Memorandum — San Jose City Council, November 29, 2022 (part 1 of 2)

TO: HONORABLE MAYOR FROM: Planning Commission
AND CITY COUNCIL Historic Landmarks Commission

SUBJECT: SEE BELOW DATE: November 7, 2022

COUNCIL DISTRICT: 3
SUBJECT: FILE NOS SP21-031, T21-033, ER21-134 & HP21-007. SPECIAL USE

PERMIT TO ALLOW THE DEMOLITION OF ALL EXISTING
BUILDINGS ON SITE TOTALING 22,527 SQUARE FEET, THE
REMOVAL OF 39 TREES (FOUR ORDINANCE-SIZE AND 35 NONORDINANCE-SIZE WITH 64 REPLACEMENT TREES) FOR THE

CONSTRUCTION OF A MIXED USE PROJECT CONSISTING OF UP TO 415 MULTIFAMILY RESIDENTIAL UNITS, 525,000 SQUARE FEET OF COMMERCIAL SPACE, 8,500 SQUARE FEET OF RETAIL SPACE, AND

UP TO TEN COMMERCIAL CONDOMINIUMS, A VESTING TENTATIVE

MAP TO RECONFIGURE FOUR PARCELS INTO TWO PARCELS AND
ALLOW UP TO TEN COMMERCIAL CONDOMINIUMS AND 415

RESIDENTIAL CONDOMINIUMS, AND A HISTORIC PRESERVATION
PERMIT TO ALLOW THE DEMOLITION OF THREE NONCONTRIBUTING BUILDING AND THE CONSTRUCTION OF A 267- FOOT-HIGH TOWER CONSISTING OF 415 MULTIFAMILY
RESIDENTIAL UNITS WITHIN THE ST. JAMES SQUARE CITY
LANDMARK DISTRICT ON AN APPROXIMATELY 2.10-GROSS ACRE
SITE.

HISTORIC LANDMARKS COMMISSION RECOMMENDATION
On October 5, 2022, the Historic Landmarks Commission voted 5-0-2 (Ayala and Camuso absent) to recommend that the City Council deny the staff’s recommendation to approve a Historic Preservation Permit on the grounds that:

1. The findings required under Section 13.48.240 to grant a Historic Preservation Permit cannot be made for the proposed design of the Echo residential tower; and

2. The denial of the Historic Preservation permit would not cause immediate and substantial hardship on the applicant because the new construction in accordance with Chapter 13.48 would be economically infeasible and unreasonable in light of the feasible uses of such property;
COUNCIL AGENDA: 11/29/2022
FILE: 22-1753
ITEM: 10.2

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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PLANNING COMMISSION RECOMMENDATION
On October 26, 2022, the Planning Commission voted 9-0-1 (Young absent) to recommend that the City Council take all of the following actions:

1. Adopt a resolution certifying the Icon-Echo Mixed-Use Project Supplemental Environmental Impact Report (SEIR), and making certain findings concerning significant impacts, mitigation measures, alternatives, and adopting a statement of overriding considerations and a related Mitigation Monitoring and Reporting Plan, in accordance with the California Environmental Quality Act (CEQA), as amended.

2. Adopt a resolution approving, subject to conditions, a Special Use Permit to allow the demolition of all existing buildings on site totaling 22,527 square feet, the removal of 39 trees (four ordinance-size and 35 non-ordinance-size with 64 replacement trees) for the construction of a mixed-use project consisting of up to 415 multifamily residential units, 525,000 square feet of commercial space, 8,500 square feet of retail space, and up to ten commercial condominiums with extended construction hours from 7:00 am to 7:00 pm Monday through Saturday on an approximately 2.10-gross acre site

3. Adopt a resolution approving, subject to conditions, a Vesting Tentative Map to reconfigure four parcels into two parcels and allow up to ten commercial condominiums and 415 residential condominiums on an approximately 2.10-gross acre site.

4. Consider the staff recommendation regarding the adoption of a resolution approving, subject to conditions, a Historic Preservation Permit to allow the demolition of three noncontributing buildings and the construction of a 267-foot-high tower (the Echo) consisting of 415 multifamily residential units within the St. James Square City Landmark District on an approximately 0.44-gross acre site.

OUTCOME
If the City Council approves all the actions as recommended above by the Historic Landmarks Commission (HLC) and the Planning Commission, the applicant would not be able to proceed with the project as the Historic Preservation Permit (HP Permit) would not be approved.

If the City Council approves all the actions listed as recommended by the Planning Commission and staff’s recommendation to the HLC to approve the HP Permit, then the applicant will be able to reconfigure four parcels into two parcels, demolish all buildings on site totaling approximately 22,527 square feet, remove 39 trees (four ordinance-sized, 35 non-ordinance-sized) and construct a mixed-use project consisting of up to 415 residential units, 525,000 square feet of commercial space, 8,500 square feet of retail space, and up to ten commercial condominiums with extended construction hours from 7:00 am to 7:00 pm Monday through Saturday on an approximately

2.10-gross acre site.

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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HISTORIC LANDMARKS COMMISSION HEARING
On October 5, 2022, the Historic Landmarks Commission (HLC) held a public hearing to consider the HP Permit to allow the demolition of three non-contributing buildings and the construction of a 267-foot-high tower (the Echo) consisting of 415 multifamily residential units within the St. James Square City Landmark District on an approximately 0.44-gross acre site.

The HLC recommended that the City Council deny the staff’s recommendation to approve the subject HP Permit based on the analysis that the design of the Echo residential building would be incompatible in scale, massing, proportion, and overall design with the St. James Square City Landmark District, and there is insufficient analysis of building design alternatives to demonstrate a persuasive financial hardship argument.

Public Hearing
Below is a summary of the HLC hearing proceedings, including HLC and public comments:

Dana Peak Edwards, Historic Preservation Officer (HPO), summarized the staff report and outlined the findings for an HP Permit under Section 13.48.240(B) of the Historic Preservation Ordinance which requires that the work must not be detrimental to a historic district or to a structure or feature of significant architectural, cultural, historical, aesthetic, or engineering interest or value, and the work must be consistent with the spirit and purposes of the Historic Preservation Ordinance. She noted that Section 13.48.250 of the Historic Preservation Ordinance states that the HP Permit application shall be reviewed in accordance with the approved Standards and Guidelines which include the Secretary of the Interior’s Standards for Rehabilitation (Standards) and the St. James Square Historic District Design Guidelines, collectively referred to as “Standards and Guidelines” herein.

As outlined in the staff report to the HLC and technical reports prepared by historic resources consultant TreanorHL, the design of the Echo residential tower does not conform with Standard 9 of the Secretary of the Interior’s Standards for Rehabilitation and the Site Layout/Setbacks, Surface Treatment (fenestration and detailing), Detailing, and Landscaping guidelines of the St.

James Square Historic District Design Guidelines and the proposed new construction within the boundaries of the St. James Square City Landmark District would alter the surroundings and historic integrity of design, feeling and association of the historic district. The HPO stated that the General Plan historic preservation land use policies LU-13.1 and LU13.7 envisage the preservation of the integrity of designated historic districts and the design of new development within a designated historic district to be compatible with the character of the historic district and conform to the Secretary of the Interior’s Standards for the Treatment of Historic Properties and appropriate State of California requirements regarding historic buildings. She stated the proposed construction of the Echo building does not conform to the Standards and Guidelines or General Plan historic preservation land use policies LU-13.1 and LU13.7. She stated that Section

13.48.010 of the Historic Preservation Ordinance outlines the purpose and declaration of policy of the ordinance and discusses the importance of general harmony in style, form, proportion, and texture between buildings of historic design and those of more modern design to advance the

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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preservation and protection of historic or architecturally worthy neighborhoods. The HPO stated the proposed new construction would not protect and enhance the cultural and aesthetic heritage of the St. James Square City Landmark District which makes San José distinct and serves as a visible reminder of its history. Therefore, the required findings in Section 13.48.240(B) cannot be made that the work will not be detrimental to a historic district and the work is consistent with the spirit and purposes of the Historic Preservation Ordinance.

The HPO introduced the applicant representative, Peter Solar, who gave a short presentation on the project design and hardship information.

Chairman Boehm called for Commissioner questions. Commissioner Royer inquired whether the design of the building holistically considered the historic context and took into consideration the San José Commercial Historic District across East Santa Clara Street. The HPO responded that the HP Permit only covers the portion of the project that is within the boundaries of the St. James Square City Landmark District and the analysis of the project design in relation to the historic context outside the district was included in the overall project review and environmental analysis. Commissioner Royer inquired if there were additional project design alternatives that were studied to reduce the impact on the district. The HPO responded that the three alternatives presented were those considered in the Draft SEIR and no additional alternatives were studied.

She noted that the design alternatives analyzed different aspects and degrees of conformance with the design guidelines.

Commissioner Janke noted the assertion that the project is not economically feasible without maximizing the development of the site and inquired whether the construction cost is too high, land cost is too high, and rents and leases are too low. Following that, he inquired that given these factors, would this be the right site for the project and would land be cheaper in another location. Commissioner Janke inquired what else could be done on the site that would allow a similar program to occur without the economic hardship, such as modifying the project so the impact would not occur to the portion of the project within the historic district. He noted it is a large and complex project that involves the unhappy meeting of program costs with a return on investment. Peter Solar responded that it is difficult to get projects to pencil out with current economic conditions and commented that the key is to maximize the number of units within the allowable footprints based on the City’s general plan and zoning requirements. He commented that the project team tried to break up the massing of the building to the extent possible to mimic that of the surrounding area, but it was difficult to achieve compatibility with high-rise development. Mr. Solar noted that even when the alternative to setback the building 20 feet at the podium level was analyzed it would result in the loss of 70 units and a return on cost. He explained that when a new/existing building is purchased in San José, a capitalization rate of a 4% return or lower than that is paid - a return on the investment so there is no risk. Mr. Solar stated that in order to get an investor and lender interested in the project, there would need to be a spread between the cost of buying the building and what would be invested. He commented that the spread for capital is typically 100-150 basis points, depending on the location, which is a 1-1.5% spread. Mr. Solar commented that if the building were designed in conformance with the Standards and Guidelines, the project would not have the capital to proceed.

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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Vice Chairman Raynsford commented that the HLC reviewed relatively bulky buildings in the historic district in the past and recommended approval of the design because of the scale of the parts of the building (façade as seen from St. James Park, setback, etc), and he inquired if there were drawings that illustrate what the building would look like from the street level along St.

John Street and from the park and what would be the visual compatibility or incompatibility.

Wright Sherman, the project architect, responded that the composition of the building was designed with a base, middle and top and a 42-foot-high base with a scale, patterning, and texture that responds to the historic context. He noted that the base has an arrangement of punched openings with more wall than window, the top of the podium steps back and a portion of the top of the tower is lower to create more harmonious proportions. Mr. Sherman commented that the base feels more solid and has some of the materiality, textures, and proportions found in the historic district and the tower is distinct from that and designed not to visually compete with the base. Vice Chairman Raynsford commented that the base did not appear to be solid because the material is glass. Mr. Sherman responded that the façade is more solid along North 4th Street.

Vice Chairman Raynsford commented that he did not see the compatibility with the historic district and suggested that the scale and massing be revised.

Commissioner Arnold shared the compatibility concerns expressed by Commissioner Raynsford.

Chairman Boehm noted the hardship letter submitted in February 2022 and inquired how the project would pencil out since the interest rates and economy have worsened since that time. Mr.

Solar responded that while there has been rent growth Downtown, the project has headwinds in front of it. Chairman Boehm inquired about the possibility of decreasing the height of the Echo building and increasing the height of the Icon building. Mr. Solar responded that the height of the project is restricted by the FAA height limit and is already proposed at the maximum height and the Icon building was designed with setbacks and other features to respond to the historic district across East Santa Clara Street.

Public comment was received as follows:

Will Smith commented that he represented about 5,000 San José households that belong to the Silicon Valley Residents for Responsible Development which are electricians, plumbers, sheet metal workers, and sprinkler fitters that desire the opportunity to find employment building the housing the City needs. He noted the organization advocates for projects that support a sustainable and equitable San José and asserted that the proposed project would not be sustainable and would increase racial inequity. Mr. Smith commented that the organization has submitted comments on the Draft SEIR for the project. He asserted that San José residents should expect firm commitments that would result in the use of the city’s local construction workforce and employment of apprentices. Mr. Smith asserted that developers gain excessive returns on projects that are supported by some of the highest rents in the country. He asserted that San José deserves projects that are sensitive to the city’s historic character.

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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Lynne Stephenson, a representative of PAC*SJ, commented that there is nothing in San José’s city charter that says that developers are entitled to come into San José to make money and compromise historic resources and the values and quality of life of the City’s residents. She asserted if the project does not pencil out, it should not go forward and rely on increased rent growth because the City needs affordable housing instead of expensive housing. Ms. Stephenson asserted that the location in the historic district is not appropriate for the building and that its design compromises the district. She requested that the HLC not recommend approval of the project.

Mike Sodergren, a representative of PAC*SJ, commented that Urban Catalyst has reached out to PAC*SJ and they have had a collaborative conversation. He expressed concern that the TreanorHL report never addressed why the historic district designation included the parcel in the boundaries of the district and that question needed to be answered. Mr. Sodergren inquired about the City’s policy with regard to the level of rates of return that would qualify for hardship. He commented that CEQA does not consider financial difficulties. The HPO responded that the question about the historic district designation was addressed in the Draft Environmental Impact Report (EIR) and response to comments. She noted that the resolution designating the historic district that was adopted by the City Council discusses the findings of the importance of design review, compatibility, and harmony. The HPO noted that the majority of properties included in the district are non-contributing properties and vacant lots which speaks to the importance of including them within the boundary to allow the review of the design of infill development in the district to ensure its compatibility. She noted that within the process of overriding considerations, CEQA does allow the balancing of goals and policies with economic concerns. The HPO noted that the HP Permit process does allow for the consideration of financial concerns under the hardship provision of the Historic Preservation Ordinance and the provisions in the ordinance do not set forth any thresholds for consideration or required documentation.

Chairman Boehm closed the public comment and called for Commissioner comments.

Commissioner Janke commented that he would like to see the visual analysis of the facades of the context buildings along East St. John Street and North 3rd Street. Wright Sherman responded with a contextual relationship analysis that included a discussion of the Post Office, Eagles Lodge, Scottish Rite Temple, and the Trinity Episcopal Church and stated that the proposed design reflects the scale, rhythm, and proportion of these buildings in a modern idiom.

Commissioner Royer inquired if an adjustment of the historic district boundaries to exclude the site from the district was considered instead of economic hardship because the buildings on the site are non-contributing. The HPO responded that the City Council could consider that in the future, but it would not be consistent with the rationale in the resolution for why the parcel was included in the historic district.

Vice Chairman Raynsford commented that the base does not appear to be solid because of the glass material and it appears more to be floating. He commented that above the base, sharp lines and shadows seem to be emphasized that overwhelm the podium level of the building. Vice

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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Chairman Raynsford commented that he was not persuaded by the hardship information because the alternatives were extreme reductions in massing and there could be other ways that compatibility could be addressed.

Chairman Boehm expressed a concern that the analysis was not prepared by an independent body.

Commissioner Raynsford made a motion to deny the application for the HP Permit based on the analysis that the design of the Echo residential building would be incompatible in scale, massing, proportion, and overall design with the St. James Square City Landmark District, and there is insufficient analysis of building design alternatives to demonstrate a persuasive financial hardship argument. The motion was seconded by Commissioner Arnold.

The Commission voted 5-0-2 (Ayala and Camuso absent) to recommend that City Council deny the staff’s recommendation.

PLANNING COMMISSION HEARING
On October 26, 2022, the Planning Commission held a Public Hearing to consider the resolutions certifying the Final SEIR, Special Use Permit, and Vesting Tentative Map. The Planning Commission was also afforded the opportunity to consider the staff recommendation on the HP Permit to allow the demolition of three non-contributing buildings and the construction of the Echo building consisting of 415 multifamily residential units within the St. James Square City Landmark District The Planning Commission recommended that the City Council adopt the resolutions certifying the Icon-Echo Mixed-Use Project SEIR, and making certain findings concerning significant impacts, mitigation measures, alternatives, and adopting a statement of overriding considerations and a related Mitigation Monitoring and Reporting Plan, and approving the subject Special Use Permit and Vesting Tentative Map, and consider staff’s recommendation regarding the Historic Preservation Permit.

Staff Presentation
Alec Atienza and Shannon Hill, Planning Project Managers, provided a brief oral presentation on the proposed project. Staff presentation included an overview of the project’s conformance with the General Plan, San José Municipal Zoning Code, Downtown Design Guidelines and Standards, City Council Policy 6-30: Public Outreach, and conformance with CEQA.

Public Hearing
The applicant’s representative, Peter Solar, provided a presentation covering the existing site conditions and proposed project details.

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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Fifteen members of the public spoke on the proposed project. Eight members of the public spoke in support of the project, six members of the public spoke in opposition, and one member of the public was not opposed but questioned the demolition of potentially historic buildings. Those in support noted that the project would meet the goals and vision of Downtown and that it would provide much-needed jobs and housing. Those in opposition noted the need for union labor, the potential excavation of Native American remains and artifacts, the lack of affordable housing provided on-site, and potential health and safety impacts to neighboring properties during construction. One member of the public, representing PAC*SJ noted that the project would allow the demolition of turn-of-the-century and mid-century buildings located within the boundaries of the St. James Square City Landmark District without the understanding of why those buildings were included within the district in the first place. He also stressed that the mural of John Carlos and Tommy Smith that is currently painted on the adjacent building at 115 East Santa Clara Street should be maintained.

After the public comment, the applicant’s representative, Peter Solar, made closing remarks on behalf of the applicant. Mr. Solar noted that the two buildings would be constructed with concrete and steel, which typically require union trades. Mr. Solar also noted that the applicant had contracted with Devcon Construction, Inc, which uses union labor on their jobs. With regards to affordable housing, Mr. Solar stated that the applicant will be paying an approximately $20 million in-lieu fee to the Housing Department to comply with the City’s Inclusionary Housing Ordinance. Mr. Solar also noted that the project includes site upgrades to the adjacent Town Park Towers property, a senior living facility. Site upgrades include a new outdoor recreation area, a trash enclosure, and secured parking for residents. Mr. Solar shared a slide showing the project's location within the St. James Square City Landmark District, noting that only the northernmost portion of the project is within the district and that the historic report prepared for the project found that none of the buildings to be demolished were contributing structures to the district or individually significant. Finally, Mr. Solar noted that the project is a Transit Oriented Development suitable for Downtown and would provide much-needed jobs and housing.

Commissioner Discussion
Commissioner Rosario disclosed that he had previous outside communication with the applicant, Urban Catalyst. He noted that he watched the recording of the HLC meeting on the City’s website and discussed with the applicant how the HLC felt about the project. Commissioner Rosario requested that staff add the HLC meetings to the City’s YouTube channel.

Commissioner Lardinois asked what the applicant’s plan would be to comply with the City’s Inclusionary Housing Ordinance. Mr. Solar stated that the applicant would be paying an approximately $20 million in-lieu fee to the Housing Department.

Commissioner Ornelas-Wise felt that the project should have been brought in as two separate permits. She also asked the applicant to consider the possibility of constructing live/work units.

Commissioner Ornelas-Wise asked the applicant what would be done to ensure that the site and

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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the streets along the site would be safe and secure. Mr. Solar stated that the project would include standard security measures including security cameras, security guards, front desk concierge, and lighting along the building façade. Additionally, Mr. Solar noted that the project includes many public improvements including the widening of sidewalks, construction of bulbouts, signal upgrades, and the construction of a raised bikeway in order to improve pedestrian and bicycle safety.

Commissioner Barocio thanked the applicant for being transparent in stating the approximate amount that the applicant would pay for the affordable housing in-lieu fee. He asked what the process would be if any Native American remains or artifacts were found during the excavation.

Commissioner Barocio asked the applicant what would happen to the mural on the adjacent building. Mr. Solar responded that the project includes standard environmental permit conditions that a qualified archaeologist, in consultation with a Native American representative would be notified of and would examine the find. Shannon Hill, Environmental Project Manager, confirmed this condition is included in the Special Use Permit. Mr. Solar stated that the mural would be covered up by the building and that the applicant team has been in consistent contact with the mural artist and the artist’s representative and they would work together to find a suitable place on the new building for a new mural. Commissioner Barocio also apologized to the public on behalf of the Planning Commission for any possible technical difficulty with the Mandarin language interpretation services.

Commissioner Oliverio felt comfortable with the height given previous projects that were approved that had frontage directly on St. James Park and stated that he would support the project.

Commissioner Lardinois made a motion to support the staff recommendation. Commissioner Ornelas-Wise seconded the motion.

The motion to recommend Council approval of the project was approved (9-0-1). Commissioner Young was absent.

ANALYSIS
Analysis of the application for an HP Permit and hardship, including conformance with the Historic Preservation General Plan goals and policies, the Historic Preservation Ordinance, the Secretary of the Interior’s Standards for Rehabilitation, and Council-approved design guidelines is contained in the attached staff report to the HLC (Attachment 2).

Analysis of the proposed CEQA clearance, Special Use Permit, and Vesting Tentative Map, including conformance with the General Plan, Zoning Ordinance, applicable design guidelines, and City Council Policies is contained in the attached staff report (Attachment 1) to the Planning Commission.

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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CONCLUSION
In summary, the project was heard at the October 5, 2022 HLC meeting and the October 26, 2022, Planning Commission meeting. The HLC voted 5-0-2 (Ayala and Camuso absent) to recommend that City Council deny the staff’s recommendation to approve the HP Permit. The Planning Commission voted 9-0-1 (Young Absent) to recommend that City Council approve the staff’s recommendation to adopt a resolution certifying the Final SEIR and approve a Special Use Permit and Vesting Tentative Map.

As discussed in the attached staff report to the Planning Commission, the project is consistent with the Envision San José 2040 General Plan, the Zoning Code, the Downtown Design Guidelines and Standards, the City Council policies for public outreach, and the requirements of CEQA.

As discussed in the attached staff report to the HLC, Section 13.48.260 of the Historic Preservation Ordinance states that if the City Council is unable to make the findings required under Section 13.48.240 for issuance of an HP Permit (either with or without conditions), the City Council may nevertheless approve an HP Permit (either with or without conditions) if it finds that denial of the HP Permit would cause immediate and substantial hardship on the applicant because development in accordance with the chapter is infeasible from a technical, mechanical, structural or economic standpoint. The applicant evaluated three different alternative designs (Scheme A, B, and C) for the Echo building that could potentially increase conformance with the goals of the Standards and Guidelines and enhance the compatibility of the residential building with the St. James Square City Landmark District. The documentation submitted by the applicants illustrates and compares the total costs for the Project and anticipated financial returns on the three design alternatives. The applicant’s analysis concluded that the three alternatives would result in a loss of residential units, square footage, and amenities. Therefore, the applicants assert that as the number of residential units decreases resulting from the conceptual conformance or partial conformance with the Standards and Guidelines, the return on cost would dramatically decrease and would make the return on cost for the Icon office building decrease and both the Echo and the Icon buildings would be financially infeasible to construct. The applicants assert that a return on costs below 5.0% would not attract the necessary capital to build the residential development, and the Icon office building would no longer be financially viable as its return on costs would drop below the necessary 7.5%.

In summary, the information presented by the applicant indicates the design alternatives for the Echo residential building to conceptually conform or partially conform with the Standards and Guidelines would result in returns that the applicant asserts would create economic hardship and would make the Project as a whole financially infeasible. The City Council can adopt the resolution approving the HP Permit if it finds that the evidence submitted by the applicant establishes that denial of the HP Permit would cause immediate and substantial hardship on the applicant because development in accordance with the Historic Preservation Ordinance is infeasible from a technical, mechanical, structural, or economic standpoint.

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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Should the City Council adopt the resolutions certifying the Final SEIR, and approving the Special Use Permit, Vesting Tentative Map, and Historic Preservation Permit, the applicant would be allowed to reconfigure four parcels into two parcels, demolish all buildings on site totaling approximately 22,527 square feet, remove 39 trees (four ordinance-sized, 35 nonordinance-sized) and construct a mixed-use project consisting of up to 415 multifamily residential units, 525,000 square feet of commercial space, 8,500 square feet of retail space, and up to ten commercial condominiums with extended construction hours from 7:00 am to 7:00 pm Monday through Saturday on an approximately 2.10-gross acre site. The applicant could then proceed with an application for Building Permits.

EVALUATION AND FOLLOW-UP
Should the City Council adopt the resolution certifying the Final SEIR, and approve the Special Use Permit, Vesting Tentative Map, and Historic Preservation Permit, the applicant would be allowed to reconfigure four parcels into two parcels, demolish all buildings on site totaling approximately 22,527 square feet, remove 39 trees (four ordinance-sized, 35 non-ordinancesized) and construct a mixed-use project consisting of up to 415 multifamily residential units, 525,000 square feet of commercial space, 8,500 square feet of retail space, and up to ten commercial condominiums with extended construction hours from 7:00 am to 7:00 pm Monday through Saturday on an approximately 2.10-gross acre site. The applicant could proceed with an application for Building Permits.

PUBLIC OUTREACH
Staff followed Council Policy 6-30: Public Outreach Policy in which the project is considered a large development proposal. A notice of the HLC, Planning Commission, and City Council public hearings was distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City website. On-site signs were posted on the project frontages. The staff report is also posted on the City’s website. Staff has also been available to respond to questions from the public. Public comments received on the project are included as an attachment to this memo (Attachment 5).

The project was also reviewed by the HLC on October 6, 2021, in accordance with the “Early Referral” City Council Policy on the Preservation of Historic Landmarks and Municipal Code Section 20.70.110(c). The HLC provided comments on the project. In response to HLC and staff design comments, the applicants stepped down the north wing of the Echo residential tower two floors to create a sky deck on Level 23 overlooking St. James Square. The applicants asserted that this change in the massing responds to the transitional aspect of the site on the northern edge of the St. James Square City Landmark District. The applicants noted that the design of the Echo residential tower has tripartite massing (base-middle-top) that they asserted helps to integrate the larger-scale building into its context at the outer edge of the historic district. In their response

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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submittal, the applicants asserted that the podium level has a height, massing, proportion, and scale that relates to the historic context, while the skyline level is separated from the podium level by a 15-foot-high continuous massing break at 50 feet or more. The applicants asserted that the revised design of the Echo residential tower further articulates and activates the base of the building within the St. James Square City Landmark District with the relocation of the loading dock to the North 4th Street side of the building, and the provision of an additional setback and street planting along St. John Street. In the upper levels of the Echo residential tower overlooking the park, the applicants noted the design features a "woven facade" on the east and west sides that they asserted frames an open network of balconies ("lanai") and sunrooms overlooking St. James Square to take full advantage of north-facing views and to create a facade with depth, shadow and step backs. The applicants further developed the pattern and material articulation of the "woven facade" in response to HLC comments. The applicants noted that the secondary and tertiary elements were reorganized to pick up horizontal lines of shear from the Icon office building and asserted this design modification adds another layer of interest.

In addition, a noticed virtual Community and Environmental Scoping Meeting was held by staff via Zoom on October 21, 2021, to introduce the proposed project to the community and solicit public comment. Approximately 22 members of the public attended the virtual meeting. The questions and comments from community members included concerns related to the use of union labor, building height, the role of the HLC in reviewing the project, and the proposed demolition of potentially significant historic resources within the St. James Square City Landmark District, and described in the Planning Commission Staff Report.

COORDINATION
The preparation of this memorandum has been coordinated with the City Attorney’s Office.

CLIMATE SMART SAN JOSÉ
The recommendation in this memorandum aligns with one or more Climate Smart San José mobility goals. The project would reduce Vehicle Miles Traveled, facilitate the choice of mobility choices other than single-occupancy gas-powered vehicles, increase the density of new development (persons/jobs/acre), and facilitate job creation within City limits by providing highdensity, mixed-use development with commercial office, retail, and multifamily housing in a central location within an identified growth area (Downtown). The project would also include an approximately 18% parking reduction in conformance with Chapter 20.90 of the San José Municipal Zoning Code.

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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CEQA
The City of San José, as the lead agency for the project, prepared a Draft SEIR to the Downtown Strategy 2040 EIR (Resolution No. 78942). The Notice of Preparation was circulated from September 29, 2021, to October 29, 2021, and the Draft SEIR was circulated for public review and comment from June 17, 2022, to August 1, 2022.

Summary of Environmental Impacts Reduced to Less than Significant with Mitigation The Draft SEIR identified potential environmental impacts related to cumulative construction air quality, biological resources, nesting migratory birds, previously undocumented historic-era and Native American archaeological resources, exposure to hazards and hazardous materials due to potential contamination associated with the historical use of the site, and construction-related noise and vibration, and tribal cultural resources. With the implementation of the mitigation measures specified in the Mitigation Monitoring and Reporting Program prepared for the project, these impacts are reduced to less than significant levels. As part of the certification of the Final SEIR, the City Council will need to approve the associated Mitigation Monitoring and Reporting Program for the project.

Summary of Environmental Impacts Determined to be Significant and Unavoidable The Draft SEIR found that the project would result in significant and unavoidable impacts to Cultural Resources due to the Echo building’s lack of compatibility with the St. James Square City Landmark District in terms of features, size, scale, proportion, and massing (Secretary of Interior Standards, Standard 9) and because the Echo building would not conform with the Site Layout/Setbacks, Surface Treatment (fenestration and detailing), Detailing, and Landscaping guidelines of the St. James Square Historic District Design Guidelines. As a result, the Echo building would impact the design, feeling, and association of the St. James Square City Landmark District and impair the overall historic integrity of the district by introducing incompatible infill.

Significant and unavoidable impacts were also identified for Land Use and Planning in the Draft SEIR because the Echo building would not comply with General Plan Policies LU-13.1, LU13.7, and LU-13.8, which were adopted for the purpose of avoiding or mitigating impacts to historic resources and significant, unavoidable shade and shadow impact on St. James Park.

If City Council were to approve the project as proposed, in compliance with CEQA Guidelines Section 15093, a Statement of Overriding Considerations must be adopted with findings that the specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project, outweigh the unavoidable adverse environmental effects if an environmentally superior alternative is not chosen. The Statement of Overriding Consideration found that the economic and social benefits of the proposed project, as listed in the CEQA Resolution outweigh its significant environmental impacts.

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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The four design alternatives were crafted based on their ability to reduce the impacts summarized above and to identify an environmentally superior proposal. The analysis of the four design alternatives in the Draft SEIR includes a discussion of the potential impacts of alternative height and massing for the purpose of decision-making.

Beyond the No Project – No Development Alternative, the Reduced Height of Northern (the Echo) Tower to 70 Feet and the 20-foot Setback Alternative would be the environmentally superior alternative because setback, size, scale, proportion, and massing of this alternative would be compatible with the St. James Square City Landmark District, and features such as fenestration and architecture features could be refined to achieve maximum conformance with the St. James Square Historic District Design Guidelines. The significant reduction in height and the significant increase in setback would avoid the significant impact of the proposed Northern (the Echo) Tower to the St. James Square City Landmark District. While the reduction in height for the Northern Tower (under the Reduced Height of Northern Tower to 70 Feet and 20-foot Setback Alternative) would help reduce the shade and shadow impact to St. James Park, the Southern Tower would still be 268 feet tall and would continue to exceed the 10 percent threshold for shade and shadow.

Summary of Comments Received
The City received six written comment letters during the public circulation period. Comments were submitted by six agencies and organizations, which were the Valley Water; Bay Area Air Quality Management District (BAAQMD); Santa Clara Valley Transportation Authority (VTA); Kanyon Sayers-Roods of Kanyon Konsulting, LLC; Preservation Action Council of San Jose (PACSJ), and Adams Broadwell Joseph & Cardozo. The main concerns raised by commenters are as follows:
• Impacts to the St. James Square City Landmark District. • Cumulative impacts to City historic resources.
• Cumulative construction air quality impacts.
• Construction noise impacts.

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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• Concurrent construction of Downtown projects and related coordination. • Necessity of Native American and archaeological monitors during construction activities. • Conformance with the City’s Greenhouse Gas Reduction Strategy. • On-site contamination associated with historic uses of the project site. • Questions on baseline conditions for analysis, trip generation estimates, and assumptions for air quality analysis.

None of the comments received address an issue of adequacy of the Draft SEIR and no new mitigation measures are required. The SEIR text revisions were included in the First Amendment to address clarifications to the text of the Draft EIR, the applicant’s commitment to enroll in San Jose Clean Energy’s TotalGreen program (100% renewable energy), and other suggested text revisions from commenters.

The Draft SEIR and First Amendment to the Draft SEIR (Final SEIR) are available for review on the project page on the City’s Active EIR website at: https://www.sanjoseca.gov/yourgovernment/departments-offices/planning-building-code-enforcement/planningdivision/environmental-planning/environmental-review/active-eirs/icon-echo-mixed-useproject/-fsiteid-1#!/. A copy of the signed Mitigation Monitoring and Reporting Program is attached to the proposed CEQA resolution.

EIR Recirculation Unnecessary
The comments received do not identify substantive inadequacies in the Draft SEIR or new previously unidentified significant impacts that require recirculation. The recirculation of an EIR is required when significant new information is added to the EIR after public notice is given of the availability of the Draft EIR for public review but before certification. “Information” can include changes in the project or environmental setting as well as additional data or other information. New information added to a Draft EIR is not “significant” unless the Draft EIR is changed in a way that deprives the public of a meaningful opportunity to comment on a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (CEQA Guidelines Section 15088.5).

HONORABLE MAYOR AND CITY COUNCIL
November 7, 2022
Subject: File Nos. SP21-031, T21-033, ER21-134 & HP21-007

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In accordance with CEQA Guidelines Section 15088, the First Amendment to the Draft SEIR for the project includes written responses to all comments received during the public review period for the Draft SEIR. As required by Section 15132 of the CEQA Guidelines, the responses in the First Amendment to the Draft SEIR address significant environmental points and comments on the content and adequacy of the SEIR. The responses and comments provide clarification and refinement of information presented in the Draft SEIR and, in some cases, correct or update information in the Draft SEIR. No significant new information has been added to the SEIR since the publication of the Draft SEIR; therefore, the Draft SEIR does not need to be recirculated. /s/
CHRISTOPHER BURTON, Secretary
Planning Commission
For questions, please contact Planning Official, Robert Manford, at (408) 535-7900.

Attachments:

Planning Commission Staff Report
Historic Landmarks Commission Staff Report
Special Use Permit Plan Set
Vesting Tentative Map Plan Set
Public Comments
PLANNING COMMISSION AGENDA: 10-26-22
ITEM: 5.c.

TO: PLANNING COMMISSION FROM: Christopher Burton
SUBJECT: File No. SP21-031, HP21-007, T21-
033 & ER21-134
DATE: October 26, 2022
____________
COUNCIL DISTRICT: 3
Type of Permit Special Use Permit
Historic Preservation Permit
Vesting Tentative Map
Proposed Land Use Mixed Use Residential and Commercial
Proposed Square Footage 1,421,767 square feet
Proposed Office Space 525,000 square feet
Proposed Retail Space 8,500 square feet
No. of Residential Units 415 units
Demolition 22,527 square feet
Tree Removals 39 trees (4 ordinance-size, 35 non-ordinance-size) Project Planner Alec Atienza
CEQA Clearance Icon-Echo Mixed-Use Project Supplemental Environmental Impact Report
CEQA Planner Shannon Hill

RECOMMENDATION
Staff recommends that the Planning Commission recommend that the City Council take all of the following actions:

1. Adopt a Resolution certifying the Icon-Echo Mixed-Use Project Supplemental Environmental Impact Report, and making certain findings concerning significant impacts, mitigation measures, alternatives, and adopting a statement of overriding considerations and a related Mitigation Monitoring and Reporting Plan, in accordance with the California Environmental Quality Act (CEQA).

2. Adopt a Resolution approving, subject to conditions, a Special Use Permit to allow the demolition of all existing buildings on site totaling 22,527 square feet, the removal of 39 trees (four ordinance-size, 35 non-ordinance-size) for the construction of a mixed-use project consisting of up to 415 multifamily residential units, 525,000 square feet of commercial space, 8,500 square feet of retail space, and up to 10 commercial condominiums with extended construction hours from 7:00 am to 7:00 pm Monday through Saturday on an approximately 2.10-gross acre site.

File No. SP21-031, HP21-007, T21-033 & ER21-134

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3. Adopt a Resolution approving, subject to conditions, a Vesting Tentative Map to reconfigure four parcels into two parcels and allow up to 10 commercial condominiums and 415 residential condominiums on an approximately 2.10-gross acre site.

PROPERTY INFORMATION
Location West of North 4th Street between East Santa Clara Street and East St.

John Street (147 East Santa Clara Street, 49-95 North 4th Street & 128 East St. John Street)
Assessor Parcel No. 467-20-079, -081, -060, -080
General Plan Downtown
Growth Area Downtown
Zoning DC Downtown Primary Commercial
Historic Resources 128 East St. John Street, 77 North 4th Street, and 95 North 4th Street Annexation Date Original City (March 27, 1850)
Council District 3
Acreage 2.1 gross acres
Proposed Density 198 Dwelling Units/Acre
Allowed Density 800 Dwelling Units/Acre

PROJECT SETTING AND BACKGROUND
As shown on the attached Aerial Map (Figure 1), the subject site is comprised of four contiguous lots. The approximately 2.10-gross acre site is bounded by East Santa Clara Street and commercial retail uses to the south, the newly constructed Miro Towers and Donner Lofts multifamily residential projects across North 4th Street to the east, commercial retail across East St. John Street to the north, and a mix of commercial and residential uses to the west.

The buildings located on the project site include (from north to south) three one-story industrial/ commercial buildings at the intersection of East St. John and North 4th Streets (128 East St. John Street, 77 North 4th Street, and 95 North 4th Street), the former First Presbyterian Church building on North 4th Street (49 North 4th Street), the surface parking lot serving the adjacent Town Park Towers building (60 North 3rd Street), and the gas station and auto-repair shop at the intersection of North 4th Street and East Santa Clara Street (147 East Santa Clara Street). All existing structures onsite are proposed to be demolished (totaling 22,527 square feet).

The site has a General Plan land use designation of Downtown and is located within the DC Downtown Primary Commercial Zoning District.

File No. SP21-031, HP21-007, T21-033 & ER21-134

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On July 23, 2021, the applicant Paul Ring, on behalf of property owners, Tamara Current, Sara McVey and Erik Hayden, submitted the following applications to be reviewed concurrently:
• Special Use Permit (File No. SP21-031) to allow the demolition of all existing buildings on site totaling 22,527 square feet, the removal of 39 trees (four ordinance-size, 35 non-ordinance-size) for the construction of a mixed-use project consisting of up to 415 multifamily residential units, 525,000 square feet of commercial space, 8,500 square feet of retail space, and up to 10 commercial condominiums with extended construction hours from 7:00 am to 7:00 pm Monday through Saturday on an approximately 2.10-gross acre site.
• Vesting Tentative Map (File No. T22-033) to reconfigure four parcels into two parcels and allow up to 10 commercial condominiums and 415 residential condominiums on an approximately 2.1-gross acre site.
• Historic Preservation Permit (File No. HP21-007) to allow the demolition of three non-contributing buildings for the construction of a mixed-use project within the St. James Square City Landmark District on an approximately 2.10-gross acre site.

The project consists of the construction of two towers, including one office tower (Icon) and one residential tower (Echo). The 24-story office building (Icon) would be located on the southern portion of the site, with frontage along East Santa Clara Street and North 4th Street. The office building includes approximately 525,000 square feet of office space and up to 8,500 square feet of ground floor retail space along East Santa Clara Street. The office building would have a maximum height of 282 feet.

The 27-story residential tower (Echo) would be located on the northern portion of the site, with frontage along East St. John Street and North 4th Street. The residential tower would include 415 multifamily residential units, ground floor lobby/amenity space, leasing space, as well as additional amenity space on the upper levels. The maximum height of the residential building would be 267 feet.

SURROUNDING USES
General Plan Zoning District Existing Use
North Downtown CG Commercial General Commercial Retail
South Downtown DC Downtown Primary
Commercial Commercial Retail
East Downtown DC Downtown Primary
Commercial Multifamily mixed use
West Downtown
CG Commercial General
and DC Downtown
Primary Commercial
Commercial Office,
Multifamily Residential,
and Commercial Retail
File No. SP21-031, HP21-007, T21-033 & ER21-134

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Figure 1. Aerial Map
The two buildings would be connected by structured parking, with one level of subterranean parking and eight levels of above ground parking. There would be four levels of parking below the residential tower and eight levels of parking below the office tower. The garage would be accessible from a 27-foot-wide two-way driveway along North 4th Street. Parking would be shared between the residential tower and office tower. A total of 1,255 parking spaces would be provided (992 dedicated, 263 shared) with the implementation of an approximately 18% parking reduction and utilization of an alternating use parking arrangement, as permitted by Sections 20.70.100 and 20.90.200 of the Zoning Code. 893 spaces would be dedicated for office, 69 spaces would be dedicated for residential, and 30 spaces would be dedicated exclusively for use by residents and visitors of the adjacent Town Park Towers building at 60 North 3rd Street. Of the 893 parking spaces for the office use, 263 of those spaces would also be allocated for a shared parking arrangement with the residential tower. Office users would be able to park in any office space during the day, but the shared parking spaces would be designated by signage, and enforced by security personnel, with parking hours limited to between 8:00 am and 6:00 pm. Residential parking would be unbundled, meaning residents would be required to lease a parking space.

