概要信息：

sustainability plan
parkmerced
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   01.26.11
The Parkmerced Sustainability Plan establishes specific goals, strategies and targets that will be incorporated 
into the transformation of Parkmerced into a model 21st century healthy neighborhood.  The Plan addresses 
the conservation and management of energy, water and other natural resources.  In addition, it establishes 
goals for green building standards, solid waste management and sustainable construction strategies.  Together 
with the accompanying Vision Plan, Design Standards and Guidelines, Transportation Plan, and Infrastructure 
Report, The Parkmerced Sustainabilty Plan provides a comprehensive vision for all future improvements at 
Parkmerced. 
- The Vision Plan lays out the vision and conceptual frameworks for all proposed improvements at Parkmerced. 
- The Design Standards and Guidelines prescribe urban design controls for land use, open spaces, streets, 
blocks and individual buildings.  It also outlines a process for project implementation.
- The Transportation Plan provides a framework and management plan for addressing transit and vehicular 
travel to and from the neighborhood.
- The Infrastructure Report establishes an outline for anticipated site-wide improvements to all streets and public 
rights of way, underground utilities and site grading.
This vision for Parkmerced has been developed through a collaborative process with input from community 
members, local agencies and departments, public advocacy organizations and design and engineering experts.
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ND
LN
WA
EN
SW
MC
MV
AP
A New Vision 5
Unique Opportunity 7
Approach 8
Strategies 10
Goals 12
Neighborhood Design 14
Existing Conditions 16
Land Use + Community 18
Site Design 20
Transportation 22
Landscape 24
Existing Conditions 26
Hydrology 28
Habitat 30
Open Space 32
Operations + Maintenance 34
Water 36
Existing Conditions 38
Water Supply 40
Wastewater 42
Energy 44
Existing Conditions 46
Energy Reduction + Consumption 48
Energy Production + Distribution 50
Solid Waste 52
Existing Conditions 54
Waste Reduction 56
Materials + Construction 58
Existing Conditions 60
Materials 62
Construction 64
Measurement + Verification 66
Performance 68
Appendix 70
Definition of Terms 72
parkmerced
sustainability plan
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Craig W Hartman, FAIA
August 2010 
a new vision
parkmerced sustainability plan: 
addressing urban sustainability at the neighborhood scale
The new vision for Parkmerced represents a bold and unparalleled opportunity to transform an entire 
WWII-era San Francisco neighborhood into an international model for a sustainable 21st-century green 
community. The goal of a regenerated Parkmerced will be to create a vibrant, verdant and sustainable 
neighborhood.  Parkmerced will be a neighborhood with an increased number of residential units and 
commercial/retail services and an increased amount of open space dedicated to natural ecological sys-
tems and recreational uses, all while reducing the per capita impact on our environment. A key goal to 
this sustainability-focused neighborhood is targeting a project-wide net-zero increase in greenhouse gas 
production from buildings while providing for more homes.  A regenerated Parkmerced will contribute 
towards San Francisco’s stated goal to be among the world’s most sustainable cities.
The Parkmerced Sustainability Plan is able to address some of the most critical environmental issues 
of our time including climate change, resource overconsumption and reinvigoration of ecosystems at 
the critical scale of an entire neighborhood, allowing the community as a whole to accomplish more 
than a single parcel or building could on its own.  This Plan has been developed to address these 
issues while working within the framework and specific conditions of Parkmerced’s location, micro-
climate, topography, ecosystems and historical and design circumstances. 
The Parkmerced Sustainability Plan establishes the goals, strategies and targets that will lead to a 
substantial decrease by each household in energy and water consumption, waste production, and 
automobile dependence, and will focus on state-of-the-art sustainable building materials systems and 
strategies.  Parkmerced’s environmental focus will also be enhanced by a renewed urbanism that will 
provide and integrate open spaces and natural ecosystems into the neighborhood in unique, sustain-
able and regenerative ways. The final result will ultimately be the incremental replacement of a devel-
opment based on the consumptive, suburban, car-centric approaches of the past with a neighborhood 
built around the principles of a productive, socially active, walkable community.
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Parkmerced is one of eight large-scale, planned community 
developments built by Metropolitan Life throughout the 
country around the time of WWII.  These communities 
were designed to introduce what was then considered to 
be a highly desirable, suburban lifestyle into some of the 
nation’s most densely settled urban areas.  It was close to 
the cultural amenities of the City while offering wide open 
spaces and room to spread out.  Parkmerced was noted 
for its innovative garden apartment blocks built around 
shared courtyard green spaces that gave residents the 
feel of enjoying their own suburban green backyards.
Parkmerced was able to provide considerable open space 
with residences removed from the City’s density and public 
transportation because the planning strategy of the time 
favored automobiles as a primary mode of transportation. 
The automobile allowed an escape from the City and 
represented independence.  However, our dependence on 
the automobile has been a key component of our society’s 
ecological footprint exceeding our environment’s carrying 
capacity and sustainability.  Suburbs and communities 
removed from the city center have faced increased social 
challenges with many people spending more time alone 
in a vehicle than engaging with other people in their 
community.  
Similarly, Parkmerced has seen diminished activity and 
social engagement in its public realm.  Services and 
amenities originally intended to support the residents of 
Parkmerced such as playing fields, a school, and retail 
space have either been sold off by previous owners or 
closed, because they were not positioned to be an integral 
part of the community.  This is further compounded by the 
design of the garden apartments which are configured with 
primary living spaces opening inward towards semi-private 
courtyards, with only hallways and bathrooms facing 
the public right-of-way.  This has created a condition of 
insufficient ‘eyes on the street’ and a general sense of a 
lack of security.
Redeveloping Parkmerced offers a chance to change 
these unintended social effects of past planning principles, 
and in their place foster a vital community.  The uninsulated 
garden apartments, which now contain inefficient fixtures 
and appliances and cannot accommodate the people with 
disabilities, can be replaced with accessible buildings 
that not only consume less, but also produce renewable 
energy.
Perhaps most importantly, Parkmerced’s location 
within San Francisco makes this development a unique 
opportunity to address the current environmental 
pressures of our increasing greenhouse gas emissions. 
By reversing its current land use and transportation trends, 
Parkmerced can become a community fully connected 
with the City through public transportation and engaged 
with its surrounding neighborhoods through pedestrian 
and bicycle networks, offering San Francisco the ability to 
showcase forward thinking urban planning and sustainable 
development for the 21st century.
unique opportunity
Parkmerced’s large scale, single ownership and location within the 
City of San Francisco, with close proximity to public transit, make 
this a once-in-a-lifetime opportunity to create the prototype for a 
21st century eco-neighborhood.  It offers a chance to counter prior, 
obsolete, car-centric urban planning principles, high maintenance 
landscapes, and inefficient buildings consumptive of natural 
resources. 
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The transformed Parkmerced will be built on a strategy of ecological urbanism, which can be defined as the re-thinking and 
re-structuring of the built environment in response to and in collaboration with the natural environment.  Urban development 
and natural ecosystems need not be mutually exclusive, nor are people and their activities separate from nature.  To 
support our increasing population and the inevitable growth of our cities, it has become more and more critical to manage 
and sustain the ecological systems that are the backbone of the cities and places we inhabit.  The conservation of our 
natural resources has become the highest priority in order to provide for ourselves and future generations.
Parkmerced is modifying its relationship with its natural ecosystems by restoring original watersheds and replenishing a 
diminishing Lake Merced, rebuilding local wildlife habitats, and integrating agriculture into the urban environment.  The 
buildings and infrastructure will be carefully designed to function in tandem with nature to capture sunlight, mitigate strong 
winds, allow rainwater infiltration and conveyance, and reduce waste.  The landscape will include usable green spaces 
for gathering and recreation while supporting food production and the management of micro-ecosystems for indigenous 
wildlife, and the buildings will not only conserve resources, but also have the potential to produce renewable clean energy.
By constructing new housing within an existing urban environment, Parkmerced will decrease the demand for new, sprawling, 
suburban development and the destruction of natural habitats associated with those developments.  Parkmerced residents 
will be able to rely on the existing urban infrastructure, including the City’s public transportation system, and as a result 
will produce fewer GREENHOUSE GAS emissions than their suburban counterparts.  Moreover, because Parkmerced 
will contain mixed-use and multi-family buildings and will connect to existing utility networks, the project will require fewer 
building materials than would a new suburban development project providing the same number of dwelling units.    
approach
Ecological Urbanism: integrating the built 
and natural environments into a single 
interrelated system which is mutually 
beneficial and supportive, and nurtures a 
vibrant self-sustaining neighborhood.
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connection of built and natural infrastructure 
The neighborhood street network at Parkmerced will 
work in conjunction with the topography and natural wa-
tershed.  Streets will not only convey vehicles and peo-
ple, but also collect and transport stormwater through a 
system of bioswales, streams and ponds.  This interlac-
ing of urban and ecological systems will reinforce Park-
merced’s connection to nature and regenerate the neigh-
borhood’s underlying watershed.
usable open space
Green spaces will offer a variety of scales and uses and 
will be strategically positioned to bring people together.  A 
vibrant, concentrated urban fabric will support the active 
use of open spaces including individual terraces and bal-
conies, semi-private courtyards, neighborhood commons, 
community oriented recreational fields, community gar-
dens, and unprogrammed open space.   
neighborhood street alignment
The primary streets into the neighborhood will be oriented 
north-south in order to capture as much sunlight as pos-
sible.  East-west streets will be staggered to help block the 
winds coming off the Pacific Ocean from the West.  Hedge-
rows planted on the West side of the streets will provide 
protection from the wind.  Careful consideration will be giv-
en to working with nature to provide the most comfortable 
environment  to promote increased social activity within 
the community.  
strategies
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social heart
A retail and services ‘social heart’, concentrated close to 
public transportation, will link Parkmerced to the City and 
will nurture a strong sense of community and identity. 
socially and ecologically dynamic buildings 
Buildings will be socially dynamic with areas for com-
munal gathering, places of commerce, and gardens for 
food production, while also collecting rainwater, conserv-
ing resources, and producing energy through the use of 
wind turbines, photovoltaics and cogeneration.
conservation of resources and reuse
By constructing high performance buildings, many natural 
resources will be conserved.  Existing building materials, 
which can be reclaimed and reused, will also help to lessen 
the impact of Parkmerced on local and global ecologies.
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TODAY
 GREEN HOUSE GAS EMISSIONS
60% CARBON REDUCTION
RESIDENTIAL AND VEHICULAR TOTAL PER CAPITA / YR
TOMORROW TODAY 11.4
 ENERGY CONSUMPTION
56% REDUCTION ON CALIF GRID
MWH TOTAL PER CAPITA / YR
TOMORROW 5.0
goals
more homes, less consumption
One of Parkmerced’s goals is to achieve net-zero new 
energy consumption from the grid.  If one were to build 
the same number of new homes in a suburban setting, 
these new homes, when combined with the existing 3,221 
Parkmerced units, would consume 200% more energy 
than this project is designed to consume.
One of the key benefits of creating a pedestrian-focused 
neighborhood that is well served by local transit is that 
it provides an opportunity for Parkmerced residents 
to reduce their impact on local and global ecologies. 
Utilizing sustainable design strategies in conjunction 
with those of compatible urban design, the re-invented 
Parkmerced will nearly triple the number of dwelling units 
with virtually no change to the neighborhood’s natural 
resource consumption. This will translate into a reduced 
ecological impact for all Parkmerced residents while 
making a significant contribution to San Francisco’s 
objective of reducing its overall carbon footprint.
  
 With a goal of reducing the average per capita carbon 
footprint by approximately 60%, Parkmerced is targeting 
to only increase its project-wide annual carbon footprint 
by approximately 18% while nearly tripling the number 
of residents. This represents a significant reduction of 
the annual carbon footprint associated with housing and 
transportation for each Parkmerced resident.
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Supplemented by
recycled & grey water
eliminating unnecessary 
potable water use.
