Application Packet - 300 Clay Street - 2015.006980DNX

APPLICATION FOR
DOWNTOWN AUTHORIZATION
PLANNING CODE SECTION 309
for
Property located at
One Maritime Plaza (aka 300 Clay Street)
Block 0204, Lot 021
Project Sponsor:
PFF OFF One Maritime Plaza, LP
Planning Department Case No. 2015-006980
Application Filed: October 20, 2015
Attorneys for Project Sponsor:
One Bush Street, Suite 600 San Francisco, CA 94104

t] 415 567 9000 f] 415 399 9480
SECTION 309 APPLICATION

TABLE OF CONTENTS
Page
A.
INTRODUCTION AND BACKGROUND ............................................................................ 1
B.
OWNER/PROJECT SPONSOR INFORMATION ................................................................. 2
C.
SITE INFORMATION ............................................................................................................. 2
D.
EXISTING SITE AND SURROUNDING AREA CONDITIONS ........................................ 2
E.
PROJECT SUMMARY............................................................................................................ 3
F.
DESCRIPTION OF THE PROPOSED PROJECT ................................................................. 4
G.
SECTION 309 REQUIREMENTS .......................................................................................... 5
H.
GENERAL PLAN COMPLIANCE ....................................................................................... 11
I.
PRIORITY GENERAL PLAN POLICIES FINDINGS........................................................ 11
J.
APPLICANTS AFFIDAVIT ................................................................................................ 13
LIST OF EXHIBITS ........................................................................................................................... 14
i
One Maritime
Application Downtown Authorization
8021.03
A.
INTRODUCTION AND BACKGROUND
PFF OFF One Maritime Plaza, LP (Project Sponsor) proposes an upgrade and
renovation to the existing Clay Street faade on the ground floor of the office building located at
300 Clay Street, commonly known as One Maritime, as well as an enclosure of unused and
underutilized plaza-level space, turning it into usable office space (the Project).
This office building is one part of the larger Maritime Plaza site that occupies the entire
block bound by Washington, Davis, Clay, and Battery Streets (the Property). The Property is
made up of a large parking garage owned and operated by the City, the office building, the plazalevel Maritime Plaza park owned by the City and voluntarily maintained by Project Sponsor at
no cost to the city, and two stand-alone single-story buildings located on the plaza level and
surrounded by the park on either side of the office building, 444 Battery Street and 250 Clay
Street. Project Sponsor owns each of these three private parcels and the buildings on them
(collectively, these three parcels are referred to as the Development Site). The entire block was
built as part of the Golden Gateway Redevelopment project in the 1960s.
The Project will be an upgrade to the existing One Maritime lobby along Clay Street,
providing a larger and more dramatic and active entrance to the building, to make the lobby an
extension of the streetscape. The Project will also enclose the plaza-level space along the
buildings edge and locate additional commercial tenant(s) in this enclosed space. In total, the
Project would enclose 16,230 additional square feet on the plaza level.
By this application, Project Sponsor seeks a Downtown Project Authorization under
Planning Code Section 309, and to confirm compliance with the following elements of the
Project:
a)
b)
c)
d)
e)
f)
g)
h)
i)
j)
k)
l)
m)
n)
Maximum Floor Area Ratio Section 123;

Setbacks Section 132.1;
Rear Yard Section 134;
Residential Open Space Table 135;
C-3 Open Space Section 138;
Pedestrian Streetscape Improvements Section 138.1;
Standards for Bird-Safe Buildings Section 139;
Dwelling Unit Exposure Section 140;
Shadows on Streets Section 146;
Shadows on Publicly Accessible Open Spaces Section 147;
Ground-Level Wind Currents Section 148;
Parking Section 151.1;
Freight Loading Table 152.1;
Bicycle Parking Section 155.5;
1
One Maritime
Section 309 Application
October 20, 2015
8021.03
o)
p)
q)
r)
s)
t)
u)
v)
w)
B.
Car Share Spaces Section 166;

Height Limits Section 260;
Bulk Limits Section 270;
Mid-Block Alley Section 270.2;
Downtown Park Fund Section 412;
Office Affordable Housing Production Program Section 413;
Child Care Provision Section 414;
Inclusionary Affordable Housing Program Section 415; and
Public Art Section 429.
OWNER/PROJECT SPONSOR INFORMATION
Property Owner/Project Sponsor:
PFF OFF One Maritime Plaza, LP

555 California Street, 21st Floor
San Francisco, CA 94104
Tel: (415) 576-2662
E-mail: Keith.Fink@morganstanley.com
Attn: Keith Fink
Project Architect:
Skidmore, Owings and Merrill LLP

