking Radius
City Limits
Commercial/Residential
Commercial/Oice/Residential
North Vallco Park Special Area
Riprarian Corridor
Public Facilities
Quasi-Public
Residential High Density (>35 DU/Ac.)
Residential Medium Density (10-20 DU/Ac.)
Residential Low/Medium Density (5-10 DU/Ac.)
Residential Low Density (1-5 DU/Ac.)
Industrial/Residential/Commercial
Transportation
Plan Area Boundary
Walking Radius
City Limits
Parcels
Specific Plan Area
City Boundary
Major Highways
Creeks
City Limits
Creeks
Parks
Squares
Parcels
Building Footprints
Plan Area Boundary
Creeks
Open Space
Squares
Parcels
Parks and Schools
Plan Area Boundary
Walking Radius
City Limits
Curb Cut
Bus Stop
Traic Signal
Tree
Tree
Curb Cut
Bus Stop
Parcels
City Boundary
Major Highways
Creeks
Heart of the City Specific Plan Area
Plan Area
Crosswalk
Bus Stop
Traic Signal
Squares
Highways
Major Collectors
Arterials
Minor Collectors
Local Roads
PR: Parks and Recreation
BQ: Quasi-Public Building
MP: Planned Industrial Zone
P: Mixed Use Planned Development
R3: Multi-Family Residential
P(CG): General Commercial
R1: Single-Family Residential
BA: Public Building
A1: Agricultural Residential
Heart of the City Specific Plan Area
P(Regional Shopping)
HE2: Housing Element
Plan Area Boundary
Walking Radius
City Limits
Existing Sanitary Sewer to Remain
Upgraded Municipal Sanitary Sewer
New Municipal SanitarySewer
New Development Sanitary Sewer
Existing Water Service to Remain
Proposed Public Water Service
Proposed Fire Service
Backflow Preventers
Municipal Recycled Water for Irrigation
Rain Water Cistern
Rain Water Collectionat Town Square
Existing Public StormDrain to Remain
Rain Water Collection at Grade
Municipal Recycled Water for Irrigation
Portal Park N Wolfe RdCalabazas CreekMiller AveAmherst Dr
Wheaton Dr
Auburn Dr
Merritt Dr
Stevens Creek BoulevardN Wolfe RdInt
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Vallco Pkwy Perimeter RoadPerimeter RoadVallco Town Center Specific PlanPublic Review Draft — August 2018 5-09
Chapter 5 — Infrastructure and Public Facilities
5.5 Water Supply
and Demand
California Water Service Company
(CalWater) is the municipal water utilities
provider for the Los Altos Suburban
(LAS) District of the City Cupertino where
the Plan Area is located. Water supply
for the LAS District is a combination of
groundwater from wells in the District
and treated water purchased from the
Santa Clara Valley Water District (SCVWD).
Approximately 32 percent of supply
comes from groundwater production and
68 percent from SCVWD.
In a given year, the amount of groundwater
production versus purchased treated
water varies depending on the supply
available from SCVWD. SCVWD imports
surface water to its service area from the
South Bay Aqueduct of the State Water
Project (SWP), the San Felipe Division of
the federal Central Valley Project (CVP)
and the San Francisco Public Utilities
Commission’s (SFPUC) Regional Water
System. However, Cal Water only receives
SCVWD water from the SWP and CVP
sources.
CalWater has a contract with SCVWD
until 2035 to purchase treated surface
water and convey it to the LAS District.
The SCVWD “contract” water is delivered
through four connections within its
transmission system. These connections
are called the Vallco, Granger, Farndon,
and Covington turnouts. Each of these
turnouts is equipped with pressure
and flow control devices that provide
a hydraulic transition between their
respective delivery main and the LAS
District distribution system.
The LAS District owns and operates a
water system that includes 295 miles
of pipeline, 65 booster pumps, and 46
storage tanks. Cal Water proactively
maintains and upgrades its facilities to
ensure a reliable, high-quality water supply.
As described in the Vallco Special Area
Specific Plan EIR ('Specific Plan EIR'),
Plan Area development would result in a
maximum net increase in water demand
of 249 AFY compared to existing 2015
water demand on-site. Based on projected
supply, LAS District is anticipated to meet
projected demand during normal, single
dry, and multiple dry year conditions.
The future development is encouraged
to incorporate on-site water recycling
including rainwater harvesting and
gray water use for facilities that can
accommodate on-site water recycling
such as landscaping, or re-use in toilets.
5-10 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 5 — Infrastructure and Public Facilities
5.6 Dry Utilities
Central Plant
A central plant or distributed plants may
be constructed within the Plan Area to
centralize heating and cooling for the
project. Any externally visible mechanical
equipment would be screened from
public views by preferably integrating
such equipment into proposed buildings
or placing them underground or, less
preferably, by screening them with screens
that are at least as tall as the equipment it
is screening.
In addition, mechanical equipment
shall be required to incorporate noise
reduction measures in accordance with
the Cupertino Municipal Code and the
Specific Plan's MMRP to reduce impacts
on surrounding uses.
Energy Infrastructure: Gas and
Electric Lines and Gasoline
The operational energy demand at build
out for the Plan Area is estimated to be
approximately 72 net gigawatt-hours
(GWh) of electricity per year, 75 net billion
British thermal units (Btu) of natural gas
per year, and 11,900 gallons of gasoline
per year compared to existing conditions.
Public gas and electric facilities are owned
and operated by Pacific Gas and Electric.
Existing (PG&E) gas and high voltage
electric lines are located in North Wolfe
Road, running from north to south.
As analyzed in the Specific Plan EIR,
proposed development will not use energy
or fuel in a wasteful manner. Therefore,
there are no anticipated changes to the
location of these existing facilities, and
it is believed that existing facilities will
be adequate to meet future demand.
However, PG&E will need to review
proposed project loads and determine
if upgrades to the system are necessary
to serve the project in conjunction with
subsequent development applications in
the Plan Area.
There is also a public joint trench along
the southwest section of the existing
Perimeter Road, including natural gas,
communications and electrical that may
need to be relocated out of future building
pads.
Even though the existing and/or upgraded
PG&E infrastructure will be utilized to
provide electricity to the project, electricity
for future development shall be provided
by Silicon Valley Clean Energy (SVCE) or
another provider that sources electricity
from 100 percent carbon free sources in
order to comply with the regional Climate
Action Plan consistency. Future developers
are required to indicate how compliance
with this requirement will be achieved by
project users.
Communication Lines
Existing public communication lines run
underground on the east side of North
Wolfe Road from north to south. There are
no proposed changes to the location of
these facilities. Upgrades to these facilities
will be necessary to support the users of
the site, and the communication lines may
need to be rerouted to ensure availability
of the lines during construction or to
avoid other required utilities based on final
approved construction plans within the
Plan Area.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 5-11
Chapter 5 — Infrastructure and Public Facilities
5.7 Solid Waste and
Recycling
Recology South Bay is the exclusive
franchise company that currently provides
curbside recycling, garbage, and yard
waste services to the City of Cupertino.
It would continue to provide solid waste
and recycling service to the Plan Area,
subject to change by the City of Cupertino
per state and local requirements and/or
agreements.
The City shall continue its current recycling
ordinances and zero waste policies in an
effort to further increase its diversion rate
and lower its per capita disposal rate. The
City will impose conditions of approval
on future development in the Plan Area
to implement these policies, and it may
require solid waste technologies such as
pneumatic collection, advanced treatment
such as anaerobic digestion to help
reduce the amount of solid waste being
exported from the Plan Area, or other
implementation mechanisms.
In addition, development within the Plan
Area is subject to Chapter 16.72 of the
Cupertino Municipal Code regarding
recycling and diversion of waste during
construction and demolition to reduce
the total amount of waste that will be
landfilled.
5-12 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 5 — Infrastructure and Public Facilities
5.8 Mobility and
Transportation
Build out of the Plan Area will require
new internal streets, including enhanced
bicycle and pedestrian facilities. New
development shall be required to
improve adjacent portions of existing
thoroughfares, including Stevens Creek
Boulevard, Vallco Parkway, and North
Wolfe Road. The proposed street network,
along with right-of-way improvement
requirements, is illustrated and discussed
in Chapter Six: Development Standards.
In addition to improvements within the
Plan Area, the development projects
authorized by this Specific Plan are
considered to be projects of regional
significance. Therefore, there are several
improvements that are required to
maintain the transportation infrastructure
in the vicinity of the project site in
compliance with City standards.
In addition, the Specific Plan requires
further transportation management
measures to reduce trip generation within
the Plan Area. These include:
1. Fair-share contribution towards the City's
cost of the I-280/ North Wolfe Road
interchange project.
2. Implementation of the conditions of
approval, standard permit conditions,
and mitigations identified in the certified
Specific Plan EIR.
Vallco Town Center Specific PlanPublic Review Draft — August 2018 5-13
Chapter 5 — Infrastructure and Public Facilities
5-14 Vallco Town Center Specific Plan Public Review Draft — August 2018
In this chapter
6.1 Town Center Zone 6-03
6.2 Zone Standards 6-07
6.3 Definitions 6-67
Development
Standards
CHAPTER6
Vallco Town Center Specific PlanPublic Review Draft — August 2018 6-01
6-02 Vallco Town Center Specific Plan Public Review Draft — August 2018
6.1: Town Center Zone
Table of Contents
6.1.1 Purpose and Intent 6-05
6.1.101 Purpose and Intent ........................................................................6-05
6.1.102 Applicability ..............................................................................6-05
Figure 6.1.102.A: Town Center Code Boundaries ..............................................6-05
6.1.103 Town Center Zone Established ............................................................6-06
6.1.104 Administration and Procedures ............................................................6-06
Public Review Draft – August 2018 Vallco Town Center Specific Plan 6-03
Public Review Draft – August 2018
Town Center Zone
6-04 Vallco Town Center Specific Plan
This page intentionally left blank
6.1.1 Purpose and Intent
6.1.101 Purpose and Intent
This Chapter sets forth standards for building form, streetscapes and uses. These standards are
also referred to as the Town Center Code or "Code".
A. This Chapter implements the policy direction set forth in the Vallco Town Center Specific Plan
to create a vibrant Town Center. The standards regulate buildings, streets, and open spaces
that create a variety of walkable environments:
1. Vibrant pedestrian-oriented streets lined with active uses and a mix of uses above the
ground floor;
2. Vibrant public open spaces lined by an active ground floor and a mix of uses; and
3. Neighborhood streets.
B. The Code provides standards that apply through out the Code Boundaries identified in Figure
6.1.102.A (Town Center Code Boundaries) and provides specific standards based on the
intended form and character.
6.1.102 Applicability
The standards in this Chapter apply to all development and improvements within the Code
Boundaries identified in Figure 6.1.102.A (Town Center Code Boundaries) show below.
Figure 6.1.102.A: Town Center Code Boundaries
Key
Town Center Code Boundary
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Pruneridge Ave
Forge Dr
Meadow AveSwolfe RdGianni
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Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct
Prunerridge Ave
Heron Ave
Parnell Pl
Homestead Rd Homestead Rd
She
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P
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Selkirk
P
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Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen Dr Cold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter RdKey
Town Center Code Boundary
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Pruneridge Ave
Forge Dr
Meadow AveSwolfe RdGiannini
Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct
Prunerridge Ave
Heron Ave
Parnell PlHomestead Rd Homestead Rd
She
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Selkirk Pl
Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen DrCold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter RdPublic Review Draft – August 2018 Vallco Town Center Specific Plan 6-05
6.1.103 Town Center Zone Established
This Section establishes standards to implement the vision described in Chapter 3 (Vision) of the
Specific Plan. The standards of the Town Center Zone are applied to the parcels within the Code
boundaries identified in Figure 6.1.102.A (Town Center Code Boundaries).
6.1.104 Administration and Procedures
A. Development proposals are to be reviewed and processed per the procedures in Chapter 7
(Administration, Implementation and Financing) of the Specific Plan.
B. Where references are made to the "City", City means the applicable department(s) of the City
of Cupertino.
Public Review Draft – August 2018
6-06 Vallco Town Center Specific Plan
6.1.103 | Town Center Zone Established
6.2: Zone Standards
Table of Contents
6.2.1 Regulating Plan 6-09
6.2.101 Form and Character District Regulating Plan ................................................6-09
Figure 6.2.101.A: Form and Character District Regulating Plan .................................6-09
6.2.102 Standards by Form and Character District ..................................................6-10
Table 6.2.102.A: Standards by Form and Character District ...................................6-10
6.2.2 Town Center Zone Standards 6-13
6.2.201 Street and Block Network .................................................................6-13
Figure 6.2.201.A: Conceptual Street and Block Network Regulating Plan .......................6-15
6.2.202 Open Space ..............................................................................6-27
Figure 6.2.202.A: Conceptual Open Space Regulating Plan ...................................6-29
6.2.203 Building Height ...........................................................................6-36
Table 6.2.203.A: Height Limits ..............................................................6-36
Figure 6.2.203.A: Building Height Regulating Plan ............................................6-37
6.2.204 Facade Articulation .......................................................................6-38
Table 6.2.204.A: Facade Articulation ........................................................6-38
6.2.205 Frontages ................................................................................6-39
6.2.206 Uses .....................................................................................6-48
Table 6.2.206.A: Allowed Land Uses ........................................................6-48
6.2.207 Parking ...................................................................................6-52
Table 6.2.207.A: Parking Spaces Requirements ...............................................6-52
Table: 6.2.207.B: Required Carshare Parking Spaces ..........................................6-53
6.2.208 Screening ................................................................................6-56
6.2.209 Bird-safe Design ..........................................................................6-58
6.2.210 Outdoor Lighting .........................................................................6-58
6.2.211 Signage ..................................................................................6-59
Public Review Draft – August 2018 Vallco Town Center Specific Plan 6-07
Public Review Draft – August 2018
6-08 Vallco Town Center Specific Plan
Zone Standards |
6.2.1 Regulating Plan
6.2.101 Form and Character District Regulating Plan
The Town Center Zone applies standards for development and uses through form and character
districts as identified in Figure 6.2.101.A (Form and Character District Regulating Plan).
Figure 6.2.101.A: Form and Character District Regulating Plan
1
2
3
Town Center Code Boundary
Neighborhood/Mixed Use District
Oice/Mixed Use District
Key Standards
Districts:
See 6.2.102.A
See 6.2.102.A
See 6.2.102.A
1 Retail and Entertainment/Mixed Use District
2
3
Int
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2
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Int
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Pruneridge Ave
Forge Dr
Meadow AveSwolfe RdGiannini
Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct
Prunerridge Ave
Heron Ave
Parnell Pl
Homestead Rd Homestead Rd
She
t
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a
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P
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Selkirk
P
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Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen Dr Cold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter Rd1
2
3
Town Center Code Boundary
Neighborhood/Mixed Use District
Oice/Mixed Use District
Key Standards
Districts:
See 6.2.102.A
See 6.2.102.A
See 6.2.102.A
1 Retail and Entertainment/Mixed Use District
2
3
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Interstate 280
Pruneridge Ave
Forge Dr
Meadow AveSwolfe RdGiannini
Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct Prunerridge AveHeron AveParnell PlHomestead Rd Homestead RdShetland PlSelkirk Pl
Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen DrCold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter RdPublic Review Draft – August 2018
Vallco Town Center Specific Plan 6-09
Form and Character District Regulating Plan | 6.2.101
Table 6.2.102.A: Standards by Form and Character District
Requirements
Town Center Zone Form and Character Districts
Neighborhood/
Mixed Use
Retail and Entertainment/
Mixed Use
Office/
Mixed Use
Additional
Standards
1.Block Size
Block Face Length 250' to 500' 1 250' to 500' 1 250' to 500' 1
Block Perimeter 1,800'max.1,800'max.2,400'max.
1 When a Paseo is applied mid block, the block face may be up to 650' in length.
2.Open Space: Figure 6.2.202.A
Greenway Allowed Allowed Allowed See 6.2.202.A.1
Neighborhood Park Allowed Allowed Allowed See 6.2.202.A.2
Plaza/Square Not Allowed Required 1 Required 1 See 6.2.202.A.3
Pedestrian Bridge Allowed Allowed Allowed See 6.2.202.A.4
Pocket Plaza/Park Allowed Allowed Allowed See 6.2.202.A.5
1 Building height is required to be modified adjacent to this open space See 6.2.203.D
3.Streets Figure 6.2.201.A
Neighborhood Street Allowed Allowed Allowed See 6.2.201.A.1
Active Ground Floor Street Allowed Allowed Allowed See 6.2.201.A.2
Paseo Allowed Allowed Allowed See 6.2.201.A.3
Service Lane Allowed Allowed Allowed See 6.2.201.A.4
North Wolfe Road
(North of Vallco Parkway)
Required (West)Required (West)Required (East)See 6.2.201.B.1
North Wolfe Road
North of Stevens Creek
Required (West)Required (West)N/A See 6.2.201.B.2
Vallco Parkway N/A N/A Required (North)See 6.2.201.B.3
Stevens Creek Boulevard N/A Required N/A See 6.2.201.B.4
Perimeter Road Retrofit
(West of North Wolfe)
Required Required N/A See 6.2.201.B.5
Perimeter Road Retrofit
(East of North Wolfe)
N/A N/A Required See 6.2.201.B.6
4.Building Height
Building Height See A, C, D, E, F See A, B, C, F, H See C, D, E, F, G, H Figure 6.2.203.A
Ground Floor Ceiling Height 11'min. 16'min. 1 16'min. 1
1 11'min. along Neighborhood Streets
Public Review Draft – August 2018
6-10 Vallco Town Center Specific Plan
6.2.102 | Standards by Form and Character District
6.2.102 Standards by Form and Character District
Table 6.2.102.A: Standards by Form and Character District (Continued)
Requirements
Town Center Zone Form and Character Districts
Neighborhood/
Mixed Use
Retail and Entertainment/
Mixed Use
Office/
Mixed Use
Additional
Standards
5.Building Placement 1
Front/Side Street Setback
(Facade Zone)
5'min.; 15'max.0'min.;10'max.0'min.;15'max.
