Middlefield Park
Implementation Plan
O C TO B E R 2 0 2 2
Attachment 9
Middlefield Park Implementation Plan
P R O J E C T A P P L I C A N T/ P R O P E R T Y O W N E R GOOGLE
A P P L I C A N T R E P R E S E N TAT I V E
LENDLEASE SILICON VALLEY DEVELOPMENT LLC
D E S I G N + C O N S U LTA N T T E A M
SERA ARCHITECTS: Master Planning
HASSELL: Urban Design
CMG: Landscape Design
KRISTEN HALL CITY DESIGN: Planning
SHERWOOD: Civil and Infrastructure
H.T. HARVEY & ASSOCIATES: Ecology
SAN FRANCISCO ESTUARY INSTITUTE (SFEI): Ecology
ARUP: Transportation and District Systems
FEHR & PEERS: Transportation
ALLEN MATKINS: Land Use and Entitlements
EPS: Fiscal Impact Analysis
HORTSCIENCE: Master Plan Level Arborist Report
Project team
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Table of Contents
A. PHASING PLAN 1
B. PRECISE PLAN COMPLIANCE 4
C. POPA COMPLIANCE 8
D . URBAN DESIGN OBJECTIVES 1 8
E. FIRE ACCESS 71
F . LOGUE AVENUE DIAGRAMS 7 5
G . MASTER PLAN LEVEL ARBORIST REPORT 80
H. PLANTING DESIGN 207
I. TREE FRAMEWORK PLAN 211
J. AFFORDABLE HOUSING PLAN 215
K . TRANSPORTATION DEMAND MANAGEMENT PLAN 235
L. DISTRICT SYSTEMS CONCEPT PLAN 277
M. REVIEW AND APPROVAL FRAMEWORK 339
This Implementation Plan
provides technical information
for realizing the vision of the
Middlefield Park Master Plan.
The Master Plan and Implementation
Plan are further supported by the
following documents and approvals:
• Project Environmental Impact Report;
• Development Agreement;
• Vesting Tentative Map and Subdivision
Conditions of Approval;
• Vacation of a portion of Logue Avenue;
• Park Land credit for a Privately Owned,
Publicly Accessible (POPA) Open Space;
• Master Plan Conditions of Approval.
Document Guide
Middlefield Park Master Plan
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PHASING
A. PHASING PLAN
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PHASING
The plan for Middlefield Park will be
implemented in phases, and is subject
to further review of market conditions
and the Development Agreement. A
potential phasing option is described in
the following pages. The final phasing
will be compliant with the JobsHousing Linkage Plan (see table B.4.1) and other entitlement obligations.
A.1 Phasing overview
Figure A.1.1 Conceptual phasing plan
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PHASING
Conceptual Phasing Plan
Generally, each phase will have building
demolitions and undergrounding
of electrical and communications
overhead lines as necessary to
facilitate redevelopment.
Phase 1 includes development of Parcels
R1 and R2 and dedication of Parcels
R4a and R6 to the City for affordable
housing (see Affordable Housing
Plan Section of the Implementation
Plan). Land dedication to the City for
Gateway Park is included, as well as
beginning construction on a portion
of Ellis Park adjacent to the residential
buildings. Roadway improvements along
Middlefield Road would occur during this
phase, including modifications to VTA
bus duckout, new midblock crossing,
and bike lane improvements. Upgrades
to utilities to connect the residential
buildings to the City system would occur,
as needed. If pursued, the district Central
Utility Plant will be phased in over time
to service the initial residential parcels in
Phase I.
Phase 2 includes development of
Parcels O1 and O2. Land dedication to
the City for Bridge Park will occur, as
well as completing construction on all
of Ellis Park. Roadway improvements
include completing the Logue Avenue
extension reconstruction, Ellis Street
roadway improvements (including new
signal intersection), and the Ellis Street
upgraded/modified midblock crossings.
