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HomeMy WebLinkAbout2013-05-08 e-packet PEOPLE OF SOUTH SAN FRANCISCO You are invited to offer your suggestions. In order that you may know our method of conducting Council business, we proceed as follows: The regular meetings of the City Council are held on the second and fourth Wednesday of each month at 7:00 p.m. in the Municipal Services Building, Council Chambers, 33 Arroyo Drive, South San Francisco, California. Public Comment: For those wishing to address the City Council on any Agenda or non-Agendized item, please complete a Speaker Card located at the entrance to the Council Chamber’s and submit it to the City Clerk. Please be sure to indicate the Agenda Item # you wish to address or the topic of your public comment. California law prevents the City Council from taking action on any item not on the Agenda (except in emergency circumstances). Your question or problem may be referred to staff for investigation and/or action where appropriate or the matter may be placed on a future Agenda for more comprehensive action or a report. When your name is called, please come to the podium, state your name and address (optional) for the Minutes. COMMENTS ARE LIMITED TO THREE (3) MINUTES PER SPEAKER. Thank you for your cooperation. The City Clerk will read successively the items of business appearing on the Agenda. As she completes reading an item, it will be ready for Council action. PEDRO GONZALEZ Mayor KARYL MATSUMOTO Mayor Pro Tem MARK N. ADDIEGO Councilman RICHARD A. GARBARINO Councilman PRADEEP GUPTA Councilman FRANK RISSO City Treasurer KRISTA MARTINELLI City Clerk BARRY M. NAGEL City Manager STEVEN T. MATTAS City Attorney PLEASE SILENCE CELL PHONES AND PAGERS HEARING ASSISTANCE EQUIPMENT AVAILABLE FOR USE BY THE HEARING IMPAIRED AT CITY COUNCIL MEETINGS In accordance with California Government Code Section 54957.5, any writing or document that is a public record, relates to an open session agenda item, and is distributed less than 72 hours prior to a regular meeting will be made available for public inspection in the City Clerk’s Office located at City Hall. If, however, the document or writing is not distributed until the regular meeting to which it relates, then the document or writing will be made available to the public at the location of the meeting, as listed on this agenda. The address of City Hall is 400 Grand Avenue, South San Francisco, California 94080. AGENDA CITY COUNCIL CITY OF SOUTH SAN FRANCISCO REGULAR MEETING MUNICIPAL SERVICES BUILDING COUNCIL CHAMBERS 33 ARROYO DRIVE SOUTH SAN FRANCISCO, CA WEDNESDAY, MAY 8, 2013 7:00 P.M. REGULAR CITY COUNCIL MEETING MAY 8, 2013 AGENDA PAGE 2 CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE PRESENTATIONS  Farmer's Market Presentation.  Proclamation for Public Service Recognition Week.  Recognition of New and Promoted Employees.  Proclamation for National Public Works Week, May 19-25, 2013.  Proclamation in honor of Asian Pacific American Heritage Month. AGENDA REVIEW PUBLIC COMMENTS ITEMS FROM COUNCIL  Announcements.  Committee Reports.  Update on Community Coalition Initiatives by the Peninsula Conflict Resolution Center.  City Selection Committee: LAFCO and HEART positions. CONSENT CALENDAR 1. Motion to approve the Minutes of the Meeting of April 10, 2013. 2. Motion confirming payment registers for May 8, 2013. 3. Motion to accept the Paradise Valley Pocket Park Project (Project No. pk1208) as complete in accordance with the plans and specifications. 4. Motion to approve the response to the San Mateo County Grand Jury Report regarding Language Services. 5. Motion to approve the response to the 2012-2013 San Mateo County Grand Jury Report “Water Recycling – an Important Component of Wise Water Management.” 6. Resolution amending the salary schedule by assigning a salary range for the newly created classification of Financial Services Manager. 7. Resolution amending the salary schedule by assigning a salary range for the newly created classification of Deputy Police Chief. REGULAR CITY COUNCIL MEETING MAY 8, 2013 AGENDA PAGE 3 8. Resolution approving a Consulting Services Agreement with Ghirardelli Associates of San Francisco, California, for Construction Management Services for the Forbes Boulevard Bike Lane Improvement Project (Project No. st1306) in an amount not to exceed $332,714. 9. Resolution authorizing the Mayor to execute the Cooperative Agreement No. 04-2480 with the State of California for work elements performed for the Project Initiation Document (PID) for the US 101/Produce Avenue Interchange Project and committing approximately $150,000 in non-federal matching funds. 10. Resolution authorizing the purchase of emergency response lighting, electronics, storage, tools and equipment for three command vehicles in an amount not to exceed $118,957.93; amending the City's 2012-13 Equipment Replacement Fund; and authorizing the City Manager to enter into purchase agreements for the emergency response lighting, electronics, storage, tools and equipment. PUBLIC HEARING 11. Gateway Business Park Master Plan BioMed Reality-Owner/Applicant 800-1000 GATEWAY BLVD P08-0034: MPM13-0001, PP13-0001, TDM13-0003 & DAA13-0001 Waive reading and introduce an ordinance approving a Development Agreement; and an appeal of the Planning Commission’s approval of: 1) Master Plan Modifications to the Gateway Business Park Master Plan to allow for a revised phasing plan and modifications to the interior circulation and building designs, 2) a revised Transportation Demand Management Plan, and 3) a new Precise Plan for Phase I which consists of a 451,485 square foot office/research and development building and a 47,938 square foot amenities building with above-ground and subsurface parking, in accordance with SSFMC Chapters 19.60, 20.220, 20.400, 20.480, 20.490 & 20.530. COMMUNITY FORUM ADJOURNMENT Prepared by: 332 Pine Street, Floor 4 San Francisco, CA 94104 April 9, 2013 Prepared for: BioMed Realty SF12-0645 GATEWAY BUSINESS PARK TRANSPORTATION DEMAND MANAGEMENT PROGRAM TABLE OF CONTENTS 1. Introduction ........................................................................................................................................................ 1 Background and Project Description ................................................................................................................... 1 Purpose ............................................................................................................................................................... 1 Regulatory Setting ............................................................................................................................................... 4 2. Existing Transportation System ...................................................................................................................... 7 Transit Service ..................................................................................................................................................... 7 Bicycle Facilities .................................................................................................................................................. 9 Pedestrian Facilities ............................................................................................................................................ 9 3. Transportation Demand Management Program ........................................................................................... 10 Mode Share Assumptions ................................................................................................................................. 13 Required Measures ........................................................................................................................................... 13 Additional Measures .......................................................................................................................................... 15 Phasing .............................................................................................................................................................. 19 Enforcement and Financing ............................................................................................................................... 19 4. Compliance with Guidelines and Effectiveness ........................................................................................... 20 City of South San Francisco Guidelines ............................................................................................................ 20 City/County Association of Governments of San Mateo County Guidelines ..................................................... 20 APPENDICES Appendix A: TDM Program Additional Information and Brochures Appendix B: TDM Program Provision Assumptions Appendix C: Project Trip Generation and Employee Estimates Appendix D: City/County Association of Governments of San Mateo County Transportation Demand Management Measures LIST OF FIGURES Figure 1 Site Location Context Map ........................................................................................................................... 2 Figure 2 Project Site Plan .......................................................................................................................................... 3 Figure 3 Existing Transit Routes and Bicycle Facilities ............................................................................................. 8 Figure 4 Proposed TDM Site Plan ........................................................................................................................... 12 Figure 5 Proposed Pedestrian Circulation Plan ....................................................................................................... 18 LIST OF TABLES Table 1 Gateway Business Park Transportation Demand Program Measures .......................................... 10 Table 2 compliance with Guidelines and TDM Program Effectiveness ...................................................... 21 Table B1 TDM Program Quantity Assumptions .......................................................................................... 32 Table C1 Project Trip Generation GATEWAY AT BUILDOUT (2035) ....................................................... 34 Table C2 Project Employee Estimates ....................................................................................................... 34 Table D1 (Continued) City/County Association of Governments of San Mateo County Transportation Demand Management Measures ......................................................................................................... 36 Gateway Business Park Transportation Demand Management Program April 2013 1. INTRODUCTION This report presents a Transportation Demand Management (TDM) program for the proposed Gateway Business Park located at the intersection of Oyster Point and Gateway Boulevards in South San Francisco, California. The project site is located at the intersection of Oyster Point and Gateway Boulevards in South San Francisco, California, as shown on Figure 1. This report identifies TDM measures to achieve 40 percent alternative mode use credits for the site’s employees, as required by the City of South San Francisco. The TDM Program also satisfies the City/County Association of Governments of San Mateo County (C/CAG) requirement, mitigating all new peak-hour trips based on the C/CAG trip credit guidelines. BACKGROUND AND PROJECT DESCRIPTION The Gateway Business Park Master Plan proposes to redevelop an existing 22.6 acre business park into a higher density office/research and development campus. In 2010, the Master Plan underwent environmental review and was approved for additional land use entitlements by the City of South San Francisco; however, the project was not constructed. BioMed Realty purchased the campus from Chamberlin Associates in 2012 and has subsequently revised the site plan and construction phasing to reflect the need to accommodate the leasing terms of the tenants in the existing buildings. No changes are proposed for the existing land use entitlement approved for the site in 2010, and the campus, at build-out, would accommodate approximately 1,200,000 square feet of office and research and development space, replacing the existing 284,000 square feet, and 3,100 parking spaces. The floor area ratio (FAR) of the campus will be 1.25. The conceptual illustrative site plan is shown on Figure 2. PURPOSE The purpose of this TDM Program is to develop a set of strategies, measures, and incentives to encourage future employees of Gateway Business Park to walk, bicycle, use public transportation, carpool, or use other alternatives to driving alone when traveling to and from work. In general, TDM supports more mobility by using existing transportation systems, boosts economic efficiency of the current transportation infrastructure, improves air quality, saves energy, and reduces traffic congestion. The proposed project is estimated to generate 1,640 AM peak hour trips, 1,500 PM peak hour trips, and 11,130 daily trips from an estimated 4,080 employees.1 This report presents a TDM Program to identify measures to reduce the number of single-occupant automobile trips and the total traffic impact generated by the proposed project. Convenience and cost are the primary factors that affect a person’s choice of transportation mode. Measures that work well for some people or types of businesses do not work as well for others. Therefore, an effective TDM Program needs to provide multiple options and incentives that are flexible enough to allow customization to meet the varied needs of individual employees and employers. This program presents an array of proven strategies and measures used in the Bay Area under a flexible implementation plan that can meet the needs of the future tenants of Gateway Business Park. 1 See Appendix C for proposed project trip generation and employee estimates. 1 Gateway Business Park Transportation Demand Management Program April 2013 Figure 1 Site Location Context Map 2 Gateway Business Park Transportation Demand Management Program April 2013 Figure 2 Project Site Plan 3 Gateway Business Park Transportation Demand Management Program April 2013 REGULATORY SETTING The TDM Program is based on guidelines provided by SSF and C/CAG 2, the local Congestion Management Agency for San Mateo County. City of South San Francisco Guidelines The SSF guidelines for TDM Programs require that all projects that generate greater than 100 daily trips and are seeking an FAR bonus obtain a required alternative mode use goal of 28 percent, based on a list of required TDM Program measures and other measures necessary to meet the goal. This alternative mode use goal is required to be monitored and reported to SSF through annual surveys of employee travel habits. The measures required and recommended for 1070 & 1080 San Mateo Avenue will be discussed in greater detail in Chapter 3 and 4. Below is the summary of required measures for TDM programs in South San Francisco. Required Measures All nonresidential development shall implement the following measures as determined appropriate by the Chief Planner. 1. Carpool and Vanpool Ridematching Services. The designated employer contact shall be responsible for matching potential carpoolers and vanpoolers by administering a carpool/vanpool matching application. The application shall match employees who may be able to carpool or vanpool. 2. Designated Employer Contact. Each applicant shall designate or require tenants to designate an employee as the official contact for the trip reduction program. The City shall be provided with a current name and phone number of the designated employer contact. The designated employer contact shall administer carpool and vanpool ridematching services, the promotional programs, update information on the information boards/kiosks, and be the official contact for the administration of the annual survey and triennial report. 3. Direct Route to Transit. A well-lighted path or sidewalk shall be provided utilizing the most direct route to the nearest transit or shuttle stop from the building. 4. Guaranteed Ride Home. Carpool, vanpool and transit riders shall be provided with guaranteed rides home in emergency situations. Rides shall be provided either by a transportation service provider (taxi or rental car) or an informal policy using company vehicles/and or designated employees. 5. Information Boards/Kiosks. The designated employer contact shall display in a permanent location the following information: transit routes and schedules; carpooling and vanpooling information; bicycle lanes, routes and paths and facility information; and alternative commute subsidy information. 6. Passenger Loading Zones. Passenger loading zones for carpool and vanpool drop-off shall be located near the main building entrance. 7. Pedestrian Connections. Safe, convenient pedestrian connections shall be provided from the project to surrounding external streets and, if applicable, trails. Lighting, landscaping and building orientation should be designed to enhance pedestrian safety. 8. Promotional Programs. The following promotional programs shall be promoted and organized by the designated employer contact: new tenant and employee orientation packets on transportation 2 City of South San Francisco, Municipal Code, Chapter 20.400, 2010. City/County Association of Governments of San Mateo County, Revised C/CAG Guidelines for the Implementation of the Land Use Component of the Congestion Management Program, 2004. 4 Gateway Business Park Transportation Demand Management Program April 2013 alternatives; flyers, posters, brochures, and emails on commute alternatives; transportation fairs; Spare the Air (June — October); Rideshare Week (October); trip planning assistance-routes and maps. 9. Showers/Clothes Lockers. Shower and clothes locker facilities shall be provided free of charge. 10. Shuttle Program. Establish a shuttle program or participate in an existing program approved by the Chief Planner and subject to any fees for the existing program. 11. Transportation Management Association (TMA). The applicant shall participate or require tenant to participate in a local TMA, the Peninsula Congestion Relief Alliance (Alliance) or a similar organization approved by the Chief Planner, which provides ongoing support for alternative commute programs. 12. Bicycle Parking, Long-Term. The applicant shall install long-term bicycle parking in compliance with the requirements of the zoning district. Bicycle parking shall be located within 75 feet of a main entrance to the building and all long-term spaces must be covered. Long-term bicycle parking shall be achieved by providing one or more of the following measures: a. Parking in a locked, controlled access room or area enclosed by a fence with a locked gate; b. Lockers; c. Parking within view or within or within 100 feet of an attendant or security guard; d. Parking in an area that is monitored by a security camera; e. Providing fixed stationary objects that allow the bicycle frame and both wheels to be locked with a bicycle-locking device or the bicyclist supplying only a lock and six-foot cable; f. Additional measures may be approved by the Chief Planner. 13. Bicycle Parking, Short-Term. The applicant shall install short-term bicycle parking in compliance with the requirements of the zoning district. Bicycle parking shall be located within 100 feet of a main building entrance to the building. Security shall be achieved by using one or more of the same methods used for securing long-term bicycle parking. 14. Free Parking for Carpools and Vanpools. Ten percent of vehicle spaces shall be reserved for carpools or vanpools, with a minimum of one space required. Such spaces shall be provided in premium and convenient locations. These spaces shall be provided free of charge. Additional Measures The Chief Planner shall determine the appropriateness of each additional measure chosen by the applicant. 1. Alternative Commute Subsidies/Parking Cash Out. Employees shall be provided with a subsidy, determined by the applicant and subject to review by the Chief Planner if they use transit or commute by other alternative modes. 2. Bicycle Connections. If a site is abutting a bicycle path, lane or route, a bicycle connection shall be provided close to an entrance to the building on the site. 3. Compressed Work Week. The applicant shall allow employees or require their tenants to allow employees to adjust their work schedule in order to complete the basic work requirement of five eight- hour workdays by adjusting their schedule to reduce vehicle trips to the worksite. 5 Gateway Business Park Transportation Demand Management Program April 2013 4. Flextime. The applicant shall provide or require their tenants to provide employees with staggered work hours involving a shift in the set work hours of all employees at the workplace or flexible work hours involving individually determined work hours. 5. Land Dedication for Transit/Bus Shelter. Where appropriate, land shall be dedicated for transit or a bus shelter shall be provided based on the proximity to a transit route. 6. Onsite Amenities. One or more of the following amenities shall be implemented: ATM, day care, cafeteria, limited food service establishment, dry cleaners, exercise facilities, convenience retail, post office, on-site transit pass sales. 7. Paid Parking at Prevalent Market Rates. Parking shall be provided at a cost equal to the prevalent market rate, as determined by the City based on a survey of parking in North San Mateo County. 8. Reduced Parking. In accordance with General Plan Policies related to Transportation Demand Management, reduced parking, consistent with projected trip reduction identified in the preliminary TDM plan, may be permitted subject to approval of the Planning Commission. 9. Telecommuting. The applicant shall provide or require tenants to provide opportunities and the ability to work off-site. 10. Other Measures. Additional measures not listed in this chapter, such as childcare facilities and an in-lieu fee that would be negotiated in a development agreement with the City. (Ord. 1445 § 2, 2011; Ord. 1432 § 2, 2010) City/County Association of Governments of San Mateo County Guidelines C/CAG guidelines require developments that generate 100 or more net new peak hour trips to implement TDM measures that have the capacity to mitigate all new peak hour trips, based on C/CAG programmatic trip credits. 6 Gateway Business Park Transportation Demand Management Program April 2013 2. EXISTING TRANSPORTATION SYSTEM This chapter describes the existing transportation system in the project vicinity, including the transit services and facilities, bicycle facilities, and pedestrian facilities. TRANSIT SERVICE The project site is not directly served by rail or bus transit services; however, three transit agencies (Caltrain, BART, and SamTrans) provide commuter rail and bus service near the project site. Pedestrian accessibility to BART and Caltrain stations is poor and inconvenient and no SamTrans bus service exists east of US-101 in South San Francisco. The project site must rely on supplementary shuttle services to connect employees on campus with BART and Caltrain stations. Because no direct connection exists to serve employees who use SamTrans, these employees must connect with existing Caltrain or BART stations to ride shuttles to and from work. The existing transit services are shown on Figure 3 and described in detail below. Rail Service Caltrain and BART provide rail transportation services to a variety of regional destinations such as San Francisco, Oakland, and San Jose. BART service frequencies average about once every 15 minutes during the AM (6:00 – 9:00 AM) and PM (4:00 – 7:00 PM) commute periods and about once every 20 minutes during off -peak periods. Caltrain frequencies vary between 20, 35, and 40 minutes in the northbound direction during the AM commute period (6:00 – 9:00 AM). During the PM commute period (4:00 – 7:00 PM), southbound frequencies vary between 20 and 40 minutes. Less frequent service, about once every hour, is provided during off-peak periods. Caltrain The current South San Francisco Caltrain Station is located underneath the interchange of East Grand Avenue and US-101 approximately 1.1 miles from the project site. Caltrain frequencies vary between 20, 40, and 70 minutes in the northbound direction during the AM commute period (6:00 – 9:00 AM). During the PM commute period (4:00 – 7:00 PM), southbound frequencies vary between 10 and 60 minutes. Less frequent service, about once every hour, is provided during off-peak periods. Outside of commute hours, service is typically local, whereas during commute hours service is typically limited (i.e. skip-stop). Express (i.e. Baby Bullet) trains do not stop at this station. City of South San Francisco plans to move the South San Francisco Caltrain station several hundred feet to the south will greatly improve pedestrian, bike, transit/shuttle accessibility, as well as passenger waiting area and platform amenities. A new pedestrian underpass at this station is planned. BART In addition to Caltrain, South San Francisco employees have access to BART, a regional, rail rapid transit service provided by the Bay Area Rapid Transit District (BART). The South San Francisco BART Station is located approximately 3.7 miles from the project site. BART service frequencies average about once every 7-8 minutes during the day (5:00 AM to 7:00 PM) and about once every 15-20 minutes otherwise. BART provides regional rail rapid transit service to San Francisco, Oakland and large portions of the East Bay. BART also serves the San Francisco International Airport and Millbrae south of the station. 7 Gateway Business Park Transportation Demand Management Program April 2013 Figure 3 Existing Transit Routes and Bicycle Facilities 8 Gateway Business Park Transportation Demand Management Program April 2013 Shuttle Service As shown in Figure 3, the East of 101 Area relies on supplementary shuttle services to connect employees with the BART and Caltrain stations. The Peninsula Traffic Congestion Relief Alliance operates the Oyster Point Shuttles to BART, Caltrain and the Ferry Terminal. Genentech also operates a shuttle in the Gateway area. No SamTrans bus service exists east of US-101 in South San Francisco. Because no direct connection exists to serve employees who use SamTrans, these travelers must connect with existing Caltrain or BART stations to ride shuttles to and from the East of 101 Area. Appendix A includes timetables for these shuttle services. The Oyster Point Shuttle provides service between the South San Francisco BART station, Caltrain Station, and Ferry Terminal and the Oyster Point area office buildings with shuttles from/to the station approximately every 30 minutes in the morning and evening (6:40 AM – 9:40 AM; 3:30 PM – 6:30 PM). The closest shuttle stop location is at 200 Oyster Point Boulevard, immediately adjacent to the campus. Bus Service SamTrans is the transit authority for San Mateo County that provides both local and regional bus service, primarily to San Mateo County locations. SamTrans does not provide direct service to the project site or areas east of Highway 101. The closest bus stop is located at the intersection of Airport Boulevard/Baden Avenue, approximately 1.3 miles from the project site. SamTrans Route 292, which stops at this intersection, provides bus service between the Hillsdale Shopping Center, in San Mateo, and the Transbay Terminal, in downtown San Francisco. The hours of operation are 5:00 AM to 2:00 AM on weekdays and weekends. Buses run approximately every 25 minutes. Taxi Service The Downtown Dasher Taxi Service provides free taxi vouchers between South San Francisco job sites east of Highway 101 and the downtown area of South San Francisco in the middle of the day (11:00 AM – 2:00 PM). The Downtown Dasher is operated by Peninsula Yellow Cab of South San Francisco and managed by the Alliance. Employees who wish to use the service need employer-provided vouchers and trip reservations before 10:00 AM. Currently there is no cost to employers for providing the Downtown Dasher service. BICYCLE FACILITIES Bicycle facilities include bike paths (Class I), bike lanes (Class II), and bike routes (Class III). Bike paths are paved trails that are separated from roadways. Bike lanes are lanes on roadways designated for use by bicycles with striping, pavement legends, and signs. Bike routes are roadways that are designated for bicycle use by signs only and may or may not include additional pavement width for cyclists. Near the project site, bike facilities (bicycle lanes or routes) are provided on Sister Cities Boulevard, Oyster Point Boulevard, Gateway Boulevard, and East Grand Avenue, as shown on Figure 3. The San Francisco Bay Trail, part of a planned 400-mile system of trails encircling the Bay, is located close to the project site and provides access to the Oyster Point Marina. PEDESTRIAN FACILITIES Pedestrian facilities include sidewalks, crosswalks, trails, and pedestrian signals. Near the project site, sidewalks are located on both sides of Oyster Point Boulevard and along the west side of Gateway Boulevard. Each of the signalized intersections adjacent to the project provides at least one crosswalk in each direction. A segment of the San Francisco Bay Trail is located to the north of the project site, approximately 0.2 miles away, and hugs the Bay shoreline, as shown on Figure 3. The Bay Trail is a public pedestrian and bicycle trail that is planned to extend around the entire San Francisco Bay. Currently, there are gaps in the trail to the north, above Brisbane, and just south of South San Francisco. 9 Gateway Business Park Transportation Demand Management Program April 2013 3. TRANSPORTATION DEMAND MANAGEMENT PROGRAM The Gateway Business Park TDM Program includes on-site amenities that encourage the use of alternative modes of travel, participation in associations that promote commute alternatives to the single-occupant vehicle, and parking measures. The menu of strategies includes appropriate TDM measures that will satisfy SSF and C/CAG guidelines. Table 1 summarizes the TDM measures, which are described in detail below. Figure 4 presents a summary of the proposed general locations for the site design features. Final locations for TDM measures will be determined with building tenants. TABLE 1 GATEWAY BUSINESS PARK TRANSPORTATION DEMAND PROGRAM MEASURES TDM Measure Description City of South San Francisco Municipal Code Required Measures Transportation Management Association Participation (Alliance) The tenants will join the Peninsula Traffic Congestion Relief Alliance and form an action plan with them. 20.400.004 (A.11) Information Boards and Kiosks The building lobbies, employee break rooms, or other common areas will include permanent displays of up to date commute alternative information. 20.400.004 (A.5) Secure Bicycle Storage Bicycle storage will be provided on-site as racks, cages, lockers, or inside. Both long- and short-term bicycle parking will be accommodated in accordance with Zone District requirements of the South San Francisco Municipal Code 20.330.008 20.400.004 (A.12, A.13) & 20.330.008 Showers/Clothes Lockers Ten shower facilities with clothing lockers will be provided in five buildings (two per building) on-site to ensure shower access is available to all employees. 20.400.004 (A.9) Free Preferential Carpool/Vanpool Parking Free preferential parking spaces will be provided for carpools and vanpools at a ratio of not less than 10% of all parking spaces. 20.400.004 (A.14) & 20.330.010 C Carpool/Vanpool Matching Services The TDM Coordinator will provide ride-matching services for carpool and vanpool users through 511.org and/or an internal program. 20.400.004 (A.1) Guaranteed Ride Home Program Employees will be able to utilize the Peninsula Traffic Congestion Relief Alliance’s free guaranteed ride home program for emergencies via taxicabs or rental cars. If the Alliance discontinues its program, landlord will provide an equal program in order to maintain access to free guaranteed rides home for emergencies. 20.400.004 (A.4) Designated TDM Coordinator The tenants of the buildings will designate an individual TDM Coordinator(s) (or may share a coordinator with other tenants). 20.400.004 (A.2) Direct Route to Transit A well-lit path or sidewalk will be provided on site to the most direct route to the nearest transit or shuttle stop from the building. 20.400.004 (A.3) Passenger Loading Zones A loading zone for vanpool and carpool rides will be provided near the building entrances. 20.400.004 (A.6) Pedestrian Connections Lighted paths and sidewalks will be provided between the buildings, and parking areas. 20.400.004 (A.7) Promotional Programs (Quarterly) The TDM Coordinator will provide new employee orientation packets, flyers, posters, email, and educational programs on a quarterly basis. 20.400.004 (A.8) 10 Gateway Business Park Transportation Demand Management Program April 2013 TABLE 1 GATEWAY BUSINESS PARK TRANSPORTATION DEMAND PROGRAM MEASURES TDM Measure Description City of South San Francisco Municipal Code Shuttle Program Landlord will complement existing shuttle services with additional shuttles as necessary to ensure adequate connections to transit. 20.400.004 (A.10) Additional Measures Flextime Tenants will offer flextime options such as compressed workweeks and alternative work hours. 20.400.004 (B.4) Alternative Commute/Parking Cash-Out Employees will have the option to forego their parking space for a cash benefit. 20.400.004 (B.1) Bicycle Connections Bicycle connections will be provided to bicycle parking areas from bicycle routes. 20.400.004 (B.2) On-Site Amenities The site will contain several amenities, such as a restaurant establishment, convenience store, and an office or business-supporting establishment. 20.400.004 (B.6) On-Site Transit Sales Transit ticket sales will be provided on-site and facilitated online. 20.400.004 (B.10) Paid Parking While parking spaces for vanpools and carpools will be free and in preferential locations, employees driving alone must pay a monthly fee for parking. 20.400.004 (B.7) Transit Ticket Subsidy The tenants will subsidize transit tickets at least $20 per month. This will be done through the Commuter Check Program which allows employees to make additional pre-tax payroll contributions to purchase transit tickets or monthly passes. 20.400.004 (B.10) Develop Transportation Action Plan with the Transportation Management Association The TDM Coordinator will work with the TMA to define this element. 20.400.004 (B.10) Twice-Yearly Employee Commute Survey The TDM Coordinator will administer a biannual survey to determine alternative transportation mode use and opportunities to TDM strategy adjustments. 20.400.004 (B.10) New Employee Orientation Packet Transportation options will be outlined in the tenant’s employee handbook, or on an intranet site, etc. 20.400.004 (B.10) Source: City of South San Francisco, 2011, City/County Association of Governments San Mateo County 2004, and Fehr & Peers, 2012. 11 Gateway Business Park Transportation Demand Management Program April 2013 Figure 4 Proposed TDM Site Plan 12 Gateway Business Park Transportation Demand Management Program April 2013 MODE SHARE ASSUMPTIONS Based on a review of TDM Programs and employee travel surveys for comparable sites in South San Francisco, the TDM Program assumes the following composition of the required 40 percent alternative mode share for the 4,080 campus employees: • Transit: 14% (571 employees) • Carpool: 14% (571 employees) • Vanpool: 4.5% (184 employees) • Bicycle: 2.5% (102 employees) • Flextime: 2.5% (102 employees) • Telecommute: 2% (82 employees) • Motorcycle/Scooter: 0.5% (20 employees) The quantity and distribution of the TDM strategies presented in this chapter reflect this assumption. Should employee surveys suggest the 40 percent mode share has a different distribution, the allocation of the TDM strategies, and additional or substitute strategies, may be appropriate. REQUIRED MEASURES Site Design Features Transportation Management Association Membership Tenants will participate in the Peninsula Traffic Congestion Relief Alliance, which provides ongoing support for alternative commute programs. The TDM Coordinators, identified by each tenant, will work with the Alliance to create a Transportation Action Plan for each tenant. Alliance membership includes administration of the Guaranteed Ride Home Program, provision of promotional materials and coordination of marketing efforts, and coordination of carpool and vanpool ride matching tools for TDM coordinators and contacts. Information Boards and Kiosks An information kiosk/board will be located in employee break rooms or other common gathering areas (i.e., building lobby). The kiosk will contain information on shuttles, SamTrans, Caltrain, BART, VTA, Downtown Dasher, e-Concierge online amenities, vanpool organizations, bicycle routes, and other transportation options information. The TDM Coordinator will be in charge of updating information. Total Secure Bicycle Storage The Landlord will provide both short- and long-term bicycle parking in compliance withthe requirements of South San Francisco Municipal Code Chapter 20.330. Parking provision options include bicycle racks, bicycle lockers, bicycle cages in the parking garages, or in-office accommodation. Figure 4 includes proposed bicycle parking locations. 13 Gateway Business Park Transportation Demand Management Program April 2013 Shower and Locker Facilities Shower and locker facilities will help promote cycling as an alternative commute option. Shower facilities (men’s and women’s) will be provided in all five of the campus buildings, assuring all tenants have access. Each shower facility will include two showers (total ten for the entire campus) and eight clothing lockers, available on a first- come, first-served basis. Free Preferential Carpool and Vanpool Parking Ten percent of garage parking spaces will be reserved for carpools and vanpools and will be located in premium and convenient locations, per City requirements. These preferential spaces will discourage single-occupant vehicle trips and improve accessibility for those sharing vehicles. Based on the anticipated mode share for the Business Park, these spaces maybe underused. Therefore, carpool/vanpool spaces may have single occupancy vehicles allowed after 10 AM, thereby also promoting flextime. Carpool/Vanpool Matching Services Carpools in the Bay Area consist of two or more people riding in one vehicle for commute purposes. Vanpools provide similar commuting benefits as carpools, though a vanpool consists of seven to 15 passengers, including the driver, and the vehicle is either owned by one of the vanpoolers or leased from a vanpool rental company. The TDM Coordinator will provide an Internet link to the 511.org Rideshare website to access ride matching services. The TDM Coordinator will also administer an on-site carpool and vanpool matching service for employees and maintain a list of available vanpools that provide service between the project site and various points in the Bay Area. To achieve the estimated 14 percent carpool target, the TDM Coordinator should conduct aggressive outreach and provide. Guaranteed Ride Home A common reason that employees do not use alternative modes (i.e., carpool, vanpool, or transit) is the inability to leave work unexpectedly for a family emergency or the fear of being stranded if they need to work late. One TDM element that allays these fears is the Alliance’s Guaranteed Ride Home program. With this program, employees can use a taxi service, rental car or other means to get home and the employer pays for the service. The lease agreement will state that the tenants must participate in the Alliance’s Guaranteed Ride Home program, which will be managed by the TDM Coordinator. Employees who wish to use the service will contact the TDM Coordinator to make the travel arrangements. Shuttle Program Caltrain, BART and Ferry shuttles provide service from the South San Francisco Caltrain and BART stations to the Gateway Business Park with a stop at 200 Oyster Point Boulevard. In addition to the existing shuttle stop, a new stop is proposed for the Gateway Business Park on Gateway Boulevard, as shown in Figure 4. TDM Coordinators The lease agreement between the owner and tenants will state that the tenants will designate a TDM Coordinator for the site. The TDM Coordinator will promote the TDM Program, activities, and features to all employees, and will conduct the monitoring/reporting process. The TDM Coordinator will develop an on-site transportation information center with SamTrans, BART, and Caltrain schedules and maps. The TDM Coordinator will provide information via new employee orientation packets, flyers, posters, email, and/or educational programs. The TDM Coordinator’s role will also include actively marketing alternative mode use, administering the carpool and vanpool matching program, promoting special programs such as Bike-to-Work Day or Carpool Week, and overseeing the guaranteed ride home program (working with a local taxi service or rental car agencies). The TDM Coordinator will also conduct biannual employee commute surveys to identify the need for mode specific 14 Gateway Business Park Transportation Demand Management Program April 2013 promotional material and educational programs. The lease agreement will require that the tenant provide the current name and phone number of designated TDM Coordinator to the City. Direct Route to Transit Well-lit paths will be provided utilizing the most direct route to the nearest transit or shuttle stop from the different buildings. Sidewalks exist along Oyster Point Boulevard and new sidewalks would be constructed along Gateway Boulevard. These paths are shown in Figure 5. Passenger Loading Zones A passenger loading zone for a carpool or vanpool drop-off will be provided near the amenities building. Parking stalls convenient to building entrances will be time-restricted to allow vehicles to drop-off/pick-up passengers. See Figure 4 for potential drop-off areas. Pedestrian Connections On-site pedestrian facilities will be provided, including on-street sidewalks and lighted paths between the buildings, parking areas, and Gateway and Oyster Point Boulevards. These connections are shown in Figure 5. Promotional Programs Promotional programs include new employee orientation packets outlining alternative transportation options and an orientation program, which will explain the importance and benefits of using alternative transportation modes. Other annual or quarterly events could include commute fair where various transit organizations can set up marketing booths during lunch and encourage other events like “Bike to Work Day.” The TDM Coordinator will notify employees of Spare the Air days (as declared for the Bay Area region) and associated transit promotions. Prizes may be offered for non-SOV travel on these days to encourage participation. The TDM Coordinator will promote and encourage ridesharing during a Rideshare Week Promotion. The TDM Coordinator may offer prizes as incentives for ridesharing. ADDITIONAL MEASURES Alternative Commute Subsidies/Parking Cash Out Subsidized Transit Tickets The TDM Coordinator will facilitate tenant participation in the Commuter Check program (http://www.commutercheck.com/), which provides vouchers that can be redeemed online for transit passes and tickets, vanpool fares, or park and ride lot costs at BART/Caltrain stations. The Commuter Check credit will be provided tax-free to employees that ride transit to work in amounts up to $240 per month (amount determined by the IRS (IRS Tax Code Section 132(f) - Qualified Transportation Fringe)). Tenants may also elect to subsidize fully Commuter Checks as an employee benefit. 511.org has an outreach program to help employers get started. Subsidy for Bicycle Commuters The TDM Coordinator will facilitate tenant participation in bicycle commuter subsidies via the Commuter Check for Bicycling Program (see http://www.commutercheck.com/employers/bicyclebenefit.aspx). As of January 1, 2009, employees who regularly use their bicycles to get to and from work are eligible for up to a $20-a-month, tax-free reimbursement from their employers for bicycle-related expenses. Employers will in turn be able to deduct the expense from federal taxes. 15 Gateway Business Park Transportation Demand Management Program April 2013 On-site Transit Sales Commuter Checks will be available online through Commuter Check Direct, a service that will deliver the transit passes directly to the employee’s home or office. Bicycle Connections Bicycle connections will be provided to connect bicycle routes to building entrances and bicycle storage facilities. These connections are shown on Figure 4. On-site Amenities Tenants will make employees aware of on-site amenities that may be provided by e-Concierge, or other similar online service providers. E-Concierge is an online service that provides food, catering, groceries, banking, real estate, haircut and salon, laundry and dry cleaning, errands, daycare, and many more convenient amenities by reservation/ request on work sites (see http://www.britanniassfcommute.org/concierge.html). Appendix A includes a flyer with more information on this service. The following on-site amenities would be provided in the amenities building in the center of the campus: • The Landlord or Tenant will provide an on-site retail, restaurant, or childcare establishment • Parking has been consolidated into structures allowing for a “Central Commons” area open space for employees and visitors to gather and exercise. The following off-site nearby amenities are already available and convenient to employees: • The nearby Peninsula Family YMCA childcare center at 559 Gateway Boulevard will provide convenient childcare. The YMCA center has capacity for 100 infants, toddlers, and preschool children. • Specialties Café, located at 701 Gateway Boulevard, provides breakfast, lunch, and catering options for tenants and is within walking distance. • The Embassy Suites Hotel Two Fifty Restaurant, located at 250 Gateway Boulevard, provides upscale dining within walking distance. Flextime Where feasible, tenants will offer flextime options such as compressed workweeks and alternative work hours. As noted above, employees arriving after 10 AM will be eligible to park in available carpool and vanpool preferential parking locations. Telecommuting Where feasible, tenants will provide the opportunity for their employees to work off-site with the necessary infrastructure, i.e. Internet access and internal data access. New Employee Orientation Packet Orientation packets will provide information on TDM Program benefits. Packets will include (but not be limited to) information on carpool/vanpool options, shuttle services, Downtown Dasher, and bicycle options. 