HomeMy WebLinkAboutReso 186-2023 (file 23-246) 1
DRAFT CONDITIONS OF APPROVAL
P22-0117 (Master Plan) & P22-0138 (Precise Plan):
Master Plan MP23-0002, Precise Plan PP23-0001, Design Review DR22-0036, Use
Permit UP22-0011, Transportation Demand Management Plan TDM22-0009, Vesting
Tentative Map PM22-0002, Development Agreement DA22-0005 & Environmental
Determination ND22-0002
420, 440, 460, 480 and 490 Forbes Boulevard
(As recommended by City Staff on October 19, 2023)
Introduction
The term “applicant”, “developer”, “project owner” or “project sponsor” used hereinafter shall
have the same meaning- the applicant for the 420, 440, 460, 480 and 490 Forbes Boulevard or
the property/project owner if different from applicant.
PLANNING DIVISION
GENERAL
1. The project shall be constructed and operated substantially as indicated on the Master Plan
and Precise plan set prepared by Flad architects on July 14, 2023, and approved by the
Planning Commission in association with P22-0117 (Master Plan) and P22-0138 (Precise
Plan) as amended by the conditions of approval. The final plans shall be subject to the
review and approval of the City’s Chief Planner.
2. The construction drawings shall comply with the Planning Commission approved plans, as
amended by the conditions of approval, including the Master Plan and Precise Plan project
plans prepared by Flad architects on July 14, 2023.
3. Applicant shall submit a checklist showing compliance with Conditions of Approval with
building permit plans.
4. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and approved
by the City Engineer, Fire Marshal, and Chief Planner.
5. Prior to issuance of any building or construction permits for grading improvements, the
applicant shall submit final grading plans for review and approval by the City Engineer
and Chief Planner.
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6. The project shall incorporate requirements and criteria related to the Comprehensive
Airport Land Use Compatibility Plan (ALUCP), per SSFMC Section 20.300.003.
7. The applicant shall comply with all terms and conditions specified in the Development
Agreement (DA22-005).
8. Any modification to the approved plans shall be subject to SSFMC Section 20.450.012
(“Modification”), whereby the Chief Planner may approve minor changes. All exterior
design modifications, including any and all utilities, shall be presented to the Chief Planner
for a determination.
9. The Final Parcel Map shall comply with all applicable requirements of SSFMC Title 19
(Subdivisions) and Title 20 (Zoning Ordinance), to be reviewed and filed by the
Engineering Division.
10. The permit shall not be effective for any purpose until the property owner or a duly
authorized representative files a signed acceptance form, prior to the issuance of a building
permit, stating that the property owner is aware of, and accepts, all of the conditions of the
permit.
11. The permit shall be subject to revocation if the project is not operated in compliance with
the conditions of approval.
12. Neither the granting of this permit nor any conditions attached thereto shall authorize,
require or permit anything contrary to, or in conflict with any ordinances specifically
named therein.
13. Prior to construction, all required building permits shall be obtained from the City’s
Building Division.
14. Demolition of any existing structures on site will require demolition permits.
15. All conditions of the permit shall be completely fulfilled to the satisfaction of the affected
City Departments and Planning and Building Divisions prior to occupancy of any building.
Any request for temporary power for testing equipment will be issued only upon substantial
completion of the development.
CONSTRUCTION
16. The applicant is responsible for maintaining site security prior to, and throughout the
construction process. This includes installation of appropriate fencing, lighting, remote
monitors, or on-site security personnel as needed.
17. The applicant is responsible for providing site signage during construction, which contains
contact information for questions regarding the construction.
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18. 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.
19. Prior to proceeding with exterior construction, the applicant shall provide a full-scale
mockup of a section of exterior wall that shows the cladding materials and finishes,
windows, trim, and any other architectural features of the building to fully illustrate
building fenestration, subject to site inspection and approval by Planning Division staff.
20. After the building permits are approved, but before beginning construction, the
owner/applicant shall hold a preconstruction conference with City Planning, Building,
Fire and Engineering staff and other interested parties. The developer shall arrange for
the attendance of the construction manager, contractor, and all relevant subcontractors.
DESIGN REVIEW / SITE PLANNING
1. All equipment (either roof, building, or ground-mounted) shall be screened from view
through the use of integral architectural elements, such as enclosures or roof screens, and
landscape screening or shall be incorporated inside the exterior building wall. Equipment
enclosures and/or roof screens shall match the building. Prior to issuance of a building
permit the applicant shall submit plans showing utility locations, stand-pipes, equipment
enclosures, landscape screens, and/or roof screens for review and approval by the Chief
Planner or designee.
2. Prior to issuance of any building or construction permits for landscaping improvements,
the applicant shall submit final landscaping and irrigation plans for review and approval
by the City’s Chief Planner. The plans shall include documentation of compliance with
SSFMC Section 20.300.007, Landscaping.
3. Plant materials shall be replaced when necessary with the same species originally specified
unless otherwise approved by the Chief Planner.
4. All landscape areas shall be watered via an automatic irrigation system which shall be
maintained in fully operable condition at all times, and which complies with SSFMC
Chapter 20.300 (Lot and Development Standards).
5. All planting areas shall be maintained by a qualified professional; the landscape shall be
kept on a regular fertilization and maintenance program and shall be maintained weed free.
6. Plant materials shall be selectively pruned by a qualified arborist; no topping or excessive
cutting-back shall be permitted. Tree pruning shall allow the natural branching structure to
develop.
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7. All landscaping installed within the public right-of-way by the property owner shall be
maintained by the property owner.
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 (See SSFMC Section 20.300.008, and
the City’s WELO Document Verification package).
a) Projects with a new aggregate landscape of 501 – 2,499 sq. ft. may comply with the
prescriptive measures contained in Appendix D of the MWELO.
b) Projects with a new aggregate landscape of 2,500 sq. ft. or greater must comply
with the performance measures required by the MWELO.
c) For all projects subject to the provisions of the MWELO, the applicant shall submit
a Certificate of Completion to the City, upon completion of the installation of the
landscaping and irrigation system.
9. Prior to issuance of any building or construction permits, the applicant shall submit interim
and final phasing plans and minor modifications to interim and final phasing plans for
review and approval by the Chief Planner, City Engineer and Chief Building Official.
10. 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.
11. The applicant shall incorporate the recommendations of the Design Review Board from
their meeting of January 17, 2023 with the following recommendations: 1) continue to
review your landscaping plant palette, as certain species will not survive the SSF
elements out on the East of 101 and 2) consider adding additional street trees along
Forbes Blvd.
12. Landscaped areas in the project area may contain trees defined as protected by the South
San Francisco Tree Preservation Ordinance, Title 13, Chapter 13.30. Any removal or
pruning of protected trees shall comply with the Tree Preservation Ordinance, and
applicant shall obtain a permit for any tree removals or alterations of protected trees, and
avoid tree roots during trenching for utilities.
13. The applicant shall install three-inch diameter, PVC conduit along the project frontage, in
the right-of-way, if any trenching is to take place, for the purpose of future fiber installation.
Conduit shall have a pull rope or tape. A #8 stranded trace wire will be installed in the
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conduit or other trace wire system approved by the City.
14. Prior to receiving certificate of occupancy, the applicant shall install street furniture, trash
receptacles, and bicycle racks along the project sidewalk frontages. The Planning Division
shall review and approve all street furniture, trash receptacles and bicycle rack options
during the Building Permit process.
15. Permanent project signage is not included in project entitlements. Prior to installation of
any project signage, the applicant shall submit an appropriate sign application per
Chapter 20.360 of the Zoning Ordinance for review and approval.
TRANSPORTATION / PARKING
16. 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.
17. The applicant has prepared and submitted a Preliminary Transportation Demand
Management (TDM) Plan. In accordance with South San Francisco Municipal Code
Chapter 20.400, Transportation Demand Management, prior to issuance of a building
permit the applicant shall submit a Final TDM Plan for review and approval by the Chief
Planner, or designee.
a) The Final TDM Plan shall include all mandatory elements included in the
Ordinance in place at the time of building permit application submittal and shall
substantially reflect the Preliminary TDM Plan prepared by Fehr and Peers
modified as necessary to reflect the structure of the current Ordinance. The Final
TDM Plan shall be designed to ultimately achieve the requirements of a Tier 4
project.
b) The Final TDM Plan shall outline the required process for on-going monitoring
beginning one (1) year after the granting of a certificate of occupancy.
c) The Final TDM Plan shall outline the required process for on-going monitoring,
including annual surveys. The initial annual survey will be submitted one (1) year
after the granting of a certificate of occupancy. The initial annual survey shall
either: (1) state that the applicable property has achieved the targeted performance
requirement (50 points for Tier 4 projects), providing supporting statistics and
analysis to establish attainment of the goal; or (2) state that the applicable property
has not achieved the targeted performance requirement (50 points for Tier 4
projects), providing an explanation of how and why the goal has not been reached,
and a description of additional measures that will be adopted in the coming year to
attain the TDM targeted performance requirement.
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d) The applicant shall be required to reimburse the City for program costs associated
with monitoring and enforcing the TDM Program on an annual basis. The annual
monitoring fee is $1,848.00 and is updated by the City Council on an annual basis.
The monitoring fee for the Project’s first year of operation is due to the City prior
to the project receiving a Certificate of Occupancy.
e) The Final TDM plan shall be subject to review and approval by the San Mateo
City/County Association of Governments.
f) The Applicant shall participate in Commute.org’s Certified Development Program
as part of the Project’s TDM Plan.
g) Prior to approval of a permit for tenant improvements or a business license, tenants
shall submit a letter demonstrating concurrence with the Final TDM Plan. The letter
shall acknowledge how applicable TDM requirements are identified in their lease
and summarize how the tenant is implementing applicable TDM measures.
18. Based on the Project’s Transportation Impact Analysis and Preliminary Transportation
Demand Management Plan, the City requires that the following measures be implemented
by the applicant:
A) Regulatory Requirement Transportation-1, Implementation of a TDM Plan: The
Project shall be required to Implement a TDM Plan at a tier-level consistent with the
size of the development.
a. Phase 1 of the Project is already approved and under construction. Based the
square footage of Phase 1 development, Phase 1 qualifies for a Tier 3 TDM
Plan, is required to achieve 40 points and must achieve a 40 percent reduction
to home-to-work single-occupant vehicle trips. TDM measures included as part
of the Tier 3 Plan include:
i. 50% transit pass subsidies
ii. Participation in Commute.org
iii. Carpool/Vanpool Programs and Parking
iv. Bicycle Storage, Showers, Lockers
v. Designated TDM Coordinator
vi. Bicycle and Pedestrian-Oriented Site Access
vii. Telecommuting & Flexible Work Schedules
viii. Enhanced Shuttle Commitment
ix. Active Transportation Gap Closure
x. On-Site Pedestrian-Oriented Amenities
xi. On-Site Carshare
xii. Bicycle Repair Station
b. At the initiation of Phase 2, additional measures will need to be incorporated
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into a Tier 4 TDM Plan to achieve the 50-point criteria and achieve a 50 percent
reduction to home-to-work single occupant vehicle trips. The Project will
leverage information concerning the most successful elements of the Phase 1
TDM Plan in order to determine which additional measures are most
appropriate and effective for Phase 2 and 3. TDM measures to be considered
for the Tier 4 Plan include:
i. Parking Cash-out incentive
ii. Transit Capital Improvements
iii. Bikeshare Program
iv. Cash Incentives
c) If the applicant constructs the third parking structure, then the project shall
implement performance measures to ensure that an increased target of 55% alternative
mode use will be achieved and maintained.
d) Annual monitoring must demonstrate that the Project achieves either 50 or 55%,
whichever is applicable (see c above), of employees traveling by single occupancy
vehicles and that the Project does not exceed its Project-specific Trip Cap.
i. Annual monitoring of a site-specific trip cap would be conducted by the
Applicant/Developer via annual vehicle counts at the Project’s driveways.
Counts would be conducted by an independent vendor over a period of one
week during which school is in session.
19. Once construction of an associated parking structure is complete, construction-related
parking should be prioritized within the structure.
20. Prior to occupancy, provide clear signage on site for commercial and visitor parking areas
to help direct vehicle traffic.
ENVIRONMENTAL MITIGATION MEASURES / CEQA
21. The applicant shall comply with all mitigation measures, regulatory requirements and
project improvements as identified in the Vantage Master Plan Project's Mitigation
Monitoring and Reporting Program (MMRP).
IMPACT / DEVELOPMENT FEES
**Project is subject to all impact fees, community benefits contributions, and payment
schedules outlined in the Development Agreement. The following fees are estimates, are
subject to change, based on final plans submitted for building permits. Credits for existing
uses will be calculated and applied to applicable fees. **
22. CHILDCARE FEE: Prior to issuance of the first building permit non-residential, the
applicant shall pay any applicable childcare fees in accordance with South San Francisco
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Municipal Code Chapter 20.310. This fee is subject to annual adjustment. The childcare
impact fee estimate for the project is:
Office/R&D: $1.51/SF x 1,288,582 SF = $1,945,758.82
23. PARK FEES: Prior to issuance of the first building permit the applicant shall pay the
Parkland Acquisition Fee and Parkland Construction Fee in accordance with South San
Francisco Municipal Code Chapter 8.67. The fee is subject to annual adjustment. The park
fee estimate for the project is:
Office/R&D: $3.54/SF x 1,288,582 SF = $4,561,580.28
24. CITYWIDE TRANSPORTATION FEE: Prior to issuance of the first building permit, the
applicant shall pay applicable transportation impact fees in accordance with South San
Francisco Municipal Code Chapter 8.73. The fee is subject to annual adjustment. The
citywide transportation fee estimate for the project is:
Office/R&D: $34.85/SF x 1,288,582 SF = $44,907,082.70
25. COMMERCIAL LINKAGE FEE: Prior to issuance of the first building permit, the
applicant shall pay the applicable commercial linkage fee in accordance with South San
Francisco Municipal Code Chapter 8.69, based on the current fee for each applicable land
use category. The fee shall be calculated based on the fee schedule in effect at the time the
building permit is issued. The commercial linkage fee estimate for the project is:
Office/R&D: $17.38/SF x 1,288,582 SF = $22,395,555.20
26. PUBLIC SAFEY IMPACT FEE: Prior to issuance of the first building permit for the
development, the applicant shall pay applicable Public Safety Impact Fees in accordance
with South San Francisco Municipal Code Chapter 8.75. The Public Safety Impact Fee for
the project is:
Office/R&D: $1.31/SF x 1,288,582 SF = $1,688,042.42
27. LIBRARY IMPACT FEE: Prior to issuance of the certificate of occupancy for the
development, whichever is earlier, the applicant shall pay applicable Library Impact Fee
in accordance with South San Francisco Municipal Code Chapter 8.74. The Library Impact
Fee for the project is:
Office/R&D: $.14/SF x 1,288,582 SF = $180,401.48
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28. PUBLIC ART REQUIREMENT: All non-residential development is subject to the Public
Art Requirement, per South San Francisco Municipal Code Chapter 8.76. The public art
requirement for this project shall be satisfied by providing qualifying public art, as
defined in South San Francisco Municipal Code Chapter 8.76 and reviewed and approved
by the Cultural Arts Commission or designee, with a value equal to not less than 1% of
construction costs for acquisition and installation of public art on the project site; or
electing to make a public art contribution payment in an amount not less than 0.5% of
construction costs into the public art fund. The in-lieu contribution payment shall be
made prior to the issuance of a building permit.
For questions regarding Planning Division COAs, please contact Christy Usher at
(christy.usher@ssf.net) or (650) 877-8535.
ENGINEERING DIVISION
Below are the conditions that apply to the subject permit, which may overlap with any standard
development conditions – these conditions are subject to change.
Permits
1. At the time of each permit submittal, the Applicant shall submit a deposit for each of the
following permit reviews and processing:
a. Building Permit plan check and civil review. Provide an engineer’s estimate or opinion
of probable cost of on-site improvements for deposit amount calculation.
b. Hauling/Grading plan check and permit processing. Provide Cubic Yards for deposit
amount calculation.
c. Encroachment for Public Improvements plan check and permit processing. Provide an
engineer’s estimate or opinion of probable cost of ROW improvements for fees and
deposits amount calculation.
2. A Grading Permit is required for grading over 50 cubic yards and if 50 cubic yards or more of
soil is exported and/or imported. The Applicant shall pay all permit and inspection fees, as
well as any deposits and/or bonds required to obtain said permits. The Grading Permit requires
several documents to be submitted for the City’s review and approval. The Grading Permit
Application, Checklist and Requirements may be found on the City website at
http://www.ssf.net/departments/public-works/engineering-division.
3. A Hauling Permit shall be required for excavations and off-haul or on-haul, per Engineering
requirements; should hauling of earth occur prior to grading. Otherwise, hauling conditions
would be included with the grading permit. Hauling Permit may be found on the City website
at: http://www.ssf.net/departments/public-works/engineering-division.
4. The Applicant shall submit a copy of their General Construction Activity Storm Water Permit
Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State
or Federal regulations, to the Engineering Division for our information. These documents shall
be submitted prior to receiving a grading or building permit for the subject project.
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5. The City of South San Francisco is mandated by the State of California to divert sixty-five
percent (65%) of all solid waste from landfills either by reusing or recycling. To help meet this
goal, a city ordinance requires completion of a Waste Management Plan (“WMP”) for covered
building projects identifying how at least sixty-five percent (65%) of non-inert project waste
materials and one hundred percent (100%) of inert materials (“65/100”) will be diverted from
the landfill through recycling and salvage. The Contractor shall submit a WMP application and
fee payment prior to the issuance of a building or grading permit.
6. An Encroachment Permit is required for any work proposed within the public right-of-way.
The Applicant shall pay all permit, plan check, and inspection fees, as well as, any deposits
and/or bonds required to obtain said permits.
7. Prior to the issuance of a building permit, the Applicant shall submit written evidence from the
County or State Regulators in charge, indicating that the site is cleared of hazardous materials
and hazardous groundwater to a level that poses no impacts to human health. The Applicant
shall also confirm that any existing groundwater monitoring wells on the project site have been
properly closed and/or relocated as necessary as approved by the County or State Regulators
in charge.
Plan Submittal
8. The Applicant shall submit detailed plans printed to PDF and combined into a single electronic
file, with each being stamped and digitally signed by a Professional Engineer registered in the
State of California. Incorporated within the construction plans shall be applicable franchise
utility installation plans, stamped and signed and prepared by the proper authority. Plans shall
include the following sheets;
Cover, Separate Note Sheet, Existing Conditions, Demolition Plan, Grading Plan,
Horizontal Plan, Striping and Signage Plan, Utility Plan(s), Detail Sheet(s), Erosion
Control Plan, and Landscape Plans, (grading, storm drain, erosion control, and landscape
plans are for reference only and shall not be reviewed during this submittal).
9. Prior to building permit issuance, the Applicant shall obtain a grading permit with the
Engineering Division and shall submit an application, all documentation, fees, deposits, bonds
and all necessary paperwork needed for the grading permit. The Applicant shall submit a
grading plan that clearly states the amount of cut and fill required to grade the project. The
Grading Plans shall include the following plans:
Cover, Notes, Existing Conditions, Grading Plans, Storm Drain Plans, Stormwater
Control Plan, and Erosion Control Plan.
10. Prior to building permit issuance, the Applicant shall obtain an Encroachment Permit for all
proposed work within the City ROW and shall submit an application, all documentation, fees,
deposits, bonds and all necessary paperwork needed for the Encroachment Permit. Applicant
shall prepare and submit a separate Public Improvement Plan set that shall include only the
scope of work within the City ROW (with reference to the on-site plans) consisting of the
following plans:
Civil Plans, Landscape Plans, and Joint Trench Plans.
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An engineer’s cost estimate for the scope of work shown on the approved Public Improvement
Plans is required to determine the performance and payment bond amount. The submittal of
the bonds is required prior to the execution of the Subdivision Improvement Agreement.
11. The Applicant shall submit a copy of their General Construction Activity Storm Water Permit
Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), where required by State
or Federal regulations, to the Engineering Division for our information. These documents shall
be submitted prior to receiving a grading or building permit for the subject project.
12. All improvements shall be designed by a registered civil engineer and approved by the
Engineering Division.
13. The Engineering Division reserves the right to include additional conditions during review of
the building permit, grading permit, or encroachment permit.
Mapping and Agreements
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14. The Applicant shall record a Final Map that creates the various Lots and easements approved
with the Vesting Tentative Map. Said Final Map shall be recorded with the San Mateo County
Recorder’s Office prior to the issuance of the first Building Permit for the Phase 2 Precise Plan
improvements.
15. The Applicant shall dedicate to the City, an Emergency Vehicle Access Easement as shown
on the Tentative Map to the satisfaction of the Fire Marshal.
16. The Applicant shall dedicate to the City, a Public Sidewalk Easement along the Forbes
Boulevard frontage of the subdivision for all portions of the sidewalk that encroaches onto
private property.
17. Applicant shall submit all documents required for review of any mapping application as a
separate application from the improvement plans. 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.
a. The Improvement Agreement shall require the Applicant to ensure the faithful
performance of the design, construction, installation and inspection of all public
improvements as reviewed and approved by the Engineering Division at no cost
to the City and shall be secured by good and sufficient payment, performance, and
one (1) year warranty bonds or cash deposit adequate to cover all of the costs,
inspections and administrative expenses of completing such improvements in the
event of a default. The value of the bonds or cash deposit shall include 110% of
the cost of construction based on prevailing wage rates. The value of the
warranty bond or cash deposit shall be equivalent to 10% of the value of the
performance security.
b. The Encroachment and Maintenance Agreement shall require the Applicant to
maintain any street furniture that serves the property and all landscape within the
project frontage at no cost to the City. The Encroachment and Maintenance
Agreement shall be recorded with the San Mateo County Recorder and may be
transferred to the property owner
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18. Applicant shall pay for all Engineering Division deposits and fees required for any mapping
application prior to review.
Right-of-Way
19. Prior to building permit issuance and prior to any work within the City Right-of-Way, the
Applicant shall obtain an Encroachment Permit from the Engineering Division. All new public
improvements required to accommodate the development shall be installed at no cost to the
City and shall be approved by the City Engineer and constructed to City Standards. All new
public improvements shall be completed prior to Final Occupancy of the project or prior any
Temporary Occupancy as approved by the City Engineer.
20. 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.
21. The Applicant shall design and construct a traffic signal at the intersection of Allerton Avenue
and Forbes Boulevard and it shall include a new crosswalk on Forbes Boulevard at the west
leg of the intersection. The design for said traffic signal shall be provided to the City for
approval along with performance/payment bonds for 110% of the cost of said improvement,
prior to the approval of the Final Map. Said traffic signal shall be completed within 1 (one)
year after the approval of the Final Map.
22. The Applicant shall design and install one crosswalk at the north leg of the Forbes Blvd and
Eccles Ave intersection. Said crosswalk shall be completed prior to the issuance of the first
Final Occupancy for any of the Phase 2 Precise Plan Improvements.
23. The Applicant shall provide a fair share contribution for the signalization at Forbes Blvd and
Corporate Dr. The fair share shall be proportionate to the project’s traffic volumes of the future
signalized intersection. Said faire share contribution is in addition to the fees to be paid for the
City-Wide Transportation Impact Fee.
24. The Applicant shall provide a fair share contribution for the Rail-to-Trails gap closure segment
along the existing railroad tracks from East Grand Avenue & Forbes Blvd to the existing Rails-
to-Trails segment at the end of Roebling Road. The fair share shall be based on the project’s
proportion of cyclist volumes of the trail segment. Said faire share contribution is in addition
to the fees to be paid for the City-Wide Transportation Impact Fee.
25. 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 subdivision to the satisfaction of the City Engineer. Damage to adjacent
property caused by the Applicant, or their contractors or subcontractors, shall be repaired to
the satisfaction of the affected property owner and the City Engineer, at no cost to the City or
to the property owner.
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26. The Applicant shall be responsible for maintaining all street trees and landscaped irrigation
systems installed within the Public right-of-way.
27. Prior to the issuance of an Encroachment Permit, the Applicant shall provide an engineer’s
estimate for all work performed with in the public right-of-way and submit a bond equal to
110% of the estimate.
28. Prior to the issuance of an Encroachment Permit, the Applicant shall submit Traffic and
Pedestrian Control Plans for proposed work, and/or any area of work that will obstruct the
existing pedestrian walkways.
29. No private foundation or private 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.
30. 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.
31. The project shall not include any permanent structural supports (retaining walls, tiebacks, etc.)
within the ROW. City Engineer approval is required for any temporary structural supports
within the ROW. Any temporary structural supports shall be removed after construction.
32. Any work within the public sidewalk and/or obstructing pedestrian routes shall require
pedestrian routing plans along with traffic control plans. Temporary lane or sidewalk closures
shall be approved by the City Engineer and by the Construction Coordination Committee (if
within the CCC influence area). For any work affecting the sidewalks or pedestrian routes
greater than 2 days in duration, the adjacent parking lane or adjacent travel lane shall be closed
and temporary vehicle barriers placed to provide a protected pedestrian corridor. Temporary
ramps shall be constructed to connect the pedestrian route from the sidewalk to the street if no
ramp or driveway is available to serve that purpose.
33. Prior to the issuance of a building permit, the Applicant shall coordinate with Scavenger and
submit all garbage related plans.
Stormwater
34. The Applicant shall submit to the City Engineer a storm drainage and hydraulic study for the
fully improved development analyzing pre-development conditions and post-development
conditions of the Phpasswordase 1 and Phase 2 project area. The study shall confirm that the
proposed development will meet the goal of reducing peak runoff by 15% based on a 25-year,
5-minute design storm for each drainage basin. Said reduction in peak runoff shall be met on
the various parcels as they are developed with temporary or permanent improvements on the
parcels. Methods for reducing stormwater flow shall include stormwater storage on-site if
necessary. The study shall also evaluate the capacity of each new storm drain installed as part
of the development. Precipitation shall be based on NOAA Atlas 14 data for the site. The
study shall be submitted to the City Engineer for review and approval.
35. On-site storm drainage conveyance systems shall be designed to accommodate the 10-year
design storm. Precipitation used for the hydraulic analysis shall be based on NOAA Atlas 14
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data for the project site. Storm duration shall be equal to the time of concentration with an
initial minimum of 10 minutes.
36. Hydraulic Grade lines shall not be less than 1 foot from the ground surface.
37. Runoff Coefficients used for hydraulic calculations shall be as follows:
a. Pervious areas—0.35
b. Impervious areas—0.95
38. 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.
39. All off-site drainage facilities required by the City Engineer to accommodate the runoff from
the subdivision shall be provided by the Applicant at no cost to the City.
40. 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 the Municipal Regional Permit.
41. All storm drainage runoff shall be discharged into a pipe system or concrete gutter. Runoff
shall not be surface drained into surrounding private property or public streets.
42. Existing on-site drains that are not adequately sized to accommodate run-off from the fully
developed property and upstream drainage basin shall be improved as required by the
Applicant’s civil engineering consultant’s plans and specifications as approved by the City
Engineer. These on-site improvements shall be installed at no cost to the City.
43. 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
44. The Applicant shall abandon all existing private sewer laterals from the project site connected
to the public sanitary sewer system. The number of sewer laterals to be abandoned shall be
shown on the plans and shall be confirmed by the review of a video inspection of the private
sanitary sewer main.
45. The Applicant shall submit a sewer capacity study to determine how the full buildout of the
Precise Plan impacts the existing public sanitary sewer system. The study shall account for
flows from all parcels connected to the existing sewer mains and any future flows based on the
max density of the zoning. Any required upgrades of the public sanitary sewer system shall
be the responsibility of the Applicant. Sanitary sewer mains shall not flow more than 2/3 full
at peak wet weather flow. The sewer capacity study shall be submitted for review and approval
to the Engineering Division prior to building permit issuance.
46. The Applicant shall install the new sewer laterals to City Standards. The Applicant is
responsible for obtaining any construction easement and sanitary sewer easement with the
property owner of Tract A Parcel 1.
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47. Sanitary Sewer plan shall show all existing and proposed utilities. Be sure to provide minimum
horizontal and vertical clearances for all existing and proposed utilities. Also include all
existing and proposed manhole, catch basin and pipe invert elevations.
48. All utility crossings shall be potholed, verified and shown on the plans prior to the building
permit submittal.
49. The on-site sanitary sewer system/plumbing shall be designed and installed in accordance with
the Uniform Plumbing Code, as amended and adopted by the City, and in accordance with the
requirements of the South San Francisco Building Division. Alternatively, the Applicant shall
demonstrate that no on-site private sewer mains will achieve a 2 feet per second peak dry
weather flow velocity with a minimum slope of 0.5%
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.
51. The on-site sanitary sewer system up to the public sanitary sewer manhole connection shall
not be dedicated to the City for maintenance. The sanitary sewer facilities within the
subdivision shall be repaired and maintained by the property owner Homeowner’s
Association.
Dry Utilities
52. The Applicant shall underground the existing overhead utilities along the Rails-to-Trails
corridor from the east side of Allerton Avenue to the western limits of the proposed Lot 9 of
the subdivision. Said requirement shall be met by the issuance of the first Final Occupancy
for a building permit issued for the Phase 2 Precise Plan.
53. 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.
Domestic Water
54. The Applicant shall coordinate with the California Water Service (Calwater) for all water-
related issues. All water mains and services shall be installed to the standards of the Calwater.
55. The Applicant shall install fire hydrants at the locations specified by the Fire Marshal.
Installation shall be in accordance with City Standards as administered by the Fire Marshal.
On-site Improvements
56. Internal driveways shall be a minimum of 15-feet wide for one-way travel and 25-feet wide of
for areas subject to two-way travel. One-way travel lanes within the site shall be clearly posted
and marked appropriately.
57. Staging or storing of trash bins shall not be permitted on Public right-of-way or on-site within
the Emergency Vehicle Access Easement.
58. The Applicant shall submit a construction access plan that clearly identifies all areas of
proposed access during the proposed development.
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59. 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.
60. 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.
61. 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.
62. Any monument signs to be installed for the project shall be located completely on private
property and shall not encroach into the City’s right-of-way. The Developer shall ensure that
placement of the monument signs do not obstruct clear lines of sight for vehicles entering or
exiting the site.
Grading
63. The recommendations contained within the geotechnical report shall be included in the Site
Grading and Drainage Plan. The Site Grading and Drainage Plan shall be prepared by the
developer’s civil engineer and approved by the project geotechnical engineer.
64. During grading operations, the entire project site shall be adequately sprinkled with water to
prevent dust or sprayed with an effect dust palliative to prevent dust from being blown into the
air and carried onto adjacent private and public property. Dust control shall be for seven days
a week and 24 hours a day. Should any problems arise from dust, the developer shall hire an
environmental inspector at his/her expense to ensure compliance with the grading permit.
65. 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.
66. 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.
67. 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.
68. 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.
69. 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.
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70. Unless approved in writing by the City Engineer, no grading in excess of 200 cubic yards shall
be accomplished between November 1 and May 1 of each year.
Engineering Impact Fees
1. The Applicant shall pay the following Fees prior to receiving a Building Permit for the
subject project:
a. The Oyster Point Interchange Impact Fee per the formula established by Resolution
71-84.
b. The Citywide Transportation Impact Fee per the formula established by Resolution
120-2020
c. The East of 101 Sewer Impact Fee per the formula established by Resolution 97-2002
For any questions concerning Engineering COAs, please contact Matthew Ruble at
Matthew.Ruble@ssf.net or (650) 829-6671.
FIRE DEPARTMENT
1. Prior to construction, all required construction permits shall be obtained from the City’s
Building and Fire Departments.
2. Prior to issuance of any building or construction permits for the construction of public
improvements, the final design for all public improvements shall be reviewed and approved
by the City Engineer, Fire Marshal, and Chief Planner
3. After the building permits are approved, but before beginning construction, the
owner/applicant shall hold a preconstruction conference with City Planning, Building, Fire
and Engineering staff and other interested parties. The developer shall arrange for the
attendance of the construction manager, contractor, and all relevant subcontractors.
4. Projects shall be designed in compliance with established regulations adopted by the City of
South San Francisco affecting or related to structures, processes, premises, and safeguards
regarding the following:
a. The hazard of fire and explosion arising from the storage, handling or use of
structures, materials, or devices.
b. Conditions hazardous to life, property, or public welfare in the occupancy of
structures or premises.
c. Fire hazards in the structure(s) or on the premises from occupancy or operation.
d. Matters related to the construction, extension, repair, alteration or removal of the fire
suppression or alarm systems.
e. Conditions affecting the safety of fire fighters and emergency responders during
emergency operations.
5. Fire service features for buildings, structures and premises shall comply with all City adopted
building standards, California Code of Regulations Title 24 Building Standards and South
San Francisco City Code.
6. Permit(s) shall be required as set forth in adopted California Building Code (CBC) Section
105 California Fire Code (CFC) Sections 105. Submittal documents consisting of
construction documents, statement of special inspections, geotechnical report and other data
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shall be submitted electronically with each permit application. The construction
documents shall be prepared by a registered design professional. Where special conditions
exist, the code official is authorized to require additional construction documents to be
prepared by a registered design professional.
a. Construction documents shall be dimensioned and drawn on suitable material.
Electronic media documents shall be submitted. Construction documents shall be of
sufficient clarity to indicate the location, nature and extent of the work proposed and
show in detail that it will conform to the provisions of adopted codes and relevant
laws, ordinances, rules, and regulations, as determined by the code official.
b. Shop drawings for the fire protection system(s) shall be submitted directly to the Fire
Department to indicate conformance with adopted codes and the construction
documents and shall be approved prior to the start of system installation. Shop
drawings shall contain all information as required by the referenced installation
standards.
c. The construction documents shall show in sufficient detail the location, construction,
size, and character of all portions of the means of egress including the path of the exit
discharge to the public way in compliance with the provisions of adopted codes. In
other than occupancies in Groups R-2, R-3, and R-2.1, the construction documents
shall designate the number of occupants to be accommodated on every floor, and in
all rooms and spaces.
d. The construction documents submitted with the application for permit shall be
accompanied by a site plan showing to scale the size and location of new construction
and existing structures on the site, distances from lot lines, the established
street grades and the proposed finished grades and it shall be drawn in accordance
with an accurate boundary line survey. In the case of demolition, the site plan shall
show construction to be demolished and the location and size of existing
structures and construction that are to remain on the site or plot. The code official is
authorized to waive or modify the requirement for a site plan where the application
for permit is for alteration or repair or where otherwise warranted.
e. Construction documents for proposed fire apparatus access, location of fire lanes,
security gates across fire apparatus access roads and construction documents, water
supply for firefighting, hydraulic calculations and material specifications for fire
hydrant, fire protection, detection systems or hazardous operations shall be submitted
separately to the fire department for review and approval prior to construction.
f. For all freestanding structures a building height survey shall be performed by an
approved third-party surveyor.
7. Where fire apparatus access roads or a water supply for fire protection are required to be
installed, such protection shall be installed and made serviceable prior to and during the time
of construction except where approved alternative methods of protection are provided.
8. For the purposes of prescribing minimum safeguards for construction, alteration, and
demolition operations to provide reasonable safety to life and property from fire during such
operations. building, facilities, and premises during construction, alteration, or demolition,
including those in underground locations shall be in compliance with CFC Chapter 33 and
NFPA 241.
9. An approved water supply capable of supplying the required fire flow for fire protection shall
be provided to premises on which facilities, buildings or portions of buildings are hereafter
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constructed or moved into or within the jurisdiction, in accordance with CFC Section 507,
Appendices B & C.
a. Fire-flow requirements for buildings or portions of buildings and facilities shall be
determined by adopted CFC Appendix B.
b. Fire hydrant systems shall comply with adopted CFC Section 507.5.1 through 507.5.8
and Appendix C.
10. Fire apparatus access roads shall be provided and maintained in accordance with CFC
Section 503 and Appendix D.
a. The development is required to submit each parcel fire apparatus access and water
supply site development plan to the Fire Department for review and approval prior to
submitting any building construction permits for the same parcel.
b. Approved fire apparatus access roads shall be provided for every facility, building or
portion of a building hereafter constructed or moved into or within the jurisdiction.
The fire apparatus access road shall extend to within 200 feet of all portions of the
facility and all portions of the exterior walls of the first story of the building as
measured by an approved route around the exterior of the building or facility.
i. Traffic calming measures (bollards, speed bumps, humps, undulations, etc.) are
not approved as a part of this review and require specific approval from the Fire
Department.
ii. Should a security gate be planned to serve the facility, the gate shall be
equipped with a Knox Company key operated electric gate release switch.
