249_Pennsylvania_-_DB_Trade_Partner_MEP_RFP_Final_REV.pdf

REQUEST FOR PROPOSALS (“RFP”)

DESIGN BUILD TRADE PARTNER ONBOARDING

Electrical

Mechanical

Plumbing

Fire Protection

FOR

100% Affordable Housing Design-Build Project

249 Pennsylvania Avenue

San Francisco, CA 94102

Issued by:

Suffolk Construction/LMSa

Tenderloin Neighborhood Development Corporation (TNDC)

Young Community Developers (YCD)

Issuance of RFP:

July 15, 2026

Submittal Deadline:

August 14, 2025 by 5:00 PM PST

To be sent via email to: kbrady@suffolk.com;

nbaca@suffolk.com

TABLE OF CONTENTS

PROJECT OVERVIEW

SELECTION PROCESS AND SCHEDULE

INSURANCE REQUIREMENTS

DESIGN BUILD SERVICES REQUESTED

SUBMITTAL RESPONSE REQUIREMENTS

TERMS AND CONDITIONS

DESIGN-BUILD TRADE PARTNER PROCUREMENT ATTACHMENTS

ADDENDA (TO BE ISSUED BY FRIDAY, AUGUST 7, 2026)

PROJECT OVERVIEW

About the Project

249 Pennsylvania is the site of a proposed affordable family project of at least 120 units, at the corner of Pennsylvania Ave and Mariposa Street and backing up onto I-280. Though the adjacent street is significantly sloped, this is an already excavated site, which is currently sitting vacant.

Introduction

The Mayor’s Office of Housing and Community Development (MOHCD), together with Tenderloin

Neighborhood Development Corporation (TNDC) and Young Community Developers (YCD) (collectively, the

"Owner"), is seeking proposals from qualified design-build teams to provide design, preconstruction, and construction services for the affordable housing development at 249 Pennsylvania Avenue (the "Project").

The Project will deliver multifamily affordable rental housing, including units for formerly homeless households. Proposing teams shall consist of an architect and general contractor with demonstrated experience delivering design-build affordable housing projects in San Francisco.

The Project will be delivered using a two-phase Design-Build approach:

• Phase I – Preconstruction Services: The architect, under direct contract with the Owner, will advance the design through 100% Schematic Design and establish the Basis of Design. THIS PHASE IS

COMPLETED

• Phase II – Design & Construction Services: The Owner will contract with a single Design-Builder, who will assume responsibility for the architect, design consultants, subcontractors, and construction. The Design-Builder will complete the design through Design Development and

Construction Documents, administer construction, and deliver the completed Project in accordance with the established Basis of Design.

TENTATIVE PROJECT SCHEDULE

TNDC/YCD & Suffolk/LMSa anticipate the following project schedule:

Schedule Activities Schedule

PHASE 2: DD, CD and Construction Start September 2026

50% DD Submission Targeting November 1, 2026

100% DD Submission Targeting February 8, 2027

50% CD Submission Targeting March 29, 2027

90% CD Submission Targeting May 24, 2027

100% CD/ Conformed Set Submission Targeting June 14, 2027

Final GMP Submission Targeting August 9, 2027

Construction Start* September 2027

*Construction start date subject to external funding (Notice of Funding Availability - NOFA) dates & building permit approval

Construction Completion June 2029

SELECTION PROCESS AND SCHEDULE

The RFP process and schedule includes the following key milestones:

SUBMITTAL REQUIREMENTS

Please submit one searchable, non-password protected, PDF copy of your proposal (including attachments, as appropriate) to the email address below. Only electronic submittals will be accepted.

TNDC and YCD are not responsible for any expenses related to the preparation or presentation of responses to this RFP.

If you are a trade that plans to cover multiple scopes, please submit separate packages.

SUBMIT PROPOSALS TO: Suffolk Construction

Kevin Brady: kbrady@suffolk.com

Nicole Baca: nbaca@suffolk.com

SUBMITTAL DUE DATE

Proposals due 5 PM PST on Friday August 14,2026. Submittals received after the due date and time will not be accepted. Incomplete submittals will not be accepted.

DESIGN-BUILDER SELECTION PROCESS

Clarifications and Questions Regarding this RFP

All questions regarding this RFP must be submitted to kbrady@suffolk.com & nbaca@suffolk.comby

July 31, 2026. The developer will provide responses to all applicants via email.

Review of Qualifications and Fee Proposal

A selection committee comprised of at least four members will review and score the Applicants’ proposals per the Scoring Criteria. Based upon the results of this evaluation, a “short-list” of selected potential Design Build Trade Partners will be invited for interviews.

Reference Calls and Interviews

Short-listed applicants will be notified and asked to participate in interviews with the selection panel.

Both Subcontractor and Engineer must attend the interview. Following interviews, the highest scoring/ranking design-build trade partner teams (one per trade specific) will be conditionally selected based on reference calls, interview results, and other requested submitted documentation.

SELECTION SCHEDULE

Request for Proposals available July 15, 2026

Questions on RFP due July 31, 2026 @ 5 PM

Development team responses to questions August 7 , 2026

Qualifications/Proposals due August 14, 2026 @ 5 PM

Notify short-listed candidates August 21, 2026

Interviews Targeting week of August 24th 2026

Final Selection (tentative) Beginning to Mid September 2026

INSURANCE REQUIREMENTS:

i. OCIP __

ii. CCIP __

iii. No OCIP or CCIP (Traditional Insurance) X_

1. Subcontractor understands and acknowledges that there shall be no commencement of any Work until all insurance required by this Subcontract has been provided and Subcontractor has been enrolled in the OCIP or CCIP, if applicable. Subcontractor shall immediately provide all information requested by Contractor to enable OCIP or CCIP enrollment, if applicable.

2. General Liability and Umbrella Liability Policies must be provided on an occurrence form

3. Subcontractors responsible for Design Build Scopes or any professional service shall carry

Professional Liability insurance coverage in an amount not less than $5,000,000 per claim and as required. If such insurance is written on a claim made basis, these Subcontractors shall maintain the insurance for the minimum period of five (5) years after Substantial Completion of the entire Work and have a retroactive date prior to the effective date of the subcontract. Any lower tier subcontractors performing similar work and/or having design responsibility must be required to comply with these same insurance requirements.

4. A copy of any residential exclusion contained in the subcontractor’s policy must be provided to

Suffolk Construction Co. for review and approval.

5. Subcontractors shall carry Pollution Liability insurance with limits of not less than $2,000,000 aggregate for bodily injury, personal injury, and property damage, including the Contractor, the

Owner and all others required by contract as additional insureds. If such subcontractors haul hazardous waste, they must carry Automobile Liability insurance which includes the MCS 90 endorsement.

6. Subcontractor shall be fully responsible to provide all information required by Contractor in its sole discretion to enable pre-qualification prior to award of the Subcontract and similar information for any renewal needs throughout the course of the Project at intervals required by Contractor.

DESIGN-BUILD SERVICES REQUESTED

The Design Build Trade Partners are expected to actively draw upon their experience, skills, and knowledge to add value to the project. During the design process (Phase II), the Trade Partners duties will include the pre-construction services and Construction services outlined below:

1. Preconstruction Services – Design/ Coordination PHASE II The MEP Trade Partner shall provide all professional services necessary to support design development, planning, coordination, estimating, procurement strategy, and construction readiness from Notice to

Proceed through execution of the Construction Services Agreement.

A. Design Services: Provide discipline-specific engineering support and technical expertise, Review design documents for constructability, Recommend system alternatives to improve cost, quality, schedule, maintainability, and lifecycle performance, Participate in Target Value Design (TVD) and value analysis exercises, Evaluate alternate materials and equipment, and Identify opportunities to simplify installation and improve sequencing.

B. Cost Planning & Estimating: Develop conceptual and detailed cost estimates throughout design, Validate design against established target budgets, Identify cost escalation risks, and Evaluate cost impacts of design changes.