16 Gateway Business Park Transportation Demand Management Program April 2013 Commute Alternatives Brochure Rack (Maps and Schedules) Brochure racks will be in public spaces in buildings, for example break rooms or lobbies. They will provide information on transportation options and upcoming events, such as “Bike to Work Day.” The TDM Coordinator will maintain and update the brochure racks with current information. Transportation Options for Visitors (Maps and Schedules); On-site Assistance Visitors to Gateway Business Park will also be able to use the on-site transportation amenities. Maps and schedules will be available online and tenant TDM Coordinators will offer on-site assistance. Monitoring and Reporting The TDM Program will be performance-based and the alternative mode use will be monitored annually, beginning one year after tenant occupancy. The alternative mode use and general perceptions of the TDM Program will come from statistically valid employee surveys. The TDM Coordinator may use information from the employee surveys to adjust existing or implement new TDM Program measures. The TDM Coordinator will submit the annual survey to the SSF Chief Planner. The TDM Coordinator will also work with SSF Planning staff to document the effectiveness of the TDM Program through triennial reporting. Independent consultants, retained by the City and paid for by the tenants, will measure the alternative mode use achieved at Gateway Business Park every three years, beginning three years after tenant occupancy. If the alternative mode use goals are not achieved, the TDM Coordinator will provide an explanation of how and why the goal has not been reached and a detailed description of additional measures that will be adopted to attain the required mode use. The independent consultants will submit the findings of the triennial survey to the SSF Chief Planner. Land Dedication for Transit/Bus Shelter Shuttle pull out areas and shelters will be provided at campus shuttle stops. Harsh wind conditions in South San Francisco create uncomfortable waiting conditions; therefore, shelters are necessary to encourage transit ridership. Downtown Dasher The Downtown Dasher is a free midday taxi service that operates between the hours of 11 AM and 2 PM. The reservation-only service offers transportation to two stops in the downtown area of South San Francisco. The “Downtown Dasher” taxi service requires a voucher and a trip reservation, which can be arranged through the TDM Coordinator. Video Conferencing Centers The use of live video connections may serve as a substitute for physical meetings, reducing the amount of vehicle trips to the Business Park. Video connections will be feasible in all campus conference rooms, with computer and video technology to be provided by the tenants. Motorcycle/Scooter Parking Twenty motorcycle parking spaces will be provided in the parking garages. Up to eight motorcycles can park within a vehicle parking space, making this parking an efficient use of space in the garages. 17 Gateway Business Park Transportation Demand Management Program April 2013 Figure 5 Proposed Pedestrian Circulation Plan Pedestrian Access 18 Gateway Business Park Transportation Demand Management Program April 2013 IMPLEMENTATION AND PHASING The Gateway Business Park redevelopment will be incremental and phased. As such, the implementation of the TDM Program will be incremental to reflect the number and nature of employees within each development phase. The full TDM program will be deployed with full build out. Appendix B presents a set of provision assumptions associated with each strategy. This includes provision requirements such as carpool/vanpool parking (10% of parking provisions). These assumptions may be referenced in each phase to determine incremental site design features as appropriate. Most of the supporting features are existing (requiring only tenant enrollment) or will be established with each new tenant. ENFORCEMENT AND FINANCING Final implementation logistics for TDM measures will be determined with building tenants. The landlord will prepare lease language for all tenants that requires the designation of a TDM Coordinator for the project site (multiple tenants may share one TDM Coordinator), a TDM contact for each tenant, membership in the Peninsula Traffic Congestion Relief Alliance (“Alliance”), and compliance with and implementation of the TDM Program. Tenants may implement the TDM Program with different additional measures, so long as the programmatic credits from the replacement measures meet or exceed the programmatic credits of the measures identified by this plan. Tenants not meeting requirements may be subjected to penalties per the lease. 19 Gateway Business Park Transportation Demand Management Program April 2013 4. COMPLIANCE WITH GUIDELINES AND EFFECTIVENESS As noted in the Regulatory Setting section of Chapter 1, the TDM Program must comply with SSF and C/CAG Guidelines. These guidelines and effectiveness standards are described below. CITY OF SOUTH SAN FRANCISCO GUIDELINES The SSF Guidelines require the Gateway Business Park TDM Program to achieve a 40 percent alternative mode use for the entire project (new + existing).. According to the SSF TDM Ordinance, the TDM Program will implement all required and several additional TDM measures. Based on calculations of C/CAG trip credits, as shown in Table 2, the TDM Program will provide for 4,682 trip credits, which represents slightly more than 40 percent of the estimated 11,124 total daily project trips. Assumptions for the TDM Program quantities are included in Appendix B. The TDM Program is designed to meet SSF TDM requirements by providing all required measures and meeting the required 40 percent alternative mode use based on the calculated credits. The TDM plan is expected to result in the following mode split: • Transit: 14% (571 employees) • Carpool: 14% (571 employees) • Vanpool: 4.5% (184 employees) • Bicycle: 2.5% (102 employees) • Flextime: 2.5% (102 employees) • Telecommute: 2% (82 employees) • Motorcycle/Scooter: 0.5% (20 employees) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY GUIDELINES C/CAG Guidelines require the Gateway Business Park TDM Program to have the capacity to reduce fully the demand for new peak hour trips. According to C/CAG Guidelines, the amount of “new” peak hour trips 3 is calculated based on standard rates developed by the Institute of Transportation Engineers (ITE). The trip generation estimates contained in the project Environmental Impact Report (EIR) are based on ITE rates. Based on the EIR, the proposed project is estimated to generate 1,361 new AM peak hour trips and 1,450 new PM peak hour trips (total 2,811)4. According to C/CAG trip credits, the Gateway Business Park TDM Program will have the capacity to reduce the demand for peak hour trips by 4,682 trips, as shown in Table 2. This is in excess of the maximum number of AM plus PM peak hour trips calculated in the EIR . Therefore, the Gateway Business Park TDM Program exceeds both C/CAG and City of South San Francisco requirements. 3 “New” is defined as in excess of existing land use trip generation. 4 Christopher A. Joseph & Associates, Gateway Business Park Master Plan Draft Environmental Impact Report, Transportation and Circulation, 2010 (included by reference in the Final Environmental Impact Report dated January 2010) (see Appendix C) 20 Gateway Business Park Transportation Demand Management Program April 2013 TABLE 2 COMPLIANCE WITH GUIDELINES AND TDM PROGRAM EFFECTIVENESS TDM Measure Amount C/CAG Credit Rate C/CAG Trip Credits Required Features Transportation Management Association Participation (Alliance) 1 5 5 Information Boards and Kiosks 6 5 30 Bicycle Parking – Long Term (Class I) 62 n/a n/a Bicycle Parking – Short Term (Class II) 310 n/a n/a Total Secure Bicycle Storage 372 0.33 123 Showers/Clothes Lockers 10 10 100 Additional Credit for Combination with Bicycle Lockers 1 5 5 Free Carpool/Vanpool Parking 100% n/a n/a Preferential Carpool Parking 286 2 572 Preferential Vanpool Parking 26 10 260 Carpool/Vanpool Matching Services 26 7 182 Guaranteed Ride Home Program 1,326 1 1,326 Shuttle Program 571 1 571 Additional Credit for Combination with Guaranteed Ride 571 1 571 Home Program Designated Employer Contact – ETC (TDM Coordinator) 1 16 16 Direct Route to Transit 3 n/a n/a Passenger Loading Zones 6 n/a n/a Pedestrian Connections 6 5 30 Promotional Programs (Quarterly) 1 1 1 Spare the Air Promotion 1 1 1 Rideshare Week Promotion 1 1 1 3,794 Additional Features Subsidized Transit Tickets 571 1 571 Subsidized Bicycle Commuters 102 1 102 On-Site Transit Sales 1 1 1 Bicycle Connections 1 5 5 On-Site Amenities (from E-Concierge) 7 5 35 On-Site Amenities (to be determined) 1 5 5 On-Site Open Space 1 1 1 Nearby Amenity: Childcare Center 1 1 1 Nearby Amenity: Cafes/Restaurants 2 1 2 21 Gateway Business Park Transportation Demand Management Program April 2013 TABLE 2 COMPLIANCE WITH GUIDELINES AND TDM PROGRAM EFFECTIVENESS TDM Measure Amount C/CAG Credit Rate C/CAG Trip Credits Flextime 102 1 102 Telecommuting 82 0.33 27 New Employee Orientation Packet 1 1 1 Commute Alternatives Brochure Rack (Maps and Schedules) 6 1 6 Transportation Options for Visitors (Maps and Schedules); On- site Assistance 1 1 1 Biannual Employee Commute Survey 1 3 3 Land Dedication for Transit Shelter 3 n/a n/a Downtown Dasher 1 5 5 Video Conferencing Centers 1 5 5 Motorcycle Parking 20 n/a n/a Develop Transportation Action Plan with the Transportation Management Association 1 10 10 Additional Credit for Providing Ten or more TDM Program Measures 1 5 5 Subtotal of Additional Measures 888 40% Daily Alternative Mode Use Trip Credit Target 4,682 Source: City/County Association of Governments of San Mateo County, 2004; City of South San Francisco, 2012; and Fehr & Peers, 2013. 22 APPENDIX A: TDM PROGRAM ADDITIONAL INFORMATION AND BROCHURES 23 24 25 26 27 28 29 30 APPENDIX B: TDM PROGRAM PROVISION ASSUMPTIONS 31 TABLE B1 TDM PROGRAM QUANTITY ASSUMPTIONS TDM Measure Provision Assumptions Bicycle Parking – Long Term (Class I) Provided within a secure area at a rate of 1:50 vehicle spaces (total 62) and allowed in offices Bicycle Parking – Short Term (Class II) 310 bicycle parking spaces Total Secure Bicycle Storage 372 bicycle spaces (as required) Passenger Loading Zones Convenient to entrances of all buildings Preferential Carpool Parking Carpool/ vanpool parking must be provided at 10% of total parking provision (assume 2 passengers per carpool: 14% carpool mode share) Preferential Vanpool Parking Carpool/ vanpool parking must be provided at 10% of total parking provision (assume 26 vans with 7 passengers per van: 4.5% vanpool mode share) Showers/Clothes Lockers 2 showers per building (total 10) accessible to all employees; 8 lockers per shower location Shuttle Program Assume 14% transit mode share Information Boards and Kiosks One per building Designated Employer Contact – ETC (TDM Coordinator) One per tenant or shared (one for the campus); assume 5 staff hours per 200 employees Guaranteed Ride Home Program All carpool, vanpool, and transit riders are eligible Rideshare/ Vanpool Matching Assume 26 vanpools (4.5% mode share) Commute Alternatives Brochure Rack (Maps and Schedules) One to two per building Land Dedication for Transit Shelter Three shuttle stops Subsidized Transit Tickets Assume 14% transit mode share On-Site Amenities (from E-Concierge) Seven features available Telecommuting Assume 2% mode share Motorcycle Parking Assume 0.5% mode share Flextime Assume 2.5% mode share Source: Fehr & Peers, 2008. 32 APPENDIX C: PROJECT TRIP GENERATION AND EMPLOYEE ESTIMATES 33 The project trip generation and employee estimates, shown in Tables C1 and C2, are based on the project’s EIR and information from Trip Generation 7th Edition (Institute of Transportation Engineers, 2003) TABLE C1 PROJECT TRIP GENERATION GATEWAY AT BUILDOUT (2035) Vehicle Trip Generation Rates Land Use ITE Code Unit AM Peak Hour1 PM Peak Hour1 Daily2 Total In Out Total In Out Total Office 710 ksf 1.13 88% 12% 1.21 17% 83% 11.01 Research and Development 760 ksf 8.11 Vehicle Trip Generation Estimates Land Use Amount Unit AM Peak Hour1 PM Peak Hour1 Daily2 Total In Out Total In Out Total Office 480 ksf 1,361 1,198 163 1,450 247 1,203 5,285 Research and Development 720 ksf 5,839 Total 11,1243 Notes: 1. Christopher A. Joseph & Associates, Gateway Business Park Master Plan Draft Environmental Impact Report, Transportation and Circulation, 2009 (included by reference in the Final Environmental Impact Report dated January 2010). Note that the EIR trip generation forecast treated all of the uses at the Gateway Business Park as Office, whereas, Fehr & Peers’ forecasts of daily trip generation has assumed a mix of office and research and development. 2. Institute of Transportation Engineers, 2003 and Fehr & Peers, 2008. 3. Although the project’s net increase over the existing site’s traffic generation would be less than what is shown in this table, SSF’s TDM Ordinance applies to the new project as a whole. The numbers in the table reflect the project as a whole. TABLE C2 PROJECT EMPLOYEE ESTIMATES Land Use ITE Code Amount Unit Employees Per ksf Employees Office 710 480 ksf 4 1,920 Research and Development 760 720 ksf 3 2,160 Total 4,080 Source: Institute of Transportation Engineers, 2003 and Fehr & Peers, 2008. 34 APPENDIX D: CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES 35 The City/County Association of Governments of San Mateo County list of approved TDM measures, the number of mitigated peak-hour trips associated with each, and the rationale used to determine the number of mitigated trips, presented in Table D1, were taken from the Revised Guidelines for the Implementation of the Land Use Component of the Congestion Management Program (City/County Association of Governments in San Mateo County, 2004). TABLE D1 CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Secure bicycle storage. One peak-hour trip will be credited for every 3 new bike lockers/racks installed and maintained. Lockers/racks must be installed within 100 feet of the building. Experience has shown that bicycle commuters will, on average, use this mode one-third of the time, especially during warmer summer months. Showers and changing rooms. Ten peak-hour trips will be credited for each new combination shower and changing room installed. An additional 5 peak hour trips will be credited when installed in combination with at least 5 bike lockers. 10 to 1 ratio based on cost to build and the likelihood that bicycle utilization will increase. Operation of a dedicated shuttle service during the peak period to a rail station or an urban residential area. Alternatively the development could buy into a shuttle consortium. One peak-hour trip will be credited for each peak-hour trip seat on the shuttle. Increases to two trips if a Guaranteed Ride Home Program is also in place. Five additional trips will be credited if the shuttle stops at a childcare facility en route to/from the worksite. Yields a one-to-one ratio (one seat in a shuttle equals one auto trip reduced); utilization increases when a guaranteed ride home program is also made available. Charging employees for parking. Two peak-hour trips will be credited for each parking spot charged out at $20 per month for one year. Money shall be used for TDM measures such as shuttles or subsidized transit tickets. Yields a two-to-one ratio. Subsidizing transit tickets for employees. One peak-hour trip will be credited for each transit pass that is subsidized at least $20 per month for one year. One additional trip will be credited if the subsidy is increased to $75 for parents using transit to take a child to childcare en route. Yields a one-to-one ratio (one transit pass equals one auto trip reduced). Subsidizing pedestrians/bicyclists who commute to work. One peak hour trip will be credited for each employee that is subsidized at least $20 per month for one year. Yields a two-to-one ratio (One pedestrian/bicycle equals one auto trip reduced.) Creation of preferential parking for carpoolers. Two peak-hour trips will be credited for each parking spot reserved. Yields a two-to-one ratio (one reserved parking spot equals a minimum of two auto trips reduced). Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2008. 36 TABLE D1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Creation of preferential parking for vanpoolers. Seven peak-hour trips will be credited for each parking spot reserved. Yields a seven-to-one ratio (one reserved parking spot equals a minimum of seven auto trips reduced). Implementation of a vanpool program. Seven peak-hour trips will be credited for each vanpool arranged by a specific program operated at the site of the development. Increases to ten trips if a Guaranteed Ride Home Program is also in place. The average van capacity is seven. Operation of a commute assistance center, offering on-site, one stop shopping for transit and commute alternatives information, preferably staffed with a live person to assist building tenants with trip planning. One peak-hour trip will be credited for each feature added to the information center; and an additional one peak-hour trip will be credited for each hour the center is staffed with a live person, up to 20 trips per each 200 tenants. Possible features may include: Transit information brochure rack Computer kiosk connected to the Internet Telephone (with commute and transit information numbers) Desk and chairs (for personalized trip planning) On-site transit ticket sales Implementation of flexible work hour schedules that allow transit riders to be 15-30 minutes late or early (due to problems with transit or vanpool. This is based on staff’s best estimate. Short of there being major disincentives to driving, having an on-site TDM Program offering commute assistance is fundamental to an effective TDM Program. Survey employees to examine use and best practices. Three peak hour trips will be credited for a survey developed to be administered twice yearly. This is based on staff’s best estimate with the goal of finding best practices to achieve the mode shift goal. Implementation of a parking cash out program. One peak-hour trip will be credited for each parking spot where the employee is offered a cash payment in return for not using parking at the employment site. Yields a one-to-one ratio (one cashed out parking spot equals one auto trip reduced). Implementation of ramp metering. Three hundred peak-hour trips will be credited if the local jurisdiction, in cooperation with Caltrans, installs and turns on ramp metering lights during the peak hours at the highway entrance ramp closest to the development. This is a very difficult and costly measure to implement and the reward must be significant. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2008. 37 TABLE D1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Installation of high bandwidth connections in employees’ homes to the Internet to facilitate home telecommuting. One peak-hour trip will be credited for every three connections installed. This measure is not available as credit for a residential development. Yields a one-to-three ratio. Installation of video conferencing centers that are available for use by the tenants of the facility. Five peak-hour trips will be credited for a center installed at the facility. This is based on staff’s best estimate. Implementation of a compressed workweek program. One peak-hour trip will be credited for every 5 employees that are offered the opportunity to work four compressed days per week. The workweek will be compressed into 4 days; therefore the individual will not be commuting on the 5th day. Flextime: Implementation of an alternative hours workweek program. One peak hour trip will be credited for each employee that is offered the opportunity to work staggered work hours. Those hours can be a set shift, set by the employer, or can be individually determined by the employee. This is based on staff’s best estimate. Provision of assistance to employees so they can live close to work. If an employer develops and offers a program to help employees find acceptable residences within five miles of the employment site, a credit of one trip will be given for each slot in the program. This assumes that a five-mile trip will generally not involve travel on the freeways. Implementation of a program that gives preference to hiring local residents at the new development site. One peak-hour trip will be credited for each employment opportunity reserved for employees recruited and hired from within five miles of the employment site. This assumes that a five-mile trip will generally not involve travel on the freeways. Provision of on-site amenities/ accommodations that encourage people to stay on-site during the workday, making it easier for workers to leave their automobiles at home. One peak-hour trip will be credited for each feature added to the job site. Possible features may include: banking grocery shopping clothes cleaning exercise facilities child care center This is based on staff’s best estimate. Provide use of motor vehicles to employees who use alternate commute methods so they can have access to vehicles during breaks for personal use. Five peak hour trips will be credited for each vehicle provided. This is based on staff’s best estimate. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2008. 38 TABLE D1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Provide use of bicycles to employees who use alternative commute methods so they can have access to bicycles during breaks for personal use. One peak hour trip will be credited for every four bicycles provided. This is based on staff’s best estimate. Provision of childcare services as a part of the development. One trip will be credited for every two childcare slots at the job site. This amount increases from one trip for each slot if the childcare service accepts multiple age groups (infants = 0-2 yrs, preschool = 3&4 yrs, school age = 5 to 13 yrs). This is based on staff’s best estimate. Developer/Property owner may join an employer group to expand available childcare within 5 miles of the job site or may provide this service independently. One trip will be credited for each new childcare center slot created either directly by an employer group, by the developer/property owner, or by an outside provider if an agreement has been developed with the developer/property owner that makes the child care accessible to the workers at the development. This is based on staff’s best estimate. Join the Alliance’s guaranteed ride home program. Two peak hour trips will be credited for every 2 slots purchased in the program. Experience has shown that when a guaranteed Ride Home Program is added to an overall TDM Program, the average ridership increases by about 50%. Combine any ten of these elements and receive an additional credit for five peak hour trips. Five peak-hour trips will be credited. Experience has shown that offering multiple and complementary TDM components can magnify the impact of the overall program. Work with the alliance to develop/implement a Transportation Action Plan. Ten peak-hour trips will be credited. This is based on staff’s best estimate. The developer can provide a cash legacy after the development is complete and designate an entity to implement any (or more than one) of the previous measures before day one of occupancy. Peak-hour trip reduction credits will accrue as if the items were being directly implemented by the developer. Credits accrue depending on what the funds are used for. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2008. 39 TABLE D1 (CONTINUED) CITY/COUNTY ASSOCIATION OF GOVERNMENTS OF SAN MATEO COUNTY TRANSPORTATION DEMAND MANAGEMENT MEASURES Transportation Demand Management Measure Number of Trips Credited Rationale Encourage infill development. Two percent of all peak-hour trips will be credited for each infill development. Generally acceptable TDM practices (based on research of TDM practices around the nation and reported on the Internet). Encourage shared parking. Five peak-hour trips will be credited for an agreement with an existing development to share existing parking. Generally acceptable TDM practices (based on research of TDM practices around the nation and reported on the Internet). Participate in/create/sponsor a Transportation Management Association. Five peak-hour trips will be credited. Generally acceptable TDM practices (based on research of TDM practices around the nation and reported on the Internet). Coordinate Transportation Demand Management programs with existing developments/employers. Five peak-hour trips will be credited. This is based on staff’s best estimate. For employers with multiple job sites, institute a proximate commuting program that allows employees at one location to transfer/trade with employees in another location that is closer to home. One peak-hour trip will be credited for each opportunity created. Yields a one-to-one ratio. Pay for parking at park and ride lots or transit stations. One peak-hour trip will be credited for each spot purchased. Yields a one-to-one ratio. Source: City/County Association of Governments of San Mateo County, 2004 and Fehr & Peers, 2008. 40 Pr e p a r e d f o r : Pr e p a r e d b y : Co l l a b o r a t o r s : Ci t y o f S o u t h S a n F r a n c i s c o Fe h r & P e e r s Traffi c Consultants BK F En g i n e e r s S u r v e y o r s P l a n n e r s FL A D Ar c h i t e c t s GN U G r o u p Si g n a g e C o n s u l t a n t s Tr e a d w e l l & R o l l o Geotechnical Engineers GA T E W A Y B U S I N E S S P A R K So u t h S a n F r a n c i s c o , C A Ma s t e r P l a n January 2013 Update Strike-Through Format KE N K A Y A S S O C I A T E S Ma s t e r P l a n n i n g , U r b a n D e s i g n , & L a n d s c a p e A r c h i t e c t u r e 10 4 5 S a n s o m e S t r e e t - S t u d i o 3 2 1 Sa n F r a n c i s c o , C A 9 4 1 1 1 (4 1 5 ) 9 5 6 - 4 4 7 2 ke n k a y s f . c o m G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N In t e n t a n d O r g a n i z a t i o n o f D o c u m e n t Th i s d o c u m e n t r e p r e s e n t s t h e p r o p o s e d u p d a t e t o t h e o r i g i n a l ap p r o v e d 2 0 1 0 G a t e w a y B u s i n e s s P a r k M a s t e r P l a n . F o r p u r p o s e s of r e v i e w b y t h e C i t y o f S o u t h S a n F r a n c i s c o , t h i s d o c u m e n t h a s b e e n or g a n i z e d a s f o l l o w s : Th e c o m p l e t e u p d a t e d d o c u m e n t f o l l o w s t h e 2 0 1 3 M P t a b an d h a s b e e n d e v e l o p e d i n s t r i k e - t h r o u g h f o r m a t f o r e a s e o f re v i e w . S t r i k e - t h r o u g h f o r m a t i s o u t l i n e d b e l o w : In t e n t a n d O r g a n i z a t i o n of D o c u m e n t Or i g i n a l t e x t t h a t h a s b e e n r e m o v e d Ne w t e x t Gr a p h i c s t h a t h a v e b e e n e d i t e d Or i g i n a l p a g e t h a t h a s b e e n re m o v e d Pa g e t h a t h a s b e e n e d i t e d (s h o w n i n t h e s i d e m a r g i n ) Pa g e t h a t h a s b e e n n o t b e e n ed i t e d f r o m t h e 2 0 1 0 M a s t e r P l a n ve r s i o n ( s h o w n i n t h e s i d e m a r g i n ) ex a m p l e ex a m p l e [E x a m p l e T i t l e ] ed i t e d or i g i n a l 2 0 1 0 co n t e n t Th e o r i g i n a l a p p r o v e d 2 0 1 0 M a s t e r P l a n i s i n c l u d e d f o r r e f e r e n c e im m e d i a t e l y f o l l o w i n g t h e 2 0 1 0 M P t a b . P a g e m a r k i n g s a r e a s fo l l o w s : Pa g e t h a t h a s b e e n e d i t e d i n th e 2 0 1 3 S t r i k e - T h r o u g h v e r s i o n (s h o w n i n t h e b o t t o m m a r g i n ) 1) 2) G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Table of Contents In t r o d u c t i o n * Ma s t e r P l a n V i s i o n S t a t e m e n t * i v Ma s t e r P l a n G o a l s a n d O b j e c t i v e s * v Ke y M a s t e r P l a n P r i n c i p l e s * v i Pu r p o s e a n d R e l a t i o n s h i p o f D o c u m e n t s xi i i I. P r o j e c t S e t t i n g 1. 1 R e g i o n a l C o n t e x t 2 1. 2 L o c a l C o n t e x t * 2 1. 3 E x i s t i n g a n d F u t u r e R o a d w a y S y s t e m * 4 1. 4 E x i s t i n g a n d F u t u r e T r a n s i t * 6 1. 5 G e o t e c h n i c a l S e t t i n g 7 1. 6 E x i s t i n g U t i l i t y S e r v i c e s 7 II . De v e l o p m e n t P r o g r a m & De v e l o p m e n t S t a n d a r d s 2. 1 E x i s t i n g D e v e l o p m e n t P r o g r a m a n d U s e * 1 0 2. 2 P r o p o s e d D e v e l o p m e n t P r o g r a m * 10 2. 3 D e v e l o p m e n t S t a n d a r d s 11 II I . Ur b a n D e s i g n & S i t e P l a n n i n g 3. 1 S i t e P l a n n i n g a n d O r g a n i z a t i o n * 15 3. 2 B u i l d i n g F r a m e w o r k * 17 3. 3 O p e n S p a c e N e t w o r k * 19 3. 4 P e d e s t r i a n C i r c u l a t i o n a n d A m e n i t i e s 21 3. 5 V e h i c u l a r C i r c u l a t i o n a n d P a r k i n g * 22 3. 6 E m p l o y e e A m e n i t i e s 24 IV . Pl a n I m p l e m e n t a t i o n 4. 1 G a t e w a y B u s i n e s s P a r k M a s t e r P l a n R e g u l a t o r y & R e v i e w P r o c e s s * 26 4. 2 P h a s i n g * 27 Ap p e n d i x A : D e s i g n G u i d e l i n e s * Ap p e n d i x B : M a s t e r P l a n t L i s t * Ap p e n d i x C : M a s t e r S i g n P r o g r a m * * i n d i c a t e s s e c t i o n s t h a t c o n t a i n e d i t s t o t h e approved 2010 Master Plan Ta b l e o f C o n t e n t s G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N i G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N In t r o d u c t i o n Ma s t e r P l a n V i s i o n S t a t e m e n t ii Ma s t e r P l a n G o a l s a n d O b j e c t i v e s iii Ke y M a s t e r P l a n P r i n c i p l e s iv Pu r p o s e a n d R e l a t i o n s h i p o f D o c u m e n t s xi edited G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N ii In t r o d u c t i o n [B i r d ’ s E y e V i e w L o o k i n g S o u t h e a s t o v e r t h e P r o p o s e d V i s i o n f o r t h e R e d e v e l o p m e n t o f t h e G a t e w a y B u s i n e s s P a r k ] Ma s t e r P l a n V i s i o n S t a t e m e n t Th e G a t e w a y B u s i n e s s P a r k i s a 2 2 . 6 a c r e s i t e i n S o u t h S a n F r a n c i s c o , Ca l i f o r n i a t h a t i s r e a d y t o m a k e a t r a n s f o r m a t i o n . O v e r t h e l a s t t w o de c a d e s t h i s s u c c e s s f u l b u s i n e s s p a r k h a s b e e n s h a p e d i n t o i t s c u r r e n t fo r m w h i c h c o n s i s t s o f a n o r g a n i z e d , a r c h i t e c t u r a l l y c o n s i s t e n t g r o u p o f lo w s c a l e b u i l d i n g s t h a t a r e s u r r o u n d e d b y s u r f a c e p a r k i n g a n d p e r i m - et e r l a n d s c a p e . A l t h o u g h i t h a s s e r v e d i t s t e n a n t s w e l l o v e r t h e y e a r s , it i s t i m e f o r a n e w v i s i o n t o t a k e t h e G a t e w a y B u s i n e s s P a r k i n t o t h e de c a d e s t o c o m e . Th i s n e w v i s i o n e n t a i l s a p l a n t o m o r e c l o s e l y a c h i e v e t h e p r o p e r t y ’ s hi g h e s t a n d b e s t u s e b y t h e c r e a t i o n o f a h i g h e r d e n s i t y , c o n t e m p o r a r y , hi g h q u a l i t y , l i f e s c i e n c e s o r i e n t e d c a m p u s . T h i s w i l l b e a c c o m p l i s h e d b y a p h a s e d a n d i n c r e m e n t a l r e p l a c e m e n t o f t h e e x i s t i n g l o w s c a l e b u i l d - in g s w i t h a c o m m u n i t y o f n e w b u i l d i n g s t h a t a r e m o d e r n , m o r e e n e r g y ef fi c i e n t a n d b e t t e r s u p p o r t t h e o n g o i n g e v o l u t i o n o f t h e l i f e s c i e n c e s in d u s t r y . T h i s c o m m u n i t y o f n e w b u i l d i n g s , o r g a n i z e d b y a c a m p u s s t y l e si t e p l a n n i n g a p p r o a c h , c h a n g e s t h e p a r a d i g m o f h o w t h e o u t d o o r e n v i - ro n m e n t i s c u r r e n t l y e x p e r i e n c e d b y t h e p r e v a l e n c e o f s u r f a c e p a r k i n g t o on e w h e r e t h e p e d e s t r i a n i s p r i o r i t i z e d i n a l a n d s c a p e fi lled with a variety of u s e a b l e s p a c e s t h a t a r e a t t r a c t i v e a n d w e l l c o n n e c t e d . Th i s r e n d e r i n g i s a vi s i o n o f t h e f u t u r e Ga t e w a y B u s i n e s s Pa r k w i t h a l l n e w bu i l d i n g s , a l a r g e ce n t r a l c o m m o n op e n s p a c e a n d pa r k i n g s t r u c t u r e s . Oy s t e r P o i n t B o u l e v a r d 20 0 O y s t e r P o i n t Bo u l e v a r d 18 0 O y s t e r P o i n t Bo u l e v a r d Gate w a y B o u l e vard original 2010 content G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N iiiIntroduction Em p l o y e e s w i l l b e n e fi t f r o m a n e n j o y a b l e a n d a t t r a c t i v e w o r k p l a c e th a t p r o v i d e s a n e n v i r o n m e n t i n w h i c h b o t h t h e i n t e r n a l b u i l d i n g a n d ex t e r n a l o p e n s p a c e s y s t e m s f o s t e r c o n n e c t i v i t y a n d c o m m u n i t y t o en a b l e m o r e o p p o r t u n i t y t o s h a r e i d e a s a n d c o l l a b o r a t e . Th e o w n e r a n d d e v e l o p e r o f t h i s p r o p e r t y w i l l b e n e fi t from its long term in v e s t m e n t , b e g i n n i n g w i t h t h e c r e a t i o n o f t h e o r i g i n a l b u s i n e s s p a r k t o it s t r a n s f o r m a t i o n i n t o a n a s s e t c a p a b l e o f k e e p i n g p a c e w i t h o p p o r t u - ni t i e s a n d d e m a n d s o f t h e c u r r e n t a n d f u t u r e m a r k e t s . Ma s t e r P l a n G o a l s a n d O b j e c t i v e s Th e f o l l o w i n g i s a s u m m a r y o f t h e p r i m a r y g o a l s a n d o b j e c t i v e s t h a t sh a p e t h e i n t e n t o f t h i s s i t e ’ s r e d e v e l o p m e n t : Ut i l i z e t h e s i t e ’ s e x i s t i n g z o n i n g p o t e n t i a l b y i n c r e a s i n g u s e f r o m t h e ex i s t i n g 2 8 4 , 0 0 0 s q u a r e f e e t ( a p p r o x . 2 9 F A R ) t o u p t o t h e s i t e ’ s p e r - mi t t e d 1 . 2 5 F A R c a p a c i t y . Fo r m a c o h e s i v e w o r k i n g c a m p u s e n v i r o n m e n t t h a t i s c a p a b l e o f ac c o m m o d a t i n g o n e o r m u l t i p l e t e n a n t s w i t h a m e a n i n g f u l a n d c l e a r or g a n i z a t i o n o f b u i l d i n g s , s t r u c t u r e d p a r k i n g a n d n e t w o r k o f h i g h q u a l - it y p e d e s t r i a n c i r c u l a t i o n a n d o p e n s p a c e s . Em p h a s i z e t h e p e d e s t r i a n e n v i r o n m e n t w i t h w e l l d e s i g n e d a n d u s e f u l la n d s c a p e s p a c e s t h a t r e s p o n d t o t h e u n i q u e c h a l l e n g e s o f t h e S o u t h Sa n F r a n c i s c o m i c r o - c l i m a t e . En c o u r a g e h i g h q u a l i t y a r c h i t e c t u r e , l a n d s c a p e a r c h i t e c t u r e a n d s u s - ta i n a b l e d e s i g n e l e m e n t s . Co n n e c t t o a n d f o s t e r t h e u s e o f v a r i o u s m o d e s o f t r a n s i t s u c h a s Ca l t r a i n , B A R T a n d f u t u r e F e r r y s e r v i c e . Al l o w f o r t h e i n c r e m e n t a l a n d p h a s e d r e d e v e l o p m e n t o f t h e e x i s t i n g bu i l d i n g s w h i l e m a i n t a i n i n g a f u n c t i o n i n g w o r k i n g e n v i r o n m e n t f o r th o s e a r e a s o f t h e s i t e n o t y e t b e i n g r e d e v e l o p e d . •••••••• Th e c r e a t i o n o f t h i s n e w w o r k i n g c a m p u s h a s m a n y b e n e fi t s f o r a w i d e ar r a y o f s t a k e h o l d e r s . Th e C i t y o f S o u t h S a n F r a n c i s c o w i l l e x p e r i e n c e t h e b e n e fi t s o f e c o - no m i c d e v e l o p m e n t , m a x i m i z e p o t e n t i a l r e d e v e l o p m e n t r e v e n u e s an d s t r e n g t h e n t h e C i t y ’ s e m p l o y m e n t - b a s e . T h e C i t y w i l l a l s o f u r t h e r ce m e n t i t s r e p u t a t i o n a s a w o r l d l e a d e r i n t h e c o n c e n t r a t i o n o f l i f e s c i - en c e / b i o t e c h n o l o g y r e s e a r c h a n d d e v e l o p m e n t . Co r p o r a t i o n s t h a t w i l l o c c u p y t h e c a m p u s w i l l b e n e fi t f r o m m o d e r n , ef fi c i e n t a n d fl e x i b l e f a c i l i t i e s w i t h i n a h i g h q u a l i t y e n v i r o n m e n t t h a t wi l l s i g n i fi c a n t l y c o n t r i b u t e t o t h e i r p o t e n t i a l f o r l o n g t e r m s u c c e s s a n d th e i r a b i l i t y t o r e c r u i t a n d r e t a i n t a l e n t e d e m p l o y e e s i n a n i n c r e a s i n g l y co m p e t i t i v e l o c a l a n d g l o b a l m a r k e t . •• Bi r d ’ s E y e V i e w o v e r E x i s t i n g S i t e L o o k i n g N o r t h e a s t O y s t e r P o i n t B l v d Gat e w a y B l v d 1 8 0 2 0 0 edited G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N iv In t r o d u c t i o n Ke y M a s t e r P l a n P r i n c i p l e s Th e f o l l o w i n g k e y p r i n c i p l e s w i l l a s s i s t t h e m a s t e r p l a n ’ s g o a l s a n d o b j e c - ti v e s i n s h a p i n g t h e e x e c u t i o n o f t h e c a m p u s ’ s v i s i o n : Cr e a t i n g M e a n i n g f u l O p e n S p a c e Mi n i m i z i n g t h e d e d i c a t i o n o f s i t e a r e a t o s u r f a c e p a r k i n g i s t h e p r i m a r y pl a n n i n g s t r a t e g y t o e n a b l e t h e c r e a t i o n o f u s e a b l e p e d e s t r i a n o r i e n t e d en v i r o n m e n t s . T o a c c o m p l i s h t h i s , i t i s e n v i s i o n e d t h a t t h e s i t e ’ s p a r k - in g n e e d s w i l l b e p r i m a r i l y c o n s o l i d a t e d i n t o p a r k i n g s t r u c t u r e s , s u p p l e - me n t e d w i t h s u b s u r f a c e g a r a g e s a t b u i l d i n g s w h e r e n e c e s s a r y w i t h li m i t e d s u r f a c e p a r k i n g . T h i s a p p r o a c h e n a b l e s t h e c r e a t i o n o f a p r i - ma r y c e n t r a l o p e n s p a c e n e t w o r k c a l l e d t h e “ C e n t r a l C o m m o n s ” w h e r e em p l o y e e s a n d v i s i t o r s c a n l o g i c a l l y a n d s a f e l y m o v e f r o m p l a c e t o pl a c e , s t o p t o s h a r e i d e a s , g a t h e r f o r e v e n t s o r s i m p l y s p e n d t i m e i n t h e su n p r o t e c t e d f r o m t h e w i n d . Or g a n i z a t i o n o f V e h i c u l a r E n t r y a n d A r r i v a l Po i n t s Cl e a r o r g a n i z a t i o n a n d p r o m i n e n t i d e n t i fi c a t i o n o f v e h i c u l a r e n t r i e s , ar r i v a l a r e a s , a c c e s s p o i n t s t o p a r k i n g s t r u c t u r e s a n d i n t e n d e d p a t h s of t r a v e l a r e c r i t i c a l t o s a f e a n d l o g i c a l v e h i c u l a r m o v e m e n t t h r o u g h t h e ca m p u s . T h e s e i m p o r t a n t p o i n t s s h o u l d b e r e i n f o r c e d b y d e s i g n t e c h - ni q u e s t o t e r m i n a t e i m p o r t a n t v i e w s a n d t o s h a p e a r r i v a l s p a c e s . T h e in c o r p o r a t i o n o f l e g i b l e h i g h q u a l i t y s i g n a g e , w a y fi n d i n g a n d o t h e r s p e - ci a l s i t e e l e m e n t s w i l l a l s o b e u s e d . B u i l d i n g e n t r y p o i n t s w i l l b e c l e a r l y id e n t i fi e d a n d p r o n o u n c e d t h r o u g h a r c h i t e c t u r a l a n d l a n d s c a p e d e s i g n to c o m p l e t e t h e “ a r r i v a l s e q u e n c e , ” e s p e c i a l l y f o r t h o s e b u i l d i n g s t h a t ma y n o t h a v e a d i r e c t v e h i c u l a r a r r i v a l / d r o p o f f a r e a . [C e n t r a l C o m m o n s C o n c e p t ] [C l e a r B u i l d i n g E n t r y P o i n t s ] edited G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N vIntroduction [C o n c e p t u a l I l l u s t r a t i v e M a s t e r P l a n ] Le g e n d o f P r o p o s e d E l e m e n t s Bu i l d i n g s 1 Ce n t r a l C o m m o n s 2 Pa r k i n g S t r u c t u r e s 3 Ar r i v a l A r e a s 4 1 2 3 Ga t e w a y B u s i n e s s Pa r k M a s t e r P l a n Ar e a B o u n d a r y 4 4 Th i s p l a n r e p r e s e n t s a c o n c e p t f r a m e - wo r k f o r t h e c a m p u s a n d i s i n t e n d e d on l y t o c o n v e y a v i s i o n f o r r e l a t i o n s h i p s an d e l e m e n t s . 2 O y s t e r P o i n t B o u l e v a r d Gateway Boulevard To / F r o m 1 0 1 18 0 O P B 20 0 O P B 0 17 5 25 0 1 1 1 1 3 3 24 4 edited G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N vi In t r o d u c t i o n Ca p i t a l i z i n g o n a n d F i t t i n g i n t o C o n t e x t Th e p r o m i n e n t p o s i t i o n a t t h e i n t e r s e c t i o n o f O y s t e r P o i n t a n d G a t e w a y Bo u l e v a r d s n o t o n l y p r o v i d e s v a l u a b l e c o r p o r a t e v i s i b l y f o r t h e o c c u - pa n t s o f G a t e w a y B u s i n e s s P a r k , b u t a l s o s e r v e s a s a p l a t f o r m t o c r e - at e a l a n d m a r k e n t r y i n t o t h i s e m p l o y m e n t c o m m u n i t y k n o w n f o r b e i n g th e b i r t h p l a c e o f b i o t e c h n o l o g y . I t i s e n v i s i o n e d t h a t i c o n i c a r c h i t e c t u r e an d i d e n t i t y f o r m i n g l a n d s c a p e e l e m e n t s s u c h a s w a l l s , n a t u r a l p l a n t i n g fo r m s , n a t u r a l m a t e r i a l s a n d s p e c i a l s c u l p t u r a l f e a t u r e s w i l l b e c o m b i n e d to s i g n i f y t h i s g a t e w a y e x p e r i e n c e . [C o n c e p t o f I c o n i c G a t e w a y a t I n t e r s e c t i o n o f O y s t e r P o i n t & G a t e w a y B o u l e v a r d s ] Ex i s t i n g I n t e r s e c t i o n o f O y s t e r P o i n t & G a t e w a y Bo u l e v a r d s edited G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N viiIntroduction 18 0 & 2 0 0 O y s t e r P o i n t B o u l e v a r d B u i l d i n g s Al t h o u g h n o t t e c h n i c a l l y p a r t o f G a t e w a y B u s i n e s s P a r k M a s t e r P l a n ar e a , t h e n e w l y re c e n t l y d e v e l o p e d b u i l d i n g s a t 1 8 0 a n d 2 0 0 O y s t e r Po i n t B o u l e v a r d a r e i n t r i n s i c a l l y l i n k e d w i t h t h e o r g a n i z a t i o n a n d d e v e l - op m e n t o f t h i s c a m p u s t h r o u g h t h e i r p r o x i m i t y , a c c e s s , s t r e e t o r i e n t a - ti o n , o p e r a t i o n a l n e e d s a n d a r c h i t e c t u r a l s t y l e . He d g e r o w a t G a t e w a y B o u l e v a r d Al o n g G a t e w a y B o u l e v a r d , t h e e x i s t i n g h e d g e r o w o f P o p l a r t r e e s p r o - vi d e s a v e r y s t r o n g i d e n t i f y i n g e l e m e n t f o r t h e w e s t e r n e d g e o f t h e s i t e an d i s a v a l u a b l e c o n t r i b u t i o n t o t h e c a m p u s ’ s s t r e e t f r o n t a g e . A s i g - ni fi c a n t p o r t i o n o f t h i s h e d g e r o w i s i n t e n d e d t o b e r e t a i n e d a s p a r t o f t h e ne w d e v e l o p m e n t a n d i t w i l l b e r e e s t a b l i s h e d i n a r e a s w h e r e i t s r e m o v a l is n e c e s s a r y f o r f u t u r e c o n s t r u c t i o n . T h i s h e d g e r o w p r o v i d e s a n a d d i - ti o n a l b e n e fi t b y a c t i n g a s a n e f f e c t i v e w i n d b r e a k t o h e l p r e d u c e t h e im p a c t o f t h e s i t e ’ s t y p i c a l l y w i n d y c o n d i t i o n s . [1 8 0 & 2 0 0 O y s t e r P o i n t B o u l e v a r d B u i l d i n g s ] He d g e r o w a t G a t e w a y B o u l e v a r d edited G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N vi i i In t r o d u c t i o n Ar c h i t e c t u r a l D i s t i n c t i o n a n d V a r i e t y Th e o v e r a r c h i n g a r c h i t e c t u r a l v o c a b u l a r y o f t h e c a m p u s s h o u l d r e fl e c t a g e n e r a l c o h e s i v e n e s s w h i l e a l l o w i n g v a r i e t y t h r o u g h t h e c r e a t i o n o f in d i v i d u a l b u i l d i n g g r o u p s . T h e s e g r o u p s a r e : t h e b u i l d i n g s t h a t f r o n t Ga t e w a y B o u l e v a r d , t h e i n t e r n a l s i t e b u i l d i n g s , a n d t h e p a r k i n g s t r u c - tu r e s . T h e n e w l y re c e n t l y d e v e l o p e d b u i l d i n g s a t 1 8 0 a n d 2 0 0 O y s t e r Po i n t B o u l e v a r d c a n b e c o n s i d e r e d a f o u r t h b u i l d i n g t y p e o f t h e u l t i m a t e ca m p u s a l t h o u g h t h e y a r e n o t t e c h n i c a l l y p a r t o f t h e M a s t e r P l a n a r e a . Th e c o m b i n a t i o n o f t h e s e f o u r b u i l d i n g g r o u p s p r o v i d e a n i m p o r t a n t v a r i - et y t h a t w i l l h e l p d i s t i n g u i s h t h i s c a m p u s f r o m o t h e r s i n t h e a r e a t h a t ha v e e m p l o y e d a m o r e h o m o g e n o u s b u i l d i n g a p p r o a c h . La n d s c a p e C h a r a c t e r Th e l a n d s c a p e f a b r i c u l t i m a t e l y d e fi n e s t h e f e e l o f t h e c a m p u s f r o m t h e pe d e s t r i a n p e r s p e c t i v e a n d a c t s a s t h e o v e r a l l u n i fi e r t y i n g a l l a s p e c t s o f th e c a m p u s t o g e t h e r . T h e v i s i o n f o r t h e l a n d s c a p e c h a r a c t e r i s o n e o f a n a t u r a l , i n f o r m a l a n d e m p l o y e e f r i e n d l y a p p e a r a n c e b u i l t a r o u n d f r e e fl o w i n g f o r m s r a t h e r t h a n g e o m e t r i c p a t t e r n s . T h i s i s a c c o m p l i s h e d b y th e u s e o f a s i m p l e y e t e f f e c t i v e p a l e t t e o f p l a n t m a t e r i a l s w i t h v a r i e d se a s o n a l i n t e r e s t , f o r m , c o l o r a n d t e x t u r e a n d t h e i n c o r p o r a t i o n o f o t h e r na t u r a l e l e m e n t s s u c h a s r o c k a n d s t o n e w o r k . T h e s e e l e m e n t s w i l l be c o m b i n e d w i t h v a r i a t i o n s i n l a n d f o r m a n d c i r c u l a t i o n r o u t e s t o c r e - at e a s e r i e s o f w i n d p r o t e c t e d s p a c e s t h a t a r e e x p e r i e n c e d i n d i v i d u a l l y th r o u g h o u t t h e c i r c u l a t i o n n e t w o r k r a t h e r t h a n b e i n g l a r g e e x p a n s e s o f fl a t o p e n s p a c e . original 2010 content G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N ixIntroduction Gr e e n i n g C o n c e p t s Cr e a t i n g a “ g r e e n ” c a m p u s h a s a d u a l m e a n i n g f o r t h e G a t e w a y B u s i n e s s Pa r k . B y e m p l o y i n g a L E E D e q u i v a l e n t s t a n d a r d f o r t h e d e s i g n o f t h e n e w bu i l d i n g s , t h i s c a m p u s w i l l i n c o r p o r a t e a n d b e n e fi t f r o m t h e a d v a n c e m e n t in t e c h n i q u e s a n d t e c h n o l o g i e s o f r e s o u r c e c o n s c i o u s n e s s t h a t r e l a t e t o to d a y ’ s p o p u l a r d e fi n i t i o n o f “ g r e e n . ” I n a d d i t i o n , t h e c a m p u s w i l l u t i l i z e a li t e r a l “ g r e e n i n g ” a p p r o a c h w h e r e a c o m m i t m e n t t o l a n d s c a p e a s p a r t o f an o v e r a l l s i t e a n d a r c h i t e c t u r a l d e s i g n v o c a b u l a r y i s e m p l o y e d . A l o n g wi t h t h o u g h t f u l a p p r o a c h e s t o m a t e r i a l s , e n e r g y a n d w a t e r c o n s u m p - ti o n , w a t e r q u a l i t y , a n d a h o s t o f o t h e r r e s o u r c e c o n s c i o u s c o n c e p t s , t h i s pr o j e c t r e c o g n i z e s t h e i m p o r t a n c e o f t h e s y m b o l i s m a n d c o n n e c t i o n t o li f e t h a t p l a n t m a t e r i a l s p r o v i d e i n t h e c o n t e x t o f a l i f e s c i e n c e s o r i e n t e d ca m p u s . T o t h a t e n d , t h e i n c l u s i o n o f p l a n t m a t e r i a l i n a s p e c t s o f d e s i g n in c l u d i n g t e r r a c e s o n s o m e b u i l d i n g s a n d f a c e s t o t h e p a r k i n g s t r u c t u r e s ar e e n v i s i o n e d t o h e l p g i v e l i f e t o w h a t c o u l d o t h e r w i s e b e c o n s i d e r e d th e c o l d h a r d n e c e s s i t i e s o f b u i l d i n g s . original 2010 content G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N x In t r o d u c t i o n PL A C E H O L D E R Ma s t e r P l a n A r e a a n d R e d e v e l o p m e n t A r e a So u r c e : S o u t h S a n F r a n c i s c o G e n e r a l P l a n NTS Ga t e w a y S p e c i f i c P l a n D i s t r i c t Ga t e w a y B u s i n e s s P a r k Ma s t e r P l a n A r e a Ga t e w a y B u s i n e s s P a r k Ma s t e r P l a n A r e a original 2010 content G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N xiIntroduction Pu r p o s e a n d R e l a t i o n s h i p o f D o c u m e n t s Th i s M a s t e r P l a n a n d a s s o c i a t e d n e w d o c u m e n t s a r e i n t e n d e d t o r e - e n t i t l e a n d s e t f o r t h a f r a m e w o r k o f p e r f o r m a n c e c r i t e r i a f o r t h e r e d e v e l o p m e n t of t h e G a t e w a y B u s i n e s s P a r k . T h e f o l l o w i n g l i s t i s a c o m p i l a t i o n o f t h e e x i s t i n g r e g u l a t o r y d o c u m e n t s t h a t c u r r e n t l y g o v e r n t h e s i t e ’ s d e v e l o p m e n t an d t h e n e w s u p p l e m e n t a l d o c u m e n t s t h a t a r e b e i n g p r o p o s e d t o p r o v i d e a g r e a t e r l e v e l o f s p e c i fi c i t y t o i m p l e m e n t t h e r e d e v e l o p m e n t v i s i o n . Pr o p o s e d G a t e w a y B u s i n e s s P a r k D o c u m e n t s Ga t e w a y B u s i n e s s P a r k M a s t e r P l a n Th i s M a s t e r P l a n e s t a b l i s h e s t h e i n t e n t , f r a m e w o r k , a n d d e v e l o p m e n t pr o g r a m o f t h e M a s t e r P l a n a r e a . A m e n d m e n t s t o t h e m u n i c i p a l c o d e se c t i o n 2 0 . 