Side Setback 0'min. 0'min.0'min.
Rear Setback 5'min. 5'min. 5'min.
Frontage Build out 2 70%min.90%min.80%min.
1 Setback measured from back of sidewalk to Building Facade
2 The required amount of ground floor facade within the required facade zone setback along the front and along side street
6.Facade Articulation
Facade See 6.2.204 See 6.2.204 See 6.2.204
Building Projections1 Not Allowed 3'max.3'max.
1 Baywindows and balconies
7.Frontages
Porch Allowed Allowed Allowed See 6.2.205.A.1
Dooryard Allowed Allowed Allowed See 6.2.205.A.2
Stoop Allowed Allowed Allowed See 6.2.205.A.3
Forecourt Allowed Allowed1 Allowed1 See 6.2.205.A.4
Shopfront Allowed Allowed Allowed See 6.2.205.A.5
Terrace Allowed Allowed Allowed See 6.2.205.A.6
Gallery Allowed Allowed Allowed See 6.2.205.A.7
Arcade Allowed Allowed Allowed See 6.2.205.A.8
1 Required on any facade that exceeds 200 linear feet as measured along the adjacent sidewalk
8.Parking Placement Figure 6.2.207.C
Front/Side Street Setback 45'min.1 45'min.1 45'min.1
Side/Rear Setback 5'min.5'min.5'min.
Vehicular Access Side Street or Alley Side Street or Alley Side Street or Alley
1 Parking must be located behind habitable space and not be exposed to view from street or public open space
9.Uses
Allowed Uses See 6.2.206.A See 6.2.206.A See 6.2.206.A
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-11
Standards by Form and Character District | 6.2.102
Public Review Draft – August 2018
6.2.102
6-12 Vallco Town Center Specific Plan
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6.2.2 Town Center Zone Standards
6.2.201 Street and Block Network
A. Applicability. The requirements of this Section apply to the design and construction of
blocks and streets to generate a street and block network.
B. Block Network and Connectivity.
The land within the Code boundaries is required to be divided into the minimum network of
streets and blocks identified in Figure 6.2.201.A (Conceptual Street and Block Network Regulating
Plan). Individual block faces and the total block perimeter shall be designed in compliance with
the standards identified in Table 6.2.102.A (Standards by Form and Character District), and the
following:
1. Interconnected Streets. As identified in Figure 6.2.201.A (Conceptual Street and Block
Network Regulating Plan) streets are required to be interconnected and connect with
adjacent thoroughfares to provide multiple routes for pedestrian, bicycle and vehicle trips
from, to, and within the site.
2. Pedestrian and Bicycle connectivity is required as identified in Figure 6.2.201.A
(Conceptual Street and Block Network Regulating Plan).
3. Streets are required to terminate/connect to other streets except as specified in
Subsection 6.2.201.B.6.a (Exceptions). Streets are not allowed to terminate on service
lanes. Existing streets are to connect with new internal streets and are to be retrofitted as
identified in Sections 6.2.201.B.1-B.6 (Existing Streets).
4. Street Extensions. New streets are required to connect to existing or planned streets and
stubs, except when adjacent to existing single family neighborhoods on west side of the
Plan Area.
5. Two types of new streets are allowed: Neighborhood and Active Ground Floor types,
identified in Figure 6.2.201.A (Conceptual Street and Block Network Regulating Plan).
Additional streets may be added in compliance with the requirements of this Section.
6. Dead-End Streets and Cul-de-sacs. Streets may not include dead-end streets or cul-de-
sacs except as specified below:
a. Exceptions. Block face length and perimeter standards are not applicable along:
(i) Western edge along Perimeter Road;
(ii) Northern edge along Interstate 280; and
(iii) North termination of the Neighborhood Street in the North West corner of the
Code boundaries.
b. The length of a dead-end street is not to exceed 300 feet, as measured from the
center of the closest intersection to the center of the cul-de-sac bulb. These streets
are to include a suitable turn-around designed subject to the review and approval of
the City.
Public Review Draft – August 2018 Vallco Town Center Specific Plan 6-13
7. Location and Alignment of Streets. The location of new streets may be adjusted from the
location identified in Figure 6.2.201.A (Conceptual Street and Block Network Regulating
Plan) in compliance with the standards for block size in Table 6.2.102.A (Standards
by Form and Character District) subject to City review and approval. Figure 6.2.201.A
(Conceptual Street and Block Network Regulating Plan) shall be revised to reflect the final
street locations and alignments as approved by the City, the word "Conceptual" shall be
removed from the Figure.
C. General Street Standards. All streets are required to be designed in compliance with the
standards of the applicable street type, and the General Street Standards provided bellow.
1. All streets and intersections require review of fire and traffic safety and must be approved
by the City and appropriate Fire Official.
2. On-street parking standards.
a. On-street parking and street trees planters may overlap in section.
D. Development Standards. The development standards are to be applied to the land behind
the edge of the adjacent street(s). The land in the Code boundaries will be divided into blocks
and streets. Each block may remain as part of the larger parcel of which it is a part or, it may
be legally subdivided into a new parcel.
E. Utilities.
1. The following amenities and utilities shall be installed subject to the specifications of the
subdivision ordinance:
a. All utilities including water, gas, sanitary and storm sewers, underground power
systems;
b. Amenities including, lighting electroliers, curbs, gutters, streets and sidewalks; and
c. Connections to main systems shall be installed subject to the specifications of the
subdivision ordinance of the City.
2. All wires, pipes, cables, utilities and connections shall be placed in underground or
subsurface conduits subject to the specifications of the subdivision ordinance of the City.
3. Underground vaults, or, well screened areas, if underground vaults are deemed to be
infeasible by the City Engineer and the Director of Community Development, must be
provided for the installation of the necessary utilities.
4. Mechanical and other equipment - Air conditioning, exhaust fans, and other mechanical
equipment shall be visually screened in a manner satisfactory to the Director of
Community Development.
Public Review Draft – August 2018
6-14 Vallco Town Center Specific Plan
6.2.201 | Street and Block Network
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-15
Street and Block Network | 6.2.201
Figure 6.2.201.A: Conceptual Street and Block Network Regulating Plan
Bike Facility Required
Bike Connectivity:
See 6.2.201.B
Boundaries of Form and Character District
Town Center Code Boundary
See 6.2.101.A
Public Streets Active Ground Floor Required
Key Standards
Internal Streets
Neighborhood
Active Ground Floor
See 6.2.201.A.1
See 6.2.201.A.2
Perimeter Road - West of North Wolfe Road
Paseo (Not Required)
North Wolfe Road - North of Vallco Parkway
North Wolfe Road - North of Stevens Creek
Vallco Parkway
A1
A2
A3
A4
A5
See 6.2.201.B.1
See 6.2.201.B.2
See 6.2.201.B.3
See 6.2.201.B.4
See 6.2.201.B.5
Stevens Creek Boulevard
See 6.2.201.A.3
Perimeter Road - East of North Wolfe Road A6 See 6.2.201.B.6
Public Streets
L
Private Streets:
A1
A1
A2
A2
A3 A3
A4A4
A5
A5
A6
A6
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Pruneridge Ave
Forge Dr
Meadow AveSwolfe RdGiannini
Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct
Prunerridge Ave
Heron Ave
Parnell PlHomestead Rd Homestead Rd
She
t
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a
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d
P
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Selkirk Pl
Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen Dr Cold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter RdBike Facility Required
Bike Connectivity:
See 6.2.201.B
Boundaries of Form and Character District
Town Center Code Boundary
See 6.2.101.A
Public Streets Active Ground Floor Required
Key Standards
Internal Streets
Neighborhood
Active Ground Floor
See 6.2.201.A.1
See 6.2.201.A.2
Perimeter Road - West of North Wolfe Road
Paseo (Not Required)
North Wolfe Road - North of Vallco Parkway
North Wolfe Road - North of Stevens Creek
Vallco Parkway
A1
A2
A3
A4
A5
See 6.2.201.B.1
See 6.2.201.B.2
See 6.2.201.B.3
See 6.2.201.B.4
See 6.2.201.B.5
Stevens Creek Boulevard
See 6.2.201.A.3
Perimeter Road - East of North Wolfe Road A6 See 6.2.201.B.6
Public Streets
L
Private Streets:
A1
A1
A2
A2
A3 A3
A4A4
A5
A5
A6
A6
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Interstate 280 Pruneridge AveForge Dr
Meadow AveSwolfe RdGiannini
Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct Prunerridge AveHeron AveParnell PlHomestead Rd Homestead RdShetland PlSelkirk Pl
Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen DrCold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter Rd
Table 6.2.201.A.1: Street Standards
Element Minimum Maximum
A. Overall Width
Street 60' 80'
B. Lane Assembly
Through Lanes
Number of Travel Lanes 1 each way N/A
Traffic Lane 10'13'
Curb radius 5' N/A
On-Street Parking Allowed/Not Required
C. Public Frontage Assembly
Planter Type Landscape planter(s), or
Trees in planters
Planter Width 7'N/A
Tree Spacing Trees at 30' o.c. Avg.
A1
B1
B2
C1
Table 6.2.201.A.1: Street Standards (Continued)
Element Minimum Maximum
C. Public Frontage Assembly (continued)
Lighting Type Pedestrian scaled along
sidewalks
Curb Type Vertical
Cycle Track Allowed/Not Required
Sidewalk 5'N/A
D. Facade Articulation
See Section 6.2.204 (Facade Articulation) for Requirements
C2
C3
D1
See Figure 6.2.203.A
for Building Height Limits
See Figure 6.2.203.A
for Building Height Limits
6.2.201.A.1 Neighborhood Street
Public Review Draft – August 2018
6-16 Vallco Town Center Specific Plan
6.2.201.A.1 | Neighborhood Street
6.2.201.A.2 Active Ground Floor Street
Table 6.2.201.A.2: Street Standards
Element Minimum Maximum
A. Overall Width
Street 60' 80'
B. Lane Assembly
Through Lanes
Number of Travel Lanes 1 each way N/A
Traffic Lane 10'13'
Curb radius 5' N/A
On-Street Parking Allowed/Not Required
C. Public Frontage Assembly
Planter Type Trees in Tree grates
Planter Width 7'N/A
Tree Spacing 30' o.c. Avg.
A1
B1
B2
C1
Table 6.2.201.A.2: Street Standards (Continued)
Element Minimum Maximum
C. Public Frontage Assembly (continued)
Lighting Type Pedestrian scaled along
sidewalks
Curb Type Vertical
Cycle Track Allowed/Not Required
Sidewalk 8'N/A
D. Facade Articulation
See Section 6.2.204 (Facade Articulation) for Requirements
C2
C3
D1
See Figure 6.2.203.A
for Building Height Limits
See Figure 6.2.203.A
for Building Height Limits
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-17
Active Ground Floor Street | 6.2.201.A.2
Table 6.2.201.A.3: Street Standards
Element Minimum Maximum
A. Overall Width
Street 30'N/A
B. Public Frontage Assembly
Planter Type Landscape planter(s), or
Trees in planters
Planter Width Varies
Lighting Type Pedestrian scaled along
sidewalks
C. Facade Articulation
See Section 6.2.204 (Facade Articulation) for Requirements
A1
C1
6.2.201.A.3 Paseo
See Figure 6.2.203.A
for Building Height Limits
See Figure 6.2.203.A
for Building Height Limits
Public Review Draft – August 2018
6-18 Vallco Town Center Specific Plan
6.2.201.A.3 | Paseo
Table 6.2.201.A.4: Street Standards
Element Minimum Maximum
A. Overall Width
Street 30'N/A
B. Lane Assembly
Through Lanes
Number of Travel Lanes 1 each way N/A
Traffic Lane 10'13'
Curb radius 5'
C. Public Frontage Assembly
Lighting Type Pedestrian scaled along
sidewalks
Curb Type Vertical
Sidewalk 5'N/A
A1
B1
B2
C1
6.2.201.A.4 Service Lane
See Figure 6.2.203.A
for Building Height Limits
See Figure 6.2.203.A
for Building Height Limits
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-19
Service Lane | 6.2.201.A.4
6.2.201.B.1 North Wolfe Road - North of Vallco Parkway
Table 6.2.201.B.1: Street Standards
Element Minimum Maximum
A. Overall Width
Street 240' N/A
B. Lane Assembly
Through Lanes
The number and length of required through lanes, turn lanes
and median shall be specified by the City, in order to provide
for the transportation mitigation measures specified in this
Specific Plan's Environmental Impact Report.
Curb radius 25'
Frontage Road
Number of Travel Lanes 1 each way N/A
Travel Lane 10'12'
On-Street Parking Lane 8'8'
A1
B1
B2
B3
B4
Table 6.2.201.B.1: Street Standards (Continued)
Element Minimum Maximum
C. Public Frontage Assembly
Planter Type Varies
Planter Width Varies
Tree Spacing Trees at 30' o.c. Avg.
Lighting Type Pedestrian scaled along
sidewalks
Curb Type Vertical
Cycle Track
one-way 6'-6"N/A
Sidewalk 15'20'
D. Facade Articulation
See Section 6.2.204 (Facade Articulation) for Requirements
C1
C2
C3
D1
EastWest
See Figure 6.2.203.A
for Building Height Limits
See Figure 6.2.203.A
for Building Height Limits
Public Review Draft – August 2018
6-20 Vallco Town Center Specific Plan
6.2.201.B.1 | North Wolfe Road - North of Vallco Parkway
6.2.201.B.2 North Wolfe Road -North of Stevens Creek Boulevard
Table 6.2.201.B.2: Street Standards
Element Minimum Maximum
A. Overall Width
Street 175' N/A
B. Lane Assembly
Through Lanes
The number and length of required through lanes, turn lanes
and median shall be specified by the City, in order to provide
for the transportation mitigation measures specified in this
Specific Plan's Environmental Impact Report.
Curb radius 25'
Frontage Road
Number of Travel Lanes 1 N/A
Travel Lane 10'12'
On-Street Parking Lane 8'8'
A1
B1
B2
B3
B4
Table 6.2.201.B.2: Street Standards (Continued)
Element Minimum Maximum
C. Public Frontage Assembly
Planter Type Varies
Planter Width Varies
Tree Spacing Trees at 30' o.c. Avg.
Lighting Type Pedestrian scaled along
sidewalks
Curb Type Vertical
Cycle Track
one-way 6'-6"N/A
Sidewalk 15'20'
D. Facade Articulation
See Section 6.2.204 (Facade Articulation) for Requirements
C1
C2
C3
D1
EastWest
Existing East side of Street to Remain
See Figure 6.2.203.A
for Building Height Limits
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-21
North Wolfe Road -North of Stevens Creek Boulevard | 6.2.201.B.2
6.2.201.B.3 Vallco Parkway
Table 6.2.201.B.3: Street Standards
Element Minimum Maximum
A. Overall Width
Street 120' N/A
B. Lane Assembly
Through Lanes
The number and length of required through lanes, turn lanes
and median shall be specified by the City, in order to provide
for the transportation mitigation measures specified in this
Specific Plan's Environmental Impact Report.
On-Street Parking Lane 8'8'
Curb radius 25'
C. Public Frontage Assembly
Planter Type Varies
Planter Width Varies
A1
B1
B2
B3
C1
Table 6.2.201.B.3: Street Standards (Continued)
Element Minimum Maximum
C. Public Frontage Assembly (continued)
Tree Spacing Trees at 30' o.c. Avg.
Lighting Type Pedestrian scaled along
sidewalks
Curb Type Vertical
Cycle Track
one-way 6'-6"N/A
Sidewalk 14'N/A
D. Facade Articulation
See Section 6.2.204 (Facade Articulation) for Requirements
C2
C3
D1
Existing South side of Street to Remain
NorthSouth
See Figure 6.2.203.A
for Building Height Limits
Public Review Draft – August 2018
6-22 Vallco Town Center Specific Plan
6.2.201.B.3 | Vallco Parkway
6.2.201.B.4 Stevens Creek Boulevard
Table 6.2.201.B.4: Street Standards
Element Minimum Maximum
A. Overall Width
Street 164' N/A
B. Lane Assembly
Through Lanes
The number and length of required through lanes, turn lanes
and median shall be specified by the City, in order to provide
for the transportation mitigation measures specified in this
Specific Plan's Environmental Impact Report.
Curb radius 25'
On-Street Parking Not Allowed
C. Public Frontage Assembly
Planter Type Varies
Planter Width Varies
A1
B1
B2
C1
Table 6.2.201.B.4: Street Standards (Continued)
Element Minimum Maximum
C. Public Frontage Assembly (continued)
Tree Spacing Trees at 30' o.c. Avg.
Lighting Type Pedestrian scaled along
sidewalks
Curb Type Vertical
Cycle Track
one-way 6'-6"N/A
Sidewalk 14'N/A
D. Facade Articulation
See Section 6.2.204 (Facade Articulation) for Requirements
C2
C3
D1
NorthSouth
Existing South side of Street to Remain
See Figure 6.2.203.A
for Building Height Limits
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-23
Stevens Creek Boulevard | 6.2.201.B.4
6.2.201.B.5 Perimeter Road - West of North Wolfe Road
Table 6.2.201.B.5: Street Standards
Element Minimum Maximum
A. Overall Width
Street 60'N/A
B. Lane Assembly
Through Lanes
Number of Travel Lanes 1 each way N/A
Traffic Lane 10'13'
Curb radius 5'
On-Street Parking Allowed/Not Required
C. Public Frontage Assembly
Planter Type Varies
Planter Width Varies
Tree Spacing Trees at 30' o.c. Avg.
A1
B1
B2
C1
Table 6.2.201.B.5: Street Standards (Continued)
Element Minimum Maximum
C. Public Frontage Assembly (continued)
Lighting Type Pedestrian scaled along
sidewalks
Curb Type Vertical
Cycle Track
Two-way 12'N/A
Sidewalk 5'N/A
D. Facade Articulation
See Section 6.2.204 (Facade Articulation) for Requirements
E. Notes
Street may moved to accommodate green way or other
Open Space type.
