A 50-acre mixed-use redevelopment of the former Vallco Fashion Park in Cupertino, directly adjacent to Apple Park. Sand Hill Property Company purchased the failing mall in 2014 for $116 million and has proposed five successive plans spanning nearly a decade. The current approved plan, "The Rise," includes 2,669 apartment and condo units, 356 of them deed-restricted affordable (232 in a first building with Eden Housing), about 1.475 million square feet of office space, about 226,600 square feet of retail, and 7+ acres of public park space. The project has navigated two failed ballot measures (Measure C and Measure D, 2016), a successful referendum petition that forced the city to repeal its 2018 Specific Plan, two lawsuits, and multiple rounds of modification. The mall was fully demolished by 2019. The original 2018 SB 35 approval required 1,201 affordable units (50 percent of 2,402), and the 2024 plan had 890. A November 2025 modification cut the number to 356 under new provisions of state law that let SB 35 projects of more than 500 units submitted before January 1, 2019 provide 20 percent affordable units instead of 50 percent. The city approved that modification on February 27, 2026, and on August 24, 2026 approved changes to Blocks 1 and 2 requested by Black Pine, LLC c/o Hines Construction. SV@Home reported in February 2026 that a construction permit application had been submitted for the 232-unit affordable building, which it said could begin construction before the end of 2026.
Staff · Judge Helen Williams
| Date | Event | What the record shows |
|---|---|---|
| November 1, 2014 | Sand Hill Purchases Vallco Mall | Sand Hill Property Company purchases the remaining 600,000 sq ft of interior retail space at Vallco Fashion Park for $116 million. The mall has been declining for years as anchor tenants depart. Sand Hill begins planning for comprehensive redevelopment. The Ivy Group: https://www.ivycommercial.com/7878/ |
| January 1, 2015 | Macy's Announces Closure at Vallco | Macy's announces it will close 14 stores including its Vallco location, accelerating the mall's decline and increasing pressure to redevelop the site. The Ivy Group: https://www.ivycommercial.com/7878/ |
| August 1, 2015 | "The Hills at Vallco" Announced | Sand Hill Property announces "The Hills at Vallco," a $3 billion redevelopment designed by architect Rafael Viñoly featuring the world's largest green roof — a 30-acre elevated park rolling over retail, office, residential, and hotel uses. The Ivy Group: https://www.ivycommercial.com/7878/ |
| November 8, 2016 | Both Measure C and Measure D Fail at the Ballot | Cupertino voters reject two opposing ballot measures on Vallco. Measure C (backed by Better Cupertino, proponent Steven Scharf) would have limited Vallco strictly to retail and required voter approval for major changes. Measure D (Sand Hill's initiative) would have authorized The Hills at Vallco plan. Both fail, leaving the site in regulatory limbo with no approved path forward. Ballotpedia: https://ballotpedia.org/Cupertino,_California,_Vallco_Town_Center_Development,_Measure_D_(November_2016) |
| June 1, 2018 | Friends of Better Cupertino Files First Lawsuit | Friends of Better Cupertino files the first lawsuit against the Vallco project, challenging the legal basis for the development. The Ivy Group: https://www.ivycommercial.com/7878/ |
| September 1, 2018 | City Council Approves Specific Plan After 14-Hour Hearing | After two days of hearings totaling 14 hours, the Cupertino City Council approves a Specific Plan for the Vallco Town Center site, allowing for approximately 2,900 housing units with offices and retail. Better Cupertino immediately signals plans for a referendum. CBS Bay Area: https://www.cbsnews.com/sanfrancisco/news/vallco-cupertino-redevelopment-opponents-referendum-enough-signatures |
| October 1, 2018 | Demolition Begins; Sand Hill Invokes SB 35 | Sand Hill begins demolition of the Vallco mall. State Senator Scott Wiener speaks at a demolition event. Sand Hill simultaneously announces it will also pursue approval under SB 35 as a parallel track that cannot be blocked by referendum. NBC Bay Area: https://www.nbcbayarea.com/news/local/cupertinos-plan-for-vallco-mall-tossed-after-residents-rally-opposition/64096/ |
| October 30, 2018 | Referendum Signatures Submitted (4,300+) | Friends of Better Cupertino submits 4,300+ signatures to challenge the Specific Plan approval by referendum. Sand Hill announces it will abandon the Community Plan entirely and proceed only with its SB 35 project: "Our patience has finally run out." Sand Hill blog: https://medium.com/@revitalizvallco/here-we-go-again-obstructionists-submit-referendum-signatures-b266f009306a |
| November 1, 2018 | Sand Hill Abandons Community Plan, Commits to SB 35 Path | Sand Hill publicly announces it is abandoning the Specific Plan and will proceed exclusively with its SB 35 project (2,402 units, 50% affordable — 1,201 units). The SB 35 project is not subject to referendum under California law and has already been approved ministerially. NBC Bay Area: https://www.nbcbayarea.com/news/local/cupertinos-plan-for-vallco-mall-tossed-after-residents-rally-opposition/64096/ |
| May 7, 2019 | City Council Repeals Specific Plan | The Cupertino City Council adopts resolutions to repeal its former actions approving the Vallco Town Center Specific Plan — a concession to the referendum petition. The SB 35 project continues on its separate track. City of Cupertino: https://www.cupertino.org/our-city/departments/community-development/planning/major-projects/vallco/-selectview-1 |
| October 1, 2019 | Sand Hill Files Second Lawsuit Against Cupertino | Sand Hill files a second lawsuit challenging the city's decision to allow housing on only 13.1 acres of the 51-acre Vallco site and to restrict additional office space that Sand Hill needed to offset housing construction costs. The Ivy Group: https://www.ivycommercial.com/7878/ |
