Agenda packet — City Council and Authorities Concurrent, December 8, 2022 (part 7 of 13)

KEY
* The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval.

TABLE 4–10: BLOCK 4E PROGRAM*
Site Coverage:
• 35 percent maximum allowable coverage
,
AREA: 10.6 Acres FAR: 2.00
BLOCK 4D
Primary Land Use Units Gross Area
Residential
Residential 440 units 440,000
Hotel
Hotel 300 keys 298,000
Retail
F&B 48,000
Retail 185,000
TOTAL 971,000
PARCEL AREA: 8.6 Acres FAR: 2.59
BLOCK 4E
Primary Land Use Gross Area
Retail
F&B 17,000
Retail 44,000
TOTAL 61,000
PARCEL AREA: 3.2 Acres FAR: 0.43
BLOCK 4F
Primary Land Use Gross Area
Retail
F&B 99,500
Retail 301,500
Entertainment
Entertainment 190,000
Office
Office 146,000
TOTAL 737,000
AREA: 11.5 Acres FAR: 1.45
BLOCK 4G
Primary Land Use Gross Area
Retail
Retail Anchor 34,000
Retail 24,000
TOTAL 58,000
AREA: 5.3 Acres FAR: 0.17
BLOCK 4H
Primary Land Use Gross Area
Retail
Anchors 150,000
F&B 25,000
Retail 12,500
TOTAL 187,500
AREA: 6.4 Acres FAR: 0.67
BLOCK 5A
Primary Land Use Gross Area
Retail
F&B 9,000
Retail / Product Showcase 32,000
Office
Office 306,000
TOTAL 347,000
AREA: 3.3 Acres FAR: 2.30
BLOCK 5B
Primary Land Use Units Gross Area
Hotel
Hotel 400 keys 280,000
Retail
F&B 9,000
Rtil 30000
I
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106
Ground Floor:
• Four retail/food & beverage kiosks
shown
• Hardscaped plaza/paseos divide
block; landscaped space on west
end
• Active frontages along all four
sides and along central plaza
Second floor:
• Outdoor terraces provided for food
& beverage uses shown
EXHIBIT 4–19: BLOCK 4E GROUND FLOOR PLAN* EXHIBIT 4–20: BLOCK 4E EXPLODED AXONOMETRIC VIEW* * The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval. Accessory uses are not depicted but may replace portions of the elements in the illustrated plan.

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107 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.12 BLOCK 4F: CITY CENTER

STATION DISTRICT

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: The block is intended to be divided into east and west sides, with large entertainment
venues fronting a potential central covered space.
Pedestrian Circulation: Sidewalks are required along
all public (City maintained) roads and recommended
along private roads (as illustrated in Exhibit 3-11:

Public and Private Streets and Exhibit 3-20: Pedestrian Network).
Bicycle Circulation: Dedicated bike lanes are required along Avenue A. Bike routes are required along 2nd
Street, Stars & Stripes Drive, and Avenue B.
Active Frontages: These are required along the majority of street frontages, as well as within the central courtyard space and along the north/south pedestrian
promenade. Frontages are expected to be most intensively active along the promenade and courtyard, and along 1st Street.
Parking Access: There are no parking structures recommended for block 4F. Access to parking is shared in adjacent parking structures. Limited short-term
parking may be located within service areas fronting
Avenue A and Avenue B. Pedestrian access to the below
surface grade parking, located at the southern portion
of the block, may be provided.
Open Space & Amenities: The primary north/south
promenade space should act as the central organizing
element. The promenade should expand into an open
court, potentially covered by a canopy and/or canopies.

Retail kiosks should complement the courtyard. Retail,
food & beverage, or entertainment uses may provide an
amenity terrace to their tenants or guests.
Build-To Lines & Setbacks: Build-to lines are suggested to follow the corners framing the north/south pedestrian promenade. There shall be a 15’ minimum setback from the Avenue A and Avenue B curblines, and an
18’ minimum setback from the 1st Street and Stars &
Stripes Drive curblines.
View Corridors: A view corridor should be oriented
north/south along the pedestrian promenade.
Building Heights: Podium buildings are expected to be at a moderate height; however, to accommodate a range
of unique design solutions a maximum building height
of 219’ above msl is established consistent with ALUC
regulations. Retail/food & beverage buildings should be of low height, not exceed two to three stories, and shall consider active retail uses on ground levels and possibly upper levels. If entertainment uses are placed above
retail, the overall height shall not exceed 219’ in compliance with ALUC regulations. Final building mass and height will be subject to City review and approval
through the Development Area Plan process.
Service Entries: Loading docks should be located midblock along Avenue A and Avenue B. A central location along Stars & Stripes Drive may provide a drop-off
area for taxis, buses, and other services, as shown in
the plan diagram.
Trash and mechanical equipment shall be screened
from view along the public and private street r-o-w. KEY

BLOCK CHARACTER
Serving as the entertainment core of the City
Center, this block will be broken into two distinct
halves with a central plaza in between. Terraces
and other carefully designed spaces will create
a variety of internal gathering areas combined
with movable kiosks and seating areas. Ground
floor active uses will line all major streets as well
as the central internal courtyard. An overhead
canopy may be accommodated in the plaza that
will provide some protection from the elements,
while increasing visual interest.

Retail/F&B Additional retail may be considered in the
form of standalone kiosk structures within
the central courtyard.

TABLE 4–11: BLOCK 4F PROGRAM*
Site Coverage:
• 60 percent maximum allowable coverage
y,
Retail
F&B 48,000
Retail 185,000
TOTAL 971,000
PARCEL AREA: 8.6 Acres FAR: 2.59
BLOCK 4E
Primary Land Use Gross Area
Retail
F&B 17,000
Retail 44,000
TOTAL 61,000
PARCEL AREA: 3.2 Acres FAR: 0.43
BLOCK 4F
Primary Land Use Gross Area
Retail
F&B 99,500
Retail 301,500
Entertainment
Entertainment 190,000
Office
Office 146,000
TOTAL 737,000
AREA: 11.5 Acres FAR: 1.45
BLOCK 4G
Primary Land Use Gross Area
Retail
Retail Anchor 34,000
Retail 24,000
TOTAL 58,000
AREA: 5.3 Acres FAR: 0.17
BLOCK 4H
Primary Land Use Gross Area
Retail
Anchors 150,000
F&B 25,000
Retail 12,500
TOTAL 187,500
AREA: 6.4 Acres FAR: 0.67
BLOCK 5A
Primary Land Use Gross Area
Retail
F&B 9,000
Retail / Product Showcase 32,000
Office
Office 306,000
TOTAL 347,000
AREA: 3.3 Acres FAR: 2.30
BLOCK 5B
Primary Land Use Units Gross Area
Hotel
Hotel 400 keys 280,000
Retail
F&B 9,000
Retail 30,000
TOTAL 319,000
AREA: 2.6 Acres FAR: 2.80
BLOCK 5C
Primary Land Use Units Gross Area
Residential
Residential 200 units 200,000
Rtil
-
108
Canopy:
• Canopy structure above
central courtyard shown
Office:
• Two levels of office
fronting 1st Street
shown
• Entrances provided on
ground floor
Podium Level:
• East and west portions of block
accommodate second floor
retail, food & beverage, and
entertainment venues
Ground Floor:
• Divided into east and west
portions
• Central covered courtyard bisects
block; kiosks and central food hall
shown
• Pedestrian access to underground
parking should be provided
Roof/Venues:
• Terraces serving retail/
entertainment venues shown
EXHIBIT 4–21: BLOCK 4F GROUND FLOOR PLAN* EXHIBIT 4–22: BLOCK 4F EXPLODED AXONOMETRIC VIEW* * The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval. Accessory uses are not depicted but may replace portions of the elements in the illustrated plan. ~
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LEGEND
1,and Uses
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Structu~Ni Parl.;11 i;e- I Si-r•..-i~
Open. va~e
Amonjt~ lk~k
109 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.13 BLOCK 4G: CITY

CENTER EAST

BLOCK CHARACTER
Located along the eastern boundary of the
City Center, the block will provide important
support uses for the rest of the core, and will
include a potential market, supporting retail,
and significant parking structures to the north
and south.

KEY

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: This block is suggested to be composed of a potential food market, supporting retail, as well as two large parking structures that serves this
and adjacent blocks.
Pedestrian Circulation: Sidewalks are required along
all public (City maintained) roads and recommended
along private roads (as illustrated in Exhibit 3-11:

Public and Private Streets and Exhibit 3-20: Pedestrian Network).
Bicycle Circulation: Dedicated bike lanes are required along 2nd Street and CityPlace Parkway. Bike routes
are required along Avenue B and 2nd Street.
Active Frontages: These are proposed along Avenue B
and the southwest corner of the block. The frontage of
the retail uses may be most intensive in character.
Parking Access: Access to the parking structure is provided from Avenue B and Avenue C. Open Space & Amenities: A landscape buffer is required as part of the CityPlace Parkway setback and a landscape buffer is suggested along Avenue C. The area
between Avenue C and the UP railroad tracks is part of
a PG&E utility easement that will be utilized as open
space and possibly dedicated as a public park identified as part of East Park in Exhibit 3-23, and discussed in
Chapters 3.2 and 3.4. The park will accommodate a
bike and hike trail and may also support other active
uses if this space is utilized for park land dedication required for residential development. Once the CityCenter residential program is confirmed, specific
active use accommodation can be determined and shall
be described in the DAP submission.
Build-To Lines & Setbacks: Build-to lines are suggested along the market frontage, which terminates 3rd Street. There shall be a 15’ minimum setback along the
Avenue B curbline, an 18’ minimum setback from the
2nd Street curbline, and a 20’ minimum setback along
the CityPlace Parkway curbline.
Building Heights: Retail anchors are suggested to be
no taller than 80’, while parking structures should
be no taller than 100’, however, to accommodate a
range of unique design solutions, a maximum building
height of 219’ above msl is established consistent with ALUC regulations. Final building mass and height
will be subject to City review and approval through the Development Area Plan process.
Service Entries: Loading dock entrances should be
located along Avenue C, as shown in the plan diagram.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

Residential A residential podium component may be
located above the parking structure.

A market may be considered in-lieu of the
retail anchor.

Potential Land Use Categories Include:

Retail/F&B
* The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval.

TABLE 4–12: BLOCK 4G PROGRAM*
Site Coverage:
• 75 percent maximum allowable coverage
(includes parking structures)
TOTAL 61,000
PARCEL AREA: 3.2 Acres FAR: 0.43
BLOCK 4F
Primary Land Use Gross Area
Retail
F&B 99,500
Retail 301,500
Entertainment
Entertainment 190,000
Office
Office 146,000
TOTAL 737,000
AREA: 11.5 Acres FAR: 1.45
BLOCK 4G
Primary Land Use Gross Area
Retail
Retail Anchor 34,000
Retail 24,000
TOTAL 58,000
AREA: 5.3 Acres FAR: 0.17
BLOCK 4H
Primary Land Use Gross Area
Retail
Anchors 150,000
F&B 25,000
Retail 12,500
TOTAL 187,500
AREA: 6.4 Acres FAR: 0.67
BLOCK 5A
Primary Land Use Gross Area
Retail
F&B 9,000
Retail / Product Showcase 32,000
Office
Office 306,000
TOTAL 347,000
AREA: 3.3 Acres FAR: 2.30
BLOCK 5B
Primary Land Use Units Gross Area
Hotel
Hotel 400 keys 280,000
Retail
F&B 9,000
Retail 30,000
TOTAL 319,000
AREA: 2.6 Acres FAR: 2.80
BLOCK 5C
Primary Land Use Units Gross Area
Residential
Residential 200 units 200,000
Retail
F&B 7,000
TOTAL 207,000
AREA: 2.7 Acres FAR: 1.70
*PARCEL 2 - SCHEME A VARIANT
Primary Land Use Gross Area
Office
Office 423,000
Retail
Anchors 260,000
Retail 259,000
TOTAL 942000
-
-
I
/ ·. !
• - ,llG,
t"' • ., :
_,:c:. L,oi
110
Roof:
• Photovoltaic panels shown
on parking structure roof
Parking Podium:
• North and south parking
structures
Market/Anchor:
• One floor shown; frontage along
Avenue B
Ground Floor:
• One level of retail and food & beverage
fronting Avenue B shown
• North and south parking structures
show ingress/egress along driveways
perpendicular to Avenue A and B
EXHIBIT 4–23: BLOCK 4G GROUND FLOOR PLAN* EXHIBIT 4–24: BLOCK 4G EXPLODED AXONOMETRIC VIEW* * The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval. Accessory uses are not depicted but may replace portions of the elements in the illustrated plan. 111'. l,r:
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3RDST ____,..--
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LEGEND
Ar:nv,~ Fmntal!r- (f>l'IIDl'lfYI ;::::::i' Acl1n· Ftrootoge (~ ,cond.io.-y) ... • l1u1ld-1 -1 inP
8nt.bar.k 'Pro,n Curb
:::::I Luacbt.,uplld Opl•n 'purn
Bu.11~··· LiwdM!'UJ,l'C
·•• ...... --l• r a rkin • .\ct.>e!'h
o· SQ" 100· 200'
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t t Tit11 ]rlinl! J,.:,hhy Rnt1. 1,,.,..
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LEGEND
Food & Bt•vcrui;re lF&Rl
~true I Urt"t I P11 rkini:; I .' ,,rv • ,.,.
lt~s.L(l!'nti:11 (l'olent.ml sei
'PCl1 p. e
R(l<Or-1,rnunt,-.d Ph ettovolt.~fr:.~
U RW!CUJX-U 0Jl'l!ll "puct•
111 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.14 BLOCK 4H: CITY CENTER

SOUTHEAST

BLOCK CHARACTER
This block will include a large retail anchor,
supporting in-line retail, and food & beverage.

A large parking structure will serve this
and surrounding parcels of the City Center.

An existing firehouse along the southern
boundary may be incorporated into the design
of the block.

KEY

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: This block is suggested to be composed of a large retail anchor, supporting food & beverage, as well as a large parking structure that services this and surrounding blocks.
Pedestrian Circulation: Sidewalks are required along
all public (City maintained) roads and recommended
along private roads (as illustrated in Exhibit 3-11:

Public and Private Streets and Exhibit 3-20: Pedestrian Network).
Bicycle Circulation: Dedicated bike lanes are required along 2nd Street. Bike routes are required along
Avenue B and Stars & Stripes Drive. A bicycle parking/share facility is recommended within the parking structure.
Active Frontages: These are required along Avenue B
and the northwest corner of the block. The frontage of
the retail anchor may be most intensive in character.

The continued presence of the fire station may preclude active frontages along the southwest corner of the block and along Stars & Stripes Drive.
Parking Access: Access to the parking structure is provided along Avenue B and Avenue C. Open Space & Amenities: The retail anchor may choose
to provide a terraced open space above ground level.

A landscape buffer is suggested along Avenue C. The
area between Avenue C and the UPRR tracks is part of
a PG&E utility easement that will be utilized as open
space and possibly dedicated as a public park identified as part of East Park in Exhibit 3-23, and discussed in
Chapters 3.2 and 3.4. The park will accommodate a
bike and hike trail and may also support other active
uses if this space is utilized for park land dedication required for residential development. Once the CityCenter residential program is confirmed, specific
active use accommodation can be determined and shall
be described in the DAP submission.
Build-To Lines & Setbacks: Build-to lines are suggested along the retail anchor, framing the central Boulevard
to the west. There shall be a 15’ minimum setback
from the Avenue B curbline, and an 18’ minimum
setback from the 2nd Street and Stars & Stripes Drive
curblines.
Building Heights: Retail anchors are suggested to be
no taller than 80’, while parking structures should
be no taller than 100’; however, to accommodate a
range of unique design solutions a maximum building
height of 219’ above msl is established consistent with ALUC regulations. Final building mass and height
will be subject to City review and approval through the Development Area Plan process.
Service Entries: Loading dock entrances should be
located along Avenue C. Existing entrances to the fire
station are located along Stars & Stripes Drive.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

Residential A residential podium component may be
located above the parking structure.

TABLE 4–13: BLOCK 4H PROGRAM*
Site Coverage:
• 75 percent maximum allowable coverage
(includes parking structures)
Entertainment 190,000
Office
Office 146,000
TOTAL 737,000
AREA: 11.5 Acres FAR: 1.45
BLOCK 4G
Primary Land Use Gross Area
Retail
Retail Anchor 34,000
Retail 24,000
TOTAL 58,000
AREA: 5.3 Acres FAR: 0.17
BLOCK 4H
Primary Land Use Gross Area
Retail
Anchors 150,000
F&B 25,000
Retail 12,500
TOTAL 187,500
AREA: 6.4 Acres FAR: 0.67
BLOCK 5A
Primary Land Use Gross Area
Retail
F&B 9,000
Retail / Product Showcase 32,000
Office
Office 306,000
TOTAL 347,000
AREA: 3.3 Acres FAR: 2.30
BLOCK 5B
Primary Land Use Units Gross Area
Hotel
Hotel 400 keys 280,000
Retail
F&B 9,000
Retail 30,000
TOTAL 319,000
AREA: 2.6 Acres FAR: 2.80
BLOCK 5C
Primary Land Use Units Gross Area
Residential
Residential 200 units 200,000
Retail
F&B 7,000
TOTAL 207,000
AREA: 2.7 Acres FAR: 1.70
*PARCEL 2 - SCHEME A VARIANT
Primary Land Use Gross Area
Office
Office 423,000
Retail
Anchors 260,000
Retail 259,000
TOTAL 942,000
AREA: 60.9 Acres FAR: 0.35
*PARCEL 2 - SCHEME B
Primary Land Use Gross Area
Retail
Retail 200,000
Office
Offi2392000
-
112
Roof:
• Photovoltaic panels
shown on parking
structure roof
Ground Floor:
• One level of retail and
food & beverage shown
fronting Avenue B
• Potential for retention
of existing fire station
Retail Anchor:
• Three floors shown
• Active ground floor
frontage along Avenue B
• Third floor terrace shown
EXHIBIT 4–26: BLOCK 4H EXPLODED
AXONOMETRIC VIEW*
* The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval. Accessory uses are not depicted but may replace portions of the elements in the illustrated plan.

EXHIBIT 4–25: BLOCK 4H GROUND FLOOR PLAN*
ST ~· .. --- ------- "
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-------·----5TARS -------·-·-- AND STRIRES DR
n
LEGEND
Ac11w F••mlll~•• (pr1mm;J
nlJY ' Front.n"1' (. rond11ry)
· •lbll •k f,"ra,1JJ 'w·b
r~-~., Llli'lds,~,p -rl Ojlt~l'I. "JJ!lt'I '
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LEGEND
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113 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

STATION AREA DESIGN GUIDELINES
Parcel 4H sits adjacent to the existing Capital Corridor/ ACE Great America Station and shall be integrated
with its operations by connecting Stars & Stripes
Drive to the existing shuttle bus loading plaza. Stars
& Stripes Drive shall ramp up as it leaves the existing station curb frontage at a 5 percent slope to maintain
accessibility for users of all abilities and mobility
levels.
With inclusion of the New Tasman Drive/Avenue C
Intersection in Variant 2, the relocation of Stars &
Stripes Drive and the extension of Avenue C would
allow for an enhanced transit plaza with a new vehicle
turn around just beyond the northern end of the station, which would provide room for an additional six transit bus loading positions see Exhibit 4-28. It is a City objective that improvements will be made to the
overall transit station area.
Further enhancements to Great America Station could
be considered as part of a Station Area Master Plan
that VTA has proposed. Adapting to the Station Area
Project as it progresses through its future design stages, Parcel 4H design should respond to station needs, enhancing the transit and pedestrian/bicycle connectivity to/from the Station.

4.15 BLOCK 4H: CITY CENTER

SOUTHEAST - STATION AREA

STATION AREA CHARACTER
Two alternative station area plans have been
studied which are illustrated on the following
page. Located along the eastern boundary
of the City Center, the transit station will
provide easy access from Santa Clara and the
surrounding area.

KEY
The Station Area Project Master Plan may encompass
area within the CityPlace development boundary and
other City owned properties outside of the existing
Station Area. Specific station improvements may also
be identified in a separate Deficiency Plan/Multimodal
Improvement Plan (MIP), which is identified as a
Mitigation Measure in the EIR.
114
EXHIBIT 4–27: SCHEME A GREAT AMERICA STATION AREA
* The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval. Accessory uses are not depicted but may replace portions of the elements in the illustrated plan.

EXHIBIT 4–28: SCHEME B GREAT AMERICA STATION AREA
0’ 200’ 400’ 0’ 200’ 400’
~ ......_______, ~ ~ ~ J
0 C
~ LEVI'S STADIUM ~ LEVI'S STADIUM
(!)
115 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.16 BLOCK 5A: GATEWAY OFFICE

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: This block is suggested to be
composed of a potential office tower block, incorporating multi-level retail and food & beverage. The block is located above a substantial underground parking
structure.
Pedestrian Circulation: Sidewalks are required along
all public (city maintained) roads and recommended along private roads (as illustrated in Exhibit 3-11: Public and Private Streets and Exhibit 3-20:

Pedestrian Network). Generous pedestrian amenities
and provisions for outdoor dining are suggested along
Tasman Drive and Centennial Boulevard.
Bicycle Circulation: Dedicated bike lanes are required along Tasman Drive and Avenue A. Bike routes are
required along Centennial Boulevard and Stars &
Stripes Drive.

BLOCK CHARACTER
Facing Tasman Drive and Levi’s Stadium to the
south as well as Centennial Boulevard to the east,
this block will be a component of the City Center,
acting as a gateway, as well as both a vehicular
and pedestrian connection into and out of the City
Center. A significant potential office tower will
front Avenue A, with ground floor retail and food
& beverage filling out the majority of the block.

Multi-level storefronts acting as product showcases
facing Tasman Drive are also appropriate uses.

A significant setback is envisioned along Tasman
Drive for outdoor dining and augmented landscape
elements.
Active Frontages: These are required along the majority of Tasman Drive, Centennial Boulevard, and Stars & Stripes Drive. The frontages along Tasman Drive
and Centennial Boulevard are expected to be most
intensive in character.
Parking Access: Access to the underground parking
structures is provided at the Centennial Boulevard
median and internal to the block along Stars &
Stripes Drive.
Open Space & Amenities: Wide setbacks along Tasman
Drive and Centennial Boulevard shall accommodate
generous landscaping. Office or retail tenants may
provide an amenity deck or terrace above the retail
podium.
Build-To Lines & Setbacks: Build-to lines are suggested at the northeast corner of the block, framing the north/south pedestrian axis. There shall be a 20’ minimum setback from the Centennial Boulevard curbline and a 30’ minimum setback from the Tasman Drive
curbline, in order to accommodate high pedestrian
flows, significant landscaping, and outdoor dining. In
addition, there shall be a 15’ minimum setback from
the Avenue A curbline, and an 18’ minimum setback
along the Stars & Stripes Drive curbline.
Building Heights: Proposed towers located on this
block have a maximum building height of 219’ above
msl consistent with ALUC regulations. Final building
mass and height will be subject to City review and
approval through the Development Area Plan process.
Service Entries: Loading dock entrances should be
located along Stars & Stripes Drive, as shown in the
plan diagram.
Multiple Tenant Signage: Allow the ability for multiple office tenants to integrate their signage on facades and roof, subject to City review and approval as part of the Development Area Plan process.
Trash and mechanical equipment shall be screened
KEY from view along the public and private street r-o-w.

Hotel
Residential A residential tower may be considered inlieu of the office tower.

A hotel may be considered in-lieu of the
office tower.

Potential Land Use Categories Include:
* The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval. ** Within Parcel 5, the dominant land uses on Parcels 5A, 5B an 5C are interchangeable as long as the aggregate areas of Office, Hotel and Residential are respected.

TABLE 4–14: BLOCK 5A PROGRAM*
Site Coverage:
• 70 percent maximum allowable coverage
Retail Anchor 34,000
Retail 24,000
TOTAL 58,000
AREA: 5.3 Acres FAR: 0.17
BLOCK 4H
Primary Land Use Gross Area
Retail
Anchors 150,000
F&B 25,000
Retail 12,500
TOTAL 187,500
AREA: 6.4 Acres FAR: 0.67
BLOCK 5A
Primary Land Use Gross Area
Retail
F&B 9,000
Retail / Product Showcase 32,000
Office
Office 306,000
TOTAL 347,000
AREA: 3.3 Acres FAR: 2.30
BLOCK 5B
Primary Land Use Units Gross Area
Hotel
Hotel 400 keys 280,000
Retail
F&B 9,000
Retail 30,000
TOTAL 319,000
AREA: 2.6 Acres FAR: 2.80
BLOCK 5C
Primary Land Use Units Gross Area
Residential
Residential 200 units 200,000
Retail
F&B 7,000
TOTAL 207,000
AREA: 2.7 Acres FAR: 1.70
*PARCEL 2 - SCHEME A VARIANT
Primary Land Use Gross Area
Office
Office 423,000
Retail
Anchors 260,000
Retail 259,000
TOTAL 942,000
AREA: 60.9 Acres FAR: 0.35
*PARCEL 2 - SCHEME B
Primary Land Use Gross Area
Retail
Retail 200,000
Office
Office 2,392,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.96
-
-
116
Office Tower:
• Nine levels of office shown
• Tower faces north/south
Office Podium Level:
• Second floor retail and
hotel uses
• Potential for roof terraces
or amenity deck
Ground Floor:
• Significant setback for outdoor
dining along Centennial
Boulevard and Tasman Drive
• Office entry facing Avenue A
• Access should be provided to
underground parking
• Multi-level showcase venues facing
Tasman Drive would be legible to
both pedestrians and drivers
EXHIBIT 4–29: BLOCK 5A GROUND FLOOR PLAN* EXHIBIT 4–30: BLOCK 5A EXPLODED AXONOMETRIC VIEW* * The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval. Accessory uses are not depicted but may replace portions of the elements in the illustrated plan. ·-·-·-·-·- '
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117 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.17 BLOCK 5B: GATEWAY
HOTEL

BLOCK CHARACTER
The “bookend” condition to Block 5A, the
block will be anchored by a hotel tower along
the eastern frontage of Avenue B. A portecochere will connect Avenue B to Stars & Stripes Drive, internal to the block. Active
uses will line the block, with retail and food
& beverage along all major street frontages.

Commercial spaces facing Tasman Drive
will have major street exposure as well as
pedestrian exposure. Multi-level storefronts
acting as product showcases facing Tasman
Drive are also appropriate uses. A significant
setback is envisioned along Tasman Drive and
Centennial Boulevard for outdoor dining and
augmented landscape elements.

KEY

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: This block is suggested to be
composed of a business-oriented hotel, incorporating
multi-level in-line retail and food & beverage. The
block is located above a substantial underground parking structure. Pedestrian Circulation: Sidewalks are required along
all street frontages. Generous pedestrian amenities
and provisions for outdoor dining are suggested along
Tasman Drive and Centennial Boulevard.
Bicycle Circulation: Dedicated bike lanes are required along Tasman Drive. Bike routes are required along
Centennial Boulevard and Stars & Stripes Drive.
Active Frontages: These are required along Centennial Boulevard, Stars & Stripes Drive and along majority of Tasman Drive frontage. The frontages along Centennial Boulevard and Stars & Stripes are expected to be most intensive in character. Open Space & Amenities: Wide setbacks along Tasman
Drive and Centennial Boulevard shall accommodate
generous landscaping. The hotel should provide an
amenity deck above the retail podium to its tenants.
Build-To Lines & Setbacks: Build-to lines are suggested at the northwest corner of the block, framing the north/south pedestrian axis. There shall be a 20’ minimum setback from the Centennial Boulevard curbline and a 30’ minimum setback from the Tasman Drive
curbline, in order to accommodate high pedestrian
flows, significant landscaping, and outdoor dining. In
addition, there should be a 15’ minimum setback from
the Avenue B curbline, and an 18’ minimum setback
along the Stars & Stripes Drive curbline.
Building Heights: Proposed towers located on this
block have a maximum building height of 219’ above
msl consistent with ALUC regulations. Final building
mass and height will be subject to City review and
approval through the Development Area Plan process.
Service Entries: Loading dock entrances should be
located along Stars & Stripes Drive. Stars & Stripes
Drive and Avenue B may provide locations for hotel
valet/drop-off service.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

Office
Residential A residential tower may be considered inlieu of the hotel.

An office tower may be considered in-lieu
of the hotel.

TABLE 4–15: BLOCK 5B PROGRAM*
Site Coverage:
• 70 percent maximum allowable coverage
Product Showcase Product showcase venues (including auto showroom) may be considered in-lieu of
retail.

Retail 12,500
TOTAL 187,500
AREA: 6.4 Acres FAR: 0.67
BLOCK 5A
Primary Land Use Gross Area
Retail
F&B 9,000
Retail / Product Showcase 32,000
Office
Office 306,000
TOTAL 347,000
AREA: 3.3 Acres FAR: 2.30
BLOCK 5B
Primary Land Use Units Gross Area
Hotel
Hotel 400 keys 280,000
Retail
F&B 9,000
Retail 30,000
TOTAL 319,000
AREA: 2.6 Acres FAR: 2.80
BLOCK 5C
Primary Land Use Units Gross Area
Residential
Residential 200 units 200,000
Retail
F&B 7,000
TOTAL 207,000
AREA: 2.7 Acres FAR: 1.70
*PARCEL 2 - SCHEME A VARIANT
Primary Land Use Gross Area
Office
Office 423,000
Retail
Anchors 260,000
Retail 259,000
TOTAL 942,000
AREA: 60.9 Acres FAR: 0.35
*PARCEL 2 - SCHEME B
Primary Land Use Gross Area
Retail
Retail 200,000
Office
Office 2,392,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.96
118
Hotel Tower:
• 12 floors shown
• Tower faces north/south
Ground Floor:
• Significant setback for outdoor
dining along Centennial
Boulevard and Tasman Drive
• Hotel entry and porte cochere
located at corner of Stars &
Stripes Drive and Avenue B
• Access should be provided to
underground parking
• Multi-level showcase venues facing
Tasman Drive would be legible to
both pedestrians and drivers
Podium Level:
• Second floor retail and
hotel amenities
EXHIBIT 4–31: BLOCK 5B GROUND FLOOR PLAN* EXHIBIT 4–32: BLOCK 5B EXPLODED AXONOMETRIC VIEW* * The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval. Accessory uses are not depicted but may replace portions of the elements in the illustrated plan. ~ r
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119 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.18 BLOCK 5C: GATEWAY

RESIDENTIAL

BLOCK CHARACTER
The easternmost of the gateway blocks, this
block will accommodate an iconic residential
tower with active uses along the ground plane
including retail and food and beverage facing
Tasman Drive, Stars & Stripes Drive, and
Avenue B. An amenity deck is identified with
views north and east. The residential portecochere will be located along Avenue B.

KEY
Office

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: The block is suggested to be a
residential tower located above a parking podium,
incorporating ground floor retail.
Pedestrian Circulation: Sidewalks are required along
all street frontages. Generous pedestrian amenities
along Stars & Stripes Drive are suggested, due to the
adjacent Great America Light Rail Station.
Bicycle Circulation: Dedicated bike lanes are required along Tasman Drive and the north/south segment of
Stars & Stripes Drive. Bike routes are required along
the east/west segment of Stars & Stripes Drive.
Use: This block may be developed as serviced apartments associated with the hotel on Block 5B. Active Frontages: These are suggested along Avenue B
and the east/west segment of Stars & Stripes Drive.
Parking Access: The podium parking structure on the
block is accessed by the residential porte-cochere along Avenue B and by an entry on one of the other streets.
Open Space & Amenities: No significant ground floor
open spaces are suggested, aside from landscaping
along the southern edge of the block. The residential
component should provide an amenity deck above the
parking structure to its tenants.
Build-To Lines & Setbacks: Build-to lines are not
recommended for this block. There should be a 15’
minimum setback from the Avenue B curbline, and an
18’ minimum setback along the Stars & Stripes Drive
curbline. There should be a 30’ minimum setback from
the Tasman Drive curbline, accommodating additional
pedestrian amenities and/or landscaping.
Concealed & Exposed Parking: Best efforts shall be
made to conceal the podium parking structures along
its south and west frontages. Measures to conceal
parking shall be visually attractive, and may include
landscaping, visual buffering, artwork screening, or
similar forms of concealment.
Building Heights: Proposed towers located on this
block have a maximum building height of 219’ above
msl consistent with ALUC regulations. This is
suggested to include a parking podium and a tower
volume. Final building mass and height will be subject
to City review and approval through the Development
Area Plan process.
Service Entries: Loading dock entrances should be
located along the east/west segment of Stars & Stripes
Drive.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

Retail/F&B Additional retail or food and beverage
uses may be considered.

TABLE 4–16: BLOCK 5C PROGRAM*
Site Coverage:
• 70 percent maximum allowable coverage
(includes parking structure)
** Within Parcel 5, the dominant land uses on Parcels 5A, 5B an 5C are interchangeable as long as the aggregate areas of Office, Hotel and Residential are respected.

Product Showcase Product showcase venues (including auto showroom) may be considered.

There is potential to reprogram the
residential component as office over retail,
or as an office tower.

Hotel A hotel, including extended stay, may be
considered in-lieu of the residential tower.

BLOCK 5B
Primary Land Use Units Gross Area
Hotel
Hotel 400 keys 280,000
Retail
F&B 9,000
Retail 30,000
TOTAL 319,000
AREA: 2.6 Acres FAR: 2.80
BLOCK 5C
Primary Land Use Units Gross Area
Residential
Residential 200 units 200,000
Retail
F&B 7,000
TOTAL 207,000
AREA: 2.7 Acres FAR: 1.70
*PARCEL 2 - SCHEME A VARIANT
Primary Land Use Gross Area
Office
Office 423,000
Retail
Anchors 260,000
Retail 259,000
TOTAL 942,000
AREA: 60.9 Acres FAR: 0.35
*PARCEL 2 - SCHEME B
Primary Land Use Gross Area
Retail
Retail 200,000
Office
Office 2,392,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.96
120
Residential Tower:
• 11 floors of double loaded
residential shown
• Amenity deck located
above parking structure
Ground Floor:
• Residential entry and
porte cochere located along
and Avenue B
• Access should be provided
to underground parking
Podium Levels:
• Two floors of wrapped
single loaded residential
shown two floors of parking
EXHIBIT 4–33: BLOCK 5C GROUND FLOOR PLAN* EXHIBIT 4–34: BLOCK 5C EXPLODED AXONOMETRIC VIEW* * The program, plan, and exploded axonometric view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval. Accessory uses are not depicted but may replace portions of the elements in the illustrated plan.

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121 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
5 DESIGN GUIDELINES

CHAPTER
122

5.1 DESIGN PRINCIPLES

SITE PLANNING
Building Orientation:
Locate and mass buildings so as to consistently frame and define outdoor space, including sidewalks, pedestrian walkways and paseos, and public plazas. Orient buildings and their entrances to link to key outdoor spaces, including sidewalks, pedestrian walkways and paseos, and public plazas.

Parking Facilities:
Wrap parking garages with retail uses on the ground
floor where appropriate, adjacent to pedestrian zones.
Use compatible landscape treatment to break up the
expansiveness of surface parking fields, and reduce
parking’s visual and environmental impacts.
Place landscape along the street level or ground level portion of any parking structure to screen or buffer
views of that ground level from the public right-of-way. Design parking structures to minimize light trespass
from headlights of vehicles within.
Capture rooftops for renewable energy; e.g., photovoltaic panel installations that can shade upper parking decks.

Service and Loading Facilities:
Locate service, trash, and loading storage areas so that they are not visible from areas with high pedestrian
traffic. Strategies may include aggregation of services areas to serve more than one building and locating
entrances along streets less frequented by pedestrians. Servicing from street curbs or pedestrian concourses is allowed for retail zones, but limited to early morning
periods when there is no conflict with pedestrian activity or residential use. Screen service, loading, and storage areas with compatible landscape and/or architectural treatment. Screen ground level mechanical equipment from view.

ARCHITECTURAL DESIGN
Mass & Scale:
Employ simple yet varied massing. Elevation breaks
should be introduced on buildings with multiple floors. Include design features that provide pedestrian scale for lower level(s).
Consider special treatment at building corners (e.g., distinctive or strong corner massing), especially at
gateways and key intersections.

Windows:
Limit use of highly reflective exterior glazing and/or utilize bird safety treatments, consistent with Ch. 6.8 of this MCP (Bird Safety Guidelines).
Consider recessed windows to enhance façade depth
and add shadow lines.
Utilize energy efficient glazing or consider use of exterior shading on critical exposures.

Roofs:
Locate and/or screen rooftop equipment so that it is
not visible from adjacent streets or other important
pedestrian areas. Rooftop screening should be integral
to the building’s form (e.g., through the use of raised parapets, louvers, etc.)
Articulation & Fenestration:
Modulate exterior walls. Blank, unadorned walls are
to be avoided especially along streets and areas with
pedestrian traffic.
…informing choices regarding site/hardscape
elements, building massing, fenestration,
material choices and more.
Establish a clear pattern of fenestration that unifies the building, including well-marked and articulated
building and shop entrances.
Clearly differentiate main building entrances (e.g.,
entrances to upper floor office or residential) from
storefront entrances.

SIGNAGE & LIGHTING DESIGN
Signage:
Design project signage that is compatible with the
overall site design and immediate surroundings in both
scale and character, while also developing signage for
each development area.
Use signage to identify the project and reinforce placemaking, as well as to focus and guide both pedestrian and vehicular circulation throughout the project.
Include directional signs and maps that guide persons on foot to important areas of the project, outdoor gathering areas, transit nodes, parks, trailheads and major tenants.

Lighting:
Discourage illumination of an entire building or large portions of an entire building.
Locate and shield architectural lighting to minimize
glare on adjacent properties and streets. Intense architectural lighting should be limited to areas with special security needs including the pedestrian concourse and other highly active areas.
Configure interior lighting to minimize spill onto outdoor areas and to limit unnecessary glare, particularly with parking structures.
Integrate project signage and lighting. Unobtrusive
and attractive external forms of lighting are appropriate for most project sign types, although major gateway signage may incorporate more dramatic lighting displays.
123 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
These guidelines are integral in the building and
site planning of a successful urban place. The
pedestrian and public realm will be framed by
buildings and open spaces, and it will be the
arrangement of these in-between spaces that
determines the quality of the urban form as a
whole. Tenant branding elements should be
accommodated on a case by case basis.

SITE PLANNING
Building Siting & Orientation:

Buildings should be sited so that the coordinated relationship between buildings is legible and strong. The positioning of buildings on their parcels should improve pedestrian and driver visibility, ensure pedestrian comfort and human scale, provide connectivity of uses and lend to an overall sense of an orderly district.

Design Guidelines:
MU-1: Orient main building entrances toward the key
pedestrian spine / pedestrian concourse. Secondary entrances may be oriented to paseos, parking facilities, and streets.
MU-2: Building facades should respect the street and
sidewalk by building out to the property line and forming a strong visual edge along the street frontage, except, that forecourts and set back building corners should be allowed to announce building entrances, welcome pedestrians and allow more expressive building facades, and should be
viewed as consistent with the goal of developing a strong street edge.
MU-3: Situate buildings on the site so that they are
oriented to maximize daylighting opportunities and collect natural light within interior spaces.
MU-4: Position entries to buildings so that they are easily identifiable from adjoining public rights-of-ways and
primary access drives.

Vehicular Circulation & Parking:

On-site circulation and site access should provide for the safe, efficient, convenient, and functional movement of multiple modes of transportation both on and off the site to prevent pedestrian/bicycle/vehicle conflicts. The site planning process should make provision for alternate modes of transportation, including public transit, bicycles and pedestrians.

