VALLCO TOWN CENTER SPECIFIC PLAN

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3 E X E C U T I V E S U M M A R Y THE VISION The vision for the Vallco Town Center Specific Plan is to revitalize the aging and outdated indoor mall within the new Plan Area into a vibrant, sustainable, walkable and safe Town Center neighborhood with a mix of retail, dining entertainment, recreation, employment, housing, open space, education and community uses, and integrate an innovative 30- acre Community Park and Nature Area for all Cupertino residents and visitors to enjoy. VALLCO TOWN CENTER SPECIFIC PLAN VALLCO TOWN CENTER SPECIFIC PLAN ES-1

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5 E X E C U T I V E S U M M A R Y EXECUTIVE SUMMARY For more than two decades, the shopping mall at Vallco (Mall) has experienced continuous failures due to the changing retail landscape, its outdated traditional indoor mall style and its disadvantageous location within the trade area of two nearby mall powerhouses. Every community aspires to have a physical place that distills and embodies the values of its past and aspirations for its future. Implementation of the Vallco Town Center Specific Plan (the Specific Plan) will help create just such a place. It will create both a vibrant mixeduse Town Center the social heart of Cupertino's emerging downtown and a vast rooftop Community Park and Nature Area inspired by the natural ecology of the Cupertino foothills and the historically native vineyards and orchards that were once prevalent and a hallmark of this Valley area. It will uniquely connect landscape, buildings, and infrastructure and infuse them with the best qualities of life in Cupertino. This Specific Plan has been designed to comply with and fulfill the goals and policies of Cupertino's General Plan. The Specific Plan was developed with the understanding that the indoor, retail only experience at the Mall is no longer viable in the market and no longer reflective of the community it is supposed to serve. The Plan responds to the wishes and wisdom of the community and City Council to revitalize the Vallco Shopping District Special Area (the Specific Plan Area or Plan Area) and ensure its success for future generations. It will create spaces that nurture vibrancy and encourage relaxation. It will embrace forward thinking innovation while respecting historical stewardship. It finds a balance between a modern need for technology and an eternal need for nature. By celebrating local strengths, the Specific Plan envisions a global reach. VALLCO TOWN CENTER SPECIFIC PLAN ES-3

6 E X E C U T I V E S U M M A R Y The focus of this Specific Plan is planning for the redevelopment of the Mall property, which includes Blocks 1 through 12 (the Town Center, also known as Town Center/Community Park), and the potential future development of Block 14. It envisions turning an outdated, failed shopping mall into a new mix of retail, dining, entertainment, sports, education, civic, employment, housing (including senior housing), open space, civic and community uses. It also encourages development by a master developer to remove the obstacles to the development of a cohesive district with the highest levels of design, as described in the General Plan. The Specific Plan combines a vibrant mixed-use Town Center with an expansive Community Park and Nature Area that extends over the top of the built environment with a unique horizontal and vertical interface. In support of a true mixed-use and traditional town center form, this Specific Plan will help create a high-quality development through careful design of the public squares, programming for community venues, and the provision for a host of special amenities and entertainment venues such as a multiplex movie theater, a bowling alley, an ice skating rink(s), and market hall. Synthesizing the community input and the aspirations of the General Plan to create a mixed-use Town Center, this Specific Plan is conceived around the core elements essential for creating a vibrant community life a program that begins with the ambience of the streets and public squares, and extends throughout all venues; supporting real connections between residents, employees, businesses, students and visitors. It will provide walkable streets, parks and open space areas that allow for social encounters, places to sit and take in the day, and settings that accommodate all of the community: families, friends, and individuals of all ages. ES-4 VALLCO TOWN CENTER SPECIFIC PLAN

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8 E X E C U T I V E S U M M A R Y The sustainability goal for the Town Center is LEED Platinum or an equivalent standard recognized as the highest level of environmentally conscious construction. The 30-acre Community Park and Nature Area will improve natural resource efficiency in many ways including by reducing the existing urban heat island effect, improving public health, minimizing water run-off, capturing rain water for irrigation, improving water and air quality, improving energy efficiency of the buildings, and promoting ecological biodiversity. It proposes a model for sustainable human development by sharing symbiotic resources and merging diverse energy strategies to create a renewable and self-generating, humaninhabited ecosystem. Innovation Center will be located within the Plan Area for use by the local high school district. This flexible, multi-use space will be used by district high school students to build projects together while collaborating with members of the greater community. The Specific Plan also calls for similar extraordinary benefits and positive impacts for elementary and middle school students as described in Chapter 3: Community Benefits. To meet the water demand associated with a green roof, the use of recycled water for native and drought tolerant landscaping that thrives on little to no water will be utilized. Water conservation efforts will also include the extension of the recycled water line from Sunnyvale to the Plan Area in partnership with many public stakeholders and on-site storm water capture and reuse for irrigation of the streetscape plantings, Town Square and Community Park and Nature Area. Water conservation efforts will also include the extension of the recycled water line from north of I-280 to the Plan Area, in partnership with public stakeholders. Design features identified in this Specific Plan will connect the Plan Area with the broader neighborhood and City of Cupertino. This includes an extension of the Specific Plan roadway network aligned with adjacent roadways, an expansive streetscape along North Wolfe Road and Stevens Creek Boulevard, and connections with area-wide bikeways. It will provide significant traffic solutions, including spearheading and substantial funding toward the rebuilding and widening of the North Wolfe Road/ I-280 bridge and interchange as well as other freeway improvements, the implementation of intersection and signal timing improvements, and a free community shuttle for Cupertino residents. It will also include significant pedestrian and bicycle improvements both on and off-site as well significant transit improvements including a Mobility Hub and separate Transit Center. Implementation of this Specific Plan will also create a net positive impact on the already world-class schools in Cupertino. For example, a new 10,000 square foot, turn-key High School Science & Engineering ES-6 VALLCO TOWN CENTER SPECIFIC PLAN

9 T A B L E O F C O N T E N T S Table of Contents 1 Introduction Specific Plan Setting Specific Plan Organization Specific Plan Authority Intent of Specific Plan Relationship to Existing Plans & Policies Background & Context Land Use & Development Standards Land Planning Context Town Center Objectives Land Use Plan Land Use and Zoning Development Standards Permitted, Conditional & Excluded Uses General Provisions Community Benefits Introduction Civic Benefits Education Benefits Housing Benefits Land Use and City Revenue Benefits Mobility and Connectivity Benefits Environmental Design Feature Benefits Community Benefit Timing Mobility & Connectivity Introduction Pedestrian and Bicycle Mobility Public Transit Vehicular Circulation Street Network and Hierarchy Off-Site Transportation Improvements Transportation Demand Management Strategies Sustainable & Smart City Strategies Introduction Sustainable and Smart City Strategies Infrastructure & Public Facilities Introduction Storm Drainage & Water Quality Management Potable, Fire & Recycled Water Water Supply & Demand Wastewater Treatment & Conveyance Dry Utilities Solid Waste & Recycling Landscaping & the Public Realm Introduction Tree Retention and Replanting Plan Community Park and Nature Area Planting and Irrigation VALLCO TOWN CENTER SPECIFIC PLAN -i

10 I T A B L E O F C O N T E N T S 8 Town Center Design Guidelines Introduction Town Center Design Guiding Principles Streetscape Guidelines Site and Building Design Guidelines Signage and Wayfinding Administration, Implementation & Financing Administration Relationship to Other Governing Documents Entitlements Master Site Development Permit and Architectural and Site Review Substantial Conformance and Amendments Construction Sequencing Financing and Maintenance of Public Improvements Financing Plan Environmental Design Features Appendices A Environmental Design Features ii VALLCO TOWN CENTER SPECIFIC PLAN

11 T A B L E O F C O N T E N T S List of Figures Figure 1-1: Specific Plan Location Figure 1-2: Specific Plan Area Figure 2-1: Plan Area Blocks Figure 2-2: Plan Area Rooftop Pavilions Figure 2-3: Illustrative Vallco Town Center Concept Plan Figure 2-4: Conceptual Community Park and Nature Area Figure 2-5: Conceptual View of the Vallco Town Center Looking East on Steven s Creek Boulevard Figure 2-6: Conceptual View of the Vallco Town Center Looking North from Steven Creek Boulevard on A Street Figure 2-7: Conceptual View of the Vallco Town Center Looking North in Town Square West Figure 2-8: Conceptual View of the Vallco Town Center Looking South into the Town Square West Figure 2-9: Conceptual View of the Community Park and Nature Area Vineyards Figure 2-10: Conceptual View of the Community Park and Nature Area Playground and Oak Grove Figure 2-11: Conceptual View of the Community Park and Nature Area Walking Trails Figure 2-12: Conceptual View of the Community Park and Nature Area Wine Garden Figure 2-13: General Plan Land Use Map As Amended by Initiative Figure 2-14: Zoning As Amended by Initiative Figure 2-15a: Town Center Districts Figure 2-15b: Community Park and Nature Area District Figure 2-16: Active Use Street Frontages Figure 2-17: Privacy / Planted Facades Figure 2-18: Building Setbacks From Public Roadways Figure 2-19: Building Setbacks from Adjacent Neighborhoods Figure 2-20: Building Height Figure 4-1: Conceptual Pedestrian Connectivity Plan Figure 4-2: Conceptual Pedestrian Access Points Street Level Figure 4-3: Conceptual Pedestrian Access Points Roof Level Figure 4-4: Conceptual Bicycle Connectivity Plan Figure 4-5: Conceptual Perimeter Bikeway and Pedestrian Trail Typical Figure 4-6: Proposed Off-Site Pedestrian/Bike Connectivity Improvements Figure 4-7: Conceptual Transit Circulation Plan Figure 4-8: Conceptual Vehicle Access Plan Figure 4-9a: Conceptual Street Network and Hierarchy Figure 4-9b: Conceptual Street Network and Hierarchy Figure 4-10a: Retail/Entertainment Streets - Typical Figure 4-10b: Retail/Entertainment Streets Conceptual View Figure 4-11: Retail/Office Streets Typical Figure 4-12: Entrance Streets - Typical Figure 4-13a: Municipal Streets Stevens Creek Boulevard Figure 4-13b: Conceptual View of Stevens Creek Boulevard Streetscape Figure 4-14a: Municipal Streets North Wolfe Road Figure 4-14b: Conceptual View of North Wolfe Road Streetscape Figure 4-15a: Municipal Streets Vallco Parkway Figure 4-15b: Conceptual View of Vallco Parkway Streetscape VALLCO TOWN CENTER SPECIFIC PLAN -iii

12 I T A B L E O F C O N T E N T S Figure 6-1: Conceptual Stormwater Management Plan Figure 6-2: Conceptual Domestic Water Service Plan Figure 6-3: Conceptual Wastewater Plan Figure 7-1a: Historic Natural Santa Clara Valley Landscape Figure 7-1b: Cultural Natural Santa Clara Valley Landscape Figure 7-2: Conceptual Trail Network Figure 7-3: Community Park and Nature Area Figure 7-4: Typical Roof Planting Cross Section (15% Slope) Figure 7-5: Proposed Street Trees Figure 7-6a: Green Roof Landscaping Palette Fall and Winter Figure 7-6b: Green Roof Landscaping Palette Spring and Summer Figure 9-1: Construction Sequencing List of Tables Table 2-1: Land Use Summary Table 2-2: Permitted, Conditional & Excluded Uses Table 6-1: Service Providers Table 6-2: Projected Vallco Town Center Specific Plan Water Use Table 6-3: Multiple Dry Year Period (4 years): Demand and Supply Comparison (Acre Feet) Table 9-1: Improvements and Financing iv VALLCO TOWN CENTER SPECIFIC PLAN

13 1 INTRODUCTION This chapter explains the purpose of the Specific Plan; background; planning process and entitlements; guiding principles; organization of the Specific Plan; authority to prepare; relationship to existing plans and policies; local and regional context and setting.

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15 I N T R O D U C T I O N Specific Plan Setting As shown in Figure 1-1: Specific Plan Location and Figure 1-2: Specific Plan Area, the Vallco Town Center Specific Plan is a 58-acre planning area (Plan Area) located in the City of Cupertino between I-280 and Stevens Creek Boulevard and is intersected by North Wolfe Road. The Plan Area has been identified in the City of Cupertino Community Vision General Plan (2015) (General Plan) for complete redevelopment into a vibrant mixed-use Town Center. The General Plan calls for the Plan Area to serve as a focal point for regional visitors and the community as a destination for shopping, dining and entertainment in the Santa Clara Valley. General Plan Policy LU-19.1 calls for the preparation of a specific plan (henceforth referred to as the Vallco Town Center Specific Plan or Specific Plan) prior to any development to specify the land uses, design standards and guidelines, and infrastructure improvements required to serve the Plan Area. VALLCO TOWN CENTER SPECIFIC PLAN 1-1

16 1 I N T R O D U C T I O N Figure 1-1: Specific Plan Location 1-2 VALLCO TOWN CENTER SPECIFIC PLAN

17 I N T R O D U C T I O N 1 Figure 1-2: Specific Plan Area VALLCO TOWN CENTER SPECIFIC PLAN 1-3

18 1 I N T R O D U C T I O N 1.2. Specific Plan Organization The Specific Plan is organized with the following chapters and content. Chapter 1 Introduction This chapter explains the purpose of the Specific Plan; background; planning process and entitlements; guiding principles; organization of the Specific Plan; authority to prepare; relationship to existing plans and policies; local and regional context and setting. Chapter 2 Land Use and Development Standards This chapter explains the conceptual land use plan for the Plan Area; identifies the Specific Plan objectives, describes the land use zoning districts and development standards, and describes the permitted, conditional, and excluded land uses. Chapter 3 Community Benefits This chapter explains the Plan Area will provide extraordinary community benefits, including a 30-acre Community Park and Nature Area that is irrigated by recycled water, approximately $40 million in benefits to the local school districts, as well as senior housing, and transit and transportation infrastructure. Chapter 4 Mobility & Connectivity This chapter describes the mobility for all users including vehicles, bicycles, and pedestrians. It includes the circulation and streetscape design including the roadway hierarchy and proposed mobility and connectivity plans. Chapter 5 Sustainable & Smart City Strategies This chapter explains how the Plan Area will focus on sustainability and innovation to create a more livable, resilient, and smarter city. Chapter 7 Landscape & the Public Realm This chapter describes the landscape design principles and concepts for the parks, streetscape, and public gathering spaces. It also includes a discussion regarding the landscaping plant materials. Chapter 8 Town Center Design Guidelines This chapter explains the Town Center design principles and establishes a set of guidelines for development within the Plan Area. These guidelines address streetscape, site and building design, and signage and wayfinding. Chapter 9 Administration, 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. Note: The illustrative examples included in this Specific Plan, including graphic illustrations, renderings, and photos, are illustrative only, meant to convey concepts and intent of the Plan. Chapter 6 Infrastructure & Public Facilities This chapter describes the plan for infrastructure and utility needs (e.g., water, sewer, recycled water), as well as public services (i.e., sheriff, fire, schools, library, and other civic amenities) for the Plan Area. 1-4 VALLCO TOWN CENTER SPECIFIC PLAN

19 I N T R O D U C T I O N Specific Plan Authority The Specific Plan is authorized by California Government Code sections through This 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 City of Cupertino General Plan (the General Plan), serves as an extension of the General Plan, and can be used as both a policy and a regulatory document. The purpose of this Specific Plan is to implement the vision by providing goals, policies, programs, development standards, and design guidelines to direct future development within the Plan Area Intent of Specific Plan The overall purpose of the Specific Plan is to implement the General Plan and facilitate the complete redevelopment of the Plan Area into a vibrant mixed-use Town Center that will become a destination for shopping, dining and entertainment integrated with working and living environments in the Santa Clara Valley, consistent with the vision and policies as described in the General Plan. Implement the General Plan requirements that the Specific Plan establish the building improvements, infrastructure, recreational features, and other identified facilities, services, and amenities (collectively, the Plan development features) and shall be guided by the standards and guidelines provided by this Specific Plan. Ensure that any potential impacts associated with the Specific Plan are eliminated through the implementation of Appendix A: Environmental Design Features. Provide for the improvements necessitated by the development within the Plan Area. Comply with all requirements of Specific Plan law, including the provision of financing. The Specific Plan, a local legislative document, will achieve the purposes set forth above, and serve as the zoning for the property and land uses within the boundary of the Plan Area. This Specific Plan ensures the creation of a high-quality neighborhood through the ambience of the streets and public squares, generous community venues, amenities of a market hall, a movie theater, and recreational facilities, enhanced sidewalks, bicycle lanes, and transit facilities. The Specific Plan focuses on the unique needs of the Plan Area. To that end, the Specific Plan is intended to achieve the following: Ensure consistency with the General Plan by carrying out its applicable goals, policies, and requirements, in conjunction with the Vallco Town Center Specific Plan Initiative (Initiative). VALLCO TOWN CENTER SPECIFIC PLAN 1-5

20 1 I N T R O D U C T I O N 1.5. Relationship to Existing Plans & Policies City of Cupertino Community Vision General Plan (2015) On December 4, 2014, the City Council formally adopted an amended General Plan for Cupertino known as Community Vision 2040 (the General Plan). On May 19, 2015, the City Council adopted an updated Housing Element, and on October 20, 2015, the City Council adopted minor amendments to the language to the Community Vision 2040 including a change in the name of the document to General Plan: Community Vision This version, as amended, serves as the basis for the preparation of this Specific Plan. The General Plan is a State-mandated document and provides the vision for Cupertino s future growth and development. It sets the City s policy direction in a number of areas including land use, mobility, housing, open space, infrastructure, public health and safety, and sustainability through specific goals, policies, and strategies. The General Plan addresses key challenges and opportunities facing Cupertino in the following ways: Planning for changing demographics; Local and regional land use planning and collaboration; Integrating community health into land use planning; Land use and economics; Urban design, form and character; Preservation of natural environment and hillsides; and Economic vitality and fiscal stability. The General Plan is organized into 21 General Plan Planning Areas, consisting of nine Special Areas and 12 Neighborhoods. Prior to the Vallco Town Center Specific Plan Initiative, which adopts this Specific Plan, the Plan Area was designated as Commercial/Office/Residential on the General Plan Land Use Map. This designation applies to mixed-use areas that are predominantly commercial and office uses. Supporting residential uses may be allowed to offset job growth, better balance the 1-6 VALLCO TOWN CENTER SPECIFIC PLAN

21 I N T R O D U C T I O N 1 citywide jobs to housing ratio and when they are compatible with the primarily non-residential character of the area. Development, both residential and non-residential, is subject to the numerical caps and other policies in the City s General Plan. As described in in the General Plan Figure LU-1 (Community Form Diagram), the General Plan permits up to 35 dwelling units per acre in the Plan Area. In compliance with the General Plan, building heights and setbacks are to be determined as part of the Specific Plan. The General Plan identifies a citywide available allocation of 1,882 dwelling units through Pursuant to General Plan Strategy LU , development allocations may be transferred between General Plan Planning Areas, provided no significant environmental impacts are identified beyond those already studied in the Community Vision 2040 Final EIR (SCH# ). Further, the Plan Area is also identified as a Priority Housing Element Site (Site A2) in the General Plan Housing Element. General Plan Strategy LU provides that a conditional use permit is required for mixed-use Housing Element sites that propose units above the allocation in the Housing Element, and on non-housing Element mixed-use sites. Pursuant to General Plan Land Use Element Strategy LU (Planning Area Allocations) and Table LU-1 (Citywide Development Allocation Between ), the Plan Area is allocated 1,207,774 square feet of commercial uses (consisting of a minimum of 600,000 square feet of retail uses, of which a maximum of 30 percent may be entertainment uses), 2 million square feet of office uses, 339 hotel rooms, and 389 residential dwelling units, provided that a Specific Plan for the Plan Area is adopted by May 31, VALLCO TOWN CENTER SPECIFIC PLAN 1-7

22 1 I N T R O D U C T I O N Cupertino Municipal Code The Cupertino Municipal Code (CMC) is the primary document that implements the General Plan. The CMC s zoning provisions provide regulations regarding permitted land uses, development regulations, and development-entitlement process for parcels of land in the City of Cupertino. The Plan Area was re-designated from P (Regional Shopping) Planned Development Regional Shopping north of Vallco Parkway, and P (CG) Planned Development General Commercial south of Vallco Parkway (west of North Wolfe Road) to VTCSP (Vallco Town Center Specific Plan) by the Vallco Town Center Specific Plan Initiative. As described in this Specific Plan, if there are any inconsistencies or conflicts between the requirements of the Specific Plan and the requirements of the CMC or other applicable, adopted rule, regulation, or official policy of the City, as they currently exist or may be amended, the provisions of the Specific Plan take precedence, control, and govern in the Plan Area. The Specific Plan is exclusively implemented pursuant to the Specific Plan, Chapter 9: Administration, Implementation, and Financing. 1-8 VALLCO TOWN CENTER SPECIFIC PLAN

23 I N T R O D U C T I O N 1 South Vallco Connectivity Plan (2014) The South Vallco Connectivity Plan (SVCP) is an advisory document that identified broad goals, objectives, concepts, and design guidelines to help City staff, property owners, developers, and the community better understand future desires for improved connectivity, safety, and aesthetics within the South Vallco area. The SVCP was drafted in anticipation of the preparation of a Specific Plan for the South Vallco area and is therefore described here for informational purposes only. The SVCP envisions South Vallco becoming a vibrant mixed-use downtown for Cupertino. The goal of the SVCP is to create an efficient, safe, pleasant, well-designed, and complete multi-modal network that improves aesthetics, access and internal connectivity within South Vallco. The SVCP presents two options for how connectivity can be improved in South Vallco depending on the future of the Mall. Option A assumes that the Mall will largely remain the same. Option B assumes a substantial redesign of the entire Mall site to create an outdoor shopping district. Major features and Projects of both Option A and B include: Create a bicycle/pedestrian trail along the northern border of South Vallco. Develop a multi-use bike and pedestrian pathway along the western edge of South Vallco. Reconfigure surface parking lots. Improve intersections along all public roadways, including Stevens Creek Boulevard, North Wolfe Road, Vallco Parkway, and Tantau Avenue. Work with property owners to improve intersections along private roadways. Identify new or expanded areas for Park-and-Ride and corporate bus drop-off locations. Establish a small block, grid street network. Limit the use of pedestrian overpasses or skyways. Create new central commercial streets in the Vallco Shopping District. The SVCP envisions that implementation of Option B would include a central promenade that would create an active outdoor commercial district with office and housing located above retail and dining uses. Buildings would front the promenade, and some parking would be provided on the street with additional parking provided by parking structures. The SVCP also envisions a series of town squares at the middle or end of promenade streets, similar to the town square located in the Main Street Project. The SVCP s design framework includes guidelines for: Pedestrian and bicycle trails and amenities. Street furniture and lighting. Signage, wayfinding and art. VALLCO TOWN CENTER SPECIFIC PLAN 1-9

24 1 I N T R O D U C T I O N Cupertino Bicycle Transportation Plan (2015) The City of Cupertino Bicycle Transportation Plan was adopted in May 2011 and updated in The Bicycle Transportation Plan is designed to encourage bicycling as a safe, practical and healthy alternative to the use of a motor vehicle. The Bicycle Transportation Plan allows the City to receive funding from the Valley Transportation Authority and grants from the California Department of Transportation (Caltrans) for the purpose of supporting the development of Cupertino s bicycle transportation system. The Bicycle Transportation Plan includes project priorities for the next decade based on staff and the Cupertino Bicycle Pedestrian Commission recommendations, as well as public input. To further Cupertino s goal to be a bicycle-friendly city, the Bicycle Transportation Plan recommends the following: Give bicycle Projects a priority equal to those that serve the automobile, even if the result is slower automobile traffic. Pursue funding and inter-agency cooperation in the development of the bikeway network. Continue the active involvement of the Commission in the traffic engineering and transportation planning decisions that affect the safety of bicyclists on Cupertino s streets and intersections. Expand and develop new bicycle safety programs to address the issues faced by bicyclists of all ages as well as motorists. Expand and develop bicycle promotion programs to encourage and legitimize bicycle transportation for work, school, shopping, errands, and other utilitarian trips. The 2015 update to the Cupertino Bicycle Transportation Plan includes several recommended projects within Plan Area. One project is to install buffer zones along existing bike lanes on Stevens Creek Boulevard between De Anza Boulevard and the City s east limit. Another project is to paint existing bike lanes along North Wolfe Road, Homestead Road, Tantau Avenue, and Vallco Parkway within Apple Campus 2 and Vallco area. Both projects are designated as Priority 1 Projects to enhance safety and raise awareness of bikes VALLCO TOWN CENTER SPECIFIC PLAN

25 I N T R O D U C T I O N Other Agencies Valley Transit Authority The Santa Clara Valley Transit Authority (VTA) is an independent special district that provides sustainable, accessible, and community-focused transportation options. VTA provides bus, light rail, and paratransit services. As Santa Clara County s congestion management agency, VTA is responsible for countywide transportation planning, including congestion management, design and construction of specific highway, and pedestrian and bicycle improvement projects, as well as promotion of transit-oriented development. VTA is proposing the Stevens Creek Bus Rapid Transit (BRT) project, which would provide a rapid transit service for 8.5 miles from De Anza College to the Transit Mall in downtown San Jose using San Carlos Avenue and Stevens Creek Boulevard. As a supplement to local transit service, the Stevens Creek BRT project would provide fast, frequent service, with limited stops, and enhanced amenities for passengers. The Stevens Creek BRT service would include the following features and objectives: Special vehicles equipped with green technology and comfortable, modern interiors Enhanced stations Dedicated lanes Transit signal priority High-tech communications Rapid boarding Fast, frequent, reliable service Santa Clara Countywide Bicycle Plan (2008) The Santa Clara Countywide Bicycle Plan (SCCBP) assembles in one document all of the pertinent elements of past bicycle plans and working papers, identifies a final cross-county bicycle corridor network including gaps and needed projects and includes other elements to help local agencies responsible for Projects to secure funding and plan effectively for the future. As such, the SCCBP functions as a regional framework for local plans, and identifies coordination possibilities between local bicycle plans. The Countywide Bicycle Plan has a regional emphasis, while local jurisdictions bicycle plans and general plan circulation elements cover their communities in greater, more comprehensive detail. The SCCBP identifies Cross County Bicycle Corridors. The purpose of the Cross County Bicycle Corridors network is to provide continuous connections between Santa Clara County jurisdictions and to adjacent counties, and to serve major regional trip-attractors in the County. There are two Cross County Bicycle Corridors identified within Vallco Shopping District Plan Area; the North Wolfe Road/Borregas Corridor and the North of I-280/Stevens Creek Corridor. The SCCBP is currently being updated and a final plan is scheduled for completion by Winter 2016/17. California Department of Transportation (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 that portion of the Interstate Highway System within the State s boundaries. Metropolitan Transportation Commission The Metropolitan Transportation Commission (MTC) is the transportation planning, coordinating and financing agency for the nine-county San Francisco Bay Area. MTC functions as both the regional transportation planning agency and as the region s metropolitan planning organization. As such, it is responsible to regularly updating the Regional Transportation Plan, a comprehensive blueprint for the development of mass transit, highway, freight, bicycle, and pedestrian facilities. MTC also has played a major role in building regional consensus on where and when to expand the Bay Area transit network. VALLCO TOWN CENTER SPECIFIC PLAN 1-11

26 1 I N T R O D U C T I O N 1.6. Background & Context Challenges By the mid-1980s, however, the Mall began to suffer from an inherent inability to respond to the ever-changing demands of consumers and markets. Constraining factors included: Fragmented ownership between several different property owners, including multiple retail stores. An Operation and Reciprocal Easement Agreement signed onto by the various owners at the outset, which handcuffed the Mall owner from pursuing improvements without unanimous consent. Increasing competition for local customers due to the revitalization of nearby downtown shopping districts in neighboring cities. Outdated infrastructure in combination with a confusing and inefficient parking layout that began to take its toll. Demand for mid-market mass merchandizers, such as the Mall s department stores, began not only to decrease but to plummet throughout the nation, ultimately resulting in the closure of thousands of former anchor stores for malls Site History In the 1960s, a group of Cupertino families and property owners came together to launch the overall scheme for the larger approximately 300- acre Vallco Park, whose name was constructed from the first initials of each of the primary developers. Ten years later, the 53-acre shopping mall was established as a retail component within Vallco Park. Regional competition from Valley Fair and Stanford Shopping Center and other sub- regional malls began to shift regional shoppers away from the Mall. Changes in consumer purchasing patterns such as online shopping and other retail options. In 1973, the City pursued the regional shopping center on the edge of the City and rezoned the South Vallco district for a new mall (Mall). The new Mall opened in At that time, the Mall was one of the largest shopping centers in the Silicon Valley, drawing visitors from throughout the region VALLCO TOWN CENTER SPECIFIC PLAN

27 I N T R O D U C T I O N 1 Regional Competition Since the 1980s, regional shopping mall competition has only increased. Two of the top performing, super- regional malls in the San Francisco Bay Area located near the Vallco Shopping District are the Stanford Shopping Center and Valley Fair. Today, both of these shopping centers are thriving and expanding and are two of the most successful shopping malls in the country. Not only is it difficult for flagship retailers who have become tenants at these two other malls to justify an additional location in the Vallco Shopping District, many are prohibited from doing so due to lease radius restrictions. The Vallco Shopping District also competes with more than a dozen other shopping districts, revitalized malls and walkable downtown neighborhoods including Palo Alto, Los Gatos, Mountain View, Los Altos, and Campbell. Failed Redevelopment Efforts Ownership within the Vallco Shopping District has turned over many times since the original developers, with multiple foreclosures and a bankruptcy, staggered between efforts to redevelop the aging Mall. Occupancy began to deteriorate at an accelerated rate in the 1990s. Mall tenancy continued its steady decline into the mid-2000s. In 2005, two of the Mall s levels were shuttered, leaving the focus on the second floor, and an ambitious plan began to focus on entertainment by adding two new parking structures, multi-screen movie theater, a food court, and a bowling alley. Unfortunately, in September 2008, before the new parking, theaters, food court and bowling were opened, the combined effect of the cost of the renovation and the national financial crisis resulted in the owners filing for bankruptcy. theater, have continued to perform well even throughout the Mall's leanest years. These few attractions, however, cannot support 1.2 million square feet of retail space. General Plan Vision for Revitalization of the Mall The City of Cupertino has long recognized the failures of the Mall, and has spent the past several years working with the community to establish a new vision for revitalizing it. In December 2014, the City Council adopted new General Plan goals, policies and strategies specifically relating to the Vallco Shopping District Special Area (herein identified as the Vallco Town Center Specific Plan Area), within which the Mall is located. The City vision outlined a complete revitalization of the Mall site into a "vibrant mixed-use town center that is a focal point for regional visitors and the community. This new district will become a destination for shopping, dining and entertainment in the City, in addition to providing much needed housing and a center for employment. Blocks 13 and 14 Since the time the Mall opened, Blocks 13 and 14 have been parking lots and have provided excess parking for the Mall. In September 2009, the Mall was sold again. The Mall further languished and was subsequently resold a few years later. From approximately 2010 to 2014, Mall occupancy had reduced to approximately 82%, which is less than other regional malls, and rents have been heavily discounted. In contrast, the Stanford Shopping Center thrives with 140 stores, 1.4 million square feet and 98% occupancy. Valley Fair has increased to 273 stores, 1.5 million square feet, and 96% occupancy, and is expanding by another 650,000 sf square feet over next few years for a future total of ±2.1 million square feet. A handful of mall attractions including a movie VALLCO TOWN CENTER SPECIFIC PLAN 1-13

28 1 I N T R O D U C T I O N Existing & Surrounding Land Uses Existing Setting Currently, the Plan Area is developed with the existing Mall which consists of an existing 1,207,774 square foot mall building plus satellite buildings and surface parking. In addition, as noted above, Blocks 13 and 14 are currently parking lots, however the City of Cupertino recently approved a proposal to develop Block 13 into a business-class hotel, consistent with the General Plan. The Plan Area is divided by North Wolfe Road. The area west of North Wolfe Road is bound by I-280 to the north, North Wolfe Road to the east, Stevens Creek Boulevard to the south, and Perimeter Road to the west. It is developed with several buildings: a primary mall building which connects two former anchor stores, a satellite auto center building, a satellite restaurant building, three parking structures, and surface parking lots. Block 14 is located adjacent to I-280 in this part of the Plan Area. The eastern portion of the Plan Area, east of North Wolfe Road, is bound by I-280 to the north, Perimeter Road to the east, Vallco Parkway to the south, and North Wolfe Road to the west. It is developed with an ice skating rink, bowling alley, one anchor store, mall retail shops, a food court, a satellite restaurant building, a parking structure, and surface parking lots. Block 13 is located adjacent to I-280 in this part of the Plan Area. An existing pedestrian bridge connects the Mall buildings on the east and west sides of North Wolfe Road. The bridge is enclosed and consists of retail shops on either side of a pedestrian walkway. A number of other easements some crossing public rights of way benefit the Mall. Surrounding Land Uses Surrounding permitted land uses include residential and commercial to the west; I-280, hotel, residential, and office uses to the north; commercial, office, and residential mixed-uses to the east; and commercial uses to the south VALLCO TOWN CENTER SPECIFIC PLAN

29 I N T R O D U C T I O N Town Center Entitlements Potential subsequent project approvals required by the City of Cupertino to carry out the Specific Plan include the following: Demolition, Rough Grading/Grading, and Excavation Permits On- and Off-Site Utilities Permits Master Site Development Permit (MSDP) Architectural and Site Review (ASR) (Vesting) Tentative / Final Parcel, Condominium or Subdivision Maps Conditional Use Permit(s) Development Agreement (not required, but may be pursued by a project applicant) Building Permits Tree Removal Permits Encroachment Permit(s) New and Modified Easements, Air Rights, and Other Related Agreements See Chapter 9: Administration, Implementation and Financing for detailed provisions of Specific Plan approvals and implementation process. VALLCO TOWN CENTER SPECIFIC PLAN 1-15

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31 2 LAND USE & DEVELOPMENT STANDARDS This chapter explains the conceptual land use plan for the Plan Area; identifies the Specific Plan objectives, describes the land use zoning districts and development standards, and describes the permitted, conditional, and excluded land uses.

