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HomeMy WebLinkAboutReso 86-2020 (20-321)City of South San Francisco - P.O. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, CA City Council Resolution: RES 86-2020 File Number: 20-321 Enactment Number: RES 86-2020 RESOLUTION APPROVING A DESIGN REVIEW MODIFICATION (DR20-0016) FOR THE DEVELOPMENT OF 233 EAST GRAND AVENUE / 328-340 ROEBLING ROAD IN THE BUSINESS AND TECHNOLOGY PARK (BTP) ZONING DISTRICT, SUBJECT TO THE DRAFT CONDITIONS OF APPROVAL. WHEREAS, in 2012 the City of South San Francisco ("City") adopted (1) Resolution No. 94-2012 certifying the 2012 Recirculated Initial Study/ Mitigated Negative Declaration ("2012 Recirculated IS/MND") (State Clearinghouse No. 2009022013), (2) Resolution No. 93-2012 approving a use permit, parcel map, master sign permit, preliminary transportation demand management (TDM) plan, and design review, and (3) Ordinance No. 1460-2012 approving a development agreement with Bayside Area Development, LLC, for the construction of two new 2 -story office/ R&D buildings totaling 105,536 square feet, with a combination of at -grade and subterranean parking at a ratio of 2.7 spaces per 1,000 square feet ("Entitled Project") on an approximately 2.97 -acre site located at 233 East Grand Avenue / 328-340 Roebling Road ("Project Site") in the City of South San Francisco; and WHEREAS, Bayside Area Development LLC ("Owner" or "Applicant") submitted an application requesting approval of a Design Review Modification and Development Agreement Amendment to increase the entitled square footage to 129,919 square feet of office/R&D space, increasing the density of development on the site from a Floor Area Ratio ("FAR") of 0.81 to a 1.0 FAR, and revise the site plan to have a five -story stand -along office/R&D building with a three-story parking structure ("Revised Project"); and WHEREAS, approval of the Applicant's Revised Project is considered a "project" for purposes of the California Environmental Quality Act, Pub. Resources Code § 21000, et seq. ("CEQA"); and WHEREAS, the 2012 Recirculated IS/MND was certified in accordance with the provisions of the California Environmental Quality Act (Public Resources Code, §§ 21000, et seq., "CEQA") and CEQA Guidelines, which analyzed the potential environmental impacts of the Revised Project; and WHEREAS, pursuant to CEQA Guidelines Sections 15162 and 15164, an addendum to the 2012 Recirculated IS/MND was prepared for the Revised Project ("2020 Addendum") which evaluates whether preparation of a Supplemental or Subsequent EIR or Negative Declaration is required; and WHEREAS, the 2020 Addendum concludes that in accordance with Public Resources Code § 21166 and CEQA Guidelines § 15162, the implementation of the Revised Project will not cause significant impacts, that it will not trigger any new or more severe impacts than were studied in the previously certified 2012 City of South San Francisco Page 1 File Number: 20-321 Enactment Number: RES 86-2020 Recirculated IS/MND, that no substantial changes in the project nor circumstances justifying major revisions to the previous MND have occurred, and that no new information of substantial importance has come to light since the 2012 Recirculated IS/MND was certified that shows new or more severe significant impacts nor shows new, different or more feasible mitigation measures; and WHEREAS, the Planning Commission held a duly noticed public hearing on June 4, 2020, at which time interested parties had the opportunity to be heard, to consider the Project and the 2020 Addendum, as well as supporting documents, at the conclusion of which the Planning Commission recommended that the City Council find that the 2020 Addendum is the appropriate environmental document and to approve the Project; and WHEREAS, the City Council held a duly noticed public hearing on June 24, 2020, and has reviewed and carefully considered the information in the 2020 Addendum, and by separate resolution approves the 2020 Addendum as an objective and accurate document that reflects the independent judgment and analysis of the City in the discussion of the Revised Project's environmental impacts. NOW THEREFORE, 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 Environmental Impact Report; the South San Francisco Municipal Code; 2012 Recirculated IS/MND, and associated Mitigation Monitoring and Reporting Programs; 2020 Addendum to the 2012 Recirculated IS/MND; the Revised Project applications; the 233 East Grand Ave / 328-340 Roebling Ave Project Plans, as prepared by Flad Architects, dated March 23, 2020; all site plans, and all reports, minutes, and public testimony submitted as part of the Planning Commission's duly noticed June 4, 2020 meeting; all site plans, and all reports, minutes, and public testimony submitted as part of the City Council's duly noticed June 24, 2020 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: 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 Conditions of Project Approval (Exhibit A) and the 233 East Grand / 328-340 Roebling Revised Project Plans (Exhibit B) are each incorporated by reference as if they were each 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. B. Design Review 1. The Revised Project, including Design Review, is consistent with the standards and requirements of the City's Zoning Ordinance and with the provisions of the Business Technology Park (BTP) Zoning District because the Project has been designed as a high quality, energy efficient, contemporary, office/life science campus which will provide open spaces and a pedestrian -friendly environment with extensive landscaping and sustainability elements incorporated. City of South San Francisco Page 2 File Number: 20-321 Enactment Number: RES 86-2020 2. The Revised Project, including Design Review, is consistent with the General Plan because the proposed research and development building and campus are consistent with the policies and design direction provided in the South San Francisco General Plan by encouraging the development of high technology campuses in the East of 101 Area. Further, the land uses, development standards, densities and intensities, buildings and structures proposed are compatible with the goals, policies, and land use designations in the General Plan. Specifically, the project site is designated Business and Technology Park. This designation accommodates R&D uses, subject to certain development and FAR restrictions. The proposed Revised Project complies with development restrictions and proposes a FAR or 1.0, which conforms to the maximum allowable FAR in the Business and Technology Park General Plan designation, with an acceptable TDM plan and meeting high design standards. 3. The Revised Project, including Design Review, is consistent with the applicable design guidelines adopted by the City Council in that the proposed Project is consistent with projects in the East of 101 Area and remains a campus -style development that provides on-site amenities and is consistent with the Business and Technology Park District Development Standards and Supplemental Regulations included in Section 20.110.003 and 20.110.004. 4. The Revised Project is consistent with the Use Permit as approved as part of the Entitled Project, which granted a parking reduction to a ratio of 2.7 parking spaces per 1,000 square feet, based on the implementation of a Transportation Demand Management (TDM) Plan on an on-going basis over the life of the Project with a required alternative mode shift of 35%. The Revised Project would continue to be subject to the reduced parking ratio and the TDM implementation requirement. 5. The Revised Project is consistent with the applicable design review criteria in Section 20.480.006 ("Design Review Criteria") because the project has been evaluated against, and found to be consistent with, each of the eight design review criteria included in the "Design Review Criteria" section of the Ordinance. NOW, THEREFORE, BE IT FURTHER RESOLVED, that subject to the Conditions of Approval, attached as Exhibit A to this resolution and incorporated herein, the City Council of the City of South San Francisco hereby makes the findings contained in this Resolution and approves a Design Review Modification (DR20-0016) for the Project. BE IT FURTHER RESOLVED that the City Council approvals stated herein are conditioned upon the City Council's approval of the First Amendment to the Development Agreement and will become effective upon the effective date of the ordinance approving that Development Agreement Amendment. City of South San Francisco Page 3 File Number: 20-321 Enactment Number: RES 86-2020 BE IT FURTHER RESOLVED that this Resolution shall become effective immediately upon its passage and adoption. At a meeting of the City Council on 6/24/2020, a motion was made by Councilmember Nicolas, seconded by Councilmember Matsumoto, that this Resolution be approved. The motion passed. Yes: 5 Mayor Garbarino, Vice Mayor Addiego, Councilmember Nagales, Councilmember Nicolas, and Councilmember Matsumoto Attest by 4?m �L &Yd' if sa Govea Acosta, City Clerk City of South San Francisco Page 4 Exhibit A Draft Conditions of Approval 2020 233 EAST GRAND / 328-340 ROEBLING PROJECT DESIGN REVIEW MODIFICATION & DEVELOPMENT AGREEMENT AMENDMENT P007-0012: DR20-0016 & DAA20-0001 The Applicant/Project shall conform to all the conditions of approval identified in City Council Resolution 93-2012, as well as the additional conditions contained herein. A. PLANNING DIVISION GENERAL 1. The project shall be constructed and operated substantially as indicated on the plan set prepared by Flad Architects dated March 23, 2020, and approved by the City Council in association with DR20-0016 as amended by the conditions of approval. The final plans shall be subject to the review and approval of the City’s Chief Planner 2. Prior to the issuance of any building or construction permits for the project, the applicant shall revise the development plans to address the Design Review Board comments, subject to review and approval by the Chief Planner or designee. 3. The Applicant/Project shall comply with all applicable mitigation measures outlined in the adopted Mitigation Monitoring and Reporting Program for the 2020 Addendum / 2012 Recirculated IS/MND for the 233 East Grand / 328-340 Roebling Revised Project. 4. The applicant shall comply with all terms and conditions specified in the First Amendment to the Development Agreement (DAA20-0001). 5. 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. 6. The applicant is responsible for providing site signage during construction, which contains contact information for questions regarding the construction. 7. During construction, the applicant shall provide parking for construction workers within the project parking structure when the Chief Building Official and Fire Marshal provide written approval. 8. Prior to issuance of certificate of occupancy, the applicant shall submit final landscaping and irrigation plans demonstrating compliance with the State’s Model Water Efficiency Landscaping Ordinance (MWELO), if applicable. a) Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with the prescriptive measures contained in Appendix D of the MWELO. b) Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply with the performance measures required by the MWELO. c) For all projects subject to the provisions of the MWELO, the applicant shall submit a Certificate of Completion to the City, upon completion of the installation of the landscaping and irrigation system. 9. 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. 10. 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. 11. 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. 12. 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. 13. The Entitled Project included an approved draft Preliminary 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 that incorporates revisions based on the Revised Project for review and approval by the Chief Planner. 14. 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 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. B. ENGINEERING DIVISION Permits 1. At the time of each permit submittal, the Applicant shall submit a deposit for each of the following permit reviews and processing: a. Building Permit plan check and civil review. Provide cost of on-site improvements for deposit amount calculation. b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit amount calculation. c. Public Improvement plan check and permit processing. Provide cost of ROW improvements for deposit amount calculation. 2. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or more of soil is exported and/or imported. The Applicant shall pay all permit and inspection fees, as well as any deposits and/or bonds required to obtain said permits. The Grading Permit requires several documents to be submitted for the City’s review and approval. The Grading Permit Application, Checklist and Requirements may be found on the City website at http://www.ssf.net/departments/public- works/engineering-division. 3. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering requirements; should hauling of earth occur prior to grading. Otherwise, hauling conditions would be included with the grading permit. Hauling Permit may be found on the City website at: http://www.ssf.net/departments/public- works/engineering-division. 4. The Applicant shall obtain a Demolition Permit to demolish the existing concrete pad. The demolition permit shall be obtained from the Building Division and the Applicant shall pay all fees and deposits for the permit. The Applicant shall provide letters from all public utilities stating all said utilities have been properly disconnected from the existing buildings. 5. The Applicant shall submit a copy of their General Construction Activity Storm Water Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State or Federal regulations, to the Engineering Division for our information. These documents shall be submitted prior to receiving a grading or building permit for the subject project. 6. The City of South San Francisco is mandated by the State of California to divert sixty-five percent (65%) of all solid waste from landfills either by reusing or recycling. To help meet this goal, a city ordinance requires completion of a Waste Management Plan (“WMP”) for covered building projects identifying how at least sixty-five percent (65%) of non-inert project waste materials and one hundred percent (100%) of inert materials (“65/100”) will be diverted from the landfill through recycling and salvage. The Contractor shall submit a WMP application and fee prior to the issuance of a building or grading permit. 