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HomeMy WebLinkAboutReso 145-2000RESOLUTION NO. 145-2000 CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORINA A RESOLUTION APPROVING A SPECIFIC PLAN FOR BAY WEST COVE PLANNING AREA 1 (HINES DEVELOPMENT) WHEREAS, A Supplemental Environmental Impact Report has been prepared in accordance with the California Environmental Quality Act (CEQA), the State CEQA Guidelines and the City of South San Francisco Guidelines for the Implementation of CEQA; and, WHEREAS, the Planning Commission held a public hearing on October 19, 2000 to consider the Bay West Cove Planning Area 1 Specific Plan (Hines); and, WHEREAS, the Planning Commission recommended approval of the Bay West Cove Planning Area 1 Specific Plan; and, WHEREAS, the City Council held a public hearing to consider the Bay West Cove Planning Area 1 Specific Plan on November 21, 2000; and, WHEREAS, the City Council hereby finds that the proposed Bay West Cover Planning Area 1 Specific Plan for the Hines Development is consistent with the South San Francisco General Plan and the East of 101 Area Plan; and, WHEREAS, the proposed Bay West Cove Planning Area 1 Specific Plan contains the information required by Government Code Section 65451. NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby approves the Bay West Cove Planning Area 1 Specific Plan for the Hines Development at Bay West Cove attached hereto as Exhibit A, subject to the Conditions of Approval contained in Attachment 1. AYES: I hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of South San Francisco at a Special meeting held on the 21st day of November , 2000 by the following vote: Councilmembers Pedro Gonzalez and Eugene R. Mullin, Mayor Pro Tem Joseph A. Femekes and Mayor Karyl Matsumoto NOES: None. ABSTAIN: None. ABSENT: Councilman John R. Penna ATTEST: Clerk F:\WPDWlnrsw\405\099khines specific plan resolution 1128.doc 2 ATTACHMENT 1 PROPOSED CONDITIONS OF APPROVAL SP-97-027/Mod 1 Hines - Planning Area I Planning Division requirements shall be as follow: Planning Area 1 shall be divided into two subareas: Planning Area la, the 16 acre site _ proposed for 620,000 square feet of office/restaurant/retail; and Planning Area lb, the 4 acre (mol) area located northwest of the intersection of Oyster Point Boulevard and Veterans Boulevard. Office development of Planning Area lb may permitted only if it is proven to the satisfaction of the Redevelopment Agency that a full service hotel project is not viable on the site. A Master Sign Program shall be developed for the Bay West Cove Specific Plan Area and submitted for approval by the Redevelopment Agency, identifying the maximum type, size, number and locations of temporary and permanent signs to be allowed. TDM Monitoring- ao In accordance with the mitigation monitoring plan, the project sponsors shall prepare an annual TDM report to document a minimum 35% alternative mode usage as identified in the Bay West Cove Supplemental EIR, commencing two years after a certificate of occupancy is granted for any building within Planning Area la, lb} 2 or 3. The report will be prepared by an independent consultant, hired by the City, and paid for by the project sponsors~. The report will be based on an Employee Survey to determine employee commute methods on a typical workday. All nonresponses will be counted as a drive alone trip. bo If the results of the annual report indicate that the TDM program is not achieving the 35% alternative mode usage, the project sponsor will receive a warning and be required to identify changes in the TDM program which will be undertaken during the subsequent year in order to achieve the minimum 35% standard. If the annual TDM report for the subsequent year indicates that, in spite of the changes in the TDM program, the 35% alternative mode usage is still not being achieved, the project sponsor may be assessed a financial penalty by the Redevelopment Agency for each percentage point below the minimum 35% alternative mode use standard, as indicated in the Owner Participation Agreement. Estimated cost of the Annual Monitoring report is $10,000 per year BAY WEST COVE, Planning Area 1 South San Francisco, California Hines/Morgan Stanley Real Estate Funds SPECIFIC PLAN July 7, 2000 Bay West Cove, Planning Area 1 INTRODUCTION This Specific Plan is submitted to the South San Francisco Redevelopment Agency by Hines Oyster Point, LLC ("Sponsor"), a partnership between Hines and Thc Morgan Stanley Real Estate Funds. This Specific Plan covers a twenty acre portion of land, commonly referred to as Planning Area 1 of Bay West Cove. Planning Area 1 is referred to throughout this Specific Plan as "the Site". As of this writing, the Site is vacant land. Over the past two