C2
C3
D1
A1
C2 B1 C1 C3C1C1C3
B2
D1
Perimeter Road North of Stevens Creek
Scale: 1/16" = 1'-0"B5
See Figure 6.2.203.A
for Building Height Limits
Existing East side of Street to Remain
EastWest
Public Review Draft – August 2018
6-24 Vallco Town Center Specific Plan
6.2.201.B.5 | Perimeter Road - West of North Wolfe Road
6.2.201.B.6 Perimeter Road - East of North Wolfe Road
Table 6.2.201.B.6: Street Standards
Element Minimum Maximum
A. Overall Width
Street 60' N/A
B. Lane Assembly
Through Lanes
Number of Travel Lanes 1 each way N/A
Traffic Lane 10'13'
Curb radius 5'
On-Street Parking Allowed/Not Required
C. Public Frontage Assembly
Planter Type Varies
Planter Width Varies
Tree Spacing Trees at 30' o.c. Avg.
A1
B1
B2
C1
Table 6.2.201.B.6: Street Standards (Continued)
Element Minimum Maximum
C. Public Frontage Assembly (continued)
Lighting Type Pedestrian scaled along
sidewalks
Curb Type Vertical
Cycle Track
one-way 6'-6"N/A
Sidewalk 8'N/A
D. Facade Articulation
See Section 6.2.204 (Facade Articulation) for Requirements
C2
C3
D1
See Figure 6.2.203.A
for Building Height Limits
Existing West side of Street to Remain
EastWest
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-25
Perimeter Road - East of North Wolfe Road | 6.2.201.B.6
Public Review Draft – August 2018
6.2.201.B.5
6-26 Vallco Town Center Specific Plan
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Table 6.2.202.B: Open Space Requirements
Open Space Type Min. Width Min. Size Other Requirements
Parkland Requirement | Per CMC Table 13.08.050 - Parkland Dedication Table
Min. total at grade publicly
accessible open space
N/A 6.0 Acres Generally at level of adjacent sidewalk
(+/-12 inches)
Remaining on site open space
(may be above ground)
Shall be consistent with open space
types listed below
Publicly accessible open space shall
be credited 100% towards parkland
requirement. Open spaces that are
privately accessible to residents shall
be credited 50% towards parkland
requirement. Private open space
provided for office users only do not
count since office use is not subject to a
parkland requirement
Park Fees N/A N/A Any parkland requirement that is not met
on site shall pay the applicable parkland
fee per CMC Chapter 13.08 (Parkland
Dedication Fee)
6.2.202 Open Space
A. Applicability. The requirements of this Section apply to all development and improvements
within the Code boundaries as identified in Table 6.2.102.A (Standards by Form and Character
District).
B. Publicly Accessible Open Space.
1. Required Amount.
a. Six (6) acres of publicly accessible open space are required within the Code
Boundaries. Planting strips and parkways in streets do not qualify as publicly
accessible open space.
b. The required amount for each form and character district may be distributed within
each district using the allowed open space types.
2. Location.
a. Publicly accessible open space shall be located in the general location(s) identified in
Figure 6.2.202.A (Conceptual Open Space Regulating Plan) using the allowed open
space types and requirements in Table 6.2.202.B (Open Space Requirements). Upon
final approval of open space locations and types, Figure 6.2.202.A (Conceptual Open
Space Regulating Plan) shall be revised to reflect the final location, sizes and types.
The word "Conceptual shall be removed from the Figure.
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-27
Open Space | 6.2.202
Table 6.2.202.B: Open Space Requirements (Continued)
Open Space Type Min. Width (feet)Min. Size Other Requirements
Open Space Types to count towards Parkland Requirement (whether publicly or privately accessible)
Greenway 55 feet 1.0 acre See 6.2.202.A.1
Neighborhood Park 90 feet 0.25 acre See 6.2.202.A.2
Plaza/Square: Town Square
(Retail and Entertainment/Mixed
Use District)
200 feet 1.75 acres See 6.2.202.A.3
Plaza/Square: East Plaza
(Office/Mixed Use District)
125 feet 0.75 See 6.2.202.A.3
Pedestrian Bridge If landscaped open space is provided on
the bridge, shall be consistent with open
space types listed above
See 6.2.202.A.4
Pocket Plaza/Park 50 feet 2,500 sq. ft. See 6.2.202.A.5
Private Open Space
Common Open Space for
Residential Units
60 feet 60 sq. ft.Privately accessible. May be provided in
the form of podium central courtyards,
pool areas, decks, etc.
C. Trees. Existing trees identified in Figure 6.2.202.A (Conceptual Open Space Regulating
Plan); and described below will be integrated to the extend feasible into street retrofit and
landscaping improvements at the following locations:
1. Perimeter Road. Trees along the western edge of Perimeter Road, identified as ;
2. North Wolfe Road between I-280 and Vallco Parkway. Trees on both sides of the street and
within the median, identified as ;
3. North Wolfe Road between Vallco Parkway and Stevens Creek Boulevard. Trees on the
western edge of North Wolfe Road and within the median, identified as ; and
4. Stevens Creek Boulevard. Trees along the northern edge of Stevens Creek Boulevard,
identified as .
5. Existing trees shall be evaluated by a certified arborist to determine the condition of trees
and which are to be preserved or replaced.
T1
T2
T3
T4
Public Review Draft – August 2018
6-28 Vallco Town Center Specific Plan
6.2.202 | Open Space
Figure 6.2.202.A: Conceptual Open Space Regulating Plan
Oice/Mixed Use District See 6.2.102.2.A4
Active Ground Floor Required around
Town Square and East Plaza
Key Standards
1
Neighborhood/Mixed Use District
General Location of Open Space:
See 6.2.102.2.A2Retail and Entertainment/Mixed Use District
See 6.2.102.2.A3
Min Network of Internal Streets
Perimeter Road - Western Edge
N. Wolfe Road - Between I-280 and Vallco
N. Wolfe Road - Between Vallco and Stevens Creek
Stevens Creek Boulevard - Northern Edge
Trees:
T1
T2
T3
T4
Town Center Code Boundary
Existing Streets (Private and Public)
See 6.2.202.2.C
See 6.2.201 for reference
See 6.2.201 for reference
Boundaries of Form and Character District
T2 T2
1
4
T1
2
T4
T3
3
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2
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Pruneridge Ave
Forge Dr
Meadow AveSwolfe RdGiannini
Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct
Prunerridge Ave
Heron Ave
Parnell PlHomestead Rd Homestead Rd
She
t
l
a
n
d
P
l
Selkirk Pl
Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen Dr Cold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter RdOice/Mixed Use District See 6.2.102.2.A4
Active Ground Floor Required around
Town Square and East Plaza
Key Standards
1
Neighborhood/Mixed Use District
General Location of Open Space:
See 6.2.102.2.A2Retail and Entertainment/Mixed Use District
See 6.2.102.2.A3
Min Network of Internal Streets
Perimeter Road - Western Edge
N. Wolfe Road - Between I-280 and Vallco
N. Wolfe Road - Between Vallco and Stevens Creek
Stevens Creek Boulevard - Northern Edge
Trees:
T1
T2
T3
T4
Town Center Code Boundary
Existing Streets (Private and Public)
See 6.2.202.2.C
See 6.2.201 for reference
See 6.2.201 for reference
Boundaries of Form and Character District
T2 T2
1
4
T1
2
T4
T3
3
Int
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2
8
0
Interstate 280 Pruneridge AveForge Dr
Meadow AveSwolfe RdGiannini
Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct Prunerridge AveHeron AveParnell PlHomestead Rd Homestead RdShetland PlSelkirk Pl
Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen DrCold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter RdPublic Review Draft – August 2018
Vallco Town Center Specific Plan 6-29
Open Space | 6.2.202
6.2.202.A.1 Greenway
A. Description
Linear space for community gathering and strolling
for residents and employees, serving multiple
neighborhoods. Greenways can serve an important role
as a green connector between destinations.
B. General Character
Formal or informal
Hardscape path(s) within at least 60% landscaping
Spatially defined by tree-lined streets and adjacent buildings
C. Size and Location
Min. 1 acre
Min. Width 55 ft.
D. Typical Uses
Passive recreation
Formal or informal seating
Multi-use pathway at the Western Edge if combined
General Note: Images on this page are illustrative, not
regulatory.
Public Review Draft – August 2018
6-30 Vallco Town Center Specific Plan
6.2.202.A.1 | Greenway
6.2.202.A.2 Neighborhood Park
A. Description
Neighborhood focal point available for civic purposes,
commercial activity, and passive uses. Appropriate civic
elements, kiosk, and pergola.
B. General Character
Formal, urban
Combination of hardscape (60%min.) and planted areas
(40%max.) in formal patterns
Spatially defined by tree-lined streets and adjacent buildings
Walkways and plantings at all edges, shaded seating areas
Civic element must be provided
C. Size and Location
Min. 0.25 acre
Min. Width 90 ft.
D. Typical Uses
Unstructured or structured recreation
Commercial and civic uses
Casual seating and/or outdoor dining
Multi-use pathway at the Western Edge if combined
General Note: Images on this page are illustrative, not
regulatory.
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-31
Neighborhood Park | 6.2.202.A.2
6.2.202.A.3 Plaza/Square
A. Description
Community-wide focal point primarily for civic purposes
and commercial activities, serving multiple neighborhoods.
Commercial activities are subordinate to Civic activity.
B. General Character
Formal, urban
Combination of hardscaped (60%min.) and (40%max.) in
planted areas in formal patterns
Spatially defined by buildings and tree-lined streets
Civic element provided
C. Size and Location
Town Square
Min. 1.75 acre
Min. Width 200 ft.
Required in Retail and Entertainment/Mixed Use District
East Plaza
Min. 0.75 acre
Min. Width 125 ft.
Required in Office/Mixed Use District
D. Typical Uses
Civic uses, commercial uses in support of civic uses
Passive recreation
General Note: Images on this page are illustrative, not
regulatory.
Public Review Draft – August 2018
6-32 Vallco Town Center Specific Plan
6.2.202.A.3 | Plaza/Square
A. Description
Community-wide focal point primarily for commercial
activities while functioning as a publicly accessible open
space.
B. General Character
Formal or informal, urban
Combination of planted areas (60%min.) and hardscape
C. Size and Location
Min. Width 30 ft.
Only allowed across North Wolfe Road
D. Typical Uses
Passive recreation, casual seating
Commercial uses open to the public
See Table 6.2.206.A (Allowed Land Uses)
Food or retail kiosks not more than 500 sq. ft. each and
not more than 2,500 sq. ft. total and less than 5% open
space sq. ft.
Other buildings allowed per the land use table shall not
count towards open space
6.2.202.A.4 Pedestrian Bridge
General Note: Images on this page are illustrative, not
regulatory.
Image Source: Mike Peel
Image Source: David Berkowiz
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-33
Pedestrian Bridge | 6.2.202.A.4
6.2.202.A.5 Pocket Plaza/Park
A. Description
Small-scale, open space available for civic purposes
and commercial activity serving the immediate
neighborhood, intended as intimate spaces for seating or
dining. Pocket plazas can also be used to create a formal
space in front of a prominent building entrance.
B. General Character
Formal, urban
Primarily hardscape (60%min.) with landscape accents
Spatially defined by building frontages and upper story facades
Trees and shrubs optional
C. Size and Location
Min. 2,500 sq. ft.
Min. Width 50 ft.
D. Typical Uses
Civic activity
Commercial in support of civic activity
Casual seating and/or outdoor dining
General Note: Images on this page are illustrative, not
regulatory.
Public Review Draft – August 2018
6-34 Vallco Town Center Specific Plan
6.2.202.A.5 | Pocket Plaza/Park
Public Review Draft – August 2018
6.2.202.A.5
Vallco Town Center Specific Plan 6-35
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6.2.203 Building Height
A. Applicability. The requirements of this Section apply to new buildings and their additions.
B. Height Areas. Eight height areas implement the intended physical character described in
the Specific Plan. The allowed height areas are identified in Figure 6.2.203.A (Building Height
Regulating Plan).
C. Maximum Height. Each height area has a maximum base height that is by-right (Tier 1).
Additional height is allowed when public benefits are provided (Tier 2) as described in Chapter
7 (Administration, Implementation and Financing) in the Specific Plan; and identified in Table
6.2.203.A (Height Limits) below.
Table 6.2.203.A: Height Limits
Area Max. Height Tier 1 Max. Height Tier 2
Area A 45'max.45'max.
Area B 60'max.60'max.
Area C 60'max. (72'max. on Area H)75'max. (87'max. on Area H)
Area D 75'max.75'max.
Area E 75'max. 95'max.
Area F 85'max. (97'max. on Area H) 120'max. (132'max. on Area H)
Area G 120'max. 150'max.
D. Height adjacent to Open Space. Building height shall be adjusted in compliance with the
height to width ratio requirements in Figure 6.2.203.B (Height to width adjacent to Open
Space) within the maximum allowed by this Section for the required Town Square and East
Plaza.
Figure 6.2.203.B Height-to-width adjacent to Open Space
Distance between buildings (may include roads) is required to equal or exceed
Building Open Space Building
B1A1
Public Review Draft – August 2018
6-36 Vallco Town Center Specific Plan
6.2.203 | Building Height
Figure 6.2.203.A: Building Height Regulating Plan
All Areas measured from Plan Area property
line, unless noted otherwise
Public Streets See 6.2.201 for reference
Town Center Code Boundary
Boundaries of Form and Character District
Height boundaries along 45 degree angle 1
Min Network of Internal Streets See 6.2.201 for reference
E
F
G
See 6.2.203
See 6.2.203
See 6.2.203
H See 6.2.203
No Build Zone: 56 feet
No Build Zone measured from single family property line
A
B
C
D
Key Standards
Building Height Area:
See 6.2.203
See 6.2.203
See 6.2.203
See 6.2.203
C EEA
CA
75’
75’
75’
75’75’75’
75’ 75’
1
300’
300’
150’
150’150’
Align
75’
75’
75’
225’
B
C
C
F
F
H H
DD
G
A1
A1
A2
A2
A3 A3
A4A4
A5
A5
A6
A6
Int
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8
0
Int
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Pruneridge Ave
Forge Dr
Meadow AveSwolfe RdGiannini
Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct
Prunerridge Ave
Heron Ave
Parnell PlHomestead Rd Homestead Rd
She
t
l
a
n
d
P
l
Selkirk Pl
Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen Dr Cold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter RdAll Areas measured from Plan Area property
line, unless noted otherwise
Public Streets See 6.2.201 for reference
Town Center Code Boundary
Boundaries of Form and Character District
Height boundaries along 45 degree angle 1
Min Network of Internal Streets See 6.2.201 for reference
E
F
G
See 6.2.203
See 6.2.203
See 6.2.203
H See 6.2.203
No Build Zone: 56 feet
No Build Zone measured from single family property line
A
B
C
D
Key Standards
Building Height Area:
See 6.2.203
See 6.2.203
See 6.2.203
See 6.2.203
C EEA
CA
75’
75’
75’
75’75’75’
75’ 75’
1
300’
300’
150’
150’150’
Align
75’
75’
75’
225’
B
C
C
F
F
H H
DD
G
A1
A1
A2
A2
A3 A3
A4A4
A5
A5
A6
A6
Int
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2
8
0
Interstate 280 Pruneridge AveForge Dr
Meadow AveSwolfe RdGiannini
Dr
Ancock DrDawson DrN Tantau AveHoward DrN Wolfe RdN Wolfe RdKilldeer CtLark LnKinglet PlLinnet LnParkview Ct Prunerridge AveHeron AveParnell PlHomestead Rd Homestead RdShetland PlSelkirk Pl
Drake Dr
Auburn Dr
Merritt Dr
Colby AveDenison AveNorwich AveAmherst Dr
Perimeter RdVallco PkwyN Portal AveWheaton Dr
S Portal AveBixby Dr
Wintergreen DrCold Harbor AveE Estates DrVicksburg DrRicjwood DrStevens Creek Blvd
Miller AveRosemarie Pl
Portal Plz
Sorenson Ave
Greenwood Dr Finch AveSakura Way AveAnne Ln
Cozette Ln
Loree Ave S Tantau AveJudy AveBret AveStern AveCraft DrPerimeter RdPublic Review Draft – August 2018
Vallco Town Center Specific Plan 6-37
Building Height | 6.2.203
6.2.204 Facade Articulation
A. Applicability. The requirements of this Section apply to new buildings, additions or façade
renovations that are within fifty feet of a street or public open space.
B. Requirements. At least one of the façade articulation techniques in Subsection B.2 and B.3
identified in Table 6.2.204.A (Facade Articulation), as relevant is to be applied to the building
design. The design of the building is subject to review and approval by the City.
Table 6.2.204.A: Facade Articulation
1. All buildings
Tripartite Façade Design. Facades shall be designed with tripartite architecture,
with a distinct base, middle and top. An expression line, setback or other
architectural element shall be used to delineate the base and top.
2. Above the third story on all buildings
Change in Color, Material. This technique modulates the apparent size and
scale of a building by changing colors and/or materials and may be applied
throughout the building but is required above the third story.
Architectural Recession(s). This technique modulates the apparent size and
scale of a building by recessing a portion(s) of the façade as an architectural
element(s) or space(s) from the plane(s): a recessed entry from the sidewalk,
a loggia or recessed balcony cut into the plane of the facade. Buildings that
exceed 250 linear feet as measured along the adjacent sidewalk are required
to integrate a Forecourt in compliance with Section 6.2.205.A.4 (Forecourt).
The recession at the ground floor is required to extend through the top of the
building.
3. Buildings over 150 feet long
Horizontal Articulation. This technique modulates the apparent size and scale
of the building by stepping a portion of the facade forward or backward from
the predominant façade plane by at least three feet forward or backward. This
technique may be applied throughout the building but is required above the
third story.
Vertical Articulation. This technique modulates the apparent size and scale of
the building by stepping a portion of the facade upward or downward from the
predominant building height. This technique offers the opportunity to organize
a long building into multiple apparent buildings to avoid the appearance of
a block-long building. When this technique is applied, a minimum vertical
distance of one story upward or downward is required.
