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(<+$0352326('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