COMMISSION ON COMMUNITY INVESTMENT AND INFRASTRUCTURE
RESOLUTION NO. 39-2020
CONDITIONALLY APPROVING AN AMENDMENT TO THE SCHEMATIC DESIGN FOR RINCON CENTER, LOCATED AT 101 SPEAR STREET, TO CONVERT APPROXIMATELY 67,442 SQUARE FEET OF GROUND FLOOR RETAIL USE TO OFFICE USE; RINCON POINT - SOUTH BEACH REDEVELOPMENT PROJECT AREA
WHEREAS, On January 5, 1981, the Board of Supervisors of the City and County of San Francisco (“Board of Supervisors”) adopted, by Ordinance No. 14-18, the Rincon Point - South Beach Project Area Redevelopment Plan (“Redevelopment Plan”). Previously, the Redevelopment Agency of the City and County of San Francisco (“Former Agency”) had approved, by Resolution No. 326-80, the Design for Development Rincon - South Beach Redevelopment Project (“Design for Development”). The City Planning Commission also approved, by Resolution No. 8783 (Dec. 4, 1980), the Design for Development. The Redevelopment Plan and the Design for Development establish land use controls, development standards, and urban design guidelines for the development of the Project Area; and,
WHEREAS, The Redevelopment Plan will expire on January 5, 2021, after which the Redevelopment Plan and Design for Development will no longer be in effect. After the expiration of the Redevelopment Plan, the San Francisco Planning Code and its Zoning Use Districts and Height and Bulk Districts will apply in the Project Area; and,
WHEREAS, The Successor Agency to the Redevelopment Agency of the City and County of San Francisco, commonly known as the Office of Community Investment and Infrastructure (the “Successor Agency” or “OCII”), is implementing the land use authority of the the Former Agency in the Rincon Point - South Beach Redevelopment Project Area (the “Project Area”) under the authority of the California Community Redevelopment Law, Cal. Health & Safety Code §§ 33000 et seq., as amended by the Redevelopment Dissolution Law, Cal. Health & Safety Code §§ 34170 et seq., and under San Francisco Ordinance No. 215-12 (Oct. 4, 2012) (establishing the Successor Agency Commission and delegating to it state authority under the Redevelopment Dissolution Law); and,
WHEREAS, The Board of Supervisors, acting as the legislative body of the Successor Agency, adopted, by Ordinance No. 215-12 (Oct. 4, 2012) legislation implementing the Redevelopment Dissolution Law. Ordinance No. 215-12 established the Successor Agency Commission, commonly known as the Commission on Community Investment and Infrastructure (“Commission” or “CCII”) and delegated to it the authority, among other matters, to act in place of the Former Agency Commission to implement, modify, enforce and complete the Redevelopment Agency’s enforceable obligations and to exercise land use, development, and design approval, consistent with the Redevelopment Dissolution Law; and,
WHEREAS, On October 18, 1983, the Former Agency Commission approved Resolution 287- 83, which applied supplementary program requirements and development limitations on the redevelopment of the Rincon Annex Post Office property, located between Mission, Howard, Spear and Steuart Streets, Assessor’s Block 3716, and owned by the United States Postal Service (“USPS”). Based on these requirements and limitations, the USPS made a public offering of the property and entered into a 65-year lease with Rincon Center Associates as the developer for the mixed-use Rincon Center redevelopment; and,
WHEREAS, At its Commission meeting of August 20, 1985, the Former Agency authorized, by Resolution No. 237-85, the Rincon Center Owner Participation Agreement (“OPA”) with Rincon Center Associates, a California limited partnership, and by Resolution No 238-85, approved a Schematic Design, to develop the mixed-use, residential and commercial Rincon Center project on Assessor’s Block 3716 in the Project Area; and,
WHEREAS, Rincon Center was a pioneering and significant historic adaptive reuse project that preserved portions of the former Rincon Annex Post Office, a major San Francisco historic landmark on the site (City Landmark Designation Ordinance No. 10-80), while creating a large number of housing units in an area where there previously was no housing. The new buildings were sensitive to and complemented the existing historic structure and the project included a new pedestrian plaza connecting the two buildings on the site consisting of the adaptive reuse of the Rincon Annex Post Office building (the “Rincon Annex”) and the Howard Street building; and,
WHEREAS, The Rincon Annex is divided into two main sections: the historic Post Office lobby on Mission Street that is now, and historically has been, open to the public, and an interior atrium that was historically used for back-of-house postal operations and redeveloped into a ground-floor retail gallery with upper floors occupied by office uses in accordance with the Schematic Design for Rincon Center. The southern half of the block, or the Howard Street portion of Rincon Center, contains two residential towers situated above a six-story commercial podium. The Howard Street building is not within the scope of this Resolution; and,
WHEREAS, In 1988, Rincon Center was subdivided into four separate Parcels (Parcels 1-4) pursuant to that certain Parcel Map showing the subdivision of airspace being 100 Vara Block No. 321, filed June 23, 1988, in Parcel Map Book 37, at pages 67-71 inclusive, in the Official Records of the City and County of San Francisco. Parcel 3 (Lot 023) comprises the Rincon Annex. Parcel 1 (Lot 21) is an air space parcel generally comprising the commercial podium of the Howard Street building; Parcel 2 (Lot 022) is an air space parcel comprising an approximately 14,000 square foot postal facility located at the southeast corner of the ground floor of the Howard Street building; Parcel 4 (Lot 024) generally comprises the residential tower of the Howard Street Building; and,
- 2 - WHEREAS, At the time of the 1988 subdivision, Rincon Center Associates and USPS established a common interest development within the meaning of subdivision (c) of Section 1351 of the California Civil Code, providing for separately owned parcels and mutual, common and reciprocal interests in, or restrictions upon, portions of such separately owned parcels; and,
WHEREAS, In 1999, USPS transferred its fee interests in Parcels 1, 3 (Rincon Annex) and 4 to BRE/Rincon Land LLC. The fee interests in Parcels 1 and 3 were subsequently transferred to the current owner, Hudson Rincon Center, LLC, a Delaware limited liability corporation (“Hudson Pacific” or “Owner”). The fee interest in Parcel 4 (residential component of the Howard Street building) was subsequently transferred in 2007 to the current owner, Rincon ET Realty LLC, a Delaware limited liability company (Carmel Properties). USPS has retained ownership of the post office facility at the southeast ground corner of the Howard Street building (Parcel 2). Hudson Pacific is now the fee Owner of the approximately 85,594- square foot parcel, which is the northern portion of Rincon Center comprised of the Rincon Annex at 101 Spear Street; and