During a power failure, the gate shall release for manual operation OR be
equipped with standby power or connected to the building emergency panel. In
addition to sending the request to exit signal to the gate operator, the magnetic
detection loop (when activated) shall prohibit the gate from closing upon the
fire apparatus.
c. Commercial and industrial developments with buildings or facilities exceeding 30
feet or three stories in height or 124,000 square feet shall have not fewer than two
means of fire apparatus access for each structure. Where two fire apparatus access
roads are required, they shall be placed a distance apart equal to not less than one half
of the length of the maximum overall diagonal dimension of the lot or area to be
served, measured in a straight line between accesses.
d. Where the vertical distance between the grade plane and the highest roof surface
exceeds 30 feet, approved aerial fire apparatus access roads shall be provided in
accordance with CFC D105. For purposes of this requirement, the highest roof
surface shall be determined by measurement to the eave of a pitched roof, the
intersection of the roof to the exterior wall, or the top of parapet walls, whichever is
greater. Aerial fire apparatus access roads shall have a minimum unobstructed width
of 26 feet, exclusive of shoulders, in the immediate vicinity of the building or portion
thereof. One or more of the required access routes meeting this condition shall be
located not less than 15 feet and not greater than 30 feet from the building and shall
be positioned parallel to one entire long-side of the building or as approved by the fire
code official. The side of the building on which the aerial fire apparatus access road is
positioned shall be approved by the fire code official. Overhead utility and power
lines shall not be located over the aerial fire apparatus access road or between the
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aerial fire apparatus road and the building. There shall be no architectural features,
projections or obstructions that would limit the articulation of the aerial apparatus.
e. Required Fire Department access roads shall be signed “No Parking – Fire Lane” per
current Fire Department standards and California Vehicle Code (CVC) Section
22500.
f. A Fire Department key box shall be provided on the front of each structure for access
to fire protection equipment within the building as approved by the fire code official.
11. The provisions of the adopted CFC shall specify where fire protection and life safety systems
are required and shall apply to the design, installation, inspection, operation, testing and
maintenance of all fire protection systems.
a. Approved automatic fire sprinkler systems in new buildings and structures shall be
provided in the locations described in adopted CFC Sections 903.2.1 through
903.2.20. Approved automatic fire sprinkler systems in existing buildings and
structures shall be provided in locations described in adopted CFC Section 903.6.
i. Structure will be required to be protected by an automatic fire sprinkler system.
1. Fire Department Connection (FDC) for the sprinkler and/or standpipe
systems shall be located on the street side of the structure or facing
approved fire apparatus access roadway fully visible and recognizable
from the street, and within 100 feet an approved fire hydrant.
b. Approved standpipe system in new buildings and structures shall be provided in the
locations described in adopted CFC Section 905.
i. Not less than one standpipe shall be provided for use during construction. Such
standpipes shall be installed under a separate fire construction permit prior to
construction exceeding 40 feet in height above the lowest level of fire
department vehicle access. Such standpipes shall be provided with fire
department hose connections at floor-level locations adjacent to stairways as
construction progresses, such standpipes shall be extended to within one floor of
the highest point of construction having secured decking or flooring.
12. A change of occupancy shall not be made unless the use or occupancy is made to comply
with the requirements of the City adopted California Fire Code and the California Existing
Building Code. Where approved by the fire code official, a change of occupancy shall be
permitted without complying with all requirements of this code and the California Existing
Building Code, provided that the new or proposed use or occupancy is determined to be less
hazardous, based on life and fire risk, than the existing use or occupancy.
13. Construction/shop drawings for Fire Protection Systems, General Safety Provisions, Building
& Equipment Design Features, Special Occupancies & Operations, and Hazardous Materials
identified in CFC Section 105.5. and 105.6 shall be separate submittals directly to the Fire
Department. The following are a list of, but not limited to, plan submittal items that are
required by the Fire Department and shall be submitted directly to the Fire Department prior
to application of Building Permits, additional items may be called out based on subsequent
permit reviews:
a. Fire apparatus access and water supply
For questions concerning Fire Department COAs, please contact Ian Hardage at
ian.hardage@ssf.net or (650) 829-6645.
POLICE DEPARMENT
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All construction must conform to South San Francisco Municipal Code Chapter 15.48.070
Minimum security standards for non-residential buildings, (Ord. 1477 § 1C, 2013; Ord. 1166 § 1,
1995)
15.48.085 Additional Security Measures May Be Required
Per South San Francisco Municipal Code 15.48.085 -Additional Security Measures, the
following conditions will also be required:
1) Any exterior bicycle racks installed shall be of an inverted “U” design, or other design
that allows two different locking points on each bicycle.
2) Any publicly accessible benches shall be of a design that prevents persons from lying
on them, such as a center railing.
3) Any publicly accessible power outlets shall be of a design that prevents their access or
use during those hours the business is normally closed. If physical locking covers are
used, they must be made of metal, not plastic, and locks must be installed prior to
inspection.
4) Any publicly accessible raised edge surfaces, such as retaining walls, concrete benches,
handrails, or railings, shall be of a design that prevents or discourages skateboard use
on those surfaces.
5) The mature height of all shrubbery shall be no higher than three feet, if so, it shall be
maintained at a maximum height of three feet, and tree canopies shall be no lower than
six feet above grade.
6) The applicant shall install and maintain a camera surveillance system that conforms to the
minimum technical specifications of South San Francisco Municipal Code Chapter 8.66.050
Minimum technological standards, (Ord. 1515, 2016). The video surveillance cameras will be
used as a crime deterrent and assist with the identification and apprehension of criminals if a
crime is committed on the property. Enough cameras shall be installed to provide adequate
coverage for the intended space. Cameras shall be placed minimally in the following locations:
a. All exterior entrances/exits
b. Garage area (providing coverage to entire parking area)
c. Bicycle storage area
d. Main lobby of building
e. Loading docks
The Police Department requires acknowledgement of these comments to include specific locations
in the plans where the applicable change requests have been made.
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The Police Department reserves the right to review and comment upon the submission of revised
and updated plans.
For questions concerning Police Department COAs, please contact the Planning Sergeant at
planningsergeant@ssf.net or (650) 877-8927.
WATER QUALITY CONTROL DIVISION
1. Storm drains must be protected during construction. Discharge of any
demolition/construction debris or water to the storm drain system is prohibited.
2. Do not use gravel bags for erosion control in the street or drive aisles. Drains in street must
have inlet and throat protection of a material that is not susceptible to breakage from
vehicular traffic.
3. No floatable bark shall be used in landscaping. Only fibrous mulch or pea gravel is
allowed.
4. After 7/1/19, Demolition Projects must complete a PCBs Screening Assessment Form
(attached and available in Building Division). If screening determines the building is an
applicable structure, the Protocol for Evaluating PCBs-Containing Materials before
Building Demolition shall be followed.
Submit a PCB screening package for each address/building containing:
1.) PCBs Screening Form
2.) QAQC checklist
3.) Contractor’s Report
4.) Analytical Results (if applicable)
5. If site falls in a Very High, High or Moderate Trash Generation area per South San
Francisco’s ATTACHED Trash Generation Map
(http://www.flowstobay.org/content/municipal-trash-generation-maps), determined by the
Water Quality Control Division:
-Regional Water Quality Control Board-approved full trash capture devices
must be installed to treat the stormwater drainage from the site.
-At a minimum, a device must be installed before the onsite drainage enters the
City’s public stormwater system (i.e. trash capture must take place no farther
downstream than the last private stormwater drainage structure on the site).
-An Operation & Maintenance Agreement will be required to be recorded with
San Mateo County, ensuring the device(s) will be properly maintained.
-A full trash capture system is any single device or series of devices that traps all
particles retained by a 5 mm mesh screen and has a design treatment capacity of
not less than the peak flow rate resulting from a one-year, one-hour storm in the
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sub-drainage area or designed to carry at least the same flow as the storm drain
connected to the inlet.
6. Roof leaders/gutters must NOT be plumbed directly to storm drains; they shall discharge
to stormwater treatment devices or landscaping first.
7. Fire sprinkler test drainage must be plumbed to sanitary sewer and be clearly shown on
plans.
8. Trash enclosure shall be covered (roof, canopy) and contained (wall/fence). Floor shall slope
to a central drain that discharges to the sanitary sewer system. If food prep to be involved,
the central drain shall first discharge to a grease trap/interceptor and then connect to the
sanitary sewer. Details of trash enclosure shall be clearly provided on plans.
9. Install a condensate drain line connected to the sanitary sewer for rooftop equipment and
clearly show on plans.
10. If laboratories will be installed, a segregated non-pressurized lab waste line must collect all
laboratory waste. Install a sample port on the lab waste line outside the building, which will
be accessible at all times.
11. Submit specs on the sample port.
12. If a food service kitchen/ prep area is to be installed, it shall connect to a gravity grease
interceptor at least 1000 gallons (liquid capacity) in size. Sizing of the grease removal
device must be in accordance with the uniform plumbing code.
13. Grease interceptor shall be connected to all non-domestic wastewater sources in the
kitchen (wash sinks, mop sinks, floor drains) and shown on plans.
14. A cut sheet of the Grease Interceptor/Trap must be shown on plans.
15. Garbage Disposals in Industrial/Commercial facilities are prohibited by City of South San
Francisco Municipal Code. Do not include/Remove Garbage Disposal(s) from plans.
16. Submit facility square footage on plans, including square footage/use of any previous
buildings on site and square footage/use of proposed buildings for site. Applicant will
be required to pay a Sewer Capacity Fee (connection fee) based on SSF City Council-
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approved EDU calculation (involving anticipated flow, BOD and TSS calculations and
including credits for previous site use).
17. Elevator sump drainage (if applicable) shall be connected to an oil/water separator prior
to connection to the sanitary sewer.
18. Drains in parking garage (if applicable) must be plumbed through an oil/water separator
and then into the sanitary sewer system and clearly shown on plans.
19. Wherever feasible, install landscaping that minimizes irrigation runoff, promotes surface
infiltration, minimizes use of pesticides and fertilizers and incorporates appropriate
sustainable landscaping programs (such as Bay-Friendly Landscaping).
20. Given that Stormwater Treatment for the Phase 1 project area as required by
Section C3 of the Municipal Regional Permit included treating tributary drainage
areas of a parcel on an adjacent parcel, and given that those adjacent parcels may
be revised with the subsequent phases of development, all future development
(temporary or permanent) shall be required to demonstrate that all parcels within
the boundary of the entire Vesting Tentative Map complies with the C3 stormwater
treatment requirements including any updates to Stormwater Operations and
Maintenance Agreements
21. Site is subject to C.3 requirements of the Municipal Regional Stormwater Permit
(please see SMCWPPP C.3 Regulated Projects Guide at
https://www.flowstobay.org/newdevelopment for guidance). The following items
will be required;
22. Applicant shall provide 100% Low-Impact Development for C.3 stormwater treatment
for all of the project’s impervious areas per MRP Section C.3.b. In-lieu of feasible on-site
treatment, qualifying applicants may apply for the Special Project Status exemption per
Provision C.3.e.ii to Low Impact Development for C.3 treatment. However, the
applicant must provide a complete Infeasibility Narrative establishing all of the
following (while still treating as much of the runoff via LID onsite as possible):
a. Infeasibility of treating 100% of the amount of runoff identified in Provision
C.3.d for the project’s drainage area with LID treatment measures onsite;
b. Infeasibility of treating 100% of the amount of runoff identified in Provision
C.3.d for the project’s drainage area with LID treatment measures offsite within
South San Francisco, providing LID treatment of an equivalent amount of runoff
either at a:
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i. Available Regional Stormwater Project in same watershed ;
ii. Property owned by the project proponent in the same watershed; or
iii. Planned South San Francisco Green Infrastructure (GI) Stormwater
Project.
1. Project options to be made available by City Engineering staff
upon request
c. Infeasibility of treating 100% of the amount of runoff identified in Provision
C.3.d for the project’s drainage area with some combination of LID treatment
measures onsite, offsite or at a Regional Project in the same watershed;
d. Infeasibility of installing LID treatment within the Right-of-Way. If Applicant
chooses to treat any of their Project’s impervious areas within the ROW,
Applicant shall size the treatment measures to treat both the Project’s impervious
areas and the ROW. The ROW area to be treated shall be from the property line to
the street centerline or crown whichever is a greater distance along the entire
project frontage. Sizing and design shall conform to the San Mateo Countywide
Water Pollution Prevention Program design templates and technical guidance and
be approved by the Water Quality Control Plant and the Engineering Division.
Applicant shall maintain all treatment measures required by the project and enter
into a Stormwater Treatment Measure Maintenance Agreement with the City.
23. Completed attached forms for Low Impact Development (C3-C6 Project Checklist).
Forms must be on 8.5in X 11in paper and signed and wet stamped by a professional
engineer. Calculations must be submitted with this package.
Use attached forms for completing documents, as old forms are no longer sufficient
Forms can also be found at http://www.flowstobay.org/newdevelopment
A completed copy must also be emailed to andrew.wemmer @ssf.net
24. Sign and have engineer wet stamp forms for Low Impact Development.
25. Submit flow calculations and related math for LID.
26. Complete attached Operation and Maintenance (O&M) agreements.
Use attached forms for completing documents, as old forms are no longer sufficient
Do not sign agreement, as the city will need to review prior to signature. Prepare
packet and submit including a preferred return address for owner signature.
Packet should also be mailed or emailed to:
Andrew Wemmer
City of SSF WQCP
195 Belle Air Road
South San Francisco, CA 94080
Andrew.wemmer@ssf.net
26
Exhibit Templates can also be found within Chapter 6 the C.3 Technical Guidance at
http://www.flowstobay.org/newdevelopment.
27. The onsite catch basins are to be stenciled with the approved San Mateo Countywide
Stormwater Logo (No Dumping! Flows to Bay).
28. Landscaping shall meet the following conditions related to reduction of pesticide use on
the project site:
a. Where feasible, landscaping shall be designed and operated to treat stormwater
runoff by incorporating elements that collect, detain, and infiltrate runoff. In
areas that provide detention of water, plants that are tolerant of saturated soil
conditions and prolonged exposure to water shall be specified.
b. Plant materials selected shall be appropriate to site specific characteristics such as
soil type, topography, climate, amount and timing of sunlight, prevailing winds,
rainfall, air movement, patterns of land use, ecological consistency and plant
interactions to ensure successful establishment.
c. Existing native trees, shrubs, and ground cover shall be retained and incorporated
into the landscape plan to the maximum extent practicable.
d. Proper maintenance of landscaping, with minimal pesticide use, shall be the
responsibility of the property owner.
e. Integrated pest management (IPM) principles and techniques shall be encouraged
as part of the landscaping design to the maximum extent practicable. Examples of
IPM principles and techniques include:
i. Select plants that are well adapted to soil conditions at the site.
ii. Select plants that are well adapted to sun and shade conditions at the site.
In making these selections, consider future conditions when plants reach
maturity, as well as seasonal changes.
iii. Provide irrigation appropriate to the water requirements of the selected
plants.
iv. Select pest-resistant and disease-resistant plants.
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.
29. A SWPPP must be submitted (if > 1 acre). Drawings must note that erosion control shall be
in effect all year long.
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30. A copy of the state approved NOI must be submitted (if > 1 acre).
For questions concerning Water Quality Control Division COAs, please contact Andrew
Wemmer with any questions at Andrew.Wemmer@ssf.net or (650) 829-3840.
Life Science Campus Development Master Plan (Pages 2-41)
Precise Plan (Pages 42-140)
Vesting Tentative Map (Pages 141-146)
420, 440, 460 (previously 466) and 480/490 (previously 496/98) Forbes Blvd.South San Francisco, CA
Assessor’s Parcel Numbers: #015-050-890, #015-050-900, #015-050-230, #015-050-710, #015-050-720, and #015-050-730
List of Proposed Project ApprovalsProject P22-0117 (Master Plan) and Project P22-0138 (Precise Plan) for Master Plan MP23-0002Precise Plan PP23-0001Design Review DR22-0036Development Agreement DA22-0005Transportation Management Plan TDM22-0009Conditional Use Permit UP22-0011Vesting Tentative Map PM22-0002Environmental Determination ND22-0002
015050720103860999
015050730
015050710
015050890
015050230
015050900
Existing Site
VANTAGE
July 14th, 2023
420 Forbes Blvd
440 Forbes Blvd
460 Forbes Blvd
480-490 Forbes Blvd
0 64 128 ft
Parcel 5
Parcel 4
Parcel 3Parcel 2Parcel 1Parcel A
Parcel 9 Parcel 8 Parcel 7
Parcel 6
FORBES BLVD
ALL
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RAILS-TO-TRAILS
F
430 Forbes
Bldg Height: 203’
E
450 Forbes
Bldg Height: 203’
Amenity
460 Forbes
Bldg Height: 47’
PS 1
452 Forbes
Bldg Height: 137’-1”
PS 2
442 Forbes
Bldg Height: 137’-1”
PS 3
422 Forbes
Bldg Height: 137’-1”
D
470 Forbes
Bldg Height: 169’
C
415 Allerton
Bldg Height: 237’
A
480 Forbes(Previously 496)
B
490 Forbes
(Previously 498)
Site Property Line
Setback Yard Designation
Setback (Front: 20’, Street Side: 10’, Interior/Rear: 0’)
Existing Parcel Lines To Be Reconfigured
Proposed Parcel Lines
FRONT
FRONT
FRO
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IN
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R
I
O
R
/
R
E
A
R
INTERIOR / REAR
FRONT
Site Property Line
Proposed Parcel Lines
Existing Parcel Lines To Be Reconfigured
Setback Yard Designation
Setback (Front: 20’, Street Side: 10’, Interior/Rear: 0’)N
0 64 128ft
* Parcel areas
shown in Proposed
Subdivision Concept
are schematic. Areas
will be defined in the
Tentative Subdivision
map.
**Shown on Subdivision Map, Tentative Map, and Precise Plan.
Proposed Parcel
Name
Lot Size (sf)Lot Cover-
age (%)Parcel 1 (Proposed)*+/- 77,350 sf +/- 47%
Parcel 2 (Proposed)*+/- 70,927 sf +/- 42%
Parcel 3 (Proposed)*+/- 83,797 sf +/- 43%
Parcel 4 (Proposed)*+/- 81,448 sf +/- 41%
Parcel 5 (Proposed)*+/- 115,152 sf +/- 30%
Parcel 6 (Proposed)*+/- 104,390 sf +/- 40%
Parcel 7 (Proposed)*+/- 68,374 sf +/- 32%
Parcel 8 (Proposed)*+/- 122,552 sf +/- 45%
Parcel 9 (Proposed)*+/- 65,545 sf +/- 42%
Parcel A (Proposed)*+/- 38,066 sf +/- 25%
Total +/- 827,601 sf +/- 39%
Existing Parcel
Addresses
Proposed Building
Addresses**
Building ID
420 Forbes, 440 Forbes 430 Forbes F
440 Forbes 450 Forbes E
460 Forbes 470 Forbes D
480-490 Forbes 480 Forbes A
480-490 Forbes 490 Forbes B
480-490 Forbes 415 Allerton C
460 Forbes 460 Forbes Amenity
420 Forbes, 440 Forbes 452 Forbes, 442 Forbes PS1 & PS2
420 Forbes 422 Forbes PS3
420 Forbes TBD Fire Station
---
Existing Site Information
Proposed Subdivision Concept and Site Improvements
Parcel Information
Existing Parcel
Address
Parcel No.Zoning Lot Size
(Acres)
Existing Use Existing Uses Adjacent
to the Site
480-490 Forbes
Blvd
015 050 890 BTP-H 7.484 Construction in
Progress*
Biotech, Warehouse,
Light Manufacturing,
Food Processing, R&D
Flex460 Forbes Blvd 015 050 900 BTP-H 3.026 Construction in prog-
ress
440 Forbes Blvd 015 050 230 BTP-H 5.167 Warehouse
“(To be demolished in
Phase 1)”
420 Forbes Blvd
015 050 710 BTP-H 1.105 Vacant Land
015 050 720 BTP-H 1.126 Vacant Land
(Future Fire Station Parcel)
015 050 730 BTP-H 1.091 Vacant Land
*Parcel 015050890 is currently entitled for 1.0 FAR lab/office and 3.0 stalls /1000 sf parking.
Total Site Area: 18.99 Acres (827,601 SF) - (Includes future fire station parcel)
Zoning: BTP-H (Business Technology Park)
015050720103860999
015050730 015050710 015050890
015050230
015050900420 Forbes Blvd
440 Forbes Blvd
460 Forbes Blvd
480-490 Forbes Blvd
Parking for the project will include both surface
parking and three new multi-story parking structures
adjacent to the Rails-to-Trails on the southern
portion of the project. Surface parking consists of
parking areas that are placed in proximity to new
buildings on the campus.
The combined parking total will be 3,701 stalls, with
an overall on-site parking ratio of 2.24. There will
be 2.11 stalls /1000 sf for buildings C-F, and 3.0
stalls/1000 sf as previously entitled for buildings A
and B.
480 & 490 FORBES PARKING + PROPOSED PARKING
Parking ID Levels Parking
Structure
Height (f)
Parking
Structure
Area (sf)
Occupancy Stalls
Provided
Proposed Surface Parking 1 (surface)n/a n/a n/a 47
Parking Structure 1 12+ Roof 143’-6”417,536 S-2 1,194
Parking Structure 2 12+ Roof 143’-6”417,536 S-2 1,324
Parking Structure 3 11+ Roof 133’-4”384,180 S-2 1,136
TOTAL 3,701
TOTAL SITE PARKING RATIO: 2.24 Stalls/1000 sf
(480 & 490 FORBES + PROPOSED)
PROPOSED BUILDINGS
Building ID Building
Area (sf)
Levels Building
Height (f)
Occupancy Parking Ratio
(Stalls/1000 sf)
Parking Stalls
Proposed
Building C 440,000 12 237’-0”B 2.11 928
Building D 249,000 8 169’-0”B 2.11 525
Building E 283,000 10 203’-0”B 2.11 597
Building F 316,582 10 203’-0”B 2.11 672
TOTAL 1,288,582 2.11 2,722
POTENTIAL FIRE STATION
Building ID Building Area (sf)Site Area (sf)
FIRE STATION 9,600 38,066 ~ (1 acre)
BUILDINGS WITH PERMIT
Building Address Building
Area (sf)
Parking Ratio
(Stalls/1000 sf)
Parking Stalls
Required
480 Forbes Blvd.
(Building A)
146,675 3.00 440
490 Forbes Blvd.
(Building B
179,345 3.00 538
Amenity 40,600 --
TOTAL 366,620 3.00 978 TOTAL SITE BUILDING AREA: 1,664,802 sf
(480 & 490 FORBES + PROPOSED + FIRE STATION)
TOTAL SITE BUILDING AREA: 1,655,202 sf
(480 & 490 FORBES + PROPOSED)
FAR: 2.00 (without Fire Station)
FAR: 2.01 (with Fire Station)
SOUTH SAN FRANCISCO MUNICIPAL CODE – TITLE 20 ZONING
Table 20.110.003
Development Standards – Employment District
Additional Development Standards
A. Maximum Height. Building heights
east of Highway 101 and within the
Business Professional Office zoning
district are allowed the maximum height
limits permissible under Federal Aviation
Regulations Part 77 and San Francisco
International Airport ALUCP Critical
Aeronautical Surfaces requirement.
Standard BTP-H Proposed
Lot Size
Minimum Lot Size (sq.ft.)43,560 East of 101 Conforms. See “Subdivision Concept”
Minimum Lot Width (ft)50 Conforms. See “Subdivision Concept”
Maximum Floor Area Ratio (FAR)2.0 for Clean Technology, Office
and Research & Development w/
community benefit
Conforms. See “Subdivision Concept”
Maximum Lot Coverage (% of lot)60 Conforms. See “Subdivision Concept”
Building Form and Location
Maximum Height (ft)
Main Building See note (A) in “Additional
Development Standards” below.
See heights listed on “Subdivision
Concept”. Heights do not exceed SFO
planning limits. Final FAA approval to
be determined.
Accessory Building 20 n/a
Minimum Yards (ft)
Front 20 Conforms. See “Subdivision Concept”
Interior Side 0 Conforms. See “Subdivision Concept”
Street Side 10 Conforms. See “Subdivision Concept”
Rear 0 Conforms. See “Subdivision Concept”
Additional Standards
Minimum Amount of Landscaping (% of site)15%26%
Development Standards
Multiple Parcels Along Forbes Boulevard and Allerton Avenue
(See Site Information for Full Address/Parcel List)
South San Francisco, CA 94080
Flad Project Number:
21350-03
Prepared for:
HCP Forbes LLC
Prepared by:
Flad Architects
650 California Street, 17th Floor
San Francisco, CA 94108
415-398-1600
Project Team:
Project Management Advisors, Inc.
Flad Architects
Fletcher Studio
Fehr and Peers
Wilsey Ham
HDCC
IPD
Meyers+
Contents//
1 Introduction and Vantage Master Plan Concept
1.1 Intent of Document and Project Introduction1.2 Key Principles of Design1.3 Conceptual Master Plan
2 Project Setting
2.1 Regional Context2.2 Local Context 2.3 Existing Site Information 2.4 Existing Site Photos
3 Landscape Concept
3.1 Landscape Overview3.2 Outdoor Amenities3.3 Campus Planting Strategy3.4 Planting Palette3.5 Site Materials3.6 Site Furnishings
4 Urban Design and Site Planning
4.1 Proposed Site Improvements4.2 Vehicular and Shuttle Connectivity with South San Francisco4.3 Vehicular Access and Parking4.4 Bicycle and Pedestrian Connectivity with South San Francisco4.5 Pedestrian Access and Amenities4.6 Massing Strategies4.6 Aerial Rendering4.7 Rendered View: Forbes Blvd Frontage4.8 Rendered View: Forbes Blvd Frontage4.9 Rendered View: Allerton Ave Frontage4.10 Rendered View: Interior Courtyard - Building C4.11 Rendered View: Interior Courtyard - Building D4.12 Rendered View: Central Promenade4.13 Rendered View: Foerbes Blvd Srteetscape4.14 Rendered View: West Gate
5 Appendix A: Design Guidelines
5.1 Reference Documents and Development Standards5.2 Proposed Subdivision Concept
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1 Introduction and VantageMaster Plan Concept
1.1 Intent of Document and Project Introduction
1.2 Key Principles of Design
1.3 Conceptual Master Plan
1.1 Intent of Document and Project Introduction//
Intent of Document
This document provides a campus master
plan proposal to redevelop multiple
contiguous parcels under Healthpeak
Properties, Inc. ownership East of the 101
freeway. This project reflects the City’s
Shape SSF 2040 General Plan update
and rezoning increase in allowable FAR
for business/technology/life sciences
building space, from the current FAR of 0.5
to 2.0 (under Business Technology Park
- High land use designation). Additionally
the project proposes a Master Plan be
provided for additional parking pursuant
to the anticipated SSF Zoning Ordinance,
Section 20.330.0004. Healthpeak is
proposing the Vantage Campus Master
Plan at this time to provide an exemplary
model of the type of high quality new
development that can be achieved with an
increase in FAR in the East of 101 area.
Project introduction
Originally established as an industrial
hub for the Bay Area in the early 20th
Century, the City of South San Francisco
has evolved as the region has grown.
Since the mid-1970s establishment of
Genentech’s campus at Oyster Point, the
biotechnology sector has developed a
significant presence within the City and
transformed South San Francisco into a
vital biotechnology center for the region
and nation.
HCP Forbes, LLC is a real estate
investment trust that has established a
robust national portfolio of properties over
four decades in the fields of life sciences
and medical offices. The City of South
San Francisco comprises a significant
portion of Healthpeak’s properties and
development projects - including The
Cove, Nexus, Britannia Oyster Point,
Gateway Crossing, and Vantage Phase
1. The project described in this proposal
densifies and repositions the site westward
of Vantage Phase 1, and is a continuation
of Healthpeak’s commitment to advancing
South San Francisco’s position as a
cutting-edge, global leader for the life
sciences.
The proposed campus will expand on the
City of South San Francisco’s ability to
attract and house high caliber research
and development companies, by providing
additional new construction, speculative
lab/office space to prospective science
and technology tenants, with distinctive
architectural character and amenitized
outdoor open space that defines the
campus as a public destination within
the larger context of the surrounding
neighborhoods.
The increase in leasable commercial lab/
office space will provide for a substantial
growth in the population of highly trained
and specialized workers inhabiting and
flowing into the city on a daily basis.
Corollary effects could also include
increases in: foot and bicycle traffic,
public transit ridership, retail transactions,
commercial and community engagement.
Similar to Healthpeak Properties, Inc.’s
developments at The Cove and Nexus, this
project would also create an opportunity
to update the project site to current
sustainability standards for the City of
South San Francisco. Adding programmed
landscape design to the campus connects
the project with the city to create a thread
of green space that runs throughout the
neighborhood and beyond, creating a
shared experience at the human scale.
For visitors and workers arriving by car or
shuttle, a clearly articulated hierarchy of
vehicular circulation is strategically woven
through the site, to integrate with the
existing fabric of the city streets. Arrivals
and entry to the site will be marked with
appropriate architectural and site design
features, with public and internal view
corridors focusing sight lines to connect
directly to the central Amenity Building.
Parking structures pull the majority of
parking off the ground surface to cede
room to open expanses of featured
green space and outdoor amenities that
are scaled to be enjoyed on foot or by
bike. Service entry and access are also
considered, with deliberate placement of
service yards and loading docks oriented
to differentiate streams of traffic as
appropriate.
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Linking Outdoor Zone
Greenway Connections
City and Campus View
Campus Courtyard
1.2 Key Principles of Design//
Multiple gathering areas are organized
across the site, linked together by
a continuous east to west central
promenade. Secondary pathways extend
from the central promenade, connecting
directly to building lobbies. This dispersion
Connections are made between the central
promenade and Rails-to-Trails, located
directly south of the Project site, to create
a network of open space that extends
to the surrounding context of South San
Francisco. Pedestrians and cyclists can
The facade of each building pulls in
and out to create differentiated view
opportunities of the surrounding
mountains and the Bay. These formal
gestures provide form to the buildings,
while subdividing massing for scale.
Open space and internal roads are
separated to create a safe and active
internal campus courtyard. At the ground
level entries, the building facades pull back
to create additional outdoor space that
blends into the Campus Courtyard. With
of a range of outdoor spaces offers a
variety of locations to meet others, rest,
or participate in program activities. The
promenade that connects these spaces
is a spine that supports wayfinding and
movement through the courtyard.
utilize these secondary pathways that
connect the two parallel landscaped
pathways for exercise or access to the
site, situated away from traffic on public
streets.
Terraces located throughout the buildings
overlook the broader context of South San
Francisco and the open space courtyard
within the campus.
roads located primarily on the perimeter
of the site, and only one main point of
overlap with the walkways, the courtyard is
largely shielded from traffic and vehicular
noise. This allows for a rich and engaging
pedestrian environment between buildings.
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1.3 Conceptual Master Plan//
AMENITY
460
FORBES(Currently under
Construction)
C
D A
480 FORBES
(Previously
496 Forbes)
B
490 FORBES
(Previously
498 Forbes)
EF
Parking
Structure 3 Parking
Structure 2 Parking
Structure 1
Forbes Blvd.
Rails-To-Trails
Potential Future Fire Station (1 Acre Site)
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2 Project Setting
2.1 Regional Context
2.2 Local Context
2.3 Existing Site Information
2.4 Existing Site Photos
N
2.1 Regional Context//
The City of South San Francisco holds
a strategic location within the Bay Area,
sitting within proximity to the major
population centers of the North Bay, South
Bay, East Bay, San Francisco, and Silicon
Valley; within convenient access to SFO
International Airport, major highways,
and multiple modes of public transit and
private shuttle lines. The ease of access
allows for the city and development within
it’s boundaries to easily reach through the
region and beyond to attract and draw
talent from around the world to the City as
an exciting and connected venue.
As home to many of the world’s largest
biotechnology companies, leading
academic, commerical, and industrial
science and technology based research
institutions, the Bay Area and the City
of South San Francisco in particular
have evolved since the 1970’s into a
globally preeminant hub for the sciences.
Continual evolution and development
of the City’s identity as a cutting edge
biotechnology center will be an important
asset as the City moves into the 21st
century and beyond.
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2.2 Local Context//
The proposed project will be an extension
of a proposed life science research and
development campus, located in the City
of South San Francisco, between Highway
101 to the west and the San Francisco
Bay to the east. The project proposes
re-development and densification on a
827,601 sf multi-parcel site. The Vantage
project site is within a 15 minute walk to
Caltrain and is bound by Forbes Blvd.
along the north, Allerton Ave. along the
east, Rails-to-Trails along the south, and
an existing parcel (103860999) along
the western border. The current zoning
designation for the project site is Business
Technology Park-High (BTP-H). One
parcel is in permit review for two new Lab/
Office buildings, two were developed as
warehouse buildings, and the remaining
parcels are vacant.
Much like the rest of the Bay Area, the
site has cool summers, mild winters and
moderate rainfall during the winter/early
spring months. The most notable influence
on the site is the strong afternoon easterly
moving wind patterns that go up to 25
mph during spring and summer. Some
other factors that influence the site’s
microclimate is its location between the
San Bruno Mountains and the Coast
Range.
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Parcel Information
Existing Parcel
Address
Parcel No.Zoning Lot Size
(Acres)
Existing Use Existing Uses Adjacent
to the Site
480-490 Forbes
Blvd
015 050 890 BTP-H 7.484 Construction in
Progress*
Biotech, Warehouse,
Light Manufacturing,
Food Processing, R&D
Flex460 Forbes Blvd 015 050 900 BTP-H 3.026 Construction in prog-
ress
440 Forbes Blvd 015 050 230 BTP-H 5.167 Warehouse
“(To be demolished in
Phase 1)”
420 Forbes Blvd
015 050 710 BTP-H 1.105 Vacant Land
015 050 720 BTP-H 1.126 Vacant Land
(Future Fire Station Parcel)
015 050 730 BTP-H 1.091 Vacant Land
*Parcel 015050890 is currently entitled for 1.0 FAR lab/office and 3.0 stalls /1000 sf parking.
Total Site Area: 18.99 Acres (827,601 SF) - (Includes future fire station parcel)
Zoning: BTP-H (Business Technology Park)
2.3 Existing Site Information//
015050720103860999
015050730 015050710 015050890
015050230
015050900420 Forbes Blvd
440 Forbes Blvd
460 Forbes Blvd
480-490 Forbes Blvd
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1 View From Forbes Blvd. Looking East
2 View From Forbes Blvd. Looking South
5 View Looking South From Allerton Ave.6 Rails-to-Trails
3 View Looking At 460 Forbes Blvd.
4 Intersection Of Forbes Blvd. And Allerton Ave.
Photo Location Map
2.4 Existing Site Photos//
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Landscape Concept3
3.1 Landscape Overview
3.2 Outdoor Amenities
3.3 Campus Planting Strategy
3.4 Planting Palette
3.5 Site Materials
3.6 Site Furnishings
The Fissure
Campus Node
Paseo, Type A
Paseo, Type B
Gathering Areas
Building Entries
N
0 100 200
Site Diagram
3.1 Landscape Overview//
Master Plan Overview
The Vantage Campus is a programmatically
activated pedestrian corridor. It also has a
porous perimeter, opening up to the larger
urban context on the north and to the Rails
to Trails network on the south. The open
space design is a subtle woven hierarchy
of different circulation systems. There are
several main pedestrian connections or
Paseos that lead to an interior promenade
running continuously from east to west.
In order of importance, the main spaces
on the campus include: the Fissure, the
Paseos, and the Central Promenade.
The perimeter of the Campus will feature
native plants, while the interior spaces
will have a shade tolerant mix of low
water use grasses. Similar to what might
occur in a botanic garden, there will be
a number of special gardens, featuring
groupings of climate appropriate adaptive
plant materials from different continents:
Australia, South Africa, etc. There will also
be a large succulent garden, to showcase
water saving landscapes as well as the
sculptural beauty of this plant type.
The Fissure
The Fissure is a continuous artistic element
that defines the central promenade. It
changes form and function along the way,
transforming along its length to become
many things and amenities: a linear light,
a leaning rail, a bioswale rill, a grate with
plants growing through, a directional sign,
a bench, or a pedestrian gateway.
Paseos
A series of Paseos provide shared entries
into the Campus on the north/south axis.
At building entries, bridges span off of the
Paseo to connect pedestrians to interior
lobby spaces. Several bridges span over
stormwater swales. Through materiality,
the bridges provide distinction and clarity
of wayfinding. The Paseos are made of
linear precast pavers that are buff colored
and textured, to give the feeling of walking
on a more natural pathway. These spaces
meander and thicken to support soft
programs such as outdoor collaboration
spaces, meeting areas, and rest areas.
Adjacent to the Paseos, integrated
stormwater management solutions provide
site form and topographic definition. Two
of the Paseos connect to the Rails to
Trails network, thus providing alternative
transportation opportunities to tenants and
visitors. Two of the Paseos also function
as an emergency vehicle access lane,
though they are materially integrated within
the space. All of the Paseos connect to a
central promenade that runs east to west
throughout the Campus.
The Central Promenade
Additional paths running east to west
build off of the Paseos, which together
form the Central Promenade. The
Promenade functions as the central
pedestrian spine integrating the entire
campus. Portions of the Promenade
also function as an emergency vehicle
access lane, which is materially integrated
within the space. Often, promenades
are linear and materially repetitive. In
contrast, this promenade is intended
to be materially varied, to transform, to
provide discovery and mystery along its
length. The Promenade has an array of
programs including plazas, amphitheaters,
gateways, gardens, food truck areas,
assembly spaces, parks, and thoughtfully
integrated sport courts. Tall columnar
trees line portions of the Promenade
and help to transition to the scale of the
surrounding buildings, acting as green
walls and also framing the many spaces.
Additionally, an urban forest is integrated
along the Promenade with stands reaching
out towards Forbes and the Rails to Trails
to pull pedestrians into the Campus and
further the park-like feel while providing
additional wind protection. A majority of
the spaces along the promenade will be
made of textured integral concrete that
alternates in dynamic textures, creating a
chevron like pattern that points in various
directions.
