ATT 8 - Implementation Plan — Mountain View City Council, June 13, 2023 (part 1 of 2)

04.2023
North Bayshore
Ma
ster Plan
Implementation Plan
Attachment 8
Project team

PROJECT APPLICANT
GOOGLE

APPLICANT REPRESENTATIVE

LENDLEASE SILICON VALLEY DEVELOPMENT LLC

The Master Plan 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 14 of Chapter 36 of the City of
Mountain View’s Code of Ordinances.

This North Bayshore Implementation
Plan (“Implementation Plan”)
outlines the Project’s implementation
and phasing strategies.

The Master Plan is the first step in
realizing the Precise Plan’ goals to
create Complete Neighborhoods. A
suite of accompanying documents
support the long-term implementation
of the Master Plan, including a
subsequent EIR, Development
Agreement, Vesting Tentative Map,
and this Implementation Plan.

This Implementation Plan contains
information demonstrating how
the Master Plan’s post entitlement
buildout complies with the NBPP,
Mountain View Municipal Code, and
other key documents needed for
implementation of the Master Plan.

North Bayshore Master Plan - April 2023 | AAi

PLANNING CONFORMANCE
© LENDLEASE
Appendix A
Planning conformance

04.2023
A1 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
A1. Complete Neighborhoods conformance framework
General plan conformance
The General Plan designates the
majority of the Master Plan Area as
North Bayshore Mixed-Use , and a
portion of the Master Plan as Mixed-
Use Center (North Bayshore). Both
designations allow a mix of land uses,
including residential and office.

The Master Plan is consistent with the
two designations in that it promotes a
mix of land uses, including residential,
office, retail, hotel, and educational
uses. Strong pedestrian and bicycle
connections, particularly in the form of
the Green Loop, provide permeability
within the Master Plan Area and to the
wider North Bayshore, with connections
to the Stevens and Permanente
Creek trails, Charleston Park, and
north to Shoreline Regional Park.

Joaquin South, the part of the site
designated as the Mixed-Use Center, is
pedestrian oriented. In acknowledgment
of the General Plan’s focus on
entertainment and civic uses, Joaquin
South’s orientation leverages synergies
with the Computer History Museum
located on the adjacent side of N.

Shoreline Boulevard. Joaquin South
has been designed to facilitate future
pedestrian and vehicular connections
to the adjacent owners’ land, should
they decide to redevelop. This would
allow the Gateway to be fully developed
as an integrated mixed-use center.

Table A1.1 COMPLETE NEIGHBORHOODS ASSESSMENT FRAMEWORK
GENERAL PLAN North Bayshore Mixed Use, Mixed-Use Center (North Bayshore) ZONING MAP P: Planned Community/Precise Plan North Bayshore PRECISE PLAN Shorebird Complete
Neighborhood
Core Character Area
General Character
Area
Edge Character Area
Joaquin Complete
Neighborhood
Gateway
Character Area
Core Character Area
Pear Complete
Neighborhood
Core Character
General Character
Area
Edge Character Area
North Bayshore Master Plan - April 2023 | A2

PLANNING CONFORMANCE
Precise plan conformance
The Precise Plan is the governing
document that guides all land use
and development decision-making
within North Bayshore. The document
consists of an overall vision for
North Bayshore, guiding principles,
development standards, and guidelines.

This Master Plan addresses how the
Project responds to and implements
the NBPP’s vision and principles.

VISION AND GUIDING PRINCIPLES
The updated Precise Plan was adopted
by City Council in December 2017
after a robust process that included
engagement with a wide array of
residents and stakeholders. The NBPP
that resulted describes a vision built
upon four essential pillars of design:
habitat protection, neighborhood
design, mobility, and innovation and
sustainability. The vision is implemented
through a series of guiding principles.

Create complete neighborhoods;
create distinct areas
with North Bayshore
The Master Plan includes three
“complete” neighborhoods made
distinct by the varying spectrum of
urban and natural conditions while
remaining connected by an overall
open space and circulation network.

Each neighborhood will have its own
character, yet each also includes
an appropriate mix and variety of
housing, office, active uses, community
uses, and parks and open space.

Shorebird will provide both urban and
immersive ecological experiences.

From N. Shoreline Boulevard to Stevens
Creek, residents, employees, and visitors
can easily move from urban plazas
and retail streets to informal recreation
and play spaces along the Greenway
Parks, and from trails weaving through
Shorebird Wilds to the immersive and
educational landscape at the Eco Gem.

Joaquin North will include a mix of
residential and office uses with a strong
concentration of large-scale gathering
spaces, including Joaquin Commons, as
well as intimate pocket parks including
Joaquin Grove and Joaquin Terrace.

Joaquin South will be the anchor
of the neighborhood, with retail,
entertainment, and higher-density
housing, reaching its full potential when
adjacent properties also redevelop.

Pear builds upon existing and planned
mixed-use development, providing
additional infill residential uses.

Promote housing affordability
The Master Plan provides 15 percent
of the residential units as affordable
facilitated via land dedication to CMV.

The Master Plan proposes the
development of up to 7,000 residential
units to provide a range of housing
types and sizes, including affordable
housing that will service a range of
low, moderate, and middle-income
households consistent with the
North Bayshore Affordable Housing
Administrative Guidelines.

A3 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
Enhance ecosystems and habitat
The Master Plan seeks to return
historically occurring natural features
such as open meadowlands, willow
groves, and oak savannas into the Master
Plan Area. A diverse native planting
palette will support a wide variety of
wildlife species and ecological functions.

The Eco Gem will connect directly
to the Charleston Retention Basin
and Stevens Creek, increasing
ecological value and functionality.

Anchored by the existing egret rookery,
the Shorebird Wilds will provide
a large native meadow and aid in
native species restoration. A portion
of the Shorebird Way ROW will be
vacated to expand the rehabilitated
area and remove vehicular traffic.

The part of Charleston Road east of
Inigo Way will have limited access,
while maintaining pedestrian and
bicycle access, in order to create
connected natural areas north and
south of Charleston Road. 1201
Charleston Rd will be retained.

To support connectivity of natural
elements throughout the Master
Plan Area, a substantial tree
canopy will line urban corridors
and frame key open spaces.

Improve transportation
connections to North Bayshore
The Master Plan seeks to facilitate
a place that is less car dependent.

Accordingly, the Master Plan
proposes a number of strategies
that include contributions to
ongoing City improvement projects,
expanding and implementing new
TDM programs, and advancing active
mobility and multimodal options.

Expand and improve
public spaces
The Master Plan will create a robust
network of connected parks and open
spaces throughout the Master Plan
Area, linking to existing natural assets
along Stevens and Permanente Creeks,
Shoreline Regional Park, Charleston
Retention Basin, and Charleston Park.

The Green Loop will provide a largely off-
street pedestrian and bicycle connection
between all of these open spaces.

Residents, employees, and visitors
will experience a public realm that will
include vibrant urban plazas, active
neighborhood parks, passive recreation
areas, and natural open spaces that
gradually transition to natural areas.

Create walkable, human-
scale blocks
A grid network will weave streets
together with bicycle paths, trails,
and pedestrian pathways, offering
a finer grain and multiple ways for
people to circulate and experience
the neighborhoods. The network of
new streets, pedestrian passages, and
trails will create a pedestrian-friendly
environment supported by active uses,
frequent ground-floor entries, and
human-scaled design. The experience
will be further enhanced by the
embedded variety and contrasts in scale
between buildings, smaller pavilions,
and landscape and open space areas.

North Bayshore Master Plan - April 2023 | A4

PLANNING CONFORMANCE
Concentrate growth
to support transit
The Master Plan generally concentrates
new development within a five-minute
walking distance from a public transit
stop. The majority of high-density
development will be located immediately
adjacent to N. Shoreline Boulevard within
the Gateway and Core Character Areas.

A walkable network of streets with
bicycle lanes and conveniently located
neighborhood services and amenities
will be immediately accessible to all
residential and commercial buildings.

Make the area highly sustainable
Principles of sustainability are integral
to the Master Plan and implicit in
both its efficient use of land and the
active mobility strategy proposed.

The co-location of land uses will seek to
minimize vehicle trips while promoting
pedestrian and bicycle mobility.

A vibrant and green public realm will
facilitate a variety of gathering and
recreational spaces to foster social
interaction, cultivate a sense of
community, and promote health and
wellness. Native species restoration
and enhancement will be incorporated
within the Eco Gem and Shorebird Wilds.

Google is exploring district-scale
infrastructure to improve efficiency
of material, energy and water
uses through the deployment of
innovative district systems.

All new office buildings will be eligible
for a LEED-NC Platinum rating,
and all new residential buildings
will meet the minimum 120 point
GreenPoint rating or equivalent.

Promote transit, biking,
and walking
The Green Loop is the major pedestrian
and bicycle connection between the
neighborhoods, integrated with the
existing off-street network as well as
providing new connections between
Shorebird and Joaquin. The Green
Loop will also provide connections to
Shoreline Regional Park, the Stevens
Creek Trail, the Bay Trail, Permanente
Creek, and downtown Mountain View.

The Social Spine will serve as a
north-south pedestrian-priority
connector within Shorebird.

Complete streets will be designed
with a multimodal focus, providing
safe sidewalks, cycle tracks, and
bicycle lanes in addition to a
network of off-street paths.

Protected cycle tracks will ensure safe
and comfortable biking conditions
for novice cyclists, while on-street
bike lanes will offer a faster-paced
alternative for commuter cyclists.

District parking garages will offer parking
that is easily accessed from multiple
off-site locations while also allowing
the interiors of the neighborhoods to be
more pedestrian- and bicycle-friendly.

A5 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
Construct buildings that
support public areas
The amplification of the public realm is
a key organizing principle of the Master
Plan. A finer street grid on and near
active streets will promote pedestrian
permeability. Ground floors of all
buildings will have transparency and
human-scaled design so as to enhance
the pedestrian experience, with active
uses located along the Social Spine,
Shorebird Way, Grove Street, Monarch
Street, and Shoreline Square. Smaller-
scaled pavilions and kiosks within parks
may serve as platforms for temporary
or permanent creative programming.

New buildings will hold density while
expressing human scale. Along
primary streets, building parcels will
be sited to provide a strong street wall,
whereas buildings along open space
will be staggered to create intriguing
views and a sense of discovery.

Minimize the potential
consequences of sea level rise
The Master 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 City’s
implementation of regional capital
improvement projects focused on sea
level rise protection, as identified in the
NBPP and the most recent updated
Council Report, 2021 Shoreline Sea Level
Rise Study Update from June 22, 2021.

Promote economic diversity
Active streets will provide for a range
of retail, neighborhood services, and
entertainment uses. These spaces
will be largely located within ground
floors along the Social Spine, Shorebird
Way, Grove Street, Monarch Street,
and abutting The Portal, Joaquin
Commons, Shorebird Square, and
Shoreline Square, along with flex
kiosks in each neighborhood.

Tenant spaces will be flexible in size,
catering to a variety of uses and
providing market flexibility while also
allowing uses to evolve over time to
ensure an ongoing vibrancy. Smaller
spaces will offer a lower barrier to entry
and promote a diversity of tenants and
retailers, including micro and small
businesses. Leasing strategies will
include focus on small businesses
to promote business diversification
and community resources.

Economic diversification of the area also
depends on the potential of the local
and nonprofit community to participate.

To that end, the Master Plan will include
community spaces and space for
nonprofits and community services.

Promote retail, entertainment,
and the arts
The pedestrian-oriented Social Spine and
Shorebird Way will be the intersectional
heart of daily life, providing space
for a variety of active uses that could
include retail, food and beverage,
small businesses, nonprofits, co-
working, maker spaces, art studios,
and neighborhood amenities and
services. These active streets will
provide a variety of storefronts and
easily divisible spaces that can scale for
different needs. A space for a market
will be provided within Shorebird.

Joaquin South will provide the
foundational setting for an
entertainment-focused precinct.

A hotel and active ground floor
uses will line Shoreline Square to
provide an interim but highly visible
gathering space until such time
as the Gateway expands with the
redevelopment of adjoining properties.

The Master Plan will include multiple
key pieces of public art within parks and
along pedestrian ways. Select building
facades, in particular garages, may also
include murals or three-dimensional art.

North Bayshore Master Plan - April 2023 | A6

PLANNING CONFORMANCE

COMPLETE NEIGHBORHOODS
The Precise Plan includes a strategy
for North Bayshore to develop
three complete neighborhoods.

The Master Plan is located within
the Shorebird, Joaquin, and Pear
Complete Neighborhoods. The
Master Plan also encompasses four
character areas: Gateway, Core,
General, and Edge—see Figure A3.1.

The NBPP identifies land use targets
for each neighborhood, a blueprint for
how the neighborhoods will develop
over time. These targets are flexible and
not a strict requirement. Variation in
the targets between neighborhoods is
expected, so long as each neighborhood
develops a mix of different land uses.
1 1 CMV City Council Gateway Master Plan Study Session Staff Repor t, November 5, 2019 The Master Plan substantially complies
with the NBPP’s Complete Neighborhood
targets, providing up to 7,000 residential
units of the combined 9,850 target
for the Complete Neighborhoods
(with the potential for the balance to
be developed on non-Google owned
parcels within these neighborhoods).

Together with the office, hotel, retail,
arts, entertainment, neighborhood
services, and other active uses, the
Master Plan delivers the NBPP’s
vision of creating distinct, complete
neighborhoods that integrate housing
and natural areas, innovation and
sustainability, mobility, and walkability.

SHOREBIRD, JOAQUIN,

AND PEAR

NEIGHBORHOOD TARGET MASTER PLAN PERCENTAGE
Size ±154 acres ±129.6 acres
Residential units 9,850 units 7,000 units 71%
Affordable residential units 1,970 units 1,050 units 53% Employment 5,000,000 sf 3,117,931 sf 62%
Retail and entertainment 290,000 sf 288,990 sf 100%
Hotel 400 rooms 525 rooms 131%
Public open space
(minimum)
Community park,
three neighborhood
parks
1 Community park
10 neighborhood
parks
—
*NBPP Note: Includes office, R&D, industrial, and service uses; also includes new and existing building square footage per NBPP.

Figure A1.2 COMBINED NBPP NEIGHBORHOOD TARGETSOUTER SHOREBIRD Part of the Master Plan Area extends
east beyond the boundary of the
Shorebird Complete Neighborhood,
namely that part of the Master Plan
that includes the Eco Gem, and the
DCP. While outside of the Complete
Neighborhood boundaries, development
is still located within the NBPP area and
consistent with the Edge Character Area.

A7 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
Table A1.4 JOAQUIN NBPP NEIGHBORHOOD TARGETS
Table A1.3 SHOREBIRD NBPP NEIGHBORHOOD TARGETS

SHOREBIRD NEIGHBORHOOD TARGET MASTER PLAN PERCENTAGE
Size ±49 acres ±68.9 acres
Residential units 2,950 units 2,085 units 71%
Affordable
residential units
590 units 220 units 37%
Employment 1,500,000 sf 1,639,594 sf 109%
Active Uses 15,000 sf 228,000 sf 1,520%
Hotel — 250 rooms 250%
Public open space
(minimum)
Neighborhood
park
4 Neighborhood
parks
—

JOAQUIN NEIGHBORHOOD TARGET MASTER PLAN PERCENTAGE
Size ±68 acres ±56.3 acres
Residential units 3,950 units 4,343 units 110%
Affordable
residential units
790 units 599 units 76%
Employment 2,500,000 sf 1,478,337 sf 59%
Active Uses 240,000 sf 50,990 sf 21%
Hotel 200 rooms 275 rooms 138%
Public open space
(minimum)
Community park,
neighborhood park
1 Community park
6 Neighborhood parks
—
Table A1.5 PEAR NBPP NEIGHBORHOOD TARGETS

PEAR NEIGHBORHOOD TARGET MASTER PLAN PERCENTAGE
Size ±43 acres ±4.4 acres
Residential units 2,950 units 572 units 19%
Affordable
residential units
590 units 231 units 39%
Employment 1,000,000 sf — 0%
Active Uses 35,000 sf 10,000 sf 29%
Hotel 200 rooms — 0%
Public open space
(minimum)
Neighborhood
park
— —
Note: The Master Plan Area includes only three existing parcels within the Pear Complete Neighborhood.

North Bayshore Master Plan - April 2023 | A8

PLANNING CONFORMANCE
A2. Marine Way conformance framework
GENERAL PLAN High-Intensity Office
ZONING MAP P: Planned Community/Precise Plan North Bayshore PRECISE PLAN General Character Area

GENERAL PLAN CONFORMANCE
The General Plan designates Marine
Way as High-Intensity Office. The two
garages located on Marine Way support
office uses and development proposed
for the Master Plan’s Core Planning
Area. The Master Plan is consistent with
this designation because construction
of two garages in the High-Intensity
Office designation would support “major
corporations, [and] high-technology
industries”. Further, locating the
garages at the fringe of the NBPP Area
concentrates residential development
in the Complete Neighborhoods,
reduces vehicles in the Core area,
and emphasizes the neighborhoods’
pedestrian and bicyclist focus.

PRECISE PLAN CONFORMANCE
Marine Way is within the General
Character Area of the Precise Plan.

While located outside of the Complete
Neighborhoods, the Marine Way Garages
(MW-P-1 & MW-P-2) are ancillary to
the office development located within
the Core Planning Area. Accordingly,
see Section A1 for an assessment of
the Project in relation to the NBPP.

Table A2.1 MARINE WAY ASSESSMENT FRAMEWORK
A9 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
The NBPP identifies a Base FAR and
Maximum Bonus FAR for residential
and office development. The Base and
Maximum Bonus FAR vary for each
character area. Bonus FAR (additional
gross square footage above the Base
FAR cap) may be granted where a
project meets certain requirements.

For residential projects, additional Bonus
FAR may be granted for projects that:
• provide a minimum amount of
residential onsite at an affordable
rent or sales price; and
• implement additional green building
and site design measures.

For non-residential projects,
additional Bonus FAR may be
granted for projects that:
• meet the requirements
of higher building-level
environmental performance;
• contribute to public benefits or
district-level improvements; and/or
• transfer development rights
from the Edge Character Area
to the Core Character Area.

One March 23, 2021, the City of
Mountain View City Council adopted
Resolution No. 18544 authorizing an
allocation of 1.3 million square feet of
Non-Residential Bonus FAR to Google.

Flexible FAR
The NBPP allows that if a project
site boundary includes more than
one Character Area and/or Complete
Neighborhood, the Project’s FAR
may be based on a weighted average
of the parcels at the discretion of
City Council, so long as the project
substantially complies with the purpose
and intent of the Character Areas and
Complete Neighborhood strategy
and does not exceed the maximum
allowable FAR of the combined
Project Area (see NBPP, s3.3.3(5)).

The Project Area spans multiple
Character Areas and Complete
Neighborhoods and meets the
requirements for a consideration of a
blended FAR. Accordingly, a weighted
average for FAR has been calculated
for the purpose of determining
residential and non-residential Base
and Bonus FAR maximums.

Residential FAR
Residential development within the
Project Area spans multiple Character
Areas. A weighted average FAR
has been calculated for residential
development — see Figure A3.1 and
Table A3.1. On this basis, the Project
is considered a “blended” Tier I
Residential Bonus FAR project.

RESIDENTIAL BONUS FAR
The Project seeks approval for
sufficient Residential Bonus FAR for
7,000 residential units, including above-
ground parking. Table A3.3 outlines
how the Project complies with the
Residential Bonus FAR requirements.

Non-residential bonus FAR
Non-residential development within
the Project Area spans multiple
Character Areas. A weighted average
FAR has been calculated for non-
residential development — see Figure
A3.2 and Table A3.2. On this basis,
the Project is considered a “blended”
Tier I FAR Non-Residential Project.

NON-RESIDENTIAL BONUS FAR
The Project seeks approval for 1,303,250
sf of Non-Residential Bonus FAR of net
new office. Table A3.4 outlines how
the Project complies with the Non-
Residential Bonus FAR requirements.

A3. Bonus FAR conformance
North Bayshore Master Plan - April 2023 | A10

PLANNING CONFORMANCE

NON-RESIDENTIAL
FAR = 0.55
MAX. FAR

TIER IV

TIER III

TIER II
BASE
BASE FAR0.51

0.80 1.12

1.45 1.50 Transfer of development (up to 0.25 FAR)
• Higher-performing green building*
• Zero net green building*
• Transfer of development
Public benefit or district-improvement project
Transfer of development (up to 0.25 FAR)
• LEED Platinum or alternative green building
standard; and
• Public benefit or district-improvement project,
focusing on transportation
Earn both of the following FAR bonuses (up to 0.3 FAR)
• Higher-performing green building*
• Zero net green building*
• Transfer of development
Public benefit or district-improvement project
Transfer of development (up to 0.25 FAR)
• Meet the applicable standards in the Land Use
and Design Chapter; and
• Meet the green building standards described in
the Green Building and Site Design Chapter
All projects:

Table A3.2 BLENDED NON-RESIDENTIAL FAR

AREA BASE FAR TIER I MAX TIER II MAX TIER III MAX TIER IV MAX PROPOSED Gateway 13.3 ac 1.00 1.50 2.00 2.35 —
Core 58.9 ac 0.45 0.75 1.00 1.25 1.50
General 36.1 ac 0.45 0.75 1.00 — —
Edge 30.4 ac 0.45 0.65 — — —
138.6 ac 0.50 0.80 1.12 1.45 1.50 0.55

EXISTING
FAR = 0.34
TIER I
Figure A3.1 BLENDED RESIDENTIAL FAR

BASE FAR
MAX. FAR

TIER II
TIER I

1.00 2.72

4.17 RESIDENTIAL
FAR = 1.47
• Meet the applicable standards in the Land Use and Design Chapter All projects:
• 20 percent affordable housing onsite, or as otherwise specified by the Plan's density bonus
• Additional green building and site design measures
North Bayshore Density Bonus Program Tier II
• 15 percent affordable residential onsite, or as otherwise specified by the Plan's density bonus options
• Additional green buildings and site measures
North Bayshore Density Bonus Program Tier I
BASE
Table A3.1 BLENDED RESIDENTIAL FAR

AREA BASE FAR TIER I MAX TIER II MAX BLENDED FAR
Gateway 13.3 ac 1.00 3.20 4.50
Core 58.9 ac 1.00 3.20 4.50
General 36.1 ac 1.00 2.50 3.50
Edge 30.4 ac 1.00 1.85 —
138.6 ac 1.00 2.72 4.17 1.47
Figure A3.2 BLENDED NON-RESIDENTIAL FAR
A11 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
Table A3.3 RESIDENTIAL BONUS FAR COMPLIANCE

TIER I BONUS FAR

REQUIREMENT

PROPOSED APPLICATION
Provide at least 15 percent
affordable residential units
onsite.

Facilitating 15 percent affordable housing via land
dedication - see Affordable Housing Plan included
as Appendix G of the Implementation Plan
See Exhibit F of the
Development Agreement .

Implement additional green
building and site design
measures as set forth in
Appendix B and as follows:
• minimum 120 point
GreenPoint rating
• water use (install Energy
Star appliances)
• landscape design (reduce
heat island effect)
• energy (submeter units)
• minimum 120 point GreenPoint rating, or
equivalent
• Fitwel rating
• water use (install Energy Star appliances)
• energy (submeter units)
• on- and off-site renewable energy
• high-performance, low-energy buildings
• all-electric buildings with no natural gas
connection
• design for low-embodied carbon materials
• landscape design to incorporate drought-
tolerant, recycled water-tolerant, and flood-
resistant planting and to require as little
mechanical maintenance as possible
Integrated as part of Project
delivery.

Table A3.4 NON-RESIDENTIAL BONUS FAR COMPLIANCE

TIER I BONUS FAR

REQUIREMENT

PROPOSED APPLICATION
One of the following FAR
Bonuses:
• LEED Platinum or
equivalent green building
standard
• Public benefit or district
improvement project,
focused on transportation
LEED-NC v4.1 Platinum Integrated as part of project
delivery.
± 4-acre land dedication to the City of Mountain
View for Public Use
In-kind land dedication
North Bayshore Master Plan - April 2023 | A12

PLANNING CONFORMANCE
A4. NBPP interpretations
The Master Plans seeks the following interpretations in accordance with s3.5.6 of the Precise Plan.

PRECISE PLAN REFERENCE COMPLIANCE RESPONSE PLAN REF
SECTION SUBSECTION PAGE# CONTROL TYPE CONTROL# CONTROL DESCRIPTION

3.3 Site &
Building
Design

3.3.5 Building
Height &
Massing
69 Standard 1 Maximum non-residential building heights.

The maximum permitted heights of new
non-residential buildings shall not exceed
the heights shown on NBPP Figure 13.
10 Where non-residential building height
areas do not follow parcel boundaries,
the Zoning Administrator shall determine
the exact location of allowed building
heights based on NBPP Figure 13.
10 Per the Mountain View City Code, building height is
measured as the vertical distance from the elevation of the top of the existing or planned curb along the front property line to the highest point of the coping of a flat roof or to the top of the slope of a mansard roof or the mean height level between the eaves and ridge for gable, hip or gambrel roofs.

Complies
with intent
(NBPP s.3.5.6)

EXCEPTION
Hotel uses will comply with maximum non-residential building heights, but request the ability to provide an additional 4 stories (for a total of 10 stories) in areas allowing up to 110 ft and an additional 5 stories (for a total of 13 stories) in areas allowing up to 140 ft. .

JUSTIFICATION
Additional stories can be achieved while maintaining a 10ft floor to ceiling clearance, and not exceeding the maximum NBPP height limit.

This will apply to SB-BH (VTM Parcel SB1) and JS-FLEX (VTM Parcel JS7).

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. Additional stories would not alter the overall height and massing of future buildings, and the hotels will still comply with the NBPP’s overall height requirements.

Allowing additional stories will also increase the supply of hotel rooms, which increases the likely customer base for surrounding Active Uses, such as restaurants, cafes and other entertainment uses, thus fulfilling the Precise Plan’s Guiding Principles to promote economic diversity (#13) and retail, entertainment and the arts (#14). see Plan
A4.5
Maximum
Non-
Residential
Building
Height
A13 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE

PRECISE PLAN REFERENCE COMPLIANCE RESPONSE PLAN REF
SECTION SUBSECTION PAGE# CONTROL TYPE CONTROL# CONTROL DESCRIPTION

3.3 Site &
Building
Design

3.3.5 Building
Height &
Massing
69 Standard 3 Maximum residential building heights.

The maximum permitted heights of new
residential buildings shall not exceed the
heights shown on NBPP Figure 14.
11 11 Per the Mountain View City Code, building height is measured as the vertical distance from the elevation of the top of the existing or planned curb along the front property line to the highest point of the coping of a flat roof or to the top of the slope of a mansard roof or the mean height level between the eaves and ridge for gable, hip or gambrel roofs.

Complies
with intent
(NBPP s.3.5.6)

EXCEPTION
Residential uses will comply with the residential maximum building heights, but Applicant requests the ability to provide an additional story for residential buildings in the “4 Stories (55’)” category.

JUSTIFICATION
An additional story (for a total of 5 stories) can be achieved while maintaining a 10ft floor to ceiling clearance, and not exceeding the maximum NBPP height limit.

This will apply to SB-BR-7 (VTM Parcel SB15), and affordable housing parcels SB-BR-6 (VTM Parcel S 25) and PE-BR-2 (VTM Parcel PE2).

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. The provision of an additional story is the most efficient use of the land, and will largely benefit parcels to be dedicated to the City for affordable housing (and a single market rate parcel). Allowing additional housing units to be constructed, helps fulfill Precise Plan Guiding Principles to create complete neighborhoods (#1); and promote housing affordability (#3). see Plan
A4.4
Maximum
Residential
Building
Height
North Bayshore Master Plan - April 2023 | A14

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3.3 Site &
Building
Design

3.3.5 Building
Height &
Massing
69 Standard 3 Maximum residential building heights.

Complies
with intent
(NBPP s.3.5.6)

EXCEPTION
For the residential building on SB-R-7 (VTM Parcel SB15 ) the maximum height (8 stories/95ft) would apply to the entire parcel.

JUSTIFICATION
Parcel SB-R-7 is subject to two height limit categories: “8 stories/95ft” and “4 stories/55ft”. Whereas, the Precise Plan states that “where non-residential building height areas do not follow parcel boundaries, the ZA shall determine the exact location of the allowed building heights” s3.3.5(1), there is no similar provision for residential uses.

This will apply to SB-R-7 (VTM Parcel SB15).

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles, and intent of the Core Character Area outlined in the NBPP and simply matches the NBPP’s approved method for reconciling height discrepancies in nonresidential development to addressing height discrepancies in residential development.

The NBPP establishes reductions in building height in the Shorebird Complete Neighborhood to achieve incrementally lower building heights near Stevens Creek. The subject parcel is on the edge of the “8 stories/95ft”] building height boundary, and is approximately 1,500ft from Stevens Street at its closed point. SB-R-8 and SB-PU, located to the east of SB-R-7, will comply with the applicable maximum height limits and thus satisfy the NBPP’s design intent to reduce the height of buildings as they approach Stevens Creek.

Thus, allowing the higher height limit to apply to the entire residential parcel will not conflict with the Shorebird Complete Neighborhood’s overall design and massing intent, is the most efficient use of the land, and will deliver increased residential density consistent with the Precise Plan Guiding Principle to create complete neighborhoods (#1). see Plan
A4.4
Maximum
Residential
Building
Height
A15 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE

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3.3 Site &
Building
Design

3.3.5 Building
Height &
Massing
69 Standard 6 High-rise residential building spacing. High- rise residential building masses greater than
95’ in height shall be spaced no less than
175 feet apart to minimize shadowing of
streets, open space, and other residential
units. This distance shall be measured by
a 175 feet circular offset from the building
perimeter at its outermost points on the
building form, as shown on NBPP Figure 12.

Complies with
intent (NBPP
s.3.5.6)

EXCEPTION
Reduce tower separation from at least 175 ft to at least 80 ft on VTM Parcel JN19, with no overlapping of long facades permitted (see diagram below).

JUSTIFICATION
To provide all of JS-BR-3 (VTM Parcels JS 3 & 4) as an affordable housing parcel, a reduction in tower separation is requested for market rate residential development on JN-BR-7 (VTM Parcel JN19), which will allow delivery of up to 7,000 residential units proposed in the Master Plan, including affordable housing.

This will apply to a high-rise tower located on JN-BR-7 (VTM Parcel JN19).

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. This provision allows for the dedication of an affordable housing site (VTM Parcel JS4), while also maintaining the ability for the Project to facilitate up to 7,000 units. This request helps fulfill the Precise Plan Guiding Principles to create complete neighborhoods (#1) and promote housing affordability (#3). It also provides the potential for the City, at its election, to co-develop VTM Parcel JS4, with City-owned land immediately to the north.

Minimum
tower
separation
North Bayshore Master Plan - April 2023 | A16

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3.3 Site &
Building
Design

Complies with
intent (NBPP
s.3.5.6)

EXCEPTION
Reduce tower separation from at least 175 ft to at least 110 ft on VTM parcel SB3, with no overlapping of long facades permitted (see diagram below).

JUSTIFICATION
To accommodate driveway access requirements on N. Shoreline Boulevard, a reduction in tower separation is requested.

This will apply to a high-rise tower located on SB-BR-1 (VTM Parcel SB3).

COMPLIANCE WITH NBPP VISION
This request is consistent with the vision, principles and intent of the Core Character Area outlined in the Precise Plan. In order to limit driveway access on N. Shoreline Boulevard, and provide for the opportunity of shared driveway access with the adjacent hotel use, the location of the tower on SB-R-1 (VTM Parcels SB2 & SB3), needs to be flexible, in order to maintain the ability for the Project to facilitate up to 7,000 units. This request helps fulfill the delivering on the Precise Plan Guiding Principle to create complete neighborhoods (#1).

Minimum
tower
separation
A17 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE

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3.3 Site &
Building
Design

3.3.5 Building
Height &
Massing
71 Standard 8 Rooftop features. Rooftop features of a
building, such as roof-top cupolas, elevator
penthouses, mechanical equipment, solar
collectors, accessible stair or elevator
features, and other similar features may
exceed the maximum building height up
to 6’, subject to development review.

Complies
with intent
(NBPP s.3.5.6)

EXCEPTION
Request the ability to provide rooftop features up to height of 15 ft for residential buildings (difference of 9ft) and 25ft for non-residential buildings (difference of 19ft).

JUSTIFICATION
1) 6ft is insufficient height to allow for equipment overruns needed for building operations, e.g. elevator shafts. Limiting rooftop feature heights to 6ft would require a story to be removed from all buildings. 2) Installing certain equipment on the rooftop (e.g. communications equipment), allows such features to be removed from street level view. Appropriate visual screening will be provided.

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. The additional height for rooftop features will not materially impact the visual appearance of the buildings.

Allowing additional height to accommodate necessary rooftop features, and eliminating the need to potentially reduce buildings by one story to accommodate rooftop features, helps fulfill the Precise Plan Guiding Principles to create complete neighborhoods (#1) and promote housing affordability (#3).

North Bayshore Master Plan - April 2023 | A18

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3.3 Site &
Building
Design

3.3.5 Building
Height &
Massing
71 Standard 9 Rooftop equipment screening and setbacks.

Rooftop mechanical equipment shall be fully
screened and setback at least 30 feet from
the roof edge. Rooftop screens may extend
4 feet above the maximum building height.

Complies
with intent
(NBPP s.3.5.6)

EXCEPTION
Where possible, rooftop equipment will be setback by 30 ft in compliance with the NBPP. Where such a setback is infeasible due to a building’s smaller footprints, the requested exception would permit rooftop features to be setback 10 ft from the roof edge (a difference of 20ft from the current development standard).

JUSTIFICATION
Not all buildings in the Master Plan will have the same building footprint. Certain components of future buildings (e.g. “bar” buildings and/or “bar towers'') would not be of sufficient width to accommodate a 30ft setback from every roof edge.

In targeted locations, certain buildings may need to provide side cores for visibility and to facilitate accessibility to vertical circulation from active streets, which requires locating elevator overruns along the edge of the building. These buildings will integrate the equipment with the building facade’s materials and architectural treatments. Appropriate visual screening will also be installed.

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. The reduction in setbacks to screen rooftop features will not materially impact the visual appearance of the buildings. Allowing reduced setbacks where needed for certain building typologies helps fulfill the Precise Plan Guiding Principles to create complete neighborhoods (#10 and promote housing affordability (#3) A19 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE

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3.3 Site &
Building
Design

3.3.6 Lot
Coverage
74 Standard 1 Lot coverage. New construction
shall comply with the ground level
lot coverage standards
12 for building
coverage, paving area, and landscaping/
open area defined in Table 6.13
12 Project applicants will be provided some flexibility in meeting the standards as described in the Development
Standards Exceptions on page 95.
13 For complete definitions for building coverage, paving area, and landscaping/open area, refer to the City of
Mountain View Code.

EXCEPTION
Request a higher building coverage percentage for SB-FLEX (VTM Parcel SB10) (from 55% to ±75%) in order to maximize the area of Shorebird Wilds.

JUSTIFICATION
Per s5.1(3)(c) of the NBPP, 1201 Charleston Rd cannot be modified in a way that would reduce the suitability of the egret rookery to be located on its roof. Accordingly, 1201 will be retained as part of the Master Plan. The existing parcel on which 1201 currently sits includes multiple buildings, and will be reconfigured to align with the Master Plan. This results in SB-FLEX having a building coverage of ±75 percent, based on a 10 ft setback between the parcel boundary and the existing structure - see Plan A3.7 Setbacks. Consequently, absent this exception, complying with a maximum 55 percent building coverage on SB-FLEX would require increasing the size of SB-Flex by approximately 0.9 acre, which would need to be subtracted from the adjacent Shorebird Wilds parcel.

This will apply to SB-FLEX (VTM Parcel SB10).

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. The NBPP seeks to provide open spaces that “meet the needs of residents, workers, and visitors' and encourages “coordinated open spaces woven into the fabric of private development”. Recognizing that 1201 Charleston is an existing building to be retained, and maximizing Shorebird Wilds this fulfills the Precise Plan Guiding Principles to enhance ecosystems and habitat (#4), and expand and improve public space (#6).

North Bayshore Master Plan - April 2023 | A20

PLANNING CONFORMANCE

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3.3 Site &
Building
Design

3.3.6 Lot
Coverage
75 Standard 1 Build-to-area. For new construction, a
percentage of the building façade shall be
located within the build-to-area as defined
in NBPP Table 7 and Table 8.
14 The build-
to-area is measured from the back of the
planned public sidewalk or cycle-track,
whichever is closest to the property.
15 14 The build-to-area is defined as the area between the minimum and maximum setback lines. A minimum
percentage of the building façade shall be located within the build-to-area.
15 Project applicants will be provided some flexibility in meeting the standards as described in the Development
Standards
Exceptions on page 95. Setbacks may exceed the
standards described in Tables 7 and 8 if the area
exceeding the maximum setback contains pedestrian-
oriented uses, building entries, seating areas, active
space, and/or similar elements. Maximum setback
exceedance may be allowed at the discretion of the
Zoning Administrator.

Complies
with intent
(NBPP s.3.5.6)

EXCEPTION
Request the ability for buildings that have Active Uses on the ground plane to have a minimum front setback of zero feet; and buildings fronting new streets to have a minimum front setback of 6 ft. Existing streets, which do not have Active Uses on the ground floor will have a minimum front setback of 10 ft per the Precise Plan. Per the Precise Plan, the build-to-area is measured from the back of the planned public sidewalk or cycle-track, whichever is closest to the property.

JUSTIFICATION
Active ground floor uses that are located directly fronting the sidewalk support the viability of shops, restaurants, and other ground floor uses due to their proximity to pedestrians–enabling a more vibrant and dynamic urban streetscape. The Shopfront Frontage Guidelines state that “shopfronts should generally be located at the property line with minor exceptions''.

Awnings, shed roods, or canopies may encroach into the public right-of-way.

Providing 6ft setbacks on new streets allows for more variety in what is otherwise a uniform setback throughout the Complete Neighborhoods, and reinforces the Master Plan street network’s hierarchy with narrower setbacks generally coinciding with internal streets that are expected to see lower vehicle volumes and less through-traffic. An incremental reduction in the setbacks on new streets also helps facilitate the delivery of 7,000 units, by allowing a larger building footprint which is particularly important for smaller blocks.

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the Edge Character Area outlined in the precise Plan. The NBPP allows for "encroachments into public frontage areas for seating for active uses, such as restaurants or cafe areas”, and varied setbacks represent the vision of the Precise Plan to provide buildings that are “more intensive and urban in character” and that are located “close to the sidewalk [in order] to create a district urban street character, and “create a streetwall [that] define[s] the edge of the public space”. Varied setbacks fulfill the Precise Plan Guiding Principles to construct buildings that support public areas (#11), and promote economic diversity (#13).

See Plan
A4.7
Setbacks
A21 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE

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SECTION SUBSECTION PAGE# CONTROL TYPE CONTROL# CONTROL DESCRIPTION 71 Site and
Building
Design

3.3.9 Blocks 81 Standard 2 Block redevelopment. Existing blocks shall be modified during new development to meet
the standards in NBPP Table 10.
18 This can be
accomplished by the insertion of new streets
or pedestrian and bicycle connections.

The type of street connection(s) should
generally conform to the Complete
Conceptual Street Framework in NBPP
Chapter 6. New streets shall be recorded
prior to issuance of building permits.
18 Project applicants may be provided some flexibility in meeting the standards as described in the Development
Standards Exceptions on page 95.

Complies
with intent
(NBPP s.3.5.6)

EXCEPTION
All residential blocks are less than 400 ft in length, with the provision of a Type I mid-block break, which provides public pedestrian and bicycle through-block connections. Residential parcel PE-BR-2 (VTM Parcel PE2) exceeds 400 ft in length, along with two office parcels, (MP/ VTM). Non-residential parcels SB-BO-3, SB-DCP, JN-BO-1, JN-BO-2 and JS-FLEX exceed 400 ft in length without through public access.

JUSTIFICATION
PE-BR-2, a non-contiguous parcel within the Master Plan, reflects existing conditions. Due to surrounding parcel ownership, configuration, and adjoining entitled development, it is not possible to provide through-block connections to reduce the length of this block to be less than 400 ft.

Except for publicly accessible streets, Google’s security access requirements prohibit public pedestrian and bicycle access between Google office buildings. This results in all but two (SB-BO-1 & JS-BO-1) non-residential parcels exceeding 400ft without through public access. Where non-residential blocks exceed 400 ft, Type II mid-block breaks will be provided between buildings to create human-scale, daylight, and permeability at key locations.

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. PE-R-2 (VTM Parcel PE2) needs to exceed 400ft given current conditions and ownership , which prevent Applicant from providing a through-block pedestrian connection.

Allowing PE-R-2 to exceed 400 ft will nonetheless facilitate delivery of up to 7,000 units and maximize the number of affordable housing units on this specific site, thus fulfilling the Precise Plan Guiding Principles to create complete neighborhoods (#1) and promote affordable housing (#3).

Google’s security requirements governing accessibility do not compromise the Precise Plan Guiding Principles to promote transit, biking and walking (#10). Access to destinations north of Charleston Road, including Charleston East, Amphitheatre Parking Garage, and East of Inigo Way, including the Eco Gem and Stevens Creek Trail will not be encumbered or restricted by Google’s campus security requirements. see Plans
A4.2 Block
Plan & A4.3
Mid-Block
Breaks
North Bayshore Master Plan - April 2023 | A22

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3.3 Site &
Building
Design

3.3.11 Parking
Access
& Design;
Parking
Location
& Access
83 Standard 4 Surface parking frontage prohibitions.

To support pedestrian activity and active
ground-floor uses along the primary
transit and retail streets and at key
corner locations, surface parking shall
not be located in the front of buildings
within the Complete Neighborhood area
and along streets shown in Figure 17.

Complies
with intent
(NBPP s.3.5.6)
To be read in conjunction with Standard 6.10 and 6.11 response.

EXCEPTION
Request the ability to temporarily utilize existing surface parking lots for interim parking, and City-owned land per section 3.12 of th e Development Agreement for interim off-site residential parking, and off- site retail and hotel parking, until district garages are constructed.

JUSTIFICATION
The NBPP acknowledges that early residential development may struggle with the maximum permitted car parking ratios due to the lack of on-site amenities and services. Therefore, the Applicant requests that residential development be allowed to have a maximum parking ratio of up to 1.25 stalls/unit (see response to Standard 6.10). This parking ratio would thereafter incrementally decrease to a maximum of 0.65 stalls/unit as the Master Plan is built out. To accommodate the interim 0.6 spaces, it is requested that surface parking lots be temporarily utilized to accommodate off-site parking until district parking garages are constructed.

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. The Precise Plan has the objective of "constrain[ing]" parking to reduce car dependency in North Bayshore. However, the Precise Plan also acknowledges that residential development will have difficulty in achieving this objective in the early phases of development. Ultimately, this exception request is a temporary solution to facilitate residential, retail, and hotel development and uses. This exception will be phased out as development progresses and additional public transit services come online. Thus allowing interim off-site parking on surface lots within the Master Plan Area will help fulfill the Precise Plan Guiding Principles to create complete neighborhoods (#1), promote housing affordability (#3), promote economic diversity (#13), and promote retail, entertainment, and the arts (#14)

3.3 Site &
Building
Design

3.3.11 Parking
Access
& Design;
Parking
Location
& Access
83 Standard 5 Surface parking location. Surface parking shall be located behind buildings. If that
is not feasible, surface parking may be
located beside buildings if screened from
the street with low walls and/or landscaping
approved through the design review process.

Limited surface parking in front of buildings,
if well integrated into the streetscape/
landscape, may be approved subject to
Zoning Administrator review and approval.

Complies
with intent
(NBPP s.3.5.6)

3.3 Site &
Building
Design

3.3.11 Parking
Access
& Design;
Parking
Location
& Access
83 Guideline 1, 2, 3, 4 1. Surface parking. Surface parking lots are discouraged in all character areas.

2. Parking buffer. Parking should be buffered
from the sidewalk by pedestrian-oriented
uses, such as liner retail shops, residential
units, building entrances and lobbies,
common areas, and community facilities.

3. Vehicle access. Access to surface
and structured parking accessibility
should be from Access Streets and
Service Streets when possible.

4. Curb cuts. Curb cuts are strongly
discouraged on Charleston Road, Plymouth
Street, Space Park Way and Shoreline
Boulevard. Curb cuts should be minimized
on other Neighborhood Streets and Transit
Boulevards to the extent feasible. One-
way driveways may have curb cuts no
greater than 12 feet in width not including
the flares; two way driveways may have
curb cuts no greater than 22 feet in width
not including the flares. Curb cut location,
design, and widths shall conform with
all other applicable requirements.

Complies
with intent
(NBPP s.3.5.6)
A23 | North Bayshore Master Plan - April 2023

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3.3 Site &
Building
Design

3.3.11 Parking
Access
& Design;
Parking
Location
& Access
86 Standard 4 Heat island and stormwater mitigations.

Surface parking lots shall implement
any combination of the following
strategies for at least 50% of the
parking lot and driveway area:
a. Shade from trees within three
years of building occupancy.
b. Paving materials with a three-year
aged solar reflectance (SR) value of
at least 0.28.19 If three-year aged
value information is not available,
use materials with an initial SR of
at least 0.33 at installation.
c. Open-grid pavement system subject to
emergency vehicle design requirements.
d. Shade with structures covered
by energy generation systems,
such as photovoltaics.

Complies
with intent
(NBPP s.3.5.6)
To be read with Standard 3.3 and 6.11 requests.

EXCEPTION
As noted in the above, the temporary use of surface parking lots to meet short term, off-site parking needs is proposed. Consistent with the temporary nature of this proposal, an exception from the Applicant needing to provide permanent improvements on existing surface lots is also requested.

JUSTIFICATION
Due to the temporary use of the surface parking lots, permanent improvements such as trees, shade structures would not be useful and should not be required. Such improvements would ultimately be removed to make way for future redevelopment. Similarly, base materials used for the surface parking lots will reflect the intended temporary nature. Last, all required permanent site improvements associated with the development proposed in the Master Plan will be provided.

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. The Precise Plan has the objective to "constrain" parking in North Bayshore to reduce car dependency. However, the Precise Plan also acknowledges that residential development will have difficulty in achieving this objective in the early phases of development. Ultimately, this exception request is a temporary solution to facilitate residential, retail and hotel development and uses. This exception will be phased out as development progresses, and additional public transit services come online. Thus allowing interim off-site parking on surface lots within the Master Plan Area will help fulfill the Precise Plan Guiding Principles to create complete neighborhoods (#1), promote housing affordability (#3), promote economic diversity (#13), and promote retail, entertainment, and the arts (#14).

North Bayshore Master Plan - April 2023 | A24

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6.10 Shared,
Unbundled,
& Managed
Parking
191 Standard 1 Off-site parking. The allowable distance for off-site parking shall be one-
quarter mile walking distance, from the
nearest corner of the parking facility to
the nearest corner of the destination
building (about a 5-minute walk).

Complies
with intent
(NBPP s.3.5.6)

EXCEPTION
SA-P-1 (Amphitheatre) parking garage is within a quarter- mile of the northern boundary of the Project Area.

MW-P-1 & MW-P-2 (Marine Way) parking garages are located approximately one mile from the Project Area.

For off-site parking located greater than one-quarter mile walking distance, private shuttles, bikeshare, scooter share, and improved pedestrian and bicycle routes will connect all district parking facilities and Google offices.

All other district garages are located within the Project Area and are less than a 5-minute walk from the destination building.

JUSTIFICATION
A core feature of the Master Plan is to minimize the amount of car parking within the Core Planning Area to encourage pedestrian and bicycle permeability and connectivity. Locating district parking garages, which provide for 90% of office parking stalls, at the edges of the Precise Plan Area, will remove a significant number of vehicles from a pedestrian-oriented area and “free up” land in the Complete Neighborhoods for residential redevelopment and public parks. This arrangement moreover conforms with the intent of applicable land use regulations, which do not permit residential development where the Amphitheater and Marine Way garages are located.

COMPLIANCE WITH NBPP
This request is consistent with the vision, principles and intent of the applicable character area outlined in the Precise Plan. Allowing district office parking area to be located outside of the Complete Neighborhoods to create a walkable and bikeable core helps fulfill the Precise Plan Guiding Principles to create complete neighborhoods (#1), promote housing affordability (#3), expand and improve public spaces (#6), and promote transit, biking and walking (#10). see Plan

6.4.1 District
Parking
A25 | North Bayshore Master Plan - April 2023

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6.11 Off-Street
Parking
Req'ts
195 Standard 3 Residential parking maximum exception.

Residential projects requesting a higher
parking maximum than permitted by the
Plan shall submit a parking study completed
by a traffic engineer. The request shall
follow the process and requirements
outlined in Section 3.5.6 of the Precise Plan
(Development Standard Exceptions).

The parking study shall include a justification
to support an alternative parking maximum.

The study shall include, but is not limited
to, the following: comparison of parking
rates between the proposed project and
similar projects, including density, mix of
units, FAR, market data, office/residential
internalization rates, available TMA services,
and TDM strategies; and a confirmation
that surrounding commercial parking
facilities are infeasible to be shared by the
proposed residential project. Information
from the City’s North Bayshore District
transportation performance monitoring,
including recent transportation infrastructure
improvements, may also be used to help
inform a project’s specific parking ratio.

The study shall also include a strategy
for monitoring and reporting parking
usage at the site, and shall recommend a
process and design strategy for eliminating
and converting excess parking spaces
to other uses, such as usable building
area, electric vehicle (EV) charging or
car-share spaces, personal storage, bike
parking, amenity areas, landscaping, etc.

Complies
with intent
(NBPP s3.4.5)

EXCEPTION
Residential parking will comply with the maximum residential parking requirements at full-buildout (an average maximum of

0.65 stalls per unit), but request the ability to provide additional off-site parking stalls (up to 1.25 stalls per unit), as an interim solution, to address the absence of improved transit services.

JUSTIFICATION
The Master Plan assumes an average maximum car parking ratio of 0.65 stalls per unit, based on an average unit mix across the Master Plan Area.

The Master Plan states "interim residential development may find it difficult to meet the Plan’s constrained parking standards until the area’s multi- modal infrastructure, including improved transit services, is in place”. It also allows for projects to request a higher parking maximum. The initial residential phases of the Project require additional parking to address the absence of improved public transit, and until such time that a critical mass of neighborhood retail and services have been established so that residents and workers do not need to leave North Bayshore to access day-to-day necessities.

To ensure an average of 0.65 stalls per unit can be achieved at full buildout, the interim additional parking will be located offsite, utilizing existing office surface parking lots and temporary surface parking lots on parcels that will ultimately be dedicated to the City for parks and affordable housing.