The district system would be installed,
including the central utility plant that
would replace any temporary equipment
in Phase 1, if installed. District utilities
would be extended under the VTA tracks
and delivered to the O2 parcel.
Phase 3 is planned to develop Parcels
R3, R4b and R5. Land dedication to the
City of Maude Park would occur in this
phase. Roadway improvements along
Logue and Maude Avenues would occur,
including the new midblock crossing on
Logue Avenue, and roadway restriping
on both streets. District utilities would be
extended to serve these parcels.
Phase 4 is planned to develop parcels
O3, O4, O5, P1 and P2. Roadway
improvements along Clyde Avenue,
including roadway restriping and new
midblock crossings would be installed.
District utilities would be extended to
serve these parcels.
Figure A.1.2 Conceptual phasing plan
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PRECISE PLAN COMPLIANCE
B. PRECISE PLAN COMPLIANCE
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PRECISE PLAN COMPLIANCE
Table B.2.2 Employment Nort h Character Area
Residential Units Offi ce SF (net new) Neighborhood Commercial SF (net new) Public Open Space Acre TARGET 0 300,000 - 900,000 10,000 2 - 4APPROVED (a) 0 115,879 0 0PENDING 0 0 00MIDDLEFIELD PARK MASTER PLAN 0 881 4,000 0TOTAL 0 116,760 4,000 0DELTA 0 183,240 - 783,240 6,000 2 - 4 (a) Approved project includes 600 Ellis St / 465 Fairchild Dr.
B.1 Development Reserve
Table B.1.1 2 Million square foot development reserve
Development Reserve Affordable Housing Development Reserve TOTAL 1,800,000 200,000APPROVED (a) 728,159 0PENDING (b) 47,950 0MIDDLEFIELD PARK MASTER PLAN 632,354 0TOTAL 1,408,463 0REMAINING 391,567 200,000(a) Approved projects include 700 E. Middlefi eld Road and 600 Ellis St/465 Fairchild Dr.(b) Pending project under review includes 189 N. Bernardo Avenue B.2 Character Area targets
Table B.2.1 Mixed Use Character Area
Residential Units Offi ce SF (net new) Neighborhood Commercial SF (net new) Public Open Space Acre TARGET 4,800 – 5,000 600,000 – 1,200,000 50,000–70,000 14 – 20APPROVED (a) 408 -42,000 0 0PENDING (b) 952 -115,655 0 0.39MIDDLEFIELD PARK MASTER PLAN 1,900 632,354 46,000 9.84TOTAL 3,260 474,699 46,000 9.84DELTA 1,540-1,740 125,301 - 725,301 20,000 – 40,000 4.16 – 10.16(a) Approved project includes 400 Logue Ave.(b) Pending project under review includes 320 Logue Avenue and 355-415 E. Middlefi eld Road project submitted in February 2022, which replaces a previously entitled residential development approved by Council in May 2020.
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B.3 Land use
Table B.3.1 Land Use
Building Land Use Parking
R1 Residential, Active Uses Basement, Podium
R2 Residential, Active Uses Basement, Podium
R3 Residential, Active Uses Basement, Podium
R4a Residential (Affordable) Basement, Podium
R4b Residential, Active Uses Basement, Podium
R5 Residential, Active Uses Basement, Podium
R6 Residential (Affordable) Basement, Podium
O1 Office
Central Utility Plant Basement
O2 Office Podium
O3 Office Podium
O4 Office Podium
O5 Office N/A
P1 Parking Basement, Structure
P2 Parking Structure
B.4 Jobs-Housing Linkage
Table B.4.1 Jobs-Housing Linkage
Net New Office sf 632,354 sf
Minimum housing units @ 3 units/1,000sf 1,897 units
Proposed Residential Units 1,900 units
Delta 3 units
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PRECISE PLAN COMPLIANCE
B.5 PERMITTED ACTIVE USES
Table B.5.1 Active uses allowed under EWPP
• Community Assembly
• Community Center
• Library/Museum/Civic
• Childcare Facility
• Neighborhood Commercial Use
• Indoor Recreation
• General Office, Admin and Executive Office, R&D office • Business Support Services
• Consumer Products – Repair
• Grocery Store
• All Restaurants with or without liquor, beer or wine; and without live entertainment • Personal Service
• Medical Services <3,000 sf
• Retail, general merchandise
• Studios for dance, art, music, etc.