One Front Street
Tel: (415) 352-6830
Email: Ben.Mickus@som.com
Attn: Ben Mickus
Project Contact:
Reuben, Junius & Rose, LLP

One Bush Street, Suite 600
Tel: (415) 567-9000
Fax: (415) 399-9480
E-mail: mloper@reubenlaw.com
Attn: Mark Loper
C.
SITE INFORMATION
Street address:
300 Clay Street
Cross streets:
Battery Street; Davis Street
Assessors block/lots:
0204/019, 0204/021, 0204/023

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October 20, 2015
8021.03
Zoning district:
C-3-O
Lot area:
60,688.12 square feet
Height/bulk district:
300-S
Preservation Status:
B Potential Historic Resource
Conservation/Historic district:
None
D.
EXISTING SITE AND SURROUNDING AREA CONDITIONS
The Property contains three lots located on the block bound by Washington, Davis, Clay,
and Battery Streets in San Franciscos downtown. This block is improved with the three-story
Golden Gateway parking garage owned and operated by the City, the Maritime Plaza park
located on the plaza level, two buildings owned by Project Sponsor also located on the plaza
level, and the 27-story office building, with frontages on Clay and Battery Streets. The Property
is located within the C-3-O zoning district and a 300-S height and bulk district.
As noted above, the entire blockOne Maritime, the parking garage, the single-story
commercial buildings, and Maritime Plaza parkwas constructed in the 1960s as part of the
Golden Gateway Redevelopment plan, and designed to accommodate the Embarcadero
Freeways on and off-ramps along Clay and Washington Streets. As a result, the streetscape
surrounding this entire blocknearly entirely occupied by the parking structurecontains
closed-off walls that are uninviting to pedestrians and not reflective of San Franciscos current
urban design policies promoting open and active ground-floor spaces.
Photographs of the Property and surrounding areas, including historic photographs showing
the Property in the context of the Embarcadero Freeway exit ramps, are attached as Exhibit B.
E.
PROJECT SUMMARY
CHANGE OF USE
CHANGE OF HOURS
NEW CONSTRUCTION
ALTERATIONS
DEMOLITION
ADDITIONS TO BUILDING
REAR
FRONT
HEIGHT
No
No
No
Yes
No
No
PRESENT OR PREVIOUS USE:
No
No
No
BUILDING PERMIT APPLICATION NUMBER