TODAY  30,000
 POTABLE WATER CONSUMPTION
60% REDUCTION
TOTAL GALLONS PER CAPITA / YR
TOMORROW  12,000 TODAY 27,000
 WASTE WATER
60% REDUCTION
TOTAL GALLONS PER CAPITA / YR
TOMORROW 11,000 TODAY 100%
 STORM WATER 
100% REDUCTION
STORMWATER TO COMBINED SEWER SYSTEM
TOMORROW 0%
Through a combination of strategies, including the use of 
recycled water, an estimated per capita 60% reduction in 
potable water usage represents a significant reduction of 
potable water usage, dramatically reducing demand on 
the City and State’s taxed water supply systems.
Parkmerced plans to reduce wastewater by approximately 
60% per person while increasing project-wide wastewater 
generation by approximately 2%.
Treating stormwater runoff on-site, using a combination 
of bioswales, biogutters, ponds and streams rather than 
diverting it to the combined sewer system, would result in 
an estimated 20 million gallon average annual decrease 
in combined sewer discharges to Ocean Beach (a 6% 
reduction).
ND
ND.01
Goals + Strategies
ND.02
ND.03
ND.04
Neighborhood Design
Existing Conditions        16
Land Use + Community      18
Site Design       20
Transportation       22
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Reduce auto emissions and dependence on fossil fuels 
by providing conveniently located neighborhood services 
and amenities as well as by designing public streets to 
encourage people to walk and ride transit 
“The Climate Action Plan for San Francisco” reports that 50% of the city’s greenhouse gas 
emissions are from transportation, and 24% are attributed to road vehicles in the city.  In 
2000, road vehicles emitted 2.23 million tons of CO2e, and it is predicted that by 2012 the 
emissions will rise to 2.41 million tons.1  While commuting to work accounts for many of 
these trips, a significant percentage are attributed to services and amenities.  Parkmerced 
conducted a transportation survey of its residents and discovered that an average of 6 daily 
car trips per unit were for non-work related activities and of those trips 34% were to super-
markets and 18% to schools.  
Residents’ carbon footprints can be drastically reduced by providing daily services within 
walking distance and close to public transportation, eliminating the need for these vehicle 
trips.  Careful urban planning not only will reduce traffic and lower greenhouse gas emis-
sions, but it will also foster a greater sense of community and augment local economies by 
activating the pedestrian public realm.  
1   Climate Action Plan for San Francisco. September 2004. San Francisco 
Department of the Environment, San Francisco Public Utilities Commission.
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When it was first proposed in the late 1930’s, Parkmerced 
was conceived of and marketed as ‘suburban living in the 
city’. The desire for suburban-style living within the ur-
ban boundaries of San Francisco led to the creation of an 
auto-oriented neighborhood. With services and amenities 
pushed to the perimeter, large block sizes, roundabouts, 
and segregated zoning shaped daily life patterns of Park-
merced residents, making them almost wholly dependent 
upon the car to meet their daily needs.  At the same time, 
residents living in other areas of the city such as Russian 
Hill, Cow Hollow, Laurel Heights, and West Portal enjoy 
ND.01 
existing conditions
mixed-use, transit-rich lifestyles served by centrally-located 
commercial centers, schools, and other neighborhood ser-
vices within walking distance.  Once in their cars, most resi-
dents of Parkmerced travel to competing services and ame-
nities, further reducing the viability of what few services and 
amenities still remain at the periphery of the neighborhood. 
Previous owners sold off and lost control of those parcels 
as residents drove their cars to more easily accessible and 
comprehensive services and amenities outside the neigh-
borhood. Over the years, this pattern of daily life simply rein-
forced the residents’ increasing dependence on cars.
 
As a low-density neighborhood, Parkmerced is predomi-
nantly comprised of two-story buildings and mid-rise tow-
ers with virtually identical architectural facades throughout 
that create a maze of undifferentiated buildings and streets. 
Further complicating movement through the neighborhood 
is a radial street configuration where streets wind and bend 
while maintaining the same name.  These factors contribute 
to the lack of orientation and hierarchy within the neigh-
borhood. Residential buildings with units that have living 
spaces oriented towards the interior courtyards turn their 
backs on the streets leading to limited social activity in the 
public realm and a greatly reduced sense of security.  In ad-
dition, Parkmerced has few direct access points, isolating 
residents from surrounding neighborhoods and disconnect-
ing Parkmerced from the greater city urban fabric.  
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Residential
Retail
Administration
School
Playing Fields
Undeveloped
Service
Parcels Sold Off
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ND.02 land use + community
strategies
diverse uses
A variety of convenient land uses within walking distance 
of all residences will encourage social vibrancy, including:
- 8,900 new or existing homes
- 230,000 square feet of retail use
- 80,000 square feet of commercial use
- 64,000 square feet of fitness/community center use
- 25,000 square feet of pre-school/school/day care use
The concentrated neighborhood ‘social heart’ is intended to 
include a grocery store, coffee and sandwich shops, restau-
rants, dry cleaners, and other small businesses to meet the 
daily needs of Parkmerced residents. The ‘social heart’ will 
also include office space for professional services, such as 
medical and dental practices, that offer residents addition-
al access to services and the possibility of working within 
walking distance of their homes.  Parkmerced will strive to 
include eleven different uses from Table 1 – Diverse Uses, 
with a minimum of one use from each category.
Additionally, each of the six Neighborhood Commons, distrib-
uted throughout the neighborhood, will contain neighborhood 
serving retail and amenities and take advantage of adjacency 
to open space for cafe seating or other gathering spaces.
create a compact walkable community 
Introducing neighborhood services and amenities within 
walking distance of all residents helps to reduce depen-
dence on cars and encourage people to walk or bike to 
meet their daily needs.  This strategy plays a major role in 
reducing fossil fuel consumption, and therefore the overall 
carbon footprint of each individual and the neighborhood 
as a whole.  
In keeping with the walkable community design, a child 
care facility, pre-school or elementary school will be sited 
within a 1/2-mile walk of all residents.  Currently, a number 
of existing middle and high schools are within a mile walk 
of the neighborhood.
vibrant neighborhood
Increasing the number of dwelling units at Parkmerced to 
a total of 8,900 units over the next 20 to 30 years will in-
crease the neighborhood population, which in turn will help 
improve the viability of supporting services and amenities. 
These services and amenities are located on or around 
Crespi Drive creating a vibrant ‘social heart’ adjacent to 
public transit stops and accessible to surrounding neigh-
borhoods.  The ‘social heart’ will be within no more than a 
ten-minute walk of all residences and a five-minute walk of 
approximately half the residences.  
Provide a broad mix of environmentally, economically, and socially 
sustainable land use options at Parkmerced to enable a complete and 
vital community that promotes diversity and supports local businesses 
and agriculture. 
goal
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CATEGORY USE
Food Retail
• Supermarket
• Other food store with produce
Community-Serving
Retail
• Clothing store 
• Convenience store
• Farmer’s market 
• Hardware store 
• Pharmacy
• Other retail
Services
• Bank
• Gym, health club, exercise studio
• Hair care
• Laundry, dry cleaner
• Restaurant, café, diner (excluding 
establishments with drive-throughs)
Civic + Community 
Facilities
• Adult or senior care (licensed)
• Child care (licensed)
• Community or recreation center
• Cultural arts facility (museum, 
performing arts)
• Educational facility (including K–12 
school, university, adult education center, 
vocational school, community college)
• Family entertainment venue (theater, 
sports)
• Government office that serves 
public on-site.
• Place of worship
• Medical clinic or office that treats 
patients.
• Police or fire station
• Post office
• Public library
• Public park
• Social services center
TABLE 1 - Diverse Uses
implementation actions 
and metrics
- Comply with the requirements of Chapter 01 (Land 
Use) of the “Parkmerced Design Standards + Guide-
lines”.
- Provide a farmer’s or local business market that 
operates weekly for five months annually with firm 
commitments from vendors to sell only items grown 
within 150 miles of the neighborhood.
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ND.03 site design
strategies
fine grain
Small blocks with frequent intersections provide a number 
of routes for pedestrians and bikes, making walking a more 
attractive and viable mode of transportation. Existing blocks 
at Parkmerced will be reduced in size by introducing a se-
ries of new, pedestrian-focused streets, alleys and paseos.
street orientation
In order to provide a comfortable environment for residents 
to enjoy the outdoor amenities and to encourage walking, the 
primary neighborhood linkages will be oriented north-south 
to capture the most sunlight and break the gusty westerly 
winds with tall, densely foliated trees.
sidewalks
To encourage pedestrian activity and help Parkmerced 
build a sense of community, generous sidewalks will be de-
signed to provide a greater area of the public right-of-way 
for pedestrians rather than vehicles.  Shared streets will 
give priority to pedestrians and help to calm traffic for a saf-
er neighborhood.  Seating and planted areas are planned 
along sidewalks to provide areas for gathering. 
street trees
Designing streets to include planted areas and street tree 
species chosen specifically to thrive in Parkmerced’s micro-
climate will enhance the visual quality of the urban envi-
ronment while helping to mitigate wind, maximize sunlight 
penetration, and manage stormwater run-off.  Only native 
or acclimated street trees will be planted.
intuitive way finding
A clear hierarchy of street types with differentiated street 
configurations, street trees and planting will aid in intuitive 
way finding.  It will help establish clear traffic patterns to 
dissipate congestion and slow traffic speeds, making for a 
safer pedestrian environment. A richness in neighborhood 
character will develop as the diversity encourages local 
identities to emerge. 
integrated fabric
With few direct access points to surrounding neighborhoods, 
Parkmerced currently resembles a gated community.  This 
condition breeds a sense of isolation for Parkmerced resi-
dents, presents a barrier to surrounding neighborhoods and 
discourages walking.  A number of new and reconfigured 
access points would transform Parkmerced into a more 
integrated part of the City and increase connectivity with 
adjacent neighborhoods.
     
socially engaging buildings
When Parkmerced was first designed, the social activities of 
the buildings were oriented away from the public realm to-
ward semi-private courtyards.  This led to the design of resi-
dences that effectively turned their backs on the street, leav-
ing bathroom windows, stairwells and blank facades fronting 
the streetwall, depriving the public realm of critical “eyes on 
the street” and thereby reducing the sense of security.  To 
re-establish relationships between private and public areas, 
and to create a more comfortable pedestrian environment, 
the “Parkmerced Design Standards + Guidelines” Building 
Design chapter provides a framework (including require-
ments for stoops, individual entries and balconies) for having 
buildings re-engage the social life of the street.  
Promote walkability and vitality by designing an appropriately-
scaled, pedestrian-focused, safe, and environmentally comfortable 
neighborhood that will encourage the building of community. 
pedestrian scale
To create a visually stimulating pedestrian environment, 
building facade heights will be in complementary propor-
tion to public right-of-way widths and adjacent facades.  By 
incorporating variations in facade lengths and depths, the 
buildings will relate to the scale of a person.  Including front 
porches or creating a rhythm of small architectural bays will 
reinforce the pedestrian realm as a place for people.  By 
providing a pedestrian scaled environment, the site design 
will encourage walking as a primary mode of transportation. 
goal
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implementation actions and metrics
- Meet the requirements of Chapters 02.01 through 02.15 (Neighborhood 
Controls and Streets) of the “Parkmerced Design Standards + Guidelines.” 
The requirements set forth in these chapters have been crafted to encour-
age walking by creating a pedestrian-scaled, socially vibrant streetscape that 
provides a high degree of human comfort.
- Meet the requirements of Chapters 02.31 through 02.38 (Off-Site Improve-
ments) of the “Parkmerced Design Standards + Guidelines”. 
