ATT 7 - North Bayshore Master Plan — Mountain View City Council, June 13, 2023

04.2023
North Bayshore
Master Plan
Attachment 7
Project team

P R O J E C T A P P L I C A N T
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
HASSELL: MASTER PLANNING + URBAN DESIGN
SITELAB URBAN STUDIO: MASTER PLANNING
WEST 8: PARKS + OPEN SPACE
SERA: OFFICE ARCHITECT
SCB: RESIDENTIAL ARCHITECT
SECOND NATURE: ECOLOGY
H.T. HARVEY & ASSOCIATES: ECOLOGY
FEHR & PEERS: TRANSPORTATION
KIER + WRIGHT: CIVIL AND INFRASTRUCTURE
SHERWOOD: STORMWATER AND DISTRICT WATER
INTEGRAL: SUSTAINABILITY AND DISTRICT THERMAL
ARUP: DISTRICT SYSTEMS
HOLMES: FIRE / LIFE SAFETY
ALLEN MATKINS: LAND USE AND ENTITLEMENTS
COBLENTZ: LAND USE AND ENTITLEMENTS
EPS: FISCAL IMPACT ANALYSIS
Contents

1. INTRODUCTION 7

2. EXISTING SITES 11

3. VISION 25

4. LAND USE 29
LAND USE AND URBAN FORM 30
HOUSING 36
ACTIVE USES 38

5. PARKS, OPEN SPACE + ECOLOGY 43
PARKS AND OPEN SPACE 44
ECOLOGICAL DESIGN 48

6. CIRCULATION + MOBILITY 53
MULTIMODAL CONNECTIVITY 54
STREETSCAPE DESIGN 72
TRANSPORTATION INFRASTRUCTURE 97
PARKING 97
TRIP CAP COMPLIANCE & TDM 100

7. UTILITIES + DISTRICT SYSTEMS 101
PUBLIC UTILITY INFRASTRUCTURE 102
DISTRICT SYSTEMS 106

8. STORMWATER MANAGEMENT 113

9. SUSTAINABILITY + RESILIENCE 117

APPENDICES
Appendi x A. PLANNING CONFORMANCE
Appendi x B. DEVELOPMENT BLOCKS
Appendi x C. PHASING PLAN
Appendi x D. BUILT FORM DESIGN OBJECTIVES
Appendi x E. PARKS + OPEN SPACE DESIGN OBJECTIVES
Appendi x F. TREE FRAMEWORK PLAN
Appendi x G. AFFORDABLE HOUSING PLAN
Appendi x H. TDM PLAN
Appendi x I. LOGISTICS TECHNICAL MEMO
Appendi x J. PARKING TECHNICAL MEMO
Appendi x K. DISTRICT SYSTEMS CONCEPT PLAN
Appendi x L. REVIEW AND APPROVALS FRAMEWORK
Plans
Plan 2.1.1 EXISTING PARCELS (APNS) 15
Plan 2.1.2 EXISTING PARCELS, MARINE WAY + AMPHITHEATRE (APN) 16 Plan 2.1.3 EXISTING PARCELS (ADDRESSES) 17
Plan 2.1.4 EXISTING PARCELS, MARINE WAY + AMPHITHEATRE (ADDRESSES) 18 Plan 2.1.5 NBPP CHARACTER AREAS 19
Plan 2.1.6 SITE AREA ANALYSIS: SHOREBIRD 20
Plan 2.1.7 SITE AREA ANALYSIS: JOAQUIN NORTH 21
Plan 2.1.8 SITE AREA ANALYSIS: JOAQUIN SOUTH 22
Plan 2.1.9 SITE AREA ANALYSIS: PEAR 23
Plan 2.1.10 SITE AREA ANALYSIS: MARINE 24
Plan 2.1.11 SITE AREA ANALYSIS: AMPHITHEATRE 24
Plan 4.1.1 LAND USE 32
Plan 4.1.2 LAND USE (CORE MASTER PLAN AREA) 33
Plan 4.2.1 AFFORDABLE HOUSING 37
Plan 4.3.1 ACTIVE USES 42
Plan 5.1.1 PARKS AND OPEN SPACE 46
Plan 6.1.1 BLOCK CIRCULATION 56
Plan 6.1.2 PEDESTRIAN NETWORK 57
Plan 6.1.3 BICYCLE NETWORK 59
Plan 6.1.4 GREEN LOOP 60
Plan 6.1.5 EXISTING STREETS 63
Plan 6.1.6 STREET NETWORK 64
Plan 6.1.7 STREET CLASSIFICATION 65
Plan 6.1.8 PUBLIC AND PRIVATE STREETS 66
Plan 6.1.9 TRANSIT NETWORK 68
Plan 6.1.10 LOADING, SERVICING AND ACCESS 69
Plan 6.1.11 EMERGENCY ACCESS 70
Plan 6.1.12 CURBSIDE ZONES 71
Plan 6.4.1 DISTRICT PARKING STRATEGY 99
Plan 7.1.1 DOMESTIC WATER 103
Plan 7.1.2 RECYCLED WATER (BUSINESS AS USUAL) 104
Plan 7.1.3 WASTEWATER (BUSINESS AS USUAL) 105
Plan 7.2.1 DISTRICT SYSTEMS 108
Plan 7.2.2 RECYCLED WATER (COLLABORATIVE SCENARIO) 109
Plan 7.2.3 RECYCLED WATER (DISTRICT SYSTEMS SCENARIO) 110 Plan 7.2.4 WASTEWATER (COLLABORATIVE SCENARIO) 111
Plan 7.2.5 WASTEWATER (DISTRICT SYSTEMS SCENARIO) 112
Plan 8.1.1 STORM DRAINS 115
Plan 8.1.2 STORMWATER MANAGEMENT 116
Tables
Figure 2.1.1 NBPP COMPLETE NEIGHBORHOODS 14
Figure 4.3.1 ACTIVE USES PRECEDENT IMAGES 40
Figure 5.1.1 PARKS AND OPEN SPACE PRECEDENT IMAGES 47
Figure 5.2.1 ECOLOGY AND LANDSCAPE PRECEDENT IMAGES 50
Figure 6.1.1 MULTIMODAL TRANSPORTATION PRECEDENT IMAGES 55 Figure 6.2.1 B STREET 74
Figure 6.2.2 BLACK STREET | BETWEEN CHARLESTON ROAD AND SHOREBIRD WAY 75 Figure 6.2.3 BLACK STREET | BETWEEN MONARCH STREET AND SHOREBIRD WAY 76 Figure 6.2.4 C STREET 77
Figure 6.2.5 CHARLESTON ROAD (WEST) | BETWEEN HUFF AVENUE AND JOAQUIN ROAD 78 Figure 6.2.6 CHARLESTON ROAD (WEST) | BETWEEN JOAQUIN ROAD AND N. SHORELINE BOULEVARD 79 Figure 6.2.7 CHARLESTON ROAD (EAST) | BETWEEN N. SHORELINE BOULEVARD AND INIGO WAY 80 Figure 6.2.8 CHARLESTON ROAD - INIGO WAY ROUNDABOUT 81
Figure 6.2.9 CHARLESTON ROAD (PARK) | BETWEEN INIGO WAY AND BLACK STREET 82 Figure 6.2.10 CHARLESTON ROAD - INIGO WAY ROUNDABOUT 83 Figure 6.2.11 HUFF AVENUE 84
Figure 6.2.12 INIGO WAY 85
Figure 6.2.13 JOAQUIN ROAD 86
Figure 6.2.14 MAIN STREET 87
Figure 6.2.15 MONARCH STREET | EAST OF SB-PR-8 88
Figure 6.2.16 NEIGHBORHOOD STREET B TYPICAL 89
Figures
Table 4.1.1 DEVELOPMENT PROGRAM 34
Table 4.2.1 AFFORDABLE HOUSING PARCELS TO BE DEDICATED 36 Table 5.1.1 PARKS AND OPEN SPACE PROGRAM 45
Table 6.2.1 STREET SECTION MATRIX 72
Table 6.4.1 DISTRICT PARKING GARAGES 98
Table 6.4.2 MAXIMUM CAR PARKING RATIOS 98
Figure 6.2.17 PLYMOUTH STREET (WEST OF JOAQUIN ROAD) AND SPACE PARK WAY 90 Figure 6.2.18 SHOREBIRD WAY | ARRIVAL 91
Figure 6.2.19 SHOREBIRD WAY | GREENWAY 92
Figure 6.2.20 SHOREBIRD WAY | SHOREBIRD WILDS A 93
Figure 6.2.21 SHOREBIRD WAY | SHOREBIRD WILDS B 94
Figure 6.2.22 N. SHORELINE BOULEVARD | NORTH OF PLYMOUTH STREET (VARIES) 95 Figure 6.2.23 N. SHORELINE BOULEVARD | SOUTH OF PLYMOUTH STREET (VARIES) 96 vi | North Bayshore Master Plan - April 2023
Preface
The North Bayshore Precise Plan (NBPP)
defines a master plan entitlement
process to ensure a coordinated and
integrated approach to achieving the
City’s objectives for the plan area. In
March 2021, the City of Mountain View
allocated ±1.3m sf of Non-Residential
Bonus FAR to Google in exchange
for certain community benefits, the
specifics of which are outlined in the
North Bayshore Development Agreement
(“Development Agreement”) between
the City of Mountain View and Google.

This document and the Development
Agreement are interdependent and
require Google and the City to work
together to balance financial feasibility,
value creation and certainty with
regard to entitlements and costs. The
Development Agreement was approved
and executed concurrently with the
entitlement of this Master Plan in
accordance with Section 36.54 et seq.

Article 16 of Chapter 36 of the City of
Mountain View’s Code of Ordinances.

This North Bayshore Master
Plan (“Master Plan”) outlines the
Project’s land use intensity, urban
design, open space, mobility,
district parking, infrastructure,
and sustainability strategies, and
is compliant with the intent of the
North Bayshore Precise Plan.

This Master Plan is the first step in
realizing the Precise Plan goal to create
Complete Neighborhoods. The Master
Plan contemplates a series of individual
projects, with subsequent project level
approvals, built over several years. A
suite of accompanying documents
support the long-term implementation of
this Master Plan, including a subsequent
EIR, Development Agreement, Vesting
Tentative Map, and Implementation Plan.

North Bayshore Master Plan - April 2023 | 7

EXISTING SITE
CHAPTER 1
Introduction
© Lendlease
8 | North Bayshore Master Plan - April 2023

INTRODUCTION

1.1. Introduction
A master plan is required to fulfill the
criteria set forth by the City of Mountain
View as required by section 3.5.2 of
the North Bayshore Precise Plan.

This North Bayshore Master Plan,
and associated Implementation
Plan, outline the vision and key
elements for the Master Plan Area,
predominantly in the Shorebird and
Joaquin Complete Neighborhoods,
as well as adjoining parcels in the
Pear Complete Neighborhood.

This document reflects fixed elements
such as the new street network and
land use blocks, as well as conceptual
elements including development parcels,
parks and open space programmatic
plans, and pedestrian and bicycle ways.

The Master Plan describes design
concepts, land use and programs,
open space, building massing,
circulation and mobility, infrastructure
and sustainability, and phasing
strategies for the Master Plan Area.

As an implementation tool, the Master
Plan, in conjunction with the NBPP,
establishes the governing parameters
for the design intent and application of
development standards and guidelines
for future zoning applications.

Companion documents
Supporting the Master Plan are the
following companion documents
and approvals, including:

NORTH BAYSHORE MASTER PLAN

SUBSEQUENT ENVIRONMENTAL

IMPACT REPORT
Analyzes the Master Plan’s potential
environmental impacts associated
with the construction and operation
of development within the Master
Plan Area under the California
Environmental Quality Act (“CEQA”),
and outlines mitigation measures,
where necessary, to reduce
potentially significant environmental
impacts, as required by CEQA.

NORTH BAYSHORE DEVELOPMENT

AGREEMENT
Vests certain development rights
and defines developer obligations
to deliver certain improvements
and community benefits as part of
the redevelopment proposed in the
Master Plan; and City obligations.

VESTING TENTATIVE MAP
Illustrates existing conditions and
the proposed subdivision of new
legal lots, streets, and property in
the Master Plan Area. It also vests
certain development rights.

NORTH BAYSHORE MASTER PLAN

IMPLEMENTATION PLAN
Contains additional information
demonstrating compliance with the
Precise Plan, Mountain View Municipal
Code, and other key documents
needed for the implementation of
the Master Plan post entitlement:
• NBPP Planning Conformance
• Parcel Plan
• Phasing Plan
• Built Form Design Objectives
• Parks and Open Space
Design Objectives
• Tree Implementation Plan
• TDM Plan, Logistics and
Parking Technical Memos
• District Systems Concept Plan
• Review and Approval Framework

CONDITIONS OF APPROVAL
Certain requirements imposed
on the Master Plan and/
or vesting tentative map.

North Bayshore Master Plan - April 2023 | 9
Terminology

NORTH BAYSHORE PRECISE PLAN
This Master Plan and related documents
reference the vision, guiding principles,
and planning controls set by the North
Bayshore Precise Plan (“Precise Plan’’ or
“NBPP”) for the district. The Precise Plan
was adopted by the City on November
25, 2014, and was thereafter amended
in 2017, 2018, 2019, 2020, and 2021.

NORTH BAYSHORE MASTER PLAN AREA
Describes an area covering
approximately ±153-acres which
represents the land to which the North
Bayshore Master Plan (“Master Plan”
or “Plan”) applies. Throughout this
document, “the Project” is also used to
describe the Master Plan, which as noted
above is an implementation tool that
establishes the governing parameters
for the design intent and application of
development standards and guidelines
for future zoning applications.

COMPLETE NEIGHBORHOODS
The NBPP looks to transform the central
area of North Bayshore that surrounds
N. Shoreline Boulevard by proposing
three “Complete Neighborhoods” —
Shorebird, Joaquin, and Pear. These
complete neighborhoods are intended to
have a balanced mix of housing, office,
services, and open space within a safe,
comfortable, and convenient walking
distance for residents and employees.

Abbreviations
AC: Acre
AMI: Average median income
BAU: Business as usual
BMR: Below market rate
CEQA: California Environmental
Quality Act
CIP: City improvement project
City/CMV: City of Mountain View
CLT: Cross-laminated timber
DCP: District central plant
DRP: Development review permit;
a type of zoning permit
DU: Dwelling unit
EIR: Environmental impact report
FAR: Floor area ratio
FEMA: Federal Emergency
Management Agency
GSF: Gross square feet
HOZ: Habitat overlay zone
NBPP: North Bayshore Precise Plan
PCP: Planned community permit;
type of zoning permit
PG&E: Pacific Gas & Electric
POPA: Privately-owned, publiclyaccessible open space
M: Million
MASTER PLAN: A mixed-use
land use proposal applicable
to the Master Plan Area.

MASTER PLAN AREA: A ±153-acre
land holding within North Bayshore
to which this Master Plan applies.

NBS: North Bayshore
SEIR: Subsequent environmental
impact report
SF: Square feet
SOV: Single occupancy vehicle
TDM: Transportation
demand management
TMA: Transportation
Management Association
VTM: Vesting tentative map
10 | North Bayshore Master Plan - April 2023

INTRODUCTION
Document Notes

FIGURES
All figures in this document are
provided for illustrative purposes
only. The conceptual renderings
used throughout the Master Plan,
and other supporting documents,
are representative of architectural
design concepts or design intent for
new mixed-use and office buildings.

They are provided to give a general
impression of the building’s scale and
massing relative to the public open
spaces and streetscape that their
ground floor uses; help to frame and
activate. Buildings and site-specific
architectural designs will be provided
with each phase of permit entitlements.

DISTRICT SYSTEMS
District systems are contemplated as
a design option within the framework
of this Master Plan. They are not
a definitive design element.

PARKS
New parks have been given placeholder
names, inspired by the local context,
to be used during the planning
process. Final names of dedicated
parkland shall be determined by the
City; POPAs will be named by the land
owner with the approval of the City.

STREET NAMES
New streets have been given names,
inspired by the local context, as
placeholders to be used during the
planning process. Final names of public
streets shall be determined by the City;
private streets will be named by the land
owner with the approval of the City.

BLOCK REFERENCES
This Master Plan identifies block
references, eg. SB-BR-1. The Master
Plan block references differ from
the VTM lot references eg. SB1. All
references in this Master Plan are block
references, unless otherwise noted.