WHEREAS, Hudson Pacific has assumed all of Rincon Center Associates’ obligations under the OPA with respect to its parcels. Hudson Pacific is bound by all terms of the OPA and related agreements, including the requirements of the design review process; and,
WHEREAS, The Owner proposes the conversion of portions of the ground floor internal atrium within the Rincon Annex from retail to office use. This entails an amendment to the Schematic Design for Rincon Center that would allow for the conversion of up to 67,442 square feet of ground floor area from retail gallery space, including restaurants, to office use within the atrium (“Schematic Design Amendment”); and,
WHEREAS, Prior to the Owner’s proposal for a Schematic Design Amendment, approximately 14,500 square feet of the ground floor retail space had already been converted to office space use without Former Agency or OCII approval. The Schematic Design Amendment would authorize this previous conversion; and
WHEREAS, The atrium contains retail and restaurant spaces that have no visibility from the street. The atrium’s retail gallery cannot be opened to the street due to the landmark status of the historic façades of the Rincon Annex fronting Mission, Steuart and Spear Streets. The ownership has faced challenges in tenanting these interior- facing, vacant retail spaces in the atrium during the past five years. The atrium has become dramatically less viable as retail space during the COVID-19 pandemic; and,
WHEREAS, The proposed Schematic Design Amendment (Exhibit A to this Resolution) complies with all provisions of the Redevelopment Plan, the Design for Development and the OPA. The Redevelopment Plan and the Design for Development together regulate permissible land uses; and,
- 3 - WHEREAS, The Redevelopment Plan and the Design for Development allow for flexible commercial development in order to adaptively re-use the historic Rincon Annex, and they identify ground floor office as a principally permitted use. The Redevelopment Plan designates the northern portion of the Rincon Center block as “Commercial.” Ground-floor office uses are permitted in this district. Uses permitted in the Commercial area “include, but are not limited to, business and professional offices, retail sales and eating and drinking establishments.” The Redevelopment Plan does not restrict the amount of ground-floor office use at the Rincon Annex and does not require a minimum area of ground-floor retail and/or circulation; and,
WHEREAS, The Schematic Design Amendment is also in accordance with broader Redevelopment Plan’s objectives, among others, of 1) “Stimulate and attract private investment, thereby improving the City's economic health, tax base, and employment opportunities”; 2) “Provide for job opportunities through economic development improvements, including neighborhood commercial facilities, a small-boat harbor, a hotel complex, and the restoration and adaptive re-use of certain structures”; and,
WHEREAS, The Design for Development does not restrict ground-floor office uses in the Rincon Annex. With regard to the Rincon Annex, its associated urban design guidelines encourage that the design of new development be considerate of its historic environment and relationship to the scale and character of its surroundings. The Schematic Design Amendment proposes to convert the existing retail gallery to office use without modification to the exterior of the Rincon Annex building; it provides for the required number of parking and loading spaces within the Rincon Center shared parking facility; and, therefore, it is compliant with the Design for Development standards and urban design guidelines; and,
WHEREAS, The OPA authorizes the maximum scope of development at Rincon Center, both through original construction and through future modifications. The OPA language broadly authorizes the adaptive re-use of the full three-floor-plus-basement historic Rincon Annex building for commercial purposes permitted under the Redevelopment Plan. It further authorizes development of approximately 72,000 gross square feet of commercial space above the historic roofline. The OPA does not limit the amount of office use authorized at the ground floor of the Rincon Annex building, nor does it require retail area at this floor. The OPA for the Rincon Annex building identifies all uses permitted under the Plan. It does not cap the maximum square footage of commercial uses generally or offices particularly, nor does it limit office use at the ground-floor; and,
WHEREAS, The original Rincon Center Developer committed to historically restore and adaptively re-use the Rincon Annex building, including the preservation in place of the Anton Refregier murals in the historic Post Office lobby. Hudson Pacific shall continue to preserve the historic Post Office lobby as a public lobby and it is excluded from the ground-floor office conversion scope of the Schematic Design Amendment; and,
- 4 - WHEREAS, Although the Schematic Design Amendment is not subject to any enforceable obligation requiring compliance with OCII’s Equal Opportunity Program, the Owner has voluntarily agreed to comply with OCII’s Small Business Enterprise (“SBE”) Program and shall work with OCII staff to make good-faith efforts to achieve the goals of the SBE Program in the construction of the project. In addition, the Owner intends to hire contractors for this project who will satisfy OCII’s prevailing wage standards. It shall also participate in the City’s First Source Hiring Program, which is comparable to the OCII requirement for local construction hiring; and,
WHEREAS, The Commission’s approval of the Schematic Design Amendment is categorically exempt from environmental review pursuant to Section 15301 of the California Environmental Quality Act (“CEQA”) because it consists of minor alterations to the interior of an existing structure, including interior partitions, plumbing and electrical conveyances, that involve no expansion of an existing or a former use; and, be it
RESOLVED, That the Rincon Center Schematic Design Amendment, as attached in Exhibit A, is consistent with, and advances, the objectives of the Redevelopment Plan, and is hereby approved by the Commission provided that the Owner complies with the following conditions:
1. Owner shall make good-faith efforts in achieving the goals of the OCII’s Small Business Enterprise Program and in satisfying OCII’s prevailing wage standards in the construction of any project related to the Schematic Design Amendment. Owners shall participate in the City’s First Source Hiring Program in the construction of any project related to the Schematic Design Amendment.