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ND.04 transportation
The “Parkmerced Transportation Plan” sets forth the strategies 
to be used to achieve the above goal. This chapter provides an 
overview only of such strategies. The “Parkmerced Transporta-
tion Plan” should be referenced for greater detail regarding the 
proposed transportation improvements and programs. 
strategies
improve access to public transit
Parkmerced will encourage the use of public transit alterna-
tives by modifying the existing Muni light rail route to bet-
ter link the neighborhood to the remainder of the City and 
by focusing development intensity around new and existing 
stops.  Parkmerced plans to work with the City and Caltrans 
to re-route the M-Oceanview light rail line into the neighbor-
hood to increase accessibility.  A new transit plaza station 
is planned at the southwest corner of the intersection of 
19th Avenue and Holloway Avenue adjacent to both San 
Francisco State University and the north end of the neigh-
borhood ‘social heart’.  The transit plaza will also serve a 
number of local-serving bus lines for convenient transfers. 
Additional new transit stops will be located on Diaz Avenue 
adjacent to the south end of the retail core and further south 
on Font Boulevard.  Information technology will relay real-
time arrival information to riders at all transit stops within 
Parkmerced. 
TDM strategies 
To further increase the attractiveness and convenience of 
public transit, Parkmerced will provide a state-of-the-art 
Transportation Demand Management (TDM) Plan.  A full-
time transportation coordinator will provide commute plan-
ning services to help integrate transit into the daily lives 
of residents and visitors.  Parkmerced residents will meet 
with the Transportation Coordinator to review multiple, sus-
tainable non-auto commute options, including the relative 
Reduce auto trips by promoting sustainable alternative means of 
transportation to lower the dependence on fossil fuels and further 
Parkmerced in achieving greenhouse gas neutrality, while creating a 
more vital, connected sense of community.
goal
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costs and schedules for various transit modes. The Transit 
Coordinator will also implement and administer the various 
TDM Plan elements and coordinate with the City, transit 
agencies, and transportation companies. As one of Park-
merced’s transit-related amenities, residents may purchase 
a discounted pass to all Muni transit systems serving the 
site.  Additional TDM Plan elements are described in the 
“Parkmerced Transportation Plan”.
neighborhood shuttle with access to BART
Free, low-emissions shuttle services will connect Park-
merced residents to regional transit options and local shop-
ping destinations.  With multiple stops within the neighbor-
hood, the BART shuttle will provide direct, frequent, peak 
time service to the Daly City BART station and M-Ocean-
view stations.  An off-peak shopper shuttle will provide 
service to the Stonestown Galleria and Westlake shopping 
centers.  By enabling access to regional destinations and 
transit hubs, Parkmerced’s shuttle services will help reduce 
the number of car trips taken, minimizing the neighbor-
hood’s overall carbon footprint.  
bicycle network + bike share
Sustainable transportation at Parkmerced will rely on a net-
work of bicycle routes, with parking and other amenities for 
cyclists provided throughout the site. A comprehensive way-
finding signage program supporting the network will include 
a map highlighting all bike routes and parking spaces.  Each 
of Parkmerced’s new buildings will house secure bicycle 
parking. On-street bicycle parking racks will be available 
at major destinations, and loaner bicycles will be available 
at bikeshare stations located throughout the site. Non-resi-
dential buildings with over 30,000 square feet of space will 
provide showers and changing areas for the convenience of 
bike commuters.  This internal bicycle network will be inte-
grated into the existing San Francisco Bike Route System. 
unbundled parking
Parking strategies at Parkmerced are intended to accom-
modate expected demand while fostering a pedestrian-fo-
cused, transit-oriented neighborhood.  In order to encour-
age walking and transit use, a large number of parking 
spaces will be located further from transit, functioning more 
as ‘car storage’ than a typical garage.  Residents must 
lease or purchase all off-street parking spaces separately 
from the rental or purchase price of their dwelling units. 
car share
Parkmerced’s Transportation Coordinator will work with lo-
cal car-sharing organizations to provide a network of ve-
hicles available throughout the site.  
electric vehicle infrastructure
To promote the use of electric passenger vehicles, a mini-
mum of 1% of off-street residential parking spaces will be 
constructed with electric wiring conduits to permit wiring 
and hook-up of an electric vehicle charger. In addition, at 
least one publicly accessible fast-charge station will be in-
stalled at Parkmerced. 
implementation actions 
and metrics
- Meet the requirements of the “Parkmerced Transpor-
tation Plan”.
- Meet the requirements of Chapter 04 (Parking, Load-
ing + Servicing) of the “Parkmerced Design Stan-
dards + Guidelines”.
LN
LN.01
Goals + Strategies
LN.02
LN.03
LN.04
LN.05
Landscape + Biodiversity
Existing Conditions        26
Hydrology         28
Habitat          30
Open Space         32
Operations + Maintenance          34
DRAFT
24 
Develop a captivating landscape that re-establishes 
biodiversity and natural habitats, promotes the 
conservation and efficient use of natural resources and 
meets community needs for recreation, open space, and 
local food production.
Depletion of natural resources worldwide and an increasing water shortage threatening Cali-
fornia make conservation efforts an imperative.  As the population continues to grow, develop-
ment must be planned to protect and manage limited natural resources.  The development of 
land must meet human needs while preserving ecosystems and their resources to provide not 
only for the present, but also for many future generations to come.  In order to re-integrate the 
natural and urban environments at Parkmerced, restoring the site's original hydrology patterns 
will allow for the re-establishment of local habitats supporting biodiversity and an ecosystem 
reconnected to Lake Merced.  This landscape will not only create an environment for plants 
and animals to flourish, but also will support recreational activities, provide enjoyment of the 
open spaces, and encourage the building of community among residents.  
DRAFT
25 
DRAFT
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When Parkmerced was initially developed in the 1940’s, the site’s natural topography was graded into a 
flat table top that tilted slightly toward the west.  The natural drainage system was filled in and replaced by 
an underground system that transferred stormwater off-site through the City’s combined sewer-stormwater 
system to the waste water treatment facility. As a result, during storm events, the site, Lake Merced, and the 
underground aquifer are deprived of much of the annual rainfall. In addition, 74 acres of manicured, non-native 
grasses within the open space replaced the natural habitats of indigenous plants and animals. These planted 
lawns require approximately 55 million gallons of potable water per year for irrigation, adding a significant 
demand to the City’s water supply system. 
LN.01 existing conditions
PROPOSED
A proposed drainage system of rain gardens, 
bioswales and biogutters will mimic the natural 
system.  Water is channeled to the new stream 
corridor, and a riparian corridor filters water and 
restores a connection to Lake Merced.
A natural drainage system al-
lowed for the infiltration and filter-
ing of rainwater, channeling run-
off into Lake Merced.
EXISTINGORIGINAL
The site was graded into a flat tabletop for 
development in the 1940s. Currently all 
stormwater is piped off-site to treatment 
facilities or overflows into the bay.
Figure LN.01.01:  Parkmerced Drainage Systems
Source: Tom Leader Studio 
Lake Merced
Wastewater Treatment 
Plant
Lake Merced
Ocean
DRAFT
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Figure LN.01.02:  Historic San Francisco Creeks and Wetlands
Source: San Francisco Bay Area Historic Topographic Quadrangles, 
UC Berkeley Library
LEGEND
Modern Landfill
Original Marshes
Original Creeks
28   │ P A R K M E R C E D  S U S T A I N A B I L I T Y  P L A N  /  1 0 . 1 4 . 1 0
LN.02 hydrology
strategies
stormwater collection 
Currently, the San Francisco Code dictates that the pipes of 
the combined stormwater/sewer system be sized to convey 
the peak flow from a 5-year storm.  Rather than using these 
traditional pipes and pumps to convey this flow, Parkmerced 
will incorporate green infrastructure consisting of bioswales 
and other low impact measures that will retain, detain, and 
convey runoff to the underlying aquifer and to Lake Merced. 
The bioswales will be natural amenities that increase biodi-
versity, improve air quality, and enhance community spaces 
while simultaneously managing runoff and reducing the po-
tential for flooding. Hardscape infrastructure, such as pipes 
and drain inlets, will only be necessary to convey flow be-
neath intersections to the next downstream swale.  The re-
duction in piping will also decrease the amount of infrastruc-
ture that must be manufactured, installed, and maintained.
BIOGUTTER
BIOSWALE
HOLDING POND
RIPARIAN CORRIDOR
WETLAND
LAKE MERCED &
 AQUIFER 
PROPOSED 
STORMWATER
SYSTEM    
BIOGUTTER BIOSWALE POND
The phasing of construction of the LID measures will be such 
that the most upstream, parcel-level measures will be sized 
to satisfy the Stormwater Design Guidelines (SDG) require-
ments of individual buildings as included in the Parkmerced 
Infrastructure Plan.  The Right of Way (ROW) LID measures 
will be constructed simultaneously with the street improve-
ments or construction of new streets.  The site-wide LID 
measures will be constructed as the overall site work is com-
pleted.  If the ROW LID measures downstream of a parcel 
have yet to be constructed, the parcel runoff will be temporar-
ily direct to the combined sewer, and the requirements of the 
SDG in combined sewer areas will be met.  If the ROW LID 
measures downstream of a parcel have been constructed, 
the requirements of the SDG in separated sewer areas will 
be met.  However, as each segment of the bioswale network 
is completed, the adjacent buildings will be required to tie 
into the Parkmerced stormwater collection system and sever 
the buildings’ temporary connection to the City’s combined 
sewer-stormwater system. 
cistern capture
In addition to infiltration through green infrastructure, a cis-
tern will be installed at the Juan Bautista pond to maintain 
its moisture levels during the dry season.  This rainwater 
collection will help to establish a healthy ecosystem to sup-
port native plants and animals within the pond.  
Restore the natural watershed, replenish Lake Merced, reduce the 
impact on the City's waste water treatment plants, prevent erosion and 
provide local habitats.
goal
DRAFT
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WETLAND LAKE MERCED & AQUIFERSTREAM CORRIDOR
restore wetlands
The hydrology system at Parkmerced will include the resto-
ration of an original wetland at the southeast corner of Lake 
Merced Boulevard and Brotherhood Way.  Utilizing this low 
area as part of stormwater management will help clean the 
rainwater runoff before it reaches Lake Merced.  This wet-
land along with the stream corridor will also provide impor-
tant habitat for local flora and fauna. 
permeable paving and tree-well infiltration 
Permeable paving will be installed in Crespi Drive, alleys, 
on-street parking lanes and dedicated pedestrian paths to 
accept stormwater and help re-charge the aquifer.  In ad-
dition, tree wells will be designed to infiltrate water.  These 
systems will help prevent excess storm water from entering 
the City's combined sewer-storm water system during large 
storm and flood events.
 
Figure LN.02.01:  Parkmerced Green Infrastructure
Source:  Tom Leader Studio  
implementation actions and metrics
- Design each building to divert, upon completion of the hydrology system, 
100% of stormwater for at least a 5-year storm event with a duration of 3 
hours to the Parkmerced hydrology system without discharge to the City’s 
combined sewer-stormwater system.
- Install a cistern that is designed to provide moisture to Juan Bautista pond 
throughout the year (approximately 100,000 gallons in total capacity).
- Comply with the requirements of the San Francisco Building Code Chapter 
13C (Green Building Requirements).
- Comply with the requirements of the Stormwater Management Ordinance 
(Ordinance 83-10; File No. 100102).
DRAFT
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DRAFT
LN.03 habitat
strategies
a diverse stream corridor
Parkmerced will include a stream corridor intended not only 
to treat stormwater before its final deposit into the underly-
ing aquifer and Lake Merced, but also to help attract native 
wildlife to the site, including amphibians, insects and birds. 
By installing a series of check dams along the stream, a 
steady and slow water flow rate is intended to maintain mi-
cro ecosystems and provide beautiful stopping points along 
a trail system that increases residents' awareness and ap-
preciation for nature.
habitat management plan
A habitat management plan will be developed to maintain 
ecological areas within the stream corridor and investigate 
threats that the project poses for habitat and/or water re-
sources within these areas, such as the introduction of exotic 
species or destruction through human impact.
native or regionally appropriate species
Native and regionally appropriate species help to maintain 
healthy and rich ecosystems without using unnecessary 
amounts of natural resources.  Drought tolerant species will 
be planted at Parkmerced to reduce the need for irrigation 
and help conserve potable water.  Invasive species that 
out-compete native and acclimated species, and therefore 
pose a threat to the ecosystems, will be prohibited in order 
to prevent unhealthy competition amongst species and to 
allow the success of all plants and animals dependent on 
the native and acclimated habitat. 
education
The natural habitats created along the stream corridor could 
provide educational opportunities for both children and 
3
5
2
4
1
Extend and create local habitats to encourage biodiversity, support a 
self-sustaining ecosystem, and increase environmental awareness 
Figure LN.03.01:  Stream Corridor diagram
Source:  Tom Leader Studio  
Check dams slow water, allow 
ponding and infiltration.
