OFFICERS HON. SUSAN ELLENBERG Co-Chair County of Santa Clara JOHN TENANES Co-Chair Meta RUSSELL HANCOCK President & CEO Joint Venture Silicon Valley DIRECTORS JOHN AITKEN Mineta San Jose Int’l Airport DAVID BINI Santa Clara & San Benito County Building Trades Council LISA BOWMAN Orrick RAHUL CHANDHOK San Francisco 49ers DR.RAKESH CHAUDHARY Kaiser Permanente Santa Clara JONATHAN COWAN El Camino Health GINA DALMA Silicon Valley Community Foundation DAVID ENTWISTLE Stanford Health Care KATIE FERRICK LinkedIn JAVIER GONZALEZ Google RAQUEL GONZALEZ Bank of America ERIC HOUSER Wells Fargo KELLY KLINE Stanford University CURTIS MO DLA Piper DELINDA MWORKA DLA Piper MAIRTINI NI DHOMHNAILL Countsy MARK G. PARNES Wilson Sonsini Goodrich & Rosati DAVID SACARELOS Seiler, LLP SHERRI R. SAGER Lucile Packard Children’s Hospital KARENA SHACKELFORD City of Fremont JARED SHAWLEE San Jose Earthquakes ED SHIKADA City of Palo Alto JOHN A. SOBRATO The Sobrato Organization JULIE SULLIVAN Santa Clara University CYNTHIA TENIENTES-MATSON San Jose State University NEERAJ VADHAN Accenture JOHN VARELA Santa Clara Valley Water District Sutcliffe, LLP COREY VERWAY LendLease 26 May 2023 Mayor Alison Hicks City Council Members City of Mountain View 500 Castro Street Mountain View, CA 94041 Honorable Mayor and Council Members: I'm writing on behalf of Joint Venture Silicon Valley to express support for the Google North Bayshore Master Plan. By way of background, Joint Venture is an organization convening our region's leaders to tackle the challenges facing Silicon Valley. Chief among those challenges are the pressing need to add to our housing stock and to do it in a way that creates vibrancy. Google's proposal responds to this challenge with: ● Up to 7,000 residential units (15% as affordable units) ● Approximately 26.1 acres of public parks and open space ● Up to 233,990 square feet of retail uses ● Up to 55,000 square feet of community uses ● Up to 3.14 million square feet of office space (1.3 million net new square feet)’ ● New public and private streets, new bicycle and pedestrian improvements; and ● An optional private district utility system. On behalf of our organization, I urge the city to approve the master plan which supports delivering Complete Neighborhoods in North Bayshore - neighborhoods that integrate jobs with housing, retail and community uses, and great public space. Sincerely, Russell Hancock President and Chief Executive Office
Synopsisof Reviewof GoogleandCityof MountainViewNorthBayshoreMaster Plan(Master Plan)Development Agreement (DA)ByCliff Chambers5-29-23Revised5-31-23 Background
At theMay3rdEnvironmental PlanningCommission(EPC) meetingontheMaster Plan, onbehalf of theMountainViewCoalitionfor SustainablePlanning(MVCSP), I wrotealetter of strongsupport for theMasterPlan, but expresseddisappointment that theEPCwasnot havingachancetoreviewtheDevelopmentAgreement ( DA). Fromprofessional experience, I knowhowimportant theDAistothedecision-makingprocessfor major landuseandtransportationendeavorsliketheMaster Plan.
DuringtheMay3rdEPCmeeting, whileboththepublicandtheEPCitself didnot haveanopportunitytoreviewtheDA, therewereseveral referencestotheDAfromboththecommissioners andCitystaff. Inparticular, therewasastaff statement regardinga2029deadlineandit wastheoreticallypossible(but certainlynot probable) that GooglecoulddeveloptheMaster Planwithout anyhousingbeingbuilt. Thesestatementsconcernedmeagreat deal andwhentheDAbecamepubliclyavailablefor theMay10thZoningAdministrator(ZA) meeting, I spent hoursreviewingit. Inconsultationwithother MountainViewCoalitionfor SustainablePlanning(MVCSP) members, I toldthemthat mysupport for theMaster Planhadgonefromstrongsupport tothat strongsupport beingcontingent onsignificant changestotheDA.