Public Review Draft – August 2018
6-38 Vallco Town Center Specific Plan
6.2.204 | Facade Articulation
6.2.205 Frontages
A. Applicability. These requirements on this Section apply to all ground floor facades along a
street, paseo or publicly accessible open space. Table 6.2.205.A (Frontage Types Overview)
provides an overview of the allowed frontage types. Other frontage types such as those for
office buildings and large residential buildings may be allowed subject to design review.
B. Requirements for active ground floor frontage.
1. Each building shall apply at least one frontage type on each facade along a street or
open space, using the frontage types allowed in Table 6.2.102.A (Standards by Form and
Character District).
2. A building may have multiple frontage types in compliance with the requirements of this
Section.
3. Fencing or other physical barriers between facades and the sidewalk along a street or
public open space must be in compliance with the standards of this section.
4. Fencing is not allowed to be used to prevent public access to building entries and public
open spaces.
5. The required setbacks identified in Table 6.2.102.A (Standards by Form and Character
District) identify the required distance between each building facade and the sidewalk
along the adjacent open space or street.
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-39
Frontages | 6.2.205
A. Description
The main facade of the building is setback from the
adjacent sidewalk to accommodate the porch. The porch
may be entirely or partially recessed into the facade.
The resulting front yard is typically very small and can
be defined by a fence or hedge to spatially maintain the
edge of the street.
B. Size
Width, Clear 8'min.
Depth, Clear 6'min.
Height, Clear 8'min.
Finish Level above Sidewalk 18"min.
Area between Porch and Sidewalk 3'min.
Height of fence or hedge 2'-6"max.
Building is allowed over Porch N/A
C. Miscellaneous
Porches must be open on at least two sides
Porches must have a roof,
A
B
C
D
E
F
G
Example of projecting porch that extends the living area
into the front yard.
6.2.205.A.1 Porch
Setback Setback/BTLSidewalk SidewalkStreet Street
C
D B B E
A
Sidewalk / Lot Line Setback Line
Key
F
G
Public Review Draft – August 2018
6-40 Vallco Town Center Specific Plan
6.2.205.A.1 | Porch
6.2.205.A.2 Dooryard
A. Description
The main facade of the building is set back from the
adjacent sidewalk and the resulting space is defined by
a low wall or hedge, creating a small yard. The dooryard
does not provide public circulation along a street. The
dooryard is typically at grade and is intended for ground-
floor residential and/or live/work.
B. Size
Depth, Clear 5'min.
Ground Floor Transparency 50%min.1
Depth of Recessed Entries 5'max.
Finish Level above Sidewalk 3'-6"max.
Finish Level below Sidewalk 6'max.
Height of fence or hedge 2'-6"max.
1 For live/work, retail and service uses only
C. Miscellaneous
For live/work, retail and service uses, these standards are
to be used in conjunction with those for the Shopfront
Type. In case of conflict design review shall be utilized to
resolve the standard.
Each Dooryard may provide access up to five ground
floor entries.
A
B
C
B
Sidewalk SidewalkStreetSetbackSetback
A
A
A series of dooryards with low fences defining the private
edge, and engaging the sidewalk.
A series of small commercial dooryards.
Sidewalk / Lot Line Setback Line
Key
Street
C
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-41
Dooryard | 6.2.205.A.2
A. Description
The main facade of the building is near the adjacent
sidewalk and an elevated stoop engages the sidewalk to
provide privacy for the sidewalk-facing rooms. Stairs or
ramps from the stoop may lead directly to the sidewalk
or may be side-accessed. The stoop may be entirely
or partially recessed into the facade. The stoop is
appropriate for residential uses with small setbacks.
B. Size
Width, Clear 4'min.; 8'max.
Depth, Clear 4'min.
Height 1 story max.
Depth of Recessed Entries 6'max.
Finish Level above Sidewalk 18"min.
Height of fence 3'max.
C. Miscellaneous
Stairs may be perpendicular or parallel to the building
facade.
Ramps shall be parallel to facade or along the side of the
building.
Entry doors are covered or recessed to provide shelter
from the elements.
Gates are not allowed.
Doors are required to be visible from the street.
A
B
C
D
High stoop clears space for windows along basement.
Uniquely shaped stoop.
6.2.205.A.3 Stoop
Setback SetbackSidewalk SidewalkStreet Street
C
A
D
B
Sidewalk / Lot Line Setback Line
Key
B
Public Review Draft – August 2018
6-42 Vallco Town Center Specific Plan
6.2.205.A.3 | Stoop
A. Description
The main facade of the building is at or near the adjacent
sidewalk and a small portion is set back, creating a small
court space. The space may be used as an entry court
or shared garden space for apartment buildings, office,
or as an additional shopping or restaurant seating area
within retail and service areas.
B. Size
Width, Clear 30'min.
Depth, Clear 30'min.
Height above sidewalk 3'-6"max.
Height of fence or hedge 2'-6"max.
A
B
C
D
6.2.205.A.4 Forecourt
Setback SetbackSidewalk SidewalkStreet Street
B
B
A
Sidewalk / Lot Line Setback Line
Key
This forecourt visually extends the public realm into the lot.
This residential forecourt provides an entry yard and
breaks down the overall massing along the street.
CD
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-43
Forecourt | 6.2.205.A.4
Shopfront with pilastered bays and recessed entry.
2 story shopfront
A. Description
The main facade of the building is at or near the adjacent
sidewalk with at-grade entrance(s) along the sidewalk.
This type is intended for retail and/or office use, has
substantial glazing between the shopfront base and
the ground floor ceiling, and may include an awning
that overlaps the sidewalk. Terrace, gallery, and arcade
frontages are used in conjunction with shopfront.
B. Size
Distance between Glazing 1'max.
Ground Floor Transparency 75%min.
Distance between entries 50'max.
Depth of Recessed Entries 6'max.
Entry flush with sidewalk
C. Awning/Canopy
Depth 4'min.
Setback from Curb 2'min.
Height, Clear 8'min.
D. Miscellaneous
Residential windows are not allowed.
Reflective or dark glass is not allowed.
Operable awnings and open-ended awnings are allowed.
A
B
C
D
E
6.2.205.A.5 Shopfront
A
Sidewalk Street Street
E
C D
Sidewalk / Lot Line Setback Line
Key
B
Setback SidewalkSetback
Public Review Draft – August 2018
6-44 Vallco Town Center Specific Plan
6.2.205.A.5 | Shopfront
6.2.205.A.6 Terrace
B
Setback SetbackSidewalk SidewalkStreet Street
A
A
A. Description
The main facade of the building is setback from the
adjacent sidewalk to provide space for an elevated
terrace providing public circulation along the facade.
This type can be used to provide at-grade access while
accommodating a grade change. Frequent steps up
to the terrace are necessary to avoid dead walls and
maximize access.
B. Size
Depth, Clear 8'min.
Finish Level above Sidewalk 4'max.
Height of fence or hedge 2'-6"max.
C. Miscellaneous
These standards are to be used in conjunction with those
for the Shopfront Type where the Shopfront Type is
required.
Low walls used as seating are allowed.
A
B
C Terrace is used to accommodate a change in grade with
low walls to provide seating.
One terrace spans across four residential units with
individual entries separated by landscaping.
Sidewalk / Lot Line Setback Line
Key
C
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-45
Terrace | 6.2.205.A.6
6.2.205.A.7 Gallery
A. Description
The main façade of the building is at or near the adjacent
sidewalk and the gallery element overlaps the sidewalk.
This type is intended for buildings with ground-floor
commercial, retail , office uses and may be one or two
stories.
B. Size
Depth, Clear 8'min.
Ground Floor Height, Clear 11'min.
Upper Floor Height, Clear 9'min.
Height 2 stories max.
Setback from Curb 2'min.; 3'max.
C. Miscellaneous
Galleries shall project over the sidewalk.
Galleries along an attached plaza, pocket plaza, or
pocket park may be set back further from curb.
Fencing not allowed.
A
B
C
D
E
Sidewalk / Lot Line Setback Line
Key
A two-story gallery with the second story covered.
A two-story gallery over the sidewalk.
C
D
B A
E
Setback StreetSidewalk Setback StreetSidewalk
Public Review Draft – August 2018
6-46 Vallco Town Center Specific Plan
6.2.205.A.7 | Gallery
6.2.205.A.8 Arcade
A. Description
The main facade of the building is at or near the adjacent
sidewalk and the arcade overlaps the sidewalk. The
arcade extends far enough from the building to provide
adequate protection and circulation for pedestrians.
This type is intended for buildings with ground floor
commercial, retail, office uses and is common along
public courtyards and paseos.
B. Size
Depth, clear 8'min.
Ground floor height, clear 11'min. clear
Setback from edge of curb 2’min.; 3’max.
C. Miscellaneous
The arcade shall incorporate the regulations for the
Shopfront Type.
Arcades shall have a consistent depth.
Arcades along an attached plaza, pocket plaza, or pocket
park may be set back further from curb.
Fencing not allowed.
A
B
C The arcades provide the only means of circulation along
the ROW.
Sidewalk / Lot Line Setback Line
Key
B
SidewalkSidewalkSetbackSetback Street
A
C
Street
A
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-47
Arcade | 6.2.205.A.8
Key
P Permitted CUP-A Conditional Use Administrative N/A Not Allowed
6.2.206 Uses
A. Applicability
1. The requirements of this Section apply to new uses, change in use, and expansion in use.
2. Land Uses are described and defined in Chapter 19.08 (Definitions). Where CUP is
required, findings consistent with applicable section of Chapter 19.08 (Definitions).
3. Specialized terms and phrases are described in Section 6.3 (Definitions) of this Chapter.
B. Allowed Uses.
1. Table 6.2.206.A (Allowed Land Uses) identifies the allowed uses in each form and
character district and the required permit.
2. Figure 6.2.201.A (Conceptual Street and Block Network Regulating Plan) identifies certain
streets as Active Ground Floor streets. The allowed uses are coordinated with this diagram
to implement the Specific Plan's intent to create a pedestrian-oriented environment
of primarily retail, restaurants, personal services, and entertainment with ground floor
lodging and/or residential lobbies.
C. Minimum Retail Requirement. Only the following uses shall qualify for this minimum.
1. Retail;
2. Restaurant and Bars;
3. Entertainment;
4. Health and Fitness facilities (10%max. of total retail. May be increased to 15%max. to
accommodate large format fitness center);
5. Personal Service (10%max. of total retail); and
6. Assembly uses (5%max. of total retail).
Table 6.2.206.A: Allowed Land Uses
Use Type
Town Center Zone Form and Character Districts
Neighborhood/
Mixed Use
Retail and
Entertainment/
Mixed Use
Office/Mixed
Use
A. Residential
Multi Family P P P
Home Occupation P P P
Small family day care (within residential units)P P P
Large family day care (within residential units)N/A N/A N/A
Live/Work P P P
Congregate Residence (Co-Housing)P P P
Public Review Draft – August 2018
6-48 Vallco Town Center Specific Plan
6.2.206 | Uses
Key
P Permitted CUP-A Conditional Use Administrative N/A Not Allowed
Table 6.2.206.A: Allowed Land Uses (continued)
Use Type
Town Center Zone Form and Character Districts
Neighborhood/
Mixed Use
Retail and
Entertainment/
Mixed Use
Office/Mixed
Use
B. Retail
Regional Retail*P 1 P P
Pedestrian Oriented Retail P P P
Specialty Food P P P
Convenience Market P P P
Arts/music/photography studio P P P
Temporary /seasonal events (Farmers Market)P 1/ CUP-A P P
Co-working i/incubator P 2 P 2 P 2
1 Permitted when facing North Wolfe Road and Town Square
2 Up to 40,000 sq. ft. of retail is allowed. Exceeding 40,000 sq. ft. is counted toward office use.
C. Restaurants and Bars
Eating Establishments, with the following features:
Without bar facilities; P P P
With bar facilities; P P P
Outdoor Dining P P P
Bars/Clubs/Lounges P 1/ CUP-A P P
Live entertainment in association with eating establishments P 1/ CUP-A P P
1 Permitted when facing North Wolfe Road and Town Square
D. Entertainment
Theaters P 1/ CUP-A P P
Family Entertainment (Bowling, Skating, etc.)P 1/ CUP-A P P
1 Permitted when facing North Wolfe Road and Town Square
E. Civic/Cultural
Performing Arts Center P 1/ CUP-A P P
Public Educational Facility P P P
Public Safety:
Up to 1,000 sq. ft. P P P
Over 1,000 sq. ft. CUP-A CUP-A P
1 Permitted when facing North Wolfe Road and Town Square
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-49
Uses | 6.2.206
Key
P Permitted CUP-A Conditional Use Administrative N/A Not Allowed
Table 6.2.206.A: Allowed Land Uses (continued)
Use Type
Town Center Zone Form and Character Districts
Neighborhood/
Mixed Use
Retail and
Entertainment/
Mixed Use
Office/Mixed
Use
F. Assembly (No more than 5% of total Retail)
Churches, private clubs, lodges, or fraternal organizations
(As subordinate uses in buildings intended primarily for
other permitted uses provided for in this Section).
CUP-A 1 P 1 P 1
Churches, private clubs, lodges, or fraternal organizations
(As principal uses in buildings).
CUP-A 2 CUP-A 2 CUP-A 2
1 With no more than 50 ft. of frontage on ground floor where active ground floor uses are required
2 Not Allowed in areas requiring active ground floor uses
G. Hospitality
Hotel P 1/ CUP-A P P
1 Permitted when facing North Wolfe Road and Town Square
H. Health and Fitness (10% max. of Retail; 15% max. for large format/single user)
Fitness Centers, Gyms P P P
Indoor Sports P 1 P 1 P 1
1 With no more than 50 ft. of frontage on ground floor where active ground floor uses are required
I. Personal Services - Directly serve the Public (10% max. of Retail)
Beauty salon/barber shop P P P
Spas/Massage establishments P P P
Real State/Insurance Offices/Financial Offices/Banks P P P
Dry cleaner/Tailor P P P
Business services (FedEx, etc.)P P P
Specialized schools, Dance/music studios P P P
Daycare P 1 P 1 P 1
Dog day care (Located in sound-proof structures)P P P
Auto services N/A N/A N/A
1 With no more than 50 ft. of frontage on ground floor where active ground floor uses are required
J. Office/Research and Development
Service offices (medical/dental), limited to 250,000 sq.ft.
of total office use
P 1 P 2 P
Corporate/R&D/incubator, coworking space P P 2 P
Office amenity space P P 2 P
1 With no more than 50 ft. of frontage on ground floor along Town Square
2 With no more than 50 ft. of frontage on ground floor where active ground floor uses are required
Public Review Draft – August 2018
6-50 Vallco Town Center Specific Plan
6.2.206 | Uses
Key
P Permitted CUP-A Conditional Use Administrative N/A Not Allowed
Table 6.2.206.A: Allowed Land Uses (continued)
Use Type
Town Center Zone Form and Character Districts
Neighborhood/
Mixed Use
Retail and
Entertainment/
Mixed Use
Office/Mixed
Use
K. Other
Accessory facilities and uses customarily incidental to
permitted uses and otherwise conforming with provisions
of CMC Chapter 19.100
P P P
Bike hub/Mobility hub P P P
Commercial garages P P P
Establishments with drive-through facilities N/A N/A N/A
Late evening activities which occur between 11:00 pm
through 7:00 am
P 1/ CUP-A P P
Live entertainment (outdoor)P 1/ CUP-A P P
Public Storage N/A N/A N/A
Warehouse business consistent with the character of
the Town Center Specific Plan, and which do not create
significant adverse impacts to the surrounding area due to
odor, dust, fumes, glare, radiation, vibration, noise, traffic or
litter
CUP-A 2 CUP-A 2 CUP-A 2
Wireless communication facilities See CMC Title 19 See CMC Title 19 See CMC Title 19
Other uses which are neither permitted uses or nor
excluded uses and which are, consistent with the character
of the Town Center Specific Plan, and which do not create
significant adverse impacts to the surrounding area due to
odor, dust, fumes, glare, radiation, vibration, noise, traffic or
litter
CUP-A CUP-A CUP-A
1 Permitted when facing North Wolfe Road and Town Square
2 With no more than 50 ft. of frontage on ground floor where active ground floor uses are required
L. Pedestrian Bridge over North Wolfe Road
Restaurants P P P
Retail/food kiosks under 500 sq. ft. each (no more than
2,500 sq. ft. total) within open spaces
P P P
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-51
Uses | 6.2.206
6.2.207 Parking
A. Applicability. The requirements of this Section apply to all development and improvements
within the Town Center Code Boundaries, unless otherwise specified, as described below:
1. New building;
2. Change in use; and
3. Changes in intensity of buildings or structures made after the effective date of this
ordinance that cause an increase or decrease of 25 percent or greater in:
a. Gross floor area;
b. Seating capacity;
c. Dwelling units; and/or
d. Parking spaces.
B. Parking and Vehicle Access.
1. Allowed Spaces.
a. The minimum and maximum number of parking spaces allowed is listed in Table
6.2.207.A (Parking Spaces Requirements), and the permitted land uses in Section
6.2.206 (Uses). See Chapter 19.124 (Parking Regulations) in Cupertino Municipal Code
(CMC) for additional standards.
b. Sharing of parking between different uses and developments is permitted, requires
parking study.
Table 6.2.207.A: Parking Spaces Requirements
Use Type
Auto Bike
Minimum Maximum Minimum
Residential 0.5/bedroom Studios 1.5/unit
1 Bed 1.5/unit
2+ bed 2/unit
see CMC
Office see CMC 1 see CMC; except 250,000 of
office amenity space shall not
provide any parking
see CMC
Retail see CMC 1 see CMC see CMC
Entertainment see CMC 1 see CMC see CMC
Theaters/PAC see CMC 1 see CMC see CMC
Other see CMC 1 see CMC see CMC
Hotel see CMC 1 see CMC see CMC
1 Parking study subject to Max. requiremets.
Public Review Draft – August 2018
6-52 Vallco Town Center Specific Plan
6.2.207 | Parking
2. Traffic-Minimizing Parking Standards.
a. Carshare Parking Spaces. If parking is provided at a development, carshare parking
spaces shall be provided in the amounts specified in Table 6.2.207.B (Required
Carshare Parking Spaces) below.
