HomeMy WebLinkAboutReso 146-2000'" RESOLUTION NO. 146-2000
CITY COUNCIL, CITY OF SOUTH SAN FRANCISCO, STATE OF CALIFORINA
A RESOLUTION APPROVING A SPECIFIC PLAN FOR BAY WEST COVE PLANNING AREAS 2
& 3 (SLOUGH BTC 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 City Council held a public hearing to consider the Bay West Cove Planning
Areas 2 & 3 Specific Plan on November 21, 2000; and,
WHEREAS, the City Council hereby finds that the proposed Bay West Cove Planning Areas 2
& 3 Specific Plan for the Slough Development is consistent with the South San Francisco General Plan
and the East of 101 Area Plan; and,
NOW, THEREFORE, BE IT RESOLVED, that the City Council hereby approves the Specific
Plan for Bay West Cove Planning Areas 2 & 3 at Bay West Cove attached hereto as Exhibit A and
approves the conditions of approval attached hereto as Attachment 1.
I hereby certify that the foregoing Resolution was regularly introduced and adopted by
the City Council of South San Francisco at a Special meeting held on the 21st day of
November, 2000 by the following vote:
AYES:
Councilmembers Pedro Gonzalez and Eugene R. Mullin, Mayor Pro Tern
Joseph A. Fernekes and Mayor Karyl Matsumoto
NOES: None.
ABSTAIN: None.
ABSENT: Councilman John R. Penna
ATTEST:
Clerk
F:\WPD'~VlNRSWX405\097\specific plan resolution.doc
ATTACHMENT 1
PROPOSED CONDITIONS OF APPROVAL
SP-97-027/Mod 1
Slough - Planning Areas 2 &3
Planning Division requirements shall be as follow:
Parking
a. Parking shall be provided as follows:
Use
Office
Research and Development
Restaurants
Retail
Childcare
Parking Ratios
2.83 spaces per 1,000 square feet
3.1 parking spaces per 1,000 square feet
1 space per 200 square feet
1 space per 200 square feet
1 space per 1,000 square feet, plus 2 spaces per 1,000
square feet peak period loading
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These rates should generally not be exceeded. However, the City may accept
revised parking standards as logn as the amount of parking generated by the
standards is supportive of the recommendations and requirements of the
Transportation Demand Management plan prepared for the project.
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Section 3.1.4 of the Specific Plan for Planning Areas 2 and 3 (Slough Estates)
shall be changed to add the following language: "The City's policy is not to
encourage encroachment into the zone near Veterans Boulevard, however, the
City recognizes the necessity of encroachment only in the vicinity of the
restaurant." The section shall also be amended as follows: "Any buildings or
parking areas within B.C.D.C.'s jurisdiction must receive final approval by
B.C.D.C."
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-
mo
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 sponsorsI. 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.
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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
I
~ -.-c~PECIFIC PLAN
BRITANNIA TECHNOLOGY CENTER
OWNER:
ARCHITECT:
ANDSCAPE
~RCHITECT
IUNE 2000
)CTOBER 2000
BAY WEST COVE, PLANNING AREAS 2 AND 3
SOUTH SAN FRANCISCO, CALIFORNIA
SLOUGH ESTATES USA INC.
33 West Monroe Street
Suite 2000
Chicago, Illinois 60603
CHAMORRO DESIGN GROUP
2415 Mariner Square Drive
Suite 200
Alameda, CA 94501
ROBERT LA ROCCA & ASSOCIATES, INC.
760 Market Street
Suite 256
San Francisco, California 94102
William Rogalla
(312) 558.9219
Fax 559.9041
Al Chamorro AIA
(510) 523.9121
Fax 523.0579
Robert La Rocca
(415) 777.5363
Fax 399.0244
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BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
ABLE OF CONTENTS
1.0 INTRODUCTION
1.10bjedives of the Specific Plan
2.0 LAND USE COMPONENT
3.0 SITE PLANNING DEVELOPMENT STANDARDS
3.1 Building and parking area setbacks
3.2 Building height
3.3 Landscape area setbacks
3.4 Driveways
3.5 Parking area requirements
4.0 TRANSPORTATION AND CIRCULATION
4.1 Existing conditions
4.2 Ingress and egress
4.3 Pedestrian circulation
i.0 LANDSCAPE
GUIDELINES
5.10biedives
5.2 Landscape area defined
5.3 Common areas
5.4 Amenities
5.5 Landscape zones
5.6 Landscape irrigation
5.7 Landscape maintenance
5.8 Landscape plant list
6.0 ARCHITECTURAL GUIDELINE5
6.1 Objectives
6.2 Building massing
6.3 Scale
6.4 Materials
6.5 Parking Strudure
6.6 Mechanical equipment
6.7 Service equipment
7.0 SlGNAGE GUIDELINES
7.10bjedives
7.2 Signage types
SLOUGH ESTATES
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
-' ~.0 INTRODUCTION
The Britannia Technology Center is made up of approximately 22.2 acres and is the area
described as Planning Areas 2 and 3 in the Bay West Cove Specific Plan approved by the city
of South San Francisco in December, 1997. Planning Areas 2 & 3 are bounded by Oyster
Point Boulevard on the south, Veterans Boulevard on the west, the San Francisco Bay on the
nodh, and industrial development on the east.