Design Guidelines:
MU-5: Provide vehicular, pedestrian, and bicycle circulation systems for safe and efficient site utilization.
MU-6: On-site circulation should be coordinated in a manner to minimize vehicle and pedestrian interaction, with a clear and hierarchical order which makes pedestrian routes and development access points visually different from vehicular parking lots, parking structures or service access points. MU-7: Pave on-site drop-off and vehicular driveways to match the material and pattern of on-site sidewalks and plazas in order to communicate a slow-speed shared pedestrian and vehicular realm.
MU-8: Enhance the intersections of gateways by incorporating wayfinding signs, accent paving, special landscaping and lighting.
MU-9: In the City Center, create compact street sections and utilize traffic calming techniques that reinforce an urban feel, while ensuring adequate accommodation for service vehicles, emergency vehicles and identified bus routes.
MU-10: Provide bicycle lockers and/or racks near building entrances. Disperse bicycle parking facilities throughout the development area located in convenient and visible areas in close proximity to primary entrances. Refer to the bicycle plan (Exhibit 3-19) in this document for more information.

CITY CENTER MIXED-USE

5.2 CITY CENTER MIXED-USE
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124
Service & Loading Facilities:

Services and loading, including trash disposal areas should be designed and located to adequately provide for commercial, hotel, entertainment, residential and office uses without impacting the visual character of the City Center Mixed-Use district.

Design Guidelines:
MU-11: Screen all mechanical equipment from view
along the public and private right-of-way. This includes back flow devices, traffic signal boxes, transformers,
meters etc, and may include planting of vegetation to
adequately screen equipment.
MU-12: Incorporate storage, trash delivery, and loading areas into the overall building form.

Site Landscape Design:

Landscaping within the City Center Mixed-Use District
should be provided to enhance development aesthetics, create a pedestrian friendly environment, provide screening and buffering, enhance connections to the public realm, provide shade, and communicate site organization and hierarchy.

Design Guidelines:
MU-13: Utilize landscaping to add texture and visual
interest at the street level. Landscaping should not
create a solid visual barrier between the public realm
and the building frontage or views into buildings at
the ground floor. Visual buffering and filtering of
windowless facades from the public right of way is
encouraged.
MU-14: Incorporate pedestrian and bicycle connections to the Guadalupe and San Tomas Aquino Creek trails.
MU-15: Encourage the use of drought tolerant, native
and adapted plant species.
MU-16: Landscaping may include any practicable
combination of shrubs, trees, ground cover, minimal
lawns, planter boxes, flowers, or fountains.
MU-17: Utilize landscaped islands and medians to
improve the definition of circulation patterns, provide shading for paved areas and beautify streets.
MU-18: Incorporate complete streets with bike lanes,
ample and cohesive street furniture, and tree canopy.

ARCHITECTURAL DESIGN
Building Massing & Form:

Building height, massing, and scale should relate to pedestrian scale in the immediate vicinity, and facilitate a hierarchical and varied aesthetic throughout the district. Modulating massing will help to reduce the mass of otherwise large buildings while maintaining visual interest. Massing should also improve site navigation and experience by incorporating landmarks to emphasize key elements such as access and
internal uses.

Design Guidelines:
MU-19: Architectural elements such as entries, porticoes, cornices, and awnings should be compatible in scale with the building massing and should not
be exaggerated or made to appear as a caricature
of a historic architectural style. Reasonable accommodation may be made for store branding elements associated with retail, food and beverage tenants.
MU-20: Multi-story buildings should contain three
parts; a base, a midsection, and a top. The different
parts should be expressed through varied detailing of
the facade and discernible vertical and horizontal offsets should be provided to reduce the visual bulk of the
building.
MU-21: Organize massing to emphasize certain parts
of the building such as entries, corners, and display
areas. Entrances should be identifiable by an accompanying modulation in massing - this may include a portion of the building with a differing building or
parapet height (above or below) and/or with a projected or recessed building massing. MU-22: Ensure that districts are compatible and
complementary in scale, massing, style, and/or
architectural materials, but retain diversity typically characteristic of the urban idiom.

Roof Forms & Materials:

Rooftops should contribute to the unified appearance
of the district. Visually clean rooftops with mechanical and service facilities kept screened, green roofs that are energy efficient, or rooftops with photovoltaics are all viable rooftop options for rooftops in this area.

Landscaping to add texture & visual interest
Identifiable entry massing
Green roof
125 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Design Guidelines:
MU-23: Use high albedo roof and paving materials
which mitigate the heat-island and embody “cool roof”
design practices. Otherwise, employ roof materials and
assemblies which utilize or capture stormwater such as
“blue roofs” or “green roofs” with drought and heat tolerant plant selections to reduce cooling and heating costs.

Rooftop photovoltaic solar panel systems are encouraged, and compatible with green roofs. MU-24: Roofs should be designed as an integral component of building form, mass, and facade. MU-25: Integrate varied roof lines through the use of sloping roofs, modulated building heights, setbacks, or innovative architectural solutions.
MU-26: Within a block or district, rooftop materials
should be limited in design complexity and in the number of colors; moreover, their material should be specified as an integral and unobtrusive part of a limited palette for the entire building.
MU-27: Locate and/or screen rooftop equipment so that it is not visible from adjacent streets. Rooftop screening should be integral to the building’s form (e.g., through the use of raised parapets, louvers, etc.)
Building Articulation & Fenestration:

Articulation and fenestration should communicate clear
points of entry and contribute to the overall visual aesthetic and apparent accessibility of each building.

Design Guidelines:
MU-28: Promote pedestrian activity by providing a
primary entry that fronts a public right-of-way.
MU-29: Incorporate windows and doors with well-designed trims, recesses and details as character defining features to reflect an architectural style or theme consistent with other facade elements and building
architecture.
MU-30: At entrances and openings, include overhead
architectural features, such as awnings, canopies, trellises or cornice treatments that provide shade, weather protection, and reduce daytime heat gain, especially on south-facing facades.

Architectural Details:

Enrich the pedestrian and site occupant experience at
the street level by providing a ground level facade that relates to a more detailed human scale, that is accessible, and facilitates retail and commercial activity. An active, safe, and enjoyable street environment depends
on buildings that connect and interact with the pedestrian realm when they meet the ground.

Design Guidelines:
MU-31: Design storefronts with a focus on window
design that creates a visual connection between the
interior and exterior.
MU-32: Ensure that commercial ground floor uses
provide clear and unobstructed windows (not precluding
tree planting), free of reflective coatings and exterior mounted gates and security grills. Ensure that landscaping does not create a barrier between pedestrians and the building frontage, nor views into buildings at
the ground floor.
MU-33: Provide shelter from the sun and rain for pedestrians along the public right-of-way where the buildings meet the sidewalk. Extend overhead cover across sidewalks and/or driveways or provide architecturally
integrated awnings, arcades, and canopies.

Building Materials & Colors:

These guidelines are intended to ensure the appearance
of a high-value, high-quality district that is both cohesive and visually interesting. Basic harmony of architecture shall be developed to promote the quality and attractiveness of the mixed-use environment.

Design Guidelines:
MU-34: A clear visual division between upper and lower floors should be incorporated by changes in materials
and colors, or building modulation, and by the use of
canopies and awnings.
MU-35: Introduce transparency along sidewalks (with
the exception of street trees) and paths, especially in proximity to store entrances; generous storefront window and displays are encouraged. MU-36: Treat all facades of the building with appropriate level of architectural detail and articulation.

Building elevations, whether such elevations function as the front, side, or rear of the building, should be architecturally detailed to avoid the appearance of once being the “back of the building”.

Modulated roofline with varied setbacks
Architectural canopy provides shade and reduces heat gain Clear visual division between upper & lower floors
126
MU-37: Minimize the number of colors appearing on a
structure’s exterior.
MU-38: Exterior materials shall be of natural finish, factory coated, stained, integrally colored, or otherwise suitably treated, avoiding field applied coatings where practical. High gloss finishes should be of limited area only.
MU-39: Large expanses of smooth material should be
broken up with expansion joints, reveals or changes in
texture and color. Expanses of highly reflective surfaces and mirrored glass walls are strongly discouraged.
MU-40: Storefront windows should be transparent
and not be obstructed or coated with any material to
preclude visibility within the interior space that is not of a decorative or photographic medium.

Parking Structures:

Parking structures are secondary structures and should
only contribute to the pedestrian comfort of the City
Center Mixed-Use District, providing the requisite
amount of space without overwhelmingly impacting the
massing, order, and visual reading of the district.

Design Guidelines:
MU-41: Use landscape features and wall art to screen
parking structures. Trees, shrubbery, planter boxes,
climbing plants, vines, green walls, or berms can be
used to soften views from the public right-of-way and art to create visual interest and detract from use.
MU-42: Design parking structure facades with attractive entrances, varied building materials, or screening to provide visual interest.
MU-43: Laminate or wrap parking facilities with active uses such as retail spaces or conveniences other than
parking (such as bicycle lockers or bike-sharing).

SIGNAGE & LIGHTING DESIGN
Site Signage:

Signage packages for each land use area shall be prepared to improve the streetscape experience and uniformly communicate key information without creating visual clutter. Signs shall be designed as a ‘family’, incorporating similar, compatible materials that reinforce the design and style of the project architecture.

Signs will be consistent with the applicable Comprehensive Sign Program approved pursuant to Section 7.1 of this MCP.

Design Guidelines:
MU-44: Include signage at height and of a size that is visible to pedestrians and facilitates access to the building entrance. Allow LED/digital signage in City Center (subject to City review and approval through the DAP
process).
MU-45: Signs shall incorporate materials, colors,
and designs that are compatible with the associated
structures.
MU-46: Window signage is limited to individual tenant name only.
MU-47: Individually cut lettering visible at a distance and made of durable material is encouraged, while
small, undifferentiated, and flush lettering with weak
coloring is discouraged.

Site Lighting:

Lighting shall be essentially and efficiently used to provide illumination for safety without intruding on adjacent properties, the public right-of-way., or the night sky. Site lighting shall be architecturally compatible and consistent in design between parcels, and shall be consistent with the guidelines of Section 7.8 Bird-safe lighting measures shall be integrated into the design, consistent with Section 6.8 (Bird Safety).

Design Guidelines:
MU-48: Poles and fixtures should be designed to be
pedestrian scaled and architecturally compatible
with structures and all other lighting fixtures on-site.

Lighting within the public realm shall have a theme.
MU-49: Select and locate all lighting fixtures to shield or confine light spread within a site’s boundaries.
MU-50: To facilitate security, specify lighting levels that are adequate for visibility, but not overly bright. All building entrances, pedestrian pathways, and parking
facilities should be well-illuminated.
MU-51: To the extent consistent with the normal and
expected operations of the office, hotel, retail, food/beverage, entertainment and residential uses of the project, take appropriate measures to turn unnecessary lighting
off at night, especially during bird migration season
(February–May and August–November), including, to
the extent feasible, the use of motion sensor lighting, automatic lighting shut-off mechanisms, and installation of downward facing exterior lighting.

Parking garage wrapped with retail
Durable, individually cut letters, with strong color contrast Pedestrian scaled light fixtures
127 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
The City Center Northwest Office Design
Guidelines will be essential in creating a thriving
office component for CityPlace. The guidelines
will aid in the creation of a cohesive public realm
with a clear overall aesthetic. A successful work
environment depends widely on its inviting,
comfortable, and easily accessible surroundings
and buildings.

SITE PLANNING
Building Siting & Orientation:

Buildings within the City Center Northwest Office
District may be organized either as an open tenant
office park, a secure office campus, or as a combination of multiple uses. These buildings should be sited so
that the coordinated relationship between buildings
is legible and strong. The positioning of buildings on
their parcels should improve pedestrian and driver
visibility, ensure pedestrian comfort and human scale,
provide connectivity to adjacent uses and lend to an
overall sense of an orderly district.

Design Guidelines:
CCO-1: Provide human scaled blocks that allow convenient pedestrian access and connectivity throughout the district.
CCO-2: Locate and mass buildings to consistently
frame and define public space. An especially strong
relationship between the building and street is
encouraged.
CCO-3: Use strong identifiable architectural forms at building corners, especially to mark gateways and key
intersections.
CCO-4: Orient main building entrances, lobbies and
ground floor auxiliary uses like cafes so that they open onto pedestrian space, including sidewalks, paseos and
active areas.

Vehicular, Pedestrian, & Bicycle
Circulation:

On-site circulation and access systems should provide
for the safe, efficient, convenient, and functional movement of multiple modes of transportation both on and off the site.

Design Guidelines:
CCO-5: Emphasize safe and comfortable pedestrian/
bicycle movement throughout the district, whether the
district is an open campus or a secure closed campus.

Sidewalks and paths should incorporate amenities
while connecting important adjacent uses and public
spaces.
CCO-6: Introduce traffic calming measures where
pedestrian activity will be greatest, including curb
bulb-outs, enhanced crosswalks, and on-street parking
and landscaping.
CCO-7: Create strong pedestrian connections to neighboring blocks through scaled gateway entry markers, landscaping, lighting, and specialty paving for crosswalks at primary intersections. CCO-8: Incorporate bicycle facilities (lockers and/or racks) near important building entrances.

Service, Loading Facilities & Mechanical
Equipment:

Services and loading including trash disposal and service yards shall be designed and located to adequately provide for their associated developments without impact to the visual character of the City Center Northwest Office
District.

5.3 CITY CENTER N-W OFFICE

DESIGN GUIDELINES

CITY CENTER NORTHWEST OFFICE
128
Design Guidelines:
CCO-9: Locate service, loading, and storage facilities (including refuse/recycling areas) away from streets, public spaces, and adjacent sensitive land uses. These facilities should not face public streets, and where they do face
public streets, they shall be shielded from public view. . CCO-10: Screen ground-level mechanical and electrical equipment and service areas from view. Cohesive architectural treatment is strongly recommended; dense landscape treatment and physical screening may also
serve as an effective screen.
CCO-11: Intrusion of service, loading, and storage
areas into open spaces, such as landscape buffers and
required setbacks, is prohibited.

Site Landscape Design:

Landscaping within the City Center Northwest Office
District should be provided to enhance development
aesthetics, create a pedestrian friendly environment, and provide an overall enriched and finished landscape look.

Design Guidelines:
CCO-12: Introduce landscape features and plantings that are scaled to surrounding streets, outdoor spaces, and
buildings. Include tree canopies.
CCO-13: Use a rich coordinated palette of landscape
materials to provide scale, texture, and color.
CCO-14: Utilize hardscape/paving materials that are
compatible with their surroundings, and enhance the
building and landscape design. In particular, decorative paving may be used to highlight key pedestrian areas,
including plazas, intersections, and crosswalks.
CCO-15: Emphasize plants that are adapted to the
local climate. Native and drought tolerant plants are
preferred.
CCO-16: Landscape all open areas not used for buildings, drives, parking structures, or pedestrian amenities.

Landscaping may include any practicable combination
of shrubs, trees, ground cover, minimal lawns, planter
boxes, flowers, or fountains that reduce dust and other pollutants.

ARCHITECTURAL DESIGN
Building Massing & Form:

Modulating massing will maintain visual interest and
help to reduce the apparent mass of office buildings
and other potential land uses that may be typical in
the City Center Northwest Office District. Massing
should also improve site navigation and experience by
emphasizing key elements such as access and internal
uses.

Design Guidelines:
CCO-17: Accentuate important locations, especially
entries through architectural massing.
CCO-18: Create a varied skyline with strong forms
(i.e., towers, domes, extruded roof forms and rotundas), especially at corners.
CCO-19: Encourage massing changes and architectural articulation to provide visual interest and texture facing streets and public spaces.
CCO-20: Reinforce a strong corner condition at street intersections.
CCO-21: Define a base, middle, and cap in order to
clearly define building form.
CCO-22: Make the ground floor taller than typical
upper stories.

Roof Forms & Materials:

Rooftops should contribute to the unified appearance
of the development, the energy and efficiency of each
building, and the visual cleanliness from higher areas, ground level, and other buildings and roadways. Green
roofs that are energy efficient or rooftops with photovoltaics are also welcome in this area.

Design Guidelines:
CCO-23: Express roofs in a visually interesting manner that complements the building. Flat, unarticulated
expressions are discouraged. Rooftop photovoltaic solar panel systems are encouraged, and can provide the
added benefit of shading for parking structures.

Rich,coordinated landscape adding texture and color
Visually interesting rooftop
Clearly articulated building entrance
129 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
CCO-24: Complement the composition of the building,
varying the roof form in accordance with the building’s massing.
CCO-25: Locate and/or screen rooftop equipment so
that it is not visible from adjacent streets, sidewalks, or open space. Rooftop screening should be integral
to the building’s form (e.g., through the use of raised parapets, louvers, etc.).

Building Articulation & Fenestration:

Clear marked points of entry, overall visual readability, and perceptible accessibility all become well defined through articulation and fenestration of the building
within the City Center Northwest Office District.

Design Guidelines:
CCO-26: Utilize major articulation of the facades at corners and areas around entries. CCO-27: Use fenestration, as well as changes in wall
plane, material, texture, color, etc., to create shadow lines and articulate building walls. Deep wall openings are encouraged.
CCO-28: Introduce three-dimensional interest at the
street level. In general, buildings should provide transparent views into their entrance lobbies, and commercial/retail spaces.

Architectural Details:

Architectural details enrich the pedestrian experience
especially at the street level where the facade relates at a more human scale that feels familiar and accessible
for the pedestrian.

Design Guidelines:
CCO-29: Emphasize architecture that enhances the
pedestrian experience by providing street level details and amenities.
CCO-30: Design buildings to be architecturally differentiated from their neighbors yet be complementary to their materials, colors, and scale.
CCO-31: Provide shade along pedestrian paths for comfort through awnings, canopies, etc.

Building Materials & Colors:

Building materials and finish guidelines are intended
to ensure the appearance of a high-value, high-quality Office Campus that is both cohesive and visually interesting. Basic harmony of architecture shall be
developed to promote the quality and attractiveness of
the business environment.

Design Guidelines:
CCO-32: Building exterior materials should be a natural finish, factory coated, stained, colored, or otherwise suitably treated. High gloss finishes should be of limited area only.
CCO-33: Treat all facades of the building with an equal level of architectural detail and articulation.
CCO-34: Choose material and color palettes such that
the majority of colors for new buildings are compatible with the materials and colors of adjacent structures.

Parking Structures:

Parking structures offer a great opportunity to implement renewable energy collecting photovoltaic panels (PV) within the City Center Northwest Office District;
these elements provide shade and visually show the
commitment CityPlace has to sustainability. PV installations are not incompatible with green roofs, which are also encouraged.

Design Guidelines:
CCO-35: Screen cars through measures attached to the
exterior of garages, such as latticework, sheer panels, art panels, or the use of vertical gardens.
CCO-36: Encourage structured parking where the
height of the parking garage does not significantly exceed the height of the principal buildings that it serves. CCO-37: Structures should architecturally complement
surrounding buildings.
CCO-38: Interior walls and ceilings should be painted a light color to improve illumination.

Transparent entry offers views into lobby
Neutrally colored quality materials
Vertical garden on parking garage to screen cars
130
Illuminated steps for safe pedestrian movement
CCO-39: Parking should appear inconspicuous and
visually screened or softened from public streets and
adjoining properties by planting of trees and shrubs.

SIGNAGE & LIGHTING DESIGN
Site Signage:

Office building signage shall be an integrated and cohesive part of the building architecture. Signage shall be made of compatible materials that reinforce the
design style of the overall district. Signs will be consistent with the applicable Comprehensive Sign Program approved pursuant to Section 7.1 of this MCP.

Design Guidelines:
CCO-40: Provide signage that is compatible with the
streetscape, the building materials and overall design
aesthetic.
CCO-41: Construct signs of durable, high-quality materials that suggest permanence. CCO-42: Identity signage should be sufficiently visible from surrounding public streets so that site entrances can be readily identified by both pedestrians and persons in vehicles.
CCO-43: Discourage signage that obscures architectural features, such as vertical piers, trim work, etc. CCO-44: Multiple Tenant Signage - Allow the ability for multiple office tenants to integrate tenant signage on
facades and roof, subject to City Review and approval
as part of the DAP process.

Site Lighting:

Lighting shall be efficiently used to provide illumination for the security and safety of workers and visitors without intruding on adjacent properties. Spill will be limited on off-site right-of-ways, and shall be consistent with the guidelines of Section 7.8. Bird-safe lighting
measures shall be integrated into the design, consistent with Section 6.8 (Bird Safety).

Design Guidelines:
CCO-45: Select exterior lighting fixtures that are pedestrian scaled and compatible with the architectural design.
CCO-46: Locate and shield architectural lighting to
minimize glare on adjacent properties and streets.

Intense architectural lighting is discouraged. Limit exterior light spill from interior office lighting and utilize nighttime lighting curfews where appropriate.
CCO-47: Complement the lighting employed for surrounding streetscapes and landscape. CCO-48: Illuminate all building entries, walkways,
steps or ramps along pedestrian routes.
CCO-49: Provide only as much light/illumination as
necessary to provide safety and security of the City
Center Northwest Office Zone.
131 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
These guidelines will be integral in the
building and site planning of a successful work
environment. Connectivity between buildings,
ample outdoor recreation areas, proper lighting
for safe pedestrian travel, outdoor furniture,
and landscaping will all help to construct
an enjoyable office or light manufacturing
campus. These guidelines are intended to
be applicable to multiple office typologies
including: multi-tenant office parks, a single
tenant open corporate campus and a closed
(secure) corporate campus. The potential
also exists for a dedicated campus that will
integrate multiple parcels into a single secured
campus of office or light manufacturing.

SITE PLANNING
Building Siting & Orientation:

Buildings within Parcels 1, 2 & 3 may be organized
either as an open tenant office park, a secure office
campus, or as a combination of multiple land uses.

Buildings should be sited so that the coordinated
relationship between buildings is legible and strong.

Arrangement of buildings on their parcels should be
designed to improve pedestrian connectivity and driver
visibility, ensure pedestrian comfort and human scale,
and lend to an overall sense of an orderly district.

ALTERNATIVE DEVELOPMENT
FRAMEWORK POTENTIAL:

The policy statements and design principles expressed
in this section are focused on office campus development consisting primarily of an open campus single or multi-tenant use. It is recognized that numerous
other forms of office campus development are being
incorporated throughout the region, and are designed
to meet the specific operational needs and desires of
cutting edge high-tech companies and industries. As
site development is anticipated over many years, both
the City and the developer desire enough flexibility
to incorporate many different campus design configurations that attract a variety of tenants and building typologies. Therefore, specific campus typology and
design configuration for each development area will be
submitted in each DAP application.

Design Guidelines:
OC-1: Situate buildings on-site so they are oriented
to maximize daylighting opportunities and optimize
natural light within interior work spaces.
OC-2: Explore opportunities to group buildings so as
to frame and share active pedestrian and communal
outdoor gathering spaces.
OC-3: Building setbacks should be varied to enhance
visual interest along the streetscape.
OC-4: Position entries to buildings so that they are
easily identifiable from adjoining rights-of-way and
primary access drives.

Vehicular, Pedestrian, & Bicycle
Circulation:

The on-site circulation and access system should provide for the safe, efficient, convenient, and functional movement of multiple modes of transportation both
on and off the site to avoid pedestrian/bicycle/vehicle conflict.

Design Guidelines:
OC-5: Pedestrian linkages shall be provided between
the Office Campus District and City Center Mixed-Use
District to promote shared use of all districts within
the development.
OC-6: Provide plazas at primary building entrances as a means of distinguishing them from secondary and
service entries.
OC-7: Provide pedestrian connections from building
entries and required exits to walkways that adjoin
on-site parking structures and/or surface lots. Where
provided, these pedestrian connections should have a
different ground material and color to the adjoining
surface.

5.4 OFFICE CAMPUS DESIGN

GUIDELINES

OFFICE CAMPUS
132
OC-8: Provide bicycle lockers and/or racks near
building entrances. Disperse bicycle parking facilities throughout the Campus located in convenient and visible areas in close proximity to primary entrances (see Exhibit 3-19 for more information).

Service, Loading Facilities & Mechanical
Equipment:

Service and loading areas should be designed and
located to adequately provide for their associated
developments without impact to the visual character of
the Campus District.

Design Guidelines:
OC-9: Place loading docks, outside storage, and service areas in areas of low visibility such as at the side or rear of buildings.
OC-10: Locate transformers away from major pedestrian routes and outdoor employee areas. OC-11: Screen all mechanical equipment from view
along the public and private right-of-way. This includes back flow devices, traffic signal boxes, transformers,
meters etc., and may include planting of vegetation to
adequately screen equipment.
OC-12: Hide trash enclosures within parking garages,
lots, or buildings so that they are not visible to passersby. Screen outdoor standalone trash enclosures using walls consistent with the architectural character of the overall campus, and locate them so that they are out of the line-of-sight from crosswalks or sidewalks.

Site Landscape Design:

Landscaping within the Campus should be provided
to enhance the overall aesthetic, create a pedestrian
friendly environment, provide screening and buffering
where necessary, enhance connections to the public
realm, provide shade, and communicate hierarchy.

Design Guidelines:
OC-13: Paving of sidewalks, plazas, and pedestrian
surfaces should be differentiated at primary building
entries and on-site employee break areas.
OC-14: Incorporate on-site plazas and courtyards. These should be functional, well-defined spaces that reinforce the social life of the employees within the Office Campus District.
OC-15: A variety of planting materials and plant heights should be provided in landscaped areas. Appropriate
planting includes: drought tolerant trees, shrubs,
groundcovers, and accent plants and flowers of varied
heights and textures.
OC-16: Introduce pedestrian and bicycle linkages between open spaces and the various districts. OC-17: Furnish outdoor employee areas with amenities
such as benches, landscaping, and/or recreational areas.

These outdoor spaces shall be functional and not appear as leftover spaces.
OC-18: Outdoor seating areas should include permanent shade from trees, structures, trellises, pergolas, or canopies to effectively reduce heat gain and employee
discomfort.

ARCHITECTURAL DESIGN
Building Massing & Form:

Building height, massing, and scale should relate to
pedestrian scale in the immediate vicinity. In the case of an open tenant office park, a secure office campus, or as a combination of multiple land uses, modulating building
massing will help to reduce the apparent mass of otherwise large buildings typical of an primarily office development, while maintaining visual interest.

Design Guidelines:
OC-19: Architectural elements such as entries, porticoes, cornices, and awnings should be compatible in scale with the building massing.
OC-20: Introduce significant vertical and horizontal
offsets to reduce visual bulk. Exterior wall planes should be varied in height, depth, and direction.
OC-21: Organize massing to emphasize entries, corners, or working spaces.
OC-22: Ensure that buildings are compatible in scale
with existing structures in the immediate vicinity.

Functional, well landscaped, on-site courtyard
Emphasize internal uses through thoughtful building massing Visually interesting sloping roof form
133 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Roof Forms & Materials:

Rooftops should contribute to the unified appearance
of each development, the energy efficiency of each
building, and the visual cleanliness from higher areas, ground level, and other buildings and roadways.

Design Guidelines:
OC-23: Integrate varied roof lines through the use of sloping roofs, modulated building heights, setbacks, or innovative architectural solutions.
OC-24: Express roofs in a visually interesting manner that complements the composition of the building and creates added interest to the building profile.

Sculptural roof forms are permitted.
OC-25: Use high albedo materials which mitigate the
heat island and embody “cool roof” design practices.

Employ roof materials and assemblies which utilize
or capture stormwater such as “blue roofs” or “green
roofs” with drought and heat tolerant plant selections
to reduce cooling and heating costs. Rooftop PV solar
panel systems are encouraged on all structures.
OC-26: Locate and/or screen rooftop equipment so that it is not visible from adjacent streets, sidewalks, or
open space. Rooftop screening should be integral to the building’s form (e.g., through the use of raised parapets, louvers, etc.) Building Articulation & Fenestration:

Articulation and fenestration should communicate
clear points of entry and contribute to the overall
visual legibility and apparent accessibility of each
building.

Design Guidelines:
OC-27: Introduce major and minor projecting features as part of a harmonious design.
OC-28: Promote pedestrian activity by providing a primary entry that fronts a right-of-way or has a framed view from a right-of-way.
OC-29: Modulate exterior walls. Blank unadorned wall
surfaces are to be avoided, especially along streets.
OC-30: At entrances, openings, and south facing facades include overhead architectural features, such as awnings, canopies, trellises or cornice treatments that provide
shade to reduce daytime heat gain and cooling loads.

Architectural Details:

An active, safe, and enjoyable street environment depends on buildings that connect and interact with the pedestrian realm. Ground floor details in particular
play a large role in providing pedestrians with a pleasant urban experience.

Design Guidelines:
OC-31: Provide highly visible and readily identifiable public building entrances. Along with changes in building form, entrances may be expressed through special materials and/or detailing.
OC-32: Introduce elements that establish a comfortable transition between indoors and outdoors, for example,
canopies, awnings, trellises or similar features.
OC-33: Ensure that all sides of an office building are highly articulated. Blank or monotonous wall surfaces
should be avoided.
OC-34: Incorporate design elements that offer a human dimension, such as frequent entries, landscaping, exterior light fixtures, awnings and overhangs.

Building Materials & Colors:

Building materials and finish guidelines are intended
to ensure the appearance of a high-value, high-quality
Campus that is both cohesive and visually interesting.

Basic harmony of architecture should promote the
quality and attractiveness of a working environment.

Design Guidelines:
OC-35: Building exterior materials should be of natural finish, factory coated, stained, integrally colored,
or otherwise suitably treated. Use of glossy finishes
should be restricted to limited areas. Extensive use of reflective glazing should be avoided.
OC-36: Treat all facades of the building with an equal level of architectural detail and articulation.
OC-37: Choose material and color palettes such that
the majority of colors for new buildings are compatible and complementary with the materials and colors of
adjacent structures.

Incorporates awnings & canopies as part of a harmonious design Incorporates human-scaled elements (i.e., exterior lights & overhangs) All facades treated with architectural detail
134
Parking Structures:

Parking structures should only contribute to the
pedestrian comfort and human scale of the Campus,
providing the requisite amount of space without overwhelmingly impacting the massing, order, and visual reading of the area.

Design Guidelines:
OC-38: Landscape features such as trees, shrubbery,
planter boxes, climbing plants, vines, green walls,
or berms should be placed along the street level or
ground level portion of any parking structure to screen or buffer views of that ground level from the public
right-of-way.
OC-39: Exterior walls of parking structures should
have an open-air design with the first floor (ground
level) walls being a maximum of three feet high (except for sheer panels).
OC-40: Include moderately scaled canopy trees within
surface parking lots and landscaped parking strips.
OC-41: The design of parking structures should
integrate high quality and permanent materials.

Automobiles within the parking structure should be
screened from view where possible with art walls, cascading landscaping, or other suitable screening. OC-42: On-site parking structures should not be significantly taller than adjacent buildings. OC-43: Wayfinding graphics and lighting within and
surrounding parking structures should encourage safe
and effective pedestrian and vehicular entry and exit
movement patterns.
OC-44: Incorporation of photovoltaic panels into parking structure design is encouraged.

SIGNAGE & LIGHTING DESIGN
Site Signage:

Building signage shall improve the streetscape experience and uniformly communicate information without creating
visual clutter. Signs shall be designed as a ‘family’, incorporating similar, compatible materials that reinforce the design style of an overall district or a specific office campus. Signs will be consistent with the applicable Comprehensive Sign Program approved pursuant to Section 7.1 of this MCP.

Design Guidelines:
OC-45: Mark district thresholds with distinctive public signage and/or graphics.
OC-46: Signs should be sufficiently visible from public streets so that site entrances can be readily identified by both pedestrians and persons in vehicles.
OC-47: Utilize signage materials, colors, and designs that are compatible with the associated structures.
OC-48: Individually cut lettering visible at a distance and made of durable material is encouraged.
OC-49: Flashing or moving signs are not permitted.
OC-50: Multiple Tenant Signage - Allow the ability for multiple office tenants to integrate their signage on
facades, subject to City Review and approval as part of the DAP process.

Site Lighting:

Site Lighting shall be efficiently used to provide illumination for security and safety without intruding on adjacent properties. Lighting shall be architecturally
compatible and consistent in design within parcels or
office campuses, and shall be consistent with the guidelines of Section 7.8. Bird-safe lighting measures shall be integrated into the design, consistent with Section

6.8 (Bird Safety).

Design Guidelines:
OC-51: Site lighting should provide consistent levels of illumination, avoiding pockets of very high or low levels of illumination.
OC-52: Provide only as much light/illumination as necessary to provide safety and security of the area. OC-53: Use ornamental lighting, bollard fixtures, or
other low-level elevation fixtures to identify and to
highlight pedestrian walkways, plazas, drop-off areas,
and pedestrian paths at entrances to office buildings.
OC-54: Illuminate all pedestrian routes, including
walkways, steps or ramps.
OC-55: Provide separate, pedestrian scaled lighting for all pedestrian ways through surface parking lots.

Green parking garage screening
Parking structure with rooftop solar panels
Well lit pedestrian walkways
135 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
The Retail Center Design Guidelines will be
key in the success of CityPlace. Buildings,
open spaces, wide sidewalks, and paseos
will all aid in the creation of a unique urban
retail environment. Designing a cohesive
public realm will help in facilitating a quality
development as a whole.

SITE PLANNING
Building Siting & Orientation:

The building street relationship should be apparent
and strong. Arrangement and orientation of buildings
should promote sustainable measures such as optimal
direction for use of photovoltaic panels or orientation to minimize heat gain from the sun.

Design Guidelines:
RC-1: Establish a consistent “street wall” with continuous retail frontage. Minor modulations will accommodate recessed shop entrances, “eroded” building corners, etc.
RC-2: Locate and mass buildings so as to consistently frame and define outdoor space, including sidewalks,
pedestrian walkways and paseos, and public plazas.
RC-3: Reinforce the edges of on-site open spaces.

Building placement should delineate the size and area
of the green space.
RC-4: Orient major anchors for heightened visibility
from adjacent parcels and from Tasman Drive and Lick
Mill Boulevard.

Vehicular, Pedestrian, & Bicycle
Circulation:

Site planning should make on-site circulation and
parking fields safe, efficient, convenient, and functional while moving multiple modes of transportation seamlessly throughout.

Design Guidelines:
RC-5: Position on-site parking facilities to minimize their visual impact on the street. Where feasible, parking facilities should be located interior to the block. RC-6: Mask parking structures through design, art,
and/or landscaping.
RC-7: Use compatible landscape treatment to break up
the expansiveness of parking fields, and reduce parking’s visual and environmental impacts. RC-8: Provide a landscape buffer where a parking field fronts the street. The buffer should have a depth of
at least five feet, measured from the rear edge of the
sidewalk.
RC-9: Provide bicycle lockers and/or racks near
building entrances. Disperse bicycle parking facilities throughout the retail center located in convenient and
visible areas in close proximity to primary entrances.

Refer to the bicycle plan in this document for more
information.

Service & Loading Facilities:

The visual character of the Retail Center should not be impacted by service, trash disposal, loading, and storage facilities. Service areas and facilities should integrate into the design while being positioned, screened and scaled appropriately for an overall high-quality
appearance.

5.5 RETAIL CENTER DESIGN

GUIDELINES

RETAIL CENTER
136
Design Guidelines:
RC-10: Locate service, loading and storage areas so
that they are not readily visible from the public rightof-way and areas with high pedestrian traffic. In general, these areas should be located behind the building. RC-11: Screen ground level mechanical and electrical
equipment (including meters, back flow devices, transformers etc.) from public view. Cohesive architectural treatment is recommended, although dense landscape
may also serve as an effective screen.
RC-12: Screen service, trash disposal, loading, and
storage areas with compatible landscape and/or architectural treatment. The intrusion of service, loading and storage areas into open spaces such as landscape
buffers and required setbacks is prohibited.

Site Landscape Design:

Landscape within the Retail Center should enhance
the development aesthetic, create a pedestrian friendly environment, and aid in creating connections throughout the Retail Center.

Design Guidelines:
RC-13: Enrich outdoor pedestrian areas with decorative paving, overhead cover, outdoor furniture, and pedestrian- scaled lighting. A high level of amenity is desired throughout the Retail Center.
RC-14: Plant canopy trees within off-street parking
lots, providing protection from sun and wind, and
reducing urban heat island effect.
RC-15: Rely on simple, bold, and easy to maintain
landscape planting schemes, typically using native and
drought tolerant species.
RC-16: Provide special landscape treatment at major
focal points, entryways, and major pedestrian gathering areas. These areas may incorporate water features, specimen trees, accents plantings, landscape lighting,
decorative hardscape, etc.
RC-17: Use plantings to: reduce architectural scale,
enliven blank or unadorned walls, and screen service
facilities.
RC-18: Irrigate all permanently landscaped areas with an underground recycled water irrigation system,
operated by an automatic controller. Utilize native and adapted plantings that would not require permanent
irrigation systems in appropriate areas.

ARCHITECTURAL DESIGN
Building Massing & Form:

Modulating building mass will help to provide visual
interest and aid in site navigation through the emphasis of key elements such as entries.

Design Guidelines:
RC-19: Employ simple, yet varied, massing. Elevation
breaks should be introduced on buildings over a single
story, and single story buildings with substantial or
elongated building walls.
RC-20: Introduce articulated sub-volumes as necessary to provide a transition to an adjacent structure that is smaller in scale.
RC-21: Consider special treatment at building corners and building entrances (e.g., distinctive or strong
corner massing), especially at gateways and key
intersections.

Roof Forms & Materials:

Rooftops should contribute to the unified appearance of the each district. Visually clean rooftops with mechanical and service facilities kept screened, or rooftops with photovoltaics and/or greenroofs are all viable rooftop
options.

Design Guidelines:
RC-22: Complement the composition of the building by
varying roof form in accordance with the building’s
massing.
RC-23: Treat building’s roof line in a visually interesting manner. Sculptural roof forms are generally encouraged, while flat roof forms should incorporate a
strong and attractively detailed cornice or parapet.

High level of pedestrian amenity
Building massing as special corner treatment
Modulated building massing provides interest
137 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
RC-24: Locate and/or screen rooftop equipment so that it is not visible from adjacent streets, sidewalks, or
open space. Rooftop screening should be integral to the building’s form (e.g., through the use of raised parapets, louvers, etc.) Building Articulation & Fenestration:

Articulation and fenestration of the facade help to create “architecture of mass” that provides deep openings, shadow lines, and details enhanced by the sun.

Design Guidelines:
RC-25: Establish a clear pattern of fenestration that unifies the building, including well marked and articulated building and shop entrances. RC-26: Modulate exterior walls. Blank, unadorned
walls are to be avoided unless screened by landscaping, especially along areas with high levels of pedestrian
traffic.
RC-27: Consider recessing windows to create depth and shadow lines.
RC-28: Utilize a high degree of ground floor transparency where appropriate. RC-29: Storefront windows should be transparent and
not be obstructed or coated with any material to preclude visibility within the interior space that is not of a decorative or photographic medium.

Architectural Details:

Details, especially at street level, enrich the pedestrian experience providing eye-level features at a human
scale that feel familiar, accessible, and facilitate retail and commercial activity.

Design Guidelines:
RC-30: Introduce architectural details and elements
that provide visual relief for example, pilaster, course lines, window heads and sills brackets, cornices, etc.
RC-31: Encourage details that modulate the light and
show evidence of artistry and craft.
RC-32: Allow for creativity and individual expression in storefront design, provided that each storefront is
compatible with the overall building design.
RC-33: Ensure that architectural features are integral and contribute to a harmonious design. Ornamentation
and features that appear tacked-on or are artificially
thin are discouraged.
RC-34: Encourage inviting entries and expansive storefront windows with engaging displays that add to the adjacent pedestrian areas.
RC-35: Introduce pedestrian scaled details at street
level. Canopies, awnings and overhangs are especially
appropriate as climate protection, and at building and
shop entrances.
RC-36: Continue design elements and detailing (e.g.,
trim details, materials) around the entire structure,
and especially along elevations that are readily visible to the public.

Building Materials & Colors:

The material and color guidelines are intended to provide a uniform character and complimentary material relationship between buildings, promote the perception
of strength and permanence of buildings, while maintaining appropriate variety for design flexibility.