years, in connection with the remediation of hazardous materials on the Site, the soil has been graded to a flat condition. Currently the lowest point on the site is 11 feet above sea level. The original master developer of Bay West Cove (Bay West Cove, LLC) is in the process of completing Veterans Boulevard, segments of the Bay Trail, and other infrastructure improvements. The Site is under the jurisdiction of the South San Francisco Redevelopment Agency. OBJECTIVES OF THE SPECIFIC PLAN The Specific Plan is intended to outline detailed plans for the policies of the South San Francisco General Plan (adopted October 1999) and the East of 101 Area Plan (adopted 1994). The General Plan outlines the framework that guides land use decision-making, provides the land use classification system, and outlines citywide land use policies. The East of 101 Area Plan is a guide for detailed implementation of General Plan policies. Where the General Plan and East of 101 Area Plan disagree, the General Plan takes precedence. The General Plan policies goveming this Specific Plan are found in the Land Use, Planning Sub-Areas, Transportation, Economic Development, Open Space and Conservation, Health and Safety, and Noise elements. The General Plan objectives include, but are not limited to the following: · Maintain a balanced land use program that provides opportunities for continued economic growth, and building intensities that reflect South San Francisco's prominent inner bay location and excellent regional access. · Provide incentives to maximize community orientation of new development, and to promote alternative transportation modes. · Direct and actively participate in shaping the design and urban character of the East of 101 area. · Promote campus-style biotechnology, high-technology and research and development uses. · Encourage employee-serving amenities to the growing employment base in the East of 101 area. · Develop infrastructure and services that reinforce the City's competitive advantage. · Support project features that enhance the quality of life for employees of South San Francisco companies, such as outdoor recreation, site-serving retail and child care. In addition to the policies listed above, the East of 101 Area Plan, Design Element, outlines specific policies that shape the visual character of the Site. These include: Policies that are mandatory in nature ("shall"): · Install street trees and landscaping to meet the City's frontage specifications. Bay West Cove, Planning Area 1 · Design loading areas to permit on-site vehicle maneuvering and so as not to disrupt on-site circulation. · Place utilities underground. · Create an identity for the East of 101 Area through building materials, colors and landscape materials. · Create a unified signage program. · Design signage so as not to create glare. · Paint rooftop mechanical equipment to match the color of the roof. · Plant shrubs in a minimum of five percent of the parking lot planting areas. Policies that are advisory in nature ("should"): · Take advantage of bay exposure. · Design the development to be visually pleasing viewed from US Highway 101. · Mark the approach to the project with a landmark building. · Include special paving, signage and landscape treatments to announce arrival to buildings and to demarcate automobile entries. · Separate parking into small areas to de-emphasize parking. · Place loading areas at the rear or sides of buildings. · Use durable all-weather surfaces for paths in parking lots. · Arrange parking aisles perpendicular to building destinations, for easy pedestrian access. · Design projects to minimize driveways and vehicular circulation while maximizing outdoor public spaces. · Place landscape buffers along property lines. · Protect pedestrians from sun exposure and provide for wind protection. · Plant one tree for each 200 square feet of buffer area along property lines. · Encourage berms along arterial streets. · Shade parking lots with trees. · Select plant species for low maintenance and extremes of climate in the area. · Coordinate building lighting and landscape lighting. · Screen all loading, service, storage and trash areas from public streets, trails, adjacent properties and overhead views by planting, berms, or decorative walls. · Design variety into all sides of buildings visible from a public street. · Make building entries visible and protected from wind and rain. · Use durable building materials and avoid reflective materials. · Use more than one building color and avoid bright colors and primary colors, except as accents. · Design signage as an integral part of the architectural design; no sign should be taller than the building it serves. · Names on buildings should be comprised of individual