• Other uses not named, but similar to listed uses and consistent with the purpose and intent of the Precise Plan, such as:1 • Entertainment Venues
• Event Spaces
• Maker Spaces
• Co-working Spaces
• Start-up Incubators
Note: Operations of the listed uses were assumed to be similar to a shopping center parking demand. 1 Uses will be evaluated at the time of zoning approvals Active Uses are subject to the Land Use
Table in the EWPP for each respective
sub-Character Area, including permit
requirements. For reference, the listed
uses to the right were evaluated in
the review of the Master Plan.
At minimum, all new or relocating
tenants within the Master Plan
require a Change of Use Permit at
initial occupancy of a tenant space
to demonstrate consistency with:
(a) the land uses permitted in the
EWPP, (b) requirements of the Master
Plan Community Benefit Small
Business program for the duration
of the Development Agreement
(see the Development Agreement
for more information), and (c) the
FAR exemptions listed in the EWPP
requirements. A Change of Use Permit
can be processed concurrently with any
other development permit required.
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POPA COMPLIANCE
C. POPA COMPLIANCE CRITERIA
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POPA COMPLIANCE
C.1 POPA Municipal Code Requirements
Table C.1.1 Alternate Proposal Compliance with POPA eligibility requirements REQUIREMENT per
Sec. 41.11.a.2.b
COMPLIANCE
Open space provided is greater than
one acre of single, contiguous land;
Ellis Park exceeds the 1 acre requirement with approximately 2.87 acres of contiguous land.
Open Space serves a diverse
park user population;
Ellis Park offers something for everyone with the potential to include:
Kids: Tot Lot, Nature Play
All ages: Plaza, Station Garden, Barn, Educational/Demonstration Garden, Picnicking, Multi-use Trail, Dog Park Young and Older Adults: Courts, Educational/Demonstration Garden Families: Tot lot, Interactive Fountain, bleachers,
Seniors: Station garden, Educational/Demonstration Garden Special attention will be given to the design for people of all abilities and special needs.
Open space provides design benefits
greater than the General Requirements
set forth in subsection (a).
Ellis Park provides design benefits greater than the General Requirements and provides park elements including those prescribed by the City, and others, for a park experience greater than its individual parts.
See tables on following pages.
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Table C.1.2 POPA General Requirements
Requirement per Sec. 41.11.a.2.a COMPLIANCE
A minimum size of 0.4 acre or, if the
residential development is located
within a precise plan or master plan with
identified open space, the minimum
size of the identified open space in
the precise plan or master plan.
Ellis Park exceeds 0.4 acres with approximately 2.87 acres of contiguous land.
In addition, Ellis Park complies with the minimum 1 acre “Central Park” identified on pg. 83 of the EWPP, referred to as Ellis Plaza in the Master Plan.
The space shall conform with the provisions
of the parks, open space and community
facilities chapter of the general plan and
provisions of the parks and open space plan.
Ellis Park conforms with the provisions of the general plan and parks and open space plan. See Section C.2.
The POPA open space shall be located
with frontage of a public street(s) or with a
prominent and highly visible entrance and,
in all cases, have minimum dimensions
of one hundred (100) feet on all sides.
Ellis Park is located on the public Middlefield Road frontage with a highly visible entrance and the park is highly visible from the VTA Middlefield station. In addition, Ellis Park has dimensions of >100’, except along O1 office building where the width is 97’, and it is 1,163 feet long. Given that the overall size of the open space is over 2.5 times the required minimum, the portion less than 100’ wide was determined to have a negligible effect on the user experience.