To facilitate the construction of the project, a Vesting Tentative Map is included to allow the reconfiguration of the four existing parcels into two parcels. The two parcels would be further subdivided into up to 415 residential condominiums and 10 commercial condominiums.

The project also requires a Historic Preservation (HP) Permit because the project site contains one parcel (APN 467-20-060) that is located within the St. James Square City Landmark District, and the applicant is File No. SP21-031, HP21-007, T21-033 & ER21-134

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proposing demolition and new construction within the historic district. This parcel within the historic districts contains three buildings located at 128 East St. John, 77 North 4th Street, and 95 North 4th Street.

These buildings are non-contributing buildings to the St. James Square City Landmark District. They were evaluated for individual historic significance by TreanorHL, (Historic Resource Assessment, April 5, 2022) and determined to be ineligible for individual listing on the National Register of Historic Places (NRHP), California Register of Historic Places (CRHR), or on the Historic Resources Inventory as a Candidate City Landmark. The proposed demolition of the three buildings would not be a detriment to the St. James Square City Landmark District because they do not contribute to the historic significance of the district and they are not individually significant.

However, the applicant also proposes to construct a new residential tower within the historic district.

Therefore, the design of the residential tower (The Echo) was evaluated by TreanorHL for consistency with the Historic Preservation Ordinance (Chapter 13.48 of the Municipal Code), including the Secretary of the Interior’s Standards for Rehabilitation and the Saint James Square Historic District Design Guidelines.

TreanorHLC concluded that only two of the ten rehabilitation standards of the Secretary of the Interior (Standard 9 and Standard 10) applied to the project. The proposed residential tower does not comply with Standard 9 in features, size, scale, proportion and massing in the St. James Square City Landmark District and does not comply with the Site Layout/Setbacks, Surface Treatment (fenestration and detailing), Landscaping guidelines, and the proposed design of The Echo would diminish the integrity of design, feeling, and association of the historic district. Because staff is unable to make the findings required under Section 13.48.240 of the Historic Preservation Ordinance for issuance of a Historic Preservation Permit, the applicant has provided information under Section 13.48.260 of the Historic Preservation Ordinance (Hardship).

On October 5, 2022, the Historic Landmarks Commission (HLC) recommended to the City Council that there was insufficient evidence to grant a hardship under Section 13.48.260. The HP Permit will be considered by the City Council as part of the concurrent review process in conjunction with the companion project applications and certification of the project EIR.

The City of San José, as the lead agency for the project, prepared a Draft Supplemental Environmental Impact Report (Draft SEIR) to the Downtown Strategy 2040 Final EIR, which was circulated for public review and comment for 45 days, from June 17, 2022 through August 1, 2022. The SEIR prepared for this project concluded that implementation of the proposed project would result in a significant unavoidable impact to a historic resource. Therefore, a Statement of Overriding Considerations is required, should the project be approved.

ANALYSIS
The proposed Conditional Use Permit is analyzed with respect to conformance with:

1. Envision San José 2040 General Plan

2. Zoning Ordinance

3. Downtown Design Guidelines

4. Permit Findings

5. California Environmental Quality Act (CEQA)
File No. SP21-031, HP21-007, T21-033 & ER21-134

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6. City Council Policies
Envision San José 2040 General Plan Conformance
Land Use Designation
Figure 2. General Plan Land Use Map
As shown in the General Plan Map (Figure 2) above, the project site has an Envision San José 2040 General Plan Land Use/Transportation Diagram designation of Downtown. Within the Downtown designation, the project is located within the Downtown Employment Priority Area Overlay (EPA Overlay). The EPA Overlay designation is applied to a portion of Downtown sites planned for intensive job growth because of the area’s proximity and good access to the future Downtown BART station. The EPA Overlay is generally applied to sites located within approximately one block (walking distance) of the planned Downtown BART station on East Santa Clara Street as shown on the Land Use/ Transportation Diagram. The overlay boundary is intended to respect property lines and not split parcels. Due to proximity to the future BART station, the EPA Overlay supports development at very high intensities, where such high intensity is not incompatible with other policies within the General Plan, such as Historic Preservation policies. The EPA Overlay does not change the uses or densities otherwise allowed within the base “Downtown” land use designation. The EPA Overlay, however, requires a minimum Floor Area Ratio (FAR) of 4.0 for commercial (job generating) uses, including office, retail, service, hotel or entertainment uses, prior to allowing residential uses, as supported by the “Downtown” General Plan Land Use/ Transportation Diagram designation. Typically, the base land use designation will be “Downtown” with an allowed FAR of up to 15.0 (3 to 30 stories) and density of up to 800 File No. SP21-031, HP21-007, T21-033 & ER21-134

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DU/AC.

Analysis: The project conforms with the required commercial FAR and residential density of the site. The commercial FAR of the project would be approximately 5.80. The combined, mixed use FAR would be approximately 15.13 (a maximum of 30 is allowed). The proposed residential density would be approximately 198 Dwelling Units per Acre (DU/AC).

The project is consistent with the following General Plan Policies:

General Plan Goal and Policies

1. Major Strategy #3 – Focus Growth: The Focused Growth Major Strategy plans for new residential and commercial growth capacity in specifically identified “Growth Areas” (Urban Villages, Specific Plan areas, Employment Areas, Downtown) while the majority of the City is not planned for additional growth or intensification. The strategy focuses new growth into areas of San José that will enable the achievement of economic growth, fiscal sustainability, and environmental stewardship goals, while supporting the development of new, attractive urban neighborhoods. While the Focused Growth strategy directs and promotes growth within identified Growth Areas, it also strictly limits new residential development through neighborhood infill outside of these Growth Areas to preserve and enhance the quality of established neighborhoods, to reduce environmental and fiscal impacts, and to strengthen the City’s Urban Growth Boundary.

2. Major Strategy #9 – Destination Downtown: Support continued growth in the Downtown as the City’s cultural center and as a unique and important employment and residential neighborhood. Focusing growth within the Downtown will support the Plan’s economic, fiscal, environmental, and urban design/ placemaking goals.

3. Goal LU-3 – Downtown: Strengthen Downtown as a regional job, entertainment, and cultural destination and as the as the symbolic heart of San José.

4. Land Use Policy LU-3.1: Provide maximum flexibility in mixing uses throughout the Downtown area.

Support intensive employment, entertainment, cultural, public/quasi-public, and residential uses in compact, intensive forms to maximize social interaction; to serve as a focal point for residents, businesses, and visitors; and to further the Vision of the Envision General Plan.

5. Land Use Policy LU-3.4: Facilitate development of retail and service establishments in Downtown and support regional- and local-serving businesses to further primary objectives of this Plan.

6. Land Use Policy LU-3.5: Balance the need for parking to support a thriving Downtown with the need to minimize the impacts of parking upon a vibrant pedestrian and transit oriented urban environment.

Provide for the needs of bicyclists and pedestrians, including adequate bicycle parking areas and design measures to promote bicyclist and pedestrian safety.

7. Community Design Policy CD-3.5: Encourage shared and alternative parking arrangements and allow parking reductions when warranted by parking demand.

8. Land Use Policy LU-9.1: Create a pedestrian-friendly environment by connecting new residential development with safe, convenient, accessible, and pleasant pedestrian facilities. Provide such connections between new development, its adjoining neighborhood, transit access points, schools, parks, and nearby commercial areas.

File No. SP21-031, HP21-007, T21-033 & ER21-134

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Analysis: The redevelopment of the site is consistent with the General Plan Land Use Designation of Downtown and Downtown Employment Priority Area Overlay (EPA Overlay), as the project would provide a high intensity mix of commercial and residential uses. The project would provide office, housing, and retail opportunities in the Downtown core through the development of approximately 525,000 square feet of office space, 8,500 square feet of retail space, and 415 residential units.

The project also includes an approximately 18% parking reduction and a shared parking arrangement between the office use, residential use, and adjacent residential building (Town Park Towers). The project would also provide ample bicycle parking and street/sidewalk improvements that would facilitate bicycle and pedestrian access to the site. Two secure bicycle storage rooms would be provided on the ground floor of the office building and residential building, respectively.

Public improvements that would be constructed as part of the project include a 21-foot-wide sidewalk and raised bikeway along North 4th Street, reconstruction of the 16-foot-wide sidewalk along East Santa Clara Street, and reconstruction of a 12-foot-wide sidewalk along East St. John Street.

In addition to consistency with the above General Plan Polices, the project is also analyzed for consistency with the following Downtown Urban Design Policies:

1. Downtown Design Policy CD-6.6: Promote iconic architecture and encourage and incorporate innovative, varied, and dynamic design features (e.g., appearance, function, sustainability aspects) into sites, buildings, art, streetscapes, landscapes, and signage to make Downtown visually exciting and to attract residents and visitors.

2. Downtown Design Policy CD-6.7: Promote development that contributes to a dramatic urban skyline.

Encourage variations in building massing and form, especially for buildings taller than 75 feet, to create distinctive silhouettes for the Downtown skyline.

3. Downtown Design Policy CD-6.8: Recognize Downtown’s unique character as the oldest part, the heart of the City, and leverage historic resources to create a unique urban environment there. Respect and respond to on-site and surrounding historic character in proposals for development.

4. Downtown Design Policy CD-6.9: Recognize Downtown as the hub of the County’s transportation system and design buildings and public spaces to connect and maximize use of all types of transit.

Design Downtown pedestrian and transit facilities to the highest quality standards to enhance the aesthetic environment and to promote walking, bicycling, and transit use. Design buildings to enhance the pedestrian environment by creating visual interest, fostering active uses, and avoiding prominence of vehicular parking at the street level.

5. Downtown Design Policy CD-6.12: Design public sidewalks with ample width to be shared by large volumes of pedestrians and bicyclists, and plant and maintain street trees to provide a tree canopy for shade to enhance the visitor experience.

Analysis: The project consists of the development of two towers with unique and distinctive designs a prominent location in the Downtown core. The office building (Icon) fronts East Santa Clara Street, includes a stepback at the podium level, and includes plane changes and façade articulation throughout. The office building also includes numerous landscaped exterior terraces which help to activate the upper levels of the building and multiple stepbacks at the East Santa Clara Street frontage in order to soften the transition between the existing historic buildings to the west and south of the site.

File No. SP21-031, HP21-007, T21-033 & ER21-134

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The residential building (Echo) is an L-shaped tower that interlocks at the corner of East. St. John and North 4th Streets. While not adjacent to any historic structures, the residential tower also incorporates a small stepback at the street frontage between the podium and tower levels. The residential tower façade incorporates varied vertical and horizontal elements to break up the massing. An outdoor amenity deck is included at the roof of the podium level.

The two towers are separated by an average of 67 feet, with the largest portion being a separation of 150 feet at the top of the buildings to create a distinctive view at the skyline level. The building entrances are oriented towards the street to allow for ease of pedestrian and bicyclist access. As discussed above, the project includes extensive public improvements to better connect pedestrian and bicyclists to the sidewalk and existing/future transit. Primary entrances are located along East Santa Clara Street and East St. John street. The garage/loading entries are located along North 4th Street, away from the primary pedestrian and bicycle entrances. Structured parking is wrapped with active space along the entirety of the East Santa Clara and East St. John street frontages, and a significant portion North 4th Street frontage. The remainder of the North 4th Street frontage garage space is fully screened.

Zoning Code Conformance
Land Use
As shown in the Zoning Map (Figure 3) below, this site is located in the DC Downtown Primary Commercial Zoning District. Pursuant to Section 20.70.100, Table 20-140 of the Zoning Ordinance, office, multifamily residential, retail, and shared parking/alternative parking arrangements are all permitted uses in the DC Zoning District. Therefore, this staff report includes findings for a Site Development Permit, pursuant to Section 20.100.630 below.

The project also includes up to 10 commercial condominiums. Therefore, pursuant to Section 20.175.040 of the Zoning Code, a Special Use Permit is required. This staff report also includes findings for a Special Use Permit pursuant to Section 20.100.820 of the Zoning Code below. The minimum allowed size for a commercial condominium is 750 square feet. The project would allow the creation of 10 commercial condominiums of varying sizes, none of which would be less than 750 square feet.

File No. SP21-031, HP21-007, T21-033 & ER21-134

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Figure 3. Zoning Map
Development Standards
Height
Pursuant to Section 20.70.200 of the Zoning Code, properties located in the downtown zoning districts shall only be subject to the height limitations necessary for the safe operation of San José International Airport. As shown in the table below, the project would conform with the allowable height limits as governed by the Federal Aviation Administration (FAA).

Analysis: The project is consistent with the height limits established by the FAA for the project site.

Setbacks
Pursuant to Section 20.70.210 of the Zoning Code, properties located in the DC Downtown Primary Commercial Zoning District are not subject to any minimum setback requirements.

Analysis: The buildings would be constructed at the property line with no setback and is consistent with the setback requirements.

Maximum Height (FAA) Office (Icon) Residential (Echo)
Allowed 277.7 feet 265 feet
Proposed 263 feet 265 feet
File No. SP21-031, HP21-007, T21-033 & ER21-134

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Parking
Vehicle Parking
Use Number of
Units/Square Footage
Ratio Required
Residential, multiple
dwelling
415 units 1 per unit 415 spaces
Office, business 525,000 sf 2.5 per 1,000 sf 1,116 spaces Retail 8,500 sf No parking Required 0
Total Required 1,531 spaces
Total Provided 1,255 spaces
Reduction Requested 18%
Pursuant to Table, 20-140 of Section 20.70.100 of Zoning Code, the project is required to provide 1,531 vehicle parking spaces. However, Section 20.90.220 of the Zoning Code authorizes a parking reduction of up to 20% of the required parking spaces for sites within a Growth Area without the implementation of a Transportation Demand Management (TDM) Plan if the project provides the code required number of bicycle spaces. The subject site is located in Downtown, a growth area, and provides the required number of bicycle parking spaces. Therefore, the project is eligible for this reduction. Additionally, alternative and alternating use parking arrangements are permitted by right in the DC Downtown Primary Commercial Zoning District, pursuant to Section 20.70.100 of the Zoning Code.

Analysis: A total of 893 spaces would be dedicated for office, 69 spaces would be dedicated for residential, and 30 spaces would be dedicated exclusively for use by residents and visitors of the adjacent Town Park Towers building at 60 North 3rd Street. Of the 893 office parking spaces, 263 of those spaces would be allocated for a shared parking arrangement with the residential tower. Office parkers would be able to park in any office space during the day, but the shared parking spaces would be designated by signage, and enforced by security personnel, with parking hours limited to between 8:00 am and 6:00 pm. Residential parking would be unbundled, meaning residents would be required to lease a parking space. See the findings for an Alternative and Alternating use parking arrangement in the Permit Findings section below.

File No. SP21-031, HP21-007, T21-033 & ER21-134

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Bicycle Parking
Use Number of
Units/Square Footage
Ratio Required
Residential, multiple
dwelling
415 units 1 per 4 living units 104 spaces
Office, business 525,000 sf 1 per 4,000 sf of floor
area
112 spaces
Retail 8,500 sf 3 parking spaces
(Section 20.70.485)
3 spaces
Total Required 219 spaces
Total Provided 241
Additionally, pursuant to Section 20.70.485 and Table 20-190 (see table above), the project is required to provide a total of 219 bicycle parking spaces. The project would provide 241 bicycle parking spaces.

Bicycle parking would be provided in two secure bicycle storage rooms. The bicycle storage rooms would be provided on the ground floor of the residential and office buildings respectively.

Tree Removals
The project includes the removal of 39 trees (four ordinance-sized and 35 non-ordinance-sized). The trees proposed to be removed are located within the proposed building footprint. The trees to be removed include Italian cypress (11), London plane (6), Chinese elm (5), Crape myrtle (3), Mulberry (3), Western sycamore (2), Silk oak (2), Almond (2), Australian willow (1), White ironbark (1), Sweetgum (1), and Glossy privet (1). The removal of the 39 trees on-site requires the replacement of 67 (15-gallon) trees or 34 (24- inch box) trees on site. Based on the plans provided, 40 (24-inch box) and 24 (15-gallon) trees would be planted on-site. The trees to be planted include a mix of Norfolk Island pine, California fan palm, Saratoga Bay laurel, and Holly Leaf cherry. Three London plan trees at the southern end of the site would be preserved.

Downtown Design Guidelines and Standards
The project is subject to the Downtown Design Guidelines and Standards, adopted by City Council on April 23, 2019.

Downtown Design Guidelines and Standards Conformance
• Building Placement
o Section 3.2.2 - Building Placement
▪ Standard - Place a ground level building facade along 70% of each parcel's Public-Space facing property lines (within 10 feet) or setback lines (within 3 feet).

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o Section 4.3.3 – Streetwall
▪ Standard B - Create a Streetwall along a Primary Addressing Street or SoFA Addressing Street along at least 70% of the property or setback line.
▪ Standard C - Create a Streetwall along a Secondary Addressing Street along at least 50% of the property or setback line
Analysis: As shown on the project plans, both buildings are placed directly on the property line of all three street frontages (East Santa Clara Street, East St. John Street, and North 4 th Street).
• Entrances
o Section 3.3.4 – Vehicle and Bicycle Parking Location
▪ Standard B - Place bicycle parking so that bicyclists do not have to cross vehicular parking or drive aisles to enter the building.
o Section 3.5.3 – Parking and Vehicular Access Location ▪ Standard A - Locate parking and vehicle entries at least 20 feet away from primary pedestrian entries (except within Porte Cocheres).

Analysis: Pedestrians and bicyclists would be able to access both buildings from multiple entrances along East Santa Clara Street, East St. John Street, and North 4th Street without crossing vehicular drive aisles. The parking garage entrance and both loading docks are located along North 4th Street, away from both the primary and secondary pedestrian/bicycle entries of both the residential and office buildings on East Santa Clara and East St. John Streets. Two bicycle storage rooms are located interior to the residential and office buildings respectively. • Building Massing and Design
o Section 4.3.1 – Podium Level Massing
▪ Standard - Divide Podium Level building massing facing Public Space that creates a facade wider than 100 feet into visibly articulated smaller masses no wider than 80 feet using projections and recesses, materials, shadow relief, or other architectural elements Analysis: The massing is broken down vertically as well as horizontally by two-story niches in the building facades. As shown on the project plans, the visibly articulated masses are broken up into sections ranging from 37 to 80 feet wide throughout the podium level of both the office and residential building.
o Section 4.4.2.c – Balconies (Private Open Space)
▪ Standard A - Create residential balconies and solariums of minimum of 4 feet deep (6 feet preferred), except for Juliet balconies with a maximum depth of 1 foot. ▪ Standard B - Create residential balconies of a minimum 20 square feet to be usable for typical activities such as dining.

Analysis: Where provided, the residential balconies would range from 5 to 6.5 feet in depth and would have a minimum square footage of 20 feet. Where provided, Juliet balconies would have a maximum of one foot in depth.

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o Section 4.4.6 – Parking Garages
▪ Standard C - Design the facade of any exposed or standalone parking garage that faces any Public Space (but not alley) with an appearance similar to the facade of a commercial or residential building. Use window openings or glazing modules of a similar size and shape as those of an office or residential building (typically with a vertical rather than horizontal orientation) and use facade materials of similar quality. ▪ Standard D - Design the facade of any exposed or standalone parking garage that faces any Public Space (but not alley) with an appearance similar to the facade of a commercial or residential building. Use window openings or glazing modules of a similar size and shape as those of an office or residential building (typically with a vertical rather than horizontal orientation) and use facade materials of similar quality.

Analysis: The portion of the façade of the parking garage along 4th Street, that is not wrapped with active spaces, is composed of a perforated metal mesh screen that is of a similar style and color to the office building façade. The screen continues the same horizontal and vertical window elements of the office façade above the ground floor. Likewise, the portion of the parking garage that is connected to the residential building along the 4 th Street side would
continue the same pattern of the cementitious paneling at the podium level of the residential building.
o Section 4.4.9.a – Lighting – Podium Level
▪ Standard A – Provide outdoor lighting using fixtures that yield low light pollution and glare. ▪ Standard B - Orient exterior lighting fixtures downward. ▪ Standard C – Shield all lighting to prevent light intrusion into private and public building uses, especially residential units.

Analysis: All lighting throughout the exterior of the building shall be warm white LED, ranging from 2400-3000K with minimum 80 CRI. Flood and area lighting fixtures shall be aimed downwards, with no fixture to be aimed about 15° above the lowest point. Poles and area bollards shall be full-cutoff fixtures. All light sources shall have low-brightness reflectors and/or glare control accessories to reduce visual brightness. Lighting shall be on astronomic timeclock controls to allow for auto on/off in relation to sunrise/sunset times as well as automatic latenight dimming to reduce light levels. Ground level site lighting shall consist of minimal canopy recessed downlights located at building entries / exits to provide basic egress lighting. Ceiling recessed linear grazers shall illuminate the building along 4th Ave. Direct view linear LED strips shall frame major portals, including the garage entry along 4th Ave as marker lights. The amenities terrace shall be lit from a floodlight located on the upper office/parking garage facade, aimed downwards. Additional low level planter area lights and trellis / cabana mounted downlight cylinders shall be used to provide human sale lighting. Integral under-bench lighting shall be throughout. The office terraces shall be illuminated by canopy and trellis mounted surface or recessed downlights. Additional pedestrian scale full cutoff poles and bollards shall be used to illuminate open areas as required. Integral under-bench lighting shall be throughout.

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• Pedestrian Level Design
o Section 5.3.1.a – Active Frontages
▪ Standard A - Place Active Frontages along at least 80% of the Pedestrian Level Streetwall on a Primary Addressing Street, SoFA Addressing Street, Secondary Addressing Street, Urban Park/Plaza Frontage, or Open Space Frontage.

Analysis: The entirety of the street facing façade on East Santa Clara Street is wrapped with active retail and lobby space. The ground floor of the residential building along East St. John consists of leasing/waiting area lobby space, and a mailroom. o Section 5.3.2 – Ground Floor Non-Residential Space
▪ Standard B - Provide a minimum 16 feet clear height (18 feet optimal) to finished ceiling in ground floor Commercial Space.

Analysis: As shown on Sheet A34 of the project plans, the non-residential space along East Santa Clara and North 4th Street has a minimum clear height of 16 feet. The ground floor façade consists of clear glazing and has dedicated space for signage for each potential retail tenant.

Any signage would be permitted after project approval with the issuance of a separate Sign Permit.
o Section 5.5.2 0 Vehicle and Service Entry Design
▪ Standard A - Provide a single access for both service and vehicles. Separate driveways may be accepted with a minimum separation of 10 feet, subject to City review. ▪ Standard C - Limit vehicle and service building entry height to a maximum of 20 feet. ▪ Standard E - Locate service loading and unloading areas, such as for garbage, so these activities do not block the sidewalk.

Analysis: Separate driveways are provided for the garage entry and two loading areas along North 4th Street. The loading areas are separated from the main garage entry by at least 93 feet and 47 feet respectively. The loading spaces and garage entry would be less than 20 feet in height as shown on the project elevations. All service and loading areas are located entirely within the building footprint and are recessed so as to not block the sidewalk. All loading spaces would comply with the required dimensions pursuant to Section 20.90.420 of the Zoning Code.

Exceptions Request
The project applicant may request an exception to the design standards contained in the Downtown Design Guidelines and Standards. The request must be made in writing as part of the Planning application for the proposed project. The application for an exception must contain detailed information on the design standard that is requested to be waived; how the physical constraints and unique situations of the project site make it infeasible to comply with the design standard; how the proposed project meets the design standard at issue to the extent feasible; and how the request meets each exception requirements. The decision-maker would need to consider the request and information provided and make certain findings to either approve or deny the request.

The decision-maker (City Council) shall only grant an exception if all the following findings are made:

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1. There is physical constraint or unique situation that:
a. is not created by the project applicant or property owner; and b. is not caused by financial or economic constraints considerations.

2. Approving the waiver will not impair the integrity and character of the neighborhood in which the subject property is located or create a safety hazard.

3. The proposed project meets the design standard at issue to the extent physically feasible.

4. The proposed project meets all other guidelines and standards in the Design Guidelines.

The applicant has requested exceptions to the following standards. The applicant’s exceptions request letter is attached (Exhibit I):
• Section 4.2.2 – Massing Relationship to Context
o Standard A – Height Transition: If a new building 100 feet tall or more is across the street from or adjacent to either: (1) a historic building 45 feet tall or less or (2) a site for residential uses that is limited to a building 45 feet tall or less, the new building must step back its street-facing façade 5 feet minimum from the front parcel or setback line at an elevation between 25 and 50 feet. (See Figure 4)
Figure 4 - Height Transition Standard Requirement
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Figure 5 – Proposed Project Height Transition
Analysis: The office building is located across East Santa Clara street from the historic buildings located within the San Jose Downtown Commercial National Register District to the south.

Therefore, the building is required to incorporate a stepback at the East Santa Clara Street frontage for a minimum of five feet at an elevation between 25 and 50 feet. Instead, and as part of the exception request, the applicant proposes a 25-foot setback, five times greater than the minimum requirement, beginning at a height of 80 feet for the majority of the façade along East Santa Clara Street (See Figure 5). A smaller portion of the building also includes a 25-foot stepback, beginning at a height of 20 feet, at the western end of the building, adjacent to the historic Alliance Building.

The project site is physically constrained by the eight-level parking podium, which is required to be lined with active edges of office and retail uses along East Santa Clara Street and a portion of North 4th Street. To the extent feasible, the project still provides stepbacks, but at varying heights, in order to break down the scale of the massing. Aside from the other exception request listed below, the project complies with all other applicable design standards.

Approving the waiver would not impair the integrity or character of the surrounding neighborhood nor would it result in a health and safety hazard. The mixed-use project would be located in Downtown, where major commercial and residential growth is encouraged. The building would be modern in appearance, while still including height transitions at the front and side of the building in order to step down towards the historic properties to the south and west.

Approving the waiver would not result in a health and safety hazard as the project would be required to comply with all applicable Building and Fire Code requirements prior to issuance of Building Permits.

It should also be noted Standards B and C of this section, cited below, are not triggered as the File No. SP21-031, HP21-007, T21-033 & ER21-134

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adjacent historical buildings occupy their full lot widths and do not share a rear interior property line with the proposed project. As the project applicant has provided a design alternative that meets the overall intent of the design standard, staff recommends that the City Council approve the design exception request.
• Section 4.3.2 – Skyline Level Massing (Above 70 feet in height) o Standard B – Keep a minimum spacing of 60 feet between any portions of skyline level building masses (towers)
Figure 6 – Tower Spacing Standard Requirement
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Figure 7 – Proposed Tower Spacing
Analysis: The property along North 4th Street measures approximately 450 feet in length.

Therefore, the two towers are required to maintain a minimum spacing of at least 60 feet at the skyline level height (above 70 feet). The office and residential building are separated by 49 feet for two-thirds of their height, and then 150 feet for the remaining one-third of the building heights. The average separation between the two towers is approximately 67 feet. With the proposed spacing, views from either building would still be maintained. Additionally, at various levels between the two towers are landscaped decks that create visual interest for the rear facing Town Park Towers. Lastly, the garage entry is located at the center of the gap to further emphasize the separation of the two towers. To the extent feasible, the two towers maintain separation, while ensuring the necessary structured parking and outdoor common areas are retained.

Approving the waiver would not impair the integrity or character of the surrounding neighborhood nor would it result in a health and safety hazard. The project would allow for the construction a mixed-use project consisting of two separate towers in Downtown, where major commercial and residential growth is encouraged. The two towers would be located adjacent to modern housing towers on either side of the project site to the east and west. Views to the east and west from both adjacent properties would be maintained, while still allowing for the maximum development feasible on the subject site. Approving the waiver would not result in a health and safety hazard as the project would be required to comply with all applicable Building and Fire Code requirements prior to issuance of Building Permits.

Aside from the other exception request listed above, the project complies with all other applicable design standards. As the project applicant has provided a design alternative that meets the overall intent of the design standard, staff recommends that the Planning Commission recommend the City Council approve the design exception request.

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Permit Findings
In order for this application to be approved, the City Council must be able to make all required findings for a Special Use Development Permit, Site Development Permit, Tree Removal Permit, Demolition Permit, and Historic Preservation Permit. The Historic Landmarks Commission will make a recommendation on the Historic Preservation Permit findings directly to the City Council.

Special Use Permit Findings
Pursuant to San José Municipal Code Section 20.100.820, staff recommends the Planning Commission, make the following findings:

1. The Special Use Permit, as approved, is consistent with and will further the policies of the General Plan and applicable Specific Plans and Area Development Policies; and Analysis: As discussed above, the project is consistent with the General Plan goals and policies for focused growth, Destination Downtown, land use, and employment. The project would also be consistent with the applicable General Plan Downtown design policies. The project is in conformance with the allowable FAR and density for a project with a designation of Downtown Employment Priority Area. The combined, mixed use FAR would be approximately 15.13 (a maximum of 30 is allowed). The proposed residential density would be approximately 198 Dwelling Units per Acre (DU/AC), within the allowed maximum of 800 DU/AC.

2. The Special Use Permit, as approved, conforms with the zoning code and all other provisions of the San José Municipal Code applicable to the project; and
Analysis: As discussed in the Municipal Code Conformance section above, the project is consistent with all applicable objective criteria of the DC Downtown Primary Commercial Zoning District. The proposed office, retail, and residential uses are all permitted in the DC Zoning District. The project would also provide the required number of vehicle parking spaces with an approximately 18 percent parking reduction and implementation of an alternative and alternating use parking arrangement.

Additionally, the project requires the removal of the 39 trees on-site. The removal of the 39 trees requires the replacement of 67 (15-gallon) trees or 34 (24-inch box) trees on site. Based on the plans provided, 40 (24-inch box) and 24 (15-gallon) trees would be planted on-site.

The project also includes up to 10 commercial condominiums. Therefore, pursuant to Section

20.175.040 of the Zoning Code, a Special Use Permit is required. As conditioned in this Special Use Permit Resolution (Attachment B), all commercial condominiums would be a minimum of 750 square feet. Additional findings for the commercial condominiums are made below.

3. The Special Use Permit, as approved, is consistent with applicable City Council policies, or counterbalancing considerations justify the inconsistency; and Analysis: The project was duly noticed per Council Policy 6-30: Public Outreach Policy for Pending Land Use and Development Proposals and on-site noticing/posting requirements. A joint Environmental Scoping and Community Meeting was held on October 21, 2021. An on-site sign has also been posted on the project frontages. Public Notices of the community meeting and public hearing were distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on File No. SP21-031, HP21-007, T21-033 & ER21-134

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the City website. The staff report is also posted on the City’s website. Staff has been available to respond to questions from the public. See the Public Outreach section below for additional details about public comments received.

4. The proposed use at the location requested will not:
a. Adversely affect the peace, health, safety, morals or welfare of persons residing or working in the surrounding area; or
b. Impair the utility or value of property of other persons located in the vicinity of the site; or c. Be detrimental to public health, safety, or general welfare; and Analysis: The mixed-use project, including the residential, office, and commercial retail space, would not impact the peace, health, safety, morals or welfare of persons residing or working in the surrounding area, or impair the utility or value of property in the surrounding area. The residential, office, retail space, and common areas would be located wholly within the project site, and all activity in these spaces would not impact the area outside of the building. The project’s common interest development (commercial condominiums) would not adversely impact the economic viability of large-scale commercial and industrial uses in the vicinity in that the size of the commercial units adequately accommodates a variety of potential uses, and the anticipated uses such as office or retail uses would add to the economic viability of the area.

5. The proposed site is adequate in size and shape to accommodate the yards, walls, fences, parking and loading facilities, landscaping and other development features prescribed in this title, or as is otherwise required in order to integrate the use with existing and planned uses in the surrounding area; and Analysis: The approximately 2.1-gross acre site would be adequate in size to accommodate the two buildings as well as the necessary common outdoor space, landscaping, parking and loading. All parking would be located in structured parking with one level of subterranean parking and eight levels of above ground parking. Common outdoor space, including landscaping, would be located in the courtyard of the residential building or on the upper terraces of the office building where they would be accessible to residents or employees. As discussed, the buildings include height transitions to soften the change in height and scale from neighboring development. The residential building would be setback 15 feet from neighboring residential building to the west. The fifth-floor courtyard and amenity areas are located at the southwest end of the residential building so that there is separation between the primary massing of the 27-story residential tower and the neighboring ten-story Town Park Towers residential building to the west. The office building incorporates two levels of stepbacks at the west and south side of the buildings to create a transition between the historic buildings directly adjacent and across the street from the subject site.

6. The proposed site is adequately served:
a. By highways or streets of sufficient width and improved as necessary to carry the kind and quantity of traffic such use would generate; or by other forms of transit adequate to carry the kind and quantity of individuals such use would generate; and
b. By other public or private service facilities as are required.

Analysis: Vehicular access to the site would be from North 4th Street, with right-in/right-out turns only. Regional vehicular access would be provided from North 4th Street and East Santa Clara Street, File No. SP21-031, HP21-007, T21-033 & ER21-134

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where vehicles could reach Interstate 280, U.S. Highway 101, or California State Route 87. Pedestrian access would be provided from any of the project frontages (East Santa Clara Street, North 4th Street, or East St. John Street). The project site is located approximately 500 feet from the Saint James VTA Light Rail Station, with service on the Blue Line and Green Line. Numerous VTA bus routes serve the immediate area, including Routes Rapid 522, Rapid 523, Rapid 500, 17, 22, 23, 64A and 64B. Lastly, the project would be approximately 900 fee distance from the planned BART station on East Santa Clara Street between Market Street and 1st Street.

Commercial Common Interest Development Findings
Pursuant to Section 20.175.050 of the Zoning Code, in addition to the findings required by Section

20.100.820, no Special Use Permit may be issued for a commercial or industrial common interest development unless and until all of the following additional findings are first made:

1. The proposed common interest development will not adversely impact the economic viability of large-scale commercial and industrial uses in the vicinity of the development, or in the city as a whole;
Analysis: The project’s common interest development would not adversely impact the economic viability of large-scale commercial and industrial uses in the vicinity in that the size of the commercial units adequately accommodates a variety of potential uses, and the anticipated uses such as restaurant or retail uses would add to the economic viability of the area. The proposed uses are also physically and functionally compatible to adjacent land uses and uses allowed under the Downtown land use designation.

2. The proposed common interest development includes sufficient provisions for governance, funding and capitalization, and enforcement mechanisms to ensure that the common area continues to be adequately and safely maintained and repaired for the life of the common interest development; and Analysis: A Declaration of Covenants, Conditions, and Restrictions (CC&Rs) is required pursuant to Section 20.175.060 of the Zoning Code, and when approved by the City in accordance with the Zoning Ordinance prior to final map approval would include sufficient provisions for governance, funding and capitalization, and enforcement mechanisms to ensure that the common area continues to be adequately and safely maintained and repaired for the life of the common interest development. The Special Use Permit resolution includes a condition for the recordation of governing documents for the proposed common interest development prior to condominium plan approval.

3. The proposed common interest development includes sufficient provisions for the retention of such common areas for the use of all owners of separate interests therein.

Analysis: The CC&Rs, required when the Final Map is approved by the City in accordance with the Zoning Ordinance would state that each residential owner shall have, as appurtenant to their unit, and undivided interest in the common residential areas. This would ensure that each common interest development has sufficient retention of common areas for use by all owners as noted in the conditions of approval. The CC&Rs would also include provisions for ingress, egress, parking, emergency access, utilities, landscaping, and the like.

Off-site, Alternating Use and Alternative Parking Arrangements Findings File No. SP21-031, HP21-007, T21-033 & ER21-134

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Pursuant to Section 20.90.200.B of the Zoning Code, in addition to any other findings for a Development Permit, the City Council, may approve such off-street parking facilities arrangements only upon making the following findings:

1. The number of off-street parking spaces provided in such parking facilities adequately meets the parking requirements of the individual buildings and uses as specified in this Chapter 20.90 of this title;

2. It is reasonably certain that the parking facility shall continue to be provided and maintained at the same location for the service of the building or use for which such facility is required, during the life of the building or use; and

3. The parking facility is reasonably convenient and accessible to the buildings or uses to be served.

Analysis: A total of 1,255 parking spaces would be provided (992 dedicated, 263 shared) with the implementation of an approximately 18% parking reduction and utilization of an alternating use parking arrangement, as permitted by Sections 20.70.100 and 20.90.200 of the Zoning Code. 893 spaces would be dedicated for office, 69 spaces would be dedicated for residential, and 30 spaces would be dedicated exclusively for use by residents and visitors of the adjacent Town Park Towers building at 60 North 3rd Street.

Of the 893 office spaces, 263 would be allocated for a shared parking arrangement with the residential tower. Office users would be able to park in any office space during the day, but the shared parking spaces would be designated by signage, and enforced by security personnel, with parking hours limited to between 8:00 am and 6:00 pm. Residential parking would be unbundled, meaning residents would be required to purchase a parking space. The spaces that would be shared would be directly accessible to residents and office employees in the building as well as Town Park Towers residents in the adjacent building. The owners of the new development would record a private agreement with the owners of the adjacent Town Park Towers to ensure that adequate parking for Town Park Towers would be maintained for the foreseeable future.

Site Development Permit Findings
To make the Site Development Permit findings pursuant to San José Municipal Code Section 20.100.630, and recommend approval to the City Council, the Planning Commission must determine that:

1. The Site Development Permit, as approved, is consistent with and will further the policies of the General Plan, applicable specific plans and area development policies; and Analysis: See Special Use Permit Finding 1 above.

2. The Site Development Permit, as approved, conforms with the Zoning Code and all other Provisions of the San José Municipal Code applicable to the project; and Analysis: See Special Use Permit Finding 2 above.

3. The Site Development Permit, as approved, is consistent with applicable City Council policies, or counterbalancing considerations justify the inconsistency; and Analysis See Special Use Permit Finding 3 above.

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4. The interrelationship between the orientation, location, and elevations of proposed buildings and structures and other uses on-site are mutually compatible and aesthetically harmonious.

Analysis: The two towers are designed as two distinct buildings, while being physically connected by the podium level parking garage. The residential tower anchors the northern portion of the site, while the office building anchors the southern portion. Both buildings provide a strong street presence at each respective intersection, with active space lining the ground floor of both buildings. Extensive exterior spaces at a variety of scales are carved into the facades and blur the boundaries between inside and out providing exterior workplace opportunities in the office building and public and private open space in the residential tower. The parking garage, which makes up the bulk of the podium level, is wrapped with active space or screened from view.

5. The orientation, location, and elevation of the proposed buildings and structures and other uses on the site are compatible with and are aesthetically harmonious with adjacent development or the character of the neighborhood.

Analysis: The site is bordered by commercial retail across East Santa Clara Street to the south, the newly constructed Miro Towers and Donner Lofts multifamily residential projects across North 4th Street to the east, commercial retail across East St. John Street to the north, and a mix of commercial offices, multifamily residential, and commercial retail to the west. The project would consist of the construction of two high rise towers (one residential, one commercial) in the Downtown core.

As discussed in the Design Guidelines Consistency section above, the buildings include height transitions to soften the change in height and scale from neighboring development. The residential building would be setback 15 feet from neighboring residential building to the west. The fifth-floor courtyard and amenity areas are located at the southwest end of the residential building so that there is separation between the primary massing of the 27-story residential tower and the neighboring 10-story Town Park Towers residential building to the west. The office building incorporates two levels of stepbacks at the west and south side of the buildings to create a transition between the proposed modern buildings and the historic buildings directly adjacent and across the street from subject site.

6. The environmental impacts of the project, including but not limited to noise, vibration, dust, drainage, erosion, storm water runoff, and odor which, even if insignificant for purposes of the California Environmental Quality Act (CEQA), will not have an unacceptable negative effect on adjacent property or properties.

Analysis: The project is an in-fill development that occurs in an urbanized area on a parcel that is fully developed with existing commercial buildings and surface parking lots that already have public utilities and services already in place. A Supplemental Environmental Impact Report (SEIR) has been prepared for the project as required by CEQA. Mitigation measures have been identified within the SEIR for implementation during construction and operation to reduce potentially significant impacts under the respective environmental areas of concern mentioned above. A statement of overriding considerations is required for this project in accordance with CEQA due to an impact on historical resources.

7. Landscaping, irrigation systems, walls and fences, features to conceal outdoor activities, exterior heating, ventilating, plumbing, utility and trash facilities are sufficient to maintain or upgrade the appearance of the neighborhood.

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Analysis: All mechanical equipment is located within the building and in the mechanical penthouse on the roof, not visible from the street or surrounding buildings. No outdoor activities would occur on the ground floor of this project. The outdoor common open spaces would be landscaped and concealed with guardrail/fencing to maintain privacy between existing and future residents. The project would be conditioned to provide street trees along the ground floor street frontages. Therefore, the landscaping, irrigation systems, all walls and fences, exterior heating, ventilation, plumbing, utility, and trash facilities are sufficient to maintain and upgrade the appearance of the neighborhood.

8. Traffic access, pedestrian access and parking are adequate.

Analysis: Pedestrian and bicycle access is provided at multiple entrances along all three project frontages.

Vehicular access to the site would be from North 4th Street, with right-in/right-out turns only. Regional vehicular access would be provided from North 4th Street and East Santa Clara Street, where vehicles could reach Interstate 280, U.S. Highway 101, or California State Route 87. Pedestrian access would be provided from any of the project frontages (East Santa Clara Street, North 4th Street, or East St. John Street). The project site is located approximately 500 feet from the Saint James VTA Light Rail Station, with service on the Blue Line and Green Line. Numerous VTA bus routes serve the immediate area, including Routes Rapid 522, Rapid 523, Rapid 500, 17, 22, 23, 64A and 64B. Lastly, the project would be approximately 900 fee distance from the planned BART station on East Santa Clara Street between Market Street and 1st Street. The project is located within an urbanized area and is served by all required utilities and services. The project provides the required number of vehicle parking spaces in a conveniently located parking garage with a 18% parking reduction and alternative/alternating use parking arrangement allowable by code.