This ensures that such off-site parking would be temporary as the City will ultimately develop those parcels for affordable housing and public parks.

This temporary off-site parking would be used for both market rate and affordable housing located in Zones 1 & 2 on Plan A4.8.

COMPLIANCE WITH THE NBPP
This request is consistent with the vision, principles and intent of the applicable character areas outlined in the Precise Plan. It is acknowledged that it is an objective of the Precise Plan to "constrain" parking in order to reduce car dependency within North Bayshore. However, the Precise Plan also acknowledges that residential development will have difficulty in achieving this requirement in the early phases of the development.

Ultimately, the request is for a temporary solution to aid in the viability of residential development, and will be right-sided as development progresses, and additional public transit services are provided. Thus allowing interim residential parking will help fulfill the Precise Plan Guiding Principles to create complete neighborhoods (#1), and promote housing affordability (#3) see Plan
A4.8 Interim
Parking
Ratios
North Bayshore Master Plan - April 2023 | A26

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36.24. 70
Public
Facilities
Zone
Standard Open green area. Open green area
shall occupy no less than fifty-
five (55) percent of the lot

EXCEPTION
Allow the Project to have the same percentage of “open green area” as exists either: (i) at the time of approval of the Master Plan or (ii) at the time of the zoning permit submittal to the City in connection with the Amphitheatre Garage, whichever is less.

JUSTIFICATION
The Amphitheatre Garage (SA-P-1) is critical to achieving the housing target of the Master Plan. Locating the garage outside of the Complete Neighborhoods allows land to be made available for residential development.

It is not possible to reduce the footprint of the garage to achieve 55% open green area because the lot is currently already non-compliant (at an estimated 41% open green area) with the development standard. The garage will not worsen the non-compliance, and there will not be a net increase in hardscape due to the construction of the garage. Without an exception to this development standard, the garage would not be possible at all, resulting in the need for the parking to instead be relocated within the Complete Neighborhoods, negatively impacting the Master Plan’s ability to deliver 7,000 residential units. Under all circumstances the garage will comply with the Burrowing Owl Preservation Plan.

A27 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
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.

Key

NBPP EDGE

CHARACTER AREA

NBPP GENERAL

CHARACTER AREA

NBPP CORE

CHARACTER AREA

NBPP GATEWAY

CHARACTER AREA

EXISTING OPEN SPACE

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA

NBPP COMPLETE

NEIGHBORHOODS

BOUNDARY
Marine Way
Plan A4.1 MAXIMUM FAR
North Bayshore Master Plan - April 2023 | A28

PLANNING CONFORMANCE
Note:

This Plan locates blocks less than 400 ft in length
adjacent to the most active areas along N. Shoreline
Boulevard and key open spaces. Where blocks
exceed 400 ft, mid-block breaks between buildings
will be provided to create human-scale, daylight,
and permeability at key locations - see Plan A3.3 .

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
BLOCKS BELOW 400

FT IN LENGTH
BLOCKS OVER 400

FT IN LENGTH

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan A4.2 BLOCK PLAN
A29 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
Note:

Mid-block breaks and private driveways will be
provided within the zones shown on this Plan.

Precise alignment, dimension, and design of
mid-block breaks and passages will be determined
as part of future PCP applications.

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

TYPE I MID-BLOCK BREAK

TYPE II MID-BLOCK BREAK

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Marine Way
Plan A4.3 MID-BLOCK BREAKS
North Bayshore Master Plan - April 2023 | A30

PLANNING CONFORMANCE
Key
MAX HEIGHT 160’
MAX HEIGHT 95’
MAX HEIGHT 55’

XX MAX BUILDING STORIES

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA

NBPP COMPLETE

NEIGHBORHOODS

BOUNDARY
Marine Way
Plan A4.4 MAXIMUM RESIDENTIAL BUILDING HEIGHTS
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.

A31 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
Note:

The maximum building height for non-residential
uses JS-PR-1 is 140 ft with exemplary design and
Council approval, otherwise the maximum
non-residential height is 110 ft.

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
MAX HEIGHT 140’
MAX HEIGHT 110’
MAX HEIGHT 95’
MAX HEIGHT 80’
MAX HEIGHT 45’

EXISTING BUILDING

TO BE RETAINED

XX MAX BUILDING STORIES

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA

NBPP COMPLETE

NEIGHBORHOODS

BOUNDARY
Marine Way
Plan A4.5 MAXIMUM NON-RESIDENTIAL BUILDING HEIGHTS
North Bayshore Master Plan - April 2023 | A32

PLANNING CONFORMANCE
Key

ALL CHARACTER

RESIDENTIAL AREA

BUILDING COVERAGE
(MAX 70%)

GATEWAY NON-

RESIDENTIAL BUILDING
COVERAGE (MAX 80%)

CORE & GENERAL NON-

RESIDENTIAL BUILDING
COVERAGE (MAX 70%)

OUTSIDE NBPP COMPLETE

BOUNDARY BUILDING
COVERAGE (MAX 55%)

GROSS BLOCK BOUNDARY
(BUILDINGS)

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Note:

Gross Block Boundaries are subdivisions of the
existing property prior to ROW vacations and
dedications.

Per NBPP 3.3.3 Standard 4, Building Coverage is
calculated against Gross Block Area to account for
non-developed portions of the applicant’s existing
property.

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.

Marine Way
Plan A4.6 BUILDING COVERAGE
A33 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
Note:

All development blocks fronting existing streets
will provide a 10 ft setback. New streets will
provide a 6 ft setback so as to create a variety
of urban conditions. No setback required for
buildings which provide ground floor active use
in order to retain an intimate scale and character.

These setbacks supersede the front setbacks in
NBPP tables 7, 8 and 9. Buildings will be allowed
to exceed the maximum setbacks to maintain
minimum building coverage and for special
conditions including preservation of existing
trees, private utility routing, or to maintain
existing street walls. Where mid-block breaks
overlap side or rear setbacks, the larger of the
two will determine the total building setback.

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
MIN 10’ SETBACK
[FRONTING OPEN SPACES]

NO SETBACK / PRIORITY

ACTIVE USE FRONTAGE
[URBAN]
MIN 6’ FRONT SETBACK
[NEW STREETS]
MIN 10' FRONT SETBACK
[EXISTING STREETS]
MIN 10' SIDE SETBACK
MIN 15' REAR SETBACK

SECONDARY ACTIVE USE

FRONTAGE (INDICATIVE)

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Marine Way
Plan A4.7 SETBACKS
North Bayshore Master Plan - April 2023 | A34

PLANNING CONFORMANCE
Key
ZONE 1
ZONE 2
ZONE 3
OFFICE

RESIDENTIAL
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
Note:

The location of parking zone boundaries is
conceptual and reflective of land use phasing only.

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 A4.8 INTERIM RESIDENTIAL PARKING RATIOS

RESIDENTIAL BUILDINGS ONSITE

PARKING

OFFSITE
(TEMPORARY)
GARAGE

VISITOR
Zone 1 0.65 0.6 0.2
Zone 2 (cumulative) 0.65 0.35 0.2
Zone 3 (cumulative) 0.65 -- 0.2
A35 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
A5. Amphitheater garage conformance framework
Table A5.1 AMPHITHEATRE GARAGE ASSESSMENT FRAMEWORK
GENERAL PLAN Institutional
ZONING MAP PF: Public Facility
PRECISE PLAN None applicable
General Plan conformance
The City’s General Plan designates
Lot C as Institutional (Max FAR

1.25). This designation allows
for a mix of public/quasi-public
facilities, parks and open space.

At 0.9 FAR (1.0 FAR including existing
buildings), the Master Plan’s proposal
for this site (as a parking garage) is
consistent with this Institutional General
Plan designation. The site is currently
a City-owned surface parking lot that is
leased to Live Nation, for the purposes
of providing on-site parking for Shoreline
Amphitheatre, and sub-leased to Google
for office parking during business hours.

It is anticipated that Lot C will
continue to be owned by the City of
Mountain View and will be ground
leased to Google to allow for Google’s
construction of a parking garage. The
new garage, if constructed, would be
used by Google for office parking during
business hours with some concert
parking during certain hours/events
and some public parking outside of
business hours and on the weekends.

The scale and size of the garage will
be thoughtfully considered, and will
be responsive to the surrounding area,
including the natural habitat and the
NBPP’s Burrowing Owl HOZ. Due
to the topography of the site, the
garage will be largely hidden from
pedestrians, bicyclists and motorists
heading north along both Amphitheatre
Parkway and N. Shoreline Boulevard.

North Bayshore Master Plan - April 2023 | A36

PLANNING CONFORMANCE
Table A5.2 PUBLIC FACILITY DEVELOPMENT STANDARDS

ZONING ORDINANCE MASTER PLAN PROPOSAL
Setback: front, rear and side yards must be
at least equal to the height of the building,
but in no case less than twenty (20) feet.

The design of the garage will be subject
to a future Design Review Permit, but
it is envisaged the design will comply
with setback requirements.

Lot Coverage: buildings or structures
shall not cover more than thirty-
five (35) percent of the total lot.

The proposal complies. Based on the
proposed building footprint, lot coverage is
estimated at ±15 percent of the APN parcel.

Open green area: open green area
shall occupy no less than fifty-
five (55) percent of the lot.

The balance of the site is open space
and hardscape area, and not less than
fifty-five (55) percent of the lot
Precise Plan conformance
The Amphitheatre Garage (SA-P-1) is
located outside of the boundaries of
the Precise Plan and is not subject to
the NBPP’s development standards and
guidelines. The Amphitheatre Garage
will nonetheless comply with applicable
mitigation measures identified in the
SEIR, which include certain NBPP
development standards and guidelines
associated with the Burrowing Owl HOZ,
bird safe design and lighting standards.

Zoning conformance
The City’s Zoning Code designates the
Amphitheatre Garage site (SL-BR-1 as
Public Facility zoning and such zoning is
intended for development of educational
and public service uses as well as
special approved uses on City land. For
the purpose of this zoning designation,
the proposed parking garage falls within
the following permitted use: “uses and
facilities, whether constructed publicly
or privately, developed on city-owned
land and intended for a purpose found
by the city to be in the public interest.”
Intensifying the parking use
(from a surface parking lot to a
parking garage) in this location
serves two public interests:
• A mechanism to optimize
the delivery of housing in
North Bayshore; and
• In relation to optimizing housing, the
North Bayshore Precise Plan seeks
to facilitate the delivery of 9,850 new
homes in a region with undisputed
pent up housing demand. Creating
this parking garage to serve office
parking demand generated from the
Precise Plan area frees up land in
the Precise Plan area, which would
otherwise be occupied with office
parking, for housing development.

The proposed parking garage is
also consistent with the Public
Facility development standards
listed in Table A5.2.

A37 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
The Master Plan identifies ±11.3 acres
of open space that, and as set forth
in section 5.1.1.1 of the Development
Agreement, the Applicant may either
grant to the City as parkland, or deliver
to the City as POPA. If the Applicant
elects to deliver any of the open space
as a POPA(s), the Applicant shall receive
the maximum parkland dedication
credit as set forth in section 5.1.1.1
of the Development Agreement .

A6. POPA conformance framework
North Bayshore Master Plan - April 2023 | A38

PLANNING CONFORMANCE
Table A6.1 POPA ASSESSMENT FRAMEWORK
ELIGIBILITY CRITERIA 1 GREENWAY PARKS JOAQUIN GROVE JOAQUIN TERRACE THE PORTAL SHOREBIRD WILDS

GENERAL REQUIREMENTS
A minimum size of 0.4 acre or, if the residential
development is located within a precise plan
or master plan with identified open space,
the minimum size of the identified open
space in the precise plan or master plan.

Figure 5 of the NBPP illustrates a conceptual ‘central public open space’ in Joaquin, and a neighborhood park in each Complete Neighborhood.

Joaquin Commons, a dedicated park, satisfies the requirements for the central open space in Joaquin. Joaquin Terraces and Greenway Parks satisfy the requirement for Neighborhood Park in Joaquin and Shorebird Complete Neighborhoods. It is anticipated that if a Neighborhood Park is delivered in the Pear Complete Neighborhood, it will be delivered by a different project applicant and would not be required for the Master Plan’s compliance with applicable park requirements..

Yes

2.5 acres
The Greenway Parks satisfy the
requirement for a Neighborhood
Park in Shorebird Complete
Neighborhood, being at
least 0.5 acres in size.

Yes

1.4 acres
Yes

2.2 acres
Joaquin Terrace satisfies the
requirement for a Neighborhood
Park in Joaquin Complete
Neighborhood, being at
least 0.5 acres in size.

Yes

0.7 acre
Yes

4.5 acres
The space shall conform with the provisions
of the parks, open space and community
facilities chapter of the general plan and
provisions of the parks and open space plan.

GENERAL PLAN
The Master Plan Area is located within the General Plan’s North Bayshore Change Area . The General Plan envisages that “a network of well-distributed plaza, greens and public spaces enhanced North Bayshore’s vast open space while stewarding the area’s sensitive species and habitats”, and that “development should include open space amenities, plazas and parks, that are accessible to the surrounding transit, bicycle and pedestrian networks”.

The Master Plan will create a robust network of connected parks and open spaces throughout the Master Plan Area, linking to existing natural assets along Stevens and Permanente Creeks, Shoreline Regional Park, Charleston Retention Basin, and Charleston Park. The Green Loop will provide a largely off-street pedestrian and bicycle connection between all of these open spaces.

Residents, employees, and visitors will experience a public realm that will include vibrant urban plazas, active neighborhood parks, passive recreation areas, and natural open spaces that gradually transition to natural areas - s ee Parks & Open Space Design Objectives, included as Appendix E of the Implementation Plan

PARKS AND OPEN SPACE PLAN
The City’s 2014 Parks and Open Space Plan has not been updated since the Precise Plan was amended in 2017 to include the Complete Neighborhoods and permit residential development.

The Master Plan Area is located within the North Bayshore Planning Area, which currently exceeds the 3ac/1,000 person target of the City’s plan due to Shoreline Regional Park. Accordingly the City’s Park and Open Space Plan does not make any recommendations that directly correlate to the Precise Plan. That said, the Master Plan achieves the intent of Precise Plan parks and open space objectives, The POPA open space shall be located
with frontage of a public street(s) or with a
prominent and highly visible entrance and,
in all cases, have minimum dimensions
of one hundred (100) feet on all sides.

Yes
The Greenway Parks have
a combined street frontage
of 797 ft to Shorebird Way,
and a 257 ft to Inigo Way.

Yes
Joaquin Grove has a street frontage
of 100 ft to Joaquin Road and 100
ft to N. Shoreline Boulevard.

Yes
Joaquin Terrace has a street
frontage of 306 ft to Joaquin
Road; and 135 ft to Huff Avenue.

Yes
The Portal has a street frontage of
110 ft to N. Shoreline Boulevard.

Yes
Shorebird Wilds has a street
frontage of 467 ft to Shorebird Way
and 466 ft to Charleston Avenue.
1 Section 41.11 City of Mountain View Code of Ordinance A39 | North Bayshore Master Plan - April 2023

PLANNING CONFORMANCE
ELIGIBILITY CRITERIA 1 GREENWAY PARKS JOAQUIN GROVE JOAQUIN TERRACE THE PORTAL SHOREBIRD WILDS The POPA open space complies with the
city’s guidelines for hydration stations
and restroom buildings in city parks.

Yes
Can be conditioned on approval
of the Master Plan.

The POPA open space will include a sign(s)
with notification of the area as public open
space and posted hours, name and contact
information for maintenance. The sign shall be
reviewed and approved through a sign permit
pursuant to Chapter 36 of the City Code.

Yes
Can be conditioned on approval
of the Master Plan.

REQUIRED ELEMENTS
The entirety of the POPA open space shall
consist of any combination of elements,
but not less than one (1) element, meeting
the minimum requirements as defined in
Table 41.11. The selected elements must
be supported by the required analyses as
set forth in subsection d.2.(b), Process.

Each POPA will include at least one required programmatic element. See Parks & Open Space Design Objectives, included as Appendix E of the Implementation Plan , for programmatic concept plans for each POPA.

AL TERNATE PROPOSAL
An alternate proposal is a unique, high-
quality open space proposal that may
not otherwise be achieved through the
general requirements in subsection (a).

Not applicable
An applicant may be eligible for a POPA
open space credit if greater than one
(1) acre of single, contiguous land is
provided and the POPA open space:

Serves a diverse park user population; and
Provides design benefits greater
than the general requirements
set forth in subsection (a).

Not applicable.

North Bayshore Master Plan - April 2023 | A40

PLANNING CONFORMANCE
Plan A6.2 PARKS AND OPEN SPACE
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. 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.

Appendix B
Development blocks
© Google

04.2023
B2 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Plan B.1 BLOCK REFERENCE
Key
XX-X-# BLOCK NUMBER

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

AREA NOT SUBJECT TO

REDEVELOPMENT

PROJECT AREA
North Bayshore Master Plan - April 2023 | B3

DEVELOPMENT BLOCKS
Plan B.2 BLOCK REFERENCE (CORE PROJECT AREA)
Key
XX-X-# BLOCK NUMBER

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA

B4 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Plan B.3 BLOCK REFERENCE (MARINE WAY + AMPHITHEATRE)
Key
XX-X-# BLOCK NUMBER

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

AREA NOT SUBJECT TO

REDEVELOPMENT

PROJECT AREA
North Bayshore Master Plan - April 2023 | B5

DEVELOPMENT BLOCKS
Plan B.4 GROSS AND DEVELOPMENT BLOCK PLAN
Key
XX-X-# BLOCK NUMBER

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

DEVELOPMENT

BLOCK BOUNDARY

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
Gross Block Boundaries are
subdivisions of the existing property
prior to ROW vacations and dedications.

Per NBPP 3.3.3 Standard 4, Building
Coverage is calculated against Gross
Block Area to account for non-developed
portions of the applicant’s existing
property.

B6 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Plan B.5 GROSS AND DEVELOPMENT BLOCK PLAN (MARINE WAY + AMPHITHEATRE) Key
XX-X-# BLOCK NUMBER

DEVELOPMENT

BLOCK BOUNDARY

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY

AREA NOT SUBJECT TO

REDEVELOPMENT
Gross Block Boundaries are
subdivisions of the existing property
prior to ROW vacations and dedications.

Per NBPP 3.3.3 Standard 4, Building
Coverage is calculated against Gross
Block Area to account for non-developed
portions of the applicant’s existing
property.

North Bayshore Master Plan - April 2023 | B7

DEVELOPMENT BLOCKS
This page intentionally left blank.

B8 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Office Block #SB-BO-1
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

OFFICE AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

INDICATIVE LOCATION OF
TYPE II MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

No additional setbacks are required at edges of mid-block breaks. Location and widths of mid-block breaks to be confirmed during PCP applications
**** Below ground parking represents an alternative to the above ground baseline. To be confirmed as part of subsequent zoning permits
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

SB-BO-1
Gross Block Area 555,231 sf
New Street (New Street Easement) 23,010 sf
Expanded Existing Street
(New Street Easement) 25,370 sf
Development Block Area 506,851 sf
NBPP Maximum Building Coverage (70%)* 388,662 sf
NBPP Maximum Pavement Area (10%)** 50,685 sf
NBPP Minimum Open Space (20%)** 101,370 sf
Block Within HOZ Yes
Office GSF 1,249,415 sf
Active Uses GSF 33,711 sf
Office Parking Stalls 257 stalls
Active Uses Parking Stalls 136 stalls
Above Ground Parking GSF 176,890 sf
Above Ground Parking Stalls 393 stalls
Below Ground Parking GSF**** 653,483 sf
Below Ground Parking Stalls**** 800 stalls
LOT SB5
VTM Lot Area 506,851 sf
North Bayshore Master Plan - April 2023 | B9

DEVELOPMENT BLOCKS
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

OFFICE AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE II MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY
Office Block #SB-BO-3
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

No additional setbacks are required at edges of mid-block breaks. Location and widths of mid-block breaks to be confirmed during PCP applications
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

SB-BO-3
Gross Block Area 216,297 sf
New Street (New Street Easement) 21,808 sf
Expanded Existing Street
(New Street Easement) 1,102 sf
Development Block Area 193,387 sf
NBPP Maximum Building Coverage (70%)* 151,408 sf
NBPP Maximum Pavement Area (10%)** 19,339 sf
NBPP Minimum Open Space (20%)** 38,677 sf
Block Within HOZ Yes
Office GSF 390,179 sf
Office Parking Stalls 73 stalls
Above Ground Parking GSF 32,483 sf
Above Ground Parking Stalls 73 stalls
LOT SB7
VTM Lot Area 193,387 sf
B10 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Residential Block #SB-BR-1
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

SB-BR-1
Gross Block Area 95,699 sf
Expanded Existing Street
(New Street Easement) 9,205 sf
ROW Vacation 2,930 sf
Development Block Area 89,424 sf
NBPP Maximum Building Coverage (70%)* 66,989 sf
NBPP Maximum Pavement Area (10%)** 8,942 sf
NBPP Minimum Open Space (25%)** 22,356 sf
Block Within HOZ No
Residential GSF 360,342 sf
Residential DUs 366 DUs
Active Uses GSF 27,192 sf
Residential Parking Stalls 257 stalls
Active Uses Parking Stalls 80 stalls
Above Ground Parking GSF 139,000 sf
Above Ground Parking Stalls 337 stalls
LOT SB2
VTM Lot Area 32,056 sf
LOT SB3
VTM Lot Area 57,368 sf
North Bayshore Master Plan - April 2023 | B11

DEVELOPMENT BLOCKS
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
Residential Block #SB-BR-2
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

SB-BR-2
Gross Block Area 116,030 sf
Expanded Existing Street
(New Street Easement) 13,069 sf
ROW Vacation 1,895 sf
Development Block Area 104,856 sf
NBPP Maximum Building Coverage (70%)* 81,221 sf
NBPP Maximum Pavement Area (10%)** 10,486 sf
NBPP Minimum Open Space (25%)** 26,214 sf
Block Within HOZ No
Residential GSF 486,000 sf
Residential DUs 428 DUs
Active Uses GSF 39,707 sf
Residential Parking Stalls 233 stalls
Above Ground Parking GSF 98,000 sf
Above Ground Parking Stalls 233 stalls
LOT SB20
VTM Lot Area 36,544 sf
LOT SB21
VTM Lot Area 68,312 sf
B12 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Residential Block #SB-BR-3
SB-BR-3
Gross Block Area 36,972 sf
New Street (New Street Easement) 3,819 sf
Expanded Existing Street
(New Street Easement) 9,214 sf
Development Block Area 23,939 sf
NBPP Maximum Building Coverage (70%)* 25,881 sf
NBPP Maximum Pavement Area (10%)** 2,394 sf
NBPP Minimum Open Space (25%)** 5,985 sf
Block Within HOZ No
Residential GSF 202,000 sf
Residential DUs 211 DUs
Active Uses GSF 18,552 sf
LOT SB19
VTM Lot Area 23,939 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
North Bayshore Master Plan - April 2023 | B13

DEVELOPMENT BLOCKS
Residential Block #SB-BR-4
SB-BR-4
Gross Block Area 61,535 sf
New Street (New Street Easement) 8,154 sf
Expanded Existing Street
(New Street Easement) 2,085 sf
Development Block Area 51,296 sf
NBPP Maximum Building Coverage (70%)* 43,075 sf
NBPP Maximum Pavement Area (10%)** 5,130 sf
NBPP Minimum Open Space (25%)** 12,824 sf
Block Within HOZ No
Residential GSF 296,000 sf
Residential DUs 297 DUs
Active Uses GSF 12,825 sf
Residential Parking Stalls 224 stalls
Above Ground Parking GSF 77,000 sf
Above Ground Parking Stalls 224 stalls
LOT SB23
VTM Lot Area 51,296 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
B14 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Residential Block #SB-BR-5
SB-BR-5
Gross Block Area 69,957 sf
New Street (New Street Easement) 9,176 sf
Expanded Existing Street
(New Street Easement) 10,018 sf
Development Block Area 50,763 sf
NBPP Maximum Building Coverage (70%)* 48,970 sf
NBPP Maximum Pavement Area (10%)** 5,076 sf
NBPP Minimum Open Space (25%)** 12,691 sf
Block Within HOZ No
Residential GSF 183,000 sf
Residential DUs 176 DUs
Active Uses GSF 16,732 sf
Residential Parking Stalls 162 stalls
Above Ground Parking GSF 68,000 sf
Above Ground Parking Stalls 162 stalls
LOT SB17
VTM Lot Area 50,763 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
North Bayshore Master Plan - April 2023 | B15

DEVELOPMENT BLOCKS
Residential Block #SB-BR-6
SB-BR-6
Gross Block Area 144,454 sf
New Street (New Street Easement) 41,926 sf
Expanded Existing Street
(New Street Easement) 2,406 sf
Development Block Area 100,122 sf
NBPP Maximum Building Coverage (70%)* 101,118 sf
NBPP Maximum Pavement Area (10%)** 10,012 sf
NBPP Minimum Open Space (25%)** 25,031 sf
Block Within HOZ No
Residential GSF 223,000 sf
Residential DUs 220 DUs
Active Uses GSF 4,550 sf
Residential Parking Stalls 155 stalls
Active Uses Parking Stalls 600 stalls
Above Ground Parking GSF 185,000 sf
Above Ground Parking Stalls 755 stalls
LOT SB24
VTM Lot Area 39,094 sf
LOT SB25
VTM Lot Area 61,028 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA

PARKING AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
B16 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Residential Block #SB-BR-7
SB-BR-7
Gross Block Area 64,565 sf
New Street (New Street Easement) 19,325 sf
Expanded Existing Street
(New Street Easement) 6,563 sf
Development Block Area 38,677 sf
NBPP Maximum Building Coverage (70%)* 45,196 sf
NBPP Maximum Pavement Area (10%)** 3,868 sf
NBPP Minimum Open Space (25%)** 9,669 sf
Block Within HOZ No
Residential GSF 161,000 sf
Residential DUs 172 DUs
Residential Parking Stalls 73 stalls
Above Ground Parking GSF 15,000 sf
Above Ground Parking Stalls 73 stalls
LOT SB15
VTM Lot Area 38,677 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

EXISTING PROPERTY

BOUNDARY
North Bayshore Master Plan - April 2023 | B17

DEVELOPMENT BLOCKS
Residential Block #SB-BR-8
SB-BR-8
Gross Block Area 137,355 sf
New Street (New Street Easement) 34,224 sf
Expanded Existing Street
(New Street Easement) 10,496 sf
Development Block Area 92,635 sf
NBPP Maximum Building Coverage (70%)* 96,149 sf
NBPP Maximum Pavement Area (10%)** 9,264 sf
NBPP Minimum Open Space (25%)** 23,159 sf
Block Within HOZ No
Residential GSF 241,000 sf
Residential DUs 215 DUs
Residential Parking Stalls 280 stalls
Above Ground Parking GSF 117,000 sf
Above Ground Parking Stalls 280 stalls
LOT SB14
VTM Lot Area 92,635 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

EXISTING PROPERTY

BOUNDARY
B18 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Hotel Block #SB-BH
SB-BH
Gross Block Area 41,962 sf
Expanded Existing Street
(New Street Easement) 5,700 sf
Development Block Area 36,262 sf
NBPP Maximum Building Coverage (70%)* 29,373 sf
NBPP Maximum Pavement Area (10%)** 3,626 sf
NBPP Minimum Open Space (20%)** 7,252 sf
Block Within HOZ No
Hotel GSF 160,000 sf
Hotel Keys 250 keys
Active Uses GSF 16,731 sf
LOT SB1
VTM Lot Area 36,262 sf
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

HOTEL AREA
MIN. BUILDING SETBACK

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

North Bayshore Master Plan - April 2023 | B19

DEVELOPMENT BLOCKS
Flex Block #SB-FLEX

SB-FLEX
Gross Block Area 117,716 sf
New Street (New Street Easement) 9,076 sf
Development Block Area 108,640 sf
Block Within HOZ Yes
Community GSF 55,000 sf
Disctrict Central Plant GSF 35,000 sf
LOT SB10
VTM Lot Area 108,640 sf
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

FLEX - COMMUNITY USE,

DISTRICT SYSTEMS
MIN. BUILDING SETBACK

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

B20 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
District Plant Block #SB-DCP
SB-DCP
Gross Block Area 116,725 sf
New Street (New Street Easement) 11,412 sf
Development Block Area 105,313 sf
NBPP Maximum Building Coverage (55%)* 64,199 sf
NBPP Maximum Pavement Area (40%)** 42,125 sf
NBPP Minimum Open Space (25%)** 26,328 sf
Block Within HOZ Yes
Disctrict Central Plant GSF 95,000 sf
LOT SB12
VTM Lot Area 105,313 sf
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

DISTRICT CENTRAL

PLANT AREA
MIN. BUILDING SETBACK

OPEN SPACE

EXISTING PROPERTY

North Bayshore Master Plan - April 2023 | B21

DEVELOPMENT BLOCKS
Greenway Park West

GREENWAY PARK WEST
Gross Block Area 107,998 sf
New Street (New Street Easement) 5,543 sf
Expanded Existing Street
(New Street Easement) 22,548 sf
Open Space (Either Dedicated
Park Land or POPA) 79,907 sf
Active Uses GSF 2,000 sf
LOT SB6
VTM Lot Area 79,907 sf
Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

B22 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Greenway Park East

GREENWAY PARK EAST
Gross Block Area 41,104 sf
New Street (New Street Easement) 4,794 sf
Expanded Existing Street
(New Street Easement) 8,035 sf
Open Space (Either Dedicated
Park Land or POPA) 28,275 sf
Active Uses GSF 1,000 sf
LOT SB8
VTM Lot Area 28,275 sf
Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

North Bayshore Master Plan - April 2023 | B23

DEVELOPMENT BLOCKS
Eco Gem

ECO GEM
Gross Block Area 468,552 sf
Dedicated Park Land 468,552 sf
LOT SB26
VTM Lot Area 468,552 sf
Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

B24 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Shorebird Wilds

SHOREBIRD WILDS
Gross Block Area 210,409 sf
New Street (New Street Easement) 3,458 sf
Expanded Existing Street
(New Street Easement) 12,136 sf
Open Space (Either Dedicated
Park Land or POPA) 194,815 sf
LOT SB9
VTM Lot Area 194,815 sf
Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

North Bayshore Master Plan - April 2023 | B25

DEVELOPMENT BLOCKS
Shorebird Square

SHOREBIRD SQUARE
Gross Block Area 26,618 sf
New Street (New Street Easement) 8,445 sf
Expanded Existing Street
(New Street Easement) 4,849 sf
Dedicated Park Land 13,324 sf
LOT SB18
VTM Lot Area 13,324 sf
Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

B26 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
SB-PU
SB-PU
Gross Block Area 251,072 sf
New Street (New Street Easement) 66,313 sf
Expanded Existing Street
(New Street Easement) 7,270 sf
Public Use 177,489 sf
LOT SB13
VTM Lot Area 177,489 sf
Key

GROSS BLOCK BOUNDARY

PUBLIC USE

EXISTING PROPERTY

BOUNDARY
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

North Bayshore Master Plan - April 2023 | B27

DEVELOPMENT BLOCKS
Office Block #JN-BO-1
JN-BO-1
Gross Block Area 414,828 sf
Expanded Existing Street
(New Street Easement) 83,310 sf
Development Block Area 331,518 sf
NBPP Maximum Building Coverage (70%)* 290,380 sf
NBPP Maximum Pavement Area (10%)** 33,152 sf
NBPP Minimum Open Space (20%)** 66,304 sf
Block Within HOZ No
Office GSF 754,709 sf
Office Parking Stalls 141 stalls
Above Ground Parking GSF 72,478 sf
Above Ground Parking Stalls 141 stalls
LOT JN1
VTM Lot Area 331,518 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

OFFICE AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE II MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY
B28 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Office Block #JN-BO-2
JN-BO-2
Gross Block Area 189,121 sf
Expanded Existing Street
(New Street Easement) 21,699 sf
Development Block Area 167,422 sf
NBPP Maximum Building Coverage (70%)* 132,385 sf
NBPP Maximum Pavement Area (10%)** 16,742 sf
NBPP Minimum Open Space (20%)** 33,484 sf
Block Within HOZ No
Office GSF 473,628 sf
Office Parking Stalls 87 stalls
Above Ground Parking GSF 46,497 sf
Above Ground Parking Stalls 87 stalls
LOT JN10
VTM Lot Area 167,422 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

OFFICE AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE II MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY
North Bayshore Master Plan - April 2023 | B29

DEVELOPMENT BLOCKS
Residential Block #JN-BR-1
JN-BR-1
Gross Block Area 233,395 sf
New Street (New Street Easement) 20,424 sf
Expanded Existing Street
(New Street Easement) 26,467 sf
Development Block Area 186,504 sf
NBPP Maximum Building Coverage (70%)* 163,377 sf
NBPP Maximum Pavement Area (10%)** 18,650 sf
NBPP Minimum Open Space (25%)** 46,626 sf
Block Within HOZ No
Residential GSF 970,000 sf
Residential DUs 922 DUs
Residential Parking Stalls 688 stalls
Above Ground Parking GSF 186,000 sf
Above Ground Parking Stalls 688 stalls
LOT JN4
VTM Lot Area 85,122 sf
LOT JN5
VTM Lot Area 65,271 sf
LOT JN6
VTM Lot Area 36,111 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
B30 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Residential Block #JN-BR-3 - Option 1
JN-BR-3 OPTION 1
Gross Block Area 281,459 sf
New Street (New Street Easement) 20,406 sf
Expanded Existing Street
(New Street Easement) 55,118 sf
Development Block Area 205,935 sf
NBPP Maximum Building Coverage (70%)* 197,021 sf
NBPP Maximum Pavement Area (10%)** 20,594 sf
NBPP Minimum Open Space (25%)** 51,484 sf
Block Within HOZ No
Residential GSF 953,000 sf
Residential DUs 881 DUs
Residential Parking Stalls 711 stalls
Active Uses Parking Stalls 348 stalls
Above Ground Parking GSF 164,253 sf
Above Ground Parking Stalls 1,059 stalls
LOT JN7
VTM Lot Area 92,162 sf
LOT JN8
VTM Lot Area 50,689 sf
LOT JN9
VTM Lot Area 63,084 sf
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

FLEX - PARKING, RESIDENTIAL

BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

North Bayshore Master Plan - April 2023 | B31

DEVELOPMENT BLOCKS
Residential Block #JN-BR-3 - Option 2
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

FLEX - PARKING, RESIDENTIAL

BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
JN-BR-3 OPTION 2
Gross Block Area 281,459 sf
New Street (New Street Easement) 20,406 sf
Expanded Existing Street
(New Street Easement) 55,118 sf
Development Block Area 205,935 sf
NBPP Maximum Building Coverage (70%)* 197,021 sf
NBPP Maximum Pavement Area (10%)** 20,594 sf
NBPP Minimum Open Space (25%)** 51,484 sf
Block Within HOZ No
Residential GSF 738,000 sf
Residential DUs 686 DUs
Residential Parking Stalls 559 stalls
Active Uses Parking Stalls 500 stalls
Above Ground Parking GSF 404,215 sf
Above Ground Parking Stalls 1,059 stalls
LOT JN7
VTM Lot Area 92,162 sf
LOT JN8
VTM Lot Area 50,689 sf
LOT JN9
VTM Lot Area 63,084 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

B32 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Residential Block #JN-BR-4
JN-BR-4
Gross Block Area 84,801 sf
Expanded Existing Street
(New Street Easement) 9,576 sf
Development Block Area 75,225 sf
NBPP Maximum Building Coverage (70%)* 59,361 sf
NBPP Maximum Pavement Area (10%)** 7,523 sf
NBPP Minimum Open Space (25%)** 18,806 sf
Block Within HOZ No
Residential GSF 367,000 sf
Residential DUs 375 DUs
Active Uses GSF 7,748 sf
Residential Parking Stalls 220 stalls
Above Ground Parking GSF 74,000 sf
Above Ground Parking Stalls 220 stalls
LOT JN12
VTM Lot Area 75,225 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY
North Bayshore Master Plan - April 2023 | B33

DEVELOPMENT BLOCKS
Residential Block #JN-BR-6
JN-BR-6
Gross Block Area 97,605 sf
New Street (New Street Easement) 8,748 sf
Expanded Existing Street
(New Street Easement) 22,652 sf
Development Block Area 66,205 sf
NBPP Maximum Building Coverage (70%)* 68,324 sf
NBPP Maximum Pavement Area (10%)** 6,621 sf
NBPP Minimum Open Space (25%)** 16,551 sf
Block Within HOZ No
Residential GSF 380,000 sf
Residential DUs 391 DUs
Active Uses GSF 20,655 sf
Residential Parking Stalls 182 stalls
Above Ground Parking GSF 76,000 sf
Above Ground Parking Stalls 182 stalls
LOT JN15
VTM Lot Area 66,205 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
B34 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Residential Block #JN-BR-7
JN-BR-7
Gross Block Area 210,232 sf
New Street (New Street Easement) 19,439 sf
Expanded Existing Street
(New Street Easement) 35,066 sf
Development Block Area 155,727 sf
NBPP Maximum Building Coverage (70%)* 147,162 sf
NBPP Maximum Pavement Area (10%)** 15,573 sf
NBPP Minimum Open Space (25%)** 38,932 sf
Block Within HOZ No
Residential GSF 805,000 sf
Residential DUs 771 DUs
Active Uses GSF 6,597 sf
Residential Parking Stalls 560 stalls
Above Ground Parking GSF 210,000 sf
Above Ground Parking Stalls 560 stalls
LOT JN17
VTM Lot Area 68,639 sf
LOT JN18
VTM Lot Area 45,854 sf
LOT JN19
VTM Lot Area 41,234 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
North Bayshore Master Plan - April 2023 | B35

DEVELOPMENT BLOCKS
The Portal
Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY

THE PORTAL
Gross Block Area 40,637 sf
Expanded Existing Street
(New Street Easement) 8,159 sf
Open Space (Either Dedicated
Park Land or POPA) 32,478 sf
Active Uses GSF 1,000 sf
LOT JN14
VTM Lot Area 32,478 sf
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

B36 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Joaquin Grove

JOAQUIN GROVE
Gross Block Area 67,238 sf
Expanded Existing Street
(New Street Easement) 5,680 sf
Open Space (Either Dedicated
Park Land or POPA) 61,558 sf
LOT JN11
VTM Lot Area 61,558 sf
Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

North Bayshore Master Plan - April 2023 | B37

DEVELOPMENT BLOCKS
Joaquin Commons

JOAQUIN COMMONS
Gross Block Area 136,929 sf
New Street (New Street Easement) 10,691 sf
Expanded Existing Street
(New Street Easement) 15,213 sf
Dedicated Park Land 111,025 sf
LOT JN16
VTM Lot Area 111,025 sf
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
B38 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Joaquin Terrace East

JOAQUIN TERRACE EAST
Gross Block Area 68,124 sf
Expanded Existing Street
(New Street Easement) 12,172 sf
Open Space (Either Dedicated
Park Land or POPA) 55,952 sf
LOT JN3
VTM Lot Area 55,952 sf
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
North Bayshore Master Plan - April 2023 | B39

DEVELOPMENT BLOCKS
Joaquin Terrace West

JOAQUIN TERRACE WEST
Gross Block Area 46,051 sf
Expanded Existing Street
(New Street Easement) 6,795 sf
Open Space (Either Dedicated
Park Land or POPA) 39,256 sf
LOT JN2
VTM Lot Area 39,256 sf
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
B40 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Office Block #JS-BO-1
JS-BO-1
Gross Block Area 59,702 sf
Expanded Existing Street
(New Street Easement) 223 sf
Development Block Area 59,479 sf
NBPP Maximum Building Coverage (80%)* 47,762 sf
NBPP Maximum Pavement Area (10%)** 5,948 sf
NBPP Minimum Open Space (20%)** 11,896 sf
Block Within HOZ No
Office GSF 250,000 sf
Active Uses GSF 3,990 sf
Office Parking Stalls 50 stalls
Above Ground Parking GSF 25,000 sf
Above Ground Parking Stalls 50 stalls
LOT JS8
VTM Lot Area 59,479 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

OFFICE AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY
North Bayshore Master Plan - April 2023 | B41

DEVELOPMENT BLOCKS
Residential Block #JS-BR-1
JS-BR-1
Gross Block Area 136,094 sf
New Street (New Street Easement) 55,808 sf
Expanded Existing Street
(New Street Easement) 1,953 sf
Development Block Area 78,333 sf
NBPP Maximum Building Coverage (70%)* 95,266 sf
NBPP Maximum Pavement Area (10%)** 7,833 sf
NBPP Minimum Open Space (25%)** 19,583 sf
Block Within HOZ No
Residential GSF 426,000 sf
Residential DUs 409 DUs
Residential Parking Stalls 220 stalls
Above Ground Parking GSF 54,000 sf
Above Ground Parking Stalls 220 stalls
LOT JS1
VTM Lot Area 36,223 sf
LOT JS2
VTM Lot Area 42,110 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
B42 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Residential Block #JS-BR-2
JS-BR-2
Gross Block Area 77,869 sf
Expanded Existing Street
(New Street Easement) 8,386 sf
Development Block Area 69,483 sf
NBPP Maximum Building Coverage (70%)* 54,508 sf
NBPP Maximum Pavement Area (10%)** 6,948 sf
NBPP Minimum Open Space (25%)** 17,371 sf
Block Within HOZ No
Residential GSF 288,000 sf
Residential DUs 276 DUs
Residential Parking Stalls 161 stalls
Above Ground Parking GSF 47,000 sf
Above Ground Parking Stalls 161 stalls
LOT JS3
VTM Lot Area 27,949 sf
LOT JS4
VTM Lot Area 41,534 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
North Bayshore Master Plan - April 2023 | B43

DEVELOPMENT BLOCKS
Residential Block #JS-BR-3
JS-BR-3
Gross Block Area 80,582 sf
New Street (New Street Easement) 3,488 sf
Expanded Existing Street
(New Street Easement) 24,611 sf
Development Block Area 52,483 sf
NBPP Maximum Building Coverage (70%)* 56,408 sf
NBPP Maximum Pavement Area (10%)** 5,248 sf
NBPP Minimum Open Space (25%)** 13,121 sf
Block Within HOZ No
Residential GSF 327,000 sf
Residential DUs 318 DUs
Active Uses GSF 7,000 sf
Residential Parking Stalls 241 stalls
Above Ground Parking GSF 107,000 sf
Above Ground Parking Stalls 241 stalls
LOT JS10
VTM Lot Area 52,483 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
B44 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
***Where mid-block breaks overlap side or rear setbacks, the larger of the two will determine the total building setback.

Hotel Block #JS-FLEX

JS-FLEX
Gross Block Area 148,146 sf
New Street (New Street Easement) 17,465 sf
Development Block Area 130,681 sf
NBPP Maximum Building Coverage (80%)* 118,517 sf
NBPP Maximum Pavement Area (10%)** 13,068 sf
NBPP Minimum Open Space (20%)** 26,136 sf
Block Within HOZ No
Hotel GSF 180,000 sf
Hotel Keys 275 keys
Active Uses GSF 4,000 sf
Office Parking Stalls 400 stalls
Active Uses Parking Stalls 300 stalls
Above Ground Parking GSF 332,579 sf
Above Ground Parking Stalls 700 stalls
LOT JS6
VTM Lot Area 51,457 sf
LOT JS7
VTM Lot Area 79,224 sf
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

HOTEL AREA

PARKING AREA
MIN. BUILDING SETBACK

OPEN SPACE

INDICATIVE LOCATION OF
TYPE I MID-BLOCK BREAK***

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
North Bayshore Master Plan - April 2023 | B45

DEVELOPMENT BLOCKS
Gateway Plaza

GATEWAY PLAZA
Gross Block Area 49,433 sf
New Street (New Street Easement) 4,317 sf
Expanded Existing Street
(New Street Easement) 5,650 sf
Dedicated Park Land 39,466 sf
LOT JS9
VTM Lot Area 39,466 sf
Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

B46 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Shoreline Square

SHORELINE SQUARE
Gross Block Area 28,191 sf
New Street (New Street Easement) 14,064 sf
Dedicated Park Land 14,127 sf
LOT JS5
VTM Lot Area 14,127 sf
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

OPEN SPACE

EXISTING PROPERTY

BOUNDARY
North Bayshore Master Plan - April 2023 | B47

DEVELOPMENT BLOCKS
Residential Block #PE-BR-1
PE-BR-1
Gross Block Area 89,064 sf
Expanded Existing Street
(New Street Easement) 8,996 sf
Development Block Area 80,068 sf
NBPP Maximum Building Coverage (70%)* 62,345 sf
NBPP Maximum Pavement Area (10%)** 8,007 sf
NBPP Minimum Open Space (25%)** 20,017 sf
Block Within HOZ No
Residential GSF 287,000 sf
Residential DUs 341 DUs
Active Uses GSF 10,000 sf
Residential Parking Stalls 184 stalls
Above Ground Parking GSF 77,000 sf
Above Ground Parking Stalls 184 stalls
LOT PE1
VTM Lot Area 80,068 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
B48 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Residential Block #PE-BR-2
PE-BR-2
Gross Block Area 102,225 sf
Expanded Existing Street
(New Street Easement) 8,769 sf
Development Block Area 93,456 sf
NBPP Maximum Building Coverage (70%)* 71,557 sf
NBPP Maximum Pavement Area (10%)** 9,346 sf
NBPP Minimum Open Space (25%)** 23,364 sf
Block Within HOZ No
Residential GSF 232,000 sf
Residential DUs 231 DUs
Residential Parking Stalls 151 stalls
Above Ground Parking GSF 63,000 sf
Above Ground Parking Stalls 151 stalls
LOT PE2
VTM Lot Area 93,456 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

RESIDENTIAL AREA
MIN. BUILDING SETBACK

EXISTING PROPERTY

BOUNDARY

VTM LOT BOUNDARY
North Bayshore Master Plan - April 2023 | B49

DEVELOPMENT BLOCKS
Parking Block #MW-BP-1
Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

PARKING AREA
MIN. BUILDING SETBACK

EXISTING PROPERTY

BOUNDARY
MW-BP-1
Gross Block Area 182,278 sf
Expanded Existing Street
(New Street Easement) 214 sf
Development Block Area 182,064 sf
NBPP Maximum Building Coverage (35%)* 63,797 sf
NBPP Maximum Pavement Area (55%)** 100,135 sf
NBPP Minimum Open Space (30%)** 54,619 sf
Block Within HOZ No
Above Ground Parking GSF 477,411 sf
Above Ground Parking Stalls 416 stalls
LOT MW1
VTM Lot Area 182,064 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

B50 | North Bayshore Master Plan - April 2023

DEVELOPMENT BLOCKS
Parking Block #MW-BP-2
MW-BP-2
Gross Block Area 213,101 sf
Development Block Area 213,101 sf
NBPP Maximum Building Coverage (35%)* 74,585 sf
NBPP Maximum Pavement Area (55%)** 117,205 sf
NBPP Minimum Open Space (30%)** 63,930 sf
Block Within HOZ No
Above Ground Parking GSF 362,120 sf
Above Ground Parking Stalls 474 stalls
LOT MW2
VTM Lot Area 213,101 sf
*Calculated against Gross Block Area prior to ROW easements, dedications and vacations per NBPP 3.3.3 Standard 4 **Calculated against Development Block Area
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

GROSS BLOCK BOUNDARY

DEVELOPMENT BLOCK

BOUNDARY

PARKING AREA
MIN. BUILDING SETBACK

EXISTING PROPERTY

BOUNDARY
North Bayshore Master Plan - April 2023 | B51

DEVELOPMENT BLOCKS
Parking Block #SA-BP-1
SA-BP-1
Existing Property Area 1,676,304 sf
Development Block Area 615,417 sf
Block Within HOZ Yes
Above Ground Parking GSF 1,516,800 sf
Above Ground Parking Stalls 4,584 stalls
Diagrams show minimum constraints per NBPP . The master development team may overlay additional constraints on developments to achieve compliance with project goals.

Key

DEVELOPMENT BLOCK

BOUNDARY

PARKING AREA
MIN. BUILDING SETBACK

EXISTING PROPERTY

BOUNDARY

North Bayshore Master Plan - April 2023 | Ci
© LENDLEASE
Appendix C
Phasing plan

04.2023
C1 | North Bayshore Master Plan - April 2023

PHASING
The Master Plan will be implemented in
phases, and is subject to ongoing review
of market conditions and schedule of
performance obligations. This Phasing
Plan describes a potential phasing option
and is subject to change at the discretion
of Google as set forth in Section III

3.5.1.1 of the Development Agreement .

The location of phasing boundaries
is conceptual and reflective of land
use phasing only. Phasing boundaries
are not inclusive of the location of
horizontal improvements (either within
the Master Plan Area or off-site), such
as new streets, utilities etc, needed
to serve each phase. Where feasible,
multiple phases can occur concurrently.

Shorebird will be delivered as the
first Complete Neighborhood in three
phases. Phase 1 includes development
of two noncontiguous development
parcels in Pear, and one noncontiguous
development parcel in Joaquin South.

Joaquin North, being that part of the
neighborhood north of Plymouth Street,
will be delivered as the second Complete
Neighborhood in four phases. Joaquin
South will be delivered in the final phase
to allow for the potential to develop
concurrently with the other major
landowner within the Gateway Master
Plan Area, facilitating the co-delivery of
new roads, pedestrian/bike connections,
and horizontal infrastructure.

C1. Phasing
Google will meet its affordable
housing and parkland obligations as
set forth in Article 5, and Exhibits F
& G of the Development Agreement .

