Master Community Plan — City Council and Authorities Concurrent, December 8, 2022 (part 1 of 2)

MASTER COMMUNITY PLAN APRIL5, 2017
VOLUME 1

SANTA CLARA

CITYPLACE

SANTA CLARA

CITYPLACE

MASTER COMMUNITY PLAN
i
PREPARED BY:

RTKL ASSOCIATES, INC.

MASTER COMMUNITY PLANNING
IN COLLABORATION WITH:

ELKUS MANFREDI ARCHITECTS

MIXED-USE PLANNING
PREPARED FOR:

RELATED COMPANIES

MASTER DEVELOPER

FEHR & PEERS

TRANSPORTATION ENGINEERING

LANGAN TREADWELL ROLLO

CIVIL ENGINEERING
ii CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

TABLE OF CONTENTS
1 INTRODUCTION

1.1 PROJECT SUMMARY 2
PROJECT DESCRIPTION 2

1.2 PROJECT LOCATION 3
SITE SETTING 3
SITE BOUNDARIES 3
SITE DESCRIPTION 3

1.3 COMMUNITY CONTEXT 7
LAND USE CONTEXT 7
TRANSPORTATION CONTEXT 7
ENVIRONMENTAL CONTEXT 9

1.4 PLAN SUMMARY 13
PURPOSE 13
LEGAL AUTHORITY 13
APPLICABILITY 13

1.5 PLAN ORGANIZATION 16
SECTION 1. INTRODUCTION: 16
SECTION 2. IMPLEMENTATION: 16
SECTION 3. MASTER PLAN OVERVIEW: 16
SECTION 4. PARCEL DEVELOPMENT PLANS & REGULATIONS: 16
SECTION 5. DESIGN GUIDELINES: 16
SECTION 6. LANDSCAPE MASTER PLAN: 16
SECTION 7. SIGNAGE & LIGHTING MASTER PLAN: 16
SECTION 8. INFRASTRUCTURE OVERVIEW: 16
SECTION 9. SUSTAINABILITY MASTER PLAN: 16
APPENDICES: 16
2 IMPLEMENTATION

2.1 GENERAL PLAN CONSISTENCY & CEQA COMPLIANCE 18
GENERAL PLAN CONSISTENCY 18
FULL LIST OF APPROVALS 20

2.2 MASTER COMMUNITY PLAN APPROVALS & ADMINISTRATION 21 APPROVALS & ADMINISTRATION 21

2.3 DEVELOPMENT PHASING 22
PHASING CONCEPT 22
CONCEPTUAL PHASING STRATEGY 22

2.4 DEVELOPMENT FINANCING / IMPLEMENTATION RESPONSIBILITIES 26 FINANCING 26
iii
3 MASTER PLAN OVERVIEW

3.1 MASTER PLAN SUMMARY 28
DEVELOPMENT CHARACTER 28
DEVELOPMENT OBJECTIVES 29
DEVELOPMENT FRAMEWORK 31
DEVELOPMENT TYPOLOGIES 31

3.2 LAND USE CONCEPT 33
CONCEPT SUMMARY 33
LAND USE AREAS 35
LAND USE DISTRIBUTION & INTENSITY 35
DEVELOPMENT TRANSFER 36
DEVELOPMENT PROGRAM 36
PERMITTED, CONDITIONALLY PERMITTED AND PROHIBITED USES 37 MINIMUM AND MAXIMUM REQUIREMENTS 41
CITYPLACE PARKING SUPPLY RATIOS 46

3.3 MOBILITY CONCEPT 47
CONCEPT SUMMARY 47
VEHICULAR CIRCULATION 47
PARKING STRATEGY 55
ALTERNATIVE MODES 59

3.4 OPEN SPACE CONCEPT 67
CONCEPT SUMMARY 67
RESIDENTIAL INDUCED REQUIREMENT FOR DEDICATED PARK AND RECREATIONAL LAND 69 STREETSCAPES 69
SHARED OUTDOOR SPACES 72
PRIVATE OPEN SPACE 73
LANDSCAPE ZONES 73

3.5 URBAN DESIGN CONCEPT 77
CONCEPT SUMMARY 77
URBAN STRUCTURE 79
MASSING / SPATIAL DEFINITION 79
BUILDING TYPOLOGIES 81
4 PARCEL DEVELOPMENT PLANS, STANDARDS & REQUIREMENTS

4.1 INTRODUCTION 84
INTRODUCTION 84
PLANS & DESIGN OBJECTIVES 85
DESIGN STANDARD ORGANIZATION 85

4.2 PARCEL 1: OFFICE CAMPUS NE 87
PARCEL CHARACTER 87
PARCEL DEVELOPMENT DESIGN GUIDELINES 87

4.3 PARCEL 2 (SCHEME A): OFFICE CAMPUS SE 89
PARCEL CHARACTER 89
PARCEL DEVELOPMENT DESIGN GUIDELINES 89
iv CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.4 PARCEL 2 (SCHEME A VARIANT): RETAIL CENTER 91
PARCEL CHARACTER 91
PARCEL DEVELOPMENT DESIGN GUIDELINES 91

4.5 PARCEL 2 (SCHEME B): OFFICE CAMPUS SE 93
PARCEL CHARACTER 93
PARCEL DEVELOPMENT DESIGN GUIDELINES 93

4.6 PARCEL 3: CITY PARK 95
PARCEL CHARACTER 95
PARCEL DEVELOPMENT 95
MASTER DEVELOPER OBLIGATION TO PROVIDE ACCESS TO PARCEL 3 PARK 95

4.7 BLOCK 4A: CITY CENTER NW OFFICE ZONE 97
BLOCK CHARACTER 97
BLOCK DEVELOPMENT DESIGN GUIDELINES 97

4.8 BLOCK 4B: CITY CENTER WEST 99
BLOCK CHARACTER 99
BLOCK DEVELOPMENT DESIGN GUIDELINES 99

4.9 BLOCK 4C: DESIGN DISTRICT 101
BLOCK CHARACTER 101
BLOCK DEVELOPMENT DESIGN GUIDELINES 101

4.10 BLOCK 4D: HOTEL & LIVE/WORK DISTRICTS 103
BLOCK CHARACTER 103
BLOCK DEVELOPMENT DESIGN GUIDELINES 103

4.11 BLOCK 4E: BOULEVARD 105
BLOCK CHARACTER 105
BLOCK DEVELOPMENT DESIGN GUIDELINES 105

4.12 BLOCK 4F: CITY CENTER STATION DISTRICT 107
BLOCK CHARACTER 107
BLOCK DEVELOPMENT DESIGN GUIDELINES 107

4.13 BLOCK 4G: CITY CENTER EAST 109
BLOCK CHARACTER 109
BLOCK DEVELOPMENT DESIGN GUIDELINES 109

4.14 BLOCK 4H: CITY CENTER SOUTHEAST 111
BLOCK CHARACTER 111
BLOCK DEVELOPMENT DESIGN GUIDELINES 111

4.15 BLOCK 4H: CITY CENTER SOUTHEAST - STATION AREA 113 STATION AREA CHARACTER 113
STATION AREA DESIGN GUIDELINES 113

4.16 BLOCK 5A: GATEWA Y OFFICE 115
BLOCK CHARACTER 115
BLOCK DEVELOPMENT DESIGN GUIDELINES 115

4.17 BLOCK 5B: GATEWA Y HOTEL 117
BLOCK CHARACTER 117
BLOCK DEVELOPMENT DESIGN GUIDELINES 117
v

4.18 BLOCK 5C: GATEWA Y RESIDENTIAL 119
BLOCK CHARACTER 119
BLOCK DEVELOPMENT DESIGN GUIDELINES 119
5 DESIGN GUIDELINES

5.1 DESIGN PRINCIPLES 122
SITE PLANNING 122
ARCHITECTURAL DESIGN 122
SIGNAGE & LIGHTING DESIGN 122

5.2 CITY CENTER MIXED-USE DESIGN GUIDELINES 123
SITE PLANNING 123
ARCHITECTURAL DESIGN 124
SIGNAGE & LIGHTING DESIGN 126

5.3 CITY CENTER N-W OFFICE DESIGN GUIDELINES 127
SITE PLANNING 127
ARCHITECTURAL DESIGN 128
SIGNAGE & LIGHTING DESIGN 130

5.4 OFFICE CAMPUS DESIGN GUIDELINES 131
SITE PLANNING 131
ARCHITECTURAL DESIGN 132
SIGNAGE & LIGHTING DESIGN 134

5.5 RETAIL CENTER DESIGN GUIDELINES 135
SITE PLANNING 135
ARCHITECTURAL DESIGN 136
SIGNAGE & LIGHTING DESIGN 138
6 LANDSCAPE MASTER PLAN

6.1 LANDSCAPE DESIGN CONCEPT 140
CONCEPT OVERVIEW 140
LANDSCAPE DESIGN PRINCIPLES 140

6.2 SUSTAINABLE LANDSCAPE MEASURES 143
HIGH PERFORMANCE OUTDOOR SPACES 143
ECOLOGICAL HABITAT 143
NATIVE & ADAPTED PLANT SPECIES 143
EFFICIENT IRRIGATION 145
BIO-RETENTION / BIOSWALES: 145
GREEN STREETS 147
GREEN ROOFS & GREEN WALLS 147
HIKE AND BIKE / NATURE TRAILS 147
REGULATED MICRO-CLIMATES 147
RENEWABLES INFRASTRUCTURE 149
WATER BUDGET 149
vi CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

6.3 STREETSCAPE 151
STREETSCAPE DESIGN INTENT 151
STREETSCAPE GENERAL DESIGN STANDARDS / GUIDELINES 151
STREETSCAPE RECOMMENDATIONS 153
STREETSCAPE DESIGN 154

6.4 SHARED OUTDOOR SPACE 165
SHARED OUTDOOR SPACE DESIGN INTENT 165
SHARED OUTDOOR SPACE GENERAL DESIGN STANDARDS / GUIDELINES 165 SHARED OUTDOOR SPACE CHARACTERISTICS 166

6.5 LANDSCAPE ZONES 171
LANDSCAPE ZONES DESIGN INTENT 171
LANDSCAPE ZONES GENERAL DESIGN STANDARDS / GUIDELINES 171 LANDSCAPE ZONES CHARACTERISTICS 172

6.6 PRIVATE OUTDOOR SPACE 175
PRIVATE OUTDOOR SPACE DESIGN INTENT 175
PRIVATE OUTDOOR SPACE GENERAL DESIGN STANDARDS / GUIDELINES 175 PRIVATE OUTDOOR SPACE CHARACTERISTICS 176

6.7 GATEWA YS & ENHANCED INTERSECTION DESIGN 177
GATEWAYS & ENHANCED INTERSECTIONS DESIGN INTENT 177
GATEWAYS & ENHANCED INTERSECTIONS DESIGN STANDARDS / GUIDELINES 177 GATEWAYS & ENHANCED INTERSECTION CHARACTERISTICS 178

6.8 BIRD SAFETY 180
BIRD SAFETY 180
7 SIGNAGE & LIGHTING GUIDELINES
7 .1 SIGNAGE CONCEPT PLAN 182
COMPREHENSIVE SIGN PROGRAMS 182
CONCEPT OVERVIEW 182
SIGNAGE ILLUMINATION 182
SIGNAGE DESIGN PRINCIPLES 183
7 .2 PROJECT SIGNAGE 184
PROJECT SIGNAGE DESIGN INTENT 184
PROJECT SIGNAGE DESIGN STANDARDS / GUIDELINES 184
PROJECT SIGNAGE CHARACTERISTICS 185
7 .3 TENANT SIGNAGE 191
TENANT SIGNAGE DESIGN INTENT 191
TENANT SIGNAGE DESIGN - STANDARDS 191 TENANT SIGNAGE DESIGN - GUIDELINES 191
TENANT SIGNAGE CHARACTERISTICS 192
7 .4 SPONSORSHIP & ADVERTISING 193
SPONSORSHIP & ADVERTISING SIGNAGE DESIGN INTENT 193
SPONSORSHIP & ADVERTISING SIGNAGE DESIGN STANDARDS / GUIDELINES 193 SPONSORSHIP & ADVERTISING SIGNAGE CHARACTERISTICS 194
vii
7 .5 PUBLIC ART 195
COMMUNITY PUBLIC ART DESIGN INTENT 195
COMMUNITY PUBLIC ART DESIGN GUIDELINES 195
COMMUNITY PUBLIC ART DESIGN RECOMMENDATIONS 195
7 .6 OUTDOOR LIGHTING 197
WHAT IS LIGHT POLLUTION? 197
MODEL LIGHTING ORDINANCE 197
OUTDOOR LIGHTING DESIGN INTENT 197
PRACTICAL CONSIDERATIONS 198
OUTDOOR LIGHTING CHARACTER ZONES 198
8 INFRASTRUCTURE OVERVIEW

8.1 INTRODUCTION 202
OVERVIEW 202
PROPERTY ACQUISITION, DEDICATION & EASEMENTS CONCEPT 202 INFRASTRUCTURE MASTER PLAN AND TECHNICAL MEMORANDA 202 CONFORMANCE WITH EIR AND ENTITLEMENTS 202
INFRASTRUCTURE PHASING 202

8.2 SITE CONSTRAINTS 203
OVERVIEW 203
EXISTING INFRASTRUCTURE 203

8.3 GEOTECHNICAL AND ENVIRONMENTAL CONSIDERATIONS 204
OVERVIEW 204
LANDFILL SUMMARY DESCRIPTION 204

8.4 SITE GRADING & STORMWATER MANAGEMENT 205
SITE GRADING 205
STORMWATER MANAGEMENT 205

8.5 PROJECT ACCESS 207
OVERVIEW 207
SITE ACCESS 207
STREETS & INTERSECTIONS 208

8.6 STORMWATER DRAINAGE 210
OVERVIEW 210
EXISTING SYSTEMS 210
PROPOSED INFRASTRUCTURE 211

8.7 POTABLE WATER 213
EXISTING SYSTEM 213
PROPOSED INFRASTRUCTURE 213

8.8 RECYCLED WATER 216
EXISTING DISTRIBUTION 216
PROPOSED INFRASTRUCTURE 216

8.9 WASTEWATER 218
EXISTING SYSTEM 218
PROPOSED INFRASTRUCTURE 219
viii CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

8.10 FIRE STATION 221
OVERVIEW 221

8.11 ELECTRIC, GAS AND TELECOMMUNICATIONS 222
ELECTRICAL DISTRIBUTION SYSTEM 222
NATURAL GAS DISTRIBUTION SYSTEM 223
TELECOMMUNICATION SERVICE 224

8.12 ADDITIONAL FACTORS 225
LANDFILL INFRASTRUCTURE 225
NON-STANDARD DESIGN ELEMENTS 225
9 SUSTAINABILITY

9.1 INTRODUCTION 234
INTRODUCTION 234

9.2 WATER 235
PROJECT GOALS 235
WATER REDUCTION STRATEGIES MAY INCLUDE: 235
ADDITIONAL CONCEPTS FOR FURTHER WATER REDUCTIONS THAT MAY BE CONSIDERED INCLUDE: 235

9.3 ENERGY 236
PROJECT GOALS 236

9.4 WASTE 237
PROJECT GOALS 237
OPERATIONAL WASTE REDUCTION STRATEGIES MAY INCLUDE: 237 ADDITIONAL CONCEPTS FOR FURTHER WASTE REDUCTIONS THAT MAY BE CONSIDERED INCLUDE: 237 ix

APPENDICES
A. LEGAL SITE DESCRIPTION 240
B. DEFINITIONS OF USES 241
C. DEVELOPMENT AREA PLANS - SUBMITTAL & APPROVAL PROCEDURES 243 x CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN LIST OF EXHIBITS + TABLES
1 INTRODUCTION
EXHIBIT 1–1: REGIONAL VICINITY MAP 2
EXHIBIT 1–2: ‘VALLEY HUB’ MAP 3
EXHIBIT 1–3: A HUB CONNECTING SILICON VALLEY AND THE BAY AREA 4 EXHIBIT 1–4: SITE BOUNDARIES & TOPOGRAPHY 6
EXHIBIT 1–5: AREA LAND USE + KEY DESTINATIONS (2015 EXISTING CONDITIONS) 8 EXHIBIT 1–6: AREA TRANSPORTATION 10
EXHIBIT 1–7: AREA ENVIRONMENTAL FEATURES 12
TABLE 1–1: MASTER COMMUNITY PLAN REQUIRED CONTENT 14
2 IMPLEMENTATION
EXHIBIT 2–1: SCHEME A - DEVELOPMENT PHASING CONCEPT 23
EXHIBIT 2–2: SCHEME A VARIANT- DEVELOPMENT PHASING CONCEPT 24 EXHIBIT 2–3: CITYPLACE - VIEW LOOKING SOUTH 26
3 MASTER PLAN OVERVIEW
EXHIBIT 3–1: ILLUSTRATIVE SITE CONCEPT 32
TABLE 3–1: LAND USE PLAN CONSISTENCY W/ KEY GENERAL PLAN SUSTAINABILITY POLICIES 33 EXHIBIT 3–2: SCHEME A - LAND USE DISTRICTS 34
EXHIBIT 3–3: SCHEME A - CONCEPTUAL LAND USE PLAN GROUND FLOOR 39 EXHIBIT 3–4: SCHEME A - CONCEPTUAL LAND USE PLAN PRIMARY USE/UPPER FLOORS 40 TABLE 3–2: SUMMARY DEVELOPMENT YIELDS 41
EXHIBIT 3–5: SCHEME A - VARIANT - CONCEPTUAL LAND USE PLAN GROUND FLOOR 42 EXHIBIT 3–6: SCHEME A - VARIANT - CONCEPTUAL LAND USE PLAN PRIMARY USE/UPPER FLOORS 43 EXHIBIT 3–7: SCHEME B - CONCEPTUAL LAND USE PLAN GROUND FLOOR 44 EXHIBIT 3–8: SCHEME B - CONCEPTUAL LAND USE PLAN PRIMARY USE/UPPER FLOORS 45 TABLE 3–3: CITYPLACE PARKING SUPPLY REQUIREMENTS 46
TABLE 3–4: MOBILITY PLAN CONSISTENCY W/ KEY GENERAL PLAN SUSTAINABILITY POLICIES 47 EXHIBIT 3–9: STREET NETWORK 48
EXHIBIT 3–10: STREET TYPOLOGIES 50
EXHIBIT 3–11: PUBLIC AND PRIVATE STREETS 51
EXHIBIT 3–12: ACCESS CIRCULATION IMPROVEMENTS 52
EXHIBIT 3–13: ACCESS VARIANTS 53
EXHIBIT 3–14: ACCESS VARIANTS 2 54
EXHIBIT 3–15: POTENTIAL BUS CIRCULATION 56
EXHIBIT 3–16: FIRE STATION RELOCATION 58
EXHIBIT 3–17: ACCESS & PARKING 60
EXHIBIT 3–18: POTENTIAL ACTIVE TRANSPORTATION DIAGRAM 61 EXHIBIT 3–19: BICYCLE NETWORK 64
EXHIBIT 3–20: PEDESTRIAN NETWORK 65
TABLE 3–5: OPEN SPACE PLAN CONSISTENCY W/ KEY GENERAL PLAN SUSTAINABILITY POLICIES 67 EXHIBIT 3–21: OPEN SPACE NETWORK 68
EXHIBIT 3–22: STREETSCAPE TYPOLOGIES 70
EXHIBIT 3–23: SHARED OUTDOOR SPACE TYPOLOGIES 74
EXHIBIT 3–24: LANDSCAPE ZONE TYPOLOGIES 76
TABLE 3–6: URBAN DESIGN CONSISTENCY W/ KEY GENERAL PLAN SUSTAINABILITY POLICIES 77 EXHIBIT 3–25: URBAN DESIGN CONCEPT 78
EXHIBIT 3–26: CITYPLACE - VIEW LOOKING NORTH 80
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4 PARCEL DEVELOPMENT PLANS, STANDARDS & REQUIREMENTS
EXHIBIT 4–1: PARCEL & BLOCK KEY PLAN 86
TABLE 4–1: PARCEL 1 PROGRAM 87
EXHIBIT 4–2: PARCEL 1 GROUND FLOOR PLAN 88
EXHIBIT 4–3: PARCEL 1 EXPLODED AXONOMETRIC VIEW 88
TABLE 4–2: PARCEL 2 PROGRAM 89
EXHIBIT 4–4: PARCEL 2 GROUND FLOOR PLAN 90
EXHIBIT 4–5: PARCEL 2 EXPLODED AXONOMETRIC VIEW 90
TABLE 4–3: PARCEL 2 (SCHEME A VARIANT) PROGRAM 91
EXHIBIT 4–6: PARCEL 2 (SCHEME A VARIANT) GROUND FLOOR PLAN 92 EXHIBIT 4–7: PARCEL 2 (SCHEME A VARIANT) EXPLODED AXONOMETRIC VIEW 92 TABLE 4–4: PARCEL 2 (SCHEME B) PROGRAM 93
EXHIBIT 4–8: PARCEL 2 (SCHEME B) GROUND FLOOR PLAN 94
EXHIBIT 4–9: PARCEL 2 (SCHEME B) EXPLODED AXONOMETRIC VIEW 94 TABLE 4–5: PARCEL 3 PROGRAM 95
EXHIBIT 4–10: PARCEL 3 SITE PLAN 96
TABLE 4–6: BLOCK 4A PROGRAM 97
EXHIBIT 4–11: BLOCK 4A GROUND FLOOR PLAN 98
EXHIBIT 4–12: BLOCK 4A EXPLODED AXONOMETRIC VIEW 98
TABLE 4–7: BLOCK 4B PROGRAM 99
EXHIBIT 4–13: BLOCK 4B GROUND FLOOR PLAN 100
EXHIBIT 4–14: BLOCK 4B EXPLODED AXONOMETRIC VIEW 100
TABLE 4–8: BLOCK 4C PROGRAM 101
EXHIBIT 4–15: BLOCK 4C GROUND FLOOR PLAN 102
EXHIBIT 4–16: BLOCK 4C EXPLODED AXONOMETRIC VIEW 102
TABLE 4–9: BLOCK 4D PROGRAM 103
EXHIBIT 4–17: BLOCK 4D GROUND FLOOR PLAN 104
EXHIBIT 4–18: BLOCK 4D EXPLODED AXONOMETRIC VIEW 104
TABLE 4–10: BLOCK 4E PROGRAM 105
EXHIBIT 4–19: BLOCK 4E GROUND FLOOR PLAN 106
EXHIBIT 4–20: BLOCK 4E EXPLODED AXONOMETRIC VIEW 106
TABLE 4–11: BLOCK 4F PROGRAM 107
EXHIBIT 4–21: BLOCK 4F GROUND FLOOR PLAN 108
EXHIBIT 4–22: BLOCK 4F EXPLODED AXONOMETRIC VIEW 108
TABLE 4–12: BLOCK 4G PROGRAM 109
EXHIBIT 4–23: BLOCK 4G GROUND FLOOR PLAN 110
EXHIBIT 4–24: BLOCK 4G EXPLODED AXONOMETRIC VIEW 110
TABLE 4–13: BLOCK 4H PROGRAM 111
EXHIBIT 4–25: BLOCK 4H GROUND FLOOR PLAN 112
EXHIBIT 4–26: BLOCK 4H EXPLODED AXONOMETRIC VIEW 112
EXHIBIT 4–27: SCHEME A GREAT AMERICA STATION AREA 114
EXHIBIT 4–28: SCHEME B GREAT AMERICA STATION AREA 114
TABLE 4–14: BLOCK 5A PROGRAM 115
EXHIBIT 4–29: BLOCK 5A GROUND FLOOR PLAN 116
EXHIBIT 4–30: BLOCK 5A EXPLODED AXONOMETRIC VIEW 116
TABLE 4–15: BLOCK 5B PROGRAM 117
EXHIBIT 4–31: BLOCK 5B GROUND FLOOR PLAN 118
EXHIBIT 4–32: BLOCK 5B EXPLODED AXONOMETRIC VIEW 118
xii CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN TABLE 4–16: BLOCK 5C PROGRAM 119
EXHIBIT 4–33: BLOCK 5C GROUND FLOOR PLAN 120
EXHIBIT 4–34: BLOCK 5C EXPLODED AXONOMETRIC VIEW 120
5 DESIGN GUIDELINES
6 LANDSCAPE MASTER PLAN
EXHIBIT 6–1: LANDSCAPE FUNCTION 144
EXHIBIT 6–2: LANDSCAPE INFRASTRUCTURE 146
EXHIBIT 6–3: LANDSCAPE ZONES 148
EXHIBIT 6–4: EXAMPLES OF SUSTAINABLE LANDSCAPE 150
EXHIBIT 6–5: STREETSCAPE TYPOLOGIES 152
TABLE 6–1: STREET TYPOLOGY MATRIX 153
7 SIGNAGE & LIGHTING GUIDELINES
EXHIBIT 7–1: VEHICULAR & PEDESTRIAN DIRECTIONALS - PARCELS 4 & 5 188 EXHIBIT 7–2: WAYFINDING DIRECTORIES & INFORMATION KIOSKS - PARCELS 4 & 5 190 EXHIBIT 7–3: OUTDOOR LIGHTING CHARACTER ZONES 200
8 INFRASTRUCTURE OVERVIEW
TABLE 8–1: EARTHWORK ESTIMATES 206
TABLE 8–2: ACCESS SUMMARY 208
EXHIBIT 8–1: STORM DRAIN 212
TABLE 8–3: ESTIMATED WATER DEMAND 213
EXHIBIT 8–2: POTABLE WATER 214
EXHIBIT 8–3: RECYCLED WATER 217
TABLE 8–4: ESTIMATED SEWAGE GENERATION 219
EXHIBIT 8–4: SANITARY SEWER 220
EXHIBIT 8–5: FOUNDATION SYSTEMS 226
EXHIBIT 8–6: LANDFILL BOUNDARY 227
EXHIBIT 8–7: CONCEPTUAL FOUNDATION CONDITIONS - STREET SECTION 228 EXHIBIT 8–8: CONCEPTUAL FOUNDATION CONDITIONS - BUILDING SECTION 229 EXHIBIT 8–9: CONCEPTUAL FOUNDATION CONDITIONS - PLAZA SECTION 230 EXHIBIT 8–10: FOUNDATION CONDITIONS - BUILDING EDGE WITH WALL 231 EXHIBIT 8–11: FOUNDATION CONDITIONS - BUILDING EDGE WITH LIGHT WEIGHT CONCRETE WALL 232 9 SUSTAINABILITY
EXHIBIT 9–1: CITYPLACE - VIEW LOOKING SOUTHEAST 238
xiii

REFERENCED DOCUMENTS
1 . ENVIRONMENTAL IMPACT REPORT

2. TRANSACTIONAL DOCUMENTS:
• DEVELOPMENT AGREEMENT
• FORM OF GROUND LEASE
• DISPOSITION & DEVELOPMENT AGREEMENT

3. INFRASTRUCTURE MASTER PLAN AND TECHNICAL MEMOS
1 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN 1 INTRODUCTION

CHAPTER
2 CityPlace Santa Clara will create a new
center of activity for the community of Santa
Clara and the Silicon Valley region, providing
significant mixed-use, retail offerings,
office buildings, hotel rooms, and rental
residential dwellings at an urban scale, as
well as accessible outdoor spaces and vital
infrastructure to support the development.
1 .1 PROJECT SUMMARY

PROJECT DESCRIPTION
CityPlace Santa Clara is envisioned to be an approxi-
mately 240-acre urban city development located in the
heart of the Silicon Valley, in the northern part of the City of Santa Clara (see Exhibit 1-1). Significantly, it will convert property owned by the City of Santa Clara
that was formerly used primarily as a landfill and is
currently primarily utilized as a golf course to a more productive use in the form of a new and vibrant mixed-
use, urban community. The planned development pro-
poses three alternative land use schemes on five large
development parcels and is anticipated to be developed
in eight phases.
Scheme A will accommodate 9,164,400 gross square feet (GSF) of development and a total floor area ratio (FAR) of 0.93; with a conceptual land use program as follows:
5,404,400 square feet (sf) commercial office, 1,312,000 sf commercial retail (including food and beverage),
190,000 sf commercial entertainment uses, 700 hotel
rooms, and 1,680 residential dwelling units, approxi-
mately 90 acres of open space, and over 25,000 parking
stalls within structured, podium, and surface parking
facilities.

