The Rise Cupertino Live Updates — Town Square West Construction & Development News
Last updated: September 6, 2026. This page tracks construction milestones, permit activity, affordable housing progress, City of Cupertino actions, and real estate implications for The Rise at Town Square West — the redevelopment of the former Vallco Mall site in Cupertino near Apple Park. For the full project explanation, see The Rise Cupertino and Town Square West guide.
Update: August 24, 2026 — Modification #4 Approved for Blocks 1 & 2
On August 24, 2026, the City of Cupertino approved The Rise Modification Application #4, a Partial Plan Modification affecting Blocks 1 and 2 of the redevelopment.
The applicant for Modification #4 is Black Pine, LLC; the City’s project record identifies Black Pine, LLC c/o Hines Construction in connection with the application. Vallco Property Owner / Sand Hill Property Company has led the overall Rise project, and the Blocks 1 and 2 filing does not by itself change that master-development role.
The modification does not change the residential unit count in either building. Block 1 remains planned for 235 homes and Block 2 for 258 homes.
The most significant changes involve parking and building access. Block 1’s residential parking area increases substantially, and a new retail parking entrance is added from Street A. At Block 2, residential parking also increases and a back-of-house loading and waste-management area moves from Wolfe Frontage Road to Street 2.
The modification also includes modest changes to residential and retail floor area and other building refinements. The underlying residential program, approved density bonus, affordability requirements and overall project uses remain substantially unchanged.
The filing describes Modification #4 as an implementation step undertaken in anticipation of future building-permit submittals. It does not represent a public sales launch, and no pricing, ownership floor plans, HOA dues, reservation procedures or sales-release date were announced as part of the approval.
Read my complete analysis of The Rise Modification #4 and the approved changes to Blocks 1 and 2.
Update: July 21, 2026 — Phase 1 Final Map in City Council Review
A significant implementation milestone emerged in July 2026. On July 21, 2026, the Cupertino City Council reviewed and considered approval of Final Map Tract No. 10706 for Phase 1 of The Rise, together with public roadway dedications, public easements, abandonment of certain unnecessary easements, and a proposed Subdivision Improvement Agreement covering Phase 1 infrastructure.
The Final Map review is different from an architectural or conceptual project approval. It addresses how portions of the approved development are divided into parcels and how streets, easements, public-access areas, park areas, utilities, and related infrastructure are organized as The Rise moves further into implementation.
The supporting City documents identify Phase 1 infrastructure work along North Wolfe Road and Stevens Creek Boulevard, including improvements at the intersections of Wolfe Road and Vallco Parkway, Wolfe Road and Stevens Creek Boulevard, and Stevens Creek Boulevard and the future Street A.
The draft Subdivision Improvement Agreement also contains an important timing provision: after the agreement becomes effective, the developer would be required to submit applications for and diligently pursue permits for the initial Phase I public improvements within six months, subject to specified delays or extensions.
Important: The July City document reviewed for this update is a draft resolution with the Council vote and signature fields blank. For that reason, this page describes the July 21 action as the City reviewing and considering approval of the Phase 1 Final Map rather than treating the draft itself as proof of final adoption.
For a detailed analysis of the City’s July review — including the actual Phase 1 Final Map, individual development parcels, road improvements, easements, permit timing, and what happens next — read The Rise Cupertino Phase 1 Final Map: What the City Reviewed in July 2026.
Update: November 2025 – February 2026 — Affordable Housing Reduced to 356, Office Cut to 1.475 Million Square Feet
On November 26, 2025, the same day Town Square West was announced as the first major phase, the developer submitted a third SB 35 modification application. The City approved it on February 27, 2026. The overall project stayed at 2,669 homes, but the affordable component was reduced from approximately 890 homes to 356, and office space was reduced from roughly 2 million square feet to approximately 1.475 million, with the developer stating that a nearly 500,000-square-foot office tower was replaced by residential buildings. Retail stayed at roughly 226,600 square feet.
The developer cited construction economics, a shift toward larger family-sized units and changes in state law, and said the revised plan was intended to make the project financially feasible. The reduction drew public criticism in Cupertino. Because the project proceeds under SB 35, the City’s review of a compliant modification is limited and time-bound, which is why the revised plan was approved within roughly 90 days of submittal. The 393 planned for-sale homes at Town Square West were not reduced.
Read the full explainer: The Truth About The Rise Affordable Housing Controversy.
Current Project Status
- Project approval and entitlements: Advanced
- SB 35 modifications: Third modification approved February 27, 2026; Modification #4 (Blocks 1 and 2) approved August 24, 2026
- Phase 1 Final Map: Tract No. 10706 reviewed and considered by the Cupertino City Council on July 21, 2026
- Phase 1 infrastructure agreement: Draft Subdivision Improvement Agreement reviewed as part of the July 2026 City process
- Affordable housing permitting: Construction permit application submitted for the first 232 affordable apartments
- Vertical construction: Developer target is to begin before the end of 2026; not yet confirmed
- First occupancy: No official date. The developer has said “within a few years”; local reporting has cited first homes as early as 2028
- For-sale home release: Pricing, floor plans, HOA costs, and sales timing have not yet been announced — join the waiting list to be notified
What Is The Rise Cupertino?
