Resolution No. 25-9467 (Rezone) — City Council and Authorities Concurrent, July 8, 2025

Resolution/ Related Santa Clara Project – Zoning Amendment Page 1 of 7 Rev: 7/27/2023
RESOLUTION NO. 25-9467

A RESOLUTION OF THE CITY OF SANTA CLARA, CALIFORNIA

APPROVING AND ADOPTING AN AMENDMENT TO THE

ZONING CODE TO REVISE THE PERMITTED USES UNDER THE

PLANNED DEVELOPMENT MASTER COMMUNITY (PD-MC)

LAND USE DESIGNATION AND TO ADD A NEW SCHEME C

LAND USE SCENARIO TO THE MASTER COMMUNITY PLAN

FOR THE RELATED SANTA CLARA PROJECT LOCATED AT
5155 STARS AND STRIPES DRIVE, SANTA CLARA
Addendum to the Santa Clara City Place Environmental Impact Report (SCH #2014072078)
PLN24-00060 (General Plan Amendment, Rezoning, and
Development Agreement Amendment)
WHEREAS, on January 31, 2024, Related Santa Clara, LLC (“Developer”), filed a development application to modify the approvals for a mixed-use development project for the approximately 240- acre City-owned site generally located north of Tasman Drive, east of Great America Parkway and San Tomas Aquino Creek, west of Guadalupe River, and south of State Route 237 (APNs: 104-03- 043, 104-03-042, 104-03-041, 104-03-036, 104-01-102, 097-01-039, and 097-01-073), most of which was formerly occupied by a landfill, Santa Clara Golf & Tennis Club, Fire Station 10, and is now occupied by a Bicycle-Motocross (BMX) track, the Ameresco Methane Plant, the Eastside retention Basin and vacant lots (“Project Site”);
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Resolution/ Related Santa Clara Project – Zoning Amendment Page 2 of 7 Rev: 7/27/2023
WHEREAS, on June 28, 2016, the City Council: certified the Santa Clara City Place Environmental Impact Report (“EIR”) [SCH #2014072078] and adopted a set of CEQA Findings, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (“MMRP”) in accordance with the requirements of the California Environmental Quality Act (“CEQA”); adopted a General Plan Amendment changing the Project Site’s land use designation to Urban Center/Entertainment District and making corresponding text and figure changes throughout the General Plan; approved a rezoning of the Project Site to the Planned Development - Master Community (PD-MC) Zoning designation governed by the accompanying Master Community Plan (“MCP”) for the Related Santa Clara project (the “Approved Project,” previously known as “City Place”); and approved a Development Agreement (“DA”) and a Disposition and Development Agreement (“DDA”) to define the Developer’s obligations to develop the Approved Project and define terms for ground leasing the Project Site to the Developer;
WHEREAS, in 2020 and 2021, the City adopted First, Second, and Third Addenda to the 2016 Santa Clara City Place EIR in connection with its approval of the Development Area Plan (“DAP”) for Phase 1, the DAP for Phase 2, and the City Place Revised Soil Import and Earthwork Plans Project, respectively (together, the First, Second, and Third Addenda to the 2016 EIR constitute the “Santa Clara City Place EIR”);
WHEREAS, the Developer proposes to modify the Approved Project to allow a range of light industrial uses on Parcels 1 and 2 (APN 097-01-073 and 097-01-039) of the Project Site while maintaining the already-approved office, retail, commercial, hotel, and residential uses on Parcels 4 and 5 of the Project Site, and maintaining the park and open space uses already approved on Parcel 3 and throughout the Project Site without modifying the 9.16 million gross square feet of development or overall development intensities already allowed on the Project Site (the “Proposed Project”);
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Resolution/ Related Santa Clara Project – Zoning Amendment Page 3 of 7 Rev: 7/27/2023
WHEREAS, this Zoning amendment proposes a text amendment to revise the permitted uses under the PD-MC Zoning designation to include a range of light industrial uses as permitted or conditionally permitted uses within that Zoning district and add a new “Scheme C” land use scenario to the MCP, as more particularly described in the attached MCP Scheme C Supplement, which is attached to this Resolution and incorporated by this reference (the “Zoning Amendment”);
WHEREAS, the Developer has simultaneously applied to amend the General Plan land use designation applicable to the Project Site to allow for a range of light industrial uses within the Urban Center/Entertainment District (“General Plan Amendment”); WHEREAS, the Developer has also requested to amend its existing Development Agreement (“DA”) with the City to incorporate provisions related to the Proposed Project (“DA Amendment”), and City staff have negotiated and recommend the DA Amendment; WHEREAS, the Developer has also requested to amend its existing DDA with the City, as previously amended, to incorporate provisions related to the Proposed Project (“DDA Amendment”), and City staff have negotiated and recommended the DDA Amendment (the DDA Amendment, together with the General Plan Amendment, Zoning Amendment, and DA Amendment are the “Project Approvals”);
WHEREAS, on May 6, 2025, the City Council held a Study Session focused on the Proposed Project, public comments and the Project Approvals;
WHEREAS, in order to ensure that all potential environmental impacts of the Proposed Project were thoroughly analyzed, the City caused a fourth Addendum to the Santa Clara City Place EIR (“Addendum”) to be prepared in accordance with CEQA Guidelines Section 15164; //
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Resolution/ Related Santa Clara Project – Zoning Amendment Page 4 of 7 Rev: 7/27/2023
WHEREAS, on June 11, 2025, the Planning Commission held a duly noticed public hearing, open and closed for public comments, and at the conclusion of which, the Planning Commission unanimously recommended approval of the Zoning Amendment as recommended by staff, with the following modifications: in Chapter 3C.2 of MCP, page 21 of the MCP Scheme C, delete the Small Power Plant Exemption (SPPE) data centers from the list under “Light Industrial ParcelsParcels 1 and 2 Light Industrial Campus Development Permitted Uses”; revise paragraph four on the same page under conditional uses so it applies to all data centers; and specify that all data centers shall be subject to a Conditional Use Permit process to be approved by the Planning Commission rather than a Minor Use Permit process; WHEREAS, prior to taking action on this Resolution, the City Council has exercised its independent judgement and reviewed and considered the Santa Clara City Place EIR and the Addendum and concluded that, for the reasons set forth in the Addendum, no further environmental review is required for the modifications to the Approved Project contemplated by the Proposed Project; WHEREAS, on June 18, 2025, a notice of public hearing the July 8, 2025, City Council Hearing for this item was published in the Santa Clara Weekly;
WHEREAS, on June 18, 2025, a notice of public hearing for the July 8, 2025, City Council Hearing for this item was mailed to property owners within a 1,000 foot radius of the Project Site boundaries; WHEREAS, pursuant to SCCC Section 18.146.020, on June 26, 2025, notice of the City Council Hearing on July 8, 2025, was posted at City Hall, the Central Park Library, the Mission Branch Library, the Northside Branch Library, and on the City’s website; and WHEREAS, on July 8, 2025, the City Council held a duly noticed public hearing to consider the Addendum to the Santa Clara City Place EIR, the MMRP included as Appendix A to the Addendum identifying applicable mitigation measures from the original MMRP, the Project Approvals, and all pertinent information in the record during which the City Council invited and considered any and all verbal and written testimony and evidence offered in favor of and in opposition to the Proposed Project.

Resolution/ Related Santa Clara Project – Zoning Amendment Page 5 of 7 Rev: 7/27/2023
NOW THEREFORE, BE IT RESOLVED BY THE CITY OF SANTA CLARA AS FOLLOWS:

1. The City Council hereby finds that the above Recitals are true and correct and by this reference makes them a part hereof.

2. Pursuant to SCCC Sections 18.256.040(a) and 18.256.060 (formerly Sections 18.56.040(a) and 18.56.060, respectively), the City Council hereby finds that the proposed amendments to the PD-MC zoning designation and the MCP are consistent with the General Plan, for the reasons set forth in the General Plan Amendment Resolution;

3. The City Council hereby approves an amendment to Section 18.256.040 (formerly Section

18.56.040) of Chapter 18.256 (Planned Development – Master Community Zoning Districts) of Title 18 (Zoning), subject to the Project Conditions of Approval as attached hereto and incorporated by this reference, as follows:
“18.256.040 Permitted Uses.

Certain uses may be specifically permitted or permitted by use permit or may be disallowed from any PD-MC plan in accordance with provisions herein below. The PD-MC approval by the City may also require that specific types of uses be incorporated into the overall plan. (a) Any residential, commercial, office, light industrial, SPPE data center (as defined in an applicable PD-MC plan), research and development or public uses may be authorized if they are in harmony with other authorized uses and serve to fulfill the function of the planned development while complying with the City’s general plan.
(b) Massage establishments, as defined in SCCC 5.40.020(m), subject to SCCC

18.60.230.B.
(c) The following uses may be permitted in this zoning district if they are approved specifically through the zoning entitlement process or approved through a use permit process as specified in Chapter 18.114 SCCC, Conditional and Minor Use Permits:
(1) Auto service or repair;
(2) Drive-through restaurants and services;
Resolution/ Related Santa Clara Project – Zoning Amendment Page 6 of 7 Rev: 7/27/2023
(3) Beer and wine or alcoholic beverage service;
(4) Live entertainment and dancing;
(5) Ancillary Data Center (as defined in, and subject to the conditions of, an applicable PDMC plan); (6) Non-SPPE Data Center (as defined in, and subject to the conditions of, an applicable PD-MC plan).
(d) The following uses are prohibited, except where specifically authorized in an applicable PD-MC plan adopted by the City Council:
(1) Auto sales;
(2) Appliances and bulk item sales;
(3) Industrial uses and uses involving quantities of hazardous materials that may have potentially significant health consequences;
(4) Wholesaling, warehousing and storage (indoor and outdoor) operations; (5) Contractor’s yards and other similar uses;
(6) Other uses that, in the opinion of the City Council, are incompatible with the character and nature of the uses provided and approved in the master community plan.” //
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4. That the City Council hereby approves the amendment to the approved Master Community Plan to add a new Scheme C Supplement for the Related Santa Clara Project, as attached hereto and incorporated herein by this reference, as part of the zoning map of the City.

5. Effective date. This resolution shall become effective at such time as Ordinance No. 2078 approving the DA Amendment becomes effective, and if such Ordinance has not become effective by December 31, 2025, this resolution shall be deemed to be void and of no further force or effect.

I HEREBY CERTIFY THE FOREGOING TO BE A TRUE COPY OF A RESOLUTION PASSED

AND ADOPTED BY THE CITY OF SANTA CLARA, CALIFORNIA, AT A REGULAR MEETING THEREOF HELD ON THE srn DAY OF JULY, 2025, BY THE FOLLOWING VOTE:

AYES: COUNCILORS:

NOES: COUNCILORS:

ABSENT: COUNCILORS:

ABSTAINED: COUNCILORS:

Attachments incorporated by reference:

1. MCP Scheme C Supplement

2. Conditions of Approval
Cox, Gonzalez, and Hardy, and Mayor Gillmor
Chahal, Jain, and Park
None
None
ATTEST ()!J-:2~

NORA PIMENTEL, MMC

ASSISTANT CITY CLERK

CITY OF SANTA CLARA
Resolution/ Related Santa Clara Project - Zoning Amendment Rev: 7/27/2023

Page 7 of 7 ends

MCP AMENDMENT MARCH, 2025
VOLUME 1

MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

RELATED SANTA CLARA
B RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

TABLE OF CONTENTS
1C INTRODUCTION
1C.1 PROJECT SUMMARY 2

INTRODUCTION TO THE SCHEME C VARIANT/HOW TO USE THIS SUPPLEMENT

PROJECT DESCRIPTION
2 2
3 3
4 1C.4 PLAN SUMMARY

MASTER COMMUNITY PLAN REQUIRED CONTENT TABLE

LEGAL AUTHORITY
1C.5 PLAN ORGANIZATION 6
6 6
6 6
6 6
6 6
6 SECTION 1C. INTRODUCTION:

SECTION 2C. IMPLEMENTATION THE SCHEME C VARIANT:

SECTION 3C. MASTER PLAN OVERVIEW:

SECTION 4C. PARCEL DEVELOPMENT PLANS & REGULATIONS:

SECTION 5C. DESIGN GUIDELINES:

SECTION 6C. LANDSCAPE MASTER PLAN:

SECTION 7C. SIGNAGE & LIGHTING MASTER PLAN:

SECTION 8C. INFRASTRUCTURE OVERVIEW:

SECTION 9C. SUSTAINABILITY:

APPENDICES:
2C IMPLEMENTATION
2C.1 GENERAL PLAN CONSISTENCY & CEQA COMPLIANCE

GENERAL PLAN CONSISTENCY

THE SCHE, C VARIANT APPROVALS
10 8
8 9
11 11
2C.2 THE SCHEME C VARIANT APPROVALS & ADMINISTRATION
2C.3 DEVELOPMENT PHASING

PHASING CONCEPT

CONCEPTUAL PHASING STRATEGY
C
3C MASTER PLAN OVERVIEW
3C.1 MASTER PLAN SUMMARY 16
DEVELOPMENT SUMMARY 16
3C.2 LAND USE CONCEPT 19
CONCEPT SUMMARY 19
LAND USE AREAS 21
LAND USE DISTRIBUTION & INTENSITY 21
DEVELOPMENT TRANSFER 22
DEVELOPMENT PROGRAM 22
PERMITTED, CONDITIONALLY PERMITTED AND PROHIBITED USES 22

MINIMUM AND MAXIMUM REQUIREMENTS

RELATED SANTA CLARA PARKING SUPLY RATIOS
26 26
3C.3 MOBILITY CONCEPT 27
CONCEPT SUMMARY 27
VEHICULAR CIRCULATION 27
PARKING STRATEGY 29
ALTERNATIVE MODES 29
3C.4 OPEN SPACE CONCEPT 43
CONCEPT SUMMARY 43
RESIDENTIAL INDUCED REQUIREMENT FOR DEDICATED PARK AND RECREATIONAL LAND 43 STREETSCAPES 43
SHARED OUTDOOR SPACES 45
3C.5 URBAN DESIGN CONCEPT 49
CONCEPT SUMMARY 49
URBAN STRUCTURE 49

MASSING / SPATIAL DEFINITION

BUILDING TYPOLOGIES
49 49
4C PARCEL DEVELOPMENT PLANS, STANDARDS & REQUIREMENTS
4C.1 INTRODUCTION 52
INTRODUCTION 52
PLANS & DESIGN OBJECTIVES 53
DESIGN STANDARD ORGANIZATION 53
4C.2 PARCEL 1 (SCHEME C): LIGHT INDUSTRIALCAMPUS NE 55
PARCEL CHARACTER 55
PARCEL DEVELOPMENT DESIGN GUIDELINES 55
4C.3 PARCEL 2 (SCHEME C): LIGHT INDUSTRIALCAMPUS SE 57
PARCEL CHARACTER 57
PARCEL DEVELOPMENT DESIGN GUIDELINES 57
4C.7-154 PARCEL 4 CITY CENTER 59
PARCEL CHARACTER 59
PARCEL DEVELOPMENT DESIGN GUIDELINES 59
D RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 4C.16-18 PARCEL 5 CITY CENTER 61
PARCEL CHARACTER 61
PARCEL DEVELOPMENT DESIGN GUIDELINES 61
64 64
65 65
65 66
66 66
5C DESIGN GUIDELINES
5C.1 DESIGN PRINCIPLES

PARCEL DEVELOPMENT DESIGN GUIDELINES
5C.2 CITY CENTER MIXED-USE DESIGN GUIDELINES

SITE PLANNING

SIGNAGE & LIGHTING DESIGN
5C.3 CITY CENTER N-W OFFICE DESIGN GUIDELINES

SITE PLANNING

SIGNAGE & LIGHTING DESIGN
67 67
69 70
73 74
5C.4 LIGHT INDUSTRIAL CAMPUS DESIGN GUIDELINES

SITE PLANNING

ARCHITECTURAL DESIGN

SIGNAGE & LIGHTING DESIGN
6C LANDSCAPE MASTER PLAN
6C.1 LANDSCAPE DESIGN AND SUSTAINABILITY CONCEPT

CONCEPT OVERVIEW
6C.3 STREETSCAPE 79
STREETSCAPE DESIGN INTENT 79
81 83
91 91
92 95
95 96
99 100
104

STREETSCAPE RECOMMENDATIONS

STREETSCAPE DESIGN
6C.4 SHARED OUTDOOR SPACE

SHARED OUTDOOR SPACE DESIGN INTENT

SHARED OUTDOOR SPACE CHARACTERISTICS
6C.5 LANDSCAPE ZONES

LANDSCAPE ZONES DESIGN INTENT

LANDSCAPE ZONES CHARACTERISTICS
6C.7 GATEWAYS & ENHANCED INTERSECTION DESIGN

GATEWAYS & ENHANCED INTERSECTIONS DESIGN INTENT

GATEWAYS & ENHANCED INTERSECTION CHARACTERISTICS
7C SIGNAGE & LIGHTING GUIDELINES
7C.1 SIGNAGE CONCEPT PLAN
E
8C INFRASTRUCTURE OVERVIEW
8C.1 INTRODUCTION 106
OVERVIEW 106
8C.2 SITE CONSTRAINTS 107
OVERVIEW 107
8C.3 GEOTECHNICAL AND ENVIRONMENTAL CONSIDERATIONS 108
OVERVIEW 108
8C.4 SITE GRADING & STORMWATER MANAGEMENT 109
SITE GRADING 109
STORMWATER MANAGEMENT 109
8C.5 PROJECT ACCESS 110
OVERVIEW 110
SITE ACCESS 110
STREETS & INTERSECTIONS 110
8C.6 STORMWATER DRAINAGE 111
OVERVIEW 111
8C.7 POTABLE WATER 113
EXISTING SYSTEM 113
PROPOSED INFRASTRUCTURE 113
8C.8 RECYCLED WATER 115
EXISTING DISTRIBUTION 115
PROPOSED INFRASTRUCTURE 115
8C.9 WASTEWATER (PROPOSED INFRASTRUCTURE) 117
EXISTING SYSTEM 117
PROPOSED INFRASTRUCTURE 117
8C.10 FIRE STATION 119
OVERVIEW 119
8C.11 ELECTRIC, GAS AND TELECOMMUNICATIONS 120
ELECTRICAL DISTRIBUTION SYSTEM 120
121
121
8C.12 ADDITIONAL FACTORS

ADDITIONAL FACTORS
9C SUSTAINABILITY
9C.1 SUSTAINABILITY 125
126
APPENDICES “THE SCHEME C VARIANT”
A. LEGAL SITE DESCRIPTION 128
B. DEFINITIONS OF USES 129
C. DEVELOPMENT AREA PLANS - SUBMITTAL & APPROVAL PROCEDURES D. SANITARY SEWER TABLE
130
139
1 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT C1

INTRODUCTION -

SCHEME C VARIANT

CHAPTER
2 Related Santa Clara, formerly known as
CityPlace Santa Clara, will create a new
center of activity for the community of Santa
Clara and the greater Silicon Valley region. It
will provide significant mixed-use offerings
including: retail, office buildings, hotel rooms,
and residential dwellings at an urban scale,
accessible outdoor spaces, and a light
industrial campus to support the economy of
Santa Clara.
1C.1 PROJECT SUMMARY

INTRODUCTION TO THE SCHEME C VARIANT/

HOW TO USE THIS SUPPLEMENT
This Related Santa Clara Master Community Plan
Supplement amends the original integrated Master
Community Plan, dated April 5, 2017 (the “Original
MCP”). The Original MCP was approved by City
Council Resolution No. 16-8339 and effectively rezoned
the project site as described in the Original MCP. As
used herein, the “Scheme C Supplement” shall mean
this Scheme C Supplement to the Original MCP and
the “Scheme C Variant” shall mean the Scheme C land
use program and development standards as set forth in
this Scheme C Supplement.

If the Scheme C Variant is implemented, selected
Chapters of this Scheme C Variant Supplement shall
control development in lieu of the corresponding
Chapters of the Original MCP: 1C.1, 2C.3, 4C.1, 4C.2,
4C.3, and 5C.4. For example, Chapter 1C.1 shall control in lieu of Chapter 1.1 of the Original MCP.

If the Original MCP includes a Chapter but the
Scheme C Supplement does not include a corresponding Chapter with the same number, then the Original MCP Chapter will continue to apply without modification. For example, the Original MCP contains Exhibit 1C–1 (SCHEME C): Regional Vicinity Map Chapters 1.2 and Chapters 1.3, but there are no
corresponding Chapters 1C.2 or 1C.3 in the Scheme
C Variant Supplement, and so the original Chapters

1.2 and 1.3 shall continue to apply to the entire project without modification.

For all other chapters of this Supplement, the terms
of the Original MCP shall continue to apply, but this
Supplement provides certain refinements to address
the revised development proposal. In most cases, those
refinements apply to Parcels 1 and 2 only. However, in
certain instances, amendments to the Original MCP
that appear in this Scheme C Supplement are intended to apply to both the new development authorized by the Scheme C Supplement on Parcels 1 and 2 and
the development on Parcels 3, 4, and 5 described in
the Original MCP. This Scheme C Supplement will
indicate such amendments with the notation [Applies
to Original MCP and Scheme C]. A comprehensive
list of amendments to the Original MCP that apply
to both the development on Parcels 3, 4 and 5 in the
Original MCP and the new proposal for Parcels 1 and 2
in Scheme C are listed in Appendix E of this Scheme C
Supplement.

If there is a conflict between the Original MCP and the Scheme C Supplement with respect to implementation
and development of the Scheme C Variant, the Scheme
C Supplement shall control.

PROJECT DESCRIPTION
Related Santa Clara is envisioned to be an approximately 240-acre urban city development located in the heart of Silicon Valley, in the northern part
of the City of Santa Clara. The Scheme C Variant
Master Community Plan Amendment (“the Scheme
C Variant”) proposes an alternative scheme to the
CityPlace Santa Clara Master Community Plan (“the
Original MCP ”). The Scheme C Variant proposes an
alternative land use on five large development parcels
to be developed in seven development phases plus the
City Park (Phase 2A).

The Scheme C Variant land use program (the
“Amended Project”) will be an alternative development
scheme to Scheme A or Scheme B. The DDA requires
the Master Developer to make its election to proceed
under the Scheme C Variant upon the earlier of (i) executing a Ground Lease for all or any portion of Parcels 1 or 2 for which the City has approved a Development
Area Plan (DAP) that relies on the Scheme C Variant
densities and land uses; or (ii) executing a Ground
Lease for all or any portion of Parcel 4 for which the
City has approved a DAP that would cause total development within Parcel 4 to exceed the maximum density (including Development Transfers allowed therein) permitted under Scheme A or Scheme B. The RSC
Scheme C land use program could be implemented in
lieu of Schemes A and B, and would include the following land uses: 4,517,400 square feet (sf) commercial office; 800,000 sf commercial retail (including food and beverage and entertainment uses); 1,600,000 square
feet of light industrial, 700 hotel rooms; 1,680 residential dwelling units; approximately 90 acres of open 3 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 1C.324 PLAN SUMMARY
Chapter 1.2 (Project Location) and Chapter

1.3 (Community Context) of the Original
MCP remain unchanged with respect to
the Scheme C Variant. Chapter 1.4 (Plan
Summary) remains unchanged with the
following refinements. Table 1-1 (MCP
Required Content) in the Original MCP is
replaced with Table 1C-1 (Scheme C) with
respect to the Scheme C Variant as follows:

LEGAL AUTHORITY
Unless expressly specifically stated, references to the City’s Zoning Ordinance in this MCP shall mean the
Zoning Ordinance in effect on June 28, 2016.

References to the “Updated Zoning Code” when used
herein shall mean the Zoning Code update adopted by
the City Council with Ordinance 2066 on January 9,
2024, with additional revisions adopted by Ordinance
2070 on August 20, 2024, and and by Ordinance ------
__, adopted by the City Council on ________,
2025.
space; and approximately 20,000 parking stalls within
structured, podium, and surface parking facilities.