Scheme A Variant will accommodate 7,523,400 GSF of
development, and a FAR of 0.76; with a conceptual land
use program as follows: 3,244,400 sf commercial office, Exhibit 1–1: Regional Vicinity Map
1,831,000 sf commercial retail (including food and
beverage), 190,000 sf commercial entertainment uses,
700 hotel rooms, and 1,680 residential dwelling units,
approximately 84 acres of open space, and over 20,000
parking stalls within structured, podium, and surface
parking facilities. The Scheme A Variant primarily
differs from Scheme A in that one of the parcels would
be developed as a retail center rather than an office
complex.
Scheme B will accommodate 9,164,400 GSF of devel-
opment and a total FAR of 0.93, with a conceptual
land use program as follows: 6,684,400 sf commer-
cial office, 1,512,000 sf commercial retail, 190,000 sf commercial entertainment uses, 700 hotel rooms, and
200 residential dwelling units, approximately 90 acres
of open space, and over 25,000 parking stalls within
structured, podium, and surface parking facilities. The Scheme B plan primarily differs from Scheme A in that
parcel 4 would have no residential use but commercial
office use would be built as a replacement.

Other features of the planned development will include
an integrated network of open spaces, including a
number of outdoor gathering spaces to encompass
public plazas, shared courtyards, as well as walkable
streetscapes. The project will also involve the construc- tion and reconstruction of substantial infrastructure
to support the proposed land uses and intensity of
development, including landfill protection systems,
environmental remediation as determined necessary,
construction of a road network to serve the project site, and construction of necessary wet and dry utilities
improvements. Ultimately the entire site will be 8’-12’ above the landfill cap. Where necessary to accommo-
date infrastructure there will be an interstitial zone
between the landfill cap and the surface.

Site access will utilize existing points of contact with Tasman Drive, Great America Parkway and Lafayette
Street, and additional new connections will be made
along those roadways as phases are developed to facili- tate multi-modal access to all parts of the project.
3 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN 1 .2 PROJECT LOCATION

SITE SETTING
The City of Santa Clara is located within Santa Clara
County about 45 miles southeast of San Francisco.

Bordered by the cities of San Jose, Sunnyvale, and
Cupertino, it sits at the center of the “Silicon Valley” (see Exhibit 1-2). With a population in excess of
120,000, Santa Clara is home to the headquarters
of several high-tech companies, including Oracle,
Applied Materials, and Intel, as well as a number of
important regional destinations (see Exhibit 1-3). Most notable are: Santa Clara University, the oldest insti-
tution of higher learning in the State of California;
Levi’s Stadium, the new home of the National Football
League’s San Francisco 49ers; and Great America
Amusement Park. Immediately adjacent to the site is
the Santa Clara Convention Center.

SITE BOUNDARIES
The approximately 240-acre project site is located at
the northern edge of the City of Santa Clara. It is gen- erally bounded by: the Southbay Freeway (California
State Route 237) and Great America Way to the north;
Great America Parkway and the San Tomas Aquino
Creek to the west; the Guadalupe River to the east;
and Tasman Drive to the south. Lafayette Street
roughly divides the site into two halves. The project
boundaries are shown in Exhibit 1-4: Site Boundaries
& Topography, while a full legal description is provid- ed in Appendix A of this document.

SITE DESCRIPTION
The project site is comprised of seven City-owned
legal parcels referenced hereinafter for the purpose
of this Master Community Plan as five development
parcels as illustrated in Exhibit 1-4: Site Boundaries
& Topography as of 2016. The parcels are primari-
ly utilized by the Santa Clara Golf & Tennis Club,
although portions of the site are used for a bicycle-mo- tocross (BMX) track and a fire station. The Santa
Clara Golf & Tennis Club was developed in 1987 by the
City’s Sports & Open Space Authority as part of the
Santa Clara Trade and Convention Center Complex,
and includes an 18-hole golf course, clubhouse and
restaurant, seven lighted tennis courts, and a sur-
face parking lot (between Stars & Stripes Drive and
Tasman Drive).

Lafayette Street, a major arterial, divides the site
into two halves; Parcels 1 and 2 are situated east
of Lafayette Street and immediately west of the
Guadalupe River, while Parcels 3, 4 and 5 are located
west of Lafayette Street. Much of the site was formerly utilized by the Santa Clara All-Purpose Landfill, a
210-acre site with a waste footprint of approximately
183 acres, which closed in 1994. The topography of the
site indicates that soil embankments were constructed
on each of the landfill parcels (1,2,3&4) and that refuse was placed to create large mounds that rise above
current street elevations. Consequently, the site to-
pography varies considerably, with low elevations near
sea level and high elevations above 65 feet; the highest mounds are on the northernmost Parcels 1 and 3.

CityPlace Santa Clara will be a master
planned, mixed-use development project
located in the City of Santa Clara. Centrally
located in the Silicon Valley, the project will
transform a closed landfill and surrounding
properties that are currently underutilized into
a local and regional destination.

Exhibit 1–1: Regional Vicinity Map
Exhibit 1–2: ‘Valley HUB’ Map
4 EXHIBIT 1–3: A HUB CONNECTING SILICON VALLEY AND THE BA Y AREA

5 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN Parcel 1: This parcel measures approximately 49.6
acres. Landfill operations took place on this parcel from 1982 through 1986, and 1991 through 1993.
Parcel 2: Directly south of and contiguous with Parcel 1, this parcel measures approximately 60.9 acres. Landfill operations took place on this parcel from 1977 through
1984.

Parcel 3: This parcel measures approximately 34.9
acres. Landfill operations took place on this parcel from 1986 through 1991.
Parcel 4: Directly south of and contiguous with Parcel 3, this parcel measures approximately 86.6 acres. Landfill operations took place on this parcel between the 1960s
and 1970s.

Parcel 5: Directly south and contiguous with Parcel 4,
this parcel measures approximately 8 acres. The land-
fill did not include this parcel.

The Santa Clara Golf & Tennis Club
The nearby Baylands Pond
The open-dirt BMX grounds in “Parcel 1”

6 EXHIBIT 1–4: SITE BOUNDARIES & TOPOGRAPHY*
* More detailed (1 foot contour) topographic information can be found in the Infrastructure Master Plan (Fig. 2 through 14).

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. 7 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

LAND USE CONTEXT
The project site is central to a high level of existing commercial and employment activity (see Exhibit 1-5).

In addition to the Santa Clara Convention Center,
unique regional attractions such as an NFL stadium
and a major amusement park bring high volumes of
visitors to the vicinity. Office and light industrial
buildings as well as campuses characteristic of high
tech employment in the region support a considerable
day-time population. Meanwhile, surrounding single
family neighborhoods and multi-family residential com-
plexes accommodate a diverse housing stock and add a
resident population to the area’s mix.
Regional Attractions: A number of major attractions
are found in close proximity to the project site. These include the recently completed Levi’s Stadium that
seats up to 68,500 persons and hosts the NFL’s San
Francisco 49ers and various special events, and
California’s Great America Amusement Park. Both at-
tractions are situated just to the south of the site across Tasman Drive. The Santa Clara Convention Center, one
of the Silicon Valley’s largest event and meeting venues, is located immediately west of the project site along
Tasman Drive and Great America Parkway.
1 .3 COMMUNITY CONTEXT
CityPlace Santa Clara will be well positioned
for development as a city center, and will
serve both the local community and the
region. Nearby regional attractions, high-
tech employment, diverse housing stock, an
accessible highway, and commuter rail and
light rail networks support an urban, transit-
oriented development pattern.
Office and Residential Mix: In addition to the stadium, its ancillary facilities, and the amusement park, uses
located south of the project site generally encompass
a mix of low to moderate density residential neighbor-
hoods. An exception to this would be the properties
located directly south of Parcel 2 and north of Tasman
Drive which are occupied by the Lafayette Industrial
Park (which currently is primarily comprised of a
number of low-rise office and light industrial buildings, but per the City General Plan is identified for future
high-density residential development). West of the
project site is an area that is characterized by low- and high-intensity office buildings, including The Irvine
Company’s Santa Clara Gateway office campus and
Marvell Semiconductor office campus, and is designated
in the General Plan for office/R&D uses at intensi-
ties of up to 2.0 FAR. East of the project site (across the Guadalupe River in North San Jose) is a mix of
multi-family housing complexes and single family resi-
dential neighborhoods, with office and light industrial campuses (including Cisco Systems) located farther to
the east and southeast.

Open Space: North of the project site, in the City of San Jose, the land is largely undeveloped parklands, tidal
wetlands, and former industrial salt ponds, that togeth- er comprise a part of the Don Edwards San Francisco
Bay National Wildlife Refuge. Scattered residential
and commercial developments are found in the nearby
community of Alviso (City of San Jose), further north.

Southeast of the site along the western bank of the
Guadalupe River is the City of Santa Clara 40-acre
Ulistac Natural Area featuring natural habitat areas
and trails.

TRANSPORTATION CONTEXT
Santa Clara is generally well served by the regional
transportation system, including nearby highway
access, and convenient commuter rail and light rail
connections, providing access to cities throughout the
South Bay, as well as the San Francisco Peninsula
and the East Bay. The community’s close proximity
Levi’s Stadium and Great America Park
Santa Clara Convention Center
8 EXHIBIT 1–5: AREA LAND USE + KEY DESTINATIONS (2015 EXISTING CONDITIONS)* * 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. 9 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN to the Mineta San Jose International Airport (SJC)
offers an additional asset in terms of convenience and
transportation.
Highway Access: The project site is readily accessed
by the Southbay Freeway (SR-237), a six-lane divided
highway that runs from Milpitas to Mountain View,
connecting the east and west sides of the Silicon
Valley. SR-237 passes to the north of the site, accessed from Great America Parkway or Lafayette Street via
the Gold Street Connector. The interchange between
SR-237 and the Nimitz Freeway (I-880 connecting
Oakland and San Jose) is approximately 3.5 miles east
of Great America Parkway. Additionally, the Bayshore
Freeway (US-101) passes south of the site, and is ac-
cessed by Great America Parkway or Lafayette Street
via the Montague Expressway. This eight-lane freeway
connects San Francisco and San Jose.

Street Access: Local access to the project site is provided by three arterial streets. Great America Parkway is a
north-south six lane divided arterial to the west that
provides primary access to US-101 and SR-237; Parcel
4 has approximately 350 feet of frontage along this
street. Tasman Drive is an east-west six lane divided
arterial to the south that includes a center-running
VTA-owned and operated light rail line. Lafayette
Street is a north-south four lane arterial that pro-
vides convenient access to both US-101 via Montague
Expressway and SR-237 via the Gold Street Connector.

This roadway divides the project site’s east and west
parcels; because the Union Pacific Railroad (UPRR)
corridor runs along the roadway’s west side there is
limited access at street level to Parcels 3, 4, and 5.

There is an unpaved driveway access to Parcels 1 and
2 from Lafayette Street. The intersection at Lafayette
Street and Tasman Drive is grade separated with no
direct connection to the site.

Transit System: The Santa Clara Valley Transit
Authority (VTA) operates a light rail and bus system
that serves Santa Clara County. VTA’s Mountain View-
Winchester light rail corridor runs along Tasman Drive
with the Lick Mill and Great America Stations serving
the project site and surroundings. This route includes
stops in downtown Mountain View, Sunnyvale, and
downtown San Jose. It is worth noting that the City’s
General Plan identifies Great America Parkway /
Bowers Avenue and Lafayette Street as “north-south
transit opportunities” that are suitable for frequent
transit service.

Commuter Rail: Santa Clara is home to two major train
stations. Situated below the Tasman Drive overpass,
the Santa Clara-Great America Station directly serves
both the project site and Levi’s Stadium. This sta-
tion hosts Amtrak’s “Capitol Corridor” train linking
San Jose and Sacramento and the Altamont Corridor
Express (ACE) connecting Stockton and San Jose.

The Santa Clara Transit Station, located roughly five
miles to the south, hosts the Caltrain commuter rail
line to San Francisco and Gilroy, Capitol Corridor and
ACE VTA county-wide bus services, and is also the
planned terminus station for the Silicon Valley BART
extension.

Airport Proximity: The SJC is located along Santa
Clara’s eastern boundary, its passenger terminal a
distance of approximately 6.5 miles from the intersec-
tion of Lafayette Street and Tasman Drive via Great
America Parkway and US-101. Although the smallest
of the Bay Area’s three international airports in terms of passenger boarding, the recently modernized SJC
provides a valuable air service choice for Silicon Valley residents and businesses. San Francisco International
Airport is approximately 31.5 miles distant via north - bound US-101 and Oakland International Airport is
approximately 33.5 miles distant via northbound I-880.

Bicycle & Trail Networks : The site is well served by a network of existing and proposed north-south bicycle
paths and lanes, including the trails along San Tomas
Aquino Creek and the Guadalupe River. On-street
bicycle lanes are also provided along Great America
Parkway, while the bicycle lanes along Lafayette Street extend to Calle de Luna just south of the project site, with a future extension to Great America Way pro-
posed in the General Plan. In the east-west direction,
the General Plan envisions future bicycle lanes along
Tasman Drive, connecting to bike lanes westward into
Sunnyvale and eastward into San Jose.

ENVIRONMENTAL CONTEXT
Development needs to sensitively address local envi-
ronmental factors and constraints, recognizing that
Trail facilities along San Tomas Aquino Creek
The VTA ’s Lick Mill light-rail station
Great America station

10 EXHIBIT 1–6: AREA TRANSPORTATION*
* 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. 11 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN much of the site is a former landfill and that the site is situated near waterways and restored wetlands that
interact with the San Francisco Bay. In particular, site grading and drainage are complicated by the underly-
ing refuse, requiring that construction maintain the
integrity of the landfill, and integrate control systems to protect the environment and maintain public health
and safety.
Landfill Condition: Separate landfill cells were estab- lished on each of the four proposed development parcels north of Stars & Stripes Drive (Parcels 1-4), with land- fill operations concluding in the 1990s. The topography indicates that soil embankments were constructed and
that refuse was placed creating large mounds. On the
basis of available subsurface information, refuse in the northern landfills (Parcels 1 and 3) ranges in thick -
ness from 40 to 80 feet; while refuse in the southern
landfills (Parcels 2 and 4) ranges from 20 to 40 feet
thick. A clay cap overlies the refuse which is in turn
covered by imported earth fill. Additional earth fill was used to create varied topography utilized by the golf
course (with a significant stockpile of earth on Parcel 3). This condition will require grading that protects
the integrity of the existing landfill cap, and levels the site to create the proposed building pads. Additionally, infiltration of stormwater runoff is not feasible where development will overlay the landfill, requiring new
systems for collection, conveyance and treatment of
stormwater.

Adjacent Waterways: Santa Clara is drained by Saratoga
Creek, Calabazas Creek, San Tomas Aquino Creek,
and the Guadalupe River, all of which flow into the
Guadalupe Slough through a series of flood control
channels that empty into the southern portion of
San Francisco Bay. One of these, San Tomas Aquino
Creek, establishes the western boundary of Parcel 4.

The Guadalupe River marks the eastern boundary of
Parcels 1 and 2, also separating Santa Clara from San
Jose along its northern reaches. This river flows into
the Alviso Slough (it was rerouted from the Guadalupe
Slough in the 1870s to aid navigation) before emptying
into the San Francisco Bay.

Flood Control: The Santa Clara Valley Water District
(SCVWD) is responsible for managing water flows and
providing flood control throughout Santa Clara County.

While channelization and other flood control measures
have reduced the potential hazard, flooding can occur
in localized areas due to overflow of the local creeks and rivers during periods of heavy rain. Characterized by
landfill mounds, the project site is generally not subject to flood hazard. However, Lafayette Industrial Park
located directly south of Parcel 2 is situated within a designated flood zone; Lafayette Street is also suscepti- ble to flooding.

Nearby Wetlands: Salt ponds and wetlands found north
of SR-237 are part of the Don Edwards San Francisco
Bay National Wildlife Refuge, administered by the
U.S. Fish and Wildlife Service, and are included in the 15,100-acre South Bay Salt Pond Restoration Project
that is returning former industrial salt ponds to tidal wetlands along the Bay. The first phase of the resto-
ration project transformed significant acreage of the
Alviso Ponds into managed wetlands and increased the
flood flow capacity of the Alviso Slough.

Don Edwards San Francisco Bay National Wildlife Refuge
San Tomas Aquino Creek Trail near Great America
Guadalupe River, Santa Clara
12 EXHIBIT 1–7: AREA ENVIRONMENTAL FEATURES*
* 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. 13 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

PURPOSE
This Plan provides a comprehensive program to govern
the use of land and will provide for orderly development of CityPlace Santa Clara. As such, it incorporates a
conceptual development framework, and other de-
velopment regulations in the form of standards and
guidelines; it also identifies and coordinates necessary infrastructure improvements, addresses public and
private financing for infrastructure improvements
and describes development phasing. These contents
are intended to ensure: a) that development within
the planning area will be consistent with the General
Plan; and b) that development of CityPlace’s private
and public realms will be in accord with the Plan’s
vision and design intent.

LEGAL AUTHORITY
This Plan was prepared in accordance with Chapter

18.56 (Planned Development - Master Community
Zoning Districts) of the Santa Clara Zoning
Ordinance.. These provisions allow for the designa-
tion of a Planned Development - Master Community
(PD-MC) zoning district on project sites measuring
at least 25 contiguous acres, thereby accommodating
large-scale integrated development where a mixture of
residential with commercial, office, research and devel- opment and/or public uses will be proposed. CityPlace
Santa Clara will comprise approximately 240 acres,
thus qualifying for this zoning designation.
1 .4 PLAN SUMMARY
This Master Community Plan will serve as
the zoning map and zoning regulations that
apply in the Planned Development - Master
Community (PD-MC) zone designation for the
project site.

Rezoning to PD-MC must be accompanied by the
adoption of a Master Community Plan that includes
narrative and graphic descriptions of the allowed
development and its various components, such as
land use, circulation, and open space. The plan must
also indicate the density / intensity of residential and nonresidential development, and include development
standards and design guidelines. A preliminary public
infrastructure plan and a program for financing on-
and off-site infrastructure improvements are also
required. Table 1-1: Master Community Plan Required
Content lists the required elements of a Master
Community Plan and identifies where those elements
are included in this Plan.

APPLICABILITY
In accordance with the procedures set forth in
Appendix C. Submitted Development Area Plans must
conform to the contents of this document.
14 TABLE 1–1: MASTER COMMUNITY PLAN REQUIRED CONTENT

REQUIRED CONTENT PER SANTA CLARA CITY
ZONING CODE - SECTION 18.56.070

APPLICABLE DOCUMENT

CHAPTER OR SECTION
The master community plan shall include the following information, subject to the satisfaction of the Director of Community Development:
(a) A master community summary providing, in narrative form:

1. A general description of the proposed development; including a legal description of the property in the district;

1.1 PROJECT SUMMARY

1.2 PROJECT LOCATION
APPENDIX A: LEGAL SITE

DESCRIPTION

2. Definitions of the land use designations (including density ranges and, in the case of residential designation, product types) shown on the master community graphics (as required by subsection (b) of this section);

3.2 LAND USE CONCEPT

3. A table setting forth the minimum and maximum total dwelling units, the minimum and maximum nonresidential square footage, and the minimum acreage for open space, public uses and any other uses for the district at buildout;

3.2 LAND USE CONCEPT

4. A description of:

A. Residential neighborhoods; 3.2 LAND USE CONCEPT
B. Mixed-use neighborhoods; 3.2 LAND USE CONCEPT
C. Commercial, office and/or research and development uses; 3.2 LAND USE CONCEPT D. Open space and parks; 3.4 OPEN SPACE CONCEPT
E. “Public Buildings”; and 3.3 MOBILITY CONCEPT
F. Any other proposed uses; and

5. Financing, if any, for on- and off-site infrastructure improvements. 2.4 DEVELOPMENT FINANCING /

IMPLEMENTATION RESPONSIBILITIES
(b) Master community graphics showing generally:

1. Land use designations for each distinct use in the master community district (each such designated area is hereinafter referred to as a “land use area”) and in adjacent areas outside the district;

3.2 LAND USE CONCEPT
(EXHIBIT 3-2)

2. A public circulation system (including street classifications and cross sections, pedestrian paths and bikeways);

3.3 MOBILITY CONCEPT
(EXHIBITS 3-9, 3-10, 3-11, 3-18, 3-19
& 3-20)

3. “Public Buildings”; 3.3 MOBILITY CONCEPT (EXHIBIT 3-16)

15 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN TABLE 1-1: MASTER COMMUNITY PLAN REQUIRED CONTENT CONT .

REQUIRED CONTENT PER SANTA CLARA CITY
ZONING CODE - SECTION 18.56.070

APPLICABLE DOCUMENT

CHAPTER OR SECTION

4. Open space and parks; and 3.4 OPEN SPACE PLAN
(EXHIBIT 3-21)

5. A preliminary public infrastructure plan (including drainage, sewerage, water, power and telecommunication utilities).

CHAPTER 8: INFRASTRUCTURE OVERVIEW
(c) A map showing the existing topography of the district at one-foot contour intervals, if required by the Zoning Administrator of the City of Santa Clara.

1.2 PROJECT LOCATION
(EXHIBIT 1-4) *
(d) Design guidelines and development standards for:

1. Site Planning. CHAPTER 4: PARCEL DEVELOPMENT

PLANS, STANDARDS & REQUIREMENTS
A. Site coverage; TABLES 4.1 - 4.16
B. Setbacks; EXHIBITS 4.2 - 4.33
C. Building heights; EXHIBITS 4.2 - 4.33
D. Private outdoor areas, including open space and yards; and 6.6 PRIVATE OUTDOOR SPACE E. Parking; 4.2 - 4.17

2. Architectural Character.

A. Style; CHAPTER 5: DESIGN GUIDELINES
B. Scale; and CHAPTER 5: DESIGN GUIDELINES
C. Building materials; CHAPTER 5: DESIGN GUIDELINES

3. Landscaping; CHAPTER 6: LANDSCAPE MASTER PLAN

4. Signage; and CHAPTER 7: SIGNAGE & LIGHTING

GUIDELINES

5. Lighting. (Ord. 1746 § 2, 2-15-00). CHAPTER 7: SIGNAGE & LIGHTING

GUIDELINES

* More detailed (1 foot contour) topographic information can be found in the Infrastructure Master Plan (Fig. 2 through 14). 16 SECTION 1. INTRODUCTION:

This section briefly summarizes the project, its setting, and outlines the purpose of the Plan and its contents.

This section offers existing topographic information.

SECTION 2. IMPLEMENTATION:

This section describes the programs and procedures
that will be utilized to implement the Plan; it outlines the development approval process and the roles of
the City and Master Developer in development of the
project.

SECTION 3. MASTER PLAN OVERVIEW:

This section sets forth the overall vision, policies, and physical framework for development of the project site, covering land use, mobility, open space, and urban
design.

SECTION 4. PARCEL DEVELOPMENT
PLANS & REGULATIONS:

This section describes a program framework and
the desired character of development for delineated
parcels, as well as the associated site development
regulations.

SECTION 5. DESIGN GUIDELINES:

The section presents general design guidelines with
the intent of ensuring high quality development,
addressing site planning of building and open space,
architectural design and parking requirements for key
development typologies.

SECTION 6. LANDSCAPE MASTER PLAN:

This section presents plans, programs, and guidelines
that establish the overall aesthetic of the site’s land- scape, especially focusing on the design of streetscapes and of public and private open space and plazas.

SECTION 7. SIGNAGE &
LIGHTING MASTER PLAN:

This section presents plans, programs and guidelines
that establish the overall aesthetic for on-site signage and lighting, in particular presenting guidelines for
tenant signage and wayfinding signage.

SECTION 8. INFRASTRUCTURE OVERVIEW:

This section provides plans, programs, and guidelines
for the improvement of key components of the infra-
structure serving the project site, including vehicular circulation, drainage and stormwater control, water,
sewers, gas, electric, and telecommunications.

SECTION 9. SUSTAINABILITY MASTER PLAN:

This section details plans, programs, and guidelines
that will meet a locally accepted level of sustainable
development practice, addressing such issues as green
infrastructure and buildings, and sustainable materi-
als and resources.

APPENDICES:

The appendices include a full legal description of the
project site, a list of definitions of the land uses refer- enced in Section 3.2 and procedures for the review and
approval of the Development Area Plans.
1 .5 PLAN ORGANIZATION
This Plan is structured to assist all
interested parties, including prospective
developers and local decision-makers,
in accessing the information they will
need to implement the desired vision and
ensure a high level of development and
design quality for CityPlace. The document
organization is as follows:
* More detailed (1 foot contour) topographic information can be found in the Infrastructure Master Plan (Fig. 2 through 14). 17 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN 2 IMPLEMENTATION

CHAPTER
18 This Master Community Plan is consistent
with the City General Plan, including the
project site’s designation as Urban Center
Entertainment District.

2.1 GENERAL PLAN CONSISTENCY
& CEQA COMPLIANCE

GENERAL PLAN CONSISTENCY
The project supports the General Plan’s Major
Strategies:
Policy Support: The General Plan presents seven Major Strategies that are the “foundation for civic priorities and a framework for decisions that shape the future
growth and development of the City of Santa Clara.”
CityPlace and its development objectives are consistent with and support each of the Major Strategies.

Major Strategy 1: Enhance the City’s
High Quality of Life. CityPlace will expand
employment opportunities while offering a broad
range of amenities, integrating significant office
development with an array of retail, dining, and
entertainment options. Moreover, its mixed-use,
transit-oriented development pattern will support a
pedestrian friendly live, work and play environment
complemented by active open spaces. In summary,
the project will contribute both economically and
socially to the community.

Major Strategy 2: Preserve and Cultivate
Neighborhoods. CityPlace will establish a new
mixed-use urban neighborhood that will extend and
diversify Santa Clara’s housing stock while fostering
a sense of community. In particular, the proposed
construction of up to 1,680 residential dwelling
units at urban densities will create a distinctive
residential living experience.

Major Strategy 3: Promote Sustainability.

CityPlace will be developed primarily upon a former
landfill, achieving more efficient use of the land;
and will intensify land use in the form of a mixed-
use, city center development in close proximity to
local and regional destinations and major transit
facilities and connections. Additionally, the project
will integrate on- and off-site infrastructure
improvements necessary to support the development,
and will incorporate measures to reduce water and
energy consumption and protect water quality.

Major Strategy 4: Enhance City Identity.

CityPlace will rely on a robust mixture of uses,
a high-quality public realm, and compelling
architectural design to establish a vibrant and
attractive destination for residents, workers and
visitors alike. Emphasis will be placed on delivering
inviting streetscapes and hospitable outdoor spaces
suitable for public use and community gatherings.

Given its proximity to Levi’s Stadium, Great
America Amusement Park and the Santa Clara
Convention Center, it will become not only a local
destination but a regional one as well.

Major Strategy 5: Support Focus Areas and
Community Vitality. CityPlace will capitalize
on the presence of important local and regional
attractions, including the nearby stadium, convention
center, and amusement park to create a well-defined
center of activity for Santa Clara and the Silicon
Valley. As an important focus of employment and
commercial endeavors, the development is expected
to attract considerable investment to the community.

To ensure long-term viability, the plan will provide
a flexible accommodation of growth and change over
time.

Major Strategy 6: Maintain the City’s Fiscal
Health and Quality Services. CityPlace will
feature a broad mix of uses with the capacity to
strengthen and diversify Santa Clara’s tax base
and maintain the community’s fiscal health.

Between 3.56 and 6.68 million square feet of
office development is projected to attract major
employers and expand the employment base. In
addition, between 1.5 and 2 million square feet
of commercial development, consisting of retail,
dining, entertainment and hotel uses, is expected to
significantly increase taxable sales. The enhanced
fiscal stability created by the Project will allow the
City sufficient funds to maintain quality municipal
services.

Major Strategy 7: Maximize Health and Safety
Benefits. Creating a successful and attractive live,
work, play environment while encouraging walking
and recreation over emphasis on automobiles, with
a park once strategy, will offer health and safety
benefits to CityPlace (i.e. walkable streets, bike
paths, etc). A priority for the development will be
to modernize landfill protection systems to ensure
the continued protection of human health and the
environment.