PHASE OPEN SPACE AFFORDABLE HOUSING PARCEL
Phase 1 Eco Gem
Greenway Park West
The Portal
Parcel PE-BR-2 (VTM PE2)
Parcel JS-BR-2 (VTM JS3, JS4)
Phase 2 Shorebird Square
Shorebird Wilds
Parcel SB-BR-6 (VTM SB25)
Phase 3 Greenway Park East --
Phase 4 Joaquin Grove --
Phase 5 Joaquin Commons --
Phase 6 -- --
Phase 7 Joaquin Terrace Part of Parcel JN-BR-1 (VTM JN6) Phase 8 Greenway Plaza
Shoreline Square
Part of Parcel JS-BR-1 (VTM JS2)
Table C1.1 LAND DEDICATIONS BY PHASE
North Bayshore Master Plan - April 2023 | C2
LAND USE PHASE 1 PHASE 2 PHASE 3 PHASE 4 PHASE 5 PHASE 6 PHASE 7 PHASE 8 Residential units 2,273 du 1,291 du 0 du 0 du 906 du 0 du 1,803 du 727 du • Residential 2,284,342 sf 1,306,000 sf 0 sf 0 sf 921,000 sf 0 sf 1,923,000 sf 753,000 sf • Residential
parking
554,000 sf 311,000 sf 0 sf 0 sf 230,000 sf 0 sf 460,000 sf 161,000 sf • Residential
parking stalls
1,168 stalls 894 stalls 0 stalls 0 stalls 780 stalls 0 stalls 1,399 stalls 461 stalls Rebuilt office 1,039,754 sf 0 sf 188,489 sf 0 sf 0 sf 586,438 sf 0 sf 0 sf New office 209,661 sf 0 sf 201,690 sf 473,628 sf 0 sf 168,271 sf 0 sf 250,000 sf Total office 1,249,415 sf 0 sf 390,179 sf 473,628 sf 0 sf 754,709 sf 0 sf 250,000 sf Rebuilt active
uses
11,056 sf 0 sf 0 sf 0 sf 0 sf 0 sf 0 sf 0 sf
New active uses 143,238 sf 107,659 sf 1,000 sf 0 sf 11,047 sf 4,000 sf 0 sf 10,990 sf Total active uses 154,294 sf 107,659 sf 1,000 sf 0 sf 11,047 sf 4,000 sf 0 sf 10,990 sf Hotel 160,000 sf 0 sf 0 sf 0 sf 0 sf 0 sf 0 sf 180,000 sf ±250 keys ±0 keys ±0 keys ±0 keys ±0 keys ±0 keys ±0 keys ±275 keys District Central
Plant
130,000 sf 0 sf 0 sf 0 sf 0 sf 0 sf 0 sf 0 sf
TOTAL 4,532,051 sf 1,724,659 sf 391,179 sf 473,628 sf 1,162,047 sf 758,709 sf 2,383,000 sf 1,354,990 sf Parks and
open space
±13.3 ac ±4.8 ac ±0.6 ac ±1.4 ac ±2.5 ac ±0.0 ac ±2.2 ac ±1.2 ac Notes:

1. The development program and square footage
totals in Table C.1.2 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 ±8.8msf (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 Non-
Residential 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
exceptions (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 above-
grade 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 of the
Master Plan.

Table C1.2 DEVELOPMENT PROGRAM BY PHASE
C3 | North Bayshore Master Plan - April 2023

PHASING
Plan C1.1 PHASING PLAN
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.

The location of phasing boundaries is conceptual
and reflective of land use phasing only. Phasing
boundaries are not inclusive of the location of
horizontal improvements (either within the Project
Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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
PHASE 1
PHASE 2
PHASE 3
PHASE 4
PHASE 5
PHASE 6
PHASE 7
PHASE 8

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 | C4
Note:

The location of phasing boundaries is conceptual
and reflective of land use phasing only. Phasing
boundaries are not inclusive of the location of
horizontal improvements (either within the Project
Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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
PHASE 1
PHASE 2
PHASE 3
PHASE 4
PHASE 5
PHASE 6
PHASE 7
PHASE 8

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Plan C1.2 PHASING PLAN (CORE PROJECT AREA)
C5 | North Bayshore Master Plan - April 2023

PHASING
Key
PHASE 1
PHASE 2
PHASE 3
PHASE 4
PHASE 5
PHASE 6
PHASE 7
PHASE 8
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
Plan C1.3 PHASING PLAN (CORE PROJECT AREA BY LAND USE)
Note:

The location of phasing boundaries is conceptual and reflective of land use phasing only. Phasing boundaries are not inclusive of the location of horizontal improvements (either within the Project Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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.

North Bayshore Master Plan - April 2023 | C6
To convert North Bayshore from a place
dominated by single-story office/R&D
buildings and large surface parking
lots, Google will first need to demolish
existing office buildings to free up land
for higher-density office buildings,
housing, and other uses. However, as
this is an operational campus, it will not
always be possible to demolish existing
office buildings without first constructing
new office buildings. This will allow
Google to sequence the relocation
of employees from existing offices
to the new offices without disrupting
business operations. Once employees
have been relocated, the existing
office buildings can be demolished.

C2. Office relocation
C7 | North Bayshore Master Plan - April 2023

PHASING
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

GSF TO JOAQUIN

GSF TO SHOREBIRD

BUILDINGS TO

BE REMOVED

EXISTING BUILDING

TO REMAIN

EXISTING OPEN SPACE

PROJECT AREA

NBPP BOUNDARY

AREA NOT SUBJECT TO

REDEVELOPMENT
Plan C2.1 EXISTING OFFICE TRANSFER

04.2023
Appendix D
Built form design
objectives
Project team

PROJECT APPLICANT
GOOGLE

APPLICANT REPRESENTATIVE

LENDLEASE SILICON VALLEY DEVELOPMENT LLC

DESIGN & CONSULTANT TEAM
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
D1. INTRODUCTION D1
D1.1. Realizing an Urban Design Vision for North Bayshore D2 D1.2. Context-Responsive Design Guidance D5
D1.3. Document Overview D6
D2. PLACE FRAMEWORK D7
D2.1. Overview D8
D2.2. Urban Design Vision D1 0
D2.3. Block Character D1 2
D2.4. Access & Circulation D1 4
D2.5. Edge Framework D1 4
D3. BUILT FORM D25
D3.1. Overview D2 6
D3.2. Built Form Framework D2 8
D4. FRONTAGES D39
D4.1. Overview D 40
D4.2. Large Street D4 2
D4.3. Typical Neighborhood Street D4 8
D4.4. Mid-Block Break D5 4
D4.5. Open Space D6 0
D4.6. Social Spine D6 6
D5. MATERIALS AND F ACADE ARTICULA TION D69
D5.1. Overview D7 0
D5.2. Materials D7 2
D5.3. Facade Articulation D7 3
FIGURE D2.1.1 PLACE FRAMEWORK OVERVIEW D9
FIGURE D2.2.1 URBAN DESIGN CHARACTER ZONES D1 1
PLAN D2.3.1 BL OCKS & STREETS FRAMEWORK D1 3
PLAN D2.4.1 ACCESS & CIRCULATION FRAMEWORK D1 5
PLAN D2.5.1 EDGE F RAMEWORK D1 6
PLAN D2.5.2 MASTER PLAN BUILDING TYPES D1 7
FIGURE D2.5.1 LARGE STREETS (N. SHORELINE BLVD) CONCEPTUAL URBAN DESIGN CHARACTER D1 8 FIGURE D2.5.2 LARGE STREETS (CHARLESTON RD) CONCEPTUAL URBAN DESIGN CHARACTER D1 9 FIGURE D2.5.3 TY PICAL NEIGHBORHOOD STREETS CONCEPTUAL URBAN DESIGN CHARACTER D2 0 FIGURE D2.5.4 RESIDENTIAL M ID-BLOCK BREAKS CONCEPTUAL URBAN DESIGN CHARACTER D2 1 FIGURE D2.5.5 OFF ICE MID-BLOCK BREAKS CONCEPTUAL URBAN DESIGN CHARACTER D2 2 FIGURE D2.5.6 OPEN SP ACES CONCEPTUAL URBAN DESIGN CHARACTER D2 3 FIGURE D2.5.7 SOCIAL SPINE CONCEPTUAL URBAN DESIGN CHARACTER D2 4 FIGURE D3.1.1 RESIDENTIAL B UILDING MASSING CONTROLS D2 6 FIGURE D3.1.2 OFF ICE BUILDING MASSING CONTROLS D2 6
PLAN D3.1.1 BUIL T FORM FRAMEWORK D2 7
FIGURE D4.1.1 STREET FRONTAGE ZONES D4 0
FIGURE D4.1.2 OPEN SP ACE FRONTAGE ZONES D4 0
PLAN D4.1.1 FRONT AGE FRAMEWORK PLAN D4 1
Figures & Plans Tables
TABLE D4.2.1 LARGE STREET FRONTAGE SUMMARY (CHARLESTON AND SHORELINE) D4 3 TABLE D4.3.1 TY PICAL NEIGHBORHOOD STREET FRONTAGE SUMMARY D4 9 TABLE D4.4.1 MID- BLOCK BREAK FRONTAGE SUMMARY D5 5
TABLE D4.5.1 OPEN SP ACE FRONTAGE SUMMARY D6 1
TABLE D4.6.1 SOCIAL SPINE FRONTAGE SUMMARY D6 7
CHAPTER 1
Introduction
D2 | North Bayshore Master Plan - April 2023

INTRODUCTION
D1.1. RealizinganUrbanD esignVis ionfo rNo rthBa yshore NorthBayshorePrecisePlan
Both the North Bayshore Framework
Master Plan and the Built Form Design
Objectives build upon the urban
design vision established by the North
Bayshore Precise Plan (NBPP).

Where the Master Plan provides the
planning framework for a holistic
new district, this document focuses
on the block and building scale with
urban design strategies that will
contribute to the NBPP’s overall vision
for a walkable, human-scale, and
memorable new urban neighborhood.

NORTH BAYSHORE

PRECISE PLAN

NORTH BAYSHORE

FRAMEWORK MASTER PLAN

03.2022
North Bayshore
Framework
Master Plan
Built Form Design Objectives | D3
Master Plan Development Framework
The following topics established in the Master Plan
lay the foundation for the Design Objectives:

MASTER PLAN NEIGHBORHOODS

OPEN SPACE

DEVELOPMENT BLOCKS

STREET NETWORK

LAND USE

SETBACKS
D4 | North Bayshore Master Plan - April 2023

INTRODUCTION
Master Plan Urban Design Values
The Master Plan envisions a major transformation from
the area’s existing suburban office-park setting to a built environment that is characterized by the following design values:

Walkable, pedestrian-
oriented block network
Unique, urban design and
architectural character
High-quality, active
public frontages
High-quality on-site
open space
Buildings oriented to the
public realm
Context-driven and
sustainable design
elements
Varied building massing,
human-scale building
design
Built Form Design Objectives | D5
In addition to delivering upon the
overarching design principles
established in the NBPP, the Master
Plan introduces a built form hierarchy
where massing and frontage design is
directly informed by the street or open
space upon which a building fronts.

See Chapters 3 & 4 for explanation
on this overarching framework.

The Master Plan also envisions a
series of context-responsive urban
design moves based on incorporated
guidance. While not explicitly
described by the NBPP, the following
moves are consistent with the overall
intent of its design principles:

1. Non-Vehicular Frontages
The Master Plan promotes a people-
first environment with a dense
network of non-vehicular connections
comprised of the Green Loop (a multi-
use path) and mid-block breaks. See
Chapters 3 and 4 for further details on
how development along these non-
vehicular connections is envisioned to
complement the urban, street-oriented
built form articulated in the NBPP.

D1.2. Context-Responsive Design Guidance

2. Buildings Fronting Parks
The expansive open space network that
weaves throughout the plan area results
in several development scenarios where
new buildings will have frontage directly
onto open spaces. These buildings
will bear a unique responsibility to
engage with the adjacent open space,
and thus require more tailored design
guidance for massing, articulation
and ground floor frontage (See
Chapters 3 and 4 for further details).

3. Pedestrianized Retail Street
The Master Plan establishes the
Social Spine, which is envisioned as
a pedestrian-only, retail-focused mid-
block passage that serves as the social
heart of the area, bringing together
a full spectrum of future residents,
workers, and visitors. The intimate
nature of the street, mixed with its
retail ground floor focus necessitates
further design intention beyond the
principles established in the NBPP. (See
Chapters 3 and 4 for further details)
2 1
3 D6 | North Bayshore Master Plan - April 2023

INTRODUCTION
D1.3. Document Overview
Built Form design guidance is provided
across the following chapters:

Chapter 2
Place Framework
Establishes the overall urban design
strategy and character of the Master
Plan neighborhoods, focusing on the
rhythm and character of blocks and
streets, and access and circulation.

Chapter 3
Built Form
Covers the general massing and site
planning strategies for residential and
office development proposed by the
Master Plan according to location along
certain street types or open spaces.

Chapter 5
Materials and Facade
Articulation
Describes recommended use
of materials and articulation in
architectural design to support
higher-quality built form outcomes.

Chapter 4
Frontages
Describes the interface between
development block and the street
or open space on which the building
fronts, focusing specifically on
the first 40 vertical feet.

CHAPTER 2
Place Framework NBPP Design Principles
This chapter addresses the Master
Plan’s approach to the following
NBPP urban design principles:
#1. Develop a connected network
of pedestrian-oriented
blocks and streets
#2. Create high-quality
public frontages
#3. Orient buildings towards streets
and shared open spaces
#9. Create high-quality on-
site open space
D8 | North Bayshore Master Plan - April 2023

PLACE FRAMEWORK
© Lendlease
© Lendlease
© Lendlease © Shae Rocco
D2.1. Overview
The following chapter provides high
level urban design guidance at the
neighborhood or multi-block scale,
building from the planning framework
established in the Master Plan
and further illustrating how urban
design principles from the NBPP
will translate at a district scale.

The intent is to ensure a coordinated,
holistic urban design language
for future development, while also
encouraging individual moments
of unique placemaking, distinctive
architectural character, and context-
specific design expression that are
integral to the success of any diverse,
long-lasting, urban neighborhood.

The Place Framework centers
on four design drivers, as
illustrated in Figure D2.1.1:
• Diverse Mix of Uses
• Vibrant Social Spine
• Immersive Open Space
• Transit-Oriented Community
These drivers are explored further in
the following sections: Urban Design
Vision, Block Character, Access &
Circulation, and Edge Framework.

Built Form Design Objectives | D9
Key

PROJECT AREA
OFFICE

RESIDENTIAL
HOTEL

DISTRICT CENTRAL PLANT

PARKING

OPEN SPACE

ACTIVE USE

SOCIAL SPINE

TRANSIT CORRIDOR

GREEN LOOP

ACTIVITY HUB
Figure D2.1.1 PLACE FRAMEWORK OVERVIEW

DIVERSE MIX OF USES
A complete, mixed-use
neighborhood providing a
diverse mix of jobs, housing,
open spaces, and everyday
amenities all within walking
distance of high-quality bicycle,
pedestrian, and transit facilities
1 VIBRANT SOCIAL SPINE
A vibrant 24/7 spine of
activity with restaurants,
services, and social spaces
to gather, providing an
intimate alternative to the
busier transit thoroughfare
of N. Shoreline Boulevard
2 IMMERSIVE OPEN SPACE

NETWORK
A connected system of
parks and trails that weaves
throughout the Master Plan
and connects to surrounding
regional open spaces and
ecological corridors
3 TRANSIT -ORIENTED COMMUNITY
A transit-supportive
neighborhood with more
intensive development
oriented towards the high-
capacity transit routes along
N. Shoreline Boulevard
and Charleston Road
4 D10 | North Bayshore Master Plan - April 2023

PLACE FRAMEWORK
The urban design vision for the Master
Plan is based on a spectrum of
character zones that range from natural
to urban, where vibrant and engaging
retail areas are complemented with
community-centric neighborhood
gathering and recreation spaces, and
immersive natural spaces and trails.

The existing naturalistic legacy of
North Bayshore will be incorporated
throughout this spectrum, with
contextual design approaches that
invite nature into the heart of the district,
and weave the future built fabric with
its surrounding natural setting.

This urban to natural spectrum is
also embodied in the conceptual
open space designs provided in
Appendix E Parks & Open Space.

D2.2. Urban Design Vision
The following section describes the
unique spectrum of character zones
envisioned for the Master Plan:

URBAN
Anchored by the Social Spine, Grove
Street and the future activity hub at
Gateway Plaza, the Urban Character Zone
is notable for its density of active ground
floor uses where residents, workers, and
visitors mingle in higher concentration.

Buildings will serve as landmarks along
the street, clearly indicating a sense
of arrival along Shoreline Boulevard to
this special, "nature-driven" mixed-use
district. The design of the adjacent public
realm should reflect the large volumes
of pedestrians that will move through
this area, allowing adequate space for
circulation and connections to transit.

Even in this dense, urban setting,
thoughtfully integrated landscape
features will provide tangible
connections to nature, from robust
landscape and stormwater elements
in the streetscape and building
setbacks, to green walls and plantings
on the buildings themselves.

NEIGHBORHOOD
By contrast, the Neighborhood Character
Zone envisions a more intimate built
environment, with a greater focus on
nurturing a shared sense of community
for residents and daily office users, and
lower concentrations of active uses.

Centered around community parks,
such as Joaquin Commons, and framed
by a network of neighborhood streets
and interior mid-block breaks, these
areas will feature more residential
ground floor units, and offices.

Transitional open spaces will help
buffer public from private realms
and provide interstitial spaces for
gathering, resting, and observing the
activity within the adjacent parks.

NATURE
Within the Nature Character Zone around
the more natural open spaces of Eco
Gem and Shorebird Wilds, buildings will
adopt a more landscape-driven overall
design character, with passive landscape
elements and frontage designs that
allow the adjacent open spaces to 'spill
out' onto the development site and the
buildings themselves. Buildings in this
character zone are envisioned as 'softer'
and more seamlessly immersed in their
surrounding natural context. A strong
emphasis on landscape design elements
will provide people with opportunities to
observe and connect with nature, both on
the development site itself and from afar.

Built Form Design Objectives | D11
Figure D2.2.1 URBAN DESIGN CHARACTER ZONES
URBAN
The vibrant, mixed-use heart of the
Master Plan, where a density of
residential, office, and active uses
and multi-modal streetscapes are
complemented with an integrated
mix of naturalistic elements

NEIGHBORHOOD
Transitional areas between the urban
and natural ends of the spectrum,
where buildings are oriented around
neighborhood parks and pedestrian-
oriented mid-block breaks that
enable a more intimate, community-
oriented sense of place
NATURE
The interface of the built and natural
environments, where building designs
are informed by their proximity to
both the Eco Gem and Shorebird
Wilds, and transition seamlessly
with their natural surroundings

D12 | North Bayshore Master Plan - April 2023

PLACE FRAMEWORK
The Master Plan’s pattern of blocks and
streets will help to realize the walkable,
pedestrian-oriented environment
envisioned by the NBPP, with reduced
block sizes and frequent crossings,
high-quality and active public frontages,
and buildings that orient towards streets
and the central public open spaces.

This new urban fabric of human-scale,
walkable blocks will be held together
by a lattice of east-west linear open
spaces and north-south pedestrian
and bike connections via complete
streets and mid-block breaks.

A series of active ground floor uses,
starting at the Social Spine and threading
south down Grove Street and over to the
Gateway Plaza, will reinforce the vibrant,
mixed-use character envisioned by the
Master Plan, and will help to activate the
public realm, instilling a vibrant, people-
centric energy throughout the plan area.

Design Objectives
• Create a walkable, transit-oriented,
human-scale neighborhood
fabric for North Bayshore.
• Encourage streetscape
and building diversity.
• Establish a unique, urban district
character through building
architecture and urban design.
• Introduce a hierarchy of high-quality
open spaces and complete streets
that weave development areas
with the natural surroundings.

STRATEGIES

1. Introduce small blocks
with frequent intersections
approximately every 400 feet.

2. Increase pedestrian connectivity
with mid-block breaks and paseos.

3. Introduce a "Social Spine" providing
active ground floor uses in a car-free,
pedestrian-only urban environment.

4. Create new streets and
greenways that seamlessly
integrate with existing streets
via protected crossings.

5. Establish breaks in the street wall
that reduce block scale using visible
building entries to courtyards, mid-
block passages, and open spaces.

6. Locate active non-residential uses
and open spaces along streets
to enliven the public realm.

7. Provide consolidated, contiguous
open spaces accessible to all.

8. Connect buildings together
with a network of public and
private open spaces.

D2.3. Block Character
The character of each block is
derived by its context and broken
down into the following categories:

EXTERIOR BLOCKS
These blocks form the boundaries of
the neighborhood character zones
described in D2.2 Urban Design
Vision, and establish the continuous
street wall and urban pedestrian
experience envisioned by the NBPP
along a network of pedestrian-
oriented and complete streets.

INTERIOR NORTH-SOUTH BLOCKS
Interior blocks are located along mid-
block breaks that connect pedestrians
to the public open space network.

Buildings along these spaces will exhibit
a softer, more flexible approach to
building edges with greater massing
variation, and lower overall densities
that facilitate "green", people-oriented
linkages between streets and parks.

This approach, while not expressly stated
in the NBPP’s design standards and
guidelines, addresses the NBPP’s stated
desire for variation in building heights,
forms, and scales across the entire area.

Built Form Design Objectives | D13
Plan D2.3.1 BLOCKS & STREETS FRAMEWORK
Key

PROJECT AREA

EXTERIOR BLOCKS

INTERIOR NORTH/

SOUTH BLOCKS

PRIORITY ACTIVE USES

SECONDARY ACTIVE USES

PARKING

GREEN LOOP

SOCIAL SPINE
(PEDESTRIAN

PRIORITY ZONE)

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
2 1
5 738
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.

Future development on the Shoreline Amphitheatre
parking site (Parking Block SA-BP-1) shall conform
with relevant design guidance established by the
City's Public Facility Zone and per the Master Plan
project conditions.

Marine Way
6 4

THE PORTAL

GREENWAY PARK
WEST

SHOREBIRD
SQUARE

SHOREBIRD
WILDS

ECO GEM

JOAQUIN GROVE

JOAQUIN

COMMONS

JOAQUIN

TERRACES

GATEWAY
PLAZA

SHORELINE
SQUARE

GREENWAY PARK
EAST
D14 | North Bayshore Master Plan - April 2023

PLACE FRAMEWORK
D2.4. Access & Circulation
This section details the urban design
considerations of the Master Plan’s
proposed multi-modal network that will
eventually serve thousands of future
users traveling by foot, bike, transit,
and vehicle. Guidance focuses on
reinforcing the legibility and hierarchy
of different modal routes and their key
points of connection, which will help to
encourage non-vehicular trips over time.

The Master Plan envisions a robust
multi-modal environment for North
Bayshore with prioritized pedestrian and
bicycle connections, transit-oriented
development, and careful integration of
parking and off-street loading that avoids
conflicts between vehicles and people.

See Chapter 6 in the Master Plan
for further details on circulation and
modal access requirements for the
streets and mid-block breaks.

Design Objectives
• Create a connected street grid that
prioritizes access for pedestrians,
bicyclists, and transit users.
• Design for active mobility users
of all ages, enabling a diversity of
users to safely move to, through,
and within North Bayshore.
• Balance trade-offs among
competing transportation user
interests, while maintaining
a safe, people-first street
environment overall.
• Incorporate landscape elements
and sustainable principles into the
design of all streets and mid-block
breaks that enable connections
to nature for people and reinforce
the Master Plan's overall nature-
driven urban design vision.

STRATEGIES

1. Design streets to comfortably
accommodate bicyclists
and pedestrians.

2. Incorporate a mix of street types
and bicycle and pedestrian
connections that break up large
blocks, improve access, and
support multi-modal transit.

3. Design streets with robust
landscaping that provides pedestrian
comfort and creates connections
to nature, while balancing the
district's active mobility and
circulation network goals.

4. Introduce the Social Spine, a
pedestrianized mid-block break
in the Urban Character Zone lined
with active ground floor uses.

5. Locate vehicle entries and off-street
loading away from open spaces.

6. Prioritize pedestrian and bicycle
access along greenways.

7. Establish on-site office parking, at
a rate of 0.2 stalls/ 1,000 sf within a
combination of podium, basement,
and adjacent surface lots.

D2.5. Edge Framework
The edge framework builds from the
edge types established in Section D2.2
Blocks & Streets and applies unique built
form guidance based upon the street
or open space upon which a building
is located and the type of building.

Massing and frontage design elements
of buildings should be responsive to
the scale and character of the adjacent
street, open space, or mid-block
edge. The edge framework provides
contextual design guidance to ensure
an overall level of cohesion across the
Master Plan, regardless of underlying
land use or phase of development.

The following section introduces the
location of the different edge types (Plan
D2.5.1), the corresponding building types
(Plan D2.5.2) , and a series of typical
sections (Figure D2.5.1 – Figure D2.5.6)
that illustrate how the edge framework
will establish a legible built form
hierarchy that reinforces a human-scale
and pedestrian-oriented public realm.

See Chapter 4 Frontages for detailed
design guidance for the frontage zone
for each edge and building type.

Built Form Design Objectives | D15
Plan D2.4.1 ACCESS & CIRCULATION FRAMEWORK

GATEWAY
PLAZA

SHORELINE
SQUARE
26 To
Amphitheatre
Parking
4 3
7 Key

PROJECT AREA

TRANSIT STOPS

PEDESTRIAN

CIRCULATION

OFFICE PEDESTRIAN

CIRCULATION (INDICATIVE)

PEDESTRIAN PRIORITY

ZONE (SOCIAL SPINE)

MID-BLOCK BREAK TYPE I

MID-BLOCK BREAK TYPE II

PARKING GARAGE

PREFERRED OFF-

STREET LOADING
+ PARKING ACCESS

CLASS I -

GREEN LOOP

CLASS II -

BUFFERED ON STREET

BIKE LANE

CLASS IV-

SEPARATED BI-

DIRECTIONAL CYCLE TRACK

CLASS IV -

SEPARATED 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

PROJECT AREA
5 1
Note:

Plans and figures 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.

Marine Way

THE PORTAL

GREENWAY PARK
WEST

SHOREBIRD
SQUARE

SHOREBIRD
WILDS

ECO GEM

JOAQUIN GROVE

JOAQUIN

COMMONS

JOAQUIN

TERRACES

GATEWAY
PLAZA

SHORELINE
SQUARE

GREENWAY PARK
EAST
D16 | North Bayshore Master Plan - April 2023

PLACE FRAMEWORK
Key

PROJECT AREA

LARGE STREET EDGE

TYPICAL NEIGHBORHOOD

STREET EDGE

OPEN SPACE EDGE

MID-BLOCK EDGE

NORTH BAYSHORE

PRECISE PLAN

GUIDING EDGE

SOCIAL SPINE
(PEDESTRIAN

PRIORITY ZONE)

GREEN LOOP

INDICATIVE LOCATION

OF MID-BLOCK BREAKS/

PRIVATE DRIVEWAYS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
Plan D2.5.1 EDGE FRAMEWORK

THE PORTAL

GREENWAY PARK
WEST

SHOREBIRD
SQUARE

SHOREBIRD
WILDS

ECO GEM

JOAQUIN GROVE

JOAQUIN

COMMONS

JOAQUIN

TERRACES

GATEWAY
PLAZA

SHORELINE
SQUARE
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.

Marine Way

GREENWAY PARK
EAST
Built Form Design Objectives | D17
Plan D2.5.2 MASTER PLAN BUILDING TYPES
Key

PROJECT AREA

OFFICE BUILDINGS
RESIDENTIAL BUILDINGS*

OTHER BUILDINGS
(PARKING, COMMUNITY,

OR UTILITIES)

OPEN SPACES

GREEN LOOP

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
* Residential use includes hotel for the
purposes of the Design Objectives
given that hotel buildings share many
design principles with multi-family
residential
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.

Marine Way
Marine Way

THE PORTAL

GREENWAY PARK
WEST

SHOREBIRD
SQUARE

SHOREBIRD
WILDS

ECO GEM

JOAQUIN GROVE

JOAQUIN

COMMONS

JOAQUIN

TERRACES

GATEWAY
PLAZA

SHORELINE
SQUARE

GREENWAY PARK
EAST
D18 | North Bayshore Master Plan - April 2023

PLACE FRAMEWORK
Large Streets
The Master Plan's main points of arrival
that will eventually serve thousands
traveling by foot, bike, transit, and
vehicle. Guidance focuses on reinforcing
the hierarchy of different modal routes
and their key points of connection.

N. SHORELINE BOULEVARD
A mixed-use, transit corridor with
primarily residential above active
ground floor uses. The streetscape's
overall width and robust landscape
and amenities both mitigate the scale
of this dense urban environment and
help support more intense multi-modal
use. Wider sidewalks and bike paths
also create distance from between
faster moving vehicles and reinforce
the district's active-mobility vision.
© Henning Larsen
Figure D2.5.1 LARGE STREETS (N. SHORELINE BLVD) CONCEPTUAL URBAN DESIGN CHARACTER Key Map

RESIDENTIAL

PARKING
LOBBY

ACTIVE USE

PARKING

RESIDENTIAL

RESIDENTIAL
Edge Type
(see Chapter 3) Large Street
Frontage Type
(see Chapter 4)
Large Street
Expected Uses
Active Use
Residential
Office
Parking
Building to
Building Width 150’ (typical)
© Hassell
Built Form Design Objectives | D19
Edge Type
(see Chapter 3) Large Street
Frontage Type
(see Chapter 4) Large Street
Expected Uses
Office
Parking
Building to
Building Width
N/A (edge of Master
Plan Boundary)
© Hassell
© White Arkitekter
Figure D2.5.2 LARGE STREETS (CHARLESTON RD) CONCEPTUAL URBAN DESIGN CHARACTER Key Map
OFFICE
LOBBY
OFFICE
OFFICE
OFFICE
OFFICE
© Hassell

CHARLESTON ROAD
Compared to N. Shoreline Boulevard
where the Master Plan proposes new
development on both sides of the
street, Charleston Road will feature a
more asymmetrical design given that
existing office on the north side of
the street (outside of the Master Plan
area) is further set back from the street
with larger more park-like setbacks. In
response to this existing streetscape
character, future office development
along Charleston Road will incorporate
more frequent and generous landscaped
setbacks (coordinated with existing
site topography where feasible) to
soften the edges of the street with
shade trees and understory plantings.

D20 | North Bayshore Master Plan - April 2023

PLACE FRAMEWORK
Typical Neighborhood Streets
Typical neighborhood streets are
located along the remainder of the
Master Plan's streets and provide
connections from the large street edges
to the interior regions of the Joaquin
and Shorebird neighborhoods.

These hardworking typical streets of
the plan area balance vehicular needs
with generous pedestrian, bike and
ecological infrastructure. The buildings
also do their part, stepping back to
create a consistent streetwall across
building types while also providing a
variety of frontage experiences that
support a lively neighborhood experience
for residents, workers and visitors.
© Fougeron Architecture
Figure D2.5.3 TYPICAL NEIGHBORHOOD STREETS CONCEPTUAL URBAN DESIGN CHARACTER Key Map
Edge Type
(see Chapter 3)
Typical
Neighborhood Street
Frontage Type
(see Chapter 4)
Typical
Neighborhood Street
Expected Uses
Active Use
Residential, Hotel
Office
Parking
Building to
Building Width
70-90'

RESIDENTIAL

RESIDENTIAL
OFFICE

RESIDENTIAL
OFFICE
LOBBY

ACTIVE USE

RESIDENTIAL
OFFICE

RESIDENTIAL
OFFICE
OFFICE

RESIDENTIAL

RESIDENTIAL
© Hassell
Built Form Design Objectives | D21
Residential Mid-Block Breaks
Key components of the circulation
and open space networks, mid-block
breaks reduce the block scale among
the residential buildings of the project.

Larger scale building massing will
be held back from these spaces,
favoring a 2-3 story streetwall.

Individual unit entries, stoops, gardens,
bays and other small scale building
elements will create more intimate
and varied building frontages that
support the pedestrian- and bicycle-
oriented nature of the spaces.

Figure D2.5.4 RESIDENTIAL MID-BLOCK BREAKS CONCEPTUAL URBAN DESIGN CHARACTER © Rasmus Hjortshøj – COAST; Cobe Architects
Key Map

RESIDENTIAL

RESIDENTIAL
Edge Type
(see Chapter 3) Mid-Block
Frontage Type
(see Chapter 4)
Mid-Block
Expected Uses Residential
Parking
Building to
Building Width
40-60’
© Hassell
D22 | North Bayshore Master Plan - April 2023

PLACE FRAMEWORK
OfficeMid-BlockBreaks
Similar to the residential mid-block
breaks, office mid-block breaks help
to break down the scale of the Master
Plan's block pattern, and create
intimate public realm connections
between office buildings that both
connect people to the surrounding
open space network and street system
and serve as outdoor social spaces
for the adjacent office buildings.

Larger scale building massing will be
held back from these spaces, favoring
a 2-3 story streetwall, with variation
in building elements to create more
dynamic frontages that support the
pedestrian- and bicycle-oriented nature
of the spaces and facilitate fluid indoor-
outdoor programming opportunities.

Figure D2.5.5 OFFICE MID-BLOCK BREAKS CONCEPTUAL URBAN DESIGN CHARACTER Key Map
OFFICE
OFFICE

LOBBY / SOCIAL
OFFICE
LOBBY
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
Edge Type
(see Chapter 3) Mid-Block
Frontage Type
(see Chapter 4)
Mid-Block - Office
Expected Uses Office
Parking
Building to
Building Width
40-60’
© Hassell
© Hassell
Built Form Design Objectives | D23
Open Spaces
The interconnected open space network
is central to the Master Plan, and
buildings and their frontages play a key
role in making sure that are comfortable,
inclusive spaces for everyone while
balancing the privacy and security
needs of building occupants. Buildings
along open spaces will present steps
and terraces to the open spaces,
with integrated landscape elements
that relate to the open space areas
they front upon and help buffer and
separate private from public spaces.
© C.F. Møller Architects, Photographer Adam Mørk
Figure D2.5.6 OPEN SPACES CONCEPTUAL URBAN DESIGN CHARACTER Key Map
OFFICE

LOBBY /
SOCIAL
OFFICE
OFFICE
OFFICE

RESIDENTIAL

RESIDENTIAL
Edge Type
(see Chapter 3) Open Space
Frontage Type
(see Chapter 4)
Open Space
Expected Uses
Active Use
Residential
Office
Building to
Building Width
100'+
D24 | North Bayshore Master Plan - April 2023

PLACE FRAMEWORK
Social Spine
The new additional focal point for
activation within the Master Plan is the
Social Spine, an intimate pedestrian-only
mid-block break lined with restaurants,
shops and services that weaves from
Shorebird Way to the intersection of
N. Shoreline Boulevard and Charleston
Road. Built form will ensure a human
scale and access to light and sky, while
the frontage design and improvements
within the mid-block connection will
facilitate a varied and lively set of active
uses spilling out into the space.
© Lendlease
© Graham Baba Architects,
Photographer Tony Archie Kim
Figure D2.5.7 SOCIAL SPINE CONCEPTUAL URBAN DESIGN CHARACTER Key Map

RESIDENTIAL

ACTIVE USE

ACTIVE USE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE

RESIDENTIAL

RESIDENTIAL
Edge Type
(see Chapter 3) Mid-Block
Frontage Type
(see Chapter 4)
Social Spine
(Active Use)
Expected Uses
Active Use
Residential, Hotel
Office
Building to
Building Width
40-60’
NBPP Design Principles
This chapter addresses the Master
Plan’s approach to the following
North Bayshore Precise Plan urban
design principles:
#3. Orient buildings towards streets
and shared open spaces
#4. Vary building massing to shape
space and enhance building
and neighborhood character
#5. Integrate frontage design and
ground floor uses to generate
active ground floor frontages
#6. Articulate building facades to
create human-scale buildings
#7. Distinguish North Bayshore as
a unique, urban district through
architecture and building design
#8. Design corner buildings to
emphasize an entry, shape
a public space, or provide
a unique building image
#9. Create high-quality on-
site open space
CHAPTER 3
Built Form
D26 | North Bayshore Master Plan - April 2023

BUILT FORM
Figure D3.1.1 RESIDENTIAL BUILDING MASSING CONTROLS
Figure D3.1.2 OFFICE BUILDING MASSING CONTROLS
Providing unifying built form character
elements for the Master Plan area
is crucial to realizing the NBPP’s
vision for an innovative and mixed-
use new district that seamlessly
weaves together new, more urban
development with existing surrounding
developed and natural areas.

This chapter builds from the overarching
Edge Framework established in Chapter
2 Place Framework and provides
more specific site planning, massing,
and articulation guidance for future
development blocks to guide this
NBPP-envisioned transformation.

At the same time, this guidance
aims to maintain flexibility for future
individual projects to contribute
towards a diverse and pedestrian-
oriented urban realm by encouraging
a variety of building architecture and
human-scale design techniques,
especially at the base of buildings.

Built Form Typologies
The typologies covered in this chapter
focus on the Master Plan's two
primary land uses: office buildings
and residential buildings. These are
the predominant building types in the
Master Plan and will have the greatest
impact on the overall design character.

Hotel uses are included in the residential
building category for the purposes of
the Design Objectives, given the many
shared design principles between
hotel and multi-family residential
developments. Other uses, such as
parking and district systems should refer
to the general, non-use-specific controls
established in this document, as well
as other relevant controls established
by the Master Plan and NBPP.

Frontage zones (generally the first 40
feet of a building) are highlighted on
each built form typology. While this
Built Form chapter focuses on the
overall relationship of the frontage
zone within the larger building mass
(i.e. building interface), specific
design guidance for frontage zones
is provided in Chapter 4 Frontages.

D3.1. Overview
High-RiseMid-Rise
Frontage Zone (~40')

(Refer to Chapter 4
for specific design
guidance)
Frontage Zone (~40')

(Refer to Chapter 4
for specific design
guidance)
50' to 90'
400' max block length
400' max block length
160'
90'
Built Form Design Objectives | D27

BUILT FORM
Plan D3.1.1 BUIL T FORM FRAMEWORK
Key

LARGE STREET EDGE

TYPICAL NEIGHBORHOOD

STREET EDGE

OPEN SPACE EDGE

MID-BLOCK EDGE

NORTH BAYSHORE

PRECISE PLAN

GUIDING EDGE

OFFICE GROUND FLOOR

RESIDENTIAL
GROUND FLOOR*

PARKING GROUND FLOOR

OTHER BUILDINGS
(PARKING, COMMUNITY,

OR UTILITIES)

GREEN LOOP

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
* Residential use includes hotel for the
purposes of the Design Objectives
given that hotel buildings share many
design principles with multi-family
residential

THE PORTAL

GREENWAY PARK

SHOREBIRD
SQUARE

SHOREBIRD
WILDS

ECO GEM

JOAQUIN GROVE

JOAQUIN

COMMONS

JOAQUIN

TERRACES

GATEWAY
PLAZA

SHORELINE
SQUARE
Marine Way
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.

D28 | North Bayshore Master Plan - April 2023

BUILT FORM
D3.2. Built Form Framework

LARGE STREET EDGES
Boulevard-style streets with greater
traffic volumes and speeds, where
larger scale massing moves and
design expressions establish a
unique, urban district character
and create a sense of arrival.

TYPICAL NEIGHBORHOOD STREET
EDGES
Neighborhood-scale streets with
clearly defined building bases to
establish human-scale across blocks
with different building uses.

MID-BLOCK EDGES
More intimate (primarily non-vehicular)
connections between neighborhood
streets and open spaces that increase
the overall walkability of the district.

OPEN SPACE EDGES
The intersection of buildings and open
spaces, where contextual building
massing and articulation and wildlife-
friendly design establishes a unique,
and nature-driven sense of place.

OFFICE BUILDINGS

RESIDENTIAL BUILDINGS
Built form guidance is based upon the
edge types established in Chapter 2
Place Framework. Edge types apply
across office and residential uses,
helping to ensure cohesive building
expression across a single street or
open space with multiple building uses.

Built Form Design Objectives | D29

BUILT FORM
Built Form Design Objectives
• Introduce clear, recognizable
forms using a variety of
massing, architectural design,
and material strategies.
• Promote a human scale of
design through a combination of
both major and minor changes
in design expression.
• Establish a well-defined street
wall that creates continuity across
multiple buildings and blocks.
• Use changes in design expression
to increase visual interest and
reinforce a human scale of
design for both high- and mid-
rise residential development.
• Establish a context-responsive
design language where building
forms and materials take cues
from its natural surroundings.
© Henning Larsen
© Hassell
© Franck Brouillet, Architect: Ameller Dubois
© C.F. Møller Architects, Photographer Nikolaj Jakobsen © Hassell © Hassell
D30 | North Bayshore Master Plan - April 2023

BUILT FORM
Longer horizontal building expressions achieved using setbacks and stepbacks that are visually engaging at both pedestrian and vehicle speeds of travel Large Street Edges
Large Street Edge
© HGEsch
A double-height, recessed ground floor reduces the
apparent bulk of the building at street level and creates a shaded/sheltered path of travel for pedestrians

LARGE STREET OFFICE STRATEGIES

1. Incorporate longer horizontal
building expressions, appropriately
scaled to a multi-modal transit
boulevard with faster travel speeds.

2. Employ large-scale massing
moves that create more pedestrian
space at the street at important
moments such as building entries
and mid-block break openings.

3. Provide material, articulation and/or
change in massing at the street level
to promote a visually interesting and
comfortable pedestrian environment.

4. Use climate responsive facade
elements to create dynamic facades
that are legible at pedestrian, bicycle,
and vehicle speeds of travel.

Key Map
Ground floor setback that creates additional space for
pedestrian circulation and seating at the building entry with unique material expressions and/or public art
© Hassell © Hassell
Built Form Design Objectives | D31

BUILT FORM

LARGE STREET RESIDENTIAL

STRATEGIES

1. Design high-rise elements to be fully
expressed, especially at narrow faces
of buildings and at street corners.

2. Provide Material, articulation, and/
or change in massing at the base
of the building to receive mid-
or high-rise massing above.

3. Incorporate changes in plan
along the length of the building,
to create an interesting and
varied pedestrian experience.

Large Street Edge
© Christian Pichlkastner
Building high-rise element fully expressed at the street cornerA subtle curve in the building plan along the length of the facade creates an inlet at the street level for seating, landscape, and public art Individual units clearly defined with changes in material and angled projections along the length of the building facade

4. Use balconies and climate
responsive shading facade elements
to create dynamic facades.

5. Apply facade articulation at the
scale of the residential unit.

Key Map
© Lendlease
© Lund+Slaatto Architects, Photographer Dmitry Tkachenko A recessed ground floor provides a clear massing move that engages the street and creates definition from the building above A pattern of recessions help to break the building down into smaller volumes, while subtle shifts in the window articulation add variety to the overall facade
A pattern of subtle window projections adds visual interest to the facade, particularly from the pedestrian's perspective at street level © Hassell © Hassell
D32 | North Bayshore Master Plan - April 2023

BUILT FORM
Typical Neighborhood Street Edges
Typical Neighborhood Street Edge

4. Where appropriate to the ground
floor use, provide additional
setbacks to create transitional
space at the street.

5. Incorporate subtle changes
in articulation over building
elevations that add variety
within larger massing moves.

TYPICAL NEIGHBORHOOD STREET

OFFICE STRATEGIES

1. Design overall building masses that
create a consistent street section.

2. Introduce minor massing breaks that
help break down the overall scale of
the building into smaller volumes.

3. Incorporate a clear massing move
that establishes an engaging street
level frontage in contrast with the
massing of the building above.

Key Map
© C.F. Møller Architects, photographer: Tom Jersø
Massing break used to separate the high-rise from the mid-rise building forms, breaking down the overall building into two distinct forms Building high-rise element located along
the narrower face of the building
A recessed building base with screening landscape elements increases privacy for the ground floor residential units © Bruce Damonte © Hassell
Built Form Design Objectives | D33

BUILT FORM

TYPICAL NEIGHBORHOOD STREET

RESIDENTIAL STRATEGIES

1. Design overall building masses that
create a consistent street section.

2. Introduce minor massing breaks
that separate high-rise from mid-
rise elements, and break down
the building into masses that are
smaller than the length of the block.

3. Use stepbacks or other reductions
in mass of upper floors to
emphasize lower building heights
and reduce impacts of more closely
spaced high-rise elements.

4. Design high-rise elements to be fully
expressed at the narrow faces of
buildings to create variety among
taller and shorter massing volumes.

Typical Neighborhood Street Edge

5. Design frontages that respond
to ground floor uses, such as
larger scale massing moves for
lobbies and active uses, and
increased density of massing
moves at residential addresses.

6. Where appropriate to the ground
floor use, set back building bases
to create additional transitional
space for lobbies, unit entries,
landscaping, and privacy for
residential units at street level.

7. Apply consistent articulation at
the scale of the unit to add variety
within larger massing moves.

Key Map
Shifts in plan and section between floors creates a more varied building form from the pedestrian perspective
Consistent changes in facade depth and material help reinforce the breakdown of the overall building mass across the length of the facade Additional building setback at the ground floor provides extra spillout space for outdoor work stations and gathering areas © Hassell © Hassell© C.F. Møller Architects, Photographer Adam Mørk D34 | North Bayshore Master Plan - April 2023

BUILT FORM
Mid-Block Edges
Mid-Block Edge
Mid-Block Edge

MID-BLOCK OFFICE STRATEGIES

1. Break building masses down in plan
and section to create an engaging
pedestrian-scaled experience
and allow sufficient light and
air into the mid-block breaks.

2. Integrate additional setback
space into overall massing
moves when appropriate for
ground floor users, such as
forecourts and spillout space.

3. Apply consistent articulation
changes to reinforce the break
down of the overall building mass.

Key Map
© C.F. Møller Architects, Photographer: Nikolaj Jakobsen Minor massing breaks help to distinguish the individual units at the ground level A landscaped stepback above the 2-story base reduces the apparent mass of the building from the pedestrian's view and increases the diversity of the streetscape
Minor massing expressions in the form of projected bays along the length of the facade articulate individual rooms © Hassell © Hassell
Built Form Design Objectives | D35

BUILT FORM

MID-BLOCK RESIDENTIAL STRATEGIES

1. Incorporate massing moves
such as stepbacks above the
2- to 3-story base to ensure a
pedestrian scale environment.

2. Break down the overall mass with
frequent minor massing breaks
and/or massing expressions at
the scale of the unit or smaller.

Mid-Block Edge

3. Provide articulation within
massing moves at the scale
of the room or smaller.

4. Where appropriate for ground
floor uses, incorporate stoops,
entries, and bays into the setbacks,
while allowing for sufficient
space for privacy and delineation
of public and private space.

Key Map
A planted stepback above the building base serves as a large scale horizontal massing move along the adjacent open space and contributes to the natural surroundings Upper level terraces offer additional plantable area for the building while also serving to define the building's overall massing strategy Horizontal massing moves that are visible across the length of the adjacent open space are achieved via setbacks and setbacks © Weiss/Manfredi, Photographer Paul Warchol © NL Architects© C.F. Møller Architects, Photographer Adam Mørk D36 | North Bayshore Master Plan - April 2023

BUILT FORM
Open Space Edges
Park Edge

OPEN SPACE OFFICE STRATEGIES

1. Incorporate larger scale
horizontal massing moves.

2. Integrate upper level outdoor
spaces into the building's
overall massing strategy.

3. Use setbacks to provide
transitional space and privacy
buffers between private ground
level uses and public realm.

4. Design high-quality facades that
are legible across the length of
the adjacent open spaces, and
contribute to the natural setting.

Key Map
© Hassell © Einszeuins Architektur, Photographer Hertha Hurnaus A horizontal break and step back separates the building's base from its high-rise element above, allowing for better solar access for the adjacent open space Private balconies overlooking the public open space belowA landscaped buffer along the edge of the setback provides privacy screening for the ground floor units while still maintaining a connection between the units and the adjacent public open space © Hassell
Built Form Design Objectives | D37

BUILT FORM

OPEN SPACE RESIDENTIAL

STRATEGIES

1. Incorporate larger scale
horizontal massing moves.

2. Hold high-rise elements back from
the open spaces to ensure access
to daylight and thermal comfort.

3. Integrate private and shared
open spaces such as balconies
and terraces into the building's
overall massing strategy.

Park Edge

4. Use setbacks to create sufficient
buffers between private residential
uses and the adjacent public realm.

5. Consider the design of the
adjacent open spaces in
the design of the building's
integrated landscape strategy.

6. Articulate smaller building
elements, such as units and
rooms, as subordinate to the
overall building massing volume
(i.e. no pixelated buildings).

Key Map
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D38 | North Bayshore Master Plan - April 2023

BUILT FORM
CHAPTER 4
Frontages
NBPP Design Principles
This chapter addresses the Master
Plan’s approach to the following
NBPP urban design principles:
#2. Create high-quality
public frontages
#3. Orient buildings towards streets
and shared open spaces
#5. Integrate frontage design and
ground floor uses to generate
active ground floor frontages
#6. Articulate building facades to
create human-scale buildings
#7. Distinguish North Bayshore as
a unique, urban district through
architecture and building design
D40 | North Bayshore Master Plan - April 2023

FRONTAGES
The following chapter provides frontage
design guidance based on a building’s
respective edge type (described in
Chapter 3) and its ground floor land
use. This typological approach is
meant to ensure an integrated and
responsive design language across
the entire Master Plan area, where the
character of the frontage is directly
informed by the inherent needs of
the adjacent ground floor use and the
street or open space type it fronts.

This section also illustrates how the
urban design vision of the NBPP would
be achieved for buildings fronting
on open spaces and along the retail-
focused Social Spine–two typical
Master Plan conditions not previously
envisioned by the NBPP. Refer to
Appendix E of the Implementation
Plan for further guidance on park
programming and design intent.

While the frontage typologies illustrated
here are primarily focused on building
entries and front-of-house programming,
the strategies themselves are applicable
to all portions of a building frontage,
including back-of-house and non-
active facades such as stairway exits,
transformer rooms, loading docks, etc.

Frontage Types
Building frontage is defined as the space
between the sidewalk or pedestrian zone
and the building. The design guidance
in this chapter is primarily concerned
with the first forty vertical feet of a
building, as this area has the greatest
potential impact on the overall urban
experience. Frontage strategies are
provided for both street frontages and
open space frontages, as illustrated in
Plan D4.1.1. Street frontages include
the Large Street, Typical Neighborhood
Street, and Mid-Block Break Edges
previously discussed in Chapters 2
and 3, and are broken down further
by ground floor land use: residential,
office, active use, and parking.

Frontage guidance for Open Space
Edges covers residential, active use,
and office uses. For the office use, two
ground floor conditions are considered.
'Office Typical', as its name suggests,
provides guidance for a more normal
office building condition where a
building entry meets a public pathway.
'Office Terrace', in contrast, illustrates
a frontage condition where no direct
physical access to the building from
the adjacent open space is provided,
but visual access is still maintained.

D4.1. Overview
PL
PL
PL
PL
Setbacks
Setbacks are envisioned to play a variety
of roles throughout the Master Plan, as
illustrated by the different frontage types
covered in this chapter. Per the NBPP,
setbacks will range from highly active
and pedestrian-accessible spaces, such
as outdoor dining areas, social seating,
stoops, and micromobility parking, to
more passive or transitional spaces,
where landscape and design elements
are used to delineate between public and
private realms and establish privacy from
the adjacent street life for building users.

Design elements such as understory
plantings and shade trees, stormwater
planters, public art, and screening
elements are encouraged within all
setbacks to the extent feasible, and
should be commensurate to the scale
and design of the adjacent street or open
space. Particular setback elements that
are most appropriate for certain frontage
types are described in the summary
tables that accompany each street or
open space type in the following chapter.