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The site is currently vacant land, formerly the site of the United States Steel Pipe and Steel
Fabrication Plant. The site lies within The 5hearwater Redevelopment Pro(ed Area under the
jurisdidion of the South San Francisco Redevelopment Agency. The site also lies within an
area designated Business Commercial in the General Plan adopted Odober, 1999 and is
also subied to the policies and guidelines of the city's East of 101 Area Plan that was adopted
in July, 1994
1.1 OBJECTIVES OF THE SPECIFIC PLAN
The applicant desires to construd a campus-style biotechnology, high-technology, and
research and development business center. The Specific Plan will adhere to the policies and
goals of both the General Plan and the east of 101 area plan.
The Specific Plan is intended to outline detailed plans for the polities of the South San
Francisco General Plan (adopted Odober 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 governing this Specific Plan are found in the Land Use, Planning Sub-Areas,
Transpodation, Economic Development, Open Space and Conservation, Health and Safety,
and Noise elements. The General Plan objedives 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 retied 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.
Dired and adively participate in shaping the design and urban charader 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 infrastrudure and services that reinforce the City's competitive advantage.
SLOUGH ESTATES 3
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
Support proied 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 charader of the Site. These include:
Policies that are mandatory in nature ('shall'):
· Install street trees and landscaping to meet the City's frontage specifications.
· 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 projed with a landmark building.
· Include special paving, signage and landscape treatments to announce arrival to
building 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 pat~s in parking lots.
· Design projeds to minimize driveways and vehicular circulation while maximizing
outdoor public spaces.
· Place landscape buffers along property lines.
· Proted pedestrians from sun exposure and provide for wind protedion.
· Plant one tree for each 200 square feet of buffer area along property lines.
· Encourage berms along arterial streets.
· Shade parking lots with trees.
· Seled plant species for Iow maintenance and exlremes 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 variely into all sides of buildings visible from a public street.
· Make building entries visible and proteded from wind and rain.
· Use durable building materials and avoid refledive materials.
· Use more than one building color and avoid bright colors and primary colors, except
as accents.
SLOUGH ESTATES 4
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREA5 2 & 3
· Design signage as an integral part of the architedural 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 diredional and informational signage throughout the projed.
Screen rooftop mechanical equipment from view.
· Allow for landscape buffers of at least 20 feet wide along Oyster Boulevard, with at
least
· feet wide along other streets.
· Avoid blank building walls of any length greater than 30 feet.
· Include public plazas in new developments.
· Plant islands Jincluding at least one tree) no less than twelve parking spaces apart.
The Specific Plan creates goals and guidelines for future development of the site. This
ensures a consistent standard of quality throughout the site.. The Specific Plan is being
prepared simultaneously with a supplemental EIR.
The Specific Plan is conceptual and is meant to be a guide for a phased development. The
adual master plans and landscape plans will be shown in one or more precise plan (s) for
the site which will be submitted subsequently.
.0 LAND USE COMPONENT
The South San Francisco General Plan classifies the proied site as "Business Commercial".
The category is intended for business and professional offices and visitor service
establishments, restaurants and retail.
The East of 101 Area Plan development policies in the nodhern portion of the area encourage
the creation of campus-like environments for corporate headquarters, research and
development facilities, and other high quality multi-tenant offices development. Each
planned development within the northern podion of the East of 101 Plan is encouraged to
create an attradive and independently workable development while relating with and
respeding surrounding development.
The business commercial designation in the General Plan has a maximum floor area ratio of
0.5, but increases may be permitted up to a total of 1.0 for uses such as research and
development with Iow employment intensity, or for developments meeting specific
transportation demand management (TDM), off-site improvements, and specific design
standards.
The Specific Plan envisions a total building area of 582,000 square feet within Planning Areas
2 and 3. Included in the total building area is 5,000 square feet of restaurant area, 5,000
square feet of ancillary retail area,8,000 square feet of child care, 105,000 square feet of
SLOUGH ESTATES 5
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
office and 459,000 square feet of Research and Development. The maximum floor area
ratio (F.A.R.) is 0.6.
The plan proposes parking multi-level parking structures. The area of the parking structures
is not included in the F.A.R. which is consistent with the General Plan and the east of 101
plan.