Not filed yet.
DATE FILED
3
Office; Retail
PROPOSED USE:
Office; Retail
One Maritime
October 20, 2015
8021.03
No
SIDE YARD
n/a
EXISTING USES
EXISTING USES
RETAINED
NET NEW
CONSTRUCTION
PROJECT
TOTALS
PROJECT FEATURES
DWELLING
UNITS
HOTEL
ROOMS
PARKING
SPACES
LOADING
SPACES
NUMBER OF
BUILDINGS
HEIGHT OF
BUILDINGS
398
398
398
NUMBER OF
STORIES
25
25
25
EXISTING USES
EXISTING USES
RETAINED
NET NEW
CONSTRUCTION
PROJECT
TOTALS
GROSS SQUARE FOOTAGE
RETAIL
1,518 sf
0 sf
OFFICE
522,003 sf
523,521 sf
16,230 sf
539,751 sf
INDUSTRIAL/PDR
PARKING
OTHER
523,521 sf
523,521 sf
16,230 sf
539,751 sf
RESIDENTIAL
TOTAL GSF
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One Maritime
October 20, 2015
8021.03
F.
DESCRIPTION OF THE PROPOSED PROJECT
The Project will be an upgrade to the existing One Maritime lobby along Clay Street,
providing a larger and more dramatic and active entrance to the building, to make the lobby an
extension of the streetscape. The Project will also enclose the plaza-level space along the
buildings edge and locate additional commercial tenant(s) in this enclosed space. In total, the
Project would enclose 16,230 additional square feet on the plaza level.
Project plans are attached as Exhibit B.
G.
SECTION 309 REQUIREMENTS
The following is an analysis of each C-3-O district requirement, their applicability to the
Project, and, in some cases, a confirmation of preliminary determination of compliance:
1.
Maximum Floor Area Ratio Section 123
The base floor area ratio (FAR) allowed in the C-3-O District is 9.0 to 1. (Planning
Code 124, Table 124.) In the C-3-O District, FAR can be increased to 18.0 to 1 with the
purchase of Transferable Development Rights (TDR). (Planning Code 123(c).)
The lot area of the three lots owned by Project Sponsor, the Development Site, is
60,688.12 square feet. The base FAR allows for up to 546,193 square feet and the maximum
FAR allows for up to 1,092,386 square feet at the Property. The Projects existing gfa is 556,598,
slightly over the base FAR. The Project proposes to add 16,230 sf of office space, and will
purchase TDR.
2.
Setbacks Section 132.1
Planning Code Section 132.1 requires all structures in C-3 districts to provide a 15 foot
setback from interior lot lines and the center of adjacent public rights of way. The setback applies at
a height equal to 1.25 times the width of the principal street that the building faces. The Project does
not propose any vertical additions, and therefore this requirement does not apply.
3.
Rear Yard Section 134
In C-3 districts, the Planning Code requires a rear yard be provided consisting of 25% of the
lot, or 15 feet, whichever is greater. This must be provided at the lowest story with a dwelling unit
and above. (Planning Code 134(a)(1).) The Project provides and proposes no dwelling units, and
therefore the rear yard requirement will not apply.
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One Maritime
October 20, 2015
8021.03
4.
Residential Open Space Section 135
In C-3 Districts, the Planning Code requires private, usable open space to be provided at a
ratio of 36 square feet per dwelling unit. Common open space may be substituted for private open
space by providing common open space equal to 1.33 times the amount of required private open
space. (Planning Code 135.) The Project provides and proposes no dwelling units, and therefore
the residential open space requirement will not apply.
5.
C-3 Open Space Section 138
Section 138 requires new buildings and additions equal to 20% or more of an existing
building in C-3-O district to provide one square-foot of public open space for every 50 square feet
of new non-residential uses. (Planning Code 138(b).) The Project does not propose new
construction or an addition over 20%, and therefore this requirement does not apply.
6.
Pedestrian Streetscape Improvements Section 138.1
Section 138.1 requires project sponsors to make streetscape improvements where the
proposed project includes the construction of a new building, substantial alterations to an existing
building, or the addition of floor area equal to 20 percent or more of an existing building. The
Project does not propose any of these. Nevertheless, the Project will include appropriate streetscape
improvements.
7.
Standards for Bird-Safe Buildings Section 139
Section 139 requires that buildings incorporate certain bird-safe building features. Certain
requirements apply to new buildings when located in an Urban Bird Refuge. Other requirements
apply anywhere in the City.
The Property is not located within or 300 feet from an Urban Bird Refuge, and therefore the
Project is not required to incorporate the located-related bird-safe building standards. Where
required, the Project will incorporate feature-related bird-safe standards.
8.
Dwelling Unit Exposure - Section 140
Section 140 requires at least one room within a dwelling unit to face directly on an open
area that is either (1) a public street or alley that is at least 25 feet in width, or a side yard or rear
yard that meets the requirements of the Planning Code, or (2) an open area that is unobstructed
and is no less than 25 feet in every horizontal dimension for the floor at which the dwelling unit
in question is located and the floor immediately above it, with an increase of five feet in every
horizontal dimension at each subsequent floor. The Project proposes no residential use, and thus
Section 140 does not apply.
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One Maritime
October 20, 2015
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9.
Shadows on Streets Section 146
Section 146 provides that in order to maintain direct sunlight on public sidewalks in certain
downtown areas during critical use periods, new structures must avoid the penetration of a sun
access plane as defined in Table 146. The Property does not face a street listed in Table 146, and
therefore the Project is not subject to Section 146.
10.
Shadows on Publicly Accessible Open Spaces Section 147
Section 147 sets forth certain requirements and determinations regarding shadows being
cast on public or publicly-accessible open space. Section 147 seeks to reduce substantial shadow
impacts by new buildings and additions to existing buildings of at least 50 feet in height on
public plazas and other publicly accessible spaces other than those protected under Section 295.
The Project will not affect shadows on publicly-accessible open spaces.
11.
Ground-Level Wind Currents Section 148
Generally, Section 148 requires project sponsors to employ appropriate measures in order to
ensure that additions to buildings will not cause ground-level wind currents to exceed pedestrian
comfort levels. The Project will not disrupt existing wind patterns.
12.
Off-Street Parking Section 151.1
Under Section 151.1, off-street parking is not required for any use in C-3 districts. The
Project does not propose to add parking. Therefore, the Project complies with parking
requirements.
13.
Freight Loading Section 152.1
Section 152.1 requires off-street freight loading spaces for uses that exceed certain
thresholds. The Project proposes to increase the office floor area by 16,230 square feet, and does
not trigger additional freight loading spaces.
14.
Bicycle Parking Section 155.2
New commercial buildings and major renovations to existing commercial buildings must
provide a certain amount of bicycle parking spaces. The Project does not involve a new commercial
building or major renovation. Therefore, this requirement does not apply.
15.
Height Limits Section 260