Table: 6.2.207.B: Required Carshare Parking Spaces
Land Use Required Spaces
Residential
0 - 49 units None
50 -200 units 1
201 or more units 2 + 1 per additional 200 units
Office
≤ 10,000 sf None
> 10,000 sf 1/100,000 sf
b. The required carshare spaces shall be made available, to a carshare service for
purposes of providing carshare services to its members. At the election of the
property owner, the carshare spaces may be provided:
(1) On the building site; and
(2) On another off-street site that is both within 800 feet of the building site and
within the Plan Area.
c. Required carshare space or spaces shall be designed in a manner that will make the
spaces accessible to non-resident subscribers from outside the building as well as
building residents.
d. If it is demonstrated to the satisfaction of the City that no carshare service can make
use of the dedicated carshare parking spaces, the spaces may be occupied by
non-carshare vehicles.
3. Carpool Spaces. If parking is provided at a development, parking spaces reserved for
use by carpool/vanpool vehicles shall be designated in preferred locations (e.g. closest to
building entries).
C. Parking Spaces, Lot Design and Layout.
1. Parking Access Points. Access to parking spaces should follow these standards:
a. Side street: Limited to one per block face;
b. Rear of building, from alley: Up to 2
c. Access driveway width.
(i) Side Street: up to 20 feet.
(ii) Rear of building, from alley: up to 30 feet
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-53
Parking | 6.2.207
2. Accessible Parking. All parking facilities that require accessible parking spaces shall
ensure that a portion of the total number of required parking spaces shall be specifically
designated, located, and reserved for use by persons with physical disabilities, in
accordance with the standards in the Federal Americans with Disabilities Act (ADA).
3. Dimensional Standards for Parking Spaces and Aisles.
a. Parking facilities shall comply with City of Cupertino standards. See Table
19.124.040(A) (Parking Space Dimensions) and Table 19.124(B) (Uni-size Stall
Dimensions) in Chapter 19.124 (Parking Regulations).
4. Parking Area Location. Parking is allowed to be located as described below:
a. At-grade and above grade. Parking spaces shall be located in compliance with the
parking setbacks identified in Table 6.2.102.A (Standards by Form and Character
District).
b. Below-grade. Parking spaces may be located anywhere on the site in compliance with
all other applicable requirements.
D. General Parking Standards.
1. On-site Parking. On-site parking for retail uses shall be provided as available-to-the-public
parking, not reserved to a specific business or property.
2. Allowed parking may be provided off-site at another location within the Code Boundaries.
Figure 6.2.207.A Parking Area Location
Building
Parking Area
Parking must be setback as identified in Table 6.2.102.AFront StreetSide Street
Setback
SetbackPublic Review Draft – August 2018
6-54 Vallco Town Center Specific Plan
6.2.207 | Parking
3. Larger Vehicle Parking
a. Trucks, tractors or tractor-trailers having a capacity of more than a one-and-one-half-
ton load, front- and rear-end loaders, or any kind of commercial, industrial, agricultural
or transportation vehicles/equipment used primarily for business purposes, shall
not be parked or stored in the Code Boundaries for purposes other than unloading,
loading or delivery services.
b. Automobiles, small trucks, vans, vehicle trailers allowed in conjunction with an
approved home occupation (one per home occupation), and recreational vehicles,
utilized for personal or business use, are excluded from the provisions of this Section.
c. Recreational vehicles shall not be parked in the front yard setback unless adequately
screened as determined by the City.
4. Cargo or Freight Container. Portable cargo or freight storage containers in the Plan Area
for purposes of loading or unloading, may be parked or stored for a period not to exceed
10 days and shall be located in the rear of the building site.
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-55
Parking | 6.2.207
6.2.208 Screening
A. Applicability. The requirements of this Section apply to all development and improvements
within the Code Boundaries.
B. Design Standards for Screening.
1. High quality screening, compatible with arch and surorrundings, is required. Subject to
design review as part of the ASA.
C. Reduction of Required Screening or Screening Design Standards.
1. The City may completely or partially waive required screening and associated standards in
cases where the City deems the relief necessary to maintain or enhance the architectural
character of the surrounding neighborhood.
D. Fencing on retaining walls.
The total height of fences and the retaining walls that they are mounted on or attached to shall
be limited in height to six feet subject to city review and approval. However, the City may approve
higher fencing if it is determined that there will be little or no impact on the adjoining properties
and the height is necessary to achieve the objectives of this Section or is required for health and
safety.
E. Mechanical Equipment Screening.
1. For all new installation or relocation of existing mechanical equipment for commercial/
industrial development, the equipment shall be screened from public view whether
installed on the roof, ground, or walls.
a. Roof-mounted equipment. Building parapets or other architectural elements in the
building's architecture style shall screen roof-mounted equipment.
(1) New buildings shall be designed to provide a parapet or other architectural
element that is as tall or taller than the highest point on any new mechanical
equipment to be located on the roof of the building.
(2) For existing buildings with no or low parapet heights, mechanical equipment
shall be surrounded on all sides by an opaque screen wall as tall as the highest
point of the equipment. The wall shall be architecturally consistent with the
building. All new roof screens are subject to City review and approval.
Public Review Draft – August 2018
6-56 Vallco Town Center Specific Plan
6.2.208 | Screening
b. Wall- and ground-mounted equipment
(1) High quality screening, compatible with arch and surorrundings, is required. s
subject to design review as part of the ASA.
(2) Shall not be located between the face of the building and the street.
(3) All screen devices shall be as high as the highest point of the equipment being
screened. Equipment and screening shall meet rear and side yard setbacks of
the applicable form and character district.
(4) Screening shall be architecturally compatible with the building.
(5) All new mechanical screens for ground or wall-mounted equipment shall be
subject to City review and approval.
F. Trash Enclosure Screening.
1. All outdoor storage areas for refuse containers and all loading/unloading areas or service
bays shall be designed in compliance with Chapter 19.48 (Fences).
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-57
Screening | 6.2.208
6.2.209 Bird-safe Design
A. Applicability. The requirements of this Section apply to new buildings and their additions.
B. Bird-safe Design.
1. Future development shall incorporate bird safe building design measures such as the
following standards and as determined by best professional practice:
a. Avoiding large, uninterrupted expanses of glass near open areas;
b. Prohibiting glass skyways and freestanding glass walls;
c. Avoiding transparent glass walls coming together at building corners;
d. Prohibiting up-lighting or spotlights;
e. Shielding outdoor lights; and
f. Utilizing fritted, glazed, and/or low reflective glass
6.2.210 Outdoor Lighting
A. Applicability. The requirements of this Section apply to all development and improvements
within the Code Boundaries.
B. Outdoor Lighting Requirements
1. Site Plan Requirements. A site plan shall include a description of:
a. Any lighting fixture not affixed to an existing or proposed building; and
b. A proposed or existing lighting fixture that will be located in an adjacent right-of-way.
2. Building Permit Requirement. A building permit application shall include a description
of any lighting fixture affixed to an existing or proposed building. A description of a new
lighting fixture may include catalog cuts and manufacturer illustrations that demonstrate
the lighting fixture will comply with this Section.
3. Fully Shielded and Full Cut-off Light Fixtures Required. A fixture that is fully-shielded and
full cut-off is required for an outdoor lighting application that illuminates:
a. Public street and pedestrian lighting;
b. Parking lots;
c. Sidewalks;
d. Recreational areas;
e. Billboards;
f. Product display area lighting; and
g. Building overhangs and open canopies.
4. Lighting of Building Facades.
a. A fixture that illuminates a building or structure must be fully-shielded and full cut-off.
Public Review Draft – August 2018
6-58 Vallco Town Center Specific Plan
6.2.209 | Bird-safe Design
b. A fixture that illuminates a building façade may only be used to highlight specific
architectural features such as principal entrances and towers.
5. Directional Luminaries. A directional luminaire may be used to illuminate a sign or a
flagpole if the luminaire:
a. Is installed and aimed to illuminate a specific object or area; and
b. Does not shine directly onto neighboring properties or roadways, or distribute
excessive light skyward.
6. Lamp or Fixture Substitution.
a. After the applicable site plan or building permit is approved or after a site plan
exemption is granted, a request to modify or substitute an outdoor lighting fixture or
the type of light source shall:
(1) Be submitted to the City for approval; and
(2) Include documentation that the modification or substitution complies with this
division.
b. An outdoor lighting fixture or the type of light source may not be modified or
substituted unless approved by the City.
6.2.211 Signage
A. Applicability. The requirements of this Section apply to all new or modified signage. Table
6.2.211.A (Signage Types Overview) provides an overview of the sign types allowed.
1. New or modified signage, regardless of the nature or location, unless specifically
exempted, which is intended to be viewed from a public street, and to signs which are
intended to be viewed from outdoors in areas of public and private property used for
public pedestrian access.
2. Temporary Signs. Temporary shall be consistent with the requirements of Chapter 19.104
(Signs). Temporary signs on internal streets are allowed on sidewalks immediately adjacent
to the advertising business so long as pedestrian or bike movements are not impeded.
3. Exempt Signs. Exempt signs shall follow Chapter 19.104 (Signs) standards.
4. Unless stated otherwise, the requirements of Chapter 19.104 (Signs) apply.
B. Master sign program. A master sign program is required, consistent with Chapter 19.104
(Signage) of the Cupertino Municipal Code. Unless otherwise specified, other types of
signage, such as way finding signs, building signs, changeable copy signs for movie theaters,
and types that require flexible creative criteria may be utilized that are not listed in Table
6.2.211.A (Signage Types Overview). All proposed signage shall be included in and are subject
to the City’s administrative review and approval of the master sign program.
C. Existing Vallco Monument Freeway Sign. The sign is listed in the Cupertino Municipal Code
(CMC) as a “landmark sign” and is defined in the CMC as “an existing, legal non-conforming
ground sign that has a distinctive architectural style” but has no special historical status and
therefore may be removed. If removed, no new free-standing freeway oriented sign is allowed.
Modifications may be made to modernize, structurally stabilize and update the theme of the
development.
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-59
Signage | 6.2.211
D. Interpretation. This Section is not intended to, and does not restrict, speech on the basis
of its content, viewpoint, or message. No part of this Section shall be construed to favor
commercial speech over non-commercial speech. A non-commercial message may be
substituted for any commercial message displayed on a sign, or the content of any non-
commercial message displayed on a sign may be changed to a different non-commercial
message, without the need for any approval or permit, provided that the size of the sign is not
altered. To the extent any provision of this Section is ambiguous, the term shall be interpreted
not to regulate on the basis of the content of the message.
E. Total Sign Area. Each building is allowed the maximum number and sizes of signs allowed by
this section. The actual combination and design of each sign type on each building is subject
to the City's review and approval.
Public Review Draft – August 2018
6-60 Vallco Town Center Specific Plan
6.2.211 | Signage
H
I
J
G
B
C
F
D
A
Sloping Plane Sign
Valance Sign
Canopy Sign
B. Sign Size (continued)
Valance Sign
Signable Area 75% coverage max. of x
Width 60% valance width, max.
Height 8" min.; 16" max.
Lettering Height 75% of valance height
1 If an awning covers multiple store fronts, each store is
allowed a signable area of 75% of the store width.
C. Location
Clear Height 8' min.; 14' min. over driveways
and alleys
Signs per Awning 1 Canopy, or 1 Valance; and 1
Sloping Plane, max.
D. Miscellaneous
Vinyl or plastic awnings are not allowed.
Note: Image not intended to limit sign message copy.
G H F
G
H
I
J
A. Description
A pedestrian-oriented sign on an awning or the canopy
of a shopfront, that is read along the sidewalk or from the
other side of the street.
B. Sign Size
Canopy Sign
Signable Area1 1 sf per linear foot of awning
width, max.
Lettering Height 16" max.
Lettering Thickness 6" max.
Sloping Plane on an Awning
Signable Area Max. 45% of sloping plane
Awning Width Max. 25% coverage of sloping
plane
Lettering Height 18" max.
A
B
C
D
E
6.2.211.A.1 Awning/Canopy Sign
E
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-61
Awning/Canopy Sign | 6.2.211.A.1
A. Description
A pedestrian-oriented sign that is designed so that
characters, letters, numbers, or illustrations can be
manually changed or rearranged without altering the
face or surface of the sign. This sign may have up to 3
sides when mounted to project from the building.
B. Sign Size
Signable Area Max. 20% of total
building wall sign
area 1
Height 3' max.
A
B
C. Location
Clear Height 8' min.
Signs per Building 1 max.
D. Miscellaneous
Internal illumination permitted.
Permitted only as an integral part of a building-mounted
sign.
Creative design elements applied to the top and/or
bottom of the sign may exceed allowed sign height
subject to the City review and approval.
Note: Image not intended to limit sign message copy.
C
C
A
AB
B
6.2.211.A.2 Changeable Copy Sign
Public Review Draft – August 2018
6-62 Vallco Town Center Specific Plan
6.2.211.A.2 | Changeable Copy Sign
A. Description
A vertical sign that is located either along the face, where
it projects perpendicular to the facade, or at the corner
of the building, where it projects at a 45 degree angle.
Marquee signs may extend beyond the parapet of the
building, or may terminate below the cornice or eave.
B. Sign Size
Signable Area
Width 30" max.
Depth 10" max.
Lettering Width 75% of sign width
max.
C. Location
Clear Height above Sidewalk/
Ground
12' min.1
Extension above Top of Facade
that Sign is Attached to
10' max.
Projection from Facade 6' max.
A
B
C
D
F
C. Location (continued)
Signs per 500' Street Frontage 1 max.
Marquee signs must be placed at highest story of building.
Shall only be located along a street frontage.
1 When located over driveways or alleys, Marquee Signs
must have a minimum clear height of 14'.
D. Miscellaneous
Neon lettering, upon City review and approval may only
be used in conjunction with painted lettering; signs
consisting only of neon lettering are not permitted.
Shall only be located along a street frontage.
Note: Image not intended to limit sign message copy.
6.2.211.A.3 Marquee Sign
A
F
D
B
C
Public Review Draft – August 2018
Vallco Town Center Specific Plan 6-63
Marquee Sign | 6.2.211.A.3
C
B
A
D
E
A. Description
A pedestrian-oriented sign mounted perpendicular to a
building's facade by decorative brackets that may allow
the sign to swing slightly, is small in size, and intended to
be read along the sidewalk.
B. Sign Size
Area 6 sf per side, max.;
12 sf total, max.
Width 36" max.
Height 36" max.
Thickness 4" max.1
Signs that have a three dimensional quality may have a
greater thickness subject to approval by the City.
A
B
C
C. Location
Clear Height 8' min.
Projection 4' max.
Signs per 50' of Street Frontage 1 max.
Distance between two
Projecting Signs
25' min.
D. Miscellaneous
Projecting signs must be mounted perpendicular to a
building's facade.
Note: Image not intended to limit sign message copy.
D
E
F
6.2.211.A.4 Blade Sign
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6.2.211.A.4 | Blade Sign
A. Description
A pedestrian-oriented sign mounted flat against the
facade consisting of individual cut letters applied directly
to the building. Wall Signs are placed above shopfronts
and run horizontally along the “expression line,” and/
or decorative cornice or sign band at the top of the
building.
B. Sign Size
Area 1 sf per linear foot of shopfront
width up to 80sf max.
Ground Floor Width Shopfront width, max.
Height 12" min.; 3' max.
Upper Story Location
Width 75% of Facade width
Depth 3' to 5' subject to City approval
Lettering/Image
Width
75% of signable width, max.
Lettering/Image Height 75% of signable height or 18" max.
(Whichever is lesser)
A
B
C
D
E
C. Location
Signs per Frontage 1 max for ground floor,
Upper Story Location 1 per Building
Projection 8" max.
D. Miscellaneous
Shall not project above the roof or top of parapet, unless
it is an integral part of the face of an architectural
projection
Note: Image not intended to limit sign message copy.
6.2.211.A.5 Wall Sign
B
E
A
C
D
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Wall Sign | 6.2.211.A.5
A
A
B
B
C C
A. Description
A pedestrian-oriented sign consisting of individual letters
and designs applied directly on the inside of a window.
B. Sign Size
Signable Area
(Permanent and
Temporary Signs
combined)
25% of window surface
Width 75% max. of Shopfront Width
Height 36" max.
A
B
C
C. Location
No applicable standards
D. Miscellaneous
Window Signs must have a clear background.
Neon window sign: 4sf
One "open" sign less than 2sf exempt from standards
Perimeter neon window signage not allowed
Note: Image not intended to limit sign message copy.
6.2.211.A.6 Window Sign
Shopfront Width Shopfront Width
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6.2.211.A.6 | Window Sign
6.3: Definitions
Table of Contents
6.3.1 Definitions 6-77
6.3.101 Purpose ..................................................................................6-77
6.3.102 Applicability ..............................................................................6-77
6.3.103 General Terms and Phrases ................................................................6-77
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Definitions
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6.3.1 Definitions
6.3.101 Purpose
This Section provides definitions of terms and phrases used in this Chapter and in the Specific
Plan that are technical or specialized, or that may not reflect common usage. If any of the
definitions in this Section conflict with definitions Chapter 19.08 (Definitions) of the Cupertino
Municipal Code (CMC), these definitions shall control for the purposes of this Chapter. If a word
is not defined in this Section, or in other provisions of this Chapter, please see City of Cupertino
standards in Chapter 19.08 (Definitions).
6.3.102 Applicability
The definitions in Section 6.3.103 (General Terms and Phrases) apply to all development and
improvements within the Town Center Code Boundaries.
6.3.103 General Terms and Phrases
A. Definitions
Above Ground Structures. Structures/floors whose height is greater than 42 inches above
the sidewalk grade along the closest street (which also includes Perimeter Road).