Land Use Classification: In order to accommodate
high intensity urban-oriented development, including
the proposed CityPlace development, a new General
Plan land use classification category of Mixed-Use
Designations, has been added as a classification of
“Urban Center / Entertainment District”. The text of
this classification is as follows.

This classification is intended for local- and
regional-scale destinations that feature a mixture
of some or all of the following: pedestrian-oriented
commercial retail and services; urban residential,
hotel and employment-generating uses within a
defined planning area. It accommodates an intensity
of development intended to create a lively place of
19 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN focus for community and commerce. Master planned
projects are encouraged, which may proceed through
multiple phases and may entail several individual
parcels or development areas. The intensity of
development within individual parcels or sub-areas
may vary, thereby allowing a more dense urban
form in key locations (for example, concentrated
employment, retail services, and/or housing by
nearby transit facilities). The planning area may be
designated as one of the following:
• Low Intensity Urban Center that allows an overall
project that shall not exceed a gross FAR of 1.0 for
all combined office, commercial, retail, and hotel
uses; or
• High Intensity Urban Center that allows an
overall project that shall not exceed a gross FAR of

2.0 for all combined office, commercial, retail, and
hotel uses.

This classification accommodates a wide variety
and mix of commercial activities serving residents,
businesses and visitors from the local community
and surrounding region. Some combination of the
following uses are allowed in vertical or horizontal
mixed-use arrangements: 1) retail sales and
services; 2) restaurants and other food and beverage
uses; 3) entertainment venues such as cinemas,
performance venues, other interactive experiences,
and active open space and plaza amenities; 4) hotels;
5) corporate and general office; 6) commercial
services; and 7) compatible uses of a similar
commercial character (to the extent permitted by the
applicable zoning designation). Auto-oriented uses
such as drive-through restaurants and auto service
facilities are not permitted. This is not intended to
exclude product showcase venues, including auto
showrooms, which shall require a use permit.

Medium to very high-density residential uses are
also suitable to this classification; however the
building heights could be restricted by FAA or
other applicable height restrictions/regulations.

The integration of urban scale housing is intended
to contribute to a balanced community, reduce
reliance on the automobile, and promote the desired
pedestrian oriented character. Horizontal and
vertical mixing of compatible uses is permissible,
bringing residents and workers in close proximity to
basic services and desirable conveniences. Mixed-
use developments that afford active lower floors(s)
retail or commercial space along street frontages
with residential units arranged on upper floors are
especially fitting as part of an urban core.

Development should support alternative modes of
travel, incorporating accommodations for transit
users, bicyclists, and pedestrians, as well as
utilizing and incentivizing transportation demand
management. Parking should be provided in a
manner that does not disrupt the desired pedestrian
orientation, and instead is arranged and scaled to
help activate street spaces. Shared parking among
compatible uses is encouraged. Both structured and
surface parking are permissible, as appropriate to
location and uses.

Open spaces and landscape features that enhance
the public realm and meet the active and passive
recreational needs of multiple users shall be
incorporated throughout a project. In particular,
open spaces should encompass some or all of the
following: at-grade plazas, greens, and similar
shared outdoor spaces suitable for formal and
informal gatherings, as well as pedestrian-friendly
streetscapes that feature wide sidewalks, canopy
trees, street furniture, and other amenities. Upper
/ podium level courtyards and terraces, as well
as public and private rooftop gardens, are also
encouraged.”
With a maximum development area of 9,164,400 gross
square feet (GSF), CityPlace’s FAR falls below 1.0;
therefore, the project is categorized as a Low Intensity Urban Center. CityPlace is consistent with this new
General Plan designation because it is a regional-scale destination that features a mixture of pedestrian-oriented commercial retail and services; urban residential,
hotel and employment-generating uses, and is intended
to create a lively place of focus for community and
commerce.

In addition to the General Plan Amendment, the proj-
ect approvals include a zoning change to Planned
Development – Master Community (PD-MC) from Public,
Quasi-Public, Public Park or Recreation (Parcels 1 to 4, the retention basin, a portion of Parcel 5) and Commercial Park (CP) (the remainder of Parcel 5).
20 FULL LIST OF APPROVALS
City Discretionary Approvals
General Plan Amendment
Rezoning from B and CP zoning districts to Planned
Development - Master Community (PD-MC)
Master Community Plan
Tentative Subdivision Map and/or Vesting Tentative
Subdivision Map
Development Agreement
Disposition and Development Agreement and Ground
Leases
Infrastructure Master Plan
Development Area Plans
Conditional use permits for specified uses as set forth in Section 3.2
Landfill Related Approvals
Responsible Agencies:
Bay Area Air Quality Management District
(BAAQMD)
San Francisco Bay Regional Water Quality Control
Board (Water Board)
Santa Clara County Department of Environmental
Health (Local Enforcement Agency)
Cal Recycle
California Department of Public Health
Approvals Required:
Post-Closure Land Use Plan, amended Closure Plan,
and amended Post Closure Maintenance Plan
Revisions to Corrective Action Plans
Revised Waste Discharge Requirements
Post Closure Land Use Plan

Additional Approvals that may be Required
California Department of Transportation (Caltrans)-
review of traffic circulation effects
Water Board - approval of NPDES permit and review of
potential impacts to wetlands
California Department of Fish and Wildlife - stream - bed alteration agreement and review of potential
impacts to wetlands
United States Army Corps of Engineers - review of
potential impacts to wetlands
The PD-MC district is intended to create regulations for large-scale integrated development that is compatible
with the existing community and that: 1) Integrates uses that are not permitted to be combined in other zoning dis- tricts, and/or utilizes planning and design concepts that would be restricted in other zoning districts; 2) subdi- vides land or air space in a manner that results in units not having the required frontage on a dedicated public
street; and 3) will be developed in phases.
21 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

2.2 MASTER COMMUNITY PLAN

APPROVALS & ADMINISTRATION
The proposed CityPlace development requires
City Council approval of a Master Community
Plan to accompany a zoning change to
Planned Development – Master Community
(PD-MC). Site development will progress
based on approval of separate Development
Area Plans tied to project phasing, affording
the City an opportunity to review detailed site
and architectural plans for compliance with the
provisions of this Master Community Plan.

APPROVALS & ADMINISTRATION
Site development will require application and ap-
proval of one or more Development Area Plans and
architectural review to the extent not addressed in
the Development Area Plan application. One or more
Development Area Plan applications will be submit-
ted for each of the proposed project phases and shall
conform to the Master Community Plan. The submit-
tal and approval procedures for Development Area
Plan applications and architectural review shall be
governed by the “Development Area Plans – Submittal
and Approval Procedures” in Appendix C, which su-
persedes Sections 18.56.080 through 18.56.110 of the
Zoning Ordinance in their entirety with respect to the
new PD-MC zoning district.
• Site development will require application and
approval of one or more Development Area
Plans and later architectural review to the
extent not addressed in the Development Area
Plan approval. One or more Development Area
Plans will be approved for each of the proposed
project phases and shall conform to the Master
Community Plan. The submittal and approval
procedures for Development Area Plan applica-
tions and architectural review shall be governed
by the “Development Area Plans – Submittal
and Approval Procedures” in Appendix C, which
supersedes Sections 18.56.080 through 18.56.110
of the Zoning Ordinance in their entirety with
respect to the new PD-MC zoning district.
22 PHASING CONCEPT
One of the advantages of PD-MC zoning is that it
readily accommodates the project phasing associated
with a large-scale development project. In this case,
the proposed development is expected to achieve build-
out of all five development parcels through multiple
phases, with project completion estimated by 2031.

This conceptual phasing takes into account such
factors as projected market absorption, infrastructure
costs, revenue generation, community benefits, and
development flexibility, and incorporates the following three concepts:
Create Mixed-Use Destination: Development will com-
mence with Parcels 4 and 5, delivering approximately
5 million square feet of commercial retail, office, hotel and residential space to create a vital city center by
approximately 2023. The intent will be to leverage both parcels’ proximity to local and regional attractions,
especially the recently-constructed Levi’s Stadium, to
create in the near term a mixed-use destination for
the community. Synergies with stadium events will
add value, creating an opportunity for full day expe-
riences, which could result in additional revenue and
a broader customer base. Anticipated benefits include
housing and employment, access to goods and services,
entertainment choices, the ability to park once for full complement of needs, transit-oriented design resulting
in trip reductions, raising the profile of the community, generating project revenue, and expanding the City’s
tax base, thereby stimulating further high quality
development.

Expand Employment Base: Development will next prog-
ress to the office campus proposed for the Northwest
quadrant of Parcel 4 potentially delivering up to 1
million square feet of additional office space by approxi- mately 2027. The intent is to provide a setting that will attract major employers, adding 5,000 jobs; in partic-
ular, offering the amenities that appeal to high-tech
businesses and knowledge based enterprises. These
amenities include appealing campus environments,
proximity to an active city center, and strong transit
connections to reduce vehicle trips.

Address Future Market Conditions: Market absorption
capacity will inform project phasing decisions, and
development on parcels beyond the City Center (Parcels
1 & 2) will be governed by market demand forces for
the primary office uses. Market needs may require the
flexibility to substitute uses. Parcel 2 will reserve the most flexibility to pursue alternative land use schemes based on future market conditions. The eventual land
use mix will depend in large measure on the character
of local and regional growth, including potential rede - velopment of the adjacent Tasman East Industrial Park
as a residential neighborhood as contemplated under
the General Plan.

CONCEPTUAL PHASING STRATEGY
It is projected that the project will be constructed in eight phases for Scheme A and Scheme B, and seven
phases for the Scheme A Variant; however, this phas-
ing strategy is conceptual, and (within the limitations

2.3 DEVELOPMENT PHASING
CityPlace will be developed in multiple
phases, timing the delivery of commercial
retail, office, hotel and residential space to
projected market demand and other factors.

Construction will begin with the City Center,
creating an essential focal point for the
community while providing the critical mass
needed to generate both activity and revenue.

Office campus development will follow with
estimated project completion by 2035.
23 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN EXHIBIT 2–1: SCHEME A - DEVELOPMENT PHASING CONCEPT*
Implementation of all necessary infrastructure
improvements will be accomplished concurrent
with the project phase where the demands are
created.
* 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.
24 EXHIBIT 2–2: SCHEME A VARIANT - DEVELOPMENT PHASING CONCEPT* * 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. 25 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN set forth in the Development and Disposition
Agreement) phases may be consolidated, implemented
out of numerical sequence, or otherwise modified to
address changing conditions. A brief description of
each proposed phase of development follows, with the
phasing conceptually portrayed in Exhibit 2-1: Scheme
A - Development Phasing Concept and Exhibit 2-2:

Scheme A Variant - Development Phasing Concept.

Scheme B phasing will the same as Scheme A, with of-
fice replacing residential on Parcel 4 and Retail replac- ing a portion of ground floor office space on Parcel 2. Phase 1: The initial phase is expected to develop ap- proximately 873,000 square feet of commercial retail,
residential, hotel and office space on an estimated 8
acres, establishing the gateway into the City Center
Mixed-Use zone on Parcel 5. The estimated time frame
for development is 2016-2020.

Phase 2: This phase is anticipated to develop approx-
imately 2.4 million square feet of commercial retail,
entertainment, residential, hotel and office space on
an estimated 52 acres, establishing the essential core
of the City Center Mixed-Use zone on Parcel 4. The
estimated time frame for development is 2017-2021.

Phase 2A: This phase will establish access to the City
Park on Parcel 3. Development of City Park will be by
the City and follow a process and timeline to be deter- mined by the City. The Master Developer will construct
an access road from Parcel 4 to serve the new City
Park, which access will be constructed concurrent with
the Phase 2 street infrastructure.

Phase 3: This phase is anticipated to provide additional mixed-use to the zone, and will develop approximately
18 additional acres on Parcel 4 to complete the City
Center Mixed-Use zone. Approximately 750,000 square
feet of retail, office, and residential space is contem- plated. The estimated time frame for development is
2021-2024.

Phase 4: This phase is anticipated to generally cor-
respond to the City Center Northwest Office Zone,
completing development of Parcel 4. Nearly 1.1 million
square feet of office space on 16 acres is envisioned. The estimated time frame for development is 2024-2027.

Phase 5: This phase is anticipated to initiate office cam- pus development on the east side of Lafayette Street.

Development of approximately 1.44 million square feet
of office space is anticipated on 36.8 acres on Parcel 1 and is expected to proceed in 2026-2029. New access
points to the parcels on the east side of Lafayette
Street will be constructed with or not later than com-
mencement of this Phase.

Phase 6: Under Scheme A, this phase is anticipated to
involve 26 acres of development of approximately 1.3
million square feet of office space on the west half of Parcel 2. Under Scheme B, this phase will develop just
under 1 million square feet of office space and approxi- mately 100,000 square feet of commercial retail on the
west half of Parcel 2. The estimated time frame for de- velopment is 2029-2032. Under the Scheme A Variant,
construction of the 519,000 square foot retail center
and 423,000 square feet of office is expected to proceed as a single phase.

Phase 7: Under Scheme A, this phase is planned to in-
volve 35 acres of development of approximately 1.3 mil- lion square feet of office space on the east half of Parcel 2 to complete the office campus. Under Scheme B,
this phase is expected to develop just under 1 million
square feet of office space and approximately 100,000
square feet of commercial retail on the east half of
Parcel 2 to complete the office campus. The estimated
time frame for development is 2032-2035. The Scheme
A Variant does not utilize a Phase 7.

Development Agreement Requirements: Development
Agreement must describe the proposed phasing of
both on-site construction and any public improvements
required through that agreement, and it must identify
specified times for the commencement and completion
of each phase of the project.

Development Area Plan Requirements: It is anticipated
that each development phase will be approved through
a separate Development Area Plan. Construction in
accordance with an approved Development Area Plan
must begin within two years of approval by the City
Council; the Planning Commission may grant an ex-
tension of up to two years, provided the developer can
demonstrate “good cause.”

Infrastructure Sequencing : The provision of on- and
off-site infrastructure will coincide with the phasing of site development, thereby ensuring that infrastructure
timing and sequencing satisfy the demands of each
development phase. Phasing of infrastructure im-
provements is mentioned in Chapter 8 (Infrastructure
Overview) and will be confirmed by Infrastructure
Plans approved as part of the DAP’s.
26 The method of development financing
and the assignment of responsibilities for
implementing the CityPlace project, including
both on- and off-site improvements, will be
set forth in financing plans submitted by the
Master Developer and approved by the City of
Santa Clara.

EXHIBIT 2–3: CITYPLACE - VIEW LOOKING SOUTH

2.4 DEVELOPMENT FINANCING /

IMPLEMENTATION RESPONSIBILITIES

FINANCING
Due to the size of development and mitigation measures
required by the project EIR, CityPlace Santa Clara will implement construction of new public and private infra- structure (both on the 240 acre project site and beyond).

Improvements include utility upgrades in the vicinity of the project and street/intersection modifications in nu- merous locations throughout the City of Santa Clara and also neighboring cities. The developer will be responsible for costs of relocation or modification of any public facility necessary to accommodate development of the CityPlace
project. The Development and Disposition Agreement
specifies that, prior to taking possession of land within the project site and before beginning construction of any phase, the Developer will submit initial and detailed
financing plans, respectively indicating the sources of funding for all project infrastructure and improvements, as well as maintenance of public and private improve-
ments so as to minimize use of City general funds or
proceeds from the project.

Some of these improvements will be implemented through
the payment of specific project development fees. These funds derived from project development fees will assist the various governmental agencies in carrying out broad- er infrastructure and facility improvements. To assist
with the implementation of the public improvements, the Developer may use public financing vehicles, including
but not limited to Community Facilities Districts (CFDs), Enhanced Infrastructure Financing Districts (EIFDs),
State and Federal grants, and other public facility reve- nue bonds. Such financing vehicles would require cooper- ation between the Developer and the City.

27 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN 3 MASTER PLAN OVERVIEW

CHAPTER
28 Vision: CityPlace Santa Clara will sit at the
heart of Silicon Valley, a region that is globally
recognized for its leadership in community
resilience, integrated technology and quality
of life. In keeping with this high standard, the
project’s walkable City Center and adjacent
office campuses will create an exceptional
live, work, play environment that delivers
on the finest tenets of placemaking and
community building. Offering an unparalleled
opportunity for cutting-edge businesses, and
featuring uses such as one or more hotels
and a collection of both unique and popular
retail brands and entertainment venues,
this development will become a premier
destination in the Silicon Valley.

3.1 MASTER PLAN SUMMARY
and access to goods, services and entertainment choic-
es. Flexibility in the plan will accommodate changing
conditions and will ensure long-term viability.
Transit Orientation: CityPlace will capitalize on public investment in transit by intensifying land use devel-
opment on a former landfill that is favorably located in proximity to key transit facilities, including regional commuter and light rail stops. The location, density
and mix of employment, commercial and residential
activities is intended to support transit usage with a
commensurate reduction in reliance on the automo-
bile, augmented by a bicycle and pedestrian network.

CityPlace will also include Transportation Demand
Management (TDM) Plan targets for reducing office
and residential generated traffic, and best management
TDM practices for retail uses.

Mixed-Use Destination: CityPlace will provide a prime
destination and center of community and commerce
for Santa Clara, highlighted by a distinctive, high
intensity mixed-use core. A full complement of uses and amenities is planned, encompassing urban residential,
creative office, lifestyle hotel, large format retail, “main street” shops, multiple food and beverage tenants, and
various entertainment venues, all brought together in
an active street environment. By leveraging popular
nearby attractions, especially Levi’s Stadium and
Great America Amusement Park, the synergy of activ-
ity in this “City Center” is anticipated to draw both a local and regional market.

Employment Generating Uses: CityPlace will establish
a premier employment center for the Silicon Valley,
emphasizing corporate offices within an attractive
campus setting that features adjacency to the vibrant,
mixed-use core. The intent is to expand, diversify and
intensify the employment base of the Santa Clara
community by attracting major employers, including
those businesses (such as high-tech, creative and
knowledge-based endeavors) that seek a superior
level of amenity, and service and hospitality sector
employment.

DEVELOPMENT CHARACTER
Consistent with the project’s vision, the characteristics that will formulate CityPlace “raise the bar” for de-
velopment and promise a unique social and economic
asset for the community and the region.
Master Planned Development: CityPlace will deliver an integrated, phased development, comprised of comple-
mentary uses and activities that expand the employ-
ment, shopping and entertainment, and residential
choices available to the community and the region. The
project will provide Santa Clara with jobs and housing,
Engaging Public Realm: CityPlace will exemplify
outstanding placemaking. As a leading destination
for the region, the mixed-use core will receive special attention; a robust intermingling of street oriented
uses, appealing storefronts, expanded sidewalks, street furniture, public art, wayfinding signage, kiosks,
pedestrian lighting, and inviting public plazas are ex- pected to attract plentiful activity and generate intense pedestrian traffic. Nonetheless, the entire project will emphasize a high quality public realm, employing com-
pelling architecture, enhanced streetscapes, shared
outdoor space, and distinctive wayfinding signage to
promote identity, vitality, connectivity and livability.
Sustainable Infrastructure: CityPlace will promote
leadership in sustainable development. While the pro-
posed land use mix, intensity, and transit orientation
will support alternative modes of transportation with
the attendant benefits of sustainability, the project
will also be designed to achieve resource efficiency and will incorporate an extensive green infrastructure.

Advanced landfill protection systems, green roofs,
recycled water, and water conserving landscapes are
among the array of measures that are expected to be
employed to reduce water and energy consumption, and
protect water quality. Green building design is also to be employed to meet standards for the use of sustain-
able materials and renewable resources.
29 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

DEVELOPMENT OBJECTIVES
The following are key objectives for the development of CityPlace. They are intended to balance local and regional needs, minimize impacts of development on the environ- ment, City services and finances, while accomplishing the business plan of the Master Developer and the City’s vision for a successful, engaging, live, work, play experience:

Objective No. 1 - Convert property formerly utilized as a landfill and currently designated as open space and
regional commercial use to more productive uses that will meet the growing demand for commercial, retail, and of- fice development and housing while providing active and passive open space for use by occupants and visitors.

Objective No. 2 - 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.

Objective No. 3 - Promote transit-oriented infill develop- ment by placing job-creating commercial uses, residential units, shopping, entertainment, and dining options near existing transit and multi-modal transportation facili- ties, with shared parking and “park-once” strategies for efficient land use.

Objective No. 8 - Provide community benefits, highlight- ed by compelling outdoor spaces suitable for public use and community gatherings, as well as other amenities
such as varied recreation facilities.

Objective No. 9 - Modernize the landfill protection sys- tems operated by the City of Santa Clara to ensure con- tinued protection of human health and the environment.

MORE PRODUCTIVE USE VIBRANT MIXED-USE /URBAN CORE TRANSIT-ORIENTED INFILL DEVELOPMENT

COMMUNITY BENEFITS MODERNIZE THE LANDFILL

PROTECTION SYSTEMS
Objective No. 7 - Allow flexibility to respond to changing market demands, ensuring that the project will remain
economically feasible throughout a multi-year develop-
ment process within the construct of the PD-MC zoning
and Development Area Plans.

FLEXIBILITY
30 Objective No. 4 - Expand shopping, entertainment and dining opportunities for local and area-wide residents
and workers.

Objective No. 6 - Provide additional visitor serving
facilities such as hotels, restaurants and shops for con- venient use by patrons of Levi’s Stadium, as well as the convention center and theme park. Provide opportunities for supplemental parking for stadium events (including
parking on football game days), while making adequate
provision to maintain the vitality of the retail uses
within the project. Offer enhanced hotel availability to an underserved travel market.

Objective No. 11 - Create a significant new tax base,
thereby increasing revenues to the City.

SHOPPING, ENTERTAINMENT & DINING ADDITIONAL VISITOR SERVICES

NEW TAX BASE
Objective No. 10 - Facilitate creation of both permanent and construction related jobs.

Objective No. 12 - Minimize, mitigate and monitor en-
vironmental impacts, promote energy conservation, and
require LEED/Build it Green.

JOB CREATION ENVIRONMENTAL STEWARDSHIP
Objective No. 5 - Provide additional opportunity for
corporate and major employers to locate in Santa Clara
by creating attractive office complexes, located near new residences, retail options, transit and other desirable amenities.

CORPORATE AND LARGE

TECHNOLOGY EMPLOYERS
31 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

DEVELOPMENT FRAMEWORK
The physical framework for development of the site
in accordance with the more intensive Scheme A is
depicted in Exhibit 3-1: Illustrative Site Concept,
supplemented by a series of plan diagrams that
follow throughout this chapter, addressing: 1) land
use; 2) mobility; 3) open space: and 4) urban design.

Alternative plan layouts associated with Scheme
A Variant are presented in Chapter 4 (Parcel
Development Plans, Standards & Guidelines).

The illustrative and plan diagrams are consistent with
the level of development analyzed in the EIR based on
project goals and polices; however, they are conceptual and serve an illustrative purpose. Nonetheless, future
development of the site shall satisfy all applicable
development regulations as set forth in Chapter 4
(Parcel Development Plans, Standards & Guidelines)
of this document and the DAP and undergo the review
and approval process set forth in the “Development
Area Plans – Submittal and Approval Procedures” in
Appendix C.

DEVELOPMENT TYPOLOGIES
This chapter also identifies a number of development
typologies that are appropriate to the character of
CityPlace. These typologies further elucidate desired
qualities and describe essential components of the de-
velopment framework to encompass: 1) land use desig-
nations; 2) street typologies; 3) open space typologies; and 4) building typologies.

Enhanced pedestrian streetscape
Green roof
Recycled water irrigation systems

32 EXHIBIT 3–1: ILLUSTRATIVE SITE CONCEPT*
* 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.

33 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

CONCEPT SUMMARY
Each of the five development parcels is assigned a
land use function suitable to its surrounding context
and absence or presence of underlying landfill condi-
tion, while achieving a complementary array of uses
and activities that support the plan’s vision. Located
closest to transit and the stadium, the City Center will incorporate mixed-use development within a pedestri-
an-oriented setting. Adjacent to this core, attractive
office campus environments will accommodate major
employers, further activated with support commercial
activities such as retail and hospitality uses.
Urban Mixed-Use: The expansive planning area will
support a broad mixture of complementary land uses,
suitable to a burgeoning urban center and employment
hub situated within an evolving suburban community.

Thus, a range of commercial activities and interests
is encouraged, especially general and corporate office, retail and entertainment, and hospitality uses in com-
patible formats that will serve the needs of residents, business and visitors alike. The addition of strategical- ly located medium-to-high-density housing and open
space will complete the live, work, play environment.

Collectively, these land use functions and their pro-
posed intensities will achieve a critical mass of activity

3.2 LAND USE CONCEPT
sufficient to establish a local and regional destination.

Consistent with this urban mixed-use character, uses
that are incompatible with a pedestrian-oriented envi-
ronment are discouraged.

Complementary Development Parcels: Five separate
development parcels have been delineated, in part as
a result of the mounding and embankments created by
prior landfill operations, and the existing roadway net- work and heavy rail corridor. The suitability of various land uses for each parcel will be based on such factors as transit proximity, land use adjacencies, site acces- sibility, and market demand and phasing. The high
mounding with steep soil embankments reduces the
developable site area and ease of accessibility of Parcels 1, which therefore will best accommodate office campus
development. On the other hand, Parcel 4 favors devel-
opment as the intended mixed-use core; it features the
shallowest embankments, the largest developable site
area, as well as the proximity to transit and popular
regional attractions, most notably the stadium, con-
vention center, and amusement park. Parcel 2 may be
developed in accordance with two variant scenarios, as
an office campus or a retail center.

Phased Build-Out: Construction is anticipated to pro-
ceed through a series of phases, it will commence with
Parcels 4 and 5 as the mixed-use City Center, followed
by the office campuses. Total maximum building area
(excluding parking facilities) for all parcels under
Scheme A and Scheme B is 9,164,400 GSF; total maxi-
mum building area (excluding parking facilities) for all parcels under Scheme A Variant is 7,523,400 GSF. The
base entitlement assigned to each parcel is described
below, while the phasing strategy is elaborated upon in Chapter 2 (Implementation). Some phases are expected
to involve development of the entirety of a parcel (e.g., Phase 1 is expected to include all of, and only, Parcel 5), while others are expected to involve development of a portion of a parcel (e.g., the portions of City Center in Parcel 4 are expected to be developed in at least two phases.) Project phases may be developed in any order,
subject to the obligation to develop the City Center and provide the park access road within the time frames
established by the DDA.

The land use concept reinforces CityPlace’s
essential vision of a mixed-use, transit-
oriented development, offering a vibrant
live, work, play environment. Accordingly, a
dynamic “City Center” featuring a broad array
of uses and activities will be complemented
by adjoining office campuses suitable for
corporate and high-tech occupants.

5.3.1-P5:

Implement a range of development densities and intensities within General Plan land use classification requirements to provide diversity, use land efficiently and meet population and employment growth.

5.3.2-P2:

Encourage higher-density residential development in transit and mixed-use areas and in other locations throughout the City where appropriate.

5.3.4-P2:

Encourage mixed-use development in proximity to employment centers and residential neighborhoods throughout the City.

5.3.1-P12:

Encourage convenient pedestrian connections within new
and existing developments.

Section 5.9:
“parks & recreation … are integral to maintaining a high quality of life and livability in the City, a Major Strategy of this General Plan. As such, the Goals and Policies in this section promote the provision of adequate parkland…”
Section 5.9.1:
“Parks, open space and recreation facilities are critical in satisfying the diverse outdoor needs of Santa Clara residents and visitors, improving the physical health of the community and providing opportunities for social interaction. Open spaces should offer options for all types of activities, from passive rest areas and trails for walking or jogging, to fields and recreational facilities for organized sports. Overall, parks are an essential contributor to qualify of life. As residential and employment populations increase and available land in the City becomes more limited, it will be essential for the City to actively seek additional park and open space.”

TABLE 3–1: LAND USE PLAN

CONSISTENCY W/ KEY GENERAL PLAN

SUSTAINABILITY POLICIES
34 EXHIBIT 3–2: SCHEME A - LAND USE AREAS*
* 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. ** For Scheme A Variant this parcel is designated as a retail center. 35 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN Land Use Flexibility: To provide market flexibility for development of the site, the project may be developed
under one of three alternative land use schemes. Under
Scheme A, Parcel 2 would feature an office campus.

