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HomeMy WebLinkAboutPC Meeting 02-15-24 (Reso 2941-2024) - 439 Eccles Ave Entitlements (P23-0076)City of South San Francisco Resolution 2941-2024 P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA File #:24-23 Agenda Date:2/15/2024 Version:1 Item #:6b. Resolution making findings and approving Design Review and a Transportation Demand Management Plan for the construction of a new seven-story office / R&D building within the Business Technology Park - High (BTP- H) Zoning District at 439 Eccles Avenue. WHEREAS, the applicant has proposed the construction of a seven-story, 298,470 square foot (gross square footage) office / R&D building approximately 122 feet in height (with rooftop elements reaching 1146 feet), a 6 -level parking structure containing 448 parking stalls, open spaces, landscaping, and circulation improvements (“Project”) on the property located at 439 Eccles Avenue (APN 015-071-260) of approximately 2.63 acres (referred to as “Project Site”) in the City; and WHEREAS, the proposed Project is located within the Business Technology Park - High (BTP-H) General Plan Land Use Designation and Zoning District; and WHEREAS, the applicant seeks approval of a Design Review Permit (DR23-0018) and Transportation Demand Management Program (TDM23-0006) for the Project; and WHEREAS, approval of the applicant’s proposal is considered a “project” for purposes of the California Environmental Quality Act, Pub. Resources Code §21000, et seq. (“CEQA”); and WHEREAS, the City Council certified an Environmental Impact Report (“EIR”) on October 12, 2022 (State Clearinghouse number 2021020064) in accordance with the provisions of CEQA and the CEQA Guidelines, which analyzed the potential environmental impacts of the development of the 2040 General Plan Update, Zoning Code Amendments and Climate Action Plan (“2040 General Plan EIR”); and WHEREAS, the City Council also adopted a Statement of Overriding Considerations (“SOC”) on October 12, 2022 in accordance with the provisions of CEQA and the CEQA Guidelines, which carefully considered each significant and unavoidable impact identified in the 2040 General Plan EIR and found that the significant environmental impacts are acceptable in light of the project’s social, economic and environmental benefits; and WHEREAS, pursuant to CEQA Guidelines Sections 15162 and 15183, the City conducted environmental analysis and prepared an environmental checklist for the proposed Project; and WHEREAS, the 439 Eccles Avenue Project Environmental Checklist and analysis concludes that in accordance with CEQA Guidelines Sections 15162 and 15183, the proposed Project is consistent with the development density established by the existing general plan land use designation and zoning for which the 2040 General Plan EIR was certified, and demonstrates that the proposed Project qualifies for streamlined environmental City of South San Francisco Printed on 2/6/2024Page 1 of 4 powered by Legistar™1 File #:24-23 Agenda Date:2/15/2024 Version:1 Item #:6b. Plan EIR was certified,and demonstrates that the proposed Project qualifies for streamlined environmental review,as there are no project-specific significant effects which are peculiar to the Project or the Project Site; and WHEREAS,on February 15,2024,the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the environmental effects of the Project and proposed entitlements and take public testimony; and WHEREAS,the Planning Commission reviewed and carefully considered the information in the 2040 General Plan EIR and 439 Eccles Avenue Project Environmental Checklist pursuant to CEQA Guidelines Section 15183 and,by separate resolution,found that the Environmental Checklist demonstrates that the proposed Project qualifies for streamlining in accordance with CEQA Guidelines Sections 15162 and 15183,as there are no project-specific significant effects which are peculiar to the Project or the Project Site; and WHEREAS,the Planning Commission exercised its independent judgment and analysis,and considered all reports, recommendations, and testimony before making a determination on the Project. NOW,THEREFORE,BE IT RESOLVED that based on the entirety of the record before it,which includes without limitation,the California Environmental Quality Act,Public Resources Code §21000,et seq. (“CEQA”)and the CEQA Guidelines,14 California Code of Regulations §15000,et seq.;the South San Francisco 2040 General Plan;the South San Francisco Municipal Code;the 2040 General Plan EIR and Statement of Overriding Considerations;the Project applications;the 439 Eccles Avenue Project Plans,as prepared by DGA planning |architecture |interiors dated January 5,2024;the Proposed Transportation Demand Management Plan,as prepared by Fehr &Peers,dated January 2024;the 439 Eccles Avenue Project Environmental Checklist,including all appendices thereto,prepared by Lamphier-Gregory,Inc.dated January 2024;all site plans;all reports,minutes,and public testimony submitted as part of the Planning Commission’s duly noticed February 15,2024 public hearing;and any other evidence (within the meaning of Public Resources Code §21080(e)and §21082.2),the Planning Commission of the City of South San Francisco hereby finds as follows: SECTION 1 FINDINGS A.General Findings 1.The foregoing recitals are true and correct and made a part of this Resolution. 2.The Exhibits attached to this Resolution,including Conditions of Project Approval (Exhibit A),Project Plan Set (Exhibit B),Proposed Transportation Demand Management Plan (Exhibit C),and Tree Inventory and Assessment Report (Exhibit D)are each incorporated by reference and made a part of this Resolution, as if set forth fully herein. 3.The documents and other material constituting the record for these proceedings are located at the City of South San Francisco Printed on 2/6/2024Page 2 of 4 powered by Legistar™2 File #:24-23 Agenda Date:2/15/2024 Version:1 Item #:6b. 3.The documents and other material constituting the record for these proceedings are located at the Planning Division for the City of South San Francisco,315 Maple Avenue,South San Francisco,CA 94080, and in the custody of the Chief Planner. 4.By a separate resolution,the Planning Commission,exercising its independent judgment and analysis, has found that,the 439 Eccles Avenue Environmental Checklist prepared for the Project,is the appropriate document for the Project and no further environmental analysis would be required,as the Environmental Checklist concludes that implementation of the Project will not create any new significant impacts or trigger any new or more severe impacts than were studied in the previously certified 2040 General Plan EIR;that no substantial changes in the projects or circumstances justifying major revisions to the 2040 General Plan EIR have occurred;and that no new information of substantial importance has come to light since the 2040 General Plan EIR was certified that shows new or more severe significant impacts,impacts that are peculiar to the Project or Project Site,nor shows new, different or more feasible mitigation measures. B.Design Review 1.The Project,including Design Review,is consistent with Title 20 of the South San Francisco Municipal Code because the Project has been designed as a high-quality office /R&D development,which will provide a pedestrian-and bicycle-friendly campus and transit-oriented environment with on-site amenities, and achieve a sustainable building and landscape design. 2.The Project,including Design Review,is consistent with the General Plan because the proposed office / R&D development is consistent with the policies and design direction provided in the South San Francisco General Plan Business Technology Park -High (BTP-H)Land Use designation by developing new office / R&D facilities with campus-serving amenities and connections to transit hubs. 3.The Project,including Design Review,is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with the BTP-H Zoning District development standards and the Citywide development standards,as evaluated in the Zoning Ordinance Compliance analysis for the Project. 4.The Project,including Design Review,is consistent with other planning or zoning approval that the project requires for the reasons stated above. 5.The Project is consistent with the applicable design review criteria in South San Francisco Municipal Code Section 20.480.006 (“Design Review Criteria”)because the project has been evaluated by the Design Review Board on September 19,2023,and found to be consistent with each of the eight design review criteria included in the “Design Review Criteria” section of the Ordinance. C.Transportation Demand Management Plan City of South San Francisco Printed on 2/6/2024Page 3 of 4 powered by Legistar™3 File #:24-23 Agenda Date:2/15/2024 Version:1 Item #:6b. 1.The proposed trip reduction measures contained in the TDM Plan (attached hereto as Exhibit C)are feasible and appropriate for the Project,considering the proposed use and the Project’s location,size, and hours of operation.Appropriate and feasible measures have been included in the TDM Plan to achieve the 40-point minimum in trip reduction measures for Tier 3 development. 2.The proposed performance guarantees will ensure that the target 40%alternative mode use established for the Project by SSFMC Chapter 20.400 (“Transportation Demand Management”)will be achieved and maintained.Conditions of approval have been included to require that the Final TDM Plan,which must be submitted for review and approval prior to issuance of a building permit,shall outline the required process for on-going monitoring, including annual surveys and triennial reports. SECTION 2 DETERMINATION NOW,THEREFORE,BE IT FURTHER RESOLVED that the Planning Commission of the City of South San Francisco hereby makes the findings contained in this Resolution and approves the entitlements request for 439 Eccles Avenue (P23-0076: DR23-0018 and TDM23-0006) subject to the attached Conditions of Approval. BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption. * * * * * * * City of South San Francisco Printed on 2/6/2024Page 4 of 4 powered by Legistar™4 DRAFT CONDITIONS OF APPROVAL P23-0076: DR23-0018, TDM23-0006 & ND23-0004 439 Eccles Avenue (As recommended by City Staff on February 15, 2024) PLANNING DIVISION CONDITIONS Introduction The term “applicant”, “developer”, “project owner” or “project sponsor” used hereinafter shall have the same meaning: the applicant for the 439 Eccles Avenue project or the property / project owner if different from applicant. GENERAL 1. The project shall be constructed and operated substantially as indicated on the plan set prepared by DGA planning | architecture | interiors, dated January 5, 2024, and approved by the Planning Commission in association with P23-0076, as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City’s Chief Planner. 2. The construction drawings shall comply with the Planning Commission approved plans, as amended by these Conditions of Approval, including the plans prepared by DGA planning | architecture | interiors, dated January 5, 2024. 3. The applicant shall submit a checklist showing compliance with these Conditions of Approval with the building permit application and plans. 4. Prior to issuance of any building or construction permits for the construction of public improvements, the final design for all public improvements shall be reviewed and approved by the City Engineer, Fire Marshal, and Chief Planner. 5. Prior to issuance of any building or construction permits for grading improvements, the applicant shall submit final grading plans for review and approval by the City Engineer and Chief Planner. 6. The applicant shall comply with all permitting requirements of applicable agencies related to the project and provide proof of permits and/or approval prior to building permit issuance for these project elements. 5 Conditions of Approval Page 2 of 29 7. The applicant shall submit a checklist and any required documentation showing compliance with SSFMC Section 20.300.003 (“Airport Land Use Compatibility Plan Consistency”) with the building permit application and plans. 8. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012 (“Modification”), whereby the Chief Planner may approve minor changes. All exterior design modifications, including any and all utilities, shall be presented to the Chief Planner for a determination. 9. Unless the use has commenced or related building permits have been issued within two (2) years of the date this permit is granted, this permit will automatically expire on that date, subject to any extensions provided under the Subdivision Map Act or other applicable law. A one-year permit extension may be granted in accordance with provisions of the SSFMC Chapter 20.450 (“Common Procedures”). 10. The permit shall not be effective for any purpose until the property owner or a duly authorized representative files a signed acceptance form, prior to the issuance of a building permit, stating that the property owner is aware of, and accepts, all of the conditions of the permit. 11. The permit shall be subject to revocation if the project is not operated in compliance with the conditions of approval. 12. Neither the granting of this permit nor any conditions attached thereto shall authorize, require or permit anything contrary to, or in conflict with any ordinances specifically named therein. 13. Prior to construction, all required building permits shall be obtained from the City’s Building Division. 14. Demolition of any existing structures on site will require demolition permits. 15. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected City Departments and Planning and Building Divisions prior to occupancy of any building. Any request for temporary power for testing equipment will be issued only upon substantial completion of the development. CONSTRUCTION 6 Conditions of Approval Page 3 of 29 16. The applicant is responsible for maintaining site security prior to, and throughout the construction process. This includes installation of appropriate fencing, lighting, remote monitors, or on-site security personnel as needed. 17. The applicant is responsible for providing site signage during construction, which contains contact information for questions regarding the construction. 18. During construction, the applicant shall provide parking on-site, or shall arrange for off- site parking, for construction workers. After completion of the project parking structure, the applicant shall provide parking for construction workers within the project parking structure when the Chief Building Official and Fire Marshal provide written approval. 19. Prior to proceeding with exterior construction, the applicant shall provide a full-scale mockup of a section of exterior wall that shows the cladding materials and finishes, windows, trim, and any other architectural features of the building to fully illustrate building fenestration, subject to site inspection and approval by Planning Division staff. 20. After the building permits are approved, but before beginning construction, the owner/applicant shall hold a preconstruction conference with City Planning, Building, Fire and Engineering staff and other interested parties. The developer shall arrange for the attendance of the construction manager, contractor, and all relevant subcontractors. DESIGN REVIEW / SITE PLANNING 21. All equipment (either roof, building, or ground-mounted) shall be screened from view through the use of integral architectural elements, such as enclosures or roof screens, and landscape screening or shall be incorporated inside the exterior building wall. Equipment enclosures and/or roof screens shall be painted to match the building. Prior to issuance of a building permit the applicant shall submit plans showing utility locations, stand-pipes, equipment enclosures, landscape screens, and/or roof screens for review and approval by the Chief Planner or designee. 22. Prior to issuance of any building or construction permits for landscaping improvements, the applicant shall submit final landscaping and irrigation plans for review and approval by the City’s Chief Planner. The plans shall include documentation of compliance with SSFMC Section 20.300.008 (“Landscaping”). 23. Plant materials shall be replaced, when necessary, with the same species originally specified unless otherwise approved by the Chief Planner. 7 Conditions of Approval Page 4 of 29 24. All landscape areas shall be watered via an automatic irrigation system which shall be maintained in fully operable condition at all times, and which complies with SSFMC Chapter 20.300 (“Lot and Development Standards”). 25. All planting areas shall be maintained by a qualified professional. The landscape shall be kept on a regular fertilization and maintenance program and shall be maintained weed free. 26. Plant materials shall be selectively pruned by a qualified arborist. No topping or excessive cutting-back shall be permitted. Tree pruning shall allow the natural branching structure to develop. 27. All landscaping installed within the public right-of-way by the property owner shall be maintained by the property owner. 28. Prior to issuance of certificate of occupancy, the applicant shall submit final landscaping and irrigation plans demonstrating compliance with the State’s Model Water Efficiency Landscaping Ordinance (MWELO), if applicable. (See SSFMC Section 20.300.008, and the City’s WELO Document Verification package.) a) Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with the prescriptive measures contained in Appendix D of the MWELO. b) Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply with the performance measures required by the MWELO. c) For all projects subject to the provisions of the MWELO, the applicant shall submit a Certificate of Completion to the City, upon completion of the installation of the landscaping and irrigation system. 29. Prior to issuance of any building or construction permits, the applicant shall submit interim and final phasing plans and minor modifications to interim and final phasing plans for review and approval by the Chief Planner, City Engineer, and Chief Building Official. 30. The applicant shall contact the South San Francisco Scavenger Company to properly size any required trash enclosures and work with staff to locate and design the trash enclosure in accordance with SSFMC Section 20.300.014 (“Trash and Refuse Collection Areas”). The applicant shall submit an approval letter from South San Francisco Scavenger to the Chief Planner prior to the issuance of building permits. 8 Conditions of Approval Page 5 of 29 31. The applicant shall incorporate the recommendations of the Design Review Board from their meeting of September 19, 2023. 32. Landscaped areas in the project area may contain trees defined as protected by the South San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or pruning of protected trees shall comply with the Tree Preservation Ordinance, and the applicant shall obtain a permit for any tree removals or alterations of protected trees and avoid tree roots during trenching for utilities. 33. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in the right-of-way, if any trenching is to take place, for the purpose of future fiber installation. Conduit shall have a pull rope or tape. A #8 stranded trace wire will be installed in the conduit or other trace wire system approved by the City. 34. Prior to receiving certificate of occupancy, the applicant shall install street furniture, trash receptacles, and bicycle racks along the project sidewalk frontages. The Planning Division shall review and approve all street furniture, trash receptacles and bicycle rack options during the building permit process. 35. Permanent project signage is not included in project entitlements. Prior to installation of any project signage, the applicant shall submit an appropriate sign application per SSFMC Chapter 20.360 (“Signs”) for review and approval. 36. The applicant shall utilize appropriate glazing for bird safety for the project, as required by SSFMC Section 20.310.002(I)(6) (“Glazing for Bird Safety”). The required bird-safe glazing measure(s) shall be included with the building permit application and plans. 37. The applicant shall implement the recommendations in the Tree Inventory and Assessment Report prepared for the project by Monarch Consulting Arborists, dated August 16, 2023. TRANSPORTATION / PARKING 38. A Parking and Traffic Control Plan for the construction of the project shall be submitted with the application for Building Permit, for review and approval by the Chief Planner, or designee, and City Engineer, or designee. 39. The applicant has prepared and submitted a draft Preliminary TDM Plan. In accordance with SSFMC Chapter 20.400 (“Transportation Demand Management”), prior to issuance of a building permit the applicant shall submit a Final TDM Plan for review and approval by the Chief Planner. 9 Conditions of Approval Page 6 of 29 a) The Final TDM Plan shall include all mandatory elements included in the Ordinance in place at the time of building permit application submittal and shall substantially reflect the Preliminary TDM Plan prepared by Fehr + Peers, dated January 2024, and modified as necessary to reflect the structure of the current Ordinance. The Final TDM Plan shall be designed to ultimately achieve the requirements of a Tier 3 project. b) The Final TDM Plan shall outline the required process for on-going monitoring, beginning one (1) year after the granting of a certificate of occupancy. A compliance form documenting the continued implementation of TDM measures shall be submitted annually for the project’s lifespan, and an annual mode share compliance survey pursuant to SSFMC Section 20.400.006 (“Monitoring and Enforcement”) shall be required. c) A midday parking occupancy survey shall be prepared for the project every three years. The first midday parking occupancy survey shall be completed and submitted during the first year following project occupancy, with the required Annual Mode Share Compliance Survey. d) The applicant shall be required to reimburse the City for program costs associated with monitoring and enforcing the TDM Program on an annual basis. The annual monitoring fee is $3,637 and is updated by the City Council on an annual basis. The monitoring fee for the Project’s first year of operation is due to the City prior to the project receiving a Certificate of Occupancy. e) Prior to approval of a permit for tenant improvements or a business license, tenants shall submit a letter demonstrating concurrence with the Final TDM Plan. The letter shall acknowledge how applicable TDM requirements are identified in their lease and summarize how the tenant is implementing applicable TDM measures. 