5 7 t h a t g o v e r n t h e M a s t e r P l a n a r e a a r e i d e n t i fi ed in the De v e l o p m e n t S t a n d a r d s i n C h a p t e r I I t o t h i s d o c u m e n t . Ga t e w a y B u s i n e s s P a r k D e s i g n G u i d e l i n e s Th e D e s i g n G u i d e l i n e s a r e i n c l u d e d a s A p p e n d i x A t o t h e M a s t e r P l a n to p r o v i d e a d d i t i o n a l g u i d a n c e f o r f u t u r e d e s i g n e r s a n d p l a n n i n g s t a f f a s th e c a m p u s i s r e d e v e l o p e d . En v i r o n m e n t a l I m p a c t R e p o r t A p r o j e c t s p e c i fi c E I R w i l l b e p r e p a r e d c o n c u r r e n t l y w i t h t h e M a s t e r P l a n re v i e w p r o c e s s t o s t u d y a n d i d e n t i f y m i t i g a t i o n m e a s u r e s n e c e s s a r y t o im p l e m e n t t h e p r o p o s e d d e v e l o p m e n t p r o g r a m . Ex i s t i n g D o c u m e n t s Ge n e r a l P l a n ( a d o p t e d 1 9 9 9 ) Th e S o u t h S a n F r a n c i s c o G e n e r a l P l a n s e t s f o r t h g o a l s a n d p o l i - ci e s t o g u i d e t h e i n t e n t i n d e n s i t y a n d t h e C i t y ’ s f u t u r e g r o w t h a n d de v e l o p m e n t . Ea s t o f 1 0 1 A r e a P l a n ( a d o p t e d 1 9 9 4 ) Th e E a s t o f 1 0 1 A r e a P l a n w a s c r e a t e d t o g u i d e m o r e s p e c i fi c a s p e c t s re l a t e d t o t h e i n t e n t o f d e v e l o p m e n t f o r t h i s a r e a t h a t w e r e n o t a d d r e s s e d in t h e G e n e r a l P l a n o r o t h e r r e g u l a t o r y d o c u m e n t s . Zo n i n g O r d i n a n c e – G a t e w a y S p e c i f i c P l a n D i s t r i c t Th e S o u t h S a n F r a n c i s c o M u n i c i p a l C o d e s p e c i fi e s t h e a p p l i c a t i o n o f th e g o a l s a n d p o l i c i e s o f t h e G e n e r a l P l a n t h r o u g h l a n d u s e z o n i n g a n d es t a b l i s h e s p e r m i t t e d u s e s , b u i l d i n g l i m i t a t i o n s , s p a t i a l s t a n d a r d s , p a r k - in g s t a n d a r d s a n d r e g u l a t e s d e v e l o p m e n t o f p a r c e l s w i t h i n t h e C i t y . T h e Ga t e w a y S p e c i fi c P l a n D i s t r i c t i s a r e d e v e l o p m e n t d i s t r i c t c r e a t e d t o re fi n e a n d i m p l e m e n t t h e C i t y ’ s G e n e r a l P l a n f o r a s p e c i fi c a r e a w i t h i n th e E a s t o f 1 0 1 A r e a P l a n . T h e r e g u l a t i o n s f o r t h i s d i s t r i c t h a v e b e e n in c o r p o r a t e d i n t o t h e m u n i c i p a l c o d e a s C h a p t e r 2 0 . 5 7 . T h e p r o p o s e d Ga t e w a y B u s i n e s s P a r k M a s t e r P l a n a r e a i s l o c a t e d w i t h i n t h e G a t e w a y Sp e c i fi c P l a n D i s t r i c t b o u n d a r y a n d i s r e p r e s e n t e d b y Z o n e 5 i n E x h i b i t A i n O r d i n a n c e 8 6 8 - 6 1 . A l l r e g u l a t i o n s i n t h e m u n i c i p a l c o d e r e l a t i n g t o th e G a t e w a y S p e c i fi c P l a n D i s t r i c t s h a l l g o v e r n t h e d e v e l o p m e n t o f t h e Ga t e w a y B u s i n e s s P a r k M a s t e r P l a n a r e a u n l e s s o t h e r w i s e i n d i c a t e d i n th e M a s t e r P l a n . xii GATEWAY BUSINESS PARK MASTER Pl AN 1.1 Regional Context 2 1.2 Local Context 2 1.3 Existing and Future Roadway System 4 1.4 Existing and Future Transit 6 1.5 Geotechnical Setting 7 1.6 Existing Utility Services 7 I. Project Setting  GATEWAY BUSINESS PARK M ASTER Pl AN GATEWAY BUSINESS PARK MASTER Pl AN I. Project Setting  1.1 Regional Context The City of South San Francisco is well situated for continued expan- sion of business opportunities because of its location between major population centers, convenient access to international airports, major highways and multiple modes of public transit and trail systems. It is the birthplace of the biotechnology industry and is home to several of the world’s largest biotechnology companies making it a world leader in the global marketplace. Much of the growth for this industry in South San Francisco has occurred through the redevelopment of existing industrial base uses in the East of 0 Area. It is critical to continue to support and promote this approach as competition for locating biotechnology compa- nies and the talented scientists and other employees they need grows both locally and globally. 1.2 Local Context The Gateway Business Park Master Plan area is located at the intersec- tion of Oyster Point and Gateway Boulevards in South San Francisco’s East of 0 Area. US-0 (Bayshore Freeway) is in very close proximity to the site and provides direct access from the Oyster Point Boulevard exits from both north and south bound directions. The South San Francisco Caltrain Station is approximately ¾ of a mile from the site. The site’s climatic conditions are generally consistent with other Bay Area cities that are characterized by mild winters, cool summers and moderate intermittent rainfall in the winter months. Other factors shap- ing the local climate are the proximity to the bay edge and the rela- tionship to the San Bruno Gap that divides the San Bruno Mountains and the Coast Range. This dynamic has a particular influence on wind patterns especially during the spring and summer months resulting in strong afternoon easterly moving winds of up to 5 mph. San Francisco Oakland Pacific Ocean San Francisco Int’l S.F. Bay Oakland Int’l Site 92 1 80 880 280 101 101 Palo Alto South San Francisco Emeryville Mission Bay Caltrain BART Bay Trail Ex. Ferry Route Airport Prop. Ferry Route Legend NTS Biotech Hubs Regional Context or i g i n a l 2 0 1 0 c o n t e n t GATEWAY BUSINESS PARK M ASTER Pl AN I. Project Setting  [Local Context] 180 200 Bays h o r e F r e e w a y Ea s t G r a n d A v e SanFranciscoBay toS a n F r a n c i s c o GatewayBusinessPark Master Plan Area ForbesBlvd Blvd SunriseSunsetNSunriseSunsetN Gu l l D r i v e Gatew a y Ve t e r a n s Alle r t o n Ave . Forb e s B l v d PrevailingWinds SeasonalWinds to S a n J o s e US 1 0 1 WindHarp BayT r a i l ( t o f e r r y ) Legend Ecc l e s A v e . Pedestrian and Shuttle Service Route to/from Caltrain to Site Caltrain Station To Oyster Point Ferry 1 1 2 Downt o w n B o u n d a r y The G a t e w a y S p e c i f i c P l a n D i s t r i c t Bay West Cove Specific Plan Area (Formerly Shearwater) Grand A v e Oyster Point Blvd SisterC i t i e s B l v d 2 Vehicular Access Points Shuttle Service to Transit Gateway Business Park Master Plan Area 80 & 00 Oyster Point Blvd to S. San Francisco BART Station ed i t e d GATEWAY BUSINESS PARK MASTER Pl AN I. Project Setting  1.3 Existing and Future Roadway System Existing Roadways and Bicycle Facilities Two north-south freeways, US-0 and I-80, form the backbone of the roadway system in South San Francisco and carry regional traffic between San Francisco and Santa Clara Counties. I-80, an east-west connector between US-0 and I-80, lies just south of the City. On an average weekday, the section of US-0 in South San Francisco carries approximately 00,000 vehicles. The 007 Congestion Management Program (CMP) for San Mateo County reports US-0 operates with minimal to moderate levels of congestion (level of Service D) in South San Francisco during peak commute hours. In addition to the freeway system, a network of arterial, collector, and local streets provides access and mobility within South San Francisco. Major arterial roadways near the Gateway Business Park Master Plan area include Airport Boulevard, Bayshore Boulevard, Oyster Point Boulevard, Gateway Boulevard, and East Grand Avenue. Bicycle facilities include bike paths (Class I), bike lanes (Class II), and bike routes (Class III). Bike paths are paved trails that are separated from roadways. Bike lanes are lanes on roadways designated for use by bicycles by striping, pavement legends, and signs. Bike routes are road- ways that are designated for bicycle use by signs only and may or may not include additional pavement width for cyclists. In the vicinity of the project site, bike lanes are provided on East Grand Avenue, Sister Cities Boulevard, and portions of Oyster Point Boulevard. Gateway Boulevard and Airport Boulevard are designated as bicycle routes. The San Francisco Bay Trail, part of a planned 00-mile system of trails encircl- ing the Bay, is located close to the project site and provides access to the Oyster Point Marina. Future Roadways Several roadway improvements are planned in the East of 0 Area. The South San Francisco General Plan proposes the extension of Railroad Avenue from South linden Avenue to Gateway Boulevard (East Grand Avenue). This new street connection would provide an additional con- nection to the Oyster Point area across US-0 and Caltrain tracks, and it would likely be a four-lane roadway. These improvements would enhance access from the south via the Airport Boulevard exit and Gateway Boulevard. Several intersection traffic improvements are also planned for the East of 101 Area and included in the City’s Traffic Impact Fee Program. They include improvements to the Oyster Point interchange and to intersec- tions along East Grand Avenue. or i g i n a l 2 0 1 0 c o n t e n t GATEWAY BUSINESS PARK M ASTER Pl AN I. Project Setting 5 ed i t e d [Existing Transit Route Diagram] Source: South San Francisco General Plan Ferry Terminal at Oyster Point Marina Gateway Business Park Site Pt. San Bruno SiteGateway Business Park Master Plan Area BART Caltrain SamTrans Bus Route Existing Caltrain Station Bay Trail Shuttle Service to Transit Existing Bicycle Facility Proposed Bicycle Path Ferry Terminal Existing Shuttle Stop NTS Legend Downtown GATEWAY BUSINESS PARK MASTER Pl AN I. Project Setting  1.4 Existing and Future Transit Existing Transit The Gateway Business Park Master Plan area is not directly served by rail or bus transit services; however, three transit agencies (Caltrain, BART, and SamTrans) provide commuter rail and bus service in the vicinity. The East of 0 Area relies on supplementary shuttle services to connect employees with the BART and Caltrain stations. Shuttle ser- vices are operated by the Peninsula Traffic Congestion Relief Alliance and include the Utah-Grand and Oyster Point shuttles. The Gateway Express shuttle is operated by Compass Transportation under the guid- ance of Genentech in conjunction with the Gateway Association, and is open to non-Genentech employees. While the site is approximately three-quarters of a mile from the South San Francisco Caltrain Station, pedestrian access is inconvenient due to the lack of direct pedestrian connections and lengthy pedestrian wait times at signalized intersections. In addition to rail transit opportunities, the San Francisco Bay Area Water Transit Authority (WTA) began ferry service between Alameda and South San Francisco in mid-2012 at the new ferry terminal at the Oyster Point Marina. Future Transit Several transit changes are also planned in the vicinity of the site. The proposed relocation of the South San Francisco Caltrain station will include a bicycle/pedestrian under- or over-crossing of the railroad tracks to allow for better pedestrian accessibility to and from the East of 0 Area. The San Francisco Bay Area Water Transit Authority (WTA) is expected to begin construction of a new ferry terminal at the Oyster Point Marina. Service will run between South San Francisco and the East Bay. [Future Ferry Terminal] ed i t e d GATEWAY BUSINESS PARK M ASTER Pl AN I. Project Setting 7 1.6 Existing Utility Services Domestic Water Water service for the site is provided by California Water Service Company (CWSC). The CWSC obtains its water from a purchasing agreement with the San Francisco Public Utilities Commission (SFPUC), which is supplied by water from the Hetch Hetchy Regional Water System and groundwater. According to the Genentech Corporate Facilities Master EIR, dated May , 00, CWSC’s contract with SFPUC, dated August 8, 98, entitles CWSC to . million gallons per day (mgd) annual average. In 005, the request from CWSC was 8.5 mgd with an additional . mgd supply pumped from groundwater. According to pre- liminary conversations with CWSC staff, water supply is available for the project and capacity of the existing off-site water distribution is not anticipated to be affected. Existing water distribution mains within the site include a -inch main along Gateway Boulevard and -inch main along Oyster Point Boulevard. There is no existing on-site public dis- tribution system. Private on-site services for the existing six buildings include typical domestic water, fire and irrigation service. Wastewater Wastewater capacity for the site is not a constraint to the development. Collection of wastewater is provided by the City of South San Francisco. Treatment of wastewater is provided by the City of South San Francisco/ San Bruno Water Quality Control Plant (WQCP). Existing facilities serv- ing the site and the East 0 Area are described as follows: Oyster Point Boulevard has a 0 and -inch pipe installed circa 98 as part of the Gateway Assessment District improvements discharg- ing to Pump Station 2. This pipe collects all flows from the Oyster Point basin and existing Buildings 800, 850, 900, and 000 Gateway Boulevard. Pump Station  is located southwest of the Oyster Point Boulevard and Gateway Boulevard intersection. Water flows through a 10-inch force main to the existing 5-inch pipe located in Gateway Boulevard. The current final Sewer System Master Plan (SSMP) prepared by Carollo • • 1.5 Geotechnical Setting The . acre site is geotechnically characterized by the subsurface conditions consisting of the following general profiles: Bedrock exposed at the ground surface Native dense sand over bedrock Compacted fill over native dense sand over bedrock Compacted fill over bedrock The fill is characterized as compacted in the site-specific geotechnical report prepared for the adjacent development of 80 and 00 Oyster Point Boulevard. The fill consists of sand, clayey sand and sandy clay. The native soil is predominantly silty and clayey sand. Bedrock is of the Franciscan Formation and consists of shale and sandstone. Groundwater was found perched on top of the bedrock in fractures, seams of the bedrock, or seeping out of exposed bedrock faces. Based on information in the available reports and the documented sub- surface conditions, it is assumed that there are no geotechnical issues that would preclude an intensified development of the site. Additional site exploration shall be performed as necessary to identify any changes in the soil and bedrock conditions to determine the soil/rock profile as specific building sites are identified for development. Due to the varia- tions in the subsurface profile across the site, the acceptable foundation performance may differ between structures and various foundation types may be needed. Shallow foundations such as footings, mats or slabs will likely be acceptable for some buildings while others may require deep foundations such as drilled in-place piles. All of these foundation types are common and feasible and the decision of their appropriate use will be made by the development team during individual building design. • • • • or i g i n a l 2 0 1 0 c o n t e n t GATEWAY BUSINESS PARK MASTER Pl AN I. Project Setting 8 Engineers, dated September 00 recommends that the pump station capacity be increased by replacing the existing pumps to handle future peak wet weather flows, increasing the firm capacity to 1,400 gpm. Gateway Boulevard has a 5-inch pipe installed circa 98 as part of the Gateway Assessment District improvements which discharges south to Pump Station 4. This pipe collects flows from existing Buildings 700 and 750 Gateway Boulevard. Pump Station  is located northeast of the intersection of Mitchell Avenue and Harbor Way. This station collects and pumps almost all flows from the East of 101 Area sub-basins to the WQCP through an existing -inch force main. The current SSMP recommends that the pump station capacity be increased by replacing the existing pumps to increase future firm capacity of 9,000 gpm. Stormwater Drainage Stormwater drainage is not a constraint to development. The site is within the East of 0 Area, which is served by storm drainage collection that discharges either to Colma Creek or the San Francisco Bay. The existing drainage system in the East of 0 Area is generally designed and constructed for industrial development. The site is divided into three separate sub-drainage areas: North (Portion of Building 000), Central (Portion of Buildings 800 and 000) and South (Buildings 700, 750, 850, 900 and a portion of Building 800). The on-site storm drainage system varies in size from -inch to 0-inch in diam- eter. The three sub-drainage areas discharge to the City’s public storm drainage system as follows: North Sub-Drainage Area The North sub-drainage area discharges to the existing 8-inch to -inch public storm drainage system on Oyster Point Boulevard. The Oyster Point Boulevard storm drainage system outfalls to the San Francisco Bay at the Oyster Cove Marina (north of the Master Plan Area) via a  by 0-inch box storm drain line. • • Central Sub-Drainage Area The Central sub-drainage area discharges to the existing 8-inch pub- lic storm drainage line on Gateway Boulevard. The existing 8-inch Gateway Boulevard line connects to the Oyster Point Boulevard public storm drainage system at the intersection of Oyster Point and Gateway Boulevard. South Sub-Drainage Area The South sub-drainage area discharges to the existing 0-inch public storm drain line on Gateway Boulevard. The Gateway Boulevard public storm drainage system collects and conveys storm runoff from the site and outfalls south of the site to Colma Creek. The outfall is located east of the intersection of Harbor Way and Mitchell Avenue. The Gateway Boulevard public system varies in size from 0-inch to 7-inch. Preliminary conversations with City Maintenance Department staff do not indicate that there is an off-site capacity issue within the Master Plan Area. Natural Gas & Electricity Pacific Gas and Electric (PG&E) serves the site. Since service to all six existing buildings already exists, there should be no constraints to providing gas and electrical services. Site Communications AT&T (Telephone) and Comcast (Cable) serve the site. Since service to all six existing buildings already exists, there should be no constraints to providing telephone and cable serve. or i g i n a l 2 0 1 0 c o n t e n t 9 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N II . De v e l o p m e n t P r o g r a m & D e v e l o p m e n t S t a n d a r d s 2. 1 E x i s t i n g D e v e l o p m e n t P r o g r a m a n d U s e 1 0 2. 2 P r o p o s e d D e v e l o p m e n t P r o g r a m 1 0 2. 3 D e v e l o p m e n t S t a n d a r d s 1 1 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited II . D e v e l o p m e n t P r o g r a m & D e v e l o p m e n t S t a n d a r d s 10 2. 1 E x i s t i n g D e v e l o p m e n t P r o g r a m a n d U s e Th e 2 2 . 6 a c r e s i t e i s c o m p r i s e d o f 4 l e g a l p a r c e l s . T h e e x i s t i n g d e v e l o p - me n t m o d e l c o n s i s t s o f 6 s i n g l e - s t o r y b u i l d i n g s ( B u i l d i n g s 7 0 0 t h r o u g h 1, 0 0 0 G a t e w a y B o u l e v a r d ) a s s o c i a t e d s u r f a c e p a r k i n g a n d l a n d s c a p e co m p r i s i n g a n a g g r e g a t e o f a p p r o x i m a t e l y 2 8 4 , 0 0 0 s q u a r e f e e t o f u s e op e r a t i n g f o r v a r i o u s p u r p o s e s i n c l u d i n g R e s e a r c h a n d D e v e l o p m e n t , Of fi c e , L i g h t D i s t r i b u t i o n a n d D a y C a r e . [A e r i a l V i e w o f E x i s t i n g D e v e l o p m e n t W it h P a r c e l L i n e s - Lo o k i n g S o u t h ] 2. 2 P r o p o s e d D e v e l o p m e n t P r o g r a m Th e M a s t e r P l a n p r o p o s e s t o d e n s i f y t h e d e v e l o p m e n t s i t e t o a c h i e v e up t o t h e p e r m i t t e d 1 . 2 5 F A R c a p a c i t y b y t h e p h a s e d i n c r e m e n t a l r e d e - ve l o p m e n t o f t h e e x i s t i n g b u i l d i n g s w i t h n e w b u i l d i n g s a n d a s s o c i a t e d pa r k i n g s t r u c t u r e s . [A e r i a l V i e w o f P r o p o s e d R e d e v e l o p m e n t - Lo o k i n g S o u t h ] O y s t e r P o i n t B l v d . 2 0 0 E c c l e s A v e 1 8 0 O y s t e r P o i n t B l v d . Gateway Blvd. 2 0 0 E c c l e s A v e 1 8 0 Gate w a y B l v d . G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N 11 II . D e v e l o p m e n t P r o g r a m & D e v e l o p m e n t S t a n d a r d s original 2010 content 2. 3 D e v e l o p m e n t S t a n d a r d s Th i s d e v e l o p m e n t s t a n d a r d s t a b l e o u t l i n e s t h e a l l o w a b l e u s e s , b u i l d i n g l i m i t a t i o n s , s e t b a c k s a n d o f f s t r e e t p a r k i n g r e q u i r e m e n t s p r o p o s e d f o r t h i s Ma s t e r P l a n a r e a a n d t h e i r r e l a t i o n s h i p t o t h e e x i s t i n g g o v e r n i n g m u n i c i p a l c o d e . De v e l o p m e n t S t a n d a r d s Ex i s t i n g M u n i c i p a l C o d e Ga t e w a y S p e c i fi c P l a n D i s t r i c t Pr o p o s e d Ga t e w a y B u s i n e s s P a r k M a s t e r P l a n Pe r m i t t e d U s e s Pe r S e c t i o n 2 0 . 5 7 . 2 0 0 Pe r S e c t i o n 2 0 . 5 7 . 2 0 0 Bu i l d i n g L i m i t a t i o n s Pe r S e c t i o n 2 0 . 5 7 . 2 1 0 Th e G a t e w a y B u s i n e s s P a r k M a s t e r P l a n r e t a i n s b u i l d i n g l i m i t a t i o n s p e r m u n i c i p a l Bu i l d i n g C o v e r a g e (1 ) = o r < t h a n 5 0 % o f s i t e a r e a co d e w i t h t h e f o l l o w i n g c o n d i t i o n s : Bu i l d i n g H e i g h t = o r < t h a n 2 5 0 ’ Gr o s s F l o o r A r e a R a t i o (1 ) = o r < t h a n 1 . 2 5 A. B u i l d i n g c o v e r a g e a n d g r o s s fl o o r a r e a r a t i o l i m i t a t i o n s s h a l l a p p l y o n l y t o ag g r e g a t e c a l c u l a t i o n s f o r t h e s i t e ’ s p e r m i t t e d 1 . 2 5 F A R w i t h i n t h e t o t a l 2 2 . 6 a c r e s . I n d i v i d u a l bu i l d i n g d e v e l o p m e n t s w i t h i n t h e G a t e w a y B u s i n e s s P a r k s h a l l b e a l l o w e d t o e x c e e d t h e s e li m i t a t i o n s d u r i n g t h e p h a s e d i n c r e m e n t a l r e d e v e l o p m e n t . Se t b a c k s Pe r S e c t i o n 2 0 . 5 7 . 2 2 0 Th e G a t e w a y B u s i n e s s P a r k M a s t e r P l a n r e t a i n s s e t b a c k s p e r m u n i c i p a l Bu i l d i n g s 40 ’ f r o m a n y p r o p e r t y l i n e o n a n y s t r e e t co d e w i t h t h e f o l l o w i n g c o n d i t i o n s : A. 0 ’ f r o m a l l p r o p e r t y l i n e s n o t a d j a c e n t t o a s t r e e t . Of f S t r e e t P a r k i n g Pe r S e c t i o n 2 0 . 5 7 . 2 4 0 Th e c u r r e n t a n t i c i p a t e d r a n g e o f t o t a l p a r k i n g p r o v i d e d f o r t h e M a s t e r P l a n a t u l t i m a t e b u i l d o u t i s be t w e e n a p a r k i n g r a t i o o f 2 . 0 t o 2 . 8 3 p e r 1 , 0 0 0 S F . P a r k i n g r a t i o s w i l l v a r y f o r n e w d e v e l o p m e n t pr o j e c t s w i t h i n t h e 2 2 . 6 a c r e s i t e d u r i n g i t s p h a s e d i n c r e m e n t a l r e d e v e l o p m e n t . T o t a l p a r k i n g co u n t s f o r t h e c a m p u s d u r i n g p h a s e d r e d e v e l o p m e n t s h a l l b e a n a g g r e g a t e o f n e w s t r u c t u r e d pa r k i n g , b e l o w g r a d e p a r k i n g , n e w i n t e r i m s u r f a c e p a r k i n g ( i f n e c e s s a r y ) , a n d e x i s t i n g s u r f a c e pa r k i n g . No t e s : (1 ) P e r 2 0 . 5 7 . 2 1 0 B u i l d i n g L i m i t a t i o n s , p a r k i n g g a r a g e s a r e e x c l u d e d f r o m b u i l d i n g c o v e r a g e a n d g r o s s fl o o r a r e a r a t i o s i t e c a l c u l a t i o n s . 12 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N 13 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N II I . U r b a n D e s i g n & S i t e P l a n n i n g 3. 1 S i t e P l a n n i n g a n d O r g a n i z a t i o n 15 3. 2 B u i l d i n g F r a m e w o r k 17 3. 3 O p e n S p a c e N e t w o r k 19 3. 4 P e d e s t r i a n C i r c u l a t i o n a n d A m e n i t i e s 2 1 3. 5 V e h i c u l a r C i r c u l a t i o n a n d P a r k i n g 22 3. 6 E m p l o y e e A m e n i t i e s 24 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited II I . U r b a n D e s i g n & S i t e P l a n n i n g 14 2 0 0 1 8 0 [S i t e O r g a n i z a t i o n a l D i a g r a m - Lo o k i n g S o u t h ] AA B C D G FF E G K a i s e r O y s t e r P o i n t B o u l e v a r d Gat e w a y B oulevard C C A B D H Le g e n d Ga t e w a y F r o n t a g e Bu i l d i n g s Pa r k i n g S t r u c t u r e s In t e r n a l S i t e B u i l d i n g s Oy s t e r P o i n t B u i l d i n g s NT S Ce n t r a l C o m m o n s St r e e t F r o n t a g e Pa r k i n g S t r u c t u r e Fr o n t a g e Ar r i v a l A r e a s A B C E F G HD G G G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited II I . U r b a n D e s i g n & S i t e P l a n n i n g 15 3. 1 S i t e P l a n n i n g a n d O r g a n i z a t i o n Th e a r r a n g e m e n t a n d o r g a n i z a t i o n o f a l l c o m p o n e n t s y s t e m s t h a t m a k e up t h e G a t e w a y B u s i n e s s P a r k i s t h e f o u n d a t i o n t o a l l o w i n g t h e c a m - pu s t o f u n c t i o n , a d a p t a n d s u c c e e d o v e r t i m e . A s t h i s c a m p u s w i l l b e de s i g n e d a n d c o n s t r u c t e d i n a p h a s e d s e q u e n c e , i t w i l l b e c r i t i c a l l y im p o r t a n t t o u n d e r s t a n d a n d m a i n t a i n t h e b a s i c s t r u c t u r e o f t h e m a s t e r pl a n v i s i o n . To a c h i e v e t h e g o a l s a n d o b j e c t i v e s o f t h e v i s i o n , t h e f o l l o w i n g s i t e p l a n - ni n g a n d o r g a n i z a t i o n a l p r i n c i p l e s w i l l b e f o l l o w e d : De s i g n n e w b u i l d i n g s t h a t e n g a g e t h e p u b l i c s t r e e t f r o n t a g e a n d t h e C e n t r a l C o m m o n s o p e n s p a c e . D e s i g n n e w b u i l d i n g s i n t e r n a l t o t h e c a m p u s t h a t r e c e i v e e m p l o y e e s a n d v i s i t o r s a s p a r t o f a p r i m a r y an o r g a n i z e d ar r i v a l s e q u e n c e . C o n c e n t r a t e p a r k i n g i n t o p a r k i n g s t r u c t u r e s s i t u a t e d a l o n g t h e so u t h e a s t e r l y b o u n d a r y o f t h e s i t e . Re l a t e t o t h e n e w l y re c e n t l y de v e l o p e d b u i l d i n g s o f 1 8 0 a n d 2 0 0 O y s t e r Po i n t Bo u l e v a r d . D e v e l o p a p e d e s t r i a n f r i e n d l y C e n t r a l C o m m o n s o p e n s p a c e i n t h e a r e a c r e a t e d b y t h e p a r k i n g s t r u c t u r e a n d b u i l d i n g p l a c e - m e n t s t r a t e g y . E n h a n c e p u b l i c s t r e e t f r o n t a g e a n d f o s t e r t r a n s i t o r i e n t a t i o n b y p r o v i d i n g m u l t i p l e p e d e s t r i a n c o n n e c t i o n s t o a n d f r o m t h e i n t e r - n a l c a m p u s an d s h u t t l e s y s t e m s t o p s . C r e a t e a n i n v i t i n g a n d e n r i c h e d a r r i v a l e x p e r i e n c e t o t h e p r i m a r y “ c o r p o r a t e l a n d i n g ” b e t w e e n t h e I n t e r n a l S i t e B u i l d i n g s to t h e I n t e r n a l S i t e B u i l d i n g s , t h e p l a z a a t C e n t r a l C o m m o n s an d t o o t h e r p o s s i b l e a r r i v a l a r e a s w i t h i n t h e c a m p u s . Pr o v i d e a n a p p r o p r i a t e l a n d s c a p e e d g e t o th e p a r k i n g s t r u c tu r e f r o n t a g e a s i t r e l a t e s t o t h e C e n t r a l C o m m o n s . D E F G H Oy s t e r P o i n t B o u l e v a r d Gateway Boulevard 20 0 O y s t e r P o i n t Bo u l e v a r d 18 0 O y s t e r P o i n t Bo u l e v a r d [D a y T i m e Ae r i a l V i e w L o o k i n g S o u t h E a s t ] A B C G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited II I . U r b a n D e s i g n & S i t e P l a n n i n g 16 [B u i l d i n g T y p e s D i a g r a m - Lo o k i n g S o u t h ] F 2 0 0 1 8 0 D O y s t e r P o i n t B o u l e v a r d Gat e w a y B oulevard D AA B C C C A B Le g e n d Ga t e w a y F r o n t a g e Bu i l d i n g s Pa r k i n g S t r u c t u r e s In t e r n a l S i t e B u i l d i n g s Oy s t e r P o i n t B u i l d i n g s NT S Ce n t r a l C o m m o n s St r e e t F r o n t a g e Pa r k i n g S t r u c t u r e Fr o n t a g e Ar r i v a l A r e a s A B C D K a i s e r G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited II I . U r b a n D e s i g n & S i t e P l a n n i n g 17 3. 2 B u i l d i n g F r a m e w o r k Th e r e a r e 4 b u i l d i n g t y p e s a s s o c i a t e d w i t h t h e c a m p u s . I t i s i n t e n d e d th a t a r c h i t e c t u r a l v a r i a t i o n b e t w e e n t h e s e t y p e s b e c r e a t e d t o d e v e l o p vi s u a l i n t e r e s t a n d d i v e r s i t y t o p r e v e n t a h o m o g e n o u s c a m p u s . T h e bu i l d i n g t y p e s a r e t h e I n t e r n a l S i t e B u i l d i n g s , t h e G a t e w a y B o u l e v a r d Fr o n t a g e B u i l d i n g s , t h e P a r k i n g S t r u c t u r e s a n d t h e O y s t e r P o i n t F r o n t a g e Bu i l d i n g s . G a t e w a y B o u l e v a r d F r o n t a g e B u i l d i n g s Th e G a t e w a y B o u l e v a r d F r o n t a g e B u i l d i n g s a r e t h o s e a d j a c e n t t o t h e st r e e t f r o n t a g e z o n e a l o n g t h e e x i s t i n g h e d g e r o w o f P o p l a r t r e e s a n d th e b u i l d i n g t h a t o c c u p i e s t h e p r i m a r y c o r n e r p o s i t i o n a t t h e i n t e r s e c t i o n of O y s t e r P o i n t a n d G a t e w a y B o u l e v a r d . T o g e t h e r t h e s e b u i l d i n g s c r e - at e t h e w e s t e r n b o u n d a r y o f t h e C e n t r a l C o m m o n s o p e n s p a c e . T h e pr i m a r y c o r n e r b u i l d i n g i s a s p e c i a l c a s e i n t h i s b u i l d i n g t y p e a s i t w i l l be t h e m o s t v i s i b l e o f a l l n e w b u i l d i n g s w i t h i n t h e c a m p u s . T h i s b u i l d i n g wi l l p r o v i d e t h e i c o n i c g a t e w a y e x p e r i e n c e i n t o t h e l a r g e r b i o t e c h n o l o g y co m m u n i t y . I n t e r n a l S i t e B u i l d i n g s Th e I n t e r n a l S i t e B u i l d i n g s a r e t h o s e t h a t d o n o t f r o n t o n t o a p u b l i c st r e e t . T h e s e b u i l d i n g s w i l l c r e a t e a r e c e p t i v e f o r m t o s i g n i f y a p r i m a r y “c o r p o r a t e l a n d i n g ” a r r i v a l w i t h i n t h e c a m p u s . Th e b u i l d i n g i m m e d i a t e l y so u t h o f B u i l d i n g 1 8 0 O y s t e r P o i n t , t o g e t h e r w i t h t h e G a t e w a y F r o n t a g e Bu i l d i n g s , w i l l c o m p l e t e t h e c a m p u s ’ p r i m a r y w o r k p l a c e o p p o r t u n i t i e s . Th e s e c o n d b u i l d i n g i n t h i s g r o u p w i l l c o n t r i b u t e t o t h e o v e r a l l c a m p u s ’ wo r k p l a c e e n v i r o n m e n t b y p r o v i d i n g a c e n t r a l i z e d a m e n i t i e s f a c i l i t y al o n g t h e C e n t r a l C o m m o n s . T h e s e b u i l d i n g s s h o u l d h a v e a n a r c h i t e c - tu r a l r e l a t i o n w i t h t h e p r i m a r y c o r n e r b u i l d i n g o f t h e G a t e w a y F r o n t a g e Bu i l d i n g g r o u p a s t h e y s h a r e a n i m p o r t a n t r e l a t i o n s h i p i n f r a m i n g a l a r g e co m p o n e n t o f t h e C e n t r a l C o m m o n s o p e n s p a c e . P a r k i n g S t r u c t u r e s Th e p a r k i n g s t r u c t u r e s h a v e b e e n l o c a t e d a n d c o n s o l i d a t e d a l o n g t h e so u t h e a s t e r l y b o u n d a r y o f t h e s i t e . A s t h e y a r e a n t i c i p a t e d t o b e o f s i z e - ab l e p r o p o r t i o n t o c o n t a i n t h e s i t e ’ s p a r k i n g n e e d s , t h e i r i n t e r n a l f a ç a d e is e n v i s i o n e d t o i n c o r p o r a t e a p l a n t i n g c o m p o n e n t a s w e l l a s g r o u n d le v e l s c r e e n i n g t o s o f t e n t h e i r p r e s e n c e . A d d i t i o n a l l y , e n h a n c e d a r c h i - te c t u r a l t r e a t m e n t o f e n t r i e s a n d s t r a t e g i c b u i l d i n g c o r n e r s t h a t t e r m i - na t e s v i e w s a r e e n v i s i o n e d . O y s t e r P o i n t F r o n t a g e B u i l d i n g s Th e re c e n t l y c o n s t r u c t e d 1 8 0 a n d 2 0 0 O y s t e r P o i n t B o u l e v a r d B u i l d i n g s th a t a r e c u r r e n t l y u n d e r c o n s t r u c t i o n a r e n o t t e c h n i c a l l y p a r t o f t h e M a s t e r Pl a n a r e a ; h o w e v e r , t h e i r c o n t e x t p l a y s a n i m p o r t a n t r o l e i n t h e p e r c e p - ti o n o f t h e b r o a d e r c a m p u s . T h e i r a r c h i t e c t u r a l e x p r e s s i o n u t i l i z e s m e t a l an d g l a s s t o c r e a t e s i m p l e a n d c l e a n f o r m s . Bu i l d i n g s R e l a t i n g t o O p e n S p a c e A B C D G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited II I . U r b a n D e s i g n & S i t e P l a n n i n g 18 [O p e n S p a c e D i a g r a m - Lo o k i n g S o u t h ] 2 0 0 1 8 0 G FF G O y s t e r P o i n t B o u l e v a r d Gat e w a y B oulevard Le g e n d Ga t e w a y F r o n t a g e Bu i l d i n g s Pa r k i n g S t r u c t u r e s In t e r n a l S i t e B u i l d i n g s Oy s t e r P o i n t B u i l d i n g s NT S Ce n t r a l C o m m o n s St r e e t F r o n t a g e Pa r k i n g S t r u c t u r e Fr o n t a g e Ar r i v a l A r e a s E F G H K a i s e r EHG G G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited II I . U r b a n D e s i g n & S i t e P l a n n i n g 19 3. 3 O p e n S p a c e N e t w o r k Th e p a r k i n g s t r u c t u r e a n d b u i l d i n g p l a c e m e n t s t r a t e g y a l l o w s t h e c a m - pu s t o b e n e fi t f r o m t h e c r e a t i o n o f a s e r i e s o f m e a n i n g f u l o u t d o o r s p a c e s va r y i n g i n s i z e a n d s c a l e t h a t a r e w e l l c o n n e c t e d , u s e f u l , c o m f o r t a b l e an d t h a t r e s p o n d t o t h e m i c r o - c l i m a t e o f S o u t h S a n F r a n c i s c o . T h e op e n s p a c e a n d l a n d s c a p e z o n e s t h a t u n i f y t h e c a m p u s t h r o u g h a c o n - si s t e n t b o d y o f s i t e e l e m e n t s i s c o m p r i s e d o f t h e C e n t r a l C o m m o n s , St r e e t F r o n t a g e , A r r i v a l A r e a s a n d t h e P a r k i n g S t r u c t u r e F r o n t a g e . C e n t r a l C o m m o n s Th e C e n t r a l C o m m o n s i s t h e n u c l e u s o f t h e o p e n s p a c e n e t w o r k s u p - po r t i n g t h e m a i n c i r c u l a t i o n r o u t e s a n d c o n t a i n s t h e m o s t i m p o r t a n t o u t - do o r a m e n i t i e s , g a t h e r i n g s p a c e s a n d p a s s i v e u s e a r e a s . S t r e e t F r o n t a g e Th e S t r e e t F r o n t a g e i s t h e a r e a b e t w e e n t h e c a m p u s ’ s p r i m a r y b u i l d i n g fa c e a n d O y s t e r P o i n t a n d G a t e w a y B o u l e v a r d s a n d t h e p u b l i c r e a l m . I t se r v e s a s t h e c r i t i c a l l i n k b e t w e e n t h e s i t e a n d t h e p u b l i c e n v i r o n m e n t a s it s u p p o r t s t h e fl o w o f p e d e s t r i a n t r a f fi c a n d c o n n e c t i o n s t o p u b l i c t r a n s i t . Th i s z o n e p l a y s a n i m p o r t a n t r o l e i n e s t a b l i s h i n g c a m p u s i d e n t i t y a s i t ho l d s a r i c h p a l e t t e o f l a n d s c a p e , t e r r a c e s , w a l l s , s p e c i a l e l e m e n t s a n d si g n a g e / w a y fi n d i n g . T h e c u r r e n t h e d g e r o w s a l o n g G a t e w a y B o u l e v a r d ar e n o t o n l y a s t r o n g i d e n t i fi e r b u t a l s o a n i m p o r t a n t w i n d b r e a k . T h e Ma s t e r P l a n i n t e n d s t o p r e s e r v e t h i s e l e m e n t w h e r e p o s s i b l e a n d r e e s - ta b l i s h i t w h e r e r e m o v a l i s n e c e s s a r y f o r f u t u r e c o n s t r u c t i o n . A r r i v a l A r e a s Th e r e a r e m u l t i p l e a r r i v a l a r e a s i n t h e c a m p u s . T h e p r i m a r y a r r i v a l a r e a is a s s o c i a t e d w i t h t h e c o n n e c t i o n t o t h e i n t e r n a l a c c e s s l a n e f r o m t h e p r i - ma r y e n t r y b e t w e e n b u i l d i n g s 1 8 0 a n d 2 0 0 O y s t e r P o i n t B o u l e v a r d a n d th e n e w I n t e r n a l S i t e B u i l d i n g s ce n t r a l l y l o c a t e d b e t w e e n t h e I n t e r n a l Si t e B u i l d i n g s a n d t h e p r i m a r y c o r n e r b u i l d i n g a t G a t e w a y a n d O y s t e r Po i n t B o u l e v a r d a n d i s a c c e s s i b l e f r o m m u l t i p l e r o u t e s t h r o u g h t h e c a m - pu s a n d t h e C e n t r a l C o m m o n s c i r c u l a t i o n s y s t e m . O t h e r a r r i v a l a r e a s wi l l b e d e t e r m i n e d t h r o u g h t h e u l t i m a t e c a m p u s d e s i g n a n d t e n a n t n e e d , bu t s p e c i a l a t t e n t i o n w i l l b e p a i d t o e s t a b l i s h i n g c l e a r a n d d e fi ned arriv- al s f o r e a c h b u i l d i n g w h e t h e r t h e y b e v e h i c u l a r o r p e d e s t r i a n i n n a t u r e . P a r k i n g S t r u c t u r e F r o n t a g e Th e P a r k i n g S t r u c t u r e F r o n t a g e i s p r i m a r i l y t h e a r e a a s s o c i a t e d w i t h th e w e s t e r n e d g e o f t h e p a r k i n g s t r u c t u r e s . T h i s z o n e w i l l s e r v e a s a n im p o r t a n t l a n d s c a p e s c r e e n f o r t h e i n t e r i o r f a c e s o f t h e p a r k i n g s t r u c - tu r e s a s t h e y i n t e r f a c e w i t h t h e C e n t r a l C o m m o n s . Central Commons FE G H G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited II I . U r b a n D e s i g n & S i t e P l a n n i n g 20 [P e d e s t r i a n C i r c u l a t i o n D i a g r a m - Lo o k i n g S o u t h ] Ce n t r a l S p i n e & A m e n i t y S p a c e s Pa r k i n g S t r u c t u r e C o n n e c t i o n s Co n n e c t i o n t o t h e S t r e e t Le g e n d Ga t e w a y F r o n t a g e Bu i l d i n g s Pa r k i n g S t r u c t u r e s In t e r n a l S i t e B u i l d i n g s Oy s t e r P o i n t B u i l d i n g s NT S Ce n t r a l C o m m o n s St r e e t F r o n t a g e Pa r k i n g S t r u c t u r e Fr o n t a g e Ar r i v a l A r e a s 1 2 Pu b l i c R e a l m a t S t r e e t F r o n t a g e 4 2 1 4 3 2 0 0 1 8 0 Gateway Boulevard 2 3 4 O y s t e r P o i n t B o u l e v a r d K a i s e r 3 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N II I . U r b a n D e s i g n & S i t e P l a n n i n g 21 original 2010 content 4 P u b l i c R e a l m a t S t r e e t F r o n t a g e Th e s t r e e t f r o n t a g e c i r c u l a t i o n w i l l c o n s i s t o f t w o w a l k w a y s t h a t s e r v e se p a r a t e f u n c t i o n s . A n e w p u b l i c s i d e w a l k w i l l b e c r e a t e d a s a n e x t e n - si o n o f t h e e x i s t i n g s i d e w a l k t h a t t e r m i n a t e s n e a r t h e e n d o f t h e c a m - pu s o n G a t e w a y B o u l e v a r d . T h i s n e w s i d e w a l k w i l l b e a s s o c i a t e d w i t h th e s t r e e t e d g e , c o n n e c t a l l s h u t t l e s t o p s a n d p r o v i d e p u b l i c p e d e s t r i a n mo v e m e n t a l o n g t h e c a m p u s ’ s f r o n t a g e . A s e c o n d w a l k w a y c a l l e d t h e pe r i m e t e r w a l k i s a n e x i s t i n g w a l k w a y t h a t o c c u r s a p p r o x i m a t e l y 3 0 ’ fr o m t h e s t r e e t e d g e a n d r u n s b e t w e e n t h e h e d g e r o w s o f P o p l a r t r e e s . Th e p e r i m e t e r w a l k i s i n t e n d e d p r i m a r i l y f o r e m p l o y e e u s e a n d w h e n co m b i n e d w i t h t h e O y s t e r P o i n t B o u l e v a r d f r o n t a g e a n d c e n t r a l s p i n e cr e a t e s a n a p p r o x i m a t e 1 m i l e l o o p f o r w a l k i n g a n d j o g g i n g . 3. 4 P e d e s t r i a n C i r c u l a t i o n a n d A m e n i t i e s Ce n t r a l t o t h e c a m p u s c o n c e p t i s t h e c r e a t i o n o f a p e d e s t r i a n o r i e n t e d en v i r o n m e n t w h e r e e m p l o y e e s a n d v i s i t o r s a r e a b l e t o c o n n e c t t o t h e en t i r e s y s t e m o f b u i l d i n g s a n d o u t d o o r s p a c e s w i t h a c o m f o r t a b l e a n d ea s y t o n a v i g a t e c i r c u l a t i o n n e t w o r k a f t e r a r r i v i n g v i a t r a n s i t , c a r o r bi c y c l e . T h i s n e t w o r k i n c l u d e s c o n n e c t i o n s b e t w e e n b u i l d i n g s , p a r k i n g st r u c t u r e s , o p e n s p a c e s , s h u t t l e s t o p s a n d p u b l i c s i d e w a l k s . 1 C e n t r a l S p i n e a n d A m e n i t y S p a c e s Th e c e n t r a l p e d e s t r i a n s p i n e i s t h e p r i m a r y c o n d u i t f o r p e d e s t r i a n m o v e - me n t t h r o u g h t h e c a m p u s a n d i s t h e b a c k b o n e f o r t h e C e n t r a l C o m m o n s . It w i l l b e t h e w i d e s t p e d e s t r i a n w a l k i n t h e s y s t e m c a p a b l e o f c o m f o r t a b l y ac c o m m o d a t i n g h i g h e r v o l u m e s o f p e d e s t r i a n m o v e m e n t a n d , a s n e c e s - sa r y , w i l l a l s o s e r v e a s a n e m e r g e n c y v e h i c l e r o u t e . P r i m a r y p e d e s t r i a n am e n i t y s p a c e s a r e t o b e c o n n e c t e d t o t h i s s p i n e i n c l u d i n g a c e n t r a l ga t h e r i n g s p a c e a t t h e I n t e r n a l S i t e B u i l d i n g s a n d o t h e r u s e a b l e o u t d o o r sp a c e s f o r s m a l l e r g r o u p g a t h e r i n g s a n d i n f o r m a l m e e t i n g s . A s e c o n d - ar y n e t w o r k o f w a l k w a y s i s t o b e c o n n e c t e d t o t h e C e n t r a l S p i n e p r o v i d - in g i n d i r e c t a n d l e i s u r e l y r o u t e s w i t h i n t h e C e n t r a l C o m m o n s . T h e s e wa l k s a r e s m a l l e r i n s c a l e t h a n t h e C e n t r a l S p i n e a n d a r e t h e c o n n e c - ti o n s t o m o r e i n f o r m a l p a s s i v e s p a c e s t h a t a r e c r e a t e d f o r s m a l l e r s c a l e me e t i n g s a n d s i m p l e p a s s i v e e n j o y m e n t . 2 P a r k i n g S t r u c t u r e C o n n e c t i o n s Di r e c t c o n n e c t i o n s f r o m p a r k i n g s t r u c t u r e s t o t h e c e n t r a l s p i n e a n d bu i l d i n g e n t r i e s w i l l h e l p d i r e c t v i s i t o r s a n d c r e a t e e a s y c o n n e c t i o n s f o r em p l o y e e s . 3 C o n n e c t i o n s t o t h e S t r e e t Th e s e w a l k w a y s p r o v i d e a v i t a l l i n k b e t w e e n t h e i n t e r i o r o f t h e c a m p u s an d t h e p u b l i c s i d e w a l k a n d s h u t t l e s t o p s . Se c t i o n a t G a t e w a y B l v d . S t r e e t F r o n t a g e Bu i l d i n g Z o n e Gateway Boulevard Pe r i m e t e r W a l k Ne w P u b l i c Si d e w a l k G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited II I . U r b a n D e s i g n & S i t e P l a n n i n g 22 3. 5 V e h i c u l a r C i r c u l a t i o n a n d P a r k i n g Si m p l e , e f fi c i e n t a n d w e l l m a r k e d v e h i c u l a r a c c e s s a n d c i r c u l a t i o n i s an i n t e g r a l c o m p o n e n t t o a p r o p e r l y f u n c t i o n i n g c a m p u s . N e c e s s i t i e s o f au t o m o b i l e s , s e r v i c e a n d e m e r g e n c y v e h i c l e s m u s t b e a c c o m m o d a t e d an d m u s t b e c a r e f u l l y i n t e g r a t e d i n t o t h e p e d e s t r i a n o r i e n t e d c a m p u s en v i r o n m e n t . P a r k i n g f a c i l i t i e s t h a t a r e l o c a t e d i n p a r k i n g s t r u c t u r e s a t th e s o u t h e a s t e r l y b o u n d a r y o f t h e s i t e a n d b e l o w g r a d e a t t h e p r i m a r y co r n e r G a t e w a y F r o n t a g e B u i l d i n g w i l l b e l o g i c a l l y c o n n e c t e d t o t h i s s y s - te m a n d v e r y c l e a r l y i d e n t i fi e d a n d m a r k e d t h r o u g h s i g n a g e a n d w a y - fi n d i n g . O t h e r i n c i d e n t a l s u r f a c e p a r k i n g t h a t m a y b e n e c e s s a r y s h a l l al s o b e e a s i l y a c c e s s e d a n d c l e a r l y l a b l e d . Ba s i c S y s t e m Ci r c u l a t i o n t h r o u g h t h e c a m p u s i s a c h i e v e d p r i m a r i l y b y c r e a t i n g a n in t e r n a l a c c e s s l a n e a l o n g t h e i n t e r i o r ex t e r i o r f a c e o f t h e p a r k i n g s t r u c - tu r e s . T h i s a c c e s s l a n e i s s e r v e d b y t w o p r i m a r y e n t r a n c e s : a t t h e in t e r s e c t i o n o f O y s t e r P o i n t a n d V et e r a n s B o u l e v a r d s b e t w e e n b u i l d - in g s 1 8 0 a n d 2 0 0 a n d t h e s i g n a l i z e d i n t e r s e c t i o n o f G a t e w a y B o u l e v a r d ap p r o x i m a t e l y 8 5 0 f e e t s o u t h o f t h e i n t e r s e c t i o n o f G a t e w a y a n d O y s t e r Po i n t B o u l e v a r d s . T h e a c c e s s l a n e i s a d d i t i o n a l l y s e r v e d b y s e c o n d a r y en t r a n c e s t h a t l i n k t o s i g n a l i z e d i n t e r s e c t i o n s a t t h e f a r e n d s o f t h e s i t e on O y s t e r P o i n t a n d G a t e w a y B o u l e v a r d s . An i n t e r n a l a c c e s s l a n e w i l l al s o b e p r o v i d e d l i n k i n g t h e p r i m a r y a r r i v a l a r e a a n d a m e n i t i e s b u i l d i n g to t h e c i r c u l a t i o n n e t w o r k . Su p p l e m e n t a l a c c e s s p o i n t s w i l l a l s o e x i s t al o n g G a t e w a y a n d O y s t e r P o i n t B o u l e v a r d s t o p r o v i d e l i m i t e d a c c e s s to b u i l d i n g s n o t d i r e c t l y a d j a c e n t t o t h e i n t e r n a l a c c e s s l a n e . Em p l o y e e / V i s i t o r V e h i c u l a r C i r c u l a t i o n Th e e m p l o y e e / v i s i t o r s y s t e m i s s e r v e d b y t h e p r i m a r y e n t r a n c e s a n d th e a c c e s s l a n e t h a t l e a d s t o t h e p a r k i n g s t r u c t u r e s a n d t h e a r r i v a l t o th e I n t e r n a l S i t e B u i l d i n g s . E m p l o y e e s m a y a l s o u s e t h e s u p p l e m e n t a l ac c e s s p o i n t s f r o m G a t e w a y B o u l e v a r d a n d O y s t e r P o i n t B o u l e v a r d t o re a c h s u b s u r f a c e p a r k i n g a s s o c i a t e d w i t h t h e 1 8 0 O y s t e r P o i n t b u i l d i n g an d t h e c o r n e r G a t e w a y F r o n t a g e B u i l d i n g . Se r v i c e / D e l i v e r y C i r c u l a t i o n Se r v i c e / d e l i v e r y v e h i c l e s h a v e t h e a b i l i t y t o u s e a l l e n t r i e s b u t a r e in t e n d e d t o p r i m a r i l y u t i l i z e t h e s e c o n d a r y e n t r a n c e s a n d t h e s u p p l e - me n t a l a c c e s s p o i n t s . Em e r g e n c y V e h i c l e C i r c u l a t i o n Th e e m e r g e n c y v e h i c l e s w i l l u t i l i z e a l l e n t r i e s a n d s u p p l e m e n t a l a c c e s s po i n t s a s n e c e s s a r y t o r e a c h t h e a c c e s s l a n e a n d c e n t r a l p e d e s t r i a n sp i n e . Sh u t t l e S t o p s An e x i s t i n g s h u t t l e s t o p i s l o c a t e d o n G a t e w a y B o u l e v a r d a t t h e s o u t h - we s t e r n e n d o f t h e c a m p u s . A d d i t i o n a l f u t u r e s t o p s a r e p r o p o s e d f o r Ga t e w a y a n d O y s t e r P o i n t B o u l e v a r d s t o h e l p s t r e n g t h e n t h e c a m p u s ’ s tr a n s i t o r i e n t a t i o n . [B a s i c V e h i c u l a r C i r c u l a t i o n S y s t e m - Lo o k i n g S o u t h ] Le g e n d O y s t e r P o i n t B o u l e v a r d Em e r g e n c y A c c e s s at C e n t r a l S p i n e Gateway Blvd Ac c e s s L a n e In t e r n a l A c c e s s L a n e Pr i m a r y E n t r a n c e s Se c o n d a r y E n t r a n c e s Su p p l e m e n t a l A c c e s s G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N II I . U r b a n D e s i g n & S i t e P l a n n i n g 23 original 2010 content Pa r k i n g S u p p l y a n d D e m a n d Gi v e n t h e r e g i o n a l l o c a t i o n o f t h e M a s t e r P l a n s i t e , a u t o m o b i l e s w i l l li k e l y r e m a i n a p r i m a r y f o r m o f a c c e s s i n t h e n e a r f u t u r e . A v a i l a b i l i t y of p a r k i n g f o r e m p l o y e e s a n d v i s i t o r s i s v i t a l t o G a t e w a y B u s i n e s s P a r k op e r a t i o n s . H o w e v e r , t h e G a t e w a y B u s i n e s s P a r k w i l l b a l a n c e p a r k - in g a v a i l a b i l i t y w i t h t h e p r o m o t i o n o f a l t e r n a t i v e t r a n s p o r t a t i o n m o d e s by e m p l o y e e s . W o r k i n g i n c o m b i n a t i o n w i t h a n e f f e c t i v e p a r k i n g s t r a t - eg y , t h e M a s t e r P l a n ’ s T r a n s p o r t a t i o n D e m a n d M a n a g e m e n t ( T D M ) w i l l en c o u r a g e e m p l o y e e s t o u s e a l t e r n a t i v e m o d e s o f a c c e s s . T h i s c a n re d u c e o v e r a l l p a r k i n g d e m a n d a n d t h u s d e c r e a s e t h e a m o u n t o f p a r k - in g n e c e s s a r y . Ci t y o f S o u t h S a n F r a n c i s c o p a r k i n g r e q u i r e m e n t s r a n g e f r o m 3 . 