2. Owner shall provide the South Beach | Rincon | Mission Bay Neighborhood Association with occasional use of a conference room for so long as Owner operates conference facilities in the area that are available to the public or to multiple tenants in common.
I hereby certify that the foregoing resolution was adopted by the Commission at its meeting of December 1, 2020.
______Commission Secretary
Exhibit A: Rincon Center Schematic Design Amendment
- 5 - TRUE NORTH NORTH PROJECT 12.01.2020 KB KB 19020.1 T 646 741 0341 101 SPEAR STREET T 415 346 9990 349 5th Avenue New York, NY 10016 SAN FRANCISCO, CA 94105 San Francisco, CA 94104 A001.0A001.0 OCII TITLE SHEETOCII TITLE SHEET Exhibit A Exhibit RINCON CENTER 101 Montgomery Street, Suite 650 Drawn By: AMENDMENT FOR AMENDMENT Checked By : SCHEMATIC DESIGN SCHEMATIC Project Number: AMENDMENT SCHEMATIC DESIGN RECORD OF DRAWING ISSUANCE TRUE NORTH
PROJECT NORTH 12.01.2020 AMENDMENT DESIGN SCHEMATIC
HOWARD STREET HOWARD
DATED REV. NAME OF SET OF NAME SCALE: 1" = 60'-0" 239.08' LOT: 021 BLOCK: 3716 121 SPEAR ST. 121 SPEAR STREET OCII - TITLE SHEET DRAWING SERIES DRAWING NUMBER DRAWING TITLE OCII - SITE PLAN - PROPOSED OCII - GROUND FLOOR PLAN - PROPOSED OCII - CIRCULATION & DISABLED PATH OF TRAVEL - PROPOSED (P1) & DISABLED OCII - EXISTING NON-RESIDENTIAL UPPER LEVEL PARKING PLAN OCII - EXISTING RESIDENTIAL LOWER LEVEL PARKING (P2) PATH OF TRAVEL PLAN INCLUDED INCLUDED AND REVISED
A100.1 A101.1 A102.1 A103.1 A001.0 A103.0 LEGEND ARCHITECTURAL DRAWING INDEX DRAWING RINCON ANNEX 85,593.75 SF 81,254.69 BUILDING FOOTPRINT LOT: 023 PROJECT LOCATION 101 SPEAR ST. BLOCK: 3716 40 56 99 195 193 320* TOTAL TOTAL 311.25'
UP
UP
UP 2,962.00 GSF 7,391.00 GSF 3,468.00 GSF
UP 13,722.00 GSF 19,698.00 GSF 4,4937.00 GSF UP 212,246.00 SF* 288,990.50 GSF 244,807.10 GSF 302,811.50 GSF
UP UP SPEAR STREET 6 STEUART STREET
182 STANDARD, 57 TANDEM* UP UP UP
UP UP UP UP
UP UP TOTAL ALLOWED PARKING SPACES
5 5
275.00' MISSION STREET MISSION TOTAL SF OF RESIDENTIAL 4 4 SITE PLAN 3 3 320 UNITS* 19,698.00 GSF 16,684.00 GSF 493,893.60 GSF 68,151.70 GSF 38,167.20 GSF 38,500.10 GSF TRUE NORTH 2 2 320* PROJECT NORTH
THE EMBARCADERO 76,729.50 GSF 38,222.20 GSF 42,863.30 GSF 42,306.80 GSF 38,429.70 GSF 38,058.10 GSF 76,729.50 GSF 68,151.70 GSF 38,167.20 GSF 38,500.10 GSF HOWARD STREET HOWARD
STEUART STREET GROUND GROUND 2,962.00 GSF 4,937.00 GSF 6,570.00 GSF 38,222.20 GSF 42,863.30 GSF 42,306.80 GSF 38,429.70 GSF 38,058.10 GSF 206,450.10 GSF 3,468.00 GSF 81,263.00 GSF 19,698.00 GSF 44,927.00 GSF 13,722.00 GSF 67,442.00 GSF NO. OF UNITS MAX 1 PRKG SPACE PER 500 GSF MAX 1 PRKG SPACE PER 5,000 GSF MAX 1 PRKG SPACE PER UNIT 101 SPEAR STREET
BLOCK / LOT: 3716 / 023 BLOCK / LOT: MISSION STREET MISSION SPEAR STREET SAN FRANCISCO, CALIFORNIA 94105 SAN FRANCISCO, RINCON CENTER RINCON OFFICE CIRCULATION OFFICE OFFICE CIRCULATION RETAIL RESTAURANT GSF MAX 1 PRKG SPACE PER 300 RESIDENTIAL* RETAIL RESTAURANT RESTAURANT HISTORIC LOBBY 7,391.00 GSF FIGURES OBTAINED FROM CURRENT ONLINE RECORDS OF THE SAN FRANCISCO ASSESSOR-RECORDER'S OFFICE. FIGURES OBTAINED FROM CURRENT ONLINE RECORDS OF THE SAN LOT: 023 PROJECT TOTAL TOTAL (NON-RESIDENTIAL) TOTAL TOTAL TOTAL TOTAL *RESIDENTIAL DEVELOPMENT IS UNDER SEPARATE OWNERSHIP AND IS NOT PART OF THIS PROJECT. *RESIDENTIAL DEVELOPMENT IS UNDER SEPARATE OWNERSHIP AND FLOOR FLOOR LOCATION