40. Clear signage shall be provided on-site for employee and visitor parking areas to help direct vehicle traffic. 41. Clear signage shall be provided on-site for rideshare drop-off and pick-up, and for delivery vehicles. 42. Once construction of an associated parking structure is complete, construction-related parking should be prioritized within the structure and construction vehicles should refrain from utilizing any on-street parking. 10 Conditions of Approval Page 7 of 29 43. The applicant shall implement the following measures outlined in the Transportation Impact Analysis prepared for the project by Fehr + Peers, dated January 2024: a) Provide a letter of support from the owners of Gateway of the Pacific into the final TDM Plan stating that the two developments will make a good faith effort to ensure pedestrian access from 439 Eccles to bus and shuttle stops on Gateway Boulevard via the Gateway of the Pacific Site. b) Incorporate space for an on-street shuttle stop along the Project’s frontage on southbound Eccles Avenue to provide the ability for shuttles to serve the site (including red curb, an eight foot by five foot accessible pad, and a pole that operators may attach signage to.) ENVIRONMENTAL MITIGATION MEASURES / CEQA 44. The applicant shall comply with all applicable conditions and mitigation measures outlined in the Standard Conditions and Mitigation Monitoring and Reporting Program (MMRP) for the 439 Eccles Avenue Project Environmental Checklist prepared by Lamphier- Gregory, Inc., dated January 2024 (ND23-0004). IMPACT and DEVELOPMENT FEES **Fees are subject to annual adjustment and will be calculated based on the fee in effect at the time that the payment of the fee is due. The fees included in these Conditions of Approval are estimates, based on the fees in place at the time of project approval.** 45. CHILDCARE FEE: Prior to issuance of the first building permit, the applicant shall pay any applicable Childcare Fees in accordance with SSFMC Chapter 8.77. This fee is subject to annual adjustment. Based on the plans approved by the Planning Commission on February 15, 2024, the Childcare Impact Fee estimate for the project is: Office / R&D: $1.51/SF x 229,460 SF = $346,484.60 46. PARK FEES: Prior to issuance of the first building permit, the applicant shall pay the Parkland Acquisition Fee and Parkland Construction Fee in accordance with SSFMC Chapter 8.67. The fee is subject to annual adjustment. Based on the plans reviewed and approved by the Planning Commission on February 15, 2024, the Park Fee estimate for the project is: Office / R&D: $3.54/SF x 229,460 SF = $812,288.40 11 * * * * * * * City of South San Francisco Page 4 of 4 Attest:__________________________________ Adena Friedman Secretary to the Planning Commission I hereby certify that the foregoing resolution was adopted by the Planning Commission of the City of South San Francisco at a regular meeting held on then 15th day of February 2024 by the following: vote:AYES: NOES: ABSTENTIONS: ABSENT: Chair Tzang, Vice Chair Faria, Baker, Evans, Funes-Ozturk, Pamukcu _____________________________________________________________ ______________________________________________________________ _Shihadeh ______________________________________________ Conditions of Approval Page 8 of 29 47. CITYWIDE TRANSPORATATION FEE: Prior to issuance of the first building permit, the applicant shall pay applicable transportation impact fees in accordance with SSFMC Chapter 8.73. The fee is subject to annual adjustment. Based on the plans reviewed and approved by the Planning Commission on February 15, 2024, the Citywide Transportation Fee estimate for the project is: Office / R&D: $34.85/SF x 229,460 SF = $7,996,681.00 48. COMMERCIAL LINKAGE FEE: Prior to issuance of the first building permit, the applicant shall pay the applicable Commercial Linkage Fee in accordance with SSFMC Chapter 8.69, based on the current fee for each applicable land use category. The fee shall be calculated based on the fee schedule in effect at the time the building permit is issued. Based on the plans approved by the Planning Commission on February 15, 2024, the Commercial Linkage Fee estimate for the project is: Office / R&D: $17.38/SF x 229,460 SF = $3,988,014.80 49. PUBLIC SAFEY IMPACT FEE: Prior to issuance of the first building permit for the development, the applicant shall pay applicable Public Safety Impact Fees in accordance with SSFMC Chapter 8.75. Based on the plans approved by the Planning Commission on February 15, 2024, the Public Safety Impact Fee estimate for the project is: Office / R&D: $1.31/SF x 229,460 SF = $300,592.60 50. LIBRARY IMPACT FEE: Prior to issuance of the first building permit for the development, the applicant shall pay the applicable Library Impact Fee in accordance with SSFMC Chapter 8.74. Based on the plans approved by the Planning Commission on February 15, 2024, the Library Impact Fee estimate for the project is: Office / R&D: $0.14/SF x 229,460 SF = $32,124.40 51. PUBLIC ART REQUIREMENT: All non-residential development is subject to the Public Art Requirement, per SSFMC Chapter 8.76. The public art requirement for this project shall be satisfied by providing qualifying public art, as defined in SSFMC Chapter 8.76 and reviewed and approved by the Cultural Arts Commission or designee, with a value equal to not less than 1% of construction costs for acquisition and installation of public art on the project site; or electing to make a public art contribution payment in an amount not less than 0.5% of construction costs into the public art fund. The in-lieu contribution payment shall be made prior to the issuance of a building permit. 12 Conditions of Approval Page 9 of 29 52. COMMUNITY BENEFITS PROGRAM FEE. Per SSFMC Section 20.395, the Community Benefits Fee is assessed on the proposed FAR from 1.0 to 2.5. The established fee is $20 / SF. Based on the plans reviewed and approved by the Planning Commission on February 15, 2024, the Community Benefits Fee estimate for this project is: Office / R&D: $20.00/SF x 114,730 SF = $2,294,600.00 For questions regarding Planning Division COAs, please contact Stephanie Skangos at [email protected] BUILDING DIVISION CONDITIONS GENERAL INFORMATION: 1. The 2022 California Building, Mechanical, Plumbing, and Electrical Codes (i.e., 2021 IBC, UMC, UPC, and 2020 NEC, as amended by the State of California), 2022 California Green Building Standards Code, 2022 California Existing Building Code, and 2022 California Energy Code, as applicable, were used as the basis of our review. 2. There may be other comments generated by the Building Division and/or other City departments that will also require your attention and response. This attached list of comments, then, is only a portion of the plan review. Contact the City for other items. 3. Please be sure to include the architect and engineer's stamp and signature on all sheets of the drawings and on the coversheets of specifications and calculations per CBPC 5536.1 and CBPC 6735. This item will be verified prior to plan approval. ARCHITECTURAL COMMENTS: Fire Separation Distance: 4. Sheet G-6: For the Proposed Office/Lab Building, the site plan shows the plan west fire separation distance is 27’-5” from the exterior wall to the property line. CBC Table 705.5 requires 2-hour rated exterior walls where the fire separation distance is less than 30 feet for an L occupancy building. Please address. 5. Sheet AE-21 shows a projection that is located in the fire separation distance. Check the maximum projection distance per CBC 705.2. Means of Egress: 13 Conditions of Approval Page 10 of 29 6. At the upper floors of the office building, please confirm and note on the plan the exterior stair will not be a required exterior stair as CBC 1027.2 does not allow the use of exterior exit stairs in a high rise or a building over 6 stories high. 7. At the upper floors, review and address the highlighted sections of CBC 1023.7 noted below: “Where nonrated walls or unprotected openings enclose the exterior of the stairway or ramps and the walls or openings are exposed by other parts of the building at an angle of less than 180 degrees (3.14 rad), the building exterior walls within 10 feet (3048 mm) horizontally of a nonrated wall or unprotected opening shall have a fire- resistance rating of not less than 1 hour. Openings within such exterior walls shall be protected by opening protectives having a fire protection rating of not less than ¾ hour.” Wall Assembly & Finish 8. Elevation Views: Material Legend Note #8 calls for high-density exterior panels. a) Review the requirements of CBC 1405 for combustible materials on the exterior side of exterior walls and CBC 1406 for metal composite materials (MCM) b) Provide a written response clarifying whether combustible exterior elements are proposed for the project or not. c) Provide a narrative describing how compliance with these code sections is met, if applicable. For questions concerning Building Division COAs, please contact Erik Reitdorf at [email protected] or (650) 829-6669. ENGINEERING DIVISION CONDITIONS Below are the conditions that apply to the subject permit, which may overlap with any standard development conditions – these conditions are subject to change. Permits 1. At the time of each permit submittal, the Applicant shall submit a deposit for each of the following permit reviews and processing: a) Building Permit plan check and civil review. Provide an engineer’s estimate or opinion of probable cost of on-site improvements for deposit amount calculation. 14 Conditions of Approval Page 11 of 29 b) Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit amount calculation. c) Encroachment for Public Improvements plan check and permit processing. Provide an engineer’s estimate or opinion of probable cost of ROW improvements for fees and deposit amount calculation. 2. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or more of soil is exported and/or imported. The Applicant shall pay all permit and inspection fees, as well as any deposits and/or bonds required to obtain said permits. The Grading Permit requires several documents to be submitted for the City’s review and approval. The Grading Permit Application, Checklist and Requirements may be found on the City website at http://www.ssf.net/departments/public-works/engineering-division. 3. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering requirements; should hauling of earth occur prior to grading. Otherwise, hauling conditions would be included with the grading permit. Hauling Permit may be found on the City website at: http://www.ssf.net/departments/public-works/engineering- division. 4. The Applicant shall submit a copy of their General Construction Activity Storm Water Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State or Federal regulations, to the Engineering Division for our information. These documents shall be submitted prior to receiving a grading or building permit for the subject project. 5. The City of South San Francisco is mandated by the State of California to divert sixty-five percent (65%) of all solid waste from landfills either by reusing or recycling. To help meet this goal, a City ordinance requires completion of a Waste Management Plan (“WMP”) for covered building projects identifying how at least sixty-five percent (65%) of non-inert project waste materials and one hundred percent (100%) of inert materials (“65/100”) will be diverted from the landfill through recycling and salvage. The Contractor shall submit a WMP application and fee payment prior to the issuance of a building or grading permit. 6. An Encroachment Permit is required for any work proposed within the public right-of-way. The Applicant shall pay all permit, plan check, and inspection fees, as well as any deposits and/or bonds required to obtain said permits. 15 Conditions of Approval Page 12 of 29 7. Prior to the issuance of a building permit, the Applicant shall submit written evidence from the County or State Regulators in charge, indicating that the site is cleared of hazardous materials and hazardous groundwater to a level that poses no impacts to human health. The Applicant shall also confirm that any existing groundwater monitoring wells on the project site have been properly closed and/or relocated as necessary as approved by the County or State Regulators in charge. Plan Submittal 8. The Applicant shall submit detailed plans printed to PDF and combined into a single electronic file, with each being stamped and digitally signed by a Professional Engineer registered in the State of California. Incorporated within the construction plans shall be applicable franchise utility installation plans, stamped and signed and prepared by the proper authority. Plans shall include the following sheets: Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan, Horizontal Plan, Striping and Signage Plan, Utility Plan(s), Detail Sheet(s), Erosion Control Plan, and Landscape Plans, (grading, storm drain, erosion control, and landscape plans are for reference only and shall not be reviewed during this submittal). 9. Prior to building permit issuance, the Applicant shall obtain a grading permit with the Engineering Division and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the grading permit. The Applicant shall submit a grading plan that clearly states the amount of cut and fill required to grade the project. The Grading Plans shall include the following plans: Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater Control Plan, and Erosion Control Plan. 10. Prior to building permit issuance, the Applicant shall obtain an Encroachment Permit for all proposed work within the City ROW and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the Encroachment Permit. Applicant shall prepare and submit a separate Public Improvement Plan set that shall include only the scope of work within the City ROW (with reference to the on-site plans) consisting of the following plans: Civil Plans, Landscape Plans, and Joint Trench Plans. An engineer’s cost estimate for the scope of work shown on the approved Public Improvement Plans is required to determine the performance and payment bond amount. 16 Conditions of Approval Page 13 of 29 The submittal of the bonds is required prior to the execution of the Subdivision Improvement Agreement. 11. The Applicant shall submit a copy of their General Construction Activity Storm Water Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State or Federal regulations, to the Engineering Division for our information. These documents shall be submitted prior to receiving a grading or building permit for the subject project. 12. All improvements shall be designed by a registered civil engineer and approved by the Engineering Division. 13. The Engineering Division reserves the right to include additional conditions during review of the building permit, grading permit, or encroachment permit. Mapping and Agreements 14. The Applicant shall dedicate to the City an Emergency Vehicle Access Easement from Eccles Avenue and through the project site to the satisfaction of the Fire Marshal. 15. All required public easement dedications the City on the project site shall be accepted by the City and recorded with the San Mateo County Recorder’s Office prior to the issuance of a Building Permit. 16. The Applicant shall ensure the proposed structures within the project site do not encroach into the existing recorded Building Setback Easements and the Railroad Easement as shown on the Alta Land Title Survey plans unless said easements are quitclaimed to the Applicant prior to the issuance of a Building Permit. 17. The Applicant shall obtain approvals from the adjacent property owner for the proposed improvements encroaching into the rails to trail property prior to the issuance of a Building Permit. 18. Applicant shall submit all documents required for review of any mapping or agreement application as a separate application from the improvement plans. 19. Prior to the approval of the Permits, the Applicant shall enter into an Improvement Agreement and Encroachment and Maintenance Agreement with the City. These agreements shall be approved by the City Attorney and City Engineer prior to execution. 17 Conditions of Approval Page 14 of 29 a) The Improvement Agreement shall require the Applicant to ensure the faithful performance of the design, construction, installation and inspection of all public improvements as reviewed and approved by the Engineering Division at no cost to the City and shall be secured by good and sufficient payment, performance, and one (1) year warranty bonds or cash deposit adequate to cover all of the costs, inspections and administrative expenses of completing such improvements in the event of a default. The value of the bonds or cash deposit shall include 110% of the cost of construction based on prevailing wage rates. The value of the warranty bond or cash deposit shall be equivalent to 10% of the value of the performance security. b) The Encroachment and Maintenance Agreement shall require the Applicant to maintain any street furniture that serves the property and all landscape within the project frontage at no cost to the City. The Encroachment and Maintenance Agreement shall be recorded with the San Mateo County Recorder and may be transferred to the property owner. 20. The Applicant shall pay for all Engineering Division deposits and fees required for any mapping application prior to review. Transportation 21. The Applicant shall prepare a feasibility analysis for a new direct pedestrian connection between the Project site and 700/701 Gateway Bus/shuttle stops via the Gateway of the Pacific (GOP) private property at 700 Gateway. The conceptual alignment shall utilize the 700 Gateway driveway / sidewalk and shall include ramps and a stairway to meet the site grading constraints. The feasibility analysis shall involve coordination with adjacent GOP property owners. If a new pedestrian connection is deemed feasible and mutually agreeable between the Applicant and adjacent GOP property owners, the Applicant shall design and construct the ramp and stairwell and obtain an easement or enter into an Agreement with GOP property owners for the use of this pedestrian connection. The Applicant shall also coordinate the addition or relocation of a shuttle stop at 700 Gateway Boulevard with Commute.org and Oyster Point Mobility, such that all shuttle services along Gateway Boulevard stop in both directions at the 700/701 Gateway stops shared with SamTrans. If a new pedestrian connection is not deemed feasible and mutually agreeable, and, should this access constraint limit the Project’s ability to meets its TDM mode share targets, the Applicant may need to modify its TDM program to provide a site-specific shuttle service or other measures to achieve compliance. 18 Conditions of Approval Page 15 of 29 Right-of-Way 22. Prior to building permit issuance and prior to any work within the City Right-of-Way, the Applicant shall obtain an Encroachment Permit from the Engineering Division. All new public improvements required to accommodate the development shall be installed at no cost to the City and shall be approved by the City Engineer and constructed to City Standards. All new public improvements shall be completed prior to Final Occupancy of the project or prior to any Temporary Occupancy as approved by the City Engineer. 23. Prior to Building Permit issuance, the Applicant shall submit a video survey of the adjacent streets (perimeter of proposed property location) to determine the pre-construction condition of the streets at no cost to the City. The Applicant will be responsible to ensure that the condition of the streets and striping is in at least existing condition or better after construction is completed. 24. Internal driveways shall be a minimum of 15’ wide for one-way travel and 25’ wide for areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted and marked appropriately. 25. The Applicant shall perform base repairs and provide a 2-inch grind and overlay (edge of pavement to edge of pavement) of the asphalt concrete pavement along the project frontages on Eccles Avenue. 26. The Applicant shall reconstruct the curb, gutter and sidewalk along Eccles Avenue frontage of the project site and incorporate a new commercial driveways for the proposed EVAEs. 27. The Applicant shall install detectable warnings at frontage driveways per the City Standards. 28. The Applicant shall install a stop sign for vehicles exiting the project driveways on Eccles Avenue. 29. The Applicant shall install pedestrian lighting along the project frontage on Eccles Avenue. The light poles and fixtures shall be ornamental streetlights to match City Standards. 30. The Applicant shall install streetlights along the project street frontages on Eccles Avenue. The light poles and fixtures shall be ornamental streetlights to match City Standards. 31. Upon completion of construction and landscape work at the site, the Applicant shall clean, repair or reconstruct, at their expense, as required to conform to City Standards, all public 19 Conditions of Approval Page 16 of 29 improvements, including driveways, curbs, gutters, sidewalks and street pavements along the street frontages of the subdivision to the satisfaction of the City Engineer. Damage to adjacent property caused by the Applicant, or their contractors or subcontractors, shall be repaired to the satisfaction of the affected property owner and the City Engineer, at no cost to the City or to the property owner. 32. The Applicant shall be responsible for maintaining all street trees and landscaped irrigation systems within the Public right-of-way. 33. Prior to the issuance of an Encroachment Permit, the Applicant shall provide an engineer’s estimate for all work performed with in the public right-of-way and submit a bond equal to 110% of the estimate. 