C. BIM / VDC Coordination: Develop discipline-specific BIM models, Participate in interdisciplinary model coordination, Attend clash detection meetings, and assist in resolveing clashes within agreed coordination schedule.

D. Constructability Reviews

Provide ongoing constructability reviews for: Equipment access, Installation sequencing, Service clearances, Future maintenance access, Code compliance, and Installation tolerances

E. Scheduling, Planning & Procurement: Participate in pull planning sessions identifying sequence of work, manpower and areas of coordination with all trades to meet the project overall schedule, Identify critical path activities, and Identify procurement durations, supply chain risks and early release items

F. Utility Coordination: Coordinate with utility providers, Support utility applications, Verify service requirements, Participate in utility planning meetings, and Coordinate temporary utility requirements.

G. Commissioning Planning

Support commissioning by: Reviewing Owner Project Requirements, Developing commissioning schedule, Identifying testing requirements, Coordinating TAB activities, Developing startup sequence, and Supporting functional testing planning

2. Construction Services – Construction administration/ Furnish and Installation

PHASE II.2

Following successful completion of Phase 1, the Trade Partner shall furnish all labor, supervision, engineering support, materials, equipment, tools, temporary facilities, testing, and incidentals necessary to complete the Work.

Furnish and install complete system in compliance with all codes and regulations. This includes:

A. Complete system including piping, ducting, wiring sizing, and of all equipment by this subcontractor’s Trade specific Engineer of Record.

B. All miscellaneous required systems including for specific equipment/appliances, car stackers, EV chargers, and amenity needs.

C. Phase 1 has identified a target value budget for the Cost of work to be put in place. Up award, it will be required to the success of the project for this budget to be maintained or enhanced.

SUBMITTAL RESPONSE REQUIREMENTS

Please submit your proposal as a single package of all below sections with the following items. Total PTS is

100 for RFP Response and 50 for Interview.

COVER LETTER

Briefly describe the team members proposed for this project, clearly stating the respective roles of the parties,) and their qualifications to best deliver 249 Pennsylvania under the guiding principles included in this RFP. (max 1 page)

1. MEP TRADE PARTNER - TRADE SPECIFIC EXPERIENCE AND CAPACITY (20 PTS)

A. Subcontractors information (2 pages max)

a. Name of company, number of years in business, number of employees

b. Description of services offered

c. Narrative on Entitlement/Permitting, Cost Containment/Value Engineering, and Construction Administration

i. Describe your experience entitling and permitting projects. Include relevant experience working with MOHCD, DPW/BSM, SFPUC water, DBI, PUC/PG&E, SFMTA, and Planning. Include any experience working with SB-35, Coastal Commission and/or AB-2162.

ii. Describe your philosophy and approach to managing the design, cost containment, and construction administration processes

B. Provide one or two subcontractor examples* of completed projects of similar construction type, size, scope, funding sources, and regulation. Please include the following information:

a. Similarities to Project

b. Current Contacts for Developer/Owner, Architect, Local Jurisdiction

c. Contract type

d. BIM Role (which trades or disciplines)

e. Initial Contract value, final contract value, general explanation for major Change Orders

f. Detailed demonstration meeting the Project’s DBE, LBE and/or SBE subcontracting goals, HUD Section 3, prevailing wage and first source local work force hiring goals.

g. Start of construction contract amount and construction cost at completion

D. Provide one or two examples of projects utilizing the design-build delivery method. Projects staffed with partnerships outside of this proposed design-builder team may be included, however, projects with proposed design-builder will score higher. (As applicable, max 2 pages each):

a. Project name, location, date completed

b. Current Contacts for Developer/Owner, General Contractor, Architect, Local Jurisdiction

c. Contract type

d. Total number of units, square footage

e. BIM Role (which trades or disciplines) & Cost

f. Initial contract value, final Contract value, general explanation for major Change Orders

g. Detailed demonstration meeting the Project’s DBE, LBE and/or SBE subcontracting goals, HUD Section 3, prevailing wage and first source local work force hiring goals.

2. DESIGN BUILD EXPERIENCE (25 PTS)

A. Outline decision-making throughout the design process and team members’ roles and responsibilities. Please indicate project(s) where the Design-Builder team has worked in partnership and how your previous experiences will inform your partnership on 249

Pennsylvania Ave. Please indicate whether the project(s) were completed utilizing a design-build, design-bid-build, or other approach.

B. Stakeholder approach: Working with a client, such as TNDC and YCD, that has an array of stakeholders that have input on decisions, including construction related changes, VE, etc. For example, TNDC and YCD often must inform and receive direction from other departments within the firm for programmatic changes that can lead to longer timeframes for decision-making.

Describe creative and achievable strategies to engage with the project stakeholders to maintain costs and keep project on schedule and facilitate design charrettes, community meetings, that engage the public and keep them informed of project updates.

C. Scheduling: Proposed schedule overview for Phase II (completion of design and construction).

The scheduling narrative should include how the design-build team will phase the design and construction of the project to ensure decision-making is timely and avoids potential for any costly rework.

D. Design approach: Design narrative for the site

E. Cost containment: Please provide two schedule or cost-saving strategies that the trade partner team has successfully utilized in past projects and is replicable and scalable.

F. Sustainability: “Green” building construction approach and complying with and/or exceeding

Green Point Rated (GPR) construction criteria or other like programs (LEED, Passive House, etc.).

Additionally, please provide a brief description of any experience with GPR and assessment of applicability for 249 Pennsylvania Avenue.

3. KEY STAFF RESUMES (20 PTS)

Provide resumes for the key staff proposed for the Project including, at a minimum, Designer / Engineer

Project Manager / Design Builder project manager, and a Superintendent (who may be substituted with someone of equivalent experience upon Owner’s approval).

4. SBE PARTICIPATION (15 PTS)

A. Detail your team’s plan for achieving the separate 25% SBE subcontracting participation goals for both design and construction by utilizing both design subconsultants and construction subcontractors/ suppliers.

Regardless of team composition, all respondents should describe their recommended approach to meeting the requirements. Teams will be scored on the perceived feasibility of those plans, with the highest points going to teams already meeting the minimum participation through their current composition (i.e., inclusion of an SBE designer, or other means).

B. Fill out SBE 2 Form and return within RFP response package. Form can be located at the end of the RFP.

5. PROOF OF INSURANCE (PASS / FAIL)

Contractor(s) shall provide evidence that the companies can comply with the insurance requirements.

If any team member cannot meet the required level of coverage, please include a statement justifying the appropriateness of the proposed limits.

6. OPINION OF COST ESTIMATE/SCHEDULE (20 PTS)

Provide a cost estimate based on the 100% Schematic design documents. This budget will be used in comparison to the target value budget for the project and we will begin working to align scope.

A. Bid summary or bid-tabulation information

B. Initial conceptual design equipment sizing/ routing was included within the Phase 2 budget pricing

C. Project durations and sequence.

D. Confirmation of Suffolk preliminary schedule included as attachment to RFP.

7. INTERVIEW (50 PTS)

A. Bidders will be shortlisted to top (2) and Interviews will be selected to the shortlist only. Interview dates and agenda outline will be provided upon notice of short listing.

TERMS AND CONDITIONS

This section outlines the terms and conditions which will be set forth in the construction contract.

In submitting a response to this RFP, the applicant acknowledges that he/she has read and understands that these terms and conditions apply to the Project, including Attachments to the RFP. Owner and

Design build team reserve the right to revise any terms and/or conditions set forth in this RFP and/or add any terms and/or conditions beyond those set forth in the RFP. The progress of this project is subject to further feasibility analysis. As such, TNDC and YCD reserve the right to terminate this contract or place the project on hold indefinitely.