BLOCK: 3716 101 SPEAR ST. NON-RESIDENTIAL PARKING PROVIDED - COMPRISING P-1 LEVEL (SEE SHEET A103.0) NON-RESIDENTIAL PARKING PROVIDED - COMPRISING MAXIMUM ALLOWED PARKING RESIDENTIAL* PARKING PROVIDED - COMPRISING P-2 LEVEL (SEE SHEET A103.1) RESIDENTIAL* PARKING PROVIDED - COMPRISING RINCON ANNEX - PROPOSED 121 SPEAR STREET - NO CHANGES/NOT WITHIN PROJECT SCOPE 121 SPEAR STREET - NO 121 SPEAR STREET - RESIDENTIAL UNITS* VICINITY MAP GROSS SQUARE FOOTAGE & PARKING CALCULATIONS FOOTAGE & PARKING GROSS SQUARE TRUE NORTH LOT: 023 LOCATION 101 SPEAR ST. BLOCK: 3716 PROJECT SCHEMATIC DESIGN AMENDMENT FOR AMENDMENT DESIGN SCHEMATIC PROJECT NORTH YES A-2, M, B, S-2 3716 023 85,593.75 SF 5 OVER 1 LEVEL BASEMENT PARKING GARAGE SAN FRANCISCO, CA 94105 OFFICE GROUND FLOOR RESTAURANT, RETAIL, OFFICE, VEHICLE PARKING C-3-0 (SD) DOWNTOWN OFFICE (SPECIAL DEVELOPMENT) B 101 SPEAR STREET 1940 1A ADMINISTRATIVE CHANGE OF USE TO DOCUMENT LAND USE DESIGNATION FROM "COMMERCIAL - RETAIL SALES & ADMINISTRATIVE CHANGE OF USE TO DOCUMENT LAND USE DESIGNATION FROM "COMMERCIAL - RETAIL SALES TERMS ARE DEFINED IN THE RINCON POINT SOUTH BAY REDEVELOPMENT PLAN.æ NO WORK IS PROPOSED UNDER THIS 2019 CALIFORNIA BUILDING CODE2019 CALIFORNIA ELECTRICAL COD2019 CALIFORNIA MECHANICAL CODE2019 CALIFORNIA PLUMBING CODE2019 CALIFORNIA FIRE CODE2019 CALIFORNIA ENERGY CODE 2019 SAN FRANCISCO BUILDING CODE AMENDMENTS 2019 SAN FRANCISCO MECHANICAL CODE AMENDMENTS 2019 SAN FRANCISCO ELECTRICAL CODE AMENDMENTS 2019 GREEN BUILDING CODE CODE AMENDMENTS 2019 SAN FRANCISCO PLUMBING 2019 SAN FRANCISCO FIRE CODE AMENDMENTS 2019 SAN FRANCISCO FIRE CODE AMENDMENTS 2019 SAN FRANCISCO HOUSING CODE AMENDMENTS EATING AND DRINKING ESTABLISHMENTS" TO "COMMERCIAL - BUSINESS AND PROFESSIONAL OFFICE USE" AS THOSE EATING AND DRINKING ESTABLISHMENTS" TO "COMMERCIAL - BUSINESS AND PROFESSIONAL OFFICE USE" AS PERMIT; ALL LIFE-SAFETY, EGRESS, AND DISABLED ACCESS TO BE REVIEWED UNDER FUTURE TENANT IMPROVEMENT PERMIT; NO CERTIFICATE OF FINAL COMPLETION TO BE ISSUED FOR THIS USE UNTIL FUTURE TENANT IMPROVEMENT IS FILED AND ISSUED. NO ADDITION OF GROSS FLOOR AREA IS PROPOSED. SCOPE OF WORK ASSESSOR'S MAP ADDRESS: YEAR BUILT: APPLICABLE CODES ZONING: STORIES: LOT: OCCUPANCY TYPE: USE LOCATION OF WORK: CONSTRUCTION TYPE: FULLY SPRINKLERED: OCCUPANCY TYPES: USES: BLOCK: PARCEL AREA: UNDER THIS PERMIT APPLICATION PROJECT DATA WITH WITHOUT OVER REINFORCED FIBERGLASS PANEL RISER T.TCAT.B.D.T&G TREAD TILE COUNCIL OF AMERICA TO BE DETERMINED TEL.TEMP. TONGUE AND GROOVE THK. TELEPHONE TEMPORARY T.O. THICK TOP OF T.O.S. TOP OF SLAB T.O.W.TYP TOP OF WALL TYPICAL VAR. VARIES V.C.T.VERT. VINYL COMPOSITION TILE VERTICAL V.I.F.VOL. VERIFY IN FIELD VOLUME W. WEST OR WIDTH W/ W.C. WATER CLOSET WD.W/O WOOD W.O.WP WHERE OCCURS WATERPROOF WT.YD. WEIGHT YARD X OR x BY o/ STRUCT. STRUCTURAL STOR. STORAGE STL. STEEL SF SQUARE FEET S.S.C.D.SCHED.SECT. SEE CIVIL DRAWINGS SOUTH SCHEDULE S.E.D. SECTION SEE ELECTRICAL DRAWINGS SIMS.M.D.SPEC. SIMILAR SEE MECHANICAL DRAWINGS SQ SPECIFICATION S.S.D.S.S. SQUARE SEE STRUCTURAL DRAWINGS STD. STAINLESS STEEL STANDARD O.F.S. OUTSIDE FACE OF STUD O.C.OFF. ON CENTER OFFICE U.L.UTIL. UNDERWRITERS LABORATORY UTILITY R. REQ.R.F.P. RM. REQUIRED ROOM REF.REFR. REFERENCE REFRIGERATOR P.LAM.PLYWD. PLASTIC LAMINATE PLYWOOD PT. POINT PTN. PARTITION ATTORNEY ARCHITECT: SAN FRANCISCO, CA 