The POPA open space complies with the
city’s guidelines for hydration stations
and restroom buildings in city parks.
Ellis Park shall include hydration stations and restrooms, consistent with City guidelines.
Requirement per Sec. 41.11.a.2.a COMPLIANCE
The POPA open space will include a
sign(s) with notification of the area as
public open space and posted hours,
name and contact information for
maintenance. The sign shall be reviewed
and approved through a sign permit
pursuant to Chapter 36 of the city code.
Ellis Park shall conform. Separate
application for sign permits will be
filed at the appropriate time.
Required elements. Include not less
than 1 element, meeting minimum
requirements as defined in table 41.11
Ellis Park includes more than one required
element. See list of elements in Section C.3.
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C.2 2030 General Plan Goals & Policies - Parks and Open Space Chapter Table C.2.1 Parks and Open Space
Goal POS-1: An expanded and enhanced park and open space system Ellis Park Parkland Credit Application POS 1.1: Additional parkland. Expand park and open space resource to meet current City standards for open space acreage and population in each neighborhood.
Ellis Park proposes approximately 2.87 acres of publicly accessible open space. The proposed open space will be delivered in an area of Mountain View that lacks publicly accessible open space within a 15 minute walking radius. See the Master Plan, Table 6.5.4 and Figure 6.11.3.
POS 1.2: Recreation facilities in new residential developments. Require new development to provide park and recreation facilities.
Recreational facilities and amenities of various types for a diversity of users are proposed in the open space. See POPA General Requirements Open Space Credit Elements - Ellis Park Elements listed in C.3.
Goal POS-2: Parks and public facilities equitably distributed throughout the community and accessible to residents and employees Middlefield Park Master Plan Application
POS 2.2: Connectivity and transit access. Improve connectivity and transit accessibility to park The bicycle facilities, as a part of multi-use trails, are the primary circulation through the proposed open space, and connect to the VTA station and bus stop at Ellis Park and Middlefield Road.
POS 2.3: Pedestrian and bicycle access. Improve pedestrian and bicycle access to parks, and create new connections to parks to minimize pedestrian and bicycle travel distances.
The multi-use trails of Ellis Park constitute essential sections of the city’s bike network, and provide connections north-south, and east-west once a grade-separated crossing can be provided at the VTA tracks.
POS 2.4: Access to Bay and natural areas. Promote safe access to San Francisco bay,creeks, scenic features and other natural resources in the city and surrounding region.
The proposed addition to the city’s bike network and facilitates in combination with public transit at Ellis Park make the Mountain View shoreline and other natural resource in the city more accessible.
POS 2.6: Diverse park amenities. Design parks to address a range of activities for diverse populations.
Ellis Park open space is to provide something for everyone. The design concept included in the master plan suggests a variety of activities indicative of making a place for all ages and abilities.
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Table C.2.2 Parks and Open Space
Goal POS-4: Parks and public facilities that are well designed and integrated with the surrounding neighborhood.
Ellis Park Parkland Credit Application
POS 4.1: Community involvement. Involve and empower the community in planning and carrying out open space programs.
Ellis Park, a part of Middlefield Park Master Plan, has integrated community meetings in the planning and design process. Two community meetings about the Ellis Park POPA were held in July 2021.
POS 4.2: Park design. Implement high-quality park amenities and design. The ambition for Ellis Park is to create a unique and memorable open space experience based on the quality and diversity of amenities and ease of access.
Table C.2.3 Trails
Goal POS-6: An integrated system of multi-use trails connecting to key local and regional destinations and amenities.
Ellis Park Parkland Credit Application
POS 6.1: Citywide network of pathways. Develop a citywide network of pedestrian and bicycle pathways to connect neighborhoods, employment centers, open space resources and major destinations within the city.