Tree Removal Permit Findings
In order to make the Tree Removal findings pursuant to Section 13.32.100 of the San José Municipal Code and recommend approval to the City Council, Planning Commission must determine that:

1. That the location of the tree with respect to a proposed improvement unreasonably restricts the economic development of the parcel in question; or
Analysis: The project includes the removal of 39 trees (four ordinance-sized and 35 non-ordinancesized). The trees proposed to be removed are located within the proposed building footprint restricting the economic development of the parcel. The trees to be removed include Italian cypress (11), London plane (6), Chinese elm (5), Crape myrtle (3), Mulberry (3), Western sycamore (2), Silk oak (2), Almond (2), Australian willow (1), White ironbark (1), Sweetgum (1), and Glossy privet (1). The removal of the 39 trees on-site requires the replacement of 67 (15-gallon) trees or 34 (24-inch box) trees on site based on the ratios in the table below. Based on the plans provided, 40 (24-inch box) and 24 (15-gallon) trees would be planted on-site. The trees to be planted include a mix of Norfolk Island pine, California fan palm, Saratoga Bay laurel, and Holly Leaf cherry. Three London plan trees at the southern end of the site would be preserved.

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Tree Replacement Ratios
Circumference of Tree
to be Removed1
Type of Tree to be Removed2
Minimum Size of Each
Native Non Replacement Tree -Native Orchard
38 inches or more3 5:1 4:1 3:1 15-gallon
19 to 38 inches 3:1 2:1 None 15-gallon
Less than 19 inches 1:1 1:1 None 15-gallon
*x:x = tree replacement to tree loss ratio
Note: Trees greater than or equal to 38-inch circumference measured at 54 inches above natural grade shall not be removed unless a Tree Removal Permit, or equivalent, has been approved for the removal of such trees. For Multi-Family residential, Commercial and Industrial properties, a permit is required for removal of trees of any size.

A 38-inch tree equals 12.1 inches in diameter.
** A 24-inch box replacement tree = two 15-gallon replacement trees Single Family and Two-dwelling properties may replace trees at a ratio of 1:1.

Demolition Permit Findings
Chapter 20.80 of the Municipal Code establishes evaluation criteria for the issuance of a permit to allow for demolition. These criteria are made for the project based on the above stated findings related to General Plan, Zoning and CEQA conformance and for the reasons stated below, and subject to the conditions set forth in the Resolution.

1. The failure to approve the permit would result in the creation or continued existence of a nuisance, blight or dangerous condition;

2. The failure to approve the permit would jeopardize public health, safety or welfare;

3. The approval of the permit should facilitate a project that is compatible with the surrounding neighborhood;

4. The approval of the permit should maintain the supply of existing housing stock in the City of San José;

5. Both inventoried and non-inventoried buildings, sites and districts of historical significance should be preserved to the maximum extent feasible;

6. Rehabilitation or reuse of the existing building would not be feasible; and

7. The demolition, removal or relocation of the building without an approved replacement building should not have an adverse impact on the surrounding neighborhood.

Analysis: The project includes the demolition of all existing buildings on site totaling 22,527 square feet.

The approval of the demolition permit would not result in the creation or continued existence of a nuisance, blight or dangerous condition. The failure to approve the permit would not jeopardize public health, safety or welfare. The demolition permit would facilitate a project that is physically and functionally compatible with the surrounding neighborhood. As previously discussed, the project is consistent with all applicable General Plan and goals and policies, zoning code requirements, and design guidelines. The demolition of the existing commercial buildings would facilitate the construction of a mixed-use buildings with 525,000 square feet of office space, 415 residential units, and 8,500 square feet of retail. Given the scope of the project, the rehabilitation or reuse of any of the existing buildings on-site would not be feasible. Based on the Historic Resources Evaluation report (see Exhibit H), prepared by File No. SP21-031, HP21-007, T21-033 & ER21-134

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Treanor HL in July 2019, the SEIR determined that demolition of the residences at 1530 West San Carlos Street, eligible as candidate City Landmark structures, would be a significant and unavoidable impact under CEQA. Even though mitigation measures that include documentation, relocation, and salvage would lessen the impact, the residences and the historic connection to the current location would be lost. Therefore, the impact would be significant and unavoidable. Therefore, should the project be approved, a Statement of Overriding Considerations will be required under CEQA. Further, while the demolition is not preserving the historic structures and Criterion 5 cannot be met, the project is satisfying other goals and policies of the General Plan explained in detail herein. In addition, the demolition of any existing buildings on-site would not be approved until the issuance of a grading or building permit, whichever comes first, as conditioned in this Special Use Permit for the subject site.

Vesting Tentative Map Findings
In accordance with Section 66474 of the Government Code of the State of California, the Director of Planning in the City of San José, in consideration of the proposed subdivision shown on the Vesting Tentative Map with the imposed conditions, shall deny approval of a Vesting Tentative Map, if it makes any of the following findings.

1. That the proposed map is not consistent with applicable General and Specific Plans as specified in Section 65451.

2. That the design or improvement of the proposed subdivision is not consistent with applicable General and Specific Plans.

3. That the site is not physically suitable for the type of development.

4. That the site is not physically suitable for the proposed density of development.

5. That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat.

6. That the design of the subdivision or type of improvements is likely to cause serious public health problems.

7. That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision.

Analysis: Based on the review of the proposed reconfiguration of four parcels into two parcel, the Director of Planning, Building and Code Enforcement of the City of San José (Director) is recommending approval of the Vesting Tentative Map, because none of the above findings can be made for the denial of the proposed subdivision. As discussed above, the project is consistent with the General Plan goals, policies, and land use designation. The project site is physically suitable for the proposed buildings and the proposed residential density consistent with the allowable density and FAR of the Downtown land use designation. The office, retail and multifamily residential uses proposed are all permitted uses of the DC Downtown Primary Commercial Zoning District. The subject site is located within the urban core of Downtown in an already developed area. Therefore, the project and associated improvements would not cause environmental damage or substantially injure fish or wildlife or their habitat. Please see the discussion on the California Environmental Quality Act below for additional information. The map provides the necessary easements for access for Emergency Vehicles, utilities, and drainage.

Subdivision Ordinance Findings
File No. SP21-031, HP21-007, T21-033 & ER21-134

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1. In accordance with San José Municipal Code Section 19.12.130, the Director may approve the Tentative Map if the Director cannot make any of the findings for denial in Government Code section 66474 and the Director has reviewed and considered the information relating to compliance of the project with the California Environmental Quality Act and determines the environmental review to be adequate.

Additionally, the Director may approve the project if the Director does not make any of the findings for denial in San José Municipal Code Section 19.12.220. Section 19.12.130 incorporates the findings for denial in Section 66474 of the Government Code specified in Findings Section 1 herein.

Analysis: As described above, based on review of the proposed subdivision, the Director of Planning, Building and Code Enforcement of the City of San José is recommending approval of the Vesting Tentative Map. The map and the development’s design are consistent with the San José Envision 2040 General Plan designation of Downtown and the DC Downtown Primary Commercial Zoning District, as discussed above. The site is physically suitable for the proposed development in that the proposed density and FAR are in conformance with the Downtown land use designation. The site is not located within a designated Federal Emergency Management Agency (FEMA) 100-year flood plan. The project site, as well as the surrounding area, are currently developed with structures and do not provide a natural habitat for either fish or wildlife. The subdivision and subsequent improvements are not likely to cause serious public health problems.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The City of San José, as the lead agency for the project, prepared a Draft Supplemental Environmental Impact Report (Draft SEIR) to the Downtown Strategy 2040 Environmental Impact Report (Resolution No. 78942). The Notice of Preparation (NOP) was circulated from September 29, 2021 to October 29, 2021, and the Draft SEIR was circulated for public review and comment from June 17, 2022 to August 1, 2022.

Summary of Environmental Impacts Reduced to Less than Significant with Mitigation The Draft SEIR identified potential environmental impacts related to cumulative construction air quality, biological resources, nesting migratory birds, previously undocumented historic-era and Native American archaeological resources, exposure to hazards and hazardous materials due to potential contamination associated with historical use of the site, and construction-related noise and vibration, and tribal cultural resources. With implementation of the mitigation measures specified in the MMRP prepared for the project, these impacts are reduced to less than significant levels. As part of the certification of the Final SEIR, the City Council will need to approve the associated MMRP for the project.

Summary of Environmental Impacts Determined to be Significant and Unavoidable The Draft SEIR found that the project would result in a significant and unavoidable impacts to Cultural Resources due to the proposed Northern Tower’s lack of compatibility with the St. James Square City Landmark District in terms of features, size, scale, proportion, and massing (Secretary of Interior Standards, Standard 9) and because the proposed Northern Tower does not conform with the Site Layout/Setbacks, Surface Treatment (fenestration and detailing), Detailing, and Landscaping guidelines of the St. James Square Historic District Design Guidelines. As a result, the proposed Northern Tower would impact the design, feeling, and association of the St. James Square City Landmark District and impair the overall historic integrity of the district by introducing incompatible infill.

Significant and unavoidable impacts were also identified for Land Use and Planning in the Draft SEIR File No. SP21-031, HP21-007, T21-033 & ER21-134

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because the proposed Northern Tower would not comply with General Plan Policies LU-13.1, LU-13.7, and LU-13.8, which were adopted for the purpose of avoiding or mitigating impacts to historic resources and significant, unavoidable shade and shadow impact on St. James Park.

If City Council were to approve the project as proposed, in compliance with CEQA Guidelines Section 15093, a Statement of Overriding Considerations must be adopted with findings that the specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project outweigh the unavoidable adverse environmental effects if an environmentally superior alternative is not chosen. The Statement of Overriding Consideration found that the economic and social benefits of the proposed project outweigh its significant environmental impacts.

Specifically, the project applicant will construct bicycle and pedestrian improvements adjacent to the project site, improving the streetscape in a portion of downtown with heavy vehicle and pedestrian traffic.

Improvements include construction of a 21-foot-wide sidewalk and raised bikeway along North Fourth Street; a 16-foot-wide sidewalk with tree wells along East Santa Clara Street; a 12-foot-wide sidewalk with tree wells along St. John Street; and construction of a bulb out at the northwest and southwest corner of Fourth Street and East Santa Clara Street. These improvements will significantly improve pedestrian and bicyclist safety at an intersection with heavy traffic.

Project Alternatives
The Draft SEIR analyzed six project alternatives, including a No Project – No Development Alternative and Location Alternative, which was considered but rejected, and four design alternatives: (1) Reduced Height of Northern and Southern Towers Alternative, (2) Reduced Height of Northern Tower to 70 Feet and 20 Foot Setback Alternative, (3) Reduced Height of Northern Tower to 160 Feet and 135 Feet Alternative, and (4) 20-Foot Setback of Northern Tower Alternative. The four design alternatives were crafted based on their ability to reduce the impacts summarized above and to identify an environmentally superior proposal. The analysis of the four design alternatives in the Draft SEIR includes discussion of the potential impacts of alternative height and massing for the purpose of decision-making.

Beyond the No Project – No Development Alternative, the Reduced Height of Northern Tower to 70 Feet and 20-foot Setback Alternative would be the environmentally superior alternative because setback, size, scale, proportion, and massing of this alternative would be compatible with the St. James Square City Landmark District, and features such as fenestration and architecture features could be refined to achieve maximum conformance with the Standards and Guidelines. The significant reduction in height and significant increase in setback would avoid the significant impact of the proposed Northern Towner to the St. James Square City Landmark District. While the reduction in height for the Northern Tower (under the Reduced Height of Northern Tower to 70 Feet and 20-foot Setback Alternative) would help reduce the shade and shadow impact to St. James Park, the Southern Tower would still be 268 feet tall and would continue to exceed the 10 percent threshold for shade and shadow.

File No. SP21-031, HP21-007, T21-033 & ER21-134

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• Impacts to the St. James Square City Landmark District • Cumulative impacts to City historic resources
• Cumulative construction air quality impacts
• Construction noise impacts
• Concurrent construction of Downtown projects and related coordination • Necessity of Native American and archaeological monitors during construct activities • Conformance with the City’s Greenhouse Gas Reduction Strategy • On-site contamination associated with historic uses of the project site • Questions on baselines conditions for analysis, trip generation estimates, and assumptions for air quality analysis
None of the comments received address an issue of adequacy of the Draft SEIR and no new mitigation measures are required. SEIR text revisions were included in the First Amendment to address clarifications to text of the Draft EIR, the applicant’s commitment to enroll in San Jose Clean Energy’s TotalGreen program (100% renewable energy), and other suggested text revisions from commenters.

Additionally, the City responded to all comments received on the Draft SEIR and incorporated them into the First Amendment to the Draft SEIR. The First Amendment, taken together with the Draft SEIR, and the Mitigation Monitoring and Reporting Program (MMRP) constitutes the Final SEIR. The Draft SEIR and First Amendment to the Draft SEIR (Final SEIR) are available for review on the project page on the City’s Active EIR website at: https://www.sanjoseca.gov/your-government/departments-offices/planning-buildingcode-enforcement/planning-division/environmental-planning/environmental-review/active-eirs/iconecho-mixed-use-project/-fsiteid-1#!/. A copy of the signed MMRP is attached to the proposed CEQA resolution (Exhibit A).

EIR Recirculation Unnecessary
The comments received do not identify substantive inadequacies in the Draft SEIR or new previously unidentified significant impacts that require recirculation. The recirculation of an EIR is required when significant new information is added to the EIR after public notice is given of the availability of the Draft EIR for public review but before certification. “Information” can include changes in the project or environmental setting as well as additional data or other information. New information added to a Draft EIR is not “significant” unless the Draft EIR is changed in a way that deprives the public of meaningful opportunity to comment on a substantial adverse environmental effect of the project or a feasible way to mitigate or avoid such an effect (CEQA Guidelines Section 15088.5).

In accordance with CEQA Guidelines Section 15088, the First Amendment to the Draft SEIR for the project includes written responses to all comments received during the public review period for the Draft SEIR. As required by Section 15132 of the CEQA Guidelines, the responses in the First Amendment to the Draft SEIR address significant environmental points and comments on the content and adequacy of the SEIR. The responses and comments provide clarification and refinement of information presented in the Draft SEIR and, in some cases, correct or update information in the Draft SEIR. No significant new information has been added to the SEIR since publication of the Draft SEIR; therefore, the Draft SEIR does not need to be recirculated.

File No. SP21-031, HP21-007, T21-033 & ER21-134

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PUBLIC OUTREACH
Staff followed Council Policy 6-30: Public Outreach Policy in order to inform the public of the proposed project. A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000 feet of the project site and posted on the City website. On-site signs were posted on the project frontages. The staff report is also posted on the City’s website. Staff has also been available to respond to questions from the public.

In accordance with Chapter 13.48 of the Municipal Code, the project was heard at the October 5, 2021 Historic Landmarks Commission meeting under the “Early Referral Policy”. A formally noticed Community Meeting with the Environmental Scoping was held on Thursday, October 21, 2021 to introduce the proposed project to the community. Approximately 22 members of the public attended the meeting. The questions and comments from community members included concerns related to the use of union labor, building height, questions regarding the Historic Landmarks Commission’s role in reviewing the project, and demolition of potentially historic resources within the St. James Square City Landmark District.

Additionally, staff received eight letters in support of the project (see Exhibit K).

Project Manager: Alec Atienza
Approved by: /s/ , Robert Manford, Deputy Director for Christopher Burton, Director ATTACHMENTS:

Exhibit A: Draft EIR Resolution
Exhibit B: Draft Special Use Permit Resolution
Exhibit C: Draft Vesting Tentative Map Resolution
Exhibit D: Special Use Permit Plan Set
Exhibit E: Vesting Tentative Map
Exhibit F: Historic Preservation Permit Staff Report and Attachments Exhibit G: Design Standards Exceptions Request
Exhibit H: Parking Narrative
Exhibit I: Public Comments
Owners: Applicant:

Tamara Current
Madrone Ventures, Salinas Valley Corporation
77 North 4th Street
San Jose, CA 95112
Paul Ring
UC Chevron Owner, LLC
99 South Almaden Boulevard
San Jose, CA 95113
Sara McVey
Sequoia Living
60 North 3rd Street
San Jose, CA 95112
Erik Hayden
UC Chevron Owner, LLC
147 East Santa Clara Street
San Jose, CA 95113
SP21-031, HP21-007, T21-033 & ER21-134
Links to Attachment A - I
Click on the title to view document
Exhibit A: Draft EIR Resolution
Exhibit B: Draft Special Use Permit Resolution
Exhibit C: Draft Vesting Tentative Map Resolution
Exhibit D: Special Use Permit Plan Set
Exhibit E: Vesting Tentative Map
Exhibit F: Historic Preservation Permit Staff Report and Attachments Exhibit G: Design Standards Exceptions Request
Exhibit H: Parking Narrative
Exhibit I: Public Comments
Public Correspondence received after 10/19/22
HLC AGENDA: 10-5-22
ITEM: 3.b.

HISTORIC LANDMARKS COMMISSION

STAFF REPORT
File No. HP21-007
Application Type Historic Preservation Permit
Applicant Urban Catalyst
UC Chevron Owner LLC
Property Address 77 and 95 North 4
th Street and 128 East St.

John Street
Assessor Parcel Number 467-20-160
Existing Zoning Downtown Primary Commercial
Council District 3
Historic Area St. James Square City Landmark District
Historic Classification Non-Contributing Property
Annexation Date Original City
CEQA Icon-Echo Mixed-Use Project Supplemental
Environmental Impact Report
APPLICATION SUMMARY:

File No. HP21-007: Historic Preservation Permit to allow the demolition of three noncontributing buildings and to allow the construction of a 267-foot-high tower (The Echo) consisting of 415 multifamily residential units as part of the Icon-Echo Mixed-Use Project within the St. James Square City Landmark District.

RECOMMENDATION:

Staff recommends that the Historic Landmarks Commission recommend to the City Council that:

1. The findings required under Section 13.48.240 of the Historic Preservation Ordinance cannot be made for the proposed design of the Echo residential tower; and

2. The denial of the Historic Preservation Permit would cause immediate and substantial hardship on the applicant because the new construction in accordance with Chapter 13.48 would be economically infeasible and unreasonable in light of the feasible uses of such property.

3. The Historic Preservation Permit (File No. H21-007) be approved under Section 13.48.260 (Hardship) of the Historic Preservation Ordinance.
___________________________________________________________________________ File No. HP21-007

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PROJECT DATA

GENERAL PLAN CONSISTENCY
General Plan Designation Downtown
Consistent Inconsistent
Historic Preservation Consistent
Policies
LU-13.4, LU-13.8, LU-13.15, LU13.22
Inconsistent Policies LU-13.1, LU-13.7

SURROUNDING USES
General Plan Land Use Zoning District Existing Use
North Downtown CG Commercial General Commercial Retail
South Downtown DC Downtown Primary
Commercial
Commercial Retail
East Downtown DC Downtown Primary
Commercial
Multifamily mixed use
West Downtown CG Commercial General and
DC Downtown Primary
Commercial
Commercial Office,
Multifamily Residential,
and Commercial Retail

RELATED APPROVALS
Date Action
3/27/1850 Subject property was annexed into the City of San José (Original City) 4/02/1947 1947 003323 (77 N 4th): building permit to alter front (laundry) 2/02/1948 1948 004861 (95 N 4th): building permit for gas filling station 4/06/1956 1956 023753 (77 N 4th): building permit for building addition 7/25/1962 1962 029432 (128 E St. John Street): Building permit to add vault and internal partitions (parking garage)
10/02/1964 1964 045364 (128 E St. John Street): building permit to alter front and offices 3/29/1973 1973 076192 (95 N 4th): building permit for alterations (locker room) 11/17/1976 1976 000073 (77 N 4th): building permit for alterations (pottery sales and manufacturing)
7/31/1989 AD89-509 (77 N 4th): Adjustment
6/10/2014 C14-005: conventional zoning from CG to DC
4/24/2017 AD17-429 (77 N 4th, 95 N 4th and 128 E St. John Street): Adjustment to re-stripe for ADA parking and ramp for tattoo shop
1/03/1984 HD84-036: St. James Square City Landmark District Designation with Resolution No. 57247
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BACKGROUND
The Icon-Echo Mixed Use Project (the “Project”) proposes to demolish an existing parking lot and buildings on-site (totaling approximately 22,527 square feet) and to construct two towers (a 21-story office/retail tower referred to as the “Icon” in the southern portion of the site at East Santa Clara Street and North 4
th Street and a 27-story residential tower referred to as the “Echo” in the northern portion of the site at St. John Street and North 4 th Street) connected via a podium
on floors one to four and would include commercial condominiums.

The Project was referred to the Historic Landmarks Commission (“HLC”) on October 6, 2021, under the “Early Referral” City Council Policy on the Preservation of Historic Landmarks and Municipal Code Section 20.70.110(c).

Early Referral review is applicable to any designated City Landmark, Contributing Structure in a City Landmark Historic District, building listed in the National Register of Historic Places and/or the California Register of Historical Resources, a Contributing Structure in a National Register Historic District, or a building that qualifies for any of the above based on the applicable City, State, or National qualification criteria. The Early Referral policy applies to the Project because a portion of the site is located within the St. James Square City Landmark District.

Municipal Code Section 20.70.110(c) applies to the project because it has a maximum FAR of approximately 15:1 and a maximum height of 282 feet, and the project site is within 100 feet of the following designated City Landmarks:
• St. James Square City Landmark District (96 North 3rd Street) • 156 East St. John Street
• 142-150 East Sant Clara Street
• 30 North 3rd Street
The HLC commented that there should be stronger consideration of St. James Square and design changes would advance the features of the Echo residential tower and make it more compatible with its surroundings. The HLC recommended reducing the scale of the project. Refer to the October 6, 2021 HLC Action Minutes included in Attachment A.

The applicants responded in a subsequent submittal that the Project is consistent with San Jose's Downtown zoning, general plan and FAR requirements. In their response submittal, the applicants asserted that the size and scale of the building would preclude conformance with the Secretary of Interior Standards for Rehabilitation within the current zoning regulations for the site and absolute conformance with the standards and guidelines would render the project infeasible. The applicants asserted that designing the Echo residential tower with two to four story massing within the St. James Square City Landmark District would eliminate most of the residential units and the financial requirements to purchase the land, construction, etc. and would render the project economically infeasible. In addition, the applicants asserted that the site of the Echo residential tower does not front onto the St. James Park itself and is situated in a transitional zone on the north side of the block that does not directly influence the experience of St. James Square itself.

In response to HLC and staff design comments, the applicants stepped down the north wing of the Echo residential tower two floors to create a sky deck on Level 23 overlooking St. James Square. The applicants asserted that this change in the massing responds to the transitional aspect of the site on the northern edge of the St. James Square City Landmark District. The applicants noted that the design of the Echo residential tower has tripartite massing (base-middle-top) that File No. HP21-007

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they asserted helps to integrate the larger-scale building into its context at the outer edge of the historic district. In their response submittal, the applicants asserted that the podium level has a height, massing, proportion, and scale that relates to the historic context, while the skyline level is separated from the podium level by a 15-foot high continuous massing break at +50 feet. The applicants asserted that the revised the design of the Echo residential tower further articulates and activates the base of the building within the St. James Square City Landmark District with the relocation of the loading dock to the North 4th Street side of the building, and the provision of an additional setback and street planting along St. John Street. In the upper levels of the Echo residential tower overlooking the park, the applicants noted the design features a "woven facade" on the east and west sides that they asserted frames an open network of balconies ("lanai") and sunrooms overlooking St. James Square to take full advantage of north-facing views and to create a facade with depth, shadow and step backs. The applicants further developed the pattern and material articulation of the "woven facade" in response to HLC comments. The applicants noted that the secondary and tertiary elements were reorganized to pick up horizontal lines of shear from the Icon office building and asserted this design modification adds another layer of interest.

PROJECT LOCATION AND DESCRIPTION
As shown below in Figure 1, the Project site consists of four contiguous lots that total approximately 2.10-gross acres. The site is bounded by East Santa Clara Street to the south, North 4th Street to the east, East St. John Street to the north, and a mix of commercial and residential uses to the west. The existing buildings located on the Project site include (from north to south) three one-story industrial/commercial buildings at the intersection of East St. John and North 4th Streets (128 East St. John Street, 77 North 4th Street, and 95 North 4th Street), the former First Presbyterian Church building on North 4th Street (49 North 4th Street), the surface parking lot serving the adjacent Town Park Towers building (60 North 3rd Street), and the gas station and auto-repair shop at the intersection of North 4th Street and East Santa Clara Street (147 East Santa Clara Street).

The Project site has a General Plan land use designation of Downtown and is located in the DC Downtown Primary Commercial Zoning District. The site is bordered by commercial retail uses across East Santa Clara Street to the south, the newly constructed Miro Towers and Donner Lofts residential projects across North 4
th Street to the east, commercial retail uses across East St. John Street to the north, and a mix of commercial offices, multifamily residential, and commercial retail uses to the west.

File No. HP21-007

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Figure 1: Aerial Map of Project Site Location
As shown below in Figure 2, the Project site includes one parcel (APN 467-20-060) that is located within the St. James Square City Landmark District. This parcel is the subject of the application for the Historic Preservation Permit (“HP Permit”) and contains three commercial buildings located at 128 East St. John Street, 95 North 4 th Street, and 77 North 4th Street.

Figure 2: Map of Parcel Located in St. James Square City Landmark District File No. HP21-007

Page 6 of 21 ends

On July 29, 2021, the applicants and owners, Urban Catalyst and UC Chevron Owner LLC, applied for a HP Permit to allow the demolition of three commercial buildings and the construction of a 267-foot-high tower, The Echo, consisting of 415 multifamily residential units on APN 467-20-160 within the St. James Square City Landmark District.

Demolition
The buildings proposed for demolition include 128 East St. John Street, 95 North 4 th Street, and
77 North 4
th Street.

As shown in Figure 3, 128 East St. John Street is occupied by one-story, utilitarian garage constructed circa 1922 with a rectangular plan.

Figure 3: 128 East St. John Street
As shown in Figure 4, 95 North 4
th Street is occupied by a one-story, commercial building constructed in 1948 with a rectangular plan and a flat roof.

Figure 4: 95 N. 4th Street
File No. HP21-007

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As shown in Figure 5, 77 North 4
th Street is occupied by a one-story, utilitarian building with a flat roof constructed with an L-shaped plan circa 1927 with rear additions from 1947 and circa 1960.

Figure 5: 77 North 4th Street
New Construction in the St. James Square City Landmark District The proposed Project includes the construction of the Echo, a 27-story residential tower located on East St. John Street and North 4
th Street in the St. James Square City Landmark District.

Refer to the project plans included in Attachment B.

The Echo residential tower would include 415 multifamily residential units, ground floor lobby/amenity space, leasing space, as well as additional amenity space on the upper levels. The maximum height of the residential tower would be 267 feet. The Project also includes the construction of the Icon office tower, which is not part of the application for the HP Permit because it is located outside the St. James Square City Landmark District. The two towers would be connected by structured parking, with one level of subterranean parking and eight levels of above ground parking. There would be four levels of parking below the Echo residential tower and eight levels of parking below the Icon office tower. The garage would be accessible from a 27-foot-wide two-way driveway along North 4
th Street. Parking would be shared between the
Echo residential tower and Icon office tower. The design of the Echo residential tower is shown below in Figure 6 and Figure 7.

File No. HP21-007

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Figure 6 and Figure 7: Echo Residential Tower Illustrative North and West Elevations Historic Resource Description and Assessments
St. James Square City Landmark District
The St. James Square City Landmark District (HD84- 36) is listed in the San José Historic Resource Inventory under the theme Social, Arts, and Recreation for the Early American Period (1846-1870). St. James Square is surrounded by buildings significant for their civic design and uses from the 1860s through 1930s.

The character-defining features of the St. James Square City Landmark District include buildings with monumental designs surrounding St. James Square (park); two- to four-stories with a rectangular plan; buildings setback on platforms above street grade, hipped or gabled roofs; vertical building orientation through pilasters, columns, window shapes, and corner towers; building clad with brick, plaster, wood, stone, terra cotta, clay roof tiles, white, grey, earth tones, red clay roof tiles, and brown asphalt shingles; buildings with entries and punched windows with architectural detailing; buildings with decorative cornices;; and signage cut into the wall surface.

The buildings located at 128 East St. John Street, 95 North 4 th Street, and 77 North 4th Street are
non-contributing buildings to the St. James Square City Landmark District and do not display any of the district’s character-defining features of monumental massing, vertical orientation, architectural detailing, and associated materials.

Potential Individual Significance
TreanorHL prepared the Icon Echo Project Historic Resources Assessment (April 5, 2022) to evaluate the buildings at 128 East St. John Street, 95 North 4 th Street, and 77 North 4th Street for
potential individual significance and eligibility for listing in the National Register of Historic Places (“NRHP”), the California Register of Historical Resources (“CRHR”) and the San José Historic Resources Inventory as a Candidate City Landmark. Refer to Attachment C.

File No. HP21-007

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TreanorHL conducted a site visit on November 10, 2020, to evaluate the existing conditions, historic features, and architectural significance of the subject properties. The report concluded that the buildings are not individually eligible for listing on the NRHP, CRHR or as a City Landmark because they do not possess historic significance under any national, state or local criteria.

ANALYSIS
The HP Permit application is analyzed with respect to conformance with: 1) the Envision San José 2040 General Plan; 2) Historic Preservation Ordinance; and 3) Approved Guidelines and Standards (Secretary of Interior’s Standards for Rehabilitation and St. James Square Historic District Design Guidelines).

Envision San Jose 2040 General Plan Conformance
Land Use/Transportation Diagram
The Envision San José 2040 General Plan Land Use/Transportation Diagram designation for the subject site is Downtown. This designation supports a range of uses and redevelopment at high intensities such as hotel, office, retail, residential and entertainment uses in the Downtown designation. Downtown development is intended to enhance the “complete community” by supporting pedestrian access, bicycle circulation, and increasing transit ridership.

Analysis: The residential and commercial office uses planned for the Project will be in conformance with the General Plan designation of San José Downtown.

General Plan Policies
The Project conforms with the following Envision San José 2040 General Plan policies:
a. Land Use Policy LU-13.4: Require public and private development projects to conform to the adopted City Council Policy on the Preservation of Historic Landmarks.

Analysis: The Project was referred to the HLC for comment on October 6, 2021, as outlined in the Background section of this staff report and design modifications were made to the Project in response to HLC comments.
b. Land Use Policy LU-13.15: Implement City, State, and Federal historic preservation laws, regulations, and codes to ensure the adequate protection of historic resources.

Analysis: An application was made for an HP Permit which has been processed in conformance with Chapter 13.48 (Historic Preservation) of the San José Municipal Code, and a Supplemental Environmental Impact Report (“SEIR”) was prepared for the Project, which was analyzed in conformance with the California Environmental Quality Act (“CEQA”). There are no applicable federal historic preservation regulations. c. Land Use Policy LU-13.22: Require the submittal of historic reports and surveys prepared as part of the environmental review process.

Analysis: TreanorHL prepared three reports for the Project as part of the historic preservation and environmental review process including the Icon Echo Project Historic Resources Assessment, Icon Echo Project St. James Square Historic District Design Guidelines and the Secretary of the Interior’s Standards Compliance Review, and the Icon Echo Project Downtown Design Guidelines, Standards Compliance Review and CEQA Analysis.

File No. HP21-007

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The project does not conform with the following Envision San José 2040 General Plan policies:
a. Land Use Policy LU-13.1: Preserve the integrity and fabric of candidate or designated Historic Districts.
b. Land Use Policy LU-13.7: Design new development, alterations, and rehabilitation/ remodels within a designated or candidate Historic District to be compatible with the character of the Historic District and conform to the Secretary of the Interior’s Standards for the Treatment of Historic Properties, appropriate State of California requirements regarding historic buildings and/or structures (including the California Historic Building Code) and to applicable historic design guidelines adopted by the City Council.

Analysis for “a” and “b”: Professional evaluation of the Standards and Guidelines by TreanorHL and the Historic Preservation Officer concluded that the Echo residential tower would not be compatible with the features, size, scale, proportion, and massing of contributing buildings in the St. James Square City Landmark District. As a result, the Echo residential tower would alter the surroundings and historic integrity of design, feeling and association of the St. James Square City Landmark District. The Envision San Jose 2040 General Plan includes “Focused Growth” as a major strategy and Downtown is designated as a Growth Area which promotes intensification in this area. The General Plan also includes Destination Downtown as a major strategy and supports focused growth downtown. Ambitious job and housing growth capacity is planned for the Downtown supported by regional transit systems and the development of Downtown as a regional job center. The SEIR for the Envision San Jose 2040 General Plan disclosed that intensification of the Downtown could result in the demolition of historic resources and a cumulative impact was identified and mitigation measures adopted. The significant impact of the Project on the historic district is analyzed in the SEIR to disclose specific project impacts. CEQA requires the decision-making agency to balance, as applicable, the economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project against its unavoidable environmental risks when determining whether to approve the project. If the specific economic, legal, social, technological, or other benefits, including region-wide or statewide environmental benefits, of a proposed project outweigh the unavoidable adverse environmental effects, the adverse environmental effects may be considered "acceptable," and the City Council may adopt a statement of overriding consideration. c. Land Use Policy LU-13.8: Require that new development, alterations, and rehabilitation/remodels adjacent to a designated or candidate landmark or Historic District be designed to be sensitive to its character.

Analysis: The Project is designed in general conformance with the historic adjacency standards of the San José Downtown Design Guidelines and Standards, with the exception of Section 4.2.2 – Massing Relationship to Context. The applicants are requesting an exception to the Standard A (Height Transition) for the Icon office building which is located across East Santa Clara street from the San José Downtown Commercial Historic District. The building is required to incorporate a step back at the East Santa Clara Street frontage for a minimum of 5 feet at an elevation between 25 and 50 feet. Instead, the applicants are proposing a 25-foot setback - five times greater than the minimum requirement - beginning at a height of 80 feet for the majority of the façade along East Santa Clara Street. A smaller portion at the western end of the Icon office building adjacent to the historic Alliance Building also includes a 25-foot step back, beginning at a height of 20 feet. The applicants assert that the Project site is physically constrained by the 8-level parking podium, which is File No. HP21-007

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required to be lined with active edges of office and retail uses along East Santa Clara Street and a portion of North 4
th
Street. The applicants assert that in order to be economically viable and to be able to operate as functional spaces, these areas must be connected to the building core and be a minimum of 40 feet high. The applicants note that the Project provides step backs at varying heights in order to break down the scale of the massing. The City Council will be the decision-making body on whether to approve the design exception request.

Zoning Ordinance Conformance
The Project site is in the Downtown Primary Commercial area and the DC Downtown Core Zoning District which provides for a broad range of mixed-use, high intensity development including residential, commercial, retail and entertainment uses.

Analysis: The residential and commercial office uses planned for the Project are consistent with the zoning designation for the subject site.

Historic Preservation Ordinance
In taking action on a HP Permit application, Section 13.48.240(A) of the Historic Preservation Ordinance states that the decision-making body shall consider the following:
a. The comments of the Historic Landmarks Commission and all evidence presented at the public hearings;
b. The historic architectural value and significance of the landmark or district; c. The texture and materials of the building in question, and the relationship of such features to similar features of other buildings within a historic district; d. The position of such buildings within a historic district; e. The position of such buildings in relation to the public right-of-way and other buildings on the site.

These items have been considered and incorporated into the below analysis within the context of the application standards and guidelines.

Secretary of Interior’s Standards for the Treatment of Historic Properties The Historic Preservation Ordinance (Section 13.48.250) states that in making the required findings, the application shall be reviewed in accordance with the approved standards and guidelines. TreanorHL evaluated the Echo residential tower for consistency with the Secretary of the Interior’s Standards for Rehabilitation (Standards) in the Icon Echo Project St. James Square Historic District Design Guidelines and the Secretary of the Interior’s Standards Compliance Review (Refer to Attachment D). The intent of the Standards is to assist the long-term preservation of the significance of an historic resource through the preservation of historic materials and features.

The TreanorHL report concluded that the Echo residential tower partially conforms with the Standards. Standards 1-7 are not applicable since construction of the residential tower does not propose any direct alterations or additions to historical resources within the Project site. The Echo residential tower would not conform with Standard 9 because it would not be compatible with the features, size, scale, proportion, and massing of the contributing buildings in the St.

James Square City Landmark District and would only be compatible in materials. The Echo residential tower would comply with Standard 10. Detailed conformance analysis with Standards 9 and 10 is outlined below.

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Standard 9: New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

Analysis: Contributing buildings in the St. James Square City Landmark District are constructed of a variety of materials including brick, plaster, stone, wood, and terra cotta.

The proposed Echo residential tower would consist of aluminum-framed glazing system, metal cladding, concrete, cementitious panels, and glass which would be compatible with the historic district. Contributing buildings in the St. James Square City Landmark District have hipped or gabled roofs visible from the street. The residential tower would have a flat roof which is not compatible with the historic district. The proposed Echo residential tower would have vertical recessed windows on the third and fourth floors of the northern and eastern façades. Additionally, the northern façade (above the fifth floor) would consist of full-height window/door assemblies that are not typical features of the historic district. Entrances and windows with architectural elements and decorative cornices are among the characteristics of contributing buildings in the historic district. The Echo residential tower would include metal cladding and ribbed cementitious panels around the north facing windows on the third and fourth floors, but the entrance (or the windows of the lower levels of the northern façade) would not include any architectural features of the historic district. Overall, the proposed design would not be compatible with the architectural features of the St. James Square City Landmark Historic District. Additionally, the Echo residential tower would not be compatible with the St. James Square City Landmark District in terms of size, scale, proportion, and massing. The historic district consists of two-to-four story buildings that are rectangular in plan and large in mass. The district contributors within the St. James Square City Landmark District are set back on platforms above the street level from the sidewalk.

The Echo residential tower would be set back less than four feet at the northeast corner of the podium while upper floors would have no set back. Additionally, the residential tower would step down two stories in height at the district-facing northern façade. For these reasons, the Echo residential tower is not consistent with Standard 9.

Standard 10: New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Analysis: If the Echo residential tower were removed in the future, the St. James Square City Landmark District and its environment would be unimpaired. Any future removal of the new construction would restore the integrity of the historic district and its environment given that the Echo residential tower is not compatible with the historical resource in terms of features, size, scale, proportion, and massing. Therefore, the Echo residential tower is consistent with Standard 10.

St. James Square Historic District Design Guidelines
The Project was also evaluated by TreanorHL for conformance with consistency with the St.

James Square Historic District Design Guidelines (Guidelines) in the Icon Echo Project St.

James Square Historic District Design Guidelines and the Secretary of the Interior’s Standards Compliance Review (Attachment D). The purpose of the Guidelines is to provide design direction and elements to be incorporated into new building proposals to integrate and complement the historic district. The “New Building Guidelines” in the St. James Square Historic District Design Guidelines apply to the Echo residential tower because it is located in the Area of Historic Sensitivity (within the district boundaries). The report concluded that the File No. HP21-007

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Echo residential tower does not conform with the Site Layout/Setbacks, Surface Treatment (fenestration and detailing), Detailing, and Landscaping guidelines. The signage would be separately reviewed for compatibility and conformance with the sign ordinance. Detailed analysis is outlined below.

General Character:

Analysis: The proposed Echo residential tower is large and bulky in scale and would occupy the eastern half of the block within the St. James Square City Landmark District. The new building has two street-facing façades; however, only the northern façade facing East St.

John Street is part of the historic district streetscape. The northern façade would comply with this guideline as the façade is well balanced. The eastern façade is not part of the historic district’s streetscape; therefore, the front symmetry requirement is not applicable. The architectural features of the Echo residential tower include two-story high storefronts at the podium level, vertically oriented double-height windows with textured panels in-between on the third and fourth floors which are compatible with the proportions of the historic district.

The openings on the upper floors would not be compatible with the historic district. Overall, the Echo residential tower complies with this guideline even though it does not meet the General Character guideline (i.e., the front symmetry requirement).

Site Layout/Setbacks:

Analysis: The Echo residential tower is not directly adjacent to a contributing building in the St. James Square City Landmark District; therefore, the recommendations regarding adjacent historic structures are not applicable. The surrounding contributing buildings within the district boundaries are setback 10 to 30 feet on platforms above street grade and utilize steps as a main entrance feature. At the northern property line, the residential tower is set back five feet at the street level while the upper floors are built out to the property line which does not comply with the guideline. Off-street parking is provided within the new development on the basement level through the fourth floor of the residential tower which would not have any frontage onto St. James Park. The Echo residential tower complies with the parking recommendations of this guideline. As for the service function recommendations, the generator room would be accessed from North 4
th Street and not directly from East St.

John Street. The service facilities would be located behind cementitious panel or metal clad walls, metal doors, and concrete planters. The residential tower would comply with the service function recommendations. Overall, the Echo residential tower would not comply with the Site Layout/Setbacks guideline.

