HomeMy WebLinkAboutReso 41-2019 (19-113)City of South San Francisco P.O. Box 711 (City Hall,
400 Grand Avenue)
South San Francisco, CA
' City Council
Resolution: RES 41-2019
File Number: 19-113 Enactment Number: RES 41-2019
RESOLUTION APPROVING ENTITLEMENTS TO CONSTRUCT A
TWO-STORY 25,000 SQ. FT. BUILDING (400-450 EAST JAMIE
COURT) AND A FIVE -STORY 311,368 GROSS SQ. FT. OFFICE/
R&D BUILDING AND A FIVE -LEVEL PARKING GARAGE ON A
6.45 -ACRE SITE (201 HASKINS WAY) FOR THE PLANNING
PROJECT (P17-0096), INCLUDING ZONING MAP AMENDMENT,
ZONING TEXT AMENDMENT, USE PERMIT, DESIGN REVIEW,
AND PRELIMINARY TRANSPORTATION DEMAND
MANAGEMENT PROGRAM.
WHEREAS, Alexandria Real Estate (ARE) Equities ("Applicant") has proposed to construct a two-story
25,000 gross sq. ft. building (400-450 East Jamie Court), a five -story 311,368 gross sq. ft. office/ R&D
building and a five -level parking garage on a 6.45 -acre site (201 Haskins Way) and seeks approval of a
Use Permit (UP18-0001), Design Review (DR19-0004), and Preliminary Transportation Demand
Management Program (TDM18-0001), as well as a Zoning Map Amendment (RZ18-0001) to re -zone
one parcel at 201 Haskins Way (APN 015-102-230) from MI to Business Technology Park (BTP) and to
re -zone one parcel at 400-450 E. Jamie Court (APN 015-102-250) from BC to BTP (collectively referred
to as "Phase I"); and,
WHEREAS, the proposed Phase 1 is comprised of parcels located within the Mixed -Industrial (MI) and
Business Commercial (BC) Zoning Districts; and,
WHEREAS, the 400-450 E. Jamie Court parcel is the only parcel in the area zoned BC that is adjacent to
the MI and BTP Zoning Districts; and
WHEREAS, in conjunction with the Applicant's request, City staff recommends that the City Council
adopt a Zoning Map Amendment (RZ18-0001) and Zoning Text Amendment (ZA18-0002) to re -zone
six parcels that surround Phase 1 [101 Haskins Way (APN 015-102-210), 151 Haskins Way (APN
015-102-220), 410 E. Grand Avenue (APN 015-102-180), 430 E. Grand Avenue (APN 015-102-160),
451 E. Jamie Court (APN 015-102-240), and a vacant parcel (APN 015-102-290)] (collectively referred
to as "Phase 2") to BTP to further consistency with the land use designations set forth in the General
Plans; and
WHEREAS, Applicant's request for approval of Phase 1 entitlements and re -zoning and the City's
adoption of a Zoning Map Amendment and Zoning Text Amendment for Phase 2 (collectively referred
to as "Project") is considered a "project" for purposes of the California Environmental Quality Act, Pub.
Resources Code §21000, et seq. ("CEQA"); and,
City of South San Francisco Page 1
File Number: 19-113
Enactment Number: RES 41-2019
WHEREAS, on March 7, 2019 the Planning Commission for the City of South San Francisco held a
lawfully noticed public hearing at which time interested parties had the opportunity to be heard, to
review the Project and the Environmental Impact Report (EIR18-0002), as well as supporting
documents, at the conclusion of which the Planning Commission recommended that the City Council
find that the Environmental Impact Report is the appropriate environmental document and to approve the
Project; and,
WHEREAS, the City Council held a duly noticed public hearing on March 27, 2019 to consider the
entitlements request for a Zoning Map Amendment, Zoning Text Amendment, Use Permit, Design
Review and Preliminary Transportation Demand Management Plan and take public testimony; and,
WHEREAS, the City Council reviewed and carefully considered the information in the EIR
(EIR18-0002), including all comment letters submitted, and by separate resolution certifies the EIR
(EIR18-0002) 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.
NOW, THEREFORE, BE IT RESOLVED that based on the entirety of the record before it, which
includes without limitation, the California Environmental Quality Act, Public Resources Code §21000,
et seq. ("CEQA") and the CEQA Guidelines, 14 California Code of Regulations §15000, et seq.; the
South San Francisco General Plan and General Plan EIR; the South San Francisco Municipal Code; the
Phase 1 applications; the Phase 1 project plans, as prepared by WRNS, dated September 28, 2018; the
Preliminary Transportation Demand Management (TDM) Plan, as prepared by Sylvani Transportation
Consulting; the Project's EIR, including the Draft and Final EIR and all appendices thereto; all site
plans, and all reports, minutes and public testimony submitted as part of the Planning Commission's duly
noticed March 7, 2019 meeting; all site plans, and all reports, minutes, and public testimony submitted as
part of the City Council's duly noticed March 27, 2019 meeting and any other evidence (within the
meaning of Public Resources Code §21080(e) and §21082.2), the City Council of the City of South San
Francisco hereby finds as follows:
SECTION 1 FINDINGS
A. General Findings
1. The foregoing recitals are true and correct and made a part of this Resolution.
2. The Exhibits attached to this Resolution, including the Draft Conditions of Approval (Exhibit A),
Project Plans for Phase 1 (Exhibit B), and the Preliminary TDM Plan for Phase 1 (Exhibit C) are
each incorporated by reference and made a part of this Resolution, as if set forth fully herein.
3. The documents and other material constituting the record for these proceedings are located at the
Planning Division for the City of South San Francisco, 315 Maple Avenue, South San Francisco,
CA 94080, and in the custody of the Planning Manager, Sailesh Mehra.
4. By Resolution No. , the City Council, exercising its independent judgment and
analysis, finds that an EIR was prepared for the Project in accordance with CEQA, which EIR
adequately discloses
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File Number: 19-113
Enactment Number: RES 41-2019
and analyzes the proposed Project's potentially significant environmental impacts, its growth
inducing impacts, and its cumulative impacts, and analyzed alternatives to the Project. For
those impacts that could potentially exceed CEQA thresholds of significance, where feasible the
City has identified and imposed mitigation measures that avoid or reduce the impact to a level of
less -than -significant. The City Council finds that the benefits of approving the Project outweigh
the Project's significant and unavoidable impacts.
The proposed Project, including the proposed amendments, are consistent and compatible with
all elements in the City of South San Francisco General Plan as office/R&D uses in the East of
101 Area and help the City implement several broad General Plan goals, including but not
limited to maintaining a balanced land use program that provides opportunities for continued
economic growth, and building intensities that reflect South San Francisco's prominent inner bay
location and excellent regional access.
6. The proposed Project is consistent with the standards and requirements of the City's Zoning
Ordinance (as proposed for amendment) and with the provisions of the East of 101 Area Plan.
The development of the Project Site would result in the construction of approximately 336,368
gross sq. ft. of office/ R&D space, and would meet minimum design standards.
7. The Project Site is physically suitable for the type of development and density proposed, as the
campus development will benefit from being located in the East of 101 Area Plan, and the size of
the office/ R&D campus is appropriate for the location and meets the City's land use and zoning
standards.
B. Use Permit
Phase 1 is allowed within the BTP zoning district and complies with the standards and
requirements of the City's Zoning Ordinance and with the design provisions of the East of 101
Area Plan, as proposed for amendment. Phase 1 meets or exceeds all of the general development
standards of the BTP Zoning District, with the exception of a request for a parking reduction.
The request for a parking reduction is permissible and warranted by the City's Zoning Ordinance
because Phase 1 incorporates a robust Transportation Demand Management Program designed to
encourage all employees to rely on alternatives forms of transportation.
2. The proposed development of Phase 1 is consistent with the General Plan for the reasons stated
in Findings B.1 and B.2 above and is consistent with the East of 101 Area Plan.
3. The proposed office/ R&D use will not be adverse to the public health, safety, or general welfare
of the community, nor detrimental to surrounding properties or improvements, for the reasons
stated in Finding B.3 above.
4. Phase 1 complies with applicable design and development standards and requirements of the
City's Zoning Ordinance, as proposed for amendment, with the exception of parking
requirements, for which a reduction is permissible and warranted by the
City of South San Francisco Page 3
File Number. 19-113
Zoning Ordinance as discussed below.
Enactment Number. RES 41-2019
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:
a. The parking reduction will serve to support and promote the TDM program for Phase 1, which
will reduce parking demand for Phase 1.
b. Parking demand generated by Phase 1 will not exceed the capacity or have a detrimental impact
on the supply of on -street parking in the surrounding area. Phase 1 uses will be adequately
served by the proposed on-site parking because the development of Phase 1 will provide
approximately 94% of the required parking spaces and is required, through the TDM program, to
achieve an alternative mode use of 35%. The site is not anticipated to result in a shortfall of
on-site parking or create the need for overflow parking off-site.
c. The proposed parking standard of 2.68 spaces per 1,000 sq. ft. for non-residential uses and will
be adequate for the proposed use because of the offered alternative solutions for providing and
managing parking. The development of Phase 1 is required to implement a TDM Program on
an on-going basis over the life of Phase 1 with a required alternative mode shift of 35 percent.
The TDM requirements applicable to Phase 1, the fact that similar reduced standards have been
accepted and/or successfully applied within several large developments in the City, including
other nearby Genentech developments and Applicant -owned campuses such as Merck and Verily,
and the studies from the Institute of Transportation Engineers (ITE) all support a reduced parking
standard.
d. 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.
e. The number of parking spaces provided by the reduced standard will serve all existing, proposed
and potential uses as effectively and conveniently as would the standard number of parking
spaces required by Chapter 20.230 and Chapter 20.330. As described 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
transportation.
5. The design, location, size, and operating characteristics of the proposed Phase 1 are compatible with
the existing and reasonably foreseeable future land uses in the vicinity because Phase 1 will promote
an office/R&D campus in close proximity to other office and research and development uses with
employee -serving amenities and is compatible with nearby industrial uses.
6. The Phase 1 site is physically suitable for the type of development and density proposed, as the
development of a high quality research and campus -style project is in keeping with existing
City of South San Francisco Page 4
File Number. 19-113 Enactment Number. RES 41-2019
development within the East of 101 Area and the BTP Zoning District, and the EIR indicated that the
Phase 1 site has adequate access and utilities and did not identify any other physical constraints that
would render the site unsuitable. The Phase 1 includes high quality, innovative design and product
type, and maximum provisions for pedestrian and bicycle use in that Phase 1 would complete
sidewalks along the site frontage on the east side of Haskins Way and the north side of East Jamie
Court and provide adequate bicycle parking and related amenities. Phase 1 provides green building
measures over and above the applicable green building compliance threshold required pursuant to
Title 15 ("Buildings and Construction") of the South San Francisco Municipal Code.
7. An EIR has been prepared for the Project in compliance with CEQA for the reasons stated in Finding
AA above.
C. Design Review
Phase 1, including Design Review, is consistent with Title 20 of the South San Francisco Municipal
Code because Phase 1 has been designed as a high quality office/ R&D campus -style development,
which will provide a pedestrian -friendly campus, on-site amenities, transit connections, and
sustainable design. The proposed Phase 1 complies with applicable design and development
standards and requirements of the City's Zoning Ordinance for the reasons set forth in Finding C.4
above.
2. Phase 1, including Design Review, is consistent with the General Plan and the applicable provisions
of the East of 101 Area Plan, because the proposed office/R&D campus -style development is
consistent with the policies and design direction provided in the South San Francisco General Plan
for the dual MUCC land use designations by encouraging new office/R&D facilities with
campus -serving amenities and connections to transit hubs and, as described in the EIR, is consistent
with the design standards and guidelines of the East of 101 Area Plan.
3. Phase 1, including Design Review, is consistent with the applicable design guidelines adopted by the
City Council in that the proposed Phase 1 is consistent with Design Guidelines, including the design
and development standards outlined in the East of 101 Area Plan.
4. Phase 1 is consistent with the Use Permit for the reasons stated in Findings C.1 -C.7 above.
5. Phase 1 is consistent with the applicable design review criteria in South San Francisco Municipal
Code Section 20.480.006 ("Design Review Criteria") because Phase 1 has been evaluated by the
Design Review Board on February 20, 2018 and May 15, 2018, and found to be consistent with each
of the eight design review criteria included in the "Design Review Criteria" section of the Ordinance
as indicated in the Design Review Board Comment Letter dated June 1, 2018.
D. Transportation Demand Management Plan
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File Number: 19-113
Enactment Number. RES 41-2019
The proposed trip reduction measures contained in the TDM Plan (attached hereto as Exhibit C) are
feasible and appropriate for Phase 1, considering the proposed use and the location, size, and hours
of operation for Phase 1. Appropriate and feasible measures have been included in the TDM Plan to
achieve a projected 35 percent 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, an employee transit center
for shuttle pickup and drop-off linking Phase 1 to nearby transportation lines will help encourage
alternative forms of transportation.
2. The proposed performance guarantees will ensure that the target 35 percent alternative mode use
established for Phase 1 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.
SECTION 2 DETERMINATION
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of South San Francisco
hereby makes the findings made in this Resolution, and subject to the draft Conditions of Approval
attached as Exhibit A, approves the Use Permit, Design Review, and Preliminary TDM Plan
entitlements.
BE IT FURTHER RESOLVED that the City Council approvals stated herein are conditioned upon the
City Council's adoption of the Zoning Map Amendment and Zoning Text Amendment and will become
effective upon the effective date of the Zoning Map and Text Amendment ordinance.
BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage
and adoption.
At a meeting of the City Council on 3/27/2019, a motion was made by Richard Garbarino, seconded by Mark
Nagales, that this Resolution be approved. The motion passed.
Yes: 4 Mayor Matsumoto, Vice Mayor Garbarino, Councilmember Addiego, and
Councilmember Nagales
Absent: 1 Councilmember Nicolas
Attest by/&41i� 4NOW/A_
osa Govea Acosta
City of South San Francisco Page 6
Page 1
DRAFT CONDITIONS OF APPROVAL
P17-0096: RZ18-0001, ZA18-0002, UP18-0001, DR19-0004, TDM18-0001
201 Haskins Way Project
(As recommended by Planning Commission on March 7, 2019)
Planning Division requirements shall be as follows:
GENERAL
1. The applicant shall comply with the Planning Division’s standard Conditions and
Limitations for Commercial, Industrial, Mixed-Use and Multi-Family Residential Projects
(attached to this document).
2. The project shall be constructed and operated substantially as indicated on the plan set
prepared by WRNS, dated September 28, 2018, and approved by the City Council in
association with P17-0096 as amended by the conditions of approval. The final plans shall
be subject to the review and approval of the City’s Chief Planner.
3. The construction drawings shall comply with the Planning Commission approved plans, as
amended by the conditions of approval, including the plans prepared by WRNS, dated
September 28, 2018.
4. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and approved
by the City Engineer and Chief Planner.
5. Prior to issuance of any building or construction permits for grading improvements, the
applicant shall submit final grading plans for review and approval by the City Engineer
and Chief Planner.
6. Applicant shall comply with all permitting requirements of applicable reviewing agencies
related to the project, and provide proof of permits and/or approval prior to building permit
issuance for these project elements.
7. The proposed rezoning action in connection with the project requires review by the Airport
Land Use Commission to determine project consistency with the ALUCP and other
regulatory review procedures. Prior to building permit issuance for vertical construction,
the applicant shall submit a verification letter to staff that the project has been reviewed
and is consistent with the ALUCP and other regulatory review procedures. Provided that
the ALUCP makes a finding of consistency subject to conditions, the applicant shall
comply with those conditions.
CONSTRUCTION
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8. The applicant is responsible for maintaining site security prior to, and throughout the
construction process. This includes installation of appropriate fencing, lighting, remote
monitors, or on-site security personnel as needed.
9. The applicant is responsible for providing site signage during construction, which contains
contact information for questions regarding the construction.
10. During construction, the applicant shall provide parking for construction workers within
the project parking structure at 201 Haskins Way when the Chief Building Official and
Fire Marshal provide written approval.
DESIGN REVIEW / SITE PLANNING
11. 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.
12. Prior to issuance of any building or construction permits for landscaping improvements,
the applicant shall submit final landscaping and irrigation plans for review and approval
by the City’s Landscape Architect. The plans shall include documentation of compliance
with SSFMC Section 20.300.007, Landscaping, and the Water Efficient Landscape
Ordinance (WELO). Any associated fees for plan review to comply with WELO will be
paid by the applicant at time of building permit submittal.
13. Prior to issuance of any building or construction permits, the applicant shall submit interim
and final phasing plans and minor modifications to interim and final phasing plans for
review and approval by the Chief Planner, City Engineer and Chief Building Official.
14. The applicant shall contact the South San Francisco Scavenger Company to properly size
any required trash enclosures and work with staff to locate and design the trash enclosure
in accordance with the SSFMC Section 20.300.014, Trash and Refuse Collection Areas.
Applicant shall submit an approval letter from South San Francisco Scavenger to the Chief
Planner prior to the issuance of building permits.
15. The applicant shall incorporate the recommendations of the Design Review Board from
their meeting of May 15, 2018.
16. Landscaped areas in the project area may contain trees defined as protected by the South
San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or
pruning of protected trees shall comply with the Tree Preservation Ordinance, and
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applicant shall obtain a permit for any tree removals or alterations of protected trees, and
avoid tree roots during trenching for utilities.
17. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in
the right-of-way, if any trenching is to take place, for the purpose of future fiber installation.
Conduit shall have a pull rope or tape. A #8 stranded trace wire will be installed in the
conduit or other trace wire system approved by the City.
18. All landscaping installed within the public right-of-way shall be maintained by the property
owner.
19. Prior to receiving certificate of occupancy, the applicant shall install street furniture, trash
receptacles, and bicycle racks along the project sidewalk frontages. The Planning Division
shall review and approve all street furniture, trash receptacles and bicycle rack options
during the Building Permit process.
20. Demolition of any existing structures on site will require demolition permits.
21. Prior to proceeding with exterior construction, the applicant shall provide a full-scale
mockup of a section of exterior wall that shows the cladding materials and finishes,
windows, trim, and any other architectural features of the building to fully illustrate
building fenestration, subject to site inspection and approval by Planning Division staff.
22. After the building permits are approved, but before beginning construction, the
owner/applicant shall hold a preconstruction conference with City Planning, Building, and
Engineering staff and other interested parties. The developer shall arrange for the
attendance of the construction manager, contractor, and all relevant subcontractors.
TRANSPORTATION / PARKING
23. A Parking and Traffic Control Plan for the construction of the project shall be submitted
with the application for Building Permit, for review and approval by the Chief Planner and
City Engineer.
24. The applicant has prepared and submitted a draft Preliminar y TDM Plan. In accordance
with South San Francisco Municipal Code Chapter 20.400, Transportation Demand
Management, prior to issuance of a building permit the applicant shall submit a Final TDM
Plan for review and approval by the Chief Planner.
a) The Final TDM Plan shall include all mandatory elements included in the
Ordinance and shall substantially reflect the Preliminary TDM Plan by Sylvani
Transportation Consulting. The Plan shall be designed to ultimately achieve a goal
of 35% alternative mode usage by employees within the Project.
b) The Final TDM Plan shall outline the required process for on-going monitoring,
including annual surveys. The initial annual survey will be submitted one (1) year
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after the granting of a certificate of occupancy. The initial annual survey shall
either: (1) state that the applicable property has achieved 35% alternative mode
usage, providing supporting statistics and analysis to establish attainment of the
goal; or (2) state that the applicable property has not achieved the 35%alt ernative
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 attain the TDM goal of 35% alternative mode usage.
c) The applicant shall be required to reimburse the City for program costs associated
with monitoring and enforcing the TDM Program on an annual basis. The annual
monitoring fee is $1,667.
d) The Final TDM plan shall be subject to review and approval by the San Mateo
City/County Association of Governments.
25. Provide clear signage on site for residential, commercial, and visitor parking areas to help
direct vehicle traffic.
26. Once construction of an associated parking structure is complete, construction related
parking should prioritize parking within the structure.
ENVIRONMENTAL MITIGATION MEASURES / CEQA
27. The applicant shall comply with all applicable mitigation measures outlined in the
Mitigation Monitoring and Reporting Program (MMRP) for the Environmental Impact
Report EIR18-0002.
CLIMATE ACTION PLAN
28. For Commercial Projects: Prior to issuance of any building or construction permits, the
developer shall revise the development plans to include the following Climate Action Plan
requirements, subject to review and approval by the Chief Planner or designee:
a) Electric Vehicle Charging Installations Measure 2.1, Action 5: Require new large-
scale nonresidential developments to provide conduit for future electric vehicle
charging installations, and encourage the installation of conduits or electric vehicle
charging stations for all new development.
b) Heat Island Reductions Measure 3.4, Action 1: Encourage the use of high-albedo
surfaces and technologies as appropriate, as identified in the voluntary CALGreen
standards.
c) Alternative Energy Facilities Measure 4.1, Action 2: Require the construction of
any new nonresidential conditioned space of 5,000 square feet or more, or the
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conversion of unconditioned space 5,000 square feet or more, to comply with one
of the following standards:
i. Meet a minimum of 50% of modeled building electricity needs with on-site
renewable energy sources. To calculate 50% of building electricity needs
for the new conditioned space, the applicant shall calculate building
electricity use as part of the Title 24 compliance process. Total electricity
use shall include total use for the new conditioned space excluding process
energy.
ii. Participate in a power purchase agreement to offset a minimum of 50% of
modeled building electricity use. Building electricity use shall be calculated
using the method identified above.
iii. Comply with CALGreen Tier 2 energy efficiency requirements to exceed
mandatory energy efficiency requirements by 20% or more. For additions
to existing development of 5,000 square feet or more, CALGreen Tier 2
shall be calculated as part of the Title 24 compliance process. Existing
building space already permitted shall not be subject to CALGreen Tier 2
requirements.
d) Solar Wiring Installation Measure 4.1, Action 3: Require all new development to
install conduit to accommodate wiring for solar.
e) Water Demand Reduction Measure 6.1, Action 2: Revitalize implementation and
enforcement of the Water Efficient Landscape Ordinance by undertaking the
following:
i. Establishing a variable-speed pump exchange for water features.
ii. Restricting hours of irrigation to occur between 3:00 a.m. and two hours
after sunrise.
iii. Installing irrigation controllers with rain sensors.
iv. Landscaping with native, water-efficient plants.
v. Installing drip irrigation systems.
vi. Reducing impervious surfaces.
IMPACT / DEVELOPMENT FEES
29. Prior to issuance of a building permit for non-residential uses, the applicant shall pay any
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applicable childcare fees in accordance with South San Francisco Municipal Code Chapter
20.115. This fee is subject to annual adjustment, and presently is assessed at $0.57 per
gross square foot of commercial and retail uses. Based on the plans dated September 28,
2018, the childcare impact fee estimate for the non-residential uses is:
Office/R&D: $0.57 x 336,368 GSF= $191,729.76
30. The applicant submitted a complete application on January 22, 2019 and therefore shall
pay the Parkland Acquisition Fee and Parkland Construction Fee that was in effect as of
that date. The fee shall be paid prior to issuance of the certificate of occupancy, and shall
be calculated as follows, per South San Francisco Municipal Code Chapter 8.67:
Acquisition Fee:
Parkland Acquisition Fee for Non-Residential Development:
Total square feet / 1,000 square feet X Average number of employees per 1,000
square feet X 0.0005 (0.5 acres per 1,000 employees) X Average FMV per acre of
land X 0.25
Parkland Construction Fee for Non-Residential Development:
Total square feet / 1,000 square feet X Average number of employees per 1,000
square feet X 0.0005 (0.5 acres per 1,000 employees) X Average Construction Cost
per acre of land X 0.25
31. Upon the date of final inspection or issuance of the certificate of occupancy for the
development, whichever is earlier, the applicant shall pay applicable bicycle and pedestrian
impact fees in accordance with South San Francisco Municipal Code Chapter 8.68, based
on the formulas in Table 8.68.060(a) Bicycle and Pedestrian Improvements Formula.
Based on the plans dated September 28, 2018, the bicycle and pedestrian impact fee
estimate for the project is:
Commercial: Average Daily Trips (ADT)/1,000 sq. ft. x sq. ft. x Cost per ADT
32. Prior to issuance of the first building permit, the applicant shall pay the applicable
commercial linkage fee in accordance with South San Francisco Municipal Code Chapter
8.69, based on the current fee for each applicable land use category.
Based on the plans dated September 28, 2018 the commercial linkage fee estimate for the
project is:
(Gross Square Feet Commercial Floor Area - Existing Floor Area) × (Current Fee
Amount for Applicable Land use Category) = Commercial Linkage Fee Payment
Planning Division Contact: Ryan Wassum, (650) 877-8535
33. The City is in the process of studying whether a community facilities district (“CFD”) and
special tax would be appropriate to fund the costs of design, acquisition, and construction
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of transportation improvements and services that would benefit the East of 101 Area, and
if so the appropriate rate and method of apportioning the tax. Infrastructure and services
that would benefit the East of 101 Area will indirectly benefit the Project, which is located
within the East of 101 Area. Because it is anticipated that construction of Phase 1 (as
defined in the Project EIR) of the Project will precede the study regarding potential
formation of a CFD, the applicant agrees that, in the event the City proceeds with formation
of the CFD and levy of a special tax, the applicant will support the formation of the CFD
and levy of the special tax, and consent to the formation of a CFD provided that:
The CFD and special tax apply to an area that encompasses the majority of the East
of 101 Area and the special tax is levied at the same rate on all office/research and
development property within the CFD area.
The annual special tax applicable to the Phase 1 of the Project would not exceed
$1.00 per square foot of developed property.
Engineering Division requirements shall be as follows:
GENERAL
1. The Owner shall coordinate with the Public Works department to ensure any proposed
repair to the sewer lateral, sidewalks, curb and/or gutter will be satisfactory to the City and
shall obtain an encroachment permit for any work in the public right of way and shall be
responsible for all applicable fees and deposits. All work related to these requirements shall
be accomplished at the Owner’s expense.
2. The owner shall, at his/her expense, replace any broken sidewalk, curb, and gutter fronting
the property. The City of SSF shall be the sole judge of whether any such replacement is
necessary.
3. Contractors must have a Class A license for any work in the street (beyond the face of curb).
Contractors with a Class A license may perform any and all work associated with building
permit requirements. For concrete work between the curb and the building, a Class C-8
license is sufficient. For plumbing work between the curb and the building, a Class C-36
license is sufficient. An exemption may be granted by the City if a relatively minor portion
of the work is not covered by the Contractor’s license. For example, if a new sewer cleanout
is being installed in the sidewalk by a Contractor with a C-36 (plumbing) license, the same
Contractor may remove and reform no more than one (1) panel of the sidewalk without the
need for a Class C-8 (concrete) license.
PLAN SUBMITTAL
4. The Developer shall submit detailed plans printed to PDF and combined into a single
electronic file, with each being stamped and digitally signed by a Professional Engineer
registered in the State of California, along with three printed copies. Incorporated within
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the construction plans shall be applicable franchise utility installation plans, stamped and
signed and prepared by the proper authority. Plans shall include the following sheets;
Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan,
Horizontal Plan, Utility Plan(s), City Details, Erosion Control Plan, and Landscape
Plans, (landscape plans are for reference only and shall not be reviewed during this
submittal).