Small Business Enterprise Contracting: Subcontracting/Professional Services/Suppliers

The project is administered by the San Francisco Mayor’s Office of Housing and Community

Development (MOHCD). The San Francisco Contract Monitoring Division has assigned a 25% SBE sub-consulting goal for design services and a 25% subcontracting goal for construction services. The selected design-builder will be responsible for assisting the developer in meeting or exceeding these goals.

By applying for this contract award, proposers are responsible for making a good faith effort to use

SBEs for subcontractors/subconsultants. "Small Business Enterprise (SBE)" for this contract means a business that is certified as an SBE under (1) one of the following programs and (2) the firm’s five-year average gross revenues do not exceed the maximum economic thresholds listed on SBE Form 2.

Website links for finding Certified LBEs, SBs, and DBEs:

• For Local Business Enterprises (“City Program”):

https://sfgov.org/cmd/lbe-certification

• Certified Small Businesses Enterprises (“State Program”):

https://caleprocure.ca.gov/pages/PublicSearch/supplier-search.aspx

• Certified Disadvantaged Businesses Enterprises (“Federal DBE Program”):

https://caltrans.dbesystem.com/

The San Francisco Contract Monitoring Division (“CMD”) will confirm that a firm is certified as an SBE under the San Francisco SBE program.

The following form must be executed in full and submitted with the proposal package, or as otherwise specified; if not, the proposal may be rejected.

SBE Form 2 – SBE Eligibility and Subcontracting Declaration: All SBE contractors/joint venture partners and listed SBE subcontractors or suppliers, including all lower tier SBE firms, must complete this form AND submit the listed firm’s current SBE certification. All SBE subcontractors or suppliers will need to submit this form declaring, under penalty of perjury, that their total average gross revenues for the past five years are equal to or below the applicable income thresholds for the specific industry.

For additional information regarding the SBE Program, please contact James Chung at james.chung@sfgov.org.

Hiring Program

This project may be subject to the City’s First Source Hiring Program, which sets a 50% San Francisco resident participation goal (calculated by work hours for each construction trade).

Eligible employees and their work hours may be counted toward meeting more than one of these programmatic goals. Assistance will be provided by CityBuild in placing qualified individuals.

Local Hire

This Project is subject to the First Source Hiring Program under Chapter 83 of the Administrative Code of

San Francisco. Bidders are hereby advised that the requirements of the First Source policies will be incorporated as a material term of any contract awarded for the Project.

Information on San Francisco Local Hiring Policy for Construction:

https://oewd.org/sites/default/files/Documents/localhire_faq.pdf

Prevailing Wage Requirements

The Project shall be subject to Federal (Davis Bacon) or State Prevailing Wage. The appropriate Federal and State wage determination shall be provided by the Office of Labor Standards Enforcement (OLSE) and incorporated in the Project Manual to become a part of the Contract Documents. Certified payroll reports will be required and must be turned in weekly to OLSE.

Information on State Prevailing Wage: https://www.dir.ca.gov/OPRL/2020-1/PWD/index.htm

Construction Contract (Phase II)

The form of the construction contract will be a cost plus fee with a guaranteed maximum price (See

Attachment D for templates of the modified DBIA documents).

DESIGN BUILD TEAMS RIGHTS AND OPTIONS

The developer reserves the right to postpone the Project for its convenience, to withdraw this request for design-build trade partner proposals at any time, to waive irregularities in the selection process, to reject any and all submissions as indicated below in Grounds for Rejection, and to negotiate with any or none of the applicants. This request for design-builder proposals does not commit the developer to enter into a contract for constructing the Project.

Grounds for Rejection

The developers or its representative(s) may reject any and all design-build trade partners proposals for the following reasons:

• The applicant does not demonstrate the minimum project experience required

• The submission of qualifications does not contain all the information requested in the section titled “Design-Builder Qualifications Submissions”

• The applicant is not qualified to perform the services required, as determined by the scored ranking of the proposal

• The Design Build team decides to withdraw this Request for Qualifications

• The applicant proposal is received after the designated deadline

• Acceptance of applicant proposal would entail a violation of law or City codes

• The applicant is suspended or disqualified from projects funded by HUD, MOHCD, the State of

California, or OCII

• The applicant’s cost, schedule, or other key components of its proposal are considered unrealistic or unreasonable in the judgment of the Owner

CLAIMS PROCEDURES

Firms wishing to contest the Design Builder selection process or results will have five (5) business days from the date of notice of the conditionally selected contractor to submit written complaints to the

Contractor Monitoring Division, in accordance with its prevailing guidelines.

DESIGN-BUILD TRADE PARTNER PROCUREMENT ATTACHMENTS

A. 100% Schematic Design drawings

B. Preliminary Site Logistics

C. SBE Form 2

ADDENDA (TO BE ISSUED BY FRIDAY, AUGUST 7, 2026, VIA EMAIL)

Contact Kevin Brady – Kbrady@suffolk.com if you have not received addenda.

A. GC AIA Draft Agreement

B. Exhibit B – SPECIFIC SCOPE OUTLINE for all bidding Trades & Unit Pricing breakdowns

C. Preiminary Construction Schedule

D. Rider S – Safety Requirement

90%

249 Pennsylvania - 100% Schematic Design Documents249 Pennsylvania - 90% Schematic Design Documents

PNPS

PW

PE

PENNSYLVANIA AVE

M

AR

IP

O

SA

S

T

I-280 FREEWAY

FR

EE

W

AY

O

FF

R

AM

P

1001 MARIPOSA ST208 PENNSYLVANIA AVE

254 PENN.

AVE

PENNSYLVANIA

GARDEN

@ L2

@ L1

LEVEL 1LEVEL 2

(E)

UNEXCAVATED

AREA

260-262

PENN. AVE

268-270

PENN. AVE

280 PENN.

AVE

290 PENN.

AVE

184 PENNSYLVANIA

AVE

I-280 FREEWAY OVERPASS

COMMUNITY

ROOM

KITCHEN

S .S

S T

O R

. SITE

SUPERVISOR

OFFICE

SOCIAL

WORKER

OFFICE

PARCEL

STOR.

STAFF

BREAK /

MEETING

FILE

STOR.

COPY

ASST.

MGR.

OFFICE

FIRE

PUMP

LAUNDRY

ROOM

EL

ENTRY

LOBBY /

WAITING

EL

TRASH

TERMINATION

ROOM

DOMESTIC

WATER

ANC.

COMMUNITY

ROOM

STAIR 1MAIL

NORTH

COURTYARD

SOCIAL

WORKER

OFFICE

SOUTH

COURTYARD

OPEN TO BLDG.

STORAGE BELOW

ELEV.

CONTROL

ROOM

COMMUNITY

ROOM

STORAGE

STROLLER

CLOSET

LEVEL 1LEVEL 2

250' - 0"

0"

0"

25' - 0"

9'

- 0

0"

5'

- 0

41' - 4 1/2" 51' - 0" 3' - 11"45' - 6" 27' - 10" 51' - 0"28' - 6 1/2"

RECEPTION

26.02 32.03

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

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SITE PLAN

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SCALE: 1/16" = 1'-0"A1.01 SCALE: 1/16" = 1'-0"

SITE PLAN1

KEYNOTES

26.02 UNDERGROUND VAULT, S.J.T.D.

32.03 CLASS II BIKE PARKING, S.L.D.

A3.01

A3.02

J.2

H ABDF E

PENNSYLVANIA AVE.

M

AR

IP

O

SA

S

T.

I-280 OVER PASS

1084 SF

COMMUNITY

ROOM

110110

UNEXCAVATED AREA

53 SF

ELEV.

CONTROL

ROOM

118118

72 SF

EL

442442

69 SF

EL

469469

526 SF

TRASH

TERMINATION

ROOM

149 SF

STAIR 1

1S11S1

474 SF

MAIL

106106

1851 SF

NORTH

COURTYARD

128128

A3.02

A3.01

B.5C.2G.5 B.2 A.5CC.5

1.4

E.2 D.8

F.5G

J H.5 G.8H.1 D.2

UNEXCAVATED AREA

264 SF

ASST.