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Recreation
Workspace
Quad
Dining
Gathering
Large Events
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Outdoor Amenities
3.2 Outdoor Amenities//Forbes + Allerton Streetscape Design
The public sidewalk at Forbes will be
tree lined and shaded; there will be a
continuous sidewalk which is punctuated
with driveways that lead to drop-off areas
and some off street parking. Streetscape
lighting standards will include fixtures
mounted for vehicular and pedestrian
safety and visibility. Campus flagpoles
will be incorporated as well as building
monument signage. These will be located
at the Paseo entries and will assist in
wayfinding. Where emergency access is
required along street frontage or within
the campus, street trees will be sized
at a maximum of 15’ tall to adhere to
jurisdictional regulations for emergency
access.
The Allerton Avenue streetscape will
include a continuous sidewalk that will
connect to the Central Promenade.There
are wide building setbacks in this area that
will provide planting buffers and access to
the campus open spaces and programs.
Internal Streetscape Design
Minimal surface parking including
accessible parking stalls, drop-off zones,
loading, and short-term parking are
provided near each building entry. The
parking garages include multiple access
points from perimeter streets and internal
campus circulation. The west drive
curves into the campus connecting to the
perimeter internal drive which provides
parking access adjacent to the Rails to
Trails. A central amenity building is located
adjacent to the east drive, while being
easily accessible to tenants and visitors
arriving via car.
Service Areas And Back-Of-House
Four service areas are integrated with
the drives to provide easy access for
deliveries and services. Loading docks will
be designed to provide sufficient space
for truck access and maneuver-ability.
Materially, the loading docks and access
areas will relate to the tan and gray tones
of the wider site language allowing these
spaces to feel more integrated into the
Campus. Site improvements within the
Vantage campus will provide connections
to the future Rails-to-Trails network, which
would provide easy access for commuters.
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Campus Gateways
Core Campus Area, Type A
Core Campus Area, Type B
Core Campus Area, Type C
Campus Node Planting
Lawn and Meadow Planting
Streetscape Planting
Building Edge and Service Area Planting
Stormwater Planting
Forest Planting
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Planting Plan
3.3 Campus Planting Strategy//
Landscape and plantings play an
important role in the overall campus
design. Plant specimens are grouped
into feature ‘gardens,’ which provide
immersive experiences to tenants and site
visitors. This includes succulent gardens,
South-African themed gardens and native
plant gardens. Allees of columnar trees
reinforce the linear quality of the east-west
Promenade and site features. Shade-loving
and shade-tolerant plantings are specified
for the main east-west Promenade which
receives morning and afternoon shade for
half of the year.
The site perimeter plantings, along the
external and internal streets, are filled with
California native and adapted plants. Large
columnar trees are used, when possible,
to help bring the scale of the office tower
buildings closer to a pedestrian scale.
Where emergency access is required along
street frontage or within the campus, street
trees will be sized at a maximum of 15’ tall
to adhere to jurisdictional regulations for
emergency access.
The majority of site plantings are to be
low water use and native or adapted
species, following Bay Friendly Planting
Requirements, as a baseline. Stormwater
treatment areas are included in the campus
master plan and are consistent with South
San Francisco C3 requirements. The
treatment areas include a mix of swales
and flow-through planters, featuring plants
that are adapted to occasionally wet
conditions and can be flooded during large
storm events.
Planting adjacent to service and back-of-
house areas are to be low maintenance,
low water use and adapted plantings. This
includes parking garage screening plants
and landscaped berms.
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1A 1C
1D 1E
1B
4F4D4C4B4A4E
41
2
1A
1B
1C
1D
1E
4B
4A
4C
4D
4E
4F
3A 3B 3C 3D
3H3E3F3G
2A
2D
2B
2E
2F
2G
2H
2C
3C
3D
3E
3F
3G
3H
3A
3B
3
5A 5B
5E5D
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6A 6B
6D6C 6E 6F 6G 6H
5
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5D
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6
6A
6B
6D
6C
6E
6F
6G
6H
2A 2C
2D 2E
2B
2F 2H2G
3.4 Planting Palette//
ZONE 4: SUCCULENTSZONE 1: CAMPUS GATEWAYS (MAIN ENTRIES)
ZONE 2: CORE CAMPUS, VIBRANT GREENS ZONE 5: BLUES & GRAYS
ZONE 3: CORE CAMPUS, REDS ZONE 6: LAWN AND MEADOW PLANTING
Olea europaea ‘Swan Hill’
Erigeron karvinskianus Leymus condensatus ‘Canyon Prince’
Festuca rubra Lomandra longifolia ‘Arctic Frost’
Lagunaria patersonii
Ginko biloba ‘Autumn Gold’
Cordyline australis ‘Purpurea’
Melaleuca nesophila
Eschscholzia californica Festuca idahoensis ‘Siskiyou Blue’
Salvia microphylla ‘Hot Lips’
Leucospermum ‘Blanche Ito’Salvia m. ‘Hot Lips’
Leucadendron ‘Cloudbank Ginny’Salvia ‘Pink’
Leucadendron salignum ‘Blush’Salvia ‘Bees Bliss’
Leucadendron ‘Purpurea’Erigeron karvinskianus
TREES
TREES
TREES
TREES
PERENNIALS & GRASSES PERENNIALS & GRASSES
PERENNIALS & GRASSES GROUNDCOVERS
SHRUBS
SHRUBS
SHRUBS SHRUBS
Casuarina cunninghamiana
Cedrus atlantica ‘Glauca’
Leucadendron argenteum
Lagunaria patersonii
Asparagus retrofractus Dianella becca
Lomandra longifolia ‘Lime Tuff’ Festuca rubra
Rosmarinus officinalis ‘Prostratus’
Senna phyllodinea
Cordyline australis ‘Red Sensation’Pelargonium Tomentosum
Agave attenuata ‘Nova’
Agave 'Ray of Light'
Senecio ‘Serpens’
Aloe polyphylla
Aloe ‘Blue Elf’
Agave 'Blue Glow'
TREES
Casuaria stricta
Araucaria heterophylla
Lomandra longifolia ‘Lime Tuff’
Lomandra longifolia ‘Nyalla’
PERENNIALS & GRASSES
Lomandra longifolia ‘Breeze’
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9C
9D
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9A
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7A
7B
7C
7D
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7G
7I
7H
7J
7K
7A
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7B 7C
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10J
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10B
10F
10K
10D
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10M
10I
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10I
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10K
10B
10J
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10L 10M
10E 10G10F 10H
ZONE 7: STREETSCAPE PLANTING ZONE 10: FOREST PLANTING
ZONE 8: BUILDING EDGE AND SERVICE AREA PLANTING
ZONE 9: STORMWATER TREATMENT PLANTINGS
3.4 Planting Palette//
Pelargonium tormentosum
Phlomis fruticosa
Carex tomentosa
Lomandra ‘Lime Tuff’
Rhus ovata
Festuca rubra
Juncus pallidus
Leymus condensatus ‘Canyon Prince’
TREES
PERENNIALS & GRASSES
PERENNIALS & GRASSES
SHRUBS & SCREENING
Metrosideros excelsus
Carex barbarae
Erigeron karvinskianus
Podocarpus g. ‘Pringles Dwarf’
Chondropetalum tectorum ‘El Campo’
TREES
TREES
Ulmus parvifolia ‘Drake’
Allocasuarina torulosa
Lagunaria pattersonii
Casuarina cunninghamiana
Casuaria stricta
Casuarina Stricta
Quercus Tomentella
Ceanothus ‘Ray Hartman’
Acacia ‘Cousin Itt’
Symphoricarpus albus var. laevigatus
‘Tilden Park’
Rhamnus californica ‘Eve Case’
Casuarina g. ‘Cousin Itt’
Artemesia x ‘Powis Castle’
Dianella spp.
Acacia ‘Cousin Itt’
Lomandra spp.
Symphoricarpus albus
var. laevigatus ‘Tilden Park’
Casuaria g. ‘Cousin Itt’
SHRUBS
SHRUBS
GROUNDCOVERS
GRASSES
PERENNIALS & GRASSES
Cistus x hybridus
Rhus ovata
Erigeron karvinskianus
Festuca mairei
Grevillea lanigera ‘Mt. Tamboritha’
Bouteloua gracilis ‘Blonde Ambition’
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Concrete Pavers MFR/Model: Acker-StoneSize: 4x12Pattern: Staggered Running Bond
Concrete Pavers
MFR/Model: Acker-Stone
Size: 4x12
Pattern: Staggered Running Bond
Concrete PavingColors: Natural and Integral, varies by location Finishes: Medium Broom and Exposed Aggregate
Integral Color Concrete Paving
Colors: ‘Pewter 860’
Finishes: Topcast Blue 75, Surface Retardant.
Integral Color Concrete Paving
Colors: ‘Light Grey (Carbon) 8084’
Finishes: Topcast Blue 75, Surface Retardant.
Integral Color Concrete PavingColors: 'Palomino 5447' Finishes: Topcast Blue 75, Surface Retardant.
Kebony Wood Decking
Finishes: Unfinished
Stone Pavers
MFR: Acker-stone
Vehicular Asphalt Paving W/Decorative
CoatingMFR/Model: 'DP-200' Coating/Creative Paving SolutionsPattern: Elongated Hexagon
Decomposed Granite - Stabilized Fines
Color: ‘Gold Pathway Fines’
MFR: American Soil & Stone.
Metal Walk-off Grate
MFR/Model: Hendricks Screen,
Profile Bar B12S
Pedestrain Elongated Hexagon Concrete
Unit Pavers (Pervious) Pattern 1Model: 'Elon'MAF: Keystone
Pedestrain Elongated Hexagon Concrete
Unit Pavers (Pervious) Pattern 2
Model: ‘Elon’
MAF: Keystone
Pedestrian Accent Paver Band
MFR/Model: Acker-Stone
3.5 Site Materials//
Campus Node
Gathering Areas
The Fissure
Paseo, Type a
Paseo, Type B
PromenadeBuilding Entry
The primary organizational element of
the site is the Fissure, which acts as a
continual anchor from east to west. The
Fissure is legible through the length of the
campus core and its materials vary along
its entirety. The images here illustrate
the different horizontal and vertical
expressions of the connector line.
The site materials and finishes change
with each supporting path type added to
the circulation hierarchy. The secondary
north-south paseos will be a mix of warm
gray ground face pavers, while tertiary
promenades will contrast with shades
of buff concrete. The warm color of the
promenade will brighten the campus
interior. Angled concrete score lines will
cut across the promenade and hinge
where the connector line crosses, creating
a chevron-like pattern of movement.
Finally, the most direct paths from door-to-
door will be a dark concrete with a subtle
aggregate finish.
Gathering areas and amphitheaters act
as termini to the promenade and paseos.
The finishes will include a variety of
warm materials such as elevated wooden
platforms that are inviting spaces and
add human-centered comfort and scale
through lighting and seating elements.
Furnishings and materials are conceptual
and shown for reference only.
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Sculptural LED Luminaire,
Wood and AluminumModel: ‘Rev Tilt’ Manufacturer: Structural
LED Tapered Poles, 16’ ht.Model: ‘Olivio’ Manufacturer: Selux
Wood Platforms
Wood Type: Pre-weathered Grey Thermory
Height: 18"
Seating Elements
Model: 'Pixel'
Manufacturer: mmcité
Circular Tables and Seats
MFR: Parc Centre Table & Stool
Color: Titanium
Community Tables and
Benches
MFR: Landscape Forms
Model: 'Rai'
Precast Conc Seat WallMFR: QCPModel: Shear Backless
Trash and Recycling
Receptacle
Model: 'Multiplicity'
Manufacturer: Landscape
Forms
Bike Racks
Material: Anodized Aluminum, Embedded Posts
Manufacturer: Landscape Forms
Seat WallsMaterial: Concrete, LED Accent Lighting (At Bench Reveals)
Shade Structure and Tables
Material: Tube Steel Shade Structure with
Hanging Metal Chains & Community Tables
'Green Line' Sculpture
MFR: Chambers Art & Design, Oakland
Vertical ScreensWind Screen
MFR: Bokmodern
3.6 Site Furnishings//
Site furnishings and lighting will be
selected to form a family with a common
design language and a common
characteristic, which will be the warmth
of the objects. Select furnishings such as
bike racks or special seating elements will
be bright colors of durable designs, adding
light during shady hours to the primary
gathering spaces. Seat walls, benches,
elongated stairs and leaning rails will
reinforce the Fissure itself and the linear
nature of the campus.
Furnishings and materials are conceptual
and shown for reference only.
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4 Urban Design andSite Planning
4.1
4.2
4.3
4.4
4.5
4.6
4.7
4.8
4.9
4.10
4.11
4.12
4.13
4.14
4.15
Proposed Site Improvements
Vehicular and Shuttle Connectivity with South San Francisco
Vehicular access and Parking
Bicycle and Pedestrian Connectivity with South San Francisco
Pedestrian Access and Amenities
Massing Strategies
Aerial Rendering
Rendered View: Forbes Blvd Frontage
Rendered View: Forbes Blvd Frontage
Rendered View: Allerton Ave Frontage
Rendered View: Interior Coutyard - Building C
Rendered View: Interior Coutyard - Building D
Rendered View: Central Promenade
Rendered View: Forbes Blvd Streetscape
Rendered View: West Gate
N
4.1 Proposed Site Improvements//
The easternmost parcel on the site (015
050 890) is currently entitled at 1.0 FAR to
allow for 2 new lab/office buildings with an
allowable parking ratio of 3.0 stalls / 1000
sf. These buildings have been identified
as 480 Forbes Blvd. and 490 Forbes Blvd.
respectively. The combined area for these
two buildings is 326,020 sf. The amenity
building (on parcel 015050900) is also
entitled.
Permits have been issued for 480 and 490
Forbes Blvd. and Amenities Building.
This application retains the previously
entitled 480 and 490 Forbes Blvd per the
design assumptions and their associated
parking ratio, and further develops the
proposed Vantage Campus Master Plan as
follows:
One remaining existing building on the
larger project site totaling approximately
105,000 sf will be demolished in Phase
1, 440 Forbes Blvd. This building will be
replaced with four new-construction lab/
office buildings of varying heights between
8-12 stories, an amenity building, and
potentially a Fire Station, for a total of
1,298,182 sf (with Fire Station) of new
construction.
The proposed project reflects a 2.01 FAR,
which includes 9,600 sf for a potential Fire
Station in addition to the 2.0 FAR allowed
per the City of South San Francisco’s
General Plan and Zoning Code update.
The total area of the proposed buildings,
Fire Station, and 480/490 Forbes Blvd.
would total 1,664,802 sf.
Healthpeak understands that the City is
considering a new fire station that can
better serve all of the East of 101 area. The
existing Fire Station #62 on Harbor Way
is located in the more southerly portion
of East of 101, and not in proximity to
the newer life sciences developments
occurring alongside of, and north of the
East Grand Avenue corridor. Healthpeak
sees the potential to work with the City
to realize a new, centrally located and
easily accessible fire station site within
the Vantage Campus Master Plan area.
Accordingly, this Master Plan identifies
a potential 1-acre site along Forbes
Boulevard that could potentially serve as
a new fire station location, and we look
forward to collaborating with the City to
determine whether, and how this site might
become an important piece in the City’s
efforts to improve fire service throughout
the area. The new fire station furthers new
City policies detailed in the General Plan
update, which require increased public
service coverage, including for fire service,
in East of 101.
The proposed project includes the addition
of internal roads that provide site access
and drop-off points from Forbes Blvd. and
Allerton Ave.
The proposed design also increases the
amount of green space on the project site
by approximately 102% from the existing
condition and provides opportunities
for amenities and services which serve
both the campus and larger community.
Pedestrian oriented circulation is also
incorporated into the landscape concept
of the proposed project, providing access
and engagement at the public interface
as well as cohesiveness across the
campus and connectivity to other nearby
Healthpeak Properties. These human-
scaled pathways also serve as a means to
knit the campus into the development of
the larger context of South San Francisco
by increasing engagement of pedestrians
and bicycle riders into the existing urban
fabric. Internal roadways and paths
will include pedestrian-scaled lighting,
benches, trash cans, and other pedestrian
amenities.
FORBE
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BUILDING C12 Floors / 237’ Height440,000 SF
490 FORBES (BLDG B)(Previously 498)6 Floors / 123’ Height179,345 SF
480 FORBES (BLDG A)(Previously 496)5 Floors / 106’ Height146,675 SF
460 Forbes (AMENITY BUILDING)(Currently under Construction)40,600 SF
BUILDING D8 Floors / 169’ Height249,000 SF
BUILDING E10 Floors / 203’ Height283,000 SF
BUILDING F10 Floors / 203’ Height316,582 SF
Potential Future Fire Station ~1 Acre Site
PARKING STRUCTURE 112 Floors+Roof 143’-6” Height1,194 Stalls
PARKING STRUCTURE 212 Floors+Roof143’-6” Height1,324 Stalls
PARKING STRUCTURE 311 Floors+Roof133’-4” Height1,136 Stalls
Parking for the project will include both surface
parking and three new multi-story parking
structures adjacent to the Rails-to-Trails on the
southern portion of the project. Surface parking
consists of parking areas that are placed in
proximity to new buildings on the campus.
The combined parking total will be 3,701 stalls,
with an overall on-site parking ratio of 2.24.
There will be 2.11 stalls /1000 sf for buildings
C-F, and 3.0 stalls/1000 sf as previously
entitled for buildings A and B.
480 & 490 FORBES PARKING + PROPOSED PARKING
Parking ID Levels Parking
Structure
Height (f)
Parking
Structure
Area (sf)
Occupancy Stalls
Provided
Proposed Surface Parking 1 (surface)n/a n/a n/a 47
Parking Structure 1 12+ Roof 143’-6”417,536 S-2 1,194
Parking Structure 2 12+ Roof 143’-6”417,536 S-2 1,324
Parking Structure 3 11+ Roof 133’-4”384,180 S-2 1,136
TOTAL 3,701
TOTAL SITE PARKING RATIO: 2.24 Stalls/1000 sf
(480 & 490 FORBES + PROPOSED)
PROPOSED BUILDINGS
Building ID Building
Area (sf)
Levels Building
Height (f)
Occupancy Parking Ratio
(Stalls/1000 sf)
Parking Stalls
Proposed
Building C 440,000 12 237’-0”B 2.11 928
Building D 249,000 8 169’-0”B 2.11 525
Building E 283,000 10 203’-0”B 2.11 597
Building F 316,582 10 203’-0”B 2.11 672
TOTAL 1,288,582 2.11 2,722
POTENTIAL FIRE STATION
Building ID Building Area (sf)Site Area (sf)
FIRE STATION 9,600 38,066 ~ (1 acre)
BUILDINGS WITH PERMIT
Building Address Building
Area (sf)
Parking Ratio
(Stalls/1000 sf)
Parking Stalls
Required
480 Forbes Blvd.
(Building A)
146,675 3.00 440
490 Forbes Blvd.
(Building B)
179,345 3.00 538
Amenity 40,600 --
TOTAL 366,620 3.00 978
*Refer to A-01, Reference Documents & Development Standards,
for information on permit numbers.
TOTAL SITE BUILDING AREA: 1,664,802 sf
(480 & 490 FORBES + PROPOSED + FIRE STATION)
TOTAL SITE BUILDING AREA: 1,655,202 sf
(480 & 490 FORBES + PROPOSED)
FAR: 2.00 (without Fire Station)
FAR: 2.01 (with Fire Station)
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PROJECT SITE
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RAILS-TO-TRAILS
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FORBES BLVD.
E. GRAND AVE.
BAY
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S.J.
C
Existing Bicycle and Pedestrian Trail
City Proposed Class II Buffered Bicycle Lanes
Caltrain Intermodel StationC
N
1000 400 ft200
Caltrain
+/- 0.75 Miles 15 min. Walk
City Proposed New/Upgraded Bicycle and Pedestrian Trail
(per SSF Bicycle Master Plan)
Potential Shuttle Stops (not in scope)
Cal Train Shuttle Stops
BART/Ferry Shuttle Stops
4.2 Vehicular and Shuttle Connectivity with South San Francisco//
The Project site is approximately one mile
from the South San Francisco Caltrain
station and South San Francisco Ferry
Terminal, and three miles from the South
San Francisco BART Station. The site
would be served by shuttles to BART,
Caltrain, and the ferry, either operated by
Genentech or Commute.org. The nearest
shuttle stop within a five minute walk of
the site is located at the intersection of
Allerton Avenue/Cabot Road, while a new
pair of shuttle stops are under construction
by the City at the East Grand Avenue/
Allerton Avenue intersection. A bicycle and
pedestrian trail that borders the project
stie will eventually connect to the Caltrain
station and ferry terminal as well.
Primary vehicle access is provided from
Forbes Boulevard via a perimeter roadway
that traverses the edge of the site and
connects to parking garage access points.
The perimeter road intersects Forbes
Boulevard along the northern edge of
the site. A right-in/right-out only access
driveway is provided in the southeast edge
of the site off of and onto Allerton Avenue.
Secondary access is provided on Forbes
for access to freight loading zones.
The Project is required to implement and
monitor a TDM Plan. The purpose of
this TDM Plan is provide transportation
services and site design features that
the use of non-auto modes, including
carpooling, biking, walking, and transit
use.
Other measures in consideration to
support Vehicle Miles Traveled (VMT)
reduction include:
Programs and Services
Provide Employer-Sponsored Vanpool/Point-to-Point Shuttle
Participate in or Enhance Commute.org Shuttle
Implement Commute Trip Reduction Marketing
Bicycle and Transit Riders Guide
Full-Time Transportation Coordinator
Implement Subsidized or Discounted Transit Program
Encourage Telecommuting and Alternative Work Schedules
On-site Carshare
Site Enhancement
Improved Bicycle Network
End-of-Trip Facilities
Bicycle Maintenance Facilities
On-Site Amenities
Parking Management
Provide Electric Vehicle Charging and Parking
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Emergency Vehicular Access
Primary Vehicular Access
Secondary Vehicular Access
Service Access
Drop Off Location
Entrance / Vehicle Entrance
Vehicle Site Entry
Render View
Main vehicle entry at Forbes Blvd.
4.3 Vehicular Access and Parking//
Three vehicular entries are proposed to
provide convenient access to the site: two
along Forbes Blvd. and one along Allerton
Ave. Roadways are positioned primarily
at the perimeter of the site, away from
pedestrian circulation. This separation
increases pedestrian safety, and enhances
the central open space, which is a key
organizing element of the campus. All
parking structure entries are positioned
along the internal drive to reduce queuing
on public roads. Drop-offs are located at
each building entry and are consolidated
when possible to reduce curb cuts. Service
entries are positioned in areas that will
minimize disruptions on Forbes Blvd. or
Allerton Ave. Roadways provide access for
emergency vehicles, with access extended
through drivable surfaces within the
landscape.
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4.4 Bicycle and Pedestrian Connectivity with South San Francisco//
Project bicycle access will be from both
the north and south site frontages. Along
the north frontage, access will be provided
from the City proposed Forbes Boulevard
Class II buffered bicycle lanes which are
included as a mitigation measure for the
499 Forbes development project. This
bicycle facility will provide a continuous
bikeway between the Project site and the
rehabilitated South San Francisco Caltrain
station, which is approximately 0.75
miles, or seven minutes bicycling, from
the Project site. Along the south frontage,
bicycle access will be provided via an
existing “Rails-To-Trails” Class I pathway
that runs between Roebling Road and
the Genentech campus. The Project will
provide multiple on-site access pathways
to provide direct connectivity to the Class
I trail.
The proposed building footprints and
lobbies are oriented around a central east-
west pedestrian corridor that connects
the building entrances to the parking
structures and amenity buildings. A series
of north-south pathways intersect the
east-west corridor and connect to the
transit and bicycle facilities along Forbes
Boulevard to the north and the Class I trail
to the south.
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Rail-To-Trails
Primary Circulation
Secondary Circulation
Entrance / Lobby
Elevator Cores
Render View
Amenity Building
4.5 Pedestrian Access and Amenities//
The proposed master plan is focused
on safety and quality of space, and
to that end pedestrian pathways are
separated from vehicular traffic when
possible. Internalized routes allow for
a more active and visually stimulating
pedestrian environment, complemented by
diverse landscape opportunities. Multiple
connections extend off of the site to the
Rails-to-Trails along the southern edge of
the property to enhance the open space
network and encourage people to actively
engage in outdoor activities. Pathways
also extend to the City proposed shuttle
stops and provide convenient access to
other public transit connections.
An amenity building will support both the
campus and the surrounding communities
of South San Francisco. The program of
this centrally located building will activate
the site and serve as a hub for the Project
and the community.
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Building Massing
Parking Structures
4.6 Massing Strategies//
Building A and B have a very distinctive and iconic sculptural
massing articulation. Each floor is stepping and cantilevering
outward towards the north east corner from ground to top.
The massing articulation proposed for the remaining
masterplan buildings aims at complementing but not
overwhelming Building A and B iconic expression.
The parking structures massing and
articulation along the south edge
of the site adopt a series of design
strategies aiming at reducing the
overall scale of the buildings.
A similar stepping articulation is proposed only at the base of
the building for the first two levels by pushing inward these
floor plates. One one hand this moves generates a more
friendly pedestrian scale at the base of the building, on the
other hand provides a wider open space buffer along Forbes
Blvd.
A similar move is proposed in specific locations at the top
of the buildings. The top floors are pulled in at the corners
thus generating outdoor terraces at these levels , providing
an amenity for the building occupants and generating an
articulated skyline.
The exterior screen is lowered to
parapet versus maintaining it at top
of the elevator overrun.
The exterior screen is articulated in
two distinctive masses by shifting
a portion of the screen in plan
and introducing a second material
expression..
The exterior screen is lifted from the
ground in some specific locations
around the perimeter to further
relate to the pedestrian scale and
experience.
The roof of the parking structure
provides an opportunity for solar
panels.
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4.7 Aerial Rendering//
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2 5
1 4 7
3 6
2
1 High Performance Insulated
Glazing Units
Insulated Glazing Units With Shadow Box
Low-Iron High Performance
Insulated Glazing Units
Metal Fins
Metal Panels
Perforated Metal Cladding
System
Cast-In-Place ConcreteHigh Performance Insulated Glazing Units (Buildings A and B for reference only)
Insulated Glazing Units With Shadow Box
(Buildings A and B for reference only)
4.8 Rendered View: Forbes Blvd Frontage//
4
1
2
1
53
2
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2 5
1 4 7
3 6
2
1
3
5
5
6
3
1
High Performance Insulated
Glazing Units
Insulated Glazing Units With Shadow Box
Low-Iron High Performance
Insulated Glazing Units
Metal Fins
Metal Panels
Perforated Metal Cladding
System
Cast-In-Place ConcreteHigh Performance Insulated Glazing Units (Buildings A and B for reference only)
Insulated Glazing Units With Shadow Box
(Buildings A and B for reference only)
4.9 Rendered View: Forbes Blvd Frontage//
1
2
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3 6
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1
3
1
2
1
2
4
5
3
1
High Performance Insulated
Glazing Units
Insulated Glazing Units With Shadow Box
Low-Iron High Performance
Insulated Glazing Units
Metal Fins
Metal Panels
Perforated Metal Cladding
System
Cast-In-Place ConcreteHigh Performance Insulated Glazing Units (Buildings A and B for reference only)
Insulated Glazing Units With Shadow Box
(Buildings A and B for reference only)
4.10 Rendered View: Allerton Ave Frontage//
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3 6
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1
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1
High Performance Insulated
Glazing Units
Insulated Glazing Units With Shadow Box
Low-Iron High Performance
Insulated Glazing Units
Metal Fins
Metal Panels
Perforated Metal Cladding
System
Cast-In-Place ConcreteHigh Performance Insulated Glazing Units (Buildings A and B for reference only)
Insulated Glazing Units With Shadow Box
(Buildings A and B for reference only)
4.11 Rendered View: Interior Courtyard - Building C//
1
1
3
2
5
4
3
3
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3 6
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1
1
3
3
High Performance Insulated
Glazing Units
Insulated Glazing Units With Shadow Box
Low-Iron High Performance
Insulated Glazing Units
Metal Fins
Metal Panels
Perforated Metal Cladding
System
Cast-In-Place ConcreteHigh Performance Insulated Glazing Units (Buildings A and B for reference only)
Insulated Glazing Units With Shadow Box
(Buildings A and B for reference only)
4.12 Rendered View: Interior Courtyard - Building D//
4
1
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5
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2
1
3 6
High Performance Insulated Glazing Units (Buildings A and B for reference only)
Insulated Glazing Units With Shadow Box
(Buildings A and B for reference only)
High Performance Insulated
Glazing Units
Insulated Glazing Units With Shadow Box
Low-Iron High Performance
Insulated Glazing Units
Metal Fins
Metal Panels
Perforated Metal Cladding
System
Cast-In-Place Concrete
4.13 Rendered View: Central Promenade//
4
1
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3
6
6
7
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2
1
3 6
2
3
1
5
High Performance Insulated Glazing Units (Buildings A and B for reference only)
Insulated Glazing Units With Shadow Box
(Buildings A and B for reference only)
High Performance Insulated
Glazing Units
Insulated Glazing Units With Shadow Box
Low-Iron High Performance
Insulated Glazing Units
Metal Fins
Metal Panels
Perforated Metal Cladding
System
Cast-In-Place Concrete
4.14 Rendered View: Forbes Blvd Streetscape //
1
3
5
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2
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3 6
High Performance Insulated Glazing Units (Buildings A and B for reference only)
Insulated Glazing Units With Shadow Box
(Buildings A and B for reference only)
High Performance Insulated
Glazing Units
Insulated Glazing Units With Shadow Box
Low-Iron High Performance
Insulated Glazing Units
Metal Fins
Metal Panels
Perforated Metal Cladding
System
Cast-In-Place Concrete
4.15 Rendered View: West Gate//
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5 Appendix A: Design Guidelines
5.1 Reference Documents and Development Standards
5.2 Proposed Subdivision Concept
5.1 Reference Documents and Development Standards//
Reference Documents
GENERAL PLAN (ADOPTED 1999)
The South San Francisco General Plan
sets forth goals and policies to guide
the intent in zoning and the City’s future
growth and development.
EAST OF 101 AREA PLAN
(ADOPTED 1994)
The East of 101 Area Plan was adopted
to guide more specific aspects related to
the intent of development for this area that
were not addressed in the General Plan or
other regulatory documents.
APPROVED 2022 GENERAL PLAN AND
ZONING ORDINANCE
Reference Projects
• Vantage Buildings A, B and Amenity
Address: 480 Forbes Blvd., 490 Forbes Blvd. and 460 Forbes Blvd.
Status: Permits issued for the following projects:
B21-1186 – Sitework
B21-1188 – Building A Foundation
B21-1189 – Building A Structure and Warm Core and Shell
B21-1191 – Building B Foundation
B21-1192 – Building B Structure and Warm Core and Shell
E21-0760 – Engineering for the grading (this permit is under
HDCCo)
B22-1356 – Foundation Amenity Structure and Warm Core
and Shell
B21-1922 – 460 Sitework
Development Standards
SOUTH SAN FRANCISCO MUNICIPAL CODE – TITLE 20 ZONING
Table 20.110.003
Development Standards – Employment District
Additional Development Standards
A. Maximum Height. Building heights
east of Highway 101 and within the
Business Professional Office zoning
district are allowed the maximum height
limits permissible under Federal Aviation
Regulations Part 77 and San Francisco
International Airport ALUCP Critical
Aeronautical Surfaces requirement.
Standard BTP-H Proposed
Lot Size
Minimum Lot Size (sq.ft.)43,560 East of 101 Conforms. See “Subdivision Concept”
Minimum Lot Width (ft)50 Conforms. See “Subdivision Concept”
Maximum Floor Area Ratio (FAR)2.0 for Clean Technology, Office
and Research & Development w/
community benefit
Conforms. See “Subdivision Concept”
Maximum Lot Coverage (% of lot)60 Conforms. See “Subdivision Concept”
Building Form and Location
Maximum Height (ft)
Main Building See note (A) in “Additional
Development Standards” below.
See heights listed on “Subdivision
Concept”. Heights do not exceed SFO
planning limits. Final FAA approval to
be determined.
Accessory Building 20 n/a
Minimum Yards (ft)
Front 20 Conforms. See “Subdivision Concept”
Interior Side 0 Conforms. See “Subdivision Concept”
Street Side 10 Conforms. See “Subdivision Concept”
Rear 0 Conforms. See “Subdivision Concept”
Additional Standards
Minimum Amount of Landscaping (% of site)15%26%
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0 64 128 ft
Parcel 5
Parcel 4
Parcel 3Parcel 2Parcel 1Parcel A
Parcel 9 Parcel 8 Parcel 7
Parcel 6
FORBES BLVD
ALL
E
R
T
O
N
A
V
E
.
RAILS-TO-TRAILS
F
430 Forbes
Bldg Height: 203’
E
450 Forbes
Bldg Height: 203’
Amenity
460 Forbes
Bldg Height: 47’
PS 1
452 Forbes
Bldg Height: 137’-1”
PS 2
442 Forbes
Bldg Height: 137’-1”
PS 3
422 Forbes
Bldg Height: 137’-1”
D
470 Forbes
Bldg Height: 169’
C
415 Allerton
Bldg Height: 237’
A
480 Forbes
(Previously 496)
B
490 Forbes
(Previously 498)
Site Property Line
Setback Yard Designation
Setback (Front: 20’, Street Side: 10’, Interior/Rear: 0’)
Existing Parcel Lines To Be Reconfigured
Proposed Parcel Lines
FRONT
FRONT
FRO
N
T
I
N
T
E
R
I
O
R
/
R
E
A
R
INTERIOR / REAR
FRONT
Site Property Line
Proposed Parcel Lines
Existing Parcel Lines To Be Reconfigured
Setback Yard Designation
Setback (Front: 20’, Street Side: 10’, Interior/Rear: 0’)N
0 64 128ft
5.2 Proposed Subdivision Concept//
* Parcel areas shown in
Proposed Subdivision
Concept are schematic.
Areas will be defined in the
Tentative Subdivision map.
Parcel Lot Size (sf)Lot Coverage (%)
Parcel 1 (Proposed)*+/- 77,350 sf +/- 47%
Parcel 2 (Proposed)*+/- 70,927 sf +/- 42%
Parcel 3 (Proposed)*+/- 83,797 sf +/- 43%
Parcel 4 (Proposed)*+/- 81,448 sf +/- 41%
Parcel 5 (Proposed)*+/- 115,152 sf +/- 30%
Parcel 6 (Proposed)*+/- 104,390 sf +/- 40%
Parcel 7 (Proposed)*+/- 68,374 sf +/- 32%
Parcel 8 (Proposed)*+/- 122,552 sf +/- 45%
Parcel 9 (Proposed)*+/- 65,545 sf +/- 42%
Parcel A (Proposed)*+/- 38,066 sf +/- 25%
Total +/- 827,601 sf +/- 39%
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VIEW 1 - FORBES BLVD. LOOKING EAST
VIEW 2 - FORBES BLVD. LOOKING SOUTH
VIEW 4 - FORBES BLVD. AND ALLERTON AVE.
INTERSECTION
VIEW 3 - LOOKING AT 466 FORBES BLVD.
VIEW 5 - LOOKING SOUTH FROM ALLERTON VIEW 6 - RAILS TO TRAILS
PHOTO LOCATION MAP
PROPOSED BLDG. D
470 FORBES BLVD.
LOT 3
PROPOSED BLDG. C
415 ALLERTON AVE.
LOT 6
PROPOSED PARKING
STRUCTURE 1
452 FORBES BLVD.
LOT 8
PROPOSED PARKING
STRUCTURE 2
442 FORBES BLVD.
LOT 8
AMENITY BLDG
(UNDER PERMIT REVIEW)
460 FORBES BLVD.
LOT 7
BLDG. A
(UNDER CONSTRUCTION
480 FORBES BLVD.
LOT 4
B L D G . B
(U N D E R C O N S T R U C T I O N )
4 9 0 F O R B E S B L V D .
L O T 5
FORBES BLVD.
A L L E R T O N A V E.
PROPOSED PARKING
STRUCTURE 3
422 FORBES BLVD.
LOT 9
PROPOSED BLDG. E
450 FORBES BLVD.
LOT 2
PROPOSED BLDG. F
430 FORBES BLVD.
LOT 1
20' SET BACKPROPERTY LINE
RAILS TO TRAILS
FUTURE
FIRE STATION
LOT A
FORBES BLVD.
A L L E R T O N A V E.
20' SET BACKPROPERTY LINE
RAILS TO TRAILS
PROPOSED BLDG. D
470 FORBES BLVD.
LOT 3
PROPOSED BLDG. C
415 ALLERTON AVE.
LOT 6
PROPOSED PARKING
STRUCTURE 1
452 FORBES BLVD.
LOT 8
PROPOSED PARKING
STRUCTURE 2
442 FORBES BLVD.
LOT 8
AMENITY BLDG
(UNDER PERMIT REVIEW)
460 FORBES BLVD.
LOT 7
BLDG. A
(UNDER CONSTRUCTION
480 FORBES BLVD.
LOT 4
B L D G . B
(U N D E R C O N S T R U C T I O N )
4 9 0 F O R B E S B L V D .