Design Guidelines:
RC-37: Use materials and colors that will enhance a
building’s visual quality, requiring compatible materials on all sides. RC-38: Emphasize especially durable and high quality
materials at the street level. Materials such as stone, wood, tile, terra-cotta, concrete, metal and glass may
be introduced as part of the facade treatment, and to
break-up the predominance of a single material such as
cement plaster.

Architectural details provide visual relief
High degree of transparency and high quality materials
High quality signage that is compatible in scale and character with the building facade
138
RC-39: Choose a color palette that offers visual simplicity and harmony, generally emphasizing light, neutral colors. The use of bright or intense colors should normally be limited to an accent within a carefully
balanced color scheme; for example, to help articulate
the facade, highlight building features, or add visual
interest.
RC-40: Discourage the use of reflective, opaque or highly-tinted glass.

SIGNAGE & LIGHTING DESIGN
Site Signage:

Signage shall add to the pedestrian streetscape experience and uniformly express information without creating visual clutter or confusion. Signs shall be thought of as a “family” and incorporate a similar “language”
when it comes to materials and colors, etc. Signs will
be consistent with the applicable Comprehensive Sign
Program approved pursuant to Section 7.1 of this MCP.

Design Guidelines:
RC-41: Signs shall be consistent with the applicable
Comprehensive Sign Program approved pursuant to
Section 7.1 of this MCP.
RC-42: Design signs that complement one another rather than compete with one another. RC-43: Conceive of signs as an integral part of building facade. Tenant signage shall be compatible in scale
and character with the building and storefront design.

Nonetheless, encourage high quality, innovative and
expressive tenant signage.
RC-44: Tenant identification signage shall be appropriately scaled to fit the storefronts, with tenant branding elements reasonably accommodated.
RC-45: Place signs in accordance with facade rhythm,
scale and proportion. Signs shall not obscure architectural features such as vertical piers, trim work, ornamental features, etc.

Pedestrian scaled and compatible light fixtures
RC-46: Construct signs of high quality and durable
materials.
RC-47: Coordinate sign materials and colors with the
building and storefront design. In general sign letters and symbols should contrast with background materials to achieve readability.

Site Lighting:

Lighting shall be efficient, effective, and well thought out in its placement. A balance is needed of being
mindful of night lighting issues and light pollution while also creating a pleasant and comfortable shopping experience, consistent with the guidelines
of Section 7.8. Bird-safe lighting measures shall be
integrated into the design, consistent with Section 6.8 (Bird Safety).

Design Guidelines:
RC-48: Limit illumination of an entire building or large portions of an entire building.
RC-49: Select exterior lighting fixtures that are pedestrian scaled and compatible with the architectural design of the structure and/or streetscape aesthetic.
RC-50: Lighting employed for streetscapes, public open spaces, and project signage should form a complementary family of fixtures with a similar aesthetic, emphasizing efficiency and good light control. RC-51: Limit uplighting throughout the project.
139 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
6 LANDSCAPE MASTER
PLAN

CHAPTER
140

CONCEPT OVERVIEW
The landscape design concept will reinforce and
expand on the design framework established by the
open space plan to more fully describe a distinctive,
sustainable landscape featuring a diversity of inviting and interesting outdoor environments. The proposed
network of open spaces encompasses: 1) shared outdoor
spaces; and 2) landscape zones. Important features of
the landscape also include 3) streetscapes; 4) gateways, and 5) enhanced intersections.

This interconnected network of landscapes and open
spaces will be integral to the overall master plan.

It will enrich the local and regional environment
and provide highly desirable amenities for workers,
residents, and visitors. Collectively, these multiple
and various landscape elements are intended to create
an engaging public realm and will contribute to the
project’s identity, functionality, sociability and visual appeal.

The landscape design concept will be refined as details of the project are worked out through Development
Area Plans and related approvals. Nonetheless, it
is expected that the essential landscape quality
as described in this chapter will be implemented.

Landscaping plans will be provided in the manner
required by “Development Area Plans – Submittal and
Approval Procedures” in Appendix C.
…establishes design principles, guidelines
and recommendations for open space
improvements throughout CityPlace; it builds
on the open space framework and elaborate
on the landscape design and character of the
project.

LANDSCAPE DESIGN PRINCIPLES
The following are fundamental design principles that
will guide the landscape design concept and to which
all future landscape design proposals shall respond.

These principles are grouped according to four broader
concepts established by the open space plan: 1) open
space network; 2) distinctive landscape setting; 3)
eco-sensitive landscape design; and 4) user-friendly
spaces.

Alviso Marina County Park view at sunset

6.1 LANDSCAPE DESIGN CONCEPT
141 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Open Space Network:

Distinctive Landscape Setting:

Principle No. 1 - Multi-functional:

Integrate a variety of high performance
outdoor spaces to create distinct and
assorted experiences that address the full
range of anticipated users and perform
numerous functions. The resulting network of green infrastructure will bring added value to the project, community,
and environment.

Principle No. 2 - Physical
Connectivity: Ensure that pedestrian
and bicycle circulation is continuous, safe
and secure, including a network of full
service green streets supplemented by
trails, paths and paseos. It will be important that on-site pedestrian and bicycle networks provide convenient links to the
regional open space system and nearby
transit facilities.

Principle No. 3 - Communal Space:

Incorporate a range of outdoor spaces
encompassing public and semi-public settings that comfortably support formal and informal gatherings and social interaction. Spaces that have potential for public gathering will be essential, and will be
anchored by the City Center Boulevard.

Principle No. 4 - Recreational
Opportunity: Encourage active and
passive recreational facilities that meet
the needs of residents, workers and visitors. Facilities are to feature a variety of picturesque and horticultural gardens, as
well as trails and paths and multi-functional activity spaces, which may include sports courts, playing fields and par
courses where appropriate.

Principle No. 6 - Landscape Identity:

Employ a cohesive landscape design concept to promote project identity, including a coordinated design palette for the public
realm. This principle recognizes that the
landscape will be an important aspect
of placemaking, encouraging unique or
special design qualities and features.

Principle No. 5 –Private Open Space:

Certain project elements including residential rooftop recreational areas and courtyards, as well as secure areas of
closed corporate campuses will be allowed
as private open spaces.

Principle No. 7 - Regional Character:

Contribute to the authentic character of
the place through the use of regionally
appropriate materials, especially native and adapted drought tolerant plant species. To the extent feasible, reliance on
locally and regionally sourced materials is
encouraged.

Principle No. 8 - Enhanced Public
Realm: Establish a high standard of
quality for the design of public outdoor
spaces, in particular, to make a statement
about the public character of the City
Center. The public landscape should contribute to a welcoming environment and enhance visual appeal.
142
Eco-Sensitive Landscape Design:

User Friendly Spaces:

Principle No. 9 - Low Maintenance
& Energy Conservation: Minimize
the urban heat island effect, and provide
shading and cooling design features for
buildings and outdoor spaces. The shading
of paved areas will be critical, including
the provision of a continuous tree canopy
along streets. Choosing drought tolerant
native plants, quality street furniture, appropriate tree species, and energy efficient lighting all help to create a low maintenance project.

Principle No. 10 - Water Wise:

Minimize resource inputs through efficient use of water resources and a drought tolerant plant scheme. This will be best
accomplished through the use of native
and climate adapted plant materials that
will contribute to long term sustainability,
as well as efficient irrigations systems,
and use of recycled water for irrigation
and water features.

Principle No. 11 - Stormwater
Management: Integrate stormwater
management into the landscape planting
scheme to create a sustainable urban
drainage system. Landscape features
such as bioswales, rain gardens, and
green roofs are recommended to collect,
convey and cleanse rainwater and will be
incorporated into the project site design
for conformance with C3 requirements.

Principle No. 12 - Habitat
Enrichment: Introduce native landscape
communities and natural systems to create a regenerative and resilient site that reduces maintenance and minimizes water and energy inputs. Habitat enrichment of this kind will increase biodiversity
and will create a positive environmental
impact.

Principle No. 13 - Site Accessibility:

Provide a landscape experience that
invites and engages the community, first
and foremost ensuring ease of access
through physical and visual connections
both on- and off-site. This principal assumes universal accessibility and compliance with the American with Disabilities Act.

Principle No. 14 - Security & Comfort:

Make user safety and comfort a priority,
for example, offering appropriate exterior
lighting that promotes on-site security
and by creating favorable micro-climates
that result in extended outdoor use.

Additionally, the presence of uses that will
activate a public outdoor space should be
encouraged.

Principle No. 15 - Spatial Enclosure:

Design active public spaces that take on
the character of outdoor rooms, especially within the mixed-use City Center.

Surrounding buildings and trees should
define streets and outdoor spaces, with
pleasing transitions between the interior
and exterior.

Principle No. 16 - Site Amenities:

Contribute to the physical comfort and
convenience of on-site users by incorporating landscape design elements such as canopy trees for shade and site
furnishings. These features will let people
know they are a welcome presence and
support the shopping and entertainment
experience.
143 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

6.2 SUSTAINABLE LANDSCAPE

MEASURES

HIGH PERFORMANCE OUTDOOR SPACES
Sustainability Concept: The project will encourage
high performing landscapes that simultaneously
embrace social, recreational, ecological, and aesthetic values. A driving factor behind the planning and design of the landscape will be the interdependence
between aesthetic and recreational outdoor environments and the green infrastructure that will deliver ecological benefits such as stormwater management
and energy conservation and production. The emphasis will be on multi-functional, adaptable, and resilient outdoor spaces that are vital to a successful urban environment.

Design Guidelines:
SL-1: Orchestrate outdoor spaces that incorporate integrated storm water BMPs in a manner that contributes to its aesthetic character and flexible use.

ECOLOGICAL HABITAT
Sustainability Concept: The project will create and
enhance local and regional habitats through the
emulation of plant communities associated with
the South Bay region to include coastal wetland,
riparian, prairie, shrubland, and woodland zones.

Establishment of native plant communities will be
especially appropriate along the perimeter of the
site, thereby transforming landfill embankments into
an aesthetic and ecological amenity. This method of
landscape treatment also will present an opportunity
to enrich adjacent waterways, introducing constructed
wetland and riparian habitats to aid in the bio-filtering of pollutants and will attract wildlife that rely on healthy local ecologies.

Design Guidelines:
SL-2: Set aside areas for the establishment of native plant communities to enhance bio-diversity.

NATIVE & ADAPTED PLANT SPECIES
Sustainability Concept: The project will favor regionally native plants and species adapted to the local climate; these will normally require less care than exotic species and contribute to more ecologically resilient
habitats and landscapes. This approach will depend on
a heavy reliance on water conserving plants derived
from native plant communities, while limiting the use
of turf grass and other water intensive landscapes
to only the most appropriate areas. See Exhibit 6-4:

Examples of Sustainable Landscape for examples of
CityPlace’s landscapes will support an
environmentally sustainable infrastructure
that will address efficient use of resources,
energy and water conservation, stormwater
management, habitat enhancement, and
restoration of natural ecological processes.

A primary objective will be to minimize the
inputs required to sustain a healthy landscape,
especially energy and water, while limiting
negative impacts on the environment such
as pollution and stormwater runoff. Following
are ten interrelated measures with supporting
design guidelines for achieving a sustainable
landscape.
144
EXHIBIT 6–1: LANDSCAPE FUNCTION*
Public Park Space
Passive Recreation
Picturesque
Ornamental Garden
Working Gardens
Urban Multi-Function City Park
Urban Leisure
Trails / Paths
Courts, Sports Fields
Areas for active play
Typically turf areas
Playgrounds
Areas for lingering & relaxation
Typically turf and hardscape
Grasslands, native landscape areas
Colorful wildflowers along slopes
Unique colorful plantings
Mini-Park
Roof gardens
Recreational community gardens ,chef’s
gardens,
Urban rooftop gardens
Plazas & pedestrian spine
Highly pedestrian area
Typically hardscape
Areas for active and passive activities
Pedestrian amenities
Public multi-use
Park program and design features will be
determined by a separate public process and
is not governed by this MCP.
Mixed-use courtyards
Amenities areas
Public & Private
Multi-use trail for walking, biking,
jogging etc.
Native plantings
* The depiction of landscape infrastructure is illustrative in nature, particularly on parcels 1-3. The retention pond area (while part of the legal parcel) is a City utility facility and not part of the development area or FAR calculations. ~ - - .... _ ..... f?:4.;
. -~·; ··:.·~ ..,, .. ,,, - .. -~ . -: • ~ - '\• ._ •• • ..J - ■
□
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UR A

LEISURE
WORKI _G·
GARDEN
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145 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
various native/drought tolerant species adapted to the
project area that may be included in the design.

Design Guidelines:
SL-3: Select plants suited to the soil and climatic conditions of the site, emphasizing drought tolerant and adapted species that minimize water use.
SL-4: Minimize the use of water intensive landscapes
such as turf grass and extensive annual beds, especially within perimeter landscape zones. SL-5: Use low maintenance varieties of turf grass in
locations where turf is necessary or uniquely advantageous. Consider non-turf alternatives such as artificial turf for sports fields.
SL-6: Favor native species and water conserving plants that are also suitable for erosion control along embankments and sloped areas. SL-7: Install and utilize recycled water irrigation and water saving technology.

EFFICIENT IRRIGATION
Sustainability Concept: The project will support
efficient use of water resources by relying on the most sustainable systems and technologies for irrigation.

Although limiting the need for irrigation through
the use of water conserving plants will be important,
high efficiency irrigation systems that employ recycled water, and minimize runoff and evaporation will be
installed. Furthermore, it will be necessary to group
plants with similar water needs to maximize the
effectiveness and reduce water consumption. Irrigation
will be a favored end-use for greywater recycling and
rainwater harvesting systems.

Design Guidelines:
SL-8: Group plants according to their requirements
for sun, water, and soil to promote efficient irrigation, designating areas for lower or higher water use.
SL-9: Install efficient irrigation systems that employ deep or subsurface delivery, low volume and/ or low
flow methods and recycled water.
SL-10: Employ automatic irrigation sensors and controllers; for example, utilizing either evapotranspiration or soil moisture sensor data. SL-11: Eliminate or reduce to a minimum potable water use in the landscape by utilizing alternative sources
of irrigation, such as the use of stored rainwater and
reclaimed water from utility and on-site sources.

BIO-RETENTION / BIOSWALES:

Sustainability Concept: The project will use best management practices to manage and treat anticipated urban stormwater runoff, involving on-site collection,
filtration and reuse. More specifically, the project will employ a system of bioswales, rain gardens, and green
roofs and walls to intercept and gradually convey
rainwater to water storage basins and adjacent creeks,
as well as to feed a system of greywater treatment
and reuse. Additional benefits will be derived from the ability of plants to filter runoff and maintain water
quality; for example, by removing and degrading
contaminants.

Design Guidelines:
SL-12: Install and direct runoff toward designed dry
ponds, rain gardens, bioswales and other landscape features that retain water and slow the rate of discharge. SL-13: Set aside landscape areas to harvest and clean stormwater for reuse in water irrigation and building
systems.
SL-14: Incorporate stormwater management into site
design, including features that serve multiple functions, for example, bio-retention areas and planters along streets and in lieu of parking islands.
146
EXHIBIT 6–2: LANDSCAPE INFRASTRUCTURE*
Retention Pond
Stormwater Catchment
Bioswales
Green Streets / Bioswales
Rain Garden
Roof Garden
Green Energy Infrastructure (PV’s)
Basin to manage stormwater runoff to
prevent flooding and downstream erosion
Artificial lake with vegetation around
the perimeter
The collection, accumulation, treatment or
purification, and storing of stormwater for
its eventual reuse
Stormwater runoff conveyance system
Removes pollution & silt from runoff
Drainage w/ sloped sides & vegetation
Stormwater runoff conveyance system
Removes pollution & silt from runoff
Drainage w/ sloped sides & vegetation
Reduce rain runoff by allowing stormwater
to soak into the ground
Rain gardens can cut down on the amount
of pollution reaching creeks and streams by
up to 30 percent
May provide food, temperature control,
hydrological benefits, architectural enhancement, habitats for wildlife, recreational opportunities, and aesthetic benefits and
recreational areas for building users
Energy from resources which are naturally
replenished on a human timescale
Photovoltaic systems employ solar panels
suppling usable solar power
* The depiction of landscape infrastructure is illustrative in nature, particularly on parcels 1-3. The retention pond area (while part of the legal parcel) is a City utility facility and not part of the development area or FAR calculations. □
□
□
GREEN IBEET ID f DETER E!J 810,SWALE
■
■
RET:ENTI N
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147 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

GREEN STREETS
Sustainability Concept: The project will utilize on-site roadways as a critical component of its green infrastructure. Key aspects of green streets include narrow streets to reduce runoff and the use of landscape within the right-of-way to support natural processes, such as integration of swales and vegetation for bio-retention within curbside planter strips, curb extensions, and sidewalk planters. These design features will take
advantage of the opportunity to intercept and treat
stormwater close to its source. Permeable pavers will
also aid in stormwater runoff. Sidewalk trees with
sufficient room to mature will reduce the urban heat
island effect, improve air quality, improve site aesthetics, and have the added effect as a traffic calming measure to slow vehicle travel and provide a buffer for safe pedestrian travel. These concepts are wholly compatible with complete streets policies and objectives that support multi-modal movement and walkability.

Design Guidelines:
SL-15: Plant street trees to enhance the urban forest and reduce the heat island effect through evapotranspiration and shade. SL-16: Design and install planters within the sidewalk area to aid in the management of stormwater runoff.

GREEN ROOFS & GREEN WALLS
Sustainability Concept: The project will integrate green roofs and walls as part of its green infrastructure, delivering numerous sustainable benefits. Their extra thermal mass and evapotranspiration will promote natural
cooling to reduce ambient temperatures and will provide insulation and shade that decreases heating and cooling loads on buildings. Additionally, they will have the capacity to retain rainwater, promote bio-filtration, increase biodiversity and support urban agriculture. Use of green screens on parking structures has both an aesthetic
function, and the practical advantages of shading and
screening. By capturing airborne pollutants and absorbing carbon dioxide emissions from parking structures, green screens also will improve air quality.

Design Guidelines:
SL-17: Allow green roofs for tenant/resident managed
small-scale food production, for example, as a residential plot garden, or a showcase “chef’s garden” associated with one or more restaurants, and for additional outdoor open space, recreational use or social gathering.

HIKE AND BIKE / NATURE TRAILS
Sustainability Concept: The project will incorporate a
trail system designed for safe pedestrian and bicycle
use, highlighting the aesthetic and recreational benefits associated with sustainable landscapes. On-site trails with linkages to the regional trail network will be a special opportunity to improve access to natural
resources and will support environmental education.

For example, trails that run the perimeter of the site
among native plant communities and enhanced habitats may be signed with interpretive information.

Design Guidelines:
SL-18: Create hike and bike trails with a minimum of
5’ in width for hiking trails and minimum 10’ in width
for shared trails that include multiple users.
SL-19: Link on-site hike and bike trails into the regional trail network. SL-20: Incorporate interpretive signage along trails to include information about local and regional history and culture, natural processes and/or ecological principles.

REGULATED MICRO-CLIMATES
Sustainability Concept: The project will utilize the
landscape to create comfortable micro-climates,
delivering functional outdoor spaces that also will
deliver on improved energy efficiency for buildings.

Deciduous trees will be especially valued for their ability to regulate access to sun and shade and providing cooling effects on hardscape areas and may be utilized
as street trees, as well as solar control for south and southwest facing facades. Other design features that
will be utilized to regulate micro-climates and reduce
148
EXHIBIT 6–3: LANDSCAPE ZONES*
Native Wetland
Native Riparian Woodlands
Native Coastal Prairie / Grassland
Native Coastal Shrub
Native Coastal Woodland
Native & Adapted Plantings
Ornamental Plantings
Turf Zone
Historically marshes transitioned to coastal grasslands and then to coastal shrub beyond Creates a nesting & feeding habitat for
waterfowl
Grow along stream banks leading to the Bay
Understory growing b/w woods and marsh
Once grew along the gentle slopes to the Bay
Mix of grasses, wildflowers, and perennials
Typically no trees or shrubs
Low shrubs within grassy open meadows
Adaptable and drought tolerant shrubs
Shrubs range from 1-5 ft high
Often mixes with Coastal Grassland
Generally begins at foot of the hills & moves up
Tree dominated vegetation
Dominated by coast live oaks
Native plants species that are indigenous to
this region
Adapted plants are not native and not invasive, but are able to thrive in the local climate and soil conditions.
Gateway plantings
Colorful/decorative plantings in areas of
special interest
Grassy lawn areas
Passive or active zones
Sports fields or quiet relaxation areas
* The depiction of landscape infrastructure is illustrative in nature, particularly on parcels 1-3. The retention pond area (while part of the legal parcel) is a City utility facility and not part of the development area or FAR calculations. □
□
■
.,,.,,,,,,.

NATIVE

RIPAFUA
□
■
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TBD NATIVI:

COASTAL

WOODLAND
NATM:

WETLAN _S
--- -
149 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
urban heat island effects include roof gardens and vegetated structures (e.g., trellises, green screens), and a reduction in paved areas, especially the area devoted
to parking lots.

Design Guidelines:
SL-21: Select and place trees to provide shading of
streets, pedestrian walkways, and southwest facing
windows of buildings.
SL-22: Use landscape to mitigate the expansiveness
of surface parking lots, incorporating canopy trees to
reduce the heat island effect.

RENEWABLES INFRASTRUCTURE
Sustainability Concept: The project has the potential
to support significant production of renewable energy
on-site, primarily by use of photovoltaics on un-programmed rooftops. Other renewable energy sources should also be considered, but primary attention to demand side reductions will be most crucial. Automated Energy Load Management systems, user energy use
feedback information and efficient infrastructure
systems will promote sustainability through reduced
energy use.

Design Guidelines:
SL-23: Integrate on-site renewable energy generation
where practical, for example, photovoltaic cells on
un-programmed rooftops or shade structures.
SL-24: Employ exterior light fixtures that use efficient technologies like LED,s, dimming capabilities, sensors
and curfews, to reduce demand side energy load.

WATER BUDGET
In addition to the previous sustainable landscape
measures, each Development Area Plan shall complete
a Water Budget Calculation for the landscape component of the project as required per section 24.I Water Budget Calculation from the Water Service and Use
Rules and Regulations, Ordinance No.1871, adopted
January 11, 2011, or as amended. A water budget shall
be completed by a certified professional who is authorized by the State of California to complete a water budget. On-site recovery of rainwater and/or wastewater is encouraged to augment supply of City reclaimed water. Such on-site reclaimed water can be considered
as additive (above the calculated water budget) and
may be used to support water features and landscape
irrigation outside of the budget.
150
EXHIBIT 6–4: EXAMPLES OF SUSTAINABLE LANDSCAPE
Typical Wetland Plants:
• Alkali bulrush (Bolboschoenus maritimus)
• Red willow (Salix laevigata)
• Arroyo willow (Salix lasiolepis)
• California bulrush (Schoenoplectus
californicus)
Typical Riparian Woodland Plants:
• Box elders (Acer negundo)
• Willows (Salix laevigata, S. lasiolepis)
• Bigleaf maple (Acer macrophyllum)
• Marsh baccharis (Baccharis douglasii)
• California rose (Rosa californica)
• California blackberry (Rubus ursinus)
• California grape (Vitis californica)
Typical Grassland Plants:
• Diego bent grass (Agrostis pallens)
• Blue wild rye (Elymus glaucus)
• Red fescue (Festuca rubra)
• Douglas iris (Iris douglasiana)
• Creeping wild rye (Leymus triticoides)
• Purple needle grass (Nassella pulchra)
• Blue-eyed grass (Sisyrinchium bellum)
Typical Coastal Shrub Plants:
• California sagebrush (Artemisia californica)
• Buckwheat (Eriogonum nudum)
• Silver bush lupine (Lupinus albifrons)
• Sticky monkey flower (Mimulus aurantiacus)
• Coffeeberry (Rhamnus californica)
• Coyote bush (Baccharis pilularis var. consanguinea)
Typical Coastal Woodland Plants:
• Buckeye (Aesculus californica)
• Western redbud (Cercis occidentalis)
• Toyon (Heteromeles arbutifolia)
• Coast live oak (Quercus agrifolia)
• California blackberry (Rubus ursinus)
Typical Native & Adapted Plants:
• Rock rose cress (Arabis blepharophylla)
• Sandhill sage (Artemisia pycnocephala)
• Berkeley sedge (Carex tumulicola)
• Beach Aster (Erigeron glaucus)
• Pacific Reed Grass (Calamagrostis nutkaensis)
Typical Ornamental Plants:
• Sea pink (Armeria maritima)
• Deer grass (Muhlenbergia rigens)
• Cape Mendicino Reed Grass
(Calamagrostis foliosa)
• California fescue (Festuca californica)
• Cleveland Sage (Salvia clevelandii)

NATIVE WETLAND / MARSH NATIVE RIPARIAN WOODLANDS COASTAL PRAIRIE / GRASSLAND NATIVE COASTAL SHRUB

NATIVE COASTAL WOODLAND NATIVE & ADAPTED PLANTINGS NATIVE ORNAMENTAL PLANTINGS I ••• ._. "'
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6.3 STREETSCAPE

STREETSCAPE DESIGN INTENT
The project’s streetscapes are envisioned as a system
of landscaped corridors designed to accommodate multiple modes of travel and deliver a pedestrian friendly experience. Moreover, their design should enrich the
public realm, achieving spatial enclosure, offering
ADA and pedestrian comfort, and providing visual
appeal, through the use of such features as wide sidewalks, canopy street trees, and benches for rest and relaxation.

STREETSCAPE GENERAL DESIGN

STANDARDS / GUIDELINES
Traffic Calming:
SD-1: Introduce traffic calming measures where pedestrian activity is heaviest, including curb bulb-outs, enhanced crosswalks, park strips or tree wells with canopy tree planting and on-street parking. SD-2: Use curb extensions (i.e., bulb-outs) at intersections, particularly in combination with on-street parking, to slow vehicular traffic and decrease the crossing
distance for non-vehicular traffic (ADA, pedestrians,
bicyclists).
SD-3: Encourage on-street parking along local streets, especially in support of short-term customer access and to slow vehicular traffic along these roadways.

Pedestrian Circulation:

The intent is to design streets for safe and comfortable movement on foot.
SD-4: Provide generous sidewalks with sufficient width to accommodate clear pedestrian passage while allowing sufficient room for street trees and other streetscape amenities, as well as commercial activity such as sidewalk dining as appropriate.
SD-5: Offer pedestrian amenities along streets and
sidewalks, such as street trees, site furniture, pedestrian lighting, wayfinding signage, special paving, etc. SD-6: Locate streetscape amenities in a zone adjacent to or near the curb as a physical and psychological
barrier to vehicular traffic.
SD-7: Provide additional pedestrian amenities (within the core pedestrian areas of the City Center) such as
raised intersections, use of “scramble” interchanges,
etc.

Bicycle Circulation:
SD-8: Use off-street bike paths whenever possible within a hierarchy of bicycle accommodations featuring bike trails, bike lanes and shared routes (sharrows), using
colored bicycle lanes in conflict areas.
SD-9: Connect to existing bicycle and pedestrian trail network creating linkages that improve the local and
regional system.

Street Trees:
SD-10: Plant street trees throughout the project,
thereby contributing to the spatial definition and visual appeal of the project’s roadways, while providing shade and comfort for pedestrians.

This section describes the proposed landscape
treatment of CityPlace’s streets, including
roadway, bicycle and pedestrian circulation
components. It includes design intent and
general design guidelines for the project’s
streetscapes, with specific recommendations
for the various streetscape typologies,
augmented by drawings and photo illustrations.
152
EXHIBIT 6–5: STREETSCAPE TYPOLOGIES*
* The retention pond area (while part of the legal parcel) is a City utility facility and not part of the development area or FAR calculations.

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153 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

STREET TYPOLOGY TRAVEL LANES TURN LANE
/MEDIAN

BIKE LANES ON-STREET

PARKING

SIDEWALK &

PLANTER STRIP
TOTAL
ROW
STREET DESIGNATION # WIDTH # WIDTH # WIDTH # WIDTH # WIDTH 1- Corridor Streetscape: Lafayette Street Major Arterial 4 12-13* 1 18 2 5-8 1 16’ min, 20’ typ. 92-106 2- Corridor Streetscape: Lick Mill Boulevard Extended Collector Street 4 11-13* 2 5-8 2 14’ min, 16’ typ. 82-100 3- Corridor Streetscape: CityPlace Parkway Minor Arterial 4 12-13* 1 10 2 5-8 2 14’ min, 16’ typ. 96-110 4- City Center Collector Streetscape: N-S Collector Street 1 Collector Street 2 11-13* 1 12 2 5-8 2 8 2 12’ min, 15’ typ. 84-100 5- City Center Collector Streetscape: N-S Collector Street 2 Collector Street 2 11-13* 1 12 2 sharrow 2 8 2 12’ min, 15’ typ. 74-84 6- City Center Internal Streetscape: E-W Shopping Street 1 Local Street 2 11-12* 2 sharrow 2 8 2 16’ min, 18’ typ. 70-76 7a- City Center Internal Streetscape: E-W Shopping Street 2 Local Street 2 11-12* 2 sharrow 2 8 2 16’ min, 20’ typ. 70-80 7b- City Center Internal Streetscape: E-W Shopping Street 2 Local Street 2 10.5-12* 2 5-8 2 8 2 16’ min, 20’ typ. 79-96 8- Campus Perimeter Streetscape: Perimeter Street 1 Collector Street 2 10.5-12* 1 10 2 5-8 2 14’ min, 16’ typ. 69-82 9- Campus Internal Streetscape: Internal Street 1 Local Street 2 10.5-12* sharrow 2 9 2 14’ min, 16’ typ. 67-74 10- Campus Internal Streetscape: Internal Street 2 Local Street 2 10.5-12* 2 14’ min, 16’ typ. 49-56 11- Campus Internal Streetscape: Internal Street 3 Local Street 2 10.5-12* 2 14’ min, 16’ typ. 49-56

STREETSCAPE RECOMMENDATIONS
SD-11: Determine street tree species, size and spacing based on street hierarchy and function, while maintaining visibility of commercial signage. SD-12: Select street trees that are disease resistant, hold up to urban conditions, and provide shady canopies at maturity.

Streetscape Amenities:
SD-13: Place street furniture at regular intervals along sidewalks for pedestrian comfort and use in the City
Center pedestrian zones; a high level of amenity is
especially important where pedestrian activity is most
desired.
SD-14: Select a consistent palette of street furniture that enhances project identity and reinforces the
hierarchy of streets; durable materials and finishes are advised in each district.
*Street widths will be designed to accommodate emergency service vehicles and delivery trucks as appropriate. SD-15: Coordinate landscape design with the placement of utilities to avoid interference with streetscape amenities and pedestrian flows.

Sidewalk Activity:
SD-16: Accommodate sidewalk dining along commercial streets where pedestrian activity is most desired; locate outdoor dining to maintain pedestrian flows and
ADA accessibility.

Green Streets:
SD-17: Include Low Impact Development (LID) measures to comply with the City Santa Clara stormwater C.3 provision requirements, State Water Resources
Control Board (SWRCB) and National Pollutant
Discharge Elimination System (NPDES) requirements
(see section 8.4 for description).

TABLE 6–1: STREET TYPOLOGY MATRIX
A comprehensive Servicing and Trash Plan for the City
Center will be provided with the first Development
Area Plan submission. Reflecting the integrated nature
of the City Center planning and operation, this plan
should combine/optimize loading/trash locations and
orchestrate movements of large vehicles away from
pedestrian zones where possible. Curb-side loading may
be utilized on private streets and utilize the Pedestrian Concourse during hours with minimum pedestrian
activity. Office parcel loading/trash will be addressed in associated DAP submittals.

While referencing the streetscape design criteria
for CityPlace here and within Chapter 4: Parcel
Development Plans, Standards & Requirements; measures applied to public streets are requirements and measures applied to private streets should be viewed
as suggestions. See Exhibit 3-11: Public and Private
Streets.
154
Design Standards:
Amenities: Hang banners on street light poles for
local events.
Travel Lanes: Maintain four travel lanes, two in
each directions separated by a raised median and
multiple left turn lanes where warranted.
Median: Maintain median with drought tolerant
planting, adding in small scale flowering trees
where lacking.
Sidewalk: Continue existing sidewalk north of
Calle Del Mundo incorporating areas for planter
strips creating a physical separation between the
pedestrian and street traffic where possible.
Trees: Planting of street trees (large canopy) consistent with a parkway aesthetic. Bicycle: Create two dedicated bicycle lanes; one in
each direction. Use buffered bicycle lanes if possible, use colored bicycle lanes in conflict areas.

STREETSCAPE DESIGN

CORRIDOR STREETSCAPE TYPOLOGY
Corridor Streetscape: Lafayette Street*
KEY
6 1
2 4
5 3
PLAN
6 6
1 2
2 4
3 SECTION
5 * Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
•
•
•
•
•
155 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Design Standards:
Amenities: Locate both auto-scaled and pedestrian
scaled light fixtures at regular intervals along the
sidewalk.
Travel Lanes: Provide four travel lanes, two in each
direction.
Sidewalk: Allow for wide sidewalk widths along with
areas for planter strips to separate pedestrians from
moving traffic if curb parking does not create this
buffer. Locate landscape planter strip adjacent to
roadway with sidewalk behind landscape buffer.
Trees: Provide large scaled canopy trees to create pleasing rhythm and define the street. Utilize appropriate columnar and broad canopy trees and
landscaping to break up large expanses of blanks wall
such as parking garages.
Bicycle: Create two dedicated bicycle lanes one in
each direction. Use colored bicycle lanes in conflict
areas.

Corridor Streetscape: Lick Mill Boulevard
Extended*
1 2
4 5
3 KEY PLAN
1 2
4 3 3

SECTION
5 5
* Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
•
•
•
•
•
156
Design Standards:
Amenities: Hang banners on street light poles for local events. Provide pedestrian scaled light fixtures at regular intervals along the sidewalk. Travel Lanes: Provide four travel lanes, two in each
directions separated by a raised landscape median with
tree plantings and left turn lanes at intersections.
Median: Introduce small scaled flowering trees for
an added pop of color and native drought tolerant
landscaping.
Sidewalk: Allow for wide sidewalk widths along with
areas for planter strips to separate pedestrians from
moving traffic if curb parking does not create this buffer. Locate landscape planter strip adjacent to roadway with sidewalk behind landscape buffer.
Trees: Provide large scale canopy street trees to define the street and create a prominent entry boulevard.
Bicycle: Create two dedicated bicycle lanes one in each direction. Use colored bicycle lanes in conflict areas.

Corridor Streetscape: CityPlace Parkway*
1 2
4 5
6 3

KEY PLAN
1 2 2
4 4
5 5
6 6
3 SECTION
* Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
•
•
•
•
•
•
157 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Design Standards:
Amenities: Locate pedestrian scaled light fixtures at regular intervals along the sidewalk. Add planters,
street furniture, bicycle racks, and wayfinding signage.

Allow outdoor seating areas for restaurants.
Travel Lanes: Provide four travel lanes, two in each
direction, and separated by a raised tree landscaped
median with left turn lanes at intersections and entrances to parking structures. Median: Introduce small scaled flowering trees for an added pop of color and native drought tolerant landscaping or xeriscaping. Parking Lanes: Introduce on-street parallel parking
on both sides of the street, interrupted by bulb-outs at intersections and mid-block crosswalks (if needed)
Sidewalk: Allow for wide sidewalk widths and space
for large scale planters.
Trees: Provide rhythmic planting of large scale canopy trees creating shade for pedestrians.
Bicycle: Create two dedicated bicycle lanes one in each direction. Use colored bicycle lanes in conflict areas.

CITY CENTER COLLECTOR STREETSCAPE TYPOLOGY
City Center Collector Streetscape: N-S
Collector Street 1*
1 2
4 5
3 6
7 KEY PLAN
1 2 2
4 4
5 3
6 7
7 SECTION
* Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
•
•
•
•
•
•
•
158
Design Standards:
Amenities: Provide pedestrian scaled light fixtures at regular intervals along the sidewalk. Add planters, street furniture, bicycle racks, and wayfinding signage.
Travel Lanes: Provide two travel lanes, one in each
direction separated by a raised tree landscaped median
with left turn lanes at intersections and entrances to
parking structures.
Median: Introduce small scaled flowering trees for an added pop of color and native drought tolerant landscaping or xeriscaping. Parking Lanes: Introduce on-street parallel parking on both sides of the street, interrupted by bulb-outs at intersections and mid-block crosswalks. Sidewalk: Allow for wide sidewalk widths along with
areas for large scale planters and benches creating a physical separation between the pedestrian and street traffic. Trees: Provide rhythmic planting a varied scale of canopy trees adding to pedestrian comfort.
Bicycle: Designate street as a shared bike route (sharrow) using appropriate signage and graphics.

City Center Collector Streetscape: N-S
Collector Street 2*
1 2
4 5
3 KEY PLAN
1 2 2
4 4
5 3
6 7
7 7
6 SECTION
* Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
•
•
•
•
•
•
•
159 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

CITY CENTER INTERNAL STREETSCAPE TYPOLOGY
City Center Internal Streetscape: E-W
Shopping Street 1*
Design Standards:
Amenities: Locate pedestrian scaled light fixtures
at regular intervals along the sidewalk. Incorporate
Banner Program and/or hang flowering baskets
from pedestrian street lights for added interest.

Add planters, street furniture, bicycle racks, and
wayfinding signage. Allow outdoor seating areas for
restaurants.
Travel Lanes: Provide two travel lanes, one in
each direction.
Parking Lanes: Introduce on-street parking on
both sides of the street, interrupted by bulb-outs at
intersections and mid-block crosswalks.
Sidewalk: Provide space for street amenities within
sidewalks.
Trees: Provide rhythmic planting of a varied scale
of canopy trees creating shade for pedestrians.
Bicycle: Designate street as a shared bike route
(sharrow) using appropriate signage and graphics.
Street Closure: Street design should facilitate occasional street closures for special events. 1 1 2
2 4 4
5 5
3 3
6 7
6 KEY PLAN

SECTION
* Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
•
•
•
•
•
•
160
City Center Internal Streetscape: E-W Shopping Street 2* PLAN
Design Standards:
Amenities: Locate pedestrian scaled light fixtures
at regular intervals along the sidewalk. Hang flowering baskets from pedestrian street lights for added interest. Add planters, street furniture, bicycle
racks, and wayfinding signage. Allow outdoor seating
areas for restaurants.
Travel Lanes: Provide two travel lanes.
Parking Lanes: Introduce on-street parking on
both sides of the street, interrupted by bulb-outs at
intersections and mid-block crosswalks.
Sidewalk: Provide space for street amenities within
sidewalks.
Trees: Provide rhythmic planting of a varied scale
of canopy trees creating shade for pedestrians, but
also allowing visibility for retail storefronts.
Bicycle: Create two dedicated bicycle lanes or bike
routes, one in each direction. Use colored bicycle
lanes in conflict areas.
Street Closure: Street design should facilitate occasional street closures for special events and regular programmed use like farmers markets.
1 1 1 2
2 4
4 4
5 5
6 7
6 6
3 3
KEY

SECTION
* Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval. •
• •
•
•
•
•
161 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Design Standards:
Amenities: Locate auto-scaled light fixtures at
regular intervals along the sidewalk. Hang banners
on auto-scaled light fixtures for local events.
Travel Lanes: Provide two travel lanes, one in
each direction, with a center turn lane.
Median: Introduce native drought tolerant landscaping or xeriscaping for a pop of color. Sidewalk: Allow for wide sidewalk widths along
with areas for planter strips to separate pedestrians
from moving traffic if curb parking does not create
this buffer. Locate landscape planter strip adjacent to roadway with sidewalk behind landscape buffer.
Trees: Provide rhythmic planting of a varied scale
of canopy trees creating shade for pedestrians.
Bicycle: Create two dedicated bicycle lanes, one in
each direction and/or a dedicated off street adjacent
bicycle path. Use only use colored bicycle lanes in
conflict areas.