letters. · Design monument signs no more than 12 feet tall; discourage free-standing signs and pole signs. · Use consistent directional and informational signage throughout the project. · Screen rooftop mechanical equipment from view. · Plant street trees within at least 25 feet of one another. · Allow for landscape buffers of at least 20 feet wide along Oyster Boulevard, with at least 10 feet wide along other streets. · Avoid blank building walls of any length greater than 30 feet. · Include public plazas in new developments. · Plant islands (including at least one tree) no less than twelve parking spaces apart. -- 3 Bay West Cove, Planning Area 1 The Specific Plan meets or exceeds all the mandatory East of 101 Area Plan policies outlined above. The Specific Plan also meets, within reason, all of the advisory policies listed above. The Specific Plan creates goals and guidelines for future development on the Site. This ensures a consistent standard of quality throughout the Site. The Specific Plan is being prepared simultaneously with a Supplemental EIR, which provides technical analysis for the potential impact of the proposed uses. The existence of these two documents will reduce the possibility of time-consuming delays for future development of the Site, because potential impacts and overarching guidelines will already be established. The Specific Plan is conceptual in nature, and is meant to guide a phased development over time. The actual master plans and landscape plans will be shown in the Precise Plan for the Site, which will be submitted under separate cover. LAND USE COMPONENT The Site is designated Business Commercial in the South San Francisco General Plan. Uses allowed under this category include administrative, £mancial, business, professional, medical and public offices, regional commercial centers, restaurants, and hotels. Ancillary uses normally associated with the above uses are also permitted, including structured and/or surface parking. The Sponsor is applying for two different land use proposals for Planning Area 1 as follows: Planning Area 1: Alternative A · Office and/or Research & Development with a capacity of up to 600,000 square feet * Full-service Hotel with a capacity of up to 350 rooms · Retail/restaurant with a capacity of up to 20,000 square feet (required: at least two food service uses) Planning Area 1: Alternative B · Office and/or Research & Development with a capacity of up to 800,000 square feet · Retail/restaurant with a capacity of up to 20,000 square feet (required: at least two food service uses) Floor-to-Area Ratio Office/R&D will not exceed a 1.0 FAR. Hotel will not exceed a 2.0 FAR. Retail/restaurant will not exceed 20,000 square feet for the full twenty-acre site. Under the Business Commercial designation, the maximum Floor Area Ratio is 0.5, but increases may be permitted up to a total of 1.0 for uses such as research and development with low employment intensity, or for development meeting specific transportation demand management (TDM), off-site improvement, or specific design standards. Maximum FAR for hotel development is 1.2, with increases to a maximum total FAR of 2.0 for developments meeting specified criteria. ge Bay West Cove, Planning Area 1 Business Commercial Standards for Office Density and Intensity The Base Floor Area Ratio for the Site is 0.5 for Business Commercial uses. The increase in FAR from the Base Floor Area Ratio of 0.5 to 1.0 is justified as follows: · Transportation Demand Management Plan (TDM): The development will be accompanied by a TDM Plan that provides for alternative commute modes including BART, Caltrain, bicycles, Guaranteed Ride Home programs, and service to downtown South San Francisco. Each of the programs will be sustained over the long-term through periodic monitoring. As such, the TDM Plan outlined in Section 8 is the most comprehensive plan proposed to date in the City of South San Francisco. The TDM Plan creates an allowed density increase of 0.2. · Class A Architectural Standards: As outlined in Section 6 of this Specific Plan, the development will feature Class A standards for building materials and facades, landscape treatment, and open space. As the "grand entrance" to the City of South San Francisco, the Site will create both the density and the design features to establish a level of excellence for the entire East of 101 Area. Structured garages will be designed to integrate visually with occupied buildings. This feature creates an allowed density increase of 0.1. · Off-Site Improvement: The Sponsor will contribute fees to the Oyster Point Overpass project per the existing OPA agreement. The Sponsor will also dedicate fees to certain to-be-determined off-site improvements in accordance