7. A Public Improvement Permit is required for any work proposed within the public right-of-way. The Applicant shall pay all permit, plan check, and inspection fees, as well as, any deposits and/or bonds required to obtain said permits. Plan Submittal 8. Along with the building permit submittals, the Applicant shall submit detailed plans printed to PDF and combined into a single electronic file, with each being stamped and digitally signed by a Professional Engineer registered in the State of California. Incorporated within the construction plans shall be applicable franchise utility installation plans, stamped and signed and prepared by the proper authority. Plans shall include the following sheets: Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan, Horizontal Plan, Striping and Signage Plan, Utility Plan(s), Details, Erosion Control Plan, and Landscape Plans, (grading, storm drain, erosion control, and landscape plans are for reference only and shall not be reviewed during this submittal). 9. Prior to building permit issuance, the Applicant shall obtain a grading permit with the Engineering Division and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the grading permit. The Applicant shall submit a grading plan that clearly states the amount of cut and fill required to grade the project. The Grading Plans shall include the following plans: Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater Control Plan, and Erosion Control Plan. 10. Prior to building permit issuance, the Applicant shall obtain a Public Improvement Permit for all proposed work within the City ROW and shall submit an application, all documentation, fees, deposits, bonds and all necessary paperwork needed for the Public Improvement Permit. The Public Improvement Plans shall include only the scope of work within the City ROW (with reference to the on-site plans) consisting of the following plans: Civil Plans, Landscape Plans, and Joint Trench Plans. 11. The Applicant shall submit a copy of their General Construction Activity Storm Water Permit Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State or Federal regulations, to the Engineering Division for our information. These documents shall be submitted prior to receiving a grading or building permit for the subject project. 12. All improvements shall be designed by a registered civil engineer and approved by the Engineering Division. 13. The Engineering Division reserves the right to include additional conditions during review of the building permit, grading permit, or public improvement permit. Mapping 14. The Applicant shall process a subdivision map to merge the various parcels such that the proposed new building structures do not straddle the existing property lines. 15. The Applicant shall dedicate to the City a Pedestrian Access Easement along those portions of the sidewalk on Roebling Road that are not located within the public Right-of-way. 16. Prior to Building Permit issuance, all applicable mapping shall be recorded with the San Mateo County Clerk Recorder’s Office. 17. Applicant shall submit all documents required for review of any proposed mapping application. 18. Prior to the approval of any Permits, the Applicant shall enter into an Improvement Agreement and Encroachment and Maintenance Agreement with the City. These agreements shall be approved by City Council prior to execution. The Improvement Agreement shall require the Applicant to ensure the faithful performance of the design, construction, installation and inspection of all public improvements as reviewed and approved by the Engineering Division at no cost to the City and shall be secured by good and sufficient payment, performance, and one (1) year warranty bonds or cash deposit adequate to cover all of the costs, inspections and administrative expenses of completing such improvements in the event of a default. The value of the bonds or cash deposit shall include 110% of the cost of construction based on prevailing wage rates. The value of the warranty bond or cash deposit shall be equivalent to 10% of the value of the performance security. The Encroachment and Maintenance Agreement shall require the Applicant to maintain any street furniture that serves the property and all landscape within the project frontage at no cost to the City. The Encroachment and Maintenance Agreement shall be recorded with the San Mateo County Recorder and may be transferred to the property owner. 19. Applicant shall pay for all Engineering Division deposits and fees for any mapping application prior to review. 20. The applicant shall clearly show all existing easements on the improvement plans. Right-of-Way 21. All new public improvements shall be installed at no cost to the City and shall be approved by the City Engineer and constructed to City Standards. All new public improvements shall be completed prior to Final Occupancy of the project or prior any Temporary Occupancy as approved by the City Engineer. 22. Prior to Building Permit issuance, the Applicant shall submit a video survey of the adjacent streets (perimeter of proposed property location) to determine the pre- construction condition of the streets at no cost to the City. The Applicant will be responsible to ensure that the condition of the streets and striping is in at least existing condition or better after construction is completed. 23. Applicant shall reconstruct all curb, gutter, sidewalks, curb ramps, and driveways, along the East Grand Avenue and Roebling Road frontages of the subject property. Unless separated by a planting strip, all sidewalks shall be monolithic to the curb and gutter and shall be constructed to current City and Caltrans standards and specifications to the satisfaction of the City Engineer at no cost to the City. 24. The Applicant shall rehabilitate the pavement on East Grand Avenue along the entire frontage of the project site from gutter to centerline or median. Pavement rehabilitation shall include the repair of any failed pavement areas as determined in the field by the City Inspector and a 2 inch grind and overlay of the street from the lip of gutter to lip of gutter and restriping the lane lines and crosswalks. 25. The Applicant shall restore the pavement after any trenches along Roebling Road from gutter to gutter. The pavement restoration shall include a Tee cut to extend the new pavement beyond the trench the same distance as the width of the trench or a minimum of 2-feet, whichever is greater. For any trenches within 50-ft of each other, the pavement restoration shall be contiguous between the trenches. For any trenches within 3-feet of the lip of gutter, pavement restoration shall be to the lip of gutter. 26. Applicant shall ensure that any pavement markings impacted during construction are restored and upgraded to meet City standards current to the time of Encroachment Permit approval. 27. Mitigation Monitoring and Reporting Program Traf-1: The Applicant shall adjust signal timing at the Airport Boulevard / Grand Avenue Traffic Signal to the approval of the South San Francisco Public Works Department in order to reduce Base Case + Project 95th percentile vehicle queuing for the left turn movement on the southbound Airport Boulevard approach to Grand Avenue to a shorter distance than Base Case queuing for this movement. (This Mitigation Measure to be funded via the projects Traffic Impact Fee Contribution and implemented by the City) 28. Mitigation Monitoring and Reporting Program Traf-2: The Applicant shall extend the left turn lane on the eastbound East Grand Avenue approach to Roebling Road from 75 feet to a minimum of 125 feet and a maximum of 175 feet, or as determined by the City Engineer. 29. Mitigation Monitoring and Reporting Program, Traf-3: The Applicant shall construct the following Traffic Mitigations at the East Grand Avenue and Roebling Road intersection: a. Signalize the intersection and coordinate operation with the signal at East Grand Avenue / Forbes Boulevard/ Harbor Way. b. Lengthen the single left turn lane on the westbound East Grand Avenue approach to the Forbes/Harbor intersection to a minimum of 225 and a maximum of 260 feet, or as determined by the City Engineer. (If the development project at 213 East Grand implements the Traf-3 mitigation measures, the Applicant shall reimburse a fair share of the cost of the improvements to the 213 East Grand Avenue project Applicant as negotiated by the two parties. If the Applicant implements the Traf-3 mitigation measures, then the Applicant of the 213 East Grand Avenue project shall reimburse a fair share of the cost of the improvements to the Applicant as negotiated by the two parties.) 30. Mitigation Monitoring and Reporting Program, Traf-4: The Applicant shall provide a fair share contribution, as determined by the City Engineer, towards all needed signs and pavement markings on the approaches to the East Grand Avenue / Forbes Boulevard / Harbor Way intersection “at grade railroad crossing” to meet minimum State Public Utilities Commission requirements as detailed in the 2003 Manual of Uniform Traffic Control Services by the Federal Highway Commission. (This Mitigation Measure to be funded via the projects Traffic Impact Fee Contribution and implemented by the City) 31. The driveway located on East Grand Avenue shall be right-turn in and out of the site. An R1 “Stop” sign with a “Right Turn Only” sign shall be placed at this driveway. All other exit driveways shall be posted with an R1 “Stop” sign mounted on a steel pole. 32. The Applicant shall replace and install all lighting along the East Grand Avenue & Roebling Road frontage of the subject property within the City’s right-of-way with the approved light standard for the East of 101 Area at no cost to the City. 33. Upon completion of construction and landscape work at the site, the Applicant shall clean, repair or reconstruct, at their expense, as required to conform to City Standards, all public improvements including driveways, curbs, gutters, sidewalks and street pavements along the street frontages of the proposed project along East Grand Avenue and Roebling Road to the satisfaction of the City Engineer. Damage to adjacent property caused by the Applicant, or their contractors or subcontractors, shall be repaired to the satisfaction of the affected property owner and the City Engineer, at no cost to the City or to the property owner. 34. Applicant shall ensure the proposed trees and planting locations do not interfere with underground utilities or the joint trench. The Applicant will be required to install root barrier measures to prevent the sidewalk from uplift at no cost to the City. 35. Prior to public improvement permit issuance, the Applicant shall provide an engineer’s estimate for all work performed with in the public right-of-way and submit a bond equal to 110% of the estimate. 36. Prior to the issuance of the Encroachment Permit, the Applicant shall submit Traffic and Pedestrian Control Plans for proposed work on East Grand Avenue and Roebling Road and/or any area of work that will obstruct the existing pedestrian walkways. 37. For any work within the sidewalk and/or obstructing pedestrian routes shall provide pedestrian routing plans along with traffic control plans. Temporary lane or sidewalk closures shall be approved by the City Engineer and by the Construction Coordination Committee (if within the CCC influence area). For any work affecting the sidewalks or pedestrian routes greater than 2 days in duration, the adjacent parking lane or adjacent travel lane shall be closed and temporary vehicle barriers placed to provide a protected pedestrian corridor. Temporary ramps shall be constructed to connect the pedestrian route from the sidewalk to the street if no ramp or driveway is available to serve that purpose. 38. No foundation or retaining wall support shall extend into the City Right-of-Way without express approval from the Engineering Department. Applicant shall design any bioretention area or flow-through planters adjacent to the property line such that the facility and all foundations do not encroach within the City Right-of-Way or into an adjacent parcel. Stormwater 39. The Applicant shall submit to the City Engineer a storm drainage and hydraulic study for the fully improved development analyzing existing conditions and post- development conditions. The study shall evaluate the capacity of the existing public storm drain along East Grand Avenue southwest of the project site and recommend any improvements necessary to accommodate runoff from the project and upstream tributary areas. The study shall evaluate the capacity of each storm drain main during a 25-year design storm. Initial time of concentration shall be 10 minutes. Precipitation shall be based on NOAA data for the site. The study shall be submitted to the City Engineer for review and approval. 40. The Applicant shall design and construct, any on-site and off-site storm drainage improvements along said storm drain system as recommended by the approved storm drainage and hydraulic study at no cost to the city. 41. The development shall reduce peak runoff by 15% based on a 25-year design storm. Initial time of concentration shall be 10 minutes. Precipitation shall be based on NOAA data for the site. The proposed storm drain system and runoff reduction information shall be included in the hydraulic study. 42. On-site storm drainage facilities shall be designed to accommodate runoff from a 10- year design storm. Initial time of concentration shall be 10 minutes. Precipitation shall be based on NOAA data for the site. On-site storm drain pipes shall be designed for open channel flow conditions and not be surcharged. The on-site storm drainage system shall connect to the existing public storm drain system located on East Grand Avenue. 43. 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. 44. All building downspouts shall be connected to rigid pipe roof leaders which shall discharge into an approved drainage device or facility that meets the C3 stormwater treatment requirements of Municipal Regional Permit. 