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33 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Land Planning Context The Plan Area is approximately 58 acres. It is comprised of 14 blocks and two Town Squares at street level, organized around a grid street network (see Figure 2-1: Plan Area Blocks). In the roof level, the Community Park and Nature Area contains areas designated for seven pavilions on the green roof (See Figure 2-2: Plan Area Rooftop Pavilions). Blocks 1 through 12: The Mall property is the site of an aging shopping mall that is suffering from significant vacancies and has been unsuccessful for nearly four decades The Specific Plan authorizes revitalizing the Mall property into a new Town Center consistent with and conforming to Cupertino s General Plan. The focus of this Specific Plan is planning for the redevelopment of the Mall property, which includes Blocks 1 through 12 (the Town Center, also known as the Town Center/Community Park), and the potential future development of Block 14, to remain as parking or parking structure, supporting services, or possibly as a second hotel and supporting commercial uses. Any future project in the Plan Area, including the Town Center, will be the subject of a future development application that must be substantially consistent with the planning level policies set forth in this Specific Plan. Block 13 has been approved for development of a 148-room hotel. Block 14: The property is currently a surface parking lot and has been identified as a possible suitable location for the development of a 191- room hotel (consistent with the available hotel allocation as identified in Table LU-1 of the General Plan) and supporting commercial uses, services, facility management or loading, or a future parking structure in the event market conditions support additional parking supply. Potential land uses examined in this Specific Plan are only for study purposes. Any future project will be subject to the current application process administered by the City at that time. However, the Specific Plan contemplates that a portion of Block 14 may be processed as part of the Town Center/Community Park. Block 13: The property is also currently a parking lot and was recently approved by the City of Cupertino for the development of a 148-room business class hotel. Because this property is located in the Plan Area as defined in the General Plan, the development standards and guidelines described in this Specific Plan contemplate the approved project VALLCO TOWN CENTER SPECIFIC PLAN 2-1

34 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-1: Plan Area Blocks 2-2 VALLCO TOWN CENTER SPECIFIC PLAN

35 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-2: Plan Area Rooftop Pavilions VALLCO TOWN CENTER SPECIFIC PLAN 2-3

36 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2.2. Town Center Objectives The following Town Center objectives provide the basis for guiding the Specific Plan and development within the Plan Area consistent with Cupertino s General Plan: Implement the vision in the City s General Plan to completely redevelop the Plan Area, including the outdated Mall, into a vibrant mixed-use Town Center by balancing retail, office, residential, hotel, civic and ancillary uses with a focus on providing significant open space features, views, and a gateway to Cupertino. Provide active and engaging educational uses that promote learning and education for youth, seniors, and others in the Cupertino community. Ensure that any potential impacts (i.e., traffic, schools, air quality, noise, trees) associated with the Specific Plan are eliminated through the implementation of the Appendix A: Environmental Design Features. Encourage a master developer for the entire Plan Area. Encourage innovative active senior environments including senior housing, education and recreation to promote longevity in the Cupertino community. Revitalize this critical infill Plan Area with a strong and complementary mixed-use neighborhood that promotes community and visitor activity and interest and financially supports an innovative open space, a transit center, and civic programs, and achieves a high level of sustainability. Create an active, inviting, safe and comfortable place for people to shop, dine, entertain, live, work and learn. Create an innovative, active, and connected gathering place with vitality in design that integrates and encourages walking and cycling and that is compatible with, and complementary to, recent well-designed districts proximate to the Plan Area. Incorporate transit facilities and programs that support local and regional connectivity and help reduce dependency on singleoccupancy vehicle travel. Provide sufficient local serving and destination retail uses, residential opportunities, workplaces, and entertainment amenities within a centralized Town Center to enable Cupertino and regional residents and shoppers to reduce vehicle miles traveled and associated greenhouse gas emissions. Create a Town Center as described in the General Plan by incorporating appropriate street and building types with welldefined edges and high-quality internal public spaces. Create a newly configured grid hierarchy of streets and boulevards that are pedestrian oriented, connect to the existing street network, and create walkable downtown blocks. Incorporate programs and policies to reduce vehicular miles traveled through traffic demand management policies that reduce the reliance on single-occupancy vehicles and promote more sustainable mobility behaviors. Support initiatives and plans that enhance opportunities for pedestrian and bicycle mobility and connectivity in and around the Plan Area. Retain a majority of the trees along I-280, Wolfe Road and Stevens Creek Boulevard, to the extent feasible. Create building transitions, setbacks, landscaping, and other measures to minimize development impacts on adjacent existing single-family residential uses. Provide extensive open space for community gathering spaces, locations for public art, and event space for community education and events. Provide adequate parking and vehicular access, compatible with a high-quality Town Center environment, that meet the needs of future visitors, employees, and residents, while encouraging the use of transit, bicycle, and other alternative modes of transportation. 2-4 VALLCO TOWN CENTER SPECIFIC PLAN

37 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Capitalize on the opportunity to utilize existing or planned new infrastructure in a manner which furthers local, regional and state compact and sustainable growth goals, including the extension of recycled water facilities. Provide recycled water to the Plan Area and extend the utility to Stevens Creek Boulevard for future City connections. Improve local access to fresh and healthy foods by integrating more traditional food retail with the vibrancy of local farmers markets, and the heightened awareness of seasonal food cycles, as well as education opportunities through urban farming. Create a new development that provides positive economic and fiscal benefits to the City of Cupertino, local school districts, Santa Clara County, and the region as a whole. Create a new regional civic gathering place that has a strong neighborhood character that is informed by and responds to the ideas, input and concerns of the local community. VALLCO TOWN CENTER SPECIFIC PLAN 2-5

38 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2.3. Land Use Plan As shown in Figure 2-3: Illustrative Vallco Town Center Concept Plan, the Specific Plan envisions turning an outdated shopping mall into a new Town Center. It also encourages development by a master developer to remove the obstacles to the development of a cohesive district with the highest levels of urban design, as described in the General Plan. In support of a true mixed-use and traditional town center form, this Specific Plan will help create a high-quality development through careful design of the public squares, and programming for community venues. It will include a mix of retail, dining, entertainment, sports, education, civic, employment, housing (including senior housing), open space, and community uses, and the provision for a host of special amenities and entertainment venues such as a multiplex movie theater, a bowling alley, an ice skating rink(s), and market hall. Over the Town Center will be a 30-acre Community Park and Nature Area which will be publicly accessible and provide a venue for recreation and education (see Figure 2-4: Conceptual Community Park and Nature Area). The Community Park and Nature Area will be privately constructed and maintained and accessible to the public. The sustainability goal for the Town Center is to achieve the highest level of certification from a globally recognized environmental sustainability certification program, such as LEED Platinum certification or equivalent. The landscaped Community Park and Nature Area will reduce urban heat island effect, minimize water run-off, minimize water and air quality impacts, improve energy efficiency of the buildings, and promote biodiversity. variety of uses and amenities, including building a new 10,000 square foot, turn-key High School Innovation Center within the Town Center, in addition to the payment of all legally required development fees. The Town Center will also make substantial contributions to high quality education facilities and programs. The Town Center will provide substantial traffic solutions, including spearheading the rebuilding and widening the North Wolfe Road/ I-280 bridge and interchange and other freeway segment improvements, the implementation of area intersection and signal timing improvements, and a free community shuttle for Cupertino residents. A majority of the parking spaces will be located underground to prioritize bikes and pedestrians on the ground level. This will maximize the opportunity for community engagement throughout the Town Squares, streetscape, and open space. The Town Center represents a nearly $3 billion investment in the Cupertino community and the Silicon Valley region. It is intended to produce substantial net positive economic and fiscal benefits in the form of one time and ongoing revenues including development fees, property taxes and retail sales taxes and other revenues over the next several decades. Key components of the development plan are described below. To meet the water demand associated with a green roof, the use of recycled water and drought tolerant and native landscaping that thrives on little to no water will be utilized. Water conservation efforts will also include the extension of the recycled water line from the Cupertino/Sunnyvale city limits to the Plan Area, in partnership with many public stakeholders. The Town Center is intended to create a net positive impact on the already world-class schools in Cupertino. This will be achieved through a 2-6 VALLCO TOWN CENTER SPECIFIC PLAN

39 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-3: Illustrative Vallco Town Center Concept Plan VALLCO TOWN CENTER SPECIFIC PLAN 2-7

40 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-4: Conceptual Community Park and Nature Area 2-8 VALLCO TOWN CENTER SPECIFIC PLAN

41 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Town Center The Specific Plan envisions a traditional neighborhood layout that connects the community (internally and externally) to walkable, pedestrian and bike-friendly streets through a variety of paths, walkable streets, squares/plazas and other public spaces. The purposefully designed grid street network emulates the best practices of a vibrant pedestrian downtown core while providing the density and overlapping programming that is commonly found in successful town center projects. The core public focus of the Plan Area will be two Town Squares, one located on each side of North Wolfe Road. Town Square West will be the focal point for community events and will serve as the social heart and gathering space in support of the surrounding retail, entertainment, and residential uses. Town Square East will be a more serene space that supports the adjacent office and commercial uses. Both Town Squares may be linked by pedestrian bridges that span across North Wolfe Road and connect each Town Square to the 30-acre Community Park and Nature Area. In conjunction with the Community Park and Nature Area, this will create a significant new destination for the City of Cupertino, consistent with the General Plan. The successful existing community touchstones including the movie theater, bowling alley, ice rink, and fitness center uses, will be co-located to the northwestern corner of the Town Center. Designed as an integrated multilevel complex, the south facing facade of this block will be embellished with terraced gardens and dining patios looking out over the open air activities of Town Square West. VALLCO TOWN CENTER SPECIFIC PLAN 2-9

42 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Extending south from the entertainment and recreation venues to Stevens Creek Boulevard, the family friendly district should be designed as a pedestrian retail loop to and from Stevens Creek Boulevard, where a new multi-modal Mobility Hub and community shuttle stop is envisioned. Two parallel tree-lined streets support this shopping loop, lined with a mixture of unique boutiques and national brand stores planned for this area. These streets should create a unique experience differentiated from the existing shopping malls of the region. Stores would be curated from around the country and world with Cupertino's lifestyle in mind. The retail loop shall include a genuine downtown atmosphere, supported by residential uses above that create a unique sense of place and create an appropriate scale modeled after existing retail streets in the Bay Area, nationally and around the world. The mixed-use retail/residential district will be a pedestrian-focused circulation zone that integrates the west side ground-level retail into an iconic shopping area, including clear wayfinding and access from the surrounding streets and parking garage. The retail will be designed to enhance the retail shopping experience by providing a vibrant and comfortable space for walking, sitting, eating and socializing throughout the day and evening. This circulation space should have a rich texture of paving patterns, lighting, and outdoor spaces. Large canopy trees are limbed up to enhance views to the storefronts and provide dappled light and shade along the sidewalks and seating areas. maintains a majority of the existing and preserved ash tree grove. Visitors will arrive via an entrance plaza, lined with flagship retailers and prominent facades that front Stevens Creek Boulevard. The entrance plaza should provide access to two pedestrian-oriented streets with vehicular access and signed wayfinding for access to the parking garage. Along North Wolfe Road, there will be east-west entrance streets providing direct access to the Town Squares and the entertainment area. Within the Plan Area, there may be space to accommodate an emergency on-site command center for the Santa Clara County Sherriff s Office and Santa Clara County Fire District. This space would be used to provide on-site services during special events and for on-going police and life safety services in the Plan Area. Along Stevens Creek Boulevard, glass facades of multi-level spaces can animate the Town Center with a line-up of leisure, fashion, technology flagship and other stores that epitomize the lifestyle of Cupertino, and identify it as a place that celebrates recreational, health, wellness and casual and creative activities. Streets surrounding the two Town Squares will extend the functional area of each Town Square by emphasizing the shared nature of the street through the use of different paving materials, color, height differences, and other street design features. Many commuters, pedestrians, and bicyclists will enter the Plan Area from either Stevens Creek Boulevard or North Wolfe Road. The Stevens Creek Boulevard frontage will include a pedestrian entrance plaza that 2-10 VALLCO TOWN CENTER SPECIFIC PLAN

43 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Community Park and Nature Area Flowing over the Town Center will be an approximately 30-acre Community Park and Nature Area. This rooftop landscape will weave together social and natural systems to create a unique green amenity in Cupertino. The Community Park and Nature Area will immerse residents and visitors in the representative landscapes of Santa Clara Valley and provide an uninterrupted visual connection to the surrounding mountain ranges of the San Francisco Bay. The Community Park and Nature Area may host a diverse set of programmatic uses ranging from active public spaces for community gathering, civic engagement, public performance, cultural festival and casual dining, on-site resident private recreation areas, quiet intimate spaces for relaxation, and native planting areas providing habitat for local flora and fauna. 3.8 miles of trails for walking, hiking, jogging and docent-led educational tours Adjacent to the community activity space is designed to be two areas that celebrate the region's unique cultural and historic agricultural landscapes the vineyards and the orchards. Santa Clara Valley lies between Santa Cruz Mountains and Diablo Range, which shelter the area from the cold, damp San Francisco Bay climate, creating the perfect Mediterranean environment for the orchards and vineyards that emerged in the late nineteenth century. The rolling hills silhouette of the landscaped roof will help minimize the scale of the Plan Area and make it more compatible with its surrounding setting. The proposed setbacks, street level landscape, and varying building heights will also help to create an interesting landscaping and help to visually integrate the Plan Area with the adjacent neighborhoods and public streets. The Community Park and Nature Area is designed to meet the existing grade along the southwestern edge of the Plan Area along Stevens Creek Boulevard, respecting the residential scale and privacy of the Portal neighborhood. It will rise at the center of the Plan Area, west of North Wolfe Road, and then decrease in height east of North Wolfe Road to unify the 30-acre Community Park and Nature Area at roof level. Community activities are anticipated to be located adjacent to the Town Square West and provide a concentration of active programmatic uses including: Large play space and garden for children Indoor and outdoor community meeting and educational spaces Banquet facility Dining amenities such as a cafe and wine bar Amphitheater and performance spaces VALLCO TOWN CENTER SPECIFIC PLAN 2-11

44 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Education In addition to paying the maximum state-required school fees, which are expected to be approximately $4 million, the Plan Area will provide exceptional community benefits, summarized below, to the local schools including Fremont Union High School District ( FUHSD ) and Cupertino Union School District ( CUSD ). While the precise nature of these benefits must be determined in coordination and cooperation with the school districts pursuant to separate agreements, the community benefits for local schools shall be valued in the aggregate at no less than 10 times the legally-required amount, which would represent a total financial contribution of approximately $40 million. If the school districts agree to these benefits, the following are strongly encouraged: Construction and 34-year charitable lease of a new 10,000 square foot, turn-key High School science and engineering Innovation Center intended to serve as: An incubator space for new student-led businesses, A hub for FUHSD s work-based learning initiatives, A place for robotics teams to compete, Space for student makers from a variety of disciplines to create, and A Black Box Theatre and Stagecraft Center. The purpose of this large, flexible, and multi-use space would be for FUHSD high school students to engage in projects together, collaboratively across all district schools, while collaborating with members of the greater community. through a definitive agreement and subsequent approval process. Examples of such enrollment capacity benefits could include: A new 700 student elementary school at the former Nan Allan Elementary School site; Replacement of all portable classrooms at Collins Elementary School with permanent classrooms; Improvement and expanded utilization of athletic and recreation facilities at the Nan Allan/Collins Elementary School location; Community amenity facilities including a community hub building of at least 6,000 square feet for potential uses such as study groups and parent volunteer meetings; an approximately 300-seat amphitheater for fine arts performances, concerts, or speaking engagements; and a destination children s playground. The encouragement of leases to include obligations that office and retail tenants in the Plan Area participate in the enhancement of FUHSD students experience-based knowledge and opportunities for learning-bydoing by, for example, offering business-environment internship, scholarship and/or mentoring opportunities or classroom-environment special curriculum. Construction and 34-year charitable lease of up to 5,000 square foot of classroom and/or administrative space for FUHSD s Adult School to assist in its mission to prepare its students to achieve educational, career, and personal goals and its commitment to serve the life-long learning needs of the residents of the district s diverse community. Solutions to create net additional enrollment capacity for hundreds of CUSD students and enhance the quality of instruction and student learning. The additional capacity solutions shall be agreed to with CUSD 2-12 VALLCO TOWN CENTER SPECIFIC PLAN

45 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Land Use Summary Table 2-1: Land Use Summary provides a summary of the primary land uses envisioned as part of the Specific Plan. All numbers are rounded to the nearest whole number and total amounts may vary as development plans are refined. Minor modifications to land uses are permitted as described in Chapter 9: Administration, Implementation & Financing. The allocation of space for each use may vary between district and construction sequencing as along as the total gross development area for each use is not exceeded. Figures 2-5 through 2-12 illustrate conceptual renderings of the Town Center portion of the Plan Area. Like other figures in the Specific Plan these renderings are illustrative only, meant to convey a graphical representation of what is envisioned. They should not be considered strict representations of the final design, but instead present a visual illustration of the design principles, as described in this Specific Plan. VALLCO TOWN CENTER SPECIFIC PLAN 2-13

46 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Table 2-1: Land Use Summary Land Use Gross Amount 1 Comments Blocks 1 through 12 Residential 389 units 2 Of which at least 80 units or 20% of total will be senior apartments pursuant to state and federal law; the Town Center is strongly encouraged to comply with the City s BMR Housing Mitigation Program by providing affordable units on-site. Office 2,000,000 sf. Includes a minimum of 100,000 sf. of incubator work space and multi-tenant spaces for start-ups and new and emerging technologies, per General Plan. Commercial 640,000 sf. approx. Inclusive of areas listed below. Retail 3 600,000 sf. min. Includes community and regional retail, entertainment, and personal services. Fitness 40,000 sf. Solely for the purpose of calculating minimum retail, the fitness use is not included in the retail calculation but is classified as a personal service. Retail space within fitness uses shall be counted as retail space. Public/Civic 50,000 to 100,000 sf. 50,000 minimum can increase to a maximum of 100,000 sf. if Office space is reduced on a per square foot basis. Town Center Squares 3 acres (min.) Includes Town Square West and Town Square East. Community Park and Nature Area Services, Facility Management, & Loading 30-acres (min.) Includes pavilions, public trails, passive recreational areas, agriculture (e.g., vineyard, orchard) and open space. 120,000 sf. Includes central plants, loading docks, and maintenance facilities. Parking Approx. 9,060 spaces Includes below grade, above grade and street level parking. Block 13 Hotel 148 rooms City of Cupertino approved prior to submission of the Specific Plan. Block 14 Hotel 191 rooms No current development plans on file for the majority of the block. 4 Parking (structured and surface), shall be a permitted use VALLCO TOWN CENTER SPECIFIC PLAN

47 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Note: 1. All numbers are rounded to the nearest whole number and total amounts may vary as development plans are refined. The allocation of space for each use may vary between districts and or construction sequencing as along as the total gross development area for each use is not exceeded. 2. This unit count may be increased upon approval of a Conditional Use Permit by the Director of Community Development, subject to direct appeal to the City Council, to allow transfer of development allocation between planning areas, consistent with the General Plan. 3. Per General Plan Strategy LU (1) Retail: High-performing retail, restaurant and entertainment uses. Maintain a minimum of 600,000 square feet of retail that provide a good source of sales tax for the City. Entertainment uses may be included but shall consist of no more than 30 percent of retail uses. 4. Services, Facility Management, & Loading may be allowed on a minor portion of Block 14. VALLCO TOWN CENTER SPECIFIC PLAN 2-15

48 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-5: Conceptual View of the Vallco Town Center Looking East on Steven s Creek Boulevard 2-16 VALLCO TOWN CENTER SPECIFIC PLAN

49 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-6: Conceptual View of the Vallco Town Center Looking North from Steven Creek Boulevard on A Street VALLCO TOWN CENTER SPECIFIC PLAN 2-17

50 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-7: Conceptual View of the Vallco Town Center Looking North in Town Square West 2-18 VALLCO TOWN CENTER SPECIFIC PLAN

51 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-8: Conceptual View of the Vallco Town Center Looking South into the Town Square West VALLCO TOWN CENTER SPECIFIC PLAN 2-19

52 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-9: Conceptual View of the Community Park and Nature Area Vineyards 2-20 VALLCO TOWN CENTER SPECIFIC PLAN

53 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-10: Conceptual View of the Community Park and Nature Area Playground and Oak Grove VALLCO TOWN CENTER SPECIFIC PLAN 2-21

54 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-11: Conceptual View of the Community Park and Nature Area Walking Trails 2-22 VALLCO TOWN CENTER SPECIFIC PLAN

55 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-12: Conceptual View of the Community Park and Nature Area Wine Garden VALLCO TOWN CENTER SPECIFIC PLAN 2-23

56 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2.4. Land Use and Zoning This section describes the land use and zoning for the Plan Area. Permitted, conditional and excluded land uses for each district, and their respective land use definitions are described in Section 2.6: Permitted, Conditional & Excluded Uses. The Vallco Town Center Specific Plan Initiative amends the City of Cupertino Land Use Map to re-designate the Plan Area from Commercial/Office/Residential to Vallco Town Center Specific Plan (see Figure 2-13: General Plan Land Use Map As Amended by Initiative). The Vallco Town Center Specific Plan Initiative includes the following amendments to the General Plan to: Require that the Plan Area contain a mixture of uses, including residential, office, retail, civic and education; Require that the Town Center provide transportation and transit infrastructure, a publicly accessible green roof, and extend recycled water infrastructure to the Plan Area; Clarify existing policies to allow additional parcelization within the Plan Area if there are protective measures that provide incentives and guidelines for cooperation among owners, and, Adopt a Land Use Map to re-designate the Plan Area from Commercial/Office/Residential to Vallco Town Center Specific Plan. The Vallco Town Center Specific Plan Initiative amends the City of Cupertino Municipal Code and Zoning Map to: (1) change the text to reflect the new zoning district of Vallco Town Center Specific Plan; (2) clarify the conditional use permit approval process when increasing residential units within the Vallco Town Center Specific Plan; (3) exclude the Plan Area from the Code s broader specific plan planned zoning district designation; and (4) amend the Zoning Map to show the Plan Area as zoned (Vallco Town Center Specific Plan). activated Town Squares and a 30-acre Community Park and Nature Area, all consistent with the General Plan. Furthermore, as set forth in more detail in Chapter 3: Community Benefits, a significant number of community benefits (including civic, educational and religious uses) will be incorporated to enhance the Town Center and give a unique Cupertino identity to the Plan Area. The Town Center will include two Town Squares, namely: Town Square West (approximately 2 acres) on the west side of North Wolfe Road and Town Square East (approximately 1 acre) on the east side of North Wolfe Road. Town Squares West includes programmable outdoor environments which will be used for community events and company functions. Town Square East is envisioned as the quiet complement to the active Town Square West. As contemplated by the General Plan s town center vision for the Plan Area, the Specific Plan has been organized in a transect grid format of downtown blocks. Blocks on the west side of North Wolfe Road will be the focal point of the retail, entertainment, and residential uses. Blocks east of North Wolfe Road are designed to contain limited mixed-use retail and will accommodate a majority of the office space. To help describe the predominant land uses and their locations, the Plan Area has been organized into five land use districts as shown on Figure 2-15a: Town Center Districts and Figure 2-15b: Community Park and Nature Area District, namely: Town Center Retail/Residential Town Center Retail/Entertainment/Office/Residential Town Center Retail/Office Town Center Hotel/Parking/Services Community Park and Nature Area Land uses will include office, retail, entertainment, residential, education, civic, fitness, and parking. These uses will be arranged around two 2-24 VALLCO TOWN CENTER SPECIFIC PLAN

57 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 It is important to note that the purpose of defining these districts is to communicate the character of predominant land uses and are not meant to serve as zoning designations. The allocation of space for each land use may vary between districts and construction sequencing, as along as the total gross development area for each land use is not exceeded, as described in Table 2-1: Land Use Summary. VALLCO TOWN CENTER SPECIFIC PLAN 2-25

58 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-13: General Plan Land Use Map As Amended by Initiative 2-26 VALLCO TOWN CENTER SPECIFIC PLAN

59 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-14: Zoning As Amended by Initiative VALLCO TOWN CENTER SPECIFIC PLAN 2-27

60 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-15a: Town Center Districts 2-28 VALLCO TOWN CENTER SPECIFIC PLAN

61 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-15b: Community Park and Nature Area District VALLCO TOWN CENTER SPECIFIC PLAN 2-29

62 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Town Center Retail/Residential District Blocks 1, 2, & 4 Predominant Land Uses Retail/Restaurant/Personal Services Community Benefits Education & Civic Mobility Hub Residential (including Senior units) Amenity & Support Space The Town Center Retail/Residential District is bounded by Stevens Creek Boulevard, the Portal neighborhood, the Mixed-Use Entertainment District and North Wolfe Road. Commercial uses may include retail, personal services, civic, and small format medical uses, in addition to residential use. The vision for this District is to create an activated ground-floor commercial Town Center that is supported by residential above. One or more north-south tree-lined streets will be flanked by a mixture of local, national, and/or international brand commercial stores. These streets are designed to enhance the retail shopping experience by providing a vibrant and comfortable space for walking, sitting, eating and socializing throughout the day and evening. These streets are designed to be Complete streets, with pedestrianoriented streetscapes and shared vehicle/bike lanes to maintain slow traffic speeds. Sidewalks will incorporate planting areas and places for sitting. These spaces include a richness of textures, provided by paving patterns, planting, lighting, and informal places for gathering. Canopy trees will enhance the streetscape and provide shade along the sidewalks and seating areas. Along Stevens Creek Boulevard, glass facades of multi-level spaces can animate the streetscape with a leisure, fashion and technology flagship stores that epitomize the lifestyle of Cupertino, and identify it as a place that celebrates recreational, casual and creative activities. Upper level residential apartments will serve a range of household types, including units dedicated as senior market-rate apartments. The residential apartments will comply with the City s BMR Housing Mitigation Program. Per City policy set forth in the Cupertino Municipal Code, the Town Center is encouraged to meet this requirement by providing affordable units on-site rather than paying the in-lieu fee, and as it is a City priority the City will work to provide a reasonable accommodation of same. To help facilitate alternative transportation options, a Mobility Hub is envisioned (likely fronting Stevens Creek Boulevard) to accommodate local transit and the proposed Stevens Creek Boulevard Bus Rapid Transit (BRT) line, as well as serve as a focal point for alternative transportation support services (e.g., bike shop and storage, bike share rentals, shower facilities, membership car rentals such as car share, and a transit information kiosk). Town Square West will be a publicly-accessible plaza designed with landscaping, public art, enhanced paving areas, and seating areas that will create a flexible gathering space for outdoor events such as concerts, cultural events, outdoor market, outdoor performances, food festivals, holiday events, outdoor movies, outdoor sports activities, etc. These areas will be surrounded by flexible areas that could also host events and festivals or serve as exterior dining or social space. Streets surrounding the Town Square West will be designed to be closed at certain times to host events, festivals, or during busy weekend and holiday times. Permanent closure of streets in this District may be explored in the future, market conditions permitting. An approximately 10,000 square foot, turn-key High School Innovation Center that can be operated by the local high school district is expected to be included in this District. This flexible, multi-use space can be used by high school students to build projects together while collaborating with members of the greater community. Working in coordination with the District operator, programs and facilities envisioned may include: 2-30 VALLCO TOWN CENTER SPECIFIC PLAN

63 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Student led businesses incubator; Work-based learning initiatives hub; Robotics team competition space; Multi-disciplinary student maker, creative, brainstorming and prototyping space; Centrally located classroom for students from all five campuses within the district; Performance space; and Exhibition space. VALLCO TOWN CENTER SPECIFIC PLAN 2-31

