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Home My WebLink AboutReso 94-2016 (16-343)File Number: 16 -343 C.#Aty of South San • o P.O. Box 711 (City Hall, 400 Grand Avenue) South ! CA Resolution: RES 94 -2016 Enactment Number: RES 94 -2016 RESOLUTION MAKING FINDINGS AND APPROVING A USE PERMIT, ALTERNATIVE LANDSCAPE PLAN, DESIGN REVIEW, AND TRANSPORTATION DEMAND MANAGEMENT PLAN FOR THE DEVELOPMENT OF A 6.1 ACRE SITE FOR THE 475 ECCLES AVENUE OFFICE /RESEARCH AND DEVELOPMENT CAMPUS PROJECT. WHEREAS, BMR -475 Eccles Avenue LLC, a Delaware Limited Liability Company ( "Applicant ") owns property consisting of approximately six and one -tenth (6.1) acres located at 475 Eccles Avenue of the City of South San Francisco, San Mateo County, California, ( "Project Site "); and, WHEREAS, Applicant desires to develop the 475 Eccles Avenue Office/Research and Development Campus Project ( "Project") with an office /research and development (R &D) campus and recreational open space uses; and, WHEREAS, Applicant seeks approval of Use Permit, Alternative Landscape Plan, Design Review, a Preliminary Transportation Demand Management ( "TDM ") Plan, and a Development Agreement, which would authorize the construction of an office/R &D development at an FAR of 1.0 with up to a total of 262,287 square feet, subject to the terms of the Project entitlements, including the proposed Development Agreement; 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, on March 3, 2016 the Planning Commission for the City of South San Francisco held a lawfully noticed public hearing to solicit public comment and consider the EIR and the proposed entitlements, take public testimony, and make a recommendation to the City Council on the Project, at the conclusion of which the Planning Commission recommended that the City Council certify the EIR and approve the Project; and, WHEREAS, the City Council reviewed and carefully considered the information in the Environmental Impact Report ( "EIR "), and by separate resolution, certifies the EIR, including a Mitigation Monitoring and Reporting Program and a Statement of Overriding Considerations, as an objective and accurate document that reflects the independent judgment and analysis of the City in the discussion of the Project's environmental impacts; and, Page 1 File Number. 16-343 Enactment Number. RES 94-2016 WHEREAS, the City Council held duly noticed public hearings on May 25, 2016 and on July 2 20 1.6 to consider the Use Permit, Alternative Landscape Plan, Design Review and Preliminary TD Plan, and take public testimony. I V ff-Iff MI, KTI'Mtqrs I ImOrINWIll General Findings 3�� 2. The Exhibits attached to this Resolution, including the Conditions ♦ Project Approval (Exhibit A), the 475 Eccles Project Plans (attached as Exhibit B), and the Preliminary TDM Plan (attached as Exhibit C) are each incorporated by reference and made a part of this Resolution, as if set fIrth fully herein. ! nlm�= � the Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco, CA 94080, and in the custody of Chief Planner, Sailesh Mehra. File Number. 16-343 Enactment Number. RES 94-2016 4. The proposed Project complies with applicable design and development standards requirements of the City's Zoning Ordinance, with the exception of floor area ratio, landscaping all i [i,arking requirements, which are permissible and warranted b on ng y the Zi Ord te inance. The Alrnati Landscape Plan is allowable under the City's Municipal Code Section 20.300.007(D)(2). I F; 7 1 File Number: 16-343 Enactment Number: RES 94-2016 ........... . . . ... The exception for the number of parking spaces is allowable under the City's Municipal Code Section 20.330.006(D), and warranted based on the following findings: iii. The Project provides 87% of the required parking spaces and is required, through the TDM Plan, to achieve an alternative mode use of 35%. The use will be adequately served by the proposed on-site parking and the site is not anticipated to result in a shortfall of on-site parking or create the need for overflow parking off-site. v. The reduced parking rate reinforces the overall efforts of the City's General Plan and the TDM Ordinance, which encourage reduced parking standards as an effective tool in encouraging use of alternative modes of transportation other than single occupancy vehicles. vi. The parking demand generated by the Project will not exceed the capacity of or have a detrimental effect on the supply of on-street parking in the surrounding areas because the Project provides sufficient on-site parking and is implementing a TDM Plan on an on-going basis over the life of the Project with a required alternative mode shift of 35%. vii. The number of parking spaces provided by the reduced standard will serve all existing, YI,#V4,S0Jt--&IeI off-c&ht+j spaces required by Chapter 20.210 and Chapter 20.330. Asdescribed File Number. 16-343 Enactment Number RES 94-2016 above, there is ample evidence to support the proposed parking reduction, and there is added concern that an overabundance of parking could have a deleterious effect on the goals and objectives of the City's TDM efforts since such would serve as a disincentive to use of alternative modes of L�lYlr� 5. The design, location, size, and operating characteristics of the proposed Project a - compatible with the existing and reasonably foreseeable ftiture land uses in the vicinity because Project proposes office/R&D uses in the East of 10 1 Area, which is specifically intended for such usesl 6. The site is physically suitable for the type of development and density proposed, as office/R&D uses will benefit from being located in the East of 10 1 Area, and the size and development appropriate for the location and meets the City's land use and zoning standards. I IRIMIM III I Iffli 110011111111 1111111 11111 INUMM M.6TOM, 2. The Project, including Design Review, is consistent with the General Plan because the proposed office/R&D buildings are consistent with the policies and design direction provided in the South San Francisco General Plan for the Business and Technology Park land use designation by encouraging the development of high technology campuses in the East of 10 1 Area. 3. The Project, including Design Review, is consistent with the applicable design guidelin adopted by the City Council in that the proposed Project is consistent with the Employment Distrii Standards included in Chapter 20. 110. 1 4. The Project is consistent with the applicable design review criteria in Section 20.480.00k ("Design Review Criteria") because the project has been evaluated against, and found to be consisten! with, each of the eight design review criteria included in the "Design Review Criteria" section of thi-; Ordinance. I fri I "M 0=0 1711 4 0141111111JO File Number. 16 -343 Enactment Number: RES 94 -2016 1. The proposed trip reduction measures contained in the TDM Plan (attached hereto as Exhibit F) are feasible and appropriate for the Project, considering the proposed use or mix of uses and the project's location, size, and hours of operation. Appropriate and feasible measures have been included in the TDM Plan to achieve a projected 35% alternative mode usage, as required. The TDM Plan provides incentives for employees to use modes of transportation other than single- occupancy vehicle trips, such as secure bicycle storage, shower facilities, preferential parking for carpools and vanpools, and an employee TDM contact, among others. The TDM Plan also uses a lower parking ratio to increase ridership on BART, Caltrain and other transit services. Further, pedestrian walkways linking the Project to adjacent shuttle stops will help encourage alternative forms of transportation. 2. The proposed performance guarantees will ensure that the target 35% alternative mode use established for the Project by Chapter 20.400 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. NOW, TherefoRE, Be it Further Resolved that subject to the Conditions of Approval, attached as Exhibit A to this Resolution, the City Council of the City of South San Francisco hereby makes the findings contained in this Resolution, and approves the Use Permit, Alternative Landscape Plan, the Preliminary TDM Plan (attached as Exhibit C), and Design Review. Be it further resolved that the approvals stated herein are conditioned upon the approval of the Development Agreement between the City of South San Francisco and BioMed Realty Trust. Be it further resolved that this Resolution shall become effective immediately upon its passage and adoption. At a meeting of the City Council on 7/27/2016, a motion was made by Richard Garbarino, seconded by Liza Normandy, that this Resolution be adopted. The motion passed. Yes: 5 Councilmember Normandy, Councilmember Garbarino, Councilmember Matsumoto, Vice Mayor Gupta, and Mayor Addiego Attest by W,, ,0/ Krista artinelli DRAFT CONDITIONS OF APPROVAL P11-0101: UP11-0011, DR11-0039, TDM11-0001, DA13-0001, and EIR12-0001 475 ECCLES AVENUE (As recommended by Planning Commission on March 3, 2016) A) Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Divisions standard Conditions and Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects. 2. The project shall be constructed substantially as indicated on the plan set entitled “Life Science Campus – 475 Eccles Planning Package” dated September 19, 2014 as prepared by CAS Architects, Inc. 3. The developer shall comply with all applicable mitigation measures outlined in the Mitigation Monitoring and Reporting Program and the 475 Eccles Avenue Environmental Impact Report. Prior to issuance of a building permit the applicant shall prepare a checklist outlining mitigation measures and status of implementation, for review and approval by the Chief Planner or designee. 4. 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. 5. Prior to issuance of any building or construction permits, the applicant shall submit final phasing plans and minor modifications to final phasing plans, including parking for each respective phase, for review and approval by the Chief Planner or designee. 6. 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 Director of Public Works and Chief Planner. 7. 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. 8. 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 Chief Planner. The plans shall include documentation of compliance with SSFMC § 20.300.007 “Landscaping”, including Water Efficient Landscaping and Irrigation calculations. 9. Prior to issuance of any building or construction permits, the applicant shall provide evidence of compliance with FAA requirements regarding construction within the FAR Part 77 conical zone. 10. 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. 11. Transportation Demand Management. a) Final Transportation Demand Management Plan. Owner shall prepare and implement a Transportation Demand Management (TDM) Plan in compliance with the requirements of SSFMC Chapter 20.400 as in effect on the Effective Date (the “TDM Ordinance”). As part of such compliance, Owner shall prepare (i) annual TDM surveys and (ii) triennial TDM reports, each meeting the applicable requirements of the TDM Ordinance, and shall submit same to the City, to document the effectiveness of Owner’s TDM Plan in achieving the goal of thirty-five percent (35%) alternative mode usage by employees within the Project. The annual surveys will be prepared by a TDM consultant pre-qualified with or approved by the City and retained, directed and paid for by Owner, and the triennial reports will be prepared by an independent TDM consultant retained by the City and paid for by Owner. Both the annual surveys and the triennial reports will include a determination of historical employee commute methods, which information shall be obtained by survey of all employees working in the buildings on the Property. If the response rate on which a triennial report is based is below 51 percent, additional responses needed to reach a 51 percent response rate will be counted as drive alone trips. b) TDM Surveys and Reports. The initial TDM survey for each building on the Property will be submitted two (2) years after the granting of a Certificate of Occupancy with respect to such building. The initial triennial TDM report for each building on the Property will be submitted three (3) years after the granting of a Certificate of Occupancy with respect to such building. The second and all later annual surveys and triennial reports (when applicable) with respect to each building shall be included in an annual comprehensive TDM submission to the City covering all of the buildings on the Property that are submitting their second or later TDM surveys or reports. (i) Triennial Report Requirements. The goal of the TDM program is to encourage alternative mode usage, as defined in Chapter 20.400 of the Municipal Code. The initial triennial TDM report shall either: (A) state that the applicable building or buildings have achieved thirty-five percent (35%) alternative mode usage, providing supporting statistics and analysis to establish attainment of the goal; or (B) state that the applicable building or buildings have not achieved thirty-five percent (35%) alternative mode usage, providing an explanation of how and why the goal has not been reached, and a description of additional measures that will be adopted in the coming year to try to ensure attaining the TDM goal of thirty- five percent (35%) alternative mode usage. (ii) Penalty for Non-Compliance. If, after the initial triennial TDM report, subsequent triennial reports indicate that, in spite of the changes in the TDM Plan, thirty-five percent (35%) alternative mode usage is still not being achieved, or if Owner fails to submit such a triennial TDM report at the times required under SSFMC Chapter 20.400, the City may assess Owner a penalty in the amount of up to fifteen thousand dollars ($15,000.00) per year for each full percentage point by which the Property falls below the minimum thirty-five percent (35%) alternative mode usage goal. 1. In determining whether a financial penalty is appropriate, the City may consider whether Owner has made a good faith effort to meet the TDM goals. 2. If the City determines that Owner has made a good faith effort to meet the TDM goals but a penalty is still imposed, and such penalty is imposed within the first three (3) years in which a penalty could be imposed in connection with the TDM Plan, the City in its sole discretion may agree to allow Owner to apply such penalty sums toward the implementation of the TDM Plan instead of requiring them to be paid to the City. If the penalty sums are used to implement the TDM Plan, an Implementation Plan shall be prepared by Owner and reviewed and approved by the City prior to Owner’s expending any penalty funds. 3. Notwithstanding the foregoing, the amount of any penalty shall bear the same relationship to the maximum penalty as the completed construction to which the penalty applies bears to the maximum amount of square feet of Office, Commercial, Retail (if any) and Research and Development use permitted to be constructed on the Property. For example, if there is 100,000 square feet of completed construction on the Property included within the TDM report with respect to which the penalty is imposed, the maximum penalty would be determined by multiplying fifteen thousand dollars ($15,000.00) times a fraction, the numerator of which is 100,000 square feet and the denominator of which is the maximum amount of square feet of construction permitted on the Property (subtracting the square footage of the parking facilities); this amount would then be multiplied by the number of full percentage points by which the Project has fallen below the thirty-five percent (35%) alternative mode usage goal for the applicable period. c) Owner shall reimburse the City for costs incurred in maintaining and enforcing the trip reduction program for the Project. 12. Notwithstanding Standard Condition #1 of the Standard Conditions and Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects, if a Development Agreement is entered into for this Project, this use permit shall expire on the expiration date indicated in the Development Agreement unless the use has commenced or building permits have been issued. 13. The applicant shall comply with all terms and conditions specified in the Development Agreement. 14. Per South San Francisco Municipal Code Section 13.28.060, the property owner shall be responsible for the normal care, including watering, of trees, shrubs, and plants in the parkway strip abutting the property and upon any public tree easement across or through the property. Planning Division contact: Billy Gross, Senior Planner, (650) 877-8353 B) Fire Department requirements shall be as follows: 1. Prior to issuance of a building permit the applicant shall submit plans showing the following improvements for review and approval by the Fire Marshal or designee: a) Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. b) Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. c) Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan check and permit. d) Install exterior listed horn/strobe alarm device, not a bell. e) Each building shall have at least one elevator sized for a gurney; the minimum size shall be in accordance with the California Fire Code. Elevators shall not contain shunt-trips. f) Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco Municipal Code. g) Plans are to conform to Building codes and the City of South San Francisco Municipal Code Section 15.24.130. h) Provide fire extinguishers throughout the building. i) All Non parking space curbs to be painted red to local Fire Code Specifications. j) Access roads shall have all weather driving capabilities and support the imposed load of 75,000 pounds. k) Road gradient and vehicle turning widths shall not exceed maximum allowed by engineering department. l) Provide fire flow in accordance with California Fire Code Appendix III-A. m) Provide fire hydrants; location and number to be determined. Fire hydrants shall have an average spacing of 400 feet between hydrants and a minimum fire flow of 3000 gpm at 20 psi residual pressure for duration of 4 hours. n) All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. o) Provide Knox key box for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. p) The minimum road width is 20 feet per the California Fire Code. q) Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code), State and Federal Codes. 2. Prior to the issuance of a Certificate of Occupancy, the applicant shall submit the following for review and approval by the Fire Marshal or designee: a) Provide HMBP including what chemicals are present and to what quantities. b) Provide on the plan the control areas, list of hazardous material and quantities that will be present in the laboratories, include all flammable and combustible materials. c) All buildings shall have Emergency Responder Radio Coverage throughout in compliance with Section 510 of the California Fire Code. Fire Prevention contact: Luis DaSilva, Fire Marshal, (650) 829-6645 C) Engineering Division requirements shall be as follows: STANDARD CONDITIONS 1. The Developer and Project Sponsor shall comply with the Engineering Division’s “Standard Conditions of Approval for Commercial or Residential Subdivisions Designed in Accordance with Chapters 19.16, 19.20 and 19.24 of the South San Francisco Municipal Code”. These conditions are contained in the Engineering Division’s “Standard Conditions for Subdivisions and Private Developments” booklet, dated January 2009. SPECIAL CONDITIONS 2. The developer’s traffic engineering consultant should analyze the ingress/egress of the site to determine if any offsite improvements should be implemented to facilitate safe vehicular movement into and out of the site. 3. In accordance with the Standard Development Conditions, new storm water pollution control devices and filters shall be installed within the site drainage system. Prior to the issuance of a building permit, all stormwater calculations, in compliance with C.3 requirements for the sizing of any stormwater facility, shall be submitted and approved by the Engineering Division. All storm drains shall begin and end at a manhole, catch basin, inlet, or junction box, in order to provide access for cleaning and maintenance. Minor storm drains shall be designed to accommodate a 10-year storm. Initial time of concentration shall be 5 minutes and pipes shall be designed for open channel flow conditions. 