3 t o 4. 0 s p a c e s p e r 1 , 0 0 0 s q u a r e f e e t f o r o f fi c e / r e s e a r c h & d e v e l o p m e n t us e s , t h o u g h s o m e fl e x i b i l i t y i n t h e s e r e q u i r e m e n t s i s a l l o w e d . T h e C i t y ma y a c c e p t r e v i s e d p a r k i n g s t a n d a r d s a s l o n g a s t h e a m o u n t o f p a r k - in g g e n e r a t e d b y t h e s t a n d a r d s i s s u p p o r t i v e o f t h e r e c o m m e n d a t i o n s an d r e q u i r e m e n t s o f t h e T r a n s p o r t a t i o n D e m a n d M a n a g e m e n t p l a n p r e - pa r e d f o r t h e p r o j e c t . T h e I n s t i t u t e o f T r a n s p o r t a t i o n E n g i n e e r s ( I T E ) Pa r k i n g G e n e r a t i o n M a n u a l r e c o m m e n d s 2 . 7 3 s p a c e s p e r 1 , 0 0 0 s q u a r e fe e t f o r o f fi c e u s e s i n s u b u r b a n l o c a t i o n s w i t h m i n i m a l t r a n s i t a c c e s s a n d no T D M p r o g r a m . Pr o j e c t s i n t h e i m m e d i a t e a r e a o f t h e G a t e w a y B u s i n e s s P a r k h a v e b e e n ab l e t o d e m o n s t r a t e r e d u c e d p a r k i n g d e m a n d r a t e s b y i m p l e m e n t i n g TD M p r o g r a m s . T y p i c a l r a n g e s f o r o f fi c e / r e s e a r c h & d e v e l o p m e n t u s e s in S o u t h S a n F r a n c i s c o a n d e l s e w h e r e i n S a n M a t e o C o u n t y t y p i c a l l y ra n g e f r o m 1 . 2 5 t o 2 . 5 s p a c e s p e r 1 , 0 0 0 s q u a r e f e e t . Us i n g t h e C i t y ’ s p a r k i n g r a t e s b a s e d o n t h e o f fi ce/research & develop- me n t l a n d - u s e c a t e g o r y , a p p r o x i m a t e l y 4 , 0 6 0 p a r k i n g s t a l l s w o u l d b e re q u i r e d a t M a s t e r P l a n b u i l d - o u t . U s i n g t h e d e m a n d r a t e s u g g e s t e d by t h e I n s t i t u t e o f T r a n s p o r t a t i o n E n g i n e e r s , p e a k p r o j e c t - g e n e r a t e d de m a n d c a n b e a c c o m m o d a t e d w i t h a p p r o x i m a t e l y 7 0 0 f e w e r s p a c e s . Be c a u s e p a r k i n g d e m a n d c h a r a c t e r i s t i c s w i t h i n t h e E a s t o f 1 0 1 A r e a te n d t o b e l o w e r t h a n C i t y - r e q u i r e d r a t e s , l o w e r p a r k i n g s u p p l y f o r t h e Ma s t e r P l a n a r e a i s a p p r o p r i a t e . U s i n g a l o w e r r a t e t h a n r e c o m m e n d b y th e C i t y C o d e p r o v i d e s fl e x i b i l i t y i n a c c o m m o d a t i n g v a r i a t i o n s i n p a r k i n g de m a n d a n d c h a n g e s i n f u t u r e l a n d u s e w h i l e m a i n t a i n i n g a m o r e a p p r o - pr i a t e r e l a t i o n s h i p w i t h c u r r e n t a n d e x p e c t e d d e m a n d c h a r a c t e r i s t i c s . G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N II I . U r b a n D e s i g n & S i t e P l a n n i n g 24 original 2010 content 3. 6 E m p l o y e e A m e n i t i e s Up o n c o m p l e t i o n o f t h e r e d e v e l o p m e n t o f G a t e w a y B u s i n e s s P a r k t h e em p l o y e e p o p u l a t i o n i s a n t i c i p a t e d t o b e 3 , 3 0 0 t o 3 , 7 0 0 . S e r v i c e s a n d am e n i t i e s s u c h a s t h o s e o f f e r e d b y c a f e s , r e s t a u r a n t s , a n d fi t n e s s c e n - te r s w i l l b e i n c o r p o r a t e d a s t h e e m p l o y e e p o p u l a t i o n r e a c h e s t h e c r i t i c a l ma s s n e c e s s a r y t o s u p p o r t s u c h s e r v i c e s . To t h e e x t e n t t h a t G a t e w a y B u s i n e s s p a r k i s o c c u p i e d b y l a r g e c a m - pu s u s e r s , t h e s e a m e n i t i e s w i l l m o s t l i k e l y b e p r o v i d e d b y t h e e m p l o y e r fo r t h e e x c l u s i v e u s e o f e m p l o y e e s a n d g u e s t s o f t h e e m p l o y e r . I n th e l i f e - s c i e n c e s e c t o r t h e r e i s c o n s i d e r a b l e c o n c e r n a b o u t s e c u r i t y a n d co n fi d e n t i a l i t y m a k i n g a m o r e p u b l i c f o r m a t u n f e a s i b l e . I f t h e p a r k i s oc c u p i e d b y m u l t i p l e s m a l l e r o r g a n i z a t i o n s , t h e s e a m e n i t i e s w i l l b e p r o - vi d e d b y t h e G a t e w a y B u s i n e s s P a r k A s s o c i a t i o n t h r o u g h t h i r d p a r t i e s fo r t h e b e n e fi t o f a l l t e n a n t s a n d e m p l o y e e s o f t h e b u s i n e s s p a r k a n d th e i r g u e s t s . Th e a s s o c i a t i o n a n d e m p l o y e r s o f G a t e w a y B u s i n e s s P a r k w i l l a d d i t i o n - al l y c r e a t e p r o g r a m s t o m a x i m i z e t h e e f fi c i e n c y , c o n v e n i e n c e a n d q u a l i t y of l i f e f o r e m p l o y e e s d u r i n g t h e b u s i n e s s d a y . R e p r e s e n t a t i v e e x a m p l e s of s u c h p r o g r a m s i n c l u d e g r o u p fi t n e s s , c h i l d c a r e a n d c a r - p o o l i n g r e f e r - ra l s e r v i c e s , e m p l o y e e a n d B 2 B n e t w o r k i n g e v e n t s , d r y c l e a n i n g p i c k - u p & d e l i v e r y , f u n d r a i s i n g f o r n o n - p r o fi t c o m m u n i t y a n d w e l l - b e i n g o r g a n i - za t i o n s a s w e l l a s e n e r g y a n d r e s o u r c e c o n s e r v a t i o n p r o g r a m s . Du e t o t h e i n c r e m e n t a l i m p l e m e n t a t i o n o f t h e r e d e v e l o p m e n t a n d t h e ne e d f o r a d e q u a t e e m p l o y e e p o p u l a t i o n t o s u p p o r t a n d p a r t i c i p a t e i n th e s e p r o g r a m s , i m p l e m e n t a t i o n w i l l w e i g h t e d t o w a r d t h e f u t u r e w h e n ov e r 6 0 % t o 7 5 % p e r c e n t o f r e d e v e l o p m e n t h a s o c c u r r e d . 25 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N IV . P l a n I m p l e m e n t a t i o n 4. 1 G a t e w a y B u s i n e s s P a r k M a s t e r P l a n R e g u l a t o r y & R e v i e w P r o c e s s 2 6 4. 2 P h a s i n g 2 7 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N IV . P l a n I m p l e m e n t a t i o n 26 4. 1 [G a t e w a y B u s i n e s s P a r k M a s t e r P l a n R e g u l a t o r y & R e v i e w P r o c e s s ] Bu i l d i n g Pe r m i t I s s u e d Ap p r o v a l Pl a n n i n g & De s i g n R e v i e w Pr e c i s e P l a n Do c u m e n t s Pr o j e c t Co n s t r u c t i o n Do c u m e n t s Bu i l d i n g De p a r t m e n t Re v i e w IN D I V I D U A L B U I L D I N G D E V E L O P M E N T S Ma s t e r Pl a n De s i g n Gu i d e l i n e s EI R So u t h Sa n F r a n c i s c o Pl a n n i n g De p a r t m e n t Re v i e w So u t h Sa n F r a n c i s c o Ci t y C o u n c i l MA S T E R PLAN Ap p r o v a l Ap p r o v a l edited Bl d g 20 0 Ka i s e r Bl d g 1 8 0 Bl d g 85 0 Bl d g 90 0 Bl d g 1 0 0 0 Bl d g 8 0 0 Bl d g 7 5 0 Bl d g 7 0 0 I. Oy s t e r P o i n t B o u l e v a r d Ga t e w a y Bo u l e v a r d To Ca l t r a i n To F e r r y Te r m i n a l To / Fr o m 1 0 1 47 5 E c c l e s Av e . Ve t e r a n s Bl v d . 0 1 0 0 2 0 0 3 0 0 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N IV . P l a n I m p l e m e n t a t i o n 27 4. 2 [P h a s i n g ] As G a t e w a y B u s i n e s s P a r k i s a n d w i l l c o n t i n u e t o b e a w o r k i n g c a m p u s d u r i n g i t s e v o l u t i o n , t h e r e d e v e l o p m e n t m o d e l s h a l l b e a p h a s e d i n c r e m e n t a l re m o v a l a n d r e d e v e l o p m e n t o f i n d i v i d u a l o r g r o u p s o f b u i l d i n g s . E m p h a s i s w i l l b e p l a c e d u p o n t h e a p p r o p r i a t e a c c e s s , s e r v i c e a n d p a r k i n g n e e d s o f re m a i n i n g e x i s t i n g b u i l d i n g s a s t h e r e d e v e l o p m e n t u n f o l d s . P h a s e 1 i s e n v i s i o n e d t o b e g i n t h e t r a n s f o r m a t i o n w i t h t h e r e m o v a l o f t h e F e d E x d i s t r i b u - ti o n f a c i l i t y , w h i c h i n t u r n a l l o w s t h e e n v e l o p e f o r t h e fi r s t n e w b u i l d i n g Bu i l d i n g s 1 0 0 0 a n d 8 0 0 G a t e w a y B o u l e v a r d . T h e u l t i m a t e p h a s i n g s t r a t e g y be y o n d P h a s e 1 s h a l l b e b a s e d o n t h e p r o p e r t y o w n e r ’ s d i s c r e t i o n , a n d p a r k t e n a n t a n d m a r k e t n e e d s . edited Ex i s t i n g B u i l d i n g s o n O y s t e r Po i n t B o u l e v a r d Ap p r o x i m a t e P h a s e I B o u n d a r y Le g e n d Ac c e s s t o P h a s e I Ex i s t i n g B u i l d i n g s Ma s t e r P l a n A r e a Bo u n d a r y Pr o p o s e d Ph a s e I A r e a 28 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N A-1 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N A. 1 O p e n S p a c e A- 2 A. 2 C i r c u l a t i o n A- 7 A. 3 B u i l d i n g s A- 1 1 A. 4 S e r v i c e a n d L o a d i n g A- 1 6 A. 5 C o m m e r c i a l U s e I n t e g r a t i o n A- 1 6 A. 6 I n t e r i m I m p r o v e m e n t s A- 1 7 A. 7 L a n d s c a p e A- 1 8 A. 8 L i g h t i n g A- 2 0 Ap p e n d i x A : D e s i g n G u i d e l i n e s Pu r p o s e a n d R e l a t i o n s h i p o f D e s i g n G u i d e l i n e s to M a s t e r P l a n Th e G a t e w a y B u s i n e s s P a r k D e s i g n G u i d e l i n e s h a v e b e e n c r e a t e d t o su p p l e m e n t t h e c a m p u s d e v e l o p m e n t i n t e n t a n d g e n e r a l o r g a n i z a t i o n fr a m e w o r k t h a t h a s b e e n c o m m u n i c a t e d i n t h e G a t e w a y B u s i n e s s P a r k Ma s t e r P l a n . T h e p u r p o s e o f t h e s e D e s i g n G u i d e l i n e s i s t o p r o v i d e gu i d a n c e t o d e s i g n e r s e n g a g e d i n t h e p r o j e c t o v e r v a r i o u s p h a s e s o f re d e v e l o p m e n t t o a c h i e v e a n e n d r e s u l t c o n s i s t e n t w i t h t h e d e s i g n i n t e n t of t h e c a m p u s . T h e s e D e s i g n G u i d e l i n e s w i l l a l s o p r o v i d e C i t y o f S o u t h Sa n F r a n c i s c o p l a n n i n g s t a f f w i t h a b e n c h m a r k f o r e v a l u a t i n g h o w f u t u r e pr e c i s e p l a n s r e m a i n c o n s i s t e n t w i t h t h e c a m p u s v i s i o n . G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 2 original 2010 content A. 1 O p e n S p a c e Th e o p e n s p a c e s y s t e m f o r t h i s c a m p u s w i l l b e n e fi t g r e a t l y f r o m t h e co n s o l i d a t i o n o f a p r e d o m i n a t e a m o u n t o f t h e s i t e ’ s p a r k i n g i n t o st r u c t u r e s . T h i s c o n s o l i d a t i o n w i l l a l l o w f o r t h e s i t e a r e a n e c e s s a r y t o cr e a t e a n e t w o r k o f l i n k e d a n d u s e a b l e p e d e s t r i a n o r i e n t e d e n v i r o n m e n t s th a t w i l l f o r m t h e c o r e o f t h e c a m p u s e x p e r i e n c e . As t h i s i s a n i n c r e m e n t a l r e d e v e l o p m e n t o f a n o p e r a t i n g c a m p u s t o b e co m p l e t e d i n p h a s e s o v e r t i m e , i t w i l l n o t b e f e a s i b l e f o r e a c h p r e c i s e pl a n t o i n c o r p o r a t e e v e r y c o m p o n e n t o f t h e d e s i g n s y s t e m . C o l l e c t i v e l y , th e p r e c i s e p l a n s w i l l e f f e c t i v e l y c o m p l e t e t h e o p e n s p a c e p r o g r a m . F o r ex a m p l e , a p a r t i c u l a r o p e n s p a c e a r e a m a y s p a n t w o p r e c i s e p l a n s b e i n g de v e l o p e d s e q u e n t i a l l y r a t h e r t h a n c o n c u r r e n t l y . E a c h p r e c i s e p l a n w i l l in c l u d e a p o r t i o n o f t h e o p e n s p a c e t h a t w i l l f u n c t i o n i n d e p e n d e n t l y i n th e i n i t i a l p h a s e b u t w i l l b e f u l l y r e a l i z e d u p o n t h e c o m p l e t i o n o f t h e su b s e q u e n t p h a s e . De s i g n C o n s i d e r a t i o n s : Pr o v i d e a v a r i e t y o f o u t d o o r s p a c e s a p p r o p r i a t e f o r d i f f e r i n g le v e l s o f a c t i v e a n d p a s s i v e u s e . Pr o v i d e a c i r c u l a t i o n s y s t e m t h a t e x p r e s s e s h i e r a r c h y a n d is l o g i c a l l y c o n n e c t e d t o a l l b u i l d i n g s a n d t h e e x t e r i o r p u b l i c en v i r o n m e n t . Av o i d e x p a n s e s o f fl a t a n d o p e n o u t d o o r s p a c e b y b r e a k i n g d o w n la r g e a r e a s o r l o n g s p a c e s i n t o a s e q u e n c e o f s m a l l e r s c a l e d ex p e r i e n c e s w h e r e a p p r o p r i a t e . En h a n c e t h e o p e n s p a c e e x p e r i e n c e b y c r e a t i n g s p a c e s t h a t pr o t e c t f r o m t h e w i n d , o p e n u p t o t h e s u n a n d p r o v i d e c o m f o r t wi t h i n a c o n s i s t e n t l a n d s c a p e c h a r a c t e r . Cr e a t e a n o u t d o o r s e t t i n g f o r e m p l o y e e s t h a t f o s t e r s i n d i v i d u a l an d c o l l e c t i v e c r e a t i v i t y a n d p r o v i d e s o p p o r t u n i t y t o i n t e r a c t , h o l d in f o r m a l m e e t i n g s , o r e a t l u n c h . Re i n f o r c e p e d e s t r i a n s c a l e t h r o u g h s i t e e l e m e n t s a n d p l a n t i n g . Ex t e n d t h e u s e o f b u i l d i n g s t o c r e a t e i n d o o r / o u t d o o r e x p e r i e n c e s su c h a s i n t e g r a t i n g c o u r t y a r d s w i t h b u i l d i n g e n t r i e s . Cr e a t e r e c r e a t i o n a l o p p o r t u n i t i e s b y i n c o r p o r a t i n g s y s t e m s fo r w a l k i n g , j o g g i n g , b i c y c l i n g , a n d a c t i v e r e c r e a t i o n w h e r e ap p r o p r i a t e . •••••••• G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A-3 Ce n t r a l C o m m o n s [Outdoor Gathering Space][Passive Space] G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 4 Oy s t e r P o i n t B ou l e v ar d Gateway Boulevard 18 0 O y s t e r P oi n t Bo u l e v a r d ) 20 0 O y s t e r P o i n t Bo u l e v a r d 0 100 200 300 Central PlazaCentral Spine Ce n t r a l C o m m o n s Th e C e n t r a l C o m m o n s i s t h e n u c l e u s o f t h e o p e n s p a c e n e t w o r k . T h i s ar e a h o l d s t h e m o s t i m p o r t a n t o u t d o o r a m e n i t i e s , g a t h e r i n g s p a c e s , an d p a s s i v e u s e a r e a s w h i l e s u p p o r t i n g t h e m a j o r i t y o f t h e p e d e s t r i a n ci r c u l a t i o n s y s t e m . T h i s i s t h e p l a c e w h e r e u s e r s o f t h e c a m p u s w i l l b e ab l e t o c o m e t o g e t h e r , s h a r e i d e a s , b u i l d c o m m u n i t y o r s i m p l y b e a b l e t o en j o y a m o m e n t o u t s i d e . T h e c o m p o n e n t s o f t h i s a r e a a r e : Ce n t r a l P l a z a Pr o v i d e a l a r g e , o r g a n i z e d s p a c e t h a t i s s u i t a b l e f o r e v e n t s a n d em p l o y e e g a t h e r i n g s . In c o r p o r a t e a f o c a l e l e m e n t i n t o t h e s p a c e s u c h a s s c u l p t u r e , ov e r h e a d s t r u c t u r e o r o t h e r s p e c i a l f e a t u r e t o h e l p s i g n i f y t h i s sp a c e ’ s i m p o r t a n c e . En s u r e s i m p l e a n d d i r e c t c i r c u l a t i o n a r o u n d a n d / o r t h r o u g h t h i s sp a c e . Pr o t e c t t h i s s p a c e f r o m t h e w i n d , t o t h e g r e a t e s t d e g r e e p r a c t i c a l , by u s e o f e l e m e n t s s u c h a s p l a n t m a t e r i a l h e d g e r o w s , l a n d f o r m be r m i n g a n d t o p o g r a p h y . Ac t i v e A m e n i t y A r e a s Pr o v i d e a c t i v e g a t h e r i n g s p a c e s t h a t a r e a p p r o p r i a t e l y s i z e d f o r sm a l l e r g a t h e r i n g s a n d u s e s o t h e r t h a n t h o s e i n t e n d e d f o r t h e Ce n t r a l P l a z a . In c o r p o r a t e e l e m e n t s s u c h a s a m p h i t h e a t e r s , m u l t i - u s e h a r d su r f a c e p l a y c o u r t s o r o t h e r a c t i v e u s e s w h e r e a p p r o p r i a t e . •••••• Se c o n d a r y A m e n i t y A r e a s Cr e a t e s p a c e s a p p r o p r i a t e f o r s m a l l s c a l e g a t h e r i n g s , m e e t i n g s an d b r e a k a r e a s . In t e g r a t e t h e s e s p a c e s i n t o t h e l a n d s c a p e e l e m e n t s t h a t p r o v i d e a w i n d p r o t e c t i n g f r a m e w o r k ; i . e . w a l l s , r o c k s , e a r t h f o r m s , pl a n t i n g , e t c . Se p a r a t e t h e s e s p a c e s f r o m t h e m a i n p e d e s t r i a n fl ow, but link th e m t o t h e c e n t r a l s p i n e w i t h s e c o n d a r y p a t h w a y s . In t e r i o r B u i l d i n g E n t r y C o u r t y a r d s St r e n g t h e n t h e i n d o o r / o u t d o o r e x p e r i e n c e o f b u i l d i n g e n t r i e s b y cr e a t i n g c o u r t y a r d s t h a t p r o v i d e s e a t i n g a r e a s a n d c o n v e n i e n t pl a c e s t o m e e t a c o l l e a g u e o r g r e e t a v i s i t o r . ••••[C e n t r a l C o m m o n s ] Le g e n d Bu i l d i n g E n v e l o p e Buildi n g E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bl d g En v e - lo p e G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A-5 St r e e t F r o n t a g e Th e S t r e e t F r o n t a g e i s t h e a r e a a l o n g t h e p u b l i c f a c e o f t h e s i t e t h a t su p p o r t s t h e fl o w o f p u b l i c p e d e s t r i a n t r a f fi c a n d p r o v i d e s t h e i n t e r f a c e to p u b l i c t r a n s i t c o n n e c t i o n s . T h i s a r e a a l s o p l a y s a n i m p o r t a n t r o l e i n es t a b l i s h i n g c a m p u s i d e n t i t y . T h e c o m p o n e n t s o f t h i s a r e a a r e : Ic o n i c E l e m e n t s Re i n f o r c e t h e i c o n i c a r c h i t e c t u r a l e x p r e s s i o n a t t h e i n t e r s e c t i o n o f Oy s t e r P o i n t a n d G a t e w a y B o u l e v a r d s w i t h a s c u l p t u r a l e l e m e n t or s p e c i a l f e a t u r e t h a t i s e n h a n c e d b y a s e r i e s o f s i t e e l e m e n t s su c h a s w a l l s , l i g h t i n g , a n d l a n d s c a p e t h a t e x p r e s s a h i g h l e v e l of q u a l i t y a n d p r o v i d e c a m p u s i d e n t i t y . Pr i m a r y E n t r y Pr o v i d e c o n t i n u i t y a n d r e p e t i t i o n o f e l e m e n t s u s e d a t t h e in t e r s e c t i o n o f O y s t e r P o i n t a n d G a t e w a y B o u l e v a r d s ( f o r m s , wa l l s , l i g h t i n g e t c . ) t o s i g n i f y t h i s l o c a t i o n a s a p r i m a r y e n t r y a n d he l p s t r e n g t h e n t h e f r o n t a g e ’ s o v e r a l l u n i t y . Pr o v i d e c l e a r a n d a t t r a c t i v e w a y fi n d i n g s i g n a g e t h a t o r i e n t s vi s i t o r s i n t o t h e s i t e . Su p p l e m e n t a l A c c e s s P o i n t s Pr o v i d e c l e a r w a y fi n d i n g s i g n a g e e l e m e n t s t h a t a r e i n c o r p o r a t e d in t o t h e l a n d s c a p e . T h e s e p o i n t s s h o u l d b e d e v e l o p e d a t a lo w e r i n t e n s i t y t h a n t h e i n t e r s e c t i o n o f O y s t e r P o i n t a n d G a t e w a y Bo u l e v a r d s a n d t h e P r i m a r y E n t r y . Sh u t t l e S t o p s Ne w s h u t t l e s t o p l o c a t i o n s o n G a t e w a y B o u l e v a r d a n d O y s t e r Po i n t B o u l e v a r d s h o u l d b e d e s i g n e d t o b e c o n s i s t e n t w i t h t h e vo c a b u l a r y o f t h e e x i s t i n g s t o p a t G a t e w a y B o u l e v a r d s u b j e c t t o ap p r o v a l b y T h e G a t e w a y A s s o c i a t i o n . ••••• [Street Frontage]Street Frontage Central Arrival Zone Parking Oy s t e r P o i n t B o u l e v a r d Gateway Boulevard 18 0 O y s t e r P o i n t Bo u le v a r d ) 200 Oyster Point Boulevard 1 2 3 5 4 4 6 6 1 2 5 634 0 100 200 300 Iconic Corner Wind Break Primary Entry Shuttle Stop (Existing)Shuttle Stop (Proposed)Supplemental Entry Legend Bu i l d i n g E n v e l o p e Buildi n g E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bl d g En v e - lo p e G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 6 La n d s c a p e S c r e e n : B u f f e r i n g T r e e s a n d V i n e s o n S t r u c t u r e F a c e Pa r k i n g S t r u c t u r e F r o n t a g e Th e P a r k i n g S t r u c t u r e F r o n t a g e i s t h e a r e a b e t w e e n t h e p a r k i n g st r u c t u r e s a n d t h e i n t e r n a l a c c e s s l a n e t h a t c r e a t e s t h e e a s t e r n e d g e o f th e C e n t r a l C o m m o n s . Cr e a t e a l a n d s c a p e s c r e e n f o r t h e p a r k i n g s t r u c t u r e s . T h i s s c r e e n ma y i n c l u d e t r e e s , s h r u b s a n d g r o u n d c o v e r s i n a d d i t i o n t o v i n e s th a t a r e i n c o r p o r a t e d i n t o t h e f a c e o f t h e p a r k i n g s t r u c t u r e s . Ac c e n t u a t e p e d e s t r i a n o u t l e t s o f p a r k i n g s t r u c t u r e s w i t h w e l l de s i g n e d c o n n e c t i o n s , e n h a n c e d p l a n t i n g a n d c l e a r w a y fi n d i n g el e m e n t s . Ar r i v a l A r e a s Th e r e w i l l b e m u l t i p l e a r r i v a l a r e a s t h a t a r e d e v e l o p e d a s t h e c a m p u s i s in c r e m e n t a l l y r e d e v e l o p e d o v e r t i m e . S o m e o f t h e s e a r e a s a r e l i k e l y t o be m o r e p e d e s t r i a n i n n a t u r e a s s o m e b u i l d i n g s w i t h i n t h e c a m p u s w i l l no t h a v e d i r e c t v e h i c u l a r a c c e s s . R e g a r d l e s s o f t h e i r m o d e o f a c c e s s , al l a r r i v a l a r e a s w i l l b e e m p h a s i z e d a n d c l e a r l y i d e n t i fi e d t o h e l p o r i e n t em p l o y e e s a n d v i s i t o r s . A p r i m a r y a r r i v a l a r e a w i l l b e l o c a t e d i m m e d i a t e l y a d j a c e n t t o t h e pr i m a r y a c c e s s t o t h e c a m p u s b e t w e e n t h e 1 8 0 a n d 2 0 0 O y s t e r P o i n t Bo u l e v a r d a n d t h e I n t e r n a l S i t e B u i l d i n g s . W h e n f u l l y r e a l i z e d , t h i s a r e a wi l l d e m o n s t r a t e a s i g n i fi c a n t c o r p o r a t e p r e s e n c e a n d a “ h e a d q u a r t e r s ” at m o s p h e r e al o n g t h e C e n t r a l C o m m o n s , t h e I n t e r n a l S i t e B u i l d i n g s a n d th e c o r n e r b u i l d i n g a t G a t e w a y a n d O y s t e r P o i n t B o u l e v a r d . A n a r r i v a l ar e a w i l l b e l o c a t e d a t t h e e a s t e n d o f t h e I n t e r n a l S i t e B u i l d i n g d i r e c t l y so u t h o f B u i l d i n g 1 8 0 O y s t e r P o i n t . Sh a p e a r c h i t e c t u r a l f o r m s t o d e fi n e a w e l c o m i n g s p a c e t h a t i s pr o t e c t e d f r o m w i n d . In c o r p o r a t e s p e c i a l s i t e e l e m e n t s s u c h a s s c u l p t u r e o r w i n d - pr o o f w a t e r f e a t u r e . Cr e a t e a c o m m o n p r o t e c t e d i n d o o r / o u t d o o r e x p e r i e n c e b e t w e e n bu i l d i n g s w i t h a n e l e m e n t s u c h a s a n a t r i u m o r o v e r h e a d t r e l l i s st r u c t u r e t o a c t a s a w e l c o m i n g f e a t u r e a n d / o r t o d e fi n e e v e n t sp a c e . Ut i l i z e e n h a n c e d h a r d s c a p e m a t e r i a l s a n d r i c h l a n d s c a p e pl a n t i n g . •••••• G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Ap p e n d i x A : D e s i g n G u i d e l i n e s A-7 original 2010 content A. 2 C i r c u l a t i o n Si m p l e , e f fi c i e n t a n d w e l l m a r k e d c i r c u l a t i o n i s a n i n t e g r a l c o m p o n e n t t o a p r o p e r l y f u n c t i o n i n g c a m p u s . A u t o m o b i l e s , s e r v i c e a n d d e l i v e r y t r u c k s an d e m e r g e n c y v e h i c l e s m u s t h a v e c l e a r a n d d i r e c t r o u t e s , b u t t h e i r ac c o m m o d a t i o n s h o u l d a v o i d c o m p r o m i s i n g t h e p e d e s t r i a n f o c u s e d en v i r o n m e n t . T h e p e d e s t r i a n e x p e r i e n c e w i l l b e o n e w h e r e e m p l o y e e s an d v i s i t o r s a r e c o n n e c t e d t o t h e e n t i r e s y s t e m o f b u i l d i n g s , p a r k i n g st r u c t u r e s , o u t d o o r s p a c e s a n d l i n k s t o t r a n s i t , w i t h a c o m f o r t a b l e a n d ea s y t o n a v i g a t e c i r c u l a t i o n n e t w o r k . De s i g n C o n s i d e r a t i o n s : De v e l o p a h i e r a r c h i c a l p e d e s t r i a n s y s t e m t h a t i d e n t i fi e s m a j o r an d m i n o r c o n n e c t i o n s w i t h c h a n g e s i n d i m e n s i o n , m a t e r i a l co m b i n a t i o n s a n d w a y fi n d i n g . Mi n i m i z e c o n fl ic t s w i t h p e d e s t r i a n a n d v e h i c u l a r s y s t e m s a n d ma x i m i z e s a f e t y b y p r i o r i t i z i n g t h e p e d e s t r i a n r o u t e i n d e s i g n , ma t e r i a l s a n d s i g n a g e . Id e n t i f y p r i m a r y v e h i c u l a r e n t r i e s w i t h l a n d s c a p e a n d w a y fi n d i n g si t e e l e m e n t s t h a t p r o n o u n c e t h e e n t r y ’ s i m p o r t a n c e , g i v e i d e n t i t y an d c l e a r l y m a r k d e s t i n a t i o n s . Se p a r a t e p r i m a r y e m p l o y e e a n d v i s i t o r e n t r i e s f r o m t h o s e s e r v i n g se r v i c e a n d d e l i v e r y v e h i c l e s t o t h e g r e a t e s t e x t e n t p o s s i b l e . Co m b i n e b o t h a u t o m o b i l e a n d s e r v i c e v e h i c l e p a t h s o f t r a v e l on c e i n t e r n a l t o c a m p u s t o m i n i m i z e s i t e a r e a d e d i c a t e d t o ro a d w a y . Pr i o r i t i z e c o n n e c t i o n s t o t r a n s i t t o e x p r e s s t h e v a l u e o f t h i s sy s t e m t o t h e c a m p u s a n d i t s i m p o r t a n c e t o h e l p m i n i m i z e t r a f fi c im p a c t s . •••••• Pe d e s t r i a n F o c u s e d E n v i r o n m e n t Maximize Pedestrian Safety G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 8 Pe d e s t r i a n C i r c u l a t i o n F r a m e w o r k Th e f o l l o w i n g e l e m e n t s m a k e u p t h e c o m p r e h e n s i v e p e d e s t r i a n ci r c u l a t i o n s y s t e m : Ce n t r a l P e d e s t r i a n S p i n e Cr e a t e a p r i m a r y c o n d u i t f o r p e d e s t r i a n m o v e m e n t t h r o u g h th e c a m p u s t h a t i s g e n e r o u s i n s c a l e t o c o m f o r t a b l y a l l o w t h e hi g h e s t v o l u m e s o f p e d e s t r i a n t r a f fi c a n d a l s o a c c o m m o d a t e bi c y c l e m o v e m e n t . Li n k m a j o r o u t d o o r a m e n i t y / u s e s p a c e s w i t h t h i s s p i n e . In c o r p o r a t e s h a r e d e m e r g e n c y v e h i c l e a c c e s s w h e r e n e c e s s a r y . Th i s w i l l b e a c h i e v e d b y c o m b i n i n g a n a d d i t i o n a l w i d t h o f re i n f o r c e d t u r f t h a t i s l o a d b e a r i n g a n d d r i v a b l e t o c r e a t e a n ov e r a l l 2 0 f o o t c l e a r d i m e n s i o n w i t h a 1 3 f o o t v e r t i c a l h e i g h t cl e a r a n c e . Ro u t e s p i n e t h r o u g h t h e l a n d s c a p e w i t h s w e e p i n g c u r v e s r a t h e r th a t s t r a i g h t l i n e s a n d r i g h t a n g l e s t o b e t t e r c o m p l i m e n t a n in f o r m a l l a n d s c a p e a p p r o a c h . Ut i l i z e h a r d s u r f a c e p a v e m e n t m a t e r i a l s s u c h a s c o n c r e t e a n d / o r mo d u l a r p a v e r s a n d c o n s i d e r i n c o r p o r a t i o n o f p e r m e a b l e p a v i n g sy s t e m s . Pa r k i n g S t r u c t u r e C o n n e c t i o n s Cr e a t e d i r e c t c o n n e c t i o n s f r o m t h e m a j o r p e d e s t r i a n o u t l e t s o f pa r k i n g s t r u c t u r e s t o t h e c e n t r a l s p i n e a n d b u i l d i n g e n t r i e s t o h e l p di r e c t v i s i t o r s a n d m a k e s i m p l e c o n n e c t i o n s f o r e m p l o y e e s . In c o r p o r a t e m a t e r i a l a n d g r a d e d i s t i n c t i o n i n t o v e h i c u l a r d r i v e s wh e r e t h e s e c o n n e c t i o n s c r o s s t o s i g n i f y t h e p e d e s t r i a n s ’ pr e s e n c e a n d p r i o r i t y . Co n s i d e r a p p l y i n g o v e r h e a d c o v e r o r t r e l l i s s y s t e m f o r p o r t i o n s of t h i s s y s t e m i f p r a c t i c a l . Ut i l i z e h a r d s u r f a c e p a v e m e n t m a t e r i a l s s u c h a s c o n c r e t e a n d / o r mo d u l a r p a v e r s . ••••••••• Oy s t e r P o i n t B o u l e v a r d Gateway Boulevard 18 0 O y s t e r P o i n t Bo u l e v a r d ) 20 0 O y s t e r P o i n t Bo u l e v a r d 0 100 200 300 Le g e n d Pa r k i n g S t r u c t u r e C o n n e c t i o n [C e n t r a l P e d e s t r i a n S p i n e ] Bu i l d i n g E n v e l o p e Buildi n g E n v e l o p e B u i l d i n g E n v e l o p e P a r k i n g St r u c t u r e E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bl d g En v e - lo p e Ce n t r a l P e d e s t r i a n S p i n e G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A-9 Se c o n d a r y C e n t r a l C o m m o n s W a l k w a y s Pr o v i d e a s e c o n d a r y w a l k w a y s y s t e m w i t h i n t h e C e n t r a l Co m m o n s t h a t c o n n e c t s t o t h e s m a l l e r i n t i m a t e s p a c e s t h a t a r e no t a s s o c i a t e d w i t h t h e c e n t r a l s p i n e . Re d u c e s c a l e o f w a l k w a y w i d t h s t o c l e a r l y d i f f e r e n t i a t e t h i s sy s t e m f r o m t h e c e n t r a l s p i n e . Ut i l i z e h a r d s u r f a c e p a v e m e n t m a t e r i a l s s u c h a s c o n c r e t e a n d / o r mo d u l a r p a v e r s . Co n n e c t i o n s t o P u b l i c R e a l m Cr e a t e p r i v a t e s i d e w a l k a n d p a t h w a y c o n n e c t i o n s i n t o a n d o u t o f th e c a m p u s c o r e f r o m t h e c e n t r a l s p i n e . As s o c i a t e t h e s e c o n n e c t i o n s w i t h t h e p r i m a r y v e h i c u l a r e n t r i e s an d s u p p l e m e n t a l a c c e s s p o i n t s b u t m a i n t a i n a d e q u a t e se p a r a t i o n f o r p e d e s t r i a n s a f e t y . Ut i l i z e h a r d s u r f a c e p a v e m e n t m a t e r i a l s s u c h a s c o n c r e t e a n d / o r mo d u l a r p a v e r s . Pe r i m e t e r W a l k Re u s e e x i s t i n g w a l k w a y b e t w e e n e x i s t i n g P o p l a r t r e e he d g e r o w . Ex t e n d w a l k w a y c o n c e p t i n a r e a s w h e r e e x i s t i n g w a l k a n d he d g e r o w a r e r e m o v e d a n d r e e s t a b l i s h e d d u e t o n e w b u i l d i n g de v e l o p m e n t . Pu b l i c S i d e w a l k Ex t e n d a p u b l i c s i d e w a l k a s s o c i a t e d w i t h t h e s t r e e t e d g e a l o n g th e e n t i r e l e n g t h o f G a t e w a y B o u l e v a r d . T h i s n e w s i d e w a l k w i l l li n k t o a n e x i s t i n g s i d e w a l k t h a t t e r m i n a t e s a t t h e s o u t h e r n e n d o f th e c a m p u s ’ s f r o n t a g e a n d w i l l b e i n c r e m e n t a l l y i m p l e m e n t e d w i t h th e p h a s e d r e d e v e l o p m e n t o f t h e G a t e w a y F r o n t a g e B u i l d i n g s . Ma t c h e x i s t i n g s i d e w a l k m a t e r i a l s a n d d i m e n s i o n s . •••••••••• Oy s t e r P o i n t B o u l e v a r d Gateway Boulevard 18 0 O y s t e r P o i n t Bo u l e v a r d ) 200 Oyster Point Boulevard 0 100 200 300 [C o n n e c t i o n s t o P u b l i c R e a l m ] Legend Connections to Public RealmPublic Sidewalk & Perimeter Walk Bu i l d i n g E n v e l o p e Buildi n g E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bl d g En v e - lo p e G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 1 0 Ve h i c u l a r C i r c u l a t i o n F r a m e w o r k Sa f e a n d e f fi c i e n t m o v e m e n t o f v e h i c u l a r t r a f fi c i s e s s e n t i a l t o t h e w o r k i n g ca m p u s . A u t o m o b i l e s a n d s e r v i c e v e h i c l e s w i l l n e e d t o c o e x i s t w i t h t h e pe d e s t r i a n e n v i r o n m e n t i n a n o r g a n i z e d m a n n e r t h a t g i v e s m a n y v i s u a l cl u e s t o e n s u r e t h e i r s a f e i n t e g r a t i o n . De s i g n C o n s i d e r a t i o n s De s i g n c i r c u l a t i o n r o u t e s t o e n c o u r a g e s l o w e r t r a f fi c s p e e d s . In p a r t i c u l a r , t h e i n t e r n a l a c c e s s l a n e i n b e t w e e n t h e C e n t r a l Co m m o n s a n d t h e p a r k i n g s t r u c t u r e s am e n i t i e s b u i l d i n g , p a r k i n g ac c e s s a n d B u i l d i n g 1 8 0 O y s t e r P o i n t is t o b e v i e w e d a s a s l o w sp e e d d r i v e w a y r a t h e r t h a n a h i g h e r s p e e d r o a d w a y . In t e r r u p t d r i v e p a v i n g w i t h c o n t r a s t i n g m a t e r i a l s a t i n t e r s e c t i o n s wi t h p e d e s t r i a n c r o s s i n g s t o h i g h l i g h t p e d e s t r i a n p r i o r i t y . Co n s i d e r t h e u s e o f r a i s e d s p e e d t a b l e s t o p r o v i d e a n un i n t e r r u p t e d p a t h o f t r a v e l f o r p e d e s t r i a n s a c r o s s d r i v e l a n e s at m a j o r p e d e s t r i a n c r o s s i n g s . T h e s e e l e m e n t s c r e a t e a n a t - gr a d e c r o s s i n g w i t h t h e s i d e w a l k l e v e l a n d h e l p t o f u r t h e r s l o w ve h i c u l a r t r a f fi c . Pa v e t h e i n t e r n a l a c c e s s l a n e w i t h e n h a n c e d m a t e r i a l s a n d / o r te x t u r e a n d c o l o r d i s t i n c t i o n f r o m t y p i c a l g r a y a s p h a l t , p a r t i c u l a r l y at i n t e r s e c t i o n s w i t h p e d e s t r i a n c i r c u l a t i o n . De s i g n t w o l a n e d r i v e s t o b e a m i n i m u m 2 5 ’ o v e r a l l c u r b t o c u r b di m e n s i o n e x c e p t a t t h e i n t e r n a l a c c e s s l a n e w h e r e n a r r o w e r di m e n s i o n s a r e a l l o w e d . Co n s i d e r t h e i n c o r p o r a t i o n o f g e n t l e c u r v e s i n t h e a l i g n m e n t o f th e i n t e r n a l a c c e s s l a n e a g a i n s t t h e p a r k i n g s t r u c t u r e b u i l d i n g l i n e if p r o p e r s i g h t l i n e d i s t a n c e s c a n b e m a i n t a i n e d f r o m p e d e s t r i a n cr o s s i n g s . In c o r p o r a t e c l e a r a n d c o n s i s t e n t w a y fi n d i n g i n t o c i r c u l a t i o n ne t w o r k a n d d e s t i n a t i o n i d e n t i fi c a t i o n . ••••••• [B a s i c E l e m e n t s f o r V e h i c u l a r C i r c u l a t i o n F r a m e w o r k ] Oy s te r P o i n t B o u l e v a r d Gateway Boulevard 18 0 O y st e r P o i n t Bo u l e v a r d ) 20 0 O y s t e r P o i n t Bo u l e v a r d 0 100 200 300 Le g e n d Internal Access Lane Primary Entry Boulevard EVA at Central Spine Garage Access Bu i l d i n g E n v e l o p e Bu i l d i n g E n v e l o p e Buildi n g E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Supplemental Access PointsAccess Lane Bl d g En v e - lo p e G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A-11 A. 3 B u i l d i n g s Qu a l i t y a r c h i t e c t u r a l d e s i g n a n d e x p r e s s i o n i s a c r u c i a l c o m p o n e n t t o th e c a m p u s ’ s d a y - t o - d a y e x p e r i e n c e f o r e m p l o y e e s , v i s i t o r s , n e i g h b o r s , an d t h e S o u t h S a n F r a n c i s c o c o m m u n i t y . T h e o v e r a r c h i n g a r c h i t e c t u r a l vo c a b u l a r y o f t h e c a m p u s s h o u l d r e fl e c t a g e n e r a l c o h e s i v e n e s s w h i l e al l o w i n g v a r i e t y t h r o u g h i n d i v i d u a l b u i l d i n g g r o u p s . T h i s d i s t i n c t i o n b y gr o u p o r “ v a r i e t y b y t y p e ” a p p r o a c h i s i n t e n d e d t o p r o d u c e a c a m p u s wh e r e t h e b u i l d i n g s a r e n o t h o m o g e n o u s . T h e n e w l y d e v e l o p e d a n d un d e r c o n s t r u c t i o n co n s t r u c t e d bu i l d i n g s a t 1 8 0 a n d 2 0 0 O y s t e r P o i n t Bo u l e v a r d ( n o t p a r t o f t h e G a t e w a y B u s i n e s s P a r k M a s t e r P l a n a r e a ) pr o v i d e a b e n c h m a r k f o r q u a l i t y a n d a p o i n t o f b e g i n n i n g f o r f u t u r e de s i g n e r s i n d e v e l o p i n g t h e c a m p u s ’ s i n t e n d e d a r c h i t e c t u r a l v a r i e t y . De s i g n C o n s i d e r a t i o n s : De s i g n b u i l d i n g s t o p r o v i d e a n a p p r o p r i a t e p u b l i c f a c e a n d pr o v i d e s p a t i a l d e fi n i t i o n t o i n t e r n a l o p e n s p a c e . En s u r e t h a t b u i l d i n g s a r e a p p r o p r i a t e l y s c a l e d a n d a r t i c u l a t e d . Em p l o y h i g h q u a l i t y m a t e r i a l s t h a t a r e d u r a b l e , l a s t i n g , a n d ae s t h e t i c a l l y p l e a s i n g . Im p l e m e n t r e s o u r c e c o n s c i o u s p r a c t i c e s b y d e s i g n i n g ar c h i t e c t u r a l b u i l d i n g c o m p o n e n t s t o a L E E D e q u i v a l e n t st a n d a r d . In c o r p o r a t e p l a n t m a t e r i a l i n t o a r c h i t e c t u r a l v o c a b u l a r y w h e r e pr a c t i c a l . Ar t i c u l a t e a n d p r o n o u n c e b u i l d i n g e n t r i e s a n d p r o v i d e c o n t i n u i t y be t w e e n i n d o o r a n d o u t d o o r e n v i r o n m e n t s . Co n c e a l m e c h a n i c a l s y s t e m s , e s p e c i a l l y a t t h e g r o u n d l e v e l . Sc r e e n s e r v i c e a r e a s f r o m p u b l i c v i e w . •••••••• [1 8 0 & 2 0 0 O y s t e r P o i n t B o u l e v a r d B u i l d i n g s ( U n d e r C o n s t r u c t i o n ) ] Bu i l d i n g s a n d P a r k i n g S t r u c t u r e s a t C e n t r a l C o m m o n s G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 1 2 Bu i l d i n g T y p e s a n d E n v e l o p e s Th e r e a r e f o u r b u i l d i n g t y p e s t h a t m a k e u p t h e n e w b u i l d i n g p r o g r a m wi t h i n t h e c a m p u s : t h e G a t e w a y F r o n t a g e B u i l d i n g s , t h e I n t e r n a l Si t e B u i l d i n g s , a n d t h e P a r k i n g S t r u c t u r e s . T h e d i a g r a m o n t h i s p a g e re p r e s e n t s a p p r o x i m a t e b u i l d i n g e n v e l o p e s r e l a t e d t o s e t b a c k s i d e n t i fi e d in t h e G a t e w a y B u s i n e s s P a r k M a s t e r P l a n . A c t u a l e n v e l o p e s w i l l b e de t e r m i n e d a s p a r t o f s u b s e q u e n t i n d i v i d u a l d e v e l o p m e n t p r o j e c t p r e c i s e pl a n s t h r o u g h t h e c a m p u s ’ s i n c r e m e n t a l r e d e v e l o p m e n t . Ga t e w a y F r o n t a g e B u i l d i n g s Th e r e a r e t h r e e e n v e l o p e s f o r t h i s g r o u p : Co r n e r E n v e l o p e : T h i s e n v e l o p e w i l l c o n t a i n o n e up t o t w o n e w bu i l d i n g s. Ce n t r a l E n v e l o p e : T h i s e n v e l o p e w i l l c o n t a i n u p t o t w o n e w bu i l d i n g s . So u t h e r n E n v e l o p e : Th i s e n v e l o p e w i l l c o n t a i n o n e up t o t w o ne w b u i l d i n g s. In t e r n a l S i t e B u i l d i n g s Th e r e i s o n e e n v e l o p e f o r t h i s g r o u p t h a t w i l l c o n t a i n t w o n e w bu i l d i n g s . Pa r k i n g S t r u c t u r e s Th e r e a r e m u l t i p l e e n v e l o p e s f o r t h i s g r o u p . T w o t o f o u r i n d i v d u a l pa r k i n g s t r u c t u r e s a r e p o s s i b l e a n d w i l l b e d e t e r m i n e d d u r i n g p r e c i s e pl a n p r o c e s s . Oy s t e r P o i n t F r o n t a g e B u i l d i n g s Th e 1 8 0 a n d 2 0 0 O y s t e r P o i n t B o u l e v a r d B u i l d i n g s t h a t a r e c u r r e n t l y un d e r c o n s t r u c t i o n ha v e b e e n r e c e n t l y c o n s t r u c t e d a r e n o t t e c h n i c a l l y pa r t o f t h e M a s t e r P l a n a r e a ; h o w e v e r , t h e i r c o n t e x t p l a y s a n i m p o r t a n t ro l e i n t h e p e r c e p t i o n o f t h e b r o a d e r c a m p u s . Th e i r a r c h i t e c t u r a l ex p r e s s i o n u t i l i z e s m e t a l a n d g l a s s t o c r e a t e s i m p l e a n d c l e a n f o r m s . ••• [B u i l d i n g T y p e s a n d E n v e l o p e s ] Oy s t e r P o i n t B o u l e va r d Gateway Boulevard 18 0 O y st e r P oi n t Bo u l e v ar d ) 20 0 O y s t e r P o i n t Bo u l e v a r d 1 2 3 1 1 1 2 2 3 3 3 0 100 200 300 Gateway Frontage Bldgs Parking Structure BldgsLegendIternal Site Buildings G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A-13 Ga t e w a y F r o n t a g e B u i l d i n g s Th e G a t e w a y B o u l e v a r d F r o n t a g e B u i l d i n g s i n c l u d e t h e b u i l d i n g a t t h e in t e r s e c t i o n o f G a t e w a y a n d O y s t e r P o i n t B o u l e v a r d s a n d t h o s e t h a t oc c u r a l o n g t h e p u b l i c e d g e o f G a t e w a y B o u l e v a r d f a c i n g t h e e x i s t i n g he d g e r o w o f P o p l a r t r e e s . Co m m o n D e s i g n C o n s i d e r a t i o n s : Di f f e r e n t i a t e e x t e r n a l a n d i n t e r n a l b u i l d i n g f a c e s . Cr e a t e e x t e r n a l b u i l d i n g e l e v a t i o n s ( f a c i n g p u b l i c s t r e e t s ) t h a t ar e s i m p l e i n e x e c u t i o n b u t a r t i c u l a t e d i n a m a n n e r w h i c h a d d s vi s u a l d e fi n i t i o n a n d r e d u c e s t h e i m p r e s s i o n o f l a r g e e x p a n s e s of “ fl a t n e s s ” . Re l a t e i n t e r n a l b u i l d i n g e l e v a t i o n s ( f a c i n g t h e C e n t r a l C o m m o n s ) to t h e p e d e s t r i a n e x p e r i e n c e a n d i n c o r p o r a t e h u m a n s c a l e re f e r e n c e s , s u c h a s t e r r a c i n g , b a l c o n i e s , o v e r h a n g s a n d ha n d r a i l s w h e r e a p p r o p r i a t e . Em p l o y v a r i a t i o n i n b u i l d i n g h e i g h t s a n d / o r w i t h i n p a r t i c u l a r bu i l d i n g r o o fl i n e s t o a v o i d m o n o t o n o u s b u i l d i n g m a s s i n g . Pr o v i d e c l e a r a n d a c c e n t u a t e d p r i m a r y e n t r y p o i n t s o n i n t e r n a l an d e x t e r n a l b u i l d i n g f a c e s b y i n c o r p o r a t i n g a p p r o p r i a t e l y s c a l e d ca n o p i e s , p r o j e c t i o n s o r r e c e s s e s f r o m t h e p r i m a r y b u i l d i n g f a c e . De s i g n s h o u l d e m p h a s i z e t h e i n t e r n a l f a c e a s t h e t r u e p r i m a r y en t r y , a s t h i s w i l l s e r v e a s t h e m a i n e m p l o y e e e n t r a n c e . So f t e n e x p o s u r e o f a c c e s s t o s u b - s u r f a c e p a r k i n g a n d f u l l s c r e e n se r v i c e b a y s a d j a c e n t t o p u b l i c s t r e e t s . Co r n e r B u i l d i n g De s i g n C o n s i d e r a t i o n s : Di f f e r e n t i a t e t h i s b u i l d i n g t h r o u g h d i s t i n c t i v e d e s i g n a s i t w i l l b e th e m o s t v i s i b l e o f a l l n e w b u i l d i n g s w i t h i n t h e c a m p u s a n d w i l l sy m b o l i z e a “ g a t e w a y e x p e r i e n c e ” . ••••••• [G a t e w a y F r o n t a g e B u i l d i n g s ] Oy s t e r P o i n t B o u l e v a r d Gateway Boulevard 18 0 O y s t e r P o i n t Bo u le v a r d ) 200 Oyster Point Boulevard 0 100 200 300 Primary Entrance Service AccessSecondary Entrance Public Street Facade Central Commons FacadeEmployee/VisitorSpecial FeatureLegend Ad d r e s s t h e c o r n e r w i t h a b u i l d i n g f o r m t h a t e n g a g e s b o t h Ga t e w a y a n d O y s t e r P o i n t B o u l e v a r d s e q u a l l y a n d i n c o r p o r a t e s an i c o n i c a r c h i t e c t u r a l f o r m o r b u i l d i n g e l e m e n t a t t h e c e n t e r tr a n s i t i o n . In c o r p o r a t e s u b s u r f a c e p a r k i n g i n t o b u i l d i n g d e s i g n a s t h i s bu i l d i n g w i l l l i k e l y r e q u i r e p a r k i n g p r o v i s i o n s o t h e r t h a n t h e pa r k i n g s t r u c t u r e s . Ot h e r F r o n t a g e B u i l d i n g s De s i g n C o n s i d e r a t i o n s : Ac c e n t u a t e b u i l d i n g c o r n e r s t h a t p r e s e n t t h e m s e l v e s t o p r i m a r y en t r i e s . ••• P a r k i n g S t r u c t u r e E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bl d g En v e - lo p e G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 1 4 In t e r n a l S i t e B u i l d i n g s Th e s e b u i l d i n g s w i l l h e l p d e fi n e a n i m p o r t a n t c o m p o n e n t o f t h e C e n t r a l Co m m o n s a n d f r a m e a p r i m a r y a r r i v a l a r e a a c c e s s e d v i a t h e c a m p u s en t r a n c e f r o m O y s t e r P o i n t B o u l e v a r d b e t w e e n B u i l d i n g s 1 8 0 a n d 2 0 0 . In t e r n a l B u i l d i n g s De s i g n C o n s i d e r a t i o n s Sh a p e a r c h i t e c t u r a l f o r m s t o c r e a t e a w e l c o m i n g s p a c e s t h a t cl e a r l y d e fi n e s a r r i v a l a n d o r i e n t a t i o n t o b u i l d i n g e n t r i e s . Di f fe r e n t i a t e i n t e r n a l C e n t r a l C o m m o n s a n d a r r i v a l a r e a b u i l d i n g fa c e s . Re l a t e am e n i t i e s b u i l d i n g e l e v a t i o n s f a c i n g t h e C e n t r a l Co m m o n s t o t h e p e d e s t r i a n e x p e r i e n c e a n d i n c o r p o r a t e h u m a n sc a l e r e f e r e n c e s , s u c h a s t e r r a c i n g , b a l c o n i e s , o v e r h a n g s a n d ha n d r a i l s w h e r e a p p r o p r i a t e . Em p h a s i z e q u a l i t y m a t e r i a l s a n d c o m p o s i t i o n a n d c l e a r l y pr o n o u n c e b u i l d i n g e n t r i e s f o r b u i l d i n g e l e v a t i o n s f a c i n g t h e ar r i v a l a r e a . Co n s i d e r a c o m m o n t r a n s i t i o n a l i n d o o r / o u t d o o r e l e m e n t s l i k e su c h a s a n a t r i u m pl a z a s , f o c a l p o i n t s , a n d e n h a n c e d l a n d s c a p e be t w e e n t h e n e w b u i l d i n g s to a c t a s a w e l c o m i n g f e a t u r e a n d t o pr o v i d e a n e x t e r i o r c l i m a t e p r o t e c t e d s p a c e to l i n k t h e c a m p u s ’ s pe d e s t r i a n e x p e r i e n c e a c r o s s t h e i n t e r n a l a c c e s s l a n e . F e a s i b i l i t y of i n c r e m e n t a l i n s t a l l a t i o n w i t h p h a s e d b u i l d i n g d e v e l o p m e n t sh o u l d a l s o b e c o n s i d e r e d . Sc r e e n s e r v i c e a n d m e c h a n i c a l a r e a s b y p r o v i d i n g s c r e e n i n g or e n c l o s u r e s a n d i n t e g r a t e i n t o t h e a r c h i t e c t u r a l c o m p o s i t i o n wh e n e v e r p o s s i b l e . •••••• Oy s t e r P o i n t B o u l e va r d Gateway Boulevard 18 0 O y st e r P o i n t Bo u l e v a r d ) 20 0 O y s t e r P o i n t Bo u l e v a r d 0 100 200 300 Primary Entry Service Vehicle Employee/Visitor Vehicle Central Commons Facade Arrival Area Facade Le g e n d [I n t e r n a l S i t e B u i l d i n g s ] B u i l d i n g E n v e l o p e Buildi n g E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bl d g En v e - lo p e Am e n i t i e s Bu i l d i n g En v e l o p e G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A-15 Pa r k i n g S t r u c t u r e s Th e p a r k i n g s t r u c t u r e s h a v e b e e n l o c a t e d a n d c o n s o l i d a t e d a l o n g t h e re a r s o u t h e a s t e r l y b o u n d a r y o f t h e s i t e . T h e s e s t r u c t u r e s p l a y a m a j o r ro l e i n t h e d e fi n i t i o n o f t h e c a m p u s ’ s C e n t r a l C o m m o n s o p e n s p a c e a s th e y d e fi n e m u c h o f i t s e a s t e r n e d g e . Em p l o y p a r k i n g s t r u c t u r e s i t i n g a n d s e t b a c k v a r i a t i o n t o h e l p