While this section focuses on
guidance for the minimum setback
condition established by the Master
Plan, some situations may warrant
the building to provide an additional
setback, e.g. restaurants with outdoor
dining, primary building lobbies,
entries to secure zones, etc.
40'
Program Pedestrian
Zone
Required
Setback Optional Setback
Curbside
Zone
Pedestrian
Zone
Required
SetbackLandscapeVehicle/
Transit Optional Setback
40'
Bicycle
Frontage
Frontage
Streetscape
Park / Open Space
Figure D4.1.1 STREET FRONTAGE ZONES
Figure D4.1.2 OPEN SPACE FRONTAGE ZONES
Built Form Design Objectives | D41

FRONTAGES
Plan D4.1.1 FRONTAGE FRAMEWORK PLAN
Key

LARGE STREET EDGE

OPEN SPACE EDGE

MEDIUM STREET EDGE

MID-BLOCK EDGE

NORTH BAYSHORE

PRECISE PLAN

GUIDING EDGE

OFFICE GROUND FLOOR

RESIDENTIAL
GROUND FLOOR*

ACTIVE USE

GROUND FLOOR

PARKING GROUND FLOOR

OTHER USES (HOTEL,

UTILITIES)

GREEN LOOP

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

PROJECT AREA
* Residential use includes hotel for the
purposes of the Design Objectives
given that hotel buildings share many
design principles with multi-family
residential
Marine Way
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.

THE PORTAL

GREENWAY PARK
WEST

SHOREBIRD
SQUARE

SHOREBIRD
WILDS

ECO GEM

JOAQUIN GROVE

JOAQUIN

COMMONS

JOAQUIN

TERRACES

GATEWAY
PLAZA

SHORELINE
SQUARE

GREENWAY PARK
EAST
D42 | North Bayshore Master Plan - April 2023

FRONTAGES
D4.2. Large Street
© C.F. Møller Architects, Photographer Adam Mørk
© Lendlease
Key Map
Building entry articulated with large
scale break in the building base
Building entry articulated
with a recession and
bold change in material
Covered outdoor dining
within the building setback
© Hassell
Built Form Design Objectives | D43

FRONTAGES
Table D4.2.1 LARGE STREET FRONTAGE SUMMARY (CHARLESTON AND SHORELINE)

LARGE STREET OFFICE

RESIDENTIAL

ACTIVE USE

PARKING
Minimum
Setback
10 ft. 10 ft. 0 ft. 10 ft.

Programmatic
Uses
Primary building entries/lobbies
Office
Primary building entries/lobbies
Residential amenity space
Ground floor retail space
Food and beverage with outdoor dining
Parking
Active, residential, or office uses
wrapping where feasible
Setback Element
Examples
Micro-mobility parking and amenities
(particularly near transit stops)
Pedestrian seating and amenities
Wayfinding elements
Public art
Landscape buffer
Green infrastructure
Micro-mobility parking and amenities
(particularly near transit stops)
Pedestrian seating and amenities
Public art
Landscape buffer
Green infrastructure
Micro-mobility parking and amenities
(particularly near transit stops)
Pedestrian seating and amenities
Outdoor dining space
Public art
Micro-mobility parking and amenities
(particularly near transit stops)
Pedestrian seating and amenities
Wayfinding elements
Landscape buffer
Green infrastructure
Public art
Building Element
Examples
Vertical landscape features such as green walls
Large, transparent openings that engage the street
Awnings and shade structures
Building signage
Transparent materials
Vertical landscape features such as green walls
Larger entry articulation
Larger shopfront windows
Transparent materials
Integrated screening strategies such as green
walls, murals, and dynamic material applications
D44 | North Bayshore Master Plan - April 2023

FRONTAGES
LargeStreetOffic e
Serving as the primary public faces
for the future office buildings and
located closest to transit stops along
higher volume traffic streets, the
design of these frontages should be
commensurate to the scale of the
street, provide for pedestrian and
bicyclist comfort, and maximize visibility
from nearby transit stops and major
pedestrian intersections to support
wayfinding.

STRATEGIES

1. Employ bolder building elements
and larger massing moves that
indicate points of entry.

2. Integrate landscape elements and
public art with overall building
frontage design and commensurate
in scale to the size of the street.
132 4 5 6
Key

PROPERTY LINE

SETBACK

LANDSCAPE

BIKE PATH

POTENTIAL GREEN

INFRASTRUCTURE

BUILDING ENTRY
Key Map

3. Provide vestibules, public art,
and landscape within the setback
that contribute to the creation
of a unique sense of place.

4. Locate primary entrances that meet
the sidewalk at grade, enabling a
pedestrian-oriented environment.

5. Provide large openings and
transparent materials along
the ground floor to increase
visual interest for passersby.

6. Incorporate bicycle parking and
pedestrian seating near building
entries that encourage people to
make trips via non-vehicular modes.

7. Provide additional secondary
access points, where feasible, to
reflect the frontage's orientation
toward high-travel volume streets.

Landscape
Bicycle
Bicycle
Setback
Transit / Vehicle
Pedestrian Zone
Built Form Design Objectives | D45

FRONTAGES
Key

PROPERTY LINE

SETBACK

LANDSCAPE

BIKE PATH

POTENTIAL GREEN

INFRASTRUCTURE

BUILDING ENTRY
3 1 25 4
Large Street Residential
Similar to office buildings on large
streets, the design of residential
frontages should clearly read as the
primary face of the building, with full
massing expressions coming down to
street level at the setback to ensure
legibility for pedestrians and vehicle
passengers alike, while also exhibiting a
recognizable residential character.

STRATEGIES

1. Design buildings with fully
expressed massing at the
street to improve wayfinding for
pedestrians and helping establish
a distinct urban character.

2. Integrate stormwater infrastructure
design elements within the
setback to both increase
ecological performance and
soften a building’s facade.

Key Map

3. Orient ground floor amenity
areas towards the street to help
foster a vibrant public realm.

4. Articulate lobbies and building
entries with change in material or
massing breaks help to reinforce
a sense of human scale.

5. Integrate landscape design
elements in the setback with
the building's overall design,
and create opportunities for
public art, wayfinding signage,
and public seating/amenities.

Landscape
Bicycle
Bicycle
Setback
Transit / Vehicle
Pedestrian Zone
D46 | North Bayshore Master Plan - April 2023

FRONTAGES
21 3 4
Large Street Active Use
To maximize street activity and vibrancy,
active use frontages are encouraged
to build up to the property line. Where
appropriate to the ground floor use, the
ground floor may set back further to
provide ample space for outdoor dining
or other forms of social/gathering space.

STRATEGIES

1. Where necessary, use clear
transitions between the public
sidewalk and setbacks to
ensure a legible streetscape
environment for all users.

2. Provide pedestrian-scale awnings
and signage elements that
reinforce the human scale.

3. Where appropriate to the ground
floor use, incorporate outdoor
dining and seating areas in
setbacks bring vitality and
diversity to the street scene.

Key

PROPERTY LINE

SETBACK

LANDSCAPE

BIKE PATH
Key Map

4. Incorporating larger scale building
moves, such as double-height
retail spaces, that serve as
wayfinding for the district and
provide the visibility needed to
sustain ground floor businesses.

Landscape
Bicycle
Bicycle
Setback
Transit / Vehicle
Pedestrian Zone
Built Form Design Objectives | D47

FRONTAGES
Large Street Parking
While no standalone parking structures
are proposed along large streets and
parking access is prohibited by the
NBPP from Shoreline Boulevard and
Charleston Road west of Shoreline
Boulevard, some portions of large
street building frontages may include
visible (i.e. un-wrapped) parking uses.

In such scenarios, frontages should
incorporate strategies to mimic
the scale and design language of
other frontage types and minimize
the presence of parked vehicles
for the passing pedestrian.

STRATEGIES

1. Design the building base at a
consistent scale with surrounding
building types to create a more
seamless transition between
parking and non-parking uses.

2. Use visually interesting facade
treatments that double as both
screening of the interior vehicle
space and create a visually
interesting facade experience
for passing pedestrians.
21 3 4
Key

PROPERTY LINE

SETBACK

LANDSCAPE

BIKE PATH
5 3. Integrate robust landscape
elements within the setback.

4. Where feasible, wrap
parking structure at ground
level with active uses.

5. Opaque surfaces should be
articulated with murals or other
color and texture treatments
that double as public art and
create a sense of place.

6. Orient pedestrian entries toward
the street, landscape, and
micromobility amenities.

Landscape
Bicycle
Bicycle
Setback
Transit / Vehicle
Pedestrian Zone
D48 | North Bayshore Master Plan - April 2023

FRONTAGES
© Shae Rocco
D4.3. Typical Neighborhood Street
Key Map
© Bruce Damonte
Double-height ground floor with
individually defined shopfronts
Stoops and upper
floor bays encroaching
into the setback
Active use spillout
space within the
building setback
Defined building base
with vertical landscape
elements articulating
the ground floor units
© Hassell © Hassell
Built Form Design Objectives | D49

FRONTAGES

TYPICAL

NEIGHBORHOOD
STREET
OFFICE

RESIDENTIAL

ACTIVE USE

PARKING
Minimum
Setback
6 - 10 ft. 6 - 10 ft. 0 ft. 6 - 10 ft.

Programmatic
Uses
Primary building entries/lobbies
Secondary building entries (as feasible)
Office
Garage/service entries
Primary and secondary building entries/lobbies
Ground floor units
Residential amenity space
Garage/Service entries
Ground floor retail space
Food and beverage with outdoor dining
Parking and vehicle entries
Active, residential, or office uses
wrapping where feasible
Setback Element
Examples
Micro-mobility parking and amenities
Pedestrian seating and amenities
Wayfinding elements
Landscape buffer
Green infrastructure
Micro-mobility parking and amenities
Pedestrian seating and amenities
Landscape buffer
Green infrastructure
Micro-mobility parking and amenities
Pedestrian seating and amenities
Outdoor dining space
Micro-mobility parking and amenities
Pedestrian seating and amenities
Wayfinding elements
Landscape buffer
Green infrastructure
Building Element
Examples
Vertical landscape features such as green walls
Large, transparent openings that engage the street
Awnings and shade structures
Stoops and individual unit entries
Shared entries
Awnings
Low walls and awnings
Larger shopfront windows
Transparent materials
Integrated screening strategies such as green
walls, murals, and dynamic material applications
Table D4.3.1 TYPICAL NEIGHBORHOOD STREET FRONTAGE SUMMARY D50 | North Bayshore Master Plan - April 2023

FRONTAGES
1 23 4 5
Typical Neighborhood Street
Office
Often the secondary face of a building
that is less visible from the edge of
the Master Plan, these frontages
are intended to convey a more
"neighborhood" scale of design with
massing moves and frontage design
elements that are smaller in scale than
their "large street" counterparts. Use
of stepbacks is encouraged to help
reduce the overall building massing
along these narrower streets.

STRATEGIES

1. Express the building base with
stepbacks and high-quality materials
and detailing to help create a
human-scale street experience.

2. Provide micromobility parking, and
rideshare pick-up/drop-off areas
near building entries to foster
a multi-modal environment.

Key

PROPERTY LINE

SETBACK

LANDSCAPE

BIKE PATH

POTENTIAL GREEN

INFRASTRUCTURE

BUILDING ENTRY
Key Map

3. Integrate signage, awnings, and
street furniture that are primarily
oriented to the pedestrian to
encourage pedestrian activity
and enable a more visually
interesting streetscape.

4. Integrate shaded seating and
landscape areas with the overall
building design to help establish
a human-scale environment.

5. Provide transparency at the
ground floor to help foster
visual connectivity between
private and public realm.

Curbside Zone
Landscape
Bicycle
Setback
Vehicle
Pedestrian Zone
Built Form Design Objectives | D51

FRONTAGES
31 42
Typical Neighborhood Street
Residential
Whereas large street residential
frontages prioritize shared building
entries, for typical neighborhood
streets a more varied and intimate
frontage character is envisioned
where both shared and individual unit
entries with stoops and terraces are
encouraged. Individual unit entries,
combined with setbacks and stepbacks
help to establish a human-scale
environment for residential buildings
along these smaller street types.

STRATEGIES

1. Incorporate a more articulated
and sculpted base, with high-
quality materials and detailing,
to increase visual interest and
pedestrian comfort at street level.

2. Use setbacks and stepbacks to break
down the building scale and reinforce
the human scale, and provide
space for streetscape amenities.

Key

PROPERTY LINE

SETBACK

LANDSCAPE

BIKE PATH

POTENTIAL GREEN

INFRASTRUCTURE

BUILDING ENTRY
Key Map

3. Incorporate stoops and landscape
areas within setbacks to act as
privacy buffers and transitional zones
between public and private realm.

4. Integrate stoops and bays into the
overall frontage design to increase
‘eyes on the street’ and maximize
visual interest for pedestrians.

Curbside Zone
Landscape
Bicycle
Setback
Vehicle
Pedestrian Zone
D52 | North Bayshore Master Plan - April 2023

FRONTAGES
31 2
Typical Neighborhood Street
Active Use
Similar to its "large street" counterpart,
this frontage type assumes a 0-foot
setback to foster a vibrant pedestrian
experience. Where appropriate to the
ground floor use, the ground floor
may set back further to provide ample
space for outdoor dining or other forms
of social/gathering space. Planter
extensions, micromobility amenities,
and other landscape treatments may
also contribute to the life of the street.

STRATEGIES

1. Provide well-defined shopfronts
with large windows and high quality
material and detailing to increase
visual connections to the street.

Key

PROPERTY LINE

SETBACK

LANDSCAPE

BIKE PATH
Key Map

2. Establish clear transitions
between sidewalk and building
entries, such as a change in
material or recessed entries.

3. Where necessary for ground
floor uses, use setbacks and
massing breaks to allow for
more generous seating, outdoor
dining, and landscape elements
while still promoting an urban
streetscape environment.

Bicycle
Curbside Zone
Setback
Vehicle
Pedestrian Zone / Landscape
Built Form Design Objectives | D53

FRONTAGES
Typical Neighborhood Street
Parking
Parking frontages on typical
neighborhood streets should be
unobtrusive and integrated with the
design of the larger building. For
standalone parking structures, active
uses should be used to wrap the parking
areas as feasible. Where parking entries
or interior parking areas front the street,
the frontage design should incorporate
strategies to mimic the scale and
design language of other frontage types
and minimize the presence of parked
vehicles for the passing pedestrian.

STRATEGIES

1. An illuminated parking lobby for
pedestrians provides legibility for
the building and also serves as a
form of wayfinding, particularly when
combined/adjacent to an active use.

2. Integrate parking entries for
vehicles into the building's
overall frontage design.
21 3
Key

PROPERTY LINE

SETBACK

LANDSCAPE

BIKE PATH

3. Incorporate active ground floor
uses that wrap the parking structure
and enliven the street scene.

4. Integrate high-quality materials and
other architectural treatments to
minimize the visibility of vehicles
from the pedestrian's view.

Landscape
Bicycle
Setback
Vehicle
Pedestrian Zone
D54 | North Bayshore Master Plan - April 2023

FRONTAGES
©C.F. Møller, Photographer Michael Perlmutter
© COBE, Photographer Rasmus Hjortshøj – COAST
Pedestrian-oriented
furnishings and
public art
Variation in massing adds variety
to street experience and creates
small pockets of additional
open space for residents
Units oriented towards
the mid-block break
Ground floor stoops
buffered with landscapie
Meandering landscape strips with
seating reinforce the pedestrian
nature of the mid-block break
D4.4. Mid-Block Break
Key Map
© Hassell© Hassell
© Hassell
Built Form Design Objectives | D55

FRONTAGES

MID-BLOCK OFFICE

RESIDENTIAL

PARKING
Minimum
Setback
0 ft. 0 ft. 0 ft.

Programmatic
Uses
Office amenity space
Interior building entries
Indoor/outdoor flexible program space
Ground floor units
Residential amenity space
Retail
Parking and vehicle entries
Active, residential, or office uses
wrapping where feasible
Setback Element
Examples
Pedestrian seating and amenities
Office amenity spaces
Landscape buffer
Green infrastructure
Pedestrian seating and amenities
Wayfinding elements
Landscape buffer, terraces, and stoops
Green infrastructure
Pedestrian seating and amenities
Wayfinding elements
Landscape buffer
Green infrastructure
Building Element
Examples
Large operable doors/windows promoting
fluid indoor-outdoor experience
Amenity terraces and balconies
Stoops and individual unit entries
Shared entries
Awnings
Podium open space overlooking the driveway
Integrated screening strategies such as green
walls, murals, and dynamic material applications
Table D4.4.1 MID-BLOCK BREAK FRONTAGE SUMMARY
D56 | North Bayshore Master Plan - April 2023

FRONTAGES
1 2 3 4
Mid-BlockOffic e
These interior connections between
office buildings are envisioned as flexible
outdoor extensions of the adjacent
office use, allowing for a variety of
outdoor programming such as dining,
workspaces, social or recreation areas,
as well as pedestrian circulation.

Frontage design should foster an
intimate and diverse experience for
pedestrians, with an expressed building
base that ebbs and flows from the edge
of the mid-block break boundary.

STRATEGIES

1. Provide transparency and openings
at ground level to help foster a
fluid and dynamic indoor-outdoor
experience and contribute to high-
quality, on-site open space.

Key

MID-BLOCK BREAK

EDGE BOUNDARY

LANDSCAPE

POTENTIAL GREEN

INFRASTRUCTURE

BUILDING ENTRY
Key Map

2. Design buildings with an expressed
base to help mitigate scale on
narrower streets and improve
solar access for pedestrians.

3. Incorporate landscape and
paving treatments to reinforce
the space as a pedestrian-
oriented, car-free environment.

4. Design for smaller entries and
breaks in the facade to reinforce
a human scale and create a
more diverse street scene.

Built Form Design Objectives | D57

FRONTAGES
21 3 4
Mid-Block Residential
These frontages are envisioned as
highly people-oriented spaces where
varying building setbacks and a finer
scale of massing and articulation at
the ground level enable a diverse and
interesting human-scale environment.

Individual unit stoops and small gardens
along the edge of the mid-block break
boundary help instill a more intimate,
community-oriented, sense of place.

STRATEGIES

1. Establish variation in massing
and materiality at the podium
level to contribute towards a more
human-scale environment.

Key

MID-BLOCK BREAK

EDGE BOUNDARY

LANDSCAPE
Key Map

2. Incorporate special paving
and landscaping elements to
reinforce the shared, non-vehicular
character of the driveway.

3. Integrate ground floor units, stoops,
and balconies with the overall
frontage design to increase visual
interest at the street level and
encourage social interaction.

4. Employ massing breaks and
setbacks to create opportunities
for additional on-site landscaping,
including green infrastructure.

D58 | North Bayshore Master Plan - April 2023

FRONTAGES
Mid-Block Parking
For portions of mid-block breaks
where vehicle access to parking is
necessary, buildings should prioritize
the wrapping of parking structures
where feasible. For parking entries and
exposed parking areas, the frontage
should incorporate design strategies to
mimic the scale and design language
of the other mid-block frontage uses
and minimize the presence of parked
vehicles for the passing pedestrian.

STRATEGIES

1. Where feasible, wrap parking
facilities with non-parking uses such
as residential units or active uses.

2. Incorporate streetscape design
elements that indicate where
vehicle access can occur, such
as turnarounds delineated with a
change in material and/or bollards.
21 3 4
Key

MID-BLOCK BREAK

EDGE BOUNDARY

LANDSCAPE

3. Use visually interesting facade
treatment for screening along
exposed parking areas.

4. Incorporate vertical landscape
elements that soften the facade
and screen the interior vehicles
from the pedestrian's view.

5. Where feasible, inset ground-
level parking to provide area for
additional landscape buffers.

Built Form Design Objectives | D59

FRONTAGES
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D60 | North Bayshore Master Plan - April 2023

FRONTAGES
© HGEsch
© C..F. Møller Architects, Photographer Adam Mørk
© Lendlease © Lendlease
Stormwater elements
integrated into setback
Above grade terrace with visual
connection to adjacent open space
Vertical landscape elements
create extensions of the
surrounding open space
Social seating along
primary circulation paths
Plantings integrated
into the frontage design
Outdoor dining areas spilling out from
the adjacent ground floor active use
Plantings and low walls
serve as privacy screens
for the residential units
D4.5. Open Space
Key Map
© Hassell
© Hassell
Built Form Design Objectives | D61

FRONTAGES

OPEN SPACE OFFICE TYPICAL

OFFICE TERRACE

ACTIVE USE

RESIDENTIAL
Minimum
Setback
10 ft. 10 ft. 0 ft. 10 ft.

Programmatic
Uses
Secondary office entry/lobby
Office program
Office program
Office terrace
Ground floor retail space
Food and beverage with outdoor dining
Community-serving uses
Shared entries/lobbies
Ground floor units
Residential amenity space
Setback Element
Examples
Micro-mobility parking and amenities
Pedestrian seating and amenities
Landscape buffer
Green infrastructure
Outdoor office amenity space
Landscape buffer
Green infrastructure
Micro-mobility parking and amenities
Pedestrian seating and amenities
Outdoor dining space
Social seating areas
Micro-mobility parking and amenities
Pedestrian seating and amenities
Landscape buffer
Residential gardens
Building Element
Examples
Vertical landscape features such as green walls
Awnings and shade structures
Large transparent openings that engage the park
Awnings and shade structures
Low walls and awnings
Larger shop front windows
Transparent materials
Awnings and shade structures
Stoops and individual unit entries
Shared entries
Awnings
Table D4.5.1 OPEN SPACE FRONTAGE SUMMARY
D62 | North Bayshore Master Plan - April 2023

FRONTAGES
OpenSpaceOffic eTyp ical
This 'typical' office frontage is located
along open spaces where building
entries meet the edge of the open space.

Vertical landscape elements such as
green walls and terracing is encouraged
along the length of the frontage to
soften the transition from park to
development site, and to ensure a level
of privacy for the future office users.

STRATEGIES

1. Consider the design of the adjacent
open space in the overall frontage
design, particularly for building's
opposite the Eco Gem and Shorebird
Wilds open space areas.

2. Use building setbacks for stormwater
and ecological landscape
elements to contribute to a more
integrated natural environment.
21 3 2
* Diagrams illustrate potential open space frontage
outcomes. Final open space designs not yet determined.

Key

PROPERTY LINE

SETBACK

LANDSCAPE

POTENTIAL GREEN

INFRASTRUCTURE

BUILDING ENTRY
Key Map

3. Incorporate above grade terraces
and vertical landscape elements to
help increase visual interest along
parks and establish a gradient of
open space that extends from the
park and onto the building itself.

4. Provide a variety of pedestrian
amenities within setbacks, such
as seating, trash cans, and micro-
mobility parking, to enhance the
user experience of the park.

Built Form Design Objectives | D63

FRONTAGES
OpenSpaceOffic eTerr ace
For other portions of office buildings
along open spaces that do not include
entries, the frontage design should
integrate outdoor terraces and large
transparent facade elements that
allow for visual connections to and
from the adjacent open space.

STRATEGIES

1. Consider the design of the adjacent
open space in the overall frontage
design, particularly for building's
opposite the Eco Gem and Shorebird
Wilds open space areas.

2. Provide transparent materials
along open spaces to promote
visual connections between park
and office building users.
32 4
Key

PROPERTY LINE

SETBACK

LANDSCAPE

OPEN SPACE
* Diagrams illustrate potential open space frontage
outcomes. Final open space designs not yet determined.

Key Map

3. Incorporate landscape and other
opaque screening elements that
help provide visual interest and
enhance the pedestrian experience
along parks while providing
privacy for future office users.

4. Design covered outdoor terraces
for dining and other office uses to
help enliven the park environment
by encouraging office users to work
and socialize outside year round.

D64 | North Bayshore Master Plan - April 2023

FRONTAGES
Open Space Residential
Residential frontages along open
space should incorporate a mixture
of community or amenity spaces with
individual unit entries to maximize 'eyes
on the park' and pedestrian activity.

The design of terraces and gardens
should be integrated into the overall
building design, and promote visual
connectivity while clearly delineating
private realm from public realm.

STRATEGIES

1. Consider the design of the
adjacent open space in the
overall frontage design.

2. Incorporate points of connection to
adjacent non-vehicular routes, such
as the Green Loop, into the overall
frontage design where appropriate.

3. Design frontages with balconies
and amenity spaces oriented
towards the park to increase
visual interest for park users.
43 2 5 6
Key

PROPERTY LINE

SETBACK

LANDSCAPE

OPEN SPACE
* Diagrams illustrate potential open space frontage
outcomes. Final open space designs not yet determined.

Key Map

4. Incorporate plantings and low walls
within the setback to help buffer
and screen residential ground
floor uses from the adjacent park,
while still ensuring a design and
visual continuity between the
building and adjacent park.

5. Use ground floor stoops to help
establish a human scale and
activate the public realm.

6. Where appropriate, provide
individual terraces and gardens to
delineate the transition between
public and private spaces, and
extend the ecology from the park
and into the development site.

Built Form Design Objectives | D65

FRONTAGES
Open Space Active Use
For active ground floor uses where no
setback is required, frontage designs
should incorporate elements that
contribute to the life and activity of
the adjacent open space by providing
comfortable and accessible places
for people to sit, gather, and watch.

Entries should be smaller scale and
integrated within the larger massing of
the building, and the ground floor may
set back further to provide additional
spillout space for outdoor dining,
micromobility parking, and shared
lobbies for the residential units above.

STRATEGIES

1. Consider the design of the
adjacent open space in the
overall frontage design.

2. Incorporate points of connection to
adjacent non-vehicular routes, such
as the Green Loop, into the overall
frontage design where appropriate.

Key

PROPERTY LINE

SETBACK

LANDSCAPE

OPEN SPACE
43 25 6
* Diagrams illustrate potential open space frontage
outcomes. Final open space designs not yet determined.

Key Map

3. Shade and canopy elements,
especially on south-facing ground
floor units, can help ensure year-
round use of the open space.

4. Transparent materials and minimal
setbacks promote visual connectivity
between park and building users.

5. Ground floor uses can help to enliven
open spaces with programming and
design elements that spill out from
the building and into the open space.

6. Landscape elements that integrate
circulation with seating and planting
areas help enable a dynamic and
memorable park experience.

D66 | North Bayshore Master Plan - April 2023

FRONTAGES
© FRMEZ / Martin Siegner © Hassell
Materials differentiate public
storefronts from office above
Movable landscape elements help to
delineate zones within the public realm
© Lendlease
Awnings, signage, outdoor
lighting, and features that
enhance street level experience
Immersive indoor-
outdoor retail experience
D4.6. Social Spine
Key Map
Built Form Design Objectives | D67

FRONTAGES
3 12 4Social Spine
(Mid-Block Active Use)
The Social Spine is a highly activated
and pedestrianized mid-block break
lined with ground floor active uses. As
a major hub of pedestrian activity, its
frontage should incorporate a more
granular scale of design elements such
as individually expressed ground floor
units and varying shopfront expressions.

A well-defined, human-scale base is
created with stepbacks above the ground
floor, which double as outdoor terraces
where people can gather to watch the
vibrant pedestrian scene below.

Key

SOCIAL SPINE

EDGE BOUNDARY

LANDSCAPE

MID-BLOCK SOCIAL SPINE (ACTIVE USE)
Minimum
Setback
0 ft.

Programmatic
Uses
Retail
Food and beverage with outdoor dining
Setback Element
Examples
Recessed storefront entries
Outdoor dining
Social gathering spaces
Building Element
Examples
Clearly defined shopfronts
Larger shopfront windows
Varying ground floor materials
Indoor/outdoor storefront facade treatments
Table D4.6.1 SOCIAL SPINE FRONTAGE SUMMARY

STRATEGIES

1. Incorporate varied and individually
expressed shopfronts to help
create a memorable and
unique urban experience.

2. Express the building base with
terraces and stepbacks to improve
solar access and reinforce
a sense of human scale.

3. Provide spill out space for outdoor
dining to help create a diverse and
engaging pedestrian experience.

4. Use special paving and landscaping
elements to help communicate
the special, non-vehicular
character of the Social Spine.

D68 | North Bayshore Master Plan - April 2023
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CHAPTER 5
Materials
and Facade
Articulation
NBPP Design Principles
This chapter addresses the Master
Plan’s approach to the following
NBPP urban design principles:
#6. Articulate building facades to
create human-scale buildings
#7. Distinguish North Bayshore as
a unique, urban district through
architecture and building design
#11. Integrate sustainable building
design and technologies to
generate highly sustainable
urban neighborhoods
D70 | North Bayshore Master Plan - April 2023
MATERIALS + FACADE ARTICULATION
The use of materials and facade articulation strategies should support the overall composition of a pedestrian-oriented, human-scale building design, including establishing clear massing volumes, distinguishing the building base from the upper building, and a creating a high-quality active ground level frontage.

1. Establish Volumetric Clarity
Use singular, large scale massing
moves--such as massing breaks,
changes in plane and height
differences--to shape the overall
building mass into clear, coherent
forms that reinforce the human scale.

D5.1. Overview

2. Create a Building Base
Differentiate the upper building from the
building base with stepbacks to create
a consistent streetwall across projects.

The base may step down at high-rise
buildings to help emphasize verticality
while still maintaining a human-scale.

3. Apply Materials and Facade
ArticulationCo nsistently
and Clearly
Use materials and facade articulation
(including variation in treatments)
to reinforce the human-scale,
establish an overall clarity of volumes
and building base, and convey
architectural intent/character–paying
special attention to quality and
scale at the active use frontages.

Built Form Design Objectives | D71

MATERIALS AND FACADE ARTICULATION
Clear distinction of volumes
by using different materials
and massing break
Bold horizontal
moves emphasize the
overall building form
© Paul Warchol, Architect: Weiss/Manfredi
Defined vertical and horizontal
volumes with clear active
ground level frontage
© Bruce Damonte© Mark Syke, Architect: Hassell
Distinct base and upper building volumes
using stepbacks and material change
© Hassell
D72 | North Bayshore Master Plan - April 2023
MATERIALS + FACADE ARTICULATION
The effective use of building materials,
combined with facade articulation,
plays a crucial role in establishing the
architectural character of future buildings
and delineating different elements
of the building (e.g. emphasizing a
building base as a component of a
larger building mass). Materials also
influence the neighborhood's overall
experience. The objective of this section
is not to prescribe specific materials
and limit designers, but to encourage
smart and creative use of materials,
with consideration for the scale at
which the building will be experienced.

Particular attention should be paid to
using high-quality materials that exhibit
authenticity with a dimensional thickness
and craft in their assembly. For example,
steel plate rather than aluminum sheet,
and architectural concrete and natural
wood (including engineered/treated
products) rather than imitation products
such as wood printed metal siding.

At the frontage zone in particular,
materials that convey a smaller scale
of unit within a larger surface are
encouraged, helping to reduce the overall
scale of a building and create visual
interest. For example, when assembled
into larger surfaces, materials like
wood planks and bricks have a smaller
form factor and provide variation both
in their inherent materiality as well as
the joints required for construction.

The use of high-quality materials is
not only more desirable from a scale
and experiential standpoint, but also
ensures a more sustainable, durable
and economical outcome that is better
for the environment long-term.

STRATEGIES

1. Use high-quality, tactile materials
at the building base, in harmony
with the upper building to elevate
the pedestrian experience.

2. Incorporate building materials that
complement the surroundings,
providing cohesive, individual
building designs complementing
other nearby buildings to create a
visually appealing neighborhood.

3. Utilize locally sourced, renewable,
natural materials whenever possible.

4. Use low-reflective materials that
do not cause glare and ensures
a safe environment for birds.

5. Use materials with low maintenance
that are appropriate to the micro
climate of North Bayshore.

6. Materials should be simple,
undecorated, and in their natural
state in order to reflect the character
and surroundings of North Bayshore.

D5.2. Materials
Tactile material
reinforcing human scale
Natural wood interior with
glass elevates the pedestrian
experience and contrasts with the
steel elements between floors
Contrasting materials create
visual interest while maintaining
overall volumetric clarity
Natural material used as
structure accentuating building’s
sustainable nature and defining
human scale at the street
© Lendlease © Studio Saxe, Photographer Elias Porras
© Fougeron Architecture© Hassell
Built Form Design Objectives | D73

MATERIALS AND FACADE ARTICULATION
Facade articulation is a key aspect
of building design that involves using
modulation of building walls and design
elements to create visual interest on
a building's exterior. Skillful facade
articulation can make a building stand
out in a crowded urban setting, add depth
and texture to otherwise monotonous
surfaces, and provide a dynamic visual
experience. Facade articulation should
not be used as attached decoration,
but should relate to the interior function
of the building including supporting
sustainability design goals, such as solar
shading and green building elements.

STRATEGIES

1. Provide facade articulation to create
visual interest and avoid monotony.

2. The building exterior should be
visually captivating, balanced in its
design, and contribute positively
to the pedestrian experience
of the surrounding area.

3. Incorporate a unified facade
arrangement with diverse human-
scale horizontal and vertical features
that enhance the building's visual
appeal and establish a strong
connection between the building,
its function, and its urban context.

4. Avoid visually busy facades with
elements that lack coherence
with the building's form or scale,
or incorporate multiple visual
organization systems that do
not complement each other.

5. Use sustainable facade elements, i.e.
operable and static shading devices,
PV systems, vertical green walls, etc.

D5.3. FacadeArticulation
Shallow massing breaks provide
and emphasize important
moments such as building entriesOperable shading devices can create variation on an
otherwise repetitive facade
Plane modifications
can create interesting
facades by introducing
contrasting angles and
depth, and allowing
for material variation
Staggered balconies make
the facade more dynamic
© Hertha Hurnaus © Here And Now Agency - Paul Vu
© Laurian Ghinitoiu; Architect: Bjarke Ingels Group© Lendlease D74 | North Bayshore Master Plan - April 2023
MATERIALS + FACADE ARTICULATION

04.2023
Appendix E
Parks & open space
design objectives
Project team

PROJECT APPLICANT
GOOGLE

APPLICANT REPRESENTATIVE

LENDLEASE SILICON VALLEY DEVELOPMENT LLC

DESIGN & CONSULTANT TEAM
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
Preface iv
E1. VISION NARRATIVE
E1.1. Introduction E1
E1.2. North Bayshore District E2
E1.3. The Surrounds E3
E1.4. Today’s North Bayshore Master Plan Area E4
E1.5. North Bayshore Today E5
E1.6. Inherent Site Qualities E6
E1.7 . Tomorrow’s North Bayshore Master Plan E7
E1.8. Aspirations for North Bayshore E8
E1.9. Tomorrow’s Landscape Drivers E10
E1.10. Parks & Open Space Network E11
E1.11. Towards Ecological Transformation E13
E1.12. For a More Sustainable Future E14
E1.13. Expanding the Living Ecosystem E15
E1.14. Enhancing the Ecological Spectrum E16
E1.15. Creating a Robust, Ecologically-Rich Open Space Network E17 E1.16. Expanding on the Site’s Urban Ecology E18
E1.17 . Landscape Objectives E19
E2. PROGRAMMATIC SUMMARY
E2.1. Programmatic Overview E32
E2.2. Parks & Open Space Toolkit E35
E2.3. Programmatic Design Drivers E38
E2.4. The Portal | Welcome Arrival E43
E2.5. Joaquin Commons | Main Open Space E45
E2.6. Joaquin Terrace E47
E2.7 . Joaquin Grove | Outdoor Living Rooms E49
E2.8. Shorebird Square | Pocket Park E51
E2.9. Greenway Park | Linear Park E53
E2.10. The Wilds | Urban Meadow E55
E2.11. Eco Gem | Ecological Park E57
E2.12. Gateway Plaza & Shoreline Square E59
E3. APPENDIX i
iv | North Bayshore Framework Master Plan - April 2023
Preface
The design of all parks included in this
document are subject to final review and
approval by the City, either as part of
the City’s standard park design process
(or as modified by the Development
Agreement) for dedicated parks, or
as part of future zoning applications
where parks are delivered as POPA.

All illustrative concept plans, diagrams
and precedent imagery illustrate
an example of potential future
programing and are indicative only.

Parks & Open Space Design Objectives | Ev
CHAPTER 1
Vision Narrative
E1 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
E1.1. Introduction
Parks & Open Space
Design Objectives
The Document
The Parks and Open Space Design
Objectives describes the vision and
aspirations for the public realm
framework and each of its parks
and open spaces. This document is
intended to serve as an expansion
of the vision for North Bayshore
District open spaces as it relates to
the North Bayshore Master Plan.

Its purpose is to establish and
articulate the experiential and
programmatic drivers that will lay
the foundation and basis of design
for the future North Bayshore Master
Plan from concept to construction.

Precise Plan
Master Plan
Fig. 2
South Bay
Parks & Open Space Design Objectives | E2
E1.2. North Bayshore District
Front Row Seat to the Bay
Overview
Located in Mountain View, the North
Bayshore Master Plan serves to
revitalize the long-time home of Google’s
global headquarters into a vibrant and
inclusive mixed-use community.

The ±153 acre Project Site, situated in
between the Permanente Creek and
Stevens Creeks, has a front row seat
to the South Bay. North Bayshore is
an ecologically-focused landscape,
where its robust open space network
connects and contributes to a larger,
regional pedestrian and bike system.

Key

NORTH BAYSHORE PRECISE PLAN AREA

NORTH BAYSHORE MASTER PLAN AREA
San Jose International Airport
Moffett Federal Airfield
North Bayshore Master Plan Area
North Bayshore Precise Plan Area
S u n n y v a l e
D o w n t o w n M o u n t a i n V i e w
US 101
E3 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
E1.3. The Surrounds
FIguRE E1.1 REgIONAL BAY ECOSYSTEM
Regional Bay Ecosystem
North Bayshore
The open space network is framed
and influenced by the Master Plan’s
adjacencies to the regional trail network
and riparian corridors as well as the
area’s roots in learning, technology,
industry and entertainment. Situated
along one of the most prominent
blue-green fingers and rail lines,
future North Bayshore parks are an
opportunity to create innovative green
infrastructure that will connect and
mobilize both people and wildlife.

Bay Edge Condition
Tidal Salt Marsh & Wet Meadows
Bay Trail
Creek Trails (Permanente & Stevens)
Fig. 3Fig. 4Fig. 5Fig. 6
South Bay
NBS
NBS
Bay Trail
Permanente Creek
West Channel East Channel
Stevens Creek
Byxbee
Park
Shoreline Nature
Study Preserve Wetland
Restoration
Mountain
View
San Francisco
Bay
Bay Trail
Mountain
View
Moffett
Airfield
To San Francisco
Key
EXISTIN g NAT uRAL A REAS
EXISTIN g gREE N SPACES & CORRIDORS
EXISTIN g PAR KS
EXISTIN g BIK E PATHS & TRAILS

CALTRAIN
CITY OF MO uNTA IN VIEW
uS 101

NBS PRECISE PLAN AREA

NBS MASTER PLAN AREA
Parks & Open Space Design Objectives | E4
E1.4. Today’s North Bayshore Master Plan Area
Uniquely Positioned
on the South Bay
Today’s Condition
North Bayshore today operates as
an industrial office park populated
with low rise office buildings and
an abundance of surface parking.

Through the recently construction
of performative landscapes such
as Charleston Retention Basin and
Bay View campus, the site has
begun transformation towards
a more layered, innovative, and
ecologically-rich campus design
- rooted in enhancing the site’s
inherent landscape qualities.

Key

NORTH BAYSHORE MASTER PLAN AREA
E5 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
E1.5. North Bayshore Today
Landscape Performance for
Ecological Transformation
Landscape Aspirations
Over time, North Bayshore will be
transformed to provide a robust,
ecologically-rich park and open space
network. This network will provide
human-centric connectivity not only
on a district neighborhood scale but
also on a regional scale, from the
urban tissue of Mountain View to the
South Bay edge. At the same time,
the enhanced landscape will create a
critical piece of social infrastructure for
future workers, residents and visitors.

Each park and open space in the
Master Plan shall meet - and go
beyond - the North Bayshore Precise
Plan’s ecological goals. The Master
Plan will foster overall performance
targets such as connecting existing
riparian ecosystems to new ecology
patches, creating a robust landscape
matrix that fills the gaps and delivers
new benefits to the ecosystem, and
improving connectivity of nature-based
corridors for both people and wildlife.

Key
EXISTIN g PAR K / RETENTION BASIN
EXISTIN g RIP ARIAN CORRIDOR
EXISTIN g NAT uRAL A REA
/ NAT uRE PRESERVE
EXISTIN g gREEN ENVELOPE
EXISTIN g gREE N LOOP
J o a q u i n
G r e e n L o o p
S h o r e l i n e
R e g i o n a l P a r k
C h a r l e s t o n
R e t e n t i o n B a s i n
P e r m a n e n t e C r e e k
S t e v e n s C r e e k
Shoreline BlvdJoaquin Rd
Huff Ave
S h o r e b i r d
P e a r
J o a q u i n
S o u t h
Landings
Googleplex
Century Cinema 16
Amphitheatre
Bay View
History Museum
Charleston East
C h a r l e s t o n
P a r k
Computer
Parks & Open Space Design Objectives | E6
Built Form Embedded in Ecologically-focused Landscapes
Today’s Landscape Character
Unique Natural Environment
Uniquely positioned to the South Bay
ecosystem, North Bayshore has long
been known for its inherent site features
and landscape qualities such as the
regional parks of Shoreline Nature
Study Area Preserve, Shoreline Regional
Park, and Charleston Park, Charleston
Retention Basin, native biodiversity,
and a variety of tree species.

Today’s site has a rich ecological
heritage, layered with a gradient of
native ecologies and a variety of fauna
zones - home to egrets, monarch
butterflies and blackcrowned herons.

North Bayshore will become an example
of ecosystem conservation and
enhancement as well as transformation
towards a more sustainable and resilient
future, for both nature and people.

E1.6. Inherent Site Qualities
Egret Rookery Performative Landscape Colorful Native Biodiversity Continuous Canopy Pedestrian & Bike-centric Green Corridors
© LENDLEASE
S h o r e l i n e P a r k
C h a r l e s t o n R e t e n t i o n B a s i n
N o r t h B a y s h o r e
Fig. 8
Fig. 9
Fig. 10
Fig. 12 Fig. 11
M a s t e r P l a n A r e a
E7 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
E1.7. Tomorrow’s North Bayshore Master Plan

26.1 Acres of Parks, Plazas
and Green Spaces
A Complete Parks Network
Within the 153 acre North Bayshore
Master Plan, the framework is
comprised of approximately 26.1 acres
of parks and open space that will provide
a wide variety of experiences, anchored
along an enhanced and extended Green
Loop multi-use trail. The parks and open
space accounts for 17% of the total
site area, made up of 10 parks within
3 distinct neighborhoods - Shorebird
(18 acres), Joaquin North (6.9 acres),
and Joaquin South (1.2 acres).

The open space comprises of 14.8
acres of dedicated park land and 11.3
acres that may be either delivered
as POPA (Privately Owned, Publicly
Accessible) or dedicated to the City.

Note: All diagrams and precedent imagery illustrate
an example of potential future programming and/
or design and are subject to future City review and
approval.

1. Joaquin Terrace

2. Joaquin Commons

3. The Portal

4. Joaquin Grove

5. Shorebird Square

6. Greenway Park

7. Shorebird Wilds

8. Eco Gem

9. Shoreline Square

10. Gateway Plaza
The 10 Parks & Open Spaces
Key
EXISTIN g PAR K / RETENTION BASIN
EXISTIN g RIP ARIAN CORRIDOR
EXISTIN g NAT uRE PRESERVE AREAS
EXISTIN g PAR K

PROPOSED OPEN SPACE (EITHER

DEDICATED PARK OR POPA)

DEDICATED PARK
J o a q u i n
G r e e n L o o p
S h o r e l i n e
R e g i o n a l P a r k
C h a r l e s t o n
R e t e n t i o n B a s i n
P e r m a n e n t e C r e e k
S t e v e n s C r e e k
Shoreline BlvdJoaquin Rd
Huff Ave
S h o r e b i r d
P e a r
Landings
Googleplex
Century
Cinema 16
Amphitheatre
Bay View
History Museum
Charleston East
C h a r l e s t o n
P a r k
Computer
J o a q u i n
S o u t h
Parks & Open Space Design Objectives | E8
Tomorrow’s Rich Parks &
Open Space Network
Community of Diverse Experiences
The ambition is to create a spirited
community rooted in place; a place
that is diverse and forward-thinking,
responsible and resilient, culturally
valuable and socially meaningful.

North Bayshore is an evolution, offering
an opportunity to change the standard
of living in the South Bay area. The vision
creates a complete neighborhood - one
that brings together diverse groups of
people, allows people to become an
integral part of an active community, and
connects people to its urban nature.

E1.8. Aspirations for North Bayshore
Access to Nature & Wildlife
Pedestrian & Bike Mobility Learning Landscapes Programmable Spill-out Areas Activation & Nightlife Playful, Nature-Immersed Experiences
Fig.14 Fig.23
Fig.15
Fig.16
Fig.18 Fig.17
E9 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
Beyond the Built FormBeyond the Built Form
Neighborhood Vision for New Workers, Residents, Visitors Where Community Meets NatureWhere Community Meets Nature Future of Sustainable Urban Living
Fig.19
Fig.20
Parks & Open Space Design Objectives | E10
Vision Narrative
Core Principles
The North Bayshore Master Plan aims
to be a best-in-class effort to establish
a uniquely vibrant space nested in a
healthy, ecologically-rich environment.

The Master Plan is a project with
transformative potential, where a strong
existing culture and identity and an
established natural ecology will provide
the backbone for tomorrow’s robust
parks and open space network.

This Master Plan transcends the
outmoded single-use office park
paradigm with a vision for a diverse,
inclusive, mixed-use urban community
for the 21st century. Over time, the
Master Plan will phase out existing
suburban built form typologies, enhance
the existing ecology by introducing a
more native, climate-adapted landscape,
and create a robust network of parks
and open spaces in order to provide
a holistic, walkable neighborhood
for the future of thousands of new
workers, residents, and visitors.

E1.9. Tomorrow’s Landscape Drivers
Connected with Nature
An Atypical Silicon Valley Workplace
Expanded, Integrated Community
Future Workers, Residents, Visitors
Network of Cherished Open Spaces
Ecological Transformation
A.

Fig.20
Fig.28
Fig.30
Fig.29
Fig.27
Fig.21
Fig.22
Fig.23
Fig.14
Fig.26
Fig.11
Fig.24
Fig.25
E11 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
E1.10. Parks & Open Space Network
Layering the 4 Principles
Landscape Vision
North Bayshore’s parks and open
space network is a non-traditional
network - a carefully and intentionally
layered system. It integrates (1)
ecology & wildlife (2) sustainable
living, (3) enhanced multi-modal
pedestrian-focused connectivity,
(4) diverse sequence of community
programming and vibrant public life.

By integrating these four principles,
North Bayshore draws community and
nature together to experience a new
typology of nature-based urbanity. The
vision combines the site’s established
ecologically-rich assets with its spirit
of innovation and cultural presence to
create a future district that is contextual
yet unique and multi-faceted.

The Green Network
Diverse Sequence of Experiences
Fig.13
Fig.18

SUSTAINABLE
LIVING

ECOLOGY
& WILDLIFE

VIBRANT

PUBLIC LIFE

ENHANCED

CONNECTIVITY
Playscapes
Wellness
Recreation
Stormwater
Management
Edible
Landscapes
Continuous
Canopy
Access
to Nature
Outdoor
Living Rooms
Native
Biodiversity
Carbon-Free
Mobility
Pedestrian
Priority
Spill Out
Parks & Open Space Design Objectives | E12
Create a Create a community for the 21st century,community for the 21st century, built on a built on a Deep Commitment to the Deep Commitment to the Unique Natural EnvironmentUnique Natural Environment of NBS of NBS E13 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
E1.11. Towards Ecological Transformation
The Master Plan’s
Sustainability Goals
Ecology Fundamentals
The Master Plan strives to create and
protect abundant, high-quality, and
connected ecologies that improves
the health and experience of future
workers, residents, and visitors -
within the Master Plan Area and
surrounding communities beyond.

Quantity
Integrating abundant
vegetation into the
urban fabric
Size
Regenerating and protecting
large areas as patches and
Quality
Supporting and restoring
diverse native ecosystems
Connections
Creating connected and
accessible nature networks
Parks & Open Space Design Objectives | E14
E1.12. For a More Sustainable Future
North Bayshore’s
Land-use Change
Ecology-focused Urbanism
Today, the site is composed of a
fragmented park and open space
network, embedded in an industrial
office park domain. Between the
ecologically-rich bay edge and the
heart of Mountain View, there are
few parks; creating an urban tissue
that lacks pedestrian connectivity
and ample open space amenities.

Tomorrow, North Bayshore Master
Plan aims to enhance and transform
Mountain View’s urban tissue into an
interconnected and expanded public
realm - focused on integrating nature
and ecology, pedestrian connectivity,
and human comfort into the built
environment for the future of thousands
of new workers, residents, and visitors.

The vision for North Bayshore that
informs this Master Plan is therefore
one of changed priorities: from auto
centric to people centric, from people
or nature to people and nature, from
solely office to mixed-use, 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 well-founded, for this place
and this time, and an intention towards
a more sustainable environment.

Concept Doodle
TODAY’S SIT uATION
Fragmented Park & Open Space Network
TOMORROW’S TRANSFORMATION
Connected Park & Open Space Network, Tied back to the South Bay

TREE CANOPY

FAUNA SPECIES

COAST LIVE OAK
Quercus agrifolia

CALIFORNIA

SYCAMORE
Platanus racemosa

VALLEY OAK
Quercus lobata
Urban Green
Upland | Oak Woodland & Savanna
Green Corridors & Streetscape
Greenway
Riparian Transition | From Upland to Woodland
Greenway Open Spaces
Ecology Patch / Nature Park
Wetland / Willow Grove
Charleston Basin / Eco Gem

FREMONT

COTTONWOOD
Populus fremontii

BUCKEYE
Aesculus californica

WHITE ALDER
Alnus rhombifolia

RED WILLOW
Salix laevigata

BOX ELDER
Acer negundo

ARROYO WILLOW
Salix lasiolepis
Fig.32
Fig.33
Fig.24
Fig.36
Fig.37
Fig.38
Fig.39
Fig.40
Fig.41
Fig.42
Fig.43
Fig.44
E15 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
Existing Wildlife and
Native Species
Nature as Placemaking
North Bayshore aims to embrace and
enhance local ecology to foster a
sense of place, distinctiveness rooted
in the landscape and ecological DNA.

Enhancing existing flora and fauna
will provide a more robust ecosystem
for local species. In doing so, the
vision brings back elements of lost
ecosystems unique to the valley floor.