MGR.

OFFICE

104104

163 SF

FIRE

PUMP

127127

163 SF

DOMESTIC

WATER

126126

414 SF

STAFF

BREAK /

MEETING

105105

99 SF

COPY

105A105A

101 SF

FILE

STOR.

105B105B

287 SF

LOBBY /

WAITING

102102

226 SF

SOCIAL

WORKER

OFFICE

109109

276 SF

SOCIAL

WORKER

OFFICE

108108284 SF

SITE

SUPERVISOR

OFFICE

111111115 SF

S.S.

STOR.

112112

167 SF

KITCHEN

110A110A

854 SF

BIKE

ROOM

113113

402 SF

BUILDING

STORAGE

121121

99 SF

MPOE

120120

248 SF

JAN. /

OFFICE

SUPPLY

122122

572 SF

MAINT.

SHOP /

OFFICE /

STORAGE

123123

70 SF

EXIT

VESTIBULE

114114

308 SF

COMMUNITY

ROOM

STORAGE

115115

95 SF

STROLLER

CLOSET

116116

53 SF

PARCEL

STOR.

106A106A

1'

- 4

8'

- 9

1" 4'

- 4

/4

1'

- 1

1/

4"

9'

- 8

7'

- 1 0"

8'

- 5

/4

8'

- 7

/4

5' - 8" 12' - 5" 14' - 3" 6' - 4" 8' - 1" 17' - 8" 15' - 0" 15' - 11 1/2" 24' - 3" 3' - 9" 3' - 9" 24' - 3" 15' - 11 1/2" 8' - 5" 6' - 7" 17' - 8" 8' - 1" 6' - 4" 14' - 0" 11' - 9" 2' - 0"

PNPS

PW

PE

A3.11

A3.11

PE

N

N

SY

LV

AN

IA

G

AR

D

EN

213 SF

COMMON

AREA

RESTROOM

117117

2332 SF

CORRIDOR

107107

107 SF

RECEPTION

101101

EL. 41' - 0"

EL. 42' - 0"

EL. 42' - 0"

EL. 42' - 0"

72 SF

ERRCS

124124

BLDG OVERHANG ABOVE

FILLED AREA

94 SF

ENTRY

235 SF

GEN.

MGR.

OFFICE

244 SF

BOH

CORR.

6.04

6.05

5.01

5.01

14.01

11.05

5.02

10.10

14.02

22.07

22.08

10.01

10.11 22.09

10.12

10.13

5.02

12.10

12.11

3.01 8.01

8.02

8.02

6.03

11.01

6.01

6.066.08

22.01

6.02

11.04

11.03

6.06

6.02

6.08

22.01

11.01

6.01

6.06

6.01

A3.03 1

36" WIDE ACCESSIBLE PATH

EXISTING RETAINING WALL TO REMAIN

NEW RETAINING WALL

LEGEND

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

N

A R C H I T E C T S

As indicated

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FLOOR

PLAN -

LEVEL 1

T N

D C

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11/24/25

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S A

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R A

N C

IS

C

O C

A

90% SCHEMATIC

DESIGN

P E

N N

S Y

LV

A

N

IA

XXXX

SCALE: 1/8" = 1'-0"A2.11 SCALE: 1/8" = 1'-0"

FLOOR PLAN - LEVEL 11

KEYNOTES

3.01 CAST-IN-PLACE CONC. STAIR, S.L.D., S.S.D.

5.01 CUSTOM METAL FENCE & GATE, PTD.

5.02 PREFABRICATED MTL. STAIRS & RAILINGS

6.01 WOOD VENEER UPPER CABINET

6.02 WOOD VENEER LOWER CABINET W/ REMOVABLE BASE

6.03 WOOD VENEER FULL HEIGHT CABINET

6.04 CUSTOM RECEPTION DESK

6.05 BUILT IN BENCHES

6.06 QUARTZ COUNTER WITH INTEGRAL BACK AND SIDE SPLASHES

6.08 WOOD VENEER LOWER CABINET W/ 4 DRAWERS

KEYNOTES

8.01 EXTERIOR STOREFRONT & DOOR

8.02 EXTERIOR SLIDING GLASS DOOR

10.01 GRAB BAR & BACKING

10.10 MAILBOXES

10.11 BABY CHANGING TABLE

10.12 HAND DRYER

10.13 WASTE RECEPTACLE

11.01 REFRIGERATOR

11.03 RANGE

11.04 COMBINATION RANGE HOOD MICROWAVE

11.05 DUMPSTERS, N.I.C.

12.10 E-BIKE CHARGING STATION

12.11 TWO-TIER BICYCLE PARKING

14.01 TRASH CHUTES

14.02 ELEVATOR

22.01 SINK

22.07 DRINKING FOUNTAIN WITH BOTTLE FILLER

22.08 WALL HUNG TOILET

22.09 TROUGH SINK

A3.02

J.2

H ABDF E

FREEWAY / CALTRAIN

OPEN TO BELOW

OPEN TO BELOW

UNEXCAVATED AREA

72 SF

EL

200B200B

69 SF

EL

200A200A

814 SF

ANC.

COMMUNITY

ROOM

224224

A3.02

A3.01

B.5C.2G.5 B.2 A.5CC.5

1.4

E.2 D.8

F.5G

J H.5 G.8H.1 D.2

520 SF

1BR

368 SF

ST-A

376 SF

ST-A

374 SF

ST-A

1'

- 4

8'

- 9

1" 4'

- 4

/4

1'

- 1

1/

4"

9'

- 8

7'

- 1 0"

8'

- 5

/4

8'

- 7

/4

5' - 8" 12' - 5" 14' - 3" 6' - 4" 8' - 1" 17' - 8" 15' - 0" 15' - 11 1/2" 24' - 3" 3' - 9" 3' - 9" 24' - 3" 15' - 11 1/2" 8' - 5" 6' - 7" 17' - 8" 8' - 1" 6' - 4" 14' - 0" 11' - 9" 2' - 0"

OPEN TO BUILDING

STORAGE BELOW

444 SF

LAUNDRY

ROOM

223223

367 SF

ST-A

136 SF

TEL./ELEC.

ALT.

FLRS

222222

1334 SF

SOUTH

COURTYARD

225225

711 SF

2BR-B

149 SF

STAIR 1

2S12S1

86 SF

TR.

220220

970 SF

3BR

PNPS

PW

PE

EL. 51' - 0"

EL. 52' - 0"

EL. 51' - 0"

A3.11

A3.11

72 SF

JAN.

224A224A

149 SF

STAIR 2

2S22S2

BLDG OVERHANG ABOVE

BLDG OVERHANG ABOVE

915 SF

CORRIDOR

253 SF

CORRIDOR

11.06

11.07

8.03 14.01

8.01

8.02

5.01

3.01

A3.03 4

A3.03 1

36" WIDE ACCESSIBLE PATH

EXISTING RETAINING WALL TO REMAIN

NEW RETAINING WALL

LEGEND

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

N

A R C H I T E C T S

As indicated

/2

4/

:1 8:

P

M A ut od es k

D oc s:

//2

P en ns yl va ni a/

_2

P

E N

N _A

R C

H _R

.r vt

A2.12

FLOOR

PLAN -

LEVEL 2

T N

D C

Y

C D

P

E N

N S

Y L V

A N

IA

11/24/25

XXXX

S A

N F

R A

N C

IS

C

O C

A

90% SCHEMATIC

DESIGN

P E

N N

S Y

LV

A

N

IA

XXXX

SCALE: 1/8" = 1'-0"A2.12 SCALE: 1/8" = 1'-0"