4. The developer shall install a City Standard sewer cleanout at the front property line, so that the building sewer lateral can be properly cleaned. All work shall be accomplished at the applicant’s cost. 5. The developer shall remove and replace all sidewalk, curb and gutter fronting the property at no cost to the City. 6. The developer shall submit a Geotechnical Report and place a $5,000 cash deposit with the City for the peer review of the Geotechnical Report. 7. A grading permit will be required to perform the work. The developer will be responsible for paying for all fees, bonds, plan checking and all associated fees for the grading permit. The developer will also place a cash deposit of $30,000 to pay for all onsite, SWPPP compliance, grading compliance and dust control inspections. 8. All driveways and aisles shall be a minimum of 25 feet in width and shall be appropriately signed and marked for traffic control. 9. The developer shall underground all overhead utilities fronting the subject property at no cost to the City. 10. The developer shall install new East of 101 Light Standards along Eccles Avenue at no cost to the City. The East of 101 Light Standard is a Holophane Pechina with a 20 -foot high aluminum pole. The developer shall submit a photometric study showing the lighting level along the sidewalk and the street. 11. All new improvements to be constructed within the street right-of-way shall be approved by the Engineering Division and installed to City standards. An Encroachment Permit shall be obtained from the Engineering Division for all public improvement work, prior to receiving a Building Permit. The cost of all work and repairs shall be borne by the applicant. The developer shall be responsible to pay all fees and deposits to obtain the Encroachment Permit. 12. Prior to the issuance of a Building Permit for the project, the applicant shall pay the various East of 101 infrastructure impact fees detailed below. IMPACT FEES OYSTER POINT OVERPASS CONTRIBUTION FEE Prior to receiving a Building Permit for the proposed new office/R&D development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated upon reviewing the information shown on the applicant's construction plans and the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. The estimated fee for the subject 262,287 SF R&D development is calculated below. (The number in the calculation, "11,174.79", is the February 2016 Engineering News Record San Francisco construction cost index, which is revised each month to reflect local inflation changes in the construction industry.) Trip Calculation EXIST. USE SQ. FOOTAGE TRIP FACTOR/1,000 SF ADT Office 47,412 12.30 583.2 Assembly 36,256 3.99 144.7 Warehouse 68,477 4.50 308.1 TOTAL 152,145 1,036.0 The following table calculates the proposed project’s trip generation. USE SQ. FOOTAGE TRIP FACTOR/1,000 SF ADT R&D 262,287 5.30 1,390.1 TOTAL 262,287 1,390.1 Proposed Project Trip Generation: 1,390.1 new vehicle trips Less credit for existing trips: -1,036.0 existing vehicle trips Total new trips: 354.1 new vehicle trips Contribution Calculation 354.1 trips X $154 X (11,174.79/6552.16) = $ 93,003.98 EAST OF 101 TRAFFIC IMPACT FEES Prior to the issuance of a Building Permit for any building within the proposed project, the applicant shall pay the East of 101 Traffic Impact fee, in accordance with the resolution adopted by the City Council at their meeting of September 26, 2001, or as the fee may be amended in the future. Fee Calculation (as of February 2016) 262,287 gsf Office/R&D x 0.90 trip/1000 sf x $6,078.47/trip = $1,434,873.29 Credit for existing trips: 47,412 gsf Office x 0.90 trip/1000 sf x $6,078.47/trip =<$259,373.18> 104,733 gsf warehouse x 0.54 trip/1000 sf x $6,078.47/trip =<$343,772.86> Traffic Impact Fee = $791,727.25 The fee adopted in July 2007 was $4,950/trip. Fee is updated every subsequent April. For February 2016, the adjusted fee is $6,078.47/trip. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The applicant shall pay the East of 101 Sewer Facility Development Impact Fee of $4.57per gallon. The sewer discharge is estimated to be 400 gal/day per 1000 sf x 262,287 = 104,915 gallons per day. 104,915 gpd @ $4.57 per gpd = $479,461.55. The sewer contribution shall be due and payable prior to receiving a building permit for the proposed building. The fee will be subject to any annual increases, as approved by the City Council. Total estimated fees: Oyster Point Overpass Fee $ 93,003.98 East of 101 Traffic Impact Fee $ 791,727.25 East of 101 Sewer Improvement Fee $ 479,461.55 Total $1,364,192.78 Engineering Division contact: Sam Bautista, Principal Engineer, (650) 829-6652 D) Police Department requirements shall be as follows: 1. Municipal Code Compliance The applicant shall comply with the provisions of Chapter 15.48 of the Municipal Code, "Minimum Building Security Standards" Ordinance revised May 1995. The Police Department reserves the right to make additional security and safety conditions, if necessary, upon receipt of detailed/revised building plans. 2. Commercial Building Security a. Doors i. The jamb on all aluminum frame-swinging doors shall be so constructed or protected to withstand 1600 lbs. of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike. ii. Glass doors shall be secured with a deadbolt lock1 with minimum throw of one (1) inch. The outside ring should be free moving and case hardened. iii. Employee/pedestrian doors shall be of solid core wood or hollow sheet metal with a minimum thickness of 1-3/4 inches and shall be secured by a deadbolt lock1 with minimum throw of one (1) inch. Locking hardware shall be installed so that both deadbolt and deadlocking latch can be retracted by a single action of the inside knob, handle, or turn piece. iv. Outside hinges on all exterior doors shall be provided with non-removable pins when pin-type hinges are used or shall be provided with hinge studs, to prevent removal of the door. v. Doors with glass panels and doors with glass panels adjacent to the doorframe shall be secured with burglary-resistant glazing2 or the equivalent, if double- cylinder deadbolt locks are not installed. vi. Doors with panic bars will have vertical rod panic hardware with top and bottom latch bolts. No secondary locks should be installed on panic-equipped doors, and no exterior surface-mounted hardware should be used. A 2" wide and 6" long steel astragal shall be installed on the door exterior to protect the latch. No surface-mounted exterior hardware need be used on panic-equipped doors. vii. On pairs of doors, the active leaf shall be secured with the type of lock 1 The locks shall be so constructed that both the deadbolt and deadlocking latch can be retracted by a single action of the inside door knob/lever/turnpiece. A double-cylinder deadbolt lock or a single-cylinder deadbolt lock without a turnpiece may be used in “Group B” occupancies as defined by the Uniform Building Code. When used, there must be a readily visible durable sign on or adjacent to the door stating “This door to remain unlocked during business hours”, employing letters not less than one inch high on a contrasting background. The locking device must be of type that will be readily distinguishable as locked, and its use may be revoked by the Building Official for due cause. 25/16" security laminate, l/4" polycarbonate, or approved security film treatment, minimum. required for single doors in this section. The inactive leaf shall be equipped with automatic flush extension bolts protected by hardened material with a minimum throw of three-fourths inch at head and foot and shall have no doorknob or surface-mounted hardware. Multiple point locks, cylinder activated from the active leaf and satisfying the requirements, ma y be used instead of flush bolts. viii. Any single or pair of doors requiring locking at the bottom or top rail shall have locks with a minimum of one throw bolt at both the top and bottom rails. b. Windows i. Louvered windows shall not be used as they pose a significant security problem. ii. Accessible rear and side windows not viewable from the street shall consist of rated burglary resistant glazing or its equivalent. Such windows that are capable of being opened shall be secured on the inside with a locking device capable of withstanding a force of two hundred- (200) lbs. applied in any direction. iii. Secondary locking devices are recommended on all accessible windows that open. c. Roof Openings i. All glass skylights on the roof of any building shall be provided with: 1. Rated burglary-resistant glass or glass-like acrylic material.2 or 2. Iron bars of at least l/2" round or one by one-fourth inch flat steel material spaced no more than five inches apart under the skylight and securely fastened. or 3. A steel grill of at least l/8" material or two inch mesh under skylight and securely fastened. ii. All hatchway openings on the roof of any building shall be secured as follows: 1. If the hatchway is of wooden material, it shall be covered on the outside with at least l6 gauge sheet steel or its equivalent attached with screws. 2. The hatchway shall be secured from the inside with a slide bar or slide bolts. The use of crossbar or padlock must be approved by the Fire Marshal. 3. Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. iii. All air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building shall be secured by covering the same with either of the following: 1. Iron bars of at least l/2" round or one by one-fourth inch flat steel material, spaced no more than five inches apart and securely fastened. or 2. A steel grill of at least l/8" material or two inch mesh and securely fastened; and 3. If the barrier is on the outside, it shall be secured with galvanized rounded head flush bolts of at least 3/8" diameter on the outside. d. Lighting i. All exterior doors shall be provided with their own light source and shall be adequately illuminated at all hours to make clearly visible the presence of any person on or about the premises and provide adequate illumination for persons exiting the building. ii. The premises, while closed for business after dark, must be sufficiently lighted by use of interior night-lights. iii. Exterior door, perimeter, parking area, and canopy lights shall be controlled by photocell and shall be left on during hours of darkness or diminished lighting. e. Numbering of Buildings i. The address number of every commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than four to six inches in height and of a color contrasting with the background. ii. In addition, any business, which affords vehicular access to the rear through any driveway, alleyway, or parking lot, shall also display the same numbers on the rear of the building. f. Alarms i. The business shall be equipped with at least a central station silent intrusion alarm system. NOTE: To avoid delays in occupancy, alarm installation steps should be taken well in advance of the final inspection. g. Traffic, Parking, and Site Plan i. Handicapped parking spaces shall be clearly marked and properly sign posted. NOTE: For additional details, contact the Traffic Bureau Sergeant at (650) 829-7235. ii. Parking is limited to on-site and off-street only. All vehicles parked on-site and overnight must be operational and maintained in good repair. h. Parking Structure Requirements i. Exterior Construction: The building should incorporate an open design to maximize natural surveillance. Screens or metal picket fencing should be utilized on the ground floor of the structure to inhibit unauthorized access. ii. Lighting: Parking areas shall have a minimum of three foot candles, and driveways and staircases shall have a minimum of 10 foot candles. iii. Elevator: If an elevator is to be used, it should have clear windows and doors to maximize natural surveillance. iv. Wall Color: The interior walls of the parking structure shall be a light gray or white color, to maximize light reflection. v. Emergency Phones: A phone system shall be installed to allow citizens to contact on-site emergency personnel. i. Security Camera System i. Building entrances, lobbies, loading docks and garage areas shall be monitored by a closed circuit television camera system. Recordings must be maintained for a period of no less than 30 days. These cameras will be part of a digital surveillance system, which will be monitored on-site and accessible on the World Wide Web. This system must be of adequate resolution and color rendition to readily identify any person or vehicle in the event a crime is committed, anywhere on the premises. j. Misc. Security Measures i. Commercial establishments having one hundred dollars or more in cash on the premises after closing hours shall lock such money in an approved type money safe with a minimum rating of TL-15. ii. Special events with more than 75 persons in attendance require prior approval from the Police Department. The Police Department will assess the need for additional security and traffic issues at the time of application. Applications must be submitted no less than 10 business days before the event. The applicant is responsible for the conduct of all persons attending the event. Police Department contact: Sergeant Mike Rudis, (650) 877-8927 E) Water Quality Control Plant requirements shall be as follows: The following items must be included in the plans or are requirements of the Stormwater and/or Pretreatment programs and must be completed prior to the issuance of a permit. 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. Samples ports must be installed for the sampling of lab wastes, these sample ports must not be connected to sanitary waste lines. 3. Fires sprinkler test discharge line must be connected to the sanitary sewer. 4. If there is to be a food s ervice facility on site then it must have a grease interceptor no less than 1000 gallons in liquid capacity. 5. Trash area(s) shall have a drain(s) that is connected to the sanitary sewer. 6. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 7. Install a separate water meter for landscaping. 8. Stormwater from the entire project must be included in the treatment system design. (Stormwater treatment systems must be designed to treat stormwater runoff from the entire project.) Use attached worksheets to determine rainwater harvesting and infiltration feasibility. Storm water pollution preventions devices are to be installed. Prefer clustering of structures and pavement; directing roof runoff to vegetated areas; use of micro-detention, including distributed landscape-based detention; and preservation of open space. Treatment devices must be sized according Provision C.3.d Numeric Sizing Criteria for Stormwater Treatment Systems of NPDES No. CAS612008. 9. The applicant must submit a signed Operation and Maintenance Information for Stormwater Treatment Measures form for the stormwater pollution prevention devices installed. a. The applicant must submit a signed maintenance agreement for the stormwater pollution prevention devices installed. Each maintenance agreement will require the inclusion of the following exhibits: A letter-sized reduced-scale site plan that shows the locations of the treatment measures that will be subject to the agreement. b. A legal description of the property. c. A maintenance plan, including specific long-term maintenance tasks and a schedule. It is recommended that each property owner be required to develop its own maintenance plan, subject to the municipality’s approval. Resources that may assist property owners in developing their maintenance plans include: (i) The operation manual for any proprietary system purchased by the property owner. 10. Applicant must complete the C.3 and C.6 Development Review Checklist prior to issuance of a permit and return to the Technical Services Supervisor at the WQCP. a. Landscaping shall meet the following conditions related to reduction of pesticide use on the project site: 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. 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. 11. Source control measures must include:  Landscaping that minimizes irrigation and runoff, promotes surface infiltration where possible, minimizes the use of pesticides and fertilizers, and incorporates appropriate sustainable landscaping practices and programs such as Bay-Friendly Landscaping.  Appropriate covers, drains, and storage precautions for outdoor material storage areas, loading docks, repair/maintenance bays, and fueling areas.  Covered trash, food waste, and compactor enclosures. Plumbing of the following discharges to the sanitary sewer, subject to the local sanitary sewer agency’s authority and standards:  Discharges from indoor floor mat/equipment/hood filter wash racks or covered outdoor wash racks for restaurants.  Dumpster drips from covered trash and food compactor enclosures.  Discharges from outdoor covered wash areas for vehicles, equipment, and accessories. 12. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 13. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 14. A grading and drainage plan must be submitted. 15. Must file a Notice of Termination with the WQCP when the project is completed. 16. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. Water Quality contact: Rob Lecel, (650) 829-3882 G A T E W A Y E X E C U TIV E D R. 10 1 AIRPORT BOULEVARD DUBUQUE AVENUE LINDEN A V E N U E AVENUE EAST GR AND PR O J E C T S I T E B O U L E V A R D E C C L E S A V E. F O R B E S B L V D . OYSTER POINT BVLD SH E E T I N D E X P- A 1 . 1 SI T E P L A N A N D S I T E D A T A LO C A T I O N P- A 2 . 2 P- A 3 . 1 B U I L D I N G A E L E V A T I O N S P- A 3 . 2 B U I L D I N G B E L E V A T I O N S P- A 4 . 1 B U I L D I N G A S E C T I O N S P- A 4 . 2 B U I L D I N G B S E C T I O N S P- A 1 . 2 S I T E S E C T I O N S BU I L D I N G B F L O O R P L A N S SI T E P L A N , R O O F P L A N A N D S I T E C A L C U L A T I O N S P- A 1 . 0 BU I L D I N G A F L O O R P L A N S P- A 2 . 1 PR E L I M I N A R Y G R A D I N G P L A N PR E L I M I N A R Y P L A N T I N G P L A N P- C 2 P- L 1 . 0 BU I L D I N G S E C T I O N S SE C O N D , T Y P I C A L AN D F I F T H L E V E L P A R K I N G P L A N S GR O U N D L E V E L P A R K I N G P L A N P- P 3 . 1 P- P 2 . 2 P- P 2 . 1 P- P 3 . 2 B U I L D I N G E L E V A T I O N S P- E 1 . 1 S I T E P L A N P H O T O M E T R I C ST O R M W A T E R Q U A L IT Y C O N T R O L P L A N P- C 3 925.245.8788E-mail: [email protected] Contact: Stephen Reynolds 925.245.8796 fax Kier & WrightLivermore, CA 94551 2850 Collier Canyon Road civil engineer BioMed Realty TrustNewark, CA 9456065 0 . 9 6 7 . 6 6 0 0 E- m a i l : j o s e @ c a s a r c h . c o m 65 0 . 9 6 7 . 6 6 1 6 f a x E-mail: [email protected] Contact: Andrew Richard Mo u n t a i n V i e w , C A 9 4 0 4 3 10 2 3 S h o r e l i n e B o u l e v a r d CA S A r c h i t e c t s , I n c . architect510.795.2985 fax 510.505.6046 7677 Gateway Blvd, Suite 100 DESIGN TEAMowner408.481.9020E-mail: [email protected] Contact: Paul J. Reed 408.481.9022 fax Sunnyvale, CA 94086 477 S. Taaffe Street Reed Associates landscape architect E- m a i l : v i s h . p o n n a t h p o re @ g r e e n e - e n g i n e e r s . c o m PM G r e e n e E n g i n e e r s Sa n J o s e , C A 9 5 1 1 0 Co n t a c t : V i s h P o n n a t h p o r e 17 4 0 T e c h n o l o g y Dr i v e , S u i t e 2 1 0 40 8 . 2 0 0 . 7 2 0 1 f a x 40 8 . 2 0 0 . 7 2 0 0 li g h t i n g e n g i n e e r RE F E R E N C E E X I S T I N G SI T E C O N D I T I O N S EX I S T I N G S I T E P H O T O S P- A 0 . 2 P- A 0 . 