94104 SAN FRANCISCO, CA 94104 SAN FRANCISCO, CA 94105 REUBEN, JUNIUS & ROSE, LLP ONE BUSH STREET CONTACT: MELINDA A. SARJAPUR CONTACT: BRIAN MILFORD CLIENT: CONTACT: JOEY FELDMAN EMAIL: [email protected] MARTINKOVIC MILFORD ARCHITECTS EMAIL: [email protected] HUDSON PACIFIC PROPERTIES, LLC HUDSON PACIFIC PROPERTIES, EMAIL: [email protected] PHONE: 415.567.9000 101 MONTGOMERY STREET - SUITE 650 101 MONTGOMERY STREET PHONE: 415.346.9990 121 SPEAR STREET, SUITE 220 PHONE: 415.777.4100 PROJECT TEAM PROJECT JOINT EXISTING O.A. OVERALL EQUIPMENT FORCED AIR UNIT FIRE EXTINGUISHER MINIMUM NEW NUMBER J.C.JT. CLOSET JANITOR'S (E) (N) GSM.GEN. GALVANIZED SHEET METALGSFGWB GENERAL GYP. GROSS SQUARE FOOTAGE S.I.D. GYPSUM WALL BOARD GYPSUM SEE INTERIOR DRAWINGS EQPT F.A. FIRE ALARM EXT.EXTR. EXTERIOR EXTRUSION KIT. KITCHEN FAU. F.E. LAM.LAV. LAMINATE LAVATORY F.E.C.F.H.C. FIRE EXTINGUISHER CABINET FIRE HOSE CABINET PR. PAIR FIN. FINISH MAXMDFMECH. MAXIMUM MEMB. MEDIUM DENSITY FIBERBOARD MECHANICAL MEMBRANE U.O.N. UNLESS OTHERWISE NOTED FL. FLOOR F.O.F.F.O.P.F.O.S. FACE OF FINISH F.R. FACE OF PLYWOOD FT. FACE OF STUD FURR. FIRE RETARDANT OR FIRE RATEDFUT.F.V. FURRING FOOT OR FEET R.O. FUTURE FIELD VERIFY ROUGH OPENING MET.MEZZ. METAL MEZZANINE FLUOR. FLUORESCENT F.O.C. FACE OF CONCRETE MFR. MANUFACTURER MIN MISC. MISCELLANEOUS M.O. MASONRY OPENING MTD. MOUNTED MTG. MOUNTING MUL.N. MULLION NORTH N.I.C. NOT IN CONTRACT NOM.N.T.S. NOMINAL NOT TO SCALE HT.H.W.D.H.W.H. HOT WATER DISPENSER HEIGHT INSUL. HOT WATER HEATER INSULATION HR HOUR HORIZ. HORIZONTAL H.M. HOLLOW METAL SHEET NUMBER SHEET NUMBER SHEET NUMBER SECTION NUMBER DETAIL NUMBER ROOM NAME DOOR NUMBER ELEVATION NUMBER ROOM NUMBER HARDWARE NUMBER ELEVATION WINDOW TAG AREA OF DETAIL ALIGN ALIGNMENT) (SURFACES, PLANES OR OBJECTS ARE IN (SURFACES, PLANES GRAY CLOUD INDICATES PRIOR REVISION. CENTERLINE CENTERLINE ROOM TAG ELEVATION NORTH ARROW REVISION CLOUD AND REVISION NUMBER. RED OR BLACK INDICATES CURRENT REVISION SET. DOOR AND HARDWARE TAG ELEVATION ELEVATION MARKER EQUIPMENT TAG FINISH TAG FIXTURE TAG KEYNOTE DETAIL TAG DOOR TAG PARTITION TYPE B ABOVE FINISHED FLOOR AUDIOVISUAL CENTERLINE PROPERTY LINE PLUS OR MINUS 1 L 1 C C A 01 01 01 01 01 02 01 01 E1 P1 101 9'-0" A101 A101 A101 A1 OFFICE D
ABBREVIATIONS SYMBOLS
# POUND OR NUMBER A.F.F. AL.ALUM. ALUMINUM ALUMINUM ANOD. ANODIZED APPROX. APPROXIMATE A.R. AS REQUIRED ARCH.A/V ARCHITECTURAL @AT & AND ± ⅊ ℄ CONN.CONSTR. CONNECTION CONSTRUCTION CONT.CORR. CONTINUOUS CPC CORRIDOR CRCCTR. CALIFORNIA PLUMBING CODECTSK. CALIFORNIA RESIDENTIAL CODE CENTER COUNTERSUNK INT. JAN. INTERIOR JANITOR CONC. CONCRETE COL. COLUMN CGC CALIFORNIA GREEN BUILDING CODE G.C. GENERAL CONTRACTOR CAB.CBCCEC CABINET CFC CALIFORNIA BUILDING CODE CALIFORNIA ELECTRICAL CODECLG. CALIFORNIA FIRE CODE CLKG. GA.CLOS. GALV. CEILING CAULKING CLR CLOSET CMC GALVANIZED GAUGE CMU CLEAR C.O. CALIFORNIA MECHANICAL CODE CONCRETE MASONRY UNIT H.B. CLEANOUT HOSEBIB H.C. HANDICAPPED DBL. DOUBLE DEPT. DEPARTMENT DET. DETAIL D.F. DRINKING FOUNTAIN DIM. DIMENSION DIA. OR Ø DIAMETER DISP. DISPENSER B.O.BTWN. BETWEEN BOTTOM OF DN DOWN BLKG. BLOCKING BD.BLDG.BLK. BOARD BUILDING BLOCK D.O. DOOR OPENING DR. DOOR DSDWG. DOWNSPOUT DRAWING DWR. DRAWER E. EAST EA. EACH E.J.EMER. EXPANSION JOINT EMERGENCY ELEC. ELECTRICAL ENGR. ENGINEER E.P.EQ ELECTRICAL PANEL BOARD EQUAL NO.