North Bayshore Master Plan - April 2023 | 11

EXISTING SITE
CHAPTER 2
Existing sites
© ACROSS THE POND
12 | North Bayshore Master Plan - April 2023

EXISTING SITE

2.1. Existing sites
Shorebird

APN ADDRESS/S CHARACTER
AREA

PARCEL AREA EXISTING

LAND USE

EXISTING

BUILDING SF
116-11-021 1393 Shorebird Way
1397 Shorebird Way
Core 1.97 ac 85,614 sf Office 29,299 sf
116-11-022 1383 Shorebird Way Core 1.65 ac 72, 049 sf Office 24,720 sf 116-11-024 1380 Shorebird Way Core 1.52 ac 66,399 sf Office 21,108 sf 116-11-025 1390 Shorebird Way Core 1.75 ac 76,060 sf Office 22,125 sf 116-11-039 1395 Charleston Rd Core 4.16 ac 181,036 sf Office 63,991 sf 116-14-066 1340 Space Park Way
1675 N. Shoreline Blvd
Core 1.38 ac 60,259 sf Office 26,434 sf
116-11-028 1371 Shorebird Way
1375 Shorebird Way
General 4.86 ac 211,794 sf Office 74,940 sf
116-11-030 1215 Charleston Rd
1225 Charleston Rd
1245 Charleston Rd
1295 Charleston Rd
1310 Shorebird Way
1350 Shorebird Way
General 19.17 ac 835,189 sf Office 36,122 sf
51,961 sf
26,100 sf
26,229 sf
68,308 sf
26,126 sf
48,870 sf
116-14-072 1300 Space Park Way General 0.92 ac 40,014 sf Office 13,960 sf 116-11-012 1200 Charleston Rd
1210 Charleston Rd
1220 Charleston Rd
1230 Charleston Rd
Edge 10.76 ac 468,501 sf Office 121,536 sf
116-11-038 1201 Charleston Rd
1345 Shorebird Way
1355 Shorebird Way
1365 Shorebird Way
Edge 16.73 ac 728,872 sf Office 89,349 sf
40,460 sf
51,790 sf
59,693 sf
116-14-070 1250 Space Park Way Edge 0.63 ac 27,277 sf Office 13,000 sf Joaquin

APN ADDRESS/S CHARACTER
AREA

PARCEL AREA EXISTING

LAND USE

EXISTING

BUILDING SF
116-10-088 1431 Plymouth St Gateway 0.75 ac 32,517 sf Retail 2,220 sf 116-10-101 1477 Plymouth St
1435 Plymouth St
Gateway 1.03 ac 44,826 sf Retail 8,836 sf
116-13-027 1555 Plymouth St Gateway1 3.13 ac 136,383 sf Office 42,992 sf 116-13-034 1400 N. Shoreline Blvd Gateway 6.79 ac 295,943 sf Office 91,392 sf 116-13-037 1400 N. Shoreline Blvd Gateway 0.67 ac 29,156 sf 116-13-038 1400 N. Shoreline Blvd Gateway 0.72 ac 31,185 sf 116-10-077 1804 N. Shoreline Blvd Core 1.00 ac 43,547 sf Office 13,756 sf 116-10-078 1764 N. Shoreline Blvd Core 0.50 ac 21,774 sf Vacant 0 sf 116-10-079 1758 N. Shoreline Blvd Core 0.50 ac 21,775 sf Office 4,283 sf 116-10-080 1742 N. Shoreline Blvd Core 2.00 ac 87,109 sf Office 28,070 sf 116-10-084 1890 N. Shoreline Blvd Core 0.69 ac 29,866 sf Office 10,468 sf 116-10-109 1674 N. Shoreline Blvd Core 0.87 ac 38,021 sf Office 13,004 sf 116-10-089 1824 N. Shoreline Blvd Core 2.68 ac 116,671 sf Office 36,436 sf 116-10-095 1500 Plymouth St
1550 Plymouth St
Core 6.47 ac 281,751 sf Office 77,942 sf
116-10-111 1015 Joaquin Rd Core 4.56 ac 198,618 sf Office 65,093 sf 116-10-102 1565 Charleston Rd
1585 Charleston Rd
Core 9.55 ac 415,897 sf Office 55,150 sf
74,800 sf
116-10-104 1010 Joaquin Rd Core 3.81 ac 166,053 sf Office 55,800 sf 116-10-105 1545 Charleston Rd Core 4.13 ac 180,102 sf Office 55,800 sf 116-10-107 1489 Charleston Rd Core 1.00 ac 43,557 sf Office 15,316 sf 116-10-108 1055 Joaquin Rd Core 5.00 ac 217,699 sf Office 61,176 sf 1 On December 7, 2021, City Council adopted the Gateway Master Plan and certain amendments to the Precise Plan. In doing so, 1555 Plymouth St is now part of the Joaquin Complete Neighborhood and the Gateway Character Area.

North Bayshore Master Plan - April 2023 | 13

EXISTING SITE
Pear

APN ADDRESS/S CHARACTER
AREA

PARCEL AREA EXISTING

LAND USE

EXISTING

BUILDING SF
116-14-058 1599 N. Shoreline Blvd
1601 N. Shoreline Blvd
Core 2.04 ac 88,989 sf Office 12,000 sf
6,000 sf
116-14-095 1230 Pear Avenue General 1.08 ac 46,923 sf Office 13,720 sf 116-14-028 1220 Pear Avenue Edge 1.13 ac 49,112 sf Office 16,800 sf Marine Way

APN ADDRESS/S CHARACTER
AREA

PARCEL AREA EXISTING

LAND USE

EXISTING

BUILDING SF
116-02-037 1161 San Antonio Rd
2761 Marine Way
General 2.39 ac 104,156 sf Office 23,863 sf
10,227 sf
116-02-083 1157 San Antonio Rd General 1.02 ac 44,586 sf Office 16,824 sf 116-02-054
116-02-081
2672-2680
Bayshore Pkwy
General 1.96 ac 85,242 sf Office 42,434 sf
116-02-084 2751 Marine Way General 0.92 ac 40,203 sf Office 12,856 sf 116-02-088 2665 Marine Way
2685 Marine Way
General 1.84 ac 80,339 sf Office 26,358 sf
Shoreline Amphitheatre

APN ADDRESS/S CHARACTER
AREA

PARCEL AREA EXISTING

LAND USE

EXISTING

BUILDING SF
116-20-043 1 Amphitheatre
Parkway
Outside of
NBPP Area

38.48 ac

14.13 ac
excluding
the area
not to be
redeveloped
1,676,301 sf
615,417 sf
excluding
the area
not to be
redeveloped
Surface
Parking Lot
0 sf
14 | North Bayshore Master Plan - April 2023

EXISTING SITE
Figure 2.1.1 NBPP COMPLETE NEIGHBORHOODS
Key

NBPP COMPLETE NEIGHBORHOODS

JOAQUIN

SHOREBIRD
PEAR

NBPP BOUNDARY

PROJECT AREA

JOAQUIN

SHOREBIRD
PEAR

OFF SITE DISTRICT

PARKING

AREA NOT SUBJECT TO

REDEVELOPMENT
Note:

SA-P-1 (Amphitheatre Parking Garage) is a planned
parking garage that would provide parking for uses
located within the Master Plan Area. The parking
garage will be part of the Master Plan’s CEQA review
but will require a Development Review Permit as it is
located outside of the NBPP area.

North Bayshore Master Plan - April 2023 | 15

EXISTING SITE
Key

EXISTING BUILDING

TO REMAIN

EXISTING BUILDING

TO BE REMOVED

EXISTING OPEN SPACE

PROJECT AREA
Plan 2.1.1 EXISTING PARCELS (APNS)
16 | North Bayshore Master Plan - April 2023

EXISTING SITE
Plan 2.1.2 EXISTING PARCELS, MARINE WAY + AMPHITHEATRE (APN) Note:

SA-P-1 (Amphitheatre Parking Garage) is a
planned parking garage that would provide
parking for uses located within the Master
Plan Area. The parking garage will be part of
the Master Plan’s CEQA review but will
require a Development Review Permit as it is
located outside of the NBPP area.

Key

EXISTING BUILDING

TO REMAIN

EXISTING BUILDING

TO BE REMOVED

EXISTING OPEN SPACE

PROJECT AREA

AREA NOT SUBJECT TO

REDEVELOPMENT
North Bayshore Master Plan - April 2023 | 17

EXISTING SITE
Plan 2.1.3 EXISTING PARCELS (ADDRESSES)
Key

EXISTING BUILDING

TO REMAIN

EXISTING BUILDING

TO BE REMOVED

EXISTING OPEN SPACE

PROJECT AREA
18 | North Bayshore Master Plan - April 2023

EXISTING SITE
Plan 2.1.4 EXISTING PARCELS, MARINE WAY + AMPHITHEATRE (ADDRESSES) Note:

SA-P-1 (Amphitheatre Parking Garage) is a
planned parking garage that would provide
parking for uses located within the Master
Plan Area. The parking garage will be part of
the Master Plan’s CEQA review but will
require a Development Review Permit as it is
located outside of the NBPP area.

Key

EXISTING BUILDING

TO REMAIN

EXISTING BUILDING

TO BE REMOVED

EXISTING OPEN SPACE

PROJECT AREA

AREA NOT SUBJECT TO

REDEVELOPMENT
North Bayshore Master Plan - April 2023 | 19

EXISTING SITE
Key

NBPP GATEWAY

CHARACTER AREA

NBPP CORE

CHARACTER AREA

NBPP GENERAL

CHARACTER AREA

NBPP EDGE

CHARACTER AREA

EXISTING OPEN SPACE

PROJECT AREA

NBPP COMPLETE

NEIGHBORHOODS

BOUNDARY

AREA NOT SUBJECT TO

REDEVELOPMENT
Plan 2.1.5 NBPP CHARACTER AREAS
Note:

EXISTING SITE
Plan 2.1.6 SITE AREA ANALYSIS: SHOREBIRD
Key

DEVELOPMENT BLOCK

NEW MID-BLOCK BREAK EXPANDED EXISTING

STREET (PUBLIC

STREET EASEMENT) EXPANDED EXISTING

STREET (PUBLIC

STREET EASEMENT

LIMITED ACCESS)

NEW STREET (PUBLIC

STREET EASEMENT)

NEW PRIVATE STREET
(PUBLIC ACCESS

EASEMENT)

NEW PRIVATE STREET
(PUBLIC ACCESS

EASEMENT WITH

LIMITED ACCESS)

ROW VACATION EXISTING ROW

OPEN SPACE (EITHER

DEDICATED PARK

LAND OR POPA)

DEDICATED PARK LAND

PEDESTRIAN PATHWAY

PUBLIC USE
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

North Bayshore Master Plan - April 2023 | 21

EXISTING SITE
Key

DEVELOPMENT BLOCK

NEW MID-BLOCK BREAK

EXPANDED EXISTING

STREET (PUBLIC

STREET EASEMENT)

NEW STREET (PUBLIC

STREET EASEMENT)

ROW ALREADY DEDICATED

TO THE CITY

EXISTING ROW

OPEN SPACE (EITHER

DEDICATED PARK

LAND OR POPA)

DEDICATED PARK LAND
Plan 2.1.7 SITE AREA ANALYSIS: JOAQUIN NORTH
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

EXISTING SITE
Plan 2.1.8 SITE AREA ANALYSIS: JOAQUIN SOUTH Key

DEVELOPMENT BLOCK

NEW MID-BLOCK BREAK

EXPANDED EXISTING

STREET (PUBLIC

STREET EASEMENT)

NEW STREET (PUBLIC

STREET EASEMENT)

ROW ALREADY DEDICATED

TO THE CITY

EXISTING ROW

DEDICATED PARK LAND
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

North Bayshore Master Plan - April 2023 | 23

EXISTING SITE
Plan 2.1.9 SITE AREA ANALYSIS: PEAR
Key

DEVELOPMENT BLOCK

EXPANDED EXISTING

STREET (PUBLIC

STREET EASEMENT)
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

EXISTING SITE
Plan 2.1.10 SITE AREA ANALYSIS: MARINE Plan 2.1.11 SITE AREA ANALYSIS: AMPHITHEATRE Key

DEVELOPMENT BLOCK

AREA NOT SUBJECT TO

REDEVELOPMENT
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

North Bayshore Master Plan - April 2023 | 25
CHAPTER 3
Vision
© Lendlease
26 | North Bayshore Master Plan - April 2023
VISION
Wherever you are,
you are connected to nature.
© Lendlease
North Bayshore Master Plan - April 2023 | 27
Over the past 50 years, Mountain View’s
last remaining rural neighborhood,
North Bayshore, was developed into a
successful office park distinguished
by its corporate tenants, entertainment
assets, mature landscape and its
proximity to Shoreline Park and the San
Francisco Bay. However, the experience
of North Bayshore today is fragmented:
a majority of land is covered by asphalt
and dedicated to cars, and most
buildings are inwardly oriented and set
back from the street, limiting the range
of social experiences available to the
public. The lack of housing means the
majority of office workers are forced
to be commuters, and the limited and
congested road network to serve them
privileges private vehicular traffic, rather
than people walking and riding bikes.

Only a modest number of residents call
North Bayshore home, and they lack
many essential services and amenities
that drive a thriving neighborhood.

The City’s vision, as laid out in the
Precise Plan and reflected in this Master
Plan, transcends the outmoded single
use office park paradigm with a vision for
active street life generated by thousands
of new residents living and working in
walkable neighborhoods, each boasting
active community and retail spaces,
and vibrant parks and public spaces.

To enrich and ground this ambitious
undertaking as an integral part of
Mountain View, this Master Plan
describes the ways in which the natural
and social systems of the site may be
linked to its past, present, and future; and
in so doing, distinguish life here from
anywhere else, providing the experience
of authenticity so often missing
from contemporary development.

Urbanism and ecology, the natural
systems of place, are typically seen as
separate, often competing interests.

However, this Master Plan seeks to
embrace the concept of creating an
ecology of place, a blending of the
two, as a guiding principle. From
an ecological perspective the site
is positioned in a transitional area
between natural areas to the north
and east and built-up spaces to the
west and south. This Master Plan
embraces these characteristics as
complementary, forming a new heart
within North Bayshore that rewards
urban life—for residents, employees, and
visitors—with rich access to nature.

Just as the native ecosystems provide
inspiration and a design driver for
urban placemaking and infrastructure,
so too do retail, arts, community, and
entrepreneurial opportunities inform
its social systems and life. And all built
on the district’s hidden gems: its local
businesses and cultural institutions,
its linkages to the Bay Trail and the
Permanente and Stevens Creek Trails,
the initial pieces of the Green Loop
multi-use trail, the area’s extensive
natural areas and native landscapes,
and its proximity to the existing
neighborhood of Santiago Villa. This
approach of “ecological urbanism”
suggests that some places should and
can have it both ways—bringing people
to nature, and nature to city dwellers.

The transformative opportunity for
North Bayshore goes beyond its borders
by improving connections to and from
Mountain View and the Bay—including
a new City-led bicycle bridge over US101, increased shuttles to Caltrain and downtown’s Castro Street, and expanded
trails and mobility infrastructure—
creating many more reasons for
residents of Mountain View to explore
their City’s closest connection to the Bay.

The vision for North Bayshore that
informs this Master Plan is therefore
one of simply, if not easily, changed
priorities: from auto centric to people
centric, from people or nature to people
and nature, from solely office to mixeduse, and from the stasis of prescribed office hours to the vibrancy of life before,
during and after work. It represents
an optimism, both needed and wellfounded, for this place, and this time. 28 | North Bayshore Master Plan - April 2023
VISION
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North Bayshore Master Plan - April 2023 | 29

LAND USE
CHAPTER 4
Land use
© Lendlease
30 | North Bayshore Master Plan - April 2023

LAND USE

4.1. Land use and urban form
The Master Plan encompasses
three “complete neighborhoods”—
Shorebird, Joaquin, and Pear—each
made distinct by a variety of urban and
natural conditions, all while remaining
connected to an overall open space
and circulation network. While each
neighborhood has its own distinct
character, collectively the Master Plan
seeks to deliver a cohesive, walkable,
mixed-use district that is anchored on
a strong open space spine with “green
fingers” that connect north and south,
knitting the project into the surrounding
development, bounded by Stevens and
Permanente Creeks to the east and west.

SHOREBIRD
Respecting the existing urban fabric,
office development is consolidated to
the north along Charleston Road and
residential uses are oriented toward
existing and proposed residential
development south of Shorebird, and
the District Central Plant located at
the edge of the neighborhood. The
pedestrian oriented Social Spine—where
office and residential uses are at their
closest proximity and intensity—is
the heart of the neighborhood and
will be lined with active ground plane
uses including restaurants, retail and
amenities. It is anchored by a new
hotel at the intersection of N. Shoreline
Boulevard and Charleston Road, and
the Shashi Hotel at Space Park Way.

The diverse mix of uses proposed within
Shorebird are connected and brought
together by a vibrant public realm. The
western side of Shorebird is anchored
by the Social Spine, envisioned to be a
vibrant retail corridor, while the eastern
side will transition to a more natural
setting with the Shorebird Wilds and Eco
Gem. Shorebird Wilds, which includes
the existing egret rookery, and the Eco
Gem have a strong ecological focus,
reestablishing native species and
infusing nature as a key feature of North
Bayshore. The Greenway Parks—a set of
linear parks—utilizes the Green Loop to
connect residents, employees, visitors
to arts, food, entertainment, and nature.