Active Ground Floor Uses. Uses that do not require screening of interior spaces, provide
visibility into the space through maintaining clear and uncovered windows, create “eyes on
the street”, create a “face on the street,” and allows and benefits from a flow of pedestrians
between the use and street frontage. Qualifying uses include retail, personal service and
health & fitness as listed in Table 6.2.206.A and is expanded to include bike hubs, mobility
hubs, office/residential lobbies, employee/resident amenities and seating areas, café/bar
areas, and work portion of live/work. Utility, trash and other similar back-of-house functions
are not allowed in active ground floor use areas (see Figure 6.2.201.A).
Active Ground Floor Use Areas. Streets and areas shown in Figure 6.2.201.A, located on
Vallco Parkway (facing 19800 Vallco Parkway), Stevens Creek Boulevard, Wolfe Road (or
internal street facing Wolfe Road) on both sides up to one block north of Vallco Parkway, the
central street or shopping loop in the Retail & Entertainment/Mixed-use District, the streets
around the Town Square and East Plaza (see Figure 6.2.202.A), and the central street in the
Neighborhood/Mixed-use District.
B. Definitions
Bay Window. A window that projects from the building facade or elevation that begins on
the ground floor and can extend to upper floors.
Block Face. The aggregate of all the Building Facades on one side of a block. The Block
Face provides the context for establishing architectural harmony.
Block Length. The horizontal distance measured from one end of the block to the other
end along the same street.
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Block Perimeter. The aggregate of all sides of a block measured along the adjacent
streets.
Block Scale, Building. A building that is individually as large as a block or collectively
arranged along a street to form a continuous facade as long as most or all of a block.
Buildable Area. The area in which a building is permitted to be constructed.
Building. A structure consisting of one or more foundations, floors, walls and roofs that
surround an interior space, and may include exterior appurtenant structures such as
porches and decks.
Building Elevation/Facade. The exterior wall of a building not adjacent to a street, the front
or side along a private street, or civic space.
Building Entrance. A point of pedestrian ingress and egress to the front of a building along
the sidewalk of the street immediately adjacent to the building.
Building Form. The overall shape and dimensions of a building.
Building Frontage. The length of the lot line of any one premises parallel to and along each
street and/or open space which it borders.
Building Type. A structure defined by its combination of configuration, disposition and
function.
C. Definitions
Ceiling Height, Ground Floor. The height from finished floor to finished ceiling of primary
rooms on the ground floor, not including secondary rooms such as bathrooms, closets,
utility rooms and storage spaces.
Ceiling Height, Upper Floor(s). The height from finished floor to finished ceiling of primary
rooms on the floor(s) above the ground floor, not including secondary rooms such as
bathrooms, closets, utility rooms and storage spaces.
Chamfered Corner. An external wall of a building joining two perpendicular exterior walls,
typically at a symmetrical, 45 degree angle creating a beveled edge to the building rather
than a 90 degree corner.
Charrette. A multiple-day collaborative design and planning workshop held on-site of the
area being planned and inclusive of all affected stakeholders.
Civic. A term defining not-for-profit organizations that are dedicated to arts, culture,
education, religious activities, recreation, government, transit, and public parking facilities.
Civic Building. A structure operated by governmental or not-for-profit organizations and
limited to civic and related uses.
Commercial. A term defining service and retail uses collectively.
Communications Tower. Any structure which supports an antenna.
Corner Entry. An entrance located on the corner of a building.
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6.3.103 | General Terms and Phrases
Coworking Space. A facilitated environment which may contain shared facilities such
as conference rooms, reception services, phones, and other business amenities. Work
spaces are used by a recognized membership who share the site in order to interact
and collaborate with each other as part of a community and to reduce duplicated costs
by sharing facilities. The uses shall have externally observable attributes similar to uses
permitted in the District in which that they are located. Equipment is limited to those
which do not generate noise or pollutants in excess of what is customary within a typical
office environment. Such space located in a research & development building may use
equipment consistent with research & development uses. Coworking space may be
interchangeably referred to as “incubator space.”
D. Definitions
Defensible Space. A public, private, or semi-private residential environment whose physical
characteristics—building layout and site plan—function to allow inhabitants themselves to
become key agents in ensuring their security.
Depth, Ground-Floor Space. The distance from the street-facing facade to the rear interior
wall of the ground-floor space available to an allowed use.
Disposition, Formal. Composed in a formal arrangement, in a regular, classical, and
typically symmetrical manner.
Disposition, Informal. Composed in an informal character with a mix of formal and
natural characteristics.
Distance Between Entries. The horizontal distance measured parallel to the facade
between entrances to a building or buildings.
E. Definitions
Efficiency Unit. A type of secondary dwelling designed to be occupied by a limited
number of persons in limited space.
Elevated Ground Floor. A ground floor situated above the grade plane of the adjacent
sidewalk.
Encroachment. Any architectural feature, structure or structural element, such as a gallery,
fence, garden wall, porch, stoop, balcony, oriel window, bay window, terrace or deck, that
breaks the plane of a vertical or horizontal regulatory limit extending into a setback, or
beyond the build-to-line into the public frontage, or above a height limit.
Entry. An opening, such as a door, passage, or gate, that allows access to a building.
Entry, Primary. The opening that allows access to a building directly from the sidewalk
along the front facade.
Entry, Service. An entrance located toward or at the rear of the building intended for the
delivery of goods and removal of refuse.
F. Definitions
Facade. See Building Elevation/Facade.
Facade Zone. The area between the minimum and maximum setback lines along the front
of a lot and along the side street of a corner parcel.
Fence. A structure made of wire, wood, metal, masonry or other material, and typically used
as a screen or enclosure for a yard or open space or as a divider along a lot line.
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General Terms and Phrases | 6.3.103
Finish Level, Ground Floor. Height difference between the finished floor on the ground
floor and the adjacent sidewalk. In the case of a terrace frontage that serves as the public
right-of-way, the floor finish level is the height of the walk above the adjacent street.
Regulations for ground floor finish level for ground floor residential uses do not apply to
ground floor lobbies and common areas in buildings.
Flex Space. A room or group of internally connected rooms designed to accommodate an
evolution of use over time in response to an evolving market demand. Typically designed to
accommodate future commercial uses, while accommodating less intense short-term uses,
such as residential or live/work, until the commercial demand has been established.
Floorplate. An area measurement in square feet of either the gross or the rentable floor
area of a typical floor in a building.
Floorplate, Non-residential. The square footage area measurement of a floorplate
dedicated to non-residential uses.
Floorplate, Residential. The square footage area measurement of a floorplate dedicated to
residential uses.
Footprint. The outline of the area of ground covered by the foundations of a building or
structure.
Freestanding Wall. A wall that is separate from a building and supported by independent
means.
Front. See Lot Line, Front.
Frontage. A strip or extent of land abutting a street or public open space.
1. Frontage, Private. The area between the building facade and the shared lot line
between the street and the lot.
2. Frontage, Public. The area between the curb of the vehicular lanes and the edge of the
street.
Frontage Line. The lot line(s) of a lot fronting a street or public open space.
Frontage Type. See Section 6.2.205 (Frontages).
G. Definitions
Glazing. Openings in a building in which glass is installed.
Gross Floor Area. The total floor area inside the building envelope, including the external
walls, but not including the roof.
Ground Floor. The floor of a building located nearest to the level of the ground around the
building.
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6.3.103 | General Terms and Phrases
H. Definitions
Height. The distance measured from closest adjacent street to top of cornice, parapet, or
eave line of a peaked roof with the following exceptions:
1. Mechanical equipment and utility structures. Rooftop mechanical equipment may
exceed height limitations if they are:
Enclosed, generally centrally located on the roof and not visible from adjacent
streets;
Screened from public view; and
Provided with measures where possible with reasonable efforts to buffer noise from
adjacent existing residential uses.
2. Small amenity structures such as, clubhouses or cafeterias, located in public or
private rooftop open spaces areas may exceed height limitations if they are:
Generally centrally located on the roof and not visible from adjacent streets;
No more than 5% of the open space area within which they are located or 5,000
square feet total, whichever is less; and
No taller than 12 feet above the maximum allowed heights.
Hotel. A facility containing guest rooms or suites, used by guests on a transient occupancy
basis, less than thirty (30) days. Also includes guest amenities such as swimming pools,
gyms, restaurants, bars, meetings rooms, etc. House Scale Building. A building that is the
size of a house and set apart from other buildings with setbacks.
I. Definitions
Improvement. The product of any modification to a lot, structure or building.
J. Definitions
No specialized terms beginning with the letter J are defined at this time.
K. Definitions
No specialized terms beginning with the letter K are defined at this time.
L. Definitions
Landing. A level area at the top or bottom of a staircase or between one flight of stairs and
another.
Lined Building. A two-part building consisting of an exterior occupiable building
specifically designed to mask the interior building from a street or public open space. The
interior building consists of a parking structure or a building with few windows.
Live/work. Units that combine and accommodate both residential and the place of
business for the resident(s) of the unit. Typically characterized with having the “work”
function at the ground level and the “live” function on upper levels.
Loading Dock(s). A platform where cargo from vehicles or trains can be loaded or
unloaded.
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General Terms and Phrases | 6.3.103
M. Definitions
Main Body. The primary massing of a building.
Main Facade. The front façade of a building.
Major. Having a greater size, scope, effect, characteristic or quality relative to the other
corresponding sizes, scopes, effects, characteristics or qualities; or being the greater of two
or more.
Massing. The overall shape or arrangement of the bulk or volume of a building.
Minor. Having a lesser size, scope, effect, characteristic or quality relative to the average
size, scope, effect, characteristic or qualities; or being the lesser of two or more.
Mixed-Use, Walkable Urban. Multiple functions within the same building in a context
where walking and bicycling to daily destinations is a viable option.
Mixed-Use, Auto-oriented Suburban. Multiple functions within the same building or the
same general area in a context where driving to daily destinations is the viable option.
N. Definitions
No specialized terms beginning with the letter N are defined at this time.
O. Definitions
Office Amenity Space. Non-employee, non-traffic-generating uses that are not easily
convertible to employee-generating uses such as exterior covered walkways, lobby atriums,
large cafeteria and employee lounge areas, employee fitness areas, anechoic chambers,
and laboratories.
Open Space, Private. A portion of a development held in common and/or single
ownership and not reserved for the exclusive use or benefit of an individual tenant or owner
and is available for use by all occupants of the building.
Open Space, Publicly Accessible. An outdoor area dedicated for public gathering and
civic activities.
Oriel Window. A window that projects from the building facade or elevation, located on
upper floors and may extend for multiple stories.
Overhead Doors. Doors constructed in horizontally hinged sections that are equipped with
hardware that rolls the sections into an overhead position, clear of the opening.
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6.3.103 | General Terms and Phrases
P. Definitions
Parapet. A wall along the edge of a roof or the portion of a wall that extends above the roof
line.
Parking Driveway Width. The horizontal measurement of an access driveway to a parking
area, measured perpendicular to the direction of travel.
Pedestrian-oriented Retail. General commercial businesses that allow customers to park
once and complete multiple transactions and visits on foot. The overall intent is establish a
character of a shopping and entertainment area that encourages people to walk instead of
drive.
Planting Strips. A landscaped or grassy area located between a street and a sidewalk.
Podium. A continuous projecting base or pedestal under a building often occupied by
parking.
Podium Top. A flat, elevated and open area above a podium that can be used as common
area.
Public Use. A use undertaken by a political subdivision, its agents or assigns.
Q. Definitions
No specialized terms beginning with the letter Q are defined at this time.
R. Definitions
Rear. Opposite of front.
Rear Loaded (Rear Access). Lots that provide vehicular access from the rear of the lot.
Recessed Entry. An entrance to a building that is set back from the facade of the building.
Regulating Plan. A map for a development that identifies the zoning standards to be
applied to specific locations.
Retail. Businesses that provide products and services (including restaurants) which are for
sale to the general public.
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General Terms and Phrases | 6.3.103
S. Definitions
Semi-Public Use. A use owned or operated by a non-profit organization, private institution
or foundation.
Service Entries. Building access for service providers.
Setback, Building. The mandatory clear distance between a lot line and a building.
Setback Lines. Lines to regulate the placement of buildings, accessory structures and their
improvements with respect to streets, alleys and property lines.
Setback, Parking. The mandatory clear distance between a lot line and parking.
Shared Parking. Any parking spaces assigned to more than one user, where different
persons utilizing the spaces are unlikely to need the spaces at the same time of day.
Sidewalk. A paved area along a street intended exclusively for pedestrian use and often
installed between a street and lot frontages.
Single Loaded, Building. A building containing dwellings and/or commercial suites
without common hallways for access to the dwellings and/or suites.
Site. One or more adjacent lots under common ownership.
Street, Front. Street located along the front lot line.
Street, Side. Street located along a lot line that is not along the front lot line.
Storefront. The portion of a shopfront frontage composed of the display window and/or
entrance and its components, including windows, doors, transoms and sill pane.
Street. A public or permanent private thoroughfare which affords a primary means of
access to property.
Street Frontage, Principal. The length of the property line of any one premises parallel
to and along the public right-of-way which it borders and which is identified by an officially
assigned street address.
Street Tree. A tree of any species or size planted in open spaces, parkways, sidewalk areas,
easements, and streets.
Structure. An improvement permanently attached to real property.
Structure, Accessory. A subordinate structure, the use of which is incidental and
secondary to that of the main structure on the same lot.
T. Definitions
Tandem Parking. A parking space deep enough to allow two cars to park, one behind the
other.
Transit Station. A lot or structure used for the purpose of parking, loading and unloading
freight and passengers from public transportation. May include parking facilities and other
commercial amenities to service transit passengers.
Transit Stop. A location where buses stop to load and unload passengers. A transit stop
sometimes includes a shelter or a dedicated platform along the sidewalk.
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6.3.103 | General Terms and Phrases
U. Definitions
Understory. The smaller trees and shrubs below the canopy of large trees.
Unit. A discrete portion of a building.
Upper Floor. A floor in a building containing habitable space that is located above the
ground floor.
Use. The purpose for which land, premises or structure thereon is designed, arranged, or
intended, or for which it is or may be occupied or used.
V. Definitions
No specialized terms beginning with the letter V are defined at this time.
W. Definitions
Walkability. The condition when an area is highly interconnected to other areas and
appeals to pedestrians for recreational walking or for walking to work, transit, errands,
shopping, or restaurants.
Wall Plane. A vertical surface defined by the facades of buildings.
Width-to-Height Ratio. The ratio of the horizontal size of a space measured
perpendicularly to the vertical height of a building.
Wings, Secondary. A structure physically attached to, and secondary and incidental to, the
Main Body of a building.
X. Definitions
No specialized terms beginning with the letter X are defined at this time.
Y. Definitions
No specialized terms beginning with the letter Y are defined at this time.
Z. Definitions
No specialized terms beginning with the letter Z are defined at this time
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General Terms and Phrases | 6.3.103
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6.3.103 | General Terms and Phrases
CHAPTER7Administration,
Implementation
and Financing
This chapter discusses the
development review procedures
by the City of Cupertino applicable
to the Specific Plan. A process for
modifications and amendments to
the Specific Plan is discussed, as well
as financing for implementation of
the Specific Plan.
In this chapter
7.1 Administration 7-02
7.2 Approval Authority 7-04
7.3 Application Process 7-06
7.4 Findings for Permit Approval 7-09
7.5 Construction Sequencing 7-12
7.6 Financing and Maintenance of Public Improvements 7-13
7.7 Financing Plan 7-16
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7.1 Administration
Except as otherwise provided in
this section, Development Review is
required prior to any new construction,
modifications to building exteriors or site
improvements, and changes in land use.
Development applications within the plan
area shall be reviewed for conformance
with the Specific Plan, other applicable
plans and ordinances and, as applicable, a
Development Agreement.
Any issues not addressed in the Specific
Plan shall be subject to the Cupertino
Municipal Code (CMC) unless otherwise
indicated in this Specific Plan, or, if
applicable, a Development Agreement. To
the extent any standard or other provision
in the CMC conflicts with the Specific
Plan, the standard or other provision in the
Specific Plan shall control.
Permits - Applicability
The City will review and consider approval
of planning entitlement permits, building
and other permits and relocation of
public utility and access easements, to
implement the Specific Plan.
Demolition of the existing structures and
all grading on the site must be done in
compliance with the Mitigation Measures,
Conditions of Approval and Standard
Permit Conditions identified in the
certified Vallco Special Area Specific Plan
EIR ('Specific Plan EIR').
There are three permit types that are
required to prior to development of
structures on the site. These are:
1. Master Site Development Permit
(MSDP)
Any project proposed in the Plan Area
south of Perimeter Road will be required
to submit an application for a MSDP in
order to ensure a cohesive, coordinated
development and implementation of
the Specific Plan. If a project proposed
south of Perimeter Road also includes
proposed development in the area north
of Perimeter Road, the entire project
shall be required to be included in the
MSDP application.
2. Development Permit (DP)
The outlying parcels north of Perimeter
Road may be permitted to submit an
application for a Development Permit if
they are not proposed for development
concurrently with parcels south of
Perimeter Road and required to apply for
an MSDP.
3. Architectural and Site Approval (ASA)
Applicable to all development within the
Plan Area subsequent to the approval
of an MSDP or DP (as applicable). An
application for ASA may be submitted
for processing concurrently with
an application for an MSDP or DP.
Architectural and Site Approval is
required prior to approval of building
permits for vertical construction to
implement the design standards in
the specific plan by determining the
final architecture, site and landscape
improvements, etc. for buildings, and
open spaces.
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Chapter 7 — Administration, Implementation and Financing
Other permits may be required as follows:
1. Adjustments (ADJ)
Applicable when an applicant requests
an adjustment to development
standards within the Specific Plan.
Applications that result in an increase
in building height, or a reduction in
setbacks along the western boundary of
the Plan Area or a reduction in the total
acreage of at-grade publicly accessible
open space shall require amendment(s)
to the Specific Plan.
2. MSDP Amendment
Applicable when an applicant wishes to
modify aspects of an approved MSDP
such as street layout, grades, locations
and massing of buildings, the location
and size of publicly accessible open
spaces, etc.
3. DP Amendment
Applicable when an applicant wishes to
modify some aspects of an approved
DP.