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. Sanitary Sewer 46. The Applicant shall submit a sewer capacity study to determine how the project impacts and capacity of the sanitary sewer system and recommend any improvements necessary to accommodate the flows from the development project. The study shall include an analysis of the sanitary sewer main on Roebling Road. Sanitary sewer mains shall not flow more than 2/3 full at peak wet weather flow. Please be sure to include all supporting calculations. 47. The Applicant shall design and construct, any on-site and off-site sanitary sewer improvements as recommended by the approved sewer capacity study at no cost to the city. 48. Applicant shall abandon all existing Sanitary Sewer Laterals serving the property to City Standards. 49. Applicant shall install the new sewer laterals to City Standards including a clean out in the sidewalk and a new y connection or taptite connection at the main. Lateral sizes of 8-inch or larger require a manhole connection at the City sewer main. 50. 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. Utilities 51. All electrical and communication lines serving the property, shall be placed underground within the property being developed and to the nearest overhead facility or underground utility vault. Pull boxes, junction structures, vaults, valves, and similar devices shall not be installed within pedestrian walkway areas. 52. The applicant shall underground the existing overhead utilities along the entire East Grand Avenue & Roebling Road frontage of the property at no cost to the City. The undergrounding of existing electrical utilities on said frontages of the Project shall be completed prior to issuance of a Certificate of Occupancy. 53. The Applicant shall coordinate with the California Water Service for all water-related issues. All water mains and services shall be installed to the standards of the California Water Service. 54. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal. Installation shall be in accordance with City Standards as administered by the Fire Marshall. On-site Improvements 55. The Applicant shall submit a construction access plan that clearly identifies all areas of proposed access during the proposed development. 56. Prior to receiving a Certificate of Occupancy form the Building Division, the Applicant shall require its Civil Engineer to inspect the finished grading surrounding the building and to certify that it conforms to the approved site plan and that there is positive drainage away from the exterior of the building. The Applicant shall make any modifications to the grading, drainage, or other improvements required by the project engineer to conform to intent of his plans. 57. All common areas are to be landscaped and irrigated and shall meet the requirements of the City’s Water Efficiency Landscape Ordinance (WELO). Submit landscape, drainage and grading plans for review and approval by the Engineering Division. 58. The Applicant shall submit a proposed workplan and intended methodologies to ensure any existing structures on or along the development’s property line are protected during proposed activities. Grading 59. The Applicant shall provide documentation from a qualified Industrial Hygienist that the project site is clear of all hazardous materials and groundwater to a level that is satisfactory to State and County Regulators prior to the issuance of a grading permit. 60. The recommendations contained within the geotechnical report shall be included in the Site Grading and Drainage Plan. The Site Grading and Drainage Plan shall be prepared by the Applicant’s civil engineer and approved by the project geotechnical engineer. 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 Applicant 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 Applicant shall submit a winterization plan for all undeveloped areas within the site to control silt and stormwater runoff from entering adjacent public or private property. This plan shall be submitted to the City Engineer for review and approval prior to September 1 of each year. The approved plan shall be implemented prior to November 1 of each year. 64. Prior to placing any foundation concrete, the Applicant shall hire a licensed land surveyor or civil engineer authorized to practice land surveying to certify that the new foundation forms conform with all setbacks from confirmed property lines as shown on the Plans. A letter certifying the foundation forms shall be submitted to the Engineering Division for approval. 65. The applicant is required by ordinance to provide for public safety and the protection of public and private property in the vicinity of the land to be graded from the impacts of the proposed grading work. 66. All hauling and grading operations are restricted to between the hours of 8:00 a.m. to 6:00 p.m. for residential areas and 7:00 a.m. to 6:00 p.m. for industrial/commercial areas, Monday through Friday, excluding holidays. 67. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards shall be accomplished between November 1 and May 1 of each year. CONDITIONS OF APPROVAL P07-0012: UP07-0011, DR07-0050, SIGNS09-0034, DA12-0001, TDM07-0004, ND07-0002 & PM12-0001 USE PERMIT, DESIGN REVIEW, AND TDM 328 ROEBLING ROAD (As approved by City Council on December 12, 2012) A. Planning Division requirements shall be as follows: 1. The applicant shall comply with the Planning Division’s standard Conditions and Limitations for Commercial, Industrial and Multi-family Residential Projects. 2. The project shall be completed and operated substantially as indicated in the plans prepared by DES Architects, dated April 26, 2012. 3. All equipment (either roof or ground-mounted) shall be screened from view through the use of integral architectural elements, such as enclosures or roof screens, and landscape screening. Equipment enclosures and/or roof screens shall be painted to match the building. 4. TDM a. Transportation Demand Management . Owner shall prepare and implement a Transportation Demand Management (TDM) Plan in compliance with the requirements of SSFMC Chapter 20.400 as in effect on the Effective Date (the “TDM Ordinance”). As part of such compliance, Owner shall prepare (i) annual TDM surveys and (ii) triennial TDM reports, each meeting the applicable requirements of the TDM Ordinance, and shall submit same to the Cit y, to document the effectiveness of Owner’s TDM Plan in achieving the goal of thirty- five percent (35%) alternative mode usage by employees within the Project. The annual surveys will be prepared by a TDM consultant pre-qualified with or approved by the City and retained, directed and paid for by Owner, and the triennial reports will be prepared by an independent TDM consultant retained by the City and paid for by Owner. Both the annual surveys and the triennial reports will include a determination of historical employee commute methods, which information shall be obtained by survey of all employees working in the buildings on the Property. If the response rate on which a triennial report is based is below 51 percent, additional responses needed to reach a 51 percent response rate will be counted as drive alone trips. b. TDM Surveys and Reports: The initial TDM survey for each building on the Property will be submitted two (2) years after the granting of a Certificate of Occupancy with respect to such building. The initial triennial TDM report for each building on the Property will be submitted three (3) years after the granting of a Certificate of Occupancy with respect to such building. The second and all later annual surveys and triennial reports (when applicable) with respect to each building shall be included in an annual comprehensive TDM submission to the City covering all of the buildings on the Property that are submitting their second or later TDM surveys or reports. c. (A) Triennial Report Requirements: The goal of the TDM program is to encourage alternative mode usage, as defined in Chapter 20.400 of the Municipal Code. The initial triennial TDM report shall either: (A) state that the applicable building or buildings have achieved thirty-five percent (35%) alternative mode usage, providing supporting statistics and analysis to establish attainment of the goal; or (B) state that the applicable building or buildings have not achieved thirty-five percent (35%) alternative mode usage, providing an explanation of how and why the goal has not been reached, and a description of additional measures that will be adopted in the coming year to try to ensure attaining the TDM goal of thirty-five percent (35%) alternative mode usage. (B) Penalty for Non-Compliance: If, after the initial triennial TDM report, subsequent triennial reports indicate that, in spite of the changes in the TDM Plan, thirty-five percent (35%) alternative mode usage is still not being achieved, or if Owner fails to submit such a triennial TDM report at the times required under SSFMC Chapter 20.400, the City may assess Owner a penalty in the amount of up to fifteen thousand dollars ($15,000.00) per year for each full percentage point by which the Property falls below the minimum thirty-five percent (35%) alternative mode usage goal. (i) In determining whether a financial penalty is appropriate, the City may consider whether Owner has made a good faith effort to meet the TDM goals. (ii) If the City determines that Owner has made a good faith effort to meet the TDM goals but a penalty is still imposed, and such penalty is imposed within the first three (3) years in which a penalty could be imposed in connection with the TDM Plan, the City in its sole discretion may agree to allow Owner to apply such penalty sums toward the implementation of the TDM Plan instead of requiring them to be paid to the City. If the penalty sums are used to implement the TDM Plan, an Implementation Plan shall be prepared by Owner and reviewed and approved by the City prior to Owner’s expending any penalty funds. (iii) Notwithstanding the foregoing, the amount of any penalty shall bear the same relationship to the maximum penalty as the completed construction to which the penalty applies bears to the maximum amount of square feet of Office, Commercial, Retail (if any) and Research and Development use permitted to be constructed on the Property. For example, if there is 100,000 square feet of completed construction on the Property included within the TDM report with respect to which the penalty is imposed, the maximum penalty would be determined by multiplying fifteen thousand dollars ($15,000.00) times a fraction, the numerator of which is 100,000 square feet and the denominator of which is the maximum amount of square feet of construction permitted on the Property (subtracting the square footage of the parking facilities); this amount would then be multiplied by the number of full percentage points by which the Project has fallen below the thirty-five percent (35%) alternative mode usage goal for the applicable period. d. Owner shall reimburse the City for costs incurred in maintaining and enforcing the trip reduction program for the Project. 5. Prior to the issuance of building permit for each building, the developer shall pay Childcare Impact Fee in effect at the time as required by SSFMC Section 20.310 for the Office/Research and Development space. The current fee per square foot is $0.57. The total fee for both buildings is estimated to be $17,223.16 (($0.57/sf x 105, 536) - ($0.54/sf x 79,504 sf)). 6. The applicant shall comply with all mitigation monitoring measures and the Mitigation Monitoring Program associated with Mitigated Negative Declaration ND07 -0002. 7. Prior to the issuance of any sign permits for the project, a revised Master Sign Program, which includes maximum sign areas allowed and allowed sign illumination, shall be submitted for Chief Planner review and approval. The revised sign program shall substantially comply with the “Britannia Modular Lab III Master Signage Program”, submitted by HCP Life Sciences. 8. The applicant shall submit the location and proposed screening (if applicable) for all required utilities. Plans shall be reviewed and approved by the Chief Planner prior to submittal for building permits. 9. Prior to issuance of a building permit, the applicant shall provide evidence in a form acceptable to the Chief Planner that future leases will assure that balconies on each building shall remain accessible as an outdoor amenity space generally available to all employees of the facility. 10. Prior to the issuance of the Building Permit, the Lot Merger and Lot Line Adjustment shall be recorded at the County of San Mateo. 11. The final landscape plan shall be modified to eliminate “Agapanthus orientalis” (Lily of the Nile) and “Dodonaea viscosa” (Hopseed Bush) from the plant list. Planning Division contact Linda Ajello, Associate Planner, (650) 877-8353 B. Fire Department conditions of approval are as follows: 1. Fire sprinkler system shall be installed per NFPA 13/SSFFD requirements under separate fire plan check and permit for overhead and underground. 2. Fire sprinkler system shall be central station monitored per California Fire Code section 1003.3. 3. A standpipe system shall be installed per NFPA 14/SSFFD requirements under separate fire plan check and permit. 4. An exterior listed horn/strobe alarm device shall be installed, not a bell. 5. Elevator if provided shall not contain shunt -trips. 6. At least one elevator shall be sized for a gurney the minimum s ize shall be in accordance with the CFC. 7. Fire alarm plans shall be provided per NFPA 72 and the City of South San Francisco Municipal Code. 8. Plans are to conform to Building codes and the City of South San Francisco Municipal Code. Section 15.24.130. 9. Fire extinguishers shall be provided throughout the building. 10. All Non parking space curbs shall be painted red to local Fire Code Specifications 11. Access road shall have all weather driving capabilities and support the imposed load of 75,000 pounds. 12. Provide fire hydrants; location and number to be determined. 13. Provide fire hydrants with an average spacing of 400 feet between hydrants. 14. The fire hydrants shall have a minimum fire flow of 3000 gpm at 20 psi residual pressure for duration of 4 hours. 15. All buildings shall provide premise identification in accordance with SSF municipal code section 15.24.100. 16. A Knox key box shall be provided for each building with access keys to entry doors, electrical/mechanical rooms, elevators, and others to be determined. 