Under Scheme B, Parcel 4 would include additional of-
fice space replacing all residential uses on that parcel, and Parcel 2 would feature an office campus including
anchor retail buildings and smaller standalone food
and beverage buildings. Under Scheme A Variant,
Parcel 2 would support a retail center. Additional
flexibility is achieved through a limited program of
development transfer across parcels.

LAND USE AREAS
CityPlace Santa Clara is designed around several
types of land use areas. The land use areas are depict- ed in Exhibits 3.2, and are described conceptually in
this subsection. The specific uses permitted, condi-
tionally permitted or prohibited on each parcel are
set forth further below in the subsection “Permitted,
Conditionally Permitted and Prohibited Uses.”
For illustrative purposes, Exhibit 3-2. depicts the land use areas for Scheme A and B, with Scheme A Variant
covered by the footnote for Parcel 2.
Office Campus: This land use area is primarily intend - ed for office use, allowing for limited commercial ser- vices such as retail, food and beverage, and hotel uses.

Office parcels are suited to various office typologies, but all can be situated in a campus-like environment
that incorporates ample open space, including shared
courtyards or greens. The Office Campus designation
applies to Parcels 1 as well as Parcel 2 Scheme A and
Scheme B.

Retail Center: This land use area is primarily intended for commercial retail use, designed as a community re-
tail center that will include anchor tenants and in-line shopping. A mix of retail and food & beverage uses will be encouraged; office will be permitted as a secondary
use. The Retail Center designation applies only to
Parcel 2 Scheme A Variant.

City Center Mixed-Use : This land use area is intend-
ed for a wide variety and mix of commercial uses,
including: retail sales and services; restaurants and
other food and beverage tenants; cinemas, theaters,
and other entertainment venues; hotels; and offices.

Medium to very high density, multi-family residential
is also a permitted use, and may be supported by pas-
sive and active recreatioal uses. A pedestrian-oriented, urban character is encouraged, including horizontal
and vertical mixture of uses as appropriate. The City
Center Mixed-Use designation applies to Parcels 4 and
5, excluding the northwest office portion of Parcel 4.

Parcel 4 City Center Northwest Office Zone: This land use area is intended for multiple office buildings situat- ed in a manner that conforms to a walkable, city center environment. Limited commercial services are permit -
ted, including retail, food and beverage, and hotel uses.

The City Center Northwest Office designation applies
to the northwest portion of the Parcel 4.

City Utility Facility: This land use area includes the

12.8-acre parcel used for a retention basin and storm
drain pump station, sewer pump station, and various
other public facilities located in the northern portion of Parcel 1.

City Park: Parcel 3 will accommodate a City Park
which will be programmed, designed, funded and
constructed by the City according to a timeline to be
determined by the City, with a funding contribution to- ward design and hard construction costs by the Master
Developer in accordance with the DDA. The developer
will design and build the southern portion of Parcel 3
as a public park.

LAND USE DISTRIBUTION & INTENSITY
A “base entitlement” defines the total permissible
development on each of the five parcels (gross building area excluding parking), subject to the development
transfer provisions described at the end of this subsec- tion. The entitlement and conceptual land use pro-
gram applicable to each parcel are summarized below.
Parcel 1 (49.6 acres): The base entitlement for this
parcel totals 1,440,000 GSF . Designated as Office
Campus, various office typologies can be incorporat-
ed. Limited office serving retail including food and
beverage, and hotel (150 room maximum) are also
*PROGRAM SUMMARY:

1.06 M SF

5.4 M SF
1,680 Units
RETAIL
OFFICE

RESIDENTIAL
250,000 SF
700 Rooms
190,000 SF

FOOD & BEVERAGE
HOTEL

ENTERTAINMENT
* Accessory uses are not included but may be a part of future development. * Scheme A
36 permissible uses. The 12.8 acre retention pond area is reserved for City use and excluded from FAR calcula-
tions for this parcel.
Parcel 2 Scheme A ( 60.9 acres): Under Scheme A, the
base entitlement for this parcel totals 2,592,000 GSF.

Designated as Office Campus, the conceptual land use
program emphasizes corporate office buildings. Limited
office-serving retail including food and beverage, and
hotel (150 room maximum) are also permissible uses;
however, the combined area of commercial retail and
food and beverage is limited to 200,000 square feet.

Parcel 2 Scheme A Variant (60.9 acres): Under Scheme A
Variant, the base entitlement for this parcel is 942,000 GSF. Designated as a Retail Center, the conceptual
land use program will support an array of commercial
retail types, including anchor stores, in-line shops,
entertainment establishments, food & beverage. Office
or a hotel (150 room maximum) is permissible as an
accessory use.

Parcel 2 Scheme B (60.9 acres): Under Scheme B, Parcel
2 consists of approximately 1,960,000 GSF of predomi-
nantly office uses. In addition, this parcel includes an- chor retail buildings and smaller standalone food/bev - erage buildings, totaling approximately 200,000 GSF.

The retail buildings may connect several of the anchor
retail buildings and be one or two stories. The total
base entitlement at Parcel 2 is approximately 2,160,000 GSF. Surface parking is available, with potential for
structured parking. A hotel (150 room maximum) is
permissible as an accessory use.

Parcel 3 (34.9 acres): City Park/City Center North Park- program to be determined by a separate City process.

The land use program for the City Center North Park
will be determined through the DAP process for the
project phase within which City Center North Park is
included. The land use program for City Park will be
determined though a subsequent City-led process.

Parcel 4 (86.6 acres): This parcel accommodates mixed-
use development within two distinct zones: 1) the City
Center Mixed-Use and 2) the Parcel 4 City Center
Northwest Office Zone. The base entitlement for the
City Center Mixed-Use zone totals 3,192,000 GSF, and
will support a broad mixture of commercial and urban
residential use. The base entitlement for the Parcel 4
Northwest Office zone is 1,066,400 GSF, of office use
Limited support retail including food and beverage,
and hotel (150 room maximum) are also permissible
uses within the Northwest Office zone.

Parcel 5 (8 acres): The base entitlement for this parcel totals 825,000 GSF. Designated as City Center Mixed-
Use, the conceptual land use program includes office,
residential and hotel uses. Street level frontages should support signature commercial uses. Flagship retail,
exhibition and showroom format “iconic buildings,” as
well as food and beverage are also permissible uses.

DEVELOPMENT TRANSFER
Notwithstanding SCCC Section 18.56.080(e), to pro -
vide flexibility to respond to changing market demands
and ensure on-going feasibility through a multi-phase
development process, density transfers of floor area are allowed among Parcels 1, 2 and the Northwest Office por- tion of Parcel 4, and between City Center Parcels 4 and

5. The developer may elect to transfer up to 20 percent of the maximum allowed density of each of the individual
development parcels to one or more of the other develop- ment parcels. As a result, the total amount of develop- ment in these parcels could increase or decrease propor- tionately while not exceeding the maximum build-out for the entire project in each development scheme.
* All areas identified on pages 35 - 36 are gross parcel acreages. 37 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN 10) Public facilities, including a transit facility and a fire station;
11) Incidental and accessory buildings and uses
supporting any permitted use, not to exceed 10% of
the maximum floor area for each parcel.
12) Public and/or private parks and open space.

OFFICE PARCELS - PARCELS 1 & 2 OFFICE

CAMPUS DEVELOPMENT
1) Professional office;
2) General office;
3) Incidental light manufacturing/research and
development.
4) Incidental restaurants;
5) Incidental retail;
6) Parking structures;
7) Hotel & Services;
8) Public facilities, including transit facilities and a fire station;
9) Incidental and accessory buildings and uses
supporting any permitted use, not to exceed 10% of
the maximum floor area for each parcel.
10) Public and/or private parks and open space.

OFFICE PARCELS - PARCEL 2
RETAIL DEVELOPMENT*
1) Retail, including appliances and bulk item sales;
2) Product showcase venues;
3) Professional office;
4) General office;
5) Hotels;
6) Personal services;
7) Entertainment, except for live music or dancing
that is not incidental live music or dancing;
8) Parking structures;

DEVELOPMENT PROGRAM
A conceptual land use plan and corresponding sum-
mary development program is presented in the
Conceptual Land Use Plans: Exhibits 3-3 through 3-8
with the corresponding land development program
yield shown in Table 3-2: Summary Development
Yields.

PERMITTED, CONDITIONALLY

PERMITTED AND PROHIBITED USES
Notwithstanding SCCC Section 18.56.040 the fol-
lowing uses are permitted, conditionally permitted,
or prohibited (as set forth below) under this Master
Community Plan, and are identified here geograph-
ically by project parcel number. Definitions of these
uses are included in Appendix B to this MCP. The City
Council, through the Development Area Plan process,
may amend the allowable uses defined herein, so
long as the uses are consistent with the intent of the
Master Community Plan and applicable environmen-
tal clearance.
Permitted Uses (identified by parcel): The following
uses are permitted:

CITY CENTER PARCELS 4 & 5 MIXED-USE

URBAN DEVELOPMENT
1) Retail, including product showcase venues;
2) Multi-family residential;
3) Restaurants, including bona fide public eating
places with incidental alcoholic beverage service;
4) Hotels;
5) Professional office;
6) General office:
7) Personal services;
8) Entertainment, except for live music or dancing
that is not incidental live music or dancing;
9) Parking structures;
38 9) Public facilities, such as transit facilities and a fire station;
10) Incidental and accessory buildings and uses
supporting any permitted use, not to exceed 10% of
the maximum floor area for each parcel.
11) Public and/or private parks and open space.
*Under Scheme A Variant, this will apply to the
entire parcel. Under the other schemes, this would
apply to a discrete portion of Parcel 2, not to exceed
200,000 square feet.

CITY PARK - PARCEL 3
1) Open space;
2) Active recreation;
3) Passive recreation;
4) Cultural uses;
5) Incidental and accessory buildings to support any
permitted use for Parcel 3.

Conditionally Permitted Uses: The following uses
are permitted on the condition that they apply for, are granted, and maintain; a use permit pursuant to the
Zoning Ordinance.

CONDITIONED USES
1) In the City Center (Parcels 4 and 5) or in Parcel
2 under the Scheme A variant: alcoholic beverage
service that is not incidental alcoholic beverage
service.
2) In the City Center (Parcels 4 and 5) or in Parcel 2
under the Scheme A variant: Live entertainment and
dancing, that is not incidental live music or dancing.

In the City Center (Parcels 4 and 5): incidental light
manufacturing/research and development.
3) In the City Center (Parcels 4 and 5): incidental
light manufacturing/research and development.
4) In Parcels 1 & 2 (except under the Parcel
A variant): light manufacturing/research
and development that is not incidental light
manufacturing/research and development.
5) In all parcels: other uses that, in the opinion of
the Planning Commission, are compatible with the
character and nature of the uses allowed under this
Master Community Plan.

Prohibited Uses: The following uses are incompatible
with the character and nature of the uses provided
and approved in this Master Community Plan, and are
prohibited on any Parcel (except as specifically noted).

PROHIBITED USES
1) Drive-through restaurants and services;
2) Auto repair and auto sales (except for product
showcase venues in Parcel 5) and service stations:
3) Appliances and bulk item sales (except for Parcel
2 under Scheme A Variant);
4) Industrial uses except Light Manufacturing/
Research and Development (to the extent allowed
above) and uses involving quantities of hazardous
materials that may have potentially significant
health consequences;
5) Wholesaling, warehousing and storage (indoor
and outdoor) operations;
6) Contractor’s yards and other similar uses;
39 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN EXHIBIT 3–3: SCHEME A - CONCEPTUAL LAND USE PLAN GROUND FLOOR* * Open space is documented on page 68. Accessory uses are not depicted but may be a part of future development on Parcels 1, 2, and 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.

40 CONCEPTUAL LAND USE YIELD CHART
EXHIBIT 3–4: SCHEME A - CONCEPTUAL LAND USE PLAN PRIMARY USE/UPPER FLOORS* * Open space is documented on page 68. Accessory uses are not depicted but may be a part of future development on Parcels 1, 2, and 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. 41 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN PARCEL 1 - SCHEME A
Building Type Floors Gross Area
Office
Office (5 Buildings, 30k-45k footprint) * 6~8 1,440,000 TOTAL of PARCEL 1 1,440,000
SITE AREA: FAR: 0.83 **
PARCEL 2 - SCHEME A
Building Type Floors Gross Area
Office
Office (7 Buildings, 30k-50k footprint) * 6~10 2,592,000 TOTAL of PARCEL 2 2,592,000
SITE AREA: 60.9 Acres FAR: 0.98
PARCEL 3 - SCHEME A
Building Type Floors Gross Area
Park
City Park * 0 0
TOTAL of PARCEL 3 0
SITE AREA: 34.9 Acres FAR: 0.00
PARCEL 4 - SCHEME A
Building Type Floors Gross Area
Residential
Residential (5 buildings, 20-30K footprint) * 3~17 1,480,000 Hotel
Hotel (825sf / key) * 8~17 298,000
Retail
Anchors (4 buildings, 20-60K footprint) * 1~3 330,000
F&B * 1 225,000
Retail * 1~2 670,000
Entertainment
Entertainment
(3 buildings, 40-60K footprint) * 1~2 190,000
Office
Office (6-9 buildings, 25-40K footprint) * 3~17 1,066,400 *** TOTAL of PARCEL 4 4,259,400
SITE AREA: 86.6 Acres FAR: 1.13
PARCEL 5 - SCHEME A
Building Type Floors Gross Area
Residential
Residential (1 building, 18‐20K footprint) * 10~17 200,000 Hotel
Hotel (750 sf / key) * 7~17 280,000
Retail
F&B * 1 25,000
Retail * 1~2 62,000
Office
Office
(1 buildings, 25-30K footprint) * 11 306,000
TOTAL of PARCEL 5 873,000
SITE AREA: 8 Acres FAR: 2.52
PROJECT TOTALS 9,164,400
SITE AREA: FAR: 0.96
*PARCEL 2 - SCHEME A VARIANT
Building Type Floors Gross Area
Office
Office (2 Buildings, 30k-50k footprint) * 4~8 423,000
Retail
Anchors (2 buildings, 75-100K footprint) * 1~2 260,000
Retail * 1~2 259,000
TOTAL of PARCEL 2 942,000
SITE AREA: 60.9 Acres FAR: 0.35
*PARCEL 2 - SCHEME B
Building Type Floors Gross Area
Office
Office (7 Buildings, 30k-50k footprint) * 6~10 2,392,000 Retail
Retail * 1~2 200,000
TOTAL of PARCEL 2 2,592,000
SITE AREA: 60.9 Acres FAR: 0.96
*PARCEL 4 - SCHEME B
Building Type Floors Gross Area
Hotel
Hotel
(825sf / key) * 8~17 298,000
Retail
Anchors
(4 buildings, 20-60K footprint) * 1~3 330,000
F&B * 1 225,000
Retail * 1~2 670,000
Entertainment
Entertainment
(3 buildings, 40-60K footprint) * 1~2 190,000
Office
Office
(6-9 buildings, 25-40K footprint) * 3~17 2,546,400
TOTAL of PARCEL 4 4,259,400
SITE AREA: 86.6 Acres FAR: 1.13
PARKS & OPEN SPACE PROJECTIONS FOR PARCEL 3 PARK
Acres
Parcel 3 Parks (New Park + North Park) 35.0 acres
Other Parks (P4 East & West Parks, P1 & P2 Parks) 17.0 acres Slope Areas 24.7 acres
Concourse 9.6 acres
Retention Pond 10.2 acres
Transit Plaza 1.4 acres
Subtotal 97.9 acres
(Parks and Open Space account for > 40% of the project area) Private Open Space (mostly rooftop) 7.1 acres
TOTAL OPEN SPACE 105.0 acres*
240 Acres (less 10 acre retention basin)
*(not including a significant amount of area associated with landscape setbacks and interstitial space for the campus office buildings)

49.6 Acres (including 12.8 acre city use area)
PROJECT YIELDS (for other scheme options identified in the EIR)TABLE 3–2: SUMMARY DEVELOPMENT YIELDS * Information provided for illustrative purposes and is not intended to limit possible configurations. ** Excluding 12.8 acre City use area at retention pond.

PARCEL 1 - SCHEME A
Building Type Floors Gross Area
Office
Office (5 Buildings, 30k-45k footprint) * 6~8 1,440,000 TOTAL of PARCEL 1 1,440,000
SITE AREA: FAR: 0.83 **
PARCEL 2 - SCHEME A
Building Type Floors Gross Area
Office
Office (7 Buildings, 30k-50k footprint) * 6~10 2,592,000 TOTAL of PARCEL 2 2,592,000
SITE AREA: 60.9 Acres FAR: 0.98
PARCEL 3 - SCHEME A
Building Type Floors Gross Area
Park Structures
City Park TBD TBD
TOTAL of PARCEL 3 0
SITE AREA: 34.9 Acres FAR: 0.00
PARCEL 4 - SCHEME A
Building Type Floors Gross Area
Residential
Residential (5 buildings, 20-30K footprint) * 3~17 1,480,000 Hotel
Hotel (825sf / key) * 8~17 298,000
Retail
Anchors (4 buildings, 20-60K footprint) * 1~3 330,000
F&B * 1 225,000
Retail * 1~2 670,000
Entertainment
Entertainment (3 buildings, 40-60K footprint) * 1~2 190,000 Office
Office (6-9 buildings, 25-40K footprint) * 3~17 1,066,400 *** TOTAL of PARCEL 4 4,259,400
SITE AREA: 86.6 Acres FAR: 1.13
PARCEL 5 - SCHEME A
Building Type Floors Gross Area
Residential
Residential (1 building, 18-20K footprint) * 10~17 200,000 Hotel
Hotel (750 sf / key) * 7~17 280,000
Retail
F&B * 1 25,000
Retail * 1~2 62,000
Office
Office (1 buildings, 25-30K footprint) * 11 306,000
TOTAL of PARCEL 5 873,000
SITE AREA: 8 Acres FAR: 2.52
PROJECT TOTALS 9,164,400
SITE AREA: FAR: 0.96
*PARCEL 2 - SCHEME A VARIANT
Building Type Floors Gross Area
Office
Office (2 Buildings, 30k-50k footprint) * 4~8 423,000
Retail
Anchors (2 buildings, 75-100K footprint) * 1~2 260,000
Retail * 1~2 259,000
TOTAL of PARCEL 2 942,000
SITE AREA: 60.9 Acres FAR: 0.35
*PARCEL 2 - SCHEME B
Building Type Floors Gross Area
Office
Office (7 Buildings, 30k-50k footprint) * 6~10 2,392,000 Retail
Retail * 1~2 200,000
TOTAL of PARCEL 2 2,592,000
SITE AREA: 60.9 Acres FAR: 0.96
*PARCEL 4 - SCHEME B
Building Type Floors Gross Area
Hotel
Hotel
(825sf / key) * 8~17 298,000
Retail
Anchors
(4 buildings, 20-60K footprint) * 1~3 330,000
F&B * 1 225,000
Retail * 1~2 670,000
Entertainment
Entertainment
(3 buildings, 40-60K footprint) * 1~2 190,000
Office
Office
(6-9 buildings, 25-40K footprint) * 3~17 2,546,400
TOTAL of PARCEL 4 4,259,400
SITE AREA: 86.6 Acres FAR: 1.13
PARKS & OPEN SPACE PROJECTIONS FOR PARCEL 3 PARK
Acres
Parcel 3 Parks (New Park + North Park) 35.0 acres
Other Parks (P4 East & West Parks, P1 & P2 Parks) 17.0 acres Slope Areas 24.7 acres
Concourse 9.6 acres
Retention Pond 10.2 acres
Transit Plaza 1.4 acres
Subtotal 97.9 acres
(Parks and Open Space account for > 40% of the project area) Private Open Space (mostly rooftop) 7.1 acres
TOTAL OPEN SPACE 105.0 acres*
240 Acres (less 10 acre retention basin)
*(not including a significant amount of area associated with landscape setbacks and interstitial space for the campus office buildings)

49.6 Acres (including 12.8 acre city use area)
**
*** Office area can increase if residential area is reduced (at a 1 for 1 ratio) up to an additional 320,000 SF.

MINIMUM AND MAXIMUM REQUIREMENTS
Minimum Requirements
CityPlace will include a minimum of 200 residential units. The 200 units may be placed anywhere in the City Center (Parcels 4 and 5), excluding the Parcel 4 NW Office area.

The Development and Disposition Agreement specifies additional minimum development requirements.

Maximum Requirements
Total Development: The maximum total amount of gross area of development allowed in CityPlace is 9,164,000 gross square feet. The maximum areas specified for each use and parcel below shall not be construed to allow more than a total of 9,164,000 gross square feet in CityPlace as a whole.
42 EXHIBIT 3–5: SCHEME A - VARIANT - CONCEPTUAL LAND USE PLAN GROUND FLOOR* * Open space is documented on page 68. Accessory uses are not depicted but may be a part of future development on Parcels 1, 2, and 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. 43 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

CONCEPTUAL LAND USE YIELD CHART
EXHIBIT 3–6: SCHEME A - VARIANT - CONCEPTUAL LAND USE PLAN PRIMARY USE/UPPER FLOORS* * Open space is documented on page 68. Accessory uses are not depicted but may be a part of future development on Parcels 1, 2, and 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.
44 EXHIBIT 3–7: SCHEME B - CONCEPTUAL LAND USE PLAN GROUND FLOOR* * Open space is documented on page 68. Accessory uses are not depicted but may be a part of future development on Parcels 1, 2, and 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. 45 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

CONCEPTUAL LAND USE YIELD CHART
EXHIBIT 3–8: SCHEME B - CONCEPTUAL LAND USE PLAN PRIMARY USE/UPPER FLOORS* * Open space is documented in Exhibit 3-23. Accessory uses are not depicted but may be a part of future development on Parcels 1, 2, and 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.
46 CITYPLACE PARKING SUPPLY RATIOS
This section is a summary of the findings provided in the EIR Transportation Impact Analysis. Parking supply
totals are not provided within this document, only ratios to be applied by use and development area with each
DAP. Parking supply rates are expressed in parking
ratios tied to specific land uses, which are intended to be utilized by the DAP process to determine parking supply for each development phase. The parking ratios expressed in this MCP reflect parking utilization rates prevalent at the time of this documents creation in 2016. To accom-
modate future patterns of parking utilization, parking
supply in future DAP submittals beyond the initial phase can be provided at lesser intensity if approved by the City Council as part of a DAP application, at a rate up to 25 percent below the supply ratios specified in this docu- ment. In the event that the City Council approves such
a reduction, the DAP shall not be eligible for a zoning administrator modification with respect to parking.

Parking at CityPlace will include both on-street and off- street parking facilities. An assessment of the parking supply and demand has been completed to ensure that
sufficient parking is provided.

A set of parking supply rates have been developed and
are summarized in Table 3-3 below. These parking
supply rates are informed by the City Code parking
requirements for off-street parking, with adjustments for the shared use nature of a mixed-use development like
CityPlace.

For all of Parcels 1 and 2, parking would be provided in off-street parking facilities. For Parcels 4 and 5, on-street parking will also complement off street parking and be
provided along Avenues A, B, and C, First, Second and
Third streets, and Stars & Stripes Drive. The on-street parking will be for short term purposes only. Off-street parking facilities will be distributed across the parcels to ensure that parking supply is provided with close prox- imity to high demand locations, emphasizing convenience and accessibility. Off-street parking facilities must be designed to City standards and have sufficient on-street access to limit queuing. Off-street parking facilities shall implement a Parking Management/Wayfinding Program
that may include message reader boards, intelligent
parking management systems, etc. to improve parking
utilization rates.

Parking for the Parcel 3 City Park will initially be
accommodated by on-street parking (parallel & angled).

Once the City develops its plans for park uses, off street parking lots may be utilized, with parking ratios set by the City.

Land Use CityPlace Parking Supply Rate
Residential
Office

1.5 per unit

4.5 per 1,000 sq.ft.*

3.0 per 1,000 sq.ft.

Retail
Entertainment
Hotel

1.5 per 1,000 sq.ft.*

2.5 per 1,000 sq.ft.*

1.0 per room
Restaurants
*Additional parking spaces would be shared with adjacent land uses. * Reference Appendix 3.3 F Travel Demand Model Validation of the EIR for full parking analysis.

TABLE 3–3: CITYPLACE PARKING SUPPL Y REQUIREMENTS
Residential Development: The maximum number of res-
idential units allowed in CityPlace is 1,680 units (with a total area of no greater than 1,680,000 gross square feet), of which up to 200 units (with a total area of no greater than 200,000 gross square feet) may be placed in Parcel

5. Office: The maximum amount of office development
allowed in CityPlace is 6,684,400 gross square feet. The maximum areas specified for each parcel below shall
not be construed to allow more than a total of 6,684,000 gross square feet in CityPlace as a whole. Subject to
adjustment in accordance with the development transfer
provisions described above, the maximum amount of
office (incidental light manufacturing) allowed in each parcel is as follows:
1) The maximum amount of office (incidental light
manufacturing) in Parcel 1 is 1,440,000 gross square
feet;
2) The maximum amount of office (including
incidental light manufacturing) in Parcel 2 is
2,592,000 gross square feet;
3) The maximum amount of office in Parcel 4 is
2,546,400 gross square feet;
4) The maximum amount of office in Parcel 5 is
306,000 gross square feet.

Hotel: The maximum total amount of hotel
development allowed in CityPlace is 1,028,000 gross
square feet.
47 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

CONCEPT SUMMARY
The mobility concept will work in concert with the
land use concept to establish off-site connections,
provide suitable on-site access and circulation, and
support alternative modes of transportation. Ties to
local and regional circulation networks that address
multiple travel modes will be vital to the project’s
success. In particular, roadway improvements will be
required to properly serve the proposed land uses.
Multi-Modal Connections: Incorporate a well-connected system of internal routes and external links, including construction of major vehicular entrances and new full
service roadways (i.e., Complete Streets) throughout
the project site. Special attention will be given to en- sure convenient pedestrian and bicycle connections to
existing transit facilities and the provision of designat- ed paths and trails.

Street Network: The proposed on-site roadway network
and associated off-site improvements will reinforce
the hierarchical framework for design and operation
of the City’s streets as defined by the General Plan.

Major arterials will provide vehicular access to the
site, while proposed on-site roadways will be classified as minor arterials, collector streets, or local streets.

Additionally, to achieve a balanced circulation network, roadway improvements will incorporate opportunities
for travel by alternative modes, implementing Santa
Clara’s policy in support of full service streets. Exhibit 3-9: Street Network illustrates the street hierarchy for the site and surroundings, including the conceptual
depiction of on-site roadway alignments.

Full Service Streets: The General Plan encourages full service design for all public streets. Consistent with
this policy, on-site roadways will be designed to accom- modate bicycles and pedestrians within their rights-of
way, in particular, to ensure safe and comfortable
routes within and between the active mixed-use core
and the adjoining office campuses, as well as to secure safe links to nearby transit.

Trip Reduction: One of the main site constraints is
congestion on surrounding highways and major arte-
rials during commute hours. However, there is limited
opportunity for roadway expansion that boosts capac-
ity. The project primarily addresses traffic congestion by promoting alternative modes of travel and integra-
tion of transportation demand management (TDM)
measures. In addition to identified land use strategies, key design approaches will include full service streets, a “park once” strategy, and continuous bicycle and
pedestrian routes.

Street Names: The street names that are assigned are
working names for the purpose of this document; actu-
al street names are yet to be determined.

VEHICULAR CIRCULATION
The project will rely on strategic improvements to ac-
cess roadways and intersections outside of the project
boundaries to facilitate vehicular access to the site.

On the other hand, on-site access to proposed land use
functions and parking facilities will be dependent on
construction of a new street network within the project boundaries. Roadways will be designed to handle
anticipated levels of vehicular traffic generation while

3.3 MOBILITY CONCEPT
The mobility concept will support CityPlace’s
proposed land use distribution and intensity,
and will reinforce the mixed-use, transit-
oriented concepts that are fundamental to the
land use plan. It will ensure suitable on-site
circulation and identify necessary access
improvements. Multi-modal connections will
be emphasized to promote a high quality of
life and advance sustainability goals.