1 10 0 C e n t u r y C e n t e r C o u r t , S u i t e 6 0 0 E- m a i l : m d a v i s @ w a t r y d e s i g n . c o m Wa t r y D e s i g n , I n c . Co n t a c t : M a t t D a v i s 40 8 3 9 2 - 7 9 0 0 Sa n J o s e , C A 9 5 1 1 2 pa r k i n g a r c h i t e c t / p l a n n e r Ri n n e & P e t e r s o n 11 2 1 S a n A n t o n i o Ro a d , S u i t e C 2 0 0 E- m a i l : a a r o n kv a m m e @ r p s e . c o m Pa l o A l t o , C A 9 4 3 0 3 - 4 3 1 1 Co n t a c t : A a r o n K v a m m e 65 0 . 4 2 8 . 2 8 6 1 f a x 65 0 . 4 2 8 . 2 8 6 0 st r u c t u r a l e n g i n e e r P- A 4 . 3 G L A S S S K I N S T U D Y LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S PL A N N I N G P A C K A G E 47 5 E c c l e s A v e n u e So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 Co n t a c t : J o s é C o t t o N EX I S T I N G C O N D I T I O N S P- C 1 CA S J O B N O : 2 0 1 1 - 0 7 3 D A T E : 1 1 . 1 5 . 1 1 PR E L I M I N A R Y C O U R T Y A R D P L A N T I N G P L A N P- L 1 . 1 PL A N N I N G R E S U B M I T TA L : 0 5 . 2 4 . 1 2 PR O P O S E D T R E E DI M E N S I O N P L A N P- L 1 . 2 P- A 1 . 3 SI T E P L A N , P H A S E 1 LA N D S C A P E H Y D R O - Z O N E P L A N P- L 2 . 0 TR E E S H A D I N G P L A N P- L 1 . 3 PL A N N I N G C O M M I S S I O N : 1 1 . 2 6 . 1 2 P- A 1 . 1 A E N V I R O N M E N T A L M E A S U R E S PL A N N I N G R E S U B M I T TA L : 0 9 . 1 9 . 1 4 XXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X SSSSSSSSSSSSSS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SS SSSSSSSS SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SDSD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD OHOHOHOHOHOH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH OH SD C D A BEXISTING SITE CONDITIONS 1" = 3 0 ' - 0 " 1" = 3 0 ' - 0 " REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL A SI T E P H O T O V I E W D I R E C T I O N . SE E S H E E T P - A 0 . 2 LE G E N D RE F E R E N C E EX I S T I N G S I T E CO N D I T I O N S P- A 0 . 1 NOTE: S U P E R S E D E D B Y I S S U E D D E M O L I T I O N P E R M I T B Y C I T Y O F S O U T H S A N F R A N C I S C O REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL SI T E P H O T O A - L O O K I N G S O U T H SI T E P H O T O B - L O O K I N G N O R T H - E A S T SI T E P H O T O C - L O O K I N G N O R T H SI T E P H O T O D - L O O K I N G N O R T H EX I S T I N G S I T E PH O T O S P- A 0 . 2 NOTE: S U P E R S E D E D B Y I S S U E D D E M O L I T I O N P E R M I T B Y C I T Y O F S O U T H S A N F R A N C I S C O NO T E : S U P E R S E D E D B Y I S S U E D D E M O L I T I O N P E R M I T B Y C I T Y O F S O U T H S A N F R A N C I S C O Ar e a ID To t a l Ar e a (A C ) To t a l Ar e a (S F ) Pe r v i o u s (S F ) Im p e r v i o u s (S F ) Mi n i m u m Sw a l e * (S F ) Nu m b e r of Tr e e s * * (E a c h ) De s i g n S w a l e * * * (S F ) 1 0 . 3 5 1 5 2 4 6 3 2 5 7 1 1 9 8 9 4 8 0 0 5 4 0 2 0 . 6 5 2 8 3 1 4 1 1 3 2 6 1 6 9 8 8 6 8 0 0 7 6 4 3 0 . 7 7 3 3 5 4 1 5 4 0 3 2 8 1 3 8 1 1 2 6 0 1 2 6 6 45 0 . 6 2 2 7 0 0 7 6 0 8 9 2 0 9 1 8 8 3 7 8 1 1 0 1 6 0 . 9 9 4 3 1 2 4 6 9 9 0 3 6 1 3 4 1 4 4 5 8 1 7 8 6 7 0 . 0 9 3 9 2 0 1 6 8 3 2 2 3 7 8 9 0 1 0 1 8 0 . 1 6 6 9 7 0 2 9 2 0 4 0 5 0 1 6 2 0 1 8 2 9 0 . 1 4 6 0 9 8 3 4 0 1 2 6 9 7 1 0 8 0 1 2 1 10 0 . 3 7 1 6 1 1 7 3 0 7 3 1 3 0 4 4 5 2 2 0 5 8 7 11 0 . 1 1 4 7 9 2 1 3 3 0 3 4 6 2 1 3 8 0 1 5 6 12 0 . 1 0 4 3 5 6 1 2 5 4 2 3 1 13 0 . 1 1 4 7 9 2 1 7 6 3 3 0 2 9 1 2 1 2 1 7 6 14 0 . 3 9 1 6 9 8 8 3 4 3 7 1 3 5 5 1 5 4 2 2 6 5 0 15 0 . 2 7 1 1 7 6 1 2 6 1 7 9 1 4 4 3 6 6 0 4 1 1 16 0 . 0 9 3 9 2 0 2 4 8 4 1 4 3 6 5 7 0 6 5 17 0 . 1 1 4 7 9 2 3 2 3 4 4 6 9 18 a + 1 8 b 0 . 2 6 1 1 3 2 6 2 0 7 9 9 2 4 7 3 7 0 4 4 9 6 19 0 . 1 2 5 2 2 7 8 1 9 4 4 0 8 1 7 6 1 2 1 8 20 0 . 1 4 6 0 9 8 3 4 0 4 2 6 9 4 1 0 8 3 1 8 1 No t e s : * 4% of th e Im p e r v i o u s Ar e a is th e mi n i m u m pe r th e Sa n Ma t e o Co u n t y C. 3 Gu i d e l i n e s ** Nu m b e r of Tr e e s is pe r th e la n d s c a p e pl a n . Tr e e s ar e co u n t e d on l y in th e tr e a t m e n t p ** * De s i g n sw a l e = 4. 5 % im p e r v i o u s ar e a + 20 s f pe r tr e e ** * * S e e th e Ma n u f a c t u r e r s in f o r m a t i o n fo r tr e a t m e n t me t h o d s an d si z i n g CD S Un i t * * * * CD S Un i t * * * * No t Us e d N 60°30'00" W 125.00'N 47°00'31" W 366.63'73.33'N 17°00'31" W N 47°00'31" W 88.00'N 39°56'25" W143.11'N 81°39'31" E 65.55'N 02°00'31" W28.28'N 42°59'29" E 237.36' X X N 5 0 ° 0 3 ' 3 5 " E 3 6 6 . 0 8 ' X X X X X X X X X N 39°56'25" W 475.15' N 5 0 ° 0 3 ' 3 5 " E 3 2 5 . 8 4 ' X X X X X X X X X X X X 51'-8" 20'-0" 32'-0" 64 ' - 0 " 54'-0" 37'-2" 48 ' - 4 " FRONT SETBACK 36'-0" 25 ' - 0 " 6' - 0 " 58'-0" 25 ' - 0 " PARKING STRUCTURE5 LEVELS 4- S T O R I E S BU I L D I N G A 4- S T O R I E S BU I L D I N G B 1 9 BG G B 9 1 1 3AS RO O F S C R E E N RO O F S C R E E N ST A I R EN C L O S U R E ST A I R EN C L O S U R E 11 7 , 5 9 5 S F 14 4 , 6 9 2 S F ME C H A N I C A L W E L L , SI Z E A N D L O C A T I O N TO B E D E T E R M I N E D SI Z E A N D L O C A T I O N TO B E D E T E R M I N E D ME C H A N I C A L W E L L , 99'-9" ℄ ROAD SE T B A C K SI D E 10 ' - 0 " REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL OC C U P A N C Y SITE PLAN / ROOF PLAN F- 1 / S - 1 B/ F - 2 / S - 2 H/ L NO T P E R M I T T E D < 3 ' - 0 " OP E N I N G S 15 % < 5 ' - 0 " PR O T E C T E D < 2 0 ' - 0 " NO T P E R M I T T E D < 5 ' - 0 " 3- H O U R N / C < 5 ' - 0 " 2- H O U R N / C < 1 0 ' - 0 " 1- H O U R N / C < 3 0 ' - 0 " NR , N / C E L S E W H E R E 2- H O U R N / C < 5 ' - 0 " 1- H O U R N / C < 3 0 ' - 0 " 1- H O U R N / C < 1 0 ' - 0 " 1- H O U R N / C < 3 0 ' - 0 " NR , N / C E L S E W H E R E 1- H O U R N / C < 5 ' - 0 " EX T E R I O R W A L L 1" = 3 0 ' - 0 " LO C A T I O N O N P R O P E R T Y RE Q U I R E M E N T S - T Y P E I - B SI T E D A T A 1" = 3 0 ' - 0 " RE Q U I R E D C O N S T R U C T I O N - T Y P E I - B ST A I R W A Y C O N S T R U C T I O N FL O O R S A N D F L O O R - C E I L I N G S EX T E R I O R D O O R S & W I N D O W S RO O F BE A R I N G W A L L S , E X T E R I O R NO N B E A R I N G W A L L S , E X T E R I O R BE A R I N G W A L L S , I N T E R I O R ST R U C T U R A L F R A M E SH A F T E N C L O S U R E S NO N C O M B U S T I B L E PR O T E C T E D < 2 0 F E E T NO T P E R M I T T E D < 5 F E E T 2 H O U R ON P R O P E R T Y BA S E D O N L O C A T I O N 2 H O U R 2 H O U R DE S C R I P T I O N BT P Z O N E / B U S I N E S S & T E C H N O L O G Y P A R K GR O U N D F L O O R SE C O N D F L O O R FO U R T H F L O O R FO U R T H F L O O R GR O U N D F L O O R SE C O N D F L O O R TH I R D F L O O R GR O S S F L O O R A R E A B U I L D I N G A GR O S S F L O O R A R E A B U I L D I N G B FL O O R A R E A B Y F L O O R - B U I L D I N G B TH I R D F L O O R FL O O R A R E A B Y F L O O R - B U I L D I N G A F. A . R . C A L C U L A T I O N PA R C E L N U M B E R GR O S S F L O O R A R E A - B U I L D I N G A GR O S S F L O O R A R E A - B U I L D I N G B GR O S S F L O O R A R E A - T O T A L ZO N I N G F. A . R . A L L O W E D 33 , 5 1 0 S . F . 27 , 2 9 3 S . F . 28 , 7 4 7 S . F . 30 , 1 9 3 S . F . 11 7 , 5 9 5 S . F . 31 , 3 6 2 S . F . 35 , 6 6 0 S . F . 14 4 , 6 9 2 S . F . 37 , 2 9 7 S . F . 38 , 2 2 5 S . F . 14 4 , 6 9 2 S . F . 26 2 , 7 2 7 S . F . 11 7 , 5 9 5 S . F . 05 1 - 0 7 1 - 3 3 0 1. 0 F. A . R . S H O W N .9 8 9 BA S E D O N L O C A T I O N ON P R O P E R T Y LEGENDREQUIRED SETBACKSEXISTING EASEMENTON PROPERTY TH I S P R O J E C T C O N S I S T S O F TW O F O U R - S T O R Y S T E E L - F R A M E D SH E L L S T R U C T U R E S T O T A L I N G 2 6 2 ,2 8 7 S F I N A R E A A N D A DE T A C H E D F I V E L E V E L O P E N P A R K I N G S T R U C T U R E . TH E T W O S T R U C T U R E S S H A L L B E C O N S I D E R E D A S O N E B U I L D I N G FO R A L L O W A B L E A R E A C A L C U L A T I O N S . T H E B U I L D I N G S H E L L ST R U C T U R E S S H A L L B E O F T Y P E I - B C O N S T R U C T I O N A N D SU R R O U N D E D O N A L L S I D E S W I T H Y A R D S O F N O T L E S S T H A N 37 ' - 0 " I N W I D T H . T H E B U I L D I N G S H A L L B E 9 0 ' - 0 " I N H E I G H T A T I T S HI G H E S T P O I N T . AC C E S S T O T H E S I T E S H A L L B E F R O M E C C L E S A V E N U E . T H E MA J O R I T Y O F T H E P A R K I N G S H A L L B E P R O V I D E D B Y T H E P A R K I N G ST R U C T U R E W I T H A D D I T I O N A L S U R F A C E P A R K I N G L O C A T E D TH O U R O U G H O U T T H E S I T E . M O S T A C C E S S I B L E P A R K I N G I S PR O V I D E D W I T H I N T H E P A R K I N G S T R U C T U R E . P A R K I N G I S PR O V I D E D F O R C A R P O O L A N D E L E C T R I C V E H I C L E S . TH E E X I S T I N G B U I L D I N G , P A V I N G A N D A S S O C I A T E D S E R V I C E ST R U C T U R E S , E T C A R E P R O P O S E D T O B E R E M O V E D U N D E R A SE P A R A T E P A C K A G E . TO T A L L O T A R E A : 26 5 , 6 1 8 S . F . + 2 0 : 1 S L O P E A L L O W A B L E H E I G H T I N C R E A S E BU I L D I N G H E I G H T - B U I L D I N G A T. O . B L D G . P A R A P E T T. O . B L D G . P E N T H O U S E +7 1 ' - 6 " +9 0 ' - 0 " BU I L D I N G H E I G H T - B U I L D I N G B T. O . B L D G . P E N T H O U S E T. O . B L D G . P A R A P E T +9 0 ' - 0 " +7 1 ' - 6 " BU I L D I N G H E I G H T - P A R K I N G S T R U C T U R E T. O . F I F T H L E V E L R A I L +4 5 ' - 7 " T. O . E L E V A T O R S H A F T +6 0 ' - 0 " (B A S E D O N G E N E R A L P L A N - A R E A 1 6 1 ' A B O V E S E A L E V E L BU I L D I N G H E I G H T A L L O W E D EA S T O F 1 0 1 S E C . 3 . 5 - 1 - 4 ) (O R + 9 1 ' - 6 " F R O M T . O . S . ) NO R T H O F F O R B E S A V E . ( D IS T . = 6 0 0 ' - 0 " M I N . ) +1 2 1 ' - 6 " +3 0 ' - 0 " BU I L D I N G H E I G H T A L L O W E D (E L E V A T I O N 6 9 . 5 G I V E N A S D A T U M 0 ' - 0 " ) SI T E P L A N / R O O F P L A N AN D SI T E C A L C U L A T I O N S P- A 1 . 0 AL L O W A B L E A R E A S : T Y P E I - B P E R C B C 2 0 1 3 , TA B L E 5 0 3 & S E C T I O N 5 0 8 , M i x e d O c c OC C U P A N C Y A L L O W A B L E A R E A Aa = A t + [ A t x I f ] + [ A t x I s ] If = [ F / P - 0 . 2 5 ] W / 3 0 O R If = [ F / P - 0 . 2 5 ] 2 ( P E R UB C S E C T I O N 5 0 6 . 2. 1 E X E C E P T I O N ) ( E x a m p l e : F / P = [ 1 22 4 f t . / 1 2 2 4 / f t - 0 . 2 5 ] 2 = 1 . 5 ) Is = 2 F O R M O R E T H A N O N E S T O R Y ( E X C E P T H - 3 ) B 11 S T O R I E S Aa = U N L I M I T E D F- 1 11 S T O R I E S Aa = U N L I M I T E D H- 4 & H - 5 Aa = U N L I M I T E D AL L O W A B L E A R E A ( T O T A L B U I L D I N G ) OKOKOK S- 1 11 S T O R I E S Aa = [ 4 8 , 0 0 0 + ( 4 8 , 0 0 0 x 1 . 3 7 ) + ( 4 8 , 0 0 0 x 2 ) ] x 3 = 6 2 8 , 9 9 5 S F 62 8 , 9 9 5 S F H- 3 6 S T O R I E S Aa = [ 6 0 , 0 0 0 + ( 6 0 , 0 0 0 x 1 . 3 7 ) + ( 6 0 , 0 0 0 x 1 ) } x 2 = 4 0 4 , 1 6 2 S F 40 4 , 1 6 2 S F AL L O W A B L E HE I G H T 7 S T O R I E S ( H 4 ) 4 S T O R I E S ( H 5 ) B Aa = U N L I M I T E D F- 1 Aa = U N L I M I T E D H- 4 & H - 5 Aa = U N L I M I T E D AL L O W A B L E A R E A ( P E R F L O O R ) S- 1 Aa = 4 8 , 0 0 0 + ( 4 8 , 0 0 0 x 1 . 3 7 ) + ( 4 8 , 0 0 0 x 2 ) = 2 0 9 , 6 6 5 S F H- 3 Aa = 6 0 , 0 0 0 + [ 6 0 , 0 0 0 x 1 . 3 7 ] + 0 = 2 0 2 , 0 8 1 S F OKOKOK 20 9 , 6 6 5 S F 20 2 , 0 8 1 S F 1 H O U R - 2 H O U R A B O V E 3R D F L O O R CO N T R O L A R E A (P A R T I T I O N S & F L O O R S ) 2 H O U R NO N C O M B U S T I B L E 2 H O U R ( 1 H O U R I F B E A R I N G RO O F O N L Y ) 25 % < 1 0 ' - 0 " NO L I M I T < 2 0 ' - 0 " NO T P E R M I T T E D < 3 ' - 0 " 15 % < 5 ' - 0 " 25 % < 1 0 ' - 0 " NO L I M I T < 2 0 ' - 0 " NR , N / C E L S E W H E R E 20 ' 0 5' 10 ' 60 ' 30 ' BU I L D I N G S A A N D B A R E T O B E T R E A T E D A S O N E B U I L D I N G AL L O W A B L E A R E A S : T Y P E I - B P E R C B C 2 0 1 3 , T A B L E 4 0 6 . 5 . 4 AL L O W A B L E H E I G H T S- 2 12 T I E R S Aa = [ 7 9 , 0 0 0 + ( 7 9 , 0 0 0 x 1 . 2 5 ) + ( 7 9 , 0 0 0 x 2 ) ] X 3 = 1 , 0 0 6 , 8 0 9 S F PA R K I N G G A R A G E MI X E D U S E A L L O W E D (B A S E A R E A G I V E N ) GR O S S F L O O R A R E A - B R I D G E , F L O O R S 2 & 3 4 4 0 S . F . AL L O W A B L E A R E A ( P E R F L O O R ) S- 2 Aa = 7 9 , 0 0 0 + ( 7 9 , 0 0 0 x 1 . 2 5 ) + ( 7 9 , 0 0 0 x 2 ) = 3 3 5 , 6 0 3 S F AL L O W A B L E A R E A ( T O T A L B U I L D I N G ) 12 0 ' 6 N 60°30'00" W 125.00'N 47°00'31" W 366.63'73.33'N 17°00'31" W N 47°00'31" W 88.00'N 39°56'25" W143.11'N 81°39'31" E 65.55'N 02°00'31" W28.28'5 LEVELS PARKING STRUCTURE N 42°59'29" E 237.36' X X 3 2 N 5 0 ° 0 3 ' 3 5 " E 3 6 6 . 0 8 ' 4- S T O R Y B L D G . BU I L D I N G B X X X X X X X X X N 39°56'25" W 475.15' 4- S T O R Y B L D G . BU I L D I N G A N 5 0 ° 0 3 ' 3 5 " E 3 2 5 . 8 4 ' X X X X 12 X X X 8 X X X X X 00 1 ST A I R 00 1 ST A I R UP ROZZI PL. EC C L E S A V E N U E VA N 3 10 6 2 5 4 9 3 69 R 3 2'- 0 " 5 B PA 1 . 2 APA1.2 B PA 1 . 2 A PA 1 . 2 23 2 3 1 1 4 9 G B G1 B 9 1 31AS 6 550 PARKING STALLS 9 10 10 7 ℄ ROAD 11 11 11 13 12 TR A S H , RE F U S E & RE C Y C L I N G TRASH, REFUSE & RECYCLING 14 14 15 REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL SITE PLAN 1" = 3 0 ' - 0 " TO T A L A R E A : ST A I R A N D E X I T W I D T H C A L C U L A T I O N S BU I L D I N G A SE C O N D F L O O R = 3 5 , 6 6 0 S F TH I R D F L O O R = 3 8 , 2 2 5 S F FO U R T H F L O O R = 3 7 , 2 9 7 S F SE C O N D F L O O R = 2 8 , 7 4 7 S F FO U R T H F L O O R = 3 0 , 1 9 3 S F BU I L D I N G B TH I R D F L O O R = 3 1 , 3 6 2 S F TO T A L B U I L D I N G A R E A = 1 4 4 , 6 9 2 S F TO T A L B U I L D I N G A R E A = 1 1 7 , 5 9 5 S F GR O S S F L O O R A R E A = 2 6 2 , 2 8 7 S F OC C U P A N T L O A D C O U N T : ( T A B L E 1 0 0 4 . 1 . 1 ) FI R S T F L O O R = 2 7 , 2 9 3 S F FI R S T F L O O R = 3 3 , 5 1 0 S F SE C O N D F L O O R = 3 5 , 6 6 0 S F / 1 0 0 S F P E R O C C . = 3 5 7 O C C . FO U R T H F L O O R = 3 7 , 2 9 7 S F / 1 0 0 S F P E R O C C . = 3 7 3 O C C . FI R S T F L O O R = 3 3 , 5 1 0 S F / 1 0 0 S F P E R O C C . = 3 3 6 O C C . TH I R D F L O O R = 3 8 , 2 2 5 S F / 1 0 0 S F P E R O C C . = 3 8 3 O C C . FO U R T H F L O O R = 3 0 , 1 9 3 S F / 1 0 0 S F P E R O C C . = 3 0 2 O C C . SE C O N D F L O O R = 2 8 , 7 4 7 S F / 1 0 0 S F P E R O C C . = 2 8 8 O C C . FI R S T F L O O R = 2 7 , 2 9 3 S F / 1 0 0 S F P E R O C C . = 2 7 3 O C C . TH I R D F L O O R = 3 1 , 3 6 2 S F / 1 0 0 S F P E R O C C . = 3 1 4 O C C . EX I T W I D T H C A L C U L A T I O N S : ( S E C T I O N 1 0 0 5 ) 38 3 O C C . X 0 . 2 " F A C T O R = 7 7 " / 3 E X I T S = 2 6 " < 3 6 " W I D E D O O R S , M I N . BU I L D I N G A 31 4 O C C . X 0 . 2 " F A C T O R = 6 3 " / 3 E X I T S = 2 1 " < 3 6 " W I D E D O O R S , M I N . BU I L D I N G B ST A I R W I D T H C A L C U L A T I O N S : ( S E C T I O N 1 0 0 5 ) 31 4 O C C . X 0 . 3 " F A C T O R = 9 4 . 2 " / 2 S T A I R S = 4 8 " W I D E S T A I R S , M I N . 38 3 O C C . X 0 . 3 " F A C T O R = 1 1 4 . 9 " / 2 S T A I R S = 5 8 " W I D E S T A I R S , M I N . 1" = 3 0 ' - 0 " BU I L D I N G A BU I L D I N G B BU I L D I N G B ( 3 R D F L R . ) BU I L D I N G A ( 3 R D F L R ) PA R K I N G P R O V I D E D PA R K I N G G A R A G E P A R K I N G : ON - G R A D E P A R K I N G : 54 0 S T A L L S UN I S T A L L ( 8 ' 6 X 1 8 ' ) AC C E S S I B L E S T A L L S 9 S T A L L S AC C E S S I B L E S T A L L S UN I S T A L L ( 8 ' 6 X 1 8 ' ) 1 0 1 S T A L L S 2 S T A L L S TO T A L P A R K I N G S T A L L S P R O V I D E D : 65 5 S T A L L S VA N A C C E S S I B L E S T A L L S 1 S T A L L PA R K I N G D A T A SI T E N O T E S (1 2 S T A L L S ) TO T A L A C C E S S I B L E S T A L L S P R O V I D E D LEGEND20'-0" MIN WIDE FIRE LANE -PER FIRE DEPT STANDARDS SI T E R E M A R K S SE R V I C E Y A R D ON - G R A D E L O A D I N G A R E A DE P R E S S E D L O A D I N G A R E A OV E R H E A D W A L K W A Y BI C Y C L E P A R K I N G , 2 0 S P A C E S 2534 1 20 ' 0 5' 10 ' 60 ' 12 0 ' SI T E C O V E R A G E D A T A TO T A L B U I L D I N G C O V E R A G E : TO T A L P E R V I O U S P E R C E N T A G E L O T C O V E R A G E TO T A L I M P E R V I O U S P E R C E N T A G E L O T C O V E R A G E TO T A L B U I L D I N G P E R C E N T A G E L O T C O V E R A G E TO T A L I M P E R V I O U S A R E A L O T C O V E R A G E TO T A L P E R V I O U S A R E A L O T C O V E R A G E BU I L D I N G B PA R K I N G S T R U C T U R E TO T A L B U I L D I N G C O V E R A G E : TO T A L L O T A R E A : BU I L D I N G A 31 , 3 3 2 S F 39 , 6 3 6 S F 10 9 , 4 4 0 S F 41 . 2 % 26 5 , 6 1 8 S F 38 , 4 7 2 S F AC C E S S I B L E P A T H F R O M P U B L I C W A Y 6 30 ' RE F E R T O S H E E T S P - P 2 . 1 A N D P - 2 . 2 F O R P A R K I N G S T A L L L A Y O U T AT P A R K I N G G A R A G E SI T E P L A N A N D SI T E D A T A P- A 1 . 1 VA N A C C E S S I B L E S T A L L S 2 S T A L L S 1. F O R G R A D I N G I N F O R M A T I O N , S E E S H E E T C - 2 , P R E L I M I N A R Y GR A D I N G P L A N . 2. F O R L A N D S C A P I N G I N F O R M A T I O N , S E E S H E E T S P - L 1 . 0 A N D P - L 1 . 1 , CO N C E P T U A L L A N D S C A P E P L A N . 3. F I R E H Y D R A N T S S H A L L B E P R O V I D E D A T L E A S T 1 0 ' F R O M A L L DR I V E W A Y S . A L L S T R U C T U R E S T O B E W H O L L Y W I T H I N 5 0 0 ' O F HY D R A N T . CO V E R E D B I C Y C L E P A R K I N G , 4 2 S P A C E S 7 RE T A I N I N G W A L L 8 DO U B L E S I D E D M O N U M E N T S I G N , 8 ' - 0 " H I G H 9 VE H I C L E W A Y F I N D I N G S I G N A G E 10 ACCESSIBLE PATH FROM PARKING AND PUBLIC WAY 19 1 , 8 6 6 S F 62 , 5 2 3 S F 71 % 24 % TR A N S F O R M E R 11 CO L O R E D C O N C R E T E S E A T I N G 1213 WA T E R F E A T U R E , W A T E R F A L L I N G O V E R S T O N E S L A B S (P A R K I N G R A T I O N 2 . 5 / 1 0 0 0 S F ) 14 TR A S H , R E F U S E & R E C Y C L I N G W I T H I N C O V E R E D Y A R D . C U R B E D A N D PA R T I T I O N E D F R O M S E R V I C E Y A R D . 15 PR O P O S E D F U T U R E B R I D G E . REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E ENVIR O N M E N T A L M E A S U R E S I N C O RP O R A T E D I N T O T H E P R O J E C T EN V I R O N M E N T A L ME A S U R E S P- A 1 . 1 A 08.21.12ENVIRONMENTAL MEASURES11.26.12PLANNING COMMISSION 2.4 E n v i r o n m e n t a l M e a s u r e s I n c o r p o r a t e d i n t o t h e Pr o j e c t The f o l l o w i n g m e a s u r e s a r e p r o p o s e d a s pa r t o f t h e P r o j e c t an d a r e s h o w n o n t h e arc h i t e c t u r a l d r a w i n g s (s h e e t P . A . 1 . 1 a ) a n d i n a p p l i c a t i o n m a t e r i a l s . T h e s e m e a s u r e s a r e in a d d i t i o n t o t h e C i ty ' s s t a n d a r d r e q u i r e m e n t s i d e n t i fi e d i n C h a p t e r 1 s a v e f o r A i r Qu a l i t y i t e m s 1 - 3 a n d S i t e R e m e d i a t i o n M e as u r e s t h a t r e q u i r e J P e r m i t s t o r e m o v e asb e s t o s a n d l e a d b a s e d p a i n t c o n t a i n i n g m a t e ri a l s . T h e m e a s u r e s ar e d e s i g n e d t o r e d u c e the e n v i r o n m e n t a l a f f e c t o f t h e P r o j e c t . A. A i r Q u a l i t y a n d Gr e e n H o u s e G a s E m i s s i on R e d u c t i o n M e a s u r e s 1)A s p e c t s O f P r o j e c t D e s i g n e d T o L i m i t F u g i t i v e Du s t E m i s s i o n s . T h e c o n s t r u c t i o n co n t r a c t o r s h a l l r e d u c e c o n s tr u c t i o n - r e l a t e d a i r p o l l u t an t e m i s s i o n s b y i m p l e m e n t i n g BA A Q M D ' s b a s i c f u g i t i v e d u s t c o n t r o l m e a s u r e s . T h e r e f o r e , t h e P r o j e c t s h a l l i n c l u d e th e f o l l o w i n g r e q u ir e m e n t s i n c o n s t r u c t i o n c o n t r a c t s :  Al l e x p o s e d s u r f a c e s ( e . g . , pa r k i n g a r e a s , s t a g i n g a r ea s , s o i l p i l e s , g r a d e d ar e a s , a n d u n p a v e d a c c e s s r o a d s ) s h a l l b e w a t e r e d t w o t i m e s p e r d a y .  Al l h a u l t r u c k s t r an s p o r t i n g s o i l , s a n d , o r o t he r l o o s e m a t e r i a l o f f s i t e sh a l l b e c o v e r e d .  Al l v i s i b l e m u d o r di r t t r a c k - o u t o n t o a d j a c e nt p u b l i c r o a d s s h a l l b e re m o v e d u s i n g w e t p o w e r v a c u u m s t r ee t s w e e p e r s a t l e a s t o n c e p e r d a y . Th e u s e o f d r y p o w e r s w ee p i n g i s p r o h i b i t e d .  