34. Prior to the issuance of the Encroachment Permit, the Applicant shall submit Traffic and Pedestrian Control Plans for proposed work on Eccles Avenue and/or any area of work that will obstruct the existing pedestrian walkways. 35. No private foundation or private retaining wall support shall extend into the City Right-of- Way without express approval from the Engineering Division. The Applicant shall design any bioretention area or flow-through planters adjacent to the property line such that the facility and all foundations do not encroach within the City Right-of-Way or into an adjacent parcel. 36. Applicant shall ensure that any pavement markings impacted during construction are restored and upgraded to meet City standards current to the time of Encroachment Permit approval. 37. The project shall not include any permanent structural supports (retaining walls, tiebacks, etc.) within the ROW. City Engineer approval is required for any temporary structural supports within the ROW. Any temporary structural supports shall be removed after construction. 38. Any work within the public sidewalk and/or obstructing pedestrian routes shall require pedestrian routing plans along with traffic control plans. Temporary lane or sidewalk closures shall be approved by the City Engineer and by the Construction Coordination Committee (if within the CCC influence area). For any work affecting the sidewalks or pedestrian routes greater than 2 days in duration, the adjacent parking lane or adjacent travel lane shall be closed and temporary vehicle barriers placed to provide a protected pedestrian corridor. Temporary ramps shall be constructed to connect the pedestrian route from the sidewalk to the street if no ramp or driveway is available to serve that purpose. 20 Conditions of Approval Page 17 of 29 39. Prior to the issuance of a building permit, the Applciant shall coordinate with Scavenger and submit all garbage related plans. Stormwater 40. The Applicant shall submit to the City Engineer a storm drainage and hydraulic study for the fully improved development analyzing existing conditions and post-development conditions. The study shall confirm that the proposed development will meet the goal of reducing peak runoff by 15% based on a 25-year, 5-minute design storm for each drainage basin or sub-watershed within the project site. Methods for reducing stormwater flow shall include stormwater storage on-site if necessary. The study shall also evaluate the capacity of each new storm drain installed as part of the development. Precipitation shall be based on NOAA Atlas 14 data for the site. The study shall be submitted to the City Engineer for review and approval. 41. On-site storm drainage conveyance systems shall be designed to accommodate the 10-year design storm. Precipitation used for the hydraulic analysis shall be based on NOAA Atlas 14 data for the project site. Storm duration shall be equal to the time of concentration with an initial minimum of 10 minutes. 42. Hydraulic Grade lines shall not be less than 1 foot from the ground surface. 43. Runoff Coefficients used for hydraulic calculations shall be as follows: a) Pervious areas—0.35 b) Impervious areas—0.95 44. Drainage runoff shall not be allowed to flow across lot lines or across subdivision boundaries onto adjacent private property without an appropriate recorded easement being provided for this purpose. 45. All off-site upgrades to drainage facilities required by the City Engineer to accommodate the runoff from the subdivision shall be provided by the Applicant at no cost to the City. 46. All building downspouts shall be connected to rigid pipe roof leaders which shall discharge into an approved drainage device or facility that meets the C3 stormwater treatment requirements of Municipal Regional Permit. 47. All storm drainage runoff shall be discharged into a pipe system or concrete gutter. Runoff shall not be surface drained into surrounding private property or public streets. 21 Conditions of Approval Page 18 of 29 48. Existing on-site drains that are not adequately sized to accommodate run-off from the fully developed property and upstream drainage basin shall be improved as required by the Applicant’s civil engineering consultant’s plans and specifications as approved by the City Engineer. These on-site improvements shall be installed at no cost to the City. 49. The on-site storm drainage system shall not be dedicated to the City for ownership or maintenance. The storm drainage system and any storm water pollutions control devices within the subdivision shall be owned, repaired, and maintained by the property owner or Homeowner’s Association. Sanitary Sewer 50. The Applicant shall video inspect the sanitary sewer mains along the project frontage to the nearest manholes upstream and downstream of the project point of connection both prior to construction and post construction. The video must be submitted to City Engineering for review as part of the improvement plans submittal and shall confirm the number of existing sewer laterals serving the site that must be abandoned. 51. The Applicant shall abandon all existing private sewer laterals from the project site connected to the public sanitary sewer system. The number of sewer laterals to be abandoned shall be shown on the plans and shall be confirmed by the review of a video inspection of the private sanitary sewer main. 52. The Applicant shall install new sewer laterals to City Standards. 53. The Sanitary Sewer plan shall show all existing and proposed utilities. Be sure to provide minimum horizontal and vertical clearances for all existing and proposed utilities. Also include all existing and proposed manholes, catch basins, and pipe invert elevations. 54. All utility crossings shall be potholed, verified and shown on the plans prior to the building permit submittal. 55. The on-site sanitary sewer system/plumbing shall be designed and installed in accordance with the Uniform Plumbing Code, as amended and adopted by the City, and in accordance with the requirements of the South San Francisco Building Division. 56. Each on-site sanitary sewer manhole and cleanout shall be accessible to maintenance personnel and equipment via pathway or driveways as appropriate. Each maintenance structure shall be surrounded by a level pad of sufficient size to provide a safe work area. 22 Conditions of Approval Page 19 of 29 57. The on-site sanitary sewer system up to the public sanitary sewer manhole connection shall not be dedicated to the City for maintenance. The sanitary sewer facilities within the subdivision shall be repaired and maintained by the property owner or Homeowner’s Association. Dry Utilities 58. The Applicant shall underground the overhead utilities on Eccles Avenue along the project frontage. 59. The Applicant shall underground the existing overhead utilities within the development site. 60. All new electrical and communication lines serving the property shall be placed underground within the property being developed and to the nearest overhead facility or underground utility vault. Pull boxes, junction structures, vaults, valves, and similar devices shall not be installed within pedestrian walkway areas. 61. The Applicant shall install a 3-inch diameter spare conduit with pull boxes and pull rope for future fiber optic cable installation in the joint trench on Eccles Avenue. Domestic Water 62. The Applicant shall be responsible to coordinate with the California Water Service (Cal Water) to determine if their existing public water distribution system has the capacity to serve the development. Any off-site water system improvements that may be needed, as determined by Cal Water, will be the responsibility of the Applicant at the Applicant’s expense. 63. The Applicant shall coordinate with the California Water Service (Cal Water) for all water- related issues. All on-site private water mains and services shall be installed to the standards of Cal Water at the expense of the applicant. 64. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal. Installation shall be in accordance with City Standards as administered by the Fire Marshal. On-site Improvements 65. Internal driveways shall be a minimum of 15’ wide for one-way travel and 25’ wide for areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted and marked appropriately. 23 Conditions of Approval Page 20 of 29 66. Staging or storing of trash bins shall not be permitted on Public right-of-way or on-site within the Emergency Vehicle Access Easement. 67. The Applicant shall submit a construction access plan that clearly identifies all areas of proposed access during the proposed development. 68. Prior to receiving a Certificate of Occupancy from the Building Division, the Applicant shall require its Civil Engineer to inspect the finished grading surrounding the building and to certify that it conforms to the approved site plan and that there is positive drainage away from the exterior of the building. The Applicant shall make any modifications to the grading, drainage, or other improvements required by the project engineer to conform to intent of his plans. 69. The Applicant shall submit a proposed workplan and intended methodologies to ensure any existing structures on or along the development’s property line are protected during proposed activities. 70. All common areas are to be landscaped and irrigated and shall meet the requirements of the City’s Water Efficiency Landscape Ordinance (WELO). Submit landscape, drainage and grading plans for review and approval by the Engineering Division. 71. Any monument signs to be installed for the project shall be located completely on private property and shall not encroach into the City’s right-of-way. The Developer shall ensure that placement of the monument signs do not obstruct clear lines of sight for vehicles entering or exiting the site. Grading 72. The recommendations contained within the geotechnical report shall be included in the Site Grading and Drainage Plan. The Site Grading and Drainage Plan shall be prepared by the developer’s civil engineer and approved by the project geotechnical engineer. 73. During grading operations, the entire project site shall be adequately sprinkled with water to prevent dust or sprayed with an effect dust palliative to prevent dust from being blown into the air and carried onto adjacent private and public property. Dust control shall be for seven days a week and 24 hours a day. Should any problems arise from dust, the developer shall hire an environmental inspector at his/her expense to ensure compliance with the grading permit. 24 Conditions of Approval Page 21 of 29 74. Haul roads within the City of South San Francisco shall be cleaned daily, or more often, as required by the City Engineer, of all dirt and debris spilled or tracked onto City streets or private driveways. 75. The Applicant shall submit a winterization plan for all undeveloped areas within the site to control silt and stormwater runoff from entering adjacent public or private property. This plan shall be submitted to the City Engineer for review and approval prior to September 1 of each year. The approved plan shall be implemented prior to November 1 of each year. 76. Prior to placing any foundation concrete, the Applicant shall hire a licensed land surveyor or civil engineer authorized to practice land surveying to certify that the new foundation forms conform with all setbacks from confirmed property lines as shown on the Plans. A letter certifying the foundation forms shall be submitted to the Engineering Division for approval. 77. The applicant is required by ordinance to provide for public safety and the protection of public and private property in the vicinity of the land to be graded from the impacts of the proposed grading work. 78. All hauling and grading operations are restricted to between the hours of 8:00 a.m. to 6:00 p.m. for residential areas and 7:00 a.m. to 6:00 p.m. for industrial/commercial areas, Monday through Friday, excluding holidays. 79. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards shall be accomplished between November 1 and May 1 of each year. Engineering Impact Fees 80. The Applicant shall pay the following Fees prior to receiving a Building Permit for the subject project: a. The Oyster Point Interchange Impact Fee per the formula established by Resolution 71-84. b. The Citywide Transportation Impact Fee per the formula established by Resolution 120-2020. c. The East of 101 Sewer Impact Fee per the formula established by Resolution 97-2002 For questions concerning Engineering COAs, please contact Anthony Schaffer at [email protected]. 25 Conditions of Approval Page 22 of 29 FIRE DEPARTMENT CONDITIONS 1. Projects shall be designed in compliance with established regulations as adopted by the City of South San Francisco affecting or related to structures, processes, premises, and safeguards in effect at time of building permit application. 2. Fire service features for buildings, structures and premises shall comply with all City adopted codes and standards in effect at the time of building permit application. 3. Fire Construction Permit(s) shall be required as set forth in adopted California Fire Code (CFC) Sections 105.5 and 105.6. Submittal documents consisting of construction documents, statement of special inspection, geotechnical report, referenced documents, and other data shall be submitted electronically with each permit application. The construction documents shall be prepared by a registered design professional. 4. Construction documents shall be to scale (graphic scale required on all plan sheets), dimensioned and drawn on suitable electronic media. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of adopted codes and relevant laws, ordinances, rules, and regulations, as determined by the fire code official. 5. Construction/Shop drawings for the fire protection system(s) and other hazardous operations regulated by the fire department shall be submitted directly to the Fire Department to indicate conformance with adopted codes and standards. The construction documents shall be approved prior to the start of installation. 6. The construction documents submitted with the application for permit shall be accompanied by a site plan showing to scale the size and location of new construction and existing structures on the site, distances from lot lines, the established street grades and the proposed finished grades and it shall be drawn in accordance with an accurate boundary line survey. In the case of demolition, the site plan shall show construction to be demolished and the location and size of existing structures and construction that are to remain on the site or plot. 7. Prior to submittal of building permits, design documents for proposed fire service features, such as fire apparatus roads, fire protection water supplies, fire department connection locations, access to building openings and roofs, premise identification, key box locations, and fire command center locations shall be submitted to the Fire Department for review and approval. 8. Where fire apparatus access roads or a water supply for fire protection are required to be installed, such protections shall be installed and made serviceable prior to and during the time of construction in accordance with adopted codes and standards. 26 Conditions of Approval Page 23 of 29 9. Construction documents for proposed fire apparatus access, location fire lanes, security gates across fire apparatus access roads and construction documents and hydraulic calculations for fire hydrant systems shall be submitted to the fire department for review and approval prior to construction. 10. Prior to issuance of building permits, the owner or owner’s authorized agent shall be responsible for the development, implementation, and maintenance of an approved written site safely plan approved by the fire code official in accordance with Section 3303. 11. Prior to issuance of building permits, the fire code official shall have the authority to require construction documents and calculations for all fire protection and life safety systems and to require permits be issued for the installation, rehabilitation or modification of any fire protection and life safety systems. Construction documents for fire protection and life safety systems shall be submitted for review and approval prior to system installation. 12. Fire apparatus access roads shall be approved by the fire code official, installed and maintained in accordance with CFC Section 503 and Appendix D. a) Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the jurisdiction in accordance with adopted codes and standards at time of building permit application. i. Traffic calming measures (bollards, speed cushions, humps, undulations, etc.) if proposed, are required to be approved by the fire code official prior to installation. ii. Should a security or construction gate(s) be planned to serve the facility, they shall be approved by the fire code official prior to installation. b) Commercial and industrial developments with buildings or facilities exceeding 30 feet or three stories in height or 62,000 square feet shall have not fewer than two means of fire apparatus access for each structure. Where two fire apparatus access roads are required, they shall be placed a distance apart equal to not less than one half of the length of the maximum overall diagonal dimension of the lot or area to be served, measured in a straight line between accesses. c) Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet, approved aerial fire apparatus access roads shall be provided in accordance with CFC D105. For purposes of this requirement, the highest roof surface shall be determined by measurement to the eave of a pitched roof, the intersection of 27 Conditions of Approval Page 24 of 29 the roof to the exterior wall, or the top of parapet walls, whichever is greater. Aerial fire apparatus access roads shall have a minimum unobstructed width of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion thereof. One or more of the required access routes meeting this condition shall be located not less than 15 feet and not greater than 30 feet from the building and shall be positioned parallel to one entire long side of the building or as approved by the fire code official. The side of the building on which the aerial fire apparatus access road is positioned shall be approved by the fire code official. Overhead utility and power lines shall not be located over the aerial fire apparatus access road or between the aerial fire apparatus road and the building. There shall be no architectural features, projections or obstructions that would limit the articulation of the aerial apparatus. d) Required Fire Department access roads shall be signed “No Parking – Fire Lane” per current Fire Department standards and California Vehicle Code (CVC) Section 22500. 13. The following are a list of submittal items that are required by the Fire Department and shall be submitted directly to the Fire Department, additional items may be called out based on subsequent reviews: a) Fire service feature site plan: fire apparatus access, water supply, FDC, address, key box, fire command center, etc. (See condition #7.) For questions concerning Fire Department COAs, please contact Ian Hardage at [email protected] or (650) 829-6645. WATER QUALITY CONTROL DIVISION CONDITIONS The following items must be included in the plans or are requirements of the Water Quality Control Stormwater and/or Pretreatment Programs and must be completed prior to the issuance of a building permit: 1. Storm drains must be protected during construction. Discharge of any demolition/construction debris or water to the storm drain system is prohibited. 2. Do not use gravel bags for erosion control in the street or drive aisles. Drains in street must have inlet and throat protection of a material that is not susceptible to breakage from vehicular traffic. 3. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed. 28 Conditions of Approval Page 25 of 29 4. After 7/1/19, Demolition Projects must complete a PCBs Screening Assessment Form (available from the Building Division). If screening determines the building is an applicable structure, the Protocol for Evaluating PCBs-Containing Materials before Building Demolition shall be followed. Submit a PCB screening package for each address/building containing: a) PCBs Screening Form b) QAQC checklist c) Contractor’s Report d) Analytical Results (if applicable) 5. As the project site falls in a Moderate Trash Generation area per South San Francisco’s Trash Generation Map (http://www.flowstobay.org/content/municipal-trash-generation- maps), determined by the Water Quality Control Division: • Regional Water Quality Control Board-approved full trash capture devices must be installed to treat the stormwater drainage from the site. • At a minimum, a device must be installed before the onsite drainage enters the City’s public stormwater system (i.e. trash capture must take place no farther downstream than the last private stormwater drainage structure on the site). • An Operation & Maintenance Agreement will be required to be recorded with San Mateo County, ensuring the device(s) will be properly maintained. • A full trash capture system is any single device or series of devices that traps all particles retained by a 5 mm mesh screen and has a design treatment capacity of not less than the peak flow rate resulting from a one-year, one-hour storm in the sub- drainage area or designed to carry at least the same flow as the storm drain connected to the inlet. 6. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge to stormwater treatment devices or landscaping first. 7. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on plans. 8. If located exterior to building, trash enclosure shall be covered (roof, canopy) and contained (wall/fence). Floor shall slope to a central drain that discharges to the sanitary sewer system. If food prep is to be involved, the central drain shall first discharge to a grease trap/interceptor 29 Conditions of Approval Page 26 of 29 and then connect to the sanitary sewer. Details of trash enclosure shall be clearly provided on plans. 