3.0 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. The Specific Plan complies
with oll relevant policies of the East of 01 Area Plan Design Element, both mandatory and
advisory policies.
3.1 BUILDING AND PARKING AREA SETBACKS
The minimum required setback dimensions from properly lines to buildings and parking
areas, and the required depths of landscaping are summarized for all yard conditions in
figures 1 and 6 through 11.
3.1.1 Veterans Boulevard Building and Parking Setbacks
The minimum building setback on Veterans Boulevard shall be an average of 30 feet
with a minimum dimension of 25 feet. The minimum parking area setbacks from
properly line shall be 25 feet.
3.1.2 Oyster Point Boulevard Building and Parking Setback.
The minimum building setback on Oyster Point Boulevard shall be an average of 30
feet from the street curb. The minimum parking area setbacks from the property line
shall be 20 feet.
3.1.3 Eastern Properly line Building and Parking Setback.
The minimum building setback along the eastern properly line shall be 30 feet. The
minimum parking structure setback shall be 15 feet. The minimum parking area
setbacks from the property line shall be six feet.
3.1.4 Northern Property Line Building and Parking Setback.
B.C.D.C. maintains jurisdiction of 100 feet along the nodhern waterfront. Any buildings
or parking areas within B.C.D.C.'s jurisdiction must be approved by B.C.D.C.
BUILDING HEIGHT
SLOUGH ESTATES 6
OCTOBER, 2000
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BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
3.2.1
The maximum heights of buildings in the East of 101 Area shall not exceed the
maximum height established by the Airport Land Use Commission based on Federal
Aviation Regulation Pad 77 Criteria. Maximum heights for the site range from 261 feet
above sea level to 311 feet above'sea level.
3.3 LANDSCAPE AREA SETBACKS
3.3.1
The setback between parking zones and buildings shall be 20 feet. In areas where
the parking zone and buildings are not parallel, the landscape setback will average 20
feet with a minimum dimension of 15 feet.
3.3.2
The landscape setback along the eastern property line will be 6 feet minimum
between the properly line and any parking zone, and 15 feet between the property
line and any parking strudure.
3.3.3 When a building is located with the minimum yard setback, all of the area between
the building and property line is to be landscaped.
3.3.4
Roof overhangs, and other architedural projedions may encroach into a required
landscaping zone adjacent to a building facade provided these obstrudions do not
limit the site or density of allowable planting materials and do not projed into the
setback areas more than 4 feet.
3.4 DRIVEWAYS
3.4.1 All driveways shall be construded to city of South San Francisco Department of Public
Works standard specifications and details.
3.4.2 Double driveway shall have a minimum entry width of 16 feet and 14 feet minimum
exit width separated by a raised medium at least 6 feet clear in width.
3.4.3
A safe line of sight distance shall be maintained for intersections and driveway
egresses. A clear unobstruded view shall not be obscured by signs, trees, or
shrubbery.
3.5
PARKING AREA REQUIREMENTS
3.5.1 Parking Lot Drive Aisles
All parking areas shall 'provide adequate driveway space for the movement of vehicles
with a 25'-0" minimum width drive aisle as per SSFMC Sedion 20.74.160.
3.5.2 Circulation, Fire Lanes, and Special Access
SLOUGH ESTATES 7
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
No parking shall be allowed on Oyster Point Boulevard and Veterans Boulevard.
Parking lot circulation shall be contained on site. In no case shall the adjacent street
be used as a drive aisle for parking lot circulation.
Parking location and layout should facilitate convenient and safe pedestrian
circulation.
All Fire Lanes and other no parking or restrided parking zones, lanes or areas shall be
signed and curbs painted red in accordance with requirements of the South San
Francisco Fire Depadment, and as required by the California Vehicle Code to permit
citation or removal, or both, of vehicles parked in violation.
3.5.3 Paving and Striping
Parking areas shall be paved with Asphalt, Portland Cement, Concrete Unit Pavers, or
similar quality materials so as to provide all weather surfaces.
Parking areas should be striped and each space designated with white painted lines
or suitable markings on the paved surfaces.
3.5.4
3.5.5
Parking Stall Requirements
The proposed parking ratios for the proposed uses are as follows:
· 3.8 spaces per 1,000 gross square feet of office or research and development
space.
· space per 250 gross square feet of retail.
· space per 50 gross square feet of customer area in restaurants, and 1.0 space per
250 gross square feet of all floor areas of a restaurant.
Parking Stall sizes
Parking stall sizes shall be 8'-6" x 18'-0" in accordance with City of South San Francisco
standards. Parking stall lengths may be reduced to 16'-0' when parking space abuts
continuos landscaping and/or paved walkways that permit such an overhang.