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One Maritime
October 20, 2015
8021.03
The Property is within a 200-S Height District. The Project does not propose any vertical
addition, so this limitation does not apply.
16.
Bulk Limits Section 270
Planning Code Section 270(d) places certain bulk controls on buildings in S bulk districts.
Certain controls apply to the base, lower tower and upper tower portions of buildings. The Project
does not implicate bulk limitations.
17.
Mid-Block Alley Section 270.2
In the C-3 districts, new construction on parcels that have at least one street frontage of over
200 feet on a block face longer than 400 feet between intersections must provide a mid-block alley
in certain circumstances. The Project does not propose new construction, so this requirement does
not apply.
18.
Downtown Park Special Fund Section 412
Under Section 412, new downtown office developments are required to pay a fee to mitigate
the increased pressure on existing public parks in the Downtown Area. The Project proposes 16,230
square feet of new office use, and will pay the required fee.
19.
Office Affordable Housing Production Program Section 413
The Section 413 housing requirements apply to office projects proposing at least 25,000
square feet of new use. The Project proposes less than 25,000 square feet of new office use, so this
project does not apply.
20.
Child Care Provision Section 414
Section 414.3 applies to office and hotel development projects proposing the net addition of
50,000 or more gross square feet of use. Such projects must provide a child-care facility on or near
the site of the development, arrange with a nonprofit organization to provide a child-care facility, or
pay an in-lieu fee to the City. The Project proposes less than 50,000 square feet of new office use, so
this requirement does not apply.
21.
Residential Inclusionary Affordable Housing Program Section 415
Projects proposing five or more dwelling units are required to comply with the inclusionary
housing ordinance set forth in Section 415 et seq. The Project proposes no residential uses and is
therefore not subject to this requirement.
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One Maritime
October 20, 2015
8021.03
22.
Public Art Section 429
In C-3 districts, Section 429 sets forth certain public art requirements for construction of
new buildings or additions of floor area in excess of 25,000 square feet to an existing building. The
Project Sponsor must spend an amount equal to one percent of the construction cost to install and
maintain these works of art. The Project increases the floor area of the existing building at the
Property by less than 25,000 square feet. This requirement does not apply.
H.
GENERAL PLAN COMPLIANCE FINDINGS
The Project will affirmatively promote, is consistent with, and will not adversely affect the
General Plan, specifically the Downtown Area Plan, Commerce and Industry element, and
Urban Design element, as follows:
Downtown Area Plan
Objective 1:
MANAGE ECONOMIC GROWTH AND CHANGE TO ENSURE

ENHANCEMENT OF THE TOTAL CITY LIVING AND WORKING
ENVIRONMENT
Policy 1.1:
Encourage development which produces substantial net benefits and

minimizes undesirable consequences. Discourage development which has
substantial undesirable consequences which cannot be mitigated.
Objective 2:
MAINTAIN AND IMPROVE SAN FRANCISCOS POSITION AS A

PRIME LOCATION FOR FINANCIAL, ADMINISTRATIVE,
CORPORATE, AND PROFESSIONAL ACTIVITY
Policy 2.1:
Encourage prime downtown office activities to grow as long as undesirable

consequences of such growth can be controlled.
Policy 2.2
Guide location of office development to maintain a compact downtown core

and minimize displacement of other uses.
The Project will meet this policy, improving the existing streetscape at the
Propertys Clay Street entrance, and adding a modest amount of commercial
space on the plaza level, replacing mostly covered and unused dead space
that is best categorized as the upper lobbys circulation space. The new
enclosed space will not involve any physical expansion of the existing
buildings at the site other than to close down the curtain wall. It should not
cast any new shadows on Maritime Plaza park, and the updated lobby and
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One Maritime
October 20, 2015
8021.03
improved plaza level should bring more people onto Maritime Plaza,
revitalizing an historically underutilized POPOS.
OBJECTIVE 10
ASSURE THAT OPEN SPACES ARE ACCESSIBLE AND USABLE.
Policy 10.1
Develop an open space system that gives every person living and working
downtown access to a sizable sunlit open space within convenient walking
distance.
Policy 10.4
Provide open space that is clearly visible and easily reached from the
street or pedestrian way.
Due to its podium-level location, Maritime Plaza is relatively
underutilized. The Projects proposed improvements to the Clay Street
lobby will include widening the stairway leading from the street onto
Maritime Plaza, making the entrance to this public open space more
inviting than its current condition and hopefully increasing the number of
people that enjoy this park.
Commerce and Industry Element