L O T 5
PROPOSED BLDG. D
PROPOSED BLDG. C
PROPOSED PARKING
STRUCTURE 1
PROPOSED PARKING
STRUCTURE 1
AMENITY BLDG.
UNDER PERMIT REVIEW
BLDG. A
UNDER
CONSTRUCTION
BLDG. B
UNDER
CONSTRUCTION
RAILS TO TRAILS
FORBES BLVD.
A L L E R T O N A V E.
PROPOSED BLDG. D
PROPOSED BLDG. C
PROPOSED PARKING
STRUCTURE 1
PROPOSED PARKING
STRUCTURE 1
AMENITY BLDG.
UNDER PERMIT REVIEW
BLDG. A
UNDER
CONSTRUCTION
FORBES BLVD.
A L L E R T O N A V E.
BLDG. B
UNDER
CONSTRUCTION
RAILS TO TRAILS
A 279' AMSL
BLDG C:
B 42' AMSL
C 237' AMSL
A 169' AMSL
BLDG D:
B 40'-6" AMSL
C 209'-6" AMSL
PS 2:
A 184'-0" AMSL
B 40'-6" AMSL
C 143'-6" AMSL
PS1 :
A 184'-0" AMSL
B 40'-6" AMSL
C 143'-6" AMSL
PARKING STRUCTURE 1 & 2 - NORTH ELEVATION
TOP OF CORE:
184'-0" AMSL
BUILDING D - NORTH ELEVATION
TOP OF MECH SCREEN:
209'-6" AMSL
BUILDING C - NORTH ELEVATION
TOP OF MECH SCREEN:
279'-0" AMSL
015-050-900
015-050-890
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2
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2
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2
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2
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A 3 .0 .0 2
1
A3.3.01
2
PROPOSED BLDG. D
470 FORBES BLVD.
LOT 3
8 STORIES
249,000 SF
PROPOSED BLDG. C
415 ALLERTON AVE.
12 STORIES
440,000 SF
AMENITY BLDG
(UNDER PERMIT REVIEW)
460 FORBES BLVD.
LOT 7
2 STORIES
40,600 SF
BLDG. A
(UNDER CONSTRUCTION)
480 FORBES BLVD.
LOT 4
5 STORIES
146,675 SF
BLDG. B
(UNDER CONSTRUCTION)
490 FORBES BLVD.
LOT 5
6 STORIES
179,345 SF
PROPOSED BLDG. PS1
452 FORBES BLVD.
LOT 8
12 STORIES
417,536 SF
PROPOSED BLDG. PS2
442 FORBES BLVD.
LOT 8
12 STORIES
417,536 SF
FORBES BLVD.
A L L E R T O N A V E.
20' SET BACK
PROPERTY LINE
SERVICE
YARD
SERVICE
YARD
RAILS TO TRAILS
4
|
A
3
.
0
.
0
1
B
1
2 | A3.0.01
A1
A1
A2
A2
3
|
A
3
.
0
.
0
1
3
|
A
3
.
0
.
0
1
4
|
A
3
.
0
.
0
1
2 | A3.0.01
B
1
B2
B2
B1
B1
3 | A3.0.02
2 | A3.0.02
3 | A3.0.02
2 | A3.0.02
PROPOSED BLDG. D
470 FORBES BLVD.
LOT 3
8 STORIES
249,000 SF
PROPOSED BLDG. C
415 ALLERTON AVE.
12 STORIES
440,000 SF
AMENITY BLDG
(UNDER PERMIT REVIEW)
460 FORBES BLVD.
LOT 7
2 STORIES
40,600 SF
BLDG. A
(UNDER CONSTRUCTION)
480 FORBES BLVD.
LOT 4
5 STORIES
146,675 SF
BLDG. B
(UNDER CONSTRUCTION)
490 FORBES BLVD.
LOT 5
6 STORIES
179,345 SF
PROPOSED BLDG. PS1
452 FORBES BLVD.
LOT 8
12 STORIES
417,536 SF
PROPOSED BLDG. PS2
442 FORBES BLVD.
LOT 8
12 STORIES
417,536 SF
FORBES BLVD.
A L L E R T O N A V E.
20' SET BACK
PROPERTY LINE
RAILS TO TRAILS
SERVICE
YARD
SERVICE
YARD
SITE ACCESSIBILITY LEGEND
ACCESSIBLE PATH OF TRAVEL
ACCESSIBLE PARKING
ACCESSIBLE PATH OF TRAVEL - PARKING
ACCESSIBLE DROP OFF ZONE
ACCESSIBLE SIDEWALKS ON PRIVATE ROADWAYS
AREAS OF PLAZA, GARDENS, OPEN SPACE
WITH ACCESSIBLE SURFACES
STRIPED CROSSWALK AT ROADWAY
NOTE:
1. ALL SIDEWALKS MEET ACCESSIBLE PATH OF TRAVEL REQUIREMENTS.
NO RUNNING SLOPES GREATER THAN 5%, NO CROSS SLOPES
GREATER THAN 2%.
2. REFER TO PARKING DRAWINGS FOR ADA PARKING COUNT
REQUIREMENTS.
SERVICE ENTRY
PARKING ENTRY
MAIN ENTRY
ACCESSIBLE SIDEWALKS ON PUBLIC ROADWAYS
PROPOSED BLDG. D
470 FORBES BLVD.
LOT 3
8 STORIES
249,000 SF
PROPOSED BLDG. C
415 ALLERTON AVE.
12 STORIES
440,000 SF
AMENITY BLDG
(UNDER PERMIT REVIEW)
460 FORBES BLVD.
LOT 7
2 STORIES
40,600 SF
BLDG. A
(UNDER CONSTRUCTION)
480 FORBES BLVD.
LOT 4
5 STORIES
146,675 SF
BLDG. B
(UNDER CONSTRUCTION)
490 FORBES BLVD.
LOT 5
6 STORIES
179,345 SF
PROPOSED BLDG. PS1
452 FORBES BLVD.
LOT 8
12 STORIES
417,536 SF
PROPOSED BLDG. PS2
442 FORBES BLVD.
LOT 8
12 STORIES
417,536 SF
FORBES BLVD.
A L L E R T O N A V E.
20' SET BACK
PROPERTY LINE
SERVICE
YARD
SERVICE
YARD
RAILS TO TRAILS
26' - 6"
15' - 0"
29' - 11"
26' - 0"
28' - 0"
15' - 3 1/2"
28' - 3"
21' - 5 1/4"
PROPOSED PARKING
STRUCTURE 3
422 FORBES BLVD.
LOT 9
11 STORIES
384,180 SF
PROPOSED BLDG. E
450 FORBES BLVD.
LOT 2
10 STORIES
PROPOSED BLDG. F
430 FORBES BLVD.
LOT 1
10 STORIES
FUTURE
FIRE STATION
LOT A
30' - 0"
26' - 0"
200'
200'
200'
200'
200'
200' 200'
200'200'
200'
200'
200'
200'
150' - 0"
150' - 0"
20' - 0"
75' - 0"
2
0'
-
0"
200'
200'
36' - 0"
20' - 0"
150' - 0"
EVA ACCESS LEGEND
PROPOSED EVA ACCESS
PROPOSED AERIAL FIRE ACCESS
PROPOSED EVA ENTRY
PROPOSED HOSE ACCESS
PROPOSED BLDG. D
470 FORBES BLVD.
LOT 3
8 STORIES
249,000 SF
PROPOSED BLDG. C
415 ALLERTON AVE.
12 STORIES
440,000 SF
AMENITY BLDG
(UNDER PERMIT REVIEW)
460 FORBES BLVD.
LOT 7
2 STORIES
40,600 SF
BLDG. A
(UNDER CONSTRUCTION)
480 FORBES BLVD.
LOT 4
5 STORIES
146,675 SF
BLDG. B
(UNDER CONSTRUCTION)
490 FORBES BLVD.
LOT 5
6 STORIES
179,345 SF
PROPOSED BLDG. PS1
452 FORBES BLVD.
LOT 8
12 STORIES
417,536 SF
PROPOSED BLDG. PS2
442 FORBES BLVD.
LOT 8
12 STORIES
417,536 SF
FORBES BLVD.
A L L E R T O N A V E.
20' SET BACK
PROPERTY LINE
SERVICE
YARD
SERVICE
YARD
RAILS TO TRAILS
26' - 6"
15' - 0"
29' - 11"
26' - 0"
28' - 0"
15' - 3 1/2"
28' - 3"
21' - 5 1/4"
200'
200'
200'200'
200'
200'
75' - 0"
20' - 0"
EVA ACCESS LEGEND
PROPOSED EVA ACCESS
PROPOSED AERIAL FIRE ACCESS
PROPOSED EVA ENTRY
PROPOSED HOSE ACCESS
A3.1.01
2
C-C
C-B
C-A
C-14
C-13 C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1A3.1.01
1
A3.1.02
1
A 3 .1 .0 2
2
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
LOADING DOCK
AREA
PLAZA
RAILS TO TRAILS
ALLERTON AVE
1 0 ' - 1 0 1 /4 "10' - 10 1/4"
1 5 7 ' - 3 1 /4 "
145' - 10 1/4"
LOBBY
3' - 0"
1 4 ' - 5 "
4
1
'
-
2
7
/
8
"
1
2
1
'
-
2
7
/
8
"
46' - 2 3/4"
3'
-
0
"
43
'
-
6
"
56' - 9 1/2"22' - 0"
12
7
'
-
0
"
C-15
1 3 4 ' - 8 3 /4 "
3 ' - 0 "
134' - 8 3/4"
3' - 0"
C-D
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1
0
.
0
0
°
1
2
.
0
0
°
5 .4 4 °
9 9.0 4 °
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
LOADING DOCK AREA
BELOW
A3.0.02
10
C-15
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
1 0 ' - 1 0 1 /4 "10' - 10 1/4"
1 5 7 ' - 3 1 /4 "
151' - 7 1/2"
1 4 ' - 5 "
1
2
1
'
-
4
3
/
8
"
13
2
'
-
7
5
/
8
"
4
1
'
-
4
3
/
8
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
8'
-
7
5
/
8
"
1 3 4 ' - 8 3 /4 "
134' - 8 3/4"
3 ' - 0 "
3' - 0"
8' - 9 1/4"
C-D
C-D.2
2
'
-
1
0
1
/
4
"
2 1 ' - 8 3 /4 "21' - 8 3/4"
1
0
.
0
0
°
1
2
.
0
0
°
5 .4 4 °
2.49°
2.13°
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
A3.0.02
10
C-15
14' - 6 1/4"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
4 ' - 1 "
1 0 ' - 1 0 1 /4 "10' - 10 1/4"
1 6 8 ' - 1 1 1 /4 "
157' - 4 1/2"
1
2
7
'
-
0
"
13
8
'
-
3
1
/
4
"
134' - 8 3/4"
3' - 0"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
14
'
-
3
1
/
4
"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"C-D
C-D.2
2 1 ' - 8 3 /4 "21' - 8 3/4"
1
0
.
0
0
°
4.10°
4.76°
1 0 .3 0 °
1
0
.
0
0
°
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
A3.0.02
10
C-15
C-D
14' - 6 1/4"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"
1 0 ' - 1 0 1 /4 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
4 ' - 1 "
1
2
7
'
-
0
"
13
8
'
-
3
1
/
4
"
134' - 8 3/4"
3' - 0"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
14
'
-
3
1
/
4
"
1 6 8 ' - 1 1 1 /4 "
157' - 4 1/2"
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1
0.
0
0°
1
0
.
0
0°
4.10°
4.76°
1 0 .3 0 °
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
A3.0.02
10
C-15
C-D
14' - 6 1/4"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"
1 0 ' - 1 0 1 /4 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
4 ' - 1 "
1
2
7
'
-
0
"
13
8
'
-
3
1
/
4
"
134' - 8 3/4"
3' - 0"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "
1 6 8 ' - 1 1 1 /4 "
157' - 4 1/2"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
14
'
-
3
1
/
4
"
3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1
0
.
0
0
°
1
0
.
0
0°
4.10°
1 0 .3 0 °
4.76°
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
OUTDOOR DECK
A3.0.02
10
C-15
C-D
2' - 6"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"
1 0 ' - 1 0 1 /4 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
4 ' - 1 "
1
2
7
'
-
0
"
134' - 8 3/4"3' - 0"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "
1 6 8 ' - 1 1 1 /4 "
145' - 4 1/4"
3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
2'
-
6
"
13
'
-
1
1
/
8
"
12
6
'
-
6
"
13' - 3 1/2"
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1 0 .3 0 °
1
0
.
0
0
°
1
0
.
0
0
°
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
A3.0.02
10
C-15
C-D
3' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"1 0 ' - 1 0 1 /4 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
4 ' - 1 "
1
2
7
'
-
0
"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "
1 6 8 ' - 1 1 1 /4 "
145' - 10 1/4"
12
7
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
134' - 8 3/4"
3' - 0"
2
'
-
1
1
"
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1
0
.
0
0
°
1
0
.
0
0
°
1 0 .3 0 °
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
A3.0.02
10
C-15
C-D
3' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
4 ' - 1 "
1
2
7
'
-
0
"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "
12
7
'
-
0
"
134' - 8 3/4"
3' - 0"
1 6 8 ' - 1 1 1 /4 "
145' - 10 1/4"
3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"
1 0 ' - 1 0 1 /4 "
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1
0
.
0
0
°
1 0 .3 0 °
1
0
.
0
0°
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
A3.0.02
10
C-15
C-D
3' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
4 ' - 1 "
1
2
7
'
-
0
"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "
12
7
'
-
0
"
134' - 8 3/4"
3' - 0"
1 6 8 ' - 1 1 1 /4 "
145' - 10 1/4"
1 0 ' - 1 0 1 /4 "
3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1
0
.
0
0
°
1
0
.
0
0°
1 0 .3 0 °
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
A3.0.02
10
C-15
C-D
3' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
4 ' - 1 "
1
2
7
'
-
0
"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "
12
7
'
-
0
"
134' - 8 3/4"
3' - 0"
1 6 8 ' - 1 1 1 /4 "
145' - 10 1/4"
1 0 ' - 1 0 1 /4 "
3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1
0
.
0
0
°
1 0 .3 0 °
1
0
.
0
0°
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
A3.0.02
10
C-15
C-D
3' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
4 ' - 1 "
1
2
7
'
-
0
"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "
12
7
'
-
0
"
134' - 8 3/4"
3' - 0"
1 6 8 ' - 1 1 1 /4 "
145' - 10 1/4"
1 0 ' - 1 0 1 /4 "
3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
4
4
'
-
0
"
3
'
-
0
"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1
0
.
0
0
°
1
0
.
0
0°
1 0 .3 0 °
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
OUTDOOR DECK
OUTDOOR DECK
A3.0.02
10
C-15
C-D
3' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 ' - 6 "
1
1
5
'
-
3
3
/
8
"
1 3 4 ' - 8 3 /4 "
3 ' - 0 "
10
9
'
-
1
0
3
/
4
"
116' - 10 3/4"
7' - 2"
1 4 5 ' - 4 1 /4 "
145' - 10 1/4"
1 0 ' - 1 0 1 /4 "
3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
3
5
'
-
3
1
/
2
"
29
'
-
1
0
3
/
4
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
1'
-
1
1
"
1
4
'
-
1
1
/
4
"
2 4 ' - 9 1 /2 "
8
'
-
8
1
/
2
"
1
'
-
1
1
"
23' - 11"
2 0 ' - 0 1 /2 "
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1
0
.
0
0
°
8
.
1
3
°
8.97°
1
4
.
4
1
°
1
0
.
0
0
°
1 0 .3 0 °
A3.1.01
2
C-C
C-B
C-A
C-14
C-13
C-12
C-11
C-10
C-9
C-8 C-7 C-6 C-5 C-4 C-3 C-2 C-1
A3.1.01
1
A 3 .1 .0 2
2
A3.0.02
10
C-15
C-D
3' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"10' - 10 1/4"
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
2 2 ' - 0 "
3 ' - 0 "
1 3 4 ' - 8 3 /4 "
145' - 10 1/4"
1 0 ' - 1 0 1 /4 "
1 4 5 ' - 1 0 1 /4 "
3
'
-
0
"
4
4
'
-
0
"
3
3
'
-
0
"
3
5
'
-
9
"
1
1
5
'
-
9
"
3 ' - 0 "
30
'
-
1
1
/
2
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
11
0
'
-
1
1
/
2
"
117' - 2 3/4"
7' - 5 3/4"
C-D.2
2 1 ' - 8 3 /4 "
21' - 8 3/4"
1.87°
1
0
.
0
0°
8.97°
1
4
.
4
1
°
35
'
-
8
1
/
4
"
33
'
-
0
"
41
'
-
4
1
/
2
"
A3.2.01
3
A3.2.01
4
A3.2.01
1
D
C
B
A
3 4 5 6 7 8 9 10 11 1221 13
A.2
C.9
4.2 13.2
A3.2.01
2
LOADING DOCK
AREA
FORBES BLVD.
PLAZA
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"
2' - 11 1/4"
1' - 11 1/2"
2' - 6"
44' - 6 1/2"203' - 7"
3' - 7 1/2"
2' - 6"
224' - 11 1/2"
2' - 5 1/2"
11
0
'
-
0
3
/
4
"
2' - 11 1/4"
35' - 10"
44' - 8 1/2"
10' - 9 1/2"
32
'
-
9
"
87' - 0 1/4"
4 6' - 7 1/2"
6'
-
4
"
33
'
-
0
"
44
'
-
0
"
3'
-
5
3
/
4
"
LOBBY
3'
- 6 1
/2"
2' - 11 1/4"
45.00°
1.43°
11.89°
3.18°
1.43°
45.39°
8 6.2 8 °
A3.2.01
3
A3.2.01
4
A3.2.01
1
D
C
B
A
3 4 5 6 7 8 9 10 11 1221 13
A.2
C.9
4.2 13.2
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0" 14' - 11 7/8"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
A3.2.01
2LOADING DOCK
AREA BELOW
214' - 11 1/4"
1' - 11 5/8"
11
5
'
-
7
3
/
4
"
2' - 11 1/4"
224' - 9 1/4"
2' - 3 1/4"
2' - 6"
80
'
-
0
"
47
'
-
0
"
2' - 11 1/4"
2' - 11 1/4"
2'
-
6
"
9' - 2 5/8"
2'
-
7
7
/
8
"
2'
-
7
3
/
8
"
3'
- 6 3
/8"
45.00°
1.43°
16.70°
1.51°
A3.2.01
3
A3.2.01
4
A3.2.01
1
D
C
B
A
3 4 5 6 7 8 9 10 11 1221 13
A.2
C.9
4.2 13.2
A3.2.01
2
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0" 10' - 2 1/8"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
232' - 1 5/8"
1' - 11 5/8"
12
7
'
-
0
"
230' - 6"
8' - 0"2' - 6"
80
'
-
0
"
47
'
-
0
"
2'
-
6
"
3'
- 6 3
/8"
45.00°
19.98°
8' - 6 1/2"
A3.2.01
3
A3.2.01
4
A3.2.01
1
D
C
B
A
3 4 5 6 7 8 9 10 11 1221 13
A.2
C.9
4.2 13.2
A3.2.01
2
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0" 10' - 2 1/8"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
232' - 1 5/8"
1' - 11 5/8"
12
7
'
-
0
"
230' - 6"
8' - 0"2' - 6"
80
'
-
0
"
47
'
-
0
"
2'
-
6
"
3'
- 6 3
/8"
45.00°
19.98°
8' - 6 1/2"
A3.2.01
3
A3.2.01
4
A3.2.01
1
D
C
B
A
3 4 5 6 7 8 9 10 11 1221 13
A.2
C.9
4.2 13.2
A3.2.01
2
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0" 10' - 2 1/8"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
232' - 1 5/8"
1' - 11 5/8"
12
7
'
-
0
"
230' - 6"
8' - 0"2' - 6"
80
'
-
0
"
47
'
-
0
"
2'
-
6
"
3'
- 6 3
/8"
45.00°
19.98°
8' - 6 1/2"
A3.2.01
3
A3.2.01
4
A3.2.01
1
D
C
B
A
3 4 5 6 7 8 9 10 11 1221 13
A.2
C.9
4.2 13.2
A3.2.01
2
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0" 10' - 2 1/8"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
232' - 1 5/8"
1' - 11 5/8"
12
7
'
-
0
"
230' - 6"
8' - 0"2' - 6"
80
'
-
0
"
47
'
-
0
"
2'
-
6
"
3'
- 6 3
/8"
45.00°
19.98°
8' - 6 1/2"
A3.2.01
3
A3.2.01
4
A3.2.01
1
D
C
B
A
3 4 5 6 7 8 9 10 11 1221 13
A.2
C.9
4.2 13.2
A3.2.01
2
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0" 10' - 2 1/8"
3'
-
0
"
44
'
-
0
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
232' - 1 5/8"
1' - 11 5/8"
12
7
'
-
0
"
230' - 6"
8' - 0"2' - 6"
80
'
-
0
"
47
'
-
0
"
2'
-
6
"
3'
- 6 3
/8"
45.00°
19.98°
8' - 6 1/2"
A3.2.01
3
A3.2.01
4
A3.2.01
1
D
C
B
A
3 4 5 6 7 8 9 10 11 1221 13
A.2
C.9
4.2 13.2
A3.2.01
2
OUTDOOR DECK
OUTDOOR DECK
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"
34
'
-
1
1
1
/
8
"
33
'
-
0
"
44
'
-
0
"
2'
-
5
3
/
4
"
208' - 5 7/8"
1' - 11 5/8"
11
4
'
-
4
7
/
8
"
208' - 4 1/2"
7' - 7 1/4"
38
'
-
0
"
32
'
-
4
3
/
4
"
44
'
-
6
"
2'
-
6
"
3'
- 6 3
/8"
45.00°
19.98°
7' - 4"
3.18°
3 3 .6 9 °
3.18°
8' - 6 1/2"
8' - 4"
2' - 9 1/4"
2'
-
6
"
1' - 5"1'
-
4
3
/
4
"
A3.2.01
3
A3.2.01
4
A3.2.01
1
D
C
B
A
3 4 5 6 7 8 9 10 11 1221 13
A.2
C.9
4.2 13.2
A3.2.01
2
22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"22' - 0"
35
'
-
4
5
/
8
"
33
'
-
0
"
44
'
-
0
"
3'
-
0
"
2' - 0"
8' - 0"
38
'
-
0
"
32
'
-
1
1
"
44
'
-
6
"
2'
-
6
"
3'
- 6 3
/8"
45.00°
3.18°
3.18°
11
5
'
-
4
1
/
2
"
11.31°
209' - 1"
9' - 1"
208' - 6 3/4"
2' - 6 3/4"
3 3 .6 9 °
2' - 11 1/4"
FD
UP UPUP
AA
BB
CC
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32
B6
B6
B3
B3
A8
A6
A2
B4
A5
A3
B7B7
A7A7
A4A4
A9
18.317.9 30.8 31.629.8
16
'
-
2
"
1'
-
1
"
20
'
-
0
"
9'
-
3
"
11
'
-
1
0
"
4'
-
8
"
16
'
-
5
"
27
'
-
9
"
1'
-
7
"
17
'
-
3
"
12
6
'
-
0
"
16
'
-
2
"
1'
-
1
"
21
'
-
8
"
7'
-
7
"
15
'
-
2
"
1'
-
4
"
16
'
-
5
"
5'
-
0
"
22
'
-
9
"
1'
-
7
"
17
'
-
3
"
BIKE
STORAGE
MAIN
ELEC.
ROOM
ELEV
02
STAIR
02
STAIR
03
ELEV
03A
ELEV
03A
ELEV
03B
ELEV
03B
DOMESTIC
WATER
PUMP
ROOM
MPOE
10' - 2"5' - 1"6' - 3"9' - 0"15' - 3"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"15' - 3"15' - 3"15' - 3"4' - 6"9' - 0"
6' - 3"
3' - 1"12' - 2"15' - 3"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"15' - 3"7' - 6"7' - 9"7' - 0"8' - 3"
FIRE
PUMP
ROOM
RAMP UP @ 6.24%
RAMP UP @ 6.24%
ECR
FD
FEC
FECFEC
FEC
FEC
FEC
SP SP
FECMAIN
ELEC.
ROOM
MPOE
STORAGE
BIKE
STORAGE
ELEV
01
ELEV
01
STAIR
01
ELEV
02
RAMP UP @ 6.24%
RAMP UP @ 6.24%
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 161.4 2.3
A3.3.01
1
A3.3.01
2
A3.3.02
2
A3.3.02
1
UP DN UPDN UPDN
DN DN
AA
B
B
CC
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32
B6B6
B3
B3
A8
A6
A2
B4
A5
A3
B7
B7
A7A7
A4A4
A9
18.317.9 30.8 31.629.8123456789101112131415161.4 2.3
ELEV
02
STAIR
02
STAIR
03
ELEV
03A
ELEV
03A
ELEV
03B
ELEV
03B
16
'
-
2
"
1'
-
1
"
20
'
-
0
"
9'
-
3
"
11
'
-
1
0
"
4'
-
8
"
16
'
-
5
"
27
'
-
9
"
1'
-
7
"
17
'
-
3
"
12
6
'
-
0
"
16
'
-
2
"
1'
-
1
"
21
'
-
8
"
7'
-
7
"
15
'
-
2
"
1'
-
4
"
16
'
-
5
"
5'
-
0
"
22
'
-
9
"
1'
-
7
"
17
'
-
3
"
10' - 2"5' - 1"6' - 3"9' - 0"15' - 3"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"15' - 3"15' - 3"15' - 3"4' - 6"15' - 3"3' - 1"12' - 2"15' - 3"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"15' - 3"7' - 6"7' - 9"7' - 0"8' - 3"
ELEC.
CLO
ELEC.
CLO
RAMP DN @ 5.59%
RAMP DN @ 5.59%RAMP UP @ 5.59%
FD
FD
RAMP UP @ 5.59%
SP
FECFEC
SP
FEC
FEC
FEC
FEC
FEC
RAMP UP @5.59 %RAMP UP @5.59 %
RAMP UP @5.59 %RAMP UP @5.59 %
ELEV
02
ELEV
01
ELEV
01
STAIR
01
FEC
FEC
FEC
FEC
FEC
FEC
FEC
FEC
520' - 6"
A3.3.01
1
A3.3.01
2
A3.3.02
2
A3.3.02
1
AA
BB
CC
17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32
B6
B6
B3
B3
A8
A6
A2
B4
A5
A3
B7
B7
A7A7
A4
A4
A9
18.317.9 30.8 31.629.8123456789101112131415161.4 2.3
OPEN TO BELOW
OPEN TO BELOW
OPEN TO BELOW
OPEN TO BELOW
ELEV
02
STAIR
02 STAIR
03
ELEV
03A
ELEV
03A
ELEV
03B
ELEV
03B
16
'
-
2
"
1'
-
1
"
20
'
-
0
"
9'
-
3
"
11
'
-
1
0
"
4'
-
8
"
16
'
-
5
"
27
'
-
9
"
1'
-
7
"
17
'
-
3
"
12
6
'
-
0
"
16
'
-
2
"
1'
-
1
"
21
'
-
8
"
7'
-
7
"
15
'
-
2
"
1'
-
4
"
16
'
-
5
"
5'
-
0
"
22
'
-
9
"
1'
-
7
"
17
'
-
3
"
10' - 2"5' - 1"6' - 3"9' - 0"15' - 3"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"15' - 3"15' - 3"15' - 3"4' - 6"9' - 0"6' - 3"
3' - 1"
12' - 2"15' - 3"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"15' - 3"7' - 6"
7' - 9"
7' - 0"8' - 3"
RAMP DN RAMP DN @ 5.59%
RAMP DN @ 5.59%
FD
FD
SP
FEC
SP
FEC
FEC
FEC
FEC
FECFEC
520' - 6"
FEC
FEC
FEC
FEC
FEC
FEC
FEC
FD
FD
ELEV
01
STAIR
01
ELEV
01
ELEV
02
RAMP UP @5.59 %
RAMP UP @5.59 %
A3.3.01
1
A3.3.01
2
A3.3.02
2
A3.3.02
1
P.L.P.L.
BUILDING C BUILDING B
TOP OF MECH SCREEN:
237'-0"
TOP OF MECH SCREEN:
123'-0"
S.B.
EVA /
SERVICE RD.
FORBES BLVD.
TOP OF TERRACE:
188'-0"
TOP OF TERRACE:
86'-0"
BUILDING A BEYOND
BUILDING ABUILDING C
TOP OF MECH SCREEN:
237'-0"
TOP OF MECH SCREEN:
106'-0"
P.L.P.L.S.B.
EVA /
SERVICE RD
DROP OFF FORBES BLVD.
TOP OF TERRACE:
188'-0"
P.L.P.L.
BUILDING DAMENITY
EVA /
SERVICE RD.
FORBES BLVD.
S.B.
TOP OF MECH SCREEN:
169'-0"
TOP OF MECH SCREEN:
47'-0"
TOP OF TERRACE:
120'-0"
PARKING STRUCTURE 1&2BUILDING D
P.L.S.B.
FORBES BLVD.EVA /
SERVICE RD.
P.L.
TOP OF MECH SCREEN:
169'-0"
TOP OF CORE :
143'-6"
TOP OF TERRACE:
120'-0"
AMENITY
BEYOND
TOP OF MECH SCREEN:
237'-0"
BUILDING C
S.B.P.L.P.L.
EVA/
SERVICE ROAD
ALLERTON
AVE.
TOP OF TERRACE:
188'-0"
TOP OF TERRACE:
86'-0"
BUILDING A BUILDING B
TOP OF MECH SCREEN:
123'-0"
S.B.P.L.P.L.
EVA/
SERVICE ROAD
ALLERTON
AVE.
TOP OF MECH SCREEN:
106'-0"
BUILDING D
PARKING STRUCTURE
1 & 2
P.L.P.L.
EVA/
SERVICE ROAD
EVA/
SERVICE ROAD
TOP OF TERRACE:
120'-0"
TOP OF MECH SCREEN:
169'-0"
TOP OF CORE:
143'-6"
TOP OF MECH SCREEN:
47'-0"
PARKING STRUCTURE 1 & 2AMENITY
P.L.P.L.
EVA/
SERVICE ROAD
EVA/
SERVICE ROAD
P.L.
BUILDING DBUILDING ABUILDING B
TOP OF MECH SCREEN:
123'-0"
TOP OF MECH SCREEN:
106'-0"
TOP OF MECH SCREEN:
169'-0"
BUILDING C BEYOND
PARKING STRUCTURE
1 & 2 BEYOND
S.B.P.L.
TOP OF TERRACE:
120'-0"
0' - 0"
C - LEVEL 1
18' - 0"
C - LEVEL 2
35' - 0"
C - LEVEL 3
52' - 0"
C - LEVEL 4
69' - 0"
C - LEVEL 5
86' - 0"
C - LEVEL 6
103' - 0"
C - LEVEL 7
120' - 0"
C - LEVEL 8
137' - 0"
C - LEVEL 9
154' - 0"
C - LEVEL 10
171' - 0"
C - LEVEL 11
188' - 0"
C - LEVEL 12
205' - 0"
C - ROOF
5
1
3
4
5
1
2
5
5
3
4
7
7
1
237' - 0"
D - MECH.
SCREEN
4
5
0' - 0"
C - LEVEL 1
18' - 0"
C - LEVEL 2
35' - 0"
C - LEVEL 3
52' - 0"
C - LEVEL 4
69' - 0"
C - LEVEL 5
86' - 0"
C - LEVEL 6
103' - 0"
C - LEVEL 7
120' - 0"
C - LEVEL 8
137' - 0"
C - LEVEL 9
154' - 0"
C - LEVEL 10
171' - 0"
C - LEVEL 11
188' - 0"
C - LEVEL 12
205' - 0"
C - ROOF
5
1
3
4
7
1
7
15
4
237' - 0"
D - MECH.
SCREEN
2
5
1
2
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT
HIGH PERFORMANCE INSULATED GLAZING UNIT 3
PAINTED METAL PANEL 5
6
GLASS GUARDRAIL
PAINTED PERFORATED METAL PANEL
EXTERIOR MATERIAL LEGEND
7
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX
DECORATIVE METAL SECURITY SCREEN8
EXPOSED CONCRETE9
HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX4
0' - 0"
C - LEVEL 1
18' - 0"
C - LEVEL 2
35' - 0"
C - LEVEL 3
52' - 0"
C - LEVEL 4
69' - 0"
C - LEVEL 5
86' - 0"
C - LEVEL 6
103' - 0"
C - LEVEL 7
120' - 0"
C - LEVEL 8
137' - 0"
C - LEVEL 9
154' - 0"
C - LEVEL 10
171' - 0"
C - LEVEL 11
188' - 0"
C - LEVEL 12
205' - 0"
C - ROOF
1
3
4
6
1
5
4
5
5
4
3
237' - 0"
D - MECH.
SCREEN
5
2
0' - 0"
C - LEVEL 1
18' - 0"
C - LEVEL 2
35' - 0"
C - LEVEL 3
52' - 0"
C - LEVEL 4
69' - 0"
C - LEVEL 5
86' - 0"
C - LEVEL 6
103' - 0"
C - LEVEL 7
120' - 0"
C - LEVEL 8
137' - 0"
C - LEVEL 9
154' - 0"
C - LEVEL 10
171' - 0"
C - LEVEL 11
188' - 0"
C - LEVEL 12
205' - 0"
C - ROOF
5
5
3
4
7
4
1
1
237' - 0"
D - MECH.
SCREEN
5
2
1
2
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT
HIGH PERFORMANCE INSULATED GLAZING UNIT 3
PAINTED METAL PANEL 5
6
GLASS GUARDRAIL
PAINTED PERFORATED METAL PANEL
EXTERIOR MATERIAL LEGEND
7
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX
DECORATIVE METAL SECURITY SCREEN8
EXPOSED CONCRETE9
HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX4
120' - 0"
D - LEVEL 8
103' - 0"
D - LEVEL 7
86' - 0"
D - LEVEL
69' - 0"
D - LEVEL 5
52' - 0"
D - LEVEL 4
35' - 0"
D - LEVEL 3
18' - 0"
D - LEVEL 2
0' - 0"
D - LEVEL 1
137' - 0"
D - LEVEL ROOF
4
5
5
3
4
7
1
5
1
169' - 0"
D - MECH.
SCREEN
2
120' - 0"
D - LEVEL 8
103' - 0"
D - LEVEL 7
86' - 0"
D - LEVEL
69' - 0"
D - LEVEL 5
52' - 0"
D - LEVEL 4
35' - 0"
D - LEVEL 3
18' - 0"
D - LEVEL 2
0' - 0"
D - LEVEL 1
137' - 0"
D - LEVEL ROOF
4
5
5
3
4
7
1
5
169' - 0"
D - MECH.
SCREEN
120' - 0"
D - LEVEL 8
103' - 0"
D - LEVEL 7
86' - 0"
D - LEVEL
69' - 0"
D - LEVEL 5
52' - 0"
D - LEVEL 4
35' - 0"
D - LEVEL 3
18' - 0"
D - LEVEL 2
0' - 0"
D - LEVEL 1
137' - 0"
D - LEVEL ROOF
4
5
5
3
4
7
1
5
5
169' - 0"
D - MECH.
SCREEN
120' - 0"
D - LEVEL 8
103' - 0"
D - LEVEL 7
86' - 0"
D - LEVEL
69' - 0"
D - LEVEL 5
52' - 0"
D - LEVEL 4
35' - 0"
D - LEVEL 3
18' - 0"
D - LEVEL 2
0' - 0"
D - LEVEL 1
137' - 0"
D - LEVEL ROOF
4
5
5
3
4
7
1
1
5
169' - 0"
D - MECH.
SCREEN
2
1
2
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT
HIGH PERFORMANCE INSULATED GLAZING UNIT 3
PAINTED METAL PANEL 5
6
GLASS GUARDRAIL
PAINTED PERFORATED METAL PANEL
EXTERIOR MATERIAL LEGEND
7
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX
DECORATIVE METAL SECURITY SCREEN8
EXPOSED CONCRETE9
HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX4
40' - 6"
PS - LEVEL 1
51' - 10"
PS - LEVEL 2
63' - 2"
PS - LEVEL 3
74' - 6"
PS - LEVEL 4
84' - 8"
PS - LEVEL 5
94' - 10"
PS - LEVEL 6
105' - 0"
PS - LEVEL 7
115' - 2"
PS - LEVEL 8
125' - 4"
PS - LEVEL 9
135' - 6"
PS - LEVEL 10
145' - 8"
PS - LEVEL 11
155' - 10"
PS - LEVEL 12
166' - 0"
PS - LEVEL 13
176' - 2"
PS - LEVEL 14
194' - 2"
PS - TOP OF
CORE
P.L.