Building Form and Scale:

Analysis: The Echo residential tower does not front directly on St. James Park or on diagonal corners; therefore, the height recommendation is not applicable. The residential tower is not adjacent to any contributing buildings to the St. James Square City Landmark District; therefore, the massing recommendation is not applicable. The residential tower would have flat roofs at various levels and would comply with the roof recommendation. The pedestrian entrance to the residential tower is from East St. John Street at the northeast corner of the building. While a typical courtyard is not proposed, the project proposes multiple landscaped open space area (e.g., fifth floor of the Northern Tower). Overall, the Echo residential tower complies with the Building Form and Scale guideline.

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Surface Treatment:

Analysis: The Echo residential tower has a solid appearance with cementitious panel cladding and vertically oriented, rectangular windows on the eastern façade and floors three and four of the northern façade. The northern façade of the residential tower above the fifth floor consist of full-height window/door assemblies framed by cementitious panels. None of the windows appear to be tinted, dark, or mirrored. The 80-foot-wide western façade is clad in cementitious panels with 22-foot wide balconies at the center which break up the monolithic appearance of this façade. The residential lobby and office area at the northeast corner of the northern façade would be fully glazed; however, the western part of this façade (as well as most of the east façade) at street level would have no windows. Overall, the Echo residential tower does not comply with the Fenestration guideline since the wall-to-window ratio does not meet the recommendation and the western wall facing the park would have monolithic appearance.

Materials:

Analysis: The proposed materials of the Echo residential tower would be compatible with the historic materials in scale, proportion, design, finish, texture, and durability. Therefore, the Echo residential tower complies with the Materials guideline.

Detailing:

Analysis: At the podium level, the northeast corner of the Echo residential tower would be fully glazed; however, the rest of the podium level would be solid with doors or vehicular entries providing access to the parking or service areas behind. The historic structures within the St. James Square City Landmark District have architectural elements and/or detailing at the entrances and windows, and highly decorative cornices. The residential tower is contemporary in style and it does not incorporate any typical historic detailing.

While the roof mounted mechanical equipment is not incorporated within the overall design, it would not be visible from the streets and sidewalks surrounding the park due to its height.

Overall, the Echo residential tower does not comply with the Detailing guideline due to the articulation of the lower levels.

Colors:

Analysis: The contributing buildings in the St. James Square City Landmark District share a neutral color palette including white, grey, and earth tones. The neutral colors proposed for the residential tower would complement the district. The Echo residential tower complies with the Colors guideline.

Signs:

Analysis: Based on the latest plans provided by the applicant, no signage is shown for the Echo residential tower. The signage will be reviewed for compatibility with the Sign Ordinance as part of a separate process.

Landscaping
Analysis: The Echo residential tower would not have deep setbacks similar to the district contributors. The site plan and renderings show street trees along East St. John Street and North 4
th Street, as well as planters along parts of the East St. John Street and North 4th Street façades. The residential tower would not comply with the Landscaping guideline since it does not have any landscaped setbacks within the area of historic sensitivity.

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Findings
In accordance with Section 13.48.240(B) of the Historic Preservation Ordinance, the required findings for the issuance of a HP Permit are:

1. The work will not be detrimental to a historic district or to a structure or feature of significant architectural, cultural, historical, aesthetic, or engineering interest or value; and

2. The work is consistent with the spirit and purposes of the Historic Preservation Ordinance.

Demolition
The buildings located at 128 East St. John Street, 95 North 4 th Street, and 77 North 4th Street are
non-contributing buildings to the St. James Square City Landmark District and do not display any of the district’s character-defining features of monumental massing, vertical orientation, architectural detailing, and associated materials. Therefore, the proposed demolition of these buildings would not be detrimental to the historic district and their removal would be consistent with the spirit and purposes of the Historic Preservation Ordinance.

New Construction
Professional evaluation of the Standards and Guidelines by TreanorHL and the Historic Preservation Officer concluded that the design of the Echo residential tower would not be compatible with the features, size, scale, proportion, and massing of contributing buildings in the St. James Square City Landmark District because the building design is not in conformance with Standard 9 of the Secretary of the Interior’s Standards for Rehabilitation and the Site Layout/Setbacks, Surface Treatment (fenestration and detailing), Detailing, and Landscaping guidelines of the St. James Square Historic District Design Guidelines as outlined in the body of this report and generally summarized below. The Echo residential tower would have a flat roof which is not compatible with the historic district and the proposed design would not be compatible with the architectural features of the St. James Square City Landmark Historic District. The historic district consists of two-to-four story buildings that are rectangular in plan and large in mass. The district contributors within the St. James Square City Landmark District are set back on platforms above the street level from the sidewalk. The Echo residential tower would be set back 5 feet at the northeast corner of the podium while upper floors would have no set back and would be built out to the property line when surrounding contributing buildings have deep setbacks of 10 -30 feet on platforms above grade. With a minimal street setback, there is no landscaped setback provided to achieve landscape unity within the St. James Square City Landmark District. The Echo residential tower has a greater wall to window proportion with the 80-foot wide west façade largely solid and clad with cementitious panels and a monolithic appearance facing St. James Square. The podium level of the Echo residential tower, with the exception of the northeast corner, would be solid with doors or vehicular entries providing access to the parking or service areas behind. The contributing buildings within the St. James Square City Landmark District have architectural elements and/or detailing at the entrances and windows, and highly decorative cornices. The Echo residential tower does not incorporate any typical historic detailing or articulation of the lower levels.

Section 13.48.240(B) of the Historic Preservation Ordinance requires that the work will not be detrimental to a historic district or to a structure or feature of significant architectural, cultural, historical, aesthetic, or engineering interest or value, and the work is consistent with the spirit and purposes of the Historic Preservation Ordinance. In making these findings Section 13.48.250 the Historic Preservation Ordinance states the HP Permit application shall be reviewed in accordance with the approved standards and guidelines. The Secretary of the Interior’s Standards File No. HP21-007

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for Rehabilitation (Standards) and the St. James Square Historic District Design Guidelines are applicable to the Project. As outlined in the body of this report and the attached reports prepared by TreanorHL, the design of the Echo residential tower does not conform with Standard 9 of the Secretary of the Interior’s Standards for Rehabilitation and the Site Layout/Setbacks, Surface Treatment (fenestration and detailing), Detailing, and Landscaping guidelines of the St. James Square Historic District Design Guidelines and the proposed new construction within the boundaries of the St. James Square City Landmark District would alter the surroundings and historic integrity of design, feeling and association of the historic district. General Plan historic preservation land use policies LU-13.1 and LU13.7 envisage the preservation of the integrity of designated historic districts and the design of new development within a designated historic district to be compatible with the character of the historic district and conform to the Secretary of the Interior’s Standards for the Treatment of Historic Properties and appropriate State of California requirements regarding historic buildings. The proposed construction of the Echo residential tower does not conform to the Standards and Guidelines or General Plan historic preservation land use policies LU-13.1 and LU13.7. Section 13.48.010 of the Historic Preservation Ordinance outlines the purpose and declaration of policy of the ordinance and discusses the importance of general harmony in style, form, proportion and texture between buildings of historic design and those of more modern design to advance the preservation and protection of historic or architecturally worthy neighborhoods. The proposed new construction would not protect and enhance the cultural and aesthetic heritage of the St. James Square City Landmark District which makes San José distinct and serves as a visible reminder of its history.

Therefore, the required findings in Section 13.48.240(B) cannot be made that the work will not be detrimental to a historic district and the work is consistent with the spirit and purposes of the Historic Preservation Ordinance.

Hardship
Section 13.48.260 of the Historic Preservation Ordinance states that if the City Council is unable to make the findings required under Section 13.48.240 for issuance of a HP permit (either with or without conditions), the City Council may nevertheless issue a HP permit (either with or without conditions) if it finds that denial of the HP permit would cause immediate and substantial hardship on the applicant because development in accordance with the chapter is infeasible from a technical, mechanical, structural or economic standpoint. Since the required findings required under Section 13.48.240 cannot be made as outlined above, the applicants submitted the following evidence to support a claim of economic hardship which is outlined in more detail in Attachment E.

The Project consists of a 525,000 square foot office building (Icon) and a 415-unit residential tower (Echo). The Echo residential tower and Icon office tower is proposed to be financed and constructed separately. The applicants asserted that as proposed, the mixed-uses of the Project are financially viable. The applicants reported that the office and residential return on costs metrics are 7.5% and 5.0%, respectively and that these returns are important to attract equity from investors and construction financing from a bank.

The applicant evaluated three different alternative designs (Scheme A, B and C) for the Echo residential tower that could potentially increase conformance with the goals of the Standards and Guidelines and enhance compatibility of the residential building with the St. James Square City Landmark District. The documentation submitted by the applicants illustrates and compares the total costs for the Project and anticipated financial returns on the three design alternatives.

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In Scheme A, the Echo residential tower would be set back 20 feet from East St. John Street (where a 10-foot street setback is currently proposed) and the height of the building would be reduced from 265 feet to 70 feet. The residential tower would be six stories high and connected via a podium on the basement floor to the fourth floor. This alternative also proposes a reduction in the width of the building along North 3
rd Street facing St. James Square and would consist of
one level of below-grade parking, four levels of above-grade parking, and residential and fitness space on the upper floors (floors five and six). The office tower would remain as proposed because it is located outside the St. James Square City Landmark District. The proposed 70-foot height and 20-foot setback from East St. John Street could potentially achieve compatibility with the St. James Square City Landmark District because the building could be conceptually compatible in size, scale, proportion, and massing to the historic district, which is the source of the detriment to historic integrity of the district. The historic district features two to four story buildings, generally rectangular in plan that are large in bulk and mass and setback from the street between 10 and 30 feet (often on platforms). While this alternative has not been fully developed to level of detail as the Project, the massing study indicates the reduced height and setback from East St. John Street could conceptually conform with the Secretary of the Interior’s Standards for the Treatment of Historic Properties because the height, form, massing and setback of the residential building could be generally compatible with the contributing buildings in the St. James Square City Landmark District. In addition, this alternative could comply with the Site Layout/Setbacks and Landscaping sections of the St. James Square Historic District Design Guidelines with the significantly increased setback where landscaping could be placed. Since the setback, size, scale, proportion, and massing of this alternative could be compatible with the historic district, features, such as fenestration and architecture features, could be refined to achieve maximum conformance with the Standards and Guidelines, but the reduction in height and setback alone could sufficiently avoid the detriment of the proposed new construction to the St. James Square City Landmark District. The applicants reported that this design would result in a reduction of 385 units to 30 units and when 385 residential units are removed from the project, the return on costs would drop from 5.00% to a negative 4.03%.

In Scheme B, the Echo residential tower would be reduced in height for the portion of the building along North 4
th Street from 268 feet to 135 feet for the majority of the building along East St. John Street, the corner nearest to St. James Square around which the historic district is centered and would setback 10 feet from East St. John Street from a 40-foot podium height where a 5-foot, one story recess is currently proposed above the fifth floor. This alternative also proposes a reduction in the width of the building along North 3 rd Street facing St. James Square.

Under this alternative, the residential tower would be approximately 13 and 15 stories high and connect to the office tower via a podium on the basement floor to the fourth floor. This alternative would consist of one level of below-grade parking, four levels of above-grade parking, eight and ten floors of residential space, and one floor of fitness space. The office tower would remain as proposed because it is located outside the St. James Square City Landmark District. While this alternative has not been fully developed to the level of detail as the Project, the massing study indicates the size and scale of the building could be reduced and the proportion and massing could be more responsive to the St. James Square Historic District Design Guidelines. The 10-foot setback above the fifth floor creates the visual appearance of a podium level which more closely relates to the historic district featuring two to four story buildings that are generally rectangular in plan and large in bulk and mass. The variation in height of the building could reduce the massing and scale of the 135-foot portion of the residential building would be similar in height to the adjacent Tetra Tech building, a noncontributing building in the historic district on the corner of East St. John Street and North 3 rd
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Street. As a result, this alternative could achieve greater conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties and could be more compatible with the contributing buildings in the St. James Square City Landmark District. This alternative would not comply with the Site Layout/Setbacks and Landscaping sections of the St. James Square Historic District Design Guidelines because it provides no setback from the property line or opportunity for landscaping in front of the building. While this alternative could reduce and vary the building heights and improve the massing of the building by visually creating a podium level and streetwall along East St. John Street, the Echo residential tower could be less detrimental to the St. James Square City Landmark District. The applicants reported that this alternative would reduce the number of residential units by 190 to 225 units and with the removal of 190 residential units, the return on costs drops by 323 basis points to 1.77%. As in Scheme A, the applicants asserted that the Icon office development would assume the residential soft costs spent to date, property taxes, site, demo and parking costs and the Icon office development return would decrease to 6.55%.

In Scheme C, the Echo residential tower would have no height reduction along North 4 th Street
and a minor reduction in height along East St. John Street, and would have a 20-foot setback of the building along East St. John Street from a 40-foot podium height. This alternative also proposes a reduction in the width of the building along North 3 rd Street facing St. James Park.

Under this alternative, the residential tower would be 23 and 25 stories high and connected to the office tower via a podium on the basement floor to the fourth floor. This alternative would consist of one level of below-grade parking, four levels of above-grade parking, 18 and 20 floors of residential space, and one floor of fitness space. The office tower would remain as proposed because it is located outside the St. James Square City Landmark District. This alternative would reduce the height of the portion of the Echo residential tower facing St. James Square by two stories. The building would be set back 20 feet from East St. John Street from a 40-foot podium height where a 5-foot, one story recess is currently proposed above the fifth floor. While this alternative has not been fully developed to the level of detail as the Project, the massing study indicates the size and scale of the building could be reduced and the proportion and massing could be more responsive to the St. James Square Historic District Design Guidelines. The 20- foot setback above the fifth floor creates a more significant podium level than the reduced height alternative to 160 and 135 Feet, which would even more closely relate the building to the historic district featuring two to four story buildings that are generally rectangular in plan and large in bulk and mass. The minor variation in height of the portion of the residential tower facing St.

James Square could slightly reduce the massing and scale residential building, but it would greatly exceed the height of the adjacent Tetra Tech building, a non-contributing building in the historic district, and the contributing buildings in the historic district. As a result, this alternative could achieve greater conformance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties and could be more compatible with the contributing buildings in the St. James Square City Landmark District. This alternative would not comply with the Site Layout/Setbacks and Landscaping sections of the St. James Square Historic District Design Guidelines because it provides no setback from the property line or opportunity for landscaping in front of the building. By slightly reducing the building height, this alternative could improve the massing of the building and could create a truer podium level and streetwall along East St.

John Street and the Echo residential tower could be less detrimental to the St. James Square City Landmark District. This alternative would reduce the Echo residential tower by 70 units to 345 units. Under Scheme C, the return on cost would drop 112 basis points to 3.88%.

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The three alternatives described above would result in a loss of residential units, square footage and amenities. The applicants asserted that as the number of residential units decrease resulting from the conceptual conformance or partial conformance with the Standards and Guidelines, the return on cost would dramatically decrease, and would make the return on cost for the office tower development decrease and both buildings would be financially infeasible to construct. The applicants asserted that a return on costs below 5.0% would not attract the necessary capital to build the residential development, and the office development would no longer be financially viable as its return on costs would drop below the necessary 7.5%. In summary, the information presented indicates the design alternatives for the Echo residential tower to conceptually conform or partially conform with the Standards and Guidelines would result in returns that the applicants asserted create economic hardship and would make the Project as a whole financially infeasible.

If the City Council is unable to make the required findings required under Section 13.48.240 for issuance of a HP permit that that the work will not be detrimental to a historic district and the work is consistent with the spirit and purposes of the Historic Preservation Ordinance, the City Council may nevertheless issue a HP permit under Section 13.48.260 of the Historic Preservation Ordinance if it finds that denial of the HP permit would cause immediate and substantial hardship on the applicant because development in accordance with the chapter is infeasible from a technical, mechanical, structural or economic standpoint. The draft approval conditions for the Historic Preservation Permit (File No. H21-007) are outlined below.

APPROVED SUBJECT TO THE FOLLOWING CONDITIONS:

1. Historic Preservation Permit Limitations. This Historic Preservation Permit does not authorize any land uses. Land uses are separately regulated by Title 20 of the San Jose Municipal Code (Zoning Ordinance).

2. Acceptance of Permit. Per Section 13.48.270(D), should the permittee fail to file a timely and valid appeal of this Permit within the applicable appeal period, such inaction by the permittee shall be deemed to constitute all of the following on behalf of the permittee:
a. Acceptance of the Permit by the permittee; and
b. Agreement by the permittee to be bound by, to comply with, and to do all things required of or by the permittee pursuant to all of the terms, provisions, and conditions of this permit or other approval and the provisions of Chapter 13.48 applicable to such Permit.

3. Timing. No work on the buildings may be implemented unless and until this Historic Preservation Permit is released to the Building Division.

4. Building Permit. Obtainment of a Building Permit is evidence of acceptance of all conditions specified in this document and the applicant's intent to fully comply with said conditions.

5. Conformance to Plans. Construction and development shall conform to the conditions in this Historic Preservation Permit, and plans, entitled “Icon-Echo Office and Residential, San José, CA,” dated January 31, 2022, last update dated March 18, 2022, on file with the Department of Planning Building, and Code Enforcement. If there are inconsistencies among the Permits and the plans, this Permit take precedence.

6. Salvage. Preservation organizations and other interested parties shall be contacted at least 30 days prior to demolition activities and given the opportunity to examine the buildings located at 128 East St. John Street, 95 North 4
th Street, and 77 North 4th Street and to salvage any
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architectural and building elements. Documentation of the salvage offer/s shall be submitted to the City’s Historic Preservation Officer.

7. Interpretation/Commemoration: In consultation with a qualified architectural historian and design professional, and under the direction of the Historic Preservation Officer, the Permittee shall develop an interpretive and/or commemorative program of the St. James Square City Landmark District that may include one or more interpretive displays, artworks, electronic media, smartphone apps, and other means of presenting information regarding the history and development of the historic district. The program may concentrate on those contextual elements that are specific to the buildings that will be demolished or the greater historic district. Display panels, if included in the interpretive program, shall be placed at, or as near as possible to, the location where the buildings were historically located. The conceptual interpretive program shall be reviewed and approved by the Historic Preservation Officer prior to the issuance of demolition permit(s) for 128 East St. John Street, 95 North 4 th Street, and 77
North 4
th Street and shall be fully implemented and/or installed before the issuance of a certificate of occupancy for the Echo residential tower.

8. No Signage Approval. Any signage shown on the Approved Plan Set is conceptual only.

Signs are subject to review and approval through the submittal of a Sign Permit application (Permit Adjustment) https://www.sanjoseca.gov/home/showpublisheddocument?id=15381.

9. Plan Modifications. Any modifications to the approved plans will require a Historic Preservation Permit Amendment or Adjustment at the discretion of the Director of Planning.

10. Permit Expiration. This Permit shall automatically expire in four years from and after the date of issuance hereof by the Director of Planning, if within such time period, a Building Permit has not been obtained, pursuant to and in accordance with the provision of this Permit. The date of issuance is the date this Permit is approved by the Director of Planning.

However, the Director of Planning may approve a Historic Preservation Permit Adjustment/Amendment to extend the validity of this Permit in accordance with Chapter

13.48 of the Municipal Code (Historic Preservation Ordinance). The Historic Preservation Permit Adjustment/Amendment must be approved prior to the expiration of this Permit.

11. Conformance with Municipal Code. No part of this approval shall be construed to permit violation of any part of the San José Municipal Code.

12. Revocation. This Historic Preservation Permit is subject to revocation for violation of any of its provisions or conditions.

13. Building Division Clearance for Issuing Permits. Prior to the issuance of a Building Permit, the following requirements must be met to the satisfaction of the Chief Building Official:
a. Construction Plans. This permit file number, HP21-007 shall be printed on all construction plans submitted to the Building Division.
b. Americans with Disabilities Act. The permittee shall provide appropriate access as required by the Americans with Disabilities Act (ADA).
c. Construction Plan Conformance. A project construction plan conformance review by the Planning Division is required. Planning Division review for project conformance will begin with the initial plan check submittal to the Building Division. Prior to any building permit issuance, building permit plans shall conform to the approved Planning development permits and applicable conditions.

File No. HP21-007

Page 21 of 21 ends

14. Conformance Required with Approved Mitigation, Monitoring and Reporting Program for the Final Supplemental Environmental Impact Report (FSEIR) for the Icon-Echo Mixed-Use Project adopted by City Council by Resolution No. XXXXX.

CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
The City of San José, as the lead agency for the project, prepared a Draft Supplemental Environmental Impact Report (Draft SEIR) to the Downtown Strategy 2040 Final EIR (State Clearinghouse Number 2021090554), which was circulated for public review and comment for 45 days, from Friday, June 17, 2022 through Monday, August 1, 2022. The Draft SEIR and documents referenced in the Draft SEIR are available for review online at the City of San José’s “Active EIRs” website at www.sanjoseca.gov/activeeirs.

PUBLIC HEARING NOTIFICATION
A notice of the public hearing was distributed to the owners and tenants of all properties located within 1,000-feet of the project site, published in a newspaper of general circulation, and posted on the City website. The staff report is also posted on the City’s website. Staff has been available to respond to questions from the public.

Project Manager: Dana Peak Edwards
Approved by: /s/ Robert Manford, for Christopher Burton, Director for Planning, Building and Code Enforcement
Date:

Attachments:

Exhibit A: October 6, 2021 HLC Action Minutes
Exhibit B: Project Plan Set
Exhibit C: Historic Resource Assessment (TreanorHL, April 5, 2022) Exhibit D: Icon Echo Project St. James Square Historic District Design Guidelines and the Secretary of the Interior’s Standards Compliance Review (Treanor HL, April 5, 2022) Exhibit E: Hardship Letter (Urban Catalyst, February 23, 2022) Owner/Address Architect/Address
UC Chevron Owner LCC
UC 49 N 4th Street Owner LLC
99 S Almaden Boulevard, Suite 500
San Jose, CA 95113
WRNS Studio
501 Second Street, Suite 402
San Francisco, CA 94107
HP21-007
Links to the Attachments Exhibit A-E
Click on the title to view document
Exhibit A: October 6, 2021 HLC Action Minutes
Exhibit B: Project Plan Set
Exhibit C: Historic Resource Assessment (TreanorHL, April 5, 2022) Exhibit D: Icon Echo Project St. James Square Historic District Design Guidelines and the Secretary of the Interior’s Standards Compliance Review (Treanor HL, April 5, 2022) Exhibit E: Hardship Letter (Urban Catalyst, February 23, 2022) 5 4
SA
N
F
R

AN CI S
C
O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FA
X
WWW W. RNSSTUDIO. OC
M
01 SECOND ST
REET
T
H LF ORO STE., 402
5 4
SA
N
F
R

AN CI SC O
CALIFORNIA 94107
415.489.2224 TEL415.358.9100 FA
X
WWW W. RNSSTUDIO. OC M
01 SECOND ST
REET
T
H LF ORO STE., 402
5 4
SA
N
F
R

AN CI SC O
CALIFORNIA 94107
415.489.2224 TEL415.358.9100 FA
X
WWW W. RNSSTUDIO. OC M
01 SECOND ST
REET
T
H LF ORO STE., 402
PROJECT NO.: DATE ISSUES
03/26/2021 PRELIMINARY COMPREHENSIVE REVIEW
AHJ # REVISION LIST
# DATE
SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022SPECIAL USE PERMIT RESUBMITTAL #3 03/18/2022

ICON ECHO - OFFICE & RESIDENTIAL

SAN JOSE, CA
SPECIAL USE PERMIT RESUBMITTAL #3
03/18/2022

URBAN CATALYST

ICON ECHO - OFFICE & RESIDENTIAL
20037.00
SAN JOSE, CAURBAN CATALYSTCOVERG00
FILE NO. SP21-031

PROJECT DIRECTORY
ARCHITECTMEPWRNS STUDIO, LLP501 SECOND STREETSUITE 402SAN FRANCISCO, CA 94107415-489-2224 CIVILCIVIL ENGINEERING ASSOCIATES, INC.2055 GATEWAY PLAZASUITE 550SAN JOSE, CA 95110408-453-1066 PAE ENGINEERS48 GOLDEN GATE AVENUESAN FRANCISCO, CA 94102415-544-7500

LANDSCAPE
GLS ARCHITECTURE + LANDSCAPE2677 MISSION STREETSAN FRANCISCO, CA 94110415-285-3614 STRUCTURALDCI ENGINEERSONE POST STREETSUITE 1050SAN FRACISCO, CA 94104415-781-1505 TRASH MANAGEMENTAMERICAN TRASH MANAGEMENT1900 POWELL STREETSUITE 890EMERYVILLE, CA 94608 ENVIRONMENTALDAVID J. POWERS AND ASSOCIATES1871 THE ALAMEDASUITE 200SAN JOSE, CA 95126 UTILITIESRADIUS DESIGN LLC1460 MARIA LANESUITE 420WALNUT CREEK, CA 94598

PROJECT OVERVIEW
PROJECT OVERVIEWTHE APPLICANT PROPOSES TO DEVELOP APNS 467-20-079, 467-20-081, 467-20-060, AND THE SURFACE PARKING LOT OF APN 467-20-080 THAT WILL BE SOLD TO APPLICANT AS PART OF A PARCEL SPLIT. TOTAL AREA OF REDEVELOPMENT IS JUST OVER 2.1 ACRES. THESE APNS ARE CURRENTLY ACCESSED VIA CURB CUTS ON E. ST JOHN, 4TH ST, AND E. SANTA CLARA.

SITE ZONING OVERVIEWIMPLEMENTATION OF THE PROJECT WOULD INCLUDE THE DEMOLITION OF ALL STRUCTURES ON-SITE, PLUS THE REMOVAL OF OTHER ABOVE AND BELOW GRADE STRUCTURES AT THE GAS STATION ON THE CORNER OF E. SANTA CLARA AND 4TH ST. THE APPLICANT PROPOSES TO CONSTRUCT:

RESIDENTIAL
• MAXIMUM NUMBER OF UNITS: 415• MINIMUM PARKING RATIO 1:1, SHARED WITH OFFICE. • HEIGHT: UP TO 267 FEET • FLOORS: UP TO 27 FLOORS • PARKING: 1 LEVEL BASEMENT AND 4 ABOVE GRADE LEVELS OF PARKING.

COMMERCIAL
• SQUARE FOOTAGE: UP TO 525,000 GSF OF OFFICE • MINIMUM PARKING RATIO: 2/1000, INCLUDES SHARED RESIDENTIAL PARKING. • PLUS 30 PARKING SPACES FOR TOWN PARK TOWERS.
• HEIGHT: UP TO 282 FEET • FLOORS: UP TO 24 FLOORS AND 1 BASEMENT LEVEL RETAIL
• SQUARE FOOTAGE: UP TO 8500 SF • NO PARKING FOR RETAIL PER DOWNTOWN STANDARDS SUSTAINABILITY GOALSTHE PROJECT WILL COMPLY WITH THE CITY REQUIRED CALIFORNIA GREEN BUILDING STANDARDS CODE (CALGREEN TIER 1 NON-VOLUNTARY MEASURES) AND CALIFORNIA BUILDING CODE (CBC) REQUIREMENTS WHICH INCLUDE DESIGN PROVISIONS INTENDED TO REDUCE WASTEFUL ENERGY CONSUMPTION. THE PROPOSED DEVELOPMENT WOULD BE DESIGNED TO ACHIEVE LEED SILVER CERTIFICATION CONSISTENT WITH SAN JOSE COUNCIL POLICY 6-32 & SAN JOSE REACH CODE ORDINANCE 2020 ENERGY REQUIREMENTS, THOUGH NO SPECIFIC BUILDING MEASURES HAVE BEEN IDENTIFIED AT THIS TIME.

VICINITY MAP SHEET INDEX145 E SANTA CLARA ST, SAN JOSE, CA 95113

PROJECT SITE

LOCATION MAP

SAN JOSE, CA
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LF OR O STE., 402
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LF OR O STE., 402
SHEET NO:SHEET TITLE:

ISSUES DATE
DATE:SCALE:

All drawings and written material appearing herein constitute original and unpublished work of theArchitect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022SPECIAL USE PERMIT RESUBMITTAL #3 03/18/2022 12" = 1'-0"
3 1
/
8 2
/
0 2
2 1
1 2
:
5 5
:
7 A

M SHEET INDEX, PROJECT INFORMATION
G01
03/18/2022

ICON ECHO -OFFICE &RESIDENTIALSAN JOSE, CA
001-IDX
20037.00
Sheet
Document
Number SHEET # SHEET NAME
00 GENERAL000-TS G00 COVER002-G G02 BUILDING CODE SUMMARY003-PD G03 DESIGN NARRATIVE004-P G04 EXISTING SITE PHOTOS & APN MAP005-G G05 PERSPECTIVE - N 4TH ST.006-G G06 PERSPECTIVE - N 4TH ST & ST JOHN007-G G07 PERSPECTIVE - SANTA CLARA & 4TH008-G G08 STREET VIEW - SANTA CLARA @ 4TH009-G G09 STREET VIEW - ST. JOHN @ 4TH010-G G10 STREET VIEW - SANTA CLARA TOWARD 4TH011-G G11 LEVEL 5 - AMENITY OCCUPANT LOAD PLAN01 CIVIL011-E C01 EXISTING CONDITIONS PLAN012-C C02 CIVIL SITE PLAN013-C C03 GRADING & DRAINAGE PLAN014-C C04 UTILITY PLAN015-C C05 STORMWATER MANAGEMENT PLAN016-C C06 STORMWATER MANAGEMENT DETAILS016A-C C07 FIRE PROTECTION PLAN02 LANDSCAPE017-L L01 LANDSCAPE SITE PLAN018-L L02 LAYOUT, MATERIAL, AND PLANTING PLAN – GROUND LEVEL SOUTH019-L L03 LAYOUT, MATERIAL, AND PLANTING PLAN – GROUND LEVEL NORTH020-L L04 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 5 RESI021-L L05 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 24 RESI022-L L06 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 3 OFFICE023-L L07 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 5 OFFICE024-L L08 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 9 OFFICE025-L L09 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 10 OFFICE026-L L10 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 11 OFFICE027-L L11 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 12 OFFICE028-L L12 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 13 OFFICE029-L L13 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 14 OFFICE030-L L14 LAYOUT, MATERIAL, AND PLANTING PLAN – LEVEL 15 OFFICE031-L L15 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 16 OFFICE (NOT USED)032-L L16 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 17 OFFICE033-L L17 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 18 OFFICE (NOT USED)034-L L18 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 19 OFFICE (NOT USED)035-L L19 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 20 OFFICE036-L L20 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 21 OFFICE037-L L21 LANDSCAPE DETAILS038-L L22 LANDSCAPE DETAILS039-TR L23 TREE REMOVAL PLAN04 ARCHITECTURAL001-IDX G01 SHEET INDEX, PROJECT INFORMATION040-A A01 ARCHITECTURAL SITE PLAN, ZONING INFO041-A A02 ARCHITECTURAL ROOF PLAN042-A A03 ILLUSTRATIVE ELEVATIONS - RESIDENTIAL NORTH / SOUTH043-A A04 ILLUSTRATIVE ELEVATIONS - RESIDENTIAL EAST / WEST044-A A05 ILLUSTRATIVE ELEVATIONS - OFFICE NORTH / SOUTH045-A A06 ILLUSTRATIVE ELEVATIONS - OFFICE EAST / WEST046-A A07 SITE SECTIONS047-A A08 SITE SECTIONS048-A A09 OVERALL FLOOR PLAN - LEVEL B1 & L1049-A A10 OVERALL FLOOR PLAN - LEVEL 2 & 3050-A A11 OVERALL FLOOR PLAN - LEVEL 4 & 5051-A A12 FLOOR PLAN - RESIDENTIAL LEVEL 1052-A A13 FLOOR PLAN - RESIDENTIAL LEVEL 2053-A A14 FLOOR PLAN - RESIDENTIAL LEVEL 3054-A A15 FLOOR PLAN - RESIDENTIAL LEVEL 4055-A A16 FLOOR PLAN - RESIDENTIAL LEVEL 5056-A A17 FLOOR PLAN - RESIDENTIAL LEVEL 6-23057-A A18 FLOOR PLAN - RESIDENTIAL LEVEL 24058-A A19 FLOOR PLAN - RESIDENTIAL LEVEL 25059-A A20 FLOOR PLAN - RESIDENTIAL LEVEL ROOF060-A A21 FLOOR PLAN - OFFICE LEVEL 1061-A A22 FLOOR PLAN - OFFICE LEVEL 2062-A A23 FLOOR PLAN - OFFICE LEVEL 3063-A A24 FLOOR PLAN - OFFICE LEVEL 4064-A A25 FLOOR PLAN - OFFICE LEVEL 5065-A A26 FLOOR PLAN - OFFICE LEVEL 6066-A A27 FLOOR PLAN - OFFICE LEVEL 7069-A A28 FLOOR PLAN - OFFICE LEVEL 8070-A A29 FLOOR PLAN - OFFICE LEVEL 9071-A A30 FLOOR PLAN - OFFICE LEVEL 10-16072-A A31 FLOOR PLAN - OFFICE LEVEL 17073-A A32 FLOOR PLAN - OFFICE LEVEL O20074-A A33 FLOOR PLAN - OFFICE LEVEL ROOF075-A LT01 LIGHTING INFORMATION076-A LT02 SITE LIGHTING CALCULATIONS077-A LT03 AMENITIES TERRACE LIGHTING CALCULATIONS078-A LT04 OFFICE TERRACE LIGHTING CALCULATIONS10 TRASH 079-B TR0.1 OVERALL FLOOR PLAN - LEVEL 1
080-B TR1.0 COMMUNAL TRASH ROOM - LEVEL 1081-B TR1.1 RESIDENTIAL TRASH ROOM082-B TR1.2 TRASH STAGING PLAN - PHASE 1083-B TR1.3 ROLL-OFF STUDYAND BIN PATH OF TRAVEL - LEVEL 1084-B TR2.0 CHUTE DETAILS11 UTILITIES085-U JT-1 JOINT TRENCH TITLE SHEET086-U JT-2 JOINT TRENCH INTENT CODE SUMMARY: OFFICE BUILDING (CBC 2019)

REQUIRED FIRE

RESISTIVE RATINGS

PRIMARY STRUCTURAL FRAME

SUPPORTING ROOF LOADS ONLY

BEARING WALLS - EXTERIOR

BEARING WALLS - INTERIOR

SUPPORTING ROOF LOADS ONLY

NON-BEARING WALLS - EXTERIOR

NON-BEARING WALLS - INTERIOR

FLOOR CONSTRUCTION

ROOF CONSTRUCTION

STAIRWAY ENCLOSURE

SHAFT ENCLOSURES
TYPE OF CONSTRUCTION TYPE 1A
3 HOUR
NO RATING (REDUCED 1 HOUR PER FOOTNOTE a)
3 HOUR
3 HOUR
3 HOUR
SEE “FIRE SEPARATION DISTANCE” BELOW

NO RATING REQUIRED
2 HOUR (UL DESIGN #D-902)

1.5 HOUR (UL DESIGN #D-902)
2 HOUR
(SEE “FLOOR OPENINGS & SHAFTS” BELOW)
2 HOUR
(SEE “FLOOR OPENINGS & SHAFTS” BELOW)
CHAPTER 6
TABLE 601
CHAPTER 3
508.3

ALLOWABLE HEIGHT
ALLOWABLE NO. OF STORIES

ALLOWABLE AREA
TABLE 504.3
TABLE 504.4
TABLE 506.2
UL
UL
UL
602.2

OCCUPANCY

CLASSIFICATION

THE BUILDING IS CLASSIFIED AS NONSEPARATED MULTI-OCCUPANCY WITH THE FOLLOWING OCCUPANCIES:

BUSINESS GROUP B (PRIMARY OCCUPANCY)
ASSEMBLY OCCUPANCY A-2 (ACCESSORY OCCUPANCY)
STORAGE S-2 (PARKING GARAGE)

ALLOWABLE BUILDING

HEIGHT & AREA

NOT REQUIRED WHERE THE FLOOR LEVEL IS NOT FOUR OR

MORE STORIES ABOVE/BELOW THE LOWEST LEVEL OF EXIT
DISCHARGE.
1009.2.1

NOT REQUIRED FOR EXIT STAIRWAYS IN BUILDINGS

EQUIPPED THROUGHOUT WITH AUTOMATIC SPRINKLER

SYSTEMS INSTALLED IN ACCORDANCE WITH SECTION
903.3.1.1.

ACCESSIBLE MEANS OF
EGRESS

ALL STAIRWAYS QUALIFY AS AN ACCESSIBLE MEANS OF
EGRESS PER CBC 1009.2 ITEMS 2-4: 44" MINIMUM WIDTH.
1009.3
EXCEPTION 2
1009.3
EXCEPTION 5

TWO-WAY COMMUNICATION SYSTEM REQUIRED AT

LANDING SERVING EACH ELEVATOR BANK, ON ALL
ACCESSIBLE FLOORS ABOVE GRADE.
1009.8
MINIMUM CORRIDOR WIDTH TABLE 1020.2
*FOR CORRIDORS SERVING BOTH A & B OCCUPANCIES, THE SHORTEST DEAD END DISTANCE GOVERNS.
44", BUT NOT LESS THAN 0.15 INCH PER OCCUPANT
44”, BUT NOT LESS THAN 0.15 INCH PER OCCUPANT
1020.4
1020.4,
EXCEPTION 2
20'-0"
50'-0"
EXIT ACCESS TRAVEL DISTANCE TABLE 1017.2
TABLE 1006.2.1

EXIT PASSAGEWAYS
MINIMUM EGRESS WIDTH = 44" , BUT NOT LESS THAN 0.2 INCH PER OCCUPANT EXIT PASSAGEWAYS SHALL BE CONSTRUCTED AS FIRE BARRIERS PER SECTION 707 OR HORIZONTAL ASSEMBLIES PER SECTION 711. ENCLOSURE SHALL HAVE MINIMUM ONEHOUR RATED CONSTRUCTION.

EXIT PASSAGEWAYS ON THE LEVEL OF EXIT DISCHARGE SHALL TERMINATE AT AN EXIT DISCHARGE. EXIT PASSAGEWAYS ON OTHER LEVELS SHALL TERMINATE AT AN EXIT EXCEPT AS PERMITTED IN SECTION 402.8.7, OPENINGS IN EXIT PASSAGEWAY OTHER THAN

UNPROTECTED EXTERIOR OPENINGS SHALL BE LIMITED TO THOSE NECESSARY FOR EXIT ACCESS TO THE EXIT PASSAGEWAY FOR NORMALLY OCCUPIED SPACES. 1024.2
1024.3
1024.4
1024.5
1006.2.1.1
AUTOMATIC SPRINKLER SYSTEM SHALL COMPLY WITH SECTION 903.

STANDPIPE SYSTEMS SHALL COMPLY WITH SECTION 905.

