VANTAGE MASTER PLAN
City Council Presentation
2023 December 13
THE COVE
BOP 1+2
ECCLES
GATEWAY CROSSING
VANTAGE
NEXUS
ALLERTON
BLSC POINTE GRAND
SOUTH SAN FRANCISCO EDGEWATER
Project Management
Project Management Advisors (PMA)
General Contractor
Hathaway Dinwiddie
Architect
Flad Architects
DRAFT | NOT FOR CONSTRUCTION |
ASSING NORTHEAST AERIAL 2.0 FAR
DRAFT PLANNING COMMISSION PRESENTATION - 470 FORBES BLVD
HEALTHPEAK PORTFOLIO IN SOUTH SAN FRANCISCO
THE COVE
BOP 1+2
ECCLES
GATEWAY CROSSING
VANTAGE
NEXUS
ALLERTON
BLSC
POINTE GRAND
SOUTH SAN FRANCISCO
Nexus The Cove
Gateway Crossing Pointe Grand Eccles
EDGEWATER
Edgewater Allerton BOP 1+2
make Vantage
boundary more
prominent
Gateway Crossing
Built: 1996-2001
266,000 RSF
4 Buildings
Britannia Oyster Point I
Built: 2002-2003
573,000 RSF
7 Buildings
Britannia Oyster Point II
Built: 2006-2008
336,000 RSF
3 Buildings
The Cove
Built: 2015-2020
1 Million RSF
7 Buildings
285 E. Grand Ave
Built: 2005-2006
63,000 RSF
1 Building
The Shore at Sierra Point
Est. Completion 2022
630,000 RSF
5 Buildings
Britannia East Grand
Built: 2006
800,000 RSF
4 Buildings
Nexus on Grand
Est. TI Commencement Q3 2022
148,000 RSF
1 Building
Vantage (Phase 1)
Est. TI Commencement Q4 2022
350,000 RSF
2 Buildings
DRAFT | NOT FOR CONSTRUCTION |
DRAFT PLANNING COMMISSION PRESENTATION - 470 FORBES BLVD OVE
BOP 1+2
ECCLES
NG
VANTAGE
EXUS
ALLERTON
BLSC
TE GRAND
SOUTH SAN FRANCISCO
Nexus The Cove
Gateway Crossing Pointe Grand Eccles
EDGEWATER
Edgewater Allerton BOP 1+2
make Vantage
boundary more
prominent
96-2001
RSF
gs
Britannia Oyster Point I
Built: 2002-2003
573,000 RSF
7 Buildings
Built: 2006-2008
336,000 RSF
3 Buildings
The Cove
Built: 2015-2020
1 Million RSF
7 Buildings
Built: 2005-2006
63,000 RSF
1 Building
Est. Completion 2022
630,000 RSF
5 Buildings
Britannia East Grand
Built: 2006
800,000 RSF
4 Buildings
Nexus on Grand
Est. TI Commencement Q3 2022
148,000 RSF
1 Building
Est. TI Commencement Q4 2022
350,000 RSF
2 Buildings
DRAFT | NOT FOR CONSTRUCTION |
DRAFT PLANNING COMMISSION PRESENTATION - 470 FORBES BLVD OVE
BOP 1+2
ECCLES
NG
VANTAGE
XUS
ALLERTON
BLSC
E GRAND
SOUTH SAN FRANCISCO
Nexus The Cove
Gateway Crossing Pointe Grand Eccles
EDGEWATER
Edgewater Allerton BOP 1+2
make Vantage
boundary more
prominent
g
96-2001
RSF
s
Britannia Oyster Point I
Built: 2002-2003
573,000 RSF
7 Buildings
Built: 2006-2008
336,000 RSF
3 Buildings
The Cove
Built: 2015-2020
1 Million RSF
7 Buildings
Built: 2005-2006
63,000 RSF
1 Building
Est. Completion 2022
630,000 RSF
5 Buildings
Britannia East Grand
Built: 2006
800,000 RSF
4 Buildings
Nexus on Grand
Est. TI Commencement Q3 2022
148,000 RSF
1 Building
g()
Est. TI Commencement Q4 2022
350,000 RSF
2 Buildings
ORTHEAST AERIAL - 2.0 FAR
HPEAK PORTFOLIO IN SOUTH SAN FRANCISCO
COVE
BOP 1+2
ECCLES
SING
VANTAGE
Nexus The Cove
make Vantage
boundary more
prominent
ay Crossing
1996-2001
0 RSF
ings
Britannia Oyster Point II
Built: 2006-2008
336,000 RSF
3 Buildings
285 E. Grand Ave
Built: 2005-2006
63,000 RSF
1 Building
The Shore at Sierra Point
Est. Completion 2022
630,000 RSF
5 Buildings
Vantage (Phase 1)
Est. TI Commencement Q4 2022
350,000 RSF
2 Buildings
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
HEALTHPEAK PORTFOLIO IN SOUTH SAN FRANCISCO
Completed 2023
Est. Completion 12/2023
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
BACKGROUND: PHASE 1 BUILDINGS A/B (Approved, Currently under Construction) DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
BACKGROUND: PHASE 1 AMENITY BUILDING (Approved, Currently under Construction)
AMENITIES
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
Cafe and Flex Space Conference and Flex Space Deli and Restaurant Outdoor Terrace N
The proposed project will be an extension
of a proposed life science research and
development campus, located in the City
of South San Francisco, between Highway
101 to the west and the San Francisco
Bay to the east. The project proposes
re-development and densification on a
827,601 sf multi-parcel site. The Vantage
project site is within a 15 minute walk to
Caltrain and is bound by Forbes Blvd.
along the north, Allerton Ave. along the
east, Rails-to-Trails along the south, and
an existing parcel (103860999) along
the western border. The current zoning
designation for the project site is Business
Technology Park-High (BTP-H). One
parcel is in permit review for two new Lab/
Office buildings, two were developed as
warehouse buildings, and the remaining
parcels are vacant.