EVA
SERVICE RD
8
1
5
4
6
40' - 6"
PS - LEVEL 1
51' - 10"
PS - LEVEL 2
63' - 2"
PS - LEVEL 3
74' - 6"
PS - LEVEL 4
84' - 8"
PS - LEVEL 5
94' - 10"
PS - LEVEL 6
105' - 0"
PS - LEVEL 7
115' - 2"
PS - LEVEL 8
125' - 4"
PS - LEVEL 9
135' - 6"
PS - LEVEL 10
145' - 8"
PS - LEVEL 11
155' - 10"
PS - LEVEL 12
166' - 0"
PS - LEVEL 13
176' - 2"
PS - LEVEL 14
194' - 2"
PS - TOP OF
CORE
5
1
4
6
8
10
1
2
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT
HIGH PERFORMANCE INSULATED GLAZING UNIT 3
PAINTED METAL PANEL 5
6
GLASS GUARDRAIL
PAINTED PERFORATED METAL PANEL
EXTERIOR MATERIAL LEGEND
7
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX
DECORATIVE METAL SECURITY SCREEN8
EXPOSED CONCRETE9
HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX4
METAL LOUVERS10
40' - 6"
PS - LEVEL 1
51' - 10"
PS - LEVEL 2
63' - 2"
PS - LEVEL 3
74' - 6"
PS - LEVEL 4
84' - 8"
PS - LEVEL 5
94' - 10"
PS - LEVEL 6
105' - 0"
PS - LEVEL 7
115' - 2"
PS - LEVEL 8
125' - 4"
PS - LEVEL 9
135' - 6"
PS - LEVEL 10
145' - 8"
PS - LEVEL 11
155' - 10"
PS - LEVEL 12
166' - 0"
PS - LEVEL 13
176' - 2"
PS - LEVEL 14
194' - 2"
PS - TOP OF
CORE
P.L.
EVA
SERVICE RD
4
1
5
8
9
10
40' - 6"
PS - LEVEL 1
63' - 2"
PS - LEVEL 3
74' - 6"
PS - LEVEL 4
84' - 8"
PS - LEVEL 5
94' - 10"
PS - LEVEL 6
105' - 0"
PS - LEVEL 7
115' - 2"
PS - LEVEL 8
125' - 4"
PS - LEVEL 9
135' - 6"
PS - LEVEL 10
145' - 8"
PS - LEVEL 11
155' - 10"
PS - LEVEL 12
166' - 0"
PS - LEVEL 13
176' - 2"
PS - LEVEL 14
194' - 2"
PS - TOP OF
CORE
9
8
5
6
10
1
2
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT
HIGH PERFORMANCE INSULATED GLAZING UNIT 3
PAINTED METAL PANEL 5
6
GLASS GUARDRAIL
PAINTED PERFORATED METAL PANEL
EXTERIOR MATERIAL LEGEND
7
LOW-IRON HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX
DECORATIVE METAL SECURITY SCREEN8
EXPOSED CONCRETE9
HIGH PERFORMANCE INSULATED GLAZING UNIT WITH BACK PAINTED SHADOW BOX4
METAL LOUVERS10
CLEAR GLASS W/ SHADOW BOX + METAL PANELCLEAR GLASS W/ SHADOW BOX + LOW IRON GLASS PERFORATED ALUMINUM PANEL
(PARKING STRUCTURE)
PERFORATED ALUMINUM PANEL
(PARKING STRUCTURE)
LAMINATED GLASS
CLEAR GLASS W/ SHADOW BOX CLEAR GLASS LOW-IRON GLASS
CAST-IN-PLACE CONCRETE
(PARKING STRUCTURE
METAL PANEL / MULLION METAL SECURITY SCREEN
(PARKING STRUCTURE)
METAL LOUVER
(PARKING STRUCTURE)
Vehicular Directional Signage
ED
EV
Pedestrian Directional Signage
EP Parking Identification
Vehicular Directional Signage
EF Building Directory
EM Monument Identification Signage
EH High-Rise Identification Signage
EG Project Identification Signage
EW Wall Mounted Signage Locations to be determined
LEGEND
PHASE 1
BLDG. BBLDG. A
AMENITY
FORBES BLVD.
AL
L
E
R
T
O
N
A
V
E
N
U
E
.
SITE PLAN N
G.1.100
VANTAGE PHASE 2
470 FORBESBLVD.
SITESIGNAGE LOCATION PLAN
JP
JI
0 50 100 200
Note: Building Footprints are conceptual and sign locations are approximate and illustrative.
NOTE: PHASE 1 FOR REFERENCE ONLY
04/12/2023
REVISION 2
SIGN TYPE
1
4
3
0
3
4
0
3
100
25
20
75
250
75
35
1,440
100
100
60
25 75
0
1,440
1000
0
105
TOTAL PROPOSED
SIGNAGE
SQUARE FOOTAGE
TOTAL
QTY
South San Francisco Municipal Code
* Chapter 20.360 Signs
Section 20.360.006 : General Standards
M : Monument Signs : 10 ft height max
N : High Rise Identification : upper most story
illuminated channel letters
Section 20.360.008 : Sign Standards for
Non Residential Districts
T
Monument : 1 per site, max sq ft 60 High Rise
Building Identification : 1 sq ft per linear ft of
building frontage
Section 20.360.010 Master Sign Program
D : Allowable Modifications : may provide for
additonal sign area and deviations from the
standards
SYMBOL
(TENANT OCCUPANCY IS UNKNOWN AT THIS TIME)
SQ FT EACH TOTAL SQ FT
Vehicular Directional Signage
ED
EV
Pedestrian Directional Signage
EP Parking Identification
Vehicular Directional Signage
EF Building Directory
EM Monument Identification Signage
EH High-Rise Identification Signage
EG Project Identification Signage
EW Wall Mounted Signage
PHASE 1
G.1.100
VANTAGE PHASE 2
470 FORBESBLVD.
SIGN SQUARE FOOTAGE( PRELIMINARY )
JP
JI
.10
NOTE: PHASE 1 FOR REFERENCE ONLY
04/12/2023
REVISION 2
Signage
234' - 0"
28' - 0"
7'
-
6
"
91
'
-
0
"
This sign type is located at the building roofline but not above the roofline.
The purpose of this sign is to identify the major building occupants from a greater viewing dis-
tance. Tenant logo use is acceptable. Illustrative example of signage locations below.
Sign Info: Maximum Sign Area not to exceed 234 Square Feet.
Quantity : 2 Per building with at least four stories, 1 on any facade.
Fabricated Stainless Steel individual channel letters/logos with
face lit or halo lit warm white illumination. Letters/logos are
mounted to building facade without exposed raceway or visible
fasteners or attachments. Color to be determined by tenant.
Note: All text is shown for design intent only.
Illumination: Dimmable Internally Illuminated Sign.
Color: Warm White 4000K.
EH / High-Rise Identification Sign
SKYLINE SIGNAGE / BUILDING B / EAST ELEVATION
G.1.102
VANTAGE PHASE 2
470 FORBESBLVD.
SKYLINE SIGNAGE
JP
JI
Note: Building Elevations are conceptual and sign locations are approximate and illustrative.
NOTE: PHASE 1 FOR REFERENCE ONLY
04/12/2023
REVISION 2
Signage
SKYLINE SIGNAGE / BUILDING B / EAST ELEVATION
G.1.103
VANTAGE PHASE 2
470 FORBESBLVD.
SKYLINE SIGNAGE NIGHT VIEW
JP
JI
Note: Building Elevations are conceptual and sign locations are approximate and illustrative.
NOTE: PHASE 1 FOR REFERENCE ONLY
04/12/2023
REVISION 2
PHASE 1
G.1.104
VANTAGE PHASE 2
470 FORBESBLVD.
SIGNAGE RENDERING
JP
JI
NOTE: PHASE 1 FOR REFERENCE ONLY
04/12/2023
REVISION 2
Letter Visibility For Building Mounted Tenant Identification
Many factors such as design composition, contrast, lighting, site lines, etc.
contribute to optimal legibility for building mounted tenant ientification
using logos and type. The main requirement for optimal legibility is
determining the correct letter/logo size that will properly communicate
the identity message to the probable viewing locations.
1000 ft viewing distance = minimum required 43“ letter height
500 ft viewing distance = minimum required 22” letter height
Major tenants will size and display their logo / name after considering
the viewing distance, the allowable square footage, and the visual impact
on the surrounding environment.
Letter Visibility For Building Mounted Tenant Identification
Daylight letter visibility, white on dark background Daylight letter visibility, dark on light background
with day/night vinyl faces
Night letter visibility will show internally illuminated
White faces.
ABC Company ABC Company ABC Company
10
0
0
F
T
10
0
0
F
T
10
0
0
F
T
10
0
0
F
T
PHASE 1
N
G.1.105
VANTAGE PHASE 2
470 FORBESBLVD.
SIGN VISIBILITY(PRELIMINARY)
JP
JI
Note: Building Footprints are conceptual and sign locations are approximate and illustrative.
NOTE: PHASE 1 FOR REFERENCE ONLY
04/12/2023
REVISION 2
ELEVATION / SIGN TYPE EG / SITE MONUMENT
CROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADS
460 | 480 | 490
EG / Site Monument / Night View
CROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADS
460 | 480 | 490
Sign Type EG: 50" tall x 12'-6" wide x 9" thick
stainless steel monument. Sign frame to have a
brushed face with brushed returns. Finish: #4
brushed finish with vertical grain. Metal finish to
match architects sample. ( Type 316 ).
1.5" thick x 9" tall logo / graphic with painted
face and satin edges and halo-lit illumination.
Color: Black. Sheen: Matte.
1/8" thick x 134" wide x 13.25" tall stainless steel
panel with perforated pattern, brushed face
and satin edges. Finish: #4 brushed finish.
1" thick x 5.5" tall (varies) metal letters / logo
with painted finish. Color: Black. Sheen: Matte.
1/8" thick x 134" wide x 13.25" tall stainless steel
panel with perforated pattern, brushed face
and satin edges. Finish: #4 brushed finish.
1/8" thick x 134" wide x 13.25" tall metal panel
with painted finish. Color: Grey. Sheen: Matte.
1/2" thick x 3.5" tall (varies) metal letters with
painted finish. Color: White. Sheen: Matte.
Concrete base with integral colored finish.
Color: Black.
Illumination: Internally Illuminated Sign.
Dimmable. Color: Warm White 4000K.
1
2
3
4
5
6
7
8
NOTESEG / Site Monument
ELEVATION N.T.S.
12' - 8"
5"
45
"
1
3
6
7
4
5
2
8
Building A
490 Forbes
Tenant A
Tenant B
Sign Type EF: 5'-5" tall x 1'-6" wide x 3" thick
brushed stainless steel monument. Sign to have
brushed metal face with applied letters. Finish:
Matte. Metal color and finish to match
architects sample.
.5" thick x 2" tall (varies) metal letters with
painted finish. Color: Grey. Sheen: Matte.
.5" thick x 3" tall (varies) metal letters / logo
with painted finish. Color: Black. Sheen: Matte.
Etched graphics with enamel fill. Color: Black,
Red + White. Sheen: Matte.
Note: All text is shown for design intent only.
Illumination: None.
Max. Allowable Square Footage: 9 sq. ft.
Mow Strip: Fabricator to provide 4 inch wide
mow strip around entire sign.
1
2
3
4
NOTESEF / Building Directory
ELEVATION SIDENTS
1' - 6"3"
5'
-
5
"
1
2
3
4
ELEVATION, SIDE VIEW / SIGN TYPE EF / BUILDING DIRECTORY1 G.5.0VANTAGE : PROPP+GUERIN : 100% CD : 11/17/22
ELEVATION
PLAN
SIDE N.T.S.
480 |490Forbes
Amenity
VisitorParking
Drop-off
Sign Type EV: 6'-0" tall x 2'-4" wide x 5" thick
stainless steel and glass monument. Sign frame
to have a brushed face with brushed returns.
Finish: #4 brushed finish with vertical grain.
Metal finish to match architects sample.
1/4" thick x 26.875" wide x 66.75" tall Frosted
Glass with satin etched face and polished
edges. Color: Translucent White. Supplier:
Schott Glass. Panel is back-lit.
1/8" thick x 3" tall Stainless Steel letters / arrow
with brushed face and satin edges. Finish: #4
brushed finish with vertical grain.
1/2" thick x 3.5" tall (varies) metal letters /
symbols with painted face and satin edges.
Color: Grey + Light Grey. Sheen: Matte.
1/2" thick x 3.5" tall (varies) metal symbol with
painted face and satin edges.
Color: Blue + White. Sheen: Matte.
Step down transformer located in sign base
with access panel.
Note: All text is shown for design intent only.
Illumination: Dimmable Internally Illuminated
Sign. Color: Warm White 4000K.
Max. Allowable Square Footage: 14 sq. ft.
Number of Sides: Two Sided Sign.
Mow Strip: Fabricator to provide 4 inch wide
mow strip around entire sign.
1
2
3
4
5
6
NOTESEV / Vehicular Directional Sign
ELEVATION SIDENTS
2' - 4"5"
4"
4'
-
8
"
5'
-
0
"
1
3
5
6
4
2
ELEVATION + SIDE VIEW / SIGN TYPE EV / VEHICULAR DIRECTIONAL SIGNAGE1 G.3.0VANTAGE : PROPP+GUERIN : 100% CD : 11/17/22
N.T.S.ELEVATION SIDE
NIGHT VIEW / SIGN TYPE EV / VEHICULAR DIRECTIONAL SIGN1 DETAILS / SIGN TYPE EF / BUILDING DIRECTORY
ELEVATION / SIGN TYPE EG / SITE MONUMENT / NIGHT VIEW
4
1 2
3
G.1.106
VANTAGE PHASE 2
470 FORBESBLVD.
SIGNAGE DETAILS
JP
JI
NOTE: PHASE 1 FOR REFERENCE ONLY
04/12/2023
REVISION 2
Vehicular Directional Signage
ED
EV
Pedestrian Directional Signage
EP Parking Identification
Vehicular Directional Signage
EF Building Directory
EM Monument Identification Signage
EH High-Rise Identification Signage
EG Project Identification Signage
EW Wall Mounted Signage Locations to be determined
LEGEND
PHASE 2
BLDG. BBLDG. A
BLDG. C
BLDG. D
PS2 PS1
AMENITY
FORBES BLVD.
AL
L
E
R
T
O
N
A
V
E
N
U
E
.
SITE PLAN N
G.2.100
VANTAGE PHASE 2
470 FORBESBLVD.
SITESIGNAGE LOCATION PLAN
JP
JI
0 50 100 200
Note: Building Footprints are conceptual and sign locations are approximate and illustrative.
04/12/2023
REVISION 2
SIGN TYPE
2
9
5
4
5
8
0
5
100
25
20
75
250
75
35
3,125
200
225
100
25 125
300
3,125
2000
0
175
TOTAL PROPOSED
SIGNAGE
SQUARE FOOTAGE
TOTAL
QTY
South San Francisco Municipal Code
* Chapter 20.360 Signs
Section 20.360.006 : General Standards
M : Monument Signs : 10 ft height max
N : High Rise Identification : upper most story
illuminated channel letters
Section 20.360.008 : Sign Standards for
Non Residential Districts
T
Monument : 1 per site, max sq ft 60 High Rise
Building Identification : 1 sq ft per linear ft of
building frontage
Section 20.360.010 Master Sign Program
D : Allowable Modifications : may provide for
additonal sign area and deviations from the
standards
SYMBOL
(TENANT OCCUPANCY IS UNKNOWN AT THIS TIME)
SQ FT EACH TOTAL SQ FT
Vehicular Directional Signage
ED
EV
Pedestrian Directional Signage
EP Parking Identification
Vehicular Directional Signage
EF Building Directory
EM Monument Identification Signage
EH High-Rise Identification Signage
EG Project Identification Signage
EW Wall Mounted Signage
PHASE 2
G.2.100
VANTAGE PHASE 2
470 FORBESBLVD.
SIGN SQUARE FOOTAGE( PRELIMINARY )
JP
JI
.10
04/12/2023
REVISION 2
Signage
266' - 0"
36' - 0"
7'
-
3
"
22
8
'
-
0
"
This sign type is located at the building roofline but not above the roofline.
The purpose of this sign is to identify the major building occupants from a greater viewing dis-
tance. Tenant logo use is acceptable. Illustrative example of signage locations below.
Sign Info: Maximum Sign Area not to exceed 266 Square Feet.
Quantity : 2 Per building with at least four stories, 1 on any facade.
Fabricated Stainless Steel individual channel letters/logos with
face lit or halo lit warm white illumination. Letters/logos are
mounted to building facade without exposed raceway or visible
fasteners or attachments. Color to be determined by tenant.
Note: All text is shown for design intent only.
Illumination: Dimmable Internally Illuminated Sign.
Color: Warm White 4000K.
EH / High-Rise Identification Sign
SKYLINE SIGNAGE / BUILDING C / SOUTH ELEVATION
G.2.102
VANTAGE PHASE 2
470 FORBESBLVD.
SKYLINE SIGNAGE
JP
JI
Note: Building Elevations are conceptual and sign locations are approximate and illustrative.
04/12/2023
REVISION 2
Signage
SKYLINE SIGNAGE / BUILDING C / SOUTH ELEVATION
G.2.102
VANTAGE PHASE 2
470 FORBESBLVD.
SKYLINE SIGNAGE NIGHT VIEW
JP
JI
Note: Building Elevations are conceptual and sign locations are approximate and illustrative.
3
04/12/2023
REVISION 2
PHASE 2
G.2.104
VANTAGE PHASE 2
470 FORBESBLVD.
SIGNAGE RENDERING
JP
JI
04/12/2023
REVISION 2
Letter Visibility For Building Mounted Tenant Identification
Many factors such as design composition, contrast, lighting, site lines, etc.
contribute to optimal legibility for building mounted tenant ientification
using logos and type. The main requirement for optimal legibility is
determining the correct letter/logo size that will properly communicate
the identity message to the probable viewing locations.
1000 ft viewing distance = minimum required 43“ letter height
500 ft viewing distance = minimum required 22” letter height
Major tenants will size and display their logo / name after considering
the viewing distance, the allowable square footage, and the visual impact
on the surrounding environment.
Letter Visibility For Building Mounted Tenant Identification
Daylight letter visibility, white on dark background Daylight letter visibility, dark on light background
with day/night vinyl faces
Night letter visibility will show internally illuminated
White faces.
ABC Company ABC Company ABC Company
10
0
0
F
T
10
0
0
F
T
100
0
F
T
10
0
0
F
T
1000 FT
10
0
0
F
T
10
0
0
F
T
10
0
0
F
T
PHASE 2
N
G.2.105
VANTAGE PHASE 2
470 FORBESBLVD.
SIGN VISIBILITY(PRELIMINARY)
JP
JI
Note: Building Footprints are conceptual and sign locations are approximate and illustrative.
04/12/202304/12/2023
REVISION 2
ELEVATION / SIGN TYPE EG / SITE MONUMENT
CROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADS
460 | 480 | 490
EG / Site Monument / Night View
CROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADS
460 | 480 | 490
Sign Type EG: 50" tall x 12'-6" wide x 9" thick
stainless steel monument. Sign frame to have a
brushed face with brushed returns. Finish: #4
brushed finish with vertical grain. Metal finish to
match architects sample. ( Type 316 ).
1.5" thick x 9" tall logo / graphic with painted
face and satin edges and halo-lit illumination.
Color: Black. Sheen: Matte.
1/8" thick x 134" wide x 13.25" tall stainless steel
panel with perforated pattern, brushed face
and satin edges. Finish: #4 brushed finish.
1" thick x 5.5" tall (varies) metal letters / logo
with painted finish. Color: Black. Sheen: Matte.
1/8" thick x 134" wide x 13.25" tall stainless steel
panel with perforated pattern, brushed face
and satin edges. Finish: #4 brushed finish.
1/8" thick x 134" wide x 13.25" tall metal panel
with painted finish. Color: Grey. Sheen: Matte.
1/2" thick x 3.5" tall (varies) metal letters with
painted finish. Color: White. Sheen: Matte.
Concrete base with integral colored finish.
Color: Black.
Illumination: Internally Illuminated Sign.
Dimmable. Color: Warm White 4000K.
1
2
3
4
5
6
7
8
NOTESEG / Site Monument
ELEVATION N.T.S.
12' - 8"
5"
45
"
1
3
6
7
4
5
2
8
Building A
490 Forbes
Tenant A
Tenant B
Sign Type EF: 5'-5" tall x 1'-6" wide x 3" thick
brushed stainless steel monument. Sign to have
brushed metal face with applied letters. Finish:
Matte. Metal color and finish to match
architects sample.
.5" thick x 2" tall (varies) metal letters with
painted finish. Color: Grey. Sheen: Matte.
.5" thick x 3" tall (varies) metal letters / logo
with painted finish. Color: Black. Sheen: Matte.
Etched graphics with enamel fill. Color: Black,
Red + White. Sheen: Matte.
Note: All text is shown for design intent only.
Illumination: None.
Max. Allowable Square Footage: 9 sq. ft.
Mow Strip: Fabricator to provide 4 inch wide
mow strip around entire sign.
1
2
3
4
NOTESEF / Building Directory
ELEVATION SIDENTS
1' - 6"3"
5'
-
5
"
1
2
3
4
ELEVATION, SIDE VIEW / SIGN TYPE EF / BUILDING DIRECTORY1 G.5.0VANTAGE : PROPP+GUERIN : 100% CD : 11/17/22
ELEVATION
PLAN
SIDE N.T.S.
480 |490Forbes
Amenity
VisitorParking
Drop-off
Sign Type EV: 6'-0" tall x 2'-4" wide x 5" thick
stainless steel and glass monument. Sign frame
to have a brushed face with brushed returns.
Finish: #4 brushed finish with vertical grain.
Metal finish to match architects sample.
1/4" thick x 26.875" wide x 66.75" tall Frosted
Glass with satin etched face and polished
edges. Color: Translucent White. Supplier:
Schott Glass. Panel is back-lit.
1/8" thick x 3" tall Stainless Steel letters / arrow
with brushed face and satin edges. Finish: #4
brushed finish with vertical grain.
1/2" thick x 3.5" tall (varies) metal letters /
symbols with painted face and satin edges.
Color: Grey + Light Grey. Sheen: Matte.
1/2" thick x 3.5" tall (varies) metal symbol with
painted face and satin edges.
Color: Blue + White. Sheen: Matte.
Step down transformer located in sign base
with access panel.
Note: All text is shown for design intent only.
Illumination: Dimmable Internally Illuminated
Sign. Color: Warm White 4000K.
Max. Allowable Square Footage: 14 sq. ft.
Number of Sides: Two Sided Sign.
Mow Strip: Fabricator to provide 4 inch wide
mow strip around entire sign.
1
2
3
4
5
6
NOTESEV / Vehicular Directional Sign
ELEVATION SIDENTS
2' - 4"5"
4"
4'
-
8
"
5'
-
0
"
1
3
5
6
4
2
ELEVATION + SIDE VIEW / SIGN TYPE EV / VEHICULAR DIRECTIONAL SIGNAGE1 G.3.0VANTAGE : PROPP+GUERIN : 100% CD : 11/17/22
N.T.S.ELEVATION SIDE
NIGHT VIEW / SIGN TYPE EV / VEHICULAR DIRECTIONAL SIGN1 DETAILS / SIGN TYPE EF / BUILDING DIRECTORY
ELEVATION / SIGN TYPE EG / SITE MONUMENT / NIGHT VIEW
4
1 2
3
G.2.106
VANTAGE PHASE 2
470 FORBESBLVD.
SIGNAGE DETAILS
JP
JI
04/12/2023
REVISION 2
FUTURE FIRE
STATION
0 50 100 200
Vehicular Directional Signage
ED
EV
Pedestrian Directional Signage
EP Parking Identification
Vehicular Directional Signage
EF Building Directory
EM Monument Identification Signage
EH High-Rise Identification Signage
EG Project Identification Signage
EW Wall Mounted Signage Locations to be determined
LEGEND
PHASE 3
BLDG. BBLDG. A
BLDG. C
BLDG. DBLDG. EBLDG. F
PS3 PS2 PS1
AMENITY
FORBES BLVD.
AL
L
E
R
T
O
N
A
V
E
N
U
E
.
SITE PLAN N
G.3.100
VANTAGE PHASE 2
470 FORBESBLVD.
SITESIGNAGE LOCATION PLAN
JP
JI
0 50 100 200
Note: Building Footprints are conceptual and sign locations are approximate and illustrative.
NOTE: PHASE 3 FOR REFERENCE ONLY
04/12/2023
REVISION 2
SIGN TYPE
3
8
8
6
7
12
0
7
100
25
20
75
250
75
35
3,125
300
225
100
25 125
300
3,125
2000
0
175
TOTAL PROPOSED
SIGNAGE
SQUARE FOOTAGE
TOTAL
QTY
South San Francisco Municipal Code
* Chapter 20.360 Signs
Section 20.360.006 : General Standards
M : Monument Signs : 10 ft height max
N : High Rise Identification : upper most story
illuminated channel letters
Section 20.360.008 : Sign Standards for
Non Residential Districts
T
Monument : 1 per site, max sq ft 60 High Rise
Building Identification : 1 sq ft per linear ft of
building frontage
Section 20.360.010 Master Sign Program
D : Allowable Modifications : may provide for
additonal sign area and deviations from the
standards
SYMBOL
(TENANT OCCUPANCY IS UNKNOWN AT THIS TIME)
SQ FT EACH TOTAL SQ FT
Vehicular Directional Signage
ED
EV
Pedestrian Directional Signage
EP Parking Identification
Vehicular Directional Signage
EF Building Directory
EM Monument Identification Signage
EH High-Rise Identification Signage
EG Project Identification Signage
EW Wall Mounted Signage
PHASE 3
G.3.100
VANTAGE PHASE 2
470 FORBESBLVD.
SIGN SQUARE FOOTAGE( PRELIMINARY )
JP
JI
W4-101
PHASE 4 SQUARE FOOTAGE(PRELIMINARY)
JP
JP
B.02 : Primary Entry Identification
B.03 : Secondary Entry Identification
B.04 : Tenant ID Freestanding
B.05 / Occupant Branding Identification
DIR.01 : Vehicular Directional
DIR.02 : Pedestrian Directional/Directory
R.01-.09 : Regulatory (stop, HC, fire, code...)
TEN.01 : Tenant ID @ Building Skyline
SIGN TYPE
0
3
5
2
2
0
2
2
40
21
15
N/A
21
14
28
1092
0
63
75
N/A
222
0
28
56
PHASE 4
TOTAL PROPOSED
SIGNAGE
SQUARE FOOTAGE
SUB - TOTAL
QTY SQ FT EACH TOTAL SQ FT
Reference Material For Allowable Signage
South San Francisco Municipal Code
Chapter 20.360 Signs
Section 20.360.006 : General Standards
M : Monument Signs : 10 ft height max
N : High Rise Identification : upper most story, illum. channel letters
Section 20.360.008 : Sign Standards for Non Residential Districts
Table 20.360.008 : Commercial Office & Mixed Use
Monument : 1 per site, max sq ft 60
High Rise Building Identification : 1 sq ft per linear ft of
building frontage
Section 20.360.010 Master Sign Program
D : Allowable Modifications : may provide for additonal
sign area and deviations
from the standards
Chapter 20.220 : Gateway Specific Plan District
Section 20.220.11 Signs
A, B, C, D, E, F
C : Maximum Sign Area Per Site : 100 sq ft per acre
PHASE 4 Tenant Buildings : GOP 4N, 4S + PS4 Park Avenue
PHASE 4 Acreage : approx 6+ acres
SYMBOL
*
*
(tenant occupancy is unknown at this time)
TEN.02 Tenant ID @ Eyebrow 2 210 420
225 450
.1
NOTE: PHASE 3 FOR REFERENCE ONLY
04/12/2023
REVISION 2
Signage
233' - 0"
33' - 0"
7'
-
0
"
16
1
'
-
0
"
This sign type is located at the building roofline but not above the roofline.
The purpose of this sign is to identify the major building occupants from a greater viewing dis-
tance. Tenant logo use is acceptable. Illustrative example of signage locations below.
Sign Info: Maximum Sign Area not to exceed 233 Square Feet.
Quantity : 2 Per building with at least four stories, 1 on any facade.
Fabricated Stainless Steel individual channel letters/logos with
face lit or halo lit warm white illumination. Letters/logos are
mounted to building facade without exposed raceway or visible
fasteners or attachments. Color to be determined by tenant.
Note: All text is shown for design intent only.
Illumination: Dimmable Internally Illuminated Sign.
Color: Warm White 4000K.
EH / High-Rise Identification Sign
SKYLINE SIGNAGE / BUILDING D / NORTH ELEVATION
G.3.102
VANTAGE PHASE 2
470 FORBESBLVD.
SKYLINE SIGNAGE
JP
JI
Note: Building Elevations are conceptual and sign locations are approximate and illustrative.
NOTE: PHASE 3 FOR REFERENCE ONLY
04/12/202304/12/2023
REVISION 2
Signage
233' - 0"
33' - 0"
7'
-
0
"
16
1
'
-
0
"
This sign type is located at the building roofline but not above the roofline.
The purpose of this sign is to identify the major building occupants from a greater viewing dis-
tance. Tenant logo use is acceptable. Illustrative example of signage locations below.
Sign Info: Maximum Sign Area not to exceed 233 Square Feet.
Quantity : 2 Per building with at least four stories, 1 on any facade.
Fabricated Stainless Steel individual channel letters/logos with
face lit or halo lit warm white illumination. Letters/logos are
mounted to building facade without exposed raceway or visible
fasteners or attachments. Color to be determined by tenant.
Note: All text is shown for design intent only.
Illumination: Dimmable Internally Illuminated Sign.
Color: Warm White 4000K.
EH / High-Rise Identification Sign
Signage
Signage
SKYLINE SIGNAGE / BUILDING D / NORTH ELEVATION
G.3.103
VANTAGE PHASE 2
470 FORBESBLVD.
SKYLINE SIGNAGE NIGHT VIEW
JP
JI
Note: Building Elevations are conceptual and sign locations are approximate and illustrative.
NOTE: PHASE 3 FOR REFERENCE ONLY
04/12/2023
REVISION 2
PHASE 3
G.3.104
VANTAGE PHASE 2
470 FORBESBLVD.
SIGNAGE RENDERING
JP
JI
NOTE: PHASE 3 FOR REFERENCE ONLY
04/12/2023
REVISION 2
Letter Visibility For Building Mounted Tenant Identification
Many factors such as design composition, contrast, lighting, site lines, etc.
contribute to optimal legibility for building mounted tenant ientification
using logos and type. The main requirement for optimal legibility is
determining the correct letter/logo size that will properly communicate
the identity message to the probable viewing locations.
1000 ft viewing distance = minimum required 43“ letter height
500 ft viewing distance = minimum required 22” letter height
Major tenants will size and display their logo / name after considering
the viewing distance, the allowable square footage, and the visual impact
on the surrounding environment.
Letter Visibility For Building Mounted Tenant Identification
Daylight letter visibility, white on dark background Daylight letter visibility, dark on light background
with day/night vinyl faces
Night letter visibility will show internally illuminated
White faces.
ABC Company ABC Company ABC Company
10
0
0
F
T
10
0
0
F
T
100
0
F
T
10
0
0
F
T
1000 FT
100
0
F
T
1000 FT1000 FT
1
0
0
0
F
T
10
0
0
F
T
10
0
0
F
T
10
0
0
F
T
PHASE 3
N
G.3.105
VANTAGE PHASE 2
470 FORBESBLVD.
SIGN VISIBILITY(PRELIMINARY)
JP
JI
Note: Building Footprints are conceptual and sign locations are approximate and illustrative.
NOTE: PHASE 3 FOR REFERENCE ONLY
04/12/2023
REVISION 2
ELEVATION / SIGN TYPE EG / SITE MONUMENT
CROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADS
460 | 480 | 490
EG / Site Monument / Night View
CROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADSCROSSROADS
460 | 480 | 490
Sign Type EG: 50" tall x 12'-6" wide x 9" thick
stainless steel monument. Sign frame to have a
brushed face with brushed returns. Finish: #4
brushed finish with vertical grain. Metal finish to
match architects sample. ( Type 316 ).
1.5" thick x 9" tall logo / graphic with painted
face and satin edges and halo-lit illumination.
Color: Black. Sheen: Matte.
1/8" thick x 134" wide x 13.25" tall stainless steel
panel with perforated pattern, brushed face
and satin edges. Finish: #4 brushed finish.
1" thick x 5.5" tall (varies) metal letters / logo
with painted finish. Color: Black. Sheen: Matte.
1/8" thick x 134" wide x 13.25" tall stainless steel
panel with perforated pattern, brushed face
and satin edges. Finish: #4 brushed finish.
1/8" thick x 134" wide x 13.25" tall metal panel
with painted finish. Color: Grey. Sheen: Matte.
1/2" thick x 3.5" tall (varies) metal letters with
painted finish. Color: White. Sheen: Matte.
Concrete base with integral colored finish.
Color: Black.
Illumination: Internally Illuminated Sign.
Dimmable. Color: Warm White 4000K.
1
2
3
4
5
6
7
8
NOTESEG / Site Monument
ELEVATION N.T.S.
12' - 8"
5"
45
"
1
3
6
7
4
5
2
8
Building A
490 Forbes
Tenant A
Tenant B
Sign Type EF: 5'-5" tall x 1'-6" wide x 3" thick
brushed stainless steel monument. Sign to have
brushed metal face with applied letters. Finish:
Matte. Metal color and finish to match
architects sample.
.5" thick x 2" tall (varies) metal letters with
painted finish. Color: Grey. Sheen: Matte.
.5" thick x 3" tall (varies) metal letters / logo
with painted finish. Color: Black. Sheen: Matte.
Etched graphics with enamel fill. Color: Black,
Red + White. Sheen: Matte.
Note: All text is shown for design intent only.
Illumination: None.
Max. Allowable Square Footage: 9 sq. ft.
Mow Strip: Fabricator to provide 4 inch wide
mow strip around entire sign.
1
2
3
4
NOTESEF / Building Directory
ELEVATION SIDENTS
1' - 6"3"
5'
-
5
"
1
2
3
4
ELEVATION, SIDE VIEW / SIGN TYPE EF / BUILDING DIRECTORY1 G.5.0VANTAGE : PROPP+GUERIN : 100% CD : 11/17/22
ELEVATION
PLAN
SIDE N.T.S.
480 |490Forbes
Amenity
VisitorParking
Drop-off
Sign Type EV: 6'-0" tall x 2'-4" wide x 5" thick
stainless steel and glass monument. Sign frame
to have a brushed face with brushed returns.
Finish: #4 brushed finish with vertical grain.
Metal finish to match architects sample.
1/4" thick x 26.875" wide x 66.75" tall Frosted
Glass with satin etched face and polished
edges. Color: Translucent White. Supplier:
Schott Glass. Panel is back-lit.
1/8" thick x 3" tall Stainless Steel letters / arrow
with brushed face and satin edges. Finish: #4
brushed finish with vertical grain.
1/2" thick x 3.5" tall (varies) metal letters /
symbols with painted face and satin edges.
Color: Grey + Light Grey. Sheen: Matte.
1/2" thick x 3.5" tall (varies) metal symbol with
painted face and satin edges.
Color: Blue + White. Sheen: Matte.
Step down transformer located in sign base
with access panel.
Note: All text is shown for design intent only.
Illumination: Dimmable Internally Illuminated
Sign. Color: Warm White 4000K.
Max. Allowable Square Footage: 14 sq. ft.
Number of Sides: Two Sided Sign.
Mow Strip: Fabricator to provide 4 inch wide
mow strip around entire sign.
1
2
3
4
5
6
NOTESEV / Vehicular Directional Sign
ELEVATION SIDENTS
2' - 4"5"
4"
4'
-
8
"
5'
-
0
"
1
3
5
6
4
2
ELEVATION + SIDE VIEW / SIGN TYPE EV / VEHICULAR DIRECTIONAL SIGNAGE1 G.3.0VANTAGE : PROPP+GUERIN : 100% CD : 11/17/22
N.T.S.ELEVATION SIDE
NIGHT VIEW / SIGN TYPE EV / VEHICULAR DIRECTIONAL SIGN1 DETAILS / SIGN TYPE EF / BUILDING DIRECTORY
ELEVATION / SIGN TYPE EG / SITE MONUMENT / NIGHT VIEW
4
1 2
3
G.3.106
VANTAGE PHASE 2
470 FORBESBLVD.
SIGNAGE DETAILS
JP
JI
NOTE: PHASE 3 FOR REFERENCE ONLY
04/12/2023
REVISION 2REVISION 2
~
~
S
~~
~
S
~
~~~
S
PS
S
PS
PS
S
~
~~~
S
S
D
D
D
S
D
D
D
D
D
S
D
40.40
40.40
~
~
CONNECT TO EX SDCB
TG 36.60
36" INV IN 30.49
EX 36" RCP INV OUT 30.4± VIF
BLDG F FIRE SERVICE
(FS) CONNECTION TO
CALWATER MAIN
BLDG F DOMESTIC WATER
SERVICE (DS) CONNECTION
TO CALWATER MAIN BLDG E FIRE SERVICE
CONNECTION TO
CALWATER MAIN
BLDG E DOMESTIC WATER
SERVICE CONNECTION TO
CALWATER MAIN BLDG E PARCEL
FIRE HYDRANT
SERVICE MAIN
BLDG D FIRE SERVICE CONNECTION TO
CALWATER MAIN (2 POCs REQ'D FOR HIGH-RISE)
BLDG D DOMESTIC WATER SERVICE
CONNECTION TO CALWATER MAIN
SS POC
SS POC
FS & DS POC
SS POC
SS POC
STORM DRAIN
DETENTION
VAULT
FS & DS POC
BIORETENTION
(TYP)
VAB GAS
METER
FS & DS POC
4" SDFM
4" W
8" FS
SS POC
FS & DS POC
BLDG C FIRE SERVICE CONNECTION TO
CALWATER MAIN (2 POCs REQ'D FOR HIGH-RISE)
BLDG C DOMESTIC WATER SERVICE
CONNECTION TO CALWATER MAIN
SS TIE-IN TO CITY SS MAIN
(2)
8
"
F
S
6"
W
6"
S
S
8" FS
2" SSF 8" SS
6
"
S
S
1
2
"
S
D
1
2
"
S
D
6
"
S
S
8" FS
4" W
12" SD
6"
W
8"
F
S
8"
F
S
8"
F
S
4"
W
4"
W
6
"
W
8
"
F
S
12
"
S
D
6"
W
8"
F
S
6
"
W
12
"
S
D
42
"
S
D
8" SS
6"
S
S
8" SS
FS
FS
FS
FS
(2
)
8
"
F
S
F
S
FS FS
F
S
D
D
D
D
D
DD
D
D
D
D
D
~
~
BLDG D PARCEL
FIRE HYDRANT
SERVICE MAIN
SS POC
FS POC
DS POC
FS POC DS POC
SS POC
FS POC
DS POC
GAS POC
SS POC
SS POC
SS POC
DS POC
GAS POC
FS POC
DS POC
FS POC
EX 8" SS
EX 12" W
EX 18" SD
EX 33" SD
EX
1
8
"
S
S
EX 3
3
"
S
D
E
X
1
2
"
W
EX
1
8
"
S
S
EX
4
"
G
A
S
EX
1
2
"
W
EX 15" SD
EX 24" SD
EX
2
4
"
S
D
BLDG
AMENITY
42
"
S
D
36
"
SD
42" SD
42
"
S
D
12" SD
42" SD
8"
SD
8"
S
D
8"
SD
6"
SD
BLDG. EBLDG. F
SS PUMP STATION
SS LIFT
STATION
BLDG. D
PS3
BLDG. C
PS2 PS1
FUTURE FIRE
STATION
FORBES BLVD.