64 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Town Center Retail/Entertainment/Office/Residential Blocks 3, 5 & 6 Predominant Land Uses Entertainment Retail Public/Civic Fitness Office New and existing entertainment uses, including a multiplex movie theater, bowling alley, and ice rink are anticipated to be included in the Town Center Retail/Entertainment/Office/Residential District, located in the northwestern corner of Plan Area. Additional supporting uses may include retail and commercial uses such as restaurants and personal services, a fitness facility, and the possibility of office, residential, and community benefit uses. This District is envisioned to have an integrated multilevel complex with the south facing facade looking out over the open air activities of Town Square West (described below). The facades facing the residential neighborhoods to the west should be designed so that the entertainment building will have a solid wall, with few or no openings (except the fitness use, with consideration to privacy) so that any sound generated by the uses will be acoustically attenuated and any views onto adjacent residential properties will be blocked. As noted in a General Plan Strategy, entertainment uses are required to constitute no more than 30 percent of the total retail uses within the Plan Area VALLCO TOWN CENTER SPECIFIC PLAN

65 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Town Center Retail/Office District Blocks 7 through 12 Predominant Land Uses Office Retail Amenity & Support Space Transit Center The Town Center Retail/Office District will contain Class-A office space and Amenity & Support Space that will provide state of the art, efficient, sustainable, and flexible space for a range of users across the lifecycle of Silicon Valley companies. Pursuant to established City practice and policy, Amenity & Support Space serving the Office shall not require an Office space allocation from General Plan Figure LU-1. Office entrances, lobbies, and some Amenity & Support Space may be located at ground level facing Town Square East and the adjacent streets. Ground floor uses may also include a variety of commercial spaces along Vallco Parkway Boulevard similar to the Town Center Retail/Residential District described above. Buildings may be linked at upper levels by open-air or enclosed connections or building area. Town Square East is designed as a quiet compliment to the active heart of Town Square West, include landscaping and outdoor seating areas. It primarily serves the surrounding office uses and is subject to safety and security measures for the occupants and the public. Town Square East is not expected to be used for events and festivals, though these uses may be permitted for special occasions. A Transit Center is also envisioned in this District. It is intended to cater to employees who arrive with shuttle busses operated by companies in the District. VALLCO TOWN CENTER SPECIFIC PLAN 2-33

66 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Town Center Hotel District Blocks 13 & 14 Predominant Land Uses Hotel(s) Parking, Service, Facility Management & Loading outside of the Plan Area would be partially funded by this Plan and other sources. The Town Center Hotel District straddles North Wolfe Road and may contain up to two hotels. Consistent with the General Plan (see General Plan Table LU-1), a hotel with up to 191 rooms is envisioned on Block 14. This property may also contain supporting commercial services consistent with a General Plan Strategy which states: Encourage a business class hotel with conference center and active uses including main entrances, lobbies, retail and restaurants on the ground floor. The conference center aspect may be satisfied by locating such a use elsewhere within the Plan Area and is not required to be attached to the business class hotel. Other permitted uses in this District include permanent parking area (surface or structured), service yard, central plant, public safety facilities, open space, utilities, or similar uses necessary to support the Plan Area. On the east side of North Wolfe Road, Block 13 is already approved for the development of a 148-room hotel, satisfying the General Plan Strategy for a business class hotel. The majority of Block 14 is presently occupied by a surface parking lot and will be retained as a legal-nonconforming use until such time as it is proposed for development on a majority of that Block. Block 14 may potentially be used as part of planned North Wolfe Road/I-280 interchange improvements, a project applicant may construct dedicated off-ramps and/or on-ramps from I-280 into and out of the Plan Area. The intent would be to alleviate new traffic by avoiding the City s existing street network. Additional freeway ramps would be subject to Caltrans and other jurisdiction approvals. The City of Cupertino has identified future plans for a regionally-serving pedestrian/bike trail parallel to and on the south side of I-280. This trail 2-34 VALLCO TOWN CENTER SPECIFIC PLAN

67 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Community Park and Nature Area Predominant Land Uses Community Space Retail Public/Civic Amenity & Support Space As shown in Figure 2-4: Conceptual Community Park and Nature Area, an approximately 30-acre Community Park and Nature Area will be constructed on a separate landscaped roof structure over the redeveloped Mall portion of the Plan Area. The topography of this landscaped roof will vary over the tops of the buildings, and will eventually meet existing grade at the western boundary of the Plan Area. Amenities may include pedestrian trails, a playground, vineyards, orchards, organic gardens, an amphitheater, pavilion buildings, community hub, student union and a nature area. As shown in Figure 7-2: Conceptual Trail Network, a majority of the roof structure will be open to the general public and accessible for all visitors, subject to safety and security measures. Multiple pavilions will be located in the Community Park and Nature Area. Community benefit uses may include a general purpose community hub, an approximately 1,000 seat banquet hall, and a 300-seat outdoor amphitheater. Other community benefit facilities will include a children s playground, and nearly four miles of pedestrian trails with rest areas and fitness amenities. Community Hub may open to an amphitheater that connects the two landscaped bridges between Town Square West and Town Square East. The programming of the landscape and pavilions is intended to create educational, instructional, health and wellness, and artistic opportunities for all residents of Cupertino. The General Plan identifies the Vallco Shopping District as a Community Landmark. In compliance with the General Plan, the Community Park and Nature Area will include a plaque, reader board and/or other educational tools to provide information regarding the history of the Vallco Shopping District. Other pavilions and areas will be privately-accessible for residents living on-site and office employees working on-site. They will satisfy the private open space as defined in the Cupertino Municipal Code, in lieu of individual private areas, and they may include residential amenities, such as a pool and clubhouse, and office amenities, such as a café, wellness, and conference spaces. For safety and security of the public, residential and employment uses, some areas of the roof may require limited public access such as roof perimeters, roof areas open to below and residential and office pavilions. The Community Park and Nature Area will provide a variety planting zones incorporating native and/or drought tolerant species. The Community Park and Nature Area is designed to sustainably capture rainwater, manage stormwater runoff, create educational and instructional opportunities, and help reduce carbon emissions by reducing the urban heat island effect. Landscaping and functional elements, as well as a number of conceptual illustrations can be found in Chapter 7: Landscaping and the Public Realm. Retail uses may include a beer garden, wine garden and small permanent or transient seasonal retail or fast casual dining kiosks. The banquet hall, community hub and wine garden adjacent to the vineyards may be used for large community gatherings such as weddings, fundraisers, cultural events and festivals and create an open and flexible community space for multiple programming opportunities. The VALLCO TOWN CENTER SPECIFIC PLAN 2-35

68 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2.5. Development Standards This section describes the development standards that apply to all districts in the Plan Area. These standards should be reviewed in conjunction with Chapter 8: Town Center Design Guidelines with respect to form and function and Chapter 9: Administration, Implementation & Financing with respect to regulation and implementation. Development standards address the following topics: Ground Floor Activation Building Setbacks Building and Roof Height Parking Parks and Open Space Ground Floor Activation The intention of this Specific Plan is to emphasize key streets and spaces around the Town Squares as centers of pedestrian activity. These streets are designed to create active and interesting pedestrian environments and provide amenities and services for transit users, residents, workers, and visitors. The primary goal along these street frontages is to enliven the public realm by locating active use frontages at the ground floor to help establish a comfortable and interesting pedestrian environment and support attractive and vibrant streetscapes. In addition to the development standards below, design guidelines for ground floor activation are discussed in Chapter 8: Town Center Design Guidelines. Active Use Frontages Active Use Frontages includes physical activation or visual activation, which can be achieved through architectural design and programming. Activation uses includes, but is not limit to: locally serving retail and services; community benefit uses; and residential and office amenities such as lobbies, cafeterias, wellness, and other supporting services. As shown in Figure 2-16: Active Use Street Frontages, active use street frontages are concentrated along Stevens Creek Boulevard, North Wolfe Road, Vallco Parkway, A and B Streets, and around the two Town Squares. Prominent focal façades identified for the north side of Town Square West, where the frontage will be designed to be particularly unique and pedestrian-focused. Exceptions to these standards shall be discouraged but may be appropriate outside of these focal areas to accommodate important large format tenants or uses on a case by case basis, such as entertainment users, the market hall, or anchor-style retailers like those along Stevens Creek Boulevard. Landscape frontages are also identified, indicating passive areas with minimal pedestrian activity, designed to minimize impacts on the adjacent residential neighborhood. The following development standards shall apply along Active Use Frontages: Accessibility All primary entrances should meet the sidewalk at grade and comply with the California Building Code and the American Disabilities Act (ADA). Ground Floor Height Ground floors should encourage a high clear finished ceiling height throughout the street level ground floor area Building Lobbies Building lobbies should generally be proportional to the size of the street frontage unless they serve a unique architectural feature or purpose. Pedestrian Scale The first level or building base should be expressed with facade treatments that are scaled to human activity on the street. Lower levels of the building could include changes in materials or changes in fenestration scaled to create a comfortable pedestrian zone VALLCO TOWN CENTER SPECIFIC PLAN

69 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Exposure Ground floor uses should be physically and visually oriented towards a street or promenade. Openness Where architecturally appropriate, the façade should strive to provide a maximum length of an active use ground floor which could be devoted to transparent windows and doors or visually open, to allow maximum visual interaction between sidewalk areas and the interior of active use spaces. The use of dark or mirrored glass is discouraged. Inactive Facades Garage entries, loading and service entries, transformer rooms, exit stairs and elevators should be designed to be protected and screened from adjacent pedestrian activity. Garage entries should be located away from active use frontages where possible but limited where necessary. These elements must be incorporated into the overall architectural expression of the building. Occupied Habitable Space Where appropriate, buildings should include a sufficient depth of occupied habitable space at the ground floor. Recessed entries may be included in the occupied habitable space wherever infeasible, reasonable accommodation to activate the streetscape should be provided. Variety The tenanting of spaces should encourage a variety of tenant spaces, wherein no single tenant should occupy a substantially disproportionate percentage of the single street frontage. Visibility The tenanting of spaces should encourage a variety of tenant spaces, wherein no single tenant should occupy a substantially disproportionate percentage of the single street frontage. transparencies, changes in color or materials are encouraged to identify and enhance residential entrances. Adaptable Active Use Street Frontages To provide design flexibility and accommodate changing market conditions, this Specific Plan also identifies additional Adaptable Active Use Street Frontages. The requirement for Adaptable Active Use Frontages will be met by encouraging an elevated ground floor clear height appropriate for ground floor uses, and building the finished floor at an elevation that will allow direct (step free) access from the adjacent sidewalk. Standards identified above regarding Openness and Visibility are also encouraged. Where ground floor active uses incorporate outdoor seating and dining or other program, a minimum sidewalk throughway dimension of 4 feet shall be maintained Low-Intensity Frontages Converse to active ground floor areas, the building frontages along the western boundary of the Plan Area, adjacent to the Portal Neighborhood will be designed as low-intensity frontages (see Figure 2-17: Privacy / Planted Facades). These areas will have minimal or no building access, privacy screening, minimal or no windows, and may have planted facades on the building. In some areas, the green roof of the Community Park and Nature Area meets the ground level. In the event that Block 14 is developed, privacy screening and planted facades will be added to ensure protection for the adjacent Portal Neighborhood. Building Entries Non-residential entrances should be easily identifiable and distinguishable from residential entrances. Recessed doorways, awnings, VALLCO TOWN CENTER SPECIFIC PLAN 2-37

70 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-16: Active Use Street Frontages 2-38 VALLCO TOWN CENTER SPECIFIC PLAN

71 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-17: Privacy / Planted Facades VALLCO TOWN CENTER SPECIFIC PLAN 2-39

72 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Building Setbacks Building setbacks define an appropriate buffer between the street and building footprints and are the principal ways by which the character of streets and open spaces are differentiated. As a transition between the public and private realm, building setbacks are intended to encourage an active pedestrian realm and help define the pedestrian character of the Plan Area. Building setbacks from public roadways (e.g., Stevens Creek Boulevard, North Wolfe Road, and Vallco Parkway) are measured from the edge of the adjacent curb, excluding shuttle, bus, and vehicular car ramps curb cut-outs. (See Figure 2-18: Building Setbacks From Public Roadways.) No building setback limits are defined for building frontages that face internal private roadways within the Plan Area. Typically, given the intent to create a pedestrian-friendly, walkable Town Center environment, most building frontages will extend to the built-to line at the internal edge of the sidewalk. Additionally, buildings incorporating ground floor retail uses will have wider sidewalks to accommodate greater pedestrian activity, the display of goods, and to accommodate street furniture (e.g., benches, bike racks, and trash receptacles), and outdoor dining. Building setbacks on A Street next to the existing residential neighborhood are designed to achieve at least a 1:1 plane from the property line to the closest building height as defined in Section 2.5.4: Building and Roof Height. This will ensure a maximum privacy design between the Plan Area and the adjacent neighbors. The entertainment building in the block should be designed to have a solid wall, with few or no openings (except fitness use, notwithstanding other privacy considerations) so that any sound generated by the uses will be acoustically attenuated. See Figure 2-19: Building Setbacks from Adjacent Neighborhoods VALLCO TOWN CENTER SPECIFIC PLAN

73 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Figure 2-18: Building Setbacks From Public Roadways VALLCO TOWN CENTER SPECIFIC PLAN 2-41

74 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-19: Building Setbacks from Adjacent Neighborhoods 2-42 VALLCO TOWN CENTER SPECIFIC PLAN

75 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Building and Roof Height Building and park (i.e., green roof) heights in the Plan Area define the three-dimensional maximum height envelopes. To provide flexibility and the opportunity for a degree of variety of the built form, the exact location and shape and orientation of building footprints within the buildable envelope is not defined. All building designs will be required to be reviewed for compliance with California Building and Fire Code. Maximum building height shall not exceed the maximum height as shown in Figure 2-20: Building Height. Height Definitions Given the fact that the Town Center envisions a separate green roof structure that will function as Community Park and Nature Area, heights are defined separately for the building (building height) and the elevated park structure (park height) and associated pavilions. Building height is defined as the vertical distance measured parallel to the natural grade to the highest point of exterior construction, exclusive of mechanical enclosures, parapets, antennas or other appurtenances. Sloped building roofs, in excess of 30 degrees from the horizontal, are measured to the midpoint of the vertical dimension of the top of the building. Roof height is defined as the vertical distance measured from the top of the buildings to the top of the structural roof, which will vary in height between 0 and 25 feet to accommodate mechanical equipment and the variable curvature design of the roof. Ancillary roof structures (i.e., pavilions) are defined as an additional height variance applicable only to those respective roof structures. Parapets, railing, planters, mechanical equipment and vents and other similar structures are excluded so long as they are set back from the roof edges and appropriately screened from public view. rise to no greater than 95 feet at the highest point. Buildings east of North Wolfe Road are expected to range between four and six stories. Buildings on the west side of North Wolfe Road will vary in height as appropriate to minimize impact on the existing residential neighborhood along the western property line. Along this western edge building height will range from zero feet to 65 feet, though for buildings along the western edge at the upper limit of this range there shall be privacy measures (i.e., minimal interface, and in the case of Block 3 buildings no or minimal windows on the outermost west-facing façades) and a minimum building plane of 1:1 for each building. Facades oriented to the interior streets and Town Square West may rise to no greater than 80 feet at the highest point, excluding Block 1. Pavilion Height and Setbacks The pavilions as shown in Figure 2-2: Plan Area Rooftop Pavilions should meet all of the following criteria: Rooftop pavilions are to be a single story or no greater than 24 feet in height as measured vertically from finished floor elevation at Community Park and Nature Area level. A mezzanine level may be allowed within this height or below the finished floor level. Rooftop pavilions may be connected to buildings below the roof structure Rooftop pavilions shall be set back from the edge the roof at least 100 feet if above westernmost Blocks 1 and 3 and comply with the 1:1 building plane (and 14 if applicable). No mechanical structures, other than those necessary to support the respective rooftop pavilions, is placed on top of the rooftop pavilions. Building Height Building heights will be higher on the east side of North Wolfe Road in the Town Center Retail/Commercial District due to lack of residential neighbors and both office and freeway uses adjacent to this area and will VALLCO TOWN CENTER SPECIFIC PLAN 2-43

76 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Figure 2-20: Building Height 2-44 VALLCO TOWN CENTER SPECIFIC PLAN

77 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Parking Parking regulations in the Plan Area have been designed with two goals. One is to ensure a sufficient supply of parking to meet the needs generated within the Plan Area so spillover effects into the adjacent neighborhood is avoided. The second is to limit excessive supply of parking to account for the trip reduction efforts required in the Plan Area; and to allow for recent and future advances in technology, such as ridesourcing services, that directly reduce parking needs. The Plan Area has a significant advantage over single-use developments because of the proposed mix of uses which allows for a park once philosophy, whereby visitors who drive to the Plan Area will only need to park one time and then walk the rest of the time, for example to work, shop, dine, or watch a movie. It is appropriate to account for this internal trip capture to avoid oversupplying parking in the Plan Area. To accomplish Plan Area goals, parking shall be provided in accordance with the City of Cupertino Municipal Code Parking Regulations, subject to the following adjustments or exceptions: Parking generation rates shall be based on local and Institute of Transportation Engineers (ITE) Parking Generation database rates, subject to the professional judgement and interpretation of qualified transportation engineers (as recommended by ITE). The total baseline target parking supply shall account for applicable transportation demand management reduction strategies, including trip reduction targets, free community shuttle, car sharing, and ridesourcing programs. Transportation Demand Management strategies are described in Chapter 4: Mobility & Connectivity and in Appendix A: Environmental Design Features. Parking utilization shall be based on a rate of 85%, unless it is demonstrated to the satisfaction of the City of Cupertino Community Development Director that parking utilization will be higher (e.g., due to the use of a parking guidance system). Time of day factor adjustments shall be based on the methodology and findings published by established parking generation rates, such Urban Land Institute, unless specific factors are not included, in which other data sources such as ITE or local factors may be used. Parking supply may be shared within the Plan Area between different land uses, e.g., between office, residential, and retail uses. Seasonal variation shall be accounted for by designing for typical weekday demand. Holiday weekdays and weekends shall be accommodated through use of shared parking, time of day factors, and special parking arrangements as described below. To ensure that any potential parking impacts associated with the Specific Plan are eliminated, the Environmental Design Features (Appendix A) will be incorporated into the Town Center. VALLCO TOWN CENTER SPECIFIC PLAN 2-45

78 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Based on the application of the above parking regulations to the development program allowed in the Plan Area, the total baseline target parking supply in the Plan Area is 9,060 parking stalls. The following stipulations apply: Parking deviating from the total baseline target (either above or below) by more than 5% (450 stalls) shall require approval by the City of Cupertino Community Development Director and shall include a justification for the adjustment being sought. The baseline excludes parking for Blocks 13 and 14. The parking requirement included in an existing, enforceable project approval shall be added to the baseline target. Otherwise Blocks 13 and 14 shall be subject to the above parking regulations as adjusted or excepted and added to the baseline target. Up to 15% of the baseline target parking supply may be supplied through the use of tandem, valet, stacked, or other special parking arrangements (such as mechanical units or automated parking systems) in lieu of independently-accessible parking spaces. Additional special parking arrangements may be supplied to accommodate seasonal demands but will not count toward meeting the total baseline target parking supply. Off-site shared parking agreements shall be considered as a parking supply supplement VALLCO TOWN CENTER SPECIFIC PLAN

79 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Parks and Open Space The following standards shall apply to new development in the Plan Area and are intended to promote usable outdoor areas. These standards apply to both the Town Squares and the Community Park and Nature Area, and include both publicly and privately accessible parks and open space features. Both the Town Squares and Community Park and Nature Area will conform to the following general development standards: Be publicly accessible for use by building occupants (residents and workers) and the general public. Be designed as a multi-purpose space supporting a variety of activities and events including, but not limited to, concerts and performances, community festivals and events, art exhibits, car shows, technology events, corporate functions, weddings, outdoor movies, organized interpretive activities such as birding, and fitness and yoga classes, private parties, and other similar events and activities. Be designed to satisfy the recreation needs of a variety of user groups and a range of both passive and active recreation activities. Create spaces that are active, safe and inviting, and allow for elements that are engaging and memorable. Locate the active heart of public life West of Wolfe Road, and the quiet compliment for contemplation and relaxation to the East of Wolfe Road on both the roof and street levels. For safety and security of the public, residential and employment uses, some areas of the roof and the street level may require limited public access such as roof perimeters, roof areas open to below residential and office rooftop pavilions, street level access points to the Community Park and Nature Area above, residential and office building entrances at street level, or special events. VALLCO TOWN CENTER SPECIFIC PLAN 2-47

80 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Town Squares The Plan Area will provide two Town Squares that are a minimum of three acres in total. Town Square West will conform to the following general development standards: Incorporate high-quality furnishings and materials including benches, seating areas, signage, specialty paving, lighting elements, and the like. Incorporate a kiosk for communicating special events and programs both in the Plan Area as well as the community atlarge. Incorporate landscaping that is distinctive and visually attractive and helps to reinforce a downtown character while at the same time resilient to climate conditions such as extended periods of drought and increasing global temperatures. Adjacent building frontages should be designed to help to activate the respective square. Adjacent roadways shall be designed to accommodate period closure for special events. Town Square East will conform to the following general development standards: Community Park and Nature Area The Community Park and Nature Area will conform to the following general development standards: Incorporate walking/jogging trails and associated fitness equipment and facilities. Incorporate thematic landscaping that is based on the native ecologies of Santa Clara Valley and is resilient to climate conditions, such as extended periods of drought and increasing global temperatures. Utilized recycled water for irrigation. Incorporate perimeter fencing or other suitable materials on the edges of the roof that is aesthetically compatible with the overall architectural and landscape character of the Plan Area, while also ensuring adequate safety. Provide private space for residential and office users. Provide the necessary life and safety features to ensure a safe, notifiable, and accessible means of access reasonably provided to all areas by emergency personnel. Incorporate educational programs when possible that are intended to advance the communities understanding of local history, nature, and science. Incorporate high-quality furnishings and materials including benches, seating areas, signage, specialty paving, lighting elements, and the like. Incorporate landscaping that is distinctive and visually attractive and helps to reinforce a downtown character while at the same time resilient to climate conditions such as extended periods of drought and increasing global temperatures. Adjacent building frontages should be designed to help to activate the respective square VALLCO TOWN CENTER SPECIFIC PLAN

81 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Permitted, Conditional & Excluded Uses Table 2-2: Permitted, Conditional & Excluded Uses identifies the land uses that are permitted, conditionally permitted and excluded according to the respective districts as shown in Figure 2-15a: Town Center Districts and Figure 2-15b: Community Park and Nature Area District. Descriptions of each land use are described below. These descriptions are representative of the types of land uses envisioned and are not meant to be completely inclusive. Other uses which, in the opinion of the City s Director of Community Development, are similar to those identified and do not create significant adverse impacts to the surrounding area due to odor, dust, smoke, glare, fumes, radiation, vibrations, noise, traffic or litter, are permitted or conditionally permitted. Uses that are fundamentally different from those identified below shall be at the discretion of the City s Director of Community Development. VALLCO TOWN CENTER SPECIFIC PLAN 2-49

82 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Table 2-2: Permitted, Conditional & Excluded Uses Use Categories 1 Town Center Retail / Residential Town Center Retail / Entertainment / Office / Residential Town Center Retail / Office Town Center Hotel Community Park and Nature Area Agricultural Uses EX EX EX EX P Alcohol Sales P P P CUP-Admin. P Amenity & Support Space P P P P P Animal Clinics/ Hospitals EX CUP-Admin. EX EX EX Automobile Service Stations EX CUP-Admin. EX EX EX Assembly Uses P P CUP-Admin. CUP-Admin. CUP-Admin. Childcare/ Daycare P P CUP-Admin. CUP-Admin. CUP-Admin. Convenience Markets P P CUP-Admin. CUP-Admin. CUP-Admin. Community Retail P P P P P Community Space P P P P P Educational Uses P P P CUP-Admin. P Entertainment P P P P P Eating Establishments P P P P P Fitness, Gym, Health Club P P P CUP-Admin. CUP-Admin. Laboratories EX P P EX EX Late evening activities which occur between 11pm 2am P P P CUP-Admin. CUP-Admin. Light Manufacturing, Processing, Assembly EX CUP-Admin. P EX EX Liquor Store P EX EX EX EX Lodges/ Clubs P P P CUP-Admin. CUP-Admin. Medical P P P CUP-Admin. CUP-Admin. Office P P P P CUP-Admin. Outdoor Dining P P P P P Outdoor Uses P P P P P Parks and Open Space P P CUP-Admin. CUP-Admin. P Personal Services P P P P CUP-Admin. Printing and Publishing CUP-Admin. CUP-Admin. CUP-Admin. EX EX 2-50 VALLCO TOWN CENTER SPECIFIC PLAN

83 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 Use Categories 1 Town Center Retail / Residential Town Center Retail / Entertainment / Office / Residential Town Center Retail / Office Town Center Hotel Community Park and Nature Area Public/ Civic P P P EX EX Public Safety Facilities P P P P P Regional Retail P P P P CUP-Admin. Residential P P P CUP-Admin. EX Services, Facility Management & Loading P P P P P Storage Garages/ Warehouse Businesses EX EX EX EX EX Temporary/ Seasonal Events P P P P P Telecommunication Facilities P P P P P Temporary Retail P P P P P Warehouses EX EX EX EX EX LEGEND: P Permitted CUP-Admin. Conditional Use Permit Administrative 2 EX Excluded Use Notes: 1. Other uses which, in the opinion of the City s Director of Community Development, are similar to the permitted and do not create significant adverse impacts to the surrounding area due to odor, dust, smoke, glare, fumes, radiation, vibrations, noise, traffic or litter, are permitted or conditionally permitted. 2. Issued by the Director of Community Development, and subject to direct appeal to the City Council. VALLCO TOWN CENTER SPECIFIC PLAN 2-51

84 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Residential Any areas suitable for dwelling that may be rented. Such use may be combined with another use in compliance with the permit requirements for the applicable to the Mixed-Use Retail/Residential District. Uses include but are not limited to apartments, lofts, micro-units, and senior housing including senior co-housing. Home occupations are permitted when accessory to the permitted use and otherwise confirming to the provisions Cupertino Municipal Code. The intent of the Municipal Code for residential units to have access to private outdoor areas will be provided through a common outdoor area located in a conveniently accessible location on-site and exclusive of general public access areas. Residential private outdoor areas will be provided in the Plan Area through the use of private areas, parks and open space areas, plazas, and the like Office Any establishment in which the primary activity is a professional service to a client or customer who does not necessarily need to go to the business to be served. Uses include but are not limited to technology, media, life science, incubator workspace, multi-tenant space, communications, government services, accounting, financial, engineering, architecture and planning, research and development (R&D), financial, legal, health services, employee supporting child care, insurance, real estate, and other similar professional services. R&D is permitted if it is conducted along with the office functions of the user. R&D is defined as activities that lead to the development of a new product or a new manufacturing and assembly process. Products developed, manufactured or assembled here are not intended to be mass-produced for sale at this location (which would require a separate Retail location in the Plan Area). Office space includes closets, hallways, and/or other small spaces typically considered part of office. Office space also includes balconies, pedestrian bridges (enclosed or open), and other similar exterior common areas, but shall not be counted toward the office square foot space allocation Medical Any establishment in which the primary activity is the medical treatment of patients. Uses include small format medical uses (generally less than 5,000 sf.) and medical clinics. Hospitals are not permitted Amenity & Support Space Consistent with existing City policy, amenity and support space that is incidental to and in support of a principal structure or use, and intended to promote personal enrichment for employees, enhance their health and wellness, and otherwise reduce their vehicle trips, shall not be counted toward the office space square footage allocation. Examples of amenity and support space include, but are not limited to, fitness and wellness center, clubhouse, common kitchen and dining room, movie room, business center, conference center, cafeteria and/or cafe dedicated to serving employees, atriums, employee-serving Transit Center, employee break space, lounge, office support space, testing and workshop facilities, anechoic chamber, auditorium, and other miscellaneous supporting spaces, bike rooms, large storage and utility rooms, and non-habitable supporting mechanical facilities (e.g., HVAC), as well as residential recreation space (e.g., pool, sun deck, fitness) Retail Regional Retail Any retail business that is typically greater than 20,000 square feet and generally serves a broad population, including residents from surrounding communities, and provides a source of sales tax revenue for the City of Cupertino. Uses include but are not limited to anchor retail stores, department stores, apparel, variety stories, hardware, home furnishings, technology 2-52 VALLCO TOWN CENTER SPECIFIC PLAN

85 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 and electronics, general retail uses, customer supporting child care, and dining establishments. Community Retail Any retail business that is typically 20,000 square feet or less and generally serves local residents and employees and provides a source of sales tax revenue for the City of Cupertino and is otherwise supporting use that contributes towards the synergistic success of the Town Center by drawing customers to the Plan Area. Uses include but are not limited to retail stores, specialty boutique shops and food stores, bike shop, personal and professional services (see definition below), customer supporting child care, and neighborhood conveniences. Temporary Retail Any retail or personal service that is created on temporary basis and contains no permanent structures or facilities, or occupies a permanent space on a temporary basis (i.e., seasonal sales). Uses include but are not limited to vendor stalls such as for a farmer s market or craft show, mobile carts, food trucks, seasonal sales, and informational sales booths. Entertainment Any use that involves the commercial operation of a recreational and/or amusement activity. Uses include but are not limited to cinemas, sporting facilities (e.g., ice rink, bowling alley, bocce ball, ping pong, billiards hall), conference facility, performance (e.g., theater), and dance hall. Eating Establishments Any type of food and drink establishment that prepares and sells food and drink for immediate consumption on, or off, the premises. Uses include but are not limited to: full-service restaurants with separate bar facilities, fast-casual restaurants or kiosks, banquet facilities, a market hall, and any entertainment facilities (e.g., dancing, live music) in association with a restaurant, pop-up food service, temporary event food service (i.e., kiosks, cart venders, food trucks). Such uses are permitted until 2:00 AM assuming the sound is adequately contained and is consistent with noise standards as defined in the Cupertino Municipal Code. Alcohol Sales A commercial establishment engaged in the sale of alcoholic beverages for both on-site and off-site consumption. Uses include a bar, liquor store, and alcohol sales within a retail use. Outdoor Dining Dining that occurs in outdoor areas (including private outdoor spaces and sidewalks) that are adjacent to an interior dining establishment. Outdoor dining is allowed and encouraged throughout the Plan Area. Outdoor dining may encroach into private street parking areas if certain stalls are excess or unused and can be reused as optional dining areas, as well as on streets that are closed during event times. Outdoor dining in the public right-of-way is subject to applicable City regulation is place at the time. Uses include but are not limited to restaurant and mobile dining such as food trucks and temporary (event-based) eating facilities. Personal Services Any establishment in which the primary activity is associated with personal grooming, care, exercise, and medical health and well-being. Uses include but are not limited to beauty salons, barbershops, small format patient care (medical), public-serving fitness centers, shoe repair, spa/wellness center, travel agencies, insurance, art studios, real estate, pet services (grooming, sales, boarding), tailor shops, child care (for onsite employees, residents, retail customers), magazine and newspaper outlets, dry cleaning and laundry services, spas, and yoga centers. These uses support and enhance retail uses by establishing an authentic VALLCO TOWN CENTER SPECIFIC PLAN 2-53