AUTOMATIC SPRINKLER
SYSTEM
903
905
A-2 OCCUPANCY:

B OCCUPANCY:
250'-0"
300'-0"
A-2 OCCUPANCY:

B OCCUPANCY:

CORRIDOR DEAD ENDS
A-2 OCCUPANCY:

B OCCUPANCY:

CODE SUMMARY: RESIDENTIAL BUILDING (CBC 2019)

REQUIRED FIRE

RESISTIVE RATINGS

PRIMARY STRUCTURAL FRAME

SUPPORTING ROOF LOADS ONLY

BEARING WALLS - EXTERIOR

BEARING WALLS - INTERIOR

SUPPORTING ROOF LOADS ONLY

NON-BEARING WALLS - EXTERIOR

NON-BEARING WALLS - INTERIOR

FLOOR CONSTRUCTION

ROOF CONSTRUCTION

STAIRWAY ENCLOSURE

SHAFT ENCLOSURES
TYPE OF CONSTRUCTION TYPE 1A
3 HOUR
NO RATING (REDUCED 1 HOUR PER FOOTNOTE a)
3 HOUR
3 HOUR
3 HOUR
SEE “FIRE SEPARATION DISTANCE” BELOW

NO RATING REQUIRED
2 HOUR (UL DESIGN #D-902)

1.5 HOUR (UL DESIGN #D-902)
2 HOUR
(SEE “FLOOR OPENINGS & SHAFTS” BELOW)
2 HOUR
(SEE “FLOOR OPENINGS & SHAFTS” BELOW)
CHAPTER 6
TABLE 601
CHAPTER 3
508.3

ALLOWABLE HEIGHT
ALLOWABLE NO. OF STORIES

ALLOWABLE AREA
TABLE 504.3
TABLE 504.4
TABLE 506.2
UL
UL
UL
602.2

OCCUPANCY

CLASSIFICATION

THE BUILDING IS CLASSIFIED AS NONSEPARATED MULTI-OCCUPANCY WITH THE FOLLOWING OCCUPANCIES:

RESIDENTIAL R-2 (PRIMARY OCCUPANCY)
ASSEMBLY OCCUPANCY A-2 (ACCESSORY OCCUPANCY)
STORAGE S-2 (PARKING GARAGE)

ALLOWABLE BUILDING

HEIGHT & AREA

ACTUAL HEIGHT
ACTUAL NO. OF STORIES

ACTUAL AREA
(PER FLOOR)

ACTUAL AREA
(TOTAL BUILDING)
265'-0"
25 STORIES + PENTHOUSE (PH)
LEVEL B1:

LEVEL 1:

LEVEL 2:

LEVEL 3:

LEVEL 4:

LEVEL 5:

LEVEL R6:

LEVEL R7:

LEVEL R8:

LEVEL R9:

LEVEL R10:

LEVEL R11:

LEVEL R12:

LEVEL R13:

TOTAL BLDG (RESIDENTIAL + PARKING):

ACTUAL BUILDING

HEIGHT & AREA
35,815 FT2
37,961 FT2
35,901 FT2
38,359 FT2
36,177 FT2
35,349 FT2
15,525 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
LEVEL R14:

LEVEL R15:

LEVEL R16:

LEVEL R17:

LEVEL R18:

LEVEL R19:

LEVEL R20:

LEVEL R21:

LEVEL R22:

LEVEL R23:

LEVEL R24:

LEVEL R25:
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
17,927 FT2
14,306 FT2
12,310 FT2
536,772 SF

FIRE SEPARATION RATING

REQUIREMENTS FOR

EXTERIOR WALLS BASED

ON FIRE SEPARATION

DISTANCE
0 FT < X < 5 FT =
5 FT ≤ X < 10 FT =
10 FT ≤ X < 30 FT =
30 FT ≤ X =
CHP. 6
TABLE 602

MAXIMUM AREA OF

EXTERIOR WALL

OPENINGS BASED ON FIRE

SEPARATION DISTANCE
MAXIMUM AREA OF EXTERIOR WALL OPENINGS (AS PERCENTAGE OF WALL AREA) TABLE 705.8 2 HR
2 HR
2 HR
NR

UNPROTECTED,

SPRINKLERED (UP,S)

PROTECTED (P)
0' - 3 '
NP
NP
3'-5'
15%
15%
5'-10'
25%
25%
10'-15'
45%
45%
15'-20'
75%
75%
20'-25'
NL
NL
25'-30'
NL
NL
(NP=NOT PERMITTED, NL=NO LIMIT)

FLOOR OPENINGS &
SHAFTS
2 HOUR
(X<4 STORIES = 1 HR, HOWEVER “SHAFT ENCLOSURES SHALL NOT HAVE A FIRERESISTANCE RATING NOT LESS THAN THE FLOOR ASSEMBLY PENETRATED. BUT NEED NOT EXCEED 2 HOURS.”)
CHP. 7
713.4

DISTANCE
REQ'D
RATING
OCCUPANT LOAD TABLE 1004.1.2
200 GROSS
300 GROSS
15 NET
15 NET

RESIDENTIAL

STORAGE/MECH/ELEC ROOMS

ASSEMBLY, UNCONCENTRATED
(LESS THAN 750 SF/50 OCC)

ASSEMBLY, UNCONCENTRATED
(DINING FACILITY)
RESIDENTIAL R-2
ASSEMBLY GROUP A-2

OCCUPANT LOAD
(SF PER OCCUPANT)

OCCUPANCY FUNCTION OF SPACE

CLASSIFICATION

MEANS OF EGRESS

EXIT WIDTH FOR MEANS OF EGRESS COMPONENTS OTHER THAN STAIRWAYS MINIMUM EGRESS WIDTH = 0.15 INCH PER OCCUPANT
(SPRINKLER SYSTEM & EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM PROVIDED) 1005.3.2
EXCEPTION 1

EXIT WIDTH FOR STAIRWAYS
MINIMUM EGRESS WIDTH = 44" , BUT NOT LESS THAN 0.2 INCH PER OCCUPANT (SPRINKLER SYSTEM & EMERGENCY VOICE/ALARM COMMUNICATION SYSTEM PROVIDED) 1005.3.1
EXCEPTION 1
1011.2
A-2 OCCUPANCY:

R-2 OCCUPANCY:

S-2 OCCUPANCY:

TABLE 1006.2.1
49 30
29 75'-0"
125'-0"
100'-0"

THREE EXITS OR MORE REQUIRED
THREE EXITS REQUIRED FOR SPACES WITH OCCUPANT LOADS OF 501 TO 1,000.

FOUR EXITS REQUIRED FOR SPACES WITH OCCUPANT LOADS GREATER THAN 1,000. 1006.2.1.1
SPACES WITH ONE EXIT OR EXIT ACCESS DOORWAY (PERMITTED FOR EITHER CONDITION):

MAX OCC LOAD

MAX COMMON

PATH OF TRAVEL
MINIMUM CORRIDOR WIDTH TABLE 1020.2
44", BUT NOT LESS THAN 0.15 INCH PER OCCUPANT
44”, BUT NOT LESS THAN 0.15 INCH PER OCCUPANT
20'-0" 1020.4
20'-0"
EXIT ACCESS TRAVEL DISTANCE TABLE 1017.2

EXIT PASSAGEWAYS
MINIMUM EGRESS WIDTH = 36" (50 OCC OR LESS), 44" FOR 50 OCC OR MORE , BUT NOT LESS THAN 0.2 INCH PER OCCUPANT
EXIT PASSAGEWAYS SHALL BE CONSTRUCTED AS FIRE BARRIERS PER SECTION 707 OR HORIZONTAL ASSEMBLIES PER SECTION 711. ENCLOSURE SHALL HAVE MINIMUM ONEHOUR RATED CONSTRUCTION.

UNPROTECTED EXTERIOR OPENINGS SHALL BE LIMITED TO THOSE NECESSARY FOR EXIT ACCESS TO THE EXIT PASSAGEWAY FOR NORMALLY OCCUPIED SPACES. 1024.2
1024.3
1024.4
1024.5
AUTOMATIC SPRINKLER SYSTEM SHALL COMPLY WITH SECTION 903.

STANDPIPE SYSTEMS SHALL COMPLY WITH SECTION 905.

AUTOMATIC SPRINKLER
SYSTEM
903
905
A-2 OCCUPANCY:

R-2 OCCUPANCY:
250'-0"
250'-0"
A-2 OCCUPANCY:

R-2 OCCUPANCY (50 OCC OR MORE):

CORRIDOR DEAD ENDS
A-2 OCCUPANCY:

R-2 OCCUPANCY:

INTERIOR OPENING AND

WINDOW FIRE

PROTECTION RATINGS
TABLE 716.5
TABLE 716.6
1 HR FIRE PARTITION
1 HR FIRE BARRIER
1 HR SMOKE BARRIER
2HR PARTITION/SHAFT
20 MIN.
60 MIN.
20 MIN.
90 MIN.

MAX TESTED
100 IN2

MAX TESTED
100 IN2
45 MIN.

NP
45 MIN.

NP
NP= NOT PERMITTED

TYPE OF ASSEMBLY DOOR RATING

DOOR VISION

PANEL SIZE

DOOR SIDELITE/

TRANSOM WINDOW

AREA OF PENTHOUSE SHALL NOT EXCEED ONE-THIRD OF THE AREA OF THE SUPPORTING ROOF DECK. (SEE DIAGRAM BELOW FOR COMPLIANCE)

PENTHOUSES SHALL NOT BE USED FOR PURPOSES OTHER THAN THE SHELTER OF MECHANICAL EQUIPMENT, TANKS, VERTICAL SHAFT OPENINGS IN THE ROOF ASSEMBLY.

PENTHOUSE AREA

LIMITATION
1510.2.2
1510.2.3
FIRE ALARM SYSTEM FIRE ALARM SYSTEM SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 907.2. 907.2 ACCESSIBLE MEANS OF 1009.2.1
EGRESS
1009.3
EXCEPTION 2
1009.3
EXCEPTION 5
1009.8

ACTUAL HEIGHT
ACTUAL NO. OF STORIES

ACTUAL AREA
(PER FLOOR)

ACTUAL AREA
(TOTAL BUILDING)
265'-0"
20 STORIES + PENTHOUSE (PH)
LEVEL B1:

LEVEL 1:

LEVEL 2:

LEVEL 3:

LEVEL 4:

LEVEL 5:

LEVEL O6:

LEVEL O7:

LEVEL O8:

LEVEL O9:

LEVEL O10:

LEVEL O11:

TOTAL BLDG (OFFICE + PARKING):

ACTUAL BUILDING

HEIGHT & AREA
53,696 FT2
46,668 FT2
40,502 FT2
49,804 FT2
41,430 FT2
50,447 FT2
41,081 FT2
50,769 FT2
31,265 FT2
50,769 FT2
44,263 FT2
44,624 FT2

FIRE SEPARATION RATING

REQUIREMENTS FOR

EXTERIOR WALLS BASED

ON FIRE SEPARATION

DISTANCE
0 FT < X < 5 FT =
5 FT ≤ X < 10 FT =
10 FT ≤ X < 30 FT =
30 FT ≤ X =
CHP. 6
TABLE 602

MAXIMUM AREA OF

EXTERIOR WALL

OPENINGS BASED ON FIRE

SEPARATION DISTANCE
MAXIMUM AREA OF EXTERIOR WALL OPENINGS (AS PERCENTAGE OF WALL AREA) TABLE 705.8 2 HR
2 HR
2 HR
NR

UNPROTECTED,

SPRINKLERED (UP,S)

PROTECTED (P)
0' - 3 '
NP
NP
3'-5'
15%
15%
5'-10'
25%
25%
10'-15'
45%
45%
15'-20'
75%
75%
20'-25'
NL
NL
25'-30'
NL
NL
(NP=NOT PERMITTED, NL=NO LIMIT)

DISTANCE REQ'D RATING
OCCUPANT LOAD TABLE 1004.1.2
150 GROSS
300 GROSS
15 NET
15 NET

BUSINESS AREAS

STORAGE/MECH/ELEC ROOMS

ASSEMBLY, UNCONCENTRATED
(LESS THAN 750 SF/50 OCC)

ASSEMBLY, UNCONCENTRATED
(DINING FACILITY)

BUSINESS GROUP B
ASSEMBLY GROUP A-2

OCCUPANT LOAD
(SF PER OCCUPANT)

OCCUPANCY FUNCTION OF SPACE

CLASSIFICATION
LEVEL O12:

LEVEL O13:

LEVEL O14:

LEVEL O15:

LEVEL O16:

LEVEL O17:

LEVEL O18:

LEVEL O19:

LEVEL O20:

LEVEL PH:
45,890 FT2
42,013 FT2
42,898 FT2
44,219 FT2
40,877 FT2
36,804 FT2
27,558 FT2
27,557 FT2
27,558 FT2
4,793 FT2
884,995 SF

MEANS OF EGRESS

B OCCUPANCY:

S-2 OCCUPANCY:
49 49
29 75'-0"
100'-0"
100'-0"

THREE EXITS OR MORE REQUIRED
THREE EXITS REQUIRED FOR SPACES WITH OCCUPANT LOADS OF 501 TO 1,000.

FOUR EXITS REQUIRED FOR SPACES WITH OCCUPANT LOADS GREATER THAN 1,000.

SPACES WITH ONE EXIT OR EXIT ACCESS DOORWAY (PERMITTED FOR EITHER CONDITION):

MAX OCC LOAD

MAX COMMON

PATH OF TRAVEL

INTERIOR OPENING AND

WINDOW FIRE

PROTECTION RATINGS
TABLE 716.5
TABLE 716.6
1 HR FIRE PARTITION
1 HR FIRE BARRIER
1 HR SMOKE BARRIER
2HR PARTITION/SHAFT
20 MIN.
60 MIN.
20 MIN.
90 MIN.

MAX TESTED
100 IN2

MAX TESTED
100 IN2
45 MIN.

NP
45 MIN.

NP
NP= NOT PERMITTED

TYPE OF ASSEMBLY DOOR RATING

DOOR VISION

PANEL SIZE

DOOR SIDELITE/

TRANSOM WINDOW

AREA OF PENTHOUSE SHALL NOT EXCEED ONE-THIRD OF THE AREA OF THE SUPPORTING ROOF DECK. (SEE DIAGRAM BELOW FOR COMPLIANCE)

PENTHOUSES SHALL NOT BE USED FOR PURPOSES OTHER THAN THE SHELTER OF MECHANICAL EQUIPMENT, TANKS, VERTICAL SHAFT OPENINGS IN THE ROOF ASSEMBLY.

PENTHOUSE AREA

LIMITATION
1510.2.2
1510.2.3
FIRE ALARM SYSTEM FIRE ALARM SYSTEM SHALL BE PROVIDED IN ACCORDANCE WITH SECTION 907.2. 907.2

AREA OF REFUGE

TWO-WAY

COMMUNICATION
SYSTEM

STAIRWAYS

NOT REQUIRED WHERE THE FLOOR LEVEL IS NOT FOUR OR

MORE STORIES ABOVE/BELOW THE LOWEST LEVEL OF EXIT
DISCHARGE.

NOT REQUIRED FOR EXIT STAIRWAYS IN BUILDINGS

EQUIPPED THROUGHOUT WITH AUTOMATIC SPRINKLER

SYSTEMS INSTALLED IN ACCORDANCE WITH SECTION
903.3.1.1.

ALL STAIRWAYS QUALIFY AS AN ACCESSIBLE MEANS OF
EGRESS PER CBC 1009.2 ITEMS 2-4: 44" MINIMUM WIDTH.

TWO-WAY COMMUNICATION SYSTEM REQUIRED AT

LANDING SERVING EACH ELEVATOR BANK, ON ALL
ACCESSIBLE FLOORS ABOVE GRADE.

AREA OF REFUGE

TWO-WAY

COMMUNICATION
SYSTEM

STAIRWAYS

BUILDING CODE NARRATIVE

THE ICON/ECHO OFFICE BUILDING AND RESIDENTIAL TOWER IS PROPOSED AS FULLY SPRINKLERED, TYPE IA CONSTRUCTION. THE PROPOSED USES OF THE BUILDING FALL UNDER THE FOLLOWING OCCUPANCY GROUPS:
• GROUP B: OFFICE
• GROUP A-2: ASSEMBLY
• GROUP R-2: RESIDENTIAL
• GROUP S-2: PARKING STRUCTURE

EACH OF THE USES IDENTIFIED HAS AN UNLIMITED NUMBER OF STORIES IN TYPE IA CONSTRUCTION AS DEFINED IN CBC TABLE 504.4 AND HAS UNLIMITED AREA PER STORY AS DEFINED IN CBC TABLE 506.2.

THE PROPOSED PROJECT IS REQUIRED TO MEET THE REQUIREMENTS OF CBC SECTION 403 HIGH RISE BUILDINGS AS THE HIGHEST OCCUPIABLE FLOOR IS GREATER THAN 75’ ABOVE THE GROUND PLANE.

ADDITIONAL FIRE SERVICE ACCESS ELEVATORS ARE REQUIRED PER CBC SECTION 403.6 FOR BUILDINGS WITH OCCUPIABLE FLOORS 120’ OR GREATER ABOVE THE GROUND PLANE.

AS ALL OF THE BUILDING COMPONENTS ARE OF TYPE IA CONSTRUCTION THE PROJECT UTILIZES SECTION 508 MIXED USE AND OCCUPANCY, SPECIFICALLY SECTION 508.3 FOR NON-SEPARATED

OCCUPANCIES AND THEREFORE NO HORIZONTAL SEPARATION IS UTILIZED BETWEEN THE PARKING STRUCTURE AND OTHER OCCUPANCIES (PLEASE REFER TO THE BUILDING CODE SUMMARY SHEET 9A).

CURRENT CALIFORNIA CODES
CALIFORNIA BUILDING CODE 2019
CALIFORNIA FIRE CODE 2019
CALIFORNIA ELECTRICAL CODE 2019
CALIFORNIA MECHANICAL CODE 2019
CALIFORNIA PLUMBING CODE 2019
CALIFORNIA ENERGY CODE 2019
CALIFORNIA GREEN BUILDING STANDARDS CODE (CAL GREEN) 2019

PLEASE REFER TO ATTACHED LETTER SUBMITTED FOR SPECIFIC QUESTIONS SURROUNDING THE PROPOSED CODE PATH FOR THE ICON/ECHO PROJECT.
5 4

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415.489.2224 TEL
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415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
12" = 1'-0"
1 2
/
7 2
/
0 2
2 5:0
4 4: 7
P
M

BUILDING CODE

SUMMARY
G02
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
002-G
20037.00

DESIGN NARRATIVE

EXISTING SITE
The project site consists of four existing parcels totaling approximately 2.1 acres located along North 4 th Street
between East Santa Clara Street and East Saint John Street. The four parcels are: APN# 467-20-060 which is currently occupied by single story Commercial Uses with associated parking, APN# 467-20-081 which is currently occupied by the single story First Presbyterian Church, APN# 467-20-080, which is currently occupied by surface parking that serves Town Park Towers and APN# 467-20-079 which is currently occupied by a Chevron gas station (please see Sheet 1B). It is anticipated that all of the existing structures will be demolished as a part of the project.

PROPOSED PROJECT
The project is comprised of up to 525,000 gross square foot commercial office uses, up to 8,500 SF of retail uses along E Santa Clara Street and up to 415 residential units. A proposed four-story parking structure containing 1134 spaces provides parking at 2.5 spaces/1000 sq. ft. for the commercial uses, and 1 space/unit in a shared parking model. An additional 30 stalls are provided for the Town Park Towers Senior Living facility as replacement parking.

Overall Building Massing Strategy
The overall building massing for the Icon/Echo project has been designed to take advantage of and augment the particular conditions of the site, create a dynamic presence and embrace San Jose’s mild climate, while fulfilling the intent of the SJDDG. The overall strategy is to anchor the corners and streets of the site with programmatic elements which allows the formation of an amenity deck between the primary massing elements. Extensive exterior spaces at a variety of scales are carved into the facades and blur the boundaries between inside and out providing exterior workplace opportunities in the Office building and public and private open space in the residential tower. The Residential tower anchors the northern portion of the site, while the Commercial office building anchors the southern portion. Each of the programmatic elements is formed by a clear and coherent organizational idea.

Office Building (Icon)
The Icon Office building is conceived as a base volume that forms the podium fronting onto East Santa Clara and around the corner on North 4
th Street. Further down 4th Street, the base merges with the tower volume forming a focal point across the intersection from City Hall. Both the base and tower volumes subsume an 8-tier parking structure which is shielded from view behind a cartridge of three 20-ft-tall office floors. Above the Podium level, the tower volume steps back from the street clearly articulating the scale of the historic district across the street and the adjacent Alliance building.

At the Street level, a 4-ft setback of 20 vertical ft widens the Santa Clara sidewalk to 20 ft and provides an enhanced streetscape and human scale at the pedestrian level. This same setback increases to 7 ft at the corner of Santa Clara and 4
th St, creating a 24-ft-wide sidewalk for a more generous pedestrian experience.

The Podium level sets back 25 ft at varying heights, preserving the Santa Clara Street natural view corridor to the Eastern Hills and responding to the varied heights of the relevant historic buildings across East Santa Clara. The massing is broken down vertically as well as horizontally by two-story niches in a counterpoint rhythm. These staggered slots work with the façade articulation to create a bonding course of smaller intersecting volumes. Between the breaks, a field is established and extends up through the Skyline level.

At the Skyline level, the established field of office facade is carved away to highlight and reveal two-story “lanterns”.

The location of these “lanterns” are carefully positioned to leverage urbanistic views to and from the building. The voids in the façade feature connecting stairs and exterior terraces, while the lanterns contain interior spaces for gatherings. The lantern at the setback along Santa Clara St harkens a clock tower, accentuating the view corridor and linking the Pedestrian, Podium and Skyline levels.

While setbacks help give relief to adjacent historic buildings, we also are working to find architectural alignment with Town Park Towers, which makes such an important statement along 3rd Street. The transitional height of the podium volume at 80 feet helps transition between the lower historic Sperry and Alliance buildings, and the taller potentiallyhistoric Town Park Towers building. Additionally, the podium wall facing the rear of the historic buildings is articulated with decorative panels to resonate with the fenestration patterns and smaller proportions of the historic context without mimicking its traditional architectural language (see diagram related to 4.2.4 – Façade).

Residential Tower (Echo)
The Echo Residential tower is conceived as two tower elements that interlock at the corner of East St. John and North 4 th Streets. One tower runs parallel to North 4th Street, while the other tower steps down along East St. John toward St. James Square; the applicant will work with the city to mitigate any shadows created in the park. Both of the towers sit atop a 4-tier parking structure which is shielded from public view by liner units on levels three and four that form the Podium level and fully activate street life. The tower elements are separated from the Podium level by an Amenity deck that slides under the tower volumes to East St. John St, providing green space that ties visually to St. James Square. An additional exterior space sits atop the lower tower volume, further orienting the development toward the park.

At the Pedestrian level, the design features a well-defined entry and double-height lobby on park-lining St John Street.

Clear glass at ground level allows pedestrians to see interior activity. Level 1 is set back 5 feet at the corner of St John and 4th St to create a wider sidewalk and provides for a 2 feet pedestrian setback from the property line.

At the Podium level the massing exhibits architectural definition to provide visual interest and human scale. While Level 3 and 4 hold the street edge corner, vertical elements hearken the columns and pilasters of the historic context.

Openings are recessed and delineated with surrounds/frames, with a greater proportion of wall to window. Light earthtone, textured/ribbed cementitious panels play well with the stucco and terra cotta of the historic context. This massing is finished with a strong, simple cornice line at +40 feet, matching several neighboring buildings in the district.

At the Skyline level, the tower negotiates a transition zone from 2 to 4-story, 30-40-foot tall buildings surrounding St.

James Square, through the 90 foot-tall non-contributing 96 N 3rd Street, to 260-foot-tall Echo, on to the 300 foot-tall Miro towers on 4th/Santa Clara. The scale of the residential tower is broken up by a series of exterior spaces arranged to tie the project to the park on the north and to the amenities deck on the south. Lanai-like horizontal elements create a juxtaposition to the vertical tapestry-like façade of solid and void that run along the North 4 th Street volume. The
intersection of the two volumes is accentuated by a slot at the corner, where landscape elements or possibly artwork could feature. The north façade lanai is composed of a plane set back 5 feet with solaria and balconies extending out to the property line, creating a solid-void relationship common in neighboring buildings. This layering provides visual interest through depth and shadow, while enabling residents to enjoy the historic district not only by looking out upon it, but also by inhabiting it.

Similar to the Office building, the west façade of the Residential tower forms a zero lot line, which limits allowable openings. A recessed balcony space at the westward studio unit is off the property line enough that it allows for openings, visually activating the west façade.
5 4

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CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
12" = 1'-0"
1 2
/
8 2
/
0 2
2 3:5
6 4: 5
P
M

DESIGN NARRATIVE
G03
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
003-PD
20037.00

4.2.4a - MASSING
A transitional massing steps down in height to align with Alliance Building: retail scale continues the along the urban edge of E. Santa Clara.

4.3.1 - PODIUM MASSING
The massing is broken down vertically as well as horizontally by two-story niches in a counterpoint rhythm. These staggered slots work with the façade articulation to create a bonding course of smaller intersecting volumes, while establishing a field that sets up larger carving moments in the Skyline Level around the "lanterns".

4.2.4 - FACADE
The podium wall facing the rear of the historic buildings is articulated with decorative panels that resonate with the fenestration patterns and smaller proportions of the historic context without mimicking its traditional architectural language.

4.3.2 - SKYLINE MASSING
The office and residential towers are separated an average 67ft, creating a dynamic roof line along N. 4th Street for a cityscape that is memorable and distinctive. Landscaped terraces within provide visual interest to the rear-facing Town Park Towers.

4.2.2c - REAR TRANSITION
A variety of setbacks and architectural treatments defer to historic neighbors and negotiate their varying heights.

ORIENTATION TO VIEWS/PARK
One tower runs parallel to North 4
th Street, while the other tower steps down along East
St. John toward St. James Square.

4.2.2a - HEIGHT TRANSITION
The building sets back 25 ft at varying heights, preserving the Santa Clara Street natural view corridor to the Eastern Hills and responding to the varied heights of the historic context. The mass on the Santa Clara property line is 40 vertical feet.

ENGAGEMENT TO STREET
Architectural definition in the podium level provides visual interest and human scale, while Level 3 and 4 massing holds the street edge at the corner,

PARCEL FIVE
APN 467-20-040

PARCEL FIVE
APN 467-20-019

ST JOHN STREET

SANTA CLARA STREET

THIRD STREET

FOURTH STREET

PARCEL FIVE
APN 467-20-040

PARCEL FIVE
APN 467-20-019

ST JOHN STREET

SANTA CLARA STREET

THIRD STREET

FOURTH STREET
P
P
P
P
P

P P P P P P P

P P P P

P P P P
N. 4TH STREET
E. SANTA CLARA STREET
E. SAINT JOHN ST.
(E) RESIDENTIAL
APN: 467-20-080
(E) OFFICE
467-20-078
(E) OFFICE
APN: 467-20-068
(E) RETAIL
467-200-072
N. 3RD STREET
(E) CHURCH &

SURFACE PARKING
APN: 467-20-081
(E) COMMERCIAL / RETAIL &

SURFACE PARKING
APN: 467-20-060
(E) SURFACE

PARKING
APN: 467-20-080
(E) GAS STATION
APN: 467-20-079
(TO BE DEMOLISHED) (TO BE DEMOLISHED) (TO BE DEMOLISHED) (TO BE DEMOLISHED)
(E) COMMERCIAL
467-20-017
(E) RESIDENTIAL
467-20-018
(E) RESIDENTIAL
467-20-089
(E) COMMERCIAL
467-20-041
(E) COMMERCIAL
467-20-075
(E) COMMERCIAL
467-21-002
(E) COMMERCIAL
467-21-004
(E) COMMERCIAL
467-23-035
(E) COMMERCIAL
467-23-036
(E) COMMERCIAL
467-23-037
(E) COMMERCIAL
467-23-038
(E) COMMERCIAL
467-23-039
(E) COMMERCIAL
467-23-102
(E) COMMERCIAL
467-22-149

A B C D
E
F
G
K J H
L
M
(13,488 SF) (6,779 SF)
(2,260 SF)
5 4

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CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
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TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1" = 50'-0"
1 2
/
7 2
/
0 2
2 5:0
5 0: 0
P
M

EXISTING SITE PHOTOS
& APN MAP
G04
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
004-P
20037.00
A. DONNER LOFTS @ 4TH & E. ST JAMES B. SP+ 4TH ST. PARKING STRUCTURE C. MIRO CONDOMINIUMS (IN CONSTRUCTION) D. SAN JOSE CITY HALL @ 4TH ST & E. SANTA CLARA E. GROUND FLOOR RETAIL & APARTMENTS
F. GROUND FLOOR RETAIL & HOTEL CARIANNA
K. ST. JAMES PARK @ E. ST JOHN & 3RD ST J. TOWN PARK TOWERS H. SPERRY BUILDING & ALLIANCE BUILDING G. GROUND FLOOR RETAIL & APARTMENTS @ 3RD & E. SANTA CLARA L. MITCHELL & WALWYN PARKING LOT @ E. ST JOHN & 3RD ST
M. MISC. RETAIL & PARKING LOT @ E. ST JOHN & 4TH ST
1" = 50'-0"

SITE PLAN - EXISTING APN MAP
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1 2
/
7 2
/
0 2
2 5:0
5 0: 1
P
M
PERSPECTIVE - N 4TH
ST.

G05
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
005-G
20037.00
SANTA CLARA & 4TH ST ST. JOHN ST & N 4TH ST

OFFICE BUILDING RESIDENTIAL TOWER
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1 2
/
7 2
/
0 2
2 5:0
5 0: 4
P
M
PERSPECTIVE - N 4TH ST
& ST JOHN
G06
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
006-G
20037.00
ST. JOHN ST & N 4TH ST
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1 2
/
7 2
/
0 2
2 5:0
5 0: 7
P
M

PERSPECTIVE - SANTA
CLARA & 4TH
G07
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
007-G
20037.00
SANTA CLARA & 4TH ST
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1 2
/
7 2
/
0 2
2 5:0
5 1: 1
P
M

STREET VIEW - SANTA
CLARA @ 4TH
G08
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
008-G
20037.00
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1 2
/
7 2
/
0 2
2 5:0
5 1: 4
P
M
STREET VIEW - ST. JOHN
@ 4TH
G09
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
009-G
20037.00
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1 2
/
7 2
/
0 2
2 5:0
5 1: 7
P
M

STREET VIEW - SANTA
CLARA TOWARD 4TH
G10
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
010-G
20037.00
142'-8"

DIST BTWN
EXITS
107'-10"

DIST BTWN EXITS
(1/3 DISTANCE =48'-3") 144'-10"
31'
-8"

DIST BTWN EXITS
(1/3 DISTANCE =28'-2") 84'-5"
74'-10"

DIST BTWN EXITS
(1/3 DISTANCE =44'-8") 134'-0"
(1/3 DISTANCE =6'-4")
19'-0"
19'-0"

EXIT SEPARATION
5,198 SF
26 200
X

RESIDENTIAL
AREA (L5)
732 SF
49 15
LANAI
2,787 SF
56 50

FITNESS
249 SF
5 50

SHOWERS
249 SF
5 50

SHOWERS
134 SF
3 50
GOLF

SIMULATOR
3,457 SF
231
15 CLUB
897 SF
18 50

OUTDOOR

FITNESS
370
399
399
85 86
232
313 313
370
80 170
24 204
34 35
81 86
350'154'
7,606 SF
508
15 EXTERIOR

TERRACE
3,373 SF
68 50

POOL AREA
1,289 SF
86 15

POOL DECK
241 SF
2 150
FLEX

KITCHEN
R.P.
351 SF
24 15
CLUB
55 SF
1 300
TRASH
SHEET NOTES1. SEE SHEET G-002, FOR OVERALL FIRE LIFE
SAFETY CODE INFORMATION.

2. SEE SHEET G-100 SERIES FOR OCCUPANT
LOADS.

3. SEE A-100 SERIES DRAWINGS FOR PARTITION
TYPE TAGS.

4. SEE A-601 FOR INTERIOR PARTITION SCHEDULE
AND DETAILS NOTING PARTITION CONSTRUCTION.

5. SEE DOOR SCHEDULE, SHEET A-701, FOR
ADDITIONAL DOOR RATING AND HARDWARE INFORMATION.

6. SEE WINDOW SCHEDULE, SHEET A-711, FOR
INTERIOR WINDOW RATING INFORMATION.

LEGEND

ROOM NAMEROOM NUMBERROOM OCCUPANT LOAD

ROOM NAME
101
27 1 HR FIRE PARTITIONFIRE EXTIGUISHER CABINET, SURFACE MOUNTED OR RECESSEDREFER TO _____ FOR FEC RECESSED IN RATED WALL REFER TO _____ FOR FEC MOUNTING HEIGHTSEXIT DISCHARGEPROVIDED EXIT DOOR WIDTHREQ'D EXIT DOOR WIDTHPROVIDED STAIR WIDTHREQ'D STAIR WIDTH 300'105'

MAX ALLOWABLE TRAVEL DISTANCE
32"48"
XX
INDICATES AN EXITCUMULATIVE OCC. LOAD AT CONVERGING POINT 18"44"

PATH OF EGRESS TRAVEL
& DIRECTION OF TRAVEL

ACTUAL TRAVEL DISTANCEALLOWABLEACTUAL
FEC
2 HR FIRE BARRIER3 HR FIRE BARRIERSPACE DIAGONAL MEASUREMENT1/3 OF DIAGONAL MEASUREMENTDISTANCE BTWN EXITSREMOTE POINT R.P.NUMBER OF OCCUPANTS EXITING

COMMON PATH
100'
75'
COMMON PATH OF EGRESS TERMINATIONR-2 OCCUPANCYR-2 ACCESSORY OCCUPANCYS-2 OCCUPANCYB OCCUPANCY 40 A-3 OCCUPANCY3 HR FIRE WALLS-1 OCCUPANCYSTANDPIPE 1 HR FIRE BARRIER1 HR EXTERIOR WALL2 HR EXTERIOR BEARING WALLOUTDOOR ASSEMBLY3 HR EXTERIOR WALLM OCCUPANCYA-2 OCCUPANCY 5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
SHEET NO:SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

If this drawing is not 30"x42", then the drawing has been revised from its original size.Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
SPECIAL USE PERMIT RESUBMITTAL #3 03/18/2022
1/16" = 1'-0"
3 1
/
7 2
/
0 2
2 4
0 :
9 3
:
5 P
M
LEVEL 5 - AMENITYOCCUPANT LOAD PLAN
G11
03/18/2022

ICON ECHO -OFFICE &RESIDENTIALSAN JOSE, CA
011-G
20037.00
1 1/16" = 1'-0"
AMENITY DECK OCCUPANCY LOAD& EGRESS - LEVEL 5
ECHO RESI & OFFICE TOWER SAN JOSE, CA 54SAN FRANCI SCO CALIFORNIA 94107 415. 489. 2224 TEL 415.358.9100 FAX W .WRNS TUDIO.COM 01 SECOND STRE T TH FLOOR, STE. 402 54SAN FRANCI SCO CALIFORNIA 94107 415. 489. 2224 TEL 415.358.9100 FAX W .WRNS TUDIO.COM 01 SECOND STRE T TH FLOOR, STE. 402 54SAN FRANCI SCO CALIFORNIA 94107 415. 489. 2224 TEL 415.358.9100 FAX W .WRNS TUDIO.COM 01 SECOND STRE T TH FLOOR, STE. 402 SHEET NO: SHEET TITLE: ISSUES DATE PROJECT NO.: 19-124 DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

UP UPDN DN TRASH

EXIT PASSAGEWAY TRANSFORMERS MAIN ELECTRICAL DOMESTIC WATER STAIR 2 STAIR 2
CORRIDOR PARKING SHAFT STAIR BIKE STORAGE RETAIL OFFICE LOBBY BIKE SHOWERS PROPOSED COMMERCIAL BUILDING "ICON" PROPOSED RESIDENTIAL BUILDING "ECHO" LOBBY/LOUNGE GENERATOR GENERATOR EM DIST DOMESTIC WATER TRASH MAIN ELECTRICAL SAINT JOHN STREET EXISTING DESCRIPTION LEGEND TO BE CONSTRUCTED ECHO RESI & OFFICE TOWER SAN JOSE, CA 54SAN FRANCISCO CALIFORNIA 94107 415. 489. 2224 TEL 415.358.9100 FAX W .WRNS TUDIO.COM 01 SECOND STRE T TH FLOOR, STE. 402 54SAN FRANCISCO CALIFORNIA 94107 415. 489. 2224 TEL 415.358.9100 FAX W .WRNS TUDIO.COM 01 SECOND STRE T TH FLOOR, STE. 402 54SAN FRANCISCO CALIFORNIA 94107 415. 489. 2224 TEL 415.358.9100 FAX W .WRNS TUDIO.COM 01 SECOND STRE T TH FLOOR, STE. 402 SHEET NO: SHEET TITLE: ISSUES DATE PROJECT NO.: 19-124 DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch KEYPLAN PRELIM COMPREHENSIVE REVIEW 03/26/2021 # REVISION LIST DATE SITE DEVELOPMENT PERMIT 07/19/2021 Civil Engineering Associates • • SPECIAL USE PERMIT 11/05/2021 RESUBMITTAL SPECIAL USE PERMIT 1/31/2022 RESUBMITTAL #2 SPECIAL USE PERMIT 3/18/2022 RESUBMITTAL #3 STORMWATER CONTROL DETAILS C06 7/19/21 ·· BIORETENTION & FLOW-THROUGH PLANTER NOTES: PROJECT SITE INFORMATION: BIOTREATMENT SOIL REQUIREMENTS TABLE 1 ROUTINE MAINTENANCE ACTIVITIES FOR FLOW-THROUGH PLANTERS NO. MAINTENANCE TASK FREQUENCY OF TASK 1 INSPECT THE PLANTER SURFACE AREA, INLETS AND OUTLETS FOR OBSTRUCTIONS AND TRASH; CLEAR ANY OBSTRUCTIONS AND REMOVE TRASH. QUARTERLY 2 INSPECT PLANTER FOR STANDING WATER. IF STANDING WATER DOES NOT DRAIN WITHIN 2-3 DAYS, THE SURFACE BIOTREATMENT SOIL SHOULD BE TILLED OR REPLACED WITH THE APPROVED SOIL MIX AND REPLANTED. USE THE CLEANOUT RISER TO CLEAR ANY UNDERDRAINS OF OBSTRUCTIONS OR CLOGGING MATERIAL. QUARTERLY 3 CHECK FOR ERODED OR SETTLED BIOTREATMENT SOIL MEDIA. LEVEL SOIL WITH RAKE AND REMOVE/REPLANT VEGETATION AS NECESSARY. QUARTERLY 4 MAINTAIN THE VEGETATION AND IRRIGATION SYSTEM. PRUNE AND WEED TO KEEP FLOW-THROUGH PLANTER NEAT AND ORDERLY IN APPEARANCE. QUARTERLY 5 EVALUATE HEALTH AND DENSITY OF VEGETATION. REMOVE AND REPLACE ALL DEAD AND DISEASED VEGETATION. REMOVE EXCESSIVE GROWTH OF PLANTS THAT ARE TOO CLOSE TOGETHER. ANNUALLY, BEFORE THE RAINY SEASON BEGINS 6 USE COMPOST AND OTHER NATURAL SOIL AMENDMENTS AND FERTILIZERS INSTEAD OF SYNTHETIC FERTILIZERS, ESPECIALLY IF THE SYSTEM USES AN UNDERDRAIN. ANNUALLY, BEFORE THE RAINY SEASON BEGINS 7 INSPECT THE OVERFLOW PIPE TO MAKE SURE THAT IT CAN SAFELY CONVEY EXCESS FLOWS TO A STORM DRAIN. REPAIR OR REPLACE ANY DAMAGED OR DISCONNECTED PIPING. USE THE CLEANOUT RISER TO CLEAR UNDERDRAINS OF OBSTRUCTIONS OR CLOGGING MATERIAL. ANNUALLY, BEFORE THE RAINY SEASON BEGINS 8 INSPECT THE ENERGY DISSIPATOR AT THE INLET TO ENSURE IT IS FUNCTIONING ADEQUATELY, AND THAT THERE IS NO SCOUR OF THE SURFACE MULCH. REMOVE ANY ACCUMULATION OF SEDIMENT. ANNUALLY, BEFORE THE RAINY SEASON BEGINS 9 INSPECT AND, IF NEEDED, REPLACE WOOD MULCH. IT IS RECOMMENDED THAT 2" TO 3" OF COMPOSTED ARBOR MULCH BE APPLIED ONCE A YEAR. ANNUALLY, BEFORE THE RAINY SEASON BEGINS 10 INSPECT SYSTEM FOR EROSION OF BIOTREATMENT SOIL MEDIA, LOSS OF MULCH, STANDING WATER, CLOGGED OVERFLOWS, WEEDS, TRASH AND DEAD PLANTS. IF USING ROCK MULCH, CHECK FOR 3” OF COVERAGE. ANNUALLY AT THE END OF THE RAINY SEASON AND/OR AFTER LARGE STORM EVENTS, 11 INSPECT SYSTEM FOR STRUCTURAL INTEGRITY OF WALLS, FLOW SPREADERS, ENERGY DISSIPATORS, CURB CUTS, OUTLETS AND FLOW SPLITTERS. ANNUALLY AT THE END OF THE RAINY SEASON AND/OR AFTER LARGE STORM EVENTS, TABLE 1 ROUTINE MAINTENANCE ACTIVITIES FOR MEDIA FILTERS NO. MAINTENANCE TASK FREQUENCY OF TASK 1 INSPECT FOR STANDING WATER, SEDIMENT, TRASH AND DEBRIS. MONTHLY DURING RAINY SEASON 2 REMOVE ACCUMULATED TRASH AND DEBRIS IN THE UNIT DURING ROUTINE INSPECTIONS. MONTHLY DURING RAINY SEASON, OR AS NEEDED AFTER STORM EVENTS 3 INSPECT TO ENSURE THAT THE FACILITY IS DRAINING COMPLETELY WITHIN FIVE DAYS AND PER MANUFACTURER’S SPECIFICATIONS. ONCE DURING THE WET SEASON AFTER MAJOR STORM EVENT. 4 REPLACE THE MEDIA PER MANUFACTURER’S INSTRUCTIONS OR AS INDICATED BY THE CONDITION OF THE UNIT. PER MANUFACTURER’S SPECIFICATIONS. 5 INSPECT MEDIA FILTERS USING THE ATTACHED INSPECTION CHECKLIST. QUARTERLY OR AS NEEDED OPERATION AND MAINTENANCE INFORMATION: STANDARD STORMWATER CONTROL NOTES: ·· UP 1,063 SF FIRE WATER STORAGE 1,015 SF FIRE PUMP 201 SF STAIR 2 44,387 SF PARKING (OFFICE) 858 SF FIRE WATER STORAGE 162 SF MECH 162 SF MECH 203 SF STAIR 2 230 SF STAIR 42 SF VEST. 1,340 SF ELEV. LOBBY 139 SF VEST. 266 SF STAIR 108 SF VEST. 176 SF ELEV. LOBBY 98 SF ELEC 83 SF EV ELEC. 552 SF PUMP SUBSTATION 360 SF EV ELEC. 154 SF EXHAUST ROOM 377 SF FIRE PUMP EMER. ELEC. Not Enclosed 132 SF VENT. 243 SF STAIR 1 190 SF STORAGE 338 SF MPOE 32,005 SF PARKING (RESIDENTIAL) PROPOSED COMMERCIAL BUILDING "ICON" PROPOSED RESIDENTIAL BUILDING "ECHO" UP FIRE PREVENTION NOTES FIRE PREVENTION NOTES ECHO RESI & OFFICE TOWER SAN JOSE, CA 54SAN FRANCISCO CALIFORNIA 94107 415. 489. 2224 TEL 415.358.9100 FAX W .WRNS TUDIO.COM 01 SECOND STRE T TH FLOOR, STE. 402 54SAN FRANCISCO CALIFORNIA 94107 415. 489. 2224 TEL 415.358.9100 FAX W .WRNS TUDIO.COM 01 SECOND STRE T TH FLOOR, STE. 402 54SAN FRANCISCO CALIFORNIA 94107 415. 489. 2224 TEL 415.358.9100 FAX W .WRNS TUDIO.COM 01 SECOND STRE T TH FLOOR, STE. 402 SHEET NO: SHEET TITLE: ISSUES DATE PROJECT NO.: 19-124 DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