Various features of the planned development outlined
in the Original MCP, including an integrated network
of open spaces, walkable streetscapes, the construction and reconstruction of substantial infrastructure, including landfill protection systems, environmental
remediation as determined necessary, construction of
a new road network and construction of necessary wet
and dry utilities improvements, will all be retained
and adjusted as needed to accommodate the Scheme
C Variant land use program. Site access is anticipated to 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 facilitate
multi-modal access to all parts of the Original MCP.
4 TABLE 1C–1 (SCHEME C): MASTER COMMUNITY PLAN REQUIRED CONTENT

REQUIRED CONTENT PER SANTA CLARA CITY
ZONING CODE - SECTION 18.56.070

APPLICABLE DOCUMENT

CHAPTER OR SECTION
(a) A master community summary providing, in narrative form:

1. A general description of the proposed development 1C.1 PROJECT SUMMARY

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);
3C.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;
3C.2 LAND USE CONCEPT

4. A description of:

A. Residential neighborhoods; 3C.2 LAND USE CONCEPT
B. Mixed-use neighborhoods; 3C.2 LAND USE CONCEPT
C. Commercial, office and/or research and development uses; 3C.2 LAND USE CONCEPT D. Open space and parks; 3C.4 OPEN SPACE CONCEPT
E. “Public Buildings”; and 3C.3 MOBILITY CONCEPT
F. Light industrial campus 3C.2 LAND USE CONCEPT
G. Any other proposed uses; and

5. Financing, if any, for on- and off-site infrastructure improvements. 2C.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;
3C.2 LAND USE CONCEPT
(EXHIBIT 3C-3, 3C-4)

2. A public circulation system (including street classifications and cross sections, pedestrian paths and bikeways);
3C.3 MOBILITY CONCEPT
(EXHIBITS 3C-5, 3C-6, 3C-7, 3C-8,
3C-9 & 3C-10, 3C-11, 3C-12, 3C-13 &
3C-14)
5 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

REQUIRED CONTENT PER SANTA CLARA CITY
ZONING CODE - SECTION 18.56.070

APPLICABLE DOCUMENT

CHAPTER OR SECTION

3. “Public Buildings”; 3C.3 MOBILITY CONCEPT (EXHIBIT 3C-10)

4. Open space and parks; and 3C.4 OPEN SPACE NETWORK
(EXHIBIT 3C-15)

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

CHAPTER 8C: 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.

Original MCP Exhibit 1-4
(d) Design guidelines and development standards for:

1. Site Planning. CHAPTER 4C: PARCEL DEVELOPMENT

PLANS, STANDARDS & REQUIREMENTS
A. Site coverage; TABLES 4C.1 - 4C.5
B. Setbacks; EXHIBITS 4C.2 - 4C.5
C. Building heights; EXHIBITS 4C.2 - 4C.5
D. Private outdoor areas, including open space and yards; and 6C.6 PRIVATE OUTDOOR SPACE E. Parking; 4C.2 - 4C.5

2. Architectural Character.

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

3. Landscaping; CHAPTER 6C: LANDSCAPE MASTER PLAN
* More detailed (1 foot contour) topographic information can be found in the Infrastructure Master Plan (Fig. 2 through 14). *Scheme C permits incidental retail and personal service uses primarily serving employees and customers of the principal light industrial use, not to exceed 10 percent of the floor area of the applicable building or campus. Scheme C also permits incidental office use primarily serving the administrative needs of the principal light industrial use, not to exceed 25 percent of the applicable floor area. 6 The Scheme C Variant will follow the same
Plan Organization as the Original MCP, with
Scheme C Variant Chapters or Sections,
as applicable, replacing or supplementing
the corresponding Chapters or Sections of
the Original MCP, in whole or in part as the
context provides.
1C.5 PLAN ORGANIZATION
CHAPTER 1C. 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.

CHAPTER 2C. 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.

CHAPTER 3C. 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.

CHAPTER 4C. PARCEL DEVELOPMENT

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

CHAPTER 5C. 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.

CHAPTER 6C. LANDSCAPE MASTER PLAN
This section presents plans, programs, and guidelines
that establish the overall aesthetic of the site’s landscape, especially focusing on the design of streetscapes and of public and private open space and plazas.

CHAPTER 7C SIGNAGE &

LIGHTING GUIDELINES
No change from the Original MCP
CHAPTER 8C. INFRASTRUCTURE OVERVIEW
This section provides plans, programs, and guidelines
for the improvement of key components of the infrastructure serving the project site, including vehicular circulation, drainage and stormwater control, water,
sewers, gas, electric, and telecommunications.

CHAPTER 9C SUSTAINABILITY
This section includes select revisions to Chapter 9 of
the Original MCP to address LEED issues and Energy
Use Intensity targets.

APPENDICES
Appendix A (legal description): No change; however,
if the final legal description of the Premises under
any executed ground lease entered into by the City in
accordance with the DDA would result in minor boundary adjustments that add or remove real property from the legal description in Appendix A, this MCP shall
be deemed to include such additional real property or
exclude such removed real property, as applicable.

Appendix B (Definitions) has been supplemented with
additional definitions used in the Scheme C Variant.

Appendix C replaces the Appendix C in the Original MCP
and applies to both the Original MCP and the Scheme C
Variant
Appendix D (Sanitary Sewer Table).

Appendix E: MCP Amendments that apply to the
Original MCP and Scheme C Supplement.

Appendix F (Scheme C Utility Exhibits).
7 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT C2

IMPLEMENTATION

SCHEME C VARIANT

CHAPTER
8 The Scheme C Variant is consistent with the
City General Plan, including the project site’s
designation as Urban Center Entertainment
District.
2C.1 GENERAL PLAN CONSISTENCY
& CEQA COMPLIANCE

GENERAL PLAN CONSISTENCY
The General Plan Consistency findings set forth
in Section 2.1 of the MCP remain applicable to the
overall project. The Scheme C Variant supports the
General Plan’s Major Strategies set forth in Section

2.1. Additionally, Scheme C is consistent with and
supports the Major Strategies in the following ways:

The Scheme C Variant is intended to follow
the overall vision outlined in the Original
MCP, Planning ref no PLN2014-10554.

The Scheme C Variant supports the General Plan’s
Major Strategies set forth in Chapter 2.1 of the
Original MCP, with the following refinements:.

Parcels 4 (City Center) will be further densified with
additional Commercial Office space. This further
densification will strengthen the overall vision for
City Center as a vibrant, walkable, and people-first
mixed-use destination.
Land Use: the Scheme C Variant will be consistent
with the General Plan land use classification of
“Urban Center / Entertainment District.” The Original
MCP classification language is amended to reflect
the General Plan Amendments approved by the City
Council concurrent with its approval of this Scheme
C Supplement. Light Industrial use of Parcels 1 and 2
is consistent with General Plan amendments adopted
by the City Council concurrent with approval of this
Scheme C Supplement.

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, and a range of light industrial uses,
including general service, warehousing, storage,
distribution, manufacturing and data centers, within
a defined planning area. It accommodates an intensity
of development intended to create a lively place of 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 served 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, hotel and light industrial uses;
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, hotel and light
industrial uses.

Accordingly, this classification accommodates a wide
variety and mix of commercial and light industrial
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; 7) a range of light industrial uses, including general service, warehousing, storage, distribution and manufacturing, and data centers; and (8) compatible
uses of a similar commercial character. Auto-oriented
uses such as drive-through restaurants and auto
service facilities are not appropriate uses. This is not intended to exclude product showcase venues, including
auto showrooms, which shall require a use permit.

With a maximum development area of 9,164,400 gross
square feet, the Scheme C Variant has an FAR below 1.0; therefore, the project is categorized as a Low Intensity Urban Center. The Scheme C Variant 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 a range of industrial uses are intended
to create a focus for community and commerce.
*’Floor Area Ratio’ means the ratio of total building
square footage, excluding any building area devoted
to parking, to the gross square footage of the site.
[Applies to Original MCP and Scheme C]”
9 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

THE SCHEME C VARIANT APPROVALS
List of Additional City Discretionary Approvals
In addition to the Full List of Approvals on page 20
of the Original MCP, the following City discretionary
approvals are required to implement the Scheme C
Variant.
General Plan Amendment (to permit light industrial
uses on Parcels 1 and 2)
Zoning Ordinance Amendment to PD-MC Zoning (to
allow light industrial uses on Parcels 1 and 2)
MCP Amendment
Development Agreement Amendment
Disposition and Development Agreement Amendment
Tentative/Vesting Tentative Subdivisions Maps
10 2C.2 THE SCHEME C VARIANT

APPROVALS & ADMINISTRATION
The proposed Scheme C Variant
development requires City Council approval
of an amendment to the Original MCP.

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 the Scheme C Variant to the
Original MCP.

There is no change in the Approvals &
Administration of the Original MCP.
11 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

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. 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 concept alternatives for the Scheme C
Variant:

Create a Mixed-Use Destination - The Scheme C
Variant: The Scheme C Variant would allow project
phasing to respond to market conditions. Under the
Scheme C Variant, development on Parcels 1 and 2
could proceed before Parcels 4 and 5, but all project
phasing would remain subject to the phasing and
schedule of performance set forth in the DDA as
amended from time to time. Parcels 4 and 5 would be
developed as market conditions dictate, and at full
build-out would deliver, approximately 7.5 million
square feet of commercial retail, office, hotel and residential space to create a vital city center. The intent will be to leverage both parcels’ proximity to local and regional attractions, to create a mixed-use destination for the community. 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 - The Scheme C Variant: The
Scheme C Variant permits a light industrial campus to
be developed on Parcels 1 and 2 to deliver up to 1.6 million square feet. The intent is to provide a setting that will attract a range of uses that may include general
service, warehousing, distribution, and manufacturing,
adding jobs and generating economic activity.

CONCEPTUAL PHASING STRATEGY
It is projected that the project will be constructed in seven phases for the Scheme C Variant in addition to
the City Park on Parcel 3 (Phase 2A); however, this
phasing strategy is conceptual, and (within the limitations set forth in the Development and Disposition Agreement as amended from time to time) 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 2C-1: the Scheme C Variant Development Phasing Concept. The numbering of the
project phases remains unchanged for the Scheme C
Variant to maintain consistency with the Original
MCP and the DDA phasing plan; however, as described
above, development within Parcels 1 and 2 under the
Scheme C Variant may proceed prior to development on
Parcels 4 or 5.
Phase 1: Under the Scheme C Variant, this phase is
expected to develop approximately 1 million square feet of commercial retail, residential, hotel and office space 2C.3 DEVELOPMENT PHASING
The Scheme C Variant will be developed
in multiple phases, timing the delivery of
commercial retail, office, hotel, residential,
and light industrial space to projected market
demand and other factors. Construction
will begin with either City Center or the
light industrial campus to generate activity,
revenue, and economic opportunities.
on approximately 15.4 acres, establishing the gateway
into the City Center Mixed-Use zone on Parcel 5.
Phase 2: Under the Scheme C Variant, this phase is anticipated to develop approximately 3 million square feet of commercial retail, entertainment, residential, hotel and office space on an estimated 45 acres, establishing the essential core of the City Center Mixed-Use zone on Parcel 4.
Phase 2A: Phase 2A is the City Park that would be developed by the city on Parcel 3, as described in Section 3C.2 (Land Use Distribution & Intensity).
Phase 3: Under the Scheme C Variant, this phase is
anticipated to provide additional mixed-use development to the zone, and will develop approximately 18 additional acres on Parcel 4 to complete the City Center Mixed-Use zone. Approximately 1.78 million square feet
of retail, office, and residential space is contemplated. Phase 4: Under the Scheme C Variant, this phase is
anticipated to generally correspond to the City Center
Northwest Office Zone, completing development of
Parcel 4. Nearly 1.72 million square feet of office space on 16 acres is envisioned.
Phase 5: Under the Scheme C Variant, this phase is
anticipated to initiate light industrial campus development on the east side of Lafayette Street. Development of approximately 690,000 square feet of office space is anticipated on 49.6 acres on Parcel 1. 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 the Scheme C Variant, this phase is
anticipated to involve 25.9 acres of development of
approximately 360,000 square feet of light industrial
space on the west half of Parcel 2.
Phase 7: Under the Scheme C Variant, this phase
is anticipated to involve 35 acres of development of
12 EXHIBIT 2C–1 (SCHEME C): THE SCHEME C VARIANT- DEVELOPMENT PHASING CONCEPT* *Diagram only for illustrative purpose, subject to change 13 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT approximately 550,000 square feet of light industrial
space on the east half of Parcel 2.
Development Agreement Requirements: No change from
the Original MCP.
Development Area Plan Requirements: No change from
the Original MCP except as provided in the revised
Appendix C that applies to the Original MCP and
Scheme C
Development Financing/Implementation
Responsibilities: No change from the Original MCP.
14 [THIS PAGE LEFT INTENTIONALLY BLANK]
15 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT CHAPTER C3

MASTER PLAN OVERVIEW

THE SCHEME C VARIANT
16 Vision: Related 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 vibrant and walkable City Center
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.
3C.1 MASTER PLAN SUMMARY
connections will link the light industrial campus to
the City Center.

Parcel 4 (City Center) will be further densified with
additional Commercial Office space. This further
densification will strengthen the overall vision for City Center as a vibrant, walkable, and people-first mixeduse destination. Under Scheme C, retail, food and beverage and entertainment uses shall be consolidated
on the City Center parcels.

DEVELOPMENT SUMMARY
The Development Character and Development
Objectives of the Scheme C Variant are consistent
with the Original MCP with the following refinements.

Parcels 1 & 2 will be a light industrial campus that
introduces a range of light industrial uses that will
generate regional employment, complement the
Commercial Office uses in the City Center and further
diversify the mixed-use character of the overall development. Comfortable and safe pedestrian and bicycle 17 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 3C–1 (SCHEME C): ILLUSTRATIVE SITE CONCEPT*
*Diagram only for illustrative purpose, subject to change 18 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 condition,
while achieving a complementary array of uses and
activities that support the development vision. Located closest to transit and the stadium, the City Center will incorporate mixed-use development within a pedestrian-oriented setting. Adjacent to this core, attractive office 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 compatible formats that will serve the needs of residents, business and visitors alike. The addition of strategically located medium-to-high-density housing and open space will complete the live, work, play environment.

Collectively, these land use functions and their proposed intensities will achieve a critical mass of activity 3C.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 environment are discouraged. Complementary Development Parcels: Five separate
development parcels and the City Utility Facility parcel have been delineated, in part as a result of the mounding and embankments created by prior landfill operations, and the existing roadway network 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 accessibility, and market demand and phasing. Parcel 4 favors development 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, convention center, and amusement park. On the other hand, high mounding
with steep soil embankments reduces the developable
site area and ease of accessibility of Parcels 1 and 2.

Therefore, Parcels 1 and 2 will be developed as a light industrial campus in the Scheme C Variant.
Phased Build-Out: Construction is anticipated to proceed through a series of phases that will respond to market
conditions, and may commence with Parcels 4 and 5 as
the mixed-use City Center, or Parcels 1 and 2 as the
light industrial campus. Total maximum building area
(excluding parking facilities) for all par-cels Under the Scheme C Variant is outlined in Table 3C-2. The
Scheme C Variant land use assigned to each parcel is
described below, while the phasing strategy is
elaborated on in Chapter 2C (Implementation). 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.
Land Use Flexibility: Under the Scheme C Variant,
Parcels 4 will include additional office space to
increase the density and vibrancy of City Center,
in lieu of featuring office uses out of City Center. In the Scheme C Variant, Parcels 1 and 2 feature light
industrial uses and paths for pedestrian and bicyclist
connectivity.

The Scheme C Variant land use concept
reinforces Related Santa Clara’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 an adjoining light industrial campus that
generates new employment opportunities and
spurs regional economic activity.

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 3C–1 (SCHEME C): LAND USE

PLAN CONSISTENCY W/ KEY GENERAL

PLAN SUSTAINABILITY POLICIES
19 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 3C–2 (SCHEME C): THE SCHEME C VARIANT - LAND USE DISTRICTS 20 LAND USE AREAS
The Scheme C Variant is designed around several
types of land use areas. The land use areas are depicted in Exhibits 3C.2, and are described conceptually in this subsection. The specific uses permitted, conditionally permitted or prohibited on each parcel are set forth further below in the subsection “Permitted,
Conditionally Permitted and Prohibited Uses.”
For illustrative purposes, Exhibit 3C-2 depicts the
land use areas for the Scheme C Variant.
City Center Mixed-Use: This land use area is intended 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 passive and
active recreational 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, including the northwest portion of Parcel 4 also known as the City Center Northwest Office Zone. Retail, food and beverage, and entertainment uses are intended to be
consolidated within the City Center Mixed-Use district. 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 toward 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.
Light industrial campus: This land use area is primarily intended to accommodate a range of Light Industrial uses, and allows both ancillary office uses and limited commercial services, including retail, food and
beverage. Buildings can accommodate a combination of
single and multiple users. The light industrial campus
designation applies to Parcels 1 and Parcel 2 in the
Scheme C Variant.

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 subsection. The entitlement and conceptual land use
program applicable to the Scheme C Variant are as
follows:
Parcel 1 Scheme C Variant (49.6 acres): Under the
Scheme C Variant, entitlement for this parcel totals
690,000 GSF. Designated as light industrial campus,
the conceptual land use program emphasizes light industrial uses with ancillary office uses. Limited retail including food and beverage are also permissible uses.

The 12.8 acre retention pond area is reserved for City
use and excluded from FAR calculations for this parcel. Parcel 2 Scheme C Variant (60.9 acres): Under the
Scheme C Variant, entitlement for this parcel totals
910,000 GSF. Designated as light industrial campus,
the conceptual land use program emphasizes light industrial uses with ancillary office uses. Limited retail including food and beverage are also permissible uses.
Parcel 3 Scheme C Variant (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
*PROGRAM SUMMARY:
* Accessory uses are not included but may be a part of future development. 625,000 SF

4.5 M SF
1,680 Units
RETAIL
OFFICE

RESIDENTIAL
125,000 SF
700 Rooms
50,000 SF

FOOD & BEVERAGE
HOTEL

ENTERTAINMENT
* The Scheme C Variant

1.6 M SF

INDUSTRIAL
21 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT Parcel 4 Scheme C Variant (79.17 acres): The Scheme
C Variant entitlement for this parcel totals 6,521,269
GSF. Designated as City Center Mixed-Use, the conceptual land use program includes a broad mixture of commercial, office, residential, entertainment, and
hotel uses. Food and Beverage and Retail Anchors are
also permissible uses.
Parcel 5 Scheme C Variant (15.43 acres): The Scheme
C Variant entitlement for this parcel totals 1,043,131
GSF. Designated as City Center Mixed-Use, the conceptual land use program includes office, residential and hotel uses. Food and beverage are also permissible
uses.*

DEVELOPMENT TRANSFER
Notwithstanding SCCC Section 18.56.080(e), to provide
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 and 2, and between 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 development parcels. As a result, the total amount of development in these parcels could increase or decrease proportionately while not exceeding the maximum build-out for the entire project in each development scheme. In addition, any
amount of permitted office use within the City Center
Mixed-Use District (Parcels 4 and 5) may be swapped out for an equivalent square footage of retail space, subject to approval through the DAP process, or if a DAP has
already been approved, then subject to approval through the Architectural Review process.

DEVELOPMENT PROGRAM
A conceptual land use plan and corresponding summary
development program is presented in the Conceptual
Land Use Plans: Exhibits 3C-3 through 3C-4 with the
corresponding land development program yield shown in
Table 3C-2: Summary Development Yields in the Scheme
C Variant.

PERMITTED, CONDITIONALLY

PERMITTED AND PROHIBITED USES
Notwithstanding SCCC Section 18.56.040 (or any comparable section of the Updated Zoning Code), the following uses are permitted, conditionally permitted, or prohibited (as set forth below) under this amendment to the Original MCP, and are identified here geographically by project
parcel number. Definitions of these uses are included in new Appendix B of the Scheme C Variant to the extent
they differ from the Scheme C Supplement.
Permitted Uses (identified by the Scheme C Variant
parcel): The following uses are permitted:

CITY CENTER PARCELS 4 & 5 MIXED-USE

URBAN DEVELOPMENT
No change from the Original MCP.

CITY PARK - PARCEL 3
No change from the Original MCP.

LIGHT INDUSTRIAL PARCELS - PARCELS
1 & 2 LIGHT INDUSTRIAL CAMPUS

DEVELOPMENT
(1) Light Industrial[1][2];
(2) SPPE Data Centers
(3) Incidental Retail, Incidental Restaurant,
Incidental Office, and Incidental Personal Services.
(4) Any other incidental and accessory buildings and
uses supporting any permitted use, not to exceed
10% of the maximum floor area for each parcel; and
(5) Public and/or private parks and open space.
[1] “Light Industrial” is defined in Appendix B. For
avoidance of doubt, all other references to ‘light
industrial’ in this Scheme C Supplement other
*Reflects development program approved by City Council Resolution 20-8825 (DAP 1). than in this Section on Permitted, Conditionally
Permitted and Prohibited Uses and the defined
terms in Appendix B shall refer more generally to all
uses that are Permitted and Conditionally Permitted
Uses within Parcels 1 & 2.
[2] A maximum of 50% of the building square footage
on Parcels 1 and 2 may be refrigerated warehouse
space.
Conditionally Permitted Uses: The following uses
are permitted on the condition that they apply for,
are granted, and maintain; a conditional use permit
pursuant to the Zoning Ordinance (except where the
Updated Zoning Code expressly applies).

CONDITIONAL USES
Subsections 1) through 4) are amended in its entirety
for the Scheme C Variant as follows:
(1) In the City Center (Parcels 4 and 5): alcoholic
beverage service that is not incidental alcoholic
beverage service.
2) In the City Center (Parcels 4 and 5): 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 Parcel 1 & 2, Non-SPPE Data Centers and
Ancillary Data Centers, but only if conducted entirely
within a completely enclosed building
(except for on-site indoor or outdoor power generation
facilities serving the Data Center operations) and
only after first securing a Minor Use Permit that
allows for administrative review with notices mailed
out to adjacent properties and a provision for appeal
[3][4].

Subsection 5) of the Original MCP is deleted and
replaced by the Other Uses provision at the end of
this subsection, which applies to the Original MCP
and Scheme C.
22 [3] Ancillary Data Centers are limited to 20% of
the constructed industrial building square footage
on Parcels 1 and 2, and regardless of the number of
Ancillary Data Centers located on Parcels 1 and 2,
shall be limited to a maximum total collective power
draw of nine (9) Megawatts, and shall be subject to
availability of power as determined by Silicon Valley
Power and such other requirements of Silicon Valley
Power, including a written agreement between the
City and the project sponsor.
[4] An appeal of Non-SPPE and Ancillary Data
Centers shall be heard by the City Council [SCCC
otherwise provides for one appeal of a minor use
permit to the Planning Commission only.

PROHIBITED USES [Applies to Original MCP
and Scheme C]
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 the Scheme A Variant and the Scheme C
Variant);
4) Uses involving quantities of hazardous materials
that may have potentially significant health
consequences (other than hazardous materials used
in connection with the Light Industrial and Data
Center uses on Parcels 1 and 2, subject to compliance
with applicable laws);
5) Contractor’s yards and other similar uses, unless
accessory to Light Industrial use;
6) Wastewater treatment plants;
7) Confined animal facilities;
8) Composting stations;
(9) Wholesaling, warehousing and storage (indoor
and outdoor) other than on Parcels 1 and 2 under the
Scheme C variant;
(10) Refineries; and
(11) Chemical manufacturing plants.

OTHER USES [Applies to Original MCP and
Scheme C]
Other uses not specifically listed herein may
be allowed by the City’s Director of Community
Development or Planning Commission if approved
in accordance with the procedures set forth in
Sections 18.04.030 and 18.04.040 of the Updated
Zoning Code, as amended, or if approved by the
City Council through the Development Area Plan
process, so long as the uses are consistent with
the intent of the MCP, as amended, and applicable
environmental clearance.

24 EXHIBIT 3C–4 (SCHEME C): CONCEPTUAL LAND USE PLAN PRIMARY USE/UPPER FLOORS Light Industrial
25 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT TABLE 3C–2 (SCHEME C): 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. *** Changes from Original MCP Table 3-2 for Parcel 5
reflect the Parcel 5 development program approved by City Council for DAP 1 (Resolution No. 20-8825)
PARCEL 1 - SCHEME C
Building epyT ssorGsroolF Area
Light Industrial
Light Industrial 4-5 buildings 50k-250k footprint * 1-2 690,000 TOTAL of PARCEL 1 690,000
SITE AREA: 49.6 Acres FAR: 0.43
PARCEL 2 - SCHEME C
Building epyT ssorGsroolF Area
Light Industrial
Light Industrial 6-8 buildings 50k-250k footprint * 1-2 910,000 TOTAL of PARCEL 2 910,000
SITE :AERA 60.9 Acres :RAF 43.0
PARCEL 3 - SCHEME C
Building epyT ssorGsroolF Area
Park Structures
City Park TBD TBD
TOTAL of PARCEL 3 -
SITE AREA: 34.9 Acres FAR: 0.00
PARCEL 4 - SCHEME C
Building epyT ssorGsroolF Area
Residential
Residential (5 buildings, 20-30k footprint) * 3-17 1,488,399 Hotel
Hotel (825sf/key) * 8-17 180,689
Retail
Anchors * 1-3 50,000
F&B * 1 100,000
Retail * 1-2 550,000
Entertainment
Entertainment * 1-2 50,000
Office
Office 9-11 buildings 25k-60k footprint * 3-17 4,102,181 TOTAL of PARCEL 4 6,521,269
SITE AREA: 79.17 Acres FAR: 1.89
PARCEL 5 - SCHEME C
Building epyT ssorGsroolF Area
Residential
Residential 1 buildings 28-35K footprint * 10-17 191,601 Hotel
Hotel (920sf/key) * 7-17 386,311
Retail
F&B * 1-2 25,000
Retail * 1 25,000
Office
Office 1 buildings 42-65K footprint * 11 415,219
TOTAL of PARCEL 5 1,043,131
SITE AREA: 15.43 Acres FAR: 1.55
PROJECT TOTALS 9,164,400
SITE AREA: 240 Acres (less than 10 acres rention basin) FAR: 0.93 (including 12.8 acres city use area) **
***
26 RELATED SANTA CLARA

PARKING SUPPLY RATIOS
No change from the Original MCP, with the following
revisions and additions:
1) A set of parking supply rates have been developed
and are summarized in Table 3C-3 below, including
the Scheme C Variant Light Industrial use. 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 Related Santa Clara.
2) For all of Parcels 1 and 2 in the Scheme C
Variant, parking would be provided in a combination
of on-street and off street surface parking.