86 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S neighborhood feel and creating opportunities for additional customers to patronize the Plan Area, thereby increasing retail sales. Outdoor Uses Any outdoor uses associated with the retail tenants, such as outdoor display of merchandise, planters, outdoor seats, tables, merchandise holders/displays, or any other items placed by business owners or operators. These uses will be managed by the City of Cupertino and a project applicant to minimize impacts to surrounding neighborhoods Lodging Any establishment that rents rooms for transient occupancy to overnight guests for periods of 30 or fewer calendar days. Uses include but are not limited to hotels, motels, bed and breakfasts, and hostels. Ancillary uses may include convenience retail, conference and meeting space, eating establishments, and other supporting commercial uses that provide service to the visiting public Public/Civic Any facility, leasehold, organization or institution that is owned and operated by a governmental or other public agency, not including parks and open space, or any facility owned privately but intended for use by a governmental or other public agency or the public. Uses include but are not limited to schools, government offices, and public safety facilities such as police, fire, and emergency medical services Community Space Any establishment that is open to the general public or a group of members that involves public, assembly, social, cultural, or educational purposes. Uses include but are not limited to education facilities (e.g., high school innovation center), museums, daycare, public services, assembly spaces, public kiosk, banquet hall, Mobility Hub, amphitheater, community center/meeting space, and other similar community-serving facilities Temporary/Seasonal Events An event that draws people to a public or private function. Event examples include but are not limited to holiday festivals (Christmas, Chinese New Year s, Diwali, 4 th of July), outdoor music concerts, seasonal theater (plays, school performances), cultural events (farmer s market, art and wine shows, craft shows, food festivals, religious events, carnivals), movie nights, art installations (permanent, rotating, on-time), unique events (educational competitions, robotics, product launches, presentations/talks, seminars, conventions), civic events (holiday tree lighting), health and fitness (runs, exercise, shows). During event, streets may be closed to accommodate the event space, traffic needs, and event support facilities. Events will be managed by the respective property owner or their designee to minimize impacts to surrounding neighborhoods Telecommunication Facilities All types of aerials and associated facilities used for wireless communications, that is, the transmitting and/or receiving of voice, data, video images and other information through the air via signals in the radio and microwave frequency band. Uses include but are not limited to aerials for amateur radio, television, wireless modems, cellular repeaters, enhanced specialized mobile radio (ESMR), personal communications services (PCS), paging systems, satellite communications and other wireless communication technologies utilizing signals in the radio and microwave frequency band Agricultural Land dedicated to the tilling of the soil, the raising of crops, horticulture, agriculture, but exclusive of livestock farming of any kind. Uses include vineyards, orchards, chef s gardens, fruit trees, and the like VALLCO TOWN CENTER SPECIFIC PLAN

87 L A N D U S E & D E V E L O P M E N T S T A N D A R D S Parks and Open Space Publicly or privately owned land or space that is used for passive or active recreation and entertainment. Uses allowed but are not limited to town squares/plazas, and associated facilities (e.g., trails, playground, benches, fitness equipment), adult/children educational seminars, camps, community events, art installations, health and fitness uses (public and private). Uses also include alternative energy facilities in support of sustainability efforts for the Plan Area, provided they are adequately screened and aesthetically integrated Services, Facility Management & Loading Typically non-habitable spaces that are used in support of equipment necessary to operate a land use. Uses include but are not limited to central plants, loading docks, waste disposal, and maintenance facilities. VALLCO TOWN CENTER SPECIFIC PLAN 2-55

88 2 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2.7. General Provisions The following general provisions apply to all land uses within the Plan Area Severability In the event that any regulation, condition, program, portion or policy of this Specific Plan or the application thereof to any person or circumstance is held to be invalid or unconstitutional by any court of competent jurisdiction, such portions shall be deemed separate, distinct, and independent provisions and shall not affect the validity of the remaining provisions of this Specific Plan or applications thereof which can be implemented without valid provision Determination of Unlisted Uses Determination of unlisted uses for the land use categories of this Specific Plan shall be in accordance with Cupertino Municipal Code Applicability This Specific Plan will constitute the zoning for Plan Area. Subsequent development plans or agreements, tract or parcel maps, site plans, or any other action requiring ministerial or discretionary approval relative to the Plan Area must be consistent with the development standards described in this Specific Plan Boundaries The boundaries of the districts or portions thereof are approximate. Precise boundaries and acreages will be established in conjunction with a subdivision map or site plan. Minor boundary and acreage variations shall be permitted without an amendment to this Specific Plan, subject to review by the Director of Community Development Design Guidelines Development shall be designed and built in substantial conformance with the Design Guidelines contained in this Specific Plan, as more fully set forth in Chapter 9 Administration, Implementation & Financing Subsequent Building Modifications Subsequent building modifications (subject to approval by standard City permits) shall match the architectural style of the primary building and shall be constructed of the same materials and colors as the primary building and in context with the overall Design Guidelines contained in this Specific Plan Temporary Uses The following interim uses are permitted on a temporary basis in any block ultimately planned for development uses prior to its entitlement for its primary permitted use. Similar uses allowed within the Plan Area may use the Vallco Mall until demolition. Stockpiling of soil for use in subsequent construction as part of a grading permit approval. Assembly uses for regional or community meetings or events. Sporting events. Construction staging, including materials storage lots for construction, temporary parking, and construction trailers, construction management offices, and the like. Temporary lane closures or redirections of traffic to provide safe separations between the public and construction activities Legal Nonconforming Uses Sites within the Plan Area that contain uses that are not otherwise consistent with the Specific Plan are deemed legal nonconforming uses. Any use within the Plan Area lawfully existing at the time of the effective date of this Specific Plan may continue as an interim use subject to the Cupertino Municipal Code. Legal nonconforming uses shall be permitted to continue on a legal nonconforming site until such time as they are deemed abandoned when: (i) any legal nonconforming use has been discontinued for a continuous period of six months or more, (ii) when the owner of a legal nonconforming site affirmatively indicates in writing that it has 2-56 VALLCO TOWN CENTER SPECIFIC PLAN

89 L A N D U S E & D E V E L O P M E N T S T A N D A R D S 2 abandoned the use, and (iii) the owner of a legal nonconforming site redevelops the site with a use not permitted under the most recent classification of the property under which the existing nonconforming use was a conforming use. It is the intent of this Specific Plan that legal nonconforming uses are allowed until such time as market conditions cause the property on which they are situated to be redeveloped. VALLCO TOWN CENTER SPECIFIC PLAN 2-57

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91 3 COMMUNITY BENEFITS This chapter explains the Plan Area will provide extraordinary community benefits, including a 30-acre Community Park and Nature Area that is irrigated by recycled water, approximately $40 million in benefits to the local school districts, as well as senior housing, and transit and transportation infrastructure.

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93 C O M M U N I T Y B E N E F I T S Introduction As described in the General Plan, the Vallco Shopping District Special Area is the City s most significant commercial center and is identified as a separate planning area due to its importance to future planning and redevelopment efforts. The General Plan s vision is for the area to be revitalized and continue to function as a major regional and community destination. Recognizing that the existing outdated, indoor-only mall is competitively obsolete, the Plan Area will play a critical role in enabling a successful retail district in a mixed-use setting while facilitating extraordinary benefits to the City and community. To that end, the Vallco Shopping District Special Area shall provide the following exceptional community benefits within the Plan Area (unless otherwise indicated) as provided for in detail in this Specific Plan. These community benefits may be agreed to through a Development Agreement or, alternatively, may be set forth as conditions of approval in the Master Site Development Permit. These requirements shall not apply to any development proposed on Block 13 or any portion of Block 14 not processed under the Master Site Development Permit. Where a community benefit is described below, in Appendix A: Environmental Design Features, or elsewhere in this Specific Plan, the most detailed description shall govern Civic Benefits Green Roof and Community Park: A 30-acre rooftop (see Figure 2-4: Conceptual Community Park and Nature Area) accessible to the public, privately constructed and maintained at no cost to taxpayers, and irrigated by recycled water. Rooftop Trails: A minimum of 3.8 miles of accessible walking and jogging trails, through native and drought-tolerant landscaping, meadows, vineyards, orchards and organic gardens in the Community Park and Nature Area. Sustainability Leadership/Recycled Water: A sustainable design goal of achieving the highest level of certification from a globally recognized environmental sustainability certification program, such as LEED Platinum certification or its equivalency, which shall be achieved in part by providing recycled water for such purposes as irrigation, toilet flushing, and heating and cooling systems, among other design features. Public Utility Infrastructure Improvements: This Specific Plan calls for the implementation of substantial public-serving improvements to the existing utility infrastructural system, including those involving the sanitary sewer system, water service, stormwater drainage facilities, gas and electric support lines, and of course recycled water. Town Squares: Two ground-level Town Squares totaling at least 3 acres in area, programmed to accommodate civic, cultural, community, and school events, performances, and celebrations, among other uses. Community Facilities: Community amenity facilities including an approximately 20,000 square foot banquet/event hall; a community hub building of at least 6,000 square feet for potential uses such as community meetings, study groups, parent volunteer meetings, or birthday parties; an approximately 300- seat amphitheater for concerts, band or theater performances, or speaking engagements; and a destination children s playground. Charitable Civic Space: A charitable lease or leases for at least 5,000 square feet of civic space dedicated for use and potentially shared by local non-profits and civic organizations, such as the Cupertino Historical Society (for museum and office space), the Cupertino Library (for a materials pick-up and/or return annex), the Sheriff s Department (for a substation), and the Fire District (for a substation). Civic Space Option: The ability for a project applicant to provide up to an additional 50,000 square feet for an appropriate, necessary and meritorious civic use subject to a separate agreement with the City, thereby reducing the office use allocation. VALLCO TOWN CENTER SPECIFIC PLAN 3-1

94 3 C O M M U N I T Y B E N F I T S 3.3. Education Benefits In addition to paying the maximum state-required school fees, which are expected to be approximately $4 million, the Plan Area will provide exceptional community benefits, summarized below, to the local schools including Fremont Union High School District ( FUHSD ) and Cupertino Union School District ( CUSD ). While the precise nature of these benefits must be determined in coordination and cooperation with the school districts pursuant to separate agreements, the community benefits for local schools shall be valued in the aggregate at no less than 10 times the legally-required amount, which would represent a total financial contribution of approximately $40 million. If the school districts agree to these benefits, the following are strongly encouraged: Construction and 34-year charitable lease of a new 10,000 square foot, turn-key High School science and engineering Innovation Center intended to serve as: An incubator space for new student-led businesses, A hub for FUHSD s work-based learning initiatives, A place for robotics teams to compete, Space for student makers from a variety of disciplines to create, and A Black Box Theatre and Stagecraft Center. The purpose of this large, flexible, and multi-use space would be for FUHSD high school students to engage in projects together, collaboratively across all district schools, while collaborating with members of the greater community. Construction and 34-year charitable lease of up to 5,000 square feet of classroom and/or administrative space for FUHSD s Adult School to assist in its mission to prepare its students to achieve educational, career, and personal goals and its commitment to serve the life-long learning needs of the residents of the district s diverse community. 3-2 VALLCO TOWN CENTER SPECIFIC PLAN

95 C O M M U N I T Y B E N E F I T S 3 Solutions to create net additional enrollment capacity for hundreds of CUSD students, beyond what is generated by the Plan Area, and enhance the quality of instruction and student learning. The additional capacity solutions shall be agreed to with CUSD through a definitive agreement and subsequent approval process. Examples of such enrollment capacity benefits could include: A new 700 student elementary school at the former Nan Allan Elementary School site; Replacement of all portable classrooms at Collins Elementary School with permanent classrooms; Improvement and expanded utilization of athletic and recreation facilities at the Nan Allan/Collins Elementary School location; Funding a $1,000,000 endowment for the long-term sustainability of the CUSD 8 th Grade Yosemite Science Program. In addition, despite the fact for-rent residential units within Plan Area will not enjoy the legal or economic benefits of individually parcelized for-sale units, payment of the equivalent applicable parcel tax to each of the districts for each unrestricted apartment unit allowed by this Specific Plan, subject to additional negotiated terms with the school districts, which annual payment is currently estimated to be approximately $135,372 in the aggregate. Facilitating Experienced Based Learning: Leases shall include obligations that office and retail tenants in the Plan Area participate in the enhancement of FUHSD students experience-based knowledge and opportunities for learningby-doing by, for example, offering business-environment internship, scholarship and/or mentoring opportunities or classroom-environment special curriculum, among others. VALLCO TOWN CENTER SPECIFIC PLAN 3-3

96 3 C O M M U N I T Y B E N F I T S 3.4. Housing Benefits Affordable Worker Housing: To the extent permitted by law, the Plan Area is strongly encouraged to comply with the City s BMR Housing Mitigation Program by providing affordable units onsite rather than paying the City s in-lieu fee and, to the extent permitted by law, giving CUSD and FUHSD teachers housing priority. Innovative Senior Housing: Dedication of at least 80 housing units to senior housing use, in accordance with local, state and federal law, to allow local seniors to remain in their community and near friends and/or family and to promote longevity, where all or a portion of such units are strongly encouraged to be designed to accommodate an innovative, amenity-rich active senior co-housing environment Land Use and City Revenue Benefits Early Entertainment Uses: Ensure the delivery of at least 25% of the retail component, including a new multiplex movie theater, in the initial construction sequence of the Plan Area (not including the hotel on Block 13) and allowing for the continuous operation of the existing multiplex movie theater during such initial construction sequence. Prompt Demolition: To ensure swift completion of the remainder of the Plan Area, a commitment to demolish 100% of the remaining existing Mall improvements within 6 months of receiving a certificate of occupancy for the afore-described initial retail component, subject to existing leases and an appropriate temporary improvement plan for demolished areas. Incubator/Start-Up/Mid-Size Company Space: Commitment to office tenant diversity by providing a minimum of 100,000 square feet of incubator work space and/or multi-tenant office spaces for multiple start-ups and/or emerging or mid-size companies, with a preference for local companies. Residential-Area Plan Sensitivity: Protect adjacent residential property owners by retaining healthy trees and existing walls and encouraging inactive and/or generously set-back building facades along the Plan Area s western property line Mobility and Connectivity Benefits Pedestrian Friendly Zone: A goal to establish such a successful retail model, efficient traffic circulation plan, and popular bicyclist and pedestrian environment to enable the majority of the streets in the Plan Area to be permanently closed (market conditions permitting), thereby creating a car-free Town Center environment in the Plan Area west of North Wolfe Road. Transportation Demand Management Plan: Consistent with the Plan Area s environmental design features, require the preparation and implementation of a Transportation Demand Management ( TDM ) Plan with an overall target of reducing Specific Plan office-generated weekday peak hour trips by 30 percent below applicable Institute of Transportation Engineers trip generation rates, an unprecedented restriction on a specific plan area. Free Community Shuttle: Require that a project applicant spearhead and provide substantial funding for a community effort to provide a free community shuttle, in partnership with the City, VTA, local school districts, property owners, and/or corporate employers. Bike-Pedestrian Trails Funding: If approved by the City, provide a $6 million cash donation to the City for the express purpose of analyzing and constructing an approximately 2-mile bicycle/pedestrian trail along the southern edge of I-280 between De Anza Boulevard and Wolfe Road. Bike-Pedestrian Improvements: Construct and/or fund additional improvements to pedestrian and bike trail(s) throughout the Plan Area, including along the entirety of the existing Perimeter Road, and in the Plan Area vicinity to improve Safe Routes to Schools and address both bike and pedestrian safety and traffic concerns. 3-4 VALLCO TOWN CENTER SPECIFIC PLAN

97 C O M M U N I T Y B E N E F I T S 3 Freeway Interchange, Overpass, and Segment Funding: Consistent with the Plan Area s environmental design features, provide a fair share financial contribution of $30 million for freeway infrastructure, specifically the build-out of the roadway improvements planned for North Wolfe Road and I-280 overpass and interchange and future I-280 freeway segment improvements, to address traffic congestion. Traffic Signal Improvements: Consistent with the Plan Area s environmental design features, fund traffic signal timing improvements along Wolfe Road between Stevens Creek Boulevard and I-280, as well as locations throughout the City, to streamline traffic flow in the surrounding area. and timing of these dedications, funding, and other commitments or efforts shall, unless already identified in this Specific Plan, including Appendix A, be addressed in either the MSDP or a statutory Development Agreement, if a development agreement is entered into between any applicant within the Plan Area and the City Environmental Design Feature Benefits In addition to the above community benefits, the Appendix A: Environmental Design Features, incorporated in this Specific Plan, also provides benefits to the Plan Area and the larger Cupertino community. Where the community benefits enumerated in this Chapter 3: Community Benefits are also described in Appendix A (or elsewhere in this Specific Plan where a more detailed description of community benefits is provided for that matter), those more detailed sections of the Specific Plan shall govern Community Benefit Timing It is important that the timing and performance of these community benefits align with the implementation goals and policies in this Specific Plan. The timing of a number of the above measures is already identified above or in other sections of this Specific Plan. After these legislative level approvals of the Specific Plan and zoning are in place there are subsequent permits and reviews which must be obtained prior to issuance of building permits. To ensure the timely performance of these Community Benefits, prior to issuance of the Master Site Development Permit ( MSDP ) described in Chapter 9: Administration, Implementation & Financing, the sequencing VALLCO TOWN CENTER SPECIFIC PLAN 3-5

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99 4 MOBILITY & CONNECTIVITY This chapter describes the mobility for all users including bicycles, pedestrians and vehicles. It includes the circulation and streetscape design including the roadway hierarchy and proposed mobility and connectivity plans.

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101 M O B I L I T Y & C O N N C T I V I T Y Introduction Creating a vibrant Town Center and its associated amenities for the Cupertino community requires forward thinking solutions to problems yet unseen, but anticipated. This Specific Plan identifies a number of proactive measures to incorporate transportation solutions for existing Cupertino residents and employees along key transportation corridors surrounding the Plan Area and will result in a new internal network of roadways that will improve mobility for users. This chapter describes the mobility and connectivity plans for pedestrians, bicyclists, public transit, automobiles, and service vehicles. It contains the following sections: Pedestrian and Bicycle Mobility Public Transit Vehicular Circulation Street Network and Hierarchy Off-site Transportation Improvements Transportation Demand Management Strategies VALLCO TOWN CENTER SPECIFIC PLAN 4-1

102 4 M O B I L I T Y & C O N N C T I V I T Y 4.2. Pedestrian and Bicycle Mobility Consistent with the General Plan, the City of Cupertino Bicycle Plan, and the South Vallco Connectivity Plan, pedestrian and bicycle improvements will be constructed to enhance mobility and connect to both existing and future planned facilities. The South Vallco Connectivity Plan was used to guide the development of these features, including intersection improvements and prioritization of streetscape design for better walkability. Intersections in the Plan Area will be designed to accommodate vehicle, pedestrian, and bike traffic. A new signalized intersection proposed at North Wolfe Road and 2 nd Street will provide east-west bidirectional bike lanes along the south edge that allows bicyclists and pedestrians to cross without conflicts with southbound vehicles turning left from North Wolfe Road to 2 nd Street and westbound vehicles turning right from 2 nd Street to North Wolfe Road. Along crossings will be clearly marked to connect the shared path with the internal street grid Pedestrian Connectivity Future development will be designed to provide safe connections for pedestrians. Sidewalks will be continuous, accessible, and tree-lined with signalized crosswalks connecting the street grid. The at-grade pedestrianoriented streets will support universal access with gentle slopes. Bulb-outs or other similar strategies will protect pedestrians at public streets accessing the Plan Area, and the narrow streetscapes and bulb-outs within the Plan Area will provide a safe pedestrian environment. Following is a description of the various pedestrian improvements envisioned in and around the Plan Area. These improvements are illustrated in Figure 4-1: Conceptual Pedestrian Connectivity Plan. Entrance Plaza at Stevens Creek A portion of commuters, pedestrians, and bicyclists will enter the Town Center from Stevens Creek Boulevard. They should arrive at an entrance plaza lined by up to two-story retail spaces in Blocks 1, 3, and 7, all of which face Stevens Creek Boulevard. The entrance plaza will provide two pedestrian entry points to the retail district at A and B Streets. Retail Loop The retail loop is a pedestrian-focused double-sided circulation zone along A and B Streets, extending from Stevens Creek Boulevard northward. This pedestrian loop connects the west side ground-level retail district by providing clear wayfinding and access from the surrounding streets and parking garage. The Loop will be enhanced by distinct paving patterns, outdoor seating, lighting, lush planting zones including large canopy trees. North Wolfe Road Crossing Town Square East and Town Square West will have a direct link form to the Community Park and Nature area, via a piano nobile level that spans North Wolfe Road. The landscaped pedestrian bridge over North Wolfe Road will be part of an active recreation and fitness loop. The pedestrian crossing is envisioned to extend through Blocks 5 and 7. This element will replace the existing enclosed bridge over North Wolfe Road. Construction of this pedestrian crossing would require an adjustment of the existing easement over North Wolfe Road. Garage to Street Level Access As shown in Figure 4-2: Conceptual Pedestrian Access Points Street Level, pedestrian access to the Plan Area from the below-grade garages will be via stairways and elevators located internal to the Plan Area and located to facilitate easy wayfinding and minimize distances to key destinations. Private access points are intended to serve office workers and residents. Public access points are intended to primarily serve publicly-accessible uses including retail, entertainment, commercial, and the town squares. Street Level to Roof Level Access An important feature of the Town Center will be to provide convenient pedestrian access to the Community Park and Nature Area. As shown in Figure 4-3: Conceptual Pedestrian Access Points Roof Level, access to the Community Park and Nature Area will be from walkways and elevators located at key locations throughout the Plan Area. 4-2 VALLCO TOWN CENTER SPECIFIC PLAN

103 M O B I L I T Y & C O N N C T I V I T Y 4 Access points are provided throughout the Community Park and Nature Area. Several access points are located along North Wolf Road. Additional points of access will be provided via Town Square West and Town Square East. Two additional points of access will be provided along the western edge of the Community Park and Nature Area, where pedestrians will be able to access the roof at grade. be to divert traffic from the City s street network. Additional freeway ramps would be subject to Caltrans and other jurisdiction approvals. Safe and secure access points for residential, retail, entertainment, and office users will be provided. Community Park and Nature Area Trail Network An approximately four mile trail network will be integrated into the Community Park and Nature Area. An accessible promenade path loop constructed of flexible stabilized permeable materials, will meander throughout the rooftop. Fitness oriented trails are also planned along this trail. Wolfe Road Tunnel The existing Perimeter Road tunnel passing under North Wolfe Road will be modified from its current configuration to accommodate two options. The tunnel today consists of three auto lanes and one pedestrian sidewalk. It is insufficient for cars, pedestrians, and bicycles. The overhead bridge clearance is also a substandard height at 10-0, where current Caltrans roadway heights require 14 6 minimum. Option 1 The tunnel will be modified so that it accommodates alternative modes of transportation, creating a bicycle and pedestrian connection to complete connectivity between the Plan Area and the anticipated future trails along I-280. It will also provide services and facility management access for the Town Center, including small service vehicles. The tunnel may also accommodate utility connections for the Town Center. Vehicular access for the Town Center will not be required. Option 2 As part of the Wolfe Road/I-280 interchange improvements, a project applicant may explore the construction of dedicated off-ramps and/or on-ramps from I-280 into and out of the Town Center. The intent would VALLCO TOWN CENTER SPECIFIC PLAN 4-3

104 4 M O B I L I T Y & C O N N C T I V I T Y Figure 4-1: Conceptual Pedestrian Connectivity Plan 4-4 VALLCO TOWN CENTER SPECIFIC PLAN

105 M O B I L I T Y & C O N N C T I V I T Y 4 Figure 4-2: Conceptual Pedestrian Access Points Street Level VALLCO TOWN CENTER SPECIFIC PLAN 4-5

106 4 M O B I L I T Y & C O N N C T I V I T Y Figure 4-3: Conceptual Pedestrian Access Points Roof Level 4-6 VALLCO TOWN CENTER SPECIFIC PLAN

107 M O B I L I T Y & C O N N C T I V I T Y Bicycle Connectivity As shown in Figure 4-4: Conceptual Bicycle Connectivity Plan, the existing bicycle network on North Wolfe Road, Vallco Parkway, and Stevens Creek Boulevard will connect to and with, as well as surrounding, the Plan Area. Within the Plan Area, all roadways will be designed to incorporate either Class II bike lanes or Class III shared bike/vehicle lanes. Bicycle striping, green bike lanes, and bike boxes will be used to reinforce and accommodate a multi-modal street network. The Plan Area should include a variety of bicyclist amenities, such as a bike café, bike repair shop, and shower facilities, to name a few. For safety and security reasons, bicycles will not be allowed onto the elevated Community Park and Nature Area. Bike parking areas will be provided throughout the Plan Area. VALLCO TOWN CENTER SPECIFIC PLAN 4-7

108 4 M O B I L I T Y & C O N N C T I V I T Y Figure 4-4: Conceptual Bicycle Connectivity Plan 4-8 VALLCO TOWN CENTER SPECIFIC PLAN

109 M O B I L I T Y & C O N N C T I V I T Y Shared Pedestrian/Bicycle Loop Trail A shared use path for pedestrians and bicyclists will be provided around the north, east and western boundary of the Plan Area, as shown in Figure 4-5: Conceptual Perimeter Bikeway and Pedestrian Trail Typical. The trail will be accessible from surrounding Municipal Streets and the internal street network. Figure 4-5: Conceptual Perimeter Bikeway and Pedestrian Trail Typical The trail will connect future trail networks, as identified in the South Vallco Connectivity Plan. The trail will also provide access to the Community Park and Nature Area at locations along its western edge. Concurrent with future construction of this planned trail, the trailhead will be constructed by the Town Center applicant. The design of the path will be routed to minimize disturbance to the existing trees and allow the path to be shaded. Any trees that cannot remain around the outer boundary of the Plan Area will be relocated or new trees planted in place of those trees that must be removed. Intersection design will minimize conflicts between pedestrians, bicyclists, and vehicles. Along 3 rd Street, A and E Streets, crossings will be clearly marked to facilitate connections from the shared use path into the internal street grid. VALLCO TOWN CENTER SPECIFIC PLAN 4-9

110 4 M O B I L I T Y & C O N N C T I V I T Y Off-Site Pedestrian/Bike Connectivity Improvements A key theme to this Specific Plan includes providing connections to the rest of the community and encouraging active lifestyles by encouraging an expanded pedestrian and bicycle network that will be interwoven into the community fabric. Creating high-quality, direct walkways and bikeways to the development area will make it easier for non-motorized travel within the development area and will provide a direct connection to other nearby destinations, including schools, businesses, residences, and open space areas. To encourage a healthy and sustainable community, it is important that residents, employees, and visitors to the development have safe and convenient alternatives to traveling to and from the Plan Area. The improvements identified below tier from the City of Cupertino s adopted 2015 Bikeway Improvement Prioritization Update (March 2015), which serves as a supplemental report to the City s 2011 Bicycle Transportation Plan. It focuses on key bikeways and pedestrian routes to and from the Plan Area generally within a one mile radius and are aimed at building a connection between the Plan Area and surrounding communities by improving the bicycle and pedestrian network with more connections and treatments that increase the presence of pedestrian and bicycle activity. Specifically, the recommended improvements better delineate bicycle and pedestrian facilities from vehicle traffic and parking lanes, slow vehicle traffic, and provide connections between the Plan Area and adjacent neighborhoods and community attractors that are aesthetically pleasing and enhance the perception of safety. This preliminary list of improvements will be further refined in coordination with the City of Cupertino, neighborhood groups, businesses, and bike proponents. The locations of these improvements are shown on Figure 4-6: Proposed Off-Site Pedestrian/Bike Connectivity Improvements VALLCO TOWN CENTER SPECIFIC PLAN

111 M O B I L I T Y & C O N N C T I V I T Y 4 Figure 4-6: Proposed Off-Site Pedestrian/Bike Connectivity Improvements VALLCO TOWN CENTER SPECIFIC PLAN 4-11

112 4 M O B I L I T Y & C O N N C T I V I T Y Bike-Pedestrian Trails Funding If approved by the City, provide a $6 million cash donation to the City for the express purpose to analyze and construct an approximately two-mile bicycle/pedestrian trail along the southern edge of I-280 between De Anza Boulevard and Wolfe Road. I-280 Frontage Trail Connections Consistent with the City of Cupertino 2014 South Vallco Connectivity Plan, the Town Center applicant will establish connection points at North Wolfe Road and 3 rd Street; 3 rd Street and E Street; and A Street and 3 rd Street providing future access to a envisions I-280 frontage trail. Portal Avenue Portal Avenue is a north-south street that runs parallel to the Plan Area and serves as the main collector to other local, residential streets. Major attractors or links along Portal Avenue include Portal Plaza, Portal Park, Bright Horizons School and Collins Elementary School. The street currently includes two, 18-foot-wide travel lanes with on-street parking along both sides and extends nearly a mile in total distance. Portal Avenue, between Stevens Creek Boulevard and Wheaton Drive includes traffic calming measures, such as midblock bulb-outs and permanent, raised chicanes and a roundabout; however, none of these features exist north of the Portal Avenue/Wheaton Drive intersection. The street is currently designated as a city bike route and there are signs posted along both sides of the street to notify drivers that bicyclists can be expected on this road and are allowed use of the road. Aside from these posted signs, there is no bicycle infrastructure that clearly indicates safe placement of bicyclists and that bicyclists are allowed full use of the lane. Additional proposed improvements include: Install color backed sharrows for Class III facility. Install continental-design (ladder-style) crosswalk at Amherst Drive and Portal Avenue. Install neighborhood greenway signage along route. Tantau Avenue Steven Creek Boulevard to Bollinger Road The roadway comprises two, 11-foot-wide auto traffic lanes and 8-footwide parking lanes along both sides of the street. Adjacent uses are primarily residential homes and schools. The street is generally a lowspeed, low-volume roadway that is suitable for supporting additional pedestrian and bicycle travel. Strengthening the pedestrian and bicycle infrastructure along Tantau Avenue would open up more opportunities to create additional bicycle/pedestrian connections to the Plan Area as well as allow bicyclists and pedestrians to travel to/from their place of residence to schools in a convenient, accessible manner. Bicycle Transportation Plan Improvements identified by the City for this segment include removing street parking from one side of Tantau Avenue to support bike lanes; and installing San Tomas Aquino Trail signs along Tantau Avenue and Barnhart Avenue. Additional proposed improvements include: Install color backed sharrows for Class III facility between Stevens Creek Boulevard to Bollinger Road to increase motorists awareness of bicycle traffic and notify motorists that bicyclists are allowed use of lane. Bicycle Transportation Plan Improvements identified by the City for this segment include providing marked bike loop-detectors for southbound Portal Avenue at Stevens Creek Boulevard and converting all-way stopcontrol to two-way stop-control at the Portal Avenue and Wheaton Drive intersection, with stops on Wheaton Drive VALLCO TOWN CENTER SPECIFIC PLAN