5. The Developer shall submit a grading plan that should clearly state the amount of cut and
fill required to grade the project. The developer shall apply for the grading permit with
the Engineering Division and shall submit an application, all documentation, fees,
deposits, bonds and all necessary paperwork needed for the application. The developer
shall place an initial $30,000 cash deposit with the City for environmental compliance
inspection personnel time, which includes, but not limited to, air quality, grading and
storm water pollution inspections.
6. Distances between new structures and property lines shall be shown on the plans.
7. For all gravity flow underground pipes (SD and SS), show arrows indicating direction of
flow.
8. Include language for undergrounding utilities, and location / distance.
9. The project is responsible for any applicable public right-of-way improvements.
10. All improvements shall be designed by a registered civil engineer and approved by the
Engineering Division.
11. The developer shall install the approved, standard East of 101 Light Standard along the
property frontages at no cost to the City. The developer shall hire an electrical engineer to
design a lighting plan to illuminate the public right-of-way. The East of 101 Light
Standard is a Holophane Pechina Light Fixture with a round aluminum pole. The design
and installation will be completed on a phase by phase basis.
12. Project driveways shall be the City’s standard detail for a commercial driveway. The
grade of each driveway cannot exceed a 12% grade. Unless controlled by a traffic signal,
the developer shall install a R1 “STOP” sign at each exit driveway from the project.
13. The Developer shall submit a copy of their General Construction Activity Storm Water
Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where
required by State or Federal regulations, to the Engineering Division for our information.
These documents shall be submitted prior to receiving a grading or building permit for
the subject project.
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14. The Developer shall submit Traffic and Pedestrian Control Plans for proposed work for the
201 Haskins Way Project or any area of work that will obstruct the existing pedestrian
walkways.
15. The Engineering Division reserves the right to include additional conditions during
review of the building permit application.
PERMITS
16. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or
more of soil is exported and/or imported. The Developer shall pay all permit and
inspection fees, as well as any deposits and/or bonds required to obtain said permits. The
Grading Permit requires several documents to be submitted for the City’s review and
approval. The Grading Permit Application, Checklist and Requirements may be found on
the City website at http://www.ssf.net/departments/public-works/engineering-division.
17. At the time of Building permit the Developer shall submit a deposit for the following:
a. Hauling/Grading Plan Check and Permit Processing. Provide Cubic Yards for
deposit amount.
b. Improvement Plan Check/Civil Review. Provide cost of improvements for deposit
amount.
18. The developer shall place an initial $30,000 cash deposit with the City for environmental
compliance inspection personnel time, which includes, but not limited to, air quality,
grading and storm water pollution inspections.
19. Refer to the section “Geotech” for deposit regarding grading permit applications.
20. A Hauling Permit shall be required for excavations and off-haul or on-haul, per
Engineering requirements; should hauling of earth occurs prior to grading. Otherwise,
hauling conditions would be included with the grading permit. Hauling Permit may be
found on the City website at http://www.ssf.net/departments/public-works/engineering-
division.
21. Developer shall obtain a Demolition Permit to demolish the existing buildings. The
demolition permit shall be obtained from the Building Division and the Developer shall
pay all fees and deposits for the permit. The developer shall provide letters from all
public utilities stating all said utilities have been properly disconnected from the existing
buildings. The Developer shall submit a spreadsheet to the City’s Engineering Division
of the existing buildings, which are slated for demolition. The spreadsheet will include
the square footage and usage of each building for the determination of credits of East of
101 traffic impact fees.
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22. An Encroachment Permit is required for any work to be done within the public right-of-
way. The Developer shall pay all permit and inspection fees, as well as any deposits
and/or bonds required to obtain said permits.
23. As part of the Encroachment Permit application, the applicant shall submit a deposit of
$5,000.00 in order for City Staff and/or the City's Construction Coordination consultant to
charge their time in coordinating construction activities related to the project with the City,
General Contractor and other affected parties that will need constant communication. If
this deposit is depleted, and the project is not complete, the applicant shall replenish the
deposit with the same amount as the initial deposit. Once the project has received a
Certificate of Occupancy, the City shall reimburse the applicant with the remainder of the
deposit.
RIGHT-OF-WAY
24. Prior to Building Permit issuance, the Developer shall submit a video survey of the adjacent
streets (perimeter of proposed property location) to determine the pre-construction
condition of the streets at no cost to the City. The Developer will be responsible to ensure
that the condition of the street is in at least existing condition or better after construction is
completed.
25. The Developer shall provide all existing and proposed elevations of the connections
between all proposed driveways and frontage roads for the 201 Haskins Way Project. These
elevations include the pavement connection point, the proposed driveway centerline, top
of curb, and bottom of curb.
26. The Developer shall provide tree protection to ensure existing trees are protected during
the proposed development.
27. The Developer shall upgrade, where required, adjacent ramps according to ADA standards.
28. The Developer shall ensure that the pavement markings are restored and upgraded to meet
current City standards. All pavement markings damaged or altered shall be fully replaced.
29. The Developer shall repave Haskins Way and East Jamie Court with a 2-inch grind and
overlay, curb to curb throughout the entire property frontage.
30. Applicant shall provide new sidewalk along the entire frontage along Haskins Way. Also
include reconstruction of curb ramps and existing sidewalk that does not meet ADA and
Caltrans requirements.
31. The Developer shall ensure the proposed trees and planting locations do not interfere with
underground utilities or the joint trench. The Developer will be required to install root
barrier measures to prevent the sidewalk from uplift at no cost to the City.
32. All new public improvements required to be constructed to accommodate the development
shall be installed at no cost to the City and shall be approved by the City Engineer and
constructed to City standards. The work shall be performed in accordance with an
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encroachment permit obtained by the developer from the Engineering Division and shall
be accomplished at no cost to the City. All new public improvements shall be completed
within one year of obtaining a Building Permit for the proposed development, or prior to
occupying structures at the site, whichever comes first.
33. The Developer shall clean, repair or reconstruct, at his expense, as required to conform to
City Standards, the existing public improvements including driveways, curbs, gutters,
sidewalks and street pavements along the street frontages of the subdivision to the
satisfaction of the City Engineer, upon completion of the heavy construction and
landscape work at the site. Damage to adjacent property caused by the developer, or his
contractors or subcontractors, shall be repaired to the satisfaction of the affected property
owner and the City Engineer, at no cost to the City or to the property owner.
34. The Developer shall provide an engineer’s estimate for all work performed with in the
public right-of-way.
STREET AND DRIVEWAY IMPROVEMENTS
35. Internal driveways shall be a minimum of 15’ wide for one-way travel and 25’ wide of for
areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted
and marked appropriately. Sufficient clear pavement area shall be provided to permit a
minimum of 25’ of maneuvering room at the rear of 90° parking stalls or garages.
36. Due to construction vehicle traffic, the developer shall improve the street fronting their
development with new asphalt/slurry seal. The developer will document the condition of
the street that fronts the buildings before and after construction and make any necessary
repairs to any deterioration on the impacted streets fronting that particular ph ase resulting
from the construction process. An improvement plan shall be submitted to the Engineering
Division for review and approval.
37. All adjacent sidewalk, curb and gutter shall be rebuilt to City standard at no cost to the
City. This may include sidewalk that may not be immediately adjacent to proposed
property but is related to the project. (For example, if the project is within the Downtown
area plan, new sidewalks shall be a minimum of 10 feet wide consistent to the SSF
Downtown Specific Plan.)
38. Developer shall ensure the proposed trees and planting locations do not interfere with
underground utilities or the joint trench. The developer will be required to install root
barrier measures to prevent the sidewalk from uplift at no cost to the City.
STORMWATER
39. The developer shall submit to the City Engineer a storm drainage and hydraulic study for
the fully improved subdivision analyzing the impact of the fully improved upstream
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drainage basin on the subject project and evaluating the impact of the developed
subdivision on the existing downstream drainage system. The study shall evaluate the
capacity of the existing drainage system and recommend any improvements necessary to
accommodate runoff from the project and upstream properties. The study shall be
submitted to the City Engineer for review and approval. A deposit of $5,000 shall be
provided for technical review and submitted at the same time.
40. The Developer shall design, construct and install the storm drainage improvements
recommended by the approved storm drainage and hydraulic study at no cost to the city.
Minor storm drains shall be designed to accommodate a 10-year design storm. Major
trunk lines and pipes draining depressions shall be designed to accommodate a 25-year
design storm. Initial time of concentration shall be 5 minutes. Pipes shall be designed for
open channel flow conditions and shall not be surcharged.
41. Drainage runoff shall not be allowed to flow across lot lines or across subdivision
boundaries onto adjacent private property without an appropriate recorded easement
being provided for this purpose.
42. All off-site drainage facilities required by the City Engineer to accommodate the runoff
from the subdivision shall be provided by the developer at no cost to the City.
43. All building downspouts shall be connected to rigid pipe roof leaders which shall discharge
into an approved drainage device or facility. Lot drainage design shall be approved by the
applicant’s soils engineer.
44. Existing on-site drains that are not adequately sized to accommodate run-off from the
fully developed property and upstream drainage basin shall be improved as required by
the applicants civil engineering consultant’s plans and specifications as approved by the
City Engineer. The expense for the installation of these improvements, and all necessary
permits shall be borne by the Developer.
45. The on-site storm drainage system shall not be dedicated to the City for ownership or
maintenance. The storm drainage system and any storm water pollutions control devices
within the subdivision shall be owned, repaired and maintained by the property owner or
Homeowner’s Association.
46. The design of new structures shall consider the protection of the existing box culvert.
Vice versa, in the protection of the new structure when a repair/replace, is made on the
box culvert. No structure shall encroach into the designated easement.
47. Submit proposed or existing grease trap plans to verify compliance with regulations, per
SSF Water Quality Control Plant (WQCP).
SANITARY SEWER
48. The Developer shall submit a sewer capacity study to determine how the project impacts
the system and determine if there is adequate capacity of the sewer lines.
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49. Sanitary Sewer plan shall show all existing and proposed utilities. Be sure to provide
minimum horizontal and vertical clearances for all existing and proposed utilities. Also
include all existing and proposed manhole, catch basin and pipe invert elevations.
50. The on-site sanitary sewer system shall be designed and installed in accordance with the
Uniform Plumbing Code, as amended and adopted by the City, and in accordance with the
requirements of the South San Francisco Building Division.
51. The Developer shall install a manhole at the property line and a property sized lateral as it
connects into the City sanitary sewer main at no cost to the City.
52. Each on-site sanitary sewer manhole and cleanout shall be accessible to maintenance
personnel and equipment via pathway or driveways as appropriate. Each maintenance
structure shall be surrounded by a level pad of sufficient size to provide a safe work area.
53. When a sewer lateral must be abandoned, the entire lateral shall be eliminated up to the
main. If the connection to the main is not satisfactory to the PW inspector, the
connection must be replaced.
TRAFFIC
54. Proposed ingress/egress shall not be located too close to an intersection, subject to approval
by the Engineering Division.
55. Ingress/egress driveways shall have a minimum width of 25 feet (two way) and 20 feet
(one way).
56. At the backup area, draw on plan the turning radius template to show that vehicles can
easily maneuver a return to the only egress point.
UTILITIES
57. Developer to submit utility coordination documentation to the City, which highlights
notification of work to be performed, response(s) from each utility owner (including
existing utility plans from each owner), and proposed utility plans.
58. Prior to the filing of any final map, the Developer shall submit letters from each utility
company certifying that satisfactory provisions have been made as the location of their
facilities and that satisfactory easements have been provided on the full map.
59. All electrical and communication lines, service cabinets, and devices shall be placed
underground within the property being developed. Pull boxes, junction structures, vaults,
valves, and similar devices shall not be installed within pedestrian walkway areas.
60. The developer shall coordinate with the California Water Service/Westborough Water for
all water-related issues. All water mains and services shall be installed to the standards of
the California Water Service or the Westborough Water District, as appropriate.
GRADING
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61. The entire project site shall be adequately sprinkled with water to prevent dust or sprayed
with an effect dust palliative to prevent dust from being blown into the air and carried onto
adjacent private and public property. Dust control shall be for seven days a week and 24
hours a day. Should any problems arise from dust, the developer shall hire an
environmental inspector at his/her expense to ensure compliance with the grading permit.
62. Haul roads within the City of South San Francisco shall be cleaned daily, or more often, as
required by the City Engineer, of all dirt and debris spilled or tracked onto City streets or
private driveways.
63. The owner shall hire a licensed land surveyor or civil engineer authorized to practice land
surveying to certify that the new foundation forms conform with all setbacks from
confirmed property lines and that all easements are verified and in conform ance with the
plans. A letter certifying the foundation forms shall be submitted to the Engineering
Division for approval.
64. All hauling and grading operation are restricted to between the hours of 8:00 am to 6:00
pm for residential areas and 7:00 am to 6:00 pm for industrial/ commercial areas, Monday
through Friday excluding holidays.
65. Unless approved in writing by the City Engineer, no grading excess of 200 cubic yards
shall be accomplished between November 1 and May 1 of each year.
GEOTECH
66. The developer shall submit a geotechnical report along with a cash deposit of [$5,000]
for peer review. The geotechnical report shall also include, but not limited to, design
criteria for the subterranean parking areas, footing/foundations of the future structures,
etc.
67. The recommendations contained within the geotechnical report shall be included in the Site
Grading and Drainage Plan and submitted for review and approval by the City Engineer.
The Site Grading and Drainage Plan shall be prepared by the developer’s civil engineer
and approved by the project geotechnical engineer.
IMPACT FEES
68. Prior to the issuance of a Building Permit for the project, the applicant shall pay the
various fees as detailed below; based on information supplied in application (and
building areas via County records), an estimate of the impact fees are as follows (impact
fees are subject to changed based on information that may be provided by applicant on a
later date or at the building permit stage):
201 Haskins
Existing (Warehouse) 24,087 SF (to be demolished)
Proposed (Office/R&D) 311,368 SF
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400-450 East Jamie Court
Existing 157,680 SF (to remain)
Proposed (Office R&D) 25,067 SF (addition)
A. OYSTER POINT OVERPASS CONTRIBUTION FEE
Trip Calculation
201 Haskins
Trip Calculation
Existing
24,087 gsf Warehouse
108 vehicle trips
Proposed
311,368 gsf Office/R&D use @ 12.3 trips per 1000 gsf = 3,830 new vehicle trips
Change in vehicle trips = 3,830 – 108 = 3,722 new vehicle trips
Contribution Calculation (Based on Dec 2017 CCI)
New vehicle trips X $154 X (ENR Latest CCI/6552.16)
3,722 trips X $154 X (12014.72/6552.16) = $1,051,056.95
400-405 East Jamie Ct
Trip Calculation
Proposed (additional building)
25,067 gsf Office/R&D use @ 12.3 trips per 1000 gsf = 308.32 new vehicle trips
Contribution Calculation (Based on Dec 2017 CCI)
New vehicle trips X $154 X (ENR Latest CCI/6552.16)
308.32 trips X $154 X (12014.72/6552.16) = $87,067.76
Total = $ 1,051,056.95 + $ 87,067.76 = $ 1,138,124.71
* The new vehicle trip numbers shown above are based on the analysis contained in
Resolution 71-1984 establishing the Oyster Point Overpass Contribution Fee. The fee is
calculated based on average daily trips per land use category. These numbers do not
impact nor alter the trip generation figures contained in any environmental documents
prepared for the project.
B. EAST OF 101 TRAFFIC IMPACT FEES
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Fee Calculation (effective July 1, 2018)
Proposed building area (gsf) x $5.89/gsf
201 Haskins
311,368 gsf x $ 5.89/gsf = $ 1,833,957.52
400-405 East Jamie Ct.
25,067 gsf x $ 5.89/gsf = $ 147,644.63
Total Traffic Impact Fee Estimate*
$ 1,833,957.52 + $ 147,644.63 = $ 1,981,602.15
*Subject to change based on the East of 101 traffic impact fee in effect at the time the
building permit is issued.
C. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE
Gallons per day calculated = (GSF/1000)*400 = gpd
201 Haskins
Existing 9,634.8 gallons per day generated
Proposed 124,547.20 gallons per day generated
Change 114,912.40 gallons per day generated
Gallons per day x $4.73 per gallon = Sewer Impact Fee
114,912.40 gpd x $4.73 per gallon = $ 543,535.65
400-405 East Jamie Ct.
Based on proposed addition of 25,067 SF building = 10,026.80 gallons per day
generated
Gallons per day x $4.73 per gallon = Sewer Impact Fee
10,026.80 gpd x $4.73 per gallon = $ 47,426.76
Total Sewer Impact Fee = $ 543,535.65 + $ 47.426.76 = $ 590,962.44
*Total estimated fees*:
Oyster Point Overpass Fee $ 1,138,124.71
East of 101 Traffic Impact Fee $ 1,981,602.15
East of 101 Sewer Improvements Fee $ 590,962.44
Total $ 3,781,829.42
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Engineering Division Contact: Kelvin Munar, (650) 829-6661
Water Quality Conditions 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 building permit:
1. Storm drains must be protected during construction. Discharge of any
demolition/construction debris or water to the storm drain system is prohibited.
2. Do not use gravel bags for erosion control in the street. Drains in street must have inlet and
throat protection of a material that is not susceptible to breakage from vehicular traffic.
3. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge
to landscaping first.
4. If fire sprinklers are added/modified, fire sprinkler test drainage must be plumbed to
sanitary sewer.
5. Trash enclosure shall be covered, contained and the floor shall slope to a central drain that is
connected to the sanitary sewer.
6. Install a condensate drain line connected to the sanitary sewer for rooftop equipment.
7. If laboratories will be installed, a segregated non-pressurized lab waste line must collect all
laboratory waste. Install a sample port on the lab waste line outside the building, which will
be accessible at all times.
8. Submit specs on the sample port.
9. Any food service establishments must install a grease removal device. The grease removal
device must be connected to all wash sinks, mop sinks, and floor sinks and must be
upstream of the domestic waste stream. Sizing of the grease removal device must be in
accordance with the uniform plumbing code. The minimum size shall be no less than 750
gallons.
10. A water meter for each individual commercial unit shall be installed.
11. Submit facility square footage on plans. Applicant may be required to pay a sewer capacity
fee (connection fee) at a later time based on anticipated flow, BOD and TSS calculations if
positive net difference and/or discharge type results from previous site use.
12. Site is subject to C.3 requirements of the Municipal Regional Stormwater Permit.
13. Sign and have engineer wet stamp forms for Low Impact Development.
14. Completed required forms for Low Impact Development.
Forms must be on 8.5in X 11in paper and signed and wet stamped by a professional
engineer. Calculations must be submitted with this package.
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Use updated forms for completing documents, as old forms are no longer sufficient
A completed copy must also be emailed to andrew.wemmer @ssf.net
15. Complete required Operation and Maintenance (O&M) agreements.
Use updated forms for completing documents, as old forms are no longer sufficient
A finished copy must also be emailed to [email protected]
Do not sign agreement, as the city will need to review prior to signature, prepare
packet and submit with an address to send for signature.
16. Submit flow calculations and related math for LID.
17. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
18. Landscaping shall meet the following conditions related to reduction of pesticide use on
the project site:
a) Where feasible, landscaping shall be designed and operated to treat stormwater
runoff by incorporating elements that collect, detain, and infiltrate runoff. In areas
that provide detention of water, plants that are tolerant of saturated soil conditions
and prolonged exposure to water shall be specified.
b) Plant materials selected shall be appropriate to site specific characteristics such as
soil type, topography, climate, amount and timing of sunlight, prevailing winds,
rainfall, air movement, patterns of land use, ecological consistency and plant
interactions to ensure successful establishment.
c) Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent practicable.
d) Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
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.
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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.
19. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is allowed.
20. A SWPPP must be submitted. Drawings must note that erosion control shall be in effect all
year long.
21. A copy of the state approved NOI must be submitted.
Water Quality Contact: Andrew Wemmer - (650) 829-3840
Fire Department Conditions shall be as follows:
1. Install fire access roads which shall be accessible to fire department apparatus by way of
an approved fire apparatus access road with an asphalt, concrete or other approved
driving surface capable of supporting the imposed load of fire apparatus weighing at least
80,000 pounds or as otherwise determined by the fire code official.
2. The minimum clear width of fire department access roads shall be 20 feet. This width
may be increased based upon specific department operations and/or apparatus. Alternate
designs may be approved on a case-by-case basis.
3. Vertical clearance over required vehicular access roads and driveways shall be a
minimum of 13’6”. Vertical clearances shall be increased when in the opinion of the fire
code official, vertical clearances are not adequate to provide fire apparatus access.
4. Fire apparatus access roads shall not exceed 10% in grade, unless approval is granted by
the fire code official prior to construction.
5. The minimum turning radius shall be determined by the fire code official.
6. Dead-end fire apparatus access roads in excess of 150 feet shall be provided with width
and turnaround provisions as determined by the fire code official.
7. Any traffic calming devices and the design thereof shall be approved by the fire code
official prior to installation.
8. Fire hydrants located on a public or private street, or onsite, shall have an unobstructed
clearance of not less than 30 feet (15 feet either side of hydrant), in accordance with
California vehicle code 22514. Marking shall be per California vehicle code 22500.1
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9. Fire hydrants are required to be located within 50 feet of the Fire Department Connection
(FDC) and on the same side of the street.
10. A blue reflective dot shall be placed in the middle of the roadway directly in front of the
fire hydrant.
11. Provide fire hydrants; location and number to be determined.
12. Provide fire flow in accordance with California Fire Code Appendix III-A.
13. Provide fire hydrants; location and number to be determined.
14. Provide fire hydrants with an average spacing of 300 feet between hydrants.
15. The fire hydrants shall have a minimum fire flow of 3000 gpm at 20 psi residual pressure
for duration of 3 hours.
16. All non-parking space curbs to be painted red to local Fire Code Specifications.
17. All utility shutoffs shall be on the exterior of the building.
18. All buildings shall provide premise identification in accordance with California Fire Code
section 505.
19. 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.
20. Provide an independent study or proof that the Emergency Radio Responder coverage in
the building is adequate or install a system that will give emergency responders the
adequate level of radio coverage inside the building.
21. Provide Knox key boxes for each building/area with access keys to entry doors,
electrical/mechanical rooms, elevators, gates and others to be determined. L or H
occupancies will generally require a Knox vault instead of box.
22. This new commercial construction will be assessed an adopted Public Safety Impact Fee.
The amount for Office/R & D is $0.13 per square foot for the Police Department and $0.31
per square foot for the Fire Department.
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23. Install fire sprinkler system per NFPA 13/SSFFD requirements under separate fire plan
check and permit for overhead and underground.
24. Install a fire alarm system per NFPA 72 and SSFFD requirements under a separate fire
plan check and permit. Install exterior listed horn/strobe alarm device, not a bell.
25. Install a fire pump per NFPA 20 and SSFFD requirements under separate fire plan check
and permit.
26. Install underground piping for water based fire protection systems per NFPA 24 and
SSFFD requirements under separate fire plan check and permit.
27. Install a standpipe system per NFPA 14/SSFFD requirements under separate fire plan
check and permit.
28. Install exterior listed horn/strobe alarm device, not a bell.
29. Elevator if provided shall not contain shunt-trips.
30. At least one elevator shall be sized for a gurney the minimum size shall be in accordance
with the CFC.
31. Buildings 4 stories or more will require a modified smoke control system. A rational
analysis is required before building plans are approved.
32. Provide fire extinguishers throughout the building.
33. All Non parking space curbs to be painted red to local Fire Code Specifications
34. Project must meet all applicable Local (SSF Municipal Code, Chapter 15.24 Fire Code),
State and Federal Codes.
Fire Contact: Craig Lustenberger - (650) 829-3950
Police Department Conditions shall be as follows:
1. All construction must conform to South San Francisco Municipal Code Chapter 15.48.070
Minimum-security standards for nonresidential buildings, (Ord. 1477 §1C, 2013; Ord.
1166 § 1, 1995). The Police Department reserves the right to make additional security and
safety conditions, if necessary, upon receipt of detailed/revised building plans.
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Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the
following conditions will also be required:
2. Any exterior double door entrances shall only have one exterior handle, which should be
on the right door (from a person’s perspective from the outside). This is to prevent the
malicious locking/chaining of the doors from the outside. This requirement shall also apply
to interior double doors to shared common areas. The interior opening mechanism for the
aforementioned doors shall be of a design that prevents the same malicious
locking/chaining.
3. The landing at the lowest level of service staircases in the parking garage area shall have
some mechanism, such as fencing, to prevent access to and prevent people from loitering
or concealing themselves in that area.
4. All exterior doorways, pathways, and parking areas shall be illuminated during darkness
by a white light source that has full cut-off and is of pedestrian scale.
5. All interior common and service areas, such as the garage, bicycle storage area, fire
escapes, etc, shall be illuminated at all times with a white light source that is controlled by
a tamperproof switch or a switch located in an inaccessible location to passers-by.
6. Any exterior bicycle racks installed shall be of an inverted “U” design, or other design that
allows two different locking points on each bicycle.
7. The mature height of all shrubbery shall be no higher than two feet, if so, it shall be
maintained at a maximum height of two feet, and tree canopies shall be no lower than six
feet above grade.
8. Any exterior park benches accessible to public areas shall have a handrail/railing at their
midpoint to prevent persons from laying down and sleeping on the benches.
9. Skateboard deterrents shall be installed on edges of raised horizontal surfaces and handrails
in public areas.
10. Any exterior electrical outlets accessible to public areas shall be secured to prevent public
members from using the outlets, or they shall be on a timer control to prevent their usage
during evening hours (7PM until 7AM).
11. The applicant shall install and maintain a camera surveillance system that conforms to the
technical specifications of South San Francisco Municipal Code Chapter 8.66.050
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Minimum technological standards, (Ord. 1515, 2016). The video surveillance cameras will
be used as a crime deterrent and assist with the identification and apprehension of criminals
if a crime is committed on the property. Enough cameras shall be installed to provide
adequate coverage for the intended space. Cameras shall be placed minimally in the
following locations:
All entrances/exits of buildings and parking garage (pedestrian & vehicular)
Main lobby of buildings
Loading docks
12. The applicant shall install and maintain a central station silent intrusion alarm (burglary
alarm) per South San Francisco Municipal Code Chapter 15.48.070(i)(2)(Q), (Ord. 1477 §
1C, 2013; Ord. 1166 § 1, 1995)
13. The Police Department requires acknowledgement of these comments to include specific
locations in the plans where the applicable change requests have been made.
14. The Police Department reserves the right to review and comment upon the submission of
revised and updated plans.
Fire Contact: Mike Rudis - (650) 877-8900
Page 24
STANDARD CONDITIONS AND LIMITATIONS FOR COMMERCIAL,
INDUSTRIAL, MIXED USE, AND MULTI-FAMILY RESIDENTIAL PROJECTS
Entitlement and Permit Status
1. Unless the use has commenced or related building permits have been issued within
two (2) years of the date this permit is granted, this permit will automatically
expire on that date. A one-year permit extension may be granted in accordance
with provisions of the SSFMC Chapter 20.450 (Common Procedures).
