Introduction of Ordinance to Approve
Lease for Building 11 (1190 West
Tower) with Science Corporation
October 17, 2023
Building 11: 1190 West Tower
B12 - SaildroneB400A – Cingular
Wireless PCS, Inc.
B11 –
Subject Property
• ~110,000 square foot building
• Formerly occupied by Google and Makani
• Currently vacant
West Tower Ave
1190 West Tower - Goals and Process
City Goals Considered
• 2023 - Disposition Strategy Goals: Bring jobs and tax base to Alameda Point • 2022 - General Plan goal LU-21: bio-tech as priority Alameda Point Adaptive Reuse area
• 2018 - Life Sciences targeted as growth sector in Economic Development Strategic Plan
Process
• Issued competitive Request for Proposal (RFP) in late 2022 • Received six responses [Science Corp, SRM, Zenith Aerospace, Pyka, Oakland Roots, Twelve Benefits (withdrawn)], and reviewed by financial consultant and committee
• Science Corp best supports City’s goals: life science business retention and growth, financial offer, financial strength
Building 11 Science Corporation
• Local Alameda business in Marina
Village seeking to relocate and
expand
• Manufactures implantable brain-
machine interface to treat severe
disabilities such as blindness
• Activities would include:
• Medical device research and
development
• Clean manufacturing and production
• Administration
• Assembly, machining, and
warehousing
4 Image courtesy of Science Corp.
Building 11 Science Corporation
• US Food & Drug Administration (FDA) requires
animal testing on mice, rabbits and non-ape
primates as part of device approval process
• FDA determines type and number of animals to be
tested on
• Vivarium at current Science Corp. HQ in Alameda
would relocate to this location
• Animal testing highly regulated by numerous
Federal, State and County Agencies
• Standards set by Institutional Animal Care & Use
Committee (IACUC), enforced by USDA through
random inspections
• Section 6.1 of lease requires compliance with
Federal laws pertaining to animal use and handling
5 Image courtesy of
Science Corp.
• View Corridors defined by Waterfront Town
Center Specific Plan
• Guide In-fill Development, not parking, storage,
or outdoor activities
• Ensure preservation of permanent view
corridors
• Ensure compliance with Historic District
development Patterns
• Science Corp Lease Premise defined by
Specific Plan view corridors
• Science Corp Outdoor Use:
• Secure Parking
• Outdoor Seating Areas for staff
• Limited to no outdoor storage
• Fence design is subject to review by City
View Corridors
Lease Premises Specific Plan View Corridors
• Outdoor Use:
• Leasing blue hatched outdoor area for
parking and storage (Exhibit A-2)
• Temporary storage of materials and
containers on west and south sides of
building (yellow shading)
• Storage must be screened from view and
not interfere with significant view
corridors
• Fence design is subject to review by City
Lease Terms
• 10 year term with two five year options
to extend (20 year potential term)
• Rent: $1.10/sf = $121,617.10 per month;
$1,459,405.20 annually
• Rent escalator: 3.5%
• Capital credit: One-year rent credit to
offset building improvement expenses
• Net Present Value to City over 20 years:
~$24 million
Lease Terms, continued
Image courtesy of Science Corp.
• Hold Public Hearing, and
• Approve introduction of ordinance approving draft lease with Science Corporation
Recommendation