113 M O B I L I T Y & C O N N C T I V I T Y Mobility Hub Within the Plan Area (conceptually adjacent to Stevens Creek Boulevard) a public Mobility Hub is planned that will cater to bicyclists, transit users, and those wishing to use alternative forms of transportation. A Mobility Hub is a place of connectivity where different modes of transportation come together. It serves as an origin, destination, and transfer point with connections to the local and regional transportation system. This includes a major on-street transit area with significant levels of transit service, and dense, mixed-use development. Mobility Hubs provide seamless mobility between modes, while creating a vibrant environment that is both accessible and economically thriving. Secure bike parking and showers for retail workers (if not inside retail buildings). For local cyclists, the Mobility Hub will offer bicycle support services such as repair services, rentals, lockers, indoor parking, and charging stations for electric bike users. The goal is to create a regionally-serving center that supports bike clubs, bike commuters, and general bike enthusiasts. For transit and alternative transportation users, the Mobility Hub will serve as a public transit center, an information kiosk and safe waiting area for buses, including the planned VTA bus rapid transit, or a place to reserve/pick-up a shared vehicle. A Mobility Hub is envisioned within the Plan Area that is public-facing and visitor-oriented on Stevens Creek Boulevard. This Mobility Hub may include the following features: VTA BRT/Rapid, including all transit passenger amenities called for in VTA s forthcoming Transit Passenger Environment Plan, including large shelters, real-time bus information, seating, etc. Community shuttle stop. Staffed information kiosk for bike safety classes, contests/raffles/prizes (e.g., bike helmet giveaways), transit info and transit planning assistance, practice loading a bike onto a bus, help distribute info or set up Safe Routes to School and Safe Routes to Transit groups. Check out/return electric scooters for shopping. Car share services nearby. Short-term bike parking (public art rack). Free valet bike parking. Repair station free tools, bike pump. Bike shop/repair nearby. Café/coffee shop nearby. VALLCO TOWN CENTER SPECIFIC PLAN 4-13

114 4 M O B I L I T Y & C O N N C T I V I T Y Transit Center A separate, office employee-serving Transit Center is also envisioned for the east side of North Wolfe Road. This is intended to cater to employees who arrive by private shuttle bus and will have many features similar to the public Mobility Hub. The Transit Center may include the following features: Primary drop-off and pick-up location for private employer shuttles, with real-time information and weather-protected seating. This helps employers by offering an attractive alternative to driving and allows the office employment uses to reach their trip reduction goals. Staffed office offering commute information and incentives: subsidized VTA transit passes, carpool signup/matching assistance, emergency ride home signup, parking passes, personalized trip planning advice, office contests, helmet and bike gear giveaways. Additional mobility options: community shared bikes, Segway, scooters, and/or other personal mobility devices. Bike repair and bike supplies for sale. Bike clinics repair, commuting safely, riding in the rain, trip planning, and the like. Car share services nearby, with electric vehicles and fast L3 charging. Secure bike parking (here, but also in every office building). Showers and changing amenities (here, but also in every office building). Community shuttle stop. Café/coffee shop nearby VALLCO TOWN CENTER SPECIFIC PLAN

115 M O B I L I T Y & C O N N C T I V I T Y Public Transit The Santa Clara Valley Transit Authority (VTA) provides express and regular bus service to the Plan Area. Existing bus stops along Stevens Creek Boulevard, North Vallco Road, and Vallco Parkway will be relocated and improved. Additionally, the Town Center applicant will partner with the City of Cupertino, VTA, and area employers to fund a free community shuttle for Cupertino residents and employees. The free community shuttle will connect numerous destinations within the community, such as the library, Civic Center, Memorial Park, the local community college, one or more high schools, the adjacent tech campuses, and more. The precise route(s) has not been designed at this time and will be modified over time to maximize ridership based on the communities ridership needs. Two multi-modal transit centers are envisioned within the Plan Area; one on the east side of Wolfe Road to primarily serve office workers, and a second public one located adjacent to the Mobility Hub on the north side of Stevens Creek Boulevard. These multi-modal transit centers will serve the complimentary shuttle, VTA local and express buses, future Bus Rapid Transit, corporate shuttles, and sharing economy transportation services. An illustration of the transit circulation and the location of the planned VTA bus stops and community shuttle stops are shown in Figure 4-7: Conceptual Transit Circulation Plan. VALLCO TOWN CENTER SPECIFIC PLAN 4-15

116 4 M O B I L I T Y & C O N N C T I V I T Y Figure 4-7: Conceptual Transit Circulation Plan 4-16 VALLCO TOWN CENTER SPECIFIC PLAN

117 M O B I L I T Y & C O N N C T I V I T Y Vehicular Circulation Access & Entries Following is an overview of vehicular access to the Plan Area from the adjacent roadway network. Access points shown in the associated figures are conceptual and subject to change based on final design requirements. All roadway access points from the public roadways will include safe pedestrian and bicycle crossings, and will connect to the Plan Area s internal street grid. Streets may be temporarily closed during peak weekday or weekend times. Closures will regularly occur on the west side of the Plan Area where high pedestrian traffic is expected during event times and other peak occupancy times. Closures on the east side are expected to occur during event times or as necessitated by safety or security measures. In the event that the market supports it and adverse traffic impacts do not occur, a portion of the private streets may be closed seasonally or permanently to further support and enhance the walkability and pedestrian experience of the Plan Area. Access to the Plan Area has been carefully designed to help minimize conflicts and allow for easy on-site wayfinding depending on the type of user coming to or going from the Plan Area. As shown in Figure 4-8: Conceptual Vehicle Access Plan, all vehicles will access the Plan Area via multiple signalized intersections and directed to below-grade parking entrances or above grade entrances. arts and craft festivals. Parking will be provided in accordance with the development standards described in Chapter 2: Land Use & Development Standards of this Specific Plan. Implementation of the Specific Plan will establish a street hierarchy that directs vehicles to the parking garages efficiently, reducing conflicts with pedestrians and bicyclists on the at-grade street network. This includes accommodating traffic from I-280 with direct access to parking garages from North Wolfe Road. This will be complemented by VTA plans to rebuild and widen the North Wolfe Road/I-280 interchange that will include vehicular, bike and pedestrian improvements. The existing public roads of Wolfe Road, Stevens Creek Boulevard, and Vallco Parkway are designed to handle the majority of the vehicle traffic. Connectors are second in the hierarchy, directing vehicles towards the primary roadways. Primary access to the Plan Area will be from Stevens Creek Boulevard at A and B Streets, from northbound Wolfe at the Vallco Parkway, and from southbound Wolfe Road into the parking garages south of 2 nd Street. The small block street network envisioned in the South Vallco Connectivity Plan will encourage the objective of efficient and safe multimodal circulation. The primary roadway access points for office workers will be from the northern side of the Plan Area with direct access to below grade parking entrances located off of North Wolfe Road. Additional below grade parking garage entrances will be accessed from A Street. The primary roadway access for other users will be from both above- and below-grade parking entrances located on southbound North Wolfe Road and the Stevens Creek Boulevard entrance. Street parking and private streets may be used temporarily for special events (public or private) such as farmer s markets, corporate events, and VALLCO TOWN CENTER SPECIFIC PLAN 4-17

118 4 M O B I L I T Y & C O N N C T I V I T Y Figure 4-8: Conceptual Vehicle Access Plan 4-18 VALLCO TOWN CENTER SPECIFIC PLAN

119 M O B I L I T Y & C O N N C T I V I T Y Street Network and Hierarchy Figure 4-9: Conceptual Street Network and Hierarchy illustrates the proposed street network for the Plan Area for both public and private, streets. Each street has been identified according to one of four classifications, namely: Retail/Entertainment Streets Retail/Office Streets Entrance Streets Municipal Streets These classifications and typical cross-sections are provided below. For the internal private street network, performance guidelines are included with a range of possible widths as shown on the cross sections. It should be noted that the cross-sections and illustrations are conceptual and may be modified pending final design so long as the intent and function of the streetscape remains in substantial conformance and would not otherwise adversely affect traffic circulation and congestion, noise, air quality, or have other effects on the environment that would cause a significant impact. This includes sidewalk widths, parking configuration, lane configuration, bike paths and lanes, etc. VALLCO TOWN CENTER SPECIFIC PLAN 4-19

120 4 M O B I L I T Y & C O N N C T I V I T Y Figure 4-9a: Conceptual Street Network and Hierarchy 4-20 VALLCO TOWN CENTER SPECIFIC PLAN

121 M O B I L I T Y & C O N N C T I V I T Y 4 Figure 4-9b: Conceptual Street Network and Hierarchy VALLCO TOWN CENTER SPECIFIC PLAN 4-21

122 4 M O B I L I T Y & C O N N C T I V I T Y Retail/Entertainment Streets Retail/Entertainment Streets are intended to serve as the core north-south internal street network for the west side of North Wolfe Road. These streets will extend north from Stevens Creek Boulevard and frame the east and west sides of Town Square West. Figure 4-10a: Retail/Entertainment Streets - Typical These streets will provide one travel lane in each direction and will accommodate a Class III bikeway (shared bike/vehicle lane) in each direction. Parallel parking will be provided on both sides of the street with bulb-outs at various locations to accommodate additional sidewalk space for pedestrian amenities and infrastructure, including outdoor dining, benches, landscaping, light fixtures, fire hydrants and other necessary streetscape elements. Bulb-outs will also be incorporated to narrow the street width at mid-block crosswalks to facilitate safer pedestrian crossings. Sidewalks will be incorporated on both sides of the street. Sidewalks will vary in width, but will generally be a minimum of 10 feet wide. Additional space for outdoor dining, planting areas, and other necessary streetscape elements will be provided on at least one side of the street. A cross-section is depicted in Figure 4-10a: Retail/Entertainment Streets Typical and is illustrated in Figure 4-10b: Retail/Entertainment Streets Conceptual View VALLCO TOWN CENTER SPECIFIC PLAN

123 M O B I L I T Y & C O N N C T I V I T Y 4 Figure 4-10b: Retail/Entertainment Streets Conceptual View VALLCO TOWN CENTER SPECIFIC PLAN 4-23

124 4 M O B I L I T Y & C O N N C T I V I T Y Retail/Office Streets Retail/Office Streets are intended to serve as the core north-south internal streets on the east side of North Wolfe Road. These streets will extend northward from Vallco Parkway to 3rd Street and frame the east and west sides of Town Square East. Figure 4-11: Retail/Office Streets Typical The streetscape will provide one lane of traffic in each direction. Parallel parking will be provided on both sides of the street with bulb-outs at various locations to accommodate additional sidewalk space for pedestrian amenities and infrastructure, including outdoor dining, benches, landscaping, light fixtures, fire hydrants and other necessary streetscape elements. Sidewalks will be incorporated on both sides of the street. Sidewalks will vary in width, but will generally be a minimum of 10 feet wide. Additional space for outdoor dining, planting areas, and other necessary streetscape elements will be provided on at least one side of the street. A conceptual cross-section is depicted in Figure 4-11: Office Streets Typical and is conceptually illustrated on the right. 3 rd Street and E Street may accommodate three lanes of traffic, one of which is dedicated to transit/shuttle use in certain areas. All streets on the boundary of the Plan Area may include a Class I bike path, separated by a raised barrier of variable width and configuration VALLCO TOWN CENTER SPECIFIC PLAN

125 M O B I L I T Y & C O N N C T I V I T Y Entrance Streets Entrance Streets will serve as primary entrances into the Plan Area (see Figure 4-12: Entrance Streets -- Typical). Figure 4-12: Entrance Streets - Typical The entrance street at Vallco Parkway connects North Wolfe Road to Town Square West and will serve as a major entry boulevard. It will include two vehicular travel lanes in each direction with a divided landscaped median. Bike lanes are provided in each direction. Both sides of the street will include planting areas with large canopy trees and pedestrian sidewalks. Sidewalks will vary in width but will generally be a minimum of 10 feet. 2 nd Street - East will connect North Wolfe Road to Town Square East. It will include two vehicular travel lanes in each direction. A bidirectional protected Class I bikeway is provided on the south side of the street. Both sides of the street will include planting areas with large canopy trees. Sidewalks will be incorporated on both sides of the street. Sidewalks will vary in width, but will generally be a minimum of 10 feet wide. 2 nd Street West will extend from North Wolf Road west to the Entertainment District. It will include two vehicular travel lanes in each direction. A bidirectional protected Class I bikeway is provided on the south side of the street. Both sides of the street will include planting areas with large canopy trees. Sidewalks will be incorporated on both sides of the street. Sidewalks will vary in width, but will generally be a minimum of 10 feet wide. VALLCO TOWN CENTER SPECIFIC PLAN 4-25

126 4 M O B I L I T Y & C O N N C T I V I T Y Municipal Streets Municipal Streets include the three public streets that are adjacent to or insect the Plan Area; namely, Stevens Creek Boulevard, North Wolfe Road and Vallco Parkway. Each is described below. Figure 4-13a: Municipal Streets Stevens Creek Boulevard Stevens Creek Boulevard As shown in Figure 4-13a: Municipal Streets Stevens Creek Boulevard, the existing roadway alignment will remain unchanged. On the north side of the Stevens Creek Boulevard a new pedestrian pathway will be routed to improve the pedestrian experience along Stevens Creek Boulevard and shall endeavor to maintain the existing double row of Ash trees. Further north along the Plan Area boundary, a new pedestrian sidewalk is envisioned, which will serve as a significant promenade lined with retail stores on the ground level and apartments above (where applicable). Sidewalks in the pedestrian zone will vary in width, but will generally be a minimum of 8 feet wide. Pathways between existing trees will vary but will generally be kept to a minimum width to protect the existing trees. At the southwest corner of Plan Area, the Mobility Hub will converge at the new trail head entry to Community Park and Nature Area. North of this, a new pedestrian sidewalk is envisioned which will serve as a significant new pedestrian promenade faced with retail stores on the ground level and apartments above (where applicable). A conceptual view is shown in Figure 4-13b: Conceptual View of Stevens Creek Boulevard Streetscape VALLCO TOWN CENTER SPECIFIC PLAN

127 M O B I L I T Y & C O N N C T I V I T Y 4 Figure 4-13b: Conceptual View of Stevens Creek Boulevard Streetscape VALLCO TOWN CENTER SPECIFIC PLAN 4-27

128 4 M O B I L I T Y & C O N N C T I V I T Y North Wolfe Road As shown in Figure 4-14a: Municipal Streets North Wolfe Road, the existing curb line along the Plan Area frontage will be re-aligned to improve vehicular, pedestrian, and bicycle circulation. Figure 4-14a: Municipal Streets North Wolfe Road Modifications to North Wolfe Road will improve pedestrian connections while maintaining existing trees. A new pedestrian pathway will be routed to maintain the existing trees. Broader pedestrian sidewalks will be lined with retail stores with areas of outdoor seating. The road modifications may accommodate bike lanes in each direction. Parallel parking will be provided on both sides of the road with planting areas to accommodate existing trees and additional pedestrian amenities and infrastructure, including, light fixtures, fire hydrants and other necessary streetscape elements. Primary sidewalks will be incorporated on both sides of the street. Sidewalks in the pedestrian zone will vary in width, but will generally be a minimum of 8 feet wide. Pathways between existing trees will vary but will generally be kept to a minimum width to protect the existing trees. As conceptual view is shown in Figure 4-14b: Conceptual View of North Wolfe Road Streetscape VALLCO TOWN CENTER SPECIFIC PLAN

129 M O B I L I T Y & C O N N C T I V I T Y 4 Figure 4-14b: Conceptual View of North Wolfe Road Streetscape VALLCO TOWN CENTER SPECIFIC PLAN 4-29

130 4 M O B I L I T Y & C O N N C T I V I T Y Vallco Parkway As shown in Figure 4-15a: Municipal Streets Vallco Parkway, the existing curb line along the Plan Area frontage will be re-aligned to improve vehicular, pedestrian, and bicycle circulation. Figure 4-15a: Municipal Streets Vallco Parkway Modifications to the Vallco Parkway streetscape will improve pedestrian and bike connections along the southern border of the Plan Area. A new pedestrian sidewalk will be provided along the streetscape with areas of outdoor seating. Bike lanes will be provided in both directions. Parallel parking and loading/drop-off zones may be provided with planting areas to accommodate large canopy trees and additional pedestrian amenities and infrastructure, including light fixtures, fire hydrants and other necessary streetscape elements. Sidewalks in the pedestrian zone will vary in width, but will generally be a minimum of 8 feet wide. As conceptual view of a potential configuration is shown in Figure 4-15b: Conceptual View of Vallco Parkway Streetscape VALLCO TOWN CENTER SPECIFIC PLAN

131 M O B I L I T Y & C O N N C T I V I T Y 4 Figure 4-15b: Conceptual View of Vallco Parkway Streetscape VALLCO TOWN CENTER SPECIFIC PLAN 4-31

132 4 M O B I L I T Y & C O N N C T I V I T Y 4.6. Off-Site Transportation Improvements The Specific Plan identifies proactive measures to incorporate transportation solutions along key public transportation corridors and I This includes roadway improvements in support of vehicular traffic, bike, pedestrian, and transit improvements and programs (described above), and a substantial transportation demand management program to encourage carpooling, alternative transportation solutions, and offpeak travel (described below). In addition, the Town Center will implement a number of off-site transportation improvements, which will be coordinated with various agencies including Caltrans, VTA, and the City of Cupertino. A complete list of all off-site transportation improvements are described in Appendix A Environmental Design Features VALLCO TOWN CENTER SPECIFIC PLAN

133 M O B I L I T Y & C O N N C T I V I T Y Transportation Demand Management Strategies The approach to Transportation Demand Management (TDM) for the Town Center is to proactively offer a multitude of subsidized services for residents, workers, visitors, and the community at large, in order to reduce the demand for driving. The Town Center will offer many transportation services, including shuttles, on-site bike commuter amenities, carshare, and other features, in keeping with best practice elsewhere in Silicon Valley. The investments in transportation options are intended to generate benefits in terms of minimizing congestion and improving health and the environment in Cupertino. A rich toolbox of TDM measures is available for implementation. The following section describes many of the strategies that are committed for the Town Center. Some of those strategies are described in more detail elsewhere in this chapter. VALLCO TOWN CENTER SPECIFIC PLAN 4-33

134 4 M O B I L I T Y & C O N N C T I V I T Y Transportation Strategies The following sections describe the Transportation Demand Management strategies that are committed to be implemented for the Town Center. Bicycle and Pedestrian Facilities and Incentives Secure bicycle parking. To facilitate bicycling as the primary mode of transportation, secure and ample bicycle parking will be provided. The types of bicycle parking should consider the needs of all of its potential users. This includes providing both indoor and outdoor bicycle parking and storage for both short term and long term bicyclists. On-site bike repair facilities. Repair facilities in the form of freestanding repair stands and designated outdoor floor space would provide a space to work, free bike tools, and bike pumps to help cyclists make repairs. Showers and changing facilities. Showers and changing facilities could be provided on-site and would promote both bicycling and walking for self-powered commutes. The facilities should include lockers for users to store their personal belongings. Free Community Shuttle The Town Center applicant will spearhead and provide substantial funding for a community effort to provide a free community shuttle, in partnership with the City, VTA, local school districts, property owners, and/or corporate employers. Shuttle programs are especially helpful in bridging the last mile gap by getting users to their final destinations without relying on their car. A shuttle that includes service to the Plan Area will lessen the need for car reliance and enhance the use of other public transit modes. The service may initially be offered on demand or with a flexible route within a specified service area. Depending on the popularity of the shuttle service, other sponsors could help augment the funding for this shuttle VALLCO TOWN CENTER SPECIFIC PLAN

135 M O B I L I T Y & C O N N C T I V I T Y 4 Carpool, Carshare, and Rideshare Carpool and rideshare matching services. Ridesharing and carpooling matching services facilitate conversations between employees and residents to set up regular, casual, or ondemand carpooling. Priority parking for carpools and vanpools. Parking areas at the Town Center should have designated, priority parking spaces for carpoolers and vanpoolers. On-site carsharing and car rental services. Car share and car rental services can provide solutions for commuters who choose not to drive to work or residents who choose not to own a car, but need to make occasional trips by car. Services are most convenient when they are provided on-site and have priority parking. Some carsharing services offer electric vehicles, further decreasing the environmental footprint of automobile use. Subsidized carshare memberships. Most carshare services have membership fees. Subsidized memberships provide a financial incentive to use the carshare service as needed rather than commuting to work by car. Multimodal Financial Incentives VTA Eco Passes. VTA offers a program that allows employees and residents to receive a deeply discounted annual transit pass valid for travel on all VTA services. This encourages employees and residents to fully and seamlessly utilize the wealth of existing transit services that may have previously been unaffordable or inaccessible to many users. Pre-tax commuter benefit program. A pre-tax commuter benefit program may benefit employees that live further away or cannot utilize VTA services. This program allows eligible employees to designate a portion of their salary before taxes (pre-tax income) to pay for qualified transit, carpooling, and/or vanpooling expenses. Users can save significantly by using pre-tax dollars to pay for transportation costs. VALLCO TOWN CENTER SPECIFIC PLAN 4-35

136 4 M O B I L I T Y & C O N N C T I V I T Y TDM Coordinator To fully implement and sustain the TDM plan, an on-site TDM coordinator could be hired to develop, market, implement, and evaluate the TDM strategies. A dedicated TDM coordinator makes the TDM program more reliable, robust, and consistent. The duties of a TDM coordinator could include: Provide information on the multimodal financial incentives, such as the VTA Eco Passes Update employees on transportation and commuter alerts Assist with ridesharing and carpooling matching systems Implement TDM programs and events such as Bike to Work Day and bicycle repair commute workshops Monitor and evaluate the TDM plan with specific metrics and surveys Manage the TMA budget for implementing TDM strategies Be the go-to person for other questions on transportation options. The TDM program will involve a comprehensive level of programming and encouragement. Such programs may include a bike pool program, Guaranteed Ride Home program, active transportation events (such as Bike to Work Day), fitness competitions, bicycle repair and commute workshops, and flexible work schedules. The TDM coordinator would be responsible for managing, organizing, appropriating funding, and staffing these programs. Parking Parking is a precious resource and it is challenging to balance supply with demand. Too little parking may result in spillover effects into adjacent neighborhoods, while too much parking may encourage driving and related congestion. Therefore, parking is closely related to the Town Center s efforts to reduce driving. In correspondence with the mandatory reduction in trips, a reduction (compared to the Cupertino Municipal Code) in office parking spaces is planned. However, office parking within the Plan Area will be made available on evenings and weekends to ensure availability of parking for retail and entertainment uses. Non-automobile transportation methods support parking reduction strategies in several ways: Improving walkability (the quality of walking conditions) expands the range of parking facilities that serve a destination. This increases the feasibility of sharing parking facilities. Improving walkability increases park-once trips (parking in one location and walking rather than driving to other destinations), which reduces the amount of parking required at each destination. Walking and cycling improvements encourage transit use since most transit trips involve walking or cycling links. Walking and cycling improvements can help reduce total vehicle ownership and use in an area. People who live and work in more walkable and cyclable communities tend to own fewer vehicles and take fewer vehicle trips than those in more automobile-oriented locations. In pedestrian-friendly areas, parking requirements may be reduced by 10 to 30 percent due to efforts supporting pedestrian and bicycle travel in combination with additional transportation demand management strategies. Benefits of increased walkability and bikeability of an area extend beyond parking demand decreases to include economic, social, and environmental benefits including savings in parking facility costs, reduced auto-related pollution, and reduced use of non-renewable energy, improved public health, and improved social interaction between users VALLCO TOWN CENTER SPECIFIC PLAN

137 5 SUSTAINABLE & SMART CITY STRATEGIES This chapter explains how the Plan Area will focus on sustainability and innovation to create a more livable, resilient, and smarter city.

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139 SUSTA I N A B L E & S M A R T C I T Y S T R A T E G I E S Introduction Sustainable and smart cities are the effective integration of physical, digital and human systems in the built environment to deliver a sustainable, prosperous and inclusive future for its citizens. The goal of sustainable and smart city development is to increase the efficiency of the operation of the city, stimulate the city s economy, and improve the quality of life for its citizens. The Plan Area considers a range of strategies, including the integration of green space, resource efficiency, urban design, community, and technology, to address economic, social and environmental sustainability opportunities. Technology can be classified, broadly, as ICT (Information Communications Technology). ICT technologies range from long-term infrastructure solutions such as city control centers, smart grids and autonomous vehicles, to tangible services such as smartphone applications, online platforms that crowdsource citizens ideas, and environmental sensors. Data is also central to sustainable and smart cities, in particular the use of big data and open data, and should be applied to enhance community life, service responsiveness and enhancement, and access to information and resources. The Specific Plan s sustainable and smart city strategies are consistent with Cupertino s General Plan, Cupertino s Climate Action Plan, California Energy Code, CalGreen, and other city, county and state documents. Proposed strategies to meet these objectives and requirements are described along with their potential benefits to Cupertino and its residents and visitors. VALLCO TOWN CENTER SPECIFIC PLAN 5-1

140 5 S U S T A I N A B L E & S M A R T C I T Y S T R A T E G I E S 5.2. Sustainable and Smart City Strategies This chapter describes the strategies for green space, resource efficiency, urban design, community, and technology Green Space Natural and Human Assets The core of the Specific Plan s environmental sustainability strategy is the commitment to the world s largest green roof, which will result in climate responsive and high performance buildings, infrastructure, and landscape. The 30-acre rooftop Community Park and Nature Area will improve resource efficiency and mitigate climate change, and offer significant ecological benefits. Furthermore, the holistic approach to planning, planting, and maintaining this open space will catalyze other green roofs throughout the region. Focus Areas Open space Sustainable and Smart City Benefits Improved outdoor comfort and user experience Reduced stormwater runoff Improved water quality Reduced urban heat island Improved air quality Improved thermal insulation Reduced energy consumption Reduced noise Extended life of building roof Improved carbon storage Improved bio-diversity Publicly accessible outdoor space Playgrounds and other community assets Habitat and habitat linkage Native and regionally-appropriate landscaping Storm water Flood resiliency Regional watershed Potential Strategies 30-acre green roof for Community Park and Nature Area Maintain as many existing trees as is feasible, including the mature trees on the perimeter of the Plan Area. Use non-potable water for landscape irrigation. Capture, treat and reuse storm water on-site. Contributing measures include rainwater harvesting and re-use. 5-2 VALLCO TOWN CENTER SPECIFIC PLAN

141 SUSTA I N A B L E & S M A R T C I T Y S T R A T E G I E S 5 VALLCO TOWN CENTER SPECIFIC PLAN 5-3

142 5 S U S T A I N A B L E & S M A R T C I T Y S T R A T E G I E S Resource Efficiency Water, Energy & Solid Waste The sustainability goal for the Town Center is to achieve the highest level of certification from a globally recognized environmental sustainability certification program, such as LEED Platinum certification, or equivalency. Given the scale and complexity of Plan Area, the builder of the Plan Area should collaborate with the Green Building Certification Institute to establish the appropriate certification approach. To meet the water demand associated with a green roof, the use of recycled water and drought tolerant and native landscaping that thrives on little to no water will be utilized. The Plan Area will prioritize and integrate climate responsive design strategies that leverage the exceptional Mediterranean climate of Cupertino to improve user comfort and to reduce energy use of mechanical, electrical and information technology systems. This will result in energy and water conservation, and lower carbon emissions. A combination of the geometry of the compact Town Center layout, the vast green roof, high performance building envelopes, thermal mass, natural ventilation, natural daylight, and internal load reduction will accomplish these goals. Active energy design strategies, such as low energy systems, displacement ventilation, heat recovery, efficient mechanical, electrical and information technology equipment, LED lighting, load scheduling, and other strategies will complement the climate responsive design. Focus Areas Water Energy Potable water demand Non-potable water use Irrigation demand Photovoltaics Power consumption Waste Thermal energy consumption Passive design Potential Strategies Demolition waste and dust control Recycled construction materials Solid waste separation and landfill avoidance Reuse treated storm water and maximize use of non-potable water. Design buildings that use less energy than code requires, focusing on reducing load and incorporating passive strategies, leveraging local climate, and thermal mass. Natural ventilation and daylighting are examples of two passive design strategies. Recycle or salvage majority of non-hazardous construction and demolition debris. Integrate recycled content in infrastructure and buildings including the use concrete containing fly ash, slag, or other fill that is recycled. Sustainable and Smart City Benefits Reduced potable water consumption per person. Reduced residential energy and water costs. Off-site water savings due to energy efficient design. Source and use extended municipal recycled water system. Reduced operational impacts on water treatment facilities. Improved quality of water discharged to regional water bodies. Reduced energy consumption per person and per square foot than current Plan Area. Fewer tons of CO 2e emitted per user or per square foot. Less waste to landfill per person than current use. 5-4 VALLCO TOWN CENTER SPECIFIC PLAN

143 SUSTA I N A B L E & S M A R T C I T Y S T R A T E G I E S Urban Design Accessibility and Urban Form The diagram below illustrates design priorities as it pertains to transportation: Focus Areas Holistic planning and green certification Transit accessibility Walkability and bike-ability Carpooling and car sharing Electric vehicle charging Bicycle parking Non-auto mode share Local and regional connectivity Potential Strategies Highest level of recognized environmental sustainability certification Provide a safe and inviting pedestrian and bicycling environment, including distributed and safe bike facilities Enhanced pedestrian and bicycle connectivity Create a Mobility Hub to support transit riders, bicyclists and pedestrians Provide high quality, frequent and easily-accessible transit via multimodal transit center Implement a transportation demand management program to encourage transit use and reduce traffic. Features might include: bicycle lanes and trailheads; circulation improvement; carpool, carshare, and rideshare; multimodal financial incentives; and robust transportation management Consolidated underground parking with distributed EV charging facilities Sustainable and Smart City Benefits Expanded Cupertino bicycle opportunities by adding to and enhancing existing bicycle network. VALLCO TOWN CENTER SPECIFIC PLAN 5-5