OBJECTIVE 2
MAINTAIN AND ENHANCE A SOUND AND DIVERSE ECONOMIC

BASE AND FISCAL STRUCTURE FOR THE CITY
Policy 2.1
Seek to retain existing commercial and industrial activity and to attract

new such activity to the city.
The Project would create approximately 16,230 square feet of new office
space, in an existing building. Most of the citys new office space is being
generated in ground-up new construction or large vertical additions. This
modest project will add space that is appropriate for businesses attracted to
more moderate floorplate sizes.
I.
PRIORITY GENERAL PLAN POLICIES FINDINGS
Planning Code Section 101.1 establishes the following eight priority planning policies
and requires review of permits for consistency with said policies. The Project and this Section
309 application are consistent with each of these policies as follows:
1. That existing neighborhood-serving retail uses be preserved and enhanced
and future opportunities for resident employment in and ownership of such
businesses enhanced.
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One Maritime
October 20, 2015
8021.03
The project will have no effect on existing retail.

2.
That existing housing and neighborhood character be conserved and

protected in order to preserve the cultural and economic diversity of our
neighborhoods.
No housing would be removed by the Project. The Project will be compatible with the
existing and proposed character of Maritime Plaza, and the Financial District as a whole.
3.
That the Citys supply of affordable housing be preserved and enhanced.
The Project will have no effect on the Citys supply of affordable housing, and will not
remove any existing housing.
4.
That commuter traffic not impede Muni transit service or overburden our
streets or neighborhood parking.
The Project site, located downtown, is extremely well served by public transit. The
Embarcadero BART and MUNI Underground station is located three blocks from the Property.
The Ferry Building, with access to the East Bay, Marin, and the North Bay, is approximately two
blocks away. Numerous MUNI bus lines run along the Propertys block, including the 1, 41, and
82X. The 10, 12, and 30X are each one block from the site.
5.
That a diverse economic base be maintained by protecting our industrial and

service sectors from displacement due to commercial office development, and
that future opportunities for resident employment and ownership in these
sectors be enhanced.
The Project site does not contain any industrial uses. The Projects employees will
increase the demand for, and patronage of, existing and new retail uses in the immediate Project
vicinity and throughout Downtown.
6.
That the City achieve the greatest possible preparedness to protect against
injury and loss of life in an earthquake.
The Project will conform to the structural and seismic requirements of the San Francisco
Building Code, meeting this policy.
7.
That landmarks and historic buildings be preserved.
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One Maritime
October 20, 2015
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EXHIBIT LIST
Exhibit A
Letter of Authorization
Exhibit B
Project Plans
13
One Maritime
October 20, 2015
8021.03
Exhibit A
Exhibit B
ONE MARITIME PLAZA
APPLICATION FOR
DOWNTOWN PROJECT
AUTHORIZATION
OCTOBER 20, 2015
To update One Maritime as a

21st century San Francisco icon.
ONE MARITIME PLAZA

SKIDMORE, OWINGS & MERRILL LLP
DESIGN GOALS:
- Create a new front door on Clay St
- Enclose and Expand the Plaza Level Lobby
BENEFITS:
- Reconnect the building to the city
- Improve the street presence
- Reinforce the link between street and plaza level
ONE MARITIME PLAZA

1967
ONE MARITIME
CURRENT: CLAY STREET LOBBY
ONE MARITIME
BATTERY STREET
ONE MARITIME
WASHINGTON STREET
DAVIS STREET
CONNECTIONS: STREET LEVEL TO MARITIME PLAZA
ONE MARITIME
EXTERIOR ENTRY TO LOBBY
ONE MARITIME
OPEN AIR LOBBY
OPEN AIR LOBBY: ESCALATORS
ONE MARITIME
PLAZA LEVEL
ONE MARITIME
PLAZA LEVEL PUBLIC SPACE
ONE MARITIME
GOAL #1:
Create a new front door and
sense of arrival on Clay Street.
WASHINGTON ST
DAVIS ST
BATTERY ST
CLAY ST
FRONT ST
ONE MARITIME
GOAL #2:
DAVIS ST
BATTERY ST
Enclose the plaza level

with a new glass facade,
creating an expanded lobby.
WASHINGTON ST
CLAY ST
EXISTING PLAZA LEVEL