9. Install a condensate drain line connected to the sanitary sewer for rooftop equipment and clearly show on plans. 10. If laboratories will be installed, a segregated non-pressurized lab waste line must collect all laboratory waste. Install a sample port on the lab waste line outside the building, which will be accessible at all times. 11. Submit specs on the sample port. 12. Applicant will be required to pay a Sewer Capacity Fee (connection fee) based on SSF City Council-approved EDU calculation (involving anticipated flow, BOD and TSS calculations and including credits for previous site use). Based on the information received, the estimated Sewer Capacity Fee will be $485,312.00, payable with the Building Permit. 13. Elevator sump drainage (if applicable) shall be connected to an oil/water separator prior to connection to the sanitary sewer. 14. Drains in parking garage (if applicable) must be plumbed through an oil/water separator and then into the sanitary sewer system and clearly shown on plans. 15. Wherever feasible, install landscaping that minimizes irrigation runoff, promotes surface infiltration, minimizes use of pesticides and fertilizers and incorporates appropriate sustainable landscaping programs (such as Bay-Friendly Landscaping). 16. Site is subject to C.3 requirements of the Municipal Regional Stormwater Permit (please see SMCWPPP C.3 Regulated Projects Guide at https://www.flowstobay.org/newdevelopment for guidance). C.3 compliance will be reviewed by the City’s consultant and the following items will be required. 17. Applicant shall provide 100% Low-Impact Development for C.3 stormwater treatment for all of the project’s impervious areas per MRP Section C.3.b. In-lieu of feasible on-site treatment, qualifying applicants may apply for the Special Project Status exemption per Provision C.3.e.ii to Low Impact Development for C.3 treatment. However, the applicant must provide a complete Infeasibility Narrative establishing all of the following (while still treating as much of the runoff via LID onsite as possible): 30 Conditions of Approval Page 27 of 29 a) Infeasibility of treating 100% of the amount of runoff identified in Provision C.3.d for the project’s drainage area with LID treatment measures onsite; b) Infeasibility of treating 100% of the amount of runoff identified in Provision C.3.d for the project’s drainage area with LID tre4atment measures offsite within South San Francisco, providing LID treatment of an equivalent amount of runoff either at a: i. Available Regional Stormwater Project in same watershed; ii. Property owned by the project proponent in the same watershed; or iii. Planned South San Francisco Green Infrastructure (GI) Stormwater Project. 1. Project options to be made available by City Engineering staff upon request. c) Infeasibility of treating 100% of the amount of runoff identified in Provision C.3.d for the project’s drainage area with some combination of LID treatment measures onsite, offsite or at a Regional Project in the same watershed; d) Infeasibility of installing LID treatment within the Right-of-Way. If Applicant chooses to treat any of their Project’s impervious areas within the ROW, Applicant shall size the treatment measures to treat both the Project’s impervious areas and the ROW. The ROW area to be treated shall be from the property line to the street centerline or crown whichever is a greater distance along the entire project frontage. Sizing and design shall conform to the San Mateo Countywide Water Pollution Prevention Program design templates and technical guidance and be approved by the Water Quality Control Plant and the Engineering Division. Applicant shall maintain all treatment measures required by the project and enter into a Stormwater Treatment Measure Maintenance Agreement with the City. 18. Completed forms for Low Impact Development (C3-C6 Project Checklist). Forms must be on 8.5in X 11in paper and signed and wet stamped by a professional engineer. Calculations must be submitted with this package. Forms can be found at http://www.flowstobay.org/newdevelopment A completed copy must also be emailed to andrew.wemmer @ssf.net 19. Sign and have engineer wet stamp forms for Low Impact Development. 31 Conditions of Approval Page 28 of 29 20. Submit flow calculations and related math for LID. 21. Complete Operation and Maintenance (O&M) agreements. Use attached forms for completing documents, as old forms are no longer sufficient. Do not sign agreement, as the City will need to review prior to signature. Prepare packet and submit including a preferred return address for owner signature. Packet should also be mailed or emailed to: Andrew Wemmer City of SSF WQCP 195 Belle Air Road South San Francisco, CA 94080 [email protected] Exhibit Templates can also be found within Chapter 6 the C.3 Technical Guidance at http://www.flowstobay.org/newdevelopment. 22. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 23. Landscaping shall meet the following conditions related to reduction of pesticide use on the project site: a) Where feasible, landscaping shall be designed and operated to treat stormwater runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas that provide detention of water, plants that are tolerant of saturated soil conditions and prolonged exposure to water shall be specified. b) Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. c) Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable. d) Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner. 32 Conditions of Approval Page 29 of 29 e) Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design to the maximum extent practicable. Examples of IPM principles and techniques include: i. Select plants that are well adapted to soil conditions at the site. ii. Select plants that are well adapted to sun and shade conditions at the site. In making these selections, consider future conditions when plants reach maturity, as well as seasonal changes. iii. Provide irrigation appropriate to the water requirements of the selected plants. iv. Select pest-resistant and disease-resistant plants. v. Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan. vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects. 24. A SWPPP must be submitted (if > 1 acre). Drawings must note that erosion control shall be in effect all year long. 25. A copy of the state approved NOI must be submitted (if > 1 acre). For questions concerning Water Quality Control Division COAs, contact Andrew Wemmer at [email protected] or (650) 829-3840. 33 STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/4/2024 3:19:34 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtCOVER SHEETVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316G-0439 ECCLES AVE.SOUTH SAN FRANCISCO, CAPLANNING COMMISSION SUBMISSIONJANUARY 5, 2024PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202434 DBDBDBDBDBDBDBDBFDCFHFHSSSSSSPIT9T2T5T4T17T11T7T8T3T6T15T13T18T1SITEPROJECT SITESTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking GarageAs indicated1/4/2024 4:58:05 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtTITLE SHEETVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316G-1PROJECT DATAPROJECT TEAMVIGILANT HOLDINGS, INC.200 VESEY ST. 24TH FLOORNEW YORK, NY 10281TEL: 732.977.6158CONTACT: DAVID FOWLEREMAIL: [email protected] planning I architecture I interiorsGOVERNING CODES550 ELLIS STREETMOUNTAIN VIEW, CA 94043TEL: 650.943.1660CONTACT: DAVID MCADAMSEMAIL: [email protected]/ FIRE PROTECTION MECHANICALELECTRICALMAGNUSSON KLEMENCIC ASSOCIATES1301 FIFTH AVENUE, SUITE 3200SEATTLE, WA 98101TEL: 206.292.1200CONTACT: GREGORY ROGERSEMAIL: [email protected] ENGINEERS, INC.300 CALIFORNIA ST. 6TH FLOORSAN FRANCISCO, CA 94104TEL: 415.764.3700CONTACT: MICHELLE SWANEMAIL: [email protected] ECCLES AVE.SOUTH SAN FRANCISCO, CA 94080VICINITY MAPBKF ENGINEERS255 SHORELINE DRIVE, SUITE 200REDWOOD CITY, CA 94065TEL: 650.482.6306CONTACT: JONATHAN TANGEMAIL: [email protected] FIVE | DESIGN INC.25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960TEL: 415.524.8517CONTACT: RICHARD SHARPEMAIL: [email protected] DESCRIPTIONVIGILANT HOLDINGS AND SMARTLABS ARE SEEKING ENTITLEMENTS TO REDEVELOP THE PARCEL LOCATED AT 439 ECCLES AVE., REPLACING THE EXISTING SINGLE STORY INDUSTRIAL BUIDLINGS WITH CLASS-A HIGH-RISE BUILDINGS FOR OFFICE, RESEARCH AND DEVELOPMENT OR TECHNOLOGY USE, AND A PARKING STRUCTURE.THE BUILDING IS PROPOSED TO BE AN SEVEN-STORY BUILDING WITH A BASEMENT, TOTALING APPROXIMATELY 294,822 SF OF GROSS FLOOR AREA. THE PARKING STRUCTURE IS PROPOSED TO BE SIX AND A HALF STORIES, CONTAINING 439 PARKING STALLS, WITH A CANOPY OF PHOTOVOLTAIC PANELS OVER THE TOP LEVEL, TO CONVERT SUNLIGHT TO ELECTRICAL POWER.THE BUILDING IS PROPOSED TO BE RECTANGULAR IN PLAN. THE FLOOR PLATES RANGE FROM ABOUT 32,500 SF ON THE GROUND LEVEL TO ABOUT 37200 SF ON THE UPPER LEVELS. EACH LEVEL ABOVE THE THIRD FLOOR HAS IT'S OWN PRIVATE OUTDOOR BALCONY TERRACE, HELPING TO BREAK UP THE MASSING OF THE STREET-FACING FACADE.DRAWINGNO. DRAWING NAMEGENERALG-0 COVER SHEETG-1 TITLE SHEETG-2 AREA SUMMARY DIAGRAMS & TABLEG-3 FAA IMAGINARY SURFACESG-4 FEMA FIRMETTEG-5 EXISTING SITE PHOTOSG-6 SITE PLANG-7 SITE ACCESS PLAN - PEDESTRIAN, VEHICULARG-8 SITE FIRE ACCESS PLANCIVILC100 EXISTING CONDITIONS PLANC200 GRADING PLANC300 UTILITY PLANC400 STORMWATER CONTROL PLANC500 FIRE TRUCK ACCESS PLANC600 TRUCK ACCESS PLANC700 SAN MATEO COUNTY BEST PRACTICES MANAGEMENTLANDSCAPEL001 ILLUSTRATIVE PLANL002 MATERIAL SCHEDULEL003 PLANTING SCHEDULEL004 SKETCHUP VIEWSL005 TREE DISPOSITION PLANL006 TREE DISPOSITION DETAILS AND SCHEDULEL100 MATERIAL PLANL200 PLANTING PLANARCHITECTURAL - BLDGAE-0 B1 FLOOR PLANAE-1 FIRST FLOOR PLANAE-2 SECOND FLOOR PLANAE-3 THIRD FLOOR PLANAE-4 FOURTH FLOOR PLANAE-5 FIFTH FLOOR PLANAE-6 SIXTH FLOOR PLANAE-7 SEVENTH FLOOR PLANAE-8 ROOF PLANAE-10 EAST ELEVATIONAE-11 SOUTH ELEVATIONAE-12 WEST ELEVATIONAE-13 NORTH ELEVATIONAE-14 BUILDING SECTIONAE-15 BUILDING SECTIONAE-16 GARAGE GROUND LEVEL PLAN AND GENERAL INFORMATIONAE-17 GARAGE TYPICAL LEVEL PLANAE-18 GARAGE ROOF LEVEL PLANAE-19 GARAGE ELEVATIONSAE-20 SHADOW STUDIESAE-21 PERSPECTIVE VIEWAE-22 PERSPECTIVE VIEWAE-23 PERSPECTIVE VIEWAE-24 PERSPECTIVE VIEWAE-25 PROPOSED MATERIALSAFFILIATED ENGINEERS, INC.300 CALIFORNIA ST. 6TH FLOORSAN FRANCISCO, CA 94104TEL: 415.764.3700CONTACT: BLAINE D. CONNEREMAIL: [email protected] ENGINEERS, INC.300 CALIFORNIA ST. 6TH FLOORSAN FRANCISCO, CA 94104TEL: 415.764.3700CONTACT: DENNY KENNEDYEMAIL: [email protected] Being Sought for this Project:APPROVAL OF PROPOSED BUILDING AND GARAGE DESIGN, FLOOR AREA AND PARKING RATIO1.2.APPROVAL OF EMERGENCY VEHICLE ACESS AND SITE PLAN3.REDUCTION IN THE NUMBER OF REQUIRED LOADING SPACES4.DEVELOPMENT AGREEMENTPARKING CALCULATIONSRESEARCH & DEVELOPMENT1.5 PER 1000 SFGROSS BUILDING AREA (INCLUDES BASEMENT)298,470 SFMAXIMUM PARKING ALLOWED448 SPACESSHORT-TERM BICYCLE PARKINGPROPOSED PARKINGSHORT TERM BICYCLE PARKINGBASED ON REQUIRED WITH NO REDUCTIONS298,470 SFSHORT TERM RATIOPROJECT WILL PROVIDE448 SPACES5% OF SPACES23 SPACESBUILDING AREAPROPOSED PARKINGLONG-TERM BICYCLE PARKINGPROPOSED PARKINGLONG TERM BICYCLE PARKINGBASED ON REQUIRED WITH NO REDUCTIONS298,470 SFLONG TERM RATIOPROJECT WILL PROVIDE448 SPACES5% OF SPACES23 SPACESBUILDING AREAPROPOSED PARKING20.330.007 BICYCLE PARKINGSHORT-TERM BICYCLE PARKING. SHORT-TERM BICYCLE PARKING SHALL BE PROVIDED, ACCORDING TO THEPROVISIONS OF THIS SECTION, IN ORDER TO SERVE SHOPPERS, CUSTOMERS, MESSENGERS, GUESTS AND OTHER VISITORSTO A SITE WHO GENERALLY STAY FOR A SHORT TIME.1. PARKING SPACES REQUIRED. SHORT-TERM BICYCLE PARKING SPACES SHALL BE PROVIDED FOR THE FOLLOWING USES AT A RATE OF 5 PERCENT OFTHE NUMBER OF REQUIRED AUTOMOBILE PARKING SPACES, WITH A MINIMUMOF FOUR PARKING SPACES PROVIDEDPER ESTABLISHMENT. 20.330.007 BICYCLE PARKINGLONG-TERM BICYCLE PARKING. LONG-TERM BICYCLE PARKING SHALL BE PROVIDED, ACCORDING TO THE PROVISIONS OF THIS SECTION, IN ORDER TO SERVE EMPLOYEES, STUDENTS, RESIDENTS, COMMUTERS, AND OTHERS WHO GENERALLY STAY AT A SITE FOR FOUR HOURS OR LONGER.1. PARKING REQUIRED.C. PARKING STRUCTURES. LONG-TERM BICYCLE PARKING SHALL BE PROVIDED AT A RATIO OF ONE SPACE PER 50 VEHICLE SPACES.TABLE 20.330.004 REQUIRED ON-SITE PARKING SPACESEMPLOYMENT USE CLASSIFICATIONSRESEARCH AND DEVELOPMENT: 1.5 PER 1,000SQ. FT.20.330.008 ELECTRIC VEHICLE CHARGING STATIONELECTRIC VEHICLE (EV) CHARGING STATIONS AND EV-CAPABLE PARKING SPACES SHALL BE PROVIDED FOR ALL NEW BUILDINGS ERECTED AS REQUIRED BY THIS SECTION. ALL SUCH SPACES SHALL BE INCLUDED IN THE CALCULATION OF PARKING DEMANDS OF SECTION 20.330.004 (“REQUIRED PARKING SPACES”).REQUIRED EV CHARGING STATIONS.THE TOTAL NUMBER OF REQUIRED EV CHARGING STATIONS SPACES ARE SPECIFIED IN TABLE 20.330.008 OR IN ACCORDANCE WITH THE MOST CURRENT CALIFORNIA GREEN BUILDING STANDARDS CODE, WHICHEVER STANDARD IS GREATER. TABLE 20.330.008: REQUIRED EV CHARGING SPACESTOTAL NUMBER OF REQUIRED PARKING SPACES: 51+ MINIMUM EV CHARGING STATIONS: 6%ELECTRIC VEHICLE CHARGING STATIONSPROPOSED PARKINGELECTRIC VEHICLE CHARGING STATIONSBASED ON REQUIRED PARKING WITH NO REDUCTIONSBUILDING AREA298,470 SFMINIMUM REQUIREDPROJECT WILL PROVIDEPROPOSED PARKING 448 SPACES6% SPACES27 SPACES20.330.009 ON-SITE LOADINGLOADING SPACES REQUIRED.EVERY NEW BUILDING, AND EVERY BUILDING ENLARGED BY MORE THAN 5,000 SQUARE FEET THAT IS TO BE OCCUPIED BY A MANUFACTURING ESTABLISHMENT, STORAGE FACILITY, WAREHOUSE FACILITY, PARCEL HUB, LIVE-WORK DEVELOPMENT, RETAIL STORE, EATING AND DRINKING, WHOLESALE STORE, MARKET, HOTEL, HOSPITAL, MORTUARY, LAUNDRY, DRYCLEANING ESTABLISHMENT, OR OTHER USE SIMILARLY REQUIRING THE RECEIPT OR DISTRIBUTION BY VEHICLES OR TRUCKS OF MATERIAL ORMERCHANDISE SHALL PROVIDE OFF-STREET LOADING AND UNLOADING AREAS AS INDICATED IN TABLE 20.330.009. SUCH ON-SITE LOADING SPACE SHALL BE MAINTAINED DURING THE EXISTENCE OF THE BUILDING OR USE THAT IT IS REQUIRED TO SERVE.REQUIRED LOADING SPACESREQUIREDPROPOSED REDUCTIONGROSS FLOOR AREAOVER 230,000 SF298,470 SFREQURED LOADING5 SPACES4 SPACESFOUR (4) LOADING SPACES HAVE BEEN PROVEN TO BE ADEQUATE ON OTHERR&D BUILDINGS WE HAVE DONE IN SSF. AN ANALYSIS IS BEING PREPARED BY AMERICAN TRASH MANAGEMENT TO JUSTIFY THE PROPOSED NUMBER OF LOADING SPACES.EV CAPABLE PARKING SPACES (CGBSC TABLE 5.106.5.3.1)PROPOSED PARKINGEV CAPABLE PARKING SPACESBASED ON REQUIRED PARKING WITH NO REDUCTIONSBUILDING AREA298,470 SFMINIMUM REQUIREDPROJECT WILL PROVIDEPROPOSED PARKING 448 SPACES20% SPACES90 SPACESPARKING PROVIDED448 SPACESPROJECT NAME:439 ECCLES BUILDING AND GARAGEPROJECT ADDRESS:439 ECCLES AVE.SOUTH SAN FRANCISCO, CA 94080OCCUPANCY TYPE(S):A-3, B, L, S-2NON-SEPARATED OCCUPANCIESALLOWABLE HEIGHT:20 STORIES, UNLIMITED HEIGHTPROPOSED HEIGHT: BUILDING146'PARKING GARAGE60'NUMBER OF STORIES BUILDING7PARKING GARAGE5.5CONSTRUCTION TYPE:BUILDING: I-A GARAGE: II-AFIRE PROTECTION SYSTEM:AUTOMATIC FIRE SPRINKLERS THROUGHOUTPROPOSED USE:LAB/OFFICE BUILDINGZONING CODE:BTP-HZONING DESCRIPTION:BUSINESS TECHNOLOGY PARK-HIGHASSESSORS PARCEL NUMBER:015-071-260SITE AREA:114,730 SF (2.634 ACRES)LANDSCAPE AREA:20,008 SF (17.4%)FLOOR AREA RATIO:2.0ALLOWABLE FLOOR AREA:UNLIMITEDPROPOSED BUILDING FLOOR AREA:PROPOSED PARKING GARAGE AREA:27,631 PER LEVELALLOWABLE LOT COVERAGE:60%PROPOSED LOT COVERAGE:58.2%298,956 SF298,470CALIFORNIA CODE OF REGULATIONS TITLE 24, INCLUDING ALL AMENDMENTS:PART 1: 2022 CALIFORNIA ADMINISTRATIVE CODE (CAC)PART 2: 2022 CALIFORNIA BUILDING CODE (CBC)PART 3: 2022 CALIFORNIA ELECTRICAL CODE (CEC)PART 4: 2022 CALIFORNIA MECHANICAL CODE (CMC)PART 5: 2022 CALIFORNIA PLUMBING CODE (CPC)PART 6: 2022 CALIFORNIA ENERGY CODE PART 9: 2022 CALIFORNIA FIRE CODE (CFC)PART 11: 2022 CALIFORNIA GREEN BUILDING STANDARDS CODE PART 12: 2022 CALIFORNIA REFERENCE STANDARDS CODECALIFORNIA CODE OF REGULATIONS, TITLE 8 (CAL OSHA)CALIFORNIA ELEVATOR SAFETY CODE: CALIFORNIA CODE OF REGULATIONS, TITLE 8:DIVISION 1: DEPARTEMENT OF INDUSTRIAL RELATIONS, CHAPTER 4: DIVISION OF INDUSTRIAL SAFETYSUBCHAPTER 6: ELEVATOR SAFETY ORDERSGROUP 1: ADMINISTRATIVE REGULATIONS (SECTION 3000 - 3009)GROUP 3: NEW ELEVATOR INSTALLATIONS (SECTION 3120.0 - 3139) OTHER REGULATIONSBAY AREA AIR QUALITY MANAGEMENT DISTRICT (BAAQMD)CITY OF XXXXX ADOPTED CODES, REGULATIONS AND ORDINANCESPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023SITE MAPPARKING GARAGEINTERNATIONAL PARKING DESIGN560 14TH ST. SUITE 300OAKLAND, CA 94612TEL: 510.473.0300CONTACT: RAJU NANDWANAEMAIL: [email protected] CONTRACTORHATHAWAY DINWIDDIE CONSTRUCTION COMPANY275 BATTERY ST. SUITE 300 SAN FRANCISCO, CA 94111TEL: 415.912.3232CONTACT: SAM MESIKEPPEMAIL: [email protected] planning | architecture | interiors2022G-1PLANNING EXHIBIT B01.05.202435 33294 SFPROPOSED AREA943 SFAMENITY/BALCONY AREA625 SFEXCLUDED AREA693 SFEXCLUDED AREA482 SFEXCLUDED AREA628 SFEXCLUDED MEP AREA1440 SFEXCLUDED AREA402 SFEXCLUDED AREA29094 SFPROPOSED AREA451 SFEXCLUDED MEP AREA2455 SFEXCLUDED AREABUILDING AREA LEGENDAMENITY AREAEXCLUDED AREAEXCLUDED MEPAREAFLOOR AREAOPEN AREAROOF AREA1702 SFEXCLUDED MEP AREA708 SFPROPOSED AREA275 SFPROPOSED AREALONG TERM BICYCLE PARKINGFIRE COMMAND CENTERPARKING GARAGE AREAS1104 SFPROPOSED AREAUTILITY ROOM32298 SFPROPOSED AREA1440 SFEXCLUDED AREA406 SFEXCLUDED AREA482 SFEXCLUDED AREA628 SFEXCLUDED MEP AREA693 SFEXCLUDED AREA625 SFEXCLUDED AREA32808 SFPROPOSED AREA943 SFAMENITY/BALCONY AREA625 SFEXCLUDED AREA402 SFEXCLUDED AREA482 SFEXCLUDED AREA628 SFEXCLUDED MEP AREA1440 SFEXCLUDED AREA693 SFEXCLUDED AREA33294 SFPROPOSED AREA943 SFAMENITY/BALCONY AREA625 SFEXCLUDED AREA693 SFEXCLUDED AREA482 SFEXCLUDED AREA628 SFEXCLUDED MEP AREA1440 SFEXCLUDED AREA402 SFEXCLUDED AREA33289 SFPROPOSED AREA947 SFAMENITY/BALCONY AREA625 SFEXCLUDED AREA693 SFEXCLUDED AREA482 SFEXCLUDED AREA628 SFEXCLUDED MEP AREA1440 SFEXCLUDED AREA402 SFEXCLUDED AREA33294 SFPROPOSED AREA943 SFAMENITY/BALCONY AREA625 SFEXCLUDED AREA693 SFEXCLUDED AREA482 SFEXCLUDED AREA628 SFEXCLUDED MEP AREA1440 SFEXCLUDED AREA402 SFEXCLUDED AREA27693 SFOPEN AREA (ROOF)422 SFEXCLUDED AREA39265 SFEXCLUDED AREASTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/32" = 1'-0"1/4/2024 3:19:46 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtAREA SUMMARYDIAGRAMS & TABLEVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316G-2SCALE:1/32" = 1'-0"6AREA PLAN - LEVEL 6SCALE:1/32" = 1'-0"1AREA PLAN - LEVEL 1SCALE:1/32" = 1'-0"2AREA PLAN - LEVEL 2SCALE:1/32" = 1'-0"3AREA PLAN - LEVEL 3SCALE:1/32" = 1'-0"4AREA PLAN - LEVEL 4SCALE:1/32" = 1'-0"5AREA PLAN - LEVEL 5SCALE:1/32" = 1'-0"7AREA PLAN - LEVEL 7SCALE:1/32" = 1'-0"8AREA PLAN - ROOF PLANGROSS AREAB1 39,265 SFLEVEL 1 35,789 SFLEVEL 2 36,572 SFLEVEL 3 37,078 SFLEVEL 4 37,564 SFLEVEL 5 37,560 SFLEVEL 6 37,564 SFLEVEL 7 37,564 SF298,956 SFSCALE:1/32" = 1'-0"B1AREA PLAN - LEVEL B1BUILDING AREA TABLESITE AREA:114,730 SFALLOWBLE FAR (PER TABLE 20.100.003(A)): 2.0ALLOWABLE FLOOR AREA: 229,460 SFPROPOSED GROSS FLOOR AREA (PER 20.040.008 A):298,470 SFPROPOSED FLOOR AREA WITH EXCLUSIONS (PER 20.040.008 B) :229,460 SFPROPOSED FAR:2.0EXCLUDEDAREA39,265 SF2,455 SF3,645 SF3,642 SF3,642 SF3,642 SF3,642 SF3,642 SF63,573 SFEXCLUDED MEPAREA0 SF2,153 SF628 SF628 SF628 SF628 SF628 SF628 SF5,924 SFPROPOSED FLOORAREA PER FAR0 SF31,182 SF32,298 SF32,808 SF33,294 SF33,289 SF33,294 SF33,294 SF229,459 SFEXTERIOR AMENITY AREA NOTINCLUDED IN GROSS AREA0 SF0 SF0 SF943 SF943 SF947 SF943 SF943 SF4,718 SFPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023298,470PLANNING EXHIBIT B01.05.202436 LEVEL 1100' -0"ROOF222' -0"T.O. SCREEN246' -0"STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/16" = 1'-0"1/4/2024 3:20:41 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtFAA IMAGINARYSURFACESVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316G-3SCALE:1/16" = 1'-0"1SOUTH ELEVATION OVERALLPROJECT SITEPROJECT SITEPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202437 STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/4/2024 3:20:42 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtFEMA FIRMETTEVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316G-4NATIONAL FLOOD HAZARD LAYER FIRMETTEPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202438 STAMP KEY PLAN CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 DATEDESCRIPTIONNO.6/19/2023 9:42:18 PM C:\Users\cavanzino\Documents\22269_Vigilant_SmartLabs 573 Forbes_R23_Central_cavanzino.rvt EXISTING SITE PHOTOS VIGILANT HOLDINGS/ SMARTLABS VIGILANT SMARTLABS 573 FORBES BLVD. SOUTH SAN FRANCISCO, CA 573 FORBES BLVD. SOUTH SAN FRANCISCO 22269 G-5 PLANNING SUBMISSION 03.20.2023 PLANNING SUBMISSION R1 06.13.2023 1 2 3 4 5 6 7 8 1 - 451 ECCLES AVE ELEVATED VIEW FROM 750 GATEWAY BLVD. PARKING GARAGE 2 - 439 ECCLES AVE ELEVATED VIEW FROM 750 GATEWAY BLVD. PARKING GARAGE 3 - 425 ECCLES AVE ELEVATED VIEW FROM 750 GATEWAY BLVD. PARKING GARAGE 4 - 439 ECCLES AVE VIEW FROM 425 ECCLES AVE PARKING LOT 5 - 425 ECCLES AVE PARKING LOT VIEW FROM ECCLES AVE. 6 - 439 ECCLES AVE VIEW FROM ECCLES AVE. 7 - 439 ECCLES AVE VIEW FROM ECCLES AVE. 8 - 451 ECCLES AVE VIEW FROM ECCLES AVE. PLANNING EXHIBIT B 01.05.2024 39 UPUPUPFCCSETBACK20' - 0"PROPOSED OFFICE / LAB BUILDING7 STORIESPROPOSED PARKING GARAGE6 STORIES23' - 7 1/2"27' - 5"LINE OF FLOOR ABOVEADJACENT BUILDINGADJACENT BUILDINGMAIN ENTRYENTRYEXITLINE OF TERRACE ABOVEPLANNORTHTRUENORTHECCLES AVE.GENERAL NOTES:1. SITE LIGHTING AND GARAGE LIGHTING TO COMPLY WITH SOUTH SAN FRANCISCO ZONNING ORDIANACE2. FOR SITE PAVING /LANDSCAPING LAYOUT SEE LANDSCAPE PLAN4 TRUCK LOADING / UNLOADIG SPACESFCC20' BUILDING SETBACKSHORT-TERM BICYCLE PARKINGLONG-TERM BICYCLE PARKINGLEGENDRAILS TO TRAILS PATHPASSENGER LOADINGPARKING GARAGE PEDESTRIAN ACCESSSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/16" = 1'-0"1/4/2024 3:20:46 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtSITE PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316G-61961963921/16" = 1'-0"0FEETSCALESCALE:1/16" = 1'-0"1SITE PLAN IMAGEPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202440 UPUPUPFCCPROPOSED OFFICE / LAB BUILDING7 STORIESPROPOSED PARKING GARAGE6 STORIESLINE OF FLOOR ABOVEADJACENT BUILDINGADJACENT BUILDINGMAIN ENTRYENTRYEXITLINE OF TERRACE ABOVEPLANNORTHTRUENORTHECCLES AVE.4 TRUCK LOADING / UNLOADIG SPACESFCCACCESSIBLE PATH OF TRAVEL TO ENTRANCES AND PUBLIC RIGHT-OF-WAYVEHICULAR ACCESSLEGENDBICYCLE ACCESS/ PATH OF TRAVELSHORT-TERM BICYCLE PARKINGAERIAL APPARATUS ACCESSRAILS