2. The permit shall not be effective for any purpose until the property owner or a
duly authorized representative files an affidavit, prior to the issuance of a building
permit, stating that the property owner is aware of, and accepts, all of the
conditions of the permit.
3. The permit shall be subject to revocation if the project is not operated in compliance
with the conditions of approval.
4. Minor changes or deviations from the conditions of approval of the permit may be
approved by the Chief Planner and major changes require approval of the Planning
Commission, or final approval body of the City, per SSFMC Chapter 20.450
(Common Procedures).
5. Neither the granting of this permit nor any conditions attached thereto shall
authorize, require or permit anything contrary to, or in conflict with any ordinances
specifically named therein.
6. Prior to construction, all required building permits shall be obtained from the
City’s Building Division.
7. All conditions of the permit shall be completely fulfilled to the satisfaction of the
affected City Departments and Planning and Building Divisions prior to occupancy of
any building. Any request for temporary power for testing equipment will be issued
only upon substantial completion of the development.
Lighting, Signs, and Trash Areas
8. All exterior lights shall be installed in such a manner that is consistent with SSFMC
Chapter 20.300 (Lot and Development Standards), and there shall be no illumination
on adjacent properties or streets which might be considered either objectionable by
adjacent property owners or hazardous to motorists.
Page 25
9. No additional signs, flags, pennants or banners shall be installed or erected on the
site without prior approval, as required by SSFMC Chapter 20.360 (Signs).
10. Adequate trash areas shall be provided as required by SSFMC 20.300 (Lot
and Development Standards).
11. Trash handling area must be covered, enclosed and must drain to sanitary sewer. This
must be shown on the plans prior to issuance of a permit. If being installed in a food
service facility the drain must be connected to a grease interceptor prior to the
connection to the sanitary sewer.
Landscaping, Construction, & Utilities
12. The construction and permitted use on the property shall be so conducted as to reduce
to a minimum any noise vibration or dust resulting from the operation.
13. A plan showing the location of all storm drains and sanitary sewers must be submitted.
14. All sewerage and waste disposal shall be only by means of an approved sanitary
system.
15. Prior to any on-site grading, a grading permit shall be obtained from the City Engineer.
16. All existing utility lines, underground cable conduits and structures which are not
proposed to be removed shall be shown on the improvement plans and their
disposition noted.
17. All landscape areas shall be watered via an automatic irrigation system which shall
be maintained in fully operable condition at all times, and which complies with
SSFMC Chapter 20.300 (Lot and Development Standards).
18. All planting areas shall be maintained by a qualified professional; the landscape shall
be kept on a regular fertilization and maintenance program and shall be maintained
weed free.
19. Plant materials shall be selectively pruned by a qualified arborist; no topping or
excessive cutting-back shall be permitted. Tree pruning shall allow the natural
branching structure to develop.
20. Plant materials shall be replaced when necessary with the same species
originally specified unless otherwise approved by the Chief Planner.
Page 26
Parking Areas, Screening, & Drainage
21. All ducting for air conditioning, heating, blower systems, accessory mechanisms and
all other forms of mechanical or electrical equipment which are placed on or adjacent
to the building shall be screened from public view, in accordance with SSFMC Chapter
20.300 (Lot and Development Standards).
22. All parking spaces, driveways, maneuvering aisles, turn-around areas and
landscaping areas shall be kept free of debris, litter and weeds at all times. Site,
structures, paving, landscaping, light standards, pavement markings and all other
facilities shall be permanently maintained.
23. All parking spaces, driveways, maneuvering aisles, and turn-around areas must drain
and be plumbed to the sanitary sewer.
24. The onsite stormwater catch basins are to be stenciled with the approved San
Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay).
Public Safety
25. 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.
26. The applicant shall comply with the provisions of Chapter 15.24 of the Municipal
Code, “Fire Code” Ordinance. The Fire Department reserves the right to make
additional safety conditions, if necessary, upon receipt of detailed/revised building
plans.
27. All fire sprinkler test and/or drain lines shall be connected to the sanitary sewer.
Revised March 2013
5
4
S A N FR A NCISC O
C AL IFORNI A 94107
415 .489.2224 TEL
415.358.9100 FAX
WWW W.RNSSTUDIO.OCM
01 SECOND STREET
TH LF ORO STE., 402
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
201 Haskins Way, South San Francisco
PLANNING SUBMITTAL
09/28/2018
SCALE:PROJECT #:
APRIL 13TH, 2018HASKINS BIOTECH CAMPUS -SOUTH SAN FRANCISCO
DRAWING INDEX, PROJECT DIRECTORY
17016
G-001.
DRAWING SHEET INDEX
VICINITY MAP
GENERAL
CIVIL
LANDSCAPE
ARCHITECTURAL
ARCHITECT
WRNS STUDIO
501 SECOND STREET, SUITE 402
SAN FRANCISCO, CA 94107
415.489.2242
LANDSCAPE
STUDIO 5
508 SAN ANSELMO AVE, SUITE 12
SAN ANSELMO, CA 94960
415.524.8517
CIVIL
BKF ENGINEERS
255 SHORELINE DRIVE, SUITE 200
REDWOOD CITY, CA 94065
650.482.6377
PROJECT DIRECTORY
OWNER
ALEXANDRIA REAL ESTATE
1700 OWENS ST.
SAN FRANCISCO, CA 94158
415.554.8844
LOCATION MAP
G-000. COVER
G-001. DRAWING INDEX, PROJECT DIRECTORY
G-002. CONDITIONS OF APPROVAL
G-003. CONDITIONS OF APPROVAL
G-004. SITE DESIGN CONCEPT
G-101. EXISTING SITE PHOTOS
G-102. EXISTING SITE PHOTOS
G-103. EXISTING SITE PHOTOS
G-104. EXISTING SITE PHOTOS
G-300 OVERALL SITE PLAN
G-301. 201 HASKINS SITE PLAN
G-302. 400-450 EAST JAMIE CT SITE PLAN
G-303. 201 HASKINS - LOT COVERAGE / OPEN LANDSCAPE CALCULATION
G-305. 400-450 EAST JAMIE CT - LOT COVERAGE / OPEN SPACE CALCULATION
G-306. 201 HASKINS SITE CIRCULATION
G-307. 400-450 EAST JAMIE COURT SITE CIRCULATION
G-308. SITE SECTION EAST
G-309. SITE SECTION WEST AND CENTER
G-310 SHADOW STUDIES - PHASE 1
G-311 SHADOW STUDIES - PHASE 2
G-312 WIND STUDIES
G-313 WIND SAFETY & SHADOW NARRATIVE
G-401. RENDERINGS
G-402. RENDERINGS
G-403. VIGNETTES
G-404 400-450 EAST JAMIE CT - RENDERINGS
G-405 LANDSCAPE RENDERINGS
A-101. 201 HASKINS FLOOR PLANS - LEVELS 1 & 2
A-102. 201 HASKINS FLOOR PLANS - LEVELS 3 & 4,5
A-103. 201 HASKINS FLOOR PLAN - ROOF
A-104. 201 HASKINS GARAGE PLAN - LEVEL 1 & 2,3,4
A-105. 201 HASKINS GARAGE PLAN - LEVEL 5 & ROOF
A-106. 400-450 EAST JAMIE CT - 1ST & 2ND FLOOR PLAN
A-107. 400-450 EAST JAMIE CT - ROOF PLAN
A-301. 201 HASKINS - BUILDING ELEVATIONS - NORTH & EAST
A-302. 201 HASKINS - BUILDING ELEVATIONS - SOUTH & WEST
A-303. MATERIALS AND PRECEDENTS
A-304. 201 HASKINS - GARAGE ELEVATIONS - NORTH & EAST
A-305. 201 HASKINS - GARAGE ELEVATIONS - SOUTH & WEST
A-306. 400-450 EAST JAMIE CT ELEVATIONS
A-331. BUILDING SECTIONS
A-332. GARAGE SECTIONS
A-333. 400-450 EAST JAMIE CT - BUILDING SECTIONS
STANDARD
LOT STANDARDS
MIN. LOT SIZE ( SQ.FT.)
MIN. LOT WIDTH (FT)
BUILDING FORM AND LOCATION
MAX. HEIGHT (FT.)
MAIN BUILDING
ACCESSORY BUILDING
MIN. YARDS (FT.)
FRONT
INTERIOR SIDE
STREET SIDE
REAR
MAX. LOT COVERAGE ( % OF LOT)
MAX. FLOOR AREA RATIO (FAR)
MAX. FLOOR AREA RATIO WITH
INCENTIVES PROGRAM
ADDITIONAL STANDARDS
MIN. AMOUNT OF LANDSCAPING
PARKING STANDARDS
VEHICULAR PARKING
VEHICULAR CALCULATION
BICYCLE PARKING
SSFMC 20.330.008
LEED V4
CALGREEN 5.106.4.1.2
PROPOSED STRUCTURES
OFFICE / LAB
PARKING STRUCTURE
SITE / F.A.R. CALCULATIONS
SITE AREA
ADDRESS
APN
BUILDING GROSS SF
ALLOWABLE DEDUCTION
PER 20.040.008 (B)
FLOOR AREA PER 20.040.008 (A)
ACTUAL F.A.R.
LOT COVERAGE
MI
10,000 ; 43,560 EAST OF 101
50
65
20
20
10
10
10
60
.40
.60
10%
VARIES
BTP
10,000 ; 43,560 EAST OF 101
50
N/A
20
20
0
10
0
60
.50
1.0
15%
1:350 (2.86/1000)
311,368 / 350 = 890 REQUIRED
BTP
280,765
362.96
80'-3"
20
20
61'-9 1/2"
10
12
43
1.0
1.0
16%
1:373 (2.68/1000)
903 PROVIDED
CURRENT PROPOSED ZONING PROPOSED PROJECT
TABLE 20.110.003
DEVELOPMENT STANDARDS
NOTES:
1. MAX. HEIGHTS EAST OF 101 - UNLESS STIPULATED IN A SPECIAL PLAN, BLDG. HEIGHTS EAST OF 101 ARE ALLOWED TO BE MAX HEIGHT LIMITS UNDER FEDERAL REQUIREMENTS PART 77.
2. AN INCREASE IN FAR FROM .5 TO 1.0 BASED ON TABLE 20.110.005 (C) .4 INCREASE FOR SPECIFIED TDM REDUCTION STANDARDS (200.400 ) AND .1 INCREASE FOR HIGH QUALITY INNOVATIVE
DESIGN.
3. 1327 STALLS ARE BEING PROVIDED AS AN OVERALL CAMPUS STRATEGY BETWEEN 400-450 EAST JAMIE CT & 201 HASKINS. FLOOR AREA FOR THE CAMPUS IS TOTAL 495,315 . FOR AN OVERALL
PARKING RATIO OF 2.68 495,315/1000 = 495.315 1327/495.315=2.68/1000(1/373)
4. LONG-TERM BICYCLE SPACES ARE PROVIDED PER BASED ON HIGHEST REQUIREMENT
5. SEE SHEET G-301 & G-302 FOR F.A.R. CALCULATIONS
ZONING ANALYSIS
REMARKS
SEE C2.0
SEE NOTE #1
SEE G-303
SEE NOTE #2
SEE G-303
SEE NOTE #3
SEE NOTE #4
SEE NOTE #5
PROJECT NARRATIVE
PROJECT OVERVIEW
WRNS STUDIO IS PLEASED TO SUBMIT THIS PLANNING APPLICATION ON BEHALF OF ALEXANDRIA REAL ESTATE EQUITIES PARTNERS FOR THE 201 HASKINS
WAY/400-450 EAST JAMIE COURT PROJECT. THE PROPOSED PROJECT CONSISTS OF A “HIGH QUALITY, INNOVATIVE DESIGN” FOR A FIVE STORY
OFFICE/LABORATORY BUILDING WITH AN FAR OF 280,765 SF AND A FIVE TIER 657 STALL PARKING GARAGE LOCATED AT 201 HASKINS WAY AND AN
APPROXIMATELY 25,000 SF ADDITION TO THE EXISTING BUILDING LOCATED AT 400 EAST JAMIE COURT.
SITE & ZONING OVERVIEW - 201 HASKINS:
201 HASKINS IS A 6.45 NET ACRE (280,765 SF) SITE THAT SITS AT THE NORTH EAST CORNER OF THE INTERSECTION OF HASKINS WAY AND EAST JAMIE COURT IN
SOUTH SAN FRANCISCO, CALIFORNIA WITH A GENERAL PLAN DESIGNATION OF MIXED INDUSTRIAL (MI). THE PROPERTY IS ABUTTED BY THREE PROPERTIES TO
THE NORTH; 151 HASKINS, 410 EAST GRAND AVE AND 430 EAST GRAND AVENUE AND ONE PROPERTY TO THE EAST, 451 EAST JAMIE COURT. ALL OF THE
PROPERTIES ADJACENT TO THE SUBJECT PROPERTY ARE ALSO ZONED MI. THE PROPERTY IS CURRENTLY OCCUPIED BY YRC FREIGHT AN LTL TRUCKING
COMPANY WHICH UTILIZES A ONE STORY BUILDING OF APPROXIMATELY 24,087 SF. THE ONE STORY BUILDING WILL BE DEMOLISHED AS A PART OF THE PROJECT.
THE PROPOSED PROJECT WOULD CHANGE THE EXISTING GENERAL PLAN DESIGNATION FROM MI TO BUSINESS TECHNOLOGY PARK (BTP). A SUMMARY OF THE
DEVELOPMENT STANDARDS APPEARS IN THE ADJACENT ZONING ANALYSIS.
SITE & ZONING OVERVIEW - 400-450 EAST JAMIE COURT :
400-450 EAST JAMIE COURT IS A 6.13 NET ACRE (267,023 SF) SITE THAT SITS AT THE SOUTH EAST CORNER OF THE INTERSECTION OF HASKINS WAY AND EAST
JAMIE COURT IN SOUTH SAN FRANCISCO, CALIFORNIA WITH A GENERAL PLAN DESIGNATION OF BUSINESS COMMERCIAL (BC). THE PROPERTY IS ABUTTED TO
THE EAST BY 500 EAST JAMIE COURT WHICH HAS A ZONING DESIGNATION MI. THE PROPERTY IS CURRENTLY OCCUPIED BY TWO, THREE STORY BUILDINGS
WITH A TOTAL OF 157,680 SF (85,287 SF + 72,393 SF) AND A BELOW GRADE GARAGE WITH 140 PARKING STALLS.
THE PROPOSED PROJECT WOULD CHANGE THE EXISTING GENERAL PLAN DESIGNATION FROM BC TO BUSINESS TECHNOLOGY PARK (BTP). A SUMMARY OF THE
DEVELOPMENT STANDARDS APPEARS IN THE ADJACENT ZONING ANALYSIS.
FAR BONUS
THE PROJECT IS SEEKING AN INCREASE IN FAR FROM .5 TO 1.0 BASED ON TABLE 20.110.003 (C) OF THE SOUTH SAN FRANCISCO MUNICIPAL CODE. THIS INCLUDES
A .4 INCREASE FOR SPECIFIED TRIP REDUCTION (20.400 TDM) AND A .1 INCREASE FOR HIGH QUALITY INNOVATIVE DESIGN.
PARKING STRATEGY:
THE PROPOSED PROJECT REQUIRES 1416 PARKING STALLS AT A RATIO OF 1:350 OR 2.86/1000. THE 201 HASKINS, 400-450 EAST JAMIE COURT PROJECT IS
PROPOSING TO PROVIDE PARKING IN AN OVERALL CAMPUS STRATEGY BETWEEN THE TWO SITES WITH A TOTAL OF 1327 STALLS BEING PROVIDED. THIS
INCLUDES 903 STALLS ON THE 201 HASKINS SITE AND 424 STALLS ON THE 400-450 EAST JAMIE COURT. THE 1327 STALLS EQUATES TO A PARING RATIO OF 1:373
OR 2.68/1000. THESE NUMBERS WERE CALCULATED AS FOLLOWS AND AS DETAILED IN THE ZONING ANALYSIS PROVIDED IN THE ADJACENT DEVELOPMENT
STANDARDS TABLES:
BUILDING SF: 201 HASKINS 311,368 SF + 400-450 EJC 183,947 SF = 495,315 SF
PARKING CALCULATION: 495,315 SF/1327 STALLS = 1/373 (1000/373 =2.68)
BICYCLE PARKING
BICYCLE PARKING IS PROVIDED TO MEET BOTH THE SHORT TERM REQUIREMENTS UNDER SECTION 20.330.008 OF SSFMC AS WELL AS THE LONG TERM
REQUIREMENTS UNDER SECTION CALGREEN SECTION 5.106.4.1.2:
SHORT TERM: 10% OF VEHICULAR PARKING 890 X 0.10 = 89
LONG TERM: 5% OF VEHICULAR PARKING 890 X 0.05 = 45
SUSTAINABILITY GOALS
THE PROPOSED PROJECT HAS THE POTENTIAL TO ACHIEVE HIGH LEVELS OF SUSTAINABILITY. WE ARE PROPOSING SEVERAL DESIGN STRATEGIES WHICH ARE
FOCUSED ON ENHANCING RESOURCE EFFICIENCY AND ENSURING GOOD INDOOR ENVIRONMENTAL QUALITY AS WELL AS STRATEGIES THAT WILL REDUCE
ENERGY CONSUMPTION, WATER CONSUMPTION AND WASTE. WE ARE ALSO INCORPORATING ELEMENTS INTO THE PROJECT THAT WILL ENCOURAGE TRANSIT
OPTIONS SUCH AS BICYCLING AS VIABLE TRANSPORTATION MODES AND DECREASE THE NEED TO DRIVE.
LEED GOALS: THE PROJECT TEAM IS DESIGNING TO A LEED GOLD CERTIFICATION. WHILE AMBITIOUS FOR A PROJECT OF THIS SIZE, WE REALIZE IT WILL BE A
VALUABLE ASSET TO THE CITY OF SOUTH SAN FRANCISCO. KEY TARGET CREDITS WILL BE IN THE AREA OF AN IMPROVED SITE, INCREASED
ENERGY EFFICIENCY, THOUGHTFUL WATER MANAGEMENT AND GOOD INDOOR ENVIRONMENTAL QUALITY. THIS PROJECT COULD SET AN EXCELLENT
EXAMPLE AS THE AREA DEVELOPS INTO HIGHER INTENSITY LAB/OFFICE BUILDINGS.
WELL GOALS: THE WELL BUILDING STANDARD IS REVOLUTIONIZING THE WAY PEOPLE THINK ABOUT BUILDINGS; EXPLORING HOW DESIGN,
OPERATIONS AND BEHAVIORS WITHIN THE PLACES WE LIVE, WORK AND PLAY CAN BE OPTIMIZED TO ADVANCE HUMAN HEALTH AND WELL BEING. THE
201 HASKINS PROJECT IS SEEKING WELL CERTIFICATION.
PROVIDED: 48 LONG TERM (45 REQ'D); 94 SHORT TERM (89 REQ'D)
LONG TERM 1:25 VEHICULAR SPACES (890/25 = 36) ; SHORT TERM 10% OF VEHICULAR PKG (890*0.10 = 89)
5% OF BUILDING OCCUPANTS (891 X .05 = 45)
5% VEHICULAR SPACES (890 X .05 = 45)
311,368 GSF (280,765 NSF)
229,729 GSF (229,729 NSF)
280.765 (6.45 ACRES)
201 HASKINS WAY, SOUTH SAN FRANCISCO, CA 94080
015-102-230
311,368 SF
30,603 SF
280,765 NSF (311,368 GSF)
1.0
126,361 SF (SEE SHEET G-303)
STANDARD
LOT STANDARDS
MIN. LOT SIZE ( SQ.FT.)
MIN. LOT WIDTH (FT)
BUILDING FORM AND LOCATION
MAX. HEIGHT (FT.)
MAIN BUILDING
ACCESSORY BUILDING
MIN. YARDS (FT.)
FRONT
INTERIOR SIDE
STREET SIDE
REAR
MAX. LOT COVERAGE ( % OF LOT)
MAX. FLOOR AREA RATIO (FAR)
MAX. FLOOR AREA RATIO WITH
INCENTIVES PROGRAM
ADDITIONAL STANDARDS
MIN. AMOUNT OF LANDSCAPING
PARKING STANDARDS
VEHICULAR PARKING
VEHICULAR CALCULATION
BICYCLE PARKING
SSFMC 20.330.008
LEED V4
CALGREEN 5.106.4.1.2
PROPOSED STRUCTURES
OFFICE / LAB
PARKING STRUCTURE
SITE / F.A.R. CALCULATIONS
SITE AREA
ADDRESS
APN
BUILDING GROSS SF
ALLOWABLE DEDUCTION
PER 20.040.008 (B)
FLOOR AREA PER 20.040.008 (A)
ACTUAL F.A.R.
LOT COVERAGE
BC
10,000 ; 43,560 EAST OF 101
50
50
20
20
0,10 ALONG R
10
0,10 ALONG R
50
.5
1.0
15%
VARIES
BTP
10,000 ; 43,560 EAST OF 101
50
50
20
20
0,10 ALONG R
10
0,10 ALONG R
50
.5
1.0
15%
1:350 (2.86/1000)
183,947 / 350 = 526 REQUIRED
BTP
280,765
362.96
80'-3"
20
20
61'-9 1/2"
10
12
25.5
1.0
1.0
25.3%
1:373 (2.68/1000)
424 PROVIDED
CURRENT PROPOSED ZONING PROPOSED PROJECT
TABLE 20.110.003
DEVELOPMENT STANDARDS REMARKS
SEE C2.0
SEE NOTE #1
SEE G-305
SEE NOTE #2
SEE G-305
SEE NOTE #3
SEE NOTE #4
SEE NOTE #5
LONG TERM 1:25 VEHICULAR SPACES (424/25 = 17)
5% OF BUILDING OCCUPANTS (730 X .05 = 37)
5% VEHICULAR SPACES (424 X .05 = 22)
25,000 GSF
267,023 (6.13 ACRES)
400 EAST JAMIE CT, SOUTH SAN FRANCISCO, CA 94080
015-102-250
182,747 SF
4,662 SF
178,085 NSF (182,747 GSF)
0.67
63,570 SF (SEE SHEET G-305)
201 HASKINS
400-450 EAST JAMIE CT.
LIGHTING
EL - 101 PHOTOMETRIC PLAN - SITE
EL - 102 PHOTOMETRIC PLAN - LEVEL 4 / LOWER ROOF
EL - 103 PHOTOMETRIC PLAN - LEVEL P5
EL - 104 CUTSHEETS
EL - 105 CUTSHEETS
EL - 106 FIXTURE SCHEDULE
C1.0A 201 HASKINS - EXISTING CONDITIONS PLAN
C1.0B 400-450 EAST JAMIE COURT - EXISTING CONDITIONS PLAN
C2.0A 201 HASKINS - PROPOSED GRADING & DRAINAGE PLAN
C2.0B 400-450 EAST JAMIE COURT - GRADING AND DRAINAGE PLAN
C3.0A 201 HASKINS - PROPOSED STORMWATER PLAN
C3.0B 400-450 EAST JAMIE COURT - STORMWOATER MANAGEMENT PLAN
L-001. MATERIAL & PLANT SCHEDULE
L-002. ILLUSTRATIVE PLAN
L-002A ILLUSTRATIVE PLAN
L-002B. ILLUSTRATIVE PLAN
L-002C. ILLUSTRATIVE PLAN
L-002D. ILLUSTRATIVE PLAN
L-003. TREE DISPOSITION PLAN
L-004. PHOTOGRAPHIC IMAGERY
L-005. PLANTING PHOTOGRAPHIC IMAGERY
L-100. LAYOUT PLAN
L-200. PLANTING PLAN
SCALE:PROJECT #:APRIL 13TH, 2018HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCOCONDITIONS OF APPROVAL17016G-002.AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
SCALE:PROJECT #:APRIL 13TH, 2018HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCOCONDITIONS OF APPROVAL17016G-003.AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
SITE DESIGN
DESIGN CONCEPT
IN DEVELOPING THE SITING STRATEGY FOR 201 HASKINS CONSIDERATION HAS BEEN
GIVEN NOT ONLY TO THE PARAMETERS OF THE CURRENT PROJECT BUT ALSO TO THOSE
OF FUTURE DEVELOPMENT. ULTIMATELY, THE GOALS OF THIS PHASED DEVELOPMENT
ARE:
1. CREATE A VISUAL LINK FROM EAST GRAND AVE. TO THE NORTH THROUGH THE
PROJECT SITE CULMINATING IN AN EXISTING PUBLIC ACCESS TO THE BAY TRAIL
BETWEEN TWO EXISTING BUILDINGS AT 400 AND 450 EAST JAMIE COURT.
2. CREATE A STRONG PEDESTRIAN LINK FROM THE INTERSECTION OF EAST GRAND AVE
AND HASKINS WAY TO THE BAY TRAIL ACCESS AT THE SOUTHERN TERMINUS OF HASKINS.
3. CREATE A “CAMPUS” WITH TWO EXISTING BUILDINGS LOCATED AT 400 AND 450 EAST
JAMIE COURT, AND;
4. TAKE ADVANTAGE OF THE SPECTACULAR VIEWS OF THE BAY AND SFO TO THE SOUTH.
TO ACHIEVE THESE GOALS THE BUILDINGS ARE SET WITH THEIR LONG (EAST-WEST) AXIS
PARALLEL TO EAST GRAND AND EAST JAMIE CT. CREATING A HORIZONTAL STRIATION OF
THE SITE. A SERIES OF MEANDERING PATHS AND PLANTINGS RUN AGAINST THE GRAIN
AND WILL EVENTUALLY FORM LINKS BETWEEN EAST GRAND AND THE BAY.
PHASE 1
PHASE 1 STANDS ALONE AS A PROJECT WHILE LAYING THE FOUNDATION FOR FUTURE
DEVELOPMENT. THE LAB/OFFICE BUILDING HAS BEEN SITUATED ALONG THE SOUTHERN
PROPERTY LINE TO BE IN CLOSE PROXIMITY WITH THE BUILDINGS ACROSS EAST JAMIE
COURT. A CENTRAL ATRIUM SPACE THAT IS ON AXIS WITH THE PUBLIC ACCESS TO THE
BAY TRAIL BETWEEN THE EXISTING BUILDINGS AT 400-450 EAST JAMIE COURT FORMS THE
HUB OF THE NEW PROJECT. THE GARAGE MASSING IS INTENTIONALLY PULLED BACK
FROM HASKINS WAY TO THE EASTERN PORTION OF THE SITE. THIS ALLOWS FOR THE
FORMATION OF BOTH A PUBLIC PLAZA AND WALKWAY ALONG HASKINS WAY AND A
CENTRAL SPINE ALONG THE GARAGE’S WEST EDGE. THIS CENTRAL SPINE, ON AXIS WITH
THE SPLIT BETWEEN THE BUILDINGS AT 400-450 EAST JAMIE COURT RUNS THROUGH THE
BUILDING’S THREE-STORY ATRIUM LINKING THE PROPOSED PROJECT WITH THE WATER’S
EDGE. THE LAB/OFFICE BUILDING IS EXTENDED FURTHER TO THE WEST THAN 400 EAST
JAMIE COURT TO OPEN UP VIEWS TO THE BAY.