17. The minimum road width shall be 20 feet per the California Fire Code. 18. Local Fire Code and vehicle specifications and templates available at http://www.ssf.net/depts/fire/prevention/fire_permits.asp 19. All buildings shall have Emergency Responder Radio Coverage throughout in compliance with Section 510 of the California Fire Code. Fire Department contact, Luis Da Silva, (650) 829-6645 C. Engineering Division conditions of approval are as follows: I. STANDARD CONDITIONS 1. The developer shall comply with the applicable conditions of approval for commercial projects, as detailed in the Engineering Division’s “Standard Conditions for Commercial and Industrial Developments”, contained in our “Standard Development Conditions” booklet, dated January 2009. This booklet is available at no cost to the applicant from the Engineering Division and can be downloaded from the City’s web site. II. SPECIAL CONDITIONS A. The 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 submit an erosion and stormwater pollution control plan for the demolition work and cleared site. The developer shall provide letters from all public utilities stating all utility services have been properly disconnected from the existing buildings. B. A grading permit shall be obtained from the Engineer ing Division. The developer will be responsible for paying for all fees, bonds, plan checking and all associated fees for the grading permit. The developer will also place a cash deposit of $30,000 to pay for all onsite, SWPPP compliance, grading complia nce and dust control inspections. C. Prior to the issuance of a grading permit, a geotechnical report shall be submitted, reviewed and approved by the Engineering Division. The developer shall place a $5,000 cash deposit with the City for the peer review of the Geotechnical Report. D. The developer shall remove and replace all sidewalks fronting the project. The new sidewalk shall comply with the City standard detail and shall provide the minimum ADA width. The developer shall also install all necessary ADA handicap ramps, where needed. All work shall be done at no cost to the City. E. The driveway located on East Grand Avenue shall be right -turn in and out of the site. A R1 “Stop” sign with a “Right Turn Only” sign shall be placed at this driveway. All other exit driveways shall be posted with an R1 “Stop” sign mounted on a steel pole. F. The developer shall remove any existing railroad tracks and appurtenances at the end of Roebling Road that are located within the landscaped area as shown on sheet L-1 of the plans dated April 26, 2012. All work shall be done at no cost to the City. G. The developer shall incorporate bio -grassy swales and other Best Management Practices as stormwater measures within the project. Plans for these improvements shall be approved by the Engineering Division and the Environmental Compliance Manager. H. One sewer lateral with a minimum size of 6” shall service each building. A sanitary sewer manhole shall be installed onsite, near the property line, to serve as a cleanout for the lateral as it connects to the City’s sanitary sewer system. I. The developer shall coordinate with the California Water Service for all water utility work. J. The developer shall obtain an encroachment permit for all work to be performed within the City’s street rights-of-way and pay all associated fees, deposit and/or bonds. The developer shall submit an Engineer’s estimate for all work performed within the City’s rights-of-way and submit a bond or cash deposit equal to the value of the improvements to secure said work. K. The applicant shall underground the existing utilities along the entire East Grand Avenue & Roebling Road frontage of the property at no cost to the City. The undergrounding of existing electrical utilities on the said frontages of the Project shall be completed prior to issuance of a Certificate of Occupancy for the second of the two buildings to be constructed as part of the Project; provided, however, that so long as Owner has initiated the undergrounding process with PG&E a reasonable time i n advance of the anticipated completion date for the second of the two buildings to be constructed as part of the Project and has pursued such process (to the extent within Owner’s control) with reasonable diligence, any failure of PG&E to complete such undergrounding by the time construction of such second building is complete shall not delay the issuance of a Certificate of Occupancy for such building. A phased plan shall be submitted to the Engineering Division showing the undergrounding of the utilities in a joint trench. The Developer shall provide an engineer’s estimate and a surety bond in the amount of the engineer’s estimate for all said work. The bond shall be released upon satisfactory completion of all said work. L. All project signage shall be located entirely within the applicant’s property and shall not encroach into the public street right -of-way. M. The developer shall replace and install all lighting along the East Grand Avenue & Roebling Road frontage of the subject property within the City’s right-of-way with the approved light standard for the East of 101 Area at no cost to the City. N. Prior to the issuance of a Building Permit for the project, the applicant shall pay various infrastructure mitigation fees as detailed below. III. OYSTER POINT OVERPASS CONTRIBUTION FEE Prior to receiving a Building Permit for the proposed new office/R&D development, the applicant shall pay the Oyster Point Overpass fee, as determined by the City Engineer, in accordance with City Council Resolutions 102-96 and 152-96. The fee will be calculated upon reviewing the information shown on the applicant's construction plans and the latest Engineering News Record San Francisco Construction Cost Index at the time of payment. The estimated fee for the entire subject 105,536 GSF office and R&D development is calculated below. (The number in the calculation, "10,364.34", is the September 2012 Engineering News Record San Francisco construction cost index, which is revised each month to reflect local inflation changes in the construction industry.) Oyster Point Overpass Fee - $214,368.29 105,536 gsf Office/R&D use @ 12.3 trips per 1000 gsf = 1,298 new vehicle trips Less credit for an existing 71,786 gsf Warehouse @ 4.5 trips per 1000 gsf = 323 trips Less credit for an existing 7,715 gsf Office @ 12.3 trips per 1000 gsf = 95 trips Total existing trips = 323 + 95 = 418 trips Total new trips = 1,298 - 418 = 880 new vehicle trips Contribution Calculation: 880 X $154 X (10,364.34/6552.16) = $214,368.29 IV. EAST OF 101 TRAFFIC IMPACT FEES Prior to the issuance of a Building Permit for any building within the proposed project, the applicant shall pay the East of 101 Traffic Impact fee, In accordance with the resolution adopted by the City Council at the ir meeting of May 23, 2007, or as the fee may be amended in the future. Fee Calculation (effective July 1, 2012) 105,536 gsf Office/R&D @ $5.22 per each square foot =$550,897.92 Credit for existing trips: 71,786 gsf Warehouse @ 0.54 trip per 1000 gsf x $4950/trip = $191,883.98 7,715 gsf Office @ .90 trips per 1000 gsf x $4950/trip = $34,370.33 Traffic Impact Fee = $ 324,643.61 V. SEWER SYSTEM CAPACITY STUDY AND IMPROVEMENT FEE The applicant shall pay the East of 101 Sewer Facility Develo pment Impact Fee, as adopted by the City Council at their meeting of October 23, 2002. The adopted fee is $3.19 per gallon of discharge per day. The new fee effective July 1, 2012 is $4.25. It is determined that Office/R&D generates 400 gallons per day per 1000 square feet of development. Based upon this calculation, the potential fee would be, if paid this year: 0.4 g/sf (400 gpd/1000 sq. ft.) x $4.25 per gallon x 105,536 sq. ft. = $179,411.20 Credit for existing building office portion given if more than 25% of facility, no credit given for warehouse. Sewer Impact Fees shall be determined for each building in the Project based on the application of the formula in effect as of the date such building is actually occupied and the occupant begins d ischarging to the City’s sanitary sewer system, and shall be payable within thirty (30) days after final calculation of the applicable Sewer Impact Fee pursuant to such formula. The City and Owner agree that in applying such formula, a credit will be given for the portion of the Sewer Impact Fees that would have been payable under such formula based on the previously existing uses on the Property. . Total estimated fees: Oyster Point Overpass Fee $ 214,368.29 East of 101 Traffic Impact Fee $ 324,643.61 East of 101 Sewer Improvements Fee $ 179,411.20 Total $ 718,423.10 Engineering Division Contact, Sam Bautista, (650) 877-6652 D. Water Quality Control Plant The following items must be included in the plans or are requirements of the Stormwater and/or Pretreatment programs and must be completed prior to the issuance of a permit: 1. A plan showing the location of all storm drains and sanitary sewers must be submitted. 2. Encourage the use of pervious pavement where possible. 3. The onsite catch basins are to be stenciled with the approved San Mateo Countywide Stormwater Logo (No Dumping! Flows to Bay). 4. Storm water pollution preventions devices are to be installed. A combination of landscape based controls (e.g., vegetated swales, bioretention areas, planter/tree boxes, and ponds) and manufactured controls (vault based separators, vault based media filters, and other removal devices) are required . Existing catch basins are to be retrofitted with catch basin inserts or equivalent. These devices must be shown on the plans prior to the issuance of a permit. If possible, incorporate the following:  vegetated/grass swale along perimeter  catch basin runoff directed to infiltration area  notched curb to direct runoff from parking area into swale  roof drainage directed to landscape  use of planter boxes instead of tree grates for stormwater treatment Manufactured drain inserts alone are not acceptable they must be part of a treatment train. One of the following must be used in series with each manufactured unit: swales, detention basins, media (sand) filters, bioretention areas, or vegetated buffer strips. Treatment devices must be sized according to the WEF Method or the Start at the Source Design. Please state what method is used to calculate sizing. The entire project must be included in the treatment system design (i.e. stormwater treatment systems must be designed and sized to treat stormwater runoff from the entire redevelopment project). Per Order R2-2009-0074, NPDES Permit No. CAS612008 5. The applicant must submit a signed Operation and Maintenance Information for Stormwater Treatment Measures form for the stormwater pollution prevention devices installed. 6. The applicant must submit a signed maintenance agreement for the stormwater pollution prevention devices installed. Each maintenance agreement will require the inclusion of the following exhibits: a. A letter-sized reduced-scale site plan that shows the locations of the treatment measures that will be subject to the agreement. b. A legal description of the property. c. A maintenance plan, including specific long-term maintenance tasks and a schedule. It is recommended that each property owner be required to develop its own maintenance plan, subject to the municipality’s approval. Resources that may assist property owners in developing their maintenance plans include: i. The operation manual for any proprietary system purchased by the property owner. 7. Applicant must complete the Project Applicant Checklist for NPDES Permit Requirements prior to issuance of a permit and return to the Technical Services Supervisor at the WQCP. 8. 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 expo sure to water shall be specified. b. Plant materials selected shall be appropriate to site specific characteristics such as soil type, topography, climate, amount and timing of sunlight, prevailing winds, rainfall, air movement, patterns of land use, ecological consistency and plant interactions to ensure successful establishment. c. Existing native trees, shrubs, and ground cover shall be retained and incorporated into the landscape plan to the maximum extent practicable. d. Proper maintenance of landscaping, with minimal pesticide use, shall be the responsibility of the property owner. e. Integrated pest management (IPM) principles and techniques shall be encouraged as part of the landscaping design to the maximum extent practicable. Examples of IPM principles and techniques include: i. Select plants that are well adapted to soil conditions at the site. ii. Select plants that are well adapted to sun and shade conditions at the site. In making these selections, consider future conditions when plants reach maturity, as well as seasonal changes. iii. Provide irrigation appropriate to the water requirements of the selected plants. iv. Select pest -resistant and disease-resistant plants. v. Plant a diversity of species to prevent a potential pest infestation from affecting the entire landscaping plan. vi. Use “insectary” plants in the landscaping to attract and keep beneficial insects. Landscaping must comply with the City of South San Francisco’s Model Water Efficient Landscape Ordinance. 9. Roof condensate must be routed to sanitary sewer. This must be shown on plans prior to issuance of a permit. 10. 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. 11. Loading dock area must be covered and any drain must be connected to the sanitary sewer system. This must be shown on plans prior to issuance of a permit. 12. Install separate water meters for the process, domestic, landscape, and any food service facility. 13. Install a separate non-pressurized process line fo r sample monitoring if necessary before mixing with domestic waste in the sanitary sewer. This must be shown on the plans prior to the issuance of a permit. 14. Install a flow meter to measure process flow. 15. Fire sprinkler system test/drainage valve should be plumbed into the sanitary sewer system. This must be shown on the plans prior to issuance of a permit. 16. A construction Storm Water Pollution Prevention Plan must be submitted and approved prior to the issuance of a permit. 17. Plans must include location of concrete wash out area and location of entrance/outlet of tire wash. 18. A grading and drainage plan must be submitted. 