ALL
E
R
T
O
N
A
V
E
.
FLOW THRU
PLANTER (TYP)
FS & DS POC
STORM DRAIN
DETENTION
VAULT
GAS POC
SHEET
Drawn:
Proj. Mgr.:
Checked:
BYBYISSUE / REVISION DESCRIPTIONDATENO.CITY OF SOUTH SAN FRANCISCO, SAN MATEO COUNTY, CALIFORNIADATE
OF
Drawn:
Checked:
BSD
DMM
BSD
SCHEMATIC UTILITY IMPROVEMENTS
LEGEND
D
S
EXISTING PROPOSED
0 30 60 120 180
0 1 2 3
OF THE LANDS OF
HCP FORBES, LLC
VESTING TENTATIVE MAP
VTM #P22-0117
PS
5 6
PROJECT NO: 796-040
SCALE: 1" = 60'
DATE: FEBRUARY 28, 2023
PROPERTY LINE
BUILDING OUTLINE
STORM DRAIN PIPE (GRAVITY)
STORM DRAIN FORCE MAIN
JOINT TRENCH LINE
GAS LINE
SANITARY SEWER PIPE (GRAVITY)
SANITARY SEWER FORCE MAIN
ELECTRIC LINE
WATER LINE
FIRE SERVICE LINE
OVERHEAD UTILITIES
COMMUNICATIONS LINE
STORM DRAIN MANHOLE
STORM DRAIN INLET
STORM DRAIN CLEANOUT
SANITARY SEWER PUMP STATION
SANITARY SEWER MANHOLE
SANITARY SEWER CLEANOUT
WATER VALVE
WATER METER
BACKFLOW PREVENTER
FIRE HYDRANT
SITE PARKING LIGHT
SITE PEDESTRIAN LIGHT
OFFSITE LIGHTING
MAP SUBMITTAL - COMMENT RESPONSE02/28/23
Engineering, Surveying & Planning
WILSEY HAM
3130 La Selva Street, Suite 100
San Mateo, CA 94403
650.349.2151
wilseyham.com
02/28/23
02/28/23
02/28/23
EX 8" SS
EX 12" W
EX 18" SD
EX 33" SD
EX 8" SS
EX 12" W
EX
1
8
"
S
S
EX 3
3
"
S
D
E
X
1
2
"
W
EX
1
8
"
S
S
EX
4
"
G
A
S
EX
1
2
"
W
ABBREVIATIONS
DS DOMESTIC WATER SERVICE
FF FINISHED FLOOR
FS FIRE SERVICE
POC POINT OF CONNECTION
SD STORM DRAIN
SDMH STORM DRAIN MANHOLE
SS SANITARY SEWER
TYP TYPICAL
W WATER
EX 15" SD
EX 24" SD
EX
2
4
"
S
D
PARKING
STRUCTURE 3 PARKING
STRUCTURE 2 PARKING
STRUCTURE 1
1.0
%
F
G
3
9
.
3
1.
9
%
F
G
3
9
.
6
L
P
BB 37.0
BB 38.5
FG
4
0
.
6
BB 39
.
4
FG 40.6
FG
4
0
.
0
F
G
4
0
.
0
F
G
4
0
.
0
1
.
0
%
BB 39.0
B
B
3
7
.
0
B
B
3
7
.
4
FG 41.2
F
G
4
0
.
6
FG
4
0
.
7
F
G
4
0
.
7
FG 40.7
FG 40.7
1.7
%
FG 4
0
.
6
B
B
4
0
.
5
B
B
3
3
.
8
FG 41.5
F
G
4
1
.
5
FG 41.5
BB 3
8
.
6
FG
4
1
.
5
BB 4
0
.
5
BB 39.3
B
B
4
0
.
1
F
G
3
7
.
0
FG 3
7
.
1
0.
5
%
0.
5
%
2.
0
%
F
G
4
0
.
0
2.
0
%
1.0%
1.0%
FG
4
0
.
0
2.
0
%
F
G
3
8
.
7
L
P
1.0%
F
G
4
0
.
0
2.0%
2.
0
%
FG 38.4 LP1.0%
F
G
4
0
.
0
1.0%
2.
0
%
F
G
3
7
.
7
L
P
FG 38.8
2.0%
F
G
3
8
.
8
0.
5
%
F
G
3
8
.
6
0.5%
FG
3
7
.
7
L
P
2.
0
%
2.0%
FG
3
7
.
3
L
P
1
.
0
%
1
.
0
%
FG
3
8
.
4
FG
3
9
.
5
FG
4
0
.
0
FG 40.0
F
G
4
0
.
0
FG 40.0
BB 39.0
BB 39.0
BB 37.5
BB 39.0 FG 4
0
.
0 FG 40
.
0 FG 40.0
B
B
3
9
.
0
B
B
3
7
.
5
F
G
3
8
.
5
FG
3
8
.
5
1.0
%
FG 37.2
F
G
3
8
.
3
F
G
3
8
.
8
2.0%
F
G
3
9
.
4
F
G
3
9
.
8
B
B
3
9
.
0
1.0
%
2.0
%
B
B
3
6
.
0
F
G
4
1
.
9
F
G
4
0
.
1
FG
4
1
.
3
FG
4
1
.
0
2.0%
FG
3
9
.
3
FG 40.0
BB 37.0
F
G
3
8
.
5
F
G
3
7
.
0
FG
4
0
.
1
F
G
4
0
.
2
FG
4
0
.
0
1
.
0
%
F
G
4
2
.
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FG 4
0
.
9
0.
8
%
FG
4
1
.
2
1.0%
2.
0
%
FG 40.6
B
B
3
9
.
0
BB 38.5
BB 3
8
.
3
F
G
3
8
.
0
FG
3
9
.
8
FG 39.8
FG
3
9
.
8
FG
3
9
.
8
FG
3
9
.
0
L
P
F
G
3
9
.
8
2.0%
FG 38.0
FG 39.8 2.
0
%
F
G
4
0
.
1
1.0
%
1.0
%
B
B
3
6
.
5
BB 37.0
FG 4
0
.
6
FG
4
1
.
4
BLDG. BBLDG. A
BLDG. E
BLDG. C
AMENITY
PARKING STRUCTURE 3
FF= 39.8
FF=39.0
FF=40.3
FF=41.2 FF=41.2
FF=41.75
BLDG. F
FF=40.5
POTENTIAL
FUTURE FIRE
STATION
BLDG. D
FF=40.5 FF=40.5
BLDG. D
FF=40.5
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BYBYISSUE / REVISION DESCRIPTIONDATENO.CITY OF SOUTH SAN FRANCISCO, SAN MATEO COUNTY, CALIFORNIADATE
OF
Drawn:
Checked:
BSD
PROJECT NO: 796-040
DATE: FEBRUARY 28, 2023
PJB
BSD
CONCEPTUAL GRADING
0 30 60 120 180
0 1 2 3
OF THE LANDS OF
HCP FORBES, LLC
VESTING TENTATIVE MAP
VTM #P22-0117
1
.
0
%
LEGEND
EXISTING PROPOSED
PROPERTY LINE
BUILDING OUTLINE
MAP SUBMITTAL - COMMENT RESPONSE02/28/23
F
G
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0
.
4
02/28/23
02/28/23
02/28/23
ABBREVIATIONS
BB BOTTOM OF BIORETENTION
FF FINISHED FLOOR
FG FINSHED GRADE
LP LOW POINT
6 6
SHEET
GENERAL NOTES
1. BUILDINGS A & B HAVE BEEN APPROVED UNDER CITY
PERMIT NO. B21-1186 AND ARE CURRENTLY UNDER
CONSTRUCTION.
2. VANTAGE AMENITY BUILDING HAS BEEN APPROVED
UNDER CITY PERMIT NOs. B21-1922 & B22-1356 AND IS
CURRENTLY UNDER CONSTRUCTION.
Healthpeak Vantage
Transportation Demand Management Plan
Prepared for:
Healthpeak Properties
City of South San Francisco
August 2023
SF21-1159
Healthpeak Vantage TDM Plan
Page 2 of 17
Background
This report presents a Transportation Demand Management (TDM) program for the proposed
Healthpeak development located at 420-490 Forbes Boulevard in South San Francisco, California
(“Project”) consistent with Chapter 20.400 of the City’s Zoning Amendment Ordinance. The
proposed TDM plan is intended to apply to Phase I of the Project, which has been approved and
consists of two buildings with 326,020 square feet of Office and R&D land use and 40,600 square
feet of amenity space, qualifying it as a Tier 3 project, requiring 40 points worth of TDM measures.
Additional measures will be added upon submittal of the application for remaining phases, which
will include an additional 1.28 million square feet of Office and R&D land use, and will therefore
be subject to Tier 4 requirements.
Purpose and Goals
The Project is proposing a life science development in South San Francisco at a total floor-area of
1.65 million square feet at full buildout. Under the City of South San Francisco’s TDM Ordinance,
this constitutes a Tier 4 project, which is required to result in at least 50 percent of employees
commuting via driving alone (i.e., achieve a commute mode share of 50 percent or more
alternative mode use). In addition, the Project is required to implement TDM measures from a list
provided by the City.
However, implementation of the Project is phased. Phase I is approved and consists of 326,020
square feet of Office and R&D land use, qualifying it as a Tier 3 project. For Tier 3 projects, the
target drive alone mode share is 60 percent rather than 50 percent, and fewer points are required
under the ordinance.
The Phase 1 Project will implement 40 points worth of TDM Measures as a Tier 3 project. Each of
the TDM measures provides options to future employers and employees to allow use of non-auto
modes, strategies to encourage carpooling, biking, walking, and transit use; and site design
features to promote the same.
This TDM strategy also includes all trip reduction measures that are mandatory for the Phase I
Project, as included in section 20.400.004 of the South San Francisco Zoning Code.
Healthpeak Vantage TDM Plan
Page 3 of 17
Transportation Systems Overview
The Project is located in the East of 101 area of South San Francisco, approximately ¾ of a mile
from the South San Francisco Caltrain Station. This equates to a 5 to 9-minute bicycle ride, or a 12
to 20-minute walk. The surrounding area consists largely of office, biotech R&D space, and light
industrial land use, and is connected to both Caltrain and BART primarily by commute shuttles. A
map of the Project’s location and transportation context is included as Figure A, and a site plan
including access points for all modes is included as Figure B.
Bicycle Circulation
Project bicycle access will be from both the north and south site frontages. Along the north
frontage, access will be provided from the planned Forbes Boulevard Class II buffered bicycle
lanes. This bicycle facility will provide a continuous bikeway between the Project site and the
rehabilitated South San Francisco Caltrain station. Along the south frontage, bicycle access will be
provided via an already completed “rails-to-trails” Class I pathway that runs between Roebling
Road and the Genentech campus. The Project will provide multiple on-site access pathways to
provide direct connectivity to the Class I trail.
Transit Circulation
The Project site is approximately 0.75 miles from the South San Francisco Caltrain station, and
approximately 1.0 miles from the South San Francisco Ferry Terminal, which is served by SF Bay
Ferry’s Oakland/Alameda-South San Francisco route. The nearest Commute.org shuttle stops to
the project are located at Cabot Road and Allerton Avenue (approximately 500 feet from the
Project site) and at Oyster Point Boulevard and Gull Drive (approximately ½ mile from the project
site). The Allerton Avenue stop is served by shuttles connecting to the South Francisco BART and
Caltrain stations, while the Oyster Point Boulevard stop is served by shuttles connecting with the
South San Francisco Ferry Terminal.
In addition, the Project will partner with Genentech as part of its overall TDM strategy to allow
employees to use the existing Genenbus Last Mile Shuttles connecting to the South San Francisco
Ferry Terminal, the Glen Park BART Station in San Francisco and the Millbrae BART/Caltrain
Station in Millbrae. This provides an additional transit option to commuters to and from the site.
This service currently stops at Cabot Road and Allerton Avenue, but will provide outbound service
(towards BART/Caltrain) on Forbes Boulevard in the future following construction of the planned
shuttle stop at 499 Forbes Boulevard. Shuttle services operate every fifteen minutes from 6:00am
to 10:00am and from 3:00pm to 7:00pm, with additional outbound mid-day service every thirty
minutes from 10:30am to 3:00pm. On-site walkways will be oriented toward the shuttle stops to
encourage employees to commute by transit.
Healthpeak Vantage TDM Plan
Page 4 of 17
Pedestrian Circulation
The north side of the Project site currently lacks sidewalks; the Project will fund and provide new
sidewalks along its frontage facing Forbes Boulevard, and a planned crosswalk associated with the
499 Forbes project will provide additional access crossing Forbes Boulevard at Allerton Avenue.
However, there is no planned or existing marked crosswalk from the sidewalk on the north side of
Forbes Boulevard to the Project Site west of Allerton Avenue, requiring pedestrians approaching
from the Caltrain Station to potentially divert up to ½ mile if they desire to cross at a marked or
signalized crossing. To avoid this, the Project team will work with the City to provide convenient
and safe access to the site from Forbes with improvements which support a north-south
crosswalk at Allerton such as signage, lighting, and traffic signals. Additional pedestrian access is
provided to the site via the Class I mixed-use facility south of the project site, which can be
accessed via Roebling Road via a route with uninterrupted sidewalks from the Caltrain Station.
The proposed buildings’ footprints and lobbies are oriented around a central east-west
pedestrian corridor that connects the building entrances to the parking structures, and amenity
building. A series of north-south pathways intersect the east-west corridor and connect to the
transit, pedestrian, and bicycle facilities along Forbes Boulevard to the north and the Class I trail
to the south.
Vehicle Circulation
Both Forbes Boulevard and Allerton Avenue provide primary vehicle access via a perimeter
roadway that traverses the south and west edges of the project site and connects to the parking
garage access points. This perimeter roadway intersects both Forbes Boulevard and Allerton
Avenue at the northwest and southeast edges of the site, respectively, to minimize vehicle
volumes within the central pedestrian campus area. To improve safety and promote pedestrian
experience, there is only one vehicular crossing in the main east-west pedestrian pathway directly
adjacent to the amenity building. Secondary vehicle access is provided along Forbes Boulevard to
serve passenger and freight loading zones that are distributed between building clusters.
Compared to the primary access points, these driveways will serve primarily visitors and
commercial vehicles.
Project Setting
Figure A
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Site Circulation
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Vehicle Access and Circulation
Bicycle & Pedestrian Site Access and Circulation
Healthpeak Vantage TDM Plan
Page 7 of 17
Transportation Demand
Management Program
The TDM program elements for the Phase I Project include incentive programs, subsidies,
marketing, site enhancements, and contributions to transportation facilities. Fehr & Peers
identified an appropriate list of TDM program elements that meets the requirements of the TDM
ordinance in conjunction with the Project team, summarized in Table 1. The measures described
below would be monitored to demonstrate compliance with the 40 percent non-drive-alone
mode share required by the ordinance; failure to reach this goal would result in implementation
of additional measures as shown in Table 2. Failure to reach this goal for three consecutive years
may result in assessment of a penalty from the City.
Table 1: TDM Measure Summary Table
Type TDM Measure Points VMT Reduction
Potential
Required
Measures
(20 Points)
50% Transit Pass Subsidies and Pre-Tax Transit
Benefits 7 0.8% to 2.8%
Participation in Commute.org Programs 5 4.0%
Carpool/ Vanpool Programs and Parking 3 8.0%
Bicycle Storage, Showers, and Lockers 2 2.7%
Designated TDM Coordinator 1 Supportive
Bicycle and Pedestrian-Oriented Site Access 1 Up to 3.0%1
Encourage Telecommuting & Flexible Work
Schedules 1 Up to 5.5%2
Optional
Measures
(Description
Required as
Attachment)
Enhanced Shuttle Commitment 10 0.5% to 2.0%
Active Transportation Gap Closure 6 Up to 2.0%3
On-Site Pedestrian-Oriented Amenities 3 Up to 5.0%4
On-Site Carshare 2 Up to 0.1%
Bicycle Repair Station 1 Supportive
Totals 42 15% to 30%
Source: Handbook for Analyzing Greenhouse Gas Emission Reductions, Assessing Climate Vulnerabilities, and Advancing
Health and Equity, California Air Pollution Control Officer’s Association (CAPCOA), 2021 unless otherwise noted.
1. Upper limit to reduction potential estimated using Measure SDT-8: Improve Design of Development, Quantifying
Greenhouse Gas Mitigation Measures, CAPCOA, 2010
2. Upper limit to reduction potential estimated using Measure TRT-6: Provide Pedestrian Network Improvements,
Quantifying Greenhouse Gas Mitigation Measures, CAPCOA, 2010
3. Upper limit to reduction potential estimated using Measure SDT-1: Provide Pedestrian Network Improvements,
Quantifying Greenhouse Gas Mitigation Measures, CAPCOA, 2010
4. Upper limit to reduction potential estimated using Measure LUT-3: Increase Diversity of Development, Quantifying
Greenhouse Gas Mitigation Measures, CAPCOA, 2010
Healthpeak Vantage TDM Plan
Page 8 of 17
The Phase I Project will implement each of the TDM measures listed in Table 1 at the time of
occupancy. Each measure is described in additional detail below.
50% Transit Pass Subsidies and Pre-Tax Transit Benefits
The Project will offer public transit passes or subsidies equivalent to at least 50% of the cost of a
monthly two-zone Caltrain pass to incentivize transit use. This may be implemented through
lease terms obligating employers to provide said subsidies. Since the measure will be
implemented through lease obligations, the designated TDM coordinator will be responsible for
confirming that all employers are offering said benefits as part of the annual monitoring and
reporting process.
Participation in Commute.org Programs
The Project will partner with Commute.org to provide TDM marketing services and promotions.
Commute.org offers a wide array of programs and marketing support to all eligible employers,
property managers, and cities within San Mateo County. Key services that the Project will
participate in include the Commute.org ride-matching program (designed to aid in carpool and
vanpool formation); funding of shuttle services connecting East of 101 with regional transit;
Guaranteed Ride Home services; a try transit program, bicycle and vanpool incentives, and
general educational and promotional programs and materials. The Project’s designated TDM
coordinator will obtain a certificate of participation from Commute.org each year as part of the
annual monitoring and reporting process.
Carpool/ Vanpool Programs and Parking
The Project will ensure that employer tenants offer carpool and vanpool programs that include
commuter allowances or other monetary incentives (e.g., gas card after carpooling for a given
amount of time), dedicated carpool and vanpool parking, as well as ride-matching services to
help facilitate these shared trips. Elements of the carpool program (such as use of the regional
ride-matching program) will be provided in partnership with Commute.org.
Bicycle Storage, Showers, and Lockers
The Project will provide safe and convenient bicycle parking per City code requirements, as well as
showers, changing rooms, and lockers. In Phase I, this includes 16 short term and 54 long-term
bicycle parking spaces across two bike rooms. An additional 247 parking spaces will be provided
in Phase II, for a total of 317 spaces.
Designated TDM Coordinator
The Project will designate a TDM coordinator. At time of submittal, the applicant has contracted
with TDM Specialists, Inc. as a third-party consultant to act in this capacity. The TDM coordinator
shall provide oversight and management of the program’s implementation.
Healthpeak Vantage TDM Plan
Page 9 of 17
In addition, the TDM coordinator will provide lists of mandatory and optional measures to all
individual businesses. Tenants will be obligated (via lease language) to provide a point of contact
for the Designated TDM Coordinator. The TDM Coordinator, in turn, will verify that tenants are
implementing all required measures as part of the annual monitoring and reporting process.
Bicycle and Pedestrian-Oriented Site Access
The Project site shall enable safe bicycle and pedestrian access for all users of all ages and
abilities. Phase I is designed with a well-lit pedestrian walkway between the two buildings for
pedestrian comfort. Along the south frontage, bicycle access will be provided via an existing
“rails-to-trails” Class I pathway that runs between Roebling Road and the Genentech campus. The
Project will provide multiple on-site access pathways to provide direct connectivity to the Class I
trail. All bicycle and pedestrian facilities will be lit with appropriate lighting, and will include
wayfinding signage directing cyclists and pedestrians to locations within the site, as well as to
Caltrain.
Encourage Telecommuting & Flexible Work Schedules
Employers leasing space at the Project will be required to participate in the Project-wide TDM
Plan as administered by the TDM Coordinator. This shall include direct outreach to tenants related
to telecommuting and flexible work schedules. The TDM Coordinator will actively encourage
tenants to allow employees to work remotely at least one day per week unless an employee’s job
functions cannot be performed from a remote location. When employees commute to work, the
TDM Coordinator will encourage employers to allow for flexible work schedules that help shift
travel outside of peak hours. Uptake of remote work, telecommuting, and flexible work schedules
will be monitored via survey.
Enhanced Shuttle Commitment
In addition to regular participation in the Commute.org shuttle consortium, the Project will
partner with Genentech to contribute additional funding to allow employees working at the site
to utilize the last-mile Genenbus shuttles. Under future phasing, a shuttle stop will be provided
adjacent to the Project site. Final location of the proposed shuttle stop, including the proposed
infrastructure, will be determined based on shuttle routing and service following initiation of
Phase II construction.
Active Transportation Gap Closure
The Project has significantly funded the completion of the Rails to Trails pathway south of the
project site, which represents a major gap closure near transit, allowing for up to six points. In
addition to its past funding contribution, the Project will establish pedestrian and bicycle
connections from the Project site to both the Rails to Trails pathway and the existing bicycle lanes
on Forbes Boulevard and Allerton Avenue. The Project will review with the City opportunities to
Healthpeak Vantage TDM Plan
Page 10 of 17
further close active transportation gaps, to meet the allocated number of points (i.e., six total
points worth of improvements).
On-Site Pedestrian-Oriented Amenities
The Project will include active, pedestrian-oriented commercial uses in an amenity center
designed to be implemented in Phase 2. The Amenity Center is oriented along the pedestrian
walkways running through the Project site and connecting all proposed buildings. It will include
fitness facilities, additional meeting spaces, as well as a café where food and sundries may be
purchased.
On-Site Carshare
The Project will dedicate two parking spaces for use by carshare vehicles, and shall seek a
partnership with a third-party carshare vendor such as ZipCar.
Bicycle Repair Station
The Project will offer two bicycle repair stations that will include a toolkit and air pump within a
designated secure area of a building to encourage bicycling and support employees and
residents. One such bicycle repair station will be located in each of the two buildings included in
Phase I.
Healthpeak Vantage TDM Plan
Page 11 of 17
Performance and Monitoring
As noted above, the Phase I Project must achieve a 40 percent alternative mode share to comply
with the City’s ordinance. Buildout of Phases 2 and 3 is designed to achieve a 50 percent
alternative mode share. Existing drive alone mode share for employees in South San Francisco is
currently 80 percent. A 15 to 30 percent reduction, as shown in Table 1, would result in a drive
alone mode share of 56 to 68 percent. Thus, implementation of the TDM program described in
Table 1 has the potential to meet this trip reduction goal.
Mode share will be monitored via an annual survey to all employees to ensure the Project is
meeting its target goal. Each year, the survey will achieve a response rate equal to either 51
percent of employees or large enough to identify the current drive alone mode share +/- 3
percentage points, at 90% confidence.
An example of a typical commute survey is included as Appendix A; note that the City of South
San Francisco (or a designated agent) shall ultimately prepare the final surveys and work with the
designated TDM Coordinator to distribute surveys and coordinate with employer tenants.
Findings and results from surveys, as well as an updated report on implementation efforts at the
Project, will be presented to the City via the required annual report along with historical survey
data.
The TDM Coordinator may use information from the employee surveys to adjust existing or
implement new TDM program measures. If the alternative mode use goals are not achieved, the
TDM Coordinator will provide an explanation of how and why the goal has not been reached and
a detailed description of additional measures (or intensified marketing or implementation of
existing measures) that will be adopted to reach the required mode use. Following three
consecutive years of failure to meet the performance target, the Project shall pay any non-
compliance fees and fines assessed by the City, as well as continue to make changes to the TDM
program in an effort to reach compliance.
Future Compliance with Tier 4 Requirements
The TDM Plan presented above is intended for deployment with Phase I of the Project, which
meets the requirements for a Tier 3 project under the TDM Ordinance. Phase II of the Project will
be subject to the requirements for Tier 4 projects, which include the following:
• Increased TDM Strategy commitments, totaling 50 points rather than 40 points
• Target single-occupancy vehicle mode share decreases from 60 percent to 50 percent
Healthpeak Vantage TDM Plan
Page 12 of 17
• Additional monitoring including driveway counts to monitor compliance with a site-
specific trip cap
The Project will leverage information concerning the most successful elements of the Phase I TDM
Program to determine which additional measures are most appropriate and effective.
Potential Additional Measures
To meet Tier 4 requirements, Phase II of the Project will be required to implement additional
measures, totaling 50 points (8 additional points beyond the 42 points included in the Tier 3 TDM
Plan). Table 2 presents additional TDM measures for consideration. While these measures are not
recommended for the Project site at this time, they could be implemented in the future if the
mode share target is not met. This also includes the potential measures that will be considered in
the updated version of this TDM Plan that incorporates Tier 4 requirements, and includes
development that will occur under Phase II of the Project.
The parking cash-out measure would provide 10 points; as such, it alone would fully meet the
additional points requirements under Tier 4. However, the Project may also choose to fund shuttle
stop infrastructure, participate in a bikeshare program, and provide additional cash subsidies for
non-drivers as an alternative. Ultimately, the Project will monitor the effectiveness of the TDM
measures proposed in Phase I to determine which of the measures in Table 2 are most
appropriate for the site.
Healthpeak Vantage TDM Plan
Page 13 of 17
Table 2: Additional TDM Measures for Consideration
TDM Measure Description Points
Potential
Additional
SOV
Reduction
Offer Parking Cash-out
Incentive
Require employers to provide a parking
cash-out incentive through terms of lease.
Employees receive the cash equivalent of
employer-provided parking if they elect to
forgo parking, which provides a financial
incentive to use a mode other than driving
alone to work. Requires a parking permit
system to ensure recipients of benefit are
not using parking facilities, and also requires
that tenants pay to lease parking for their
employees.
10 Up to 12%
Transit Capital
Improvements
The Project will fund infrastructure
supporting shuttles serving the site, such as
high quality transit shelters, bulb-outs and
boarding islands, or dedicated transit
loading zones. This will include wayfinding
signage.
Up to 6 Up to 0.6%
Bikeshare Program
Should the City allow operation of a third-
party bikeshare or scooter share service, the
Project will coordinate to host a station that
includes docks for the service.
3 Up to 0.1%
Cash Incentives
Provide cash incentives to employees who
commit to using transit, or for new carpools
and vanpools. This may include providing a
cash / gift card award for new vanpoolers or
carpoolers, individuals who pledge to bicycle
to work at least twice a week, or new transit
users.
2 Up to 2%
Total Potential Additional Reduction 14%
Reduction from Tier 3 Strategies 15% to 30%
Total Potential Tier 4 Reduction 27% to 40%
Source: Fehr & Peers, 2022.
As shown in Table 2, the additional strategies have the potential to result in a total reduction in
trip-making to the site of 27 to 40 percent. Based on a background drive alone mode share of 80
percent, this would lead to an overall expected drive alone mode share of 48 to 58 percent,
indicating that some combination of the above strategies will be sufficient to meet the Tier 4 drive
alone mode share target of 50 percent. In addition, there may be an opportunity for further
Healthpeak Vantage TDM Plan
Page 14 of 17
shuttle partnerships and shuttle service improvements in the future which would have an
additional mode shift effect beyond the reductions shown in Table 2.
Site-Specific Trip Cap
Tier 4 projects are subject to additional monitoring in the form of a site-specific trip cap.
Following occupancy of Phase II of the Project, the Project will conduct annual vehicle counts at
all project driveways during the weekday peak periods (i.e., inbound trips during the AM peak
period from 6:00am to 10:00am, and outbound trips during the PM peak period from 3:00pm to
7:00pm). The applicant will work with the Planning Department during the development review
process to calculate an appropriate trip cap for full occupancy. The trip cap will reflect the target
drive alone mode share (50 percent), the anticipated employee population, and allowances for
carpool, vanpool, visitor, and delivery trips in accordance with the City’s TDM Ordinance.
As an initial estimate of the final trip cap, the applicant estimates that full occupancy of the site
will include 5,975 employees, provided that space is leased as 50 percent R&D and 50 percent
office. Table 3 shows that the estimated trip cap would be 3,823 peak period, peak direction trips
at the assumed level of employment.
Table 3: Estimated Trip Cap at Build-Out: 5,975 Employees
Trip Type Rate Vehicle Trips
Employees Driving Alone 50% 2,987
Employees Carpooling and Vanpooling 12%, at 3.0 persons per vehicle 239
Visitors, Loading, and Service Vehicles 10% 597
Total 3,823
Source: Fehr & Peers, 2022
Healthpeak Vantage TDM Plan
Page 15 of 17
Appendix A. Sample Survey
1. Which of the following best represents your employment at 430 -490 Forbes Boulevard?
(check one)
o Full-time Employee
o Part-time Employee
o Contract Employee
2. In what ZIP code is your home located? (enter 5-digit ZIP code; for example, 94901)
___[Fill in the blank]_______
o Prefer Not to Answer
o If prefer not to answer: Approximately how many miles is it from your home to your
office in South San Francisco?
3. In the past week, what time did you usually arrive to work (check one)?
____[Drop down in increments of 30 minutes, from 6 AM – 10AM, before 6AM, or after 10AM]_____
4. In the past week, what time did you usually leave work (check one)?
____[Drop down in increments of 30 minutes, from 3 PM – 7PM, before 3PM, or after 7PM]_______
5. In the past week, on which days did you use each of the following transportation modes
to travel to work? If you used more than one mode, (e.g. you take Caltrain and then
bicycle), identify the mode that was the longest part of your trip.
Transportation Mode Monday Tuesday Wednesday Thursday Friday
Drove a car or
motorcycle alone
Rode as a carpool
passenger
Healthpeak Vantage TDM Plan
Page 16 of 17
Drove a carpool with
one or more other
adults
Vanpooled or carpooled
with 6 or more people
Rode a bus, shuttle train,
ferry, or other public
transit
Rode a Commuter Bus
(private services such as
Genentech’s bus)
Rode a Bicycle or
Scooter all the way
Walked all the way
Carpooled with and
dropped off a
friend/family member
Dropped off by Uber,
Lyft, taxi, etc.
Worked from home /
telecommuted / worked
offsite
Did not work this day
Other (please specify)
Healthpeak Vantage TDM Plan
Page 17 of 17
6. [Only ask if respondent answered transit] Which of the following services did you use last
week? (Check all that apply)
□ Caltrain
□ BART
□ SamTrans
□ Ferry
□ Last-mile Shuttle (such as to/from BART, Caltrain, or ferry)
□ Commuter bus (point-to-point service from near my home)
7. [Only ask if respondent answered carpool or vanpool] If you travel by carpool or
vanpool, how many total adult people traveled with you to work (not including
yourself)?
___[Fill in the blank with number]_______
8. [Only ask if respondent answered drive alone] What is the primary reason you choose to
drive alone?
___[Fill in the blank]_______
Healthpeak Vantage
Transportation Impact Analysis
Prepared for:
Healthpeak Properties
City of South San Francisco
August 2023
SF21-1159
Table of Contents
1. Project Description ................................................................................................................... 1
2. Environmental Setting .............................................................................................................. 4
2.1 Roadway Facilities ................................................................................................................................................................. 4
2.2 Transit Facilities and Service ............................................................................................................................................. 5
2.2.1 Regional Transit Service .......................................................................................................................................................... 5
2.3 Pedestrian Facilities .............................................................................................................................................................. 7
2.4 Bicycle Facilities ..................................................................................................................................................................... 7
2.5 Emergency Vehicle Access ................................................................................................................................................ 9
2.6 Transportation Plans & Policies ....................................................................................................................................12
2.6.1 General Plan ...............................................................................................................................................................................12
2.6.2 Active South City Plan ............................................................................................................................................................13
3. Transportation Analysis .......................................................................................................... 14
3.1 Project Travel Demand .....................................................................................................................................................14
3.1.1 Transportation Demand Management ...........................................................................................................................15
3.1.2 Project Trip Cap ........................................................................................................................................................................16
3.2 Significance Criteria ...........................................................................................................................................................17
3.2.1 Vehicle Miles Traveled (VMT) (CEQA) ..............................................................................................................................18
3.2.2 Design Hazards (CEQA) .........................................................................................................................................................18
3.2.3 Emergency Access and Evacuation (CEQA) ...................................................................................................................18
3.2.4 Parking and On-Site Circulation ........................................................................................................................................18
3.2.5 Bicycle and Pedestrian Access and Safety .....................................................................................................................18
3.2.6 Transit ...........................................................................................................................................................................................19
3.2.7 Passenger Loading ..................................................................................................................................................................19
3.2.8 Off-Site Traffic Operations ...................................................................................................................................................19
3.2.9 Intersection Traffic Controls ................................................................................................................................................19
3.3 Analysis Scenarios...............................................................................................................................................................19
3.3.1 Existing Conditions..................................................................................................................................................................20
3.3.2 Existing Plus Project Conditions.........................................................................................................................................20
3.3.3 Cumulative Conditions ..........................................................................................................................................................20
3.3.4 Cumulative Plus Project Conditions .................................................................................................................................20
3.4 Vehicle Miles Traveled ......................................................................................................................................................20
3.5 Parking and Site Circulation ...........................................................................................................................................21
3.6 Bicycle and Pedestrian Facilities ....................................................................................................................................22
3.6.1 Pedestrian Access ....................................................................................................................................................................23
3.6.2 Bicycle Access ............................................................................................................................................................................23
3.7 Transit ......................................................................................................................................................................................24
3.8 Passenger Loading .............................................................................................................................................................25
3.9 Traffic Circulation ................................................................................................................................................................25
3.9.1 Assumptions and Methodology ........................................................................................................................................26
3.9.2 Analysis Results ........................................................................................................................................................................27
3.10 Signal Warrant Analysis .................................................................................................................................................28
4. CEQA Impacts and Mitigations .............................................................................................. 29
4.1 Vehicle Miles Traveled ......................................................................................................................................................29
4.2 Design Hazards ....................................................................................................................................................................30
4.3 Emergency Access ..............................................................................................................................................................32
5. Local Transportation Deficiencies and Improvements ........................................................ 33
5.1 Parking and Site Circulation ...........................................................................................................................................33
5.2 Bicycle and Pedestrian Access .......................................................................................................................................33
5.3 Transit ......................................................................................................................................................................................34
5.4 Passenger Loading .............................................................................................................................................................34
5.5 Off-Site Traffic Operations ..............................................................................................................................................35
5.6 Intersection Traffic Controls ...........................................................................................................................................36
Appendices
Appendix A: Preliminary Transporation Demand Management Plan
List of Figures
Figure 1-1: Project Location ............................................................................................................................................................. 2
Figure 1-2: Project Site Plan ............................................................................................................................................................. 3
Figure 2-1 Existing Transit Facilities ........................................................................................................................................... 10
Figure 2-2 Existing and Planned Bicycle and Pedestrian Facilities................................................................................. 11
List of Tables
Table 2.1 South San Francisco General Plan Mobility Goals, Policies, and Actions ................................................ 12
Table 3.1 Trip Generation ............................................................................................................................................................... 14
Table 3.2 Proposed TDM Measures ........................................................................................................................................... 16
Table 3.3: Estimated Trip Cap at Build-Out: 5,975 Employees ....................................................................................... 17
Table 3.4: Estimated Trip Cap at Build-Out: Various Employment Densities ........................................................... 17
Table 3.5 Home-Based Work Vehicle Miles Traveled Per Employee Thresholds ..................................................... 21
Table 3.6 Estimated Parking Demand ....................................................................................................................................... 22
Table 3.7: Intersection Level of Service – AM Peak Hour .................................................................................................. 27
Table 3.8: Intersection Level of Service – PM Peak Hour ................................................................................................... 28
Table 3.9 Signal Warrant Analysis ............................................................................................................................................... 28
Healthpeak Vantage
Transportation Impact Analysis
August 2023
1
1. Project Description
This transportation impact analysis (TIA) evaluates potential transportation impacts associated with the
Healthpeak Vantage development located at 420-490 Forbes Boulevard in South San Francisco, California
(herein referred to as the “Project”). The proposed life science development will total 1,655,202 square feet
of office and R&D building area (including a 40,600 square foot amenity building and fire station) and three
parking structures on a 18.99-acre site zoned as Business and Technology Park - High. The Project includes
demolishing one warehouse on 440 Forbes Blvd totaling 105,000 gross square feet to be replaced with six
new Lab/Office buildings of varying heights between 5-12 stories. Two buildings located at the easternmost
parcel of the site at 480 Forbes Boulevard (previously 496 Forbes Boulevard) and 490 Forbes Boulevard
(previously 498 Forbes Boulevard) have been issued permits. They are a total of 326,020 square feet of
building area. The Project has 47 proposed surface parking stalls and 1,194, 1,324, and 1,136 proposed stalls
in the three parking structures, totaling 3,701 parking stalls. The total site parking ratio is 2.24 stalls per
1,000 square feet. At completion, the Project will result in an overall increase from 0.5 FAR to 2.01 FAR
compared to the existing land use. 2.0 FAR is proposed for research & development/office use, and .01 FAR
is proposed for a potential Fire Station.