Land Use Related Santa Clara 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. ***Parking ratios may vary from 0.5-1.5 per 1000 sq. ft. To be determined in DAP process **In the DAP for the Scheme C, parking minimums may be adjusted upwards or downwards based on project-specific parking needs and analysis, and as may be permitted by applicable state laws.

TABLE 3C–3 (SCHEME C): RELATED SANTA CLARA PARKING SUPPLY REQUIREMENTS

MINIMUM AND MAXIMUM REQUIREMENTS
Minimum Requirements
No change from the Original MCP.

Maximum Requirements
No change from the Original MCP, with the following
refinements.

Office: The maximum amount of office development
allowed in the Scheme C Variant is 4,517,400 gross
square feet. The maximum areas specified for each parcel below shall not be construed to allow more than a total of 4,517,400 gross square feet in the Scheme C Variant
as a whole. Subject to adjustment in accordance with the development transfer provisions described above, the
maximum amount of office allowed in each parcel is as
follows:
1) The maximum amount of office in Parcel 4 is
4,102,181 gross square feet;
2) The maximum amount of office in Parcel 5 is
415,219 gross square feet.*
Light Industrial Campus Development: The maximum
amount of permitted, or conditionally permitted, development uses allowed in the Scheme C Variant is 1,600,000 gross square feet (excludes public and private parks and open space).

Light Industrial
R&D
1 per 1000 sq.ft. ***
1 per 750 sq.ft. ***
* Reflects DAP 1 approved by City Council (Resolution
20-8825).
27 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

CONCEPT SUMMARY
No change from the Original MCP.

VEHICULAR CIRCULATION
Exhibit 6C-5 Streetscape Typologies provides street
cross-sections depicting typical configurations for
each new street typology in the Scheme C Variant.

Street Typologies not depicted have no change from
the Original MCP document. All street 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 circulation, linking the marquee entrance at Great America Parkway with a bridge along Lafayette Street. This
roadway will directly feed the collector and local
streets serving Parcels 3 and 4. The projected right-ofway measures approximately 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 sidewalks that will feature large street trees.
Collector Streets: No change from the Original MCP.
Local Streets: No change from the Original MCP.
Light Industrial Perimeter Street: This street will
serve as the backbone of the light industrial campus,
providing access from Lafayette Street to Parcels 1 and 2 in the Scheme C Variant. The projected right-of-way
measures approximately 50 feet, with a curb-to curb
measurement of approximately 34 feet (Refer to Street
Section in Chapter 6). These widths will accommodate
four vehicular travel lanes and a landscaped setback.

There will also be sufficient room for a protected bike route that links the Tasman East area with Parcel 1
and 2, and adjacent sidewalk that will feature street
trees.
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 infrastructure will revert to City control (see Exhibit 3C-6:

Public and Private Streets and Exhibit 3C-16: 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 3C-6. 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 northward from its current location. The final designation of the public and private streets will be incorporated into the 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.
3C.3 MOBILITY CONCEPT
The mobility concept for the Scheme C Variant
will support Related Santa Clara’s proposed
land use distribution and intensity, and will
reinforce the mixed-use, transit-oriented
concepts that are fundamental to the land
use plan while enabling safe and efficient
access to the light industrial campus. It will
ensure suitable on-site circulation for both
passenger and commercial vehicles, as well
as alternative modes.

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 mixeduse developments.

TABLE 3C–4 (SCHEME C): MOBILITY

PLAN CONSISTENCY W/ KEY GENERAL

PLAN SUSTAINABILITY POLICIES
28 EXHIBIT 3C–5 (SCHEME C): STREET NETWORK
29 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT Some 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-ofway. Traffic related standards should retain consistency, but private streets may utilize street signage and accommodate loading and truck maneuverings differently. Private streets may also be subject to occasional street closures for festivals, farmers markets, and host 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.

Temporary events and similar temporary outdoor uses
in the City Center (Parcels 4 & 5) shall not trigger the requirement for a Special Permit or Temporary Use
Permit under the Zoning Ordinance, including under
Chapter 18.122 (Temporary Use Permits) of the
Updated 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
appli-cable Building and Fire Code requirements, and
they must obtain any applicable Police Permits. Other
areas (Parcels 1 and 2) shall adhere to the Temporary
Use Permit process requirements under Chapter

18.122 of the Updated Zoning Code, as amended,
unless such event plans are spelled out in an approved
DAP. All ap-plicable Building/Fire Code and Police
Permit require-ments will apply.
Access Improvements: No Change from the Original
MCP.
Fire Access: No change from the Original MCP.
Truck Circulation: Truck ingress and egress for
Parcels 1 and 2 would be limited to internal roads to
the north of buildings constructed on Parcel 2 that
would connect to Lafayette Street. Trucks would be
prohibited from using internal roads south of the
proposed buildings on Parcel 2. Final truck routes
will be approved with the DAP submittals for
Parcels 1 and 2.” I think that is preferable to
including Figure 6 from the Addendum b/c it is very
schematic and won’t necessarily track the final
roadway plan for each DAP.

PARKING STRATEGY
No change from the Original MCP, with the following
addition:
1) Parking Facilities (the Scheme C Variant): Surface
parking will be utilized in the Scheme C Variant
Parcels 1 and 2 to accommodate parking for light
industrial uses. On street and off street parking will be distributed throughout the site with protected sidewalk access to building entries. Exhibit 3C-10: Access &
Parking depicts a conceptual plan for the location of
parking facilities in the Scheme C Variant.

ALTERNATIVE MODES
No change from the Original MCP, with the following
addition:
1) Bicycle Circulation: Exhibit 3C-12: Bicycle Network
depicts a conceptual plan for the routing of bicycle
facilities, including connections through the Scheme C
Variant Parcels 1 and 2.
2) Pedestrian Circulation: Exhibit 3C-13: Pedestrian
Network depicts sidewalks that will be incorporated
along both sides of on-site roadways (both public and
private) and off-street route that will include a protected path through the Scheme C Variant Parcels 1 and 2.

Collector Street
Local Street
Minor Arterial
30 [THIS PAGE LEFT INTENTIONALLY BLANK]

33 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 3C–8 (SCHEME C): POTENTIAL BUS CIRCULATION
34 EXHIBIT 3C–9 (SCHEME C): FIRE STATION RELOCATION
*For more information on Fire Station 10, see attachment to RSC Scheme C Supplement *

36 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
37 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 3C–11 (SCHEME C): POTENTIAL ACTIVE TRANSPORTATION DIAGRAM* * 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. 38 EXHIBIT 3C–12 (SCHEME C): BICYCLE NETWORK
*Potential location for a pedestrian/bike connection between Parcels 2 and Parcel 4 will be determined through a Developer-funded concept study as provided in the Development Agreement Potential location for a pedestrian/bike
connection*
39 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 3C–13 (SCHEME C): PEDESTRIAN NETWORK
Potential location for a pedestrian/bike
connection*
40 EXHIBIT 3C–14 (SCHEME C): PEDESTRIAN NETWORK

2. Pedestrian Paseo

3. Wide Sidewalks

4. Bike Path
*Potential location for a pedestrian/bike connection between Parcels 2 and Parcel 4 will be determined through a Developer-funded concept study as provided in the Development Agreement 41 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

CONCEPT SUMMARY
The Scheme C Variant will include a distinctive,
sustainable open space network with a strong visual
and experiential quality that reinforces the project’s
identity as a mixed-use pedestrian-oriented center.

Landscape will also serve a functional role, accommodating recreational and leisure activities of users while integrating green infrastructure to achieve
sustainable site development. Chapter 6C (Landscape
Master Plan) will build on this open space framework,
and will elaborate on the landscape design and character of the project. Open Space Network: The project will incorporate an network of specialized open spaces including streetscapes, shared outdoor spaces, and landscaped zones to ensure
connectivity between parcels and a continuous pedestrian experience. Exhibit 3C-15: Open Space Network in the Scheme C Variant conceptually illustrates the distribution and hierarchy of open spaces across the site. The open space concept will contribute to effective place-making, creating appropriate transitions in character between uses. Open spaces will range from highly visible and naturalized to vibrant and people-oriented parks
and plazas that help users feel safe, comfortable, and
always within arms reach of amenities. There will be a
balance between active and passive spaces and room for
temporary activities and events in City Center’s bustling heart.
Active Recreation Space: No change from Original MCP. Distinctive Landscape Setting: No change from Original MCP.
Eco-Sensitive Landscape Design: No change from the
Original MCP.
People-Oriented Places: No change from Original MCP.

RESIDENTIAL INDUCED REQUIREMENT FOR

DEDICATED PARK AND RECREATIONAL LAND
No change from the Original MCP

STREETSCAPES
The Scheme C Variant streetscapes include:
Streetscape Amenities: No change from Original MCP
Corridor Streetscape: No change from Original MCP
City Center Collector Streetscape: No change from Original MCP.
City Center Internal Streetscape: No change from Original MCP.
Temporary Street Closures: No change from Original
MCP.
Light industrial campus Perimeter Streetscape: Although primarily geared toward vehicular access and circulation, the 3C.4 OPEN SPACE CONCEPT
The open space concept for the Scheme
C Variant describes an integrated network
of shared outdoor spaces and sustainable
landscapes, highlighted by active plazas,
recreational areas, and passive landscaping
zones linked through attractive and coherent
streetscapes. Collectively, these elements will
be essential to creating an engaging public
realm and will contribute to Related Santa
Clara’s identity, functionality, sociability, and
visual appeal while allowing safe and efficient
access to the light industrial campus.

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 3C–5 (SCHEME C): OPEN SPACE

PLAN CONSISTENCY W/ KEY GENERAL

PLAN SUSTAINABILITY POLICIES
42 EXHIBIT 3C–15 (SCHEME C): OPEN SPACE NETWORK*
* Diagram only for illustrative purpose, subject to change. Depictions of outdoor spaces and landscape zones are illustrative, particularly in Parcels 1 through 3. 43 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT design character of these roadways nonetheless will support multiple modes of travel and the safety of all users. In particular, they will incorporate protected bike lanes, shaded sidewalks, landscape setbacks and proposed naturalistic planting along landscape perimeters and embankments.
Light industrial campus Internal Streetscape: These streets will be the primary paths of travel for light industrial campus workers to and from work. On-street parking will provide convenient access to building entries, and sidewalks with integrated landscaping elements will accommodate comfortable access. Loading areas will be safely separated from primary pedestrian circulation routes, decreasing conflicts and allowing free movement of commercial vehicles.

SHARED OUTDOOR SPACES
Key to successful urban place-making, shared outdoor
spaces will serve as a counterpart to the streetscape
environment, enriching the public realm by offering
various places to congregate. Outdoor spaces unique to
the Scheme C Variant include:
Centennial Boulevard: A highly public place and
branch of intense activity, Centennial Boulevard
will pass through the core of Related Santa Clara
and connect key outdoor gathering spaces while
allowing for the passage of vehicles through the site.

As such, it will be characterized by a high level of
design and amenity with design elements that may
include specialty paving, outdoor furniture, and
accommodations for outdoor dining.
Paseos: Located at the heart of the mixed-use core,
the Paseos will function as the Scheme C Variant
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 socializing, 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 Paseos.

PRIVATE OPEN SPACE
No change from Original MCP.

LANDSCAPE ZONES
No change from Original MCP.

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
44 EXHIBIT 3C–16 (SCHEME C): STREETSCAPE TYPOLOGIES
3 City Center Internal Streetscape 4 Light industrial campus Perimeter Streetscape 2 City Center Collector Streetscape
1 Gateway Streetscape
3 4
2 1
45 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 3C–17 (SCHEME C): SHARED OUTDOOR SPACE

TYPOLOGIES
3 Public Park Space - Neighborhood Park 4 Public Park Space - City Park 5 Podium Courtyards 6 Plazas / Small Open Spaces 2 Paseos
1 Centennial Boulevard
3 5
4 6
7 2
1 7 Light Industrial Campus Greens
46 EXHIBIT 3C–18 (SCHEME C): LANDSCAPE ZONE TYPOLOGIES
1 Perimeter Landscape
1 2
2 Green Roof with Photovoltaics
47 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

CONCEPT SUMMARY
Together with the land use, mobility, and open space
concepts, the urban design concept will establish a
clear organizational structure to embed Related Santa
Clara in its surroundings, create an active urban
core, and distinct character areas for office and light industrial uses. It will be a transit-oriented development with well-defined pedestrian and bicycle routes throughout the development that bring the surrounding Santa Clara community to City Center. The urban character of City Center will create a highly livable
environment, where active sidewalks, facades, and
public open spaces will create a destination for local
and regional users. The project will have a distinct
identity through gateways marking major project
entrances, wayfinding signage orienting users, and a
unified streetscape palette defining the public realm.

Finally, sustainable design will be integral to Related Santa Clara through sustainable site planning, landscape and building design, and economic vitality to improve the quality of life for project users.
Community Linkages: No change from Original MCP.
Urban Character & Livability: No change from Original MCP.
Project Identity: No change from Original MCP.
Site Sustainability: No change from Original MCP.

URBAN STRUCTURE
No change from the Original MCP, with the following
summary:

The urban structure of the Scheme C Variant 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.
3C.5 URBAN DESIGN CONCEPT
The urban design concept will emphasize
community building and placemaking
with the intent of achieving a high design
standard throughout Related Santa Clara.

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.

TABLE 3C–6 (SCHEME C): URBAN

DESIGN CONCEPT CONSISTENCY W/

KEY GENERAL PLAN SUSTAINABILITY

POLICIES

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. 48 MASSING / SPATIAL DEFINITION
Related Santa Clara’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. In the City Center core, building ori- entation and massing will establish a consistent street wall lined with active uses along pedestrian priority
streets and will define Centennial Boulevard. Finally,
light industrial buildings in the Scheme C Variant
will be oriented to conserve landscape zones, maxi-
mize views from nearby buildings, and provide ease of
access in and out of the site.

Multi-story parking structures will be utilized
throughout 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 the
pedestrian experience.

BUILDING TYPOLOGIES
No change from Original MCP, with the addition of 6)
Light Industrial Buildings. The guidelines associated
with building typologies are presented in Chapter 5
(Design Guidelines).
49 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 3C–19 (SCHEME C): URBAN DESIGN CONCEPT*
* Plan is illustrative and subject to change.
** Tasman Frontage: See Landscape and Activation Approach **
50 [THIS PAGE LEFT INTENTIONALLY BLANK]
51 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT CHAPTER C4

PARCEL DEVELOPMENT

PLANS, STANDARDS
& REQUIREMENTS

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

INTRODUCTION
Related Santa Clara will be conceived as an Urban
District. As such, its development should best mimic
the tendencies 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,
emphasis will be placed on promoting the diverse and
specific needs of tenants and working to craft sub-dis- tricts of synergistic uses, while working to retain the essence of the overall urban design structure.

For the City Center, the Parcel 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 parcel. 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 parcel. Other more
specific parcel characteristics such as (but not limited to) massing or general disposition of land uses will
evolve as the project design is implemented, and may
deviate from the illustrated parcel characteristics
shown. Overall program, density and urban character
will be maintained within the development of each
parcel; however, specific program elements may move
from one parcel to another to accommodate a variety
of anticipated influencing factors, including:
Changes in use and density, and shifts in program
between parcels;
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.
[Applies to Original MCP and Scheme C Supplement]:

Relocation of uses may occur to accommodate a variety
of factors, as described above, so long as the relocated uses are consistent with the overall Parcel Character
and Development Design Guidelines.

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

Increasingly important to the current marketplace is
the ability to flexibly accommodate new working envi-
ronment prototypes in response to tenant and market
needs. Other approaches might be proposed in the
DAP submissions, including new building typologies
and campus organizations that can better accommodate a Build-to-Suit situation. 4C.1 INTRODUCTION
53 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

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 allowing variety in design and construction; Assist designers, City Staff, City Council, and developers 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 compliance with the design standards, according to the Development Area Plan process outlined in Chapter
2C 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 parcels or only a portion
of a parcel as depicted in this chapter. Each parcel is identified on a key plan so the designer has a logical
starting point for design. The standards by parcel
identify allowable buildings, setbacks, active frontages, parking access and other standards. In addition, the objective of the development of the parcel, 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 encouraged”. Minimum standards use the term “acceptable” or “allowable” to describe minimum required development 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 3C-6.
54 EXHIBIT 4C–1 (SCHEME C): 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. 55 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 4C.2 PARCEL 1: LIGHT INDUSTRIAL

CAMPUS NE
KEY
TABLE 4C–1 (SCHEME C): PARCEL 1
PROGRAM*

PARCEL DEVELOPMENT DESIGN GUIDELINES
Provide pedestrian and where possible bike/ped connections to passive recreation areas from existing and new paths and trails to surrounding developments.

Pedestrian connections should be ample in width with a
minimum of 12 feet in width shade and seating.
Pedestrian Circulation: Sidewalks are required along all public (City maintained) roads and recommended along
private roads (as illustrated in Exhibit 3C-6: Public
and Private Streets and Exhibits 3C-13 and 3C:14:

Pedestrian Network.
Bicycle Circulation: A dedicated bike lane is required to connect Tasman East to City Place Parkway. Dedicated
bike lanes are required along the light industrial
perimeter street.

PARCEL CHARACTER
Parcel 1 will have convenient vehicular access
from Highway 237 to the north and will be a
well-functioning light industrial area. Parcel 1
will be functional, with a network of internal
streets and driveways that do not disrupt the
vehicular circulation of Parcels 3, 4,or 5. The
Scheme C Variant envisions a light industrial
area that may be developed for logistics uses,
advanced manufacturing, or a combination of
these and other light industrial uses. A pathway
will connect pedestrians and cyclists traveling
between Tasman Drive and City Place Parkway,
and landscape buffers will surround the parcel.
Active Frontages: These are suggested at building
entries to provide clear and accessible points of entry for employees and visitors.
Parking Access: Parking is located along private drives that connect at key moments to the light industrial perimeter road. Additional parking may be accommodated on street or in surface parking lots.
Open Space & Amenities: A passive recreation zone is
suggested on the south side of the parcel adjacent to
Parcel 2 to allow for pedestrian and bicycle connectivity through the site. Outside of the loop road, the land is significantly sloped and can provide picturesque landscapes that include trails, native habitat, etc.
Setbacks: Along the perimeter loop road, setbacks shall be 15’ minimum from the curb line.
Concealed & Exposed Parking: Parking structures and / or lots shall be made visually attractive, either by landscaping, visual buffering, siting, artwork, or appropriate screening.
Building Heights: Buildings should be moderate height (roughly one to two high ceiling levels, or 60’). Up to 50% of buildings may reach a height of up to 90’ to accommodate upper-level commercial or light industrial uses.

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: These shall be
screened from view along the public and private street
rights-of-way.
* The program and plan depict a potential configuration for illustrative purposes only. The actual program and layout may vary subject to City review and approval.

Site Coverage:
• 45 percent maximum allowable coverage
(includes parking structures)
PARCEL 1 - SCHEME C
Building epyT ssorGsroolF Area
Light Industrial
Light Industrial 4-5 buildings 50k-250k footprint * 1-2 690,000 TOTAL of PARCEL 1 690,000
SITE AREA: 49.6 Acres FAR: 0.43
PARCEL 2 - SCHEME C
Building epyT ssorGsroolF Area
Light Industrial
Light Industrial 6-8 buildings 50k-250k footprint * 1-2 910,000 TOTAL of PARCEL 2 910,000
SITE :AERA 60.9 Acres :RAF 43.0
PARCEL 3 - SCHEME C
Building epyT ssorGsroolF Area
Park Structures
City Park TBD TBD
TOTAL of PARCEL 3 -
SITE AREA: 34.9 Acres FAR: 0.00
PARCEL 4 - SCHEME C
Building epyT ssorGsroolF Area
Residential
Residential (5 buildings, 20-30k footprint) * 3-17 1,488,399 Hotel
Hotel (825sf/key) * 8-17 180,689
Retail
Anchors * 1-3 50,000
F&B * 1 100,000
Retail * 1-2 550,000
Entertainment
Entertainment * 1-2 50,000
Office
Office 9-11 buildings 25k-60k footprint * 3-17 4,102,181 TOTAL of PARCEL 4 6,521,269
SITE AREA: 79.17 Acres FAR: 1.89
PARCEL 5 - SCHEME C
Building epyT ssorGsroolF Area
Residential
Residential 1 buildings 28-35K footprint * 10-17 191,601 Hotel
Hotel (920sf/key) * 7-17 386,311
Retail
F&B * 1-2 25,000
Retail * 1 25,000
Office
Office 1 buildings 42-65K footprint * 11 415,219
TOTAL of PARCEL 5 1,043,131
ssorGsroolF Area
4-5 buildings 50k-250k footprint * 1-2 690,000
690,000
es FAR: 0.43
ssorGsroolF Area
6-8 buildings 50k-250k footprint * 1-2 910,000
910,000
es :RAF 43.0
ssorGsroolF Area

TBD TBD
-
es FAR: 0.00
ssorGsroolF Area
(5 buildings, 20-30k footprint) * 3-17 1,488,399
(825sf/key) * 8-17 180,689
* 1-3 50,000
* 1 100,000
* 1-2 550,000
* 1-2 50,000
9-11 buildings 25k-60k footprint * 3-17 4,102,181
6,521,269
es FAR: 1.89
ssorGsroolF Area
1 buildings 28-35K footprint * 10-17 191,601
(920sf/key) * 7-17 386,311
* 1-2 25,000
* 1 25,000
1 buildings 42-65K footprint * 11 415,219
1,043,131
56 EXHIBIT 4C–2 (SCHEME C): PARCEL 1 GROUND FLOOR PLAN* Light Industrial
* The program and plan 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.

Light Industrial
Light Industrial Buildings:
• One to two floors of Light
Industrial Buildings shown,
with footprints ranging from
80-200k
Parking and Loading:
• Parcel 1 will be self-parked
with surface parking, with
loading docks for trucks
located between buildings
Ground Floor:
• Light Industrial Use, with
loading and ancillary commercial
or amenity uses.
• Active frontages include primary
building entry points.

Loading Dock
57 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 4C.3 PARCEL 2: LIGHT INDUSTRIAL

CAMPUS SE
KEY
TABLE 4C–2 (SCHEME C): PARCEL 2
PROGRAM* PARCEL CHARACTER
The Scheme C Variant for Parcel 2 is envisioned
as a well-positioned and efficient light industrial
area. It will be functional, with a network of
internal streets and driveways that do not
disrupt the vehicular circulation of Parcels 3, 4,
or 5. A pathway and emergency vehicle access
pathway will connect pedestrians and cyclists
traveling between Tasman Drive and City Place
Parkway, and landscape buffers will surround the
parcel.

PARCEL DEVELOPMENT DESIGN GUIDELINES
Provide pedestrian and where possible bike/ped connections to passive recreation areas from existing and new paths and trails to surrounding developments.

Pedestrian connections should be ample in width with a
minimum of 12 feet in width shade and seating.
Pedestrian Circulation: Sidewalks are required along all public (City maintained) roads and recommended along
private roads (as illustrated in Exhibit 3-C6: Public
and Private Streets and Exhibits 3C-13 and 3C:14:

Pedestrian Network.
Bicycle Circulation: A dedicated bike lane is required to connect Tasman East to City Place Parkway. Dedicated
bike lanes are required along the light industrial
perimeter street.
Active Frontages: These are suggested at building
entries to provide clear and accessible points of entry for employees and visitors.
Parking Access: Parking is located along private drives that connect at key moments to the light industrial perimeter road. Additional parking may be accommodated on street or in surface parking lots.
Open Space & Amenities: Outside of the loop road, the land is significantly sloped and can provide picturesque landscapes that include trails, native habitat, etc.
Setbacks: Along the perimeter loop road, setbacks shall be 15’ minimum from the curb line.
Concealed & Exposed Parking: Parking structures and / or lots shall be made visually attractive, either by landscaping, visual buffering, siting, artwork, or appropriate screening.
Building Heights: Buildings should be moderate height (roughly one to two high ceiling levels, or 60’). Up to 50% of buildings may reach a height of up to 90’ to accommodate upper-level commercial or light industrial uses.