Stream channel profile maximizes 
biodiversity
Stream corridor planted with 
diverse palette of native species 
to increase habitat: canopy, 
understory and grasses.
Organic Farm
Pervious pedestrian path
2
1
3
4
5
goal
implementation actions 
and metrics
- Meet the requirements of Chapters 02.16 through 
02.26 (Open Space) of the “Parkmerced Design Stan-
dards + Guidelines”.
- All operations and maintenance of stormwater control 
facilities will be in compliance with the Operation and 
Maintenance requirements described in the Stormwa-
ter Design Guidelines (SDG). 
adults to learn about conservation and the local ecosystem. 
The proposed school use site is located adjacent to the 
stream corridor  to offer the opportunity for direct access to 
the stream corridor as an educational resource.  

DRAFT
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LN.04 open space
strategies
diversity of open spaces
The Parkmerced Vision Plan and Design Standards + 
Guidelines include a hierarchy of community recreational 
and open spaces created at various scales to support a 
variety of recreational activities for groups and individu-
als.  Private open space for individual units will be provided 
through elements such as a generous setback zone, which 
transitions into semi-private courtyards to foster commu-
nity building amongst neighbors bordering the courtyard. 
Neighborhood Commons will be conveniently located with-
in a short walk of all residences to provide places for people 
to gather such as cafes and neighborhood-serving retailers, 
playgrounds and/or flexible spaces for recreation or gather-
ings.  Larger dedicated public open spaces will offer op-
portunities for a variety of recreational activities including 
playing fields, cycling and nature paths.
a unique farm-to-table experience
Completing Parkmerced’s regeneration, approximately 2+ 
acres of open space will be reserved for an organic urban 
farm and orchard bound by the stream corridor and Gon-
zalez Drive.  The farm should produce vegetables and fruit 
that are well-suited to the site’s microclimate. Compost cre-
ated from green waste generated throughout the neighbor-
hood could provide organic fertilizer and reduce the amount 
of waste trucked out of Parkmerced.  The farm may be pro-
fessionally managed and operated.
community gardens
In addition to the farm, the neighborhood will provide a va-
riety of opportunities for residents to cultivate plants and 
vegetables in small individual plots, community herb gar-
dens, terrace planters, and greenhouses on the roofs of 
some buildings.
connection to pedestrian network
Pedestrian paseos and paths will weave together the vari-
ous open spaces at Parkmerced, encouraging residents to 
actively use these dedicated open spaces.  A widened pe-
destrian path along Gonzalez Boulevard will provide addi-
tional recreation opportunities and connect the stream cor-
ridor amenities to the organic farm and fitness center.  This 
pedestrian network is intended to allow residents to easily 
and quickly integrate outdoor activities into their daily lives. 
Integrate a network of positive open spaces within comfortable walking 
distance of all residents that support a variety of activities to promote 
a healthy, active lifestyle at Parkmerced, create productive landscapes, 
and enrich the social life of the neighborhood. 
goal
implementation actions 
and metrics
- Design the site such that all Parkmerced residents 
live within a quarter-mile walk of open spaces such 
as parks, community gardens, Neighborhood Com-
mons and plazas.
- Provide outdoor and indoor recreational facilities 
such as play fields, a fitness center, ‘tot-lots’, and 
other similar facilities, within a quarter-mile walk of 
all residents at Parkmerced, as more particularly 
described in the “Parkmerced Design Standards + 
Guidelines”.
- Reserve a 2+ acres site for an organic farm.
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DRAFT
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LN.05 operations + maintenance
strategies
open space management plan
An open space management plan will regulate maintenance 
of all public spaces and the proper functioning of the hydrol-
ogy system at Parkmerced.  It will provide for regular inspec-
tions of the infiltration rates of bioswales, water levels of 
the seasonal stream and pond, monitoring of the irrigation 
system for leaks, integration of a pest management plan, fa-
cilitating composting efforts and mulching, and general land-
scaping procedures. 
pest control
An integrated pest management (IPM) plan will furnish a 
knowledgeable and environmentally sound approach to 
control pests by studying plant morphology, resistance lev-
els, infestation thresholds, and pest biology.  Pest damage 
levels and environmental risks will be assessed and miti-
gated without using highly toxic chemicals posing serious 
health concerns for residents, employees, and visitors.
Ensure the proper functioning of the hydrological system to manage 
stormwater volumes successfully and support dependent ecosystems, 
as well as provide adequate maintenance of public open spaces.  
goal
implementation ac-
tions and metrics
- Comply with San Francisco's IPM Ordi-
nance (Environment Code, Chapter 3) 
(City Ordinance 171-03, File No. 030422) 
for all pest management activities.
DRAFT
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WA.01
Goals + Strategies
WA.02
WA.03
 
Water
WA
Existing Conditions        38
Water Supply         40
Wastewater         42
DRAFT
36
Conserve potable water and reduce energy demand on 
treating wastewater
Most of San Francisco's potable water is supplied by the Hetch Hetchy reservoir in the 
Sierra Nevada Mountains, charged by springtime snow melt.  Global warming poses a 
serious threat to the amount of snow melt the Sierra Nevada produces each year.  As 
temperatures rise, more winter precipitation in the mountains reaches the ground as rain 
rather than snow.  Winter rainwater that fills the Hetch Hetchy reservoir must be released 
for flood control and cannot be stored for the summer and fall seasons.  Due to this dra-
matic shift in when precipitation is available for capture, combined with less water released 
in the springtime from a lack of snow melt, the Bay Area faces potential water shortages 
during the dry summer and fall seasons.  It has been projected that by the middle of this 
century the snow pack in the Sierra Nevada will have declined 25-40%.1
The dwindling Sierra Nevada snow cap combined with an expected 400,000 more people 
per year moving to California make it imperative to implement smart planning and design 
techniques that are focused on conservation of potable water and that pursue strategies 
for identifying and capitalizing on alternative sources of water.
DRAFT
1   Sierra Climate Change Toolkit, Planning Ahead to Protect Sierra Natural 
Resources and Rural Communities. 2007. Sierra Nevada Alliance.
37 
DRAFT
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WA.01 existing conditions
San Francisco faces a diminishing supply of potable water 
from the Hetch Hetchy reservoir and is taking measures 
to reduce both the consumption of potable water through 
more stringent code requirements for lower flow fixtures, 
as well as the use of alternative water sources for the City's 
irrigation of park and recreation land.  The City has a com-
bined sewer system which accepts stormwater in addition 
to wastewater for treatment.  This means that during strong 
storm events, sewage is being let into the bay and ocean 
due to overflow. 
Parkmerced, with its vast lawns, outdated construction, 
and inefficient fixtures and plumbing, draws a significant 
amount of the City's potable water, and therefore releases a 
high quantity of wastewater back into the combined sewer. 
According to Parkmerced billing records, irrigation with po-
table water alone consumed approximately 55 million gal-
lons per year from 2005 to 2006, and individual residents 
consumed 89 gallons per day from 2006 to 2007, whereas 
the average consumption of an average U.S. citizen is 56 
gallons per day.  
E
L
E
V
A
T
IO
N
A
L
D
E
P
E
N
D
E
N
C
E
O
F
PR
O
JE
C
T
E
D
H
Y
D
R
O
L
O
G
IC
C
H
A
N
G
E
S
327
Figure 4. Projected 2060 snowpack changes in the Bay-Delta watershed resulting from climate warming. Left: Present-day April snow water equivalent in
mm. Right: Percent SWE lost by 2060.Figure WA.01.01  Projected 2060 snow pack changes in the Bay-Delta watershed result-
ing from climate warming.  Left: Present-day April snow water equivalent in mm.  Right: 
Percent SWE lost by 2060.
Source:  Elevation Dependence of Projected Hydrologic Changes in the San Francisco 
Estuary and Watershed, N Knowles and D. Cayan, 2004    
DRAFT
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DRAFT
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WA.02 water supply
strategies
utilize low-flow fixtures and appliances
The use of high-performance water fixtures will reduce wa-
ter consumption and lower the demand on the water sup-
ply. Through the installation of low-flow water fixtures in 
appliances such as toilets, sinks, and showers in both new 
and existing units, the average daily residential water use at 
Parkmerced is projected to decrease to 38 gallons of pota-
ble and non-potable water per capita per day compared to 
the San Francisco average of 57 gallons per capita per day. 
recycled water 
Recycled water, or reclaimed water, is former wastewa-
ter that has been treated to remove solids and impurities 
through multiple stages of treatment.  In California, recycled 
water must also meet the stringent health standards of Title 
22 relating to tertiary recycled water, developed by the Cali-
fornia Department of Public Health.  
The Parkmerced project is located in a designated recycled 
water use area as defined in the City of San Francisco’s 
Recycled Water Ordinances (effective November 7, 1991, 
and amended in 1994). The ordinances require property 
owners to install dual-plumbing systems for recycled water 
uses (including irrigation, commercial toilet flushing, air-
conditioning and laundry facilities) within the designated 
water use areas for new or remodeled construction over 
40,000 gross square feet. On November 18, 2009, the 
Building Standards Commission unanimously voted to ap-
prove the California Dual Plumbing Code that establishes 
statewide standards for installing both potable and recycled 
Minimize water use and only use potable water where absolutely 
necessary to conserve diminishing regional water supplies
water plumbing systems in commercial, retail, and office 
buildings, theaters, auditoriums, condominiums, schools, 
hotels, apartments, barracks, dormitories, jails, prisons, 
and reformatories. The new code is effective Jan. 11, 2011. 
Website address: http://www.water.ca.gov/recycling/Dual-
PlumbingCode/
grey water 
Wastewater generated from domestic sources such as 
sinks, showers, and laundry machines compose 50-80% 
of all wastewater produced.  Under-the-counter systems 
could be installed to direct wastewater from bathroom sinks 
to adjacent toilets for flushing.  Laundry facilities using non-
toxic biodegradable detergents could also be connected to 
cisterns for irrigation. 
rain water 
Rainwater at Parkmerced will be captured in a cistern to 
supply moisture to Juan Bautista pond during the dry sum-
mer and fall seasons.
fog catchers 
Fog catchers are synthetic mesh nets that can be stretched 
like sails on tower rooftops to capture moisture from the 
fog, allowing condensation to occur in the mesh.  This wa-
ter then drips into collection basins and can be piped to a 
rainwater collection cistern to contribute to irrigation water 
supply.  Parkmerced may consider installing fog catchers 
in the future. 
goal
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Hetch Hetchy 
Potable Water
Figure WA.02.01:  Existing vs. Proposed Water Flows
Source:  Hydroconsult Engineers Inc.  
EXISTING CONDITION PROPOSED
implementation actions and metrics
- If a recycled water source is made available to Parkmerced from a munici-
pal source in quantities sufficient for irrigation, toilet flushing and laundry, 
design new buildings to have 60% less designed demand for potable 
water as compared to existing buildings.
- If a recycled water source is made available to Parkmerced from a munici-
pal source in quantities sufficient for such purposes, use 100% recycled 
water for irrigation. 
- Install low-flow water fixtures in all new residential and on-residential build-
ings that meet or exceed the following efficiency standards:
DRAFT
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WA.03 wastewater
strategies
reduce wastewater
By treating all stormwater on-site and by installing low-flow 
fixtures which reduce the volume of water consumed, Park-
merced will reduce the amount of wastewater entering the 
combined sewer system.       
disconnect from combined system
Sewer separation allows stormwater to be treated as a re-
source rather than as a waste product. Parkmerced will col-
lect stormwater runoff from roofs and streets through a com-
bination of low impact development (LID) techniques such 
as bioswales, ponds, rain-gardens, and other biofiltration 
systems.  This implementation will help to reduce wastewa-
ter flows to the Oceanside treatment plant.  Removing Park-
merced’s stormwater from the City’s combined sewer sys-
tem will help reduce surges that periodically overwhelm the 
system’s capacity and discharge to Ocean Beach. 