TO TRAILS PATHPASSENGER LOADINGEMERGENCY VEHICLE ACCESSSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/16" = 1'-0"1/4/2024 4:31:23 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtSITE ACCESS PLAN -PEDESTRIAN, VEHICULARVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316G-71961963921/16" = 1'-0"0FEETSCALEPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023SCALE:1/16" = 1'-0"1DRB SITE ACCESS PLANPLANNING EXHIBIT B01.05.202441 FS FSFSFS FSFSFS FSFSFS FSFSUPUPUP24'-8 5/8"PROPOSED BUILDING(7 LEVELS, 105' TO HIGHEST OCCUPIED FLOOR LEVEL)PROPOSED PARKING GARAGE(6 LEVELS, 66' TO HIGHEST OCCUPIED FLOOR LEVEL)16'-6"170' - 0"26' Wide Aerial Apparatus, 15'-30' From FacadeLEGEND20' Fire Truck Access RoadHose Pull Length200' HOSE PULL200' HOSE PULLECCLES AVE24'-8 5/8"106' - 0"195' HOSE PULL195' HOSE PULLAerial Access SegmentsParking Garage:120' + 106' = 226'Length of East Facade = 225'Percentage of Facade Coverage = 101%Lab/Office Building:133' + 170' = 303'Length of West Facade = 258'Percentage of Facade Coverage = 117%Hose Pull GapSolid Rated Wall at First LevelRAILS TO TRAILS PATH94' GAPDEAD END120' - 0"Existing HydrantFDCFCCDEAD END150' - 0"PLANNORTHTRUENORTH25'-8"26'-0"262'-8"225'-0"28'-10 1/2"133' - 0"120' - 0"25' - 6"STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/16" = 1'-0"1/4/2024 3:20:52 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtSITE FIRE ACCESS PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316G-81961963921/16" = 1'-0"0FEETSCALESCALE:1/16" = 1'-0"1SITE FIRE ACCESS PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202442 STAMP KEY PLAN CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 DATEDESCRIPTIONNO. CONSULTANTS Civil Engineer Landscape Architect 255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306 BKF ENGINEERS Plumbing Engineer 25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101 STUDIO FIVE DESIGN 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753 AEI Electrical Engineer AEI Structural Engineer 1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221 MKA AEIMechanical Engineer 560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300 IPD - --- - 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759 Parking Garage VIGILANT HOLDINGS VIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING 439 ECCLES AVE. SOUTH SANFRANCISCO, CA 94080 22316 PLANNING SUBMISSION 06.09.2023 PLANNING SUBMISSION R1 08.11.2023 50% SD 09.06.2023 100% SD 11.10.2023 C100 EXISTING CONDITIONS PLAN 1"=20' PLANNING EXHIBIT B 01.05.2024 43 STAMP KEY PLAN CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 DATEDESCRIPTIONNO. CONSULTANTS Civil Engineer Landscape Architect 255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306 BKF ENGINEERS Plumbing Engineer 25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101 STUDIO FIVE DESIGN 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753 AEI Electrical Engineer AEI Structural Engineer 1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221 MKA AEIMechanical Engineer 560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300 IPD - --- - 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759 Parking Garage VIGILANT HOLDINGS VIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING 439 ECCLES AVE. SOUTH SANFRANCISCO, CA 94080 22316 PLANNING SUBMISSION 06.09.2023 PLANNING SUBMISSION R1 08.11.2023 50% SD 09.06.2023 100% SD 11.10.2023 C300 GRADING PLAN 1"=20' 2 PLANNING EXHIBIT B 01.05.2024 44 STAMP KEY PLAN CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 DATEDESCRIPTIONNO. CONSULTANTS Civil Engineer Landscape Architect 255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306 BKF ENGINEERS Plumbing Engineer 25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101 STUDIO FIVE DESIGN 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753 AEI Electrical Engineer AEI Structural Engineer 1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221 MKA AEIMechanical Engineer 560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300 IPD - --- - 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759 Parking Garage VIGILANT HOLDINGS VIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING 439 ECCLES AVE. SOUTH SANFRANCISCO, CA 94080 22316 PLANNING SUBMISSION 06.09.2023 PLANNING SUBMISSION R1 08.11.2023 50% SD 09.06.2023 100% SD 11.10.2023 C400 UTILITY PLAN 1"=20' DGA planning | architecture | interiors 2022 C300 PLANNING EXHIBIT B 01.05.2024 45 STAMP KEY PLAN CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 DATEDESCRIPTIONNO. CONSULTANTS Civil Engineer Landscape Architect 255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306 BKF ENGINEERS Plumbing Engineer 25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101 STUDIO FIVE DESIGN 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753 AEI Electrical Engineer AEI Structural Engineer 1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221 MKA AEIMechanical Engineer 560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300 IPD - --- - 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706 300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759 Parking Garage VIGILANT HOLDINGS VIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING 439 ECCLES AVE. SOUTH SANFRANCISCO, CA 94080 22316 PLANNING SUBMISSION 06.09.2023 PLANNING SUBMISSION R1 08.11.2023 50% SD 09.06.2023 100% SD 11.10.2023 C500 STORMWATER CONTROL PLAN 1"=20' DGA planning | architecture | interiors 2022 C400 PLANNING EXHIBIT B 01.05.2024 46 CLIENT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 DATEDESCRIPTIONNO. VIGILANT HOLDINGS PROJECT VIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING 439 ECCLES AVE. SOUTH SANFRANCISCO 22316 PLANNING SUBMISSION 06.09.2023 STAMP KEY PLAN BKF ENGINEERS 255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300 www.bkf.com PLANNING SUBMISSION R1 08.11.2023 C500 FIRE TRUCK ACCESS PLAN AS SHOWN PLANNING EXHIBIT B 01.05.2024 47 CLIENT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 DATEDESCRIPTIONNO. VIGILANT HOLDINGS PROJECT VIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING 439 ECCLES AVE. SOUTH SANFRANCISCO 22316 PLANNING SUBMISSION 06.09.2023 STAMP KEY PLAN BKF ENGINEERS 255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300 www.bkf.com PLANNING SUBMISSION R1 08.11.2023 C600 TRUCK ACCESS PLAN 1"=20' PLANNING EXHIBIT B 01.05.2024 48 CLIENT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 DATEDESCRIPTIONNO. VIGILANT HOLDINGS PROJECT VIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING 439 ECCLES AVE. SOUTH SANFRANCISCO 22316 PLANNING SUBMISSION 06.09.2023 STAMP KEY PLAN BKF ENGINEERS 255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300 www.bkf.com PLANNING SUBMISSION R1 08.11.2023 C700 SAN MATEO COUNTY BEST MANAGEMENT PRACTICES AS SHOWN PLANNING EXHIBIT B 01.05.2024 49 STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage11/2/2023 10:15:36 AM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvt VIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316XX000PLANNING SUBMISSION06.09.2023PLANNING SUBMISSION R1 08.11.202350% SD09.06.2023100% SD11.10.2023L001ILLUSTRATIVE PLAN1 1/16" = 1'-0"10' 20'40'0'LIMIT OF WORK LIMIT OF WORKECCLES AVESERVICE DRIVE PLANNING EXHIBIT B01.05.202450 MATERIAL SCHEDULEPAVING, HEADERSSITE FURNISHINGSLIGHTINGSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage11/2/2023 10:15:36 AM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvt VIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316XX000PLANNING SUBMISSION06.09.2023PLANNING SUBMISSION R1 08.11.202350% SD09.06.2023100% SD11.10.2023L002PLANNING EXHIBIT B01.05.202451 PLANT SCHEDULEQUE AGRCHI RETMAY BORACE RUBLAU NOBARB MARLAG PATQUE VIRTRI LAUTREESCER OCCGLE TRISHRUBS, PERENNIALS, SUCCULENTS, CON'T.ORNAMENTAL GRASSES, RUSHES, GROUNDCOVERAPMALOAAAEOAZARSBPPCJCCABECGLHMHQPLSWMCOELPCNAUCSGAVBYGCHTCPLLBLPSASMCTSMEBGSHRUBS, PERENNIALS, SUCCULENTSHACHHPIBPLROPBMGJPLA RACEPABJSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage11/2/2023 10:15:36 AM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvt VIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316XX000PLANNING SUBMISSION06.09.2023PLANNING SUBMISSION R1 08.11.202350% SD09.06.2023100% SD11.10.2023L-003ACDRWFAPJPLANNING EXHIBIT B01.05.202452 GLE TRI36GLE TRI36GLE TRI36GLE TRI36GLE TRI36GLE TRI36GLE TRI36QUE VIR36QUE AGR36QUE AGR36QUE AGR36QUE VIR36CHI RET36CHI RET36CHI RET36CHI RET36QUE VIR36GLE TRI36QUE VIR36QUE VIR36QUE VIR36LAU NOB24LAU NOB24LAU NOB24LAU NOB24LAU NOB24LAU NOB24QUE AGR36TRI CON24TRI CON24TRI CON24TRI CON24TRI CON24TRI CON24TRI CON24TRI CON24MAG GRA36MAG GRA36MAG GRA36MAG GRA36MAG GRA36MAG GRA36MAG GRA36MAG GRA36MAG GRA36MAG GRA36QUE VIR36QUE VIR36QUE AGR36QUE VIR36LAU NOB24LAU NOB24LAU NOB24#1#4#2#3TREE DISPOSITION PLAN"PROTECTED" TREE TO BE REMOVED"NON-PROTECTED" TREE TO BE REMOVED04*NOTE:SEE SHEET L006 FOR TREE DISPOSITION DETAILSTREES TO REMAINTREE SUMMARY0PROTECTED TREES TO REMAIN0 1/16" = 1'-0"10' 20'40'0'STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage11/2/2023 10:15:36 AM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvt VIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316XX000PLANNING SUBMISSION06.09.2023PLANNING SUBMISSION R1 08.11.202350% SD09.06.2023100% SD11.10.2023L005PLANNING EXHIBIT B01.05.202453 ”1234TREE DISPOSITIONDETAILS & SCHEDULE5TREE REMOVAL SCHEDULESTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage11/2/2023 10:15:36 AM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvt VIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316XX000PLANNING SUBMISSION06.09.2023PLANNING SUBMISSION R1 08.11.202350% SD09.06.2023100% SD11.10.2023L006PLANNING EXHIBIT B01.05.202454 1/16" = 1'-0"10'20'40'0'STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage11/2/2023 10:15:36 AM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvt VIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316XX000PLANNING SUBMISSION06.09.2023PLANNING SUBMISSION R1 08.11.202350% SD09.06.2023100% SD11.10.2023L100MATERIAL PLANPLANNING EXHIBIT B01.05.202455 PLANTING PLAN1LIMIT OF WORK LIMIT OF WORK 1/16" = 1'-0"10' 20'40'0'STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage11/2/2023 10:15:36 AM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvt VIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316XX000PLANNING SUBMISSION06.09.2023PLANNING SUBMISSION R1 08.11.202350% SD09.06.2023100% SD11.10.2023L200ECCLES AVESERVICE DRIVE PLANNING EXHIBIT B01.05.202456 CLIENT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 DATEDESCRIPTIONNO. VIGILANT HOLDINGS PROJECT VIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING 439 ECCLES AVE. SOUTH SANFRANCISCO 22316 PLANNING SUBMISSION 06.09.2023 STAMP KEY PLAN BKF ENGINEERS 255 SHORELINE DRIVESUITE 200REDWOOD CITY, CA 94065(650) 482-6300 www.bkf.com PLANNING SUBMISSION R1 08.11.2023 C700 SAN MATEO COUNTY BEST MANAGEMENT PRACTICES AS SHOWN PLANNING EXHIBIT B 01.05.2024 57 UP1ABCDEFGHK234LJFUTURE TENANT1AE-14_________1AE-15_________51' - 0"44' - 0"51' - 0"146' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"2' - 10 1/2"PLANNORTHTRUENORTHMSTAIR 2253' - 0"STORAGESTAIR 2 VESTP ELEV. LOBBYP ELEV.P. ELEV.P. ELEV.ELECTRICALTELE/DATAMENWOMENSERVICE LOBBYSERVICE LOBBYS ELEVSTAIR 2 VEST STAIR 3STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:20:52 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtB1 FLOOR PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-0SCALE:3/32" = 1'-0"1BASEMENT FLOOR OVERALL PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202458 TTTTTTUPUPUP__________AE-101__________AE-111__________AE-1311ABCDEFGHK234LJ__________AE-121GENERATORLOADING DOCK51' - 0"44' - 0"51' - 0"146' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"1AE-14_________1AE-15_________TRUENORTHGENERATORM253' - 0"19' - 4 1/8"FIRE COMMANDCENTERPLUMBING1' - 6"TRASHMAIN ELECTRICALFUTURE TENANTFIRE PUMPLOBBYFUTURE TENANTSHAFTFOOD ANDBEVERAGEBOX TRUCKSERVICE LOBBYSHAFTS ELEV30' - 0"40' - 4"EMERGENCYELECTRICAL46' - 8 1/2"46' - 8 1/2"SCIZZOR LIFTBOX TRUCKBOX TRUCKWB-40 TRUCKSTAIR 2STAIR 3STAIR 3 VESTGEN. EXHAUSTELECTRICALTELE/DATAMENWOMENSTAIR 1P ELEV. LOBBYSTORAGEP ELEV.P. ELEV.SHAFTP. ELEV.MEDIUM VOLTAGESWITCHGEARSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:20:53 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtFIRST FLOOR PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-1SCALE:3/32" = 1'-0"1FIRST FLOOR OVERALL PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202459 TUPUPUPUP__________AE-101__________AE-111__________AE-1311ABCDEFGHK234LJ__________AE-12151' - 0"44' - 0"51' - 0"146' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"253' - 0"1AE-14_________1AE-15_________PLANNORTHTRUENORTHMFUTURE TENANTELECTRICALTELE/DATAMENWOMENSHAFTS ELEV. LOBBYS ELEV. LOBBYS ELEVSTAIR 3STAIR 2 VESTP. ELEV.P ELEV.P. ELEV.P ELEV. LOBBYSHAFTSTAIR 1 VESTSTAIR 1STORAGESTAIR 1 VEST STAIR 2STORAGESHAFTSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:20:54 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtSECOND FLOOR PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-2SCALE:3/32" = 1'-0"1SECOND FLOOR OVERALL PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202460 TUPUP__________AE-101__________AE-111__________AE-1311AABBCCDDEEFFGGHHKK234LLJJ__________AE-121FUTURE TENANT51' - 0"44' - 0"51' - 0"146' - 0"1AE-14_________1AE-15_________146' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"PLANNORTHTRUENORTHMM253' - 0"BALCONYSERVICE LOBBYSHAFTSTAIR 1 VESTELECTRICALTELE/DATASTAIR 1 VESTSERVICE LOBBY5' - 0"253' - 0"ELEVATOR LOBBYP. ELEV.STORAGESHAFTSTAIR 1STORAGESTAIR 2SHAFTWOMENMENS ELEVSTAIR 2 VEST STAIR 3STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:20:55 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtTHIRD FLOOR PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-3SCALE:3/32" = 1'-0"1THIRD FLOOR OVERALL PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202461 UPUP__________AE-101__________AE-111__________AE-1311ABCDEFGHK234LJ__________AE-121?AMENITY - BALCONY51' - 0"44' - 0"51' - 0"146' - 0"1AE-14_________1AE-15_________51' - 0"44' - 0"51' - 0"146' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"253' - 0"PLANNORTHTRUENORTHMSERVICE LOBBY SERVICE LOBBYSHAFTELECTRICALTELE/DATAMENWOMENSHAFTS ELEVSTAIR 3STAIR 3 VESTSTORAGEP ELEV.P. ELEV.P. ELEV.SHAFTSTAIR 1 VESTSTORAGESTAIR 2STAIR 1 VESTFUTURE TENANTSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:20:56 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtFOURTH FLOOR PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-4SCALE:3/32" = 1'-0"1FOURTH FLOOR OVERALL PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202462 TTUPUP__________AE-101__________AE-111__________AE-1311ABCDEFGHK234LJ__________AE-121FUTURE TENANTAMENITY - BALCONY51' - 0"44' - 0"51' - 0"146' - 0"1AE-14_________1AE-15_________51' - 0"44' - 0"51' - 0"146' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"253' - 0"PLANNORTHTRUENORTHMELECTRICALTELE/DATAMENWOMENSHAFTSTAIR 2STAIR 1P. ELEV.P ELEV.P. ELEV.SHAFTSHAFTS ELEVSTAIR 3STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:20:56 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtFIFTH FLOOR PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-5SCALE:3/32" = 1'-0"1FIFTH FLOOR OVERALL PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202463 UPUP__________AE-101__________AE-111__________AE-1311ABCDEFGHK234LJ__________AE-121AMENITY - BALCONY51' - 0"44' - 0"51' - 0"146' - 0"1AE-14_________1AE-15_________51' - 0"44' - 0"51' - 0"146' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"253' - 0"PLANNORTHTRUENORTHMSTAIR 3S ELEVSHAFTFUTURE TENANTELECTRICALTELE/DATAWOMENMENSHAFTSTAIR 2STAIR 1P ELEV.P. ELEV.P. ELEV.SHAFTSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:20:58 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtSIXTH FLOOR PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-6SCALE:3/32" = 1'-0"1SIXTH FLOOR OVERALL PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202464 TTUPUP__________AE-101__________AE-111__________AE-1311ABCDEFGHK234LJ__________AE-121FUTURE TENANTAMENITY - BALCONY51' - 0"44' - 0"51' - 0"146' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"253' - 0"1AE-14_________1AE-15_________51' - 0"44' - 0"51' - 0"146' - 0"PLANNORTHTRUENORTHMELECTRICALTELE/DATAMENWOMENSHAFTSTAIR 2STAIR 1P. ELEV.SHAFTP ELEV.P. ELEV.SHAFTS ELEVSTAIR 3P. ELEV. LOBBYSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:21:00 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtSEVENTH FLOOR PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-7SCALE:3/32" = 1'-0"1SEVENTH FLOOR OVERALL PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202465 BFPBFP1ABCDEFGHK234LJ1AE-14_________1AE-15_________51' - 0"44' - 0"51' - 0"146' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"23' - 0"253' - 0"PLANNORTHTRUENORTHMROOF SCREENEDGE OF ROOFSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:21:00 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtROOF PLANVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-8SCALE:3/32" = 1'-0"1ROOF PLAN OVERALL PLANPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202466 LEVEL 1100' -0"LEVEL 2120' -0"ROOF222' -0"T.O. SCREEN246' -0"LEVEL 3137' -0"LEVEL 4154' -0"LEVEL 5171' -0"LEVEL 6188' -0"LEVEL 7205' -0"16327101135131. CURTAINWALL SYSTEM WITH HIGH PERFORMANCE INSULATED TINTED GLAZING UNITS. INCLUDE BIRD FRIT UP TO 60' FROM GROUND LEVEL2. COMPOSITE PANEL RAINSCREEN SYSTEM (DARK GREY)3. CURTAINWALL SYSTEM WITH HIGH PERFORMANCE INSULATED SPANDREL GLAZING UNITS4. FLUTED METAL PANEL BALCONY BASE5. PREFINISHED METAL PANEL COLUMN SURROUNDS6. ROOF SCREEN SYSTEM WITH PREFINISHED FLUTED METAL PANELS OR LOUVERS7. PREFINISHED ALUMINUM FINS8. COMPOSITE PANEL RAINSCREEN SYSTEM (MEDIUM GREY)9. TEMPERED GLASS GUARDRAIL AND WINDSCREEN. INCLUDE BIRD FRIT UP TO 60' FROM GROUND LEVEL.10.LOUVERS AT GENERATOR ROOMS11.ROLL-UP METAL DOORS AT TRUCK DOCKS12.HIGH DENSITY EXTERIOR PANEL WITH WOOD LIKE APPEARANCE13.PROFILED HORIZONTAL METAL REVEALMATERIAL LEGEND:STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:22:09 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtEAST ELEVATIONVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-10PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202467 LEVEL 1100' -0"LEVEL 2120' -0"ROOF222' -0"T.O. SCREEN246' -0"LEVEL 3137' -0"LEVEL 4154' -0"LEVEL 5171' -0"LEVEL 6188' -0"LEVEL 7205' -0"16327958PARKING GARAGE43131. CURTAINWALL SYSTEM WITH HIGH PERFORMANCE INSULATED TINTED GLAZING UNITS. INCLUDE BIRD FRIT UP TO 60' FROM GROUND LEVEL2. COMPOSITE PANEL RAINSCREEN SYSTEM (DARK GREY)3. CURTAINWALL SYSTEM WITH HIGH PERFORMANCE INSULATED SPANDREL GLAZING UNITS4. FLUTED METAL PANEL BALCONY BASE5. PREFINISHED METAL PANEL COLUMN SURROUNDS6. ROOF SCREEN SYSTEM WITH PREFINISHED FLUTED METAL PANELS OR LOUVERS7. PREFINISHED ALUMINUM FINS8. COMPOSITE PANEL RAINSCREEN SYSTEM (MEDIUM GREY)9. TEMPERED GLASS GUARDRAIL AND WINDSCREEN. INCLUDE BIRD FRIT UP TO 60' FROM GROUND LEVEL.10.LOUVERS AT GENERATOR ROOMS11.ROLL-UP METAL DOORS AT TRUCK DOCKS12.HIGH DENSITY EXTERIOR PANEL WITH WOOD LIKE APPEARANCE13.PROFILED HORIZONTAL METAL REVEALMATERIAL LEGEND:STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:23:18 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtSOUTH ELEVATIONVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-11PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202468 LEVEL 1100' -0"LEVEL 2120' -0"ROOF222' -0"T.O. SCREEN246' -0"LEVEL 3137' -0"LEVEL 4154' -0"LEVEL 5171' -0"LEVEL 6188' -0"LEVEL 7205' -0"163948812135123421. CURTAINWALL SYSTEM WITH HIGH PERFORMANCE INSULATED TINTED GLAZING UNITS. INCLUDE BIRD FRIT UP TO 60' FROM GROUND LEVEL2. COMPOSITE PANEL RAINSCREEN SYSTEM (DARK GREY)3. CURTAINWALL SYSTEM WITH HIGH PERFORMANCE INSULATED SPANDREL GLAZING UNITS4. FLUTED METAL PANEL BALCONY BASE5. PREFINISHED METAL PANEL COLUMN SURROUNDS6. ROOF SCREEN SYSTEM WITH PREFINISHED FLUTED METAL PANELS OR LOUVERS7. PREFINISHED ALUMINUM FINS8. COMPOSITE PANEL RAINSCREEN SYSTEM (MEDIUM GREY)9. TEMPERED GLASS GUARDRAIL AND WINDSCREEN. INCLUDE BIRD FRIT UP TO 60' FROM GROUND LEVEL.10.LOUVERS AT GENERATOR ROOMS11.ROLL-UP METAL DOORS AT TRUCK DOCKS12.HIGH DENSITY EXTERIOR PANEL WITH WOOD LIKE APPEARANCE13.PROFILED HORIZONTAL METAL REVEALMATERIAL LEGEND:STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:24:27 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtWEST ELEVATIONVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-12PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202469 LEVEL 1100' -0"LEVEL 2120' -0"ROOF222' -0"T.O. SCREEN246' -0"LEVEL 3137' -0"LEVEL 4154' -0"LEVEL 5171' -0"LEVEL 6188' -0"LEVEL 7205' -0"1638485PARKING GARAGE20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"17' - 0"17' - 0"24' - 0"2713101. CURTAINWALL SYSTEM WITH HIGH PERFORMANCE INSULATED TINTED GLAZING UNITS. INCLUDE BIRD FRIT UP TO 60' FROM GROUND LEVEL2. COMPOSITE PANEL RAINSCREEN SYSTEM (DARK GREY)3. CURTAINWALL SYSTEM WITH HIGH PERFORMANCE INSULATED SPANDREL GLAZING UNITS4. FLUTED METAL PANEL BALCONY BASE5. PREFINISHED METAL PANEL COLUMN SURROUNDS6. ROOF SCREEN SYSTEM WITH PREFINISHED FLUTED METAL PANELS OR LOUVERS7. PREFINISHED ALUMINUM FINS8. COMPOSITE PANEL RAINSCREEN SYSTEM (MEDIUM GREY)9. TEMPERED GLASS GUARDRAIL AND WINDSCREEN. INCLUDE BIRD FRIT UP TO 60' FROM GROUND LEVEL.10.LOUVERS AT GENERATOR ROOMS11.ROLL-UP METAL DOORS AT TRUCK DOCKS12.HIGH DENSITY EXTERIOR PANEL WITH WOOD LIKE APPEARANCE13.PROFILED HORIZONTAL METAL REVEALMATERIAL LEGEND:STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:25:36 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtNORTH ELEVATIONVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-13PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202470 LEVEL 1100' -0"LEVEL 2120' -0"ROOF222' -0"T.O. SCREEN246' -0"LEVEL 3137' -0"LEVEL 4154' -0"LEVEL 5171' -0"LEVEL 6188' -0"LEVEL 7205' -0"B183' -0"1234FUTURE TENANTFUTURE TENANT1AE-15_________17' - 0"20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"17' - 0"17' - 0"24' - 0"T.O. FOUNDATION80' -0"FUTURE TENANTSTAIR 2TRASHSTAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:25:39 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtBUILDING SECTIONVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-14SCALE:3/32" = 1'-0"1BUILDING SECTION N/SPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202471 LEVEL 1100' -0"LEVEL 2120' -0"ROOF222' -0"T.O. SCREEN246' -0"LEVEL 3137' -0"LEVEL 4154' -0"LEVEL 5171' -0"LEVEL 6188' -0"LEVEL 7205' -0"B183' -0"ABCDEFGHKLJ1AE-14_________FUTURE TENANTMT.O. FOUNDATION80' -0"STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:25:45 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtBUILDING SECTIONVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-15SCALE:3/32" = 1'-0"1BUILDING SECTION E/WPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202472 363636363636COCOUP UP FD 1 A3.01 1 1 A3.10 1 A3.10 A3.01 2 A3.02 1 A4.03 1 2 3 4 AA BB CC B.3B.3 A.6A.6 5 6 7 8 9 10 11 12 13 14 ELECTRICAL ROOM BIKE ROOM A.2 B.8 A.3 A.4 A.9 B.6 2 A3.10 2 A3.10 2 A3.11 2 A3.11 1 A3.11 1 A3.11 SLOPE DOWN @ 1.5% RAMP UP AT 6.50% 15' - 0"15' - 0"15' - 0"19' - 0"19' - 0"19' - 0"19' - 0"19' - 0"19' - 0"19' - 0"15' - 0"15' - 0"15' - 0"23' - 3"22' - 9"15' - 0"15' - 0"32' - 9"13' - 3"17' - 2"57' - 4"21' - 11"14' - 11" RAMP UP @4.0% RAMP UP @5.87% ELEV 1 ELEV 2 SP A3.02 2 A3.04 1 A3.03 2 A3.03 1 A3.04 2 SP STAIR 1 STAIR 2 TD TD 18' - 0"28' - 0"15' - 0"4' - 3"10' - 9"8' - 3"19' - 3"18' - 6"122' - 0"3' - 0" FDFD 3' - 0" FD 10' - 0"RAMP DN AT 2.88%RAMP UP AT 4.33%223' - 0" F.E.C. F.E.C.F.E.C. F.E.C. F.E.C. A4.04 1 A4.04 2 A4.01 1 A8.01 1 SP FD FD 10' - 0"1 A6.02 UTILITY ROOM 1 A6.03 4 A6.02 3 A6.02 2 A6.02 1 A6.01 41' - 7"9' - 6"A3.02 3 2 A6.01 3' - 0"3' - 0"3' - 0" C8-2 C8-2C8-2 C8-2 C8C8 C8 C8 C8 C8 C8-2 C8-2 C12-2 C12 C8-2 64 66 62 65 68 ECR FCC FD FD 1. FLOOR ELEVATIONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED. 2. SEE SHEET A10.01 THROUGH A10.06 FOR STRIPING, SIGNS AND GRAPHIC INFORMATION. 