PHASE 2
PHASE 2 COMPLETES THE SITE PLANNING STRATEGIES GENERATED IN PHASE 1 BY
STRENGTHENING AND COMPLETING THE CENTRAL VISUAL SPINE AND THE PEDESTRIAN
LINK FROM EAST GRAND AVE. TO THE BAY. THE CENTRAL SPINE IS COMPLETED BY
CREATING A “FRONT DOOR” ALONG EAST GRAND AVENUE WHICH LEADS DIRECTLY INTO A
THREE STORY ATRIUM SPACE. THIS CAMPUS ENTRY BEGINS THE SEQUENCE OF
INTERNAL AND EXTERNAL SPACES THAT CULMINATES AT THE PLAZA OVERLOOKING THE
BAY AT 400-450 EAST JAMIE COURT. SIMILARLY, THE PEDESTRIAN WAY ALONG HASKINS
WAY IS STRENGTHENED BY THE ADDITION OF A SECOND PLAZA SPACE AT THE
INTERSECTION OF EAST GRAND AVE AND HASKINS WAY AND IS LINKED TO THE FIRST BY A
PATHWAY THAT INCREASES AND DECREASES IN WIDTH TO CREATE A DYNAMIC WALKING
EXPERIENCE. THE PLAZA WALKWAY SEQUENCE MIRRORS THE INTERNAL AND EXTERNAL
SEQUENCE OF THE CENTRAL SPINE.
PHASE I: SITE CONCEPT DIAGRAM
PHASE I: DIAGRAMMATIC SITE PLANPHASING DIAGRAM
PHASE II: SITE CONCEPT DIAGRAM
PHASE II: DIAGRAMMATIC SITE PLAN
E. JAMIE COURTHASKINS WAYE. GRAND AVE
SAN FRANCISCO BAY
E. JAMIE COURTHASKINS WAYE. GRAND AVE
SAN FRANCISCO BAY
SAN FRANCISCO BAY
E. JAMIE COURTHASKINS WAYE. GRAND AVE
SAN FRANCISCO BAY
E. JAMIE COURTHASKINS WAYE. GRAND AVE
SCALE:PROJECT #:
APRIL 13, 2018
NTS
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
SITE DESIGN CONCEPT
17016
G-004
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
EXISTING SITE PHOTOS
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
Aerial View Looking Southeast 1. West Side of Haskins Way Across From Subject Property
3. 151 Haskins Way
2. Subject Property from Haskins Way
1
2 4
6
5
3
SCALE:PROJECT #: NTS17016
G-101
FEBRUARY 7TH,2018APRIL 13,2018AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
EXISTING SITE PHOTOS
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
Aerial View Looking Southeast 4.West Side of Haskins Way, Facing Southeast
6. View From 400 E Jamie Ct. , Facing Northwest
5. View from Southend of Haskins Way, Facing East
1
4
6
5
2
3
SCALE:PROJECT #: NTS17016
G-102
FEBRUARY 7TH,2018FEBRUARY7TH, 2018APRIL 13,2018AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
Aerial View Looking Northwest 1. 451 E Jamie Court
3. South Side of E Jamie Court Across From Subject Property
2. Subject Property from E Jamie Court
1
3
4
6
5
2
SCALE:PROJECT #: 1" = 20'-0"
EXISTING SITE PHOTOS
17016
G-103
FEBRUARY 7TH,2018APRIL 13,2018AUGUST 3RD, 2018AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
Aerial View Looking Northwest 4. Southeast Corner @ SF Bay Trail, Adjacent to Blue Line Transfer Dumping
6. Southwest Corner @ SF Bay Trail
5. View from South Stairs @ SF Bay Trail
1
2
3
4
6
5
2
SCALE:PROJECT #: NTS
EXISTING SITE PHOTOS
17016
G-104
FEBRUARY 7TH,2018FEBRUARY7TH, 2018APRIL 13,2018AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
YDHY DH
Y DH
UP
LOA DI NG
DOCK
TRASHSERVICE
B.C.D.C TRAIL
UP
LOA DI NG
DOCK
TRASHSERVICE
B.C.D.C TRAIL
UPUP
A C A BA L
ACA BA L
ACA BA L
ACA BA L
ALALALALALALALALALALALAL
MEL QUI
MEL QUI
MEL QUI
MEL QUI
MEL QUI
MEL QUI
ALALALALALA C A BA L ALALALALALVANVANVAN LOADING
WASTE
PROCESSING
LOADING
WASTE
PROCESSING
UTILITY YARD
MAIN ELEC
PROPERTY LINE, TYP.
10' SEWER EASEMENT, S.C.D.
E. JAMIE COURTHASKINS WAY(N) OFFICE BUILDING
3 STORY ENTRY
COURT / ATRIUM
(5 STORY WING)(3 STORY WING)TYP.18'-0"TYP.25'-0"TYP.
8'-6"
T Y P .1 8 '-0 "
EDGE OF BUILDING
ABOVE, TYP.
RAMP UP
ACCESSIBLE PATH
OF TRAVEL, TYP.
151 HASKINS WAY
(E) 1 STORY BUILDING
401 E GRAND AVE.
(E) 1 STORY BUILDING
430 E GRAND AVE.
(E) 2 STORY BUILDING
451 E JAMIE COURT(E) 2 STORY BUILDINGEDGE OF (E) CURB
EDGE OF (E) CURB
PORTE COCHERE
PLANTED AREA, TYP.,
S.L.D.
ASPHALT PAVING,
U.N.O.
CONCRETE SIDEWALK, S.L.D.
5 STORY PARKING STRUCTURE
720 STALLS
REAR YARD
SETBACK NOT
REQUIRED PER
TABLE 20.110.003
23
SIDE YARD SETBACK
NOT REQUIRED PER
TABLE 20.110.003
A CTUAL SETBACK
28'-4 "ACTUAL SETBACK10'-0"UP ACTUAL SETBACK61'-9 1/2"UTILITY TRANSFORMER PAD14
15
16
18
9
36
27
21
17
10
37
241618
20
10
28
25 17178 17
20
14
ELEC
(E) 3-STORY LAB / OFFICE BUILDING
OVER PARKING GARAGE
85,287 GSF
(E) 3-STORY LAB / OFFICE BUILDING
OVER PARKING GARAGE
72,393 GSF
(N) 2-STORY BUILDING
25,067 GSF EDGE OF BUILDING
ABOVE, TYP.
(N) CROSSWALK
VOID
VAN24'-0"SHORT TERM
BICYCLE PARKING
SHORT TERM
BICYCLE
PARKING
SHORT TERM
BICYCLE
PARKING
PROPERTY LINE
SETBACK LINE
EDGE OF BUILDING ABOVE
ACCESSIBLE PATH OF TRAVEL
PEDESTRIAN PATH OF TRAVEL
LEGEND
SCALE:PROJECT #:
APRIL 13TH, 2018
As indicated
HASKINS BIOTECH CAMPUS -SOUTH SAN FRANCISCO
OVERALL SITE PLAN
17016
G-300
0'15' 30' 60'120'
YDH
Y DH
Y DH
MEL QUI
MEL QUI
MEL QUI
MEL QUIVANVANVAN LOADING
WASTE
PROCESSING
LOADINGWASTE
PROCESSING
UTILITY YARD
MECHANICAL
PROPERTY LINE, TYP.
10' SEWER EASEMENT, S.C.D.
E. JAMIE COURTHASKINS WAY(N) OFFICE BUILDING
3 STORY ENTRY
COURT / ATRIUM
(5 STORY WING)(3 STORY WING)TYP.18'-0"TYP.25'-0"TYP.
8'-6"
T Y P .1 8 '-0 "
EDGE OF BUILDING
ABOVE, TYP.
RAMP UP
ACCESSIBLE PATH
OF TRAVEL, TYP.
151 HASKINS WAY
(E) 1 STORY BUILDING
401 E GRAND AVE.
(E) 1 STORY BUILDING
430 E GRAND AVE.
(E) 2 STORY BUILDING
451 E JAMIE COURT(E) 2 STORY BUILDINGEDGE OF (E) CURB
EDGE OF (E) CURB
PORTE COCHERE
PLANTED AREA, TYP.,
S.L.D.
ASPHALT PAVING,
U.N.O.
CONCRETE SIDEWALK, S.L.D.
5 STORY PARKING STRUCTURE
720 STALLS
REAR YARD
SETBACK NOT
REQUIRED PER
TABLE 20.110.003
SIDE YARD SETBACK
NOT REQUIRED PER
TABLE 20.110.003
A CTUAL SETBACK
2 8'-4"ACTUAL SETBACK10'-0"UP ACTUAL SETBACK61'-9 1/2"UTILITY TRANSFORMER PAD(N) CROSSWALK
VOID
VAN14
15
16
18
9
36
27
21
17
10
37
241618
20
10
28
25 17178 17
20
1424'-0"SHORT TERM
BICYCLE PARKING
SHORT TERM
BICYCLE
PARKING
SHORT TERM
BICYCLE
PARKING
PROPERTY LINE
SETBACK LINE
EDGE OF BUILDING ABOVE
ACCESSIBLE PATH OF TRAVEL
PEDESTRIAN PATH OF TRAVEL
LEGEND
SITE / F.A.R. CALCULATIONS
ZONING:
APN:015-102-230
EXISTING
PROPOSED
MI
BTP
F.A.R. CALCULATIONS (TABLE 20.110.003)
ALLOWABLE EXISTING (MI):
ALLOWABLE PROPOSED (BTP):
.40
.50
INCREASED F.A.R.:SEE NOTE #1
BUILDING AREA CALCULATIONS (REF. 20.040.008)
BUILDING GROSS SF
ALLOWABLE DEDUCTION PER 20.040.008 (B)
311,368 SF
30,603 SF
ADDRESS:201 HASKINS WAY, SOUTH SAN FRANCISCO, CA 94080
SITE AREA:280,765 SF (6.45 ACRES)
NOTES:
1. AN INCREASE IN FAR FROM .5 TO 1.0 BASED ON TABLE
20.110.003 (C), A .4 INCREASE FOR SPECIFIED TRIP
REDUCTION STANDARDS (20.400 TDM) AND .1 INCREASE
FOR HIGH QUALITY, INNOVATIVE DESIGN (SUBJECT TO
PLANNING COMMISSION APPROVAL)FLOOR AREA PER 20.040.008 (A)280,765 NET SF
ACTUAL FAR 1.0
SCALE:PROJECT #:
APRIL 13TH, 2018
As indicated
HASKINS BIOTECH CAMPUS -SOUTH SAN FRANCISCO
201 HASKINS SITE PLAN
17016
G-301.
0'15' 30' 60'120'
Y DH
Y DH
A C A B A L
A CA BA L
A CA BA L
A CA B A L
ALALALALALALALALALALALAL
MEL QUI
MEL QUI
MEL QUI
MEL QUI
MEL QUI
MEL QUI
ALALALALALA CA B AL ALALALALAL
E. JAMIE COURTHASKINS WAY(E) 3-STORY LAB / OFFICE BUILDING
OVER PARKING GARAGE
27,634 SF BUILDING FOOTPRINT
85,287 GSF BUILDING
EDGE OF (E) CURB
PORTE COCHERE
CONCRETE SIDEWALK, S.L.D.
(E) 3-STORY LAB / OFFICE BUILDING
OVER PARKING GARAGE
24,852 SF BUILDING FOOTPRINT
72,393 GSF BUILDING
OL
OL
LP
(N) 2-STORY BUILDING
11,084 SF BUILDING FOOTPRINT
25,000 GSF BUILDING
PROPERTY LINE, TYP.
EDGE OF (E) CURB
PLANTED AREA, TYP.,
S.L.D.
ASPHALT PAVING,
U.N.O.
1 8 5'-9 "53'-0"EDGE OF BUILDING
ABOVE, TYP.
(N) CROSSWALK
37
241618
20
10
28
25 17178 17
20
14
SHORT TERM
BICYCLE PARKING
SHORT TERM
BICYCLE
PARKING
PROPERTY LINE
SETBACK LINE
EDGE OF BUILDING ABOVE
ACCESSIBLE PATH OF TRAVEL
PEDESTRIAN PATH OF TRAVEL
LEGEND
SITE / F.A.R. CALCULATIONS
ZONING:
APN:015-102-250
EXISTING
PROPOSED
BC
BTP
F.A.R. CALCULATIONS (TABLE 20.110.003)
ALLOWABLE EXISTING (BC):
ALLOWABLE PROPOSED (BTP):
.50
.50
INCREASED F.A.R.:1.0 (SEE NOTE #1)
BUILDING AREA CALCULATIONS (REF. 20.040.008)
BUILDING GROSS SF
ALLOWABLE DEDUCTION PER 20.040.008 (B)
182,747 SF
4,662 SF
ADDRESS:400-450 EAST JAMIE COURT, SOUTH SAN FRANCISCO, CA 94080
SITE AREA:267,023 SF (6.13 ACRES)
NOTES:
1. AN INCREASE IN FAR FROM .5 TO 1.0 BASED ON TABLE
20.110.003 (C), A .4 INCREASE FOR SPECIFIED TRIP
REDUCTION STANDARDS (20.400 TDM) AND .1 INCREASE
FOR HIGH QUALITY, INNOVATIVE DESIGN (SUBJECT TO
PLANNING COMMISSION APPROVAL)FLOOR AREA PER 20.040.008 (A)178,085 NET SF
ACTUAL FAR 0.67
SCALE:PROJECT #:
APRIL 13TH, 2018
As indicated
HASKINS BIOTECH CAMPUS -SOUTH SAN FRANCISCO
400-450 EAST JAMIE CT SITE PLAN
17016
G-302.
0'15' 30' 60'120'
VANPROPERTY LINE, TYP.
10' SEWER EASEMENT, S.C.D.
E. JAMIE COURTHASKINS WAY(N) 5-STORY LAB / OFFICE BUILDING
81,048 SF BUILDING FOOTPRINT
311,368 GSF BUILDING TYP.18'-0"TYP.25'-0"TYP.
8'-6"
T Y P .1 8 '-0 "
EDGE OF BUILDING
ABOVE, TYP.
ACCESSIBLE PATH
OF TRAVEL, TYP.
151 HASKINS WAY
(E) 1 STORY BUILDING
401 E GRAND AVE.
(E) 1 STORY BUILDING
430 E GRAND AVE.
(E) 2 STORY BUILDING
451 E JAMIE COURT
(E) 2 STORY BUILDING
EDGE OF (E) CURB
EDGE OF (E) CURB
PORTE COCHERE
PLANTED AREA, TYP.,
S.L.D.
ASPHALT PAVING,
U.N.O.
CONCRETE SIDEWALK, S.L.D.
(N) 5-STORY PARKING STRUCTURE
REAR YARD
SETBACK NOT
REQUIRED
45,313 SF GARAGE FOOTPRINT
229,729 GSF GARAGE
OL OL
OL
OL
P
OL
OL
OL
OL
OL
OL
OL
P
P
OL
OL
OL
OL
P
OL
OL
LP
LP
LP
LP
LP
OL24'-0"SHORT TERM
BICYCLE PARKING
SHORT TERM
BICYCLE
PARKING
SHORT TERM
BICYCLE
PARKING
LOT COVERAGE / OPEN LANDSCAPE CALCULATION
LOT COVERAGE:
TOTAL SITE AREA:280,765 SF (100%)
LAB/OFFICE BLDG.
GARAGE
TOTAL
81,048 SF
45,313 SF
126,361 SF
ACTUAL % OF SITE COVERAGE 126,361 / 280,765 = 45%
PAVING COVERAGE
(P) VEHICULAR PAVING
(LP) LANDSCAPE PEDESTRIAN PAVING
98,169 SF
11,735 SF
TOTAL
ACTUAL % SITE COVERAGE
109,904 SF
109,904 SF / 280,765 SF = 39.1%
OPEN AREA
(OL) OPEN SPACE LANDSCAPING
ACTUAL % SITE COVERAGE
44,375 SF
44,375 SF / 280,765 SF = 15.8%
SETBACKS:SEE SHEET G-300
MINIMUM REQUIRED 15%
MAXIMUM LOT COVERAGE 60%
LEGEND
OL - OPEN SPACE LANDSCAPE
LP - LANDSCAPE / PED. PAVING
P - VEHICULAR PAVING
SCALE:PROJECT #:
APRIL 13TH, 2018
As indicated
HASKINS BIOTECH CAMPUS -SOUTH SAN FRANCISCO
201 HASKINS -LOT COVERAGE / OPEN LANDSCAPE CALCULATION
17016
G-303.
PROPERTY LINE, TYP.
E. JAMIE COURTHASKINS WAYEDGE OF (E) CURB
PORTE COCHERE
PLANTED AREA, TYP.,
S.L.D.
ASPHALT PAVING,
U.N.O.
OL
OL
LP
B.C.D.C TRAIL
SAN FRANCISCO BAY
OL
P
LP
OL
OL
OL
OL
OL
OL
OL
OL
OL
OL
OL
OL
OL
P
P
P
P
LP
LP
LP
LINE OF BASEMENT WALL BELOW
LINE OF BASEMENT WALL BELOW
LP
OL
OL
OL
EDGE OF BUILDING
ABOVE, TYP.
OL
(E) 3-STORY LAB / OFFICE BUILDING
OVER PARKING GARAGE
27,634 SF BUILDING FOOTPRINT
85,287 GSF BUILDING
(E) 3-STORY LAB / OFFICE BUILDING
OVER PARKING GARAGE
24,852 SF BUILDING FOOTPRINT
72,393 GSF BUILDING
(N) 2-STORY BUILDING
11,084 SF BUILDING FOOTPRINT
25,000 GSF BUILDING
SHORT TERM
BICYCLE PARKING
SHORT TERM
BICYCLE
PARKING
LOT COVERAGE / OPEN LANDSCAPE CALCULATION
LOT COVERAGE:
TOTAL SITE AREA:267,023 SF (100%)
(E) LAB/OFFICE BLDG.
(N) OFFICE BLDG.
TOTAL
52,486 SF
11,084.02 SF
63,570.02 SF
ACTUAL % OF SITE COVERAGE 68,131 / 267,023 = 23.8%
PAVING COVERAGE
(P) VEHICULAR PAVING
(LP) LANDSCAPE PEDESTRIAN PAVING
98,804 SF
38,713 SF
TOTAL
ACTUAL % SITE COVERAGE
137,517 SF
137,517 SF / 267,023 SF = 51.5%
OPEN AREA
(OL) OPEN SPACE LANDSCAPING
ACTUAL % SITE COVERAGE
66,026.21 SF
66,026.21 SF / 267,023 SF = 24.7%
SETBACKS:SEE SHEET G-300
LEGEND
OL - OPEN SPACE LANDSCAPE
LP - LANDSCAPE / PED. PAVING
P - VEHICULAR PAVING
SCALE:PROJECT #:
APRIL 13TH, 2018
As indicated
HASKINS BIOTECH CAMPUS -SOUTH SAN FRANCISCO
400-450 EAST JAMIE CT -LOT COVERAGE / OPEN SPACE CALCULATION
17016
G-305.
YDHY DH
Y DHVANVANVAN LOADING
WASTE
PROCESSING
LOADING
WASTE
PROCESSING
UTILITY YARD
ELECTRICAL
PROPERTY LINE, TYP.
10' SEWER EASEMENT, S.C.D.
E. JAMIE COURTHASKINS WAY(N) OFFICE BUILDING
3 STORY ENTRY
COURT / ATRIUM
(5 STORY WING)(3 STORY WING)TYP.18'-0"TYP.25'-0"TYP.
8'-6"
T Y P .1 8 '-0 "
EDGE OF BUILDING
ABOVE, TYP.
RAMP UP
ACCESSIBLE PATH
OF TRAVEL, TYP.
151 HASKINS WAY
(E) 1 STORY BUILDING
401 E GRAND AVE.
(E) 1 STORY BUILDING
430 E GRAND AVE.
(E) 2 STORY BUILDING
451 E JAMIE COURT(E) 2 STORY BUILDINGEDGE OF (E) CURB
EDGE OF (E) CURB
PORTE COCHERE
PLANTED AREA, TYP.,
S.L.D.
ASPHALT PAVING,
U.N.O.
CONCRETE SIDEWALK, S.L.D.
5 STORY PARKING STRUCTURE
720 STALLS
RAMP UP
UP
REAR YARD
SETBACK NOT
REQUIRED PER
TABLE 20.110.003
20
21
22
25
1 0
33
24
21
23
SIDE YARD SETBACK
NOT REQUIRED PER
TABLE 20.110.003
ACTUAL SETBACK
2 8 '-4 "ACTUAL SETBACK10'-0"UP ACTUAL SETBACK61'-9 1/2"PEDESTRIAN PATH OF
TRAVEL, TYP.UTILITY TRANSFORMER PAD150'-0"
S
S
VOID
EIE24'-0"LEGEND
VISITOR/ EMPLOYEE ROUTE
FIRE TRUCK ROUTE
SERVICE/ FIRE TRUCK ROUTE
ENTRY
SERVICE POINTS
PEDESTRIAN ZONE
SCALE:PROJECT #:
APRIL 13TH, 2018
As indicated
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
201 HASKINS SITE CIRCULATION
17016
G-306.
1" = 30'-0"1 SITE PLAN
0'15' 30' 60' 120'
SEPTEMBER 28TH, 2018
Y DH
Y DH
UP
L OADIN G
DOCK
TRA SHSERVICE
B .C.D .C TRAIL
UP
L OADIN G
DOCK
TRA SHSERVICE
B .C.D .C TRAIL
UPUP
ALALALALALALALALALALALAL ALALALALALALALALALAL
LEGEND
VISITOR/ EMPLOYEE ROUTE
FIRE TRUCK ROUTE
SERVICE/ FIRE TRUCK ROUTE
ENTRY
SERVICE POINTS
PEDESTRIAN ZONE
E. JAMIE COURTHASKINS WAY(E) 3-STORY LAB / OFFICE BUILDING
OVER PARKING GARAGE
85,287 GSF
EDGE OF (E) CURB
PORTE COCHERE
CONCRETE SIDEWALK, S.L.D.
(E) 3-STORY LAB / OFFICE BUILDING
OVER PARKING GARAGE
72,393 GSF
OL
OL
LP
(N) 2-STORY BUILDING
25,067 GSF
PROPERTY LINE, TYP.
EDGE OF (E) CURB
PLANTED AREA, TYP.,
S.L.D.ASPHALT PAVING,
U.N.O.
185 '-9 "53'-0"S
S
SCALE:PROJECT #:
APRIL 13TH, 2018
As indicated
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
400-450 EAST JAMIE COURT SITE CIRCULATION
17016
G-307.
0'15' 30'60'120'
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
SCALE:PROJECT #:
APRIL 13TH, 2018HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
SITE SECTION EAST
17016
G-308
3/32" = 1'-0"
3/32" = 1'-0"1 SITE SECTION - EAST
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
SCALE:PROJECT #:1" = 20'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
SITE SECTION WEST AND CENTER
17016
G-309
APRIL 13TH, 2018
1" = 20'-0"1 SITE SECTION - CENTER
3/32" = 1'-0"2 SITE SECTION - WEST
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
SCALE:PROJECT #:
AUGUST 27TH, 2018HASKINS BIOTECH CAMPUS -SOUTH SAN FRANCISCO
SHADOW STUDY -PHASE 1
17016
G-310.
MARCH 21 - 9:00AM
MARCH 21 - 12:00PM
MARCH 21 - 3:00PM
MARCH 21 - 6:00PM
JUNE 21 - 9:00AM
JUNE 21 - 12:00PM
JUNE 21 - 3:00PM
JUNE 21 - 6:00PM
SEPTEMBER 21 - 9:00AM
SEPTEMBER 21 - 12:00PM
SEPTEMBER 21 - 3:00PM
SEPTEMBER 21 - 6:00PM
DECEMBER 21 - 9:00AM
DECEMBER 21 - 12:00PM
DECEMBER 21 - 3:00PM
DECEMBER 21 -6:00PM (SUNSET AT 4:54PM)
SEPTEMBER 28TH, 2018
SCALE:PROJECT #:
AUGUST 27TH, 2018HASKINS BIOTECH CAMPUS -SOUTH SAN FRANCISCO
SHADOW STUDY -PHASE 2
17016
G-311.
MARCH 21 - 9:00AM
MARCH 21 - 12:00PM
MARCH 21 - 3:00PM
MARCH 21 - 6:00PM
JUNE 21 - 9:00AM
JUNE 21 - 12:00PM
JUNE 21 - 3:00PM
JUNE 21 - 6:00PM
SEPTEMBER 21 - 9:00AM
SEPTEMBER 21 - 12:00PM
SEPTEMBER 21 - 3:00PM
SEPTEMBER 21 - 6:00PM
DECEMBER 21 - 9:00AM
DECEMBER 21 - 12:00PM
DECEMBER 21 - 3:00PM
DECEMBER 21 -6:00PM (SUNSET AT 4:54PM)
MARCH 21 - 9:00AM
MARCH 21 - 12:00PM
MARCH 21 - 3:00PM
MARCH 21 - 6:00PM
JUNE 21 - 9:00AM
JUNE 21 - 12:00PM
JUNE 21 - 3:00PM
JUNE 21 - 6:00PM
SEPTEMBER 21 - 9:00AM
SEPTEMBER 21 - 12:00PM
SEPTEMBER 21 - 3:00PM
SEPTEMBER 21 - 6:00PM
DECEMBER 21 - 9:00AM
DECEMBER 21 - 12:00PM
DECEMBER 21 - 3:00PM
DECEMBER 21 -6:00PM (SUNSET AT 4:54PM)
SEPTEMBER 28TH, 2018
SCALE:PROJECT #:
APRIL 13TH, 2018HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
WIND STUDIES
17016
G-312
SEPTEMBER 28TH, 2018
SCALE:PROJECT #:
APRIL 13TH, 2018HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
WIND SAFETY & SHADOW NARRATIVE
17016
G-313
WIND SAFETY
PURSUANT TO SECTION 20.480.006(A)(6) OF THE CITY’S MUNICIPAL CODE, OPEN SPACE, PEDESTRIAN WALKS, AND OTHER AMENITIES
(SIGNS, ILLUMINATION, AND LANDSCAPING) SHALL BE DESIGNED TO ENHANCE THE ENVIRONMENTAL QUALITY OF THE SITE, ACHIEVE A
SAFE, EFFICIENT, AND HARMONIOUS DEVELOPMENT. SIMILARLY, PER SECTION 20.480.006(A)(8) OF THE MUNICIPAL CODE, COMPONENTS
CONSIDERED IN DESIGN REVIEW SHALL INCLUDE SAFETY. AS SUCH, ONE SUCH COMPONENT THAT MAY BE CONSIDERED IN THE DESIGN
REVIEW PROCESS IS WIND SAFETY FOR PEDESTRIANS AND PEOPLE IN OUTDOOR SETTINGS.