FRONT ST
WASHINGTON ST
DAVIS ST
BATTERY ST
CLAY ST
PROPOSED PLAZA LEVEL

FRONT ST
ONE MARITIME
DESIGN STRATEGIES
ONE MARITIME PLAZA

Existing Building
WASHINGTON ST
DAVIS ST
CLAY ST
FRONT ST
ONE MARITIME PLAZA

Proposed Lobby Redesign
WASHINGTON ST
DAVIS ST
CLAY ST
FRONT ST
ONE MARITIME PLAZA

CLAY STREET REDESIGN:

Current Proposal
A larger and more dramatic

entrance can make the lobby
feel like an extension of the
streetscape.
ONE MARITIME PLAZA

STREET LEVEL
Widened Sidewalk Zone
VEST
UP
P
FS
HALL
UP
PS
PS
VEST
VEST
Clay Street
ONE MARITIME PLAZA
Widened Sidewalk Zone
PLAZA LEVEL
Site Plan
PS
PS
Clay Street
ONE MARITIME PLAZA
Building Profile Revealed along Clay Street
EXTERIOR DESIGN
ONE MARITIME PLAZA

SOUTH ELEVATION
Stone Cladding
Glass Canopy
ONE MARITIME PLAZA
Backlit Translucent Glass
Glass Entries
SOUTH ELEVATION
Building Identity
ONE MARITIME PLAZA

Artwork Integrated with Glass
CANOPY AND ENTRY
Rerouted Garage Ducts

behind stone cladding
Light Box behind

Glass facade
Section at Backlit Wall
ONE MARITIME PLAZA

Section at Entry
FACADE DIAGRAM
ONE MARITIME PLAZA

EXISTING STAIRS
TO PLAZA
Clay Street
ONE MARITIME PLAZA
PROPOSED
STAIRS
Widened Stair
PS
PS
ONE MARITIME PLAZA
Clay Street
Widened Stair
SIDEWALK &
STAIRS
New Precast
Concrete Treads
New Concrete Pavers

P
PS
PS
Clay Street
ONE MARITIME PLAZA
Existing Expansion Joint
FLOORING:
PLAZA LEVEL
New Stone Flooring

P
PS
PS
Clay Street
New Stone Cladding
on Side Walls
New Concrete
to match existing
Existing Concrete
ONE MARITIME PLAZA

GLAZING:
PLAZA LEVEL
New Glass Wall

P
PS
PS
Clay Street
ONE MARITIME PLAZA
PLAZA LEVEL
Existing Conditions
ONE MARITIME PLAZA

EAST ELEVATION
5-1 Module
Clay Street
ONE MARITIME PLAZA

SECTION AT PLAZA LOBBY
New Glass Wall
ONE MARITIME PLAZA

Interior Design
ONE MARITIME PLAZA

EXISTING ESCALATOR LOBBY
ONE MARITIME PLAZA

CLAY STREET LOBBY

Street Level Interior
A larger and more dramatic

entrance can make the lobby
feel like an extension of the
streetscape.
ONE MARITIME
STREET LEVEL:
Floor Plan
Mech.
Security
Clay Street
Mech.
ONE MARITIME PLAZA

ESCALATOR LOBBY
Precedent
ONE MARITIME PLAZA

EXISTING PLAZA LEVEL LOBBY
ONE MARITIME PLAZA

PLAZA LEVEL:
Floor Plan
Clay Street
ONE MARITIME PLAZA
PASS-THROUGH LOBBY
Interior Elevations
Brushed Stainless Trim
Refinished Travertine
North Elevation
Brushed Stainless
Building Directory
South Elevation
ONE MARITIME PLAZA

PLAZA LEVEL:
Floor Plan
ONE MARITIME PLAZA

ELEVATOR LOBBY
Interior Elevations
Luminous Ceiling
Gray Wood Paneling
East Elevation
Stainless Frames and

Hall Lanterns
West Elevation
ONE MARITIME PLAZA

BASEMENT LEVEL:
Floor Plan
ELECT. METER RM
WOMEN'S LOCKER
ROOM
GUARD'S LOCKER
ROOM
LOUNGE ROOM
Secured Area
MEN'S LOCKER ROOM

TENANT STORAGE
VEST
102 BIKES
OFFICE
VEST
STAIR #4
JANITORIAL
SUPPLIES
STAIR #3
SHOWER
PUMP RM
CORRIDOR
GARAGE PASS THRU

TRANSFORMER
VAULT
STAIR #2
SHOWER
Public Access
STORAGE
TELEPHONE
TERMINAL RM
CORRIDOR
ELECTRICAL SWITCH
GEAR
TENANT STORAGE
ELEVATOR MACHINE
RM
JANITORIAL
SUPPLIES
MECHANICAL RM
STORAGE
ELECT. METER RM
ONE MARITIME PLAZA