Much like the rest of the Bay Area, the
site has cool summers, mild winters and
moderate rainfall during the winter/early
spring months. The most notable influence
on the site is the strong afternoon easterly
moving wind patterns that go up to 25
mph during spring and summer. Some
other factors that influence the site’s
microclimate is its location between the
San Bruno Mountains and the Coast
Range.
7 VANTAGE - Conditional Use Permit Application
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
LOCAL CONTEXT
PROJECT SITE ROEBLING RD.
RAILS-TO-TRAILS ALLERTON AVE.
FORBES BLVD.
E. GRAND AVE.
BAYSHORE FREEWAY
US 101
GATEWAY BLVD.
ROEBLING RD.
TO
S.F.
TO
S.J.
C
1/2 MILE RADIUS, 10 MIN. WALK
1 MILE RADIUS, 20 MIN. WALK
Existing Bicycle and Pedestrian Trail
City Proposed Class II Buffered Bicycle Lanes
C Caltrain Intermodal Station
N
0 100 200 400 ft
Caltrain
+/- 0.75 Miles 15 min. Walk
City Proposed New/Upgraded Bicycle and Pedestrian Trail (per SSF Bicycle Master Plan)
Potential Shuttle Stops (not in scope)
Select Caltrain/Bart/Ferry Shuttle Stops
Select Ferry Shuttle Stops
Rails to Trail Access
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
PUBLIC TRANSPORTATION
BICYCLE & PEDESTRIAN
CONNECTIVITY
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
PREVIOUS CONDITIONS
1 2 3
4 5 6
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
PHASE 1 BUILDINGS A/B AND AMENITY BUILDING
APPROVED AND UNDER CONSTRUCTION
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
MASTER PLAN AT BUILD OUT
Potential Future
Fire Station Site PS 2
AMENITY
C
PS 1
PS 3
D
E
F
B
A
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
BUILDING MASSING
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
PROPOSED VIEW FROM FORBES
Looking South
A C
D
E
F
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
PROPOSED VIEW FROM FORBES
Looking East
E
F
D
A B
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
Forbes Blvd
Allerton Ave
AMENITY
460 FORBES
(Currently under
Construction)
Potential Future
Fire Station
(1 Acre Site)
Parking Structure
3 F
Rails to Trails
MASTERPLAN CONCEPT
N
E
Parking Structure
2 Parking Structure
1 D
C
A B
480 FORBES
(Previously
496 Forbes)
490 FORBES
(Previously
498 Forbes)
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
ZONE 2: CAMPUS CORE: VIBRANT GREENS ZONE 5: CAMPUS NODE, BLUES & GREYS CITY COUNCIL PRESENTATION - 470 FORBES BLVD
PLANTING
View looking North
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
OUTDOOR AMENITIES
Forbes Blvd.
Rails-to-Trails
Allerton Ave.
F E D
A B
C
PS-1 PS-2
PS-3
AMENITY
Bocce Ball
Raised Deck
Outdoor Meeting Room Dining Areas Basketball Large Events Central Green Gathering
Quad
Recreation
Workspace
Dining
SITE ORGANIZATION LEGEND
Seating Areas
Potential Future
Fire Station
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
BUILDING D
View from Building C
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
BUILDING C
View from Allerton Ave
THANK YOU
APPENDIX
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
PARKING STRUCTURE
Previous design Lower parking structure
screen height
Pushed-in + pulled-out facades
Introduced new facade expression
Open up screen areas to
break up scale at pedestrian
level
Reduced parking structure
levels
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
PARKING STRUCTURE
View from E Grand Ave
Rail-To-Trails
Primary Circulation
Bike Lanes
Secondary Circulation
Entrance / Lobby
Elevator Cores
Existing Shuttle Stop
Potential Additional Shuttle Stop
DRAFT | NOT FOR CONSTRUCTION |
MASSING NORTHEAST AERIAL - 2.0 FAR
CITY COUNCIL PRESENTATION - 470 FORBES BLVD
PEDESTRIAN, BICYCLE AND TRANSIT ACCESS
50% Alternative Mode Share Target via TDM Plan
N
Forbes Blvd
Allerton Ave
BLDG. A
AMENITY
BLDG. C
BLDG. E BLDG. D
PS2 PS1
PS3
BLDG. F
BLDG. B
POTENTIAL FUTURE
FIRE STATION
Rails to Trails
3 connections to Rails
to Trails Corridor
Future Trail Extension to Caltrain Station
Additional shuttle stop location to
be determined along Forbes
Pedestrian-oriented
courtyards and campus
circulation network
Access to bike lanes on
Forbes and Allerton