CAMPUS PERIMETER STREETSCAPE TYPOLOGY
Campus Perimeter Streetscape: Perimeter
Street 1*
PLAN
1 2
4 5
6 6
6 3
KEY
1 1 2
4 4
3 SECTION
5 5
* Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
•
•
•
•
•
•
162

CAMPUS INTERNAL STREETSCAPE TYPOLOGY
Campus Internal Streetscape: Internal
Street 1*
Design Standards:
Amenities: Locate pedestrian scaled light fixtures
at regular intervals along the sidewalk. Add planters, street furniture, bicycle racks, and wayfinding signage.
Travel Lanes: Provide two travel lanes, one in each
direction.
Parking Lanes: Introduce on-street parallel parking
on both sides of the street.
Sidewalk: Provide space for street amenities within
sidewalks such as benches.
Trees: Provide rhythmic planting of moderately scaled canopy trees creating shade for pedestrians.
1 2
4 5
3 KEY PLAN
1 2
4 4
5 3

SECTION
Design Standards:
Amenities: Hang banners on street light poles for local events. Provide pedestrian scaled light fixtures at regular intervals along the sidewalk. Add planters, street furniture, bicycle racks, and wayfinding signage.
Travel Lanes: Provide two travel lanes, one in each
direction on either side of the campus green.
Campus Green: Introduce small scaled flowering trees
for an added pop of color in conjunction with canopy
trees, native landscaping, and other special landscape
features.
Sidewalk: Allow for wide sidewalk widths along with
areas for planter strips to separate pedestrians from
moving traffic if curb parking does not create this buffer. Locate landscape planter strip adjacent to roadway with sidewalk behind landscape buffer.
Trees: Provide small to moderately scaled canopy
trees to define the street and create a prominent entry boulevard.
1 1 2
2 4
4 5
5 3

KEY PLAN
3 * Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
•
•
•
•
•
164
Campus Internal Streetscape: Internal
Street 3*

SECTION
Design Standards:
Amenities: Locate pedestrian scaled light fixtures at regular intervals along the sidewalk. Add planters,
street furniture, bicycle racks, and wayfinding signage. Travel Lanes: Provide two travel lanes, one in each
direction.
Sidewalk: Provide space for street amenities within
sidewalks.
Trees: Provide rhythmic planting of moderately
scaled canopy trees creating shade and comfort for
pedestrians.
1 2
4 3

KEY PLAN
2 1
3 3
3 3
4 * Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
•
•
•
•
165 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

6.4 SHARED OUTDOOR SPACE

SHARED OUTDOOR SPACE DESIGN INTENT
The project’s outdoor spaces will range from plazas
that support civic engagement and will enhance the
public domain to interior courtyards that will serve
as an amenity for project residents. Generally located
at the core of the project’s development parcels and
typically presenting a multi-functional urban character, the general intent will be to make shared outdoor space comfortable for human use, public congregation
and/or social interaction.

SHARED OUTDOOR SPACE GENERAL

DESIGN STANDARDS / GUIDELINES
OS 1: Make outdoor spaces comfortable for human
occupation and social interaction, utilizing decorative paving, plants, site furniture, and lighting to shape,
embellish and give purpose to these spaces.
OS 2: Use trees to regulate sun and shade, and create a pleasant micro-climate; deciduous canopy trees are
generally recommended.
OS 3: Introduce elements that establish a comfortable transition between indoors and outdoors, for example
canopies, awnings, trellises, and similar features.
OS 4: Rely on movable seating and planters where flexible use of the space is especially desired. OS 5: Incorporate art pieces or special landscape
features within key outdoor spaces; for example, a
sculptural piece may serve as the focal point of a plaza or campus green.
OS-6: Design outdoor spaces with safety in mind,
allowing for active surveillance from adjacent buildings or the street.
OS-7: Encourage the presence of uses such as outdoor
cafes and vendors in outdoor spaces, to the extent appropriate to that space’s character and function. OS-8: Define and contain outdoor spaces through a
combination of building and landscaping. In general,
open spaces should take on the character of “outdoor
rooms” that complement the streetscape.
OS-9: Establish an immediate physical and visual
connection between sidewalks and outdoor rooms, such
as plazas and paseos. These spaces should be located at or near the same grade as adjacent sidewalks.
OS-10: Employ a rich, yet coordinated palette of
landscape materials and drought tolerant plantings
to provide scale, texture, and color. Warm materials
and details that are pleasing to the eye should be
incorporated.
OS-11: Introduce decorative, pedestrian-scaled fixtures that emit a warm light. Special accent lighting such
as landscape lighting, twinkle lights, etc. may also be appropriate.

This section describes the desired character of
CityPlace’s shared outdoor spaces, including
plazas, greens, courtyards and similar spaces.

It includes design intent and general design
guidelines for these publicly and communally
oriented spaces, with specific outlined
features for applicable typologies, augmented
by photo illustrations.
166
SHARED OUTDOOR SPACE CHARACTERISTICS Boulevard
Summary Description:
Functions as the heart of the project and is adjacent to restaurants, specialty shops, etc.
Flexible space serves for both formal and informal
gatherings, celebrations, and people watching.
Quality public space with enhanced amenities.
Community space for special events such as outdoor
movies, concerts, and farmers markets which can
expand into private streets by use of temporary
closures.
Special paving, unique lighting features, ornamental along with canopy trees, and decorative plantings and public art promote a festive character and support a community atmosphere.

City Center Pedestrian Concourse
Summary Description:
Heaviest pedestrian traffic is here along with the
best access to shopping, food and beverage and
entertainment, and highest levels of pedestrian
amenity.
Incorporates shaded “outdoor rooms” that support
informal congregations and social interaction -meeting, sitting, conversing, eating etc. Includes decorative hardscape features, plantings,
water features, and project signage to aid in pedestrian movement through the space. Specimen trees, public art, and fountains all aid in
creating this animated pedestrian environment.
Canopies, awnings, trellises etc. augment pedestrian comfort in this active area. Design will incorporate adequate clearances to
allow emergency vehicles and accommodate off-hour
service to internal uses.

CITY CENTER PEDESTRIAN CONCOURSE TYPOLOGY

BOULEVARD TYPOLOGY
* Exhibit is conceptual and subject to change.
* Exhibit is conceptual and subject to change.

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167 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
PUBLIC PARK SPACE TYPOLOGY Neighborhood Park Space (East, North & West Parks)
Summary Description:
Provides active recreation areas for the project.
Flexible space typically not programmed. Provide
space that accommodates a variety of flexible uses.
Quality public space with enhanced amenities.
Community spaces include: playfields, jogging trails, par courses, playgrounds etc.

City Park Space
Summary Description:
The City Park will be programmed and developed
by the City of Santa Clara for use as a public park
serving the residents of Northern Santa Clara.
Sufficiently sized to allow accommodations (singularly or in combination) for active recreation, passive recreation, habitat and ecosystem services.
Programming and design of this City Park to be
accomplished in consultation with the Master
Developer.
Quality public spaces with linkages to the City
Center and the pedestrian/bike trail network.
* Exhibit is conceptual and subject to change. Campuses may be open and publicly accessible, may be closed to the public, or may also incorporate other land uses. The open space types depicted do not dictate the building typologies that may be employed. Additionally, the depicted plan representation of the campuses are only illustrative of one possible office typology,
CITY
PARK
EAST

PARK WEST
PARK
NORTH
PARK
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CAMPUS GREEN TYPOLOGY Typical Primary Campus Green
Summary Description:
Campus greens incorporate grassy areas, canopy
trees for shade, and outdoor seating.
Provides the office campus environment with a comfortable setting to either relax or be active before, during, and after work.
Outdoor space framed by adjacent office buildings
offering the desired effect of enclosure.

Typical Secondary Campus Green
Summary Description:
Small quiet greens nestled between buildings contributing to a positive work environment by offering places to relax in addition to an attractive outdoor
landscape.
Includes seating areas suitable for rest and relaxation, people watching, or a business lunch. Secondary campus greens include small and moderately scaled trees, water features, shade and seating areas.
* Exhibit is conceptual and subject to change. Campuses may be open and publicly accessible, may be closed to the public, or may also incorporate other land uses. The open space types depicted do not dictate the building typologies that may be employed. Additionally, the depicted plan representation of the campuses are only illustrative of one possible office typology,
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169 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Typical Street Level Courtyard
Summary Description:
Outdoor dining for restaurants and cafes is located
along the perimeter of courtyards.
Includes shaded areas with street furniture for
relaxation and people watching.
Trellises, planters and planter-pots featuring lush
plants embellish outdoor courtyards and add to
their visual appeal.
Courtyards create intimate outdoor space that accommodates pedestrian movement while offering a place to rest and relax or enjoy a meal outdoors.

MIXED-USE COURTYARD TYPOLOGY
Typical Podium Level Courtyard
(Residential Communal Space)
Summary Description:
Outdoor “living rooms” are created through the use
of outdoor furniture groupings and other amenities
that will allow people to comfortably occupy the
space.
Adjacent buildings frame courtyards creating desired sense of enclosure. Courtyards can include pools and Jacuzzis, lounge
chairs, eating and barbecue areas, recreation spaces, garden/green spaces etc. Residential courtyards aid in creating a sense of
community for residents.
Landscaping that includes decorative plantings and
accent and shade trees.
* Exhibit is conceptual and subject to change.
* If any of these podium or courtyard spaces are intended to qualify as Private Open Space for the purpose of satisfying Residential Parkland Dedication requirements, information shall be provided in the DAP submission identifying how SCCC 17.35.070 “CREDIT FOR PRIVATE OPEN SPACE”
requirements will be satisfied.
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Typical Secondary Plaza
Summary Description:
Introduce both hardscape and softscape features including decorative plantings, specialty paving, seating areas, and some areas of grass for relaxation. Adjacent buildings enliven, activate, and/or delineate the plaza edges. Pedestrian scaled lighting, benches, trash receptacles, and planters all enhance secondary plaza spaces.

PLAZA & PARKLETS TYPOLOGY
Typical Mini-Park
Summary Description:
Small distinctive parks with individual character
offering shade from the sun and comfortable places
to relax or socialize.
Includes plantings, outdoor furniture, and other site amenities that enhance the space and promote user
comfort.
Focal elements such as specimen trees, fountain or
water features, sculpture or other civic art help to
enrich the spaces.
* Exhibit is conceptual and subject to change.
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171 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

6.5 LANDSCAPE ZONES

LANDSCAPE ZONES DESIGN INTENT
Generally located at the perimeter of parcels, the
scale of landscape zones will afford an opportunity to
deliver multiple visual, recreational and environmental benefits, while maintaining the integrity of the landfill embankments. Their extent will also make it
important to incorporate design strategies that minimize water use.

LANDSCAPE ZONES GENERAL DESIGN

STANDARDS / GUIDELINES
LZ-1: Minimize the use of turf grass in identified landscape zones to the extent feasible. LZ-2: Rely on simple, bold, easy to maintain landscape planting schemes, typically utilizing native and adapted drought tolerant species. LZ-3: Use reclaimed water for all irrigation needs.
LZ-4: Incorporate pedestrian/bicycle paths within the landscape zones.
LZ-5: Make campus landscape zones comfortable for
human occupation and social interaction. Include decorative paving, plants, furniture, trash receptacles and lighting to embellish the space.
LZ-6: Employ a rich, yet coordinated, palette of landscape materials to provide scale, texture, and color. LZ-7: Incorporate green roofs to absorb rainwater, provide building insulation, and aid in creating a habitat for wildlife.

This section describes the desired character
and quality of the landscape zones identified
by the Open Space Plan for CityPlace,
addressing the project’s perimeter and other
landscape areas that are key to promoting site
sustainability. It includes design intent and
general design guidelines for these areas, with
specific characteristics for various landscape
typologies, augmented by photo illustrations.
172

LANDSCAPE ZONE CHARACTERISTICS

PERIMETER LANDSCAPE TYPOLOGY
Typical Perimeter Landscape 1: Riparian
Habitat
Summary Description:
Vegetated natural habitat found directly adjacent
to the Retention Basin, Guadalupe River and the
San Tomas Aquino Creek in areas associated with
permanent surface water.
Streamside trees, shrubs and other plants help to
purify the streams by removing contaminants, controlling erosion and flooding, increasing available water by maintaining stream banks, and supporting
wildlife.
Willows, deciduous trees, and shrubs occupy this
area.

Typical Perimeter Landscape 2: Upland
Slopes Habitat
Summary Description:
Rising above the riparian habitat below is drier
upland habitat.
Upland habitat is the dryer habitat along the slopes
of the rivers, but not immediately river adjacent.
Coyote brush, oaks and many varieties of grass
provide cover for the upland slopes habitat.
* Exhibit is conceptual and subject to change.
.............................................................................................................................. 173 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
CAMPUS LANDSCAPE TYPOLOGY Typical Campus Landscape 1: Campus Garden
Summary Description:
Campus gardens offer quiet retreats for employees or a comfortable spot to enjoy lunch with colleagues.
Shade, comfortable seating, and decorative planting
create a pleasant outdoor environment for employees
and visitors to enjoy.
Adjacent office buildings frame campus gardens,
creating intimate outdoor spaces that accommodate
pedestrian movement while offering a place for rest
and relaxation.

Typical Campus Landscape 2: Campus
Greenfield
Summary Description:
Campus greenfield areas offer outdoor spaces for multiple purposes. These areas offer space to take a break outdoors, catch up with a colleague or leisurely enjoy a picnic lunch.
Includes seating areas suitable for rest and relaxation, or a working lunch.
Greenfields include decorative planting, native and
adapted species, and grass areas.

Typical Campus Landscape 3: Campus
Recreation
Summary Description:
Tennis courts, basketball courts, and other recreational courts and/or fields add to the office campus environment, giving employees healthy lifestyle choices close and convenient to the workplace.
Offering easily accessible ways for employees to exercise will improve their health and well-being. Office recreation courts/fields offer an attractive perk to employees, improving a company’s ability to recruit
and retain workers.
* Exhibit is conceptual and subject to change. Campuses may be open and publicly accessible, may be closed to the public, or may also incorporate other land uses. The landscape types depicted do not dictate the building typologies that may be employed. Additionally, the depicted plan representation of the campuses are only illustrative of one possible office typology,
174
GREEN ROOF TYPOLOGY Typical Green Roof 1: Agricultural Garden Summary Description:
Agricultural green roof gardens offer the opportunity for locally grown food production, co-ops, community
gardens etc. in the form of chef’s gardens or divided
garden plots associated with the residential units.
Green roof agricultural gardens help to reach the
principles of smart growth and positively affect the
urban environment by increasing amenity and green
space while aiding in stormwater control, energy-saving insulation for the building, and even a boost in the efficiency of rooftop solar panels.
Green roofs utilized for an urban agriculture project can reduce the community’s urban footprint through
adding to the local food system.
Agricultural green roof gardens can serve as a source of community empowerment, give increased feelings of
self-reliance, and improve levels of nutrition.

Typical Green Roof 2: Horticultural Garden
Summary Description:
Green roofs serve several purposes for buildings at
CityPlace, such as absorbing rainwater and providing
insulation, while providing a more aesthetically pleasing landscape, and helping to lower urban air temperatures and mitigate the heat island effect. Green roof gardens have positive impacts on community and psychological well-being of their inhabitants through visual and environmental diversity.
Horticulture gardens beautify the built environment,
increase investment opportunity, and provide a shared
community experience.
* Exhibit is conceptual and subject to change.
175 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
This section discusses the desired character
of CityPlace’s private and semi-private outdoor
spaces. It includes general design intent and
general design guidelines, as well as photo
illustrations to convey the key ideas.

6.6 PRIVATE OUTDOOR SPACE

PRIVATE OUTDOOR SPACE DESIGN INTENT
The project’s private outdoor spaces will range from
private residential balconies and terraces to interior
courtyards and semi- private outdoor living spaces
that will serve as extensions of indoor amenities for
residents to enjoy. Generally located at the core of
the project’s development parcels, the general intent
will be to make private outdoor space comfortable for
human occupation, easily accessible for residents, and
private in that they create a sense of personal space
and seclusion when desired.

Balconies and terraces are often used to provide
private open spaces for residential buildings, however, their exposure to wind can make them unusable, and
in some cases it may be more appropriate for apartments at the upper levels of buildings to be provided with semi-private gardens or public open space at
ground or roof-top levels of the building.

PRIVATE OUTDOOR SPACE GENERAL

DESIGN STANDARDS / GUIDELINES
POS-1: Make outdoor spaces comfortable for human
occupation and social interaction, utilizing decorative paving, plants, site furniture, and lighting to shape,
embellish and give purpose to these spaces.
POS-2: Create spaces that are usable in a range of
weather condition at various times of the year.
POS-3: Introduce elements that establish a comfortable transition between indoors and outdoors, for example
canopies, awnings, trellises, and similar features.
POS-4: Integrate balconies, terraces and roof gardens with the overall building form and facade composition.
POS-5: Orient towards views and sunlight and away
from noise or unsightly views.
POS-6: Balconies should be sufficient size to accommodate outdoor seating. POS-7: Define and contain outdoor space through a
combination of building and landscape. In general,
open spaces should take on the character of “outdoor
rooms” that complement the streetscape.
POS-8: Establish an immediate physical and visual
connection between balconies and terraces and the
building’s interior.
POS-9: Employ a rich, yet coordinated, palette of landscape materials and drought tolerant plantings that is pleasing to the eye, to provide scale, texture, and color. POS-10: Private outdoor spaces generally should provide for appropriate recreation and entertainment uses while preserving privacy and allowing views to the
outside.
POS-11: Design private outdoor spaces that can be well maintained.
POS-12: Consider that roof spaces may be good locations for open space as they provide access to sun not always available at lower levels.

Private Balconies
Private
Patios /
Terraces
Semi-Private
Outdoor Space
Public
Outdoor Space
176

PRIVATE OUTDOOR SPACE CHARACTERISTICS

OUTDOOR SPACE - SEMI-PRIVATE
Semi-private outdoor spaces should be
easily accessible and extensions of indoor
amenity / community rooms.

Summary Description:
Opportunity to create interesting patterns to be
viewed from above.
Variety of spaces from semi-private to larger gathering spaces. May include decorative planting, native and adapted
species, and grass areas.
An easily accessible and usable space.
May incorporate movable seating and planters where
flexible use of the space is desired in common private
spaces

OUTDOOR SPACE - PRIVATE
Incorporate private outdoor living spaces for each home in the form of patios or balconies.

Patios & Terraces:
Patios are screened by vegetation or walls for privacy; where a patio faces a street, it could also be slightly elevated.
Includes space large enough to accommodate outdoor
dining.

Balconies:
Accommodates walls or landscaping as barriers for
privacy between neighboring units.
Includes space large enough to accommodate outdoor
dining.
.............................................................................................................................................................................................................................................. 177 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

6.7 GATEWAYS & ENHANCED

INTERSECTION DESIGN

GATEWAYS & ENHANCED

INTERSECTIONS DESIGN INTENT
Gateways will deserve special treatment as they are
critical in providing the first impression of the project for visitors. Distinctive landscape design and entry
monumentation will signal entrance into the project
and its districts, and set the standard for quality design. On the other hand, intersections that will feature substantial pedestrian activity should be regarded as
public space suitable for design enhancements, including special crosswalk treatment and “bulb-outs” that also promote pedestrian safety and traffic calming.

GATEWAYS & ENHANCED INTERSECTIONS

DESIGN STANDARDS / GUIDELINES
GD-1: Demarcate gateways with distinctive landscape
treatment that establishes a precedent for high quality design in the public realm, including special hardscape, planting and lighting. GD-2: Ensure that project identity signage and environmental graphics are fully integrated with the gateway landscape design.
GD-3: Explore opportunities to integrate works of art, potentially featuring designs that handle the project
signage as an art piece.
GD-4: Emphasize bold project signage with unique,
sculptural and/or highly graphic treatment at major
gateways.
GD-5: Use decorative paving to highlight major gateways, especially to demarcate pedestrian accessible areas, i.e., visitor orientation and experience.
GD-6: Rely on adjacent buildings to reinforce major
gateways. Architectural emphasis at major gateway locations is strongly encouraged, including strong corner massing or other architectural features that create a
distinct building profile.
EI-1: Demarcate intersections that are anticipated to receive heavy pedestrian use, for example, through the
use of decorative paving to delineate crosswalks.
EI-2: Encourage the use of “bulb-outs” at key pedestrian intersections, providing a comfortable area for pedestrians to wait and congregate, and permitting a
high level of streetscape amenity.
EI-3: Incorporate abundant streetscape amenities,
such as street trees, benches, pedestrian-scaled light
fixtures, planters, and project signage, especially at
heavily trafficked intersections.
EI-4: Consider ramping down to a “curb-less” condition at street corners along private streets to ease pedestrian crossing, especially within the City Center.

This section describes the desired character
of project and district gateways, as well as
enhanced intersections at major pedestrian
crossings. It includes design intent and
general design guidelines for these
landscape elements, with specific outlined
characteristics for key typologies, augmented
by photo illustrations.
178

GATEWAYS & ENHANCED

INTERSECTION CHARACTERISTICS
Project Gateway: Great America Gateway,
Centennial Gateway, Urban Interchange
Summary Description: Bold graphics and/or sculptural art pieces establish a precedent for high quality design applicable to the
streetscapes and public spaces throughout CityPlace.
Identifiable planting schemes using ornamental trees, shrubs, and groundcover augment the visual impact of
the project gateways.
Decorative paving and light fixtures highlight major
gateways and demarcate pedestrian accessible areas,
and are compatible with the overall design of each
gateway.

District Gateway: Typical Office Campus
Gateway
Summary Description: Distinctive entry feature that announces the office cam -
pus, whether it be open and publicly accessible, or closed to the public. It may be an architectural, landscape or signage element.
Adjacent office buildings reinforce the office campus gate- way with architectural emphasis such as corner massing
on buildings.
Bold project signage with unique, sculptural and/or highly graphic treatment. Integrating properly scaled artwork at campus gateways heightens the visual impact of gateways.

District Gateway: Typical City Center
Gateway
Summary Description: City Center Gateways are main entries into the core of the project, and are of utmost importance as they
provide the first impression of the project for visitors. Special signage, landscape and hardscape treatment,
and building massing all combine to create a memorable point of arrival and distinctive project identity. Graphics and/or art pieces establish a precedent for
high quality design applicable to streetscapes and public spaces throughout CityPlace. * Exhibit is conceptual and subject to change.

GATEWAY TYPOLOGY
LEGEND
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179 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
ENHANCED INTERSECTION TYPOLOGY Enhanced Intersection: Major Intersection
Summary Description:
Major street intersections are important spaces
where pedestrians tend to congregate, requiring a
special high quality aesthetic.
Enhancements such as curb bulb-outs and crosswalks treated with decorative paving improve the aesthetic quality of the streetscape, calm vehicular traffic, and improve safety and comfort for pedestrians.
Abundant streetscape amenities such as street
trees, pedestrian scaled light fixtures, planters,
and wayfinding signage.
Benches, trash receptacles, and planters at heavily
trafficked intersections reflect the overall high
quality design at CityPlace, while aiding in the
comfort of those traveling by foot and bicycle.

Enhanced Intersection: Minor
Intersection
Summary Description:
Specialty paving enhances street intersections and
demarcates crosswalk making them safer for pedestrians by calming vehicular traffic. “Curb-less” corner conditions along private streets
ease pedestrian crossing with ramping down to the
street level rather than a large step down at curbs.
Integrally colored and textured concrete or other
decorative treatments help to designate minor
intersections as important outdoor areas.
* Exhibit is conceptual and subject to change.

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180

BIRD SAFETY
Each Development Area Plan (DAP) approved by
the City shall include a set of specific standards for
minimizing hazards to birds, to be implemented by
the developer. The development of the specific bird
safety standards for each DAP shall be tailored to the
specific potential hazards to birds in that development area, taking into account the specific locations, types and heights of buildings, lighting, and landscaping. In addition, the DAP shall require enhanced protective
measures for buildings within 300 feet of the retention pond, the Guadalupe River, and San Tomas Aquino
Creek, such as siting buildings in relation to existing landscape features to reduce conflicts with existing
features that may serve as attractive bird habitat;
minimizing the reflection of existing vegetation on
building facades; or using soil berms, furniture, landscaping, or architectural features to prevent reflection of water in glazed building facades.

The specific bird safety standards in each DAP shall
be based on the following bird-friendly building principles, to the extent applicable to the particular development area:
Reduce mirrors and large areas of transparent or
reflective glass.
Avoid transparent glass skyways, walkways, or entryways, free-standing glass walls, and minimize transparent building corners, or utilize glazing treatments to mitigate the hazard.

This section briefly discusses bird safety and
its relation to the built environment. Bird safe
design is an important design aspect to will
be incorporated within the project site.

6.8 BIRD SAFETY
Perforated copper screen keeps birds from colliding with the windows
Acid-etched glass for bird safe design
Bird-safe windows through art application at the University of Waterloo
Minimize funneling of open space toward a building
façade.
Strategically place landscaping to reduce reflection and views of foliage inside or through glass.
Reduce potential light and glare by requiring low-profile, low-intensity lighting directed downward, and requiring shielded fixtures for outdoor lighting.
To the extent consistent with the normal and expected operations of the uses planned for the particular development area, take appropriate measures to avoid
use of unnecessary lighting at night, especially during bird migration season (February–May and August–
November) through the installation of motion-sensor
lighting, automatic light shut-off mechanisms, downward-facing exterior light fixtures, or other effective measures to the extent possible feasible.
The specific bird safety standards shall also provide for a monitoring program, and placing signs around
the buildings with phone numbers to authorized bird
conservation organizations.
181 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
7 SIGNAGE & LIGHTING

GUIDELINES

CHAPTER
182

COMPREHENSIVE SIGN PROGRAMS
A Comprehensive Sign Program for the City Center
(Parcels 4 and 5) shall be submitted for approval
by the City Council in conjunction with the submission for approval of the first Development Area Plan for any portion of the City Center, and separate
Comprehensive Sign Programs shall be submitted
for approval in conjunction with the approval of the
Development Area Plans for each of Parcels 1 and

2. Notwithstanding the provisions of SCCC 18.80
SIGNAGE REGULATIONS, the City Signage Code
regulations do not apply to the CityPlace Project,
including but not limited to the provisions of Sections

18.80.050 related to height limitations, 18.80.090
related to design and location, 18.80.200 related to
limitations on total sign area in residential, professional, office, and public building zoning districts and

18.80.220 related to Outdoor Advertising.

By adopting this MCP, the City Council finds that
creating a specific, limited exception to the limitations on outdoor advertising (billboards) for outdoor advertising in City Center that faces inward into City
Center or faces toward Levi’s Stadium on Tasman
Drive pursuant to a Comprehensive Signage Program
approved by the City Council will facilitate the City’s objective to establish a vibrant mixed-use, urban core, creating a pedestrian friendly “live, work, and play”
environment that will function as a well-defined center for the Santa Clara community. The City Council further finds that creating this specific limited
exception does not weaken the direct link between the
City’s objectives and its general prohibition of new billboards, and will not denigrate the City’s interests in reducing visual clutter and blight to the appearance of the City, and in promoting traffic safety and reducing
traffic hazards.

The Comprehensive Sign Programs shall include City
Center-specific standards for all signage, including
specifying the types of signs allowed, establishing
specific limitations on sign height and total sign area, specifying the number and location of signs, as well
as establishing specifications for sign characteristics including illumination, electronic imagery, and seasonal and temporary signage. Comprehensive Sign
Programs may allow for outdoor advertising (billboards) only in the City Center (Parcels 4 and 5), and outdoor advertising must face inward into the City
Center, except outdoor advertising may face outward
toward Levi’s Stadium on Tasman Drive.

CONCEPT OVERVIEW
Signs in general should be designed to help ensure
quality and clarity of message. Well-designed and
coordinated signage is both a business and cultural
asset to the City. The signage concepts included herein are intended to illustrate methods in which signs can
be suitably designed, constructed, and placed within
CityPlace. This Signage Design Concept Plan provides good examples of signs and methodologies that meet the City’s expectations to attract high quality
This Signage Concept Plan provides an
overview of general concepts, principles,
and guidelines that will be applied with
respect to signage and lighting within the
CityPlace Project area. The provisions of this
section supersede the existing City Signage
Code Regulations in the Zoning Ordinance.

A “Comprehensive Sign Program” will be
provided as part of the Development Area
Plan (DAP) process.

7.1 SIGNAGE CONCEPT PLAN
businesses and institutions. The Comprehensive Sign
Programs will be broken into four major categories: 1)
Project Signage: includes wayfinding and district wide
project identity, major and minor gateways, street
signs, parking, vehicular and pedestrian directional signage types, etc.; 2) Tenant Signage: identifies particular businesses and institutions within the
project area, including freestanding, building mounted, and storefront signage types.; 3) Sponsorship and Advertising: includes use of interactive technologies
and animated signage, light and sound towers, rooftop
signage, naming rights, and sponsorship “zones” within the project area, and 4) Public Artwork: includes sculptures, light installations, interactive pieces, sight specific furniture, events, site pageantry/banners, and other pieces seen as part of the cultural infrastructure of the project.

SIGNAGE ILLUMINATION
All signs within the City Center Mixed-Use district
may be illuminated by either internal or external
means. Methods of signage illumination may include,
but not be limited to: electric lamps, such as neon
tubes; fiber optic; LEDs; cathode ray tubes exposed directly to view; shielded downward spot lights and wall wash fixtures. All illuminated signs shall be designed, located or screened so as to limit direct light sources onto any residential units that are located within the
project area and roadways internal and external to the
project.
183 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

SIGNAGE DESIGN PRINCIPLES
Principle No. 1: Coordinated Project
Signage: Use coordinated signage to promote CityPlace identity. Signage based on a consistent unified design motif will add
to a cohesive consistent look at CityPlace.

Principle No. 2 - Complementary
Tenant Signage: Integrate tenant
signage with the site design, building
architecture and design theme of the
district. Ensure signage is compatible in
scale and character with the building and
storefront.

Principle No. 3 - Wayfinding System:

Wayfinding serves to orient visitors and
offers a sense of familiarity to returning
customers. Wayfinding will create a superior level of comfort for visitor orientation.

Principle No. 4 - High-Quality
Signage: High quality signage materials
will offer an elevated aesthetic for tenants
but also should reflect the overall high
quality of design at CityPlace.

Principle No. 5 - Legible Signage:

Create signs that present a clear and
simple message. Concise signage with few
words tends to convey the best message.

Principle No. 6 - Durable Signage:

Construct signs of durable, high quality
materials that withstand weathering.

Durable signage will create a feeling of
permanence throughout CityPlace
Principle No. 7 - Civic Art Potential:

Civic art will provide the opportunity to
enrich the environment. Civic art may be
used to highlight special locations such as
gateways and public plazas, or to enrich
architectural and landscape details.
intended to create functional, attractive signage incorporating a uniformly high level of design. 184

PROJECT SIGNAGE DESIGN INTENT
Project and district identifiers will include highly
visible gateway markers. In addition to advertising the project and/or its districts, these signs should enhance project identity and establish a welcoming point of
arrival. Wayfinding signs will be especially useful in
orienting first-time visitors, while offering a sense
of familiarity to returning customers. All signage is
expected to make a positive contribution to the public
realm.

PROJECT SIGNAGE DESIGN

STANDARDS / GUIDELINES
PS-1: Implement signs that make a positive contribution to the general appearance of the street or pedestrian
corridor in which they are located.
PS-2: Use project signage and environmental graphics
to assist wayfinding and reinforce project identity.
PS-3: Create a “family” of signage that creates a graphic continuity throughout the project. In the City Center, districting concepts may require individualized district signage “families”.
PS-4: Provide vehicular directionals consistent with
City requirements that guide motorists to important
destinations on-site, including major attractions, parks and parking facilities.
PS-5: Include directional signs and maps that guide
persons on foot and bicycle to important public services and facilities, parks, outdoor gathering areas, and
major tenants.
PS-6: Encourage high quality, imaginative, and innovative signage. PS-7: Employ a unified motif for each of the City Center Mixed-Use districts. A separate motif is possible for
the office campus, although a degree of compatibility
should be maintained.
PS-8: Select signage colors that contribute to legibility and design integrity. Too many colors used thoughtlessly can confuse the reader and negate the sign’s message.
PS-9: Use signage materials that are compatible with
the surrounding environment.
PS-10: Project signage should be brief with a succinct message. The fewer the words the more effective the
sign.
PS-11: Avoid signage in corner/driveway sight clearance areas.

Project signage will enhance project identity
at CityPlace and create a cohesive graphic
family of signs for getting around CityPlace.

Project signage will include project identity
signage, transportation and traffic control
signage, parking access and availability, and
wayfinding signage.

7.2 PROJECT SIGNAGE
185 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Major Gateway Signage
Summary Description:
Gateway signage clearly identifies the project at vehicular points of entry and provides information (or place identification).
Signs are scaled to their surroundings and in accordance with their function as primarily vehicular-oriented project identifiers. Gateway signage coordinates with other gateway
design elements, including landscape, hardscape, light
displays and art.
Signage enhances the project and establishes the overall character of the signage program. Gateway signage is generally limited to the name of
project and its corresponding logo.
Signs are constructed of high quality and durable materials that are weather and vandal resistant.

Minor Gateway Signage
Summary Description:
Minor gateway signage identifies important project
features, districts within the project or, in the case of office campuses, corporate identity.
Minor gateway signage is smaller in scale than major
gateway signage and placed at secondary points of
entry or subdistrict entries.
Signage enhances the project and/or district identity and establishes the overall character of the signage
program.
Minor gateway signage emphasizes bold, highly legible graphic design providing information to vehicles, pedestrians, and cyclists. Signs are constructed of high quality and durable materials that are weather and vandal resistant.

PROJECT SIGNAGE CHARACTERISTICS

PROJECT IDENTITY TYPOLOGY
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186

TRANSPORTATION / TRAFFIC CONTROL TYPOLOGY
Street Name (Private)*
Summary Description:
Signs and typefaces are kept simple to augment readability for users. Light letters on a darker background work best for both day and night time use.
Contrast of colors is especially important to the functionality and legibility of street name signage.

Parking Identity & Regulation
Summary Description:
Signage is strategically placed to guide visitors toward their preferred destination.
Parking identity signage engages users with bold, highly graphic signage design. Highly legible lettering is used to ensure clear and
concise direction for vehicular traffic within parking
garages. Typefaces are made simple to ensure user
readability.
Incorporate real time parking status information.
* Subject to City approval.
.............................................................................................................................................................................................................................................. 187 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

DIRECTIONAL / WAYFINDING TYPOLOGY
Vehicular Directional
Summary Description:
Directionals are located at or near project entrances and key intersections, and other locations that will
serve to guide motorists to their destination. Signs direct motorists toward parking, and major destinations and attractions, including the larger tenants.
Vehicular directionals are freestanding or mounted on light poles, and scaled to their surroundings for a comfortable read by slow moving vehicles and cyclists. Materials for vehicular directionals are similar to
those making up other project signage and compatible
with the overall signage program.
Signs are visually attractive with highly legible text and graphics.

Pedestrian Directional
Summary Description:
Directionals are located along major pedestrian
circulation routes and other locations that will serve
to guide the pedestrians toward public and/or guest
services and amenities.
Pedestrian directionals maintain pedestrian flows and sight lines.
Signs are scaled to their surroundings for a comfortable read by persons-on-foot and bicycle. Directionals enhance project identity and maintain
compatibility with the overall signage program at
CityPlace.
Signs are created from high quality and durable materials that are weather and vandal resistant. 188
EXHIBIT 7–1: VEHICULAR & PEDESTRIAN DIRECTIONALS - PARCELS 4 & 5* * Exhibit is conceptual and subject to change.

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189 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Wayfinding Directory
Summary Description:
Directories are located within or near major pedestrian gathering spaces and key intersections subject to heavy pedestrian flow.
Wayfinding directories present essential information
needed to navigate the project.
Directories are made from high quality durable materials, as these elements are exposed to the weather and will receive an especially high degree of contact with
the public.
Wayfinding directories and maps may also locate
points of interests and essential services provided
off-site.
Information is presented in a clear and highly graphic manner, and locates project tenants, major destinations, and public and/or guest services.

Information Kiosk
Summary Description:
Kiosks are situated to maintain pedestrian flows and
preserve sight lines.
Information kiosks present visitors with the essential information needed to navigate the project. Information is clear and highly graphic.
Kiosks can also function as “community boards” that
advertise upcoming events.
190
EXHIBIT 7–2: WAYFINDING DIRECTORIES & INFORMATION KIOSKS - PARCELS 4 & 5* * Exhibit is conceptual and subject to change.

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191 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

TENANT SIGNAGE DESIGN INTENT
High quality, innovative, and expressive tenant signage will create a cohesive look and feel at CityPlace.

A tenant’s primary signage will consist of the name of
the business and/or logo depicted on a wall sign, and
will be designed to comfortably fit the building and
storefront. Signage should reflect the character of the tenant and services provided, while clear and legible
to passing pedestrian, bicycle and automotive traffic.

TENANT SIGNAGE DESIGN - STANDARDS
• TS-1 Locate and design tenant identity signs to complement the building architecture and storefront design. • TS-2: Restrict tenant identification signs to the business name and/or simple logo.
• TS-3: Ensure that window signage and graphics augment and minimally obscure display areas, limiting such signage to 10-15 percent of the window area and preferably placed in the lower third of the window.
• TS-4: Office buildings and associated parking structures facing major roadways are allowed to have ID signage near the top of their buildings that is sufficiently scaled to be readable from adjacent arterial roads and freeway. Signage is limited to the corporate entity name and/or logo, and/or the name of a company that has purchased naming rights.

There shall be only one sign per exposure, positioned to provide wayfinding clues for vehicles approaching from
arterial roads.
• TS-5: Allow the ability for multiple office tenants to integrate their signage on facades and roof, subject to City review and approval as part of the DAP process.

TENANT SIGNAGE DESIGN - GUIDELINES
• TS-6 Use bold typefaces that are easy-to-read; for
example letter and words should be spaced for heightened legibility. Crowding or excessive spacing of letter and words is generally discouraged, as are overly intricate type faces and symbols.
• TS-7: Tenant wall signs should be located on flat, unadorned surfaces. This is generally a panel or band above the storefront entrance, although alternative locations may be considered.
• TS-8: Coordinate sign placement with the arrangement of bays, windows, and other architectural features.
• TS-9: The overall size, materials and graphic composition of a tenant sign should be coordinated with architectural character of the project district and storefront design. Tenant signage will follow guidelines illustrated in the “Project Criteria” (part of the tenant lease). These criteria will vary in keeping with the character established for the various districts and will be detailed in the Development Area Plans that will be submitted for City
approval.
• TS-10: Encourage pedestrian-scaled projecting signs
(overhead mounted, projecting blade signs, etc.) along pedestrian sidewalks and pathways.

Tenant signage quality will be measured
through its compatibility with the building
architecture, its level of integration with the
storefront design, and the ability to clearly
communicate.

7.3 TENANT SIGNAGE
192

TENANT SIGNAGE

CHARACTERISTICS
Free-Standing Signage
Summary Description:
Freestanding signage (signage affixed
to the ground or connected to supports
affixed to ground, and not affixed to a
building) includes architectural details,
quality materials, and colors of the
associated buildings.
Signage incorporates extremely durable
sign materials that withstand exposure
to the elements.
Freestanding signage should be easily
and comfortably read by both pedestrians and by vehicular traffic.

Building-Mounted Signage
Summary Description:
Building-mounted signs are conceived
as an integral part of the building
façade, placed in accordance with façade
rhythm, scale and proportion.
Signs do not obscure architectural features such as vertical piers, trimwork, ornamental features, etc.

Storefront Signage
Summary Description:
Storefront signage is integrated with
the design of the building, coordinating
with the architectural details and color
scheme of the building.
Storefront signs are placed to establish
rhythm, scale, and proportion.
Signs are considerate of nearby residential uses and have little or no impact on adjacent residential uses.