A001.0 - OCII TITLE SHEET.DWG SHEET.DWG TITLE TITLE OCII OCII - - A001.0 A001.0 2020/Nov/23 2020/Nov/23 TRUE NORTH NORTH PROJECT 12.01.2020 KB KB 19020.1 T 646 741 0341 101 SPEAR STREET T 415 346 9990 349 5th Avenue PROPOSED New York, NY 10016 SAN FRANCISCO, CA 94105 San Francisco, CA 94104 A100.1 OCII SITE PLAN - RINCON CENTER 101 Montgomery Street, Suite 650 Drawn By: AMENDMENT FOR AMENDMENT
Checked By : SCHEMATIC DESIGN SCHEMATIC Project Number:
AMENDMENT SCHEMATIC DESIGN RECORD OF DRAWING ISSUANCE HOWARD STREET HOWARD 00 10' 30' 60' Scale: 1" = 20'-0" ACCESS & GLASS DOORS EXISTING RESTROOM PROPOSED GLASS WALLS FOR PROPOSED CORRIDOR 3 4 121 SPEAR ST. 239.08' EXISTING EXTERIOR ENTRY - EXISTING EXTERIOR ENTRY ENTRY - EXISTING COURTYARD NO CHANGE NO CHANGE 1 2 KEY NOTES RINCON CENTER EXTERIOR COURTYARD 2 2 2 RESTAURANT PARCEL ONE AREA: 65,747 SF BLOCK / LOT: 3716 / 21 3 3 311.25' SPEAR STREET UP 3 3 STEUART STREET OFFICE OFFICE OFFICE
UP
UP
UP
UP 3 3
UP UP 1 4 OFFICE OFFICE OFFICE OFFICE
UP UP UP ADAPTIVE REUSE 1 PARCEL THREE EXISTING HISTORIC LOBBY UP UP UP UP HISTORIC PRESERVATION AND AREA: 85,593.75 SF
UP UP BLOCK / LOT: 3716 / 23
1 1 MISSION STREET MISSION
1" = 20'-0" 275.00' SCALE: PROPOSED SITE PLAN 1 TO BE PRESERVED HISTORIC MURALS
PROPERTY LINE, TYPICAL
A100.1 - OCII SITE PLAN PROPOSED.DWG PLAN SITE OCII - A100.1 2020/Nov/23 TRUE NORTH NORTH PROJECT 12.01.2020 KB KB 19020.1 T 646 741 0341 101 SPEAR STREET T 415 346 9990 349 5th Avenue New York, NY 10016 SAN FRANCISCO, CA 94105 San Francisco, CA 94104 A101.1 PLAN - PROPOSED RINCON CENTER 101 Montgomery Street, Suite 650 OCII GROUND FLOOR Drawn By: AMENDMENT FOR AMENDMENT Checked By : SCHEMATIC DESIGN SCHEMATIC Project Number: AMENDMENT SCHEMATIC DESIGN RECORD OF DRAWING ISSUANCE 475 GSF 915 GSF 475 GSF 649 GSF 571 GSF 213 GSF 170 GSF 2,962 GSF 7,391 GSF 3,428 GSF 2,895 GSF 9,658 GSF 2,260 GSF 1,547 GSF 3,468 GSF 22,470 GSF 14,496 GSF 67,442 GSF 10,688 GSF E18 E01 E09 E10 E12 E11 E13 E14 E15 E16 E17 P01 P02 P03 P04 P05 P06 PARCEL THREE AREA: 85,593.75 SF PROPERTY LINE, TYPICAL BLOCK / LOT: 3716 / 23 GLASS WALLS EXISTING EXTERIOR ENTRY - EXTERIOR EXISTING ENTRY - EXISTING COURTYARD EXISTING RESTROOM ACCESS EXISTING RESTROOM NO CHANGE NO CHANGE PROPOSED GLASS DOORS & PROPOSED CORRIDOR FOR PROPOSED 00 10' 20' 40' Scale: 3/32" = 1'-0" 3 4 1 2 TOTAL CIRCULATION TOTAL OFFICE SPACE CIRCULATION OFFICE SPACE RESTROOMS RESTAURANT HISTORIC LOBBY SPACES & GROSS AREAS SPACES & GROSS KEY NOTES 2 2 2 11 P06 E09 E18 OFFICE 31'-0" 31'-0" RESTAURANT CIRCULATION 10 30'-3" 9
E10
OFFICE 25'-6" E16 E17 30'-3" 109'-3" CIRCULATION CIRCULATION 106'-9" 8 E15 CIRCULATION 3 3
30'-3" 29'-10" 115'-10" 44'-0"
7 79'-6" 30'-3" 3 3 11'-5" 6
175'-6" UP 3 3 P05 P04 P03 30'-3" 58'-8" 243'-5" 35'-10" OFFICE OFFICE OFFICE SPEAR
STEUART UP 5
UP
UP 84'-1" 3 3 11'-5" UP E13 E14 MECH
30'-3" 11'-5" 13'-4"
90'-11"
CIRCULATION
CIRCULATION/ 24'-9" 90'-11" 4 3 E12 38'-2" 1
E11 UP
UP RESTROOMS 30'-3" CIRCULATION 22'-1" 78'-0" 4
3
32'-11" 30'-0" 60'-0" 60'-8" 30'-3" TO BE 31'-8" 31'-8" 31'-8" 31'-8" 53'-2" P02 P01 OFFICE OFFICE PRESERVED HISTORIC MURALS E01 2
UP UP UP 3/32" = 1'-0" 23'-2" 1 AND ADAPTIVE REUSE SCALE: RINCON ANNEX PROPOSED GROUND FLOOR PLAN 25'-0"
UP UP UP UP HISTORIC LOBBY PRESERVATION 1 1 0000 00 E01E01
UP UP
1
1
29'-6" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 29'-6" MISSION