InreviewingtheDAonbehalf of MVCSP, I focusedontheaffordablehousing, transportationdemandmanagement (TDM) agreement termsanddistrict parking, threeareasof MVCSPfocus. Toalesserdegree, I reviewedtheparklanddedicationstrategy. ThePOPAconsiderationsarebeyondmyareaofexpertiseandI will let otherscomment onthissectionof theDA. I wroteapreliminarydraft of aletter fortheMay10ZAmeetingwithmyconcernsfor thesethreefocusareastobothAarti Shrivastava, Assistant CityManager andCommunityDevelopment Director, andGooglestaff onthemorningof May8thandaskedforseparatephonemeetingsontheseconcerns. Several phonemeetingswithbothpartiesoccurredonbothMay8thandMay9thtoaddresstheseconcerns. Bothpartiestoldmethat MVCSPconcernsweregoingtobeaddressedinaredlineversionof theDA, soI decidednot tosendtheletter totheZA. Beforethemeeting,bothMichael Tymoff fromGoogleandAarti ShrivastavatoldmethechangesI hadrequestedwereintheredlinedversionI washandedbeforethemeeting. I trustedthesehighlevel assurancesandcontinuedtosupport theGoogleNorthBayshoreMaster PlanandtheDevelopment agreement inpublictestimonyonbehalf of MVCSP at theMay10ZA meeting.
OnMay24th, I met withJoyceLin, EPCChairperson, todiscussaletter that I hadsent totheEPCCommissionersbeforetheir retreat onMay17thaskingthat EPCcommissionersrequest achangeintheordinancethat wouldenabletheEPCtoreviewfutureDevelopment Agreementsaspart of their advisorycapacitytotheCityCouncil. After goingthroughtheconcernsI hadoriginallyhadwiththeDAthechangesmadetotheDAintheredlinedversionthat wasapprovedbytheZAonMay10th, sheaskedmetowritethissynopsisdocumentingmyoriginal concernswiththeDA, thechangesmadeintheredlinedDA, andanyremainingconcernsandissuethat might beaddressedor at least discussedbyCityCouncil beforetheJune13thCityCouncil, whenit considersapproval of theMaster Plan.
Therewasnot timetofullydiscusstheimplicationsof theproposedTDMPlanAgreement inExhibit Rof theDAwithGooglestaff. I hadfurther discussionswithGooglestaff includingMichael Tymoff onMay30and31toaddressmyconcerns, andsignificant issuesfrommyperspectiveremain. 1 Beforeexpressingtheconcerns, I dowant toexpressgratitudetoboththeCityandGooglefor formulatinganoverall excellent DA. It isanegotiatedagreement, sothereissomeveryobviousgiveandtakeinthedetailsof theDA. Fromthepublicperspective, Citystaff overall didaverygoodjobestablishingimportantmilestonestoensuredeliveryof keyelementsof theMaster Planearlyintheproject development.
I haveorganizedthissynopsisintothreeparts:
● Issuesthat still needclarificationor CityCouncil consideration● Issuesthat wereresolvedintheDAapprovedbytheZA● Issuethat isbeingnegotiatedinCityCouncil CloseSession
ISSUESTHATSTILLNEEDCLARIFICATIONORCOUNCILCONSIDERATION
1. Whiletherewereprovisionsfor dedicatinglandfor theEco-GemandShorebirdYards(schoolsite) beforeissuanceof thefirst buildingpermit, therewasnosuchprovisionfor dedicationof thethreeparcelsof landfor affordablehousinginPhaseI. Infact, thephasingplanallowsGoogletounilaterallymakechangestothephasingplan without anyCityCouncil approval, resultinginthepossibilitythat onlyofficecouldbedevelopedwithout anyresidential development includingaffordablehousing KeyText of Original DAReleasedfor ZAmeeting
5.1.1.1Asaconditiontoissuanceof thefirst buildingPermit for Residential Building, Development shall haveprovidedanIrrevocableOffer for theAffordableHousingsitesJS4, JS5, andPE2ontheVestingTentativeMap….
3.5.1.1ThePartiesagreethattheProjectwillbedevelopedinthePhasesdescribedinthePhasingPlanattachedasExhibitD.IfDeveloperdesirestomodifythePhasingPlan,suchalterationshallnotbedeemedaMaterialChangeorinconflictwiththisAgreement.DevelopershallhavetherighttoincrementallydevelopeachPhase(andsubsequentlymaysubmitmultipleapplicationsforSubsequentApprovalsperPhase),andtodeterminethesequencingofdeliverywithinanyPhase.