with the Oyster Point Overpass fee schedule. The off-site improvements create an allowed density increase of 0.2. Business Commercial Standards for Hotel Density and Intensity The Base Floor Area Ratio for hotel use is 1.2. The increase in FAR from the Base Floor Area Ratio of 1.2 to 2.0 is justified as follows: · Transportation Demand Management Plan (TDM): The development will be accompanied by a TDM Plan that provides for alternative commute modes including BART, Caltrain, shuttles, and service to downtown South San Francisco. The TDM Plan outlined in Section 8 is the most comprehensive plan implemented to date in the City of South San Francisco. The TDM Plan increases allowed density by 0.4. · Class A Architectural Standards: As outlined in section 6 of this Specific Plan, the development will feature Class A standards for building materials and facades, landscape treatment, and open space. This is particularly important for the hotel site, given that the majority of suburban hotel product has a pre- packaged look. In this project, every effort will be made to establish site- specific design guidelines and incorporate the hotel site into the overall campus quality of the Site. This feature creates an allowed density increase of 0.2. · Off-Site Improvements: The Sponsor will contribute fees to the Oyster Point Overpass project per the existing OPA agreement. The Sponsor will also dedicate fees to certain to-be-determined off-site improvements in accordance with the Oyster Point Overpass fee schedule. The off-site improvements create an allowed density increase of 0.2. SITE PLANNING DEVELOPMENT STANDARDS The Specific Plan combines the broad-based policies of the South San Francisco General Plan with the detailed site-specific policies of the East of 101 Area Plan. As stated earlier, the Specific Plan complies with all relevant policies of the East of 101 Area Plan Design Element, both mandatory and advisory policies. This section provides specific references to the policies outlined in Section 1 above. Also included are certain South San Francisco zoning ordinances that apply to the Site. -- 5 Bay West Cove, Planning Area 1 intersection of the property lines or the prolongation of such lines. The maximum height of visual barriers, including but not limited to signs, vegetation, fences and walls, shall not exceed thirty-six (36) inches above the top of the curb or forty-four (44) inches above the surface of the street. Lighting and Illumination Outdoor Areas: Parking lots, driveways, pedestrian paths, aisles, and open spaces shall be adequately illuminated to provide a safe, secure environment for all persons, property and vehicles on the Site. Lighting shall be equipped with vandal- resistant covers and shall be controlled by photocell to remain on during hours of diminished natural lighting. Parking lot lighting shall be a minimum of 1" footcandle. Lighting fixtures shall be coordinated between Planning Areas 1, 2 and 3 to provide a consistent, overall look. Parking Structures: Entrances, elevator lobbies, and all floor area of parking structures shall be adequately illuminated to provide a safe, secure environment for all persons, property and vehicles. South San Francisco Zoning Ordinance Vehicular and Bicycle Parking The parking ratios for the proposed land uses are as follows: · 2.83 spaces per 1,000 gross square feet of Office or Research & Development space (or, one space for every 354 gross square feet). · The combination of: one space for every three hotel rooms, one-half space for every twenty rooms for employees, one space for every fifty square feet of meeting rooms and one space for each two hundred square feet of lobby/office area). · 1.0 space per 200 gross square feet of retail · 1.0 space per 50 gross square feet of customer area in restaurants, and 1.0 space per 200 gross square feet of all other floor areas of a restaurant. The parking ratios listed above are in accordance with the Zoning Ordinance 20.74, with the exception of the Office/Research & Development ratio, which has been approved previously by the City for The Gateway Lot 1 and Lot 9. The Sponsor's parking exceptions to the Zoning Ordinance will be submitted in the Precise Plan under separate cover, either as a zoning amendment or a variance. It should be noted that the South San Francisco General Plan, Transportation Element, allows parking ratio reductions for projects that create trip reduction methods, such as paid parking and other Transportation Demand Management policies. Please see Section 8 for the proposed Transportation Demand Management Plan. To the extent that efficient parking layouts can be achieved on the Site, parking areas should be separated into small lots or arranged along internal circulation routes. To further enhance the visual character of surface parking areas, landscape elements and special paving shall be used within lot areas. Parking lot trees will also provide shade. Landscape elements, such as berms and hedges, will also be used at the Site perimeters to screen surface parking from public view. See Section 5 and Figure No. 7 for specific conformance to East of 101 Area Plan, Design Element policies. 