3. PROVIDE MEDIUM BROOM FINISH OVER CONCRETE WHERE ELASTOMERIC COATING OCCURS. 4. CONCRETE FLOOR FINISH: PROVIDE SWIRL FINISH FOR PARKING AREA, BROOM FINISH FOR CIRCULATION PATH AND TRUNCATED DOME, LIGHT BROOM FINISH FOR STAIRS AND TROWL FINISH FOR UTILITY ROOMS. TRAFFIC COATING TO BE APPLIED TO DELAYED OUR STRIPS AT SUN EXPOSED FLOOR WITH A MINIMUM OF 1FT BEYOND THE EXTENTS ON EACH SIDE. 5. SEE SHEET A5.01 FOR DOOR SCHEDULE AND DETAILS. 6. SEE SHEET A5.03 FOR WALL TYPE SCHEDULE. 7. OPEN SPACE UNDER THE EXTRIOR STAIRWAYS SHALL NOT BE USED FOR ANY PURPOSE, AND NOTE ON PLANS THAT THE GATES ARE PROVIDED FOR ACCESSING THE DRAINS LOCATED UNDER THE STAIRS FOR MAINTENANCE AND CLEANING. 8. CONCRETE WASH TO BE PROVIDED AT EDGE OF SLAB/RAMP PER PLANS. 9. ACCESSIBLE ROUTES TO COMPLY WITH THE FOLLOWING. I) EXTERIOR ACCESSIBLE ROUTES ARE NOT LESS THAN 48 WIDE PER CBC 11B-403.5.1 II) INTERIOR ACCESSIBLE ROUTES ARE NOT LESS THAN 36 INCHES WIDE PER CBC 11B-403.5.1 III) CHANGES IN ELEVATION SHALL COMPLY WITH CBC 11B-403.4. IV) MAXIMUM RUNNING SLOPES OF 5% AND CROSS SLOPES OF 2% PER CBC 11B-403.3. 10. AT ALL EXTERIOR DOORS/GATES SPECIFY THE SURFACE SLOPE OF EXERIOR PAVING NOT EXCEEDING 1/4 INCH PER FOOT(2%) UP TO DOOR'S THRESHOLD FOR A MINIMUM DISTANCE OF 5 FEET OUT FROM THE EXTEROR DOOR/GATE OPENINGS. 11. AT THE PARKING GARAGE AREA, THE MINIMUM VERTICAL CLEARANCE SHALL BE 8'-2" AT THE GARAGE ENTRANCES, ACCESSIBLE PARKING SPCAES, ACCESS AISLES AND VEHICULAR ROUTES LEADING TO THE ACCESSIBLE PARKING SPACES. 12. MULTI-PURPOSE EXTINGUISHERS (ABC) IN PARKING AREAS WITH THE RATING: 2A-10BC OR 4A-20BC TO BE PROVIDED. SHEET NOTES STAMP KEY PLAN CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DATEDESCRIPTIONNO. CONSULTANTS CIVIL ENGINEER LANDSCAPE ARCHITECT 255 SHORELINE DR. STE. 200 REDWOOD CITY, CA 94065 650.482.6306 BKF ENGINEERS PARKING STRUCTURE ARCHITECTURE 25 SAN ANSELMO AVENUE SAN ANSELMO, CA 94960 415.524.8517 x101 STUDIO FIVE DESIGN 560 14TH ST. SUITE 300 OAKLAND, CA 94612 510.473.0300 IPD STRUCTURAL ENGINEER CULP AND TANNER PLUMBING AND MECHANICAL ENGINEER 5017 MURCHIO DR, CONCORD, CA 94521 925.685.1963 PDC, INC.WKM ELECTRICAL ENGINEER 55 INDEPENDENCE CIRCLE, SUITE 201 CHICO, CA 95926 530.895.3518 3397 MT. DIABLO BLVD., SUITE C LAFAYETTE, CA 94549 925.385.0649 Design Professional's electronic seal or signature is effective only as to that version of this document as originally published by Design Professional. Design Professional is not responsible for any subsequent modification, corruption or unauthorize use of such docment. To verify the validity or applicability of the seal or signature, contact Design Professional. 1/8" = 1'-0"11/6/2023 3:43:48 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/439 Eccles Parking Structure_Arch.rvt GROUND LEVEL FLOOR PLAN Vigilant Holdings 439 Eccles Parking Structure 439 Eccles Ave, South San Francisco, CA 94080 23468 A2.01SCALE:1/8" = 1'-0"1 GROUND LEVEL PLAN N NORTH 50% SCHEMATIC DESIGN 09.06.2023 100% SCHEMATIC DESIGN 11.06.2023 DGA planning | architecture | interiors 2022 PKA2.1AE-16 PARKING SPACE & AREA SUMMARY PLANNING EXHIBIT B 01.05.2024 73 UP DN UP DN 1 A3.01 1 1 A3.10 1 A3.10 A3.01 2 A3.02 1 2 3 4 AA BB CC B.3B.3 A.6A.6 5 6 7 8 9 10 11 12 13 14 A.2 B.8 A.3 A.4 A.9 B.6 2 A3.10 2 A3.10 2 A3.11 2 A3.11 1 A3.11 1 A3.11 ELEV 1 ELEV 2 F.E.C. SP A3.02 2 A3.04 1 A3.03 2 A3.03 1 A3.04 2 STAIR 1 STAIR 2 18' - 0"28' - 0"15' - 0"4' - 3"10' - 9"8' - 3"19' - 3"18' - 6"122' - 0"15' - 0"15' - 0"15' - 0"19' - 0"19' - 0"19' - 0"19' - 0"19' - 0"19' - 0"19' - 0"15' - 0"15' - 0"15' - 0"23' - 3"22' - 9"15' - 0"15' - 0"32' - 9"13' - 3"SP SP FD 223' - 0" 8' - 0"4' - 0"5' - 0"4' - 0"5' - 0"EV TRANSFORMER AND PANEL BOARDS WITH 4" CONCRETE PAD, SEE ELECTRICAL DWGS FOR ADDTIONAL INFO. RAMP UP AT 6.20%RAMP DN AT 6.20%RAMP DN AT 6.20% F.E.C. F.E.C. F.E.C. F.E.C. A4.02 1 A4.03 4 FD FD 1 A6.02 FD 1 A6.03 2 A6.03 4 A6.02 3 A6.02 2 A6.02 1 A6.01 A3.02 3 2 A6.01 H4-2 J4-1 J4-1 J4 1. FLOOR ELEVATIONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED. 2. SEE SHEET A10.01 THROUGH A10.06 FOR STRIPING, SIGNS AND GRAPHIC INFORMATION. 3. PROVIDE MEDIUM BROOM FINISH OVER CONCRETE WHERE ELASTOMERIC COATING OCCURS. 4. CONCRETE FLOOR FINISH: PROVIDE SWIRL FINISH FOR PARKING AREA, BROOM FINISH FOR CIRCULATION PATH AND TRUNCATED DOME, LIGHT BROOM FINISH FOR STAIRS AND TROWL FINISH FOR UTILITY ROOMS. TRAFFIC COATING TO BE APPLIED TO DELAYED OUR STRIPS AT SUN EXPOSED FLOOR WITH A MINIMUM OF 1FT BEYOND THE EXTENTS ON EACH SIDE. 5. SEE SHEET A5.01 FOR DOOR SCHEDULE AND DETAILS. 6. SEE SHEET A5.03 FOR WALL TYPE SCHEDULE. 7. OPEN SPACE UNDER THE EXTRIOR STAIRWAYS SHALL NOT BE USED FOR ANY PURPOSE, AND NOTE ON PLANS THAT THE GATES ARE PROVIDED FOR ACCESSING THE DRAINS LOCATED UNDER THE STAIRS FOR MAINTENANCE AND CLEANING. 8. CONCRETE WASH TO BE PROVIDED AT EDGE OF SLAB/RAMP PER PLANS. 9. ACCESSIBLE ROUTES TO COMPLY WITH THE FOLLOWING. I) EXTERIOR ACCESSIBLE ROUTES ARE NOT LESS THAN 48 WIDE PER CBC 11B-403.5.1 II) INTERIOR ACCESSIBLE ROUTES ARE NOT LESS THAN 36 INCHES WIDE PER CBC 11B-403.5.1 III) CHANGES IN ELEVATION SHALL COMPLY WITH CBC 11B-403.4. IV) MAXIMUM RUNNING SLOPES OF 5% AND CROSS SLOPES OF 2% PER CBC 11B-403.3. 10. AT ALL EXTERIOR DOORS/GATES SPECIFY THE SURFACE SLOPE OF EXERIOR PAVING NOT EXCEEDING 1/4 INCH PER FOOT(2%) UP TO DOOR'S THRESHOLD FOR A MINIMUM DISTANCE OF 5 FEET OUT FROM THE EXTEROR DOOR/GATE OPENINGS. 11. AT THE PARKING GARAGE AREA, THE MINIMUM VERTICAL CLEARANCE SHALL BE 8'-2" AT THE GARAGE ENTRANCES, ACCESSIBLE PARKING SPCAES, ACCESS AISLES AND VEHICULAR ROUTES LEADING TO THE ACCESSIBLE PARKING SPACES. 12. MULTI-PURPOSE EXTINGUISHERS (ABC) IN PARKING AREAS WITH THE RATING: 2A-10BC OR 4A-20BC TO BE PROVIDED. SHEET NOTES STAMP KEY PLAN CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DATEDESCRIPTIONNO. CONSULTANTS CIVIL ENGINEER LANDSCAPE ARCHITECT 255 SHORELINE DR. STE. 200 REDWOOD CITY, CA 94065 650.482.6306 BKF ENGINEERS PARKING STRUCTURE ARCHITECTURE 25 SAN ANSELMO AVENUE SAN ANSELMO, CA 94960 415.524.8517 x101 STUDIO FIVE DESIGN 560 14TH ST. SUITE 300 OAKLAND, CA 94612 510.473.0300 IPD STRUCTURAL ENGINEER CULP AND TANNER PLUMBING AND MECHANICAL ENGINEER 5017 MURCHIO DR, CONCORD, CA 94521 925.685.1963 PDC, INC.WKM ELECTRICAL ENGINEER 55 INDEPENDENCE CIRCLE, SUITE 201 CHICO, CA 95926 530.895.3518 3397 MT. DIABLO BLVD., SUITE C LAFAYETTE, CA 94549 925.385.0649 Design Professional's electronic seal or signature is effective only as to that version of this document as originally published by Design Professional. Design Professional is not responsible for any subsequent modification, corruption or unauthorize use of such docment. To verify the validity or applicability of the seal or signature, contact Design Professional. 1/8" = 1'-0"11/6/2023 3:43:54 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/439 Eccles Parking Structure_Arch.rvt FOURTH LEVEL FLOOR PLAN Vigilant Holdings 439 Eccles Parking Structure 439 Eccles Ave, South San Francisco, CA 94080 23468 A2.04SCALE:1/8" = 1'-0"1 FOURTH LEVEL N NORTH 50% SCHEMATIC DESIGN 09.06.2023 100% SCHEMATIC DESIGN 11.06.2023 DGA planning | architecture | interiors 2022 PKA2.2AE-17 PARKING SPACE & AREA SUMMARY PLANNING EXHIBIT B 01.05.2024 74 DN 1 A3.01 1 1 A3.10 1 A3.10 A3.01 2 A3.02 1 2 3 4 AA BB CC B.3B.3 A.6A.6 5 6 7 8 9 10 11 12 13 14 A.2 B.8 A.3 A.4 A.9 B.6 2 A3.10 2 A3.10 2 A3.11 2 A3.11 A3.02 2 A3.04 1 A3.03 2 A3.03 1 A3.04 2 PV CANOPY 18' - 0"28' - 0"15' - 0"4' - 3"10' - 9"8' - 3"19' - 3"18' - 6"122' - 0"15' - 0"15' - 0"15' - 0"19' - 0"19' - 0"19' - 0"19' - 0"19' - 0"19' - 0"19' - 0"15' - 0"15' - 0"15' - 0"23' - 3"22' - 9"15' - 0"15' - 0"32' - 9"13' - 3"F.E.C. A3.02 3 A4.02 3 1. FLOOR ELEVATIONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED. 2. SEE SHEET A10.01 THROUGH A10.06 FOR STRIPING, SIGNS AND GRAPHIC INFORMATION. 3. PROVIDE MEDIUM BROOM FINISH OVER CONCRETE WHERE ELASTOMERIC COATING OCCURS. 4. CONCRETE FLOOR FINISH: PROVIDE SWIRL FINISH FOR PARKING AREA, BROOM FINISH FOR CIRCULATION PATH AND TRUNCATED DOME, LIGHT BROOM FINISH FOR STAIRS AND TROWL FINISH FOR UTILITY ROOMS. TRAFFIC COATING TO BE APPLIED TO DELAYED OUR STRIPS AT SUN EXPOSED FLOOR WITH A MINIMUM OF 1FT BEYOND THE EXTENTS ON EACH SIDE. 5. SEE SHEET A5.01 FOR DOOR SCHEDULE AND DETAILS. 6. SEE SHEET A5.03 FOR WALL TYPE SCHEDULE. 7. OPEN SPACE UNDER THE EXTRIOR STAIRWAYS SHALL NOT BE USED FOR ANY PURPOSE, AND NOTE ON PLANS THAT THE GATES ARE PROVIDED FOR ACCESSING THE DRAINS LOCATED UNDER THE STAIRS FOR MAINTENANCE AND CLEANING. 8. CONCRETE WASH TO BE PROVIDED AT EDGE OF SLAB/RAMP PER PLANS. 9. ACCESSIBLE ROUTES TO COMPLY WITH THE FOLLOWING. I) EXTERIOR ACCESSIBLE ROUTES ARE NOT LESS THAN 48 WIDE PER CBC 11B-403.5.1 II) INTERIOR ACCESSIBLE ROUTES ARE NOT LESS THAN 36 INCHES WIDE PER CBC 11B-403.5.1 III) CHANGES IN ELEVATION SHALL COMPLY WITH CBC 11B-403.4. IV) MAXIMUM RUNNING SLOPES OF 5% AND CROSS SLOPES OF 2% PER CBC 11B-403.3. 10. AT ALL EXTERIOR DOORS/GATES SPECIFY THE SURFACE SLOPE OF EXERIOR PAVING NOT EXCEEDING 1/4 INCH PER FOOT(2%) UP TO DOOR'S THRESHOLD FOR A MINIMUM DISTANCE OF 5 FEET OUT FROM THE EXTEROR DOOR/GATE OPENINGS. 11. AT THE PARKING GARAGE AREA, THE MINIMUM VERTICAL CLEARANCE SHALL BE 8'-2" AT THE GARAGE ENTRANCES, ACCESSIBLE PARKING SPCAES, ACCESS AISLES AND VEHICULAR ROUTES LEADING TO THE ACCESSIBLE PARKING SPACES. 12. MULTI-PURPOSE EXTINGUISHERS (ABC) IN PARKING AREAS WITH THE RATING: 2A-10BC OR 4A-20BC TO BE PROVIDED. SHEET NOTES STAMP KEY PLAN CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DATEDESCRIPTIONNO. CONSULTANTS CIVIL ENGINEER LANDSCAPE ARCHITECT 255 SHORELINE DR. STE. 200 REDWOOD CITY, CA 94065 650.482.6306 BKF ENGINEERS PARKING STRUCTURE ARCHITECTURE 25 SAN ANSELMO AVENUE SAN ANSELMO, CA 94960 415.524.8517 x101 STUDIO FIVE DESIGN 560 14TH ST. SUITE 300 OAKLAND, CA 94612 510.473.0300 IPD STRUCTURAL ENGINEER CULP AND TANNER PLUMBING AND MECHANICAL ENGINEER 5017 MURCHIO DR, CONCORD, CA 94521 925.685.1963 PDC, INC.WKM ELECTRICAL ENGINEER 55 INDEPENDENCE CIRCLE, SUITE 201 CHICO, CA 95926 530.895.3518 3397 MT. DIABLO BLVD., SUITE C LAFAYETTE, CA 94549 925.385.0649 Design Professional's electronic seal or signature is effective only as to that version of this document as originally published by Design Professional. Design Professional is not responsible for any subsequent modification, corruption or unauthorize use of such docment. To verify the validity or applicability of the seal or signature, contact Design Professional. 1/8" = 1'-0"11/6/2023 3:43:59 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/439 Eccles Parking Structure_Arch.rvt CANOPY LEVEL Vigilant Holdings 439 Eccles Parking Structure 439 Eccles Ave, South San Francisco, CA 94080 23468 A2.07SCALE:1/8" = 1'-0"1 PV CANOPY PLAN N NORTH 50% SCHEMATIC DESIGN 09.06.2023 100% SCHEMATIC DESIGN 11.06.2023 DGA planning | architecture | interiors 2022 PKA2.3AE-18 PARKING SPACE & AREA SUMMARY PLANNING EXHIBIT B 01.05.2024 75 123462310GROUND LEVEL98.00'SECOND LEVEL109.33'THIRD LEVEL119.50'FOURTH LEVEL129.67'FIFTH LEVEL139.83'SIXTH (ROOF) LEVEL150.00'4578962GROUND LEVEL98.00'SECOND LEVEL109.33'THIRD LEVEL119.50'FOURTH LEVEL129.67'FIFTH LEVEL139.83'SIXTH (ROOF) LEVEL150.00'32111GROUND LEVEL98.00'SECOND LEVEL109.33'THIRD LEVEL119.50'FOURTH LEVEL129.67'FIFTH LEVEL139.83'SIXTH (ROOF) LEVEL150.00'3118GROUND LEVEL98.00'SECOND LEVEL109.33'THIRD LEVEL119.50'FOURTH LEVEL129.67'FIFTH LEVEL139.83'SIXTH (ROOF) LEVEL150.00'STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage3/32" = 1'-0"1/4/2024 3:26:42 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtGARAGE ELEVATIONSVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-19SCALE:3/32" = 1'-0"1GARAGE EAST ELEVATIONSCALE:3/32" = 1'-0"2GARAGE SOUTH ELEVATIONSCALE:3/32" = 1'-0"3GARAGE NORTH ELEVATIONSCALE:3/32" = 1'-0"4GARAGE WEST ELEVATIONKEYNOES:1POURED IN PLACE UNPAINTED CONCRETE GARAGE STRUCTURE TYP.2PAINTED EXTERIOR METAL STAIRS WITH WATERPROOFED STAIR RUNS AND LANDINGS. LANDINGS TO HAVE DRAINS CONNECTED TO STORM SEWER.4POURED IN PLACE UNPAINTED CONCRETE GARAGE ELEVATOR TOWER, ENCLOSED AT TOP LEVEL.5COMPLETE ACCESS CONTROL SYSTEM, INCLUDING ROLL-UP GRILLES, RAMP ARMS, CARD PEDESTALS, ETC.6SECURITY CONTROL MESH WITH CONTROLED ACCESS GATES AT ENTIRE FIRST LEVEL OF GARAGE TYP. (NOT SHOWN)7ANGLED COMPOSITE PANEL FIN SYSTEM AT ECCELS SIDE OF PARKING GARAGE. COLOR TO MATCH BUILDING WOOD-LIKE FINISH.8PHOTOVOLTAIC ARRAY AT ROOF LEVEL OF PARKING GARAGE9COMPOSITE PANEL SYSTEM AT ECCLES SIDE OF PARKING GARAGE10CAST-IN-PLACE, INTERNALLY IRRIGATED PLANTERS WITH HANGING VEGETATION AT VARIOUS INTERVALS ON PARKING GARAGE FACADE FACING PASEO.3CAST-IN-PLACE, FIRE RATED WALL AT FIRST LEVEL WITH NO FENESTRATION11FIRE-RATED WALL WITH CEMENT PLASTER FINISH SYSTEM WITH 20% MIN AND 25% MAX FENESTRATIONPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202476 FCCPROPOSED BUILDING(7 LEVELS)PROPOSED PARKING GARAGE(6 LEVELS)ECCLES AVENUEFCCPROPOSED BUILDING(7 LEVELS)PROPOSED PARKING GARAGE(6 LEVELS)ECCLES AVENUEFCCPROPOSED BUILDING(7 LEVELS)PROPOSED PARKING GARAGE(6 LEVELS)ECCLES AVENUEPROPOSED BUILDING(8 LEVELS)FCCPROPOSED BUILDING(7 LEVELS)PROPOSED PARKING GARAGE(6 LEVELS)ECCLES AVENUEFCCPROPOSED BUILDING(7 LEVELS)PROPOSED PARKING GARAGE(6 LEVELS)ECCLES AVENUEFCCPROPOSED BUILDING(7 LEVELS)PROPOSED PARKING GARAGE(6 LEVELS)ECCLES AVENUEFCCPROPOSED BUILDING(7 LEVELS)PROPOSED PARKING GARAGE(6 LEVELS)ECCLES AVENUEFCCPROPOSED BUILDING(7 LEVELS)PROPOSED PARKING GARAGE(6 LEVELS)ECCLES AVENUEECCLES AVENUEFCCPROPOSED BUILDING(7 LEVELS)PROPOSED PARKING GARAGE(6 LEVELS)STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/64" = 1'-0"1/4/2024 3:27:13 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtSHADOW STUDIESVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-20JUNE 21 | 9:00AMMAR. 21 SEPT. 21| 9:00AMDECEMBER 21 | 9:00AM DECEMBER 21 | 12:00PM DECEMBER 21 | 3:00PMMAR. 21 SEPT. 21| 12:00PM MAR. 21 SEPT. 21| 3:00PMJUNE 21 | 12:00PMJUNE 21 | 3:00PMPLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202477 STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/4/2024 3:27:13 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtPERSPECTIVE VIEWVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-21PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202478 STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/4/2024 3:27:13 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtPERSPECTIVE VIEWVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-22PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202479 STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/4/2024 3:27:14 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtPERSPECTIVE VIEWVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-23PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023PLANNING EXHIBIT B01.05.202480 STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/4/2024 5:20:16 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtPERSPECTIVE VIEWVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-24PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.2023 81 STAMPKEY PLANCLIENTPROJECTADDRESSPROJECT NO.SCALETITLEDGA planning | architecture | interiors2022DATEDESCRIPTIONNO.CONSULTANTSCivil EngineerLandscape Architect255 SHORELINE DR. STE. 200REDWOOD CITY, CA 94065650.482.6306BKF ENGINEERSPlumbing Engineer25 SAN ANSELMO AVENUESAN ANSELMO, CA 94960415.524.8517 x101STUDIO FIVE DESIGN300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3753AEIElectrical EngineerAEIStructural Engineer1301 FIFTH AVENUE STE 3200SEATTLE, WA 98101206.215.8221MKAAEIMechanical Engineer560 14TH ST. SUITE 300OAKLAND, CA 94612510.473.0300IPD-----300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3706300 CALIFORNIA ST. 6TH FLRSAN FRANCISCO, CA 94104415.764.3759Parking Garage1/4/2024 3:27:14 PM Autodesk Docs://22316 Vigilant Holdings 439 Eccles Avenue/22316_Vigilant_SmartLabs 439 Eccles_R23_Arch.rvtPROPOSED MATERIALSVIGILANT HOLDINGSVIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING439 ECCLES AVE. SOUTH SANFRANCISCO, CA 9408022316AE-24PLANNING SUBMISSION 06.09.2023PLANNING SUBMISSION R1 08.11.20235PLANNING EXHIBIT B01.05.202482 439 Eccles Transportation Demand Management Plan Prepared for: City of South San Francisco January 2024 83 Table of Contents Introduction ................................................................................................................................... 1 Project Description ...................................................................................................................................................................... 1 Project Setting ............................................................................................................................... 4 Transit Connections ..................................................................................................................................................................... 4 BART .......................................................................................................................................................................................... 4 Caltrain ..................................................................................................................................................................................... 4 WETA (San Francisco Bay Ferry) ..................................................................................................................................... 4 SamTrans ................................................................................................................................................................................. 4 East of 101 Commuter Shuttle Service ........................................................................................................................ 6 Bicycle and Pedestrian Connections ............................................................................................................................ 6 Auto Connections ......................................................................................................................................................................10 San Mateo County TDM Resources ....................................................................................................................................10 Proposed TDM Program ............................................................................................................. 11 Overview ........................................................................................................................................................................................11 Summary of Required TDM Measures ...............................................................................................................................11 50% Transit Pass Subsidies and Pre-Tax Transit Benefits ..................................................................................11 Participation in Commute.org Programs ..................................................................................................................12 Carpool/Vanpool Programs and Parking .................................................................................................................12 Bicycle Storage, Showers, and Lockers ......................................................................................................................12 Designated TDM Coordinator ......................................................................................................................................12 Bicycle and Pedestrian-Oriented Site Access..........................................................................................................12 Encourage Telecommuting & Flexible Work Schedules ....................................................................................13 Summary of Discretionary TDM Measures ......................................................................................................................13 Enhanced Shuttle Commitment ...................................................................................................................................13 Fully Subsidized Transit Fares .......................................................................................................................................13 Bicycle Repair Station .......................................................................................................................................................13 Relationship to Conditions of Approval ............................................................................................................................13 TDM Checklist ..............................................................................................................................................................................15 Monitoring and Enforcement .................................................................................................... 