IssueDescription
WhileitisimportanttoprovideGooglewithflexibilityinthephasingoftheprojecttoaddresschangingmarketconditions,thereneedstobesufficientguardrailstoprotectthepublicinterestsothatthepublicbenefitsfromtheMasterPlanareachieved.AttheMay3,2023EPCmeetingAartiShrivastava,AssistantCityManager/CommunityDevelopmentDirectorstatedthatitwaspossiblewhilenotprobablethatthedevelopmentagreementascurrentlystructuredcouldleadtoonlyofficedevelopmentwithnohousingbeingdeveloped.Thiswasconfirmedinafollow-upcallwithheronMay8th.Asoriginallywritten,GooglewouldneedtoapplyforaResidentialBuildingPermitbeforethethreeaffordablehousingparcelswouldbededicated.Theoretically,Googlecouldunilaterallychangethephasingplansothattheofficeonlyisbuiltinearlyphases.Tobeclear,thisisnotthecurrentintentofGoogleanditsmanagementteamastheyarecurrentlycommittedtoaphasingplanthatdelivers50%oftheaffordablehousinglanddedicationinPhaseI. 2 Howthiswasresolvedintheredlineversion
TheredlineversionprovidesthesametriggerforthethreePhaseIaffordablehousinglanddedicationastheEco-GemandShorebirdYardsbyrequiringthatthelanddedicationforaffordablehousingoccurbeforethefirstBuildingpermitisissued,eitheranofficeand/orresidentialbuildingpermit.
Additionally,asdocumentedintheredlinedversionofTableF,ifGoogledoesnotsubmitanybuildingpermitbeforeFeb.1,2029,theDAnowrequiresGoogletoprovidetheCityfeetitletothethreeparcelsforaffordablehousingdevelopmentasarequiredcondition.
ThesechangescloseamajorloopholeintheDA
RemainingPolicyIssueforCityCounciltoConsider
Whiletheabovechangeallowsforearlydevelopmentofthethreeaffordablehousingparcels,another1.4acreparceliscurrentlyscheduledinPhaseII. AscurrentlystatedintheredlinedDAversionapprovedbytheZA, Googlehasunilateralcontrolinre-arrangingthephasessoitispossiblethatnoadditionalaffordablehousinglanddedicationcouldoccuruntillaterphases.Inmyopinion,suchachangetotheaffordablehousinglanddedicationphasingisamaterialchangeandshouldbeapprovedbytheCityCouncilbeforesuchaphasingplanismade.AsIcurrentlyunderstandit,thededicationofthe0.3acreShorebirdSquareparklanddedicationinPhaseIIistiedtothe1.4acrelanddedicationinPhaseIIforaffordablehousing.ItwouldalsoaffecttheactualPOPAcreditproposedbyPhaseII.
TheDAascurrentlywrittenprovidesunilateralauthoritytoGoogletochangethephasingofthemasterplan.Overall,Councilneedstodecideatwhatpoint,ifany,dophasingchangesbecome“MaterialChanges”thatwouldrequireCouncilapproval.
2. IfGoogleisnotabletoprovidesufficientaffordablehousing, theyshouldnotbeabletoissuealetterofcreditandhousingfeesthatwouldallowotherdevelopmentapprovalsinsubsequentphases DevelopmentAgreementText:ExhibitFFirstPage
IntheeventthatDeveloperfailstodeliverIrrevocableOfferstoanyAffordableHousingSiteandcausesuchlandtobeintheRequiredConditionandbereadyforacceptablebytheCityatthetimessetforthinthisAffordableHousingDeliveryPlan,andiftherearenotsufficientaffordablecreditsavailablebasedonAffordableHousingSitespreviouslydedicatedorcompletedasapplicable,CitymaywithholdissuanceofLaterApprovalsforanyotherbuilding(s)Project-wideforotherresidential;provided,however,ifDeveloperdeliverstoCityanirrevocablestandbyletter 3 ofcreditinaformacceptabletoCityandinamountequalto100%oftheaffordablehousingfeecreditvalueofsuchAffordableHousingSite,City’sremedyshallbelimitedtodrawdownoftheletterofcreditandCityshallnotwithholdissuanceofLaterApprovals.
IssueDescription
ThesuccessfuldeliveryofbothmarketrateandaffordablehousingisessentialtothedevelopmentofcompleteneighborhoodsasdefinedinthePrecisePlan.AllowingGoogletheabilitytoprovide100%oftheaffordablehousingfeeinsteadofthededicationofparcelsforaffordablehousingisnotanacceptableprovisionbecauseitwillbeverydetrimentaltothecreationofcompleteneighborhoods.TheCity’sremedyasstatedinthecurrentDevelopmentAgreementisnotacceptableandneedstoberevised.
Thissamefeemechanismisalsoutilizedfortheparklanddeliveryandisalsonotanacceptablesubstitution.
AccordingtomyunderstandingofmyconversationwithAartiShrivastava,thestatedlanguageintheoriginalDAdrafttextwasnottheintentoftheCityandtheredlineversionhasbeencompletelymodified.