ST JOHN

SANTA CLARA

MAIN ELECTRICAL GENERATOR BLDG MGMT & SECURITY
CORRIDOR STAIR 2 FIRE COMMAND

CORRIDOR STAIR EM DIST TRASH CORRIDOR

ELEC RETAIL

LOADING ELEVATOR LOBBY
UP PARKING (OFFICE) DOMESTIC WATER BIKE SHOWERS BIKE SHOWERS TRANSFORMERS TRANSFORMERS BIKE STORAGE OFFICE LOBBY STAIR VEST. BFP STAIR GAS METER ALCOVE WATER SERVICE RETAIL DN RETAIL M A T E R I A L L E G E N D - G R O U N D L E V E L P L A N T I N G L E G E N D - G R O U N D L E V E L ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING PLAN - GROUND LEVEL SOUTH 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/4/2022 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 SPECIAL USE PERMIT RESUBMITTAL #3 03/18/2022 N LAYOUT, MATERIAL, AND PLANTING PLAN - GROUND LEVEL SOUTH L02 12 14 16 18 20 HFDB 4TH STREET

SANTA CLARA

LEASING / WAITING TRASH LOBBY / LOUNGE
EXIT

PASSAGEWAY TRANSFORMERS

GENERATOR BIKE STORAGE UP PARKING (OFFICE) DOMESTIC WATER

OFFICEMAIL / PACKAGE

PACKAGES
FIRE

COMMAND STAIR MPOE WATER SERVICE ELECTRICAL RM

STAIR BFP TRUCK ENCLOSURE TRASH ENCLOSURE

PARKING
(RESIDENTIAL) MAIN ELECTRICAL
LOADING DN M A T E R I A L L E G E N D - G R O U N D L E V E L P L A N T I N G L E G E N D - G R O U N D L E V E L ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING PLAN - GROUND LEVEL NORTH 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/4/2022 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 SPECIAL USE PERMIT RESUBMITTAL #3 03/18/2022 N 1 3 5 7 10 HFDB L03 LAYOUT, MATERIAL, AND PLANTING PLAN - GROUND LEVEL NORTH TCM 15 4TH STREET

ST JOHN
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0" M A T E R I A L L E G E N D - R E S I D E N T I A L T E R R A C E S P L A N T I N G L E G E N D - R E S I D E N T I A L T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 5 RESI 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 1 3 5 7 10 HFDB L04 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 5 RESI TCM 14 TCM 11 DOCUMENT NO: 020-L 13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0" M A T E R I A L L E G E N D - R E S I D E N T I A L T E R R A C E S P L A N T I N G L E G E N D - R E S I D E N T I A L T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 24 RESI 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 1 3 5 7 10 HFDB L05 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 24 RESI TCM 12 TCM 13 DOCUMENT NO: 021-L 37,172 SF PARKING (OFFICE) 261 SF ELEC. 152 SF VENT. 103 SF VEST. 140 SF ELEC. 171 SF EMER. ELEC. 30 SF AFS STAIR 2 1,321 SF ELEV. LOBBY 126 SF VEST. 261 SF STAIR 2 377 SF CORRIDOR 295 SF STAIR 63 SF VEST. 7,207 SF OFFICE M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 3 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L06 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 3 OFFICE TCM 3 DOCUMENT NO: 022-L M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 7 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L07 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 5 OFFICE DOCUMENT NO: 023-L 186 SF ELEC. 175 SF EMER. ELEC. 203 SF MEN'S 126 SF JAN 603 SF STAIR 2 49 SF VEST. 301 SF STAIR 2 82 SF VEST. 1,547 SF ELEV. LOBBY 135 SF ELEC 38,317 SF OFFICE 64 SF VEST. 293 SF STAIR 281 SF WOMEN'S M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 9 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L08 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 9 OFFICE TCM 5 TCM 6 DOCUMENT NO: 024-L 126 SF JAN 135 SF ELEC 186 SF ELEC. 123 SF EMER. ELEC. 52 SF PRV 767 SF ELEV. LOBBY 603 SF STAIR 2 49 SF VEST. 301 SF STAIR 2 82 SF VEST. 39,602 SF OFFICE 292 SF STAIR 64 SF VEST. 203 SF MEN'S 281 SF WOMEN'S M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 11 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L10 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 11 OFFICE DOCUMENT NO: 026-L 135 SF ELEC 186 SF ELEC. 123 SF EMER. ELEC. 52 SF PRV 767 SF ELEV. LOBBY 126 SF JAN 293 SF STAIR 64 SF VEST. 203 SF MEN'S 281 SF WOMEN'S 38,095 SF OFFICE 49 SF VEST. 603 SF STAIR 2 301 SF STAIR 2 82 SF VEST. M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 12 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L11 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 12 OFFICE TCM 6 DOCUMENT NO: 027-L 135 SF ELEC 186 SF ELEC. 123 SF EMER. ELEC. 52 SF PRV 767 SF ELEV. LOBBY 126 SF JAN 203 SF MEN'S 281 SF WOMEN'S 295 SF STAIR 62 SF VEST. 72 SF VEST. 262 SF STAIR 2 307 SF STAIR 2 69 SF VEST. 37,226 SF OFFICE M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 14 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L13 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 14 OFFICE DOCUMENT NO: 029-L 135 SF ELEC 186 SF ELEC. 123 SF EMER. ELEC. 52 SF PRV 767 SF ELEV. LOBBY 126 SF JAN 203 SF MEN'S 281 SF WOMEN'S 293 SF STAIR 64 SF VEST. 72 SF VEST. 262 SF STAIR 2 307 SF STAIR 2 69 SF VEST. 35,266 SF OFFICE M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 15 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L14 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 15 OFFICE TCM 7 DOCUMENT NO: 030-L 186 SF ELEC. 123 SF EMER. ELEC. 52 SF 72 SF PRV VEST. 262 SF STAIR 2 767 SF ELEV. LOBBY 66 SF VEST. 290 SF STAIR 2 136 SF ELEC 299 SF
RESTROOMS 126 SF JAN 19,704 SF OFFICE 69 SF VEST. 307 SF STAIR 2 203 SF MEN'S 281 SF WOMEN'S M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 17 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L16 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 17 OFFICE TCM 4 TCM 8 TCM 9 DOCUMENT NO: 032-L 262 SF STAIR 2 72 SF VEST. 767 SF ELEV. LOBBY 307 SF STAIR 2 69 SF VEST. 186 SF ELEC. 123 SF EMER. ELEC. 55 SF PRV 22,326 SF OFFICE 126 SF JAN 203 SF MEN'S 285 SF WOMEN'S M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 20 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L19 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 20 OFFICE DOCUMENT NO: 035-L 233 SF EMER. ELEC. 219 SF MAIN ELEC. 283 SF FIRE PUMP 742 SF BOILER ROOM 71 SF VEST. 268 SF STAIR 308 SF STAIR69 SF VEST. M A T E R I A L L E G E N D - O F F I C E T E R R A C E S P L A N T I N G L E G E N D - O F F I C E T E R R A C E S ‘ “ ” 1 LAYOUT, MATERIAL, AND PLANTING LAYOUT - LEVEL 21 OFFICE 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 N 12 14 16 18 20 HFDB L20 LAYOUT, MATERIAL, AND PLANTING PLAN - LEVEL 21 OFFICE TCM 1 TCM 2 DOCUMENT NO: 036-L 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 LANDSCAPE DETAILS L21 ···· DOCUMENT NO: 037-L 1 CABANA PLAN & ELEVATION 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 LANDSCAPE DETAILS L22 2 LEVEL 5 TRELLIS PLAN DOCUMENT NO: 038-L 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN F R AN C I S C O C ALIFORNI A 9 41 0 7 41 5. 4 8 9. 2 2 2 4 TEL 41 5. 3 5 8. 91 0 0 F AX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SHEET NO: ISSUES DATE All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA SHEET TITLE: DATE: SCALE: KEYPLAN11/3/2021 PROJECT NO.: 2008 FILE NO.: SP21-031 PRELIM COMPREHENSIVE REVIEW 03/26/2021 SITE DEVELOPMENT PERMIT 07/19/2021 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 TREE REMOVAL AND PRESERVATION PLAN L23 1 TREE REMOVAL PLAN DOCUMENT NO: 039-TR (E) RESIDENTIAL
467-20-080
(E) OFFICE
467-20-078
(E) OFFICE
467-20-068
(E) RETAIL
467-200-072
(E) COMMERCIAL
467-20-017
(E) RESIDENTIAL
467-20-018
(E) RESIDENTIAL
467-20-089
(E) COMMERCIAL
467-20-041
(E) COMMERCIAL
467-20-075
(E) COMMERCIAL
467-21-002
(E) COMMERCIAL
467-21-004
(E) COMMERCIAL
467-23-035
(E) COMMERCIAL
467-23-036
(E) COMMERCIAL
467-23-037
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467-23-038
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467-23-102
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467-22-149
N. 4TH STREET
E. SANTA CLARA STREET
E. SAINT JOHN ST.

N. 3RD STREET
1 A07
2 A07
2 A08
1 A08
MAIN

ELECTRICAL

GENERATOR

BLDG MGMT
& SECURITY

CORRIDOR
STAIR 2
FIRE

COMMAND

LEASING /

WAITING
TRASH

LOBBY /
LOUNGE

CORRIDOR
EXIT

PASSAGEWAY
STAIR

EM DIST
TRASH

CORRIDOR
ELEC

TRANSFORMERS

GENERATOR
RETAIL

LOADING
BIKE

STORAGE

ELEVATOR
LOBBY
UP
UP

PARKING
(OFFICE)

DOMESTIC
WATER

OFFICEMAIL / PACKAGE

PACKAGES

DOMESTIC
WATER
BIKE

SHOWERS
BIKE

SHOWERS

TRANSFORMERS TRANSFORMERS
BIKE

STORAGE
OFFICE
LOBBY
FIRE

COMMAND

STAIR MPOE

ACCESS TO TOWN PARK TOWER PROPERTY

SHORT-TERM BIKE PARKING

SHORT-TERM

BIKE PARKING
STREETLIGHTRE: CIVIL
TREEWELLRE: LANDSCAPE
STAIR
VEST.

BFP
STAIR

GAS METER
ALCOVE
WATER

SERVICE

ELECTRICAL
RM

PEDESTRIAN

EASEMENT
STAIR
WATER

SERVICE

ENTRY/EXIT
27'-7"
BFP

SHORT-TERM BIKE PARKING

RETAILRETAIL
23'-9"
20'-5" 12'-4 1/2" 12'-4 1/2"
11'-6" 11'-6"
27'-9"
25'-7"
40'-9"
26'-10"
TRUCK

ENCLOSURE
TRASH

ENCLOSURE
14'-6"
24'-0"
27'-2"
9'-0"
18'-0"
32'-3"
36'-2"
9'
18'
TYP. STD STALL
TYP. COMPACT STALL, 8'x16'

PARKING
(RESIDENTIAL)
TYP. STD

MAIN STALL

ELECTRICAL

LOADING
25'-0"
2'
TPT
25'-0"
TPT
DOWNTOWN ZONING REGULATIONS | San José Municipal Code (SJMC) 20.70 LEGEND

ACCESSIBLE BUILDING ENTRANCEACCESSIBLE PATH OF TRAVEL
USES (SJMC 20.70.100)

RETAIL, GENERALOFFICES, BUSINESS & ADMIN

RESIDENTIAL, MULTIPLE OFF-STREET PARKING

TOTAL GROSS FLOOR AREA
8,500 SF
525,000 SF398,288 SF
458,458 SF

PARKING

NO PARKING

2.5 / 1000 SF
1 / UNIT
NA
OPEN SPACE AREAS*

RESIDENTIAL
COMMON OPEN SPACE:100 SF PER UNIT IF 25%
OR LESS OF UNITS HAVE PRIVATE OPEN SPACESPRIVATE OPEN SPACE:60 SF OF PRIVATE SPACE PERUNIT FOR 50% OF UNITS PER GUIDELINES** PROVIDED
100 SF X 415 = 41,500 SF
60 SF X 208 = 12,480 SF
23,892 SF
11,132 SF
*OPEN SPACE REQUIREMENTS BASED ON SAN JOSE RESIDENTIAL DESIGN GUIDELINES, CHAPTER 26 PAGE 153.

BICYCLE PARKING (SJMC 20.90)
SAN JOSE (SJMC 20.90.195)*
OFFICE: 1:4000 SFSHOWERS: 3 + 1 PER 150,000 SF
OVER 225,000SFRESIDENTIAL: 1:4 UNITS
LEED V4 (1,800 FTE)
OFFICE: 5% OF FTESHOWERS: 1 FOR FIRST 100
FTE, 1 PER 150 FTE AFTERRESIDENTIAL: 1 PER UNIT @ 415
CALGREEN (TITLE 24, PART 11: 5.106.4.1.2)
OFFICE: 5% OF PARKINGRESIDENTIAL: 5% OF PARKING

REQUIRED
525,000 / 4,000 = 132
3 + 1 + 1 = 5
415 / 4 = 104

REQUIRED

0.05 x 1,800 = 90
1 + (1700/150) = 13
415

REQUIRED

0.05 x 893 = 45

0.05 x 332 = 17
*PROJECT TO FOLLOW SAN JOSE DOWNTOWN ZONING REGULATIONS FOR LONG-TERM & SHORT-TERM BICYCLE PARKING

PROVIDED
132
5 104

PROVIDED

SEE ABOVESEE ABOVESEE ABOVE

PROVIDED

SEE ABOVESEE ABOVE
**RECOMMENDATIONS BASED ON DENSELY POPULATED URBAN AREAS WITH MORE THAN 50 DWELLING UNITS ON SITE, PRIVATE OPEN SPACES PER UNIT MAY BE DECREASED TO 50% OF TOTAL UNITS.

DOWNTOWN EPA

SITE / LOT AREADENSITY, COMMERCIAL

DENSITY, RESIDENTIALDENSITY, MIXED-USE

REQUIRED
91,916 SF (2.1 ACRES)
FAR 4.0; 30 STORIES
800 DU/AC; 30 STORIES
FAR UP TO 30.0; 30 STORIES

PROPOSED
COMMERCIAL = 1.23 ACRES RESIDENTIAL = 0.87 ACRES
8,500 + 525,000 =
533,500 / 91,916 = 5.8
415 / 2.1 = 198 DU/AC
533,500 + 398,288 + 458,623 =
1,390,411 / 91,916 = 15.13
OFF-STREET LOADING (SJMC 20.90.410)
PROFESSIONAL OFFICES (SJMC 20.70.420)
1 + 1 PER ADDITIONAL 100,000 SF AFTER INITIAL 175,000 SF (1+(275,000/100,000))RETAIL (SJMC 20.70.430)RESIDENTIAL (SJMC 20.70.435)200<UNITS<500 = 2 LOADING

DEVELOPMENT REGULATIONS
HEIGHT (TITLE 14 CFR PART 77)

RESIDENTIALOFFICE
SETBACKS (SJMC 20.70.210)

FRONT / REAR / SIDE / STREET

REQUIRED
< 265 FT
< 277.7 FT
0 / 0 / 0 / 0

PROPOSED
265 FT263 FT
0 / 0 / 0 / 0
LAND USE (SJ GEN. PLAN CH. 5)ZONING DISTRICT (SJMC 20.70.020)

DOWNTOWN
DC

EMPLOYMENT PRIORITY AREA
(EPA OVERLAY)

REQUIRED
402

PROVIDED
2 (+2 CURBSIDE)
02 REQUIRED
10% OF TOTAL: 0.10 x 1,255 = 126
10% OF TOTAL; 0.10 x 1,255 = 12655% OF TOTAL; 0.55 x 1,255 = 691

PROVIDED
126126
691
*SJMC 20.90.050: "FLOOR AREA" = 85% OF THE "TOTAL GROSS FLOOR AREA" OF THE BUILDING.

CLEAN AIR VEHICLE PARKING (SJMC 20.90)EV CHARGING SPACES (SJ ORDINANCE #30311)(SHARED PARKING MODEL: PERCENTAGES ARE A BLEND OF COMMERCIAL AND RESIDENTIAL REQUIREMENTS ) EVSE (10% / 10%)
EV READY (0% / 20%)EV CAPABLE (40% / 70%)

SEAT HEIGHT PLANTERS
OFF-STREET PARKING (SJMC 20.70.320)
TOTAL PARKING:

OFFICE + RESIDENTIAL + TPT
OFFICE:(FLOOR AREA* / 1,000 x 2.5) x 80%
RESIDENTIAL:415 UNITS x 1.0 (1:1 RATIO) x 80%DEDICATED TO TOWN PARK TOWERSADA PARKING STALLS (TITLE 24, CHP. 11: TABLE 11B-208.2) ADA STALLS (20 + 1 PER 100 OVER 1000)VAN ACCESSIBLE (23 / 6)DIMENSIONS (COMPACT & STANDARD)(SJMC 20.90.100: TABLE 20-220)

DRIVEWAY DIMENSIONS

REQUIRED
1,255
893
332
3023
4 8' X 16' & 9' X 18'
26'

PROPOSED
1,255
893332
(69 STALLS EXCLUSIVELY FOR
RESIDENTIAL, 263 SHARED)*
3022
5 8' X 16' & 9' X 18'
23'-6 TO 24'
*992 ACTUAL STALLS PROVIDED IN PROJECT. 992+263 SHARED = 1,255 PROPOSED COMMERCIAL CONDOMINIUMSPROJECT INLCUDES A SPECIAL USE PERMIT TO ALLOW UP TO 10 COMMERCIAL CONDOMINIUMS. MINIMUM SIZE OF COMMERCIAL CONDOMINIUMS IS 750SF EACH, PER SECTION 20.175.042 OF THE ZONING CODE. 5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
SHEET NO:SHEET TITLE:

ISSUES DATE
DATE:SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022SPECIAL USE PERMIT RESUBMITTAL #3 03/18/2022 As indicated
3 1
/
7 2
/
0 2
2 1
1 1
:
5 1
:
4 A
M

ARCHITECTURAL SITEPLAN, ZONING INFO
A01
04/11/2022

ICON ECHO -OFFICE &RESIDENTIALSAN JOSE, CA
040-A
20037.00
1 1" = 30'-0" SITE PLAN - GROUND
DN DN
UP
UP
(E) RESIDENTIAL
467-20-080
(E) OFFICE
467-20-078
(E) OFFICE
467-20-068
(E) RETAIL
467-200-072
(E) COMMERCIAL
467-20-017
(E) RESIDENTIAL
467-20-018
(E) RESIDENTIAL
467-20-089
(E) COMMERCIAL
467-20-041
(E) COMMERCIAL
467-20-075
(E) COMMERCIAL
467-21-002
(E) COMMERCIAL
467-21-004
(E) COMMERCIAL
467-23-035
(E) COMMERCIAL
467-23-036
(E) COMMERCIAL
467-23-037
(E) COMMERCIAL
467-23-038
(E) COMMERCIAL
467-23-039
(E) COMMERCIAL
467-23-102
(E) COMMERCIAL
467-22-149
N. 4TH STREET
E. SANTA CLARA STREET
E. SAINT JOHN ST.

N. 3RD STREET
1 A07
2 A07
2 A08
1 A08

AIR HANDLING UNITS

AIR COOLED

CHILLERS

AIR SOURCE HEAT
PUMPS
23'-3"

AIR COOLED

CHILLERS

COOLING
TOWER

AIR SOURCE HEAT
PUMPS

PV ARRAY
LEVEL 24

TERRACE
TPT GENSET,TO BE RELOCATED FROM PROJECT SITE; SEE SHEET 3A FOR LOCATIONS OF EXISTING UTILITIES. +255'-5"
+235'-3"
+263'-5"
+263'-5"
+249'-5"
ASSUMED PROPERTY LINE +264'-5"
+263'-0"
+201'-5" +206'-3"
+193'-0"
+165'-0"
+123'-0"
+42'-0"
LEVEL 17

TERRACE
LEVEL 5

TERRACE
LEVEL 15

TERRACE
LEVEL 12TERRACE
OFFICE
ROOF

RESIDENTIAL
ROOF

FIRE APPARATUS
LEGEND
HOSE LENGTH (RADIUS) R 5'-0"IMAGINARY SEPARATION LINE
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
SHEET NO:SHEET TITLE:

ISSUES DATE
DATE:SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

ARCHITECTURAL ROOFPLAN
A02
03/18/2022

ICON ECHO -OFFICE &RESIDENTIALSAN JOSE, CA
041-A
20037.00
1 1" = 30'-0" SITE PLAN - ROOF
5 4

SAN FRAN CI SCO
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1" = 20'-0"
1 2
/
7 2
/
0 2
2 5:0
3 2: 4
P
M

ILLUSTRATIVE

ELEVATIONS -

RESIDENTIAL NORTH /
SOUTH
A03
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
042-A
20037.00
3 1" = 20'-0"
RESIDENTIAL - ILLUSTRATIVE NORTH ELEVATION 1 1" = 20'-0"RESIDENTIAL - ILLUSTRATIVE SOUTH ELEVATION 5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1" = 20'-0"
1 2
/
7 2
/
0 2
2 5:0
3 2: 7
P
M

ILLUSTRATIVE

ELEVATIONS -

RESIDENTIAL EAST /
WEST
A04
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
043-A
20037.00
3 1" = 20'-0"

RESIDENTIAL - ILLUSTRATIVE EAST ELEVATION
2 1" = 20'-0"

RESIDENTIAL - ILLUSTRATIVE WEST ELEVATION
A34
1 5
4 SAN FRAN CI SCO
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1" = 20'-0"
1 2
/
8 2
/
0 2
2 3:0
4 0: 6
P
M

ILLUSTRATIVE

ELEVATIONS - OFFICE

NORTH / SOUTH
A05
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
044-A
20037.00
3 1" = 20'-0"
OFFICE - ILLUSTRATIVE NORTH ELEVATION 4 1" = 20'-0"OFFICE - ILLUSTRATIVE SOUTH ELEVATION 5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1" = 20'-0"
1 2
/
7 2
/
0 2
2 5:0
3 3: 4
P
M

ILLUSTRATIVE

ELEVATIONS - OFFICE

EAST / WEST
A06
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
045-A
20037.00
1 1" = 20'-0"
OFFICE - ILLUSTRATIVE EAST ELEVATION 3 1" = 20'-0"OFFICE - ILLUSTRATIVE WEST ELEVATION LEVEL 1
0"
LEVEL 2
10'-0"
LEVEL 3
20'-0"
LEVEL 4
30'-0"
LEVEL 5
40'-0"
LEVEL R6
55'-0"
LEVEL R7
65'-0"
LEVEL R8
75'-0"
LEVEL R9
85'-0"
LEVEL R10
95'-0"
LEVEL R11
105'-0"
LEVEL R12
115'-0"
LEVEL R13
125'-0"
LEVEL R14
135'-0"
LEVEL R15
145'-0"
LEVEL R16
155'-0"
LEVEL R17
165'-0"
LEVEL R18
175'-0"
LEVEL R19
185'-0"
LEVEL R20
195'-0"
LEVEL R21
205'-0"
LEVEL R22
215'-0"
LEVEL R23
225'-0"
LEVEL R24
235'-0"
LEVEL R25
245'-0"

ROOF (RESI)
255'-0"

PH ROOF (RESI)
263'-0"
LEVEL B1
-12'-6"
LEVEL O6
50'-0"
LEVEL O7
60'-0"
LEVEL O8
70'-0"
LEVEL O9
80'-0"
LEVEL O10
94'-0"
LEVEL O11
108'-0"
LEVEL O12
122'-0"
LEVEL O13
136'-0"
LEVEL O14
150'-0"
LEVEL O15
164'-0"
LEVEL O16
178'-0"
LEVEL O17
192'-0"
LEVEL O18
206'-0"
LEVEL O19
220'-0"
LEVEL O20
234'-0"

ROOF (OFFICE)
248'-0"

PH ROOF (OFFICE)
263'-0"
PROPERTY LINE FAA Ht. Limit
TERRACE PARAPET,+196'
TERRACE PARAPET, +240'
TERRACE PARAPET +84'
ROOF PENTHOUSE, +264'
PENTHOUSE, +266'
TERRACE PARAPET, +44'
4'-0"
RESIDENTIAL E. SANTA CLARA

RESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITSRESIDENTIAL UNITS

PARKING
(OFFICE)

PARKING
(OFFICE)
RETAIL

OFFICEOFFICEOFFICEOFFICEOFFICEOFFICE

UNITSUNITS
LOBBY

FITNESS
PARKING ENG. OFF. (OFFICE)
OFFICE

OFFICEOFFICEOFFICEOFFICEOFFICEOFFICE
2'-0"
2FT PEDESTRIAN EASEMENT

PARKING
(RESIDENTIAL)

PARKING
(RESIDENTIAL)
OFFICE
OFFICE
OFFICE
A34
2 PARKING
(RESIDENTIAL)

PARKING
(RESIDENTIAL)

EXTERIOR

TERRACE
PARAPET, +268'
OFFICE ROOF PARAPET, +261'-4"
PARAPET, +209'-6"
COOLING TOWER,+267'-10"
OFFICE ROOF PARAPET, +261'
(NGVD29 +79.05)(NAVD88 +81.81)
LEVEL 1
0"
LEVEL 2
10'-0"
LEVEL 3
20'-0"
LEVEL 4
30'-0"
LEVEL 5
40'-0"
LEVEL R6
55'-0"
LEVEL R7
65'-0"
LEVEL R8
75'-0"
LEVEL R9
85'-0"
LEVEL R10
95'-0"
LEVEL R11
105'-0"
LEVEL R12
115'-0"
LEVEL R13
125'-0"
LEVEL R14
135'-0"
LEVEL R15
145'-0"
LEVEL R16
155'-0"
LEVEL R17
165'-0"
LEVEL R18
175'-0"
LEVEL R19
185'-0"
LEVEL R20
195'-0"
LEVEL R21
205'-0"
LEVEL R22
215'-0"
LEVEL R23
225'-0"
LEVEL R24
235'-0"
LEVEL R25
245'-0"

ROOF (RESI)
255'-0"

PH ROOF (RESI)
263'-0"
LEVEL B1
-12'-6"

PROPERTY LINE
FAA HT. LIMIT
R5 TERRACE PARAPET, +44'
TERRACE PARAPET, +240'
COOLING TOWER, +267'-10"

PARKING
(RESIDENTIAL)

TOWN PARK
TOWERS
DONNER
LOFTS

APARTMENTS
N. 3RD ST. TPT RESIDENTIAL TOWER AND PODIUM N. 4TH ST.

PARKING
(RESIDENTIAL)

SETBACK
16'-0"
RESIDENTIAL ROOF PARAPET,+261'
ROOF PENTHOUSE, +264'
(NGVD29 +79.05)(NAVD88 +81.81)
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
SHEET NO:SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022SPECIAL USE PERMIT RESUBMITTAL #3 03/18/2022 1" = 30'-0"
3 1
/
7 2
/
0 2
2 3
2 :
3 4
:
2 P
M

SITE SECTIONS
A07
03/18/2022

ICON ECHO -OFFICE &RESIDENTIALSAN JOSE, CA
046-A
20037.00
1 1" = 30'-0" SITE SECTION N-S
2 1" = 30'-0" SITE SECTION E-W III
LEVEL 1
0"
LEVEL 2
10'-0"
LEVEL 3
20'-0"
LEVEL 4
30'-0"
LEVEL 5
40'-0"
LEVEL B1
-12'-6"
LEVEL O6
50'-0"
LEVEL O7
60'-0"
LEVEL O8
70'-0"
LEVEL O9
80'-0"
LEVEL O10
94'-0"
LEVEL O11
108'-0"
LEVEL O12
122'-0"
LEVEL O13
136'-0"
LEVEL O14
150'-0"
LEVEL O15
164'-0"
LEVEL O16
178'-0"
LEVEL O17
192'-0"
LEVEL O18
206'-0"
LEVEL O19
220'-0"
LEVEL O20
234'-0"

ROOF (OFFICE)
248'-0"

PH ROOF (OFFICE)
263'-0"
20'
FAA HT. LIMIT
N 3RD ST . SPERRY BLDG OFFICE . N 4TH ST
TERRACE PARAPET, +196'
TERRACE PARAPET, +84'

PROPERTY LINE
ROOF PARAPET, +261'-4"
12'-6" 10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 15'-0" TOWN PARK TOWERS MIRO CONDO TOWER SPERRY BLDG. (E) RETAIL OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) OFFICE OFFICE OFFICE PENTHOUSE, +266'

OFFICEOFFICE
(NGVD29 +79.05)(NAVD88 +81.81)
LEVEL 1
0"
LEVEL 2
10'-0"
LEVEL 3
20'-0"
LEVEL 4
30'-0"
LEVEL 5
40'-0"
LEVEL B1
-12'-6"
LEVEL O6
50'-0"
LEVEL O7
60'-0"
LEVEL O8
70'-0"
LEVEL O9
80'-0"
LEVEL O10
94'-0"
LEVEL O11
108'-0"
LEVEL O12
122'-0"
LEVEL O13
136'-0"
LEVEL O14
150'-0"
LEVEL O15
164'-0"
LEVEL O16
178'-0"
LEVEL O17
192'-0"
LEVEL O18
206'-0"
LEVEL O19
220'-0"
LEVEL O20
234'-0"

ROOF (OFFICE)
248'-0"

PH ROOF (OFFICE)
263'-0"
20'

PROPERTY LINE
FAA HT. LIMIT
N. 3RD ST . TPT OFFICE
12'-6" 10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0"10'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 14'-0" 15'-0" TOWN PARK TOWERS SP+ PARKING STRUCTURE OFFICE OFFICE OFFICE OFFICE PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) PARKING (OFFICE) OFFICE OFFICE PARAPET, +209'-6" OFFICE OFFICE 36'16' TERRACE PARAPET, +168' TERRACE PARAPET, +196' TERRACE PARAPET, +126' (NGVD29 +79.05) (NAVD88 +81.81) 5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
SHEET NO:SHEET TITLE:

ISSUES DATE
DATE:SCALE:

If this drawing is not 30"x42", then the drawing has been revised from its original size.Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SITE SECTIONS
A08
03/18/2022

ICON ECHO -OFFICE &RESIDENTIALSAN JOSE, CA
047-A
20037.00
2 1" = 30'-0" SITE SECTION E-W I
1 1" = 30'-0" SITE SECTION E-W II
UP
UP
UP
UP
1 B
C CD D
E E
F F
G G
2 3 4 5 6 7 11 12 15 16 17 18 19 20
28'-0" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 44'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0"30'-0"30'-0"30'-0"

FIRE WATER

STORAGE

FIRE PUMP
H
9 13
STAIR 2
44,471 SFPARKING
(OFFICE)

FIRE WATER
MECH MECH STORAGE STAIR 2
STAIR
VEST.

ELEV. LOBBY
VEST.

STAIR
VEST.

ELEV. LOBBY

11.1 14
D.5C.5
A

1.5 F.6

FIRE PUMP
EV ELEC.

ELEC
VENT.

PUMP

SUBSTATION
EV ELEC.

EMER. ELEC.

STORAGE
UP
UP
DN
DN

EXHAUST
ROOM
STAIR 1
MPOE
8 14.2
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7" 10'

MATCHLINE
1 B
C C
D
E E
F F
G
G
2 3 4 5 6 7 11 12 15 16 17 18 19 20
H
9 13
MAIN

ELECTRICAL

DOMESTIC
WATER

GENERATOR

BLDG MGMT
& SECURITY

CORRIDOR
STAIR 2
FIRE

COMMAND

LEASING /

WAITING
TRASH

LOBBY /
LOUNGE

CORRIDOR
27,935 SF

PARKING
(OFFICE)
EXIT

PASSAGEWAY
STAIR

EM DIST
TRASH

CORRIDOR

11.1 14
D.5C.5
A

1.5 F.6
ELEC

TRANSFORMERS

GENERATOR
28'-0" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" RETAIL

LOADING
BIKE

STORAGE
UP
UP
DN
UP
DN
UP
DN
STAIR

PLANTER
BIKE

STORAGE

SEISMIC GAP

DOMESTIC
WATER

PACKAGES
STAIR
MAIL /

PACKAGE
FIRE

COMMAND
MPOE
OFFICE

TRANSFORMERS TRANSFORMERS
BIKE

SHOWERS
BIKE

SHOWERS
OFFICE
LOBBY

PLANTER

ELEVATOR
LOBBY
STAIR
VEST.
3'-3"
8 14.2

ELECTRICAL
RM
WATER

SERVICE

GAS METER
ALCOVE
BFP

TRANSFORMERS

PLANTER PLANTER PLANTER PLANTER

RETAILRETAIL
WATER

SERVICE
16,788 SFPARKING
(RESIDENTIAL)

PEDESTRIAN

EASEMENT
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"

PROPOSED TRUCK ENCLOSUREPROPOSED TRASH ENCLOSURE

ACCESS TO TRUCK ENCLOSURE
RE: SJ PLANNING PERMIT # AD17-172

RES LOBBY

ACCESS TO TOWN PARK TOWERS
BFP
MAIN

ELECTRICAL

PLANTER PLANTER PLANTER PLANTER PLANTER
DN

MATCHLINE
2'
TPT
TPT
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
SHEET NO:SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

If this drawing is not 30"x42", then the drawing has been revised from its original size.Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022SPECIAL USE PERMIT RESUBMITTAL #3 03/18/2022 1" = 20'-0"
3 1
/
7 2
/
0 2
2 1
1 1
:
5 4
:
0 A
M
OVERALL FLOOR PLAN -LEVEL B1 & L1
A09
04/11/2022

ICON ECHO -OFFICE &RESIDENTIALSAN JOSE, CA
048-A
20037.00
1 1" = 20'-0" FLOOR PLAN - LEVEL B1
2 1" = 20'-0" FLOOR PLAN - LEVEL 1
UP
1 B
C
D
E
F
G
2 3 4 5 6 7 11 12 15 16 17 18 19 20

OPEN TO
LOBBY

OPEN TO

GENERATOR

OPEN TO

GENERATORS
H
9 13

OPEN TO

11.1 14
D.5
C.5
A

1.5 F.6

OPEN TO

LEASING

OPEN TO

LOADING
28'-0" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 75'-0" 44'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 15'-6" 27'-7" 12'-5" 17'-7" 12'-5" 17'-7" 30'-0" 18'-11" 11'-1" 9'-7" 387 SF
BIKE

SHOWERS

OPEN TO

OFFICE LOBBY

OPEN TO
RETAIL
BIKE

STORAGE
VENT.
1,631 SF

RESIDENT

LEASING
OFFICE
UP
UP
DN
UP
DN
DN
ELEC
261 SF
378 SF
STAIR
UP
DN

SEISMIC GAP
387 SF
BIKE

SHOWERS
34,818 SF

PARKING
(OFFICE)
475 SF
BIKE

STORAGE
384 SF

PET SPA
335 SF

ENGINEER
OFFICE

RISER RISER
220 SF

BACK OF
HOUSE
123 SF

PRIVATE
OFFICE
116 SF

PRIVATE
OFFICE 213 SF

PET TURF
100 SF

RESTROOM
192 SF

CUBICAL
SPACE
204 SF

CUBICAL
SPACE
198 SF
STAIR
734 SF
ELEV. LOBBY
267 SF
STAIR 2
127 SF
VEST.
147 SF
ELEC.
65 SF
TRASH
176 SF
ELEV. VEST.
271 SF
BIKE

KITCHEN
234 SF
STAIR 2
83 SF
VEST.
419 SF

CORRIDOR
8 14.2
F.9
E.1
E.9
499 SF
FOYER
22,595 SF

PARKING
(RESIDENTIAL)
1 B
C
D
E
F
G
2 3 4 5 6 7 11 12 15 16 17 18 19 20 UP
H
9 11.1 13 14
D.5
C.5
A

1.5 F.6
UP
37,151 SF

PARKING
(OFFICE)
TRASH
ELEV. VEST.
261 SF
ELEC.
152 SF
VENT.

VENT.

STAIR
103 SF
VEST.
140 SF
ELEC.
171 SF
EMER. ELEC.
30 SF
AFS
28'-0" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 19'-0" 26'-0" 30'-0" 3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 15'-6" 27'-7" 12'-5" 17'-7" 12'-5" 17'-7" 30'-0" 18'-11" 11'-1" 9'-7"

OFFICE-EXT
DN
UP
DN
DN
1,321 SF
ELEV. LOBBY
261 SF
STAIR 2
126 SF
VEST.
233 SF
STAIR 2
UP
DN
377 SF

CORRIDOR
295 SF
STAIR
STAIR
474 SF
BIKE

STORAGE
494 SF
FOYER

CORRIDOR
ELEC.

BIKE

KITCHEN

SEISMIC GAP
8 14.2
F.9
E.1
E.9

OPEN TO
BELOW
7,179 SF
OFFICE
2-BED STUDIO STUDIO STUDIO STUDIO STUDIO 1-BED
1-BED
1-BED
2-BED
6'
6'
STAIR
VEST.

AFS
AFS
21,946 SF

PARKING
(RESIDENTIAL)
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1" = 20'-0"
1 2
/
7 2
/
0 2
2 4:3
8 0: 4
P
M

OVERALL FLOOR PLAN -
LEVEL 2 & 3
A10
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
049-A
20037.00
1 1" = 20'-0"
FLOOR PLAN - LEVEL 2
2 1" = 20'-0"
FLOOR PLAN - LEVEL 3
1 B
C
D
E
F
G
2 3 4 5 6 7 11 12 15 16 17 18 19 20

OPEN TO
BELOW
H
9 11.1 13 14
D.5
C.5
A

1.5 F.6

OPEN TO
BELOW
36,124 SF

PARKING
(OFFICE)
261 SF
ELEC.
152 SF
VENT.
28'-0" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 75'-0" 44'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 15'-6" 27'-7" 12'-5" 17'-7" 12'-5" 17'-7" 30'-0" 18'-11" 11'-1" 9'-7" UP
UP
DN
DN
VEST.

STAIR

CORRIDOR
STAIR
UP
DN

SEISMIC GAP
STAIR VEST.

STAIR
BIKE

STORAGE
FOYER
ELEV. VEST.

STAIR

CORRIDOR
TRASH
8 14.2
F.9
E.1
E.9
ELEC.

BIKE

KITCHEN

OPEN TO
STUDIO STUDIO STUDIO STUDIO STUDIO 1-BED BELOW
1-BED
2-BED
1-BED
2-BED
6'
6'
21,746 SF

PARKING
(RESIDENTIAL)
VEST.

VEST.
1 B
C
D
E
F
G
2 3 4 5 6 7 11 12 15 16 17 18 19 20
H
9 11.1 13 14
D.5
C.5
A

1.5 F.6
TRASH
36,071 SF

PARKING
(OFFICE)
ELEV. VEST.
4,370 SF
CLUB
2,693 SF

LAWN AREA
170 SF
EMER. ELEC.
30 SF
AFS
140 SF
ELEC.

UP
DN
VEST.

STAIR 2

CORRIDOR
VEST.

CORRIDOR
STAIR
VEST. STAIR 2
1,545 SF
ELEV. LOBBY
UP
DN

SEISMIC GAP
28'-0" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 75'-0" 3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 15'-6" 27'-7" 12'-5" 17'-7" 12'-5" 17'-7" 30'-0" 18'-11" 11'-1" 9'-7"

SPEAKEASY
STAIR

BBQ AREA
907 SF

OUTDOOR

FITNESS

MEN'S WOMEN'S
FLEX

KITCHEN
1,155 SF
LANAI
8 14.2
F.9
E.1
E.9
9,183 SF
OFFICE
80 SF
EXT.

TERRACE

TERRACE
BELOW
1,155 SF
LANAI
STUDIO STUDIO STUDIO STUDIO STUDIO 1-BED
1-BED

FITNESS
ELEC.

SWIMMING
POOL

CABANA CABANA CABANA CABANA

CORRIDOR

SHOWERS SHOWERS
GOLF

CORRIDOR
STAIR VEST.

STAIR
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
1" = 20'-0"
1 2
/
7 2
/
0 2
2 4:3
8 1: 5
P
M

OVERALL FLOOR PLAN -
LEVEL 4 & 5
A11
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
050-A
20037.00
1 1" = 20'-0"
FLOOR PLAN - LEVEL 4
2 1" = 20'-0"
OVERALL FLOOR PLAN - LEVEL 5
UP
1 B
C
D
E
F
G
2 3 4 5 6 7 11
H
9 11.1
D.5
C.5
A

1.5 F.6
27,935 SF

PARKING
(OFFICE)
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0" 15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
UP
DN
UP
DN

PLANTER
985 SF

LEASING /

WAITING
639 SF
TRASH
1,782 SF

LOBBY /
LOUNGE
307 SF
EXIT

PASSAGEWAY
417 SF

TRANSFORMERS
780 SF

GENERATOR
1,563 SF
BIKE

STORAGE
707 SF

DOMESTIC
WATER
279 SF

PACKAGES
257 SF
STAIR
496 SF
MAIL /

PACKAGE
212 SF
STAIR
200 SF
OFFICE
206 SF
FIRE

COMMAND
382 SF
MPOE

PLANTER PLANTER
1 / A21

MATCHLINE
8 F.9
E.1
E.9

PLANTER PLANTER

PLANTER PLANTER
439 SF

ELECTRICAL
RM
200 SF
WATER

SERVICE
42 SF
BFP
16,788 SF

PARKING
(RESIDENTIAL)

SEISMIC
GAP
3 A04
3 A03
2 A04
246 SF
TRUCK

ENCLOSURE
194 SF
TRASH

ENCLOSURE

PLANTER PLANTER
416 SF

TRANSFORMERS
384 SF
MAIN

ELECTRICAL
1,128 SF

LOADING
496 SF

RES LOBBY
98 SF

STORAGE
15'
12'
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/32" = 1'-0"
1/27/2022 4:38:21 PM

FLOOR PLAN -
RESIDENTIAL LEVEL 1
A12
04/11/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
051-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - RESI LEVEL 1
UP
1 B
C
D
E
F
G
2 3 4 5 6 7 11
H
9 11.1
D.5
C.5
A

1.5 F.6

OPEN TO
LOBBY

OPEN TO

GENERATOR

OPEN TO

LEASING

OPEN TO

LOADING
22,595 SF

PARKING
(RESIDENTIAL)
198 SF
STAIR
VENT.

