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HomeMy WebLinkAbout2006-03-15 e-packet ~",\\ s~ ~ ~ . ~:~ (0 (") ~ ~l u 0 C' :-..~ 4lIFOR~ SPECIAL JOINT MEETING CITY COUNCIL - PIAl\TNING COMMISSION CITY COUNCIL OF THE CITY OF SOUTH SAN FRANCISCO P.o. Box 711 (City Hall, 400 Grand Avenue) South San Francisco, California 94083 Meeting to be held at: MUNICIPAL SERVICES BUILDING CITY COUNCIL COMMUNITY ROOM 33 ARROYO DRIVE WEDNESDAY, MARCH 15,2006 6:30 P.M. NOTICE IS HEREBY GIVEN, pursuant to Section 54956 of the Government Code of the State of California, the City Council of the City of South San Francisco will hold a Special Meeting with the Planning Commission, on Wednesday, the 15th day of March, 2006, at 6:30 p.m., in the Municipal Services Building, Community Room, 33 Arroyo Drive, South San Francisco, California. Purpose of the meeting: 1. Call to Order 2. Roll Call 3. Public Comments - comments are limited to items on the Special Meeting Agenda 4. Study Session: Joint meeting with Planning Commission - discussion of the following projects: a) Genentech Corporate Facilities Master Plan Update b) Terrabay Development Phase III development proposal - Myers Development 5. Adjournment J ;() /;,,, IY) . /",,;1" L City!=lerk ~'t\\ 5:1# "&r c ('l l>-< Ci; ~ <"') v 0 C4l~?-"~ Staff Report SP. A GENDA ITEM #4 DATE: March 15,2006 TO: Honorable Mayor and City Council Planning Commission FROM: Marty Van Duyn, Assistant City Manager SUBJECT: CITY COUNCIL AND PLANNING COMMISSION JOINT STUDY SESSION: GENENTECH RESEARCH AND DEVELOPMENT OVERLAY DISTRICT EXPANSION AND MASTER PLAN" UPDATE RECOMMENDATION Staff recommends that the City Council and the Planning Commission conduct a Joint Study Session to review the proposed Genentech Research and Development Overlay District expansion and Master Plan Update. BACKGROUND Genentech, the world's first biotechnology company, was founded in 1976 and is headquartered in South San Francisco. The existing campus comprises approximately 2.5 million square feet of research and development, office, employee amenities, and manufacturing space on 120 acres. The City of South San Francisco Municipal Code designated the area in which the Genentech campus and facilities are located as within the East of 101 Area Plan, and as Planned Industrial (P-I). The Planned Industrial (P-I) zoning district (Chapter 20.32 of the Municipal Code) establishes the basic permitted uses, height, bulk, and space standards for all land designated Planned Industrial (P-I). In 1995, the City of South San Francisco adopted the Genentech Corporate Facilities Master Plan (1995 Master Plan) to provide an integrated framework for development of Genentech-owned properties at the City's eastern bay shore into a corporate cmnpus. The Genentech R&D Overlay District (Overlay District), established as Chapters 20.39 and 20.40 of the South San Francisco Municipal Code, was adopt(:d concurrently and is based on the 1995 Master Plan and specifies floor area ratio (FAR), parking ratio, building height, architectural design standards, and approval procedures for development within the district. DISCUSSION Genentech has asked the City to update the 1995 Master Plan and to expand the Overlay District from 120 acres to approximately 200 acres. The Master Plan Update would evaluate a 224-acre study area, comprising both Genentech owned and leased properties, as shown in Attachment 1. The 1995 Master Plan is nearing its ten-year planning horizon. The Project includes a proposed update of the 1995 Master Staff Report Subject: City Council and Planning Commission Joint Study Session: Genentech Master Plan Page 2 of3 Plan, and an amendment to the boundaries of the existing Overlay District from 120 acres to approximately 200 acres. City Objectives The very purpose of the proposed Genentech Master Plan is to define an overall program that results in the creation of a cohesive and integrated campus. The existing Overlay District and 1995 Master Plan are designed to fulfill three broad objectives: (1) Reflect changed conditions within and adjacent to the Genentech campus since the 1995 Master Plan was completed (such as completion of various buildings and other improvements) and in the broader East of 101 Area (such as adoption of a new South San Francisco General Plan, East of 101 Area Transportation Plan and TDM Program, and revised San Francisco International Airport Height Limits) to ensure that the campus plan reflects current conditions and furthers the City's policies and visions for the East of 101 Area; (2) Enable cohesive expansion of facilities to fulfill Genentech's projected growth needs; and (3) Provide a basis for the amendment to the existing Overlay District by establishing an appropriate basis for inclusion of land surrounding the current Overlay District as part of an expanded Overlay District. Genentech already owns or controls a significant majority of this expansion area. As is the case currently, provisions of the City's Genentec:h R&D Overlay District would apply only to those sites in the district that are owned by Genentech:; non-Genentech sites would not be subject to provisions of the Overlay District. Thus, expansion of the Overlay District will facilitate cohesive planning of sites that Genentech already owns or may acquire in the future. The Master Plan Update will have a ten-year horizon (2016) and it should address a comprehensive range of topics, including land use, urban design, design standards, transportation (including demand management, transit, parking, and pedestrian circulation), and infrastructure (water and sewer capacity). The Master Plan must also identify linkages to transit locations, such as Caltrain and BART stations, and to other non-campus sites in the East of 101 Area, including Gateway and Bay West Cove, which Genentech owns or leases. The proposed Master Plan does not include any development proposals at Bay West Cove. Master Environmental Impact Report (MEIR) As required under the California Environmental Quality Act (CEQA), the City of South San Francisco chose EIP Associates to prepare the Master Environmental Impact Report to analyze to potential impacts from the Genentech Research & Development Overlay District expansion and the Master Plan Update. Between October 2005 and January 2006, City staff and EIP Associates have reviewed the Master Plan data and have asked Genentech to provide additional information related to total buildout, neighborhood buildout, traffic projections, and water/sewer projections. The environmental consultant has completed approximately forty percent of the tasks listed in the approved scope of work. City staff anticipates that the Draft MEIR will be fully completed and ready for pubhc distribution by early April 2006. Staff Report Subject: City Council and Planning Commission Joint Study Session: Genentech Master Plan Page 3 of3 CONCLUSION City staff and Genentech's representatives will start the Joint Study Session by introducing the Master Plan Update project and summarizing the key points and potential impacts. Following the presentations, Council members and Planning Commissions will have an opportunity to ask questions and provide direction. City staff recommends that the City Council and the Planning Commission conduct a Joint Study Session to review the proposed Genentech Research and Development Overlay District expansion and Master Plan Update. By~C~4 Marty Van Duy Assistant City Manager By: ,I Attachment: 1. Genentech Master Plan Update ~ ~~'t ~1IlIIlIi., ~, MANDALAY TERRACE South San Francisco Joint Study Session March 15, 2006 Attendees City Council City Staff Joe Fernekes*, Mayor Rich Garbarino, Vice Mayor Mark Addiego Pedro Gonzales Karvl Matsumoto* Rick Ochsenhirt, Chair Marc Teglia, Vice Chair Mary Giusti* Judy Honan* Marty Romero* Eugene Sim Bill Zemke Barry Nagel Marty Van Duyn Tom Sparks Allison Knapp Planning Commission City Plannin~ Consultant * Current Joint Subcommittee Myers Development Company RTKL Jack Myers Shepherd Heery Andrew Kawahara Craig Hartman Michael Duncan Daun St. Amand Randy Shortridge Cliff Lowe Skidmore Owings & Merrill Cliff Lowe Associates AGENDA I. Introductions and Opening Remarks; II. Craig Hartman and Cliff Lowe - joint presentation of the master plan; III. Craig Hartman, Michael Duncan and Daun St. Amand - a joint presentation of project organization, massing and architectural intent; IV. Planning Commission and City Council Input together with Q&A; and, V. Schedule and Process. M MYERS DEVELOPMENT COMPANY Joint Subcommittee Study Session Terrabay Phase III - Mandalay Terrace 33 Arroyo Drive, South San Francisco, CA Wednesday, March 1,2006, 6:30-9:00pm ATTENDEES City Council: Mayor Joe FHrnekes Councilmember Karyl Matsumoto Shepherd Heery Andrew Kawahara Planninq Commission: Marty Romero Judy Honan Mary Giusti Skidmore Owinqs & Merrill: Craig Hartman Michael Duncan Tom McMillan Alex Tsang Planninq Department: Tom Sparks, Chief Planner Allison Knapp, Consulting Planner RTKL: Randy Shortridge Myers Development Company: Jack Myers Cliff Lowe Associates: Cliff Lowe IN SUMMARY It was strongly recommended that the following matters be addressed by the Project Sponsor: 1. Massing and architectural style of ALL the towers be rethought and brought back for reconsideration; 2. Begin to examine the traffic impacts of the revised Project; 3. Analyze the adequacy of parking for the grocery store and how it will actually work; 4. Define what the City stands to gain more clearly - especially civic and fiscal impacts; and, 5. Refine the Project's Landscape Plan. Members of the Subcommittee stated that the following aspects of the Project appeared to be generally acceptable: 1. ProjHct program and land uses; 2. Location and organization of the towers; 3. Location and organization of the parking garages; and 4. Wrapping of the residential units around the garage MEETING NOTES Presentation: 1. Jack Myers presented a proposed plan modification program, which included 669,408 square feet of commercial office space, 48,438 square feet of retail space, and 220 on-site market- rate unit2, 32 on-site BMR and 44 off-site BMR units. The retail space featured grocery store of 21,088 square feet contained at grade within the residential component. 2,529 parking spaces are included in the plan. Project site coverage has been reduced to 8.24 acres with the balance of the remaining land offered to the City (12.16 acres) for future park and open space. 2. Craig Hartman and Cliff Lowe presented the master planning (March 1,2006 drawings) and concepts for access, circulation, phasing, landscaping, concepts for "The Point" and location and massing of the towers and parking. 3. Randy Shortridge presented the concepts for the residential component, particularly the massing of the tower, the BMR units that wrap the garage, the retail grocery, service, access and egress, parking and circulation. 4. Michael Duncan and Craig Hartman presented a curtain wall concept and its kinetic (motion and color) relationship to the Project's context and also its relationship to the colors of San Bruno Mountain. Comments & Concerns from the Subcommittee: Marty Romero: 1. Would like to see the BMR and market-rate units mixed more evenly in the tower and podium. 2. Would like more retail and less office to be considered. Concerned that the retail component has been dramatically reduced. 3. Does not want SSF to be a "test case" for a curtain wall and would like to see examples of similar built curtainwalls. He thought the idea had "a lots of potential". 4. Not convinced that the massing of the buildings fit into San Bruno Mountain. 5. Would like to see the project have "more vision"....more connection with the mountain. 6. Seems the benefits to SSF are unclear and wants to understand better the fiscal benefits. (MDC: the fiscal impacts study is beinq completed to reflect the financial benefits for SSF. Beyond that, In lieu fees for child care, a Performinq Arts Center, restoration of the Point and 12.2 acres of the site will be dedicated to the Citv as Park. Judy Honan: 1 . Has major concerns over traffic impacts - especially at the main entry and on Bayshore BoulE3vard. Is concerned about having only one entry to the project. (MDC: a service road is provided opposite from the hook ramps and the buffer parcel will be deeded to SSF. Traffic consultants have revealed that the entry solution works.) 2. Has concerns about providing enough parking for the grocery store users. How will it really work? 3. Asked how the office curtainwall will tie into the residential tower and podium. Wants to make sure that the buildings and the phasing architecturally intertwine. 4. Asked about the mix for BMRs. (MDC: approx. 60% 1-BR and 40% 2-BR.) Note: The actual mix is 66% 1-BR and 34% 2-BR. Mary Giusti: 1. Asked how the landscaping concept related to the existing landscaping at Mandalay Pointe along Sister Cities Boulevard. (MDC aqreed to take a look at this with Cliff Lowe prior to the next meetinq.) 2. Has concerns about access from northbound 101 and Bayshore Boulevard. 3. Asked where the off-site BMRs will be located. (MDC: The off-site BMRs will be in SSF and may be senior housinq, but it would have to be worked throuqh with planninq staff.) Karyl Matsumoto: 1. Asked if the residential and office will be built at the same time. (MDC: the timinq of each component depends whollv on market conditions. The stronqest current market support is for more residential. Office demand is returninq to this sub-market. The office component has been broken into two parts to enhance the opportunity for incremental development of the office.) 2. Concerned about access to the Project from 101 in light of development in Brisbane. 3. Concerned about providing enough parking for grocery users. 4. Initially said the proposed office curtain wall was not appropriate for this site next to San Bruno Mountain, but later, upon reflection, said she has "no problem" with incorporating it. 5. Does not like and would not support the square massing of the office towers. Would like to sel9 architecture that responds to the mountain.. ..something with curves. 6. Would like to see more detail on the residential tower. 7. Has concerns about traffic congestion at the entrance. Joe Fernekes: 1. Asked what we intend to build first. (MDC: residential may likely be first, but it's possible that the North Office Tower and correspondinq retail could be built around the same time... ..dependinq on pre-Ieasinq success.) 2. Concerned about creating more benches on The Point. (MDC: there will be no new benches. ) 3. Concerned about what will grow on The Point.. ..be certain to define a real plan that will work. 4. Does not like the rectilinear massing of the office towers. 5. We want to see signature buildings. 6. Not keen on the current SaM curtain wall concept. ~.. 'wi - - ..., '-' ....." ~ ~ '-" ....." '-' '-' I '-' '-' ....., ~ '-' ....... "- \....; ,.~ l r. Genentech ~~-~ ~~ r ,. "5tD.miJ &tim r~@ ~;FIJ :l ~- ~ '-" November 2005 '-' It '" """ v - - "'" "-- '- '"'" '- l.., \..; \..... "-- \..... Genentech \..; "- CentraL Campus Ten- Year L- Master Plan I South San Francisco - '- - Draft "- November 2005 '-- DYETT & BHATIA '-' Urban and Regional Planners '--- with assistance from \..... AEI \..,... Fehr & Peers Mintier & Associates '--- MPA Design Ne Ison \Nygaard \..... T - Y -UnleSS '- Wi lsey Ham '- \", -' '-' 0.,/ '-' TABLE OF CONTENTS '-' Executive Summary...................................................... 1 l '- '-- 1 Introduction ...... ......... .......... ......... ... ............ ... ........... 3 '-- '-' 1.1 Scope and Purpose...................................................................... 3 '- 1.2 Location and Context. ..... ... ... ..... ...... ........ ....... ...... .......... ...... ....... 4 '-' 1.3 Plan Organization and Relationship to Other Documents......................... 6 ....... 1.4 Plan Implementation................................................................... 7 '- '- 2 land Use and Structure................................................. 9 '-' '- 2.1 Campus Structure ......................................................................10 ........ 2.2 Land Use and Development Program................................................ 13 '- 2.3 Neighborhoods.......................................................................... 20 '- '-' 3 Urban Design ............................................................ 29 '- 3. 1 Streets. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30 I-.... '- 3.2 Campus Entries ............... ........... ... ..... ...... ............ ......... ............34 L 3.3 Pedestrian Connections................................................................ 35 '-' 3.4 Views .... ............. ... ...... ..... ..... ...... ..... ...... ...... ......... ..... ..... .......38 '-' 3.5 Open Space.............................................................................. 40 \- 3.6 Campus Neighborhoods....... ... ........ ........... ....... ........ ...... ....... .......42 '-' 3.7 Building Massing and Scale............................................................44 '- - Genentech Central Campus Master Plan I i - J --' -' 4 Transportation and Parking............................................ 49 4.1 Automobile Circulation................................................................ 52 4.2 Transit and Shuttle Services.......................................................... 38 4.3 Transportation Demand Management............................................... 62 4.4 Parking................................................................................... 66 4.5 Service, Goods, and Freight Movement............................................. 68 4.6 Bicycle Movement ..... ..... ...................... ... ..... ......... ........... .... ...... 70 5 Utilities.................................................................... 73 5.1 Domestic Water .... ..... ..... ..... .... ...... ...... ..... ..... ...... ...... ......... ... .... 