Exterior Lighting
ONE MARITIME PLAZA

Exterior Lighting
Entrance Lighting
Lighting
Exterior
Entrance
Lighting
Linear LED wall wash
installed in the
structure of canopy to provide wall accent
Linear
LED wall
illumination
andwash
downinstalled
light. 1 in the
structure of canopy to provide wall accent
illumination and down light.
Linear LED applied to wash1or backlight
the entry portal to create higher focus to
Linear
LED applied
to wash
or recessed
backlight into
the entrance
detail.
Fixture
the
portal
to create
higher
focuson
to this
theentry
ceiling,
most
of light
will focus
the
detail. Fixture recessed into
artentrance
wall.
2
the ceiling, most of light will focus on this
art wall.
This will not2 have any glare issue to the
pedestrian close to the entrance. This layer
This
will notwill
have
glare issue
to the
of lighting
beany
the highest
in these
three
pedestrian
close to the
entrance. This layer
layers of entrance
lighting.
of lighting will be the highest in these three
layers of entrance lighting.
Linear fixture will be set at back of treated
glass to haev even illumination. 3
Line a r fixture will b e s e t a t b a c k o f tre a te d
glass to haev even illumination.
3
1
1
2
1
1
2
3
2
2
Linear fixture will be recessed in the frame to Recessed linear wall washer lighting
provide functional lighting
L ine a r fix ture will b e re c e s s e d in the fra m e to Recessed linear wall washer lighting
3
3
Backlit treated glass

LIGHTING DESIGN CONCEPT REPORT

ONE MARITIME PLAZA
ONE
SAN
SKIDMORE,
L I G H TMARITIME
I N G DOWINGS
E S PLAZA
I G N C&|OMERRILL
N C EFRANCISCO,
P T RLLP
E P O R TCA | AUGUST 10, 2015
5
Exterior Lighting
Entrance Lighting
Lighting
Exterior
Linear LED wall wash installed in the
Stair
Lighting
structure
of canopy to provide wall accent
illumination and down light. 1
With the linear LED install at the top of beige stone
edge to wash the whole height of stone wall.
Linear LED applied to wash or backlight

the entry portal to create higher focus to
This lighting effect will continue the bright stone
the entrance detail. Fixture recessed into
wall from main entrance to side elevations. This
the ceiling,
light(The
willinside
focus
on this
lighting
will alsomost
lightupofstairs.
of wall
artbewall.
will
changed to2solid stone wall)
1
2
This will
notwill
have
any glare
to the
Handrail
lighting
be applied
to the issue
other side
topedestrian
light up the other
side
stairs.
The fixtrue
willlayer
close
toofthe
entrance.
This
integarte
with handrail
to provide
clean
and neat
of lighting
will be the
highest
in these
three
lighting effect. No glare issue.
layers of entrance lighting.
Linear fixture will be set at back of treated

glass to haev even illumination. 3
Linear fixture will be recessed in the frame to

Recessed linear wall washer lighting
Wall
cove
lighting
integrates
with
Wallwashing
washer
cove
lighting
integrate
architectural elements
with architectural elements