144 5 S U S T A I N A B L E & S M A R T C I T Y S T R A T E G I E S 3.8 miles of new pedestrian trails in the Community Park and Nature Area. Greater use of transit. More carpooling, bicycling and walking. More live-work opportunities within the Plan Area. More efficient vehicles. Less surface parking/exposed hard services Community Jobs, Housing and Economics Through responsible programming and extensive community outreach, the Plan Area should fulfill demand for things like community spaces, modern retail, job/housing opportunities to reduce commutes, improved recreational facilities like ice rinks, entertainment facilities like movie theaters and bowling alleys, and opportunities for regional views from the rooftop Community Park and Nature Area. Key sustainable and smart cities community features as described in Section 2.4 Community Benefits of this Specific Plan. Focus Areas Mix of Uses Recreation Opportunities Employment Employment Diversity Housing Potential Strategies Accessible 30-acre Community Park and Nature Area. Two Town Center Squares, totaling approximately 3 acres. Additional civic and educational space totaling approximately 50,000 to 100,000 sf Public art onsite. Housing units mixed with jobs on-site. A minimum of 100,000 square feet of incubator work space and/or multi-tenant spaces for start-ups, mid-size companies, and/or new & emerging technologies. Sustainable and Smart City Benefits Passive open space and public spaces will provide opportunities for community recreation and gatherings. Mixed land uses will provide opportunities for residents and people in neighboring areas to meet their daily needs in close proximity to where they live and work, thus reducing reliance on additional automobile trips. Jobs-housing balance fulfilling General Plan vision to create a balanced community with a mix of land uses that support thriving businesses, all modes of transportation, complete neighborhoods and a healthy community by providing housing in addition to jobs on-site. Range of housing types, supporting affordability and options for a range of household types, including families and seniors Technology - Services and Innovation All Smart City technologies require a robust and reliable broadband network to operate. Today, high-speed broadband networks are as critical as roads, water, sewer, and electricity. Public services such as health care, education, public safety, and government institutions are being transformed by new information technologies that rely on highspeed communication networks. More generally community life is being enhanced through this new layer of infrastructure in which intelligent systems are designed to support community-wide access to services and amenities, social connectivity and communications. The Plan Area offers a unique opportunity to offer an entire mixed use community that can be a living lab for a number of smart environments that support digital-physical interactivity. People stay connected to the 5-6 VALLCO TOWN CENTER SPECIFIC PLAN

145 SUSTA I N A B L E & S M A R T C I T Y S T R A T E G I E S 5 community through social network applications. Video streaming of events and content and entertainment ranging from game-based activity to on-line learning and creativity over the Internet is replacing broadcast television as the main form of home entertainment. Businesses must have access to broadband networks to be competitive and offer digitally enhanced user experiences. Focus Areas In developing the Plan Area as a sustainable and smart city, six focus areas should be considered: Citizens connectivity, information, access to services Community life, wellbeing, and healthy living Infrastructure, technology, data for enhanced environmental management Enterprise and innovation based enhancement Leadership and strategy Measurement and learning Potential Strategies In addition to public services and operational efficiencies, the Plan Area should explore five strategies to enhance the way the citizens of Cupertino work, live, learn and play: Retail Retail Residential Living Wellness Entertainment Office With an ICT infrastructure that supports rapid downloads via Wi-Fi and a distribution of I-beacons across the property, the Plan Area could be the ideal beta site for retail. The movement in retail towards digital-physical environments creates digital interfaces that enhance the shopping experience both on the handheld device and through interactive media, such as smart mirrors, digital shopping windows and personalized shopping applications. These technologies enhance the physical shopping experience by reinforcing the social interaction, customization and desire for choice that is engaging shoppers. The Plan Area should be configured to offer this environment and design it so it features technology of Silicon Valley companies as the medium for shopping across the mixed-used retail district. Residential Living Similarly, Silicon Valley technology companies are moving into creating a media ecology that captures the home market. These services could be offered as a residential amenity in the Plan Area. Silicon Valley innovations for the smart home range from new entertainment and communication interfaces to the intelligent thermostat, to smart home controls and video monitoring; to the Internet of Things (IOT) technologies that link all these devices together. Wellness Today the market for wellness applications is expanding rapidly and could be highlighted at the Plan Area via the rooftop trails, fitness center, the healthy and organic offerings of the market hall, personal and social physical fitness monitoring, telemedicine services and other enhancements to community-wide wellbeing being pioneered by leading technology companies. The paradigm for healthy living has shifted to a focus on outcome-based medicine, community-facing health hubs and data-enhanced health monitoring through personal and wearable devices. The Plan Area should be planned to support this new paradigm with an environment that offers recreational, fitness and leisure activities enhanced by a smart system that facilitates healthy life styles with information and choices. Entertainment Today Silicon Valley companies are moving into areas like virtual and augmented reality. The Plan Area could serve as an environment for digital game play using smart phones and wearable devices applying the VALLCO TOWN CENTER SPECIFIC PLAN 5-7

146 5 S U S T A I N A B L E & S M A R T C I T Y S T R A T E G I E S same I-Beacons and Wi-Fi infrastructure being deployed for retail, wellness and public spaces. Entertainment as a social activity could also be supported by ICT, affording community members with information on events, and activities across the Plan Area s array of entertainment venues (outdoor performances, weekend markets, bowling, ice skating, cinema, art shows, and so on). Office Shared incubators and workspaces could be set up for emerging entrepreneurs and as a beta site for the ever-evolving products of Silicon Valley companies. Today shared workspaces often are the new hubs for start-up companies and many examples now exist in Cupertino while tech supported incubators and accelerators are facilitating the development of new products. Similarly, these venues are being used as shared spaces for inventors and tech enthusiasts, serving as much as a new form of entertainment as workplaces. Sustainable and Smart City Benefits Health and Wellbeing: everyone living and working in the city has access to what they need to survive and thrive Economy and Society: the social and financial systems that enable people to live peacefully and act collectively Infrastructure and Environment: the man-made and natural systems that provide critical services, and that protect and connect community assets, enabling the flow of goods, services and knowledge. Leadership and Strategy: the processes that promote effective leadership, inclusive decision making, empowered stakeholders and integrated planning. 5-8 VALLCO TOWN CENTER SPECIFIC PLAN

147 6 INFRASTRUCTURE & PUBLIC FACILITIES This chapter describes the plan for infrastructure and utility needs (e.g., water, sewer, recycled water), as well as public services (i.e., sheriff, fire, schools, library, and other civic amenities) for the Plan Area.

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149 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S Introduction This Specific Plan describes a variety of public facilities and services intended to support and serve the needs of the Plan Area residents, visitors, and work force. Services include: water, sanitary sewer, storm drainage, solid waste disposal, fire and police protection, schools, library, and utilities. Existing infrastructure is provided by a variety of providers, as shown in Table 6-1: Service Providers. Table 6-1: Service Providers Water S E RVIC E Recycled Water Wastewater P ROVIDER The Town Center on-site California Water Service Company Santa Clara Valley Water District, the City of Sunnyvale, Cal Water The Town Center on-site Cupertino Sanitation District Plan Area. Demolition and re-routing of existing utilities will be required as part of Plan implementation Storm Drainage & Water Quality Management Storm Drainage An existing public storm drain extends north in North Wolfe Road, traverses the Mall property in an easement, goes through a public storm drain located within an adjacent property in an easement and discharges to the Santa Clara Valley Water District s Junipero Serra Channel that runs along I-280 and ultimately discharges into Calabazas Creek. Implementation of the Specific Plan will modify the drainage on North Wolfe Road to extend it farther north and realign it out of the proposed parking garage just south of the tunnel under North Wolfe Road. A new public storm drain will be installed in 3 rd Street up to the existing point of connection located in the public utility easement on Block 13 for discharge into the Junipero Serra Channel, along I-280. Storm Drainage Electric Service Gas Service Fire Protection Police Protection Schools Library Solid Waste Disposal The Town Center on-site; City of Cupertino off-site Pacific Gas and Electric Pacific Gas and Electric Santa Clara County Fire Department Santa Clara County Sheriff s Office, West Valley Division Cupertino Union School District Fremont Union High School District Santa Clara County Library District Recology South Bay Onsite storm drainage will be directed to retention cisterns for filtering and reuse as irrigation water for the Plan Area. These vaults will be sized per the San Francisco Bay Regional Water Quality Control Board requirements. All overflow from the Plan Area for storms larger than the required treatment storm will discharge from the vaults directly to the public storm drain located in the adjacent properties to the North, in public utility easements and to the Junipero Serra Channel. The stormwater system for the Plan Area is shown on Figure 6-1: Conceptual Stormwater Management Plan. The existing water, sewer, electrical, gas, communications, and storm drainage utilities are located in public utility easements throughout the VALLCO TOWN CENTER SPECIFIC PLAN 6-1

150 6 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S Figure 6-1: Conceptual Stormwater Management Plan 6-2 VALLCO TOWN CENTER SPECIFIC PLAN

151 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S Water Quality The Plan Area currently contains buildings, parking lots, and other impervious surfaces that make up over 90 percent the total area. Stormwater runoff discharges into drain inlets that convey the runoff into Calabazas Creek, and ultimately into San Francisco Bay. Storm water requirements mandate treating 100% of the storm water runoff with Low Impact Development (LID) measures. These measures will include rainwater harvesting, re-use, infiltration, biotreatment, and green roofs. The 30-acre Community Park and Nature Area will contain absorbent landscape surfaces where rain water will be cleaned, and to the fullest extent possible, collected and reused within the Plan Area for irrigation. Rain that falls on the podium area and private roads will be diverted to one of the regional retention vaults, treated and reused to offset the potable water demand, and to meet storm water quality requirements. Treatment will consist of media filtration to remove oils, sediments and other pollutants to make the rainwater suitable for use as irrigation. Areas that prove infeasible to be diverted will be treated prior to discharge consistent with State and local regulations. VALLCO TOWN CENTER SPECIFIC PLAN 6-3

152 6 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S 6.3. Potable, Fire & Recycled Water Potable Water California Water Service Company (Cal Water) is the municipal water utilities provider for the Los Altos Suburban District (LASD), which includes the Plan Area. Water supply for the LASD is a combination of groundwater (32 percent) from wells located with their district, and treated water (68 percent) purchased from the Santa Clara Valley Water District (SCVWD). Public water lines are owned and operated by California Water Service Company. There are currently public water mains within public right-ofway under the existing Perimeter Road, Stevens Creek Boulevard, and Vallco Parkway and supply domestic water, fire water, and irrigation. As part of Plan implementation, water will be connected north of the tunnel under Wolfe Road and will turn east and west. The east connection will provide domestic, fire and irrigation make up water for the eastern side of the Plan Area and Block 13. The west connection will ultimately connect back to the Cal Water system that is located in an easement on an adjacent property to the north of the Plan Area and will provide domestic, fire, and irrigation to the west side of the Plan Area Fire Water Lines Cupertino and California Water Service Company have a combined 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 the private domestic water system and will be designed to meet or exceed fire code requirements. Somers Water Pollution Control Plant (WPCP), located north of the Plan Area, provided other jurisdictions approve. In 2013 the City of Sunnyvale, Santa Clara Valley Water District (SCVWD), California Water Company (Cal Water), and others entered into a partnership to extend recycled water service in the City of Sunnyvale south to a nearby tech campus. Service to the Plan Area will include extension of this recycled water line across I-280 to the intersection of North Wolfe Road / Stevens Creek Boulevard, once the system is available. The Plan Area will be plumbed to accept recycled water and accommodate the planned public recycled water system. Santa Clara Valley Water District would be the wholesaler for recycled water. In the event the aforementioned agencies are unable to provide recycled water, the Town Center applicant shall pursue alternative sources to satisfy this Specific Plan s recycled water requirement. Rainfall from the entire site will be collected, treated and reused for onsite irrigation to reduce dependency on domestic water. Figure 6-2: Conceptual Domestic Water Service Plan, identifies the domestic water system for the Plan Area Recycled Water There is presently no existing recycled water system serving the Plan Area. In a partnership with the California Department of Transportation, Santa Clara Valley Water District, the City of Sunnyvale, the California Water Service Company, and the City of Cupertino, the Town Center applicant will provide recycled water from the City of Sunnyvale's Donald M. 6-4 VALLCO TOWN CENTER SPECIFIC PLAN

153 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S 6 Figure 6-2: Conceptual Domestic Water Service Plan VALLCO TOWN CENTER SPECIFIC PLAN 6-5

154 6 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S 6.4. Water Supply & Demand California Water Service Company (Cal Water) 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. Cal Water 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 shown in Table 6-2: Vallco Town Center Specific Plan Water Use, the total water demand for the Plan Area is 439 AFY and the net increase from the existing demand is 155 AFY. Table 6-2: Projected Vallco Town Center Specific Plan Water Use Use Projected Demand (gpd) Projected Demand (AFY) Retail and Recreational 212, Residential 41, Office and Related Uses 87, Civic 3,330 4 Other Supportive Uses 9, Hotel (Block 14) 1 37, Total 391, Net Increase From Existing Demand (253,831 gpd/284 AFY) 391, ,831 = 137,497 1 Projected, no development is proposed at this time = 155 As shown in Table 6-3: Projected Multiple Dry Year Period (4 years): Demand and Supply Comparison, LAS District (Acre Feet), for the next 25 years ( ), the LAS District will have adequate water supplies to meet projected demands of the Specific Plan and those of all existing customers and other anticipated future customers for normal, single dry year and multiple dry year conditions. It should be noted that as to the previously approved hotel development on Block 13, the water demand was determined to be consistent with the anticipated buildout of the General Plan. It is also consistent with the allocation for new hotel rooms for the City of Cupertino and the South Vallco area. Therefore, increased water use from development of the hotel on Block 13 was anticipated by the environmental review documents for that project. Potential impacts related to water supply for the proposed hotel are considered less than significant. 6-6 VALLCO TOWN CENTER SPECIFIC PLAN

155 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S 6 Table 6-3: Projected Multiple Dry Year Period (4 years): Demand and Supply Comparison, LAS District (Acre Feet) SCVWD Supply 10,850 11,200 11,550 11,900 12,250 Recycled Water Supply Cal Water Wells Supply 4,034 3,961 3,901 3,855 3,822 Total Supply 15,059 15,336 15,626 15,930 16,247 SCVWD Demand 8,680 8,960 9,240 9,520 9,800 Recycled Water Demand Cal Water Wells Demand 3,192 3,158 3,086 3,049 3,023 Total Demand 12,047 12,293 12,501 12,744 12,998 Surplus 3,012 3,043 3,125 3,186 3,249 VALLCO TOWN CENTER SPECIFIC PLAN 6-7

156 6 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S 6.5. Wastewater Treatment & Conveyance Primary trunk lines serving the Plan Area include 12-inch facilities in Homestead Road, 15- and 18-inch facilities along the north side of I- 280, 12- and 15-inch facilities on Wolfe Road, 10- inch facilities on De Anza Boulevard, 18-inch facilities on Shetland Place, and 27-inch facilities on Pruneridge Avenue. The Specific Plan Wastewater Plan is shown in Figure 6-3: Conceptual Wastewater Plan. Within the Plan Area, duel existing 15-inch sanitary sewer lines flow north within North Wolfe Road, combine just south of the tunnel under North Wolfe Road, traverse through a portion of the Plan Area and connect to a 15-inch system that flows under I-280. Existing sanitary sewer lines are also present in Vallco Parkway and Stevens Creek Boulevard. The majority of the existing buildings in the Plan Area discharge to the 15- inch main sewer flowing north on North Wolfe Road. This 15-inch line services a large portion of the City of Cupertino, and is at capacity (assuming half full flow) for dry weather flow. The 15-inch sewer system connects to the recently installed 27-inch at Wolfe/Pruneridge that ultimately discharges to the San Jose/Santa Clara Water Pollution Control Plant, via the City of Santa Clara system. There is also a line located in the current Perimeter Road on the western edge of the Plan Area that collects sewage from the Portal residential community to the west and flows to the North Wolfe Road sewer main. The proposed wastewater plan will reroute the sewer main that flows through the northern portion of the Plan Area and extend it north under North Wolfe Road, just south of the tunnel. It will then turn west between the tunnel and the underground garage. This main will be located in a new public utility easement and will connect to the existing sanitary sewer located in an easement in the northern portion of the Plan Area. This main discharges to the sewer main that crosses the I-280, which may need to be upgraded. Based on the projected sewer flows, upgrades to the existing lines in North Wolfe Road will be required to accommodate the projected flows from implementation of the Specific Plan. The anticipated pipe size will include a 21-inch line and a parallel 18-inch line. 6-8 VALLCO TOWN CENTER SPECIFIC PLAN

157 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S 6 Figure 6-3: Conceptual Wastewater Plan VALLCO TOWN CENTER SPECIFIC PLAN 6-9

158 6 I N F R A S T R U C T U R E & P U B L I C F A C I L I T I E S 6.6. Dry Utilities Central Plant A central plant will be constructed within the Plan Area providing centralized condenser water loop for most of the buildings. Each block will also contain mechanical support spaces in the spaces between the buildings and the elevated community park above. The mechanical equipment will be screened from public views by the roof structure Gas and Electric Lines Public gas and electric facilities are owned and operated by Pacific Gas and Electric. Existing gas and high voltage electric lines are located in North Wolfe Road, running from north to south. There are no proposed changes to these existing high voltage lines. There is also a public joint trench along the South West section of the existing Perimeter Road that will be relocated. The Town Center will extend new public gas and electric support lines from North Wolfe Road in a joint trench within a new easement. Service lines for the buildings will be extended from these new public lines 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 these lines Solid Waste & 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 Plan Area may leverage solid waste technologies such as pneumatic collection, and advanced treatment such as anaerobic digestion to help reduce the amount of solid waste being exported from the Plan Area VALLCO TOWN CENTER SPECIFIC PLAN

159 7 LANDSCAPING & THE PUBLIC REALM This chapter describes the landscape design principles and concepts for the parks, streetscape, and public gathering spaces. It also includes a discussion regarding the landscaping plant materials.

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161 L A N D S C A P I N G & T H E P U B L I C R E A L M Introduction The public realm includes all exterior places, linkages and built form that are physically or visually accessible to the public, regardless of ownership. These elements can include streetscapes, pedestrian ways, bridges, plazas, and parks. The public realm for the Plan Area is organized according to the following categories: Community Park and Nature Area Publicly accessible open spaces within the community for recreational use. The Town Center s 30-acre green roof is the primary defining landscape element and regionally-serving recreation amenity. Town Squares Open areas visible to the public or for public gathering or assembly. The Town Center includes two Town Squares are the defining street-level public realms. Streetscape The visual elements of a street including the road, sidewalk, street furniture, trees and open spaces that combine to form the street s character. The landscape design for the Town Center is based on the historical natural and cultural landscape of the Santa Clara Valley (see Figure 7-1a: Historic Natural Santa Clara Valley Landscape and Figure 7-1b: Cultural Natural Santa Clara Valley Landscape), which will provide a range of natural ecosystems in a built environment and be resilient to challenging climate conditions such as extended periods of drought and increasing global temperatures. The City s General Plan park standard is three acres of park per 1,000 population. Based on the City s average household size (2.87 persons per household), the Town Center would generate the need for 6.79 acres of parkland. As proposed, the Town Center will provide over 33 acres of parkland, comprised of a 30-acre Green Roof Community Park and three acres of two street level Town Squares. VALLCO TOWN CENTER SPECIFIC PLAN 7-1

162 7 L A N D S C A P I N G & T H E P U B L I C R E A L M Figure 7-1a: Historic Natural Santa Clara Valley Landscape 7-2 VALLCO TOWN CENTER SPECIFIC PLAN

163 L A N D S C A P I N G & T H E P U B L I C R E A L M 7 Figure 7-1b: Cultural Natural Santa Clara Valley Landscape VALLCO TOWN CENTER SPECIFIC PLAN 7-3

164 7 L A N D S C A P I N G & T H E P U B L I C R E A L M 7.2. Tree Retention and Replanting Plan The Plan Area includes 894 existing trees, located primarily along North Wolfe Road, Stevens Creek Boulevard and the existing alignment of Perimeter Road. Predominant species include Shamel Ash (399 45%), Coastal Redwood (319 36%) and various types of pine (65 7%). The existing monoculture of plant species was from an earlier era when the original Mall was constructed. These tree species are very heavy water users and have been suffering for years during the continuing California drought conditions. The Shamel ash and coastal redwood specimens are rapidly declining. Many trees are in poor to very poor health (202 23%). Seventeen ash and redwood trees have died in recent years. As noted in the arborist report submitted to the City for the Plan Area, the tree population percentages of coast redwood and Shamel ash are far too high for a stable urban forest situation, which would typically include using a larger number of tree genera and species to guard against pest and disease outbreaks (and abiotic issues such as drought conditions) that could potentially wipe out a large percentage of the tree population. This notwithstanding, the Town Center applicant will retain a majority of the existing trees located on North Wolfe Road, Stevens Creek Boulevard, and the landscaped buffer along the western perimeter of the Plan Area. The Town Center will also be incorporating additional new trees, many of which will be native or drought tolerant species. 7-4 VALLCO TOWN CENTER SPECIFIC PLAN

165 L A N D S C A P I N G & T H E P U B L I C R E A L M Community Park and Nature Area The landscape design for the Town Center will be based on the native ecologies of Santa Clara Valley. This will provide a range of natural ecosystems within a built environment and be resilient to challenging climate conditions such as extended periods of drought and increasing global temperatures. The Town Center will be a high performance landscape and model of green infrastructure that creates a highly sustainable center for civic, social, and community life and will serve as a model of transformative twenty-first century sustainable growth. Nearly four miles of trail network will be integrated throughout the Community Park and Nature Area, and will include accessible and fitness oriented routes (see Figure 7-2: Conceptual Trail Network). A vast majority of the Community Park and Nature Area will be fully accessible by the public, however, there will be some limited access areas open only to residents and office workers. Trails will be constructed of flexible stabilized permeable materials, including decomposed granite and flexible paving. The trails will meander throughout the rooftop. The Community Park and Nature Area will include a variety of programmatic uses ranging from active public spaces for community gathering, civic engagement, public performance, cultural festival and casual dining, to passive spaces for relaxation, to a nature area providing habitat for local flora and fauna. Community activities may include a large play space and garden for children, indoor and outdoor community meeting spaces, amenities such as a cafe and wine bar, and amphitheater and performance spaces. VALLCO TOWN CENTER SPECIFIC PLAN 7-5

166 7 L A N D S C A P I N G & T H E P U B L I C R E A L M Figure 7-2: Conceptual Trail Network 7-6 VALLCO TOWN CENTER SPECIFIC PLAN

167 L A N D S C A P I N G & T H E P U B L I C R E A L M Planting Zones The Community Park and Nature Area is organized around several major zones which are shown in Figure 7-3: Community Park and Nature Area, and are described below. Oak Grove The oak grove will be located on the western edge of the Community Park and Nature Area and will provide at-grade public pedestrian access from Stevens Creek Boulevard. At this location the roof meets the ground to create a convenient and accessible trail connection to the green roof from the ground level. The oak grove area will be planted with large canopy trees to create an iconic gateway space and to serve as visual buffer to the adjacent private residential neighborhood. This public landscape will be a serene retreat, providing a visual respite from the City and encouraging walking amongst native oaks and grasses. Community Activities The community activities area will be located in the center of the Community Park and Nature Area, and provide a concentration of active programming including a large play space and garden for children, indoor and outdoor community meeting spaces, retail amenities including a cafe and wine bar, an amphitheater and performance spaces. activities, and provide meaningful historic context for the role it played in the early economic and social life of Santa Clara Valley. The vineyards will be located in the northeastern portion of the roof and will include trails, as well as gathering and performance spaces. The orchards will include fruit trees and be located on the roof at the northwest corner of Stevens Creek Boulevard and North Wolfe Road. The orchards, together with the vineyards, will provide the community with agricultural-related educational and seasonal activities. Nature Area A large area on the eastern roof will provide a significant number of ecosystems services including improved biodiversity and habitat for migratory birds and pollinating insects, improved air quality, enhanced storm water management, a reduction in carbon emissions by reducing the urban heat island effect, and numerous opportunities for physical health benefits from exercise and interaction with nature. Vineyards and Orchards Adjacent to the community activities will be two areas that celebrate the region's unique cultural and historic agricultural landscapes the vineyards and the orchards. Santa Clara Valley lies between the Santa Cruz Mountains and Diablo Range which shelter the area from the cold, damp San Francisco Bay climate creating the perfect Mediterranean environment for the orchards and vineyards that emerged in the late nineteenth century. The vineyards and the orchards will reconnect residents to the seasonal cycles of agriculture, provide educational and seasonal family friendly VALLCO TOWN CENTER SPECIFIC PLAN 7-7

168 7 L A N D S C A P I N G & T H E P U B L I C R E A L M Figure 7-3: Community Park and Nature Area 7-8 VALLCO TOWN CENTER SPECIFIC PLAN

169 L A N D S C A P I N G & T H E P U B L I C R E A L M Planting and Irrigation A variety of trees, shrubs and ground covers will be selected to thrive with little or no irrigation. Small areas of planting with specific programmatic uses or historical references such as lawns and orchards, will be maintained using primarily non-potable water sources such as municipal recycled water or on-site greywater and stormwater capture and reuse. Vegetation from the oak, meadow, and chaparral ecosystems are ideally suited to the light-weight and free draining soils of a green roof. The plant species that will make up the roof landscape are characterized by drought-tolerant trees, woody shrubs, and grass species such as Coast Live Oak, Valley Oak, California Black Oak, California Sycamore, California Buckeye, Western Redbud, Monterey Cypress, Torrey Pine, Ceanothus, Manzanita, Needlegrass, Creeping Wild Rye, and various natives, grasses, and sedges. These are plants that have evolved to thrive in historically dry summers followed by occasional winter rains Drought resistant trees and large shrubs will be irrigated with a drip system using a combination of potable and recycled water. Meadows will be spray irrigated during active growing periods between November and March when normal rain are insufficient. Additionally, meadows will be irrigated occasionally during the summer months to create a defensive zone against wildfire. VALLCO TOWN CENTER SPECIFIC PLAN 7-9

170 7 L A N D S C A P I N G & T H E P U B L I C R E A L M Drainage and Soils The roof landscape will support up to 48 inches of engineered planting medium sufficient to sustain mature canopy and evergreen trees, woody shrubs, and native or adaptive grasses and wildflowers. Less intensive plantings will be supported by shallower depths of soils and lightweight rigid fill. Topographic gradients and vegetation will support natural drainage patterns that create functional ecosystem services, including storm water filtration and conveyance to a roof drain system. Excess water will be utilized on site. The figure below shows the proposed minimum soil depths for landscape over the green roof structure for various types of plants. Where possible, excavated soil from demolition and construction will be salvaged, tested, and blended with other components to be used on site. The following soil characteristics will be considered when developing the soil mixes: Good drainage Water holding capacity without getting saturated Nutrient holding capacity Non-degrading Lightweight, but will not blow away Structural stability to support plants Figure 7-4: Typical Roof Planting Cross Section illustrates the relationship of plantings, stormwater management, irrigation and substrate materials proposed for the green roof VALLCO TOWN CENTER SPECIFIC PLAN

171 L A N D S C A P I N G & T H E P U B L I C R E A L M 7 Figure 7-4: Typical Roof Planting Cross Section (15% Slope) VALLCO TOWN CENTER SPECIFIC PLAN 7-11

172 7 L A N D S C A P I N G & T H E P U B L I C R E A L M Wind Protection The prevailing winds in the Cupertino area are out of the northwest. Planting along the western side of the project will help to mitigate the impact of winds on across the Community Park and Nature Area and the project area Safety & Security Safety within the Community Park and Nature Area will be addressed by an integrative strategy of design, programming, maintenance and community involvement. Parks users will be safely protected by various design strategies. For safety and security of the public, residential and employment uses, some areas of the roof or other areas may require limited public access such as roof perimeters, roof edges open to below and residential or office pavilion areas Lighting Lighting within Community Park and Nature Area will be limited as the green roof will have a dawn to dusk policy in regards to operational hours. Adequate amounts of path lighting will be provided to create a safe environment. Areas around kiosks and pavilions will be lit to reasonable levels for security. Private areas and pavilions will be lit adequately for potential nighttime events for private areas associated with office and residential users. Detailed lighting design guidelines that apply to the entire Plan Area, including the Community Park and Nature Area, are described in Chapter 8: Town Center Design Guidelines VALLCO TOWN CENTER SPECIFIC PLAN

173 L A N D S C A P I N G & T H E P U B L I C R E A L M Town Squares At the street level, the public pedestrian realm is focused around two distinct Town Squares that will connect retail, dining, entertainment, residential, and commercial activities to the surrounding neighborhoods via Stevens Creek Boulevard, North Wolfe Road, and Vallco Parkway. The streetscapes and squares will be planted with drought tolerant canopy trees and shrubs. The green spaces will include both active flexible spaces and passive landscapes. Town Square West Town Square West, located on the west side of North Wolfe Road between Streets A and B, will be the focal point of the retail, entertainment, and residential district. At nearly two acres, Town Square West will be designed with a paved plaza, lawn, landscaping, trees, and seating that will create a gathering space for all users. Outdoor programming could include concerts, cultural events, outdoor performances, outdoor markets and movies. It will be surrounded by pedestrian areas capable of hosting events and festivals or serve as exterior dining or social space. Periodically, some of the streets around Town Square West will be closed to host events and festivals. Town Square West will utilize a variety of different lighting typologies to achieve a layered effect that will create a rich environment in the evening and throughout the night hours. Site lighting will include efficient and innovative fixtures affixed to the architecture, vertical poles, bollards, and integrated into site elements and paving. Lighting and programmatic requirements are closely related. Because event programming is envisioned for Town Squares West, site lighting will flexible, vibrant and inspiring to accommodate a variety of different programmatic events. East will be a passive space that primarily serves as an exterior amenity for the office workers. Town Square East is envisioned to be paved by a complementary palette of unit pavers, cobbles, stone fines, and cast concrete. Site furnishings such as benches, moveable tables and chairs, bollards will be incorporated, consistent with the rest of the Town Center. Town Square East will utilize a variety of different lighting typologies to achieve a layered effect that will create a rich environment at night. Site lighting will include efficient and innovative fixtures affixed to the architecture, vertical poles, bollards, and integrated into site elements and paving is imagined. Lighting and programmatic requirements are closely related. Because of its limited programming, Town Square East will be safely lit but serene at night Private Open Space Private and public open space for residential units and office workers will be provided in the Community Park and Nature Area as follows: Private open space for the residential units will be provided on a portion of the Community Park and Nature Area, in lieu of balconies or private back yard. This private open space will be accessible only to residents and their guests and may include a clubhouse, fitness area, and outdoor pool. Separate private open space for the office uses will be provided in Pavilions 6 and 7. Uses may include a cafeteria and employee well facilities. Town Square West will include direct access to the Community Park and Nature Area, as well as an entry to the underground parking structure below via staircases. Town Square East On the east side of North Wolfe Road is Town Square East, which will serve as the central green and focal point of the surrounding Mixed-Use Office/Commercial District. At just over one acre in size, Town Square VALLCO TOWN CENTER SPECIFIC PLAN 7-13

174 7 L A N D S C A P I N G & T H E P U B L I C R E A L M 7-14 VALLCO TOWN CENTER SPECIFIC PLAN

175 L A N D S C A P I N G & T H E P U B L I C R E A L M Landscaping The plant palette for trees, shrubs, and ground covers landscaped areas in the public realm is based on the historical natural and cultural landscape of the Santa Clara Valley. This allows the Town Center to provide a range of natural ecosystems to be resilient to challenging climate conditions such as extended periods of drought and increasing global temperatures. Inspired by the native and adaptive plant palette of the Santa Clara Valley, the planting design will showcase drought tolerate trees, shrubs, and grasses. The plant palette has been selected to thrive with little or no irrigation. Small areas of planting with specific programmatic uses or historical references such as lawns and orchards will be maintained in part using non-potable water sources such as municipal recycled water or on-site greywater and stormwater capture and reuse. Vegetation from the oak, meadow, and chaparral ecotones is ideally suited to the light-weight and free draining soils of a landscape over structure. The plant species that will make up the roof landscape are characterized by drought-hardy trees, woody shrubs and grass species such as Coast Live Oak, Valley Oak, California Black Oak, California Sycamore, California Buckeye, Western Redbud, Monterey Cypress, and Torrey Pine, Ceanothus, Manzanita, Needlegrass, Creeping Wild Rye and various native, grasses and sedges. These are plantings that thrive on summer drought and occasional winter rains. Drought resistant trees and large shrubs will be irrigated with a drip system using a combination of potable and recycled water, and meadows will be spray irrigated during active growth periods between November and March when normal rains are insufficient. Additionally, meadows will be occasionally irrigated during the summer months to create a defensive zone against wildfire. VALLCO TOWN CENTER SPECIFIC PLAN 7-15

176 7 L A N D S C A P I N G & T H E P U B L I C R E A L M Streetscape Landscaping The Town Center will preserve a majority of the healthy existing street trees at the edges of the Plan Area that serve as a buffer to the private residences to the west and to enhance the City s tree cover and associated ecosystem services. Interior streets will be planted with canopy trees at 30 feet on center and will be drip irrigated. Trees planted near roads and pedestrian areas may utilize Silva Cell or other structural soil stabilizing systems to prevent soil compaction near tree roots. Interior streets will be planted with canopy trees at approximately 30 feet on center and will be drip irrigated. Trees planted near roads and pedestrian areas may utilize continuous trenches to provide the ideal soil volume to support healthy trees and structural soil stabilizing systems to prevent soil compaction near tree roots. Edge Streetscapes The design of the Town Center will preserve the healthy existing trees at all edges of the Plan Area that serve as a buffer for the private residences to the west. Existing street trees include Shamel Ash, Monterey Pine, Holly Oak, Canary Island Pine, Carrot Wood, Fern Pine, Tulip Tree, Flowering Pear, California Pepper, Chinese Elm, and Sequoia. New trees will build from this existing palette. Figure 7-5: Proposed Street Trees shows a preliminary planting plan for trees throughout the Plan Area. Figure 7-6: Green Roof Landscaping Palette, shows the landscape palette for fall and winter and spring and summer. On the ground level, paving materials will be used to differentiate programmatic areas such as entrances, building entry and town square plazas. Complimentary materials with different colors or textures will be used along the road and sidewalk areas adjacent to the town squares provide a consistent identity and assist in traffic calming measures. The character of the streetscapes will vary based on the adjacent uses, with four primary conditions, as described below. Open Space Edge The open space edge will be planted with tall canopy trees with dense foliage. Residential Streetscape The residential streetscape edge will be planted with canopy trees and dense ornamental trees that will provide privacy to the upper levels but will provide clear line of site at the street level. Commercial Streetscape The streetscape will be planted with tall canopy trees to allow clear views to storefronts VALLCO TOWN CENTER SPECIFIC PLAN

177 L A N D S C A P I N G & T H E P U B L I C R E A L M 7 Figure 7-5: Proposed Street Trees VALLCO TOWN CENTER SPECIFIC PLAN 7-17

178 7 L A N D S C A P I N G & T H E P U B L I C R E A L M Figure 7-6a: Green Roof Landscaping Palette Fall and Winter 7-18 VALLCO TOWN CENTER SPECIFIC PLAN

179 L A N D S C A P I N G & T H E P U B L I C R E A L M 7 Figure 7-6b: Green Roof Landscaping Palette Spring and Summer VALLCO TOWN CENTER SPECIFIC PLAN 7-19

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181 8 TOWN CENTER DESIGN GUIDELINES This chapter explains the Town Center design principles and establishes a set of guidelines for development within the Plan Area. These guidelines address streetscape, site and building design, and signage and wayfinding.