74 5.2 Fire Protection.......................................................................... 74 5.3 Wastewater... ........... .... ...... ................ ...... .... ... ... ..... ... ... ...... ..... 76 5.4 Storm Drainage .... ..... ......... ..... ... ....... .................. ............... ....... 76 5.5 Natural Gas ... ............ ..... .................... ....... ... ........... ...... ........ ...80 5.6 Electricity............................................................................... 80 5.7 Site Communications.... ......... ........ ... ..... ..... ...... ..... ...... ......... .......82 5.8 Campus Stand-alone and Centralized Utilities..................................... 82 5.9 Co-generation Facility................................................................. 83 5.10 Hazardous Materials and Related Waste........................................... 83 ii I Genentech Central Campus Master Plan ". Appendix A: Design Guidelines.......................................... 85 Appendix B: Transportation Analysis ................................. 105 Appendix C: Utility Capacities......................................... 11 3 ,-. List of Figures: ,--- Figure 1.2-1: Regional Context ............................................................ 4 Figure 1.2-2: Genentech R&D Overlay Area.............................................. 5 Figure 2.1-1: Neighborhoods Concept ................................................... 11 Figure 2.2-1: 2005 Existing Development ...............................................14 Figure 2.2-2: Opportunity Sites ........................................................... 17 Figure 2.2-3: Campus Neighborhoods with Projected Growth .......................19 Figure 2.3-1: Lower Campus Concept ....................................................21 Figure 2.3-2: Upper Campus Concept ....................................................23 Figure 2.3-3: Mid Campus Concept ....................................................... 25 Figure 2.3-4: West Campus Concept ..................................................... 27 Figure 3.1-1: Transportation Connections................................................ 31 Figure 3.1-2: Existing and Proposed Sections of Forbes Boulevard ..................32 Figure 3.1-3: Streetscape Character at DNA Way and Lower Campus Spine .........33 r- , Genentech Central Campus Master Plan I iii ~ ,1 jlf iv I Genentech Central Campus Master Plan ...; Figure 4-2: Genentech South San Francisco Employee Residence Locations ......51 Figure 4.1-1: Master Plan Area Street Classifications .................................... 53 Figure 4.1-2: Intersection Improvements....... ........ .............. ........ ............ .57 Figure 4.2-1: Future Ferry Routes... ..... ... ......................... ................... ....60 Figure 4.2-4: Proposed 2006 Genentech Shuttle Routes .................................67 Figure 4.2-2: Regional Caltrain Service ...................... ........ ..... .................64 Figure 4.2-3: Genenbus and Glen Park BART Service ....................................65 Figure 4.5-1: Service and Goods Movement ...............................................69 Figure 4.6-1: Existing and Planned Bicycle Network .....................................71 .; ...; Figure 3.3-1: Pedestrian Connections .. ......... ........ ............... ................... .37 Figure 3.4-1: Views ......................... ................................. ................. .39 Figure 3.5-1: Open Space Connections .....................................................41 Figure 3.6-1: Lower Campus Open Space Concept .......................................42 Figure 3.6-2: Upper Campus Open Space Concept .......................................43 Figure 3.7-1: FAA Height and Noise Contours .. . . . . .... . . . . . .... . . . .... . . .... . . . . .... . ....45 Figure 3.7-2: Westerly Winds ... .......................... ......... ............. ............ .46 ...; Figure 3.7-3: Seasonal Wind Variability .... ......... ............. ......... ............ .....46 --' Figure 4-1: Regional Transportation and East of 101 Area ............................50 ....; UUJULI ,... ,.... Figure 5.1-1: Water System ...... ..................... .................. ............ ..... ....75 Figure 5.3-1: Sanitary Sewer System ....... ............. ............. ..... ............. ....77 Figure 5.4-1: Storm Drain System ...........................................................79 Figure 5.5-1: Natural Gas................. ............. .............................. ........ .81 Genentech Central Campus Master Plan I v .tlJI[ 11 I 111 ~ -' -' -' '"-' ~ -' I.llJJLB vi I Genentech Central Campus Master Plan This page intentionally left blank. c (' ,. ,-- EX-ECUTIVE SUMMARY ( r Genentech's South San Francisco's Central Campus is the birthplace of biotechnology. Since the company's start in 1976, it has found it's South San Francisco location able to meet and respond to support the rapid changes and growth of the biotech industry. In 1995 Genentech worked with the City of South San Francisco to prepare a Master Plan to guide the company's growth. The Master Plan is updated to guide the growth and development of the Central Campus anticipated in the next ten years. The Central Campus is in addition to and separate from property that Genentech leases or will lease in South San Francisco and to development of other Genentech-owned properties that are not adjacent to the Central Campus. (' r r r r (' r ( ( The Master Plan outlines a potential expansion that would allow the Central Campus to grow to approximately six million square feet during the ten-year planning period. This expansion represents a 200 percent increase in space compared with the current Central Campus development. The Master Plan indicates that Genentech will meet its potential space requirements by both the re-development of buildings that Genentech currently owns and occupies and by the re-development of expansion property that Genentech has recently acquired or may acquire in the ten-year planning period. r r (' r ( r ('""""' r (' (' C r Master Plan Key Features:: · Genentech is proud to maintain and expand its headquarters in South San Francisco while creating a safe and inspiring work en- vironment. · Genentech facilities will allow for growth of up to six million square feet, and a total Central Campus area growth of up to 200 acres. · Growth at the South San Francisco Central Campus will emphasize office and research and development uses. · Overall building intensity will remain simi- lar to current (2005) densities. · Genentech will continue to rely on leased facilities, such as the Gateway and Britannia East Grand Campuses. · Future growth will be consistent with goals and policies of the East of 101 Plan and the South San Francisco General Plan, which encourage development and expansion of biotechnology research and development in the East of 101 area. · Site planning, building design, and land- scaping will continue to be a priority for all Campus development. · Quality design standards will emphasize maintaining views of the San Francisco Bay, San Bruno Mountain, and other scenic fea- tures. · Genentech will continue to be a regional leader and committed to a comprehensive, effective TOM program to promote employ- ees using modes of transportation other than single occupant vehicles. · Genentech will assure that adequate parking for employees, contractors, and visitors will be provided, understanding the balance be- tween encouraging non-auto travel and ac- commodation of known parking demand. · Public access to the Bay Trail and the Wind Harp sculpture will be maintained. · Genentech will fund its proportionate share of infrastructure improvements necessary to accommodate the Central Campus growth and development. Genentech looks forward to a continued partnership with the City as Genentech expands to meet its growing demand for new research and product development. Genentech Central Campus Master Plan 11 Dill III 2 I Genentech Central Campus Master Plan -' --' Genentech Central Campus General Vicinity in South San Francisco, June 2005. INTRODUCTION r" r View looking south at Genentech's Hilltop campus on San Bruno Hill from Gull Road and Forbes Boulevard. ,.- 1.1 Scope And Purpose Genentech-the world's first biotechnology company-was founded in 1976 and is headquartered in South San Francisco. A fully integrated biotechnology company, Genentech employs a wide range of functions at its campus, including research and development, manufacturing and distribution, and marketing and administration. In recent years, Genentech's activity in the biotherapeutic industry has increased exponentially with multiple new discoveries and products. The Master Plan primarily focuses on the properties within the Genentech Research and Development Overlay District (Central Campus) in South San Francisco. The Plan also addresses other Genentech locations in South San Francisco as it relates to transportation and parking. The Master Plan, once adopted by the South San Francisco City Council, serves several purposes. The Plan: · Articulates vision and policies that will serve as a general guide for the placement and design of individual buildings and other campus elements, as well as an overall development program to provide the basis for future approvals. · Fosters development of a campus befitting its setting on the city's eastern bayshore, that capitalizes on views and access to the waterfront. · Promotes alternatives to automobile transportation to further the City's transportation objectives by emphasizing shuttles, linkages, transportation demand management, and pedestrian access and ease of movement between buildings. · Establishes the basis for the zoning provisions to be contained in an amended Genentech R&D Overlay District. · Provides design guidelines that are proposed to be enacted after adoption of this plan and that will serve as a basis for design review and approval for development in the Master Plan area. Because of the long-range nature of the Master Plan, flexibility during implementation is essential. Therefore, the Master Plan does not establish the location, size, or design of individual buildings, which will follow over the course of the next ten years. The emphasis in the Master Plan is on policies that will achieve the purposes described above. Project Background In 1995, the City of South San Francisco adopted the Genentech Corporate Facilities Master Plan (1995 Plan) to provide an integrated framework for development of Genentech- owned properties at the city's eastern bayshore into a corporate campus. The Genentech Research & Development Overlay District (Overlay District), established as Chapter 20.40 of the South San Francisco Municipal Code, was adopted concurrently with the 1995 Plan. The Overlay District specifies Floor Area Ratio (FAR), parking ratio, and other standards, and review and approval procedures for development within the district. The 1995 Plan has provided a framework for campus building; however, the Plan is nearing its horizon and useful life. Additionally, Genentech now owns a sizably greater area than it did in 1995. The broader context has also evolved-the City adopted a new General Plan in 1999; the East of 101 area has transformed rapidly from manufacturing and warehousing uses into a business and biotechnology center; and the San Francisco International Airport has a new master plan in place, along with changes in allowable heights in the aircraft approach zones. The transportation context has changed as well-South San Francisco and San Bruno have new BART stations, and relocation of the South San Francisco Caltrain Station to facilitate pedestrian and shuttle access is underway. Additionally, in 2001, the City adopted an East of 101 Area Transportation Improvement Plan and Transportation Improvement Strategy, to ensure that roadway and transit improvements kept pace with development. Genentech Central Campus Master Plan I 3 U II III --' ...J To guide transformation of the area, the City adopted the East of 101 Area Plan in 1994. The General Plan, adopted in 1999, sought to further economic growth in the area; General Plan Guiding Policy 6.2-G-1 for the East ...J ...J The area has been transforming for the past 30 years. Steel production and other heavy industries have largely been replaced by warehousing and research and development establishments, in part spurred by the success of Genentech. Development pace has picked up considerably in the last decade. --' --' --' ~ Development Context The traditional core of South San Francisco's industry, the East of 101 area was originally developed with meatpacking and heavy manufacturing activities, facilitated by rail access. In the 1930s, shipping emerged as a major industry, as South San Francisco became an adjunct facility to the Port of San Francisco. In the post-war years the City converted marshlands into areas usable for industrial development, drastically reshaping the shoreline and attracting light industry to the city for the first time. ..../ '-" ..,./ '-" '-" '-" ...J In addition to the City of South San Francisco, the Planning Area is within the jurisdiction of other agencies. Along the campus shoreline, the Bay Trail, which connects the Genentech Cam pus to the San Francisco Bay regional park system, is located within the Bay Conservation and Development Commission (BCDC) jurisdiction. The entire Planning Area is subject to Federal Aviation Administration (FM) height limits for the San Francisco International Airport. (See Chapter 3: Urban Design for details) . --' ..,./ ..,./ J Francisco Bay in the north and the east, and connected by Oyster Point/Forbes Boulevard and Grand Avenue to Interstate 101 and other parts of South San Francisco. --' Project Location The Master Plan area encompasses approx- imately 200 acres. The 1995 Master Plan included 72 acres and has since been amended to 122 acres. The Genentech Campus, built on and around San Bruno Hill-the highest point in the East of 101 area-is visible from downtown South San Francisco and has views overlooking San Francisco Bay and many major landmarks in the Bay Area. Figure 1.2-2 shows the 2005 owned property included in the Master Plan. The Planning Area is bounded by the San Pacific Railroad (formerly owned by the Southern Pacific Railroad) main line, and the San Francisco International Airport. The regional location of the City and the existing (2005) Overlay District is shown in Figure 1.2-1. 4 I Genentech Corporate Facilities Master Plan Regional Location The City of South San Francisco is located on the west shore of the San Francisco Bay, in northern San Mateo County. Built upon the Bay plain and the northern foothills of the Coastal Range, South San Francisco is strategically located along major transportation corridors and hubs, including US 101, Interstates 1-280 and 1-380, BART and Caltrain, the Union 1.2 Location And Context This ten-year Master Plan responds to these changed conditions and Genentech's projected growth needs, creating an overall framework for campus development through the year 2016. Figure 1.2-1: Regional Context ,'J ''"<:: '''.(.~ "< \" - I'!I I ~. - - . /', \ ~i" '. :SlI"" -~ ,>, ,,'- ..' -" -~ 1\/ " .......,' ~"! ,:"!:!,,, ~ ".' : ~ ~ ..u " " ",. ' . " ,"" ~ ..:!;!.\::. ~_. l~'" ~~an B~U 0 " " \ ] ";:,'" ." I ~,r Il'oun .l~', Brlsbone I _.:r 'k.r1 ~"Ii " h ! 'li.'~' ~"'-1I I" ......../?2:-.. .' . ' /. p' - ..,. I"~. ;f i." ,.. · ',' ,'j( "': ;,~!~., . " ..'v"-. ~ , ,"'" . J i' .' o' ,'" '-. J . . ", " \ " ':jj/ u'~s:.hlil.~~....d ~"'. .t.'~S /~. '- J'....,!If, ,_-'l~A." .'" / ,-^ ... . - . . ""'.". .', ,/ 'I' \~0 ''-l II!:. 'I:._._,{-.,.\ ~... "":o....c:i'~.~-'''','' c' ,/ .J' "'. ~.,' , '-' .,,!" (oJ-. , ."'. I', " .-{ '.&'" ~ .,J \ 'I'i'~.".l" \~' I /. .~. I~.,' . >,.4 '\ " 'J"", ,. ,,,.<Si _ j ..~...." _ : " ,l.;"'.->-,.J b \ '- . " ,- ,. ~ .- \ . . ~\"" .' "" '--- I '" ~, ~ \": I r:.~. ,~ If,n ':South San F "'"'.- J"j _#-. \ ! r t '\ ranclsco "" . ? \ I 'lj. ~\._.0 \ \ cJ 1 ..,r , ." I' ,~, ~ \.A . " \\ ../' . ~::&~ . ' ......."/' " " ", ~, ~,-,../,\../, :S:"'f\~~' I. . p , " ), ,.r." ....\ ~ '. ' ' ..ol\'" .,,' \ "'-', ~ .\.~'\.-....... " ,,,......\ " . ,', _./ /'\ \ /' ""'" , ..j ; ."': i, "".. ,/ , ,...... i \ ~' ""'(,A~ ! '-.! //~- ., ."'....; , i~ _'\./' ~\',,1..J IQ,,\t ,/ Existing R&O Overlay District --' ...J --' II r III II r Lr-J r- LS o 100 = 800 ') (!) c:::::J c:=::J -- 122 acres roximately I 38 acres R&D Overlay. app proximate y Genentech I in Progress. ap h R&D Over ay Genentec h Owned Genentec h Leased Genentec I Y Area h R&D Over a 2-2. Genentec Figure 1. . I~"'.I Master Plan I 5 h Central Campus Genentec nnn ..J ....; ....; ....; The City of South San Francisco Municipal Code designates the areas in which the Genentech Campus and facilities are located as Planned Industrial (P-I). The P-I zoning district (Chapter 20.32) establishes permitted uses, height, bulk, and space standards for all land designated P-I. The P-I zone is applied to land intended for research and development uses. The provisions of the Master Plan are designed to be consistent with the P-I zoning district. ..J Zoning Ordinance: Planned Industrial (P-I) Zoning District -' East of 101 Area Plan (adopted 1994) The East of 101 Area Plan provides direction for the area for aspects not otherwise covered in the General Plan or other City plans, and the Master Plan is consistent with the East of 101 Area Plan to the extent it applies. When the same topic-such as Urban Design and Design Guidelines-is covered in both the East of 101 Area Plan and this Master Plan, the more localized goals and strategies outlined in this Master Plan shall apply. -../ ....; -' ....; ..J East of 101 Area Transportation Improvement Plan and Transportation Improvement Strategy (adopted 2001) This plan will continue to guide transportation improvement and strategies throughout the entire East of 101 area. The Master Plan provides greater detail within the Planning Area, as well as for outside the planning area for topics that are not covered in the Transportation Improvement Plan and Strategy. -' General Plan (adopted 1999) The City of South San Francisco General Plan describes goals and policies for future growth and development throughout the City. The General Plan governs the amount and intensity of development within the East of 101 Area, including the Genentech facilities. Relationship To Other Documents · Strategies describe specific ptograms or standards that could be used to reach the goals. · Goals express intent or establish broad direction, and Each chapter begins with a srnnmary of major concepts, followed by more detailed discussion. Sections requiring specific design or implemen- tation strategies are followed by a two-tier system of goals and strategies where: · Design Guidelines. In addition to policies contained in the Master Plan, development at the campus will be guided by Design Guidelines, included as an Appendix to the Master Plan document. The guidelines convey intent on how architectural design and development can help shape the built environment and contribute to the campus's vitality and sense of place, and will serve as a basis for design review. · Chapter 5: Utilities. Assessments of required infrastructure, such as water usage and wastewater treatment needs, are discussed in terms offuture impacts ofGenentech growth on the broader East of 101 area. requirements. Parking requirements and recommendations are discussed and presented, and include cost-benefit analyses of alternative TOM programs. 