br e a k u p l o n g l i n e a r f a c a d e s . A r c h i t e c t u r a l e x p r e s s i o n s u c h as s t a i r t o w e r s p r o j e c t i n g f r o m t h e p r i m a r y b u i l d i n g l i n e t o b e in c l u d e d w h e r e p r a c t i c a l t o f u r t h e r a s s i s t b r e a k d o w n o f l i n e a r fa ç a d e . Al l o w f o r g e n e r o u s s e p a r a t i o n b e t w e e n g a r a g e s w h e r e po s s i b l e . Lo c a t e p r i m a r y v e h i c u l a r e n t r a n c e s t o p a r k i n g s t r u c t u r e s a s cl o s e a s p r a c t i c a l t o t h e p r i m a r y e n t r y d r i v e s t o e n c o u r a g e t r a f fi c fl o w d i r e c t l y i n t o t h e s t r u c t u r e s a n d d i s c o u r a g e t r a f fi c a l o n g t h e in t e r n a l a c c e s s l a n e . Em p h a s i z e c o r n e r s a n d o t h e r l o c a t i o n s w h e r e t h e s e s t r u c t u r e s ac t a s a t e r m i n u s t o v i e w s i n t o t h e c a m p u s . Ac c e n t u a t e p e d e s t r i a n e n t r a n c e / e x i t p o i n t s ( l i k e l y e l e v a t o r a n d st a i r t o w e r s l o c a t i o n s ) t o p r i o r i t i z e p e d e s t r i a n a c c e s s . In c o r p o r a t e a p r a c t i c a l p l a n t i n g c o m p o n e n t t o t h e f a c e o f t h e st r u c t u r e s t o h e l p “ s o f t e n ” t h e i r p r e s e n c e . De v e l o p e n h a n c e d a r c h i t e c t u r a l t r e a t m e n t t o s t r u c t u r e f a c a d e ad j a c e n t t o t h e a r r i v a l z o n e a s s o c i a t e d w i t h t h e I n t e r n a l S i t e Bu i l d i n g s . In c o r p o r a t e Co n s i d e r i n c o r p o r a t i o n o f so l a r p a n e l a n d / o r au t o m o b i l e s h a d e o r t r e l l i s s t r u c t u r e s i n t o t h e l o n g a x i s p e r i m e t e r ed g e o f t h e t o p fl o o r o f t h e p a r k i n g s t r u c t u r e . S t r u c t u r e s a r e to b e d e s i g n e d a s p r o n o u n c e d f e a t u r e s r a t h e r t h a n u t i l i t a r i a n at t a c h m e n t s t o p r o v i d e v i s u a l i n t e r e s t w h e n v i e w e d f r o m t h e pe d e s t r i a n l e v e l b e l o w a n d w h e n v i e w e d f r o m u p p e r fl o o r s of ad j a c e n t s t r u c t u r e s o r u p - g r a d i e n t p r o p e r t i e s . •••••••• [P a r k i n g S t r u c t u r e B u i l d i n g s ] Oy s t e r P o i n t B o u l e v a r d Gateway Boulevard 18 0 O y st e r P o i n t Bo u l e v a r d ) 200 Oyster Point Boulevard 0 100 200 300 Parking Structures Special Facade Special Corner or Architectural TreatmentLegend Primary Entry Bu i l d i n g E n v e l o p e Buildi n g E n v e l o p e Bu i l d i n g E n v e l o p e Bu i l d i n g E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e P a r k i n g S t r u c t u r e E n v e l o p e Bl d g En v e - lo p e P a r k i n g S t r u c t u r e E n v e l o p e G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 1 6 original 2010 content A. 5 C o m m e r c i a l U s e I n t e g r a t i o n Th e G a t e w a y B u s i n e s s P a r k r e d e v e l o p m e n t w i l l i n c o r p o r a t e c o m m e r c i a l sp a c e a n d a m e n i t i e s t h a t a r e a p p r o p r i a t e t o t h e c a m p u s e n v i r o n m e n t an d i t s l o c a t i o n a l c o n t e x t . De s i g n C o n s i d e r a t i o n s : Lo c a t e a m e n i t i e s a n d c o m m e r c i a l u s e i n p o r t i o n s o f b u i l d i n g s th a t a r e e a s i l y a c c e s s i b l e t o p a t r o n s b o t h f r o m a v e h i c u l a r a n d pe d e s t r i a n p e r s p e c t i v e . Pr o v i d e c l e a r l y d e l i n e a t e d p a r k i n g f a c i l i t i e s a n d p e d e s t r i a n co n n e c t i o n s a s s o c i a t e d w i t h c o m m e r c i a l u s e s . In c o r p o r a t e c l e a r d i r e c t i o n a l s i g n a g e t o l e a d p a t r o n s t o t h e s e de s t i n a t i o n s a n d e m p h a s i z e t h e i r e n t r i e s t h r o u g h a r c h i t e c t u r a l ex p r e s s i o n o r e f f e c t i v e s i g n a g e . Im p l e m e n t c o m m e r c i a l u s e s w h e n t h e a p p r o p r i a t e e m p l o y e e / cu s t o m e r p o p u l a t i o n b a s e h a s b e e n e s t a b l i s h e d w i t h t h e p h a s e d re d e v e l o p m e n t o f t h e c a m p u s . •••• A. 4 S e r v i c e a n d L o a d i n g Se r v i c e a n d l o a d i n g f a c i l i t i e s p l a y a c r i t i c a l r o l e i n t h e o p e r a t i o n o f a l i f e sc i e n c e s o r i e n t e d r e s e a r c h a n d d e v e l o p m e n t f a c i l i t y . I t i s a n t i c i p a t e d th a t e a c h i n d i v i d u a l b u i l d i n g w i t h i n t h e c a m p u s w i l l r e q u i r e a d e d i c a t e d ar e a f o r t h e s e f u n c t i o n s . De s i g n C o n s i d e r a t i o n s : Sc r e e n l o a d i n g a n d s e r v i c e a r e a s f u l l y f r o m p u b l i c v i e w i f a d j a c e n t to a p u b l i c s t r e e t . Av o i d l o c a t i n g t h e s e a r e a s n e a r p r i m a r y b u i l d i n g e n t r i e s a n d op e n s p a c e s a m e n i t i e s . In c o r p o r a t e c o n t e x t u a l a r c h i t e c t u r a l v o c a b u l a r y i n t o s c r e e n w a l l s an d f e n c e s y s t e m s . Co m b i n e a r c h i t e c t u r a l a n d l a n d s c a p e e l e m e n t s w h e r e p o s s i b l e to s o f t e n s c r e e n e l e m e n t s . •••• G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Ap p e n d i x A : D e s i g n G u i d e l i n e s A-17 original 2010 content A. 6 I n t e r i m I m p r o v e m e n t s As t h e c a m p u s i s i n c r e m e n t a l l y r e d e v e l o p e d t h r o u g h i n d i v i d u a l l y p h a s e d de v e l o p m e n t p r o j e c t s , i t i s l i k e l y t h a t c e r t a i n i n t e r i m i m p r o v e m e n t s m a y be n e c e s s a r y t o m a i n t a i n t h e f u n c t i o n a l i t y o f t h e r e m a i n i n g e x i s t i n g ca m p u s . De s i g n C o n s i d e r a t i o n s : De s i g n a n d c o n s t r u c t i n t e r i m p a r k i n g a r e a s , p e d e s t r i a n a c c e s s an d i n t e r n a l d r i v e s t o C i t y s t a n d a r d s f o r p e r m a n e n t c o n s t r u c t i o n re g a r d l e s s o f t h e i n t e n d e d l i f e s p a n o r r e t a i n u s e o f e x i s t i n g im p r o v e m e n t . Sc r e e n a r e a s u n d e r c o n s t r u c t i o n f o r i n d i v i d u a l p h a s e s f r o m p u b l i c an d i n t e r n a l c a m p u s v i e w . S t a n d a r d s f o r i n t e r n a l s c r e e n i n g s h a l l be c o n s i s t e n t w i t h t h o s e a p p l i c a b l e t o p u b l i c v i e w . S c r e e n i n g ma t e r i a l s w i l l b e t y p i c a l m a t e r i a l s u s e d a t c o m m e r c i a l c o n s t r u c t i o n si t e s . •• G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N edited Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 1 8 Pl a n t M a t e r i a l a s W i n d b r e a k s A. 7 L a n d s c a p e Th e l a n d s c a p e ’ s r o l e i n c r e a t i n g a p e d e s t r i a n o r i e n t e d c a m p u s en v i r o n m e n t i s p a r a m o u n t a s i t p r o v i d e s t h e u n i f y i n g f a b r i c t h a t s h a p e s th e p e d e s t r i a n ’ s e x p e r i e n c e . T h e c h a r a c t e r i n t e n t w i t h i n t h e c a m p u s i s to c r e a t e a n a t u r a l a n d i n f o r m a l l a n d s c a p e t h a t i s b u i l t u p o n t h e u s e o f a s i m p l e p a l e t t e o f p l a n t m a t e r i a l s a n d a n e l e g a n t c o m b i n a t i o n o f f o r m , co l o r a n d t e x t u r e . T a k i n g a d v a n t a g e o f e x i s t i n g l a n d s c a p e e l e m e n t s , sh a p i n g s p a c e s t o r e s p o n d t o c l i m a t e c o n d i t i o n s a n d c r e a t i n g a n i n f o r m a l ch a r a c t e r w i l l p r o v i d e a l e v e l o f q u a l i t y a n d u s a b i l i t y t h a t w i l l e n s u r e t h e la n d s c a p e ’ s s u c c e s s . Th e g u i d e l i n e s t a k e i n t o c o n s i d e r a t i o n t h e d y n a m i c q u a l i t y o f p l a n t ma t e r i a l s a n d t h e r e l a t e d n e e d f o r m a i n t e n a n c e t o a c c o m p l i s h p r o p e r de s i g n i n t e n t a n d d u r a b i l i t y . De s i g n C o n s i d e r a t i o n s : Ut i l i z e e a r t h f o r m s a n d p l a n t m a t e r i a l s i n c o n j u n c t i o n w i t h ci r c u l a t i o n t o c r e a t e a s e q u e n c e o f s u c c e s s i v e s p a c e s t h a t fo s t e r a s e n s e o f d i s c o v e r y t h r o u g h o u t t h e l a n d s c a p e . A v o i d fl a t , ex p o s e d , f e a t u r e l e s s s p a c e . De v e l o p f o r m s c h a r a c t e r i z e d b y s w e e p i n g m a s s e s o f p l a n t ma t e r i a l t h a t i n t e r p l a y w i t h w a l l s a n d t o p o g r a p h y r a t h e r t h a n ge o m e t r i c p a t t e r n s . Re i n f o r c e t h e d e fi n i t i o n o f o u t d o o r s p a c e s a n d c r e a t e p r o t e c t e d en v i r o n m e n t s w i t h t h e u s e o f p l a n t m a t e r i a l s f o r w i n d b r e a k s . Ut i l i z e a v a r i e t y o f p l a n t m a t e r i a l s t h a t p r o v i d e s e a s o n a l i n t e r e s t th r o u g h o u t t h e y e a r . Va r y p l a n t i n g a p p r o a c h t o c o r r e s p o n d t o t h e l e v e l o f p e d e s t r i a n in t e r a c t i o n . M o r e i n t e n s i t y o f t e x t u r e a n d c o l o r i s a p p r o p r i a t e wh e r e p e o p l e w i l l s t o p a n d e x p e r i e n c e r a t h e r t h a n s i m p l y p a s s th r o u g h t h e s p a c e . In c o r p o r a t e n a t u r a l m a t e r i a l s s u c h a s s t o n e a n d r o c k w o r k i n t o t h e la n d s c a p e t o h e l p g r o u n d t h e c a m p u s i n a n a t u r a l e x p e r i e n c e . In c o r p o r a t e p l a n t m a t e r i a l s t h a t c a n d i s p l a y t h e d y n a m i c ex p r e s s i o n o f t h e m o v e m e n t o f w i n d . ••••••• [N a t u r a l F o r m s a n d M a t e r i a l s ] G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Ap p e n d i x A : D e s i g n G u i d e l i n e s A-19 original 2010 content Pr i o r i t i z e w a t e r e f fi c i e n c y i n l a n d s c a p e d e s i g n . Ut i l i z e p l a n t m a t e r i a l s t h a t a r e b e s t s u i t e d f o r t h e s i t e ’ s s p e c i fi c so i l a n d c l i m a t e c o n d i t i o n s a n d a p p l y t h e i r u s e i n d e s i g n t o b e s t ma t c h t h e i r h o r t i c u l t u r a l n e e d s f o r w a t e r a n d s o l a r e x p o s u r e . Sp e c i a l e m p h a s i s s h o u l d b e g i v e n t o t h e s e l e c t i o n o f w i n d to l e r a t e s p e c i e s . En h a n c e b u i l d i n g e n t r i e s b y u s i n g a p p r o p r i a t e s c a l e d p l a n t i n g th a t e m p h a s i z e s f r a g r a n c e a n d / o r c o l o r . In c o r p o r a t e p l a n t m a t e r i a l s i n t o a r c h i t e c t u r a l d e s i g n w h e r e pr a c t i c a l . De s i g n t h e l a n d s c a p e t r e a t m e n t s a t p r i m a r y a n d s e c o n d a r y ve h i c u l a r a c c e s s p o i n t s a l o n g G a t e w a y B o u l e v a r d t o a c c e n t u a t e an d d i f f e r e n t i a t e t h e s e p o i n t s f r o m t h e r e m a i n d e r o f t h e la n d s c a p e d f r o n t a g e . Se e A p p e n d i x B f o r a m a s t e r l i s t o f p l a n t m a t e r i a l s t h a t a r e s u i t a b l e f o r us e o n t h i s s i t e . T h e l i s t h a s b e e n c r e a t e d w i t h c a r e f u l c o n s i d e r a t i o n to p l a n t s t h a t h a v e a h i s t o r y o f g r o w i n g s u c c e s s f u l l y i n t h e S o u t h S a n Fr a n c i s c o E a s t o f 1 0 1 o r c o m p a r a b l e c l i m a t e . T h e m a s t e r l i s t i s n o t me a n t t o e x c l u d e o r l i m i t o t h e r s u i t a b l e p l a n t s e l e c t i o n s b u t r a t h e r t o se r v e a s a b a s e l i n e f o r f u t u r e d e s i g n e r s . ••••• Hierarchy of Tree Variety G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Ap p e n d i x A : D e s i g n G u i d e l i n e s A- 2 0 original 2010 content Hi e r a r c h y o f F i x t u r e s A. 8 L i g h t i n g Si t e a n d a r c h i t e c t u r a l l i g h t i n g s y s t e m s p r o v i d e t h e s a f e i l l u m i n a t i o n o f pe d e s t r i a n a n d v e h i c u l a r c i r c u l a t i o n s y s t e m s , a d d e m p h a s i s t o i m p o r t a n t ar c h i t e c t u r a l f e a t u r e s , o u t d o o r s p a c e s a n d e l e m e n t s a n d h e l p t o r e i n f o r c e th e c a m p u s ’ s o v e r a l l c h a r a c t e r . De s i g n C o n s i d e r a t i o n s : Ac h i e v e i l l u m i n a t i o n l e v e l s r e c o m m e n d e d f o r s a f e t y a s o u t l i n e d by t h e I l l u m i n a t i o n E n g i n e e r i n g S o c i e t y o f N o r t h A m e r i c a f o r a l l pe d e s t r i a n a n d v e h i c u l a r c i r c u l a t i o n s y s t e m s . Ut i l i z e a c o n s i s t e n t v o c a b u l a r y o f s i t e l i g h t i n g e l e m e n t s t h r o u g h o u t th e c a m p u s t o p r o v i d e c o n t i n u i t y t o t h e s i t e l i g h t i n g s y s t e m . A co n t e m p o r a r y d e s i g n a e s t h e t i c t h a t r e l a t e s t o t h e c a m p u s ’ s ar c h i t e c t u r a l e x p r e s s i o n a n d t h e n a t u r a l l a n d s c a p e c h a r a c t e r sh o u l d b e e m p l o y e d r a t h e r t h a n t r a d i t i o n a l o r h i s t o r i c f o r m s a n d fi x t u r e s . Sp e c i a l a r c h i t e c t u r a l l i g h t i n g s h o u l d b e e m p l o y e d t o a d d di s t i n c t i o n a n d e m p h a s i s t o i m p o r t a n t b u i l d i n g f e a t u r e s s u c h a s th e i c o n i c b u i l d i n g f o r m o r e l e m e n t a t t h e i n t e r s e c t i o n o f G a t e w a y an d O y s t e r P o i n t B o u l e v a r d s . Va r y t h e h e i g h t a n d s c a l e o f s i t e l i g h t i n g c o m p o n e n t s t o r e l a t e to t h e p e d e s t r i a n e n v i r o n m e n t . P o l e a n d fi x t u r e h e i g h t s s h o u l d be t a l l e s t ( 2 0 ’ p l u s ) i n a r e a s a s s o c i a t e d w i t h v e h i c u l a r t r a v e l a n d sh o u l d b e c o m e p r o g r e s s i v e l y s h o r t e r i n p e d e s t r i a n f o c u s e d a r e a s . Ty p i c a l p e d e s t r i a n s c a l e d p o l e s / fi x t u r e s s h o u l d b e a p p r o x i m a t e l y 12 ’ t o 1 4 ’ i n h e i g h t w i t h b o l l a r d l i g h t i n g a p p r o x i m a t e l y 3 ’ i n he i g h t . Em p h a s i z e b u i l d i n g e n t r i e s , p r i m a r y p e d e s t r i a n c i r c u l a t i o n r o u t e s an d i n t e r s e c t i o n s a n d c r o s s i n g s w i t h v e h i c u l a r t r a v e l . Ap p r o p r i a t e l y i l l u m i n a t e s i g n a g e a n d w a y fi n d i n g s y s t e m co m p o n e n t s t o m a k e i n f o r m a t i o n c l e a r l y l e g i b l e a t n i g h t . Av o i d u n n e c e s s a r y l i g h t p o l l u t i o n b y u s e o f “ c u t - o f f ” fi x t u r e s de s i g n e d t o p r e v e n t t h e u p w a r d c a s t o f l i g h t w h e r e a p p r o p r i a t e . Co n s i d e r u s e o f s o l a r p o w e r e d fi x t u r e s w h e r e a p p r o p r i a t e t o ut i l i z e n a t u r a l r e s o u r c e s e f fi c i e n t l y . •••••••• Co n s i d e r a m b i e n t l i g h t g e n e r a t e d b y b u i l d i n g s i n t h e d e s i g n o f si t e l i g h t i n g s y s t e m s t o h e l p p r e v e n t o v e r l i g h t i n g . Co n s i d e r c o l o r r e n d i t i o n , e n e r g y c o n s u m p t i o n a n d l o n g t e r m ma i n t e n a n c e w h e n s e l e c t i n g l i g h t l a m p s . D i f f e r e n t i a t e p e d e s t r i a n an d v e h i c u l a r c i r c u l a t i o n w i t h d i f f e r e n t l i g h t l a m p t y p e s s u c h a s me r c u r y v a p o r a n d s o d i u m v a p o r w h e n p r a c t i c a l a s a n e f f e c t i v e wa y t o f u r t h e r d e l i n e a t e t h e s e t w o m o d e s o f t r a v e l . In c o r p o r a t e a c c e n t l i g h t i n g t o h i g h l i g h t s p e c i a l s i t e f e a t u r e s a n d cr e a t e p o i n t s o f e m p h a s i s . ••• B-1 GATEWAY BUSINESS PARK D ESIGN GUIDEl INES Appendix B : Master Plant List GATEWAY BUSINESS PARK mASTER P l AN ed i t e d Appendix B : m aster Plant l ist B-2 SHRUBS: Botanical Name:Common Name: Acacia longifolia Syndey Golden Wattle Baccharis pilularis Prostrate Coyote Brush Berberis thunbergii 'Atropururea' Redleaf Japanese Buxus microphylla japonica Japanese Boxwood Ceanothus 'Joyce Coulter' NCN Ceanothus 'Ray Hartman' NCN Cistus spp.Rockrose Cotoneaster horizontalis Rock Cotoneaster Dodonaea viscosa Hopseed Bush Echium fastuosum Pride of Madeira Escallonia spp.Escallonia Ligustrum japonicum 'Texanum'Waxleaf Privet Mahonia aquifolium Oregon Grape Phormium tenax New Zealand Flax Pittosporum crassifolium Pittosporum Pittosporum tobira Tobira Raphiolepis indica India Hawthorn Rosmarinus officinalis Rosemary Salvia leucantha Mexican Bush Sage Teucrium fruticans Bush Germander Westringia rosmariniformis Coast Rosemary B.1 [Master Plant List] TREES Botanical Name:Common Name: Acer palmatum 'Bloodgood'Japanese Maple Bambusa spp.Timber Bamboo Cedrus deodara Deodar Cedar Cupressus macrocarpa Monterey Cypress Fraxinus uhdei Evergreen Ash Gingko biloba var. Fairmount Gingko Ligustrum lucidum Glossy Privet Magnolia solangiana Saucer Magnolia Magnolia stellata Star Magnolia Melaleuca quinquenervia Cajeput Tree Metrosideros excelsus New Zealand Christmas Tree Pinus eldarica Afghan Pine Pinus muricata Bishop Pine Pinus nigra Austrian Black Pine Pinus pinea Stone Pine Pistacia chinense Pistache Pittosporum eugenioides Tarata Pittosporum tenufolium Pittosporum Pittosporum undulatum Victorian Box Platanus acerfolia London Plane Tree Podocarpus gracilior Fern Pine Populus nigra 'Italica'Lombardy Poplar Prunus cerasifera 'Krater Vesuvius' Flowering Plum Prunus lusitanica Portugal Laurel Prunus serrulata Japanese Flowering Cherry Pyrus calleryana 'Aristocrat' Redspire Pear Quercus agrifolia Coast Live Oak Quercus lobata Valley Oak Sequoia sempervirens Coast Redwood Tristania conferta Brisbane Box Ulmus parvifolia Evergreen Elm GATEWAY BUSINESS PARK mASTER P l AN Appendix B : m aster Plant l ist B-3 or i g i n a l 2 0 1 0 c o n t e n t PERENNIALS & GRASSES: Botanical Name:Common Name: Agapanthus 'Queen Anne'Lily of the Nile Agapanthus 'Peter Pan'Lily of the Nile Erigeron spp.Fleabane Hemerocallis spp.Evergreen Daylilies Lantana spp.Lantana Lavandula dentata French Lavender Limonium perizii Sea Lavender Pennisetum setaceum Fountain Grass Salvia spp.Sage Seslaria autumnalis Autum Moor Grasss Stipa tenuissima Mexican Feather Grass GROUNDCOVERS & VINES Botanical Name:Common Name: Bergenia crassifolia Winter-Blooming Bergenia Clytostoma callistegoides violet trumpet vine Cerastium tomentosum Snow-in-Summer Distictus buccinatoria Blood Red Trumpet Vine Ficus pumila Creeping Fig Fragaria chiloensis Wild Strawberry Gazania 'Mitsuwa Yellow'Gazania Hedera helix English Ivy Juniperus conferta Shore Juniper Lonicera japonica 'Halliana'Halls Honeysuckle Ophiopogon japonicus Mondo Grass Parthenocissus quinquefolia Virginia Creeper Parthenocissus tricuspidata Boston Ivy Plumbago auriculata Cape Leadwort Pelargonium peltatum Ivy Geranium Rosa banksias Lady Banks' Rose Tecomaria capensis Cape honeysuckle Trachelospermum jasminoides Star Jasmine B-4 GATEWAY BUSINESS PARK D ESIGN GUIDE l INES C-1 G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Ap p e n d i x C : M a s t e r S i g n P r o g r a m Ex t e r i o r S i t e S i g n S y s t e m H i e r a r c h y a n d Te n a n t S i g n G u i d e l i n e s G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Updated Contents In t r o d u c t i o n Bi r d s E y e V i e w D i a g r a m ii Ce n t r a l C o m m o n s C o n c e p t D i a g r a m iv Cl e a r B u i l d i n g E n t r y P o i n t s D i a g r a m iv Co n c e p t u a l I l l u s t r a t i v e M a s t e r P l a n v Co n c e p t o f I c o n i c G a t e w a y vi 18 0 & 2 0 0 O y s t e r P o i n t B o u l e v a r d B u i l d i n g s D i a g r a m v i i Ar c h i t e c t u r a l D i s t i n c t i o n a n d V a r i e t y vi i i I. P r o j e c t S e t t i n g 1. 2 L o c a l C o n t e x t D i a g r a m 3 1. 3 E x i s t i n g T r a n s i t R o u t e D i a g r a m 5 1. 4 E x i s t i n g a n d F u t u r e T r a n s i t 6 II . De v e l o p m e n t P r o g r a m & De v e l o p m e n t S t a n d a r d s 2. 1 E x i s t i n g D e v e l o p m e n t P r o g r a m a n d U s e D i a g r a m 1 0 2. 2 P r o p o s e d D e v e l o p m e n t P r o g r a m D i a g r a m 1 0 II I . U r b a n D e s i g n & S i t e P l a n n i n g 3. 1 S i t e O r g a n i z a t i o n a l D i a g r a m 14 S i t e P l a n n i n g a n d O r g a n i z a t i o n 1 5 D a y T i m e D i a g r a m 1 5 Ni g h t T i m e D i a g r a m 1 5 3. 2 B u i l d i n g T y p e s D i a g r a m 1 6 B u i l d i n g F r a m e w o r k 1 7 3. 3 O p e n S p a c e D i a g r a m 1 8 O p e n S p a c e N e t w o r k 1 9 3. 4 P e d e s t r i a n C i r c u l a t i o n D i a g r a m 2 0 3. 5 V e h i c u l a r C i r c u l a t i o n a n d P a r k i n g 2 2 B a s i c V e h i c u l a r C i r c u l a t i o n S y s t e m D i a g r a m 2 2 IV . P l a n I m p l e m e n t a t i o n 4. 1 R e g u l a t o r y & R e v i e w P r o c e s s D i a g r a m 26 4. 2 P h a s i n g 27 P h a s i n g D i a g r a m 27 (C o n t i n u e d o n f o l l o w i n g p a g e ) In d e x o f U p d a t e d C o n t e n t s Th i s l i s t o u t l i n e s a l l t e x t a n d g r a p h i c s t h a t h a v e b e e n u p d a t e d f r o m th e a p p r o v e d 2 0 1 0 M a s t e r P l a n , t h e w h o l e o f w h i c h i s i n c l u d e d im m e d i a t e l y f o l l o w i n g t h e s e p a g e s . G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Updated Contents Ap p e n d i x A : D e s i g n G u i d e l i n e s Ou t d o o r G a t h e r i n g S p a c e D i a g r a m A- 3 Pa s s i v e S p a c e D i a g r a m A- 3 Ce n t r a l C o m m o n s D i a g r a m A - 4 St r e e t F r o n t a g e D i a g r a m A - 5 Pa r k i n g S t r u c t u r e F r o n t a g e A - 6 Pr i m a r y A r r i v a l A r e a I m a g e A - 6 Ce n t r a l P e d e s t r i a n S p i n e D i a g r a m A - 8 Pa r k i n g S t r u c t u r e C o n n e c t i o n s D i a g r a m A - 8 Co n n e c t i o n t o P u b l i c R e a l m D i a g r a m A - 9 Ve h i c u l a r C i r c u l a t i o n F r a m e w o r k A - 1 0 Ba s i c E l e m e n t s f o r V e h i c u l a r C i r c u l a t i o n D i a g r a m A - 1 0 18 0 & 2 0 0 O y s t e r P o i n t B o u l e v a r d I m a g e A - 1 1 Bu i l d i n g T y p e s a n d E n v e l o p e s A - 1 2 Bu i l d i n g T y p e s a n d E n v e l o p e s D i a g r a m A - 1 2 Ga t e w a y F r o n t a g e B u i l d i n g s D i a g r a m A - 1 3 In t e r n a l S i t e B u i l d i n g s A - 1 4 In t e r n a l S i t e B u i l d i n g s D i a g r a m A - 1 4 Pa r k i n g S t r u c t u r e s A - 1 5 Pa r k i n g S t r u c t u r e B u i l d i n g s D i a g r a m A - 1 5 Na t u r a l F o r m s a n d M a t e r i a l s I m a g e A - 1 8 Ap p e n d i x B : M a s t e r P l a n t L i s t B. 1 M a s t e r P l a n t L i s t - T r e e s B- 2 Ap p e n d i x C : M a s t e r S i g n P r o g r a m Ma s t e r S i g n P r o g r a m T a b l e o f C o n t e n t s C- 3 Ex t e r i o r S i t e S i g n S y s t e m H i e r a r c h y C- 9 Ex t e r i o r S i t e S i g n S y s t e m H i e r a r c h y C- 1 0 Ex t e r i o r S i t e S i g n S y s t e m H i e r a r c h y C- 1 1 Pr i m a r y P r o j e c t B r a n d i n g C- 1 2 Pr i m a r y P r o j e c t B r a n d i n g C-13 Oc c u p a n t B r a n d i n g I d e n t i fi c a t i o n C-14 Se c o n d a r y E n t r y I d e n t i fi c a t i o n C-15 Pr i m a r y W a y fi n d i n g D e v i c e C-16 Ve h i c u l a r D i r e c t i o n a l C-17 Pe d e s t r i a n D i r e c t i o n a l C-18 Ty p o g r a p h y S p e c i fi c a t i o n s C-19 Te n a n t S i g n G u i d e l i n e s C-20 Te n a n t S i g n T y p e s C-21 Sk y l i n e I D P l a c e m e n t S p e c i fi c a t i o n s C-22 Ey e b r o w I D P l a c e m e n t S p e c i fi c a t i o n s C-23 Te n a n t S i g n a g e O v e r v i e w C-24 Te n a n t S i g n a g e I l l u m i n a t i o n E x a m p l e s C-25 Oc c u p a n t B r a n d i n g I D C-26 Bu i l d i n g I D , S i n g l e / M u l t i - T e n a n t I D C-27 In d e x o f U p d a t e d C o n t e n t s ( c o n t i n u e d ) G A T E W A Y B U S I N E S S P A R K M A S T E R P L A N Prepared for: Prepared by: Collaborators: City of South San Francisco Fehr & Peers Traffic Consultants BKF Engineers Surveyors Planners DGA Architects GNU Group Signage Consultants Treadwell & Rollo Geotechnical Engineers KENKAY ASSOCIATES Landscape Architecture & Urban Design 1045 Sansome Street- Studio 32 1 San Francisco, CA 94111 (415) 956-4472 www.kenkaysf.com GATEWAY BUSINESS PARK South San Francisco, CA Master Plan February 2010 GATEWAY BUSINESS PARK MASTER PlAN GATEWAY BUSINESS PARK M ASTER P l AN Table of Contents Introduction Master Plan Vision Statement iv Master Plan Goals and Objectives v Key Master Plan Principles vi Purpose and Relationship of Documents xiii I. Project Setting 1.1 Regional Context 2 1.2 local Context 2 1.3 Existing and Future Roadway System 4 1.4 Existing and Future Transit 6 1.5 Geotechnical Setting 7 1.6 Existing Utility Services 7 II. Development Program & Development Standards 2.1 Existing Development Program and Use 10 2.2 Proposed Development Program 10 2.3 Development Standards 11 III. Urban Design & Site Planning 3.1 Site Planning and Organization 15 3.2 Building Framework 17 3.3 Open Space Network 19 3.4 Pedestrian Circulation and Amenities 21 3.5 Vehicular Circulation and Parking 22 3.6 Employee Amenities 24 IV. Plan Implementation 4.1 Gateway Business Park Master Plan Regulatory & Review Process 26 4.2 Phasing 27 Appendix A : Design Guidelines Appendix B : Master Plant List Appendix C : Master Sign Program Table of Contents  GATEWAY BUSINESS PARK M ASTER Pl AN Introduct on Master Plan Vision Statement ii Master Plan Goals and Objectives iii Key Master Plan Principles iv Purpose and Relationship of Documents xi GATEWAY BUSINESS PARK MASTER P l AN  Introduct on Bird’s Eye View Looking Southeast over the Proposed Vision for the Redevelopment of the Gateway Business Park Master Plan Vision Statement The Gateway Busness Park s a 22.6 acre ste n South San Francsco, Calforna that s ready to make a transformaton. Over the last two decades ths successful busness park has been shaped nto ts current form whch conssts of an organzed, archtecturally consstent group of low scale buldngs that are surrounded by surface parkng and perm- eter landscape. Although t has served ts tenants well over the years, t s tme for a new vson to take the Gateway Busness Park nto the decades to come. Ths new vson entals a plan to more closely acheve the property’s hghest and best use by the creaton of a hgher densty, contemporary, hgh qualty, lfe scences orented campus. Ths wll be accomplshed by a phased and ncremental replacement of the exstng low scale buld- ngs wth a communty of new buldngs that are modern, more energy efficient and better support the ongoing evolution of the life sciences ndustry. Ths communty of new buldngs, organzed by a campus style ste plannng approach, changes the paradgm of how the outdoor env- ronment s currently experenced by the prevalence of surface parkng to one where the pedestrian is prioritized in a landscape filled with a variety of useable spaces that are attractve and well connected. Ths renderng s a vson of the future Gateway Busness Park wth all new buldngs, a large central common open space and parkng structures. Oy s t e r P o nt B o u l e v a r d Ga t e w a y B o u l e v a r d 200 Oyster Point Boulevard 180 Oyster Point Boulevard GATEWAY BUSINESS PARK M ASTER P l AN  Introduct on Employees will benefit from an enjoyable and attractive workplace that provdes an envronment n whch both the nternal buldng and external open space systems foster connectvty and communty to enable more opportunty to share deas and collaborate. The owner and developer of this property will benefit from its long term nvestment, begnnng wth the creaton of the orgnal busness park to ts transformaton nto an asset capable of keepng pace wth opportu- ntes and demands of the current and future markets. Master Plan Goals and Objectives The following is a summary of the primary goals and objectives that shape the ntent of ths ste’s redevelopment: Utlze the ste’s exstng zonng potental by ncreasng use from the exstng 284,000 square feet (approx .29 FAR) to up to the ste’s per- mtted 1.25 FAR capacty. Form a cohesve workng campus envronment that s capable of accommodatng one or multple tenants wth a meanngful and clear organzaton of buldngs, structured parkng and network of hgh qual- ty pedestran crculaton and open spaces. Emphasze the pedestran envronment wth well desgned and useful landscape spaces that respond to the unque challenges of the South San Francsco mcro-clmate. Encourage hgh qualty archtecture, landscape archtecture and sus- tanable desgn elements. Connect to and foster the use of varous modes of transt such as Caltran, BART and future Ferry servce. Allow for the ncremental and phased redevelopment of the exstng buldngs whle mantanng a functonng workng envronment for those areas of the ste not yet beng redeveloped. • • • • • • • • The creation of this new working campus has many benefits for a wide array of stake holders. The City of South San Francisco will experience the benefits of eco- nomc development, maxmze potental redevelopment revenues and strengthen the Cty’s employment-base. The Cty wll also further cement ts reputaton as a world leader n the concentraton of lfe sc- ence / botechnology research and development. Corporations that will occupy the campus will benefit from modern, efficient and flexible facilities within a high quality environment that will significantly contribute to their potential for long term success and ther ablty to recrut and retan talented employees n an ncreasngly compettve local and global market. • • Bird’s Eye View over Existing Site Looking Northeast Oyster P o i n t B l v d Gat e w a y B l v d 180 200 GATEWAY BUSINESS PARK MASTER P l AN v Introduct on Key Master Plan Principles The following key principles will assist the master plan’s goals and objec- tves n shapng the executon of the campus’s vson: Creating Meaningful Open Space Mnmzng the dedcaton of ste area to surface parkng s the prmary plannng strategy to enable the creaton of useable pedestran orented envronments. To accomplsh ths, t s envsoned that the ste’s park- ng needs wll be prmarly consoldated nto parkng structures, supple- mented wth sub surface garages at buldngs where necessary wth lmted surface parkng. Ths approach enables the creaton of a pr- mary central open space network called the “Central Commons” where employees and vstors can logcally and safely move from place to place, stop to share deas, gather for events or smply spend tme n the sun protected from the wnd. Organization of Vehicular Entry and Arrival Points Clear organization and prominent identification of vehicular entries, arrval areas, access ponts to parkng structures and ntended paths of travel are crtcal to safe and logcal vehcular movement through the campus. These mportant ponts should be renforced by desgn tech- nques to termnate mportant vews and to shape arrval spaces. The incorporation of legible high quality signage, wayfinding and other spe- cal ste elements wll also be used. Buldng entry ponts wll be clearly identified and pronounced through architectural and landscape design to complete the “arrval sequence,” especally for those buldngs that may not have a drect vehcular arrval/drop off area. Central Commons Concept Clear Building Entry Points GATEWAY BUSINESS PARK M ASTER P l AN I. Introduct on v Conceptual Illustrative Master Plan Legend of Proposed Elements Buildings1 Central Commons2 Parking Structures3 Arrival Areas4 1 1 1 1 1 1 3 2 4 3 3 2 Gateway Business Park Master Plan Area Boundary 4 4 4 4 Ths plan represents a concept frame- work for the campus and s ntended only to convey a vson for relatonshps and elements. GATEWAY BUSINESS PARK MASTER P l AN v Introduct on Capitalizing on and Fitting into Context The promnent poston at the ntersecton of Oyster Pont and Gateway Boulevards not only provdes valuable corporate vsbly for the occu- pants of Gateway Busness Park, but also serves as a platform to cre- ate a landmark entry nto ths employment communty known for beng the brthplace of botechnology. It s envsoned that conc archtecture and dentty formng landscape elements such as walls, natural plantng forms, natural materals and specal sculptural features wll be combned to sgnfy ths gateway experence. Concept of Iconic Gateway at Intersection of Oyster Point & Gateway Boulevards Existing Intersection of Oyster Point & Gateway Boulevards GATEWAY BUSINESS PARK M ASTER P l AN v Introduct on 180 & 200 Oyster Point Boulevard Buildings Although not techncally part of Gateway Busness Park Master Plan area, the newly developed buldngs at 180 and 200 Oyster Pont Boulevard are ntrnscally lnked wth the organzaton and development of ths campus through ther proxmty, access, street orentaton, opera- tonal needs and archtectural style. Hedgerow at Gateway Boulevard Along Gateway Boulevard, the exstng hedgerow of Poplar trees pro- vdes a very strong dentfyng element for the western edge of the ste and s a valuable contrbuton to the campus’s street frontage. A sg- nificant portion of this hedgerow is intended to be retained as part of the new development and t wll be reestablshed n areas where ts removal s necessary for future constructon. Ths hedgerow provdes an add- tional benefit by acting as an effective windbreak to help reduce the mpact of the ste’s typcally wndy condtons. 180 & 200 Oyster Point Boulevard Buildings Hedgerow at Gateway Boulevard GATEWAY BUSINESS PARK MASTER P l AN v Introduct on Architectural Distinction and Variety The over arching architectural vocabulary of the campus should reflect a general cohesveness whle allowng varety through the creaton of ndvdual buldng groups. These groups are: the buldngs that front Gateway Boulevard, the nternal ste buldngs, and the parkng struc- tures. The newly developed buldngs at 180 and 200 Oyster Pont Boulevard can be consdered a fourth buldng type of the ultmate cam- pus although they are not techncally part of the Master Plan area. The combnaton of these four buldng groups provde an mportant varety that wll help dstngush ths campus from others n the area that have employed a more homogenous buldng approach. Landscape Character The landscape fabric ultimately defines the feel of the campus from the pedestrian perspective and acts as the overall unifier tying all aspects of the campus together. The vson for the landscape character s one of a natural, nformal and employee frendly appearance bult around free flowing forms rather than geometric patterns. This is accomplished by the use of a smple yet effectve palette of plant materals wth vared seasonal nterest, form, color and texture and the ncorporaton of other natural elements such as rock and stone work. These elements wll be combned wth varatons n landform and crculaton routes to cre- ate a seres of wnd protected spaces that are experenced ndvdually throughout the crculaton network rather than beng large expanses of flat open space. GATEWAY BUSINESS PARK M ASTER P l AN x Introduct on Greening Concepts Creatng a “green” campus has a dual meanng for the Gateway Busness Park. By employng a lEED equvalent standard for the desgn of the new buildings, this campus will incorporate and benefit from the advancement n technques and technologes of resource conscousness that relate to today’s popular definition of “green.” In addition, the campus will utilize a lteral “greenng” approach where a commtment to landscape as part of an overall ste and archtectural desgn vocabulary s employed. Along wth thoughtful approaches to materals, energy and water consump- ton, water qualty, and a host of other resource conscous concepts, ths project recognizes the importance of the symbolism and connection to lfe that plant materals provde n the context of a lfe scences orented campus. To that end, the ncluson of plant materal n aspects of desgn ncludng terraces on some buldngs and faces to the parkng structures are envsoned to help gve lfe to what could otherwse be consdered the cold hard necesstes of buldngs. GATEWAY BUSINESS PARK MASTER P l AN x Introduct on PLACEHOLDER Master Plan Area and Redevelopment Area Source: South San Francsco General Plan NTS Gateway Specific Plan District Gateway Business Park Master Plan Area Gateway Business Park Master Plan Area GATEWAY BUSINESS PARK M ASTER P l AN x Introduct on Purpose and Relationship of Documents Ths Master Plan and assocated new documents are ntended to re-enttle and set forth a framework of performance crtera for the redevelopment of the Gateway Busness Park. The followng lst s a complaton of the exstng regulatory documents that currently govern the ste’s development and the new supplemental documents that are being proposed to provide a greater level of specificity to implement the redevelopment vision. Proposed Gateway Business Park Documents Gateway Business Park Master Plan Ths Master Plan establshes the ntent, framework, and development program of the Master Plan area. Amendments to the muncpal code section 20.57 that govern the Master Plan area are identified in the Development Standards n Chapter II to ths document. Gateway Business Park Design Guidelines The Desgn Gudelnes are ncluded as Appendx A to the Master Plan to provde addtonal gudance for future desgners and plannng staff as the campus s redeveloped. Environmental Impact Report A project specific EIR will be prepared concurrently with the Master Plan revew process to study and dentfy mtgaton measures necessary to mplement the proposed development program. Existing Documents General Plan (adopted 1999) The South San Francsco General Plan sets forth goals and pol- ces to gude the ntent n densty and the Cty’s future growth and development. East of 101 Area Plan (adopted 1994) The East of 101 Area Plan was created to guide more specific aspects related to the ntent of development for ths area that were not addressed n the General Plan or other regulatory documents. Zoning Ordinance – Gateway Specific Plan District The South San Francisco Municipal Code specifies the application of the goals and polces of the General Plan through land use zonng and establshes permtted uses, buldng lmtatons, spatal standards, park- ng standards and regulates development of parcels wthn the Cty. The Gateway Specific Plan District is a redevelopment district created to refine and implement the City’s General Plan for a specific area within the East of 101 Area Plan. The regulatons for ths dstrct have been ncorporated nto the muncpal code as Chapter 20.57. The proposed Gateway Busness Park Master Plan area s located wthn the Gateway Specific Plan District boundary and is represented by Zone 5 in Exhibit A n Ordnance 868-61. All regulatons n the muncpal code relatng to the Gateway Specific Plan District shall govern the development of the Gateway Busness Park Master Plan area unless otherwse ndcated n the Master Plan. xii GATEWAY BUSINESS PARK MASTER Pl AN 1.1 Regional Context 2 1.2 Local Context 2 1.3 Existing and Future Roadway System 4 1.4 Existing and Future Transit 6 1.5 Geotechnical Setting 7 1.6 Existing Utility Services 7 I. Project Setting  GATEWAY BUSINESS PARK M ASTER Pl AN GATEWAY BUSINESS PARK MASTER Pl AN I. Project Setting  1.1 Regional Context The City of South San Francisco is well situated for continued expan- sion of business opportunities because of its location between major population centers, convenient access to international airports, major highways and multiple modes of public transit and trail systems. It is the birthplace of the biotechnology industry and is home to several of the world’s largest biotechnology companies making it a world leader in the global marketplace. Much of the growth for this industry in South San Francisco has occurred through the redevelopment of existing industrial base uses in the East of 0 Area. It is critical to continue to support and promote this approach as competition for locating biotechnology compa- nies and the talented scientists and other employees they need grows both locally and globally. 1.2 Local Context The Gateway Business Park Master Plan area is located at the intersec- tion of Oyster Point and Gateway Boulevards in South San Francisco’s East of 0 Area. US-0 (Bayshore Freeway) is in very close proximity to the site and provides direct access from the Oyster Point Boulevard exits from both north and south bound directions. The South San Francisco Caltrain Station is approximately ¾ of a mile from the site. The site’s climatic conditions are generally consistent with other Bay Area cities that are characterized by mild winters, cool summers and moderate intermittent rainfall in the winter months. Other factors shap- ing the local climate are the proximity to the bay edge and the rela- tionship to the San Bruno Gap that divides the San Bruno Mountains and the Coast Range. This dynamic has a particular influence on wind patterns especially during the spring and summer months resulting in strong afternoon easterly moving winds of up to 5 mph. San Francisco Oakland Pacific Ocean San Francisco Int’l S.F. Bay Oakland Int’l Site 92 1 80 880 280 101 101 Palo Alto South San Francisco Emeryville Mission Bay Caltrain BART Bay Trail Ex. Ferry Route Airport Prop. Ferry Route Legend NTS Biotech Hubs Regional Context GATEWAY BUSINESS PARK M ASTER Pl AN I. Project Setting  Local Context 180 200 Bays h o r e F r e e w a y Ea s t G r a n d A v e SanFranciscoBay toS a n F r a n c i s c o GatewayBusinessPark Master Plan Area ForbesBlvd Blvd SunriseSunsetNSunriseSunsetN Gu l l D r i v e Gatew a y Ve t e r a n s Alle r t o n Ave . Forb e s B l v d PrevailingWinds SeasonalWinds to S a n J o s e US 1 0 1 WindHarp BayT r a i l ( t o f e r r y ) Legend Ecc l e s A v e . Pedestrian and Shuttle Service Route to/from Caltrain to Site Caltrain Station To Oyster Point Ferry (Future) 1 1 2 Downt o w n B o u n d a r y The G a t e w a y S p e c i f i c P l a n D i s t r i c t Bay West Cove Specific Plan Area (Formerly Shearwater) Grand A v e Oyster Point Blvd SisterC i t i e s B l v d 2 Vehicular Access Points Shuttle Service to Transit Gateway Business Park Master Plan Area 80 & 00 Oyster Point Blvd (Under Construction) to S. San Francisco BART Station GATEWAY BUSINESS PARK MASTER Pl AN I. Project Setting  1.3 Existing and Future Roadway System Existing Roadways and Bicycle Facilities Two north-south freeways, US-0 and I-80, form the backbone of the roadway system in South San Francisco and carry regional traffic between San Francisco and Santa Clara Counties. I-80, an east-west connector between US-0 and I-80, lies just south of the City. On an average weekday, the section of US-0 in South San Francisco carries approximately 00,000 vehicles. The 007 Congestion Management Program (CMP) for San Mateo County reports US-0 operates with minimal to moderate levels of congestion (level of Service D) in South San Francisco during peak commute hours. In addition to the freeway system, a network of arterial, collector, and local streets provides access and mobility within South San Francisco. Major arterial roadways near the Gateway Business Park Master Plan area include Airport Boulevard, Bayshore Boulevard, Oyster Point Boulevard, Gateway Boulevard, and East Grand Avenue. Bicycle facilities include bike paths (Class I), bike lanes (Class II), and bike routes (Class III). Bike paths are paved trails that are separated from roadways. Bike lanes are lanes on roadways designated for use by bicycles by striping, pavement legends, and signs. Bike routes are road- ways that are designated for bicycle use by signs only and may or may not include additional pavement width for cyclists. In the vicinity of the project site, bike lanes are provided on East Grand Avenue, Sister Cities Boulevard, and portions of Oyster Point Boulevard. Gateway Boulevard and Airport Boulevard are designated as bicycle routes. The San Francisco Bay Trail, part of a planned 00-mile system of trails encircl- ing the Bay, is located close to the project site and provides access to the Oyster Point Marina. Future Roadways Several roadway improvements are planned in the East of 0 Area. The South San Francisco General Plan proposes the extension of Railroad Avenue from South linden Avenue to Gateway Boulevard (East Grand Avenue). This new street connection would provide an additional con- nection to the Oyster Point area across US-0 and Caltrain tracks, and it would likely be a four-lane roadway. These improvements would enhance access from the south via the Airport Boulevard exit and Gateway Boulevard. Several intersection traffic improvements are also planned for the East of 101 Area and included in the City’s Traffic Impact Fee Program. They include improvements to the Oyster Point interchange and to intersec- tions along East Grand Avenue. GATEWAY BUSINESS PARK M ASTER Pl AN I. Project Setting 5 Existing Transit Route Diagram Source: South San Francisco General Plan Proposed Ferry Terminal at Oyster Point Marina Gateway Business Park Site Pt. San Bruno SiteGateway Business Park Master Plan Area BART Caltrain SamTrans Bus Route Existing Caltrain Station Bay Trail Shuttle Service to Transit Existing Bicycle Facility Proposed Bicycle Path Future Ferry Terminal Existing Shuttle Stop NTS Legend Downtown GATEWAY BUSINESS PARK MASTER Pl AN I. Project Setting  1.4 Existing and Future Transit Existing Transit The Gateway Business Park Master Plan area is not directly served by rail or bus transit services; however, three transit agencies (Caltrain, BART, and SamTrans) provide commuter rail and bus service in the vicinity. The East of 0 Area relies on supplementary shuttle services to connect employees with the BART and Caltrain stations. Shuttle ser- vices are operated by the Peninsula Traffic Congestion Relief Alliance and include the Utah-Grand and Oyster Point shuttles. The Gateway Express shuttle is operated by Compass Transportation under the guid- ance of Genentech in conjunction with the Gateway Association, and is open to non-Genentech employees. While the site is approximately three-quarters of a mile from the South San Francisco Caltrain Station, pedestrian access is inconvenient due to the lack of direct pedestrian connections and lengthy pedestrian wait times at signalized intersections. Future Transit Several transit changes are also planned in the vicinity of the site. The proposed relocation of the South San Francisco Caltrain station will include a bicycle/pedestrian under- or over-crossing of the railroad tracks to allow for better pedestrian accessibility to and from the East of 0 Area. The San Francisco Bay Area Water Transit Authority (WTA) is expected to begin construction of a new ferry terminal at the Oyster Point Marina. Service will run between South San Francisco and the East Bay. Future Ferry Terminal Source: WTA & Roma Design GATEWAY BUSINESS PARK M ASTER Pl AN I. Project Setting 7 1.6 Existing Utility Services Domestic Water Water service for the site is provided by California Water Service Company (CWSC). The CWSC obtains its water from a purchasing agreement with the San Francisco Public Utilities Commission (SFPUC), which is supplied by water from the Hetch Hetchy Regional Water System and groundwater. According to the Genentech Corporate Facilities Master EIR, dated May , 00, CWSC’s contract with SFPUC, dated August 8, 98, entitles CWSC to . million gallons per day (mgd) annual average. In 005, the request from CWSC was 8.5 mgd with an additional . mgd supply pumped from groundwater. According to pre- liminary conversations with CWSC staff, water supply is available for the project and capacity of the existing off-site water distribution is not anticipated to be affected. Existing water distribution mains within the site include a -inch main along Gateway Boulevard and -inch main along Oyster Point Boulevard. There is no existing on-site public dis- tribution system. Private on-site services for the existing six buildings include typical domestic water, fire and irrigation service. Wastewater Wastewater capacity for the site is not a constraint to the development. Collection of wastewater is provided by the City of South San Francisco. Treatment of wastewater is provided by the City of South San Francisco/ San Bruno Water Quality Control Plant (WQCP). Existing facilities serv- ing the site and the East 0 Area are described as follows: Oyster Point Boulevard has a 0 and -inch pipe installed circa 98 as part of the Gateway Assessment District improvements discharg- ing to Pump Station 2. This pipe collects all flows from the Oyster Point basin and existing Buildings 800, 850, 900, and 000 Gateway Boulevard. Pump Station  is located southwest of the Oyster Point Boulevard and Gateway Boulevard intersection. Water flows through a 10-inch force main to the existing 5-inch pipe located in Gateway Boulevard. The current final Sewer System Master Plan (SSMP) prepared by Carollo • • 1.5 Geotechnical Setting The . acre site is geotechnically characterized by the subsurface conditions consisting of the following general profiles: Bedrock exposed at the ground surface Native dense sand over bedrock Compacted fill over native dense sand over bedrock Compacted fill over bedrock The fill is characterized as compacted in the site-specific geotechnical report prepared for the adjacent development of 80 and 00 Oyster Point Boulevard. The fill consists of sand, clayey sand and sandy clay. The native soil is predominantly silty and clayey sand. Bedrock is of the Franciscan Formation and consists of shale and sandstone. Groundwater was found perched on top of the bedrock in fractures, seams of the bedrock, or seeping out of exposed bedrock faces. Based on information in the available reports and the documented sub- surface conditions, it is assumed that there are no geotechnical issues that would preclude an intensified development of the site. Additional site exploration shall be performed as necessary to identify any changes in the soil and bedrock conditions to determine the soil/rock profile as specific building sites are identified for development. Due to the varia- tions in the subsurface profile across the site, the acceptable foundation performance may differ between structures and various foundation types may be needed. Shallow foundations such as footings, mats or slabs will likely be acceptable for some buildings while others may require deep foundations such as drilled in-place piles. All of these foundation types are common and feasible and the decision of their appropriate use will be made by the development team during individual building design. • • • • GATEWAY BUSINESS PARK MASTER Pl AN I. Project Setting 8 Engineers, dated September 00 recommends that the pump station capacity be increased by replacing the existing pumps to handle future peak wet weather flows, increasing the firm capacity to 1,400 gpm. Gateway Boulevard has a 5-inch pipe installed circa 98 as part of the Gateway Assessment District improvements which discharges south to Pump Station 4. This pipe collects flows from existing Buildings 700 and 750 Gateway Boulevard. Pump Station  is located northeast of the intersection of Mitchell Avenue and Harbor Way. This station collects and pumps almost all flows from the East of 101 Area sub-basins to the WQCP through an existing -inch force main. The current SSMP recommends that the pump station capacity be increased by replacing the existing pumps to increase future firm capacity of 9,000 gpm. Stormwater Drainage Stormwater drainage is not a constraint to development. The site is within the East of 0 Area, which is served by storm drainage collection that discharges either to Colma Creek or the San Francisco Bay. The existing drainage system in the East of 0 Area is generally designed and constructed for industrial development. The site is divided into three separate sub-drainage areas: North (Portion of Building 000), Central (Portion of Buildings 800 and 000) and South (Buildings 700, 750, 850, 900 and a portion of Building 800). The on-site storm drainage system varies in size from -inch to 0-inch in diam- eter. The three sub-drainage areas discharge to the City’s public storm drainage system as follows: North Sub-Drainage Area The North sub-drainage area discharges to the existing 8-inch to -inch public storm drainage system on Oyster Point Boulevard. The Oyster Point Boulevard storm drainage system outfalls to the San Francisco Bay at the Oyster Cove Marina (north of the Master Plan Area) via a  by 0-inch box storm drain line. • • Central Sub-Drainage Area The Central sub-drainage area discharges to the existing 8-inch pub- lic storm drainage line on Gateway Boulevard. The existing 8-inch Gateway Boulevard line connects to the Oyster Point Boulevard public storm drainage system at the intersection of Oyster Point and Gateway Boulevard. South Sub-Drainage Area The South sub-drainage area discharges to the existing 0-inch public storm drain line on Gateway Boulevard. The Gateway Boulevard public storm drainage system collects and conveys storm runoff from the site and outfalls south of the site to Colma Creek. The outfall is located east of the intersection of Harbor Way and Mitchell Avenue. The Gateway Boulevard public system varies in size from 0-inch to 7-inch. Preliminary conversations with City Maintenance Department staff do not indicate that there is an off-site capacity issue within the Master Plan Area. Natural Gas & Electricity Pacific Gas and Electric (PG&E) serves the site. Since service to all six existing buildings already exists, there should be no constraints to providing gas and electrical services. Site Communications AT&T (Telephone) and Comcast (Cable) serve the site. Since service to all six existing buildings already exists, there should be no constraints to providing telephone and cable serve.  