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183 T O W N C E N T E R D E S I G N G U I D E L I N E S Introduction The following Town Center design guidelines augment the development standards described in Chapter 2: Land Use & Development Standards. They will be used to guide the development and construction process. These guidelines seek to establish both qualitative and performative thresholds for the expected high-end architectural and urban design of the Plan Area. They do not intend to prescribe design or promote a particular fashion or style, rather they provide policy direction to future designers as to the degree of excellence, innovation, and creative execution expected by the City of Cupertino for the design of the Plan Area. This chapter is organized according to the following topics: Town Center Design Guiding Principles Streetscape Guidelines Site and Building Design Guidelines Signage and Wayfinding It is expected that innovative and unique design strategies will be considered as part of master planning and architectural design. These guidelines recognize that a variety of design solutions are possible and that flexibility is necessary, so long as the outcome furthers the implementation of the high quality and innovative vision set forth in this Specific Plan. These guidelines, although policy for the Plan Area, are not a substitute for the applicable codes, standards, and ordinance provisions associated with the permitting processes. Unless otherwise noted in this Specific Plan, all applicable requirements and regulations established by applicable local, state or federal statutes must be satisfied. When necessary, and as detailed more full in Chapter 9: Administration, Implementation & Financing, any modification to these guidelines is expected to be an administrative process, undertaken by the property owner(s) in consultation with a range of stakeholders, including the City of Cupertino. VALLCO TOWN CENTER SPECIFIC PLAN 8-1

184 8 T O W N C E N T E R D E S I G N G U I D E L I N E S 8.2. Town Center Design Guiding Principles These guidelines seek to implement the following design principles: A New Downtown with Traditional Street Grid A traditional street network that reinforces and supports a vibrant mixed-use community that promotes pedestrian, bikeable, and tree-lined street environments. Dynamic and diversely programmed street blocks that foster comfortable and safe walking distances. Low design speeds for roadways to allow for safe pedestrian and bicyclist crossings. Streets with a variety of character, size, scale, and impact that supports the programmed characteristics of the streetscape. A flexible street network that fosters alternative travel modes to and from the Plan Area. Streetscapes that provide for convenient closure during seasonal events, programming for festivals / holidays, and opportunities for pedestrian-only access. A Dynamic Public Realm Completely walkable, bikeable, and drivable streets available to the public within a downtown and tree-line streetscape. A vibrant pedestrian retail loop that provides a European style out-door shopping experience mixed with high-performance retail and high quality restaurant venues. A strong mixture of residential and retail streets to ensure a vibrant Town Center by activation of the shopping during all hours of the day. Integration of business areas with shopping and dining to ensure that the streets remain vibrant during and after business working hours. A horizontally and vertically integrated, publicly-accessible park space system that creates Town Center spaces for public assembly. In a City dominated by cars, the Plan Area should prioritize the pedestrian experience. Well designed and well programmed buildings along the streetscape that create a dynamic, activated and vibrant street edge. Active outdoor uses and activities both at the street level and on the green roof. Innovative Building and Site Design Innovative, creative, and high quality architecture that fosters a distinct and memorable mixed-use Town Center environment that creates a regional destination and a focal point for the community, consistent with Goal LU-19 of the General Plan. Sustainable building and site elements to create an environmentally sensitive and technologically advanced built environment that creates a model for integrated and renewable urban design. Integrate infrastructure with 21 st Century technological system innovations that anticipate the future requirements of parking, services, loading, waste, and other infrastructure components so that these utilities are optimized and hidden from public view. Creative site design infrastructure that fosters aggressive stormwater reuse, infiltration, and runoff reductions, as well as recycled water, greywater integration, and other water reduction strategies to provide a balanced and ecologically sensitive environment. Provide multiple modes of innovative connectivity to produce a thriving sense of place where people come as a destination to work, live, and recreate. 8-2 VALLCO TOWN CENTER SPECIFIC PLAN

185 T O W N C E N T E R D E S I G N G U I D E L I N E S Streetscape Guidelines The streetscape and pedestrian realm is the community public space where people move and interact within the Plan Area. It is composed of the streetscape, Town Squares, and the Community Park and Nature Area. (See Chapter 7: Landscape & the Public Realm). These areas comprise the most visible and unique areas within the Town Center environment and are critical elements of the Plan Area. The streetscape is a critical space within the public realm that supports the pedestrian access to the Plan Area, supports the retail focus of the shopping district, leads visitors to all portions of the Plan Area, including the pedestrian park, and supports the mixed-use integration of the Plan Area into a Town Center. It provides a planted connection between residents and places of employment, and connecting people to retail establishments, restaurants, parks, plazas, trails and other public places. This streetscape requires the mix of programs to ensure that the retail remains vibrant and thriving. The Town Squares provide spaces for seasonal and ever-evolving programming opportunities for the citizens and workers of Cupertino. The Town Squares can host a multitude of assembly programs, as well as provide a general open-space for leisure and recreation. The pedestrian park realm can provide innumerable environmental benefits through general recreation, horticultural education, and as a place for ecological and natural habitats to form a sustainable and vital Town Center. VALLCO TOWN CENTER SPECIFIC PLAN 8-3

186 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Streetscape Zones All streetscape types are made up of the following three zones: the building zone, the pedestrian zone, and the planting zone. This section describes the function and size of each zone and presents conceptual layouts for each. These should be read in conjunction with the Section 3.4 Street Network and Hierarchy. The building zone is the area immediately adjacent to a building where building entrances are located and where activities such as outdoor dining and retail browsing occur. Awnings and architectural canopies may project above the building zone at building entrances and windows. In-ground planting and planted containers may also be located in the building zone but should be carefully situated as to not block pedestrian or visual access into doors and retail or commercial windows. pedestrians in the pedestrian zone and should be balanced so that there is a mix of all three and retain the tree-lined character of the streetscape. All of the Plan Area is planned to be built over structures in which parking and utility structures such as stormwater, electrical vaults, and other utilities shall be located below grade. In compliance with various municipal agencies, these utility structures require access from the sidewalk. All access points should have accessible surfaces that are attractively incorporated into the streetscape by insetting the streetscape paving materials into the access doors to minimize their appearance. The pedestrian zone is reserved for pedestrian movement and should be clear of any obstructions. To minimize conflicts with street trees and plantings in the building zone and landscape zone, an underground utility zone dedicated for utilities such as telephone lines, electric lines, and fiber optic lines should be located below the sidewalk. Building serving utility infrastructure such as stormwater vaults, electric transformers, mechanical rooms, or parking structures should be located below the sidewalk or screened from public view. The planting zone is the area adjacent to the street, in which street furniture, street lighting, signage, transit stops, restaurant seating, and other public realm amenities are located. Parallel parking may be located in the planting zone, typically in an alternating layout with these other uses. The planting zone includes areas for street trees and ornamental plantings. Tree root zones should be given the priority in the landscape buffer subgrade. It is understood that in some cases, utility lines will cross this tree root growth area, however, careful planning early in the design process should plan for utility placement to prevent conflicts with street tree placement and survivability. The planting zone shares space with the parallel parked cars and zones for outdoor dining / seating. These components alternate within the Plan Area and provide a buffer between the vehicular traffic and the 8-4 VALLCO TOWN CENTER SPECIFIC PLAN

187 T O W N C E N T E R D E S I G N G U I D E L I N E S Streetscape Design Guidelines The following general design guidelines apply to all streetscape features. Additional guidelines specifically address details for seat walls and raised planters, paving, street crossing, streetscape furnishings, lighting, transit shelters, and public art. Consider including public art installations in the building zone or planting zone. Consider both sides of the road, including alignment and spacing of street trees and parking in all streetscape designs. General Architectural features and building articulation shall be incorporated into the streetscape design. The design of the streetscape should respond to and complement variations in the architectural facades. The incorporation of awnings, canopies, and architectural elements over doorways and windows can project into the building, sidewalk, and planting zones. These elements provide protection from the weather and assist in way-finding for pedestrians. Balconies and other building features may project into the building and pedestrian zone. The streetscape design shall accommodate adequate soil volume in all tree planting spaces to foster healthy root growth for street trees. Innovative use of subgrade structural elements and suspended paving is encouraged to provide sufficient soil volume while accommodating pedestrian traffic. The planting spaces around trees can either be entirely planted, grated, or paved. The planting design strategy should be consistent within the overall design of the complex. Provide transitions between public spaces such as the Town Squares and the streetscape. This could include extending paving patterns or placing benches, signage, or other seating elements in the streetscape. Incorporate creative stormwater remediation and other Low Impact Development (LID) techniques into the streetscape where feasible. Provide regularly spaced, publicly accessible seating in the building zone or planting zone, where possible. VALLCO TOWN CENTER SPECIFIC PLAN 8-5

188 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Seat Walls and Raised Planters Paving The design of seat walls and raised planters shall use highquality products, materials, and applications that complement adjacent architecture and enhance the pedestrian experience at the streetscape. Locate and design seat walls and raised planters which are integrated into the architectural design of the building façade or park spaces. They should not be located in the sidewalk or planting zones or impede pedestrian traffic in any way. Sidewalk materials should minimize tripping hazards in the building, sidewalk or planting zones. Consider use of accent paving to highlight important places such as building entrances, tree planting spaces, and pedestrian street crossings. Consider the use of porous pavers, pervious paving techniques, or other viable Low Impact Development (LID) techniques for stormwater infiltration tools. Construct utility access doors using accessibility compliant, slip resistant surfaces that are flush with adjacent paving and attractively incorporated into the design of the pavement. Minimize the appearance of the service entrances in the sidewalk by using the same paving at parking and service entrances that is used along the rest of the streetscape. Install accessibility-compliant ramps and pavement treatments as required. 8-6 VALLCO TOWN CENTER SPECIFIC PLAN

189 T O W N C E N T E R D E S I G N G U I D E L I N E S 8 Street Crossings All pedestrian street crossings shall be as safe and accessible as reasonably feasible. Install pedestrian visual and audible countdown signals at all signalized crossings. Provide adequate time or refuge areas for pedestrians of all mobility levels to safely cross large intersections. Install high visibility crosswalks on all streets with more than one moving lane in each direction to make the crosswalks more visible to both pedestrians and motorists. Provide curb extensions or bump-outs into the parking areas, wherever feasible. VALLCO TOWN CENTER SPECIFIC PLAN 8-7

190 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Streetscape Furnishings Streetscape furnishings are an important element of the streetscape. Furnishings serve an aesthetic and practical purpose in determining the quality and character of a place. Following are recommended guidelines for elements such as benches, litter and recycling receptacles, bicycle facilities, and transit shelters. These guidelines also address amenities associated with outdoor dining. Images shown are for illustrative purposes only and do not represent a preferred type of furnishing. materials are allowed. Placement and number will be regulated by these guidelines. Do not locate furnishings in the pedestrian zone so they would impede movement. Outdoor dining shall be permitted in either the building zone area or the planting zone. Use removable outdoor dining furnishings that are coordinated in their design and are made of durable high-quality materials that can withstand constant use and exposure to the elements. Furnishing may including, but not limited to; seating, tables, trash/recycle receptacles, service carts and fencing. Umbrellas and outdoor heating devices are permitted. Use high quality free-standing planters that will withstand harsh weather and other site conditions. Bicycle parking should be subdued and carefully located to minimize visual prominence and avoid conflicts with pedestrian flow. Provide innovative, efficient, and attractive designs for bike parking areas such as stacked racks or architectural bike stations. Design solutions that minimize the footprint of furnishings, particularly bike racks, and integrate them within the streetscape, where appropriate. Cluster newspaper vending machines in consolidated racks to minimize the footprint and visual complexity of numerous structures. Consolidated news racks should match other street furnishings in material and color. No plastic or other low quality 8-8 VALLCO TOWN CENTER SPECIFIC PLAN

191 T O W N C E N T E R D E S I G N G U I D E L I N E S 8 VALLCO TOWN CENTER SPECIFIC PLAN 8-9

192 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Lighting Lighting in the Plan Area will help to create a safe environment for both pedestrians and cars. Pole mounted lights in the streetscape will illuminate the ground plane and could serve as armatures for wayfinding signage and seasonal or event specific banners that highlight local events and places. Streetscape lighting will be augmented by building mounted and accent lighting for signage and by lighting in and around architectural projections. Lighting sources may also be from pathway lighting and spillover from retail interior lighting. It is intended that the quality of light from all fixtures will create a pleasant and safe environment that encourages pedestrian activity at night. Roadway lighting along North Wolfe Road, Stevens Creek Boulevard, and Vallco Parkway will comply with City of Cupertino Department of Public Works standards, and will be maintained by the City of Cupertino. Additional lighting may be provided along these roadways to illuminate the pedestrian zone. Lighting of private roadways and bikeways will comply with relevant standards published by the Illuminating Engineering Society (I.E.S.). Use energy efficient technologies such as Light Emitting Diode (LED) fixtures and lighting setbacks to reduce energy consumption, where feasible. Create visual interest by illuminating architectural features, such as overhangs and canopies. Use building mounted fixtures to highlight entrances, doorways, and porticos. Integrate lighting design elements for all signage in the Master Signage Program (described below). Incorporate site lighting into hardscape elements such as steps, railings and in the paving to illuminate the pedestrian realm. Consider a seasonal lighting strategy for prominent pedestrian activity zones such as the Mixed-Use Retail/Residential District and the Mixed-Use Entertainment District. Avoid over lighting buildings that are intrusive to adjacent buildings, residence, and streetscapes. All on-site and building-mounted lighting fixture design should be architecturally compatible with the building design and with the character of the overall development. Bollard mounted lighting and stair lighting are recommended for low-level illumination of walkways and landscaped areas. Building facade up-lighting, roof wash lighting, and landscape up-lighting should be operated on timers that turn off illumination at an appropriate time during evening hours, except lighting needed for special events, safety, or security reasons VALLCO TOWN CENTER SPECIFIC PLAN

193 T O W N C E N T E R D E S I G N G U I D E L I N E S 8 VALLCO TOWN CENTER SPECIFIC PLAN 8-11

194 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Transit Shelters There will be a multitude of transit modes including private shuttles, free community shuttles, public VTA buses, and mode-shift car options. The Plan Area anticipates at least two transit centers that shall serve the general public and the office workers. The Mobility Hub locations shall include interior spaces for retail, bike share, public facilities, and other services that shall support and encourage the shift of mobility from the car to other modes of transportation. The transit shelters shall be of a modern and forward-looking design and may include digital signage and shuttle tracking information systems. All transit shelters shall be coordinated with the Santa Clara Valley Transit Authority. Design should be contemporary in character and incorporate the use of transparent materials to make them open and safe. Consider incorporating innovative technology to provide realtime ridership information. Consider utilizing solar power and other sustainable elements. Utilize materials that are consistent with adjacent street furnishings. Place transit shelters to avoid conflicts with pedestrian mobility. Shelters may be integrated into a building where practical. Transit shelters should be placed so that they adhere to accessibility standards and provide wheelchair access VALLCO TOWN CENTER SPECIFIC PLAN

195 T O W N C E N T E R D E S I G N G U I D E L I N E S 8 Public Art Public art installations are a valuable and culturally relevant element in the landscape and are a dynamic opportunity for the Plan Area to create a unique and cultural icon for the South Bay. Art may be located in the Town Squares, the Community Park and Nature Area, in the streetscape, at building entrances, and other strategic locations throughout the pedestrian realm. Art pieces can reflect community and regional character and act as distinguishing landmarks. A prior Cupertino General Plan update added a requirement that new development over 50,000 square feet in size must include a minimum of 0.25% of any project budget in the form of public art on the Plan Area, with a cap of $100,000. A City ordinance formalized that requirement, and builder guidelines were created. The Town Center will incorporate public art in compliance with this requirement as defined in the Cupertino Municipal Code. Public art is anticipated to occur in several locations throughout the Plan Area and can include but not be limited to: Town Squares East and West Along the Stevens Creek Boulevard, North Wolfe Road, and / or Vallco Parkway public street frontage At locations in the Community Park and Nature Area Along the streetscape Public art may take the form of sculpture, painting/murals, mosaics, or functional artwork. VALLCO TOWN CENTER SPECIFIC PLAN 8-13

196 8 T O W N C E N T E R D E S I G N G U I D E L I N E S The following design guidelines do not prescribe the style or type of artwork, but provide the expectation that art from high quality artists will be provided in a manner that complements the Plan Area. Include local, national and international artists work of all scales. Consider various and emerging forms of art including digital media, sculpture, painting, murals, digital displays, performance art, and other forms of artistic expression. Locate art in prominent places within primary pedestrian corridors such as at major intersections, locations of community benefit uses and in retail areas. Consider establishing places that will house temporary and rotating art installations or art walks, such as in medians, the green roof, town squares, or community benefit areas. Generally, art should be in relation to the building or area it is adjacent to, in terms of scale and subject matter. Public art may be interactive and inviting for a variety of age levels. Public art may be a historical display or local historical interpretive works VALLCO TOWN CENTER SPECIFIC PLAN

197 T O W N C E N T E R D E S I G N G U I D E L I N E S Site and Building Design Guidelines Site and building design are integral components in the creation of a successful Town Center. The pedestrian and public realm is framed by buildings and adjacent open spaces. It is the arrangement and character of the buildings, as well as the quality of the spaces in-between, that determine the quality of the urban form as a whole. Inclusion of high-quality, well-integrated public spaces. Use of varied and high quality building materials. A commitment to innovation and excellence in site design and architectural building design. These guidelines seek to establish both qualitative and performative threshold for the expected high-end architectural and urban design of the Plan Area. They do not intend to prescribe design or promote a particular fashion or style, rather they provide policy guidance to future designers as to the degree of excellence, innovation, and creative execution expected by the City of Cupertino for the design of the Plan Area. The following section seeks to provide a set a high standard of quality and performance for the design of these spaces. Photographs, diagrams and design suggestions provide policy guidance on how to approach the complex design challenges that arise when transforming an existing degraded environment into a new, vibrant, mixed-use Town Center. This Specific Plan encourages a downtown urban form that achieves the following design goals: A high-end development of retail shopping, luxury rental apartments, Class-A office space for offices of the future, and a public realm that creates a vibrant Town Center. A streetscape that is fronted by active uses, such as retail, commercial, or residential, along which frequent entrances are located to activate the public realm. Variation and creative articulation of the building façade to create diversity and an interesting, vibrant pedestrian experience. Town Centers that are flexible in their configuration, provide for seasonal events and activities, and incorporate a design of elements that are able to be used in small, medium, and large scale spaces. Incorporation of parking in underground and/or internal structures wrapped by active and mixed uses. VALLCO TOWN CENTER SPECIFIC PLAN 8-15

198 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Site Design Site design should balance the optimal locations for each use, spatial constraints, environmental conditions, adjacencies, and building regulations to create a cohesive, well-designed sense of place. Creation of a consistent street wall and successful location of program elements such as iconic buildings, parking structures, park spaces, and commercial and residential uses, will result in a functional and exciting built environment. Design considerations shall include: Provide a dynamic mixed-use street frontage that uses innovative architecture and high performance enclosures to articulate the downtown nature of the street grid. Provide a mixture of scales and heights, appurtenances, projections, and architectural features to activate Locate ground-floor commercial uses to face the street, with one or more public entrances directly from the public sidewalk. Storefronts should be at the same grade as the sidewalk and building zone. Conceal service entrances, loading docks, and trash collection areas from view within the building mass or by locating them underground. Some short-term retail loading may be located on the street. Locate public spaces and parks with careful consideration of adjacent uses, solar orientation, and pedestrian connectivity. Utilize the green roof for public and limited public uses that benefit the community, as well as the office employees and residents. Building roof tops, including towers, podiums, and mechanical equipment, should be treated or screened appropriately. Accommodate requirements for stormwater storage and discharge, and underground utility locations when locating buildings and landscaping. Locate building and service entrances safely and appropriately. Limit the number and width of vehicular entrances, when possible, to reduce potential conflict points with pedestrian flow. Vehicular entries to parking structures should be located in a manner that minimizes conflicts between pedestrians and vehicles. Entries and stairwells for parking structures should be located adjacent to streets or plaza access points. Parking structure entries should be designed to be visually open and safe. Integrate telecommunications equipment and other building appurtenances into the building design, and screen them appropriately. Transformers, back flow preventers and other incidental utility features that are to remain uncovered should be screened with landscaping and/or fencing where feasible VALLCO TOWN CENTER SPECIFIC PLAN

199 T O W N C E N T E R D E S I G N G U I D E L I N E S Building Design The Architecture of the Plan Area is a unique opportunity to create a completely re-envisioned built environment that features world-class architecture, uses cutting edge design with innovative, creative, and sustainable structures to provide for a 21 st Century mixed-use development. The Plan Area should be a showcase of architectural expression that provides a destination for this vibrant and mixed-use Town Center of Cupertino. Successful architectural design will create exciting and innovative spaces that draw-in users, offers a re-envisioned spatial condition that offers the users spaces that are new, progressive, and forward looking. Use largely transparent facades at the lower levels and adjacent to the streetscape where ground floor retail, commercial, or public-focused uses occur. Buildings should be designed to minimize energy use and provide a healthy, sustainable and energy efficient space. Buildings should maintain a strong relationship to the street and the pedestrian realm, with primary entries oriented towards the street or the Town Squares. Buildings should be designed to create a sustainable and ecologically self-sufficient community that reduce energy usage and promote water efficiency. Design considerations shall include: Create a clear luxury retail storefront experience along the retail loop. Provide a residential articulation at the facades that emulate the townhouse effect of many residential neighborhoods. Provide a mix of articulated facades and material treatments that evoke both a strong Plan Area design while providing the unique particulars that compose an eclectic landscape. First floor heights should be tall enough to be flexible for a variety of uses, including retail. Street facing facades should include different architectural elements such as canopies, awnings, overhangs, projections, shading devices, recesses, signage, lighting, varying façade element depths, material and surface variety and texture intended to provide interest to the pedestrian environment. Highlight important building features such as entrances through unique façade design elements. Create an interesting street edge by introducing a variety of fenestration patterns, entries, and portals. Utilize a variety of high-quality materials to create architectural interest. VALLCO TOWN CENTER SPECIFIC PLAN 8-17

200 8 T O W N C E N T E R D E S I G N G U I D E L I N E S 8.5. Signage and Wayfinding Signage is an important element that will contribute to the character of the Plan Area. The two predominant signage types that will most contribute to place making are on-site signage (signs used to identify a place of business or the residential units); and wayfinding elements which are placed in the public realm and provide directional assistance or location information to pedestrians and motorists. The purpose of these sign guidelines is to promote an overall sense of place through signage that is architecturally integrated, creative, and visually interesting. The intent is to provide for a visually coordinated and attractive signage system that establishes an identity and promotes effective identification for the range of uses within the Plan Area. Chapter of the City of Cupertino Zoning Code provides guidance regarding the permitted types, size and location of signs. All signs require permits which are reviewed and approved by the Director of Community Development. Depending on the size and illumination of the sign, building and/or electrical permits may also be required. The MSP will implement the following design objectives: To identify elements that convey a distinct and which enhance the collective architectural design. To enhance the pedestrian experience through the design of wayfinding components (i.e., directories, directional signage and destination identifiers). To incorporate an environmental communication system, organized according to the guidelines described in this Specific Plan. To ensure the efficient circulation of vehicle, bicycles, and pedestrian traffic within the Plan Area. To clearly identify vehicular entry points and to direct vehicles to designated parking areas. To establish tenant sign criteria that serve as the basis of the leaseholder submittal process for the review and approval of tenant sign proposals. When Chapter was developed, it did not envision the signage needs of a Town Center environment as described in the General Plan and further detailed in this Specific Plan. Therefore, as an implementing action of this Specific Plan, a Master Sign Program (MSP) will be developed for the Plan Area by the Town Center applicant prior to final occupancy of the buildings located in the Mixed-Use Entertainment/Office District. The MSP will address the specifics of signage across the entire Plan Area. This will set the standards and guidelines for all signage across the Plan Area and establish the regulatory framework for signage approvals. It will identify specific designs and dimensions for the various signage types consistent with the guidelines described below. It is recognized that the base signage allowances pursuant to development of the Plan Area may deviate from that permitted in the Cupertino Municipal Code VALLCO TOWN CENTER SPECIFIC PLAN

201 T O W N C E N T E R D E S I G N G U I D E L I N E S Signage Guidelines All signage must be designed to complement the innovative and dynamic architectural design of both the urban fabric and the Community Park and Nature Area above. It will be graphically complementary to the architectural aesthetic as well as the overall branding and marketing of the Plan Area. It shall be well-organized, neat, well-maintained, concise and legible. Signage should use complementary characters, materials, finishes, and colors that are aesthetically integrated into the overall architecture. Additional sign types in the Plan Area may include but are not limited to gateway signs, municipal street signage, street signs (i.e., parking, directional, loading, and the like), building identity signs, building wayfinding, storefront signage, bike signage, pedestrian signage at grade, pedestrian trail signage in the park, emergency signage (nonregulatory), regulatory signage, art / decorative signage, parking entry / exit signage, interior signage, and others. The following signage guidelines shall be followed: Create a graphic palate and branding system to provide both continuity and flexibility for the varying signage types to be used on the Plan Area. Create a design guideline and master signage package for the entire Plan Area that outlines appropriate materials, fonts, characters, styles, and other guidelines for each user group, location, entity, and position relative to the viewer. Clearly state the business name or other information displayed on the sign. Scale typeface, characters and graphics of storefront signage to pedestrians and/or motorists, as applicable. The scale and materials used for signs should be appropriate to the intended purpose and context. Signage must not present a visual obstruction to sight distances at intersections and vehicular entrances. There will be three primary types of signs in the Plan Area; 1) Freewayoriented signs, 2) Building identity signs, and 3) Pedestrian-oriented signed. Each are described below. VALLCO TOWN CENTER SPECIFIC PLAN 8-19

202 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Freeway-Oriented Signs The Vallco Freeway-oriented sign (APN ) is not identified in the City s General Plan. As an existing non-conforming sign, it has been designated a Landmark Sign in the Cupertino Municipal Code. If deemed acceptable by the City of Cupertino Director of Community Development, this existing Vallco Sign could remain at its current location or may be: relocated to a more suitable location along the south side of I-280 and adjacent to the Plan Area; repurposed or replaced with a newly redesigned sign supported by a more suitable structural system; and should be consistent with the overall marketing identity to be developed for the Plan Area. The new sign must be of similar dimension and proportions so that it is visible from I-280. It is contemplated that the future signage at this location would reflect the updated mixed-use, contemporary themes and design vision described in this Specific Plan. If it cannot be moved, the Town Center applicant will work with Caltrans and the City of Cupertino to remove, prune, or thin of the stand of redwood trees surrounding the sign so that it is visible to motorists travelling in both directions on I-280. The sign has telecommunications facilities on/in the structure. These existing and new installations shall be allowed and are opportunities for the community to have their wireless needs served while keeping telecommunication facilities away from residential uses VALLCO TOWN CENTER SPECIFIC PLAN