The Project site is bound by Forbes Boulevard to the north, Allerton Avenue to the east, and a shared-use
"Rails-to-Trails" bicycle and pedestrian pathway to the south. The Project site is located approximately ¾
of a mile from the South San Francisco Caltrain Station to the west. Primary bicycle and pedestrian site
access are provided via the planned new sidewalks along the site's Forbes Boulevard frontage or the
completed "Rails-To-Trails" Class I pathway between Roebling Road and the Genentech campus. The Project
will include a previously planned Class II buffered bicycle lane on Forbes Boulevard to provide primary
access from the north site frontage and multiple on-site access pathways to connect to the Rails-to-Trails
Class I trail directly. Motor vehicle site access will be provided from Forbes Boulevard and Allerton Avenue
via a perimeter roadway that traverses the south and west edges of the project site and connects to the
parking garage access points.
The City’s Transportation Demand Management (TDM) ordinance applies to the proposed life science/office
development and requires the Project to result in no more than 50 percent of employees commuting via
drive alone (i.e., achieve a commute mode share of 50 percent or more alternative mode use). The Project
developed a preliminary Transportation Demand Management Plan (TDM Plan) in conjunction with the
Project team and includes all mandatory trip reduction measures for the Project, as included in Section
20.400.004 of the South San Francisco Municipal Code. The TDM program elements include site
enhancement strategies, on-site amenities, and programmatic and service strategies that encourage the
use of alternative modes of travel. The measures will be monitored to ensure that they comply with the 50
percent non-drive-alone mode share required by the ordinance; failure to reach this goal would result in
the implementation of additional measures. See Appendix A for the preliminary TDM Plan, dated
November 30, 2022. The Project sponsor will pay transportation impact fees as required by the City.
Figure 1-1 shows the Project location, nearby intersections, and the surrounding roadway system.Figure
1-2 presents the Project site plan.
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Healthpeak Vantage
Transportation Impact Analysis
August 2023
4
2. Environmental Setting
This section describes the existing transportation and circulation setting near the Project site: the existing
roadway network, transit network and service, pedestrian conditions, bicycle conditions, and emergency
vehicle access.
2.1 Roadway Facilities
The Project site is located on the southwest corner of Forbes Boulevard and Allerton Avenue in the City of
South San Francisco’s East of 101 employment area. Regional access to the Project site is provided via U.S.
Route 101 (US-101), accessed via Oyster Point Boulevard to the north and East Grand Avenue to the south.
Project site vehicular access is provided via two main driveways along Forbes Boulevard and a right-in/right-
out driveway on Allerton Avenue.
Key local roadways in the vicinity of the Project site are described below:
US-101 is an eight-lane freeway and principal north-south roadway connection between San
Francisco, San José, and intermediate San Francisco Peninsula cities. In South San Francisco, US-
101 is located approximately ¾ of a mile west of the Project site and serves the Project area with
three primary access points. Near the Project, US-101 carries about 220,000 vehicles daily and
defines the East of 101 area’s western edge; it represents a barrier to east-west bicycle and
pedestrian connectivity. Access points are listed below:
Southern Access – Gateway Boulevard: Northbound on- and off-ramps are at South Airport
Boulevard/Wondercolor Lane; southbound on- and off-ramps are immediately south of the
San Mateo Avenue/Produce Avenue/South Airport Boulevard intersection.
Central Access – East Grand Avenue:Northbound off-ramps are at East Grand Avenue/Poletti
Way, and on-ramps are to the west at Grand Avenue/Airport Boulevard. Southbound off-
ramps are at Airport Boulevard/Miller Avenue. There is no southbound freeway access at this
location.
Northern Access – Oyster Point Boulevard:Northbound on- and off-ramps intersect Dubuque
Avenue at and immediately south of Oyster Point Boulevard. Southbound on-ramps are at
Dubuque Avenue, adjacent to the northbound off-ramp. The southbound off-ramp intersects
Gateway Boulevard/Oyster Point Boulevard as the intersection’s fifth leg.
Oyster Point Boulevard is an east-west arterial street that connects US-101 with the Oyster Point
Marina. Between Gull Drive and US-101, Oyster Point Boulevard has four travel lanes. The Project
site can be accessed from Oyster Point Boulevard via Gateway Boulevard, Eccles Avenue, and Gull
Drive (connecting to Forbes Boulevard).
Forbes Boulevard is a four-lane street extending north from East Grand Avenue, then running east
into the Genentech campus, terminating at DNA Way. East of Allerton Avenue, Forbes Boulevard
Healthpeak Vantage
Transportation Impact Analysis
August 2023
5
has two Class II buffered bicycle lanes. Two direct driveway access points are from the Project site
to Forbes Boulevard.
East Grand Avenue is an east-west arterial street. It has six travel lanes west of Gateway Boulevard,
four east of Gateway Boulevard, and two east of Haskins Way. US-101 freeway ramps at East Grand
Avenue enable Project site access from the west and are expected to represent the primary means
of access. East Grand Avenue carries about 17,000 vehicles per day.
Gateway Boulevard is a four-lane north-south arterial connecting East Grand Avenue with South
Airport Boulevard and Oyster Point Boulevard. Class II bicycle lanes exist between East Grand
Avenue and So. Airport Boulevard. The corridor provides Project access from the north via US-101
ramps at Oyster Point Boulevard. Gateway Boulevard carries approximately 12,000 vehicles per day.
Eccles Avenue is a two-lane local street that connects Forbes Boulevard to Oyster Point Blvd. It
enables Project site access from the north via US-101 ramps at Oyster Point Boulevard.
Allerton Avenue is a two-lane north-south arterial containing Class II bicycle lanes connecting
Forbes Boulevard to East Grand Avenue. The corridor provides Project access from the north via a
planned right-in/right-out driveway into the Project site.
2.2 Transit Facilities and Service
The Project site is not directly served by regional rail, ferry, or bus transit services; however, the Caltrain
Station and first/last mile shuttle service are within walking distance. The South San Francisco Caltrain
Station is located approximately 0.75 miles (walking distance) from the Project site (a fifteen-minute walk
or five-minute bicycle ride). The San Francisco Bay Area Water Emergency Transportation Authority (WETA)
Ferry Terminal, San Bruno Bay Area Rapid Transit (BART) Station, and South San Francisco BART Station are
farther away (approximately 1.5 miles northeast, 3 miles southwest, and 3.5 miles west, respectively).
SamTrans bus service currently serves the East of 101 area in South San Francisco near the Project site via
route 130, which travels between Daly City and South San Francisco BART and the Oyster Point Ferry
Terminal. In addition to the SamTrans bus service, the Project site also relies on supplementary public shuttle
services to connect employees with regional transit. Shuttles to Caltrain, BART, and the Ferry Terminal are
operated by the Peninsula Traffic Congestion Relief Alliance (Commute.org) and Genentech (through the
Genenbus program). Existing transit facilities are shown in Figure 2-1.
2.2.1 Regional Transit Service
The following transit services operate within South San Francisco. They are accessible from the Project site
by walking, bicycling, future first- and last-mile shuttle connection provided by Commute.org, or parking at
the rail service stations.
Caltrain provides passenger rail service on the Peninsula between San Francisco and San José and limited-
service trains to Morgan Hill and Gilroy during weekday commute periods. The South San Francisco Caltrain
Station is approximately 0.5 miles west of the Project at 590 Dubuque Avenue, on the east side of US-101,
immediately north of East Grand Avenue. People can walk directly between the Project site and the Caltrain
Station along East Grand Avenue; via the pedestrian network. The Project is located approximately 0.75
miles from Caltrain. The South San Francisco Caltrain Station serves local and limited trains. The South San
Healthpeak Vantage
Transportation Impact Analysis
August 2023
6
Francisco Caltrain Station currently provides weekday service from 5:00 a.m. to 12:30 a.m., with headways
ranging from 15–45 minutes from 5:00 a.m. to 8:00 p.m.and 30-minute headways from 8:00 p.m. to 12:30
a.m. On weekends, Caltrain operates on 1-hour headways from 8:30 a.m. to 12:30 a.m. By 2024, Caltrain
plans to complete its electrification project to support faster and more frequent rail service on the Peninsula.
Bay Area Rapid Transit (BART)provides regional rail service between the East Bay, San Francisco, and San
Mateo County, connecting between San Francisco International Airport and Millbrae Intermodal Station to
the south, San Francisco to the north, and Oakland, Richmond, Antioch, Dublin/Pleasanton, and Fremont in
the East Bay. The San Bruno Station is the closest station to the Project site, about two miles southwest at
1151 Huntington Avenue. However, no Commute.org shuttle service to the San Bruno BART Station exists.
The South San Francisco BART Station is located approximately three miles to the west at 1333 Mission
Road. Both the South San Francisco and San Bruno Stations provide service along the Richmond-Millbrae
Line and the Antioch-SFO/Millbrae Line with transfer to other BART lines at Balboa Park. Trains provide
service from 5:00 a.m. to 12:00 a.m. on weekdays and 6:00 a.m. to 12:00 a.m. on weekends. Trains operate
on 15-minute headways during peak hours and 20-minute headways during off-peak hours.
San Francisco Bay Area Water Emergency Transportation Authority (WETA)provides weekday commuter
ferry service between the Oakland/Alameda ferry terminals and the South San Francisco Ferry Terminal at
Oyster Point. Pre-pandemic, there were four-morning departures from Oakland/Alameda to South San
Francisco and four-evening departures from South San Francisco to Oakland/Alameda1.
San Mateo County Transit District (SamTrans)provides bus service in San Mateo County and recently
began serving the East of 101 employment area as of fall 2022. SamTrans Route 130 runs from South San
Francisco Ferry Terminal to Daly City, including a stop at the South San Francisco BART station. Buses
provide service from 4:30 a.m. to 9:30 p.m. on weekdays and 6:50 a.m. to 6:50 p.m. on weekends. On
weekdays, buses operate on 30-minute headways except for the day's first and last service, which runs on
60-minute headways. On weekends, buses all operate on 30-minute headways.
The Peninsula Traffic Congestion Relief Alliance (Commute.org)provides weekday commute period first/last
mile shuttles connecting employers with BART, Caltrain, and the WETA Ferry Terminal; shuttles are equipped
with bicycle racks. Service is roughly distributed between the East of 101 area’s north (Oyster Point area)
and south (Utah/Grand area) geographic halves. No shuttle stops are along the Project Street frontage
along Forbes Boulevard and Allerton Avenue. The nearest shuttle stop to the Project site is at the
intersection of Cabot Road/Allerton Avenue, approximately 0.5 miles southeast (a 10-minute walk), which
serves shuttles that connect to both South San Francisco BART, South San Francisco Caltrain and WETA
Ferry Terminal. Shuttles have timed connections to Caltrain and ferry service, while BART shuttles meet every
other peak period train. Each shuttle operates at 30 to 60-minute headways during commuting a.m. and
p.m. peak periods.
1 San Francisco Bay Ferry. 2023. Available:https://sanfranciscobayferry.com/south-san-francisco-ferry-route. Accessed:
February 14, 2023.
Healthpeak Vantage
Transportation Impact Analysis
August 2023
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Commute.org2 has a rewards program for those who live, work, or attend school in San Mateo County.
Rewards include up to $100 for logging carpooling, bicycling, or vanpooling trips. The reward program also
makes those eligible for the Guaranteed Ride Home program, in which Commute.org will cover the cost of
a ride home in the case of an illness, emergency, or another qualifying event. The reward program has
quarterly promotions and a store to redeem points from logging trips for items in the STAR store.
2.3 Pedestrian Facilities
Pedestrian facilities include sidewalks, crosswalks, trails, and pedestrian signals. Pedestrian facilities near the
Project site serve walking trips connecting to shuttle stops, the Caltrain Station, multi-use trails, and nearby
offices and businesses. In the Project vicinity, sidewalk widths range from 5-7 feet.
The following pedestrian facilities exist near the Project site.
The Rails-To-Trails shared-use path is a fully separated bicycle and pedestrian facility between
Roebling Road and Genentech campus. The trail runs along the south frontage of the Project
site.
Forbes Boulevard has continuous sidewalks that run on the roadway's north side and serve as
a connection from East Grand Avenue to the Project site. There are currently no sidewalks on
the south side of Forbes Boulevard between Grand Avenue and Allerton Avenue and no
marked pedestrian crossings connecting the north side of Forbes Boulevard to the south side
of Forbes Boulevard along the Project frontage.
Allerton Avenue has continuous sidewalks on the roadway's east and west sides and connects
to East Grand Avenue and the Pointe Grand site.
Roebling Road has continuous sidewalks on the roadway's east and west sides and connects
from the Caltrain Station to the multi-use trail. There is no marked crosswalk at Roebling
Road and East Grand Avenue intersection.
Past the East Grand Avenue/Gateway Boulevard intersection towards the Caltrain Station, sidewalks exist
on both the north and south sides of East Grand Avenue and continue uninterrupted to the Caltrain
Station. The portions of East Grand Avenue and Poletti Way nearest the Caltrain Station include recently
implemented enhanced pedestrian safety components, including marked crosswalks, pedestrian signals,
and new ADA-compliant curb ramps to access the Caltrain Station entrance.
2.4 Bicycle Facilities
Bicycle facilities consist of separated bikeways, bicycle lanes, routes, trails, and paths, bicycle parking, bicycle
lockers, and showers for cyclists. The California Department of Transportation (Caltrans) recognizes four
classifications of bicycle facilities, as described below.
2Commute.org. 2021. Available: https://commute.org/rewards/. Accessed: February 7, 2023.
Healthpeak Vantage
Transportation Impact Analysis
August 2023
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Class I – Shared-Use Pathway: Provides a completely separated right-of-way for the exclusive use
of cyclists and pedestrians with cross-flow minimized (e.g., off-street bicycle paths).
Class II – Bicycle Lanes: Provides a striped lane for one-way travel on a street or highway. It may
include a "buffer" zone consisting of a striped roadway between the bicycle lane and the nearest
vehicle travel lane.
Class III – Bicycle Route: Provides for shared use with motor vehicle traffic; however, they are often
signed or include a striped bicycle lane.
Class IV – Separated Bikeway: Provides a right-of-way designated exclusively for bicycle travel
adjacent to a roadway protected from vehicular traffic. Types of separation include, but are not
limited to, grade separation, flexible posts, inflexible physical barriers, or on-street parking.
Current bicycle facilities in the Project vicinity, as designated by the City’s Bicycle Master Plan and the
draft Active South City: Bicycle and Pedestrian Master Plan (ongoing), are shown in Figure 2-2 and
discussed below.
Gateway Boulevard has Class II bicycle lanes between East Grand Avenue and South Airport
Boulevard.
East Grand Avenue has Class II bicycle lanes between Gateway Boulevard and where the roadway
ends at Point San Bruno Park and provides bicycle connectivity between the Project site and the
South San Francisco Caltrain Station. The intersection of Allerton Avenue and East Grand Avenue,
and DNA Way and East Grand Avenue will have bicycle detection and signals and increased
protection at the intersections by the end of 2021.
Allerton Avenue has Class II buffered bicycle lanes connecting East Grand Avenue bicyclists to
Forbes Boulevard.
Forbes Boulevard has Class II bicycle lanes between Allerton Avenue and DNA Way. An extension
of bicycle lanes between Eccles Avenue and Allerton Avenue is planned. From Forbes Boulevard,
bicyclists can travel along the Class II bicycle lanes on Gull Drive, Oyster Point Boulevard, and
Marina Boulevard to reach the South San Francisco Ferry Terminal.
South of the Project, a Rails-To-Trails Class I shared-use path runs between the northern end of
Roebling Road to the southwest corner of the Genentech campus near Forbes Boulevard and Gull
Drive. An extension from Roebling Road and Forbes Boulevard is being considered per South San
Francisco Bicycle Master Plan.
Various segments of Class I mixed-use trails are present or under construction, including from
Roebling Road east to Allerton Avenue paralleling Forbes Boulevard crossing into the Genentech
campus (existing), East Grand Avenue between Poletti Way and Grand Avenue (under
construction), and from Forbes Boulevard to Oyster Point Boulevard paralleling Gateway
Boulevard and Eccles Avenue (under construction).
The San Francisco Bay Trail (Bay Trail)is a Class I mixed-use trail along the Oyster Point shoreline
and Point San Bruno, part of a planned 400-mile regional trail system encircling the San Francisco
Bay shoreline. The nearest access point from the Project to the San Francisco Bay Trail is
Healthpeak Vantage
Transportation Impact Analysis
August 2023
9
approximately one mile away. It is accessible via bike lanes on Forbes Boulevard and shared-use
bicycle routes on nearby roadways.
The following bicycle facilities are provided at transit stations in the Project vicinity:
The South San Francisco Ferry Terminal has bicycle racks to accommodate 12 bicycles and 12
secure on-demand electronic bicycle lockers available to rent using the BikeLink card system. The
ferries allow bikes onboard, but space can be limited.
The South San Francisco Caltrain Station has 12 electronic bicycle lockers and 24 bicycle racks.
Other Caltrain Stations offer electronic bicycle lockers, Bay Wheels bike share access, bike valet
and garages, bicycle repair stations, and bicycle hub rental bikes. Caltrain offers dedicated bicycle
cars in which each bicycle car has space for 40 bicycles.
The South San Francisco BART Station and San Bruno BART Stations have 12 secure on-demand
electronic bicycle lockers to rent using the BikeLink card system. The Stations also provide single-
user keyed lockers for individual use and require a rental agreement. BART does not permit
scooters or mopeds on trains; however, bicycles are allowed on most train cars.
The City provides bicycle racks downtown intended for short-term bicycle parking. While the City
continues to expand its bicycle network, the East of 101 Area has historically experienced low volumes of
bicyclists due to commuting lengths, lack of continuous low-stress bicycle facilities, lack of network
connectivity to residences and transit stations, and topography.
The reconstructed South San Francisco Caltrain Station completed in 2022 features a bicycle and
pedestrian undercrossing that connects the East of 101 area to residents and transit facilities west of US-
101. The undercrossing represents the first non-motorized connection spanning the Caltrain and US-101
corridors, meaning substantial barriers to east-west bicycle and pedestrian travel.
2.5 Emergency Vehicle Access
Emergency vehicles typically use major streets through the study area when heading to and from an
emergency and/or emergency facility. Arterial roadways allow emergency vehicles to travel at higher speeds
and provide enough clearance space to permit other traffic to maneuver out of the emergency vehicle's
path and yield the right-of-way. The nearest existing fire station to the Project is Fire Station 62 at 249
Harbor Way, approximately 0.9 miles south of the Project site, via Harbor Way and Forbes Boulevard, with
access to the Project via the driveway on Forbes Boulevard. Alternatively, emergency vehicles can travel
along Harbor Way, E Grand Avenue, and Allerton Avenue to access the Project site via the driveway on
Allerton Avenue. Harbor Way has one travel lane in each direction and a two-way center left turn lane.
Forbes Boulevard and East Grand Avenue have two travel lanes with a center median, and Allerton Avenue
has one travel lane in each direction. Travel time is approximately three minutes from Fire Station 62 to the
Project site, and the Project site allows for larger vehicle turning movements.
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2.6 Transportation Plans & Policies
2.6.1 General Plan
The South San Francisco 2040 General Plan establishes a vision for the City’s future growth. Its Circulation
Element includes goals, policies, and actions covering topics such as complete streets, vehicle miles
traveled, connectivity, safety, transit, active transportation, TDM, and parking. Each goal is presented in,
accompanied by policies and actions that are particularly relevant the Project:
Table 2.1 South San Francisco General Plan Mobility Goals, Policies, and Actions
#Goal Project-Related Policies & Actions
1
South San Francisco prioritizes safety in
all aspects of transportation planning
and engineering.
Policy MOB-1.2:Strive to reduce vehicle speeds throughout the
city to reduce the frequency and severity of collisions.
Action MOB-1.2.1. Incorporate traffic calming treatments into all
street projects to support lower design speeds.
2
South San Francisco provides a
multimodal network with convenient
choices for everyone.
Policy MOB-2.1: Incorporate complete streets improvements into
all roadway and development projects.
Action MOB-2.1.1:Complete multimodal design and impact
analysis. Ensure that roadway and development projects are
designed and evaluated to meet the needs of all street users, and
that development projects contribute to multimodal improvements
in proportion to their potential impacts on vehicle miles traveled.
Action MOB-2.1.3: Implement Active South City Pedestrian and
Bicycle Plan.All capital improvements and development projects
incorporate bicycle and pedestrian improvements identified in the
Active South City Plan, such as trails, bikeways, bicycle detection at
traffic signals, high-visibility crosswalks, and pedestrian-oriented
site plans.
Action MOB-2.1.4: Implement transit speed, reliability, and access
improvements. All capital improvements and development projects
near regional transit stations or bus/shuttle routes incorporate
improvements to advance speed, reliability, and access, such as in-
lane farside bus stops, bus-only lanes, queue jumps, and
pedestrian/bicycle gap closures.
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#Goal Project-Related Policies & Actions
3 South San Francisco proactively
manages traffic and parking demand.
Policy MOB-3.1:Promote mode shift among employers. Manage
the number of vehicle trips, with a focus on promoting mode shift
among employers
Policy MOB-3.2:Optimize traffic operations on City streets.
Optimize traffic operations on City streets while avoiding widening
roadways or otherwise pursuing traffic operations changes at
expense of multimodal safety, transit reliability, or bicycle and
pedestrian comfort.
Policy MOB-3.3:Right-size parking supply and maximize the
efficiency of curb space.
Action MOB-3.3.1:Incorporate parking maximums.Incorporate
maximum parking requirements for new residential and office/R&D
projects that align with TDM Ordinance trip reduction goals.
4
South San Francisco’s land use and
transportation actions reduce vehicle
miles traveled (VMT) and greenhouse
gas emissions
Policy MOB-4.1:Increase substantially the proportion of travel
using modes other than driving alone.
Action MOB-4.1.1:Use site plan review to improve connectivity.Use
the development review process to identify opportunities to
enhance bicycle, pedestrian, and transit connectivity.
5
South San Francisco residents have
easy access to play, fitness, and active
transportation networks.
Policy MOB-5.1:Expand the low-stress bike and pedestrian
network. Capitalize on opportunities to expand the low-stress bike
and pedestrian network throughout the city.
2.6.2 Active South City Plan
The Active South City Plan supplements the General Plan with a more in-depth assessment of bicycle and
pedestrian needs and the identification of priority projects and policies to improve bicycle and pedestrian
circulation through the city. Near the Project site, the Plan identifies several new bike lanes and multi-use
trails, including a Class IV Separated Bikeway on Forbes Boulevard and an extension of the existing Rails
to Trails Class I path from its western terminus at Roebling Avenue to the South San Francisco Caltrain
Station.
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3. Transportation Analysis
This section includes an analysis and findings of Project effects on transportation services and facilities,
including motor vehicle travel and operations, transit service, pedestrian facilities, and bicycle facilities. The
amount and distance of motor vehicle travel were analyzed using vehicle miles traveled (VMT). Bicycle,
pedestrian, and transit impacts were qualitatively assessed.
3.1 Project Travel Demand
Project trip generation was calculated using local trip generation rates from two life science developments
in the East of 101 area (499 Forbes Boulevard and 751 Gateway projects). Data were gathered via tube
counts in 2019 and reflect pre-pandemic conditions. Trip generation rates were averaged between the two
sites; the resulting trip generation is presented in Table 3.1.The study sites used to derive the locally-
specific trip generation rate are large, life-science developments that reflect the East of 101 contexts and
include a blend of traditional office and R&D land use.
Table 3.1 Trip Generation
Site Trips Size
(KSF)
Daily AM Peak Hour PM Peak Hour
Total In Out Total In Out Total
Trip generation rate from
local data and average rate
(per KSF)1
-6.820.790.21 0.78 0.21 0.79 0.66
Proposed Project2 1,655 11,280 975 308 1,283 243 849 1,092
Existing Land Use3 108 539 40 14 54 20 42 62
Net New Trips 10,741 935 294 1,229 223 807 1,030
Notes:
1. Trip generation rates are based on local data collection.
2. Project trips include trips generated from the new buildings proposed with the campus development and do not include
trips generated from the existing buildings to remain.
3. Based on ITE 10
th Edition (Land Use #150 – Warehousing) for vehicle and truck trips using 180,000 square feet of building
area. Truck trips converted to Passenger Car Equivalent (PCE) using 2.0 factor.
Source: Fehr & Peers, 2023
Net new trips were calculated by subtracting the existing trips to be removed from the office trips generated
by the Project. According to this trip generation analysis, the Project would generate 10,741 net new
weekday daily trips, 1,229 net new a.m. peak hour trips (935 inbound and 294 outbound), and 1,030 net
new p.m. peak hour trips (223 inbound and 807 outbound). As noted previously, the Project site currently
has one existing office building which will be demolished; therefore, a trip credit was subtracted from the
total trip generation estimate to reflect its removal.
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3.1.1 Transportation Demand Management
The Project must prepare a Transportation Demand Management (TDM) program consistent with Chapter
20.400 of the City’s Municipal Code. Components of the TDM plan include participation in Commute.org
programs, designated TDM coordinator, bicycle and pedestrian-oriented site access, encouragement of
telecommuting and flexible work schedules, and others, as shown in Table 3.2 below. Implementing the
TDM plan is expected to reduce Project VMT, and total project trips, by 15 to 50 percent. The City’s TDM
Program operates on a "tier-based" system, where larger projects have more stringent requirements. The
Project consists of two phases for purposes of the TDM program: the already entitled R&D / office space,
which qualifies as a Tier 3 project, and the Project assessed in this impact analysis, which qualifies as a Tier
4 project. The Project has agreed to implement its TDM program in two parts: the first designed to meet
the Tier 3 requirements (40 points, and a 60 percent or less drive-alone mode share), and the second
designed to meet the Tier 4 requirements (50 points, and a 50 percent or less drive-alone mode share).
The TDM Measures associated with the Tier 4 Project shown in Table 3.2 are representative and will be
finalized at a later time, when required. The full TDM program can be found in Appendix A.
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Table 3.2 Proposed TDM Measures
Type TDM Measure Points VMT Reduction
Potential
Tier 3
Required
Measures (20
Points)
50% Transit Pass Subsidies and Pre-Tax Transit Benefits 7 0.8% to 2.8%
Participation in Commute.org Programs 5 4.0%
Carpool/Vanpool Programs and Parking 3 8.0%
Bicycle Storage, Showers, and Lockers 2 2.7%
Designated TDM Coordinator 1 Supportive
Bicycle and Pedestrian-Oriented Site Access 1 Up to 3.0%
Encourage Telecommuting & Flexible Work Schedules 1 Up to 5.5%
Tier 3
Optional
Measures
Enhanced Shuttle Commitment 10 0.5% to 2.0%
Active Transportation Gap Closure Up to 6 Up to 2.0%
On-Site Pedestrian-Oriented Amenities 3 Up to 5.0%
On-Site Carshare 2 Up to 0.1%
Bicycle Repair Station 1 Supportive
Tier 4
Measures – To
Be Finalized
Later
Offer Parking Cash-Out Incentive 10 Up to 12%
or
Transit Capital Improvements Up to 6 Up to 0.6%
Bike Share Program 2 Up to 0.3%
Cash Incentives 1 Up to 3%
Additional Bicycle Repair Station 1 Supportive
Totals 42 (Tier 3)
52 (Tier 4)
15% to 30%(Tier 3)
27% to 50%(Tier 4)
Source: Fehr & Peers, 2023; Healthpeak Vantage TDM Plan, 2022
3.1.2 Project Trip Cap
Tier 4 projects are subject to additional monitoring through a site-specific trip cap. Trip caps reinforce
mode share and parking requirements for a Project site while considering fluctuations in employee
density and travel patterns.
Based on a mix of laboratory and office land use as described in the Project description, the Project
anticipates accommodating 5,975 employees at build-out. This represents employee density assumptions
for 50 percent office uses and 50 percent lab uses, as documented at other similar research and
development/life science campuses that the Project sponsor manages. The City’s TDM Ordinance sets a
drive-alone mode share target of 50 percent. Allowing for carpool and vanpool vehicles, visitors, loading
activity, and service vehicles, the peak period trip cap would be 3,823 vehicle trips, as shown in Table
3.3. Additional discussion of the Project trip cap is included in its TDM Plan (Appendix A)
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Table 3.3: Estimated Trip Cap at Build-Out: 5,975 Employees
Trip Type Rate Vehicle Trips
Employees Driving Alone 50%2,987
Employees Carpooling and Vanpooling 12%, at 3.0 persons per vehicle 239
Visitors, Loading, and Service Vehicles 10%597
Total 3,823
Source: Fehr & Peers, 2022
At Project build out, the actual tenant mix may result in a slightly different mix of office/lab uses, which
could result in a slightly different employee count, thereby potentially triggering a recalculation of the
Project’s trip cap. For illustrative purposes only, Table 3.4 shows various trip caps for different
employment calculations based on a range of different land use mixes allowed under the existing zoning.
Table 3.4: Estimated Trip Cap at Build-Out: Various Employment Densities
Office/Lab Mix 100% / 0%75% / 25%50% / 50%25% / 75%0% / 100%
Total Employees 8,114 7,046 5,975 4,908 3,840
Employees Driving Alone 4,057 3,523 2,987 2,454 1,920
Employees Carpooling and
Vanpooling 325 282 239 196 154
Visitors, Loading, and Service
Vehicles 811 705 597 491 384
Total 5,193 4,510 3,823 3,141 2,458
Source: Fehr & Peers, 2022
While Table 3.3 shows an appropriate trip cap based on the reasonable estimate for total employment
based on the developer’s leasing data for its other buildings, once the Project buildings reaches 50
percent occupancy, the developer will conduct annual monitoring as part of its TDM plan. The trip cap
monitoring will include a trip cap calculation based on actual employment and driveway counts from 6:30
a.m. to 10:30 a.m. and from 3 p.m. to 7 p.m. for one week each year to ensure that the total number of
peak period trips does not exceed the trip cap listed above.
3.2 Significance Criteria
The impacts of the Project related to transportation will be considered significant under CEQA if any of the
following Standards of Significance are exceeded, per Appendix G of the California Environmental Quality
Act (CEQA) Guidelines:
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•Conflict with a program plan, ordinance, or policy addressing the circulation system, including
transit, roadway, bicycle, and pedestrian facilities;
•Generate per-employee VMT greater than the City's adopted threshold of 15 percent below the
regional average, according to CEQA Guidelines Section 15064.3, subdivision (b) and City of South
San Francisco Resolution 77-2020 related to VMT;
•Substantially increased hazards due to a geometric design feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm equipment); or
•Result in inadequate emergency access
The thresholds of significance used in this document are based on Appendix G criteria and the City of South
San Francisco's adopted local policies. The criteria of significance apply to all Project scenarios as measured
against the corresponding No Project scenarios.For non-CEQA topics and standards, the terms deficiencies
and improvement measures are used, rather than "impacts" and "mitigation measures."
3.2.1 Vehicle Miles Traveled (VMT) (CEQA)
Under City of South San Francisco, Resolution 77-2020 and CEQA Guidelines Section 15064.3, subdivision
(b)(1), the following screening criteria apply to employment-generating projects:
x A significant impact would occur if the development of the Project would generate per-employee
vehicle miles traveled (VMT) greater than the City’s adopted threshold of 15 percent below the
regional average.
3.2.2 Design Hazards (CEQA)
•A significant impact would occur if the Project substantially increases hazards to street users due
to a design feature or land uses incompatible with the surrounding street network.
3.2.3 Emergency Access and Evacuation (CEQA)
•A significant impact would occur if the Project resulted in inadequate emergency access.
3.2.4 Parking and On-Site Circulation
•The Project would result in a deficiency if the Project provides parking at a rate substantially above
the demand rate or at a level that would cause substantial overflow parking into a nearby residential
neighborhood.
•The Project would result in a deficiency if it fails to provide adequate queuing space at driveways
or access for service and delivery trucks on-site.
3.2.5 Bicycle and Pedestrian Access and Safety
•The Project would result in a deficiency if it does not incorporate direct bicycle and pedestrian
access to primary entrances or if it results in major barriers at the site entry points.
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•The Project would result in a deficiency if it substantially adds trips to an existing facility along the
project frontage or en route to transit, that does not meet current pedestrian design standards or
lacks adequate capacity to accommodate demand
•The Project would result in a deficiency if project bicycle parking is not located in a convenient area
for users.
•The Project would result in a deficiency if it is incompatible with existing or planned bicycle or
pedestrian facilities.
•The Project would result in a deficiency if the Project contributes a substantial level of daily vehicular
traffic to a facility where bicycle and pedestrian infrastructure does not meet current design
standards or to a high-injury facility
3.2.6 Transit
•The Project would result in a deficiency if Project traffic produced a detrimental impact on the
performance or safety of local transit or shuttle service or conflict with adopted plans and programs.
•The Project would result in a deficiency if the Project does not provide a clear and direct path to a
sidewalk or bicycle route providing access to a transit station or stop.
3.2.7 Passenger Loading
•The Project would result in a deficiency if the Project cannot accommodate anticipated loading
activity, such that queuing obstructs public access to the Project, a bicycle lane, or a traffic lane for
more than fifteen minutes in the relevant peak hour loading demand.
3.2.8 Off-Site Traffic Operations
•The Project would result in a deficiency if the Project causes a signalized intersection to operate at
LOS F overall or adds five seconds of delay to intersections already operating at LOS F under the
comparable "no project" scenario.
3.2.9 Intersection Traffic Controls
•The Project would result in a deficiency if the Project causes an all-way stop-controlled or side street
stop-controlled intersection to 1) operate at LOS F overall or for the worst-case movement and
causes said intersection to meet Caltrans signal warrant criteria.
3.3 Analysis Scenarios
The impacts of the Project on the surrounding transportation system were evaluated for the four scenarios
listed below:
•Scenario 1: Existing Conditions
•Scenario 2: Existing Plus Project Conditions
•Scenario 3: Cumulative Conditions
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•Scenario 4: Cumulative Plus Project Conditions
A description of the methods used to estimate the amount of traffic and VMT generated by the Project is
provided below. Project-specific impacts are described under Section 4.
3.3.1 Existing Conditions
Existing conditions represent the baseline condition upon which Project impacts are measured. The baseline
condition represents conditions before the COVID-19 pandemic. Due to the atypical travel patterns and
transit service levels during the COVID-19 pandemic, new data was not collected for this analysis.
3.3.2 Existing Plus Project Conditions
Existing Plus Project conditions represent the baseline condition with the addition of the Project. Traffic
volumes for Existing Plus Project conditions include existing traffic volumes plus traffic generated by the
Project. Existing Plus Project conditions were compared to Existing conditions to determine potential
immediate project impacts.
3.3.3 Cumulative Conditions
Cumulative conditions include transportation demand resulting from reasonably foreseeable land use
changes and conditions associated with funded transportation projects in the year 2040 based on the
Shape SSF General Plan Update. Cumulative conditions are based on land use and transportation
conditions included in Plan Bay Area 2040, as represented in the C/CAG-VTA Bi-County Transportation
Demand Model (C/CAG model). The C/CAG model is a four-step trip-based travel demand model
designed to forecast how land uses, and transportation interacts within San Mateo and Santa Clara
Counties.
3.3.4 Cumulative Plus Project Conditions
Cumulative Plus Project conditions represent the cumulative condition with the addition of the Project to
determine the extent to which the Project would contribute to long-term cumulative transportation
impacts.