16 Monitoring Methods ................................................................................................................................................................16 Survey Approach ................................................................................................................................................................17 Triennial Midday Parking Occupancy Survey .........................................................................................................19 84 Enforcement & Fines ................................................................................................................................................................19 List of Figures Figure 1: Project Location.................................................................................................................................................................. 2 Figure 2: Project Site Plan & Circulation Diagram ................................................................................................................... 3 Figure 3: Transit Connection ............................................................................................................................................................ 5 Figure 4: Bicycle Connections .......................................................................................................................................................... 9 Figure 5. Commute.org Promotional Programs .................................................................................................................... 10 List of Tables Table 1: Tier 3 TDM Certification Checklist ............................................................................................................................. 15 85 439 Eccles Transportation Demand Management Plan January 2024 1 Introduction This report presents a Transportation Demand Management (TDM) Plan, per City of South San Francisco Zoning Code Chapter 20.400, for the proposed office/research and development building at 439 Eccles Avenue, herein referred to as the “Project.” A description of the proposed Project is included on the following pages. The City of South San Francisco TDM Ordinance strives to accomplish the following goals: • Reduce the amount of traffic generated by new non-residential development. • Ensure that expected increases in traffic resulting from growth in employment opportunities in the City of South San Francisco will be adequately mitigated. • Reduce drive-alone commute trips during peak traffic periods by using a combination of services, incentives, and facilities. • Promote the efficient utilization of existing transportation facilities and ensure new developments are designed in ways that maximize the potential for alternative transportation usage. • Establish an ongoing monitoring and enforcement program to ensure that the desired alternative mode use percentages are achieved. The City requires the Project to enact a TDM program to achieve a maximum drive-alone commute mode share of 40 percent pursuant to the City’s Municipal Code Chapter 20.400. These requirements are consistent with a Tier 3 classification (office/R&D project) under the TDM Ordinance and also meet the TDM requirements established by the City/County Association of Governments of San Mateo County (C/CAG). This TDM Plan identifies a set of strategies, measures, and incentives to encourage future tenant employees at the Project to walk, bicycle, ride transit, carpool, or telecommute when commuting to and from work. In order to accomplish this goal, this plan presents a range of proven strategies and measures used across the Bay Area. Project Description The Project is located approximately 700 feet north of the intersection of Forbes Boulevard and Eccles Avenue and presently has an unoccupied one‐story, 40,224 square-foot warehouse building. The Project would replace the existing land use with a seven-story, 298,470 square‐foot office/R&D building with one below‐grade basement level and a six-story parking garage. The proposed parking structure includes 448 proposed stalls. Figure 1 illustrates the Project location, while Figure 2 depicts the Project site plan. 86 £[101 439 Eccles Ave Project SiteGull DrDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWNDOWNTOWN EAST OFEAST OF 101 SIERRA SIERRA SIERRA POINT Oyster Point Blvd Gateway BlvdForbes Blvd Mitchell Ave Eas t G r a n d A v eAirport BlvdLinden AveGrand A v e Allerton AveSister C i t i e s B l v d Marina Blvd SouthAirportBlvdD N A WayDubuqueAveEccles Av e San Bruno Mountain State & County Park Oyster Point Channel San Bruno Channel Project Site Caltrain Station Ferry Terminal 87 439 Eccles Transportation Demand Management Plan January 2024 3 Figure 2: Project Site Plan & Circulation Diagram 88 439 Eccles Transportation Demand Management Plan January 2024 4 Project Setting Transit Connections The following transit services operate within South San Francisco near the Project site. Existing transit services are shown in Figure 3. Descriptions provided in this section reflect transit operations in Spring 2023. BART BART provides regional rail service between the East Bay, San Francisco, and San Mateo County. The South San Francisco BART Station is located approximately 2.7 miles west of the Project site. Two BART lines serve South San Francisco Station: the Yellow Line connecting Antioch with San Francisco International Airport, and the Red Line connecting Richmond and Millbrae. Both lines travel to the East Bay via San Francsico. Each BART line operates every 15 minutes throughout the day. Caltrain Caltrain provides passenger rail service on the Peninsula between San Francisco and San José, and limited service to Morgan Hill and Gilroy during weekday commute periods. The South San Francisco Caltrain Station serves local and limited trains, with approximately 30 minute headways during peak times and 60 minute headways during off-peak times. Station access to the East of 101 area is located at the intersection of East Grand Avenue/Poletti Way. The Caltrain Station is located approximately 0.5 miles to the west of the Project site. In 2024, Caltrain plans to complete its electrification Project to support the operation of faster and more frequent rail service on the Peninsula. WETA (San Francisco Bay Ferry) The Water Emergency Transportation Authority (WETA) provides weekday commuter ferry service between the Oakland/Alameda ferry terminals and the South San Francisco Ferry Terminal. There are three morning departures from Oakland/Alameda to South San Francisco, and three evening departures from South San Francisco to Oakland/Alameda. The Ferry Terminal is located approximately 1 mile to the northeast of the Project site. SamTrans SamTrans is the regional bus provider for San Mateo County. SamTrans route 130B currently provides service through the East of 101 employment area, from the South San Francisco Ferry Terminal to downtown South San Francisco via Oyster Point Boulevard. 89 YXZ280 £[101 Existing Transit FacilitiesLittlefield AveUtah Ave Swfit Ave Hill s i d e B l v d S A i r p o r t B l v d Gull DrEAST OF101 SIERRA POINT DOWNTOWN Oyster Point Blvd Gateway Bl v d Forbes Blvd East G r a n d A v e DNA WayAirport BlvdLinden AveGrand Av e Allerton AveSister Citi e s B l v d Eccles AveMarina Blvd San Bruno Mountain State & County Park Oyster Point Channel San BrunoChannel Commute.org Shuttle Stops Caltrain Alignment and Station SamTrans Route 130B and Stops South San Francisco Ferry Terminal Oyster Point Mobility Shuttle Route and Stops SamTrans Routes Project Site Gateway BlvdCorporate Dr Commute.org Shuttles 700/701 DrivewayCaltrainFerry SamTrans 130BBARTOPMCaltrainFerryBARTOPMSamTrans 130B751 Driveway 90 439 Eccles Transportation Demand Management Plan January 2024 6 East of 101 Commuter Shuttle Service Commute.org and Oyster Point Mobility provide weekday commute period first/last mile shuttles connecting employers with BART, Caltrain, and the ferry. All shuttles operate along Gateway Boulevard, Oyster Point Boulevard, and East Grand Avenue; there are presently no shuttles with stops along Eccles Avenue or Forbes Boulevard. The following shuttles operate near the Project site: BART Service Commute.org operates the Utah-Grand BART Shuttle between the South San Francisco BART Station and East Grand Avenue corridor via Gateway Boulevard. Shuttles run every 30 minutes during peak commute periods. The nearest southbound/eastbound stop is located at 701 Gateway Boulevard, while the nearest northbound/westbound stop is located at 1000 Gateway Boulevard. A second Commute.org shuttle operates along Oyster Point Boulevard with similar frequency and service span. Oyster Point Mobility operates a shuttle service between the Glen Park BART Station to the Genentech Campus via Gateway Boulevard. Shuttles run every 15 minutes during peak commute periods and every 30 minutes during the midday period. The nearest stop is located at the intersection of Gateway Boulevard and Corporate Drive approximately one quarter-mile from the Project site. Caltrain Shuttle Service Commute.org operates the Oyster Point Caltrain Shuttle between the South San Francisco Caltrain Station and Oyster Point Boulevard corridor via Gateway Boulevard. Shuttles run every 30 minutes during peak commute periods. The nearest southbound/westbound stop is located at 701 Gateway Boulevard, while the nearest northbound/eastbound stop is located at 1000 Gateway Boulevard. Oyster Point Mobility operates a shuttle service between the Glen Park BART Station to the Genentech Campus via Gateway Boulevard. Shuttles run every 30 minutes during peak commute periods. The nearest stop for the morning peak period service is located approximately 600 feet away along Gateway Boulevard, while the nearest evening peak period shuttle stop is located at the intersection of Gateway Boulevard and Corporate Drive approximately one quarter-mile from the Project site. Ferry Shuttle Service Commute.org operates the Oyster Point Ferry Shuttle between the South San Francisco Ferry Terminal and South San Francisco Caltrain Station via Gateway Boulevard. Shuttles run hourly during peak commute periods. The nearest southbound/westbound stop is located at 701 Gateway Boulevard, while the nearest northbound/eastbound stop is located near the Oyster Point Boulevard/Gateway Boulevard intersection. Bicycle and Pedestrian Connections Pedestrian facilities include sidewalks, crosswalks, trails, and pedestrian signals. Pedestrian facilities near the Project site tend to serve walking trips connecting to shuttle and bus stops along with nearby offices and businesses. The following pedestrian facilities exist near the Project site: 91 439 Eccles Transportation Demand Management Plan January 2024 7 • Eccles Avenue has a sidewalk on the north side of the street that provides direct pedestrian access to the Project site. There is no sidewalk on the south side of Eccles due to the freight railroad. • On the northern frontage of the Project site, there is an under-construction multi-use trail running between Forbes Boulevard to the south and Oyster Point Boulevard to the north that will provide access to the Project Site. • Forbes Boulevard has a sidewalk on the north side of the street. There is no sidewalk on the south side of Forbes Boulevard. • Gateway Boulevard has sidewalks on both sides of the street. • Oyster Point Boulevard has sidewalks on both sides of the street Although the Project site is located only 700 to 900 feet from bus/shuttle stops at 700/701 Gateway Boulevard, no direct pedestrian connection is present (a retaining wall blocks access via the Gateway of the Pacific site). Pedestrians may divert to the north via the Gateway of the Pacific site, but this adds approximately 1,600 feet (about six minutes) of walking distance to reach the stop. Due to asymmetry in the northbound/southbound stops, the nearest northbound shuttle stop is presently located 2,200 feet to the north in front of 1000 Gateway Boulevard. Bicycle facilities consist of separated bikeways, bicycle lanes, routes, trails, and paths, as well as bicycle parking, bicycle lockers, and showers for cyclists. The California Department of Transportation (Caltrans) recognizes four classifications of bicycle facilities as described below. Class I – Shared-Use Pathway: Provides a completely separated right-of-way for the exclusive use of cyclists and pedestrians with crossflow minimized (e.g., off-street bicycle paths). Class II – Bicycle Lanes: Provides a striped lane for one-way travel on a street or highway. May include a “buffer” zone consisting of a striped portion of roadway between the bicycle lane and the nearest vehicle travel lane. Class III – Bicycle Route: Provides for shared use with motor vehicle traffic; however, these facilities are often signed or include a striped bicycle lane. Class IV – Separated Bikeway: Provides a right-of-way designated exclusively for bicycle travel adjacent to a roadway and that is protected from vehicular traffic. Types of separation include, but are not limited to, grade separation, flexible posts, inflexible physical barriers, or on-street parking. Current bicycle facilities in the Project vicinity as designated by the Active South City: Bicycle and Pedestrian Master Plan are shown in Figure 4 and discussed below. • There are currently no bike facilities on Eccles Avenue. Class II buffered bicycle lanes are planned on Eccles Avenue from Forbes Boulevard to Oyster Point Boulevard. 92 439 Eccles Transportation Demand Management Plan January 2024 8 • The under-construction multi-use trail on the Project site’s northern frontage will provide an off-street bicycle connection between the Project site, Oyster Point Boulevard and Forbes Boulevard. The multi-use trail will connect to a planned Class I shared path along Forbes Boulevard and East Grand Avenue, allowing for a protected cycling route from the Project site to the South San Francisco Caltrain Station. • Forbes Boulevard has Class II bicycle lanes between Allerton Avenue and DNA Way. An extension of the Class II bike lanes between East Grand Avenue and Allerton Avenue is planned. A Class I shared path on Forbes Boulevard is also planned from Eccles Avenue to East Grand Avenue. • Gateway Boulevard is a Class III bicycle route from East Grand Avenue to Oyster Point Boulevard and has Class II buffered bicycle lanes from Airport Boulevard to East Grand Avenue. An extension of Class II bike lanes from East Grand Avenue to Oyster Point Boulevard is planned. • East Grand Avenue has Class II bicycle lanes from the South San Francisco Caltrain Station to the San Francisco Bay. A Class I shared path is planned on East Grand Avenue from Forbes Boulevard to the South San Francisco Caltrain Station. • Oyster Point Boulevard has Class II bicycle lanes from Gateway Boulevard to Marina Boulevard. A planned extension of Class II bicycle lanes across US 101 to Sister Cities Boulevard is planned on Oyster Point Boulevard. Bicyclists traveling from the South San Francisco Caltrain Station and other locations west of US 101 primarily access the Project site from Forbes Boulevard. A trail connection between the intersection of Forbes Boulevard/Eccles Avenue and the Caltrain station is planned via the Active South City Plan. 93 YXZ280 £[101 Bicycle FacilitiesEccles AveOyster Point Blvd Gateway BlvdForbes Blvd E Gr a n d A v e DNA WayAirport BlvdLinden AveGrand Av e Allerton AveSister Citi e s B l v d Marina Blvd Littlefield AveUtah Ave Swfit Ave Hill s i d e B l v d S A i r p o r t B l v d Gull DrMiller Ave San Bruno Mountain State & County Park Oyster Point Channel San BrunoChannel Existing Class II Bicycle Lane Existing Class I Shared Path Planned Class I Shared Path Planned Class II Bicycle Lane South San Francisco Ferry Terminal South San Francisco Caltrain StationExisting Class III Bicycle Route Planned Class III Bicycle Route Planned Class IV Separated Bikeway Project SiteExisting Class IV Separated Bikeway 0.5 mi 0.5 mi EAST OF101 SIERRA POINT DOWNTOWN 94 439 Eccles Transportation Demand Management Plan January 2024 10 Auto Connections The Project site is located on the north side of Eccles Avenue near the intersection of Eccles Avenue/Forbes Boulevard. Regional access to the Project site is provided via US 101 accessed via Oyster Point Boulevard to the north and East Grand Avenue via Forbes Boulevard to the south. Vehicular access is provided via driveways on Eccles Avenue. San Mateo County TDM Resources The Project would have access to trip reduction services offered by Commute.org. Commute.org is a public agency whose mission is to reduce the number of drive-alone vehicles traveling to, from, or through San Mateo County. The agency’s goal is to help residents and commuters find alternatives to driving alone that are less stressful, less costly, and better the environment. The agency provides information and commute planning assistance to employees, employer programs, and city transportation demand management partnerships. Commute.org provides various promotional programs for carpooling, vanpooling, bicycling, and transit use, and operates first/last mile shuttles along Oyster Point Boulevard and East Grand Avenue as previously noted. Figure 5. Commute.org Promotional Programs 95 439 Eccles Transportation Demand Management Plan January 2024 11 Proposed TDM Program Overview The City’s TDM Ordinance has two components: a points-based planning checklist and annual performance monitoring thresholds. As a Tier 3 Project, the Project is required to submit a completed TDM checklist that achieves a minimum threshold of 40 points, consistent with achieving a 60 percent drive alone mode share target (via survey). The City requires that all Projects implement seven TDM measures (adding up to 20 points) while providing flexibility to select from 15 optional measures (to achieve the remaining 20 points). The Project would implement all required measures per the City’s TDM Ordinance, including the following: • 50% Transit Pass Subsidies and Pre-Tax Transit Benefits • Participation in Commute.org Programs • Carpool/Vanpool Programs and Parking • Bicycle Storage, Showers, and Lockers • Designated TDM Coordinator • Bicycle and Pedestrian-Oriented Site Access • Encourage Telecommuting and Flexible Work Schedules The Project would implement three discretionary measures: • Enhanced shuttle commitment • Fully subsidized transit passes • Bicycle repair station A summary of each TDM measure is provided in the following section. Summary of Required TDM Measures 50% Transit Pass Subsidies and Pre-Tax Transit Benefits The Project will offer public transit passes or subsidies equivalent to at least 50 percent of the cost of a monthly two-zone Caltrain pass to incentivize transit use. This measure does not include funding/participation in the Commute.org shuttle program. This measure may be implemented through either a direct voucher program provided by the property manager, or through lease terms obligating employers at the site to provide said subsidies. In the Bay Area, the Bay Area Air Quality Management District (BAAQMD) requires that employers with 50+ employees within the Air District provide commuter benefits and annual employer registration. 