5.3.4-P13:

Encourage pedestrian linkages in mixed-use areas
through measures such as enhanced lighting, curb bulb-outs, mid-block pedestrian crossings, pedestrian “refuge” areas in planted medians and pedestrian-oriented building frontages.

5.3.4-P14:

Provide a network of streets and pedestrian connections in large mixed-use developments.

5.3.4-P15:

Maximize opportunities to connect streets, bicycle facilities and pedestrian pathways to improve accessibility between mixed-use development and surrounding neighborhoods, parks, open spaces, transit and public amenities. Provide clear signage, high visibility, adequate lighting and special paving to enhance pedestrian and bicycle facilities.

5.8.1-P1:

Create accessible transportation networks system to
meet the needs of all segments of the population, including youth, seniors, persons with disabilities and low-income households.

5.8.1-P2:

Link all City transportation networks, including pedestrian and bicycle circulation, to existing and planned regional networks.

5.8.2-P1:

Require that new and retrofitted roadways implement
“Full-Service Streets” standards, including minimal vehicular travel lane widths, pedestrian amenities, adequate sidewalks, street trees, bicycle facilities, transit facilities, lighting and signage where feasible.

5.8.4-P2:

Provide a system of pedestrian and bicycle friendly
facilities that supports the use of alternative travel modes and connects to activity centers as well as residential, office and mixed- use developments.

TABLE 3–4: MOBILITY PLAN

CONSISTENCY W/ KEY GENERAL PLAN

SUSTAINABILITY POLICIES

48 EXHIBIT 3–9: STREET NETWORK*
* 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. 49 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN accommodating multiple users. Exhibit 3-10: Street
Typologies provides street cross-sections depicting
typical configurations for each typology. However,
these sections are conceptual, and will necessarily be
refined as detailed design and engineering plans are
prepared; it is necessary that the circulation system
meet all applicable engineering criteria and public
safety standards.
Minor Arterial Spine: A minor arterial roadway will
serve as the backbone for on-site vehicular circula-
tion, linking the marquee entrance at Great America
Parkway with the raised urban interchange along
Lafayette Street. This roadway will directly feed the
collector and local streets serving Parcels 3 and 4, and will tie into Parcel 2 after crossing the urban inter - change. The projected right-of-way measures approx-
imately 102 feet, with a curb-to curb measurement of
approximately 70 feet. These widths will accommodate
four vehicular travel lanes with a landscaped median
that will integrate left turn lanes as appropriate. There will also be sufficient room for bicycle lanes and side- walks that will feature large street trees.

Collector Streets: These streets typically will serve the periphery of each development parcel, channeling traf-
fic from surrounding arterials to on-site parking facil - ities and local streets. Commensurate with anticipated
levels of vehicular traffic, these roadways will provide two to four lanes. The projected right-of way will
measure 75 - 90 feet, with a curb-to-curb measurement
of 45 - 55 feet, depending on the number of travel lanes and the provision of on-street parallel parking, dedicat- ed turn lanes, passenger drop-offs, bicycle lanes, and/or planted medians. For example, it may be preferred in
some locations to have fewer vehicular travel lanes in
favor of bicycle lanes, on-street parking, and wider side- walks that will achieve full service streets especially appropriate for the City Center.

Local Streets: These will typically serve the interior
of development parcels, and are therefore designed to
calm traffic and give pedestrians priority in terms of
scale and amenity. For example, local streets will nor- mally provide two travel lanes, on-street parallel park- ing, and sidewalks. The projected right-of-way mea-
sures 60 - 96 feet, with a curb-to-curb measurement
of 36 - 56 feet, while the use of curb extensions (i.e., bulb-outs) at intersections and mid-block crossings will be encouraged; additional width may be contemplated
for on-street angled parking. Local roadways will be
comprised of both public and private streets. Private
streets will be recommended where controlled access is
desired.

Public and Private Streets Infrastructure: Throughout
each phase of the project, the Developer will construct all on-site improvements. At the completion of each
phase, some of the streets, public parks and infra-
structure will revert to City control (see Exhibit 3-11:

Conceptual Public and Private Streets and Exhibit
3-21: Open Space Network for a conceptual illustration).

All other areas will be private facilities; responsibilities for maintenance and operations will be the Developer’s.

Preliminary designations for public and private streets have been incorporated into Exhibit 3-11. Note that the existing city streets, Centennial Boulevard and Stars
& Stripes Drive, will be re-built at a higher elevation and Stars & Stripes Drive will be repositioned north-
ward from its current location. The final designation of the public and private streets will be incorporated into the Development Area Plans (DAPs).

Throughout the project, and particularly within the
City Center, a cohesive network of streets and urban
experience shall be maintained, whether the streets
are classified as public or private.

Much of the development will be served by private
streets. The protocols for private space utilization can be addressed in the project’s CC&Rs and may differ
from standards prevalent within City street rights-of-
way. Traffic related standards should retain consisten- cy, but private streets may utilize street signage and
accommodate loading and truck maneuverings differ-
ently. Private streets may also be subject to occasional street closures for festivals, farmers markets, and other events without the City approval of a Special Permit
that would be required if proposed for a typical city
street’s right-of-way, in accordance with the paragraph below.

Temporary events and similar temporary outdoor uses
in the City Center (Parcels 4 & 5) shall not trigger
Collector Street
Local Street
Minor Arterial
50 3 Typical Collector Street City Center 4 Typical Local Street City Center 5 Typical Local Street Office Campus 1 Typical Minor Arterial
3 4 5
21 EXHIBIT 3–10: STREET TYPOLOGIES
2 Typical Collector Street Office Campus
51 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN EXHIBIT 3–11: PUBLIC AND PRIVATE STREETS*
* Plan 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. This depiction of the public and private streets utilizes some of the access variants as shown in Exhibit 3-13 and reflects the classification of streets at the time of this MCP publication (2016). 52 EXHIBIT 3–12: ACCESS CIRCULATION IMPROVEMENTS*
* 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. 53 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN EXHIBIT 3–13: ACCESS VARIANTS*
* 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.
54 EXHIBIT 3–14: ACCESS VARIANTS 2*
* 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. 55 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN the requirement for a Special Permit under Chapter

18.60 of the Zoning Ordinance, as amended, unless
private or public streets are proposed to be closed in
a manner that is not approved in a DAP. Such events
and temporary outdoor uses must comply with all
applicable Building and Fire Code requirements, and
they must obtain any applicable Police Permits. Other
areas (Parcels 1 and 2) shall adhere to the Special
Permit process requirements under Chapter 18.60 of
the Zoning Ordinance, as amended, unless such event
plans are spelled out in an approved DAP. All appli-
cable Building/Fire Code and Police Permit require -
ments will apply.

Access Improvements: The project site is constrained
by limited frontage along major arterial streets,
which is compounded by the differential in elevation
between developable land area, the arterial roadways,
and the UPRR R.O.W. A series of improvements
will provide the requisite access from surrounding
arterials to the five development parcels, the extent of which are depicted in Exhibit 3-12: Access Circulation
Improvements. Most significant are: 1) a vehicular
access point at Great America Parkway that will serve
as the marquee entrance to the development; 2) con-
nections to Lafayette Street that will require bridging over the Union Pacific rail line; and 3) connections
that will access the east bound lanes of Tasman Drive.

Variant access points are also being studied as illus-
trated in Exhibit 3-13: Access Variants and Exhibit
3-14: Access Variants 2. The scope of off-site roadway
and intersection improvements is addressed in greater
detail within Chapter 8 (Infrastructure Overview).

Fire Access: The current fire station location is at the intersection of Stars & Stripes Drive and the proposed
Avenue B. The fire station will be replaced or upgrad-
ed, either in its current position or elsewhere in the vi- cinity of the project site. A temporary fire station may be required during initial phases of the project. Two
possible relocation options are proposed, both situating the fire station along Great America Parkway. Details
regarding Fire Department access and coordination
with the City Fire Chief on emergency service require - ments shall be provided with each DAP submittal or
other documentation acceptable to the City associated
with each project phase. The following standard Santa
Clara Fire Department provisions are provided here
outlining typical fire department accommodations.

Any alternate accommodation will need to be approved
through coordination with the Fire Chief:
1) Fire apparatus access roadways throughout the
development shall be designed in accordance with
the requirements noted below, unless alternatives
are approved by the City’s Fire Prevention and
Hazardous Materials Division:
2) Unobstructed width of emergency apparatus
access roadways shall be 26 feet.
3) Parking on one side of emergency apparatus
access roadways is acceptable if the roadway is a
minimum of 32 feet or more in width.
4) Parking on two sides of emergency apparatus
access roadways is permitted for roadways 38 feet or
more in width.
5) The minimum inside turning radius for
emergency apparatus access roadways is 36 feet.
6) No portion of an exterior wall of a building and/or
structure shall be located more than 150 feet from
emergency apparatus access roadways as measured
by an approved route around the exterior of the
building and/or structure.
7) The minimum unobstructed vertical clearance
shall not be less than 13 feet 6 inches from the
surface of the traffic lanes.
8) Aerial apparatus access roads may require
additional vertical clearance.
9) The grade for emergency apparatus access
roadways shall not exceed 10 percent to facilitate
fire-ground operations.
10) Traffic calming devices shall not be installed on
public or private roadways, unless approved by the
Fire Prevention and Hazardous Materials Division.

PARKING STRATEGY
The proposed scale and intensity of development
will depend on a managed approach to parking. In
particular, each development parcel shall provide
parking sufficient to meet current and future generat-
ed demands and to serve its various land use func-
tions. Reduced standards based on shared parking
56 EXHIBIT 3–15: POTENTIAL BUS CIRCULATION*
* 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. 57 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN arrangements, TDM measures, and other applicable
parking strategies shall be implemented where appro-
priate. Parking and access generally shall be governed
by the DAPs and the Master CC&Rs.

Important considerations informing parking accommo-
dation strategies to be incorporated into the DAP’s:
“Park Once” Strategy: Park once is a strategy that
allows visitors, employees, and residents to leave their automobiles at a single location and then conveniently
access multiple on-site destinations. This concept is
essential to reducing vehicle trips and will be support- ed by convenient and comfortable pedestrian movement
throughout the project; clear pedestrian links connect - ing parking facilities to the residential, commercial and office uses; and the ability to readily walk throughout the development. This approach will also favor strategi- cally located parking structures, rather than sprawling surface lots.

Shared Parking: The mixture of uses within a develop-
ment parcel may suggest non-conflicting and reduced
parking demand that may be accommodated through
sharing of parking resources with a commensurate de -
crease in parking requirements. This is most applicable to the City Center with its combination of office, retail and residential space that are within easy walking
distance of one another. Parking facilities will be con- figured to facilitate utilization of shared parking to the extent possible.

Parking Facilities: To promote shared parking and
reinforce the park once strategy, structured parking
will be provided commensurate with development;
surface parking will be allowed for designated office
campus and retail center land uses and in conjunction
with early phases of development. Surface parking may
be utilized temporally during initial phases in anticipa - tion of land use intensification at a later stage. Parking facilities will typically be distributed around the pe - riphery of each development parcel, primarily accessed
via the perimeter collector roadways to ensure that in- terior local streets remain pedestrian-oriented. Parcel 5 will utilize below podium parking (making use of the
existing topography and its positioning outside of the
landfill refuse area). The development may make use
of below podium parking for a portion of its parking, in a non-basement configuration at areas above landfill.

On-street parking will also be available along some
local streets, especially within the mixed-use core,
where it will help meet short-term parking needs and
serve ground level retail; however, on-street parking
shall not count toward meeting parking requirements.

Exhibit 3-17: Access & Parking depicts a conceptual
plan for the location of parking facilities.
Parking Management/Wayfinding Program: A parking
management/wayfinding program for publicly accessi-
ble parking spaces will be implemented where feasible
to provide real-time information on parking availability and location.

NFL Event Days Parking: The developer will provide a
total of 3,000 parking spaces to the 49ers, limited to
NFL football games only, at Levi’s Stadium, estimated
to occur 10-12 days per year. The 3,000 spaces will be
provided in two formats: (i) 789 spaces located within
the southern end of the City Center mixed-use core;
and (ii) 2,211 spaces located throughout Parcel 4 and
future Office Parcels 1 & 2, with at least 50 percent
located in locations within the City Center project iden- tified by the Developer.

Non-NFL Event Days Parking: The developer and the
City will cooperate and manage the project site so that approximately three thousand (3,000) parking spaces
will be available to serve non-NFL events at the 49ers
Stadium. Concurrently with the first DAP application,
to be updated concurrently with each subsequent DAP
application, the developer and City will work coopera-
tively on preparing a Parking Management Plan that
will show how Non-Event Parking may be accommo-
dated on all City-owned property within the Project
that has not been ground leased by the developer (City
retained property), and, if all of the Non-Event Parking Spaces cannot be accommodated on such City-retained
property (e.g. as future phases are ground leased
by the developer and the availability of City-owned
property is reduced), within the non-reserved retail or other parking developed for any Phases. The Parking
Management Plan will incorporate the following
underlying principles: (1) Non-Event Parking Spaces
will be prioritized on City-retained property; (2) The
City will take reasonable measures at its sole cost
and expense to locate the Non-Event Parking Spaces
58 EXHIBIT 3–16: FIRE STATION RELOCATION*
* 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. 59 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN on City-retained property; and (3) Non-Event Parking
Spaces that are proposed on development parcels
that are subject to a ground lease will be available
on a first-come, first-serve basis within non-reserved
parking developed for the applicable phase and for the
period of time that permits attendance at a stadium
event.

ALTERNATIVE MODES
The project will take an integrated approach to
mobility planning that will encourage alternatives to
solo driving, which will be spelled out in a TDM plan.

Consistent with the General Plan’s policy that all new
projects include amenities that support alternative
travel modes, the intent will be to also make the proj- ect transit, bicycle and pedestrian friendly. This will be achieved through a network of on-site pedestrian
and bicycle paths with convenient off-site connections.

There will be a unique opportunity for CityPlace to
knit together existing/proposed regional bike paths for strengthening connections and improving the regional
bicycle network.

A partial list of relevant Traffic Demand Management
strategies follows:
Transit Service: Recognizing that much of the project site is located within a ten-minute walking radius of
one or more of the nearby transit stops, planned land
use intensities will maximize accessibility to existing transit facilities. In particular, the mixed-use core will place many complementary activities within convenient
walking distance of transit stops (i.e. existing bus and rail lines along Tasman Drive, internal shuttle etc.).

Support for transit will be further augmented by deliv- ering multi-modal links to transit stops, encompassing
both bicycle and pedestrian networks. The project’s
TDM program may also incorporate long-range private
commuter buses, van pools and/or shuttle service to
supplement public transit.

Bicycle Circulation: The existing bicycle circulation
system will be extended onto the project site, with ties to the bicycle trails along San Tomas Aquino Creek
and the Guadalupe River, as well as to existing and
planned on-street bicycle lanes along Great America
Parkway, Lafayette Street and Tasman Drive. On-site
facilities will include shared use trails (i.e., “hike and bike”) along the landscape perimeter of development
parcels, as well as designated bicycle lanes or marked
routes along roadways. Lighting will be incorporated
with new pedestrian/bicycle trails and grade separated
street crossings will be implemented where feasible.

Exhibit 3-19: Bicycle Network depicts a conceptual
plan for the routing of bicycle facilities, including
connections to the existing and proposed City network.

Additionally, requirements for the provision of bicycle parking (i.e., storage lockers and racks) are specified in Chapter 4 (Parcel Development Plans, Standards
& Requirements); in general, these amenities shall be
placed at highly visible and accessible locations.

Pedestrian Circulation: A continuous network of path-
ways will facilitate pedestrian movement throughout
the site, securing safe and convenient connections
between transit stops, parking facilities, building
entrances, and shared open spaces. Exhibit 3-20
Pedestrian Network depicts sidewalks that will be
incorporated along both sides of on-site roadways (both public and private), while off-street routes will include both shared perimeter trails and internal paths and
paseos. Recognizing the importance of streetscape
design to a high quality public realm that encourages
walking, streets throughout the development will offer
ample sidewalks, enhanced crosswalks, and a superior
level of pedestrian amenity, such as street furniture,
most generously within the mixed-use core.

Transportation Demand Management: The devel-
oper will prepare and implement a TDM Plan with an
overall target of reducing project office-generated daily traffic by a minimum of 4 percent and peak-hour traffic by a minimum of 10 percent, with an overall target
of reducing project residential-generated daily traffic by a minimum of 2 percent and peak-hour traffic by a
minimum of 4 percent. The TDM Plan shall also in -
clude and implement TDM Best Management Practices
(BMPs) for the retail uses. The TDM Plan will be de -
signed to reduce the amount of vehicle traffic generated by CityPlace by shifting employees, customers, and res- idents from driving alone to using transit, carpooling, cycling, and walking modes through TDM measures,
60 EXHIBIT 3–17: ACCESS & PARKING*
* Further detail on service/refuse vehicle access will be included with DAP submission. 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. 61 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN EXHIBIT 3–18: POTENTIAL ACTIVE TRANSPORTATION DIAGRAM

1. Bike Rental / Bike Storage / E-Bikes

2. Bicycle/Pedestrian Creek Trail

3. VTA LRT, Shuttle Services, Improved Muni Bus Service

4. ZIPCAR and/or Electric Charging Stations

5. Pedestrian Paths / Wide Sidewalks
62 EXHIBIT 3-18: POTENTIAL ACTIVE TRANSPORTATION DIAGRAM CONT .* * 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. 63 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN strategies, incentives, and policies. The TDM Plan
may specify a phased implementation approach that
provides initially for implementation of the TDM mea-
sures that are appropriate for multi-tenant offices (e.g., measures aimed at increased transit use), which are
expected to be developed during the first three phases
of development, and then provides for more expansive
TDM measures that are appropriate for large corporate
office tenants in the remaining phases (such as shut-
tles). The following TDM measures will be considered
for inclusion in the TDM Plan for some or all portions
of the development, to the extent feasible and appropri- ate, either as part of an initial TDM Plan or as options for enhanced or remedial measures if trip reduction
targets are not being met:
1) On-site Support Facilities: shuttle bus stops with
shelters, bicycle paths and lanes, pedestrian paths linking buildings and transit stations, priority parking for carpools and vanpools;
2) In-building Support Facilities: showers and changing rooms, bicycle storage rooms and bicycle racks, and bicycle repair stands, cafes, and fitness centers;
3) Private shuttles for both long distance commute and
last-mile service from nearby public transit;
4) Ridesharing options for long distance commuters such as carpool and vanpool matching services;
5) Guaranteed ride home services for commuters who
carpool, take transit, or bicycle to work;
6) Financial incentives such as pre-tax benefits for transit and bicycle expenses (e.g., Commuter Check) or subsidized transit passes (e.g., Commuter Checks or VTA EcoPass) for all employees;
7) Additional support services for employees who use
transit or rideshare, such as flexible work hours;
8) A website and marketing program to disseminate
information on commute options;
9) A TDM information packet to be provided to all
new CityPlace employees upon commencement of work
at CityPlace and, the benefits of alternative commute
methods stressed during new employee orientation
programs;
10) Incentives for employees to live in locations well
served by transit or shuttles;
11) Bike share pods to enable trips on-site and to nearby destinations to be made by bicycle;
12) Car share services with cars on-site for use by
employees (or others) who use alternative modes to travel to the site but need a car to run an errand, travel to a meeting, etc.;
13) Multi-passenger demand responsive ride services
for local employees that are competitive with drive alone including transportation network/ride-sharing services
such as Uber Pool, Lyft Line and Chariot on-demand and
crowd-sourced bus services, and
14) Yet-to-be developed new services, programs,
strategies and emerging technologies.
64 EXHIBIT 3–19: BICYCLE NETWORK*
* 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. 65 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN EXHIBIT 3–20: PEDESTRIAN NETWORK*

1. Major Pedestrian Linkage

2. Pedestrian Paseo

3. Wide Sidewalks

4. Bike Path

66 * 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.

EXHIBIT 3-20: PEDESTRIAN NETWORK CONT .*
67 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

CONCEPT SUMMARY
Distinctive, sustainable open spaces featuring a diver- sity of inviting and interesting outdoor environments
will distinguish the development. This network of
open spaces will enhance the visual and experiential
quality of place and reinforce the project’s identity as a center of mixed-use pedestrian activity. It will also serve a functional role, accommodating the recreation-
al needs and leisure activities of a multiplicity of us- ers, while integrating green infrastructure to achieve
sustainable site development. Chapter 6 (Landscape
Master Plan) will build on this open space framework,
and will elaborate on the landscape design and char-
acter of the project.
Open Space Network : The development will incorporate a network of specialized open spaces that will encom-
pass: 1) streetscapes; 2) shared outdoor spaces; and 3) landscape zones. These open spaces will ensure conti-
nuity and connection between development parcels and
adjacent land uses, offering a continuous sequence of
inviting pedestrian spaces, including shaded sidewalks
and paths, active and flexible plazas, improved open
spaces and restful campus greens. Accordingly, shared
outdoor spaces properly scaled to formal and informal
gatherings will be integrated into each development
parcel. Identified landscape zones will differ in gener- ally covering larger expanses of land, often at the edges of the site, suitable for varied forms of recreation and broad swaths of naturalistic planting. Exhibit 3-21:

Open Space Network conceptually illustrates the distri- bution and hierarchy of open spaces across the site.

Active Recreation Space: The project will include orga- nized play areas, including, but not limited to, soft-
ball, baseball, and soccer fields, tennis, volleyball and basketball courts, fitness stations, jogging trails, bike paths, picnic areas and various forms of children’s play equipment.

Distinctive Landscape Setting: The open space concept
will recognize the aesthetic value of the physical set- ting and its contribution to effective place-making. The objective will is form a lasting favorable impression
of the development by creating an appealing outdoor
setting, ranging in disposition from highly visible, nat - uralized landscape edges to heavily-peopled open-air
spaces. Of necessity, a more structured urban physi-
cal setting will characterize the lively sidewalks and
plazas of the mixed-use core, in contrast to a “looser” design for the contemplative environment that typifies
the office campuses. Nonetheless, appropriate transi-
tions in character and common design elements will
achieve an overall harmony; in particular, the physical setting will communicate the sustainable character of
the project, highlighted by a preference for native and adapted plant species.

Eco-Sensitive Landscape Design: Sustainability will
be central to the design and function of the open space network, in particular, through dependence on eco-sen-
sitive physical settings that will be fully compatible
with the site’s landfill protection systems. In particu- lar, the overall physical setting concept will encourage best practices for water conservation, water quality,
and Low-Impact Development stormwater drainage
and management. Such practices will include reliance
on plant species adapted to the local climate, the use of

3.4 OPEN SPACE CONCEPT
The open space concept describes an
integrated network of shared outdoor spaces
and sustainable landscapes, highlighted by
active plazas, recreational areas, and campus
like greens linked through attractive and
coherent streetscapes. Collectively, these
elements will be essential to creating an
engaging public realm and will contribute to
CityPlace’s identity, functionality, sociability,
and visual appeal.

5.3.4-P12:

Prioritize pedestrian-oriented streetscape and building design in mixed-use development, including features such as wider sidewalks, street furniture, specialty planters, signage, public art, street trees, special paving materials, decorative awnings, enhanced entrances, colors, variety of materials and textures and distinctive building massing and articulation

5.5.2-P9:

Improve pedestrian amenities, including sidewalks and bicycle paths, to promote neighborhood compatibility.

5.9.1-P1:

Develop additional parkland in the City so that it is integrated into neighborhoods and meets the standards for size, amenities and location to serve residents and employees.

5.9.1-P2:

Develop new parks to serve the needs of the surrounding community based on the criteria defined on Table 5.9.1. (defines a neighborhood & a community park)

5.9.1-P5:

Encourage public visibility for all parks, trails and open spaces.

5.9.1-P17:

Foster site design for new development so that building height and massing do not overshadow new parks and plazas.

5.9.1-P18:

Promote recreation facilities in large-scale developments in order to meet a portion of the demand for parks generated by new development.

5.9.1-P20:

Promote the continuation of a parks per population ratio of 2.4 per 1,000 residents and explore the potential to increase the ratio to 3.0, based on the Parks and Recreation Needs Assessment (Parks Master Plan), referenced in Plan Prerequisite 5.1.1-P24.

5.9.1-P21:

Explore options for incorporating an outdoor theater within one of the City’s neighborhood parks.

TABLE 3–5: OPEN SPACE PLAN

CONSISTENCY W/ KEY GENERAL PLAN

SUSTAINABILITY POLICIES
68 EXHIBIT 3–21: OPEN SPACE NETWORK*
* Depictions of outdoor spaces and landscape zones are illustrative, particularly in parcels 1 through 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. 69 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN reclaimed water for irrigation, and the establishment of irrigation regimes that distinguish intensive lawns and gardens from extensive, low maintenance landscape
zones. Bio-retention measures such as swales and
green roofs shall be integrated to collect, clean, and
discharge rainwater where feasible. The landscape’s
capacity to reduce energy usage should also be exploit- ed, utilizing street trees and potentially green roofs to minimize the heat island effect and reduce heat loads
on individual buildings. Chapter 9 (Sustainability
Master Plan) goes into greater detail about sustainable practices that are incorporated into the development.

People-Oriented Places: The development’s outdoor spac- es will be designed to help meet social and recreational demands in a configuration with a mix of commercial
and pedestrian activity, placing user safety, comfort
and accessibility at a premium. Altogether, the open
space network will provide plentiful room and suitable
facilities for active and passive recreation and leisure, formal congregation, and informal social interaction.

Thus, a balance will be attained between active places
and passive spaces. The most dynamic, people-oriented
places will comfortably integrate site amenities and
furnishings, while accommodating temporary activities
and events, foremost of which are the City Center’s
plazas and use of public and private right-of-way.

Moreover, shared outdoor spaces will stress spatial en- closure and close interaction with adjoining buildings
and uses.

RESIDENTIAL INDUCED REQUIREMENT FOR

DEDICATED PARK AND RECREATIONAL LAND
The Developer will meet the conditions of Santa Clara
City Code Chapter 17.35 through the implementation
of the following:

1) The Developer will construct and dedicate the park
and open space land areas as required by Chapter 17.35
of the City Code at the applicable ratio pursuant to the City’s standards. Any deficiency, consistent with Chapter

17.35, will be addressed by fees due in lieu of parkland; 2) The public neighborhood parks shall be operated and
maintained by the Developer;
3) CityPlace will also include Mini Parks (less than 1
acre) and the Developer shall operate and maintain
responsibility for these parks. Mini Parks will not be
credited toward the eligible land devoted to parkland
pursuant to SCCC Chapter 17.35;
4) The Developer shall maintain the sloped open space
areas and these areas shall not count toward the City’s parkland dedication requirement consistent with SCCC
Chapter 17.35;
5) The Developer shall construct, own and maintain
the private parks and private open spaces. Pursuant to
SCCC Chapter 17.35, the Developer may receive a max
-
imum credit of fifty (50) percent of the value of the eligi - ble land devoted to private parks and private open space that is eligible for credit. The calculation of qualified private open space shall not include features required by this MCP, i.e., yards, setbacks and decorative landscape areas, and
6) Per Chapter 17.35, at the time of project approval, the City shall make a final determination as to the land to be dedicated and/or fees to be paid by the Developer. Any in lieu fees imposed under Chapter 17.35 shall be due
and payable to the City prior to issuance of a building permit for each dwelling unit. In the event the Developer does not use a building permit for construction of a
dwelling unit, the City will refund the fee collected for that dwelling unit at the time of expiration of the build -
ing permit.

STREETSCAPES
Streets will be an integral part of the physical and
visual landscape, and enhanced streetscapes with dis-
tinctive native and drought tolerant landscape treat-
ment minimizing water use and maintenance will
be an important feature of the project. Landscaped
streetscapes will help establish the project’s identity, communicate the roadway hierarchy as illustrated in
Exhibit 3-10: Street Typologies, and offer a congenial
environment for walking and informal socializing.

Design strategies will be intended to support these
functions, with emphasis on the provision of wide

5.10.1-P11:

Require use of native plants and wildlife-compatible non-native plants, when feasible, for landscaping on City property.

5.10.4-P1:

Promote water conservation through development standards, building requirements, landscape design guidelines, education, compliance with the State Water Conservation Ordinance, and other applicable City-wide policies and programs.

