Vallco/The Rise

Location: 10123 N. Wolfe Road

Applicant: Reed Moulds (Sand Hill Property Company)
Property Owner: Sand Hill Property Company
Architect:
Status: APPROVED. Modifications proposed. Under Review as of 12/2025

Project Data

Lot Size: 50.1 acres
Type: Mixed Use
Land Use: Regional Commercial/Residential (as of March 27, 2018)
Zoning: P(CG), P(Regional Commercial) (as of March 27, 2018)

Application Summary

The Rise (formerly Vallco Town Center) development is a mixed use development application with residential, office and retail uses to replace the former Vallco Mall. The original project was a proposal for 2,402 housing units with over 1.9 million square feet of office uses and 485,000 square feet of retail uses. The project was proposed pursuant provisions of state law enacted in 2018 with the passage of SB35 and addition of Government Code Section 65913.4 to state law. Projects proposed pursuant to SB35 were required to 1) include at least 50% of the housing units to be affordable to lower income households and 2) include at least 2/3rds of the project be devoted to residential uses. This law has been amended several times between 2018 and 2025, which have allowed the project to make modifications, including reduce the amount of affordable units included in the project. The project has been amended previously in 2022 and in 2023.

NEW!

On November 22, 2025, Sand Hill Property Company (SHPCo) submitted an application to modify The Rise development for the third time pursuant to new provisions of Government Code (GC) 65913.4. The project continues to be a mixed use development with 2,669 units of housing, a reduced office area of approximately 1.475 million square feet and approximately 226,600 square feet of retail uses. Updates to GC 65913.4 allow projects with more than 500 residential units submitted before January 1, 2019, to modify their project to include only twenty (20) percent of the base housing units as affordable - a change from the previous fifty (50) percent requirement. See details in "2025 Modifications" tab below.

 

Final Actions
2024 Actions

On February 16, 2024, the City approved the Rise (formerly Vallco Town Center) SB 35 second modification received from the Vallco Property Owner LLC (VPO) in December 2023.The City issued the following documents, which include updated plans received from the applicant during the review process on February 6 and February 14, 2024:

2022 Actions
June 21, 2022 - Technical Corrections

Reissued Standard Requirements:
On June 21, 2022, the City reissued the Standard Requirements that would apply to the Rise (formerly Vallco Town Center) SB 35 development with two minor technical corrections to Requirement no. 4(f) and 8. The City issued the following documents:

Technical Corrections Letter - 6.21.2022(PDF, 627KB)
Reissued Attachment C - Modification Conditions of Approval(PDF, 303KB)

June 3, 2022 - First Modification Approval

On June 3, 2022, the City approved the Rise (formerly Vallco Town Center) SB 35 modification received from the Vallco Property Owner LLC (VPO) in March/April 2022. The City issued the following documents:

Approval Letter(PDF, 4MB)
Attachment B - Basis for Approval(PDF, 186KB)
Attachment C - Standard Requirements and Project Implementation Requirements(PDF, 301KB)

 

2018 Actions
September 21, 2018 - Original Approval

The 180-day deadline to provide a determination on the Vallco SB 35 project was Sunday, September 23, 2018. The City has sent the following letter (and attachments) to the applicant on September 21, 2018.

October 11, 2018 - Technical Corrections

Technical Corrections Letter:
Subsequent to the City's approval of the Vallco SB 35 project on September 21, 2018, certain technical corrections were made to two Standard Project Requirements. These are documented in the following letter to the applicant:

 

2025 Modifications, 2023 Modifications, 2022 Modifications, 2018 Application
2025 Modifications
Third Modification

On November 22, 2025, SHPCo submitted a third modification application for The Rise development pursuant to SB 35. The project continued to be a mixed use development with 2,669 (356 affordable) units of housing, approximately 1.475 million square feet of office space and approximately 226,600 square feet of retail uses. This modification changed the amount of office and retail uses, and the number of affordable units in the development, as well as site plan and architectural details. The proposal also includes reconfigured open spaces to reflect the Settlement Agreement adopted by the City Council in 2024.

As allowed by new provisions of Government Code 65913.4, housing developments with more than 500 units, which were submitted prior to January 1, 2019 are required to provide twenty percent of the base housing units as affordable, instead of the otherwise required fifty percent. The project must continue to provide two-thirds of the total project square footage for residential use. 