The proposed addition to the city’s bike network and facilitates at Ellis Park combine with the public transit and residents on site to have easy access to employment centers, open space and destinations, not only in Middlefield Park but also throughout the city. 12 | Middlefield Park Implementation Plan
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Table C.2.4 Programs and Services
Goal POS-7: A broad range of recreational and cultural programs and services that meet diverse community needs.
Ellis Park Parkland Credit Application
POS 7.1: Diverse needs. Ensure that programs and services meet the diverse needs in the community for users such as senior, other nonEnglish speaking groups and special-needs groups.
Ellis Park open space is to provide something for everyone. The design concept included in the master plan suggests a variety of possible activities indicative of making a place for all ages and abilities that includes young children, youth, families and seniors. Universal access and programming that accommodate special-needs groups will be included.
POS 7.2: Programming partnerships. Strengthen partnerships and outreach with the nonprofit, public and private sectors to enhance recreational and educational programming. Proposed possible amenities and open space can be a venue for different programs and partnerships, including the potential Educational/Demonstration Gardens and multi-purpose plaza with seating.
POS 7.3: Balanced individual and organized sports. Balance programming for individual users and organized sports uses.
With a diversity of users as a primary goal for Ellis Park, possible programming and amenities for groups and individuals, places for social engagement, active use, organized sport uses, as well as solitude, are proposed.
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Table C.2.5 Community facilities
Goal POS-9: High-quality, accessible, flexible, well-maintained and environmentally sustainable public facilities
Ellis Park Parkland Credit Application
POS 9.1: Sustainable design. Promote sustainable building materials, energy-efficient and water efficient designs, permeable paving and other low impact features in new public buildings.
Sustainable design goals for Ellis Park include using sustainable materials, keeping and treating stormwater on-site, and the development of functional ecologically sound planting areas and robust urban forest using climate appropriate species. Improvement of active transportation facilities and circulation is a primary goal of the open space.
POS 9.2: Changing needs. Design new facilities with the flexibility to accommodate changing community needs.
Ellis Park can include multi-purpose spaces such as plaza and lawns to accommodate various uses and desires of a growing and changing community. In addition, the proposed linear organization of specific open space amenities along Ellis Walk means that one or another could be changed to accommodate different uses in the future.
POS 9.3: Maintenance. Provide adequate maintenance and upgrades for all city facilities. Applicant will maintain the Ellis Park POPA, including the upgraded open space and bicycle facilities that are proposed as part of the Ellis Park POPA improvements.
POS 9.4: Americans with Disability Act. Implement accessibility improvements at public facilities as required by the Americans with Disabilities Act and Uniform Building Code.
Access and circulation for the proposed Ellis Park improvements shall be as required by the American with Disabilities Act and Mountain View Building Code. The project goal of serving a diversity of users ensures that universal access is a fundamental ambition of the proposed open space. 14 | Middlefield Park Implementation Plan
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Table C.2.6 Arts
Goal POS-10: A thriving performing arts community
through programming, services and facilities.
Ellis Park Parkland Credit Application
POS 10.1: Performing arts space. Ensure that performers and artists have a variety of performance spaces and venues.
The Ellis Park multi-purpose plaza and lawn both provide possible venues for performance. Specifically, elevated seating could be proposed to frame one side of the plaza to establish infrastructure and define a venue for performance and events.
Goal POS-11: Commitment to the visual arts that contributes to a lasting cultural legacy for the community.
Ellis Park Parkland Credit Application
POS 11.1: Diverse and accessible visual arts. Encourage visual arts that celebrate the diversity and aspirations of the city and are accessible to the entire community.
Ellis Park provides an open space framework that could accommodate a variety of public art, sculpture and performance.
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Table C.2.7 Trees, gardens and landscaping
Goal POS-12: A healthy urban forest and sustainable landscaping throughout the city. Ellis Park Parkland Credit Application POS 12.1: Heritage trees. Protect trees as an ecological and biological resource. Heritage trees shall be protected in place where feasible. Any heritage trees removed shall be replaced per City ordinance.