Buildings are at their most intense in
proximity to N. Shoreline Boulevard
and decrease in height and intensity
in proximity to the egret rookery and
Stevens Creek. Buildings fronting
public open space will enhance those
spaces using strategies through
responsive designs, and activated
edges. Vistas, designations, landmarks,
and open spaces will be used as
opportunities to create key sight lines
and signature architectural moments.

JOAQUIN
Like Shorebird, the office uses line
Charleston Road, solidifying the
strong employment core that runs
east-west through North Bayshore.

Residential uses are located to the
south, ultimately extending to US-101
and the entertainment heart of the
district. In response to the Gateway
Master Plan, the foundation for a
destination entertainment area is
established at 1400 N. Shoreline Blvd,
with a mix of restaurants, arts, hotel,
and entertainment uses surrounding
Shoreline Square and Gateway
Plaza, and visually connecting to
the Computer History Museum.

At the heart of the neighborhood is
Joaquin Commons, a large community
park with open gathering spaces suitable
for community events, outdoor movie
nights, and active recreation as well as
more intimate spaces for picnicking,
relaxing and serendipitous connections.

The Green Loop, part of which is
retained, meanders through the
neighborhood. At the west, it completes
the pedestrian and bicycle network
across Permanente Creek, and to the
east the Green Loop traverses The
Portal, which is lined with neighborhood
services and amenities and ultimately
connects residents, employees and
visitors across N. Shoreline Boulevard
to the Social Spine. The pedestrian and
bicycle network also extends south along
Joaquin Road, and down N. Shoreline
Boulevard, to connect to the planned
US-101 pedestrian bridge and onward
connection to downtown Mountain View.

As the most dense and intense
part of North Bayshore, residential
towers appear on the skyline, while
transitioning down in height closer
to Charleston Avenue and the
established office campus. A variety
of buildings, types, sizes and heights
will frame the network of open spaces
that transect the neighborhood.

North Bayshore Master Plan - April 2023 | 31
PEAR
Pear, while noncontiguous to
Shorebird and Joaquin, draws on its
proximity to Santiago Villa, approved
mixed-use developments between
La Avenida Avenue and Space
Park Way, and active uses located
along N. Shoreline Boulevard.
1599 & 1601 N. Shoreline Blvd, a new
residential building with an active
ground plane, directly responds to
the adjacent Shashi Hotel and retail
center on the corner of Pear Avenue,
while also reinforcing the key corner
of N. Shoreline Boulevard, Space
Park Way and Plymouth Street.
1220 & 1230 Pear Ave is nestled between
Santiago Villa and planned residential
development immediately to the west.

A new greenway pedestrian and bicycle
path along the boundary with Santiago
Villa will connect with other planned
improvements, ultimately providing a
direct pedestrian and bicycle connection
north into Shorebird, and to Stevens
Creek Trail via La Avenida Avenue.

Like Shorebird, residential development
is at its most intense at N. Shoreline
Boulevard and transitions down
in height in proximity to the
established residential area.

The Master Plan Area will be developed
generally in accordance with Plans

4.1.1 & 4.1.2 and Table 4.1.1.
32 | North Bayshore Master Plan - April 2023

LAND USE
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 4.1.1 LAND USE
Key
OFFICE

RESIDENTIAL

ACTIVE USES
HOTEL

PUBLIC USE

FLEX - PARKING,

RESIDENTIAL

FLEX - COMMUNITY USE,

DISTRICT SYSTEMS

PARKING

DISTRICT CENTRAL PLANT

GREEN LOOP

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA

NBPP BOUNDARY

AREA NOT SUBJECT TO

REDEVELOPMENT
North Bayshore Master Plan - April 2023 | 33
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 4.1.2 LAND USE (CORE MASTER PLAN AREA)
Key
OFFICE

RESIDENTIAL

ACTIVE USES
HOTEL

PUBLIC USE

FLEX - PARKING,

RESIDENTIAL

FLEX - COMMUNITY USE,

DISTRICT SYSTEMS

PARKING

DISTRICT CENTRAL PLANT

GREEN LOOP

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
34 | North Bayshore Master Plan - April 2023

LAND USE

LAND USE TOTAL SHOREBIRD JOAQUIN PEAR
Residential units 7,000 du 2,085 du 4,343 du 572 du
• Residential 7,187,342 sf 2,152,342 sf 4,516,000 sf 519,000 sf • Residential
parking
1,716,000 sf 548,000 sf 1,028,000 sf 140,000 sf
• Residential
parking stalls
4,702 stalls 1,384 stalls 2,983 stalls 335 stalls
Rebuilt office 1,814,681 sf 1,228,243 sf 586,438 sf 0 sf New office 1,303,250 sf 411,351 sf 891,899 sf 0 sf
Total office 3,117,931 sf 1,639,594 sf 1,478,337 sf 0 sf Rebuilt active uses 11,056 sf 0 sf 11,056 sf 0 sf
New active uses 277,934 sf 228,000 sf 39,934 sf 10,000 sf Total active uses 288,990 sf 228,000 sf 50,990 sf 10,000 sf Hotel 340,000 sf 160,000 sf 180,000 sf 0 sf
±525 keys ±250 keys ±275 keys ±0 keys
District central plant 130,000 sf 130,000 sf 0 sf 0 sf
TOTAL 12,780,263 sf 4,857,936 sf 7,253,327 sf 669,000 sf Parks and open space ±26.1 ac ±18.0 ac ±8.1 ac ±0.0 ac
Table 4.1.1 DEVELOPMENT PROGRAM
Notes:

1. The development program and square footage
totals in Table 4.1.1 are not minimum requirements.

This table reflects the maximum land use
entitlement being sought by the Master Plan. The
final development program delivered over the
course of the Master Plan’s build-out will be in
response to market conditions and demand, as
determined by the developer in subsequent zoning
applications.

2. The Master Plan does not state the specific amount
of Residential Base FAR or Residential Bonus FAR,
rather an approximate total residential square
footage of ±8.9msf (inclusive of ±1.7msf of above
ground parking), estimated to be sufficient to
construct up to 7,000 dwelling units, based on an
assumption of an average unit size of ±700 net
square feet. Up to 7,000 total residential units will
be constructed over the course of the Master Plan’s
build-out, and subject to requisite zoning permit
approvals.

3. 30,510 sf of Rebuilt Office will be transferred from 1220 & 1230 Pear Avenue , and whose demolition
was independently analyzed for CEQA purposes as
part of the PCP approval for a project proposed at
1255 Pear Avenue. Thus, these structures may be
demolished before Master Plan approval.

4. Hotel square footage is excluded from NonResidential Bonus FAR.

5. Total square feet of Joaquin South includes retail,
small business, and public-serving uses, which
may be deducted from the total square footage
once further defined, in keeping with NBPP FAR
exemptions (NBPP s3.3.3(2)).

6. For all character areas except the Gateway
Character Area, building spaces for small business,
public-serving uses, retail, grocery stores, as well
as district-level utility systems (both the DCP and
intertie space within buildings) are excluded from
allowable gross floor area calculations (NBPP
s3.3.3(3)).

7. Commercial projects do not include abovegrade parking structures in the FAR calculations.

Residential projects do include above-grade parking
structures in the project’s FAR calculations (NBPP
s3.3.3(6)).

8. Of the 288,990 sf of Active Uses, 55,000 sf
will be for community uses within the retained
1201 Charleston Rd building (along with District
Systems), and it is acknowledged that retail uses
(excluding Ancillary Retail Uses) are not permitted
in the Edge Character Zone. The remaining 233,990
sf can be any combination of uses as per the
definition of Active Use - see section 4.3.

North Bayshore Master Plan - April 2023 | 35
© LENDLEASE
36 | North Bayshore Master Plan - April 2023

LAND USE
The Plan will deliver both marketrate and critically needed affordable housing in North Bayshore and
Mountain View. These new residential
units will be in multifamily apartment
and condominium buildings within
Shorebird, Joaquin, and Pear. Shorebird
and Joaquin will feature a range of
housing options, distinctive open
spaces, local services, and generous
pedestrian and cycling amenities that
will appeal to and support a wide variety
of residents who can embrace the
opportunity for a less auto-dependent
lifestyle. Employees from businesses
located in North Bayshore can make
the choice to live closer to where they
work, enabling them to make a car-free
commute. From a sustainability and
quality of life perspective, this is one of
the most effective ways to positively
impact physical and mental health
and well-being while reducing vehicle
miles traveled, air quality impacts,
and greenhouse gas emissions.

The Plan will deliver up to 7,000
residential units including 1,050
affordable residential units, facilitated
via land dedication. If all 7,000
residential units are constructed, it
will equal 71 percent of the total 9,850
units anticipated by the NBPP.

The Master Plan does not prescribe
a specific unit mix for residential
development, rather the unit mix for each
residential building will be confirmed
in subsequent zoning applications. It
is anticipated that unit mix will vary
between individual buildings. All marketrate residential buildings are intended to be mapped in a condominium plan, to
allow for the future conversion of for-rent
buildings to for-sale buildings in order
to respond to future market conditions.

AFFORDABLE HOUSING
Affordable housing within the Master
Plan Area will allow low- and middleincome residents more housing choices closer to work, services, and
amenities, and will increase diversity
and equity in housing opportunities.

The Plan includes up to 7,000
residential units, 15% of which will be
affordable housing via land dedication
for stand-alone affordable housing.

The location of dedicated affordable
sites will be generally in accordance
with Plan 4.2.1 and Table 4.2.1.

Table 4.2.1 AFFORDABLE HOUSING PARCELS TO BE DEDICATED

BLOCK REF VTM REF NEIGHBORHOOD PHASE AREA (AC) AREA (SF) ESTIMATED RESIDENTIAL YIELD1

PERCENTAGE OF

TOTAL YIELD
PE-BR-2 PE2 Pear Phase 1 ±2.15 ac 93,456 sf ±231 du ±3.3% JS-BR-2 JS3, JS4 Joaquin Phase 1 ±1.60 ac 69,483 sf ±276 du ±3.9% SB-BR-6 SB25 Shorebird Phase 2 ±1.40 ac 61,028 sf ±220 du ±3.1% Part of JN-BR-1 JN6 Joaquin Phase 7 ±0.83 ac 36,111 sf ± 167 du ±2.4% Part of JS-BR-1 JS 2 Joaquin Phase 8 ±0.97 ac 42,110 sf ± 156 du ±2.2% TOTAL ±6.94 ac 302,188 sf ±1,050 du ±15.0%
1 Estimated residential yield is calculated based on the allowable achievable yield on the site in compliance with the Precise Plan development standards. Yield assumes all buildings will be mid-rise (max height of 8 stories, or lower as required by the Precise Plan; and a unit mix of 25% studios, 25% 1-bedroom, 25% 2-bedroom and 25% 3-bedrooms.

4.2. Housing
North Bayshore Master Plan - April 2023 | 37
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 4.2.1 AFFORDABLE HOUSING
Key

MARKET RATE

RESIDENTIAL

AFFORDABLE HOUSING

LAND DEDICATION SITE

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS
XX# VTM LOT NUMBER

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
38 | North Bayshore Master Plan - April 2023

LAND USE
North Bayshore’s retail and community
uses create vital ground plane activation,
providing access to neighborhoodserving goods and services for residents and employees, and regional-serving
entertainment and recreational uses.

Active uses are a key component to
creating a complete neighborhood.

Meeting places at the ground plane
between the office and residential uses
will support a vibrant public life for
residents, visitors, and workers within
North Bayshore. This interface of active
streets and social pathways creates a
distinct destination for the community.

Within the Master Plan Area, active
street frontages will be provided
for restaurants, small businesses,
neighborhood-serving uses, arts,
nonprofit organizations, and retail and
entertainment uses. These uses will be
focused within ground floors, particularly
along the Social Spine, Shorebird
Way, The Portal, Gateway Plaza, and
in stand-alone kiosks within each of
the neighborhoods. The active ground
floor uses will anchor and connect
back to N. Shoreline Boulevard at key
locations and will draw pedestrians
into the heart of the neighborhoods.

Priority active use frontage will
accommodate a diverse mix of retail,
restaurants, event space, pop-ups,
makerspace, cultural arts and learning
spaces, and other flexible uses. Where
demand necessitates, active ground
plane uses will expand along secondary
frontages. Within office buildings,
frontages facing key open spaces
will be designed to be architecturally
engaging with office amenities located
along the parks where possible.

Stand-alone kiosks may be located
within parks and open space where they
are publicly accessible or shared by
Google and the public. Parks themselves
will host a range of community-oriented
programs, events and art installations
that will enliven the neighborhood and
invite social interactions. Together,
these strategies will ensure ground
floors of buildings are human-scaled
and welcoming to pedestrians.

In other locations, to protect the
safety and security of office workers,
residents, and visitors alike, the
ground floor of office buildings and
interstitial spaces will be accessible
only to office employees and invited
guests. Office building frontages and
entries will be designed to reinforce
an engaging, human-scale interface
with the public realm, and facilitate
outward facing ground floor uses.

The Plan will afford the continuation of
the Social Spine south to connect to the
Gateway at such time as the adjoining
owner seeks to redevelop. Gateway
Plaza and Shoreline Square will be
highly visible as people enter the district
along N. Shoreline Boulevard and will
draw visitors into the entertainment
core. Retail spaces, as well as food
and beverage uses, will support and
complement future entertainment uses.

To create comfortable outdoor spaces,
upper floors of buildings are planned
to be set back in key locations to
provide ample sunlight, while wide
sidewalks and a canopy of street trees
will ensure pedestrian comfort.

Key arrival moments will be located at
prominent locations with interesting
sightlines, architectural treatments,
and active uses where possible.

The location of active uses and
key corners will be generally in
accordance with the Plan 4.3.1.

4.3. Active uses
North Bayshore Master Plan - April 2023 | 39

PRIORITY ACTIVE

USE FRONTAGE
Frontages where active ground
planes are most critical to the intent
of the Master Plan, and largely
include the Social Spine, and key
intersections with Shorebird Way.

Active uses along these edges
are intended to include, but not
limited to, a diverse mix of retail,
restaurants, a market, personal
services, pop-ups, arts and culture,
and other engaging uses.

SECONDARY ACTIVE

USE FRONTAGE
Frontages where active ground
planes are encouraged, but if the
market is unable to support the
demand, other ground plane uses,
which provide “eyes on the street”
are alternatively encouraged. This
may include, but not limited to,
small office tenancies, co-working,
maker space, incubator space, event
space, and residential amenities
such as gyms and shared kitchens.

ENHANCED OFFICE EDGE
Edges where office uses abut parks
which are intended to have a high
degree of activation. Frontages
are designed to be architecturally
engaging with prioritization
given to internal amenities being
located along these edges to
provide “eyes on the street”.

ENHANCED RESIDENTIAL EDGE
Frontages where priority is given to
internal amenities fronting Monarch
Street to provide “eyes on the street”.

ACTIVE USES
Uses located at the ground level,
either within buildings or standalone,
that consist of programming that
generates pedestrian activity. These
uses may be retail, commercial,
educational, arts, cultural, or
institutional in nature. Examples
include, but are not limited to food
and beverage, grocery stores,
personal and professional services,
day care centers, libraries, museums,
indoor fitness, medical and wellness
services, entertainment venues,
event spaces, maker spaces,
nonprofit and small-format offices
(including sales and leasing suites),
coworking spaces, art studios/
galleries, and startup incubators.