Al l v e h i c l e s p e e d s o n u n p a v e d r o a d s sh a l l b e l i m i t e d t o 1 5 m i l e s p e r h o u r .  Al l r o a d w a y s , d r i v e w a y s , a n d s i d e w a l k s t o b e p a v e d s h a l l b e c o m p l e t e d as s o o n a s p o s s i b l e . B u il d i n g p a d s s h a l l b e l a i d as s o o n a s p o s s i b l e a f t e r gr a d i n g u n l e s s s e e d i n g o r s o i l b i n d e r s a r e u s e d .  A p u b l i c a l l y v i s i b l e s i g n s h a l l b e po s t e d w i t h t h e t e l e p h o n e n u m b e r a n d pe r s o n t o c o n t a c t a t t h e L e a d A g e n cy r e g a r d i n g d u s t c o m p l a i n t s . T h i s pe r s o n s h a l l r e s p o n d a n d t a k e c o r r e c ti v e a c t i o n w i t h 4 8 h o u r s . T h e A i r Di s t r i c t ' s p h o n e n u m b e r s h a l l a l s o be v i s i b l e t o e n s u r e c o m p l i a n c e w i t h ap p l i c a b l e r e g u l a t i o n s .  Al l e x p o s e d s u r f a c e s s h a l l b e w a t e r e d a t a f r e q u e nc y a d e q u a t e t o m a i n t a i n mi n i m u m s o i l m o i s t u r e o f 1 2 p e r c e n t . M o is t u r e c o n t e n t c a n b e v e r i f i e d b y l a b sa m p l e s o r m o i s t u r e p r o b e . ( i . e . , d u r i ng a n y p h a s e t h a t w i l l e x p o s e p r e v i o u s l y co v e r e d s o i l s , t h e r e w i l l b e s o i l m o i s tu r e m o n i t o r i n g i n t w o l o c a t i o n s o n s i t e , tw i c e a d a y ( m i d - m o r n i n g an d m i d - a f t e r n o o n ) a n d a d d i t i o n a l w a t e r i n g , b e y o n d th e t w i c e - a - d a y w a t e r i n g r e f e r e n c e d a b o v e, w i l l b e a p p l i e d i f t h e m o n i t o r i n g re v e a l s t h a t s o i l m o i s t u r e co n t e n t h a s d r o p p e d b e l o w 1 2 % )  Al l e x c a v a t i o n , g r a d i n g , an d / o r d e m o l i t i o n a c t i v i t i e s s h a l l b e s u s p e n d e d wh e n a v e r a g e w i n d s p e e ds e x c e e d 2 0 m p h . [ O c cu r s l e s s t h a n t h r e e pe r c e n t o f t h e y e a r . ]  Ve g e t a t i v e g r o u n d c o v e r ( e . g . , f a s t - g e r m i n a t i ng n a t i v e g r a s s s e e d ) o r ot h e r p l a n t s t h a t o f f e r du s t m i t i g a t i o n m e a s u r es s h a l l b e p l a n t e d i n di s t u r b e d a r e a s a s s o o n a s p o s s i b l e a n d w a t e r e d a p p r o p r i a t e l y u n t i l ve g e t a t i o n i s e s t a b l i s h e d .  Th e s i m u l t a n e o u s o c c u r r e n c e of e x c a v a t i o n , g r a d i n g , a n d gr o u n d - d i s t u r b i n g c o n s t r u c t i o n a c t i v i ti e s o n t h e s a m e ar e a a t a n y o n e t i m e sh a l l b e l i m i t e d . T o t h e e x t e n t f e a s ib l e , a c t i v i t i e s s h a l l b e p h a s e d t o re d u c e t h e a m o u n t o f d i s t u r be d s u r f a c e s a t a n y o n e t i m e .  Al l t r u c k s a n d e q u i p m e n t , in c l u d i n g t h e i r t i re s , s h a l l b e w a s h e d o f f p r i o r to l e a v i n g t h e s i t e .  Sa n d b a g s o r o t h e r e r o s i o n c o n t r o l m e a s u r e s s h a l l b e i n s t a l l e d t o p r e v e n t si l t r u n o f f t o p u b l i c r o ad w a y s f r o m s i t e s w i t h a sl o p e g r e a t e r t h a n o n e ( 1 ) pe r c e n t . 2)A s p e c t s o f P r o j e c t D e s i g n e d T o L i m i t E x h a u s t E m i s s i o n s . T h e c o n s t r u c t i o n co n t r a c t o r s h a l l i m p l e m e n t th e f o l l o w i n g m e a s u r e s d u r i ng c o n s t r u c t i o n t o r e d u c e co n s t r u c t i o n - r e l a t e d e x h a u s t e m i s s i o n s :  Id l i n g t i m e s s h a l l b e m i ni m i z e d e i t h e r b y s h u t ti n g e q u i p m e n t o f f w h e n no t i n u s e o r r e d u c i n g th e m a x i m u m i d l i n g t i m e to t w o ( 2 ) m i n u t e s C l e a r si g n a g e s h a l l b e p r o v i d e d f o r c o n s t r uc t i o n w o r k e r s a t a l l a c c e s s p o i n t s .  Al l c o n s t r u c t i o n e q u i p m e n t s h a l l b e m a i n t a i n e d a n d p r o p e r l y t u n e d i n ac c o r d a n c e w i t h m a n u f a c t ur e r ' s s p e c i f i c a t i o n s . A l l e q u i p m e n t s h a l l b e ch e c k e d b y a c e r t i f i e d m e c h a n i c a n d de t e r m i n e d t o b e r u n n i n g i n p r o p e r co n d i t i o n p r i o r to o p e r a t i o n .  Al l c o n s t r u c t i o n e q u i p m en t , d i e s e l t r u c k s a n d g e n e r a t o r s s h a l l b e eq u i p p e d w i t h B e s t A v a i l a b l e Co n t r o l T e c h n o l o gy f o r e m i s s i o n re d u c t i o n s o f N O x an d P M t o t h e m a x i m u m e x t e n t f e a s i b l e . T o t h i s e n d , al l g e n e r a t o r s a n d a i r c o m p r e s s o r s u s e d o n s i t e s h a l l b e e l e c t r i c . A l l o n ro a d t r u c k s u s e d o n s i t e s h a l l b e Y e ar M o d e l 2 0 0 7 o r b e t t e r . P r o p a n e o r LN G - f u e l e d b o o m s a n d s c i s s o r l i f t s s h a l l b e u s e d .  Ti e r 2 o r b e t t e r f o r 2 0 p e r c e n t o f h o r s e p o w e r - h o u r s of o f f - r o a d d i e s e l eq u i p m e n t s h a l l b e u s ed d u r i n g c o n s t r u c t i on a n d 6 5 p e r c e n t o f ho r s e p o w e r h o u r s d u r i n g d e m o l i t i o n .  Al l c o n t r a c t o r s s h a l l , t o t h e m a x i m u m e x t e n t f e a s i b l e , u s e e q u i p m e n t t h a t me e t s t h e A R B ' s m o s t r e c e nt c e r t i f i c a t i o n f o r o f f - r o a d h e a v y d u t y d i e s e l en g i n e s .  No o n s i t e g r i n d i n g , cr u s h i n g o r s h r e d d in g o f a s p h a l t o r d e b r i s s h a l l o c c u r on s i t e .  Po t e n t i a l f u t u r e m e a s u r es t h a t a c h i e v e t h e s a me o r b e t t e r p e r f o r m a n c e cr i t e r i a s h a l l b e s u b m i t te d t o t h e C i t y f o r r e v i e w a n d a p p r o v a l p r i o r t o in i t i a t i n g a n y c h a n g e s .  Ap p l i c a n t s h a l l p r ov i d e t h e C i t y a n d G e n e n t ec h w i t h a l i s t o f a n d sc h e d u l e f o r d e m o l i t i o n , g r a d i n g a n d c o n s t r u c t i on e q u i p m e n t a n d ac t i v i t i e s .  A c o n s t r u c t i o n s u p e r i n t e n d e n t s h a l l b e o n s i t e d u r i n g a l l d e m o l i t i o n , gr a d i n g a n d c o n s t r u c t i o n a c t i v i t i e s t o e n f o r c e t h e s e r e g u l a t i o n s . 3)C o m p l i a n c e w i t h B A A Q M D R e g u l a t i on 1 1 , R u l e 2 d u r i n g D e m o l i t i o n . De m o l i t i o n o f e x i s t i n g b u i l d i n g s a n d st r u c t u r e s w o u l d b e s u b j e c t t o B A A Q M D Re g u l a t i o n 1 1 , R u l e 2 ( A sb e s t o s D e m o l i t i o n , R e n o v a t i o n , a n d M a n u f a c t u r i n g ) . BA A Q M D R e g u l a t i o n 1 1 , R u l e 2 i s i n t e n d e d t o l i m i t a s b e s t o s e m i s s i o n s f r o m de m o l i t i o n o r r e n o va t i o n o f s t r u c t u r e s a n d t h e a s s o c i a t e d d i s t u r b a n c e o f as b e s t o s - c o n t a i n i n g w a s t e m a t e r i a l g e n e r a t e d o r h a n d l e d d u r i n g t h e s e a c t i v i t i e s . Th e r u l e r e q u i r e s t h e n o t i fi c a t i o n o f B A A Q M D o f an y r e g u l a t e d r e n o v a t i o n o r de m o l i t i o n a c t i v i t y . T h i s n o t i fi c a t i o n i n c l u d e s a d e s c r i p t io n o f s t r u c t u r e s a n d m e t h o d s ut i l i z e d t o d e t e r m i n e wh e t h e r a s b e s t o s - c o n t a in i n g m a t e r i a l s a r e p o t e n t i a l l y p r e s e n t . A l l as b e s t o s - c o n t a i n i n g m a t e r i a l fo u n d o n t h e s i t e m u s t b e re m o v e d p r i o r t o d e m o l i t i o n o r re n o v a t i o n a c t i v i t y i n a c c o rd a n c e w i t h B A A Q M D R e g u l a ti o n 1 1 , R u l e 2 , i n c l u d i n g sp e c i f i c r e q u i r e m e n t s f o r s u rv e y i n g , n o t i f i c a t i o n , r e m o v a l, a n d d i s p o s a l o f m a t e r i a l co n t a i n i n g a s b e s t o s . 4) C o m p l i a n c e w i t h B A A Q M D R e g u l a t i o n 8 , R u l e 3 f o r A r c h i t e c t u r a l C o a t i n g s . Em i s s i o n s o f v o l a t i l e o r g a ni c c o m p o u n d s (V O C ) d u e t o t h e u s e o f a r c h i t e c t u r a l co a t i n g s a r e r e g u l a t e d b y t h e l i m i t s c o nt a i n e d i n R e g u l a t i o n 8 : O r g a n i c C o m p o u n d s , Ru l e 3 : A r c h i t e c t u r a l C o a t i n g s ( R u l e 8 - 3 ) . R u l e 8 - 3 w a s r e c e n t l y r e v i s e d t o i n c l u d e mo r e s t r i n g e n t V O C l i mi t r e q u i r e m e n t s . T h e re v i s e d V O C a r c h i t e c t ur a l c o a t i n g l i m i t s , wh i c h b e c a m e e f f e c t i v e o n J a nu a r y 1 , 2 0 1 1 , a r e p r o j e c t e d to r e s u l t i n a 3 2 p e r c e n t re d u c t i o n o f V O C e m i s s i o n s in t h e B a y A r e a a s s o c i a t e d wi t h a r c h i t e c t u r a l c o a t i n g ap p l i c a t i o n s . B. Tr a n s p o r t a t i o n a n d G r e e n H o us e G a s R e d u c t io n M e a s u r e s Th e a p p l i c a n t p r o p os e s a T r a n s p o r t a t i o n D e m a n d M a na g e m e n t P r o g r a m ( T D M P r o g r a m ) (4 7 5 E c c l e s A v e n u e T r a n s p or t a t i o n D e m a n d M a n a g e m e n t P r o g r a m , F e h r & P e e r s , Oc t o b e r , 2 0 1 1 ) . T h e T D M P r og r a m i s a i m e d a t a 3 0 p e r c en t m o d e s h i f t c o m p a r e d t o pr o j e c t s t h a t d o n o t i n c l u d e a T D M , t o q u a l i f y f o r a 1 . 0 F A R . T h e T D M P r o g r a m i s re q u i r e d b y l a w t o b e r e v i e w e d b y t h e C i t y a n d m o d i f i ed b y t h e A p p l i c a n t a s r e q u i r e d b y th e C i t y t o m e e t t h e mo d e s h i f t r e q u i r e m e n t s . P e r f o r m a nc e a u d i t s a r e a l s o r e q u i r e d . T h e Ap p l i c a n t p r o p o s e s t h e f o l l o w i n g m e a s u r es , a t a m i n i m u m , fo r t h e T D M P r o g r a m : 1. B i c y c l e P a r k i n g ( r a c k s f o r v i s i t o r s a n d s h e l t e r e d b i c y c l e p a r k i n g f o r e m p l o y e e s ) . 2. S h o w e r a n d l o c k e r f a c i l i ti e s ( i n l e a s e a g r e e m e n t ) . 3. P r e f e r e n t i a l C a r p o o l a n d V a n p o o l P a r k i n g . 4. P a s s e n g e r l o a d i n g z o n e s f o r c a r p o o l a n d v a n p o o l d r o p - o f f . 5. P e d e s t r i a n C o n n e c t i o n s . 6. T D M c o o r d i n a t o r ( i n l e a s e a g r e e m e n t ) . 7. C a r p o o l / V a n p o o l M a t c h i ng s e r v i c e s ( T D M c o or d i n a t o r r e s p o n s i b i l i t y ) . 8. G u a r a n t e e d r i d e h o m e ( t h r o u g h Tr a f f i c C o n g e s t i o n R e l i e f A l l i a n c e ) . 9. I n f o r m a t i o n B o a r d fo r T D M P r o g r a m ( i n le a s e a g r e e m e n t ) . 10 . P r o m o t i o n a l p r o g r a m s in c l u d i n g n e w e m p l oy e e o r i e n t a t i o n a n d T D M P r o g r a m s (T D M c o o r d i n a t o r r e s p o n s i b i l i t y ) . 11 . S h u t t l e b u s s e r v i c e t o C a l t r a i n a n d BA R T a n d d o w n t o w n Da s h e r , c o o r d i n a t e d wi t h A l l i a n c e ( T D M c o or d i n a t o r r e s p o n s i b i l i t y . ) 12 . M e m b e r s h i p i n P e n i n s u l a T r a f fi c C o n g e s t i o n R e l i e f A l l i a n c e . C. Co n s t r u c t i o n a n d O p e r a t i o n a l D e s i g n E l e m e n t s A d d r e s s i n g E n v i r o n m e n t a l Su s t a i n a b i l i t y Th e L E E D d e s i g n a n d c o ns t r u c t i o n s t r a t e g i e s th a t h a v e b e e n i n t e g r a t e d i n t o t h e p l a n n i n g do c u m e n t s i n c l u d e : 1. T h e u s e o f a p r e v i o u s l y d e ve l o p e d s i t e w i t h o u t i m p a c t s as s o c i a t e d w i t h e n d a n g e r e d sp e c i e s , f l o o d p l a i n , a n d a d j a c e n c y to w e t l a n d s o r b o d i e s o f w a t e r . 2. T h e P r o j e c t w i l l d o c u m e n t a n d r e m e di a t e a s b e s t o s p r e v i o u s t o d e m o l i t i o n . 3. A T D M P r o g r a m t h a t i n c l u d e s t h e u s e of p u b l i c / p r i v a t e s sh u t t l e s p r o v i d i n g a c c e s s to m a j o r p u b l i c t r a n s p o r t a t i o n h u b s . I n a d d i t i o n t o t h e r e qu i r e m e n t s f o r b i k e p a r k i n g th e P r o j e c t w i l l i n c l u d e s h o w e r / c h a n g in g r o o m a m e n i t i e s f o r b i k e u s e r s . 4. T h e P r o j e c t w i l l p r o v i d e a d e q u a t e p r e f e r re d p a r k i n g f o r l o w - e m i t t i n g a n d a l t e r n a t i v e fu e l v e h i c l e s . T h e P r oj e c t w i l l p r o v i d e f e w e r p a r k i n g s p a c e s t h a n t h o s e r e f e r e n c e d in l o c a l z o n i n g r e q u i r e m e n t s . 5. T h e P r o j e c t p r o v id e s m o r e t h a n 2 0 p e rc e n t o f t h e t o t a l s i t e a r e a i n o p e n s p a c e . M o r e th a n 5 0 p e r c e n t o f a l l p a r k in g w i l l b e u n d e r co v e r t o r e d u c e h e a t i s l a n d e f f e c t s f o r si t e s u r f a c e s . 6. T h e P r o j e c t h a s d e v e l o p e d t e n a n t d e s i g n a n d c o n s t r u c t i o n g u i d e l i n e s i n c l u d i n g re c o m m e n d a t i o n s a n d r e q u i r e m e n ts f o r t e n a n t i m p r o v e m e n t s . 7. I n d o o r p l u m b i n g f i x t u r e s wi t h i n t h e c o r e a n d s h e l l d e s i g n a n d th o s e r e q u i r e d b y t h e te n a n t s c o p e o f w o r k w i l l a c h i e v e g r e a te r t h a n a 3 0 p e r c e n t wa t e r u s e r e d u c t i o n . 8. S i t e l a n d s c a p e a n d i r r i g a t i on e q u i p m e n t w i l l p r o v i d e i r ri g a t i o n e f f i c i e n c i e s g r e a t e r th a n 5 0 p e r c e n t r e d u c t i o n f r om a s t a n d a r d s u m m e r b a s e l i n e . 9. T h e P r o j e c t w i l l p r o v i d e fu n d a m e n t a l a n d e n ha n c e d c o m m i s s i o n i n g ( C x ) o f M E P en e r g y s y s t e m s , i n c l u d i n g a r e q u i r e m e n t f o r t e n a n t i m p r o v e m e n t E n h a n c e d C x a n d a 1 0 m o n t h p o s t - o c c u p an c y r e t u r n t o v e r i f y e q u i pm e n t w a r r a n t y a n d o p e r a t i o n a l ef f i c i e n c i e s . C u r r e n t e n e r g y mo d e l t a r g e t s a n t i c i p a t e a gr e a t e r t h a n 1 5 % r e d u c t i o n in e n e r g y c o m p a r e d t o T i t l e 2 4 a n d AS H R A E 9 0 . 1 . B a s e b u i l d i n g a n d t e n a n t im p r o v e m e n t m e c h a n i c a l a n d f o o d s e r v i c e e q u i p m e n t w i l l b e r e q u i r e d t o c o m p l y wi t h e n h a n c e d r e f r i g e r a n t m a n a g e m e n t r e q u i r e m e n t s . T h e Pr o j e c t w i l l p r o v i d e ad e q u a t e a r e a s f o r t h e c o l l e c t i o n a n d s t o r ag e o f r e c y c l a b l e s , a n d t e n a n t s w i l l b e re q u i r e d t o i m p l e m e n t d e s k - s i d e r e c y c l i n g . 10 . T h e P r o j e c t h a s d e v e l o p e d a C o n s t r u c t i o n W a s t e M a n a g e m e n t p l a n t h a t t a r g e t s a t le a s t 7 5 % d i v e r s i o n of l a n d f i l l w a s t e , w i t h a g o a l of 9 5 % d i v e r s i o n . T h e P r o j e c t h a s in t e g r a t e d r e q u i r e m e n t s i n t o p l a n n i n g s p e c i f i c a t i o n s a n d p l a n s t o t a r g e t a g r e a t e r th a n 2 0 % r e c y c l e d a n d r e g i o n al c o n t e n t ( b y c o s t ) i n a l l b u i l d i n g m a t e r i a l s f o r t h e pr o j e c t . T h e P r o j e c t w i l l t a r g e t a g r e a t e r t h a n 5 0 p e r c e n t F S C c e r t i f i e d w o o d c o n t e n t (b y c o s t ) i n a l l n e w wo o d b u i l d i n g m a t e r i a l s f o r t h e p r o j e c t . 11 . T h e P r o j e c t w i l l r e q u i r e , a n d r e q u i r e t e n a n t s, a l l m a t e r i a l s i n s t a l l e d w i t h i n t h e va p o r b a r r i e r o f t h e P r o j e c t t o c o mp l y w i t h L E E D / C a l G r e e n V O C & C A R B re q u i r e m e n t s , a n d s p e c i f i c a l l y c o n t ai n n o - a d d e d u r e a - f o r m a l d e h y d e ( N A U F ) pr o d u c t s . T h e P r o j e c t w i l l co n d u c t , a n d r e q u i r e t e n a n t s t o c o n d u c t , a n d I n d o o r A i r Qu a l i t y M a n a g e m e n t P l a n f o r C o n s t r u c t i o n A c t i v i t i e s th a t r e q u i r e s c o n t r a c t o r s t o co m p l y w i t h S M A C N A I A Q g u i d e l i n e s fo r b e s t p r a c t i c e s d u r i n g c o n s t r u c t i o n . 12 . Pl e a s e s e e T a b l e 2 . 1 f o r a c o mp l e t e l i s t o f L E E D S i l v er m e a s u r e s p r o v i d e d b y t h e Ap p l i c a n t t o b e i n c o r p o r a t e d i n t o t h e P r o j e c t , o r a n e q u i v a l e n t t h e r e t o . 09.30.13ENV MEASURES REVISION SE R V I C E YA R D 10 1 TO P O F P E N T H O U S E 9 0 ' - 0 " 1s t F L O O R 0 ' - 0 " 1 3 EC C L E S A V E N U E 9 1 TOP OF PENTHOUSE 90'-0"1st FLOOR 0'-0"REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL SITE SECTION A 1/ 1 6 " = 1 ' - 0 " SITE SECTION B 1/ 1 6 " = 1 ' - 0 " B A SI T E S E C T I O N S P- A 1 . 2 6 N 60°30'00" W 125.00' N 47°00'31" W 366.63'73.33'N 17°00'31" W N 47°00'31" W 88.00' N 39°56'25" W 143.11' N 81°39'31" E 65.5 5' N 02°00'31" W28.28' 5 L E V E L S PA R K I N G S T R U C T U R E N 4 2 ° 5 9 ' 2 9 " E 2 3 7 . 3 6 ' X X N 5 0 ° 0 3 ' 3 5 " E 3 6 6 . 0 8 ' BU I L D I N G B SL A B F O R X X X X X X X X X N 39°56'25" W 475.15' 4- S T O R Y B L D G . BU I L D I N G A N 5 0 ° 0 3 ' 3 5 " E 3 2 5 . 8 4 ' X X X X X X X 8 X X X X X 00 1 ST A I R 00 1 ST A I R UP ROZZI PL. EC C L E S A V E N U E VA N 6 4 9 3 PR O P O S E D (F U T U R E 4 - S T O R Y B L D G ) LA N D S C A I N G LA N D S C A I N G LA N D S C A I N G L A N D S C A I N G LA N D S C A I N G REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL FIRST PHASE S I T E P L A N 1" = 3 0 ' - 0 " 1" = 3 0 ' - 0 " LEGEND20'-0" MI N W I D E F I R E L A N E - PER FIR E DE P T S T A N D A R D S P- A 1 . 3 ACCESS I B L E P A T H F R O M PARKING A N D P U B L I C W A Y SI T E P L A N PH A S E 1 20 ' 0 5' 10 ' 60 ' 12 0 ' 30 ' PH A S E 1 S I T E P L A N N O T E S 1. S H O U L D A P H A S E D C O N S T R U C T I O N B E R E Q U I R E D , T H E I N T E N T I S T O CO N S T R U C T B U I L D I N G A A N D T H E PA R K I N G S T R U C T U R E W I T H I N T H E FI R S T P H A S E . T H I S D R A W I N G S H O W S T H E S I T E A S I T W O U L D B E FO L L O W I N G T H E F I R S T P H A S E O F C O N S T R U C T I O N . 2. T E M P O R A R Y L A N D S C A P I N G C O N S I S T E N T W I T H T H E O V E R A L L LA N D S C A P E D E S I G N I S P R O P O S E D I N A R E A S O F T H E S I T E W H I C H WI L L B E D E V E L O P E D I N T H E S E C O N D P H A S E . 12435 G F E 6 7 8 ADCB 9 10 00 1 ST A I R UP 38,225 S.F.12435 G F E 6 7 8 ADCB 9 10 00 1 ST A I R UP 37,297 S.F. 1 2 3 4 5 6 7 8 9 10 ABCDEFG 00 1 ST A I R 00 1 ST A I R UP 28 8 ' - 0 " 120'-0"24'-0" 33 , 5 1 0 S . F . B PA 4 . 1 A PA 4 . 1 C PA 4 . 2 A PA 4 . 2 B PA 4 . 1 B PA 4 . 1 C PA 4 . 2 A PA 4 . 2 11 2 ' - 0 " SE R V I C E Y A R D 8' - 0 " 2'-0"22'-0"24'-0" 2' - 0 " 30 ' - 0 " 32 ' - 0 " G F E ADCB 1 2 4 3 5 7 6 8 9 10 00 1 ST A I R UP 35 , 6 6 0 S . F . OP E N T O S E R V I C E YA R D B E L O W BUILDING A - THIRD FLOOR PLANREV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL BUILDING A - FOURTH FLOOR PLAN BU I L D I N G A - F I R S T F L O O R P L A N BU I L D I N G A - S E C O N D F L O O R P L A N 1/ 1 6 " = 1 ' - 0 " BU I L D I N G A FL O O R P L A N S P- A 2 . 1 G F E D 2 1 4 3 5 7 6 9 8 BC A 28 , 7 4 7 S . F . YA R D B E L O W OP E N T O S E R V I C E FU T U R E B R I D G E BUILDING A G F E D 21435 7 6 9 8 BC A 31,362 S.F.FUTURE BRIDGEBUILDING A G F E D 21435 7 6 9 8 BC A 30,193 S.F. G F E D BC A 1 2 3 4 5 6 7 8 9 00 1 ST A I R 00 1 ST A I R 23 2 ' - 0 " 120'-0" B PA 4 . 2 B PA 4 . 2 C PA 4 . 2 C PA 4 . 2 A PA 4 . 2 A PA 4 . 2 D PA 4 . 2 D PA 4 . 