Supergraphic / Building
Integrated Signage
Summary Description:
Supergraphics are integrated with the
building architecture, coordinating
with the overall design.
Large-scale painted or applied decorative art in bold colors and typically in geometric or typographic designs.
May be permanent or temporary and
used over walls or windows to create an
illusion of expanded or altered space.
193 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

SPONSORSHIP & ADVERTISING

SIGNAGE DESIGN INTENT
The types of sponsorship and advertising signs used at
CityPlace are based on levels of animation, and hours
of operation. The proposed sponsorship and advertising signs will advertise businesses within CityPlace, or special events happening within the site. Buildings
and plazas may be named after companies or individuals who have purchased naming rights. The signage may also include digital displays, reader boards and
other graphics that may enhance the functions held
within the City Center.

SPONSORSHIP & ADVERTISING SIGNAGE

DESIGN STANDARDS / GUIDELINES
SA-1: Increase contrast for a visual advantage. More
contrast between foreground text and background color
is appropriate.
SA-2: Locate and design signs to complement the building architecture and storefront design. SA-3: Locate animated signs on flat, unadorned
surfaces. This is generally a panel or band above the
storefront entrance, although alternative locations may be considered.
SA-4: Design digital signs as clean, simple, attractive, appropriate and brief messages.
SA-5: Coordinate signage placement with the arrangement of bays, windows, and other architectural features.
SA-6: Keep message content brief, include thoughtful
design placement.
SA-7: Ensure that signage and interactive technologies augment and minimally obscure display areas of storefronts.
SA-8: Use multiple image slides as a series in order to communicate a subject.
SA-9: Enhance communication by ensuring that each
element (typography, color and image) has the intrinsic attributes that make it clear and legible.
SA-10: Limit the number of words used for copy on each sign face.
SA-11: Use color as a design element to clarify communication and create visual impact. A good strategy for digital signage is to use high-contrast color combinations but to avoid garish combinations. SA-12: Outdoor advertising must face inward into the
City Center, except outdoor advertising may face outward toward Levi’s Stadium on Tasman Drive.

Sponsorship and advertising will enhance the
identity of the City Center and create an active
core with a unique vibe at CityPlace, thereby
serving the City’s objective to create a vibrant
mixed-use, urban core, creating a pedestrian
friendly “live, work, and play” environment
that will function as a well-defined center for
the Santa Clara community.

7.4 SPONSORSHIP & ADVERTISING
194

SPONSORSHIP & ADVERTISING

SIGNAGE CHARACTERISTICS
Animated Signage / Interactive
Technologies
Summary Description:
Signage contains images, parts or illumination which
flash, change, move, stream, scroll, blink or otherwise incorporate motion.
Signage incorporates extremely durable sign materials that withstand exposure to the elements.
Animated signage shall be located internal to the project to avoid distraction and safety hazards to passing cars on roadways.
Interactive technologies can include areas subject
to projected images containing GOes Before Optics
(GOBO) technology.
Signs do not obscure architectural features such as
vertical piers, trimwork, ornamental features, etc.
Signage should be integrated into the design of buildings and spaces.

Light & Sound
Summary Description:
Freestanding multi-sided structures may consist of
animated and/or non-animated signs.
Animated signs shall be allowed only in the City
Center (Parcels 4 and 5) facing the interior of the development only, and shall not be visible from roadways, except they may face Levi’s Stadium on Tasman Drive,
outside the City Center.
Includes architectural details, quality materials, and relates spatially to its surroundings.
Light and sound towers are conceived as an integral
part of the outdoor space, placed in accordance with
façade rhythm, scale and proportion.
Appropriate locations within the City Center to be
determined as part of the Signage Master Plan.
Sound shall be subject to and comply with
SCCC9.10.040.

Rooftop Signage
Summary Description:
Rooftop signs identifying a structure are an important sponsorship opportunity for purchasers of naming
rights.
Signs that are applied or placed upon the roof surface, usually not visible from any adjacent public right-of-way.
Signage is integrated with the design of the building, coordinating with the architectural details and color
scheme of the building.
Signs are considerate of nearby residential uses and
have little or no impact on adjacent residential uses.
195 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

PUBLIC ART DESIGN INTENT
Public art will enhance the visual environment
making a more memorable place, enhance wayfinding, reinforce the overall image and project identity, and even function as a conceptual link to disparate
parts of the project. It is important to consider how
the selected art form might serve as a local landmark,
delineate outdoor space, add richness to the landscape, or create an expression of local history and culture
through creative artwork. Suitable art forms range
from sculptural art pieces that enliven a public plaza
to artisan crafted details.

PUBLIC ART DESIGN GUIDELINES
CA-1: Use civic art to highlight special locations, such as gateways, focal intersections, and important pedestrian gathering areas. CA-2: Incorporate art pieces that celebrate Santa Clara and the Silicon Valley’s history and culture.
CA-3: Allow for a broad range of expression, media and materials, while ensuring that the scale, material,
form and content are appropriate to the immediate
surroundings.
CA-4: Make works of art visually and where appropriate physically accessible, generally encouraging a high degree of interaction with the art piece.
CA-5: Explore opportunities to integrate artisan crafted landscape and building details. CA-6: Design permanent art pieces of durable, exterior grade materials, with consideration given to structural and surface integrity, assuring protection against vandalism, weathering, and excessive maintenance
and repair.
CA-7: Allow for temporary art pieces in addition to
permanent works of art, potentially accommodating
new or different modes of expression including banner
programs.

PUBLIC ART DESIGN RECOMMENDATIONS
Custom Identity: Explore opportunities to tastefully
incorporate a project logo or similar graphic element as decorative sidewalk plaques or integral to on-site furnishing and landscape features, such as benches, trash receptacles, tree grates, etc.
Site Pageantry/Banners: Colorful banner signs applied to light poles or building facades may advertise CityPlace and local events, and are especially appropriate for gateways and streets with retail frontages, where they will contribute to a festive environment.

Banners are not intended for the display of tenant
identity.

Public art at CityPlace will offer a great
opportunity to further enrich the environment.

Art pieces may be used to highlight special
locations such as gateways and public plazas,
or simply enrich architectural and landscape
details.

7.5 PUBLIC ART
196

1. Sculptural Art

2. Light Art Installations

3.Intereactive Art

4. Public Art/Furniture

COMMUNITY ART TYPOLOGY
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197 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
WHAT IS LIGHT POLLUTION?
Light pollution is misdirected or obtrusive artificial
light that is used in excess, usually in an outdoor
environment. In recent years, in many parts of the
globe, star filled nights have disappeared and have
been replaced with a yellow haze due to excessive use
of outdoor lighting. Artificial light pollution not only degrades the star-filled night sky, diminishing our
connection with nature, but also disrupts ecosystems,
interrupts birds migratory patterns (as discussed in
the Bird Safety section), limits astronomical research, affects human circadian rhythms, and wastes abundant amounts of energy and of course money.

MODEL LIGHTING ORDINANCE
The IDA (International Dark-Sky Association) is a
recognized authority on light pollution. The IDA and
the IES (Illuminating Engineering Society) together
have compiled a guide for environmentally responsible outdoor lighting for use in North America.

Communities can take the Model Lighting Ordinance
(MLO) adopt it and adapt it to their specific needs.

Though Santa Clara has no ordinance in place to
address outdoor lighting, the project is mindful of the concerns and lighting solutions set forth in the MLO.

The MLO recommends limits for the amount of light
in five different zones of lighting intensity, ranging
from LZ0-LZ4. The California Energy Commission
has designated CityPlace and the surrounding areas
as LZ3, a moderately high ambient lighting zone. This
area requires moderate lighting levels, given that this is what users are adapted to in the surrounding areas.

The MLO also makes use of the “BUG” rating system
(Backlight-Uplight-Glare), as a classification of outdoor lighting fixtures to ensure that only well-shielded fixtures meeting these standards are used. CityPlace
recognizes these tools and will use them to aid in creating an outdoor lighting environment that is mindful of light pollution and sensitive to these concerns and
the environment.

OUTDOOR LIGHTING DESIGN INTENT
The project’s outdoor spaces range in size, location,
and vary greatly in use, though all sidewalks, pedestrian areas, and parking areas shall meet minimum safety standards. The City Center Mixed-Use District
(with retail emphasis) will have heavy pedestrian
activity well into the evening, while the Office Campus pedestrian traffic will significantly diminish after
office hours. An important aspect of outdoor lighting,
as noted by the California Energy Commission, is to
base the lighting power that is allowed on the brightness of surrounding conditions. The project’s neighbor to the south, Levi’s Stadium, establishes appropriate
illumination levels for the intensity of pedestrian
activity that occurs along Tasman Drive. That general
character of illumination will carry through to the
City Center Mixed-Use District along Tasman Drive
and into the core of the district. Existing illumination characteristics at other project boundary conditions
vary considerably, and project lighting levels will adjust to be compatible with their established character.

The various uses and hours of operation within the
project site also require various lighting types and
intensities. Due to the unique nature and topography
of the site with sloped landscape borders on nearly all sides, the possibility of light trespass outside of the project boundary is nearly eliminated. The general
intent at CityPlace is to make the outdoor environment safe and comfortable for pedestrians while being mindful of concerns pertaining to light pollution and
only lighting what is necessary when it is necessary.

This section defines light pollution and how
it relates to the CityPlace project. It assigns
lighting character zones to the project site,
offers general outdoor lighting guidelines, and
reinforces the commitment CityPlace has to
preserving the night sky.

7.6 OUTDOOR LIGHTING
198
The general intentions for the use of artificial outdoor lighting includes the following:
Allow reasonable uses of outdoor lighting for safety and enjoyment at night while preserving the ambiance of
the night.
Limit the degradation of the nighttime environment
and the night sky.
Minimize glare and obtrusive lighting by limiting
outdoor lighting that is misdirected, excessive, or
unnecessary.
Conserve energy and resources employing LED lighting to the greatest extent possible. Help protect the natural environment from the damaging effects of night lighting.

PRACTICAL CONSIDERATIONS
Some common practices for outdoor lighting at
CityPlace that should be considered include the
following:
Light only what needs to be lit when it needs to be lit.

One only needs the right amount of light, in the right
place, at the right time to ensure safety.
Shield parking structure fixtures especially when
structures front adjacent uses.
Promote downward facing lighting, and consider shorter light standards to light ground level and avoid light loss to night sky.
Focus on lighting sidewalks, not roadways.
Employ motion sensor controlled lighting when appropriate to dim or turn off fixtures not required to meet code safety lighting levels.
Incorporate curfews (i.e. turn lights off or dim automatically) after a certain hour when businesses close or traffic is minimal.
Promote lighting that performs well under the “BUG”
(Backlight-Uplight-Glare) rating system to limit light
trespass and promote efficient use of exterior lighting.

Satellite view of global light pollution
Effects of light pollution in nearly the same spot years later Examples of good and bad fixture types
To the extent consistent with the normal and expected operations of the office, hotel, retail, food/beverage, entertainment and residential uses of the project, take appropriate measures to turn unnecessary lighting
off at night, especially during bird migration season
(February–May and August–November), including, to
the extent feasible, the use of motion sensor lighting, automatic lighting shut-off mechanisms, and installation of downward facing exterior lighting.

OUTDOOR LIGHTING CHARACTER ZONES
Lighting character zones as seen in the illustration
will be established to allow for flexibility and customization of outdoor lighting within the diverse areas of the project site. Zones will range from low lighting within more natural landscape areas to environments
with high activity levels and moderate lighting where
pedestrians and a vibrant well-lit environment will be
priority. Each lighting character zone has its recommendations for lighting best suited to that part of the project site.

Zone A: Low Lighting Natural Zone
Zone A, the low lighting natural zone generally contains open spaces in more passive areas with little pedestrian activity. Lighting in these areas may adversely affect flora and fauna and have an unfavorable affect on the character of the area, but is necessary
in small quantities and lower intensities. These areas
typically have limited nighttime activity. Most of the
areas within this zone are perimeter landscape areas
that require little lighting with the exception of some low ambient landscape lighting to build on the project
character.
Lighting may be used for safety and convenience but
not necessarily continuously.
After curfew most lighting should be extinguished or
reduced significantly.
Uplighting in this area should be very limited, if any. Use the lowest lighting levels possible in this zone, and shield fixtures to direct light downward.

NON-CUTOFF SEMI-CUTOFF

CUTOFF FULL CUTOFF
GOOD
BAD
199 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Zone B: Moderate Activity Lighting Zone
Zone B, the moderate activity lighting zone tends
to be occupied by commercial and/or office with
limited evening activities. On-site recreation fields
and outdoor uses that require more moderate levels
of lighting are also prevalent in this zone. These
areas will be for modest nighttime uses and lighting
requirements, and will not require an overabundance
of lighting, especially as the activity levels in these areas will be most intense during daylight hours.
Outdoor lighting is used for safety and convenience.
Office uses will minimize light spill and trespass from interior lighting through shades and/or curfew shut off times for interior lighting.
Implement down lighting for building facades and
landscape within this zone when practical.
Parking structures within this zone should have
shielded lighting.
After curfew some lighting should be extinguished or
reduced as activity levels decline.

Zone C: Moderate-High Activity Lighting Zone
Zone C, the moderate-high activity lighting zone will
include a large portion of the City Center Mixed-Use
District which will contain restaurants, shopping,
entertainment, residential and office uses. Moderately
high lighting levels will be necessary for proper retail functioning, and the creation of a dynamic mixed-use
environment. Zone C will function as a transition
zone between the moderate zone and the high activity
zone, and will extend use of exterior lighting later in the evening to accommodate commercial activity and
safety needs.
Lighting is needed for safety, convenience, character and is uniform and/or continuous.
Tree up lighting in this area is allowed in a limited amount.
Animated signage is discouraged but may be considered on a case by case basis subject to City approval Curfew may be later in these areas and lighting can
be reduced as activity levels decline.
Parking structures within this zone should employ
shielded exterior lighting.

Zone D: High Activity Lighting Zone
Zone D, the high activity lighting zone will be for the vibrant pedestrian spine located within the core of
the City Center Mixed-Use District. This area will
have the highest lighting levels throughout the project due to its mixed-use pedestrian environment, as well as the fact that this area will be a continuation of the elevated levels of pedestrian activity and lighting originating at the adjacent Levi’s Stadium. High ambient lighting levels in this area will be critical to a safe, vibrant, and lively retail environment.
Curfew is later in this area and lighting can be reduced as activity levels decline. Limited animated signage is allowed within this area, subject to City approval.
Tower-mounted or building-mounted, aerial lighting
that faces downward into the interior of this area or
faces Levi’s stadium on Tasman Drive is allowed for
special occasions throughout the year.
Tree uplighting in this area is allowed in a limited
amount.
Lighting is necessary for safety, convenience, character, and is uniform and/or continuous.

Gateways
All project gateways, regardless of the lighting character zone they fall within, will all have increased lighting levels. These main entryways serve to announce the project, and as such will require additional landscape, signage, and specialty lighting. Limited up lighting should be allowed in these unique gateways to the project. Increased lighting levels will be necessary to offer the appropriate impact upon arrival
and sense of entry into this unique project.
200
EXHIBIT 7–3: OUTDOOR LIGHTING CHARACTER ZONES*
* Exhibit is conceptual and subject to change. The retention pond area (while part of the legal parcel) is a City utility facility and not part of the development area or FAR calculations.

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201 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
8 INFRASTRUCTURE

OVERVIEW

CHAPTER
202

8.1 INTRODUCTION

OVERVIEW
This chapter presents a general description, layout,
and preliminary standards and criteria for the project’s infrastructure, including streets, domestic and fire water, recycled water, wastewater, storm water
drainage and management, and other infrastructure
as appropriate, coordinated with the landfill operation and maintenance systems. The entitlement and approval processes, including the review and approval of development area plans, will entail further design and
development of the project’s infrastructure. Final design of the infrastructure shall be consistent with this chapter, as well as the “Preliminary Infrastructure
Master Plan” (prepared by Langan Treadwell Rollo,
dated July 22, 2016), which contains additional specifications and details, including supporting figures and plans.

PROPERTY ACQUISITION, DEDICATION
& EASEMENTS CONCEPT
The mapping, dedication and acceptance of streets and
other infrastructure improvements will occur through
the subdivision map process in accordance with the
City’s subdivision code and regulations. The majority
of infrastructure described in this plan shall be constructed within the public right-of-way or dedicated easements to provide for access and maintenance of
infrastructure facilities. Private roads may also be
developed with private infrastructure and/or public
infrastructure in dedicated easements. The eventual
project layout within the project boundaries will ultimately determine the entity that owns, operates and maintains each infrastructure element.

INFRASTRUCTURE MASTER PLAN

AND TECHNICAL MEMORANDA
Each infrastructure element is more fully described
in the Infrastructure Master Plan (IMP) and the
technical memoranda appended to the IMP. These documents identify key design criteria and provide more detailed layouts of each infrastructure system. Each
utility will be constructed according to the provisions of relevant City Standard Plans and Specifications per
the City’s standard design criteria, standard details,
Rules and Regulations and specifications, except
where deviations are expressly specified in the IMP
and except where specifically approved by the City,
and in accordance with the timing set forth in the
Sensitivity Analysis prepared for each Development
Area Plan.

CONFORMANCE WITH EIR

AND ENTITLEMENTS
With the development of the design and associated
documentation, consistency will be maintained with
project mitigation measures required by the EIR and
other entitlement documents. Compliance with project
mitigation measures shall be the responsibility of the
developer until acceptance of the infrastructure by the respective Agency or the City.

CityPlace will require new construction and
reconstruction of substantial infrastructure.

This infrastructure plan will provide overall
guidance for the design and construction of
infrastructure to support development of the
project. It addresses both on-site and off-site
roadway and utility infrastructure, and other
related improvements.

INFRASTRUCTURE PHASING
As each of the Project phases described in Section 2.3
above are built, the onsite infrastructure (e.g., road
network, and wet and dry utility installations) necessary to support the development of the phase would be constructed in the portion of the site where the phase
is being developed. In some cases, it will be necessary to construct infrastructure in portions of the site
where future phases would be developed to connect to
existing infrastructure and provide a path that would
serve the phase under development, as reflected in the
MMRP. Site earthwork may require moving existing fill material between parcels, as well as phasing the earthwork to accommodate the landfill operation
systems reconstruction. The Post Closure Land Use
Plan (PCLUP) and Post Closure Maintenance Plan
documents the requirements for the landfill systems
as part of the project.
203 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
This section briefly describes the existing
infrastructure pertaining to the project site. This
includes landfill systems, rail infrastructure,
stormwater drainage systems and more.

8.2 SITE CONSTRAINTS

OVERVIEW
The site is proximate to a significant amount of
existing infrastructure. The City owned and operated
systems include sanitary sewer, stormwater drainage, water (domestic and fire), recycled water and landfill operation systems (gas extraction, leachate
collection and monitoring) within and adjacent to the
site. Utility providers and infrastructure owners with
facilities near the site include Silicon Valley Power
(SVP), Comcast, AT&T, Santa Clara Valley Water
District (SCVWD), Pacific Gas & Electric (PG&E),
Union Pacific Railroad (UPRR), Ameresco and Valley
Transportation Authority (VTA).

EXISTING INFRASTRUCTURE
Each infrastructure system is briefly described below
and as appropriate discussed in greater detail within
the ensuing sections of this chapter.
Stormwater Drainage System includes gravity underground conveyance piping, surface drainage channels, retention basin and two pump stations that discharge
stormwater runoff to the east to the Guadalupe River
and to the west to San Tomas Aquino Creek.
SCVWD and the San Francisco Hetch Hetchy system.
Recycled Water Distribution System is a source of water available to the City for irrigation and other purposes via the San Jose/Santa Clara Water Pollution Control
Plant’s South Bay Recycled Water facility.
Potable Water System.
Wastewater (Sanitary Sewer) System includes pump
stations and both force and gravity sewers that convey
sewage to the existing San Jose/Santa Clara Regional
Wastewater Facility (Water Pollution Control Plant)
located northeast of the site, adjacent to the San
Francisco Bay.
Landfill Operation Systems within Parcels 1, 2, 3 and 4 include a landfill gas extraction system and leachate collection system. The landfill gas is extracted via a
system of vertical wells and horizontal pipes, and the
gas is conveyed to a landfill gas-to-energy system operated by Ameresco, a private company under contract with the City. The leachate collection system (within
Parcel 1 and Parcel 3 only) includes a central sump,
laterals, risers and pump that discharge to the City
sanitary sewer. Additionally, a groundwater monitoring well system and a landfill gas monitoring probe network are present at the site.
Rail Infrastructure: The UPRR infrastructure includes a single track within a 50-ft right-of-way between
the west side of Lafayette Street and the east sides
of Parcel 3 and 4. There is an existing Station, Santa
Clara – Great America Station to the east of Parcel
5 accessible via Stars & Stripes Drive. Additionally,
the VTA operates a light rail on Tasman Drive south
of Parcel 5, with stations located east and west of the project site.
Flood Control Infrastructure: The SCVWD is responsible for the existing levees along the entire west side of Parcel 4 along Sam Tomas Aquino Creek and the entire
east side of Parcel 1 and Parcel 2 along the Guadalupe
River.
Electric & Telecommunications Systems: The SVP electric system is Santa Clara’s municipal electric utility, including both overhead and underground facilities.

PG&E facilities include high-voltage overhead electric
and buried gas services; AT&T and Comcast telecommunications are located in underground facilities. Topology: Existing topology characteristics are illustrated in Exhibit 1-4: Site Boundaries & Topography. 204

8.3 GEOTECHNICAL AND

ENVIRONMENTAL CONSIDERATIONS
This section describes significant
environmental considerations, most
importantly, those having to do with the
existing landfill.

OVERVIEW
Structural improvements developed on landfills
must comply with specific construction standards set
forth in the California Code of Regulations (CCR),
Title 27, §21190. Planning documents, design, and
construction of these improvements will need to be
submitted as part of the Post-Closure Land Use Plan,
Closure Plan and Post-Closure Maintenance Plan,
and associated regulatory submittals to the County
Local Enforcement Agency (LEA), CalRecycle, and
the Regional Water Quality Control Board. Title 27
requires that post-closure construction on the site
maintain the integrity of the landfill, including any
existing final cover, drainage and erosion control
systems, and gas monitoring and control systems.

Modifications to these systems must be designed to be
protective of public health and safety and the environment. Other post-closure land use requirements will include monitoring and ventilating landfill gases beneath proposed buildings and installing improvements designed to keep moisture from penetrating into the
landfill materials.

LANDFILL SUMMARY DESCRIPTION
The closed former landfill was the result of several
episodes of filling on the separate parcels. The landfill on Parcel 4 operated between the 1960s and 1970s;
landfill operations at the other parcels took place from the late 1970s through early 1990s. Current research
indicates that the lower portion of refuse was placed
by excavating slots (drag technique) into the native
soil and backfilling the slots with refuse. The topography indicates that soil embankments were constructed around the waste units and that refuse continued to
be placed, which created large mounds above current
street elevations. On the basis of the available subsurface information, the refuse on Parcels 1 and 3 ranges from about 40-ft to 80-ft thick; and on Parcels 2 and
4, the thickness of refuse ranges from about 20-to 50-
ft. The area of the refuse is approximately 136 acres
within the four Parcels. The refuse is underlain by
alluvial deposits consisting predominately of clay and
sandy clay layers with occasional interbedded layers
of sand and silt. Groundwater table elevations are
generally in or within 10-ft of the bottom portion of the waste unit based on data from the groundwater monitoring program, and from groundwater levels observed in recently drilled borings.
205 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
This section briefly describes site grading, the
important impacts the landfill has on grading,
as well as stormwater management.

SITE GRADING
The existing site topography varies significantly,
with low elevations near sea level and high elevations
above 65 feet North American Vertical Datum of 1988
(NAVD 88). This large range in elevation is a result
of the placement of the underlying refuse discussed
in Section 8.3 above. In order to accommodate the
planned development, significant earth moving will
be required to provide for safe and accessible access to the proposed facilities on each of the five parcels.

Due to the underlying refuse and the on-going settlement, the final site grading design will be a complex exercise. It is preferable to avoid cutting into the
refuse for reasons such as cost, air quality, and health and safety. Additionally, because the refuse has very
low compressive strength, adding fill to the site will
surcharge the weak refuse and potentially result in
additional settlement. These constraints combined
with the need to respect the continuity and integrity of the landfill cap (clay soil layer) result in strict grading criteria and the development of detailed methods that
will focus on minimizing the disturbance required to
grade the site. As the site grading plan is developed
and site improvements plans are prepared, interaction with the City and Local Enforcement Agency (LEA) will be required. The Grading and Site Access
Technical Memorandum attached to the IMP shows a
preliminary grading scheme for the project which includes general pad elevations and access road grading for the development.

Finished grading elevations will be set following verification of landfill cap profile and cut/fill calculations associated with establishing the various development
pads. At property lines, stormwater drainage patterns
will be maintained so to not increase flow and adjacent grades will be maintained at the existing Tasman Parking Structure.

STORMWATER MANAGEMENT
Site drainage is also complicated by the underlying
refuse. The addition of water to the refuse can result
in the production of toxic leachate, and can also
contribute to settlement by further surcharging the
already weak refuse. Due to these factors, infiltration of stormwater runoff is not feasible on the majority
of the site. This non-infiltration based design will be discussed with the City, LEA, Regional Water Quality
Control Board and Santa Clara Valley Urban Runoff
Pollution Prevention Program (SCVURPPP) to ensure
that mechanisms are in-place to exclude the site from
any stormwater infiltration requirements.

Because the project will construct or replace more
than 10,000 square feet of impervious surface area
on the project site, the project must comply with the
City of Santa Clara Stormwater C.3 provision requirements and the State Water Resources Control Board (SWRCB) National Pollutant Discharge Elimination
System (NPDES) permit. In order to meet C.3 and
NPDES requirements, the project will include low
impact development (LID) measures to reduce runoff
pollutant loads including bio-retention (with underdrain), flow-through planters, tree wells with media filter, infiltration trenches (with underdrain), landscaped open space (landscaped and furnished parklike areas), catch basin filters, green roofs, rainwater harvesting and on-site re-use and green streets

8.4 SITE GRADING &

STORMWATER MANAGEMENT
206
TABLE 8–1: EARTHWORK ESTIMATES
Parcel Total Earthwork
(CY)
1 410,000
2 220,000
3 250,000*
4 500,000
5 350,000
* Assuming parcel 3 is graded to provide fill for use on other parcels. Otherwise earthwork will be less, depending on the City’s park development plans.
* Specific compliance will be addressed in the DAP.
(bioretention / permeable pavements with underdrain).

The proposed treatment facilities will be numerically
sized in accordance with City requirements to ensure
that they will have sufficient capacity to treat the
requisite volume of stormwater runoff entering the
storm drainage system. Full trash capture devices,
as well as other source control measures, will also be
included. In addition, the project will be required to
record a Stormwater Treatment Measures Inspection
and Maintenance Agreement to ensure continued
maintenance and performance of the post-construction
measures.

Both the San Tomas Aquino Creek and Guadalupe
River are contained within FEMA certified levees
adjacent to the site. As such, no increase in the 100
year flood elevation as a result of the development will be permitted without recertifying the levees. The onsite stormwater management and treatment features for each parcel will be dynamically modeled during
final design, including buildings, parking garages,
site, landscape, etc. The results of the modeling will
be used to compare the proposed “permanent” stormwater peak flows and volumes for the project with the existing peak flows and show compliance with the
jurisdictional regulations. A separate Stormwater
Management Report inclusive of detailed hydrologic
and hydraulics calculations, analysis and conclusions
will be prepared to document the final design of the
stormwater management and storm drain system and
to obtain the requisite approvals.
207 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

OVERVIEW
The site is currently serviced by two existing freeways. US Route 101 is an eight lane divided freeway running north-south up the Peninsula, along the west
side of the San Francisco Bay. It is a major commuter
route providing access from San Francisco to South
San Jose. US 101 passes to the south of the development site and is accessed by traveling on Great America Parkway or Lafayette Street and Montague
Expressway. State Route 237 is a six lane divided
highway running east-west from Milpitas to Mountain
View, connecting the east and west sides of the Silicon Valley. SR 237 passes to the north of the site, with
access from Lafayette Street and the Gold Street
Connector or Great America Parkway. Currently there
are no plans to expand either US 101 or SR 237.

Local access to the project is provided by three arterial streets. Great America Parkway is a north-south six lane divided major arterial to the west side of the development. There is a short frontage along Parcel
4, measuring approximately 350 feet. Great America
Parkway provides primary access to US 101 and SR
237. Tasman Drive is an east-west six lane divided
arterial to the south of the project and includes a
center-running VTA owned and operated light rail.

Lafayette Street is a north-south four lane arterial
between the east and west side parcels of the development and includes the UPRR right-of-way along its west side. Lafayette Street provides access to US 101
by way of Montague Expressway and SR 237 by way
of the Gold Street Connector. Great America Parkway
This section discusses project access both
regionally and locally, and offers a detailed
description of project access points broken
down by parcel.

8.5 PROJECT ACCESS
and Tasman Drive are currently developed with no
apparent opportunities for expansion. Lafayette Street
has limited opportunity for expansion on the east side
and no opportunity for west expansion.

It is a development goal to make CityPlace both bike
and pedestrian friendly. Currently, north-south bicycle access to the site is provided by dedicated bicycle trails along San Tomas Aquino Creek to the west of the
site and the Guadalupe River Trail. There are also
on-street bike lanes along Great America Parkway,
as well as bike lanes on Lafayette Street that extend
to Calle de Luna just to the south of the development.

Bike access to the project in the east-west direction is more limited. Bike lanes currently exist on Tasman
Drive, but terminate near Lick Mill Boulevard east
of the site. To the west, there are on-street bike lanes along Old Mountain View-Alviso Road, which provide access to residential neighborhoods in northern Sunnyvale.

The following is intended to briefly summarize the
current conditions and address how these conditions
and the planned development impact infrastructure
planning for the project, as analyzed in the EIR.

Timing of off-site infrastructure is addressed in the
MMRP. On-site improvements will be addressed at the
time of DAP submittals.

SITE ACCESS
Site access points and variant options are illustrated
in Exhibits: 3-12, 3-13 and 3-14. The two access points currently serving the existing City owned Tasman
Parking Structure will be maintained by creation of
a new access point connecting to the relocated Stars
& Stripes Drive north of the building (replacing the
current lower level second access); the existing lower
entrance may connect to the CityPlace below podium
parking planned for the Tasman Blocks (Parcel 5).
208

STREETS & INTERSECTIONS
A new on-site street network comprised of both public
and private streets, and improvements to some of
the off-site roadways and intersections outside of the
project boundary will be constructed. Based upon the
current concept plan and transportation analysis, the
parcel access summary is as follows:

The street and intersection improvements for site
access will require a detailed engineering evaluation
with respect to lane configuration, dimensions, signalization, etc. (access variants illustrated in Exhibits 3-13 and 3-14). The following summarizes the current
planning for the existing, new and modified intersections for the project. Additional design information is provided in the Grading and Site Access Technical
Memorandum attached to the IMP. Public and Private
Street designations are depicted in Exhibit 3-11:

Public and Private Streets, which documents preliminary concepts developed with the City of Santa Clara Department of Public Works.

Parcel 1
One access point from Lafayette Street with a minimum of two entrance and three exit lanes. A new “Urban Interchange” which involves raising
a portion of Lafayette Street and a new bridge over
the UPRR providing access to Parcels 1, 2 and 4 with
two entrance and three exit lanes, including bypass
lanes for through traffic on Lafayette Street in each
direction.
As an alternate to the “Urban Interchange”; “T” intersections may be introduced on Lafayette Street in two locations to allow “Jug Handle” type access approaches, with bridges over Lafayette Street connecting the eastern and western parcels. One access point from the
north at Great America Way.
Multiple connection points to Parcel 2 located along
shared parcel line with a minimum one lane in each
direction.

TABLE 8–2: ACCESS SUMMARY
Parcel No. of Access
Lanes In
No. of Access
Lanes Out
1 4 4
2 4 4
3 1 1
4 9 10
5 4 4
Parcel 2
One access point from Lafayette Street with a minimum of two entrance and three exit lanes. A new “Urban Interchange” which involves raising Lafayette Street and a new bridge over the UP Railroad providing access to Parcels 1, 2 and 4 with
two entrance and three exit lanes, including bypass
lanes for through traffic on Lafayette Street in each
direction.
As an alternate to the “Urban Interchange”; “T” intersections may be introduced on Lafayette Street in two locations to allow “Jug Handle” type access approaches, with bridges over Lafayette Street connecting the eastern and western parcels. One access point from the south via the Lick Mill
Boulevard extension.
One connection to Parcel 4 via a new bridge over
Lafayette Street.
Multiple connection points to Parcel 1 located along
shared parcel line with a minimum one lane in each
direction.

Parcel 3
One connection point to Parcel 4 with a minimum two
lanes in each direction, with service and emergency access via an existing easement through the Centennial Gateway parking lot to the north..

Parcel 4
A new “Urban Interchange” which involves raising
a portion of Lafayette Street and a new bridge over
the UPRR providing access to Parcels 1, 2 and 4 with
two entrances and three exit lanes, including bypass
lanes for through traffic on Lafayette Street in each
direction.
As an alternate to the “Urban Interchange”; “T” intersections may be introduced on Lafayette Street in two locations to allow “Jug Handle” type access approaches, with bridges over Lafayette Street connecting the eastern and western parcels. One access point from
Great America Parkway just north of Great America
209 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Parkway/San Tomas Aquino Creek crossing with a
minimum two entrance and three exit lanes.
Supplemental access point from Great America
Parkway through the existing convention center
property via a new bridge over the San Tomas Aquino
Creek or via access through the Santa Clara Gateway
office park.
Three access points from Stars & Stripes Drive via
Avenue A, Avenue B and Avenue C with a minimum
three entrance and three exit lanes.

Parcel 5
Main access from the Tasman Drive / Centennial
Boulevard intersection to Stars & Stripes Drive and
site.
Supplemental right-in/right-out access to Tasman
Drive via new Avenue A and Avenue C. With VTA
concurrence on crossing of tracks, outbound left turns
to westbound Tasman Drive may be incorporated from
Avenue C.
Supplemental access from a new Tasman Drive (eastbound) slip ramp to lower Stars & Stripes Drive or Great America Station Transit Plaza, which will also
provide access to the below podium parking garage.

The Lafayette Street “Urban Interchange” has numerous design and regulatory permitting challenges.

There are overhead PG&E transmission lines on both
sides of Lafayette Street and overhead SVP electric on
the east side of Lafayette Street. The interchange will have to provide the proper clearances (or necessary
relocation or undergrounding) from these utilities. It
will also have to meet minimum vertical clearance
requirements above the UPRR on the west side of
Lafayette Street and obtain PG&E approval for encroachment through the existing easement.

The access point at Great America Parkway will be
the marquee entrance to the development, and will be
designed to set the atmosphere for the entire development. However, there are challenges in the layout and design of this access point. As proposed, the access
road from Lafayette Street to Great America Parkway
follows the northern parcel line for Parcel 4, which
meets Great America Parkway at a skew. Per the
Caltrans Highway Design Manual, Section 403.3, the
minimum interior angle must be 75°, which will affect
the approach of the access road. Because the Parcel
4 frontage on Great America Parkway is limited, the
location of the access point is relatively fixed. This
location is approximately 200-ft from the existing
bridge crossing San Tomas Aquino Creek, which
means that any improvements to Great America
Parkway must conform to the existing bridge. There
is also a potential sight distance issue as the intersection is approached from the south due to the existing vertical curve on the San Tomas Aquino bridge structure. Approximately 550-ft north of the access point is the intersection of Great America Parkway and Old
Mountain View-Alviso Road. The Grading and Site
Access Technical Memorandum attached to the IMP
shows the concept site access locations for each Parcel. 210

8.6 STORMWATER DRAINAGE
This section briefly describes stormwater
drainage, including current systems and
proposed future infrastructure.

OVERVIEW
The San Tomas Aquino Creek watershed covers an
area of approximately 45 square miles. San Tomas
Creek originates in the forested foothills of the Santa Cruz Mountains flowing in a northern direction
through the cities of Campbell and Santa Clara,
into the Guadalupe Slough, and finally into the
Lower South San Francisco Bay. The major tribu-
taries to San Tomas Aquino Creek include Saratoga,
Wildcat, Smith and Vasona Creeks. Most of the San
Tomas Aquino watershed is developed as single and
multi-family residential neighborhoods, with addition-
al areas developed for commercial and industrial uses.

The majority of the San Tomas Aquino Creek channel
has been modified and lined with concrete (from the
Smith Creek confluence in the upper reaches down-
stream to Highway 101).

The Guadalupe River watershed covers an area of ap-
proximately 171 square miles. The headwaters drain
from the eastern Santa Cruz Mountains near the sum-
mit of Loma Prieta in heavily forested unincorporated
county land with pockets of low-density residential
developments. The Guadalupe River actually begins
on the Valley floor at the confluence of Alamitos Creek and Guadalupe Creek, just downstream of Coleman
Road in San Jose. From there it flows north, approx-
imately 14 miles until it reaches the Lower South
San Francisco Bay via the Alviso Slough. The upper
watershed is characterized by heavily forested areas
with pockets of scattered residential areas. Residential density gradually increases to high density on the
valley floor. Commercial development is focused along
major surface streets. Industrial developments are
located closer to the Bay, primarily downstream of the
El Camino Real crossing. Six major reservoirs exist
in the watershed: Calero Reservoir on Calero Creek,
Guadalupe Reservoir on Guadalupe Creek, Almaden
Reservoir on Alamitos Creek, Vasona Reservoir,
Lexington Reservoir, and Lake Elsman on Los Gatos
Creek.

The climate of the City of Santa Clara is characterized as dry-summer subtropical (often referred to as Mediterranean), with cool wet winters and relatively
warmer dry summers. The mean annual precipitation in the vicinity of Santa Clara is approximately 15 inches (95 percent of which falls between October
and April) per the 2007 Santa Clara County Drainage
Manual (SCCDM). This value is typical of Santa
Clara County east of the coastal range. It is important to note that the site can be subject to a wide range of annual precipitation.

Due to the nature of the existing topography and
drainage infrastructure, the five parcels along with
the tributary off-site areas have been divided into
four distinct sub-watersheds: San Tomas, East Basin,
Eastside Channel and Basin Direct. Each watershed,
the existing stormwater drainage system, and the
proposed infrastructure improvements are described
in detail in the Stormwater Technical Memorandum,
attached to the IMP.

EXISTING SYSTEMS
The existing City owned and operated drainage
system includes pump stations, retention basins, open
drainage channels, underground conveyance piping
and appurtenant drainage structures. The on-site
drainage system is made up of an intricate corrugated
poly-pipe network and inlet structures. The off-site
drainage systems that convey the stormwater runoff
from the project to the discharge locations are shown
on the City’s Storm Drain System Information Maps.
211 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Parcel 4 (66 percent of area), all 8.0 acres of Parcel 5 and 14.2 acres from the public right-of-way including
Stars & Stripes Drive, Tasman Drive and the City
parking garage. The system utilizes the depressed
area on Parcel 4 within the golf course driving range
for detention and includes submersible pumps and an
outfall to the San Tomas Aquino Creek.

PROPOSED INFRASTRUCTURE
The storm drainage system for the project will be an
underground gravity network of pipes, catch basin,
manholes, water quality treatment measures and other appurtenances (as illustrated in Exhibit 8-1: Storm Drain). The building drainage will be via internal
systems piped directly to the storm drains. A complete storm drain study for the 10-year and 100-year storm events prior to grading permit issuance will
be prepared and submitted for review and approval
by the City. For final design, the public underground
piped storm drain conveyance system will be capable
of conveying the 10-year peak runoff as well as safely
convey the 100-year event peak flows from the site via
a combination of the piped system and surface conveyance. Public streets shall be designed such that the 100-year event flow remains within the roadway limits
and not extend into private property.