3.4 Vehicle Miles Traveled
On June 10, 2020, the City of South San Francisco adopted Resolution 77-2020, establishing VMT thresholds
and methodology effective July 1, 2020. The adopted VMT threshold for employment-generating land use
projects determines that a project would have a significant transportation impact if the VMT for the Project
were 15 percent below the applicable baseline VMT.
The Project was analyzed based on home-based work (HBW) VMT per employee. HBW VMT per employee
was derived from the C/CAG Travel Demand Model. This metric follows the City and the California
Governor’s Office of Planning and Research (OPR) guidance for measuring office Project VMT and helps
compare the Project’s relative transportation efficiency to the regional average baseline.
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Based on these factors, a significant impact would occur if existing HBW VMT per employee in the
transportation analysis zone (TAZ) is higher than 15 percent below the existing regional average. Based on
the City’s analysis using the C/CAG Model, this threshold would be set at 13.5 (15 percent below the existing
regional average of 15.9) HBW VMT per employee for office and R&D projects as shown in Table 3.5.This
threshold of 13.5 HBW VMT per employee also applies to cumulative conditions.
Table 3.5 Home-Based Work Vehicle Miles Traveled Per Employee Thresholds
Location Estimated HBW VMT per Employee
Bay Area Region (Existing)15.9
VMT Reduction Factor 15%
HBW VMT Per Employee Threshold 13.5
Project 15.7
Project with at least a 15% Reduction in VMT
due to TDM Plan 13.3
Notes:
1. HBW= home-based work; VMT = vehicle miles traveled.
Source: Fehr & Peers, 2023; C/CAG-VTA Bi-County Transportation Demand Model, 2022.
As discussed previously, the Project is required to implement a TDM program. The proposed Project would
include a TDM plan (Tier 4) to achieve an alternative mode use goal of 50 percent to help minimize
commuting via driving alone. The Project’s TDM plan is expected to result in a 15 to 50 percent reduction
in VMT, as shown in Table 3.2 above.
Based on the at least 15 percent reduction in per capita VMT due to the TDM plan, the Project would be
expected to achieve a home-based work VMT per employee of 13.3 or lower. This is below the threshold of
significance for a VMT impact (13.5). Further, this reflects the minimum level of reduction anticipated by the
TDM plan. Through compliance with the City’s TDM Ordinance, the Project will be required to achieve a 50
percent or less drive-alone mode share. Based on a background drive-alone commute rate of 80 percent,
this would represent a 37.5 percent reduction in vehicle trips, with a similar reduction in VMT per capita.
3.5 Parking and Site Circulation
Forbes Boulevard bounds the Project site to the north, Allerton Avenue to the east, the Rails-to-Trails
pathway to the south, and Eccles Avenue to the west. Both Forbes Boulevard and Allerton Avenue serve as
the primary vehicle access via a perimeter roadway that traverses the south and west edges of the Project
site and connects to the parking garages (see Figure 1-2). The perimeter roadway intersects with Forbes
Boulevard at the northwest and northeast portion of the Project site and with Allerton Avenue at the
southeast portion of the Project site. The perimeter roadway minimizes the number of vehicles in the
campus's central area. It maintains separation between on-site pedestrians and vehicles, except for users
accessing the site from the Rails-to-Trails facilities, who must cross the perimeter roadway to access all
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project buildings. High-visibility crosswalk markings and speed-control mechanisms should be used to
reduce conflicts between pedestrian site access and vehicles accessing the parking facilities; the project
has currently proposed one crosswalk located east of the Amenity Building.
Three secondary vehicle access points (two along Forbes Boulevard and one along Allerton Avenue)
provide access to convenient drop-off points located at each building entry. They are consolidated when
possible to reduce curb cuts. Compared to the primary access points, these secondary driveways primarily
serve visitors and commercial vehicles. Several service access points provide direct access to freight
loading zones distributed between buildings. These service access points are positioned in areas that
minimize Forbes Boulevard or Allerton Avenue traffic disruptions.
All roadways accommodate emergency vehicle access, and emergency vehicles can access the interior of
the campus via drivable surfaces within the landscape.
Table 3.6 presents parking demand estimated using an assumption of total employees and the employee
drive-alone rate, as discussed in Section 3.1. The Project proposes a total parking supply of 3,701 parking
spaces to accommodate 47 surface parking stalls and three garage facilities, each with 11 to 12 floors.
Table 3.6 Estimated Parking Demand
Population Rate Parking Demand
Employees (5,975)
Drive Alone 50%2,987
Carpool 12% at 3 persons per carpool 239
Visitors +5%299
Parking Demand 3,525
Circulation Factor +5%176
Total Proposed Parking 3,701
Notes:
1. Based on ITE Parking Generation 5th Edition (Land Use #710 – General Office)
2. Employee density is assumed to be 1 employee per 400 square feet of building area.
Source: Fehr & Peers, 2022
3.6 Bicycle and Pedestrian Facilities
The Project would generate new pedestrian and bicycle trips, particularly employees traveling to and from
shuttle stops, Downtown South San Francisco, the South San Francisco Caltrain Station, and the Ferry
Terminal. As the primary linkage between the Project, Downtown South San Francisco, shuttle stops, and
the Caltrain station, most pedestrian and bicycle trips are expected to occur along Forbes Boulevard. The
additional pedestrian and bicycle trips may exacerbate modal conflicts at the East Grand Avenue/Grand
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Avenue and East Grand Avenue/Gateway Boulevard intersections due to the slip right-turn lanes that permit
high vehicle speeds due to wide corner radii, yield-control, and lack of separation of bicycle movements.
Increasing pedestrian and bicycle activity through the slip lanes at these intersections impedes pedestrian
connectivity at Grand Avenue intersections. The City is removing the right turn slip lane and enhancing
pedestrian safety and convenience at the East Grand Ave/ Grand Ave intersection, which should be complete
before Project construction.
3.6.1 Pedestrian Access
Pedestrian facilities connecting the Project to the Caltrain Station include sidewalks along Forbes Boulevard
and the Rail-to-Trail facility that borders the south side of the Project site.
Forbes Boulevard lacks sidewalks on its south side, including along the project frontage. The Project has
proposed the construction of a new sidewalk along its frontage; however, this facility would not connect
directly to Caltrain, as pedestrians would be required to cross to the north side of Forbes due to incomplete
sidewalks west of the Project site. Currently, no marked crosswalks exist to connect the north and south side
of Forbes Boulevard, which may require pedestrians to detour up to ½ mile to access the Project if they
wish to do so at a marked crossing. Currently, crosswalks at Allerton Avenue and Forbes Boulevard are
unmarked; there is no marked crossing at Eccles Avenue or Carlton Court. The lack of connection to
sidewalks on Forbes Avenue beyond the Project frontage may be partially addressed through wayfinding
signage or future contributions to the proposed extension of the Rails to Trails facility.
The Rails-to-Trails shared-use path may serve as a low-stress connection from the Project site to the
South San Francisco Caltrain station. With the completion of the Project, additional pedestrian and bicycle
activity is expected south of the Project site, along Roebling Road and East Grand Avenue towards the
Caltrain Station. East Grand Avenue is the primary connection to the Caltrain Station and downtown South
San Francisco. Pedestrians between the Project site and downtown or the Caltrain Station will likely travel
along the approximately five-foot-wide sidewalk on the south side of East Grand Avenue. Initially,
pedestrians will likely cross the east leg of East Grand Avenue/Harbor Way/Forbes Boulevard, which spans
around 90 feet (requiring 30 seconds for a pedestrian to cross at typical speeds). Pedestrians will likely
cross the south leg of three intersections: East Grand Avenue/Harbor Way/Forbes Boulevard, East Grand
Avenue/Gateway Boulevard, and East Grand Avenue/Grand Avenue. The intersections have crosswalk
lengths spanning 100-130 feet, which for a typical person, takes 30-40 seconds to cross. East Grand
Avenue/Gateway Boulevard and East Grand Avenue/Grand Avenue has a yield controlled channelized
right turn lanes that extend the pedestrian crossing distance, increase vehicle turning speeds and reduce
pedestrian visibility compared with a standard right turn lane. East Grand Avenue/Grand Avenue
intersection has marked crosswalks on the south and east leg with pedestrian signals; however, the
crossings are faded, and the curb ramps are in poor condition.
3.6.2 Bicycle Access
The Project proposes a Class II buffered bikeway along the Forbes Boulevard corridor due to anticipated
high vehicle volumes and speeds. The Project will also accommodate the planned Rails-to-Trails pathway
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along the south portion of the site through multiple paths connecting the project site to the pathway, as
shown in Figure 1-2.
The Project proposes 73 Class I bicycle parking spaces in a dedicated bicycle parking room and in the Project
parking garages. They are typically lockers or restricted-access parking rooms and are intended for
employees. In addition, the Project will provide 174 Class II bicycle parking spaces intended for visitors.
Per the City’s Municipal Code (Section 20.330.008 A.2.a), short-term bicycle parking must be located outside
the public right-of-way and pedestrian walkways and not more than 50 feet from a main entrance to the
building it serves. Per the City’s Municipal Code (Section 20.330.008 B.2.a), long-term bicycle parking must
be located on the same lot as the use it serves and near an entrance to the facility in parking garages.
3.7 Transit
The Project will generate new transit trips and vehicle trips that could affect transit operations within the
study area.
While the East of 101 employment area is served by the South San Francisco Caltrain station and the Ferry
Terminal, most development is outside the typical 0.5-mile walking distance from these stations. As such,
the area is primarily connected to the regional transit system via a network of first- and last-mile commuter
shuttles operated by Commute.org. The Project is a partial exception to this service pattern; it is located
approximately 0.75 miles walking distance from the South Francisco Caltrain station but remains beyond
typical walking distance from the Ferry Terminal (1.3 miles) and South San Francisco BART station (3.2 miles).
Consequently, it is anticipated that the Project will be served by bicycling and walking trips to the Caltrain
station and first/last-mile shuttles.
The Project Sponsor has committed to working with Genentech to participate in their Genenbus program.
The Genenbus program provides additional last-mile shuttle service connecting to Glen Park BART Station
for Genentech employees; other employers may participate through shared service agreements. A new stop
is planned on either Forbes Boulevard or Allerton Avenue for employees to access the Genenbus program;
however, a precise location has not been determined. The final shuttle stop location and planning should
be coordinated with City and shuttle operator staff.
The Project would generate approximately 1,263 and 1,060 net new vehicle trips during the a.m. and p.m.
peak hour, or about 18-21 new vehicles per minute. It is not anticipated that Project traffic volumes would
disrupt transit service surrounding the Project site. The Project may add net new transit trips to both Caltrain
and Commute.org shuttles and trips on private shuttles. Transit operators are expected to scale their
services with the level of demand associated with this Project and other developments in the East of 101
area. The Project would not include features disrupting existing or planned transit routes or facilities as
planned. The Project’s driveways would not cause disruptions to existing, or planned transit services or
transit stops. The Project would not conflict with any adopted transit system plans, guidelines, policies, or
standards described in Section 2.6.
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The Project’s effects on transit access under Cumulative 2040 conditions would be similar to those under
Existing conditions; however, employees of the Project may experience changes to SamTrans bus service in
future years. Reimagine SamTrans is a comprehensive operational analysis to evaluate existing routes and
additional routes to improve the experience for existing riders, grow new and more frequent ridership, and
improve the efficiency and effectiveness of SamTrans as a mobility provider. In addition, Caltrain is
undergoing electrification and will likely provide more frequent service under cumulative conditions,
enhancing access to the Project via regional transit.
3.8 Passenger Loading
As mentioned in Table 3.3, up to 10% of trips are expected to be made by visitors, service vehicles, or
vehicles picking up / dropping off passengers. There are several areas within the Project site for passenger
and/or truck loading. AM peak hour equates to up to 125 loading instances (1,254 peak hour trips x 10%
loading and visitor rate), or roughly two loading instances each minute. A typical dwell time of one to
three minutes indicates that up to six vehicles may be loading or unloading at a given time during the
peak period.
For the Project, seven designated drop-off locations are located at each building's entry and consolidated
to reduce the impact on both Project frontage streets. There are three drop-off locations along Forbes
Boulevard and one drop-off location along Allerton Avenue. Two passenger loading zones along Forbes
Boulevard are placed within an internal driveway to serve the two buildings on 480 Forbes Boulevard
(Building A) and 490 Forbes Boulevard (Building B). The other passenger loading zone along Forbes
Boulevard is a designated curb cut that allows vehicles to pull out of the primary traffic lane on Forbes
and load passengers from building D and E. The passenger loading zone along Allerton Avenue is a
designated curb cut, serving as the drop-off area for 490 Forbes Boulevard and Building C. The other
three designated drop-off locations are within the Project site and can be accessed through the internal
driveways.
The Project proposes multiple dedicated service access spots that could serve as truck-loading locations.
Each proposed building has a service access spot, excluding the parking garages and fire station. Two
service access spots serving buildings D, E, and F can be directly accessed via Forbes Boulevard, while one
service access spot serving building B can be directly accessed via Allerton Avenue. Service access spots
for buildings A, C, and the Amenity building can be accessed through internal driveways.
Given the number of provided loading zones, along with their location within the Project site and outside
of travel lanes on adjacent roadways, the Project is not anticipated to experience queuing from loading
zones that would impede pedestrians, vehicular traffic, or bicycles.
3.9 Traffic Circulation
As the East of 101 Area develops and Caltrain expands service at the new South San Francisco station, East
Grand Avenue will experience increased travel demand for all modes. The existing street network was not
configured to accommodate these volumes and remains oriented around the truck and industrial traffic,
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with relatively wide lanes and wide-radius turn. These conditions are incompatible with growing
pedestrian and bicycle demand and the need for East Grand Avenue to maximize person throughput as a
complete street.
The Project’s effects on off-site traffic circulation were assessed using the VISSIM traffic analysis software,
which uses a microsimulation model, providing a precise method for testing the traffic operations of
multiple intersections in a corridor. Compared with traditional analysis methods that evaluate each
intersection's level of service (LOS)3 in isolation, microsimulation shows the effects one intersection can
have on another. This method is best for analyzing congested conditions where intersections are closely
spaced and where there is substantial non-automotive travel demand.
3.9.1 Assumptions and Methodology
This analysis tests how geometric and operational changes at five intersections can reasonably facilitate
the future (2025) traffic and pedestrian demand. The Vissim microsimulation model for this study includes
the following intersections in the City of South San Francisco:
1. East Grand Ave & US-101 NB Off-Ramp/Poletti Way
2. East Grand Ave & Sylvester Rd
3. East Grand Ave & Grand Ave
4. East Grand Ave & Gateway Blvd
5. East Grand Ave & Harbor Way/Forbes Blvd
6. Forbes Blvd & Eccles Ave
7. Forbes Blvd & Allerton Ave
This analysis builds upon recent efforts associated with the South San Francisco General Plan, South San
Francisco Caltrain Access Study, and the 230-250 East Grand development. It incorporates a 2025 Project
forecast inclusive of traffic, transit, pedestrian, and bicycle demand associated with the City's near-term
development pipeline (such as 121 East Grand, 100 East Grand, Gateway of the Pacific, and Oyster Point)
as well as roadway changes around the Caltrain station. The analysis uses AM peak hour forecasts as the
peak demand for the northbound off-ramp where future traffic volume and Caltrain-related pedestrian
and bicycle demand converge at a constrained location.
The Vissim model focuses on the US-101 NB off-ramp to East Grand Ave, the Grand Ave overpass crossing
US-101 and the railroad, and the approaches in each direction to the Gateway and Harbor Way/Forbes
Boulevard intersections. The baseline model was vetted against conditions presently under construction
and is not calibrated to existing conditions. The future baseline conditions include the following changes
envisioned in the Caltrain Access Study compared to existing conditions:
1. Reconfiguration of the NB offoff-Ramp at Poletti Way to include one through-lane continuing to
Poletti, and two right-turn lanes carrying off-ramp traffic onto East Grand Ave.
3 Level of Service is a concept used to represent the typical amount of delay at an intersection. It is presented as a
letter grade from A (least amount of delay) to F (highest amount of delay).
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2. At Poletti, reconfiguration to include a signalized crosswalk from the new Caltrain station and a
southbound bus lane (turnout) for shuttles serving the station. The signalized crossing operates as
a typical traffic intersection on a 60-second cycle with a pedestrian-only phase on recall mode.
3. On East Grand between Poletti and Grand, three eastbound-through lanes.
4. At Sylvester, reconfiguration to a signalized intersection with protected left turns in the east and
west directions and crosswalks on all four legs.
5. At Grand/East Grand, reconfiguration of the north/eastbound channelized right from East Grand,
continuing east to a two-lane right turn with a tighter radius; also, relocation of the north/south
crosswalk towards the Grand overpass (west leg of the intersection).
The simulation was run iteratively to adjust the signal timing parameters to fit the traffic demand and
minimize or balance the queues on the Grand and the E Grand off-ramp. After identifying a reasonable
timing program, a series of simulation runs were conducted, and the intersection delay and queueing
results were processed. The selected runs represent a wide array of the variability of when vehicles,
pedestrians, and bicyclists enter the network and how they behave to simulate ten typical days, which are
then averaged to produce the LOS results.
3.9.2 Analysis Results
Table 3.7 and Table 3.8 presents the AM peak hour and PM peak hour intersection vehicle delay and LOS
results for intersections 1-5 based on the Future (2025) Project results.
Table 3.7: Intersection Level of Service – AM Peak Hour
Intersection Control
Future No Project Future Plus Project
Delay (s)LOS Delay (s)LOS
1 E Grand Ave/Poletti Way Signal >180 F >180 F
2 E Grand Ave/Sylvester Rd Signal 115 F 109 F
3 E Grand Ave/Grand Ave Signal 130 F >180 F
4 E Grand Ave/Gateway Blvd Signal 125 F 120 F
5 E Grand Ave/Harbor Way/Forbes Blvd Signal 118 F 123 F
6 Forbes Blvd / Eccles Blvd Signal 7 A 19 B
7 Forbes Blvd / Allerton Ave AWSC 22 C 134 F
In the AM peak hour, the LOS results show that intersections 1 and 3 are the most congested points in the
network. Traffic is coming east on Grand Ave over US-101, and the railroad is heavy, as is traffic exiting
US-101 northbound onto East Grand. These two movements must funnel together in a very short segment
between intersections 3 and 4 before the eastbound demand begins to disperse to Gateway, Harbor, and
Forbes. A similar trend is present in the PM peak hour, though greater levels of delay are seen along
Forbes Boulevard compared to the AM peak hour.
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Table 3.8: Intersection Level of Service – PM Peak Hour
Intersection Control
Future No Project Future Plus Project
Delay (s)LOS Delay (s)LOS
1 E Grand Ave/Poletti Way Signal 17 B 36 D
2 E Grand Ave/Sylvester Rd Signal 143 F >180 F
3 E Grand Ave/Grand Ave Signal 69 E 111 F
4 E Grand Ave/Gateway Blvd Signal 93 F 106 F
5 E Grand Ave/Harbor Way/Forbes Blvd Signal 118 F 166 F
6 Forbes Blvd / Eccles Blvd Signal 10 B 136 F
7 Forbes Blvd / Allerton Ave AWSC 67 F 67 F
Reviewing the simulation runs, each intersection showed that the pedestrian crossing time assumptions
are sufficient to handle both the higher demand (and clusters of people coming from trains) and a wide
array of walking speeds. With crosswalks shortened, channelized rights removed, and left turns operating
with protected phasing, there are fewer instances in which vehicles attempt to cross the crosswalk.
3.10 Signal Warrant Analysis
Three stop-controlled intersections were studied to determine whether adding Project trips warranted
signals to improve traffic operations. A combination of 2018 and 2019 intersection counts was used as the
baseline intersection volumes to analyze the Project driveway onto Forbes on the west end of the site and
for the intersection of Forbes Boulevard and Allerton Avenue. Conservative assumptions were made to
determine the percent of total peak hour Project trips that would occur at the signal warrant locations.
The Peak Hour Signal Warrant4 was conducted for the AM and PM peak hours and with the addition of
Project trips. Based on peak hour signal warrants under Existing Plus Project conditions, signals are
warranted at both the western driveway accessing the site and Forbes Boulevard and Allerton Avenue.
Table 3.9 Signal Warrant Analysis
Location Signal Warrant
Met1 Status
Forbes Boulevard/Allerton Avenue Yes Could be signalized with the Project; Meets
Warrant 3 based on AM Peak
Forbes Boulevard/Project Driveway
(West)Yes Could be signalized with the Project; Meets
Warrant 3 based on AM Peak and PM Peak
Forbes Boulevard/Project Driveway
(East)No
4 Federal Highway Administration Manual on Uniform Traffic Control Devices (MUTCD) Section 4C.04 Warrant 3, Peak
Hour, 2009. Accessible: https://mutcd.fhwa.dot.gov/htm/2009/part4/part4c.htm
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4. CEQA Impacts and Mitigations
This section includes the evaluation of the Project’s potential impacts under Existing Plus Project and
Cumulative Plus Project conditions. This section also describes the required associated mitigation measures
that would reduce impacts of the Project.
4.1 Vehicle Miles Traveled
Impact TRANS-1: HBW VMT per employee does not exceed the City’s adopted threshold of 15
percent below the regional average under Existing Plus Project and
Cumulative Plus Project conditions. (Less-than-Significant)
As shown in Table 3.1, the Project is expected to generate 13.3 HBW VMT per employee under existing
conditions (including a 15 percent reduction due to the Project TDM plan), which is below the per-employee
significance threshold of 13.5 HBW VMT (based on a VMT of 15 percent below the regional average). The
Project has agreed to annual monitoring and a trip cap to ensure that the TDM Plan is effective, and results
in a substantial decrease in Project-generated VMT. Therefore, the Project would have a less-than-
significant impact on VMT under Existing Plus Project conditions, provided it is consistent with the
requirements of the City’s TDM Ordinance. Provided this regulatory requirement is met, no mitigation is
required. Notwithstanding the Project’s less than significant impact on VMT, cumulative traffic impacts
would remain significant and unavoidable as described in the SSF 2040 General Plan EIR.
REGULATORY REQUIREMENT TRANS-1:
The SSF 2040 General Plan EIR relies on compliance with the TDM Ordinance of the South San Francisco
Municipal Code Chapter 20.400 (Transportation Demand Management) to ensure that the Project
implements the necessary measures to reduce its transportation impacts. Pursuant to this regulatory
requirement, the Project would implement the following TDM measures:
Regulatory Requirement Transportation-1, Implementation of a TDM Plan: Consistent with South San
Francisco Municipal Code, chapter 20.400, new development including the Project will be required to
implement a TDM Plan at a tier-level consistent with the size of the development.
1. Phase 1 of the Project is already approved and under construction. Based the square footage of
Phase 1 development, Phase 1 qualifies for a Tier 3 TDM Plan, is required to achieve 40 points
and must achieve a 40 percent reduction to home-to-work single-occupant vehicle trips. TDM
measures included as part of the Tier 3 Plan include (as further described in Appendix A):
x 50% transit pass subsidies
x Participation in Commute.org
x Carpool/Vanpool Programs and Parking
x Bicycle Storage, Showers, Lockers
x Designated TDM Coordinator
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x Bicycle and Pedestrian-Oriented Site Access
x Telecommuting & Flexible Work Schedules
x Enhanced Shuttle Commitment
x Active Transportation Gap Closure5
x On-Site Pedestrian-Oriented Amenities
x On-Site Carshare
x Bicycle Repair Station
2. At the initiation of Phase 2, additional measures will need to be incorporated into a Tier 4 TDM
Plan to achieve the 50-point criteria and achieve a 50 percent reduction to home-to-work single-
occupant vehicle trips. As described in Appendix A, the Project will leverage information
concerning the most successful elements of the Phase 1 TDM Plan in order to determine which
additional measures are most appropriate and effective for Phase 2 and 3. TDM measures to be
considered for the Tier 4 Plan include (as further described in Appendix A):
x Parking Cash-out incentive
x Transit Capital Improvements
x Bikeshare Program
x Cash Incentives
3. Annual monitoring must demonstrate that the Project achieves 50 percent of employees
traveling by single occupancy vehicles and that the Project does not exceed its Project-specific
Trip Cap.
Consistent with the SSF 2040 General Plan EIR and the TDM Ordinance, the Project is required to include
measures to reduce the number of drive alone vehicle commute (home-to-work) trips to 50 percent or
less. This reduction in permitted vehicle trips will be established as a Trip Cap for the Project. The resulting
Trip Cap is demonstrated as capable of reducing per-employee VMT to below threshold levels.
4.2 Design Hazards
Impact TRANS-2: Development of the Project would not exacerbate the previously identified
impacts based on design hazards and queuing identified in the South San
Francisco General Plan EIR. (Less than Significant / Does Not Exacerbate a
Previously Identified Impact)
The SSF General Plan EIR (Impact TRANS-4) determined that implementation of the General Plan would
modify the existing transportation network to accommodate existing and future users, which could
change travel patterns or traveler expectations. For example, the General Plan EIR explains that General
Plan implementation would increase vehicle trips on City freeway ramps, which could exacerbate vehicle
5 The Project contributed toward the completion of the Rail to Trails Class I pathway between Roebling Road and
Allerton Avenue as part of Phase 1. The Project would contribute toward an extension of the Rails to Trails from its
western terminus at Roebling Avenue to the South San Francisco Caltrain Station consistent with the Active South
City Plan. This trail extension is also discussed under Improvement Measure Trans-3.
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queues on ramps already in excess of their storage capacity. 6 The Project, being consistent with the
General Plan, may contribute to these significant and unavoidable impacts.
Fees paid by the Project will be used by the City to develop roadway infrastructure improvement that
directly address traffic impacts, including exacerbating vehicle queues on freeway ramps that are already
in excess of their storage capacity, that may be caused by the Project. Further, the Project will conform to
several of the General Plan’s transportation policies, including Policies MOB 2-1 and 5-1, which require the
development of complete streets and expanding the City’s bike and pedestrian network, respectively. The
Project’s internal circulation network will be designed to provide complete streets that accommodate both
pedestrians and bicyclists, as well as vehicle traffic. Finally, the Project applicant has already completed
improvements to the portion of the Rails-to-Trails network on the southern portion of the Project site and
would contribute toward an extension of the Rails to Trails from its western terminus at Roebling Avenue
to the South San Francisco Caltrain Station consistent with the Active South City Plan. Thus, the Project
will not exacerbate the previously identified transportation hazard impacts that were identified in the
General Plan EIR.
The new driveways along both Forbes boulevard and Allerton Avenue would not change the geometry of
the adjacent roadways. As the Project is expected to increase pedestrian and bicycle trips at the driveways
along Forbes Boulevard and Allerton Avenue, it may increase risk to pedestrians and bicyclists. Any future
vegetation located within the sight triangles at the driveways should be maintained so as not to restrict
drivers’ sight distance when exiting the driveway. Sight distance at the proposed driveway locations is
expected to be adequate for drivers exiting the Project site and for pedestrians crossing the driveways.
The Project would not include any uses that are incompatible with the surrounding land use or the existing
roadway system. Therefore, the Project is not expected to result in a substantial increase to hazards, and
the Project’s impacts to hazards would be less than significant under Existing Plus Project conditions and
less than cumulatively considerable under Cumulative Plus Project conditions. No mitigation is required.
MITIGATION MEASURE TRANS-1:
The Project will provide a fair-share contribution to the Overpass Contribution Fee and Transportation
Impact Fee. These contributions will be used to fund infrastructure promoting walking, bicycling, and transit;
and promoting the City’s General Plan policies.
MITIGATION MEASURE TRANS-2:
The Project shall maintain appropriate sight triangles at all project driveways.
Significance after Mitigation: With the implementation of Mitigation Measures TRANS-2 and TRANS-3,
the Project’s impacts due to design hazards are expected to be less-than-significant.
6 City of SSF, SSF 2040 General Plan Draft EIR, 2022, Impact TRANS-4, page 3.14-48
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4.3 Emergency Access
Impact TRANS-6: Development of the Project would not result in inadequate emergency access
under Existing Plus Project and Cumulative Plus Project conditions. (Less than
Significant)
Vehicle trips generated by the Project would represent a small percentage of overall daily and peak hour
traffic on roadways and freeways in the study area. The Project would generate about 20 to 22 vehicle trips
per minute on average during peak hours, which is not expected to introduce or exacerbate conflicts for
emergency vehicles traveling near the Project. The Project would not include features that would alter
emergency vehicle access routes or roadway facilities; fire and police vehicles would continue to have access
to all facilities around the entire City. Emergency vehicles would have full access to the Project site from all
driveways connecting to adjacent streets; each driveway would be equipped to handle all types of
emergency vehicles. Therefore, the Project would result in adequate emergency access, and the Project’s
impacts to emergency access would be less than significant under Existing Plus Project conditions and less
than significant under Cumulative Plus Project conditions.
Mitigation Measures: None required
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5. Local Transportation Deficiencies
and Improvements
5.1 Parking and Site Circulation
The Project does not result in a deficiency in parking or site circulation.
The Project’s proposed parking supply exceeds the required parking ratio set forth in Table 20.330.004 of
the SSFMC; the governing rate set forth in the City code is 1.5 parking spaces per 1,000 square feet for R&D.
The Project proposes a parking supply of 2.24 parking spaces per 1,000 square feet.
However, Section 3.5 illustrates that the Project’s proposed parking supply is aligned with the mode share
requirements set by the City’s transportation demand management policies, and is compatible with a drive-
alone mode share of 50 percent or less (combined with a carpool mode share of at least 12 percent).
In addition, on-street parking is prohibited in the Project’s vicinity, and it is unlikely that individuals seeking
to park at the site would park elsewhere or create a nuisance by parking on other properties. As such, the
Project would not result in any deficiencies due to its parking supply.
The Project includes seven designated passenger loading zones, along with multiple service access locations
that do not utilize the Project's primary driveways. Each of these facilities is fully accommodated on-site for
the Project. By dispersing loading activity across the site, the Project is unlikely to experience queuing that
would infringe on roadways or bicycle or pedestrian facilities.
5.2 Bicycle and Pedestrian Access
Development of the Project could potentially result in barriers to pedestrian and bicyclist access to
the site.
The Project would not produce or contribute to deficiencies in existing bicycle or pedestrian facilities or
conflict with adopted policies in adopted City plans summarized in Section 2.6. The Project would generate
additional vehicle trips along existing sidewalks, bikeways, and shuttle routes along streets such as Forbes
Boulevard and Allerton Avenue and would also generate new walking and bicycling trips on such streets.
However, by adding approximately 18-21 vehicles per minute to the surrounding street network, the Project
would not adversely affect existing or planned bicycle or pedestrian facilities or substantially lengthen travel
times by existing shuttle services. By implementing Mitigation Measure TRANS-2 the Project would
contribute toward advancing the City’s bicycle, pedestrian, and transit goals as identified in plans
summarized in Section 2.6. The Project’s effects under cumulative 2040 conditions would be similar to that
of existing conditions.
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The Project may also contribute to an existing hazard by generating new person trips that use the existing
slip lanes at the East Grand Avenue/Gateway Boulevard and the East Grand Avenue/Grand Avenue
intersections, which may exacerbate conflicts between vehicles, pedestrians, and bicyclists given the wide
turning radii, relatively high speeds, yield-control, and lack of separation of bicycle movements. The
mitigation measure listed under Impact TRANS-2 is anticipated to improve bicycle and pedestrian safety
and connectivity. Therefore, the Project would not contribute to a transportation deficiency regarding
bicycle and pedestrian safety under Existing Plus Project conditions and Cumulative Plus Project conditions.
As discussed in Section 3.5 and Section 3.6, the Project includes one crosswalk located east of the Amenity
Building to connect the site to the Rails-to-Trails pathway immediately south of the site. As the Rails-to-
Trails facility provides the most direct route for pedestrians to the South San Francisco Caltrain Station,
providing a high quality point of access from the trail to the site is needed to encourage walking and
bicycling behavior. Pedestrian access to the Rails-to-Trails facility shall be designed to minimize walking
distance, maximize visibility, and promote pedestrian comfort.
The Project proposes to install new sidewalks on the north side of the site; however, west of the Project,
there are no sidewalks continuing along Forbes Boulevard. In addition, there is no marked crosswalk;
pedestrians approaching the site along Forbes Boulevard may have to detour in order to cross and maintain
sidewalk continuity. This represents a deficiency in pedestrian access to the site.
Improvement Measure TRANS-1: The Project shall design and fund installation of one marked crosswalk
at Allerton Avenue and Forbes Boulevard, as well as one at Eccles Boulevard and Forbes Boulevard.
5.3 Transit
The Project does not result in a deficiency in transit service, transit access, or transit operations.
The Project would not produce a detrimental impact to existing transit facilities or conflict with adopted
policies in adopted City plans summarized in Section 2.6. Therefore, the Project’s impact to transit is less-
than-significant under Existing Plus Project conditions and the Project would not be a cumulatively
considerable contributor to significant cumulative impacts under Cumulative Plus Project conditions. The
Project also provides direct access to sidewalks and bicycle facilities connecting to local shuttle stops as well
as the South San Francisco Caltrain station.
Implementation of Mitigation Measure TRANS-2 would improve access between the Project site and
existing/future transit stops and would be consistent with relevant City plans and policies.
5.4 Passenger Loading
The Project does not result in a deficiency in passenger loading operations.
The Project provides passenger loading space on-site in seven separate locations. As discussed in section
3.8, the maximum number of simultaneous loading instances at the site is expected to be between two
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and six; this is easily accommodated across the Project’s designated loading areas. As such, the Project
would not result in queuing from passenger loading that infringes on other facilities.
5.5 Off-Site Traffic Operations
The Project would result in substantial increases in vehicular delay at intersections near the Project,
and contribute to ongoing congestion in the East of 101 area.
The Project would result in vehicle LOS either a) deteriorating to LOS F or b) increasing by at least five
seconds at an intersection currently operating at LOS F at the following intersections connecting the Project
site to US-101:
x E. Grand Ave / Sylvester Blvd (PM Only)
x E Grand Ave / Grand Ave (AM and PM)
x E Grand Ave / Gateway Blvd (PM Only)
x E Grand Ave / Harbor Way / Forbes Blvd (PM Only)
x Forbes Blvd / Eccles Blvd (PM Only)
x Forbes Blvd / Allerton Ave (AM Only)
Generally, the Project would contribute to the already substantial vehicular congestion in the peak hours in
the East of 101 area. Even under future no project conditions, most intersections in the study area are
expected to operate with extreme levels of delay, often averaging more than two minutes. Generally, this
pattern is attributable to the close spacing of intersections, the heavy volumes making left turn movements
at Gateway and Forbes Boulevards, and queuing that spills back beyond multiple intersections.
Limited options remain for capacity improvements or widening within the East of 101 area, and such
improvements would conflict with General Plan policies calling for a focus on safety, multimodal design,
implementation of the City’s Pedestrian and Bicycle Plan, and implementation of transit improvements.
General Plan Policy MOB-3.2 calls for optimizing operations while "avoiding widening roadways, or
otherwise pursuing traffic operations changes at expense of multimodal safety, transit reliability, or bicycle
and pedestrian comfort."
However, the General Plan does support creating new connections to help manage vehicular operations
(Action MOB-3.2.2) and expanding the low-stress bicycle and pedestrian network (Action MOB-5.1). This
deficiency is partially improved through Mitigation Measure TRANS-2, which will provide partial funding to
connections within the East of 101 area. However, additional improvement measures could further address
the identified deficiency.
Improvement Measure TRANS-2: Provide contribution to signalization of Corporate Drive and
Forbes Boulevard.By providing access from Poletti Way directly to Forbes Boulevard in the direction of
the project site, the Project can provide access to a new route from the 101-NB off-ramps to the Project
site. Vehicles can remain on Poletti Way, rather than traveling through the extremely congested
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intersections along E. Grand Avenue. They can then travel east on Corporate Drive, and take a left onto
Forbes Boulevard.
Improvement Measure TRANS-3: Provide contribution to Complete Rails-to-Trails Facility to Provide
Seamless Connection to Caltrain. The existing Rails to Trails facility terminates at Roebling Road before it
reaches Forbes Boulevard. As a result, users of the facility must travel on Roebling Road and cross Grand
Avenue at either Forbes Boulevard or Gateway Boulevard. These crossings cover long distances, and signal
cycle times are long, resulting in long waits for pedestrians and bicyclists. The City’s proposed Rails-to-Trails
pathway, however, would connect across Forbes Boulevard and follow the north side of Grand Avenue,
before connecting to the Caltrain Station via a connection from the north side of Grand Avenue to Poletti
Way.
5.6 Intersection Traffic Controls
The Project would cause two intersections to meet signal warrants, creating a deficiency in
intersection controls.
Addition of Project-related traffic would result in peak hour signal warrants being met at Allerton Avenue
and Forbes Boulevard, as well as at the Project’s western driveway and Forbes Boulevard. Given the proximity
of the Project’s driveway to the signalized intersection at Eccles Boulevard, signalization is not yet
recommended. However, under future conditions, Forbes Boulevard and Allerton Avenue is expected to see
substantial increases in vehicular delay, and it is located sufficiently far from other signalized intersections.
In addition, signalizing Forbes Boulevard and Allerton Avenue provides a protected pedestrian crossing,
which will be needed should a shuttle stop be installed on the north side of Forbes Boulevard.
Improvement Measure Trans-4: Provide contribution to signalize Allerton Avenue at Forbes
Boulevard. The Project shall work with the City to determine an appropriate contribution in addition to
transportation impact fees.