2 E PA 4 . 2 27 , 2 9 3 S . F . SE R V I C E Y A R D 24'-0" 2'-0"22'-0"24'-0" 1' - 2 " 8' - 1 0 " 2' - 0 " 30 ' - 0 " 32 ' - 0 " 11 2 ' - 0 " BU I L D I N G B - F I R S T F L O O R P L A N 1/ 1 6 " = 1 ' - 0 " REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL BU I L D I N G B - S E C O N D F L O O R P L A N BUILDING B - THIRD FLOOR PLAN BUILDING B - FOURTH FLOOR PLAN BU I L D I N G B FL O O R P L A N S P- A 2 . 2 TO P O F P E N T H O U S E 9 0 ' - 0 " TO P O F R O O F S C R E E N 7 6 ' - 6 " TO P O F B U I L D I N G P A R A P E T 7 1 ' - 6 " 2n d F L O O R 1 7 ' - 0 " 3r d F L O O R 3 4 ' - 0 " 1s t F L O O R 0 ' - 0 " 4t h F L O O R 5 1 ' - 0 " 1 2 3 4 AB C D E F G 5 6 7 8 9 10 1 2 5 3 4 678910 A C B D E F G 1st FLOOR 0'-0"2nd FLOOR 17'-0"4th FLOOR 51'-0"3rd FLOOR 34'-0"TOP OF BUILDING PARAPET 71'-6"TOP OF ROOF SCREEN 76'-6"TOP OF PENTHOUSE 90'-0" ME T A L C O M P O S I T E P A N E L S - F 2 GF R C - F 3 GL A Z E D C U R T A I N W A L L - F 1 GF R C - F 4 PA I N T E D T U B E S T E E L GL A Z E D C U R T A I N W A L L - F 1 OP E R A B L E S A S H , T Y P ST A I R E N C L O S U R E B E Y O N D - F 3 ME T A L C O M P O S I T E P A N E L - F 2 GF R C R O O F S C R E E N A N D B A L C O N I E S - F 3 GF R C - F 4 BR A C E S - F 5 , T Y P CO L U M N C O V E R S - F5 , T Y P F5 , T Y P CA N O P Y - TY P A T B A L C O N Y P A N E L S LOADING DOCK RI B B O N W I N D O W S - M A T C H F 1 , T Y P CO M P O S I T E M E T A L P A N E L S - F 2 GF R C - F 3 , T Y P PAINTED TUBE STEEL BR A C E S - F 5 , T Y P BA L C O N Y R A I L I N G S - MA T C H F 4 , T Y P WI N D O W S - M A T C H F 1 GF R C - F 3 BA L C O N Y R A I L I N G S - MA T C H F 4 , T Y P LO U V E R E D D O O R S T O SE R V I C E Y A R D M A T C H F 3 PL A S T E R O V E R C M U W A L L T O M A T C H G F R C C O L O R F 3 PA I N T E D T U B E S T E E L B R A C E S - M A T C H F 2 , T Y P WA L L M O U N T L I G H T FI X T U R E , T Y P PL A S T E R O V E R C M U W A L L T O M A T C H GF R C C O L O R F 3 LO U V E R E D D O O R S T O S E R V I C E Y A R D MA T C H F 3 BR I D G E T O B U I L D I N G B ME T A L F I N S C R E E N - MA T C H F 4 - GF R C - F 3 GF R C C A N O P Y - F 4 GL A Z I N G B E H I N D BR I D G E T O B U I D I N G B FU T U R E B R I D G E T O B U I L D I N G B REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL WEST 1/ 1 6 " = 1 ' - 0 " SO U T H 1/ 1 6 " = 1 ' - 0 " NORTH 1/ 1 6 " = 1 ' - 0 " EA S T 1/ 1 6 " = 1 ' - 0 " GF R C T O M A T C H P A I N T C O L O R D E C 7 2 8 M A D E R A FI N I S H S C H E D U L E BR A C E P A I N T A N D C O L U M N C O V E R S DE W 3 8 3 C O O L D E C E M B E R GF R C T O M A T C H P A I N T C O L O R CO M P O S I T E P A N E L , S I L V E R M E T A L I C F I N I S H IN A N O D I Z E D A L U M I N U M F R A M E SO L A R B A N 7 0 X L F3 TO M A T C H F 2 F5 F4 F2 F1 BU I L D I N G A EL E V A T I O N S P- A 3 . 1 TO P O F P E N T H O U S E 9 0 ' - 0 " TO P O F R O O F S C R E E N 7 6 ' - 6 " TO P O F B U I L D I N G P A R A P E T 7 1 ' - 6 " 2n d F L O O R 1 7 ' - 0 " 3r d F L O O R 3 4 ' - 0 " 4t h F L O O R 5 1 ' - 0 " 1s t F L O O R 0 ' - 0 " A C B D E F G 2 3 4 5 7 6 8 9 1 1 2 3 456789 4t h F L O O R 5 1 ' - 0 " 3r d F L O O R 3 4 ' - 0 " 2n d F L O O R 1 7 ' - 0 " 1s t F L O O R 0 ' - 0 " TO P O F B U I L D I N G P A R A P E T 7 1 ' - 6 " TO P O F R O O F S C R E E N 7 6 ' - 6 " TO P O F P E N T H O U S E 9 0 ' - 0 " GF R C - F 3 GL A Z E D C U R T A I N W A L L - F 1 ME T A L C O M P O S I T E P A N E L S - F 2 LO U V E R S - C O L O R T O M A T C H F 2 LOADING DOCK GF R C R O O F S C R E E N A N D C A N O P I E S - F 3 ME T A L C O M P O S I T E P A N E L - F 2 ST A I R E N C L O S U R E B E Y O N D - F 3 GF R C C A N O P Y - F 4 GF R C - F 3 MA T C H F 4 - G L A Z I N G B E H I N D ME T A L F I N S C R E E N - LO U V E R E D D O O R S T O SE R V I C E Y A R D M A T C H F 3 PA I N T E D T U B E S T E E L B R A C E S - F 5 , T Y P PL A S T E R O V E R C M U W A L L T O M A T C H G F R C C O L O R F 3 CO M P O S I T E M E T A L P A N E L S - F 2 BA L C O N Y , T Y P , G F R C P A N E L F 4 ME T A L B A R R A I L I N G - F 4 , T Y P OP E R A B L E S A S H , T Y P GL A Z E D C U R T A I N W A L L - F 1 WI N D O W S - M A T C H F 1 TY P A T B A L C O N Y P A N E L S PA I N T E D T U B E S T E E L BR A C E S - F 5 , T Y P GF R C - F 4 CO L U M N C O V E R S - F5 , T Y P CA N O P Y - F5 , T Y P GF R C - F 3 , T Y P RI B B O N W I D O W S - M A T C H F 1 , T Y P GFRC - F4GLAZED CURTAIN WALL - F1 GFRC - F3 METAL COMPOSITE PANELS - F2 MA T C H F 4 , T Y P BA L C O N Y R A I L I N G S - PL A S T E R O V E R C M U W A L L T O M A T C H G F R C C O L O R F 3 PA I N T E D T U B E S T E E L B R A C E S - M A T C H F 2 , T Y P LO U V E R E D D O O R S T O SE R V I C E Y A R D M A T C H F 3 WA L L M O U N T L I G H T FI X T U R E , T Y P FU T U R E B R I D G E REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL SOUTH 1/ 1 6 " = 1 ' - 0 " WE S T 1/ 1 6 " = 1 ' - 0 " EAST 1/ 1 6 " = 1 ' - 0 " NO R T H 1/ 1 6 " = 1 ' - 0 " BU I L D I N G B EL E V A T I O N S P- A 3 . 2 GF R C T O M A T C H P A I N T C O L O R D E C 7 2 8 M A D E R A FI N I S H S C H E D U L E BR A C E P A I N T A N D C O L U M N C O V E R S DE W 3 8 3 C O O L D E C E M B E R GF R C T O M A T C H P A I N T C O L O R CO M P O S I T E P A N E L , S I L V E R M E T A L I C F I N I S H IN A N O D I Z E D A L U M I N U M F R A M E SO L A R B A N 7 0 X L F3 TO M A T C H F 2 F5 F4 F2 F1 1s t F L O O R 0 ' - 0 " 2n d F L O O R 1 7 ' - 0 " 4t h F L O O R 5 1 ' - 0 " 3r d F L O O R 3 4 ' - 0 " TO P O F P E N T H O U S E 9 0 ' - 0 " TO P O F B U I L D I N G P A R A P E T 7 1 ' - 6 " TO P O F R O O F S C R E E N 7 6 ' - 6 " 10 9 8 7 6 5 4321 A B C D E F G M E C H A N I C A L P E N T H O U S E ME C H A N I C A L P E N T H O U S E SE R V I C E YA R D SU N S H A D E S O N C U R T A I N W A L L CA N O P Y A T C O L O N N A D E , T Y P TY P S O U T H A N D W E S T S I D E S SC R E E N O V E R E N T R Y CA N O P Y A T E N T R Y RE V O L V I N G D O O R RE M O V A B L E L O U V E R S BALCONIES ROOF SCREEN STAIR ENCLOSURE ME C H A N I C A L W E L L ME C H A N I C A L W E L L RO O F S C R E E N CO N C R E T E RE T A I N I N G W A L L REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL SECTION B 1/ 1 6 " = 1 ' - 0 " SE C T I O N A 1/ 1 6 " = 1 ' - 0 " BU I L D I N G A LO N G I T U D I N A L SE C T I O N P- A 4 . 1 TO P O F R O O F S C R E E N 7 6 ' - 6 " TO P O F B U I L D I N G P A R A P E T 7 1 ' - 6 " 1s t F L O O R 0 ' - 0 " TO P O F P E N T H O U S E 9 0 ' - 0 " 3r d F L O O R 3 4 ' - 0 " 4t h F L O O R 5 1 ' - 0 " 2n d F L O O R 1 7 ' - 0 " A B C D E F G G F E D C B A G F E D C B A 1s t F L O O R 0 ' - 0 " TO P O F P E N T H O U S E 9 0 ' - 0 " TO P O F R O O F S C R E E N 7 6 ' - 6 " TO P O F B U I L D I N G P A R A P E T 7 1 ' - 6 " 3r d F L O O R 3 4 ' - 0 " 4t h F L O O R 5 1 ' - 0 " 2n d F L O O R 1 7 ' - 0 " ME C H A N I C A L P E N T H O U S E ME C H A N I C A L P E N T H O U S E SE R V I C E YA R D RE V O L V I N G D O O R CA N O P Y A T E N T R Y CANOP Y A T C O L O N N A D E SC R E E N O V E R E N T R Y TYP SOUTH A N D W E S T S I D E S SUNSHADE O N C U R T A I N W A L L ROOF SCREEN STAIR ENCLOSUREBALCONIES RE M O V A B L E L O U V E R S ME C H A N I C A L W E L L RO O F S C R E E N ME C H A N I C A L W E L L PE N T H O U S E B E Y O N D ST A I R E N C L O S U R E RO O F S C R E E N BA L C O N I E S REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL SE C T I O N A 1/ 1 6 " = 1 ' - 0 " 1/ 1 6 " = 1 ' - 0 " SE C T I O N C 1/ 1 6 " = 1 ' - 0 " SECTION D SE C T I O N B 1/ 1 6 " = 1 ' - 0 " SECTION E1/16" = 1'-0" BU I L D I N G B SE C T I O N S P- A 4 . 2 17'-0"17'-0" 3'-7"6'-7"6'-10"6'-7"10'-5" 17'-0" 3'-7"6'-7"6'-10" 17'-0" 3'-7"6'-7"6'-10" 5' - 1 0 " 3' - 4 " 4' - 8 " 10'-0" 2' - 0 " 3'-7" MT L S U N S H A D E E L E M E N T IN S U L A T E D S H A D O W B O X , T Y P AL S U N S H A D E , T Y P AL W I N D O W F R A M E S , T Y P DU A L P A N E S O L A R G L A Z I N G , T Y P SE C O N D F L O O R TH I R D F L O O R FO U R T H F L O O R RO O F GR O U N D F L O O R REV.DATEDESCRIPTION CA S A r c h i t e c t s , I n c 10 2 3 N S h o r e l i n e B l v d Mo u n t a i n V i e w , C A 9 4 0 4 3 TE L 6 5 0 . 9 6 7 . 6 6 0 0 FA X 6 5 0 . 9 6 7 . 6 6 1 6 ww w . c a s a r c h . c o m Jo s é C o t t o , A . I . A So u t h S a n F r a n c i s c o , C A 9 4 0 8 0 LI F E S C I E N C E C A M P U S - 4 7 5 E C C L E S 47 5 E C C L E S A V E N U E 11.15.11PLANNING SUBMITTAL04.12.12PLANNING REVIEW05.24.12PLANNING RESUBMITTAL11.26.12PLANNING COMMISSION 09.19.14PLANNING RESUBMITTAL GL A S S S K I N ST U D Y P- A 4 . 3 CO N C E P T U A L W A L L S E C T I O N A 1/ 4 " = 1 ' - 0 " MT L S U N S H A D E E L E M E N T IN S U L A T E D S H A D O W B O X , T Y P AL S U N S H A D E , T Y P AL W I N D O W F R A M E S , T Y P DU A L P A N E S O L A R G L A Z I N G , T Y P OP E R A B L E W I N D O W P A N E L , T Y P (S H O W N S H A D E D F O R C L A R I T Y ) 128'-0" 63'-0"63'-0" TO L E V E L B E L O W RA M P D N TO L E V E L A B O V E RA M P U P TO L E V E L B E L O W RA M P D N OPEN 3 P3.1 1 P3.1 2 P3.1 2 P3.1 1 2 3 A B C D E F H I K L M N O P Q R S METAL SCREEN TYP. SEE P-P3.2 FOR TYPE METAL SCREEN TYP. SEE P-P3.2 FOR TYPE J 29 5 ' - 0 " 14 ' - 9 " 14 ' - 9 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 18 ' - 0 " 14 ' - 9 " 14 ' - 9 " OPTIONAL 22 ' - 0 " 1/32"=1'-0" TYPICAL LEVEL PARKING PLAN 1/32"=1'-0" FIFTH LEVEL PARKING PLAN 32 0 64 128 3 P3.1 1 P3.1 3 P3.1 1 P3.1 2 P3.1 2 P3.1 3 P3.1 1 P3.1 13'-4" PV LAYOUTSHOWN DASHED PLANNING RESUBMITTAL 09.19.14 GROUND LEVEL SECOND LEVEL THIRD LEVEL FOURTH LEVEL FIFTH LEVEL 3 FIFTH LEVEL FOURTH LEVEL THIRD LEVEL SECOND LEVEL GROUND LEVEL GROUND LEVEL TOP OF RAIL VA R I E S TOP OF RAIL GROUND LEVEL SECOND LEVEL THIRD LEVEL FOURTH LEVEL FIFTH LEVEL TOP OF RAIL 1 3 1 3 TOP OF TOWER A S VA R I E S 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 5' - 0 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 5' - 0 " 13 ' - 6 " 10 ' - 6 " 10 ' - 6 " 10 ' - 6 " 5' - 0 " 10 ' - 6 " 1/16"=1'-0" LONGITUDINAL SECTION 2 1/16"=1'-0" TRANSVERSE SECTION 1 1/16"=1'-0" TRANSVERSE SECTION 4 1/2"=1'-0"WALL SECTION Xref 06026P22-Opt2.dwg 14 ' C L R . 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STEEL TRUSS BRIDGE 4 P-P3.1 GROUND LEVELSECOND LEVELGROUND LEVELSECOND LEVEL7'-6"41/2"=1'-0"WALL SECTION OPTIONAL PV ARRAY SHOWN DASHED OPTIONAL PV ARRAY SHOWN DASHED FIFTH LEVEL FOURTH LEVEL THIRD LEVEL SECOND LEVEL GROUND LEVEL GROUND LEVEL TOP OF RAIL FIFTH LEVEL FOURTH LEVEL THIRD LEVEL SECOND LEVEL GROUND LEVEL TOP OF RAIL FIFTH LEVEL FOURTH LEVEL THIRD LEVEL SECOND LEVEL GROUND LEVEL TOP OF RAIL FIFTH LEVEL FOURTH LEVEL THIRD LEVEL SECOND LEVEL GROUND LEVEL TOP OF RAIL TOP OF RAIL 50 ' - 6 " GROUND LEVEL TOP OF RAIL 47 ' - 0 " 50 ' - 6 " 47 ' - 0 " 50 ' - 6 " 47 ' - 0 " 1 1/16"=1'-0" EAST ELEVATION 2 1/16"=1'-0" SOUTH ELEVATION 4 1/16"=1'-0" NORTH ELEVATION 3 1/16"=1'-0" WEST ELEVATION STAIR MTL. CANOPY, PAINT F2 CONCRETE STAIR TOWER, PAINT F8 REVEAL IN CONC. WALL, PAINT OVERALL CONC. PARKING STRUCTURE STAIR MTL. CANOPY, PAINT F8 CONCRETE STAIR TOWER, PAINT F2 F6, TYP. TYP. STAIR MTL. CANOPY, PAINT F8 CONCRETE STAIR TOWER, PAINT F2 CONCRETE STAIR TOWER, PAINT F8 STAIR MTL. CANOPY, PAINT F2 METAL SCREEN FRAME, PAINT F9 METAL SCREEN, F11 PAINT F9, TYP. METAL SCREEN FRAME, PAINT F9 METAL SCREEN, F11 PAINT F9, TYP. REVEAL IN CONC. WALL, TYP. PAINT OVERALL CONC. PARKING STRUCTURE F6, TYP. METAL SCREEN, F11 METAL SCREEN FRAME, PAINT F9 PAINT F9, TYP. METAL SCREEN, F11 METAL SCREEN FRAME, PAINT F9 PAINT F9, TYP. PAINT F2 PAINT F8 STAIR MTL. CANOPY, CONCRETE STAIR TOWER, PAINT F2 PAINT F8 STAIR MTL. CANOPY, CONCRETE STAIR TOWER, SCREEN 2 - MEDIUMF11 METAL WOVEN WIRE CLOTH METAL WOVEN WIRE CLOTH SCREEN 3 - LARGEF12 TRIANGULAR METAL FABRIC PAINT - MAIN SCREEN AND GARAGE ENTRANCE FRAMES PAINT - TYP. SCREEN AND FRAME PAINT - OVERALL PARKING CONCRETE STRUCTURE MADERA DE6370 SCREEN 1 - FINEF10 DUNN-EDWARDS CHARCOAL SMUDGE DEC728 F9 F7 DUNN-EDWARDS PAINT - ELEVATOR TOWER / STAIR TOWER KM3902-3 KELLY-MOORE PORT ALICE F8 DE6367 COVERED IN PLATINUM DUNN-EDWARDS F6 ALPOLIC 4MM4SMX8 SILVER METALLIC STAIR CANOPY / BRIDGE METAL PANELF2 EXTERIOR FINISHES 'SHADE' GALV. STEEL & PAINT 'PLAIT' GALV. STEEL & PAINT 'BRAID' GALV. STEEL & PAINT METAL SCREEN, F12METAL SCREEN FRAME, PAINT F9 PAINT F9, TYP. METAL SCREEN, F12METAL SCREEN FRAME, PAINT F9 PAINT F9, TYP. F1 SOLARBAN XL70 GLAZING TO MATCH BLDG DEW383 COOL DECEMBER CONCRETE AND METAL RAIL TO MATCH F4 METAL SCREEN FRAME PAINTED TO MATCH F1 ANODIZED ALUM FRAME, TYP, ALL SIDES GREEN SCREEN MESH WITH VINESMETAL SCREEN, F7 TYP ALL FACES METAL SCREEN FRAME PAINT F7 TYP ALL FACES PAINT F8 PAINT F8 PAINT F8 PAINT F8 DEW383 COOL DECEMBER CONCRETE RAIL TO MATCH F4 OPTIONAL PV ARRAY SHOWN DASHED OPTIONAL PV ARRAY SHOWN DASHED OPTIONAL PV ARRAY SHOWN DASHED OPTIONAL PV ARRAY SHOWN DASHED PLANNING RESUBMITTAL 09.19.14 LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-1 Aerial View From South West LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-2 Aerial View From South LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-3 Aerial View Of Entry Plaza LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-4 Aerial View From North East LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-5 View Along Entry Drive LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-6 View Towards Garage and Bridge LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-7 View Towards Entry Plaza LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-8 View Approaching Entry LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-9 View Near Building Entrance LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-10 View From Building Entrance LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-11 View From Terrace LIFE SCIENCES CAMPUS 475 ECCLES AVENUE South San Francisco, CA 94080 AI-12 View From Balcony Prepared by: 332 Pine Street, Floor 4 San Francisco, CA 94104 February 2016 475 Eccles Avenue Transportation Demand Management Program Prepared for: BioMed Realty Trust South San Francisco Ferry Terminal Air p o r t B o u l e v a r d Bay s h o r e B o u l e v a r d Forbes Boulevard Gate w a y B o u l e v a r d Eas t G r a n d A v e n u e Ha r b o r W a y Dub u q u e A v e n u e Eccle s A v e n u e Gr a n d v i e w D r Alle r t o n A v e Oyster Point Boulevard Sister Cit i e s B o u l e v a r d Ca b o t R d Gu l l R o a d Mitchell Ave DNA W a y Ƥ UtahAvenue P r o d u c e A v e n u e So u t h Ai r p o r t B o u l e v a r d East Grand Avenue Lin d e n A v e Ar m o u r A v e Pine Ave Randolph A v e LuxAve Rando l p h A v e n ue Aspen Ave Pe c k s L a n e C h a p m a n A v e N S p r u c e A v e Hic k o r y P l a c e 8th Lan e 7thLane Californi a A v e Ard e n A v e n u e Gardi n e r A v e n u e H i l l s i d e B o u l e v a r d L e w i s A v e n u e Le o C i r c l e SouthS a n F r a n cisco Dri v e Juniper Avenu e Kau f m a n n C o u r t 6thLan e As s o c i a t e d R o a d Co l m a C r e e k S e r v i c e R o a d N 475 Eccles Avenue Existing Caltrain Station Proposed Caltrain Station SF11-0586 PROJECT LOCATION 475 Eccles Avenue Transportation Demand Management Program FIGURE 1 TABLE OF CONTENTS 1. Introduction ........................................................................................................................................................ 1 Background .......................................................................................................................................................... 1 Purpose ............................................................................................................................................................... 1 Project Description............................................................................................................................................... 1 Regulatory Setting ............................................................................................................................................... 3 2. Existing Transportation System ...................................................................................................................... 5 Transit Service ..................................................................................................................................................... 5 Bicycle Facilities .................................................................................................................................................. 9 Pedestrian Facilities ............................................................................................................................................ 9 3. Transportation Demand Management Program ........................................................................................... 11 Required Measures ........................................................................................................................................... 13 Additional Measures .......................................................................................................................................... 15 Monitoring .......................................................................................................................................................... 15 Enforcement and Financing ............................................................................................................................... 16 4. Compliance with Guidelines and Effectiveness ........................................................................................... 17 City of South San Francisco Guidelines ............................................................................................................ 17 City/County Association of Governments of San Mateo County Guidelines ..................................................... 17 APPENDICES Appendix A: Project Trip Generation and Employee Estimates Appendix B: City of South San Francisco Travel Demand Management Requirements Appendix C: City/County Association of Governments of San Mateo County Transportation Demand Management Measures LIST OF FIGURES Figure 1 Project Location...................................................................................................................................... 2 Figure 2 Project Site Plan ..................................................................................................................................... 4 Figure 3 Existing Transit Service .......................................................................................................................... 6 Figure 4 Existing Bicycle Facilities ..................................................................................................................... 10 LIST OF TABLES Table 1 475 Eccles Avenue Transportation Demand Management Program Measures ........................................ 11 Table 2 Compliance with Guidelines and TDM Program Effectiveness .................................................................. 18 Table 2 (Continued) Compliance with Guidelines and TDM Program Effectiveness .............................................. 19 Table A1 Project Trip Generation Estimates ............................................................................................................ 21 Table A1 Project Employee Estimates ..................................................................................................................... 21 Table C1 City/County Association of Governments of San Mateo County Transportation Demand Management Measures .......................................................................................................................................................... 27 Table C1 (Continued) City/County Association of Governments of San Mateo County Transportation Demand Management Measures .................................................................................................................................... 28 Table C1 (Continued) City/County Association of Governments of San Mateo County Transportation Demand Management Measures .................................................................................................................................... 