Howtheredlineversionresolvesthisissue
TherevisedtextisfulloflegaleseandI’mnotsureIfullyunderstandit.MybottomlineunderstandingisthatifGoogledoesnotdelivertheaffordablehousingparcels,withtheredlinelanguage,theCitycanwithholdapprovalsofmarketrateresidentialdevelopmentbuildingsandparcelsinsubsequentphases.Ibelievewhatthenewlegalesemeansisthat Iftheaffordablehousingoffershavebeenmadebutnotdedicated,thenanacceptableletterofcreditfor125%oftheaffordablehousinglandvalueuntilthededicationactuallyoccurs.
FurtherclarificationisneededbytheCityAttorneyorCommunityDevelopmentDirector However,thereneedstobebetterclarificationfromtheCityAttorneyandtheAssistantCityManager/CommunityDevelopmentDirectorifmyaboveunderstandingiscorrectandwhattheimplicationsoftheselegalesechangesactuallyare.
3.ThereisawholesalechangefromthePrecisePlanrequirementsandMasterPlanprovisionforatripcaptoDAtermsintheTDMPlanAgreementforaTripCapImplementationPlan.TheDAisproposingatripcapnumberforGoogleoccupiedbuildingsbasedontheMasterPlanfullbuildout.ThereisaneedforinterimTDMperformancemilestonesforatleastthreebuildingphasesbetweennowandfullofficebuildingbuildout.
Frommyprofessionaltransportationplanning(nowretired)perspective,thetripcaprequirementsandmonitoringthemareextremelyimportantforthequalityoflifeintheMountainViewcommunityatlargebutparticularlyfortheresidents,visitorsandemployeesinNorthBayshore.ItisthemechanismthatwillensurethecarlightvisionofthePrecisePlan.Unfortunately,it’sverycomplicatedandthissectionisabitlongbecauseitneedsimportantcontextforunderstanding.ThePrecisePlanandMasterPlanbothhavesections4 onthetripcapthatI’mgoingtoreviewfirstbeforediscussingtheDATDMPlanAgreementandtheproposedTripCapImplementationPlaninTDMAgreementinExhibitRoftheDA. 2017PrecisePlanRequirements
Section8.3MonitoringPrograminthePrecisePlansetsaPeakHourVehicleTripCapas8,290(AM)and8,030(PM)atthethreegateways.Ifmonitoringshowsthatthetripcapisexceededaftertwoconsecutivereportingperiods,theCity“willnotgrantanynewbuildingpermitsfornewnewsquarefootage”inNorthBayshorewithsomeexceptions.TheexceptionsincludeproposalsthatcandemonstratecompliancewithtripsbasedonphysicalinfrastructureimprovementoradditionalTDMmeasures.
ThePrecisePlanalsoincludedprovisionfor“Non-ResidentialSiteSpecificTDMPlanandVehicleTripCapCompliance.” ThisrequiresasitespecificTDMPLanandvehicletripcapmonitoringcountsoneyearafterreceivingaCertificateofOccupancy. Ifthesitespecifictripcapisexceeded,thedevelopermustsubmitarevisedTDMPlanto“addresstheexceedance”. Iftheexceedancecontinuesthenapenaltycanbeassessed. 2021NorthBayshoreCirculationFeasibilityStudy(CirculationStudy) TheCirculationStudyapprovedbyCouncilincludedmodifiedtripcappoliciestorevisethetimeperiodandlocationsforcompliancewiththemostnotablechangesbeing:
● Themonitoringshouldmeasurethreehourpeakperiodtipsinbothdirectionsateachgatewayandmode-sharetrends.● Measurecompliancebycomparingactualpeakdirectiontrips(a.m.inboundandp.m.outbound)withthegatewaycapacityfortheboththea.m.andp.m.threehoupeakperiodsasopposedtojustthepeakhour.● AdjusttheShorelineBlvd.andRengstorffgatewaycapacitiesasnewinfrastructureprojectsarecompleted.● Inordertoachievethethreecorridortripcapcompliance,therewillbeaneedfora35%SOVrateinsteadofthe45%SOVrate.
NorthBayshoreMasterPlan
InSection7.1oftheApril2023TDMPlanintheMasterPlan,itstates:
Tomonitortripscomplianceoftheofficetrips,”GooglewilldevelopanannualmonitoringreportandsubmittotheCityofMountainView,pertheNorthBayshoreTDMGuidelines.” Thewillinclude:
● StatusofexistingandrecommendedTDMprograms● Drivewaytrafficcountsbyanindependentlicensedconsultantforallfiveweekdaysmeasurethepeak3houramandpmcounts. 5 ● Monitoringcomplianceforthea.m.andp.m.actualcountscomparedtothetripcap.TheTDMreportwilldetermineiftheprojecthasremainedbelowtherequiredprojectpeakperiodOfficeTripCap.