The Rise is one of the largest mixed-use redevelopment projects underway in Silicon Valley. Located on the former Vallco Mall site at the intersection of Stevens Creek Boulevard and Wolfe Road in Cupertino — adjacent to Apple Park — the project is planned to transform the former regional shopping mall property into a mixed-use district with housing, retail, restaurants, parks, public gathering space, and a new network of streets and pedestrian connections.
The project is being developed by Sand Hill Property Company, with Eden Housing participating in the first affordable residential component.
Current City documents describe the broader approved development as allowing:
- Up to 2,669 residential units
- 356 affordable residential units for lower-income households (reduced from approximately 890 in the February 2026 approval)
- A minimum of approximately 226,644 square feet of retail uses
- Up to approximately 1.475 million square feet of office uses
- Multiple parks, public-access areas, streets, trails, and pedestrian connections
What Is Town Square West?
Town Square West is expected to be the first major residential and commercial phase of The Rise. It is the portion of the project most closely associated with the first vertical development, including the initial affordable housing building, future market-rate housing, for-sale homes, retail, restaurants, parks, and public spaces.
Town Square West is planned to include:
- 1,369 total housing units — 232 affordable rental homes, 744 market-rate rentals, and 393 for-sale homes
- Approximately 202,000 square feet of retail and restaurant space
- More than 3 acres of public parkland connecting plazas, play areas, and pedestrian routes
- $5 million in direct community benefit payments to the City of Cupertino
- A substantial reduction in proposed office space compared with earlier versions of the project
What Is Included in The Rise Phase 1 Final Map?
The July 2026 City documents identify the Phase I Final Map as Tract No. 10706, The Rise Phase I.
The draft Subdivision Improvement Agreement describes Phase 1 as including:
- Parcel 1: Blocks 1 and 2
- Parcel 2: Block 3
- Parcel 3: Block 5
- Parcel 4: Block 4 plus adjacent open-space and retail areas
- Parcel 5: Block 8
- Parcel 6: Block 7
- Parcel 7: Blocks 9, 10, 13, and 14
- Parcel 14: Block 6
- Associated streets, trails, dedications, and easements
The City documents also state that additional phased Final Maps are anticipated later. That means Tract No. 10706 represents an important Phase 1 subdivision milestone but does not constitute the final subdivision map for every future portion of The Rise.
See the actual maps and a detailed explanation in The Rise Cupertino Phase 1 Final Map: July 2026 City Review.
Phase 1 Road and Infrastructure Improvements
The draft Subdivision Improvement Agreement provides unusually specific information about infrastructure associated with Phase 1.
It identifies improvements along North Wolfe Road and Stevens Creek Boulevard, along with intersection improvements at:
- North Wolfe Road and Vallco Parkway
- North Wolfe Road and Stevens Creek Boulevard
- Stevens Creek Boulevard and Street A
The agreement also covers public roadway dedications and several types of easements, including emergency access, public access, public service, public park, and stormwater management easements.
These infrastructure actions may become some of the first visible indications that the former Vallco property is moving from entitlement and subdivision work toward active implementation.
Construction and Development Timeline
Looking Ahead — 2026 to 2028
The developer has said vertical construction is targeted to begin in 2026, with building-permit activity expected later in 2026 and first move-ins “within a few years.” Local reporting on the November 2025 announcement cited first homes, residents and retail tenants arriving at Town Square West as early as 2028. These are stated targets, not commitments; construction schedules remain subject to permitting, financing, market conditions, and future actions by the developer and City of Cupertino.
August 24, 2026
Cupertino approves Modification Application #4 for Blocks 1 and 2 (235 and 258 homes, unit counts unchanged), primarily addressing parking, garage access and loading.
August 2026
BruceWagg.com reviewed the July City documents and 13-sheet Phase 1 Final Map in detail. The documents provide new information about Phase 1 parcels, streets, easements, public infrastructure obligations, and permit timing. A new document-based guide was published covering The Rise Phase 1 Final Map and the City’s July 2026 review.
July 21, 2026
The Cupertino City Council reviews and considers approval of Final Map Tract No. 10706 for Phase 1 of The Rise. The proposed actions include authorization for recordation of the Final Map, acceptance of public roadway and easement dedications, abandonment of unnecessary easements, and authorization for a Subdivision Improvement Agreement governing Phase 1 public infrastructure.