Maintain minimum handicapped requirement of 36' sidewalks plus vehicle overhang
allowance.
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Aisle widths shall be as follows:
Stall anqle One way aisles Two way aisle
90 degrees 25'-0" 25'-0"
60 degrees 21'-0" 25'-0"
SLOUGH ESTATES 8
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIfiC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
.... 3.5.6 Handicapped Parking Requirements
Parking spaces for the handicapped shall be located near building entrances in
conformance with the current federal, state and local codes in effed at the time of
construction for each building. One out of every eight handicapped stalls - a minimum
of one per site - must be designated as van accessible.
3.5.7 Parking Lot Tree Pockets
Between each group of six 90 degree opposing parking spaces there shall be at least
one 5'-0' x 5'-0" diamond (rotated at 45 degrees to the parking grid) tree pocket well /
wheel stop. Where there is more than one double row of parking, other geometries
may be used. Trees shall be provided within parking areas at a ratio of not less than
1/2 stalls in accordance with the East of 101 Area Plan policy DE-59.
3.5.8 Public Shoreline Parking
Parking spaces required for public shoreline access shall be convenient to the
shoreline and shall be properly and clearly marked and sign posted.
3.5.9 Bicycle Parking
Designated bicycle parking areas including lockers and / or secured facilities shall be
conveniently located near building entrances or within the strudured parking garages.
3.5.10 Service Areas
No loading facilities or truck doors shall face San Francisco bay or any public
thoroughfare.
Loading facilities shall be well screened from public view using screen walls and/or
landscaping.
Loading and service areas shall be designed and located on the site so that service
vehicle adivifies and movements do not disrupt the efficient flow of on-site and off-site
traffic.
On-street vehicle loading shall be prohibited. No street parking, staging or
maneuvering by delivery trucks will be permitted in order to access loading docks.
Refuse colledion areas shall be visually screened using screen walls and landscaping.
3.5.1 Lighting and illumination
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
SLOUGH ESTATES
OCTOBER, 200O
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BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
shall be controlled by photocell to remain on during hours of diminished natural
lighting. Parking lot lighting shall be a minimum of 1 foot-candle. Lighting fixtures
shall be coordinated between Planning Areas 1, 2 and 3 to provide a consistent,
overall look.
Parking Structure entrances, elevator lobbies, and all floor areas shall be adequately
illuminated to provide a safe, secure environment for all persons, property and
vehicles. Parking structure lighting shall be a minimum of 5 foot-candles at ground
level.
4.0 TRANSPORTATION AND CIRCULATION
4.1 Existing Conditions
Veterans Boulevard has been construded with four lanes at 'the entrance, tapering to two
lanes. No parking is permitted along Veterans Boulevard. A pedestrian/bike lane (eight feet
wide) runs along the westerly edge of Veterans Boulevard and crosses to the north side near
the pump station.
A secondary roadway has been construded off of Veterans Boulevard to accommodate the
original retail plan for Bay West Cove.
4.1.2 Ingress and Egress
Access to the site is off Veterans Boulevard. Veterans Boulevard is a signaled
intersedion of Oyster Point Boulevard. The Oyster Point Boulevard and Veterans
Boulevard will accommodate present northbound and southbound 101 commuters as
well as future southbound commuters from the future fly-over.
The existing secondary roadway off Veterans Boulevard will be removed and replaced
by driveway curb cuts. Entrances to parking lots and parking strudures will be far
enough from major inlersedions to avoid queuing problems in peak traffic times.
Access drives will be coordinated with adjacent parcels to minimize impediments to
the efficient flow of peak period traffic.
Site circulation will be designed to foster easy pick-up/drop-off locations for shuttle
buses.
A right turn in and out is planned from the parking signature at the south east corner
of the site onto Oyster Point Boulevard. Approval must be obtained from the city Public
Works Department.
4.1.3 Pedestrian Circulation
SLOUGH ESTATES
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
The development will create pedestrian links from the occupied buildings to the Bay
Trail to encourage recreational use of the waterfront. Major open areas will also be
linked to the Bay Trail. Pedestrian links will be coordinated with the development of
Planning area 1 to maximize pedestrian recreational oppodunities.
The development will be designed to encourage a pedestrian link between Britannia
Technology Center and neighboring developments, such as The Gateway, in the form
of grade-level pedestrian walkways, and the pedestrian/bike paths along Oyster Point
Boulevard.
5.0
5.1
LANDSCAPE GUIDELINES
OBJECTIVES
5.1.1
The Landscape Guidelines are designed to create a grand boulevard, which connects
the west and east project zones together in a unified.manner. The Britannia
Technology Center site also adjoins the B.C.D.C. zone with its bay trail connection
around the existing bay slot on the nodh to the east. This proposed parkway, with
native plants, biking and hiking trail, benches and vista points will also have path
connedion to the pedestrian plaza of Bay West Cove.