Thepurposeof theTDMPlanistoprovidedetail onspecificTDMprogramsthat Googlewill implement toachievetheproject’sTDMgoals, includingtheTDMrequirementsspecifiedintheConditionsof Approval andDA. TheMaster PlanImplementationPlandidnot establishhowthesitespecifictripscapswouldbeestablished.
FrameworkforTDMAgreementintheDA
BeforegettingintothedetailsoftheDATDMAgreement,letmefirstacknowledgethatGooglehasbeennationalleadersinTDMprogramimplementation.Achievementofa45%SOVrateduringthepre-pandemicisquitetheaccomplishment.GoogleisarecognizedleaderintheTDMprogramdevelopment.However,asweknowconditions,management,andcorporatephilosophychange.TheliteratureisfullofexamplesofexemplaryTDMprogramimplementationduringtheentitlementprocess,withasignificantdownsizingofprogrameffortsafterentitlementshavebeenprovided.TheDAisathirty-yearagreementandduringtheentiretimeframetheDAshouldensurethattheTDMprogramsareaccountableforcontinuingtoachievethelowSOVrateandtripcapgoalsevenifmanagementorcorporategoalschange.
Assummarizedabove,theconceptandimplementationofthetripcaphasevolvedovertime.ThepreludeinExhibitR,TransportationDemandManagementAgreementstatesitisactuallynotanagreementbuta“....officeTDMframeworkprovisionstobeincludedintheTDMagreementwhichshallapplytoallGoogleoccupiedbuildingslocatedinthePrecisePlanarea.” Whilethisismuchmorecomplexthanitneedstobe,essentially,theDATripCapImplementationPlanisabrandnewconceptnotforsitespecificplansforindividualbuildingsbutforallGoogleoccupiedbuildingscollectivelyintheNorthBayshorePrecisePlanarea.
TheCitycannotrequireTDMprogramrequirementsonexistingemployment,butonnewemployment.GoogleintheDAhasvoluntarilyincludedallemploymentinexchangeforoncetheTripCapImplementationPlanisapprovedbyCity,thereisan“acknowledgementthattheOfficeTripCap,whenapproved,shallsupersedeallExistingGoogleRequirements.” ThisallowsGoogletomanagetheTDMprogramforallGoogleofficebuildingsundertheircontroltoachievea35%SOVrate. ThisisamajorpolicyshiftfrommyperspectiveandwasnotpointedoutassuchintheMay3EPCstaffreport. 6 TheTripCapImplementationPlanisintroducedintheDA,butwasnotincludedintheMasterPlan.ItisaframeworkandthemethodologyfordeterminingboththetripcapnumberforallGoogleoccupiedbuildingsandhowtheannualTDMmonitoringreportcomparestheactualtripcountstotheTripCapnumberisNOT INCLUDEDintheDA. Thedetailsonhowdrivewaytripscounts,districtparkingandsharedparkingwillbeaggregatedforallGooglebuildingsintovehicletripsisstilltobeworkedoutaftertheDAisapproved.
FromboththeGoogleperspectiveandtheMountainViewcommunityperspective,theTripCapImplementationPlanisagoodframeworkandIsupport,butwillneedclosescrutinyandprofessionalpeerreviewbeforeitcanbevalidatedthattheTripCapImplementationPlanprotectsthepublicinterestinreducingtrafficlevelsforhighqualityoflifeinbothNorthBayshoreandbeyond.Thedevilsareinthedetailsandtheassumptionsutilized.AsitstandsnowtheTripCapImplementationwillbeapprovedbyCitystaffwithnopeerrevieworpublicinput.