Active Uses include the
following land uses as identified
in Table 3 of the NBPP:

RECREATION, EDUCATION,

PUBLIC ASSEMBLY
• Child day-care facilities
• Community assembly
• Community center
• Indoor recreation and fitness
• Libraries and museum
• Outdoor commercial recreation
• Studios for dance, art, music,
photography, martial arts etc.
• Theaters

RETAIL TRADE
• Accessory retail uses
• Bars and drinking places
• Certified farmer’s market
• Grocery stores
• Liquor stores
• Outdoor merchandise
and activities
• Restaurants serving liquor,
with entertainment
• Restaurants serving liquor,
without entertainment
• Restaurants with or
without beer and wine
• Restaurants, take-out
• Retail stores, general
merchandise
• Shopping centers

SERVICES
• Automatic teller
machines (ATMs)
• Banks and financial institutions
• Business support services
• Draft cleaning services
• Bicycle or pedestrian
accessible services
• Offices, not associated with
the principal office tenant
• Medical services
• Personal services
• Repair and maintenance
- consumer products
Any other undefined use that
CMV finds as meeting the land
use intent of Active Use.
40 | North Bayshore Master Plan - April 2023
LAND USE © LENDLEASE
© LENDLEASE
© LENDLEASE
© LENDLEASE© LENDLEASE
© LENDLEASE
© BAUNFIRE
Figure 4.3.1 ACTIVE USES PRECEDENT IMAGES
North Bayshore Master Plan - April 2023 | 41
© LENDLEASE © GOOGLE © LENDLEASE
© LENDLEASE
© SHAE ROCCO© LENDLEASE © BAUNFIRE © SHAE ROCCO
42 | North Bayshore Master Plan - April 2023

LAND USE
Key

KEY CORNERS

PRIORITY ACTIVE

USE FRONTAGE

SECONDARY ACTIVE

USE FRONTAGE

ENGAGING OFFICE EDGE

ENGAGING

RESIDENTIAL EDGE

PEDESTRIAN

PRIORITY ZONE

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 4.3.1 ACTIVE USES
North Bayshore Master Plan - April 2023 | 43
© Google
CHAPTER 5
Parks, open space
and ecology
44 | North Bayshore Master Plan - April 2023
PARKS, OPEN SPACE + ECOLOGY

5.1. Parks and open space
A diverse network of open space
reaffirms North Bayshore’s ecological
identity and provides a spectrum
of active and passive recreational
experiences, as well as numerous health
benefits for residents, employees,
visitors, and ecological systems. The
varied scale of open space facilitates
a range of programmatic elements
from urban plazas, neighborhood
parks, sports courts to ecologically
designed landscapes and trails.

The Master Plan will create multiple
gathering places within each
neighborhood, with the Social Spine
and Greenway Parks at the heart of
Shorebird, and Joaquin Commons
fulfilling the same role in Joaquin
North. In Joaquin South, Gateway Plaza
provides for a central meeting place
within the Gateway, and Shoreline Square
will expand with the redevelopment
of the adjoining property, providing
a space for community gatherings,
events, and lively pedestrian activity
throughout the day and evening.

The integration of multiple layers of
native plants throughout the Master Plan
Area will result in significant ecological
enhancements. Large scale ecological
restoration will occur in Shorebird Wilds
and the Eco Gem where ecologically
valuable native trees, shrubs, and
understory vegetation will be planted
to provide natural areas for local
wildlife. The adjacent, proposed canopy
corridors will also promote biodiversity.

A total of ±14.8 acres of unimproved
parkland will be dedicated to the City.

At Google's discretion, an additional
±11.3 acres of open space will be either
dedicated to the City as unimproved
parkland or delivered as privately
owned, publicly accessible (POPA)
open space. Certain improvements
to dedicated park land, may be
undertaken by Google on the City’s
behalf, subject to a Reimbursement
Agreement, or in-lieu fee credit.

DEDICATED PARKLAND
Land that has been dedicated to
the City for parks and open space.

The park is owned and maintained
by the City, and accessible to the
public from 6:00 am to one-half
hour after sunset; or as otherwise
permitted in accordance with
§38.13 of the Municipal Code.

POPA
A Privately Owned, Publicly
Accessible Park, owned
and maintained by Google,
governed by a public access
covenant, and accessible in
accordance with applicable
Project conditions of approval.

In addition to parks and open space,
the Master Plan contemplates a robust
network of pedestrian paths and bike
trails, expanding on the existing Green
Loop to provide not only internal
connectivity, but connections to the
broader district, including to the Stevens
and Permanente Creek Trails, the Bay
Trail, Shoreline Regional Park, Charleston
Park, and Santiago Villa. A network
of new streets and passageways will
complete a walkable and inviting street
grid. Pedestrians will be prioritized, and
bicyclists of all abilities will be welcomed
in the neighborhood with a series of
new bicycle lanes, cycle tracks, and the
intersecting segments of the Green Loop.

North Bayshore Master Plan - April 2023 | 45

PROCESS FOR APPROVING

PARK DESIGN
The Parks and Open Space Design
Guidelines provide guidance regarding
future park programming - see Appendix
E of the Implementation Plan.

PUBLIC ART
Public art will reinforce the Master
Plan’s vision for connecting people
to nature, and will enhance the
spectrum of experiences through
interpretation, interactive play, and
emotional attachment to the setting.

Public art will range in size and
scale and present a diversity of
art opportunities, from permanent
iconic exhibits that become natural
landmarks and placemaking devices,
to temporary or pop-up installations
that bring new experiences and
visitors into North Bayshore.

PARK REFERENCE NEIGHBORHOOD PHASE AREA (AC) AREA (SF)
Greenway Parks Shorebird Phase 1 (West)
Phase 3 (East)
±2.4 ac
±1.8 ac (west)
±0.6 ac (east)
108,182 sf
79,907 sf (west)
28,275 sf (east)
Eco Gem Shorebird Phase 1 ±10.8 ac 468,552 sf
Shorebird Wilds Shorebird Phase 2 ±4.5 ac 194,815 sf
Shorebird Square Shorebird Phase 2 ±0.3 ac 13,324 sf
The Portal Joaquin Phase 1 ±0.8 ac 32,478 sf
Joaquin Grove Joaquin Phase 4 ±1.4 ac 61,558 sf
Joaquin Commons Joaquin Phase 5 ±2.5 ac 111,025 sf
Joaquin Terrace Joaquin Phase 7 ±2.2 ac
±1.3 ac (east)
±0.9 ac (west)
95,208 sf
55,952 sf (east)
39,256 sf (west)
Gateway Plaza Joaquin Phase 8 ±0.9 ac 39,466 sf
Shoreline Square Joaquin Phase 8 ±0.3 ac 14,127 sf
TOTAL ±26.1 ac 1,138,735 sf
Table 5.1.1 PARKS AND OPEN SPACE PROGRAM
46 | North Bayshore Master Plan - April 2023
PARKS, OPEN SPACE + ECOLOGY
KEY

DEDICATED PARK LAND

OPEN SPACE (EITHER

DEDICATED PARK

LAND OR POPA)

GREEN LOOP

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

LIMITED ACCESS STREET

PROJECT AREA
Note:

It is at the Applicant’s future discretion to deliver
parks and POPAs rather than dedicate land to the
City.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 5.1.1 PARKS AND OPEN SPACE
North Bayshore Master Plan - April 2023 | 47
© West 8© Photo Studio Context Press Office via New Holland Island© West 8 © West 8
© Kreg Holt via Trust for Governor’s Island,© West 8© Timothy Schenck via Trust for Governor’s Island © Timothy Schenck© West 8
© Shea Rocco
© Lendlease© Lendlease
Figure 5.1.1 PARKS AND OPEN SPACE PRECEDENT IMAGES
48 | North Bayshore Master Plan - April 2023
PARKS, OPEN SPACE + ECOLOGY

5.2. Ecological design
The Master Plan proposes the
development of a vibrant mixed-use
community within the city that builds
upon the natural beauty and history
of this location adjacent to the San
Francisco Bay. Ecology is at the heart
of landscape design as a means to
better support biodiversity, build
climate resilience, and improve human
health outcomes. The ecological
transformation of the Master Plan
Area has four main goals:

RESTORE ECOSYSTEMS IN AN

URBAN ENVIRONMENT
Currently the site is home to fragmented
pockets of native and non-native
plant communities of relatively low
ecological value. The Master Plan
re-establishes a mosaic of natural
areas that connect the Bay tidal
wetlands and salt ponds (outside of
the Master Plan Area) to willow groves,
riparian forests, oak savannas, and
woodlands that are now rare or have
been lost in the region. The Master
Plan strives to substantially reduce
fragmentation and restore functional
ecological connectivity between
existing and proposed natural areas.

BUILD A ROBUST NETWORK OF

HIGH-PERFORMING NATURE
An interconnected network of nature
extends from the biodiversity hubs
at the Eco Gem and Shorebird Wilds,
through a series of urban parks, along
corridors of native street trees, and
landscaping on private parcels. This is
a new precedent for integrating ecology
holistically into the urban setting.

Improvements along the Green Loop
connect open spaces in the Master
Plan Area with Stevens and Permanente
Creeks, facilitating the movement
of people and wildlife. Tree canopy
over these transportation corridors
serves a vital role in increasing the
permeability and ecological connectivity
of North Bayshore. These connected
ecological elements will deliver a high
level of performance for urban cooling,
drought-resilience, and the many health
benefits of daily access to nature.

CREATE AN URBAN BIODIVERSITY HUB

THAT BUILDS UPON EXISTING RESOURCES
The Eco Gem presents an opportunity
to reestablish willow groves that can
support local and migratory species in
the Master Plan area, which builds on
recent ecological restoration efforts in
the adjacent Charleston Retention Basin.

Combined, the Eco Gem and Charleston
Retention Basin will form a >20 acre
biodiversity hub with heat island cooling
effects for the neighborhood. The Eco
Gem will provide resources essential to
migratory songbirds, a diverse array of
butterflies, and numerous other wildlife.

Because of its size and tree density it will
also serve as a natural cool island with
a shaded, moist environment in the dry
season and during future heat waves.

SHIFT COMPOSITION TO A MORE

DROUGHT-TOLERANT, HEAT-RESILIENT,

SHADE-PRODUCING CANOPY
The plan provides an opportunity to rebalance North Bayshore’s tree portfolio to better meet the challenges of the
coming decades. In the Master Plan
Area, the predominantly non-native urban
forest will be incrementally replaced by
a high-value, climate-resilient native tree
species palette that will catalyze local
biodiversity and ecological functions.

Over the course of the Project, highwater-use and low-performing trees will be replaced to establish a more
resilient forest which is well-adapted
to future conditions. The Project will
demonstrate a “forest of the future”
which will be a model for other cities
facing changing climatic conditions.

Species selection will be based on
both current and predicted ranges to
maximize ecology and climate resilience.

North Bayshore Master Plan - April 2023 | 49

BIODIVERSE LANDSCAPES
Within North Bayshore there are
high-value ecological areas, in
particular within and surrounding
Stevens and Permanente Creeks and
the Charleston Retention Basin.

The Master Plan has multiple
opportunities for bringing back nature,
by converting surface parking lots to
ecologically valuable natural areas
that recreate historical landscapes
and transforming non-native and lawn
dominated landscapes into biodiverse
thoughtfully designed spaces. The
value of existing and proposed natural
areas is enhanced by improvements
on and connections to parks, plazas,
and green streets that balance the
needs of people and nature.

ECO GEM
The Eco Gem is a ±10.8-acre area
that will be dedicated to the City. It is
intended to be restored as a mosaic
of willow groves, transitional and
upland forests. The Eco Gem expands
upon the existing ±6-acre Charleston
Retention Basin which was completed
in 2019 as part of a public-private
partnership between the City and
Google. This transformation removes
extensive existing hardscape, including
office buildings and ±3.6 acres of
surface parking. The Eco Gem will
provide much needed foraging and
breeding grounds for migratory and
resident birds while providing trails that
connect people to the landscape.

The strategic location of the Eco
Gem, adjacent to the Charleston
Retention Basin and riparian zones,
maximizes the ecological value
and impact of this dedication.

SHOREBIRD WILDS
Shorebird Wilds will provide ±4.5 acres
of passive open space and native
plant gardens surrounding the existing
egret rookery. To facilitate Shorebird
Wilds, a portion of Shorebird Way
right-of-way will be vacated, replaced
with a native pollinator supporting
flower meadow, and a mix of passive
and active outdoor programming.

Shorebird Wilds will provide a clear
and connected corridor that allows
the egrets to travel to and from the
Eco Gem, Charleston Retention
Basin, and Stevens Creek, providing
a network of rich foraging grounds.

GREEN LOOP
The Green Loop multi-use trail network
will increase connectivity between
Stevens and Permanente Creeks that
will provide a vegetated terrestrial
corridor for wildlife movement. This will
restore the gradient between aquatic
and upland plant communities, and link
ecological resources in the Master Plan
Area to regional biodiversity hubs.

URBAN OPEN SPACES
Ecological design principles are applied
across the spectrum of open spaces,
from urban to natural. Parks, outdoor
living rooms, mid-block breaks, and
streets will be designed to support a
more biodiverse environment. Dense
native tree plantings and large multi
layered landscaped areas in these
socially programmed spaces provide
resources for wildlife, as well as build
resilience to climatic changes.
50 | North Bayshore Master Plan - April 2023
PARKS, OPEN SPACE + ECOLOGY © West 8
© Noah Devereaux© Google© Shae Rocco
© Google© Google
© Jeroen Musch
© West 8 © West 8
© Timothy Schenck© West 8
Figure 5.2.1 ECOLOGY AND LANDSCAPE PRECEDENT IMAGES
North Bayshore Master Plan - April 2023 | 51

URBAN FOREST
A fundamental component of the
Master Plan is to establish an urban
forest composed of species that
are locally adapted to the regional
climate, require minimal irrigation, and
enhance biodiversity. Extensive tree
planting will transform the streetscape
and open spaces throughout North
Bayshore resulting in increased
biodiversity, improved human health,
and a greater capacity to adapt
to future climatic conditions. Key
components of this strategy include:

QUANTITY OF CANOPY
The area of tree canopy cover is
correlated to the amount of nature
and wildlife connections that the
forest provides and is associated
with a long list of co-benefits such as
human health, air pollution control,
carbon sequestration, reductions
in surface stormwater runoff, and
mitigation of urban heat island
effects. The redevelopment of North
Bayshore will achieve ±21.7 percent
canopy cover within 25 years after
build out (excluding dedicated park
land). The current tree canopy cover
in the Master Plan Area (excluding
dedicated parks) is approximately 21.4
percent, which is higher than the total
canopy cover across the City (18%).

QUALITY OF CANOPY
The quality of an urban forest can vary
and depends primarily upon species
composition, species diversity, and
structural complexity. An urban forest
composed of locally native trees will
have higher ecological value and provide
optimal resources for local wildlife.

Tree species with broad and dense
canopies are better at mitigating high
temperatures, capturing air pollutants,
increasing evapotranspiration, and
storing carbon. Over 92 percent of the
trees that currently exist in the Master
Plan project area are not native to
Santa Clara Valley. The existing urban
forest was not designed to optimize
for wildlife support or connect to
adjacent natural areas. The urban
forest proposed in the Master Plan is
composed of locally native tree species
integrated with understory plants that
mimic the composition of ecosystems
that occurred in the vicinity prior to
development. Native, large-statured
and drought tolerant tree species
with broad and dense canopies will
be planted throughout the district to
maximize co-benefits. This “ecological
urbanism” approach will also create
a distinctive sense of place, drawing
on the natural heritage of the region.

CONNECTIVITY OF CANOPY
A tree canopy that is connected across
the urban landscape will provide shade
over pedestrian paths, reduce urban heat
island effects, and provide corridors
for wildlife to move to and from nearby
local and regional natural areas. Aside
from the Green Loop’s canopy corridor,
most existing trees are street and
parking lot trees that do not provide
connections to the southern parcels,
to the adjacent Stevens or Permanente
Creeks, or to the Bay. The proposed tree
layout in the Master Plan strategically
places trees across the landscape to
create connected corridors that link
open spaces on the site to the Bay and
upland forests higher in the watershed.

Continuous canopy cover along the
streets will act as a green tributary
system further facilitating movement for
birds, insects, and other animals through
North Bayshore and connecting them
to existing and planned open spaces.
52 | North Bayshore Master Plan - April 2023
PARKS, OPEN SPACE + ECOLOGY

PLANTING PALETTE

PLANTING APPROACH
At North Bayshore today there is an
incoherent mix of non native species
with relatively low ecological value.

As part of the phased replacement
strategy, native and drought tolerant
species will be planted to create a
biodiverse and resilient landscape.

The planting palette consists
predominantly of locally native species
that have been largely lost in the region
and are known to better support local
wildlife and require less irrigation than
the non-native ornamental species
that are traditionally planted in urban
landscapes. This diverse palette is
better suited to existing and future
climatic conditions and will increase the
district’s resilience to climate change.

The planting palette will be
supplemented with additional species
as needed for each specific planting
area in alignment with the North
Bayshore Precise Plan Plant Palette.

CANOPY REPLACEMENT STRATEGY
The tree replacement strategy will
increase the overall value of the urban
forest by focusing on the quantity,
quality, and arrangement of trees.

Quality improvements will be achieved
by prioritizing the selection of native
tree species that develop large dense
canopies that are well suited to the
local climate. These trees will be better
suited to local conditions and provide
aesthetic and placemaking value.

Among the species included in the tree
replacement strategy are coast live
oak, valley oak, California buckeye, red
and arroyo willow, California sycamore,
white alder, Fremont cottonwood, and
others that were historically abundant in
the Santa Clara Valley. This tree palette
improves ecological functions and values
and contributes to the climate resilience
of the urban forest in North Bayshore.
.

MAINTENANCE PROVISIONS
Native landscapes are managed
differently from traditional landscapes.