FLOOR PLAN - LEVEL 21

KEYNOTES

3.01 CAST-IN-PLACE CONC. STAIR, S.L.D., S.S.D.

5.01 CUSTOM METAL FENCE & GATE, PTD.

8.01 EXTERIOR STOREFRONT & DOOR

8.02 EXTERIOR SLIDING GLASS DOOR

8.03 ELEVATOR SMOKE CURTAIN

11.06 STACKED WASHER DRYERS, EQUIPMENT N.I.C.

11.07 ACCESSIBLE DYERS, EQUIPMENT N.I.C.

14.01 TRASH CHUTES

A3.02

J.2

H ABDF E

69 SF

EL

300A

72 SF

EL

300B

A3.02

A3.01

B.5C.2G.5 B.2 A.5CC.5

1.4

E.2 D.8

F.5G

J H.5 G.8H.1 D.2

1013 SF

3BR

993 SF

3BR

972 SF

3BR

368 SF

ST-A

374 SF

ST-A

374 SF

ST-A

367 SF

ST-A

525 SF

1BR

993 SF

3BR

FAMILY

DAY

CARE

759 SF

2BR-A

759 SF

2BR-A

1'

- 4

8'

- 9

1" 4'

- 4

/4

1'

- 1

1/

4"

9'

- 8

7'

- 1 0"

8'

- 5

/4

8'

- 7

/4

5' - 8" 12' - 5" 14' - 3" 6' - 4" 8' - 1" 17' - 8" 15' - 0" 15' - 11 1/2" 24' - 3" 3' - 9" 3' - 9" 24' - 3" 15' - 11 1/2" 8' - 5" 6' - 7" 17' - 8" 8' - 1" 6' - 4" 14' - 0" 11' - 9" 2' - 0"

137 SF

TEL./ELEC.

ALT.

FLRS

322 520 SF

1BR

86 SF

TR.

149 SF

STAIR 1

3S1

730 SF

2BR-B

566 SF

ELECTRICAL

820 SF

2BR-C

MGR

595 SF

STRMWTR

PLANTING

423 SF

FAMILY

DAY

CARE

DAY

AREA

317A

128 SF

STRMWTR

PLANTING

OPEN SPACE BELOW

PNPS

PW

PE

EL. 59' - 0"

EL. 61' - 0"

A3.11

A3.11

86 SF

JAN.

730 SF

2BR-B

149 SF

STAIR 2

3S2

BLDG OVERHANG ABOVE

1034 SF

CORRIDOR

635 SF

CORRIDOR

8.04

5.01

32.01

A3.03 4

A3.03 1

36" WIDE ACCESSIBLE PATH

EXISTING RETAINING WALL TO REMAIN

NEW RETAINING WALL

LEGEND

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

N

A R C H I T E C T S

As indicated

/2

4/

:1 8:

P

M A ut od es k

D oc s:

//2

P en ns yl va ni a/

_2

P

E N

N _A

R C

H _R

.r vt

A2.13

FLOOR

PLAN -

LEVEL 3

T N

D C

Y

C D

P

E N

N S

Y L V

A N

IA

11/24/25

XXXX

S A

N F

R A

N C

IS

C

O C

A

90% SCHEMATIC

DESIGN

P E

N N

S Y

LV

A

N

IA

XXXX

SCALE: 1/8" = 1'-0"A2.13 SCALE: 1/8" = 1'-0"

FLOOR PLAN - LEVEL 31

KEYNOTES

5.01 CUSTOM METAL FENCE & GATE, PTD.

8.04 1-HR. FIRE RATED DOORS

32.01 STORMWATER PLANTING, S.L.D., S.C.D.

A3.02

J.2

H ABDF E

1'

- 4

8'

- 9

1" 4'

- 4

/4

1'

- 1

1/

4"

9'

- 8

7'

- 1 0"

8'

- 5

/4

8'

- 7

/4

401 SF

ST-B

1016 SF

3BR

991 SF

3BR

71 SF

EL

400A

71 SF

EL

400B

759 SF

2BR-A

374 SF

ST-A

759 SF

2BR-A

1013 SF

3BR

993 SF

3BR

972 SF

3BR

374 SF

ST-A

137 SF

TEL./ELEC.

ALT.

FLRS

367 SF

ST-A

667 SF

CORRIDOR

A3.02

A3.01

B.5C.2G.5 B.2 A.5CC.5

1.4

E.2 D.8

F.5G

J H.5 G.8

5' - 8" 12' - 5" 14' - 3" 6' - 4" 8' - 1" 17' - 8" 15' - 0" 15' - 11 1/2" 24' - 3" 3' - 9" 3' - 9" 24' - 3" 15' - 11 1/2" 8' - 5" 6' - 7" 17' - 8" 8' - 1" 6' - 4" 14' - 0" 11' - 9" 2' - 0"

751 SF

2BR-C

730 SF

2BR-B

520 SF

1BR

520 SF

1BR

86 SF

TR.

149 SF

STAIR 1

4S1

730 SF

2BR-B

H.1 D.2

PNPS

PW

PE

A3.11

A3.11

149 SF

STAIR 2

4S2

86 SF

JAN.

368 SF

ST-A

1034 SF

CORRIDOR

A3.03 4

A3.03 1

36" WIDE ACCESSIBLE PATH

EXISTING RETAINING WALL TO REMAIN

NEW RETAINING WALL

LEGEND

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

N

A R C H I T E C T S

As indicated

/2

4/

:1 8:

P

M A ut od es k

D oc s:

//2

P en ns yl va ni a/

_2

P

E N

N _A

R C

H _R

.r vt

A2.14

FLOOR

PLAN -

LEVEL 4

T N

D C

Y

C D

P

E N

N S

Y L V

A N

IA

11/24/25

XXXX

S A

N F

R A

N C

IS

C

O C

A

90% SCHEMATIC

DESIGN

P E

N N

S Y

LV

A

N

IA

XXXX

SCALE: 1/8" = 1'-0"A2.14 SCALE: 1/8" = 1'-0"

FLOOR PLAN - LEVELS 4-91

KEYNOTES

A3.02

J.2

H ABDF E

ELEV. OVERRUN

A3.02

A3.01

B.5C.2G.5 B.2 A.5CC.5

1.4

E.2 D.8

F.5G

J H.5 G.8H.1 D.2

PNPS

PW

PE

5' - 8" 12' - 5" 14' - 3" 6' - 4" 8' - 1" 17' - 8" 15' - 0" 15' - 11 1/2" 24' - 3" 3' - 9" 3' - 9" 24' - 3" 15' - 11 1/2" 8' - 5" 6' - 7" 17' - 8" 8' - 1" 6' - 4" 14' - 0" 11' - 9" 2' - 0"

1'

- 4

8'

- 9

1" 4'

- 4

/4

1'

- 1

1/

4"

9'

- 8

7'

- 1 0"

8'

- 5

/4

8'

- 7

/4

A3.11

A3.11

VRF CONDENSING UNITS

1214 SF

MECH.

PENTHOUSE

566566

149 SF

STR

108 SF

ELEC.

METERS

AND PV

BATTERY

570570

STORMWATER PLANTING

DHW TANKS

DHW TANKS

23.02

10.16

22.10

7.01

5.03

11.08

8.05

5.03

7.02

7.03

7.03

7.03

5.03

7.01

7.04

22.11

5.04

5.05

22.12

23.03

14.03

23.04

7.05

7.04

7.01

48 SF

ELEV.

CONTROL

7.06

7.07

7.01

48.02

48.01

32.02

A3.03 4

A3.03 1

5' WIDE CLEAR EXTERIOR BUILDING MAINTENANCE WALKWAY

LEGEND

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

N

A R C H I T E C T S

As indicated

/2

4/

:1 1:

P

M A ut od es k

D oc s:

//2

P en ns yl va ni a/

_2

P

E N

N _A

R C

H _R

.r vt

A2.15

ROOF

PLAN

T N

D C

Y

C D

P

E N

N S

Y L V

A N

IA

11/24/25

XXXX

S A

N F

R A

N C

IS

C

O C

A

90% SCHEMATIC

DESIGN

P E

N N

S Y

LV

A

N

IA

XXXX

SCALE: 1/8" = 1'-0"A2.15 SCALE: 1/8" = 1'-0"

ROOF PLAN1

KEYNOTES

5.03 PTD. GALV. MAINT. ROOF GUARDRAIL, 48" TALL

5.04 ACOUSTICAL & VISUAL SCREEN, MATCH PENTHOUSE HEIGHT

5.05 COLD-FORMED STL. FRAMED ENCLOSED MECH PENTHOUSE,

S.S.D.