WINDS CAN BE RELATIVELY STRONG AND TURBULENT GUSTS MAY AFFECT A PEDESTRIAN’S BALANCE AND FOOTING. WIND GUSTS ARE
USUALLY RARE EVENTS, BUT ARE GIVEN SPECIAL ATTENTION DUE TO THEIR POTENTIAL SAFETY IMPACT ON PEDESTRIANS. TO
CONSIDER MUNICIPAL CODE REQUIREMENTS REGARDING WIND SAFETY, ROWAN WILLIAMS DAVIES & IRWIN INC. (RWDI) PREPARED A
SCREENING-LEVEL WIND ANALYSIS TO PROVIDE A QUALITATIVE EVALUATION OF THE POTENTIAL WIND CONDITIONS UNDER THE
PROPOSED DEVELOPMENT. THIS ASSESSMENT WAS BASED ON LONG-TERM METEOROLOGICAL DATA FOR THE SOUTH SAN FRANCISCO
AREA, PROJECT DESIGN INFORMATION, THE PROPRIETARY WINDESTIMATOR MODELING TOOL, AND OTHER KNOWLEDGE OF WIND
FLOWS AROUND BUILDINGS. FOR THE WIND SAFETY CRITERION, RWDI CONSIDERED WHETHER GUST WIND SPEEDS WOULD EXCEED 56
MILES PER HOUR FOR 0.1 PERCENT OF THE TIME, OR 9 HOURS ON AN ANNUAL BASIS. THE CITY DOES NOT CONSIDER EXCEEDANCES OF
THE WIND SAFETY CONDITION TO BE A SIGNIFICANT IMPACT FOR CEQA PURPOSES. HOWEVER, THE RESULTS OF THIS ASSESSMENT
ARE SUMMARIZED IN RESPONSE TO THE NOP COMMENT AND CEQA GUIDELINES SECTION 15128. POTENTIAL CONCEPTUAL WIND
CONTROL DESIGN FEATURES WOULD BE CONSIDERED ON AN AS-NEEDED BASIS DURING THE CITY DESIGN REVIEW PROCESS IN
ACCORDANCE WITH THE MUNICIPAL CODE.
IMPACT AE-4: THE PROPOSED PROJECT WOULD NOT ALTER WIND CONDITIONS IN A MANNER THAT WOULD SUBSTANTIALLY,
ADVERSELY AFFECT PUBLIC SAFETY. (LESS THAN SIGNIFICANT)
BASED ON LONG-TERM WIND DATA RECORDED AT SAN FRANCISCO INTERNATIONAL AIRPORT BETWEEN 1948 AND 2015, FOUR PRIMARY
WIND DIRECTIONS HAVE THE GREATEST FREQUENCY OCCURRENCE AND MAKE UP THE MAJORITY OF THE STRONG WINDS THAT
OCCUR. THESE WIND DIRECTIONS ARE WEST-NORTHWEST, WEST, NORTHWEST, AND WEST-SOUTHWEST.
THE DIRECTION AND SPEED OF WIND CURRENTS CAN BE ALTERED BY NATURAL FEATURES OF THE LAND OR BY BUILDINGS AND
STRUCTURES. GROUPS OF BUILDINGS CLUSTERED TOGETHER TEND TO ACT AS OBSTACLES THAT REDUCE WIND SPEEDS. TALL
BUILDINGS THAT STAND ALONE OR ARE MUCH TALLER THAN THE SURROUNDING BUILDINGS CAN INTERCEPT AND REDIRECT STRONG
WINDS AT HIGH ELEVATIONS AND REDIRECT THEM DOWN TO GROUND LEVEL. IN ADDITION, WIDE BUILDING AXES PERPENDICULAR TO
PREVAILING WINDS WILL INTERCEPT MORE WIND AND CAUSE STRONGER GROUND-LEVEL WIND THAN BUILDINGS ORIENTED WITH A
NARROW AXIS PERPENDICULAR TO PREVAILING WINDS. LASTLY, BUILDINGS WITH MORE SIMPLE, SLAB BUILDING SHAPES CAN CAUSE
STRONGER WINDS THAN ARTICULATED, COMPLEX BUILDING SHAPES.
THE EXISTING BUILDINGS ON SITE ARE LOW (BETWEEN ONE TO THREE STORIES) AND SURROUNDED BY DENSE BUILDINGS OF SIMILAR
HEIGHT TO THE WEST AND NORTHWEST DIRECTIONS WHERE THE PREVAILING WINDS COME FROM. AS A RESULT, THE EXISTING
CONDITIONS ON AND AROUND THE PROJECT SITE ARE GENERALLY APPROPRIATE FOR THE EXISTING USES AND DO NOT EXCEED THE
WIND SAFETY CRITERION.
PHASE 1 DEVELOPMENT
THE PHASE 1 SITE PLAN FEATURES THE ELONGATED 201 HASKINS WAY BUILDING AND PARKING GARAGE, WHICH WOULD HAVE THEIR
LONGER AXES IN AN EAST-WEST DIRECTION, REDUCING EXPOSURE TO PREVAILING WEST AND WEST-NORTHWEST WINDS. THE
ENTRANCES TO THE 201 HASKINS WAY BUILDING WOULD ALSO BE RECESSED AND PROTECTED BY LARGE FRAMES EXTRUDING FROM
THE MAIN FAÇADE. IN ADDITION, THE PROPOSED LANDSCAPING WOULD LIKELY REDUCE THE WIND ACTIVITY ON AND AROUND THE 201
HASKINS WAY PARCEL.
HOWEVER, DUE TO THE LOCAL WIND CLIMATE AND THE INCREASED BUILDING MASSING ON THE SITE, THE FUTURE WIND SPEEDS ON
THE SITE ARE EXPECTED TO BE HIGHER THAN THOSE THAT CURRENTLY EXIST, PARTICULARLY AROUND THE SOUTHWEST CORNERS OF
THE PROPOSED AND EXISTING BUILDINGS, AND IN EXPOSED GAPS BETWEEN BUILDINGS. IN PARTICULAR, THE PROPOSED 201 HASKINS
WAY BUILDING WOULD HAVE A FIVE-STORY, 99-FOOT-TALL WING ON THE WEST END. WIND SPEEDS AT THE SOUTHWEST CORNER OF
THIS BUILDING MIGHT BE ELEVATED, BUT WOULD NOT EXCEED THE WIND SAFETY CRITERION. HOWEVER, CONCEPTUAL WIND CONTROL
DESIGN FEATURES COULD BE CONSIDERED TO FURTHER REDUCE WIND SPEEDS, SUCH AS PROTECTING SIDEWALKS WITH ADDITIONAL
TREES AND CANOPIES OR TRELLISES AROUND WEST FACADES AND BUILDING CORNERS; INCREASING THE DISTANCE BETWEEN THE
SOUTHWEST CORNER OF THE 201 HASKINS WAY BUILDING AND THE PROPOSED SIDEWALK; CHAMFERING THE SOUTHWEST AND
NORTHWEST BUILDING CORNERS; ADDING A SETBACK ON THE FIVE-STORY WING TO PROVIDE A LOW PODIUM ALONG THE WEST AND
NORTH FACADES; OR FLIPPING THE TALLER WEST WING WITH THE LOWER EAST WING.
ANOTHER POTENTIAL WINDY AREA IS THE OPEN AREA BETWEEN THE PROPOSED 201 HASKINS WAY BUILDING AND THE PARKING
GARAGE. WIND SPEEDS AT WEST END OF THE GAP BETWEEN THE TWO BUILDINGS MIGHT BE ELEVATED, BUT WOULD NOT EXCEED THE
WIND SAFETY CRITERION. CONCEPTUAL WIND CONTROL DESIGN FEATURES TO PROPOSED WALKWAYS IN THIS AREA COULD INCLUDE
SCREENS, FENCES, OR DENSE LANDSCAPING, IF FEASIBLE.
THE ROOF ABOVE THE CENTER CORE OF THE PROPOSED 201 HASKINS WAY BUILDING WOULD BE USED AS A GREEN ROOF AND
AMENITY SPACE. THIS SPACE WOULD NOT BE ALIGNED WITH THE PREVAILING WINDS AND THE FUTURE WIND CONDITIONS WOULD NOT
EXCEED THE SAFETY CRITERION. HOWEVER, DUE TO THE INCREASED ELEVATION, WIND SPEEDS IN THESE AREAS ARE LIKELY HIGHER
THAN GROUND LEVEL. CONCEPTUAL WIND CONTROL DESIGN FEATURES COULD INCLUDE TALL GUARDRAILS OR PLANTERS.
IN ADDITION, THE WIND CONDITIONS AT THE CENTRAL PLAZA ARE EXPECTED TO NOT EXCEED THE WIND SAFETY CRITERION.
HOWEVER, TO FURTHER REDUCE WIND SPEEDS, LANDSCAPING COULD BE PLACED ON THE WEST SIDE OF THE PLAZA, RATHER THAN
THE EAST SIDE AS PROPOSED.
THE PROPOSED TWO-STORY BUILDING ADDITION ON THE NORTH SIDE OF THE EXISTING THREE-STORY 400 EAST JAMIE COURT
BUILDING WOULD REDUCE EXPOSURE OF THE EXISTING BUILDING TO THE NORTHWEST WINDS. IT WOULD ALSO PROTECT THE EXISTING
CENTRAL PLAZA. IN ADDITION, THE EXISTING AND PROPOSED LANDSCAPING WOULD REDUCE THE WIND ACTIVITY ON AND AROUND THE
400-450 EAST JAMIE COURT PARCEL.
PROJECT BUILDOUT
SIMILAR TO THE PHASE 1 SITE PLAN, THE CONCEPTUAL PHASE 2 SITE PLAN FOR PROJECT BUILDOUT WOULD FEATURE THE EAST
GRAND BUILDING, WHICH WOULD HAVE ITS LONGER AXES IN AN EAST-WEST DIRECTION. IN ADDITION, THE PHASE 1 PARKING GARAGE,
UNDER THE CONCEPTUAL PHASE 2 SITE PLAN, WOULD BE EXPANDED FURTHER TO THE EAST. THIS DESIGN WOULD CONTINUE THE
EAST-WEST AXES OF THE GARAGE. WIND FLOWS AROUND THE PROPOSED PHASE 1 BUILDINGS ARE NOT EXPECTED TO BE ALTERED BY
THE EAST GRAND BUILDING OR THE EXPANDED PARKING GARAGE, AND NEW WIND CONDITIONS WOULD NOT EXCEED WIND SAFETY
CRITERION.
THE CONCEPTUAL EAST GRAND BUILDING WOULD HAVE THREE LEVELS ON THE WEST WING AND FIVE LEVELS ON THE EAST WING. THE
LOWER WEST WING OF THE CONCEPTUAL EAST GRAND BUILDING W OULD NOT REDIRECT THE WEST-NORTHWEST WIND FLOWS AS
MUCH AS THE 201 HASKINS WAY BUILDING, AND WOULD NOT EXCEED GENERATE GROUND-LEVEL WINDS THAT WOULD EXCEED THE
WIND SAFETY CRITERION.
THE ROOF ABOVE THE CENTER CORE OF THE PROPOSED EAST GRAND BUILDING WOULD BE USED AS A GREEN ROOF AND AMENITY
SPACE. THE FUTURE WIND CONDITIONS WOULD NOT EXCEED THE WIND SAFETY CRITERION. AS WITH THE 201 HASKINS WAY BUILDING
(SEE PHASE 1, ABOVE), WIND SPEEDS ON THIS AMENITY WOULD BE HIGHER THAN GROUND LEVEL. IN ADDITION, THE FIVE-LEVEL EAST
WING FAÇADE MIGHT DEFLECT THE PREVAILING WEST AND WEST-NORTHWEST WINDS DOWN THE AMENITY SPACE. THEREFORE, IN
ADDITION TO GUARD RAILS OR PLANTERS, CONCEPTUAL HORIZONTAL WIND CONTROL DESIGN FEATURES, SUCH AS TRELLISES, MAY
ALSO BE CONSIDERED DURING DESIGN REVIEW.
IF PHASE 2 DESIGN DIFFERS FROM CONCEPTUAL PLAN, SUBSEQUENT DESIGN REVIEW WOULD CONSIDER WIND SAFETY OF THAT
DESIGN.
SHADOW
PER SECTION 20.480.006(A)(8) OF THE CITY MUNICIPAL CODE, COMPONENTS CONSIDERED IN DESIGN REVIEW SHALL INCLUDE BUT NOT
BE LIMITED TO EXTERIOR DESIGN, MATERIALS, TEXTURES, COLORS, MEANS OF ILLUMINATION, LANDSCAPING, IRRIGATION, HEIGHT,
SHADOW PATTERNS, PARKING, ACCESS, SECURITY, SAFETY, AND OTHER USUAL ON-SITE DEVELOPMENT ELEMENTS. THE CITY DOES
NOT CONSIDER ALTERATION OF SHADOW PATTERNS TO BE A SIGNIFICANT IMPACT FOR CEQA PURPOSES. HOWEVER, CHANGES TO
SHADOW PATTERNS AS A RESULT OF THE PROPOSED PROJECT ARE SUMMARIZED QUALITATIVELY IN RESPONSE TO THE NOP
COMMENT AND PURSUANT TO CEQA GUIDELINES SECTION 15128.
IMPACT AE-5: THE PROPOSED PROJECT WOULD NOT CREATE NEW SHADOW IN A MANNER THAT WOULD SUBSTANTIALLY, ADVERSELY
AFFECT THE USE OF PUBLIC OPEN SPACE. (LESS THAN SIGNIFICANT)
THIS DISCUSSION ANALYZES WHETHER BUILDINGS ASSOCIATED W ITH THE PROPOSED PROJECT WOULD SHADE OPEN SPACES AND
PEDESTRIAN AREAS IN A MANNER THAT WOULD SUBSTANTIALLY AFFECT OUTDOOR ACTIVITIES. THIS DISCUSSION CONSIDERS THE
FOLLOWING GENERAL CHARACTERISTICS: OPEN SPACE USAGE; TIME OF DAY AND/OR TIME OF YEAR; PHYSICAL LAYOUT OF THE
AFFECTED FACILITIES; DURATION, SIZE, SHAPE, AND LOCATION OF THE SHADOW; AND PROPORTION OF OPEN SPACE AFFECTED.
SHADOW DIAGRAMS WERE PREPARED BY WRNS AND ARE THE PRIMARY SOURCES OF THE INFORMATION PRESENTED IN THIS SECTION.
THE SHADOW DIAGRAMS ARE A TOOL THAT PLOT THE POTENTIAL REACH OF PROJECT SHADOW OVER THE COURSE OF A YEAR (FROM
ONE HOUR AFTER SUNRISE UNTIL ONE HOUR BEFORE SUNSET FOR THE SPRING AND FALL EQUINOXES AND THE SUMMER AND SPRING
SOLSTICES) RELATIVE TO THE LOCATION OF NEARBY OPEN SPACES. THE SHADOW DIAGRAMS ACCOUNT FOR TOPOGRAPHICAL
VARIATION AND SHADOWS CAST BY EXISTING BUILDINGS.
THE PROJECT SITE AND VICINITY IS PRIMARILY CHARACTERIZED BY INDUSTRIAL AND OFFICE/R&D USES WITH A SUBSTANTIAL EXISTING
DAYTIME EMPLOYEE POPULATION. THERE ARE NO CITY PARKS LOCATED WITHIN ONE MILE OF THE PROJECT SITE. THE PROJECT SITE,
PARTICULARLY THE 400-450 EAST JAMIE COURT PARCEL, IS ADJACENT TO THE BAY TRAIL TO THE SOUTH. OTHER EXISTING PEDESTRIAN
AREAS INCLUDE PUBLIC SIDEWALKS. THESE PUBLIC AREAS IN THE PROJECT VICINITY ARE SHADOWED BY EXISTING BUILDINGS
THROUGHOUT THE DAY AS WELL AS THROUGHOUT THE YEAR. IN GENERAL, THESE AREAS ARE SHADOWED IN THE EARLY MORNING
AND THE LATE AFTERNOON, AND RECEIVE THE GREATEST AMOUNT OF SUNLIGHT DURING THE MIDDLE OF THE DAY.
PHASE 1 DEVELOPMENT
THE BAY TRAIL, LOCATED TO THE SOUTH OF THE PROJECT SITE, IS PRIMARILY AFFECTED BY SHADOWS FROM THE EXISTING 400-450
EAST JAMIE COURT BUILDINGS. THE PROPOSED NEW 25,000-SQ.-FT. BUILDING ADDITION TO BE CONSTRUCTED IN PHASE 1 WOULD BE
NORTH OF THE EXISTING 400 EAST JAMIE COURT BUILDING, AND WOULD NOT EXCEED THE HEIGHT OF THE EXISTING STRUCTURE.
THEREFORE, THIS PROPOSED BUILDING ADDITION WOULD NOT CONTRIBUTE SUBSTANTIAL NEW SHADOWS TO THE BAY TRAIL. DUE TO
THE MODERATE HEIGHT AND RELATIVELY FAR DISTANCE OF OTHER PROPOSED PROJECT BUILDINGS, NO OTHER PROPOSED
STRUCTURES WOULD CONTRIBUTE SUBSTANTIALLY TO SHADOWS ON THE BAY TRAIL.
THE REMAINING OPEN SPACES IN THE PROJECT VICINITY ARE PUBLIC SIDEWALKS. EACH OF THESE AREAS EXPERIENCE EXISTING
SHADOW FROM EXISTING ONE-TO TWO-STORY LIGHT INDUSTRIAL BUILDINGS, IN ADDITION TO EXISTING TREES. DURING PHASE 1, THE
PROPOSED PROJECT WOULD INVOLVE CONSTRUCTION OF NEW OFFICE/R&D BUILDINGS UP TO FIVE STORIES TALL ON THE 201 HASKINS
WAY PARCEL, WHICH WOULD EXCEED THE AVERAGE HEIGHT OF EXISTING STRUCTURES IN THE PROJECT VICINITY. SHADOWS
PRODUCED FROM THE PROPOSED 201 HASKINS WAY BUILDING AND PARKING GARAGE WOULD PRIMARILY OCCUR ON PROPOSED NEW
PUBLIC SIDEWALKS ON HASKINS WAY IN THE EARLY MORNING HOURS THROUGHOUT THE YEAR AND EAST JAMIE COURT IN THE LATE
AFTERNOON HOUR IN SUMMER. SHADOWS PRODUCED FROM THE PROPOSED 201 HASKINS WAY BUILDING WOULD BE TYPICAL OF A MID-
RISE BUILDING, AND WOULD NOT PRODUCE SHADOWS AT A SUBSTANTIAL DISTANCE FROM THE PROJECT SITE. THEREFORE, THE
PROPOSED PROJECT WOULD NOT CONTRIBUTE SUBSTANTIAL NEW SHADOWS TO EXISTING SIDEWALKS AND OTHER PEDESTRIAN
AREAS.
A COMMENT ON THE NOTICE OF PREPARATION (NOP) INQUIRED AS TO THE PROPOSED PROJECT’S SHADOW IMPACT ON NEARBY
EXISTING BUILDING ROOFTOPS, AND WHETHER NEW SHADOWS MAY IMPACT THE ABILITY TO INSTALL AND OPERATE ROOFTOP
PHOTOVOLTAIC SOLAR SYSTEMS. ROOFTOP PHOTOVOLTAIC SOLAR SYSTEMS ARE THE MOST EFFECTIVE AND EFFICIENT DURING PEAK
DAYTIME HOURS. AS ILLUSTRATED IN THE SHADOW STUDY, THE PROPOSED PROJECT BUILDINGS WOULD NOT CREATE NEW SHADOWS
ON EXISTING BUILDING ROOFTOPS IN THE PROJECT VICINITY BETWEEN THE HOURS OF 9 A.M. AND 3 P.M., WHEN ROOFTOP
PHOTOVOLTAIC SOLAR SYSTEMS WOULD BE IN PEAK USE. THEREFORE, THE PROPOSED PROJECT WOULD NOT CONTRIBUTE
SUBSTANTIAL NEW SHADOWS TO EXISTING ROOFTOPS OR PROSPECTIVE ROOFTOPS IN THE PROJECT VICINITY.
AS SHOWN ON FIGURE 3.4, P. 3.XX, NEW SIDEWALKS WITH STREET TREES AND LANDSCAPING BUFFERS WOULD BE CONSTRUCTED
ALONG PORTIONS OF HASKINS WAY AND EAST JAMIE COURT DURING PHASE 1 DEVELOPMENT. AN OUTDOOR EATING AREA LOCATED
ALONG HASKINS WAY FRONTING THE 201 HASKINS WAY PARCEL WOULD ALSO BE USED AS PEDESTRIAN ACCESS THROUGH THE
NORTHWEST FRONTAGE OF THE 201 HASKINS WAY PARCEL. IN ADDITION, A NEW CENTRAL PLAZA WOULD BE CONSTRUCTED ON THE
201 HASKINS WAY PARCEL DURING PHASE 1 DEVELOPMENT WITH LANDSCAPING, SEATING AREAS, AND A BASKETBALL COURT TO
PROVIDE OUTDOOR RECREATION SPACE FOR DAYTIME OFFICE WORKERS. THE PROPOSED OFFICE/R&D BUILDINGS WOULD CAST
SHADOWS ON THESE NEW OUTDOOR AMENITIES, BUT THE MAJORITY OF SHADOWS WOULD BE PRESENT DURING THE EARLY MORNING
AND LATER AFTERNOON HOURS WHEN OUTDOOR AMENITIES ARE LESS LIKELY TO BE IN USE. THEREFORE, THE PROPOSED PROJECT
WOULD NOT CONTRIBUTE SUBSTANTIAL NEW SHADOWS TO PROPOSED OPEN SPACES.
PROJECT BUILDOUT
AS DISCUSSED ABOVE, THE BAY TRAIL, SOUTH OF THE PROJECT SITE, IS PRIMARILY AFFECTED BY SHADOWS FROM THE EXISTING
400-450 EAST JAMIE COURT BUILDINGS IN THE SUMMER MONTHS IN THE LATE AFTERNOON. DURING PROJECT BUILDOUT, WITH THE
CONCEPTUAL PHASE 2 DEVELOPMENT PLAN, ADDITIONAL OFFICE/R&D USE ON THE 400-450 EAST JAMIE COURT PARCEL WOULD BE
CONSTRUCTED IN A MANNER CONSISTENT WITH THE CHARACTER OF THE EXISTING INDUSTRIAL AND OFFICE/R&D USES IN THE
PROJECT VICINITY. NEW PHASE 2 DEVELOPMENT ON THE 400-450 EAST JAMIE COURT MAY CHANGE SHADOW PATTERNS IN THE
VICINITY, INCLUDING THE BAY TRAIL. SITE-SPECIFIC, PROJECT-LEVEL DESIGN OF PHASE 2 IS NOT CURRENTLY PROPOSED AND WOULD
BE SUBJECT TO A SEPARATE PLAN DESIGN REVIEW. THAT DESIGN REVIEW PROCESS WOULD INCLUDE CONSIDERATION OF SHADOW
PATTERNS.
UNDER THE CONCEPTUAL PHASE 2 PLAN, PROJECT BUILDOUT WOULD INVOLVE CONSTRUCTION OF ANOTHER OFFICE/R&D BUILDING UP
TO FIVE STORIES TALL (THE CONCEPTUAL EAST GRAND BUILDING), WHICH WOULD EXCEED THE AVERAGE HEIGHT OF EXISTING
STRUCTURES IN THE PROJECT VICINITY. CONCEPTUAL PHASE 2 DEVELOPMENT WOULD ALSO INVOLVE EXPANSION OF THE FIVE-STORY
PHASE 1 PARKING GARAGE TO THE EAST. SHADOWS PRODUCED FROM THE CONCEPTUAL EAST GRAND BUILDING AND EXPANDED
PARKING GARAGE WOULD PRIMARILY OCCUR ON PROPOSED NEW PUBLIC SIDEWALKS ON HASKINS WAY AND EAST GRAND AVENUE IN
THE EARLY MORNING HOURS THROUGHOUT THE YEAR AND EAST GRAND AVENUE IN THE AFTERNOON HOURS IN FALL, WINTER, AND
SPRING. SHADOWS PRODUCED FROM PROPOSED OFFICE BUILDINGS WOULD BE TYPICAL OF A MID-RISE BUILDING, AND WOULD NOT
PRODUCE SHADOWS AT A SUBSTANTIAL DISTANCE FROM THE PROJECT SITE. DUE TO THE MODERATE HEIGHT AND RELATIVELY FAR
DISTANCE OF THE CONCEPTUAL PHASE 2 BUILDINGS, THESE STRUCTURES WOULD NOT CONTRIBUTE SUBSTANTIALLY TO SHADOWS ON
THE BAY TRAIL. THEREFORE, THE PROPOSED PROJECT WOULD NOT CONTRIBUTE SUBSTANTIAL NEW SHADOWS TO EXISTING
SIDEWALKS AND OTHER PEDESTRIAN AREAS.
AS SHOWN ON FIGURE 3.4, P. 3.XX, NEW SIDEWALKS WITH STREET TREES AND LANDSCAPING BUFFERS WOULD BE CONSTRUCTED
ALONG EAST JAMIE COURT, HASKINS WAY, AND EAST GRAND AVENUE AT PROJECT BUILDOUT (PORTIONS OF HASKINS WAY AND EAST
JAMIE COURT DURING PHASE 1 DEVELOPMENT, AND THE REMAINING AREAS DURING PHASE 2 DEVELOPMENT, AS DEPICTED IN THE
CONCEPTUAL PLAN). THE CONCEPTUAL EAST GRAND BUILDING WOULD CAST SHADOWS ON THE PROPOSED PHASE 1 CENTRAL PLAZA
AND OUTDOOR EATING AREA AMENITIES, BUT THE MAJORITY OF SHADOWS WOULD BE PRESENT DURING THE EARLY MORNING AND
LATER AFTERNOON HOURS WHEN OUTDOOR AMENITIES ARE LESS LIKELY TO BE IN USE. THEREFORE, THE PROPOSED PROJECT
WOULD NOT CONTRIBUTE SUBSTANTIAL NEW ADVERSE SHADOWS TO PROPOSED OPEN SPACES.
SEPTEMBER 28TH, 2018
3/64" = 1'-0"2 SOUTH - RENDERED
3/64" = 1'-0"1 NORTHWEST - RENDERED
SCALE:PROJECT #: NTS
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
RENDERINGS
17016
G-401
2 SOUTH - RENDERED
1 NORTHWEST - RENDERED
APRIL 13TH, 2018SEPTEMBER 28TH, 2018
3/64" = 1'-0"2 PHASE 2- RENDERED
3/64" = 1'-0"1 PHASE 1 - RENDERED
RENDERINGS
SCALE:PROJECT #: NTS
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
17016
G-402
2 PHASE 2- RENDERED
1 PHASE 1 - RENDERED
APRIL 13TH, 2018SEPTEMBER 28TH, 2018
1 VIEWS FROM SOUTH WEST
2 VIEWS FROM SOUTH EAST
3 VIEWS FROM NORTH WEST CORNER 4 VIEWS FROM SOUTH WEST CORNER
5 LOBBY VIEW
6 OVERALL VIEW FROM SOUTH
SCALE:PROJECT #:
DECEMBER 6TH, 2017
-
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
VIGNETTES
17016
A-002
SCALE:PROJECT #:
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
VIGNETTES
17016
G-403.