6 I Genentech Central Campus Master Plan · Chapter 4: Transportation and Parking. Transportation and circulation strategies focus on Transportation Demand Manage- ment (TOM) programs, improved shuttle, vehicle, and freight access, and parking · Chapter 3: Urban Design. Concepts address specific urban design issues that relate to all development and improvements within the Genentech Central Campus. Guidelines outline development, as well as urban design concepts for connections, views, open space, and building massing. · Chapter 2: Land Use and Structure. Land use and overall campus concepts are followed by more detailed neighborhood-specific concepts for the Lower, Upper, Mid, and West campuses. Plan Organization The Master Plan is organized into five chapters, and covers concepts regarding overall land use and development intensity; urban design issues of massing, scale, and views; transportation and parking; and utilities. Design guidelines and other supporting data are included in the appendix. Following the introduction, the Master Plan concepts are presented in four chapters: 1 .3 Plan Organization and Relationship to Other Documents of 101 area states: "Promote campus-style biotechnology, research, and research and development uses." The General Plan envisioned an increase in building area of 50 percent and doubling of employment in the East of 101 area between 1997 and 2020. The Genentech Central Campus Master Plan is consistent with this vision. ....; -' IIIII1 Hi: Zoning Ordinance: Genentech Research and Development Overlay District The City of South San Francisco Municipal Code also provides that the Genentech Campus is governed by the Genentech Research and Development Overlay District (Chapter 20.40). This designation is in addition to the P-I designation. The purpose of the Genentech Research and Development Overlay District is to implement the Master Plan by: · Establishing a facility-wide architectural character, a system of open space elements, and a pedestrian and vehicular circulation plan; · Increasing the flexibility of the City's land use regulations and speed of review procedures to reflect the rapidly changing needs of Genentech growth and development; · Establishing facility-wide development standards and design guidelines; and · Defining a baseline of existing conditions for all land classified in the Genentech Research and Development Overlay District. The Genentech R & 0 Overlay District must be consistent with the General Plan, and the Master Plan. ,- Environmental Impact Report In accordance with the California Environ- mental Quality Act (CEQA), an Environmental Impact Report (EIR) will be prepared to assess the potential environmental impacts of Master Plan implementation. The Draft Master Plan may be modified at the time of adoption by the City Council to reduce or mitigate impacts identified in the EIR. The EIR will then serve as the environmental impact analysis for future Genentech buildings and development consistent with the Master Plan, for such time and to the extent permitted by state law. 1.4 Plan Implementation As the dominant employer in the area, Genentech has a vital stake in helping achieve the City's objectives of development of the East of 101 area into an attractive hub of industry and research and development. As a corporate citizen, Genentech will contribute its fair share of improvements to ensure that traffic in the area flows smoothly, that streets and buildings are well designed, infrastructure is upgraded, and that impacts on the environment are minimized. These factors will guide Master Plan implementation, which will occur through a variety of tools and processes: · Buildings: Genentech will be responsible in executing new building development and design consistent with the Master Plan guidelines, and will seek any required City approval in accordance with procedures es- tablished in the Municipal Code. Develop- ment standards will be in accordance with those established for the Campus under the Municipal Code, principally the Genentech R&D Overlay District. · Urban Design and Landscape Improvements: Genentech will be responsible for design- ing and executing the improvements on the Campus, consistent with the Master Plan guidelines and applicable provisions of the Municipal Code. The City will investigate improvements to the public rights of way that directly abut the Campus; Genentech and the City will work together on design and improvements for these rights of way. · Transportation and TDM: Genentech will be responsible for implementing Transpor- tation and Demand Management (TOM) programs, as established in the Master Plan. Genentech will also contribute its fair share of sub-regional improvements, in accordance with policies in the East of 101 Area Trans- portation Plan. · Utilities: Genentech will be responsible for coordinating with utility providers, such as PG&E and water suppliers regarding the utilities that serve the Genentech-owned properties in order to meet required per- formance standards and necessary service requirements. Genentech and the City will work together in coordinating with such utility providers. · Environmental Review: In accordance with the California Environmental Quality Act, an Environmental Impact Report (EIR) will be prepared for the Master Plan and the fa- cilities and improvements contemplated by it, and certified before ap-proval of the Master Plan. Consistent with CEQA, it is anticipated that for at least a five-year period after certification of an the EIR for the Mas- ter Plan and the facilities and improvements contemplated by it, no additional environ- mental review will be necessary for projects that are fully consistent with the Master Plan. Subsequently, additional environmental re- view may be required to supplement or up- date the analysis in the EIR; the necessity and nature of any such subsequent review will depend on the nature of the proposed project or amendment to the Master Plan, and the applicable requirements of CEQA. Genentech Central Campus Master Plan I 7 'U III II! -..J -' --' --' --' -" --' -.../ -' -.../ --' --' --' -" 8 I Genentech Central Campus Master Plan This page intentionally left blank. "IT III D LAND USE AND STRUCTURE The Genentech Campus supports a wide vari- ety of functions--offices, labs, manufacturing, and distribution facilities. With the campus ex- pansion and increased development, an overall structure for the campus-hierarchy, roles for sub-areas within the campus, and their rela- tionship to one another-is essential. Ensuring that the campus has clear paths of arrival and walkable connections between the neighbor- hoods will be especially challenging given the topography of the site. r The goal of this Master Plan is to create a struc- ture that can guide growth, while providing the necessary flexibility for a long-term plan- ning horizon. Thus, the Master Plan focuses on specific organizing themes that lay a foun- dation for built form, connections, and loca- tions of open spaces and amenities, rather than defining precise building locations, shapes, or forms. The Land Use and Structure chapter of the Master Plan presents these themes through campus-wide concepts and neighborhood-spe- cific goals and strategies. JJ:I II j II J~~~~m-r.M!l~_~\I; i:) The 2016 Master Plan focuses upon five key design and development concepts: Fostering development of distinct yet inter-connected "neighborhoods," to ensure a sense of community; Maintaining and creating balance be- tween open and built environments; _ Maximizing use of views by careful sit- ing and massing of buildings; - Creating a network of pedestrian and campus shuttle connections to facili- tate movement between buildings and neighborhoods; and _ Fostering "Neighborhood Spines" con- cept to connect employee amenities and activity centers. Genentech Central Campus Master Plan I 9 -' '-" ....; --' --' ....; -' --' '-' For more detailed discussion of character and land use within each neighborhood, see Section 2.3: Neighborhoods. Specific design elements and guidelines are addressed in Chapter 3: Urban Design. · Strong connections will exist between neighborhoods-both physically and through the establishment of view cor- ridors. · Expanding upon the 1995 Master Plan Central Spine concept in the Lower and Mid campuses, Central Spines within each neighborhood will be connected along an overall pedestrian Campus Loop. Buildings will be clustered or aligned along a central space or spine. Amenities such as cafeterias and park- ing will be distributed amongst the neighborhoods. A mix of uses and ground level activi- ties will increase employee gathering and interaction opportunities. 10 I Genentech Central Campus Master Plan Each neighborhood will playa distinct role in the function of the campus, dic- tated by both geography and mix of uses-for example, the Lower Campus serves as the principle production zone of the campus because of its manufac- turing core. . The concept of neighborhoods was a major guiding theme of the 1995 Corporate Facilities Plan, and is an established feature of Genentech Campus planning. With its varied functions, large land area, and growing population, Genentech has emphasized the need for neighborhoods to ensure a human scale and sense of place within the larger campus environment. The Master Plan adds new neighborhoods to the original Genentech Campus. Principles for the further development of both new and existing neighborhoods include: . Neigh borhoods As organizing elements, neighborhoods provide the foundation for distinct functions and environments within the campus structure. Each neighborhood will possess a distinct character and identity, but will be connected to the overall campus through a network of open spaces and circulation (Figure 2.1-1). New development within each neighborhood will serve to enhance the existing character and further define open spaces, entries, and connectivity. . . 2. 1 Campus Structure '- II r r II D r v v ".... ... 1 } ~ .1 ]~ /f / Q) n 200 "" FEET 800 11111 Central Spine Element ..... Proposed Connection ~"" ;. ~ Amenity or Open Space """ ~ Elevation Above Sea-level ~ F;gure 2. 1-1: Ne;ghborhoods Concept Genentech Central Campus Master Plan 111 ...J ~Ir --' ..../ For more detailed discussion and illustration of these concepts, see Chapter 3: Urban Design. --' · Public: The Bay Shoreline in the BCDC Ju- risdiction and Wind Harp sculpture park. -../ · Passive (Recreational): Non-programmed open space and non-developable bluffs and hillsides occupiable only along man-made pathways; and -../ ...../ · Neighborhood-oriented: Open space located along neighborhood Central Spines in the form of plazas, greens, or courtyards; --' · Connective: Open space that connects major nodes and circulation elements to natural or public open space elements; -' Four open space typologies exist within the Genentech Campus, providing the opportunity to create a second-tiered pedestrian network with pathways and destinations along hillsides, bluffs, and the shoreline: ...J Open Space Network Genentech's distinct natural setting is a major defining feature of the campus. With the San Francisco Bay shoreline, San Bruno Hill, and Wind Harp Sculpture Park all within the Genentech Master Plan area, the campus houses multiple opportunities for recreation and open space connections. Views and access to the dramatic physical environment are important tools in organizing and guiding new development, and will be discussed in further detail in Chapter 3: Urban Design. As campus facilities are added, open space will be a key element of design, especially along neighborhood Central Spines. --' ...J -../ -../ .....J -' For further discussion of the pedestrian net- work, see Chapter 3: Urban Design. Secondary Circulation · Pathways between neighborhoods outside of the Central Loop or connections to the cam- pus street network are secondary in nature. They often pass between or within building clusters or traverse challenging topography and weather conditions. · These connections are primarily between neighborhoods and major nodes or public open spaces including the shoreline and ex- isting parks, campus amenities, and major parking garages. They will incorporate the City's plan for bike paths and pedestrian ac- cess to the bay. Major Pathways Campus Loop · The Campus Loop is a continuous, off-street formal pathway connecting the Lower, Up- per, Mid, and West campuses. 12 I Genentech Central Campus Master Plan The Genentech pedestrian network is comprised of two distinct elements-primary connections such as the Campus Loop and major pathways to open space amenities; and more informal secondary circulation between and within buildings and neighborhoods. Principles for formal pedestrian circulation are described in terms of the Campus Loop and Major Pathways. These pathway designations are described as follows: While campus-wide and neighborhood connections are more efficient and direct in nature, pathways can also be designed to be contemplative or to enable jogging/running, and can help promote connections to the bayfront and the Point San Bruno Park. These different typologies form a rich, multi-layered circulation network, offering multiple choices for movement and experiencing the campus. A strong pedestrian network is essential to ensure an integrated and walkable campus. The coordination of pedestrian movement with shuttle bus stops will enhance neighborhood and campus connectivity. Likewise, clear and well-designed pathways, signage, and design of buildings can increase the coherence of the campus. Site elements such as trees, paving, and seating/benches can further define the character and role of pathways. Pedestrian Network '-' -' III [II n 2.2 Land Use and Development Program r- Genentech's South San Francisco campus is expanding, both in terms of population and building space. New property acquisitions have created a foundation for redevelopment and additions to existing facilities. Company-wide Genentech has approximately 9,900 employees as of September 2005, of which approximately 6,500 are located in South San Francisco. Growing demand for further research and products in the biotechnology field sets the stage for continued growth in Genentech's future. ,-. As a company that is expanding and adjusting to new demands, the Campus is continually in a state of change, with multiple development projects underway or planned for the near future. This Master Plan follows the goals and objectives of the 1995 Master Plan to help guide the expansion of the Campus as well as strengthen the character of existing neighborhoods. Planning Area The Master Plan allows for an area of approximately 200 acres. As shown in Figure 2.2-1, the Genentech Central Campus (in 2005) extends over 160 acres; of which, approximately 124 acres are in the Genentech R&D Overlay of the South San Francisco Municipal Code. In addition to the Master Plan area, Genentech currently has significant leased space at the Gateway Business Park and Britannia East Grand development which is currently under construction. Genentech also owns 16 acres referred to as the Bay West Cove property. This Master Plan focuses on the Central Campus within the R&D Overlay and Planning Area, including Lower, Upper, Mid, and West campus neighborhoods. When Genentech purchased the Bay West Cove property it already had approval for development of 623,000 square feet. It is Genentech's plan that the development of this property will be consistent with the approved Owner's Participation Agreement. The Gateway, Bay West Cove, and South campuses are not included in the R&D overlay. However, they are addressed as they relate to transportation and connectivity issues. Existing Development and Opportunity Sites Existing Development The current Genentech Central Campus (160 acres in the Master Plan area) consists of 3.5 million square feet of building area, of which roughly 2.8 million square feet are occupied by Genentech within the 2005 R&D Overlay. The remaining properties have tenants with varying lease terms. Table 2.2-1 shows existing (2005) land and building area by neighborhood- Lower, Mid, Upper, and West; and Tables 2.2- 2 and 2.2-3 show the distribution of building uses within each neighborhood. ---, . · Table 2.2-1: Existing 2005 Genentech Central Campus Development I Building Area (Square Feet) Neighborhood Lower R&D Overlay 1,353,000 600,000 862,000 2,815,000 o 2,815,000 Owned 1,395,000 600,000 862,000 2,857,000 660,000 3,517,000 Source: Genentech, October, 2005. ,-. Mid Upper Subtotal West TOTAL ~ 2.:2-2.: Existing 2005 Building Use Distribution on Genentech R&D Overlay Existing Building Area (Square Feet) Neighborhood Land Area (acres) Office Lab Manufacturing/ Amenity Warehouse Total Building FAR Area 1,353,000 0.56 600,000 0.62 862,000 0.43 2,815,000 0.52 Lower 55.1 328,000 415,000 601,000 9,000 Mid 22.2 159,000 441,000 0 0 Upper 46.4 609,000 151,000 36,000 66,000 TOTAL R8:D OVERLAY 123.7 1,096,000 1,007,000 637,000 75,000 Source: Genentech, October, 2005. mr Genentech Central Campus Master Plan 113 14\ Genentech Central Campus Master Plan -' -../ rol. _ __1"___ Development IIl!IIlIi!I Genentech-owned Building _ Genentech-Leased Building ~ 2005 Under Construction r-----": tZZZ3 2005 Development II F;gure 2.2-1: 2005 Ex;st;ng Development ...." ~ty Genentech-owned Property Genentech-Leased Property Bay Trail -' Q) -' . I .. '\ I "'I ... ~ "" _h 1 -../ ...." .r -../ ...; '-' -' .,.. "- .'''' ... . - , ...." ~ .. , , .... - ~ I I Central" --' fe' < Campus \\. \;.:-,-~ , .