4. Modification (DIR)
Applicable when an applicant wishes
to modify aspects of an approved
MSDP, DP, or ASA and it is deemed to
not require an MSDP Amendment, DP
Amendment, a new ASA, or Transfers
pursuant to Chapter 19.164 of the CMC.
5. Transfers of Development Allocations
(TRN)
Applicable when an applicant wishes to
request that the City consider transfer
of development allocations within
or between Development Allocation
Areas within the Plan Area. Participating
properties must be within the boundary
of a proposed or approved MSDP.
Applications that result in an increase
in building height, or a reduction in
setbacks around the western boundary
of the Plan Area or reduction in the total
acreage of at-grade publicly accessible
open space shall require amendment(s)
to the Specific Plan.
6. Other
All other permits, processes and
agreements required to implement
the Specific Plan shall be processed
as required by the CMC, adopted City
policy or prevalent practice.
Consistent with state law, a Development
Agreement between any person
having a legal or equitable interest in
the property and the City of Cupertino
may also be entered into, but is only
required for projects applying for the
"community benefits density bonus"
(Tier 2 development). Any Development
Agreement will be processed pursuant to
the requirements of Chapter 19.144 of the
CMC. A Development Agreement may
expedite procedures for consideration and
issuance of permits and approvals.
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Chapter 7 — Administration, Implementation and Financing
7.2 Approval Authority
Table 7.1 shows the approval authority,
noticing radius, type of public meeting,
signage requirements, expiration date and
extension dates for projects; provided,
however, that if a Development Agreement
is processed and approved pursuant to
the requirements of Chapter 19.144 of
the Cupertino Municipal Code (CMC),
then the project entitlement's expiration
date may be modified as set forth in the
Development Agreement. For all required
permit types not identified in Table 7.1 of
this Specific Plan, please refer to the CMC.
Table 7.1. Approval Authority
Type of Permit
or Decision A, B
Administrative
Review
Planning
Commission
City
Council
Public
Hearing/
Public
Meeting C
Noticing
Radius D, E
Posted Site
Notice D, F
Expiration
Date G
Area south of
current Perimeter
Road – Master
Site Development
Permit (MSDP)
-R F PM 300'Yes 4 years
Parcels north of
current Perimeter
Road –Development
Permit H
Processed pursuant to Cupertino Municipal Code Chapter 19.12.
If combined with the area south of Perimeter Road, must be processed with a MSDP
Architectural and
Site Approval I,O
F A1 A2 PM Adjacent Yes Greater of 2
years or life
of MSDP
Adjustment(s)J,O F A1 /F A2 PM 300'Yes Greater of 2
years or life
of MSDP
Transfers of
Development
Allocations K,L
F A1/F A1/A 2 PM 300'Yes Greater of 2
years or life
of MSDP
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Chapter 7 — Administration, Implementation and Financing
Table 7.1. Approval Authority (contd.)
Type of Permit or
Decision A, B
Administrative
Review
Planning
Commission
City
Council
Public
Hearing/
Public
Meeting C
Noticing
Radius D, E
Posted Site
Notice D, F
Expiration
Date G
MSDP Amendment,
Major K
-F A1 PM 300'Yes Greater of 2
years or life
of MSDP
MSDP Amendment,
Minor K,N,O
F A1 A2 PM 300'Yes Greater of 2
years or life
of MSDP
Modification F -A -None No Greater of 2
years or life
of MSDP
Key
R - Review and recommendation body
F - Final decision-making body unless appealed
A1 - Appeal Body on first appeal
A 2 - Appeal Body on second appeal
A - Permits can be processed concurrently with other applications, at the
discretion of the Director of Community Development.
PH - Public Hearing
PM - Public Meeting
B - Projects with combined applications shall be processed at the highest
level of approval in conformance with Cupertino Municipal Code Section
19.04.090.
C - Public Hearing (PH): Projects types that need noticing pursuant to the
CA Government Code; Public Meeting (PM): Project types that need only
a mailed notice and no newspaper notices.
D - Noticing and Site Signage shall be in conformance with Cupertino
Municipal Code Section 19.12.110.
E - Noticing Radius of an application in a combined application shall
correspond to the maximum noticing radius required for any one of the
applications.
F - Posted Site Signage of an application in a combined application shall
correspond to the maximum required for any one of the applications.
G - Expiration date of an approval processed in a combined application
shall correspond to the maximum expiration date allowed for any
one of the development applications (not including Subdivision Map
Act applications, General Plan Amendments and Zoning Map or Text
Amendments.)
H - Type of Development Permit is dependent on the size of the project
proposed pursuant to the requirements of Cupertino Municipal Code
Section 19.12.030.
I - Type of Architectural and Site Approval Permit is dependent on
proposed project pursuant to the requirements of Municipal Code
Section 19.12.030.
J - Planning Commission review is only required for applications that
result in adjustments greater than 10% of a numerical development
standard.
K - Subject to any necessary environmental review and incorporation of
appropriate mitigations.
L - Planning Commission review is required for applications with transfers
that result in a transfer of greater than 25% of the allocation for that use
type in the Specific Plan. Transfers are allowed without amending the
Specific Plan.
M - Applications that result in an increase in building height, or a
reduction in setbacks around the west boundary of the Plan Area or
reduction in the total acreage of at-grade publicly accessible open space
shall require amendment(s) to the Specific Plan.
N - Minor MSDP Amendments involve amendments to an approved MSDP
that substantially conform to the original approval.
O - If a project is subject to a Development Agreement, the City Council
will be the first and final Appeal Body.
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Chapter 7 — Administration, Implementation and Financing
7.3 Application Process
Application Materials
Applications may be made by the
owner of record (or agent), and must
be filed with the Director of Community
Development. In addition to the then
applicable application or processing fee,
applications must include the following
materials, unless waived by the Director of
Community Development based on the
scope of the proposal.
The Director of Community Development
may reasonably require additional
information which is pertinent and
essential to the application.
A. Master Site Development Permit
• A complete legal description of the
subject property and map showing the
location of the property for which the
permit is sought.
• A preliminary title report of the subject
property.
• The proposed conceptual site
development plan indicating:
1. Proposed development program
2. Site plan
3. Location of:
a) All buildings and structures,
including building massing and
establishment of building pads.
b) Parking facilities for the overall
program proposed by type.
c) Streets, roads, driveways, alleys
and access points.
d) Public open spaces by type
including conceptual program and
improvements for publicly accessible
open space.
e) Any undeveloped site(s) for
future phase(s) including provisions
for interim landscaping and other
attractive improvements, and
security and maintenance of any
undeveloped land to be developed
under future construction.
f) Stormwater management facilities
f) Public Art (conceptual location) in
conformance with Chapter 19.148 of
the Cupertino Municipal Code (CMC).
g) Plaques in compliance with the
General Plan to recognize the site as
a Community Landmark.
4. Location and types of land uses
5. Location and programming of mobility
hub
6. Modifications to existing buildings
7. Streetscape and mobility improvements
8. Utility infrastructure
9. Grading
10. General landscaping scheme
• A topographical map of the Plan Area
and the neighboring properties.
• A conceptual construction sequencing
plan.
• Indicate compliance with the adopted
Mitigation Monitoring and Reporting
Program and the Specific Plan.
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Chapter 7 — Administration, Implementation and Financing
B. Development Permit
Consistent with the requirements of
Cupertino Municipal Code (CMC) Chapter
19.12 and Section 19.156.010.
C. Architectural and Site Approval
• Architectural drawings of the proposed
development, building additions or
other structures. Drawings shall indicate
square footages, building height,
number of stories, parking, exterior
materials, colors, window treatment and
other architectural features.
• Color Renderings of exterior facades.
• Material boards.
• A landscape plan.
Adjustment Applications
• Plans clearly indicating the location of
the adjustment(s) being requested.
• Calculations indicating by what
percentage the development standard
is being proposed to be adjusted.
• A justification statement for why the
adjustment is being requested.
• Why the requested adjustment(s) is the
minimum required to achieve the project
objectives while complying with the
goals and vision of the Specific Plan and
all other development standards and
guidelines.
• Why the requested adjustment(s)
achieve an improvement to achieving
the goals and vision of the Specific Plan
as well as the architectural design and
streetscape experience as compared to
the previously approved project.
Transfer of Development Allocation
Applications
• Plans clearly indicating the locations
to and from which transfers are being
proposed.
• The amount of the transfer and change
from the Development Allocation Area.
• A statement for why the transfer is being
requested.
• Why the requested transfer(s) is the
minimum required to achieve the project
objectives while complying with the
goals and vision of the Specific Plan and
all other development standards and
guidelines.
Action by Director
Upon receipt of an application for a
permit, the Director of Community
Development shall act in compliance with
the CMC Section 19.12.090.
Decision
The Approval Authority will render a
decision in compliance with CMC Section
19.12.100.
Noticing
The City shall cause appropriate noticing
by permit type identified in Table 7.1 in
Section 7.2 of this chapter in compliance
with CMC Section 19.12.110.
Action by Approval Authority
The appropriate Approval Authority
identified in Table 7.1, will act in compliance
with CMC Section 19.12.120, 19.12.130 and
19.12.140, as applicable.
Notice of Decision and Reports
The Notice of Decision shall be transmitted
in compliance with Section 19.12.150A and
reporting shall occur pursuant to CMC
Section 19.12.150B.
Effective Date
The Effective Date of all permits shall be in
compliance with CMC Section 19.12.160.
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Chapter 7 — Administration, Implementation and Financing
Appeals
Appeals may be filed and processed
pursuant to Cupertino Municipal Code
(CMC) Section 19.12.170. The Appeal
Hearing Body shall be determined in
accordance with Table 7.1. The Notice of
Decision of an Appeal shall be transmitted
in compliance with CMC Section 19.12.170.
Expiration and Extensions
1. Expiration: Approval on a permit shall
become null and void and of no effect,
upon expiration of the time frame
specified in Table 7.1, unless a shorter
or longer time period is prescribed
in the conditions of the permit or a
Development Agreement, unless:
• A building permit has been filed and
accepted by the City (fees paid and
permit number issued). In the event that
a building permit expires for any reason,
the permit shall become null and void.
• In the event a building permit is issued,
a permit shall be deemed “vested” only
when sufficient building activity has
occurred and continues to occur in a
diligent manner.
2. Extensions: A permit may be extended
for the time frame specified in Table 7.1,
upon timely submittal of an application
with the Director of Community
Development, prior to expiration and
indicating the reasons for the delay in
project commencement.
Parcelization
Limited parcelization is permitted in
connection with approval of a Master
Site Development Permit to promote a
mix of rental and ownership residential
options, and facilitate the development of
subsidized affordable housing and senior
housing.
Consideration may be given to
accommodate development phasing and
financing. If a Development Agreement is
entered into, the Development Agreement
may include additional details regarding a
specific parcelization plan.
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Chapter 7 — Administration, Implementation and Financing
7.4 Findings for Permit
Approval
In approving the Specific Plan, the City has determined that the Specific Plan is in
the public interest and will advance the health, safety, and general welfare of the
City of Cupertino and is consistent with the City's Comprehensive General Plan
(Community Vision 2040).
Findings for Master Site
Development Permit Approval
The Master Site Development Permit may
be approved if all of the following findings
can be made:
1. The proposed development includes
at least eighty-five percent (85%) of the
maximum residential units permitted
under the Specific Plan.
2. The proposed development and
land uses are consistent with the
goals, policies, purpose, vision, and
development standards contained in the
Vallco Town Center Specific Plan.
3. The proposed development and
land uses, at the proposed locations,
will not be detrimental or injurious
to property or improvements in the
vicinity, and will not be detrimental
to the public health, safety, general
welfare; provided, however, that if a
project is eligible for the "community
benefits density bonus" and subject to
a Development Agreement, this finding
shall not be used as a basis to reduce
the development program shown in
Table 3.3, condition a project such that
it is physically or financially infeasible
to develop the development program
shown in Table 3.3, or frustrate the
implementation of the goals, policies,
purpose, vision, development standards
and guidelines contained in the Vallco
Town Center Specific Plan.
4. The proposed development and land
uses will be located and conducted in
a manner that is in accordance with the
Cupertino General Plan, this Specific
Plan, and applicable regulations.
The proposed development and land uses
comply with the California Environmental
Quality Act (CEQA) by incorporating all
measures identified in applicable adopted
environmental documents.
Findings for Architectural and Site
Approval
The Architectural and Site Approval Permit
may be approved if all the following
findings can be made:
1. The application conforms with the
Specific Plan and applicable regulations.
2. The proposed project conforms with
the standard conditions of approval and
environmental mitigations.
3. The proposed design, appearance,
and general quality of the proposed
development and the proposed
materials, textures, colors and details of
construction and plant material meet
or exceed the design standards and
guidelines in the Specific Plan.
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Chapter 7 — Administration, Implementation and Financing
Findings for Development Permit
The Development Permit may be approved
if the findings in CMC 19.156.040 can be
made.
Findings for Modification
The Modification may be approved if
proposed development is otherwise
consistent with the City’s General Plan and
with this Specific Plan.
Findings for Adjustment
In order to provide design flexibility in
situations where unique circumstances
make it impossible to adhere to the
development standards and where all
efforts to meet the standards have been
exhausted, an applicant for development
may file an application for adjustment
to seek approval to deviate from the
standards. The possibility of consolidation
of lots lots under the same ownership, if an
adjustment(s) is needed for a substandard
parcel, shall be evaluated.
An adjustment from development
standards can be approved if the final
approval authority for a project makes all
of the following findings:
1. The proposed development is otherwise
consistent with the City’s General Plan
and with the goals of this Specific Plan.
2. The proposed development requires
an adjustment, which involves a minor
modification of, or deviation from, the
development standards in this Specific
Plan, and still promotes the vision of the
General Plan and Specific Plan.
3. The proposed development will not be
injurious to property or improvements
in the area nor be detrimental to public
health and safety.
4. The proposed development will not
create a hazardous condition for
pedestrian, bike and vehicular traffic.
5. The proposed development has legal
access to public streets and public
services are available to serve the
development.
Findings for Transfer of
Development Allocation Permit
A Transfer of Development Allocation
Permit may be approved only if the
following findings can be made:
1. The proposed development is otherwise
consistent with the City’s General Plan
and with the Specific Plan (except for
the development program shown in
Tables 3.2 and 3.3 of Chapter Three:
Vision).
2. The proposed transfer will not be
injurious to property or improvements
in the area nor be detrimental to public
health and safety.
3. The proposed development will not
create a hazardous condition for
pedestrian, bike and vehicular traffic.
Enforcement
The City shall enforce the provisions of
this Specific Plan consistent with City
customary practices and consistent with
the provisions of the General Plan and
Cupertino Municipal Code (CMC). It shall
be unlawful for any person to initiate any
vertical development work within the Plan
Area without first obtaining permits.
Whenever in this Specific Plan any act is
prohibited or is made or declared to be
unlawful, or the doing of any acts required,
or the failure to do any act is determined to
be unlawful, the City of Cupertino retains
its authority under the CMC to enforce
such violation or offense.
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Chapter 7 — Administration, Implementation and Financing
Severability
If any provision of this Specific Plan
or the application thereof to any
person or circumstance is held to be
unconstitutional or otherwise invalid by
any court of competent jurisdiction, the
invalidity shall not affect the Specific Plan
provisions, clauses or applications which
can be implemented without the invalid
provision, clause or application, and to
this end the provisions and clauses of this
Specific Plan are declared to be severable
as set forth in this Specific Plan.
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Chapter 7 — Administration, Implementation and Financing
7.5 Construction
Sequencing
The Specific Plan may be implemented
over time and in a sequenced approach as
approved in the MSDP or DP as applicable.
The anticipated sequence of Plan Area
construction is as follows
Stage 1. Retail and Entertainment/ Mixed-
Use District.
Stage 2. The Neighborhood/ Mixed-Use
District and the Office/ Mixed-Use District
are expected to be completed in a similar
time frame.
Stage 3. Streets/ at-grade level publicly
accessible open spaces are expected
to be completed within 12 months of
completion of construction in each
district. This will provide time to complete
the paving and landscaping work after
construction trucks and material have
been moved off the site.
Stage 4. Below Market-Rate units. The
phasing of such units shall be consistent
with the City’s BMR Mitigation Manual
unless otherwise approved as part of
the MSDP or DP. For example, tax-credit
BMR projects or those requiring multiple
funding sources may be allowed to be
sequenced based on the funding source
requirements and schedule.
It should be noted that this sequencing
may be subject to change to
accommodate phasing plans approved
in an MSDP or DP or Development
Agreement.
Other provisions and requirements
include:
1. Except as described in this section and
consistent with the approved MSDP, DP
or Development Agreement, all or any
portion of the existing development
is permitted to remain in place and
continue in commercial use, such
that at any time the Plan Area may be
improved partially with all or some of
the existing buildings and partially with
new development. Any undeveloped
site(s) for future phase(s) shall include
provisions for interim landscaping
and other attractive improvements,
and security and maintenance of any
undeveloped land to be developed
under future construction.
2. Parking shall be provided consistent with
the requirements of the Specific Plan
such that adequate parking is provided
for each of the phases as they occur.
3. Staging of construction equipment and
vehicles would primarily be required
to be on-site with some staging
within the public right-of-way for any
improvements in the right of way subject
to the review and approval of traffic
control plans by the Department of
Public Works
7-12 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 7 — Administration, Implementation and Financing
7.6 Financing and Maintenance
of Public Improvements
Implementation of the Specific Plan
requires the Specific Plan applicant(s),
property owner(s) or their designee(s)
to assure that all on- and off-site
infrastructure, facilities, and services
(improvements) required by this Specific
Plan are installed, constructed, and
completed prior to or concurrent with
need. The improvements include, among
others, enhancement, and ongoing
maintenance of open space and private
roadways.
The improvements contemplated for
the Plan Area may consist of elements
for use by the general public, as well as
for exclusive use of the property owner,
tenants, or occupants. Once constructed,
long-term maintenance of improvements
will be required, and the party responsible
for maintaining those improvements
may vary depending on whether they
are dedicated for general public use or
privately owned within the Plan Area.