They require specialized knowledge
of adaptive management and native
plants. Over time, native vegetation
will be established in this landscape
and will require less maintenance
including reduced irrigation, weeding,
pruning and pesticide use.

Infrequent but deep irrigation during
the plant establishment period
encourages deep rooting and reduces
future irrigation needs. Once the plants
have developed deep roots that can
access groundwater, irrigation with
potable water will be significantly
reduced or stopped altogether. Irrigating
with recycled water, which is highly
desirable from a water conservation
perspective, can cause plant stress
due to elevated salinity levels.

Potential steps that may minimize
impacts of using recycled water include
periodic flushing with potable water,
ensuring adequate mulching, and
optimizing drainage. Where recycled
water is the primary irrigation source
plants will be monitored for stress
symptoms. If stress symptoms are
evident, the salinity of the recycled
water will be measured. The district
water reuse facility, proposed as an
option, will produce recycled water
with salinity levels below these
stress threshold levels.

North Bayshore Master Plan - April 2023 | 53
CHAPTER 6
Circulation
and mobility
© GOOGLE
54 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY

6.1. Multimodal connectivity
In order to support transformational
land use changes in North Bayshore, the
district’s transportation system needs
to prioritize the efficient movement of
people over low occupancy vehicles.

Implementing a complete street
system that prioritizes access and
safety for all users, while integrating
land use changes, the local context,
and supporting flexibility for future
technology and innovation will create
reliable, healthier, and more sustainable
transportation options. Circulation
within the Plan area will be provided
generally in accordance with Plan 6.1.1.

Pedestrian network
Prioritizing the movement of people
over automobiles is a fundamental
tenet of the Master Plan. New streets
and mid-block connections will greatly
enhance the pedestrian experience
by reducing the scale of the urban
grid to create a dense and flexible
network, and by providing safe and
direct pedestrian connections to
neighborhood services, places of
work, residences, amenities, parks and
open space, and transit facilities.

Sidewalks and paths will be
interconnected, wide, and treelined, offering both direct routes and winding paths to maximize the variety
and enjoyment of the pedestrian
experience. To minimize distances
between pedestrian crossings, midblock
crossings with safety features such
as flashing beacons will be provided.

Intersections will be designed with
attention to Vision Zero pedestrian
safety goals and principles, a City
policy which was adopted by the City
of Mountain View on December 10,
2019 and includes the goals of:
• eliminating fatal traffic
collisions by 2030;
• reducing by half the threeyear annual average number of traffic collisions involving
fatalities or severe injuries by
2030 from a 2016 baseline
of 15 collisions; and
• decreasing the three-year
annual average number of
people killed or severely injured
by 15 percent every three
years from a 2016 three-year
annual average of 19 people.

As a further complement to this
pedestrian emphasis, the Master Plan
pays particular attention to the ways
in which the ground floors of buildings
embrace and activate the pedestrian
network through the provision of active
ground floor uses, individual residential
entries and stoops, articulation,
setbacks, and materiality. The most
emphatic expression of these principles
is along the Social Spine in Shorebird,
where active ground floors at the base
of residential, office, and hotel uses line
an intimate pedestrian-only route to
create the neighborhood’s focal point.

Pedestrian connectivity will be provided
generally in accordance with Plan 6.1.2.

SOCIAL SPINE
Immediately east of and parallel to
N. Shoreline Boulevard, the Social
Spine is the urban heart of Shorebird,
intuitively connecting pedestrians from
Charleston Road to Shorebird Way.

The Social Spine will provide a vibrant
pedestrian experience lined with cultural
and retail programming that services
all of North Bayshore. Amenities will
include outdoor dining, food and
beverage, weather protection, raised
planters, and integrated seating; all
while establishing a defined, safe,
and active pedestrian domain.

Running a length of approximately 680
ft, and with a typical width of 40 ft, the
Social Spine will be designed to be a
human-scale, pedestrian-only thruway
lined with active frontages generally
in accordance with Plan 4.3.1.

North Bayshore Master Plan - April 2023 | 55
© Google
© Google © Shae Rocco
© Across The Pond © Google © Across The Pond
Figure 6.1.1 MULTIMODAL TRANSPORTATION PRECEDENT IMAGES 56 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Note:

On N. Shoreline Boulevard, between Shorebird
Way and Charleston Road, only one of the two
mid-block breaks will provide vehicular driveway
access. Which mid-block break will include the
driveway will be determined as part of a future
PCP. Both mid-block breaks will provide
emergency vehicle access, and public pedestrian
and bicycle access.

The final location of the off-site pedestrian/
bicycle trail connection between the Green Loop
and Stevens Creek Trail will be determined at the
time of submitting the corresponding PCP
application. The final alignment of the trail will be
contingent upon 1) coordination with the
adjoining land owner 2) consideration of the use
of the adjoining parcel, and 3) the final
configuration of district systems within the
District Central Plant.

Off-street pedestrian connections between
Shorebird and Pear will be undertaken in
conjunction with adjoining property owners.

This Plan is part of the North Bayshore Master
Plan. This Plan demonstrates a conceptual plan
for the future development of the Master Plan
Area. Roadway alignments, and land use parcels
are general depictions. This Master Plan may be
subsequently updated and modified in response
to City comments as part of the development
review process, and future zoning permit
applications.

Key

EXISTING PUBLIC STREET

RECONFIGURED

PUBLIC STREET

VACATED PUBLIC STREET

NEW PUBLIC STREET

NEW PRIVATE STREET

NEW PRIVATE DRIVEWAY
(INDICATIVE)

PEDESTRIAN CIRCULATION

GREEN LOOP

ONE-WAY VEHICLE TRAVEL

PEDESTRIAN PRIORITY

ZONE (SOCIAL SPINE)

LIMITED ACCESS STREET

NEW PRIVATE STREET
(LIMITED ACCESS)

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
Plan 6.1.1 BLOCK CIRCULATION
North Bayshore Master Plan - April 2023 | 57
Key

PEDESTRIAN CIRCULATION
(INDICATIVE)

PEDESTRIAN PATHWAY
(SOCIAL SPINE)

PEDESTRIAN PRIORITY

ZONE (SOCIAL SPINE)

LIMITED ACCESS STREET

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
Note:

The final location of the off-site pedestrian/bicycle
trail connection between the Green Loop and
Stevens Creek Trail will be determined at the time of
submitting the corresponding PCP application. The
final alignment of the trail will be contingent upon 1) coordination with the adjoining land owner 2)
consideration of the use of the adjoining parcel, and
3) the final configuration of district systems within
the District Central Plant.

Off-street pedestrian connections between
Shorebird and Pear will be undertaken in
conjunction with adjoining property owners.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 6.1.2 PEDESTRIAN NETWORK
58 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Bicycle network
A comprehensive, safe, and efficient offstreet and on-street bicycle network will provide a variety of options for cyclists
of all ages and capabilities. A cumulative
±3.7-mile comprehensive off-street
and on-street bicycle network will be
provided generally in accordance with
Plan 6.1.3 and will include expansions
of and enhancements to existing bike
facilities as well as new connections
to the regional bike network.

Bike share and other micro-mobility
services will be integrated into transit
stations to support last-leg connections.

Bike parking will be provided in
compliance with the requirements in
the Precise Plan. Short-term bicycle
parking such as bike racks will be
located at key destinations and will
be easily accessible from adjacent
bicycle facilities. Long-term bicycle
parking intended for residents and
employees will be provided via bike
lockers or internally within residential
and office buildings, respectively.

GREEN LOOP
The Green Loop, a multiuse trail
network, is a central component of
the open space network, while also
reinforcing the larger vision for a bikefriendly North Bayshore. The Green Loop will support the contiguous offstreet bicycle and pedestrian network within Shorebird and Joaquin.

An additional 1.7 miles will be added to
the Green Loop, which will include a 13+
foot-wide two-way cycleway and a 7+
foot separated pedestrian way and will
generally be provided in accordance with
the Plan 6.1.4. The pavement treatment
will be durable and low maintenance.

OFF-SITE CONNECTIONS
Mountain View has a network of regional
bicycle trails, including Stevens and
Permanente Creeks, that connect
North Bayshore to downtown and the
Bay. With the approval of PG&E, new
pedestrian and bicycle connections
will be provided to Stevens Creek
Trail at the eastern terminus of
Charleston Road and Monarch Street.

A cycle track along N. Shoreline
Boulevard will connect the Green
Loop to the planned US-101 bicycle
and pedestrian overcrossing at N.

Shoreline Boulevard. A secondary
trail connection will be provided at the
northern boundary of Santiago Villa to
provide a connection to Armand Drive.

North Bayshore Master Plan - April 2023 | 59
Key

CLASS I -

GREEN LOOP
CLASS IIBUFFERED ON STREET

BIKE LANE
CLASS IVSEPARATED BIDIRECTIONAL CYCLE TRACK
CLASS IVSEPARATED ONE-WAY

CYCLE TRACK

MULTI-USE PATH

FUTURE BIKE PATH ON

PRIVATE PROPERTY

OWNED BY OTHERS

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan 6.1.3 BICYCLE NETWORK
Note:

Off-street pedestrian connections between
Shorebird and Pear will be undertaken in
conjunction with adjoining property owners.

PROPOSED GREEN LOOP

PLANNED/UNDER

CONSTRUCTION

GREEN LOOP

EXISTING GREEN LOOP

TO BE RETAINED

OPEN SPACE

INDICATIVE LOCATION

OF MID-BLOCK BREAKS/

PRIVATE DRIVEWAYS

CONCEPTUAL

DEVELOPMENT BLOCKS

LIMITED ACCESS STREET

PROJECT AREA
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 6.1.4 GREEN LOOP
North Bayshore Master Plan - April 2023 | 61
Roadway network
The roadway network will be
designed as a hierarchy of street
functions and classifications to safely
accommodate all travel modes.

To reduce multimodal conflicts,
individual roadway segments will
prioritize different travel modes.

These individual modal layers overlap
to create a logical and cohesive
transportation network that meets the
needs of people walking, biking, driving,
and taking public transportation.

The existing roadway network is
provided in Plan 6.1.5. The Master
Plan roadway network and street
classifications are presented in Plans

6.1.6 and Plan 6.1.7, respectively.

EXISTING STREETS
Existing street rights-of-way will
be modified to incorporate bicycle,
pedestrian, and transit facilities.

Shorebird Way will be converted
into a one-way eastbound street.

NEW PUBLIC AND PRIVATE STREETS
A series of new neighborhood streets will
distribute traffic and provide permeability
throughout the Master Plan Area.

Parts of Monarch Street, Manzanita
Street and Inigo Way, and the extension
of Shorebird Way will be new public
streets. Grove Street, Willow Street,
and a part of Monarch Street will be
new private streets. These streets will
be designed to satisfy the intent and
function as described in the Precise
Plan. Private streets may be closed
intermittently for public access to
allow for special events such as
farmers markets, street parties and
other activities. New public and private
streets are identified in Plan 6.1.8.

LIMITED ACCESS STREETS
Black Street north of Shorebird Way,
and Charleston Road east of Inigo
Way will be limited to emergency
vehicle and maintenance access,
and public pedestrian and bicycle
access. The hours of limited public
vehicular access will be determined
during zoning permit approval.
62 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY

RECONFIGURED PLYMOUTH STREET
Part of Plymouth Street will be
reconfigured to align with the
intersection of N. Shoreline Boulevard
and Space Park Way2. As part of
this reconfiguration, utilities located
within the original right of way (ROW)
will be removed and relocated.

This independent project (CIP 20-
40) will be undertaken by CMV. It
is anticipated this City project will
commence in Summer 2023, and
be completed by the end of 2024.

Upon completion of this project, the
original alignment of Plymouth Street
will become a private driveway providing
building and parking access to JSBR-2. Through vehicular access to N.

Shoreline Boulevard will not be provided.
2 City of Mountain View Capital Improvement Project #20-40, projected to be completed by the City in Q2, 2023.

VACATED SHOREBIRD WAY
Part of the Shorebird Way right-ofway, which is closed seasonally, will be vacated to remove vehicular
traffic from close proximity to the
egret rookery and to expand the
area for the Shorebird Wilds.

MID-BLOCK BREAKS
Mid-block breaks will provide pedestrian
and bicycle localized and through
access, and may provide limited
vehicular access to on-site parking,
servicing and loading. Mid-block
breaks may also provide maintenance
and emergency vehicle access as
needed - see Plan A3.3 in Appendix
A of the Implementation Plan.

TYPE I MID-BLOCK BREAKS
Breaks within the block structure
that allow for through public
pedestrian and bicycle access,
and limited vehicular access,
but no through vehicular access
eg. private driveways are of
a length needed to access
on-site parking garages and
loading/servicing areas.

TYPE II MID-BLOCK BREAKS
Breaks within the block structure
that provide slight lines and
view corridors throughout
the campus area, as well as
controlled vehicular access eg.
private driveways of a length
needed to access on-site parking
and loading/servicing areas
only. Due to safety and security
requirements, interstitial spaces
and breaks within the campus area
will only be accessible to office
employees and invited guests.

North Bayshore Master Plan - April 2023 | 63
Key

EXISTING STREET

LOCATION

PROPOSED STREET

LOCATIONS

EXISTING BUILDINGS

EXISTING OPEN SPACE

EXISTING STREET

EASEMENTS TO

BE VACATED

EXISTING ROW TO

BE VACATED

LIMITED ACCESS STREET

PROJECT AREA
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 6.1.5 EXISTING STREETS
64 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Note:

On N. Shoreline Boulevard, between Shorebird Way
and Charleston Road, only one of the two mid-block
breaks will provide vehicular driveway access.

Which mid-block break will include the driveway will
be determined as part of a future PCP. Both
mid-block breaks will provide emergency vehicle
access, and public pedestrian and bicycle access.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Key

EXISTING PUBLIC STREET

RECONFIGURED

PUBLIC STREET

VACATED PUBLIC STREET

NEW PUBLIC STREET

NEW PRIVATE STREET

NEW PRIVATE DRIVEWAY
(INDICATIVE)

PEDESTRIAN/BIKE

ACCESS ONLY

NEW PEDESTRIAN

PATHWAY (SOCIAL SPINE)

TRANSIT BOULEVARD

LIMITED ACCESS STREET

NEW PRIVATE

STREET(LIMITED ACCESS)

ONE-WAY VEHICLE TRAVEL

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
Plan 6.1.6 STREET NETWORK
North Bayshore Master Plan - April 2023 | 65
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Key

GATEWAY BOULEVARD

NEIGHBORHOOD STREET A

NEIGHBORHOOD STREET B

PRIVATE NEIGHBORHOOD

STREET B

TRANSIT BOULEVARD

LIMITED ACCESS STREET

PRIVATE STREET
(LIMITED ACCESS)

ONE-WAY VEHICLE TRAVEL

PARKING

OPEN SPACE

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

PROJECT AREA
Plan 6.1.7 STREET CLASSIFICATION
66 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Key

EXPANDED EXISTING

STREET (PUBLIC

STREET EASEMENT) EXPANDED EXISTING
STREET
(PUBLIC STREET

EASEMENT LIMITED

ACCESS)

NEW STREET (PUBLIC

STREET EASEMENT)

NEW PRIVATE STREET
(PUBLIC ACCESS

EASEMENT)

PRIVATE STREET
(PUBLIC ACCESS

EASEMENT WITH

LIMITED ACCESS)

ROW ALREADY DEDICATED

TO THE CITY
ROW VACATION EXISTING +

RE-ALIGNED ROW

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 6.1.8 PUBLIC AND PRIVATE STREETS
North Bayshore Master Plan - April 2023 | 67
Transit network
The existing transit network will be
expanded within the Plan Area to
support high-quality, high-frequency
transit service. Amenities such as
bus stops, benches, shelters, and
information displays will enhance the
transit user experience. The exact
locations of these amenities will be
determined as part of detailed design.

The transit network and amenities
will support safe and convenient
access to transit for all users.

Major transit stops will be located along
Shoreline Boulevard and Charleston
Road within a ¼ mile or less of most
of the Plan Area. Secondary or minor
transit stops may be located within
the Master Plan Area and will further
support localized transit access.

Transit facilities will be provided
generally in accordance with Plan 6.1.9.

Loading & servicing network
Building access, servicing, and
loading will be provided via midblock breaks and streets supporting local access generally in accordance
with the intent of Plan 6.1.10.

A detailed servicing plan, which will
include the location and number
of required loading bays, on-site
warehousing, and delivery coordination,
will be developed through further study
and coordination with the City - see
Appendix I of the Implementation Plan.

Emergency response network
All buildings will front a fire access road
on at least two sides. All fire access
roads will provide a minimum of 20 ft
clear access for emergency vehicles
and fire trucks, and 26 ft of clear access
for aerial apparatus where required.