29 Table C1 (Continued) City/County Association of Governments of San Mateo County Transportation Demand Management Measures .................................................................................................................................... 30 Table C1 (Continued) City/County Association of Governments of San Mateo County Transportation Demand Management Measures .................................................................................................................................... 31 1 475 Eccles Avenue Transportation Demand Management Program February 2016 1. INTRODUCTION This report presents a Transportation Demand Management (“TDM”) program for the proposed research and development project located at 475 Eccles Avenue in South San Francisco, California. The report identifies TDM measures that will exceed the amount needed to receive a 35 percent alternative mode use credit according to the City of South San Francisco (“SSF”) guidelines. The TDM program also satisfies the City/County Association of Governments of San Mateo County (“C/CAG”), the local Congestion Management Agency for San Mateo County, guidelines that require developments to implement TDM measures with the capacity to mitigate all new peak-hour trips. BACKGROUND BioMed Realty Trust purchased an existing building located at 475 Eccles Avenue in South San Francisco, California and plans to redevelop the property into a 262,287 square foot (sq. ft.) research and development building. This report presents a TDM program to identify measures to reduce the number of single-occupant automobile trips and the total traffic impact generated by the proposed project. PURPOSE The purpose of this TDM program is to develop a set of strategies, measures and incentives to encourage future employees of 475 Eccles Avenue to walk, bicycle, use public transportation, carpool or use other alternatives to driving alone when traveling to and from work. In general, TDM measures support more mobility using existing transportation systems, boost economic efficiency of the current transportation infrastructure, improve air quality, save energy, and reduce traffic congestion. Convenience and cost are the primary factors that affect a person’s choice of transportation mode. Measures that work well for some people or types of businesses do not work as well for others. Therefore, an effective TDM program needs to provide multiple options and incentives that are flexible enough to allow customization to meet the varied needs of individual employees and employers. This program presents an array of proven strategies and measures used in the Bay Area under a flexible implementation plan that can meet the needs of the future tenants of 475 Eccles Avenue. PROJECT DESCRIPTION The project site is located at 475 Eccles Avenue in South San Francisco, as shown on Figure 1 and would consist of a 262,287 sq. ft. research and development building. Additionally, the proposed project will provide 7101 total parking spaces at a ratio of 2.7 spaces per 1,000 sq. ft, which is less than the SSF minimum requirement of 2.86 spaces per 1,000 sq. ft2. Reduced Parking is an Additional TDM Measure included in the City’s Municipal Code. The measure limits the number of available parking spaces to further encourage carpool and vanpool or transit use. 1 The plan will also include two dual-port charging stations inside the garage for electric vehicle charging. 2 Parking requirement for Research and Development uses (1 space per 350 sq. ft.), City of South San Francisco, Municipal Code, Table 20.330.004, 2016. Air p o r t Boulevard Bayshore Boulevard Forbes Boulev ard Gatew ay Boulevard East Grand Avenue Harbor Way Dubuque Avenue Eccles A v e n u e Gran dvie w Dr Allerton Ave Oys ter Point Boulevard Sister Cities Boulevard Cabot Rd Gull Road Mitchell Ave DNA Way Li t t l e f i e l d A v e n u e Utah Avenue P r o d u c e A v e n u e South Airport Boulevard Ea st Gr a n d A ve n u e Linden Ave Armour Ave Pine Ave Randolph Ave Lux Ave Randolph Avenue Aspen Ave Pecks Lan e C h a p m a n A v e N Spruce Ave Hickory Place 8th Lane 7th Lane California Ave Arden Avenue G a r din e r A v e n u eH ill s i d e B o u l e v a r d L e w is A v e n u e L e o Circle South San Francisco Drive Juniper Avenue Kaufmann Court 6th Lane Associated Road Colma Creek Service Road N 475 Eccles Avenue Existing Caltrain Station South San Francisco Ferry Terminal SF15-0861 PROJECT LOCATION 475 Eccles Avenue Transportation Demand Management Program FIGURE 1 3 475 Eccles Avenue Transportation Demand Management Program February 2016 The floor area ratio (FAR) of the proposed project will be 0.987; meaning that the gross floor area of the site (262,287 sq. ft.) will be equal to 98.7 percent of the net area of the site (265,618 sq. ft.). A site plan for the proposed project is shown on Figure 2. The proposed project will be designed to maximize alternative transportation modes by including space for 36 bicycles in a Class I bicycle storage cage, 10 Class II bicycle racks, four shower rooms, 20 clothing storage lockers, 68 carpool parking spaces, and seven vanpool parking spaces. The proposed project is estimated to generate 325 AM peak hour trips, 283 PM peak hour trips, and 2,126 daily trips from an estimate of 768 employees3. REGULATORY SETTING The TDM program is based on guidelines provided by SSF4 and C/CAG5. City of South San Francisco Guidelines The SSF guidelines for TDM programs require that all nonresidential projects that generate greater than 100 daily trips obtain a required alternative mode use goal of 28 percent, based on a list of 14 required TDM program measures. This alternative mode use goal is required to be monitored and reported to SSF through annual surveys of employee travel habits. More stringent alternative mode use goals are required for projects that seek a TDM program FAR bonus above the maximum permitted FAR, based on land use, from a list of 10 additional TDM program measures. The proposed project is seeking an FAR bonus up to the maximum allowable FAR of 0.9 with a TDM program, under the Business and Technology Park General Plan designation. The proposed project is also seeking an additional design FAR bonus up to 0.987, which is below the maximum allowable FAR of 1.0, in combination with the TDM program FAR bonus. These additional FAR bonuses would require an alternative mode use goal of 35 percent. This alternative mode use goal is required to be monitored through triennial reports of employee travel habits. City/County Association of Governments of San Mateo County Guidelines C/CAG guidelines require developments that generate 100 or more peak hour trips to implement TDM measures that have the capacity to mitigate all new peak hour trips, based on C/CAG programmatic trip credits. The developer/tenants are not held responsible for the extent to which the programs are actually used but are credited for peak hour trips that may potentially be mitigated due to the various components of the TDM program. 3 See Appendix A for proposed project trip generation and employee estimates. 4 City of South San Francisco, Municipal Code, Chapter 20.400, 2016. 5 City/County Association of Governments of San Mateo County, Revised C/CAG Guidelines for the Implementation of the Land Use Component of the Congestion Management Program, 2004. SF15-0861 5 475 Eccles Avenue Transportation Demand Management Program February 2016 2. EXISTING TRANSPORTATION SYSTEM This chapter describes the existing transportation system in the proposed project vicinity, including the transit services and facilities, bicycle facilities, and pedestrian facilities. These facilities are described in detail below. TRANSIT SERVICE The project site is not directly served by regional rail, ferry, or bus transit services; however, commuter rail service (Caltrain and BART), ferry service (WETA), and bus service (SamTrans) is provided in the vicinity of the project site. Pedestrian accessibility to BART and Caltrain stations and the WETA ferry terminal is challenging and inconvenient, and no SamTrans bus service exists east of US-101 in South San Francisco. The project site therefore relies on supplementary shuttle services to connect employees on campus with BART and Caltrain stations. Because no direct connection exists to serve employees who use SamTrans, these employees must connect with existing Caltrain or BART stations to ride shuttles to and from work. The existing transit services are shown on Figure 3 and described in detail below. Rail Service Caltrain and BART provide rail transportation services to regional destinations, including San Francisco, Oakland, and San Jose. BART service headways (time between train arrivals) average about once every 7.5 minutes throughout most of the day and about once every 15-20 minutes during the early morning (4:00 – 5:15 AM) and late evening (9:15 PM – 12:00 AM). Caltrain headways vary between 20 and 40 minutes in the northbound direction and hourly in the southbound direction during the AM commute period (6:00 – 9:00 AM). During the PM commute period (4:00 – 7:00 PM), southbound headways vary between 20 and 40 minutes and hourly in the northbound direction. Caltrain operates about once every hour during off-peak periods. Caltrain The current Caltrain Station is located underneath the interchange of East Grand Avenue and US-101 approximately 1.0 mile from the project site. The station is currently served by 46 trains per day. During the AM peak period (7:00 – 9:00 AM), four northbound and two southbound trains stop at the Station. During the PM peak period (4:00 – 6:00 PM), two northbound and three southbound trains stop at the Station. Caltrain plans to implement several changes to its service and infrastructure by 2020. The Caltrain Modernization Project will electrify and upgrade the performance, operating efficiency, capacity, safety, and reliability of Caltrain service. Service at the South San Francisco Caltrain Station is planned to increase to approximately 78 trains per day. Eventually, Caltrian also plans to extend service to the Transbay Transit Center in Downtown San Francisco. Additionally, Caltrain and the City of South San Francisco will relocate the South San Francisco Caltrain station several hundred feet to the south to the intersection of Grand Boulevard and Airport Boulevard to improve pedestrian, bike, transit/shuttle accessibility, as well as passenger waiting area and platform amenities. BART In addition to Caltrain, South San Francisco employees have access to BART, a regional, rail rapid transit service provided by the Bay Area Rapid Transit District (BART). The South San Francisco BART Station is located at approximately 3.1 miles from the project site near El Camino Real and the Kaiser Permanente Medical Facility on the west side of the City of South San Francisco. BART operates the Pittsburg/Bay Point and Richmond lines through South San Francisco. Air p o r t Boulevard Bayshore Boulevard Forbes Boulevard Gatew ay Boulevard East Grand Avenue Harbor Way Dubuque Avenue Eccles A v e n u e Gran dvie w Dr Allerton Ave Oyster Point Boulevard Sister Cities Boulevard Cabot Rd Gull Road Mitchell Ave DNA Way Li t t l e f i e l d A v e n u e Utah Avenue P r o d u c e A v e n u e South Airport Boulevard East Gra n d Aven u e Linden Ave Armour Ave Pine Ave Randolph Ave Lux Ave Randolph Avenue Aspen Ave Pecks Lan e C h a p m a n A v e N Spruce Ave Hickory Place 8th Lane 7th Lane California Ave Arden Avenue G a r din e r A v e n u eH ill s i d e B o u l e v a r d L e w is A v e n u e L e o Circle South San Francisco Drive Juniper Avenue Kaufmann Court 6th Lane Associated Road Colma Creek Service Road N LEGEND: Shuttle Stop Oyster Point Shuttle (to Ferry) Oyster Point Shuttle (to Caltrain) OysterPoint Shuttle (to BART) Utah-Grand Shuttle (to Ferry) Utah-Grand Shuttle (to Caltrain) Utah-Grand Shuttle (to BART) 475 Eccles Avenue Existing Caltrain Station Proposed Caltrain Station South San Francisco Ferry Terminal SF15-0861 EXISTING TRANSIT SERVICES 475 Eccles Avenue Transportation Demand Management Program FIGURE 3 7 475 Eccles Avenue Transportation Demand Management Program February 2016 Ferry Service The Water Emergency Transportation Authority (WETA) provides regional ferry service between the Oakland and Alameda (Main Street) Ferry Terminals and the South San Francisco Ferry Terminal. The ferry provides three AM arrivals (7:20 AM, 8:20 AM, and 8:50 AM) and three PM departures (4:20 PM, 5:20 PM, and 7:00 PM) at the South San Francisco Ferry Terminal. The terminal is located adjacent to the Oyster Point Marina approximately 1.1 miles from the project site. Shuttle Service Shuttle services are provided between the east of US-101 area and the local Caltrain and BART stations and ferry terminal through several private contractors. Shuttles connecting the project site with the Caltrain and BART stations in South San Francisco are provided by the Bay Area Air Quality Management District, San Mateo County Transit Authority (SamTrans), and the C/CAG. Employer membership in the Peninsula Traffic Congestion Relief Alliance (Alliance) and a valid shuttle pass is required for employee use of the Caltrain and BART shuttles; the ferry shuttles are open to the public. Two groups of shuttle service are provided: one serving the Oyster Point area (closer to the project site) and one serving the Utah/Grand area (farther from the project site).The specific shuttles are described below. Oyster Point BART Shuttle The Oyster Point BART Shuttle provides service between the South San Francisco BART station and the Oyster Point area office buildings. The closest shuttle stop location is approximately 0.1 miles from the project site at the intersection of Rozzi Place and Eccles Avenue, accessible via a sidewalk. The shuttle operates approximately every 30 minutes in the morning (serving Eccles/Rozzi from 7:01 AM to 10:01 AM) and evening (serving Eccles/Rozzi from 3:10 PM to 6:10 PM). Shuttle service is timed with BART service. Oyster Point Caltrain Shuttle The Oyster Point Caltrain Shuttle provides service between the South San Francisco Caltrain station and the Oyster Point area office buildings. The closest shuttle stop location is approximately 0.1 miles from the project site at the intersection of Rozzi Place and Eccles Avenue, accessible via a sidewalk. The shuttle operates approximately every 25-35 minutes in the morning (serving Eccles/Rozzi from 6:25 AM to 9:52 AM)) and evening (serving Eccles/Rozzi 3:08 PM to 6:29 PM). Shuttle service is timed with Caltrain service. Oyster Point Ferry Shuttle The Oyster Point Ferry Shuttle provides service between the South San Francisco Ferry Terminal and the Oyster Point area office buildings. The closest shuttle stop location is approximately 0.1 miles from the project site at the intersection of Rozzi Place and Eccles Avenue, accessible via a sidewalk. The shuttle operates three trips in the morning (serving the Eccles/Rozzi stop at 7:32 AM, 8:27 AM, and 9:02 AM) and evening (serving Eccles/Rozzi at 4:02 PM, 5:03 PM, and 6:42 PM). Shuttle service is timed with ferry service Utah/Grand BART Shuttle The Utah/Grand BART Shuttle provides service between the South San Francisco BART station and the Oyster Point area office buildings. The closest stop is located at 169 Harbor Way, approximately 0.7 miles from the project site and accessible via a sidewalk. The shuttle operates approximately every 30 minutes in the morning (serving 169 Harbor from 6:25 AM to 9:55 AM) and evening (serving 169 Harbor from 3:04 PM to 6:02 PM). Shuttle service is timed with BART service. 8 475 Eccles Avenue Transportation Demand Management Program February 2016 Utah/Grand Caltrain Shuttle The Utah/Grand Caltrain Shuttle provides service between the South San Francisco Caltrain station and the Oyster Point area office buildings. The closest stop is located at 169 Harbor Way, approximately 0.7 miles from the project site and accessible via a sidewalk. The shuttle operates approximately every 25-35 minutes in the morning (serving 169 Harbor from 5:52 AM to 9:48 AM) and evening (serving 169 Harbor from 2:34 PM to 6:19 PM). Shuttle service is timed with Caltrain service. Utah/Grand Ferry Shuttle The Utah/Grand Ferry Shuttle provides service between the South San Francisco Ferry Terminal and the Oyster Point area office buildings. The closest stop is located at 169 Harbor Way approximately 0.7 miles from the project site, accessible via a sidewalk. The shuttle operates three trips in the morning (serving the 169 Harbor stop at 7:32 AM, 8:27 AM, and 9:02 AM) and evening (serving 169 Harbor at 4:02 PM, 5:03 PM, and 6:42 PM). Shuttle service is timed with ferry service. Bus Service SamTrans is the transit authority for San Mateo County that provides both local and regional bus service, primarily to San Mateo County locations. SamTrans does not provide direct service to the project site or areas east of US-101. The closest bus stop is located at the intersection of Airport Boulevard/Baden Avenue, approximately 0.9 miles from the project site. Three routes operate near the site – the 292, 397, and 38. SamTrans Route 292 provides bus service between the Hillsdale Shopping Center, in San Mateo, and the Transbay Terminal, in downtown San Francisco. This bus route operates along Airport Boulevard within South San Francisco, and stops at Airport Boulevard/Baden Avenue in the vicinity of the project site. The hours of operation at Airport Boulevard/Baden Avenue are approximately 4:30 AM to 2:00 AM on weekdays and weekends. Commute and midday headways are approximately 30 minutes on weekdays and weekends. Headways are 60 minutes during the evenings. SamTrans Route 397 provides bus service between San Francisco, South San Francisco, San Francisco International Airport, Burlingame, San Mateo, Belmont, San Carlos, and Redwood City. This bus route operates along Airport Boulevard within South San Francisco, and stops at Airport Boulevard/Baden Avenue in the vicinity of the project site. The hours of operation at Airport Boulevard/Baden Avenue are approximately 2:00 AM to 5:00 AM on weekdays and weekends. This bus service operates as a late night route and has 60 minute headways. SamTrans Route 38 provides bus service between the Colma BART Station, San Bruno BART Station, and South San Francisco. This bus route operates along Airport Boulevard within South San Francisco, and stops at Airport Boulevard/Linden Street within the vicinity of the project site. This bus service operates one weekday AM trip (6:36 AM) and two PM trips (6:25 PM and 7:05 PM) to Airport Boulevard/Linden Street. Taxi Service The Downtown Dasher Taxi Service provides free taxi vouchers between South San Francisco job sites east of US-101 and the downtown area of South San Francisco in the middle of the day (11:00 AM – 2:00 PM). The Downtown Dasher is operated by Peninsula Yellow Cab of South San Francisco and managed by the Alliance. Employer membership in the Alliance is required for employee use. Employees who wish to use the service need only employer provided vouchers and trip reservations before 10:00 AM. Additionally, transportation network services such as Uber and Lyft provide point-to-point rides through smart phone interfaces with integrated payment systems. These companies provide both trips with a single origin and 9 475 Eccles Avenue Transportation Demand Management Program February 2016 destination as well as discounted services that combine multiple trips into one vehicle (for example, UberPool and LyftLine). BICYCLE FACILITIES Bicycle facilities include bike paths (Class I), bike lanes (Class II), and bike routes (Class III). Bike paths are paved trails that are separated from roadways. Bike lanes are lanes on roadways designated for use by bicycles by striping, pavement legends, and signs. Bike routes are roadways that are designated for bicycle use by signs only and may or may not include additional pavement width for cyclists. In the vicinity of the project