The stormwater runoff from Parcels 1, 2 and 3 will
discharge to the Eastside Retention Basin and be
pumped to the Guadalupe River via the existing
Eastside Pump Station. From Parcels 1 and 2, there
will be multiple new outfalls from the site to the existing Eastside Drainage Channel. Minor modifications will be required to accommodate the new outfalls into
the existing Eastside Drainage Channel. From Parcel
3, the existing drainage infrastructure located north
of the parcel and west of the UPRR will be utilized.

An option to utilize the existing infrastructure to the west of the parcel in the adjacent Gateway property
may also be explored. The preliminary evaluation
identified that a portion of the existing off-site system may need to be upsized to accommodate Parcel 3,
depending on the City’s development plans for the City
Park. However, these upgrades may not be required
if enough of the stormwater on Parcel 3 is collected
and re-used or routed to the existing drainage area
between Parcel 3 and 4.

The stormwater runoff from Parcel 4 and Parcel 5 will
discharge to the San Tomas Aquino Creek via three
new stormwater outfalls. The invert of the outfalls will be set above the bottom of the Creek at a final elevation to be coordinated with the SCVWD to ensure the location is above sediment levels within the Creek.

The Golf Course Pump Station will need to be modified,or based on the final design may be abandoned and removed, as the project will collect and convey
stormwater runoff at higher elevations obviating the
need for pumping.

As previously stated, the goal for the final stormwater management design will be to reduce the proposed
peak flows to existing peak flow levels through the
incorporation of sustainable stormwater measures.

During final design, the extent of stormwater management measures such as low-impact development (LID), stormwater treatment best management practices
(BMPs), rainfall harvesting and re-use within the
project will be determined, and the potential off-site
improvements will need to be further studied.

Parcel 1, 2, 3 and about 45 percent of Parcel 4 are
tributary to the Guadalupe River. The stormwater
runoff from these parcels is collected in the Eastside
Retention Basin, which has a surface area of approximately 5.3 acres and had a 1972 design storage capacity (retention volume) of 30 acre/feet, and discharged to the Guadalupe River via the Eastside Pump Station.

The basin also collects runoff from off-site areas to
the south and west of the site. The Basin and Pump
Station are operated and maintained by the City. The
remainder of Parcel 4 and Parcel 5 are tributary to the San Tomas Aquino Creek. The surface water runoff
is discharged to the Creek via two existing gravity
outfalls (12 inch diameter) and the Golf Course Club
House Storm Drain Pump Station and outfall (30 inch
diameter).

The Eastside Pump Station, originally constructed
in 1973, was last upgraded in 2005 and has a design
capacity of 50,000 gallons per minute (gpm). There
are approximately 524 acres of the City tributary
that flows to this pump station, which includes about
180 acres (34 percent of watershed) from the project.

The City prepared a Hydrologic Investigation for the
Eastside Pump Station Report in 2000. This Report
concluded that the existing pumps had sufficient
capacity to prevent the 100-year runoff from ponding
in Lafayette Street. However, future pump upgrades
were identified as a possibility under worst case scenario conditions.

The Eastside Drainage Channel was constructed
in 1971. The City prepared an Initial Study in 2010
for the Eastside Retention Basin Drainage Swale
Vegetation Clearing Project. The project proposed
to clear vegetation within the drainage channel and
establish a recurring maintenance program for these
drainage facilities. Reportedly, the construction project was not initiated.

The Golf Course Pump Station was originally constructed in 1987 and has a design capacity of 11,100 gpm. There is approximately 65.8 acres tributary to
this pump station including about 43.6 acres from
212
EXHIBIT 8–1: STORM DRAIN
EGEND
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213 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

8.7 POTABLE WATER
This section briefly describes potable water
systems, including current and proposed
future infrastructure, in addition to estimated
future water demands for CityPlace.

EXISTING SYSTEM
The water system in the City of Santa Clara is operated and maintained by the City of Santa Clara Water and Sewer Utility. This system is supplied with potable water from three main sources; the Santa Clara Valley
Water District (the “SCVWD”), the San Francisco Public
Utility Commission (the “SFPUC Hetch Hetchy”), and
27 groundwater wells operated by the Water and Sewer
Utility. The potable water supply is augmented with
recycled water from South Bay Water Recycling. This
recycled water is not permitted for potable use, but it can be used for irrigation, toilet flushing and approved industrial uses.

The existing domestic water system near the site is provided on the City of Santa Clara Water Base Maps W93 – W115. There is a network of water mains around all four sides of Parcels 3, 4 and 5. This network is also located along the west and south sides of the Parcels 1 and 2.

PROPOSED INFRASTRUCTURE
Parcels 1 and 2 will be served by the existing water main in Lafayette Street. Parcel 3 will be served by the same water main in Lafayette Street, a stubbed main beneath
the UPRR tracks to the east of Parcel 3. Parcels 4 and
5 will be served by the existing water mains in Great
America Parkway, Stars & Stripes Drive, Centennial
Boulevard and Tasman Drive.

Each site will include a combined domestic and fire water system “looped” network with a minimum two points of
connection to the existing system. The Water Technical
Memorandum attached to the IMP shows a preliminary
layout of the water system, including possible connection points. Due to the height of some proposed buildings, it may be necessary to include booster pumps in the looped system to maintain water pressure for fire flows. Location of these pumps either within or external to the buildings will be evaluated. Connections to the public system will be provided by the City of Santa Clara Water Utility.

Each connection to the existing public water system will require a meter and backflow preventer to keep water
from flowing from the project back into the public system.

California Code of Regulations, 22CCR§64572.(f) states
that new water mains shall not be installed within 100-ft of the nearest edge of any sanitary landfill, wastewater disposal pond, etc. The City is seeking a waiver from this requirement. Specific water utility materials, methods of construction, locations of appurtenances such as valves, meters, backflow devices, etc. must be addressed and
approved by the City. Some sections of the water system on Parcel 4 may need to be private due to the inclusion of the structural platform and site design features.

Based upon the current concept plan, the estimated
water demand per Parcel is as shown in Table 8-3:

Estimated Water Demand. As the design is finalized,
these estimates will be refined and used to design a
system which meets the needs and phasing of the project.

Additional design information is provided in the Water
Technical Memorandum attached to the IMP. Should the
Development Area Plans demonstrate a substantial increase in water demand beyond that evaluated under the Water Supply Assessment in the Environmental Impact
Report for the project, a new Water Supply Assessment
may be required
Implementation of the water system as currently designed will likely require some off-site improvements to the existing utility systems. The connection point to the northeast of Parcel 3 is a stubbed asbestos cement water main that was installed in 1970 and later abandoned. It Parcel Potential
Development
Area (gsf)
Water
Demand(gpd)
Scheme A
Water
Demand(gpd)
Scheme B
1 1,440,000 211,680 211,680
2 2,592,000 381,024 381,024
3 0 TBD TBD
4 4,259,400 1,000,619 727,727
5 873,000 255,310 255,310
TABLE 8–3: ESTIMATED WATER DEMAND
214
EXHIBIT 8–2: POTABLE WATER
LEGEND
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215 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
may not be in an acceptable condition to serve the project.

Also, a considerable amount of fill may be added to Stars & Stripes Drive. Previous City studies indicate that this will require the existing utilities in Stars & Stripes to be raised. The City also noted approximately 2,000-ft
of domestic water mains that may need to be upsized.

Specifically, these include the 8-inch asbestos cement
main in Great America Parkway, the 8-inch asbestos
cement main in Lafayette Street, and parts of the loop
in Calle de Luna and Calle del Mundo. An extension of
the existing water main in Tasman Drive may also be
necessary. More study will be required to determine if
these sections or others will need to be upsized to meet the water demand of the project, and will occur with each DAP.

City standards that govern development shall be those
current/approved at the time of DAP approval. All water utilities shall be designed to comply with the City’s design criteria and standards.

Per City Water Department the following water utility
horizontal clearances are required:
12” of vertical clearance at water service crossing
with other utilities
10’ of horizontal clearances between water and sanitary sewer utilities 8’ of horizontal clearances between water and storm
drain utilities
5’ of horizontal clearances between fire and other
water utilities
5’ of horizontal clearances between water and gas
utilities
216

8.8 RECYCLED WATER
This section discusses recycled water as it
relates to CityPlace, including existing and
proposed infrastructure.

EXISTING DISTRIBUTION
The existing recycled water distribution system near
the site is provided on the City of Santa Clara Water
Base Maps RCW93 – RCW115. There is a network of
recycled water mains along the north, east and west
sides of Parcel 1, the east and south side of Parcel 2, and between Parcel 3 and Parcel 4.

Recycled water is supplied to the site from the South
Bay Water Recycling Program. It is conveyed from the
plant to the northeast corner of Parcel 1 by a 16-inch
plastic pipe. This pipe travels beneath State Route
237 then crosses the Guadalupe River. On the west
bank of the Guadalupe River the recycled water main
splits. One 12-inch Yelomine (plastic) pipe is located
along the east side of Parcel 1 and Parcel 2 until it
reaches Tasman Drive. It then turns west and mixes
with a 30-inch steel recycled water main located along
Tasman Drive before crossing this main and continuing in Lick Mill Road. The second branch of the recycled water system is a 16-inch plastic main along the north side of Parcel 1. At Lafayette Street it turns to the south and travels approximately 1,500-ft, passing
through a reducer to become a 12-inch plastic pipe. At
the boundary between Parcel 3 and Parcel 4 the main
turns west and travels through a 30-ft wide Recycled
Water and Sanitary Sewer easement to Great America
Parkway. At Great America Parkway, the main turns
north before continuing west along Old Mountain View
– Alviso Road. The City of Santa Clara Water Utility
estimates pressure in the recycled water system to be
between 80 and 90 psi in the vicinity of the site.

PROPOSED INFRASTRUCTURE
The recycled water system for each parcel will have two points of connection to maintain recycled water service.

For both Parcels 1 and 2, the recycled water distribution will include one point of connection to the existing recycled water main in Lafayette Street and one point of connection to the recycled water main along the eastern edge of Parcels 1 and 2. For Parcels 3 and 4, the recycled water distribution will include two points of connection to the existing recycled water main located in the easement between Parcel 3 and Parcel 4. Parcel 5 will
connect to the new infrastructure in Parcel 4.

As the design of the project progresses, the use of recy- cled water will be evaluated. The recycled water system can be used to supply non-potable water for different
uses such as irrigation, HVAC equipment (cooling tower
make-up), and toilet flushing. As these systems are
designed, the entire water balance (domestic source,
recycled source, reuse source) can be developed. Each
connection for each use will require a separate meter as well as City and State approval via an independent recycled water permitting process. Additional design information is provided in the Water Technical Memorandum, attached to the IMP.
217 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
EXHIBIT 8–3: RECYCLED WATER
LEGEND
218

8.9 WASTEWATER
This section briefly describes wastewater
systems, including current and proposed
future infrastructure, in addition to estimated
future sewage generation for CityPlace.

EXISTING SYSTEM
The existing wastewater collection system for the
City of Santa Clara includes a series of gravity trunk
sewers, pump stations and sanitary force mains.

The system conveys the wastewater to the existing
San Jose/Santa Clara Regional Wastewater Facility
(RWF) located approximately 2 miles northeast of
the site. The site is located at the downstream end
of the piped collection system. From Great America
Parkway on the west side of the project, two main
sewers are located between Parcel 3 and Parcel 4.

The northernmost gravity trunk sewer is a 33-inch
Reinforced Concrete Pipe (RCP), and the southern-
most is a 42-inch RCP. Within Lafayette Street there
is a 36-inch gravity trunk sewer. These three sewers
join in Lafayette Street into two 42-inch RCP’s and
continue north in Lafayette Street between Parcels 1
and 3. At the northern edge of Parcel 1, these sewers
turn to the northeast, following the Parcel 1 boundary
to the existing diversion structure which diverts the
flow to both the existing Rabello Pump Station and the
Northside Pump Station. There is a 12-inch sewer in
Stars & Stripes Drive, which connects to the 36-inch
sewer in Lafayette Street.

The gravity sewer that bypasses the Rabello Pump
Station continues beneath the Guadalupe River and
California State Highway 237, where it flows to the
Northside Pump Station. From the Northside Pump
Station, the wastewater is pumped and conveyed in a
force main to the RWF. The Rabello Pump Station will
pump wastewater to the RWF through a secondary
force main, which follows the alignment of the
Northside Pump Station gravity sewer and its force
main once crossing beneath the Guadalupe River and
Highway 237.

The current pump station operation includes the
Rabello and Northside Pump Stations working in
parallel to pump the wastewater to the RWF. The
maximum capacity of this system, referred to as the
Firm Capacity, is defined as the maximum capacity
of the combined pump stations with the largest pump
for each pump station out of commission. This builds
some redundancy into the system, allowing it to function even if one of the pumps for each pump station is out of service. The Northside Pump Station has four
pumps running in parallel to pump effluent, and the
Rabello Pump Station has eight pumps running in
parallel. Currently, the City of Santa Clara estimates
the Firm Capacity of these two stations to be 41.0
million gallons per day (mgd). Per RMC’s Sanitary
Sewer Capacity Evaluation for the project dated 6
August 2015, the peak wet weather flow (PWWF)
results predicated by the model are 43.0 mgd without
the project and 44.8 mgd with the project.
219 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

PROPOSED INFRASTRUCTURE
Based upon the current concept plan, the estimated
sewage generation per parcel is as follows:
*Restroom & concessions within the park will contribute minimally to generation amounts (TBD).

The proposed sanitary sewer system for the project
will connect to the existing City gravity trunk sewers between Parcels 3 and 4, in Lafayette Street and in Stars & Stripes Drive. The preliminary locations
for the points of connection and for the routing of the sewers within in development parcel are provided in
the Sanitary Sewer Technical Memorandum, attached
to the IMP. The preliminary design includes multiple
gravity sanitary sewer systems with laterals, mains,
manholes and cleanouts designed per City standards.

The pipes will have the capacity to convey the total
peak wet weather flow at a minimum velocity of 2
feet per second when flowing half full and no more
than 75 percent full. Parcels 1 and 2 will connect to
the westernmost existing 42-inch sewer in Lafayette
Street, and Parcels 3 and 4 will connect to the existing 42-inch sewer located between Parcels 3 and 4. Parcel
5 will connect to the Stars & Stripes Drive system.

The Stars & Stripes Drive system will need to be completely replaced to accommodate the proposed below TABLE 8–4: ESTIMATED SEWAGE

GENERATION
Parcel Potential
Development
Area (gsf)
Sewage
Generation
(gpd)
1 1,440,000 201,600
2 2,592,000 362,800
3 TBD* TBD*
4 4,259,400 941,506
5 873,000 243,152
grade parking structures. The systems are proposed
as a looped system to provide redundancy as required
by the City.

As the design is finalized, these estimates will be
refined and used to design a system which meets the
needs and phasing of the project. A detailed hydraulic analysis of the sewer system shall be performed to confirm the findings in the RMC Technical
Memoranda, as well as to evaluate the timing for upgrades to the Rabello and North Side Pump Stations. 220
EXHIBIT 8–4: SANITARY SEWER
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LEGEND
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221 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

8.10 FIRE STATION

OVERVIEW
The current fire station location is at the intersection of Stars & Stripes Drive and the proposed Avenue B,
as depicted in Exhibit 3-16: Fire Station Relocation.

The fire station may be retained in its current position during initial development phases or permanently. Two possible relocation options are proposed both situating the fire station along Great America
Parkway. Other accommodations (temporary and/or
permanent) shall be agreed upon through consultation with the Fire Chief. Further details regarding Fire Department access and coordination with the
Fire Chief on emergency service requirements will be
provided with each DAP submittal or other documentation associated with each design development.

An existing City of Santa Clara Fire Station No:
10 is currently located on the development
site and may continue to operate at this
location or be relocated to an agreed location
concurrent with a future project phase as
outlined in the DDA.
222

8.11 ELECTRIC, GAS AND

TELECOMMUNICATIONS

ELECTRICAL DISTRIBUTION SYSTEM
Pacific Gas and Electric (PG&E) provides gas and
electrical services to the vast majority of Northern
California. However, some cities have historically pro- vided their own municipal electric company. Such is
the case for the City of Santa Clara whose municipal
electric company is referred to as Silicon Valley Power (SVP). SVP provides electric utility power to all residences and commercial businesses in the City of Santa Clara. Since the City is surrounded by PG&E terri-
tory, there are locations within Santa Clara where
PG&E owned electric transmission systems exist,
within appropriate right-of-ways. PG&E transmission
systems traverse all four parcels.

Existing System
PG&E maps indicate that two separate PG&E 115kV
overhead transmission pole lines run “north-south”
along the westerly side of Lafayette Street. There is
a 175-ft wide easement within Parcels 5, 4 and 3 for
these transmission lines. Additionally, a PG&E over-
head transmission pole line runs “north-south” along
the east side of Lafayette Street. These pole lines
are in dedicated rights-of-way, which typically forbid
structures of any kind.

SVP’s electric distribution maps indicate that an
existing 12kV underground distribution line provides
service to existing commercial buildings along Stars
& Stripes Drive. There is an existing 12kV overhead
This section describes the existing and
proposed systems for electric, gas and
telecommunications at CityPlace.
line running north-south under the PG&E transmission
pole line on the easterly side of Lafayette Street that branches easterly to serve the residential development
southeast of the proposed new development. There also is an existing 230kV underground transmission line (part
of the Northern Receiving Station system) in Lafayette
Street. This underground line is in the west side of
Lafayette Street from Tasman Drive to the southern
edge of Parcel 2. The 230kV line turns east, crossing
Lafayette Street, continuing along the toe of the south- ern slope in Parcel 2 then turns north continuing along the toe of the eastern slope in Parcel 2 and Parcel 1. At the northern limit of Parcel 1, just south of the Eastside Retention Basin, the line turns east and traverses under the Guadalupe River. Lastly, SVP underground electric
12kV feeder-lines exist along Great America Parkway,
adjacent to Parcel 4, and along the Guadalupe River ad- jacent to Parcel 2. Discussions with SVP indicate that all of the existing underground and overhead distribution
lines in the immediate vicinity of the new development
are fully utilized and could not be extended to serve the new development.

Proposed Infrastructure
It is common for parking lots to intrude into PG&E
easement areas. When that occurs, care must be taken to avoid placement of parking lot lights and trees within the easement. PG&E would need to be consulted to obtain
approval for any development (i.e. grading/landscape
plans) planned within the easement areas. Additionally, site improvements would be designed to avoid conflict
with existing transmission line steel support poles. It is conceivable, however, that PG&E would allow a support
pole to be adjusted to be “taller” or moved “tangentially” along the north-south corridor to eliminate a conflict
with proposed grading or utility improvements. Moving
poles perpendicularly to the north-south route should be 223 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
avoided because it is impractical to add the necessary
“down-guys” and provide the additional easements, to
consider off-setting the transmission pole line.

SVP has confirmed that to provide electrical service
to the new development, new circuits will need to be
installed and extended from the existing “Northern
Receiving Substation” located south of Levi’s stadium.

Specifically, it is expected that four new 600A, 12kV
feeder lines will be needed to serve Parcels 4 and 5.

Two more feeder lines will be required for Parcel 2,
and one for each of Parcels 1 and 3, for a total of eight new feeders.

The feeder lines will be installed as part of a multi-circuit conduit bank of up to four 5 inch primary conduits. Accordingly, it is expected that two new trench routes, each typically 36 inch x 60 inch, will need to be extended approximately 1,800-ft from the substation
to the south end of the new development, although
further study is needed to determine the appropriate routing of the new feeder-lines throughout the development.

SVP manholes would be needed, typically spaced no
more than 500-ft apart, to facilitate cable pulling and to allow the installation of pad mount switches and
transformers. Further study is needed to determine
the number and locations of manholes, switches and
transformers that would be required to serve the new
development and will occur with the submission of
each DAP.

The applicant will be responsible for trenching and
installing all new SVP conduits and substructures.

SVP does not utilize sub-surface equipment. All
switches and transformers will be pad-mounted and
locations will need to be coordinated with SVP during
the design stages.

Streetlights will be part of the project on all new
streets. For new streets that are to be dedicated as
public streets, SVP will provide public streetlights
(e.g. electroliers) as part of their electric service. If the streets are to be “private”, the applicant would be required to bear the cost of providing City approved
street lights.

SVP has recently announced that “fiber services” are
being offered to schools and residential developments.

The extent and locations of SVP “fiber” services for
each of the four development parcels will need to be
coordinated with SVP during the design stages.

NATURAL GAS DISTRIBUTION SYSTEM
Existing System
PG&E will be the service provider for natural gas to
the development. PG&E’s maps indicate that an existing 24-inch high-pressure gas transmission main is located north-south along Lafayette Street. Specifically, the gas main is along the west side of Lafayette Street from the south, northward, until it reaches the midpoint of Parcel 4, then it crosses to the east side and traverses northward along the east-side of Lafayette
Street along the entire frontage of Parcels 1 and 2.

Any street improvements to Lafayette Street (i.e. road
widening, road overlay) will need to be reviewed by
PG&E to ensure the integrity to their gas facilities
would be maintained.

PG&E’s gas distribution maps also indicate that
2-inch and 1¼-inch distribution gas mains exist along
Stars & Stripes Drive. Also a 4-inch gas main is located north-south along the east side of Lafayette Street, and a second 4-inch main is located along the east side of Great America Parkway adjacent to Parcel 4.

Proposed Infrastructure
It is feasible that the 4-inch existing gas mains in the vicinity could be extended into the new development to
provide gas service, assuming standard “commercial
gas loads” are needed. If any “campus boiler/steam”
type systems or “bloom box generators” are being
considered, specific studies will be required for PG&E
planning to evaluate. Gas facilities along Stars &
Stripes Drive could be utilized to serve only the two
nearby proposed buildings, but may need to be relocated if Stars & Stripes Drive is reconfigured. 224
Extending the gas service from the 4-inch gas main
from Lafayette Street into Parcels 4 and 5 would re-
quire crossing the UPRR right-of-way. This crossing,
if necessary, will require railroad permits and a “jack and bore” crossing. As an alternative, it is feasible
that a gas sleeve could be incorporated into any new
bridge structures that may span the rail right-of-way
and Lafayette Street.

If the total expected gas loads of the new development
are sufficiently large, PG&E may require the instal-
lation of a new gas regulator station to serve the devel- opment. The proximity of the high-pressure transmission line provides the capacity to provide service to a gas regulator station should one be required. A new
gas regulator station would take approximately three
years for PG&E to plan, design, and build.

PG&E gas mains would typically be extended in a
trench joint with SVP electric facilities. SVP trenches are typically minimum 36 inches wide and often 48
inches wide when accommodating all four utilities.

This is because SVP requires 12 inch horizontal separation from gas, telephone/catv facilities, rather than “vertical” separation, which is more common PG&E
requirement.

The applicant is responsible for all trenching and has
the option to install gas facilities and to be credited by PG&E for the estimated cost of the installation.

It is recommended that gas meters be located outside
of proposed new buildings, either in an alcove, or
perhaps adjacent to landscape walls. PG&E clearanc-
es and truck access to gas meters would need to be
provided. PG&E does allow gas meters to be located
in “gas rooms”, but the requirements are strict (E.G.
forced air ventilation system, gas detection, explosion proof fixtures, etc.), and the process typically delays the PG&E approval process significantly (6 to 12
months additional).

TELECOMMUNICATION SERVICE
Existing System
AT&T service maps indicate that limited AT&T facilities exist along Stars & Stripes Drive. It does appear, howev- er, that significant AT&T facilities exist on a north-south “wood pole line” along the east side of Lafayette Street.

Comcast service maps indicate that facilities exist along Stars & Stripes Drive, and it appears that significant
Comcast facilities exist on a north-south “wood pole line” along the east side of Lafayette Street.

Proposed Infrastructure
AT&T will provide service to one Minimum Point of
Entry (MPOE) for up to one building on each non-contig- uous property. AT&T will serve multiple buildings on one property, but the applicant will be billed for the estimated cost of the additional AT&T services. The applicant is responsible for trenching and installation of AT&T
conduits.

It is typical for developers to discuss the possible exten- sion of “fiber services” with AT&T. If desired, a utility consultant would work with AT&T’s engineering depart-
ment to discuss the need for fiber pads if fiber service is ultimately to be provided to the project.

Conduits for new Comcast service would typically be
installed by Comcast contractors in an “open trench”
provided by the developer. Number and sizes of conduits would be based on the types of services desired for the development program.

It would be necessary for AT&T and Comcast to cross
the UPRR right-of-way to serve Parcels 4 and 5. This
crossing would require railroad permits and a “jack and bore” crossing (the same jack and bore pits that would be needed for gas facilities could be used for these services, however, separate conduit/sleeves would be required to
provide separation). As an alternative, it is feasible that the conduits could be incorporated into any new bridge
structures that may span the rail right-of-way and
Lafayette Street.
225 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

8.12 ADDITIONAL FACTORS
This section briefly describes additional infrastructure elements such as interstitial spaces, settlement vaults, structural slabs, and utility trenching.

LANDFILL INFRASTRUCTURE
The development of the site will impact the current configuration of portions of the landfill operations monitoring, collection and removal systems. Initial assumptions for abandonment and replacement or maintenance of the
above systems include the following:
Protection and maintenance of groundwater monitoring wells and groundwater piezometers; Monitoring existing leachate collection and removal
system during site development;
Abandonment and replacement of the landfill gas collection and removal system including the landfill gas monitoring probes.

The design of specific landfill infrastructure components including the Landfill Gas Extraction System Re-Design, Landfill Gas Mitigation System at Building Pads and
Landfill Monitoring Features will require further design coordination. Infrastructure modifications will be done in accordance with applicable laws and regulations,
with review and input from the regulatory agencies that administer compliance including the Santa Clara County
Department of Environmental Health Local Enforcement
Agency (LEA), the California Department of Resources,
Recycling, and Recovery (CalRecycle), the San Francisco Bay Regional Water Quality Control Board (RWQCB),
the Bay Area Air Quality Management District
(BAAQMD), and the City of Santa Clara Planning
Department.

NON-STANDARD DESIGN ELEMENTS
Some of the non-standard design elements that may be
incorporated into the site design to address the landfill issues for the project include interstitial spaces, settlement slabs, settlement vaults/flexible connections, special utility trenching for landfill cap disruption and refuse handling and considerations for landfill gas. Typical
utility/roadway corridor sections have been prepared for several variations of roadways, streetscape amenities
and the multiple utilities that will be located within each street (sewer, storm drain, domestic/fire water, recycled water, gas, joint trench, automated waste collection,
landfill gas extraction system), and are provided in the applicable technical memoranda. The following briefly
discusses some of the non-standard elements that will be incorporated into the final design of the system.
Interstitial Spaces: Beneath the buildings within the City Center portion of the project and other select
office buildings, there will be an interstitial space. The current design assumes a 4-ft to 5-ft high interstitial space, which will allow the building utility laterals to be accessible from within the building first floor space without disrupting the landfill systems.
Settlement Vaults/Flexible Connections: At locations
where differential settlement is expected, settlement
vaults and/or flexible connections will be included in
the design. These direct buried vault structures will
either enclose a flexible connection (such as a Flex-Tend device) or be located adjacent to a building structure
to allow for a piped configuration within the vault to
settle. There are two conditions that will need to be
addressed: 1) transition from structure to direct bury
support over refuse; and 2) transition from direct bury to direct bury over refuse.
Structural Slabs: Within City Center, the majority of the infrastructure systems will be constructed on a
structural slab supported on deep foundations. The
slabs will support the roadways between the proposed
City Center buildings and have been designed to
minimize disruption to the landfill cap and refuse.

The gravity utility systems have a direct impact on the depth of the structural slab relative to street grade,
and will require deeper utility corridors in the slab,
which may impact/disrupt the landfill cover and refuse. Utility Trenching for Landfill Cap Disruption: Utility corridors, which may or may not be within a roadway,
may need a sub-grade improvement program to reduce
total and differential settlements. Utility trenching
that penetrates the landfill cap will require excavating and disposing of all the material encountered below the cap. The exposed trench will be lined with a polyethylene liner to re-establish the cap and the trench will be backfilled with clean import backfill. This will allow for the future maintenance of the utility without encountering landfill material and impacting the cap. 226
EXHIBIT 8–5: FOUNDATION SYSTEMS*
* The retention pond area (while part of the legal parcel) is a City utility facility and not part of the development area or FAR calculations.

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227 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
EXHIBIT 8–6: LANDFILL BOUNDARY*
* The retention pond area (while part of the legal parcel) is a City utility facility and not part of the development area or FAR calculations.

LEGEND
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229 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
EXHIBIT 8–8: CONCEPTUAL FOUNDATION CONDITIONS - BUILDING (RETAIL, OFFICE & HOTEL) SECTION * Not to a scale
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EXHIBIT 8–9: CONCEPTUAL FOUNDATION CONDITIONS - PLAZA SECTION * Not to a scale
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231 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
EXHIBIT 8–10: FOUNDATION CONDITIONS - BUILDING EDGE WITH WALL * Not to a scale

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COLUMN OR AUGER

CAST-IN-PLACE PILE(S)
(TYPICAL - SIZES VARY)
REFUSE
(THICKNESS VARIES)
.. BUILDING FIRST FLOOR -
~ri'r-J',:<ic:ns;:m..;i:-ci;-,;:~
SLAB

LANDFILL GAS MITIGATION
-SYSTEM - 1 FT THICK
-STRUCTURAL SLAB
~'4-"?!;:,..:,q,.iµ:;;.~~~'l _CLAY CAP
1 FT MINIMUM THICKNESS
232
EXHIBIT 8–11: FOUNDATION CONDITIONS - BUILDING EDGE WITH LIGHT WEIGHT CONCRETE WALL * Not to a scale

LIGHT WEIGHT

CONCRETE WALL
(I.E. CELLCRETE)
..
.. .;..
...
_ ~l,NIS_H_ED __ F~?.~-R ... , ... __r-BUILDING FIRST FLOOR SLAB ~~_::i~~;;:;.,;:;;-==::r:;:::::;;;::;:!\,...d _:; .,. . . . .· . . . ' LANDFILL GAS MITIGATION

PILE CA

DRILLED DISPLACEMENT

COLUMN OR AUGER

CAST-IN-PLACE PILE(S)
(TYPICAL - SIZES VARY)
REFUSE
(THICKNESS VARIES)
. .. .• . . , ~. . • SYSTEM - 1 FT THICK
... ; ;,/.·.:-.··.:_ .,-__'. ·;,_". 7-sTRUCTURAL SLAB
_CLAY CAP
-'-'-'- 1 FT MINIMUM THICKNESS
233 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
9 SUSTAINABILITY

CHAPTER
234

INTRODUCTION
Integration of sustainable features into building projects is often challenged because the optimum implementation scale for a certain technology exceeds the scale of the project. Synergies can exist for efficiency optimization through sharing of resources, but projects need to be of sufficient scale, diversity of use and have the organizational structure needed to manage
the resource exchange.

As conceived, CityPlace will function at an urban
scale, with a diversity of uses typically found in City or neighborhood scaled urban environments. Integration
of the various design elements and implementing
systems at the optimum scale will be key to achieving the most important sustainability objectives. The public-private nature of this development will also
assist with opening up new avenues for planning and
infrastructure optimization.

CityPlace’s greatest sustainability advantage stems
from inherently sustainable mixed-use programming
choices and location decisions, which work together
to form the critical mass necessary for creation of a
new community focus. By grouping jobs, residences,
shopping, entertainment and services near transit and
other non-auto based mobility modes, CityPlace offers
a more walkable, bikeable, transit-accessible alternative to customary development in Silicon Valley, a paradigm which encourages inherently reduced carbon
lifestyles and employment opportunities.

Transportation accounts for nearly half of emissions
in the region and reducing transportation demand by
optimizing use of established public transit nodes is a key support strategy. Accommodating job and housing
growth while meeting community obligations under
AB32 and SB375 climate change goals is a challenge
for Santa Clara and the region. Offering opportunities for a Live, Work, Play environment that supports connectivity without the necessity of an automobile is
the strategy upon which CityPlace is conceived.

Mixed-Use and Transit Connected Sustainable
Communities are built through the following combination of elements:

1. Compact Development – CityPlace is targeting
a density of development of 1.0 FAR (Urban Zones
generally fall in a range of 0.5 to 1.5 FAR) and
incorporates a mix of uses and services that will
support active walkable streets, facilitating lifestyle choices that do not necessarily rely on a car.

2. Pedestrian Orientation – CityPlace is anchored
by the City Center, the pedestrian centric mixed-use
urban retail and entertainment core that connects
transit options to community supporting urban
activity, featuring active streets with strong linkages to significant office and residential options.

3. Transportation Alternatives – As an
alternative to typical suburban development,
CityPlace will offer a full complement of live, work,
play opportunities in a “park once” urban experience,
supported by a full complement of multi-mode
transportation options. This model will help Santa
Clara to accommodate ongoing regional growth in
a less impactful manner by creating local options
The International Living Future Institute has
put forth the notion of a “Living Community”
and has set in place a challenge: “to create
the foundation for a sustainable future in the
fabric of our communities”. CityPlace presents
an excellent opportunity to put this sentiment
into action.

9.1 INTRODUCTION
for jobs, shopping and entertainment; facilitating
connections to neighboring public facilities; and
supporting existing transit/bike/trail infrastructure.

4. Energy and Resource Efficiency – CityPlace
recognizes the impacts of construction and long
term operation by focusing on optimization of water
conservation/reuse, energy conservation, renewable
energy production, waste minimization and resource
recovery.

5. Community and Economic Benefits of
Sustainability Measures – Accommodating a
diverse mix of uses will attract a diverse population
of workers, residents, shoppers and recreation
seekers interested in an auto-optional urban
experience. This new community will become an
attractive landmark for the broader community and
offer a full range of accommodation for the resident
population of apartment dwellers and office workers.

Substantial economic benefits will accrue to the City,
County, schools, and transit from the sales taxes and
fees associated with this new development.

CityPlace is committed to implementing “Best
In Class” sustainability concepts, benchmarked
by the goals for water, energy, waste and performance metrics outlined in 9.2, 9.3 and 9.4. 235 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

9.2 WATER
This section briefly describes project goals
and strategies along with potential concepts
related to water use reduction both indoors
and outdoors at CityPlace.

PROJECT GOALS
Indoor water use reduction: Reduce water use from
City baseline by 10 percent.
Outdoor water use reduction: Reduce water use
from City baseline by 20 percent.
Manage 100 percent of storm water on-site.
Limit utilization of municipal potable water by
utilization of rain/stormwater and/or other sources of
reclaimed water for all non-potable water needs (to the fullest extent practical).

WATER REDUCTION STRATEGIES
MAY INCLUDE:
Use of WaterSense low and ultralow-flow fixtures
including but not limited to: faucets, water closets and urinals.
Planting the site with a combination of very low, low, medium and high planting hydrozones (which can include both native and drought tolerant plantings), and use of reclaimed water for supplemental irrigation.
Efficient irrigation utilizing best available technologies and practices.
Water saving multi-stage cooling towers utilizing advanced water treatment and reclaimed water. Implementation of dual-plumbing in buildings and
purple pipe irrigation systems, to facilitate use of
reclaimed water.

ADDITIONAL CONCEPTS FOR FURTHER

WATER REDUCTIONS THAT MAY
BE CONSIDERED INCLUDE:
Supplying the indoor flushing demands with recycled
water.
Supplying cooling tower demands using recycled water. Ground source heat rejection (using underground water loops) to reduce cooling tower use (lowering water
consumption).
Reuse stormwater for non-potable uses where possible.

Purple pipe irrigation system
236

9.3 ENERGY
This section generally explains project goals
and strategies for energy reduction.

PROJECT GOALS
The project would include a range of energy-use efficiencies, including:
The project developer will pursue Leadership in Energy and Environmental Design (LEED) for Neighborhood
Development (LEED-ND) v2009 certification for the
proposed City Center, LEED v2009 Gold for the proposed commercial buildings outside of the City Center, and LEED v2009 Silver for the proposed residential
buildings. This LEED program includes strategies that
optimize the energy performance and environmental
and health benefits for the buildings and their inhabitants. Energy reduction strategies should include building scale energy efficiency measures for building
envelope, HVAC, and lighting.
The Project’s energy efficiency shall be 15 percent better than the base case energy model developed pursuant to the 2013 Title 24 requirements or shall meet the Title 24 requirements that are applicable at the time of issuance of the building permits for individual phases, whichever is more stringent.
The project will include on-site self-generation using photovoltaics (PV) to meet a minimum of 15 percent of
the overall project’s electricity demand.
The project shall obtain renewable energy electricity corresponding to 50 percent of on-site electricity demand by 2030, through a combination of on-site solar, purchase of renewable energy or other measures. This
requirement may be phased in as follows: 2020–15%,
2025 –29%, 2030 –50%).
The project will also incorporate features to reduce per capita water use, such as low-flow fixtures as well as
and native and drought-resistant plants, which would
reduce indoor water demand by 10 percent and outdoor
water demand by 20 percent, with a corresponding
reduction in water pumping electricity demand.
The project is a mixed-use project that is located near existing transit lines, which would reduce vehicle trips and associated fuel consumption compared to average
development. In addition, the project use of newer
off-road construction equipment that is generally more
fuel efficient than older equipment, which will result in lower carbon emissions.
The project will require the use of alternative fuels for 30 percent of construction diesel equipment.
The project will implement a series of measures that
will reduce energy consumption derived from the City’s
Climate Action Plan, including: installing electrical
outlets for electrical landscaping equipment (which is
less polluting than fossil-fuel landscaping equipment); installing electric vehicle (EV) charging stations and
preferential parking (EVs are more energy efficient
than fossil-fueled vehicles); and planting of shade trees and pavement treatments for uncovered parking (which
reduces the urban heat island effect and thus reduces
energy demand for building air conditioning).

Rooftop Photovoltaics
237 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

9.4 WASTE
This section briefly describes project
goals and strategies for waste reduction
at CityPlace. Also included are additional
concepts for further waste reduction potential.

PROJECT GOALS
Construction and Demolition Waste diversion
rate: It is expected that 100 percent of the demolition materials will be recycled or reused during all phases
except on portions of Parcels 4 & 5 where demolition
of existing buildings, concrete retaining walls, paving, concrete, and other materials is required; in which
case at least 50 percent of nonhazardous construction
and demolition debris material will be diverted from
landfills.
Operational Waste Diversion Rate: The project
will comply with the mandatory requirements of the
Santa Clara Commercial and Residential Recycling
Programs to help the City meet its waste diversion
goals. As well as the City ordinances that regulate
single-use carryout bags, expanded polystyrene foam
food service ware, and composting. Solid waste reduction strategies that will be implemented as part of the project and include optimization of an organic waste
collection system to support operations at Mission Trail Waste Systems, grease collection/recycling for off-site biofuel conversion, and triple-chute waste collection in proposed residential and hotel buildings.

OPERATIONAL WASTE REDUCTION
STRATEGIES MAY INCLUDE:
Wet Organic Waste Reduction/Collection Program
(optimized to allow resource recovery).
Purchasing policy recommendations (preferred purchasing guidelines for cleaning products and consumables used in the maintenance of common areas and policy recommendations for tenants) and container/bag
programs for retail/food and beverage/entertainment
facilities.
Grease collection/recycling for offsite biofuel
conversion.
Triple-chute waste collection in high-rise residential buildings, plus a wet organic material collection system for hotel, restaurant and residential uses.

ADDITIONAL CONCEPTS FOR FURTHER

WASTE REDUCTIONS THAT MAY
BE CONSIDERED INCLUDE:
Vacuum waste collection system in the City Center to
centralize collection and improve efficiency of waste
removal operations.

Wet organic waste collection
238
EXHIBIT 9–1: CITYPLACE - VIEW LOOKING SOUTHEAST
239 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

APPENDICES
240

LEGAL DESCRIPTION
The adjoining Exhibit 10-1:Plat Map constitutes a
legal site description of the project area.