The accompanying agreement identifies planned improvements along Wolfe Road and Stevens Creek Boulevard and requires the developer, once the agreement becomes effective, to apply for and diligently pursue permits for the initial Phase I improvements within six months, subject to specified delays or extensions.
April–May 2026
Construction permitting continues to advance for the first 232 affordable homes planned at Town Square West. Reporting during this period continues to target the beginning of vertical construction before the end of 2026.
February 27, 2026
The City of Cupertino approves the third modification to The Rise SB 35 application, establishing the current project configuration: 2,669 homes, 356 affordable homes (down from approximately 890), about 1.475 million square feet of office and about 226,600 square feet of retail. This is the configuration referenced in the July Phase 1 Final Map and Subdivision Improvement Agreement documents.
November 26, 2025
Town Square West is announced as the first major phase of The Rise, planned for 1,369 homes, roughly 200,000 square feet of retail and more than three acres of public open space. The third SB 35 modification application is submitted the same day.
2023–2024
Project entitlements and design work continue to advance. Cupertino approves a further SB 35 modification in 2024, and the City and Vallco Property Owner reach a separate settlement concerning development impact fees. The project receives a Silicon Valley Business Journal Structures Award in November 2024.
2019–2022
In May 2019, following successful referendum petitions, the City Council repeals the Vallco Specific Plan and its Development Agreement; the separately approved SB 35 project continues on its own entitlement path. Design revisions continue amid community input, legal challenges, and changing office-market conditions, and Cupertino approves a major SB 35 modification in 2022. Office space is substantially reduced compared with earlier versions of the redevelopment plan.
2018
Sand Hill Property Company submits the Vallco redevelopment project under SB 35, California’s streamlined housing approval process, following years of local planning disputes and earlier redevelopment proposals. In September 2018 the City Council separately approves the Vallco Town Center Specific Plan and an associated Development Agreement. For how those two tracks differ, see Vallco Development Agreement Approval in Cupertino: What Actually Happened?
2010s
Anchor tenant departures accelerate, mall vacancy increases, and redevelopment discussions become increasingly urgent.
1976
Vallco Fashion Park opens and becomes one of Silicon Valley’s major regional shopping malls.
Affordable Housing at Town Square West
The first residential building to advance at Town Square West is a 232-unit affordable apartment community being developed in partnership with Eden Housing, a nonprofit affordable housing developer with experience throughout Silicon Valley.
Current plans include:
- 232 deed-restricted affordable apartments
- Approximately half of the residences configured as two- and three-bedroom family-sized homes
- Homes primarily targeted to qualifying lower-income households
- Resident eligibility and compliance requirements administered through established affordable housing procedures
Prospective renters should monitor official announcements from Eden Housing and the City of Cupertino as construction progresses. These apartments are not expected to be leased through the same process used for ordinary market-rate rentals.
What Happens Next?
The July 2026 City documents provide a much clearer checklist of future milestones to watch.
- Confirmation of final City action on Tract No. 10706
- Recordation of the Phase 1 Final Map
- Execution and recordation of the Subdivision Improvement Agreement
- Applications for Phase I public-improvement permits
- Issuance of those permits
- Road and intersection work along Wolfe Road and Stevens Creek Boulevard
- Construction of internal streets and related infrastructure
- Building permits for the first vertical structures
- Groundbreaking or confirmed start of vertical construction
- Additional phased Final Maps
- Retail, restaurant, and entertainment tenant announcements
- Sales information for the planned 393 for-sale homes
This page will be updated when those milestones can be confirmed rather than adding new entries simply because another publication repeats previously reported information.
Why The Rise Matters for Cupertino Real Estate
For buyers researching Cupertino real estate, The Rise is large enough that its long-term effects will extend beyond the former Vallco property itself.
Cupertino has historically had some of the most constrained housing inventory in Silicon Valley. Single-family home resale inventory frequently remains limited, while major new-construction ownership opportunities have been uncommon. The Rise could materially expand the range of housing available near Apple Park and the Stevens Creek Boulevard corridor.
For existing homeowners, the long-term effect may depend on the quality of the completed retail, parks, public spaces, transportation improvements, and pedestrian connections. A successful mixed-use district could make the area surrounding Stevens Creek Boulevard and Wolfe Road more attractive, while construction activity and increased density may create shorter-term concerns for some nearby residents.
For new-construction buyers, the 393 planned for-sale homes at Town Square West could represent one of Cupertino’s most significant new ownership opportunities in decades. Specific home types, floor plans, prices, release dates, homeowner association costs, and school attendance boundaries have not yet been publicly announced. Buyers who want those details the day they are released can join The Rise Cupertino & Town Square West waiting list.
For renters, the planned 232 affordable apartments and 744 market-rate rentals would add meaningful housing supply in a city where rental availability has historically been constrained.