E1.13. Expanding the Living Ecosystem
Townsend’s warblers
at Charleston Basin
Swallowtail
butterflies
Monarchs at
Green Loop
Egrets at
Shorebird Way
Pollinator
bees
Acorn
Woodpecker
Fig.34
Fig.35
Fig.8
Large Scale (25’-50’ canopy diameter) Medium Scale (18’-30’ canopy diameter) Small Scale (10’-15’ canopy diameter) Parks & Open Space Design Objectives | E16
E1.14. Enhancing the Ecological Spectrum
WEST MEADOWS RIPARIAN FOREST / WILLOW gROVE S

NATIVE MEADOW OAK SAVANNAH
Native Plant Communities
Urban Nature Biodiversity
Situated at the South Bay edge, the
site takes a sensitive position to
four main ecological conditions that
prevail in the area, and lies at the heart
of our landscape design response.

Outside of the Master Plan boundary,
the estuarine bay edge comprises of
a mix of tidal salt marsh, man made
salt ponds, and restored wetlands.

Within the North Bayshore Master
Plan, riparian forests will occupy the
Eco Gem. This ecological condition
will feature Willow Groves, at or near
the water table, saline tolerant willow
species (salix var.) and thick understory.

Typically, these species accumulate
around creek corridors and other
areas with shallow groundwater.

Throughout the open space envelope,
native wildflowers and perennials
will be integrated as an important
part of the landscape from lower
wet meadows to higher savannas,
having a tangible seasonal influence
with splashes of color and providing
ecosystems for Monarch butterflies.

Oak Savanna occurs at higher elevation.

Here, a mix of native oak species
dominate the historical landscape in
an effort to reintroduce where possible
in open spaces and along streets.

Fig.45
Fig.46
Fig.47
Fig.48
E17 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
Landscape Performance for
Ecological Transformation
Landscape Aspirations
Over time, North Bayshore will be
transformed to provide a robust,
ecologically-rich park and open space
network. This network will provide
human-centric connectivity not only
on a district neighborhood scale but
also on a regional scale, from the
urban tissue of Mountain View to the
South Bay edge. At the same time,
the enhanced landscape will create a
critical piece of social infrastructure for
future workers, residents and visitors.

Each of the 10 parks and open
spaces in the Master Plan shall meet
the district’s ecological goals and
contribute to overall performance
targets such as connecting existing
riparian ecosystems to new ecology
patches, creating a robust landscape
matrix that fills the gaps and delivers
new benefits to the ecosystem, and
improving connectivity of nature-based
corridors for both people and wildlife.

Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
E1.15. Creating a Robust, Ecologically-Rich Open Space Network

1. Joaquin Terrace

2. Joaquin Commons

3. The Portal

4. Joaquin Grove

5. Shorebird Square

6. Greenway Park

7. Shorebird Wilds

8. Eco Gem

9. Shoreline Square

10. Gateway Plaza
that fills gaps and delivers benefits to the
ecosystem
Park Network

1. 2. 3.

4. 5.

6. 7.

8. 9.

10. Build A Robust Matrix
with a terrestrial corridor
Create New Ecology Patches
Connect
New and existing ecology patches
Computer
History Museum
Garfield Park
Landings
GooglePlex
Charleston Retention Basin
Century
Cinema 16
Sierra Vista
Park
Shoreline
Regional Park
Shoreline
Lake
Shoreline
Amphitheatre
Bay View
Charleston
Park
Charleston East
Stevens Creek
Shoreline Nature
Study Area Preserve
Key
EXISTIN g NAT uRAL A REAS
EXISTIN g NAT uRE PRESERVE
EXISTIN g PAR KS
gREEN CORRIDORS

PROPOSED PARKS
PROPOSED PARK - 10 AC
ECOLO gICAL PATCH

PROPOSED SOCIAL SPINE
FuTuRE COMPLETED gREE N LOOP
That support biodiversity
Connect Riparian Ecosystems
Perennials
Young Trees
Heritage Trees
Green Loop
Biodiversity &
Enhanced Ecosystem
Parks & Open Space Design Objectives | E18
Today’s Multi-modal,
Ecologically-rich Corridor
The Green Loop
Establishing an extended and expanded
Green Loop network and enhancing
the value of its canopy and native
ecologies, while supporting biodiversity
within a high-density urban context is
paramount to creating an ecologically
beneficial landscape design.

E1.16. Expanding on the Site’s Urban Ecology
Life Cycle
Promote and Protect
a Balanced Healthy
Environment
E19 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
E1.17. Landscape Objectives
Foster Vibrant Public Life
Provide an open space network that will serve a growing community. Distribute a myriad of functions and design features that support a vibrant, inclusive and inspiring public realm for thousands of new residents, workers, and visitors.

Enhance North Bayshore’s Rich Ecology
Establish a public realm that is rooted in place, benefitting both humans and nature. Provide parks, plazas, and open spaces that build upon the site’s existing ecological assets and landscape identity. Develop a planting strategy that creates a richer and more sustainable environment suited for current and future conditions.

Establish an Interconnected Public Realm
Improve visibility, access, and connectivity to nature on all regional and project scales - to the Bay at large, the community of Mountain View, between the Permanente Creek and Stevens Creek, and across the district’s neighborhoods and their open spaces, prioritizing pedestrians, encouraging increased cycling and reducing car-dependency.

Inspire a Future of Sustainable Living
Create an environment for humans and nature to thrive together within a diverse ecological spectrum. Adopt best practices in sustainability and nature-based solutions to create a high-performing urban landscape that is future proof, resilient and low carbon. 01 02
03 04
Nature Play
Outdoor Living Rooms
Pop Up
Art & Installation
Informal
Recreation
Fig.50
Active Passage
Fig.53
Fig.28
Fig.53
Community Events
Fig.18
Fig.52
Fig.51
Parks & Open Space Design Objectives | E20
Landscape Objective 01
Provide an open space network that will
serve a growing community. Distribute a
myriad of functions and design features
that support a vibrant, inclusive and
inspiring public realm for thousands of
new residents, workers, and visitors.

Foster Vibrant Public Life
Fig.23
Fig.54
Note: All diagrams and precedent
imagery illustrating potential future
programming and/or design are
indicative only and subject to change,
Key
HIgHLY PRO gRAMME D
ACTIVE gATHE RIN g,
MEDI uM PRO gRAMME D,

INTIMATE AND PASSIVE
LOW PRO gRAMME D, NAT uRE I MMERSIVE

PEDESTRIAN CORRIDORS
MuLTI- uSE TRAIL ( gREE N LOOP)

NODES OF ACTIVITY /
COMM uNITY DESTINATION

ACTIVATED INTERSECTIONS
/ KEY CONNECTIONS
G r e e n L o o p
S h o r e l i n e
R e g i o n a l P a r k
C h a r l e s t o n
R e t e n t i o n B a s i n
P e r m a n e n t e C r e e k
S t e v e n s C r e e k
N Shoreline Blvd
Joaquin Rd
Huff Ave
Landings
Googleplex
Century
Cinema 16
Amphitheatre
Bay View
History Museum
Charleston East
C h a r l e s t o n
P a r k
Computer
Inigo Way
Plymouth St
Charleston Rd
Manzanita St
E21 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
Landscape Objective 01
SERVIN g THE COMM uNITY
The North Bayshore will grow and evolve
to welcome thousands of new workers,
residents, and visitors - to live, work,
and play in a complete district. The
vision is to create a diverse, inclusive
neighborhood, nurturing a strong sense
of community among all members.

Social infrastructure is a critical
component of the new, robust network
of parks and open spaces. The network
will offer the community a wide array
of programmatic experiences, on a
spectrum of ecologically-focused
to socially-focused, in order to
foster a vibrant public life. These
offerings will provide both moments
of restored relaxation and playful
discovery, redefining a traditional
way of living and working.

The vision is to provide spaces that
allow people to facilitate meaningful
interactions, integrate themselves
into a broader community, promote
forward-thinking inspiration, and be
immersed in joyful, healthy experiences.

Foster Vibrant Public Life
Fig. 27Fig. 28Fig. 56
Fig. 55Fig. 29Fig. 57
Fig. 30Fig. 18Fig. 52
Spill-out
Playful
Active Edges
Community Gathering
Wellness
Passive
Recreation
Entertainment
Art & Installation
Native
Biodiversity
Botanic Display
Bay Ecosystem
Parks & Open Space Design Objectives | E22
Landscape Objective 02
Establish a public realm that is rooted
in place, benefitting both humans
and nature. Provide parks, plazas,
and open spaces that build upon the
site’s existing ecological assets and
landscape identity. Develop a planting
strategy that creates a richer and
more sustainable environment suited
for current and future conditions.

Enhance North Bayshore’s Rich Ecology
Fig. 4
Fig. 24
Fig.9
Fig. 8
Fig. 58
Fig. 23
Note: All diagrams and precedent
imagery illustrating potential future
programming and/or design are
indicative only and subject to change,
Performative Landscape
Egret Rookery
Key
NODES OF ECOLO gICA L RICHNESS
EXISTIN g RIP ARIAN CORRIDOR
PROPOSED NAT uRE PARK
PROPOSED LAR gE EC OLO gY
PATCH (ECO gEM)
PROPOSED NEI gHBORHOOD PARKS

PROPOSED DISTRICT SCALE
COMM uNITY PARKS

PROPOSED POCKET PARKS & PLAZAS
G r e e n L o o p
S h o r e l i n e
R e g i o n a l P a r k
C h a r l e s t o n
R e t e n t i o n B a s i n
P e r m a n e n t e C r e e k
S t e v e n s C r e e k
N Shoreline Blvd
Joaquin Rd
Huff Ave
Landings
Googleplex
Century
Cinema 16
Amphitheatre
Bay View
History Museum
Charleston East
C h a r l e s t o n
P a r k
Computer
Inigo Way
Charleston Rd
Manzanita St

MOUNTAIN
VIEW
E23 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
Landscape Objective 02
ECOLO gY OF PLACE
Today, North Bayshore possesses many
unique landscape qualities such as
a rich Bay edge ecosystem, regional
parks, nature preserve areas, native
ecologies and wildlife preservation
areas, continuous tree canopy, and
ecological biodiversity. The Master
Plan vision enforces that a spirit of
place is intrinsically linked to the
landscape qualities of the site today.

Traditionally, urbanism and ecology
are seen as separate, often competing
interests. However, the Master Plan
seeks to embrace the concept of
creating an ecology of place, a blending
of the two, as a guiding principle. This
approach of ecological transformation
for a more sustainable future suggests
that some places should and can
have it both ways—bringing people to
nature, and nature to city dwellers.

Enhance North Bayshore’s Rich Ecology
Fig. 59Fig. 62Fig.23
Fig. 60Fig. 63Fig. 65
Fig. 61Fig. 64Fig. 24
Native Biodiversity
Green Streets
Botanic Display
Continuous Tree Canopy
Outdoor Living Rooms
Education
Nature Play
Relaxation in Nature
Enhanced Habitat
Charleston Retention
Basin Trail

1. Joaquin Terrace

2. Joaquin Commons

3. The Portal

4. Joaquin Grove

5. Shorebird Square

6. Greenway Park

7. Shorebird Wilds

8. Eco Gem

9. Shoreline Square

10. Gateway Plaza
Note: All diagrams and precedent
imagery illustrating potential future
programming and/or design are
indicative only and subject to change,

1. 2.

3. 4.

5. 6.

7. 8.

9. 10.

Parks & Open Space Design Objectives | E24
Landscape Objective 03
Improve visibility, access, and
connectivity to nature on all regional and
project scales - to the Bay at large, the
community of Mountain View, between
Permanente Creek and Stevens Creeks,
and across the district’s neighborhoods
and their open spaces. Within the
Master Plan, the active mobility
network prioritizes pedestrians, enables
walking to work and daily-life activities,
encourages increased cycling, and
reduces car-dependency. This network
not only allows people to connect to
nature and ecology, but allows people
to connect to people and destinations.

Establish an Interconnected Network
Fig. 5
Fig.6
Fig.11
Fig.24
Fig.67
Fig.66
Fig.60
Fig.68
Park Network
Key
MuLTI- uSE TRAIL ( gREE N LOOP)

PEDESTRIAN SPINE
PRIMARY M uLTI-MODAL BO uLEVA RD
E/W NEI gHBORHOOD STREET
N/S NEI gHBORHOOD STREET
PEDESTRIAN-FOC uSED M IDBLOCK BREAK
EXISITIN g TRA NSIT STOPS
P PARKIN g
PARK NETWORK: DEDICATED

PARK OR POPA
PARK NETWORK: DEDICATED PARK
Plymouth St
Monarch St
G r e e n L o o p
S h o r e l i n e
R e g i o n a l P a r k
C h a r l e s t o n
R e t e n t i o n B a s i n
P e r m a n e n t e C r e e k
S t e v e n s C r e e k
N Shoreline Blvd
Huff AveLandings
Googleplex
Century
Cinema 16
Amphitheatre
Bay View
History Museum
Charleston East
C h a r l e s t o n
P a r k
Computer
Charleston Rd
Creek
Trails

MOUNTAIN
VIEW
Commuter
Biking
Pedestrian-focused
Passages
Landscape-Buffered
Cycle Tracks
Continuous Ped
& Bike Loop
South Bay
Regional Trail
N Shoreline Blvd
Inigo Way
Manzanita St

8. Eco Gem

7. Shorebird Wilds

2. Joaquin
Commons

6. Greenway Park 10. Gateway Plaza

4. Joaquin Grove

5. Shorebird Square

1. Joaquin Terrace

3. The Portal

9. Shoreline
Square
Charleston Retention Basin
Permanente
Creek
Charleston
Park
Green
Corridors
Stevens Creek
Proposed Master Plan Parks & Open Spaces:

Existing Parks & Green Assets:

NATURAL AREAS / NATURE PARKS DISTRICT-SCALE COMMUNITY PARKS NEIGHBORHOOD PARKS POCKET PARKS & PLAZAS

15.2 acres total proposed 5 acres total proposed 4.3 acres total proposed 1.5 acres total proposed 970'
2300'
940' 270'
345'
345'
607'
324'
100'
50-120'
75-145' 120-170'
585'
193' 206'
660'
184'
346'
745'
420'
122'
163'
163'
184'
128'
103'
100'
585'
660'
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
E25 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
Gradient of Ecologically-
focused to Socially-focused
The 10 Parks of the Proposed Open Space Network
Tree-Shaded
Microcosms
Fig.20
Fig.69
Note: All diagrams and precedent
imagery illustrating potential future
programming and/or design are
indicative only and subject to change,
Parks & Open Space Design Objectives | E26
Landscape Objective 04
Create an environment for humans
and nature to thrive together within a
diverse ecological spectrum. Adopt
best practices in sustainability and
nature-based solutions to create a
high-performing urban landscape that is
future proof, resilient and low carbon.

Inspire a Future of Sustainable Living
Fig.21
Fig.15
Key
EXISTIN g RIP ARIAN CORRIDOR
EXISTIN g NAT uRAL A REA / NAT uRE PARK
EXISTIN g PAR K

PROPOSED PARK NETWORK
gREEN LOOP
gREEN CORRIDORS
ECOLO gICAL DEMONSTRATION
G r e e n L o o p
S h o r e l i n e
R e g i o n a l P a r k
C h a r l e s t o n
R e t e n t i o n B a s i n
P e r m a n e n t e C r e e k
S t e v e n s C r e e k
N Shoreline Blvd
Joaquin Rd
Huff AveLandings
Googleplex
Century
Cinema 16
Amphitheatre
Bay View
History Museum
Charleston East
C h a r l e s t o n
P a r k
Computer
Charleston Rd
Ecological
Demonstration Activities
Planting Rotation
Biotreatment
Demonstration
Green Streets &
Shade Pavement
Native Biodiversity &
Drought-tolerant Species
Fig.10
Inigo Way
Fig.58
Fig.22
Fig.70
E27 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
Landscape Objective 04
TOWARDS A S uSTAINABLE F uTuRE
Over time, the North Bayshore
Master Plan will make leaps
towards a more sustainable future
by adopting best-practices in
sustainability and applying nature-
based solutions wherever possible.

Across the Master Plan, and specifically
within the parks and open space
network, the site design will employ
careful approaches that combat
climate change and heat island effect,
provide landscapes resilient to both
storm surge and drought, manage
the use and recycling of on-site water,
foster biodiversity that improves
threats against declining wildlife
populations, nurtures environmental
education and material reuse, promotes
carbon-free mobility, and more.

Inspire a Future of Sustainable Living
Fig. 69Fig. 22Fig. 21
Fig. 28Fig. 72Fig.10
Fig. 14Fig. 15Fig. 20
Continuous Tree Canopy
Green Streets
Edible Landscapes
Community Engagement
Material Reuse
Native Biodiversity
Carbon-free Mobility
Relaxation in Nature
Bioretention Demonstration
Parks & Open Space Design Objectives | E28
Dissecting the Elements

A Multi-Layered Framework Plan
01 |
05 | Vibrant Public Life
Activating the Public Realm
Active Uses: 289k sf
04 | Built Form
Total Development:

Residential: 7,000 du
Office: 3.1m sf
03 | Ecology
Proposed Planting
Ecology Patch: 10.8 ac (Eco Gem)
Nature Park: 4.5 ac (Shorebird Wilds)
02| Parks & Open Space
Total OS Area: 26.1 acres
OS % of Total MP: 17%
Project Site
Master Plan Site Area: 153 acres
Joaquin North + South: 56.3 ac
Shorebird: 68.8 ac
Pear: 4.4 ac
Amphitheatre: 14.1 ac
Marine: 9.1 ac
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
Shorebird
Joaquin North
Amphitheatre
Pear
Joaquin South
E29 | North Bayshore Master Plan - April 2023

VISION NARRATIVE
This page intentionally left blank.

CHAPTER 2
Programmatic
Summary
Key
EXISTIN g NAT uRAL A REAS
NAT uRAL AREA / NAT uRE PARK
NAT uRE PARK
COMM uNITY PARKS
NEI gHBORHOOD PARKS

POCKET PARKS & PLAZAS
COuRTS

SOCIAL SPINE
gREEN LOOP
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
Dedicated
Dedicated
J o a q u i n
S h o r e b i r d
J o a q u i n
S o u t h

6. Greenway
Park

1. Joaquin
Terraces

2. Joaquin
Commons

5. Shorebird
Square

4. Joaquin
Grove

3.The Portal

8. Eco Gem

7. Shorebird
Wilds

9. Shoreline Square

10. Gateway Plaza
Charleston Park Charleston East
Charleston
Retention Basin
Dedicated
Dedicated
Dedicated
E31 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
Illustrative Simulation
Key Map
03 | Joaquin Grove, POPA 04 | The Portal, POPA
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
Key
gREEN FRONTA gE/ R ESI B uFFE R
uPLAND FOREST MIX
NATIVE-FOC uSED PL ANTIN g BED
COMM uNITY gARD EN

FLEX LAWN
gREEN PLANTER WITH SEAT ED gE
OuTDOOR LIVIN g ROOM
DOg PARK
uNDERSTORY PERENNIAL PLANTIN g

BOARDWALK/ TERRACE
PRO gRAM DECK

EXERCISE AREA
ECOLO gICAL DEMONSTRATION

RECREATION FIELD
SOCIAL gATHERIN g
MuLTI- uSE TRAIL / gREE N LOOP
SOCIAL SEATIN g

PLAYSCAPE
HARDSCAPE / WALKIN g PATHS
PuBLIC ART
NEI gHBORHOOD CO uRT
NAT uRE PLAY
Parks & Open Space Design Objectives | E32
Joaquin Neighborhood
Open Space Summary
E2.1. Programmatic Overview
02 | Joaquin Commons, Dedicated
Narrative:

Size:

Key Features:

Vibrant Community Space, Diversity of Play, Recreation, & Gathering

2.5 ac
Continuous Canopy Corridor (Upland Forest Mix), Dog
Park, Multi-use Trail / Green Loop, Open Usable Field / Flex Lawn, Playscape, Neighborhood Court (Picnic Area)
Confluence Area, Workplace Spill-out & Amenities

2.2 ac
Continuous Canopy Corridor (Upland Forest Mix), Dog Park, Multi-use Trail / Green Loop, Open Usable Field / Flex Lawn, Playscape, Recreation Field (Game Court)
Outdoor Living Rooms, Intimate & Passive Microcosms

1.4 ac
Continuous Tree Canopy Corridor (Upland Forest Mix), Outdoor Living Rooms
Welcome Arrival, Activated Promenade

0.8 ac
Continuous Tree Canopy Corridor (Upland Forest Mix), Outdoor Living Rooms, Multi-use Trail / Green Loop
Narrative:

Size:

Key Features:

Narrative:

Size:

Key Features:

Narrative:

Size:

Key Features:
01 | Joaquin Terrace, POPA
05 | Shorebird Square, Dedicated 07 | Shoreline Square, Dedicated06 | Greenway Park, POPA Key Map
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
E33 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
Shorebird & Gateway
Neighborhood
Open Space Summary
Key
gREEN FRONTA gE/ R ESI B uFFE R
uPLAND FOREST MIX
NATIVE-FOC uSED PL ANTIN g BED
COMM uNITY gARD EN

FLEX LAWN
gREEN PLANTER WITH SEAT ED gE
OuTDOOR LIVIN g ROOM
DOg PARK
uNDERSTORY PERENNIAL PLANTIN g

BOARDWALK/ TERRACE
PRO gRAM DECK

EXERCISE AREA
ECOLO gICAL DEMONSTRATION

RECREATION FIELD
SOCIAL gATHERIN g
MuLTI- uSE TRAIL / gREE N LOOP
SOCIAL SEATIN g

PLAYSCAPE
HARDSCAPE / WALKIN g PATHS
PuBLIC ART
NEI gHBORHOOD CO uRT
NAT uRE PLAY
Narrative:

Size:

Key Features:

Narrative:

Size:

Key Features:

Narrative:

Size:

Key Features:

Narrative:

Size:

Key Features:

Narrative:

Size:

Key Features:

Narrative:

Size:

Key Features:

Pocket Park, Community
Gathering & Flex Space

0.3 ac
Playscape
Linear Park, Recreation Fields, Playscapes, and Large-
scale Gathering Spaces

2.4 ac
Playscape, Open Usable Field / Flex Lawn, Multi Use
Trail, Outdoor Living Room, Exercise Area
Entertainment Anchor, Programmable
Zone for Art, Installation, & Events

0.3 ac
Continuous Tree Canopy Corridor
(Upland Forest Mix), Open Usable Field
/ Flex Lawn, Outdoor Living Room,
Neighborhood Court (Picnic Area)
Entertainment Anchor, Social Gathering
Space & Activated Flex Lawn

0.9 ac
Continuous Tree Canopy Corridor
(Upland Forest Mix), Open Usable Field
/ Flex Lawn, Outdoor Living Room,
Neighborhood Court (Picnic Area)
Ecological Park, Immersive Nature Experience
& Multi-use Trail Network

10.8 ac
Multi-use Trail
Nature Park, Native Biodiversity
Meadows & Education / Art
Opportunities

4.5 ac
Multi-use Trail / Green Loop
08 | Shorebird Wilds, POPA 09 | Eco Gem, Dedicated 10 | Gateway Plaza, Dedicated Parks & Open Space Design Objectives | E34
Fig. 55
Fig. 75
Fig. 73
Fig. 76
Fig. 74
Fig. 77
Create a place that combines life around every corner Create a place that combines life around every corner at the intersection of urban and naturalat the intersection of urban and natural Building an Interconnected Network of Vibrant Public Life E35 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
City of Mountain View
Requirements
E2.2. Parks & Open
Space Toolkit
RECREATION FIELD ( gAME COuRTS)
A neighborhood amenity designated
for active recreational use such as
various sports, accommodating
healthy living. Per CMV, game
courts shall meet the standards
of the professional association for
the type of activity proposed.

TREE gROVE (MAINTAINED
NATuRAL HABITAT SPACE)
A tree grove allows for passive
programming and provides shade
under a dense tree canopy. Per CMV,
the area shall provide 65-75% tree
canopy coverage within 5 years of
construction completion, and all
species must be California natives.

The area shall accommodate seating
for at least 10 people and tailor to
all population demographics.

OPEN uSABLE FIELD / FLEX LAWN
A flexible lawn that must be level, with
proper irrigation and water amenities
to support active field recreation.

Minimum total area of 0.3 acre with
a minimum dimension of sixty (60)
feet on all sides of the element.

PLAYSCAPE & NAT uRE
PLAY (PLAY gROuND)
A type of neighborhood amenity provided
for children, which per CMV, shall include
at least 2 climbable structures (one
for ages 2-5 and one for ages 5-12).

OuTDOOR LIVIN g ROOM (MAINTAINED
NATuRAL HABITAT SPACE)
A space for botanic display, pollinator
gardens and pockets of social seating
to be interwoven, providing moments to
be immersed in nature while in an urban
setting. Per CMV, the area shall provide
65-75% tree canopy coverage within
5 years of construction completion,
and all species must be California
natives. The area shall accommodate
seating for at least 10 people and tailor
to all population demographics.

EXERCISE AREA
A community amenity that must be
able to support ten (10) people using
equipment at the same time and
include ADA-accessible equipment.

MuLTI uSE PARK TRAIL
Per CMV, designated, multi-use, class
1 (as listed in the Caltrans Highway
Design Manual-Bikeway Designations)
routes that provide clear and direct
access between program elements.

Trails can be treated with different
paving materials depending on a more
park-like or urban plaza-like context.

These paths can also be programmed
for health, fitness, and wellness courses.

DOg PARK
Dog park has separate areas for
large dogs and small dogs. Adequate
amenities such as bag dispensers and
dog-friendly hydration stations. Minimum
total area of 0.25 acre for the dog park
with a minimum dimension of sixty
(60) feet on all sides of the element.

NEI gHBORHOOD CO uRT (PICNIC AREA)
A neighborhood gathering space that
can accommodate a mix of community
program uses such as barbequing and
seating areas. Per CMV, the area must
be able to sit at least 15 individuals and
have one barbecue for every 2 tables.

Program & Use Components

Parks & Open Space Design Objectives | E36
Softscape

SOFTSCAPE
Denotes proposed planted areas.

FLEX LAWN
A flexible space that can accommodate
a variety of different programmatic
uses, such as informal play,
recreation, picnicking, gathering,
movie screenings, performances.
gREEN PLANTER
A type of planter that may
provide seating edges.

EXISTIN g PLANTIN g BED
Existing planting that will remain largely
untouched with proposed additions of
perennial planting, thereby protecting
and enhancing existing ecology.

COMM uNITY gARDE N
A neighborhood amenity that
provides educational and
volunteering opportunities around
topics of food and nutrition.

PERENNIAL DISPLAY /
uNDERSTORY PLANTIN g
An understory planting strategy
can include pollinator gardens,
botanical displays, hedges, and edge
planters to benefit local ecology.

STORMWATER DETENTION/
ECOLO gICAL DEMONSTRATION
An area designated to collect stormwater
runoff and where naturalized, green
infrastructure systems are openly
visible. The systems raise awareness
of how critical environmental,
natural habitats functions and
infrastructure are interdependent.
gREEN FRONTA gE / STOOP
A type of planting bed that provides a
green buffer along residential frontages.

CONSERVATION AREA
An area where existing trees and
planting will be protected, and new
trees planted to both protect and
enhance existing ecology and habitat.

Program & Use Components
E37 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
Hardscape & Elements

HARDSCAPE
Denotes proposed paved areas.

SOCIAL SEATIN g
Types of seating elements that
create an informal gathering space,
providing moments of pause and
activity within larger open spaces.

PuBLIC ART
Art elements to be observed but can
also be played on and interacted
with. These can be landmarks
or artifacts in the landscape and
act as orientation devices.

PRO gRAM DECK
A place for informal gathering with
social seating arrangements. Often
an extension of retail spaces, it can
also host temporary program uses.

SOCIAL gATHERIN g
A small area with social seating often
situated adjacent to the active ground
floor is used to encourage spill out from
inside the building out to the open space.

BOARDWALK / TERRACE
A place for informal gathering with
flexible seating. Often an extension
of active ground floor uses, it blurs
the interface between buildings
and adjacent open space.

SHADE STR uCTuRE
A trellis, pergola, or other structure
that provides an alternative to tree
canopies and brings an intimate
scale to large open spaces.

KIOSK / PAVILION
An occupiable—serviced or unserviced—
open space structure that provides
diverse programming while also serving
as an orientation device in the landscape.

CuBERT
A type of small, open space structure
that brings micro retail to larger
open spaces, bringing an intimate
scale and activating key locations.

Program & Use Components
Parks & Open Space Design Objectives | E38
Open Space Elements
Nature-Immersed Experiences for All
The open space network at North
Bayshore is a framework for
facilitating a broad range of human
experiences - ranging from active
to passive, community gathering to
solo contemplation - that all take
place within the enhanced urban
ecosystem of the South Bay.

PRO gRAM TOOLKIT
The programmatic potential and
indicative uses within each open space
are illustrated on the following pages.

Indicative design intent for the character
and atmosphere of each open space
is articulated through the use of a
Program Toolkit. This toolkit consists
of two parts: required programmatic
elements (per CMV) as well as additional
complementary elements. These
complementary elements are further
subdivided into softscape, hardscape
and elements (such as kiosks).

The toolkit approach permits replicability
while offering a unique experience within
each open space, as illustrated by the
specific curated selection and placement
of these programmatic drivers.

E2.3. Programmatic Design Drivers
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
E39 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
TABLE E2.1 OPEN SPACE PRO gRAM & ELEMENTS S uMMARY
PROgRAMMATIC

ELEMENTS

OPEN SPACE
JOAQ uIN SHOREBIRD gATEWAY
Joaquin
Terrace
Joaquin
Commons The Portal Joaquin
Grove
Greenway
Park
Shorebird
Wilds
Shorebird
Square Eco Gem Gateway
Plaza
Shoreline
Square
Program Deck ● ● ● ● ● ● ●
Boardwalk / Terrace ● ● ● ● ● ●
Flex Lawn,Small ● ●
Social Gathering ● ● ● ●
Recreation Field (Game Courts) ● ● ●
Playscape / Nature Play (Playground) ● ● ●
Neighborhood Court (Picnic Area) ● ● ●
Native Planting Bed with Continuous Tree Canopy ● ● ● ● ● Outdoor Living Room (Natural Space) ● ● ● ● ●
Understory Perennial Planting ● ● ● ● ●
Community Garden ●
Green Frontage / Resi Buffer ● ● ● ●
Biotreatment Demonstration ● ● ● ● ●
Green Planter ●
Continuous Canopy Corridor, Upland Forest Mix ● ● ●
Conservation Area ● ●
Key
POPA/DEDICATED PARK ● TOOLKIT PRO gRAMM ATRIC ELEMENT
DEDICATED PARK ● WHERE A PARK IS DELIVERED AS A POPA, TOOLKIT PRO gRAM MATIC ELEMENT THAT SATISFIES SECTION 41. 11.A.2.(A)(VI) OF THE PARK LAND DEDICATION ORDINANCE Parks & Open Space Design Objectives | E40
PROgRAMMATIC

ELEMENTS

OPEN SPACE
JOAQ uIN SHOREBIRD gATEWAY
Joaquin
Terrace
Joaquin
Commons The Portal Joaquin
Grove
Greenway
Park
Shorebird
Wilds
Shorebird
Square Eco Gem Gateway
Plaza
Shoreline
Square
Hardscape ● ● ● ● ● ● ● ● ● ●
Softscape ● ● ● ● ● ● ● ● ●
Social Seating ● ● ● ● ● ● ●
Kiosk / Pavilion ● ● ● ●
Trellis / Pergola ● ● ● ●
Public Art ●
Multi Use Trail / Green Loop ● ● ● ● ●
Exercise Area ● ●
Dog Park ● ●
Open Usable Field / Flex Lawn, Large ● ●
Key
POPA/DEDICATED PARK ● TOOLKIT PRO gRAMM ATRIC ELEMENT
DEDICATED PARK ● WHERE A PARK IS DELIVERED AS A POPA, TOOLKIT PRO gRAM MATIC ELEMENT THAT SATISFIES SECTION 41. 11.A.2.(A)(VI) OF THE PARK LAND DEDICATION ORDINANCE TABLE E2.2 OPEN SPACE PRO gRAM & ELEMENTS S uMMARY
Delineation between POPA & Dedicated Park
Spatial Strategies
LANDSCAPE B uFFE R BANDIN g MATERIAL CHAN gE BANDIN g + LANDSCAPE B uFFE R gRADE CHAN gE, SOFTSCAPE gRADE CHAN gE, H ARDSCAPE Fig. 128
Fig. 129
Fig. 130
Fig. 131
Fig. 132
Fig. 133
E41 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
Parks & Open Spaces Character
09 | ENTERTAINMENT ANCHOR
Shoreline Square & Gateway Plaza
Joaquin South
Neighborhood
Fig. 122
Fig. 123
Fig. 124
Fig. 55
Fig. 51
Fig. 74
01 | WELCOME ARRIVAL
The Portal
02 | MAIN COMM uNIT Y SPACE
Joaquin Commons
3 | CONFL uENCE AREA
Joaquin Terrace
04 | OuTDOOR LIVIN g ROO M
Joaquin Grove
Joaquin North
Neighborhood
Fig. 69
Fig. 16
Fig. 26
Fig. 78
Fig.70
Fig. 79
Fig. 80
Fig. 73
Fig. 81
Fig. 82
Fig. 76
Fig.88
Fig. 98
Fig.63Fig.63
Fig. 89
Fig. 54
Fig. 90
Fig. 91
Fig. 106
Fig. 107
Fig. 108
Fig. 109
Fig. 53
Fig. 110
05 | LINEAR PARK & RECREATION FIELDS
Greenway Park
06 | POCKET PARK
Shorebird Square
08 | ECO PARK
Eco Gem
07 | ROLLIN g MEAD OW
Shorebird Wilds
Shorebird
Neighborhood
Fig. 96
Fig. 97
Fig. 98
Fig. 101
Fig. 100
Fig. 30
Fig. 117
Fig. 28
Fig. 118
Fig. 50
Fig. 119
Fig. 120
Fig. 23
Fig. 75
Fig. 24
Fig. 104
Fig. 105
Fig. 20
Fig. 31
Fig. 121
Fig. 59
Fig. 64
Fig. 15
Fig. 13
Atmosphere Overview
This page intentionally left blank.

Parks & Open Space Design Objectives | E42
E43 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
E2.4. The Portal | Welcome Arrival
Open Space Summary
Joaquin Neighborhood
INTENT
Create welcome arrival experience,
integrating Green Loop to neighborhood
open spaces; frame entry experience
to Joaquin Commons.

CHARACTER & ATMOSPHERE
Compressed green corridor bridging
Joaquin and Shorebird neighborhoods
and leading to expansive, public open
space at Joaquin Commons. Mix
of urban and green with activated
residential edges, neighborhood
gathering spaces, and canopy
connectivity shrouding the Green
Loop, which facilitates multi-modal
movement across the District.

PRO gRAM & uSES
Green Loop and pedestrian corridor
bisect the open space. Activated
northern edge along residential
frontage with program deck and spill
out from active uses at ground floor.

Continuous Canopy Corridor,
Upland Forest Mix
Outdoor Living Rooms Multi-use Trail / Green Loop

OPEN SPACE DESCRIPTION
Area: ~0.8 ac
Overall Dimensions: 270’ x 130’
Ownership: POPA or Dedicated Park
Ground Floor Adjacencies: Residential (Activated Frontage) Key Features, satisfying CMV Requirements
Key Map
Parks & Open Space Design Objectives | E44

SHORELINE BLVD
Potential Program
Welcome Arrival
1 Program Deck
2 Continuous Canopy Corridor,
Upland Forest Mix*
3 Multi Use Trail / Green Loop*
4 Green Frontage / Resi Buffer
5 Outdoor Living Rooms*
6 Social Gathering
Continuous Tree
Canopy Corridor
Multi-use Trail / Green Loop
Biodiversity Buffer
Social Gathering
Key Map
*Denotes Programmatic Element
satisfying CMV POPA Credit Requirements
270'
110-130'
Fig. 78
Fig.33
Fig.47
Fig.26 Fig.69
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
2 5
4 3
1 26
The Portal | Welcome Arrival
E45 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
Key Features
• Outdoor Living Rooms
• Tree Grove Experience
• Shade Structures
• Botanic Display
• Active Edges / Spill Out
E2.5. Joaquin Commons | Main Open Space
Open Space Summary
Intent
Create a central “civic heart” where
Googlers, North Bayshore residents,
and visitors come together; a public
open space integrated with the existing
Green Loop which bisects the park.

Character & Atmosphere
Large flexible open space that
functions as a neighborhood heart;
can accommodate a variety of
programs and users for year-round
activation, ranging from weekend
events to passive recreation. Mix
of urban and green with landmark
pavilion, shaded seating areas as well
as outdoor living rooms surrounded
by perennials. Canopy connectivity
provided along the Green Loop.

Program & Uses
Joaquin Commons North features an
activated northern edge along residential
frontage with program deck and spill
out from active uses at ground floor and
expansive, flexible gathering spaces.

By comparison, Joaquin Commons
South - between the Green Loop and
Monarch Street - provides a varied
collection of vibrant, social gathering
spaces for the community and all ages.

Continuous Canopy Corridor,
Upland Forest Mix
Open Usable Field / Flex Lawn
Dog Park
Playscape
Multi-use Trail / Green Loop
Neighborhood Court (Picnic Area)

OPEN SPACE DESCRIPTION
Area: ~2.6 ac
Overall Dimensions: 344’ x 323’
Ownership: Dedicated Park Land
Ground Floor Adjacencies: Residential (Activated Frontage) Key Features, satisfying CMV Requirements
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
Key Map
Fig.16
Parks & Open Space Design Objectives | E46

JOAQUIN RD
Potential Program
Main Open Space
1 Recreation Field (Flex Lawn)*
2 Social Gathering
3 Continuous Tree Canopy Corridor
(Upland Forest Mix)*
4 Understory Perennial Planting
5 Boardwalk / Terrace
6 Dog Park*
7 Neighborhood Court (Picnic Area)
8 Social Seating
9 Program Deck - Kiosk +
Informal Seating
10 Pavilion
11 Multi Use Trail (Existing Green Loop)*
12 Green Frontage / Resi Buffer
13 Playscape*
323'
220'
115'
137
4 4
4 4
2 1
13 8 3
11 10
9 6
Native Planting
Outdoor Living Room Flex Lawn
Landmark with
Programmable Deck
Neighborhood Court /
Picnic Area
Key Map
*Denotes Programmatic Element
satisfying CMV POPA Credit Requirements
344'
Fig.73
Fig.81
Fig.110
Fig.23
Fig.109
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
Joaquin Commons | Main Open Space
E47 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
E2.6. Joaquin Terrace
Open Space Summary
Intent
A green confluence area offering
pedestrians a respite and privacy
from the office uses to the north and
Joaquin Road to the east. Existing
Green Loop anchors social gathering
spaces to along the north edge and
intimate tree groves to the south.

Character & Atmosphere
A sequence of social gathering spaces
and intimate tree groves that provide
spill-out opportunities to the adjacent
office block. Activity is concentrated
between the Green Loop and office
blocks. By contrast, intimate tree
groves and planting beds along the
south edge bring softness to residential
frontages. Planting beds and ecological
demonstration areas on the east
edge buffer the open space from
vehicular traffic on Joaquin Road.

Program & Uses
Activated northern edge along office
frontage with program deck and spill
out from active uses at ground floor.

Mix of hard and soft social gathering
spaces foster workplace spill out,
such as program decks, recreation
fields, and social seating to support
year-round neighborhood activity.

Continuous Canopy Corridor,
Upland Forest Mix
Open Usable Field / Flex Lawn
Dog Park
Playscape
Multi-use Trail / Green Loop
Recreation Field (Game Court)

OPEN SPACE DESCRIPTION
Area: ~2.2 ac
Overall Dimensions: 615’ x 306’
Ownership: POPA or Dedicated Park Land
Ground Floor Adjacencies: Office & Residential
Key Features, satisfying CMV Requirements
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
Key Map
Parks & Open Space Design Objectives | E48

JOAQUIN RD
Potential Program
Confluence Area
1 Informal Recreation (Game Courts)*
2 Program Deck - Informal Seating
3 Green Frontage / Resi Buffer
4 Continuous Tree Canopy Corridor
(Upland Forest Mix)*
5 Outdoor Living Room*
6 Multi Use Trail (Green Loop)*
7 Social Seating
8 Biotreatment Demonstration
9 Boardwalk / Terrace
10 Dog Park*
11 Exercise Area*
12 Community Garden
13 Social Seating
11 12 10
13 5
9 4
4 4
7 6
1 8
2 2
615'
306'
128'
Seating Grove Pockets
Planting Frontage
Activated Frontage
Residential Buffer
Biotreatment
Demonstration
Key Map
Shared
Recreation
Fig.60
Fig.85
Fig.53
Fig.88
Fig.

Fig.125
*Denotes Programmatic Element
satisfying CMV POPA Credit Requirements
Joaquin Terrace
E49 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
E2.7. Joaquin Grove | Outdoor Living Rooms
Open Space Summary
Intent
A green interstitial space that buffers
between office uses to the north and
residential to the south, providing
amenities and gathering spaces for
both residents and workers alike.

Character & Atmosphere
A collection of flexible and
multifunctional gathering spaces that
together create a series of outdoor
living rooms. A tree-lined green edge
brings intimacy and privacy to residential
frontages at the south edge, while
hardscaped social gathering areas and
program decks along office frontages
enable spill out activation. Clusters of
tree groves shade the mix of program
variety, ensuring human comfort.

Program & Uses
Recreational fields, program decks,
kiosks and social seating bring vibrance
and activity to the office frontages
while planting beds, green stoops and
green-blue stormwater demonstration
areas flank the southern residential
edge. Open space also acts as a green
pedestrian corridor connecting between
N Shoreline Blvd and Joaquin Rd.

OPEN SPACE DESCRIPTION
Area: ~1.4 ac
Overall Dimensions: 610’ x 100’
Ownership: POPA or Dedicated Park Land
Ground Floor Adjacencies: Office & Residential
Key Features, satisfying CMV Requirements
Continuous Canopy Corridor,
Upland Forest Mix
Outdoor Living Rooms
Note: All diagrams and precedent imagery illustrating
potential future programming and/or design are
indicative only and subject to change,
Key Map
Parks & Open Space Design Objectives | E50

N SHORELINE BLVD
Potential Program
Outdoor Living Room
1 Program Deck - Kiosk +
Informal Seating
2 Outdoor Program Area
- Social Gathering
3 Flex Lawn
4 Boardwalk / Terrace
5 Continuous Tree Canopy Corridor
(Upland Forest Mix)*
6 Informal Recreation
7 Ecological Demonstration
8 Understory Perennial Planting
9 Social Seating
10 Outdoor Living Room*
3 6
4 5
7 1
8 10
9 2
610'
Outdoor Living
Room
Seating Pocket
Ecological
Demonstration
Informal
Recreation
Tree Grove
100'
Key Map
Fig.107
Fig.91
Fig.53
Fig.110
Fig.108
*Denotes Programmatic Element
satisfying CMV POPA Credit Requirements
Joaquin Grove | Outdoor Living Rooms
E51 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
E2.8. Shorebird Square | Pocket Park
Open Space Summary
Intent
Create a community-oriented, human-
centre gathering place that can
accommodate a range of neighborhood
events and programming.

Character & Atmosphere
As a neighborhood pocket park,
establishes a link between residential
neighborhood and the bustle of
Greenway Parks on the other side of
Shorebird Way. Shorebird Square is a
calm, community space for residents
to meet and gather. Openness within
the green envelope provides a flexible
canvas for weekend community events
such as markets or children’s activities.

Program & Uses
Community garden allotments and
nature play cater to North Bayshore
residents of all ages. Public art and/
or shade structures provide unique
moments of shaded social seating. Playscape

OPEN SPACE DESCRIPTION
Area: ~0.3 ac
Overall Dimensions: 117’ x 103’
Ownership: Dedicated Park Land
Ground Floor Adjacencies: Residential
Key Features, satisfying CMV Requirements
Key Map
Parks & Open Space Design Objectives | E52
Potential Program
Pocket Park
1 Playscape*
2 Program Deck - Kiosk + Informal
Seating + Shade Structure
3 Neighborhood Court / Flex Plaza
1 2
3117'
Play Structure
Relaxation
Flexible Plaza
Informal Seating
Neighborhood Edges
Community Gathering
103'

SHOREBIRD WAY
Key Map
Fig.50
Fig.120
Fig.119
Fig.28
Fig.118
Fig.117
*Denotes Programmatic Element
satisfying CMV POPA Credit Requirements
Shorebird Square | Pocket Park
E53 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
E2.9. Greenway Park | Linear Park
Open Space Summary
Intent
Establish an all-day, flexible, inclusive
open space with a mix of active and
passive recreation opportunities as
well as spaces to meet, gather and
spill out from adjacent buildings.

Caters to both neighborhood
residents and office workers.

Character & Atmosphere
A necklace of open space pockets
that are nestled among existing
berms along the Green Loop edges
in Shorebird. Greenway Park features
flexible, active, and passive shared
programming, informal seating and
green space. Spaces can be adapted
to multiple functions and cater to
workers and residents of all ages.

Program & Uses
Boardwalks, program decks and
terraces line the building edges at the
north while a continuous tree canopy
aligns with Shorebird Way to the
south. Pockets of flexible gathering
spaces and flex lawns accommodate
small scale gatherings and events.

Playscape
Outdoor Living Room
Open Usable Field / Flex Lawn
Exercise Area Multi-use Trail

OPEN SPACE DESCRIPTION
Area: ~2.5 ac
Overall Dimensions: 880’ x 176’
Ownership: POPA or Dedicated Park Land
Ground Floor Adjacencies: Office
Key Features, satisfying CMV Requirements
Key Map
Parks & Open Space Design Objectives | E54

SHORELINE BLVD
Potential Program
Linear Park & Recreation Area
1 Flex Lawn / Event Space
2 Recreation Field (Flex Lawn)*
3 Biotreatment Demonstration
4 Native Planting Bed
5 Pavilion
6 Boardwalk / Terrace
7 Nature Play*
8 Program Deck - Informal
Seating + Kiosk
9 Social Gathering
10 Social Seating
11 Multi Use Trail*
12 Outdoor Living Room*
13 Informal Recreation Fields
14 Understory Perennial Planting
15 Exercise Area*
1176'
880'
119'
Amphitheater
Relaxation
Recreation
Nature Play
Night Events
Community Gathering
Multi Use TrailFlex Lawn
5 6
6 9
7 12
13 13
15 3
14 11
8 4
3 2
Key Map
Fig.73
Fig.28
Fig.64
Fig.30
Fig.96
Fig.18
Fig.29
*Denotes Programmatic Element
satisfying CMV POPA Credit Requirements
Greenway Park | Linear Park
E55 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
E2.10. The Wilds | Urban Meadow
Open Space Summary
Intent
Establish a transitional open space
and urban meadow that bridges the
urban character of Greenway Parks
and wilder character of the Eco Gem.

Character & Atmosphere
A nature-immersive experience
comprised of passive open space and
native gardens surrounding the existing
egret rookery. Shorebird Wilds can
provide opportunities for nature play,
public art, botanic display, and social
seating. The Wilds can provide a clear
movement corridor for the egrets to
fly north to the Eco Gem, Charleston
Retention Basin, and Stevens Creek,
providing a network of rich foraging
grounds. To facilitate Shorebird Wilds,
a portion of Shorebird Way right-of-way
will be vacated, replaced with acres
of regenerated landscape of native
flower meadow, and a mix of passive
and active outdoor programming.

Program & Uses
A meandering network of walking trails
snake through and around colorful
garden pockets where nooks are carved
out for social seating and a select few
pieces of ecologically-oriented public
art. This immersive nature experience
also provides a suitable canvas for
ecological education programs.

Multi-use Trail / Green Loop

OPEN SPACE DESCRIPTION
Area: ~4.5 ac
Overall Dimensions: 550’ x 460’
Ownership: POPA or Dedicated Park Land
Ground Floor Adjacencies: Office
Key Features, satisfying CMV Requirements
Key Map
Parks & Open Space Design Objectives | E56

SHOREBIRD WAY
Potential Program
Rolling Meadow
1 Understory Planting
2 Continuous Tree Canopy Corridor
3 Multi Use Trail (Green Loop)*
4 Social Seating + Gathering
5 Public Art
1 6
5 4
3 2
460‘
110'
Rolling Meadows
Ecological
Demonstration
Nature-based Art
Trail Network
Native Planting
Egret Rookery
Educational Programs
390'
550'
Key Map
Fig.23
Fig.20
Fig.15
Fig.126
Fig.75
Fig.127
Fig.8
*Denotes Programmatic Element
satisfying CMV POPA Credit Requirements
The Wilds | Urban Meadow
E57 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
E2.11. Eco Gem | Ecological Park
Open Space Summary
Intent
Establish a publicly accessible
ecological park for the community
as a learning landscape and
place for passive recreation.

Character & Atmosphere
A nature-immersive, ecologically-
driven landscape with a few natural
walking trails meandering through
the park. Pathway network and other
programming is kept to a minimum
to retain the vast majority of available
open space for planting new tree
groves such as willows and oaks.

Program & Uses
Intentionally not actively programmed to
protect nature and ecology, the Ecogem
is a learning landscape that can facilitate
ecological education programming and
community events. An EcoCenter may
be located offsite to support these.

Multi-use Trail

OPEN SPACE DESCRIPTION
Area: ~10.8 ac
Overall Dimensions: 967’ x 660’
Ownership: Dedicated Park Land
Ground Floor Adjacencies: N/A
Key Features, satisfying CMV Requirements
Key Map
Parks & Open Space Design Objectives | E58
Potential Program
Nature & Ecology
1 Transitional / Upland Forest
2 Willow Grove
3 Willow Thicket
4 Multi-use Trail*
5 Trail Overlook
1 2
3 5
4 967'
Overlook
Educational
Demonstration
Transitional Upland Forest
Trail Network
660'
Fig.13
Fig.15
Fig.64
Fig.31
Fig.75*Denotes Programmatic Element
satisfying CMV POPA Credit Requirements
Eco Gem | Ecological Park
Key Map
E59 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
E2.12. Gateway Plaza & Shoreline Square
Open Space Summary
Intent
Create welcome arrival experience,
integrating Green Loop to neighborhood
open spaces; frame entry experience
to Joaquin Commons.

Character & Atmosphere
Compressed green corridor bridging
Joaquin and Shorebird neighborhoods
and leading to expansive, public open
space at Joaquin Commons. Mix
of urban and green with activated
residential edges, neighborhood
gathering spaces, and canopy
connectivity shrouding the Green
Loop, which facilitates multi-modal
movement across the District.

Program & Uses
Green Loop and pedestrian corridor
bisect the open space. Activated
northern edge along residential
frontage with program deck and spill
out from active uses at ground floor.