Project Plans

The following documents have been provided by the applicant in support of the second modification to The Rise development project: 

*Effective January 1, 2023, Government Code Section 65103.5 (SB 1214) limits the distribution of copyrighted material associated with the review of development projects. Members of the public wishing to view plans that cannot otherwise be distributed under SB 1214 may make an appointment with the Planning Division to view them at City Hall by sending an email to planning@cupertino.org. Plans will also be made available digitally during hearings to consider the proposal.

Public Hearings

Ministerial Project. None Required.

2023 Modifications
Second Modification

On December 5, 2023, SHPCo submitted a second modification application for The Rise (formerly Vallco Town Center) development pursuant to SB 35. The project continued to be a mixed use development with 2,669 units (890 affordable) of housing, approximately 1.95 million square feet of office space and approximately 226,000 square feet of retail uses. This modification changed the amount of office and retail uses and the number of affordable units in the development, as well as site plan and architectural details. As required by SB 35, 1) fifty percent of the base housing units must be affordable, 2) two-thirds of the total project square footage must be allocated for residential use, and 3) the City has 60 days to process the application from date of submission. 

Project Plans

The following documents have been provided by the applicant in support of the second modification to The Rise development project: 

Public Hearings

Ministerial Project. None Required.

2022 Modifications
First Modification

In March 2022, SHPCo filed their first modification application, which the City approved on June 3, 2022. The proposal included changes to the site design and architectural details. The developer continued to utilize state Density Bonus law incentives and density bonus units in its proposal, with no changes to the mix of uses.

Project Plans

Submitted in March 2022:
The following documents have been provided by the applicant in support of the modification:

Subsequent submissions updated the plans but did not make substantial changes. The amended plans were incorporated into the final approved plans.

.

Public Hearings

Ministerial Project. No public hearings.

2018 Application
Original Application

On March 27, 2018, Vallco Property Owner submitted plans to replace the former Vallco Mall with a mixed use development pursuant to SB35, which went into effect on January 1, 2018. SB35 established Government Code Section 65913.4, which allowed the fast track, ministerial review and approval of certain residential development project that included affordable housing. Under the original provisions of SB35,

1) fifty percent of the base housing units must be affordable

2) two-thirds of the total project square footage must be allocated for residential use

3) The City had 180 days to process the application with.

The project was a mixed-use development with 2,402 units of housing, approximately 1.97 million square feet of office space, and about 425,000 square feet of retail uses.


Project Plans
Submitted on March 27, 2018:

Transmittal Letter(PDF, 70KB)

Cover Letter(PDF, 139KB)

Project Overview and Reference Images(PDF, 5MB)

Renderings(PDF, 6MB)

Project Description:

Plans:

Tentative Map (subdivision) materials are available here.

Technical Reports and Form:

Paper plans are available at City Hall for review during business hours.

Submitted on June 1, 2018:

June 1, 2018 Supplement(PDF, 8MB)

Submitted on June 19, 2018:

June 19, 2018 Supplement(PDF, 10MB)

Submitted on July 31, 2018:

The following information was received by the City on July 31, 2018 from the applicant, as a first partial submittal, in response to the City’s 90-day letter requesting further clarification/ supplemental material in support of their SB 35 application.

Response Letter dated July 31, 2018(PDF, 187KB)

Udpated Renderings - 7-31(PDF, 12MB)

Plans:

Public Hearings

Ministerial Project. None. See "Final Actions" Tab for 2018 Actions.

          

 

SHPCo Fee Protest and Settlement (2020-2025), Soil Remediation, FBC Litigation (2018), Misc. Correspondence, Vallco Historical Information
SHPCo Fee Protest and Settlement (2020-2025)

Vallco's Fee Protest Letter:
On December 21, 2018, the City received the following letter to protest fees imposed on the project. 
Vallco - Fee Protest Letter(PDF, 596KB)

City's Response to Vallco's Fee Protest Letter:
On March 15, 2019, the City sent the following letter in response to the letter protesting fees from the project applicant.
City Response to Fee Protest Letter(PDF, 121KB)

Settlement Agreement:
July 11, 2024:The City reached an agreement with Vallco Property Owner regarding the payment of impact fees for The Rise project, located at the former Vallco Shopping Mall site.
View Settlement Agreement(PDF, 13MB)

Soil Remediation
Soil Remediation

In conjunction with Building Permit review, the City required Vallco Property Owner LLC to conduct soil testing and provide associated reports. This section provide information about the review that occurred which led to soil remediation and associated requirements with the Santa Clara County Department of Environmental Health (SCCDEH).