Nearby areas most likely to experience long-term influence from The Rise include Rancho Rinconada, Cupertino Village, City Center, and residential neighborhoods surrounding Apple Park and the Stevens Creek Boulevard corridor.
Related Vallco and The Rise Coverage
- The Rise Cupertino Modification #4: Blocks 1 & 2 Changes
- The Rise Cupertino Phase 1 Final Map: What the City Reviewed in July 2026
- The Truth About The Rise Affordable Housing Controversy
- Vallco Development Agreement Approval in Cupertino: What Actually Happened?
- From Vallco Mall to The Rise: The Complete History of Cupertino’s Biggest Redevelopment
- 10 Things You Probably Forgot About Vallco Mall
- The Rise Cupertino and Town Square West Complete Real Estate Guide
- 95014 Real Estate and Development Guide
- Cupertino Real Estate and Homes for Sale
Frequently Asked Questions About The Rise Cupertino
What did Cupertino review for The Rise on July 21, 2026?
The Cupertino City Council reviewed and considered approval of Final Map Tract No. 10706 for Phase 1 of The Rise. The proposed action also involved public roadway and easement dedications and authorization of a Subdivision Improvement Agreement governing Phase 1 infrastructure. The draft resolution reviewed for this update contains blank voting and signature fields, so this page does not use that draft alone as evidence of final adoption.
What is Final Map Tract No. 10706?
Tract No. 10706 is the Phase 1 Final Map for The Rise. It lays out development parcels, streets, rights-of-way, easements, and related subdivision details for a substantial portion of the former Vallco Mall property. Additional phased Final Maps are anticipated for later portions of the project.
Does the Final Map review mean construction has started?
No. Final Map review is an implementation milestone, but it is not the same as a groundbreaking or the start of vertical construction. The next steps include map and agreement actions, infrastructure permitting, public improvement work, building permits, and ultimately vertical construction.
Why was affordable housing at The Rise reduced from 890 to 356 homes?
The third SB 35 modification, submitted November 26, 2025 and approved February 27, 2026, reduced the affordable component from approximately 890 to 356 homes while keeping the total at 2,669 and cutting office space to about 1.475 million square feet. The developer cited construction economics, a shift to larger family-sized units and changes in state law. Because the project proceeds under SB 35, the City’s review of a compliant modification is limited and time-bound.
When will Town Square West vertical construction begin?
The developer’s stated target is vertical construction before the end of 2026. A construction permit application has already been submitted for the first 232-unit affordable residential building, while the July 2026 City documents show the Phase 1 subdivision and infrastructure process advancing. No start has been confirmed.
What road improvements are planned as part of Phase 1?
The draft Subdivision Improvement Agreement identifies work along North Wolfe Road and Stevens Creek Boulevard, including improvements at Wolfe Road and Vallco Parkway, Wolfe Road and Stevens Creek Boulevard, and Stevens Creek Boulevard and Street A. Final construction timing will depend on permits, approved plans, and project sequencing.
How many homes are planned at The Rise?
The current broader Rise plan allows up to approximately 2,669 residential units, including 356 affordable homes. Town Square West is planned to include 1,369 homes, including affordable rentals, market-rate rentals, and for-sale residences.
Will there be affordable housing at The Rise?
Yes. The current overall project plan includes 356 affordable residential units. The first 232 affordable apartments are among the most advanced residential components, with permitting underway and Eden Housing participating in their development.
Where is The Rise located in Cupertino?
The Rise is located on the former Vallco Mall property at 10123 North Wolfe Road, near the intersection of Stevens Creek Boulevard and Wolfe Road in Cupertino, California 95014. The property is close to Apple Park, Interstate 280, Main Street Cupertino, and several established Cupertino neighborhoods.
Will The Rise include homes or condos for purchase?
Town Square West is planned to include 393 for-sale homes. Specific property types, floor plans, pricing, homeowner association fees, release schedules, and sales dates have not yet been publicly announced.
What is SB 35 and how does it apply to The Rise?
SB 35 is a California law that provides a streamlined approval process for qualifying housing developments that satisfy specified affordability and objective planning standards. Sand Hill Property Company used the SB 35 process to advance the Vallco redevelopment after years of debate and earlier redevelopment proposals.
Work With a Local Cupertino Real Estate Expert
The Rise at Town Square West represents one of Cupertino’s most significant future housing and mixed-use development opportunities. Bruce Wagg of Keller Williams Elevate, DRE #01760054, is tracking the project’s Final Maps, construction timeline, affordable housing progress, future for-sale homes, and potential effects on the surrounding 95014 real estate market.
Interested in the for-sale homes? Join The Rise Cupertino & Town Square West waiting list to receive pricing, floor plans and the sales date when they are released.
Learn more about Bruce Wagg or call (669) 202-7777 to discuss Cupertino new construction, resale homes, and neighborhoods near The Rise.