POS 12.2: Urban tree canopy. Increase tree canopy coverage to expand shaded areas, enhance aesthetics and help reduce greenhouse gases.
Providing a connected canopy and urban forest is a primary goal of the proposed open space.
POS 12.3: Planter strip. Require tree planter strips to be wide enough to support healthy trees and well maintained public infrastructure.
Planter strips to support healthy trees as a part of the proposed urban forest shall be provided.
POS 12.4: Drought tolerant landscaping. Increase water efficient, drought tolerant and native landscaping where appropriate on public and private property.
Water efficient native and climate appropriate species are proposed to be used in Ellis Park. In addition, reclaimed water will be used to irrigate the planting as necessary and available.
POS 12.5: Salt tolerant vegetation. Promote use of salt tolerant vegetation that can use recycled water.
Plant species shall be selected to accommodate reclaimed water when feasible.
Goal POS-13: Edible landscaping that provides food for people, foraging opportunities for wildlife and community gardens for the health and enjoyment of the community.
Ellis Park Parkland Credit Application
POS 13.1: Community gardens. Encourage urban agriculture and community gardens. The proposed Ellis Park open space can include Educational/Demonstration Gardens.
POS 13.3: Edible landscaping. Encourage edible landscaping for public and private developments.
The proposed Ellis Park open space can include species with edible fruit, exclusive of potential Educational/Demonstration Gardens. 16 | Middlefield Park Implementation Plan
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C.3 Open Space Credit Elements - Ellis Park Elements
Table C.3.1 Open Space Credit Elements - Ellis Park Elements Required Element: Include not less than 1 Minimum Requirements (from Table 41.11 of Municipal Code) Ellis Park Design Concept may Include any Combination of the Following Elements:
Game Courts Must contain at least one (1) full game court that meets the standards of the professional association for the type of activity proposed.
One (1) full game court, potentially pickleball.
Playgrounds Must have at least two (2) structures (climbable apparatus): one (1) for tots (ages two (2) to five (5)) and one (1) for youth (ages five (5) to twelve (12)) populations 2 play structures, one for tots and one for youth.
Picnic Area Must be able to sit at least fifteen (15) individuals and have one (1) barbecue for every two (2) tables. Must be distinguishable from other elements in the open space.
A picnic area to sit at least 15 people with at least 1 barbecue.
Exercise Area Must be able to support ten (10) people using equipment at the same time and include ADA-accessible equipment.
An exercise area that supports at least 10 people using equipment at the same time and includes ADA-accessible equipment.
Park Trail Designated multi-use class 1 trail as listed in Caltrans Highway Design Manual. Must connect public facilities; expand or allows for future expansion of trail network; Reconstruct and expand a Class I multi-use trail from the VTA Station to future extension of the Whisman TOD Trail
Alternate Elements An applicant may submit a request to include one (1) alternate element in the POPA open space not listed in this Table 41.11. Must similarly serve the public as the elements set forth in this Table 41.11.
Ellis Park may include the following Alternative Element:
Demonstration/education garden; an area for educational and demonstration garden that portrays food production, California native plant communities, gardening techniques or other similar ideas that connect to the open space principles of the MPMP and the EWPP.
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D. URBAN DESIGN OBJECTIVES
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FIRE SAFETY
E. FIRE ACCESS
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LOGUE AVENUE DIAGRAMS
F. LOGUE AVENUE DIAGRAMS
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ARBORIST REPORT
G. MASTER PLAN LEVEL ARBORIST REPORT
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PLANTING DESIGN
H. PLANTING DESIGN
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PLANTING DESIGN
The following principles further
expand upon the objectives laid
out in Chapter 6 of the MPMP.