Site Coverage:
• 45 percent maximum allowable coverage
(includes parking structures)
PARCEL 1 - SCHEME C
Building epyT ssorGsroolF Area
Light Industrial
Light Industrial 4-5 buildings 50k-250k footprint * 1-2 690,000 TOTAL of PARCEL 1 690,000
SITE AREA: 49.6 Acres FAR: 0.43
PARCEL 2 - SCHEME C
Building epyT ssorGsroolF Area
Light Industrial
Light Industrial 6-8 buildings 50k-250k footprint * 1-2 910,000 TOTAL of PARCEL 2 910,000
SITE :AERA 60.9 Acres :RAF 43.0
PARCEL 3 - SCHEME C
Building epyT ssorGsroolF Area
Park Structures
City Park TBD TBD
TOTAL of PARCEL 3 -
SITE AREA: 34.9 Acres FAR: 0.00
PARCEL 4 - SCHEME C
Building epyT ssorGsroolF Area
Residential
Residential (5 buildings, 20-30k footprint) * 3-17 1,488,399 Hotel
Hotel (825sf/key) * 8-17 180,689
Retail
Anchors * 1-3 50,000
F&B * 1 100,000
Retail * 1-2 550,000
Entertainment
Entertainment * 1-2 50,000
Office
Office 9-11 buildings 25k-60k footprint * 3-17 4,102,181 TOTAL of PARCEL 4 6,521,269
SITE AREA: 79.17 Acres FAR: 1.89
PARCEL 5 - SCHEME C
Building epyT ssorGsroolF Area
Residential
Residential 1 buildings 28-35K footprint * 10-17 191,601 Hotel
Hotel (920sf/key) * 7-17 386,311
Retail
F&B * 1-2 25,000
Retail * 1 25,000
Office
Office 1 buildings 42-65K footprint * 11 415,219
TOTAL of PARCEL 5 1,043,131
SITE AREA: 15.43 Acres FAR: 1.55
PROJECT TOTALS 9,164,400
SITE AREA: 240 Acres (less than 10 acres rention basin) FAR: 0.93 ssorGsroolF Area
4-5 buildings 50k-250k footprint * 1-2 690,000
690,000
es FAR: 0.43
ssorGsroolF Area
6-8 buildings 50k-250k footprint * 1-2 910,000
910,000
es :RAF 43.0
ssorGsroolF Area

TBD TBD
-
es FAR: 0.00
ssorGsroolF Area
(5 buildings, 20-30k footprint) * 3-17 1,488,399
(825sf/key) * 8-17 180,689
* 1-3 50,000
* 1 100,000
* 1-2 550,000
* 1-2 50,000
9-11 buildings 25k-60k footprint * 3-17 4,102,181
6,521,269
es FAR: 1.89
ssorGsroolF Area
1 buildings 28-35K footprint * 10-17 191,601
(920sf/key) * 7-17 386,311
* 1-2 25,000
* 1 25,000
1 buildings 42-65K footprint * 11 415,219
1,043,131
es FAR: 1.55
9,164,400
es (less than 10 acres rention basin) FAR: 0.93
58 EXHIBIT 4C–3 (SCHEME C): PARCEL 2 GROUND FLOOR PLAN* * The program and plan 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.

Light Industrial
Light Industrial
Loading Dock
Light Industrial Buildings:
• One to two floors of Light
Industrial Buildings shown,
with footprints ranging from
80-200k
Parking and Loading:
• Parcel 2 will be self-parked
with surface parking, with
loading docks for trucks
located between buildings
Ground Floor:
• Light Industrial Use, with
loading and ancillary commercial
or amenity uses.
• Active frontages include primary
building entry points.

Loading Dock
59 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 4C.4 PARCEL 4 CITY CENTER
KEY
TABLE 4C–3 (SCHEME C): PARCEL 4
PROGRAM* PARCEL CHARACTER
Parcel 4 will accommodate multiple dense
mixed-use blocks with a variety of uses from
ground floor retail to residential, office, and
hotel uses in the Scheme C Variant.

PARCEL DEVELOPMENT DESIGN GUIDELINES
Parcel Composition: Parcel 4 is envisioned a dense
mixed-use area 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 3C-6: Public and Private Streets and Exhibit 3C-13:

Pedestrian Network).
Bicycle Circulation: Dedicated Bike lanes are required on public roads. Bike paths and lanes are required in
accordance with Exhibit 3C-12.
Active Frontages: These are required along the majority of street frontages, as well as within the City Center Paseos. Frontages are expected to be most
intensively active along Centennial Blvd between Stars
and Stripes Dr. and Second Street, and First Street
between Avenue A and Avenue B.
Parking Access: Entries to parking shall be located off secondary streets. Parking may be either structured or
located in surface lots.
Open Space & Amenities: A network of outdoor
spaces organizes the parcel with the primary corridor
along Centennial Blvd. and the City Center Paseos.

Residential, office, and hotel uses should provide outdoor amenity space for residents, tenants, or guests. Build-To Lines & Setbacks: Build-to lines are suggested to follow all streets to create a continuous street wall condition. There shall be a 12’-26’ setback from
Avenue A, Centennial Blvd, Avenue B, Avenue C, First
Street, Second Street, and City Place Parkway curb
lines. A minimum sidewalk/planting strip of 12’ will be maintained throughout Parcel 4.
View Corridors: A view corridor should be oriented
north/south along the pedestrian promenade.
Building Heights: Towers are permitted in the City
Center blocks of up to approximately 10-12 stories,
with a maximum building height consistent with
ALUC regulations and Federal Aviation hazard limits
pursuant to FAA Federal Aviation Regulations, FAR
Part 77 criteria. These height limits remain consistent with applicable General Plan Policy 5.10.5-P30 and
General Plan Policy 5.10.5-P33 that require compatibility with the Airport Land Use Compatibility Plan and Federal Aviation Administration Federal
Aviation Regulations, FAR Par 77 criteria hazard
height limits at San Jose Mineta International Airport, respectively. Podium buildings will be approximately
2-5 stories. Active ground floor uses are encouraged.

Above grade parking structures are approximately 7-8
levels. 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 away from primary active frontages. Retail and Food and
Beverage uses may be serviced from adjacent streets.
Trash and Mechanical Equipment: These 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.

Site Coverage:
•70 percent maximum allowable coverage
PARCEL 2 - SCHEME C
Building epyT ssorGsroolF Area
Light Industrial
Light Industrial 6-8 buildings 50k-250k footprint * 1-2 910,000 TOTAL of PARCEL 2 910,000
SITE :AERA 60.9 Acres :RAF 43.0
PARCEL 3 - SCHEME C
Building epyT ssorGsroolF Area
Park Structures
City Park TBD TBD
TOTAL of PARCEL 3 -
SITE AREA: 34.9 Acres FAR: 0.00
PARCEL 4 - SCHEME C
Building epyT ssorGsroolF Area
Residential
Residential (5 buildings, 20-30k footprint) * 3-17 1,488,399 Hotel
Hotel (825sf/key) * 8-17 180,689
Retail
Anchors * 1-3 50,000
F&B * 1 100,000
Retail * 1-2 550,000
Entertainment
Entertainment * 1-2 50,000
Office
Office 9-11 buildings 25k-60k footprint * 3-17 4,102,181 TOTAL of PARCEL 4 6,521,269
SITE AREA: 79.17 Acres FAR: 1.89
PARCEL 5 - SCHEME C
Building epyT ssorGsroolF Area
Residential
Residential 1 buildings 28-35K footprint * 10-17 191,601 Hotel
Hotel (920sf/key) * 7-17 386,311
Retail
F&B * 1-2 25,000
Retail * 1 25,000
Office
Office 1 buildings 42-65K footprint * 11 415,219
TOTAL of PARCEL 5 1,043,131
SITE AREA: 15.43 Acres FAR: 1.55
PROJECT TOTALS 9,164,400
SITE AREA: 240 Acres (less than 10 acres rention basin) FAR: 0.93 ssorGsroolF Area
6-8 buildings 50k-250k footprint * 1-2 910,000
910,000
es :RAF 43.0
ssorGsroolF Area

TBD TBD
-
es FAR: 0.00
ssorGsroolF Area
(5 buildings, 20-30k footprint) * 3-17 1,488,399
(825sf/key) * 8-17 180,689
* 1-3 50,000
* 1 100,000
* 1-2 550,000
* 1-2 50,000
9-11 buildings 25k-60k footprint * 3-17 4,102,181
6,521,269
es FAR: 1.89
ssorGsroolF Area
1 buildings 28-35K footprint * 10-17 191,601
(920sf/key) * 7-17 386,311
* 1-2 25,000
* 1 25,000
1 buildings 42-65K footprint * 11 415,219
1,043,131
es FAR: 1.55
9,164,400
es (less than 10 acres rention basin) FAR: 0.93
[Contains refinements to Chapters 4.7 through 4.15 of the Original MCP]
4C.7-15
60 EXHIBIT 4C–4 (SCHEME C): PARCEL 4 GROUND FLOOR PLAN* * The program and plan 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.

Ground Floor:
• 1-2 levels of Retail/F&B fronting
key streets and outdoor plazas
Residential Tower:
• Tower situated on
City Place Parkway
Hotel Tower:
• Tower situated on
corner of Avenue A
and 2nd Street
• 8 floors shown
• Hotel amenity deck
above podium
Light Industrial
Light Industrial
61 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 4C.5 PARCEL 5 CITY CENTER
KEY
TABLE 4C–4 (SCHEME C): PARCEL 5
PROGRAM* BLOCK CHARACTER
Parcel 5 will be anchored by a series of
programs along Tasman Drive, Stars & Stripes
Drive, Creekside Drive, Centennial Blvd.,
and Avenue C. Active uses will line Stars &
Stripes Drive, including retail and/or food and
beverage uses. Commercial spaces facing
Tasman Drive will have strong street and
pedestrian-facing frontages. A significant
setback is envisioned along Tasman Drive for
landscape elements.

KEY

PARCEL DEVELOPMENT DESIGN GUIDELINES
Parcel Composition: Parcel 5 is envisioned to be a
mixed-use area composed of a hotel, office and residential uses that incorporate in-line retail and food & beverage.
Pedestrian Circulation: Sidewalks are required along
all Parcel 5 street frontages, as illustrated in Exhibit 3C-6: Public and Private Streets and Exhibit 3C-13:

Pedestrian Network.
Bicycle Circulation: Bicycle Circulation: Dedicated
Bike lanes are required on public roads. Bike paths
and lanes are required in accordance with Exhibit
3C-12.
Active Frontages: Active frontages are required along Centennial Boulevard and Stars & Stripes Drive.
Parking Access: Entries to parking shall be located off secondary streets. Parking may be either structured
or located in surface lots.
Open Space & Amenities: Wide setbacks along
Tasman Drive and Centennial Boulevard shall accommodate generous landscaping. Hotel and Residential uses should provide amenity deck space for residents
and guests.
Build-To Lines & Setbacks: Build-to lines are suggested to follow all streets to create a continuous street wall condition. There shall be a 12’-26’ setback from
Centennial Blvd, Stars & Stripes Dr., Creekside Dr.,
and Avenue C curblines. Tasman Dr. will include a
generous setback for landscaping. A minimum sidewalk/planting strip of 12’ will be maintained throughout Parcel 5. Building Heights: Towers are permitted in the City
Center blocks of up to approximately 10-12 stories,
with a maximum building height consistent with
ALUC regulations and Federal Aviation hazard limits
pursuant to FAA Federal Aviation Regulations, FAR
Part 77 criteria. Podium buildings will be approximately 2-5 stories. Active ground floor uses are encouraged. Above-grade parking structures are
approximately 7-8 levels. Retail/food & beverage buildings should not exceed two to three stories, 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: Service entries should be located
along secondary streets and via the lower level of the
parking structure from the east side transit area.
Trash and Mechanical Equipment: These 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. ** 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.
*** The development program described in Table 4C-4 reflects the DAP 1 development program approved by the City Council by Resolution No. 20-8825.

Site Coverage:
• 70 percent maximum allowable coverage
Residential (5 buildings, 20-30k footprint) * 3-17 1,488,399 Hotel
Hotel (825sf/key) * 8-17 180,689
Retail
Anchors * 1-3 50,000
F&B * 1 100,000
Retail * 1-2 550,000
Entertainment
Entertainment * 1-2 50,000
Office
Office 9-11 buildings 25k-60k footprint * 3-17 4,102,181 TOTAL of PARCEL 4 6,521,269
SITE AREA: 79.17 Acres FAR: 1.89
PARCEL 5 - SCHEME C
Building epyT ssorGsroolF Area
Residential
Residential 1 buildings 28-35K footprint * 10-17 191,601 Hotel
Hotel (920sf/key) * 7-17 386,311
Retail
F&B * 1-2 25,000
Retail * 1 25,000
Office
Office 1 buildings 42-65K footprint * 11 415,219
TOTAL of PARCEL 5 1,043,131
SITE AREA: 15.43 Acres FAR: 1.55
PROJECT TOTALS 9,164,400
SITE AREA: 240 Acres (less than 10 acres rention basin) FAR: 0.93 (5 buildings, 20-30k footprint) * 3-17 1,488,399
(825sf/key) * 8-17 180,689
* 1-3 50,000
* 1 100,000
* 1-2 550,000
* 1-2 50,000
9-11 buildings 25k-60k footprint * 3-17 4,102,181
6,521,269
cres FAR: 1.89
ssorGsroolF Area
1 buildings 28-35K footprint * 10-17 191,601
(920sf/key) * 7-17 386,311
* 1-2 25,000
* 1 25,000
1 buildings 42-65K footprint * 11 415,219
1,043,131
cres FAR: 1.55
9,164,400
cres (less than 10 acres rention basin) FAR: 0.93
4C.16-15
[Contains refinements to Chapters 4.16 through 4.18 of the Original MCP]
62 EXHIBIT 4C–5 (SCHEME C): PARCEL 5 GROUND FLOOR PLAN* Light Industrial
* The program and plan 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.

Office Tower:
• 9 levels of office shown
• Tower faces north/south
Active Promenade:
• Double Alley of trees
• Seating areas
Business Hotel
Hotel Meeting
Facilities Event Space
Residential Tower:
• 8 floors of double loaded
residential shown
• Amenity deck located
above parking structure
Light Industrial
63 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT C5

DESIGN GUIDELINES -

SCHEME C VARIANT

CHAPTER
64 5C.1 DESIGN PRINCIPLES
Design Principles will inform choices regarding
site/hardscape elements, building massing,
fenestration, material choices and more.

PARCEL DEVELOPMENT DESIGN GUIDELINES
The Design Principles for the Scheme C Variant are
consistent with the Original MCP for Site Planning,
Architectural Design, and Signage & Lighting Design.
65 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT These guidelines are integral to the building and
site planning of a successful urban place in the
Scheme C Variant. 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
The Design Guidelines for the Scheme C Variant City
Center Mixed-use are consistent with the Original
MCP. The Scheme C Variant will comply with the
Design Guidelines for Building Siting & Orientation,
Vehicular Circulation & Parking, Service & Loading,
Site Landscape Design, Building Massing & Form,
Roof Forms & Materials, Building Articulation
& Fenestration, Architectural Details, Building
Materials & Colors, Parking Structures, Site Signage,
& Site Lighting.

SIGNAGE & LIGHTING DESIGN
Site Signage:

Signage: the Scheme C Variant will comply with
the Comprehensive Sign Program approved by City
Council on February 9, 2021 for Parcels 4 and 5
(Resolution No. 21-1304) as amended from time to
time.

CITY CENTER MIXED-USE
5C.2 CITY CENTER MIXED-USE

DESIGN GUIDELINES
66 The Scheme C Variant City Center Northwest
Office Design Guidelines will be essential in
creating a thriving office component for Related
Santa Clara. 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
The Design Guidelines for the Scheme C Variant City
Center N-W Office are consistent with the Original
MCP. The Scheme C Variant will comply with the
Design Guidelines for Building Siting & Orientation,
Vehicular Circulation & Parking, Service & Loading,
Site Landscape Design, Building Massing & Form,
Roof Forms & Materials, Building Articulation
& Fenestration, Architectural Details, Building
Materials & Colors, Parking Structures, Site Signage,
& Site Lighting.

SIGNAGE & LIGHTING DESIGN
Site Signage:

The Scheme C Variant will comply with the
Comprehensive Sign Program approved by City
Council on February 9, 2021 for Parcels 4 and 5
(Resolution No. 21-1304) as amended from time to
time.
5C.3 CITY CENTER NW OFFICE

DESIGN GUIDELINES

CITY CENTER NORTHWEST OFFICE
67 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT These guidelines will be integral in the building
and site planning of a successful light industrial
campus, involving considerations that balance
functionality, efficiency, safety, aesthetics and
also flexibility.

SITE PLANNING
Building Siting & Orientation:

Buildings within Parcels 1 and 2 may be organized
as an open tenant campus or a secure light industrial
campus. Buildings should be sited and arranged for
efficient vehicular and loading access, safe pedestrian circulation, and legible building entry points.
LIC-1: Arrange buildings on-site for efficient site access, vehicular circulation, and parking access.
LIC-2: Explore opportunities for flexible layouts to accommodate future expansion or changes in tenant needs.

Incorporate features such as high ceilings, large bay
doors, and efficient HVAC systems to enhance functionality and worker comfort. LIC-3: Position entries to buildings so that they are easily identifiable from adjoining rights-of-way, primary access drives, and parking areas.

Vehicular, Pedestrian, & Bicycle
Circulation:

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

Design Guidelines:
LIC-4: Designate clear pedestrian and vehicle circulation routes, with appropriate crossings and signage to minimize conflicts.
LIC-5: Plan a centralized vehicular circulation system with well-defined entry and exit points. Primary building entrances should be clearly distinguished from secondary and service and loading entries.
LIC-6: Provide pedestrian connections from building entries and required exits to walkways that adjoin on-site parking lots. Where provided, these pedestrian connections should have a different ground material and color to the adjoining drivable surface.
LIC-7: Provide bicycle racks near building entrances.

Disperse bicycle parking facilities throughout the Light industrial campus in convenient and visible areas in
close proximity to primary entrances.
LIC-8: Introduce pedestrian and bicycle linkages
between the light industrial campus, City Center and
Tasman East.
LIC-9: Provide pedestrian and where possible bike/pedestrian connections to passive recreation areas.

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 surrounding context.

Design Guidelines:
LIC-10: Designate dedicated loading and unloading
zone strategically away from private drives, pedestrian, bicycle pathways and along service access pathways.
5C.4 LIGHT INDUSTRIAL CAMPUS

DESIGN GUIDELINES

OFFICE CAMPUS
68 LIC-11: Ensure sufficient space for commercial vehicles to maneuver safely and efficiently, with consideration
for overhead clearance and turning radii.
LIC-12: Screen all mechanical equipment from view
along the public right-of-way. This includes back flow
devices, traffic signal boxes, transformers, meters etc, and may include planting of vegetation to adequately
screen equipment.
LIC-13: Separate areas for receiving, staging, and dispatching goods, with efficient access to loading docks and storage areas.
LIC-14: Locate transformers away from major pedestrian routes and outdoor employee areas. LIC-15: Locate outdoor storage, loading docks and dock seals, semi-truck bays, semi-truck parking on service alleys. If infeasible due to site constraints, angle outdoor storage, loading docks, semi-truck bays, semitruck parking away from building entries. LIC-16: Loading docks shall be oriented away from
public right of way and residential areas and located at least 500 feet away from residential areas.
LIC-17: Where the Light Industrial Uses abut the
residential uses provide at least 8-foot-wide zone using evergreen landscaping, fencing, walls or a combination
to provide a visual buffer.

Site Landscape Design:

Landscaping within the light industrial campus
should be provided to enhance pedestrian and cyclist
comfort when coming and going to light industrial
buildings. Use vegetation to provide shade, buffer
noise, and improve the overall environment for pedestrians, cyclists, and workers.

Design Guidelines:
LIC-18: Incorporate landscaping elements such as
trees, shrubs, and green spaces to improve light industrial campus user comfort. LIC-19: Use landscaping to enhance and complement
the overall project design. Use landscape to frame
building entrances, soften the appearance of structures, define site functions, and buffer adjacent uses. LIC-20: Use landscaping to screen undesirable views of buildings or equipment.
LIC-21: Introduce pedestrian and bicycle linkages
between the Light industrial campus, City Center, and
Tasman East.
LIC-22: Provide amenities such as break areas, pedestrian walkways, and recreational spaces to promote employee well-being and productivity.
LIC-23: Design landscaping adjacent to open spaces and trails to screen industrial development and operations while maintaining a sense of openness and
visibility to allow for safety and security of users.
1 Provision of open space and break areas
2 Clear pedestrian and vehicular circulation
3 Use landscaping to enhance and complement the design
69 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

ARCHITECTURAL DESIGN
Purpose: Overall design of large-scale warehouse and
industrial buildings should have massing, elevations
and facades that are well articulated through forms,
varying height and materials.

Building Massing & Form:

Building height, massing, and scale should create
functional, efficient, and visually appealing buildings that support the needs of light industrial uses without disturbing the overall aesthetic quality of Related Santa Clara.

Design Guidelines:
LIC-24: Create efficient floor plans that minimize wasted space and streamline workflow. Arrange building components such as production areas, storage facilities, offices, and support spaces to optimize operational
efficiency and enhance productivity.
LIC-25: Provide significant vertical and horizontal offsets to reduce visual bulk. Exterior wall planes should be varied in height, depth, and direction.
LIC-26: Organize massing to emphasize entries, corners, or working spaces.

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:
LIC-27: Roofline design should be integrated in the
overall building form. Use variation in roof plane,
height, or material to minimize the overall appearance
of the elevation.
LIC-28: Use materials, colors, and forms that complement the site’s natural features. LIC-29: Design buildings with energy-efficient envelopes, insulation, and HVAC systems to minimize energy consumption and operating costs.
LIC-30: Use high albedo materials which mitigate the
heat island and embody “cool roof” design practices.

Rooftop PV solar panel systems are encouraged on all
structures.
LIC-31: Locate and/or screen rooftop equipment so that it is not visible from adjacent streets, sidewalks, or
open space. Rooftop screening should be integral to the building’s form (e.g., through the use of raised parapets, louvers, etc.).

Building Articulation & Fenestration:

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

Design Guidelines:
LIC-32: Design building entries so they are clearly
defined and distinguishable from the street.
LIC-33: Minimize blank wall planes on street facing
elevations through the use of wall plane variation, trim or reveals, entry and window openings, and/or varying
materials.
LIC-34: Maximize natural light and ventilation to
reduce energy consumption.
LIC-35: Incorporate modular construction techniques
and demountable partitions to facilitate future reconfiguration and expansion as required. LIC-36: Ensure that all sides of buildings visible from the public right-of-way are articulated. Long Blank or
continuous monotonous wall surfaces shall be avoided,
provide architectural breaks every 50 feet through one
or more of the following with a minimum of two incorporated for each facade:
1.change of materials
2.stepping of the building by a minimum of 2 feet
3.adding windows or glass fenestration
4.architectural details
Architectural Details:

Integrate architectural elements and building facades
to blend in with surroundings.

Design Guidelines:
LIC-37: Incorporate design elements that enhance
pedestrian and cyclist comfort such as clear way-finding, landscaping, lighting, and overhangs at building entries.
LIC-38: Use window and door type, proportion, and/
or material to complement the overall architectural
design of the building.
LIC-39: Place windows on building elevations to allow for natural daylighting and add articulation to the
building.

Building Materials & Colors:

Building materials and finish guidelines are intended to ensure the durability and sustainability of a high-quality light industrial campus.

Design Guidelines:
LIC-40: Choose materials with low maintenance
requirements and high durability, especially in areas
near entrances and ground level.
LIC-41: Select sustainable building materials that are suitable for industrial applications and contribute to
environmental stewardship.
LIC-42: Exterior building materials and colors should be selected to reinforce building design and architectural form to achieve consistency throughout the building.
LIC-43: Develop a comprehensive material and color
scheme for each parcel that in complementary among
buildings.
LIC-44: 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.
LIC-45: Treat all facades of the building with an equal level of architectural detail and articulation.

Parking Structures:

Surface Parking will provide ease of access for light
industrial campus users in a mix of on-street and offstreet parking. 70 Design Guidelines:
LIC-46: Strategically locate parking areas near building entrances. LIC-47: Include moderately scaled canopy trees within surface parking lots and landscaped parking strips.
LIC-48: Design parking areas with efficient layouts,
adequate lighting, and clear signage for ease of use.
LIC-49: Allocate dedicated parking spaces and loading zones for service vehicles, delivery trucks, and freight carriers. Designate these areas away from employee
parking to minimize conflicts and congestion.