7 Bay West Cove, Planning Area 1 Parking stall sizes, aisle widths, fire lanes, and accessible parking shall be in accordance with the Zoning Ordinance. In surface parking lots, a two foot (2') overhang is permitted into adjacent landscape areas where landscaping width is six feet (6'-0") or greater. Bicycle parking shall be conveniently located near building entrances. Where appropriate, bicycle parking can be located within structured parking garages, in order to provide shelter from wind and rain. Bicycle parking shall accommodate locking devices for bicycles. The TDM Plan shall provide for a mimmum of one bicycle parking space for every 50 vehicular parking spaces. Dead end parking aisles shall be avoided. Surface parking lots shall tie into pedestrian paths leading to building entrances, where possible. Durable all-weather surfaces shall be utilized for pedestrian paths. TRANSPORTATION AND CIRCULATION Both Oyster Point Boulevard and Gateway Boulevard are defined in the South San Francisco General Plan as Major Arterials, which are major streets that serve through-traffic in addition to providing access to abutting properties. The East of 101 Area Plan, Design Element, provides detailed policies that ensure smooth circulation patterns within the Site in order to minimize impact on the Major Arterials. Existing Conditions Veterans Boulevard has been constructed with four lanes at the entrance, tapering to two lanes (shown on Figure No. 3). The existing lane widths are twelve feet wide. No parking is permitted along Veterans Boulevard. A pedestrian/bike lane (eight feet wide) runs along the south end of Veterans Boulevard and crosses to the north side near the pump station (shown on Figure No. 2, Key Plan). Curb cuts for the Gateway Boulevard entrance to the Site have been constructed, allowing four lane widths (two of twelve feet wide and two of fourteen feet wide). Ingress and Egress from Oyster Point Boulevard The Site will create flexibility for employees and visitors to use both access points along Oyster Point Boulevard: the Oyster Point/Gateway Boulevard intersection and the Oyster Point/Veterans Boulevard intersection. Multiple convenient access points will help to avoid over-burdening of any one particular intersection. The Oyster Point/Gateway Boulevard intersection will be better suited for northbound 101 commuters (who are permitted to take a left turn into the Site) and the Oyster Point/Veterans Boulevard intersection will be better suited for southbound 101 commuters (who are prohibited from taking a left from the to-be-constructed flyover). Entrances to parking lots and parking structures will be distanced far enough from major intersections to avoid queuing problems in peak traffic times. Further, to the extent possible, more than one vehicular route will be provided to each major surface lot and parking structure to avoid queuing problems in peak traffic hours. Access drives along Veterans Boulevard will be coordinated with adjacent Planning Areas 2 and 3 to minimize impediments to the efficient flow of peak period traffic. Bay West Cove, Planning Area 1 Site circulation will be designed to foster easy pick-up/drop-off locations for shuttle buses. To the extent possible, shuttle locations will be located near building entrances as a means of providing shelter and enlivening major entrances on the Site. Pedestrian Circulation The development will create pedestrian links from the occupied buildings to the Bay Trail to encourage recreational use of the waterfront. Any major open plazas or recreational areas on the Site will also be linked to the Bay Trail by pedestrian paths. Pedestrian links will be coordinated with the development of Planning Areas 2, 3 and 4 to maximize pedestrian recreational opportunities. The development will be designed to encourage a pedestrian link between Bay West Cove and neighboring developments, such as The Gateway, in the form of grade-level pedestrian walkways, and the pedestrian/bike paths along Oyster Point Boulevard. LANDSCAPE DESIGN The East of 101 Area Plan, Design Element, provides design policies for the selection and installation of landscape elements at the Site. The East of 101 Area Plan, Open Space and Recreation Element, encourages open space opportunities throughout the East of 101 area, particularly along