7.01 48" TALL PARAPET & COPING, EIFS FINISH AT BACKSIDE

7.02 VALLEY, SLOPE >2% TO DRAIN, TYP.

KEYNOTES

7.03 COLD FLUID APPLIED W.P. O/ CONC. SLAB EDGE

7.04 RIDGE

7.05 DOWNSPOUT & SCUPPER FROM PENTHOUSE ROOF ABOVE

7.06 ROOF WALK PADS

7.07 MODIFIED BITUMEN ROOF O/ L.W. TOPPING O/ STEPPED RIGID

FOAM INSULATION, AVG. R 38, TYP.

8.05 ROOF HATCH & ALTERNATING TREAD DEVICE BELOW

10.16 EMBED PLATE & DAVIT BASE, TYP.

11.08 TRASH CHUTES BELOW

14.03 ELEVATOR OVERRUN

22.10 ROOF DRAIN & OVERFLOW, S.P.D.

22.11 DHW HEAT PUMP WATER HEATERS, S.P.D., O/ CONC. CURB

22.12 DHW TANKS, S.P.D. O/ CONC. CURB

23.02 T.O. SHAFT & EXHAUST FAN, S.M.D., TYP.

23.03 DOAS, S.M.D. O/ CONC. CURB

23.04 VRF CONDENSING UNIT, S.M.D., O/ CONC. CURB

32.02 LIGHTWEIGHT VEGETATED ROOF O/ ROOF MEMBRANE

48.01 PV PANEL & RACK SUPPORT, TYP.

48.02 PV BATTERY

LEVEL 1

41' - 0"

LEVEL 2

52' - 0"

J.2

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

HA B D FEB.5 C.2 G.5B.2A.5 C C.5 E.2D.8 F.5 G JH.5G.8 H.1D.2

PN PS

A3.11

I-280 FREEWAY

5.01

(DASHED BEHIND)

SLOPE OF SIDEWALK

DASHED BEHIND

32.01

LEVEL 1

41' - 0"

LEVEL 2

52' - 0"

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

4579 3 1.468 2

PWPE

A3.11

3.01

5.01

SMOOTH EIFS, FIELD COLOR

LEGEND

TEXTURED EIFS, ACCENT COLOR

SMOOTH EIFS, CUSTOM PATTERN, ALLOW 5 COLORS

THINSET CERAMIC TILE O/ SCRATCH & BROWN CEMENT PLASTER

WD. VENEER PANEL SOFFIT

SEALED CONC. SLAB EDGE

ALUMINUM NAIL FIN. WINDOW, SEE ACOUST. REPORT

INSULATED STOREFRONT GLAZING, SEE ACOUST. REPORT

PTD. STL. PIPE MAINT. GUARDRAIL

SEALED CONC. WALL, SMOOTH FINSIH W/ CAST REVEALS

SMOOTH EIFS, COLOR TO MATCH WINDOW FRAME

SEALED BOARD FORMED CONC. COLUMN OR WALL

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

A R C H I T E C T S

As indicated

/2

4/

:1 9:

P

M A ut od es k

D oc s:

//2

P en ns yl va ni a/

_2

P

E N

N _A

R C

H _R

.r vt

A3.01

EXTERIOR

ELEVATIONS

T N

D C

Y

C D

P

E N

N S

Y L V

A N

IA

11/24/25

XXXX

S A

N F

R A

N C

IS

C

O C

A

90% SCHEMATIC

DESIGN

P E

N N

S Y

LV

A

N

IA

XXXX

SCALE: 1/8" = 1'-0"A3.01 SCALE: 1/8" = 1'-0"

WEST1

SCALE: 1/8" = 1'-0"A3.01 SCALE: 1/8" = 1'-0"

NORTH2

KEYNOTES

3.01 CAST-IN-PLACE CONC. STAIR, S.L.D., S.S.D.

5.01 CUSTOM METAL FENCE & GATE, PTD.

32.01 STORMWATER PLANTING, S.L.D., S.C.D.

LEVEL 2

52' - 0"

J.2

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

H ABDF E B.5C.2G.5 B.2 A.5CC.5E.2 D.8F.5GJ H.5 G.8H.1 D.2

PNPS

A3.11

5.01

(DASHED BEHIND)

LEVEL 1

41' - 0"

LEVEL 2

52' - 0"

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

4 5 7 931.4 6 82

PW PE

A3.11

I-280 FREEWAY

SMOOTH EIFS, FIELD COLOR

LEGEND

TEXTURED EIFS, ACCENT COLOR

SMOOTH EIFS, CUSTOM PATTERN, ALLOW 5 COLORS

THINSET CERAMIC TILE O/ SCRATCH & BROWN CEMENT PLASTER

WD. VENEER PANEL SOFFIT

SEALED CONC. SLAB EDGE

ALUMINUM NAIL FIN. WINDOW, SEE ACOUST. REPORT

INSULATED STOREFRONT GLAZING, SEE ACOUST. REPORT

PTD. STL. PIPE MAINT. GUARDRAIL

SEALED CONC. WALL, SMOOTH FINSIH W/ CAST REVEALS

SMOOTH EIFS, COLOR TO MATCH WINDOW FRAME

SEALED BOARD FORMED CONC. COLUMN OR WALL

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

A R C H I T E C T S

As indicated

/2

4/

:1 9:

P

M A ut od es k

D oc s:

//2

P en ns yl va ni a/

_2

P

E N

N _A

R C

H _R

.r vt

A3.02

EXTERIOR

ELEVATIONS

T N

D C

Y

C D

P

E N

N S

Y L V

A N

IA

11/24/25

XXXX

S A

N F

R A

N C

IS

C

O C

A

90% SCHEMATIC

DESIGN

P E

N N

S Y

LV

A

N

IA

XXXX

SCALE: 1/8" = 1'-0"A3.02 SCALE: 1/8" = 1'-0"

EAST ELEVATION1

SCALE: 1/8" = 1'-0"A3.02 SCALE: 1/8" = 1'-0"

SOUTH ELEVATION2

KEYNOTES

5.01 CUSTOM METAL FENCE & GATE, PTD.

LEVEL 2

52' - 0"

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

45 3 1.46 2

PW

A3.11

SMOOTH EIFS, FIELD COLOR

LEGEND

TEXTURED EIFS, ACCENT COLOR

SMOOTH EIFS, CUSTOM PATTERN, ALLOW 5 COLORS

THINSET CERAMIC TILE O/ SCRATCH & BROWN CEMENT PLASTER

WD. VENEER PANEL SOFFIT

SEALED CONC. SLAB EDGE

ALUMINUM NAIL FIN. WINDOW, SEE ACOUST. REPORT

INSULATED STOREFRONT GLAZING, SEE ACOUST. REPORT

PTD. STL. PIPE MAINT. GUARDRAIL

SEALED CONC. WALL, SMOOTH FINSIH W/ CAST REVEALS

SMOOTH EIFS, COLOR TO MATCH WINDOW FRAME

SEALED BOARD FORMED CONC. COLUMN OR WALL

LEVEL 1

41' - 0"

LEVEL 2

52' - 0"

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

4 5 731.4 62

PW

A3.11

LEVEL 1

41' - 0"

LEVEL 2

52' - 0"

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

C.2 C.5

LEVEL 1

41' - 0"

LEVEL 2

52' - 0"

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

4 531.4 62

PW

A3.11

LEVEL 1

41' - 0"

LEVEL 2

52' - 0"