| December 1, 2019 | Vallco Mall Fully Demolished | Demolition of the Vallco mall is completed. The 50-acre site is now an empty lot. Contaminated soil remediation begins in subsequent years. SF YIMBY: https://sfyimby.com/2024/02/city-approves-the-rise-in-cupertino.html |
| May 1, 2020 | Court Rules Against Friends of Better Cupertino | Santa Clara Superior Court Judge Helen Williams rules against Friends of Better Cupertino, upholding the SB 35 approval and clearing the way for the Vallco Town Center project to proceed. The Ivy Group: https://www.ivycommercial.com/7878/ |
| March 1, 2022 | "The Rise" Rebrand Revealed | Sand Hill reveals "The Rise," a redesigned and rebranded version of the Vallco project by architect Kohn Pedersen Fox. The new design abandons earlier tower concepts in favor of a lower-scale urban village format with housing, offices, retail, and 7+ acres of public park space. The Ivy Group: https://www.ivycommercial.com/7878/ |
| January 1, 2023 | Civil Grand Jury Report Criticizes Better Cupertino Faction | A Santa Clara County civil grand jury report finds that the Better Cupertino faction caused "constant turnover at the highest levels of city staff, violation of city codes, failure to manage financial and fiscal risks, creation of a deep culture of distrust and fear." Four city manager turnovers in four years are attributed partly to councilmanic behavior by Darcy Paul and Kitty Moore. Mercury News: https://www.pressreader.com/usa/the-mercury-news-weekend/20230106/281711208741354 |
| December 1, 2023 | Sand Hill Submits Major Downsizing | Sand Hill submits a major modification to The Rise due to high interest rates and rising construction costs. Office space is cut significantly. The project is resubmitted under SB 35, leaving the city with limited ability to object. San Jose Spotlight: https://sanjosespotlight.com/vallco-mall-developer-proposing-major-downsizing-of-cupertino-project/ |
| February 16, 2024 | City Approves The Rise (2,669 Units) | The City of Cupertino approves The Rise — the largest single housing project in Cupertino's history — 2,669 apartments and homes with 890 affordable units, 1.95M sq ft of office/lab, 226K sq ft of retail, and 7+ acres of public park. Equity partner: Abu Dhabi Investment Authority. Local News Matters: https://localnewsmatters.org/2024/02/20/cupertino-approves-housing-devt-at-former-vallco-mall-after-facing-cutbacks-and-delays/ |
| November 26, 2025 | Sand Hill Submits Revised Plan: Affordable Units Cut to 356 | Sand Hill submits revised plans the day before Thanksgiving (Mayor Liang Chao criticized the timing). The revised plan cuts affordable units from 890 to 356 — a 60% reduction — to maintain financial feasibility. Total unit count remains 2,669. Original SB 35 plan required 1,201 affordable units; the decade of delay has cost 845 affordable homes. San Jose Spotlight: https://sanjosespotlight.com/cupertino-vallco-development-reduces-its-affordable-housing/ |
| November 26, 2025 | Developer Expects Vertical Construction in 2026 | Sand Hill tells the city it expects vertical construction to begin in 2026, starting with Town Square West, about 1,369 homes. Crews have already done demolition, grading and other horizontal work, and first residents could move in as early as 2028. Hoodline: https://hoodline.com/2025/11/after-years-of-vallco-fights-cupertino-s-giant-rise-project-finally-heads-vertical-in-2026/ |
| February 1, 2026 | Construction Permit Submitted for First Affordable Building | A construction permit application is submitted for the first residential building at The Rise — a 100% deed-restricted affordable housing project of 232 units developed with Eden Housing. The initial phase will include 1,369 total homes along Stevens Creek Boulevard. SV@Home: https://siliconvalleyathome.org/affordable-housing-moves-forward-in-cupertino-at-the-rise/ |
| February 27, 2026 | City Approves Third Modification | The city approves the modification Sand Hill filed in November 2025: 2,669 homes, 356 of them affordable, about 1.475 million square feet of office space and about 226,600 square feet of retail. City of Cupertino: https://www.cupertino.gov/Your-City/Departments/Community-Development/Planning/Major-Projects/The-Rise-Vallco-SB35-Application |
| August 24, 2026 | City Approves Changes to First Two Blocks | The city approves a partial plan modification for Blocks 1 and 2 requested by Black Pine, LLC c/o Hines Construction, covering exterior architecture, building form, loading areas and residential parking. City of Cupertino: https://www.cupertino.gov/Your-City/Departments/Community-Development/Planning/Major-Projects/The-Rise-Vallco-SB35-Application |
| Date | Body | Action | Vote | Staff rec. | Source |
|---|---|---|---|---|---|
| September 21, 2018 | Staff | approved | — | None | City of Cupertino: https://www.cupertino.gov/Your-City/Departments/Community-Development/Planning/Major-Projects/The-Rise-Vallco-SB35-Application |
| February 16, 2024 | Staff | approved | — | None | City of Cupertino: https://www.cupertino.gov/Your-City/Departments/Community-Development/Planning/Major-Projects/The-Rise-Vallco-SB35-Application |
| February 27, 2026 | Staff | approved | — | None | City of Cupertino: https://www.cupertino.gov/Your-City/Departments/Community-Development/Planning/Major-Projects/The-Rise-Vallco-SB35-Application |
| August 24, 2026 | Staff | approved | — | None | City of Cupertino: https://www.cupertino.gov/Your-City/Departments/Community-Development/Planning/Major-Projects/The-Rise-Vallco-SB35-Application |
Rating 3 of 5. Multiple sources, including at least one primary record. Corrections: https://whokilledthebuilding.com/corrections.