Additionally, all buildings will be located
between 15 ft and 30 ft from an aerial
fire apparatus access road on at least
one side. Emergency vehicle access
may also be provided via alleys, midblock breaks and open space generally in accordance with Plan 6.1.11.

In some cases, for streets with
less than 26 ft clearance, alternate
design treatments may be required,
including mountable curbs, mountable
bicycle lanes and buffers and use
of curbside loading zones.

Curbside zone utilization
Curbside zones will prioritize short-term
on-street parking, passenger pick up and
drop-off, and transit stops. Flex zones
will allow for time-of-day strategies to
effectively manage competing demands
and make efficient use of curb space.

Where appropriate, the curbside zone
can also be utilized for stormwater
management and bioretention as well
as sidewalk bulb-outs at intersections.

Curbside zones will be provided generally
in accordance with Plan 6.1.12.
68 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Note:

This Plan is indicative of primary transit routes, and
that transit service expansion beyond this plan is
subject to further decision making amongst transit
operators.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Key

TRANSIT ROUTES AND

TRANSIT STOPS

TRANSIT-ONLY LANES
1/4 MILE WALK SHED

LIMITED ACCESS STREET

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
Plan 6.1.9 TRANSIT NETWORK
North Bayshore Master Plan - April 2023 | 69
Key

PREFERRED LOCATIONS

FOR OFF-STREET LOADING

PRIMARY TRUCK ROUTING

SECONDARY TRUCK

ROUTING

PARKING OR LOADING

ACCESS DISCOURAGED

PROTECTED EDGE
- NO PARKING OR

LOADING ACCESS

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Note:

Preferred locations for off-street loading are
conceptual and subject to change based on further
design. Final locations yet to be confirmed. Truck
reversing is not to occur on public streets and would
be accommodated on private driveways and/or the
development parcels.

On N. Shoreline Boulevard, between Shorebird Way
and Charleston Road, only one of the two mid-block
breaks will provide vehicular driveway access.

Which mid-block break will include the driveway will
be determined as part of a future PCP. Both
mid-block breaks will provide emergency vehicle
access, and public pedestrian and bicycle access.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 6.1.10 LOADING, SERVICING AND ACCESS
70 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Note:

All buildings with habitable floors >30’ above the
access road will be within 15-30’ from at least one
fire apparatus access road, per CMV Fire Code Sec.

14.10.14. Refer to Appendix A Plans A3.4 and A3.5
for development parcel height assumptions.

Additional aerial apparatus access may be provided
along POPAs and within building setbacks as
determined during PCP applications. Wharf Hydrant
or Exterior Standpipe Connection to be provided in
Along mid block breaks or open spaces where
buildings exceeded 150 feet from apparatus road
the building will be served by a wharf hydrant or
exterior Standpipe Connection. Actual locations
and number of connections to be determined under
a separate permit.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Key

FIRE APPARATUS ACCESS
ROAD (20’ MIN WIDTH)

AERIAL FIRE APPARATUS
ACCESS ROAD (26’

MIN WIDTH)

AERIAL FIRE APPARATUS
ACCESS ROAD (26’ MIN

WIDTH) BY OTHER

ADDITIONAL AERIAL FIRE

APPARATUS ACCESS

ROUTE IF REQUIRED
xx’ MA

X BUILDING HEIGHT

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA

PROPOSED HABITABLE
FLOOR AREA NOT TO EXCEED 30' ABOVE

ACCESS ROAD
Plan 6.1.11 EMERGENCY ACCESS
North Bayshore Master Plan - April 2023 | 71
Key

CURBSIDE ZONE ON

BOTH SIDES OF STREET

CURBSIDE ZONE ON

ONE SIDE OF STREET

LIMITED ACCESS STREET

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 6.1.12 CURBSIDE ZONES
72 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Table 6.2.1 STREET SECTION MATRIX2
2 Plans and figures are illustrative and may differ from Conditions of Approval. Conditions of Approval to govern final design unless otherwise determined permissible by City, likely during zoning or building permit application.

STREET CLASSIFICATION OWNERSHIP ROW WIDTH VEHICULAR LANES BICYCLE FACILITIES CURBSIDE ZONE GREEN LOOP B Street Neighborhood Street A New street Public ROW 78 ft 2-lanes Class II - Buffered on-street bike lanes on both sides of street
Yes N/A
Black Street
(between Charleston Rd and Shorebird Way)
Limited Access Street New street Private with public
access easement
42 ft 1-lane, northbound
only
Class IV - Separated or buffered two-way
cycle track on the west side of street
No N/A
Black Street
(between Monarch St and Shorebird Way)
Neighborhood Street B New street Public ROW 66 ft 2- lanes Multi-use path on both sides of street Yes (southbound only)
N/A
C Street Neighborhood Street A New street Public ROW 58 ft 2-lanes Class IV - Separated one-way cycle track (northbound); Class II - Buffered on-street bike lane (southbound)
Yes (northbound
only)
N/A
Charleston Road (West)
(between Huff Ave and Joaquin Rd)
Neighborhood Street A
Transit Boulevard
Existing street Public ROW 92-108 ft 2-lanes plus 2
transit-only lanes
Class IV - Separated one-way cycle track (eastbound);
Class IV - Separated two-way cycle track (westbound)
No Outside
of ROW
Charleston Road (West)
(between Joaquin Rd and N. Shoreline Blvd)
Neighborhood Street A
Transit Boulevard
Existing street Public ROW 78ft 2-lanes plus 2
transit-only lanes
Class IV - Separated one-way cycle track (eastbound);
Class IV - Separated two-way cycle track (westbound)
No Outside
of ROW
Charleston Road (East)
(between N. Shoreline Blvd and Inigo Way)
Neighborhood Street A Existing street Public ROW 84 ft 2-lanes plus left turn median
Class IV - Separated one-way cycle
track on both sides of street
Yes (eastbound
only)
Outside
of ROW
Charleston Road (Park)
(between Inigo Way and Black St)
Limited Access Street Existing street Public ROW 70 ft 1-lane, westbound only
(Green Loop) Class I - Separated two-way
cycle track on south side of street
No Inside of ROW
Grove Street Neighborhood Street B New street Private with public access easement
66 ft 2-lanes Class II - Buffered on-street bike
lanes on both sides of street
Yes (one
side only)
N/A
Huff Avenue Neighborhood Street A Existing street Public ROW 73 ft 2-lanes Class II - Buffered on-street bike lanes on both sides of street
Yes N/A
Inigo Way Neighborhood Street A New street Public ROW 80 ft 2-lanes Class II - Buffered on-street bike lanes on both sides of street
Yes N/A
Complete streets encourage walking
and biking throughout the Master Plan
Area, prioritize non-vehicular experience
and safety, and minimize conflicts
with traffic and building access.

6.2. Streetscape
design
The streetscape design incorporates
complete streets best practices to
provide a functioning and safe street for
all users. Table 6.2.1 and Figures 6.2.1
- 6.2.23 present the design dimension
specifications for each street section.

North Bayshore Master Plan - April 2023 | 73

STREET CLASSIFICATION OWNERSHIP ROW WIDTH VEHICULAR LANES BICYCLE FACILITIES CURBSIDE ZONE GREEN LOOP Joaquin Road Neighborhood Street A Existing street Public ROW 80 ft 2-lanes Class II - Buffered on-street bike lanes on both sides of street
Yes N/A
Main Street Neighborhood Street A New street Public ROW 58 ft 2-lanes N/A (consistent with Gateway Master Plan) Yes N/A Manzanita Street
(between Monarch St and Shorebird Way)
Neighborhood Street B New street Public ROW 66 ft 2-lanes Class II - Buffered on-street bike lanes on both sides of street
Yes (one
side only)
N/A
Monarch Street
(west of SB-PR-8)
Neighborhood Street B New street Public ROW 66 ft 2-lanes Class II - Buffered on-street bike lanes on both sides of street
Yes (one
side only)
N/A
Monarch Street
(east of SB-PR-8)
Neighborhood Street B New street Public ROW 66 ft 2-lanes Multi-use path on north side of street; Class IV - Separated on-street cycle track
on south side of street (eastbound)
Yes (westbound
only)
N/A
Plymouth Street
(between Joaquin Rd and Shoreline Blvd)
Neighborhood Street A Existing street Public ROW 86 ft 4-lanes Class II - Buffered on-street bike lanes on both sides of street
Yes N/A
Plymouth Street
(west of Joaquin Rd)
Neighborhood Street A Existing street Public ROW 80 ft 2-lanes Class II - Buffered on-street bike lanes on both sides of street
Yes N/A
Shorebird Way (Arrival) Neighborhood Street A Existing street Public ROW 76 ft 1-lane, eastbound only
(Green Loop) Class I - Separated two-way
cycle track on north side of street
Yes (south
side only)
Inside of ROW
Shorebird Way (Greenway) Neighborhood Street A Existing street Public ROW 70 ft 1-lane, eastbound only
(Green Loop) Class I - Separated two-way
cycle track on north side of street
Yes (south
side only)
Inside of ROW
Shorebird Way (Wilds A) Neighborhood Street A Existing street Public ROW 67 ft 2-lanes (Green Loop) Class I - Separated two-way cycle track on north side of street
Yes (south
side only)
Inside of ROW
Shorebird Way (Wilds B) Neighborhood Street A New street Public ROW 67 ft 2-lanes Class IV - Separated two-way cycle track on north side of street
Yes (south
side only)
N/A
N. Shoreline Boulevard
(north of Plymouth St)
Gateway Boulevard
Transit Boulevard
Existing street Public ROW 133 ft
(varies)
4-lanes plus
reversible bus lane
Class IV - Separated two-way cycle track and ClassII buffered bike lane on both sides of streetNo N/A N. Shoreline Boulevard
(south of Plymouth St)
Gateway Boulevard
Transit Boulevard
Existing street Public ROW 139 ft
(varies)
4-lanes plus
reversible bus lane
Class IV - Separated two-way cycle track on
west side of the street; Class-II buffered onstreet bike lane on east side of street No N/A
Space Park Way Neighborhood Street A Existing street Public ROW 80 ft 2 lanes Class IV - Separated one-way cycle track on both sides of street
Yes N/A
Willow Street Neighborhood Street B New street Private with public access easement
66 ft 2-lanes Class II - Buffered on-street bike
lanes on both sides of street
Yes (one
side only)
N/A
TABLE 6.2.1 STREET SECTION MATRIX (CONT.)
74 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Curbside
Zone /
Stormwater
Treatment
Curbside
Zone /
Stormwater
Treatment
Class II
Buffered
Bike Lane
Class II
Buffered
Bike Lane
Sidewalk Sidewalk
PL PL

B STREET
NORTH
Shoreline
Square
SOUTH Setback
Figure 6.2.1 B STREET
Note:

Mountable 3” curbs to be located between bike path
and vehicle lanes where curbside zones are not
used for vehicle or fire access.

Bioretention will be required for stormwater
treatment. These facilities may alternate with trees
and other green buffer elements.

North Bayshore Master Plan - April 2023 | 75
2-Way
Cycle Track
Sidewalk Sidewalk
PL PL
Setback
WEST
Shorebird
Wilds
EAST
District
Central Plant
BLACK
STREET
Figure 6.2.2 BLACK STREET | BETWEEN CHARLESTON ROAD AND SHOREBIRD WAY Note:

Plans and figures are illustrative and may differ
from Conditions of Approval. Conditions of
Approval to govern final design unless otherwise
determined permissible by City, likely during zoning
or building permit application.
76 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Curbside
zone
Green
Buffer
Green
Buffer
Muti-Use
Path
Muti-Use
Path
PL PL
Setback
BLACK
STREET
WEST
EAST
District
Central Plant
Figure 6.2.3 BLACK STREET | BETWEEN MONARCH STREET AND SHOREBIRD WAY Note:

Bioretention will be required for stormwater
treatment. These facilities may alternate with trees
and other green buffer elements.

North Bayshore Master Plan - April 2023 | 77
Green
Buffer
One-Way
Cycle
Track
Bike
Lane
Curbside
Zone /
Stormwater
Treatment
Sidewalk Sidewalk
PL PL
Setback

WEST EAST
Residential
Buildable Area

C STREET
Outside of
MP Boundary
Figure 6.2.4 C STREET
Note:

Bioretention will be required for stormwater
treatment. These facilities may alternate with trees
and other green buffer elements.
78 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Two-Way
Cycletrack
Median /
Turn Lane
Green
Buffer
Transit
Shelter
One-Way
Cycletrack
Transit
Shelter
Sidewalk
Existing
Tree
Existing
Tree
PL PL

CHARLESTON
ROAD

NORTH SOUTH
Buildable
Office Area Setback
Outside of
MP Boundary
Figure 6.2.5 CHARLESTON ROAD (WEST) | BETWEEN HUFF AVENUE AND JOAQUIN ROAD Note:

North Bayshore Master Plan - April 2023 | 79
NORTH
Two-Way
Cycletrack
Median /
Turn Lane
Green
Buffer
Green
Buffer
One-Way
Cycle
track
Sidewalk
Existing
Tree
PL PL
Setback
SOUTH
Buildable
Office Area

CHARLESTON
ROAD

CHARLESTON
ROAD
Figure 6.2.6 CHARLESTON ROAD (WEST) | BETWEEN JOAQUIN ROAD AND N. SHORELINE BOULEVARD Note:

Plans and figures are illustrative and may differ
from Conditions of Approval. Conditions of
Approval to govern final design unless otherwise
determined permissible by City, likely during zoning
or building permit application.
80 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Green
Buffer
Green
Buffer
Curbside
Zone
Sidewalk Sidewalk
PL PL

CHARLESTON
ROAD

NORTH SOUTH
Buildable
Office Area Setback
One-Way
Cycle
track
One-Way
Cycle
track
Plan Note:

Maximum dimension of 20’ between southern
property line and face of curb for aerial fire
apparatus access.

Figure 6.2.7 CHARLESTON ROAD (EAST) | BETWEEN N. SHORELINE BOULEVARD AND INIGO WAY North Bayshore Master Plan - April 2023 | 81
Note:

Figure 6.2.8 CHARLESTON ROAD - INIGO WAY ROUNDABOUT
82 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Green Buffer Green
Buffer
Sidewalk Green Loop Sidewalk
PL PL

CHARLESTON
ROAD

NORTH SOUTH
Buildable
Office Area Setback
Existing
Tree
Figure 6.2.9 CHARLESTON ROAD (PARK) | BETWEEN INIGO WAY AND BLACK STREET Note:

Future alignment of sidewalk and green buffer on
north side of street to prioritize the retaining of
existing trees where feasible.

North Bayshore Master Plan - April 2023 | 83
Figure 6.2.10 CHARLESTON ROAD - INIGO WAY ROUNDABOUT
Note:

Plans and figures are illustrative and may differ
from Conditions of Approval. Conditions of
Approval to govern final design unless otherwise
determined permissible by City, likely during zoning
or building permit application.
84 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Class II
Buffered
Bike Lane
Class II
Buffered
Bike Lane
Curbside
Zone
Curbside
Zone
Sidewalk +
Landscape
PL PL
Setback

WEST EAST
Residential
Buildable Area
HUFF
STREET
Outside of
MP Boundary
Figure 6.2.11 HUFF AVENUE
Note:

Mountable 3” curbs to be located between bike path
and vehicle lanes where curbside zones are not used
for vehicle or fire access.

Where appropriate, curbside zones can also be
utilized for stormwater management and
bioretention, as well as planters for existing tree
retention.

North Bayshore Master Plan - April 2023 | 85
Class II
Buffered
Bike Lane
Class II
Buffered
Bike Lane
Curbside
Zone
Curbside
Zone
Sidewalk +
Landscape
Sidewalk +
Landscape
PL PL
SetbackSetback
WEST
Residential
Buildable Area
EAST

INIGO WAY
Figure 6.2.12 INIGO WAY
Note:

Mountable 3” curbs to be located between bike path
and vehicle lanes where curbside zones are not used
for vehicle or fire access.

Bioretention will be required for stormwater
treatment. These facilities may alternate with trees
and other green buffer elements.
86 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Class II
Buffered
Bike Lane
Class II
Buffered
Bike Lane
Curbside
Zone
Curbside
Zone
Sidewalk +
Landscape
Sidewalk +
Landscape
PL PL
SetbackSetback
EAST
Office/
Residential
Buildable Area
WEST
Office/
Residential
Buildable Area

JOAQUIN
ROAD
Figure 6.2.13 JOAQUIN ROAD
Note:

Mountable 3” curbs to be located between bike path
and vehicle lanes where curbside zones are not used
for vehicle or fire access.

Where appropriate, curbside zones can also be
utilized for stormwater management and
bioretention, as well as planters for existing tree
retention.