The phasing of construction of the LID measures will be such 
that the most upstream, parcel-level measures will be sized 
to satisfy the Stormwater Design Guidelines (SDG) require-
ments of individual buildings as included in the Parkmerced 
Infrastructure Plan.  The Right of Way (ROW) LID measures 
will be constructed simultaneously with the street improve-
ments or construction of new streets.  The site-wide LID 
measures will be constructed as the overall site work is com-
pleted.  If the ROW LID measures downstream of a parcel 
have yet to be constructed, the parcel runoff will be temporar-
ily direct to the combined sewer, and the requirements of the 
SDG in combined sewer areas will be met.  If the ROW LID 
measures downstream of a parcel have been constructed, 
the requirements of the SDG in separated sewer areas will 
be met.However, as each segment of the bioswale network 
is completed, the adjacent buildings will be required to tie 
into the Parkmerced stormwater collection system and sever 
the buildings’ temporary connection to the City’s combined 
stormwater/sewer system
Reduce energy to treat wastewater and help neutralize 
Parkmerced's carbon footprint
goal
DRAFT
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Potable Water Consumption (kGal/yr) Waste Water Generation (kGal/yr)
kG
al
/ 
yr
Existing Site 
Future Site Baseline1 
Proposed Future Site2 
222,000 
553,000
227,000
199,800
497,000 
204,300 
Water Consumption and 
Waste Water Generation
900,000
800,000
700,000
600,000
500,000
400,000
300,000
200,000
100,000
0
1  Existing towers + new buildings meeting Title 24
2  Includes municipal recycled water
Figure WA.03.01:  Water Consumption and Waste Water Generation
CO2e from Potable Water (tons/yr) CO2e from Waste Water (tons/yr) Total CO2e Emissions (tons/yr)
to
ns
 C
O
2e/
 y
r
Existing Site 
Future Site Baseline1 
Proposed Future Site 
30 
75 
31 
113
282 
116 
143 
357 
147 
GHG Emissions from Water Usage
450 
400 
350 
300 
250 
200 
150 
100 
50 
0 
1  Existing towers + new buildings meeting Title 24
Figure WA.03.02:  Greenhouse Gas Emissions Associated with Water Usage 
implementation actions 
and metrics
- Upon completion of the hydrology system, divert 
100% of stormwater deposited within Park-
merced from at least a 5-year storm event with 
a duration of 3 hours from the City’s combined 
stormwater/sewer system.  
EN.01
Goals + Strategies
EN.02
EN.03
Energy
EN
Existing Conditions                       46
Energy Reduction + Consumption           48
Energy Production + Distribution               50
DRAFT
44
Reduce energy consumption, promote renewable energy 
production, and adapt to future energy sources to achieve 
greenhouse gas neutrality 
San Francisco has put in place the 2 Ton Challenge to reduce its greenhouse gas emis-
sions 20% below 1990 levels by 2012 and join the other world-leading cities to set an 
example of how to achieve the lowest carbon footprint possible.1  Parkmerced can greatly 
advance the City's challenge by designing a community that will enable residents to live 
within much smaller carbon footprints than other San Francisco neighborhoods, save 
money on energy bills, and reduce their reliance on resources from local to global levels. 
Over the coming years, as energy resources evolve, adaptability will become an increas-
ingly important value.  Parkmerced’s ongoing goal of energy effi ciency will thus enable it 
to accept and adapt to those changes.
1   Climate Action Plan for San Francisco. September 2004. San Francisco 
Department of the Environment, San Francisco Public Utilities Commission.
DRAFT
45 
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EN.01 existing conditions
Energy used to construct and maintain the world’s infra-
structure has been responsible for over one-third of global 
greenhouse gas emissions.  At Parkmerced, this factor has 
led to a focus on energy reduction strategies and associ-
ated greenhouse gas emission reductions. It is a focus di-
rected at improving the energy effi ciency of existing build-
ings and at the same time developing high-performance 
new residential and commercial structures. 
Unfortunately, Parkmerced’s existing garden apartments 
are approaching the end of their lifespan.  Therefore, de-
molishing the garden apartments and constructing new 
units in their place is more energy effi cient, reducing long 
term energy consumption and greenhouse gas emissions. 
Heat
With outdated construction techniques and technologies, 
Parkmerced’s existing buildings are inherently ineffi cient 
by current standards.  Both the existing garden apartments 
and towers have no insulation.  Attic insulation is provided 
in a minority of garden apartments, and no additional wall 
or roof insulation is present on site.  The original single-
pane windows have been replaced with aluminum framed 
double-pane glass, which only has modest insulating value 
particularly when compared with today’s higher perfor-
mance windows.
In Parkmerced’s garden apartments, heating is currently 
provided by individual gas furnaces.  The majority of these 
are the original furnaces, circa 1950, that have been main-
tained with no major upgrades. In tower apartments, heat 
is provided to the residential units via steam radiators from 
a central boiler.  Steam systems are inherently ineffi cient, 
prone to heat loss from pipes and leaking steam traps. In 
recent years, the original boilers have been rebuilt with new 
burners, fi retubes, and controls. Efforts have also been 
made to eliminate leaks in the system with the implementa-
tion of an improved maintenance program. 
Hot Water
Currently, domestic hot water is provided from central wa-
ter heaters for both garden apartments and towers. Gas 
heated water and steam heat is commonly metered, which 
means that there is no economic incentive for residents to 
conserve. The plumbing, which affects the delivery of hot 
water, contains a mixture of new and old fi xtures throughout 
Parkmerced.  Although some of these fi xtures have been 
retrofi tted, they are typically only of moderate effi ciency.
Lighting
Lighting in Parkmerced’s common areas has already been 
replaced with more energy-conserving fi xtures. In residen-
tial suites, permanent lighting fi xtures are provided only 
in the bathrooms, kitchens and halls. Approximately 5% 
of units have had kitchen and bath upgrades that include 
lighting.  
Figure EN.01.02: Greenhouse Gas Emissions from Electricity and Natural Gas  
DRAFT
CO
2
e from Electricity (tons/yr) CO
2
e from Natural Gas (tons/yr) Total CO
2
e Emissions (tons/yr)
to
n
s
 C
O
2
e
/ 
y
r
Existing Site 
Future Site Baseline*
Proposed Future Site 
1.64 
2.00 
0.51 
4.63 
2.57 
2.61 
6.36** 
4.62** 
3.16** 
GHG Emissions from Electricity and Natural Gas - Per Unit
4
0
1
2
5
6
3
7
8
9
* Full project build-out with current building practices meeting Title 24
** Includes carbon associated with water and solid waste 
The graphs to the left show both energy 
consumption and GHG emissions associated 
with electrical and natural gas for the existing 
site, the future site baseline (meeting Title 
24 with current building practices) and the 
proposed future site.  
Current Parkmerced residential units use 
approximately 40% more energy than a new 
unit meeting Title 24 would.  New residential 
units are expected to be 60% more effi cient 
than Title 24 with 18% of new residential 
energy being provided through renewables 
and cogen.  Thus new units will consume 
approximately 76% less energy from the 
City grid than exising units.  
Future Parkmerced units will emit 42% less 
carbon than the average San Francisco 
household.  Carbon emissions from the 
residential units at Parkmerced will be 
approximately 3.2 tons CO2e per household 
compared to 5.5 tons CO2e for the average 
San Francisco household.  
Figure EN.01.01: Electrical and Natural Gas Consumption  
Elec. Consumption (kWh/yr) Nat. Gas Consumption (kWh/yr) Total Energy Consumption (kWh/yr)
k
W
h
/y
r
Existing Site 
Future Site Baseline* 
Proposed Future Site 
20,152,000 
67,696,000 
6,270,000** 
65,040,000 
99,488,000 
80,562,000 
85,192,000 
167,184,000 
86,832,000 
Energy Consumption - Full Site
180,000,000 
160,000,000 
140,000,000 
120,000,000 
100,000,000 
80,000,000 
60,000,000 
40,000,000 
20,000,000 
0
* Full project build-out with current building practices meeting Title 24
** Consumption from the electrical grid.  Excludes renewables and cogen 
Renewable energy 
and cogen 
New 
Homes 
Existing 
Homes 
Commercial 
47 
DRAFT
48   │ P A R K M E R C E D  S U S T A I N A B I L I T Y  P L A N  /  1 0 . 1 4 . 1 0
EN.02 energy reduction + consumption
Reduce energy consumption to preserve finite energy sources and 
achieve greenhouse gas neutrality
strategies
heating and cooling systems
Due to the unique microclimate at Parkmerced, the pre-
dominant year round energy demand of residential units 
is for space heating.  In order to meet or exceed Title 24 
(2008), radiant wall panel systems or radiant in-fl oor heat-
ing could be installed.  
  
high performance building envelopes
To help meet or exceed Title 24 (2008) evolutionary stan-
dards for both new residential and commercial buildings, 
the design and construction of high-performance building 
envelopes is critical. Walls, roofs and fl oors will be insulated 
to exceed the requirements of California Code of Regula-
tions, Title 24 (2008). There must be a maximum of 40% 
glazing, and additional glazing in excess of this allowance 
must be compensated by improved glazing and wall perfor-
mance. Clear, insulated glazing and low-conductivity win-
dow frames are especially useful in admitting sunlight while 
minimizing heat loss. High performance building envelopes 
are capable of saving nearly 50% of heating energy relative 
to code requirements for residential buildings.
energy dashboards
Increasing awareness of energy consumption is the fi rst 
step towards conservation. Energy dashboards are encour-
aged to be installed in individual units to help occupants 
monitor their electrical and natural gas usage in real time 
and allow them to see exactly how much they are spending 
each month on utilities.
goal
DRAFT
vampire power switches
Vampire power is the electric power appliances consume 
when they are in standby mode and plugged into a socket 
but not actually in use. Vampire power switches provide an 
easy way to cut power usage while still being in control of 
when the power is cut.     
appliance efficiency
A minimum of Tier 1 energy-effi cient appliances will be in-
stalled in new construction as well as in the retrofi tted exist-
ing towers at Parkmerced.  
lighting efficiency
Because natural daylight is the most effi cient lighting strat-
egy, new buildings will be constructed to maximize daylight 
exposure in both private and commons areas.  Though 
the latter makes up only a small fraction of the building’s 
total area, common areas are typically responsible for us-
ing nearly half of the building’s lighting energy because the 
lights are on at all times.  Common area lighting controls 
will respond to daylight and human occupancy to ensure 
that artifi cial lighting is used only when needed.  Permanent 
high-effi ciency lighting fi xtures could also be installed in all 
rooms, including residences.  In existing buildings, instal-
lation of ceiling-mounted lights (which are more effi cient 
than switched outlets) and upgrading lighting fi xtures as 
new technologies become available will be possible as the 
rental units turn over.
heat recovery ventilation
Considerable energy savings may be achieved with heat 
recovery in the central ventilation systems of both new 
residential and commercial buildings.  Rather than venting 
warm exhaust air outside, heat in the exhaust stream could 
be captured and used to preheat incoming air.
air source heat pumps
Commercial buildings can benefi t by implementing air 
source heat pumps that take outside air and use it either 
as a heat source or a heat sink by transferring the tempera-
ture to the heating or cooling system in the building.  These 
pumps should be considered as they are recommended 
over traditional condensing boilers and chiller plants be-
cause they signifi cantly reduce energy consumption and 
associated greenhouse gas emissions.
exterior lighting
Exterior lighting effi ciency at Parkmerced will be improved 
by upgrading the existing exterior building lighting to either 
light emitting diodes (LED)), high pressure sodium (HPS), 
or other energy-effi cient technology.
on-going measurement + verification
In order to establish effi cient performance of a building's 
energy systems, a measurement and verifi cation plan could 
be implemented to install and use metering equipment to 
track and compare actual building performance against its 
targeted performance.  
implementation actions 
and metrics
- Design new residential building envelopes to perform 
a minimum of 15% more effi ciently than current Title 
24 (2008) standards and all other buildings and build-
ing components to exceed current Title 24 (2008) 
standards by a minimum of 10%.  In the future and as 
technology continues to advance, the Project Sponsor 
will endeavor to improve upon updated Title 24 stan-
dards.