SIGNAGE & LIGHTING DESIGN
Site Signage:

Building signage shall improve the streetscape experience and uniformly communicate information without creating
visual clutter. Signs shall be designed as a ‘family’, incorporating similar, compatible materials that reinforce the design style of the light industrial campus district. Signs will be consistent with the applicable Comprehensive Sign Program approved with the applicable Development Area Plans
for Parcels 1 and 2 as required by Chapter 7.1 of the
Original MCP pursuant to Section 7C.1 of the Scheme C
Variant.

Design Guidelines:
LIC-50: Implement clear wayfinding signage and
intuitive circulation paths to facilitate navigation and orientation.
LIC-51: Signs should be sufficiently visible from public streets so that site entrances can be readily identified by both pedestrians and persons in vehicles.
LIC-52: Utilize signage materials, colors, and designs that are compatible with the associated structures.
LIC-53: Individually cut lettering visible at a distance and made of durable material is encouraged.
LIC-54: Flashing or moving signs are not permitted.

Site Lighting:

Site Lighting shall be efficiently used to provide illumination for security and safety without intruding on adjacent properties. Lighting shall be architecturally
compatible and consistent in design within parcels or
light industrial campuses and shall be consistent with
the guidelines of Section 7.8.

Design Guidelines:
LIC-55: Integrate exterior lighting that is architecturally compatible with building style, materials, and colors.
LIC-56: Site lighting should provide consistent levels of illumination, avoiding pockets of very high or low
levels of illumination.
LIC-57: Mount light fixtures at a height appropriate to the setting and project design. For example, use lower
mounting heights for settings adjacent to sensitive
land uses.
LIC-58: Provide only as much light/illumination as
necessary to provide safety and security of the area.
LIC-59: Illuminate all pedestrian routes, including
walkways, steps or ramps.
LIC-60: All exterior lighting shall be designed and
constructed with cutoff and full shielded fixtures that direct light downward and into the interior of the
property and away from adjacent roads and properties.

SUBSTATIONS
LIC-61: Any proposed substation shall be located at
least 500 feet away from residential development and
shall not be located along Lafayette Street.
LIC-62: Any proposed Substation shall be subject
to screening requirements to the satisfaction of the
Director of Community Development.
5 Change in building materials and change in structure height 5 Use Materials with low maintenance and high durability 3 Varied patterns, texture and colors
71 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT DATA CENTER DESIGN GUIDELINES:

In addition to the Light Industrial Campus Design
Guidelines listed above, due to the unique operation
of Data Centers, any proposed Data Centers shall
conform to the following additional design guidelines
to ensure compatibility with its surrounding.

Building Siting and Orientation
Intent: Reduce the perceived scale of buildings by visually breaking down the large massing typical of industrial and warehouse buildings. Promote architectural variation through building articulation, massing, and
the variation of roof lines to provide visual interest.

Design Guidelines:
LIC-63: Building Siting and Orientation along major
public corridors and residential developments should
allow for significant height variation to create architectural gestures in order to provide variety and modulation in facade and massing.
LIC-64: Building facades and landscaping along public right of way shall be front facing with well-articulated architecture, however the entrances may be located
elsewhere.

Building Siting and Orientation
LIC-65: Design shall differentiate building facades
every 50 feet through one or more of the following
design elements with a minimum of four incorporated
for each facade:
1.a minimum of four-foot change in structure height
2.a minimum of two-foot step-backs or recesses
3.adding windows or glass fenestration
4.change in building material with a minimum of
three different building materials
5.use of varied pattern, texture, color, and
6.variation with use of accent materials.

Structural Noise Reduction Measures:
LIC-66: All data centers are required to provide
structure noise reduction measures for any exterior
cooling fans or mechanical equipment, such as baffles
or acoustic louvers, so that the noise levels satisfy the noise ordinance.
3 Windows and glass fenestration
5 Incorporate landscaping along public right of way
4 Building Facade differentiation every 50 feet
72 [THIS PAGE LEFT INTENTIONALLY BLANK]
73 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT C6

LANDSCAPE

MASTER PLAN -

SCHEME C VARIANT

CHAPTER
74 CONCEPT OVERVIEW
The Scheme C Variant 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.

There has been a slight reconfiguration of buildings
layout, but this Chapter follows the overall Original
MCP approach and concept. The proposed network of
open spaces encompasses: 1) shared outdoor spaces;
and 2) landscape zones. Important features of the
landscape also include 3) streetscapes; 4) gateways,
and 5) enhanced intersections.

The Scheme C Variant will establish design
principles, guidelines and recommendations
for open space improvements throughout
Related Santa Clara. It builds on the open
space framework and elaborate on the
landscape design and character of the
project. For Scheme C, the Original MCP
Chapters for Landscape Design (6.1) and
Sustainable Landscape Measures (6.2) have
been combined and except to the extent the
Scheme C Supplement measures conflict with
the Original MCP, the Original MCP provisions
apply equally to Scheme C.

The Scheme C Variant Implementation Process,
Landscape Design Principles, Sustainability Concept,
and Design Guidelines are consistent with the
Original MCP . The landscape design for the Scheme
C Variant aims to create climatically functional, ecologically sustainable, and aesthetically pleasing open spaces for the Related Santa Clara development.

Alviso Marina County Park view at sunset
6C.1 LANDSCAPE DESIGN &

SUSTAINABILITY CONCEPT
75 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 6C–1 (SCHEME C): LANDSCAPE FUNCTION*
Public Park Space
Passive Recreation
Picturesque
Ornamental Garden
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
Plazas & pedestrian spine
Highly pedestrian area
Typically hardscape
Areas for active and passive activities
Pedestrian amenities
Public multi-use
Park design will be determined by a separate
public process 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 illustrative in 5, will follow Tasman Frontage Design Approval
Working Gardens
Recreational community gardens ,chef’s
gardens,
Urban rooftop gardens
76 EXHIBIT 6C–2 (SCHEME C): LANDSCAPE INFRASTRUCTURE*
Retention Pond
Bioswales
Green Streets / Bioswales
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
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
May provide food, temperature control,
hydrological benefits, architectural enhancement, habitats for wildlife, recreational opportunities, and aesthetic benefits and
recreational areas for building users
Energy from resources which are naturally
replenished on a human timescale
Photovoltaic systems employ solar panels
suppling usable solar power
* The depiction of landscape infrastructure is illustrative in nature, particularly on parcels 1-3. The retention pond area (while part of the legal parcel) is a City utility facility and not part of the development area or FAR calculations. 77 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 6C–3 (SCHEME C): LANDSCAPE ZONES
Native Wetland
Native Riparian Woodlands
Native Coastal Prairie / Grassland
Native Coastal Shrub
Native Coastal Woodland
Native & Adapted Plantings
Ornamental Plantings
Turf Zone
Historically marshes transitioned to coastal grasslands and then to coastal shrub beyond Creates a nesting & feeding habitat for
waterfowl
Grow along stream banks leading to the Bay
Understory growing b/w woods and marsh
Once grew along the gentle slopes to the Bay
Mix of grasses, wildflowers, and perennials
Typically no trees or shrubs
Low shrubs within grassy open meadows
Adaptable and drought tolerant shrubs
Shrubs range from 1-5 ft high
Often mixes with Coastal Grassland
Generally begins at foot of the hills & moves up
Tree dominated vegetation
Dominated by coast live oaks
Native plants species that are indigenous to
this region
Adapted plants are not native and not invasive, but are able to thrive in the local climate and soil conditions.
Gateway plantings
Colorful/decorative plantings in areas of
special interest
Grassy lawn areas
Passive or active zones
Sports fields or quiet relaxation areas
78 EXHIBIT 6C–4 (SCHEME C): 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 79 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 6C.3 STREETSCAPE

STREETSCAPE DESIGN INTENT
The Scheme C Variant Streetscape Design Intent
and General Design Standards / Guidelines shall be
those within the Original MCP, with the following
refinements.

This section describes the proposed landscape
treatment of the Scheme C Variant 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.
80 EXHIBIT 6C–5 (SCHEME C): STREETSCAPE TYPOLOGIES*
*City Park Access Road street type to be confirmed when park usage is confirmed. *
81 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT *Street widths will be designed to accommodate emergency service vehicles and delivery trucks as appropriate. *City Center street types remain as per original MCP, changes will be updated through the DAP process.

STREET TYPOLOGY TRAVEL LANES TURN LANE
/MEDIAN

BIKE LANES ON-STREET

PARKING

SIDEWALK &

PLANTER STRIP
TOTAL
ROW
STREET DESIGNATION # WIDTH # WIDTH # WIDTH # WIDTH # WIDTH 3- Corridor Streetscape: CityPlace Parkway Minor Arterial 4 12-13* 1 12 2 5-8 2 14’ min, 20’ typ. 102 4- City Center Collector Streetscape: N-S Collector Street 1 Collector Street 2 11-13* 1 12 2 5-8 2 12’ min, 15’ typ. 76 5- City Center Collector Streetscape: N-S Collector Street 2 Collector Street 2 11-13* 2 sharrow 2 8 2 12’ min, 17’ typ. 76 6- City Center Internal Streetscape: E-W Shopping Street 1 Local Street 2 11-13* 2 sharrow 2 8 2 16’ min, 26’ typ. 94 7- City Center Internal Streetscape: E-W Shopping Street 2 Local Street 2 11-13* 2 sharrow 2 8 2 16’ min, 20’ typ. 76 8- Light Industrial Perimeter Streetscape: Perimeter Street 1 Collector Street 2 11-13** 2 5-8 1 12’ min, 15’ typ. 50 9- City Place Collector Bridge: E-W Collector Bridge Collector Street 4 11-13* 2 5-8 2 12’ min,15’typ. 80

STREETSCAPE RECOMMENDATIONS
TABLE 6C–1 (SCHEME C): STREET

TYPOLOGY MATRIX
82 [THIS PAGE LEFT INTENTIONALLY BLANK]
83 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT Design Standards:
Amenities: Hang banners on street light poles for local events. Provide pedestrian scaled light fixtures at regular intervals along the sidewalk. Travel Lanes: Provide four travel lanes, two in each
directions separated by a raised landscape median with
tree plantings and left turn lanes at intersections.
Median: Introduce small scaled flowering trees for
an added pop of color and native drought tolerant
landscaping.
Sidewalk: Allow for wide sidewalk widths along with
areas for planter strips to separate pedestrians from
moving traffic if curb parking does not create this buffer. Locate landscape planter strip adjacent to roadway with sidewalk behind landscape buffer.
Trees: Provide large scale canopy street trees to define the street and create a prominent entry boulevard.
Bicycle: Create two dedicated bicycle lanes one in each direction. Use colored bicycle lanes in conflict areas.

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

KEY PLAN
1 2 2
4 4
5 5
6 6
3 SECTION
* Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.

STREETSCAPE DESIGN
84 Design Standards:
Amenities: Locate pedestrian scaled light fixtures at regular intervals along the sidewalk. Add planters,
street furniture, bicycle racks, and wayfinding signage.

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

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

City Center Collector Streetscape: N-S
Collector Street 2*
1 2
4 5
3 KEY PLAN
1 2 2
4 4
5 3
6 7
7 7
6 SECTION
* Section and plan views depict a potential/typical configuration for illustrative purposes only. The actual dimensions and layout may vary subject to City review and approval.
86 CITY CENTER INTERNAL STREETSCAPE TYPOLOGY
City Center Internal Streetscape: E-W
Shopping Street 1*
Design Standards:
Amenities: Locate pedestrian scaled light fixtures
at regular intervals along the sidewalk. Incorporate
Banner Program and/or hang flowering baskets
from pedestrian street lights for added interest.

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

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

SECTION
Design Standards:
Travel Lanes: Provide two travel lanes, one in each
direction.
Bicycle: Create a dedicated bike lane.
Sidewalk: Allow for comfortable sidewalk widths along with areas for planter strips to separate pedestrians
from moving traffic. Locate landscape planter strip
adjacent to roadway with sidewalk behind landscape
buffer.
1 2
3 KEY PLAN
* 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.
1 2
3 PLAN
89 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT PLAN
2 1
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.

City Place Collector Bridge: E-W Collector
Bridge

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.

Design Standards:
Travel Lanes: Maintain four travel lanes, two in
each directions.
Sidewalk: Sidewalks on both sides for physical separation between the pedestrian and street traffic. Bicycle: Create a dedicated class I bike lane
1 2
3 90
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91 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 6C.4 SHARED OUTDOOR SPACE

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

Shared Outdoor Spaces in the Scheme C Variant shall
be those within the Original MCP, with the following
refinements. All shared outdoor space general design
standards/guidelines remain in effect.

This section describes the desired character
of the Scheme C Variant 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.
92 SHARED OUTDOOR SPACE CHARACTERISTICS
Centennial Boulevard Typology
Replaces Original MCP City Center Pedestrian
Concourse Typology.

Summary Description:
Centennial Boulevard is designed to be an active,
pedestrian-first, center. There will be high pedestrian traffic, slow vehicular traffic, and the best access to shopping, food and beverage and entertainment,
and highest levels of pedestrian amenity.
Incorporates shaded “outdoor rooms” that support
informal congregations and social interaction
-meeting, sitting, conversing, eating etc.
Includes decorative hardscape features, plantings,
water features, and project signage to aid in pedestrian movement through the space. Specimen trees, public art, and fountains all
aid in creating this animated pedestrian-first
environment.
Canopies, awnings, trellises etc. augment pedestrian comfort in this active area. Design will incorporate adequate streetscapes for
pedestrian safety while allowing access by passenger vehicles, emergency vehicles, and off-hour service to retail uses.

City Center Pedestrian Paseos
Replaces Original MCP Boulevard Typology
Summary Description:
Functions as the heart of the project and is adjacent to restaurants, specialty shops, and similar.
Flexible space serves for both formal and informal
gatherings, celebrations, and people watching.
Quality public space with enhanced amenities.
Community space for special events such as outdoor
movies, concerts, and farmers markets which can
expand into private streets by use of temporary
closures.
Special paving, unique lighting features, ornamental along with canopy trees, and decorative plantings and public art promote a festive character and support a community atmosphere.

CENTENNIAL BOULEVARD TYPOLOGY

CITY CENTER PASEOS TYPOLOGY
* Exhibit is conceptual and subject to change.
* Exhibit is conceptual and subject to change.
93 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT PUBLIC PARK SPACE TYPOLOGY Neighborhood Park Space (East, North & West Parks)
Summary Description:
No change from the Original MCP
City Park Space
Summary Description:
No change from the Original MCP
* Exhibit is conceptual and subject to change. The open space types depicted do not dictate the building typologies that may be employed.

CITY
PARK
EAST
PARK
WEST
PARK
NORTH
PARK
* Exhibit is conceptual and subject to change.

Campus Green Typology
Summary Description:
Small quiet greens nestled between buildings contributing to a positive work environment by offering places to relax in addition to an attractive outdoor
landscape.
Includes seating areas suitable for rest and relaxation, people watching, or lunch.

PUBLIC PARK SPACE TYPOLOGY
94 MIXED-USE COURTYARD TYPOLOGY
Typical Street Level Courtyard
Summary Description:
No change from the Original MCP
* Exhibit is conceptual and subject to change.
* Exhibit is conceptual and subject to change.

PLAZA & PARKLETS TYPOLOGY
Typical Podium Level Courtyard
Summary Description:
No change from the Original MCP
Typical Secondary Plaza
Summary Description:
No change from the Original MCP
Typical Mini-Park
Summary Description:
No change from the Original MCP
95 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 6C.5 LANDSCAPE ZONES

LANDSCAPE ZONES DESIGN INTENT
Landscape Zones in the Scheme C Variant shall be
those within the Original MCP, with the following
refinements. All Landscape Zones general design
standards/guidelines remain in effect.

This section describes the desired character
and quality of the landscape zones identified by
the Open Space Plan for the Scheme C Variant
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.
96 GREEN ROOF TYPOLOGY

GREEN ENERGY INFRASTRUCTURE TYPOLOGY
Typical Green Roof 2: Green Energy
Infrastructure (PV’s)
Summary Description:
Green Energy infrastructure in roofs such as photovoltaics, serve several purposes for buildings at Related Santa Clara, such generating renewable electricity
from sunlight
Green energy infrastructure reduces environmental
impact by utilizing clean, renewable energy sources.
Green energy infrastructure on roofs is to promote
sustainability, reduce environmental impact, enhance
energy security, and provide economic and social benefits to individuals, businesses, and communities. Buildings rooftops will include 15% photovoltaics, per CA Title 24.

Typical Green Roof 1: Horticultural Garden
and Agricultural Garden
Summary Description:
Green roofs serve several purposes for buildings at
Related Santa Clara, such as absorbing rainwater and
providing insulation, while providing a more aesthetically pleasing landscape, and helping to lower urban air temperatures and mitigate the heat island effect.
Green roof gardens have positive impacts on community and psychological well-being of their inhabitants through visual and environmental diversity.
Horticulture gardens beautify the built environment,
increase investment opportunity, and provide a shared
community experience.
Agricultural green roof gardens help to reach the
principles of smart growth and positively effect the
urban environment by increasing amenity and green
space while aiding in stormwater control, energy-saving insulation for the building, and even a boost in the efficiency of rooftop solar panels.
* Exhibit is conceptual and subject to change.
* Exhibit is conceptual and subject to change.
97 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

LANDSCAPE ZONE CHARACTERISTICS

PERIMETER LANDSCAPE TYPOLOGY
Typical Perimeter Landscape 1: Riparian
Habitat
Summary Description:
No change from the Original MCP
Typical Campus Landscape:

Summary Description:
Campus Landscape areas include passive recreation
spaces for employee break areas.
Shade, seating, and planting create a pleasant outdoor environment for employees to enjoy. * Exhibit is conceptual and subject to change.

CAMPUS LANDSCAPE TYPOLOGY
Typical Perimeter Landscape 2: Upland
Slopes Habitat
Summary Description:
No change from the Original MCP
* Exhibit is conceptual and subject to change.
98 [THIS PAGE LEFT INTENTIONALLY BLANK]
99 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 6C.7 GATEWAYS & ENHANCED

INTERSECTION DESIGN

GATEWAYS & ENHANCED

INTERSECTIONS DESIGN INTENT
The Scheme C Variant Gateways & Enhanced
Intersection Design / Guidelines shall be those within
the Original MCP with the following refinements.

This section describes the desired character
of the Scheme C Variant 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.
100

GATEWAYS & ENHANCED

INTERSECTION CHARACTERISTICS
Project Gateway: Great America Gateway,
Centennial Gateway, Typical City Center
Gateway
Summary Description:
No change from the Original MCP
District Gateway: Typical Light industrial
campus Gateway
Summary Description:
Distinctive entry feature that announces the Light
industrial campus, whether it be open and publicly
accessible, or closed to the public. It may be an architectural, landscape or signage element.

GATEWAY TYPOLOGY
ENHANCED INTERSECTION TYPOLOGY Enhanced Intersection: Major and Minor Intersection
Summary Description:
No change from the Original MCP
101 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT [THIS PAGE LEFT INTENTIONALLY BLANK]
102
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103 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT C7

SIGNAGE & LIGHTING

GUIDELINES

SCHEME C VARIANT

CHAPTER
104
No change from Original MCP Chapter 7
(Signage Concept Plan)
*Signage & Lighting Master Plan: Parcels 4
and 5 of the Scheme C Variant will comply
with the Comprehensive Sign Program
approved by City Council on February 9, 2021
(Resolution No. 21-1304).
7C.1 SIGNAGE CONCEPT PLAN
105 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT C8

INFRASTRUCTURE

OVERVIEW -

SCHEME C VARIANT

CHAPTER
106
8C.1 INTRODUCTION

OVERVIEW
The Scheme C Variant is consistent with the Original
MCP narrative provided in Section 8.1.

Related Santa Clara will require new
construction and reconstruction of substantial
infrastructure. The infrastructure in the Original
MCP and the updates to the plan resulting
from the incorporation of the Scheme C
Variant provides overall guidance for the
design and construction of infrastructure to
support the development of the project. The
Scheme C Variant does not impact the Original
MCP narratives for project overview, property
acquisition, dedication and easements
concept, infrastructure master plan and
technical memorandum, conformance with
EIR and entitlements and infrastructure
phasing within Section 8C.1.
107 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT This section briefly describes the existing
infrastructure pertaining to the project site. This
includes landfill systems, rail infrastructure,
storm-water drainage systems and more.
8C.2 SITE CONSTRAINTS

OVERVIEW
The Scheme C Variant is consistent with the Original
MCP narrative provided in Section 8.2.
108
8C.3 GEOTECHNICAL AND

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

OVERVIEW
The Scheme C Variant is consistent with the Original
MCP narrative provided in Section 8.3.
109 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT This section briefly describes site grading, the
important impacts the landfill has on grading,
as well as stormwater management.

SITE GRADING
The Scheme C Variant is consistent with the
Original MCP narrative for Site Grading provided
in Section 8.4. A preliminary grading scheme
based on the Scheme C site plan is included in
Appendix F. The preliminary grading scheme will be
revised during the Development Area Plan (DAP)/
Schematic Design process for each phase following
additional verification of the landfill cap profile.

STORMWATER MANAGEMENT
The Scheme C Variant is consistent with
the Original MCP narrative for Stormwater
Management provided in Section 8.4.

A Stormwater Management Report inclusive of
detailed hydrologic and hydraulics calculations,
analysis and conclusions will be prepared to document
the preliminary and final design of the stormwater
management and storm drain system for each DAP.
8C.4 SITE GRADING &

STORMWATER MANAGEMENT
110

OVERVIEW
This section is consistent with the Original MCP.

SITE ACCESS
This section is consistent with the Original MCP.

STREETS & INTERSECTIONS
The Scheme C Variant is consistent with the Original
MCP narrative for Project Access provided in Section

8.5, with the following adjustments: - The “Urban
Interchange” at Lafayette Street is eliminated from this variant. - Access between Parcel 4 and Lafayette Street is provided by an intersection at Lafayette, bridge over Lafayette Street and the UPRR.- There is no direct
vehicle access between Parcel 1 and Parcel 4. - Access
to Parcel 1 or Parcel 2 is from 2 new intersections
on Lafayette and a perimeter loop road. Preliminary
access for the Scheme C Variant is illustrated in Exhibit 3C-8B, and preliminary Public and Private Street
designations are depicted in Exhibit 3C-6: Public and
Private Streets. An updated access summary for each
parcel under the Scheme C Variant is as follows:

Parcel 1
One access point from Lafayette Street with a minimum of two entrance and exit lanes. A “T” intersection is introduced on Lafayette Street to allow a “Jug Handle” type access approach bridging
over Lafayette Street and connecting Lafayette Street
to Parcels 4 and 5.

This section discusses project access both
regionally and locally, and offers a detailed
description of project access points broken
down by parcel.
8C.5 PROJECT ACCESS
Internal loop road with connection point to Parcel 2
located along shared parcel line with a minimum one
lane in each direction.

Parcel 2
One access point from Lafayette Street.
Internal loop road with connection point to Parcel 1
located along shared parcel line with a minimum one
lane in each direction.

Parcel 3 (Consistent with Original MCP)
One connection point to Parcel 4 with service and
emergency access via an existing easement through the
Centennial Gateway parking lot to the north.

Parcel 4
A new bridge over the UPRR providing access to
Lafayette Street in each direction.
A “T” intersection is introduced on Lafayette Street
to allow a “Jug Handle” type access approach bridging
over Lafayette Street and connecting Lafayette Street
to Parcels 4 and 5.
Main access point from Great America Parkway just
north of Great America Parkway/San Tomas Aquino
Creek crossing.
Supplemental access point from Great America
Parkway through the existing convention center
property via a new bridge over the San Tomas Aquino
Creek or access through the Northwest Office Park.
Five access points including Centennial Boulevard,
Creekside Dr, Avenue A, Avenue B and Avenue C.

Parcel 5 (Consistent with Original MCP)
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 the Tasman Drive (eastbound) slip ramp to lower Stars & Stripes Drive or Great America Station Transit Plaza, which will also
provide access to the below podium parking garage.

Conceptual improvements to the access point at Great
America Parkway are consistent with the Original MCP.
111 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 8C.6 STORMWATER DRAINAGE
This section briefly describes stormwater
drainage, including current systems and
proposed future infrastructure.

OVERVIEW
The Scheme C Variant is consistent with the
Original MCP narrative for Stormwater Drainage
provided in Section 8.6. An updated preliminary
conceptual storm drain layout based on the
Scheme C site plan is shown in Exhibit 8C-1.

The preliminary system layout concept
will be revisited during the DAP/schematic
design process for each Phase.
112
Note: Utility design is conceptual.

System layout and delineation of public/
private utilities to be revisited during
DAP/Schematic Design Phase.

EXHIBIT 8C–1 (SCHEME C): STORM DRAIN
113 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 8C.7 POTABLE WATER
This section briefly describes potable water
systems, including current and proposed
future infrastructure, in addition to estimated
future water demands for the Scheme C
Variant.