North Bayshore Master Plan - April 2023 | 87
Curbside
Zone
Curbside
Zone
PL PL
Setback
MAIN
STREET
WEST
Shoreline Square
Sidewalk +
Landscape
Sidewalk +
Landscape
EAST
Figure 6.2.14 MAIN STREET
Note:

Bioretention will be required for stormwater
treatment. These facilities may alternate with trees
and other green buffer elements.
88 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
One-Way
Cycle
Track
Sidewalk
PL PL
Setback

MONARCH
STREET
Curbside
zone
Green
Buffer
Green
Buffer
Muti-Use
Path
Outside of
MP Boundary

NORTH SOUTH
Figure 6.2.15 MONARCH STREET | EAST OF SB-PR-8
Note:

Mountable 3” curbs to be located between bike path
and vehicle lanes where curbside zones are not used
for vehicle or fire access.

Bioretention will be required for stormwater
treatment. These facilities may alternate with trees
and other green buffer elements.

North Bayshore Master Plan - April 2023 | 89
Curbside
Zone
PL PL
SetbackSetback
Sidewalk +
Landscape
Sidewalk +
Landscape
Class II
Buffered
Bike Lane
Class II
Buffered
Bike Lane
Figure 6.2.16 NEIGHBORHOOD STREET B TYPICAL
Note:

Includes the following street segments: Monarch
Street (west of SB-PR-8, Grove Street, Manzanita
Street (south of Shorebird Way), and Willow Street.
2’ public access easement to be provided within
setbacks to ensure minimum public sidewalk width
of 7’.

Mountable 3” curbs to be located between bike path
and vehicle lanes where curbside zones are not used
for vehicle or fire access
Bioretention will be required for stormwater
treatment. These facilities may alternate with trees
and other green buffer elements.
90 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Green
Buffer
Green
Buffer
One-Way
Cycle
Track
One-Way
Cycle
Track
Curbside
Zone
Curbside
Zone
Sidewalk Sidewalk
PL PL
SetbackSetback

NORTH SOUTH
Buildable
Residential Area
Figure 6.2.17 PLYMOUTH STREET (WEST OF JOAQUIN ROAD) AND SPACE PARK WAY Note:

Where appropriate, curbside zones can also be
utilized for stormwater management and
bioretention, as well as planters for existing tree
retention.

North Bayshore Master Plan - April 2023 | 91
Note:

Plans and figures are illustrative and may
differ from Conditions of Approval.

Conditions of Approval to govern final design
unless otherwise determined permissible by
City, likely during zoning or building permit
application.

Future design of sidewalks and bike lanes to
prioritize the retaining of existing trees where
feasible. Final location of pedestrian zone to
be determined.

Grading to be determined at a later stage.
3" mountable curb to be located between
vehicle lane and Green Loop for fire access.

Where appropriate, curbside zones can also
be utilized for stormwater management and
bioretention, as well as planters for existing
tree retention.

Sidewalk Green
Buffer
Green
Loop
Curbside
Zone
Green
Buffer
Sidewalk
Existing
Tree
Existing
Tree
PL PL

SHOREBIRD
WAY
NORTH
Residential/
Office
Buildable Area
SOUTH
Residential
Buildable Area
SetbackSetback
Figure 6.2.18 SHOREBIRD WAY | ARRIVAL
92 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Note:

Plans and figures are illustrative and may
differ from Conditions of Approval.

Conditions of Approval to govern final design
unless otherwise determined permissible by
City, likely during zoning or building permit
application.

Sidewalk meanders on north side of the
Green Loop to retain existing trees where
feasible. Future design of sidewalks and bike
lanes to prioritize the retaining of existing
trees. Final location of pedestrian zone to be
determined.

Grading to be determined at a later stage.
3" mountable curb to be located between
vehicle lane and Green Loop for fire access.

Where appropriate, curbside zones can also
be utilized for stormwater management and
bioretention, as well as planters for existing
tree retention.

Sidewalk +
Planting Area
Green
Loop
Curbside
Zone
Green
Buffer
Sidewalk
Existing
Trees
PL PL

SHOREBIRD
WAY
NORTH
Greenway
Park West
SOUTH
Residential
Buildable Area Setback
Figure 6.2.19 SHOREBIRD WAY | GREENWAY
North Bayshore Master Plan - April 2023 | 93
Sidewalk +
Planting Area
Green
Loop
Curbside
Zone
Green
Buffer
Multi-Use
Path
Existing
Trees
PL PL

SHOREBIRD
WAY
NORTH
Greenway
Park East
SOUTH
Residential
Buildable Area Setback
Note:

Plans and figures are illustrative and may
differ from Conditions of Approval.

Conditions of Approval to govern final design
unless otherwise determined permissible by
City, likely during zoning or building permit
application.

Grading to be determined at a later stage.
3" mountable curb to be located between
vehicle lane and Green Loop for fire access.

Bioretention will be required for stormwater
treatment. These facilities may alternate with
trees and other green buffer elements, and
may utilize the curbside zone where
appropriate.

Figure 6.2.20 SHOREBIRD WAY | SHOREBIRD WILDS A
94 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Sidewalk Two-Way
Cycle
Track
Curbside
Zone
Green
Buffer
Multi-Use
Path
PL PL

SHOREBIRD
WAY
NORTH
Existing Building
SOUTH
Residential
Buildable Area
SetbackSetback
Note:

Plans and figures are illustrative and may
differ from Conditions of Approval.

Conditions of Approval to govern final design
unless otherwise determined permissible by
City, likely during zoning or building permit
application.

Future design of sidewalks and bike lanes to
prioritize the retaining of existing trees where
feasible. Final location of pedestrian zone to
be determined.
3" mountable curb to be located between
vehicle lane and Green Loop for fire access.

Bioretention will be required for stormwater
treatment. These facilities may alternate with
trees and other green buffer elements, and
may utilize the curbside zone where
appropriate.

Figure 6.2.21 SHOREBIRD WAY | SHOREBIRD WILDS B
North Bayshore Master Plan - April 2023 | 95
Two-Way
Cycletrack
Two-Way
Cycletrack
Green
Buffer
Green
Buffer
Green
Buffer
Green
Buffer
Bike
Lane
Bike
Lane
Sidewalk Sidewalk
PL PL

SHORELINE

BOULEVARD

SHORELINE

BOULEVARD
EAST
Buildable
Residential /
Hotel
WEST
Buildable
Office /
Residential Setback
Setback
Figure 6.2.22 N. SHORELINE BOULEVARD | NORTH OF PLYMOUTH STREET (VARIES) Note:

Plans and figures are illustrative and may
differ from Conditions of Approval.

Conditions of Approval to govern final design
unless otherwise determined permissible by
City, likely during zoning or building permit
application.
96 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY
Two-Way
Cycletrack
Class II
Buffered
Bike Lane
Green
Buffer
Sidewalk Sidewalk
PL PL

SHORELINE

BOULEVARD
EAST
Buildable
Residential Area
WEST
Buildable
Residential AreaSetback
Setback
Green
Buffer
Figure 6.2.23 N. SHORELINE BOULEVARD | SOUTH OF PLYMOUTH STREET (VARIES) Note:

Plans and figures are illustrative and may
differ from Conditions of Approval.

Conditions of Approval to govern final design
unless otherwise determined permissible by
City, likely during zoning or building permit
application.

North Bayshore Master Plan - April 2023 | 97

6.3. Transportation infrastructure
The Precise Plan identifies several
required Priority Transportation
Improvements and other street network
improvements that need prioritization
to support the planned growth and
development within the North Bayshore
District in order to increase transit use,
bicycling, and walking. The Master
Plan assumes timely implementation
of these projects as well as localized
intersection improvements to
support the development program.

More information on the operational
improvements to support the
development program is provided in
Appendix I of the Implementation Plan.

6.4. Parking
The Master Plan parking strategy will
relocate and consolidate the existing
surface lots into centralized district
parking facilities with a limited amount
of parking retained on site. The goal
of the parking strategy is to reduce
demand for parking by constraining
supply and providing complementary
TDM measures. This will support
a more efficient parking strategy,
freeing up land for open space,
housing, office, and other uses.

ON-SITE OFFICE PARKING
On-site office parking, limited to a
maximum of ±10 percent of total office
parking, will be provided within podiums
or surface lots immediately adjacent to
office buildings within Shorebird and
Joaquin North. If feasible, basement
parking may also be provided.

DISTRICT OFFICE PARKING
To reduce dependency on singleoccupancy vehicles (SOVs) and maximize the efficient use of land, the
majority of office parking will be in offsite district parking structures generally in accordance with the Plan 6.4.1.

Three district office parking
garages are proposed:
• SA-P-1 (Amphitheatre), ±4,334
stalls located in a 6-level parking
garage on City-owned Lot C
of Shoreline Amphitheatre;
• JS-P-1 (Joaquin South), if
determined to be needed, ±400
stalls located in a 6-level parking
garage within the Joaquin
South. An additional 300 stalls
are provided for other uses;
• MW-P-1 and MW-P-2 (Marine
Way), ±890 stalls located
in two, 2-3-level parking
garages within Marine Way.

First-last mile mobility solutions
such as shuttles, bikeshare, and
improved pedestrian and bicycle
routes will support the connection
between district office parking
facilities and Google offices.

RESIDENTIAL PARKING
A gradual reduction in the residential
parking ratios will be achieved over
the life of the Plan as more amenities
and services are delivered in North
Bayshore. On-site residential parking
will not exceed an average of 0.65
stalls per unit by Plan buildout. To
achieve this, parking greater than 0.65
stall per unit may need to be provided
in residential buildings with larger
floor plates, in order to provide onsite parking for adjoining residential buildings with smaller floor plates where
a parking ratio of 0.65 stalls per unit
cannot be physically accommodated.

For early residential projects, additional
off-site residential parking above an
average of 0.65 stalls per units, but
not exceeding 1.25 stalls per unit,
may be provided on existing surface
parking lots (except APN 116-20-
043) within the Master Plan Area in
acknowledgement of initial residential
development having greater vehicle
dependency until improved, and
additional public transit services are
operational, and district servicing
retail and amenities are provided.
98 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY

DISTRICT PARKING USES SERVICED APPROXIMATE

CAPACITY
JN-P-1 Joaquin North Retail, hotel, community
and visitor parking
±500 stalls
JS-P-1 Joaquin South Office, retail, hotel, community
and visitor parking
±700 stalls
MW-P-1 & MW-P-2 Marine Way Office ±890 stalls
SA-P-1 Amphitheatre Office ±4,334 stalls*
SB-P-1 Shorebird Retail, hotel, community
and visitor parking
±600 stalls
* Additional parking stalls may be accommodated within SA-P-1 for City use, independent of this Master Plan.

Table 6.4.1 DISTRICT PARKING GARAGES
SB-P-1 and JN-P-1 parking garages may
also provide residential visitor parking.

Certain thresholds of office square
footage may trigger the need for various
off-site parking structures, specifically
SA-P-1, JS-P-1 and MWP-1 & MW-P-2.

HOTEL, ACTIVE USE, AND PARKS

AND OPEN SPACE PARKING
A ±600 stall district-serving parking
garage (SB-P-1) will be located in
Shorebird to meet the demand for hotel
and active uses. This garage may also
provide visitor parking for surrounding
residential development, and
neighborhood parks and open space.

A ±500 stall district-serving parking
garage, JN-P-1, located in Joaquin North
will provide parking for hotel and active
uses, neighborhood parks and open
space, and residential visitor parking.

In addition to office parking, JS-P-1,
a ±700 stall district-serving parking
garage, will provide ±400 stalls for
office and ±300 stalls for other uses
to reflect a reduction in office GSF
while maintaining a 2.0 stall per
thousand GSF parking ratio for office.

CAR PARKING RATIOS
Maximum car parking ratios for buildout
conditions of the Master Plan Area are
identified in Table 6.4.2. Pursuant to the
NBPP, there is no minimum car parking
requirement. Maximum non-residential
parking ratios may be further reduced
where a shared parking strategy can be
implemented, or if a parking demand
study, submitted as part of a subsequent
zoning application/s, demonstrates
support for reduced car parking ratios.

LAND USE MAXIMUM PARKING RATIO*
Office/R&D 2.0 stalls per 1,000 sf
Residential An average of 0.65 stalls per unit at full buildout Active Use 4.0 stalls per 1,000 sf
Hotel 0.7 stalls per room
* Per the NBPP, there is no minimum car parking ratio. Accordingly, less parking may be provided than stated in Table 6.4.2.

PARKING FOR SPECIAL USES
Dedicated car share spaces will be
provided in all garages to meet the
NBPP requirements. For office parking,
this includes a minimum of three car
share spaces in each office parking lot.

For residential parking, this includes at
least one space for residential lots over
50 spaces and at least two spaces for
residential lots over 200 spaces, plus
one for every additional 200 dwelling
units. Car share spaces may also be
clustered in centralized locations.

Table 6.4.2 MAXIMUM CAR PARKING RATIOS
The Master Plan will significantly
increase the availability of electric
vehicle charging infrastructure. All
new parking facilities will meet or
exceed the minimum electric vehicle
parking requirements established
by the California Building Code
at the time of permit application
and the City’s REACH Code.

TEMPORARY PARKING TO SUPPORT

DEVELOPMENT PHASING
Parking supply in excess of the
maximum parking ratios outlined in
Table 6.4.2 is temporarily permitted
to support the development phasing.

As the Master Plan builds out,
parking demand will be reduced as a
result of TDM and built environment
characteristics embedded within the
Master Plan, making the maximum
parking ratios in Table 6.4.2 achievable.

The quantities, locations, and uses of
the temporary parking is subject to City
review during zoning permit application.

North Bayshore Master Plan - April 2023 | 99
Note:

SA-P-1 (Amphitheatre Parking Garage) is a planned
parking garage that would provide parking for uses
located within the Master Plan Area. The parking
garage will be part of the Master Plan’s CEQA
review but will require a Development Review
Permit as it is located outside of the NBPP area.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Key

ACTIVE USE PARKING

DISTRICT PARKING

ACTIVE USE, HOTEL

PARKING
10% OFFICE ONSITE PARKING
RESIDENTIAL ONSITE PARKING

GARAGE ACCESS

PEDESTRIAN WALK SHED

INDICATIVE HOZ BOUNDARY

LIMITED ACCESS STREET

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
Plan 6.4.1 DISTRICT PARKING STRATEGY
100 | North Bayshore Master Plan - April 2023
CIRCULATION + MOBILITY

6.5. Trip cap compliance & transportation demand management (TDM) The Precise Plan establishes sitespecific vehicle trip caps and district-wide vehicle trip caps at the
three Gateway locations into North
Bayshore based on the projected
vehicle capacity. The NBPP identifies
a 45 percent (SOV rate target for office
trips to remain within the trip cap.

The Master Plan will comply with the
district-wide and site-specific trip cap
policies and the SOV rate targets in the
NBPP, with the objective to achieve a
35 percent SOV rate target at full build
out and occupancy of the Master Plan.

Compliance with the SOV rate targets
will be achieved through a combination
of built environment changes and
existing and new TDM strategies that
provide mobility options and incentives
for users to reduce automobile travel.

The TDM Plan is included as Appendix H
of the Implementation Plan. Compliance
with the trip cap policies and SOV rate
target will also be supported through
the implementation of new parking
strategies, expansion of the existing
bicycle, pedestrian, and multimodal
street network, and delivery of a mixture
of land uses that capture internal trips
that would otherwise leave the district.

North Bayshore Master Plan - April 2023 | 101
CHAPTER 7
Utilities and
district systems
© GOOGLE
102 | North Bayshore Master Plan - April 2023
UTILITIES + DISTRICT SYSTEMS

7.1. Public utility infrastructure
The Master Plan Area will require
typical utility services to support
the development, such as: water,
sewer, storm drainage, power, and
telecom services. The public networks
will be extended and improved to
meet the demands of the plan.

The City is the purveyor of water, sanitary
sewer, and storm drainage utilities.

Development within the Master Plan Area
will connect to the existing water system
and will provide service for recycled,
domestic potable, and firewater uses.

The existing sanitary sewer system,
which collects from Santiago Villa and
the south side of Space Park Way, will
also be maintained. The City recycled
water system is proposed to extend
south along N. Shoreline Boulevard to
serve the parcels adjacent to US-101
and east along Charleston Road to serve
the Eco Gem and Shorebird Wilds.

The Master Plan’s commitment to
more pervious open space results
in a reduction of stormwater runoff.

Stormwater will be managed
in accordance with the City’s
Stormwater Quality Guidelines.

The Master Plan references CIPs within
the NBPP Area which are intended
to upsize portions of the existing
infrastructure network to support the
growth anticipated within the Precise
Plan Area or extend services to
provide a more robust utility network.

The Master Plan will require the
realignment of several utility systems
while maintaining the planned CIPs.

Existing utilities and easements
will remain where practical and will
be removed or relocated to reduce
encumbrances to development
and to align with modified streets
within the Master Plan Area.