- Design renovations to existing buildings so that the 
renovations meet or exceed the then-applicable Title 
24 standards.
- Design all new infrastructure installed and maintained 
by Parkmerced including, but not limited to, common 
area lighting and water and wastewater pumps, to 
achieve an annual energy reduction of at least 10% 
below the current Title 24 (2008) minimum effi ciency 
standards.  In the future and as technology continues 
to advance, the Project Sponsor will endeavor to im-
prove upon updated Title 24 standards.  To the extent 
that such infrastructure is installed by the City, Park-
merced will encourage the City to meet this metric.
- Install one vampire outlet per room controlled by one 
master switch near the front door to the dwelling unit.
- Install Tier 1 or better appliances in residential units.
49 
DRAFT
implementation actions 
and metrics
- At full build-out, provide, either on- or off-site, non-
polluting renewable energy generation systems, such 
as solar, wind, small-scale or micro-hydroelectric, 
and/or biomass, with production capacity of at least 
10,395,000 kWhr/yr of electicity.  These systems will 
be in addition to the provision of non-polluting renew-
able energy generation by Pacifi c Gas & Electric or 
the San Francisco Public Utilities Commission. 
• At full build-out, generate 10,395,000 kWhr/yr of 
electricity through a cogeneration system sized on a 
thermal load following model.  
51 
DRAFT
SW.01
Goals + Strategies
SW.02
 
Solid Waste
SW
Existing Conditions        54
Waste Reduction         56
52
Become a model sustainable San Francisco residential 
community by minimizing the amount of solid waste sent 
to landfills and maximizing the reuse of organic waste
In addition to facing a space shortfall crisis for landfills as increasing volumes of waste is 
generated, landfills also produce environmentally damaging emissions that off-gas into 
the atmosphere and leach into the soils and waterways.  These gases and toxins accu-
mulate as the waste breaks down, and therefore must be trapped and sealed to prevent 
contamination of soils and ground water.  It can take landfill waste hundreds of years to 
decompose and stop off-gasing. 
The United States is one of the greatest contributors to landfill.  According to the Environ-
mental Protection Agency, the average American produces 4.5 pounds of garbage a day, 
or 1,600 pounds per year.1  While San Francisco is well under the American average, 
diverting 70% of its waste from landfills, the city still hauls away 1,800 tons of garbage 
to landfill each day.2  San Francisco has made it a goal to send “zero waste to landfill 
by 2020” in order to eliminate the City’s impact on local landfills and reduce its carbon 
footprint.  Through innovative waste collection systems and by educating residents to 
separate waste, compost and recyclables, Parkmerced can be a key contributor in helping 
the City achieve its ambitious goal.  
DRAFT
1   Municipal Solid Waste Generation, Recycling and Disposal in the United 
States: Facts and Figures for 2008. 2008. Environmental Protection Agency.
2   Municipal Solid Waste Generation, Recycling and Disposal in the United 
States: Facts and Figures for 2008. 2008. San Francisco Department of the 
Environment, San Francisco Public Utilities Commission.
53 
DRAFT
50   │ P A R K M E R C E D  S U S T A I N A B I L I T Y  P L A N  /  1 0 . 1 4 . 1 0
EN.03 energy production + distribution
strategies
photovoltaics
Photovoltaic panels (PV) utilize the sun's energy to produce 
electricity and could generate a substantial portion of the 
site's overall electrical demand if installed either on-site on 
the roof's of new and existing buildings at Parkmerced or 
off-site within the City.  While PG&E has a relatively clean 
energy profi le compared to other power companies in 
terms of greenhouse gas emissions, on- or off-site renew-
able energy like PV produces no carbon and reduces line 
loss caused by lengthy distribution lines.  Parkmerced is 
targeting 10% of the total estimated site energy consump-
tion through renewables (which could include PV, wind 
turbines, as described below, or other renewable technol-
ogy).  With current technologies, the ability to produce re-
newable energy at Parkmerced is limited given the nature 
of the site's specifi c micro-climate and signifi cant fog cover 
achieving the target of 10% means producing 10,395,000 
kWhr/yr of electricity.
wind turbines
Wind turbines are rotating machines that enable the con-
version of the kinetic energy of wind into mechanical en-
ergy, which then in turn is converted to electricity.  There 
are two types of wind turbines: Horizontal Axis and Vertical 
Axis Wind Turbines.  Vertical Axis (VAWT) turbines should 
be considered at Parkmerced because their revolution is 
unidirectional, which allows for operation on sites where the 
wind fl ow is volatile and better protects against bird strikes. 
cogeneration
Domestic hot water could be heated from cogeneration: 
a process in which heat is produced as a by-product from 
an engine creating electricity.  It is an effective strategy to 
reduce electrical consumption from the grid and ultimately 
reduces overall greenhouse gas emissions.  Fueled by natu-
ral gas, cogeneration systems can generate electricity more 
cleanly than the conventional power plants providing electric-
ity to the grid.  Another benefi t of using cogeneration is that it 
generates electricity during peak times of use, which will help 
address California's need for more and cleaner power during 
these periods.  Cogeneration presents opportunities in the 
future to switch to alternative fuel sources as they become 
more viable.  While various types of small cogeneration units 
could be used to supply each building individually, a cen-
tralized cogeneration option is best suited to a district heat-
ing approach.  Heat generated by the cogeneration system 
could be used for space heating, heating domestic hot water 
and heating non-base building loads, such as the swimming 
pool at the Fitness/Community Center.  Parkmerced antici-
pates achieving 10% of the total estimated energy consump-
tion, producing 10,395,000 kWhr/yr of electrical generation 
through co-generation based on a heat load following co-
generation strategy. 
Reduce the demand for finite energy resources and peak grid-source 
energy with high emissions to help the local power company supply 
cleaner energy and help Parkmerced achieve greenhouse gas neutrality
goal
district energy system
The benefi t of installing a district energy system at Park-
merced is that it establishes a slightly more effi cient infra-
structure for space heating and domestic hot water that will 
help further reduce green house gas emissions and provide 
opportunities to implement centrally-located, innovative new 
energy saving technologies at various points in the future. 
While a district energy system fed by natural gas fi red boil-
ers has minimal energy savings and greenhouse gas emis-
sion reductions, those savings and reductions are further 
improved when alternative thermal systems such as cogen-
eration are connected to the district energy system.  There 
are three confi guration alternatives that could be considered 
for district energy at Parkmerced, including an energy loop 
with either one centralized plant or a number of decentral-
ized plants located throughout the neighborhood, or micro-
centralized plants within individual buildings or blocks.
carbon offsets
Photovoltaics, cogeneration and other energy generation 
strategies could create excess electricity during peak hours, 
when consumption on-site is low.  This electricity could be 
sold back to the power company for carbon offsets, helping 
to supply more renewable energy to the grid for other users 
during peak demands. 
DRAFT
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Currently, 28% of solid waste at Parkmerced is diverted from 
landfill, which falls short of the goal of “Zero Waste to Landfill 
by 2020.” The current solid waste collection system at Park-
merced consists of residential garbage and recycling collec-
tion and transport to off-site facilities.  Overall, Parkmerced 
currently generates a total of approximately 3,920 tons of 
solid waste per year: 2830 tons that are directed to landfills; 
840 tons of recyclables; and Parkmerced’s landscaping gen-
erates 250 tons of organic matter, or green waste, per year. 
This equates to 0.88 tons of solid waste directed to landfills 
and 0.26 tons of recyclables per housing unit per year.  
SW.01
existing conditions
Parkmerced’s waste composition breakdown numbers are ac-
tually typical of many California communities. This is true for 
both types and amounts of waste, according to the results of 
studies done by the California Integrated Waste Management 
Board’s Statewide Waste Characterization Study prepared in 
December 2004 by the Cascadia Consulting Group, Inc. 
The same study showed that transport of solid waste from 
Parkmerced in 2007 required 550 vehicle trips to collect gar-
bage and recyclables for transport to a transfer station, and 
then on to a landfill.  Each trip averaged 1.5 tons of waste 
collected and hauled off-site.  That same year, ninety-nine 
vehicle trips were required to collect green waste, and each 
trip for compostable green waste averaged 2.54 tons collect-
ed and hauled off-site.  This translates to a total of 134 tons 
of CO2e produced from waste transportation.
DRAFT
│  55 1 0 . 1 4 . 1 0  /  P A R K M E R C E D  S U S T A I N A B I L I T Y  P L A N
DRAFT
56   │ P A R K M E R C E D  S U S T A I N A B I L I T Y  P L A N  /  1 0 . 1 4 . 1 0
SW.02 waste reduction
strategies
waste separation
A rigorous recycling and composting system for Park-
merced will encourage diversion of as much waste from 
landfills as possible.  Separate receptacles for recyclables 
and compost will be provided at all collection locations.
centralized waste collection   
Centralized waste, recycling and compost pick-up locations 
will reduce truck traffic throughout the neighborhood and 
reduce truck idling time, as trucks will be required to make 
fewer stops within Parkmerced to pick up waste.  This re-
duction in truck traffic and idling will likely reduce the proj-
ect’s carbon footprint.  As an alternative to multiple pick-up 
locations, an automated waste collection system could also 
be installed that pneumatically transports waste, recycling 
and compost from multiple drop-off locations to one or more 
centralized pick-up location.
mulching
Mulching and leaving grass clippings where they fall returns 
nutrients to the soil and reduces irrigation and fertilizer re-
quirements.  Implementing this strategy, along with an on-
site composting program, will help eliminate approximately 
ninety-nine vehicle trips per year, reducing overall transpor-
tation-generated greenhouse gas emissions.  
organic farm composting
Collecting and directing “green waste” to an on-site organ-
ic farm composting facility will significantly reduce overall 
transportation-generated greenhouse gas emissions. The 
matured compost will fertilize organic farm crops and com-
munity garden plots at Parkmerced, creating an on-site, 
closed-loop green recycling system.  
Reduce waste and divert as much material from landfill as possible 
to help conserve resources, achieve greenhouse gas neutrality and 
preserve natural ecosystems 
hazardous waste drop-off
To promote proper disposal of potentially hazardous waste, 
an on-site drop-off location will be provided for residents 
to dispose of materials such as paints, solvents, oil, and 
batteries.
green operations
To further reduce the amount of waste produced at Park-
merced, the apartment leasing office will send communica-
tions and maintain records electronically to the extent fea-
sible.  Local business will be encouraged to do the same. 
For those operations requiring printing, recycled paper will 
be used.
neighborhood re-use box
Establishing a neighborhood re-use box will give residents 
an opportunity to salvage discarded items before they are 
sent to landfill.
education + awareness program
An education and awareness program will inform Park-
merced residents of the neighborhood’s recycling and com-
posting programs.  Residents will be instructed to use all 
waste receptacles to increase awareness of the importance 
of separating waste.
goal
DRAFT
│  57 1 0 . 1 4 . 1 0  /  P A R K M E R C E D  S U S T A I N A B I L I T Y  P L A N
Solid Waste to Landfill (tons/yr) Solid Waste Transportation (miles/yr)
to
ns
/ 
yr
Existing Site 
Future Site Baseline* 
Proposed Future Site 
2,830 
7,806
2,035
30,600
80,800 
88,300 
Solid Waste Metrics
90,000
80,000
70,000
60,000
50,000
40,000
30,000
20,000
10,000
0
* Full project build-out with current building practices meeting Title 24 
CO2e from Landfill (tons/yr) CO2e from Transportation (tons/yr) Total CO2e Emissions (tons/yr)
to
ns
 C
O
2e/
 y
r
Existing Site 
Future Site Baseline* 
Proposed Future Site 
3 
8 
2 
134
140 
151 
137 
148 
153 
GHG Emissions from Solid Waste
450 
400 
350 
300 
250 
200 
150
100 
50 
0 
* Full project build-out with current building practices meeting Title 24 
Figure SW.02.01
Solid Waste to Landfill and Associated Transportation  
Figure SW.02.02
Greenhouse Gas Emissions Associated with Solid Waste  
implementation actions 
and metrics
- Meet the requirements of the City’s Mandatory Recy-
cling and Compost Ordinance (Ordinance No. 100-09, 
File No. 081404).