City Review of Soil Testing and Other Reports

Soil Characterization Report (SCR) and Environmental Site Management Plan (ESMP): These two documents were reviewed by the City beginning April 2019. It is important to note that the SCR references a 2016 Geosphere soils testing report, which was not provided to the City until April 2019 as part of the SCR.

The following is a list of the documents provided to the City and reviewed by the City in chronological order:

April 2019:
June 2019:
July 2019
August 2019

Polychlorinated biphenyls (PCB) Work Plan: Following preparation of the SCR and the ESMP, the City required VPO to prepare a work plan, to be reviewed and approved by the City, to determine the extent of some PCB contamination identified in the SCR and associated reports. The work plan needed to be submitted and reviewed prior to issuance of certain demolition permits. 

August 2019

PCB Investigative Reports and Review: Prior to issuance of any excavation permits, the City required VPO to present the results of the investigation conducted per the PCB Work Plan and also required VPO to submit a soil vapor investigative report. These were reviewed by the City in late 2020/early 2021. These reports have not been finalized since the soil remediation process is now being overseen by the Santa Clara County Department of Environmental Health.

The following is a list of the documents provided to the City and reviewed by the City (unless noted otherwise) in chronological order:

August 2020
December 2020
January 2021
March 2021
  • Updated PCB Investigative Report included as Appendix A to 3.5.2021 EMP (see below)

Excavation Management Plan (EMP): As a part of the City's requirements to clean up the soil adequately and appropriately, and prior to issuance of any excavation permits, VPO prepared an EMP. The EMP was under review but was not finalized since the soil remediation process was then transferred for oversight by the Santa Clara County Department of Environmental Health.

The following is a list of the documents provided to the City and reviewed by the City in chronological order:

January 2021
February 2021
March 2021
SCCDEH Review

East side of Wolfe Road

On November 2, 2022, Vallco Property Owner LLC (VPO), applied for regulatory oversight for the eastern portion of the project site with the SCCDEH based on concerns outlined by the City in prior communication. SCCDEH uses Geotracker, a data management system, to track and make documents available to interested members of the public. 

The link to the East Vallco site on the GeoTracker is: https://geotracker.waterboards.ca.gov/profile_report.asp?global_id=T10000020648.
Sign up!! You may also sign up for email alerts from GeoTracker by clicking - GeoTracker Email Alerts

Select Q2 Documents from GeoTracker* (more documents in Soil Investigation Reports and Review tab):

*NOTE: The applicant is submitting documents directly to the Santa Clara County Department of Environmental Health for review. The information provided here is for convenience and is a small number of the documents posted on the GeoTracker website. Please visit the GeoTracker link provided above to sign up for updates from GeoTracker for all documents and to get real time updates on the latest activity. GeoTracker is the RWQCB's data management system for sites that require cleanup, such as Leaking Underground Storage Tank (LUST) Sites, Department of Defense Sites, and Cleanup Program Sites, and for various unregulated projects as well as permitted facilities including: Irrigated Lands, Oil and Gas production, operating Permitted USTs, and Land Disposal Sites.

 

West Side of Wolfe Road

On April 15, 2021,Vallco Property Owner LLC (VPO), applied for regulatory oversight for the western portion of the project site with the Santa Clara County Department of Environmental Health (SCCDEH) based on concerns outlined by the City in prior communication.

The link to the Vallco site on the GeoTracker is: http://geotracker.waterboards.ca.gov/?gid=T10000017167
Sign up!! You may also sign up for email alerts from GeoTracker by clicking - GeoTracker Email Alerts

Q4 Documents from GeoTracker* (more documents in Soil Investigation Reports and Review tab):

*NOTE: The applicant is submitting documents directly to the Santa Clara County Department of Environmental Health for review. The information provided here is for convenience and is a small number of the documents posted on the GeoTracker website. Please visit the GeoTracker link provided above to sign up for updates from GeoTracker for all documents and to get real time updates on the latest activity. GeoTracker is the RWQCB's data management system for sites that require cleanup, such as Leaking Underground Storage Tank (LUST) Sites, Department of Defense Sites, and Cleanup Program Sites, and for various unregulated projects as well as permitted facilities including: Irrigated Lands, Oil and Gas production, operating Permitted USTs, and Land Disposal Sites.