The Project is investigating the
option for private district systems
that will work in tandem with the
existing networks to provide improved
environmental performance and a more
resilient future for the community.

For Sanitary Sewer and Recycled Water
services, the Applicant intends to
connect and rely on the City systems
described in sections 2.1 & 2.2 of
Appendix K of the Implementation Plan.

In the event the Applicant can justify to
the City why the City’s recycled water
quality is not acceptable, in terms of
potential impacts on landscaping or
plumbing systems, the City and the
Applicant shall reconvene to discuss
options for the Applicant to improve
the quality on-site through additional
treatment, blending, or other processes.

If such processes are inadequate or
otherwise impractical, the City and
Applicant will discuss if and how
private and collaborative options for
wastewater collection, treatment, and
recycled water distribution described in
sections 3.4, 3.5, and 3.6 of Appendix
K may be deployed in the Project.

Public utilities will be provided generally
in accordance with Plans 7.1.1, 7.1.2 &

7.1.3. City utilities (mains, services, and
appurtenances) shall be located above
any private utility system.

North Bayshore Master Plan - April 2023 | 103
Key

PROPOSED WATER

BY OTHERS

EXISTING WATER

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan 7.1.1 DOMESTIC WATER
Note:

Public utility and district system layouts are
conceptual, and not yet approved. The alignments
are under development, and the City will need to
evaluate and approve all proposed utility designs to
meet local and State requirements, and utility
exhibits and studies before the layout can be
finalized.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

PROPOSED RECYCLED
WATER

PROPOSED WATER

BY OTHERS

EXISTING RECYCLED
WATER

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan 7.1.2 RECYCLED WATER (BUSINESS AS USUAL)
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

North Bayshore Master Plan - April 2023 | 105
Key

SANITARY SEWER

PROPOSED SEWER

BY OTHERS

EXISTING SEWER

EXISTING TO BE

DEMOLISHED

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan 7.1.3 WASTEWATER (BUSINESS AS USUAL)
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Roadway alignments, and land use parcels are
general depictions. This Master Plan may be
subsequently updated and modified in response to
City comments as part of the development review
process, and future zoning permit applications.
106 | North Bayshore Master Plan - April 2023
UTILITIES + DISTRICT SYSTEMS
A District Central Plant is proposed at the
eastern end of Shorebird consolidating
power, thermal energy, water, and
waste systems for more efficient use,
production, and handling of resources.

In addition to functioning as a mobility
corridor, the Green Loop would act
as a conduit for the portions of the
underground distribution component of
the district systems. The corridor would
minimize public right-of-way and public
utility easement crossings, while also
aiding access and maintenance. The
corridor could include power, recycled
water, sanitary sewer, pneumatic waste
collection, thermal hydronics and a
dedicated fiber network to connect
the serviced buildings to the DCP.

District systems, leveraging
consolidation and mixed use diversity of
usage, can deliver resource efficiency,
reduced energy use and carbon
emissions, and reduced potable water
consumption. By connecting resources
across the Master Plan Area through
the proposed private systems, the
district would be more sustainable and
resilient. Centralized infrastructure
could also be upgraded more easily over
time, allowing the Plan to continuously
progress toward a decarbonized, closedresource-loop district. The integration of multiple systems in a single location
would create significant operational
benefits for end-users and reduce the
demands placed on the City systems.

Accordingly, the Master Plan includes
two district system options. The
final system choice will balance the
capacity and resilience of the City’s
networks with the opportunity to
produce or treat resources locally
for the benefits of the community.

Potential systems include:
• district energy with a centralized,
all-electric thermal heating
and cooling production and
associated distribution system,
potentially leveraging thermal
energy storage and ground
coupling in the technology mix;
• district water reuse facility with
centralized wastewater treatment,
and district-scale low pressure
wastewater collection and recycled
water distribution systems;
• electrical microgrid consolidating
behind a single point of connection
local power generation and storage
capabilities to enhance resilience
and demand management as well
as carbon intensity optimization;

7.2. District systems
• pneumatic waste collection system
centralizing the collection of various
waste streams to a single point of
removal, residual waste streams
that cannot be accommodated
(e.g. bulky waste) will be collected
via traditional methods using the
City’s preferred waste hauler;
• Optional resource recovery
solutions, such as anaerobic
digestion (or a similar process) to
maximize waste diversion from
landfill and to increase overall
resource efficiency on-site.

North Bayshore Master Plan - April 2023 | 107

DISTRICT SYSTEMS SCENARIOS
The approach to the deployment of
district systems is a suite of fully private
systems designed exclusively around
Google properties and land holdings.

All systems would be designed to
service all the buildings’ needs and the
various distribution systems would be
exclusive to Google’s holdings. One
of the core district systems is the onsite recycled water plant. The on-site facility could treat waste water collected
from the buildings and then circulate
for beneficial reuse. There are several
options open to the City and Google
in the deployment of this system.

DEMAND BASED DISTRICT WASTEWATER &

RECYCLED WATER SYSTEMS
Under this base district system
scenario, the private on-site water
reuse facility would be sized to meet
all the non-potable demands of the
project, including toilet flushing,
cooling, and irrigation. The private
wastewater collection system would
extend throughout Shorebird whilst
the recycled water distribution
system would deliver treated water
to all the buildings and private parks
in the proposed development.

Under this fully integrated district
systems scenario, district systems will
be delivered generally in accordance
with Plans 7.2.1, 7.2.3 & 7.2.5.

COLLABORATIVE SCENARIO (DISTRICT

WASTEWATER & RECYCLED WATER ONLY)
A variation to the base scenario aims
to avoid the duplication of water
infrastructure and services. The water
reuse facility could be sized to treat the
full amount of wastewater generated
by the Project creating additional
recycled water resources that could
be made available to the City for reuse
beyond the boundaries of the proposed
development (or for the irrigation of
public parks inside the project area).

The collaboration would rely on:
• the extension and use of the
existing sanitary sewer network
with the construction of a new
sewer mining station from which
the water reuse facility would scalp
wastewater for treatment, and
• on the extension and use of the
existing recycled water network
into which recycled water meeting
the same standard of quality
would be blended to service both
Google holdings and additional City
uses, maximizing the creation of a
valuable local resource and reducing
potable water consumption.

Under a collaborative district systems
scenario, district systems will be
delivered generally in accordance
with Plans 7.2.2 & 7.2.4.
108 | North Bayshore Master Plan - April 2023
UTILITIES + DISTRICT SYSTEMS
Key

PROPOSED AWCS
PROPOSED HEATING +
COOLING + MICROGRID

PROPOSED RECYCLED
WATER

RIGHT OF WAY CROSSING
[MAJOR ENCROACHMENT]

DISTRICT CENTRAL PLANT

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan 7.2.1 DISTRICT SYSTEMS
Note:

District systems lines illustrated to minimize public
Rights of Way crossings and encroachments.

The final location of the dedicated affordable
housing parcels will be determined at the time of
submitting the corresponding PCP application.

There is potential to connect to affordable housing.

The decision to provide such connections is subject
to phasing, availability of service and regulatory
approvals.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

North Bayshore Master Plan - April 2023 | 109
Key

PROPOSED RECYCLED
WATER

PROPOSED WATER

BY OTHERS

EXISTING RECYCLED WATER

RECYCLED WATER
[PRIVATE]

DISTRICT CENTRAL PLANT

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan 7.2.2 RECYCLED WATER (COLLABORATIVE SCENARIO)
Note:

Public utility and district system layouts are
conceptual, and not yet approved. The
alignments are under development, and the City
will need to evaluate and approve all proposed
utility designs to meet local and State
requirements, and utility exhibits and studies
before the layout can be finalized.

For Sanitary Sewer and Recycled Water services,
the Applicant intends to connect and rely on the
City systems described in sections 2.1 & 2.2 of
Appendix K of the Implementation Plan. In the
event the Applicant can justify to the City why the
City’s recycled water quality is not acceptable, in
terms of potential impacts on landscaping or
plumbing systems, the City and the Applicant
shall reconvene to discuss options for the
Applicant to improve the quality on-site through
additional treatment, blending, or other
processes. If such processes are inadequate or
otherwise impractical, the City and Applicant will
discuss if and how private and collaborative
options for wastewater collection, treatment, and
recycled water distribution described in sections

3.4, 3.5, and 3.6 of Appendix K may be deployed in
the Project.

The final location of the dedicated affordable
housing parcels will be determined at the time of
submitting the corresponding PCP application.

There is potential to connect to affordable
housing. The decision to provide such
connections is subject to phasing, availability of
service and regulatory approvals.

PROPOSED RECYCLED
WATER

RECYCLED WATER
[PRIVATE]

EXISTING RECYCLED WATER

DISTRICT CENTRAL PLANT

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan 7.2.3 RECYCLED WATER (DISTRICT SYSTEMS SCENARIO)
Note:

Public utility and district system layouts are
conceptual, and not yet approved. The
alignments are under development, and the City
will need to evaluate and approve all proposed
utility designs to meet local and State
requirements, and utility exhibits and studies
before the layout can be finalized.

3.4, 3.5, and 3.6 of Appendix K may be deployed in
the Project.

The final location of the dedicated affordable
housing parcels will be determined at the time of
submitting the corresponding PCP application.

There is potential to connect to affordable
housing. The decision to provide such
connections is subject to phasing, availability of
service and regulatory approvals.

North Bayshore Master Plan - April 2023 | 111
Key

SANITARY SEWER

FORCE MAIN

SANITARY SEWER

PROPOSED SEWER

BY OTHERS

EXISTING SEWER

EXISTING TO BE

DEMOLISHED

DISTRICT CENTRAL PLANT

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan 7.2.4 WASTEWATER (COLLABORATIVE SCENARIO)
Note:

Public utility and district system layouts are
conceptual, and not yet approved. The
alignments are under development, and the City
will need to evaluate and approve all proposed
utility designs to meet local and State
requirements, and utility exhibits and studies
before the layout can be finalized.

3.4, 3.5, and 3.6 of Appendix K may be deployed in
the Project.

The final location of the dedicated affordable
housing parcels will be determined at the time of
submitting the corresponding PCP application.

There is potential to connect to affordable
housing. The decision to provide such
connections is subject to phasing, availability of
service and regulatory approvals.

PROPOSED SEWER

BY OTHERS

EXISTING SEWER

EXISTING TO BE

DEMOLISHED

DISTRICT CENTRAL PLANT

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan 7.2.5 WASTEWATER (DISTRICT SYSTEMS SCENARIO)
Note:

Public utility and district system layouts are
conceptual, and not yet approved. The
alignments are under development, and the City
will need to evaluate and approve all proposed
utility designs to meet local and State
requirements, and utility exhibits and studies
before the layout can be finalized.

3.4, 3.5, and 3.6 of Appendix K may be deployed in
the Project.

The final location of the dedicated affordable
housing parcels will be determined at the time of
submitting the corresponding PCP application.

There is potential to connect to affordable
housing. The decision to provide such
connections is subject to phasing, availability of
service and regulatory approvals.

North Bayshore Master Plan - April 2023 | 113
CHAPTER 8
Stormwater
management
© LENDLEASE
114 | North Bayshore Master Plan - April 2023

STORMWATER MANAGEMENT

8.1. Stormwater management
The Master Plan Area is being
transformed from a landscape of
asphalt parking lots and hard-piped
infrastructure to an integrated network of
drainage and stormwater management.

The landscaped areas will incorporate
nature-based stormwater solutions
that will reduce impacts on municipal
infrastructure, and add value to
landscape and ecological systems.

Stormwater management design will
aim to improve stormwater quality and
reduce stormwater runoff rates. Site
design will increase pervious surfaces
and strive to restore ecological flow
patterns. This combination will support
natural areas that have been mostly lost
in the area while increasing connection
to nature. It will also contribute to
more comfortable microclimates,
help to reduce urban heat island
effects, increase evapotranspiration,
and reduce irrigation use.

Due to the scale of the project, the
transformation and implementation
of these improvements will vastly
improve stormwater quality before
discharging into the San Francisco Bay.

Stormwater management strategies
will be phased with each development,
maximizing centralized stormwater
treatment where feasible. Centralized
treatment may require stormwater
runoff to be captured from multiple
parcels. In all locations, the stormwater
will comply with the guidance provided
by the Santa Clara Valley Urban Runoff
Pollution Prevention Program.

Stormwater management will be
delivered generally in accordance
with Plans 8.1.1 & 8.1.2.

North Bayshore Master Plan - April 2023 | 115
Plan 8.1.1 STORM DRAINS
Key

EXISTING STORM DRAIN

MAIN (TO BE REMOVED)

PROPOSED STORM DRAIN

PROPOSED STORM

DRAIN BY OTHERS

EXISTING STORM DRAIN

CATCHMENT AREA (TO

BE MAINTAINED)

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Note:

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

STORMWATER MANAGEMENT
Key

STREETSCAPE DRAINAGE

MANAGEMENT AREA

ON-SITE DRAINAGE

MANAGEMENT AREA

OPEN SPACE

PROJECT AREA
Note:

The proposed street improvements shall provide
in-street treatment control measures (TCMs) and all
onsite development shall implement TCMs that
meet or exceed the guidelines per the Santa Clara
County C3.0 manual for stormwater quality control.

This Plan is part of the North Bayshore Master Plan.

This Plan demonstrates a conceptual plan for the
future development of the Master Plan Area.

Plan 8.1.2 STORMWATER MANAGEMENT
North Bayshore Master Plan - April 2023 | 117
CHAPTER 9
Sustainability and
resilience
© LENDLEASE
118 | North Bayshore Master Plan - April 2023
SUSTAINABILITY + RESILIENCE
Green buildings + site design
Buildings and the site will be designed
to minimize the environmental impacts
of construction and operation by
significantly reducing greenhouse gas
emissions; restoring and enhancing
ecosystem health; and minimizing
waste, energy, water, and materials.

All new office buildings will be LEED
Platinum certified, and all residential
buildings will meet minimum 120-point
GreenPoint rating or equivalent.

Additionally, residential buildings will
achieve a Fitwel rating. Buildings will also
leverage district systems to the extent
feasible to maximize resource efficiency,
particularly for water and electricity.

Site design will focus on increasing
tree canopy; expanding vegetated
areas; providing comfortable
microclimates through shading
and minimizing hardscape; utilizing
native species as much as possible;
and protecting and enhancing
adjacent sensitive ecosystems.

Flood management
A ‘future-proofed’ North Bayshore
applies an adaptive management
approach to protect development and
infrastructure from flooding risks.

Large portions of North Bayshore
are currently protected by berms that
surround existing salt ponds, acres
of recreational area, and levees along
Stevens and Permanente Creeks.

Long-term resiliency strategies include
a combination of public mitigation
projects aimed at improving levees,
and development-specific strategies
including overland flood release,
intentional grading and raising finished
floor elevations where necessary.

The FEMA Flood Insurance Rate Maps
indicate that the Master Plan area
falls within Zone X, which is defined
as an area either with a 0.2% annual
chance flood (500-year storm), or
an area protected by levees from
the 1% annual chance flood (100-
year storm). No minimum base
flood elevations are set for Zone X.

Therefore, the project does not need
to modify its existing site elevations
for flood management purposes.

The Project seeks to integrate
stormwater management best practices
throughout the Master Plan Area to
provide micro detention across the
site during intense storm events.

The proposed site grading is designed
to maintain existing grades to the
maximum extent feasible at the Project’s
edge conditions, along existing streets,
and along the existing Green Loop.

The boundary between the Stevens
and Permanente Creek watersheds
runs through the Master Plan Area
and is intended to be maintained.

The Plan will minimize the potential
consequences of sea level rise by
locating development in upland areas. All
new buildings will be protected against
the projected year 2070 sea level rise
through the implementation of regional
capital improvement projects focused on
sea level rise protection, as identified in
the NBPP and the most recent updated
Council Report, “021 Shoreline Sea
Level Rise Study Update", dated June
22, 2021. Interconnected regional sea
level rise mitigation projects are best
suited to serve as critical infrastructure
across all waterfront cities to protect
the City’s residents and communities
from future climate change impacts.

9.1. Sustainability and resilience
Renewable energy
Commercial and residential buildings
will be energy efficient and all-electric
and will leverage on-site renewable
energy to contribute toward achieving a
carbon-free future. New construction will
target highly efficient design solutions
that meet or exceed California’s Title
24, Part 6 Energy Code as well as
the City’s Reach Code. Buildings will
leverage passive design and highperformance mechanical system strategies to drive down energy use
and make the on-site renewable
energy as impactful as possible. The
potential district system solution, in
particular thermal heating and cooling
and the microgrid, will also serve to
further improve district-wide energy
efficiency, resilience, and renewable
energy use, adding storage, demand
management and carbon shifting
strategies to the mix of solutions.

Mountain View City CouncilJune 13, 2023

Mountain View City Council
June 13, 2023