203 T O W N C E N T E R D E S I G N G U I D E L I N E S 8 Building Identity Signs Building identity signs are generally auto-oriented and intended to be seen from a distance along facades that face the Interstate. As such, they are usually located in the top half of the building, closer to the roofline, and are typically the largest signs. Signs should be sized for legibility, but also appropriate to the scale of larger buildings. They are intended to identify the name of a building or the name of a major tenant within the building. Building identity signs recognize a corporate identity, a major tenant, or the name of the building. Signs can be comprised of text or logos. Building identity signs should be sized proportionally to the height of the building and the size of the building façade. In general, building identity signs should not be taller than one story in height, although some variation for stand-alone logos may be considered. Building identity signs should be located in the top half of a building, close to the roofline, and should be limited to one per major building façade. Additional building identity signs may be considered near the building base when the size is more appropriate to the pedestrian scale and does not create visual clutter. Building identity signs should be integrated into the building architecture, taking into consideration the pattern of fenestration and building materials. Consider building identity signs that are projected and only visible at night. VALLCO TOWN CENTER SPECIFIC PLAN 8-21

204 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Pedestrian-Oriented Signs Pedestrian-oriented signs include blade signs, awning signage, and sign bands which are generally located within the first two or three stories of a building. These signs are typically for retail, services or other businesses which are accessible to the public from street level. They are not intended to identify individual office tenants. Window signage may also be considered for businesses with storefronts. Additional signage may be considered in parking garages and other non-habitable portions of a building if it is well-integrated into the building architecture and does not create visual clutter. The Master Sign Program will include the following signs in addition to other sign types: Sign Bands A majority of pedestrian-oriented signs will be building-mounted signs for ground floor retail, services, and other commercial uses which face the street. Generally, building-mounted signs should be located within a sign band located above the storefront and below the façade above, to provide some continuity in placement. When several businesses are located in one building, individual signs should share some similar design characteristics, including scale, alignment, and placement to avoid visual clutter. Variation reflective of the nature of the individual businesses may be considered. Signage for individual businesses should be limited to the width of the associated storefront on the building façade. Awning, or canopy signage, in lieu of building-mounted signage may be considered. Pedestrian Blade Signs Pedestrian blade signs projecting from buildings should be mounted high enough above the sidewalk to avoid conflicts with pedestrian and street furnishings. Pedestrian blade signs may project from the building façade in scale proportional to the streetscape is does not create visual clutter. Pedestrian blade signs should generally be limited to one per business. Vertical Building Signs Vertical building signs can be flush with, or project from, a building façade, and should be mounted above the first floor. Vertical buildings signs may project from the building façade in scale proportional to the streetscape is does not create visual clutter. Vertical building signs should generally be limited to one per business. Monument Signs Monument signs, which are low and ground-mounted, may be located at gateway entrances to the Plan Area from adjacent public roadways. Monument signs should not be located in the streetscape, but they may be located in the building zone or within plazas or open spaces which form entry features to the building. Monument signs may be integrated into seat walls or planter walls. Storefront (Window) Signs Permanent or temporary window signs may be considered for a portion of the glazed area of the storefront. Signage should not unreasonably obstruct views from the street into storefront spaces. Building-mounted Cabinet Signs and Display Windows Building-mounted cabinet signs and display windows may be considered in areas where functional storefronts are not possible or where blank walls exist VALLCO TOWN CENTER SPECIFIC PLAN

205 T O W N C E N T E R D E S I G N G U I D E L I N E S 8 Building-mounted cabinet signs should not advertise specific products, but may display seasonal decorations, event information, and general branding. Stand-alone cabinet signs are strongly discouraged within the streetscape as they can disrupt pedestrian movement. In general, building-mounted cabinet signs and display windows should be sized proportionally to the scale of the storefront, and should be located within the first floor of a building. Green Roof Signage Green roof signs should be sensitive to and respond in an aesthetically appropriate manner to the park setting in which it is located. Other Signs Provide clear, unobstructed address signs for public safety purposes. VALLCO TOWN CENTER SPECIFIC PLAN 8-23

206 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Portable Signs Portable signs include any material which is capable of being moved by one person without machinery from one location to another for the purpose of advertisement for business or other purposes. These include poster boards, sandwich board and A-frame signs. Portable signs are generally considered a type of temporary sign. Portable signs must not impede pedestrian movement within internal pedestrian ways. Portable signs will be strictly controlled by the Plan Area property owner. Programmable Electronic Signs Programmable electronic signs include any type of sign that displays text and images on an electronic screen. Programmable electronic signs shall utilize automatic dimming technology to adjust the brightness of the sign relative to ambient light. Programmable electronic signs shall be displayed for a period of time less than: Eight seconds on any sign located within four hundred feet of a freeway travel lane or on any sign the illuminated face of which is visible from a freeway travel lane; or Four seconds on any other sign. Prohibited Signs The following signs are not permitted within the Plan Area: Advertising statuary signs. Audible signs except as associated with audible crosswalk signals. Signs which resemble or conflict with traffic control devices. Vehicle signs as defined in City Municipal Code VALLCO TOWN CENTER SPECIFIC PLAN

207 T O W N C E N T E R D E S I G N G U I D E L I N E S Wayfinding Wayfinding is a term used to describe how pedestrians, bicyclists, and motorists navigate throughout the Plan Area. It encompasses all of the ways in which people orient themselves in physical space and navigate from place to place. The intent of the following guidelines is to provide a consistent set of identifiable wayfinding signs to enable users to navigate effectively throughout the Plan Area, particularly when moving between, underground and above-ground parking areas, throughout the street level, and around the Community Park and Nature Area. The Master Sign Program will include a more detailed wayfinding signage plan. The following eight principles are to be taken into consideration when preparing the wayfinding signage plan: 1. Create an identity at each location, different from all others. 2. Use landmarks to provide orientation cues and memorable locations. 3. Create well-structured paths. 4. Create regions of differing visual character. 5. Don't give the user too many choices in navigation. 6. Use survey views (give navigators a vista or map). 7. Provide signs at decision points to help wayfinding decisions. 8. Use sight lines to show what's ahead. VALLCO TOWN CENTER SPECIFIC PLAN 8-25

208 8 T O W N C E N T E R D E S I G N G U I D E L I N E S Design guidelines for wayfinding signage include the following: Signs should include appropriately scaled elements that assist both motorists and pedestrians. Wayfinding signage should clearly convey information for both motorists and pedestrians without unnecessary clutter or detail. All signage structural components should complement the color and finish of streetscape furnishings in Section 3.4. Careful consideration should be paid to the placement of wayfinding signs in high-volume pedestrian areas. Signs should not obstruct pedestrian traffic in any way. Wayfinding signs should not be placed in the pedestrian zone. Streetlight-mounted banners that advertise public events, seasonal attractions or other attractions are encouraged. Conflicts with pedestrian flow should be minimized by consolidating different signs on one structure. Wayfinding programs should coordinate with online and interactive websites to provide up-to-date information on travel, events and other relevant information. Create wayfinding systems that can be utilized by a wide variety of users, including the visually and hearing impaired, and that comply with accessibility requirements VALLCO TOWN CENTER SPECIFIC PLAN

209 9 ADMINISTRATION, IMPLEMENTATION & 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.

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211 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G Administration This Specific Plan has been prepared in accordance with California Government Code Section 65451, which sets forth the basic content of specific plans. The primary administrator of this Specific Plan is the City of Cupertino s Director of Community Development. Development within the Plan Area shall require two primary types of administrative determinations by the Director of Community Development: (i) Master Site Development Permit (MSDP); and (ii) Architectural and Site Review (ASR), as described in below in Section 9.4: Master Site Development Permit and Architectural and Site Review. The purpose of this approach is to create an integrated, flexible framework for a linked review process for the development of the Mall property and any portion of Block 14 processed as part of the Town Center/Community Park. This property comprises the substantial majority of the Plan Area. Development of Block 13, which has been approved by the City for a 148-room hotel, will remain subject to the City s standard laws and regulations governing development applications, except as specifically provided in this Specific Plan. The Director of Community Development may also approve a Conditional Use Permit to increase residential units specified in the Housing Element for the Vallco Shopping District Special Area. Additionally, the Director of Community Development shall review development applications within the Mall property and any portion of Block 14 processed as part of the Town Center/Community Park for substantial conformance with the Specific Plan, as provided below in Section 9.5.1: Substantial Conformance. Any determinations or administrative interpretations by the Director of Community Development regarding MSDP or ASR approvals or a Conditional Use Permit to increase residential units within the Plan are subject to direct appeal to the City Council. Concurrent with the adoption of this Specific Plan, the Vallco Town Center Specific Plan Initiative amends the Municipal Code to create a new Zoning district, called the Vallco Town Center Specific Plan District. The Vallco Town Center Specific Plan contains site development standards, architectural and design guidelines, public facility improvement plans, and environmental design features, which govern development of the Plan Area (except as to Block 13 and any portion of Block 14 not processed as part of the Town Center. Any issues not addressed in the Specific Plan shall be subject to the Cupertino Municipal Code unless a strict application of the Municipal Code would frustrate the intent of the Specific Plan. To the extent any standard or other provision in the Municipal Code conflicts with the Specific Plan, the standard or other provision set forth herein shall control Enforcement The City shall enforce the provisions of this Specific Plan in the same manner that the City enforces the provisions of the General Plan and Municipal Code. It shall be unlawful for any person to initiate any development work (except demolition, excavation, on-site utilities, and rough grading work) within the Mall property or any portion of Block 14 processed as part of the Town Center/Community Park without first obtaining a MSDP and/or ASR approval from the Director of Community Development, as described below in Section 9.4: Master Site Development Permit and Architectural and Site Review. 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 Municipal Code to enforce such violation or offense 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 the Vallco Town Center Specific Plan Initiative. VALLCO TOWN CENTER SPECIFIC PLAN 9-1

212 9 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G 9.2. Relationship to Other Governing Documents Zoning Ordinance The development within the Plan Area shall be subject to the Cupertino Municipal Code, Title 19, Zoning, as amended by the Vallco Town Center Specific Plan Initiative (excluding Block 13 and any portion of Block 14 not processed as part of the Town Center/Community Park), and such compliance shall be in accordance with this Chapter 9: Administration, Implementation & Financing. Any issues not addressed in the Specific Plan shall be subject to the Cupertino Municipal Code unless a strict application of the Municipal Code would frustrate the intent of the Specific Plan. To the extent any standard or other provision in the Municipal Code conflicts with the Specific Plan, the standard or other provision set forth in this Specific Plan shall control Building Codes Development within the Plan Area shall comply with all Federal, State, and Local Building codes and standards in force at the time of filing the applicable application(s). These shall include, but are not limited to, the California Code of Regulations and the Americans with Disabilities Act Accessibility Guidelines (ADAAG) Entitlements Initial Entitlement Actions The Vallco Town Center Specific Plan Initiative proposes certain land use designations, regulations, standards, and community benefits related to the development of the Plan Area as described below. The land use designations, regulations, standards, and community benefits entitle the owner(s) of the property governed by the Specific Plan the right to develop the property in accordance with the provisions of this Specific Plan and the other related approvals, the implementation of which are integral to the viability of this Specific Plan. The initial entitlement actions for the Plan Area include the following voter approved components: General Plan Amendments. The Vallco Town Center Specific Plan Initiative includes the following amendments to the General Plan to: Require that the Plan Area contain a mixture of uses, including residential, office, retail, civic and education; Require that the Town Center provide transportation and transit infrastructure, a publicly accessible green roof, and extend recycled water infrastructure to the Plan Area; Clarify existing policies to allow additional parcelization within the Plan Area if there are protective measures that provide incentives and guidelines for cooperation among owners, and, Adopt a Land Use Map to re-designate the Plan Area from Commercial/Office/Residential to Vallco Town Center Specific Plan. Specific Plan. The Vallco Town Center Specific Plan is a regulatory document that establishes the zoning, land use designations, development regulations, administrative procedures, community benefits, financing mechanisms and design guidelines for the entire Plan Area (excepting in certain respects the approved hotel entitlement on Block 13 or portion, if any, of Block 14 not processed as part of the Town Center/Community Park). This Specific Plan will implement the City s General Plan. Subsequent entitlements, permits, and approvals to implement this Specific Plan must be in substantial conformance with this Specific Plan. Municipal Code and Zoning Map Amendments. The Vallco Town Center Specific Plan Initiative includes amendments of the Municipal Code and Zoning Map to: (1) change the text to reflect the new zoning district of Vallco Town Center Specific Plan; (2) clarify the conditional use permit approval process when increasing residential units within the Vallco Town Center Specific Plan; (3) exclude the Plan Area from the Code s broader specific plan planned zoning district designation; and (4) amend the Zoning Map to show the Plan Area as zoned (Vallco Town Center Specific Plan) Subsequent Entitlements Following initial voter approval, subsequent entitlement steps must occur to implement the Specific Plan, including MSDP and ASR approvals, as described below in Section 9.4: Master Site Development Permit and Architectural and Site Review. However, large lot Tentative or Final Maps 9-2 VALLCO TOWN CENTER SPECIFIC PLAN

213 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G 9 (including Vesting Maps), and Demolition, Excavation, On-Site Utilities, and Rough Grading Permits, may be approved and granted upon adoption of this Specific Plan, without awaiting an MSDP or ASR approvals. Additional entitlement steps may include, among others, those listed below under Additional Approvals. In view of the Specific Plan s complex mix of public and private uses and unique pedestrian and vehicular infrastructure connections (e.g., tunnels, bridges), additional subdivision parcelization is anticipated. However, parcelization without adequate protective measures to provide incentives and guidelines for owner cooperation is discouraged in order to preserve future redevelopment. Consistent with state law, a Development Agreement between a legal or equitable owner or applicant and the City of Cupertino may also be entered into, but is not a required entitlement. The City shall not issue any entitlement, permit, or approval (or amendment of same) in connection with the Mall property and any portion of Block 14 processed as part of the Town Center/Community Park unless said entitlement, permit, or approval is in substantial conformance with all applicable aspects of this Specific Plan, as provided in Section 9.5.1: Substantial Conformance, below. This Specific Plan provides a framework for development of the Mall property and Block 14, which comprise the substantial majority of the Plan Area, including an integrated subsequent approvals process. Except as provided in this Specific Plan, no new City of Cupertino discretionary permit, approval, or entitlement shall be required for the Mall property or Block 14. However, if any portions of Block 14 are not included in the MSDP for the Town Center/Community Park, those portions shall be subject to the City s standard laws and regulations governing development applications. The intent of this Specific Plan is to replace and supersede the need for any other new entitlements, permits, or approvals. However, additional ministerial permits or approvals may also be required to implement projects within the Plan Area, including encroachment permits for road improvements, and modifications of existing easements. The intent of this Specific Plan is to make a final policy determination regarding: the density and intensity of use; the types of uses permitted; the general location of uses; building massing, heights and setbacks; roof structure heights; streetscape network and hierarchy; off-site transportation improvements; on- and off-site infrastructure improvements; and administration, implementation, and financing (except as to the approved hotel use on Block 13). It also provides policy guidelines as it relates to landscaping and the public realm and the Town Center design guidelines. No subsequent approval shall revisit these issues or place additional conditions of approval or environmental design features that may serve to limit or inhibit this final policy determination without a prior amendment to this Specific Plan. The City s discretion shall be limited to determining substantial conformance with the Specific Plan, in accordance with the procedures set forth in this Chapter. Pursuant to existing authority, subsequent environmental review, if any, shall study project level impacts and only those issues over which the City has discretion. Notwithstanding any provision of the Cupertino Municipal Code or other policy or regulation of the City or any department thereof, and to ensure that development within the Plan Area is subject to express, objective standards that cannot be changed through any subsequent local discretionary action or interpretation, the Specific Plan shall not be subject to any provision of the Municipal Code that seeks to regulate, frustrate or guide development within the Specific Plan, except as otherwise provided in this Specific Plan. Additional Approvals It is anticipated that the following subsequent approvals, among others, may be needed for implementation of this Specific Plan: Demolition, Rough Grading/Grading, and Excavation Permits On- and Off-Site Utilities Permits Master Site Development Permit (MSDP) Architectural and Site Review (ASR) (Vesting) Tentative / Final Parcel, Condominium or Subdivision Maps VALLCO TOWN CENTER SPECIFIC PLAN 9-3

214 9 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G Conditional Use Permit(s) Development Agreement (not required, but may be pursued by a project applicant) Building Permits Tree Removal Permits Encroachment Permit(s) New and Modified Easements, Air Rights, and Other Related Agreements Notwithstanding the above, large lot Tentative or Final Maps (including Vesting Maps) may be approved, and Demolition, Excavation, On-Site Utilities, and Rough Grading Permits may be issued, once this Specific Plan is adopted, without awaiting MSDP or ASR approvals. Additionally, Demolition, Excavation, On-Site Utilities, and Rough Grading Permits may be issued prior to approval of new maps identifying parcel lines conforming to the ultimate development contemplated by the adopted Specific Plan. Development work for Block 14 shall not commence prior to the commencement of development work on the Mall property Master Site Development Permit and Architectural and Site Review Both MSDP and ASR approval will be required prior to the issuance of permits for development work on the Mall property and any portion of Block 14 processed as part of the Town Center/Community Park (excluding permits for demolition, excavation, on-site utilities, and rough grading work). ASR approvals may be processed concurrent or subsequent to the processing and issuance of an MSDP, and may be processed in phases. The MSDP is intended to establish a framework for the concurrent or subsequent processing of ASR approvals in advance of certain construction work on the Mall property and any portion of Block 14 processed as part of the Town Center/Community Park. The MSDP will help to ensure that development in the Plan Area will promote the goals and objectives contained in the General Plan, and will substantially conform with the Specific Plan. The ASR approval process provides for an orderly process to review the architectural and site designs of buildings, structures, signs, lighting, and landscaping to promote the goals and objectives contained in the General Plan; to ensure substantial conformance with the Specific Plan; to maintain the character and integrity of neighborhoods by promoting high standards for development in harmony therewith; and by preventing the adverse effects associated with new construction by giving proper attention to the design, shape, color, materials, landscaping and other qualitative elements related to the design of developments. Development in Block 13 and portions of Block 14 not covered by an MSDP are subject to the City s standard applicable laws and procedures governing issuance of development permits, except as otherwise provided in this Specific Plan Master Site Development Permit Process Application Materials The application for the MSDP is anticipated to cover the entirety of the Mall property, and may also cover all or a portion of Block 14. Other development permits, including permits for any portions of Block 14 not covered by the MSDP, may cover one or more blocks or planning units (or parts thereof) within the Plan Area and may be submitted on a phased basis. Applications may be made by the owner of record, his or her agent, or lessee(s) of the property, 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: 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; 9-4 VALLCO TOWN CENTER SPECIFIC PLAN

215 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G 9 The proposed conceptual site development plan indicating a street-level plan and roof-level Community Park and Nature Area plan for: the location of all buildings and structures; the location and types of land uses; paved areas, such as roadways, driveways, alleys, access points, and walkways; and general landscaping scheme; A topographical map of the Plan Area and the neighboring properties; A proposed traffic-circulation system; and A conceptual construction sequencing plan. The Director of Community Development may reasonably require additional information which is pertinent and essential to the application. Basis for Issuance of Master Site Development Permit The Director of Community Development shall issue a Master Site Development Permit if the findings listed below can be made: The application promotes the goals and objectives contained in the General Plan; and The application substantially conforms with the Specific Plan, including Chapter 2: Land Use and Development Standards Architectural and Site Review Approval Process Application Materials Applications may be made by the owner of record, his or her agent, or lessee(s) of the property, 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: 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; and A landscape plan. The Director of Community Development may reasonably require additional information which is pertinent and essential to the application. Basis for Architectural and Site Review Approval The Director of Community Development shall issue an Architectural and Site Review approval if the findings listed below can be made: The application promotes the goals and objectives contained in the General Plan; and The application substantially conforms with the Specific Plan, including Chapter 2: Land Use and Development Standards, and Chapter 8: Town Center Design Guidelines. The application substantially conforms with the following criteria: Transitions related to height and bulk between new and existing buildings should be considered carefully. Materials, textures and colors of new buildings should consider adjacent development, and be in substantial conformance with Chapter 8: Town Center Design Guidelines of this Specific Plan. The location, height and materials of walls, fencing, hedges and screen planting should consider adjacent development, and be in substantial conformance with Chapter 8: Town Center Design Guidelines of the Specific Plan. Unsightly storage areas, utility installations and unsightly elements of parking lots should be concealed to the extent feasible. The planting of ground cover or various types of pavements should be used to prevent dust and erosion, and the unnecessary destruction of existing healthy trees should be avoided or mitigated. VALLCO TOWN CENTER SPECIFIC PLAN 9-5

216 9 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G Lighting for development should be adequate to meet safety requirements as specified by the engineering and building departments, and provide shielding to prevent spill-over light to adjoining property owners. The number, location, color, size, height, lighting and landscaping of outdoor advertising signs and structures shall positively affect the general appearance of the neighborhood, and be in substantial conformance with Chapter 8: Town Center Design Guidelines of this Specific Plan Approval Authority and Process MSDP and ASR applications for development of the Mall property and all or a portion of Block 14 shall be reviewed for substantial conformance with the Specific Plan and approved administratively by the City s Director of Community Development or designee. MSDP and ASR approval shall require a Public Meeting, which shall be noticed in accordance with procedures developed by Community Development Director, comparable to existing procedures in place for similar public meetings. No comment period shall be required for these determinations. MSDP or ASR approval may be appealed directly to the City Council. MSDP or ASR approval shall expire within two years of its effective date, unless: (1) A building permit is filed and accepted by the City. In the event that a building permit expires for any reason, the MSDP and ASR approvals shall become null and void; (2) The MSDP and ASR approvals have been used. Such approvals shall be deemed to be used when actual substantial and continuous activity has taken place upon the land subject to the MSDP and ASR approvals or, in the event of the erection or modification of a structure or structures, when sufficient building activity has occurred and continues to occur in a diligent manner; or (3) A Development Agreement covers the Mall property and/or all or a portion of Block 14, which contains provisions for permits and entitlements to extend for the term of the Development Agreement or other specified dates. The Director of Community Development, or designee, may grant extensions for additional periods of time. Each extension shall not exceed two years and the total term for a MSDP or ASR approval, as extended, shall not exceed six years, unless extended by a development agreement. No public hearing or notice is required for granting an extension Substantial Conformance and Amendments Substantial Conformance Purpose In general, the expectation is that all aspects of an approved plan (i.e., site plan, site design, design guidelines, development regulations, conditions, etc.) are completed and implemented through buildout in substantial conformance with the Specific Plan. The overriding objective is to attain the highest quality plan consistent with the site plan, design, conditions, and commitments associated with any original approval. Thus, all subsequent entitlements (e.g., ASR approval or Conditional Use Permit, or amendment thereto) shall be in substantial conformance with the Specific Plan. A subsequent entitlement may be found to be in substantial conformance with this Specific Plan even if said entitlement does not conform precisely to this Specific Plan. Approval may nonetheless be granted if substantial conformance exists when evaluated in the context of the overall project goals, innovative features, and vision of this Specific Plan. MSDP or ASR approvals may be modified based on final design and engineering and the precise development plans for each use. Notwithstanding any provision in the Cupertino Municipal Code or other policy or regulation of the City or any department thereof, this chapter establishes the sole, exclusive, and objective criteria for the City to approve subsequent entitlements as being in substantial conformance with the Specific Plan. Documentation that the requested approval is in substantial conformance with the Specific Plan must be submitted for the review and approval of the Community Development Director or designee. 9-6 VALLCO TOWN CENTER SPECIFIC PLAN

217 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G 9 Substantial Conformance Criteria As indicated above, the Community Development Director or designee may find that subsequent entitlements substantially conform with the Specific Plan when the proposed subsequent entitlement is evaluated in the context of the overall project, goals, and innovative features and vision of this Specific Plan. By way of example, deviations from the features, uses, or illustrations in this Specific Plan may be warranted to accommodate final design and engineering that causes adjustments in roadway alignments, location of utilities or other infrastructure, development constraints to address innovative product design (including green roof considerations), distribution of permitted uses within the Specific Plan, development of final design guidelines, density transfers and other similar deviations. The Community Development Director shall determine that subsequent entitlements (including amendments of existing entitlements) are in substantial conformance in cases of: Deviations necessary to comply with the Environmental Design Features. Imposition of any additional conditions, Environmental Design Features, or mitigation measures that avoid or minimize environmental effects of the Specific Plan, provided that such features, conditions or measures are feasible, linked with a legitimate governmental interest (i.e., there is an essential nexus), roughly proportional, and consistent with the intent and purpose of this Specific Plan; in no event may additional conditions, Environmental Design Features, or mitigation measures conflict with or impede the final policy decision regarding the density and intensity of use; the types of uses permitted; the general location of uses; building massing, heights and setbacks; roof structure heights; streetscape network and hierarchy; off-site transportation improvements; on- and offsite infrastructure improvements; administration, implementation, and financing; and the guidelines relating to landscaping, the public realm and urban design. One or more adopted conditions or project design features that become outdated or infeasible to implement as part of the Specific Plan, but there is one or more roughly equivalent condition(s) or feature(s) that can be substituted in place of the adopted condition(s) or feature(s), and are consistent with the intent and purpose of this Specific Plan; Adjustments to the alignment, location and sizing of utilities and facilities or a change in utility and/or public service provider so long as the adjustments or changes are found to be in compliance with applicable plans and standards of the agency responsible for such utilities and facilities and after review and concurrence by the City s Engineering or Public Works Department. Variation in the number of dwelling units within each block may occur at the time of final design so long as the total number of units is not exceeded and the minimum residential mix of senior units is retained. Minor modifications to any of the development standards that are specifically allowed under the Development Regulations of this Specific Plan. Minor changes to landscape materials, wall materials and streetscape design which are consistent with the design criteria set forth in Chapter 8: Town Center Design Guidelines of the Specific Plan. Minor changes to the architectural or landscape design guidelines, which guidelines are intended to be conceptual in nature and flexible in implementation. Modification of any design element in this Specific Plan that improves circulation, improves drainage, improves infrastructure, or provides similar utility and reduces operations and maintenance costs. Imposition of any codes, regulations, or other requirements by outside agencies that have authority over the Town Center. Any health and safety regulations that are required. VALLCO TOWN CENTER SPECIFIC PLAN 9-7

218 9 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G Changes to the plan that would result in an environmentally superior plan. The approving person or body for a subsequent entitlement shall make a substantial conformance finding provided the subsequent entitlement meets the above criteria Amendments to the Specific Plan Should any party seek to amend the provisions of this Specific Plan prior to January 1, 2027, such amendment may be enacted only by ballot measure approved at an election by the City of Cupertino voters. Any amendment of this Specific Plan sought on or after January 1, 2027 may be enacted without a ballot measure, subject to the procedures required by applicable law. These dates shall be tolled for a period equal to the period during which litigation or a similar action challenging the adoption of the Specific Plan has been filed and remains active Construction Sequencing The Specific Plan may be implemented over time and in a sequenced approach. Except as described in this section, 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, which new development may include any of the uses authorized in this Specific Plan. If the Specific Plan is implemented over time, then any undeveloped site(s) for future phase(s) shall include provisions for interim landscaping and other attractive low maintenance improvements, and security and maintenance of any undeveloped land to be developed under future construction. The Specific Plan contemplates that construction of the 148-room hotel on Block 13 would commence in the near term and would be built in a single phase. As there are no pending applications for a majority of Block 14. A portion of Block 14 may be used for Services, Facility Management & Loading and may be included in Construction Sequence 2. Demolition and subsequent construction of the Mall portion of the Plan Area is expected to occur in a single phase over five years, with both sequenced and concurrent openings, assuming economic conditions continue to be supportive. The actual timing of construction may vary from this expected duration. Staging of construction equipment and vehicles would primarily be on-site with some staging within the public right-of-way for the improvement/construction of the tunnels under North Wolfe Road and the bridge over North Wolfe Road. Initial development of this part of the Plan Area is expected to start in the northwestern portion of the Vallco Shopping Mall property, in the location of the former Macy s department store and parking structure. Once this construction is completed, it is expected that the existing movie theaters, bowling alley, fitness center, and ice rink uses would be relocated and demolished. Construction may need to work around existing tenants until long term integration into other parts of the development are completed. Construction would likely continue south towards Stevens Creek Boulevard and on the remaining areas on the east side of North Wolfe Road. Construction of the office and residential mixed-use components is expected to occur last. To ensure the timely redevelopment of the Mall portion of the Plan Area, demolition of all Mall buildings must commence within 6 months of the issuance of a Certificate of Occupancy for the first completed Mall buildings, unless the Community Development Director allows an extension to allow temporary uses or upon finding that allow the structure to remain is in the public interest and is not detrimental to the public health, safety, general welfare, or convenience. Notwithstanding the preceding, there shall be no obligation to demolish any portion of the Mall that is then currently occupied and leased. Any portion of the Mall that is not demolished due to an existing lease shall commence demolition within 6 months of the lease expiration. It is the intent of the City that the entire Specific Plan is built out quickly with a focus on delivering the retail and entertainment district for the public s enjoyment early. To ensure the timely construction of the Town Center Entertainment/Office/Residential District, no Certificate of Occupancy shall be issued for any office building until the shell and core of building located in Blocks 3 and 6 (entertainment, civic, and office uses) has been substantially completed. 9-8 VALLCO TOWN CENTER SPECIFIC PLAN

219 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G 9 Parking will be provided either in structured or surface parking such that adequate parking is provided for each phase as they occur. The anticipated sequence of Plan Area construction is shown in Figure 9-1: Construction Sequencing. It should be noted that this sequencing is subject to change depending on events outside the reasonable control of the project applicant, such as significant adverse market and economic conditions, site access constraints, natural events (e.g., severe weather events, earthquakes, fire), and legal challenges Sunset Provision Voter approval of Vallco Town Center Specific Plan Initiative provides for the zoning of the property for the intended uses outlined herein. It is the intent of this Specific Plan that demolition, excavation, grading, site work and then construction will commence upon voter approval. As a voterapproved document, no automatic sunsetting of the Specific Plan is assumed or permitted. However, as described in Section 9.5.2, on or after January 1, 2027, this Specific Plan may be amended without a ballot measure approved by the City of Cupertino voters at an election, subject to the tolling identified above and procedures required by applicable law. VALLCO TOWN CENTER SPECIFIC PLAN 9-9

220 9 A D M I N I S T R A T I O N, I M P L E M E N T A T I O N & F I N A N C I N G Figure 9-1: Construction Sequencing 9-10 VALLCO TOWN CENTER SPECIFIC PLAN