- ......:, . , -"I,' ; .' ~~.~ ._'~~.' .J --' LS " --' -' 1} It Bay West Cove --' iJ-'" ...; ."""'< "I ~ ~. .' . . ". .' .. . <: //// ...... '-' 111 III D fThbj;i.~: Ex~~005 Building Use Distribution by Neighborhood in the R&D Overlay Distribution of Building Use Lab Manufacturing/ Warehouse r Land Constraints Genentech maintains a detailed inventory of existing land use and development. Opportunity sites for redevelopment and new facilities are defined according to forecasted needs and site availability. Aside from existing and newly-developed properties that are targeted to be redeveloped, many natural and regulatory constraints help guide Genentech in its redevelopment efforts: r- · Views to the shoreline and across San Fran- cisco Bay, Mt. Diablo, San Bruno Mountain, and the Wind Harp sculpture; · Geological limitations, including San Bruno Hill ridges, the shoreline and bluffs, and shore- line land fill; and r- · Height limitations, as regulated by the Federal Aviation Agency, or FAA (see Chapter 3: Ur- ban Design, Building Massing and Scale). r- Neighborhood Office Amenity r- Lower Mid Upper 24% 26% 71% r- r- ,.... ,.... U 111111 Opportunity Sites Of the approximately 160 acres currently owned by Genentech in the Master Plan (R&D Overlay District) area, roughly 40 percent are developed and assumed to remain, and 60 percent are planned for redevelopment by 2016, the Master Plan horizon. Figure 2.2-2 shows the opportunity sites on campus. The majority of opportunity sites are newly-acquired properties along the western edge of the campus. However, several properties are located in the Lower and Upper campuses with buildings that are no longer useful or efficient. 31% 74% 18% 1% 0% 7% 44% 0% 4% Genentech Central Campus Master Plan 115 16 I Genentech Central Campus Master Plan -' '-' 2% 6% 23% 11% 33% 33% Existing 2005 Projected 2016 42% 50% Table 2.,3.-4: Comparison of Development Distribution within the R&D Overlay Distribution of Building Use Neighborhood Office Lab Manufacturing/ Warehouse Amenity -../ -, The Master Plan growth strategy calls for new expansion and redevelopment throughout the campus, concentrating more intense admin- istrative and office development in the Upper and West campuses. Research will continue to expand in the Mid and Lower campuses. Lower Campus will also support product develop- ment, laboratory buildings, and related func- tions. Amenities will continue to be distributed throughout the neighborhoods and satellite campuses. -" --' -' '-' Growth Strategy and Development Intensities The expected growth of the campus to 6 mil- lion square feet of building space on 200 acres would result in an overall R&D Overlay Dis- trict FAR of 0.69. Within the campus, develop- ment intensity will vary in each neighborhood in response to availability of developable land, turnover of existing development, the Master Plan growth strategy, and natural constraints. Maximum FARs of each neighborhood will not exceed 1.0, with an overall R&D Overlay maximum FAR of 1.0. Building heights and ty- pology within each neighborhood will further dictate the development intensities throughout the campus. Tables 2.2-5 and 2.2-6 describe the projected 2016 distribution of uses and build- ing area within each neighborhood and the re- maining expansion area of the Master Plan. As the distribution of uses evolves towards a greater percentage of office and laboratory buildings, the campus will incorporate greater population densities. Table 2.2-4 compares the expected 2016 distribution of uses with the exist- ing 2005 distribution. -' --' Development Projections At buildout, Genentech expects to almost dou- ble its 2005 building area from 3.5 million to approximately six million square feet of build- ing space. This development will occur on the R&D Overlay area currently at 160 acres and assumed to expand up to 200 acres. All these projections are subject to many factors that will affect whether the potential development is in fact realized, and, if so, when various aspects of such development may be constructed. -' --' '-' '-' 111111 B r- r-- .// V c, ~)V r \ r- , ~ I '1 ,-. r-- LS I :(" ..... ~ ~..., - I _ IL .J II- L.J L 1 "" ..,., ,--. CI ~ [~ Q) Development _ Genentech-owned Building _ Genentech-Leased Building ~ 2005 Under Construction Property c=J Genentech-owned Property c:::::::D Leased Property _ Genentech-owned Potential Opportunity Site F;gure 2.2-2: Opportun;ty S;tes r- Genentech Central Campus Master Plan 117 l!II II I jll 18 I Genentech Central Campus Master Plan -' -' -' ---] I Table 2.2-6: Total Projected 2016 Distribution of Development by Neighborhood ---- --- - - -- - - - - --- Building Area (Square Feet) Neighborhood Land Area (acres) Office Lab Manufacturing/ Amenity Total Building FAR Warehouse Area Lower 55.1 390,000 875,000 350,000 63,000 1,678,000 0.70 Mid 22.2 131,000 745,000 0 95,000 971,000 1.00 Upper 46.4 1,327,000 0 0 60,000 1,387,000 0.69 West 36.0 530,000 0 200,000 104,000 834,000 0.53 Subtotal 159.7 2,378,000 1,620,000 550,000 322,000 4,870,000 Expansion 40.3 622,000 280,000 150,000 78,000 1,130,000 Master Plan Total 200.0 3,000,000 1,900,000 700,000 400,000 6,000,000 0.69 -../ -' -../ -' ..../ Amenity 4% 10% 4% 12% 21% 0% 0% 24% 52% 77% 0% 0% Office 23% 13% 96% 64% Mid Upper West ~e 2.2-5: Projected 10 Year Building Use Distribution by Neighborhood Distribution of Building Use Lab Manufacturing/ Warehouse Neighborhood Lower -' -' -' -' - - ., - ,.- (;/ v ,.- ,.- , /L L ) r-- LS r n.(:~s;,s ~ :t850,OOO sf I r-- ~ r 2'" ... "" Genentech currently has 3.5 million square feet built in its existing property, and projects to expand up to six million square feet in the next ten years. The above numbers project an approximate net new growth for each neighborhood. F;gure 2.2-3: Campus Ne;ghborhoods w;th Projected Net New Growth Genentech Central Campus Master Plan 119 llII 111111 ..J · Strategies and design guidelines for each campus neighborhood are de- scribed in Chapter 3: Urban Design, Section 3.6. -" · Reinforce Genentech's concentrated parking strategy by focusing future structured parking primary intersec- tions. Maximize ease of access and prioritize pedestrian movement within the neighborhood. · Maintain hill and Bay views and access to the Bay Trail. · Promote streamlined movement with- in the Lower Campus, emphasizing ef- ficiency of pedestrian circulation and connections and allowing direct ser- vice and delivery access to manufac- turing, utility, and distribution uses. -' · Create a strong neighborhood center at the Central Spine that provides a focus for building entries, pedestrian circulation, and employee gatherings, as shown in Figure 2.3-1. ..../ · Develop the Lower Campus as the northern gateway to the Genentech Campus, in concert with its strategic location off of Gull Road and Forbes Boulevard. -../ ff I.~ ) - -- r. ..~ --- , ~~n.~.~llt~t;I~ '-- --- - .....; Redevelopment of multiple opportunity sites within this neighborhood, both along the Central Spine and along the Bay shoreline, will redefine the neighborhood as a multi-use research, development, and manufacturing core of the campus. With its key location off of Gull Road and Forbes Boulevard, the Lower Campus will command a strong role within the overall campus and mark the main entry node to the Central Spine and Campus Loop. These functions and related design elements of the Central Spine and Lower Campus are described in Chapter 3: Urban Design. Character and Use Lower Campus houses offices, laboratory, manufacturing, and warehouse buildings, and has direct access to natural amenities such as the Bay Trail and San Bruno Point. As the land use structure of the entire Genentech Campus evolves with changing needs and activity focuses, the more industrial nature of the Lower Campus will change in emphasis and form. 20 I Genentech Central Campus Master Plan Lower Campus The Lower Campus neighborhood has direct access to the Bay Trail and views across the bay. One of two major gateways into the campus, the Lower Campus neighborhood comprises the northern edge of the Genentech Campus along Forbes Boulevard, from west of Gull Road to the northeastern shoreline. To the south, the neighborhood is bordered by the San Bruno Hill ridge and the Upper Campus above. The Lower Campus Central Spine runs through the middle of the neighborhood, parallel to Forbes Boulevard, and serves as a pedestrian pathway and the service vehicle route for manufacturing and distribution uses. 2.3 Neighborhoods ..J III III B ,,/ y I' -eJ! \ \~ \ I~J.~ Views to San Francisco Bay .- / 0', it ~, .... \'" \ ~ ... , .. . , \ ...t.~ ~ \\ : \ i ~ ~. i. ~,-,-'-'-'-'-'-' I r .... ii! I : II I. " . . ,~ /' /\ "-- > ' \. ) --- --J - ---.... '< "-.. o , 200 400 FEET 800 , / !l / r- r r- Q) II II Ic::..:~1 IL. -...:::JI - Existing Building to Remain 2005 Under Construction Proposed Building Existing Open Space Hillside Central Spine Element Genentech Opportunity Site Major Campus Entry (--- ~ ~,......) +-+ o Primary View Primary On-street Pedestrian Path Secondary Pedestrian Paths Primary Off-street Pedestrian Path (Campus Loop) Open Space Connection Future Open Space or Activity Node Bay Trail & Public Open Space F;gure 2.3-1: Lower Campus Concept r-- r - ~I.I.I.I) ,#'.., '....' Genentech Central Campus Master Plan 121 IUI II I 111 -../ --' ..../ -' --' --' '--' '-' -' --' .J -.../ '-' --' · Provide for shared pedestrian and ser- vice circulation along the Upper Cam- pus Central Spine. · Improve accessibility to adjoining cam- puses by expanding primary and sec- ondary pedestrian connections (see Figure 2.3-2). · Promote pedestrian movement within the Upper Campus through continuous pathways, well-marked crossings along Grandview Drive, and view corridors to nearby amenities. · Create neighborhood and campus- wide amenities as anchors to the Up- per Campus Central Spine, as shown in Figure 2.3-2. ) --- t lll':r:r-r.:l ~ ... .. nil .- n "- ~ ~_1f-lJ o.!. ~~ to! ~IL~ · Establish a strong Genentech identity and skyline with new development along San Bruno Hill. Character and Use The Upper Campus will serve as center of the campus with primarily administrative offices. Redevelopment will focus upon external place- making, views, and internal campus amenities, providing the foundation for an active Central Spine in Upper Campus. In addition, the Upper Campus will serve as the primary population center for the campus, with the greatest amount of intensity focused along the hillside to both capture views and define the Genentech Campus with a strong identity and skyline. 22 I Genentech Central Campus Master Plan The Upper Campus has emerged as the geographic center of the Genentech Campus, the Upper Campus neighborhood occupies the highest point of development on San Bruno Hill and is visible from US 101 and much of the East of 101 area. The campus' high vantage point provides expansive views to the San Francisco Bay and beyond, including San Francisco and Mt. Diablo on clear days, as well as San Bruno Mountain and Sign Hill to the west. Of the neighborhoods directly abutting the Upper Campus, the Mid and West campuses are most accessible while the Lower and South campuses are separated by steep topography. Although the Upper Campus is land-locked, there are tremendous bay views to the north and south along the hillside. The neighborhood also possesses a significant connection to the Wind Harp public park. Located at the top of San Bruno Hill, the Wind Harp art sculpture and park are connected to the Upper Campus by a pedestrian pathway off of Grandview Drive. Upper Campus II III n / ---. -------- ) I -- j:.......... ""'" ..., .... ....... ". ". ". ...... ". ". ". " " -.: " " - ---'- /' ~/\ ,- ~\ '" --:: r- - I ----- -- ----- . . " ~ / ______________ '\ I \ View to San Bruno Mountain /" V -- -- \~. /) ~ / '\ ~ <Q '" ~ "- <P >.. / " "- / '< , \, View to Mt. Diablo /' " / "v/ '" "" ", ~ ~ . . ~\\.... '. . . . . . , \. \ \, \ 1, . . / /' ,., /' \./ ~ ;/ " "- ",,- , " ,\ \ \ , , L i~ . . II ~ )1 \. '. /''j. ! / / ..... .' / .... / ... <... /. .- .,' ......... . . . . . . . . . . I I L I I ........................,. I " I i' I 'i 1/ . . /. ...-/ ( , . ,~ It . . 1 [ /, r.....~ --l. w~~,.,,_ ....,.~ ; -- 1 /1 1 r~-J '-- L -1 l J/ View to San Francisco Bay " \, - T Q) ~ Primary View 1[_ .---.11 Existing Building to Remain ...... Primary On-street Pedestrian Path IC===,jl Proposed Building ~I.'.I.I) Secondary Pedestrian Paths ......:::J Existing Open Space ...... Primary Off-street Pedestrian Path .~ Hillside (Campus Loop) - Central Spine Element ~I.'.'.I) Open Space Connection Genentech Opportunity Site 0 Future Open Space or Activity Node ,*..... Major Campus Entry Bay Trail & Public Open Space '..~' F;gure 2.3-2: Upper Campus Concept Genentech Central Campus Master Plan I 23 llInITITl '-' .J -.J .J .J ..../ .J ...J .J -../ .J Maintain connectivity to Lower, South, and Upper campuses. ~../ Integrate the Mid Campus into the overall campus pedestrian network through connections to the campus loop and Bay Trail. .J ..../ .J Create open spaces, small plazas, and landscaped pathways that will serve existing and new development. --' J Foster research and development environment with opportunities for small, informal employee gatherings. J J . Housing primarily research lab facilities, Mid Campus buildings are grouped into multiple building clusters. The close-knit, interactive environment, fostered by the existing con- figuration of buildings, sets the foundation for a more integrated Central Spine Element within the center of the neighborhood. Refocusing the Spine in to the center, new development will reinforce existing connections and create smaller, informal gathering and open spaces. The neighborhood will capitalize upon its unique setting by siting new buildings and amenities to connect to existing connections and open spaces. 24 I Genentech Central Campus Master Plan Mid Campus Advantageously located along the San Francisco Bay shoreline and bluffs, Mid Campus has unobstructed views across the bay. The Bay Trail continues through the neighborhood and provides views and open space at San Bruno Knoll. The Mid Campus is somewhat isolated geographically from the rest of the campus. Like the Upper Campus, the area is separated topographically from the neighboring Lower and South campuses. .J J -/ 111111111 . . . Character and Use \ \ '^ / / "- f I / "\ / "- / " / "' " '- ,-. r-. ,-. Q) ,-. II II Existing Building to Remain r- Ir-::::-::.]I Proposed Building C=:J Existing Open Space ,-. ~ ~ Hillside - Central Spine Element Genentech Opportunity Site ,-. +-- Primary View ....... Primary On-street Pedestrian Path ,-. ~I.I.I.I) Secondary Pedestrian Paths ..... Primary Off-street Pedestrian Path ~ --- (Campus Loop) ~I.'.'.I) Open Space Connection 0 Future Open Space or Activity Node Bay Trail & Public Open Space ,-. / "'", -~ - ..~.~ / ~ """ /~~... ^ <' " j '\, """ . . ...... "\... ... . . '; / / '---- '.... .~ ,.~ "~ .,. . .,.' '". .,.' '." .,.' \\ ,.' .. .,. ~ . . , . l ..... I .~Z'..I ..... ..~-_....... If I!L !_ . . Views to San Francisco Bay Views to San Francisco Bay F;gure 2.3-3: M;d Campus Concept Genentech Central Campus Master Plan I 25 -' -/ ../ "-' .../ ..../ ..../ -' .-/ -' · Ensure that views from adjoining cam- puses are not compromised by higher development intensities and heights in West Campus. '-' "-' · Intensify development and maintain views where available. · Emphasize connections to the Upper Campus Loop extension at the base of San Bruno Hi\1, and along Grandview Drive to Upper Campus. -/ (~~IEiI!'~I~~ ~~I~ ) · Develop West Campus as the major southern and western gateway into the Genentech Campus. -/ The West Campus geography and location define the intensity of development possible within the neighborhood. Greater FARs and building heights are possible along the western edge of the neighborhood, where lower elevations are substantially below those of the adjacent Upper Campus. The higher elevations within the neighborhood are both limited by Federal Aviation Administration regulations and the need to maintain a view corridor to the Wind Harp sculpture. Character and Use The separation from the rest of the Genentech Campus necessitates a more independent role for West Campus in terms of use and campus activities. Connections to the rest of campus will be along Grandview Drive and the Campus Loop (Figure 2.3-4). With its strategic location at the busy intersection of Grandview and East Grand, West Campus will serve as a major point of entry. Landscape, open space, signage, and building alignments along Grandview will further emphasize this entry point. 