site, bike lanes are provided on parts of East Grand Avenue, Sister Cities Boulevard, Forbes Boulevard, Grandview Drive, DNA Way, Allterton Avenue, and Oyster Point Boulevard, as shown on Figure 4. Gateway Avenue and Airport Boulevard are also designated as bicycle routes. The San Francisco Bay Trail, part of a planned 400-mile system of trails encircling the Bay, is located close to the project site and provides access to the Oyster Point Marina. PEDESTRIAN FACILITIES Pedestrian facilities include sidewalks, crosswalks, trails, and pedestrian signals. Near the project site, sidewalks are located on both sides of Oyster Point Boulevard. Marked crosswalks are provided at the Eccles Avenue/Oyster Point Boulevard and Eccles Avenue/Forbes Boulevard intersections. A segment of the San Francisco Bay Trail is located to the north of the project site, approximately 0.4 miles away, and runs adjacent to the Bay shoreline, as shown on Figure 4. The Bay Trail is a public pedestrian and bicycle trail that is planned to extend around the entire San Francisco Bay. Currently, there are gaps in the trail to the north, above Brisbane, and just south of South San Francisco. Air p o r t Boulevard Bayshore Boulevard Forbes Boulev ard Gatew ay Boulevard East Grand Avenue Harbor Way Dubuque Avenue Eccles A v e n u e Gran dvie w Dr Allerton Ave Oys ter Point Boulevard Sister Cities Boulevard Cabot Rd Gull Road Mitchell Ave DNA Way Li t t l e f i e l d A v e n u e Utah Avenue P r o d u c e A v e n u e South Airport Boulevard Ea st Gr a n d A ve n u e Linden Ave Armour Ave Pine Ave Randolph Ave Lux Ave Randolph Avenue Aspen Ave Pecks Lan e C h a p m a n A v e N Spruce Ave Hickory Place 8th Lane 7th Lane California Ave Arden Avenue G a r din e r A v e n u eH ill s i d e B o u l e v a r d L e w is A v e n u e L e o Circle South San Francisco Drive Juniper Avenue Kaufmann Court 6th Lane Associated Road Colma Creek Service Road N LEGEND: Existing Bicycle Facilities Bike Path/Trail Bike Lane Proposed Bike Lane Bike Route Bay Trail Challenging Freeway Crossings N 475 Eccles Avenue Existing Caltrain Station Proposed Caltrain Station Proposed Caltrain Bicycle/Pedestrian Under/Overcrossing South San Francisco Ferry Terminal SF15-0861 EXISTING BICYCLE FACILITIES 475 Eccles Avenue Transportation Demand Management Program FIGURE 4 11 475 Eccles Avenue Transportation Demand Management Program February 2016 3. TRANSPORTATION DEMAND MANAGEMENT PROGRAM The TDM program elements for 475 Eccles Avenue include on-site amenities that encourage the use of alternative modes of travel, require participation in associations that promote commute alternatives to the single- occupant vehicle, and include parking measures. It includes appropriate TDM measures that will satisfy SSF and C/CAG guidelines. Table 1 summarizes the TDM measures, which are described in detail below. TABLE 1 475 ECCLES AVENUE TRANSPORTATION DEMAND MANAGEMENT PROGRAM MEASURES TDM Measure Description City of South San Francisco Municipal Code Required Measures Bicycle Racks and Lockers 10 bicycle racks and space for 36 bikes in a bicycle cage will be provided on-site. 20.400.004 (A.12, A.13) Carpool/Vanpool Matching Services The TDM coordinator will provide ride-matching services for carpools and vanpools users thorough 511.org and an internal program. 20.400.004 (A.1) TDM Coordinators The tenants of the building will designate a TDM coordinator. 20.400.004 (A.2) Pedestrian Connections Lighted paths and sidewalks will be provided between the buildings, parking areas, and Eccles Avenue. 20.400.004 (A.7) Direct Route to Transit Lighted paths and sidewalks will be provided on the Project site along a direct route between the building and the public right-of-way leading to the nearest transit or shuttle stops. 20.400.004 (A.3) Free Carpool/Vanpool Parking Free parking will be provided for all employees and visitors. Preferential spaces will be designated for carpools and vanpools. 20.400.004 (A.14) Guaranteed Ride Home Program Employees will be able to use the Alliance’s free Guaranteed Ride Home Program for emergencies via taxicabs or rental cars. 20.400.004 (A.4) Information Boards and Kiosks Employee break rooms will include a permanent display of commute alternative information. 20.400.004 (A.5) Passenger Loading Zones A loading zone for vanpool and carpool rides will be provided near the entrance of each building. 20.400.004 (A.6) Promotional Programs The TDM coordinator will provide new employee orientation packets, flyers, posters, email, and educational programs. 20.400.004 (A.8) Showers and Changing Rooms Four shower facilities with 20 lockers will be provided on-site. 20.400.004 (A.9) Shuttle Bus Service The tenants will be able to use the Oyster Point BART, Gateway Area Caltrain, and the Oyster Point Caltrain Shuttles. 20.400.004 (A.10) TMA Membership The tenants will join the Peninsula Traffic Congestion Relief Alliance. 20.400.004 (A.11) Additional Measures Subsidized Transit Tickets The tenants will subsidize transit tickets with Commuter Checks. 20.400.004 (B.1) Flex-Time Ten percent of all employees will be allowed flexible work hours. 20.400.004 (B.4) On-Site Vanpool Program The TDM coordinator will provide an on-site ride-matching service for carpools and vanpools. 20.400.004 (A.1, A,14) Video Conference Center Tenants will have individual video conferencing capacity and support. 20.400.004 (B.10) 12 475 Eccles Avenue Transportation Demand Management Program February 2016 TABLE 1 475 ECCLES AVENUE TRANSPORTATION DEMAND MANAGEMENT PROGRAM MEASURES TDM Measure Description City of South San Francisco Municipal Code Pay for Park and Ride Lots The tenants will subsidize park and ride costs at transit stations. 20.400.004 (B.10) Downtown Dasher The tenants will be able to use the Downtown Dasher service. 20.400.004 (B.10) Source: City of South San Francisco, 2016 and Fehr & Peers, 2016. 13 475 Eccles Avenue Transportation Demand Management Program February 2016 REQUIRED MEASURES Site Design Features Bicycle Parking The project sponsor will provide space for 36 bicycles in a bicycle cage and outdoor bicycle racks to accommodate 10 bicycles to help promote cycling as an alternative commute option. The bicycle racks will be located in a visible location within 75 feet of the building main entrance. The bicycle lockers will be available for reservation, on a first come first served basis, by employees through the TDM coordinator. Shower and Locker Facilities The project sponsor will provide two men’s and two women’s shower facilities within the building. The shower facilities will include 20 lockers, available on a first come first served basis free of charge. Free Parking for Carpools and Vanpools Free parking will be provided for carpools and vanpools. Preferential Carpool and Vanpool Parking Ten percent of vehicle spaces will be reserved for carpools and vanpools and will be located in premium and convenient locations. There will be 68 carpool spaces and seven vanpool spaces provided on the project site. These preferential spaces will discourage single-occupant vehicle trips and improve accessibility for those sharing vehicles. Passenger Loading Zones The project sponsor will provide a passenger loading zone for carpool and vanpool drop-off near the main entrance of both buildings. One designated parking stall near each building entrance will be time-restricted to allow vehicles to drop-off/pick-up passengers. Pedestrian Connections On-site pedestrian facilities will be provided, including on-street sidewalks and lighted paths between the buildings, parking areas, and Eccles Avenue. Direct Route to Transit A lighted path or sidewalk will be provided on the Project site along a direct route to the public right-of-way leading to the nearest transit or shuttle stop from the building, located across the street at Eccles Avenue and Rozzi Place. 14 475 Eccles Avenue Transportation Demand Management Program February 2016 TDM Programs TDM Coordinators The lease agreement between the owner and tenants will state that the tenants will designate a TDM coordinator for the site. The TDM coordinator will promote the TDM program, activities, and features to all employees, and will conduct the monitoring/reporting process. The TDM coordinator will develop an on-site transportation information center with SamTrans, BART, and Caltrain schedules and maps. The TDM coordinator will provide information via new employee orientation packets, flyers, posters, emails, and quarterly educational programs. The TDM coordinator’s role will also include actively marketing alternative mode use, administering the carpool and vanpool matching program, promoting special programs such as Bike-to-Work Day or Carpool Week, and overseeing the guaranteed ride home program (working with a local taxi service or rental car agencies). The TDM coordinator will also conduct an annual employee commute surveys to identify the need for mode specific promotional material and educational programs and compile a triennial report. Carpool/Vanpool Matching Services Carpools in the Bay Area consist of two or more people riding in one vehicle for commute purposes. Vanpools provide similar commuting benefits as carpools, though a vanpool consists of seven to 15 passengers, including the driver, and the vehicle is either owned by one of the vanpoolers or leased from a vanpool rental company. The TDM Coordinator will provide an internet link to the 511.org Rideshare website to access ride matching services. The TDM coordinator will also administer an on-site carpool and vanpool matching service for employees and maintain a list of available vanpools that provide service between the Oyster Point offices and various points in the Bay Area. Guaranteed Ride Home Program A common reason that employees do not use alternative modes (i.e. carpool, vanpool, or transit) is the inability to leave work unexpectedly for a family emergency or the fear of being stranded if they need to work late. One TDM element that allays these fears is the Alliance’s Guaranteed Ride Home Program. With this Program, employees can use a taxi service, rental car or another means to get home and the employer pays for the service. The lease agreement will state that the tenants must participate in the Alliance’s Guaranteed Ride Home Program, which will be managed by the TDM Coordinator. Employees who wish to use the service will contact the TDM Coordinator to make the travel arrangements. Information Boards and Kiosks The TDM Coordinator will be responsible for maintaining an up-to-date display for the TDM Program located within the each employee break rooms with other required human resources information. The display will include shuttle maps and schedules, transit maps and schedules, bicycle facility maps, information regarding carpool and vanpool matching services, and information regarding alternative commute subsidies. Flyers for special programs, such as “Ride Your Bike to Work Week” and “Spare the Air” programs will also be posted. Promotional Programs The TDM Coordinator will manage promotional programs that include new employee orientation packets, flyers, posters, emails, quarterly educational programs, and the Guaranteed Ride Home Program. This will include an orientation program to new employees to explain the importance of trip reduction methods and their benefits to the community. The new employee orientation will address alternative commute options, describe on-site amenities, provide transit schedules and maps, and offer free ride matching services. 15 475 Eccles Avenue Transportation Demand Management Program February 2016 Shuttle Bus Service Caltrain and BART shuttles provide service from the South San Francisco Caltrain and BART stations to the Oyster Point and Gateway areas. The TDM Coordinator will coordinate with the Alliance to help fund their shuttle program and to identify on-site shuttle stops, if possible. The TDM Coordinator will also manage participation in the Alliance’s mid-day service on the Dasher Shuttle to downtown South San Francisco. TMA Membership The 475 Eccles Avenue lease agreements will require tenants to participate with the Peninsula Traffic Congestion Relief Alliance, which provides ongoing support for alternative commute programs. The TDM Coordinator will work with the Alliance to create a Transportation Action Plan. ADDITIONAL MEASURES TDM Programs Subsidized Transit Passes The TDM Coordinator will facilitate tenant participation in the Commuter Check program, which provides vouchers that are redeemed for transit passes and tickets, vanpool fares, or park and ride lot costs at BART stations. The Commuter Checks will be provided tax-free to employees that ride transit to work in amounts up to $255 per month. Tenants will also subsidize parking costs at park and ride lots and transit stations. Flex-Time The 475 Eccles Avenue lease agreements will require tenants to offer the option of flextime to 10 percent of employees as alternatives to traveling during peak periods. As such, the building shall be open during early morning and late evening hours. MONITORING The TDM program will be performance based and the alternative mode use will be monitored annually, beginning one year after tenant occupancy. The alternative mode use and general perceptions of the TDM program will come from statistically valid employee surveys. The TDM Coordinator may use information from the employee surveys to adjust existing or implement new TDM program measures. The TDM Coordinator will submit a summary report presenting the findings of the annual survey to the SSF Economic Development Director. The TDM Coordinator will also work with SSF Economic Development staff to document the effectiveness of the TDM program through triennial reporting. Independent consultants, retained by the city and paid for by the tenants, will measure, through observation, the alternative mode use achieved at 475 Eccles Avenue every three years, beginning three years after tenant occupancy. If the alternative mode use goals are not achieved, the TDM Coordinator will provide an explanation of how and why the goal has not been reached and a detailed description of additional measures that will be adopted to attain the required mode use. The independent consultants will submit the findings of the triennial survey to the SSF Economic Development Director. 16 475 Eccles Avenue Transportation Demand Management Program February 2016 ENFORCEMENT AND FINANCING BioMed Realty Trust will draft lease language for all tenants that requires the designation of a TDM Coordinator for the building (multiple tenants may share one TDM Coordinator), membership in the Alliance, and compliance and implementation of the TDM program. The lease language will also identify potential SSF penalties for noncompliance of the TDM program through failure to submit reports or inability to achieve the 35 percent alternative mode use. The 475 Eccles Avenue TDM program will be funded through the tenants and Alliance grants, which pay up to 50 percent of bicycle facility and Guaranteed Ride Home Program costs. 17 475 Eccles Avenue Transportation Demand Management Program February 2016 4. COMPLIANCE WITH GUIDELINES AND EFFECTIVENESS As noted in the Regulatory Setting section of Chapter 1, the TDM program must comply with SSF and C/CAG guidelines. These guidelines and effectiveness standards are described below. CITY OF SOUTH SAN FRANCISCO GUIDELINES The SSF guidelines require the 475 Eccles Avenue TDM program to achieve a 35 percent alternative mode use credit. According to the SSF guidelines, the TDM plan will implement all 15 required and six additional TDM measures. Based on calculations of C/CAG trip credits, as shown in Table 2, the TDM program will provide for 768 alternative mode use credit trips, which represents 36 percent of the estimated 2,126 total daily project trips. The TDM program will therefore exceed SSF TDM requirements by providing all required measures and exceeding the required 35 percent alternative mode use credit. CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY GUIDELINES C/CAG guidelines require the 475 Eccles Avenue TDM program to have the capacity to fully reduce the demand for new peak hour trips. According to C/CAG guidelines, the amount of “new” peak hour trips is calculated based on standard rates developed by the Institute of Transportation Engineers (ITE). Applying ITE rates, the proposed project is estimated to generate 325 AM peak hour trips, 283 PM peak hour trips, and 2,126 daily trips from an estimate of 318 employees6. According to C/CAG trip credits, the 475 Eccles Avenue TDM program will have the capacity to reduce the demand for peak hour trips by 768 trips, as shown in Table 2. This is in excess of the maximum number of AM or PM peak hour trips calculated using ITE estimates. The 475 Eccles Avenue TDM program therefore exceeds C/CAG requirements. 6 See Appendix A for proposed project trip generation and employee estimates. 18 475 Eccles Avenue Transportation Demand Management Program February 2016 TABLE 2 COMPLIANCE WITH GUIDELINES AND TDM PROGRAM EFFECTIVENESS TDM Measure City of South San Francisco Municipal Code Amount C/CAG Credit Rate C/CAG Trip Credits Required Measures Bicycle Parking - Long Term (Class I) 20.400.004 (A.12) 36 n/a n/a Bicycle Parking - Short Term (Class II) 20.400.004 (A.13) 10 n/a n/a Total Secure Bicycle Storage 20.400.004 (A.12, A.13) 46 0.33 15 Carpool and Vanpool Ridematching Service 20.400.004 (A.1) 1 0 0 Designated Employer Contact - ETC 20.400.004 (A.2) 1 5 5 Direct Route to Transit 20.400.004 (A.3) 1 0 0 Free Parking for Carpool and Vanpools 20.400.004 (A.14) 100% 0 0 Guaranteed Ride Home Program 20.400.004 (A.4) 10 1 10 Information Boards/Kiosks 20.400.004 (A.5) 2 5 10 Passenger Loading Zones 20.400.004 (A.6) 2 5 10 Pedestrian Connections 20.400.004 (A.7) 1 5 5 Preferential Carpool Parking 20.400.004 (A.14) 68 2 136 Preferential Vanpool Parking 20.400.004 (A.14) 7 7 49 New Employee Orientation Packets 20.400.004 (A.8) 1 n/a n/a Commute Alternatives Brochure Rack (Maps and Schedules) 20.400.004 (A.8) 1 n/a n/a Educational Programs 20.400.004 (A.8) 1 n/a n/a Transportation Options for Visitors (Maps and Schedules) 20.400.004 (A.8) 1 n/a n/a Total Promotional Programs 20.400.004 (A.8) 4 1 4 Showers/Clothes Lockers 20.400.004 (A.9) 4 10 40 Additional Credit for Combination with Bicycle Lockers 20.400.004 (A.9, A.12) 1 5 5 Shuttle Program (Assumes 10% Employee Use or 77 Peak- Hour Round Trip Seats) 20.400.004 (A.10) 77 1 77 Additional Credit for Guaranteed Ride Home Program 20.400.004 (A.10, A.4) 77 1 77 Transportation Management Association Participation 20.400.004 (A.11) 1 5 5 Biannual Employee Commute Survey 20.400.004 (A.2) 1 3 3 Subtotal of Required Measures 451 Source: City/County Association of Governments of San Mateo County, 2004; City of South San Francisco, 2006; and Fehr & Peers, 2006. 19 475 Eccles Avenue Transportation Demand Management Program February 2016 TABLE 2 (CONTINUED) COMPLIANCE WITH GUIDELINES AND TDM PROGRAM EFFECTIVENESS TDM Measure City of South San Francisco Municipal Code Amount C/CAG Credit Rate C/CAG Trip Credits Additional Measures Subsidized Transit Tickets (Assumes 10% Employee Use or 77 Employees) 20.400.004 (B.1) 77 1 77 Flextime (Offered to 10% of Employee Use or 77 Employees) 20.400.004 (B.4) 77 1 77 On-Site Vanpool Program 20.400.004 (A.1, A.14) 7 7 49 Additional Credit for Guaranteed Ride Home Program 20.400.004 (A.4) 7 3 21 Develop Transportation Action Plan with the Transportation Management Association 20.400.004 (B.10) 1 10 10 Pay for parking at Park and Ride Lots (Assumes 10% Employee Use or 77 Employees) 20.400.004 (B.10) 77 1 77 Downtown Dasher (Free Midday Service) 20.400.004 (B.10) 1 1 1 Additional Credit for Providing Ten or More TDM Program Measures N/A 1 5 5 Subtotal of Additional Measures 317 Total TDM Program Measures 768 35% Daily Alternative Mode Use Trip Credit Target 744 Source: City/County Association of Governments of San Mateo County, 2004; City of South San Francisco, 2016; and Fehr & Peers, 2016. 