Choose plants that provide high-value
ecological function for native wildlife:
• Prioritize native species unless there
is a compelling reason to include
a nonnative species (for example,
specific programmatic goals like
edible landscapes, recreation areas,
existing tree preservation, etc.):
• Aim for 80 to 100 percent of plants
installed to be native to the San
Francisco Bay Region and specifically
suited to the South Bay and the project
site’s environmental conditions;
• Strive to mimic plant communities
seen in nature, using species that
will attract and support wildlife
species throughout the year.
Plant for seasonality:
• Choose combinations of species
that will provide resources to
wildlife throughout the year.
• Choose combinations of species
that will provide aesthetic
interest throughout the year.
Choose the right species
for the site conditions:
• Use species that are adapted to the
site’s hydrologic conditions, and that
can thrive with minimal irrigation;
• Conduct a soil assessment prior
to developing a planting strategy;
based on laboratory results and
recommendations, site soils
can be amended to provide
suitable planting substrate;
• Provide sub-drains or surface
mounding when necessary to allow
native upland species to thrive;
• Promote lateral and vertical drainage to
avoid prolonged soil saturation, except
where rain-gardens are targeted;
• Place trees where open soil surface
exists that is equal to 80 percent
of the surface area of the expected
mature canopy of the tree; this open
soil surface will act as a receiving
area for rainfall and surface flow,
and allow for healthy aeration of the
soil; permeable hardscape or other
methods may be used to achieve
this in urban planting areas;
• Ensure trees have access to adequate
soil volume for healthy root;
• Choose plants that are adapted to
the sun/shade conditions on the site.
Consider landscape change over
time—increased shading can occur as
overstory and midstory plants mature;
also consider the source of the irrigation
water when choosing species;
• If the Project site will be irrigated
with recycled water, choose
plants that can tolerate higher
levels of salinity, particularly if soil
quality and drainage are poor.
Trees and shrubs may be sourced from
Google’s own local tree farm which
focuses on growing native species.
H.1 Plant Choice Principles
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PLANTING DESIGN
Control of invasive non-native plants
(weeds) is important to support
wildlife functions, maintain a natural
aesthetic, and decrease competition
with native plant species. The California
Invasive Plant Council (Cal-IPC) ranks
the invasiveness of nonnative plant
species. Typically, invasive weeds are
targeted if they are rated as Limited,
Moderate, or High, with the highest
priority control targeting those
species rated Moderate and High.
The use of chemical herbicides,
pesticides, or other chemicals in native
landscapes is strongly discouraged.
The primary approach to weed control
is through manual treatment (hand
pulling, mowing, excavation, flaming,
solarization, mulch, sheet mulch, etc.).
Dense plantings and natural leaf mulch
can help reduce weed infestations while
also supporting high quality, ecologically
beneficial areas. Chemicals should
be applied as a last resort. Weeds in
native planting areas should not be
controlled by the pervasive placement
of bark mulch, gravel, or landscape
fabrics. These materials deprive the
planting areas of most of their foraging
value for birds. During the initial plant
establishment period, the use of such
groundcover materials is acceptable in
limited areas around the base of new
plantings. However, leaf and branch
litter should be allowed to accumulate
over time and to decompose, thereby
protecting and enriching the soil
and supporting wildlife values.
Areas of meadows or grasslands will
need to be maintained to ensure native
species dominance. This includes
reducing quick growing European
grass reseeding and establishment,
and thatch buildup. Maintenance may
include appropriately timed grazing,
or height-specific, carefully timed
mowing to reduce non-native biomass
and increase appropriate growing
conditions for native grasses and forbs.
Physical controls should be
incorporated into landscape and
site design in order to make the
environment unsuitable for pests.
Grouping plants by their water needs
will help ensure plants are receiving
an appropriate amount of water.
Some plantings may require longer
term irrigation, while others may more
quickly become self-reliant, such
as willow or cottonwood trees that
tap into groundwater. Allowing the
accumulation of large amounts of
natural leaf litter on the ground surface
will reduce irrigation demands.