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

45 3 1.46 2

PW

A3.11

LEVEL 1

41' - 0"

LEVEL 2

52' - 0"

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

F F.5 G

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

A R C H I T E C T S

As indicated

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EXTERIOR

ELEVATIONS

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DESIGN

P E

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SCALE: 1/8" = 1'-0"A3.03 SCALE: 1/8" = 1'-0"

NORTH COURTYARD - SOUTH3

SCALE: 1/8" = 1'-0"A3.03 SCALE: 1/8" = 1'-0"

NORTH COURTYARD - NORTH1

SCALE: 1/8" = 1'-0"A3.03 SCALE: 1/8" = 1'-0"

SOUTH COURTYARD - SOUTH6

SCALE: 1/8" = 1'-0"A3.03 SCALE: 1/8" = 1'-0"

SOUTH COURTYARD - NORTH4

SCALE: 1/8" = 1'-0"A3.03 SCALE: 1/8" = 1'-0"

NORTH COURTYARD - EAST2

SCALE: 1/8" = 1'-0"A3.03 SCALE: 1/8" = 1'-0"

SOUTH COURTYARD - EAST5

LEVEL 2

52' - 0"

J.2

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

HA B D FEB.5 C.2 G.5B.2A.5 C C.5 E.2D.8 F.5 G JH.5G.8 H.1D.2

PN PS

2BR

2BR

2BR

2BR

2BR

2BR

2BR

2BR

2BR

2BR

2BR

2BR

2BR

2BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

3BR

GEN. MGR.

OFFICE

LOBBY /

WAITING

COMMUNITY

ROOM BIKE ROOM

BLDG

STOR.

MPOE

MNGR UNIT

ELEC. ROOM

ENTRY

LEVEL 1

41' - 0"

LEVEL 2

52' - 0"

LEVEL 3

61' - 0"

LEVEL 4

70' - 0"

LEVEL 5

79' - 0"

LEVEL 6

88' - 0"

LEVEL 7

97' - 0"

LEVEL 8

106' - 0"

LEVEL 9

115' - 0"

ROOF

125' - 0"

UPPER ROOF

136' - 0"

4579 3 1.468 2

PWPE

2BR

2BR

2BR

2BR

2BR

2BR

2BR

ST

ST

ST

ST

ST

ST

ST

ST

ST

ST

ST

ST

ST

ST

ST

ST

COMMUNITY

ROOM

OFFICEOFFICEELEV.

ELEV.

ELEV.

ELEV.

ELEV.

ELEV.

ELEV.

ELEV.

ELEV.

CIRC.

CIRC.

CIRC.

CIRC.

CIRC.

CIRC.

CIRC.

CIRC.

CIRC.

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

A R C H I T E C T S

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BUILDING

SECTIONS

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DESIGN

P E

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SCALE: 1/8" = 1'-0"A3.11 SCALE: 1/8" = 1'-0"

SECTION NORTH/SOUTH1

SCALE: 1/8" = 1'-0"A3.11 SCALE: 1/8" = 1'-0"

SECTION EAST/WEST2

KITCHEN

BATHROOM

25' - 3 1/4"

/2

A5.04

23.05

A5.04

12.03

12.06

12.09

12.05

KITCHEN

13' - 3 3/4"

28' - 2"

14' - 6" 5' - 3 1/4" 4' - 0" 7' - 6"

9'

- 8

A5.04

BATHROOM

A5.04

23.05

12.05

12.03

12.08

12.07

12.06

12.09

BATHROOM

KITCHEN

2' - 0"11' - 5 5/8"11' - 0 5/8"2' - 0"

9'

- 8

/4

1/ 2"

14' - 6" 4' - 3" 5' - 6 1/4"

7' - 6"

9'

- 5

3/

4"

28' - 0 1/4"

A5.04

A5.04

23.05

12.06

12.07

12.08

12.05

12.03 12.04

12.05

12.09

BATHROOM KITCHEN

9' - 3"9' - 5"

0"

9' - 5" 14' - 6 3/4" 6' - 2 1/2" 2' - 0"

1/

4"

A5.04

A5.04

23.05

12.08

12.07

12.06

12.09

12.04

12.05

12.03

KITCHEN

BATHROOM HALF BATHROOM

13' - 8 3/4"9' - 8"2' - 0"2' - 0"9' - 2"

7'

- 1

1/

4"

1/

4" 1'

- 1 1"

1"

1/

4"

38' - 6 3/4"

9' - 1 1/2" 9' - 5" 7' - 6" 11' - 2 1/4"

5'

- 1

1/

4" 5'

- 0

6"

A5.04

A5.04

A5.04

23.05

23.05

12.04

12.05

12.04

12.03 12.08

12.07

12.06

12.09

KITCHEN

9' - 5"2' - 0"11' - 11 1/4"

4' - 0" 14' - 6" 12' - 0 1/4"

6'

- 1

1/

2" 7'

- 6

24' - 4 1/4"

A5.04

BATHROOM

A5.04

23.05

12.03

12.05

12.06

12.09

KITCHEN

19' - 7 3/4"9' - 8 1/2"

32' - 4 1/4"

1/

4"

2' - 0"

5'

- 1

1/

4"

11' - 11 1/4" 2' - 6" 9' - 5"

4"

7'

- 6

6"

A5.04

BATHROOM

A5.04

23.05

12.03

12.05

12.04

12.05 12.08

12.07

12.09

12.06

36" WIDE ACCESSIBLE PATH

EXISTING RETAINING WALL TO REMAIN

NEW RETAINING WALL

LEGEND

A5.04

A5.04

KITCHEN

BATHROOM

11' - 0 5/8"2' - 0"

9'

- 8

/4

1/ 2"

11' - 3 5/8" 2' - 0"

2'

- 0

7' - 6"

4' - 3"

2'

- 0

12.05

12.04

12.03

12.05

12.08

12.07

12.06

12.09

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

A R C H I T E C T S

1/4" = 1'-0"

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ENLARGED

PLANS -

UNITS

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DESIGN

P E

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SCALE: 1/4" = 1'-0"A4.11 SCALE: 1/4" = 1'-0"

STUDIO-A1

SCALE: 1/4" = 1'-0"A4.11 SCALE: 1/4" = 1'-0"

1BR3

SCALE: 1/4" = 1'-0"A4.11 SCALE: 1/4" = 1'-0"

2BR-A4

SCALE: 1/4" = 1'-0"A4.11 SCALE: 1/4" = 1'-0"

2BR-B5

SCALE: 1/4" = 1'-0"A4.11 SCALE: 1/4" = 1'-0"

3BR7

SCALE: 1/4" = 1'-0"A4.11 SCALE: 1/4" = 1'-0"

STUDIO-B2

SCALE: 1/4" = 1'-0"A4.11 SCALE: 1/4" = 1'-0"

2BR-C6

KEYNOTES

12.03 QUEEN BED & 2 NIGHT STANDS, N.I.C.

12.04 FULL BED & 2 NIGHT STANDS, N.I.C.

12.05 5FT LONG DRESSER, N.I.C.