20 APPENDIX A: PROJECT TRIP GENERATION AND EMPLOYEE ESTIMATES 21 The project trip generation and employee estimates, shown in Tables A1 and A2, are based on information from Trip Generation 7th Edition (Institute of Transportation Engineers, 2003). TABLE A1 PROJECT TRIP GENERATION ESTIMATES Vehicle Trip Generation Rates Land Use ITE CodeUnit AM Peak Hour PM Peak Hour Daily TotalIn OutTotalIn Out Total Research and Development760 ksf 1.2483%17%1.0815% 85% 8.11 Vehicle Trip Generation Estimates Land Use AmountUnit AM Peak Hour PM Peak Hour Daily TotalIn OutTotalIn Out Total Research and Development 262.2 ksf3252705528342 241 2126 Source: Institute of Transportation Engineers, 2003 and Fehr & Peers, 2016. TABLE A1 PROJECT EMPLOYEE ESTIMATES Land Use ITE CodeAmountUnitEmployees Per Unit Employees Research and Development760 262.2 ksf 2.93 768 Source: Institute of Transportation Engineers, 2003 and Fehr & Peers, 2016. 22 APPENDIX B: CITY OF SOUTH SAN FRANCISCO TRAVEL DEMAND MANAGEMENT REQUIREMENTS 23 The City of South San Francisco list of required and additional TDM measures, presented below, were taken from the Zoning section of the South San Francisco Municipal Code, Chapter on Transportation Demand Management, Section on Trip Reduction Measures (20.400.004), accessed on q.code.us on January 14, 2016: All projects subject to the requirements of this chapter shall implement the following measures as necessary to achieve the required minimum alternative mode use shown in Table 20.400.003. Guidelines regarding the range of alternative mode use achievable from each of the following measures are available from the Planning Division. A. Required Measures. All nonresidential development shall implement the following measures as determined appropriate by the Chief Planner. 1. Carpool and Vanpool Ridematching Services. The designated employer contact shall be responsible for matching potential carpoolers and vanpoolers by administering a carpool/vanpool matching application. The application shall match employees who may be able to carpool or vanpool. 2. Designated Employer Contact. Each applicant shall designate or require tenants to designate an employee as the official contact for the trip reduction program. The City shall be provided with a current name and phone number of the designated employer contact. The designated employer contact shall administer carpool and vanpool ridematching services, the promotional programs, update information on the information boards/kiosks, and be the official contact for the administration of the annual survey and triennial report. 3. Direct Route to Transit. A well-lighted path or sidewalk shall be provided utilizing the most direct route to the nearest transit or shuttle stop from the building. 4. Guaranteed Ride Home. Carpool, vanpool and transit riders shall be provided with guaranteed rides home in emergency situations. Rides shall be provided either by a transportation service provider (taxi or rental car) or an informal policy using company vehicles/and or designated employees. 5. Information Boards/Kiosks. The designated employer contact shall display in a permanent location the following information: transit routes and schedules; carpooling and vanpooling information; bicycle lanes, routes and paths and facility information; and alternative commute subsidy information. 6. Passenger Loading Zones. Passenger loading zones for carpool and vanpool drop-off shall be located near the main building entrance. 7. Pedestrian Connections. Safe, convenient pedestrian connections shall be provided from the project to surrounding external streets and, if applicable, trails. Lighting, landscaping and building orientation should be designed to enhance pedestrian safety. 8. Promotional Programs. The following promotional programs shall be promoted and organized by the designated employer contact: new tenant and employee orientation packets on transportation alternatives; flyers, posters, brochures, and emails on commute alternatives; transportation fairs; Spare the Air (June — October); Rideshare Week (October); trip planning assistance-routes and maps. 9. Showers/Clothes Lockers. Shower and clothes locker facilities shall be provided free of charge. 10. Shuttle Program. Establish a shuttle program or participate in an existing program approved by the Chief Planner and subject to any fees for the existing program. 24 11. Transportation Management Association (TMA). The applicant shall participate or require tenant to participate in a local TMA, the Peninsula Congestion Relief Alliance (Alliance) or a similar organization approved by the Chief Planner, that provides ongoing support for alternative commute programs. 12. Parking, Long-Term. The applicant shall install long-term bicycle parking in compliance with the requirements of the zoning district. Bicycle parking shall be located within 75 feet of a main entrance to the building and all long-term spaces must be covered. Long-term bicycle parking shall be achieved by providing one or more of the following measures: a. Parking in a locked, controlled access room or area enclosed by a fence with a locked gate; b. Lockers; c. Parking within view or within or within 100 feet of an attendant or security guard; d. Parking in an area that is monitored by a security camera; e. Providing fixed stationary objects that allow the bicycle frame and both wheels to be locked with a bicycle-locking device or the bicyclist supplying only a lock and six-foot cable; f. Additional measures may be approved by the Chief Planner. 13. Bicycle Parking, Short-Term. The applicant shall install short-term bicycle parking in compliance with the requirements of the zoning district. Bicycle parking shall be located within 100 feet of a main building entrance to the building. Security shall be achieved by using one or more of the same methods used for securing long-term bicycle parking. 14. Free Parking for Carpools and Vanpools. Ten percent of vehicle spaces shall be reserved for carpools or vanpools, with a minimum of one space required. Such spaces shall be provided in premium and convenient locations. These spaces shall be provided free of charge. B. Additional Measures. The Chief Planner shall determine the appropriateness of each additional measure chosen by the applicant. 1. Alternative Commute Subsidies/Parking Cash Out. Employees shall be provided with a subsidy, determined by the applicant and subject to review by the Chief Planner if they use transit or commute by other alternative modes. 2. Bicycle Connections. If a site is abutting a bicycle path, lane or route, a bicycle connection shall be provided close to an entrance to the building on the site. 3. Compressed Work Week. The applicant shall allow employees or require their tenants to allow employees to adjust their work schedule in order to complete the basic work requirement of five eight- hour workdays by adjusting their schedule to reduce vehicle trips to the worksite. 4. Flextime. The applicant shall provide or require their tenants to provide employees with staggered work hours involving a shift in the set work hours of all employees at the workplace or flexible work hours involving individually determined work hours. 5. Land Dedication for Transit/Bus Shelter. Where appropriate, land shall be dedicated for transit or a bus shelter shall be provided based on the proximity to a transit route. 6. Onsite Amenities. One or more of the following amenities shall be implemented: ATM, day care, cafeteria, limited food service establishment, dry cleaners, exercise facilities, convenience retail, post office, on-site transit pass sales. 25 7. Paid Parking at Prevalent Market Rates. Parking shall be provided at a cost equal to the prevalent market rate, as determined by the City based on a survey of parking in North San Mateo County. 8. Reduced Parking. In accordance with General Plan Policies related to Transportation Demand Management, reduced parking, consistent with projected trip reduction identified in the preliminary TDM plan, may be permitted subject to approval of the Planning Commission. 9. Telecommuting. The applicant shall provide or require tenants to provide opportunities and the ability to work off-site. 10. Other Measures. Additional measures not listed in this chapter, such as childcare facilities and an in-lieu fee that would be negotiated in a development agreement with the City. (Ord. 1445 § 2, 2011; Ord. 1432 § 2, 2010) 26 APPENDIX C: CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES 27 The City/County Association of Governments of San Mateo County list of approved TDM measures, the number of mitigated peak-hour trips associated with each, and the rationale used to determine the number of mitigated trips, presented in Table C, were taken from the Revised Guidelines for the Implementation of the Land Use Component of the 1999 Congestion Management Program (City/County Association of Governments of San Mateo County, 2004). TABLE C1 CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Secure bicycle storage. One peak-hour trip will be credited for every 3 new bike lockers/racks installed and maintained. Lockers/racks must be installed within 100 feet of the building. Experience has shown that bicycle commuters will on average use this mode one- third of the time, especially during warmer summer months. Showers and changing rooms. Ten peak-hour trips will be credited for each new combination shower and changing room installed. An additional 5 peak hour trips will be credited when installed in combination with at least 5 bike lockers. 10 to 1 ratio based on cost to build and the likelihood that bicycle utilization will increase. Operation of a dedicated shuttle service during the peak period to a rail station or an urban residential area. Alternatively the development could buy into a shuttle consortium. One peak-hour trip will be credited for each peak-hour round trip seat on the shuttle. Increases to two trips if a Guaranteed Ride Home Program is also in place. Five additional trips will be credited if the shuttle stops at a child care facility enroute to/from the worksite Yields a one-to-one ratio (one seat in a shuttle equals one auto trip reduced); utilization increases when a guaranteed ride home program is also made available. Charging employees for parking. Two peak-hour trip will be credited for each parking spot charged out at $20 per month for one year. Money shall be used for TDM measures such as shuttles or subsidized transit tickets. Yields a two-to-one ratio. Subsidizing transit tickets for employees. One peak-hour trip will be credited for each transit pass that is subsidized at least $20 per month for one year. One additional trip will be credited if the subsidy is increased to $75 for parents using transit to take a child to childcare enroute. Yields a one-to-one ratio (one transit pass equals one auto trip reduced). Subsidizing pedestrians/bicyclists who commute to work. One peak hour trip will be credited for each employee that is subsidized at least $20 per month for one year. Yields a two-to-one ratio (One pedestrian/bicycle equals one auto trip reduced). Creation of preferential parking for carpoolers. Two peak-hour trips will be credited for each parking spot reserved. Yields a two-to-one ratio (one reserved parking spot equals a minimum of two auto trips reduced). Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2016. 28 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Creation of preferential parking for vanpoolers. Seven peak-hour trips will be credited for each parking spot reserved. Yields a seven-to-one ratio (one reserved parking spot equals a minimum of seven auto trips reduced). Implementation of a vanpool program. Seven peak-hour trips will be credited for each vanpool arranged by a specific program operated at the site of the development. Increases to ten trips if a Guaranteed Ride Home Program is also in place. The average van capacity is seven. Operation of a commute assistance center, offering on site, one stop shopping for transit and commute alternatives information, preferably staffed with a live person to assist building tenants with trip planning. One peak-hour trip will be credited for each feature added to the information center; and an additional one peak-hour trip will be credited for each hour the center is staffed with a live person, up to 20 trips per each 200 tenants. Possible features may include: Transit information brochure rack Computer kiosk connected to the Internet Telephone (with commute and transit information numbers) Desk and chairs (for personalized trip planning) On-site transit ticket sales Implementation of flexible work hour schedules that allow transit riders to be 15- 30 minutes late or early (due to problems with transit or vanpool). This is based on staff’s best estimate. Short of there being major disincentives to driving, having an on-site TDM program offering commute assistance is fundamental to an effective TDM program. Survey employees to examine use and best practices. Three peak hour trips will be credited for a survey developed to be administered twice yearly. This is based on staff’s best estimate with the goal of finding best practices to achieve the mode shift goal. Implementation of a parking cash out program. One peak-hour trip will be credited for each parking spot where the employee is offered a cash payment in return for not using parking at the employment site. Yields a one-to-one ratio (one cashed out parking spot equals one auto trip reduces). Implementation of ramp metering. Three hundred peak-hour trips will be credited if the local jurisdiction in cooperation with Caltrans, installs and turns on ramp metering lights during the peak hours at the highway entrance ramp closest to the development. This is a very difficult and costly measure to implement and the reward must be significant. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2016. 29 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Installation of high bandwidth connections in employees’ homes to the Internet to facilitate home-telecommuting. One peak-hour trip will be credited for every three connections installed. This measure is not available as credit for a residential development. Yields a one-to-three ratio. Installation of video conferencing centers that are available for use by the tenants of facility. Five peak-hour trips will be credited for a center installed at the facility. This is based on staff’s best estimate. Implementation of a compressed work week program. One peak-hour trip will be credited for every 5 employees that are offered the opportunity to work four compressed days per week. The work week will be compressed into 4 days; therefore the individual will not be commuting on the 5th day. Flextime: Implementation of an alternative hours workweek program. One peak hour trip will be credited for each employee that is offered the opportunity to work staggered work hours. Those hours can be a set shift set by the employer or can be individually determined by the employee. This is based on staff’s best estimate. Provision of assistance to employees so they can live close to work. If an employer develops and offers a program to help employees find acceptable residences within five miles of the employment site, a credit of one trip will be given for each slot in the program. This assumes that a five mile trip will generally not involve travel on the freeways. Implementation of a program that gives preference to hiring local residents at the new development site. One peak-hour trip will be credited for each employment opportunity reserved for employees recruited and hired from within five miles of the employment site. This assumes that a five mile trip will generally not involve travel on the freeways. Provision of on-site amenities/ accommodations that encourage people to stay on site during the work day, making it easier for workers to leave their automobiles at home. One peak-hour trip will be credited for each feature added to the job site. Possible features may include: banking grocery shopping clothes cleaning exercise facilities child care center This is based on staff’s best estimate. Provide use of motor vehicles to employees who use alternate commute methods so they can have access to vehicles during breaks for personal use. Five peak hour trips will be credited for each vehicle provided. This is based on staff’s best estimate. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2016. 30 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Provide use of bicycles to employees who use alternate commute methods so they can have access to bicycles during breaks for personal use. One peak hour trip will be credited for every four bicycles provided. This is based on staff’s best estimate. Provision of child care services as a part of the development. One trip will be credited for every two child care slots at the job site. This amount increases to one trip for each slot if the child care service accepts multiple age groups (infants = 0-2 yrs, preschool = 3&4 yrs, school-age = 5 to 13 yrs). This is based on staff’s best estimate. Developer/Property owner may join an employer group to expand available child care within 5 miles of the job site or may provide this service independently. One trip will be credited for each new child care center slot created either directly by an employer group, by the developer/property owner, or by an outside provider if an agreement has been developed with the developer/property owner that makes the child care accessible to the workers at the development This is based on staff’s best estimate. Join the Alliance’s guaranteed ride home program. Two peak hour trips will be credited for every 2 slots purchased in the program. Experience has shown that when a guaranteed Ride Home Program is added to an over-all TDM program, the average rider ship increases by about 50%. Combine any ten of these elements and receive an additional credit for five peak hour trips. Five peak-hour trips will credited. Experience has shown that offering multiple and complementary TDM components can magnify the impact of the overall program. Work with the Alliance to develop/implement a Transportation Action Plan. Ten peak-hour trips will be credited. This is based on staff’s best estimate. The developer can provide a cash legacy after the development is complete and designate an entity to implement any (or more than one) of the previous measures before day one of occupancy. Peak-hour trip reduction credits will accrue as if the items were being directly implemented by the developer. Credits accrue depending on what the funds are used for. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2016. 31 TABLE C1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Encourage infill development. Two percent of all peak-hour trips will be credited for each infill development. Generally acceptable TDM practices (based on research of TDM practices around the nation and reported on the Internet). Encourage shared parking Five peak-hour trips will be credited for an agreement with an existing development to share existing parking. Generally acceptable TDM practices (based on research of TDM practices around the nation and reported on the Internet). Participate in/create/sponsor a Transportation Management Association. Five peak-hour trips will be credited. Generally acceptable TDM practices (based on research of TDM practices around the nation and reported on the Internet). Coordinate Transportation Demand Management programs with existing developments/employers. Five peak-hour trips will be credited. This is based on staff’s best estimate. For employers with multiple job sites, institute a proximate commuting program that allows employees at one location to transfer/trade with employees in another location that is closer to their home. One peak-hour trip will be credited for each opportunity created. Yields a one-to one ratio. Pay for parking at park and ride lots or transit stations. One peak-hour trip will be credited for each spot purchased. Yields a one-to-one ratio. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2016.