UP
DN
UP
DN
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0" 1,631 SF

RESIDENT

LEASING
OFFICE
475 SF
BIKE

STORAGE
384 SF

PET SPA
335 SF

ENGINEER
OFFICE
176 SF
ELEV. VEST.

RISER RISER
147 SF
ELEC.
65 SF
TRASH
220 SF

BACK OF
HOUSE
100 SF

RESTROOM
116 SF

PRIVATE
OFFICE
123 SF

PRIVATE
OFFICE 213 SF

PET TURF
499 SF
FOYER
192 SF

CUBICAL
SPACE
204 SF

CUBICAL
SPACE
271 SF
STAIR
132 SF
VEST. 271 SF

BIKE KITCHEN
1 / A22

MATCHLINE
8 F.9
E.1
54 SF E.9
VEST.

PLANTERS
46'-6" SEISMIC
GAP
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
3 A04
3 A03
2 A04
215 SF
STAIR
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/32" = 1'-0"
1/27/2022 4:38:27 PM

FLOOR PLAN -
RESIDENTIAL LEVEL 2
A13
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
052-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - RESI LEVEL 2
100'-10"
AFS SEPARATION (150' MAX)
1 B
C
D
E
F
G
2 3 4 5 6 7 11
H
9 11.1
D.5
C.5
A

1.5 F.6
UP
DN
UP
DN
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0" 65 SF TRASH 176 SF
ELEV. VEST.

VENT.
215 SF
STAIR
239 SF
STAIR
474 SF
BIKE

STORAGE
494 SF
FOYER
1,393 SF

CORRIDOR
1 / A23

MATCHLINE
8 F.9
E.1
E.9

PLANTERS
46'-6"
295 SF

BIKE KITCHEN
147 SF
ELEC.

SEISMIC
GAP
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
3 A04
3 A03
2 A04
2-BED STUDIO STUDIO STUDIO STUDIO STUDIO 1-BED
1-BED
2-BED
STAIR
VEST.
1-BED
AFS
AFS
10'
4'
6'
6'
21,946 SF

PARKING
(RESIDENTIAL)
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/32" = 1'-0"
1/27/2022 4:38:32 PM

FLOOR PLAN -
RESIDENTIAL LEVEL 3
A14
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
053-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - RESI LEVEL 3
1 B
C
D
E
F
G
2 3 4 5 6 7 11
H
9 11.1
D.5
C.5
A

1.5 F.6
DN
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0"

SEISMIC
GAP

MATCHLINE
STAIR
475 SF
BIKE

STORAGE
494 SF
FOYER
176 SF
ELEV. VEST.

STAIR
1,389 SF

CORRIDOR
65 SF
TRASH
295 SF

BIKE KITCHEN
124 SF
VENT.
1 / A24

MATCHLINE
8 F.9
E.1
E.9

PLANTERS
46'-6"
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
3 A04
3 A03
2 A04
2-BED STUDIO STUDIO STUDIO STUDIO STUDIO 1-BED
1-BED
2-BED
STAIR
VEST.
1-BED
VEST.

VEST.

UP
6'
6'
147 SF
ELEC.
21,746 SF

PARKING
(RESIDENTIAL)
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/32" = 1'-0"
1/27/2022 4:38:38 PM

FLOOR PLAN -
RESIDENTIAL LEVEL 4
A15
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
054-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - RESI LEVEL 4
1 B
C
D
E
F
G
2 3 4 5 6 7 11
H
9 11.1
D.5
C.5
A

1.5 F.6
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0" 15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"

MATCHLINE
65 SF
TRASH
500 SF
ELEV. VEST.
4,370 SF
CLUB
2,693 SF

LAWN AREA

SWIMMING POOL
380 SF

SPEAKEASY
143 SF
STAIR

BBQ AREA
907 SF

OUTDOOR

FITNESS
1,155 SF
LANAI
170 SF
MEN'S
167 SF

WOMEN'S
340 SF
FLEX

KITCHEN

MOVIE SCREEN

BBQ AREA

BBQ AREA
1 / A25

MATCHLINE
8 F.9
E.1
E.9
3 A04
3 A03
1 A03
2 A04
3,565 SF

FITNESS
992 SF
1-BED
438 SF
STUDIO
432 SF
STUDIO
438 SF
STUDIO
432 SF
STUDIO
438 SF
STUDIO
638 SF
1-BED
298 SF
STAIR
147 SF
VEST.
261 SF
STAIR
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/32" = 1'-0"
1/27/2022 4:38:44 PM

FLOOR PLAN -
RESIDENTIAL LEVEL 5
A16
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
055-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - RESI LEVEL 5
102'-2"
AFS SEPARATION (150' MAX)
1 B
C
D
E
F
G
2 3 4 5 6 7
11 H
9 D.5
C.5
A

1.5 F.6
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0"

BALCONY BALCONY

BALCONY

JULLIET BALCONY

JULLIET

BALCONY
8 F.9
E.1
E.9
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
5'-0"
3 A04
3 A03
1 A03
2 A04
6'-5"
2-BED
2-BED 2-BED STUDIO STUDIO STUDIO STUDIO 1-BED
1-BED
2-BED
STUDIO
1-BED
STUDIO
1-BED
1-BED
AFS
6'
6'
AFS
1-BED 2-BED 1-BED 2-BED
TRASH
ELEV. VEST.

VEST. STAIR
VEST.

STAIR
4'
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/32" = 1'-0"
1/27/2022 4:38:49 PM

FLOOR PLAN -
RESIDENTIAL LEVEL 6-23
A17
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
056-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - RESI LEVEL 6-23 (TYPICAL)
1 B
C
D
E
F
G
2 3 4 5 6 7 11
H
9 11.1
D.5
C.5
A

1.5 F.6
2,953 SF

AMENITY
ROOF

TERRACE
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0" 1,450 SF

CO-WORKING
/ DINING
ROOM

PLANTED
AREA

PLANTED
AREA
8 F.9
E.1
E.9
881 SF

CO-WORKING

FLEX SPACE

PLANTED
AREA
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
3 A04
3 A03
1 A03
2 A04
STUDIO STUDIO STUDIO STUDIO STUDIO 1-BED 2-BED 2-BED
1-BED 2-BED 1-BED 2-BED
ELEV. VEST.

STAIR
VEST.
6'
6'

CORRIDOR

CORRIDOR
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/32" = 1'-0"
1/27/2022 4:38:54 PM

FLOOR PLAN -
RESIDENTIAL LEVEL 24
A18
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
057-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - RESI LEVEL 24 (LOW ROOF)
1 B
C
D
E
F
G
2 3 4 5 6 7 11
H
9 11.1
D.5
C.5
A

1.5 F.6
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0" 2-BED
13'
6'
8 F.9
E.1
E.9
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
3 A04
3 A03
1 A03
2 A04
STUDIO STUDIO STUDIO STUDIO STUDIO 1-BED 2-BED
1-BED 2-BED 1-BED 2-BED

CORRIDOR
ELEV. LOBBY
STAIR
VEST.

TRASH
6'
6'

OPEN TO
BELOW

OUTLINE OF ROOF BELOW
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/32" = 1'-0"
1/27/2022 4:38:58 PM

FLOOR PLAN -
RESIDENTIAL LEVEL 25
A19
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
058-A
20037.00
1 3/32" = 1'-0"

PLAN - RESI LEVEL ROOF
105'-4"
AFS SEPARATION (150' MAX)
1 B
C
D
E
F
G
2 3 4 5 6 7 11
H
9 11.1
D.5
C.5
A

1.5 F.6
13'-6" 14'-6" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 3'-0"

MECHANICAL

HOT WATER

STORAGE
ROOM
ELEC.

STAIR
STAIR
ELEV. VEST.

AIR COOLED

CHILLERS

COOLING
TOWER

AIR SOURCE

HEAT PUMPS

PV ARRAY
SHAFT

OUTLINE OF ROOF BELOW
8 F.9
E.1
E.9
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
3 A04
3 A03
1 A03
2 A04
AFS
10'
VEST.

VEST.

AFS
7'
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/32" = 1'-0"
1/27/2022 4:39:03 PM

FLOOR PLAN -

RESIDENTIAL LEVEL
ROOF
A20
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
059-A
20037.00
1 3/32" = 1'-0"

FLOOR PLAN - RESI LEVEL ROOF
UP
UP
B
CD
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
A
845 SF
MAIN

ELECTRICAL
652 SF

DOMESTIC
WATER
1,221 SF

GENERATOR
312 SF

BLDG MGMT
& SECURITY
518 SF

CORRIDOR
231 SF
STAIR 2
264 SF
FIRE

COMMAND

CORRIDOR
27,935 SF

PARKING
(OFFICE)
206 SF
STAIR
790 SF

EM DIST
808 SF
TRASH
394 SF

CORRIDOR
ELEC
261 SF
2,696 SF
RETAIL
1,321 SF

LOADING
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" UP
DN
UP
DN
174 SF
STAIR
889 SF

ELEVATOR
LOBBY
1,152 SF
BIKE

STORAGE

SEISMIC GAP
435 SF

TRANSFORMERS
458 SF

TRANSFORMERS
3,535 SF
OFFICE
LOBBY

MATCHLINE
1 / A12
139 SF
VEST.
267 SF
STAIR
669 SF

CORRIDOR

RESTROOMRESTROOM
21'-2" 20'-8"
26'-0"
24'-0"

14.2 F.9
E.1E.9
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7" BIKE SHOWERS BIKE SHOWERS GAS METER ALCOVE WATER SERVICE

PLANTER PLANTER PLANTER PLANTER PLANTER
70 SF
BFP
2,696 SF
RETAIL
2,696 SF
RETAIL
4 A05
1 A06

ACCESS TO TOWN PARK TOWERS

PLANTERS PLANTERS PLANTERS
3 A06
10'
12'
16'
18'
TPT
TPT

EXTERIOR TERRACEPLANTER / GREEN ROOF
LEGEND
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
5 4

SAN FRANCISCO
CALIFORNIA 94107
415. 489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO.CMO
01 SECOND STREET
TH LFOO R STE., 402
SHEET NO:SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

If this drawing is not 30"x42", then the drawing has been revised from its original size.Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

ICON ECHO -OFFICE &RESIDENTIALSAN JOSE, CA
060-A
20037.00
1 3/32" = 1'-0" FLOOR PLAN - LEVEL 1
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
D.5
C.5
A
OPEN TO F.6

GENERATOR

OPEN TO

OPEN TO OFFICE
LOBBY

OPEN TO
RETAIL
34,818 SF

PARKING
(OFFICE)
1,573 SF
BIKE

STORAGE
136 SF
VENT.
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
734 SF
ELEV. LOBBY
ELEC
261 SF
378 SF
STAIR
UP
DN
UP
DN
234 SF
STAIR 2
267 SF
STAIR 2
127 SF
VEST.
387 SF
BIKE

SHOWERS
387 SF
BIKE

SHOWERS

SEISMIC
GAP

MATCHLINE
1 / A13
154 SF
VEST.
83 SF
VEST.

14.2 E.1
E.9
4 A05
1 A06
3 A06
419 SF

CORRIDOR

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:39:15 PM

FLOOR PLAN - OFFICE
LEVEL 2
A22
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
061-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - OFFICE LEVEL 2
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
D.5
C.5
A
F.6
37,151 SF

PARKING
(OFFICE)
ELEC.
261 SF
152 SF
VENT.
103 SF
VEST.
140 SF
ELEC.
171 SF
EMER. ELEC.

AFS
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 233 SF
STAIR 2
1,321 SF
ELEV. LOBBY
377 SF

CORRIDOR
261 SF
STAIR 2
126 SF
VEST.

UP
DN
UP
DN
295 SF
STAIR

SEISMIC
GAP

MATCHLINE
1 / A14
7,179 SF
OFFICE
EXT. TERRACE
63 SF
VEST.

14.2 F.9
E.1
E.9

OPEN TO
BELOW
4 A05
1 A06
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
3 A06
10'
10'
83 SF

TERRACE
586 SF

OFFICE-EXT

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:39:21 PM

FLOOR PLAN - OFFICE
LEVEL 3
A23
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
062-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - OFFICE LEVEL 3
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
D.5
C.5
A
F.6

OPEN TO
BELOW

OPEN TO
BELOW
36,124 SF

PARKING
(OFFICE)
ELEC.
261 SF
152 SF
VENT.
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 1,347 SF
ELEV. LOBBY
413 SF

CORRIDOR
267 SF
STAIR 2
127 SF
VEST.
375 SF
VEST.
170 SF

CORRIDOR
167 SF
STAIR
UP
DN
UP
DN
269 SF
STAIR
294 SF
STAIR

SEISMIC
GAP

MATCHLINE
1 / A15

TERRACE
BELOW

14.2 F.9
E.1
E.9

OPEN TO
BELOW
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
4 A05
1 A06
64 SF
VEST.
3 A06
10'
10'

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:39:26 PM

FLOOR PLAN - OFFICE
LEVEL 4
A24
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
063-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - OFFICE LEVEL 4
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
D.5
C.5
A
F.6
36,071 SF

PARKING
(OFFICE)
EMER. ELEC.

AFS
ELEC.
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 294 SF
STAIR
264 SF
STAIR 2
1,545 SF
ELEV. LOBBY
266 SF
STAIR 2
139 SF
VEST.
385 SF

CORRIDOR
162 SF
VEST.
207 SF

CORRIDOR
UP
DN
UP
DN

MATCHLINE
1 / A16
64 SF
VEST.

14.2 F.9
E.1
E.9
EXT.

TERRACE
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
4 A05
1 A06
9,183 SF
OFFICE
261 SF
ELEC.
10'
10'
3 A06
10'
10'
EXT.
10' TERRACE
10'

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:39:31 PM

FLOOR PLAN - OFFICE
LEVEL 5
A25
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
064-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - OFFICE LEVEL 5
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
D.5
C.5
A
F.6
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" UP DN UP DN 36,119 SF

PARKING
(OFFICE)
ELEC
261 SF
269 SF
STAIR 2
1,347 SF
ELEV. LOBBY
Redundant
Room
STAIR 2
396 SF
VEST.
413 SF
373 SF CORRIDOR
VEST.

OPEN TO
BELOW

MATCHLINE
294 SF
STAIR
64 SF
VEST.

14.2 F.9
E.1
E.9
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
4 A05
1 A06
10'
10'
3 A06
10'
10'
10'
10'

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:39:37 PM

FLOOR PLAN - OFFICE
LEVEL 6
A26
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
065-A
20037.00
1 3/32" = 1'-0"
000_PLAN - OFFICE LEVEL 6
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
D.5
C.5
A
F.6
ELEC
261 SF
EMER. ELEC.

AFS
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" UP DN UP DN 36,193 SF

PARKING
(OFFICE)
ELEC.
269 SF
STAIR 2
1,551 SF
ELEV. LOBBY
266 SF
STAIR 2
140 SF
VEST.
414 SF

CORRIDOR
374 SF
VEST.
9,227 SF
OFFICE
294 SF
STAIR
64 SF
VEST.

14.2 F.9
E.1
E.9
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
4 A05
1 A06
11'
10'
3 A06
10'
10'

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:39:42 PM

FLOOR PLAN - OFFICE
LEVEL 7
A27
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
066-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - OFFICE LEVEL 7
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
D.5
C.5
A
F.6
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 799 SF
ELEV. LOBBY
270 SF
STAIR 2
126 SF
VEST.
411 SF

CORRIDOR
ELEC
261 SF
294 SF
STAIR 2
64 SF
VEST.

OPEN TO
BELOW

OPEN TO
BELOW
UP
DN
268 SF
STAIR 3
373 SF
VEST.

14.2 F.9
E.1
E.9
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
4 A05
1 A06
36,297 SF

PARKING
(OFFICE)
11'
10'
3 A06
10'
10'

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:39:47 PM

FLOOR PLAN - OFFICE
LEVEL 8
A28
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
069-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - OFFICE LEVEL 8
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
A
ELEC
135 SF
186 SF
ELEC.
175 SF
EMER. ELEC.
126 SF
JAN
203 SF
MEN'S
301 SF
STAIR 2
603 SF
STAIR 2
82 SF
VEST.
49 SF
VEST.
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 1,547 SF
ELEV. LOBBY
38,334 SF
OFFICE
EXT. TERRACE
EXT. TERRACE
EXT. TERRACE
64 SF
VEST.
293 SF
STAIR

14.2 E.1
E.9
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
4 A05
1 A06
281 SF

WOMEN'S
10'
5'
325 SF

CORRIDOR
3 A06
9'
9'
10'
10'

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:39:52 PM

FLOOR PLAN - OFFICE
LEVEL 9
A29
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
070-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - OFFICE LEVEL 9
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
A
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" ELEC 135 SF 186 SF
ELEC.
123 SF
EMER. ELEC.
126 SF
JAN
203 SF
MEN'S
301 SF
STAIR 2
603 SF
STAIR 2
82 SF
VEST.
49 SF
VEST.
767 SF
ELEV. LOBBY
293 SF
STAIR 2
64 SF
VEST.

OPEN TO
BELOW
40,735 SF
OFFICE
281 SF

WOMEN'S
52 SF
PRV

14.2 F.9
E.1
E.9

OPEN TO
BELOW
15'-6" 27'-7" 30'-0" 30'-0" 30'-0" 30'-0" 9'-7"
4 A05
1 A06
10'
5'
3 A06

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:39:58 PM

FLOOR PLAN - OFFICE
LEVEL 10-16
A30
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
071-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - OFFICE LEVEL 10-16
B
C
D
E
F
G
11 11.1 12 13 14 15 16 17 18 19 20
186 SF
ELEC.
123 SF
EMER. ELEC.
52 SF
PRV
126 SF
JAN
307 SF
STAIR 2
262 SF
STAIR 2
69 SF
VEST.
72 SF
VEST.
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 767 SF
ELEV. LOBBY
203 SF
MEN'S
281 SF

WOMEN'S
290 SF
STAIR 2
66 SF
VEST. 136 SF
ELEC
299 SF

RESTROOMS

OPEN TO
BELOW

OPEN TO
BELOW
EXT. TERRACE
19,704 SF
OFFICE
EXT. TERRACE
EXT. TERRACE
1,547 SF
OFFICE

14.2 F.9
E.1
E.9
27'-7" 30'-0" 30'-0" 30'-0" 30'-0"
4 A05
1 A06
3 A06

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:40:04 PM

FLOOR PLAN - OFFICE
LEVEL 17
A31
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
072-A
20037.00
1 3/32" = 1'-0"
PLAN - OFFICE LEVEL 17
UP
B
C
D
E
F
G
11 11.1 12 13 14 15 16 17 18 19 20
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 307 SF
STAIR 2
262 SF
STAIR 2
69 SF
VEST.
72 SF
VEST.
767 SF
ELEV. LOBBY
EXT. TERRACE
EXT. TERRACE
22,317 SF
OFFICE
186 SF
ELEC.
123 SF
EMER. ELEC.
55 SF
PRV

14.2 F.9
E.1
E.9
27'-7" 30'-0" 30'-0" 30'-0" 30'-0"
203 SF
MEN'S
285 SF

WOMEN'S
4 A05
1 A06
3 A06
11'
10'

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:40:09 PM

FLOOR PLAN - OFFICE
LEVEL O20
A32
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
073-A
20037.00
1 3/32" = 1'-0"
FLOOR PLAN - LEVEL 18-20
B
C
D
E
F
G
11 12 15 16 17 18 19 20
H

11.1 13 14
D.5
C.5
A
F.6
3'-0" 41'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 15'-6" 27'-7" 12'-5" 17'-7" 12'-5" 17'-7" 30'-0" 18'-11" 11'-1" 9'-7"

AIR HANDLING UNITS

AIR COOLED

CHILLERS

AIR SOURCE

HEAT PUMPS

PV ARRAY CANOPY
BOILER
ROOM

FIRE PUMP
EMER. ELEC. MAIN ELEC.

STAIR
VEST.

STAIR
VEST.
1,546 SF
ELEV. LOBBY

14.2 F.9
E.1
E.9
10'
10'

EXTERIOR TERRACE

PLANTER / GREEN ROOF
LEGEND
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
As indicated
1/27/2022 4:40:10 PM

FLOOR PLAN - OFFICE

LEVEL ROOF
A33
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
074A-A
20037.00
1 3/32" = 1'-0"
PLAN - OFFICE LEVEL 21 (ROOF)
LEVEL 1
0"
LEVEL 2
10'-0"
LEVEL 3
20'-0"
MIN.
4'-0" METAL PANEL
CELERESTORY @

STOREFRONT
CANOPY; FUTURE SIGNAGE

BY TENTANT IMPROVEMENT

STOREFRONT

ALL INTERIOR FINISHES

BY FUTURE TENANT

IMPROVEMENTS
PER PLANNING SECTION 5.3.2 STANDARD B
16'-0" CLR MIN. FINNISH CEILING

TYPICAL

RETAIL BAY

PER PLANNING SECTION

5..3.1, STANDARD D
2 A34
7'-0"
3'-0"

MTL PANEL , TYP
5' 0" x 7' 0"

GLAZING
5' 0" x 7' 0"

GLAZING

IN COMPLIANCE WITH STANDARD H,
60% OF GROUND FLOOR BETWEEN 3
AND 7 FEET ABOVE GROUND LEVEL TO
BE TRANSPARENT CLEAR GLAZING.
5' 0" x 7' 0"

GLAZING

MTL PANEL
@ CLERESTORY,
TYP
4' 0" x 7' 0"

GLAZING
5' 0" x 7' 0"

GLAZING
2' 0" x 7' 0"

GLAZING
4' 0" x 7' 0"

GLAZING
CANOPY; FUTURE SIGNAGE BY

TENTANT IMPROVEMENT
TYP.
10'-0"
5 4

SAN FRAN CI SCO
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
5 4

SAN FRAN CI SC O
CALIFORNIA 94107
415.489.2224 TEL
415.358.9100 FAX
WWW W. RNSSTUDIO. OC M
01 SECOND STREET
TH LF ORO STE., 402
SHEET NO:

SHEET TITLE:

ISSUES DATE
DATE:

SCALE:

All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch

KEYPLAN
PRELIM COMPREHENSIVE REVIEW 03/26/2021
# REVISION LIST DATE
SITE DEVELOPMENT PERMIT 07/19/2021
DOCUMENT NO:

SPECIAL USE PERMIT RESUBMITTAL 11/05/2021
PROJECT NO.:

FILE NO.: SP21-031
SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022
3/16" = 1'-0"
1 2
/
8 2
/
0 2
2 2:5
3 0: 2
P
M
E. SANTA CLARA

STOREFRONT

ELEVATION & RETAIL

SECTION
A34
01/31/2022

ICON ECHO -

OFFICE &

RESIDENTIAL

SAN JOSE, CA
074A-A
20037.00
2 3/16" = 1'-0"

RETAIL SECTION N-S
1 3/16" = 1'-0"
E. SANTA CLARA STOREFRONT ELEVATION

FIXTURE
TYPE IMAGE PRODUCT DESCRIPTION BASIS OF DESIGN MANUFACTURER LAMP SOURCE (Type, CCT, Delivered Lumens) MOUNTING BUG RATING NOTES L01 RECESSED LED EXTERIOR DOWNLIGHT AT GROUND LEVEL USAI BEVEL MINI 3000K LED, 80+ CRI CEILING RECESSED N/AL02 RECESSED LED EXTERIOR DOWNLIGHT AT AMENITIES TERRACE USAI BEVEL MINI 2700K LED, 80+ CRI CEILING RECESSED N/AL03 RECESSED LED EXTERIOR DOWNLIGHT AT OFFICE TERRACE USAI BEVEL MINI 3000K LED, 80+ CRI CEILING RECESSED N/AL04 RECESSED LINEAR LED EXTERIOR GRAZER BOLD LIGHTING 3000K LED, 80+ CRI CEILING RECESSED N/A L05 SURFACE MOUNTED LINEAR LED DIRECT VIEW LUMINII 3000K LED, 80+ CRI WALL AND CEILING SURFACE N/A FIXTURE TO BE MOUNTED IN ARCHITECTURAL SLOT DETAIL TO CONCEAL ALL ELEMENTS EXCEPT GLOWING LENSL06 SURFACE MOUNTED LINEAR LED UNDER-BENCH LIGHT LUMINII 3000K LED, 80+ CRI UNDER-BENCH SURFACE N/A FIXTURE TO BE DETAILED UNDER BENCH TO PREVENT DIRECT VIEW OF FIXTURESL07 SURFACE MOUNTED LED DOWNLIGHT CYLINDER BEACHSIDE LIGHTING 3000K LED, 80+ CRI TRELLIS SURFACE N/AL08 GROUD STAKE MOUNTED LED PATH LIGHT WITH DUAL HEADS BEACHSIDE LIGHTING 2700K, 80+ CRI GROUND STAKE N/A FIXTURE HEADS TO HAVE GLARE CONTROL HALF SNOOTL09 SURFACE MOUNTED EXTERIOR LED LARGE SCALE FLOODLIGHT BEGA 2700K, 80+ CRI WALL SURFACE, AIMED DOWN N/A FIXTURE HAS INTERNAL GLARE CONTROL LOUVERS; TILTED AT MAX 15° ABOVE NADIR L10 PEDESTRIAN SCALE LED FULL-CUTOFF POLE BEGA 3000K, 80+ CRI POLE B1-U0-G1L11 EXTERIOR LED BOLLARD WITH DOWNARD LIGHT DISTRIBUTION BEGA 3000K, 80+ CRI BOLLARD B0-U0-G1 DESCRIPTION OF LIGHTING SYSTEMAll lighting throughout the exterior of the building shall be warm white LED, rangingfrom 2400-3000K with minimum 80 CRI. Flood and area lighting fixtures shall beaimed downwards, with no fixture to be aimed about 15° above nadir. Poles andarea bollards shall be full-cutoff fixtures. All light sources shall have low-brightnessreflectors and/or glare control accessories to reduce visual brightness.Lighting shall be on astronomic timeclock controls to allow for auto on/off in relationto sunrise/sunset times as well as automatic late night dimming to reduce lightlevels.Ground level site lighting shall consist of minimal canopy recessed downlightslocated at building entries / exits to provide basic egress lighting. Ceiling recessedlinear grazers shall illuminate the building along 4th Ave. Direct view linear LEDstrips shall frame major portals, including the garage entry along 4th Ave as markerlights.The amenities terrace shall be lit from a floodlight located on the upper office /parking garage facade, aimed downwards. Additional low level planter area lightsand trellis / cabana mounted downlight cylinders shall be used to provide humansale lighting. Integral under-bench lighting shall be throughout.The office terraces shall be illuminated by canopy and trellis mounted surface orrecessed downlights. Additional pedestrian scale full cutoff poles and bollards shallbe used to illuminate open areas as required. Integral under-bench lighting shall bethroughout.

PRELIMINARY LIGHTING FIXTURE SCHEDULE
48 GOLDEN GATE AVESAN FRANCISCO, CA 94102415.544.7500www.lumald.com 075-A

0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.5 0.8 1.1 1.3 1.5 1.7 1.7 1.8 2.0 2.2 2.5 2.8 2.9 2.8 2.7 2.7 2.7 2.7 2.6 2.5 2.5 2.5 2.5 2.6 2.6 2.7 2.7 2.6 2.6 2.6 2.6 2.5 2.5 2.5 2.5 2.4 2.2 2.0 1.7 1.3 1.0 0.8 0.9 1.0 1.4 2.0 2.4 2.6 2.7 2.8 2.7 2.4 2.5 2.6 2.7 2.7 2.7 2.7 2.7 2.6 2.6 2.6 2.5 2.5 2.5 2.4 2.3 2.2 2.0 1.6 1.2 1.0 1.0 1.1 1.5 1.8 2.1 2.2 2.3 2.3 2.3 2.3 2.3 2.3 2.2 1.9 1.7 1.5 1.6 1.8 1.9 1.9 1.8 1.5 1.1 0.8 0.6 0.7 0.8 1.1 1.4 1.7 1.8 1.6 1.3 1.0 0.6 0.4 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.7 1.0 1.3 1.7 1.7 2.0 2.0 2.0 2.1 2.4 2.6 2.7 2.7 2.5 2.5 2.4 2.4 2.4 2.4 2.3 2.3 2.3 2.4 2.5 2.5 2.6 2.6 2.7 2.7 2.7 2.7 2.7 2.7 2.6 2.6 2.4 2.2 1.9 1.5 1.1 0.9 0.8 0.9 1.2 1.7 2.0 2.2 2.3 2.4 2.3 2.3 2.4 2.5 2.6 2.7 2.7 2.7 2.7 2.7 2.7 2.7 2.7 2.7 2.6 2.6 2.5 2.3 2.0 1.6 1.2 1.0 1.0 1.1 1.5 1.8 2.2 2.4 2.4 2.4 2.4 2.3 2.2 2.2 2.1 2.0 1.7 1.6 1.6 1.8 2.0 2.1 1.9 1.6 1.3 0.9 0.7 0.7 0.8 1.1 1.4 1.8 1.9 1.8 1.5 1.1 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.9 1.2 1.4 1.6 1.6 1.6 1.7 1.7 1.8 2.0 2.1 2.0 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.9 1.9 2.0 2.1 2.2 2.2 2.3 2.3 2.3 2.3 2.3 2.3 2.3 2.2 2.1 1.9 1.6 1.3 1.0 0.7 0.6 0.6 0.7 1.0 1.2 1.3 1.5 1.6 1.6 1.6 1.8 2.0 2.1 2.2 2.3 2.3 2.3 2.4 2.4 2.4 2.3 2.3 2.3 2.2 2.1 1.9 1.7 1.4 1.1 0.9 0.9 1.0 1.3 1.6 1.9 2.0 2.1 2.1 2.0 1.9 1.8 1.8 1.7 1.6 1.5 1.4 1.4 1.6 1.7 1.7 1.6 1.4 1.1 0.8 0.7 0.6 0.7 0.9 1.2 1.5 1.6 1.5 1.3 1.0 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.4 0.6 0.7 1.0 1.0 1.4 1.2 1.4 1.2 1.3 1.3 1.4 1.5 1.4 1.3 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.4 1.5 1.5 1.6 1.6 1.7 1.7 1.7 1.8 1.8 1.7 1.7 1.7 1.6 1.5 1.4 1.2 1.0 0.8 0.6 0.5 0.5 0.6 0.8 1.0 1.1 1.2 1.2 1.3 1.2 1.4 1.5 1.6 1.6 1.7 1.7 1.7 1.8 1.8 1.8 1.7 1.7 1.7 1.6 1.5 1.4 1.2 1.1 0.9 0.8 0.7 0.8 1.0 1.2 1.4 1.5 1.5 1.5 1.5 1.4 1.4 1.3 1.3 1.2 1.2 1.1 1.1 1.2 1.2 1.3 1.2 1.1 0.9 0.7 0.6 0.5 0.6 0.7 0.9 1.0 1.1 1.1 0.9 0.7 0.5 0.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.5 0.6 0.7 0.9 0.9 1.0 0.9 0.9 0.8 0.9 1.0 1.0 1.0 0.9 0.9 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.1 1.1 1.0 0.8 0.7 0.6 0.5 0.4 0.4 0.5 0.6 0.7 0.8 0.9 0.9 0.9 0.9 1.0 1.0 1.1 1.1 1.1 1.2 1.2 1.2 1.2 1.2 1.2 1.2 1.1 1.1 1.0 1.0 0.9 0.7 0.6 0.6 0.6 0.6 0.7 0.8 0.9 1.0 1.0 1.0 1.0 1.0 0.9 0.9 0.9 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.8 0.7 0.6 0.5 0.4 0.4 0.4 0.5 0.6 0.7 0.7 0.7 0.6 0.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.3 0.4 0.5 0.4 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 0.5 0.6 0.6 0.6 0.5 0.3 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.10.3 0.3 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.3 0.3 0.4 0.4 0.4 0.3 0.2 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.10.2 0.2 0.2 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.10.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.10.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1

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0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.2 0.2 0.3 0.3 0.30.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.20.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.20.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1

SANTA CLARA STVERTICAL

VERTICAL
4TH ST

VERTICAL
4TH ST VERTICAL ST JOHN ST
48 GOLDEN GATE AVE
SAN FRANCISCO, CA 94102
415.544.7500
www.lumald.com
076-A
48 GOLDEN GATE AVE
SAN FRANCISCO, CA 94102
415.544.7500
www.lumald.com
077-A
48 GOLDEN GATE AVE
SAN FRANCISCO, CA 94102
415.544.7500
www.lumald.com
078-A
N. FOURTH STREET
E. ST. JOHN'S STREET
E. SANTA CLARA STREET UP UP UP UP 1 2 3 4 5 6 7 11 12 15 16 17 18 19 20 8'-1" 28'-0" 30'-0" 30'-0" 23'-0" 19'-0" 26'-0" 45'-0" 30'-0" 44'-3" 22'-9" 45'-0" 45'-0" 30'-0" 30'-0" 30'-0" 30'-0" 30'-0" 9 13 14 MAIN ELECTRICAL DOMESTIC WATER GENERATOR BLDG MGMT & SECURITY CORRIDOR STAIR 2 FIRE COMMAND LEASING / WAITING LOBBY / TRASH LOUNGE

CORRIDOR PARKING (OFFICE)
EXIT

PASSAGEWAY

STAIR EM DIST TRASH CORRIDOR TRANSFORMERS MAIN ELECTRICAL MUA ROOM LOADING ELEC BIKE STORAGE STAIR 2 STAIR GENERATOR STAIR MAIL / PACKAGE DOMESTIC WATER PACKAGES OFFICE ELEVATOR LOBBY BIKE STORAGE RETAIL TRANSFORMERS FIRE COMMAND MPOE BIKE SHOWERS BIKE SHOWERS OFFICE LOBBY ACCESS TO TOWN PARK TOWER PROPERTY 26'-0" 8 GAS METER ALCOVE WATER SERVICE ELECTRICAL RM 15'-0" 27'-0" ENTRY/EXIT PLANTER PLANTER FDC FDC FDC FDC PEDESTRIAN EASEMENT 2'-0" 25'-1" 24'-0" 12'-0" 12'-0"
21'-5"
25'-0" BFP BFP WATER SERVICE PLANTER PLANTER PLANTER PLANTER PLANTER PLANTER RETAIL RETAIL