the bay front. General Guidelines A minimum of 25% of the area within the property lines of the development site shall be devoted to landscape materials, inclusive of landscape setback zones. Landscape zones shall be distributed throughout the site. Landscape planting shall be selected from the plant materials list within this Specific Plan. The height of any landscape treatment within street medians shall not exceed three feet. Landscape Zones Landscape areas for the Site are divided into two separate zones: the streetscape/setback zone, and the landscape interior zone. The division of landscape areas in this manner enhances the organization of the Site and helps establish design uniformity. Descriptions of the two general zones are given below: Streetscape and Setback Zone Any street trees and street landscaping will be selected and installed to meet the City's frontage specifications. This zone is the transition between the street curb (for example, Oyster Point Boulevard and Veterans Boulevard) and the project parking lot(s) or buildings. Landscape planting in this zone will be designed not only to meet city requirements, but also to uphold the uniform character of the entire Bay West Cove development (including Planning Areas 2, 3 and 4). The type and spacing of trees, combined with turf, ground cover and shrub areas, will be coordinated with adjacent properties. The following will be provided: · Transition from the streetscape to the site landscape areas shall be smooth with grades not exceeding 5%. · Landscape plantings shall be continuous across setback lines, where applicable. Bay West Cove, Planning Area 1 Landscape Irrigation · All irrigation systems will be fully automatic. · Low-volume irrigation equipment is encouraged for all planted areas within the individual sites and will be completely automatic. · Sprinkler overflow onto walks, buildings, or plaza areas will not be allowed. · Irrigation hardware will be placed out of sight and within the landscape areas. · Irrigation controllers will be installed in locked, vandal resistant cabinets, placed out of sight and within the landscape areas. · Pop-up sprinkler heads will be used in all planting areas for safety and maintenance concerns. Trees will receive a separate bubbler irrigation system. Landscape Maintenance · All planted and paved areas of each parcel will be maintained in a fully and well- kept landscape condition. Plantings will be kept in a healthy growing condition free of weeds and debris. Plants will be selected for the Site for their ability to withstand the local wind and soil conditions. · The owner of each parcel will, at all times, keep and properly maintain the entire premises in a safe, clean, condition and in a good state of repair, complying in all respects with governmental, health, fire, and police requirements and regulations. p, eA,ea~l pue ap!s JalaLUpad 6u!Pl!n8 lO'l 6uppeH ~peqlas luo~j~e8 >peqles ,~lJadoJd luaoe[pv ~oeq],aS 'M'O'~ peoJl!e~l S],~J]S JO!J~JUl 'pAl8 'Id peeJd$/'iH ed~± ez!s 'lUOO 'U!lAI X XXXX X X X X X X XXXX X XXXX X X X X X X X X X X ~ n LU x X × X X X LUW~_ _OE = ~ X o X X X X X X XX X XX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXX X XX X XXXX XXX X X X - .= · ~ ~- ~.~ ~. z ~__ CO Z n~ 0 --r n Z n --r ~_ E := - ~ .-~ ~ O00--JO N ~.×× X 0 N ,, XX ~ ' ~ x X X X E ~ > LI. Bay West Cove, Planning Area 1 In accordance with the East of 101 Area Plan, Design Element, color palettes for the development will require approval by the City of South San Francisco. Bright and primary colors are discouraged except as used as accents to the overall material and color scheme. Parking Structures Parking structures should be located on the site to downplay their presence as much as possible, such as against existing flyover structures. The design of parking structure exterior elevations should be simple, attractive and complementary of the building design. Surface relief elements and articulation of the enclosure system will be encouraged on those areas of the faqade that are visible from the street in order to reduce the apparent scale of the garage elevations. Blank walls are not allowed, unless they face the existing flyover structure. Landscape planting should be used to screen the appearance of cars from local streets. Development of architectural elements as visual cues (such as stair towers) to promote site orientation, and provide visual interest, are recommended. Mechanical Equipment Roof-mounted mechanical equipment will be grouped into concentrated areas, when achievable, and screened. Equipment will be painted to match the color of the roof within reason. When not installed in a well, equipment will be screened within a structure/screen designed as an integral part of the