EXISTING SYSTEM
This section is consistent with the Original MCP .

PROPOSED INFRASTRUCTURE
The Scheme C Variant is consistent with the Original
MCP narrative for Potable Water provided in Section 8.7, except as follows:

The overall water demand for the Scheme C Variant is
less than the Original MCP Scheme A and B estimates.

Table 8C-1 below modifies Table 8-3: Estimated Water
Demand from the Original MCP to include the Scheme C
Variant.

An updated preliminary conceptual potable water system
layout based on the Scheme C site plan is shown in
Exhibit 8C-2.

The preliminary system layout concept will be revisited during the DAP/schematic design process for each Phase.

Parcel Potential
Development
Area (gsf)
Water Demand
(gpd) Scheme A
Water Demand
(gpd) Scheme B
Potential
Development
Area (gsf)
Water
Demand(gpd)
the Scheme C
Variant
1 1,440,000 211,680 211,680 690,000 88,200
2 2,592,000 381,024 381,024 910,000 113,400
3 0 TBD TBD 0 TBD
4 4,259,400 1,000,619 727,727 6,521,269 890,545
5 873,000 255,310 255,310 1,043,131 167,183
Total 9,164,400 1,848,633 1,575,741 9,164,400 1,259,328 TABLE 8C–1 (SCHEME C): ESTIMATED

WATER DEMAND
Additionally a DDW approved O&M plan is needed prior
to the construction of any on-site water system, including private water systems. City standards that govern development shall be those current/approved at the time of DAP approval and all water utilities shall be designed to comply with the City’s design criteria and standards.

The current O&M Plan will be updated as required
during the DAP/schematic design process for each phase.

A WSA may be required at any point in the development
of this project if the project deviates from the approved MCP land uses or previously approved WSA, as determined by the City and in accordance with the applicable regulations.
114
EXHIBIT 8C–2 (SCHEME C): POTABLE WATER
Note: Utility design is conceptual.

System layout and delineation of public/
private utilities to be revisited during
DAP/Schematic Design Phase.
115 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 8C.8 RECYCLED WATER (PROPOSED

INFRASTRUCTURE)
This section discusses recycled water as it
relates to the Scheme C Variant, including
existing and proposed infrastructure.

EXISTING DISTRIBUTION
This section is consistent with the Original MCP .

PROPOSED INFRASTRUCTURE
The Scheme C Variant is consistent with the Original
MCP narrative for Potable Water provided in Section

8.8, with the following modified use requirement:

Pursuant to Chapter 13.15, Water, Article IV.

Regulation of Recycled Water Service and Use, of the
Municipal Code, the project is required to use recycled water for all non-potable uses including irrigation, dual-plumbing, cooling and other industrial uses, where recycled water is made available and where provided
for by Recycled Water regulations.

South Bay Water Recycling and Division of Drinking
Water approval will be obtained for all on-site recycled water systems.

An updated preliminary conceptual recycled water
system layout based on the Scheme C site plan is
shown in Exhibit 8C-3. The preliminary system layout
concept will be revisited during the DAP/schematic
design process for each Phase.
116
EXHIBIT 8C–3 (SCHEME C): RECYCLED WATER
Note: Utility design is conceptual.

System layout and delineation of public/
private utilities to be revisited during
DAP/Schematic Design Phase.
117 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 8C.9 WASTEWATER (PROPOSED INFRASTRUCTURE)
This section briefly describes wastewater
systems, including current and proposed
future infrastructure, in addition to estimated
future sewage generation for the Scheme C
Variant

EXISTING SYSTEM
This section is consistent with the Original MCP.

PROPOSED INFRASTRUCTURE
The Scheme C Variant is consistent with the Original
MCP narrative for Wastewater Water provided in
Section 8.9, except as follows: The overall sewer generation estimate for the Scheme C Variant is less than the Original MCP Scheme A and B estimates. Table
8C-2 below modifies Table 8-4: Estimated Sewage
Generation from the Original MCP to include the
Scheme C Variant.

The attached Appendix D: Sewer Load Estimates for
Scheme C Variant development provides a block-byblock estimate for sewage generation and identifies the probable loading manhole. An updated preliminary conceptual sanitary sewer system layout based on the Scheme C site plan is shown in Exhibit 8C-4.

The majority of the proposed Parcel 4 sewer system
is currently planned to connect to the City system at
a new manhole between existing Manholes S103-11
and S103-13 shown in Exhibit 8C-4 (Scheme C). The
proposed Parcel 5 and a portion of the Parcel 4 sewer
system is currently planned to connect to the City system at Manhole S104-38. The proposed Parcel 1 and 2 sanitary sewer system will connect to the existing
sewer in Lafayette Street at multiple locations. The
current manholes identified are Manhole S114-13 for
Parcel 1 and S104-28 for Parcel 2. A third connection
may be required to the Lafayette Street sewer near
Parcel Potential
Development
Area(gsf)
Sewage
Generation1
(gpd) Scheme A
Sewage
Generation1
(gpd) Scheme B
Potential
Development
Area (gsf)
Sewage
Generation1
(gpd) the
Scheme C
Variant
1 1,440,000 201,600 201,600 690,000 84,000
2 2,592,000 362,800 362,800 910,000 108,000
3 0 TBD2 TBD2 0 TBD2
4 4,259,400 941,506 691,341 6,521,269 848,138
5 873,000 243,152 243,152 1,043,131 148,822
Total 9,164,400 1,749,058 1,498,893 9,164,400 1,188,960 TABLE 8C–2 (SCHEME C): ESTIMATED

SEWAGE GENERATION
*1 Unit flow factors taken from the 04/29/2024 Sanitary Sewer Table Capacity Evaluation for Proposed Related (City Place) Development *2 Sewage generation for Parcel 3, designated as open space, is expected to be nominal.
existing Manhole S104-17. The preliminary system
layout concept will be revisited during the DAP/schematic design process for each Phase.

Scheme C sewer discharge data was submitted to the
city and evaluated for impacts to the existing sanitary sewer trunk system. Based on the model report by
the City’s consultant dated July 31, 2024, no capacity
improvement is needed to serve the proposed development under Scheme C. If distribution of use types, system layout, or tributary areas change during the
DAP/schematic design process such that discharge to
any proposed connection point increases beyond the
current value, the impact to the existing trunk system
will be re-evaluated at that time.

The system will be designed to comply with the City’s
design criteria and standards, including system depth
and material selection. Any required design exceptions
will be reviewed and approved as part of the DAP/
schematic design process.
118
EXHIBIT 8C–4 (SCHEME C): SANITARY SEWER
Note: Utility design is conceptual.

System layout and delineation of public/
private utilities to be revisited during
DAP/Schematic Design Phase.
119 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 8C.10 FIRE STATION

OVERVIEW
A previously located station on site was demolished and another existing station was upgraded and expanded to temporarily to accommodate fire
safety operations, as depicted in Exhibit 3C-9: Fire
Station Relocation. A new fire station will be built
in accordance with requirements in the DDA on the
proposed site depicted in Exhibit 3C-9 to be approved
by the City Council. Further details regarding Fire
Department access and coordination with the Fire
Chief on emergency service requirements will be
provided with each DAP submittal or other documentation associated with each design development. [Applies to Original MCP and Scheme C
Variant]
A previously located station on site was
demolished and another existing station was
upgraded and expanded to temporarily to
accommodate fire safety operations. A new
fire station will be built, in accordance with
requirements in the DDA.
120
8C.11 ELECTRIC, GAS AND

TELECOMMUNICATIONS

ELECTRICAL DISTRIBUTION SYSTEM
The Scheme C Variant does not have an impact on the
electric, gas and telecommunication systems as they
relate to the existing and proposed infrastructure as
summarized in Section 8.11 of the Original MCP.

This section describes the existing and
proposed systems for electric, gas and
telecommunications at Related Santa Clara.
121 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 8C.12 ADDITIONAL FACTORS
This section briefly describes additional infrastructure elements such as interstitial spaces, settlement vaults, structural slabs, and utility trenching.

ADDITIONAL FACTORS
The additional factors presented and described in the
Original MCP are not impacted by the addition of the
Scheme C Variant. The landfill infrastructure, non-standard design elements and foundation systems summarized and depicted in Section 8.12 of the Original MCP are still relevant. The Scheme C Variant may include
warehouse type buildings inclusive of dock high buildings. The foundation systems for these building will include pile foundations, the interstitial space, settlement vaults, flexible connections and utility trenching/corridors elements consistent with the descriptions noted in the
Original MCP.
122
EXHIBIT 8C–5 (SCHEME C): 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. 123 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 8C–6 (SCHEME C): 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. 124
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125 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT C9

SUSTAINABILITY

SCHEME C VARIANT

CHAPTER
126
No change from Original MCP Chapter 9
(Sustainability) except for the following that
applies to the Original MCP and Scheme C
[Applies to Original MCP and Scheme C] The project developer will pursue Leadership in Energy and Environmental Design (LEED) for Neighborhood
Development (LEED-ND) v2009 certification for the
proposed City Center, and will pursue, or construct in a manner to achieve the equivalent of,
(i) LEED 2009 Gold for the proposed commercial
buildings outside of the City Center (including the light industrial buildings on Parcels 1 and 2) and
(ii) LEED v2009 Silver for the proposed residential
buildings. The 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, and should incorpo-
rate the following measures from the 2010 BAAQMD
Clean Air Plan, as feasible: Green Buildings (BL1).

Decarbonize Buildings (BL2), and Urban Heat Island
Mitigation (BL4).
The Project will achieve an Energy Use Intensity
(“EUI”) target of 61.50 thousand British thermal units
(kBtu) per square foot (sf) per year (yr) for office uses within the Project site.”
9C.1SUSTAINABILITY SUSTAINABILITY
127 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT

APPENDICES SCHEME C

VARIANT
128
No change; however, if the final legal
description of the Premises under any
executed ground lease entered into by the
City in accordance with the DDA would
result in minor boundary adjustments that
add or remove real property from the legal
description in Appendix A, this MCP shall
be deemed to include such additional real
property or exclude such removed real
property, as applicable.

APPENDIX A: LEGAL SITE DESCRIPTION
129 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT APPENDIX B: DEFINITIONS OF USES
No change from Original MCP with the following refinements for the Scheme C Variant Appendix B (Definition of uses).
“Data Center” means a facility that is very limited
in the number of on-site staff and contains a large
number of networked computer servers typically used
by businesses and organizations for the remote storage, and distribution of large amounts of data. “Data Center, Ancillary” means a facility of
networked computer servers for private use by an
industrial user, and subordinate and accessory to the
primary use.
“Floor Area Ratio” or “FAR” means the ratio of
total building square footage, excluding any building
area devoted to parking, to the gross square footage
of the site. [Applies to Original MCP and Scheme C]
“Freight/Truck Terminal and Warehouse” means
facilities that handle goods for local or worldwide
freight, courier, local messenger, and postal services
by truck or rail. This includes fulfillment centers and parcel sorting centers, which provide storage and
distribution of e-commerce products to consumers or
end-users, either directly or through a Parcel Hub.
“Incidental Office” means office use located within
a Light Industrial building or as part of a Light
Industrial complex which is primarily intended to
serve the administrative needs of the Light Industrial
uses occurring within the building or complex, but
which does not exceed 25 percent of the floor area
of the applicable building, or in the case of a Light
Industrial complex, 25 percent of the floor area of the complex.
“Light Industrial” means any of the following uses:
(i) Plants and facilities for the assembly, compounding, manufacture, packaging, processing, repairing, or treatment of equipment, materials,
merchandise, pharmaceuticals, electronics, or
other products within an enclosed building that
are not objectionable or detrimental to adjacent
properties because of signing, noise, smoke, odor,
dust, noxious gases, vibrations, glare, heat, fire
hazards, or industrial wastes emanating from the
property;
(ii) research laboratories within an enclosed
building that are not objectionable or detrimental
to adjacent properties because of signing, noise,
smoke, odor, dust, noxious gases, vibrations,
glare, heat, fire hazards, or industrial wastes
emanating from the property;
(iii) Incidental retail sales of industrial products
or products manufactured on-site if adequate
on-site customer parking is provided, display and
sales occur only within a permanent building,
and the industrial character of the property is
maintained;
(iv) Commercial storage and wholesale distribution warehouses, including Freight/Truck Terminal and Warehouse, and Wholesaling,
Distribution and Logistics;
(v) Accessory outdoor storage, contractor’s yards,
outdoor parking for motor vehicles use, or indoor
or outdoor power generation facilities dedicated
to serving any of the foregoing Light Industrial
uses.
“Non-SPPE Data Center” means a Data Center
that is not an Ancillary Data Center or an SPPE Data
Center.
“Parcel Hub” means a “last mile” facility or similar
establishment for the processing and/or re-distribution of parcels or products within a localized region. “SPPE Data Center” means a Data Center for
which the California Energy Commission, acting
as the “lead agency” under Public Resources Code
Section 25519(c), has issued a Small Power Plant
Exemption pursuant to Cal. Public Resources Code
Section 25541 (as those Code sections may be amended or replaced from time to time) and that meets the following requirement: (a) the development, operation
and use of the SPPE Data Center must comply with
all applicable mitigation measures approved by the
California Energy Commission in connection with
its issuance of the Small Power Plant Exemption and
adopted by the City.
“Wholesaling, Distribution, and Logistics”
means indoor storage and sale of goods to other
firms for resale; storage of goods for transfer to
retail outlets of the same firm; or storage and sale
of materials and supplies used in production or
operations. Wholesalers are primarily engaged in
business-to-business sales but may sell to individual
consumers through mail or internet orders. Facilities
normally operate from a warehouse or office having
little or no display of merchandise and are not designed to solicit walk-in traffic. 130
APPENDIX C: DEVELOPMENT AREA PLANS

AND ARCHITECTURAL REVIEW DESIGN

SUBMITTAL AND APPROVAL PROCEDURES
The body of Appendix C is modified in its entirety as
follows:

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 (collectively, 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 FRAMEWORKS
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 applicable 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 approval by City staff
and outside consultants of all other development
applications (such as infrastructure and building permits). The Priority Project Manager shall report directly to the City Manager and shall be
responsible for coordinating City’s review of applications hereunder with the Director of Community Development (the “Director”) and the heads of the
other applicable City Departments reviewing DAP
Applications or their designees (together with the
Director and City Manager, the “Executive Project
Clearance Committee” or “Executive PCC”). At
any time that there is not a person designated to
fill the Priority Process Manager role, the City’s
Community Development Director (or his or her
designee) shall serve as the Priority Process
Manager for purposes of these DAP Procedures.
he Priority Project Manager shall be charged with
the timely and efficient processing of applications in
accordance with the time frames set forth in these
DAP Procedures, including the following: (i) coordinating pre-submittal conferences with the applicant and making applicable staff experts available for
re- view and comment; (ii) convening the Executive
PCC and key department staff having expertise
to review the completeness of the applications and
to generate substantive comments on complete
applications;
(iii) preparing and transmitting to the Developer
City comments on each application that are clear,
131 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT concise and consistent with each other and with the
Development Requirements and MCP; and (iv) coordinating with the Developer as necessary to address City comments and to observe the time periods for
review and approval set forth herein.

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

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

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

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

2.4 Subdivision Map Reviews
Commission and City Council, as applicable and as
desired by City

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

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

2.6 Review Periods.

2.6.1.1 Calculation of Days.

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

2.6.1.2 Extensions for CEQA.s.

2.6.1.3 Relationship to Schedule of
Performance Under the DDA.

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

2.7.2.6(ii) and 3.3.2(d) hereunder.

2.7 Development Area Plan Approvals.

Notwithstanding anything to the contrary herein,
any review periods specified herein shall be extended
to accommodate subsequent or supplemental environmental review to the extent required under the California Environmental Quality Act. Developer
shall submit DAP Applications for ultimate consideration and approval by the City Council as set forth in the DDA and this Section 2.7. The purpose of the
DAP approval is for the City to confirm that the DAP
Application conforms to and is consistent with the
MCP and applicable Development Requirements and
for Developer to obtain approval by the City of the
additional information included in a DAP Application
that has not been previously reviewed or approved
by the City. Subject to consistency with the MCP and
Development Requirements, there shall be no minimum acreage requirement for property that is subject to the DAP Application.

2.7.1 Application Process

2.7.1.1 Pre-Submission Conference
Prior to submitting a DAP Application, Developer
may, at its election, submit to the Priority Project
Manager drafts of the materially important
submittals of the type listed for DAP Applications
in Exhibit 2 and any other data as Developer
shall so desire concerning the applicable Phase or
Partial Phase. Upon receipt of such pre-submission
132
mate- rials, the Priority Project Manager shall
coordinate with Executive PCC members and/or
identify technical experts among the City Staff that
will be charged with review the DAP Application.

Within twelve (12) business days after receipt of
such pre-submission materials, Developer, the
Priority Project Manager and applicable City Staff
and/or members of the Executive PCC identified by
the Priority Project Manager shall hold at least one
pre-submission conference at a mutually agreeable
time, during which such City Staff shall preview
their key issues and concerns with respect to their
review of the DAP Application and provide preliminary feedback on the pre-submission materials.

Developer may submit information and materials iteratively, and Developer and the Priority Project Manager may agree to hold such additional
pre-submission conferences as they may deem useful or appropriate.

2.7.1.2 Submission
Developer shall submit a DAP Application to
the Priority Project Manager, together with any
applicable fees. Unless a more limited submission
is otherwise approved by the Director, all DAP
Applications shall include all of the documents
and materials described for DAP Applications in
Exhibit 2. The Priority Project Manager shall
distribute a copy of the DAP Application to the
Executive PCC and any third-party consultants
identified by Priority Project Manager as soon as
possible upon receipt.

2.7.2 Review by City

2.7.2.1 City Review - Initial
The Executive PCC shall coordinate with their
key staff the review of each DAP Application as
expeditiously as reasonably possible for conformance with the Development Requirements and MCP and report to the Priority Project Manager.

Within twenty (20) business days following receipt
of a DAP Application, the Priority Project Manager,
following consultation with the Executive PCC,
shall (i) compile, edit as necessary for consistency,
and distribute to Developer all written comments
received from City Staff, through the Executive
PCC, to date with respect to the DAP Application
and (ii) notify Developer in writing of either:
(a) any incomplete items in the DAP
Application and requests for additional information
or materials that are reasonably necessary in order
to process the DAP Application under these DAP
Procedures and are consistent with the type of
documents listed in Exhibit 2 for DAP Applications,
such that the DAP Application is not a Complete
Application; or
(b) a determination that the DAP
Application is a Complete Application, accompanied by a set of preliminary comments on the DAP Application compiled by the Priority Project
Manager.

If incomplete items are identified, Developer shall
promptly correct any such incomplete items and
provide any such requested information and materials, following receipt of which the Priority Project Manager shall have fifteen (15) business days to
notify Developer in writing whether incomplete
items persist or the DAP Application is a Complete
Application consistent with this Section 2.7.2.1. If
the Priority Project Manager does not so advise
Developer within such fifteen (15) business-day
period, Developer may submit a subsequent
request for determination of completeness to the
Priority Project Manager and the City Attorney
by certified mail, which request shall be labeled
prominently: “Second Request: Application Deemed
Complete Matter.” If City fails to respond to the
subsequent request within twenty (20) business
days, then the DAP Application shall be deemed
a Complete Application and all time periods for
City review shall run from the date of such deemed
completeness. Notwithstanding the foregoing, a
determination that a DAP Application is deemed a
Complete Application shall not prevent the Priority
Project Manager from requesting such additional
materials as the Priority Project Manager determines are reasonably necessary for the City’s review of the DAP Application in accordance with
these DAP Procedures.

2.7.2.2 City Department Review – Complete
DAP Application.

As soon as practicable but in no event more than
three (3) business days after the determination
that a DAP Application is a Complete Application
or within three (3) business days after the date
that such DAP Application is deemed a Complete
Application, the Priority Project Manager shall
submit such Complete Application, or applicable
portions thereof, to the Executive PCC for distribution to the applicable City Departments, any other Governmental Entities consulted by the City, and
any third-party consultants identified by Priority
Project Manager or Executive PCC members to
begin the technical analysis and consistency review
of the Complete Application. From time to time
after the initial application submittal, the Priority
Project Manager may request additional copies
of complete or partial plan sets for distribution to
reviewing entities noted above that represent additional reviewing parties. Developer shall submit such additional plan sets within three (3) business
days from request, with any additional days beyond
such three (3) business day period being added on
a business day for business day basis to the review
timeline in Section 2.7.2.3. Each Executive PCC
member will coordinate review by key technical
staff within its respective department for consistency with the Development Requirements and Applicable Regulations.

2.7.2.3 City Review - Complete DAP Application.

Each member of the Executive PCC will co- ordinate with key staff to review each Complete Application as expeditiously as reasonably possible
133 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT and to provide any comments on the submittal
within thirty-five (35) business days of their
receipt of the submittal. The Priority Project
Manager shall convene one or more meetings of
the Executive PCC to receive comments generated
from this review process and to resolve conflicts to
the extent necessary. As promptly as reasonably
feasible, but in no event later than thirty-five (35)
business days after the date the DAP Application
is Complete, the Priority Project Manager shall
either (i) provide Developer with a summary of City
written comments on the DAP Application, reasonably compiled and edited as necessary for clarity and consistency, and any other written comments
by other Governmental Entities and community
organizations consulted by the City, or (ii) determine that the Complete Application is consistent with the MCP and therefore cleared without
further revisions, in which case, it shall promptly
notify Developer and submit the item for consideration by the Planning Commission pursuant to Section 2.7.2.4. If the Priority Project Manager
provides Developer with comments as to incomplete
or inconsistent items under the foregoing clause
(i), the Priority Project Manager may also include
requests for additional information or changes to
a Complete Application that do not conflict with
the Development Requirements. If changes are
proposed, then the Developer, the Priority Project
Manager and other City Staff as the Priority
Project Manager requests shall promptly meet and
confer in good faith to reach agreement on any
such changes, and Developer shall resubmit the
Complete Application consistent with such comments and agreements addressed (the “Complete Application Resubmittal”). City shall re-review the
Complete Application Resubmittal pursuant to the
same process applicable to the initial review of the
Complete Application and provide final clearance
or comments to Developer, except that (i) the time
for final clearance or submittal of final comments
to Developer shall be shortened to twenty (20) business days from the date of the Complete Application Resubmittal; and (ii) the scope of the City’s review
and comment shall be limited to the responsiveness
of the Complete Application Resubmittal to the
City’s previous written comments except that the
City may also comment on information presented for the first time in the Complete Application Resubmittal. For avoidance of doubt and except as
provided in the prior sentence, the City shall not
disapprove a Complete Application Resubmittal by
reason of Developer’s failure to address new issues
or provide additional materials that were not previously raised or requested in the City’s review of prior DAP Application submittals. .

2.7.2.4 Planning Commission Recommendation.

As promptly as reasonably feasible after the
Complete Application has been cleared by the
City or the City has submitted final comments to
Developer on the Complete Application Resubmittal
under Section 2.7.2.3 (as such period may be
extended by the mutual agreement of the parties
to resolve outstanding issues), the Director shall
submit to the Planning Commission the Complete
Application or the Complete Application resubmittal and a written staff report (which may contain a staff recommendation) concerning the DAP
Application. The Planning Commission shall
schedule a public hearing on the DAP Application
and make a recommendation to the City Council no
later than the date that is forty (40) business days
after the Complete Application has been cleared or,
in the case of a Complete Application Resubmittal,
forty (40) business days after the City has provided comments to Developer on the Complete Application Resubmittal under Section 2.7.2.3 (as
such period may be extended by the mutual agreement of the parties to resolve outstanding issues).

The scope of the Planning Commission’s review
and recommendation shall be limited to the DAP
approval standard set forth in Section 2.7.2.6.

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

2.7.2.5 City Council Approval.

The scope of the Planning Commission’s review
and recommendation shall be limited to the DAP
approval standard set forth in Section 2.7.2.6.

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

2.7.2.6 City Review - Approval Standard
In order for the City Council to approve or conditionally approve a DAP Application, the City Council, in its reasonable discretion, must find that
(1) the DAP Application conforms to and is consistent with the applicable Development Requirements and the MCP, (2) the Infrastructure that Developer
proposes to construct in connection with the
134
applicable Phase or Partial Phase that is the subject of the DAP Application is sufficient to serve the proposed development on the subject property, and
(3) the proposed shared outdoor space provided for
the applicable Phase or Partial Phase in accordance
with the MCP is reasonable and appropriate to the
proposed level of development. In its consideration
of the DAP Application, the City Council may alter
or supersede previously imposed conditions of
approval (whether related to the MCP, a prior DAP,
or otherwise) so long as they are consistent with the
foregoing standards of approval and acceptable to
Developer.
(i) If a DAP Application is disapproved by the City
Council, then the City Council shall, at the public
hearing during which the DAP Application is being
considered, state the basis for the disapproval. The
Council shall, at its discretion, memorialize the
findings for the disapproval in a resolution at that
same meeting, or at a subsequent meeting, or direct
the Director to summarize the findings in writing
after the hearing. Following any disapproval of a
DAP Application, Developer may within sixty-five
(65) business days following receipt by Developer
of such resolution or summary (subject to such extensions as may be approved by the Director) make changes to and resubmit the DAP Application.