While a variety of financing techniques
are available, Specific Plan development
components will be installed or
constructed using private financing for the
majority of the development costs. Certain
elements of the improvements, however,
may use assessments or community
facility district mechanisms.
If used to fund improvements, the
assessment or community facility district
will only apply to the Plan Area and only
be assessed against the property owners,
tenants, or occupants thereof. No resident
or property owner outside of the Plan
Area will be included in any proposed
assessment or community facility district
providing required facilities to the Plan
Area. These provisions ensure that the
Specific Plan pays its own way.
This section identifies potential financing
methods that may be used individually,
collectively, or in combination to fund
implementation and maintenance of
various improvements identified in
the Specific Plan. The Specific Plan's
implementation will be complemented by
these improvements and directly serve
and benefit not only the Plan Area, but also
the greater community.
This section of the Specific Plan identifies
a mix of financing mechanisms applicable
to future development in the Plan Area.
These mechanisms are important to
assure the timely financing of new
improvements concurrent with Specific
Plan development.
The Specific Plan allowable financing
mechanisms may include offers of
dedication, fee dedications, and/
or easements; assessment districts;
infrastructure financing districts (for
example: open space management/
maintenance, lighting and landscaping,
bridge and thoroughfares), reimbursement
agreements.
Allowable Specific Plan financing
mechanisms also may include offers
of dedication, fee dedications, and/
or easements, assessment districts,
infrastructure financing districts (for
example open space management/
maintenance, lighting and landscaping,
bridge and thoroughfares), and
reimbursement agreements.
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Chapter 7 — Administration, Implementation and Financing
The primary financing mechanisms to be
used within the Plan Area are described
further below.
Recorded Covenants among Plan
Area Owners
Covenants, conditions and restrictions
(CC&Rs) and reciprocal easement
agreements are private agreements
among property owners used to allocate
payment for certain costs among various
property owners, most frequently used for
the maintenance of common areas. The
recording of CC&Rs against a property
creates a permanent obligation that can
be enforced against the property owner
by other owners.
For example, the CC&Rs could require
that maintenance of the open space
and stormwater facilities in the Plan Area
be funded by development throughout
the Plan Area. The CC&Rs would not be
susceptible to unilateral amendment by
the owner of the burdened property, and
in the event of a breach by the burdened
property owner, the other parties to the
CC&Rs would have an array of enforceable
remedies. The CC&Rs would be approved
by the City and would include provisions
to require City approval prior to any
changes to the CC&R’s.
Development Impact Fees
The City requires payments of impact
or development fees to finance public
improvements. These fees compensate
the community for the extra costs of
public improvements caused by new
development. These fees are often
payable either upon recordation of a final
subdivision map, issuance of a building
permit, or at a different time if negotiated
in a Development Agreement, with the
proceeds placed in a fund designated by
the City for the construction of certain
improvements.
Generally, fees are collected to fund
traffic mitigation, parks and recreation
facilities, fire facilities and services,
schools, drainage and flood control
facilities, and water and sewer facilities.
The fee schedule is generally updated
annually through a consumer price index
adjustment.
Private Financing
Most typically, developers receive private
debt and equity financing from a variety of
lenders to pay for public improvements as
part of the construction of a project. Terms
vary greatly depending on current interest
rates, type of lender and other factors.
This financing mechanism will pay for
the majority of the public improvements
required for the implementation of the
Specific Plan.
All developments shall be required to join
the Plan Area Transportation Management
Association (TMA), and property owners
shall ensure that all tenants are TMA
members in perpetuity. Private financing
will be used to establish the TMA and
to fund its ongoing operation, with cost
allocations divided under agreements
between the project users.
Financing for Below Market Rate
Units
These may include a variety of sources
including private financing, tax credit
financing and other governmental
sources, etc.
Below Market Rate housing financing
often requires layering of multiple
sources of funds. Federal, state, and
local government funding sources can
include the U.S. Department of Housing
and Urban Development (HUD), the
California Department of Housing and
Community Development, the California
Housing Finance Agency, and local
funding mechanisms such as County
7-14 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 7 — Administration, Implementation and Financing
Measure A funds and housing trust funds.
HUD-administered programs that may be
available include: Section 8 Certificates and
Vouchers, Community Development Block
Grant (CDBG), HOME Investment Partnership
(HOME), and the Homeless Emergency
Assistance and Rapid Transition to Housing
Act (HEARTH) Programs.
Common state funding programs include:
Multifamily Housing Program (MHP), State
Proposition 1C programs (including the
Infill Infrastructure Grant Program, and the
Transit Oriented Development Housing
Program), and the Affordable Housing
Sustainable Communities grant program.
In addition, federal and state low income
housing tax credits provide a significant
source of funding for private development of
affordable housing.
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Chapter 7 — Administration, Implementation and Financing
Table 7.2: Improvements and Financing,
summarizes on- and off-site improvements
required to be in place prior to, or
concurrent with need, as well as a
description of the allowable financing
mechanisms. This summary of allowable
financing mechanisms is provided as
a guideline; actual implementation of
specific financing mechanisms will be
accomplished pursuant to established
procedures, laws, and regulations
applicable to such financing mechanisms.
7.7 Financing Plan
Table 7.2: Improvements and Financing
Improvements Allowable Mechanism(s)
Parks and Open Space • Private financing
• Private Endowment
• Dedication
• CC&Rs
Traffic Improvements • Traffic impact fees for projects in TIF
program
• Reimbursement agreement(s)
• Private financing
• TMA user agreement(s)
Community Benefits • Private financing
• Private endowment
Drainage and Stormwater Management • Private financing
• Impact fees
• CC&Rs
Water and Sewer Systems • Private financing
• Capacity and connection fees
• CC&Rs
Schools • Impact fees
• Private financing
Below Market-rate units • Tax credit financing
• Private financing
• Other non-profit sources
• Government sources
7-16 Vallco Town Center Specific Plan Public Review Draft — August 2018
Chapter 7 — Administration, Implementation and Financing
Vallco Town Center Specific PlanPublic Review Draft — August 2018 7-17
Chapter 7 — Administration, Implementation and Financing
7-18 Vallco Town Center Specific Plan Public Review Draft — August 2018
EXHIBIT SPA-2
8/30/2018 and 9/10/2018
Public Review Draft – Vallco Town Center Specific Plan
Clarifying/supplemental language and errata
GLOBAL:
• All spelling and sequential numbering errors and formatting errors will be
corrected in the final Specific Plan and are not listed here.
• Naming conventions within text and graphics will be corrected for consistency
throughout document, including:
General Plan Special Area name: Vallco Town Center Special Area
Specific Plan name: Vallco Town Center Specific Plan
Zone name: Vallco Town Center Zone
Plaza on west side of Plan Area: Town Square
Plaza on east side of Plan Area: East Plaza
• Downtown: the word “downtown” will be replaced with either “Plan Area,”
“District,” “neighborhood” or “Town Center” as applicable to the context.
• Graphics depicting Plan Area boundaries for conceptual and regulatory plans
will be edited for consistency of Plan Area boundaries to not include I-280 and I-
280 on ramp.
• Chapter 6 Street sections. Delete “Public frontage assembly” where streets are
internal and private, and include in lane assembly.
• Use term bicycle lane and not cycle track. Where applicable for internal streets
correct to say multi-use path.
• Highlighted text indicates edits added as of 9/10/2018
CHAPTER 1
Page Edit
1-23 Charrette Two included a presentation on the latest statistics on
school enrollment by the Cupertino Fremont Union High School
District.
CHAPTER 2
Page Edit
2-11 Vallco Town Center Specific Plan (greywater on-site)
2-12 Term “lodging” replaced with “hotel”
CHAPTER 3
Page Edit
3-12, 3-13, 3-17 Notes to all reference to building stories: stories are approximate,
depending upon the plate height of each floor. Ground floor plate
height is presumed to be 11 feet minimum for the
Neighborhood/Mixed-Use District and 16 feet minimum for the Retail
and Entertainment/Mixed-Use District and Office/Mixed-Use
District,13-14 feet,. Upper floors may be approximately 11 feet. This is
the Tier One vision. Tier Two vision is further explained in
development program section which allows additional heights to
accommodate community benefits. Stories are approximated as a
range and text to be edited to be consistent as:
Max height: Approximate stories
45 feet: ~ 4 stories
60 feet: ~ 5 to 5.5 stories
75 feet: ~ 6-7 stories
85 feet: ~ 7-8 stories
95: ~8-8.5 stories
120 feet: ~10 stories
150 feet: ~13 stories
The vision statement is not regulatory, but rather narrates how
development standards were distilled from the vision. Apart from the
Tier 1 and Tier 2 development program requirements in Section 3.4, all
other development standards are in Chapter 6. Final development
plans or master site development permits shall meet the height limits
in Chapter 6, Figure 6.2.203.A: Building Height Regulating Plan.
3-15, Following
table 3.3 and
add to
definition page
6-70.
Community Benefits Density Bonus. A Community Benefits Density
Bonus is available for projects in a portion of the Plan Area that
provide specified community benefits in addition to complying with
the Specific Plan's standard requirements.
The development standards defined in Section 6.2 of this Specific Plan
allow residential development at a maximum density of 35 dwelling
units per acre (Tier 1), plus an increase available for projects that meet
all of the standards of State Density Bonus Law (California
Government Code Section 65915 et seq.) and Cupertino Municipal
Code Chapter 19.56. The Specific Plan also allows a mix of retail and
office uses as shown in Table 3.2.
A Community Benefits Density Bonus (Tier 2) is an alternative to the
State Density Bonus Law that allows an increase to the overall
development potential of the Plan Area above the maximum amount
of development otherwise permitted by this Specific Plan. The
Community Benefits Density Bonus (required to be approved in
conjunction with a Development Agreement) is available to projects in
a defined area that include specified public benefits, including more
affordable housing than would be provided to qualify for a State
Density Bonus.
The Community Benefit Density Bonus provides both a residential
density bonus and additional office square footage substantially in
excess of the benefits provided by State Density Bonus Law.
Consequently, if a project elects to apply for a Community Benefits
Density Bonus, the project may not seek or receive a density bonus,
nor any waivers, incentives, concessions, or parking reductions
provided under either State Density Bonus Law (California
Government Code Section 65915 et seq.) or Cupertino Municipal Code
Chapter 19.56, unless explicitly provided for by this Specific Plan.
Table 3.2 defines the maximum development potential within the
Specific Plan area for base projects (Tier 1), and Table 3.3 does the
same for projects with a Community Benefits Density Bonus (Tier 2).
Only properties in Development Allocation Area B, as shown the
figure below, are eligible to apply for the Community Benefits Density
Bonus. An applicant shall be required to apply for a development
agreement to memorialize the details and timeframe for providing the
required community benefits and any other contributions in
connection with the increased development potential available using
the Community Benefits Density Bonus.
To be eligible for a Community Benefits Density Bonus, the
community benefits agreed to in a Development Agreement must
include (1) at least 11% of the base density restricted to very low
income households and additional affordable housing beyond the
standard requirement of 15% of the total residential development
program, (2) a commitment to support civic and/or, cultural uses,
which may be provided in the project, off-site, and/or through
monetary payments, (3) multi-modal transportation benefits, (4)
support for local school districts; and (5) any other benefits mutually
agreed to that exceed standard code requirements in a development
agreement.
KEY TO DEVELOPMENT ALLOCATION AREA: add Assessor Parcel
Numbers to this legend.
3-19 This bridge functions as a publicly accessible space, with appropriate
landscaping, restaurant and small retail kiosks as amenities.
3-20 Buildings are set back from the sidewalk enough for ground floor
entries to face the street and provide landscaping and opportunities
for people to interact along the streetscape. See Figure 3.28, 3.29 and
3.30 as examples on Page 3-21. Porches and frontage
3-23 Since this district has an employment focus, it is important to
encourage and maintain public pedestrian access to key streets and
open spaces serving the East Plaza. Active ground floor uses are in
specific locations, mainly along Vallco Parkway and one block north of
Vallco Parkway along Wolfe Road.
Under Tier 2 and with community benefits, a single corporate user in
the Office Mixed-Use District, may use bollards, gates or fencing at the
interior street to reserve them for private access for security purposes,
subject to the City’s design review. Bollards, gates and fencing must be
removable to revert back to public access in the event that the tenants
become multi-users. The fences, bollards shall be artistically
integrated subject to design review and shall be located in the private
portion of the streets. The surrounding streets (Perimeter Road,
frontage road along Wolfe Road and street around the East Plaza) and
the East Plaza shall remain accessible to the public.
Buildings in the office/mixed-use district are allowed to connect via
overhead bridges, as long as the bridges are above the third story,
subject to design review and so that the ground level streets are not
substantially covered by the overhead bridges.
3-27 Civic and/or cultural uses, if provided, are in unique buildings and
located in the Retail and Entertainment/Mixed-Use District and face
the Town Square.
The existing wall and row of trees along the west Plan Area boundary
is retained as and replaced as necessary, if needed
CHAPTER 4
Page Edit
4-12 The key purpose of the TMA will be to help office users of the
project improve transportation choices in the Plan Area, and
achieve the target mode-share, and keep office users within the trip
cap.
CHAPTER 6
Page Edit
6-11 1 Required on any facade that exceeds 200 250 linear feet as
measured along the adjacent sidewalk
6-14 All streets and intersections require review of fire and traffic safety
and must be approved by the City and appropriate Fire Official.
Dimensions and location of each amenity such as sidewalks and
bicycle lanes/cycle tracks shown in street sections within this
chapter shall be corrected to be consistent with City standards,
City’s Bicycle and Pedestrian Plans, and fire safety standards as
applicable.
6-14 Each block may remain as part of the larger parcel of which it is a
part or, it may be legally subdivided into a new parcel.
6-16 6.2.201.A.1 overall street width minimum 52-58 feet
Planter & parking width 8 feet; parking and planters may share the
8 foot width in an alternating pattern along the length of the street
as applicable.
6-17 6.2.201.A.2 Planter & parking width 8 feet; parking and planters
may share the 8 foot width in an alternating pattern along the
length of the street as applicable
.
6-24 & 6-25 Figure 6.2.201.B.5 Edit building graphic so that it shows max
height 45 feet
Minimum overall width is 56’ from property line to building
footprint, consistent with building heights figure.
Delete cycle track and replace with multi-use path.
Add footnote: east side varies to accommodate bicycle lanes
and/or landscaping as applicable
Sidewalk and planter location may alternate subject to city review
for safety, best practices and consistency with Cupertino
Bicycle/Pedestrian Plans.
Figure 6.2.201.B.6 show existing trees and multi-use pathway on
the east side.
Delete “existing west side of street to remain.”
Bike lane should be labeled as C1 and Planter should be labeled as
C2
6-27 6.2.202.B.1.a. Six (6) acres of publicly accessible open space are
required within the Code Boundaries for the property identified as
“B” Vallco Property owner LLC in Chapter 3.4 Development
Program. Development applications from Simeon Properties or
KCR shall be provide parkland consistent with the Cupertino
Municipal Code.
6-29 Green bubbles along western property should be removed. Final
locations of parks are not regulated here. Only general area of
Town Square and East Plaza is identified.
6-36 6.2.203.D Height adjacent to Open Space Town Square/East Plaza
6-40 Building is allowed over porch. N/A allowed
6-40-to 6-47 In frontage descriptions, “adjacent” sidewalk should be deleted
and replaced with “back of” sidewalk with graphic labeled
accordingly
6-52 6.2.207.A Parking Spaces Requirements
Residential market rate: as shown in table
Deed-Restricted BMR housing units available to moderate, low,
and very low income households: Minimum automobile parking
requirement of 0.25 spaces/bedroom. Add “See CMC1 “ for all
residential uses under the minimum requirement.
New footnote: Parking minimum requirements may be further
reduced pursuant to a parking study prepared in accordance with
CMC 19.124.060.
6-55 Delete 3a, 3b and 3c and 4
6-67 High quality screening, compatible with architecture and
surroundings arch and surorrundings
6-72 Delete existing definitions for Frontage, Private and
Frontage, Public and replace with:
1. Frontage, Private. The area between the building façade
and sidewalk located within an internal area of the
development along a private street and/or property line.
2. Frontage, Public. Building façade facing Stevens Creek
Boulevard, North Wolfe Road and Vallco Parkway.
6-76 Setback, building. The mandatory clear distance between back of
minimum sidewalk a lot line and a building facade, consistent
with 6.2.205 Frontages.
CHAPTER 7
Page Edit
7-03 A Development Agreement may expedite procedures for
consideration and issuance of permits and approvals within this
Specific Plan.
7-04 Correct superscript footnotes to application type as follows:
Note A moved below Public Meeting and above B
Parcels north of current Perimeter Road – no superscript
Transfers of Development Allocations K, L, O
7-08 Unless a Development Agreement is entered into that sets forth
alternative expiration dates, approval on a permit shall become null
and void and of no effect, upon expiration of the time frame
specified in Table 7.1, unless a shorter or longer time period is
prescribed in the conditions of the permit or a Development
Agreement, unless:
7-09 Last paragraph in the MSDP findings section should have a number
5.
Clarification for the Specific Plan
Page 3-45 Table 3.3 Tier 2 Development Program
Notes:
* 1. Minimum commercial/retail requirement – 400,000 sq.ft.
2. If civic/cultural space is built but not used by civic and cultural uses/public education
facilities, the 85,000 square feet of space allocated for civic and cultural uses/public educational
facilities may be converted into uses that qualify under 'minimum retail requirement' or
incubator/ co-working/ maker spaces.
GLOBAL: any reference to minimum planted areas in Chapter 6 regarding public parks and
open spaces should be corrected to require 60% minimum planted areas and 40% maximum
hardscape.
Page 6-31, 6.2.202.A.2 Neighborhood Park
B. General character
Combination of hardscape (40% max. 60% min.) and planted areas (60% min.40% max) in
formal patterns
Page 6-32, 6.2.202.A.3 Neighborhood Park
B. General character
Combination of hardscape (40% max. 60% min.) and planted areas (60% min.40% max) in
formal patterns