For the purpose of these guidelines, the Britannia Technology Center site consists of
the following major landscape zones:
· The main pedestrian spine
· The streetscape and entry features
· The B.C.D.C. shoreline park
· The screening of buildings and parking structures
5.1.2
In general the pedestrian spine and streetscape zones have been planned as specific
landscape areas to provide continuity within Britannia Technology Center and to
conned to Hines development to provide continuity for the entire area. These zones
will respond to wind, soil and ground water conditions typical for this area.
5.1.3
It is recommended that special planting procedures, plant selections and wind
screening be specified to give a greater degree of flexibility and are subject to those
guidelines that will insure an overall quality for Britannia Technology Center.
5.2 LANDSCAPE AREA DEFINED
The term landscape areas shall refer to all planted areas from the back of curbs to the
base of buildings and from the shoreline to the buildings. Landscape shall include all
walkways, plaza, courtyard and shoreline within the 100' B.C.D.C. zone.
SLOUGH ESTATES 11
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
.3 COMMON AREAS
5.3.1
The common areas are all the areas outside the buildings to the back of curb along
Veteran drive and to the shoreline along Bay West Cove. The owners of Bay West
Cove shall maintain and repair or replace all necessary landscape elements within the
common area.
These on-site common areas include:
· All street tree planting and irrigation along the east side along Veteran drive
· All landscape areas within the BCDC 100' set back easement
· All plaza, walks, fountains, art work including wall, lighting, signing hardscape
and soflscape
· All monument signs and building identification signs
· All parking lot light standards
· All bus stops within the site
· Bay Trail and park furniture and exercise course stations
5.3.2 Major gateway entry at Oyster Point Blvd. and Veteran Drive
· Design a compatible major architedural entry sign which will denotes this area as
a significant gateway into South San Frandsco.
· Both sides of Veterans Drive shall be compatible with similar trees spedes, sizes,
so to provide distindive landscape expression.
The gateway feature shall be equal on both side of Veteran Drive. And shall be of
the same Height, Bulk and dimension so to be an appropriate gateway for both
sites.
5.4 AMENITIES
The Britannia Technology Center site shall provide pedestrian amenities for users
enjoyment of the courtyards, plaza, and bay trail
· Pedestrian plazas or courtyards will be provided to encourage outdoor uses. Seating
areas, sun and shade areas should be considered. These areas should be of high
quality and complement the buildings and the central spine concept.
· Textured pavement will be encouraged to upgrade the pedestrian and vehicular areas
this may vary from sandblasted concrete, color concrete, seeded aggregate, and unit
paver.
· Pedestrian courtyards shall be screened from loading docks.
· All ground mounted utilities shall be screened with massing of shrubs, trees or some
other form of screening.
5.5 LANDSCAPE ZONE
SLOUGH ESTATES '12
OCTOBER, 2000
J, t~ucalyptus citriodora
iucalyptus ficifolia
, !ucalyptus 'rosea'
Eucalyptus nicholii
Eucalyptus sideroxylon 'Rosea'
Ficus nitida
Ficus retusa
Ficus rubiginosa
Fraxinus oxycarpa 'Raywood'
Fraxinus uhdei
Ginkgo bilboa 'Autumn Gold'
Ilex A. Wilsonii
Koelreuteria paniculata
Leptospermum laevigatum
Ligustrum luddum
Liquidambar styraciflua
Magnolia grandiflora
Malus 'Praerifire'
Maytenus bobria
Melaleuca quinquenervia
Melaleuca Iinariifolia
~x~etrosideros excelsus
)lea Europaea 'Fruitless'
,Olea Europea 'Swanhill'
Pinus canariensis
Pinus eldarica
Pinus halepensis
Pinus pinea
Pinus radiata
Pistacia chinensis
Pitlosporum undulatum
Platanos acerifolia 'Bloodgood'
Platanus racemosa
Podocarpus macrophyllus
Podcarpus gracilior
Populus fremontii
Populus nigra italica
Prunus blireiana
Prunus caroliniana
Prunus cerasifera 'Var
Prunus serulata 'var'
pyrus calleryana 'Aristocrat'
~rus calleryana'Var'
Robinia ambigua
BRITANNIA TECHNOLOGY CENTER - SPECIHC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
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Lemon scented gum
Red flowedng gum
White Ironbark
Willow-leaved peppermint
Rediron bark
Indian laurel fig
Banyan tree
Rusty leaf fig
Raywood ash
Evergreen ash
Maidenhair tree
Wilson holly
Goldenrain tree
Australian tea tree
Glossy privet
Sweet gum.