Continuous Tree Canopy Corridor
(Upland Forest Mix)
Open Usable Field / Flex Lawn
Outdoor Living Room
Neighborhood Court (Picnic Area)

OPEN SPACE DESCRIPTION
Area: ~0.3 ac (SS) / 0.9 ac (GP)
Overall Dimensions: 187’ x 157’ (SS) / 223’ x 184’ (GP) Ownership: Dedicated Park Land
Ground Floor Adjacencies: Office / Mixed Use / Residential Key Features, satisfying CMV Requirements
Key Map
Parks & Open Space Design Objectives | E60

MAIN STREET

MAIN STREET
Potential Program
Shoreline Square (SS)
1 Program Deck with Pergola
/ Shade Structure
2 Understory Perennial Planting
3 Pavilion
3 3
2 1
1 6
7 5
4 2
2 187'
223'
Active Edges Anchor Destination
Bike Friendly
All Day Activity
157'
184'
Potential Program
Gateway Plaza (GP)
1 1. Recreation Field (Flex Lawn)*
2 2. Social Seating
3 3. Neighborhood Court
with Social Seating*
4 4. Understory Perennial Planting
5 5. Boardwalk / Terrace - with
Pergola / Shade Structure
6 6. Continuous Tree Canopy
Corridor (Upland Forest Mix)*
7 7. Outdoor Living Room*
Fig.51
Fig.122
Fig.78
Fig.127
Fig.124
Fig.115
*Denotes Programmatic Element
satisfying CMV POPA Credit Requirements
Gateway Plaza & Shoreline Square
Key Map
This page intentionally left blank.

E61 | North Bayshore Master Plan - April 2023

PROGRAMMATIC SUMMARY
CHAPTER 3
Image Credits
ii | North Bayshore Master Plan - April 2023

IMAGE CREDITS
Overview

CHAPTER ONE
Image Credits
FIg. 1 Artists’ Impression of Shorebird Wilds, North Bayshore Master Plan, © Design Distill via Google, p.1 FIg. 2 Artists’ Impression of Shorebird Neighborhood, North Bayshore Master Plan, © PIxelflakes via Google, p.2 FIg. 3 Bay Edge Condition, © Shae Rocco via Google, p.4 FIg. 4 Tidal Salt Marsh & Wet Meadows, © West8, p.4, 23 FIg. 5 Bay Trail, © West8, p.4, 25
FIg. 6 Creek Trails (Permanente & Stevens), © West8, p.4, 25 FIg. 7 Aerial View of Charleston Basin and Google Campus Edge, © Google, p.7 FIg. 8 Egret Rookery, © West8, p.7, 16, 23, 53
FIg. 9 Charleston Basin Performative Landscape, © West8, p.7, 23 FIg. 10 Colorful Native Biodiversity, © West8, p.7, 20
FIg. 11 Pedestrian & Bike-Centric Green Corridors, © West8, p.7, 25, 27 FIg. 12 Continuous Canopy, © West8, p.7
FIg. 13 Access to Nature & Wildlife, © Google, p.9, 10,12, 40, 55 FIg. 14 Pedestrian & Bike Mobility, © West8, p.9, 12, 28, 40 FIg. 15 Learning Landscapes, © Trust for Governor’s Island, p.9, 27, 28, 40, 53, 55 FIg. 16 Programmable Spill-Out Areas, Darling Square, © Lendlease, p.9, 40, 43 FIg. 17 Playful, Nature-Immersed Experiences, ©Richter SpielgerÃ¤te GmbH, p.9 FIg. 18 Activation & Night Life, © 2012 Redav, Inc (Rui Dias-Aidos), p.9, 12, 21, 22, 51 FIg. 19 Beyond a Headquarters, © Iwan Baan for Google, p.10 FIg. 20 Stormwater Management, Madrid Rio, © West 8, p.12, 27, 28, 40, 53 FIg. 21 Teaching Garden GrowNYC © Trust for Governor’s Island, p.12, 27, 28 FIg. 22 Stormwater Management, Marylebone High Street, © West 8, p.12, 27, 28 FIg. 23 Continuous Canopy, Maximapark, © Jeroen Musch, p.12, 23, 24, 40, 43, 53 FIg. 24 Monarch Butterfly, © West8, p.12, 16, 23, 24, 40 FIg. 25 Outdoor Living Rooms, © West 8, p.12
FIg. 26 Carbon-Free Mobility, Madrid Rio, © West 8, p.12, 28, 40 FIg. 27 Spill Out, Barangaroo, © Lendlease, p.12, 22, 40 FIg. 28 Playscapes, Governor’s Island, © Kreg Holt via Trust for Governor’s Island, p.12, 21, 22, 40, 51 FIg. 29 Wellness, New Holland Island, © New Holland Island, p.12, 22, 51 FIg. 30 Recreation, Montpellier, © Karolina Samborska, p.12, p.22, 40, 51 FIg. 31 Creek Trails, © Shae Rocco, p.13, 40, 55
FIg. 32 Acorn Woodpecker, © Frank Schulenberg, Creative Commons 2.0, p.16 FIg. 33 Pollinator Bees, © Google, p.16
FIg. 34 Swallowtail Butterflies, © Google, p.16
FIg. 35 Townsend’s warbler, © Creative Commons 2.0, p.16 FIg. 36 Coast Live Oak, © West8, p.16
FIg. 37 P3290042adj Valley Oak in Springtime, © niiicedave, CC BY-SA 2.0, p.16 FIg. 38 Buckeye, © HT Harvey, p.16
FIg. 39 Platanus racemosa, © briweldon, CC BY 2.0, p.16 FIg. 40 Fremont Cottonwood, © HT Harvey, p.16
FIg. 41 Alnus rhombifolia, © sgene, CC0 BY 1.0, p.16
FIg. 42 Boxelder, © Second Nature, p.16
FIg. 43 Red Willow, © Second Nature, p.16
FIg. 44 Arroyo Willow, © Iwan Baan for Google, p.16
FIg. 45 Wet Meadows, © West 8, p.17
FIg. 46 Riparian Forest, © West8, p.17
FIg. 47 Native Wildflowers, © West8, p.17
FIg. 48 Oak Savanna, © Google, p.17
FIg. 49 Active Passage, © West 8, p.21, 40
FIg. 50 Pop Up, Spark Social SF, © West 8, p.21, 40, 49 FIg. 51 Art & Installation, Darling Square, © Lendlease, p.21, 40, 57 FIg. 52 Art & Installation, Arc de Velo, © West 8, p.22 Parks & Open Space Design Objectives | Eiii
Overview

CHAPTER ONE
Image Credits
FIg. 53 Informal Recreation, Governor’s Island, © Timothy Schenck, p.21, 40, 45, 47 FIg. 54 Outdoor Living Rooms, Ligett Terrace, © Timothy Schenck, p.21, 40 FIg. 55 Community Gathering, © Photo Studio Context Press Office via New Holland Island, p.22, 40 FIg. 56 Active Edges, Barangaroo Pop Up Retail, © Lendlease, p. 22, 40 FIg. 57 Passive, © Timothy Schenck, p.22, 40
FIg. 58 Native Biodiversity, California, © West 8, p.23, 27 FIg. 59 Native Biodiversity, Maximapark, © Johan den Boer, p.24, 40 FIg. 60 Continuous Tree Canopy, © West 8, p.24, 25, 40, 45 FIg. 61 Nature Play, New Holland, © Leonid Leontev, p.24, 40 FIg. 62 Green Streets, © West 8, p.24, 40
FIg. 63 Outdoor Living Rooms, Madrid Rio, © Jeroen Musch, p.24, 40 FIg. 64 Relaxation in Nature, © Timothy Schenck, p.24, 40, 51, 55 FIg. 65 Education, © Johan den Boer, p.24
FIg. 66 Charleston Basin Trail, © West 8 , p.25
FIg. 67 Landscape Buffered Cycle Tracks, Madrid Rio, © Jeroen Musch, p.25 FIg. 68 Landscape Buffered Cycle Tracks, © West 8 , p.25, 40 FIg. 69 Continuous Canopy, © West 8 , p.27, 40
FIg. 70 Green Streets & Shade Pavement, © West 8 , p.27, 40 FIg. 71 Stewardship, Maximapark, © Johan den Boer, p.28 FIg. 72 Material Reuse, Irma Logs, © West8, p.28
iv | North Bayshore Master Plan - April 2023

IMAGE CREDITS
FIg. 106 Governor’s Island, © Kreg Holt, p.40
FIg. 107 Outdoor Living Rooms, © Katya Nikitina via New Holland Development, p.40, 47 FIg. 108 Tree Grove, © West8, p.40, 47
FIg. 109 Neighborhood Park, © Noah Devereaux, p.40, 43
FIg. 110 Park Picnic, © Kreg Holt, p.40, 47
FIg. 112 Community Gardening, © Johan de Boer, p.40
FIg. 113 Intimate Passage, © Katya Nikitina, p.41, 46
FIg. 114 Park Trails, © ZiL ArchVisual, p.40
FIg. 115 Active Uses, Barangaroo, © Lendlease, p.40, 57 FIg. 116 Active Uses, Neighborhood Retail, © West8, p.40 FIg. 117 Outdoor Seating, Liggett Terrace, © Timothy Schenck via Trust for Governor’s Island, p.40, 49 FIg. 118 Outdoor Seating, Liggett Terrace, © Timothy Schenck via Trust for Governor’s Island, p.40, 49 FIg. 119 Hammock Grove, © Trust for Governor’s Island, p.40, 49 FIg. 120 Spill Out, © West 8, p.40, 49
FIg. 121 Tree Grove, © Jeroen Musch, p.41
FIg. 122 Active Uses, King St, © Lendlease, p.41, 58
FIg. 123 Public Realm, Barangaroo, © Lendlease, p.41
FIg. 124 Active Uses, Cam’s King St, © Lendlease, p.41, 58 FIg. 125 Ecological Demonstration, © West8, p. 46
FIg. 126 Nature-based art, © West8, p. 54
FIg. 127 Native Planting, North Bayshore, © West8, p. 54, 58 FIg. 128 Maximapark Planting, © Jeroen Musch, p. 46
FIg. 129 Maximapark Bands, © West 8, p. 46
FIg. 130 New Holland, © West 8, p. 46
FIg. 131 New Holland Bands, © West 8, p. 46
FIg. 132 Park Montcalm Softscape Grade Change, © Karolina Samborska, p. 46 FIg. 133 Columbia Park, © Xi Qi, pg. 46

CHAPTER TWO
Image Credits
FIg. 73 Madrid Rio, © West8, p.34, 40, 44
FIg. 74 Market, © Shea Rocco, p.34, 40
FIg. 75 Walking Trails, © Johan den Boer, p.34, 40, 53 FIg. 76 Playscape, © Kreg Holt via Trust for Governor’s Island, p.34, 40 FIg. 77 Public Life, © Shae Rocco, p.34, 40
FIg. 78 Darling Square, © Lendlease, p.40, 41, 57
FIg. 79 Barangaroo, © Lendlease, p.40
FIg. 80 Outdoor Seating, © Katya Nikitina, p.40
FIg. 81 Tree Grove, © West8, p.40, 43
FIg. 82 Outdoor Seating, © SERA, p.40
FIg. 84 Green Courtyard, © West 8, p.40
FIg. 85 Residential Street, © West 8, p.40, 45
FIg. 86 Bike Path, © Kreg Holt via Trust for Governor’s Island, p.40 FIg. 88 Active Edges, Barangaroo, © Lendlease, p.40, 45 FIg. 89 Green Street, © West 8, p.40
FIg. 90 Outdoor Workspace, © Google, p.40
FIg. 91 Stormwater Management, © West 8, p.40, 4
FIg. 96 Meandering Park Path, © Karoline Samborska, p.40, 51 FIg. 97 Event Lawn, © Robin Hill, p.40, 51
FIg. 98 Pavilion, © ZiL ArchVisual, p.40
FIg. 99 Outdoor Seating, © West 8, p.40
FIg. 100 Cycle Path, © Lendlease, p.40
FIg. 101 Yoga in Lawn, © Brandywine Realty Trust, p.40
FIg. 102 G Bikes, © Google, p.40
FIg. 103 Outdoor Picnic Tables, © West8, p.40
FIg. 104 Flex Lawn, © Katya Nikitina, p.40, 5
FIg. 105 Park Trail, © Jeroen Musch, p.40
Parks & Open Space Design Objectives | Ev

04.2023
F1 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
F1. Statement of Purpose
The purpose of this report is to outline
an approach to facilitate review of
phased projects within the North
Bayshore Master Plan which meet
the City of Mountain View’s tree and
ecology goals. This report describes the
transformation of North Bayshore to an
urban neighborhood with rich ecology,
active street frontages, and multimodal
connections, as presented throughout
the Master Plan. This document further
describes the Plan’s urban forestry goals,
and how the Project addresses tree
removal, preservation, and replacement.

F2. Vision and Goals
The North Bayshore Master Plan (Master
Plan) proposes the development of a
vibrant mixed-use community within
the City of Mountain View (City) that
builds upon the natural beauty and
history of this location adjacent to the
San Francisco Bay (Bay). Ecology is
at the heart of landscape design as a
means to better support native species
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
emergent freshwater wetlands, 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 urban fragmentation and restore
functional ecological connectivity
between existing and proposed
ecological patches. In the project 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.

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 into
private parcel landscapes. This is a
new precedent for integrating ecology
holistically into the urban setting.

Improvements along the Green Loop
connect natural areas in the Master
Plan Area with Permanente and Stevens
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.

North Bayshore Master Plan - April 2023 | F2

TREE FRAMEWORK PLAN

CREATE AN URBAN BIODIVERSITY

HUB THAT BUILDS UPON

EXISTING RESOURCES
The Eco Gem presents an opportunity
to recreate rare willow groves that
once supported extensive biodiversity
in the area before North Bayshore
was developed

1. It builds on recent
restoration efforts in the adjacent
Charleston Retention Basin. Together
they will form a >20 acre biodiversity hub
with heat island cooling effects for the
neighborhood. The Eco Gem will provide
high-value natural areas 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.
1 Please note that the Eco Gem will be dedicated to the City. Therefore, the design and construction of this open space is ultimately at the City’s discretion.

SHIFT COMPOSITION TO A

MORE DROUGHT-TOLERANT,

HEAT-RESILIENT, SHADE-

PRODUCING CANOPY
The plan provides an opportunity
to re-balance North Bayshore’s
tree portfolio to better meet the
challenges of the coming decades.

Over the course of the project, high-
water-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.

A strategy for preserving and planting
trees and a vibrant understory is
fundamental to the success of the
aforementioned goals. Locally native
tree species support local and migratory
wildlife, are key components in historical
plant communities, provide biodiversity
support even in the most urban
hardscaped environments, and are the
anchors of a climate-adapted landscape.

Following is a description of how Google
plans to transform North Bayshore’s
existing urban forest in order to meet
internal and City goals for urban ecology.

F3 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
Urban Forestry Goals
The long-term urban forestry goal is
to sustain the ecological, social, and
economic functions and benefits
provided by the Master Plan Area’s urban
forest both now and into the future. To
meet the goal of sustainability, the trees
that compose the urban forest must be
well-adapted to the current and future
climate conditions, have a structure and
function that supports substantial use by
local native wildlife species, and increase
native biodiversity relative to the existing
conditions. Specific goals include:

1. Support the implementation of
the goals and vision of the City as
described in the North Bayshore
Precise Plan to build a sustainable
mixed use development that
improves the ecological value of the
site, increases climate resilience, and
contributes to a healthier community.

2. Create and maintain an attractive,
sustainable urban forest that
uses resources wisely, provides
environmental benefits, is connected
to and bolsters the function of
nearby natural areas, and is resilient
through changes in climate.

3. Promote the health of the
community by providing vibrant,
attractive green spaces that
improve people’s physical
and mental well-being.

4. Re-form the current urban forest
streetscape to include frequent
tree canopy over sidewalks and
bike paths that provide shade and
improve thermal comfort for people.

Tree planting areas in the streetscape
will provide adequate soil volume,
planting space and pervious
surfaces to support healthy tree
growth, and maximize tree canopy.

5. Gradually convert the urban forest
species composition by replacing
high water-using species with
those that use less water, are
tolerant to recycled water, and are
suitable for the future anticipated
warmer and drier climate.

6. Enhance the ecological quality of
the urban forest by planting more
locally native plants; enhancing
canopy structure and function by
including midstory and understory
species that provide additional
foraging, breeding, and nesting areas
for local wildlife; and by creating
connected canopy corridors that
support animal movement across
the landscape, including movement
to and from adjacent habitats
outside of the Master Plan Area.

7. Partner with the City of Mountain
View and the community to
develop a tree preservation
and replacement approach that
meets the goals stated above.

North Bayshore Master Plan - April 2023 | F4

TREE FRAMEWORK PLAN
F3. Ecological Guiding Principles
The amount, type, and arrangement
of trees can have a profound influence
on the ecological value of the urban
forest. Therefore, the Plan applies
ecological design principles to maximize
the quality of the tree canopy to meet
the Master Plan goals, and provide
ample quantity of tree canopy to meet
or exceed the existing tree canopy.

Canopy Quantity
The quantity of tree canopy cover is
correlated to the amount of habitat
and wildlife connections that a forest
provides and is associated with a long
list of co-benefits such as human
health benefits, air pollution control,
carbon sequestration, reductions in
stormwater runoff, and mitigation
of heat island effects (Berland et al.
2017, Graham et al. 2016, Nowak et
al. 2013, Nowak et al. 2014, Radford
et al. 2005, Ziter et al. 2019).

The redevelopment of North Bayshore
will achieve a net gain in canopy cover
(21.4% to 21.6%) within the Study
Area (excluding dedicated park land,
except the Eco Gem) as projected
25 years into the future. The overall
net gain in canopy cover could vary
depending on the City’s planting
strategy for the dedicated park land.

Canopy Quality
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 foraging and nesting
areas for local wildlife. Tree species
with broad and dense canopies are
better at mitigating high temperatures,
capturing air pollutants, increasing
evapotranspiration, and storing carbon
(Grote et al. 2016, Sanusi et al . 2017,
Rahman et al 2015, Yang et al 2015).

The majority of the existing trees are
non-native species that require frequent
irrigation with potable water and
provide lower quality, weaker ecological
connections to adjacent ecosystems.

The urban forest proposed in the Plan is
composed of locally native tree species
integrated with understory plants that
increase the climate resilience of the
neighborhood, while catalyzing local
biodiversity. This native urban forest
will primarily be composed of large-
statured and drought-tolerant tree
species with broad and dense canopies
to maximize co-benefits. Riparian
tree species such as cottonwood,
alder, California sycamore, and willow
will be planted where groundwater is
accessible and/or where stormwater
can support these important species.

This approach to urban ecology will also
create a distinct sense of place, drawing
on the natural heritage of the region.

F5 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
Canopy Connectivity
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 do not provide ecological
connectivity to the southern parcels,
to the adjacent Permanente or Stevens
Creeks, or to the San Francisco Bay.

The Plan proposes to strategically
plant native trees across the landscape
to create connected corridors that
link open spaces on the site both
to the Bay edge and upland areas
higher in the watershed. Large areas
of continuous canopy cover along the
streets will facilitate movement for
birds, insects, and other animals through
North Bayshore and connect them to
existing and planned open spaces.

Canopy Patch Size
In the built environment, large patches
of continuous canopy are difficult to
achieve. The larger the patch size the
more ecological value and heat reduction
the trees can provide (Sanusi et al.
2017). Large areas of urban forest have
lower edge-to-interior ratio than smaller
patches and therefore reduce edge
effects that negatively impact species
that are sensitive to urban conditions and
human disturbance. There are currently
no large canopy patches located within
the Project Area. However, the Plan will
create a substantial large canopy patch.

The Eco Gem, roughly 11 acres in
size, which constitutes 6% of the
Project Area, will be densely planted
with a mosaic of willow and upland
tree species to form a large canopy
patch. The Eco Gem will be adjacent
to and contiguous with the existing
willow grove in the Charleston
Retention Basin, thereby expanding
the effective size of this ecological
area to approximately 21 acres.

Today, willow groves are rare in the
region and one of this size would be able
to function as a rich and protected local
biodiversity hub, supporting resident
and migratory birds. The tree density
and size of this grove will also serve
as a “park cool island” both providing
refuge from rising temperatures in
situ and having an overall cooling
effect in the surrounding area.

North Bayshore Master Plan - April 2023 | F6

TREE FRAMEWORK PLAN
F4. Tree Accounting
Master Plan Area
The existing urban forest in the Master
Plan Area was planted over the course
of the past few decades when the
site was envisioned as a center for
commercial business, cars were the
primary mode of transportation, summer
temperatures were lower, and potable
irrigation water was considered relatively
abundant. Looking forward, the urban
forest will likely have to tolerate hotter
and drier summers and winters with
extreme precipitation events. The North
Bayshore tree replacement strategy
will create an urban forest that is more
resilient to future climatic conditions.

Currently, canopy cover for the Master
Plan Area is approximately 21%, which
is higher than the total canopy cover
across the City (18%), and only slightly
less than with the City’s goal to achieve
a 22% average canopy cover across
the City by 2025 (Community Tree
Master Plan). There are currently 3,820
trees within the Master Plan Area. 85%
percent of these trees are non-native
ornamental species (Hort Science 2022).

The most common species in the
North Bayshore Master Plan Area
include coast redwood, London
plane, sweetgum, Canary island pine,
and evergreen ash (Table F4.1).

All of these species are not native to
this locality and provide less value to
local and migratory wildlife than the
ones proposed in this report. In addition,
these species either require ongoing
irrigation or are incompatible with mid-
story and groundcover plants that are
part of native plant communities.

Table F4.1 MOST COMMON SPECIES IN THE NORTH BAYSHORE MASTER PLAN AREA COMMON

NAME SCIENTIFIC NAME
LOCAL
NATIVE

SPECIES

CONDITION

POOR FAIR GOOD
COUNT
Coast
redwood
Sequoia
sempervirens
No 89 248 468 805
London
plane
Platanus x
hispanica
No 15 196 300 511
Sweetgum Liquidambar
styraciflua
No 10 140 67 217
Canary
Island pine
Pinus canariensis No 11 80 99 190
Evergreen
ash
Fraxinus uhdei No 13 90 53 156
European
white birch
Betula pendula No 53 40 16 109
Weeping
bottlebrush
Melaleuca
viminalis
No 8 26 63 97
Callery pear Pyrus calleryana No 2 35 54 91
Chinese
pistache
Pistacia chinensis No 1 35 49 85
Crape
myrtle
Lagerstroemia
indica
No 1 11 71 83
Coast redwood is the most commonly
planted species in North Bayshore and
accounts for 23% (805) of the existing
trees. Although coast redwoods are
native to California’s North Coast
Floristic Province, they naturally occur
in a narrow strip along the coast from
Big Sur to the Oregon border where the
climate is buffered by coastal fog, cooler
temperatures, and higher precipitation.

The climate conditions in Mountain
View are incompatible with redwoods
and require that these trees are
frequently irrigated with potable water
to reduce stress and mortality. With
climate change, conditions in North
Bayshore will become increasingly
inhospitable for redwoods.

London plane trees are the second most
abundant tree in North Bayshore and
account for 14% (511) of the total trees.

London plane is in the genus Platanus,
as is the California sycamore, and is
the most widely planted tree in urban
landscapes in California and around the
world. As a result, hybridization with
the native California sycamore occurs
readily and to such an extent that the
native species is at risk of genetic
extinction (Johnson et al. 2016).

Native sycamores have been planted
within North Bayshore and in the
surrounding area. To reduce genetic
contamination London plane trees
may be retained but should not
be selected for replacement.

F7 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
Tree Accounting Study Area
Tree planting density and species
composition of dedicated park land,
with potentially the exception of the
Eco Gem, is at the City’s discretion.

For this reason, the tree removal,
preservation, and replacement described
below excludes dedicated park land
but includes the Eco Gem (Plan F4.1).

Therefore, while there are 3,820 trees
within the Master Plan Area, there are
only 3,608 trees in this Study Area; of
these 1,660 are heritage trees and 1,948
are non-heritage trees (Table F4.2).

The City of Mountain View’s (Chapter
32 article II) includes within its
definition of a heritage tree any
tree with a circumference greater
than or equal to 48” measured 54”
above grade. Additionally, all oaks,
redwoods, and cedar trees with a
circumference greater than or equal to
12” are classified as heritage trees.

Plan F4.1 TREE ACCOUNTING STUDY AREA BOUNDARY THAT EXCLUDED THE PARKS THAT WILL BE DEDICATED TO THE CITY (EXCEPT ECOGEM) North Bayshore Master Plan - April 2023 | F8

TREE FRAMEWORK PLAN

TREE REMOVAL
North Bayshore today is a low density,
car oriented limited use neighborhood.

Transforming it into an ecologically rich
urban neighborhood that facilitates
an active lifestyle and sustainable
mobility options requires fundamental
changes to streetscape design and
parcel density. Tree removal is indeed
necessary in order to achieve the
City’s North Bayshore Precise Plan
and Google’s proposed Master Plan
vision for the area. The addition of safe
bike lanes and pedestrian-oriented
streetscape, and reduction in building
setbacks that help establish a human
scale and more urban character, result
in changes to curb alignments that
conflict with existing landscape areas.

In accordance with the current Master
Plan, these changes will require the
removal of 80% (2,895 +/-) of the
existing trees in the Study Area (Table
F4.2). An arborist tree survey by Hort
Science determined that 32% of the
removal trees have low preservation
suitability (Hort Science 2022).

The removal trees include +/-1,345
heritage trees and +/-1,550 non-
heritage trees. Our tree removal
estimates assume that trees will need
to be removed if the Tree Protection
Zone (12 x diameter at breast height)
intersects 1) with a proposed right of
way, 2) with a utility easement, or 3)
if the tree trunk is located within 15
ft from a building, or 4) the tree has a
low preservation suitability score. Tree
species and ecological value were not
considered, except for in the Eco Gem.

Detailed tree removal and preservation
criteria are described in Appendix A.

TREE PRESERVATION
Of the 3,608 trees that occur within the
Study Area, approximately 20% (713
+/- trees) will be preserved. These trees
will provide age and size diversity for
the urban forest and in addition will add
structural complexity and contribute
to ecological value. Trees on the Green
Loop multi-purpose ped/bike path will
be preserved and provide a corridor of
continuous canopy that extends across
the campus from Stevens Creek to
Permanente Creek. Most of the healthy
trees that currently exist in the open
spaces will be preserved (Table F4.2).

Preserving mature trees also softens
the transition to the new landscape
condition, enhancing pedestrian
experience in the short- to mid-term
as the new landscapes mature.

To ensure the preservation of these
trees, adequately sized Tree Protection
Zones (TPZ) will be recommended
by the project arborist during the
planning process, established prior
to construction and monitored by the
project arborist throughout construction.

For the purposes of this analysis, we
used a TPZ of 12 x tree diameter.

TREE REPLACEMENT
Tree removal will be mitigated by a
robust tree replanting strategy to
ensure that the overall character and
value of the area is improved. The Tree
Accounting Study Area currently has

21.4% canopy cover. It is projected
that in 25 years the tree preservation
and replacement strategy will increase
canopy cover by 0.4 acres to 21.6%.

This net gain in canopy cover will be
composed of higher value species
that are strategically arranged to
maximize performance (for pedestrian
experience, shade, biodiversity
support) within the urban core. It is
projected that the canopy cover for
the Master Plan area could be even
higher depending on the ultimate
planting strategy of the dedicated parks,
which will be dictated by the City.

Approximately 3,115 replacement trees
will be planted throughout the Study
Area. This tree replacement approach
will provide a 2:1 tree replacement
ratio for heritage trees in accordance
with City requirements. However, the
proposed tree replacement quantity
will fall short of the City’s suggested 1:1
replacement ratio for non-heritage trees
and instead will provide a replacement
ratio of 0.27:1. At the time of concept
and detailed design for both vertical
and horizontal improvements, site
designs may result in more tree plantings
than is accounted for in this report.

F9 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
Table F4.2 HERITAGE AND NON-HERITAGE TREE REMOVAL, PRESERVATION, AND REPLACEMENT COUNTS WITHIN THE STUDY AREA 2

EXISTING PRESERVED

REMOVAL REPLACEMENT

HERITAGE NON-

HERITAGE TOTAL
TOTAL

REPLACEMENT

REQUIRED

ACHIEVED DEFICIT
Total 3,608 713 1,345 1,550 2,895 4,240 3,115 -1,125
2 i.e. North Bayshore Master Plan Area, excluding dedicated land with the exception of the Eco Gem. Total replacement required to meet 2:1 and 1:1 replacement ratios for heritage and non-heritage trees respectively

PHASED REMOVAL AND

REPLACEMENT OVER TIME
This Project has an estimated ~15 - 20
year phased build out and the removal
and replacement of the existing trees
will follow a similar timeline. This multi-
phased tree removal and replanting
approach will minimize the amount
of urban forest that is impacted at
any given time over the build-out and
thereby reduce the temporal loss of the
aesthetic value and ecosystem functions
provided by the existing urban forest.

This phased approach will also provide
age and size class diversity within the
urban forest. There are eight discrete
phases described in the Plan. The
intention is to plant trees in each
phase as soon as feasible. Within each
project phase, all replacement trees
will be installed within 3 years of tree
removal. With this phased removal
and replacement approach the trees
planted in Phase 1 will have been in
place for 10 years by the time the final
phase (2037) is implemented (Table
F4.4; Plans F4.2 through F4.6).

Table F4.4 includes the estimated
ages (years-since-planting) of trees
over the duration of the project.

Replacement ratios will vary by phase
but the build-out ratio will meet the 2:1
and 0.27:1 ratios listed before (Table
F4.5). Phases that include a larger
proportion of open spaces, and therefore
have more tree planting opportunities,
may have higher replacement ratios than
phases that include less open space
area. Replacement will be tracked during
the phased development of the Master
Plan to ensure build-out targets are met.

North Bayshore Master Plan - April 2023 | F10

TREE FRAMEWORK PLAN

APPROX YEAR PLANTED EXISTING TREES REMOVAL TREES PRESERVED TREES REPLACEMENT TREES TOTAL TREES/PHASE CUMULATIVE TREES 2027 1,144 951 193 404 597 597
2031 663 511 152 1,817 1,969 2,566
2030 121 112 9 126 135 2,701
2033 212 146 66 107 173 2,874
2033 224 205 19 83 102 2,976
2035 557 351 206 439 645 3,621
2036 558 502 56 132 188 3,809
2037 129 117 12 6 18 3,827
Total 3,608 2,895 713 3,114 3,827

YEAR PLANTED
2027
(0 YEARS AFTER FIRST

TREES PLANTED)
2032
(5 YEARS AFTER AFTER

FIRST TREES PLANTED
2037
(10 YEARS AFTER FIRST

TREES PLANTED)
2042
(15 YEARS AFTER FIRST

TREES PLANTED)
2052
(25 YEARS AFTER FIRST

TREES PLANTED)
2027 <1 5 10 15 25
2031 In Place 1 6 11 21
2030 In Place 2 7 12 22
2033 In Place Removed 4 9 19
2033 In Place Removed 4 9 19
2035 In Place Removed 2 7 17
2036 In Place In Place 1 6 16
2037 In Place In Place <1 5 15
Table F4.3 APPROXIMATE NUMBER OF EXISTING TREES WITHIN THE STUDY AREA THAT WILL BE PRESERVED, REMOVED, AND REPLACED Table F4.4 ESTIMATED AGES (YEARS-SINCE-PLANTING) OF TREES F11 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN

YEAR EXISTING
TREES

REMOVAL
TREES

REMOVAL TREES/

TOTAL REMOVAL
TREES

REPLACEMENT
TREES

REPLACEMENT

TREES/TOTAL

REPLACEMENT TREES
EXISTING TREES +

REPLACEMENT TREES

CUMULATIVE
TREES
2027 1,144 951 33% 404 13% 597 597
2031 663 511 18% 1,817 58% 1,969 2,566
2030 121 112 4% 126 4% 135 2,701
2033 212 146 5% 107 3% 173 2,874
2033 224 205 7% 83 3% 102 2,976
2035 557 351 12% 439 14% 645 3,621
2036 558 502 17% 132 4% 188 3,809
2037 129 117 4% 6 0% 18 3,827
Total 3,608 2,895 3,114 3,827
Table F4.5 APPROXIMATE REMOVAL AND REPLACEMENT SUMMARY BY YEAR North Bayshore Master Plan - April 2023 | F12

TREE FRAMEWORK PLAN
Key
<1-5 YEARS
6-10 YEARS
11-15 Y E A RS
16-20 YE ARS
>20 YEARS

IN PLACE/ NOT RMOVED

RMOVED, NOT YET

REPLACED

PROJECT AREA
Plan F4.2 AVERAGE AGE OF NEWL Y PLANTED TREES FOR MASTER PLAN PROJECT AREA AT YEAR 2027 Note:

Figure is based on the assumption that trees are
planted at the completion of each Phase.

The location of phasing boundaries is conceptual
and reflective of land use phasing only. Phasing
boundaries are not inclusive of the location of
horizontal improvements (either within the Project
Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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.

F13 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
Key
<1-5 YEARS
6-10 YEARS
11-15 Y E A RS
16-20 YE ARS
>20 YEARS

IN PLACE/ NOT RMOVED

RMOVED, NOT YET

REPLACED

PROJECT AREA
Plan F4.3 AVERAGE AGE OF NEWL Y PLANTED TREES FOR MASTER PLAN PROJECT AREA AT YEAR 2032 Note:

Figure is based on the assumption that trees are
planted at the completion of each Phase.

The location of phasing boundaries is conceptual
and reflective of land use phasing only. Phasing
boundaries are not inclusive of the location of
horizontal improvements (either within the Project
Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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 | F14

TREE FRAMEWORK PLAN
Key
<1-5 YEARS
6-10 YEARS
11-15 Y E A RS
16-20 YE ARS
>20 YEARS

IN PLACE/ NOT RMOVED

RMOVED, NOT YET

REPLACED

PROJECT AREA
Plan F4.4 AVERAGE AGE OF NEWL Y PLANTED TREES FOR MASTER PLAN PROJECT AREA AT YEAR 2037 Note:

Figure is based on the assumption that trees are
planted at the completion of each Phase.

The location of phasing boundaries is conceptual
and reflective of land use phasing only. Phasing
boundaries are not inclusive of the location of
horizontal improvements (either within the Project
Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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.

F15 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
Key
<1-5 YEARS
6-10 YEARS
11-15 Y E A RS
16-20 YE ARS
>20 YEARS

IN PLACE/ NOT RMOVED

RMOVED, NOT YET

REPLACED

PROJECT AREA
Plan F4.5 AVERAGE AGE OF NEWL Y PLANTED TREES FOR MASTER PLAN PROJECT AREA AT YEAR 2042 Note:

Figure is based on the assumption that trees are
planted at the completion of each Phase.

The location of phasing boundaries is conceptual
and reflective of land use phasing only. Phasing
boundaries are not inclusive of the location of
horizontal improvements (either within the Project
Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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 | F16

TREE FRAMEWORK PLAN
Key
<1-5 YEARS
6-10 YEARS
11-15 Y E A RS
16-20 YE ARS
>20 YEARS

IN PLACE/ NOT RMOVED

RMOVED, NOT YET

REPLACED

PROJECT AREA
Plan F4.6 AVERAGE AGE OF NEWL Y PLANTED TREES FOR MASTER PLAN PROJECT AREA AT YEAR 2052 Note:

Figure is based on the assumption that trees are
planted at the completion of each Phase.

The location of phasing boundaries is conceptual
and reflective of land use phasing only. Phasing
boundaries are not inclusive of the location of
horizontal improvements (either within the Project
Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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.

F17 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN

TREE SPECIES SELECTION
The degree to which urban forests
can provide ecological benefit
depends in large part upon species
composition. Native plants provide
support for local animals that generally
greatly exceeds that offered by non-
native plants (Burghardt et al. 2009).

Native plants and animals have co-
evolved over time, resulting in many
specialized relationships, with some
animals dependent on key native
plant species for survival.

Because of
interdependent relationships between
local plants and animals, green spaces
planted with native species support a
greater diversity of wildlife than those
planted with non-native species.

By selecting native tree species that
align with the site’s natural history
and are adapted to proposed site
conditions, we can increase ecological
value for a diversity of locally-native
plants and animals and enhance the
sense of place in North Bayshore.

To help facilitate the planting of
regionally acclimated tree species,
Google owns and operates a Tree
Farm. The Tree Farm currently
has approximately 14,000 trees
representing 18 species native to the
Bay Area and were locally sourced
from natural Bay Area populations. For
more information see Appendix B.

The proposed North Bayshore landscape
will be dominated by native tree species
that occur within the lower Santa Clara
Valley area and are expected to be
resilient to future climate conditions.

The tree palette will include drought-
tolerant species such as valley oak,
coast live oak, California buckeyes,
elderberry, and western redbud.

Given the site’s proximity to the San
Francisco baylands and adjacent riparian
corridors, groundwater is relatively
close to the ground surface in some
locations, which can help established
trees weather drought conditions.

Where shallow groundwater is readily
accessible, or when planting areas serve
stormwater management functions,
phreatophytic species such as California
sycamore, Fremont cottonwood, box
elder, red willow and arroyo willow
will be planted. Generally, the Master
Plan Area lies at high enough elevation
that potential changes in groundwater
associated with sea level rise are not
likely to affect growing conditions.

These mesic species may also be
located adjacent to perennial or near-
perennial sources of stormwater.

While the use of regionally native
trees will be the priority, other trees
may be included when necessary.

Oak woodlands and savannas are an
important historical ecosystem type in
the South Bay, making oak trees a key
component of a functional native tree
palette. Incorporating local ecosystems
like oak woodland into the landscape
design at North Bayshore will help create
a distinctive local character rooted
in place and history. In addition, oaks
support a wide diversity of native insects,
birds, and other wildlife, and provide a
strong foundation for California food
webs. The native oaks featured in the
plan also store large amounts of carbon
compared to traditional street trees
(Spotswood et al. 2017) and produce
large shade canopies at a low water cost.

Replacing the existing non-native
species with oaks and other native
species that are better adapted to the
local climate conditions will conserve
water and increase resilience to
climate change. Figure F4.1 compares
the relative value of redwoods, the
most common species, and oaks.

The proposed tree palette in Table
F4.6 contains locally native species
that have demonstrated success in
urban landscapes. Proposed trees
will be integrated with preserved trees
to create a diverse tree canopy. The
majority of the proposed tree species
are included in the North Bayshore
Precise Plan’s suggested palette.

North Bayshore Master Plan - April 2023 | F18

TREE FRAMEWORK PLAN
Figure F4.1 COMPARISON OF OAK AND REDWOOD SUITABILITY IN NORTH BAYSHORE

WILDLIFE VALUE

HABITAT QUALITY

WATER EFFICIENCY

REDWOODS
OAKS
For more information, see Benefits Comparison of Oaks and Existing Redwoods in North Bayshore Campus Area (H. T. Harvey, 2015).

COMPARING OAKS & REDWOODS

IN NORTH BAYSHORE
1 5
over 100 species
nest in oak woodlands
relatively close
(3-5 miles)
culturally and ecologically important
part of the historic landscape
distant
historically
not present
over 850 species
occur in oak woodlands

IRRIGATION NEEDS

DROUGHT TOLERANCE

RECYCLED WATER TOLERANCE

SUPPORT UNIQUE BIRD SPECIES

INSECT BIODIVERSITY

NESTING & FORAGING HABITAT

HABITAT CONNECTIVITY

ECOSYSTEM COMPLEXITY

HISTORIC LANDSCAPE
required in
perpetuity
little
to none
low
low
limited
moderate to high
diverse, with complex
mid and understory
high
low to
moderate
uniform,
single canopy

CULTURAL SIGNIFICANCE
Ecological Consultants
H. T. HARVEY & ASSOCIATES
Oaks have evolved to thrive on the
Santa Clara Valley floor, and have a
strong cultural and ecological
history in the area. They act as a
keystone species, supporting a
vibrant and diverse community of
flora and fauna. Redwoods, which
are not adapted to local conditions,
require a high level of lifelong
maintenance and do not support a
diverse ecosystem.

F19 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN

COMMON NAME SCIENTIFIC NAME WUCOLS

CLASSIFICATION
NBPP

GUIDELINES
Valley Oak* Quercus lobata Low Yes
Arroyo Willow Salix lasiolepis High Yes
Blue Elderberry Sambucus nigra Unknown Yes
Box elder Acer negundo Moderate Yes
California Buckeye* Aesculus californica Very Low Yes
California sycamore* Platanus racemosa Moderate Yes
Fremont Cottonwood Populus fremontii Moderate Yes
Hollyleaf Cherry Prunus ilicifolia Low Yes
Coast Live Oak* Quercus agrifolia Very Low Yes
Red Willow Salix laevigata High Yes
Toyon* Heteromeles arbutifolia Low Yes
Western Redbud* Cercis occidentalis Very Low Yes
White Alder Alnus rhombifolia High Yes
Inland scrub oak Quercus berberidifolia Very Low No
Big leaf Maple Acer macrophyllum Moderate No
Pacific Madrone* Arbutus menziesii Low Yes
Hazelnut* Corylus cornuta Low Yes
Northern California
Black Walnut
Juglans hindsii Moderate No
* Priority species for street tree replacement.

In accordance with the Google
Habitat Design Guidelines, locally
native drought tolerant trees that
are approved in the North Bayshore
Precise Plan will be preferentially
planted throughout the Master Plan
Area. Additional trees included in
the North Bayshore Precise Plan will
be used in select circumstances.

The plant palette in Table F4.6 is a
preliminary list (included for reference
only, to indicate key species being
considered) and is not exhaustive
or final. The palette will be further
refined and expanded upon as part of
development of open space design.

Table F4.6 PRELIMINARY NORTH BAYSHORE PREFERRED NATIVE TREE PALETTE.

North Bayshore Master Plan - April 2023 | F20

TREE FRAMEWORK PLAN
F6. Conclusion
The transformation of North Bayshore
will result in an urban forest that
places trees where they will provide
the most ecological value and
benefit to people. Tree removal will
be carefully coordinated to allow for
densification, construction of multimodal
networks, and ecological renewal of
North Bayshore. The replacement
strategy focuses on the creation of
canopy patches and corridors that
link to regional habitats. Of particular
importance is the Eco Gem which will
serve as an extension of the Charleston
Retention Basin and provide extensive
natural areas for wildlife, including
resident and migratory birds.

F5. Tree Removal Criteria
The following policies will be
used to evaluate tree removals,
relocations and retention:

1. Remove any unhealthy and/
or invasive trees, and replace
them with healthy, native trees or
non-native but climate-adaptive
species, and that align with the
North Bayshore Precise Plan Plant
Palette. Longer life span and larger
canopy trees should be prioritized.

2. Developer may evaluate the feasibility
of relocating existing, healthy,
native, non-native but climate-
adaptive trees, and City priority
trees and evaluate modifications
to buildings or site design, as
requested by the City, which do not:
a. Limit the development program
under the Master Plan;
b. Limit the functionality of
the building design; or
c. Cause a material increase
in development costs.
i. If applicable, a tree’s
relocation potential should
consider the Master Plan
and Tree Framework Plan’s
vision as well as consider
the tree’s likelihood of
survival, its remaining life
expectancy, and its merits
relative to trees of other
ages conditions or species,
as well as its potential to
support the Master Plan
and Tree Framework Plan’s
vision, when compared
against replacement with
a new native (or non-native
but climate-adapted) tree.

3. Preserve existing, healthy, native,
and City priority trees outside of
the proposed construction areas.

4. Consider preservation, relocation,
or removal of high water usage
trees on a case by case basis.

5. Consider selective reuse of tree
materials from trees that need to be
removed for other purposes where
financial and practically feasible,
within the Master Plan Area, for
uses such as building materials,
furniture, playscapes and/or mulch.

6. All replacement trees should
contribute to canopy and biodiversity.

This large, densely planted area will
be complemented by rows of trees
along streets throughout North
Bayshore that will shade pedestrian
and bike paths that support a walkable
community in addition to groves
in open spaces that make nature
more accessible to residents and
community members. The native tree
palette will replace the traditional
ornamental species, greatly enhancing
the ecological value of the district.

F21 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
F7 . References
[Arborist report] Hort Science Bartlett
Consulting (2022) Tree Inventory Report
Berland, A., Shiflett, S. A., Shuster, W.

D., Garmestani, A. S., Goddard, H. C.,
Herrmann, D. L., & Hopton, M. E. (2017).

The role of trees in urban stormwater
management. Landscape and Urban
Planning, 162, 167–177. https://doi.
org/10.1016/j.landurbplan.2017.02.017
Burghardt, K.T., Tallamy, D.W. & Gregory
Shriver, W. (2009), Impact of Native
Plants on Bird and Butterfly Biodiversity
in Suburban Landscapes. Conservation
Biology, 23: 219-224. https://doi.
org/10.1111/j.1523-1739.2008.01076.x
[Community Tree Master Plan] Davey
Resource Group (2015) City of Mountain
View Community Tree master Plan.
https://www.mountainview.gov/civicax/
filebank/blobdload.aspx?BlobID=17520
Graham, D. A., Vanos, J. K., Kenny, N. A.,
& Brown, R. D. (2016). The relationship
between neighborhood tree canopy
cover and heat-related ambulance
calls during extreme heat events in
Toronto, Canada. Urban Forestry and
Urban Greening, 20, 180–186. https://
doi.org/10.1016/j.ufug.2016.08.005
Grote, R., Samson, R., Alonso, R., Amorim,
J. H., Cariñanos, P., Churkina, G., Fares,
S., le Thiec, D., Niinemets, U., Mikkelsen,
T. N., Paoletti, E., Tiwary, A., & Calfapietra,
C. (2016). Functional traits of urban trees:
air pollution mitigation potential. Frontiers
in Ecology and the Environment, 14(10),
543–550. https://doi.org/10.1002/fee.1426
Johnson, M.G., Lang, K., Manos, P. et al.

Evidence for genetic erosion of a California
native tree, Platanus racemosa, via recent,
ongoing introgressive hybridization
with an introduced ornamental species.

Conserv Genet 17, 593–602 (2016). https://
doi.org/10.1007/s10592-015-0808-z
McPherson, E. Gregory; van Doorn, Natalie
S.; Peper, Paula J. 2016. Urban Tree
Database and Allometric Equations. Gen.

Tech. Rep. PSW-GTR-235. Albany, CA: U.S.

Department of Agriculture, Forest Service,
Pacific Southwest Research Station. 86 p.
[North Bayshore Precise Plan] H.T.

Harvey and Associates (2015). Plant
Palette Recommendation for the North
Bayshore Precise Plan. https://www.
mountainview.gov/civicax/filebank/
blobdload.aspx?BlobID=31203
Nowak, D. J., Greenfield, E. J., Hoehn,
R. E., & Lapoint, E. (2013). Carbon
storage and sequestration by trees
in urban and community areas of
the United States. Environmental
Pollution, 178, 229–236. https://doi.
org/10.1016/j.envpol.2013.03.019
Nowak, D. J., Hirabayashi, S., Bodine, A.,
& Greenfield, E. (2014). Tree and forest
effects on air quality and human health
in the United States. Environmental
Pollution, 193, 119–129. https://doi.
org/10.1016/j.envpol.2014.05.028
Radford, J. Q., Bennett, A. F., &
Cheers, G. J. (2005). Landscape-
level thresholds of habitat cover for
woodland-dependent birds. Biological
Conservation, 124(3), 317–337. https://
doi.org/10.1016/j.biocon.2005.01.039
Rahman, M. A., Armson, D., & Ennos, A. R.
(2015). A comparison of the growth and
cooling effectiveness of five commonly
planted urban tree species. Urban
Ecosystems, 18(2), 371–389. https://
doi.org/10.1007/s11252-014-0407-7
Sanusi, R., Johnstone, D., May, P., &
Livesley, S. J. (2017). Microclimate
benefits that different street tree species
provide to sidewalk pedestrians relate to
differences in Plant Area Index. Landscape
and Urban Planning, 157, 502–511. https://
doi.org/10.1016/j.landurbplan.2016.08.010
SelecTree. UFEI. “Platanus &times
hispanica Tree Record.” 1995-2022. Cal
Poly State University, San Luis Obispo.

Accessed on Sep 26, 2022. < https://
selectree.calpoly.edu/tree-detail/1099 >
Spotswood, E.; Grossinger, R. M.;
Hagerty, S.; Beller, E. E.; Grenier, J.

Letitia; Askevold, R. A. 2017. Re-Oaking
Silicon Valley: Building Vibrant Cities
with Nature. SFEI Contribution No.
825. San Francisco Estuary Institute:

Richmond, CA. https://www.sfei.org/
documents/re-oaking-silicon-valley
Yang, J., Chang, Y., & Yan, P. (2015).

Ranking the suitability of common
urban tree species for controlling
PM2.5 pollution. Atmospheric Pollution
Research, 6(2), 267–277. https://
doi.org/10.5094/APR.2015.031
Ziter, C. D., Pedersen, E. J., Kucharik, C. J.,
& Turner, M. G. (2019). Scale-dependent
interactions between tree canopy
cover and impervious surfaces reduce
daytime urban heat during summer.

Proceedings of the National Academy
of Sciences of the United States of
America, 116(15), 7575–7580. https://
doi.org/10.1073/pnas.1817561116
North Bayshore Master Plan - April 2023 | F22

TREE FRAMEWORK PLAN
Appendix A: Tree Accounting Methodology
Tree planting density and species
composition of dedicated land,
with potentially the exception of the
Eco Gem, is at the City’s discretion.

For this reason, the tree removal,
preservation, and replacement
described below excludes dedicated
land and includes the Eco Gem.

Existing Tree Counts
The number of trees that currently
exist in the study area is based on an
arborist report and accompanying GIS
file prepared by Bartlett/Hortscience
(dated January 17, 2022) that describes
the species identity, site suitability
and the health of each tree.

Tree Removal and
Preservation Accounting
Conflicts with Tree Protection Zones
and the distance between tree trunks
and indicative building footprints were
used to estimate tree removal and the
potential for tree preservation. Trees
were identified as removal trees if the
TPZ of 12 (12 x diameter at breast
height) intersected the right-of-way
and/or the utility easement, or if the
tree trunk is located within 15 ft of
an indicative building footprint. Trees
were identified as trees to be preserved
if the TPZ did not intersect the ROW
and/or the utility easements and the
tree trunks were more than 15 ft from
a building footprint. All trees with a
low preservation suitability score i.e.
poor health trees were identified as
removal trees. No specific consideration
was given to species or ecological
value except for in the Eco Gem.