GATEWAY BUSINESS PARK M ASTER Pl AN II. Development Program & Development Standards 2.1 Existing Development Program and Use 10 2.2 Proposed Development Program 10 2.3 Development Standards 11 GATEWAY BUSINESS PARK MASTER Pl AN II. Development Program & Development Standards 10 2.1 Existing Development Program and Use The 22.6 acre site is comprised of 4 legal parcels. The existing develop- ment model consists of 6 single-story buildings (Buildings 700 through 1,000 Gateway Boulevard) associated surface parking and landscape comprising an aggregate of approximately 284,000 square feet of use operating for various purposes including Research and Development, Office, Light Distribution and Day Care. Aerial View of Existing Development With Parcel Lines G:\0715-Gateway Science Park\0715-Working\20080214- Diagrams\jpg\ Existing 3D Aerial 2.jpg 2.2 Proposed Development Program The Master Plan proposes to densify the development site to achieve up to the permitted 1.25 FAR capacity by the phased incremental rede- velopment of the existing buildings with new buildings and associated parking structures. Aerial View of Proposed Redevelopment Oyster Point Blvd. G a t e w a y B l v d . 200 180 G a t e w a y B l v d Oyster Point Blvd Forbes Blvd Eccl e s Ave Forbes Blvd Eccle s Ave 200 180 GATEWAY BUSINESS PARK M ASTER Pl AN 11 II. Development Program & Development Standards 2.3 Development Standards This development standards table outlines the allowable uses, building limitations, setbacks and off street parking requirements proposed for this Master Plan area and their relationship to the existing governing municipal code. Development Standards Existing Municipal Code Gateway Specific Plan District Proposed Gateway Business Park Master Plan Permitted Uses Per Section 20.57.200 Per Section 20.57.200 Building Limitations Per Section 20.57.210 The Gateway Business Park Master Plan retains building limitations per municipal Building Coverage (1)= or < than 50% of site area code with the following conditions: Building Height = or < than 250’ Gross Floor Area Ratio (1)= or < than 1.25 A. Building coverage and gross floor area ratio limitations shall apply only to aggregate calculations for the site’s permitted 1.25 FAR within the total 22.6 acres. Individual building developments within the Gateway Business Park shall be allowed to exceed these limitations during the phased incremental redevelopment. Setbacks Per Section 20.57.220 The Gateway Business Park Master Plan retains setbacks per municipal Buildings 40’ from any property line on any street code with the following conditions: A. 0’ from all property lines not adjacent to a street. Off Street Parking Per Section 20.57.240 The current anticipated range of total parking provided for the Master Plan at ultimate buildout is between a parking ratio of 2.0 to 2.83 per 1,000 SF. Parking ratios will vary for new development projects within the 22.6 acre site during its phased incremental redevelopment. Total parking counts for the campus during phased redevelopment shall be an aggregate of new structured parking, below grade parking, new interim surface parking (if necessary), and existing surface parking. Notes: (1) Per 20.57.210 Building Limitations, parking garages are excluded from building coverage and gross floor area ratio site calculations. 12 GATEWAY BUSINESS PARK MASTER Pl AN 13 GATEWAY BUSINESS PARK M ASTER Pl AN III. Urban Design & Site Planning 3.1 Site Planning and Organization 15 3.2 Building Framework 17 3.3 Open Space Network 19 3.4 Pedestrian Circulation and Amenities 21 3.5 Vehicular Circulation and Parking 22 3.6 Employee Amenities 24 GATEWAY BUSINESS PARK MASTER Pl AN III. Urban Design & Site Planning 14 200 180 Under Constr u c t i o n Site Organizational Diagram Legend Gateway Frontage Buildings Parking Structures Internal Site Buildings A B C Oyster Point Buildings NTS Central Commons Street Frontage Parking Structure Frontage E F G H Arrival Areas D A A C A A B B C C E D D G F F E H H G Under Constr u c t i o n G G G G GATEWAY BUSINESS PARK M ASTER Pl AN III. Urban Design & Site Planning 15 3.1 Site Planning and Organization The arrangement and organization of all component systems that make up the Gateway Business Park is the foundation to allowing the cam- pus to function, adapt and succeed over time. As this campus will be designed and constructed in a phased sequence, it will be critically important to understand and maintain the basic structure of the master plan vision. To achieve the goals and objectives of the vision, the following site plan- ning and organizational principles will be followed: Design new buildings that engage the public street frontage and the Central Commons open space. Design new buildings internal to the campus that receive employees and visitors as part of a primary arrival sequence. Concentrate parking into parking structures situated along the southeasterly boundary of the site. Relate to the newly developed buildings of 180 and 200 Oyster Point Boulevard. Develop a pedestrian friendly Central Commons open space in the area created by the parking structure and building place- ment strategy. Enhance public street frontage and foster transit orientation by providing multiple pedestrian connections to and from the inter- nal campus and shuttle system stops. Create an inviting and enriched arrival experience to the primary “corporate landing” between the Internal Site Buildings and to other possible arrival areas within the campus. Provide an appropriate landscape edge to the parking structure frontage as it relates to the Central Commons. • • • • • • • • D E F G H Oy s t e r Poi n t B o u l e v a r d Ga t e w a y B o u l e v a r d 200 Oyster Point Boulevard 180 Oyster Point Boulevard Oy s ter Poi n t B o u l e v a r d Ga t e w a y B o u l e v a r d 200 Oyster Point Boulevard 180 Oyster Point Boulevard Day Time Night Time A B C GATEWAY BUSINESS PARK MASTER Pl AN III. Urban Design & Site Planning 16 Building Types Diagram 200 180 G a t e w a y B o u l e v a r d Under Constr u c t i o n UnderConstruct i o n Legend Gateway Frontage Buildings Parking Structures Internal Site Buildings A B C Oyster Point Buildings NTS Central Commons Street Frontage Parking Structure Frontage E F G H Arrival Areas D A A C A A B B C C E D D G F F E H H G Oyster Point Boulevard G G G G GATEWAY BUSINESS PARK M ASTER Pl AN III. Urban Design & Site Planning 17 3.2 Building Framework There are 4 building types associated with the campus. It is intended that architectural variation between these types be created to develop visual interest and diversity to prevent a homogenous campus. The building types are the Internal Site Buildings, the Gateway Boulevard Frontage Buildings, the Parking Structures and the Oyster Point Frontage Buildings. Gateway Boulevard Frontage Buildings The Gateway Boulevard Frontage Buildings are those adjacent to the street frontage zone along the existing hedgerow of Poplar trees and the building that occupies the primary corner position at the intersection of Oyster Point and Gateway Boulevard. Together these buildings cre- ate the western boundary of the Central Commons open space. The primary corner building is a special case in this building type as it will be the most visible of all new buildings within the campus. This building will provide the iconic gateway experience into the larger biotechnology community. Internal Site Buildings The Internal Site Buildings are those that do not front onto a public street. These buildings will create a receptive form to signify a primary “corpo- rate landing” arrival within the campus. These buildings should have an architectural relation with the primary corner building of the Gateway Frontage Building group as they share an important relationship in fram- ing a large component of the Central Commons open space. Parking Structures The parking structures have been located and consolidated along the southeasterly boundary of the site. As they are anticipated to be of size- able proportion to contain the site’s parking needs, their internal façade is envisioned to incorporate a planting component as well as ground level screening to soften their presence. Additionally, enhanced archi- tectural treatment of entries and strategic building corners that termi- nates views are envisioned. Oyster Point Frontage Buildings The 180 and 200 Oyster Point Boulevard Buildings that are currently under construction are not technically part of the Master Plan area; however, their context plays an important role in the perception of the broader campus. Their architectural expression utilizes metal and glass to create simple and clean forms. Buildings Relating to Open Space A B C D GATEWAY BUSINESS PARK MASTER Pl AN III. Urban Design & Site Planning 18 Open Space Diagram 200 180 Under Construct i o n Under Construct i o n Legend Gateway Frontage Buildings Parking Structures Internal Site Buildings A B C Oyster Point Buildings NTS Central Commons Street Frontage Parking Structure Frontage E F G H Arrival Areas D A A C A A B B C C E D D G F F E H H G Gat e w a y B o u l e v a r d Oyster Point Boulevard G G G G GATEWAY BUSINESS PARK M ASTER Pl AN III. Urban Design & Site Planning 1 3.3 Open Space Network The parking structure and building placement strategy allows the cam- pus to benefit from the creation of a series of meaningful outdoor spaces varying in size and scale that are well connected, useful, comfortable and that respond to the micro-climate of South San Francisco. The open space and landscape zones that unify the campus through a con- sistent body of site elements is comprised of the Central Commons, Street Frontage, Arrival Areas and the Parking Structure Frontage. Central Commons The Central Commons is the nucleus of the open space network sup- porting the main circulation routes and contains the most important out- door amenities, gathering spaces and passive use areas. Street Frontage The Street Frontage is the area between the campus’s primary building face and Oyster Point and Gateway Boulevards and the public realm. It serves as the critical link between the site and the public environment as it supports the flow of pedestrian traffic and connections to public transit. This zone plays an important role in establishing campus identity as it holds a rich palette of landscape, terraces, walls, special elements and signage/wayfinding. The current hedgerows along Gateway Boulevard are not only a strong identifier but also an important windbreak. The Master Plan intends to preserve this element where possible and rees- tablish it where removal is necessary for future construction. Arrival Areas There are multiple arrival areas in the campus. The primary arrival area is associated with the connection to the internal access lane from the primary entry between buildings 180 and 200 Oyster Point Boulevard and the new Internal Site Buildings. Other arrival areas will be deter- mined through the ultimate campus design and tenant need, but special attention will be paid to establishing clear and defined arrivals for each building whether they be vehicular or pedestrian in nature. Parking Structure Frontage The Parking Structure Frontage is primarily the area associated with the western edge of the parking structures. This zone will serve as an important landscape screen for the interior faces of the parking struc- tures as they interface with the Central Commons. Central Commons F E G H GATEWAY BUSINESS PARK MASTER Pl AN III. Urban Design & Site Planning 20 Gat e w a y B o u l e v a r d Pedestrian Circulation Diagram Central Spine & Amenity Spaces Parking Structure Connections Connection to the Street 180 Under Construc t i o n Under Construc t i o n Legend Gateway Frontage Buildings Parking Structures Internal Site Buildings A B C Oyster Point Buildings NTS Central Commons Street Frontage Parking Structure Frontage E F G H Arrival Areas D Gat e w a y B o u l e v a r d Oyster Point Boulevard 1 2 Public Realm at Street Frontage4 3 2 1 3 4 1 12 3 3 200 2 A A C A A B B C C E D D G F F E H G GATEWAY BUSINESS PARK M ASTER Pl AN III. Urban Design & Site Planning 21 4 Public Realm at Street Frontage The street frontage circulation will consist of two walkways that serve separate functions. A new public sidewalk will be created as an exten- sion of the existing sidewalk that terminates near the end of the cam- pus on Gateway Boulevard. This new sidewalk will be associated with the street edge, connect all shuttle stops and provide public pedestrian movement along the campus’s frontage. A second walkway called the perimeter walk is an existing walkway that occurs approximately 30’ from the street edge and runs between the hedgerows of Poplar trees. The perimeter walk is intended primarily for employee use and when combined with the Oyster Point Boulevard frontage and central spine creates an approximate 1 mile loop for walking and jogging. 3.4 Pedestrian Circulation and Amenities Central to the campus concept is the creation of a pedestrian oriented environment where employees and visitors are able to connect to the entire system of buildings and outdoor spaces with a comfortable and easy to navigate circulation network after arriving via transit, car or bicycle. This network includes connections between buildings, parking structures, open spaces, shuttle stops and public sidewalks. 1 Central Spine and Amenity Spaces The central pedestrian spine is the primary conduit for pedestrian move- ment through the campus and is the backbone for the Central Commons. It will be the widest pedestrian walk in the system capable of comfortably accommodating higher volumes of pedestrian movement and, as neces- sary, will also serve as an emergency vehicle route. Primary pedestrian amenity spaces are to be connected to this spine including a central gathering space at the Internal Site Buildings and other useable outdoor spaces for smaller group gatherings and informal meetings. A second- ary network of walkways is to be connected to the Central Spine provid- ing indirect and leisurely routes within the Central Commons. These walks are smaller in scale than the Central Spine and are the connec- tions to more informal passive spaces that are created for smaller scale meetings and simple passive enjoyment. 2 Parking Structure Connections Direct connections from parking structures to the central spine and building entries will help direct visitors and create easy connections for employees. 3 Connections to the Street These walkways provide a vital link between the interior of the campus and the public sidewalk and shuttle stops. Section at Gateway Blvd. Street Frontage Building Zone Gateway Boulevard Perimeter Walk New Public Sidewalk GATEWAY BUSINESS PARK MASTER Pl AN III. Urban Design & Site Planning 22 3.5 Vehicular Circulation and Parking Simple, efficient and well marked vehicular access and circulation is an integral component to a properly functioning campus. Necessities of automobiles, service and emergency vehicles must be accommodated and must be carefully integrated into the pedestrian oriented campus environment. Parking facilities that are located in parking structures at the southeasterly boundary of the site and below grade at the primary corner Gateway Frontage Building will be logically connected to this sys- tem and very clearly identified and marked through signage and way- finding. Other incidental surface parking that may be necessary shall also be easily accessed and clearly labled. Basic System Circulation through the campus is achieved primarily by creating an inter- nal access lane along the interior face of the parking structures. This access lane is served by two primary entrances: at the intersection of Oyster Point and Veterans Boulevards between buildings 180 and 200 and the signalized intersection of Gateway Boulevard approximately 850 feet south of the intersection of Gateway and Oyster Point Boulevards. The access lane is additionally served by secondary entrances that link to signalized intersections at the far ends of the site on Oyster Point and Gateway Boulevards. Supplemental access points will also exist along Gateway and Oyster Point Boulevards to provide limited access to buildings not directly adjacent to the internal access lane. Employee/Visitor Vehicular Circulation The employee/visitor system is served by the primary entrances and the access lane that leads to the parking structures and the arrival to the Internal Site Buildings. Employees may also use the supplemental access points from Gateway Boulevard and Oyster Point Boulevard to reach subsurface parking associated with the 180 Oyster Point building and the corner Gateway Frontage Building. Service / Delivery Circulation Service/delivery vehicles have the ability to use all entries but are intended to primarily utilize the secondary entrances and the supple- mental access points. Emergency Vehicle Circulation The emergency vehicles will utilize all entries and supplemental access points as necessary to reach the access lane and central pedestrian spine. Shuttle Stops An existing shuttle stop is located on Gateway Boulevard at the south- western end of the campus. Additional future stops are proposed for Gateway and Oyster Point Boulevards to help strengthen the campus’s transit orientation. Basic Vehicular Circulation System Legend Access Lane Primary Entrances Secondary Entrances Supplemental Access Oyster Point Boulevard Gatew a y B o u l e v a r d Emergency Access at Central Spine GATEWAY BUSINESS PARK M ASTER Pl AN III. Urban Design & Site Planning 23 Parking Supply and Demand Given the regional location of the Master Plan site, automobiles will likely remain a primary form of access in the near future. Availability of parking for employees and visitors is vital to Gateway Business Park operations. However, the Gateway Business Park will balance park- ing availability with the promotion of alternative transportation modes by employees. Working in combination with an effective parking strat- egy, the Master Plan’s Transportation Demand Management (TDM) will encourage employees to use alternative modes of access. This can reduce overall parking demand and thus decrease the amount of park- ing necessary. City of South San Francisco parking requirements range from 3.3 to 4.0 spaces per 1,000 square feet for office/research & development uses, though some flexibility in these requirements is allowed. The City may accept revised parking standards as long as the amount of park- ing generated by the standards is supportive of the recommendations and requirements of the Transportation Demand Management plan pre- pared for the project. The Institute of Transportation Engineers (ITE) Parking Generation Manual recommends 2.73 spaces per 1,000 square feet for office uses in suburban locations with minimal transit access and no TDM program. Projects in the immediate area of the Gateway Business Park have been able to demonstrate reduced parking demand rates by implementing TDM programs. Typical ranges for office / research & development uses in South San Francisco and elsewhere in San Mateo County typically range from 1.25 to 2.5 spaces per 1,000 square feet. Using the City’s parking rates based on the office/research & develop- ment land-use category, approximately 4,060 parking stalls would be required at Master Plan build-out. Using the demand rate suggested by the Institute of Transportation Engineers, peak project-generated demand can be accommodated with approximately 700 fewer spaces. Because parking demand characteristics within the East of 101 Area tend to be lower than City-required rates, lower parking supply for the Master Plan area is appropriate. Using a lower rate than recommend by the City Code provides flexibility in accommodating variations in parking demand and changes in future land use while maintaining a more appro- priate relationship with current and expected demand characteristics. GATEWAY BUSINESS PARK MASTER Pl AN III. Urban Design & Site Planning 24 3.6 Employee Amenities Upon completion of the redevelopment of Gateway Business Park the employee population is anticipated to be 3,300 to 3,700. Services and amenities such as those offered by cafes, restaurants, and fitness cen- ters will be incorporated as the employee population reaches the critical mass necessary to support such services. To the extent that Gateway Business park is occupied by large cam- pus users, these amenities will most likely be provided by the employer for the exclusive use of employees and guests of the employer. In the life-science sector there is considerable concern about security and confidentiality making a more public format unfeasible. If the park is occupied by multiple smaller organizations, these amenities will be pro- vided by the Gateway Business Park Association through third parties for the benefit of all tenants and employees of the business park and their guests. The association and employers of Gateway Business Park will addition- ally create programs to maximize the efficiency, convenience and quality of life for employees during the business day. Representative examples of such programs include group fitness, childcare and car-pooling refer- ral services, employee and B2B networking events, dry cleaning pick-up & delivery, fund raising for non-profit community and well-being organi- zations as well as energy and resource conservation programs. Due to the incremental implementation of the redevelopment and the need for adequate employee population to support and participate in these programs, implementation will weighted toward the future when over 60% to 75% percent of redevelopment has occurred. 25 GATEWAY BUSINESS PARK M ASTER Pl AN IV. Plan Implementation 4.1 Gateway Business Park Master Plan Regulatory & Review Process 26 4.2 Phasing 27 GATEWAY BUSINESS PARK MASTER Pl AN IV. Plan Implementation 26 4.1 Gateway Business Park Master Plan Regulatory & Review Process Building Permit Issued Approval RDA Review/ Planning & Design Review Precise Plan Documents Project Construction Documents Building Department Review INDIVIDUAL BUILDING DEVELOPMENTS Master Plan Design Guidelines EIR South San Francisco Planning Department Review South San Francisco City Council/ RDA MASTER PLAN Approval Approval GATEWAY BUSINESS PARK M ASTER Pl AN IV. Plan Implementation 27 4.2 Phasing As Gateway Business Park is and will continue to be a working campus during its evolution, the redevelopment model shall be a phased incremental removal and redevelopment of individual or groups of buildings. Emphasis will be placed upon the appropriate access, service and parking needs of remaining existing buildings as the redevelopment unfolds. Phase 1 is envisioned to begin the transformation with the removal of the FedEx distribu- tion facility, which in turn allows the envelope for the first new building. The ultimate phasing strategy beyond Phase 1 shall be based on the property owner’s discretion, and park tenant and market needs. New Buildings Under Construction on Oyster Point Boulevard Existing Building Access to Phase 1 Proposed Phase 1 Legend Existing Parcel lines 28 GATEWAY BUSINESS PARK MASTER Pl AN A-1 GATEWAY BUSINESS PARK M ASTER Pl AN Appendix A : Design Guidelines A.1 Open Space A-2 A.2 Circulation A-7 A.3 Buildings A-11 A.4 Service and Loading A-16 A.5 Commercial Use Integration A-16 A.6 Interim Improvements A-17 A.7 Landscape A-18 A.8 Lighting A-20 Appendix A: Design Guidelines Purpose and Relationship of Design Guidelines to Master Plan The Gateway Business Park Design Guidelines have been created to supplement the campus development intent and general organization framework that has been communicated in the Gateway Business Park Master Plan. The purpose of these Design Guidelines is to provide guidance to designers engaged in the project over various phases of redevelopment to achieve an end result consistent with the design intent of the campus. These Design Guidelines will also provide City of South San Francisco planning staff with a benchmark for evaluating how future precise plans remain consistent with the campus vision. GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-2 A.1 Open Space The open space system for this campus will benefit greatly from the consolidation of a predominate amount of the site’s parking into structures. This consolidation will allow for the site area necessary to create a network of linked and useable pedestrian oriented environments that will form the core of the campus experience. As this is an incremental redevelopment of an operating campus to be completed in phases over time, it will not be feasible for each precise plan to incorporate every component of the design system. Collectively, the precise plans will effectively complete the open space program. For example, a particular open space area may span two precise plans being developed sequentially rather than concurrently. Each precise plan will include a portion of the open space that will function independently in the initial phase but will be fully realized upon the completion of the subsequent phase. Design Considerations: Provide a variety of outdoor spaces appropriate for differing levels of active and passive use. Provide a circulation system that expresses hierarchy and is logically connected to all buildings and the exterior public environment. Avoid expanses of flat and open outdoor space by breaking down large areas or long spaces into a sequence of smaller scaled experiences where appropriate. Enhance the open space experience by creating spaces that protect from the wind, open up to the sun and provide comfort within a consistent landscape character. Create an outdoor setting for employees that fosters individual and collective creativity and provides opportunity to interact, hold informal meetings, or eat lunch. Reinforce pedestrian scale through site elements and planting. Extend the use of buildings to create indoor/outdoor experiences such as integrating courtyards with building entries. Create recreational opportunities by incorporating systems for walking, jogging, bicycling, and active recreation where appropriate. • • • • • • • • GATEWAY BUSINESS PARK M ASTER P l AN Appendix A : Design Guidelines A-3 Central Commons Outdoor Gathering Space Passive Space GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-4 Oyster Point Boulevard Ga t e w a y B o u l e v a r d 0 100 200 300 Eccles A v e . 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Under Construction) Central Plaza Central Spine Central Commons The Central Commons is the nucleus of the open space network. This area holds the most important outdoor amenities, gathering spaces, and passive use areas while supporting the majority of the pedestrian circulation system. This is the place where users of the campus will be able to come together, share ideas, build community or simply be able to enjoy a moment outside. The components of this area are: Central Plaza Provide a large, organized space that is suitable for events and employee gatherings. Incorporate a focal element into the space such as sculpture, overhead structure or other special feature to help signify this space’s importance. Ensure simple and direct circulation around and/or through this space. Protect this space from the wind, to the greatest degree practical, by use of elements such as plant material hedgerows, landform berming and topography. Active Amenity Areas Provide active gathering spaces that are appropriately sized for smaller gatherings and uses other than those intended for the Central Plaza. Incorporate elements such as amphitheaters, multi-use hard surface play courts or other active uses where appropriate. • • • • • • Secondary Amenity Areas Create spaces appropriate for small scale gatherings, meetings and break areas. Integrate these spaces into the landscape elements that provide a wind protecting framework; i.e. walls, rocks, earthforms, planting, etc. Separate these spaces from the main pedestrian flow, but link them to the central spine with secondary pathways. Interior Building Entry Courtyards Strengthen the indoor/outdoor experience of building entries by creating courtyards that provide seating areas and convenient places to meet a colleague or greet a visitor. • • • • Central Commons Legend Build i n g E n v e l o p e Buil d i n g E n v e l o p e Bu i l d i n g E n v e l o p e Buil d i n g E n v e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Enve l o p e GATEWAY BUSINESS PARK M ASTER P l AN Appendix A : Design Guidelines A-5 Street Frontage The Street Frontage is the area along the public face of the site that supports the flow of public pedestrian traffic and provides the interface to public transit connections. This area also plays an important role in establishing campus identity. The components of this area are: Iconic Elements Reinforce the iconic architectural expression at the intersection of Oyster Point and Gateway Boulevards with a sculptural element or special feature that is enhanced by a series of site elements such as walls, lighting, and landscape that express a high level of quality and provide campus identity. Primary Entry Provide continuity and repetition of elements used at the intersection of Oyster Point and Gateway Boulevards (forms, walls, lighting etc.) to signify this location as a primary entry and help strengthen the frontage’s overall unity. Provide clear and attractive wayfinding signage that orients visitors into the site. Supplemental Access Points Provide clear wayfinding signage elements that are incorporated into the landscape. These points should be developed at a lower intensity than the intersection of Oyster Point and Gateway Boulevards and the Primary Entry. Shuttle Stops New shuttle stop locations on Gateway Boulevard and Oyster Point Boulevard should be designed to be consistent with the vocabulary of the existing stop at Gateway Boulevard subject to approval by The Gateway Association. • • • • • Street Frontage Street Frontage Central Arrival Zone Parking 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Under Construction)1 2 3 5 4 4 6 6 Oyster Point Boulevard Ga t e w a y B o u l e v a r d 1 2 5 6 3 4 0 100 200 300 Eccle s A v e . Iconic Corner Wind Break Primary Entry Shuttle Stop (Existing) Shuttle Stop (Proposed) Supplemental Entry Legend Build i n g E n v e l o p e Buil d i n g E n v e l o p e Bu i l d i n g E n v e l o p e Buil d i n g E n v e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Enve l o p e GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-6 Landscape Screen: Buffering Trees and Vines on Structure Face Primary Arrival Area Parking Structure Frontage The Parking Structure Frontage is the area between the parking structures and the internal access lane that creates the eastern edge of the Central Commons. Create a landscape screen for the parking structures. This screen may include trees, shrubs and ground covers in addition to vines that are incorporated into the face of the parking structures. Accentuate pedestrian outlets of parking structures with well designed connections, enhanced planting and clear wayfinding elements. Arrival Areas There will be multiple arrival areas that are developed as the campus is incrementally redeveloped over time. Some of these areas are likely to be more pedestrian in nature as some buildings within the campus will not have direct vehicular access. Regardless of their mode of access, all arrival areas will be emphasized and clearly identified to help orient employees and visitors. A primary arrival area will be located immediately adjacent to the primary access to the campus between the 180 and 200 Oyster Point Boulevard and the Internal Site Buildings. When fully realized, this area will demonstrate a significant corporate presence and a “headquarters” atmosphere. Shape architectural forms to define a welcoming space that is protected from wind. Incorporate special site elements such as sculpture or wind- proof water feature. Create a common protected indoor/outdoor experience between buildings with an element such as an atrium or over head trellis structure to act as a welcoming feature and/or to define event space. Utilize enhanced hardscape materials and rich landscape planting. Create clear and simple connection and relationship to parking structures. • • • • • • • GATEWAY BUSINESS PARK M ASTER P l AN Appendix A : Design Guidelines A-7 A.2 Circulation Simple, efficient and well marked circulation is an integral component to a properly functioning campus. Automobiles, service and delivery trucks and emergency vehicles must have clear and direct routes, but their accommodation should avoid compromising the pedestrian focused environment. The pedestrian experience will be one where employees and visitors are connected to the entire system of buildings, parking structures, outdoor spaces and links to transit, with a comfortable and easy to navigate circulation network. Design Considerations: Develop a hierarchical pedestrian system that identifies major and minor connections with changes in dimension, material combinations and wayfinding. Minimize conflicts with pedestrian and vehicular systems and maximize safety by prioritizing the pedestrian route in design, materials and signage. Identify primary vehicular entries with landscape and wayfinding site elements that pronounce the entry’s importance, give identity and clearly mark destinations. Separate primary employee and visitor entries from those serving service and delivery vehicles to the greatest extent possible. Combine both automobile and service vehicle paths of travel once internal to campus to minimize site area dedicated to roadway. Prioritize connections to transit to express the value of this system to the campus and its importance to help minimize traffic impacts. • • • • • • Pedestrian Focused Environment Maximize Pedestrian Safety GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-8 Oyster Point Boulevard Ga t e w a y B o u l e v a r d Eccle s A v e . 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Under Construction) 0 100 200 300 legend Parking Structure Connection Pedestrian Circulation Framework The following elements make up the comprehensive pedestrian circulation system: Central Pedestrian Spine Create a primary conduit for pedestrian movement through the campus that is generous in scale to comfortably allow the highest volumes of pedestrian traffic and also accommodate bicycle movement. link major outdoor amenity / use spaces with this spine. Incorporate shared emergency vehicle access where necessary. This will be achieved by combining an additional width of reinforced turf that is load bearing and drivable to create an overall 20 foot clear dimension with a 13 foot vertical height clearance. Route spine through the landscape with sweeping curves rather that straight lines and right angles to better compliment an informal landscape approach. Utilize hard surface pavement materials such as concrete and/or modular pavers and consider incorporation of permeable paving systems. Parking Structure Connections Create direct connections from the major pedestrian outlets of parking structures to the central spine and building entries to help direct visitors and make simple connections for employees. Incorporate material and grade distinction into vehicular drives where these connections cross to signify the pedestrians’ presence and priority. Consider applying overhead cover or trellis system for portions of this system if practical. Utilize hard surface pavement materials such as concrete and/or modular pavers. • • • • • • • • • Oyster Point Boulevard Ga t e w a y B o u l e v a r d Eccle s A v e . 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Under Constructure) 0 100 200 300 legend Central Pedestrian Spine Central Pedestrian Spine Parking Structure Connections Build i n g E n v e l o p e Buil d i n g E n v e l o p e Bu i l d i n g E n v e l o p e Buil d i n g E n v e l o p e Build i n g E n v e l o p e Buil d i n g E n v e l o p e Bu i l d i n g E n v e l o p e Buil d i n g E n v e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Enve l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Enve l o p e GATEWAY BUSINESS PARK M ASTER P l AN Appendix A : Design Guidelines A-9 Secondary Central Commons Walkways Provide a secondary walkway system within the Central Commons that connects to the smaller intimate spaces that are not associated with the central spine. Reduce scale of walkway widths to clearly differentiate this system from the central spine. Utilize hard surface pavement materials such as concrete and/or modular pavers. Connections to Public Realm Create private sidewalk and pathway connections into and out of the campus core from the central spine. Associate these connections with the primary vehicular entries and supplemental access points but maintain adequate separation for pedestrian safety. Utilize hard surface pavement materials such as concrete and/or modular pavers. Perimeter Walk Reuse existing walkway between existing Poplar tree hedgerow. Extend walkway concept in areas where existing walk and hedgerow are removed and reestablished due to new building development. Public Sidewalk Extend a public sidewalk associated with the street edge along the entire length of Gateway Boulevard. This new sidewalk will link to an existing sidewalk that terminates at the southern end of the campus’s frontage and will be incrementally implemented with the phased redevelopment of the Gateway Frontage Buildings. Match existing sidewalk materials and dimensions. • • • • • • • • • • Oyster Point Boulevard Ga t e w a y B o u l e v a r d Eccle s A v e . 