Thereismuchwarrantedconfusionaboutwhatthetripcapnowmeans.TherefirstwasthetripcapnumberattheRengstorff,Shoreline,andSanAntonioGatewaysasdefinedbythePrecisePlan.ThereisalsoasitespecifictripcapinthePrecisePlanandtheCityCouncilapprovedasitespecifictripcapfortheLandingsinthe2020 IssuesthatWarrantCityCouncilConsideration
HerearesomeofmyconcernsasthemethodologyisnotincludedintheDAbutsomekeyassumptionsare:
● ThetripcapnumberasdefinedintheDAisforfullGoogleMasterPlanbuildoutofofficespace.AsdefinedinTableAofExhibitR,thesquarefootageforthetripcapnumberincludesthenew3.1millionsquarefeetofofficeintheMasterPlan,existingoffices(tobedeterminedinthetripcapimplementationplan)andtheentitlementprojectsnotyetoccupiedincludingLandingsandEastCharleston.BecausetheMasterPlanisbeingconstructedin8phaseswithbothofficeandresidentialbeingovertime,theofficeannualTDMMonitoringreportwillalwayscomparethecurrentyeartripcounttothefullbuildouttripcapnumberascurrentlywrittenintheDA. Becausemostoftheofficewillnotbebuiltinearlierphases,butthe3.1millionsquareofofficetripgenerationisincludedinthetripcapnumber,inmyprofessionalopinion.Googlewilleasilybeabletoachievecompliancewiththetripcapwhenthefirstseveralnewofficebuildingsareconstructed,eveniftheyreducetheservicelevelsoftheirTDMplaneffort.TherearenointerimperformancemilestonesbyprojectphasestotrackprogressoftheTDMimplementationeffectivenessinmeetingthetripcapnumberintheDAorrecommendedfortheTripCapImplementationPlan.Inordertoaddresstheaboveconcern,interimTDMperformancemilestonesshouldbeestablishedaspartoftheTripCapImplementationPlan.● TheDAallowsGoogletoproposetheTripCapNumberwiththePublicWorksDirectorandCommunityDevelopmentDirectorapprovingit.WithnomethodologyproposedintheDA, theDAshouldrequireGoogleandtheCitytojointlyhireanindependentthirdpartyto1)developthemethodology;2)proposeinterimperformancemilestonesbyphaseincludingagradualreductionofcurrentSOVrateto 7 35%SOVratebyprojectphase;and3)determinethetripcapnumberatfullbuildout.ThekeyassumptionsandfindingsofthethirdpartyshouldbepeerreviewedandtakenintoaccountinthedecisionmakingprocessbyboththeCityandGoogle,whowouldneedtoapproveall3stepsabove.● Atripgenerationrateof4personsper1,000squarefeetofofficespaceisspecifiedasakeyassumptionintheDA.. Thisisaverytraditional,old-schooltripgenerationforatraditionalsuburbanbusinesspark.Manysuburbanofficebuildingspre-pandemichadmuchhighertripgenerationrates,withsomeobserversprojectingthatmanyofficebuildingshad5-6personpersquarefeet.Theindependentthirdpartyrecommendedaboveshouldvalidatewhatthelikelypersonspersquarefeetwerebeforethepandemicandutilizethisnumber. ● ConsistencywithpeakperiodtripgenerationratethatwasusedintheNorthBayshoreMasterPlanSubsequentEnvironmentalImpactReport(SEIR)TransportationAnalysisortheNorthBayshoreMultimodalTransportationAnalysisisalsoakeyassumptionandshouldbevalidatedandscrutinized.Googlestaffarguethatboththe4personsper1,000squareofofficespaceandthepeakperiodtripgenerationratethatwereutilizedintheSEIRneedtobeutilized.Thisisadevelopmentagreementandbothpartiescanagreetodifferent,moreaccurate,anddefensiblekeyassumptionsthatconsiderthepre-pandemic,pandemic,andpost-pandemicrealitiesiftheybothsodesire.
WhileIamgenerallysupportiveoftheTripCapImplementationPlanifitgoesthrougharigorouspeerreviewprocesstovalidatethekeyassumptions,itisamajorpolicyshiftinmyopinionfromthePrecisePlanandsubsequentCouncilapprovedchangestotheTripCappolicieswiththe2021CirculationStudy. Ascurrentlywritten,theTripCapImplementationPlanwillsupersedeallothertripcaprequirementsandwillbeapprovedbytheCommunityDevelopmentDirectorandPublicWorksDirector. TheCityCouncil,ofcourse,canmakethisdecisiontodelegatetheapprovaltoCitystaff,butitshouldatleastrecognizethatit’samajorpolicyshiftandwillhopefullyaddresssomeoralloftheissuesdescribedabove.
ISSUESTHATWERERESOLVEDINTHEREDLINEDDAAPPROVEDBYTHEZA
4.Googleshouldberequiredtoincludecommutershuttles(GoogleBuses)asarequiredTDMcomponent.
DevelopmentAgreementText:ExhibitR
TherequiredTDMcomponentsincludealonglistbutfortheGooglebuses,theonlyrequiredTDMcomponentis:
e.Providepubliclyaccessibleshuttleservicestoconnectemployeesandvisitorstoexistingpublictransitstops/hubs,eitherdirectlyorthroughtheMVTMA.
TheGooglebusesasweallknowthemprovidedirectfreeservicesfromareasaroundtheBayAreatoNorthBayshore. TheyareNOTarequiredTDMmeasure. InfacttheyarenotincludedintheDevelopmentAgreement 8 IssueDescription
Priortothepandemic,theGoogleCommuterShuttleprogramwasutilizedby31.3%ofemployees.ThemodesplitthatGoogleachievedinasuburbanbusinessparkisunprecedented,andlargelyduetotheGooglebuses.InCondition264inExhibit2,shuttlestotransithubsarearequiredTDMmeasure,butcommutershuttlesfromBayArearesidentialareastoNorthBayshore areNOTincludedasarequiredTDMprogram.ThisomissionhasbeencarriedforwardtotheDevelopmentAgreement.