building massing. Materials used on equipment screens will be of the same general quality and compatible with the building materials. Satellite dishes and other telecommunications devices will be screened by a parapet or roof screen. Service Equivment Equipment required for building services, including but not limited to transformers, emergency generators, gas meters and similar components should be carefully planned to minimize visual impact from public open space and primary pedestrian and vehicular routes. Screening by means of structured elements or effective use of plant materials is encouraged when equipment exceeds three feet (3') in height. See Figure No. 8. Surface Mounted Equipment The location and £mish of exterior surface mounted equipment should be carefully planned and detailed to avoid the appearance of being simply installed on an available surface. The location of elements including access ladders, mechanical equipment, skylights, vents and similar components should be coordinated into the building design to minimize detrimental visual impact. Energy Conservation All buildings will be designed to comply with applicable Federal and State energy conservation regulations. -- 17 Bay West Cove, Planning Area 1 SIGNAGE In general, the Signage Section of this Specific Plan is meant to support the South San Francisco Municipal Code "Sign Regulations" and to comply with East of 101 Area Plan Design Element policies. New signs erected, whether freestanding or attached to buildings, shall be designed and constructed to be harmonious, complementary elements within the design of the whole Site. Each sign shall identify only the user and/or use of the property on which it is located. (At Oyster Point Boulevard and Veterans Boulevard, signage may include identification of other users). Each sign shall be of a size, shape, color, material, type of construction, method and intensity of lighting and location to be in scale with and harmonious to the buildings and landscaping on the Site and on adjacent Planning Areas. It is intended that all landowners of Planning Areas 1, 2, 3 and 4 collaborate to create an effective, harmonious signage program. Specifications and Standards All signs shall consist of dimensional copy and logos either face illuminated, halo illuminated, direct illuminated or non-illuminated. Face illuminated sign panels or cabinets are not permitted. No flashing or intermittent illumination shall be permitted. The letters and logos shall be constructed of metal, painted or maintained natural finish. Seams and fasteners shall be concealed. All fascia signs shall be located in a position that enhances the architectural elevation and affords good sightlines. Height Monument signage shall be designed to be clearly visible for both vehicle and pedestrian circulation, yet no greater than 12 feet in height. Building signage shall not be taller than the building it serves. Code Compliance All signage shall meet the requirements of section 20.76 of the South San Francisco Municipal Code "Sign Regulations." Sign Hierarchy Freestanding Street Signs · This sign type is considered to be the freestanding element that contains the project logo and logotype. · This sign type shall be located at every major arterial, and at the collector street (located at the intersection with the major arterial street). · Other elements of landscape or architecture would be submitted under separate sections of the South San Francisco planning code, subject to height and size limitations governing buildings. These elements would not include letters or numbers but would accompany and enhance the freestanding street signs. · It is intended that the signage at the comer of Oyster Point Boulevard and Veterans Boulevard be designed so that the scale and materials are harmonious on both the site and the property across Veterans Boulevard, subject to that project sign being designed under similar guidelines. Low Profile Signage · This includes freestanding directional signage along Veterans Boulevard. These signs are limited to project identity and directional information. · Other directional signage follows the South San Francisco signage ordinance. Bay West Cove, Planning Area 1 Specialty Restaurant/Retail Signage · Specialty tenant directional signage (retail and restaurant only) shall be contained on low profile signage of the same design as other site directional signage, with the tenants listed m the same colors and typeface as other directional information. --- 19 o Bay West Cove, Planning Area 1 TRANSPORTATION DEMAND MANAGEMENT PROGRAM Both the General Plan and the East of 101 Area Plan, Circulation Element, discuss the inclusion of Transportation Demand Management Plans in new East of 101 developments. The