ONE MARITIME PLAZA
ONE MARITIME
PLAZA&| MERRILL
SAN FRANCISCO,
CA | AUGUST 10, 2015
SKIDMORE,
OWINGS
LLP

5
APPENDIX
ONE MARITIME PLAZA

PLOT PLAN
125' - 0"
34' - 8"
7' - 0"
34' - 8"
7' - 0"
7' - 0"
DAVIS STREET
34' - 8"
170' - 8"
BATTERY STREET
7' - 0"
BATTERY STREET
34' - 8"
170' - 8"
WASHINGTON STREET
CLAY STREET
125' - 0"
TREE
ONE MARITIME PLAZA
TREE
TRAFFIC
TRAFFIC
G3
G5
G7
T2
EXISTING SITE PLAN - STREET LEVEL
T5
T8
G10
G12
G14
611' - 6"
1' - 5 1/2"
51' - 8 1/2"
72' - 4"
68' - 2"
61' - 3"
G16
1' - 5 1/2"
50' - 10"
50' - 10"
61' - 3"
68' - 2"
72' - 4"
51' - 8 1/2"
DAVIS STREET
43' - 9"
43' - 9"
CLAY STREET
TREE
ONE MARITIME PLAZA
TRAFFIC
TREE
TRAFFIC
1' - 5 1/2"
LOBBY
29' - 7 1/2"
GARAGE
45' - 2"
GARAGE
BATTERY STREET
BATTERY STREET
29' - 7 1/2"
45' - 2"
WASHINGTON STREET
1' - 5 1/2"
G1
G3
G5
G7
T2
EXISTING SITE PLAN - PLAZA LEVEL
T5
T8
G10
G12
G14
611' - 6"
1' - 5 1/2"
51' - 8 1/2"
72' - 4"
68' - 2"
61' - 3"
G16
1' - 5 1/2"
50' - 10"
50' - 10"
61' - 3"
68' - 2"
72' - 4"
51' - 8 1/2"
BATTERY STREET
UP
CLAY STREET
TREE
ONE MARITIME PLAZA
TRAFFIC
TREE
TRAFFIC
43' - 9"
43' - 9"
BANK BUILDING
29' - 7 1/2"
MAIN LOBBY
45' - 2"
1' - 5 1/2"
CAFETERIA BUILDING
DAVIS STREET
BATTERY STREET
29' - 7 1/2"
45' - 2"
WASHINGTON STREET
1' - 5 1/2"
G1
NEW ENCLOSED AREA
New Enclosed Area: 16,230SF
Street Level
ONE MARITIME PLAZA
Plaza Level
01
GROUND LEVEL AREA PLAN PLAZA LEVEL AREA PLAN
SCALE:
1" = 50'-0"
SCALE:
1" = 50'-0"
02
ONE MARITIME PLAZA


Application Packet - 300 Clay Street - 2015.006980DNX

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APPLICATION FOR

One Bush Street, Suite 600 San Francisco, CA 94104

SECTION 309 APPLICATION

INTRODUCTION AND BACKGROUND ............................................................................ 1

OWNER/PROJECT SPONSOR INFORMATION ................................................................. 2

SITE INFORMATION ............................................................................................................. 2

EXISTING SITE AND SURROUNDING AREA CONDITIONS ........................................ 2

DESCRIPTION OF THE PROPOSED PROJECT ................................................................. 4

SECTION 309 REQUIREMENTS .......................................................................................... 5

GENERAL PLAN COMPLIANCE ....................................................................................... 11

PRIORITY GENERAL PLAN POLICIES FINDINGS........................................................ 11

APPLICANTS AFFIDAVIT ................................................................................................ 13

LIST OF EXHIBITS ........................................................................................................................... 14

INTRODUCTION AND BACKGROUND

Maximum Floor Area Ratio Section 123;

Car Share Spaces Section 166;

OWNER/PROJECT SPONSOR INFORMATION

Property Owner/Project Sponsor:

PFF OFF One Maritime Plaza, LP

Skidmore, Owings and Merrill LLP

Reuben, Junius & Rose, LLP

300 Clay Street

Battery Street; Davis Street

0204/019, 0204/021, 0204/023

60,688.12 square feet

B Potential Historic Resource

EXISTING SITE AND SURROUNDING AREA CONDITIONS

PRESENT OR PREVIOUS USE:

BUILDING PERMIT APPLICATION NUMBER

GROSS SQUARE FOOTAGE

DESCRIPTION OF THE PROPOSED PROJECT

SECTION 309 REQUIREMENTS

Maximum Floor Area Ratio Section 123

Setbacks Section 132.1

Rear Yard Section 134

Residential Open Space Section 135

C-3 Open Space Section 138

Pedestrian Streetscape Improvements Section 138.1

Standards for Bird-Safe Buildings Section 139

Dwelling Unit Exposure - Section 140

Shadows on Streets Section 146

Shadows on Publicly Accessible Open Spaces Section 147

Ground-Level Wind Currents Section 148

Off-Street Parking Section 151.1

Freight Loading Section 152.1

Bicycle Parking Section 155.2

Height Limits Section 260

Bulk Limits Section 270

Mid-Block Alley Section 270.2

Downtown Park Special Fund Section 412

Office Affordable Housing Production Program Section 413

Child Care Provision Section 414

Residential Inclusionary Affordable Housing Program Section 415

Public Art Section 429

GENERAL PLAN COMPLIANCE FINDINGS

MANAGE ECONOMIC GROWTH AND CHANGE TO ENSURE

Encourage development which produces substantial net benefits and

MAINTAIN AND IMPROVE SAN FRANCISCOS POSITION AS A

Encourage prime downtown office activities to grow as long as undesirable

Guide location of office development to maintain a compact downtown core

ASSURE THAT OPEN SPACES ARE ACCESSIBLE AND USABLE.

Commerce and Industry Element

MAINTAIN AND ENHANCE A SOUND AND DIVERSE ECONOMIC