APRIL 13TH, 2018AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
2 RENDERING - NE CORNER1RENDERING - NW CORNER
SCALE: -PROJECT #:
APRIL 13TH, 2018HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
400-450 EAST JAMIE CT RENDERINGS
17016
G-404.
3 RENDERING - NORTH ELEVATION
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
LANDSCAPE RENDERINGS G-405
NTS
1 VIEW FROM GARAGE PLAZA 2 VIEW FROM NORTH PLAZA
3 VIEW FROM EJC PLAZA 4 VIEW FROM ROOF DECK
SEPTEMBER 28TH, 2018
2 3 4 5 6 7 8 9 15 16 17 18 19 20
E
C
B
A
D
10 12 13 141112.8 13.1
3 STORY ENTRY
COURT / ATRIUM
PORTE COCHERE
33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"27'-6"66'-0"27'-6"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"30'-0"30'-0"30'-0"30'-0"120'-0"UP
5'-6" 11'-0"
407 SF
DOMESTIC
WATER
385 SF
FIRE PUMP
?
?
991 SF
MAIN
ELECTRICAL
2,050 SF
UTILITY YARD
1,420 SF
WASTE
PROCESSING
96 SF
MPOE19 SF
DATA RISER
212 SF
ELEC
287 SF
ELEC
1,450 SF
LOADING
1,046 SF
WASTE
PROCESSING
97 SF
DATA RISER
1
A-302.
2
A-331.
3
A-331.
21 SF
DATA RISER
1
A-331.
11.1 11.2 11.31
5'-0"
1,861 SF
LOADING
2 3 4 5 6 7 8 9 15 16 17 18 19 20
E
C
B
A
D
10 12 13 141112.8 13.1
OPEN TO
BELOW
OPEN TO
BELOW
33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"27'-6"66'-0"27'-6"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"30'-0"30'-0"30'-0"30'-0"120'-0"5'-6" 11'-0"
16 SF
DATA RISER
168 SF
ELEV VEST
103 SF
ELEV VEST
21 SF
DATA RISER
20 SF
DATA RISER
280 SF
ELEC
1
A-302.
2
A-331.
3
A-331.
280 SF
ELEC
20 SF
DATA RISER
1
A-331.
11.1 11.2 11.31
SCALE:PROJECT #:
APRIL 13TH, 2018
1" = 20'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
201 HASKINS FLOOR PLANS - LEVELS 1 & 2
17016
A-101.
1" = 20'-0"1 FLOOR PLAN - LEVEL 1
1" = 20'-0"2 FLOOR PLAN - LEVEL 2
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
UP
UP
T
2 3 4 5 6 7 8 9 15 16 17 18 19 20
E
C
B
A
D
10 12 13 1411
1
A-301.
12.8 13.1
OPEN TO
BELOW
OPEN TO
BELOW
33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"27'-6"66'-0"27'-6"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"30'-0"30'-0"30'-0"30'-0"120'-0"5'-6" 11'-0"
16 SF
DATA RISER
168 SF
ELEV
VESTIBULE
20 SF
DATA RISER 28 SF
DATA RISER
272 SF
ELEC
21 SF
DATA RISER
TERRACE
1
A-302.
2
A-331.
3
A-331.
280 SF
ELEC
1
A-331.
11.1 11.2 11.31
5'-0"
103 SF
ELEV
VESTIBULE
2 3 4 5 6 7 8 9 15 16 17 18 19 20
E
C
B
A
D
10 12 13 1411
1
A-301.
12.8 13.1
MECHANICAL
ENCLOSURE
ROOF
PARAPET
STAIR AND
ELEVATOR
PENTHOUSE
33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"27'-6"66'-0"27'-6"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"30'-0"30'-0"30'-0"30'-0"120'-0"SKYLIGHT
ELEVATOR
PENTHOUSE
5'-6" 11'-0"
EXTENSIVE GREEN ROOF
16 SF
DATA RISER
168 SF
ELEV
VESTIBULE
20 SF
DATA RISER
280 SF
ELEC
1
A-302.
EXTENSIVE GREEN ROOF
ROOF TERRACE
2
A-331.
3
A-331.
1
A-331.
11.1 11.2 11.31
5'-0"
SCALE:PROJECT #:
APRIL 13TH, 2018
1" = 20'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
201 HASKINS FLOOR PLANS - LEVELS 3 & 4,5
17016
A-102.
1" = 20'-0"1 FLOOR PLAN - LEVEL 3
1" = 20'-0"2 FLOOR PLAN - LEVEL 4 (5 SIM.)
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
2 3 4 5 6 7 8 9 15 16 17 18 19 20
E
C
B
A
D
10 12 13 1411
1
A-301.
12.8 13.1
MECHANICAL
ENCLOSURE
ROOF PARAPET
MECHANICAL
ENCLOSURE
ROOF
PARAPET
STAIR AND ELEVATOR PENTHOUSE
33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"27'-6"66'-0"27'-6"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"33'-0"30'-0"30'-0"30'-0"30'-0"120'-0"ELEVATOR PENTHOUSE
5'-6" 11'-0"
1
A-302.
SKYLIGHT
EXTENSIVE GREEN ROOF
EXTENSIVE GREEN ROOF
ROOF TERRACE
2
A-331.
3
A-331.
1
A-331.
11.1 11.2 11.31
ELEVATOR PENTHOUSE
STAIR AND ELEVATOR PENTHOUSE
ELEVATOR CONTROL ROOM
5'-0"
SCALE:PROJECT #:
APRIL 13TH, 2018
1" = 20'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
201 HASKINS FLOOR PLAN - ROOF
17016
A-103.
1" = 20'-0"1 FLOOR PLAN - ROOF
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
UP
PARKING CALCULATIONS
PARKING COUNTS
PROPOSED PARKING*:1:350 (2.86/1000) = 903 STALLS
PARKING STRUCTURE
SURFACE PARKING
720 STALLS (709 STANDARD, 8 ADA, 3 VAN)
183 STALLS (175 STANDARD, 7 ADA, 1 VAN)
REQUIRED PARKING:1:350 (2.86/1000) = 903 STALLS *THE PLANNING COMMISSION MAY APPROVE A CONDITIONAL USE PERMIT (CUP) TO
REDUCE ON-SITE PARKING REQUIREMENTS IF IT FINDS THAT SPECIAL CONDITIONS EXIST
THAT WILL REDUCE DEMAND AT THE PROJECT SITE INCLUDING:
1. PROXIMITY TO TRANSIT SERVICE
2. TRANSPORTATION CHARACTERISTICS OF PERSONS WORKING OR VISITING THE SITE.
3. THE APPLICANT HAS A TDM PROGRAM.
ADA PARKING PER CBC TABLE 11B-208.2
501-1000, PROVIDE 2% = 19 REQUIRED, 19 PROVIDED IN PROJECT
VAN STALLS PER CBC TABLE 11B-208.2.4
1:6 OF ADA = 4 REQUIRED, 4 PROVIDED IN PROJECT
CAL GREEN CAV PARKING PER CBC TABLE 5.106.5.2
PROVIDE 8% = 73 REQUIRED, 73 PROVIDED IN PROJECT
EV PARKING PER CBC TABLE 5.106.5.3.3
PROVIDE 6% = 55 REQUIRED, 55 PROVIDED IN PROJECT
G-1
G-2
G-3
G-D G-E G-F G-G G-H G-I G-J G-K G-L G-M G-N G-O G-PG-A G-QG-B G-RG-C
2
A-304.
1
A-304.
1
A-305.
2
A-305.
1
A-332.
2
A-332.
RAMP UP
RAMP DOWN
10
24
23
10
29
34
2 5 '-0 "25'-0"63'-0"63'-0"1 8 '-0 "19'-0"17'-0"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"19'-0"27'-0"18'-0"
305'-0"126'-0"TRUNCATED DOMES
BOLLARD
TRUNCATED DOMES
(149 STALLS)
+11'-2"
+11'-2"
+11'-2"+11'-2"+11'-2"+11'-2"
+11'-2"+11'-2"
+11'-2"
+11'-2"
+11'-2"69'-0"65'-0"5
8
4
2
5%
5.0%
G-1
G-2
G-3
G-D G-E G-F G-G G-H G-I G-J G-K G-L G-M G-N G-O G-PG-A G-QG-B G-RG-C
2
A-304.
1
A-304.
1
A-305.
2
A-305.
1
A-332.
2
A-332.
RAMP UPVOID
21
25
10
27
30
ELEC
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
CAV
7
63'-0"63'-0"19'-0"17'-0"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"19'-0"27'-0"18'-0"
1 8 '-0 "
2 5 '-0 "25'-0"25'-0"126'-0"305'-0"
OFFICE
VANVANVAN63'-9 1/2"63'-9 1/2"LINE OF 2ND FLOOR ABOVE
TRUNCATED DOMES
BOLLARD
TRUNCATED DOMES
EVEV
CAVCAV
CAV
(166 STALLS)
+3'-0 1/4"
26
2
2
CAVCAV
CAV
CAVCAVEV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV EV
16
RAMP DN 5.0%5.0%
EV EV
SCALE:PROJECT #:
APRIL 13TH, 2018
As indicated
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
201 HASKINS GARAGE PLAN - LEVEL 1 & 2,3,4
17016
A-104.
1/16" = 1'-0"2 PARKING GARAGE PLAN - LEVEL P2 (P3-P4 SIMILAR)
1/16" = 1'-0"1 PARKING GARAGE PLAN - LEVEL P1
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
PARKING CALCULATIONS
PARKING COUNTS
PROPOSED PARKING*:1:350 (2.86/1000) = 890 STALLS
PARKING STRUCTURE
SURFACE PARKING
687 STALLS (675 STANDARD, 10 ADA, 2 VAN)
203 STALLS (197 STANDARD, 5 ADA, 1 VAN)
REQUIRED PARKING:1:350 (2.86/1000) = 890 STALLS
BICYCLE PARKING (SEE G.001)
SHORT TERM SSFMC 20.330.08
LONG TERM CAL GREEN 5.10.6.4.1.2
10% OF VEHICULAR STALL 890 x 0.10 = 89
5% OF VECHICULAR STALL 890 x 0.05 = 45
PARKING CALCULATIONS
PARKING COUNTS
PROPOSED PARKING*:1:350 (2.86/1000) = 903 STALLS
PARKING STRUCTURE
SURFACE PARKING
720 STALLS (709 STANDARD, 8 ADA, 3 VAN)
183 STALLS (175 STANDARD, 7 ADA, 1 VAN)
REQUIRED PARKING:1:350 (2.86/1000) = 903 STALLS *THE PLANNING COMMISSION MAY APPROVE A CONDITIONAL USE PERMIT (CUP) TO
REDUCE ON-SITE PARKING REQUIREMENTS IF IT FINDS THAT SPECIAL CONDITIONS EXIST
THAT WILL REDUCE DEMAND AT THE PROJECT SITE INCLUDING:
1. PROXIMITY TO TRANSIT SERVICE
2. TRANSPORTATION CHARACTERISTICS OF PERSONS WORKING OR VISITING THE SITE.
3. THE APPLICANT HAS A TDM PROGRAM.
ADA PARKING PER CBC TABLE 11B-208.2
501-1000, PROVIDE 2% = 19 REQUIRED, 19 PROVIDED IN PROJECT
VAN STALLS PER CBC TABLE 11B-208.2.4
1:6 OF ADA = 4 REQUIRED, 4 PROVIDED IN PROJECT
CAL GREEN CAV PARKING PER CBC TABLE 5.106.5.2
PROVIDE 8% = 73 REQUIRED, 73 PROVIDED IN PROJECT
EV PARKING PER CBC TABLE 5.106.5.3.3
PROVIDE 6% = 55 REQUIRED, 55 PROVIDED IN PROJECT
G-1
G-2
G-3
G-D G-E G-F G-G G-H G-I G-J G-K G-L G-M G-N G-O G-PG-A G-QG-B G-RG-C
2
A-304.
1
A-304.
1
A-305.
2
A-305.
1
A-332.
2
A-332.
RAMP DOWN
10
24
24
10
3463'-0"63'-0"1 8 '-0 "19'-0"17'-0"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"20'-6"19'-0"27'-0"18'-0"126'-0"305'-0"
TRUNCATED DOMES
BOLLARD
TRUNCATED DOMES
(106 STALLS)
PLANTER BOX
PV STRUCTURE
EMBED PLATE
5
2
30
9
61/8" / 12"1 /8 " / 1 2 "1/8" / 12"1/8" / 12"1/8" / 12"1/8" / 12"1/8" / 12"5%
SCALE:PROJECT #:
APRIL 13TH, 2018
As indicated
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
201 HASKINS GARAGE PLAN - LEVEL 5 & ROOF
17016
A-105.
1/16" = 1'-0"1 PARKING GARAGE PLAN - LEVEL P5
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
PARKING CALCULATIONS
PARKING COUNTS
PROPOSED PARKING*:1:350 (2.86/1000) = 890 STALLS
PARKING STRUCTURE
SURFACE PARKING
687 STALLS (675 STANDARD, 10 ADA, 2 VAN)
203 STALLS (197 STANDARD, 5 ADA, 1 VAN)
REQUIRED PARKING:1:350 (2.86/1000) = 890 STALLS
BICYCLE PARKING (SEE G.001)
SHORT TERM SSFMC 20.330.08
LONG TERM CAL GREEN 5.10.6.4.1.2
10% OF VEHICULAR STALL 890 x 0.10 = 89
5% OF VECHICULAR STALL 890 x 0.05 = 45
L OADI N G
D O C K
T RASHSERVICELOADING
D O C K
T RASHSERVICE WH
E-1
E-2
E-3
E-A E-B E-C E-D E-E E-F E-G
30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"DN
UP
NEW ADDITION
EXISTING 400 EJC
180'-0"60'-0"E-1
E-2
E-3
E-A E-B E-C E-D E-E E-F E-G
30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"30'-0"EXISTING 400 EJC
DN
MECH
WELL
60'-0"180'-0"
22'-4"
NEW ADDITION
SCALE:PROJECT #:
APRIL 13TH, 2018
1" = 20'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
400-450 EAST JAMIE CT - 1ST & 2ND FLOOR PLAN
17016
A-106.
1" = 20'-0"1 FLOOR PLAN - LEVEL 1
1" = 20'-0"2 FLOOR PLAN - LEVEL 2
EXISTING 400 EJCEXISTING 400 EJC
SEPTEMBER 28TH, 2018
E-1
E-2
E-3
E-A E-B E-C E-D E-E E-F E-G
30'-0"30'-0"60'-0"30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0"
180'-0"
MECH
WELL
EXISTING 400 EJC
NEW ADDITION
SCALE:PROJECT #:
APRIL 13TH, 2018
1" = 20'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
400-450 EAST JAMIE CT - ROOF PLAN
17016
A-107.
1" = 20'-0"1 FLOOR PLAN - ROOF
EXISTING 400 EJC
SEPTEMBER 28TH, 2018
1" = 20'-0"1 NORTH ELEVATION - RENDERED
1" = 20'-0"2 EAST ELEVATION - RENDERED
BUILDING DESIGN
BUILDING OVERVIEW
THE PROPOSED PROJECT IS FOR A LABORATORY/OFFICE
BUILDING OF APPROXIMATELY 311,000 GSF (280,765 SF FAR
1.0) ORGANIZED ON FIVE FLOORS WITH PLATES RANGING
FROM 42,000 GSF TO 80,000 GSF. IT IS DESIGNED TO BE
BOTH PEDESTRIAN ORIENTATED, LINKING TO THE EXISTING
BUILDINGS ACROSS EAST JAMIE COURT, AND TO TAKE
ADVANTAGE OF THE VIEWS OF THE BAY TO THE SOUTH.
BUILDING MASSING
THE MASSING OF 201 HASKINS HAS BEEN DESIGNED TO
TAKE ADVANTAGE OF AND AUGMENT THE PARTICULAR
CONDITIONS OF THE SITE. THE BUILDING HAS BEEN
SITUATED WITH ITS LONG AXIS ALONG EAST JAMIE COURT
AND HAS BEEN SPLIT INTO TWO DISTINCT MASSES BY A
THREE STORY CENTRAL ATRIUM THAT ALIGNS WITH THE
OPEN SPACE BETWEEN BETWEEN THE BUILDINGS AT
400-450 EAST JAMIE COURT. PUBLIC SPACES
(CONFERENCE ROOMS, OPEN AREA, ETC) ARE EXPECTED
TO OCCUPY A “BRIDGE” ELEMENT THAT CROSSES THE
ATRIUM AT THE 3RD FLOOR AND WILL SEE THROUGH THE
ATRIUM TO THE BAY BEYOND.
THE BUILDING VOLUME VARIES ON EITHER SIDE OF THE
ATRIUM FROM THREE STORIES EAST OF THE ATRIUM TO
FIVE STORIES ON THE ATRIUM’S WEST SIDE AND ARE
ARTICULATED TO HIGHLIGHT PARTICULAR CONDITIONS OF
THE SITE. THE TALLER FIVE STORY VOLUME IS AS FAR TO
THE WEST AS POSSIBLE (BEYOND THE WEST EDGE OF 400
EAST JAMIE COURT) TO TAKE UTMOST ADVANTAGE OF THE
VIEWS TO THE BAY. THE SOUTHERN FACADE IS
PUNCTUATED BY A THREE STORY “OCULUS” THAT PEERS
OUT FROM BEHIND THE EXISTING BUILDINGS TO THE
SOUTH, WHILE A RECESSED SPACE RUNS ALONG ITS
LENGTH AT THE SECOND FLOOR HIGHLIGHTING THE
SEPARATION BETWEEN THE BASE AND THE FLOORS
ABOVE. THE FAÇADE IS FURTHER ARTICULATED BY
HORIZONTAL SUNSHADES THAT ADD THREE
DIMENSIONALITY TO THE GLAZING SYSTEM. A SMALLER
OPENING SIMILAR TO THE “OCULUS” OCCURS IN THE
THREE-STORY VOLUME AT THE EAST END. THE EAST AND
WEST FACADES ARE ARTICULATED BY A DEEP SET (4’)
PRECAST CONCRETE “GRILLE” THAT CREATES A PLAY OF
SHADOW LIGHT WHILE ALSO BEING HIGHLY PERFORMATIVE
BY REDUCING GLARE FROM THOSE SUN EXPOSURES. THE
GROUND FLOOR ON EITHER SIDE OF THE ATRIUM IS SET
BACK CREATING A DEEP SHADOW LINE TO AUGMENT THE
PEDESTRIAN EXPERIENCE ALONG EAST JAMIE COURT.
MATERIALS
THE PROPOSED MATERIALS HAVE BEEN SELECTED TO
AUGMENT THE MASSING DECISIONS AND COMPLEMENT
THE NATURE OF THE SITE; THESE CONSIST PRIMARILY OF
LIMESTONE, PRECAST CONCRETE, ALUMINUM AND GLASS.
THE GROUND PLANE AROUND THE BUILDING CONSISTS OF
A RIP RAP STONE MEANT TO EVOKE THE ROCKINESS OF
THE NEARBY SHORE. THIS STONE IS UTILIZED IN A MORE
REFINED AND MODERN WAY ON THE BUILDING’S GROUND
FLOOR AS IF THE STONE WERE ROLLING UP THE BUILDING
FROM THE GROUND, DISTINGUISHING THE BASE OF THE
BUILDING FROM THE UPPER FLOORS. TO CONTRAST THE
STONE OF THE BASE, THE UPPER PORTION OF THE
BUILDING HAS A PRECAST CONCRETE FRAME WITHIN
WHICH A CURTAIN WALL OF GREY SOLAR GLASS SITS. THE
STONE REAPPEARS IN THE UPPER PORTION OF THE
BUILDING TO HIGHLIGHT THE “OCULUS”. THE ATRIUM
SPACE UTILIZES A SMART-TINTING GLASS FROM HALIO
THAT CAN CHANGE FROM CLEAR (TO HIGHLIGHT THE
CENTRAL SPINE) TO ALMOST BLACK WHEN THE SPACE MAY
BE USED FOR “ALL HANDS” OR OTHER TYPES OF
MEETINGS.
MATERIALS
01 LIMESTONE CLADDING
02 STOREFRONT WINDOW SYSTEM (TYPE A)
03 WINDOW SYSTEM (TYPE B)
04 UNITIZED PRECAST FACADE WITH INTEGRATED ALUMINUM WINDOW SYSTEM
05 UNITIZED PRECAST FACADE ELEMENTS
06 ALUMINUM CURTAINWALL SYSTEM WITH SHADOWBOX AT SLAB EDGES
07 PAINTED CHEVRON (1/2 PERFORATED) METAL SCREEN ON PAINTED METAL FRAMING
08 INTEGRATED HORIZONTAL SUNSHADES
09 UPWARD ACTING COILING DOOR
10 HM DOOR & FRAME - PTD
11 ALUMINUM PANEL - PTD TO MATCH STOREFRONT
07
07
7
06 060505
05
05
05
04
03
02
02 02
01 10 09
01 100901
SCALE:PROJECT #:
APRIL 13TH, 2018
1" = 20'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
BUILDING ELEVATIONS (NORTH & EAST)
17016
A-301
07
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
1" = 20'-0"1 SOUTH ELEVATION - RENDERED
1" = 20'-0"2 WEST ELEVATION - RENDERED
BUILDING DESIGN
BUILDING OVERVIEW
THE PROPOSED PROJECT IS FOR A LABORATORY/OFFICE
BUILDING OF APPROXIMATELY 311,000 GSF (280,765 SF FAR
1.0) ORGANIZED ON FIVE FLOORS WITH PLATES RANGING
FROM 42,000 GSF TO 80,000 GSF. IT IS DESIGNED TO BE
BOTH PEDESTRIAN ORIENTATED, LINKING TO THE EXISTING
BUILDINGS ACROSS EAST JAMIE COURT, AND TO TAKE
ADVANTAGE OF THE VIEWS OF THE BAY TO THE SOUTH.
BUILDING MASSING
THE MASSING OF 201 HASKINS HAS BEEN DESIGNED TO
TAKE ADVANTAGE OF AND AUGMENT THE PARTICULAR
CONDITIONS OF THE SITE. THE BUILDING HAS BEEN
SITUATED WITH ITS LONG AXIS ALONG EAST JAMIE COURT
AND HAS BEEN SPLIT INTO TWO DISTINCT MASSES BY A
THREE STORY CENTRAL ATRIUM THAT ALIGNS WITH THE
OPEN SPACE BETWEEN BETWEEN THE BUILDINGS AT
400-450 EAST JAMIE COURT. PUBLIC SPACES
(CONFERENCE ROOMS, OPEN AREA, ETC) ARE EXPECTED
TO OCCUPY A “BRIDGE” ELEMENT THAT CROSSES THE
ATRIUM AT THE 3RD FLOOR AND WILL SEE THROUGH THE
ATRIUM TO THE BAY BEYOND.
THE BUILDING VOLUME VARIES ON EITHER SIDE OF THE
ATRIUM FROM THREE STORIES EAST OF THE ATRIUM TO
FIVE STORIES ON THE ATRIUM’S WEST SIDE AND ARE
ARTICULATED TO HIGHLIGHT PARTICULAR CONDITIONS OF
THE SITE. THE TALLER FIVE STORY VOLUME IS AS FAR TO
THE WEST AS POSSIBLE (BEYOND THE WEST EDGE OF 400
EAST JAMIE COURT) TO TAKE UTMOST ADVANTAGE OF THE
VIEWS TO THE BAY. THE SOUTHERN FACADE IS
PUNCTUATED BY A THREE STORY “OCULUS” THAT PEERS
OUT FROM BEHIND THE EXISTING BUILDINGS TO THE
SOUTH, WHILE A RECESSED SPACE RUNS ALONG ITS
LENGTH AT THE SECOND FLOOR HIGHLIGHTING THE
SEPARATION BETWEEN THE BASE AND THE FLOORS
ABOVE. THE FAÇADE IS FURTHER ARTICULATED BY
HORIZONTAL SUNSHADES THAT ADD THREE
DIMENSIONALITY TO THE GLAZING SYSTEM. A SMALLER
OPENING SIMILAR TO THE “OCULUS” OCCURS IN THE
THREE-STORY VOLUME AT THE EAST END. THE EAST AND
WEST FACADES ARE ARTICULATED BY A DEEP SET (4’)
PRECAST CONCRETE “GRILLE” THAT CREATES A PLAY OF
SHADOW LIGHT WHILE ALSO BEING HIGHLY PERFORMATIVE
BY REDUCING GLARE FROM THOSE SUN EXPOSURES. THE
GROUND FLOOR ON EITHER SIDE OF THE ATRIUM IS SET
BACK CREATING A DEEP SHADOW LINE TO AUGMENT THE
PEDESTRIAN EXPERIENCE ALONG EAST JAMIE COURT.
MATERIALS
THE PROPOSED MATERIALS HAVE BEEN SELECTED TO
AUGMENT THE MASSING DECISIONS AND COMPLEMENT
THE NATURE OF THE SITE; THESE CONSIST PRIMARILY OF
LIMESTONE, PRECAST CONCRETE, ALUMINUM AND GLASS.
THE GROUND PLANE AROUND THE BUILDING CONSISTS OF
A RIP RAP STONE MEANT TO EVOKE THE ROCKINESS OF
THE NEARBY SHORE. THIS STONE IS UTILIZED IN A MORE
REFINED AND MODERN WAY ON THE BUILDING’S GROUND
FLOOR AS IF THE STONE WERE ROLLING UP THE BUILDING
FROM THE GROUND, DISTINGUISHING THE BASE OF THE
BUILDING FROM THE UPPER FLOORS. TO CONTRAST THE
STONE OF THE BASE, THE UPPER PORTION OF THE
BUILDING HAS A PRECAST CONCRETE FRAME WITHIN
WHICH A CURTAIN WALL OF GREY SOLAR GLASS SITS. THE
STONE REAPPEARS IN THE UPPER PORTION OF THE
BUILDING TO HIGHLIGHT THE “OCULUS”. THE ATRIUM
SPACE UTILIZES A SMART-TINTING GLASS FROM HALIO
THAT CAN CHANGE FROM CLEAR (TO HIGHLIGHT THE
CENTRAL SPINE) TO ALMOST BLACK WHEN THE SPACE MAY
BE USED FOR “ALL HANDS” OR OTHER TYPES OF
MEETINGS.