19. An erosion and sediment control plan must be submitted. 20. Applicant must pay sewer connection fee at a later time based on anticipated flow, BOD and TSS calculations. 21. Must file a Notice of Termination with the WQCP when the project is completed. Water Quality Control Division Contact, Cassie Prudhel (650) 829 -3840. E. Police Department 1. The applicant shall comply with the provisions o f 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. Police Department contact: Sergeant Scott Campbell (650) 877-8927 328 ROEBLING Flad Project Number Description of Package South San Francisco, CA 94080 328 Roebling Road Date PRECISE PLAN19419-00 03/23/2020 PRECISE PLAN03/23/2020 2 1 COVER SHEET 2 PROJECT DATA & TABLE OF CONTENTS 3 EXISTING SITE BOUNDARY PLAN 4 PREVIOUSLY ENTITLED SITE PLAN (2012) 5 PROPOSED SITE PLAN 6 PREVIOUSLY ENTITLED GRADING & DRAINAGE PLAN (2012) 7 PROPOSED GRADING & DRAINAGE PLAN 8 PREVIOUSLY ENTITLED EROSION CONTROL PLAN (2012) 9 PROPOSED EROSION CONTROL PLAN` 10 PROPOSED STORMWATER CONTROL PLAN 11 PROPOSED UTILITIES PLAN 12 PREVIOUSLY ENTITLED LANDSCAPE PLAN (2012)` 13 PROPOSED LANDSCAPE PLAN 14 LANDSCAPE PLANTING ZONES 15 LANDSCAPE SITE SECTIONS 16 LANDSCAPE PLANTING TYPES 17 SITE MATERIALS AND LANDSCAPE FURNISHING 18 SITE VIGNETTES 19 EXISTING SITE PHOTOS 20 ELEVATIONS 21 ELEVATIONS 22 SECTIONS 23 BUILDING - LEVEL 1 PLAN 24 BUILDING - LEVEL 2 PLAN 25 BUILDING - TYPICAL PLAN (3-5) 26 BUILDING - ROOF PLAN 27 GARAGE - LEVEL 1 PLAN 28 GARAGE - LEVEL 2-3 PLAN 29 GARAGE - LEVEL 3-ROOF PLAN 30 GARAGE - BUILDING SECTIONS 31 GARAGE - BUILDING SECTIONS 32 RENDERING OF ENTITLED BUILDING - CORNER OF E. GRAND AND ROEBLING 33 RENDERING OF PROPOSED BUILDING - CORNER OF E. GRAND AND ROEBLING 34 RENDERING OF ENTITLED BUILDING B - ALONG ROEBLING RD 35 RENDERING OF PROPOSED BUILDING - ALONG ROEBLING RD 36 RENDERING OF ENTITLED BUILDING B - ALONG E. GRAND 37 RENDERING OF PROPOSED BUILDING - ALONG E. GRAND 38 RENDERING OF PROPOSED BUILDING - ALONG ROEBLING RD 39 RENDERING OF PROPOSED BUILDING - AERIAL VIEW FROM E. GRAND TABLE OF CONTENTSAPPLICATION REQUIREMENTS CHECKLIST SHEET NUMBER(S) SITE PLAN PREVIOUSLY ENTITLED 4 PROPOSED 5 ELEVATION AND SECTION DRAWINGS PREVIOUSLY ENTITLED N/A PROPOSED 20-22 FLOOR PLANS PREVIOUSLY ENTITLED N/A PROPOSED 23-26 LANDSCAPE PLAN PREVIOUSLY ENTITLED 12 PROPOSED 13 GRADING & DRAINAGE PLAN PREVIOUSLY ENTITLED 6 PROPOSED 7 LIGHTING PROGRAM N/A COLOR RENDERINGS 32-39 EXISTING PHOTOS (SITE & SURROUNDING PROPERTIES 19 ANY APPLICABLE TENTATIVE, FINAL OR PARCEL MAPS – EXISTING SITE BOUNDARY PLAN 3 Project Data & Table of Contents 328 ROEBLING THE PROJECT SITE IS LOCATED AT 328 ROEBLING ROAD IN THE CITY OF SOUTH SAN FRANCISCO. THE ORIGINAL PROJECT OCCUPIED THREE ADJACENT PARCELS THAT WERE ONCE DEVELOPED WITH A WAREHOUSE, OFFICE AND INDUSTRIAL USES. IN 2012 THE CITY OF SOUTH SAN FRANCISCO APPROVED THE BRITANNIA MODULAR LAB 3 (BML-3 PROJECT FOR THE DEMOLITION OF AN EXISTING BUILDING (79,501 SQUARE FEET), AND THE CONSTRUCTION OF TWO OFFICE/R&D BUILDINGS FOR A TOTAL OF 105,538 SQUARE FEET, AND AT GRADE & SUBTERRANEAN PARKING ON A 2.97 ACRE SITE. THE ORIGINAL PROJECT CONSISTED OF PARKING AT A RATIO OF 2.8 SPACES PER 1,000 SQUARE FEET. THE BML-3 SITE IS DESIGNATED BUSINESS TECHNOLOGY PARK IN THE GENERAL PLAN AND IS ZONED BUSINESS TECHNOLOGY PARK IN THE CITY’S ZONING ORDINANCE. THE BML-3 PROJECT IS ALSO SUBJECT TO A DEVELOPMENT AGREEMENT THAT EXPIRES ON DECEMBER 31, 2022. SINCE THAT TIME, THERE HAVE BEEN SIGNIFICANT CHANGES IN THE BUILT ENVIRONMENT DIRECTLY ADJACENT TO THE SITE AND ALL ALONG THIS STRETCH OF EAST GRAND AVENUE. THE 2012 ENTITLEMENT WAS APPROVED WITH A FAR OF .81 CURRENTLY, THE AREA EAST OF 101 IS SET AT 1.0. WE ARE ASKING FOR AN ADJUSTMENT TO MATCH THE ADJACENT NEIGHBORHOOD FAR OF 1.0. HEALTHPEAK PROPERTIES PROPOSES TO SLIGHTLY INCREASE THE FAR TO 1.0 THEREBY RESULTING IN A TOTAL SQUARE FOOTAGE OF 129,919 SF. THE PROPOSED PROJECT CONSISTS OF COMBINING THE ORIGINAL TWO BUILDINGS INCLUDED IN THE APPROVED PROJECT COMBINED INTO ONE SLIGHTLY LARGER BUILDING. THE PROPOSED REVISION ALLOWS THE PROJECT TO ESTABLISH A PROMINENT CORNER TO THE WEST ON EAST GRAND IN ORDER TO CREATE A MORE URBANE, PRIMARY STREET EDGE. THE LARGER BUILDING FOOTPRINT IS VISUALLY COMPATIBLE WITH THE RECENTLY CONSTRUCTED ADJACENT MULTI-STORY STRUCTURES IN TERMS OF HEIGHT AND MASSING. THE ENTITLED PROJECT ACCOMMODATED MOST PARKING AS A ONE LEVEL, PARTIALLY BELOW GRADE UNDER THE TWO BUILDINGS, STRUCTURED PARKING WITH ADDITIONAL AT-GRADE ON-SITE PARKING. THE PROPOSED PROJECT WOULD REMOVE THE PARKING FROM UNDER THE BUILDINGS AND AT-GRADE PARKING TO CREATE A STRUCTURED PARKING DECK AT THE REAR OF THE SITE. MORE LANDSCAPING WOULD BE DEVOTED TO A PEDESTRIAN ORIENTED, MORE AMENITIZED GREENSPACE THAT CONNECTS THE BUILDING WITH THE ‘RAILS-TO-TRAIL’ BIKE PATH DIRECTLY ADJACENT TO THE REAR OF THE SITE. PROJECT DESCRIPTION PROJECT INFORMATION PROJECT ADDRESS PARCEL NO. ZONING DESIGNATION LOT SIZE ADJACENT USE PARCEL 1 233 EAST GRAND AVE 015 041 290 BTP 1.18 ACRES MULTI-STORY OFFICE; R+D FLEX; LIGHT MANU. WAREHOUSE; DAYCARE PARCEL 2 328 ROEBLING RD 015 041 250 BTP 1.09 ACRES MULTI-STORY OFFICE; R+D FLEX; LIGHT MANU. WAREHOUSE PARCEL 3 340 ROEBLING RD 015 041 110 BTP 0.7 ACRE MULTI-STORY OFFICE; R+D FLEX; LIGHT MANU. WAREHOUSE TOTAL LOT SIZE = 2.97 ACRES PREVIOUSLY ENTITLED LOT SIZE = 2.97 ACRES PRECISE PLAN03/23/2020 3 Existing Site Boundary Plan LEGEND BLDG BUILDING COMM COMMUNICATION EX, (E)EXISTING FO FIBER OPTIC FS FIRE SERVICE G GAS L LENGTH MON MONUMENT PROP PROPOSED PAE PUBLIC ACCESS EASEMENT PUE PUBLIC UTILITY EASEMENT (R)RECORD RM RECORD MAP ROW RIGHT OF WAY SD STORM DRAIN SDCO STORM DRAIN CLEANOUT SDMH STORM DRAIN MANHOLE SS SANITARY SEWER SSFM SANITARY SEWER FORCEMAIN SSMH SANITARY SEWER MANHOLE W WATER W.O.E.WIRE OVERHANG EASEMENT ABBREVIATIONS PROPERTY LINE EASEMENT LINE EX CABLE/COMM EX GAS EX STORM DRAIN EX SANITARY SEWER EX WATER EX STORM DRAIN MANHOLE EX STORM DRAIN INLET EX SANITARY SEWER MANHOLE EX FIRE HYDRANT EX FOUND MONUMENT EX TREE EX JOINT POLE PRECISE PLAN03/23/2020 4 Previously Entitled Site Plan (2012) LOT AREA: BUILDING: F.A.R.: BUILDING AREA: BUILDING A: BUILDING B: TOTAL AREA: PARKING: PARKING REQUIRED AT 2.8/1,000 SF SURFACE PARKING BASEMENT GARAGE BUILDING A BASEMENT GARAGE BUILDING B TOTAL PARKING PROVIDED ACCESSIBLE PARKING PROVIDED AT 2% OF TOTAL PROJECT DATA 2.97 ACRES .81 105,538 SF 52,768 SF 52,768 SF 105,538 SF 296 STALLS 123 STALLS 73 STALLS 73 STALLS 296 STALLS 8 STALLS NORTH 0’30’60’ 120’ PRECISE PLAN03/23/2020 41A-62A-65+6'2.#0Previously Entitled Site Plan (2012) LOT AREA: BUILDING: F.A.R.: BUILDING AREA: BUILDING A: BUILDING B: TOTAL AREA: PARKING: PARKING REQUIRED AT 2.8/1,000 SF SURFACE PARKING BASEMENT GARAGE BUILDING A BASEMENT GARAGE BUILDING B TOTAL PARKING PROVIDED ACCESSIBLE PARKING PROVIDED AT 2% OF TOTAL PROJECT DATA 2.97 ACRES .81 105,538 SF 52,768 SF 52,768 SF 105,538 SF 296 STALLS 123 STALLS 73 STALLS 73 STALLS 296 STALLS 8 STALLS NORTH 0’30’60’ 120’ PRECISE PLAN03/23/2020 5 Proposed Site Plan LOT AREA: BUILDING F.A.R. BUILDING AREA PARKING PARKING REQUIRED AT 2.8/1,000 SF GARAGE LEVEL AT GRADE LEVEL 2 LEVEL 3 ROOF TOTAL ACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL ACCESSIBLE PARKING SPACES ACCESSIBLE VAN PARKING TOTAL ACCESSIBLE PARKING SERVICE YARD 1. TRUCK BAY 2. DOCK LEVELER 3. COVERED TRASH AND RECYCLING 4. CHEM. STORAGE ENCLOSURE WITH CONCRETE PAD 5. TRANSFORMERS WITH ENCLOSURE AND CONCRETE PAD 6. GENERATOR WITH ENCLOSURE AND CONCRETE PAD PROJECT DATA 2.97 ACRES 1.0 129,919 SF 364 STALLS 50 STALLS 127 STALLS 130 STALLS 57 STALLS 364 STALLS 8 STALLS 6 STALLS 2 STALLS 8 STALLS10'-0", TYP.3.8% +37.06 +35.03 + 31.35 4.85% +33.75 + 33.93 4.85% 36.80+ 36 35 34 33 32 15 14 13 12 16 17 18 19 21 22 23 24 26 27 28 39 31 32 33 34 36 37 38 1918171621222324262728293132333436373837373839 41 15141312 12 121220 25 30 35 2025303540 10'-0" PCN PCN OELOELOELOELALALALCJCCJC SGA CJC SGA SGA SGA SGA SGA SGASGA CJC CJC CJC CJC CJC CJCCJC CJCCJC OELOELOELOELOELOELCJC CJC CJC SGA SGA SGA SGA PCN PCN PCN PCNALALALSGASGA SGA SGA CJC CJC OELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELPCN PCN PCN PCNAL ALALSGA SGA SGA SGA SGA SGA SGA SGA CJC CJC CJC CJC CJC CJC OELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELOELSGA SGA SGA SGAALALALCJC CJC CJC SGA CJC CJC ARS ARS ARS ARS ARS ARS ARSARS ARS ARS ARS ARS ARS ARS ARS ARS ARSARS SGASGA SGASGA SGASGA SGA SGA SGASGA SGA SGASGA SGASGA SGA SGA LS-P LS-P LS-P LS-P LS-P LS-P OELOELOELOELOELOELOELOELALCJC CJC CJCAL PCNPCN PCN T T T T DNUPUPSTAIR01Elev.CRBIKESTORAGEELEC.ROOMUP 2 1 1 6 1 4 1 3 3332312412 13 14 1918 17 16 2 322 212221 23 17 18 19 2 2 2 3 2 4 2 6 2 7 2 8 2 9 3 1 3 2 3 3 231 5 20 15 20 2 5 3 0 328 ROEBLING BUILDING 5 STORIES + ROOF PARKING GARAGE 3 LEVELS + ROOF ROEBLING ROADE GRAND AVE RAIL TO TR A IL LOADINGPARKING ACCESSPARKING ACCESSMA IN DRIVE PROPERTY LINE SITE SETBACK LINE BIO RETENTIONBIO RETENTION ONE WAY MAIN DRIVEONE WAYMAIN DRIVEONE WAYPLAZADROP OFFNORTH 1 2 3 4 5 6 20’ SETBACK10’ SETBACKPRECISE PLAN03/23/2020 4 Previously Entitled Site Plan (2012) LOT AREA: BUILDING: F.A.R.: BUILDING AREA: BUILDING A: BUILDING B: TOTAL AREA: PARKING: PARKING REQUIRED AT 2.8/1,000 SF SURFACE PARKING BASEMENT GARAGE BUILDING A BASEMENT GARAGE BUILDING B TOTAL PARKING PROVIDED ACCESSIBLE PARKING PROVIDED AT 2% OF TOTAL PROJECT DATA 2.97 ACRES .81 105,538 SF 52,768 SF 52,768 SF 105,538 SF 296 STALLS 123 STALLS 73 STALLS 73 STALLS 296 STALLS 8 STALLS NORTH 0’30’60’ 120’ PRECISE PLAN03/23/2020 6)$;    )267(5&,7<&$9,17$*(3$5.'5,9(68,7((1*,1((5,1* 3/$11,1* 6859(<,1*:,/6(<+$0127(6/(*(1'52(%/,1*52$'($67*5$1'$9(18(%/'*%%/'*$ 352326(' 352326(' $%%5(9,$7,216$5($6Previously Entitled Grading and Drainage (2012) /(*(1' $%%5(9,$7,216 NORTH 0’30’60’ 120’ PRECISE PLAN03/23/2020 7 LEGEND BB BOTTOM OF BIORETENTION BLDG BUILDING BW BOTTOM OF WALL COMM COMMUNICATION EX, (E)EXISTING FF FINISHED FLOOR FG FINISHED GRADE (SOFTSCAPE) FO FIBER OPTIC FP FINISHED PAVEMENT G GAS HP HIGH POINT LP LOW POINT PROP PROPOSED PUE PUBLIC UTILITY EASEMENT (R)RECORD SD STORM DRAIN SDCO STORM DRAIN CLEANOUT SDMH STORM DRAIN MANHOLE TC TOP OF CURB TW TOP OF WALL ABBREVIATIONS PROPERTY LINE EASEMENT LINE PROP SPOT ELEVATION PROP SURFACE SLOPE PROP GRADE BREAK EX CABLE/COMM EX GAS EX STORM DRAIN EX SANITARY SEWER EX WATER PROP STORM DRAIN BIORETENTION PROP PERFORATED SUBDRAIN PROP STORM DRAIN INLET GRADE BREAK FP X.X GB Proposed Grading and Drainage NORTH 0’30’60’ 120’ PRECISE PLAN03/23/2020 852(%/,1*52$'($67*5$1'$9(18(%/'*%%/'*$)$;    )267(5&,7<&$9,17$*(3$5.'5,9(68,7((1*,1((5,1* 3/$11,1* 6859(<,1*:,/6(<+$0 352326(' 352326(' Previously Entitled Erosion Control Plan (2012) /(*(1' NORTH 0’30’60’ 120’ PRECISE PLAN03/23/2020 9 Proposed Erosion Control Plan LEGEND PROPERTY LINE EX EASEMENT LINE STORM DRAIN INLET INLET PROTECTION FIBER ROLL WATTLE CONSTRUCTION ENTRANCE/ TIRE WASH AREA WASHOUT CONCRETE WASH OUT AC ASPHALT CONCRETE AD AREA DRAIN BC BACK OF CURB BOT BOTTOM CONC PORTLAND CEMENT CONCRETE DTL DETAIL E, EX EXISTING FH FIRE HYDRANT GB GRADE BREAK PROP PROPOSED SD STORM DRAIN SL STREET LIGHT LIMIT OF WORK DISTURBED AREA EXISTING CONTOUR ABBREVIATIONS NORTH 0’30’60’ 120’ PRECISE PLAN03/23/2020 10 Proposed Stormwater Control Plan LEGEND BLDG BUILDING BW BOTTOM OF WALL DMA DRAINAGE MANAGEMENT AREA EX, (E)EXISTING FF FINISHED FLOOR FG FINISHED GRADE (SOFTSCAPE) FP FINISHED PAVEMENT HP HIGH POINT LP LOW POINT PROP PROPOSED PUE PUBLIC UTILITY EASEMENT (R)RECORD SD STORM DRAIN SDCO STORM DRAIN CLEANOUT SDMH STORM DRAIN MANHOLE TC TOP OF CURB TW TOP OF WALL ABBREVIATIONS PROPERTY LINE EASEMENT LINE PROP SPOT ELEVATION PROP SLOPE PROP DMA BOUNDARY EX CABLE/COMM EX GAS EX STORM DRAIN EX SANITARY SEWER EX WATER PROP STORM DRAIN BIORETENTION PROP PERFORATED SUBDRAIN FP X.X NORTH 0’30’60’ 120’ PRECISE PLAN03/23/2020 11 Proposed Utilities Plan LEGEND BFP BACKFLOW PREVENTER BLDG BUILDING DW DOMESTIC WATER EX, (E)EXISTING FH FIRE HYDRANT FL FLOWLINE FO FIBER OPTIC FS FIRE SERVICE G GAS INV INVERT PROP PROPOSED PUE PUBLIC UTILITY EASEMENT (R)RECORD SD STORM DRAIN SDCO STORM DRAIN CLEANOUT SDI STORM DRAIN INLET SDMH STORM DRAIN MANHOLE SO SIDE OPENING SS SANITARY SEWER SSMH SANITARY SEWER MANHOLE TG TOP OF GRATE TYP TYPICAL W WATER ABBREVIATIONS PROPERTY LINE EASEMENT LINE EX CABLE/COMM EX GAS EX STORM DRAIN EX SANITARY SEWER EX WATER PROP STORM DRAIN PROP SUBDRAIN PROP SANITARY SEWER PROP DOMESTIC WATER PROP FIRE SERVICE EX STORM DRAIN MANHOLE PROP STORM DRAIN MANHOLE EX STORM DRAIN INLET PROP STORM DRAIN INLET EX SANITARY SEWER MANHOLE PROP SANITARY SEWER MANHOLE PROP BACKFLOW PREVENTER EX FIRE HYDRANT PROP HYDRANT PROP WATER METER PROP FIRE DEPARTMENT CONNECTION NORTH 0’30’60’ 120’ PRECISE PLAN03/23/2020 121Previously Entitled Landscape Plan (2012) SHEET NOTE1. FLOOR ELEVATI O N S SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS ANDGRAPHI C I N FORMATI O N.3. C OORDINATE STRUCTURAL WITH SPRI N K LER DESI G N AND LAYOUT. P R OVIDE SLEEVE LOCATI O N (S) AS NECESSARY. 4. P ROVIDE MEDIUM BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A TI N G OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) TO BE PAINTED, COLOR TO BE SELECTD BY ARCHI T ECT. 6. S EE SHEETFOR DOOR SCHEDULE AND DETAI L S . 7. S EE SHEETFOR WALL TYPE SCHEDULE. RAMP UP ELECTRICALROOM BICYCLEENCLOSURE STAIR01 ELEV STAIR02 STAIR03 FD FD FD FD FD FD UP UP BLDG -A 5 -STORIES 146,341 SF BLDG -B 6 -STORIES 179,679 SF PARKING GARAGE 4 LEVELS OVER GRADE 954 CARS SERVICE YARD SERVICE YARD F O R B E S B L V D .ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDR O P -OF F CENTRAL PARK MAIN ENTRY MAIN ENTRY MAIN ENTRY ALLERTON PARKING ENTRY GENER.ELEC.CHEM STORAGEELEC.GENER.H C H C H C H C H C H C H C H C H C H C CHEM. STORAGE Sheet NumberScale 1" = 40'-0"A-012PRECISE PLAN6/28/19 PROPOSED SITE PLAN 10'20'40'0' NORTH PROJECT DATA BUILDING F.A.R.1.0 BUILDING AREA 326,020 SF BLDG A 146,341 SF BLDG B 179,679 SF TOTAL 326,020 SF PARKING PARKING REQUIRED AT 2.8/1,000 SF 913 CARS GARAGE LEVEL AT GRADE 141 LEVEL 2 201 LEVEL 3 201 LEVEL 4 201 ROOF 188 SUBTOTAL 932 SURFACE PARKING 25 TOTAL 957 ACCESSIBLE PARKING ACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20 ACCESSIBLE PARKING SPACES 18 ACCESSIBLE VAN PARKING 4 TOTAL ACCESSIBLE PARKING 22 0’30’60’ 120’ PRECISE PLAN03/23/2020 13DNUPUP1 2 3 3 4 4 4 5 5 5 7 7 8 9 7 13 13 15 15 15 15 15 15 12 10 11 10 5 5 15 6 14 11 ROEBLING ROADEA S T G R A N D A V E 39 6 F O R B E S 40 0 F O R B E S RA I L T O T R A I L S ZONE 1: MAIN PLAZA 1 Plaza Gathering Spaces ·Varied concrete unit paver patterns, accentuating circulation from parking garage to office lobby and programmatic "bar" of seating on east-west axis. ·Seating areas arranged in a programmatic "bar" of activity. Circulation cuts through on north-south axis. ·Gabion wall motif from frontage space continues into plaza. Short utilitarian walls with average 18"-24" height. ·Possible sculptural seating elements add whimsy to the urban setting. ·Limited planting areas create generous plaza space for gathering and impromptu events (e.g. vendor tents) Drop Off / Loading Zone ·Curb-cut loading zone area, striped for loading zone only. ·Plaza is largely open to drop-off area wihch becomes a natural extension of the plaza. Concrete unit pavers & concrete banding extend to face of curb to enhance spatial gesture. Vertical Elements ·Tapered aluminum poles varying 10'-20' heights positioned throughout plaza, cable strung between. LED linear lights connected to table, vines planted at base of some of the poles. Relationship to architectural elements (parking garage screen, window fins) ·Plaza trees with delicate canopies allow sunlight and reflected light from building facade into the plaza seating areas. ZONE 2: STREET FRONTAGE 6 Terraced Landscape Plantings ·Gabion walls march through site on east-west axis, mediating substantial grade change from frontage to rear property line. ·Gabion walls slide past each other to conceal a site ramp at egress stairs while obscuring access (doors are intended for emergency exit only), on E. Grand Ave. frontage. ·Stormwater treatment planters along face of building, located at upper terrace level. Low CMU block retaining walls 2'-4' high run perpendicular to gabion walls to create terraces, the top of walls stepping down with grade. Stormwater Treatment Planters ·Stormwater treatment areas consistent with South San Francisco C3 requirements. ·Mix of swales, rain gardens and flow-through planters. ·Stormwater treatment areas planted with species that are adapted to occasionally wet conditions and flooding during large storm events. Pathway and Site Elements ·Sidewalk diverges from curb and into site, creating varied planting areas and gathering spaces. Gentle meander along frontage. Walk follows slope of street, and levels out at gathering areas. Longitudinal slope does not exceed 5%, cross-slope less than 2%. ·Possible columnar trees at facade to mitigate between human scale and building scale. ·Roadway lighting at Roebling, possible pedestrian lighting mounted to the same poles to achieve egress requirements. Supplement roadway standards with light columns. Passive Seating Areas ·Possible DG seating areas, conc.unit pavers or integral color concrete to distinguish seating areas from concrete sidewalk. ·Embedded tables and chairs, 25% ADA accessible. Site Flagpoles and Signage ·Possible flagpoles at E. Grand Ave. frontage. ·Possible building signage integrated into prominent gabion walls, in direction of travel from nearby highway exits. 2 3 4 5 7 8 9 10 11 ZONE 3: PERIMETER, SERVICE AREA & RAILS-TO-TRAILS 12 Service Areas and Site Equipment Emergency Vehicle Access and Drive ·26’ wide loop per South San Francisco standards ·Drive loops around site perimeter, providing required access to all buildings. ·Existing cul-de-sac to remain at terminus of Roebling Rd. Perimeter Retaining Walls ·Concrete retaining walls (or possible gabion walls) at back-of-curb, along southeast and northeast property line. Loading Docks ·Sufficient space for WB65 access/ exit via perimeter access drive. Parking Garage Entry / Exit (Vehicular) Rails-to-Trails ·Connections to planned walking / bike trail, connecting to South San Francisco CalTrain station. Trail by others. Perimeter Planting Areas 13 15 14 LEGEND Limit of Work Property Line 1 OVERALL SITE PLAN 0 10' 20' 40' NORTH K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] OVERALL SITE PLAN L-101DNUPUP1 2 3 3 4 4 4 5 5 5 7 7 8 9 7 13 13 15 15 15 15 15 15 12 10 11 10 5 5 15 6 14 11 ROEBLING ROADEA S T G R A N D A V E 39 6 F O R B E S 40 0 F O R B E S RA I L T O T R A I L S ZONE 1: MAIN PLAZA 1 Plaza Gathering Spaces ·Varied concrete unit paver patterns, accentuating circulation from parking garage to office lobby and programmatic "bar" of seating on east-west axis. ·Seating areas arranged in a programmatic "bar" of activity. Circulation cuts through on north-south axis. ·Gabion wall motif from frontage space continues into plaza. Short utilitarian walls with average 18"-24" height. ·Possible sculptural seating elements add whimsy to the urban setting. ·Limited planting areas create generous plaza space for gathering and impromptu events (e.g. vendor tents) Drop Off / Loading Zone ·Curb-cut loading zone area, striped for loading zone only. ·Plaza is largely open to drop-off area wihch becomes a natural extension of the plaza. Concrete unit pavers & concrete banding extend to face of curb to enhance spatial gesture. Vertical Elements ·Tapered aluminum poles varying 10'-20' heights positioned throughout plaza, cable strung between. LED linear lights connected to table, vines planted at base of some of the poles. Relationship to architectural elements (parking garage screen, window fins) ·Plaza trees with delicate canopies allow sunlight and reflected light from building facade into the plaza seating areas. ZONE 2: STREET FRONTAGE 6 Terraced Landscape Plantings ·Gabion walls march through site on east-west axis, mediating substantial grade change from frontage to rear property line. ·Gabion walls slide past each other to conceal a site ramp at egress stairs while obscuring access (doors are intended for emergency exit only), on E. Grand Ave. frontage. ·Stormwater treatment planters along face of building, located at upper terrace level. Low CMU block retaining walls 2'-4' high run perpendicular to gabion walls to create terraces, the top of walls stepping down with grade. Stormwater Treatment Planters ·Stormwater treatment areas consistent with South San Francisco C3 requirements. ·Mix of swales, rain gardens and flow-through planters. ·Stormwater treatment areas planted with species that are adapted to occasionally wet conditions and flooding during large storm events. Pathway and Site Elements ·Sidewalk diverges from curb and into site, creating varied planting areas and gathering spaces. Gentle meander along frontage. Walk follows slope of street, and levels out at gathering areas. Longitudinal slope does not exceed 5%, cross-slope less than 2%. ·Possible columnar trees at facade to mitigate between human scale and building scale. ·Roadway lighting at Roebling, possible pedestrian lighting mounted to the same poles to achieve egress requirements. Supplement roadway standards with light columns. Passive Seating Areas ·Possible DG seating areas, conc.unit pavers or integral color concrete to distinguish seating areas from concrete sidewalk. ·Embedded tables and chairs, 25% ADA accessible. Site Flagpoles and Signage ·Possible flagpoles at E. Grand Ave. frontage. ·Possible building signage integrated into prominent gabion walls, in direction of travel from nearby highway exits. 2 3 4 5 7 8 9 10 11 ZONE 3: PERIMETER, SERVICE AREA & RAILS-TO-TRAILS 12 Service Areas and Site Equipment Emergency Vehicle Access and Drive ·26’ wide loop per South San Francisco standards ·Drive loops around site perimeter, providing required access to all buildings. ·Existing cul-de-sac to remain at terminus of Roebling Rd. Perimeter Retaining Walls ·Concrete retaining walls (or possible gabion walls) at back-of-curb, along southeast and northeast property line. Loading Docks ·Sufficient space for WB65 access/ exit via perimeter access drive. Parking Garage Entry / Exit (Vehicular) Rails-to-Trails ·Connections to planned walking / bike trail, connecting to South San Francisco CalTrain station. Trail by others. Perimeter Planting Areas 13 15 14 LEGEND Limit of Work Property Line 1 OVERALL SITE PLAN 0 10' 20' 40' NORTH K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] OVERALL SITE PLAN L-101 Proposed Landscape Plan SHEET NOTE1. FLOOR ELEVATI O N S SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS ANDGRAPHI C I N FORMATI O N.3. C OORDINATE STRUCTURAL WITH SPRI N K LER DESI G N AND LAYOUT. P R OVIDE SLEEVE LOCATI O N (S) AS NECESSARY. 4. P ROVIDE MEDIUM BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A TI N G OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) TO BE PAINTED, COLOR TO BE SELECTD BY ARCHI T ECT. 6. S EE SHEETFOR DOOR SCHEDULE AND DETAI L S . 7. S EE SHEETFOR WALL TYPE SCHEDULE. RAMP UP ELECTRICALROOM BICYCLEENCLOSURE STAIR01 ELEV STAIR02 STAIR03 FD FD FD FD FD FD UP UP BLDG -A 5 -STORIES 146,341 SF BLDG -B 6 -STORIES 179,679 SF PARKING GARAGE 4 LEVELS OVER GRADE 954 CARS SERVICE YARD SERVICE YARD F O R B E S B L V D .ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDR O P -OF F CENTRAL PARK MAIN ENTRY MAIN ENTRY MAIN ENTRY ALLERTON PARKING ENTRY GENER.ELEC.CHEM STORAGEELEC.GENER.H C H C H C H C H C H C H C H C H C H C CHEM. STORAGE Sheet NumberScale 1" = 40'-0"A-012PRECISE PLAN6/28/19 PROPOSED SITE PLAN 10'20'40'0' NORTH PROJECT DATA BUILDING F.A.R.1.0 BUILDING AREA 326,020 SF BLDG A 146,341 SF BLDG B 179,679 SF TOTAL 326,020 SF PARKING PARKING REQUIRED AT 2.8/1,000 SF 913 CARS GARAGE LEVEL AT GRADE 141 LEVEL 2 201 LEVEL 3 201 LEVEL 4 201 ROOF 188 SUBTOTAL 932 SURFACE PARKING 25 TOTAL 957 ACCESSIBLE PARKING ACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20 ACCESSIBLE PARKING SPACES 18 ACCESSIBLE VAN PARKING 4 TOTAL ACCESSIBLE PARKING 22 0’30’60’ 120’ PRECISE PLAN03/23/2020 14DNUPUPEA S T G R A N D A V EROEBLING ROAD39 6 F O R B E S 40 0 F O R B E S RA I L T O T R A I L S 1 2 2 3 3 3 3 3 3 3 3 4 4 4 4 4 ZONE 1: MAIN PLAZA1 TREES Cordyline indivisa Mountain Cabbage Tree Gleditsia triacanthos Honey Locust PERENNIALS & GRASSES Asparagus retrofractus Ming Asparagus Fern Lomandra longifolia 'Breeze'Dwarf Mat Rush Lomandra longifolia 'Nyalla'Nyalla Mat Rush Lomandra longifolia 'Lime Tuff' Lime Tuff Lomandra ZONE 2: STREET FRONTAGE ZONE 3: PERIMETER, SERVICE AREA AND RAILS-TO-TRAILS STORMWATER TREATMENT PLANTERS 2 3 4 TREES Alnus rhombifolia White Alder Olea europaea 'Wilsonii'Wilson Olive Tree SHRUBS Rosmarinus officinalis 'Prostratus' Trailing Rosemary Salvia microphylla 'Hot Lips'Hot Lips Salvia Salvia greggii 'Pink'Pink Texas Sage PERENNIALS & GRASSES Asparagus retrofractus Ming Asparagus Fern Eschscholzia californica California Poppy Erigeron karvinskianus Santa Barbara Daisy Festuca rubra Red Fescue Lomandra longifolia 'Breeze'Dwarf Mat Rush Lomandra longifolia 'Nyalla'Nyalla Mat Rush Lomandra longifolia 'Lime Tuff'' Lime Tuff Lomandra TREES Aesculus californica California Buckeye Populus nigra Black Poplar Alnus rhombifolia White Alder SHRUBS Cistus x hybridus White Rockrose Pittosporum tenuifolium 'Silver Sheen'Silver Sheen Kohuhu Rhamnus californica 'Eve Case' Coffeeberry PERENNIALS & GRASSES Achillea millefolium White Flowering Yarrow Chondropetalum tectorum Cape Rush PERENNIALS & GRASSES Carex barbarae Santa Barbara Sedge Chondropetalum tectorum Cape Rush Festuca rubra Red Fescue Juncus pallidus Great Pale Rush LEGEND Limit of Work Property Line 1 PROPOSED PLANTING PLAN 0 10' 20' 40' NORTH K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] PROPOSED PLANTING PLAN L-201DNUPUPEA S T G R A N D A V EROEBLING ROAD39 6 F O R B E S 40 0 F O R B E S RA I L T O T R A I L S 1 2 2 3 3 3 3 3 3 3 3 4 4 4 4 4 ZONE 1: MAIN PLAZA1 TREES Cordyline indivisa Mountain Cabbage Tree Gleditsia triacanthos Honey Locust PERENNIALS & GRASSES Asparagus retrofractus Ming Asparagus Fern Lomandra longifolia 'Breeze'Dwarf Mat Rush Lomandra longifolia 'Nyalla'Nyalla Mat Rush Lomandra longifolia 'Lime Tuff' Lime Tuff Lomandra ZONE 2: STREET FRONTAGE ZONE 3: PERIMETER, SERVICE AREA AND RAILS-TO-TRAILS STORMWATER TREATMENT PLANTERS 2 3 4 TREES Alnus rhombifolia White Alder Olea europaea 'Wilsonii'Wilson Olive Tree SHRUBS Rosmarinus officinalis 'Prostratus' Trailing Rosemary Salvia microphylla 'Hot Lips'Hot Lips Salvia Salvia greggii 'Pink'Pink Texas Sage PERENNIALS & GRASSES Asparagus retrofractus Ming Asparagus Fern Eschscholzia californica California Poppy Erigeron karvinskianus Santa Barbara Daisy Festuca rubra Red Fescue Lomandra longifolia 'Breeze'Dwarf Mat Rush Lomandra longifolia 'Nyalla'Nyalla Mat Rush Lomandra longifolia 'Lime Tuff'' Lime Tuff Lomandra TREES Aesculus californica California Buckeye Populus nigra Black Poplar Alnus rhombifolia White Alder SHRUBS Cistus x hybridus White Rockrose Pittosporum tenuifolium 'Silver Sheen'Silver Sheen Kohuhu Rhamnus californica 'Eve Case' Coffeeberry PERENNIALS & GRASSES Achillea millefolium White Flowering Yarrow Chondropetalum tectorum Cape Rush PERENNIALS & GRASSES Carex barbarae Santa Barbara Sedge Chondropetalum tectorum Cape Rush Festuca rubra Red Fescue Juncus pallidus Great Pale Rush LEGEND Limit of Work Property Line 1 PROPOSED PLANTING PLAN 0 10' 20' 40' NORTH K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] PROPOSED PLANTING PLAN L-201 Landscape Planting Zones SHEET NOTE1. FLOOR ELEVATI O N S SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS ANDGRAPHI C I N FORMATI O N.3. C OORDINATE STRUCTURAL WITH SPRI N K LER DESI G N AND LAYOUT. P R OVIDE SLEEVE LOCATI O N (S) AS NECESSARY. 4. P ROVIDE MEDIUM BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A TI N G OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) TO BE PAINTED, COLOR TO BE SELECTD BY ARCHI T ECT. 6. S EE SHEETFOR DOOR SCHEDULE AND DETAI L S . 7. S EE SHEETFOR WALL TYPE SCHEDULE. RAMP UP ELECTRICALROOM BICYCLEENCLOSURE STAIR01 ELEV STAIR02 STAIR03 FD FD FD FD FD FD UP UP BLDG -A 5 -STORIES 146,341 SF BLDG -B 6 -STORIES 179,679 SF PARKING GARAGE 4 LEVELS OVER GRADE 954 CARS SERVICE YARD SERVICE YARD F O R B E S B L V D .ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDR O P -OF F CENTRAL PARK MAIN ENTRY MAIN ENTRY MAIN ENTRY ALLERTON PARKING ENTRY GENER.ELEC.CHEM STORAGEELEC.GENER.H C H C H C H C H C H C H C H C H C H C CHEM. STORAGE Sheet NumberScale 1" = 40'-0"A-012PRECISE PLAN6/28/19 PROPOSED SITE PLAN 10'20'40'0' NORTH PROJECT DATA BUILDING F.A.R.1.0 BUILDING AREA 326,020 SF BLDG A 146,341 SF BLDG B 179,679 SF TOTAL 326,020 SF PARKING PARKING REQUIRED AT 2.8/1,000 SF 913 CARS GARAGE LEVEL AT GRADE 141 LEVEL 2 201 LEVEL 3 201 LEVEL 4 201 ROOF 188 SUBTOTAL 932 SURFACE PARKING 25 TOTAL 957 ACCESSIBLE PARKING ACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20 ACCESSIBLE PARKING SPACES 18 ACCESSIBLE VAN PARKING 4 TOTAL ACCESSIBLE PARKING 22 0’30’60’ 120’ PRECISE PLAN03/23/2020 15 K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] SITE SECTIONS L-103 NTS1ROEBLING RD. FACADE KEY PLAN NTS3MAIN PLAZA ENTRY NTS2MAIN PLAZA P.L. P.L. EAST GRAND AVEMAIN PLAZA SLOPED WALK / TERRACED LANDSCAPE AREAS (BEYOND)PASSIVE SEATING AREA, 2% MAX. SLOPE STREETSCAPE SLOPED WALK / TERRACED LANDSCAPE AREAS (BEYOND)PASSIVE SEATING AREA 123PASSIVE SEATING AREA, 2% MAX. SLOPE SLOPED WALK SERVICE AREAROEBLING RD.PLANTING AREA / GATHERING SPACE MAIN PATHWAY DROP-OFF/ LOADING ZONE GATHERING SPACEPARKING GARAGE PLAZA ENTRY PLAZA ENTRYPLANTING AREA PASSIVE SEATING AREA PLANTING AREA Landscape Site Sections PRECISE PLAN03/23/2020 16 TREES AESCULUS CALIFORNICA CALIFORNIA BUCKEYE ALNUS RHOMBIFOLIA WHITE ALDER ARBORDYLINE INDIVISA MOUNTAIN CABBAGETREE GLEDITSIA TRIACANTHOS HONEY LOCUST MAGNOLIA GRANDIFLORA 'SAMUEL SOMMER' SOUTHERN MAGNOLIA OLEA EUROPAEA 'WILSONII'WILSON OLIVE TREE POPULUS NIGRA BLACK POPLAR SHRUBS CISTUS X HYBRIDUS WHITE ROCKROSE PITTOSPORUM TENUIFOLIUM 'SILVER SHEEN' SILVER SHEEN KOHUHU RHAMNUS CALIFORNICA 'EVE CASE' COFFEEBERRY ROSMARINUS OFFICINALIS 'PROSTRATUS' TRAILING ROSEMARY SALVIA MICROPHYLLA 'HOT LIPS'HOT LIPS SALVIA SALVIA GREGGII 'PINK'PINK TEXAS SAGE PERENNIALS & GRASSES ACHILLEA MILLEFOLIUM WHITE FLOWERING YARROW ASPARAGUS RETROFRACTUS MING ASPARAGUS FERN CAREX BARBARAE SANTA BARBARA SEDGE CHONDROPETALUM TECTORUM CAPE RUSH ERIGERON KARVINSKIANUS SANTA BARBARA DAISY ESCHSCHOLZIA CALIFORNICA CALIFORNIA POPPY FESTUCA RUBRA RED FESCUE JUNCUS PALLIDUS GREAT PALE RUSH LEYMUS CONDENSATUS 'CANYON PRINCE' CANYON PRINCE WILD RYE LOMANDRA LONGIFOLIA 'BREEZE'DWARF MAT RUSH LOMANDRA LONGIFOLIA 'NYALLA'NYALLA MAT RUSH LOMANDRA LONGIFOLIA 'LIME TUFF' LIME TUFF LOMANDRA MASTER PLANTING SCHEDULE K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] PROPOSED PLANTING PALETTE L-202 TREES SHRUBS & GROUNDCOVERS A B C D E F G I K L N O M K J I H L F E D C B A G N O PERENNIALS & GRASSES H J M Landscape Planting Types PRECISE PLAN03/23/2020 17 Site Materials & Landscape Furnishing K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] SITE MATERIALS & FURNISHINGS L-104 NARROW CONCRETE UNIT PAVERS (PEDESTRIAN) MODEL: 12"X24" ACKERSTONE COLORS: MIX OF LIGHT, MEDIUM & DARK GREY M N K LJ HGF DCBADG STABILIZED FINES (AT SEATING AREAS) COLOR: TAN CONCRETE PAVING COLORS: VARIES BY LOCATION NATURAL & INTEGRAL FINISHES: VARIES BY LOCATION, MEDIUM BROOM & EXPOSED AGGREGATE BLACK BASALT MULCH (AT BIO-RETENTION AREAS) RECYCLED BLACK CHIP MULCH (AT REGULAR PLANTING AREAS) GABION WALLS MIX OF 2' & 3' WIDE BASKETS, DEPTH T.B.C. FILL WITH 1/3 STONE AT FACE OF WALL, 2/3 RECYCLED CONCRETE (GRADED 6"-9" PIECES) BURNISHED CMU WALLS RAKED HORIZONTAL JOINTS, FLUSH VERTICAL JOINTS LANDSCAPE ACCENT WALL LOCATION: AT SERVICE SCREEN BIKE RACKS, EMBEDDED POSTS CIRCULAR TABLES & CHAIRS, EMBEDDED FOOTINGS MFR: LANDSCAPE FORMS, PARC CENTRE TABLES WITH MATCHING SEATS (MODIFIED) TAPERED LIGHT POLES WITH MULTIPLE LUMINAIRES COLOR: SILVER HEIGHT: VARIES MFR/MODEL: 'RAMA' BY LANDSCAPE FORMS LED ACCENT LIGHTING (AT BENCH REVEALS)P 'MULTIPLICITY' LITTER & RECYCLING RECEPTACLES MFR: LANDSCAPE FORMS PRECAST CONC SCULPTURE 'LUNGO MARE' BY ESCOFET (CONTACT LANDSCAPE FORMS) COLOR: NATURAL I CONCRETE SEAT WALLS LOCATION: MAIN PLAZA O LINEAR LED LIGHTS SUSPENDED FROM CABLES ABOVE K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] SITE MATERIALS & FURNISHINGS L-104 NARROW CONCRETE UNIT PAVERS (PEDESTRIAN) MODEL: 12"X24" ACKERSTONE COLORS: MIX OF LIGHT, MEDIUM & DARK GREY M N K LJ HGF DCBADG STABILIZED FINES (AT SEATING AREAS) COLOR: TAN CONCRETE PAVING COLORS: VARIES BY LOCATION NATURAL & INTEGRAL FINISHES: VARIES BY LOCATION, MEDIUM BROOM & EXPOSED AGGREGATE BLACK BASALT MULCH (AT BIO-RETENTION AREAS) RECYCLED BLACK CHIP MULCH (AT REGULAR PLANTING AREAS) GABION WALLS MIX OF 2' & 3' WIDE BASKETS, DEPTH T.B.C. FILL WITH 1/3 STONE AT FACE OF WALL, 2/3 RECYCLED CONCRETE (GRADED 6"-9" PIECES) BURNISHED CMU WALLS RAKED HORIZONTAL JOINTS, FLUSH VERTICAL JOINTS LANDSCAPE ACCENT WALL LOCATION: AT SERVICE SCREEN BIKE RACKS, EMBEDDED POSTS CIRCULAR TABLES & CHAIRS, EMBEDDED FOOTINGS MFR: LANDSCAPE FORMS, PARC CENTRE TABLES WITH MATCHING SEATS (MODIFIED) TAPERED LIGHT POLES WITH MULTIPLE LUMINAIRES COLOR: SILVER HEIGHT: VARIES MFR/MODEL: 'RAMA' BY LANDSCAPE FORMS LED ACCENT LIGHTING (AT BENCH REVEALS)P 'MULTIPLICITY' LITTER & RECYCLING RECEPTACLES MFR: LANDSCAPE FORMS PRECAST CONC SCULPTURE 'LUNGO MARE' BY ESCOFET (CONTACT LANDSCAPE FORMS) COLOR: NATURAL I CONCRETE SEAT WALLS LOCATION: MAIN PLAZA O LINEAR LED LIGHTS SUSPENDED FROM CABLES ABOVE K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] SITE MATERIALS & FURNISHINGS L-104 NARROW CONCRETE UNIT PAVERS (PEDESTRIAN) MODEL: 12"X24" ACKERSTONE COLORS: MIX OF LIGHT, MEDIUM & DARK GREY M N K LJ HGF DCBADG STABILIZED FINES (AT SEATING AREAS) COLOR: TAN CONCRETE PAVING COLORS: VARIES BY LOCATION NATURAL & INTEGRAL FINISHES: VARIES BY LOCATION, MEDIUM BROOM & EXPOSED AGGREGATE BLACK BASALT MULCH (AT BIO-RETENTION AREAS) RECYCLED BLACK CHIP MULCH (AT REGULAR PLANTING AREAS) GABION WALLS MIX OF 2' & 3' WIDE BASKETS, DEPTH T.B.C. FILL WITH 1/3 STONE AT FACE OF WALL, 2/3 RECYCLED CONCRETE (GRADED 6"-9" PIECES) BURNISHED CMU WALLS RAKED HORIZONTAL JOINTS, FLUSH VERTICAL JOINTS LANDSCAPE ACCENT WALL LOCATION: AT SERVICE SCREEN BIKE RACKS, EMBEDDED POSTS CIRCULAR TABLES & CHAIRS, EMBEDDED FOOTINGS MFR: LANDSCAPE FORMS, PARC CENTRE TABLES WITH MATCHING SEATS (MODIFIED) TAPERED LIGHT POLES WITH MULTIPLE LUMINAIRES COLOR: SILVER HEIGHT: VARIES MFR/MODEL: 'RAMA' BY LANDSCAPE FORMS LED ACCENT LIGHTING (AT BENCH REVEALS)P 'MULTIPLICITY' LITTER & RECYCLING RECEPTACLES MFR: LANDSCAPE FORMS PRECAST CONC SCULPTURE 'LUNGO MARE' BY ESCOFET (CONTACT LANDSCAPE FORMS) COLOR: NATURAL I CONCRETE SEAT WALLS LOCATION: MAIN PLAZA O LINEAR LED LIGHTS SUSPENDED FROM CABLES ABOVE PRECISE PLAN03/23/2020 18 K J H G F E D C B A 10987654321 1098765432 A B C D E F G H J K 1 Rev Date Description Drawn By Rev. No. Checked By Date Project Phase Project Number Sheet Title Sheet Number 19419-00 DF YL, LE03/13/2020 SCHEMATIC DESIGN Project Title Project Key Plan Stamps & Approvals NOT FOR CONSTRUCTION Healthpeak 328 Roebling Street South San Francisco, CA 94080 TRUE NORTH PROJECT NORTH 2325 3rd street, suite 413 san francisco ca 94107 p 415.431.7878 e [email protected] SITE VIGNETTES L-102 4 MAIN PLAZA - EYE LEVEL 2 STREET FRONTAGE - EYE LEVEL 3 MAIN PLAZA - AERIAL 1 STREET FRONTAGE - AERIAL Site Vignettes PRECISE PLAN03/23/2020 19 ENLARGED VICINITY MAP WITH VIEW LOCATIONS 1 4 3 2 VIEW 1 AERIAL VIEW OF SITE - SOUTH VIEW 3 AERIAL VIEW OF SITE - WEST VIEW 2 VIEW 4 Existing Site PhotosROEBLING RO E B L I N G E. G R A N D E. GRAND PRECISE PLAN03/23/2020 20 Elevations 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF) 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF)20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"11' - 4"10' - 2"8' - 2 5/16"DRIVE ACCESS PARKING STRUCTURE E. GRAND AVE TO TRAILS RAILS TOWERPLAZA 20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ADJACENT PROPERTY 213 E. GRAND ADJACENT PROPERTY 396 FORBES ADJACENT PROPERTY 213 E. GRAND ADJACENT PROPERTY 269 E. GRAND ADJACENT PROPERTY 269 E. GRAND ROEBLING RD.TOWER DRIVE ACCESS ROEBLNG RD PARKING STRUCTURE DRIVE ACCESS 11' - 4" 10' - 2" 8' - 2 5/16"PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE8 7 9 11 10 1 3 10 2 4 5 2 1 3 6 6 5 10 10 10 7 8 9 6 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF) 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF)20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"11' - 4" 10' - 2" 8' - 2 5/16" DRIVE ACCESS PARKING STRUCTURE E. GRAND AVE TO TRAILS RAILS TOWERPLAZA 20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ADJACENT PROPERTY 213 E. GRAND ADJACENT PROPERTY 396 FORBES ADJACENT PROPERTY 213 E. GRAND ADJACENT PROPERTY 269 E. GRAND ADJACENT PROPERTY 269 E. GRAND ROEBLING RD.TOWER DRIVE ACCESS ROEBLNG RD PARKING STRUCTURE DRIVE ACCESS 11' - 4"10' - 2"8' - 2 5/16"PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE8 7 9 11 10 1 3 10 2 4 5 2 1 3 6 6 5 10 10 10 7 8 9 618' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF)20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"PROPERTY LINEPROPERTY LINE TO TRAILS RAILS328 ROEBLINGE. GRAND AVE PARKING STRUCTURE DRIVE ACCESS 11' - 4"10' - 2" 8' - 2 5/16" 10 3 1 2 5 2 8 9 7 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ROEBLING RD 328 ROEBLING ACCESS DRIVE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACETENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACELOBBY 10 3 1 2 5 10 4 10 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE328 REOBLING 20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ACCESS DRIVEROEBLING RD. TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE 10 3 1 2 5 10 1/32" = 1'-0"1 LONGITUDIN AL SITE SECTION PERCISE PLAN 1/32" = 1'-0"2 TRANSVERSE SITE SECTION II PERCISE PLAN 1/32" = 1'-0"3 TRANSVERSE SITE SECTION PERCISE PLAN MATERIAL LEGEND HIGH PERFORMANCE GLASS1 SHADOW BOX SPANDREL GLASS - HIGH PERFORMANCE GLASS 3 LOW IRON VISION GLASS 2 SHADOW BOX SPANDREL GLASS - LOW IRON VISION GLASS 4 7 ALUMINUM FIN9 STRUCTURAL CONCRETE8 CURTAIN WALL VERTICAL FIN5 SOLID METAL PANEL 10 PERFORATED METAL PANEL 11 ROLL UP DOOR6 WIRE MESH INFILL PANEL West Elevation - Along Roebling1 South Elevation - Along E. Grand2 South Elevation - Along Plaza3 1 2 3 0’30’60’120’ PRECISE PLAN03/23/2020 21 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF) 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE11' - 4" 10' - 2" 8' - 2 5/16" TOWER PARKING STRUCTURE DRIVE ACCESS TO TRAILS RAILSE. GRAND AVE 18' - 0"17' - 0"17' - 0"17' - 0"17' - 0"20' - 0"ROEBLING RDTOWER DRIVE ACCESS 11' - 4"10' - 2"8' - 2 5/16"ROEBLING RDPARKING STRUCTURE TOWER BEYOND DRIVE ACCESS ADJACENT PROPERTY 396 FORBES ADJACENT PROPERTY 269 E. GRAND ADJACENT PROPERTY 269 E. GRAND ADJACENT PROPERTY 213 E. GRAND ADJACENT PROPERTY 213 E. GRAND 10 11 10 1 3 9 7 8 10 11 10 3 1 2 4 5 9 7 8 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF) 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF)PROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE11' - 4"10' - 2"8' - 2 5/16"TOWER PARKING STRUCTURE DRIVE ACCESS TO TRAILS RAILSE. GRAND AVE 18' - 0" 17' - 0" 17' - 0" 17' - 0" 17' - 0" 20' - 0" ROEBLING RDTOWER DRIVE ACCESS 11' - 4" 10' - 2" 8' - 2 5/16" ROEBLING RDPARKING STRUCTURE TOWER BEYOND DRIVE ACCESS ADJACENT PROPERTY 396 FORBES ADJACENT PROPERTY 269 E. GRAND ADJACENT PROPERTY 269 E. GRAND ADJACENT PROPERTY 213 E. GRAND ADJACENT PROPERTY 213 E. GRAND 10 11 10 1 3 9 7 8 10 11 10 3 1 2 4 5 9 7 8 Elevations 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF)20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"PROPERTY LINEPROPERTY LINE TO TRAILS RAILS328 ROEBLINGE. GRAND AVE PARKING STRUCTURE DRIVE ACCESS 11' - 4"10' - 2" 8' - 2 5/16" 10 3 1 2 5 2 8 9 7 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ROEBLING RD 328 ROEBLING ACCESS DRIVE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACETENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACELOBBY 10 3 1 2 5 10 4 10 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE328 REOBLING 20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ACCESS DRIVEROEBLING RD. TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE 10 3 1 2 5 10 1/32" = 1'-0"1 LONGITUDIN AL SITE SECTION PERCISE PLAN 1/32" = 1'-0"2 TRANSVERSE SITE SECTION II PERCISE PLAN 1/32" = 1'-0"3 TRANSVERSE SITE SECTION PERCISE PLAN MATERIAL LEGEND HIGH PERFORMANCE GLASS1 SHADOW BOX SPANDREL GLASS - HIGH PERFORMANCE GLASS 3 LOW IRON VISION GLASS 2 SHADOW BOX SPANDREL GLASS - LOW IRON VISION GLASS 4 7 ALUMINUM FIN9 STRUCTURAL CONCRETE8 CURTAIN WALL VERTICAL FIN5 SOLID METAL PANEL 10 PERFORATED METAL PANEL 11 ROLL UP DOOR6 WIRE MESH INFILL PANEL East Elevation - Along Access Drive1 North Elevation - Along Plaza2 North Elevation - Along Rails to Trails3 1 2 3 0’30’60’120’ PRECISE PLAN03/23/2020 22 Sections 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF)20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"PROPERTY LINEPROPERTY LINE TO TRAILS RAILS328 ROEBLINGE. GRAND AVE PARKING STRUCTURE DRIVE ACCESS 11' - 4"10' - 2" 8' - 2 5/16" 10 3 1 2 5 2 8 9 7 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ROEBLING RD 328 ROEBLING ACCESS DRIVE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACETENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACELOBBY 10 3 1 2 5 10 4 10 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE328 REOBLING 20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ACCESS DRIVEROEBLING RD. TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE 10 3 1 2 5 10 1/32" = 1'-0"1 LONGITUDINAL SITE SECTION PERCISE PLAN 1/32" = 1'-0"2 TRANSVERSE SITE SECTION II PERCISE PLAN 1/32" = 1'-0"3 TRANSVERSE SITE SECTION PERCISE PLAN MATERIAL LEGEND HIGH PERFORMANCE GLASS1 SHADOW BOX SPANDREL GLASS - HIGH PERFORMANCE GLASS 3 LOW IRON VISION GLASS 2 SHADOW BOX SPANDREL GLASS - LOW IRON VISION GLASS 4 7 ALUMINUM FIN9 STRUCTURAL CONCRETE8 CURTAIN WALL VERTICAL FIN5 SOLID METAL PANEL 10 PERFORATED METAL PANEL 11 ROLL UP DOOR6 WIRE MESH INFILL PANEL 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF)20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"PROPERTY LINEPROPERTY LINE TO TRAILS RAILS328 ROEBLINGE. GRAND AVE PARKING STRUCTURE DRIVE ACCESS 11' - 4"10' - 2" 8' - 2 5/16" 10 3 1 2 5 2 8 9 7 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ROEBLING RD 328 ROEBLING ACCESS DRIVE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACETENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACELOBBY 10 3 1 2 5 10 4 10 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE328 REOBLING 20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ACCESS DRIVEROEBLING RD. TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE 10 3 1 2 5 10 1/32" = 1'-0"1 LONGITUDIN AL SITE SECTION PERCISE PLAN 1/32" = 1'-0"2 TRANSVERSE SITE SECTION II PERCISE PLAN 1/32" = 1'-0"3 TRANSVERSE SITE SECTION PERCISE PLAN MATERIAL LEGEND HIGH PERFORMANCE GLASS1 SHADOW BOX SPANDREL GLASS - HIGH PERFORMANCE GLASS 3 LOW IRON VISION GLASS 2 SHADOW BOX SPANDREL GLASS - LOW IRON VISION GLASS 4 7 ALUMINUM FIN9 STRUCTURAL CONCRETE8 CURTAIN WALL VERTICAL FIN5 SOLID METAL PANEL 10 PERFORATED METAL PANEL 11 ROLL UP DOOR6 