The35%SOVperformancehasandwillcontinuetolargelydependontheGoogleCommuterShuttleProgramtonotonlycontinuebuttothriveandevenexpandasadditionalofficespaceisoccupied.Withthetripcapassumption,Googleisallowedtoutilizea35%SOVassumption,butwithoutacommitmenttosustainingandexpandingtheGoogleShuttleProgramintheDevelopmentAgreement,thisassumptionisnotfeasible.
Whenthesufficienthousingandlocalservicesarefullydeveloped,theinternaltripratecanbemonitoredandreportedon.ThereshouldbeperformancemetricsthatwouldallowGoogletoreducetheservicelevelsoftheGoogleCommuterShuttleProgram,butonlyaftertheinternalratehasbeendocumentedandachieved.
Howtheredlinedversionresolvedthisissue
InExhibitR,intheotherTDMMeasuresection,for“AdditionalmeasuresthatshallbeconsideredasneededtomaintaincompliancewiththeOfficeTripCap … ” thefollowinghasbeenadded“(vii)providecommutershuttleserviceforemployees”. I’mnotsurewhythiswasn’tincludedoriginallyinboththeMasterPlanandDAasMichaelTymoffagreedwholeheartedlythatthecommutershuttlewillbeabsolutelyneededtoobtainthe35%SOVrate.
5.Therearecurrentlytwotermsof15yearsinthedevelopmentwhichallowsGoogletoproceedwithdevelopmentinasecond15yeartermevenifmajorpublicbenefitmilestoneshavenotbeenachieved.
DevelopmentAgreementText:
2.2.3TermExtensionRequirements.InadditiontotheconditionsinSection2.2.2above,inordertoobtaintheTermExtension,DevelopershallhavefullysatisfiedallofthefollowingrequirementspriortoexpirationoftheInitialTerm(collectively,the“TermExtensionRequirements”).
2.2.3.1AffordableHousing……IfDeveloperisunabletomakeanysuchadditionalIrrevocableOfferspriortotheexpirationoftheInitialTerm,thenDevelopershallstillhavetherighttotheTermExtensionif,priortotheexpirationoftheInitialTerm,DeveloperprovidesCitywithaletterofcreditintheamountofthein-lieuaffordablehousingfeesthatwouldbedueinordertoachievethefifteenpercent(15%)requirement,whichletterofcreditshallremainineffectuntilsuchtimeasDeveloperhasmadesuchIrrevocableOffersofdedication. 9 IssueDescription:
Theabovetext setsouttherequirementsforatermextensionbeyondthefirstfifteenyeartermoftheDA.Staffisapplaudedforestablishingtheperformancemilestones.WeagreewithaperformancebasedsystemforallowingthetermextensionoftheDA. However,theabilityofGoogletohavetherighttotheTermExtensionbyprovidingaletterofcreditintheamountofthein-lieuaffordablehousingfeestoachieve the15%requirementisnotacceptable.itwouldbeasseriousdetrimenttotheCompleteNeighborhoodsenvisionedinthePrecisePlanaswellastheMasterPlan.
HowthiswasresolvedinRedlinedVersion
Section2.2.3.1onAffordableHousingSitesforTermExtensionbeyondthe15yearshasbeenradicallychangedandnowreads:
“DevelopershallhavemadeanIrrevocableOffer(s)andcausedtobeintheRequiredConditionasufficientnumberofAffordableHousingSitesatleastfifteenpercent(15%)ofthenumberofmarketrateresidentialunitsforwhichDeveloperhasobtainedBuildingPermits.Foravoidanceofdoubt,temporaryshortfallsinAffordableHousingSitededicationswhichmayotherwisebeaddressedthoughdeliveryofLettersofCreditasprovidedinSection4.1shallnotpermitted(sic)atthetimeoftermextension.” ThisrevisedlanguageadequatelyaddressesMVCSPconcerns,althoughwewouldhavepreferreda10yeartermwithtwotenyearextensions.
ISSUEBEINGADDRESSEDINCITYCOUNCILCLOSEDSESSION
6.TheprovisionsforDistrictParkingareassumedtobeShorelineAmphitheatrebuttheleasetermsandbackupoptionsarenotincludedintheDA IntheMasterPlan,LotCisincludedasamajorfeaturefordistrictparkingwitha6-story4,300squarefootgarage.ThereisscantattentiontoDistrictParkingintheDevelopmentAgreement.InsteadtheDAstates:
“ConcurrentlywiththisAgreementthePartiesareenteringintoanOptiontoGroundLeaseLotCpursuanttowhichthedeveloperhastheoption(emphasisadded)toleasealloraportionofLotCforDistrictParkinguseascontemplatedintheMasterPlan.” ItisourunderstandingfrombothGooglestaffandCitystaffthattheleaseagreementwillcomebeforetheCityCouncilonJune13th.IndiscussionswithaCityCouncilmember,thenegotiationsarebeinghandledinCityCouncilclosedsessions.