26 I Genentech Central Campus Master Plan The West Campus is a new addition to the Genentech Campus, with much of the property acquired in 2004 and 2005. Bordered by East Grand Avenue to the south, Allerton Street to the west, and by San Bruno Hill to the east, this neighborhood's only direct adjacency to other parts of the campus is to the Upper Campus along a relatively steep ascent on Grandview Drive. The Campus Loop on the western base of San Bruno Hill connects the West Campus to Lower Campus. As a result of its limited connectivity, West Campus is relatively isolated from the rest of the neighborhoods, though it will serve as a major gateway to the campus from East Grand Avenue. West Campus III II] m r- r- ,,- r- ,-. Q) ,-. ,-. IL___JI Il'::'---.::JI .:-.= 1 r-- - ,~-, '...,' Existing Building to Remain Proposed Building Existing Open Space Hillside Central Spine Element Genentech Opportunity Site Major Campus Entry / / I '-... "-., I I; ~ '" ~ ":L~ ~ ...... ~I.'.'.I) ..... ~I.I.I.I) I _..J r - - I \ \ , 1 " o " I r- V / , " II / 1 ot::/ ~ , ~~ ,. -& / ~ ~. /\ t~' v S 1 Q I, ,. \ :f/ Q! I 'II \ (j / "--..1 .I -.... \ )- / ~ '/ / i I ,...~ I I -~ -.[ , /' ~ 1 / '- "---L. . -=l ( -- \ "'; 1:::-: -~= = ,~~ ( ~) I '-- '" "- \. ~ ''-... (, '-- _J ___ ~-.....J_ " 1 - '- -"'~ ___J - - "- ~ .. J l r--T I I 1- T Primary View Primary On-street Pedestrian Path Secondary Pedestrian Paths Primary Off-street Pedestrian Path (Campus Loop) Open Space Connection Future Open Space or Activity Node Bay Trail & Public Open Space F;gure 2.3-4: West Campus Concept Genentech Central Campus Master Plan I 27 U III ]11 '-' ...." ../ ../ "-' -' 28 I Genentech Central Campus Master Plan This page intentionally left blank. . -- URBAN DESIGN ,-. r- ,.. ,.. Genentech's unique setting and spectacular views of the San Francisco Bay and the region define the campus as a major focal point within the East of 101 Area. The Master Plan capitalizes on natural and recreational assets of the site, using topography and views to create distinctive connections, gathering spaces, and campus identity. However, campus continuity and accessibility are challenged by steep terrain and high winds that accompany its hilltop and bayshore location. In response to the campus' setting, urban design themes in this chapter focus upon connectivity, views, character, and pedestrian experience. D1!Jm OCG1trIDli!liI!@i3 ~ I . The following provide direction for de- veloping the overall campus structure described in the previous chapter: Maximizing the waterfront and hi\1top setting of the Genentech Campus; Facilitating pedestrian connections and accessibility along major campus corridors; Fostering vital and active pedestrian- oriented Central Spines within each neighborhood; Ensuring that development capital- izes on view corridors and fosters a human campus scale; Promoting felixibility to respond to long-term horizon and ensuring that the campus' development potential is realized; and Providing the basis for specific archi- tectural, landscape, and site design guidelines. Genentech Central Campus Master Plan I 29 --' '-' Landscape elements and responsiveness to set- ting are also key issues in street design and char- acter. A unified landscape palette will knit the campus together: Consistent unified tree plant- ing and street treatments along public streets will promote continuity, distinction, and iden- tity for the Genentech Campus. ...; -' Streetscape design and character will need to reflect the desired multi-modal campus circula- tion system, with greater accessibility for pedes- trians between campuses as well as neighboring businesses. Public streets are to accommodate traffic, bicyclists, and shuttle stops. As shown in a potential cross-section of Forbes Boulevard in Figure 3.1-2. Wider sidewalks and pedestrian crossings are recommended to foster pedestrian comfort and safety, while maps and signage will help orientation. -../ Geographic expansion, increased development intensity and increase in the number of people using the campus will necessitate neighborhood connectivity by bicycles, pedestrian paths, and shuttles. Easy movement between neighbor- hoods and buildings is key in fostering efficient collaboration and productivity for employees. .....; ../ -' ../ By 2016, the Genentech Campus is projected to double in size, substantially increasing the number of employees and visitors to campus. Streets in the East of 101 area are largely de- signed to facilitate automobile and truck move- ment. As Forbes Boulevard and Grandview Drive transition into the Genentech Campus, the higher speeds and limited visability counter pedestrian and bicycle accessibility. Streetscape and Character Streets are essential to campus identity, move- ment, and pedestrian safety and comfort. Street design includes a wide variety of elements, such as sidewalks, medians, landscaping, site fur- nishings, lighting, and pavement. Themes to consider in creating an effective street design include enclosure, continuity, character, rela- tionship between pedestrians and traffic, shade, wind, and light. · Providing pedestrian crossings to Improve safety as the campus grows. · Connecting Point San Bruno Boulevard to South Campus via a proposed private road connection for service, shuttle, and emer- gency vehicles; and · Designating the Lower Campus Spine as a pedestrian-oriented street with limited al- lowance for service, delivery, and emergency vehicles; streets-like Point San Bruno Boulevard-are informal in nature and are shared by pedestri- ans, service and delivery vehicles, shuttles, and automobiles. The Master Plan addresses new connections between neighborhoods and pro- vides direction for design of additional pedes- trian crosswalks. These changes include: 30 I Genentech Central Campus Master Plan In addition to the major streets within the cam- pus, a secondary street network including in- ternal private streets plays an important role for service and freight movement. Some of these Within the campus, circulation is focused along four major streets-Forbes Boulevard, DNA Way, East Grand Avenue, and Grandview Drive. Both Forbes Boulevard and East Grand Avenue serve as the main conduits to the Mas- ter Plan Area from US-l Oland other parts of the city, while DNA Way and Grandview Drive provides the only through connection within the main campus. Planned and implemented traffic improvements to the Oyster Point Bou- levard and East Grand Avenue interchanges with US-101 further underscore the primacy of Forbes Boulevard and East Grand Avenue as major connections to campus. A potential fu- ture extension of Railroad Avenue by the City of South San Francisco would create a direct connection to the Genentech Campus at East Grand Avenue and Allerton Avenue. Like the rest of the East of 101 area, the Ge- nentech Campus street pattern evolved from natural topography and landfill development. Characterized by circuitous, irregular connec- tions, the resulting system of streets provides limited connectivity both within and to the Genentech Campus. Street Network The Genentech Campus is comprised of two major street networks: The primary street net- work includes major connections to the East of 101 area and through streets within the cam- pus; and the secondary, more informal street network that includes access and private roads that serve employee, shuttle, and service ve- hicles. These networks, along with changes to streets in the broader East of 101 area, are shown in Figure 3.1-1. Streets 3.1 III I" D r- / Oyste2f'oint lM,"~ ~ ~ " r I .~", .~'- '" . d7 (' ~. ~ ~ r{ J ................................ ....'.....n.. "-- J "ks;RmD'}~ -~ : .J , I _ _I t ~ _ _ Jf ~ .. Future Ferry Terminal " ,..... r- '" \. '" o '" ::J ::J " ~ ., . ' .,...... ... .I ./ 4> '\ ~!f~ 4~~ I' ,~ ..::....:.:;; "'" "" r - ~ ~, ~t ~<-~, Iff' -Ao7... J ~ I DNA W., ~ Section <..11" /"" " I ,.1. #... Q~ J' .. ..' ! '- Potential Railroad Ave/UPR ROW Extension jIj L . I .. II....... II ~, '............... BEG ) J 100 400 "IT "" Q) c=J c=J c=J Genentech Owned Property Existing Building Planned 2005 Construction Projects Campus Gateways Existing Connections Major Approach _ Primary Network _ Secondary Network Private Street o Interchange ....1 Future Street Connection o fjgure 3.1-1: Transportat;on ConnecUons Genentech Central Campus Master Plan 131 IlnTTIr ",-, '-" F;gure 3. 1-2: Ex;sUng and Proposed SecUons of Forbes Boulevard -" ..../ 1 14 kl Shared trovel lane Sidewal k oJ ....." --' -' '-' 12k 14ft! Travel Sidewal k lane -' '-' -' -' -' Minimum travel lane 12 k Travel lane Median Median Potential Alternative 14 ftl 1 Shared travel Minimum Sidewal k lane travel lane 2 ?.. t:. ~ 12 k Travel lane Existing __ North 32 I Genentech Central Campus Master Plan Similar to Grandview Drive, wide travel lanes, street parking, and narrow sidewalks characterize the northern end of DNA Way. Sidewalk extension are in progress (in 2005) along Grandview Drive in Upper Campus. Limited pedestrian and bicycle facilities along Forbes Boulevard near Gull Drive. -" 14kl 12k Sidewal k Travel lane ~) '"1-- III III n ,-. ~hd"f I Views to the Bay and campus connectivity are emphasized by street improvements including wider sidewalks, bike lanes, lighting, and paving materials. r- fjgure 3.1-3: Streetscape Character at DNA Way and Lower Campus Sp;ne r .~~~ "- · Retain streetscape experience with consistent planting approach, provid- ing sense of enclosure, and protection from wind, sun, and vehicles. · Create sense of campus entry at East Grand Avenue and Grandview Drive as well as the Forbes Boulevard entry to campus. · Retain Forbes Boulevard and Grand- view Drive corridors as key access routes through the Genentech Cam- pus. · Foster a pedestrian-friendly environ- ment with special emphasis on pedes- trian crossings and continuous side- walks. r-;:::-: , ~I';'~~~ · Develop cohesive facility streetscape with consistent site elements includ- ing lighting, signage, site furnishing, and bus shelters. · Enhance sidewalks by separating pe- destrian and vehicular movements. · Implement sidewalk and crosswalk improvements as related sites are de- veloped. · Support the City's efforts for any nec- essary modifications to the campus public streets. · Implement traffic calming measures on Forbes Boulevard, DNA Way, and Grandview Drive. Genentech Central Campus Master Plan I 33 ...", '-' ...", · Maintain and enhance the campus signage program for wayfinding. . Evaluate the need for visitor assis- tance and check-in areas at campus entry points. --" · Enhance the sense of arrival at key entry points to the campus through landscape, signage, and other design elements (shown in Figure 3.1-1). ...; \ ~~~m,r.l(~ ...; Lower Campus entry and Wind Harp alignment as seen from Gull Drive. - ..,J -' -' ...", --' - -' -' '-' 34 I Genentech Central Campus Master Plan · Provide Visitor Stations at campus en- tries to assist visitors and public. · Establish clear wayfinding tools and directions for visitors to follow. · Enhance the Genentech Campus' unique identity by emphasizing entry points. "' , ~ 'i:;;; i- - · "Ji :;0;. .. ;.~@:"...~~ These campus entry concepts are not intended to limit access on public streets or hinder public access to the Bay Trail. The two major entrances in to the campus are located at the intersection of Forbes Bou- levard and Gull Drive in Lower Campus, and at Grandview and East Grand Avenue in West Campus (shown in Figure 3.1-1). The majority of Genentech employees and visitors will enter the campus at either of these two sites, with the West Campus entrance possibly becoming the primary entrance once the Railroad Avenue/ East Grand road extension is fully realized. (See Section 4.1 for future road improvements.) Currently, there is nothing to call these out as gateways to the Genentech Campus. Special streetscapes, signage, and landscaping will be applied to emphasize the importance of enter- ing the campus. Visitor Stations at campus en- tries within existing or new buildings will also serve as orientation devices for visitors. 3.2 Campus Entries -' III I, II n 3.3 Pedestrian Connections r- As described in section 2.1: Campus Structure, campus circulation occurs at multiple levels. Like the various street networks on campus, the pedestrian environment is a layered system of pedestrian pathways (illustrated in Figure 3.3- 1). In the Master Plan, the primary layer com- prises both on-street and off-street pathways, including sidewalks along Forbes Boulevard and Grandview Drive, as well as the Campus Loop. A major off-street circulation path, the Campus Loop encompasses the Central Spine circulation elements within each neighborhood and the major pathways that connect them. The neighborhoods will be further connected to each other and the rest of the campus by a secondary network of pathways. Primary Pathways Campus Loop The Campus Loop includes the major circu- lation routes within each neighborhood Cen- tral Spine, as well as the connective elements between them. As the primary connections between neighborhoods, Campus Loop path- ways will be identified through distinctive de- sign of paving, landscaping, site furnishings, and lighting. These elements will be consistent within each neighborhood. However, variations in design will occur in order to accommodate specific uses and character of different neigh- borhoods. nm On-Street Pathways The primary pedestrian network helps facilitate the movement of people throughout the cam- pus and connect transit stops and parking facil- ities with other campus destinations. On-street pedestrian paths are comprised of sidewalks, crosswalks, and shuttle stops. Crosswalks and shuttle stops are key elements of the on-street pedestrian network. Shuttle bus stops and associated activities such as rid- er-queuing and exiting will require site design measures for safety. (For detailed Guidelines, see Appendix A: Design Guidelines.) I ~fftffi\y~~. '---- . . . ,'. ..'.-. . . . Create a safe and accessible pedes- trian environment. . Create a continuous off-street pedes- trian connection that links the Lower, Upper, Mid, and West campuses. . Minimize future conflicts between service and goods movement and pe- destrian pathways. - ---- I ~~~~.!~ ...... ---'" . Support pedestrian movement with frequent circuits of the shuttle bus and well-placed and designed bus shelters. . Extend sidewalks to complete a con- tinuous network of on-street pedes- trian pathways on both sides of prima- ry campus streets (see Figure 3.1-1). Sidewalk improvements will be imple- mented with adjacent site develop- ments. ........ I -" . Use landscape to create a distinct campus identity, including landscape strips, consistent street tree spacing, and repetitive planting elements. . Use consistent signage, lighting, and light levels for streets and shuttle stops (see Appendix A). . Consider additional crossing treat- ments, such as high-visibility striping, in-pavement flashers, and enhanced crosswalk paving textures. . Use consistent lighting design and light levels along campus pedestrian pathways. . Connect the Upper and Lower cam- puses to West Campus with less for- mal extensions of the Loop; and the Upper and Mid campuses to the Bri- tannia East Grand Development, or South Campus. Genentech Central Campus Master Plan I 35 --' ..J '-' -' -' -' ...J ..J --' -' ...J ...J - Use materials that differentiate secondary pathways from the Cam- pus Loop primary pathway. - Develop a paving and curb pattern/ language that is consistent along all secondary pathways, and Use consistent light fixtures and light levels, as well as site furnish- ings and signage, Create an informal landscape design aesthetic for remaining secondary pathways throughout the campus: · Align paths and stairs to views of mountains, the bay, and distant open spaces, when possible. · Use view corridors and sight lines along major pathways to visually con- nect neighborhoods, open spaces, and amenities. · Enhance pedestrian accessibility through the use of ramps and stairs as vertical circulation options between neigh borhoods. t C~:lll{.]II.~~ ~~}~::~ · Use landscaping to enhance pedestri- an pathways, providing visual interest and variety, as well as moderate wind protection. · Foster physical and visual linkages between neighborhoods and site ame- nities, using landscaping to enhance campus walkability. · Create an alternative campus trail network that emphasizes the natural environment. Potential connection tor Campus Loop extension between Lower and West campuses. . 36 I Genentech Central Campus Master Plan New connections in the Master Plan provide a combination of physical and visual linkages to help pedestrians navigate between neigh- borhoods. They include stairs and ramps to traverse often formidable elevation changes; enhanced site and pavement elements for connections along the Campus Loop, Forbes Boulevard, and Grandview Drive; and Central Spine or walkways within each neighborhood. With increased connectivity and accessibility, employees will be able to cross to neighboring campuses and amenities easily and efficiently. These off-street pathways traverse hillsides or streets to make direct connections between neighborhoods and to major site elements such as the Bay Trail and the Wind Harp Sculpture Park (see Figure 3.3-1). This second tier also in- cludes pathways that are more recreational in nature, connecting to the Campus Loop, neigh- borhoods, and natural assets via a network of I, less-direct pathways along hillsides and bluffs. This recreational element of the pedestrian net- work offers an additional realm of experience to the campus, serving as an asset for employees and accentuating the natural setting and envi- ronment of the campus. Secondary Pathways -' flf I: II. '" ...,- ---- ,~ \-,; , ~ , =, \ :) ./ '-~ / ~r' I ,; ....- ..L _ - - - - - ..J r - .-" / / / ..... ; (// ..-..-....~ .., (.....: / .1' .... ..-- .""'--1 ". .', .....~.. 1 ..L......~.:-.::... J ~ I I' I I I "- ~ I ,------.., L-_____J :l:J [~~ I --------..... , ) I ....... ....... .....1 -' J r - ..... :....... o . 