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Under Construction) 0 100 200 300 Connections to Public Realm Legend Connections to Public Realm Public Sidewalk & Perimeter Walk Build i n g E n v e l o p e Buil d i n g E n v e l o p e Bu i l d i n g E n v e l o p e Buil d i n g E n v e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Enve l o p e GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-10 Oyster Point Boulevard Ga t e w a y B o u l e v a r d 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Under Construction) 0 100 200 300 Vehicular Circulation Framework Safe and efficient movement of vehicular traffic is essential to the working campus. Automobiles and service vehicles will need to coexist with the pedestrian environment in an organized manner that gives many visual clues to ensure their safe integration. Design Considerations Design circulation routes to encourage slower traffic speeds. In particular, the internal access lane in between the Central Commons and the parking structures is to be viewed as a slow speed driveway rather than a higher speed roadway. Interrupt drive paving with contrasting materials at intersections with pedestrian crossings to highlight pedestrian priority. Consider the use of raised speed tables to provide an uninterrupted path of travel for pedestrians across drive lanes at major pedestrian crossings. These elements create an at- grade crossing with the sidewalk level and help to further slow vehicular traffic. Pave the internal access lane with enhanced materials and/or texture and color distinction from typical gray asphalt. Design two lane drives to be a minimum 25’ overall curb to curb dimension except at the internal access lane where narrower dimensions are allowed. Consider the incorporation of gentle curves in the alignment of the internal access lane against the parking structure building line if proper sight line distances can be maintained from pedestrian crossings. Incorporate clear and consistent way finding into circulation network and destination identification. • • • • • • • Legend Basic Elements for Vehicular Circulation Framework Internal Access lane Primary Entry Boulevard Secondary Entrances Supplemental Access Points Emergency Access at Central Spine Garage Access Build i n g E n v e l o p e Buil d i n g E n v e l o p e Bu i l d i n g E n v e l o p e Buil d i n g E n v e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Env e l o p e Parki n g S t r u c t u r e Enve l o p e GATEWAY BUSINESS PARK M ASTER P l AN Appendix A : Design Guidelines A-11 A.3 Buildings Quality architectural design and expression is a crucial component to the campus’s day-to-day experience for employees, visitors, neighbors, and the South San Francisco community. The over arching architectural vocabulary of the campus should reflect a general cohesiveness while allowing variety through individual building groups. This distinction by group or “variety by type” approach is intended to produce a campus where the buildings are not homogenous. The newly developed and under construction buildings at 180 and 200 Oyster Point Boulevard (not part of the Gateway Business Park Master Plan area) provide a benchmark for quality and a point of beginning for future designers in developing the campus’s intended architectural variety. Design Considerations: Design buildings to provide an appropriate public face and provide spatial definition to internal open space. Ensure that buildings are appropriately scaled and articulated. Employ high quality materials that are durable, lasting, and aesthetically pleasing. Implement resource conscious practices by designing architectural building components to a lEED equivalent standard. Incorporate plant material into architectural vocabulary where practical. Articulate and pronounce building entries and provide continuity between indoor and outdoor environments. Conceal mechanical systems, especially at the ground level. Screen service areas from public view. • • • • • • • • 180 & 200 Oyster Point Boulevard Buildings (Under Construction) Buildings and Parking Structures at Central Commons GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-12 Building Types and Envelopes There are four building types that make up the new building program within the campus: the Gateway Frontage Buildings, the Internal Site Buildings, and the Parking Structures. The diagram on this page represents approximate building envelopes related to setbacks identified in the Gateway Business Park Master Plan. Actual envelopes will be determined as part of subsequent individual development project precise plans through the campus’s incremental redevelopment. Gateway Frontage Buildings There are three envelopes for this group: Corner Envelope: This envelope will contain one new building. Central Envelope: This envelope will contain up to two new buildings. Southern Envelope: This envelope will contain one new building. Internal Site Buildings There is one envelope for this group that will contain two new buildings. Parking Structures There are multiple envelopes for this group. Two to four indivdual parking structures are possible and will be determined during precise plan process. Oyster Point Frontage Buildings The 180 and 200 Oyster Point Boulevard Buildings that are currently under construction are not technically part of the Master Plan area; however, their context plays an important role in the perception of the broader campus. Their architectural expression utilizes metal and glass to create simple and clean forms. • • • Building Types and Envelopes Oyster Point Boulevard Ga t e w a y B o u l e v a r d 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Under Construction) 0 100 200 300 1 2 31 1 1 2 3 3 3 Gateway Frontage Bldgs Parking Structure Bldgs Legend Iternal Site Buildings GATEWAY BUSINESS PARK M ASTER P l AN Appendix A : Design Guidelines A-13 Gateway Frontage Buildings The Gateway Boulevard Frontage Buildings include the building at the intersection of Gateway and Oyster Point Boulevards and those that occur along the public edge of Gateway Boulevard facing the existing hedgerow of Poplar trees. Common Design Considerations: Differentiate external and internal building faces. Create external building elevations (facing public streets) that are simple in execution but articulated in a manner which adds visual definition and reduces the impression of large expanses of “flatness”. Relate internal building elevations (facing the Central Commons) to the pedestrian experience and incorporate human scale references, such as terracing, balconies, overhangs and handrails where appropriate. Employ variation in building heights and/or within particular building rooflines to avoid monotonous building massing. Provide clear and accentuated primary entry points on internal and external building faces by incorporating appropriately scaled canopies, projections or recesses from the primary building face. Design should emphasize the internal face as the true primary entry, as this will serve as the main employee entrance. Soften exposure of access to sub-surface parking and full screen service bays adjacent to public streets. Corner Building Design Considerations: Differentiate this building through distinctive design as it will be the most visible of all new buildings within the campus and will symbolize a “gateway experience”. • • • • • • • Gateway Frontage Buildings Oyster Point Boulevard G a t e w a y B o u l e v a r d 0 100 200 300 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Under Construction) Primary Entrance Service Access Secondary Entrance Public Street Facade Central Commons Facade Employee/Visitor Special Feature Legend Address the corner with a building form that engages both Gateway and Oyster Point Boulevards equally and incorporates an iconic architectural form or building element at the center transition. Incorporate sub surface parking into building design as this building will likely require parking provisions other than the parking structures. Other Frontage Buildings Design Considerations: Accentuate building corners that present themselves to primary entries. • • • Build i n g E n v e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Enve l o p e GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-14 Internal Site Buildings These buildings will help define an important component of the Central Commons and frame a primary arrival area accessed via the campus entrance from Oyster Point Boulevard between Buildings 180 and 200. Internal Buildings Design Considerations Shape architectural forms to create a welcoming space that clearly defines arrival and orientation to building entries. Differentiate internal Central Commons and arrival area building faces. Relate building elevations facing the Central Commons to the pedestrian experience and incorporate human scale references, such as terracing, balconies, overhangs and handrails where appropriate. Emphasize quality materials and composition and clearly pronounce building entries for building elevations facing the arrival area. Consider a common transitional indoor/outdoor element like an atrium between the new buildings to act as a welcoming feature and to provide an exterior climate protected space. Feasibility of incremental installation with phased building development should also be considered. Screen service and mechanical areas by providing screening or enclosures and integrate into the architectural composition whenever possible. • • • • • • Oyster Point Boulevard Ga t e w a y B o u l e v a r d 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Under Construction) 0 100 200 300 Primary Entry Service Vehicle Employee/Visitor Vehicle Central Commons Facade Arrival Area Facade Legend Internal Site Buildings Buil d i n g E n v e l o p e Bu i l d i n g E n v e l o p e Buil d i n g E n v e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Env e l o p e Park i n g S t r u c t u r e Enve l o p e GATEWAY BUSINESS PARK M ASTER P l AN Appendix A : Design Guidelines A-15 Parking Structures The parking structures have been located and consolidated along the rear southeasterly boundary of the site. These structures play a major role in the definition of the campus’s Central Commons open space as they define much of its eastern edge. Employ parking structure siting and setback variation to help break up long linear facades. Architectural expression such as stair towers projecting from the primary building line to be included where practical to further assist breakdown of linear façade. Allow for generous separation between garages where possible. locate primary vehicular entrances to parking structures as close as practical to the primary entry drives to encourage traffic flow directly into the structures and discourage traffic along the internal access lane. Emphasize corners and other locations where these structures act as a terminus to views into the campus. Accentuate pedestrian entrance/exit points (likely elevator and stair towers locations) to prioritize pedestrian access. Incorporate a practical planting component to the face of the structures to help “soften” their presence. Develop enhanced architectural treatment to structure facade adjacent to the arrival zone associated with the Internal Site Buildings. Incorporate solar panel and/or automobile shade or trellis structures into the long axis perimeter edge of the top floor of the parking structure. Structures are to be designed as pronounced features rather than utilitarian attachments to provide visual interest when viewed from the pedestrian level below and when viewed from upper floors of adjacent structures or up-gradient properties. • • • • • • • • Parking Structure Buildings Oyster Point Boulevard Ga t e w a y B o u l e v a r d 180 Oyster Point Boulevard ( Under Construction) 200 Oyster Point Boulevard ( Proposed) 0 100 200 300 Parking Structures Special Facade Special Corner or Architectural Treatment Legend Primary Entry Build i n g E n v e l o p e Buil d i n g E n v e l o p e Bu i l d i n g E n v e l o p e Buil d i n g E n v e l o p e GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-16 A.5 Commercial Use Integration The Gateway Business Park redevelopment will incorporate commercial space and amenities that are appropriate to the campus environment and its locational context. Design Considerations: locate amenities and commercial use in portions of buildings that are easily accessible to patrons both from a vehicular and pedestrian perspective. Provide clearly delineated parking facilities and pedestrian connections associated with commercial uses. Incorporate clear directional signage to lead patrons to these destinations and emphasize their entries through architectural expression or effective signage. Implement commercial uses when the appropriate employee/ customer population base has been established with the phased redevelopment of the campus. • • • • A.4 Service and Loading Service and loading facilities play a critical role in the operation of a life sciences oriented research and development facility. It is anticipated that each individual building within the campus will require a dedicated area for these functions. Design Considerations: Screen loading and service areas fully from public view if adjacent to a public street. Avoid locating these areas near primary building entries and open spaces amenities. Incorporate contextual architectural vocabulary into screen walls and fence systems. Combine architectural and landscape elements where possible to soften screen elements. • • • • GATEWAY BUSINESS PARK M ASTER P l AN Appendix A : Design Guidelines A-17 A.6 Interim Improvements As the campus is incrementally redeveloped through individually phased development projects, it is likely that certain interim improvements may be necessary to maintain the functionality of the remaining existing campus. Design Considerations: Design and construct interim parking areas, pedestrian access and internal drives to City standards for permanent construction regardless of the intended lifespan or retain use of existing improvement. Screen areas under construction for individual phases from public and internal campus view. Standards for internal screening shall be consistent with those applicable to public view. Screening materials will be typical materials used at commercial construction sites. • • GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-18 Plant Material as Windbreaks A.7 Landscape The landscape’s role in creating a pedestrian oriented campus environment is paramount as it provides the unifying fabric that shapes the pedestrian’s experience. The character intent within the campus is to create a natural and informal landscape that is built upon the use of a simple palette of plant materials and an elegant combination of form, color and texture. Taking advantage of existing landscape elements, shaping spaces to respond to climate conditions and creating an informal character will provide a level of quality and usability that will ensure the landscape’s success. The guidelines take into consideration the dynamic quality of plant materials and the related need for maintenance to accomplish proper design intent and durability. Design Considerations: Utilize earth forms and plant materials in conjunction with circulation to create a sequence of successive spaces that foster a sense of discovery throughout the landscape. Avoid flat, exposed, featureless space. Develop forms characterized by sweeping masses of plant material that interplay with walls and topography rather than geometric patterns. Reinforce the definition of outdoor spaces and create protected environments with the use of plant materials for windbreaks. Utilize a variety of plant materials that provide seasonal interest throughout the year. Vary planting approach to correspond to the level of pedestrian interaction. More intensity of texture and color is appropriate where people will stop and experience rather than simply pass through the space. Incorporate natural materials such as stone and rock work into the landscape to help ground the campus in a natural experience. Incorporate plant materials that can display the dynamic expression of the movement of wind. • • • • • • • Natural Forms and Materials GATEWAY BUSINESS PARK M ASTER P l AN Appendix A : Design Guidelines A-19 KENKAY ASSOCIATES Landscape Architecture & Urban Design 1045 Sansome Street- Studio 321 San Francisco, CA 94111 (415) 956-4472 www.kenkaysf.com 5880 West Las Positas Blvd., Suite 34 Pleasanton, CA 94588 Ph: (925) 227-0707 Fx: (925) 227-0277 Date: 08/30/2007 Chamberlin Gateway Science Park, South San Francisco, CA 550 Ellis Street Mountain View, CA 94043 650-943-1660Landscape Ground Plane & Vegetation Concept Tree Form Typologies Not to Scale Landscape Concepts 0 100 400 Prioritize water efficiency in landscape design. Utilize plant materials that are best suited for the site’s specific soil and climate conditions and apply their use in design to best match their horticultural needs for water and solar exposure. Special emphasis should be given to the selection of wind tolerate species. Enhance building entries by using appropriate scaled planting that emphasizes fragrance and/or color. Incorporate plant materials into architectural design where practical. Design the landscape treatments at primary and secondary vehicular access points along Gateway Boulevard to accentuate and differentiate these points from the remainder of the landscaped frontage. See Appendix B for a master list of plant materials that are suitable for use on this site. The list has been created with careful consideration to plants that have a history of growing successfully in the South San Francisco East of 101 or comparable climate. The master list is not meant to exclude or limit other suitable plant selections but rather to serve as a baseline for future designers. • • • • • Hierarchy of Tree Variety GATEWAY BUSINESS PARK M ASTER P lAN Appendix A : Design Guidelines A-20 Hierarchy of Fixtures A.8 Lighting Site and architectural lighting systems provide the safe illumination of pedestrian and vehicular circulation systems, add emphasis to important architectural features, outdoor spaces and elements and help to reinforce the campus’s overall character. Design Considerations: Achieve illumination levels recommended for safety as outlined by the Illumination Engineering Society of North America for all pedestrian and vehicular circulation systems. Utilize a consistent vocabulary of site lighting elements throughout the campus to provide continuity to the site lighting system. A contemporary design aesthetic that relates to the campus’s architectural expression and the natural landscape character should be employed rather than traditional or historic forms and fixtures. Special architectural lighting should be employed to add distinction and emphasis to important building features such as the iconic building form or element at the intersection of Gateway and Oyster Point Boulevards. Vary the height and scale of site lighting components to relate to the pedestrian environment. Pole and fixture heights should be tallest (20’ plus) in areas associated with vehicular travel and should become progressively shorter in pedestrian focused areas. Typical pedestrian scaled poles/fixtures should be approximately 12’ to 14’ in height with bollard lighting approximately 3’ in height. Emphasize building entries, primary pedestrian circulation routes and intersections and crossings with vehicular travel. Appropriately illuminate signage and wayfinding system components to make information clearly legible at night. Avoid unnecessary light pollution by use of “cut-off” fixtures designed to prevent the upward cast of light where appropriate. Consider use of solar powered fixtures where appropriate to utilize natural resources efficiently. • • • • • • • • Consider ambient light generated by buildings in the design of site lighting systems to help prevent over lighting. Consider color rendition, energy consumption and long term maintenance when selecting light lamps. Differentiate pedestrian and vehicular circulation with different light lamp types such as mercury vapor and sodium vapor when practical as an effective way to further delineate these two modes of travel. Incorporate accent lighting to highlight special site features and create points of emphasis. • • • GATEWAY BUSINESS PARK M ASTER P l AN Appendix B : Master Plant l ist B-1 Appendix B : Master Plant List GATEWAY BUSINESS PARK MASTER P l AN Appendix B : Master Plant l ist B-2 TREES Botanical Name:Common Name: Cupressus macrocarpa Monterey Cypress Ligustrum lucidum Glossy Privet Magnolia solangiana Saucer Magnolia Magnolia stellata Star Magnolia Melaleuca quinquenervia Cajeput Tree Metrosideros excelsus New Zealand Christmas Tree Pinus eldarica Afghan Pine Pinus muricata Bishop Pine Pinus nigra Austrian Black Pine Pinus pinea Stone Pine Pittosporum eugenioides Tarata Pittosporum tenufolium Pittosporum Pittosporum undulatum Victorian Box Platanus acerfolia London Plane Tree Prunus cerasifera 'Krater Vesuvius' Flowering Plum Prunus lusitanica Portugal Laurel Prunus serrulata Japanese Flowering Cherry Pyrus calleryana 'Aristocrat' Redspire Pear Quercus agrifolia Coast Live Oak Sequoia sempervirens Coast Redwood Tristania conferta Brisbane Box SHRUBS: Botanical Name:Common Name: Acacia longifolia Syndey Golden Wattle Baccharis pilularis Prostrate Coyote Brush Berberis thunbergii 'Atropururea' Redleaf Japanese Buxus microphylla japonica Japanese Boxwood Ceanothus 'Joyce Coulter' NCN Ceanothus 'Ray Hartman' NCN Cistus spp.Rockrose Cotoneaster horizontalis Rock Cotoneaster Dodonaea viscosa Hopseed Bush Echium fastuosum Pride of Madeira Escallonia spp.Escallonia Ligustrum japonicum 'Texanum'Waxleaf Privet Mahonia aquifolium Oregon Grape Phormium tenax New Zealand Flax Pittosporum crassifolium Pittosporum Pittosporum tobira Tobira Raphiolepis indica India Hawthorn Rosmarinus officinalis Rosemary Salvia leucantha Mexican Bush Sage Teucrium fruticans Bush Germander Westringia rosmariniformis Coast Rosemary B.1 Master Plant List GATEWAY BUSINESS PARK M ASTER P l AN Appendix B : Master Plant l ist B-3 PERENNIALS & GRASSES: Botanical Name:Common Name: Agapanthus 'Queen Anne'Lily of the Nile Agapanthus 'Peter Pan'Lily of the Nile Erigeron spp.Fleabane Hemerocallis spp.Evergreen Daylilies Lantana spp.Lantana Lavandula dentata French Lavender Limonium perizii Sea Lavender Pennisetum setaceum Fountain Grass Salvia spp.Sage Seslaria autumnalis Autum Moor Grasss Stipa tenuissima Mexican Feather Grass GROUNDCOVERS & VINES Botanical Name:Common Name: Bergenia crassifolia Winter-Blooming Bergenia Clytostoma callistegoides violet trumpet vine Cerastium tomentosum Snow-in-Summer Distictus buccinatoria Blood Red Trumpet Vine Ficus pumila Creeping Fig Fragaria chiloensis Wild Strawberry Gazania 'Mitsuwa Yellow'Gazania Hedera helix English Ivy Juniperus conferta Shore Juniper Lonicera japonica 'Halliana'Halls Honeysuckle Ophiopogon japonicus Mondo Grass Parthenocissus quinquefolia Virginia Creeper Parthenocissus tricuspidata Boston Ivy Plumbago auriculata Cape Leadwort Pelargonium peltatum Ivy Geranium Rosa banksias Lady Banks' Rose Tecomaria capensis Cape honeysuckle Trachelospermum jasminoides Star Jasmine B-4 GATEWAY BUSINESS PARK D ESIGN GUIDE l INES GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-1Appendix C: Master Sign Program Exterior Site Sign System Hierarchy and Tenant Sign Guidelines GATEWAY BUSINESS PARK MASTER P l AN GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-3 Tenant Signage Guidelines Tenant Signage Guidelines C-20 Tenant Signtypes Overview C-21 Tenant Name Specifications - Building Application C-21 Skyline ID / Placement Specifications C-22 Eyebrow ID / Placement Specifications C-23 Tenant Signage Overview C-24 Tenant Signage Illumination Examples C-25 Occupant Branding ID C-26 Building ID, Single / Multi-tenant ID C-27 Table of Contents Exterior Site Sign System Heirarchy Overview C-4 Site Plan C-5 Exterior Site Sign System Hierarchy C-6 Site Branding C-6 Entry Identification and Regulatory Signage C-7 Wayfinding Signage C-8 Exterior Site Sign System Hierarchy Matrix C-9 Primary Project Branding Design C-12 Occupant Branding Identification Design C-14 Secondary Entry Identification Design C-15 Primary Wayfinding Device Design C-16 Vehicular Directional Design C-17 Pedestrian Directional Design C-18 Typography Specifications C-19 GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-4 OVERVIEW The Master Sign Program for the Gateway Business Park comprised of the Exterior Site Sign System and the Tenant Signage Guidelines has been developed to: • Provide a consistent framework and design vocabulary to the overall signage system to assist day to day users and visitors to navigate safely and efficiently within the campus and provide a consistent, high quality visual thread of Campus Brand Identity. • Provide general design intent of all signage system components and specific design direction and location intent for certain portions of the system. • Allow for simplified review and approval of future signage applications for sign elements consistent with these guidelines, especially those that have been designed at a higher level of detail. It should be noted, while not a governed part of the Gateway Business Park, the 180 and 200 Oyster Park buildings adjacent to Gateway Business Park will be carefully considered as to their approximation, impact and integration into the Gateway Business Park Master Sign Program. Every effort will be made for a seamless integration of both properties as it relates to Site Branding, Wayfinding, Facility identification and regulatory signage. Design Considerations: • Incorporate the character of the campus and observe consistency with the vision of The Gateway Master Plan. • Create a unique identity for Gateway Business Park and provide a unified appearance throughout the Campus. • Utilize a cohesive materials palette, color palette and typography. Materials chosen will be inspired from those provided within the landscape plan and surrounding the project architecture. Color palette and typography will be selected based upon the project’s Brand Identity. • Optimize sign placement and design for legibility during the day and night. lighting will play a roll in ensuring nighttime visibility for some of the major project identification sign types within the hierarchy. • Design so massing will be appropriate in scale to the surroundings and will integrate with other elements of the landscape design when applicable. Regulatory Considerations: • Standard Department of Transportation and California Building Code requirements will be met in the development of control and informational signage throughout the campus. • Fire safety and emergency codes are taken into account within the program. This will ensure a controlled, accessible and safe campus environment for all visitors, day-to-day users and emergency personnel. • The Gateway Specific Plan District and South San Francisco Municipal Code shall regulate a building tenant’s implementation of building mounted signage. There are a wide variety of signs required within the Gateway Business Park. The following Site Plan diagram illustrates the proposed locations of the sign program and is to be viewed in tandem with the text and graphics in this document. The proceeding pages outline the entire Program Sign Hierarchy and provide information regarding each sign type’s function, general location and description. GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-5 Primary Sign Locations Site Plan Park i n g S t r u c t u r e Par k i n g S t r u c t u r e Park i n g S t r u c t u r e Note: Building footprints indicated are conceptual and sign locations are approximate. GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-6 EXTERIOR HIERARCHY SITE BRANDING The primary function of Site Branding signage is to identify the Gateway Business Park from the street. It shall also serve to direct day-to-day users and visitors into the Gateway Business Park property. There are four types of Site Branding signage: A Primary Project Branding Device, located at the corner of Oyster Point and Gateway Blvd., shall identify the Gateway Business Park and integrate into a landscaped corner wall at this location. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots. Primary Entry Identification signs identify main points of entry into the Gateway Business Park. These elements will display the GGBP Brand, building address ranges, and possibly carry directional information and major tenant names. This sign type may integrate into a landscaped wall system. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots. Secondary Entry Identification signs identify secondary points of entry into the Gateway Business Park. These elements will display the GGBP Brand and any directional / informational copy. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots. Tertiary Entry Identification signs identify tertiary points of entry into the Gateway Business Park. These elements will display the GGBP Brand and directional / informational copy and are smaller in massing when compared to the Secondary Entry ID. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots. Example of Site Branding Signage GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-7 IDENTIFICATION The function of signage in the Identification category is to provide identification of a building’s address, occupant (including their brand), or use. There are six types of Identification signage: Address numbers are building mounted elements that are mounted in high visibility locations and provide information to day-to-day users, visitors, and safety personnel. There shall be building address numbers located on at least two sides of the building and shall be visible from the street or property entrance. Address numbers may be illuminated through the number’s face or back (halo). Garage Identification signage may be freestanding and/or building mounted. This sign identifies the parking structures and their use. The sign elements shall be located in a high visibility location interior to the property. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots. Service Bay Identification are relatively small identification signs to note service areas of the property and its buildings. This signtype shall not require any illumination other than ambient. The Tenant Sign Design Guidelines (page C-20) discuss requirements of individual building identification signage in detail. REGULATORY All regulatory signage consists of varying types of sign messages that meet government requirements. These signtypes control vehicular traffic, emergency procedures, regulate parking, and inform staff and visitors. Because of the vast array of sign messages, every effort shall be made to limit the sizes, shapes and colors of the sign forms. Sign posts and panels should meet the same design characteristics as all other sign categories. This signtype shall not require any illumination other than ambient. Some signs may be required to have reflectorized graphics by law. Example of Identification Signage Example of Regulatory Signage GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-8 WAYFINDING The function of Wayfinding Signage is to direct day-to-day users, visitors, and safety personnel to destinations within the Gateway Business Park. There are three types of Wayfinding signage: Primary Wayfinding Devices shall provide initial vehicular direction information at the Oyster Point and Gateway corner approach to the site by flanking both sides of the Primary Project Branding Device. The information carried shall be address ranges with appropriate direction arrows. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots. Vehicular Directionals may be freestanding or integrated wall systems that provide vehicular wayfinding information. The letterform heights shall be of a scale that is readable from a moving vehicle. These signs shall be placed at vehicle decision points throughout the interior of the property. This signtype shall not require any illumination other than ambient. A Pedestrian Directional/Directory may be a freestanding element that contains pedestrian wayfinding information. The letterform heights shall be of a scale that is readable from a pedestrian’s viewing distance and speed, or from standing directly in front. These signs shall be placed at pedestrian path decision points throughout the interior of the property. A map graphic may be included to provide a reader with an orientation plan. This signtype shall not require any illumination other than ambient. Example of Wayfinding Signage GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-9 Exterior Site Sign System Hierarchy - Gateway Business Park Sign Name Function Location Form/Massing Elevations Quantity Remarks What do we call it?What does it do?Where is it placed?What is its form?How many? Any special notations? Branding 1.Primary Project Branding Device B.01 Identifies Gateway Business Park Located at the Corner of Oyster Point and Gateway Blvd. 1Integrated into landscaped corner wall at Oyster Pt. and Gateway Boulevards 2.Primary Entry Identification B.02 Identifies Gateway Business Park. Displays the GBP Brand, building addresses, directional information and major tenants Located at Primary site entries 2Integrated into landscaped wall at primary site entries 3.Secondary Entry Identification B.03 Identifies Gateway Business Park. Secondary Entries Located at Secondary site entries 3 TBD 4.Tertiary Entry Identification B.04 Identifies Gateway Business Park. Tertiary Entries Located at Tertiary site entries 2 TBD The GNU Group 2/26/08 Exterior Site Sign System Hierarchy - Gateway Business Park Sign Name Function Location Form/Massing Elevations Quantity Remarks What do we call it?What does it do?Where is it placed?What is its form?How many? Any special notations? wayfinding 5.Primary Wayfinding Device DIR.01 Provides initial vehicular directional and wayfinding information at approach to site Flanking the sides of B.02 1Integrated into corner wall or landscape at Oyster Pt. and Gateway Boulevards 6.Vehicular Directional DIR.02 Provides vehicular directional and wayfinding information Placed at appropriate locations within property 5 TBD 7.Pedestrian Directional / Directory DIR.03 Provides pedestrian directional and wayfinding information Placed at appropriate locations within property 4 TBD The GNU Group 2/26/08 Page C-12-13 TBD Page C-16 Page C-17 Page C-18 Details Page C-12-13 TBD Specific Design Information GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-10 Exterior Site Sign System Hierarchy - Gateway Business Park Sign Name Function Location Form/Massing Elevations Quantity Remarks What do we call it?What does it do?Where is it placed?What is its form?How many? Any special notations? identification 8.Building Address Numbers ID.01 Provides Building Address Information Wall mounted elements on appropriate high visibility building locations, on both sides of building Min 2 / Bidg Will be clearly visible to fire safety and emergency personnel 9.Garage Identification ID.02 Identifies parking structures Wall mounted elements on appropriate high visibility parking garage locations Min 1/ Bldg TBD 10.Building ID (Single / Multi - Tenant) ID.03 Building Identification entry marker for Gateway Business Park buildings that displays the building address and major tenant information Located perpendicular near pedestrian walkway near entrance area to building TBDWill conform to S. SF and Gateway Specific Plan District codes 11.Building Mounted ID ID.04 Tenant Identification for Gateway Business Park buildings Wall mounted elements on appropriate high visibility building locations TBDWill conform to S. SF and Gateway Specific Plan District codes 12.Service Bay ID ID.05 Identifies Building Service BaysLocated at all Service Bay entries TBD TBD 180 PARKING The GNU Group 2/26/08 Page C-29 Page C-23-27 Details Specific Design Information TBD TBD TBD GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-11 Exterior Site Sign System Hierarchy - Gateway Business Park Sign Name Function Location Form/Massing Elevations Quantity Remarks What do we call it?What does it do?Where is it placed?What is its form?How many? Any special notations? regulatory 13.Visitor Parking Identification R.01 Identifies the specific parking stall as Visitor parking At each Visitor parking stall in vertical placement location TBD TBD 14.Accessible Parking Identification R.02 Identifies the specific parking stall as accessible At each accessible parking stall in vertical placement location TBD TBD 15.Van Accessible R.02(A) Identifies the specific parking stall as accessible or van accessible At each van accessible parking stall in vertical placement location TBD TBD 16.CVC Parking Regulation Sign R.03 Displays CVC required regulations Located at vehicular entries to parking areas TBD TBD 17.Garage Entry Code Signage R.04 Displays Code required information Located at vehicular entries to parking garages TBD TBD 18.Stop Sign R.05 Identifies a vehicular stop sign with a DOT compliant sign Located at main parking area entrances and throughout parking lot 5 TBD 19.Speed Limit Sign R.06 Provides Speed Limit information Located throughout parking areas 2 TBD 20.Pedestrian Crossing Sign R.07 Identifies Pedestrian crossing zones Located near all pedestrian crossing zones 4 TBD 21.Traffic info R.08 Provides vehicular exit information Located at restricted property exit points 4 TBD 22.Emergency Access Signage R.09 Identification marker for Emergency vehicle access only roadways Located at all Emergency vehicle access only entry points 4Will be clearly visible to fire safety and emergency personnel The GNU Group 2/26/08 Details Specific Design Information TBD TBD TBD TBD TBD TBD TBD TBD TBD TBD GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-12 Primary Project Branding GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-13 Date:Scale: © 2008 GNU Group. All rights reserved. Title: Sheet Index/Signtype: Loc: Project #:Drawn By: Revisions / Bulletins: Exterior Signage Program B.01 Primary Project Branding 07.03.2008As Noted 1.1 Not To Be Used for Fabrication South San Francisco, CA Keynotes: Program Location: CA.309.04DL <6I:L6N 7JH>C:HHE6G@ CONSTRUCTION INTENT (90%) 7JH>C:HHE6G@ 2' - 6 " 10 " Primary Letterforms Frosted 1/8” acrylic faces with 1’-0” deep fabricated aluminum returns & back painted to match P2 Internally illuminated thru frosted translucent face TBD 1 3 PRIMARY LETTERFORMS – FRONT VIEW Scale: 1/4” = 1’-0” 2 SECONDARY LETTERFORMS – FRONT VIEW Scale: 1/4” = 1’-0” SIDE VIEW w/ WALL SECTION Scale: 1/4” = 1’-0” Secondary Letterforms 2” thk dimensional letterforms, mechanically fastened to sign panel painted to match P3, illuminated by wall wash behind TBD Mounting TBD by final wall system design Mounting TBD by final wall system design Lighting TBD Wall system by others (shown for example only) 1” deep inset by Landscape Architect TBD Secondary letterforms DIR.01 Directional panel Primary letterforms 1. 08.22.08 AD1'-0" 5" Primary Project Branding GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-14 Date:Scale: © 2008 GNU Group. All rights reserved. Title: Sheet Index/Signtype: Loc: Project #:Drawn By: Revisions / Bulletins: Exterior Signage Program B.05 Occupant Branding Identification As Noted 5.0 Not To Be Used for Fabrication South San Francisco, CA Keynotes: Program Location: CA.309.04DL <6I:L6N 7JH>C:HHE6G@ CONSTRUCTION INTENT (90%) <6I:L6N 07.03.2008 1. Field verify prior to fabrication. 2. Fabricator shop drawing required prior to release of job. 3. Tenant logo shown for example only. 4. Power requirements per fabricator specifications 3' - 6 1 / 2 " Primary Letterforms 1” thk dimensional letter forms painted to match P1 mechanically fastened to Sign Face (”G” letter firm base, ground flat) Secondary Letterforms 1/4” thk dimensional letterforms, mechanically fastened to sign panel painted to match P3 Sign Face 1/8” thk aluminum panel attached to 1” square extrusion all sides painted to match P1 Rule Line 1/2” rule lines painted to match P2 Spacers 1” diameter metal spacers painted to match P1 w/ rubber bushings Tenant Graphic Area First surface vinyl application, (Size & Color as per Tenant Sign Guidelines) SEE SHEET 5.1 FOR LAYOUT SPECS Base Fabricated aluminum base painted to match P1 (must be tamper proof side access door for electrical servicing) Natural Stone Detail (Optional) Material and Shape TBD, Fabricated base built out with 1” inset to accept stone detail Backer Panel 1” thk frosted acrylic sheet, mechanically fastened to base edge lit from below Footing Direct burial in ground set with concrete per Fabricator engineering specifications 1 1/8"1 1/8"1" 1 3/4"1 3/4" 2"2" 6 3/4" 1/4"1/4" 1. 08.22.08 AD 1 2FRONT VIEW Scale: 3/4” = 1’-0” 3 PLAN VIEW Scale: 3/4” = 1’-0” SIDE VIEW Scale: 3/4” = 1’-0” 4'-0" 6' - 0 " 5' - 0 " 4" 2 1 / 2 " 1/ 2 " 1/ 2 " 1' - 6 3 / 4 " Occupant Branding Identification GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-15 Date:Scale: © 2008 GNU Group. All rights reserved. Title: Sheet Index/Signtype: Loc: Project #: Drawn By: Revisions / Bulletins: Exterior Signage Program B.03 Secondary Entry Identification 07.03.2008As Noted 3.0 Not To Be Used for Fabrication South San Francisco, CA Keynotes: Program Location: CA.309.04DL <6I:L6N 7JH>C:HHE6G@ 1. Field verify prior to fabrication. 2. Fabricator shop drawing required prior to release of job. 3. Copy shown for placement only. 4. Power requirements per fabricator specifications CONSTRUCTION INTENT (90%) 1. 08.22.08 AD <6I:L6N 180-200 1234-1999 1 2FRONT VIEW Scale: 3/4” = 1’-0” 3 PLAN VIEW Scale: 3/4” = 1’-0” SIDE VIEW Scale: 3/4” = 1’-0” Copy & Arrows First surface V1 vinyl application (Typeface 1) SEE SHEET 5.1 FOR LAYOUT SPECS 4'-0" 6' - 0 " 5' - 0 " 4" 2 1 / 2 " 6" A r r o w s 5" C o p y 1/ 2 " 1' - 6 3 / 4 " 3' - 6 1 / 2 " Primary Letterforms 1” thk dimensional letter forms painted to match P1 mechanically fastened to Sign Face (”G” letter firm base, ground flat) Secondary Letterforms 1/4” thk dimensional letterforms, mechanically fastened to sign panel painted to match P3 Sign Face 1/8” thk aluminum panel attached to 1” square extrusion all sides painted to match P1 Rule Line 1/2” rule lines painted to match P2 Spacers 1” diameter metal spacers painted to match P1 w/ rubber bushings Base Fabricated aluminum base painted to match P1 (must be tamper proof side access door for electrical servicing) Natural Stone Detail (Optional) Material and Shape TBD, Fabricated base built out with 1” inset to accept stone detail Backer Panel 1” thk frosted acrylic sheet, mechanically fastened to base edge lit from below Footing Direct burial in ground set with concrete per Fabricator engineering specifications 1 1/8"1 1/8"1" 1 3/4"1 3/4" 2"2" 6 3/4" 1/4"1/4" Secondary Entry Identification GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-16 Date:Scale: © 2008 GNU Group. All rights reserved. Title: Sheet Index/Signtype: Loc: Project #:Drawn By: Revisions / Bulletins: Exterior Signage Program DIR.01 Primary Wayfinding Device 07.03.2008As Noted 1.2 Not To Be Used for Fabrication South San Francisco, CA Keynotes: Program Location: CA.309.04DL <6I:L6N 7JH>C:HHE6G@ CONSTRUCTION INTENT (90%) 180 – 200 Oyster Point Blvd. 11'-10" 1' - 3 " 9" A r r o w s 5 1 / 2 " 5"5" 3 SIDE VIEW w/ WALL SECTION Scale: 1/4” = 1’-0” 1 2DIR.01 PANEL – FRONT VIEW Scale: 1/2” = 1’-0” SIDE VIEW Scale: 1/2” = 1’-0” Lighting TBD Wall system by others (shown for example only) 1” deep inset by Landscape Architect B.01 Directional panel B.01 Copy & Arrows First surface applied custom graphics to match V2 (copy & arrow) (Typeface 1) Installation Stud mounted to terracing. (Landscape architect to provide appropriate recessed installation area.) Sign Panel 1/8” thk aluminum panel painted to match P3 or metallic to match with wall 1. 08.22.08 AD 1. Components/materials dependent upon landscape design. 2. 08.25.08 AD 1'-0" 5" Primary Wayfinding Device GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-17 Date:Scale: © 2008 GNU Group. All rights reserved. Title: Sheet Index/Signtype: Loc: Project #: Drawn By: Revisions / Bulletins: Exterior Signage Program ID.06 Vehicular Directional 07.03.2008As Noted 8.0 Not To Be Used for Fabrication South San Francisco, CA Keynotes: Program Location: CA.309.04DL <6I:L6N 7JH>C:HHE6G@ 1. Field verify prior to fabrication. 2. Fabricator shop drawing required prior to release of job. 3. Copy shown for placement only. 4. Power requirements per fabricator specifications CONSTRUCTION INTENT (90%) 1. 08.22.08 AD 180-200 PARKING 1234-1999 2' - 3 3 / 4 " 1 2FRONT VIEW Scale: 3/4” = 1’-0” 3 PLAN VIEW Scale: 3/4” = 1’-0” SIDE VIEW Scale: 3/4” = 1’-0” 1 1/8"1 1/8"1" 1 3/4"1 3/4" 4' - 6 " 4' - 2 " 2'-10" 1' - 3 " 4 3 / 4 " A r r o w s 3" C o p y 1/ 2 " ±2"±2" 6 3/4" Copy & Arrows First surface V1 vinyl application (Typeface 1) SEE SHEET 8.1 FOR LAYOUT SPECS Sign Face 1/8” thk aluminum panel attached to 1” square extrusion all sides painted to match P1 Rule Line 1/2” rule lines painted to match P2 Spacers 1” diameter metal spacers painted to match P1 w/ rubber bushings Base Fabricated aluminum base painted to match P1 (must be tamper proof side access door for electrical servicing) Natural Stone Detail (Optional) Material and Shape TBD, Fabricated base built out with 1” inset to accept stone detail Backer Panel 1” thk frosted acrylic sheet, mechanically fastened to base edge lit from below Footing Direct burial in ground set with concrete per Fabricator engineering specifications Vehicular Directional GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-18 Date:Scale: © 2008 GNU Group. All rights reserved. Title: Sheet Index/Signtype: Loc: Project #: Drawn By: Revisions / Bulletins: Exterior Signage Program ID.07 Pedestrian Directional As Noted 9.0 Not To Be Used for Fabrication South San Francisco, CA Keynotes: Program Location: CA.309.04DL <6I:L6N 7JH>C:HHE6G@ 07.03.2008 1. Field verify prior to fabrication. 2. Fabricator shop drawing required prior to release of job. 3. Copy shown for placement only. 4. Power requirements per fabricator specifications CONSTRUCTION INTENT (90%) 1. 