Southern magnolia
Crabapple
Mayten tree
Cojeput tree
Flaxleaf paperbark
New Zealand Christmas Tree
Fruitless Olive
Fruitless Olive
Canary island pine
Eldadca pine
Aleppo pine
Italian stone pine
Monterey pine
Chinese pistache
Vidodan Box
London plane tree
California Sycamore
Yew pine
Fern Pine
~Fremon popular
Lombardy populon
Pink flowedng plum
Carolina laurel cherry
Purple leaf plum
Flowering cherry
Aristocrat flowedng pear
Flowering pear
Pink flowering locust
SLOUGH ESTATES 15
OCTOBER, 2OO0
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
J,Solix bobylonico
,chinus molle
,chinus terebinthifolius
Sequoia sempervirens
Sophora japonica
Tristania confeda
Tristania laurina
Ulmus parvifolia 'Drake'
Umbellularia califorica
Washingtonia robusta
Washingtonia filifera
Zelkova serrata
SHRUBS
Botanical name
Abelia grandiflora
Agapanthos africanus
Abbutus unedo
~rdostophylus var
~erberis darwinii
Buxus microphylla japonica
Ceanothus var.
Chaenomeles cultivars
Cistus purpureus 'var'
Cotoneaster var.
I:chium fastuosum
Elaeagnus pungens
Eriogonum arborescens
Eriogonum 'var'
Escallonia 'Fradesi'
Euryops pedinatus
Feijoa sellowiana
Fremontodendron hybrids
Genista lydia
Garrya elliptica
Hakea suaveolens
Heteromeles arbutifolia
Juniperus chinensis 'var'
...... .avandula angustifolia
.avandula dentata
i ,igustrum japonicum
SLOUGH ESTATES '16
OCTOBER, 2000
Weeping Willow
California Pepper
Brazilian pepper
Coast redwood
Japanese pagoda tree
Brisbane box
Brisbane box
Drake elm
California laurel
Mexican fan palm
California fan palm
Zelkova
Common name
Glossy abelia
Lily of the Nile
Strawberry tree
Manzanita
Darwin barberry
Japanese boxwood
Blue ceanothus
'Flowering Quince
Orchid spot rockrose
Cotoneaster
Pride of Madeira
Thorny Eleagnus
Santa Cruz Island Buckwheat
Buckwheat
Escallonia
Golden Shrub daisy
Pineapple guava
Flannel bush
Genista
Coast Silldassel
Sweet Hakea
Toyon
Juniperus
l:nglish Lavender
French Lavender
California privet
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
L l~4ahonia pinnata
~yoporum laetum
, ~yrica california
Nadina domestica
Nerium oleander
LPhormium tenax
Photinia fraseri
Pittosporum eugeniodes
L Pi~osporum tennifolium
Pittosporum toboria
Prunus lyonii
L Raphiolepis india 'var'
Rhamnus californica
Syzigium Paniculatum
L We~ringia remadniformis
California holly grape
Myoporum
Pacific wax myrtle
Heavenly bamboo
Oleander
New Zealand Flax
Photinia
Pittosporum
Pittosporum
Pittosporum
Cataline cherry
India Hawthorn
California coffeeberry
Australian busy cherry
Rosemary bush westringia
GROUND COVERS
] Botanical name
,juga reptans var.
, ,rdostaphylos var.
Ardotheca calendula
Asparagus D. 'Sprengeri'
Baccharic pilularis var.
Bergenia crassifolia
Cafissa grandifolia
Ceanothos gloriosus var.
Cistu salvifolius
Coprosma Kirkii
Cotoneaster horizontalis
Drosanthemum hispidum
Edca carnea
Festuca ovina glauca
Fragaria chiloensis
Gazania var.
Hedera helix 'var'
Hypericum calycinum
Ibeds sempervirens
Ilex cornuta 'Carissa'
!uniperus chinensis var.
.ampranthus spectabilis
Lantana montevidensis
SLOUGH ESTATES 17
OCTOBER, 2000
Common name
Bugleweed
Manzanita
Cape Gold
Asparagus Fern
Dwarf Coyote Bush
Bergenia
Natal Plum
California Lilac
Sageleaf Rockrose
Creeping Coprosma
Rock Cotoneaster
Rosea Ice Plant
Heather
Blue Festuca
Wild Strawberry
Trailing Gazania
English Ivy
St. John's-Wod
Candytuft
Holly
Prostrate Juniper
Trailing Ice Plant
Trailing Lantans
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
-LLaurentia fluiatillis
Jriope muscari
.obularia maritima
Lotus berthelotii
Nandina domestica 'Nana'
Ophiopogan iaponicus
Osteospermum fruticosum
Pachysandra terminalis
Pelargonium pelatum
Polygonum capitatum
Rosa 'var
Rosemarinus officialis 'var'
Sedum'var'
Trachelospermum jasminoides
Verbena peruviana
Vinca minor/manor
Blue Star Creeper
Lilyturf
Sweet Alyssum
Parrot's Bear
Dwarf Heavenly Bamboo
Mondo Grass
Trailing African Daisy
Japanese Spurge
Ivy Geranium
Knotwead
Ground Cover Roses
Rosemary
Stone Orop
Star Jasmin
Peruvian Verbena
Periwinkle .