WIRE MESH INFILL PANEL 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1 0' - 0" PS GROUND LEVEL 11' - 4" PS SECOND LEVEL 21' - 6" PS THIRD LEVEL 29' - 8 5/16" PS FOURTH LEVEL (ROOF)20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"PROPERTY LINEPROPERTY LINE TO TRAILS RAILS328 ROEBLINGE. GRAND AVE PARKING STRUCTURE DRIVE ACCESS 11' - 4"10' - 2" 8' - 2 5/16" 10 3 1 2 5 2 8 9 7 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ROEBLING RD 328 ROEBLING ACCESS DRIVE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACETENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACELOBBY 10 3 1 2 5 10 4 10 18' - 0" LEVEL 2 35' - 0" LEVEL 3 52' - 0" LEVEL 4 69' - 0" LEVEL 5 86' - 0" ROOF 106' - 0" ROOF SCREEN 0' - 0" LEVEL 1PROPERTY LINEPROPERTY LINE328 REOBLING 20' - 0"17' - 0"17' - 0"17' - 0"17' - 0"18' - 0"ACCESS DRIVEROEBLING RD. TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE TENANT SPACE 10 3 1 2 5 10 1/32" = 1'-0"1 LONGITUDIN AL SITE SECTION PERCISE PLAN 1/32" = 1'-0"2 TRANSVERSE SITE SECTION II PERCISE PLAN 1/32" = 1'-0"3 TRANSVERSE SITE SECTION PERCISE PLAN MATERIAL LEGEND HIGH PERFORMANCE GLASS1 SHADOW BOX SPANDREL GLASS - HIGH PERFORMANCE GLASS 3 LOW IRON VISION GLASS 2 SHADOW BOX SPANDREL GLASS - LOW IRON VISION GLASS 4 7 ALUMINUM FIN9 STRUCTURAL CONCRETE8 CURTAIN WALL VERTICAL FIN5 SOLID METAL PANEL 10 PERFORATED METAL PANEL 11 ROLL UP DOOR6 WIRE MESH INFILL PANEL Longitudinal Site Section1 Transverse Site Section - 12 Transverse Site Section - 23 1 2 3 0’30’60’120’ PLAZATOWER TOWER TOWER PRECISE PLAN03/23/2020 23 Building - Level 1 Plan DN UP UP B 1 2 3 4 LL MM 3.9 C E F G H J K L MA AA 2.5 J.5 BB DA.3 H.8 3.3 A.9 STAIR 2 CIRCULATION ELEV. VEST LOBBY SERVICE ELEV. ELEV. TELECO MPOE IDF WOMEN MEN TENANT SPACE TENANT SPACE ELEV. 4' - 0"5' - 10"4' - 10"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"18' - 7"3' - 5"11' - 0"11' - 0"22' - 0"22' - 0"1' - 6"41' - 0"30' - 0"42' - 6"SOFFIT ABOVE AT LEVEL 3 SOFFIT ABOVE AT LEVEL 2 SHOWERS SHOWERS ELEV. LOBBY SOFFIT ABOVE MECH. SHAFT ABOVE MECH. SHAFT ABOVE MAIN ELECTRICAL ROOM EMERGENCY ELECTRICAL ROOM CHEMICAL STORAGE CHEMICAL STORAGE DELIVERY/ MAIL ROOM GENERATOR AND TRANSFORMERS BULK CHEMICAL STORAGE (FUTURE) TRASH FIRE WATER PUMP ROOM CHEMICAL STORAGE CIRCULATION DOMESTIC PUMP ROOM FIRE COMMAND CENTER LOADING DOCK ROLL DOWN DOOR STAINLESS STEEL BOLLARD TYP. DOCK LEVELER 17' - 0"STAIR 1 MAIN ENTR< PLAZA 0’30’60’ SHEET NOTE1. FLOOR ELEVATI ONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS AND GRAPHI C I N FORMATI ON.3. COORDINATE STRUCTURAL WITH SPRI N KLER DESI GN ANDLAYOUT. P R OVI D E SLEEVE LOCATI O N(S) AS NECESSARY. 4. P ROVIDE MEDI U M BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A T I NG OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) T O BE PAINTED, COLOR TO BE SELECTD BY ARCHI TECT.6. SEE SHEETFOR DOOR SCHEDULE AND DETAI L S.7. SEE SHEETFOR WALL TYPE SCHEDULE.RAMP UPELECTRICALROOMBICYCLEENCLOSURESTAIR01ELEVSTAIR02STAIR03FDFDFDFDFDFDUPUPBLDG -A5 -STORIES146,341 SFBLDG -B6 -STORIES179,679 SFPARKING GARAGE4 LEVELS OVER GRADE954 CARSSERVICEYARDSERVICEYARDFORBES BLVD.ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDROP-OFFCENTRAL PARKMAIN ENTRYMAIN ENTRYMAIN ENTRYALLERTON PARKING ENTRYGENER.ELEC.CHEM STORAGEELEC.GENER.HCHCHCHCHCHCHCHCHCHCCHEM. STORAGESheet NumberScale1" = 40'-0"A-012PRECISE PLAN6/28/19PROPOSED SITE PLAN10'20'40'0'NORTHPROJECT DATABUILDINGF.A.R.1.0BUILDING AREA 326,020 SFBLDG A146,341 SFBLDG B179,679 SFTOTAL 326,020 SFPARKINGPARKING REQUIRED AT 2.8/1,000 SF 913 CARSGARAGELEVEL AT GRADE 141LEVEL 2201LEVEL 3201LEVEL 4201ROOF188SUBTOTAL 932SURFACE PARKING 25 TOTAL957ACCESSIBLE PARKINGACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20ACCESSIBLE PARKING SPACES18ACCESSIBLE VAN PARKING4 TOTAL ACCESSIBLE PARKING2215’ PRECISE PLAN03/23/2020 24 UP UPUP B 1 2 3 4 LL MM 3.9 C E F G H J K L MA AA 2.5 J.5 BB DA.3 H.8 3.3 A.9 STAIR 2 SHAFTSHAFT 4' - 0" 10' - 8"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"18' - 7"3' - 5" 11' - 0"11' - 0"22' - 0"22' - 0"1' - 6"41' - 0"30' - 0"42' - 6"SOFFIT ABOVE 17' - 0"STAIR 1 14' - 8"2' - 6"2' - 6"2' - 6 3/16"TENANT SPACE TENANT SPACE SERVICE ELEV. ELEV. ELEV. ELEC. ROOM ELEV. VEST IDF MEN WOMEN Building - Level 2 Plan 0’30’60’ SHEET NOTE1. FLOOR ELEVATI ONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS AND GRAPHI C I N FORMATI ON.3. COORDINATE STRUCTURAL WITH SPRI N KLER DESI GN ANDLAYOUT. P R OVI D E SLEEVE LOCATI O N(S) AS NECESSARY. 4. P ROVIDE MEDI U M BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A T I NG OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) T O BE PAINTED, COLOR TO BE SELECTD BY ARCHI TECT.6. SEE SHEETFOR DOOR SCHEDULE AND DETAI L S.7. SEE SHEETFOR WALL TYPE SCHEDULE.RAMP UPELECTRICALROOMBICYCLEENCLOSURESTAIR01ELEVSTAIR02STAIR03FDFDFDFDFDFDUPUPBLDG -A5 -STORIES146,341 SFBLDG -B6 -STORIES179,679 SFPARKING GARAGE4 LEVELS OVER GRADE954 CARSSERVICEYARDSERVICEYARDFORBES BLVD.ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDROP-OFFCENTRAL PARKMAIN ENTRYMAIN ENTRYMAIN ENTRYALLERTON PARKING ENTRYGENER.ELEC.CHEM STORAGEELEC.GENER.HCHCHCHCHCHCHCHCHCHCCHEM. STORAGESheet NumberScale1" = 40'-0"A-012PRECISE PLAN6/28/19PROPOSED SITE PLAN10'20'40'0'NORTHPROJECT DATABUILDINGF.A.R.1.0BUILDING AREA 326,020 SFBLDG A146,341 SFBLDG B179,679 SFTOTAL 326,020 SFPARKINGPARKING REQUIRED AT 2.8/1,000 SF 913 CARSGARAGELEVEL AT GRADE 141LEVEL 2201LEVEL 3201LEVEL 4201ROOF188SUBTOTAL 932SURFACE PARKING 25 TOTAL957ACCESSIBLE PARKINGACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20ACCESSIBLE PARKING SPACES18ACCESSIBLE VAN PARKING4 TOTAL ACCESSIBLE PARKING2215’ PRECISE PLAN03/23/2020 25 UP UP B 1 2 3 4 LL MM 3.9 C E F G H J K L MA AA 2.5 J.5 BB D A.3 A.3 H.8 3.3 A.9 TENANT SPACE STAIR 2 SHAFTSHAFT TENANT SPACE 4' - 0" 5' - 10" 4' - 10"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"18' - 7"3' - 5" 11' - 0"11' - 0"22' - 0"22' - 0"1' - 6"41' - 0"30' - 0"42' - 6"STAIR 1 1' - 5"2' - 6"SERVICE ELEV. ELEV. ELEV. ELEC. ROOM ELEV. VEST IDF TENANT SPACE WOMEN MEN ELEV. LOBBY Building - Typical Plan (3-5) 0’30’60’ SHEET NOTE1. FLOOR ELEVATI ONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS AND GRAPHI C I N FORMATI ON.3. COORDINATE STRUCTURAL WITH SPRI N KLER DESI GN ANDLAYOUT. P R OVI D E SLEEVE LOCATI O N(S) AS NECESSARY. 4. P ROVIDE MEDI U M BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A T I NG OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) T O BE PAINTED, COLOR TO BE SELECTD BY ARCHI TECT.6. SEE SHEETFOR DOOR SCHEDULE AND DETAI L S.7. SEE SHEETFOR WALL TYPE SCHEDULE.RAMP UPELECTRICALROOMBICYCLEENCLOSURESTAIR01ELEVSTAIR02STAIR03FDFDFDFDFDFDUPUPBLDG -A5 -STORIES146,341 SFBLDG -B6 -STORIES179,679 SFPARKING GARAGE4 LEVELS OVER GRADE954 CARSSERVICEYARDSERVICEYARDFORBES BLVD.ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDROP-OFFCENTRAL PARKMAIN ENTRYMAIN ENTRYMAIN ENTRYALLERTON PARKING ENTRYGENER.ELEC.CHEM STORAGEELEC.GENER.HCHCHCHCHCHCHCHCHCHCCHEM. STORAGESheet NumberScale1" = 40'-0"A-012PRECISE PLAN6/28/19PROPOSED SITE PLAN10'20'40'0'NORTHPROJECT DATABUILDINGF.A.R.1.0BUILDING AREA 326,020 SFBLDG A146,341 SFBLDG B179,679 SFTOTAL 326,020 SFPARKINGPARKING REQUIRED AT 2.8/1,000 SF 913 CARSGARAGELEVEL AT GRADE 141LEVEL 2201LEVEL 3201LEVEL 4201ROOF188SUBTOTAL 932SURFACE PARKING 25 TOTAL957ACCESSIBLE PARKINGACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20ACCESSIBLE PARKING SPACES18ACCESSIBLE VAN PARKING4 TOTAL ACCESSIBLE PARKING2215’ PRECISE PLAN03/23/2020 26 UP B 1 2 3 4 MM 3.9 C E F G H J K L MA AA 2.5 J.5 BB DA.3 H.8 3.3 A.9 4' - 0" 5' - 10" 4' - 10"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"18' - 7"3' - 5" 11' - 0"11' - 0"22' - 0"22' - 0"1' - 6"41' - 0"30' - 0"42' - 6"ELEV. OVERRUN SHAFT TOP SHAFT TOP WINDOW WASHING DAVIT PEDESTAL TYP. OPEN MECHANICAL ROOF ROOF SCREEN PARAPET Building - Roof Plan 0’30’60’ SHEET NOTE1. FLOOR ELEVATI ONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS AND GRAPHI C I N FORMATI ON.3. COORDINATE STRUCTURAL WITH SPRI N KLER DESI GN ANDLAYOUT. P R OVI D E SLEEVE LOCATI O N(S) AS NECESSARY. 4. P ROVIDE MEDI U M BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A T I NG OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) T O BE PAINTED, COLOR TO BE SELECTD BY ARCHI TECT.6. SEE SHEETFOR DOOR SCHEDULE AND DETAI L S.7. SEE SHEETFOR WALL TYPE SCHEDULE.RAMP UPELECTRICALROOMBICYCLEENCLOSURESTAIR01ELEVSTAIR02STAIR03FDFDFDFDFDFDUPUPBLDG -A5 -STORIES146,341 SFBLDG -B6 -STORIES179,679 SFPARKING GARAGE4 LEVELS OVER GRADE954 CARSSERVICEYARDSERVICEYARDFORBES BLVD.ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDROP-OFFCENTRAL PARKMAIN ENTRYMAIN ENTRYMAIN ENTRYALLERTON PARKING ENTRYGENER.ELEC.CHEM STORAGEELEC.GENER.HCHCHCHCHCHCHCHCHCHCCHEM. STORAGESheet NumberScale1" = 40'-0"A-012PRECISE PLAN6/28/19PROPOSED SITE PLAN10'20'40'0'NORTHPROJECT DATABUILDINGF.A.R.1.0BUILDING AREA 326,020 SFBLDG A146,341 SFBLDG B179,679 SFTOTAL 326,020 SFPARKINGPARKING REQUIRED AT 2.8/1,000 SF 913 CARSGARAGELEVEL AT GRADE 141LEVEL 2201LEVEL 3201LEVEL 4201ROOF188SUBTOTAL 932SURFACE PARKING 25 TOTAL957ACCESSIBLE PARKINGACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20ACCESSIBLE PARKING SPACES18ACCESSIBLE VAN PARKING4 TOTAL ACCESSIBLE PARKING2215’ PRECISE PLAN03/23/2020 27 Garage - Level 1-2 Plan 0’30’60’ SHEET NOTE1. FLOOR ELEVATI ONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS AND GRAPHI C I N FORMATI ON.3. COORDINATE STRUCTURAL WITH SPRI N KLER DESI GN ANDLAYOUT. P R OVI D E SLEEVE LOCATI O N(S) AS NECESSARY. 4. P ROVIDE MEDI U M BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A T I NG OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) T O BE PAINTED, COLOR TO BE SELECTD BY ARCHI TECT.6. SEE SHEETFOR DOOR SCHEDULE AND DETAI L S.7. SEE SHEETFOR WALL TYPE SCHEDULE.RAMP UPELECTRICALROOMBICYCLEENCLOSURESTAIR01ELEVSTAIR02STAIR03FDFDFDFDFDFDUPUPBLDG -A5 -STORIES146,341 SFBLDG -B6 -STORIES179,679 SFPARKING GARAGE4 LEVELS OVER GRADE954 CARSSERVICEYARDSERVICEYARDFORBES BLVD.ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDROP-OFFCENTRAL PARKMAIN ENTRYMAIN ENTRYMAIN ENTRYALLERTON PARKING ENTRYGENER.ELEC.CHEM STORAGEELEC.GENER.HCHCHCHCHCHCHCHCHCHCCHEM. STORAGESheet NumberScale1" = 40'-0"A-012PRECISE PLAN6/28/19PROPOSED SITE PLAN10'20'40'0'NORTHPROJECT DATABUILDINGF.A.R.1.0BUILDING AREA 326,020 SFBLDG A146,341 SFBLDG B179,679 SFTOTAL 326,020 SFPARKINGPARKING REQUIRED AT 2.8/1,000 SF 913 CARSGARAGELEVEL AT GRADE 141LEVEL 2201LEVEL 3201LEVEL 4201ROOF188SUBTOTAL 932SURFACE PARKING 25 TOTAL957ACCESSIBLE PARKINGACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20ACCESSIBLE PARKING SPACES18ACCESSIBLE VAN PARKING4 TOTAL ACCESSIBLE PARKING2215’ PRECISE PLAN03/23/2020 28 Garage - Level 2-3 Plan 0’30’60’ SHEET NOTE1. FLOOR ELEVATI ONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS AND GRAPHI C I N FORMATI ON.3. COORDINATE STRUCTURAL WITH SPRI N KLER DESI GN ANDLAYOUT. P R OVI D E SLEEVE LOCATI O N(S) AS NECESSARY. 4. P ROVIDE MEDI U M BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A T I NG OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) T O BE PAINTED, COLOR TO BE SELECTD BY ARCHI TECT.6. SEE SHEETFOR DOOR SCHEDULE AND DETAI L S.7. SEE SHEETFOR WALL TYPE SCHEDULE.RAMP UPELECTRICALROOMBICYCLEENCLOSURESTAIR01ELEVSTAIR02STAIR03FDFDFDFDFDFDUPUPBLDG -A5 -STORIES146,341 SFBLDG -B6 -STORIES179,679 SFPARKING GARAGE4 LEVELS OVER GRADE954 CARSSERVICEYARDSERVICEYARDFORBES BLVD.ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDROP-OFFCENTRAL PARKMAIN ENTRYMAIN ENTRYMAIN ENTRYALLERTON PARKING ENTRYGENER.ELEC.CHEM STORAGEELEC.GENER.HCHCHCHCHCHCHCHCHCHCCHEM. STORAGESheet NumberScale1" = 40'-0"A-012PRECISE PLAN6/28/19PROPOSED SITE PLAN10'20'40'0'NORTHPROJECT DATABUILDINGF.A.R.1.0BUILDING AREA 326,020 SFBLDG A146,341 SFBLDG B179,679 SFTOTAL 326,020 SFPARKINGPARKING REQUIRED AT 2.8/1,000 SF 913 CARSGARAGELEVEL AT GRADE 141LEVEL 2201LEVEL 3201LEVEL 4201ROOF188SUBTOTAL 932SURFACE PARKING 25 TOTAL957ACCESSIBLE PARKINGACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20ACCESSIBLE PARKING SPACES18ACCESSIBLE VAN PARKING4 TOTAL ACCESSIBLE PARKING2215’ PRECISE PLAN03/23/2020 29 Garage - 3-Roof Plan 0’30’60’ SHEET NOTE1. FLOOR ELEVATI ONS SHOWN ARE TO THE TOP OF STRUCTURAL SLAB UNLESS OTHERWISE NOTED.2. S EE SHEETTOFOR STRIPING, SIGNS AND GRAPHI C I N FORMATI ON.3. COORDINATE STRUCTURAL WITH SPRI N KLER DESI GN ANDLAYOUT. P R OVI D E SLEEVE LOCATI O N(S) AS NECESSARY. 4. P ROVIDE MEDI U M BROOM FINISH OVER CONCRETE WHERE ELASTOMERI C C A T I NG OCCURS. 5. A LL EXPOSED EXTERIOR SURFACES AND ALL I N T E R IOR SURFACES (WALLS, COLUMNS, BEAMS AND SOFFI T S ) T O BE PAINTED, COLOR TO BE SELECTD BY ARCHI TECT.6. SEE SHEETFOR DOOR SCHEDULE AND DETAI L S.7. SEE SHEETFOR WALL TYPE SCHEDULE.RAMP UPELECTRICALROOMBICYCLEENCLOSURESTAIR01ELEVSTAIR02STAIR03FDFDFDFDFDFDUPUPBLDG -A5 -STORIES146,341 SFBLDG -B6 -STORIES179,679 SFPARKING GARAGE4 LEVELS OVER GRADE954 CARSSERVICEYARDSERVICEYARDFORBES BLVD.ALLERTON AVE.MAIN PARKING ENTRYMAIN ACCESS DRIVEDROP-OFFCENTRAL PARKMAIN ENTRYMAIN ENTRYMAIN ENTRYALLERTON PARKING ENTRYGENER.ELEC.CHEM STORAGEELEC.GENER.HCHCHCHCHCHCHCHCHCHCCHEM. STORAGESheet NumberScale1" = 40'-0"A-012PRECISE PLAN6/28/19PROPOSED SITE PLAN10'20'40'0'NORTHPROJECT DATABUILDINGF.A.R.1.0BUILDING AREA 326,020 SFBLDG A146,341 SFBLDG B179,679 SFTOTAL 326,020 SFPARKINGPARKING REQUIRED AT 2.8/1,000 SF 913 CARSGARAGELEVEL AT GRADE 141LEVEL 2201LEVEL 3201LEVEL 4201ROOF188SUBTOTAL 932SURFACE PARKING 25 TOTAL957ACCESSIBLE PARKINGACCESSIBLE PARKING REQUIRED AT 2% OF TOTAL 20ACCESSIBLE PARKING SPACES18ACCESSIBLE VAN PARKING4 TOTAL ACCESSIBLE PARKING2215’ PRECISE PLAN03/23/2020 30 Garage - Building Sections 3030 31 31 31 0’30’15’60’ PRECISE PLAN03/23/2020 31 Garage - Building Sections 3030 31 31 31 0’30’15’60’ PRECISE PLAN03/23/2020 32 Rendering of 2012 Entitled Building - Corner of E. Grand and Roebling 7 REVISED 04/26/2012 PRECISE PLAN03/23/2020 33 Rendering of Proposed Building - Corner of E. Grand and Roebling PRECISE PLAN03/23/2020 34 Rendering of 2012 Entitled Building - Along Roebling Rd 9 REVISED 04/26/2012 PRECISE PLAN03/23/2020 35 Rendering of 2012 Proposed Building - Along Roebling Rd. PRECISE PLAN03/23/2020 36 Rendering of 2012 Entitled Building - Along E. Grand 8 REVISED 04/26/2012 PRECISE PLAN03/23/2020 37 Rendering of Proposed Building - Along E. Grand PRECISE PLAN03/23/2020 38 Rendering of Proposed Building - Along Roebling Rd. PRECISE PLAN03/23/2020 39 Rendering of Proposed Building - Aerial View From E. Grand