- Provide a minimum of one centralized waste pick-up 
location on each block.
- Provide one hazardous waste drop-off location within 
each Neighborhood Commons.
MC.01
Goals + Strategies
MC.02
MC.03
 
Materials + Construction
MC
Existing Conditions        60
Materials         62
Construction         64
DRAFT
58 
Use sustainable materials and construction techniques 
to reduce the consumption of natural resources and slow 
climate change
Harvesting and manufacturing materials for building construction affects both the quality 
and regeneration of natural ecosystems as well as energy consumption associated with 
extraction, manufacturing and transportation.  There are two categories of this consump-
tion, or embodied energy:  initial and recurring.  Initial embodied energy is defined as the 
non-renewable energy consumed in the acquisition of raw materials, their processing and 
manufacturing into building products, and their subsequent transportation to the job site. 
Recurring embodied energy is the non-renewable energy consumed to maintain, repair, 
refurbish or replace the material.  Therefore, the total energy consumption and associated 
carbon emissions of a building material are evaluated by a life-cycle analysis, which takes 
into account both the building’s initial and recurring embodied energy to determine its 
environmental consequences.  
Parkmerced's goal to minimally impact the natural environment and lower greenhouse 
gas emissions takes the total life-cycle analysis of materials into consideration by reusing 
existing materials in new construction where feasible. This not only leads to less extraction 
of virgin material, but also extends the embodied energy by re-purposing.  In addition to 
reusing materials, Parkmerced is committed to choosing rapidly renewable resources or 
those with high recycled content.
The construction process also plays a significant role in energy consumption and green-
house gas emissions.  A sustainable construction process includes proper staging, ap-
propriate phasing, responsible choices of materials, indoor air quality management, waste 
disposal and recycling.  Construction practices will have a significant impact on the health 
of the existing residents and local environment during construction and will also determine 
if the building is able to achieve its long-term sustainability goals.      
DRAFT
59 
DRAFT
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MC.01 existing conditions
The majority of Parkmerced’s buildings were constructed in 
the 1940's using standard wood stud construction.  Due to 
the scarcity of materials and the urgency and high demand 
for housing during wartime, Parkmerced was built quickly. 
Insulation or flashing was not installed during initial con-
struction on a majority of the buildings, so today the build-
ings suffer from water infiltration, mold, and dry rot due to 
their poor construction and Parkmerced's damp marine cli-
mate.  In order to keep the existing garden apartments for 
another 60+ years, the required maintenance and repairs 
would increase the recurring embodied energy beyond the 
total embodied energy consumed with their demolition and 
new construction.  
The mid-rise towers, however, were built with concrete and 
better structural materials making their renovation viable. 
By keeping the mid-rises, and either reusing or recycling 
much of the existing garden apartment materials in the new 
construction, Parkmerced intends to achieve a lower car-
bon footprint than the current existing site.
Mildew and algae
Dry rot and leaky windows
Framing repairs
Chipped and crumbling stucco
DRAFT
│  61 1 0 . 1 4 . 1 0  /  P A R K M E R C E D  S U S T A I N A B I L I T Y  P L A N
life-cycle analysis (LCA) 
Life-cycle assessment or more commonly referred to as 
“LCA” is the process of evaluating the effects that a materi-
al, product or system has on the environment over the entire 
period of its life thereby increasing resource-use efficiency 
and decreasing negative environmental impacts.  LCA can 
be used to study the environmental impact of either a mate-
rial or the function the material is designed to perform.  The 
goal of LCA is to compare the full range of environmental 
and social damages assignable to products and services, 
to be able to choose the least burdensome one.   For ex-
ample, in some cases materials that fall outside the LEED 
standard 500-mile regional boundary may technically have 
a larger initial embodied GHG impact, however, in compari-
son may have greater longevity and increased use-phase 
thereby reducing replacement frequency and cutting GHG 
over time. 
RAW MATERIAL EXTRACTION MANUFACTURING 
PRODUCTION
TRANSPORTATIONDISPOSAL
RECYCLING
UTILIZATION
REUSE
Figure MC.01.01:  Life-Cycle Analysis 
DRAFT
62   │ P A R K M E R C E D  S U S T A I N A B I L I T Y  P L A N  /  1 0 . 1 4 . 1 0
MC.02 materials
strategies
materials reuse 
Reusing existing building materials at Parkmerced to the 
greatest extent feasible is intended to reduce the need to 
extract virgin material, helping both the global environment 
as well as the project's carbon footprint.  Additionally, re-
using materials will support local reuse businesses, and a 
reduction in demolition waste transported from the property 
will contribute to a lower overall project carbon footprint.      
recycled content
Incorporating recycled content in building materials will re-
duce the need to extract virgin material, not only lowering 
Parkmerced's carbon footprint, but also helping to reduce 
demand for virgin materials.  Recycled content will include 
both post-consumer material (waste material generated by 
households or commercial activity) and pre-consumer ma-
terial (material that is diverted from the waste stream during 
the manufacturing process).  In addition to using recycled 
content in building materials, recycled materials will be 
used where feasible for roadways, sidewalks, unit paving, 
water retention tanks, and piping for water, sanitary sewer, 
and steam energy distribution. 
regional materials
Much of the greenhouse gas emissions associated with 
building materials is due to the burning of fuel during trans-
portation to its suppliers and then to the job site.  Using 
locally extracted and supplied materials limits greenhouse 
gas emissions.  To the extent practicable, materials will be 
extracted and manufactured no more than 500 miles from 
the job site.
certified wood
Using certified wood supports and encourages environ-
mentally responsible forest management and helps ensure 
that virgin resources remain available for generations to 
come.  To the extent practicable, wood-based materials 
used for construction will be certified in accordance with 
the Forest Stewardship Council's (FSC) Principles and Cri-
teria.  These products may be used for structural framing, 
flooring, sub-flooring, doors, and many finish applications, 
where feasible.
rapidly renewable materials
Incorporating rapidly renewable materials helps to encour-
age environmentally responsible management of finite raw 
materials.  Using products made from plants that are typi-
cally harvested within a ten-year cycle or shorter helps to 
preserve old growth forests.  Such materials include bam-
boo, wool, cotton insulation, agrifiber, linoleum wheatboard, 
strawboards, and cork.  To the extent practicable, rapidly 
renewable materials will be used.
low VOC's 
Volatile Organic Compounds (VOC) in materials off-gas 
toxic, odorous contaminants that potentially harm and irri-
tate building occupants.  To ensure the health and safety at 
Parkmerced, paints and coatings will meet the VOC levels 
of the Green Seal Standards, all adhesives will comply with 
South Coast Air Quality Management District (SCAQMD) 
Rule #1168, all carpet will meet the requirements of the 
Carpet and Rug Institute's Green Label Plus program, and 
composite wood and agrifiber materials will contain no add-
ed urea formaldehyde resins. 
Eliminate material extraction from mature ecosystems, use materials 
with reduced embodied energy, minimize toxins and improve the quality 
of interior environments for occupants  
goal
DRAFT
Rapidly renewable materialsRenewable materials
CO2e capture in concrete
Innovative technologies are currently being developed to 
capture massive volumes of CO2e and other gases like 
SOx, acid gases and mercury from coal plants and convert 
them into calcium and bicarbonate minerals used to make 
aggregate for concrete.  This process actually produces a 
negative carbon footprint as CO2e will be recaptured and 
turned into clean water and aggregate.  As this technology 
becomes more readily available, using this concrete could 
help Parkmerced achieve carbon neutrality and may actu-
ally facilitate a negative carbon footprint for the entire site.
implementation actions 
and metrics
- Use materials for new infrastructure with a goal that 
the sum of post consumer recycled content, in-place 
reclaimed materials, and one-half of the pre-consum-
er recycled content constitutes at least 50% of the 
total mass of infrastructure materials.  Count materi-
als in all of the following infrastructure items as ap-
plicable to the project:
- Roadways, parking lots, sidewalks, unit paving, and 
curbs.
- Water retention tanks and vaults.
- Base and subbase materials for the above.
- Stormwater, sanitary sewer, steam energy 
distribution, and water piping.
- Recycled content is defined in accordance with ISO 
IEC 14021, Environmental labels and declaration, 
Self-declared environmental claims (Type II environ-
mental labeling).
- Buildings will generally use a minimum 5% salvaged, 
refurbished or reused materials, based on cost, of the 
total value of materials on the project.
- Buildings will generally use materials with recycled 
content such that the sum of post-consumer recycled 
content plus 1/2 of the pre-consumer content consti-
tutes at least 10%, based on cost, of the total value of 
the materials in the project.
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MC.03 construction
strategies
erosion and sedimentation control plan
Reducing construction related pollution is especially im-
portant at Parkmerced as construction will be continuous 
for over 20 years and will include stockpiling of excavated 
soil which could lead to increased dust.  Damage done to 
the local watershed could also be significant if an erosion 
and sedimentation control plan is not put in place.  Tech-
niques to stabilize soils may include seeding, mulching, fil-
ter socks, stabilized site entrances, and the preservation of 
existing vegetation. 
reduce construction noise
Agreed upon working hours will be diligently adhered to 
in order to ensure a livable neighborhood for existing resi-
dents during construction.  Limiting construction site access 
to controlled points of entry and establishing truck routes 
will help to manage noise as will maintaining an organized 
construction schedule to use equipment and group tasks 
efficiently.  
reuse excavated soils for fill 
Parkmerced will store and reuse excavated soils on site for 
fill during construction, as feasible.  This will greatly reduce 
the number of truck trips needed for off-haul, which will help 
to reduce impacts to air quality and the project’s carbon 
footprint.  For unavoidable off-haul, local soil recipients will 
be given priority to shorten all truck trips.
Practice responsible construction management to protect surrounding 
natural habitat, respect existing residents, and ensure the health and 
safety of construction employees.  Divert as much construction waste from 
landfill as possible and lower the impact on greenhouse gas emissions
goal
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salvage and recycle construction waste
By salvaging and recycling construction waste, a significant 
amount of debris will be diverted from landfills and will sup-
port local reuse businesses.  This will help both the global 
environment and the project's carbon footprint.  A portion 
of the material will be redirected back to the manufacturing 
process or will be donated to other building sites.  Salvage-
able or recyclable materials may include cardboard, metal, 
brick, acoustical tile, concrete, plastic, clean wood, glass, 
gypsum wallboard, carpet, insulation, doors, windows, trim 
materials, fixtures and hardware.  
prefabrication 
Fabricating construction installations and welding steel in 
the controlled environment of a shop and delivering com-
plete systems to the construction site helps to reduce the 
amount of equipment and number of construction vehicles 
needed, therefore reducing emissions.  Prefabrication also 
allows more material reuse and generates less waste, aiding 
in lowering the carbon footprint associated with construction.
maintain and test indoor air quality 
For the benefit of the health and well-being of both con-
struction workers and building occupants, an indoor air 
quality management plan should be implemented during 
construction.  Installed absorptive materials should be pro-
tected from moisture damage, and permanently installed 
air handlers should not be used for temporary heating and 
cooling during construction.  If this is not possible, filtration 
media with a Minimum Efficiency Reporting Value (MERV) 
of 8 should be used at each return air grille.
implementation actions 
and metrics
- Create and implement an erosion and sedimenta-
tion control plan for all new construction activities 
associated with the project. The plan should incor-
porate practices such as phasing, seeding, grading, 
mulching, filter socks, stabilized site entrances, pres-
ervation of existing vegetation, and other best man-
agement practices (BMPs) to control erosion and 
sedimentation in runoff from the entire project site 
during construction. The plan should list the BMPs 
employed and describe how they accomplish the fol-
lowing objectives:
- Prevent loss of soil during construction by 
stormwater runoff and/or wind erosion, including 
but not limited to stockpiling of topsoil for reuse.