Comments on EMP and Other Environmental Concerns

City's Letter:
On April 13, 2021, the City's legal representative, Aleshire and Wynder, sent the following letter to Vallco regarding comments on an Excavation Management Plan (EMP) submitted and other Environmental Concerns.
Letter regarding EMP and other Environmental Concerns(PDF, 476KB)

Vallco's Response to City's Letter:
On May 4, 2021, Vallco's legal representative, Coblentz Patch Duffy & Bass, sent the following letter to the City in response to the City's letter regarding comments on an Excavation Management Plan (EMP) submitted and other Environmental Concerns.
Vallco's Response to EMP and Environmental Concerns Letter(PDF, 635KB)

Letter from Vallco re: Environmental Review Protocol
On September 17, 2021, Vallco sent a letter to the City regarding their views on the City's role in the Environmental Review Protocol with Santa Clara County Department of Environmental Health.
Vallco Letter re: Environmental Review Protocol(PDF, 170KB)

City's Response to Vallco Letter re: Environmental Review Protocol
On September 21, 2021, the City sent a letter to Vallco addressing this matter among other things including project extension.
City's Letter to Vallco re: Project Extension and Environmental Review Protocol(PDF, 600KB)

FBC Litigation (2018-2020)

Friends of Better Cupertino vs. City of Cupertino

On October 16, 2018, Friends of Better Cupertino filed a lawsuit in Santa Clara County Superior Court challenging the City's approval of the Vallco Town Center SB 35 Project. The primary court documents in the case are posted below.

Misc. Correspondence
Misc. Correspondence

This tab includes correspondence on a variety of issues with the applicant, the City Council etc.

Correspondence re: Extension

City's Project Extension Application Request Letter:
On August 28, 2021, the City sent the following letter informing the Developer of their options related to project expiry and extension. 
City - Project Extension Application Request Letter(PDF, 896KB)

Housing and Community Development (HCD) Department's Technical Assistance Letter:
On September 1, 2021, the City received the following letter as Technical Assistance upon issuance of the City's letter regarding Project Extension to the Developer.
HCD Technical Assistance Letter(PDF, 195KB)

City Response to HCD's Technical Assistance Letter:
On September 7, 2021, the City sent the following letter to HCD regarding their Technical Assistance:
City Response to HCD TA Letter(PDF, 273KB)
Attachment to HCD Letter - eptember 7 City Council Staff Report(PDF, 489KB)  and Attachment(PDF, 453KB)

Vallco Response Letter to City's Project Extension Application Request:
On September 14, 2021, the City received a letter from the Developer in response to the City's August 28 letter 
Vallco - Response Letter to City's Project Extension Application Request(PDF, 365KB)

City Response to Vallco's Letter:
On September 21, 2021, the City sent the following letter to Vallco regarding their response to a request for an extension pursuant to existing law at the time and other assertions.
City Response to Vallco(PDF, 600KB)

City Council Update September 7, 2021

Staff report and Attachments 
On September 7, 2021, the City Council received an update on the status of the Vallco SB35 project. The staff report, attachment and other materials are available online at the link below. 
September 7, 2021 City Council
Staff Report(PDF, 489KB)
Attachment(PDF, 453KB)

City Council Update December 7, 2021

On December 7, 2021, the City Council received an update on the Vallco modification and the project. The report and other materials are available online at the link below.
CC 12-7-21 CM Larson Vallco Update(DOCX, 21KB)

Vallco Historical Information

For more information on Historical projects at the former Vallco Mall, please visit:https://www.cupertino.gov/Your-City/Departments/Community-Development/Planning/Major-Projects/Vallco-Historical-Project-Information


       

Location

10123 N. Wolfe Rd, Cupertino, CA 95014  View Map

Google Map

Contact details

Piu Ghosh/Luke Connolly
planning@cupertino.gov

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