Sponsor has crafted the following preliminary TDM Program in conjunction with the Peninsula Congestion Relief Alliance ("the Alliance") and The Hoyt Company. The overarching goal of the TDM Program is to provide a wide array of commuter alternatives to the Site, so that employees, hotel guests, and visitors can identify alternative options that work for their particular needs. These programs are proposed to be developed in accordance with a Phasing Plan to be submitted with the Precise Plan, under separate cover. The Sponsor will coordinate the implementation of this program with The Hoyt Company and with the owners of Planning Areas 2 and 3.. TDM Measure Discourage SOV usage by reducing parking supply Shuttle Service to South San Francisco (or Tanforan) BART station Implementation Reduce Office use parking ratio to 2.83 per 1,000 gross square feet of office area 47-55 passenger shuttles 2 shuttles circulate for three hours (am and pm peak) Shuttle stop locations will be given prominence in campus master planning Shuttle Service to South San Francisco Caltrain station 25-passenger shuttles 1 shuttle circulates for three hours (am and pm peak) Secured parking garage with monthly charge Encourage vanpools Encourage carpools Minimum $20 per month per space Provide 1 preferred-parking vanpool space per building will remain open until 9:30 am daily RIDES to mn vanpool coordination service 25 carpool preferred parking spaces will remain open until 9:30 am daily RIDES to run carpool coordination service -- 20 TDM Measure Lunchtime on-call shuttle service to downtown South San Francisco Bike racks, showers and lockers Bay West Cove, Planning Area 1 Implementation Encourage "Downtown Dasher" service. Voucher system supported by City of SSF, East of 101 employers, and merchants association. Improved lunchtime access to shopping, restaurants, errands Provide indoor/outdoor bike racks/lockers (Class I and II) at various locations on the site. Provide two showers and 20 non- assigned lockers in each of the buildings for every 500 employees. Bike usage more likely to be in connection with transit due to limited backroads access to site. On-site staff coverage for TDM program Encourage on-site amenities Encourage the use of electric vehicles and/or hybrid vehicles Encourage Guaranteed Ride Home program usage Disseminate information to tenants Facilitate telecommuting Combined role of transportation coordinator/property staff person at on- site Property Management office; allows daily coverage. On-site information/services will include: transit pass sales, printed material, electronic links to on-line transportation services, and displays Seek rental agreement for an ATM machine, to be installed at a central location at one of the buildings Provide two charging stations in each structured parking garage Peninsula Congestion Relief Alliance to run program Distribute an Employee Transportation Information Packet to all new tenants of the project. Arrange a commute alternative kick-off event to familiarize tenants with available services Provide infrastructure to the building and permit third-party services within the building that allow "broad band" connectivity 21 11 I r BAY WEST COVE PLANNING AREA 1 m ~ Fol~n' I.LO KORTH SUNSERI HAGEY ARCHITECTS 650 CALIFORNIA STREET SAN FRANCISCO, CA 94108 415.95,4.1960 FAX 4 ! 5,954. ! 970 NOT TO ~ FIGURE NO. 1 IMPEl BIAGE 8 BLASE 8 t~L~W FI~OM PUi~ 8TA'flON ~ 80UIIff/EBT mMGE8 BAY WEST COVE PLANNING AREA I KO RT H SUNSER! HAG£Y ARCH ITE:CTS 650 CALIFORNIA STREET SAN FRANCISCO~ CA 94108 415.954.1960 FAX 415.954.1970 NO SCALE FIGURE NO. 2 I~' $~ HYDROCARgON AREA BAY WEST COVE PLANNING AREA 1 HINES OYSTER POINT I.LC KORTH SUNSER! HAGEY ARCHITECTS 650 CALIFORNIA STREET SAN FRANCISCO, CA 94108 415.954.1960 FAX 41S.SS4.1970 PROJECT NUMBER 0010900 EXISTING SITE SCALE 1"=60'-0" SHEET NUUBER EXISTING SITE FIGURE NO. 3 311' HEIGHT UMIT HEIGHT LIMIT (FAA) BAY WEST COVE PLANNING AREA 1 HINEa OYSTER POINT KORTH HAG£Y ARCHITECTS 650 CALIFORNIA 415.954.1960 F~ A15.954.1970 PLANNING AREA 1 PLANNING AREA 2/3 frO, OA'IE DE:SC~IF111~ 261' H~ ..... 100' 20' BUILDING O'/UIPH I~,I,VU,- - - - - ~,-~ -,, ~_~- .a~' ;-'. - -' scN.[ NOT TO SCALE RGURE NO. 4 BAY WEST COVE PLANNING AREA I HINES oY~rER POINT mit OU77~RDO AND ASSOCIATE$~ INC. I.m~d~cepe Archlt~c~ mil ~ ~Mi FiI~~ ~41~! LANDSCAPE STANDARDS FIGURE NO. 5 BAY WEST COVE PLANNING AREA I HINES QYSTEIt POINT f.LC GUZZARDO AND ASSOCIATES~ INC. LANDSCAPE STANDARDS FIGURE NO. 6 J ] BAY WEST COVE PLANNING AREA 1 HINES OYSTER POINT LLC GUZZARDO AND AS$OCIATES~ INC. L~nd Hlnnere LANDSCAPE STANDARDS FIGURE N0.7 BAY WEST COVE PLANNING AREA 1 HINES OYSTER POINT II.C: GUZZARDO AND ASSOCIATES, INC. I.mMm~mp~ Amhlteo~ LANDSCAPE STANDARDS FIGURE NO. 8