200 400 FEET 800 . .r- Q) - Primary Path-an-Street - Campus Loop - Neighborhood Connector ........... Secondary Path: Informal _ Central Spine Element f;...;'.;,;:: Public Space and Bay Trail c=J Genentech Owned Building - Existing to Remain c--=--=--=-~ Genentech -owned Building with Potential for Redevelopment c::=J 2005 Building Under Construction F;gure 3.3-1: Pedestdan ConnecUons Genentech Central Campus Master Plan 137 In II I 111 -../ J --' -' '-' --' -' ..../ -' '-' · Align buildings and orient outdoor spaces to view opportunities (as shown in orange in Figure 3.4-2). '-' · Ensure that streetscape design in the designated corridors has appropriate planting for preservation of views. · Discourage construction of bridges in view corridors. · Maintain view corridors to the Bay, San Francisco, Mt. Diablo, and San Bruno Mountain. ~ '-' Capture views of San Bruno Mountain and the Bay as Upper Campus sites are redeveloped. '-' Maintain views of San Francisco, the San Francisco Bay, San Bruno Moun- tain, and Mt. Diablo with appropriate development standards. --' (~~ ~ 38 I Genentech Central Campus Master Plan ..... View of the Bay as seen from Founders Research Center. .. .,' -. .. .... " ;;;;;... ............. . Views of San Bruno Mountain, San Francisco, the San Francisco Bay, and Mt. Diablo are significant assets to the Genentech Campus. Distant views and a sense of expansiveness are critical to balance the circuitousness of pedestrian and vehicular circulation, as well as the varied topography and limited sight lines within the campus. The Master Plan supports preserving and reinforcing existing views through the development of view corridors along the Campus Loop. . 3.4 Views III [II n {l v " View to San Francisco Bay ". View to San Bruno Mountain r View to Mt. Diablo ,-. View to San Francisco Bay r "" ,~ "' "- - . ~ View to SF Airport and Bay ~ Q)? 200 400 FEET 800 1 Q) ----+ View Opportunity (=::J Genentech Owned Building - Existing to Remain C'-:-'-:-'-:-.J Genentech Owned Building with Potential for Redevelopment c:::=::J 2005 Building Under Construction F;gure 3.4-1: V;ews Genentech Central Campus Master Plan I 39 1111 II III ..../ .-.J Neighborhood-oriented Open space Within the campus, a series of outdoor spaces, including courtyards, plazas, and central greens, define the Central Spines of each campus neighborhood. Located in the heart of each neighborhood and forming the nodes of the Campus Loop, they are the most visible elements of the open space network within the campus. A series of open space transitions, courtyards, and promenades, these spaces will be active and open in response to their settings, capitalizing on vistas and view corridors, as well as proximity to amenities. -' -.J '-' -' ...J · Open space promenade from the Lower Campus Spine to the Bay. -- · Lower Campus to Upper Campus hillside stair and landscaped pathway; and '-' Passive and Connective Open Space Additional passive spaces within the campus include the bluffs and ridges along San Bruno Hill. Part of the network of shoreline bluffs that extends through the campus, these steep slopes act as both dramatic backdrops and foregrounds for the Lower, Mid, and Upper campuses. Although these spaces are limited in terms of occupation, the Master Plan establishes key pathways and connections between neighborhoods that allow employees and visitors to experience the open space through circulation and pathways. More defined connective open spaces link major open spaces to public amenities and primary circulation paths through visual and physical means. (See Figure 3.5-1.) Planned new green connections include: -.J -' -- --' --' "J View of San Bruno Point along Bay Trail. The public open space adjacent to the Central Campus is part of a regional network of parks and trails. The Genentech waterfront area is the "front porch" of the campus, with vistas across the Bay to Mt. Diablo, San Francisco, and the San Francisco International Airport. With a dramatic landscape of bluffs and points, the waterfront is an area for sitting, walking, jogging, bicycling along the water's edge. More of a visual icon within the campus, the Wind Harp Sculpture and park are located near the center of the campus at the top of San Bruno Hill. Providing public access to the park is essential in creating a varied and well-connected open space network within the campus. Public Open Space 40 I Genentech Central Campus Master Plan Open Space Network The Genentech Campus open space network, as first defined in Chapter 2: Campus Structure, consists of multiple open space designations- public (such as the Bay Trail), passive (non- developable bluffs), connective (landscaped pedestrian connections between major open spaces), and neighborhood-oriented (plazas, courtyards, etc.). Campus landscape design starts at the edge of the San Francisco Bay and the Bay Conservation and Development Commission's (BCDC) Bay Trail. The planting palette is a carefully designed balance between California native and Mediterranean plants, creating a California coastal aesthetic. When planted in natural flowing patterns, an informal design character for the perimeter surrounds the neighborhoods and extends to meet many of the pedestrian spines. More formalized landscape design exists within the neighborhoods and along major pedestrian and open space connections. Key opportunities for distinctive design features in the Master Plan include neighborhood Central Spines and open spaces. Within this primarily informal landscape network are the 4,200 linear feet of natural bluffs and steep slopes that provide opportunities for views, pedestrian circulation, and passive recreation. 3.5 Open Space Ul..JJL.IJ ~ ~ / " / I / / I / /;0, ~I ....... ....... II .............. , , , / , j <-, '0 \ ..............-, , "- ";... r......, 'I I \ ....... / ;/ // _..J // / ( // 0.~1\/ \ \, \ \ ,..... \ \ (0: ~ \'\ "'/ \ f \ \ "\ \ > '... ~.> .....\ \ '",/ ,0'- r- ;' )--1 t< ..... ;f;i, ..... ~;l --.. r-~---_-, L-_~___l ~. , . .~t' ~ ~ ,. A J I , f": ~ ,. r--~--- :~ ~-\ ..._--...~ J' ~-~ o 200 400 FEET 800 ~~ ~ . ~ Q) - o I7ZZll Existing Open Space Proposed Outdoor Spaces Hillside ,.--, \r__' ~ RmI!l Central Spine Element Open Space Connection Bay Trail & Public Open Space c::::J c--=--=--=-~ Genentech Owned Building - Existing to Remain Genentech Owned Building with Potential for Redevelopment 2005 Building Under Construction F;gure 3.5-1: Open Space ConnecUons c=:::J Genentech Central Campus Master Plan 141 I] [1 I II[ -../ -" --' -" F;gure 3.6-1: Lower Campus Open Space Concept -" -' ...J J J -" --' -../ Additional neighborhood open spaces will complement and connect to the Central Spines. These open spaces/courtyards will be oriented to views and access to the waterfront and the surrounding areas. --' -' be the primary functions of each spine, with vehicular traffic limited to service, delivery, or fire access. -' '-' '-' The settings and topography of each neighborhood, its centralized public space, or Central Spine, and the function of the buildings will emphasize the specific character and nature of each neighborhood. The Spines will be the primary circulation and open space element of each campus neighborhood with spaces for employee gatherings, services, and amenities. Pedestrian circulation and uses will ""'\ 3.6 Campus Neighborhoods 42 I Genentech Central Campus Master Plan · Create pathways along hi1\sides and bluffs to increase and diversify open space access and experiences within the campus. · Provide more formal planting along Grandview Drive and at campus en- tries. · Provide well-defined, landscaped open space and pedestrian connec- tions to waterfront and Wind Harp Sculpture Park. · Use physical or visual connections to link open spaces between neighbor- hoods. (See Figure 3.5-1 for suggested alignments. ) · Maintain a California coastal aesthetic along the shoreline, combining Cali- fornia native and Mediterranean spe- cies. , - - ~ 2 .~~~~j · Maintain accessibility to recreational opportunities along the shoreline and at the Wind Harp Sculpture Park. Develop a network of connective open spaces between neighborhoods and campus amenities. . Provide open space within each neigh- borhood. . Create a rich landscape palette com- bining formal and informal open spac- es and plantings. . ~ '~_~ '1 ~t:-r.::~ -../ -../ lllJJLDJ / :::::::::::-------.r-- i , , i I t I t _J " ~~. - K##dL1 F;gure 3.6-2: Upper Campus Open Space Concept Q~l; - ~~;~~)il~'iiA'<F'C'/;"'0i :, . Create Central Spines for neighbor- hoods, giving each at least one center for services and amenities, and a dis- tinct identity within the campus. '" t ....-~~.I.~.I~~'m~ . Develop Central Spines in tandem with neighborhood redevelopment. -- - Site landscape and design ele- ments; . Locate buildings facing the Central Spines where possible. - Strategic height limitations and building massing; . Promote walkability by locating ame- nities and open spaces within a five- to-ten minute walk of all neighbor- hood employees. . Emphasize pedestrian environment by restricting vehicular access within Central Spines. . Ensure that Campus Spines are attrac- tive destinations, offering pedestrian comfort, maximizing sun access and views, and creating wind barriers for large open spaces through a variety of implementing mechanisms, includ- ing: - Locate amenities with direct ac- cess to Central Spine. Genentech Central Campus Master Plan I 43 U II I III '-' '-' '-' -' --' -' ~ '-' Pedestrian scale can be achieved with street-level entrances and fenestration, canopies, contrasts in wall treatment, horizontal articulation, and varied landscaping. Articulating and stepping back higher floors of taller buildings allows greater sun exposure and views and minimizes overall building mass at the ground level. Detailed standards for massing are given in the Urban Design Guidelines in Chapter 6. .../ -" '-' Articulation and Streetwall Variations in building massing, height, and streetwall are essential factors of a pedestrian- oriented campus environment. An intimate scale of development can be achieved through horizontal and vertical articulation-varied building heights within neighborhoods or building clusters, recesses and projections, window articulation and treatments, and roof forms contribute to overall campus texture and character. Building articulation and visual interest are especially important for large floorplate structures such as those needed for R&D and manufacturing facilities with significant massing along the street or Central Spine level. -' -' --' Strong consideration of views and access to natural light will be given in the size and locating of new buildings. Additionally, building placement and site configuration will maximize and consolidate occupiable open space with a maximum lot coverage of 60 percent. Building Scale and Setbacks In addition to FAA standards, the Master Plan keeps a maximum building height limitation of 150 feet above ground level on buildings within the campus. (Figure 3.7-1 shows FAA height and noise standards, as well as the 60db noise contour.) 44 I Genentech Central Campus Master Plan This development structure is expressed in terms of specific building and massing concepts, including building heights, articulation, and development scale. 2. Development will follow the principle of "stepping down" to the waterfront to allow buildings on the bluffs to maintain view corridors. 1. Development scale throughout the campus will support pedestrian-oriented environment along major circulation routes; and This section addresses the overall scale and form of development within the Genentech Campus in terms of building heights, articulation, and development scale. These elements of design directly affect the overall campus environment and identity, and will vary across the campus. Accommodating differences in topography, location, intensity, and land uses, the overall massing structure of the campus addresses two major development concepts: For discussion of Floor Area Ratio, see Section 2.2: Land Use and Development Program. 3.7 Building Massing and Scale 1111; II n ,-. / (/ -~~ u~ / "9. ~rl Il___ .................. .... ".,.;'" -- -- -- -- -" -- -" -- -- ,,- ,,- --- -- / ... 1 ------- --- --- -- -- '" " "" .... ...... .... .... .... ...... ------ ---- --- ... / ,;' ,,-.. " ~ .> " ---- ---- --- --- ---- --- --- --- .."'.... .... ; ~~ ;,;,-' ", ;;; " ;; ,- ; , , ;; ~ ,- ;,,; ....,-- :'~L , Jl. ,,' ~ 1-- " u ; 'i .~'" / / ., 'lie;; ~~-,~r~; [ /11.1 //Ir T--~}' /'Ji ;./' '. ;;1 :~ ;; L ;; I , , ,'. , ;; 1__- d:r. ..~ ~ ;/~/ - -- -\~ -- ",' , ;' I~~ ( .I ! ; ;;;/ ; ; ; ; ; ; L r-" ~I ;," ; J;/j/; I [ ;' t_ .. mT I..... Height Contours Noise Contour EB -200.00- Feet Above Sea-level Note: Height contours represent a sloped conical surface above sea level from 160.9 to 360.90 feet. Source: San Mateo County Airport Land Use Commission. 2000. F;gure 3.7-1: FAA He;ght and No;se Contours Genentech Central Campus Master Plan I 45 D II I I II -' 10-20 kts, West < 10 kts, variable -' -' --' .../ '-' -../ ...,I -../ -./ -../ -' 15-25 kts, West Gusts to 30 kts 46 I Genentech Central Campus Master Plan 5-10 kts, West PMspeed,direction 5-10 kts, West 10-20 kts, West F;gure 3.7-3: Seasonal W;nd Var;abWty AM spee(}, direction,./l" < 5 kts, variable < 10 kts, variable Winter Spring Fall Summer The windy and often cool San Francisco Bay climate plays an important role in defining the character and design of the Genentech Cam- pus. Situated at the eastern end of the San Bruno Gap between the San Bruno Mountain range and the Coastal Range, the East of 101 area experiences strong winds during the spring and summer months, as illustrated in Figure 3.7-2. Afternoon winds can typically reach 25 knots, and combined with the cool bay air, often create harsh and uncomfortable walk- ing conditions within the Genentech Campus. While intracampus shuttles offer pedestrians alternatives to walking, shorter and more direct pedestrian paths could expand the overall walk- ability of the campus. To foster this pedestrian movement, wind breaks and sheltered areas will be key elements oflandscape, building, and site design. Building design will also consider entry conditions to buildings using landscape, revolv- ing doors, or any other architectural solutions. Wind '-' III III 0 i -i.~; Seasonal Variability Winds are strongest during the late spring, summer, and early fall. Fall, winter and spring mornings are usually calm, with light bay breezes from the east and northeast. By early afternoon, the wind fills in from the west and increases in speed, decreasing again by early evening. Summer winds are almost always from the west, and can regularly gust to 30 knots. Figure 3.7-3 shows the general direction of wind throughout the year. ,- (mifl~: - __ -t rl~.~t1Pif' · Ensure that building heights and mas- ing maintain key views to the Bay and San Bruno Mountain. r- · Maximize Genentech skyline (within FAA height regulations) along San Bruno Hill to establish a strong visual identity for the campus from US-101 and the East of 101 area. · Take advantage of building massing to provide sun access and articulation to wind-sheltered pedestrian spaces, courtyards, and entrances. r- . · Articulate larger-floorplate structures to break down the scale and massing of the building and to allow visual and physical porosity of the campus. . Require horizontal building articula- tion along Central Spines and major pathways to create Human Scale. · Maximize sunlight on pathways and open spaces in Central Spines and courtyards through building step- backs. Genentech Central Campus Master Plan 147 DlIIIIL -.; -../ -' '-' -" -' -' -' -../ --' -' -' -' '-' 48 I Genentech Central Campus Master Plan This page intentionally left blank. III [II III TRANSPORTATION AND PARKING r The growth of the Genentech Campus will increase the volume of people that come to campus. The Master Plan includes projects to support the projected traffic volumes and programs to encourage the use of alternative modes of transportation. The Plan includes guidelines to ensure adequate parking for visi- tors and employees, as well as convenient and efficient movement between different campuses and neighborhoods. A key element of accom- modating these transportation needs will be an effective combination of transit connectiv- ity, Transportation and Demand Management Programs, and parking efficiency. r-- r-- r r r r This chapter outlines several initiatives that: promote traffic reduction and alternatives to automobile use; expand and improve the shuttle program; improve parking; streamline goods and service movement; and integrate the Genentech Campus with the surrounding area using a variety of modes. Each transportation and parking issue presents existing conditions and issues and develops goals and strategies for future change. r-- r-- r- r r r r- r r r (' r r Located near the San Francisco International Airport (SFO), Genentech is connected to regional transportation facilities primarily through surface arterial streets and shuttle vehi- cles. Figure 4-1 illustrates the campus location in the context of the San Francisco regional transit system. US-l 0 1, located less than one mile west of the Central Campus, provides a crucial linkage. The South San Francisco Cal- train station is located less than one mile away from the campus as well, and is currently pro- posed to be relocated to enable shuttle pick-ups directly from the East of 101 area. The South San Francisco BART station-also connected to the campus by shuttles-is located at Mis- sion Road and McLellan Drive. A vast majority of Genentech South San Fran- cisco employees live on the San Francisco Pen- insula, as shown in Figure 4-2. The proposed expansion of current transit focuses upon these key areas of high employee concentration. ~lr~~mii(~~~ ~- The following concepts are further refined in goals and policies for each transportation and parking issue: Strengthening and expanding Genen- tech's comprehensive transportation demand management (TDM) program to minimize single-occupancy vehi- cles travelling to campus throughout the day, and that meets or exceeds the South San Francisco Congestion Management Plan and the City's TDM Ordinance; Streamlining campus circulation and connectivity of all neighborhoods in the East of 101 Area for shuttles, ser- vice vehicles, and goods movement; Minimizing intracampus auto traffic by strategically concentrating parking ar- eas; Creating a flexible parking supply in- frastructure and implementation plan that responds to development and parking demand needs; Accommodating multiple modes of transportation on the existing campus street network; and Complying with the city's transporta- tion objectives for the entire East of 101 area as well as the regional objec- tives. Genentech Central Campus Master Plan I 49 U II I III San Francisco International l'\~~---- Airport + F;gure 4-1: Reg;onal TransportaUon and East of 101 Area -' Genentech-owned Property Genentech-Ieased Property 50 I Genentech Central Campus Master Plan ------ San Francisco Bay Genentech Campus III III n ' ,-.. '111 . .40 ~ ~.,,\ 62 '. 