5.10.4-P3:

Promote water conservation, recycled water use and sufficient water importation to ensure an adequate water supply.

5.9.1-G1:

Ample facilities for physical activities that promote community health.

5.9.1-G2:

Parks, trails, and open space located within a 10-minute walk to residential neighborhoods and employment centers.

5.9.1-G3:

New parks, open space, and recreation provided with new development so that existing facilities are not overburdened.

5.9.1-G4:

Park, trail and open space facilities that are accessible and provide connections to destination points and activity centers within the City.

TABLE 3-5 CONT’D: OPEN SPACE PLAN

CONSISTENCY W/KEY GENERAL PLAN

SUSTAINABILITY POLICIES
70 EXHIBIT 3–22: STREETSCAPE TYPOLOGIES
3 City Center Internal Streetscape 4 Campus Perimeter Streetscape 5 Campus Internal Streetscape 2 City Center Collector Streetscape
1 Gateway Streetscape
3 4
5 2
1 71 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN sidewalks, canopy street trees and other sidewalk
amenities such as street furniture. Street trees are
perhaps the most recognizable streetscape element; at
maturity, they will contribute to the visual coherence
and spatial definition of the street, serve as a traffic calming measure to reduce travel speeds, and provide
a comfortable sense of enclosure, shade, and element
of safety. Exhibit 3-22: Streetscape Typologies suggests the visual character of the project’s streetscapes.
Streetscape Amenities: Good street design prioritizes the physical safety, comfort and convenience of persons on
foot. In doing so, it also heightens the social vitality of the place and conveys the public character of its streets. Wide sidewalks will support pedestrian flows with streetscape amenities normally located along the edge of the curb as a physical and perceptual barrier between pedestrians
and vehicular traffic. Street trees, planting strips, and sidewalk furniture will be integrated throughout the
project; amenities such as pedestrian-scaled light fixtures, benches, planter boxes, and specialty paving will be most abundant where especially intense pedestrian activity is anticipated.

Corridor Streetscape: Arterial streets will exhibit a proces- sional character that will enhance arrival to the project.

This will be particularly applicable to the project en- trances from Great America Parkway and Tasman Drive;
similar treatment is to be applied along UPRR Lafayette Street to the extent allowed by the presence of the rail line and other existing conditions. As entrance corridors, these roadways will incorporate planted medians, a broad planter strip adjacent to each curb, and relatively deep landscape setbacks. Recommended design elements will
include special gateway landscape treatment and large
shade trees that will provide spatial enclosure and estab- lish a rhythmic procession. Bike lanes and wide sidewalks will be provided to support multi-modal movement. See
Table 6-1: Street Typology Matrix for all recommended
street dimensions.

City Center Collector Streetscape: Although important to vehicular circulation and parking access, the City Center location will require that these streets also serve pedes- trians and bicyclists. Wide sidewalks with shady canopy trees will facilitate walkable connections throughout the City Center, while bicycle lanes, on-street parking and planted medians will be incorporated to ensure a balance between travel modes around the periphery of the develop- ment parcel.
City Center Internal Streetscape: Characterized by the highest level of amenities, the City Center’s internal road- ways will place emphasis on the pedestrian experience to create vibrant shopping streets. Wide sidewalks, consis- tent planting of leafy canopy trees, and street furniture placed at frequent intervals, as well as specialty sidewalk and crosswalk paving, will be among the critical design features. With the introduction of on-street parking, curb bulb-outs, and mid-block crossings, traffic calming will be another important facet of their design. These and
other amenities will be coupled with active storefronts to fashion an especially amenable setting for strolling, lingering, meeting, and conversing, as well as outdoor
dining. Additionally, street closures for special events may be permitted on private streets without City approval of a Special Permit per SCCC 18.60.030.

Campus Perimeter Streetscape: Although primarily
geared toward vehicular access and circulation, the
design character of these roadways nonetheless will re- inforce the campus feel and support multiple modes of
travel. In particular, they will incorporate wide planter strips, expanded sidewalks, and generous landscape
setbacks; plantings that mediate between a campus
setting and the proposed naturalistic planting along
landscape perimeters and embankments and will be
provided.

Campus Internal Streetscape: These streets will re-
ceive pedestrian priority and will include a high level of streetscape treatment with shade street trees, planter
strips and landscape setbacks reinforcing the campus
experience. On-street parking, enhanced crosswalks,
and other measures such as curb bulb-outs may be
incorporated to slow vehicular traffic.

Temporary Street Closures: The City Center Mixed-Use
district will contain three private streets: identified in this document as 1st Street, 2nd Street, and 3rd Street.

These streets all can have a dual function as open
space during special events through the use of tempo-
rary street closures and Special Permit approval.
72 SHARED OUTDOOR SPACES
Key to successful urban place-making, these shared
outdoor spaces will serve as a counterpart to the
streetscape environment, further enriching the
public realm by offering various places to congregate.

Comprised of plazas, greens, courtyards, and similar
spaces, they will be dimensioned to human occupation
and amenable to active or passive use, and therefore,
normally conceived as outdoor rooms. Exhibit 3-23:

Shared Outdoor Space Typologies portrays the visual
character of the project’s shared outdoor spaces.
Boulevard: Located at the heart of the mixed-use core, the Boulevard will function as CityPlace’s primary outdoor gathering space, a focus of commercial activity and a stage for the civic life of the community that will support the retail, dining and entertainment role of the mixed-use core. This will be a multi-functional space suitable for informal social -
izing, as well as community gatherings, special events, and programmed activities. Therefore, a mostly paved surface that supports flexible use is recommended. Surrounding
uses are expected to consist of ground floor retail, dining and entertainment that will activate and further enliven the Boulevard.
City Center Pedestrian Concourse: A highly public
place and branch of intense activity, the pedestri-
an concourse will pass through the core of the City
Center and will feed the Boulevard. As such, it will be characterized by a high level of design and amenity,
essential to a thriving open air shopping environment.

Design elements would include specialty paving, shade
features, and outdoor furniture, with accommodations
for outdoor dining.

Public Neighborhood Park Space: CityPlace’s develop-
ment program will include the following parks and
open space program elements within the City Center
area (Phases 1-4) as illustrated in Exhibit 3-21: Open
Space Network:
1) City Center East Neighborhood Park A public
park along the east side of Parcel 4 that will include:

• A north-south multi-use trail (biking, jogging,
and walking) that incorporates side buffers and
amenities that could include landscaping, seating,
fitness areas, sports courts, gardens and/or an
extended transit station platform (should the train
station platform expand northward from its current
location). The trail will connect the transit station to the proposed east-west multi-use trail that connects
the Guadalupe River and San Tomas Creek trail
systems. The width of the multi-use trail and the
adjacent buffer areas shall be an average of 30 feet
wide.
• A level or terraced park area that could be
programed with sports courts, fitness and/or play
area such as a par course, and/or other active
recreational uses.
• The minimum area for this park shall be 1
acre, but the design goal is approximately 3 acres,
excluding sloped areas that are not usable, (i.e. not
usable for the proposed active recreational purposes).

2) City Center North Neighborhood Park
A public park along the north side of Parcel 4
(physically located on the south part of Parcel 3) that will include:
• An east-west multi-use trail (biking, jogging, and
walking) that includes side buffers and amenities
that could include landscaping, seating, fitness areas, sports courts, and gardens. This trail comprises a
segment of the proposed east-west multi-use trail
that connects the Guadalupe River and San Thomas
trail systems. The width of the multi-use trail and
the adjacent buffer shall average an average of 30
feet.
• A turfed fitness and/or play area such as a par
course, fitness steps, and/or other active recreational uses.
• The minimum area for this park shall be 1
acre, but the design goal is approximately 2 acres,
excluding sloped areas that are not usable, (i.e. not
usable for the proposed active recreational purposes)

3) City Center West Neighborhood Park A public
park along the west side of Parcel 4 that will include:
• A children’s play area including a physical play
structure(s) (type and design age specified at the
time of the DAP application).
• A family picnic area.
73 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN • An option for an outdoor gathering or performance
area.
• The minimum area for this park shall be one (1)
acre.
Campus Greens: One or more centrally located greens
will be associated with each development parcel that
has been designated as Office Campus. Framed by
office buildings, campus greens will provide a conve -
nient place for workers to congregate or relax and may
or may not be accessible for public use. Typically, these spaces will possess an intensive landscape character
that favors plantings over hardscape, and while a more
refined and cultivated appearance will be appropriate,
design concepts that maximize drought tolerant land-
scaping and minimize the lawn’s extent shall be con-
sidered. Outdoor eating/socializing areas and employee
recreation areas may be incorporated.

Mixed-Use Courtyards: A series of well-defined, court-
yards scaled to function as outdoor rooms will occupy
the urban core. The degree of “publicness” will vary in accordance with the location and accessibility of each
space, largely depending on the nature of surrounding
buildings and uses, and whether the courtyard is locat- ed at-grade or at podium level.

Plazas and Small Open Spaces : Comprised of an assort-
ment of open spaces distributed throughout the development, these spaces will be secondary in function, less formal in purpose and more intimate in scale. Even so, they will main- tain a public character, normally offering seating and shade; while they will tend to support passive use, in some instances, programmed activities such as outdoor performances, may still be accommodated.

City Park: Parcel 3 is reserved for a future city park.

The City of Santa Clara will develop a process for pro- gramming, designing, funding and construction of this
park and associated amenities. The 25 acre mesa top
is sufficiently large for accommodation of a variety of active and/or passive park uses. The sloped areas sur- rounding the mesa top will serve as a physical buffer
and may be best utilized for native habitat and passive uses like walking trails.

PRIVATE OPEN SPACE
Private open space can be provided with both residen-
tial and commercial developments (and may include
rooftops), specific details are to be provided with the DAP submissions.
Residential: A limited amount of open space will be
dedicated to private spaces associated with the res-
idential uses. Semi-private, communal space will be
useful in addressing the social and recreational needs
of urban residents, and may include such amenities as
a swimming pool, Jacuzzi, barbecue area, children’s
tot lots / play areas, and other social, recreational
fitness, and leisure facilities. Courtyards and rooftop terraces will be the most likely configurations. Private open spaces devoted to Active Recreational Uses will
include a minimum of four of the following uses (actual program elements will be included in the DAP appli-
cations): (1) landscaped and furnished, park-like quiet areas; (2) recreational community gardens; (3) family
picnic areas; (4) game, fitness or sport court areas; (5) accessible swimming pool (minimum size 42’ x 75’)
with adjacent deck; (6) recreation center buildings and grounds.

Office: Depending on the office development typology,
some office developments may require the security of
a closed campus, which would require that access to
interior courtyards would be restricted to authorized
employees and guests. In all cases public roads and
public bicycle/pedestrian connections between parcels
will be preserved.

LANDSCAPE ZONES
The large project site will afford opportunity for the
establishment of expansive, character defining land-
scape zones. Given the overall coverage of these zones, they will be called upon to address a multitude of open space objectives by contributing to a distinctive land- scape setting, accommodating various active and pas-
sive recreational activities, extending the site’s green infrastructure, and communicating a commitment to
sustainability. Moreover, attention to water conser-
vation in these zones will be imperative; this will be
most noticeably and effectively accomplished through
74 EXHIBIT 3–23: SHARED OUTDOOR SPACE TYPOLOGIES
5 Mixed-use Courtyards3 Public Park Space - Neighborhood Park 4 Public Park Space - City Park 6 Campus Greens 7 Plazas / Small Open Spaces 2 Pedestrian Concourse
1 Boulevard
35 4
67 2
1 75 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN a heavy reliance on native, naturalized and drought
resistant plant species. Exhibit 3-24: Landscape Zone
Typologies is suggestive of the visual character of each of the project’s landscape zones.
Retention Basin: The land use concept will set aside as Public Facility / Open Space the approximately 13-acre
site located between SR-237 and elevated portion of
Parcel 1; the intent is for the City to maintain its use as a retention basin and pump station.
Perimeter Landscape: The soil embankments present
a unique design challenge, occupying undevelopable
property at the visible perimeters of development
parcels. Landscape treatments will emphasize an
attractive, naturalized edge that will minimize water
use and will transition to the surrounding environ -
ment. Landfill side slopes will remain landscaped to
minimize erosion and promote stability. Plantings that
draw inspiration from native plant communities will
be especially encouraged, for example, establishing
zones of riparian, coastal prairie, coastal shrubland,
and coastal woodland species, depending on aspect,
elevation and context of the slope. Specifically, the
introduction of riparian plantings along the site’s
eastern boundary should interact with and enrich the
Guadalupe River habitat as well as the site’s western
boundary and relationship with San Tomas Aquino
Creek. These perimeters will also function as a recre - ational amenity, incorporating “hike and bike” paths
and trails that will link into the broader trail network.
Campus Landscape: Because project build-out largely
proposes parking structures rather than sizable sur-
face lots, considerable land area is expected to be freed up in the long-term for landscape areas that augment
campus greens and further enhance the campus envi-
ronment. The focus of these spaces will be on providing active and passive recreational use that primarily
serves office workers, for example, accommodating
sports courts and sports fields, as well as various
ornamental gardens. Therefore, a more cultivated ap-
pearance will be typical, utilizing native and adapted
species as appropriate to harmonize with the perimeter
landscape.

Green Roofs: The introduction of green roofs on project buildings not only will provide a unique opportunity to extend the open space network, but also will promote
site sustainability as an integral component of the
project’s green infrastructure. Roofs of commercial/res - idential buildings and parking structures may support
a variety of open space functions, balancing ecological, aesthetic and recreational benefits. Key opportunities
will include small-scale urban agriculture, communi -
ty gardens, and aesthetically pleasing horticultural
gardens. Incorporation of renewable energy photovol-
taic systems may limit the extent of roofs available for landscaping. Space necessary for mechanical systems
and access requirements will also be limiting factors.

Among the ecological advantages of green roofs will be
a reduction in stormwater runoff through rainwater
harvesting, less heat absorption and reduced cooling
loads, and the filtering of pollutants.
76 EXHIBIT 3–24: LANDSCAPE ZONE TYPOLOGIES
3 Green Roof with Photovoltaics2 Campus Landscape1 Perimeter Landscape 3 2
1 77 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

CONCEPT SUMMARY
Working together with the land use, mobility and
open space concepts, the urban design concept will
establish a clear organizational structure that will
bind CityPlace to its surroundings, unify its dispa-
rate parts, create an urban core, and provide nodes
of activity. In doing so, the project looks to create an identifiable character derived from the active, urban
character of its mixed-use core, as well as its function as a sustainable, pedestrian and transit-oriented
development.
Community Linkages: Project roadways, pathways,
and trails will build visual and physical linkages
both externally and internally. The desired external
connectivity will be achieved through various off-
site circulation improvements and reinforced by the
proposed active transportation network that supports
multi-modal movement. Internal connectivity will
largely be achieved through a gridded network of
pedestrian-friendly streets and a centrally located
pedestrian concourse within the City Center core.

Similarly, a network of local streets that readily accom- modate pedestrian travel will be located internal to the office campuses, while various pedestrian access routes will link parcels.

Urban Character & Livability: The proposed mix of uses
and walkability will be key aspects in establishing an
urban character and livability that will be most prom-
inent in the City Center. More specifically, the density, human-scale and street orientation of buildings in the
core will be major contributing factors to CityPlace’s
urban appeal, activating its sidewalks and comfortably
framing its public spaces. Beyond the core, high quality outdoor spaces in the form of campus greens will create an attractive setting while also serving as important
nodes of activity for the surrounding offices.

Project Identity: A key component of successful place-
making will be to establish a clear project identity.

For CityPlace, this will be accomplished through a
variety of interrelated means, encompassing gateways
that mark major entrances to the project; a coordinat-
ed family of wayfinding signage and environmental
graphics; a unified palette of streetscape amenities;
and a compelling landscape character. Additional fea-
tures may include landmark buildings and civic art at
strategic locations. These measures will be especially
applicable to the City Center core as a major destina-
tion, whereas the office campuses will have leeway to
create individual characters within the context of the
overall project identity.

Site Sustainability: CityPlace will incorporate sustain- able design as both an integral and emblematic part
of the project. This will be achieved through sustain - able site planning, landscape and building design
that aims to maximize resource efficiency, promoting
economic vitality, and increasing the quality of life for the project’s visitors and occupants. Among the more
visible sustainable design measures will be the proj-
ect’s transit and pedestrian-oriented site layout; green building practices such as natural ventilation, shading and daylighting; and eco-sensitive landscapes that will stress the use of native and adapted species.

3.5 URBAN DESIGN CONCEPT
The urban design concept will emphasize
community building and placemaking with
the intent of achieving a high design standard
throughout CityPlace. Community linkages,
urban character, livability and sustainability
will be key concepts that support the project’s
urban design and reinforce the overall
vision of creating a new center of activity
for Santa Clara and the region. With this in
mind, a successful project will be dependent
on realizing high quality site planning,
architectural and landscape design.

5.3.3-P4:

Promote community events, such as farmers’ markets and street festivals within the public right-of-way and on City-owned land, in order to support economic development, business retention, and healthy food options within the City.

5.3.4-P11:

Foster active, pedestrian-oriented uses at ground level, such as retail shops, offices, restaurants with outdoor seating, public plazas or residential units with front stoops, in mixed-use development.

5.8.4-P1:

Provide a comprehensive, integrated bicycle and pedestrian network that is accessible for all community members.

5.8.4-P5:

Design streets to include detached sidewalks with planting strips or wider, attached sidewalks with tree-wells to encourage pedestrian use and safety, as well as to remove barriers and increase accessibility.

5.8.4-P7:

Require new development to provide sidewalks, street trees and lighting on both sides of all streets in accordance with City standards, including new developments in employment areas.

5.9.1-P4:

Provide connections between private and public open space through publicly accessible trails and pathways and by orienting open spaces to public streets.

5.10.3-P2:

Encourage new development to incorporate sustainable building design, site planning and construction, including solar opportunities.

TABLE 3–6: URBAN DESIGN CONCEPT

CONSISTENCY W/ KEY GENERAL PLAN

SUSTAINABILITY POLICIES
78 EXHIBIT 3–25: URBAN DESIGN CONCEPT*
* Plan is illustrative 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. 79 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

URBAN STRUCTURE
The urban structure of CityPlace may be described
according to the following components: 1) Gateways;
2) Linkages; 3) Districts; 4) Activity Nodes and Focal
Points; and 5) Edges. Collectively, these elements will organize the project to create a strong visual image,
focusing activity on the desired urban core; linking
the various parcels physically and visually to create
a unified whole; responding to the adjacent land use
context and built infrastructure; and working with
the existing landforms.
Gateways: Entrance into the project and its various dis - tricts will be marked through a series of gateways; these may be expressed through a combination of signage and art, special landscape and lighting treatment, and/or the orien -
tation and massing of buildings. The main project gateways will be located 1) off Great America Parkway at CityPlace Parkway; 2) off Tasman Drive at Centennial Boulevard;
and 3) at the crossing of CityPlace Parkway and Lafayette Street. District-scale gateways will be recommended at
district entrances via collector streets.
Linkages: These will include important vehicular and
pedestrian routes that will connect gateways, activity
nodes and focal points, including Parks. The proposed
CityPlace Parkway and Lick Mill Boulevard are major
vehicular corridors that will be part of the arrival
sequence linking the various districts into a unified
whole; this will be communicated through streetscape
treatment that will include suitably scaled street trees.

Pedestrian priority streets will be identified inter-
nal to each district, receiving an appropriate level of streetscape amenity, including canopy shade trees,
lighting and outdoor furniture; within the City Center
core, these streets will form a tight gridded network.

Meanwhile, a major pedestrian spine will become the
central feature of the core, supporting the highest level of activity and pedestrian flows.

Districts: These will be defined by areas of like character, generally corresponding to parcel delineations and asso - ciated land use designations. The City Center Mixed-Use District will have the most urban character and support the most activity, incorporating a mix of uses that encompass -
es residential, retail, office and hospitality, and are knit together through a network of walkable streets. The City Center Northwest Office District will feature a more urban character than the Office Campus districts located outside of the core. The character of buildings, streetscapes, land -
scapes and signage will reinforce the character and identity of each district, mindful that each will contribute to the overall project identity.
Activity Nodes and Focal Points: Each district will
incorporate one or more activity nodes that will func-
tion as primary people gathering places and also will
help to orient visitors. For the City Center Mixed-Use
District, this will be comprised of a series of focal
points along the pedestrian concourse, with the most
important node to be located midway along the pedes-
trian concourse at the heart of the district; here, the adjacent streets may be temporarily closed to support
major festivals and events. Within each office campus,
a central campus green may serve the function of an
activity node. Additionally, certain intersections may
also receive special treatment that reflects their rela- tive importance, for example with enhanced pedestri-
an crossings.

Edges: The landscape edges resulting from the landfill
embankments are highly visible and will be import-
ant in communicating both the design quality and
sustainability of the project. These will primarily rely on native and adapted vegetation to create a visual-
ly attractive boundary that requires a minimum of
resource inputs, with suitable design transitions to
adjacent perimeter roadways and gateways.

MASSING / SPATIAL DEFINITION
CityPlace’s buildings will be oriented and massed to
reinforce the desired urban character and to establish
a positive relationship between buildings and outdoor
spaces; this will be key to activating the project’s
outdoor gathering spaces and to making walkable
streets. Particularly in the City Center core, building orientation and massing will establish a consistent
street wall along pedestrian priority streets and will
define the pedestrian concourse. Additionally, active
uses such as retail and food and beverage will be
placed along sidewalks and will line the edges of the
pedestrian concourse. Within each office campus,
buildings will be encouraged to frame and orient to
the internal campus greens, thereby creating a col-
legial atmosphere; other considerations in the place-
ment of office buildings will include solar orientation, and views to and from the buildings.

Boulevard retail
Station looking north

80 EXHIBIT 3–26: CITYPLACE - VIEW LOOKING NORTHMulti-story parking structures will be utilized exten - sively thought the project. For the City Center portions of the project, parking structures should be predom-
inately located at the edges of the pedestrian district with access from perimeter roads, so to divert auto
traffic away from pedestrian zones. Where parking
structures face pedestrian zones they should incor-
porate active edges, which may include Commercial
Storefronts and/or Public Amenities that enliven
pedestrian experience.

81 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

OFFICE TYPOLOGIES
office campus anchor retail
class-A office in-line retail
office tower pad retail
creative office / office loft entertainment (cinema/theater)

RETAIL / ENTERTAINMENT TYPOLOGIES

BUILDING TYPOLOGIES
The following imagery is suggestive of an appropri-
ate visual character for the various building types
that will comprise CityPlace, including: 1) Office
Typologies; 2) Retail / Entertainment Typologies; 3)
Hospitality Typologies 4) Residential Typologies; and
5) Parking Typologies. The guidelines associated with
each of these typologies are presented in Chapter 5
(Design Guidelines).
82 full service hotel multi-family podium stand-alone magazine stand-alone magazine (ground floor retail)mid-rise multi-familyboutique hotel wrapped podium
service apartments
high-rise multi-family (12 stories +/-)

HOSPITALITY TYPOLOGIES RESIDENTIAL TYPOLOGIES PARKING TYPOLOGIES

83 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN 4 PARCEL DEVELOPMENT

PLANS, STANDARDS &

REQUIREMENTS

CHAPTER
84 Design standards are graphic and written
principles which are to be incorporated into
the design of each development block in the
project area. With appropriate flexibility, they
will aid in achieving a high level of design
excellence.

INTRODUCTION
CityPlace will be conceived as an Urban District. As
such, its development should best mimic the tenden-
cies associated with urban growth, promoting both
a diversity of building uses and expressions that are
characteristic of great urban environments, while
retaining unifying urban design characteristics that
hold the district together. To accomplish this, empha-
sis will be placed on promoting the diverse and specific needs of tenants and working to craft sub-districts of
synergistic uses, while working to retain the essence
of the overall urban design structure. In both the
diversity of creating sub districts of unique character and unity of common urban design, the overall image
of CityPlace will be supported.

For the City Center, the Block Development Guidelines
detailed in this chapter are intended to be used as
a tool for City staff to review DAPs. The Guidelines
identify planning concepts “in spirit” for the proposed block. Elements such as key frontages and entries,
setbacks, general street patterns, and servicing are
identified and will guide many valid approaches to
development of the block. Other more specific block
characteristics such as massing, general disposition
of land uses, etc. will evolve as the project design is implemented, and may deviate from the illustrated
block characteristics shown. Overall program, density
and urban character will be maintained within the
development of each parcel; however, specific pro-
gram elements may move from one block to another
to accommodate a variety of anticipated influencing
factors, including:
Changes in use and density, and shifts in program
between blocks;
Regulatory requirements due to landfill conditions;
Building typology flexibility;
Key tenant leasing accommodations;
Districting, retail mix and locational synergies;
Shifting anchor tenant locations; and
Redistributing upper floor residential uses or accommo- dating variety in office typologies.

In such case, guidelines associated with the relocation of uses can be applied to the new locations as appro-
priate; however they shall be consistent with the MCP.

The Guidelines are not intended to inflexibly define
specific form and character requirements of the City
Center blocks through the life of the project.

Outside of City Center (for the Office Parcels 1, 2, and 4 Northwest) the Block Development Guidelines in
this chapter are an example of a typical campus office
layout found in many office developments in the vicin-
ity (typically a multi-tenant speculative development
approach). Elements such as key frontages, servic-
ing, and parking locations are identified and valid to
consider in any proposed block development scheme.

However, increasingly important to the current mar-
ketplace is the ability to flexibly accommodate new
working environment prototypes in response to tenant
and market needs. Other approaches might be pro-
posed in the DAP submissions, including new building
typologies and campus organizations that can better
accommodate a Build-to-Suit situation.

4.1 INTRODUCTION
85 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

PLANS & DESIGN OBJECTIVES
The goal of the standards is to promote a visually
cohesive, pedestrian-oriented, and economically viable
urban community. The standards promote a clear and
consistent process for parcel development. They do
not mandate specific architectural styles or building
materials. They do recognize the following:
Provide high quality development;
Promote a cohesive development pattern, while allow-
ing variety in design and construction;
Assist designers, City Staff, City Council, and develop- ers in making consistent design choices that reinforce
the vision;
Provide clarity to the design review and approval
process; and
Emphasize pedestrian connectivity through pathways,
quiet spaces, and vistas
Each development will be reviewed for compli-
ance with the design standards, according to the
Development Area Plan process outlined in Chapter 2
of this document.

DESIGN STANDARD ORGANIZATION
The sequence of future DAP submittals depend on
various factors. Therefore, the area addressed by
a DAP may correspond to multiple blocks or only a
portion of a block as depicted in this chapter. Each
block is identified on a key plan so the designer has
a logical starting point for design. The standards by
block identify allowable buildings, setbacks, active
frontages, parking access and other standards. In ad-
dition, the objective of the development of the block, its target program, and design objectives are provided in
text form. Required design objectives are accompanied
by the term “shall”, while design objectives that are
recommended are termed as “should” or “are encour-
aged”. Minimum standards use the term “acceptable”
or “allowable” to describe minimum required devel-
opment performance. The Standards associated with
each development parcel outlined in this chapter shall
be considered as Requirements when applied to public
streets and understood as Recommendations when
applied to private streets, except private streets must comply standards related to fire, public safety and
sanitation. Public and private street designations are
depicted in Exhibit 3-11.
86 EXHIBIT 4–1: PARCEL & BLOCK KEY PLAN*
* 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.

87 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.2 PARCEL 1: OFFICE CAMPUS NE

PARCEL DEVELOPMENT DESIGN GUIDELINES
Pedestrian Circulation: Sidewalks are required along
all public (City maintained) roads and recommended
along private roads (as illustrated in Exhibit 3-11:

Potential retail and food and beverage uses should
front the interior spine road.
Parking Access: Entries to parking shall only be located off of interior streets and not primary roads. Parking
can be either structured or in surface lots.

PARCEL CHARACTER
Parcel 1 will have high visibility from Highway
237 to the north, and has the potential to be
a signature office campus. It will have the
important function of anchoring the northeast
portion of the project, and may be developed
as either an open tenant office campus, a
secure office campus, or as a combination of
office campus types. An internal green space is
envisioned within the parcel, as well as green
buffers and trails surrounding the parcel.
Open Space & Amenities: A vehicular accessible passive recreation area is suggested in the center of the site, which should focus all the buildings around it within
the parcel. A kiosk structure or structures might be
provided within the central passive recreation area.