APPENDIX A: LEGAL SITE DESCRIPTION
EXHIBIT 10-1: PLAT MAP

CURVE TABLE LINE TABLE LINE TABLE

CURVE RADIUS DELTA LENGTH LINE BEARING LENGTH LINE BEARING LENGTH C1 109.99 73°36'48" 141.32 L1 No5•35•14•w 191.73 L11 N29•2s•o4"E 115.92 C2 159.99 63°38'58" 177.73 L2 N68"01'34"E 247.17 L12 Na2•35•47"E 359.94 C3 16.00 s5•45•1a· 18.37 L3 S4819'28"E 120.04 L13 N79.54'20"E 63.77 C4 300.00 4719'56" 247.83 L4 N65.54'14 "E 452.69 L14 S12•32•21 "E 124.61 C5 987.00 0"21'48" 6.26 L5 N62.36'04"E 50.00 L15 S38•48'48"W 2.93 C6 1987.00 7•35•13• 263.69 L6 N27"23'56"W 383.89 L16 S2211'12"E 158.39 C7 1204.94 2210•15• 466.25 L7 N62.36'04"E 60.00 L17 554•4f12"E 108.85 CB 50.00 a9•23•52• 78.01 LB N1a•4f34•w 324.57 L18 N84"23'47"W 47.65 C9 50.00 90•37•37• 79.08 L9 No4•49•01·w 291.65 L19 S2319'21"E 7.40 C10 50.00 8919'14" 77.94 L10 N76•46'00"E 367.73 L20 N84"25'47"W 139.94 C11 50.00 90•42•41• 79.16 L21 s21•23•5s"E 174.04
C12 2920.84 1•47•4a• 91.59 ~ L22 s2a•25•22·E 60.02
C13 686.06 2615'54" 314.50 L23 s21•23•5s"E 300.00
L24 s2a•33•21"E 60.03
L25 543•02'28"E 25.96
L26 s21•23•5s"E 55.00
L27 s11•45•24"E 25.96
L28 S27'23'56"E 207.13
L29 S56"04'25"W 140.91
L30 ss2•5a•45•w 60.69
L31 s49•35•12·w 172.69
L32 S5517'27"W 403.61
L33 ss2•59•29•w 162.15
L34 S6311'39"W 150.97
0 400 800
~----- - !
SCALE IN FEET >-
; (1"=800')
a:: "' < Q.

OlD MT. \II
AL\11SO RD.
,_
< t,J
~ BEARING LENGTH
L35 S6310'24"W 14.76
L36 sso•42•14•w 120.03
L37 s45•39•25•w 41.19
L38 sso•42•14•w 203.54
L39 N26"03'52"W 394.25
L40 S63"56'08"W 15.50
L41 N26"03'52"W 59.36
L42 S63"56'08"W 382.83
L43 N30.38'56"W 530.37
L44 N01 '58'31 "E 340.86
241 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
APPENDIX B: DEFINITIONS OF USES
“Anchor” means one or retail outlets in a shopping
center that have the largest amount of square footage
and are fundamental to the center’s market positioning strategy. “Bona fide public eating place” means a restaurant or hotel which is regularly and in a bona fide manner used and kept open for the serving of meals
to guests for compensation and which has suitable
kitchen facilities connected therewith, containing
conveniences for cooking an assortment of foods which
may be required for ordinary meals, the kitchen of
which must be kept in a sanitary condition with the
proper amount of refrigeration for keeping of food on
said premises and must comply with all the regulations of the local department of health. For purposes of this definition, “meals” means the usual assortment of foods commonly ordered at various hours of the day; the service of such food and victuals only as
sandwiches or salads shall not be deemed a compliance with this requirement. For purposes of this definition, “guests” shall mean persons who, during
the hours when meals are regularly served therein,
come to a bona fide public eating place for the purpose of obtaining, and actually order and obtain at such
time, in good faith, a meal therein. Nothing in this
definition, however, shall be construed to require that any food be sold or purchased with any beverage.
“Dwelling” means a building or portion thereof,
but not including a vessel or boat, house trailer or
mobile home, designed or used exclusively for residential occupancy, including one-family dwelling units, two-family dwelling units, and multiple-family units,
but not including hotels.
“Dwelling unit” means a room or group of rooms
including living, sleeping, eating, cooking, and
sanitation facilities, constituting a separate and
independent housekeeping unit, occupied or intended
for residential occupancy on a nontransient basis and
having not more than one kitchen.
“Entertainment” means performance and recreational uses including amphitheaters, arenas, auditoriums or other similar facilities; museums;
art galleries; live theaters; movie theaters; live
entertainment; cabarets; comedy clubs; dance clubs;
sports bars; billiards; bowling alleys; electronic/game arcades; family entertainment centers; ice and in-line
skating rinks; and similar uses or enterprises which
are oriented, marketed and intended for tourists,
visitors and/or recreational consumers.
“Food and beverage (F&B)” means restaurants,
including establishments that only serve beverages,
and markets.
“General office” means administrative facilities,
corporate office campuses (including campuses closed
to the public), banks, financial and general business
offices, nurseries and preschools, studios and instructional facilities such as dance studio, music studio, or similar establishment teaching a specific subject as
distinguished from a school (not to include industrial
training such as welding or automotive repair involving the use of tools and materials appropriate to an industrial use area).
“Hotel” means an establishment consisting of one
building or a group of attached or detached buildings
containing lodging accommodations a majority of
which are designed for use by transients, travelers
or temporary guests. Facilities provided may include
242
maid services, laundering of linen used on premises,
telephone and secretarial or desk service, food and
beverage service to guest rooms, meeting and banquet rooms, restaurants, incidental entertainment, meeting rooms, incidental retail, incidental alcoholic
beverage service, incidental personal services, and
other incidental services and facilities.
“Incidental alcoholic beverage service” means
the service of beer, wine, liquor or other alcoholic
beverages at a bona fide public eating place.
“Incidental light manufacturing/research and
development” means light manufacturing/research
and development included in an office building or
corporate campus in which the primary activity is not
light manufacturing, which does not exceed 25 percent of the floor area of the office building or corporate campus.
“Incidental live music or dancing” means the
performance of live music, or dancing by customers
to live or recorded music at a bona fide public eating
place.
“Incidental personal services” means an establishment providing personal services inside or adjacent to an office building or office complex or hotel primarily intended to serve employees and customers of the
office building or hotel, not to exceed 10 percent of the floor area of the office building or hotel.
“Incidental restaurant” means a restaurant inside
or adjacent to an office building or office complex primarily intended to serve employees of and visitors to the office building or office complex, not exceeding 10 percent of the floor area of the office building or office complex.
“Incidental retail” means a retail establishment
inside or adjacent to an office building or office complex or hotel primarily intended to serve employees and customers of the office building or hotel or office complex, not exceeding 10 percent of the floor area of
the office building or office complex.
“Light manufacturing/research and development” means facilities for the assembly, compounding, manufacture, packaging, processing, repairing, or treatment of equipment, materials, merchandise,
or products, including research laboratories within
an enclosed building, that are not objectionable or
detrimental to adjacent properties because of signing,
noise, smoke, odor, dust, noxious gases, vibrations,
glare, heat, fire hazards, or industrial wastes emanating from the property. “Market” or “Food Market means a retail store
(often identified as a grocery store) that primarily
sells food for consumption off-site or on-site, including non-perishable food that is packaged in cans, bottles
and boxes, and may also have fresh produce, butchers, delis, and bakeries, and operate under a single proprietor or have multiple vendors.
“Multi-family residential” means multiple
dwellings.
“Multiple dwelling” means three or more dwelling
units forming an apartment, townhouse, condominium, court, or group complex. “Office” (as used in the Table 3-2 and the “Minimum
and Maximum Requirements” set forth in Section

3.2) means general office, professional office, and
personal services
“Personal services” means barber and beauty
shops, nail salons, fitness centers and spas (which
may include the provision of therapeutic massages),
laundry and dry cleaning services, and similar establishments providing on-site personal care services. “Professional office” means architect, attorney,
chiropractor, professional engineer, drafting office,
collection agency, dentist, doctor, insurance office,
private detective, real estate agency, social worker, or similar use.
“Product showcase venues” means a retail establishment primarily intended to display examples of products, including automobiles.
“Residential” means dwellings.
“Residential unit” means a dwelling unit.
“Restaurant” means a public eating or drinking
establishment, including service of food or beverages
over-the-counter or with table service, and including
establishments with outdoor seating or that provide
on-site banquet services, and including bona fide
eating places.
“Retail” means any enterprise or establishment involving the on-site transaction or transfer of merchandise to the general public, including but not limited to advertising products as available to the public, and over the counter sales, including product showcase
venues, markets and pharmacies.
243 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
APPENDIX C: DEVELOPMENT AREA PLANS -

SUBMITTAL & APPROVAL PROCEDURES

DEVELOPMENT AREA PLANS AND ARCHITECTURAL REVIEW

SUBMITTAL AND APPROVAL PROCEDURES

1. LEGAL FRAMEWORK

2. DAP APPLICATION REVIEW PROCESS

2.1 Summary of Review Process.

2.2 Priority Project; Priority Project Manager

2.3 Summary of Developer and City Roles in the DAP Process

2.4 Subdivision Map Review

2.5 Other Governmental Entity Approvals

2.6 Review Periods.

2.7 Development Area Plan Approvals

2.8.1 Application Process

2.8.2 Review by City

3. ARCHITECTURAL REVIEW

3.1 WHEN ARCHITECTURAL REVIEW IS NOT REQUIRED.

3.2 WHEN ARCHITECTURAL REVIEW IS REQUIRED.

3.3 REVIEW OF ARCHITECTURAL MATERIALS

3.3.1 City Review - Initial

3.3.2 City Review – Action on Complete Architectural Review Application

3.3.3 Amendments to Architectural Review Application Approvals

4. GOVERNMENT REQUIRED PROVISIONS, CHANGES
Exhibit 1 Definitions
Exhibit 2 Documents to be Submitted for DAP Applications 244

CITYPLACE SANTA CLARA MASTER

COMMUNITY PLAN

DEVELOPMENT AREA PLANS AND

ARCHITECTURAL REVIEW DESIGN

SUBMITTAL AND APPROVAL PROCEDURES
These Development Area Plans and Architectural
Review Submittal and Approval Procedures (collec-
tively, the “DAP Procedures”) implement and are part
of the CityPlace Santa Clara Master Community Plan
(the “MCP”) and are included as Appendix C thereto.

As used herein, certain capitalized terms are defined
in Exhibit 1 (Definitions).

1. LEGAL FRAMEWORK
Concurrently with the City’s adoption of the MCP
and these DAP Procedures, the City has approved
the Transaction Documents for the development of
the Project Site, including the DDA. These DAP
Procedures set forth the procedures for submitting,
reviewing, and approving Development Area Plan
(“DAP”) applications (each, a “DAP Application”)
and Architectural Review applications (each, an
“Architectural Review Application”) for the Project
Site and are intended to supersede in its entirety
the submittal and approval procedures set forth in
the City’s Zoning Code Section 18.56.080 through

18.56.110, inclusive during the term of the DDA
and for the terms of each applicable Ground Lease.

The City shall, in accordance with the Development
Agreement and the DDA, review each DAP
Application and Architectural Review Application
to ensure that it conforms to and is consistent with
the Development Requirements. The review and
approval process set forth in Section 2 of these DAP
Procedures relates to the DAP Application process for
each Phase or Partial Phase of development under the
DDA and compliance with various obligations under
the DDA connected with such Phase or Partial Phase.

The architectural review procedures for submitting,
reviewing and approving Architectural Review
Applications for Buildings in the Project Site are set
forth in Section 3 of these DAP Procedures. The
City and any Developer of the Project Site under the
Development Agreement and DDA must comply with
these DAP Procedures.

2. DAP APPLICATION REVIEW PROCESS

2.1 Summary of Review Process.

In order to approve a DAP Application, the City
Council shall find that the proposed development
conforms to the Development Requirements appli-
cable to the subject Phase or Partial Phase. DAP
Application submittal requirements are set forth
in Exhibit 2 attached hereto, but generally include
overall site plans, vicinity plans, illustrative concept plans for Infrastructure and other matters specified
in the DDA. The City Council must approve the DAP
Application as a condition precedent to Take Down of
the applicable Phase or Partial Phase under the DDA.

2.2 Priority Project; Priority Project
Manager
The development of the project contemplated under
the DDA and the MCP (the “Project”) is a priority to
the City. As contemplated under and in accordance
with the Development Agreement, the City shall
designate a priority project manager (the “Priority
Project Manager”), who may be a City employee or
a third party. The Priority Project Manager shall
serve as the single point of contact for the receipt,
distribution and processing of DAP Applications and
Architectural Review Applications, as well as for
coordinating the timely and efficient review and ap-
proval by City staff and outside consultants of all other development applications (such as infrastructure and building permits). The Priority Project Manager
shall report directly to the City Manager and shall be
responsible for coordinating City’s review of applications hereunder with the Director of Community Development (the “Director”) and the heads of the
other applicable City Departments reviewing DAP
Applications or their designees (together with the
Director and City Manager, the “Executive Project
Clearance Committee” or “Executive PCC”).
245 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
The Priority Project Manager shall be charged with
the timely and efficient processing of applications in
accordance with the time frames set forth in these
DAP Procedures, including the following: (i) coordinating pre-submittal conferences with the applicant and making applicable staff experts available for review and comment; (ii) convening the Executive PCC and key department staff having expertise to review
the completeness of the applications and to generate substantive comments on complete applications; (iii) preparing and transmitting to the Developer
City comments on each application that are clear,
concise and consistent with each other and with the
Development Requirements and MCP; and (iv) coordinating with the Developer as necessary to address City comments and to observe the time periods for
review and approval set forth herein.

2.3 Summary of Developer and City Roles in
the DAP Process
Developer shall submit all DAP Applications to the
Priority Project Manager in accordance with these
DAP Procedures and will work with the Priority
Project Manager to obtain City input in the formulation of a DAP Application in advance of the required submission of the DAP Application. The Priority
Project Manager shall coordinate with the Executive
PCC and applicable City Staff for scheduling of such
requested meetings and consultation.

Once received, the Priority Project Manager shall
distribute the DAP Applications to the Executive PCC
members, each of whom will in turn distribute the
DAP Applications to key staff and third-party consultants within their respective departments. Each City Department shall assign key technical experts to the
Project to maintain consistency and continuity of application reviews throughout the Project to the extent feasible. The Priority Project Manager shall coordinate with the Executive PCC, City Staff and any third-party consultants that any of the foregoing parties require (including third-party consultants identified and engaged by or through the Priority Project Manager) to review all DAP Application submittals
for completeness and shall evaluate complete DAP
Applications for consistency with the Development
Requirements and all Applicable Regulations.

Executive PCC members shall provide any comments
related to the applicable City Department’s jurisdiction to the Priority Project Manager within the time required by these DAP Procedures.

Whenever Approval or any other action is required
by the Planning Commission or City Council, the
Priority Project Manager shall submit such matter
to the Planning Commission and/or City Council
in accordance with the time required by these DAP
Procedures and the time required for notice of public
hearings. With regard to any public hearings and
presentations relating to the Project, Developer shall
cooperate with, prepare materials for, and participate
in presentations to the Planning Commission and
City Council, as applicable and as desired by City

2.4 Subdivision Map Review
The review and approval of DAP Applications are
in addition to and do not waive the requirements for
approval of tentative, final and/or parcel maps under
the Subdivision Map Act and the City’s Municipal
Code related to Subdivisions (Development Code,
Chapter 17.05). The City’s consideration and approval
or disapproval of Developer’s applications for such
maps shall be done in accordance with the procedures
set forth in the City’s Development Code.

2.5 Other Governmental Approvals
Nothing contained in these DAP Procedures is
intended to eliminate or alter the process or approval
requirements set forth under applicable provisions
of state or federal law or the regulations of other
Governmental Entities, as applicable, with respect to
any development at the Project Site.

Any applicable Santa Clara Police Department
permits, either currently required or required at
any point in the future, shall be obtained prior to
246
initiation of applicable uses, such as massage, alcohol, event, entertainment, etc.

2.6 Review Periods.

2.6.1.1 Calculation of Days.

All review periods specified in these DAP
Procedures shall refer to business days and not
calendar days unless expressly stated otherwise. All
review periods shall commence on the business day
immediately following the day of submission.

2.6.1.2 Extensions for CEQA.

Notwithstanding anything to the contrary herein,
any review periods specified herein shall be extended
to accommodate subsequent or supplemental environmental review to the extent required under the California Environmental Quality Act.

2.6.1.3 Relationship to Schedule of
Performance Under the DDA.

The DDA requires the Developer to comply with
certain obligations in accordance with the Schedule of
Performance. The DDA provides that the Schedule of
Performance shall be automatically extended under
certain circumstances to account for delays caused by
the City’s failure to comply with its times for review
and approval under these DAP Procedures and to
allow Developer to respond to certain matters as
contemplated under Sections 2.7.2.6(ii) and 3.3.2(d)
hereunder.

2.7 Development Area Plan Approvals
Developer shall submit DAP Applications for
ultimate consideration and approval by the City
Council as set forth in the DDA and this Section 2.7.

The purpose of the DAP approval is for the City to
confirm that the DAP Application conforms to and is
consistent with the MCP and applicable Development
Requirements and for Developer to obtain approval
by the City of the additional information included
in a DAP Application that has not been previously
reviewed or approved by the City. Subject to consistency with the MCP and Development Requirements, there shall be no minimum acreage requirement for
property that is subject to the DAP Application.

2.7.1 Application Process

2.7.1.1 Pre-Submission Conference
Prior to submitting a DAP Application,
Developer may, at its election, submit to the Priority
Project Manager drafts of the materially important
submittals of the type listed for DAP Applications
in Exhibit 2 and any other data as Developer shall
so desire concerning the applicable Phase or Partial
Phase. Upon receipt of such pre-submission materials, the Priority Project Manager shall coordinate with Executive PCC members and/or identify techni-
cal experts among the City Staff that will be charged
with review the DAP Application. Within twelve (12)
business days after receipt of such pre-submission
materials, Developer, the Priority Project Manager
and applicable City Staff and/or members of the
Executive PCC identified by the Priority Project
Manager shall hold at least one pre-submission
conference at a mutually agreeable time, during
which such City Staff shall preview their key issues
and concerns with respect to their review of the DAP
Application and provide preliminary feedback on the
pre-submission materials. Developer may submit
information and materials iteratively, and Developer
and the Priority Project Manager may agree to hold
such additional pre-submission conferences as they
may deem useful or appropriate.

2.7.1.2 Submission
Developer shall submit a DAP Application
to the Priority Project Manager (12 copies for City
review and any additional copies requested by the
Priority Project Manager to the extent needed for
review by third-party consultants), together with
any applicable fees. Unless a more limited submission is otherwise approved by the Director, all DAP Applications shall include all of the documents and
247 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
materials described for DAP Applications in Exhibit

2. The Priority Project Manager shall distribute a
copy of the DAP Application to the Executive PCC
and any third-party consultants identified by Priority
Project Manager as soon as possible upon receipt.

2.7.2 Review by City

2.7.2.1 City Review - Initial
The Executive PCC shall coordinate with their
key staff the review of each DAP Application as expeditiously as reasonably possible for conformance with the Development Requirements and MCP and report
to the Priority Project Manager. Within fifteen (15)
business days following receipt of a DAP Application,
the Priority Project Manager, following consultation
with the Executive PCC, shall (i) compile, edit as
necessary for consistency, and distribute to Developer
all comments received from City Staff, through the
Executive PCC, to date with respect to the DAP
Application and (ii) notify Developer in writing of
either:
(a) any deficiencies in the DAP Application and
requests for additional information or materials that
are reasonably necessary in order to process the DAP
Application under these DAP Procedures and are consistent with the type of documents listed in Exhibit 2 for DAP Applications, such that the DAP Application
is not a Complete Application; or
(b) a determination that the DAP Application is a
Complete Application, accompanied by a set of preliminary comments on the DAP Application compiled by the Priority Project Manager.

If deficiencies are identified, Developer shall promptly correct any such deficiencies and provide any such
requested information and materials, following
receipt of which the Priority Project Manager shall
have fifteen (15) business days to notify Developer
in writing whether deficiencies persist or the DAP
Application is a Complete Application consistent with
this Section 2.7.2.1. If the Priority Project Manager
does not so advise Developer within such fifteen (15)
business-day period, Developer may submit a subsequent request for determination of completeness to the Priority Project Manager and the City Attorney
by certified mail, which request shall be labeled
prominently: “Second Request: Application Deemed
Complete Matter.” If City fails to respond to the
subsequent request within fifteen (15) business days,
then the DAP Application shall be deemed a Complete
Application and all time periods for City review shall
run from the date of such deemed completeness.

Notwithstanding the foregoing, a determination that
a DAP Application is deemed a Complete Application
shall not prevent the Priority Project Manager from
requesting such additional materials as the Priority
Project Manager determines are reasonably necessary for the City's review of the DAP Application in accordance with these DAP Procedures.

2.7.2.2 City Department Review –
Complete DAP Application
As soon as practicable but in no event more than
three (3) business days after the determination that a
DAP Application is a Complete Application or within
three (3) business days after the date that such DAP
Application is deemed a Complete Application, the
Priority Project Manager shall submit such Complete
Application, or applicable portions thereof, to the
Executive PCC for distribution to the applicable City
Departments, any other Governmental Entities consulted by the City, and any third-party consultants identified by Priority Project Manager or Executive
PCC members. From time to time after the initial
application submittal, the Priority Project Manager
may request additional copies of complete or partial
plan sets for distribution to reviewing entities noted
above that represent additional reviewing parties.

Developer shall submit such additional plan sets
within three (3) business days from request, with any
additional days beyond such three (3) business day
period being added on a business day for business day
basis to the review time line in Section 2.7.2.3. Each
Executive PCC member will coordinate review by key
248
technical staff within its respective department for
consistency with the Development Requirements and
Applicable Regulations.

2.7.2.3 City Review - Complete DAP
Application
Each member of the Executive PCC will co-
ordinate with key staff to review each Complete
Application as expeditiously as reasonably possible
and to provide any comments on the submittal within
twenty-two (22) business days of their receipt of the
submittal. The Priority Project Manager shall con-
vene one or more meetings of the Executive PCC to
receive comments generated from this review process
and to resolve conflicts to the extent necessary. As
promptly as reasonably feasible, but in no event later
than thirty-two (32) business days after the date the
DAP Application is Complete, the Priority Project
Manager shall provide Developer with a summary
of City comments on the DAP Application, reason-
ably compiled and edited as necessary for clarity
and consistency, and any other comments by other
Governmental Entities and community organizations
consulted by the City. The City comments provided
by the Priority Project Manager may include requests
for additional information or changes to a Complete
Application that do not conflict with the Development
Requirements. If changes are proposed, then the
Developer, the Priority Project Manager and other
City Staff as the Priority Project Manager requests
shall promptly meet and confer in good faith to reach
agreement on any such changes, provided, however,
that in no event shall the total time from the date of
a Complete Application to submittal of a staff rec-
ommendation to the Planning Commission exceed
sixty (60) business days, unless otherwise agreed
to by Developer and the Priority Project Manager,
provided, however, that if the Priority Project
Manager reasonably requests additional materials
from Developer in connection with its review of the
Complete Application and Developer does not furnish
such materials within five (5) business days, such
sixty (60) business-day period shall be extended on a
business-day-for-business-day basis until the date on
which Developer furnishes such materials.

2.7.2.4 Planning Commission
Recommendation
As promptly as reasonably feasible, but in no
event later than the expiration of the sixty (60) business-day period specified above (as may be extended as set forth above), the Director shall submit to the
Planning Commission the Complete Application and
a written staff report (which may contain a staff recommendation) concerning the DAP Application. The Planning Commission may hear the DAP Application
and make a recommendation to the City Council
within twenty-two (22) business days after the submittal date. The scope of the Planning Commission’s review and recommendation shall be limited to the
DAP approval standard set forth in Section 2.7.2.6 .

Consideration of DAP Applications by the Planning
Commission shall include notification to surrounding
property owners and neighbors pursuant to SCCC
Section 18.112.060.

2.7.2.5 City Council Approval
As promptly as reasonably feasible following
the earlier to occur of (i) the Planning Commission’s
hearing and/or recommendation or (ii) the expiration
of the twenty-two (22) business-day period for review
under Section 2.7.2.4 without Planning Commission
hearing and/or recommendation, the Director shall
submit the Complete Application to the City Clerk for
review and consideration by the City Council at a pub-
lic meeting held within twenty-two (22) business days
after such Complete Application is submitted, unless
Developer consents to an extension of such period
(including continuances). At the public meeting, the
City Council shall approve, approve with conditions,
or deny the DAP Application.

Consideration of DAP Applications by the City
Council shall include notification to surrounding
249 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
property owners and neighbors pursuant to SCCC
Section 18.112.060.

2.7.2.6 City Review - Approval Standard
In order for the City Council to approve or
conditionally approve a DAP Application, the City
Council, in its reasonable discretion, must find that
(1) the DAP Application conforms to and is consistent with the applicable Development Requirements and the MCP, (2) the Infrastructure that Developer
proposes to construct in connection with the applicable Phase or Partial Phase that is the subject of the DAP Application is sufficient to serve the proposed
development on the subject property, and (3) the
proposed shared outdoor space provided for the applicable Phase or Partial Phase in accordance with the MCP is reasonable and appropriate to the proposed
level of development. In its consideration of the DAP
Application, the City Council may alter or supersede
previously imposed conditions of approval (whether
related to the MCP, a prior DAP, or otherwise) so long
as they are consistent with the foregoing standards of
approval and acceptable to Developer .
(i) If a DAP Application is disapproved by
the City Council, then the City Council shall, at the
public hearing during which the DAP Application is
being considered, state the basis for the disapproval.

The Council shall, at its discretion, memorialize the
findings for the disapproval in a resolution at that
same meeting, or at a subsequent meeting, or direct
the Director to summarize the findings in writing
after the hearing. Following any disapproval of a
DAP Application, Developer may within sixty-five (65)
business days following receipt by Developer of such
resolution or summary (subject to such extensions as
may be approved by the Director) make changes to
and resubmit the DAP Application. Promptly following the City’s receipt of a revised DAP Application, the Priority Project Manager shall submit such
revised DAP Application in accordance with the procedure set forth in this Section 2.7.2.

2.7.2.7 Amendments to DAP Approvals
Developer may apply to the City for an amendment to a DAP approval in accordance with the standards and procedures for a DAP Application.

All proposed amendments shall be subject to review
and consideration by the Director, unless he or she
determines that the proposed amendment is material. The Director shall have reasonable discretion in determining whether or not an amendment is
material, provided, however, that in no event shall
an amendment be considered material if it increases
or decreases by no more than ten percent any of the
numerical standards set forth in the MCP, including,
without limitation, standards related to any of the
following: Site Coverage, Maximum Building Heights
(subject to compliance with applicable FAA regulations), Setbacks, Vehicle/Parking/Servicing Access, Pedestrian/Bicycle Accommodations, Active Street
Frontages and Open Space and Amenities (collectively, the “MCP Standards”). Conversely, an amendment shall be considered material if it (i) increases any of the numerical MCP Standards by more than twenty-five percent or (ii) reduces the proposed number of parking spaces by more than twenty-five percent below the applicable supply ratios specified in the MCP.

If the Director determines that the amendment is
material, he or she shall submit the proposed amendment for City review and approval in accordance with the standards and procedures set forth in Sections

2.7.2.2 through 2.7.2.6.

3. ARCHITECTURAL REVIEW

3.1 WHEN ARCHITECTURAL REVIEW IS
NOT REQUIRED.

Notwithstanding SCCC 18.76.020 (Architectural
review process), no review by the City's Architectural
Committee or under Section 3.3 below shall be required for the issuance of any approvals or Building Permits for any Building within the Project Site if the approved DAP Application included, at Developer’s
option, all of the materials listed in Exhibit 2, Section

1.8 (“Architectural Materials”) with respect to that
250
particular Building. In such case, the provisions of
Sections 3.2 and 3.3 below shall not apply. If the DAP
Application did not include a complete submission of
the Architectural Materials, this Section 3.1 shall not apply and the DAP Application shall undergo archi-
tectural review in accordance with Section 3.2.

3.2 WHEN ARCHITECTURAL REVIEW IS
REQUIRED.

Except as otherwise provided in Section 3.1 above,
no Building Permit for any Building within the
Project Site shall be issued, and no structure or building shall be constructed or used in any case hereinabove mentioned unless Architectural Materials have been approved by the Director (or the City Council,
upon appeal) and no appeal or review is pending and
the time to appeal has expired. In the event of an
appeal by Developer or Others Affected, or action to
review is taken by the City Council, no such permit
shall be granted until the matter has been finally
acted upon and final approval has been received.

All buildings, structures, and grounds shall be in
accordance with the plans and drawings as finally
approved. Notwithstanding the foregoing, signage
shall be reviewed and approved by the Director or his
or her designee, in accordance with the Master Sign
Program established for each Phase.

3.3 REVIEW OF ARCHITECTURAL

MATERIALS

3.3.1 City Review - Initial
The Priority Project Manager shall process each
Architectural Review Application as expeditiously
as reasonably feasible using the same procedures
described for a DAP Application for a Phase or Partial
Phase in Section 2.7.2.1, including but not limited to
the “deemed completeness” concept described therein. An Architectural Review Application shall not be deemed a Complete Application for purposes of
the review periods set forth below until the Priority
Project Manager notifies Developer in writing that
it is a Complete Application and the review periods
shall commence on the date of such notification.

3.3.2 City Review – Action on Complete
Architectural Review Application
(a) The Director shall render a decision on
any Architectural Review Application within twen-
ty-eight (28) business days following the determination that such Architectural Review Application is a Complete Application, except where the Developer
consents to an extension of time.
(b) The authority for approval of any
Architectural Review Application in accordance with
the provisions of this Section 3 is imposed upon the
Director (and his or her designees), and the action
thereon by the Director shall be final and conclusive,
except in the event of an appeal and referral as hereinafter provided. (c) The Director (or his or her designee)
shall review each Architectural Review Application
and shall approve such application in writing if the
Director determines, in the Director’s reasonable
discretion, that the Architectural Materials conform
to and are consistent with the applicable design
requirements and standards of the MCP and the
Development Requirements. In the event Developer
or Others Affected are not satisfied with the decision
of the Director, he or she may within five (5) business days after such decision appeal in writing to the City
Council in accordance with the procedures set forth
in SCCC 18.108.060.
(d) If an Architectural Review Application
is disapproved by the Director, the Director shall
state the basis for the disapproval, which basis
shall be summarized in writing by the Director and
delivered to Developer within twelve (12) business
days of the decision date. Following any disapproval
of an Architectural Review Application, Developer
may make changes to and resubmit the Architectural
Review Application at any time. A revised
Architectural Review Application that is deemed a
251 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
Complete Application shall be processed in accordance with the procedure set forth in this Section

3.3.2. 3.3.3 Amendments to Architectural Review
Application Approvals
Developer may apply to the City for an amendment to an approved Architectural Review Application in accordance with the same standards
and procedures for review of an Architectural Review
Application set forth in this Section 3.3.

4. GOVERNMENT REQUIRED PROVISIONS,

CHANGES
Where a change in a Complete Application is required
by a City Department or other Governmental Entity
where such City Department or Governmental Entity
has authority to require such change pursuant to
either applicable state or federal law or, in the case
of City Departments, pursuant to the Development
Agreement, the City and the Developer acknowledge and agree that: (i) they will meet and confer and make every reasonable effort to respond to such
requirement in a manner that is consistent with
the Development Requirements, MCP and applicable State and federal law and (ii) the City will not deny its Approval of any change that is required to
comply with applicable state or federal law or the
requirements of City Departments and Governmental
Entities so long as such change does not conflict with
the Development Requirements.
252
EXHIBIT 1
Definitions
“Additional Initial Buildings” means,
in addition to the Minimum Initial Buildings, an
additional 200,000 square feet of office, retail and/or residential Buildings in Phase 1, and an additional
230,000 square feet of office, retail and/or residential Buildings in Phase 2, as more particularly described
in the DDA.
“Additional Retail Buildings” means
an aggregate of one million five hundred thousand
(1,500,000) square feet of retail, within Phases 2 and
3, as more particularly described in the DDA. “Architectural Materials” as defined in Section 3.1.“Applicable Regulations” as defined
in the Development Agreement. “Architectural Review Application” as defined in Section 1. “Building Permit” means a building permit issued by Building Inspection Division pursu-
ant to the City’s Building Code.
“Buildings” means each physical structure located
within a Phase that is intended for human occupancy
or the conduct of a business, including but not limited to hotels, retail and office space, parking structures
and apartments. “City” as defined in the Preamble. “City Departments” mean all City departments having permitting or review authority over the Project Site. “City Staff” means employees of the
City or other City staff or outside consultants retained and authorized by the City to review and/or approve Applications under these DAP Procedures on
behalf of the City. “Complete Application” means, with
respect to a DAP Application or an Architectural
Review Application, the submission of all documents
and materials in such detail as is required under the
DDA and these DAP Procedures for such Application. “DAP” as defined in Section 1. “DAP Application” as defined in Section 1.
“DAP Procedures” as defined in the
Preamble.
“DDA” means that certain Disposition
and Development Agreement by and between the City
and Master Developer. “Developer” means the Master
Developer or applicable Phase Developer submitting a
DAP Application. “Development Agreement” as defined
in the Preamble. “Development Requirements"
means (i) the Project Approvals, (ii) the Transaction
Documents and (iii) the documents approved under
these DAP Procedures, as they may be amended from
time to time.
“Executive Project Clearance
Committee” or “Executive PCC” as defined in
Section 2.2.
“Governmental Entity” means all
federal, state, local and/or regional governmental and
quasi-governmental bodies and authorities other than
the City, including departments, agencies, boards and
councils, and any political subdivision, public corporation, district or other political or public entity or department thereof having or exercising jurisdiction
over City, Developer or the Project or the Project Site, or such portions thereof as the context indicates.
253 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
“Ground Lease” means a ground lease
between City and the applicable Phase Developer.
“Infrastructure” means those items
identified in the Infrastructure Master Plan including
open space improvements (such as park improvements
and restrooms), streets and transportation improvements, sewer and storm drainage systems, water systems, traffic signal systems, dry utilities and other improvements any of which are to be constructed in
or for the benefit of the applicable real property or any other matters described in the Infrastructure Master
Plan. Infrastructure does not include Buildings.
“Major Department Store” means a
department store of 100,000 gross square feet or larger with middle to high price points in terms of caliber of merchandise.
“Master Developer” means Related
Santa Clara, LLC, a Delaware limited liability
company.
“MCP” as defined in the Preamble.
“Minimum Initial Buildings” means
(i) not less than 600,000 square feet of office, hotel
and/or retail Buildings in Phase 1, which shall include a minimum of a 300-key (or larger) hotel other than an extended stay hotel and 50,000 square feet
of retail uses; and (ii) not less than 750,000 square
feet of Buildings in Phases 2 and 3 combined, consisting of (x) 500,000 square feet of Retail, (y) 200,000 square feet of office and/or a 300-key (or larger) hotel, and (z) not less than two hundred (200) residential
units in the aggregate in Phases 1 and 2, as more
particularly described in the DDA.
“Minimum Retail Buildings” means
(i) not less than 50,000 square feet of retail Buildings in Phase 1 and (ii) not less than 750,000 square feet
of retail Buildings in the aggregate in Phases 2 and
3, as more particularly described in the DDA.
“Others Affected” are anyone with a
property interest in land located within 1,000 feet
(but outside the boundaries of the MCP) of the site for which architectural review is approved. These entities may appeal an Architectural Review approval. “Outside Date” means the last date
by which a particular obligation may be satisfied, as
such date is set forth in the Schedule of Performance.
“Partial Phase” means a proposal to
develop less than all of the land within the boundaries of a particular Phase. “Phase” means, individually or collectively as the context requires, each parcel or parcels designated as a Phase of development by Master
Developer from time to time under the DDA.
“Phase Developer” means the tenant
under a Ground Lease for a particular Phase.
“Planning Department” means the
Planning Department of the City, or any successor
public agency designated by or under law.
“Priority Project Manager” as defined
in Section 2.2.
“Project” as defined in Section 2.2.
“Project Approvals” means, collectively, the following actions taken by the City following certification of the Environmental Impact Report for
the City Place Project:
i. adoption of a Resolution rezoning
the Property as PD-MC and adopting the MCP and
Infrastructure Master Plan;
ii. adoption of amendments to the
General Plan, including a new General Plan land
use classification of Urban Center/Entertainment
District; an amendment to the Climate Action Plan
setting forth vehicle trip reduction targets for the new classification; and an amendment revising city-wide
limitations on office development ;
254
iii. adoption of a Resolution approving
the DDA; and
iv. adoption of an Ordinance approving
the Development Agreement. “Project MMRP” means the Mitigation Monitoring and Reporting Program for the City Place
Project, attached as an exhibit to the DDA. “Project Site” means the property that is the subject of the CityPlace Santa Clara Master
Community Plan. “Schedule of Performance” means
the schedule of performance attached as an exhibit
to the DDA, as such schedule of performance may be
updated, amended or extended by any delay in accordance with the DDA. “Take Down” means the City and Master Developer or a Phase Developer designated by
Master Developer entering into a Ground Lease for
the parcels within a particular Phase. “Transaction Documents” means the (1) DDA, (2) the Development Agreement, (3) Ground
Leases and related conveyance agreements governing
the development of the Project Site in accordance with
the DDA, and (4) other necessary transaction docu-
ments for the conveyance, management and redevelopment of the Property. 255 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
EXHIBIT 2
Documents to be Submitted for DAP
Applications
During each stage of the project design review process set forth in these DAP Procedures, the Director and the Developer may mutually approve changes to
the type and scope of documents set forth in these
DAP Procedures for a particular Application, in order
to ensure consistency with standards and guidelines
in the Development Requirements.

Subject to consistency with the MCP and
Development Requirements, there shall be no minimum acreage requirement for property that is subject to the DAP Application. The Development Area Plan
application shall include the following information,
subject to the satisfaction of the Director:

1.1. Written Narrative of Compliance with MCP
A written statement regarding: (a) the proposed land
use program, including the total dwelling units, if
any, in the plan by type (such as multi-family and the
like), the square footage of nonresidential uses and a
parking calculation of required and proposed spaces
by use, and opportunities for shared parking; (b) how
the DAP conforms with the MCP; (c) a summary of
material conditions that must be satisfied under the
DDA in connection with the applicable Phase; (d) a
description of the Infrastructure that will be provided in connection with the applicable Phase or Partial
Phase by reason of geographic adjacencies or need to
serve the Phase or Partial Phase; and (e) contextual
information about the area surrounding the Site, if
requested by the Director.

1.2. Data Charts
Each submittal shall include the following data
charts:

1.2.1. Program of uses and approximate aggregate square footage of such uses, including open space, including indication of whether such uses
are permitted or conditional;

1.2.2. Estimated Phase aggregate development in relation to the total allowable building program;

1.2.3. Anticipated building heights;

1.2.4. A parking data table;

1.2.5. Status of overall development build-out
for previous Phases, if any;

1.3. Site Plan
The Site Plan will pertain to the total area of
development and improvement included in the
Phase. A Site Plan or Plans as needed (at a
scale of l” = 100’) should conceptually indicate:

1.3.1. Location of potential uses;

1.3.2. Phase blocks, parcel boundaries and
dimensions to the extent reasonably known or
anticipated;

1.3.3. Location of public property (i.e., sites
that will either not be conveyed via Ground
Lease to Developer, or will be conveyed to
Developer and conveyed back to City upon
Completion of applicable Infrastructure);

1.3.4. Generalized lot coverage, floor area ratio,
and conceptual diagrams of massing, height and
bulk of future buildings illustrated in neighborhood-wide plans, sections and three dimensional figures.