The Eco Gem is envisioned as a
future biodiversity hub that extends
the ecological value of the adjacent
Charleston Retention Basin. The
potential for large-scale restoration of
native plant communities would be of
highest value if all existing non-native
trees were replaced with better suited
local native species. Non-native trees
(including coast redwoods which are
not native to the Valley floor) were
identified as removal trees to allow
for large-scale restoration efforts and
given future challenges with grading.

F23 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
Replacement Tree Counts

1. Streetscape (public and private
streets): Replacement tree counts in
the streetscape assume that trees
will be planted into planter areas
that are greater than or equal to
5 ft wide and that no trees will be
planted into planters that are less
than 5 ft wide. We assumed 30 foot
spacing on average for replacement
trees planted along the remaining
planter length, irrespective of
planter widths. Replacement tree
planter length equals the overall
planter length minus the number
of preserved trees multiplied by
a 30 ft spacing. We assumed
that 30% of the replacement tree
planter length will not be planted to
accommodate other needs (e.g. lined
stormwater basins, signage, visibility,
additional driveways, furnishings,
etc.). Our planting density also
assumes that at least 30% of the
tree planters will not be lined.

2. Open Space: Replacement tree
counts in the public and private
open spaces are based on the
programmatic plans included in the
Master Plan’s Parks Open Space
Design Objectives. These plans
do not represent final designs for
the open spaces but are meant to
convey the character, atmosphere
and potential program of each space
through an illustrative simulation.

Therefore, the programmatic plans
indicate potential planting capacity
and proposed tree counts are
subject to change as a result of
future, detailed landscape design.
• Eco Gem: This open space is
intended to deliver the highest
quality natural area. This will
require large-scale restoration
of the local ecology, significant
grade changes, and minimal
human disturbance after
planting. Our assumption is
that 80% of the Eco Gem will
be overlaid by tree canopy with
the following composition:
— 20% dedicated to paths
and other uses with no
overlying canopy
— 4% existing native trees
— 5% freshwater
wetland (no trees)
— 51% willow grove (12 ft
spacing on average)
— 20% transitional/upland forest
(25 ft spacing on average)
• Shorebird Wilds: Given
restrictions for tree planting
within the Egret Rookery HOZ, it
was assumed that there would be
no replacement trees within the
buffer zone.

3. Development Parcel: The at-grade
open space envelopes for each of the
development parcels was calculated
by subtracting the indicative building
envelopes, the building setbacks, and
around each building, and parking
areas from the total parcel area.

We assumed that 10% of the at-
grade open space envelope would
be planted with trees except for the
Marine Way sites. We assume the
remaining 90% of the open space
envelope will be used for other
purposes (e.g. hardscape walkways,
stormwater basins, utilities, and
EVA).

Replacement tree plantable
area equals the overall plantable
area calculated above minus the
preserved tree plantable area
(individual existing trees are
assumed to have a 30 ft diameter).

Replacement tree counts assume
that proposed trees will on average
be planted on the proposed tree
plantable area 25 ft on center,
an average spacing associated
with medium to large scale trees.

We did not include any trees in
above-grade (on structures) open
spaces except for in the Marine
Way sites, although this could
change in future design phases.
• Amphitheater site: No new trees
were added to the Amphitheater
site to be conservative in regards
to the burrowing owl HOZ and
other potential constraints.
• Marine Way sites: The open
space envelope and parking
structures of the Marine Way
sites presented an opportunity
for denser tree planting. We
assumed that 70% of the at-
grade open space envelope
would be planted with trees
given that no programming
needed to be accommodated
in this area. In addition, 30% of
the indicative building footprint
would be planted with trees in
above-grade open spaces.

North Bayshore Master Plan - April 2023 | F24

TREE FRAMEWORK PLAN
Existing Canopy Cover
The current canopy cover within the
North Bayshore Master Plan and Study
Area was estimated using a 60-cm
resolution dataset of 2018 tree canopy
that was produced for the US Forest
Service by EarthDefine LLC. EarthDefine
employs a proprietary tree classification
model that uses computer vision
and artificial intelligence techniques
to identify urban tree canopy based
on National Agriculture Imagery
Program (NAIP) aerial imagery and
U.S. Geological Survey LiDAR data.

Projected Tree Canopy
Cover by Phase
To evaluate Plan performance against
target canopy cover goals, we estimated
tree canopy cover growth over time
based on tree preservation and new
tree planting quantities. Future tree
canopy cover was projected for 5,
10, 15, and 25 years after planting to
understand expected coverage.

Tree canopy cover size is primarily
driven by tree species and local growth
conditions. To project canopy cover
using the information available at the
master planning scale, we considered
trees by size class (small, medium,
and large) to represent differences
in mature size by species, and by
planting conditions (narrow, wide,
and unconstrained planters; with
or without neighboring trees).

Small trees include species such as
Cercis occidentalis (western redbud),
Prunus ilicifolia (hollyleaf cherry)
and Quercus berberidifolia (scrub
oak). Medium trees include Aesculus
californica (California buckeye), Acer
negundo (boxelder), and Arbutus
mensiesii (Pacific madrone).

Large trees include Acer macrophylum
(bigleaf maple), Platanus racemosa
(California sycamore), Populus
fremontii (Fremont cottonwood),
Quercus agrifolia (coast live oak),
and Quercus lobata (valley oak).

Narrow planting conditions are 5-7
ft wide, wide planting conditions
are 8-15 ft wide, and unconstrained
planting conditions are wider than
15 ft. Trees are considered to have
neighbors if they will be less than a
tree canopy diameter length apart.

For trees of each size and in each
planting condition, we estimated
a typical canopy diameter at the
time of planting and at maturity (25
years after planting; Supplementary
Table 1). Tree canopy diameter was
assumed to increase linearly from
the time of planting to maturity. While
this assumption is unlikely to be
accurate for individual trees as growth
patterns vary by species (McPherson
et al. 2016), at the Plan level linear
growth is a simple assumption that
will allow for a reasonable estimate
of canopy cover over time.

F25 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
CANOPY

DIAMETER AT

PLANTING
(FT)
CANOPY

DIAMETER

AT MATURITY
(FT)
ANNUAL

DIAMETER
GROWTH

RATE (FT/YR)
Small Trees Narrow 3 10 0.3
Wide 3 15 0.5
Unconstrained 3 15 0.5
Medium Trees Narrow 4 18 0.6
Wide or unconstrained,
with neighbors
4 25 0.8
Unconstrained,
no neighbors
4 30 1.0
Large Trees Narrow 5 25 0.8
Wide, no neighbors 5 40 1.4
Wide with neighbors 5 30 1.0
Unconstrained,
no neighbors
5 50 1.8
Unconstrained,
with neighbors
5 30 1.0
To calculate canopy cover from canopy
diameter, we used the equation:

Area = π (Diameter ÷ 2)
2 Using these estimates of individual
tree canopy area by size, growth
conditions, and time since planting, we
then calculated the average individual
tree canopy area at each time point
for different space types based on
estimated proportion of new trees
in each size and planting condition
class (Supplementary Table 2).

We also included a loss factor by space
types to account for canopy overlap
and thinning over time. Loss factors
were based on expected planting
density, with higher expected loss in
spaces with more densely planted trees.

Average individual tree canopy area for
each space type at the time of planting
was calculated using the equation:

Average area at time of
planting = (% Tree size &
condition 1 X Tree size &
condition 1 canopy area
time
0) + (% Tree size & condition
2 X Tree size & condition
2 canopy area
time 0) + …
Supplementary Table F1 ESTIMATED CANOPY DIAMETERS
Average canopy area at subsequent time
points was calculated using the equation:

Average area at time x = [
(% Tree size & condition 1
X Tree size & condition 1
canopy area
time x) + (% Tree
size & condition 2 X Tree size
& condition 2 canopy area
time
x) + … ] X (1 - Loss factor)
New tree canopy area estimates for
each Plan segment were made by
multiplying the number of newly planted
trees in each space type by the average
individual tree canopy area for that area
and time point. Preserved tree canopy
area was calculated as the number of
preserved trees multiplied by 706.5, the
canopy area of a tree with 30 ft canopy
diameter. Total tree canopy area was
the sum of new and preserved tree
canopy area, and was then divided by
total Plan segment area to find Plan
segment canopy cover. This calculation
was repeated to find plan segment
canopy cover at each time point.

Assumptions
• All preserved trees are mature at
30 ft diameter and experience no
growth or loss over this time period.
• All newly planted trees will be
24”-36” box sizes or larger. Newly
planted trees will grow at the same
rate, regardless of box size.
• Tree canopies are circular, except
as accounted for by loss factors.
• Planting areas will include well
drained, uncompacted soil
to a depth of at least 3 ft.
• Planting areas will be at least
150% as long as they are wide.
• Planting areas will include
appropriate drainage.

North Bayshore Master Plan - April 2023 | F26

TREE FRAMEWORK PLAN
Supplementary Table F2 ESTIMATED CANOPY LOSS FACTOR AND PROPORTION OF TREES IN EACH SPACE TYPE

SPACE TYPE

STREETSCAPE ON- STRUCTURE MID BLOCK

PUBLIC REALM PARK ECO GEM
Estimated loss factor 10% 0% 15% 20% 60%
Small
Trees
Narrow - 30% - - -
Wide - 70% 50% - -
Unconstrained - - - - 30%
Medium
Trees
Narrow 30% - 40% 15% -
Wide or
unconstrained
with neighbors
- - 10% 20% 20%
Unconstrained,
no neighbors
- - - - -
Large
Trees
Narrow - - - - -
Wide, no neighbors - - - 5% -
Wide with neighbors 70% - - 30% -
Unconstrained,
no neighbors
- - - 10% -
Unconstrained,
with neighbors
- - - - 50%
F27 | North Bayshore Master Plan - April 2023

TREE FRAMEWORK PLAN
Appendix B: Nursery Stock
To help facilitate the planting of
regionally acclimated tree species,
Google owns and operates a Tree Farm
located in Gilroy, CA. The Tree Farm
currently has approximately 14,000 trees
representing 18 species native to the
Bay Area and most were locally sourced
from natural Bay Area populations. The
majority of trees used in North Bayshore
will be sourced from the Google Tree
Farm. Trees are being grown in fabric
nursery bags that are planted into the
ground at the Tree Farm. This in-ground
grow bag tree production approach
provides many advantages over above-
ground tree production, including soil
and water conservation, healthier root
systems, and fewer truck deliveries.

An important benefit of the in-ground
tree bag approach is that trees can
grow larger than trees grown in above-
ground boxes. Early during the North
Bayshore landscape design phase, the
design team will work with the Tree
Farm to create a customized grow plan
so that trees are optimally sized to
accommodate the planting conditions.

Where feasible, very large trees will be
grown and planted into open space areas
that have sufficient planting area and
soil volume to support establishment
success. Smaller trees will be grown
for planting areas where soil volumes/
site conditions are highly restricted.

Although smaller trees do not provide
the same immediate impact as large
trees, they can be used in areas where
soil quality and quantity are impacted
by hardscape and other infrastructure.

Google will coordinate to establish future
discussions with the City’s Forestry
Division and Planning staff to ensure
that replacement trees meet or exceed
the replacement size requirements.

North Bayshore Master Plan - April 2023 | F28

TREE FRAMEWORK PLAN
Appendix C: Nesting Bird Protection
In accordance with Chapter 5.3 of
the North Bayshore Precise Plan, the
following measures will be implemented
to avoid or minimize impacts to
nesting birds that are protected by
the federal Migratory Bird Treaty Act
and the California Fish and Wildlife
code. As much as possible, tree and
shrub removal will occur between
September 1 and January 31, outside
the bird breeding season. If tree
removal does occur between February
1 and August 31, a qualified biologist
will conduct pre-activity surveys for
nesting birds. These surveys will be
conducted no more than seven days
prior to the initiation of tree removal.

During each survey, the biologist will
inspect all potential nesting habitats
(e.g. trees, shrubs, and buildings)
within 300 ft of the work area for raptor
nests; and within 100 ft of the work
area for nests of non-raptors. If an
active nest is found sufficiently close
to work areas to be disturbed by these
activities, the biologist, in coordination
with the California Department of Fish
and Wildlife, shall determine the extent
of a disturbance-free buffer zone to
be established around the nest. No
new activities, that were not ongoing
when the nest was established, will
occur as long as the nest is active.

Appendix G
Affordable housing plan

1. INTRODUCTION G2

2. EXISTING SITES G4

3. PLAN OVERVIEW G11

4. AFFORDABLE HOUSING PLAN G13

5. PHASING AND IMPLEMENTATION G16
Figure G2.1 NBPP COMPLETE NEIGHBORHOODS G5
Plan G2.1 EXISTING PARCELS - CORE PROJECT AREA (APN) G6 Plan G2.2 EXISTING PARCELS - MARINE WAY AND SHORELINE (APN) G7 Plan G2.3 EXISTING PARCELS - CORE PROJECT AREA (APN) G8 Plan G2.4 EXISTING PARCELS - MARINE WAY AND SHORELINE (APN) G9 Plan G2.5 NBPP CHARACTER AREAS (EXISTING BUILDINGS) G10 Plan G3.1 LAND USE (CORE PROJECT AREA) G12
Plan G4.1 DEDICATED AFFORDABLE HOUSING PARCELS G14
Plan G5.1 PHASING G17
Plan G5.2 DEDICATED AFFORDABLE HOUSING PARCELS BY PHASE G18 Plans and Figures
Tables
Table G3.1 MASTER PLAN ESTIMATED RESIDENTIAL DEVELOPMENT PROGRAM G11 Table G3.2 ASSESSMENT FRAMEWORK G11
Table G4.1 LAND DEDICATION OVERVIEW G13
Table G4.2 AFFORDABLE HOUSING PARCELS TO BE DEDICATED G13 G1 | North Bayshore Master Plan - April 2023

AFFORDABLE HOUSING PLAN
Affordable Housing Plan Compliance
As per Section G of the North
Bayshore Precise Plan Affordable
Housing Administrative Guidelines,
the following is included in this
Affordable Housing Plan.

Location and Assessor Parcel Numbers See Section G2
Complete neighborhood area
and character area
See
Section G2
Proposed FAR and Tier level See Table G3.2
Standard City planning
application materials
See
Master Plan
Proposed residential program See Table G3.1
Description of how affordable
housing will be provided
See
Section G4
On-Site Affordable Housing See Section G4.2
Land Dedication See Section G4.1
Plan for unbundled residential parking, See Section G4.3 Environmental and geotechnical
site analysis
Previously provided to City
Infrastructure analysis See
Section G4.4
Proposed transportation demand
management (TDM) program
See
Section G4.3 and Appendix H
of the Implementation Plan
Phasing and implementation strategy See Section G5
Schedule for transfer See Exhibit F of the
Development Agreement
North Bayshore Master Plan - April 2023 | G2

AFFORDABLE HOUSING PLAN
A critical component to the vibrant,
walkable, mixed-use community
envisioned by the Master Plan is the
delivery of 15 percent affordable
housing. The diversity of housing
supports the diversity of jobs in the
area, and provides opportunities for a
wide range of residents to live closer
to work, services and amenities in
the complete neighborhoods that
will be developed. The Master Plan
provides 15 percent affordable housing
facilitated via land dedication for
stand-alone affordable housing.

Dedication of land to the City of
Mountain View is the number one
key strategy to achieving the North
Bayshore Precise Plan’s affordable
housing objective (Section 3.4.1). Land
G1. Introduction
parcels are interwoven into the fabric
of each neighborhood and have been
identified in accordance with the Precise
Plan objectives and NBPP Affordable
Housing Administrative Guidelines. With
access to public funding sources for
affordable housing production, the City
and affordable housing developers will
have maximum flexibility to serve a wide
range of incomes and special needs
to increase the diversity of the overall
community. Additionally, inclusionary
units provided within the market rate
buildings will add to the range of housing
opportunities for future residents.

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
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.

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.

G3 | North Bayshore Master Plan - April 2023

AFFORDABLE HOUSING PLAN
Abbreviations
AC: Acre
AMI: Average median income
BMR: Below market rate
City/CMV: City of Mountain View
DU: Dwelling unit
EIR: Environmental impact report
FAR: Floor area ratio
GSF: Gross square feet
NBPP: North Bayshore Precise Plan
POPA: Privately-owned, publicly-
accessible 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
RFP: Request for Proposals
SEIR: Subsequent environmental
impact report
SF: Square feet
TDM: Transportation
demand management
VTM: Vesting tentative map
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.

MEASUREMENT
Unless otherwise noted, all area
measurements throughout this
document indicate gross square feet.

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

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 | G4

AFFORDABLE HOUSING PLAN
G2. Existing sites
The following parcels represent the entire Master Plan Area. As a result of the subdivision mapping process, new or altered parcels will result, some of which will be for residential uses. Of those residential parcels, ±6.94 ac will be dedicated to the City for affordable housing.

Shorebird

VTM PARCEL APN ADDRESS/S CHARACTER
AREA

AREA DEDICATION
SB25 116 -14- 072 1300 Space Park Way General 0.92 ac 40,014 sf Partial 116 -11- 028 1371 Shorebird Way
1375 Shorebird Way
General 4.86 ac 211,794 sf Partial
116 -14- 070 1250 Space Park Way Edge 0.63 ac 27,277 sf All 116 -11- 038 1201 Charleston Rd
1345 Shorebird Way
1355 Shorebird Way
1365 Shorebird Way
Edge 16.73 ac 728,872 sf Partial
Joaquin

VTM PARCEL APN ADDRESS/S CHARACTER
AREA

AREA DEDICATION
JN6 116-10-102 1565 Charleston Rd
1585 Charleston Rd
Core 9.55 ac 415,897 sf Partial
116-10-104 1010 Joaquin Rd Core 3.81 ac 166,053 sf Partial JS2 116-13-027 1555 Plymouth St Gateway 3.13 ac 136,383 sf Partial JS3 116-10-101 1477 Plymouth St
1435 Plymouth St
Gateway 1.03 ac 44,826 sf Partial
JS4 116-10-101 1477 Plymouth St
1435 Plymouth St
Gateway 1.03 ac 44,826 sf Partial
1 16-10-088 1431 Plymouth St Gateway 0.75 ac 32,517 sf Partial Pear

VTM PARCEL APN ADDRESS/S CHARACTER
AREA

AREA DEDICATION
PE2 116 -14- 095 1230 Pear Avenue General 1.08 ac 46,923 sf All 116 -14- 028 1220 Pear Avenue Edge 1.13 ac 49,112 sf All G5 | North Bayshore Master Plan - April 2023

AFFORDABLE HOUSING PLAN
Figure G2.1 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

North Bayshore Master Plan - April 2023 | G6

AFFORDABLE HOUSING PLAN
Key

EXISTING BUILDING TO
REMAIN

EXISTING BUILDING TO BE

REMOVED

EXISTING OPEN SPACE

PROJECT AREA
Plan G2.1 EXISTING PARCELS - CORE PROJECT AREA (APN)

G7 | North Bayshore Master Plan - April 2023

AFFORDABLE HOUSING PLAN
Plan G2.2 EXISTING PARCELS - MARINE WAY AND SHORELINE (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 | G8

AFFORDABLE HOUSING PLAN
Plan G2.3 EXISTING PARCELS - CORE PROJECT AREA (APN)
Key

EXISTING BUILDING TO
REMAIN

EXISTING BUILDING TO BE

REMOVED

EXISTING OPEN SPACE

PROJECT AREA
G9 | North Bayshore Master Plan - April 2023

AFFORDABLE HOUSING PLAN
Plan G2.4 EXISTING PARCELS - MARINE WAY AND SHORELINE (APN) Note:

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 | G10

AFFORDABLE HOUSING PLAN
Key

GATEWAY CHARACTER
AREA

CORE CHARACTER AREA

GENERAL CHARACTER
AREA

EDGE CHARACTER AREA

EXISTING OPEN SPACE

EXISTING BUILDINGS

PROJECT AREA

NBPP COMPLETE

NEIGHBORHOODS

BOUNDARY

AREA NOT SUBJECT TO

REDEVELOPMENT
Plan G2.5 NBPP CHARACTER AREAS (EXISTING BUILDINGS)
Note:

G11 | North Bayshore Master Plan - April 2023

AFFORDABLE HOUSING PLAN
G3. Plan overview
This Affordable Housing Plan outlines
the key affordable housing elements
for the NBS Master Plan. As an
implementation tool, the Master
Plan, in conjunction with the NBPP,
establishes the governing parameters
for future residential zoning permits.

The Master Plan seeks to redevelop
Google’s landholdings predominantly
in the Shorebird and Joaquin
Complete Neighborhoods, as well
as adjoining parcels in the Pear
Complete Neighborhood.

The following summarizes the key
elements of the Master Plan:
• up to ±3,145,897 sf of office space
comprised of 1,303,250 sf of net
new office and the redevelopment
of ±1,842,647 sf of existing office;
• up to 7,000 new residential units;
• up to 295,000 sf of active
ground plan uses including
retail and community uses;
• up to 340,000 sf of hotels uses;
• up to 130,000 sf of district
central plant;
• up to ±26.1 acres of publicly
accessible open space;
• 4,500 linear feet new
public streets; and
• district office, residential and active
use parking, including centralized
district parking garages.

LAND USE TOTAL SHOREBIRD JOAQUIN PEAR
Residential units 7,000 du 2,085 du 4,343 du 572 du
Market rate units 5,950 du 1,865du 3,744 du 341 du
Land dedicated
units
1,050 du 220 du 599 du 231 du
Note: 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 approvals.

Table G3.2 ASSESSMENT FRAMEWORK
NEIGHBORHOOD Shorebird, Joaquin and Pear Complete
Neighborhoods - see Section 2 for more detail.

CHARACTER AREA DESIGNATION Gateway, Core, General and Edge Character Areas - see Section 2 for more detail.

PRECISE PLAN BONUS FAR TIER Residential Bonus FAR Tier I

PERCENT AFFORDABLE

HOUSING REQUIREMENT
15 percent affordable housing
Table G3.1 MASTER PLAN ESTIMATED RESIDENTIAL DEVELOPMENT PROGRAM North Bayshore Master Plan - April 2023 | G12

AFFORDABLE HOUSING PLAN
Plan G3.1 LAND USE (CORE 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.

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
G13 | North Bayshore Master Plan - April 2023

AFFORDABLE HOUSING PLAN
G4. Affordable housing plan
Affordable housing within the Master
Plan Area will allow low and middle
income residents more housing choices
closer to work, services, and amenities,
and will increase diversity and equity in
housing opportunities. The Master Plan
provides 15 percent of all residential
units facilitated via land dedication
for stand-alone affordable housing.

The location of dedicated
affordable sites will be generally
in accordance with Plan G.4.1.

Land dedication
The Tier 1 Bonus FAR requirements
for 15 percent affordable housing
(approximately 1,050 affordable units),
will be met by dedicating various
parcels of land to the City of Mountain
View to be subsequently developed
by others for standalone affordable
housing in accordance with the NBPP
Section 3.4.1A.4 “Land Donation”.

The location of dedicated affordable
sites will be generally in accordance
with Plan G.4.1 and Table G.4.2.

Table G4.1 LAND DEDICATION OVERVIEW
AMI To be determined as part of the City RFP process.

UNIT MIX To be determined as part of the City RFP proposed.

MINIMUM

PARCEL SIZE AND

DIMENSIONS
The average parcel size for the dedicated parcel is ±1.4 acres. Refer to Table G.4.2 for site specific areas.

LAND DEDICATION

FORMULA
Estimated residential yield is calculated based on the allowable density achievable on the site in compliance with the NBPP development standards. Yield assumes typical buildings will be mid-rise (max height of 8 stories, or lower as required by the NBPP; and assumed unit mix of 25% studios, 25% 1 bedroom, 25% 2 bedroom and 25% 3 bedrooms for maximum flexibility in City’s RFP process).

Table G4.2 AFFORDABLE HOUSING PARCELS TO BE DEDICATED

BLOCK REF VTM REF NEIGHBORHOOD PHASE AREA ESTIMATED

RESIDENTIAL
YIELD
1 PERCENTAGE OF

TOTAL YIELD
PE-BR-2 PE2 Pear Phase 1 ± 2.15 ac ±231du ±3.3%
JS-PR-2 JS3, JS4 Joaquin Phase 1 ± 1.60 ac ±276 du ±3.9% SB-BR-6 SB25 Shorebird Phase 2 ± 1.40 ac ±220 du ±3.1% Part of JN-BR-1 JN6 Joaquin Phase 7 ± 0.83 ac ±167 du ±2.4% Part of JS-BR-1 JS2 Joaquin Phase 8 ± 0.97 ac ±156 du ±2.2% TOTAL ±6.94 ac ±1,050 du ±15%
1 Estimated residential yield is calculated based on the allowable achievable on the site in compliance with the NBPP development standards. Yield assumes typical buildings will be mid-rise (max height of 8 stories, or lower as required by the NBPP; and a unit mix of 25% studios, 25% 1 bedroom, 25% 2 bedroom and 25% 3 bedrooms).

North Bayshore Master Plan - April 2023 | G14

AFFORDABLE HOUSING PLAN
Plan G4.1 DEDICATED AFFORDABLE HOUSING PARCELS
Key

MARKET RATE

RESIDENTIAL

AFFORDABLE HOUSING

LAND DEDICATION SITE

INDICATIVE LOCATION

OF MID-BLOCK BREAKS

CONCEPTUAL

DEVELOPMENT BLOCKS
XX-X-# VTM LOT NUMBER

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.

G15 | North Bayshore Master Plan - April 2023

AFFORDABLE HOUSING PLAN
Circulation and mobility
The Project’s circulation and
mobility strategy is included in
Chapter 6 of the Master Plan.

TRANSPORTATION DEMAND

MANAGEMENT (TDM) PROGRAM
A TDM Plan, which is inclusive of
affordable housing, is included as
Appendix F of the Implementation
Plan. As noted in the North Bayshore
Residential TDM Guidelines, affordable
housing in itself is a required TDM
strategy of all projects within North
Bayshore because residents of
affordable housing typically have lower
auto ownership rates and reduce overall
project vehicle miles traveled (VMT).

PARKING
For the land dedicated parcels, it is
anticipated that the City will issue
an RFP for interested third parties to
develop standalone affordable housing.

Accordingly, information regarding
pricing for unbundled parking and
operation costs will be addressed
as part of the City’s RFP process, or
future zoning permit applications as
determined by the relevant third parties.

The yield assumptions for the land
dedication sites targeted a ratio of 0.65
stalls to units, the City and its selected
developer will ultimately determine
the achievable and appropriate
parking ratio for the development.

Utilities and district systems
The Project’s utilities and district
systems strategy is included in
Chapter 7 of the Master Plan.

PUBLIC UTILITY INFRASTRUCTURE
The Master Plan Area will require
typical utility services to support the
development, such as: water, sewer,
storm drainage, and powerservices.

The public networks will be extended
and improved as necessary to serve
the units to the property from the public
street.New utility connections, where
required, will be provided to the parcel
boundary for all dedicated land parcels.

Google, as master developer, will work
together with the City to construct
sidewalks and provide street access as
agreed to as part of the Master Plan and
Development Agreement. Sidewalks,
street lighting and street trees will
be installed in coordination with the
redevelopment of the affordable parcel.

DISTRICT SYSTEMS
The Master Plan includes two district
system options. If it is determined that
District Systems will be implemented,
it will enhance the capacity and
resilience of the City’s networks
with the opportunity to produce
and treat resources locally. There is
potential to connect district systems
to dedicated land parcels. The
decision to provide such connections
is subject to the City’s discretion as
well as project phasing, availability of
service, and regulatory approvals.

North Bayshore Master Plan - April 2023 | G16

AFFORDABLE HOUSING PLAN
G5. Phasing and implementation
The Project’s phasing strategy
is included in Appendix C of
the Implementation Plan.

The Project will be divided into eight
phases, of which, five include residential
development. Shorebird will be delivered
as the first Complete Neighborhood
in three phases. The delivery of
Shorebird will also include development
of two noncontiguous development
parcels in Pear, and one contiguous
development parcels in Joaquin South.

Joaquin North, being that part of
the neighborhood north of Plymouth
Street, will be delivered as the second
Complete Neighborhood in four
phases. Joaquin South, will be largely
delivered in the final phase to allow for
the potential to develop concurrently
with the other major landowner
within the Gateway Master Plan Area,
facilitating the co-delivery of new
roads, pedestrian/bike connections,
and horizontal infrastructure.

The dedication of land for affordable
housing will be delivered generally
in accordance with Exhibit F of
the Development Agreement .

G17 | North Bayshore Master Plan - April 2023

AFFORDABLE HOUSING PLAN
Plan G5.1 PHASING
Key
PHASE 1
PHASE 2
PHASE 3
PHASE 4
PHASE 5
PHASE 6
PHASE 7
PHASE 8

INDICATIVE LOCATION

OF MID-BLOCK BREAKS/

PRIVATE DRIVEWAYS

CONCEPTUAL

DEVELOPMENT BLOCKS

OPEN SPACE

LIMITED ACCESS STREET

PROJECT AREA
Note:

The location of phasing boundaries is conceptual
and reflective of land use phasing only. Phasing
boundaries are not inclusive of the location of
horizontal improvements (either within the Project
Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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 | G18

AFFORDABLE HOUSING PLAN
Plan G5.2 DEDICATED AFFORDABLE HOUSING PARCELS BY PHASE Key
PHASE 1
PHASE 2
PHASE 3
PHASE 4
PHASE 5
PHASE 6
PHASE 7
PHASE 8

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
Note:

The location of phasing boundaries is conceptual
and reflective of land use phasing only. Phasing
boundaries are not inclusive of the location of
horizontal improvements (either within the Project
Area or off-site) such as new streets, utility lines etc needed to serve each phase.

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.

04.2023
Appendix H
Transportation Demand
Management (TDM) plan
B | North Bayshore Framework Master Plan: TDM Plan - April 2023

PROJECT APPLICANT
GOOGLE

APPLICANT REPRESENTATIVE

LENDLEASE SILICON VALLEY DEVELOPMENT LLC

1.1 LOCATION AND TERMINOLOGY 2
2 . OFFICE TDM AND PROJECT DESCRIPTION 5

2.1 OFFICE TDM 6

2.2 SHOREBIRD PROJECT DESCRIPTION 8
3 . TDM APPROACH 13

3.1 TRANSPORTATION STRATEGY 14

3.2 TDM PROGRAM COMPONENTS 17

3.3 IMPLEMENTATION, FUNDING AND ADMINISTRATION OF THE TDM PROGRAM 19

3.4 MODE SHARE 20
4 . TDM PROGRAM OVERVIEW 23

4.1 TDM PROGRAM 24
5 . OFFICE TDM PROGRAM 27

5.1 OFFICE TDM OVERVIEW 28

5.2 COMMUTER SHUTTLE SERVICES 29

5.3 BICYCLE PARKING, SHOWERS, CHANGING FACILITIES, AND LOCKERS 31

5.4 BIKE SHARING 32

5.5 CAR-SHARING 34

5.6 PARKING 35

5.7 PRIORITY PARKING SPACES 36

5.8 ON-SITE AMENITIES AND SERVICE 37

5.9 MARKETING AND INFORMATION 38

5.10 OTHER PROGRAMS 39
6 . RESIDENTIAL TDM PROGRAM 41

6.1 RESIDENTIAL TDM PROGRAMS 42

6.2 TMA INVOLVEMENT AND SUPPORT 43

6.3 UNBUNDLE WITH COSTS RELATIVE TO BMR HOUSING DISCOUNT 45

6.4 CAR SHARE PROGRAM 46

6.5 SHORT AND LONG TERM BIKE PARKING 47

6.6 RESIDENTIAL BIKE-SHARE OR LOANER BIKE PROGRAM 48

7. MONITORING AND ENFORCEMENT 51

7.1 OFFICE TDM 52

7.2 RESIDENTIAL TDM 53
D | North Bayshore Framework Master Plan: TDM Plan - April 2023 E | North Bayshore Framework Master Plan: TDM Plan - April 2023 The North Bayshore Framework Master
Plan envisions a vibrant new North
Bayshore neighborhood of residents,
workers and visitors. To achieve this,
Google's has designed multimodal
transportation and mobility initiatives
that support long-term growth and
enhance the surrounding district.

With less than 44% of our North
Bayshore workers commuting by single
occupancy vehicle (SOV) trips today,
Google has successfully demonstrated
that our Transportation Demand
Management (TDM) strategy can shift
workers away from SOV trips. We are
excited to expand upon this success
and extend our current TDM programs
to the new office development at
Shorebird, Joaquin, and Pear. The
following TDM plan outlines a set of
strategies to highlight our ongoing
objective to remain at or below the 35%
SOV drive alone mode share target
in accordance with Google's ongoing
objective with the City of Mountain View.

At Google, we understand that
transportation challenges cross
jurisdictional boundaries and span
public / private interests. Beyond
meeting the trip cap and mode share
Introduction
targets for North Bayshore, we will
continue to offer programs designed
to improve circulation, minimize traffic
impacts, and promote multimodal
accessibility for our workers and the
larger community. Looking forward,
we will continue to be a leader in
regional transportation solutions,
including both financial contributions
and development of programs and
services that improve transportation for
workers and the community at large.

The North Bayshore TDM Plan
includes a holistic approach to
supporting both office and residential
developments at Shorebird, Joaquin,
and Pear, while meeting the NBPP
trip cap, mode share target, and
residential performance standards.

The North Bayshore Office TDM Program
extends our existing TDM services to
provide workers with a real choice to
not drive to work alone. From accessible
bike paths to effective transit options,
the plan includes a set of programs and
infrastructure projects aimed at further
shifting mode share. Transportation
options include active mobility services,
ride-sharing and car-sharing programs,
and an extension of shuttle and transit
that combined will meet or exceed
the 35% SOV maximum target.

The North Bayshore Residential TDM
Plan includes programs that support
the inherent transportation benefits of
a residential community. The Master
Plan estimates 60% of housing units in
the area will have one or more residents
who work within North Bayshore.

Since residents who live locally are
more likely to simply walk or bike to
work, significant auto trip generation
reductions are built into the fabric
of the project. The North Bayshore
Residential TDM Plan also includes
mobility programs and infrastructure
investments that promote car-free or
low-driving lifestyles for residents.

The North Bayshore TDM Plan extends
our current TDM offerings as well as
provides a new opportunity for improved
transportation for workers, residents
and the larger community. The plan
is not intended to be a static list of
recommendations, but rather an evolving
program that can proactively adapt to
meet the needs of the community as it
evolves. To do this, the North Bayshore
TDM Plan recognizes the importance
of continued monitoring and evaluation,
and adjustments as needed to continue
to meet our shared mobility goals.

1. DOCUMENT GUIDE
Document
Guide
2 | North Bayshore Framework Master Plan: TDM Plan - April 2023

1.1. Location and Terminology
North Bayshore Precise Plan
The North Bayshore Master Plan is
supported by this TDM document
to describe the proposal and fulfill
the application criteria set forth
by the City of Mountain View.

Throughout this document, "the
Project" or "the Master Plan"
are also used to describe the
North Bayshore Master Plan.

This document, together with the master
plan, reference the vision, guiding
principles, and planning controls set
by the “North Bayshore Precise Plan”
(“Precise Plan” or “NBPP”) for the
North Bayshore district. The NBPP
was originally adopted by the City of
Mountain View in 2014. In December
of 2017, the City updated and adopted
the NBPP to allow for and to target
the creation of 9,850 homes.

Complete Neighborhoods
The NBPP looks to transform the
central area of the North Bayshore
district that surrounds Shoreline
Boulevard by proposing three
Complete Neighborhoods that permit
residential uses as shown in Figure

1.1.1: Pear, Shorebird, and Joaquin.

Master Plan Area
Shown in Figure 1.1.2, the Master
Plan describes an area covering
approximately 124 acres in the heart
of North Bayshore. It is roughly
consistent with, and slightly larger
than, the Shorebird and Joaquin
neighborhoods as defined in the Precise
Plan. Additional parcels within the
Pear neighborhood -1601 N. Shoreline
Boulevard, 1220 Pear and 1230 Pear-
are Google-owned and planned for
early delivery of housing, in close
proximity to the North Bayshore Master
Plan. The Master Plan is comprised
by three complete Neighborhoods:

Shorebird, Joaquin, and Pear.

As shown in Figure 1.1.2., Shorebird is
located east of Shoreline Boulevard,
north of Space Park Way, and southeast
of the Charleston Retention Basin.

As shown in Figure 1.1.2., Joaquin
is bounded by US-101 to the south,
Shoreline Boulevard to the east,
Charleston Road to the north, and Huff
Avenue to the west. For this proposal,
Joaquin is discussed as two areas:

Joaquin North and Joaquin South.

Figure 1.1.1. MASTER PLAN’S RELATIONSHIP TO NBPP

NEIGHBORHOODS
Figure 1.1.2. MASTER PLAN’S RELATIONSHIP TO NBPP

NEIGHBORHOODS

SHOREBIRD NEIGHBORHOOD

JOAQUIN NEIGHBORHOOD
1601 N SHORELINE BLVD /
1220/1230 PEAR
• Joaquin North: The area owned
by Google within the Joaquin
neighborhood, north of Plymouth,
excluding the northeast quadrant of
the Joaquin neighborhood boundary
as defined by the Precise Plan.
• Joaquin South: Identified in the
NBPP as the highest density
“Gateway Character Area,” Joaquin
South refers to the area south of
Plymouth that is currently controlled
by two property owners, Google
and another property owner. The
Master Plan presents a cohesive
vision for the area, while respecting
property boundaries and assuming
proportional responsibility for
the delivery of district housing
targets and community benefits.

As shown in Figure 1.1.2., Pear is located
east of Shoreline Boulevard, south of
Space Park Way, and north of US-101.

3 | North Bayshore Framework Master Plan: TDM Plan - April 2023 Figure 1.1.3. NORTH BAYSHORE CONTEXT
Document Notes
Figures: All figures in this document
are provided for illustrative purposes
only. The conceptual renderings used
throughout the North Bayshore Master
Plan, and other supporting documents,
do not represent actual architectural
designs for specific residential or
office buildings. They are provided
to give a general impression of the
building’s scale and massing relative
to the public open spaces they help
to frame and activate through their
ground floor uses and how buildings
meet the street and open spaces.

Measurement: Unless otherwise
noted, all area measurements
throughout this document indicate
gross square feet (GSF).

Residential Units: Total units shown
are indicative and are subject to further
refinement in proposed Master Plans
and Planned Community Permits.

Transportation: New streets have
been given names, inspired by the
local context, as placeholders to be
used during the planning process.

2. OFFICE TDM
Office TDM and
Project Description
6 | North Bayshore Framework Master Plan: TDM Plan - April 2023

2.1. Office TDM
Google began operating its first shuttle
in 2004. Today, Google’s transportation
team is recognized as a leader in
reducing commuter dependence
on the car, with a drive-alone mode
share of less than 44% in North
Bayshore. Google’s shuttle system and
significant biking population are two
of its most successful programs.

Building on a history of success and a
reputation for leadership in employee
transportation, Google has the ongoing
objective to extend all of its current
TDM program to office development at
the Master Plan. The TDM program is
tailored to ensure that Single Occupancy
Vehicle (SOV) / Drive Alone usage
for office trips does not exceed 35%,
consistent with the North Bayshore
Precise Plan (NBPP) and the North
Bayshore TDM Plan Guidelines.

The region’s transportation challenges
affect the entire community, crossing
boundaries between jurisdictions
and spanning both public and private
interests. Google will continue to
be a leader in pursuing regional
transportation solutions and delivering
programs and services that improve
transportation for the workforce and the
community at large. Much of the work
will benefit the entire community: safer
pedestrian and bike routes, effective
alternatives to driving, and a number
of programs designed to encourage
biking, carpooling and public transit use.

To deliver its TDM Plan Google relies
on a team that has already delivered
the unprecedented success Google
has experienced to date, particularly in
North Bayshore. The team is led by a
full-time TDM manager responsible for
managing and continuously improving
the program. Key principles guiding
the team and its program development
are measurement, experimentation,
rapid adjustment, and a deep user
understanding. Google is prepared to
extend its TDM effort to all Google-
operated buildings in the Master Plan.

Figure 2.1.1. MASTER PLAN’S RELATIONSHIP TO NBPP NEIGHBORHOODS • 4,270,000 RIDERS ON COMMUTER
SHUTTLES IN 2019, EQUIVALENT TO
REMOVING 9,310 CARS FROM BAY AREA
ROADS EACH DAY.
• 56.31% OF GOOGLE WORKERS DID NOT

DRIVE ALONE TO THE MOUNTAIN VIEW
CAMPUS IN 2019.
• GOOGLE'S GBUS NETWORK (COMMUTER

SHUTTLE SERVICE) PROVIDES OVER
1,000 DAILY DEPARTURES, SERVING
330 STOPS IN THE NINE BAY AREA
COUNTIES.
• 10,000+ GBUS SHUTTLE BOARDINGS
EACH MORNING.
• 110 MILLION VEHICLE MILES ARE SAVED

EACH YEAR BY GOOGLE WORKERS WHO
USE THE GBUS NETWORK.
• 21% OF GOOGLE WORKERS WHO LIVE
WITHIN 9 MILES OF WORK RIDE A BIKE TO
WORK.
• NEARLY 12,000 TRIPS ARE MADE ON

GBIKES (GOOGLE'S BIKE SHARE) EVERY

DAY, PROVIDING AN ALTERNATIVE TO
DRIVING FOR INTERNAL CAMPUS TRIPS.
• 225,000 RIDERS PER YEAR USE THE

GOOGLE FUNDED MOUNTAIN VIEW

COMMUNITY SHUTTLE, REMOVING
LOCAL TRIPS FROM THE ROAD.

TDM program success
7 | North Bayshore Framework Master Plan: TDM Plan - April 2023 GBus and GBikes are two of Google's most successful TDM programs Electric Bikes
© Sitelab
© Google
© Shutterstock © Shutterstock© Shutterstock
Multi-modal transit facilities provide high capacity transit, combined with first and last mile connections, allowing commuters to leave the car at home Active mode infrastructure provide a safe and efficient district network © Google
Autonomous Vehicles
Electric Scooters
8 | North Bayshore Framework Master Plan: TDM Plan - April 2023

2.2. Project Description
The Master Plan proposes a diverse mix
of land uses that support a vibrant public
realm to connect residents, workers
and visitors to art, food, and nature in
North Bayshore. The project's TDM Plan
supports the Master Plan by outlining
the project’s TDM ongoing objectives for
residential occupants and office workers.

The Master Plan would contain up to

11.1 1 million square feet of development
consisting of office, residential, retail
and other land uses. The project site is
distributed within three neighborhoods:

Shorebird: located at the southeast
corner of the Shoreline Boulevard
and Charleston Road intersection,
bounded by Stevens Creek to the east
and Space Park Way to the south.

Joaquin: located west of Shoreline
Boulevard, bounded by Charleston Road
to the north and US-101 to the south.

Pear: located east of Shoreline
Boulevard, south of Space Park
Way, and north of US-101.

Conveniently located close to US-101
and SR-237, the project has direct
access to San Francisco, the Peninsula,
and San Jose. There are three primary
1 The Master Plan also includes 1,716,000 SF
for residential parking, for a grand total of 12,808,229 SF . gateways into the North Bayshore area,
which serve as primary vehicular access.

The closest to the project is Shoreline
Boulevard, which runs through the
site. At Rengstorff, a second gateway
provides access to the project via both
Amphitheatre Parkway and Charleston
Road. San Antonio is the gateway
furthest from the project and provides
access via Garcia Avenue, Amphitheatre
Parkway and Charleston Road.

The Master Plan will provide space
for office and residential development
with supporting and complementary
land uses that include local retail,
grocery store, small business center,
visitor center, and public open space.

Development Program
Residential will be the predominant
land use in the project, providing 7,000
residential dwelling units. The existing
office buildings will be transformed
into a contemporary office cluster to
provide 3.12 million square feet of office
program. These two primary land uses
create a neighborhood for people to both
live and work. Increasing the diversity
of uses within the project, a new 525-
room hotel is proposed, conveniently
located to leverage close proximity
Figure 2.2.1. DEVELOPMENT PROGRAM & PARKING

LAND USE PROGRAM
(SQUARE FEET) CAR PARKING SPACES SHORT TERM BIKE

PARKING SPACES

LONG TERM BIKE

PARKING SPACES
Office 3,117,931
608 (on-site)
5,628 (off-site)
6,236 (total)
312 1,559
Residential
7,187,342
(7,000 DUs)
4,550 700 7,000
Hotel
340,000
(525 rooms) 1,612
(shared between
uses)
68 68
Retail 288,990 58 58
District Central Plant 130,000 5 None None
Total 11,064,263 12,403 1,138 8,685
to transit and the active mobility
network. To complement the office
and residential land uses, the Master
Plan will also be home to an enlivened
public realm that provides 299,000
square feet of retail and active space.

The space will be flexible and designed
to support a range of neighborhood
serving retail, entertainment and small
local businesses. The Master Plan also
includes 130,000 square feet of district
infrastructure building with a District
Central Plant (DCP) located at its eastern
end, to provide a combined energy
production, thermal heating and cooling
and non-potable water treatment.

The project will be home to
approximately 12,600 office workers and
12,250 residents, many of whom will
both live and work within the district.
9 | North Bayshore Framework Master Plan: TDM Plan - April 2023 Figure 2.2.2. CONCEPTUAL LAND USE PLAN FOR THE PROJECT

10 | North Bayshore Framework Master Plan: TDM Plan - April 2023 Car and Bike Parking
Total parking for the project is listed
in Figure 2.2.3. In total, 6,775 of the
required 12,403 spaces will be located
on the project site: 608 spaces will be for
office use, 4,550 spaces for residential,
1,612 spaces for commercial use. The
remaining 5,628 spaces will be located
off-site, in four new district parking
garages within the district: Amphitheatre
Lot C (SA-P-1), Shorebird (SB-P-1),
Joaquin North (JN-P-1), and Joaquin
South(JS-P-1). All parking garages are
located within a 10-minute walk from
the Master Plan buildings. 4,334 spaces
located at the Amphitheatre Garage will
be for office use and account for 90%
of the overall office parking provision.

The SA-P-1 Amphitheatre parking garage
will be designed to accommodate a
mobility hub to facilitate intermodal
transfers. The design will integrate
transit loading bays and shared micro
mobility docking stations to provide
alternative mobility options to walking
and support the last leg connection
to uses within the Master Plan Area.

Proposed parking at full build out is
two spaces per 1,000 square feet
for office and 0.65 spaces per unit
for residential, both under the NBPP
maximum parking requirements.

On-street parking will be provided on
select access streets, with parking
management by the City to restrict
parking for short-stays. Curb space
will also be provided for the increased
curbside activity for pick-up and drop-
off expected with the continued growth
in Transportation Network Companies
(TNCs), including autonomous vehicles
in the future. Sections 5.7 provides
further breakdown of car parking spaces.

To support increased bike activity,
bike parking within the project will
be provided to meet or exceed the
NBPP requirements. See Sections

5.3, and 6.5 for further details on the
breakdown of bike parking spaces.

Consistent with current practices,
showers, towels, changing facilities and
lockers will be provided for workers
as part of the project in line with the
standards outlined in the NBPP.

LAND USE ON-SITE SPACES OFF-SITE SPACES TOTAL PARKING PROVISION Proposed Office 608 5,628 6,236
Proposed Residential 4,550 - 4,550
Proposed Commercial
(Retail / Hotel) 1,612 - 1,612
Proposed Total* 6,775 5,628 12,403
Figure 2.2.3. ON-SITE / OFF-SITE CAR PARKING SPACE BREAKDOWN © Arup
Figure 2.2.4. SHORT -TERM BIKE PARKING
*Includes additional 5 on-site spaces for District Central Plant 11 | North Bayshore Framework Master Plan: TDM Plan - April 2023 Circulation and Support of City
Implementation Actions (CIP)
The circulation and mobility network
of the project includes an important
expansion and improvements package
of pedestrian and bicycle facilities that
prioritizes connectivity and quality
of experience. The street network is
designed to prioritize active modes
first, shared mobility second and
lastly local vehicular access. These
new facilities, combined with an
effective TDM program, unbundling
and reduction of parking, transit and
shuttle incentives, and provision of
bike-share and car-share services, have
been designed to significantly decrease
the pressure on key gateways into and
out of North Bayshore by incentivizing
active modes of transportation.

However, the need for additional
roadway capacity is anticipated
particularly at the gateways. The
transportation improvements provided
in the North Bayshore Master Plan
build upon the priority transportation
improvements envisioned in the NBPP.

The necessity for these improvements
will be further confirmed by the
ongoing NBS circulation analysis.

The capacity improvement projects
include but are not limited to: new
reversible transit lane on Shoreline
Boulevard; vehicular improvements
along Shoreline Boulevard; realignment
of the US-101 NB off-ramp at Shoreline
Boulevard; and capacity improvements
at Rengstorff interchange.

Future Ready
The improvements and network
proposed in this project embrace the
dynamic potential of innovation in
transportation systems, as anticipated
by the NBPP. The Master Plan focuses
on creating an active mobility network,
including narrow streets to prioritize
pedestrian and cyclists, as well as
a robust distributed, convenient
network for an autonomous future.

Over the coming decades, autonomous
vehicles (AVs) and related technologies
have the potential to introduce
transformative change to mobility
norms. Change could come faster within
the Bay Area, due to the clustering of
AV developers, early adopter markets,
and proactive city partnerships.

Initially, AVs are highly likely to be
introduced as shared or fleet-based
services similar to today's app-based
ride hailing services. These services
will likely be limited to specific use
cases within predetermined zones.

For example, rides to an employer's
campus could be available for workers
living within a five- to fifteen-mile
radius. Programs can expand to wider
zones and with a broader customer
base. Eventually, workers and office
visitors within a certain distance from
specified geographies could access
the site via a fleet-based AV service.

The project also supports other
innovative technology-driven
solutions to mobility including parking
management, incentive programs,
and minor capacity improvements
at the San Antonio interchange.

Figure 2.2.5 summarizes the key
proposed characteristics for the
development site, as prescribed in
the City’s TDM Plan Guidelines.

Intended Land Uses
Office
Residential
Hotel
Retail and Entertainment
District systems
Amenities or services
that will be provided for
workers and residents
Comprehensive Travel Demand Management Program
Commuter / Connector shuttles
Public transit
Shared bicycles
Secure bicycle parking, showers, changing facilities
Long-term use lockers
On-site bike repair
On-site car-share
Ride sharing service
Priority parking for ADA, expectant mothers,
carpools, and electric vehicles
Emergency Ride Home Program
Rideshare matching service
On-site food service
Type of employee that
the site is designed for Technology industry workers and support service workers Employee density per
1,000 square feet 4 employees per 1,000 sq. ft.