F J E K C H G D B A
A101.1 - OCII GROUND FLOOR PROPOSED.DWG FLOOR GROUND OCII - A101.1 2020/Nov/23 TRUE NORTH NORTH PROJECT 12.01.2020 KB KB 19020.1 T 646 741 0341 101 SPEAR STREET T 415 346 9990 349 5th Avenue New York, NY 10016 SAN FRANCISCO, CA 94105 San Francisco, CA 94104 A102.1 RINCON CENTER DISABLED PATH OF TRAVEL - PROPOSED 101 Montgomery Street, Suite 650 Drawn By: OCII CIRCULATION & AMENDMENT FOR AMENDMENT
Checked By : SCHEMATIC DESIGN SCHEMATIC Project Number:
AMENDMENT SCHEMATIC DESIGN RECORD OF DRAWING ISSUANCE HOWARD STREET HOWARD 00 10' 30' 60' Scale: 1" = 20'-0" GLAZED WALLS RESTROOM ACCESS RESTROOM PROPOSED GLASS DOORS AND DOORS GLASS PROPOSED CORRIDOR FOR PROPOSED 11 12 EXISTING RESTROOMS AND EXISTING RESTROOMS FOR DISABLED ACCESS RENOVATED EXISTING ELEVATOR TO OFFICE ELEVATOR EXISTING LEVELS ABOVE DRINKING FOUNTAINS PREVIOUSLY DRINKING 9 10 RINCON CENTER EXTERIOR COURTYARD 6 5 5 RESTAURANT EXISTING COURTYARD AND MAIN AND COURTYARD EXISTING ACCESS LIFT EXISTING DISABLED FROM BASEMENT EXISTING ELEVATOR DISABLED ACCESS ENTRY DISABLED PARKING LEVEL 6 7 8 8 3 3 11 SPEAR STREET UP STEUART STREET RAMP UP TO COURTYARD LEVEL RAMP UP TO EXISTING HISTORIC ENTRY HISTORIC EXISTING ACCESS DISABLED & DISABLED ACCESS EXISTING STAIR PREVIOUSLY RENOVATED FOR PREVIOUSLY OFFICE OFFICE OFFICE UP 11 4 5
UP
UP
UP 12 7 UP UP 3 9 4 10 OFFICE OFFICE OFFICE OFFICE 2
UP UP UP HISTORIC LOBBY
UP UP UP UP EXISTING SIDEWALK CURB RAMP CURB SIDEWALK EXISTING ENTRY EXISTING HISTORIC ENTRY OR EXISTING SERVICE EXIT ONLY EXTERIOR
UP UP 1 2 3 1" = 20'-0" KEY NOTES KEY
SCALE: PROPOSED SITE PLAN - DISABLED PATH OF TRAVEL MISSION STREET MISSION 1 2 2 1 TYPICAL
DISABLED ACCESS DISABLED PATH OF TRAVEL LEGEND
A102.1 - OCII DA POT PROPOSED PLAN.DWG PROPOSED POT DA OCII - A102.1 2020/Nov/23 2020/Nov/23 LEGEND KEY NOTES PARKING COUNTS SCHEMATIC DESIGN 1 VEHICULAR RAMP ENTRY/EXIT FOR 5 (1) VEHICULAR LOADING ZONE 193 TOTAL AUTOMOBILE PARKING SPACES AMENDMENT FOR SPEAR STREET 12' WIDE BY 20' DEEP BY 7' VERTICAL RINCON CENTER DISABLED ACCESS CLEARANCE MINIMUM. SPACES ARE PATH OF TRAVEL VEHICULAR RAMP ENTRY/EXIT FOR 64 STANDARD SPACES IN RINCON ANNEX 2 ACCESSIBLE TO ALL USES IN THE BUILDING. 119 STANDARD SPACES IN 121 SPEAR STREET 101 SPEAR STREET RESIDENTIAL PARKING LEVEL BELOW SAN FRANCISCO, CA 94105 3 PASSENGER ELEVATOR TO 6 BICYCLE PARKING - CAPACITY = 40 BIKES LEVELS ABOVE 4 ELECTRIC VEHICLE CHARGING STANDARD SPACES IN 121 SPEAR STREET 7 PEDESTRIAN RAMP, MAX SLOPE = 1:12 4 DISABLED ACCESS PARKING SPACES IN 121 SPEAR STREET 4 (2) SIDE BY SIDE VEHICULAR LOADING ZONES 2 ELECTRIC VEHICLE DISABLED ACCESS PARKING SPACES IN 121 SPEAR STREET 12' WIDE BY 35' DEEP BY 14' VERTICAL 8 REFUSE, RECYCLING, COMPOST AND
CLEARANCE MINIMUM EACH. SPACES ARE COMPACTION MAIN AREA 40 BICYCLE SPACES CONSISTING OF (4) 10-BIKE DOUBLE-TIER RACKS IN 121 SPEAR STREET 101 Montgomery Street, Suite 650 San Francisco, CA 94104 ACCESSIBLE TO ALL USES IN THE BUILDING. UTILITY, MECHANICAL AND STORAGE T 415 346 9990 9 349 5th Avenue 3 VEHICULAR LOADING ZONES IN 121 SPEAR STREET. SPACES ARE ACCESSIBLE TO ALL USES New York, NY 10016 ROOMS, TYPICAL T 646 741 0341 IN THE BUILDING. BLOCK / LOT: 3716 / 23 BLOCK / LOT: 3716 / 21 PROPERTY LINE, TYPICAL PARCEL THREE PARCEL ONE AREA: 85,593.75 SF STEUART STREET AREA: 65,747 SF 3