In general it is important to include
maintenance crews in final decisions,
and plan on some training. Management
strategies need to be developed with
the maintenance crew so that the
appropriate methods and equipment
are accessible and can be operated
correctly for the desired results. While
it is desirable to have maintenance
crew be able to identify native plants,
it is often more appropriate and
effective to train them to identify
weeds and invasive plants that need
control. Some management may need
coordination with a local ecologist to
carefully track and assess when specific
management activities occur that may
be seasonally or climatically dependent.
H.2 Additional maintenance provisions
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PLANTING DESIGN
Create a diversity of overlapping
vertical layers within planting areas:
• Prioritize the creation of a multilayered canopy with high wildlife function by combining overstory,
midstory, and understory plants;
• Where multi-layered canopies are not
feasible, create as much diversity of
overlapping vertical layers as possible.
Place plants in a way that creates
a diversity of plant density
within planting areas:
• Use species with a variety
of mature widths;
• Create both very dense areas of planting
and small open areas with bare soil.
Be mindful of plant placement
near paths and roads:
• Proper placement can reduce the
need for shearing and pruning;
• Avoid placement of trees with
heavy fruit drop next to paths;
• Maintain sight lines along paths and
roadways to ensure pedestrian and
vehicle safety by minimizing midstory
plantings that block views and comply
with City’s visibility triangle height
requirements for landscaping.
Design for pest prevention:
• Maintain clearances between
vegetation and walls;
• Maintain clearance between tree
limbs and building walls;
• Avoid moisture build-up from
irrigation around foundations;
• Provide separation between the
canopies of densely growing plants;
• Avoid planting thick vines on buildings
and on fences close to buildings.
Bird Safe Landscape Design:
• Design for compliance with
applicable guidelines, such as city
specific requirements for Bird-Safe
Buildings, and LEED or GreenPoint
Rated credit (if applicable).
Strategically place vegetation to
minimize the risk of birds colliding
with buildings or other surfaces:
• Consult with a qualified ornithologist
to assess vegetation placement,
especially within 20 feet of a building;
• Locate vegetation either within
3 feet of a building or far enough
from the building to avoid reflecting
the vegetation in the glazing;
• In general, avoid placing vegetation
where it will be reflected in a building’s
facade or where it will be visible through
a building’s transparent corner;
• In general, avoid placing fruiting plants
directly adjacent to glass facades;
• Reduce the use of artificial light;
• When lighting is necessary for safety
and function, direct light downward;
• Avoid directing light into landscape
areas utilized by wildlife where possible;
• Avoid up-lighting;
• Use colored light; use red and
yellow light at lower heights (bollard
and lower) and blue and green
light on taller light fixtures.
Resources
• Bird Friendly Building Design. http://
www.abcbirds.org/abcprograms/
policy/collisions/pdf/Bird-friendly_
Building_Guide_WEB.pdf
• City & County of San Francisco
Standards for Bird-Safe Buildings.
http://www.sf-planning.org/
index.aspx?page=2506
• Audubon Society Bird-Safe Building
Guidelines. http://www.nycaudubon.
org/pdf/BirdSafeBuildingGuidelines.pdf
• B3 Guidelines: Bird-Safe Building. http://
www.b3mn.org/guidelines/s_14.html
• Note that there is an LEED Pilot Credit
(#55) for Bird Collision Deterrence.
• East Whisman Precise Plan Section 3.11.
H.3 Plant layout
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TREE FRAMEWORK PLAN
I. TREE FRAMEWORK PLAN
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AFFORDABLE HOUSING PLAN
J. A F F O R D A B L E H O U S I N G
PLAN
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TRANSPORTATION DEMAND MANAGEMENT PLAN
K. T R A N S P O R TAT I O N
DEMAND MANAGEMENT PLAN
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DISTRICT SYSTEMS CONCEPT PLAN
L. D I S T R I C T S Y S T E M S
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REVIEW AND APPROVALS FRAMEWORK
M. R E V I E W A N D A P P R O VA L S
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