Type of resident that the
site is designed for
Residential units are anticipated to attract a high rate of people who work within North Bayshore, which will
reduce the overall vehicle trips in/out of North Bayshore Average occupants
per residential unit

1.75 residents per dwelling unit (per NBPP
Environmental Impact Report)
Figure 2.2.5. PROJECT DESCRIPTION OVERVIEW

3. DOCUMENT
GUIDE
TDM Approach
14 | North Bayshore Framework Master Plan: TDM Plan - April 2023

3.1. Transportation Strategy
The North Bayshore Master Plan
TDM Plan fits into Google’s overall
transportation strategy for North
Bayshore. The transportation strategy
is founded upon the key principles of
providing a mix of uses, minimizing
parking, relieving bottlenecks and
providing better commute choices.

Mix of Uses
A Complete Neighborhood provides
a mix of residential and commercial
uses. When residents of North Bayshore
also work there, they have less need
for external trips. This reduces trips at
the gateways, and promotes walking
and bicycling within the district.

Provide Better Choices
Over the past 10 years, Google has
worked to provide transit service
that is an attractive alternative to
driving alone. Before, those services
were focused on its long-distance
commuters. Now Google extends these
services to near- and medium-distance
commuter markets. In addition, physical
improvements to the pedestrian and
bicycle network will help incentivize
workers and visitors to leave their
cars behind. New TDM programs and
services prioritize people and nature
over traffic and privately-owned cars.

Minimize Parking
The project plans for a future when
mobility is much less oriented around
parking than today. Parking is an
inefficient use of land and generates
congestion. Parking demand will
decrease with the overall success
of the North Bayshore Master Plan
TDM Plan, with more trips completed
through walking and biking, public
transit or shuttles. A successful
project will result in less reliance
on owning a car, as people take
advantage of safer bike routes,
better transit and self-driving cars.

The project aims to minimize parking
as much as possible by offering
attractive alternatives to driving.

Reducing parking availability is an
effective way of influencing mode
share, particularly drive-alone trips, as
BIKE

DRIVE/CARPOOL
30 miles
38 miles
5 miles
15 miles

NORTH BAYSHORE

LONG DISTANCE SHUTTLE

LOCAL SHUTTLE
Figure 3.1.1. PREDOMINANT TRAVEL MODE & DISTANCE
15 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Sitelab
people are more incentivized to use
other commute modes if parking is
not readily available. However, in order
for minimized parking to successfully
influence mode shift, attractive and
efficient alternatives need to be provided.

Relieve Bottlenecks
The project is adjacent to North
Shoreline Boulevard, the gateway
with the highest traffic volumes in the
District. To address this challenge,
the project proposes to reduce overall
gateway demand through a design
focused on people, reduction in parking
supply and a successful TDM program.

Secondly, the project proposes district
capacity improvement projects that
improve the district’s walking and biking
network, and high-capacity transit
infrastructure projects to improve
transit / shuttle speed and reliability.

Finally, the project supports roadway
capacity improvements within the
district to increase vehicle capacity
at the gateways, consistent with the
Priority Transportation Improvements
Figure 3.1.2. SHORELINE BOULEVARD
outlined in the NBPP. The North
Bayshore Master Plan provides
further details on these projects to
increase overall district capacity.
16 | North Bayshore Framework Master Plan: TDM Plan - April 2023 Google's GBus network has continued to evolve since its initial conception, with services added as demand changes, all with the intention of providing a convenient alternative to driving to work. The success of the GBus program is supported through its complementary programs like Emergency Ride Home and GBikes. © Arup
Commitment to improve
Both commuter and residential TDM
programs have been developed using
lessons learned by Google as it has built
a successful TDM program over time.

Google has a history of reducing drive-
alone commute trips by encouraging
workers to switch to other forms of
commuting. From the start, Google
invested in transportation options,
including transit, shuttle bus, vanpool
and self-powered commuting (bicycle,
walking, etc). Google has expanded
its TDM offerings over time, for
example introducing pedal-assist
electric bikes (e-bikes) for longer
distance commutes. These have
allowed Google to respond to changing
technology and travel needs.

Combined with a successful residential
and office TDM program, the project
recognizes that reducing its impact
on the community where people
live and work means prioritizing
walking and cycling, and minimizing
the space set aside for vehicles,
including both parking and roads.

Coordinated approach to
transportation alternatives
Minimizing the number of single-
occupancy vehicle trips into, out of
and within North Bayshore during
peak hours requires providing realistic
transportation alternatives that can
meet the various travel needs of its
residential and employee population
throughout the day. Those needs
go beyond the commute to and
from work, and can include late
or off-site work, errands or lunch
engagements, and unexpected child
care requirements, among others.

To address these requirements, the
TDM Plan uses core programs (those
that reduce commute trips during peak
hours, such as commute shuttles)
along with supporting programs (those
that make it possible to leave the
car at home, such as the emergency
ride home program or car-share for
off-site meetings or errands).

Figure 3.1.3. GBUS SERVICE IN NORTH BAYSHORE
17 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Google© Arup

3.2. TDM Program Components
The North Bayshore Master Plan TDM
Plan provides programs distinctly
tailored for residential or office use.

Some of the programs outlined in the
guidelines provide benefit only for
the office program, such as Priority
Parking for Carpool and Vanpools, or
Pre-Tax Commuter Benefits. Some
programs can be considered for
both residential or office (if cost-
effective), for example Subsidized or
Free Transit Passes could be offered
within the Office TDM Program and/
or Residential TDM Program. Other
programs should be offered collectively
to both as a shared program, such
as shuttle services for first/last-mile
connections or on-site car sharing. The
TDM Plan is comprised of four types of
measures that apply to both resident
and employee tailored programs.

1. Core Programs
Core programs are measures that
include the provision of transportation
alternatives, including commuter shuttle
buses or transit passes for residents.

2. Supporting Programs
Supporting programs are measures
providing an additional layer of
convenience, comfort, flexibility or
experience that helps workers make
smart transportation choices or allows
residents to live without owning a
car. Examples include the Emergency
Ride Home Program, which reduces
worker anxiety around being able to
get home in an emergency. On-site
car-share services provide workers and
residents access to a car when required.

Community shuttles can be used by
workers, residents and the general
public. Internal Google circulation
shuttles can be used by Google workers
to connect with other Google campuses.

Figure 3.2.1. COMMUTER SHUTTLE (CORE PROGRAM)
Figure 3.2.2. GBIKES (SUPPORTING PROGRAM)
18 | North Bayshore Framework Master Plan: TDM Plan - April 2023

3. Supporting Infrastructure
Improvements
The overall development goals for North
Bayshore include a comprehensive
set of transformative infrastructure
improvement projects designed to make
walking, bicycling and transit more
safe and attractive. These physical
components include pedestrian and
bicycle bridges, an extensive and
complete network of bicycle lanes,
tracks and trails, the Green Loop
network, and new connections to the
regional pedestrian and bicycle network.

Within buildings, improvements include
provision of showers and changing
rooms for "self-powered" commuters
like cyclists and secure bicycle storage
rooms for workers and residents. To
improve transit efficiency, bus lanes
and well-designed shuttle stops
will be added. To maintain roadway
safety and efficiency, plans include
curbside pickup and drop-off zones.

4. Tipping the Balance: Methods
of Encouragement
Sometimes small actions can have a
significant impact. There are measures
in the TDM Plan designed to increase
awareness and encourage the use
of alternative transportation choices
through education, incentive, and reward
programs. These measures can tip
the balance to a greater proportion of
workers and residents using alternative
modes of transportation other than SOV.

Figure 3.2.3. BIKE LANE (INFRASTRUCTURE IMPROVEMENTS)
Figure 3.2.4. REWARDS PROGRAM (ENCOURAGEMENT)
19 | North Bayshore Framework Master Plan: TDM Plan - April 2023

3.3. Implementation, funding, and
administration of the TDM program
The Office TDM Program for the Master
Plan will be implemented, funded and
administered by Google's Real Estate
and Workplace Services (REWS)
division and/or emnployer tenants in the
Master Plan area. All office buildings
constructed as part of the Master Plan
will be required to maintain compliance
with the office TDM requirements
specified in the project’s Development
Agreement and/or Conditions of
Approval. This includes, but is not limited
to, vehicle trip performance standards
that are based on the project’s 35% SOV
target for office trips as well as annual
TDM monitoring requirements. More
information on TDM monitoring and
enforcement is provided in Section 7.

The Residential TDM Program will be
funded through lease and rental revenue
for residential units or annual fees for
the for-sale units. Implementation and
administration of the program will be
completed by an on-site transportation
coordinator working for the developer
/ property owner, working with the
Mountain View TMA and City of
Mountain View. Further information onf
the role and responsibilities are provided
in Section 6.2. All residential buildings
constructed as part of the Master Plan
will be required to maintain compliance
with the residential TDM requirements
specified in the project’s Development
Agreement and/or Conditions of
Approval. This includes, but is not
limited to, vehicle trip performance
standards that are based on the project’s
50% non-driving mode-split target
for residential trips as well as annual
TDM monitoring requirements. More
information on TDM monitoring and
enforcement is provided in Section 7.
20 | North Bayshore Framework Master Plan: TDM Plan - April 2023 2019 GOOGLE MODE CHOICE 1

COMMUTE MODE

ALL EMPLOYEES
(INCLUDES THOSE OOO
AND WFH) 2

COMMUTERS
(EXCLUDES THOSE OOO AND WFH)

NORTH BAYSHORE

PRECISE PLAN

TARGET MODE SHARE
3 MASTER PLAN

TARGET MODE SHARE
Drive Alone 42.2% 47.6% 45% 35%
Carpool 3.8% 4.3%
10%
65%
Drop-off / Taxi / Uber /
Lyft 2.4% 2.7%
Shuttle 31.3% 35.4%
45%
Public Transit 2.0% 2.3%
Bike 6.1% 6.9%
Walk 0.6% 0.7%
Vanpool 0.1% 0.1%
Telecommute 9.5% - -
Did not commute 2% - -
Total 100% 100% 100%
Notes:
1 For all other Google holdings in North Bayshore. Source: Google In Motion 2019. 2 OOO: Out of office / WFH: Working from home
3 North Bayshore Precise Plan requirement used to set project-level trip caps.

3.4. Mode Share
The NBPP identifies mode share
targets that enable planned growth
while minimizing traffic impacts
of new office development.

The COVID-19 pandemic has
resulted in a halt of commutes to
the office, considering the shelter
in place mandate starting March
2020. These office commutes have
begun to gradually resume.

Mode share for pre-pandemic Google
workers in North Bayshore, the North
Bayshore Precise Plan, and the Master
Plan Area are summarized in Figure

3.4.1. As indicated, nearly 42% of
all Google employees were driving
alone to North Bayshore before the
pandemic, outperforming the NBPP
target maximum of 45% drive-alone.

For all their offices in North Bayshore,
Google is targeting an SOV rate of
35% for office trips at full build out.

Residential units will be required
to meet the residential vehicle trip
performance threshold to be outlined
in the North Bayshore Residential TDM
Guidelines that have recently been
approved by the City of Mountain View.

Figure 3.4.1. PRE-PANDEMIC MODE SHARE AND PROJECT TARGETS 21 | North Bayshore Framework Master Plan: TDM Plan - April 2023 Figure 3.4.2. EXISTING NORTH BAYSHORE GREEN LOOP
© Google

4. DOCUMENT GUIDE
TDM Program
Overview
24 | North Bayshore Framework Master Plan: TDM Plan - April 2023 REQUIRED BASELINE TDM PROGRAMS OPTIONAL TDM PROGRAMS
Priority parking for carpools and vanpools Parking cash-out On-Site transportation coordinator Parking pricing
Bicycle parking, shower, and changing facilities Parking supply Bike sharing Pre-tax commuter benefits
Flexible work Schedule Subsidized or free vanpools or carpools Guaranteed ride home program Subsidized or free transit passes Membership in TMA Biking financial incentives
Rideshare matching services On-site bike repair facilities Shuttle services Bike buddy program
Marketing and information Bike giveaway program
Expanded carpool matching
Commuter shuttle services
Car sharing
On-site amenities and services
Funding district-wide services

4.1. TDM Program
The North Bayshore TDM Plan Guidelines
outline a series of required baseline
and optional measures to remain at
or below the trip targets for office and
residential uses. This section provides
an overview of the required and optional
TDM measures, with Section 5 (Office)
and Section 6 (Residential) providing
further details on the measures. Refer
to Figure 4.1.1 and Figure 4.1.3 for
the breakdown of required versus
optional
1 TDM measures for office
and residential uses, respectively.

In designing the project's TDM program,
Google has sought to go above and
beyond the minimum requirements set
out in the NBPP and the North Bayshore
TDM Plan Guidelines. Google's approach
is to be flexible and responsive to the
changing travel needs of its workers. A
key part of each of the measures will be
the close monitoring of up-to-date travel
conditions and services to adequately
respond dynamically to changing travel
needs of residents and workers.
1 Optional TDM Measures can be implemented
as a mitigation strategy if the trip cap established in the NBPP is not met.

Figure 4.1.1. OFFICE TDM PROGRAM SUMMARY (REQUIRED BASELINE AND OPTIONAL PROGRAMS) Figure 4.1.1 summarizes the required
baseline and optional TDM program
measures for non-residential (office)
in accordance with the NBPP TDM
Standards and Guidelines.

Figure 4.1.2 provides an estimate
of the potential for reducing office
trips, based upon the program type.

The TDM programs listed on Figure

4.1.2 have an estimated impact
relative to the city-wide baseline SOV
according to the following formula:

Resulting SOV estimate = Baseline SOV
* (1 - (1 - % TDM Program 1) * (1 - % TDM
Program 2)* ... (1 - % TDM Program N))
2 According to the Fall 2019 North
Bayshore District Transportation
Monitoring Summary, between 50-55%
of people were commuting in SOVs
to the District before the pandemic.

Google’s successful TDM programs
were outperforming the District
average, with rates already below the
45% SOV target in the NBPP. By fully
implementing the programs on Figure

4.1.2, Google will reach the 35% SOV
target for office in North Bayshore.
2 This formula provides a general estimate.

Reductions can change depending on the program
details.
25 | North Bayshore Framework Master Plan: TDM Plan - April 2023

REQUIRED TDM STRATEGIES BEST PRACTICE TDM STRATEGIES
Implement maximum parking supply ratios Fund transit passes for residents Unbundle parking from all residential leases Establish leasing partnership with North Bayshore eployers
Join the Mountain View TMA Lease space for on-site childcare Provide on-site car share spaces Provide development-specific bike share Provide short and long-term secure bike parking Establish a shared parking agreement Sustainable transportation incentive program
Hire on-site transportation coordinator
Facilitate coordinated delivery services and pro -
vide accessible storage options
Provide space for on-site bike share
Provide a bicycle resource center
Provide car share membership to residents
Provide on-site common space, including collab -
orative workspace
Create and maintain a mobile-friendly transporta -
tion website for residents
Designate convenient commercial loading and
delivery zones internal to the project site

TDM PROGRAMS ESTIMATED SOV

REDUCTION

ACTIVE MOBILITY
(Walk/bike, bicycle parking, shower and changing facilities; bicycle sharing; bicycling incentives; on-site bicycle repair facilities; bicycle buddy program; bicycle give away program)
15%

RIDESHARING AND CAR SHARING
(Priority parking for carpools and vanpools; rideshare matching services; subsidized or free vanpools or carpools; expanded carpool matching; car sharing)
5%

COMMUTER SHUTTLE SERVICES
(Shuttle services; pre-tax commuter benefits; commuter shuttle services)
30%

FLEXIBLE WORK SCHEDULE
(Flexible work schedule, emergency ride home) 2%

MARKETING
(On-site transportation coordinator; membership in the TMA; marketing and information)
2%

SITE DESIGN AND OTHER MEASURES
(Parking cash-out; parking supply; on-site amenities and services; funding district-wide services, other TDM measures)
10%
Figure 4.1.2. POTENTIAL OFFICE SOV TRIP REDUCTION BASED ON TDM Figure 4.1.3. RESIDENTIAL TDM PROGRAM SUMMARY (REQUIRED AND OPTIONAL PROGRAMS)

OFFICE TDM

PROGRAM

5.1. Office TDM Overview
The Office TDM Program is designed
to provide workers with attractive
incentives and supporting programs
that provide a real alternative to not
driving to North Bayshore. All of the
programs outlined in the following
sections are successfully used by
Google to achieve significant mode
shift from drive-alone to more efficient
and effective commute modes,
providing real benefits to the district.

These programs are complemented
by Google's ongoing objective to fund
its proportionate share of NBPP's
Priority Transportation Improvements.

Figure 5.1.1. GBIKES FOR ON-SITE CAMPUS TRANSPORTATION
29 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Arup

5.2. Commuter Shuttle Services
Commuter Shuttle Services
Google's commuter shuttle program
was started in 2004 and has since
grown to be one of the Bay Area’s
largest and most successful employer
shuttle programs. Google’s 2019
employee survey identified that the
overall commuter shuttle mode
share for Mountain View has reached

36.4%. For certain commutes such
as, San Francisco to Mountain View,
approximately 90% of workers use
the Commuter Shuttle as the primary
mode to get to work. The shuttle
program has dozens of stops located
throughout the Bay Area, with each
route typically serving no more than
three stops to reduce travel time. Free
Wi-Fi is offered on board each shuttle.

The shuttle program is operated on
weekdays from origin stops between
approximately 6:00 a.m. and 10:30 a.m.
and departs from North Bayshore from
approximately 3:30 p.m. to 10:30 p.m.

The shuttles are free to employees
and are also available to contractors
for a nominal fee in accordance
with federal tax codes. The Google
Transportation Team actively manages
the shuttle program in concert with
contractor suppliers who dispatch and
provide drivers. Together, the team
responds to day-to-day challenges
such as traffic accidents, surges in
demand and bus maintenance.

Commuter shuttles are especially
effective in reducing drive-alone mode
share, since commute shuttles offer
higher vehicle occupancy than carpools
and vanpools. Google operates both
single- and double-decker shuttles,
with capacity ranging from 50 to 70
people, respectively. All shuttles are
equipped with bicycle storage.

One hallmark of the shuttle program
is the ability to adjust service to
meet growing demand. The Google
Transportation Team continuously
monitors population growth, preferences
and trends via regular employee surveys
and feedback. As office locations are
added, Google adjusts services to
serve them. Primary approaches to
increase service have been to add stops,
create new routes, increase frequency,
and use higher-capacity vehicles.

Figure 5.2.1. GOOGLE COMMUTER SHUTTLE
30 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Arup
Local Shuttle Services
Connections to Caltrain stations play an
increasing role in Google's transportation
strategy. Currently, Google provides
several services to connect from North
Bayshore to local and regional transit
stations including nearby Caltrain
and VTA light rail stations, as well as
long-distance connections to BART.

The MVTMA operates the MVgo shuttle
system that travels throughout North
Bayshore and to/from the downtown
transit center. Google’s buildings
are served by all four MVgo routes,
which provide timed connections
to the Downtown Mountain View
Caltrain/VTA LRT station. As part of
its enhanced community benefits
associated with the Bonus FAR
Requalification Request, Google
contributes to funding the community
shuttle until June 2024, as part of a
five year extension signed in 2019.

In addition, Google provides its
workers in North Bayshore with
free connector shuttles to the VTA
Middlefield Station, which is also served
by MVgo. A number of other Google
commuter shuttles provide express
weekday commute period service
from North Bayshore to a number of
local Caltrain stations, including San
Antonio, Palo Alto and Sunnyvale.

Further afield, the commuter shuttles
serve a number of regional transit
stations in San Francisco and the East
Bay, including Millbrae BART/Caltrain,
and BART stations including Glen Park,
Fremont, Union City, West Oakland,
MacArthur, Ashby and North Berkeley.

Figure 5.2.2. INTER-CAMPUS SHUTTLE
31 | North Bayshore Framework Master Plan: TDM Plan - April 2023 Notes:
1 Precise Plan requirements for short-term bicycle parking are:

Office - one space per 10,000 square feet
Residential - one space per 10 dwelling units
Commercial - one space per 5,000 square feet
2 Precise Plan requirements for long-term bicycle parking are:

Office - one space per 2,000 square feet
Residential - one space per dwelling unit
Commercial - one space per 5,000 square feet

LAND USE SHORT -TERM BICYCLE PARKING SPACES PROPOSED
(MINIMUM) 1

LONG-TERM BICYCLE PARKING SPACES PROPOSED
(MINIMUM) 2
Office 312 1,559
Residential 700 7,000
Commercial 111 111
Total 1,123 8,670

LAND USE NBPP SHOWER REQUIREMENT NUMBER OF SHOWERS PROPOSED Office
(3.12 million square feet)
One unisex shower for the first 40,000 square feet 1
One unisex shower per each additional 20,000 square
feet 154
Figure 5.3.1. BICYCLE PARKING SUMMARY
Figure 5.3.2. PROPOSED SHOWER SUMMARY

5.3. Bicycle parking, showers,
changing facilities, and lockers
Whether through celebrations of Bike
to Work Day, or through the provision of
its iconic, colorful GBikes, Google has
long been known to support biking.

Google's success in sustaining a bike-
friendly culture also happens behind
the scenes. Valuable building space
is dedicated to secure indoor bike
rooms. Showers and lockers are almost
ubiquitous in workspaces. The overall
interest is in ensuring that workers
who bike feel that choice is respected,
and even prioritized over autos.

Bicycle Parking
Short-term bicycle parking serves the
need for quick access and secure
parking without the hassle of bringing
a bike inside buildings. This parking is
friendly to visitors, located conveniently
near building entrances and intended
for daily and hourly use. Google
uses racks that meet Association for
Pedestrian and Bicycle Professionals
(APBP) requirements. Racks are
commonly found near entrances to
buildings Google owns or occupies
throughout North Bayshore and will be
provided in the Master Plan. Full-day
parking for bikes is provided in bike
rooms inside buildings. Bike rooms are
located to provide the best-of-route
experience for cyclists, located close
to showers, lockers and changing
rooms. Indoor rooms protect bikes
from inclement weather, and badge-
controlled access ensures bicycles
are safe from theft. These rooms are
a significant commitment of valuable
office space, but Google finds the
investment worthwhile in its contribution
to meeting transportation goals.

Figure 5.3.1 summarizes the
proposed minimum bicycle parking
to be provided at the Project.

Shower and Changing Facilities
Google currently provides showers,
towels, changing facilities, and lockers
in its buildings. Consistent with current
practices, they will provide these same
amenities in the new buildings.

The North Bayshore Precise Plan
requires a minimum of 154 showers
for the office program, at a rate of
one unisex shower for 40,000 square
feet and one additional shower per
each additional 20,000 square feet.
32 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Google

5.4. Bike Sharing
Biking Financial Incentives
Google provides two bicycling incentives
programs in the Parking Management
Program. These incentives are the
Commuter Bike On-ramp Program and
the Bike2Work Points Program. The
Commuter Bike On-ramp Program
offers $500 subsidies to purchase a
bicycle for those cyclists who complete
a six-month program. Bike2Work
is a quarterly incentive that offers
rewards to those who take a self-
powered commute mode to work.

GBikes
Google currently operates and
maintains a unique fleet of more than
2,000 colorful shared bicycles, known
affectionately as "GBikes". The focus
of the signature GBike program is to
provide convenience and flexibility for
on-campus transportation. GBikes are
readily available on campus; users can
simply pick one up and go. GBikes can be
left at any building entrance but are most
often used between Google buildings
and to reach shuttle stops on campus.

A crew of full-time staff actively
manages the operation of the GBike
program. Google staff distributes
and redistributes GBikes to shuttle
bus locations, cafés, and other high-
demand locations multiple times per
day to meet demand patterns and to
ensure that GBikes are a convenient
choice of travel. Abandoned GBikes
left at non-Google buildings or outside
of North Bayshore are recovered.

Broken GBikes are collected, repaired,
and put back into service.

The Google Transportation Team
regularly reviews the performance of
every program, including the GBike
program, and budgets for replacement
bikes, the cost of maintenance and
repair, and expansion of the GBike fleet
to keep pace with population growth.

Visitor Bikes
In addition to casual bike-sharing,
Google also operates a shared-bike
program with over 800 high-quality
commuter bikes called "VBikes". The
purpose of the VBike program is to
assign bikes on an extended basis to
visiting or short-term workers (notably
interns) for commute purposes. These
are fully-geared, comfortable hybrid
bikes issued with locks. Lights and
helmets are also available. With this
program, it is possible for many workers
to live in the South Bay without owning
a car. When the employee’s term at
Google has ended, the bike is returned
and reassigned as needed. VBikes
Figure 5.4.1. GBIKES
33 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Arup
are distributed from a central, staffed
location in North Bayshore called the
"Bike Hub". Workers may also have
their VBike maintained free of charge.

E-Bikes
Electric pedal-assist bicycles, or e-bikes,
are the newest additions to Google’s
shared bicycle fleet. E-bikes are offered
to Google employees for commuting
between Google’s campuses in the area.

E-bikes are checked out at the Bike Hub
in North Bayshore and must be returned
at the close of business each day.

Bike Share Pods and Free
Membership
Google recognizes the role for shared-
bike programs that extend beyond North
Bayshore. The bike-share industry is in a
state of rapid transformation, and Google
intends to stay aligned with trends and
opportunities. Shared-bike programs
are perfect for travel off-campus,
including commuting to/from Caltrain
stations and for off-campus meetings.

Bike Share Safety and Security
Bicycle helmets are provided in every
building lobby for Google employee
use. Helmets are also available at two
bicycle repair shops on the campus.

Locks are provided with each VBike.

Google workers are also allowed to
bring bicycles indoors to a secure
parking area in their building, or to a
secure area in a parking structure.

5.5. Car-sharing
Workers currently have access to several
car-sharing options, including Google’s
own fleet of shared vehicles (GFleet)
and subsidized membership to external
car-sharing organizations located in
North Bayshore. Access to shared cars
in North Bayshore for things like errands,
doctors’ appointments and off-campus
meetings reduces workers anxieties
around leaving their cars at home.

GFleet
The hallmark of its car-sharing service
is called GFleet. Google maintains an
all-electric fleet of over 85 car-share
vehicles available to all employees, free
of charge, during work hours. GFleet
vehicles are used for trips that begin
and end at the Google Campus.

Zipcar
Google provides free employee
membership to Zipcar and reimburses
business travel, while reduced
rates are available for personal use.

Zipcars are useful for renting for
longer periods of time than GFleet,
including weekends, providing workers
with around-the-clock options.

5.6. Parking
Google has an ongoing objective to
reduce overall parking supply and
better utilize the parking it does
provide to minimize the amount
of space dedicated to parking.

Parking Management Program
Google is developing a program to
manage parking usage, one that will be
innovative and fitting with its culture.

The TDM manager will manage the
development and implementation of
this program. The program identifies a
combination of incentives and policies
that work to manage the daily demand
for parking and shift users to alternative
modes as efficiently as possible. Options
include points, awards for joining a
commute program, large awards for
hitting milestones, or daily charges or
incentives. Google is investigating a
possible cash-out program as one of
the parking program components.

Parking Supply
A total of 6,236 spaces will be provided
for the office program (2.0 spaces
for every 1,000 square feet of office
program at full build out). The office
parking supply is 25% below the NBPP
maximum provision of 2.7 spaces per
1,000 square feet of built office space.

For the residential parking, 4,550 spaces
are provided in-building (based on the
Project's proposed unit mix), which is
compliant with the NBPP requirement
for residential parking (based on 0.25
stalls/DU for studios, 0.5 stalls/DU
for 1BRs, and 1 stall/DU for 2BRs+).

Retail and hotel parking will be shared,
providing 1,612 spaces in total.

More than just reducing the quantity
of parking per unit of office space,
location matters as well. 608 spaces
are provided for office workers on-site,
while 5,628 spaces are provided off-
site within a 10-minute walk to their
office buildings. Residential parking
is provided in-building and adjacent
on-site parking structure (along with
the 1,612 retail and hotel spaces).

The project also includes up to
8,400 linear feet of curbside loading
zones, providing space for nearly 336
vehicles to use on-street. All existing
surface parking within the project
will be removed. Within the overall
parking supply, priority spaces are
provided for key user groups; further
information is provided in Section 5.7.

Figure 5.6.1. ELECTRIC VEHICLE CHARGING STATIONS
36 | North Bayshore Framework Master Plan: TDM Plan - April 2023

SPACE BREAKDOWN OFFICE COMMERCIAL TOTAL
Standard 4,845 1,416 6,261
ADA 81 35 116
Electric Vehicle 624 161 785
Carpool/Vanpool 624 0 624
Expectant Mother 62 0 62
Total 6,236 1,612 7,848
© Arup

5.7. Priority Parking Spaces
Google currently provides priority
parking for carpools and electric
vehicles, and this program will be
expanded to the project to meet the
standards established in the NBPP.

Figure 5.7.1 illustrates the amount
of office and commercial parking
to be provided at the project and
the allocation of carpool and
other priority parking spaces.

To respond dynamically to increased
demand for priority parking for carpools
and vanpools, the use of priority parking
spaces is monitored on an ongoing
basis to determine whether a greater
number of priority spaces is required.

Google also provides priority parking
for expectant mothers, electric
vehicles, and its own GFleet car-share.

More of these priority spots will be
designated as the fleet of electric
vehicles and carpool vehicles grows.

Figure 5.7.1. OFFICE AND COMMERCIAL PARKING PROVISIONS AT THE NORTH BAYSHORE

MASTER PLAN
Figure 5.7.2. PRIORITY PARKING
Designated priority parking for expectant mother
(left) and carpool parking (right)
37 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Arup
© Arup
© Google
© Google

5.8. On-site Amenities and Services
The on-site amenities and services
provided at Google reduce the number of
trips that workers need to take during the
day and increase the feasibility of using
an alternative to a single-occupancy
vehicle for commuting. Some of these
amenities will be offered at Shorebird
(on-site food, fitness etc.) while others
are provided elsewhere nearby. Types
of amenities and services include:
• DINING: On-site food services
• HEALTH: On-site fitness centers
• FACILITIES: On-site services
such as ATMs and laundry
• DAYCARE: Two full-time
childcare centers
Figure 5.8.1. EXAMPLES OF AMENITIES
38 | North Bayshore Framework Master Plan: TDM Plan - April 2023

5.9. Marketing and Information
A key part of Google’s TDM program is
the communication of travel options and
a method for communicating any travel-
related issues on a day-to-day basis.

Travel information needs to be easily
accessible to new and existing workers,
as well as visitors to the Google campus.

The Google Transportation Team
operates an extensive website describing
all available transportation services and
supportive programs. The team is also
responsible for email announcements,
newsletters and maintaining up-to-
date information on the intranet site
concerning commuting conditions and
traveler information, and coordinating
the relaying of this information with our
Building Liaisons. This is supplemented
by Google Building Liaisons, who
coordinate with workers at the building
level. As part of a welcome package, HR
provides new workers with information
about their transportation options,
including directions to the transportation
intranet site, contact information for their
Building Liaison, as well as instruction
for finding solutions to transportation
(and other) issues. An internal online
support system is used to respond to
individual questions and issues and to
collect feedback across all of Google.

Google employs a full-time TDM
manager who oversees and coordinates
transportation information. The TDM
manager is responsible for identifying
opportunities to enhance the marketing
and communication of transportation
options, and for working with both
internal and external partners to develop
and communicate incentive programs.

Google is continuously expanding
and refining its outreach programs.

Measures in progress include an
upgraded website to provide all current
and planned program elements,
commute cost and carbon calculator,
local and regional bike maps, resource
lists, and other commute planning tools.

The outreach program intends to target
specific employee groups with materials
like informational welcome packets,
posters, banners, meeting room displays
and more, as well as campus events and
programs that could include programs
like interdepartmental competitions to
encourage alternative transportation use.
39 | North Bayshore Framework Master Plan: TDM Plan - April 2023

5.10. Other programs
Emergency Ride Home Program
Google’s Emergency Ride Home (ERH)
Program (an enhanced version of
the Guaranteed Ride Home Program
described in the TDM Guidelines) is
available to all employees who use
alternate modes of transportation and
who experience an emergency. The ERH
Program includes roadside assistance
for cyclists, rides home in a vanpool
and/or taxi reimbursement. ERH is a
supporting program that makes transit,
shuttle services, carpooling, ridesharing,
and bicycling viable transportation
choices. Like all of its transportation
programs, ERH is managed through
the Google Transportation Team.

Membership in the Transportation
Management Association (TMA)
Google was a founding member of
the Mountain View Transportation
Management Association (MTMA),
and continues to be a member in
good-standing. Membership in
and coordination with the TMA
will continue to be an element of
Google's TDM approach as the TMA
develops its services and functions.

Rideshare / Expanded Carpool
Matching Services
Google provides an enhanced rideshare
program available to all Google
workers. Using Waze technology,
potential carpoolers are able to
dynamically match up through an
app; drivers are reimbursed for their
costs only. Waze carpoolers can
use the designated carpool parking
spaces. The aim of the program is
to allow workers to input specific
parameters and preferences, such as
origins, destinations, how far they are
willing to travel to get picked up etc.

Google has experimented with
other shared-ride services: Scoop,
Lyft, and Via. In the future, if further
mode shift is necessary, Google
has experience with each of these
services and knows how to use them
to drive additional behavior change.

Flexible Work Schedule
Google provides a flexible work schedule
program available to all Google workers
who are able and those who require
special accommodations. This program
incentivizes workers to shift their
work schedules to commute outside
of the AM and PM peak periods.

Pre-Tax Commuter Benefits
Google provides pre-tax commuter
benefits through payroll deductions
and a third-party provider. Consistent
with the provisions in the federal tax
code, workers have the opportunity
to pay for transit passes or parking
expenses using pre-tax dollars.

Subsidized or Free Vanpools or
Carpools
Google currently subsidizes vanpools
by providing vans, fuel, toll expenses
and vehicle maintenance. Google
plans to expand this program to
increase participation, with a particular
focus on areas that are not well-
served by the shuttle service.

In the near future and in concert with
the implementation of its Parking
Management program, it is anticipated
that vanpool and carpool participants
will be supplemented by programs
that encourage carpooling and
vanpooling. Such programs include
financial incentives, priority parking
spaces or other creative solutions.

Subsidized or Free Transit Passes
Currently Google supports commuters
using public transit by offering a pre-
tax commuter benefit. Google has
been actively investigating offering
free transit passes, especially to
encourage commutes by Caltrain.

GRide
Operated by Google, GRide is an
on-demand transportation service
similar to a taxi, serving longer
trips between Google facilities for
employees who do not bring their
private cars to campus. This service
provided over 75,000 trips in 2014.

Alternative Transportation
Google is continuously experimenting
with new programs and strategies.

The field of alternative transportation
is extremely active right now. New
apps, services and technologies
are being developed constantly.

Google’s Transportation Team plans
to remain an early adopter, finding
and deploying solutions that work.

OFFICE TDM

PROGRAM

6. TDM PROGRAM OVERVIEW
Residential
TDM Program
42 | North Bayshore Framework Master Plan: TDM Plan - April 2023

RESIDENTIAL TDM PROGRAM STRATEGY TRIP REDUCTION
RANGE

PROMOTE HOUSING

AND AFFORDABILITY

IMPROVE

TRANSPORTATION

CONNECTIONS

PROMOTE TRANSIT ,

BIKING AND WALKING

REQUIRED STRATEGIES
Unbundled Parking 2.6% to 13.0% ü ü
TMA Involvement - ü ü
Local Shuttle Connections < 4.0% ü
Mobile Friendly Transportation Website 0.8% to 4.0% ü ü ü On-site Car-share spaces - ü
Short- and Long-term Secure Bike Parking 3.0% to 21.3% ü

BEST PRACTICE STRATEGIES
On-site Car-share Vehicles < 0.7% ü
Residential Bike-share or Loaner Bike
Program Grouped Strategy 1
ü ü
Access to Larger Bike- and Scooter-share
Program Grouped Strategy
1 ü ü
Notes:
1 There is no data on reduction associated only with bike parking; this range is as part of a grouped strategy including enhanced walkability and bikeability of North Bayshore as a whole.

6.1. Residential TDM Programs
The Project has the ongoing objective
to work within the NBPP Residential
Vehicle Trip Performance Standard
and Residential TDM Standards
and Guidelines. The following
section provides an overview of the
type of programs considered.

The future of mobility in North Bayshore
will require a mix of land uses and a
multi-modal transportation network that
together will encourage people to make
more trips within, to, and from the site
without a car. The built environment
and the improvements package of
pedestrian and bicycle facilities will
create a place that accommodates
all modes; a residential TDM program
will support car-free and low-driving
lifestyles for those who live in the
project area. At the core of this program
is a reduced parking supply for all
residential developments. Residential
parking will be provided at a rate of 0.65
parking spaces for every residential
unit at full buildout (4,550 total spaces),
inherently limiting the number of
vehicle trips made by private vehicles.

A residential TDM program leverages
the planned multimodal infrastructure
and complements it with mobility
programs to encourage trips by non-
driving modes to reduce the volume
of vehicle trips within the site and
through the gateways. In addition to
supporting efforts to reduce vehicle
trips and congestion on roadways, the
residential TDM program will support
the North Bayshore Precise Plan to:
• Promote housing affordability
• Improve transportation connections
• Promote Transit, Biking, and Walking
This plan outlines both core and
supportive programs that will allow to
meet or exceed the target of 50% of
daily trips to be made by non-driving
transportation modes. Core strategies
are fundamental to the plan because
they result in the greatest reduction in
vehicle trips and support for the NBPP
Principles; supportive strategies are
secondary and support the decision to
make trips without a car. The success
of the residential TDM will be most
significant if all residential developments
within the area provide a similar set of
benefits to residents to encourage using
non-driving modes for regular trips.

The residential TDM program is designed
to serve all residents in the master
plan area; certain adjustments are
required for specific program elements
Figure 6.1.1. RESIDENTIAL TDM STRATEGIES
to ensure equitable options to tenants
of Below Market Rate (BMR) housing
units. The residential TDM program and
each element’s alignment with the core
program goals are shown in Figure 6.1.1.

According to the Fall 2019 North
Bayshore District Transportation
Monitoring Summary, between 50-
55% of people were commuting
in SOVs to the District before the
pandemic. This is the baseline for the
trip reduction ranges in Figure 6.1.1.
43 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © MVgo

6.2. TMA Involvement and Support
A Transportation Management
Association (TMA) is a nonprofit,
member-based organization that
provides transportation services
based on local needs and challenges.

TMAs address parking and circulation,
function as a point of coordination,
and provide transportation information
to residents and visitors.

The City of Mountain View has
an existing TMA, Mountain View
Transportation Management Association
(MVTMA); this is independent of the
City and is not a public agency. The
MVTMA operates the MVgo shuttle
system that travels throughout North
Bayshore and to/from the downtown
transit center. Residential developments
within the master plan will join the
MVTMA to support transportation
initiatives in North Bayshore.

Each individual residential development
will become an active member of
the TMA and the transportation
concierge staff will represent North
Bayshore residents. In addition to
membership, mobile- and web-
friendly resident transportation
information will be provided.

Figure 6.2.1. MVGO SHUTTLE
Key functions of the TMA as stated
in the Precise Plan also include:
• SHUTTLE SERVICES: integrate existing
shuttle systems to create more
efficient and coordinated services.
• TMA ORGANIZATION: assist
TMA members in meeting
their TDM targets.
• MONITORING: coordinate
monitoring and reporting of
data on TDM strategies and
progress towards meeting trip
reduction and SOV targets.
• PROGRAM DEVELOPMENT: develop
transportation management
strategies and secure funding
from private employers, property
owners, the City, regional,
state, and federal agencies.
44 | North Bayshore Framework Master Plan: TDM Plan - April 2023 Local Shuttle Connections
Through the development process, a
mix of land uses ensures that everyday
services will be available within a short
walk, bike or bus ride from residential
developments in the Master Plan.

Convenient transit can support the
decision for car-free trips; for residents
to rely on the local shuttle options
within the area, routes need to make
it easy for people to get where they
want to go, when they want to travel.

To support an expansion of the
community shuttle services, additional
funding may be provided for the
existing shuttle programs to support
service seven days a week, more
frequent headways, and additional
off-peak services. The investment
in shuttle expansion would provide
residents (and non-residents) with time-
efficient connections between North
Bayshore, Downtown Mountain View
(Castro Street), and the Crossings.

Two shuttle services are currently
offered in Mountain View – MVgo and
Mountain View Community Shuttle. Both
are free and publicly available to the
local residents, workforce and visitors.

MVgo is based out of the Mountain
View Transit Center in downtown
Mountain View. Four shuttle routes are
available, connecting large employers
in West Bayshore and East Whisman
with the Mountain View Caltrain
station. The service is available
on weekdays, primarily operated
during the peak commute period.

Mountain View Community Shuttle
connects residential neighborhoods,
senior residences and services, city
offices, libraries, parks and recreational
facilities, medical offices, shopping
centers and entertainment venues
with the Mountain View Transit Center;
there is no service to North Bayshore.

The shuttle service runs every 30
minutes on weekdays, from 7:00
a.m. until 7:00 p.m., and offers hourly
service on weekends and holidays
between 10:00 a.m. and 6:00 p.m.

Create and Maintain a Mobile-
Friendly Transportation Website
A mobile-friendly website for residents
can increase the awareness of
non-driving options by providing
transportation information, point-to-point
navigation tools, travel suggestions,
user engagement campaigns, and other
efforts. A mobile friendly website will
include the following:
• REAL-TIME TRANSIT INFORMATION:
including MVgo and Mountain View
Community Shuttle arrivals and
connections with Caltrain and VTA.
• MULTIMODAL OPTIONS: information
on costs and multimodal
options available for traveling
to and from North Bayshore, as
well as information on nearby
attractions and services.
• REGIONAL INFORMATION:
links to citywide or regional
transportation information.
• RESIDENT WEBSITE: resident-
specific portal to allow for
the delivery of targeted,
individualized TDM information.
• PROMOTION: notifications of
upcoming transportation-
related events.
• DELIVERIES: integration with internet
delivery services for ordering.
• CAR-SHARE AND BIKE-SHARE:
registration for car-share and
bike-share memberships.
• DAYCARE: North Bayshore child
care services enrollment.
45 | North Bayshore Framework Master Plan: TDM Plan - April 2023

6.3. Unbundle Parking with Costs Relative to
BMR Housing Discount
Residential parking (for all units) will be
unbundled. Unbundled parking separates
the cost of a residential parking space
from the rental or purchase price of a
unit. This program reduces monthly
housing costs for households that do
not wish to own and park a vehicle.

Reduced parking supply is closely
related to unbundled parking. With fewer
residents owning a car, a variety of land
uses that provide entertainment, retail
and daily services, and a transportation
environment that makes it easy to
get around without a car, there will be
fewer vehicle trips from residents.

The proposed development plans to
have 4,550 spaces for 7,000 units.

The cost of residential parking spaces
will reflect the market value of parking;
residents who choose to own and park
a car will be required to pay for parking
on a monthly or yearly basis to provide
flexibility to give up vehicle ownership
at any point in the year. Residents of
BMR units will have a reduced monthly
rate for parking that is proportional to
the BMR housing subsidy. For BMR
for-sale units, unbundled parking will
also be option. The sale price may
be reduced if parking is not included
in the sale and parking can still be
made available on a rental basis.

The success of this program relies
on restricting the ability for residents
to obtain regular parking for a
lesser cost and on offering mobility
options for when people need to
have a car or to make long trips.
46 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Hartford Courant

6.4. Car Share Program
Provide Car Share Spaces
Car-share spaces help offset a smaller
parking supply by offering residents
access to a vehicle without their
having to purchase one. In addition
to having dedicated spaces that are
easily accessible, each site will provide
family amenities, such as car-seats, to
increase the reliability and accessibility
of car-share vehicles. To comply with
the NBPP the following standards will
be met through the site design process:
• QUANTITY: one car-share space for
developments with 50 to 200 units.

Developments with over 200 units
shall provide two spaces, plus one
for every additional 200 units.
• LOCATION: spaces shall be located
in or near publicly accessible areas
to allow use by non-residents.
• ON-SITE PROVISION: the developer
or property manager shall give
car-share operators the right of
first refusal to locate vehicles
on-site at no cost. If a car-share
operator chooses not to locate
vehicles at the development,
the developer and/or property
manager will not be penalized.

Figure 6.4.1. CAR SHARE SERVICES
47 | North Bayshore Framework Master Plan: TDM Plan - April 2023

6.5. Short and Long Term Bike Parking
Residents are more likely to bike
when offered the same level of
access and security as those who
drive. Figure 6.5.2 shows the bike
parking, by type, to be provided on-
site, following the requirements in the
NBPP Residential TDM Guidelines.

The NBPP requires the following
bike parking standards:
• QUANTITY: one short-term bicycle
parking space is required for
every 10 units and one long-
term bicycle parking space
is required for every unit.
• IDENTIFY: North Bayshore developers
are required to clearly identify secure
bike parking locations for residents.
• LOCATION: the spaces must be
located in an easily accessible,
well-lit, and attractive location
close to main entrances that
experience high pedestrian traffic.
• ACCESS CONTROL: developers shall
provide a fob, key, or another secure
access mechanism to residents
for long-term bike parking. Bike
parking should be designed to also
accommodate cargo bicycles.

Figure 6.5.1. EXAMPLE OF AN INDOOR BICYCLE PARKING FACILITY Figure 6.5.2. RESIDENTIAL BIKE PARKING SPACES
• PUBLIC ACCESS: publicly available
bicycle parking shall be placed
according to the recommendations
outlined in Appendix D of the
City of Mountain View’s Bicycle
Transportation Plan Update.
• It is likely that some residents will not
own a bike and others will own more
than one. Any unused spaces will be
made available to full-time workers
of on-site retail or commercial
uses and/or a residential loaner
bike program. To ensure residents
have priority to secure bike parking,
the appropriate amount of spaces
made available to workers will be
determined by the Transportation
Concierge Staff on a quarterly basis.
48 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Diego Duarte Cereceda, Unsplash

6.6. Residential Bike-Share or Loaner Bike Program
The developer can establish a North
Bayshore master plan specific bike-share
program or loaner bike program to make
biking equally accessible to residents.

This program may be structured one of
two ways and is yet to be determined.

One option is to pay to sponsor a
docking station operated by an official
bike-share provider at the residential
site. With the increase in dockless bike-
share programs, an agreement could be
established for rebalancing efforts to
include placement near residential areas.

Alternatively, a site-specific loaner
bike program may be provided where
bikes are purchased and provided
specifically for tenant use. This
could also be coordinated with a
local bike shop or a bicycle advocacy
organization to launch and operate this
program. If a site-specific program
is implemented, cargo and/or family
friendly bikes will be provided.

A loaner bike program would require
reservations through a residential
portal, with free rides up to two-hours
and a small fee for each additional
hour the bike is checked out.

Residents of BMR rate housing will
be allocated a monthly stipend to
accommodate some longer trips.

Figure 6.6.1. BIKE SHARE
49 | North Bayshore Framework Master Plan: TDM Plan - April 2023 © Automotive News
Access to Larger Bike and Scooter
Share
Bike and scooter-share increase the
options for longer connections between
modes. Currently, there is no dock-based
bike-share within the City of Mountain
View. Dockless shared mobility models
are constantly changing; through
partnerships, space can be set aside
on-site for bike and scooter-share
vendors, however, an agreement would
need to be established to ensure that
the shared vehicles are available for
residents to use throughout the day.

If bike-share is provided, one option is
to work with Clipper and bike/scooter
vendors to explore the possibility of
accepting payment made with Clipper
Card accounts. This would be similar
to how transit passes and e-cash can
be loaded. If residents are already
receiving Clipper e-cash from the
development, then they can easily
integrate a bike-share membership
into their transportation options.

Figure 6.6.2. ELECTRIC SCOOTERS

OFFICE TDM

PROGRAM

7. TDM PROGRAM OVERVIEW
Monitoring
and Enforcement
52 | North Bayshore Framework Master Plan: TDM Plan - April 2023

7.1. Office TDM
To monitor compliance with the
office TDM requirements, Google will
develop an annual monitoring report
and submit to the City of Mountain
View, per the requirements of the North
Bayshore TDM Guidelines as well as the
project's Development Agreement and/
or Conditions of Approval. The report
will include the following elements:
• STATUS OF ALL EXISTING TDM
PROGRAMS: including data on
participation rates if available.
• STATUS OF ALL RECOMMENDED
TDM MEASURES: from the prior
monitoring report (if applicable),
including any available data on
participation rates, if any.
• DRIVEWAY TRAFFIC COUNTS:
driveway traffic counts will be
prepared by an independent licensed
consultant. The monitoring period
will consist of one full work week
(five days), Monday through Friday.

Traffic counts will be collected for
peak direction traffic during the a.m.
and p.m. three-hour peak periods.
• MONITOR COMPLIANCE: a.m.
traffic counts will be added together
and compared to the a.m. office
trip cap. The same will be done for
the p.m. traffic counts. Compliance
will be calculated using the average
of the three highest volume
weekdays of a.m. / p.m. counts.
• REPORT CONCLUSIONS: The TDM
report will either state: (1) the project
has remained below the required
project peak period Office Trip Cap,
providing supporting statistics and
analysis to establish attainment of
the goal; or (2) the project has not
achieved the peak period Office
Trip Cap, providing an explanation
of how and why the goal has not
been reached and a description of
additional measures that will be
adopted in order to attain the TDM
goal required for the project.

If the office trip cap is exceeded, Google
will submit a revised TDM plan to the City
identifying new programs or measures
to address the exceedance and reduce
the number of site-specific vehicle trips.

Google will be granted a six month "grace
period" to implement the measures and
correct compliance with the trip cap. If
the following annual monitoring report
indicates that, despite changes to the
TDM program, the site still does not
comply with the office trip cap, then the
City will assess a financial penalty.

TDM monitoring and enforcement
in the TDM Plan may differ from the
Conditions of Approval. The Conditions
of Approval shall govern final TDM
requirements unless otherwise
determined permissible by the City.
53 | North Bayshore Framework Master Plan: TDM Plan - April 2023

7.2. Residential TDM
To monitor compliance with the
residential TDM requirements, Google
will develop an annual monitoring
report and submit to the City of
Mountain View, per the requirements
of the NBPP Residential TDM
Guidelines as well as the project's
Development Agreement and/or
Conditions of Approval. The two main
components of the annual report are:
• Conduct a mode share survey. Data
collection will include a statistically
significant survey of residents to
monitor that the non-drive mode
share is at or above 50%.
• Report the status of the required TDM
programs, as established in Section 6.

If an annual report shows
noncompliance, the property owners will
prepare a TDM measures strategy and
will be granted a six month "grace period"
to meet the mode share target. If the
following annual report indicates that, in
spite of the changes in the TDM program,
the target is still not being met, or if the
applicant fails to submit a TDM report,
the City may assess a financial penalty.

04.2023
Technical Note
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Mountain View City CouncilJune 13, 2023

Mountain View City Council
June 13, 2023