147 146 145 144 143 142 141 140 139 138 137 136 135 134 133 132 131 130 128 129 6
148 126 127 5
14 13 12 11 149 124 125 187 186 185 184 183 182 179 150 178 122 123
180 26 15 10 151 177 120 121
27 16 9 188 181 176 152 118 119
153 189 175 116 117 3
154 190 174 114 115 28 17 25 8 4
173 112 113 29 18 24 7 3 155 191 USPS USPS
110 111
156 192 31 30 19 20 22 23 2 1
32 193 USPS USPS
AUTO RAMP UP
33
34 35 56 57 5859 60 61 62 63 65 64 7 4 66 109
36 55 EV
37 54 67 8 1 108 45
68 157 53 52 51 50 49 48 47 46
38 EV AUTO RAMP DOWN
39 158 107 MISSION STREET HOWARD STREET 40 41 42 43 44 69 159
106 EV 6 70 160 105
71 161 104 3 72 M.1 M.2 172
73 103 RECORD OF DRAWING ISSUANCE 171 SCHEMATIC DESIGN 74 AMENDMENT 12.01.2020
170 75 102
162 163 164 165 166 167 168 169
100 101
2 98 99
96 97 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 2020/Nov/23
PROJECT 9 3 5 NORTH
TRUE SPEAR STREET NORTH
Drawn By: KB Checked By : KB Project Number: 19020.1 OCII EXISTING NON-RESIDENTIAL PARKING P1 & POT PLAN
EXISTING PLAN - NON-RESIDENTIAL UPPER LEVEL (P1) PARKING & DISABLED PATH OF TRAVEL PLAN 0 10' 30' 60' 1 SCALE: 1" = 20'-0" Scale: 1" = 20'-0" A103.0 A103.0 - OCII DA UPPER PARKING & POT PLAN.DWG LEGEND KEY NOTES PARKING COUNTS - RESIDENTIAL USE SCHEMATIC DESIGN 1 VEHICULAR RAMP FROM UPPER 3 EXISTING BICYCLE PARKING 239 TOTAL AUTOMOBILE PARKING SPACES AMENDMENT FOR DISABLED ACCESS PARKING LEVEL RINCON CENTER PATH OF TRAVEL 182 STANDARD SPACES IN 121 SPEAR STREET 2 EXISTING ELEVATOR 57 TANDEM SPACES IN 121 SPEAR STREET 101 SPEAR STREET SAN FRANCISCO, CA 94105
12 MOTORCYCLE / SCOOTER SPACES IN 121 SPEAR STREET
28 BICYCLE SPACES CONSISTING OF (3) 7-BIKE RACKS, (1) 5-BIKE RACK, (1) 1-BIKE RACKS IN 121 SPEAR STREET
101 Montgomery Street, Suite 650 San Francisco, CA 94104 T 415 346 9990
349 5th Avenue New York, NY 10016 T 646 741 0341
BLOCK / LOT: 3716 / 23 BLOCK / LOT: 3716 / 21 PROPERTY LINE, TYPICAL PARCEL THREE PARCEL ONE AREA: 85,593.75 SF STEUART STREET AREA: 65,747 SF
T-1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 T-2
T-57 95 T-3
T-56 94 20 T-4
T-55 93 21 T-5
T-54 92 95 133 134 170 171 177 22 T-6
T-53 91 96 132 169 172 178 23 T-7
T-52 90 97 131 135 168 3 173 179 24 T-8
T-51 89 98 130 174 180 25 T-9
T-50 88 99 129 175 181 26 T-10
1763 182 27 T-11 T-49 87 100 128 136 167 C-1
28 T-12 2 C-2 T-48 86 101 127 137 166 C-3 29 T-13 C-4 T-47 85 C-5 102 126 138 165 30 T-14 C-6 T-46 84
103 125 31 83 139 164 3
C-7 82 104 124 140 163 C-8 32 T-15 C-9
T-45 81 105 123 141 162 33 T-16 C-10 C-11 T-44 80 106 122 142 161 34 T-17 C-12 3
T-43 79 143 160 1 107 121 35 T-18
T-42 78
108 120 36 T-19 T-41 77 144 95 MISSION STREET 37 T-20 HOWARD STREET T-40 76 109 119 145 95 2 38 T-21
T-39 75 110 118 146 95 39 T-22
159 40 T-38 74 111 117 147 T-23
T-37 73 112 116 148 158 41 T-24
T-36 42 T-25 72 149 157 RECORD OF DRAWING ISSUANCE SCHEMATIC DESIGN T-35 71 156 43 T-26 AMENDMENT 12.01.2020
T-34 70 155 44 T-27 113 114 115 150 151 152 153 154
T-33 69 45 T-28
T-32 68 46 T-29
T-31 67 47 T-30 2020/Nov/23 2020/Nov/23 66 65 64 63 62 61 60 59 58 57 56 55 54 53 52 51 50 49 48
PROJECT NORTH
TRUE SPEAR STREET NORTH
Drawn By: KB Checked By : KB Project Number: 19020.1 OCII EXISTING RESIDENTIAL LOWER LEVEL PARKING P2 PLAN
EXISTING PLAN - RESIDEINTIAL LOWER LEVEL (P2) PARKING PLAN 0 10' 30' 60' 1 SCALE: 1" = 20'-0" Scale: 1" = 20'-0" A103.1 A103.1 - OCII DA LOWER PARKING & POT PLAN.DWG