An ornamental garden could be located north of the
primary road. Active recreation spaces are also located within the parcel and should create connections to the
central passive space. Outside of the loop road, land is significantly sloped and can provide picturesque land-
scape that includes trails, native habitat, etc.
Setbacks along the perimeter loop road shall be 20’
minimum from the curbline.

View Corridors: View corridors should be kept open at
both ends of the primary road. In the case of separate
buildings, clear views should be maintained through
the lobby at ground level.

Concealed & Exposed Parking: Parking structures and /
or lots shall be made visually attractive, either by land- scaping, visual buffering, siting, artwork, or appropri- ate screening.
Building Heights: Buildings should be moderate
height (roughly three to eight stories), however, to
accommodate a range of unique design solutions a
maximum building height of 219’ above mean sea level
(msl) is established consistent with Airport Land Use
Commission (ALUC) regulations. Final building mass
and height will be subject to City review and approval
through the Development Area Plan process.

Service Entries: These shall be located off secondary
streets running perpendicular to the perimeter loop
road.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

KEY
Potential Land Use Categories Include:

Retail/F&B
Hotel
This use may be considered in the form of
either standalone kiosk structures and/or
as an accessory use.

A potential business-oriented hotel may be
considered.
* 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 4–1: PARCEL 1 PROGRAM*
Site Coverage:
• 35 percent maximum allowable coverage
(includes parking structures)
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
88 Office Buildings:
• Six to eight floors of office
shown, with footprint
ranging from 30-45K
Parking Structures:
• Parcel 1 will be self-
parked in a combination of
structured and/or surface
parking
Ground Floor:
• Campus may be oriented along a central
green space
• Potential retail/food & beverage accessory
uses oriented along central green space
• Active frontages, main building entrances
facing inwards towards green space
* 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 4–2: PARCEL 1 GROUND FLOOR PLAN* EXHIBIT 4–3: PARCEL 1 EXPLODED AXONOMETRIC VIEW*

89 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.3 PARCEL 2 (SCHEME A): OFFICE

CAMPUS SE

PARCEL CHARACTER
Anchoring the southeastern corner of the site,
the Scheme A version of Parcel 2 is envisioned
as either a signature open tenant office campus,
a secure office campus, or as a combination of
office campus types. There will be a green space
within the parcel. Office buildings will front the
green space, with major entries facing the green.

Access is provided from Lick Mill Boulevard,
CityPlace Parkway, 2nd Street, Lafayette Street or
via transit connections further south.

KEY
Potential Land Use Categories Include:

Retail/F&B
Hotel
This use may be considered in the form of
either standalone kiosk structures and/or
as an accessory use.

A potential business-oriented hotel may be
considered.

PARCEL DEVELOPMENT DESIGN GUIDELINES
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 around the perimeter loop road. A shared bike route is
suggested along interior roads within the parcel.

Active Frontages: These are suggested within land uses
other than parking structures that front the interior
open space. Potential retail and food & beverage uses
should also front the open space.

Parking Access: Entries to parking are located off sec - ondary streets running perpendicular to the campus
loop road. Parking may be either structured or located
in surface lots.
Open Space & Amenities: A multifunction recreation
area is identified in the center of the site, and will have the potential to focus all the buildings around it within the parcel. A kiosk or similar structure or structures
should be provided within the central recreation area,
supporting recreation or accommodating retail/food &
beverage as an accessory use. Outside of the loop road, land is significantly sloped and can provide a pictur-
esque landscape that includes trails, native habitat,
etc.
Setbacks along the perimeter loop road shall be 20’
minimum from the curbline.

View Corridors: View corridors should be kept open
at both ends of the primary open space. In the case of
separate buildings, clear views should be maintained
through the lobby at ground level.

Concealed & Exposed Parking: Parking structures and /
or lots shall be made visually attractive, either by land- scaping, visual buffering, siting, artwork, or appropri- ate screening.
Building Heights: Buildings are expected to be moder - ate height (roughly three to ten stories), and “read” as a campus, however, to accommodate a range of unique
design solutions a maximum building height of 219’
above msl is established consistent with ALUC regu-
lations. Final building mass and height will be subject to City review and approval through the Development
Area Plan process.

Service Entries: These shall be located off secondary
streets running perpendicular to the campus loop road.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.
* 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 4–2: PARCEL 2 PROGRAM*
Site Coverage:
• 35 percent maximum allowable coverage
(includes parking structures)
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
90 Office Buildings:
• Six to ten floors of office
shown with footprint
ranging from 30-50K
Parking Structures:
• Parcel 2 will be self-
parked in a combination of
structured and/or surface
parking
Ground Floor:
• Campus may be oriented
along a central green space
• Potential retail/food &
beverage accessory uses
oriented along green space
EXHIBIT 4–4: PARCEL 2 GROUND FLOOR PLAN* EXHIBIT 4–5: PARCEL 2 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. 91 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.4 PARCEL 2 (SCHEME A VARIANT):

RETAIL CENTER

PARCEL CHARACTER
The Scheme A Variant will be a retail-oriented
alternative to the office campus, and is
intended to serve as a surface parked retail
center with two large anchors and in-line
retail, food and beverage, and entertainment.

Access will remain similar to the office version
of the parcel.

KEY
Potential Land Use Categories Include:

PARCEL DEVELOPMENT DESIGN GUIDELINES
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 around the perimeter loop road. A shared bike route is
suggested along interior roads within the parcel.

Active Frontages: These are suggested along primary
anchor and in-line retail entries, and along open spaces and retail/food & beverage kiosks.

Parking Access: Entries to parking are required to be
located off secondary streets running perpendicular
to the loop road. Parking may be either structured or
located in surface lots.

Open Space & Amenities: Within the retail center,
provision should be made for small landscaped spaces
adjacent to active frontages. Outside of the loop road, land is significantly sloped and can provide picturesque landscape that includes trails, native habitat, etc.
Build-To Lines & Setbacks: Build-to lines are suggested along buildings that front open spaces. Setbacks from
secondary streets within the retail center shall be 15’ minimum from the curbline. Setbacks along the cam-
pus loop road shall be 20’ minimum from the curbline.

View Corridors: Views should be kept open along the
western edge of the parcel, facing the City Center. In
the case of separate buildings, clear views should be
maintained through the lobby at ground level.
Concealed & Exposed Parking: Parking structures and / or lots shall be made visually attractive, either by land- scaping, visual buffering, siting, artwork, or appropri- ate screening.
Building Heights: Buildings are to be at the low heights expected for a retail center. In the case of an office
component, office buildings should be moderate height
(roughly four to eight stories), 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: These shall be located off of drive-
ways running perpendicular to the campus loop road.

Servicing should take place at the back of the retail
center, as identified in the plan diagram.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

Hotel
Entertainment
A potential business-oriented hotel may be
considered.

Entertainment uses, such as a cinema
multiplex, may be considered.
* 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 4–3: PARCEL 2 (SCHEME A
VARIANT) PROGRAM*
Site Coverage:
• 35 percent maximum allowable coverage
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
92 Ground Floor:
• Retail center will be
organized around small
green spaces
• Two anchors shown
• Retail center should
be self-parked in a
combination of surface
and/or structured parking
Retail:
• One to three levels
of retail shown with
overall footprint
ranging from 173,000
to 519,000 SF
Office:
• Four to eight levels
of office shown with
footprints ranging
from 30,000 to
50,000 SF
EXHIBIT 4–6: PARCEL 2 (SCHEME A VARIANT) GROUND FLOOR
PLAN*
EXHIBIT 4–7: PARCEL 2 (SCHEME A VARIANT)
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. 93 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.5 PARCEL 2 (SCHEME B): OFFICE

CAMPUS SE

PARCEL CHARACTER
Anchoring the southeastern corner of the site,
the Scheme B version of Parcel 2 is envisioned
as either a signature open tenant office campus,
a secure office campus, or as a combination
of office campus types. There will be a green
space within the parcel. The main difference
between this Scheme and Scheme A will be
retail buildings and smaller stand-alone food
and beverage buildings that will front the green
space, with major entries facing the green.

KEY
Potential Land Use Categories Include:

Hotel A potential business-oriented hotel may be
considered.

PARCEL DEVELOPMENT DESIGN GUIDELINES
Pedestrian Circulation: Sidewalks are required along
all public (City maintained) roads and recommended
along private roads (as illustrated in Exhibit 3-11:

Outside of the loop road, land is significantly sloped
and can provide a picturesque landscape that includes
trails, native habitat, etc.

Build-To Lines & Setbacks: Build to lines are suggested to follow the interior open space and also along adja-
cent streets fronting open spaces. Setbacks along the
perimeter loop road should be 20’ minimum from the
curbline.
View Corridors: View corridors should be kept open
at both ends of the primary open space. In the case of
separate buildings, clear views should be maintained
through the lobby at ground level.

Concealed & Exposed Parking: Parking structures and
/or lots shall be made visually attractive, either by
landscaping, visual buffering, siting, or appropriate
screening.
Building Heights: Buildings are expected to be moder - ate height (roughly two to nine stories), and “read” as a campus, however, to accommodate a range of unique
design solutions a maximum building height of 219’
above msl is established consistent with ALUC regu-
lations. Final building mass and height will be subject to City review and approval through the Development
Area Plan process.

Service Entries: These shall be located off secondary
streets running perpendicular to the campus loop road.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.
* 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 4–4: PARCEL 2 (SCHEME B)
PROGRAM*
Site Coverage:
• 35 percent maximum allowable coverage
(includes parking structures)
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
94 Office Buildings:
• Two to nine floors of office
shown with footprint
ranging from 25-35K
Parking Structures:
• Parcel 2 will be self-
parked in a combination of
structured and/or surface
parking
Ground Floor:
• Campus may be oriented
along a central green space
• Retail/food & beverage
accessory uses oriented
along green space
EXHIBIT 4–8: PARCEL 2 (SCHEME B) GROUND FLOOR PLAN* EXHIBIT 4–9: PARCEL 2 (SCHEME B) 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. 95 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

PARCEL CHARACTER
Anchoring the northwestern portion of the
project and serving as the northern focus of the
City Center pedestrian concourse, this parcel
will accommodate a large city park. Its location
at the highest position within CityPlace will
create opportunities for vistas in all directions,
while also becoming the northern visual focus
for the City Center pedestrian concourse.

4.6 PARCEL 3: CITY PARK
KEY

PARCEL DEVELOPMENT
The City of Santa Clara, in consultation with the
Master Developer, will develop plans for park,
recreation, and open space uses on Parcel 3 that are
complementary to, and will not unreasonably interfere
with, the City Center development.
Additional CEQA evaluation may be required prior to
the development of the CityPlace Park if the City pro-
poses park development that would: require significant
structures; require any intrusion into the landfill re - fuse layer; or be designed to accommodate major events
or activities generating significant levels of traffic.

MASTER DEVELOPER OBLIGATION TO
PROVIDE ACCESS TO PARCEL 3 PARK
Parcel 3 is currently accessible via an existing road
that extends from a low point at the southeast corner
of the parcel and traverses up the eastern landfill
embankment to reach the higher areas of this parcel
where it joins a cart path utilized by the golf course.

This road is primarily utilized by golf course main -
tenance vehicles and golf carts and does not meet
the standards of a city street. A second access road
connects Parcel 3 to Great America Way by use of an
easement through and along the eastern edge of Santa
Clara Gateway’s parking lot. This easement is provid-
ed for maintenance/emergency access only.
The Master Developer shall provide an access road
meeting City public street standards, in a manner that
provides useful access to the upper sections of the par- cel from the City Center development. This road will be improved so as to accommodate two lanes of traffic and
also include street lighting consistent with the design of street lighting for the City Center development. A
turning circle shall be provided to redirect traffic back to the City Center. Any additional infrastructure and
park improvements for the City Place Park will be
carried out and funded by the City consistant with the
DDA.
The Master Developer may at its option regrade and
lower the contours of Parcel 3 prior to the handover of the parcel for park development. Surplus dirt is cur-
rently stockpiled on this parcel, which may be required as fill for other parcels of the project. Parcel 3 is cur- rently serviced by a functioning landfill maintenance
system that serves the site as presently configured
for public golf course use. If this system is disturbed by surplus dirt removal, it will be repaired by the
Master Developer. In such case, any disturbed por-
tions of Parcel 3 would be rough graded by the Master
Developer to a level pad.
* The plan, and section view depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval.
** North Park program area will be confirmed through the DAP process. Anticipated size is 1 to 2.5 acres of active uses. Remainder of Parcel 3 will go to the City Park.

TABLE 4–5: PARCEL 3 PROGRAM*
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park/North Park** TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
96 Design Standards:
Lighting: Locate pedestrian scaled light fixtures at regular intervals along the sidewalk to match City Center.
Travel Lanes: Provide two travel lanes, one in each direction. Additional Standards: The development of City Park will be by the City.

Additional standards may be developed through the City’s process for programming and designing City Park.

EXHIBIT 4–10: PARCEL 3 SITE PLAN*
* The program, plan, and section 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. 1 2
3 97 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.7 BLOCK 4A: CITY CENTER NW

OFFICE ZONE

BLOCK CHARACTER
As the gateway block at the northwestern
boundary of Parcel 4, the site is bounded by
Great America Parkway and CityPlace Parkway
as well as San Tomas Aquino Creek. It is
envisioned as either a signature open tenant
office campus, a secure office campus, or as
a combination of land uses. Block 4A buildings
will share a parking structure along the
western boundary of the block that will need
to be sensitively buffered.

KEY
Retail/F&B
Hotel
This use may be considered in the form of
either standalone kiosk structures and/or
as an accessory use.

A potential business-oriented hotel may be
considered.

Residential may be relocated to this block
from block 4D.

Potential Land Use Categories Include:

BLOCK DEVELOPMENT DESIGN GUIDELINES
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, and off street bike paths are required
along CityPlace Parkway and San Tomas Aquino Creek.

Active Frontages: These are suggested along Avenue A.

Potential retail and food & beverage uses should also
front Avenue A.

Parking Access: Entries to parking shall be located off secondary streets running perpendicular to CityPlace
Parkway and Avenue A. Parking may be either struc-
tured or located in surface lots.

Open Space & Amenities: Small, distributed mini parks
or landscaped areas or a large passive open space are
suggested for the center of the block. A kiosk structure or structures may be provided within these spaces. In
addition, linear open spaces or landscaped areas are sug- gested along CityPlace Parkway and Avenue A. A linear
open space or buffering is recommended along the frontage of San Tomas Aquino Creek.

Public Park: This block includes a landscaped open space that may become a public park identified as West Park.

Depending of the amount of dedicated active park space
needed to support residential uses on adjacent uses, this park may accommodate an amphitheater and children’s
play space for various age groups. The minimum size for this park is one acre (to qualify as residential active open space).

Build-To Lines & Setbacks: Build to lines are suggested to follow the corner of CityPlace Parkway and Avenue A.

There shall be a 15’ minimum setback from the Avenue
A curbline, as well as a 20’ minimum setback from the
CityPlace Parkway curbline, and the block boundary front- ing San Tomas Aquino Creek.

Buffers: A 20’ landscape buffer shall be kept open along the western edge of the block, fronting San Tomas Aquino Creek.

Concealed & Exposed Parking: Parking structures and /or lots should be made visually attractive, either by land- scaping, visual buffering, siting, artwork, or appropriate screening. Special design attention shall be given to
parking structure facade fronting the San Tomas Aquino
Creek.

Building Heights: Buildings are expected to be moderate height (roughly three to seven stories) and “read” as a campus, 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: These shall be located off secondary streets or driveways running perpendicular to CityPlace Parkway or Avenue A.
Trash and mechanical equipment shall be screened from view along the public and private street rights-of-way. * 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 4–6: BLOCK 4A PROGRAM*
Site Coverage:
• 55 percent maximum allowable coverage
(includes parking structures)
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
Residential
98 Office Buildings:
• Three to seven floors of
office shown with footprint
ranging from 35-45K
• Towers generally oriented
to Avenue A and CityPlace
Parkway
Option:
• One of the towers may be
utilized for multi-family
residential
Ground Floor:
• Active frontage, should be
located along Avenue A
and CityPlace Parkway
• Retail/food & beverage
accessory uses may be
located along Avenue A
Parking Structure:
• Parking structure fronting
San Tomas Aquino Creek
EXHIBIT 4–11: BLOCK 4A GROUND FLOOR PLAN* EXHIBIT 4–12: BLOCK 4A 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. 99 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.8 BLOCK 4B: CITY CENTER WEST

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: Bisected by 1st Street, block 4B
may be composed of a northern building (retail anchor), and a southern building (podium residential/office with ground floor retail).
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 and 1st Street, and off street bike
paths are required along the San Tomas Aquino Creek
frontage. A bicycle parking/share facility is recom-
mended within this block.

Active Frontages: These are required along the majority of the 1st Street and Avenue A frontages. .
Parking Access: Parking will be provided internal to the block and may include an attached connection to the
City Parking structure to the south. Entries to the po - dium parking structure are recommended to be located
off of Avenue A and 1st Street.

BLOCK CHARACTER
A dense mixed-use block that will act as a
western boundary of City Center abutting
the San Tomas Aquino Creek and Santa Clara
Convention center to the west, the City
parking structure to the south, and the core
of the City Center to the East. Residential
buildings will wrap the block and parking
structures.
Open Space & Amenities: A generous landscaped open
space buffer shall be located along the western edge
of the podium building, fronting San Tomas Aquino
Creek. The podium building, if developed as residen-
tial, should provide an amenity deck to its tenants.
Build-To Lines & Setbacks: Build to lines are suggested to follow the Avenue A frontage of the retail anchor, as well as the corner of Avenue A and 1st Street. There
shall be a 15’ minimum setback from the Avenue A and
1st Street curblines, as well as a 20’ minimum setback
from the block boundary or the driveway curbline
fronting San Tomas Aquino Creek.

View Corridors: A view corridor should be kept open
along the western edge of the block, fronting San
Tomas Aquino Creek.

Concealed & Exposed Parking: The podium building
should conceal parking structures along its north and
east frontages. Parking shall be visually attractive, in - cluding landscaping, visual buffering, siting, artwork, or appropriate screening.

Building Heights: The northern anchor is expected to
be less than 80’ in height. The southern building is
expected to be at a moderate height to incorporate a
parking structure and wrapped residential/office build- ings above, however, to accommodate a range of unique
design solutions, a maximum building height of 219’
above msl is established consistent with ALUC regu-
lations. Final building mass and height will be subject to City review and approval through the Development
Area Plan process.

Service Entries: Service entries for both buildings may be located perpendicular to 1st Street, as shown in
the plan. Servicing for the retail anchor may partial-
ly or entirely take place within the block 4A parking
structure.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

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 4–7: BLOCK 4B PROGRAM*
Site Coverage:
• 75 percent maximum allowable coverage
(includes parking structure)
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
100
Tower Levels:
• Six floors of double loaded
residential/office shown
• North and South towers
shown
• Shared amenity deck
located above parking
structure
Podium Levels:
• Four floors of wrapped
single loaded residential/
office shown
• Four levels of podium
parking shown
Ground Floor:
• Active frontage along Avenue A
and 1st Street
• Retail and food & beverage at
corner
• Two separate residential lobbies
• Two floors of parking; ingress and
egress provided on Avenue A and
1st Street
Retail Anchor:
• Three floors shown
• Servicing provided in rear of
building
• Active ground floor frontage along
Avenue A
EXHIBIT 4–13: BLOCK 4B GROUND FLOOR PLAN* EXHIBIT 4–14: BLOCK 4B 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. 101 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.9 BLOCK 4C: DESIGN DISTRICT

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: The block is intended to be divided into east and west sides, anchored in the center by a
retail anchor and a central open 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 and CityPlace Parkway and bike routes
are required along 3rd Street and Avenue B.

Active Frontages: These are required along the majority of 3rd Street, Avenue A, and Avenue B frontages, as
well as within the paseo spaces and the anchor fore-
court. Frontages are expected to be most intensively
active along the promenade and along 3rd Street.

Parking Access: Parking access shall be provided
primarily along CityPlace Parkway, though access to
parking may be provided along Avenue A and Avenue
B.

BLOCK CHARACTER
Acting as the northern terminus to the primary
north/south commercial axis through the City
Center, this block will accommodate a variety
of mixed-use including an anchor retailer,
ground floor active uses fronting all major
streets, and upper story offices and residential
towers filling out the perimeter of the block.
Open Space & Amenities: A network of outdoor spaces
organizes the internal block with one primary fore-
court and two secondary courtyards interconnected
with active pedestrian passages. An open space buffer
is recommended along CityPlace Parkway. If developed
as residential, both podium buildings should provide
an amenity deck to its tenants.

Build-To Lines & Setbacks: Build-to lines are suggested to follow the shape of the retail anchor forecourt. There shall be a 15’ minimum setback from the Avenue A and
Avenue B curblines, and an 18’ minimum setback from
the 3rd Street curbline. A 20’ minimum setback from
the CityPlace Parkway curbline is also required.

View Corridors: A view corridor should be oriented
north/south, terminating at the retail anchor.
Concealed & Exposed Parking: The podium building
should conceal parking structures along its south,
east, and west frontages. Measures to conceal parking
shall be visually attractive, and may include landscap- ing, visual buffering, siting, artwork, or appropriate
screening.

Building Heights: Podium buildings are expected to be
at a moderate height and should incorporate a parking
structure with residential or office buildings above,
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 to exceed two to three stories, and should
consider active retail uses on ground and possibly
upper levels. Final building mass and height will
be subject to City review and approval through the
Development Area Plan process.

Service Entries: Should be located along CityPlace
Parkway, as shown in the plan diagram.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

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 4–8: BLOCK 4C PROGRAM*
Site Coverage:
• 60 percent maximum allowable coverage
(includes parking structures)
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
102
Residential Podium:
• East and west buildings
• Six residential floors
shown
• Shared amenity deck
located above parking
structure
Podium Level:
• East and west podiums
• 1 floor of single loaded
residential wrapped
around parking level
shown
Ground Floor:
• Active frontages along Avenue A,
3rd Street, and Avenue B
• Southern portion features in-line
retail facing street and within east
and west pedestrian paseos
• Parking structure entrances along
CityPlace Parkway
• Residential lobbies along Avenue A
and Avenue B
Sub-Anchor:
• Three floors shown
• Active ground floor frontage north
facing CityPlace Parkway and
south facing forecourt
EXHIBIT 4–15: BLOCK 4C GROUND FLOOR PLAN* EXHIBIT 4–16: BLOCK 4C 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. 103 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.10 BLOCK 4D: HOTEL & LIVE/

WORK DISTRICTS

BLOCK CHARACTER
At the core of the City Center, this block will
straddle the primary pedestrian promenade
running north to south through the City
Center. Retail/food & beverage uses will
form the block along the ground plane with
internal courtyards. The block will include two
towers (hotel and residential) on the northern
boundary facing 3rd Street.

KEY

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: The block is envisioned to be di-
vided into east and west sides, with a western luxury
hotel block and an eastern residential block subject
to alternative approaches consistent with the overall
intent of the plan.
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 and 2nd Street, and bike routes are
required along 3rd Street and Avenue B.

Active Frontages: These are required along the majority of street frontages, as well as within internal court - yards and along the north/south pedestrian promenade.

Frontages are expected to be most intensively active
along the promenade and along 2nd Street and 3rd
Street.

Parking Access: There are no parking structures rec -
ommended for Block 4D. Access to parking is shared in
adjacent structures. The hotel and residential compo-
nent may provide limited parking spaces.

Open Space & Amenities: A network of outdoor spaces
organizes the block with a primary north/south prom-
enade space and two secondary courtyards intercon-
nected with active pedestrian passages. Both hotel and
residential blocks should provide an amenity deck to
tenants or guests.

Build-To Lines & Setbacks: Build-to lines are suggested to follow 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
3rd Street and 2nd Street curblines.

View Corridors: A view corridor should be oriented
north/south along the pedestrian promenade.
Building Heights: Proposed towers located on this
block shall be no taller than 219’ above mean sea level.

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 regu-
lations. Retail/food & beverage buildings should be of
low height, not exceed two to three stories, and should contain active retail uses on ground levels and consider them on upper levels. 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 along
3rd Street. Avenue A and Avenue B may provide loca-
tions for valet/drop-off service.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

Potential Land Use Categories Include:

Office
Entertainment
There is potential to reprogram the
residential or hotel blocks as creative
office over retail, or as an office tower.

Entertainment uses, such as a cinema
multiplex or smaller venues, may be
considered.
* 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 4–9: BLOCK 4D PROGRAM*
Site Coverage:
• 60 percent maximum allowable coverage
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
104
Residential Tower:
• Tower situated at
corner of Avenue B
and 3rd Street
• 16 floors shown
Hotel Tower:
• Tower situated on
corner of Avenue A
and 3rd Street
• Eight floors shown
• Hotel amenity deck
above podium
Hotel Podium:
• 1 floor of luxury hotel
facilities shown
Ground Floor:
• North/south pedestrian street
bisects block
• Active frontages along all four
sides, pedestrian street, and east
and west courtyards
• Hotel lobby provided along Avenue
A; residential lobby along and
Avenue B
Residential Podium:
• One floor of retail/food & beverage
and two floors of residential shown
• Provision for residential amenity
deck
EXHIBIT 4–17: BLOCK 4D GROUND FLOOR PLAN * EXHIBIT 4–18: BLOCK 4D 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. 105 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

4.11 BLOCK 4E: BOULEVARD

BLOCK DEVELOPMENT DESIGN GUIDELINES
Block Composition: The block is intended to be divided into east and west sides, each containing two retail/
food & beverage kiosks.
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 and 2nd Street, and bike routes are
required along 1st Street and Avenue B.

Active Frontages: These are suggested along all street
frontages, as well as within internal courtyards
and along the north/south pedestrian promenade.

BLOCK CHARACTER
The central activity space of the City Center,
this block will include four retail / food &
beverage kiosks as well as a central multi-
function event plaza, which could incorporate
a major landscape component and/or art
feature. Each kiosk could include an outdoor
seating area.
Open Space & Amenities: A network of outdoor spaces
organizes the block with a primary north/south prom-
enade space and a landscaped open space (landscaped
and furnished park-like areas) on the western end of
the block. The wide sidewalks envisioned for this block should include a variety of linear open space features, as well as outdoor seating, especially in between each
kiosk.

Build-To Lines & Setbacks: Build-to lines are suggested to follow the north/south pedestrian promenade, as well fronting the western open space. There shall be a 15’
minimum setback from the Avenue A and Avenue B
curblines, and an 18’ minimum setback from the 2nd
Street and 1st Street curblines.

View Corridors: A view corridor should be preserved
through the center of the block that orients north/south along the pedestrian promenade.

Building Heights: Retail/food & beverage buildings
should not exceed two to three stories, and should
consider active retail uses on ground and upper levels.

Final building mass and height will be subject to City
review and approval through the Development Area
Plan process.

Service Entries: Loading docks are not required, and
retail and food & beverage uses may be serviced from
the surrounding streets.
Trash and mechanical equipment shall be screened
from view along the public and private street
rights-of-way.

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
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
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. 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 major-
ity of street frontages, as well as within the central
courtyard space and along the north/south pedestrian
promenade. Frontages are expected to be most inten-
sively active along the promenade and courtyard, and
along 1st Street.
Parking Access: There are no parking structures rec - ommended 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 pedestri- an 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 com -
pliance 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 mid- block 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
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
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. 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 com- posed 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 pro - vided from Avenue B and Avenue C.
Open Space & Amenities: A landscape buffer is re-
quired 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 dedica-
tion 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 suggest- ed 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)
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
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 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 com- posed of a large retail anchor, supporting food & bever- age, 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 park-
ing/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 pro - vided 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 dedica-
tion 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)
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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
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*

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 sta-
tion, 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 stag- es, Parcel 4H design should respond to station needs,
enhancing the transit and pedestrian/bicycle connec -
tivity 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’
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, incorporat- ing 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 recommend-
ed 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 majori- ty 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 suggest- ed at the northeast corner of the block, framing the
north/south pedestrian axis. There shall be a 20’ min - imum 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
from view along the public and private street r-o-w.