VINES
-L~ouganvillea 'species'
:lematis armandii
, )islidis buccinatoria
Ficus pumila
Gesemium sempervirens
Jasminium grandiflora
Lonicera hildebrandiana
Parthenocissus tricuspidata
Rosa (varieties)
Solanum jasminoides
Trachelospermum jasminoides
Wisteria sinensis
Bouganvillea
Evergreen Clematis
Blood Red Trumpet
Creeping Fig
Carolina Jessamine
Spanish Jasemine
Honeysuckle
Boston Ivy
Rose
Potato Vine
Star Jasmine
Wisteda
6.0 ARCHITECTURAL GUIDELINES
6.1 OBJECTIVES
Buildings shall be designed with a high quality visual image, with consistent architedural
features on all sides.
SLOUGH ESTATES 18
OCTOBER, 2000
L
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
Create a campus type environment for biotechnology, high technology, research and
development and corporate users.
6.2 BUILDING MASSING
Building forms should be of simple geometric shapes with sensitive use of sculptural forms to
develop a strong design concept. Building offsets to reduce the apparent mass will be
encouraged.
6.3 SCALE
Development of a pedestrian scale is encouraged through the manipulation of building
mass, detailing of the fa(~ade, and landscape planting. Entrances should be visible as
employees and visitors approach the buildings. Building lobby entrances should be
designed with o close relationship to the main site pedestrian circulation spine. Architedural
features to proted pedestrians from excessive wind are encouraged.
6.4 MATERIALS
The building materials should be appropriate for the scale of the strudure and expressive of
the charader of the development. Materials should be of high quality and Iow maintenance.
Building materials should convey quality and permanence. Highly refledive materials should
be discouraged.
Possible building materials include:
· Glass cuMain wall
· Pre-cast concrete
· Stone
· G.F.R.C
· E.F.I.S.
· Formed metal panels, i.e. "Aluco-bond'
Bright primary colors are discouraged except when used as accents to the overall material
and color scheme.
6.5 PARKING STRUCTURE
The design of the parking strudure exterior elevations should be simple, attradive and
complementary of the building design. Surface relief elements and adiculation will be
encouraged to reduce the apparent scale of the garage elevations. Landscape planting
should be used to screen the appearance of cars from local streets.
SLOUGH ESTATES 19
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIRC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
S MECHANICAL EQUIPMENT
Roof mounted equipment shall be screened from view by utilizing parapets, mechanical
screens, or other building forms which are designed as an integral pad of the building.
Materials used on equipment screens will be of the same quality and compatible with the
building materials. Satellite dishes and other telecommunication devices will be screened as
well.
6.7 SERVICE EQUIPMENT
Equipment required for building services such as transformers, emergency generators, gas
meter, and similar components should be carefully planned to minimize visual impact from
public open spaces and primary pedestrian and vehicular routes. Screening by means of
strudured elements or effective use of landscape materials is encouraged when equipment
exceeds three feet in height.
7.0 SIGNAGE GUIDELINES
7.1 OBJECTIVES
To regulate the type, size, number, design and placement of sign in a manner that will
communicate and enhance the aesthetic appearance of the Bay West Cove.
.2 SIGNAGE TYPES
7.2.1 Site Identification Monument
The Bay West Cove site will be identified by a major architedural and/or landscape-
architedural monument feature which features one name for all the various planning
areas norlh of Oyster Point Blvd. This singular name should give a site identity on a
regional level in the Bay area. Height shall not exceed 12' high.
7.2.2 Projed Identification Signage
· Both the Hines site and the Britannia Technology Center site can be identified by
Iow monument signs at their receptive entrances.
· These entrance signs shall identify the separate parcels and ownership.
· Each identification sign shall be a shape, size, color material which relates to its
particular architedure.
· These entrance signs shall be simple and elegant.
7.2.3 Business Identification Signs
· Business identification signs shall be freestanding or attached to buildings and
shall
SLOUGH ESTATES 20
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
J~.Y WEST COVE - PLANNING AREAS 2 & 3
· Each sign shall identify only the user and/or use of the property or portion thereof,
on which it is located.
· Business identification signs shall not be taller than the building it serves.
· Business names on buildings shall be comprised of individual letters and applied
diredly onto the building extedor material.