CORRIDOR
RES LOBBY RESIDENTIAL LOADING DOCK & TRASH ROOM TR1.1 COMMERCIAL LOADING DOCK & TRASH ROOM TR1.0 1 1/16" = 1'-0" OVERALL FLOOR PLAN - LEVEL 1 TR0.1 1/20" = 1'-0" OVERALL FLOOR PLAN - LEVEL 1 SHEET NO: SHEET TITLE: ISSUES DATE DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. If this drawing is not 30"x42", then the drawing has been revised from its original size. Noted scales must be adjusted. This line should be equal to one inch KEYPLAN11/05/2021 PRELIM COMPREHENSIVE REVIEW 03/26/2021 03/01/2010 6:01:19 PM # REVISION LIST DATE 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SITE DEVELOPMENT PERMIT 07/19/2021 DOCUMENT NO: Sheet Document Number SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 PROJECT NO.: Project Number FILE NO.: SP21-031 ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 [email protected] 079-B A-A F.D EXPAND ROLL-UP DOOR BY 4'-0" DESIGN ISSUE #1 MOTOR 30A DISCONNECTS (2) (2) WINCH DISCONNECTS 2HP THERN WINCH MODEL 4HP2MC TO RETRACT COMPACTOR PP PP HB 3CY LOOSE BIN GLASS COLLECTION LOADING DOCK CANNOT FIT ANYTHING LARGER THAN SU-30 WHILE PROVIDING SUFFICIENT UNLOADING SPACE DESIGN ISSUE #3 30CY DRY SELF-CONTAINED COMPACTOR 30CY WET SELF-CONTAINED COMPACTOR POTENTIAL SPACE FOR CARDBOARD BALER DESIGN ISSUE #2 OC 60" X 48" CARDBOARD BALES (3 STACK) 60" X 48" CARDBOARD BALE 60" X 48" CARDBOARD BALES (3 STACK) FORKLIFT FOR CARDBOARD BALE STACKING 60" X 48" CARDBOARD BALES (3 STACK) EXPAND LOADING SPACE BY REMOVING WALL DESIGN ISSUE #2 30CY COMPACTOR W/2CY CONTAINER DUMPER GUIDE RAIL STOP 6" X 6" X 12" ANGLE WET (30CY COMPACTED) COMMUNAL TRASH COLLECTION SCHEDULE / WK SERVICE M TU W TH F 1 0 GLASS (3CY LOOSE) TOTAL 0 DRY (30CY COMPACTED) 113 BALES 10 10 1 1 1 SHEET NOTES: COMMUNAL TRASH ROOM 1. TRASH COLLECTION ROOM IS PART OF 2HR FIRE-RATED TRASH CHUTE SHAFT - RESTRICTED ACCESS. 2. FLOOR SHALL BE FINISHED WITH WATERPROOF DECK COATING. FLOOR TO HAVE MINIMAL SLOPE (1° MAX) AND FLOOR DRAIN. FLOOR LEVEL UNDER COMPACTOR. 3. WALLS SHALL BE FINISHED WITH WASHABLE WATERPROOF SURFACE SUCH AS FRP OR HIGH-GLOSS ENAMEL PAINT, 8'-0" AFF. 4. 24'-0" ROLL UP DOOR AND 3FT EXIT DOOR. 5. ROOM SHALL BE MECHANICALLY VENTILATED WITH (1) CFM/FT PER 2016 CBC. 6. PP: COMPACTOR POWER PACKS SHALL BE FLOOR-MOUNTED. (2) 10HP 3-PHASE, 208/230/460V. 30A DISCONNECTS 60" AFF. 7. OC: ODOR CONTROL UNIT SHALL BE WALL-MOUNTED 60" AFF. REQUIRES 120V 15A SERVICE OUTLETS. 8. HB: HOT AND COLD HOSE BIB SHALL BE WALL-MOUNTED 60" AFF. 9. (1) UNDEDICATED 120V 15A SERVICE OUTLET REQUIRED FOR STAFF MAINTENANCE PURPOSE. GENERAL NOTES: 1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR SPECIFICATION, WHICH ARE DIRECT OR IMPLIED, INCLUDING NARRATIVES, DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION. 2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE DESCRIPTION OF DETAILS OF WORK, WHICH ARE MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES. DESIGN ISSUES: 1. EXPAND ROLL-UP DOOR BY 4'-0". TRUCK BAYS NEED 4'-0" OF SEPARATION FOR TRUCK DRIVER ENTRY DOOR CLEARANCE 2. COORDINATE LOCATION FOR BALER AND CARDBOARD BALES. ATM SUGGESTS OPENING UP SPACE FROM THE MAIN ELECTRICAL ROOM. 3. LOADING BAYS CANNOT FIT ANY TRUCK LARGER THAN SU-30 WHILST PROVIDING SUFFICIENT LOADING SPACE (ATM RECOMMENDS AT LEAST 15'-0" WITH 10'-0" MINIMUM) ATTEMP PUSH PULL SERVICE BY HAULER GENERATOR LOADING SU-30 - Single Unit Truck Overall Length 30.000ft Overall Width 8.000ft Overall Body Height 13.500ft Min Body Ground Clearance 1.367ft Track Width 8.000ft Lock-to-lock time 5.00s Max Steering Angle (Virtual) 31.80° 30 4 20 SU-30 - Single Unit Truck SU-30 - Single Unit Truck SU-30 - Single Unit TruckSU-30 - Single Unit Truck N. FOURTH STREET TR1.0 SHEET NO: SHEET TITLE: ISSUES DATE DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. If this drawing is not 30"x42", then the drawing has been revised from its original size. Noted scales must be adjusted. This line should be equal to one inch KEYPLAN11/05/2021 PRELIM COMPREHENSIVE REVIEW 03/26/2021 03/01/2010 6:01:19 PM # REVISION LIST DATE 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SITE DEVELOPMENT PERMIT 07/19/2021 DOCUMENT NO: Sheet Document Number SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 PROJECT NO.: Project Number FILE NO.: SP21-031 ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 [email protected] 1 3/16" = 1'-0" COMMUNAL TRASH ROOM & LOADING DOCK 2 1/8" = 1'-0" SU-30 TRUCK STUDY 3 1/4" = 1'-0" SECTION A-A 4 1/8" = 1'-0" FRONT LOAD STAGING (GLASS) AS SHOWN COMMUNAL TRASH ROOM LEVEL 1 080-B A-A-- B-B-- 2CY DRY COMPACTOR CONTAINER 2CY WET COMPACTOR CONTAINER UNDEDICATED 120V 15A SERVICE OUTLET. (TYP) WASTE CADDY F.D 2CY SPARE COMPACTOR CONTAINER 2CY DRY SPARE COMPACTOR CONTAINER 8FT ROLL-UP DOOR 30A DISCONNECTS F 4 DW PP MCP MCP 6"W x 10"H CONCRETE CURB HB AC 96 GAL. GLASS 96 GAL. GLASS 96 GAL. GLASS ACPP OC ADD ROLL-UP DOOR DESIGN ISSUE #1 18" STEEL TREADED WALL PROTECTION WET (2CY COMPACTED) RESIDENTIAL TRASH COLLECTION SCHEDULE / WK M TU W TH F TRANSFER TO COMMUNAL TRASH ROOM 1 0 GLASS (96G LOOSE) TOTAL 0 DRY (2CY COMPACTED) 233 12 12 12 3 3 SHEET NOTES: RESIDENTIAL TRASH TERMINATION ROOM 1. TRASH COLLECTION ROOM IS PART OF 2HR FIRE-RATED TRASH CHUTE SHAFT - RESTRICTED ACCESS. 2. FLOOR SHALL BE FINISHED WITH WATERPROOF DECK COATING. FLOOR TO HAVE MINIMAL SLOPE (1° MAX) AND FLOOR DRAIN. FLOOR LEVEL UNDER COMPACTOR. 3. WALLS SHALL BE FINISHED WITH WASHABLE WATERPROOF SURFACE SUCH AS FRP OR HIGH-GLOSS ENAMEL PAINT, 8'-0" AFF. 4. INSTALL WALL PROTECTION: 12"Hx6"W CONCRETE CURB AT BASE OF ALL NON-CONCRETE WALLS. DO NOT INSTALL THE CURB AROUND THE COMPACTORS/BISORTER OR POWER PACKS. STEEL DIAMOND TREAD BACKING ALONG WALL WHERE INDICATED FOR WALL PROTECTION. STEEL DIAMOND TREAD PLATE 14GA THICKNESS. 5. 8'-0" ROLL UP DOOR AND 3FT EXIT DOOR. 6. ROOM SHALL BE MECHANICALLY VENTILATED WITH (1) CFM/FT PER 2016 CBC. 7. (2) 30"Ø GRAVITY CHUTE WITH COMPACTORS FOR WASTE & RECYCLING. PROVIDE 2CY FL COMPACTOR CONTAINERS FOR WASTE & RECYCLING. CHUTES SHALL TERMINATE AT 5'-9" AFF. 8. PP: COMPACTOR POWER PACKS SHALL BE FLOOR-MOUNTED. (2) 5HP 3-PHASE, 208/230/460V. 30A DISCONNECTS 60" AFF. 9. MCP: CHUTE MASTER CONTROL PANEL SHALL BE WALL-MOUNTED 60" AFF. MUST ALLOW LOCK DOWN OF CHUTE INTAKES FOR EXCHANGING CONTAINERS AND WASHING CHUTES. REQUIRES 120V 15A DEDICATED SERVICE. 10. AC: 2HP CHUTE AIR COMPRESSOR SHALL BE FLOOR-MOUNTED. REQUIRES 120V 15A SERVICE OUTLETS. 11. OC: ODOR CONTROL UNIT SHALL BE WALL-MOUNTED 60" AFF. REQUIRES 120V 15A SERVICE OUTLETS. 12. HB: HOT AND COLD HOSE BIB SHALL BE WALL-MOUNTED 60" AFF. 13. WASTE CADDY FOR MOVING CONTAINERS. 10,000LBS CAPACITY, 3MPH MAX SPEED. BATTERY POWERED, REQUIRES 120V 20A SERVICE OUTLET. 14. CHUTE DISCHARGE DOOR: TYPE-A, HORIZONTALLY INSULATED SLIDING-STEEL DOOR, HELD OPEN BY 165° F FUSIBLE LINK. 15. (1) UNDEDICATED 120V 15A SERVICE OUTLET REQUIRED FOR STAFF MAINTENANCE PURPOSE. CHUTE INTAKE VESTIBULES: 16. CHUTE INTAKE VESTIBULES SHALL BE 1HR FIRE-RATED WITH 1HR FIRE-RATED DOOR; 5'-0" MIN REQUIRED PER ADA STANDARDS - RESIDENTIAL ACCESS. PROVIDE (2) SELF CLOSING, 15x18 BOTTOM HINGED, ELECTRICALLY INTERLOCKED, AUTOMATIC OPENING INTAKE DOORS TO DISPOSE TRASH AND RECYCLING INTO COMPACTORS PER CBC 713.13.1. POWER TO INTAKE DOORS SUPPLIED BY MCP. SEE DETAIL 1TR2.0. 17. CHUTE SHAFT SHALL NOT BE ERECTED UNTIL CHUTE HAS BEEN INSTALLED. FOR SOUND PROOFING PURPOSES, DOUBLE STUD-WALLS ARE REQUIRED ADJACENT TO OCCUPIED SPACES. INTERIOR OF SHAFT SHALL BE TAPED TO PREVENT ODOROUS AIR LEAKING INTO OCCUPIED SPACES (BY OTHERS). 18. PROVIDE ROUND FLOOR OPENINGS AT CONCRETE FLOORS AND SQUARED FLOOR OPENINGS AT WOOD-FRAME CONSTRUCTION. INSTALL FLOOR SUPPORT FRAME AT EACH FLOOR PENETRATION TO SECURE CHUTE. SEE DETAIL 9/TR2.0 FOR ANCHORING AND MASON BRA-RED SOUND ISOLATION PAD ASSEMBLY. POUR RINGS WILL VARY BASED ON THICKNESS OF FLOOR SLAB AND SHALL BE PROVIDED BY MANUFACTURER. GENERAL NOTES: 1. ANY DESIGNS OR DESIGN SOLUTIONS PRESENTED IN THIS DRAWING OR SPECIFICATION, WHICH ARE DIRECT OR IMPLIED, INCLUDING NARRATIVES, DRAWINGS, OR DIAGRAMS, ARE HEREBY CLARIFIED AS EXAMPLES AND SHALL NOT BE CONSIDERED COMPLETE DESIGNS OR DESIGNS SUITABLE FOR CONSTRUCTION. 2. OMISSIONS FROM DRAWINGS OR SPECIFICATIONS, OR THE INACCURATE DESCRIPTION OF DETAILS OF WORK, WHICH ARE MANIFESTLY NECESSARY TO CARRY OUT THE INTENT OF THE DRAWINGS AND SPECIFICATIONS, OR WHICH ARE CUSTOMARILY PERFORMED, SHALL NOT RELIEVE THE CONTRACTOR FROM PERFORMING SUCH OMITTED OR INACCURATELY DESCRIBED DETAILS OF THE WORK. WORK SHALL BE PERFORMED AS IF FULLY AND CORRECTLY SET FORTH AND DESCRIBED IN THE DRAWINGS AND SPECIFICATIONS. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY OF ALL EXISTING FIELD CONDITIONS AND ANY DISCREPANCIES OR INCONSISTENCIES. DESIGN ISSUES: 1. ADD ROLL-UP DOOR AND FIND PATH OF TRAVEL THROUGH BUILDING F 4 DW (2) 30"Ø GALVANIZED STEEL CHUTES W/ 34"Ø ROUND FLOOR OPENINGS (TYP). (2) SELF CLOSING, 15 x 18 BH AUTOMATIC OPENING DOOR, PER CBC 713.13.1. 20"W X 6"H MECHANICAL VENTILATION 600 CFM SECTION B-B 2CY FL COMPACTOR CONTAINERCOMPACTOR ACCESS DOOR 30"Ø CHUTE (2) TOTAL CHUTE DISCHARGE DOOR LEVEL 1 (S.A.D.) LEVEL 2 (S.A.D.) LEVEL 1 (S.A.D.) LEVEL 2 (S.A.D.) DRY WET SECTION A-A 30"Ø GALVENIZED STEEL CHUTE APOLLO MODEL A500 COMPACTOR (2) TOTAL, CONTAINER NOT SHOWN FOR CLARITY FLOORS BY OTHERS (S.A.D) SU-30 - Single Unit Truck Overall Length 30.000ft Overall Width 8.000ft Overall Body Height 13.500ft Min Body Ground Clearance 1.367ft Track Width 8.000ft Lock-to-lock time 5.00s Max Steering Angle (Virtual) 31.80° 30 4 20 SU-30 - Single Unit Truck SU-30 - Single Unit Truck TRASH EXIT

PASSAGEWAYTRANSFORMERS MAIN ELECTRICAL
STAIR 2 DOMESTIC WATER ELECTRICAL SU-30 - Single Unit Truck SU-30 - Single Unit Truck SHEET NO: SHEET TITLE: ISSUES DATE DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. If this drawing is not 30"x42", then the drawing has been revised from its original size. Noted scales must be adjusted. This line should be equal to one inch KEYPLAN11/05/2021 PRELIM COMPREHENSIVE REVIEW 03/26/2021 03/01/2010 6:01:19 PM # REVISION LIST DATE 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SITE DEVELOPMENT PERMIT 07/19/2021 DOCUMENT NO: Sheet Document Number SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 PROJECT NO.: Project Number FILE NO.: SP21-031 ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 [email protected] AS SHOWN RESIDENTIAL TRASH ROOM 1 3/8" = 1'-0" TR1.1 COMMUNAL TRASH ROOM & LOADING DOCK 3 1/8" = 1'-0" SU-30 TRUCK STUDY 4 1/2" = 1'-0" UPPER FLOOR VESTIBULES (LEVEL 2-25) 2 3/8" = 1'-0" SECTION VIEWS 081-B E. ST. JOHN'S STREET UP LEASING / WAITING LOBBY / TRASH LOUNGE EXIT

PASSAGEWAYTRANSFORMERS MAIN ELECTRICAL MUA ROOM BIKE STORAGE STAIR 2 STAIR GENERATOR MAIL / PACKAGE DOMESTIC WATER PACKAGES OFFICE FIRE COMMAND MPOE 15'-0" 2'-0" 25'-0" BFP
RES LOBBY DRY STREAM WET STREAMGLASS STREAM BIN PATH OF TRAVEL WET (2CY COMPACTED) RESIDENTIAL TRASH COLLECTION SCHEDULE / WK SERVICE M TU W TH F 1 0 GLASS (96G LOOSE) TOTAL 0 DRY (2CY COMPACTED) 233 12 12 12 3 3 35ft Front End Loader Overall Length 35.000ft Overall Width 8.330ft Overall Body Height 1.400ft Min Body Ground Clearance 1.400ft Track Width 8.000ft Lock-to-lock time 4.00s Curb to Curb Turning Radius 32.000ft SHEET NO: SHEET TITLE: ISSUES DATE DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. If this drawing is not 30"x42", then the drawing has been revised from its original size. Noted scales must be adjusted. This line should be equal to one inch KEYPLAN11/05/2021 PRELIM COMPREHENSIVE REVIEW 03/26/2021 03/01/2010 6:01:19 PM # REVISION LIST DATE 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SITE DEVELOPMENT PERMIT 07/19/2021 DOCUMENT NO: Sheet Document Number SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 PROJECT NO.: Project Number FILE NO.: SP21-031 ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 [email protected] AS SHOWN TRASH STAGING PLAN PHASE 1 1 1/8" = 1'-0" TR1.2 RESIDENTIAL TRASH STAGING PLAN - PHASE 1 ONLY 082-B 30° 60°
90° 120° 150° 180°
(Outer Wheel)
33ftMin Radius 16.141ftMin Radius (Inner Wheel) 35.011ftMin Radius (Outer Body) 15.752ft Max Kickout 2.554ft Title:37 3 20.33 4.33 37 Roll Off- Republic Overall Length 37.000ft Overall Width 8.000ft Overall Body Height 1.400ft Min Body Ground Clearance 1.400ft Track Width 8.000ft Lock-to-lock time 4.00s Curb to Curb Turning Radius 33.000ft N. FOURTH STREET UP UP MAIN ELECTRICAL DOMESTIC WATER GENERATOR CORRIDOR STAIR 2 TRASH

CORRIDOR PARKING (OFFICE)
EXIT

PASSAGEWAY

STAIR EM DIST TRASH CORRIDOR TRANSFORMERS MAIN ELECTRICAL MUA ROOM LOADING ELEC BIKE STORAGE STAIR 2 MAIL / PACKAGE DOMESTIC WATER ELEVATOR LOBBY BIKE STORAGE TRANSFORMERS BIKE SHOWERS BIKE SHOWERS 26'-0" GAS METER ALCOVE WATER SERVICE ELECTRICAL RM 27'-0" ENTRY/EXIT 25'-1" 24'-0" 12'-0" 12'-0"
21'-5"
25'-0" WATER SERVICE
RES LOBBY 37 Roll Off- Republic
37 Roll Off- Republic
37 Roll Off- Republic PICK-UP REQUIRES 18'-0" CLEAR HEIGHT REQUIRES WIDENING CORRIDOR TO 7'-0" DESIGN ISSUE WASTE CADDY AND BIN PATH OF TRAVEL OPTION 1 WASTE CADDY AND BIN PATH OF TRAVEL OPTION 2 SHEET NO: SHEET TITLE: ISSUES DATE DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. If this drawing is not 30"x42", then the drawing has been revised from its original size. Noted scales must be adjusted. This line should be equal to one inch KEYPLAN11/05/2021 PRELIM COMPREHENSIVE REVIEW 03/26/2021 03/01/2010 6:01:19 PM # REVISION LIST DATE 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SITE DEVELOPMENT PERMIT 07/19/2021 DOCUMENT NO: Sheet Document Number SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 PROJECT NO.: Project Number FILE NO.: SP21-031 ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 [email protected] 3/32" = 1'-0" TR1.3 ROLL-OFF STUDY AND BIN PATH OF TRAVEL LEVEL 1 083-B 12g GALV. SHEET METAL 1" x 1" x 18" ANGLE STIFFENERS TACK WELDED TO INSIDE POUR RING STIFFENERS REMOVED PRIOR TO CHUTE INSTALLATION CHUTE SHAFT AT INTAKE NO CONTACT BTWN GYP BOARD, FRAMING & CHUTE. SEAL GAP W/ FLEXIBLE ACOUSTIC RATED FIRE CAULKING AT PENETRATION THROUGH WALL & SHAFT, ALL AROUND FIRE-RATED ACOUSTIC FLEXIBLE SEALANT TAPE INTERIOR OF CHUTE SHAFT TO PREVENT ODOROUS AIR LEAKS (BY OTHERS) OPP HAND CONC SLAB WHERE OCCURS (S.S.D.) 2HR FIRE-RATED WALL PER SCHEDULE (S.A.D.) TAPE INTERIOR OF CHUTE SHAFT TO PREVENT ODOROUS AIR LEAKS (BY OTHERS) ANCHOR BOLTS W/ NEOPRENE GROMMETS. PROVIDE MASON BRA-RED SOUND ISOLATION PADS BELOW FRAME CHUTE AIR AND SOUND ISOLATION FIRE SPRINKLER DETAILS AND CHUTE SANITATION UNIT AT HIGHEST INTAKE ROOF LEVEL NOTES: 1. ATTACHMENT OF ALL BLOCKING, CURBS, AND OTHER ROOF COMPONENTS SHALL BE DESIGNED AND INSTALLED TO MEET THE MINIMUM REQUIREMENTS OF MANUFACTURER. 2. SEE ARCHITECTURAL AND/OR STRUCTURAL DRAWINGS FOR ALL WORK BY OTHERS. TYP RESIDENTIAL LEVEL CL CONC SLAB WHERE OCCURS (S.S.D.) CL CHUTE INTAKE DOOR: 14" MAX OPENING FROM F.O. WALL SEE DETAIL 1/- CONC SLAB & ROOF ASSEMBLY BY OTHERS (S.S.D.) ACOUSTIC SEALANT VENT CAP W/ CURB FLASHING BY OTHERS (S.A.D.) CONC CURB BY OTHERS (S.A.D.) CL 5 7 10 A36 FLOOR SUPPORT FRAME, SEE PLAN A36 FLOOR SUPPORT FRAME, SEE PLAN 2HR FIRE-RATED WALL PER SCHEDULE (S.A.D.) 2HR FIRE-RATED WALL PER SCHEDULE (S.A.D.) 2HR FIRE-RATED WALL PER SCHEDULE (S.A.D.) CONC SLAB WHERE OCCURS (S.S.D.) PROVIDE MASON BRA-RED SOUND ISOLATION PADS BELOW FRAME A36 FLOOR FRAME SEE PLAN ASTM A307 3 8"Ø CAST-IN-PLACE ANCHOR BOLT (2) TOTAL PER ASSEMBLY ARCHITECT SHALL VERIFY WITH RECOMMENDATIONS IN ACOUSTICS REPORT NOTES: 1. REFER TO MANUFACTURER SPECIFICATIONS FOR ALL OTHER INFORMATION NOT LISTED. ASTM A307 516-18UNCx1 CAP SCREW W/ STANDARD WASHER & NEOPRENE GROMMET, (1) TOTAL PER ASSEMBLY 9 9- 9- NOTES: 1. CHUTE SHAFT SHALL NOT BE ERECTED UNTIL CHUTE HAS BEEN INSTALLED. FOR SOUND PROOFING PURPOSES, DOUBLE STUD-WALLS ARE REQUIRED ADJACENT TO OCCUPIED SPACES. INTERIOR OF SHAFT SHALL BE TAPED TO PREVENT ODOROUS AIR LEAKING INTO OCCUPIED SPACES (BY OTHERS). 2. INTAKE DOOR NOT SHOWN FOR CLARITY. SCALE: 12" = 1'-0" SCALE: 12" = 1'-0" SCALE: 12" = 1'-0" DISCHARGE LEVEL WILKINSON TYPE-A, B-LABEL CONSTRUCTION 90 MINUTE FIRE-RATED, NARROW GUILLOTINE FIRE DOOR W/ 165° F. FUSIBLE LINK, SHOWN IN CLOSED POSITION 12 FLOOR SUPPORT FRAME ANCHORING SECTION VIEWS FLOOR SUPPORT FRAME ANCHORING PLAN VIEWS 15- TYPE I FLOOR CONNECTION SCALE: 112" = 1'-0" DUCTILE IRON HOUSING BRIDGE-BEARING QUALITY NEOPRENE CHUTE VENT 11 AT ROOF LEVEL SCALE: 12" = 1'-0" CHUTE INTAKE DOOR 1 12"Ø HOLES FOR 3 8"Ø ANCHOR BOLTS (2) TOTAL PER ASSEMBLY EDGE OF 34"Ø FLOOR OPENING: TYPE I FLOOR EDGE OF 30"Ø CHUTE SCALE: 3" = 1'-0" 35° NOTES: 1. SEE DETAIL 1/- FOR CHUTE INTAKE DOOR INFORMATION. 2. SEE DETAIL 9/- FOR ADDITIONAL FLOOR SUPPORT FRAME ANCHORING INFORMATION. 3. ANCHOR FLOOR SUPPORT FRAME AT ONE END AS SHOWN. OTHER SIDE OF FRAME TO REST ON TOP OF FLOOR AT INTAKE WALL. SEE PLAN FOR LAYOUT OF CHUTE SHAFT. A36 L112"x112"x14x SQ. FLOOR SUPPORT FRAME TYP NOTES: 1. PROVIDE HIGH PRESSURE CHUTE WASHDOWN NOZZLE. 2. FILL SANITATION TANK WITH CONCENTRATED DISINFECTING SOLUTION. THE SYPHON HOSE SHOULD REACH THE BOTTOM OF THE SOLUTION CONTAINER. TO FLUSH WITH CLEAR WATER, TURN HANDLE TO THE ON POSITION. FACTORY SETTING OF THE PROPORTIONING VALVE IS FOR 50-GALLONS PER GALLON OF DISINFECTING SOLUTION. 3. NOTE THAT THE ACCESS DOOR AND D & S UNIT ARE SHOWN OUTSIDE OF CHUTE SHAFT FOR CLARITY. ALL WASHDOWN EQUIPMENT WILL BE INSTALLED WITHIN CHUTE SHAFT, ABOVE THE HIGHEST INTAKE. (1) D & S UNIT PER CHUTE. 4. 2019 CBC - 11B-308.2.1(FORWARD) & 308.3.1(SIDE) HEIGHT: CONTROLS AND OPERATING MECHANISMS SHALL BE LOCATED NO HIGHER THAN 44 INCHES AND NO LOWER THAN 34 INCHES ABOVE THE FINISHED FLOOR MEASURED TO THE MEASURED TO THE CENTER OF THE PUSH BUTTON. 5. 2019 CBC - 11B-309.4 OPERATION: CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS AND OPERATING MECHANISMS SHALL BE NO GREATER THAN 5 POUNDS. 6. SUPPLIED BY CHUTE VENDOR - INSTALLED BY PLUMBER. 5 1 2 4 2 6 3 D & S UNIT (NTS) INSTALLED BEHIND F.O. WALL 15x15 ACCESS DOOR (NTS) INSTALLED BY CONTRACTOR PRIOR TO ERECTING WALL 8 9 CL CONC SLAB OR WOOD WHERE OCCURS (S.S.D.) A36 FLOOR SUPPORT FRAME, SEE PLAN 2HR FIRE-RATED WALL PER SCHEDULE (S.A.D.) 2HR FIRE-RATED WALL PER SCHEDULE (S.A.D.) CHUTE INTAKE DOOR: 14" MAX OPENING FROM F.O. WALL, SEE DETAIL 2/- & NOTES 4 & 5 FOR HEIGHT REQUIREMENTS 7 2 NOTES: 1. INTAKE DOOR AND TRIM SHALL BE REMOVED FOR DOOR MAINTENANCE. 2. BOTTOM HINGED DOORS ARE SELF-CLOSING, NOISELESS, AND SELF-LATCHING. UL CLASSIFIED 90 MINUTE FIRE-RATED DOOR AND FRAME ASSEMBLY AND A TEMPERATURE RISE OF 250° F MAX IN 30 MINUTES. 3. MAX OPENING FOR INTAKE DOOR IS 14" FROM FACE OF FINISHED WALL. 4. 2019 CBC - 11B-309.2.1(FORWARD) & 11B-309.3.1(SIDE) HEIGHT: CONTROLS AND OPERATING MECHANISMS SHALL BE LOCATED NO HIGHER THAN 48 INCHES, AND NO LOWER THAN 15 INCHES ABOVE THE FINISHED FLOOR MEASURED TO THE CENTER OF THE PUSH BUTTON. 5. 2019 CBC - 11B-309.4 OPERATION: CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE CONTROLS AND OPERATING MECHANISMS SHALL BE NO GREATER THAN 5 POUNDS. FLUSHING SPRAY HEAD BELOW CHUTE VENT AND ABOVE TOP CHUTE INTAKE DOOR FIRE SPRINKLER HEAD AT LOWEST LEVEL OF BUILDING *FIRE SPRINKLER HEAD AT HIGHEST LEVEL OF BUILDING FIRE SPRINKLER HEAD AT EVERY OTHER FLOOR EXAMPLE BUILDING VERTICAL SECTION VIEW *WHEN CALCULATING NUMBER OF FIRE SPRINKLER HEADS FOR EVERY OTHER FLOOR ALWAYS START WITH HIGHEST LEVEL LEVEL 1 LEVEL 2 LEVEL 3 LEVEL 4 LEVEL 5 - 18x18 AIR ASSIST ACCESS DOOR IS LARGEST DOOR THAT ATM WILL DESIGN FOR CHUTE INTAKE. - ATM WILL NEVER DESIGN A 24X24 INTAKE DOOR AS THESE DOOR SIZES HAVE LED TO FATALITIES. *SOUND CONSULTANT TO VERIFY DETAILS AND UPDATE AS NECESSARY* WATER LINE FOR WASHDOWN RISER IF NOT PROVIDED ABOVE HIGHEST INTAKE (TBD BY PLUMBING) SPRINKLER RISER (TBD BY FIRE SPRINKLER DESIGNER) 34" CONDUIT FOR AIR COMPRESSOR 112"Ø HOLES (5) (TYP) 1/2" EMT TO WASHDOWN SOLENOID ABOVE HIGHEST INTAKE. (OPTIONAL) 1" EMT FOR LOW VOLTAGE POWER 2 LAYERS OF 5 8" SHEET ROCK RECOMMENDED FOR 2HR RATED WALL, OR EQUIVALENT. MASON BRA-RED MOUNT (4 REQUIRED) (TYP) J-RUNNER / J-STRUT 212JR-23 USG SHAFT WALL FRAMING SYSTEM (CHANNEL AT TOP AND BOTTOM)(BY OTHER) 1" THICK GYPSUM LINER PANEL (UL TYPE SLXTM) (BY OTHER) ACOUSTICAL INSULATION. REFER TO ACOUSTICAL REPORT FOR LOCATION R-19 MIN. BATT INSULATION PER SPECIFICATIONS AT CONDITIONED AREAS.(BY OTHER) (2) LAYERS 5 8" TYPE "X GWB" OR 5 8" IRE RATED MOLD AND MOISTURE RESISTANT GYP BD. @ BATHS & KITCHENS AND 5 8" DENARMOR @ TUB LOCATIONS (BY OTHER) USG SHAFT WALL FRAMING SYSTEM. E STUD-212ES-23( TYP AT EACH SIDE OF WALL, BY OTHER) CH METAL STUD (2-1/2") 212CH -23 USG SHAFT WALL FRAMING SYSTEM (24" O.C TYP) (BY OTHER) MINIMUM SHAFT DETAILS WALL ASSEMBLY AS SCHEDULED WALL PANELS AS SCHEDULED CONC. CURB AS SCHEDULED DOWEL, TYP. S.S.D. J-MOLD FURRING AS REQUIRED EPOXY COVE BASE AND EPOXY FLOOR AS SCHEDULED CONC. SLAB, S.S.D. EPOXY TO LAP OVER CURB AND TO GO UP THE WALL 6". WALL PROTECTION CONCRETE CURB 3 SCALE: 3 8" = 1'-0" SHEET NOTES: 30"Ø CHUTE DETAILS 1. CHUTE MATERIAL: GALVANIZED OR GALVANEAL 16G STEEL 2. ALL WALL ASSEMBLIES ENCASING THE CHUTE SHAFT SHALL BE 2HR FIRE-RATED. 3. SEE ARCHITECTURAL AND/OR STRUCTURAL DRAWINGS TO VERIFY ALL INFORMATION NOT RELATED TO ATM'S SCOPE OF WORK PER AGREEMENT. 4. POUR RINGS WILL VARY BASED ON THICKNESS OF FLOOR SLAB AND SHALL BE PROVIDED BY MANUFACTURER. GENERAL NOTES: 1. ANY DESIGNS OR SOLUTIONS SHOWN IN DRAWING, EITHER DIRECT OR IMPLIED, ARE HEREBY CLARIFIED AS EXAMPLES AND SHALL NOT BE CONSIDERED COMPLETE DESIGNS FOR CONSTRUCTION. THESE DRAWINGS ARE INTENDED TO SUPPLEMENT THE SUBMITTAL PACKAGE FROM ARCHITECT. 2. ANY PARTIAL INFORMATION, OMISSIONS, OR INACCURATE DESCRIPTIONS OF WORK SHOWN IN DRAWINGS, WHICH ARE NECESSARY TO PERFORM THE SCOPE OF WORK, SHALL NOT RELIEVE THE CONTRACTOR FROM COMPLETION OF WORK. ALL WORK SHALL BE PERFORMED TO SATISFY THE MINIMUM REQUIREMENTS OF THE CURRENT APPLICABLE BUILDING CODES. 3. CONTRACTOR SHALL FIELD VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO START OF CONSTRUCTION. THE ARCHITECT SHALL BE PROMPTLY NOTIFIED OF ANY INCONSISTENCIES AND/OR DISCREPANCIES. SCALE: 6" = 1'-0" MASON BRA-RED MOUNT DUCTILE IRON HOUSING RADIAL CLEARANCE (RC) ASTM A307 5/16" XXX CAP SCREW W/STANDARD WASHER & NEOPRENE GROMMET , (1) TOTAL PER ASSEMBLY. TYP AT TYPE I & TYPE III CONSTRUCTION BRIDGE-BEARING QUALITY NEOPRENE TYPE I CONNECTION : 12 DIA. HOLES FOR ASTM A307 38" DIA. POST-INSTALLED ANCHOR BOLTS, (2) TOTAL PER ASSEMBLY. ARCHITECT SHALL VERIFY W/ RECOMMENDATIONS IN ACOUSTICS REPORT. PROVIDE SIMPSON SET-XP EPOXY ADHESIVE ANCHORING SYSTEM FOR POST INSTALLED ANCHORS (ICC-ES-ESR-2508) 3" 2"3/16" 1-3/8" 1-3/8"1-5/8" 1-5/8" 4-1/4" NOTES: 1.ALL HARDWARE PLATED 2.REFER TO MANUFACTURERS SPECIFICATIONS FOR ALL OTHER INFORMATION NOT INCLUDED 2-1/2" 2-1/2" 34" 34" TYPE III CONNECTION : 38" DIA. HOLES FOR SIMPSON 5 PAX #6 x 58" R200 PANHEAD ZINC SCREW (4) TOTAL PER ASSEMBLY. ARCHITECT SHALL VERIFY WITH RECOMMENDATIONS IN ACOUSTICS REPORT(ICC-ES-ESR-2236). COMPACTOR & POWER PACK ANCHORING DETAILS 4 ZINC PLATED OVERSIZED STEEL WASHER 0.688" x 2.25 MASON TYPE HG-75 NEOPRENE BUSHING PROTECTIVE STEEL BUSHING ALLSTAR ALL18568 -10 REDUCER 34" - 58" x 1.25" LONG HILTI 58" x 5" ANCHOR BOLT OR WEDGE ANCHOR MASON 3/4" THICK NEOPRENE SUPER "W" WAFFLE PAD, 6" x 4" . CAPACITY PER LEG: 1400 LB 6"x 4"x 14" LEG BASE PLATE W/ 1.062 " HOLE C6 x 13# CHANNEL COMPACTOR LEG ZINC PLATED OVERSIZED STEEL WASHER HILTI 1/4" x 3" ANCHOR BOLT OR WEDGE ANCHOR MASON 3/4" THICK NEOPRENE SUPER "W" WAFFLE PAD, 2" x 2" . CAPACITY PER PAD: 230 LB MASON TYPE HG-25 NEOPRENE BUSHING POWER PACK LEG 12g 0.562 " HOLE CENTERED (4) C6 x 13# CHANNEL COMPACTOR LEG 6"x 4"x 14" LEG BASE PLATE W/ 1.062 " HOLE MASON 3/4" NEOPRENE SUPER "W" WAFFLE PAD, 6" x 4" . SCALE: 3 8" = 1'-0" COMPACTOR ANCHORING POWER PACK ANCHORING COAT CHUTE W/ SOUNDCOAT DAUBERT V-DAMP 3680 OR EQUIVALENT ; MATCH THICKNESS OF METAL 15x18 BOTTOM HINGED, NORMALLY CLOSED LOW-VOLTAGE ELECTRICALLY INTERLOCKED, AUTOMATIC OPENING INTAKE DOOR PLAN VIEW SATIN CHROME PULL HANDLE W/ THUMB LATCH SECTION VIEW FRONT VIEW PLAN VIEW RED OPEN BUTTON PLUMBING SCHEMATIC LEGEND: 1. 3 4"Ø DOMESTIC HOT WATER INLET WITH VACUUM BREAKER. (SUPPLIED/INSTALLED BY PLUMBING SUBCONTRACTOR) 2. QUARTER-TURN GATE VALVE (SHUT-OFF AND BYPASS), (2) TOTAL. (SUPPLIED/INSTALLED BY PLUMBING SUBCONTRACTOR) 3. PLUMBING DESIGN, MATERIALS, AND INSTALLATION BY OTHERS. (SUPPLIED/INSTALLED BY PLUMBING SUBCONTRACTOR) 4. 24-VDC SOLENOID VALVE (OPTIONAL). NOT NEEDED FOR MANUAL OPERATION. (NOT USED HERE) 5. D & S UNIT: 1-GALLON CONTAINER, MOUNTING BRACKET, AND PROPORTIONAL VALVE AT REMOTE LOCATION. (SUPPLIED/MOUNTED BY CHUTE SUBCONTRACTOR. PLUMBED BY PLUMBING SUBCONTRACTOR) 6. FLUSHING SPRAY HEAD BELOW CHUTE VENT. (SUPPLIED/MOUNTED BY CHUTE SUBCONTRACTOR. PLUMBED BY PLUMBING SUBCONTRACTOR) 7. FIRE SPRINKLER HEAD AT HIGHEST INTAKE, LOWEST INTAKE, AND EVERY OTHER FLOOR BETWEEN, TO BE STARTED FROM HIGHEST INTAKE - CONNECTION BY OTHERS. (SUPPLIED/MOUNTED BY CHUTE SUBCONTRACTOR. PLUMBED BY FIRE SPRINKLER SUBCONTRACTOR) 8. SIDE-HINGED, UL RATED 90 MINUTE B-LABEL ACCESS DOOR. (SUPPLIED BY CHUTE SUBCONTRACTOR. INSTALLED BY FRAMING SUBCONTRACTOR OR GC) 9. SATIN CHROME PULL-HANDLE. (SUPPLIED/INSTALLED BY CHUTE MANUFACTURE) SHEET NO: SHEET TITLE: ISSUES DATE DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer. If this drawing is not 30"x42", then the drawing has been revised from its original size. Noted scales must be adjusted. This line should be equal to one inch KEYPLAN11/05/2021 PRELIM COMPREHENSIVE REVIEW 03/26/2021 03/01/2010 6:01:19 PM # REVISION LIST DATE 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 54S AN FR AN CI S C O CALIFORNI A 9 41 07 415. 489. 2 224 TEL 415. 358. 91 00 FAX WWW W. RNSSTUDIO. OC M 01 SECOND STREET TH LF ORO STE., 402 SITE DEVELOPMENT PERMIT 07/19/2021 DOCUMENT NO: Sheet Document Number SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 PROJECT NO.: Project Number FILE NO.: SP21-031 ICON ECHO - OFFICE & RESIDENTIAL SAN JOSE, CA AMERICAN TRASH MANAGEMENT 1900 POWELL STREET, SUITE 220 EMERYVILLE, CALIFORNIA 94608 P: 415.292.5400 F: 415.292.5410 [email protected] AS SHOWN TR2.0 CHUTE DETAILS 084-B SHEET NO: SHEET TITLE: ISSUES DATE DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch KEYPLAN JOINT TRENCH TITLE SHEET JT-1 N.T.S. PRELIM COMPREHENSIVE REVIEW 03/26/2021 03/01/2010 6:01:19 PM # REVISION LIST DATE ICON ECHO - OFFICE & RESIDENTIAL 60 N 3RD ST, SAN JOSE SITE DEVELOPMENT PERMIT 07/19/2021 DOCUMENT NO: 1 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 PROJECT NO.: 20-1102 FILE NO.: SP21-031 1460 MARIA LANE, SUITE 420, WALNUT CREEK, CA 94596 Tel (925) 269-4575 UTILITY DESIGN CONSULTANTS & ENGINEERS SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 01/31/2022 085-U SHEET NO: SHEET TITLE: ISSUES DATE DATE: SCALE: All drawings and written material appearing herein constitute original and unpublished work of the Architect/Engineer and may not be duplicated, used or disclosed without consent of Architect/Engineer.

If this drawing is not 30"x42", then the drawing has been revised from its original size.

Noted scales must be adjusted. This line should be equal to one inch KEYPLAN JOINT TRENCH INTENT JT-2 1" = 30' 01/31/2022 PRELIM COMPREHENSIVE REVIEW 03/26/2021 03/01/2010 6:01:19 PM # REVISION LIST DATE SITE DEVELOPMENT PERMIT 07/19/2021 DOCUMENT NO: 2 SPECIAL USE PERMIT RESUBMITTAL 11/05/2021 PROJECT NO.: 20-1102 FILE NO.: SP21-031 ICON ECHO - OFFICE & RESIDENTIAL 60 N 3RD ST, SAN JOSE 1460 MARIA LANE, SUITE 420, WALNUT CREEK, CA 94596
Tel (925) 269-4575 UTILITY DESIGN CONSULTANTS & ENGINEERS SPECIAL USE PERMIT RESUBMITTAL #2 01/31/2022 086-U SANTA CLARA STREET 4TH STREET ST JOHN STREET
REFERENCES VESTING TENTATIVE MAP PREPARED FOR: CALIFORNIA SAN JOSE Civil Engineering Associates • • URBAN CATALYST OPERATING PARTNERSHIP, LLC 99 S. Almaden Blvd., Suite 840 San Jose, CA 95113

VICINITY MAP W SAN CARLOS ST PARK AVE S ALMADEN BLVD

SAN JOSE STATE

UNIVERSITY
S 1ST ST S 2ND ST S 3RD ST S 4TH ST MARKET ST

E SAN SALVADOR ST

MARKET ST

E WILLIAMS ST

E SANTA CLARA ST E ST JOHN ST

E ST JAMES ST
S 5TH ST S 6TH ST
S 7TH ST S 8TH ST S 9TH ST
SITE

W SAN FERNANDO ST
280
87 File No. T21-033 N FOURTH STREET
TM1
NOTES

BASIS OF BEARINGS

BENCHMARK

LEGEND ABBREVIATIONS

VESTING TENTATIVE MAP

N FOURTH STREET

FOR CONDOMINIUM PURPOSES

SAN JOSE CALIFORNIA

OWNER DEVELOPER

ENGINEER
VESTING TENTATIVE MAP PREPARED FOR: CALIFORNIA SAN JOSE Civil Engineering Associates • • URBAN CATALYST OPERATING PARTNERSHIP, LLC 99 S. Almaden Blvd., Suite 840 San Jose, CA 95113 File No. T21-033 N FOURTH STREET TM2

LEGEND ABBREVIATIONS

VESTING TENTATIVE MAP

N FOURTH STREET

FOR CONDOMINIUM PURPOSES

SAN JOSE CALIFORNIA
From: Alisha C. Pember
Sent: Wednesday, October 26, 2022 12:26 PM
To: PlanningSupportStaff <[email protected]>; Burton, Chris <[email protected]>; Hill, Shannon <[email protected]> Cc: Richard M. Franco ; Aidan P. Marshall
Subject: Agenda Item 5(c) – Comments on the Icon-Echo Mixed-Use Project (File Nos. SP21-031, T21- 033, ER21-134 & HP21-007).

Good afternoon,
Please find attached Agenda Item 5(c) – Comments on the Icon-Echo Mixed-Use Project (File Nos.

SP21-031, T21-033, ER21-134 & HP21-007).

If you have any questions, please contact Aidan Marshall.

Thank you.

Alisha Pember
Alisha C. Pember
Adams Broadwell Joseph & Cardozo
___________________
This e-mail may contain material that is confidential, privileged and/or attorney work product for the sole use of the intended recipient. Any review, reliance or distribution by others or forwarding without express permission is strictly prohibited. If you are not the intended recipient, please contact the sender and delete all copies.
[External Email]
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5693-006acp
KEVIN T. CARMICHAEL
CHRISTINA M. CARO
THOMAS A. ENSLOW
KELILAH D. FEDERMAN
RICHARD M. FRANCO
ANDREW J. GRAF
TANYA A. GULESSERIAN
DARIEN K. KEY
RACHAEL E. KOSS
AIDAN P. MARSHALL
TARA C. RENGIFO
Of Counsel
MARC D. JOSEPH
DANIEL L. CARDOZO

SACRAMENTO OFFICE

ADAMS BROADWELL JOSEPH & CARDOZO A PROFESSIONAL CORPORATION

ATTORNEYS AT LAW

___________
printed on recycled paper
October 26, 2022
Via Email
San José Planning Commission
City of San Jose Planning, Building and Code Enforcement Department Email: [email protected]
Chris Burton, Director
Email: [email protected]
Shannon Hill, Planner
Department of Planning, Building and Code Enforcement
Email: [email protected]
Re: Agenda Item 5(c) – Comments on the Icon-Echo Mixed-Use Project (File Nos. SP21-031, T21-033, ER21-134 & HP21-007).

Dear Honorable Planning Commission Members, Mr. Burton, and Ms. Hill:

We are writing on behalf of Silicon Valley Residents for Responsible Development (“Silicon Valley Residents”) to provide comments on the Icon-Echo Mixed-Use Project (File Nos. SP21-031/ER21-134, T21-033; SCH 2021090554) (“Project”) proposed by Urban Catalyst (“Applicant”). The Project appears as Item 5(c) on the agenda for the October 26, 2022 City of San José (“City”) Planning Commission (“Commission”) hearing. The Commission will consider recommendation to the City Council of the Project’s Final Supplemental Environmental Impact Report (“FSEIR”), Special Use Permits, Vesting Tentative Map, and Historic Preservation Permit (“Approvals”).

The Project proposes to construct a 21-story office/retail tower and a 27-story, 415-unit residential tower connected by a podium on floors 1-4. The Project calls for approximately 525,000 square feet of commercial space and 8,500 square feet of retail space. One level of below-grade parking is included with a total of 1,151 parking spaces. The following addresses are associated with the Project site: 128 East St. John Street, 95 North Fourth Street, and 77 North Fourth Street (Accessor’s Parcel Number 467-20-060), 147 East Santa Clara Street (Accessor’s October 26, 2022

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San Jose City CouncilNovember 29, 2022

San Jose City Council
November 29, 2022