9 24024Q1 !..-J\ .. . 21 . . t ..3"1 0:. \., 15D"~ -. . .! l..-'" . .~ i - t ~~ ~~ I , liD 50 .20 .. · 30 4825 · 32 · -- .. .. 80 ~p..1daquin COUl\ty } I 40 37 . .~ '- 127 -@.e_ 124 ~ . 1~ ,-.. ".....- . ~o., ...~ ,-. ~ '" ...... N + Legend 024 I I 8 Miles I . Caltrain Stations . BART Stations . Park & Ride Lots with Capacity Residential Location of Employee \ / F;gure 4-2: Genentech South San Frandsco Employee Res;dence Locatjons Genentech Central Campus Master Plan 151 U III III --' '-" '-' · Local Streets. Local streets provide direct ac- cess to abutting properties as their primary functions. Local streets have no more than two travel lanes. -' · Collectors. Collectors connect arterials with local streets, and provide access and circula- tion within neighborhoods. Collectors are typically designed with two travel lanes, parking lanes, planter strips, and sidewalks. '-' · Major and Minor Arterials. Arterials are ma- jor streets that primarily serve through traffic and provide access to abutting properties as a secondary function. Arterials are generally designed with four to six travel lanes and major intersections are signalized. In South San Francisco, there are two types of arteri- als: major arterials and minor arterials. Ma- jor arterials are typically divided (have raised medians), have more travel lanes, and carry more traffic than minor arterials. -.-' -' -' -' Local Street System Figure 4.1-1 illustrates the street system serving the Genentech Campus and identifies roadway classifications. This classification system includes: '-" -' In addition to other recent improvements to Oyster Point Boulevard, a new fly-over ramp connecting southbound US-lOl with eastbound Oyster Point Boulevard was opened in 2004. This ramp bypasses traffic congestion surrounding the Oyster Point interchange and improves southbound freeway access to the East of 101 area. As of 2005, no other freeway improvements or modifications outside of ramp metering have been planned for the area. If and when ramp metering is implemented at the freeway interchanges, traffic congestion could be significantly altered near the freeway interchanges on the local arterial street system. '-" ...../ Automobiles on the Genentech Campus share the street space with shuttle vehicles, bicycles, and pedestrians. The freeway system is made up of US-l 0 1 (Bayshore Freeway), a primary roadway that connects San Francisco with 1-80 and the East Bay to the north, and San Jose and the Peninsula to the south. This freeway is accessible through the Oyster Point interchange and the Grand Avenue and South Airport Boulevard interchanges to the west of Genentech's main campus. Freeway speeds and capacities are often slower during commute or peak periods due to traffic congestion. Regional Access The South San Francisco Genentech Campus is connected to the surroundings through several arterial streets. East Grand Avenue is a primary, east-west arterial street that accesses Downtown South San Francisco and US-l 0 1. Gateway Boulevard is a major north-south arterial street that connects Oyster Point Boulevard to Grand Avenue. Oyster Point Boulevard is another east- west arterial street that accesses the north end of South San Francisco, Bayshore Boulevard, and the freeway. used to accommodate growth conditions at the eight study intersections outlined in the Cumu- lative Conditions Alternatives discussion. 52 I Genentech Central Campus Master Plan In Appendix B, figures and tables outline dif- ferent techniques that are used to develop the existing conditions, future volume forecasts, and mitigation measures. The Strategies at the end of the section incorporate the mitigation measures · Future traffic volume forecasts and improve- ments to help accommodate growth increases. · Cumulative Conditions Analysis-a de- scription of a trip distribution technique that assigns future trips to intersections near the Oyster Point campus locations; and · A description of techniques and assump- tions made to develop trip generation and distribution forecasts for the Master Plan buildout; · An inventory of existing conditions of traffic volumes that describes conditions at 16 lo- cal intersections in proximity to Genentech's Oyster Point, Gateway, and future Bay West Cove campuses; · A description of the surrounding street net- work, including access routes from US-lO 1 and local streets around the Central Cam- pus; This section analyzes existing and future traf- fic conditions at intersections surrounding the Genentech Campuses in South San Francisco, and includes: Given the Genentech Campus' regional lo- cation, automobiles will likely remain as the primary form of access to the campus in the forseeable future. As part of the Master Plan preparation, a comprehensive analysis of traf- fic operations in the East of 101 area was con- ducted. 4.1 Automobile Circulation 111 I II OJ r- r- (;/ .. , - ,~~ - 'L,-J L , 1 -. ~I I r- r- San Bruno Hill ,-. t'" . . -- .1 _ u.J /" 1/ I I I \ II \:..- ----------- -- --......,.... , I ,-- South Campus r- ---== - 200 40CI F<ET II" r- I , ... ............... .~ l ~.~ Q) - Major Arterial Private Road - Minor Arterial ~ Right of Way - Collector ... Future Street Local Street ~[ j . , I I ",_I .J ,r- fjgure 4. 1-1: Master Plan Area Street Class;fjcat;ons r- Genentech Central Campus Master Plan I 53 lJllTlll -' -' 1 Level of Service, or LOS, is a qualitative desctiption of an intersection's operation, ranging from LOS A (indicating free flow traffic conditions with little or no delay) to LOS F (representing over-saturated conditions where traffic flows exceed design capacity, resulting in long queues and delays). ..../ --' Existing 2005 Traffic Conditions Level of Service (LOS) 1 calculations for 16 study intersections were surveyed in 2005. Analyzed during the existing and buildout (cumulative) AM and PM peak periods, the intersections generally operate well during these hours. The exception is intersection 14, at Airport Boule- vard and Grand Avenue, which operates at an LOS E and F during the AM and PM peak pe- riods. Existing intersection volumes and con- figurations of the 16 study intersections sur- veyed for each traffic movement and approach are illustrated and included in Appendix B. ...J -' '-' These improvements would enhance access from the south via Airport Boulevard exit and Gateway Boulevard, potentially making East Grand Avenue a major access point to the campus. However, no date for implementing these improvements has been established by the City, or listed in the Capital Improvement Plan. -' Planned Long-Range Improvements The 1999 South San Francisco General Plan proposes the extension of Railroad Avenue from South Linden Avenue to Gateway Boulevard (East Grand Avenue). The majority of the road extension utilizes a current Union Pacific railroad right of way. A new street connection would provide an additional connection to the Oyster Point area across US-101 and Caltrain tracks (grade separation), and would likely be a four-lane roadway (two lanes in each direction). In addition, there is a proposed second stage to connect the roadway with Allerton Avenue to the east, therefore adding a new access route to the Genentech Campus. --' '-' Kaufmannn Court is a 40-foot wide, two-lane private street within the confines of the Lower Campus. The road provides access for service and delivery vehicles, shuttles, and pedestrians. Point San Bruno Boulevard is a two-lane public street that ends in a cul-de-sac, providing the main access to the Mid Campus parking structure. Cabot Court is a two-lane street that connects Grandview Drive with Allerton Avenue. Vehicle volumes are in excess of 1,200 vehicles per day in both directions. Gateway Boulevard is a four-lane major arterial with a landscaped median that connects Oyster Point Boulevard with East Grand Avenue and South Airport Boulevard to the south. The street serves multiple businesses within the Gateway Redevelopment Area, including Genentech's Gateway Campus. Average traffic volumes range from 400 to 800 vehicles per hour during the AM and PM peak commute periods. Additional streets within or serving the Genentech planning area include: East Grand Avenue is a four-lane roadway that carries approximately 3,000 vehicles per day in both directions between Allerton Avenue and, South Campus (Britannia East Grand). The roadway provides direct access to South Campus, as well as Grandview Drive and Forbes Boulevard from the south. A major arterial in the East of 101 Area, the street provides a primary approach and entry to the Genentech Campus. Allerton Avenue, an entry to West and Lower campuses, is a two-lane collector that connects East Grand Avenue with Forbes Boulevard. 54 I Genentech Central Campus Master Plan DNA way, a connection between Lower, Mid, and Upper campuses, is fairly linear and maintains the same street configuration and speeds as Grandview. The street connects with Forbes Boulevard and bisects the Lower Campus at the eastern end of the Lower Campus Central Spine. Daily vehicle volumes are between 5,000 and 6,000 vehicles per day in both directions. There are projects currently underway to fill-in the missing sidewalk facilities and add crosswalks at key locations to facilitate access to new Genentech development. Street design improvements and concepts for DNA Way and Grandview Drive are discussed in more detail in Section 3.1. Grandview Drive, an entry to both West and Upper campuses, is a two-lane arterial with 16- foot travel lanes and speeds of about 30 mph. It is a fairly hilly and curvilinear street that runs through the heart of campus. There is an eight foot on-street parking lane on the north side. Vehicle volumes range from about 4,000 vehicles per day near DNA Way to 5,500 vehicles per day in both directions near East Grand Avenue. Forbes Boulevard, the entry to the Lower Campus, is a four-lane major arterial with 12 foot lanes and a center median, carrying between 5,000 and 12,500 vehicles per day in both directions. The roadway has vehicle speeds of about 40 miles per hour (mph). Access to the South San Francisco's arterial street system is via Gull Drive, a north-south arterial street that connects Forbes Boulevard to Oyster Point Boulevard. (Streetscape improvements and concepts for Forbes Boulevard are discussed in Section 3.1.) · DNA Way · Grandview Drive The Genentech Central Campus is comprised of three arterial streets: · Forbes Boulevard [II 1111 D rr;b~ 1-1: ~ene-;rtech Employee Trip Distribution Direction US-101 North/San Francisco US-101 South South San Francisco (central area) Daly City/Colma via Sister Cities Boulevard East of 101 San Bruno via San Mateo Avenue Airport area via South Airport Boulevard TOTAL Trip Generation and Distribution for Master Plan Buildout Trip generation and distribution is used to fore- cast traffic conditions at the maximum buildout contemplated by the Master Plan. The method- ology used for developing future traffic increases is based on existing trip generation rates for the Genentech Campus as shown in table 4.1-1. (As noted in Section 2.2, these projections are sub- ject to many factors that will affect the rate of development and the order and extent of con- struction.) Existing rates for typical AM and PM peak hours were derived based on observations of Genentech travel patterns during fall of 2004 r- and spring of 2005, and are shown by land use type in Table 4.1-2. Trip rates are combined with future land use projections to develop a net in- crease in traffic flow to and from the Genentech Campus. In addition to Genentech's growth, forecasts of future traffic conditions include local and re- gional background growth associated with other developments that are likely to occur during the same time period. Trip generation estimates for background growth in the East of 101 Area are based on the East of 101 Area Transportation Im- provement Plan completed in 2003. Percent 36% 48% 10% 1% 2% 1% 2% 100% Source: East of 101 Area Transportation Improvement Plan, 2003. [!abl;-4.1-2: Genente~h Trip Generation Rates --- - -- AM Peak Hour (within 7:00 - 9:00 AM) PM Peak Hour (within 4:00 - 6:00 PM) Genentech Land Use In Out Total In Out Total Office 0.83 0.12 0.95 0.12 0.60 0.72 R&D 0.49 0.10 0.59 0.07 0.38 0.45 Manufacturing/ 0.42 0.06 0.48 0.05 0.40 0.45 Warehousing Note: Rates are trips per 1,000 square feet of building area. Source: T.Y.UN/CCS, 2005. Cumulative Conditions Analysis Cumulative traffic volumes with and without the implementation of the full development contemplated by the Genentech Master Plan were developed in July 2005. Future increases in traffic may increase travel delays at some loca- tions in the East of 101 Area. Interchange oper- ations will be particularly challenged due to the projected magnitude of increased traffic at these locations. In general, traffic volumes increase in proximity to US-l Oland the Caltrain tracks, where traffic from surrounding development is channeled through limited crossings. To develop a more refined estimate of future travel patterns within the Genentech Campus area, a trip distribution model was developed to predict cumulative traffic conditions based on future increases in parking supply (primarily from proposed new parking structures). While access routes to the campus are forecast to ex- perience substantial increases in traffic volumes, many of Genentech's internal streets will con- tinue to have relatively low volumes of vehicle traffic if future parking is effectively concentrat- ed within the Genentech Campus. Existing and future daily traffic volumes on the Genentech Campus are illustrated in Appendix B: Figure B-1. Traffic at the gateways to the Genentech Cam- pus are projected as follows: Volumes on Gull Road between Oyster Point Boulevard and Forbes Boulevard are expected to increase by 91 percent during the PM peak hour; Forbes Bou- levard between Allerton Avenue and Gull Road is expected to experience a 90 percent increase in the PM peak hour; and East Grand Avenue between Forbes Boulevard and Allerton Avenue is expected to experience a 172 percent increase in PM peak hour traffic. Genentech Central Campus Master Plan I 55 !.ill III Iii · Support the City to develop additional roadway improvements, e.g. Railroad Avenue, that would alleviate conges- tion. -' · Support the City's efforts on street improvements planned for the East of 101 Area, including Railroad Avenue extension to East Grand Avenue, and the Victory Avenue Interchange. ,- -- - ) ~ _ atRJ!1F-rnim [;)-mr, m ~ (: :: ~ ~ ~_ · Support the city's efforts for improve- ments to public streets to maintain acceptable intersection operations (LOS). · Maintain acceptable traffic operations at all intersections on the Genentech Campus. ...../ · Retain multiple access routes to the Genentech Campus, including routes from Forbes Boulevard, Gull Drive, and Grandview Drive. ( aooI.!lmrIDlID lii:.l fi'.~ E.. .. --- ) Convert to a signalized intersection. LOS is not adequately mitigated according to South San Francisco guidelines unless a dedicated southbound right-turn lane is added to Grandview Drive. Convert to a signalized intersection. An all-way stop may be an advisable interim measure until such time as signal warrants are met. The current alignment of the railroad right of way with the intersection of East Grand Avenue & Allerton Avenue would create an atypical non-right-angle four-leg intersection. With signalization, as proposed, this intersection could function adequately, but its efficiency and ease of use would be enhanced by creating a right-angle intersection. 56 I Genentech Central Campus Master Plan East Grand Avenue/ Allerton Avenue 8 East Grand Avenue/ Grandview Drive 7 Convert to a signalized intersection. Forbes Boulevard/ Allerton Avenue Jable 4.1-3: Implementation Program: Street Ime.rovements Intersection # Intersection Name Improvement (Figure 4. 