1.3.5. Planned public and private shared
outdoor open space, within and surrounding the
proposed Phase; and

1.3.6. Diagram of proposed roads and sidewalks separating blocks, and, to the extent known, mid-block alleys and pedestrian and
bicycle connections and pathways;
256

1.4. Development Obligations
The following materials as required under the
DDA:

1.4.1. In connection with the Phase 1 DAP,
the location, construction schedule and
Architectural Materials Documents for the
Temporary Station Site (DDA, Section 5.3.1);

1.4.2. In connection with the DAP for such
Phase, the location and square footages of: the
Minimum Initial Buildings within Phase 1 or
Phase 2, as applicable, the Minimum Retail
Buildings within Phase 1, 2 or 3, as applicable
(DDA Section 5.3.2 and 5.3.4), and a minimum
of 200 residential units within Phase 1, 2 or 3,
as applicable;

1.4.3. In connection with the DAP for such
Phase, the proposed location and square footages of the Additional Initial Buildings that could be satisfied under the best efforts standard
of the DDA within Phase 1 or 2, as applicable
(DDA Section 5.3.3);

1.4.4. In connection with the DAP for such
Phase, the proposed location and square footages of the Additional Retail Buildings that could be satisfied under the best efforts standard
of the DDA within Phase 2 or 3, as applicable
(DDA Section 5.3.5).

1.4.5. For all obligations that can be satisfied
among two or more Phases (i.e., the Minimum
Retail Buildings, the best efforts requirements
for the Additional Retail Buildings, and the
best efforts requirements for Major Department
Stores), the DAP for Phase 2 shall indicate
whether or not each of the Additional Retail
Buildings will be included in Phase 2, or if part
of such Development Obligation will be deferred
to Phase 3. (DDA Section 5.4.1).

1.4.6. In connection with the DAP for such
Phase, the proposed location and square
footages of the Major Department Stores that
could be satisfied under the best efforts stan-
dard of the DDA within Phase 1, 2 or 3, as
applicable (DDA Section 5.3.6);

1.4.7. The DAP for Phase 3 shall indicate
how any of the Additional Initial Buildings,
Additional Minimum Buildings or Major
Department Stores that may be allocated to City
Center Phase 3 will be met within Phase 3, to
the extent that such City Center Buildings have
not been previously satisfied by the inclusion
of Improvements within the DAPs for Phases 1
and/or 2, as applicable. (DDA 5.4.2).

1.4.8. A summary of the uses and square foot
-
ages of Minimum Initial Buildings, Minimum
Retail Buildings, Additional Initial Buildings,
Additional Retail Buildings and Major
Department Stores that have been constructed
to date, the proposed square footages of such
categories of buildings to be constructed under
the proposed DAP Application and the remain-
ing balance to be constructed in future Phases.
(Phases 1-3 only).

1.4.9. A Parking Management Plan to be
updated with each DAP Application in accor-
dance with DDA Section 5.5 that will show how
at least 3,000 parking spaces will be accommodated on the entire Project Site including City-controlled property that has not yet been
Taken-Down to serve non-NFL events at Levi’s
Stadium on a non-reserved basis.

1.5. Signage Plan
The DAP Application for Phase 1 will include com-
prehensive signage standards for all of Phases 1, 2
and 3. The first DAP Application submitted for each
successive Phase after Phases 1, 2 and 3 will include
comprehensive signage standards for the entire applicable Phase. 257 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

1.6. Tentative Subdivision Map
A tentative subdivision map or vesting tentative map
that includes the property within the development
area plan area.

1.7. Topography
A map showing the existing topography of the district at one-foot contour intervals, if required by the Director.

1.8. Architectural Materials
At Developer’s option and to the extent known,
the following Architectural Materials:

1.8.1. Preliminary elevations of all proposed
structures drawn to scale. The purpose of such
drawings is to indicate the building heights,
materials, fenestration, colors, and the general appearance of the existing and/or proposed structures consistent with the MCP design
standards and guidelines;

1.8.2. A proposed plot plan for the applicable Building site showing the existing and/or proposed buildings (indicating maximum and
minimum distances between buildings, between
building and property or building site boundaries, percentage of building coverage and percentage of landscaping, if applicable), paving and areas to be landscaped;

1.8.3. A parking and/or loading plan drawn to
scale;

1.8.4. Preliminary floor plans of the proposed
structures;

1.8.5. Preliminary landscaping plan;

1.8.6. Fencing, trash disposal and recycling
storage areas;

1.8.7. Preliminary stormwater treatment plan;
and
If Developer does not submit the foregoing
Architectural Materials, then the provisions
of Sections 3.2 and 3.3 of the DAP Procedures
shall apply.

1.9. Infrastructure Plans and Documents
Illustrative concept plans for Infrastructure shall
be submitted for both transportation systems and
utilities within the Phase and shall correspond to
any Improvements to be provided with the applicable
tentative subdivision map.

1.9.1. Roadways, including identifying proposed public and private ownership.

1.9.2. Transit.

1.9.3. Pedestrian routes and improvements, including identifying proposed public and private ownership.

1.9.4. Bicycle lanes and improvements.

1.10. Open Space
Conceptual drawings and data charts showing acreages and uses for all proposed open spaces within the Phase, including an analysis of compliance with
the SCCC Chapter 17.35 (Parks and Recreational
Land). The City Center North Neighborhood Park (on
Parcel 3) is included with Phase 2A for which no DAP
application will be submitted. Therefore, if the Phase
3 DAP Application (or the Phase 2 DAP Application
if required for compliance with Chapter 17.35 of
the Code) does not include the relevant information
required under this Section 1.101 pertaining to the
City Center North Neighborhood Park, the Developer
shall include the proposed terms for an agreement
regarding the timing and procedures for approval and
development of the City Center North Neighborhood
Park, which agreement shall be a condition of approval to the applicable DAP Application. 258

1.11. Project MMRP
A report describing the substance and timing of compliance with the applicable Mitigation Measures from the Project MMRP to be completed during the Phase.

1.12. Retail Plan
For any DAP Application that includes retail components, Developer shall submit a retail plan for informational purposes that includes the sizes and types of retail that will be targeted during that Phase.

1.13. Traffic Analysis
A traffic report prepared by a qualified third-party
traffic consultant analyzing the projected vehicle
trips and trip reduction measures for the Phase
consistent with the requirements of the MMRP and
Development Agreement.
259 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN
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City of Santa Clara
Agenda Report
1500 Warburton Avenue
Santa Clara, CA 95050
santaclaraca.gov
@SantaClaraCity
20-408 Agenda Date: 3/24/2020

REPORT TO COUNCIL

SUBJECT
Related Santa Clara Development Area Plan (DAP) 1 located on Vacant Parcels at Tasman Drive and Centennial Boulevard (Council Pillar: Promote and Enhance Economic and Housing Development) Continued from March 17, 2020 - TO BE
HEARD AT 3:00 PM

EXECUTIVE SUMMARY
Related Companies (Developer) has filed an application for a Development Area Plan (DAP) for the Related Santa Clara Project (Project) located on an approximately 240-acre site north of Tasman Drive. The Related Santa Clara Project was previously referred to as the “City Place Project” and is referenced as such in various City documents. The entire Project includes the development of up to

9.16 million gross square feet of office buildings; retail, food and beverage, and entertainment facilities; residential units; hotel rooms; surface and structured parking facilities; new open space and roads, landscaping and tree replacement; and new/upgraded/expanded infrastructure and utilities.

On June 28, 2016, the City certified an Environmental Impact Report (EIR), approved General Plan Amendments, and approved the Planned Development - Master Community (PD-MC) Zoning and accompanying Master Community Plan document (MCP) to allow for the phased development of the Project. The MCP (Attachment #8) sets forth the development standards, design guidelines, phasing constructs, project implementation procedures, development transfer provisions among parcels, permitted and conditional uses allowed within the proposed land use areas, and City Approval standards for DAP applications. The adopted Project entitlements also include a Development Agreement (DA) and a Disposition and Development Agreement (DDA). Consistent with these Project approvals, development of the entire Project is anticipated to occur in approximately eight phases.

Before the Developer may ground lease portions of the Project site from the City, it must receive City approval of a “Phase Option Notice” defining the boundaries of the development phase and of a DAP, which is intended to implement the approved PD-MC Zoning and the MCP. The Developer submitted the Phase 1 Option Notice on November 4, 2019, and the City approved it on December 5, 2019 (Attachment #3). This DAP 1 application is the next step in the land use entitlement process for the first phase of the Project.

As discussed in the following Analysis section and the attached report to the Planning Commission, staff has evaluated the DAP and found it to be consistent with the Project’s Development Obligations as set forth in the DDA and MCP, as well as consistent with other applicable City standards.

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The Planning Commission at a public hearing on February 20, 2020 considered the DAP and recommended that the Council adopt a First Addendum to the previously-certified Project EIR and approve the DAP application subject to conditions of approval, including a request that the Council engage in additional discussions with the Developer regarding Transportation Demand Management (TDM) and provisions for affordable housing.

BACKGROUND
The DAP 1 area is a 14.3-acre portion of the Project site located along Tasman Drive (generally on Parcel 5 as identified in the MCP) as highlighted in red in the attached Key Map Plan (Attachment #1). DAP 1 includes the proposed development of up to 1,047,000 square feet of gross building floor area consisting of 440,000 square feet of office space, 51,000 square feet of retail/food and beverage space, 381,000 square feet of hotel area for up to 480 rooms, and 175,000 square feet of residential for 200 residential serviced apartments (apartments that are not for transient occupancy but that may receive hotel services).

DAP 1 development would occur on three new blocks generally within the Parcel 5 area, identified in the approved MCP as Block 5A, Block 5B and Block 5C. The City owned Tasman Drive parking garage is not part of DAP 1, but access to the east entry of the garage will be altered by the development at the Developer’s expense. The Transit Center is also not part of the DAP 1 application and will be retained by the City.

The Planning Commission considered DAP 1 at a Special Meeting on February 20, 2020 and after conducting a public hearing, recommended that the Council adopt an Addendum to the previously certified EIR and approve the DAP 1 application, subject to specified conditions of approval.

The Planning Commission staff report and its attachments, which include detailed analysis of how the DAP 1 application conforms to the adopted MCP, are included in this report (Attachment #2).

DISCUSSION
The following discussion provides an evaluation of the DAP 1’s consistency with the Project’s Development Obligations as set forth in the DDA and MCP; a description of the Council’s authority for reviewing the DAP and ability to modify existing or impose new conditions of approval; and a summary of the February 20, 2020 Planning Commission meeting. Additional analysis of the DAP 1 application’s consistency with City standards is included in the Planning Commission staff report and its attachments.

Development Obligations
The MCP requires that specific materials be submitted in connection with a DAP application. The following discussion details how the Developer’s application complies with the requirements of specific sections of Appendix C to the MCP.

As required by Section 1.4.1, and DDA Section 5.3.1, the Developer submitted a design and construction schedule, along with construction documents and architectural materials documents, for the temporary Fire Station No. 8 in connection with its application. The necessary improvements to Fire Station No. 8 to temporarily house operations from Fire Station No.10 were approved and permitted and the construction is complete.

Section 1.4.2 requires the DAP to show the proposed locations and square footages of “Minimum City of Santa Clara Page 2 of 10 Printed on 3/23/2020
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Initial Buildings” as defined in the DDA. DDA Section 5.3.2 requires at least 600,000 square feet of total office, hotel, and/or retail buildings during Phase 1 of the Project, including: a 300-room or larger hotel and at least 50,000 square feet of retail/food and beverage/entertainment uses; and at least 200 residential units in the aggregate between Phases 1 and 2. The DAP 1 application demonstrates that it will include 872,000 square feet of office, hotel and retail buildings, which includes 51,000 square feet of retail/food and beverage uses and a 480-room hotel. DAP 1 also includes 200 residential units in approximately 175,000 square feet, for a total of 1,047,000 square feet during Phase 1. Therefore, DAP 1’s program exceeds the requirements to develop the Minimum Initial Buildings.

Section 1.4.3 requires the DAP to also show the proposed locations and square footages of “Additional Initial Buildings,” For the Additional Initial Buildings, DDA Section 5.3.3 requires that the Developer use its “best efforts” to develop an additional 200,000 square feet of total office, hotel, and/or retail buildings during Phase 1, for a total of at least 800,000 square feet. As summarized above, DAP 1 provides more than 800,000 square feet of office, hotel, and/or retail buildings development, a hotel with more than 300 rooms, at least 50,000 square feet of retail/food and beverage uses, and 200 residential units. Therefore, DAP 1 satisfies the programing requirements in the MCP and the DDA.

Sections 1.4.4, 1.4.5, and 1.4.7 are not applicable to Phase 1. Section 1.4.6 requires DAP applications to show proposed locations and square footages of any proposed major department stores. DAP 1 does not propose any major department stores, and neither the MCP nor the DDA requires any such stores during Phase 1. Therefore, this requirement is not applicable.

Section 1.4.8 requires the DAP for Phases 1 through 3 to include a cumulative summary of uses constructed and proposed to date, plus a balance of development required in future phases (through Phase 3). DAP 1 includes this information on page 22 of the application, which shows a minimum cumulative development total of 1,300,000 square feet, with the cumulative additional development total that the Developer must use its best efforts to meet equaling 1,730,000 square feet. DAP 1 provides 1,047,000 square feet of office, hotel, and/or retail buildings, a difference of only 253,000 square feet between the Phase 1 total and the total minimum amount of development required for Phases 1 through 3. There is a difference of 683,000 square feet of additional development between the Phase 1 total and the total additional development that the Developer must use best efforts to build over Phases 1 through 3.

Finally, Exhibit 1.4.9 on page 22 of DAP 1 shows the Developer’s proposed parking management plan as required by Section 1.4.9. In accordance with DDA Section 5.5, Exhibit 1.4.9 illustrates how at least 3,000 parking spaces to serve non-NFL events at Levi’s Stadium on a non-reserved basis can be accommodated on the portions of the Project site that have not been taken down. The necessary parking can be accommodated on the City-controlled Parcel 1, Parcel 2, and Parcel 4.

Authority for DAP 1 Review and Conditions of Approval
In addition to the Development Obligations summarized above, the MCP defines City Approval standards for DAP applications. Specifically, Section 2.7.2.6 authorizes approval or conditional approval of a DAP if the Council finds that (1) the DAP conforms to and is consistent with the applicable project approvals, transaction documents, and the MCP; (2) the Infrastructure that the Developer proposes to construct in connection with the applicable phase is sufficient to serve the proposed development on the subject property; and (3) the proposed shared outdoor space provided City of Santa Clara Page 3 of 10 Printed on 3/23/2020
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for in the applicable phase in accordance with the MCP is reasonable and appropriate to the proposed level of development.

Under Section 2.7.2.5 of Appendix C to the MCP, Council has the authority to approve, approve with conditions, or deny a DAP application. However, Section 2.7.2.6 limits the Council’s authority, only permitting Council to alter or supersede previously imposed conditions of approval if they are consistent with the standards of review and acceptable to the Developer. Moreover, the DA prohibits any conditions of approval that would conflict with the adopted Project entitlements, including, without limitation, conditions that would alter or change the permitted land uses, limit the Project’s height or bulk, limit or reduce the density or intensity of the Project, or materially increase the Developer’s obligations.

When it approved the Project site rezoning and MCP in 2016, Council adopted conditions of approval that apply to the Project in addition to the development standards identified in the MCP. Among other requirements, the conditions of approval require the Project to comply with the terms of the DA and with the mitigation measures adopted as part of the Project’s Mitigation Monitoring and Reporting Program following certification of the Project’s EIR.

Therefore, Council has authority to adopt new conditions of approval that are required to ensure that DAP 1 is consistent with the MCP with respect to the findings listed above. However, modifications to existing conditions, which include all of the Project’s mitigation measures, would require the Developer’s consent under the DA and the MCP. Accordingly, City staff and the Planning Commission have recommended specific conditions of approval in connection with DAP 1 that either (1) are within the City’s discretion to adopt under the MCP and the DDA or (2) have the Developer’s consent to modify.

Specifically, the Developer has agreed to modify three former Conditions of Approval. Proposed Condition of Approval C3 would replace former Condition of Approval P15 to permit the Comprehensive Sign Program to be considered in conjunction with the DAP for Phase 2 rather than DAP 1. In addition, proposed Condition of Approval ST1 would replace former Condition of Approval P11 to clarify that the Developer’s stormwater control plan shall be required to demonstrate that each DAP shall meet its C.3 requirements on its own merit, and that if a banking system is to be created to achieve a compliance for the entire project's full implementation, there first must be area treatment surplus (credit) during the earlier DAP phase(s) to be used by subsequent project phase(s). Finally, proposed condition of approval E10 would replace former Condition of Approval E2 to allow the developer to file Final Maps for DAP 1 prior to any certificate of occupancy within DAP 1, instead of prior to the issuance of building permits.

Planning Commission
At the February 20, 2020 Special Meeting, staff provided a report on the DAP 1 application, and the Developer made a presentation regarding its application and DAP 1’s relationship to future phases of the Project. After the staff report and Developer presentation, the Planning Commission asked clarifying questions regarding several issues, including:
· The pedestrian environment proposed along Centennial Boulevard and Tasman Drive, including sidewalk widths and landscape treatments;
· The conceptual nature of the architecture included within the DAP and the desire to further develop the character and articulation of the buildings in the Phase 1 DAP to match the level City of Santa Clara Page 4 of 10 Printed on 3/23/2020
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of quality depicted in the applicant’s presentation of Phase 2; · The potential to add Transportation Demand Management (TDM) Strategies to achieve a greater level of trip reduction for the project;
· Plans to incorporate “Smart City” measures and provide 5G cellular coverage; · The rationale for the proposed reduction of parking spaces from the numbers described in the MCP; and
· Consideration of environmental concerns including potential for flooding and methane gas exposure.

Following the Commissioners’ questions, the only member of the public speaking during the public comment period, David Ebrahimi, expressed his concerns about existing traffic congestion in the vicinity of the Project site and with the development of the proposed plan, as well as concerns about methane gas releases from the landfill. An email from Gary Wesley (Attachment #10), an attorney representing Mr. Ebrahimi, was also provided to the Planning Commission for the public hearing.

Assistant City Attorney Alexander Abbe addressed Mr. Ebrahimi’s comment at the hearing and the earlier email by summarizing the adequacy of the prepared Addendum and the previously certified EIR with respect to both traffic and landfill gases. Additional discussion about DAP 1’s environmental effects and environmental review of the Project is provided in this Report under the heading “Environmental Review.”
After the close of the public hearing, the Commission expressed their support for the overall Project, particularly the program and design elements depicted in the applicant’s conceptual architectural renderings of the Project’s second phase. The Commission’s discussion examined the DAP 1’s consistency with the MCP, including additional analysis with respect to DAP 1’s development area, parking supply, and impact on area traffic. The Commission also expressed frustration over the fact that the MCP authorized a deferral of architectural review after the initial stage of DAP approval to a second stage review and approval process by the Community Development Director. The Commission went on to discuss a desire for Centennial Boulevard to incorporate more landscaping and an enhanced pedestrian environment, and a desire to see more creative architecture in the Phase 1 DAP akin to the Developer’s concepts for future phases. The Commission also discussed the importance of the DAP 1 architecture’s compliance with the MCP’s requirements regarding birdsafe design.

After a lengthy discussion of various issues related to the Project, the Commission focused the discussion on its preference for more affordable housing in the Project and a more robust TDM program with larger trip reduction targets than were required when the Project was first approved.

On both points, clarification was provided by the Assistant City Attorney that under the MCP and the DA, the City may not modify existing conditions of approval (such as that related to TDM) or alter the Development Agreement provision concerning affordable housing without the voluntary agreement of the Developer. The DAP 1 proposal is consistent with the City’s previously-adopted conditions and Development Agreement provisions regarding affordable housing and the TDM program.

Accordingly, the Planning Commission did not propose any conditions of approval related to affordable housing or TDM requirements. However, the Commission made a formal request for the Council to discuss these points with the Developer further.

With respect to affordable housing, when the Council approved the Project, the City Code did not include requirements regarding the provision of affordable housing. However, the Developer City of Santa Clara Page 5 of 10 Printed on 3/23/2020
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voluntarily agreed via the Project’s DA to provide 10 percent of the total units in the Project as affordable housing dedicated for use by households with incomes no more than 120 percent of the Area Median Income for Santa Clara County. As authorized by the DA, the Developer will develop the 20 affordable units otherwise required as part of DAP 1 as part of the DAP for Phase 2.

With respect to traffic, as required by the MCP, the Developer submitted a Traffic Report as part of its application, which was peer reviewed by City staff and its consultant team. The Traffic Report, which is provided as Attachment B to the First Addendum to the Project EIR, includes parameters for the DAP 1 TDM program. As required by Mitigation Measure TRA-1.1, the TDM program must achieve a reduction in Project office-generated daily traffic by a minimum of 4 percent with a peak hour trip reduction of at least 10 percent and a reduction in Project residential-generated daily traffic by a minimum of 2 percent with a peak hour trip reduction of at least 4 percent.

The Final EIR for the Project included detailed responses to comments from a Planning Commissioner and other parties expressing similar concerns that these trip reduction targets were too low. (FEIR, 3-8 to 3-10 and App. B.2-71). The FEIR explained that these reductions are much larger than they may appear because the traffic generation estimates against which these reductions will be measured already reflect substantial reductions from the trip generation estimates for standard office projects in the Trip Generation Manual and Handbook published by the Institute for Traffic Engineers. The estimates used as the baseline for the City Place TDM targets were based on rates from Silicon Valley high-tech office developments, which have higher employee densities than standard office developments. The City Place estimates were further reduced to adjust for proximity to transit, and for the fact that it is a mixed-use development with residential, office and retail uses.

The FEIR noted that, taking these adjustments into account, the City Place TDM targets “yield a total trip reduction of 15 to 18 percent,” similar to the 16 percent target that the City had recently required for a project one of the commenters had suggested as a model for the City Place TDM program.

The FEIR also provides detailed responses to comments suggesting the TDM targets for the North Bayshore (Google), Apple, and Stanford University projects would be appropriate for City Place. The responses noted substantial differences between Stanford’s unique circumstances as a university and other projects, including City Place, and further noted that the North Mountain View and Apple targets had not in fact been achieved, concluding: “The trip reduction targets for City Place are similar to the actual trip reductions achieved at North Bayshore and more aggressive than what has actually been achieved at the Apple campus”.

As shown in the Traffic Report, DAP 1 includes potential measures and strategies for reducing traffic generated by office and residential uses, along with an annual monitoring program to evaluate TDM effectiveness and determine if the trip reduction requirements required by Mitigation Measure TRA1.1 are satisfied. In addition, the Addendum to the Project’s EIR concluded that the overall number of trips generated by DAP 1 was less than the number of trips initially analyzed under the EIR, and that approval of DAP 1 would not result in any new or more severe environmental impacts than previously analyzed for Phase 1.

The Planning Commission adopted two Resolutions: 1) recommending that the Council adopt a First Addendum to the previously-certified Project EIR in connection with the DAP 1 application (vote 6-1; Becker opposed), and 2) recommending that the Council approve the DAP 1 application subject to conditions of approval, including a request that the Council engage in additional discussions with the Developer regarding Transportation Demand Management (TDM) and provisions for affordable City of Santa Clara Page 6 of 10 Printed on 3/23/2020
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housing (vote 6-1; Becker opposed).

Next Steps
Architectural Review
Under the City’s review process as set forth in Appendix C of the MCP (Attachment #8), the Developer has elected to defer the submittal of architectural materials, building architectural designs, and building site designs, including building setbacks and building coverage details for each of Blocks 5A, 5B and 5C to a later submittal for review by the Community Development Director, who has approval authority under the MCP. Staff will post the application materials submitted for Architectural Review on the City’s website, on the project web page as soon as a complete application is received.

Sign Program
The applicant has also submitted with the DAP 1 application a proposed comprehensive sign program for Parcels 4 and 5, which is under review by staff and will be brought forward for consideration during the DAP 2 process.

Ground Lease
The City and the Developer are working towards preparing a final ground lease that is consistent with the DDA terms and DDA form of Ground Lease for the transfer of the Phase 1 area, with the goal of executing a ground lease in May 2020. Execution of implementation agreements and other City actions are necessary prior to the conveyance of the Phase 1 Ground Lease (e.g., Landfill Operation and Maintenance Agreement, Temporary Parking Agreement, street vacation, etc.). These actions will be brought forward for Council consideration over the next two months.

ENVIRONMENTAL REVIEW
On June 28, 2016, the Council certified the Environmental Impact Report (EIR), adopted a Statement of Overriding Considerations (SOC) and adopted a Mitigation Monitoring or Reporting Program (MMRP) for the Project. Although the EIR and MMRP identified mitigation measures to reduce most project impacts to less-than-significant levels, the SOC was required given the EIR’s conclusion that the proposed Project would have significant unavoidable impacts in the areas of land use, transportation, air quality, greenhouse gas emissions, noise, and biology; and cumulative significant unavoidable utilities impacts (Attachment #4).

Although there are certain differences between the project described in DAP 1 and the description of Phase 1 development in the MCP and certified EIR< DAP 1 is consistent with the MCP. To ensure that the potential impacts of the Project continue to be thoroughly analyzed in accordance with the California Environmental Quality Act (CEQA), the City worked with consultant Environmental Science Associates to prepare an Addendum to the Final Environmental Impact Report for the Related Santa Clara / City Place Project; the Addendum is attached to this report (Attachment #5).

The Addendum provides substantial evidence to support the conclusion that implementation of DAP 1 would not result in substantial changes or introduce new information not already analyzed in the previously-certified Project EIR, primarily because the level of development now proposed for the site is within the broader development assumptions analyzed in the EIR, and would not cause new significant environmental impacts not previously identified in the EIR, or result in a substantial City of Santa Clara Page 7 of 10 Printed on 3/23/2020
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increase in the severity of previously identified significant unavoidable impacts. Therefore, the potential environmental impacts associated with DAP 1 have already been adequately analyzed in the Project EIR, and no further review or analysis under CEQA is required.

As noted above, prior to the February 20, 2020 Planning Commission meeting, the City received correspondence from David Ebrahimi’s lawyer asserting that further environmental evaluation is required because the Project and “other circumstances” have changed. The correspondence claims that traffic stemming from changes to the proposed development is significant and that traffic would be “greatly impacted.” It also requests that methane and other hazardous material “be evaluated, and mitigation measures should be considered.” Apart from these two vague and unsubstantiated examples, the correspondence makes no attempt to provide evidence that the Addendum is inadequate.

With respect to the correspondence’s traffic claims, the Addendum provides substantial evidence that no new or more severe environmental impacts would occur. As discussed above, the DAP 1 Traffic Study shows that the amount of trips generated by DAP 1 development would decrease as compared to the projections analyzed in connection with the EIR. Moreover, the Addendum includes traffic counts collected in connection with other recent projects developed in the City that show that background traffic conditions are less severe than projected in the EIR. Because there is less traffic in the area than projected, and the DAP 1 would generate fewer new trips that projected, approval of DAP 1 would not result in new significant traffic impacts.

With respect to the request for analysis and mitigation related to hazardous materials, the EIR includes a robust discussion of potential hazards (see, for example, Section 3.11: Hazards and Hazardous Materials in the Draft EIR). Section 6.12 of the Addendum summarizes the EIR’s conclusions with respect to Hazards and Hazardous Materials and includes an updated analysis to reflect the modifications proposed by DAP 1. Both the EIR and the Addendum identify mitigation measures related to hazards and hazardous materials, the implementation of which would ensure that impacts are reduced to less than significant levels. With respect to methane specifically, to address any potential concerns about methane gas migrating from the closed landfill into buildings in Phase 1, Mitigation Measure HAZ 5.3 requires the installation of a methane gas mitigation system in each building, even though not required by state regulations. The system must include automatic gas sensors and a quarterly monitoring program. Therefore, the requested analysis and mitigation measures have already been incorporated. Accordingly, the correspondence does not raise any issues that would require additional environmental analysis under CEQA.

At the February 20, 2020 Planning Commission meeting the Commission voted to find that the Addendum provides substantial evidence that that the criteria of CEQA Section 21166 and CEQA Guidelines Section 15162 requiring additional environmental review under CEQA have not been met and to recommend that the Council adopt the Addendum prior to acting on the DAP 1 application.

After the Planning Commission meeting, staff made a correction in Section 4.3 of the Addendum to update references to the Project program adopted after certification of the Final EIR. The edits are shown in an errata sheet attached to this report; the errata sheet clarifies the record but does not change any of the conclusions in the Addendum or affect the Planning Commission’s recommendation for approval (Attachment #6).

Upon adoption of the Addendum by the Council, a Notice of Determination (NOD) will be filed with City of Santa Clara Page 8 of 10 Printed on 3/23/2020
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the Santa Clara County Clerk-Recorder’s Office. Because the Clerk-Recorder’s Office is not currently open to the public as a result of the COVID-19 pandemic, the NOD will also be posted on the City’s webpage.

FISCAL IMPACT
There is no fiscal impact to the City for processing the requested application other than administrative staff time and expense, which is included in the FY2019/20 Adopted Budget.

As was previously considered by the Council in the decisions to offer development of the project site and subsequent approval of the initial land use entitlements, it was noted there will be social and economic benefits that will accrue to the City and region in terms of new retail and entertainment opportunities not readily found in the South Bay area, as well as creation of jobs, property tax and sales tax revenues, and land lease revenues. Development of the Project will provide substantial land lease revenues to the City. Development fees and other exactions paid for and provided by the Project (including up to $17.4 million for implementation of a multimodal improvement plan and a voluntary contribution to VTA of approximately $16 million) will also benefit the City.

COORDINATION
This report was coordinated with the City Manager’s Office, City Attorney’s Office and Finance Department.

PUBLIC CONTACT
Public contact was made by posting the Council agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email [email protected] <mailto:[email protected]> or at the public information desk at any City of Santa Clara public library.

Public Notices and Comments:

The notice of public hearing for this item was posted on March 6, 2020, in at least three conspicuous locations within 300 feet of the site and was mailed to property owners, residents and businesses within 1,000 feet of the project site. A joint meeting notice for this meeting and for the Planning Commission meeting held on February 20, 2020 was published in The Weekly, a newspaper of general circulation for the City, on February 5, 2020. Notice was also posted on the City’s website under the development project page and on the City’s social media accounts including Nextdoor, Facebook, and Twitter.

Letters of opposition were received from Gary Wesley on behalf of David’s Restaurant and Gregg Rose (received after the Planning Commission public hearing), are attached to this report under Correspondence (Attachment #10).

The Developer held a Community Open House meeting from 5:30 to 7:00 pm on January 15, 2020 at the Santa Clara Convention Center to provide an update to nearby residents and businesses about the current plans and schedule. The event was attended by the Applicant’s project team, City staff and approximately 24 members of the public. A summary of the open house event provided by the Applicant’s consultant is attached (Attachment #9).

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ALTERNATIVES
Adopt resolutions for the Related Santa Clara (City Place) Phase 1 Development Area Plan application located at 5155 Stars and Stripes Drive to:

1. Adopt the EIR Addendum for DAP 1 for the Related Santa Clara project,

2. Approve the DAP 1 Application for the Related Santa Clara project subject to conditions; or

3. Deny the DAP 1 Application for the Related Santa Clara project

RECOMMENDATION
Alternatives 1 and 2:

Adopt resolutions for the Related Santa Clara (City Place) Phase I Development Area Plan application located at 5155 Stars and Stripes Drive to:

1. Adopt the EIR Addendum for DAP 1 for the Related Santa Clara project; and

2. Approve the DAP 1 Application for the Related Santa Clara project, subject to conditions.

Reviewed by: Andrew Crabtree, Director of Community Development Approved by: Deanna J. Santana, City Manager

ATTACHMENTS

1. Key Map Plan

2. Web Link Slip Sheet - Planning Commission Staff Report - February 20, 2020

3. Developer Phase Option Notice for DAP 1

4. Web Link Slip Sheet - 5155 Stars and Stripes Drive City Place FEIR and MMRP

5. EIR Addendum for DAP 1

6. DAP 1 EIR Addendum Errata Sheet

7. Resolution to Adopt EIR Addendum for DAP 1

8. Web Link Slip Sheet - Master Community Plan Volume I

9. Applicant-provided 01.15.2020 Open House Summary

10. Correspondence

11. Resolution to Approve DAP 1

12. Conditions of Approval

13. DAP 1 Document Plans
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Attachment 1
Related Santa Clara
Key Map Plan - DAP 1, Parcel 5
PARCEL 1
PARC 3
PARCEL 2 \
5155 Stars and Stripes Drive – Web Link Slip Sheet to
Planning Commission Staff Report – February 20, 2020
https://santaclara.legistar.com/LegislationDetail.aspx?ID=4334765&GUID=881D5F4B3F3A-4C56-9270-C8DBD136FE00 November 4, 2019
City of Santa Clara
1500 Warburton Avenue
Santa Clara, ·CA 95050

II RELATED
Attn: Deanna J. Santana; City Manager
Re: Request For Approval under DDA Section 4.4 (Response Required within 30 days from Receipt) ·
Phase Option Notice for Phase 1, under that certain Disposition and Development Agreement, dated as of August 12, 2016, by and between Related Santa Clara, LLC ("Developer") and the City of Santa Clara ("City") (the "DDA"), in connection with the City Place Santa Clara project (the ff Project")
Dear Ms. Santana: J
This letter constitutes the Phase Option Notice for Phase 1 of the City Place Santa Clara Project, as provided under Section 4 (and all other applicable provisions) of the above~referenced DDA. 1 Capitalized terms used in this letter but not defined herein shall have the meanings given to such terms in the DOA.

By this letter, Developer hereby exercises its Phase Option for Phase 1 of the Project. As required under Section 4.1.1 of the ODA, the Phasing Information required under Section.4.1.1 is provided as follows:
(a) The proposed geographic boundaries of the Phase, consistent with the Phasing Criteria outlined in Section 4.1.2, below, including~ at a conceptual plan level, the proposed public street and open- space network and any other community facility parcels on which public improvements will be constructed but ownership will remain in the City; Exhibit 1 attached to this letter shovvs the proposed geographic boundaries of Phase 1. The diagram shows (i) the boundaries of the area that would be Taken Down under the Phase 1 Ground Lease; (ii) the overall boundaries of Phase 1, including public improvements that would be constructed as part of Phase 1 on City-owned property located outside of the Phase 1 Ground Lease boundary; (iii) the public street network associated with Phase 1; and (iv) the location of the Station Area that will be retained by the City and constructed in advance of Phase 1.

For reference, Exhibit 1A shows a comparison between the boundaries of the Tasman Parcel identified as Phase 1 in the ODA and the revised boundaries proposed in this Phase Option Notice. Note that the initial Take Down of Phase 1 includes portions of future Stars and Stripes; however, that area will be released from the Ground Lease upon completion by Developer and acceptance by the City. Upon the release of Stars and Stripes from the Ground Lease, the developable area of Phase 1 will be 492,000 s.f., exactly the same amount of square footage approved under the ODA.
(b) A revised conceptual.Phasing Plan that shows the boundaries and anticipated order of development of all remaining Phases of development in the context of the proposed Phase boundaries;
1 The current Schedule of Performance provides that the Outside Date for the submittal of the Phase 1 Phase Option Notice is December 31, 2018. However, as documented in the City's letter from Anna Shimko, dated October 18, 2018, the City has agreed that an event of Force Majeure is currently in effect, commencing on July 27, 2018, and is continuing in effect until the date as of which the O&M Agreement has been executed by both Patties.

Because the O&M Agreement has not yet been executed, this Phase Option Notice complies with the Schedule of Performance. Developer also notes that Developer's time for performance for future obligations under the DDA, including Take Down of Phase 1, are susceptible lo exlen1jiun for Excusable Delay to the extent that the City is not in a position to deliver Phase 1 free of all tenants, leases, and occupants.

RELATED • 5201 Great America Pa11\way, Suite 532, Santa Clara, CA 95054 • (408) 490-3700 phone • (408) 490-3701 fax • www.relatedsanteclara:com A revised conceptual Phasing Plan is attached to this letter as Exhibit 2. The revised Phasing Plan shows the new Phasing Plan that includes the changes to the boundaries of Phase 1 and Phase 2, and is intended to replace Exhibit E attached to the ODA for purposes of future Phase approvals. DOA Exhibit Eis attached to Exhibit 2 for reference. Also included within Exhibit 2 is a diagram that that shows a comparison between the Phasing Plan approved as part of the DOA and the revised Phasing Plan boundaries. (c)
hereof).

A revised Allowed Square Footage Table (if required pursuant to Section 4.2.3 This requirement is inapplicable to Phase 1.
(d) A textual description of the conceptual scope of development for the Phase, which shall include: (i) the anticipated types and amounts of uses; (ii) maximum anticipated development density; and (iii) the amount and .timing of Infrastructure anticipated to be constructed as part of the Phase; and (iv) a general overview of the parking and loading facilities anticipated to be provided as part of the Phase.

Phase 1 will include a total of 1,047,000 GSF, which is 20% greater than the 873,000 GSF defined in the Master Community Plan (MCP), but which is permissible under the transfer provisions defined in Section

3.2 of the MCP. Uses in Phase 1, which are all permissible under the MCP, will include 440,000 GSF of office; a 480 key hotel consisting of 381,000 SF; 200 serviced apartments comprising 175,000 SF and 51,000 SF of retail and food & beverage.

Phase 1 proposes a northward shifting of Stars and Stripes Drive which increases the development area from approximately 11.3 acres to 14.3 acres. The planned development will result in an FAR of 1.68, which is less than the 2.52 included in Table 3-2 of the MCP. · Concurrently with the submittal of this Phase Option Notice, we are pleased to submit our Phase 1 OAP application. The Phase 1 OAP application provides detailed information as to the proposed Phase 1 development including the associated Infrastructure and an overview of proposed parking and loading facilities.
(e) An updated Best Efforts Report in accordance with Section 5.3.l(a) below).

See Exhibit 3 for the updated Best Efforts Report. Note that in connection with the Phase 1 DAP approval, Developer intends to seek City approval of an Alternate Leasing Plan with respect to Major Department Stores for the Project.

Very truly yours,

RELATED SANTA CLARA, LLC,
a Delaware limited liability company
By: ~-uk --- ------
Name: Stephen F. Eimer
Title: Executive Vice President & Co-Managing Partner
cc: Brian Doyle, Esq., City Attorney
Ruth Shikada, Assistant City Manager
Anna Shimko, Esq.
- 2 -

Exhibit 1
Phase 1 Lease Parcel Public Roads (to be dedicated in fee or by easement) EXHIBIT: PHASE 1 OPTION NOTICE
Work prior to Phase 1 Public improvements within Phase 1 scope of construction (outside of Ground Lease Boundaries)
c=J
c=J

Exhibit 1A
Phase 1 Lease Parcel: 620,000 sq ft (492,000 sq ft upon removal of Future Stars and Stripes)
PHASE 1 NOTICE AREA COMPARISON
Tasman Block Parcel existing limits: 492,000 sq ft Centennial ROW: 40,000 sq ft (airspace parcel fee or easement dedication) Ave C ROW: 22,000 sq ft (airspace parcel fee or easement dedication) Future Stars and Stripes (removed from Phase 1 Stars and Stripes ROW: 128,000 sq ft Lease upon City acceptance): 128,000 sq ft
Stars and Stripes
Ave A
Centennial
Ave C

Exhibit 2
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
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

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Revised City Center Phasing Summary
1 2
6 7
2A 5
4 3
3/4
TBD based on Traffic
Analysis for DAP 2
No longer included within
the phased development
Pre-Phase 1 Work
Under Construction

ANTA CLARA

PHASING PLAN - DDA EXHIBIT E

PROGRAM & PHASING SUMMARY
S<1,PHA CLARA JI.J!-H D2, 2016
ReLAT:O RT :.:L £LKUS MANFRE Pl ARCKITECTS
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










Revised City Center Phasing Summary
1 2
6 7
2A 5
4 3
3/4
TBD based on Traffic
Analysis for DAP 2
No longer included within
the phased development MCP Comparison
Phasing as shown in the DDA
Proposed Phasing
Pre-Phase 1 Work
Under Construction

ANTA CLARA

Exhibit 3

Page 1 of 1 ends

City Council and Authorities ConcurrentDecember 8, 2022

City Council and Authorities Concurrent
December 8, 2022