08.22.08 AD 1234–1999 180–200 GARAGE 1 2FRONT VIEW Scale: 3/4” = 1’-0” 3 PLAN VIEW Scale: 3/4” = 1’-0” SIDE VIEW Scale: 3/4” = 1’-0” Campus Map First surface Full Color Digital print application (Final Graphics TBD) 4' - 5 1 / 2 " 6 3/4" Copy & Arrows First surface V1 vinyl application (Typeface 1) SEE SHEET 9.1 FOR LAYOUT SPECS Sign Face 1/8” thk aluminum panel attached to 1” square extrusion all sides painted to match P1 Rule Line 1/2” rule lines painted to match P2 Spacers 1” diameter metal spacers painted to match P1 w/ rubber bushings Base Fabricated aluminum base painted to match P1 (must be tamper proof side access door for electrical servicing) Natural Stone Detail (Optional) Material and Shape TBD, Fabricated base built out with 1” inset to accept stone detail Backer Panel 1” thk frosted acrylic sheet, mechanically fastened to base edge lit from below Footing Direct burial in ground set with concrete per Fabricator engineering specifications 1 1/8"1 1/8"1" 1 3/4"1 3/4" 6' - 8 " 6' - 4 1 / 4 " 1'-8" 2" 3 1 / 2 " 11 3 / 4 " 1'-6" 1'-6" CL ±2"±2" 1' - 3 " 1/ 2 " Pedestrian Directional GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-19 Date:Scale: © 2007 GNU Group. All rights reserved. Title: Sheet Index/Signtype: Loc: Project #:Drawn By: Revisions / Bulletins: Interior Signage Program TypographySpecifications 07.03.2008As Noted A.0 CONSTRUCTION INTENT (90%) NotTo BeUsedforFabrication Keynotes: Program Location: CA.309.04DL South SanFrancisco, CA GATEWAY BUSINESSPARK TYPOGRAPHY FABRICATION NOTES/AGREEMENT STEP 1: All drawings contained herein by GNU Group are strictly for demonstra- tion of construction intent and are expressly not for the fabrication of any signs. Fabricator is to interpret, engineer, and provide fabrication “shop” drawings, based on the design requirements demonstrated within this document. GNU Group is not responsible for dimensional miscalculations, and shall be notified of any such deviations in measurements. STEP 2: Fabricator shall submit fabrication drawings to GNU Group for review prior to any fabrication of signage. STEP 3: Any messages illustrated within this document are for typical position and dimension only. Reviewed and approved copy lists shall be provided to fabricator by GNU Group. This copy list shall indicate all messages contained within the physical signage product. STEP 4: GNU Group shall provide electronic artwork (Native Illustrator CS or EPS files) for one of each signtype demonstrated in this document. The electronic artwork shall be of full, half, or quarter scale, depending on scale of sign and limitations in software. Fabricator may be required to adjust any artwork to maintain required dimensions. STEP 5: Fabricator shall provide accurate schedule of fabrication and product shipments. Fabricator must notify GNU Group, in writing, of any deviation of fabrication or shipping schedules, prior to schedule change. TYPEFACE 1 Century Gothic Regular PROJECT LOGOTYPE TYPEFACE 2 Century Gothic Bold ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz 0123456789 TYPEFACE 3 Helvetica Bold Condensed ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz 0123456789 ABCDEFGHIJKLMNOPQRSTUVWXYZ abcdefghijklmnopqrstuvwxyz 0123456789 Typography Specifications The following typography specifications apply to all signage in the Master Sign Program. The preceding sign graphics (pages C-12 through C-20) contain references to each typeface and are called out as: Typeface 1, Typeface 2, and Typeface 3. GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-20 The Tenant Sign Guidelines (TSG) for Gateway Business Park is a controlled signage and graphics program. These guidelines describe the types of signs allowed and their criteria: • All signs located at Gateway Business Park must conform to the Gateway Business Park TSG and to the City of South San Francisco Ordinance and Gateway Specific Plan Guidelines. • Signs are for the purpose of displaying the Gateway Business Park brand name and the name or symbol of business or busi nesses occupying the site. These signs shall not be used for advertising of product, services, or job openings. All signage is subject to City of South San Francisco approval. No signs, advertisements, notices or other lettering shall be exhibited, in scribed, painted or affixed on any part of a sign except lettering and/or graphics which have received prior written approval. • Any reference herein to the word Occupant (sometimes referred to as Tenant) or Owner shall be construed to include any Owner or Occupant or any single building or portion of a building under the terms of office ownership as established by the developer. Any reference to the developer as it pertains to these criteria shall mean Chamberlin Associates or its succes sors. City shall mean City of South San Francisco. • All building mounted signage shall be constructed and installed at the sole expense of the Occupant. • All sign bolts, fasteners, sleeves and clips shall be hot dipped galvanized iron, stainless steel, aluminum or brass. Black iron material of any type will not be permitted. • Animated, moving, flashing, or sound–emitting signs are prohibited. • Exposed fluorescent and incandescent illumination is prohibited. • No labels shall be permitted on the exposed surfaces of signs except those required by local ordinances. Those required shall be applied in an inconspicuous location. • Any penetration of the building skin or structure required for sign installation shall be neatly sealed in a watertight condition. • No exposed tubing, conduit or raceway will be permitted. All conductors, transformers and other equipment shall be concealed. • All electrical sign components shall bear the U l label. • All signs shall conform to both the Uniform Building Code and the National Electrical Code. • All signage shall be located outside of city’s required clear viewing triangle. • Tenant shall bear all liability and responsibility for the operation of their selected sign contractor. • Upon end of lease, tenant shall be responsible for sign removal and paint patch and repair of building facade. This document provides guidelines in addition to the requirements outlined in Title 20 of the Zoning Ordinance of the City of South San Francisco, as well as Chapter 20.57, Gateway Specific Plan District. TENANT SIGN GUIDELINES GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-21 COMPONENTS The Gateway Business Park Tenant Sign Guidelines regulate the following four (4) tenant identification opportunities/sign types: BUIlDING MOUNTED, SKYlINE ID High-visibilty sign placed near the roofline of a building. The sign size and location promotes awareness beyond the project site while considering the visual impact on the surrounding environment. BUILDING MOUNTED, EYEBROW ID (RETAIL-ORIENTED) Medium-visibilty sign placed at top of building arcade level. The sign size and location promotes awareness within the project site, but at greater distances. OCCUPANT BRANDING ID A freestanding monument, or landscape wall, identifying the specific building’s major tenant(s) for street-level viewing beyond the project site. BUIlDING ID, SINGlE / MU lTI-TENANT ID A freestanding monument identifying the building’s address and sin- gular or multi-tenant listings for pedestrian-level viewing within the project site. TENANT SIGNTYPES OVERVIEW AllOWAB lE TENANT SIGNAGE MOUNTED ON BUIl DING SKYl INE Any tenant who occupies the specified minimum of the build- ing’s leasable floor space has the opportunity to establish their identity on a high-visibilty portion of the building as reflected on the following pages. Typically, the identity is located near the roof line of the building for a high level of exposure. QUALIFIERS: When a tenant occupies a minimum of thirty-five percent (35%) of the leasable floor space, one (1) building-mounted sign shall be permitted. The sign location will be determined by Owner or Owner’s agent and will most likely not be the dominant street- front elevation unless occupant is the largest occupant in the building. When a tenant occupies a minimum of seventy-five percent (75%) of the leasable floor space, two (2) building-mounted signs shall be permitted including the dominant street-front elevation. AllOWAB lE TENANT SIGNAGE MOUNTED ON BUIl DING EYEBROW A retail-oriented tenant has available an opportunity to place a name on the building perimeter within the arcade for modest level of exposure to the interior of the site. QUALIFIERS: When a retail-oriented tenant occupies a minimum of thirty-five percent (35%) of the leasable floor space of building, one (1) building-mounted eyebrow sign may be considered for use. TENANT NAME SPECIFICATIONS – BUILDING APPLICATION GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-22 SKYLINE ID / PLACEMENT SPECIFICATIONS Size: • Overall area of the Tenant’s Identity shall not exceed 100 square feet. • logo and type length not to exceed 25 feet. • Sign heights may vary based on logo proportions. Sign edges shall not encroach within 12 inches of any windows, or any verti- cal building edges. Sign edges may not project beyond the buiulding’s roof line. Fabrication: • Fabricated metal form, painted to match appropriate corporate colors. See General Requirements section for additional specifica- tions. XYZ Technologies Option 1 Option 2 XYZ Technologies Typical Building Elevation – May not reflect current elevation • logotype to be mounted to architectural mounting system and shall not project more than 12 inches from that system’s surface. Illumination: • logotype may be face-lit or halo lit. logo illumination may only be white. Placement: • Placement of occupant signage on building façade to be desig- nated by property owner. • No part of sign shall be less than 12 inches from any building edge. ONE OR TWO TENANT APPlICATION GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-23 Size: • Overall area of Tenant name not to exceed 22 square feet. • Overall Tenant name length not to exceed 15 feet • Project Typeface Century Gothic, height not to exceed 18 inches Fabrication: • Flat cut-out metal letterforms and panel, painted to match project colors. See General Requirements section for additional specifi- cations. • letterforms to be mounted on panel and to be suspended from soffit and shall not project more than 2 inches from panel. Typical Building Elevation – May not reflect current elevation Tenant 6Tenant FiveTenant 4Tenant ThreeTenant TwoXYZ Technologies EYEBROW ID / TENANT NAME PLACEMENT SPECIFICATIONS Illumination: • Ambient lighting from building Placement: • located around the perimeter of the building above the arcade. • No part of sign shall be less than 8 inches from any building edge. EYEBROW TENANT LOGOS (LOWER LEVEL ON BUILDING - ONLY FOR RETAIL-ORIENTED TENANTS) GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-24 TENANT SIGNAGE OVERVIEW CAlCUlATING SIGNAGE AREA The size of a tenant’s identification will be calculated when it is applied to the building mounted opportunities outlined on the Site Plan (page C-5). The signage area calculation is based on the overall width multiplied by the overall height. For example, if a tenant’s identification is 3 feet wide and 1 foot high, overall, then the sign area is 3 square feet. ABC Company Co p r o a t e L e t t e r i n g He i g h t Logo Length Corporate Lettering Length Lo g o H e i g h t Ov e r a l l L o g o t y p e H e i g h t ( U s e d i n C a l c u l a t i n g S q u a r e F o o t a g e ) Overall Logotype Length (Used in Calculating Square Footage) ABC Company Co p r o a t e L e t t e r i n g He i g h t Ov e r a l l L o g o t y p e H e i g h t ( U s e d i n C a l c u l a t i n g S q u a r e F o o t a g e ) Overall Logotype Length (Used in Calculating Square Footage) The calculation is based on the overall area needed to ac com - modate a logo. This means all negative space within the logo and letterforms are included in the square foot calculation. Logo with Letterforms and Logo “Bug” GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-25 Daylight Appearance ABC Company ABC Company ABC Company Illumination Type 2: Halo litIllumination Type 1: Face-lit TENANT SIGNAGE ILLUMINATION EXAMPLES GATEWAY BUSINESS PARK MASTER P l AN Appendix C : Master Sign Program C-26 OCCUPANT BRANDING ID Size: • Spaces available for 1 to 3 tenants. • Logo area not to exceed 6 square feet on one tenant configura- tion, 1.1 square feet on multi-tenant configuration. • Overall logotype length not to exceed 38 inches. • One tenant on sign - When a tenant occupies a minimum of fifty-one percent (51%) of the leasable floor space, a one tenant sign option shall be permitted. Multiple tenants on sign - When a tenant occupies a minimum of thirty-three per cent (33%) of the leasable floor space, the top three lease able floor space Occupants shall share a multiple tenant sign. <6I:L6N XYZ Industries <6I:L6N 7JH>C:HHE6G@ A B <6I:L6N XYZ Industries <6I:L6N 7JH>C:HHE6G@ A B One tenant on sign Multiple tenants on sign Fabrication: • (A) Applied vinyl to aluminum panel, color to match project color • (B) Envelope max for tenant identification, larger space available for single building tenant. Illumination: • lit by the sign cabinet’s ground-level spot lamps. Placement: • Monument Signs will be located so as to provide effective pedes- trian exposure enroute to or at building entries. TENANT NAME SPECIFICATIONS GATEWAY BUSINESS PARK M ASTER P l AN Appendix C : Master Sign Program C-27 BUILDING ID, SINGLE / MULTI-TENANT ID Size: • lettering cap height not to exceed 3.5”. • Overall tenant copy length not to exceed 16 characters, or 38 inches. Fabrication: • (A) Applied vinyl to aluminum panel, color to match project color • (B) Envelope max for tenant identification ABC Company Industries XYZ Development A B Illumination: • lit by the sign cabinet’s ground-level spot lamps. Placement: • Sign cabinet is typically positioned near building main entrance on the interior of the site. TENANT NAME SPECIFICATIONS Gateway Business Park South San Francisco, CA Buildings 1000 & 800 02/15/13 Gateway Business Park South San Francisco, CA Buildings 1000 & 800 02/15/13 1 04-10-13 RE-SUBMITTAL 0 02-15-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com 20120226 02-25-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 E S//P C-101 0 RECORD BOUNDARY JWD HH 1 04-10-13 RE-SUBMITTAL 0 02-15-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com 20120226 02-25-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 E S//P C-201 0 EXISTING CONDITIONS JWD HH 1 04-10-13 RE-SUBMITTAL 0 02-15-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com 20120226 02-25-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 E S//P C-301 0 PROPOSED GRADING PLAN JWD JRK 1 04-10-13 RE-SUBMITTAL 0 02-15-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com 20120226 02-25-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 E S//P C-401 0 PROPOSED DRAINAGE AND STORMWATER TREATMENT PLAN JWD JRK Oyster Point Boulevard Gat e w a y B o u l e v a r d Bldg 180 Bldg 200 Bldg 900 Bldg 850 Bldg 1000 Bldg 800 Bldg 750 Bldg 700 Area of Phase 1 Work N EXISTING SITE PLAN NOTE: For site statistics information please refer to cover sheet. 160’0’40’80’ L-101 1”=80’ @ 24x36 1”=160’ @ 12x18 Kaiser 0 04-10-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com LRC KK 0 12551-00 04-10-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 MASTER PLANNING LANDSCAPE ARCHITECTURE 1045 SANSOME STREET - STUDIO 321 SAN FRANCISCO, CA 94111 P/415.956.4472 F/415.956.4522 kenkaysf.com KEN KAY ASSOCIATES Oyster Point Boulevard Gat e w a y B o u l e v a r d Proposed 1000 A Proposed 800 Amenity Bldg Pro- posed 1000 BFuture accessible route to adjacent Gateway Boulevard right-of-way and transit connections EXISTING SITE PLAN AND PHASE 1 AREA L-201 Area of Phase 1 Work N 160’0’40’80’ 1”=80’ @ 24x36 1”=160’ @ 12x18 New Adjusted Property Line Boundary Existing Bldg 180 Existing Bldg 200 Existing Kaiser Existing Bldg 900 Existing Bldg 850 Existing Bldg 750 Existing Bldg 700 0 04-10-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com LRC KK 0 12551-00 04-10-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 MASTER PLANNING LANDSCAPE ARCHITECTURE 1045 SANSOME STREET - STUDIO 321 SAN FRANCISCO, CA 94111 P/415.956.4472 F/415.956.4522 kenkaysf.com KEN KAY ASSOCIATES Existing Bldg 180 Existing Bldg 200 Future Bldg Future Bldg Fut u r e Park i n g G a r a g e Fu t u r e Par k i n g G a r a g e Fu t u r e Par k i n g G a r a g e Eccle s A v e . Phase 1 Area within Gateway Master Plan Future Bldg Future Bldg Future Bldg Oyster Point Boulevard Gat e w a y B o u l e v a r d PROPOSED MASTER PLAN AND PHASE 1 AREA L-202 N 160’0’40’80’ 1”=80’ @ 24x36 1”=160’ @ 12x18 Existing Kaiser Proposed 1000 A Proposed 800 Amenity Bldg Pro- posed 1000 B 0 04-10-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com LRC KK 0 12551-00 04-10-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 MASTER PLANNING LANDSCAPE ARCHITECTURE 1045 SANSOME STREET - STUDIO 321 SAN FRANCISCO, CA 94111 P/415.956.4472 F/415.956.4522 kenkaysf.com KEN KAY ASSOCIATES ExisTiNG BuiLdiNG 180 ExisTiNG BuiLdiNG 750 Legend Central Feature Tree grove within stepped planter walls. Vehicular Circulation & Drop-off Circular drive with drop-off area. Bollards delineate route. Bollards along plaza drive defining vehicular zone, plaza drive to be curbless with minimum width 14 feet. Fire truck accessibility. Removable Bollards (Lighting) Trees in Planters at Entry Outdoor Dining & Breakout Space Covered area that contains tables and chairs with umbrellas. Raised Landscape Planter Walls Special Paving at Plaza Accent bands from entry drive through plaza to primary building entry and the Amenity Building. Raised Plaza Plaza space with tables, chairs, and movable furniture, protected from the wind by layers of bamboo and trees. Terraced Seatwalls and Planting Bamboo Wind Screens Special Paving at Pedestrian Spine / EVA Route Accent paving pattern along primary pedestrian and EVA route. Landscape and Passive Garden Spaces decomposed granite paths with benches and informal seating areas. Landform at Amenity Building Grassy sloped plane meeting the Amenity Building. Emergency Vehicle Access Lane Connecting from 180 Oyster Point Boulevard to existing parking drive at Existing Building 750. Minimum width 20 feet clear with mountable curb at Central Feature. Bamboo Grove Garden path through bamboo in ornamental pots. Entry Sequence at Intersection Project signage, feature trees, landforms sloping towards the building and pedestrian staircase and ramp frame view to Atrium entry. Signage at Entry from Oyster Point Blvd. ADA Route AdA access from shuttle stop along Gateway Boulevard. Proposed New Shuttle Stop Pedestrian Connection Linking to existing circulation at 180 Oyster Point. Temporary Use Area of temporary landscape or interim surface parking. Pedestrian Connection to Existing Street Frontage Circulation Bioretention Zones Planting Zone at Existing Parking Areas Pedestrian-Scale Lighting PROPOsEd 1000 A PROPOsEd 1000 B ExisTiNG BuiLdiNG 900 17 OYsTER POiNT BOuLEVARd GA T E W A Y B O uLE V A R d PROPOsEd 800 AMENiTY BLdG LOAdiNG dOCK LOAdiNG dOCK L-301 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 16 23 23 18 23 2319 22 23 21 3 23 13 6 12 14 7 118 10 9 5 6 6 7 6 36 12 6 2 7 7 4 2 1 15 15 14 20 24 24 N 80’0’20’40’ 1”=40’ @ 24x36 1”=80’ @ 12x18 NOTE: irrigation system shall we weather-responsive, automatic control, and be comprised of drip, bubblers, subsurface, and low-flow spray. 25 25 25 25 ExisTiNG BuiLdiNG 850 Limit of Parking Garage Below New Adjusted Property Line Boundary Area of Phase 1 Work 0 04-10-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com LRC KK 0 12551-00 04-10-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 MASTER PLANNING LANDSCAPE ARCHITECTURE 1045 SANSOME STREET - STUDIO 321 SAN FRANCISCO, CA 94111 P/415.956.4472 F/415.956.4522 kenkaysf.com KEN KAY ASSOCIATES SCHEMATIC LANDSCAPE PLAN ZONE 1: ENTRY & STREET FRONTAGE Botanical Name:Common Name: TREEs: Acer palmatum Japanese Maple Arbutus ‘Marina’NCN Cupressus macrocarpa Monterey Cypress Fraxinus angustifolia ‘Raywood’Raywood Ash Fraxinus udei Evergreen Ash Leptospermum scoparium New Zealand Tea Tree Melaleuca quinquenervia Cajeput Tree Metrosideros excelsa New Zealand Christmas Tree Populus nigra ‘italica’Lombardy Poplar Pyrus calleryana ‘Aristocrat’Aristocrat Pear Tristania conferta Brisbane Box sHRuBs: Buxus microphylla japonica Japanese Boxwood Ceanothus griseus horizontalis Carmel Creeper Cotoneaster horizontalis Rock Cotoneaster Phormium tenax New Zealand Flax Rhaphiolepis indica indian Hawthorn Rosmarinus officinalis Rosemary PERENNiALs & GRAssEs: Erigeron spp. Fleabane Festuca rubra Red Fescue Hemerocallis spp.Evergreen daylillies Juncus patens California Gray Rush Lantana spp. Lantana Lavandula dentata French Lavender sesleria autumnalis Autumn Moor Grass GROuNdCOVERs & ViNEs: Cerastium tomentosum Violet Trumpet Vine Ophiopogon japonicus Mondo Grass Trachelospermum jasminoides star Jasmine ZONE 2: PLAZA & ENTRY ZONE TREEs: Acer palmatum Japanese Maple Bambusa spp.Timber Bamboo Ginkgo biloba Maidenhair Tree Magnolia soulangeana saucer Magnolia Quercus agrifolia Coast Live Oak Pyrus calleryana ‘Redspire’Redspire Pear schinus terebinthefolius Brazilian Pepper Tree sHRuBs: Ceanothus griseus horizontalis Carmel Creeper Cotoneaster horizontalis Rock Cotoneaster Echium fastuosum Pride of Madeira Phormium tenax New Zealand Flax Rosmarinus officinalis Rosemary PERENNiALs & GRAssEs: Clivia miniata Clivia Festuca rubra Red Fescue Hemerocallis spp. Evergreen daylillies Lantana spp. Lantana Lavandula dentata French Lavender Limonium perezii sea Lavender Nassela tenuissima Mexican Feather Grass Pennisetum setaceum Fountain Grass sesleria autumnalis Autumn Moor Grass GROuNdCOVERs & ViNEs: Bergenia crassifolia Winter-Blooming Bergenia Clytostoma callistegioides Violet Trumpet Vine Cerastium tomentosum snow-in-summer distictis buccinatoria Blood-Red Trumpet Vine Ophiopogon japonicus Mondo Grass ZONE 3: GARDEN SPACES & LANDFORM TREEs: Bambusa spp.Timber Bamboo Ginkgo biloba Maidenhair Tree Magnolia stellata star Magnolia Quercus agrifolia Coast Live Oak Prunus x yedoensis ‘Akebono’Akebono Flowering Cherry salix babylonica Weeping Willow sHRuBs: Berberis thunbergii ‘Atropurpurea’ Redleaf Japanese Barberry Carissa macrocarpa Natal Plum Cistus spp. Rockrose Cotoneaster horizontalis Rock Cotoneaster Mahonia aquifolium Oregon Grape PERENNiALs & GRAssEs: Clivia miniata Clivia Lavandula dentata French Lavender Limonium perezii sea Lavender Pennisetum setaceum Fountain Grass sesleria autumnalis Autumn Moor Grass GROuNdCOVERs & ViNEs: Armerica maritima Common Thrift Ficus pumila Creeping Fig Fragaria chiloensis Beach strawberry Ophiopogon japonicus Mondo Grass Parthenocissus tricuspidata Boston ivy sedum spp.sedum ZONE 4: ENTRY AT 180/200 OYSTER POINT Botanical Name:Common Name: TREEs: Arbutus ‘Marina’NCN Cupressus macrocarpa Monterey Cypress Fraxinus angustifolia ‘Raywood’Raywood Ash Fraxinus udei Evergreen Ash Pyrus calleryana ‘Aristocrat’Aristocrat Pear sHRuBs: Ceanothus griseus horizontalis Carmel Creeper Cotoneaster horizontalis Rock Cotoneaster PERENNiALs & GRAssEs: Erigeron spp.Fleabane Festuca rubra Creeping Red Fescue Hemerocallis spp. Evergreen daylilies Lantana spp. Lantana Limonium perezii sea Lavender Pennisetum setaceum Fountain Grass sesleria autumnalis Autumn Moor Grass GROuNdCOVERs & ViNEs: Clyostoma callistegioides Violet Trumpet Vine distictis buccinatoria Blood-Red Trumpet Vine Myoporum parvifolium Myoporum Ophiopogon japonicus Mondo Grass Parthenocissus tricuspidata Boston ivy ZONE 5: TEMPORARY PLANTING TREEs: Bambusa spp.Timber Bamboo Pinus muricata Bishop Pine Populus nigra ‘italica’ Lombardy Poplar sHRuBs: Pittosporum tobira Tobira GROuNdCOVERs & ViNEs: Festuca rubra Red Fescue Ficus pumila Creeping Fig Juncus patens California Gray Rush Ophiopogon japonicus Mondo Grass Parthenocissus tricuspidata Boston ivy Trachelospermum jasminoides star Jasmine OYsTER POiNT BOuLEVARd GA T E W A Y B O uLE V A R d 3 5 2 1 4 1 2 4 3 5 SCHEMATIC PLANTING PLAN L-401 N 80’0’20’40’ 1”=40’ @ 24x36 1”=80’ @ 12x18 ExisTiNG BuiLdiNG 180 ExisTiNG BuiLdiNG 750 PROPOsEd 1000 A PROPOsEd 1000 B ExisTiNG BuiLdiNG 900 PROPOsEd 800 AMENiTY BLdG ExisTiNG BuiLdiNG 850 0 04-10-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com LRC KK 0 12551-00 04-10-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 MASTER PLANNING LANDSCAPE ARCHITECTURE 1045 SANSOME STREET - STUDIO 321 SAN FRANCISCO, CA 94111 P/415.956.4472 F/415.956.4522 kenkaysf.com KEN KAY ASSOCIATES Botanical Name:Common Name: TREES Acer palmatum Japanese Maple Agonis flexuosa Peppermint Willow Arbutus ‘Marina’NCN Bambusa spp.Timber Bamboo Cedrus deodara deodar Cedar Cupressus macrocarpa Monterey Cypress Fraxinus angustifolia ‘Raywood’ Raywood Ash Fraxinus udei Evergreen Ash Ginkgo biloba Maidenhair Tree Leptospermum scoparium New Zealand Tea Tree Magnolia soulangeana saucer Magnolia Magnolia stellata star Magnolia Melaleuca quinquenervia Cajeput Tree Metrosideros excelsa New Zealand Christmas Tree Pinus eldarica Afghan Pine Pinus parviflora Japanese White Pine Pinus muricata Bishop Pine Platanus acerfolia London Plane Tree Populus nigra ‘italica’Lombardy Poplar Prunus x yedoensis ‘Akebono’Akebono Flowering Cherry Pyrus calleryana ‘Aristocrat’ Aristocrat Pear Pyrus calleryana ‘Redspire’Redspire Pear Quercus agrifolia Coast Live Oak salix babylonica Weeping Willow schinus terebinthefolius Brazilian Pepper Tree Tristania conferta Brisbane Box SHRUBS Berberis thunbergii ‘Atropurpurea’ Redleaf Japanese Barberry Buxus microphylla japonica Japanese Boxwood Carissa macrocarpa Natal Plum Ceanothus griseus horizontalis Carmel Creeper Cistus spp. Rockrose Cotoneaster horizontalis Rock Cotoneaster dodonaea viscosa Hopseed Bush Echium fastuosum Pride of Madeira Mahonia aquifolium Oregon Grape Phormium tenax New Zealand Flax Pittosporum tobira Tobira Prunus laurocerasus ‘Zabeliana’Zabel Laurel Rhaphiolepis indica indian Hawthorn Rosmarinus officinalis Rosemary PERENNIALS & GRASSES Clivia miniata Clivia Erigeron spp. Fleabane Festuca rubra Creeping Red Fescue Juncus patens California Gray Rush Hemerocallis spp. Evergreen daylily Lantana spp.Lantana Lavandula dentata French Lavender Limonium perezii sea Lavender Nassela tenuissima Mexican Feather Grass Pennisetum setaceum Fountain Grass sesleria autumnalis Autumn Moor Grass stipa arundinacea Pheasant’s Tail Grass GROUNDCOVERS & VINES Armeria maritima Common Thrift Bergenia crassifolia Winter-Blooming Bergenia Clytostoma callistegioides Violet Trumpet Vine Cerastium tomentosum snow-in-summer distictis buccinatoria Blood-Red Trumpet Vine Ficus pumila Creeping Fig Frageria chiloensis Beach strawberry Lirope muscari Lilyturf Myoporum parvifolium Myoporum Ophiopogon japonicus Mondo Grass Parthenocissus tricuspidata Boston ivy Trachelospermum jasminoides star Jasmine Preliminary Plant Schedule TREES SHRUBS & GROUNDCOVERS [sun] B A C E D A C EBD k SHRUBS & GROUNDCOVERS [shade] i j f g l o n m h ji kfg n olh m PLANT PALETTE L-501 0 04-10-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com LRC KK 0 12551-00 04-10-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 MASTER PLANNING LANDSCAPE ARCHITECTURE 1045 SANSOME STREET - STUDIO 321 SAN FRANCISCO, CA 94111 P/415.956.4472 F/415.956.4522 kenkaysf.com KEN KAY ASSOCIATES CIRCULAR ENTRY SECTION L-601 16’0’4’8’ 1/8” =1’ @ 24x36 1/16”=1’ @ 12x18 Central Feature Over Parking Garage [tree grove within stepped planter walls]Vehicular Circulation Raised Landscape Planter Walls Amenity Building and Outdoor dining and Breakout space Trees in Planters [pedestrian access from bamboo grove]Building A Vehicular Circ. EVA Lane [20’ clear]Parking Garage Below [see Architectural site sections, sheet A-401] 0 04-10-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com LRC KK 0 12551-00 04-10-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 MASTER PLANNING LANDSCAPE ARCHITECTURE 1045 SANSOME STREET - STUDIO 321 SAN FRANCISCO, CA 94111 P/415.956.4472 F/415.956.4522 kenkaysf.com KEN KAY ASSOCIATES Key Map (NTS) N ExisTiNG BuiLdiNG 180 ExisTiNG BuiLdiNG 750 PROPOsEd 1000 ExisTiNG BuiLdiNG 900 PR. 1000 PR. 800 GARDEN SECTION L-602 16’0’4’8’ 1/8” =1’ @ 24x36 1/16”=1’ @ 12x18 Raised Plaza [plaza space with tables, chairs, and movable furniture, protected from the wind] Terraced seatwalls and Planting Pedestrian spine and EVA [20’ clear] Vehicular Circulation to Parking Garage [bamboo wind screen above] Building B Loading Zone Amenity Building and Outdoor dining and Breakout spaces To Parking Garage Below [see Architectural site sections, sheet A-401] 0 04-10-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com LRC KK 0 12551-00 04-10-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 MASTER PLANNING LANDSCAPE ARCHITECTURE 1045 SANSOME STREET - STUDIO 321 SAN FRANCISCO, CA 94111 P/415.956.4472 F/415.956.4522 kenkaysf.com KEN KAY ASSOCIATES Key Map (NTS) N ExisTiNG BuiLdiNG 180 ExisTiNG BuiLdiNG 750 ExisTiNG BuiLdiNG 900 PROPOsEd 1000 PR. 1000 PR. 800 *Lighting SITE FURNISHINGS L-701 0 04-10-13 PRECISE PLAN SUBMITTAL Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.flad.com LRC KK 0 12551-00 04-10-2013 Precise Plan GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 MASTER PLANNING LANDSCAPE ARCHITECTURE 1045 SANSOME STREET - STUDIO 321 SAN FRANCISCO, CA 94111 P/415.956.4472 F/415.956.4522 kenkaysf.com KEN KAY ASSOCIATES Site Furnishings and Lighting Intent: site furnishings identified with the Precise Plan are intended to complement the architectural themes of materiality and quality, support the project’s resource-conscious design approach and enhance the use and flexibility of outdoor spaces. specific furnishings shown are to indicate general intent of materiality and form only. Although not technically part of the overall Gateway Business Park Master Plan, the buildings recently completed at 180 and 200 Oyster Point Boulevard are considered by the owner (common to both properties) part of the larger overall campus. site elements and lighting that are installed as part of the 180 and 200 Oyster Point Buildings (indicated with asterisk * on exhibit) are proposed as examples of elements that may be incorporated into the Precise Plan area. Lighting Options: Option 1-LED 18LED Array 20.9 watts. Warm White (3500K) Option 2-Metal Halide [120/277 volt ballast] 70 watts. Medium base, ED-17 lamp Bike Racks Movable Tables & Chairs Recycling and Trash Receptacles Granite Bench *Bench *Lighting Bench (Recycled Materials) *Lighting seats Bike Racks spectra - Architectural Area Lighting VICINITY MAP ENLARGED VICINITY MAP WITH VIEW LOCATIONS VIEW 1 VIEW 2 VIEW 3 VIEW 4 VIEW 5 VIEW 6 VIEW 7 VIEW 8 South East View 1 04-10-13 DRB COMMENTS Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Phase 1 Precise Plan Boundary (approximate) NTS (not in phase 1 for reference only) (not in phase 1 for reference only) A B Phase 1 Sign Location Plan (preliminary) LP01.01 0 B.01 : Primary Project Branding Device B.02 : Primary Entry Identification B.03 : Secondary Entry Identification B.04 : Tenant ID Freestanding B.05 : Occupant Branding Identification TEN.02 : Tenant ID DIR.01 : Vehicular Directional DIR.02 : Pedestrian Directional/Directory R.01-.09 : Regulatory (stop, HC, fire, code...) TEN.01 : Tenant ID @ Building Skyline 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 1000 Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-25-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 Phase 1 Proposed Signage Square Footage LP01.02 0 B.01 : Primary Project Branding Device (excludes sculpture) B.02 : Primary Entry Identification (not in Phase 1) B.03 : Secondary Entry Identification B.04 : Tenant ID Freestanding B.05 / Occupant Branding Identification TEN.02 Tenant ID @ Amenity Building DIR.01 : Vehicular Directional DIR.02 : Pedestrian Directional/Directory R.01-.09 : Regulatory (stop, HC, fire, code...) TEN.01 : Tenant ID @ Building Skyline (1000 A & B) SIGN TYPE 1 2 / 3 2 3 3 15 +- 2 1 2 2 45 45 209 310 / 300 / 270 (40) N/A 21 15 N/A 21 14 28 209 610 / 580 / 880 1129 / 1099 / 1399 (80) N/A 63 45 N/A 519 42 14 56 PHASE 1 TOTAL PROPOSED SIGNAGE SQUARE FOOTAGE SUB - TOTAL QTY SQ FT EACH TOTAL SQ FT Reference Material For Allowable Signage South San Francisco Municipal Code Chapter 20.360 Signs Section 20.360.006 : General Standards M : Monument Signs : 10 ft height max N : High Rise Identification : upper most story, illum. channel letters Section 20.360.008 : Sign Standards for Non Residential Districts Table 20.360.008 : Commercial Office & Mixed Use Monument : 1 per site, max sq ft 60 High Rise Building Identification : 1 sq ft per linear ft of building frontage Section 20.360.010 Master Sign Program D : Allowable Modifications : may provide for additonal sign area and deviations from the standards Chapter 20.220 : Gateway Specific Plan District Section 20.220.11 Signs A, B, C, D, E, F C : Maximum Sign Area Per Site : 100 sq ft per acre PHASE 1 Tenant Buildings : 1000 A & B Gateway Boulevard PHASE 1 Acreage : approx 7+ acres SYMBOL * * A north A south B west(tenant occupancy is unknown at this time) Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Colors & Materials : Typography & Symbols GD00.01 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 Colors & Materials Typography & Symbols White P-1 Tan To Match Project Architecture Concrete P-2 Red P-3 Light Grey P-4 Paint Colors Blue V-1 Grey V-2 Red V-3 Vinyl Colors NOTE: ALL PAINT COLORS ARE TO HAVE SATIN FINISH UNLESS OTHERWISE NOTED Reflective vinyls will be used when required for code White Satin Opaque Acrylic A-1 Specialty Materials Acrylic (A) : Glass (G) : Metal (M) Stone (S) : Tile (T) : Wood (W) Day/Night Acrylic A-2 Helvetica Neue 67 Medium Condensed AaBbCcDdEeFfGgHhIiJjKkLlMmNn OoPpQqRrSsTtUuVvWwXxYyZz 1234567890 Neutra Display Bold AaBbCcDdEeFfGgHhIiJjKkLlMmNn OoPpQqRrSsTtUuVvWwXxYyZz 1234567890 Futura Medium AaBbCcDdEeFfGgHhIiJjKkLlMmNn OoPpQqRrSsTtUuVvWwXxYyZz 1234567890 Tenant Company GATEWAY 1000 Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Design Influences GD00.02 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 Design & Color Influences Sign design provides an opportunity to elaborate on the architectural design elements while providing a cohesive and integrated campus wide, easy to use wayfinding sign system. + identity BioMed Realty | project introduction| 02.04.2013 | Page 7 BioMed Realty | project introduction| 02.04.2013 | Page 1 form BioMed Realty | project introduction| 02.04.2013 | Page 3+materials + integration Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type B.01 Primary Project Branding Device GD01.00a 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 of Pacificof Pacific B.01 : Primary Project Branding Device This sign type is located at the corner of Gateway Boulevard & Oyster Point Boulevard. The purpose of this sign is to identify the proposed site development as one cohesive development and shall be integrated into the proposed landscape development at the corner. This sign type is : white sign panel : 176 square feet concrete wall & white sign panel : 209 square feet and should be taken into consideration as an Allowable Modification to the master program as an iconic marker for the campus. QTY : 1 1 ELEVATION Scale: 3/16” = 1’-0”2 SIDE Scale: 3/16” = 1’-0” Drawing is scaled as noted for 12 x 18 printed sheet size; if 24 x 36 printed sheet size is used, scale is 3/8” = 1’-0” Side view is illustrative only and all details will be coordinated with site architectural landscape walls and proposed landscaping Custom formed concrete base with integral color, base will be integrated into the landscape Custom aluminum fabricated sculpted panel with paint finish, Gateway letters are routed out of the panel to cast shadow onto the base during day; night illumination is concealed behind the panel to provide gentle warm white light spill behind the open letters; option is to use ground up lights concealed in landscape Fabricated aluminum panel with paint finish; letters are individually cut with paint finish and stud mounted flush to panel White P-1 Tan To Match Project Architecture Concrete P-2 Red P-3 14 ’ - 6 ” 32’ 38’ Light Grey P-4 Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type B.01 Primary Project Branding Device GD01.01 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 B.01 : Primary Project Branding Device This sign type is located at the corner of Gateway Boulevard & Oyster Point Boulevard. The purpose of this sign is to identify the proposed site development as one cohesive development and shall be integrated into the proposed landscape development at the corner. This sign type is : white sign panel : 176 square feet concrete wall & white sign panel : 209 square feet and should be taken into consideration as an Allowable Modification to the master program as an iconic marker for the campus. QTY : 1 1 ELEVATION Scale: 3/16” = 1’-0” Drawing is scaled as noted for 12 x 18 printed sheet size; if 24 x 36 printed sheet size is used, scale is 3/8” = 1’-0” White P-1 Tan To Match Project Architecture Concrete P-2 Red P-3 Light Grey P-4 of Pacific Custom formed concrete base with integral color, base will be integrated into the landscape Custom aluminum fabricated sculpted panel with paint finish, Gateway letters are routed out of the panel to cast shadow onto the base during day; night illumination is concealed behind the panel to provide gentle warm white light spill behind the open letters; option is to use ground up lights concealed in landscape Fabricated aluminum panel with paint finish; letters are individually cut with paint finish and stud mounted flush to panel Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type B.02 Primary Entry Identification GD02.00 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 B.02 : Primary Entry Identification This sign type is located at main campus entries from Gateway Boulevard & Oyster Point Boulevard. The purpose of this sign is to identify the main campus entry points by designating address numbers/ranges or tenant names. This sign type is approximately 40 square feet, and should be taken into consideration as an Allowable Modification to the master program as a unifying wayfinding sign for the campus during subsequent phases. QTY : 0 for Phase 1 Integral colored concrete base with painted aluminum laser cut dimensionl logo stud mounted to the face Drawing is scaled as noted for 12 x 18 printed sheet size; if 24 x 36 printed sheet size is used, scale is 1” = 1’-0” 1 ELEVATION Scale: 1/2” = 1’-0”2 SIDE Scale: 1/2” = 1’-0”3 PERSPECTIVE Scale: 1/2” = 1’-0” 180 - 1000 GATEWAY 180 - 1000 GATEWAY Fabricated aluminum sign cabinet with paint finish; numbers are routed out and filled with flush push-through day/night acrylic forms and internally illuminated with warm white LEDs Custom fabricated sculpted panel with painted aluminum plate backing and faced with an opaque acrylic skin, numbers and letters are routed out and filled with acrylic letter forms, letter forms are gently illuminated by the light exposure from the cut-out behind in the cabinet Main cabinet is routed out behind the scuplted panel and faced with translucent acrylic to allow for light spill onto the cabinet, and to illuminate the 1000 Gateway letter forms Routed area in main cabinet behind the sculpted panel Day/night acrylic allows the letter forms to be darker during the day and illuminate white at night 8’ - 0 ” 1’ - 2 ” 5’-0”12” 4” Night View White P-1 Tan To Match Project Architecture Concrete P-2 Red V-3 White Satin Opaque Acrylic A-1 Day/Night Acrylic A-2 Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type B.03 Secondary Entry Identification GD03.00 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 B.03 : Secondary Entry Identification This sign type is located at secondary campus entries from Gateway Boulevard & Oyster Point Boulevard. The purpose of this sign is to identify secondary entries into specific destinations such as parking facilities and may identify address specific parking information. Directional arrows or “P” symbols may be incorporated. This sign type is approximately 21 square feet, and should be taken into consideration as an Allowable Modification to the master program as a unifying wayfinding sign for the campus during Phase 1 and subsequent phases. QTY : 2 1 ELEVATION Scale: 1/2” = 1’-0”2 SIDE Scale: 1/2” = 1’-0” GATEWAY 1000 Gateway Parking 7’ - 8 ” 1’ - 2 ” 2’-9”10” 4” Drawing is scaled as noted for 12 x 18 printed sheet size; if 24 x 36 printed sheet size is used, scale is 1” = 1’-0” Integral colored concrete base with painted aluminum laser cut dimensionl logo stud mounted to the face Fabricated aluminum sign cabinet with paint finish; graphics are routed out and filled with flush push-through day/night acrylic forms and internally illuminated with warm white LEDs Custom fabricated sculpted panel with painted aluminum plate backing and faced with an opaque acrylic skin, numbers and letters are routed out and filled with acrylic letter forms, letter forms are gently illuminated by the light exposure from the cut-out behind in the cabinet Main cabinet is routed out behind the sculpted panel and faced with translucent acrylic to allow for light spill onto the cabinet, and to illuminate the 1000 Gateway letter forms (see GD02.00 for details) White P-1 Tan To Match Project Architecture Concrete P-2 Red V-3 Blue V-1 White Satin Opaque Acrylic A-1 Day/Night Acrylic A-2 Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type B.04 Tenant ID Freestanding GD04.00 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 1 ELEVATION Scale: 1/2” = 1’-0” 2 SIDE Scale: 1/2” = 1’-0” B.04 : Tenant ID Freestanding @ Pedestrian Entry This sign type is located within the interior campus at the main entry points into the building. This sign type will list either the single tenant or multiple tenants as well as the building address. This is intended for pedestrian use along the inetrior campus pathways as opposed to vehicular use. This sign type is approximately 14 square feet, and should be taken into consideration as an Allowable Modification to the master program as a unifying wayfinding sign for the campus during Phase 1 and subsequent phases. QTY : 1 Tenant Company Company Name Tenant Corporation Corporate Company Incorporated Tenant The Molecular Company 7’ - 0 ” 1’ - 2 ” 2’-0”10” 4” Drawing is scaled as noted for 12 x 18 printed sheet size; if 24 x 36 printed sheet size is used, scale is 1” = 1’-0” Single Tenant Multiple Tenant Integral colored concrete base with painted aluminum laser cut dimensionl logo stud mounted to the face Fabricated aluminum sign cabinet with paint finish Custom fabricated sculpted panel with painted aluminum plate backing and faced with an opaque acrylic skin and individual removable tenant strips, numbers and letters are routed out and filled with acrylic letter forms, letter forms are gently illuminated by the light exposure from the cut-out behind in the cabinet Main cabinet is routed out behind the sculpted panel and faced with translucent acrylic to allow for light spill onto the cabinet, and to illuminate the 1000 Gateway & tenant letter forms (see GD02.00 for details) Removable White P-1 Tan To Match Project Architecture Concrete P-2 Red V-3 White Satin Opaque Acrylic A-1 Day/Night Acrylic A-2 Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type B.05 Occupant Branding Identification GD05.00 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 B.05 : Occupant Branding Identification This sign type is located at building fronts typically along the main road frontages. The purpose of this sign is to identify a single/major building occupant from the vehicular vantage point. Tenant logo use is acceptable and building address numbers may be included. If there is not a single or major occupant and multiple tenants occupy the building, it is acceptable to list the 3 main tenants. This sign type is approximately 28 square feet, and should be taken into consideration as an Allowable Modification to the master program as a unifying wayfinding sign for the campus during Phase 1 and subsequent phases. QTY : 2 1 ELEVATION Scale: 1/2” = 1’-0”2 SIDE Scale: 1/2” = 1’-0” The Molecular Company Company Name Tenant Corporation Corporate Company 8’ - 0 ” 1’ - 2 ” 3’-6”10” 4” Drawing is scaled as noted for 12 x 18 printed sheet size; if 24 x 36 printed sheet size is used, scale is 1” = 1’-0” Custom logo/name colors are allowed for single tenant occupant Integral colored concrete base with painted aluminum laser cut dimensionl logo stud mounted to the face Fabricated aluminum sign cabinet with paint finish; numbers are routed out and filled with flush push-through day/night acrylic forms and internally illuminated with warm white LEDs Custom fabricated sculpted panel with painted aluminum plate backing and faced with an opaque acrylic skin, letters are routed out and filled with acrylic letter forms, letter forms are gently illuminated by the light exposure from the cut-out behind in the cabinet Main cabinet is routed out behind the sculpted panel and faced with translucent acrylic to allow for light spill onto the cabinet, and to illuminate the tenant letter forms & graphics (see GD02.00 for details) White P-1 Tan To Match Project Architecture Concrete P-2 Red V-3 White Satin Opaque Acrylic A-1 Day/Night Acrylic A-2 Single TenantMultiple Tenant Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type DIR.01 Vehicular Directional GD06.00 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 DIR.02 : Vehicular Directional This sign type is located within the interior campus along the main interior roadways and provides vehicular directional information to all campus addresses at main roadway decision points. Directional arrows are included. This sign type is approximately 21 square feet, and should be taken into consideration as an Allowable Modification to the master program as a unifying wayfinding sign for the campus during Phase 1 and subsequent phases. QTY : 3 1 ELEVATION Scale: 1/2” = 1’-0”2 SIDE Scale: 1/2” = 1’-0” GATEWAY 180 200 700 800 900 7’ - 8 ” 1’ - 2 ” 2’-9”10” 4” Drawing is scaled as noted for 12 x 18 printed sheet size; if 24 x 36 printed sheet size is used, scale is 1” = 1’-0” Integral colored concrete base with painted aluminum laser cut dimensionl logo stud mounted to the face Fabricated aluminum sign cabinet with paint finish; graphics are routed out and filled with flush push-through day/night acrylic forms and internally illuminated with warm white LEDs Custom fabricated sculpted panel with painted aluminum plate backing and faced with an opaque acrylic skin, numbers and letters are routed out and filled with acrylic letter forms, letter forms are gently illuminated by the light exposure from the cut-out behind in the cabinet Main cabinet is routed out behind the sculpted panel and faced with translucent acrylic to allow for light spill onto the cabinet, and to illuminate the 1000 Gateway letter forms (see GD02.00 for details) White P-1 Tan To Match Project Architecture Concrete P-2 Red V-3 White Satin Opaque Acrylic A-1 Day/Night Acrylic A-2 Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type DIR.02 Pedestrian Directional/ Directory GD07.00 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 DIR.03 : Pedestrain Directional/Directory This sign type is located within the interior campus along the main pedestrian pathways and provides pedestrian directional information to all campus addresses at main pathway decision points. Directional arrows, maps, and tenant names or addresses can be included. Other campus security or pertinent information can also be included. This sign type is approximately 15 square feet, and should be taken into consideration as an Allowable Modification to the master program as a unifying wayfinding sign for the campus during Phase 1 and subsequent phases. QTY : 3 1 ELEVATION Scale: 1/2” = 1’-0”2 SIDE Scale: 1/2” = 1’-0” GATEWAY 700-1000 Parking 180-200 7’ - 8 ” 1’ - 2 ” 2’-0”10” 4” Drawing is scaled as noted for 12 x 18 printed sheet size; if 24 x 36 printed sheet size is used, scale is 1” = 1’-0” Integral colored concrete base with painted aluminum laser cut dimensionl logo stud mounted to the face Fabricated aluminum sign cabinet with paint finish Custom fabricated sculpted panel with painted aluminum plate backing and faced with an opaque acrylic skin, all graphics are applied exterior grade vinyl or masked and painted, graphics are not illuminated Main cabinet is routed out behind the sculpted panel and faced with translucent acrylic to allow for light spill onto the cabinet (see GD02.00 for details) White P-1 Tan To Match Project Architecture Concrete P-2 Red V-3 White Satin Opaque Acrylic A-1 Grey V-2 Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type R.01-R.09 Regulatory GD08.00 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 REG Sign Types REG.01 - .09 : Regulatory REG.01 : Visitor Parking REG.02 : Accessible Parking REG.03 : CVC Parking Regulation REG.04 : Garage Entry Code REG.05 : STOP REG.06 : Speed Limit REG.07 : Pedestrian Crossing REG.08 : Traffic Exit Info REG.09 : Emergency Access Lanes This sign type is located along the main roadways within the campus proper to provide vehicular regulatory information such as STOP, Speed Limit, Pedestrain Crossing, Parking Space designations, Accessibility and Emergency Access code signs, etc. This sign type is not considered in square footage calculations. QTY : 12-15 +- 1 ELEVATION Scale: 1/2” = 1’-0”2 SIDE Scale: 1/2” = 1’-0” 8’ - 8 ” 6’ - 8 ” 2’-0”1’-6” 2’ - 0 ” 3” Drawing is scaled as noted for 12 x 18 printed sheet size; if 24 x 36 printed sheet size is used, scale is 1” = 1’-0” 3”x 3” aluminum tube with 2 color paint finish on all sides, top is cut and capped at 45°, earth bury into landscape or sleeve fit into hardscape Aluminum sign panel with paint finish on all exposed surfaces, concealed mounting to post, reflective vinyls are used when required for code, all other graphics are applied vinyl or masked & painted White P-1 Tan To Match Project Architecture Concrete P-2 Red V-3 Blue V-1 Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type TEN.01 Tenant ID @ Building Skyline Letter Visibility GD09.01 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 1000 ft 500 ft 100 0 f t 500 f t 100 0 f t 500 f t 1000 A North South We s t 10 0 0 B Letter Visibility For Building Mounted Tenant Identification Many factors such as design composition, contrast, lighting, site lines, etc. contribute to optimal legibility for building mounted tenant ientification using logos and type. The main requirement for optimal legibility is determining the correct letter/logo size that will properly communicate the identity message to the probable viewing locations. 1000 ft viewing distance = minimum required 43“ letter height 500 ft viewing distance = minimum required 22” letter height Major tenants will size and display their logo / name after considering the viewing distance, the allowable square footage, and the visual impact on the surrounding environment. Letter Visibility For Building Mounted Tenant Identification Daylight letter visibility, white on dark background Daylight letter visibility, dark on light background with day/night vinyl faces Night letter visibility will show internally illuminated White faces. 1000 ft500 ft ABC CompanyABC Company Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type TEN.01 Tenant ID @ Building Skyline GD09.02 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 310 +- total sq ft North Elevation 310+- 1 sq. ft. per linear ft. of building frontage allowed per SSF sign ordinance Table 20.360.008 ABC Tenant Company 1 NORTH ELEVATION - BUILDING A Scale: 1” = 40’ ABC Tenant Company A North Side View Fabricated aluminum individual channel letters/logos with face lit or halo lit warm white illumination, letters/logos are concealed mounted to building facade without exposed rails or attachments Letters/logos not allowed above this roof line TEN.01 : Tenant ID @ Building Skyline This sign type is located at the building roofline but not above the roofline. The purpose of this sign is to identify the major building occupant from a greater viewing distance. Tenant logo use is acceptable. Exact location along bldg. top to be determined with selected tenant. This sign type is approximate , and should be taken into consideration as an Allowable Modification to the master program as a unifying wayfinding sign for the campus during Phase 1 and subsequent phases. QTY : 2 / 3 (dependent on final tenant occupancy) Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type TEN.01 Tenant ID @ Building Skyline GD09.03 0 1 SOUTH ELEVATION - BUILDING A Scale: 1” = 40’ 300 +- total sq ft South Elevation 300+- 1 sq. ft. per linear ft. of building frontage allowed per SSF sign ordinance Table 20.360.008 A South B West ABC Tenant Company TEN.01 : Tenant ID @ Building Skyline This sign type is located at the building roofline but not above the roofline. The purpose of this sign is to identify the major building occupant from a greater viewing distance. Tenant logo use is acceptable. This sign type is approximately 300 square feet, and should be taken into consideration as an Allowable Modification to the master program as a unifying wayfinding sign for the campus during Phase 1 and subsequent phases. QTY : 2 / 3 (dependent on final tenant occupancy) ABC Tenant Company Fabricated aluminum individual channel letters/logos with face lit or halo lit warm white illumination, letters/logos are concealed mounted to building facade without exposed rails or attachments Architecture * Interiors * Planning * Engineering 650 California Street 8th Floor San Francisco, CA 94108 Tel: 415-398-1600 Fax: 415-398-1606 www.ad.com 12784-00 02-15-2013 Precise Plan 002-15-13 PRECISE PLAN SUBMITTAL GATEWAY BUSINESS PARK 800 & 1000 Gateway Blvd. South San Francisco, CA 94080 KEY PLAN PLAN NORTH PLAN NORTH A B AMEN Sign Type TEN.01 Tenant ID @ Building Skyline GD09.04 0 17190 Bernardo Center Drive San Diego, CA 92128 Tel: 510-505-6046 270+- 1 sq. ft. per linear ft. of building frontage allowed per SSF sign ordinance Table 20.360.008 1 WEST ELEVATION - BUILDING B (building A also shown but not for tenant signage placement on west elevation) Scale: 1” = 40’ 270 +- total sq ft West Elevation A North sign location A South sign location 1000 Gateway (A & B) (common atrium/entry) OPTION: If entire 1000 Gateway building (A&B) is occupied by one major tenant, tenant is allowed signage options on North & South eleavtions, or North & West elavations; If 1000 Gateway is occupied by 2 major tenants, tenant A is allowed signage on North & South elevations, and tenant B is allowed signage on West elevation A B West ABC Tenant Company TEN.01 : Tenant ID @ Building Skyline This sign type is located at the building roofline but not above the roofline. The purpose of this sign is to identify the major building occupant from a greater viewing distance. Tenant logo use is acceptable. This sign type is approximately 270 square feet, and should be taken into consideration as an Allowable Modification to the master program as a unifying wayfinding sign for the campus during Phase 1 and subsequent phases. QTY : 2 / 3 (dependent on final tenant occupancy) ABC Tenant Company Fabricated aluminum individual channel letters/logos with face lit or halo lit warm white illumination, letters/logos are concealed mounted to building facade without exposed rails or attachments