12.06 SOFA, N.I.C.

12.07 COFFEE TABLE, N.I.C.

12.08 TV STAND MEDIA UNIT, N.I.C.

12.09 DINING TABLE & CHAIRS, N.I.C.

23.05 PACKAGED TERMINAL HEAT PUMP, S.M.D.

SCALE: 1/4" = 1'-0"A4.11 SCALE: 1/4" = 1'-0"

2BR-MANAGER8

A5.04

1A

22.01

11.01

6.03 11.03

14' - 6"

5'

- 7

2'

- 1

0" 1'

- 8

3'

- 0

11.03

11.01

11.02

6.02

6.01

A5.04

2A

2B

2C

2D

7' - 0"

2'

- 0

1'

- 6

2'

- 2

"2'

- 1

1" C

LR

9'

- 5

5' - 0"2'

- 6

A5.04

4C

4D

4A

4B

1' - 6"

5'

- 0

7'

- 0

" 1' - 0"

3' - 0" 10.01

10.05

2'

- 6

" 3'

- 3

10.07

2'

- 1

0"

22.13

10.06

7"

1'

- 7

3' - 6" 1' - 0"

4'

- 0

2' - 0"

22.03

10.04

10.02

10.02

1'

- 7

7"

4'

- 0

1' - 0"3' - 6"

10.04

10.01

22.03

10.02

2'

- 1

0"

2'

- 1

1"

1' - 0"

3'

- 3

22.06

1' - 0"

3' - 0"

6.07

10.07

22.02

2'

- 6

1' - 7" 2' - 6" 11"

1' - 9"

10.05

10.01

4'

- 0

10.01

22.05

1. PROVIDE MOLD RESISTAN GYP. BD. @ BATHROOMS

2. DIMENSIONS ARE TO FACE OF GYP. BD.

3. ALL COUNTERTOPS TO BE SOLID SURFACE

4. REFER TO ENLARGED UNIT PLANS FOR OVERALL DIMENSIONS

ENLARGED KITCHEN AND BATHS SHEET NOTES

A5.04

3A

3B

3C

3D

2' - 0" 1' - 6"

5'

- 0

7'

- 0

9' - 5"

22.06

22.05

10.01

10.06

4'

- 0

10.01

22.03

10.04

10.02

1'

- 7

"2'

- 1

0"

4'

- 0

7"

3' - 6" 1' - 0"

2' - 0"

2'

- 1

1"

3'

- 3

22.06

10.01

6.07

22.02

10.07

1' - 0"

3' - 0"

1' - 0" 1' - 2"

2'

- 1

0"

10.01

2' - 6" 11"

10.05

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

A R C H I T E C T S

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UNIT KIT.&

BATHS

ENLARGED

PLANS &

ELEV.

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DESIGN

P E

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SCALE: 1/2" = 1'-0"A5.04 SCALE: 1/2" = 1'-0"

ENLARGED PLAN - KITCHEN TYPE 11

SCALE: 1/2" = 1'-0"

1A

SCALE: 1/2" = 1'-0"A5.04 SCALE: 1/2" = 1'-0"

ENLARGED PLAN - BATHROOM TYPE 12

SCALE: 1/2" = 1'-0"A5.04 SCALE: 1/2" = 1'-0"

ENLARGED PLAN - BATHROOM TYPE 34

SCALE: 1/2" = 1'-0"

4C

SCALE: 1/2" = 1'-0"

4A

SCALE: 1/2" = 1'-0"

4D

SCALE: 1/2" = 1'-0"

4B

SCALE: 1/2" = 1'-0"

2A

SCALE: 1/2" = 1'-0"

2B

SCALE: 1/2" = 1'-0"

2C

SCALE: 1/2" = 1'-0"

2D

KEYNOTES

6.01 WOOD VENEER UPPER CABINET

6.02 WOOD VENEER LOWER CABINET W/ REMOVABLE BASE

6.03 WOOD VENEER FULL HEIGHT CABINET

6.07 CAST POLYMER COUNTER W/ INTEGRAL SINK & BACKSPLASH

10.01 GRAB BAR & BACKING

10.02 ROBE HOOK

10.04 TOILET PAPER HOLDER

10.05 TOWEL RING

10.06 TOWEL BAR

10.07 RECESSED MIRRORED MEDICINE CABINET

11.01 REFRIGERATOR

11.02 DISHWASHER

11.03 RANGE

22.01 SINK

22.02 VANITY FAUCET

22.03 FLOOR MOUNTED TOILET

22.05 HAND HELD SHOWER HEAD

22.06 TUB/SHOWER COMBO

22.13 WALL HUNG LAVATORY

SCALE: 1/2" = 1'-0"A5.04 SCALE: 1/2" = 1'-0"

ENLARGED PLAN - BATHROOM TYPE 23

SCALE: 1/2" = 1'-0"

3A

SCALE: 1/2" = 1'-0"

3B

SCALE: 1/2" = 1'-0"

3C

SCALE: 1/2" = 1'-0"

3D

P H A S E :

I S S U E D F O R :

P E R M I T N o :

S C A L E :

D A T E :

J O B N o :

P R O J E C T

No REVISION DATE

S H E E T T I T L E

S H E E T No

C O N S U L T A N T S

S T A M P

LEDDY MAYTUM STACY ARCHITECTS

1940 BRYANT STREET

SAN FRANCISCO, CA 94110

T 415 495 1700 F 415 495 1717 W www.lmsarch.com

A R C H I T E C T S

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A11.01

3D VIEWS

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249 Pennsylvania - Preliminary Site Logistics

TRUCKING ROUTES 249 PENNSYLVANIA

AVENUE

OWENS ST

TH

S T

MISSISSIPPI ST

M

A R

IP

O

SA

S

T

PENNSYLVANIA AVE

N

E

W

S

TH

S T

SITE LOCATION

CONSTRUCTION TRAFFIC

INBOUND FROM I-280 NORTH

LEGEND:

CONSTRUCTION TRAFFIC

OUTBOUND

CONSTRUCTION TRAFFIC

INBOUND FROM I-280 SOUTH

EXCAVATION 249 PENNSYLVANIA

N

E

W

S

PENNSYLVANIA AVE

M A

R

IPO

SA

ST

A

GATE

B

GATE

WALKWAY OVERHEAD

PROTECTION

SITE

FENCING

TRUCKING LOADING

& UNLOADING ZONE

FOUNDATION 249 PENNSYLVANIA

N

E

W

S

PENNSYLVANIA AVE

M A

R

IPO

SA

ST

TW1

B

GATE

SITE

FENCING

TRUCKING LOADING

& UNLOADING ZONE

A

GATE

EXTERIOR WORK 249 PENNSYLVANIA

N

E

W

S

PENNSYLVANIA AVE

M A

R

IPO

SA

ST

MAN LIFT

WALKWAY OVERHEAD

PROTECTION

SITE

FENCING

B

GATE

A

GATE

TRUCKING LOADING

& UNLOADING ZONE

TW1

SECTION VIEW 249 PENNSYLVANIA

20’

PENNSYLVANIA AVE

249 PENNSYLVANIA AVE

PROPOSED BUILDING

SOUTH FREEWAY

ENTRANCE WALKWAY OVERHEAD

PROTECTION

SITE

FENCING

SITE

FENCING

SCAFFOLD SCAFFOLD

RFP Response Requirement Section 4 - SBE PARTICIPATION - Item B

SBE Form - 2 Attachment

This affidavit is to be completed by each SBE consultant/contractor or supplier (including lower tier SBEs) and shall be submitted by the Developer or Prime Consultant/Contractor to validate initial SBE participation. Contractor/ subcontractor may attach additional sheets if more space is needed to provide complete information.

Scope of Work:

Name of Higher Tier Entity Issuing Contract:

License #:

1. verify that bid to Name of SBE Owner/Representative SBE Firm the above referenced Prime/Higher Tier Entity for (sub)contracting work in the amount of $ and have been offered a (sub)contract in the amount of $

2. Please describe service performed:

3. Select if you are entering direct contract with the developer or will be a lower tier subcontractor

We will self-perform 100% of the work and will not further subcontract any portion of the work.

We WILL subcontract out part of our work to:

Firm in the amount of $ , and this firm is: SBE Certified Not SBE Certified

I declare, under penalty of perjury, that the above information is true and correct and that the signatory below is a bona fide, certified SBE as defined under this SBE Program. A copy of my proposal/bid quote shall be submitted upon request.

My firm’s average gross receipts for the past five years are equal to or below the income threshold for the category checked on page 1, and we agree to comply with the provisions of the SBE Program.

SBE Owner/Authorized Representative (Signature) Date

Name and Title (Print) Name of Firm

Phone Number Email

END OF FORM

v.2025.01.10