MATERIALS
01 LIMESTONE CLADDING
02 STOREFRONT WINDOW SYSTEM (TYPE A)
03 WINDOW SYSTEM (TYPE B)
04 UNITIZED PRECAST FACADE WITH INTEGRATED ALUMINUM WINDOW SYSTEM
05 UNITIZED PRECAST FACADE ELEMENTS
06 ALUMINUM CURTAINWALL SYSTEM WITH SHADOWBOX AT SLAB EDGES
07 PAINTED CHEVRON (1/2 PERFORATED) METAL SCREEN ON PAINTED METAL FRAMING
08 INTEGRATED HORIZONTAL SUNSHADES
09 UPWARD ACTING COILING DOOR
10 HM DOOR & FRAME - PTD
11 ALUMINUM PANEL - PTD TO MATCH STOREFRONT
011110
03
07
07
07
06 060505
05
05
04 02
0202 01
01
08
08
BUILDING ELEVATIONS (SOUTH & WEST)
SCALE:PROJECT #:
APRIL 13TH, 2018
1" = 20'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
17016
A-302
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
ALUMINUM PANEL -WARM GREY MORIN - CHEVRON MECHANICAL SCREEN
MORIN - CHEVRON MECHANICAL SCREEN ALUMINUM PANEL - POSATE SILVER
JERUSALEM LIMESTONE
TECHLAM - BLAZE - SNOW NATURAL
STONE BASE: JERUSALEM LIMESTONE
PRECAST CONCRETE
BOARD FORM CONCRETE
VISION GLASS - LOBBY
VISION GLASS - LOBBY
DARK GLASS - SOLAR GREY
1 MATERIALS - SAMPLES
PRECAST & GLASS RIP RAP GLASS AND SUNSHADES
ARCHITECTURAL METAL MESH
2 MATERIALS - PRECEDENTS
SCALE:PROJECT #:
APRIL 13TH , 2018
-
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
MATERIALS BOARD
17016
A-303.
1110 15 7
16
12
5
13
1
43
3
82
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
3/32" = 1'-0"1 NORTH ELEVATION - GARAGE
3/32" = 1'-0"2 EAST ELEVATION - GARAGE
MATERIALS
12 STAINLESS STEEL METAL MESH ON METAL FRAMING (TYPE A)
13 TECHLAM (BLAZE-SNOW NATURAL) PORCELAIN TILE CLADDING
14 PRECAST CONCRETE
15 BOARD FORM CONCRETE
16 ALUMINUM PANEL
17 GALVANIZED STEEL GUARDRAIL
12
13
1417
15 1616
13
SCALE:PROJECT #:
APRIL 13TH, 2018
3/32" = 1'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
GARAGE ELEVATIONS (NORTH & EAST)
17016
A-304
GARAGE DESIGN
GARAGE OVERVIEW
A FIVE TIER CONCRETE STRUCTURED PARKING GARAGE OF APPROXIMATELY 199,500
SQUARE FEET WILL OCCUPY THE NORTH-EAST PORTION OF THE SITE AND WILL PROVIDE 720
PARKING STALLS (APPROXIMATELY 130 STALLS PER TIER).
GARAGE MASSING
CONCEIVED OF AS SINGULAR VOLUME, THE GARAGE MASSING IS PULLED BACK AS FAR AS
POSSIBLE FROM HASKINS WAY ALLOWING FOR THE DEVELOPMENT OF A PUBLIC PLAZA
ALONG HASKINS AS WELL AS A CENTRAL OPEN “SPINE” THAT CONNECTS THE GARAGE TO
THE LAB/OFFICE BUILDING ATRIUM LOBBY SPACE. THE GARAGE MASSING EMULATES THAT
OF THE LAB/OFFICE BUILDING BY CREATING A STRONG BASE WITH A LIGHTER “FABRIC” ON
THE LEVELS ABOVE. THE WEST FAÇADE OF THE GARAGE IS ANGLED TO BOTH FORM A
BACKDROP TO THE CENTRAL OPEN SPACE AS WELL AS TO WORK WITH THE GEOMETRIES OF
THE ATRIUM SPACE. PRIMARY VEHICULAR ACCESS TO THE GARAGE IS ALONG THE NORTH
SIDE, WITH ENTRIES AT THE NORTH-WEST AND NORTH-EAST CORNERS.
MATERIALS
THE PRIMARY MATERIALS FOR THE GARAGE CONSIST OF CONCRETE, STAINLESS STEEL
MESH AND ALUMINUM PANELS. IN ORDER TO TIE THE GARAGE AND OFFICE BUILDING
TOGETHER, THE GARAGE HAS A STRONG HEAVY BASE OF CAST IN PLACE CONCRETE THAT
HAS A SERIES OF OPENINGS ALLOWING PEDESTRIAN ACCESS TO THE CENTRAL OPEN
SPACE. THE CAST-IN-PLACE CONCRETE WALLS FORM A RHYTHM OF OPEN AND CLOSED
THAT EMULATES THE STONE BASE OF THE LAB/OFFICE BUILDING. ABOVE THE BASE, THE
GARAGE IS CLAD IN A WOVEN STAINLESS STEEL MESH. THE MESH IS DRAPED OVER A
SERIES OF TUBES TO CREATE A PLEATED EFFECT (NOT UNLIKE A ROMAN SHADE) THAT
SOFTENS THE MASSING OF THE GARAGE AND CREATES PATTERNS OF SHADOW AND
VARYING DENSITY OF MATERIAL. SOLID ALUMINUM PANELS START ON THE VERTICAL
SURFACE AND TURN HORIZONTALLY TO FORM CANOPIES DEMARCATING THE VEHICULAR
ENTRIES.
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
3/32" = 1'-0"1 SOUTH ELEVATION - GARAGE
3/32" = 1'-0"2 WEST ELEVATION - GARAGE
MATERIALS
12 STAINLESS STEEL METAL MESH ON METAL FRAMING (TYPE A)
13 TECHLAM (BLAZE-SNOW NATURAL) PORCELAIN TILE CLADDING
14 PRECAST CONCRETE
15 BOARD FORM CONCRETE
16 ALUMINUM PANEL
17 GALVANIZED STEEL GUARDRAIL
12
15 14
13
12
1517 14 17
13
SCALE:PROJECT #:
APRIL 13TH, 2018
3/32" = 1'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
GARAGE ELEVATIONS (SOUTH & WEST)
17016
A-305
GARAGE DESIGN
GARAGE OVERVIEW
A FIVE TIER CONCRETE STRUCTURED PARKING GARAGE OF APPROXIMATELY 199,500
SQUARE FEET WILL OCCUPY THE NORTH-EAST PORTION OF THE SITE AND WILL PROVIDE 720
PARKING STALLS (APPROXIMATELY 130 STALLS PER TIER).
GARAGE MASSING
CONCEIVED OF AS SINGULAR VOLUME, THE GARAGE MASSING IS PULLED BACK AS FAR AS
POSSIBLE FROM HASKINS WAY ALLOWING FOR THE DEVELOPMENT OF A PUBLIC PLAZA
ALONG HASKINS AS WELL AS A CENTRAL OPEN “SPINE” THAT CONNECTS THE GARAGE TO
THE LAB/OFFICE BUILDING ATRIUM LOBBY SPACE. THE GARAGE MASSING EMULATES THAT
OF THE LAB/OFFICE BUILDING BY CREATING A STRONG BASE WITH A LIGHTER “FABRIC” ON
THE LEVELS ABOVE. THE WEST FAÇADE OF THE GARAGE IS ANGLED TO BOTH FORM A
BACKDROP TO THE CENTRAL OPEN SPACE AS WELL AS TO WORK WITH THE GEOMETRIES OF
THE ATRIUM SPACE. PRIMARY VEHICULAR ACCESS TO THE GARAGE IS ALONG THE NORTH
SIDE, WITH ENTRIES AT THE NORTH-WEST AND NORTH-EAST CORNERS.
MATERIALS
THE PRIMARY MATERIALS FOR THE GARAGE CONSIST OF CONCRETE, STAINLESS STEEL
MESH AND ALUMINUM PANELS. IN ORDER TO TIE THE GARAGE AND OFFICE BUILDING
TOGETHER, THE GARAGE HAS A STRONG HEAVY BASE OF CAST IN PLACE CONCRETE THAT
HAS A SERIES OF OPENINGS ALLOWING PEDESTRIAN ACCESS TO THE CENTRAL OPEN
SPACE. THE CAST-IN-PLACE CONCRETE WALLS FORM A RHYTHM OF OPEN AND CLOSED
THAT EMULATES THE STONE BASE OF THE LAB/OFFICE BUILDING. ABOVE THE BASE, THE
GARAGE IS CLAD IN A WOVEN STAINLESS STEEL MESH. THE MESH IS DRAPED OVER A
SERIES OF TUBES TO CREATE A PLEATED EFFECT (NOT UNLIKE A ROMAN SHADE) THAT
SOFTENS THE MASSING OF THE GARAGE AND CREATES PATTERNS OF SHADOW AND
VARYING DENSITY OF MATERIAL. SOLID ALUMINUM PANELS START ON THE VERTICAL
SURFACE AND TURN HORIZONTALLY TO FORM CANOPIES DEMARCATING THE VEHICULAR
ENTRIES.
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
E-C E-B E-A
FF LEVEL 3
32’-0”
FF LEVEL 2
16’-0”
FF LEVEL 1
0’-0”
FF GARAGE (E)
-11’-6”
E-DE-EE-FE-GE-H
E-3 E-2 E-1
FF LEVEL 3
32’-0”
FF LEVEL 2
16’-0”
FF LEVEL 1
0’-0”
FF GARAGE (E)
-11’-6”
E-1 E-2 E-3
FF LEVEL 3
32’-0”
FF LEVEL 2
16’-0”
FF LEVEL 1
0’-0”
FF GARAGE (E)
-11’-6”
MATERIALS
02 STOREFRONT WINDOW SYSTEM ( TYPE A )
05 UNITIZED PRECAST FACADE ELEMENTS
06 ALUMINUM CURTAIN WALL SYSTEM WITH SHADOWBOX ELEMENTS AT SLAB EDGES
16 ALUMINUM PANEL
15 BOARD FORM CONCRETE
18 ALUMINUM PANEL (PERFORATED)
16 1816 06 06061606
15020205
16
06
18
05 16050202
1/16" = 1'-0"1 NORTH ELEVATION - RENDERED
1/16" = 1'-0"2 EAST ELEVATION - RENDERED
1/16" = 1'-0"3 WEST ELEVATION - RENDERED
SCALE: 1/16” = 1’-0”PROJECT #:
APRIL 13TH, 2018HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
400-450 EAST JAMIE CT ELEVATIONS
17016
A-306.
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
1" = 20'-0"1 BUILDING SECTION - LONGITUDINAL
1" = 20'-0"2 BUILDING SECTION - TRANSVERSE WEST
1" = 20'-0"3 BUILDING SECTION - TRANSVERSE EAST
OFFICE
OFFICE
OFFICE
OFFICEOFFICE
OFFICE
OFFICELAB/
LAB/
LAB/
LAB/
LAB/
LAB/
LAB/
OFFICE
OFFICE
OFFICELAB/
LAB/
LAB/
LAB/
LAB/
LAB/
LAB/
LAB/OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
LOBBY
BOH BOHLOADING
SCALE:PROJECT #: 1" = 20'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
BUILDING SECTIONS
17016
A-331
APRIL 13TH, 2018 AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
SCALE:PROJECT #:
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
GARAGE SECTIONS
17016
A-332
APRIL 13TH, 2018
3/32” = 1’ -0 “ 2 GARAGE SECTION - TRANSVERSE
3/32” = 1’ -0 “ 1 GARAGE SECTION - LONGITUDINAL
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
SCALE:PROJECT #:
APRIL 13TH, 2018HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
400-450 EAST JAMIE CT - BUILDING SECTIONS
17016
A-333.
1/16" = 1'-0"
1/16" = 1'-0"2 BUILDING SECTION - LONGITUDINAL 1/16" = 1'-0"1 BUILDING SECTION - TRANSVERSE
1/16" = 1'-0"3 BUILDING SECTION - ATRIUM
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
L-300
2
FIREPIT
L-300
1
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
2
L-300
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
3
L-300
FIREPIT
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
4
L-300
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
SEPTEMBER 28TH, 2018
1"=30'
SEPTEMBER 28TH, 2018
1"=30'
SEPTEMBER 28TH, 2018
1"=30'
SEPTEMBER 28TH, 2018
1"=30'
SEPTEMBER 28TH, 2018
1"=30'
SEPTEMBER 28TH, 2018
1"=30'
SEPTEMBER 28TH, 2018
YDHY DH
Y DH
LE2
LE2
LE1LE1
LE1
LE1
LE1
LE1
LE1
LE2 LE2
LE2 LE2
LE2A
LE1 LE1 LE1 LE1 LE1
LE6
MH: 1.5'
LE1
LE1 LE1 LE1 LE1
LE1
LE4
LE1
LE1
LE3
LE1
LE1
LE3
LE3
LE6
MH: 1.5'
LE6
MH: 1.5'
LE6
MH: 1.5'
LE6
MH: 1.5'
LE6
MH: 1.5'
LE6
MH: 1.5'
LE6
MH: 1.5'
LE6
MH: 1.5'
LE6
MH: 1.5'
LE6
MH: 1.5'
LE4
LE1
LE4
LE3
LE3
LE3 LE1
LE9
LE9LE9
LE3 LE3
LE3
LE3
LE1 LE1 LE1 LE1 LE1 LE1
LE3
LE3
LE3
LE3
LE1
LE3
LE3
LE3
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE4
LE1
LE2
LE1
LE1
LE3
LE3
LE3
LE3
LE3
LE3
LE3LE3
LE3
LE3
LE3
LE3
LE3
LE1LE1LE1LE1
LE3
LE11
LE11
LE11
LE11
LE11
LE11
LE11
LE11
LE11
LE11
LE11
LE11
LE11
LE11
LE12
LE3
LE7A
LE7A
LE7A
LE7A
LE7A
LE7A
LE10 LE10 LE10 LE10
LE10 LE10
LE10
LE10
LE10
LE7
LE7A
LE7A
LE7
LE7
LE7
LE7
LE7
LE7
LE7 LE7
LE7
LE7
LE7
LE7
LE7
LE7
LE7
LE7
LE7
LE7
LE7
LE7 LE7
G-C
G-1
1.1
0.8
1.5
16.3
1.2
15.6
1.4
9.7
2.6
4.9
5.4
2.4
10.7
1.4
16.2
1.1
15.6
1.4
9.7
2.5
4.9
5.4
2.4
10.7
1.4
16.8
0.60.81.21.62.02.22.01.71.41.10.90.80.91.21.51.92.12.22.01.61.31.00.80.81.01.31.62.02.22.11.91.51.20.90.80.91.11.41.82.12.22.11.71.41.10.90.80.91.21.51.92.22.22.01.61.31.00.90.91.01.41.72.02.22.01.71.31.00.7
0.60.91.41.82.12.32.21.91.61.21.00.91.01.31.72.02.32.32.11.81.41.10.91.01.11.41.82.12.32.32.01.71.31.11.01.01.21.62.02.22.32.21.91.61.21.01.01.11.31.72.12.32.32.11.81.41.11.01.01.21.61.92.22.32.21.91.51.10.8
0.70.91.31.51.71.81.81.61.51.21.11.01.11.31.61.71.81.91.81.61.41.21.01.01.21.41.61.81.91.91.71.61.31.11.01.11.31.51.71.81.91.81.71.51.21.11.01.11.41.61.71.91.91.81.61.41.21.11.11.21.51.71.81.91.81.71.41.10.8
0.60.80.91.01.21.21.21.21.11.11.01.01.01.11.21.21.31.31.31.21.11.01.01.01.11.21.21.31.31.31.31.21.11.01.01.01.11.21.21.31.31.31.21.21.11.01.01.01.11.21.31.31.31.31.21.11.11.01.01.11.21.31.41.41.41.31.31.31.4
0.40.50.60.60.70.70.80.80.80.90.90.80.80.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.91.01.01.01.01.01.11.21.51.82.22.52.62.52.21.71.31.01.01.11.41.82.12.42.42.11.71.31.00.91.01.21.62.02.32.42.32.01.51.21.01.01.21.51.92.32.52.42.11.71.31.11.01.11.41.82.22.42.52.31.91.51.21.01.01.21.62.02.32.52.32.01.51.20.90.80.80.91.11.41.82.12.42.42.11.71.41.00.70.50.40.30.20.10.10.00.0
0.30.40.50.50.50.60.60.60.70.70.70.70.80.80.80.80.80.80.80.80.90.90.90.90.90.90.90.90.90.80.80.90.90.90.90.90.90.90.90.90.80.80.80.90.90.90.90.90.90.90.90.80.80.80.80.80.80.80.80.80.80.80.80.80.90.91.01.21.41.72.02.22.42.32.11.71.41.11.11.21.41.82.02.22.22.01.71.41.11.01.11.31.72.02.22.32.12.01.61.31.11.11.31.61.92.22.32.32.11.81.51.21.21.21.51.92.12.32.42.22.01.71.31.21.21.41.72.02.22.32.22.01.61.31.11.01.01.11.31.61.82.12.22.22.01.81.51.21.00.70.50.30.20.10.10.10.0
0.20.30.30.40.40.40.50.50.50.60.60.60.70.70.70.80.80.80.80.80.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.80.80.80.80.80.80.80.70.70.70.70.70.70.80.80.91.01.21.41.51.71.81.71.61.51.41.21.11.21.31.51.51.61.61.51.51.31.11.11.11.31.41.51.71.81.71.61.51.41.21.21.41.61.71.92.02.01.91.81.61.41.41.41.61.81.92.02.01.91.81.71.51.41.41.51.71.81.92.01.91.71.51.31.21.21.21.31.41.51.61.61.71.71.51.51.51.51.31.00.70.40.20.10.10.10.0
0.20.20.20.30.40.40.40.40.50.50.50.50.60.60.70.80.80.80.80.80.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.90.80.80.80.80.80.70.70.70.60.70.70.70.70.80.80.91.01.01.11.11.21.21.31.31.21.11.01.01.11.11.11.11.11.11.11.01.00.91.01.01.11.21.21.31.31.31.31.31.21.31.41.51.61.61.71.71.71.71.61.51.51.51.61.71.71.71.81.71.71.61.61.51.51.61.61.71.71.71.61.51.41.31.21.41.41.41.41.41.31.21.21.11.11.21.41.71.81.40.90.50.30.20.10.10.0
0.10.20.30.40.50.60.60.60.60.50.50.50.60.70.81.01.01.11.21.11.11.11.01.01.01.01.11.11.21.21.21.21.11.11.01.01.01.11.11.11.21.21.21.11.11.11.01.01.01.11.11.11.21.11.11.00.90.80.70.70.80.80.90.90.90.91.01.00.90.90.80.80.80.91.01.11.11.00.90.90.80.80.80.80.80.80.80.80.80.80.80.80.90.90.91.01.11.21.21.21.21.21.31.41.41.51.51.51.51.61.51.51.51.51.61.61.61.61.61.61.61.61.61.51.51.61.61.51.61.51.51.41.31.31.21.51.61.61.51.31.11.00.80.80.81.01.52.02.21.81.81.00.50.10.10.10.0
0.30.50.91.21.31.41.20.90.70.50.50.60.81.11.31.51.61.71.61.51.41.21.11.11.21.41.51.61.71.71.61.51.31.11.01.11.21.41.51.71.71.71.51.41.21.11.11.11.31.51.61.71.71.51.41.21.00.90.91.11.51.61.61.71.71.61.51.20.90.70.70.70.81.01.21.21.10.90.70.70.70.70.70.70.70.70.70.70.60.60.70.70.70.91.11.21.21.11.11.11.11.31.41.61.71.81.81.71.71.61.51.51.51.61.71.81.91.91.81.71.61.61.51.51.61.71.71.81.81.81.61.51.31.11.71.91.81.61.31.00.80.70.70.70.90.81.01.52.02.21.81.00.10.10.10.0
0.41.02.33.73.63.73.52.01.00.60.50.60.81.21.61.92.12.22.01.81.51.21.01.01.21.51.92.12.32.22.01.71.41.11.01.11.31.62.02.22.32.11.91.61.31.11.01.11.41.82.02.22.22.01.71.31.00.91.22.23.73.93.74.33.83.73.82.41.10.60.50.50.61.01.31.51.20.80.60.50.50.60.60.70.70.60.60.50.50.50.50.50.60.81.21.31.31.10.90.91.01.31.51.82.02.22.22.01.91.61.41.41.51.71.92.12.32.32.12.01.81.51.41.41.61.82.02.22.32.21.91.71.41.11.72.22.01.61.20.90.70.50.50.60.80.81.01.52.12.52.01.10.50.30.00.0
0.51.65.29.87.98.88.93.81.30.60.50.60.81.21.62.02.42.52.21.81.41.10.90.91.11.51.92.32.52.42.11.71.31.00.91.01.21.62.02.42.52.32.01.61.21.00.91.01.41.72.12.42.42.11.71.31.01.01.53.99.18.67.310.47.97.89.74.91.40.50.30.20.21.21.71.81.50.90.50.40.50.60.80.90.90.80.70.50.50.40.40.50.61.01.51.81.71.20.90.80.91.11.62.12.42.72.62.42.01.61.41.31.41.62.12.42.72.82.52.21.81.41.31.31.51.92.32.62.82.62.31.81.41.21.82.52.21.61.10.80.60.40.40.50.71.11.61.81.91.81.40.80.10.10.00.0
1.31.92.21.60.90.50.40.61.01.41.61.71.51.20.90.80.60.60.60.81.31.92.22.11.41.00.91.01.42.02.32.73.02.92.72.42.01.61.51.72.12.42.83.03.12.92.52.21.81.61.61.92.32.62.93.12.92.62.31.81.42.02.82.41.81.20.80.60.50.50.60.81.11.31.31.00.60.30.10.10.00.00.0
1.42.02.31.71.00.50.50.91.42.22.62.72.42.01.61.31.21.01.01.11.72.32.72.11.30.90.91.01.41.92.22.62.92.82.52.31.91.61.51.62.02.32.62.93.02.72.42.11.71.51.61.82.22.52.83.02.82.42.11.81.41.92.82.41.81.20.80.60.50.60.91.11.21.10.90.60.40.20.10.10.00.00.0
1.41.92.11.60.90.50.61.11.92.83.13.13.02.62.32.11.91.81.81.82.12.42.51.81.20.80.80.91.11.52.02.32.62.52.31.91.51.31.21.31.62.02.32.62.62.42.11.71.31.21.21.41.82.22.52.72.52.21.81.31.11.72.42.21.61.10.80.60.60.91.41.51.41.00.60.40.30.20.10.10.00.00.0
0.91.31.71.71.30.80.60.71.42.43.13.02.82.62.42.32.32.52.62.52.52.52.42.21.51.00.80.80.91.11.41.61.82.02.01.81.61.41.21.11.21.41.71.82.02.01.91.71.51.31.21.21.31.61.81.92.11.91.71.41.21.01.62.11.91.51.10.80.70.71.11.82.01.71.52.02.21.81.00.50.00.00.00.0
1.01.51.71.61.10.70.60.81.52.42.72.52.11.81.81.92.02.32.62.82.92.82.51.91.30.90.80.80.91.01.11.21.31.41.41.31.21.11.11.01.11.21.31.31.41.41.41.31.21.11.01.01.11.21.31.41.41.31.21.10.90.81.41.71.61.41.10.80.70.71.31.31.51.81.82.12.52.01.10.50.00.00.0
1.21.82.01.71.10.60.60.91.62.32.42.01.41.11.11.21.41.72.22.63.02.92.61.81.20.90.80.80.90.91.01.01.01.01.01.01.00.90.90.90.91.01.01.01.01.01.01.01.00.90.90.90.91.01.01.01.00.90.90.80.70.81.11.31.31.21.00.80.70.81.21.31.51.81.31.92.21.71.00.40.00.00.0
1.32.02.21.81.10.60.61.11.82.32.11.71.00.70.70.70.81.11.52.22.93.02.61.71.10.80.80.80.90.90.91.00.90.90.90.90.90.80.80.80.80.80.90.90.90.90.90.90.90.80.80.80.80.90.90.90.90.80.80.70.60.71.01.11.11.11.00.80.70.81.21.21.31.60.90.51.81.40.80.40.10.00.0
1.42.12.51.91.10.60.71.32.12.32.01.40.80.50.50.50.60.81.21.92.63.02.51.50.90.80.90.91.01.01.01.00.90.80.80.80.80.80.80.80.80.80.80.90.90.90.90.80.80.80.80.80.80.80.80.80.80.80.70.60.60.70.91.01.11.10.90.80.80.81.11.21.31.30.80.40.20.10.10.00.00.00.0
1.31.92.11.61.00.60.91.62.42.32.01.20.70.40.40.40.50.71.22.02.52.72.01.20.90.90.91.11.31.31.31.10.90.90.90.90.90.90.80.80.90.90.90.90.90.90.90.90.90.90.80.80.90.90.90.90.90.80.80.70.70.71.01.11.21.11.00.80.80.81.11.21.31.30.80.40.20.10.10.00.00.00.0
0.71.11.51.71.30.90.71.01.72.42.31.81.00.60.40.30.40.50.81.42.12.52.41.61.10.80.91.01.31.61.71.61.31.01.11.11.01.01.00.90.91.01.01.01.11.11.11.11.01.01.00.90.91.01.01.01.11.11.00.90.80.80.81.21.41.41.31.10.90.80.81.21.21.31.51.41.71.80.90.50.00.00.00.0
0.71.01.21.21.00.80.81.11.82.12.01.40.80.50.40.30.40.50.91.62.32.52.11.40.90.90.91.21.62.12.32.11.51.51.61.51.41.31.21.11.11.11.21.41.51.61.61.51.41.31.21.11.11.21.31.41.51.61.51.31.11.00.91.51.81.71.41.10.90.80.91.21.31.31.41.52.02.21.00.50.00.00.00.0
0.81.11.21.10.90.70.81.21.71.81.71.10.60.40.30.30.40.61.11.92.42.51.91.20.80.91.01.41.92.52.82.51.92.12.32.22.01.81.51.21.21.21.51.82.02.22.32.11.91.61.31.21.21.41.71.92.12.32.11.91.61.31.01.62.22.01.61.20.90.91.01.21.31.31.41.52.12.52.01.10.50.00.00.0
1.01.41.51.31.00.81.01.51.91.71.50.90.60.40.30.30.40.71.21.92.42.51.71.00.80.91.11.62.32.83.22.02.32.62.82.72.42.01.61.31.31.31.62.02.42.72.72.52.21.71.41.31.31.51.82.32.62.82.62.31.81.41.21.82.62.31.71.31.01.01.01.01.21.21.31.31.92.21.71.00.40.00.00.0
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0.30.41.92.31.91.41.11.21.72.12.31.60.80.30.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.716.418.118.518.218.618.518.217.82.01.52.02.32.62.82.92.93.03.03.03.13.03.03.13.13.03.03.13.03.03.02.92.92.82.62.32.01.50.20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.20.40.10.00.00.00.00.00.00.00.00.0
0.30.41.82.21.91.41.01.11.62.02.11.40.70.30.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.31.11.01.41.51.71.91.91.92.02.02.02.02.02.02.02.02.02.02.02.02.02.01.91.91.91.71.51.31.00.70.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.00.00.00.00.00.00.00.00.0
0.20.31.61.91.71.20.91.01.31.71.71.20.60.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.00.00.00.00.00.00.00.00.30.50.60.80.91.01.11.21.21.21.21.21.21.21.21.21.21.21.21.21.21.21.21.21.21.11.00.90.80.60.40.30.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.20.21.31.61.41.10.90.91.01.11.10.80.40.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.20.30.40.50.50.60.70.70.70.70.70.70.70.70.70.70.70.70.70.70.70.70.70.70.70.70.60.50.50.40.30.20.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.10.20.91.11.10.90.80.70.70.70.60.50.30.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.20.20.30.30.30.40.40.40.40.40.40.40.40.40.40.40.40.40.40.40.40.40.40.40.40.30.30.30.20.20.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.10.20.60.70.80.70.60.60.50.40.40.30.20.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.10.20.40.50.60.50.50.50.40.30.20.20.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.10.20.30.40.40.40.40.40.30.20.20.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.10.10.20.30.30.30.30.30.20.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
0.10.10.20.20.20.20.20.20.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.0
MEL QUI
MEL QUI
MEL QUI
MEL QUIVANVANVANPROPERTY LINE, TYP.