- Prevent sedimentation of any affected stormwater 
conveyance systems or receiving streams.
- Prevent polluting the air with dust and particulate 
matter.
- Recycle or salvage a minimum of 50% of construc-
tion waste by identifying materials to be diverted from 
disposal and whether the materials will be sorted 
on-site or co-mingled.  Calculations can be done by 
weight or volume, but must be consistent throughout.
- Meet the requirements of the San Francisco Building 
Code Chapter 13C (Green Building Requirements).
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Goals + Strategies
MV.01
 
Measurement + 
Verification
MV
Performance	 	 									68
66 
Measure and verify performance of building systems and 
materials to ensure accountability
Parkmerced’s Sustainability Plan aims to incorporate the most rigorous and innovative 
methods for reducing consumption of natural resources and to making a significant con-
tribution to stabilizing climate change.  It is imperative that building systems and materi-
als continue to be evaluated and improved during the course of the project’s 20 to 30 
year build-out.  As technologies advance, better methodologies will be implemented at 
Parkmerced to ensure it continues to reduce its environmental impact and is a model for 
sustainable urban design.   
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MV.01 performance
strategies
participatory design process
Engaging all local stakeholders and eliciting their concerns 
and suggestions at every stage of design helps to create 
a neighborhood that reflects the hopes and desires of all 
community members.  The Parkmerced Vision Plan was 
developed over the course of many years and has greatly 
evolved due to the participatory process that was engaged. 
The design and development team met with all local stake-
holders to solicit and document their input on the proposed 
project prior to commencing and during the entire design 
process.  Communication between the project owner and 
the community will continue throughout the remainder of 
the design process, into construction phases, and during 
the post-construction phase.
healthy development tool   
The Healthy Development Tool by the San Francisco De-
partment of Public Health is a list of sustainable measures 
used to evaluate how the developed urban environment 
can improve human health.  The measures are broken 
down into the following eight categories: environmental 
stewardship, sustainable and safe transportation, social co-
hesion, public infrastructure/access to goods and services, 
adequate and healthy housing, healthy economy, demo-
graphics, and health outcomes.  
on-going measurement + verification
An on-going measurement and verification plan could be 
implemented to evaluate both building and energy systems 
to make sure they are performing according to specification 
and to guarantee the indoor environment is satisfactory for 
the occupants.  The plan could also include the evaluation 
of building materials and systems during the project’s con-
Ensure sustainable measures are successfully employed and are 
achieving optimal results  
struction to ensure the most sustainable and energy saving 
systems and materials are installed throughout the project 
build-out. 
adaptation   
While the sustainable strategies presented in this plan are 
the most innovative for today’s building practices, many 
improvements will be made throughout the project’s 20-30 
year build-out.  It is important that the building technologies 
installed at Parkmerced continue to evolve and improve 
during the build-out.
evaluation
Parkmerced should biannually evaluate any improvements 
made to building material embodied energy calculations or 
the energy performance of buildings systems implemented 
at Parkmerced.
establish Air Quality Index
Parkmerced intends to work with the Bay Area Air Quality 
Management District (BAAQMD) to develop a long range 
air quality plan to ensure that the project is in compliance 
with BAAQMD’s Clean Air Plan (CAP), the San Francisco 
Health Code, and the California Environmental Quality Act 
(CEQA).
goal
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Definition of Terms                               72
appendix
AP
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The following definitions apply to certain terms used in the 
Sustainability Plan.
5-Year Storm Event A storm event having a 20% probability 
of being equaled or exceeded in any one given year.  It is 
the design storm San Francisco uses to size stormwater 
pipes, their minimum and maximum depths, and how full 
the pipes can flow.
Air Source Heat Pump  A heat exchanger over which 
outside air is blown, and the heat is extracted from the air 
and transferred into a hot water tank or heating system.
Aquifer  An underground layer of permeable rock that 
holds groundwater.
Bay Area Air Quality Management District (BAAQMD)  A 
public agency entrusted with regulating stationary sources 
of air pollution in the counties surrounding San Francisco 
Bay:  San Francisco, Alameda, Contra Costa, Marin, 
Napa, San Mateo, Santa Clara, southwestern Solano, and 
southern Sonoma.
Biodiversity  The variety of plant and animal life in a 
particular  habitat or ecosystem.
Biogas  Gas produced by the breakdown of organic matter 
without oxygen.
Biogutter  A narrow channel containing water tolerant 
vegetation to collect and clean stormwater.
Biomass  Organic material or waste burnt as a fuel source.
Bioswale  A low depression in the ground with water 
tolerant vegetation to collect and clean stormwater.
California Environmental Quality Act (CEQA)  A California 
statute passed in 1970 to institute a statewide policy of 
environmental protection.
Carbon  An organic compound present in the molecule 
carbon dioxide, which affects the ozone layer of the 
atmosphere.
Carbon Footprint  The collection of greenhouse gas 
emissions associated with either a person, an organization, 
a process or a material.  
Carbon Offset  A financial trade-off for reducing greenhouse 
gas emissions and is measured in metric tons of carbon 
dioxide-equivalent (CO2e).  One carbon offset equals the 
reduction of one metric ton of CO2e.  
Certified Wood  Wood used for building construction that 
is harvested using sustainable forestry practices, and 
protecting trees, wildlife habitats, soils and streams.
Cistern  A waterproof vessel used for storing liquids.
Clean Air Plan (CAP)  A control strategy prepared by 
the Bay Area Air Quality Management District to reduce 
emissions and decrease ambient concentrations of harmful 
pollutants to safeguard public health.
Cogeneration (Cogen)  An engine or powerstation that 
generates electricity and produces waste heat which is 
captured for either domestic, commercial or industrial 
heating purposes.
Compost  The decomposition of organic material primarily 
without oxygen to create nutrient-rich soil.
Condensing Boiler  A boiler that extracts heat from the 
flue gases to preheat the water in the boiler increasing its 
efficiency.
District Energy  A large heating and cooling system that 
distributes either hot or cold water to multiple buildings 
from either a central plant or collection of plants.
Ecology  The environment as it relates to living organisms. 
Ecological Urbanism  Integrating the built and natural 
environments into a single interrelated system which is 
mutually beneficial and supportive of a self-sustaining 
neighborhood.
Embodied Energy  Energy associated with the 
manufacturing of a material.
Energy Star  International standard for the efficiency of 
consumer products.
Environmental Protection Agency (EPA)  A government 
agency that enforces regulations protecting the health of 
human beings and the environment.
Forest Stewardship Council (FSC)  An international non-
profit that sets standards for responsible management 
of forests and independently certifies and labels forest 
products.
Geothermal  Heat from the interior of the earth.
Green Seal Standards  The metrics that must be met 
by the non-profit eco-labeling organization, Green Seal, 
which standardizes and certifies consumer products that 
meet EPA standards. 
Greenhouse Gas Emissions (GHG)  Gases in the 
atmosphere that absorb and emit radiation and effect the 
temperature of the Earth.
Greywater Wastewater generated from sinks, showers 
and laundry facilities that can be recycled and used for 
irrigation.
Habitat  A natural environment in which an organism lives.
Hazardous Waste  Waste that poses a substantial threat 
to public health due to its tendency to ignite, corrode, or be 
reactive or toxic. 
Heat Recovery Ventillator  A heat exchanger that takes 
heat from the exhaust stream and uses it to preheat 
incoming air.
Hedgerow  A line of closely planted trees to form a barrier 
or to block wind.
High Pressure Sodium  A lighting lamp technology which 
uses both sodium and mercury in an excited state to 
produce light.  The addition of mercury gives the lamp a 
better color rendering than low pressure sodium which 
does not include mercury.
Horizontal Axis Wind Turbine  A rotating device capturing 
energy from the wind and converting it into electricity with 
horizontally rotating blades.
Hydrology  The study of the movement, distribution and 
character of water.
Initial Embodied Energy  The non-renewable energy 
consumed in the acquisition of raw materials, their 
processing, manufacturing and transport to the job site.
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Life-Cycle Analysis (LCA)  The assessment of a material’s 
embodied energy as it passes through the various phases 
and stages of construction.  This includes the associated 
energy and carbon in the extraction of raw materials used 
in its construction, that associated with its manufacturing, 
its transportation to the job site, and its disposal or recycling 
to its reuse.
Low-Flow Fixtures  Plumbing products that meet the water 
efficiency standard of the Energy Policy Act of 1992 and 
use less water than standard fixtures without compromising 
on performance.
Mercury Vapor  A gas discharge lamp that uses mercury in 
an excited state to produce light.
Microclimate  A local atmospheric zone that has a different 
climate from the surrounding area.
Minimum Efficiency Reporting Value (MERV)  A 
measurement scale developed by ASHRAE to rate the 
effectiveness of air filters.
Net Zero  The portion of a tower above the roof of the 
highest occupied floor used to screen rooftop elements 
and to enhance the tower design.
Non-Native Species  A species living outside its native 
distributional range that has been introduced by human 
activity.  These species tend to compete aggressively with 
those that are native.
Organic  Produced without the use of pesticides, 
insecticides, herbicides, or products that have not been 
genetically modified.
Paseo  A path dedicated solely to pedestrians.
Permeable Paving  A paving material that allows water to 
infiltrate.
Photovoltaic Array  A linked collection of cells that convert 
solar energy into direct current electricity.  An inverter 
then converts the DC power into alternating current, or AC 
electricity.
Post-Consumer  Waste material from households or 
commercial, industrial, and/ or institutional facilities that 
can no longer be used for its intended purpose.
Potable  Uncontaminated water suitable for drinking.
Pre-Consumer  Material that is diverted from the waste 
stream during the manufacturing process.
Prefabrication  The assembly of building components in a 
factory rather than on the job site which are then transported 
to the site for quick and more efficient assembly.
Recurring Embodied Energy  The non-renewable energy 
consumed to maintain, repair, refurbish or replace material.
Sheet Metal and Air Conditioning Contractors National 
Association (SMACNA)  Offers members of the 
association professional assistance in labor relations, 
legislative assistance, research and technical standards 
development, safety as well as other industry issues.
Social Heart  A neighborhood concentration of commercial 
and retail uses connected to public transit.
Solar Thermal Collector  A device that absorbs heat from 
sunlight in a collecting fluid (either water or an antifreeze 
mixture) which is then used to heat domestic hot water.
South Coast Air Quality Management District (SCAQMD) 
Rule #1168  Regulations on the VOC content and limits for 
adhesives, adhesive bonding primers, or any other primer.
Stream Corridor  A seasonal stream and its supported 
habitats originating in Juan Bautista Pond and terminating 
at Lake Merced Boulevard and Brotherhood Way.
Sustainability  Development that does not deplete natural 
resources or undermine its physical or social systems of 
support, but instead allows resources and ecologies to 
continue to renew.
Tier 1  The energy efficiency standards established by 
the California Energy Commission to become effective on 
January 1, 2011.
Title 24 (2008)  Energy efficiency standards for residential 
and nonresidential buildings in response to a legislative 
mandate to reduce California’s energy consumption.
Transportation Demand Management (TDM)  Strategies 
and policies to reduce the demand for single-occupancy 
private vehicles or to redistribute the demand over a time 
period.
Vampire Power  Power that is consumed by electronic 
appliances when they are operating in standby mode or 
are switched off.
Vertical Axis Wind Turbine  A rotating device capturing 
energy from the wind and converting it into electricity with 
vertically rotating blades.
Volatile Organic Compounds (VOC)  Organic chemical 
compounds that have significant vapor pressures and can 
affect the environment and human health.
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