KEY
Hotel
Residential A residential tower may be considered in-
lieu 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
PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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. 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 porte-
cochere 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 park-
ing 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 major-
ity of Tasman Drive frontage. The frontages along
Centennial Boulevard and Stars & Stripes are expect -
ed 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 suggest- ed at the northwest corner of the block, framing the
north/south pedestrian axis. There shall be a 20’ min - imum 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 in-
lieu 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.

PARCEL 1
Primary Land Use Gross Area
Office
Office 1,440,000
TOTAL 1,440,000
AREA: 49.6 Acres FAR: 0.83
PARCEL 2
Primary Land Use Gross Area
Office
Office 2,592,000
TOTAL 2,592,000
AREA: 60.9 Acres FAR: 0.98
PARCEL 3
Primary Land Use Gross Area
Park
City Park TBD

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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. 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 porte-
cochere 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 apart-
ments 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.

TOTAL TBD
AREA: 34.9 Acres FAR: 0.00
BLOCK 4A
Primary Land Use Gross Area
Retail
F&B 10,000
Retail 35,000
Office
Office 770,000
TOTAL 815,000
AREA: 19.4 Acres FAR: 0.97
BLOCK 4B
Primary Land Use Units Gross Area
Residential
Residential 240 units 240,000
Retail
Anchors 86,000
F&B 5,500
Retail 10,500
Office
Office 150,000
TOTAL 492,000
AREA: 6.1 Acres FAR: 1.89
BLOCK 4C
Primary Land Use Units Gross Area
Residential
Residential 800 units 800,000
Retail
Anchors 60,000
F&B 20,000
Retail 58,000
TOTAL 938,000
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
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. 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, pedes-
trian walkways and paseos, and public plazas.
Orient buildings and their entrances to link to key out- door 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., photovol- taic 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 activi- ty or residential use.
Screen service, loading, and storage areas with compat- ible 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 exte- rior 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 place- making, 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 gath- ering 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 archi- tectural lighting should be limited to areas with spe - cial security needs including the pedestrian concourse
and other highly active areas.
Configure interior lighting to minimize spill onto out - door areas and to limit unnecessary glare, particularly with parking structures.
Integrate project signage and lighting. Unobtrusive
and attractive external forms of lighting are appropri- ate for most project sign types, although major gate-
way 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 be- tween 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 en-
trances 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 pla- zas in order to communicate a slow-speed shared pedestrian and vehicular realm.

MU-8: Enhance the intersections of gateways by incorporat- ing 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

DESIGN GUIDELINES

124
Service & Loading Facilities:

Services and loading, including trash disposal areas should be designed and located to adequately provide for commer- cial, 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 connec-
tions 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 pedestri- an scale in the immediate vicinity, and facilitate a hierarchi- cal 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, por-
ticoes, 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 accom-
modation 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 accom-
panying 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 project-
ed 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 toler- ant plant selections to reduce cooling and heating costs.

Rooftop photovoltaic solar panel systems are encour-
aged, and compatible with green roofs.

MU-24: Roofs should be designed as an integral compo-
nent 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 num-
ber of colors; moreover, their material should be spec- ified 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 aes- thetic 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-de-
signed trims, recesses and details as character defin-
ing 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, trel- lises 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 accessi- ble, and facilitates retail and commercial activity. An active, safe, and enjoyable street environment depends
on buildings that connect and interact with the pedestri- an 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 land-
scaping 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 pedes- trians along the public right-of-way where the build-
ings 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 cohe- sive and visually interesting. Basic harmony of archi-
tecture 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 win-
dow and displays are encouraged.

MU-36: Treat all facades of the building with appro-
priate level of architectural detail and articulation.

Building elevations, whether such elevations function as the front, side, or rear of the building, should be archi- tecturally 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 attrac-
tive 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 materi- als 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 build- ing 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 prop- erties, 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/bev- erage, 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, au- tomatic 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 conve-
nient 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 move- ment 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 neigh- boring blocks through scaled gateway entry markers,
landscaping, lighting, and specialty paving for cross-
walks 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 (in - cluding 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 archi-
tectural 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 architectur-
al 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 photovol- taics 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 readabili- ty, 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 cor- ners 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 trans- parent views into their entrance lobbies, and commer-
cial/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 differ - entiated from their neighbors yet be complementary to
their materials, colors, and scale.

CCO-31: Provide shade along pedestrian paths for com-
fort through awnings, canopies, etc.

Building Materials & Colors:

Building materials and finish guidelines are intended
to ensure the appearance of a high-value, high-qual-
ity 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 nat-
ural finish, factory coated, stained, colored, or other - wise 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 imple-
ment 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 instal-
lations 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 ex- ceed 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 co-
hesive part of the building architecture. Signage shall be made of compatible materials that reinforce the
design style of the overall district. Signs will be consis- tent 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 mate- rials that suggest permanence.
CCO-42: Identity signage should be sufficiently visible from surrounding public streets so that site entranc-
es can be readily identified by both pedestrians and
persons in vehicles.
CCO-43: Discourage signage that obscures architectur - al 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 illumina- tion 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 pe - destrian 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 ex - terior light spill from interior office lighting and utilize nighttime lighting curfews where appropriate.

CCO-47: Complement the lighting employed for sur-
rounding 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 develop-
ment 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 configu-
rations 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 pro-
vide 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 vis-
ible 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 pedestri-
an 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 passers- by. 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 be-
tween 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 perma-
nent 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 other- wise large buildings typical of an primarily office develop- ment, 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 man -
ner 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 para-
pets, 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 prima- ry 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 de-
pends on buildings that connect and interact with the
pedestrian realm. Ground floor details in particular
play a large role in providing pedestrians with a pleas- ant urban experience.

Design Guidelines:
OC-31: Provide highly visible and readily identifiable public building entrances. Along with changes in build- ing 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, exte- rior 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 over-
whelmingly 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, cas-
cading landscaping, or other suitable screening.

OC-42: On-site parking structures should not be sig-
nificantly 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 park-
ing 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’, incorpo- rating 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 illu- mination 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 guide- lines 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 nec- essary 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 contin- uous retail frontage. Minor modulations will accom-
modate 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 func-
tional 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, park- ing 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 park-
ing’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 stor- age facilities. Service areas and facilities should inte- grate 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 right- of-way and areas with high pedestrian traffic. In gener- al, these areas should be located behind the building.
RC-11: Screen ground level mechanical and electrical
equipment (including meters, back flow devices, trans-
formers 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 archi-
tectural 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 through-
out the Retail Center.

Design Guidelines:
RC-13: Enrich outdoor pedestrian areas with decorative paving, overhead cover, outdoor furniture, and pedes-
trian- 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 gather-
ing 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 empha-
sis 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 mechani- cal 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 inter - esting 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 para-
pets, louvers, etc.)
Building Articulation & Fenestration:

Articulation and fenestration of the facade help to cre- ate “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 articu- lated 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 transpar - ency where appropriate.
RC-29: Storefront windows should be transparent and
not be obstructed or coated with any material to pre-
clude 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 store-
front 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 pro-
vide a uniform character and complimentary material
relationship between buildings, promote the perception
of strength and permanence of buildings, while main-
taining appropriate variety for design flexibility.

Design Guidelines:
RC-37: Use materials and colors that will enhance a
building’s visual quality, requiring compatible materi- als 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 simplic- ity and harmony, generally emphasizing light, neu-
tral 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 high- ly-tinted glass.

SIGNAGE & LIGHTING DESIGN
Site Signage:

Signage shall add to the pedestrian streetscape experi - ence and uniformly express information without creat-
ing 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 rath- er 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 appropri- ately 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 archi -
tectural 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 materi-
als 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 pollu-
tion 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 pe - destrian 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 complemen-
tary family of fixtures with a similar aesthetic, empha - sizing 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) gate-
ways, 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 net-
work 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 import -
ant 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 set-
tings that comfortably support formal and
informal gatherings and social interac-
tion. 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 visi-
tors. Facilities are to feature a variety of
picturesque and horticultural gardens, as
well as trails and paths and multi-func-
tional activity spaces, which may include
sports courts, playing fields and par
courses where appropriate.

Principle No. 6 - Landscape Identity:

Employ a cohesive landscape design con-
cept 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 res-
idential 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 na-
tive 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 con-
tribute 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, ap-
propriate tree species, and energy efficient
lighting all help to create a low mainte-
nance project.

Principle No. 10 - Water Wise:

Minimize resource inputs through effi-
cient 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 cre-
ate a regenerative and resilient site that
reduces maintenance and minimizes wa-
ter 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 as-
sumes universal accessibility and compli-
ance 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, espe-
cially 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 incor-
porating 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 aesthet-
ic values. A driving factor behind the planning and
design of the landscape will be the interdependence
between aesthetic and recreational outdoor environ-
ments and the green infrastructure that will deliver
ecological benefits such as stormwater management
and energy conservation and production. The em-
phasis 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 inte- grated 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-filter- ing 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 region-
ally native plants and species adapted to the local cli- mate; 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. 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 con- ditions 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, especial - ly within perimeter landscape zones.
SL-5: Use low maintenance varieties of turf grass in
locations where turf is necessary or uniquely advanta-
geous. 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 embank- ments 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 con-
trollers; for example, utilizing either evapotranspira- tion 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 man-
agement 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 fea- tures 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 func-
tions, 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 enhance -
ment, 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. 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 infra-
structure. Key aspects of green streets include narrow
streets to reduce runoff and the use of landscape with- in the right-of-way to support natural processes, such
as integration of swales and vegetation for bio-reten-
tion 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 aes-
thetics, 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 com-
patible 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 evapotranspi- ration 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, deliv- ering 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 capac- ity 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 absorb- ing 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 residen- tial plot garden, or a showcase “chef’s garden” associat- ed with one or more restaurants, and for additional out- door 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 ben-
efits 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 habi-
tats 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 region- al trail network.
SL-20: Incorporate interpretive signage along trails to include information about local and regional histo-
ry 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 abil- ity 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 inva -
sive, 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. 149 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN urban heat island effects include roof gardens and veg- etated 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-pro-
grammed rooftops. Other renewable energy sources
should also be considered, but primary attention to de- mand 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 compo-
nent 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 autho-
rized by the State of California to complete a water
budget. On-site recovery of rainwater and/or wastewa-
ter 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

151 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

6.3 STREETSCAPE

STREETSCAPE DESIGN INTENT
The project’s streetscapes are envisioned as a system
of landscaped corridors designed to accommodate mul-
tiple 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 side-
walks, canopy street trees, and benches for rest and
relaxation.

STREETSCAPE GENERAL DESIGN

STANDARDS / GUIDELINES
Traffic Calming:
SD-1: Introduce traffic calming measures where pedestri - an activity is heaviest, including curb bulb-outs, enhanced crosswalks, park strips or tree wells with canopy tree plant - ing and on-street parking.
SD-2: Use curb extensions (i.e., bulb-outs) at intersec - tions, 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 allow-
ing sufficient room for street trees and other streets- cape 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, pedestri - an 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 with- in 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. 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 main-
taining visibility of commercial signage.
SD-12: Select street trees that are disease resistant, hold up to urban conditions, and provide shady cano-
pies 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 place-
ment of utilities to avoid interference with streetscape amenities and pedestrian flows.

Sidewalk Activity:
SD-16: Accommodate sidewalk dining along commer-
cial 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) mea-
sures 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; mea-
sures 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) con-
sistent 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
66 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 cre-
ate 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 regu - lar 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 buf - fer. 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
44 5 5
66 3

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 en-
trances to parking structures.
Median: Introduce small scaled flowering trees for an added pop of color and native drought tolerant land-
scaping 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
7KEY
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 landscap- ing or xeriscaping.
Parking Lanes: Introduce on-street parallel parking on both sides of the street, interrupted by bulb-outs at inter- sections and mid-block crosswalks.
Sidewalk: Allow for wide sidewalk widths along with
areas for large scale planters and benches creating a phys- ical 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 (shar- row) 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 occa- sional street closures for special events.
1 12
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 flow -
ering 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 oc-
casional street closures for special events and regular programmed use like farmers markets.
1 1 12
2 4
44 5
5 6
7 66
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 landscap-
ing 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
55 * 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 plant-
ers, 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
44 5
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.
163 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN Campus Internal Streetscape: Internal
Street 2*

SECTION
Design Standards:
Amenities: Hang banners on street light poles for local events. Provide pedestrian scaled light fixtures at reg- ular 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 buf - fer. 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 12
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
12 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 charac-
ter, 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 flexi- ble 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 ap-
propriate 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, ornamen-
tal along with canopy trees, and decorative plant-
ings 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 -meet-
ing, sitting, conversing, eating etc.
Includes decorative hardscape features, plantings,
water features, and project signage to aid in pedes-
trian movement through the space.
Specimen trees, public art, and fountains all aid in
creating this animated pedestrian environment.
Canopies, awnings, trellises etc. augment pedestri-
an 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.
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 (singu-
larly 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

PARKWEST
PARK
NORTH
PARK
168
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 com-
fortable 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 con-
tributing to a positive work environment by offering
places to relax in addition to an attractive outdoor
landscape.
Includes seating areas suitable for rest and relax-
ation, people watching, or a business lunch.
Secondary campus greens include small and moder-
ately 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,
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 ac-
commodates 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 de-
sired sense of enclosure.
Courtyards can include pools and Jacuzzis, lounge
chairs, eating and barbecue areas, recreation spac -
es, 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.
170
Typical Secondary Plaza
Summary Description:
Introduce both hardscape and softscape features in-
cluding decorative plantings, specialty paving, seat-
ing areas, and some areas of grass for relaxation.
Adjacent buildings enliven, activate, and/or delin-
eate the plaza edges.
Pedestrian scaled lighting, benches, trash recep-
tacles, 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.
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 environmen-
tal benefits, while maintaining the integrity of the
landfill embankments. Their extent will also make it
important to incorporate design strategies that mini-
mize water use.

LANDSCAPE ZONES GENERAL DESIGN

STANDARDS / GUIDELINES
LZ-1: Minimize the use of turf grass in identified land - scape zones to the extent feasible.
LZ-2: Rely on simple, bold, easy to maintain landscape planting schemes, typically utilizing native and adapt- ed 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 deco-
rative paving, plants, furniture, trash receptacles and lighting to embellish the space.
LZ-6: Employ a rich, yet coordinated, palette of land- scape materials to provide scale, texture, and color.
LZ-7: Incorporate green roofs to absorb rainwater, pro- vide 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, con -
trolling 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 mul- tiple 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 recreation- al courts and/or fields add to the office campus environ- ment, giving employees healthy lifestyle choices close
and convenient to the workplace.
Offering easily accessible ways for employees to exer- cise 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 g ardens 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-sav-
ing 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 pleas- ing landscape, and helping to lower urban air tempera-
tures and mitigate the heat island effect.
Green roof gardens have positive impacts on commu-
nity 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 apart-
ments 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 accommo- date 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 land- scape materials and drought tolerant plantings that is
pleasing to the eye, to provide scale, texture, and color.
POS-10: Private outdoor spaces generally should pro-
vide 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 loca-
tions 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 gather- ing 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 spac-
es 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 de- sign. On the other hand, intersections that will feature substantial pedestrian activity should be regarded as
public space suitable for design enhancements, includ-
ing 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 hard-
scape, planting and lighting.
GD-2: Ensure that project identity signage and environ- mental 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 gate-
ways, 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 lo-
cations 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 pedes-
trian 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 pedestri- an 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 memora-
ble point of arrival and distinctive project identity.
Graphics and/or art pieces establish a precedent for
high quality design applicable to streetscapes and pub- lic spaces throughout CityPlace.
* Exhibit is conceptual and subject to change.

GATEWAY TYPOLOGY

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 cross-
walks treated with decorative paving improve the
aesthetic quality of the streetscape, calm vehic-
ular 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 pedes-
trians 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.

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, land- scaping, 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 princi- ples, to the extent applicable to the particular develop- ment area:
Reduce mirrors and large areas of transparent or
reflective glass.
Avoid transparent glass skyways, walkways, or entry-
ways, free-standing glass walls, and minimize trans -
parent 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-pro- file, low-intensity lighting directed downward, and
requiring shielded fixtures for outdoor lighting.
To the extent consistent with the normal and expect-
ed 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, down-
ward-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 sub-
mission 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, profes-
sional, 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 limita-
tions 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 cen-
ter 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 bill- boards, 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 characteris-
tics including illumination, electronic imagery, and
seasonal and temporary signage. Comprehensive Sign
Programs may allow for outdoor advertising (bill-
boards) 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 pro-
vides 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 direction-
al signage types, etc.; 2) Tenant Signage: identifies
particular businesses and institutions within the
project area, including freestanding, building mount-
ed, 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” with-
in 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 di- rectly 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 pro-
mote 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 supe-
rior 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 graph- ic 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 innova- tive 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 thought-
lessly 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 vehic- ular points of entry and provides information (or place identification).
Signs are scaled to their surroundings and in accor - dance with their function as primarily vehicular-ori -
ented project identifiers.
Gateway signage coordinates with other gateway
design elements, including landscape, hardscape, light
displays and art.
Signage enhances the project and establishes the over- all 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 ma- terials 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, pe-
destrians, and cyclists.
Signs are constructed of high quality and durable ma- terials that are weather and vandal resistant.

PROJECT SIGNAGE CHARACTERISTICS

PROJECT IDENTITY TYPOLOGY

186

TRANSPORTATION / TRAFFIC CONTROL TYPOLOGY
Street Name (Private)*
Summary Description:
Signs and typefaces are kept simple to augment read-
ability 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 func- tionality 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, high- ly 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 di - rect 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 com- fortable 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 comfort - able 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 mate- rials that are weather and vandal resistant.

188
EXHIBIT 7–1: VEHICULAR & PEDESTRIAN DIRECTIONALS - PARCELS 4 & 5* * Exhibit is conceptual and subject to change.
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 mate - rials, 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 destina-
tions, 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: WA YFINDING DIRECTORIES & INFORMATION KIOSKS - PARCELS 4 & 5* * Exhibit is conceptual and subject to change.
191 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN

TENANT SIGNAGE DESIGN INTENT
High quality, innovative, and expressive tenant sig-
nage 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 comple- ment 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, un -
adorned 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 composi- tion of a tenant sign should be coordinated with archi- tectural 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 estab - lished 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 pe - destrian 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 pedestri-
ans 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 fea -
tures 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 residen-
tial 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 decora-
tive 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 advertis-
ing signs will advertise businesses within CityPlace,
or special events happening within the site. Buildings
and plazas may be named after companies or individ-
uals 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 build- ing 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 ar-
rangement of bays, windows, and other architectural
features.
SA-6: Keep message content brief, include thoughtful
design placement.
SA-7: Ensure that signage and interactive technolo-
gies 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 commu- nication and create visual impact. A good strategy for
digital signage is to use high-contrast color combina-
tions but to avoid garish combinations.

SA-12: Outdoor advertising must face inward into the
City Center, except outdoor advertising may face out-
ward 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 proj- ect 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 build- ings 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 de- velopment 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 sur-
face, 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 wayfind-
ing, 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 pedes-
trian 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 appropri-
ate physically accessible, generally encouraging a high degree of interaction with the art piece.
CA-5: Explore opportunities to integrate artisan craft - ed landscape and building details.
CA-6: Design permanent art pieces of durable, exterior grade materials, with consideration given to structur-
al 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 fur- nishing and landscape features, such as benches, trash
receptacles, tree grates, etc.

Site Pageantry/Banners: Colorful banner signs ap-
plied to light poles or building facades may advertise
CityPlace and local events, and are especially appro-
priate 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

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 abun-
dant 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 respon-
sible 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 out-
door 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 cre - ating 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, pedes-
trian 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 bright-
ness 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 ad- just 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 environ-
ment 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 light-
ing to the greatest extent possible.
Help protect the natural environment from the damag-
ing 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 short- er 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 appro-
priate to dim or turn off fixtures not required to meet code safety lighting levels.
Incorporate curfews (i.e. turn lights off or dim auto - matically) 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 installa-
tion 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 custom- ization 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 recom-
mendations 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 con-
tains open spaces in more passive areas with little
pedestrian activity. Lighting in these areas may ad-
versely 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

FULL CUTOFFCUTOFF
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 consid-
ered 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 proj-
ect 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 light-
ing 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 re - duced 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, charac- ter, and is uniform and/or continuous.

Gateways
All project gateways, regardless of the lighting char-
acter zone they fall within, will all have increased
lighting levels. These main entryways serve to an-
nounce the project, and as such will require addition-
al landscape, signage, and specialty lighting. Limited
up lighting should be allowed in these unique gate-
ways 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. 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 proj-
ect’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 ap-
proval processes, including the review and approval of
development area plans, will entail further design and
development of the project’s infrastructure. Final de-
sign 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 speci-
fications 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 con - structed 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 ulti- mately 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 doc-
uments 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) neces-
sary 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 exist-
ing 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 drain-
age, 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 under-
ground 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 op-
erated 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 monitor-
ing 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 responsi -
ble 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 elec-
tric 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 telecom-
munications are located in underground facilities.

Topology: Existing topology characteristics are illus - trated 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 environ- ment. Other post-closure land use requirements will
include monitoring and ventilating landfill gases be-
neath 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 topogra- phy 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 subsur- face 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 moni-
toring 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 settle-
ment, 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, interac-
tion 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 in-
cludes general pad elevations and access road grading
for the development.

Finished grading elevations will be set following ver-
ification 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 adja-
cent 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 require-
ments 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 underd-
rain), flow-through planters, tree wells with media
filter, infiltration trenches (with underdrain), land-
scaped open space (landscaped and furnished park-
like 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 on-
site 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” storm-
water 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 free-
ways. 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 devel-
opment 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 arte-
rial 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 devel-
opment 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 pro-
vide 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, sig-
nalization, etc. (access variants illustrated in Exhibits 3-13 and 3-14). The following summarizes the current
planning for the existing, new and modified intersec-
tions 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 prelimi-
nary concepts developed with the City of Santa Clara
Department of Public Works.

Parcel 1
One access point from Lafayette Street with a mini-
mum 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” inter - sections may be introduced on Lafayette Street in two
locations to allow “Jug Handle” type access approach-
es, 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 mini-
mum of two entrance and three exit lanes.
A new “Urban Interchange” which involves rais-
ing 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” inter - sections may be introduced on Lafayette Street in two
locations to allow “Jug Handle” type access approaches, with bridges over Lafayette Street connecting the east- ern 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 ac- cess 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” inter - sections may be introduced on Lafayette Street in two
locations to allow “Jug Handle” type access approach-
es, 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 (east-
bound) 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 nu-
merous 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 en-
croachment 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 develop-
ment. 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 intersec- tion is approached from the south due to the existing
vertical curve on the San Tomas Aquino bridge struc-
ture. 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 character-
ized as dry-summer subtropical (often referred to as
Mediterranean), with cool wet winters and relatively
warmer dry summers. The mean annual precipita-
tion 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 oth-
er appurtenances (as illustrated in Exhibit 8-1: Storm
Drain). The building drainage will be via internal
systems piped directly to the storm drains. A com-
plete 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 convey-
ance. 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 exist- ing 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 eleva-
tion 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 mod-
ified,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 manage-
ment 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 approxi-
mately 5.3 acres and had a 1972 design storage capaci-
ty (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 sce-
nario 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 proj- ect was not initiated.

The Golf Course Pump Station was originally con-
structed 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

BILL TO GET

LANGAN UPDATES
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 operat-
ed 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 pro- vided 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 in-
crease 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 de-
signed 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

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 DA P.

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 sani-
tary 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 continu-
ing in Lick Mill Road. The second branch of the recy-
cled 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 distribu-
tion 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 connec-
tion 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 recy- cled water permitting process. Additional design infor- mation is provided in the Water Technical Memorandum,
attached to the IMP.
217 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN EXHIBIT 8–3: RECYCLED WATER

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 func-
tion 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 sew-
ers 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 com-
pletely 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 hydrau-
lic 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 up-
grades to the Rabello and North Side Pump Stations.
220
EXHIBIT 8–4: SANITARY SEWER

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 po-
sition during initial development phases or perma-
nently. 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 consulta-
tion 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 documen-
tation 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 resi- dences 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-cir- cuit conduit bank of up to four 5 inch primary con-
duits. 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 appropri-
ate 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 exist-
ing 24-inch high-pressure gas transmission main is lo-
cated 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 mid-
point 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 locat - ed 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 relocat-
ed 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 transmis-
sion 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 sep -
aration 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 estimat- ed 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 con- figuration of portions of the landfill operations monitor- ing, collection and removal systems. Initial assumptions for abandonment and replacement or maintenance of the
above systems include the following:
Protection and maintenance of groundwater monitor-
ing wells and groundwater piezometers;
Monitoring existing leachate collection and removal
system during site development;
Abandonment and replacement of the landfill gas col-
lection 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, settle- ment 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 polyeth-
ylene 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 en-
countering 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. 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. 228
EXHIBIT 8–7: CONCEPTUAL FOUNDATION CONDITIONS - STREET SECTION (PARCEL 4 SETTLEMENT SLAB SECTION) * Not to a scale
®
4030 Moorpark Avenue, Suite 210
San Jose, CA 95117
T: 408.551.6700 F: 408.551.0344 www.langan.com
© 2016 Langan
Filename: \\langan.com\data\SJO\data6\770611601\Cadd Data - 770611601\SheetFiles\Technical Memo and Report Figures\Storm Drain\Utility - Storm Drain Figure Maps.dwg Date: 8/2/2016 Time: 15:28 User: dhodson Style Table: Langan.stb Layout: Fig 32 SECTION (See the Infrastructure Master Plan for landfill gas venting and other details.) 229 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN EXHIBIT 8–8: CONCEPTUAL FOUNDATION CONDITIONS - BUILDING (RETAIL, OFFICE & HOTEL) SECTION * Not to a scale

230
EXHIBIT 8–9: CONCEPTUAL FOUNDATION CONDITIONS - PLAZA SECTION * Not to a scale

231 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN EXHIBIT 8–10: FOUNDATION CONDITIONS - BUILDING EDGE WITH WALL * Not to a scale

232
EXHIBIT 8–11: FOUNDATION CONDITIONS - BUILDING EDGE WITH LIGHT WEIGHT CONCRETE WALL * Not to a scale

233 CITYPLACE SANTA CLARA | MASTER COMMUNITY PLAN 9 SUSTAINABILITY

CHAPTER
234

INTRODUCTION
Integration of sustainable features into building proj- ects is often challenged because the optimum imple-
mentation scale for a certain technology exceeds the
scale of the project. Synergies can exist for efficiency optimization through sharing of resources, but proj-
ects 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 achiev-
ing 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 alter-
native 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 opportuni-
ties 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 perfor-
mance 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 in-
clude 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 ad- vanced 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 effi-
ciencies, 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 pro-
posed 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 inhab-
itants. 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 bet- ter than the base case energy model developed pursu-
ant 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 de-
mand 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 reduc-
tion 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 pur-
chasing guidelines for cleaning products and consum-
ables 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
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 position-
ing strategy.
“Bona fide public eating place” means a restau-
rant 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 regula-
tions of the local department of health. For purposes
of this definition, “meals” means the usual assort-
ment 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 com-
pliance 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 residen-
tial 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 rec-
reational 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 instruc- tional 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 involv-
ing 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 ban-
quet 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 per-
cent 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 establish-
ment 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 pri- marily 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 com- plex 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 develop-
ment” means facilities for the assembly, compound-
ing, 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 ema-
nating 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, butch-
ers, 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, condomini-
um, 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 estab -
lishments 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 estab -
lishment 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 in-
volving the on-site transaction or transfer of merchan- dise 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
APPENDIX C: DEVELOPMENT AREA PLANS -

SUBMITTAL & APPROVAL PROCEDURES

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 oth- er 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 appli-
cations 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) coordi-
nating pre-submittal conferences with the applicant
and making applicable staff experts available for re-
view and comment; (ii) convening the Executive PCC
and key department staff having expertise to review
the completeness of the applications and to gener-
ate 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) coor-
dinating with the Developer as necessary to address
City comments and to observe the time periods for
review and approval set forth herein.

City Council and Authorities ConcurrentDecember 8, 2022

City Council and Authorities Concurrent
December 8, 2022