Promptly following the City’s receipt of a revised
DAP Application, the Priority Project Manager
shall submit such revised DAP Application in accordance with the procedure set forth in this Section

2.7.2. 2.7.2.7 Amendments to DAP Approvals
Developer may apply to the City for an amendment
to a DAP approval in accordance with the standards
and procedures for a DAP Application. All proposed
amendments shall be subject to review and consideration by the Director, unless he or she determines that the proposed amendment is material. The Director
shall have reasonable discretion in determining
whether or not an amendment is material, provided,
however, that in no event shall an amendment be
considered material if it increases or decreases by no
more than ten percent any of the numerical standards
set forth in the MCP, including, without limitation, standards related to any of the following: Site Coverage, Maximum Building Heights (subject to compliance with applicable FAA regulations), Setbacks, Vehicle/Parking/Servicing Access, Pedestrian/Bicycle
Accommodations, Active Street Frontages and Open
Space and Amenities (collectively, the “MCP Standards”). Conversely, an amendment shall be considered material if it (i) increases any of the numerical MCP Standards by more than twenty-five percent or (ii) reduces the proposed number of parking spaces by more than twenty-five percent below
the applicable supply ratios specified in the MCP. If
the Director determines that the amendment is material, he or she shall submit the proposed amendment for City review and approval in accordance with the
standards and procedures set forth in Sections

2.7.2.2 through 2.7.2.6

2.7.2.8 Special Conditions for DAP Applications
with SPPE Data Centers [Scheme C Variant Only
Notwithstanding anything to the contrary herein, any
DAP Application or amendment thereto that includes a
SPPE Data Center as a proposed or potential use shall
be conditioned upon all of the following, as applicable:
(i) issuance by the California Energy Commission of a
Small Power Plant Exemption pursuant to Cal. Public
Resources Code Section 25541; (ii) a requirement
that the development, operation and use of the SPPE
Data Center comply with all applicable mitigation
measures approved by the CEC in connection with its
issuance of the SPPE and adopted by the City; and (iii) evidence that prior to operation, the applicant for the proposed SPPE Data Center has (a) in the case of a
SPPE Data Center with no onsite generation (exclusive
of onsite backup power), secured a commitment from
Silicon Valley Power for electric service for the entire proposed load of the SPPE Data Center in the form
of approvals and agreements as required by Silicon
Valley Power; (b) in the case of a SPPE Data Center
with onsite generation (exclusive of onsite backup power) partially serving its load, secured a commitment from Silicon Valley Power for electric service for the
proposed load not supported by the onsite generation
in the form of approvals and agreements as required
by Silicon Valley Power; or (c) in case of a SPPE Data
Center with onsite generation (exclusive of onsite backup power) fully serving its load, obtained any approvals or agreements required by Silicon Valley Power.

There is no guarantee that SVP will provide (a) electric service for any proposed load nor (b) back up electric service in the event the SPPE Data Center will be fully or partially supported by onsite generation.

Notwithstanding anything to the contrary herein, any
DAP Application or amendment thereto that includes
an SPPE Data Centers as a proposed or potential
use shall be conditioned upon all of the following,
as applicable: (i) issuance by the California Energy
Commission of a Small Power Plant Exemption pursuant to Cal. Public Resources Code Section 25541; (ii) a requirement that the development, operation and
use of the SPPE Data Center comply with all applicable mitigation measures approved by the CEC in connection with its issuance of the SPPE and adopted
by the City; and (iii) evidence, reasonably satisfactory to the City, that prior to operation, the applicant for the proposed SPPE Data Center has either secured
a commitment for power serving the applicable Data
Center from Silicon Valley Power or has shown that
the facilities will generate their own power.

3. ARCHITECTURAL REVIEW

3.1 WHEN ARCHITECTURAL REVIEW IS

NOT REQUIRED
Notwithstanding SCCC 18.76.020 (Architectural
review process), no review by the City’s Architectural
Committee or under Section 3.3 below shall be required for the issuance of any approvals or Building Permits for any Building within the Project Site if the approved DAP Application included, at Developer’s
option, all of the materials listed in Exhibit 2, Section

1.8 (“Architectural Materials”) with respect to that
135 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT particular Building. In such case, the provisions of
Sections 3.2 and 3.3 below shall not apply. If the DAP
Application did not include a complete submission of
the Architectural Materials, this Section 3.1 shall not apply and the DAP Application shall undergo architectural review in accordance with Section 3.2.

3.2 WHEN ARCHITECTURAL REVIEW IS
REQUIRED.

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

Notwithstanding the foregoing, signage shall be reviewed and approved by the Director or his or her designee, in accordance with the Master Sign Program established for each Phase.

3.3 REVIEW OF ARCHITECTURAL MATERIALS.

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

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

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

3.3.4 Special Conditions for Architectural
Review of SPPE Data Centers [Scheme C
Variant Only]
Notwithstanding anything to the contrary herein, no
SPPE Data Center is permitted without Architectural
Review approval (which shall undergo review subject
to Section 2.7.2.3) and [1] any Architectural Review
Application or amendment thereto that includes a
SPPE Data Center not previously approved under
Section 2.7.2.8 as part of a DAP Application shall be
conditioned upon all of the following, as applicable: (i) issuance by the California Energy Commission of a
Small Power Plant Exemption pursuant to Cal. Public
Resources Code Section 25541; (ii) a requirement
that the development, operation and use of the SPPE
Data Center comply with all applicable mitigation
measures approved by the CEC in connection with its
issuance of the SPPE and adopted by the City; and (iii) evidence that prior to operation, the applicant for the proposed SPPE Data Center has (a) in the case of a
SPPE Data Center with no onsite generation (exclusive
of onsite backup power), secured a commitment from
Silicon Valley Power for electric service for the entire proposed load of the SPPE Data Center in the form
of approvals and agreements as required by Silicon
Valley Power; (b) in the case of a SPPE Data Center
with onsite generation (exclusive of onsite backup
power) partially serving its load, secured a commitment from Silicon Valley Power for electric service for the proposed load not supported by the onsite
generation in the form of approvals and agreements
as required by Silicon Valley Power; or (c) in case of a SPPE Data Center with onsite generation (exclusive of
onsite backup power) fully serving its load, obtained
136
any approvals or agreements required by Silicon
Valley Power. There is no guarantee that SVP will
provide (a) electric service for any proposed load nor
(b) back up electric service in the event the SPPE Data Center will be fully or partially supported by onsite
generation.

3.3.5 Special Conditions for Architectural
Review of Non-SPPE Data Centers and
Substations [Scheme C Variant Only]
Notwithstanding anything to the contrary herein, no
Non-SPPE Data Center or Substation is permitted
without Architectural Review approval (which shall
undergo review subject to Section 2.7.2.3) and [1]
any Architectural Review Application or amendment
thereto that includes a Non-SPPE Data Center not
previously approved under Section 2.7.2.8 as part of a
DAP Application shall be conditioned upon all of the
following, as applicable: evidence that prior to opera- tion, the applicant for the proposed Non-SPPE Data
Center has (a) in the case of a Non-SPPE Data Center
with no onsite generation (exclusive of onsite backup
power), secured a commitment from Silicon Valley
Power for electric service for the entire proposed load of the Non-SPPE Data Center in the form of approvals
and agreements as required by Silicon Valley Power;
(b) in the case of a Non-SPPE Data Center with
onsite generation (exclusive of onsite backup power)
partially serving its load, secured a commitment
from Silicon Valley Power for electric service for the
proposed load not supported by the onsite generation
in the form of approvals and agreements as required
by Silicon Valley Power; or (c) in case of a Non-SPPE
Data Center with onsite generation (exclusive of onsite backup power) fully serving its load, obtained any
approvals or agreements required by Silicon Valley
Power. There is no guarantee that SVP will provide
(a) electric service for any proposed load nor (b) back up electric service in the event the Non-SPPE Data
Center will be fully or partially supported by onsite
generation

3.3 REVIEW OF ARCHITECTURAL MATERIALS.

Where a change in a Complete Application is required
by a City Department or other Governmental Entity
where such City Department or Governmental Entity
has authority to require such change pursuant to
either applicable state or federal law or, in the case
of City Departments, pursuant to the Development
Agreement, the City and the Developer acknowledge
and agree that: (i) they will meet and confer and make
every reasonable effort to respond to such requirement
in a manner that is consistent with the Development
Requirements, MCP and applicable State and feder-
al law and (ii) the City will not deny its Approval of
any change that is required to comply with applica-
ble state or federal law or the requirements of City
Departments and Governmental Entities so long as
such change does not conflict with the Development
Requirements.
137 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT EXHIBIT 1.

Definitions
No change from the Original MCP except for the addition of the following definitions:
“Non-SPPE Data Center” means a Data Center that
is not an Ancillary Data Center or an SPPE Data
Center.
“SPPE Data Center” means a Data Center for which
the California Energy Commission, acting as the
“lead agency” under Public Resources Code Section
25519(c), has issued a Small Power Plant Exemption
pursuant to Cal. Public Resources Code Section 25541
(as those Code sections may be amended or replaced
from time to time) and that meets the following
requirement: (a) the development, operation and use
of the SPPE Data Center must comply with all applicable mitigation measures approved by the California Energy Commission in connection with its issuance of
the Small Power Plant Exemption and adopted by the
City.
138
EXHIBIT 2
Documents to be Submitted for DAP
Applications
No change from the Original MCP except for the
following:

1.3. Site Plan

1.3.7: Indication of proposed truck routes associated with light industrial uses on Parcels 1 and 2 that are proposed to be implemented through
appropriate signage, intersection design and City
enforcement.

1.9. Infrastructure Plans and Documents
[Applies to Original MCP and Scheme C]

1.9.1 Roadways and utilities within roadways,
including identifying public and private ownership
of roads and utilities.
139 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT APPENDIX D: SANITARY SEWER TABLE
Parcel Block Plot
Probable Loading
Manhole Land Use
Gross Square
Footage
Unit Flow Factor
(gpd/sf)
Est. NonResidential
Flow (gpd)
Residential
Units/Hotel
Keys
Unit Flow Factor
(gpd/unit or
gpd/key)
Est.

Residential
Flow (gpd)
Total
Non-Residential
Flow
(mgd)
Total
Residential
Flow
(mgd)
Total Flow
(mgd)
1 - S114-13 Light Industrial 690,000 0.12 82,800 - - 0 0.083 0.000 0.082800 2 - S104-28/104-17 Light Industrial 910,000 0.12 109,200 - - 0 0.109 0.000 0.109200 3 - TBD TBD - -- - - - -
4 WE E S103-11 Retail 17,800 0.1 1,780 - - 0 0.002 0.000 0.002 WF G S103-11 Office 370,000 0.1 37,000 - - 0 0.037 0.000 0.037 WF G S103-11 Retail 25,000 0.1 2,500 - - 0 0.003 0.000 0.003 WJ M S103-11 Office 475,000 0.1 47,500 - - 0 0.048 0.000 0.048 WJ M S103-11 Retail 21,600 0.1 2,160 - - 0 0.002 0.000 0.002 WK B S103-11 Retail 75,000 0.1 7,500 - - 0 0.008 0.000 0.008 WK B S103-11 Hotel 180,689 - 0 220 100 22,000 0.000 0.022 0.022 WL C S103-11 Retail 20,000 0.1 2,000 - - 0 0.002 0.000 0.002 WL C S103-11 Residential 120,000 - 0 120 154 18,480 0.000 0.018 0.018 WN N S103-11 Office 1,225,000 0.1 122,500 - - 0 0.123 0.000 0.123 WN N S103-11 Retail 3,900 0.1 390 - - 0 0.000 0.000 0.000 WP&WR A S103-11 Retail 73,100 0.1 7,310 - - 0 0.007 0.000 0.007 WP&WR A S103-11 Residential 932,261 - 0 927 154 142,758 0.000 0.143 0.143 WS D S103-11 Office 383,000 0.1 38,300 - - 0 0.038 0.000 0.038 WS D S103-11 Retail 16,600 0.1 1,660 - - 0 0.002 0.000 0.002 3,938,950 270,600 1,267 183,238 0.271 0.183 0.454
4 WD H S104-38 Entertainment 25,000 0.48 12,000 - - 0 0.012 0.000 0.012 WE E S104-38 Retail 8,000 0.1 800 - - 0 0.001 0.000 0.001 WF G S104-38 Office 368,912 0.1 36,891 - - 0 0.037 0.000 0.037 WF G S104-38 Retail 75,000 0.1 7,500 - - 0 0.008 0.000 0.008 WF G S104-38 F&B 50,000 1.04 52,000 - - 0 0.052 0.000 0.052 WF G S104-38 Entertainment 25,000 0.48 12,000 - - 0 0.012 0.000 0.012 WG H S104-38 Office 942,269 0.1 94,227 - - 0 0.094 0.000 0.094 WG H S104-38 Retail 81,000 0.1 8,100 - - 0 0.008 0.000 0.008 WG H S104-38 F&B 50,000 1.04 52,000 - - 0 0.052 0.000 0.052 WH K S104-38 Retail 41,000 0.1 4,100 - - 0 0.004 0.000 0.004 WK B S104-38 Retail 60,000 0.1 6,000 - - 0 0.006 0.000 0.006 WK B S104-38 Residential 201,135 - 0 200 154 30,800 0.000 0.031 0.031 WL C S104-38 Retail 40,000 0.1 4,000 - - 0 0.004 0.000 0.004 WL C S104-38 Residential 235,003 - 0 233 154 35,882 0.000 0.036 0.036 WM J S104-38 Office 338,000 0.1 33,800 - - 0 0.034 0.000 0.034 WM J S104-38 Retail 42,000 0.1 4,200 - - 0 0.004 0.000 0.004 2,582,319 327,618 433 66,682 0.328 0.067 0.394
6,521,269 598,218 1,700 249,920 0.598 0.250 0.848
5 WB O S104-38 Office 415,219 0.1 41,522 - - 0 0.042 0.000 0.042 WB O S104-38 Retail 25,000 0.1 2,500 - - 0 0.003 0.000 0.003 WB O S104-38 F&B 15,000 1.04 15,600 - - 0 0.016 0.000 0.016 WC P S104-38 F&B 10,000 1.04 10,400 - - 0 0.010 0.000 0.010 WC P S104-38 Hotel 386,311 - 0 480 100 48,000 0.000 0.048 0.048 WD Q S104-38 Residential 191,601 - 0 200 154 30,800 0.000 0.031 0.031 1,043,131 70,022 680 78,800 0.070 0.079 0.149
9,164,400 860,240 2,380 328,720 0.860 0.329 1.189
Total Parcel 4 + 5 Discharge to North (S103-11) 3,938,950 270,600 1,267 183,238 0.271 0.183 0.454 Total Parcel 4 + 5 Discharge to South (S104-38) 3,625,450 397,640 1,113 145,482 0.398 0.145 0.543 Notes: 1. Land use and gross square footage for Scheme C as provided by Related Santa Clara.

2. Unit flow factors taken from April 23, 2020 Sanitary Sewer Capacity Evaluation for Proposed Related (City Place) Development.

Table 3: Sewer Load Estimates for Related Santa Clara Development Scheme C Variant Parcel 4 Total
Parcel 5 Total
TOTAL
Parcel 4 Subtotal - Discharge to South (S104-38)
Parcel 4 Subtotal - Discharge to North (S103-11)
140
APPENDIX E: MCP AMENDMENTS THAT

APPLY TO THE ORIGINAL MCP AND

SCHEME C SUPPLEMENT
MCP Section and
Scheme C Section
Topic Amendment
141 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT APPENDIX F: SCHEME C UTILITY EXHIBITS
142
143 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT 144
145 RELATED SANTA CLARA | MASTER COMMUNITY PLAN SCHEME C SUPPLEMENT ________________________________________________________________________________

Page 1 of 13 ends

CONDITIONS OF APPROVAL
PLN24-00060 5155 Stars and Stripes Boulevard
APNs: 097-01-069, 097-01-039, 104-01-102, 104-03-036, 104-03-037, 104- 03-038 and 104- 03-039
Project Description: General Plan Text Amendment, Zoning Code Text Amendment and Amendment to the Master Community Plan for the Related Santa Clara Project (formerly referred to as “City Place”) to Introduce a Scheme C Land Use Scenario.

In addition to complying with all applicable codes, regulations, ordinances and resolutions, the following conditions of approval shall be applied to the Master Community Plan Scheme C Supplement (MCP). The conditions of approval and obligations cited herein may be altered as necessary and additional specific detailed conditions may be added by the Executive Project Clearance Committee (Exec PCC) to accommodate the specific development Phases provided for in individual Development Area Plans (DAPs) called for under the provisions of the Master Community Plan (MCP). Detailed requirements and conditions specific to any DAP will be applied to the Council's consideration of that DAP approval.

References herein to the term Parcels shall be consistent with those five identified in Exhibit 1-4 of the MCP. References herein to the term Phases shall be consistent with those six or sevenidentified in Exhibit 2C-1 or 2-2 of the MCP, as appropriate.

GENERAL

1. Prior to submitting a DAP application, the Master Developer shall submit and secure approval from the Community Development Director of an integrated MCP for Schemes A and B (if the Master Developer will pursue Schemes A or B) or an integrated MCP for Scheme C (if the Master Developer will pursue Scheme C).

The integrated MCP shall include only those elements applicable to Schemes A and B or Scheme C, as applicable, and shall also include any changes incorporated into the MCP in accordance with Council approvals. The Master Developer may elect to submit both an integrated MCP for Schemes A and B and an integrated MCP for Scheme C.
(a)

2. All development, construction and uses shall comply with all applicable codes, regulations, ordinances and resolutions that are not otherwise altered by the specific development entitlements for the project.

3. If relocation of an existing public facility becomes necessary due to a conflict with the Developer's new improvements, then the cost of said relocation shall be borne by the Developer.

4. The project shall comply with the conditions set forth in the Development Agreement and Development and Disposition Agreement in effect between the City of Santa Clara and Related, Santa Clara, LLC.

5. The project shall comply with the mitigation measures included within the Mitigation Monitoring or Reporting Program for the Project, each of which is hereby imposed as a condition of approval.

6. Provide filtration systems for on-site residences and daycare centers as necessary to reduce operational cancer risks and exposure to particulate matter 2.5 microns in diameter or less ________________________________________________________________________________

Page 2 of 13 ends

(PM2.5). This measure only applies to on-site residences and daycare centers. The Project Developer shall implement the following measures, as necessary, to reduce cancer risks to a level less than BAAQMD project-level thresholds:
(a) Revised Health Risk Assessment (HRA): The Project Developer may choose to reassess the potential on-site cancer risk and PM2.5 concentrations to be experienced by on-site residential receptors and on-site daycare centers later in the design Phase, but prior to occupancy, and to prepare a revised HRA using updated receptor location information and more detailed assessment of risks associated with existing and project operational sources, and submit to the City for review. If the revised HRA demonstrates, to the satisfaction of the City, that the cancer risk and exposure to PM2.5 for all potentially exposed on-site receptors will be less than BAAMQD project-level thresholds, then no additional measures are necessary. If the revised HRA demonstrates, to the satisfaction of the City, that the cancer risk or exposure to PM2.5 for on-site sensitive receptors will be less than presented in the EIR but still over the BAAMQD threshold, then the control effort may be less. (b) Install filtration systems on ventilation and recirculation systems. Filtration systems shall be installed on ventilation and recirculation systems within on-site residences and the heating, cooling, and ventilation systems that serve daycare centers that are exposed to risks above BAAQMD thresholds due to individual existing sources. All filters must be rated MERV 13 or higher. The Project Developer shall submit a plan for installation and maintenance of all filters in accordance with the manufacturer's recommendations to the City prior to approval of the first building permits.

7. Prepare and implement a noise control plan to reduce interior noise at sensitive land uses. The Project Developer shall conduct a design-level acoustic study that identifies exterior noise levels for residential and commercial uses on the project site. This study shall take into account existing, project, and reasonably foreseeable future noise sources (such as proposed increases in passenger rail service along the Lafayette Street corridor). Where this study finds that the exterior noise level would exceed the residential compatibility standard of 55 dBA Ldn or the commercial incompatibility standard of 65 dBA Ldn, the Project Developer shall prepare a design-level operational noise control plan to provide acceptable interior noise levels. This plan shall identify all project features and treatments that will be implemented to ensure that the project is in compliance with the interior noise standards listed in the City's General Plan and City Code as well as the standards specified for new construction within the Comprehensive Land Use Plan (CLUP) for Mineta San Jose International Airport (SJC). The study and plan shall be developed by an acoustical design professional. Design features and treatments will be identified to ensure that interior noise levels at new proposed uses are in compliance with the noise standards. The report shall be submitted to the City for review and approval prior to the issuance of building permits for the project. Depending on the noise exposure for a particular site, such treatments may include, but are not limited to, those listed below, as recommended by the acoustical design professional.
(a) Construction of enclosures around noise-generating mechanical equipment at commercial uses.
(b) Use of setbacks from noise sources to maximum attenuation of noise over distance. (c) Installation of noise-reducing treatments in new buildings, including:
• High-performance, sound-rated double-glazed windows,
• Sound-rated doors,
• Sound-rated exterior wall construction,
________________________________________________________________________________

Page 3 of 13 ends

• Special acoustical details for vents,
• Acoustical caulking at all exterior facade penetrations, • Sound-rated roof and ceiling constructions, and
• Adequate mechanical ventilation so that windows and doors may be kept closed at the discretion of the building occupants to control environmental noise intrusion.

8. Prepare and implement a vibration control plan to reduce vibration from the Union Pacific Railroad (UPRR) for sensitive land uses. The Project Developer shall prepare a design-level operational vibration control plan that identifies all project features and treatments that would be implemented to ensure that the project is in compliance with the vibration standards recommended by the Federal Transportation Administration (FTA) relative to railway operational vibration associated with UPRR operations. The plan shall be prepared when new uses would be located within the following screening distances, as recommended by FTA (FTA 2006):
a. Category 1: Buildings where vibration would interfere with interior operations (600 feet).
b. Category 2: Residences and buildings where people normally sleep (200 feet). c. Category 3: Institutional land uses with primarily daytime use (120 feet).

The plan shall take into account current and future expected passenger and freight rail service levels adjacent to the project site. The plan shall be developed by an acoustical design professional and shall include a detailed investigation of ground-borne train vibration that considers site-specific train vibration source and propagation conditions and the actual building designs. The design features and treatments shall be identified to ensure that vibration levels at new proposed uses are in compliance with FTA standards. The report shall be submitted to the City for review and approval prior to the issuance of building permits for the project. Depending on the vibration exposure for a particular site, such treatments may include, but are not limited to, those listed below, as recommended by the acoustical design professional.
d. Increased setbacks of noise-sensitive uses from the train track. e. Foundation isolation systems to reduce the transmission of vibration into buildings with noise-sensitive uses that are near the tracks.

9. Incorporate flood warnings for access roads for areas vulnerable to flooding. The Project Developer and the City shall coordinate to provide flood warnings for new and existing roadways that provide access to the site and are vulnerable to 100-year flood levels. The Project Developer shall review the City's flood warning and emergency response plan and submit a brief plan for the project that is consistent with the City's plan. The plan shall be submitted to the City's Emergency Services Coordinator in the City's Fire Department for review and approval. The specific frequency of expected flooding on-site access roads shall be determined by the Project Developer and reviewed by the City. Flood warnings may be temporary or permanent, depending on the frequency of expected flooding, as determined by the City. Information about alternative access/egress routes, based on flooding potential and other factors, shall also be provided by the Project Developer to the City's Emergency Services Coordinator in the City's Fire Department for review and approval. If other flood improvements are implemented that remove the flooding risk at the site access roads, then this condition of approval shall no longer be required.

ENGINEERING
E1. Developer is responsible for cost of relocation or modification of any public facility necessary to accommodate subject development, unless the cost of relocation or modification of a utility is the ________________________________________________________________________________

Page 4 of 13 ends

responsibility of a franchisee under a franchise agreement. Planned changes to existing facilities shall be included with and described in proposed infrastructure plans required at the time of DAPs.

E2. Following approval of Tentative Maps and/or Vesting Tentative Maps by Council, the Developer shall file Final Maps for approval and recordation to the satisfaction of the Director of Public Works prior to the issuance of any certificate of occupancy for any building within the DAP.

E3. Infrastructure plans that are submitted with the DAP application shall address infrastructure needs for the entire phase where the DAP infrastructure needs must rely on, may be affected by, or may affect any future phase(s) of development. The submitted DAP infrastructure plans in that case shall provide not less than conceptual plans for or a description of the design of the infrastructure in the future phase(s), to the satisfaction of the Director of Public Works. Plans shall be prepared by a Registered Civil Engineer and approved by the City Engineer prior to approval and recordation of Final Map and/or issuance of building permits.