Thereareafewconcernshere,butmostlycommonsensequestions:
10 ThedevelopmentagreementdoesaddresswhathappensifGoogledoesnotexercisethisleaseoption.WhatisthebackupplanfordistrictparkingifthisisnotspecifiedasspecifictermandconditionintheDA. CitystaffhasindicatedthatGooglewouldthenneedtofindanalternativesiteforDistrictParking.Where? ThephasingoftheparkingonLotCisnotaddressed.Whenwillthe4,300spacesbeneeded?Whyisn'titincludedinthePhasingPlan? Whattypeofshuttleservice/activetransportationservicesfromLotCwillberequiredtoprovideadequatedistributionofemployees.
WhenwillLotCbeincludedinthedrivewaycountsfortheTripCapImplementationPlan.
WhatwillbeleasetermsandwilltheCityreceiveadequatecompensationforthelease.
Whathappensaftertheexpirationofthelease?
ThesequestionsandotherswouldnormallybeaddressedintheDAandarenot.TheyarehopefullybeingaddressedintheclosedsessionnegotiationswithGoogle. 11 June 8, 2023
Mountain View City Council
500 Castro Street
Mountain View, CA 94041
Via email to: [email protected]
Subject: Environmental Groups' Support for Google's North Bayshore Master Plan
Dear Mayor Hicks and Members of the Mountain View City Council, The Sierra Club Loma Prieta Chapter, Sierra Club Bay Alive Campaign, Santa Clara Valley Audubon Society, Green Foothills, Citizens Committee to Complete the Refuge and California Native Plant Society Santa Clara Valley Chapter have participated in the Nort h Bayshore planning processes for more than a decade. Through the years, we have contributed to the North Bayshore Precise Plan vision and guiding principles and have participated in planning efforts including studies and environmental documents. We have engaged with the City, the community, and primarily with Google. Along the way, we have witnessed firsthand the commitment of Google to engage with the community and incorporate feedback from a wide range of stakeholders.
We have also witnessed the dedication of City staff, elected and appointed
officials to a robust and inclusive approach, faithful to the Precise Plan vision and guiding principles.
Our nonprofit organizations have devoted substantial resources, staff time and volunteers’ expertise and time, to influence the design and future of North Bayshore. This is because North Bayshore is a sensitive and special place. It contains important habitat areas and rich biodiversity at the Charleston Retention Basin, the egret rookery of Shorebird Way, the Coast Casey wetlands, Steve ns and Permanente Creeks, as well as Shoreline Park and its constellation of special status species (including burrowing owls). All of this is critically important to us, to Mountain View residents, and to our tens of thousands of members in the area.
Furthermore, the low elevation and proximity to San Francisco Bay renders North Bayshore vulnerable to impacts of sea level rise , including rising groundwater and flooding.
We acknowledge the efforts of the City and Google to address this complex environmental settin g in a holistic and resilient way. We look forward to continuing to engage with the City and with Google to effectuate the vision for this area.
We look forward to implementation of the following elements. ● Ecological development that supports biodiversity , including the Eco Gem to expand habitat for birds and butterflies, Habitat Overlay Zones, and protection of the egret rookery, Charleston Retention Basin, and the burrowing owls at Shoreline Park.
○ We hope the City commits to protecting the Eco Gem as habitat in perpetuity and explores ways to accomplish this goal. ○ We hope the trees that comprise the egret rookery are maintained to ensure their long term health.
● Sustainable building systems as well as resilient and sustainable infrastructure solutions.
● Robust monitoring of transportation solutions as a key to sustainable development.
Google’s North Bayshore Master Plan is an important milestone for the City and for Google. Our environmental groups conceptually support the plan primarily because of its ecological and sustainability elements. We thank the City of Mountain View and Google for the opportunity to engage in this exciting process.
Sincerely,
Gita Dev
Sustainable Land Use Committee
Sierra Club Loma Prieta Chapter
Susan DesJardin
Bay Alive Committee Chair
Sierra Club Loma Prieta Chapter
Matthew Dodder
Executive Director
Santa Clara Valley Audubon Society
Eileen McLaughlin
Board Director
Citizens Committee to Complete the Refuge
Alice Kaufman
Policy and Advocacy Director
Green Foothills
Linda Ruthruff
Conservation Committee
California Native Plant Society Santa Clara Valley Chapter