96 439 Eccles Transportation Demand Management Plan January 2024 12 Participation in Commute.org Programs The Project will partner Commute.org, San Mateo County’s Transportation Management Agency, to provide connections to nearby regional rail and ferry services. To implement this measure in accordance with the City of South San Francisco’s General Plan, the Project will pursue the following measures: 1. Obtain certification of participation with Commute.org 2. Provide commute assistance and ride-matching program 3. Participate in Commute.org’s shuttle program 4. Provide Guaranteed Ride Home, offering a free ride home for future employees of the Project site in case of emergency (illness, family crisis, unscheduled overtime) 5. Supply orientation, education, and promotional programs and/or materials for tenants Carpool/Vanpool Programs and Parking The Project will include a carpooling and vanpooling program to promote and incentivize shared vehicle use. The carpool and vanpool program will include promotional incentives and ride-matching services to help facilitate these shared trips. Bicycle Storage, Showers, and Lockers The Project will provide safe and convenient bicycle parking per City code requirements. Designated TDM Coordinator The Project will provide a TDM coordinator to provide oversight and management of the TDM program. The TDM coordinator will lead implementation and promotion of the TDM program as well as monitoring efforts. Bicycle and Pedestrian-Oriented Site Access The Project site design will accommodate travel choices and give people the option to walk, ride transit, or bike to the Project site. This will include a direct connection to an under-construction multi-use path on the northern frontage of the Project site. As a condition of approval described in the TIA, the Project Sponsor shall prepare a feasibility analysis for a new direct pedestrian connection between the Project site and 700/701 Gateway stops via the 700 Gateway driveway sidewalk. This feasibility analysis shall involve coordination with adjacent property owners and a conceptual layout of a ramp and stairwell. If a new pedestrian connection is deemed feasible and mutually agreeable between the Project Sponsor and adjacent property owners, the Project sponsor shall design and construct the ramp and stairwell while also obtaining an easement for this connection. The Project Sponsor shall also coordinate the addition or relocation of a shuttle stop at 700 Gateway Boulevard with Commute.org and Oyster Point Mobility, such that all shuttle services along Gateway Boulevard stop in both directions at the 700/701 Gateway stops shared with SamTrans. If a new pedestrian connection is not deemed feasible and mutually agreeable, the 97 439 Eccles Transportation Demand Management Plan January 2024 13 Project Sponsor shall proceed with the bus and shuttle connections via the Gateway of the Pacific campus as-is. However, should these access constraints limit the Project’s ability to meet its TDM mode share targets, the Project Sponsor may need to modify its TDM program to provide a site-specific shuttle service or other measures to achieve compliance. Encourage Telecommuting & Flexible Work Schedules The Project will encourage employees to work remotely at least one day per week to reduce overall vehicle trips and when employees commute to work, encourage flexible work schedules that encourage travel outside of peak hours. Summary of Discretionary TDM Measures Enhanced Shuttle Commitment In addition to participation in Commute.org services, the Project will participate in Genentech’s Oyster Point Mobility consortium to provide first/last mile shuttle service to the Project site. Oyster Point Mobility provides shuttles to the Glen Park BART station and Millbrae Caltrain Station operating along Forbes Boulevard. Oyster Point Mobility would provide more frequent service to the Project site. The Project Sponsor will work with Genentech to consider adding stops at 700/701 Gateway Boulevard. The cost of participation in the Oyster Point Mobility consortium would be in addition to Commute.org service; consequently, this measure is classified as an enhanced shuttle commitment and would receive 10 points in the TDM Checklist. Fully Subsidized Transit Fares Project tenant employees would be eligible to receive a subsidy of 100 percent of transit fares (up to the maximum IRS benefit for pre-tax commuter benefits). This measure adds 10 points to the checklist. Bicycle Repair Station The Project will provide an on-site bicycle repair station for routine maintenance of bicycles. This measure adds one point to the checklist. Relationship to Conditions of Approval As previously noted, the Project is located approximately 700 to 900 feet away from the nearest bus/shuttle stops along Gateway Boulevard, which are served by a combination of SamTrans, Commute.org, and Oyster Point Mobility services. However, there is no direct path of access to these stops: while there is a driveway present along the southwestern edge of Gateway of the Pacific (700 Gateway), a retaining wall prevents a connection to the Class I trail or Project site. Consequently, transit riders must divert to the north via the Gateway of the Pacific campus, but this adds approximately 1,600 feet (about six minutes) of walking 98 439 Eccles Transportation Demand Management Plan January 2024 14 distance to reach the stop. The added travel time and meandering diversion may discourage transit use and limit the Project’s ability to meet its TDM mode share targets. There is some uncertainty around potential changes to shuttle service near the site. Shuttle operations by Commute.org and Oyster Point Mobility are expected to adapt to completion of future phases of Gateway of the Pacific and nearby developments, which may result in new stops along Gateway Boulevard and possible restoration of service along Eccles Avenue and/or Forbes Boulevard. However, the Project by itself is too small to warrant a diversion of shuttle service to directly serve the site, as such a diversion would delay other passengers. Therefore, the Project’s approach to shuttle service should be adaptable to different potential conditions that may include indirect access provided via Gateway of the Pacific as well as direct access via a site-specific shuttle stop. Consequently, the Transportation Impact Analysis recommends that as condition of approval, the Project Sponsor shall implement the following measures to ensure adequate access to transit services can be provided: • Provide a letter of support from the owners of Gateway of the Pacific into the final TDM Plan stating that the two developments will make a good faith effort to ensure pedestrian access from 439 Eccles to bus and shuttle stops on Gateway Boulevard via the Gateway of the Pacific site. • Incorporate space for an on-street shuttle stop along the Project’s frontage on southbound Eccles Avenue to provide the ability for shuttles to serve the site (including red curb, an eight foot by five foot accessible landing pad and a pole that operators may attach signage to). 99 439 Eccles Transportation Demand Management Plan January 2024 15 TDM Checklist Based on the required and optional measures described above, the Project would meet the required 40-point threshold for Tier 3 Projects as illustrated in Table 1. Table 1: Tier 3 TDM Certification Checklist Type TDM Measure (*Description Required as Attachment) Eligible Points Proposed Project Points Required Measures (20 Points) 50% Transit Pass Subsidies and Pre-Tax Transit Benefits 7 7 Participation in Commute.org Programs 5 5 Carpool/ Vanpool Programs and Parking 3 3 Bicycle Storage, Showers, and Lockers 2 2 Designated TDM Coordinator 1 1 Bicycle and Pedestrian-Oriented site Access 1 1 Encourage Telecommuting & Flexible Work Schedules 1 1 Optional Measures Paid Parking or Parking Cash-Out 10 Enhanced Shuttle Commitment 10 10 Fully Subsidized Transit Passes 10 10 Affordable Housing 6 Active Transportation Gap Closure Up to 6 Transit Capital Improvements Up to 6 Reduced Parking Up to 5 On-site Pedestrian-Oriented Amenities 3 Bikeshare Program Participation 3 Shared Parking Approach 2 Cash Incentives 2 On-site Carshare 2 Active Transportation Subsidies 1 Increased Bicycle Parking (>50% Greater than City Code) 1 Bicycle Repair Station 1 1 Required Tier 3 Projects 40 41 100 439 Eccles Transportation Demand Management Plan January 2024 16 Monitoring and Enforcement The TDM program will be monitored based on the requirements in the South San Francisco TDM Ordinance. The Project would comply with any future changes to the City’s monitoring and enforcement practices as described in its TDM Ordinance. Monitoring Methods Survey monitoring would apply to commute trips only. The Project is expected to make a good faith effort to reduce non-commute trips, but these trips would only be monitored via vehicle trip counts. The Project has two options to administer a survey: 1. Administer a statistically valid survey sufficient to achieve a margin of error of +/- 3 percent at a 90 percent confidence interval, with documentation of the survey methods and calculations by an independent consultant to support the validity of the survey. 2. Administer an online survey with a minimum response rate of 75 percent of the employee population. Vehicle trip counts would be conducted for AM and PM peak periods (6-10 AM and 3-7 PM) on a Monday through Friday period to capture a typical week of site activity. Video counts are recommended for accuracy. In all instances, the Project must provide raw data to the City as part of their compliance package, including the following: 1. Respondent-level survey response data (deletion of columns containing emails or non-required fields is acceptable). 2. Count data as delivered by the contractor providing the counts for each location, with data separated into 15 minute increments or less. 3. Current employee population. 101 439 Eccles Transportation Demand Management Plan January 2024 17 Survey Approach The following survey language would be included in all mode share surveys based on guidance provided by the City of South San Francisco. The site’s TDM coordinator may expand upon this survey language to seek additional information as needed. 1. Which of the following best represents your employment at [location]? (check one) o Full-time Employee o Part-time Employee o Contract Employee 2. In what ZIP code is your home located? (enter 5-digit ZIP code; for example, 94901) ___[Fill in the blank]_______ o Prefer Not to Answer o If prefer not to answer: Approximately how many miles is it from your home to your office in South San Francisco? 3. In the past week, what time did you usually arrive to work (check one)? ____[Drop down in increments of 30 minutes, from 6 AM – 10AM, before 6AM, or after 10AM]_____ 4. In the past week, what time did you usually leave work (check one)? ____[Drop down in increments of 30 minutes, from 3 PM – 7PM, before 3PM, or after 7PM]_______ 5. In the past week, on which days did you use each of the following transportation modes to travel to work? If you used more than one mode, (e.g., you ride Caltrain and then bicycle), identify the mode that was the longest part of your trip. Transportation Mode Monday Tuesday Wednesday Thursday Friday Drove a car or motorcycle alone Rode as a carpool passenger Drove a carpool with one or more other adults Vanpooled or carpooled with six or more people Rode a bus, train, ferry, or other public transit Rode a bicycle or scooter Walked all the way Dropped off by a friend/family member 102 439 Eccles Transportation Demand Management Plan January 2024 18 Dropped off by Uber, Lyft, taxi, etc. Worked from home / telecommuted / worked offsite Did not work this day Other (please specify) 6. [Only ask if respondent answered transit] Which of the following services did you use last week? (Check all that apply) □ Caltrain □ BART □ SamTrans □ Ferry □ Shuttle (shorter distance service to/from regional transit such as BART, Caltrain, or ferry) □ Express bus (longer distance service to/from my home or a park & ride) 7. [Only ask if respondent answered carpool] If you travel by carpool, how many total people traveled with you to work (not including yourself)? o 1 other person o 2 other people o 3 other people o 4+ other people 8. [Only ask if respondent answered drive alone] What is the primary reason you choose to drive alone? ___[Fill in the blank]_______ Survey results would be provided to the City in a standardized format as specified by staff. Formatted reports would be optional but not required. In order to calculate drive-alone mode share, the TDM coordinator and City staff would sum the total number of trips completed via the following modes: • Drove a car or motorcycle alone • Dropped off by a friend/family member • Dropped off by Uber, Lyft, taxi, etc. • Non-responses if greater than 25 percent of the site’s employee population 103 439 Eccles Transportation Demand Management Plan January 2024 19 Triennial Midday Parking Occupancy Survey In addition to annual surveys and trip counts, the Project shall prepare a midday parking occupancy count every three years per City Ordinance requirements. The parking occupancy survey shall be for informational purposes and is not associated with a performance target. Enforcement & Fines If the Project does not meet the required performance targets, the following penalties shall apply per the TDM Ordinance: • First Violation: The City will direct the Project to modify its TDM program to achieve compliance. Modifications are likely to include adding or modifying TDM measures to increase mode shift. • Second Violation: The City will direct the Project to coordinate with Commute.org or retain an independent consultant to identify additional program modifications to achieve compliance. Modifications are likely to include adding or modifying TDM measures to increase mode shift. • Third Violation (and any subsequent violations): The City may assess a penalty per the City’s fee schedule. Penalties shall be assessed for each additional violation in subsequent years. The Project may appeal the decision to administer a penalty if special circumstances prevented meeting the required performance targets. 104 439 Eccles Avenue South San Francisco Tree Inventory and Assessment Report August 16, 2023 August 16, 2023 DGA 755 Sansome Street, 5th Floor San Francisco, CA 94111 Summary The plans are to renovate the area and improve the landscape and adjacent structure. The inventory contains four tree comprised of the same species (London plane (Platanus x hispanica). None of the trees are considered “Heritage Species”. All four trees are in fair condition with poor suitability for preservation and will be required to be removed. Thirteen are proposed as mitigation replacements. There is no tree protection for this project since everything will be removed and replaced Assignment, Limits, Purpose and Use •Provide an arborist’s report including an assessment of the trees within the project area and those on adjacent sites the could be affected by the proposed project. The assessment is to include the species, size (trunk diameter/circumference), condition (health, structure and form), and suitability for preservation. •The information in this report is limited to the condition of the trees during my inspection on July 26, 2023. No tree risk assessments were performed. •Plans reviewed were the Landscape Plan set provided by Studio Five and DGA dated August 11, 2023. Provide a pre-development assessment of the trees on-site to help satisfy the City of South San Francisco planning requirements. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 1 9 105 439 Eccles Avenue South San Francisco Tree Inventory and Assessment Report August 16, 2023 Observations Plans The plans are to renovate the area and improve the landscape and adjacent structure. Tree Inventory City of South San Francisco ordinance 13.30.020 Definitions. “Protected tree” means: 1.Any upright, single-trunked tree of a species not considered to be a heritage tree as defined in subsection (3) below or a tree listed in subsection (2) below, with a circumference of forty-eight inches or more when measured fifty-four inches above natural grade; or 2.Any upright, single-trunked tree of the following species: Blue Gum (Eucalyptus globulus), Black Acacia (Acacia melanoxylon), Myoporum (Myoporum lactum), Sweetgum (Liquidambar styraciflua), Glossy Privet (Lingustrum lucidum), or Lombardy Poplar (Populus nigra) with a circumference of seventy-five inches or more when measured fifty- four inches above natural grade; or 3.Any upright, single-trunked tree considered to be a heritage tree species, with a circumference of thirty inches or more when measured at fifty-four inches above natural grade. A heritage tree means any of the following: California Bay (Umbellaria californica), Oak (Quercus spp.), Cedar (Cedrus spp.), California Buckeye (Aesculus californica), Catalina Ironwood (Lyonothamnus asplenifolium), Strawberry Tree (Arbutus spp.), Mayten (Maytenus boaria), or Little Gem Dwarf Southern Magnolia (Magnolia grandiflora “Little Gem”). 4.A tree or stand of trees so designated by the director based upon findings that it is unique and of importance to the public due to its unusual appearance, location, historical significance or other factor; or 5.A stand of trees in which the director has determined each tree is dependent upon the others for survival. The inventory contains four London plane (Platanus x hispanica) and are not considered “Heritage Species”. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 2 9 106 439 Eccles Avenue South San Francisco Tree Inventory and Assessment Report August 16, 2023 The image below indicates the locations of the trees included in the inventory from L.005 (Image 1) and the data summary. Table 1: Tree Inventory Tree Species I.D. # Trunk Diameter (in.) ~ Height (ft.) ~ Canopy Diameter (ft.) Condition Expected Impact Status London plane (Platanus x Hispanica) 491 31 35 30 Fair High/ Remove Non-Heritage Species London plane (Platanus x Hispanica) 492 22 35 30 Fair High/ Remove Non-Heritage Species London plane (Platanus x Hispanica) 493 22 35 30 Fair High/ Remove Non-Heritage Species London plane (Platanus x Hispanica) 494 19 35 30 Fair High/ Remove Non-Heritage Species Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 3 9 1 2 3 4 ABCB.3 A.6 5 6 7 8 9 10 11 12 13 14 A.3A.5B.4B.8 A.2A.4A.9B.6 1 A B C D E F G H K 2 3 4 L J M L.5 ARB MAR 36 ARB MAR 36 ARB MAR 36 GLE TRI 36 GLE TRI 36 GLE TRI 36 ARB MAR 36 ARB MAR 36 ARB MAR 36 ARB MAR 36 GLE TRI 36 GLE TRI 36 GLE TRI 36 GLE TRI 36 CHI RET 36 QUE VIR 36 QUE AGR 36 QUE AGR 36 QUE AGR 36 QUE AGR 36 QUE VIR 36 CHI RET 36 CHI RET 36 CHI RET 36 CHI RET 36 QUE VIR 36 PLA ACE 24 PLA ACE 24 PLA ACE 24 PLA ACE 24 PLA ACE 24 PLA ACE 24 PLA ACE 24 PLA ACE 24 ARB MAR 36 ARB MAR 36 ARB MAR 36 GLE TRI 36 QUE VIR 36 ARB MAR 36 ARB MAR 36 ARB MAR 36 ARB MAR 36 QUE VIR 36 QUE VIR 36 LAU NOB 24 LAU NOB 24 LAU NOB 24 LAU NOB 24 LAU NOB 24 LAU NOB 24 #1 #4#2 #3 TREE DISPOSITION PLAN 1 "PROTECTED" TREE TO BE REMOVED "NON-PROTECTED" TREE TO BE REMOVED 0 4 *NOTE:SEE SHEET L006 FOR TREE DISPOSITION DETAILS TREES TO REMAIN TREE SUMMARY 0 PROTECTED TREES TO REMAIN 0 LIMIT OF WORKLIMIT OF WORK 1/16" = 1'-0"10'20'40'0'LIMIT OF WORKLIMIT OF WORK CONSULTANTS STAMP KEY PLAN CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2022 Civil Engineer Landscape Architect --- - DATEDESCRIPTIONNO. AS SHOWN Plumbing Engineer --- - Electrical Engineer --- - Structural Engineer --- -- --- - Mechanical Engineer --- -- --- -5/19/2023 11:13:58 AMC:\Users\cavanzino\Documents\22316_Vigilant_SmartLabs 439 Eccles_R23_Central_cavanzino.rvtVIGILANT HOLDINGS VIGILANT HOLDINGS 439 ECCLESLAB/OFFICE BUILDING 439 ECCLES AVE. SOUTH SANFRANCISCO 22316 PLANNING SUBMISSION 06.09.2023 25 San Anselmo AvenueSan Anselmo, CA 94960415.524.8517 PLANNING SUBMISSION R1 08.11.2023 L005LIMIT OF WORKLIMIT OF WORK ECCLES AVE BIKE TRAIL BY OTHERS SERVICE DRIVE#491 #492 #493 #494 107 439 Eccles Avenue South San Francisco Tree Inventory and Assessment Report August 16, 2023 Discussion Condition Rating A tree’s condition is a determination of its overall health, structure, and form (ISA 2018). The assessment considered all three characteristics for a combined condition rating. •100% - Exceptional = Good health and structure with significant size, location or quality. •61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site. •41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major asymmetry or deviation from the species normal habit, function and aesthetics compromised. •21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use. •6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape. •0-5% - Dead/Unstable = Dead or imminently ready to fail. All the trees are in fair condition and have suffered from various common leaf diseases such as Anthracnose (Apiognomonia veneta). and sycamore scale (Stomacoccus platani). All four trees have been and would require arbitrary crown height reduction to accommodate the overhead high voltage lines. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 4 9 108 439 Eccles Avenue South San Francisco Tree Inventory and Assessment Report August 16, 2023 Suitability for Preservation Suitability for preservation is based on a tree’s potential to be a future asset once a project is complete. Ratings are based on species, size, condition and tolerance to construction, and contribution to the site and community (Gilpin, R, Hauer, R, Matheny, N, and Smiley, E.T. 2023). Ratings are as follows and some trees may have certain good and bad characteristics and not fit neatly into the categories. •High: Good condition, desirable species, tolerant to construction impacts, longer lifespans, good aesthetics. •Medium: Trees between high and low potentially with issues that can be mitigated through cultural practices such as pruning or plant health care programs. •Low: Poor condition, undesirable species (invasive or low species ratings), intolerant of construction impacts, short life spans, poor aesthetics. Although the trees are in fair condition all four are a burden to the community because they require constant reduction by the electric utility to keep them away from the high voltage lines. Removing and replacing the trees with more power line friendly species would be appropriate in this instance when the property is to be renovated. In this circumstance the trees have poor suitability for preservation. Expected Impact Level Impact level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating: •Low = The construction activity will have little influence on the tree. •Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems. •High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope. All four trees are to be removed and replaced with thirteen additional specimens throughout the site. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 5 9 109 439 Eccles Avenue South San Francisco Tree Inventory and Assessment Report August 16, 2023 Conclusion The plans are to renovate the area and improve the landscape and adjacent structure. The inventory contains four London plane (Platanus x hispanica) and are not considered “Heritage Species”. All the trees are in fair condition and have suffered from various common leaf diseases. Although the trees are in fair condition all four are a burden to the community because they require constant reduction by the electric utility to keep them away from the high voltage lines. In this circumstance the trees have poor suitability for preservation. All four trees are to be removed and replaced with thirteen additional specimens throughout the site. Recommendations Obtain all necessary permits and remove the trees and replace them according to the ordinance or planning requirements. Bibliography American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management : Standard Practices (Management of Trees and Shrubs During Site Planning, Site Development, and Construction)(Part 5). Londonderry, NH: Secretariat, Tree Care Industry Association, 2019. Print. Gilpin, R, Hauer, R, Matheny, N, and Smiley, E.T. Managing trees during construction, Third edition. Champaign, IL: International Society of Arboriculture, 2023. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 6 9 110 439 Eccles Avenue South San Francisco Tree Inventory and Assessment Report August 16, 2023 Appendix A: Photographs A1: #491 through #494 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 7 9 #491 #492 #493 #494 111 439 Eccles Avenue South San Francisco Tree Inventory and Assessment Report August 16, 2023 Qualifications, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 8 9 112 439 Eccles Avenue South San Francisco Tree Inventory and Assessment Report August 16, 2023 Certification of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist® and Tree Risk Assessor Qualified. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Copyright © Copyright 2023, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - [email protected] Page of 9 9 113