7.2.4 Pedestrian and vehicle signage
· Both pedestrian and vehicle signs shall be fundional, cleat, and creates an
effedive guide to all employees, visitors, guests and workers to all the planning
area sites nodh of Oyster Point Blvd.
· All signage shall be coordinated with all the other related planning areas.
7.2.5 Signage Illuminotion
· The site identification monument signage shall be illuminate to produce a strong
sense of place and identity.
· Projed identification signs may be up-lighted.
· Business identification signs my be illuminated.
· No blinking or flashing or intermittent illumination shall be permitted.
· Neon lighting will be discouraged and only white lighting is permitted.
· No eledronic signage boards shall be permitted.
jjjJ SLOUGH ESTATES 21
OCTOBER, 2000
BRITANNIA TECHNOLOGY CENTER - SPEaFIC PLAN
BAY WEST COVE - PLANNING AREAS 2 & 3
SETBACKS
SLOUGH F-~'ATES
OCTOBER, 2000
22
FIG]
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
.... ~Y WEST COVE - PLANNING AREAS 2 & 3
t3YS.~ER POINT BOUL~
SECONDARY
ENTRY
VARD ~
ENTRY
SAN FRANCISCO
BAY
CONNECTION TO
BAY'TRAIL
I~ STREETSCAPE ZONE
~.k~k. LANDSCAPE SCREENING
· ';'12.;.'~'~ I~IOR ZONE
O PLAZA ZONE
m=c:~l=~l=:~ PEDESTRIAN CONNECTION
Itlll/~ltl*~llll#l, il MAIN PEDESTRIAN SPINE
LANDSC. APE ZONES
SLOUGH ESTATES
OCTOBER, 20OO
23
RG.2
PEDESTRIAN
SPINE
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
'T~,Y WEST COVE - PLANNING AREAS 2 & 3
ENTRY ACCENT PAVING
EVERGREEN BACK-
DROP TREES
Z
n~
SHRUB HEDGE WI POLAR
ENTRY ROW
BACKDROP WALL 4' TALL
· PARKING
MONUMENT SIGN
HEDGE
OYSTER POINT BLVD
MAJOR ENTRY TO SITE
FIG.3
J SLOUGH ESTATES 24
OCTOBER, 200O
,I
,I
J
BUILDING ENTRY PLAN AT VETERANS BOULEVARD
SLOUGH ESTATES
OCTOBER, 2000
FIG. 4
25
PARKING LOT TREE LAYOUT
SLOUGH ESTATES
OCTOBER, 2000
AMAx. s SP^CES~.
6' CURB AT PLANTER (5x5)
1 TREE PER SIX STALLS
26
FIG.5
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
-'~.Y WEST COVE - PLANNING AREAS 2 & 3
STREET ~ 30
BUILDING
~' '~'RONT YARD SETBACKS WITHOUT PARKING
STREET ~ 2S' ~ 16'
FRONTYARD SETBACKS WITH PARKING
J
J SLOUGH ESTATES 27
OCTOBER, 2000
20'
FIG. 6
BUILDING
FIG. 7
,I
,I
J
J
BRITANNIA TECHNOLOGY CENTER I SPEOFIC PLAN
RAY WEST COVE - PLANNING AREAS 2 & 3
SIDE-YARD SETBACK WITH PARKING
SlDEYARD AND REARYARD SETBACKS WITHOUT PARKING
· BUILDING
SLOUGH ESTATES
OCTOBER, 2000
15'
1
BUILDING
FIG. 8
FIG. 9
PARKING STRUCTURE
TALl_
UPRIGHT TREES
ROADWAY
SCREEN PLANTING
.I
J
J
J
5CEEEN PLANTING ( TYPICAL ) AT PAEKING 5TEUCTUEE
FIG.10
SLOUGH ESTATES 29
OCTOBER, 20OO
BRITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
!~Y WEST COVE - PLANNING AREAS 2 & 3
JmJJ HIGHTIDE "" I ~'
m .,_,,.... ~,-_,~~,-- ~ ~ / /
_ ~~' BAYTRAIL / /
SHORELINE PLANTING W/
GRASSES
OFFICE BUILDING
& RESTAURANT
m
100' B.C.D.C. EASEMENT
PARK ZONE
SHORELINE PLANTING TYPICAL CROSS-SECTION
FIG. 11
SLOUGH ESTATES
OCTOBER, 2O00
3O
_B~ITANNIA TECHNOLOGY CENTER - SPECIFIC PLAN
WEST COVE - PLANNING AREAS 2 & 3
CONTRO~ ~ ~R
OR TRANSFORMER
BACKFLOW
PREVENTER
,I
LANDSCAPE SCREENING OF UTILITIES
SLOUGH ESTATES
OCTOBER, 2000
31
FIG. 12