E4. The Sanitary sewer (SS) laterals from Parcel 1 and Parcel 2 shall connect to the westernmost 42" SS main in Lafayette Street. The SS laterals from Parcel 3 and Parcel 4 shall connect to the 42" SS main running between the two parcels from Great America Parkway to Lafayette Street. Parcel 5 shall be connected to the 12" SS main in Stars and Stripes Drive. The City shall determine available SS capacity for each main as of the time of project entitlements, including each DAP or DAP Amendment, and the Developer shall construct facility improvements to accommodate the maximum MCP development. The Developer may be reimbursed for design and construction costs above its fair share costs.

E5. Execute Covenant(s) Running with the Land to assume maintenance responsibility for nonstandard street improvements within public rights-of-way prior to the City's acceptance of said improvements. Non-standard street improvements include, but are not limited to, curb return type driveway(s).

E6. Obtain site clearance through the Engineering Department prior to issuance of building pe1mits.

Site clearance will require payment of applicable development fees prior to issuance of the building permit. Other requirements may be identified for compliance during the site clearance process.

TRAFFIC
TR1. If the Lick Mill Boulevard extension north of Tasman Drive is constructed as a 4-lane minor arterial road before the Developer implements the proposed Scheme C development, the Developer shall modify Lick Mill Boulevard from a 4-lane minor arterial road to a 2-lane collector street, in accordance with the street design guidelines specified in the Tasman East Specific Plan. The anticipated changes would involve lane reconfigurations to reduce travel lanes, potential improvements at the northern terminus of Lick Mill Boulevard, the addition of on-street parking, and the implementation of traffic-calming features within the existing public rights-of-way.

ELECTRIC
EL1. DAP infrastructure plans and documents that address the electrical distribution system shall specify on-site private electric facilities and off-site public electric facilities to address the needs of the particular DAP and, conceptually, the needs of the overall phase which contains that DAP. To the extent that development of any particular DAP or phase may affect service to other phases, a conceptual plan or description of those needs shall be included in the application.

EL2. On-site infrastructure is the Developer's responsibility. The Developer shall install the substructures required to meet Silicon Valley Power (SVP) design requirements. SVP will install ________________________________________________________________________________

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all cable and equipment facilities. The Developer will pay for any and all costs associated with installation of these facilities.

EL3. Developer shall provide the City easements and all rights of way for electric facilities and access for all facilities located on private streets or within structure boundaries.

EL4. The Developer entered into the Esperança Substation Agreement (the "Existing Substation Agreement") with the City of Santa Clara, dated December 3, 2019. Under the Existing Substation Agreement, up to 27 MVA of electrical capacity (“Available Capacity”) is allocated for the Developer’s use from Esperança Substation in connection with the project described therein. In addition, SVP and Developer are in discussions to amend the Existing Substation Agreement to among other things increase the Available Capacity by an additional 6.5MVA, which amendment will be subject to both City Council approval and such other SVP requirements including but not limited to Conditions of Approval EL.6 through EL.10 (the “Pending Amendment”). If the Developer requires electrical capacity or modifies the development after approval of the Pending Amendment, a further amendment to the Existing Substation Agreement and/or a new substation agreement will be necessary to accommodate such additional capacity or project modifications. In such instances, Conditions of Approval EL 6 through EL 10, along with any other conditions reasonably required by Silicon Valley Power (SVP), shall apply.

EL 5. SVP is currently conducting a distribution system impact system study (In Progress SIS). Developer submitted an application for the In Progress SIS in October 2024. This In Progress SIS does not include (and will not include) any data center loads in Parcels 1 and 2.

EL 6. If Developer modifies the project described in the In Progress SIS or requires capacity above the Available Capacity, additional requirements will be required based on SVP’s evaluation of the modified development and its estimated load. In such case, the Developer shall submit an updated project description to SVP with such additional information as SVP may require. If SVP determines a new or amended system impact report is required based on the new project description or request for additional capacity, Developer shall submit an application for a new or amended system impact study (either distribution and transmission, or both) or other study as required, enter into a deposit agreement as required by SVP, and pay for the cost of these studies.

EL 7. In connection with EL 6, if the modified development’s estimated load exceeds 13.5 MVA for any parcel (or such lower amount as may be determined by SVP), SVP will require a transmission system impact study which will assess the following:
a. System capacity of SVP’s electric transmission system to serve the proposed load. b. System capacity of PG&E’s electric transmission system to serve proposed load. i. This is determined by studies performed by the California Independent System Operator (CAISO) in its yearly Transmission Planning Process (TPP). ii. Any mitigation measures identified, and/or construction schedules required by PG&E to the Developer’s proposed load ramp. Any PG&E identified mitigations and/or construction schedules are not controlled by SVP nor is SVP responsible for any delays caused by these project schedules. Cost, if applicable, shall be borne solely by Developer.
c. Determine if developer’s load ramp can be accommodated EL.8 In connection with EL. 6, if SVP determines sufficient electric capacity is available for modified development or request for additional capacity under a system impact study (either distribution and transmission, or both) or such other study required by SVP, Developer shall secure an amendment to the Existing Substation Agreement (which would include the Pending Amendment) and, for any such requests after the Pending Amendment, a subsequent amendment and/or a new substation agreement, ________________________________________________________________________________

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in either case, on terms and conditions required by Silicon Valley Power in order to secure interim electric capacity and electric capacity for the modified development. Such amendment to the Existing Substation Agreement and/or new agreement shall contain the amount of allocated capacity and load ramp. The Developer will fully fund the design and construction of electric infrastructure improvements required by SVP in connection with the development.

EL.9 If SVP determines no electric capacity is available for Developer’s request for additional capacity, no additional electric capacity shall be provided by SVP. If SVP determines that the modified development (or request for additional capacity) must be studied in the CAISO Transmission Planning Process (TPP), the Developer shall pay the CAISO System Impact Study Fee and any other CAISO fees and costs
EL.10 Pre-Design Work - If applicable, the Developer shall enter into a deposit agreement (in a form required by SVP) with the City, outlining the Developer’s funding obligations for pre-design work related to the substation and/or distribution or transmission infrastructure necessary to support the development or any modifications thereto. Developer shall be responsible for the cost of the ampacity and grounding study (performed by SVP) for their Developer’s distribution system incorporated into the pedestal design of the development. The requirements from the ampacity and grounding study shall be incorporated in the slab and pier construction on the parcels with landfill.

EL.11 The Development shall not encroach on SVP’s Underground 230kV Line trench such that it is accessible with an 18’ drivable surface over its entire alignment. Areas around manholes will require additional space. Any proposed development encroachments or changes (including, but not limited to, new electrical equipment, substructures, new streets, changes in grading and cover, landscaping and bioretention) will require additional analysis by SVP to ensure the capacity rating of the 230 kV line is not negatively impacted.

EL.12 These approvals do not grant Developer’s project any electric power for its project.

Conditions E13 through E37 shall apply at the detailed design level unless SVP alters or waives any requirement in writing.

EL.13 Utility Plan - Electric Utility Infrastructure must be included in Civil Composite Drawings (C4) with horizontal profiles showing clearances.
a. Show existing infrastructure and easements.
b. Show new proposed infrastructure and easements per markups that will be provided once a utility plan is submitted.
c. Show all the trees.
d. Show all the electrical rooms for each building.

EL.14 Initial Information: Developer shall provide a site plan showing all existing utilities, structures, easements, and trees. Developer shall also include a detailed panel schedule showing all current and proposed electric loads.

EL.15 Work Drawing: Developer shall have a work drawing created for the site by either an SVP estimator or through the design process. All SVP standards and clearance requirements must be met, or variance approvals must be granted by SVP. The Developers’ work drawing shall include but is not limited to:

SVP substructure for primary, low voltage, streetlight, and fiber facilities. SVP facilities may extend offsite to the nearest utility connection point to tie in with existing infrastructure as deemed necessary by SVP.
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EL.16 Encroachment Permit: Prior to issuance of Building Permits, the Developer shall submit an encroachment permit application with an approved SVP Developers Work Drawing for construction of electric utilities that comply with the latest edition of SVP Standards and Rules and Regulations, Electric Notes, and Electric Standard Details and Specifications EL.17 Applicants Switchgear: Development’s main switchgear with SVP meters must meet EUSERC standards and be approved by SVP’s meter shop prior to ordering. Switchgear for 12KV gear must have batteries sized for 4 hours of operation, no capacitive tripping, and 2 sets of relays, CTs, & PTs for each main. All double ended switchgear with a tie breaker must include a kirk-key interlock scheme and an SVP provided warning label for the operation of the main tiebreaker.

EL.18 AMI/Fiber Building Requirements: All projects implementing high rise metering and multi-floor infrastructure requirements shall meet the requirements outlined in UG 0250 & FO1901.

EL.19 Easements: Prior to the City’s issuance of Building or Grading Permits, the Developer shall provide a dedicated underground electric utility easement (U.G.E.E) around the electric onsite facilities. The electric utility easement shall be a minimum of 10 feet wide around conduit and 5’ minimum around equipment and vault/manhole pads. Additionally, the Developer shall submit plans defining existing easements so SVP can verify if there are any conflicts with new proposed easements or improvements.

The Developer shall grant to the City, without cost, all easements and/or rights of way necessary for serving the development and for the installation of utilities (Santa Clara City Code chapter 17.15.110).

EL.20 Coordination Study: For any services taken at 12KV, a coordination study will need to be conducted by the Developer prior to energizing the service for the development.

EL.21 Developer Switchgear: Developer’s switchgear will be inspected on site by SVP to ensure compliance with approved switchgear drawings. Electric meters and main disconnects shall be installed per Silicon Valley Power Standard MS-G7, Rev. 2.

EL.22 Electric Facilities: Prior to the City's issuance of occupancy, the Developer shall construct all electric utilities per the approved SVP Developers Work Drawing. SVP will inspect all electric utility installations and all other improvements encroaching on electric facilities.

EL.23 Municipal Fees: Prior to electric service energization, all applicable fees per the City of Santa Clara’s Municipal Fee Schedule at time of energization shall be paid by the Developer.

EL.24 Costs & Expenses: Unless expressly stated otherwise or covered by a fee to be paid by the Developer, Developer shall be responsible for all costs and expenses associated with fulfilling these conditions of approval.

EL.25 Access: SVP will require 24-hour unobstructed access to all SVP equipment which includes:
manholes, transformers, vaults, switches, meters, indoor electrical rooms with SVP owned equipment etc.

EL.26 SVP Rules and Regulations: Developer shall comply with all applicable SVP rules, regulations, standards, guidelines, and requirements, as may be amended from time to time.

EL.27 SVP Equipment Clearances:
a. Access Doors: Ten (10) foot minimum clearance in front of equipment access doors. b. Pad Sides: Five (5) foot minimum clearance from pad on sides without access doors. c. Truck Access: Eighteen (18) foot minimum width on one side of the equipment pad for truck access.
d. Barrier pipes: (on sides accessible to vehicles)
i. Thirty (30) inches from equipment sides.
ii. Forty-Eight (48) inches in front of access doors. (use removable bollards) EL.28 SVP Conduit Clearances:
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a. Longitudinal: Five (5) foot minimum between new conduits/piping and existing/proposed SVP conduits.
b. Vertical: Twelve (12) inch minimum between new conduit/pipes perpendicular to existing SVP conduits.
c. Poles/Posts: Three (3) foot six (6) inches clearance required from poles (electrolier, guy stub, service clearance, self-supporting steel, and light poles), except for riser conduits. This is reduced to a three (3) foot minimum for posts (signposts, barrier pipes, bollards, fence posts, and other similar posts).
d. Longitudinal: Five (5) foot minimum between new conduits/piping and existing/proposed SVP conduits
e. Vertical: Twelve (12) inch minimum between new conduit/pipes perpendicular to existing SVP conduits
f. Poles/Posts: Three (3) foot six (6) inches clearance required from poles (electrolier, guy stub, service clearance, self-supporting steel, and light poles), except for riser conduits. This is reduced to a three (3) foot minimum for posts (signposts, barrier pipes, bollards, fence posts, and other similar posts).

EL.29 SVP Vault/Manhole Clearances:
a. Conduits: Five (5) foot minimum to tree root barrier or other subsurface wall or structure. b. Equipment: Five (5) foot minimum to tree root barrier. The tree canopy drip line cannot be over the SVP equipment.
c. Subsurface Facilities: Five (5) foot minimum to any electric department facilities. Any existing trees in conflict will have to be removed.
d. Easements: No trees shall be planted in SVP’s U.G.E.E or P.U.E’s.

EL.30 Transformer & Switch Placement: these devices and pads may only be located outdoors.

Clearances to buildings are defined in UG1225. All projects are to assume mineral oil fluid, unless otherwise approved by SVP.

EL.31 SVP Standards. Developer shall comply with the following SVP standards (as may be amended or supplemented).
a. UG1000 - Installation of Underground Substructures by Developers b. UG1250 – Encroachment Permit Clearances from Electric Facilities c. UG0339 – Remote Switch Pad
d. OH1230 – Tree Clearances from Overhead Electric Lines e. SD1235 – Tree Planting Requirements Near Underground Electric Facilities f. UG1225 – Pad mounted Equipment Clearances and Protection g. UG0250 – High Density Residential Metering Requirements h. FO-1901 – Fiber Optic Splicing and Testing Methods
i. SVP Rules and Regulations – Latest Edition
EL.32 SVP Standards, Miscellaneous:
a. In the case of podium-style construction, all SVP facilities and conduit systems must be located on solid ground (aka “real dirt”) and cannot be supported on parking garage ceilings or placed on top of structures.
b. No splice boxes are allowed between the SVP utility connection point and the Developer’s main switch board.
c. SVP does not utilize any sub-surface (below grade) devices in its system. This includes transformers, switches, etc.
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EL.33 Meter Locations:
a. All interior meter rooms at ground level are to have direct, outside access through only ONE door.

Interior electric rooms must be enclosed in a dedicated electric room and cannot be in an open warehouse or office space.

EL.34 Underground Service Entrance
a. (277/480V Service or Lower) Underground service entrance conduits and conductors shall be “privately” owned, maintained, and installed per City Building Inspection Division Codes to the SVP defined utility connection point.
b. (12KV Service) SVP terminates cable on the Developer owned switchgear. c. No cross-parcel distribution is allowed. SVP service points must be within the parcels that they serve.

EL.35 Code Sections:
a. The Developer shall provide and install electric facilities per Santa Clara City Code chapter

17.15.210.
b. Installation of underground facilities shall be in accordance with City of Santa Clara Electric Department standard UG-1000, latest version, and Santa Clara City Code chapter 17.15.050. c. The Developer shall perform, in accordance with current City standards and specifications, all trenching, backfill, resurfacing, landscaping, conduit, junction boxes, vaults, street light foundations, equipment pads and subsurface housings required for power distribution, street lighting, and signal communication systems, as required by the City in the development of frontage and on-site property. Upon completion of improvements satisfactory to the City, the Developer will dedicate the improvement to the City subject to City’s acceptance of the work. The Developer shall further install at its cost the service facilities, consisting of service wires, cables, conductors, and associated equipment necessary to connect Developer to SVP’s electric grid.

After completion of the facilities installed by the Developer, the City shall furnish and install all cable, switches, street lighting poles, luminaries, transformers, meters, and other equipment that it deems necessary for the betterment of the system per Santa Clara City Code chapter 17.15.210 (2).

EL.36 Existing Facilities:
a. All existing SVP facilities, onsite or offsite, are to remain unless specifically addressed by SVP personnel in a separate document. It is the Developer’s responsibility to maintain all clearances from equipment and easements. Developer should not assume that SVP will be removing any existing facilities without detailed design drawings from SVP indicating potential removals. Simply indicating that SVP facilities are to be removed or relocated on conceptual plans does not imply that this action has been approved by SVP.
b. Any relocation of existing electric facilities shall be at Developer’s expense.

EL.37 Generators: Non-Utility Generator equipment shall not operate in parallel with the electric utility, unless approved and reviewed by the Electric Engineering Division. All switching operations shall be “Open-Transition-Mode”, unless specifically authorized by SVP Electric Engineering Division. A Generating Facility Interconnection Application must be submitted with building permit plans. The review process may take several months depending on size and type of generator. No interconnection of a generation facility with SVP is allowed without written authorization from the SVP Electric Engineering Division.
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WATER
WI. Each DAP submittal shall indicate all service connections and facilities for potable and recycled water and sanitary sewer facilities to serve the development area. To the extent necessary, plans shall include conceptual plans to serve the remainder of the Phase or future Phases that will rely on these facilities, to the satisfaction of the Director of the Water and Sewer Utilities.

W2. Prior to issuance of Building Permits, the Developer shall submit plans for water service to each individual building parcel, site and/or building to be connected to a public main in the public rightof-way to the satisfaction of the Director of Water & Sewer Utilities. Additionally, different types of water use (domestic, irrigation, fire) shall be served by separate water services.

Plans shall also indicate locations of proposed fire hydrants.

FIRE DEPARTMENT
FD1. When in the opinion of the fire code official, a new structure obstructs emergency radio communications to existing buildings or to any other locations, the Developer shall resolve the deficiency to the satisfaction of the Fire Department, which may include requirements to provide and install radio retransmission equipment necessary to restore communications capabilities. Any required equipment shall be located in a space or area within a new structure approved by the Fire Department.

FD2. Each DAP application shall include proposed access routes for emergency service vehicles.

Plans may be required to include the entire Phase in which the DAP is included and may necessitate conceptual plans for access through or to future Phases to the extent that may be necessary to the satisfaction of the Fire Chief.

FD3. Construction and final development in each Phase and DAP shall comply with applicable fire standards, codes, and policies, including emergency access requirements.

FD4. The Developer shall provide a replacement Fire Station in accordance with the Disposition and Development Agreement.

POLICE
PD1. The Developer shall include, for each building, design specifications that meet the City of Santa Clara's guidelines established for radio signal penetration, as detailed in the Communications Department's Public Safety Radio System Building Penetration Guidelines. The intended use of telecommunications sites/equipment shall be clearly and accurately stated in the building documentation. The signal, of whatever nature, of any communications facility or system, shall in no way whatsoever interfere with or affect any police communication or police communication system.

PARKS AND RECREATION
PRl. The Developer shall comply with the City's Park and Recreational Land Ordinance (SCCC Ch.

17.35), subject to conformance with and as otherwise satisfied by the provisions of the MCP, Development Agreement and Disposition and Development Agreement, to the satisfaction of the City Manager.

STREET DEPARTMENT
STl. Submit copies of complete landscape and automatic irrigation plans for all public rights-of-way for review and comment by City staff. The Developer is to supply and install City street trees per the ________________________________________________________________________________

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MCP and City specifications. Spacing, specie, and sizes of street trees shall be subject to approval of the City Arborist.

ST2. Special Urban Runoff Stormwater Pollution Prevention requirements apply. Provide the Street Department with information to evaluate proposed stormwater pollution prevention improvements for each Phase.

ST3. Developer shall comply with City Development Guidelines for Solid Waste Services in each Phase, as specified by development type.

PLANNING AND BUILDING INSPECTION
Pl. DAP applications for partial Phases as described in the MCP may be required to include conceptual plans and information for areas outside of the DAP boundaries that address site access for the provision of safety and service by City forces, as well as related utility facilities, and schematic or concept plans addressing such items as open space and parks that may be constructed in future Phases on abutting sites.

P2. Tentative Subdivision Map, Vesting Tentative Subdivision Map and/or Parcel Map applications consistent with the intent and obligations of the MCP, Development Agreement and Disposition and Development Agreement, and consistent with any parcel(s) indicated in the submission of the DAP, shall be approved by City Council prior to issuance of building permits for development within any Phase, Sub Phase or DAP within the area of that map application. Maps shall define development sites and provide for the dedication or disposition of public streets, utilities and parks/open space, to the satisfaction of the City.

P3. The Developer will be required to prepare acoustical analyses and implement noise insulation features in building construction as required by the Mitigation Monitoring and Reporting Program.

P4. The Developer shall be required to incorporate within the residential tenant lease agreements notification of the occurrence of aircraft traffic noise over the project site.

P5. The Developer shall convey an avigation easement to the City of San Jose on behalf of the San Jose International Airport.

P6. Obtain required permits and inspections from the Building Official and comply with the conditions thereof, based upon approved DAPs. Submittal of plans shall be consistent with a predetermined address numbering scheme based upon Phases identified in the MCP, to the satisfaction of the Building Official.

P7. The Developer shall file a Notice of Intent (NOI) with the State Water Resources Control Board prior to issuance of any permit for grading or construction in accordance with an approved DAP, or as otherwise permitted or required under the obligations and rights of the Disposition and Development Agreement. A copy of the NOI shall be sent to the City Building Inspection Division. A stormwater pollution prevention plan is also required with the NOI.

P8. Along with the submission of the first DAP within any Phase, a landscape and lighting concept plan for that Phase shall be provided and agreed upon by the Developer and the City. Landscaping and lighting concepts shall address public areas and street frontage areas, as well as open space and park areas within the Phase.

P9. The Developer shall employ green building standards and materials in the site design and construction of structures within each DAP, designed to meet USGBC LEED standards for new construction, in accordance with the approved MCP.
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Pl 0. The project will be required to comply with the City's Urban Runoff Pollution Prevention Program, including best management practice measures for construction and post-construction activity, including reducing runoff to public storm drain facilities from rooftops and paved surfaces.

P11. Prior to the issuance of a grading or building permit, the Developer shall provide the Streets Division of Public Works third-party certification that the stormwater control plan meets applicable C.3 requirements, along with an Operations and Maintenance Agreement approved by the City for post-construction maintenance of C.3 devices/measures. Each DAP phase shall meet its C.3 requirements on its own merit. If a banking system is to be created to achieve compliance for the entire project's full implementation, the applicant shall first create area treatment surplus (credit) during the earlier DAP phase(s) to be used by subsequent project phase(s).

P12. Trees removed shall be replaced at a ratio of two new trees for every one removed tree. Any trees not replaced at the 2:1 ratio shall be subject to in-lieu payments consistent with City policy. The developer shall be responsible for maintaining a master accounting of all tree removals, tree replacements, and in-lieu fee payments and shall provide such information with each DAP submittal and upon the City's request.

P13. The Developer shall prepare a Construction Management Plan (CMP) for review and approval prior to the issuance of initial grading or building permits for development within any Phase, Sub Phase or DAP. To the extent that information is known, a CMP may address some or all construction within the DAP or Phase, such that a CMP may not be required for each permit as called for in the adopted Mitigation Monitoring or Reporting Program.

P14. Construction activity not confined within an enclosed building shall be limited to the hours of 7:00 a.m. to 6:00 p.m. weekdays and 8:00 a.m. to 6:00 p.m. Saturdays for construction within 300 feet of a residential use. Construction activity shall not be allowed on Sundays or recognized State and Federal holidays.

P15. The Comprehensive Sign Program required by the MCP for Parcels 4 and 5 shall be considered and approved or conditionally approved by the City Council before the issuance of the first building permit (for buildings excluding below grade Tasman garage) for development undertaken pursuant to the DAP for Phase 1 or Phase 2. The Comprehensive Sign Program required by the MCP for Parcels 1 and 2 shall be submitted with the initial DAP submission for Parcel 1 or 2, whichever is submitted first, and shall be considered concurrently with and approved or conditionally approved as a part of the applicable DAP by the City Council.

P16. During pre-construction activities, in addition to the presence of a qualified archeologist, a Native American representative shall be present to undertake cultural sensitivity training.

P17. During the ground disturbing activities, if human remains are found, in addition to the archeological monitor, a local Native American representative shall be present to supervise the subsequent steps. ___________________________________
KEY:

G = General
P = Planning Division
BD = Building Division
H = Housing & Community Services Division
F = Fire Department
PR = Parks & Recreation Department
PD = Police Department
E = Engineering Division
Streets Division (Landscape, Solid Waste, and Stormwater) ________________________________________________________________________________

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L = Landscape
SW = Solid Waste
ST = Stormwater
SVP = Silicon Valley Power
W = Water & Sewer Department

ACKNOWLEDGEMENT AND ACCEPTANCE OF CONDITIONS OF APPROVAL Permittee/Property Owner
The undersigned agrees to each condition of approval and acknowledges and hereby agrees to use the project property on the terms and conditions set forth in this permit.

Signature: _________________________________________________ Printed Name: _________________________________________________ Relationship to Property: _________________________________________________ Date: _________________________________________________ Pursuant to Santa Clara City Code 18.128.100, the applicant shall return this document to the Department, properly signed and dated, within 30-days following the date of the Acknowledgement.

City Council and Authorities ConcurrentJuly 8, 2025

City Council and Authorities Concurrent
July 8, 2025