10' SEWER EASEMENT, S.C.D.
E. JAMIE COURTHASKINS WAYTYP.18'-0"TYP.25'-0"TYP.
8'-6"
T Y P .1 8 '-0 "
EDGE OF BUILDING
ABOVE, TYP.
VOID
151 HASKINS WAY
(E) 1 STORY BUILDING
401 E GRAND AVE.
(E) 1 STORY BUILDING
430 E GRAND AVE.
(E) 2 STORY BUILDING
451 E JAMIE COURT(E) 2 STORY BUILDINGEDGE OF (E) CURB
EDGE OF (E) CURB
PORTE COCHERE
PLANTED AREA, TYP.,
S.L.D.
ASPHALT PAVING,
U.N.O.
CONCRETE SIDEWALK, C.L.D.
5 STORY PROPOSED PARKING STRUCTURE
720 STALLS
RAMP UP
U P
REAR YARD
SETBACK NOT
REQUIRED PER
TABLE 20.110.003
14
15
16
18
1 0
21
17
SIDE YARD SETBACK
NOT REQUIRED PER
TABLE 20.110.003
SETBACK
2 0 '-0 "SETBACK10'-0"UP
PEDESTRIAN PATH OF
TRAVEL, TYP.
EDGE OF BUILDING ABOVE
RAMP UP
ASSUMED
PROPERTY LINE
G-R
G-1
G-3
G-R
A
20
A
1
(N) CROSSWALK (SCD)PUBLIC WAY WIDTH43'PU BLI C W AY WI DT H
49'
BACKFLOW PREVENTER VANOFFICE
LOADING
WASTE
PROCESSING
ELEC
(3 STORY WING)
(N) OFFICE BUILDING
(5 STORY WING)
LOADING WASTE
PROCESSING
UTILITY YARD
ELECTRICAL
DOMESTIC
WATER
FIRE PUMP
3 STORY ENTRY
COURT / ATRIUM
RAMP UP
33
27
SOIL / OIL INTERCEPTOR
6 3
RAMP UP
SCALE:PROJECT #:
APRIL 13TH, 2018
1" = 30'-0"
HASKINS BIOTECH CAMPUS - SOUTH SAN FRANCISCO
Unnamed
17016
L-002G
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
AUGUST 3RD, 2018SEPTEMBER 28TH, 2018
Prepared by:
Silvani Transportation Consulting
Oakland, CA
PRELIMINARY TDM PLAN
For
201 Haskins Way Project
ARE-San Francisco No. 65, LLC
January 30, 2019
Proposed TDM Plan for 201 Haskins Way Project January 30, 2019
2 | Page
Introduction & Project Description
The proposed 201 Haskins Way Project (project) site encompasses approximately 18.2 acres on
eight parcels of privately owned light industrial and research and development (R&D) land in the
City of South San Francisco’s (City) East of 101 Area. The proposed project would involve
redevelopment of existing light industrial uses into office/R&D uses and intensifying the
buildout of existing office/R&D to create an integrated life sciences campus.
The proposed project would involve rezoning seven parcels from the Mixed Industrial district to
a Business Technology Park district and one parcel from the Business Commercial district to the
BTP district. The project would allow development at a floor area ratio of 1.0 or a total of
approximately 634,796 square feet (SF)1 of new BTP office use.
Project Phasing
For purposes of environmental review and land use entitlements, it is assumed that the
additional office/R&D space would be built out in two phases. Phase 1 project area includes
two parcels: 201 Haskins Way and 400‐450 East Jamie Court; the Phase 2 project area includes
additional development at 400‐450 East Jamie Court, in additional to the development of six
other parcels.
Alexandria Real Estate Equities (ARE) has submitted an application for Phase 1. Currently, there
is no site‐specific development program proposed for the Phase 2 area. The City would initiate
rezoning of all Phase 2 parcels with exception for 400‐450 East Grand Avenue, rezoning of which
is included in Alexandria’s Phase 1 development application. It is uncertain when or if Phase 2
development would occur or whether it would occur as a single redevelopment of all Phase 2
area parcels or as separate redevelopments of one or more Phase 2 area parcels.
Phase 1 would include demolition of approximately 24,075 gross SF of light industrial space at
201 Haskins Way and development of a new 280,765 SF (311,369 gross SF) office/R&D building,
a new five‐story parking garage, and a new surface parking lot adjacent to the parking structure.
Phase 1 development would also include construction of an addition to one of the existing
office/R&D buildings at 400‐450 East Jamie Court of approximately 25,000 gross SF (the
property at 400‐450 East Jamie Court currently is developed with two existing buildings totaling
approximately 152,000 SF (approximately 157,000 gross SF)).
The Phase 1 project may be occupied by a single tenant or multiple tenants and may employ as
many as 723 net new employees. ARE estimates that construction of the Phase 1 project will be
completed in 2021 and occupied in mid‐to‐late2021.
1 Unless otherwise stated, the Phase 1 Project square footage referenced in this TDM Plan are based on Floor Area
(“square feet of Floor Area”) as calculated pursuant to South San Francisco Municipal Code Section 20.40.008,
which allows certain areas to be excluded from the calculation of Floor Area.
Proposed TDM Plan for 201 Haskins Way Project January 30, 2019
3 | Page
The new Phase 1 campus is designed to provide opportunities for collaboration and integration.
The existing buildings located at 400‐450 East Jamie Court are both three stories with a one‐
story underground parking garage. The buildings are oriented around an open‐air central entry
court that also provides pedestrian access to the San Francisco Bay Trail and magnificent views
of the bay. The expansion at 400‐450 East Jamie Court of approximately 25,000 gross SF will be
developed as a two‐story addition to the north side of the 400 East Jamie Court building –
bringing the complex closer to the East Jamie Court street edge.
The proposed Phase 1 building to be developed at 201 Haskins Way is designed as a five‐story
wing and a three‐story wing around an interior entranceway and atrium space that will house a
campus eatery and common conference facilities. The Phase 1 project seeks to create
opportunities for natural and seamless linkages throughout the Phase 1 campus. The interior of
the 201 Haskins Way site features a courtyard space linking the surface parking area with the
enclosed garage and provides access into the atrium space within the building, then to East
Jamie Court via a newly designed pedestrian crossing, and then to the Bay Trail.
One of the featured designs and functional elements of the project is the creation of a Central
Plaza for 201 Haskins Way and 400‐450 East Jamie Court within the atrium complex, which
would serve as a transit hub with its pedestrian connector between the surface parking lot, the
parking garage, and the office/R&D building at 201 Haskins Way.
This hub will not only facilitate and encourage the use of multi‐modal transportation options; it
will be a key place‐making element for the new Phase 1 campus. The hub will maximize
opportunities for pedestrian, bicycle, shuttles and shared rides, as well as become a natural
setting where people want to gather.
The project is consistent with the City of South San Francisco’s policies of promoting alternatives
to automobile transportation to further the City’s transportation objectives by emphasizing
linkages, TDM, and pedestrian access and ease of movement between buildings.
Transit Demand Management (TDM) Applicability
Phase 1 and Phase 2 of the proposed project would incorporate a TDM plan pursuant to the
City’s Municipal Code Chapter 20.400, Transportation Demand Management, which contains the
City’s TDM requirements. The TDM requirements apply to all nonresidential development
expected to generate 100 or more average daily trips. The minimum requirements are to
achieve 28 percent alternative mode usage (compared to solo driving) with additional density
bonuses allowed for higher use of alternative modes. In order to achieve a FAR of 1.0, as
required for development of the project, the TDM plan implemented in connection with the
project must achieve 35 percent alternative mode usage.
Proposed TDM Plan for 201 Haskins Way Project January 30, 2019
4 | Page
Given that ARE has submitted an application only for Phase 1 area development, this TDM plan is limited
to the Phase 1 project, including the existing facilities located at 400‐450 East Jamie Court.
Development of Phase 2 would require subsequent project‐level site design and permitting, including
preparation of a TDM plan pursuant to the City’s TDM Ordinance.
TDM Goals
TDM works by managing demand of existing transportation resources and infrastructure. It
does this in several ways:
1. Converting trips to more efficient modes of transportation such as transit, carpools and
other shared rides, which reduces individual vehicle trips, lessens roadway congestion,
improves total travel time and reduces demand for parking facilities. Environmental
footprint.
2. Converts trips to non‐vehicular modes such as bicycling and walking, which eliminates
vehicular trips, lessens roadway congestion, improves total travel time and reduces demand
for parking facilities. These active transportation modes also improve health.
3. Encourages use of ‘clean’ vehicles when possible by using compressed natural gas,
electric/hybrid vehicles for trips, which reduces environmental impacts of trips.
4. Eliminates trips entirely through compressed work weeks, telecommuting, etc.
The TDM measures and programs proposed in this Plan support the above TDM goals and will
meet a proposed goal of 35 percent of peak hour trips being made by non‐single occupant
vehicle modes for Phase 1. As proposed, the 35 percent mode split target would be
implemented upon occupancy of the Phase 1 project site.
The annual and triennial reporting requirements for the Phase 1 project will evaluate this TDM
Plan for compliance with the 35 percent minimum alternative mode usage as required under the
City’s TDM Ordinance.
Ultimately, ARE will strive to reach a goal of 40 percent, which demonstrates ARE’s commitment
to TDM for the project site.
The existing TDM requirement for 400‐450 East Jamie Court is a 28 percent alternative mode
split. The 2017 alternative mode split goal for 400‐450 East Jamie Court’s current work force is
over 50 percent.
This TDM Plan commits to a permanent 35 percent alternative mode split for the Phase 1
project which includes 400‐450 East Jamie Court. Because the eventual tenant(s) of the Phase 1
project are likely to be similar in nature to the existing tenant mix, ARE anticipates that the
expanded Phase 1 campus site will continue to achieve or exceed this TDM goal. However,
because it is also likely a new tenant(s) will come from an SOV‐oriented environment, we
recognize that it may take time to shift behavior to reach the higher aspirational mode split
target.
Proposed TDM Plan for 201 Haskins Way Project January 30, 2019
5 | Page
Current Alternative Mode Use at 400‐450 East Jamie Court (2017):
Carpool 10%
BART 11%
SamTrans 1%
Caltrain 10%
Ferry 5%
Bike 9%
Walk 1%
Lyft/Uber 6%
Total 53%
Achieving the proposed alternative mode split targets consistently will require a sustained commitment
by both Alexandria Real Estate Equities and future tenants; these efforts are outlined in the TDM
measures described in the next section. These measures are based on current commute patterns,
transportation services, traffic, customer preferences, and technology. Over time, the specific TDM
measures that are implemented at the Phase 1 project may change; therefore; this TDM Plan should be
utilized as a ‘living document’ that can be amended to include new services and technologies as they
emerge as well to address new commuter patterns and preferences.
TDM Measures
The purpose of the following TDM measures is to achieve three basic goals: (1) convert single‐
occupant vehicle trips to an alternative mode of transportation (e.g., transit, carpools or
vanpools, bicycling); (2) provide technological solutions (e.g., compressed natural gas,
electric/hybrid vehicles, or other zero emission vehicles); and (3) eliminate trips (e.g.,
compressed work weeks, telecommute), consistent with the requirements of the City’s TDM
ordinance.
ARE has organized the various TDM measures proposed for the Phase 1 project into four
categories: infrastructure; programs and services; marketing/information; and lease and
reporting requirements. Responsibility for implementing each measure is further described
below.
Infrastructure Programs & Services Marketing &
Information Regarding
Project Site TDM
Measures
Leasing & Reporting
Central Plaza
Transit Hub
connections to all
Shuttles (to local
trains, ferries,
BART)
Onboarding for
new hires
Pre‐move in
On‐site Employee
Transportation
Coordinator
Proposed TDM Plan for 201 Haskins Way Project January 30, 2019
6 | Page
Infrastructure
Primary responsibility: Alexandria Real Estate Equities
Central Plaza Transit Hub
A Central Plaza transit ‘hub’ which physically and visually ‘connects’ the Phase 1 campus will be
created in front of the new office/R&D building located at 201 Haskins Way and in front of the
existing office/R&D buildings located at 400‐450 East Jamie Court. This hub will provide safe
and direct access to all alternative modes from each property; it will be a central gathering place
with people‐friendly amenities such as real‐time information about all modes offered; seating;
protection from weather; appropriate lighting for early morning/late night; outdoor heaters and
security.
The hub will have facilities that separate various modes: large shuttles from casual
carpooling/other individual ride‐share vehicles; bicycle parking, etc. This will help ensure safe
and efficient operations for each mode and avoid conflicts. The centralization of all these
facilities will help make all alternative modes ubiquitous at this new campus. An important
element for the hub will be its flexibility to accommodate an ever‐changing array of services.
For example, in the not‐too‐distant future, we may see autonomous shuttles or transportation
alternative modes
Intra‐Campus
Walkability
Connections to
area bike trails
and paths
Secure Bike
Parking
Sufficient Parking
supply
Designated
parking and
charging facilities
for carpools,
carshares, electric
and other
technologically
advanced vehicles
On‐Site Amenities
to support trip
reduction, and an
interconnected
campus (to be
determined in
consultation with
tenant(s))
Shuttles to local
destinations
Carpooling and
Vanpooling
Guaranteed Ride
Home
Transit subsidies
and/or pre‐tax
payroll programs
Mobile Services
that support trip
reduction such as
nail salons and
food services
surveys, program
orientations and
introductions for
employees
Pre‐move in
planning and
promotion with
tenants
Ongoing
marketing of
programs on‐site:
lobbies, transit
hub
Ongoing
marketing of
programs through
tenant website, e‐
communications
Annual
promotional
events for campus
employees
Inclusion of TDM
Measures in
leases
Annual survey
Annual reporting
to City
Triennial reporting
demonstrating
TDM plan efficacy
or description of
additional trip
reduction
measures
pursuant to TDM
ordinance (Ch.
20.400 of the
City’s Municipal
Code)
Proposed TDM Plan for 201 Haskins Way Project January 30, 2019
7 | Page
network companies (TNCs) (e.g., Lyft, Uber, etc.) , and over the lifetime of this project, there will
be new products and services not even dreamed of yet. This is why it’s important the transit
hub be designed with the ability to provide ‘separate’ facilities as necessary to new or emerging
technologies.
Intra‐Campus Walkability
A new, three‐story atrium located in the office/R&D building at 201 Haskins Way will become
the heart of the Phase 1 campus with a pedestrian spine running through it, connecting the
properties located at 400‐450 East Jamie Court with 201 Haskins Way. Four small plazas will
encourage spontaneous encounters along the pedestrian pathway. The atrium will also become
the alternative transportation hub.
The pedestrian spine for the campus starts at the garage elevator and stair core; crosses East
Jamie Court and ends at the shore of the San Francisco Bay. A new mid‐block crosswalk on East
Jamie Court will connect the atrium of the 201 Haskins Way Building to the existing 400‐450 East
Jamie Court buildings and the vehicular entrance to 400‐450 East Jamie Court will be configured
to support this pedestrian‐priority element.
Connections to Area Bikeways
The project is serviced by existing bikeways including: 1) A Class 1 facility along the San
Francisco Bay Trail 2) A mix of Class II and Class III bikeways running from East Grand Avenue,
Utah Avenue and Seaport Boulevard all the way to the South San Francisco Caltrain Station, and
3) A mix of Class II and Class III bikeways running close to the site north through the Genentech
campus reaching the South San Francisco Ferry Landing.
Secure Bicycle Parking
The Phase 1 project would include bicycle parking in accordance with the state’s Title 24 Green
Building Standards (CALGreen) Section 5.106.4.1.2, and would meet Leadership in Energy and
Environmental Design Version 4 (LEED v4) bicycle parking standards. Both LEED and CalGreen
require bicycle parking spaces for the new Phase 1 campus, which will be provided in a secure
room off the main lobby of the office/R&D building at 201 Haskins Way and will be accessible
from the exterior. Because a growth in biking is anticipated as improved facilities at Caltrain and
other transit modes become available over time, the secure indoor bicycling parking facility will
be designed to be able to expand to over 100 bicycle spaces as demand requires. The 400‐450
East Jamie Court buildings currently include bicycle storage for approximately 30 bicycles.
In addition to this protected, secure parking, the central atrium will provide parking for bicycles
from bike‐share programs such as Limebike and Ford Go Bike, to make it easy for people to
bicycle to the campus from the South San Francisco Caltrain station, the ferry terminal and other
locations.
On Site Amenities
Amenities within the Phase 1 project are conceptual at this time, but would include a dedicated
space that would be used as a café for employees and showers and clothes locker facilities.
Alexandria Real Estate Equities will work with future tenants to determine an appropriate mix of
other services which can be provided via mobile operations on a regularly scheduled basis. For
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example, food trucks and other mobile businesses such as dental screening, may be desired.
Space may also be provided in common areas on a regular schedule for manicures/pedicures
and other personal services. The goal of these common, on‐site amenities is to further reduce
the number of daytime trips to and from the Phase 1 project site, and to further support
employees’ use of alternative commute modes.
Parking
The proposed project requires 1,416 parking stalls at a ratio of 1:345 (2.9/1000). Phase 1 of the
two‐site campus proposes 1,327 parking spaces as part of an overall campus strategy. This
includes 903 stalls at 201 Haskins Way and 424 stalls at 400‐450 East Jamie Court. As shown in
the table below, the provided 1,327 stalls equate to (i) a parking ratio of 1:345 or 2.9/1,000 as
calculated utilizing square feet of floor area as defined under Section 20.40.008 of the City’s
Municipal Code and (ii) a parking ratio of 1:372 or 2.69/1,000 utilizing gross square feet.
Calculation of Total Building Square Footage and Parking Ratios:
Square Feet of Floor Area
(SSF Municipal Code
§ 20.40.008)
Gross Square Feet
201 Haskins Way 280, 765 311,368
400‐450 East Jamie Court ± 177,000 ± 182,000
Total Square Footage 457,765 SF 493,368 gross SF
Parking Ratio
2.9/1,000
457,765 SF/1,327 stalls = 345;
(1,000/345 =2.9)
2.69/1,000
493,368 SF/1,327 stalls = 372;
(1,000/372 =2.69)
201 Haskins: 903 Total Spaces: 813 Standard, 3 ADA Van, 14 Standard ADA, 18 Clean Air Vehicle
(CAV), 50 Standard Electric Vehicle (EV), 1 ADA Van EV, 2 Standard ADA EV, 2 Ambulatory EV
400‐450 East Jamie Court: 424 Total Spaces: 382 Standard, 2 ADA Van, 6 Standard ADA, 23
Standard EV, 1 ADA Van EV, 1 Standard ADA EV, 1 Ambulatory EV, 8 CAV
In total, approximately one hundred and sixty spaces, or 12 percent of spaces provided in the
Phase 1 development, would be provided for electric vehicles, carpool, van pool, and other
shared vehicles. These spaces will be located closest to building entrances for maximum
convenience for those who carpool. The ‘hub’ may also accommodate casual carpools at the end
of the day with signage for employees heading in different directions. Ride‐share in its many
forms will be supported both by specific programs and by marketing efforts (as described in
detail in the Programs section).
Programs & Services
Primary Responsibility: Tenant unless otherwise noted
Shuttles
Alexandria Real Estate Equities currently participates in the commute.org shuttle system on
behalf of 400‐450 East Jamie Court, which provides tenants with last mile shuttle service from
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the South San Francisco BART station, Millbrae Caltrain station, and Oyster Point Ferry terminal.
Alexandria will continue to support this or an equivalent shuttle network to these transit hubs.
In addition, Alexandria may participate in area‐wide pilot and/or permanent programs which
offer new services to commuters living in areas currently not served by existing programs. For
example, there may be a sizeable number of employees who live within a 7 to 10‐mile radius of
the project area, who are currently not candidates for public transit. Alexandria is currently
exploring cooperative ways to serve markets such as this one with other employers and
developers in the area. Another market proposed for a potential pilot is longer distance
commuters, particularly from the north Bay Area.
Providing mid‐day service via a regularly scheduled shuttle or a reservation‐based shared ride
service to Downtown South San Francisco for lunch and errands, to SFO Airport and other
nearby locations is the third area under exploration for a potential pilot with others in the East
of 101 Area.
Carpooling and Vanpooling
New carpooling apps such as Scoop and Waze have fundamentally changed carpooling.
Technology makes it possible for carpooling to be done in advance or more dynamically, one trip
at a time. This eliminates the barriers of employees having to commit to commuting at the
same time, with the same people, every day (or on a regular basis). It enables commuters to use
carpooling in just one direction and to travel to different destinations as needed. The flexibility
provided by carpooling apps has greatly expanded the total number of potential carpoolers.
Many employers either fully or partially subsidize employees’ carpooling. The carpooling apps
provide employers with clean, clear accounting and metrics. Measuring the number of
carpoolers, frequency, origins, and other important data points is also much easier and more
accurate for employers and employees to track. This data will also inform the promotion of
carpooling to new audiences.
Guaranteed Ride Home
Alexandria participates in the County‐wide Guaranteed Ride Home program through its
affiliation with commute.org. This program covers those who bike, walk, carpool or use transit
who may need to leave early or work late, due to an unexpected circumstance. In addition,
Scoop and Waze provide a Guaranteed Ride Home element in their respective programs.
Subsidies and Pre‐Tax Payroll Deductions for Alternative Modes
Offering employees the option of paying for transit and other modes with pre‐tax dollars is
another important incentive to use transit, particularly for employees for whom transit is not
otherwise subsidized. In effect, pre‐tax payroll deductions for alternative modes discounts the
cost of a transit pass by 20‐30percent for the end user. While this deduction may change with
future tax law revisions, as long as it is in effect, Alexandria will require its tenants to provide
this benefit. Some employers fully subsidize and further incentivize employees’ transportation
costs; in this case, the pre‐tax benefit isn’t necessary.
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Mobile and On Site Services
Offering employees services at the Phase 1 project site for which they may need a car either
during the day, or on their way to or from work, is another way to decrease vehicle trips and/or
incentivize the use of alternative transportation modes. To this end, ARE will work with its
tenant(s) at the Phase 1 project site to determine which types of services are most desired:
from food trucks to services such as dental screenings, hair and nails, and other such personal
and business services. These may be provided via a mobile operation such as a food truck, or
on‐site, such as a manicurist using a space inside one of the buildings to provide services on
certain days.
Marketing & Information
Primary Responsibility: Alexandria for campus‐wide Transit Screens, permanent lobby kiosks;
liaison with tenant’s Employee Transportation Coordinator; liaison with commute.org and other
transportation organizations providing services to sites.
Primary Responsibility: Tenant(s) for providing information, transit schedules, links to apps and
specific programs; publishing regular newsletters/communications; providing information on
website for employees and visitors; including transportation resources in company events such
as benefits fairs; providing new hires with transportation information and resources during
onboarding process; promoting new campaigns and programs
New Hires and Move In
Tenants will include information about all the transportation programs and services available to
employees, with links to apps, websites, the employee transportation coordinator and others to
answer questions, assist in commute planning, and use specific programs. The information
provided shall include the total spectrum of programs, eligibility, and enrollment procedures.
This information will periodically be re‐distributed to all employees.
Alexandria will work with tenant(s) during the pre‐occupancy stage to educate the tenant about
area‐wide programs; learn about tenant‐specific programs and policies; establish who the
Employee Transportation Coordinator shall be; conduct a pre‐move‐in survey of employees to
assess commute patterns and coordinate demonstrations of transportation services (such as a
demo ride to the BART or Caltrain station, so employees learn where bus stops are and what the
routes are before actually using the service). Alexandria will also assist tenants in commute
planning for their employees during the pre‐move in phase.
Ongoing Marketing In High Traffic Lobbies and Other Areas
Alexandria will install Transit Screens, or the equivalent, to display information about alternative
transportation programs and services, real‐time transit and rideshare information, communicate
special messages, and keep employees well informed about transportation programs and
choices. It will be the tenant’s responsibility to keep this information up to date by posting the
most current schedules, special promotions, new programs available, etc. These digital bulletin
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boards will be placed in high traffic areas such as lobbies and at the transit center, so the
visibility of the scope of services and choices becomes ‘ubiquitous’.
Tenant Websites and Employee Communications
Tenants will be required to include a section on their respective websites that provides
information regarding the how employees and visitors may access the Phase 1 project and
encourages travel by alternative transit modes. Programs, links to schedules and services
should also be available at the websites.
Tenants will also be required to include information and promotion of programs and services in
their regularly scheduled communications to employees through emails, newsletters, fliers, or
other marketing communications vehicles. The Employee Transportation Coordinator will be
listed in all marketing communications as a contact for questions or more information.
Copies of these shall be sent to the Alexandria representative as well as to employees.
Special Events
Tenant will be responsible for inviting transportation partners, agencies and providers to
employee events such as its annual benefits fair. The Employee Transportation Coordinator will
also have a table and be available during these events. A minimum of one such event shall be
held annually.
Alexandria will be responsible for hosting an Appreciation Day lunch (or other type of event)
annually, to which transportation partners, agencies and providers will also be invited.
Leases & Reporting
Primary Responsibility: Alexandria to include TDM requirements in all leases
Primary Responsibility: Tenant(s) for furnishing Alexandria with copies of marketing materials,
programs, communications about events, changes to programs, changes to the Employee
Transportation Coordinator position, conducting the annual survey and keeping Alexandria
informed about its transportation programs and outcomes.
Leases
Alexandria will include in all leases for this project the mandatory TDM measures required of all
tenants; the alternative mode split target; dates and process for conducting an annual survey;
and reporting forms that summarize compliance with the TDM Plan and document utilization of
programs and services and marketing activities. Leases will also include the specific
appointment of an Employee Transportation Coordinator and the requirement for ongoing
communications and cooperation between Alexandria’s property managers and the Employee
Transportation Coordinator. It will be the tenant’s responsibility to make sure these
requirements are met and to communicate proactively with Alexandria.
Lastly, leases will include the City’s mandated penalties and procedures should tenant(s) fail to
meet the alternative mode share targets.
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Annual Surveys and Reports
Efficacy of the TDM Plan is subject to monitoring and enforcement through an annual commuter
survey, annual summary report, and a triennial report.
The City will coordinate with the ARE and tenant(s) to complete an annual survey which will
determine the tenant(s)’s mode split for that calendar year and determine the Phase 1 project’s
compliance with the TDM plan. This survey, along with the any required compliance reports,
parking lot occupancy counts and other data points will be used to illustrate the efforts and
effectiveness of the TDM programs and services. Employer data will be shared with Alexandria
and used as the basis for the annual report to the City.
The City will coordinate with ARE and tenants to produce a triennial report that demonstrates
TDM plan efficacy as required under the City’s TDM Ordinance. The triennial report will be
submitted to the City every three years on the anniversary date of the granting of the certificate
of occupancy for 201 Haskins Way.