1-2) 1 are identified in Appendix B: Table B-2. These incorporate refinements from the Genentech Campus area trip distribution model, routing vehicles according to the proportion and location of the net new parking spaces. Figure 4.1-2 highlights geometric and signal changes made to intersections 1, 7, and 8. Improvements are also summarized in Table 4.1-3 and described in the following strategies. Improvements Specific roadway improvements were planned as part of the East of 101 Area Plan and will be necessary to accommodate future traffic. The Master Plan identifies improvements that can be made within the Genentech Campus to facilitate efficient travel patterns and maintain acceptable intersection operations. Improvements to intersections necessary to accomodate growth III III n I r- + ~4 + +r +-4 y ~ OYSTER POINT BLVD A ~== ~ I E Grand Ave I J -+ -+ r- r- 0 Study Intersection ~ Existing Traffic Signal ~ New Traffic Signal ~ New Roundabout ...JL. Existing Stop Sign ...JL. New Stop Sign - Existing - Proposed Future Caltrain Station San Francisco Bay A )).. A .k- -- E Grand Ave J -+ -+ fjgure 4.1-2: IntersecUon Improvements Genentech Central Campus Master Plan I 57 [II II I III ..../ -./ Shuttle Campus shuttle services are provided through several contractors. Off-campus shuttles ac- cess South San Francisco BART station, Glen Park BART Station, South San Francisco Cal- train Station, as well as Genentech Campuses in Vacaville and Redwood City. Shuttles con- necting Genentech's campus with the Caltrain and BART stations in South San Francisco are provided by Genentech and the San Mateo County Transit Authority. -./ .,./ Sam Trans is the transportation and transit au- thority for San Mateo County. Its transit ser- vices are both local and regional, but primarily serve San Mateo County locations. The closest bus stops to the Genentech Campus are located along Airport or Bayshore boulevards and in Downtown South San Francisco. Adding pri- vate bus service in areas of high employee resi- dential concentrations could encourage transit ridership to Genentech. These potential region- al shuttle routes are discussed in the following section. Bus J nentech, is located between South San Francisco and SFO at the intersection ofI-380 and near El Camino Real. Direct service to the Caltrain sta- tion at Millbrae, San Francisco, and many East Bay locations is provided throughout the day. BART has reduced service on the Millbrae/SFO extension and runs trains only from the Dublin/ Pleasanton line. As a result, Genentech has shift- ed some of its shuttle service back to the Glen Park station, which offers a faster, cheaper trip for commuters and provides service to all BART trains. Limited connections from the South San Francisco Station and the Gateway area will continue to be provided. (See Figure 4.2-3 for BART shuttle routes). In addition to Caltrain, Genentech employees have access to BART, a regional, rail rapid transit service provided by the Bay Area Rapid Transit District (BART). In 2003, BART completed its San Francisco International Airport (SFO) ex- tension and opened its new station in South San Francisco near EI Camino Real and the Kaiser Permanente Medical Facility on the west side of the City. The San Bruno station, also near Ge- In the near future, the Joint Powers Authority that runs Caltrain and the City of South San Francisco is planning to move the South San Francisco Caltrain station several hundred feet to the south to greatly improve pedestrian, bike, transit/shuttle accessibility, as well as passenger waiting area and platform amenities. The current Caltrain Station is located under- neath the intersection of East Grand Avenue and US-l 0 1. Only local and some limited (skip-stop) trains stop at this station, approxi- mately every hour to half hour. There are no plans to have express (Baby Bullet) service stops at this station now or in the future. It is most probable that Caltrain will continue to de- crease the number of local trains and increase the number of limited and express trains. This strategy could result in less service to the South San Francisco station, though it would produce higher ridership overall. Genentech will partner with the City of South San Francisco to ensure that service to the South San Francisco station is not significantly decreased over time and that express service is added. Meanwhile, shuttle services to the closest Caltrain Baby Bullet stop at the Millbrae Station should be explored to encourage more employees to use Caltrain, as illustrated in Figure 4.2-2. Off-peak service is less frequent. Shuttle service to off-campus locations is directed towards serv- ing these rail stations. 58 I Genentech Central Campus Master Plan The existing Caltrain station will be relocated to the south side of Grand Avenue and will provide better con- nections to local destinations. Caltrain and BART provide rail transportation services to a variety of regional destinations such as San Francisco, Oakland, and San Jose. Service frequencies average about once every 15 minutes for BART and every hour for Caltrain in each di- rection during the AM and PM commute hours. Caltrain and BART This section presents existing and proposed ser- vices that access key regional and local transit systems, including Caltrain, BART, SamTrans, the Genentech shuttle system, and the future Ferry system. In combination with Genentech Transportation and Demand (TDM) programs and parking strategies, these services will pro- vide incentive for alternative modes of transit to the Genentech Campus. Genentech is not served directly by rail or bus transit services. The nearest stations or stops are several miles from the campus and East of 101 area. Pedestrian accessibility to these stops or stations, especially across US-l 0 1, is poor and inconvenient. Therefore, Genentech must rely on supplementary shuttle services to connect employees on campus with transit stops or sta- tions off-campus. 4.2 Transit and Shuttle Services III j II n r- r- r- ,..... The shuttle system also currently provides high frequency service between Central Campus neighborhoods and the Gateway Campus. This intracampus shuttle service would expand to other significant leased or owned properties once it is developed and service any other fu- ture leased or owned properties. ,-.. ,..... The Genentech Transit and Shuttle Plan for 2006-2016 addresses the need for a streamlined shuttle system that improves rider productiv- ity. Illustrated in Figure 4.2-4, the Plan shows changes to the existing system that include: combined routes; revised stop locations to im- prove travel time; and expanded service to the future South Campus (Britannia East Grand). Existing shuttle services are rerouted along the main roadway where they can travel most rap- idly and avoid conflicts with autos, pedestrians, and trucks that are inevitable in parking lots and alleyways. The Plan therefore allows for faster, more frequent, and more reliable shuttle services that are easy to understand and acces- sible within a three minute walk of all buildings and parking spaces on campus. ,-.. ,..... ,-.. ,-.. ,-.. ,-. In conjunction with these shuttle changes, up- graded shuttle stop amenities such as informa- tion, signage, route branding, pedestrian cross- walks, and ADA accessibility also improve the quality and accessibility of shuttle services. ,-. ,-.. r- In addition to local shuttle service, the Tran- sit and Shuttle Implementation Plan includes potential implementation of dedicated shuttle services to off-campus destinations of high em- ployee population such as San Francisco. Ge- nentech will investigate demand for dedicated regional shuttle services. Tables 4.2-1 and 4.2-2 describe the essential components and perfor- mance standards of the Genentech Shuttle and Transit Implemenation Plan. ,-.. ,-. r- ,- .- --- - - - -- I Table 4.2-1: Genentech's Transportation Demand Management Program (Current and Proposed) ~- Proposed TDM Additions and Improvements Additional bike racks and lockers throughout campus, shower facilities and changing rooms at new buildings. Shuttles to Glen Park BART, South San Francisco, Caltrain, rerouting of intracampus shuttle, demand-responsive shuttles for after hours, Genenbus extension to areas with high employee densities in the San Francisco region. Current TDM Measures Bicycle racks and lockers, showers and changing rooms Shuttles to South San Francisco BART, Caltrain Campus shuttle program and stops Reduced Parking Passenger loading zones Carpool/Vanpool Services Promotional Programs (new employee orientation packets, flyers, posters, trip planning assistance) Information and signage Subsidized transit passes TDM coordinator Flex-time and telecommuting TMA membership On-site amenities (including ATMs, video rentals, film developing, etc.) Routes and frequencies as shown in Figure 4.2-4. Shelters, schedules, maps, NextBus boards at all shuttle stops. Consider monthly incentives. Same Dedicated carpool/vanpool parking, Guaranteed Ride Home Program, increased carpool/vanpool matching services. Increased marketing, installation of TDM information boards at each building and kiosks at key locations. Stop signage, location maps, shelters, automated bus arrival information, and route branding on shuttles. Ecopass and subsidized transit passes. Transportation Manager position. Increase promotion. Same Same Genentech Central Campus Master Plan I 59 I U III III -' -' -../ '-' -' ..../ -" -../ ..../ ../ '-' -" -" -' -" -' ......; '-' Expand the intracampus shuttle sys- tem to other South San Francisco cam- pus locations as they are developed to reduce local traffic. Determine need for additional shuttles to serve the Caltrain Mi\1brae station and areas that serve large employee residential concentrations. · Improve information, accessibility and branding of shuttle vehicles and stops. 0- r.1IJ.1 Rmmli-'1 i111'U:)~fr.l~ ) · Improve the quality of shuttle ser- vices, connections, and amenities to enhance transportation efficiency and campus livability. · Enhance participation in alternative transportation modes to minimize commuter traffic and parking require- ment through expanded transit and TDM programs. r-'U.r.l.J.1~mmJi-'1i111,~m~ '" 60 I Genentech Central Campus Master Plan F;gure 4.2-1: Future Ferry Routes .~ .~., "i'\~ , ! ., ~t'l~ . ,\~ ~\"II"."""':~'" ..~"" h' ~,,,.. ""," __ . i /fi; ~~f; _ :ICll.tf.,_,.~'l"''t",-".!:>-; _" !..< ~ :..;/2~. ~.;2:: C"'~fi bieyCft Today IIX tnoeptnOenf rerry routeS _ lill. coordJn~ wf '-1d It.lIi1 fnllltd fleet of old anci neW ~~ -- c ,,~,;(: r..;;,~~:::4t- '\:'1iarbof Bay 1&1... ,. ;i,,*l'~ ;"~', t...,...-..,..."Ju(kLOndonSqua.t" j:::-~;,~f' ""'" ,,~"':Il'\Il0<IQ ',,,,, fr""'''''' . ~..~.i;;^' ~.~ Jl1ctnnef1d \., ;!j' ,~tk..,..,. TL!",., I SawluiltCli' . lark"PaI[ \"' ~ . ."",;; Ferry The San Francisco Bay Area Water Transit Au- thority (WTA) has proposed a new ferry dock and service for the City of South San Francisco. This consists of new ferry service that access- es Downtown San Francisco (Ferry Building) and the East Bay (Alameda). According to the WTA, the service will be provided every 30 minutes during peak periods and travel times to San Francisco and the East Bay destinations will also be 30 minutes. It is anticipated that the service would commence sometime around January 2008. (See Figure 4.2-1). The ferry ter- minal is more than a half mile from the center of the Genentech Campus, and will be con- nected to campuses through shuttle service. 11(' I: II n V 'I I J -Jl ~ -'1lF-1 h y-- FORBES BLI'D ..I .~.k I I ------i- I ~ 7 / / f-- ~ --, lr 1 ... -~ I --,--- I J--~ ~n l_ =""i"""T', " III I ~ JI 1_ - - EBo 200 "" fEET 800 I "...... - Gateway Express Shuttle (Every 7.5 minutes all day) - DNA Shuttle (Bi-directional) (Every 5 minutes all day) - South Campus Shuttle ,-. (Every 15 minutes all day) ...... Future Expansion to Bay West Cove /// Proposed 2006 Route Stops ...... Future Stops Pending New Developl ~ ~ ~ or Street Improvements .& Caltrain/BART Shuttle Stops F;gure 4.2-4: Proposed 2006 Genentech Shuttle Routes Genentech Central Campus Master Plan 161 U 1\ I III --' ....." J I -.J' -../ J -../ --' -' --' ../ --' ...J Walking And Bicycling Genentech has over 100 private bike lockers that can be reserved by employees. Locker re- quests can be submitted on the Intranet site and are assigned on a first-come, first-served basis. Guaranteed Ride Home Program Genentech offers a guaranteed ride home to all participants of alternative commute programs. The Guaranteed Ride Home Program provides a ride home in the event of an emergency. Carpool and Vanpool Services Carpools in the Bay Area consist of three 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 typically leased by a vanpool rental company such as VPSI or Enterprise. TDM Programs Genentech currently markets its TDM through promotional programs and a comprehensive transportation intranet site. To encourage and assist employees in using alternative transporta- tion, employees utilizing alternative modes are qualified for the Guaranteed Ride Home Pro- gram and pre-tax commuter benefits. 62 I Genentech Central Campus Master Plan There is potential to boost the proportion of Genentech employees who participate in high occupancy modes through coordination, mar- keting, and subsidies for dedicated shuttle, vanpool and carpool programs, in conjunction with altered parking operations. Marketing of carpool/vanpool programs can be particularly targeted toward neighborhoods with a high concentration of Genentech employees. These Transportation Demand Management (TDM) programs will be audited through con- ducting surveys on an annual basis to check participation. Audits can be completed using cordon counts, which would count entering auto traffic, shuttle riders, bicyclists and pedes- trians, or parking occupancy surveys. If partici- pation rates are less than the target for the year, Genentech will consider reassessing its strate- gies to increase involvement. Named as one of EPA's award-winning "Best Workplaces for Commuters," Genentech of- fers employees several programs as alternatives to commuting by private automobile. In 2005, Genentech conducted a detailed cordon count that found that 23 percent of South San Fran- cisco employees commuting at peak hours ar- rived via carpool, vanpool, transit, bicycle, or means other than driving alone. Genentech es- timates that at least an additional 10 percent of employees do not commute at peak hours. 4.3 Transportation Demand Management --' 111111 U ! Table 4.3-1:- Genentech Transportation Demand Management Implementation Strategies I Structure . Increase TOM staff with responsibility for maintaining, coordinating and implementing the Genentech TDM program. . Maintain a TDM Coordinating Committee, consisting of representative from the City and regional transit agencies that meets on a regular basis to oversee progress toward attainment of the goals. Preferential Parking . Ensure the adequate availability of designated preferential, conveniently located car/van-pool parking areas, including in on-street locations close to buildings where possible. Pricing and Subsidies . Maintain a coordinated program of parking pricing and transit subsidies that helps achieve Genentech's overall parking and transportation demand objectives. . Provide free or subsidized car-pool spaces. . Partner with Van pool vendors for onsite service and consider subsidizing employee seats in vanpools. Coordination . Provide a car/van-pool matching service (could be web-based), particularly for neighborhoods that have 50 or more Genentech employees within a five-mile radius. r- Transit . Implement new shuttle and bus services between Genentech and San Francisco, Glen Park, Millbrae, and surrounding areas, as discussed in Section 4.1: Transit and Shuttle Services. . Provide guaranteed ride home in evenings to workers who use alternate transportation. . Work with the City, SamTrans, and other agencies to provide convenient, comfortable, safe and sheltered waiting areas for transit and car/van-pool users. Bicycles and Pedestrians . Explore providing secure and safe, and preferably sheltered, bicycle parking at new buildings. . Locate bicycle-parking areas conveniently in relation to established bicycle routes and main building entrances. r- - . : lPP.l Cc@:..~ - · Achieve an enhanced reduction of single occupancy vehicles (SOV) used by Genentech employees of up to 70 percent of commute trips. ~ mli \~ -- . Increase TDM staff for maintaining, coordinating and implementing the Genentech TOM program. · Bolster existing programs such as ex- isting car and van pool programs. Genentech Central Campus Master Plan I 63 U 1IIIIr -' fjgure 4.2-2: Reg;onal Caltra;n Servke --' . . San Bruno ~"tiaj~ ~t";O" fjJ~" , . ~ Mill brae ~ Caltrain Station" "' ... ,..." . . Broadway Caltrain ?tation . Burlingame Caltrain Station . IJ. ... ". \~ I ... . -. . . o' . I ~ ., . " '-' ., . I' -' " '. ':' ., l . . - . , ,. ..! ~ t · ~". . .J~ . : ".. .:- Genentech South San Francisco .. . , . 0;:' :.~out~.San Franci~co . .-' Caltram Station . .. . e__ ., fo ~ --' .' ..., .. .O' -' ". --' I <P S ~... ,. ", 0.0 { \ ~- - . . . .. '- ~t .' , .. . 0 4th and King;t ," : -. · . . c,lt~tiO" .t ~ 17 . .'. Q"'.s . . '., '. . . .. ,. r . . - . ~~ . .......'~ .: . J J 22nd~St , . '. '; ~. .' .".. " c,lt,,;"~tid" , .' · - L I -' It .... .~ c::,. ... , O. .. f , .. ~ .. .r " f.... It. . . .. - .. s' . ./' .. fOI' - ';.. '. '-' . ~., .. , ( ., ~ . 0 '- .. . ./ . Ba~shore ~fjJ . . Caltrain tation . . ..,/ ...; 2 Miles J 0.5 -' CD ~ ----w-- I . 64 I Genentech Central Campus Master Plan Caltrain South San Francisco Caltrain Shuttle Potential Millbrae Caltrain Shuttle Caltrain Stations Residential Location of Employees . ...... - - C) k3.~ .' , .' .."., .' .' #.' '!'!I " w c <:I ~ ., " , ....... .. . . I" . . 0.5 2 Miles I .. .. ..: ~ , ... 'l;P' r---y .. .. ' ,.n, , . . :41'" .~ .. .: -l.- . -, -. :.. ., ... .'~ .. "'" Q . ..- .; , . , . ..., . . ... .. .... .' ... .. .. ~ .. . ; B~lboaPark ." . '. C) - BART Line - South San Francisco BART Shuttle ,r - Glen Park BART Shuttle ..-. Potential San Francisco Shuttle Service '" ~ . BART Stations '. Residential Location of Employees F;gure 4.2-3: Genenbus and Glen Park BART Servke Genentech Central Campus Master Plan I 65 11 III III -" 66 I Genentech Central Campus Master Plan 1 Use Oist- represents distribution of building uses within the RftO Overlay zone. 2 No formal TOM program existed in 2001. Use Building Parking Use Building Parking Use Building Parking Use Building Parking Dist.' Area Demand Dist.1 Area Demand Dist.' Area Demand Dist.1 Area Demand (sf) (Spaces) (sf) (Spaces) (sf) (Spaces) (sf) (Spaces) Office @ 2.5/1000 27% 550,390 1,376 42% 1,176,000 2,940 46% 1,748,000 4,370 50% 3,000,000 7,500 Lab @ 1.2/1000 40% 886,700 1,064 33% 924,000 1109 33% 1,254,000 1,505 32% 1,920,000 2,304 Mfg. @ .9/1000 25% 669,050 602 23% 644,000 580 17% 646,000 581 11% 660,000 594 Amenities @ .9/1000 8% 48,400 44 2% 56,000 50 4% 152,000 137 7% 420,000 378 Total Square Feet 2,154,540 3,086 2,815,000 4,679 3,800,000 6,593 6,000,000 10,776 Parking Ratio 1.43 1.67 1.74 1.80 Plus 10% contingency 1.58 1.84 1.91 1.98 Maintaining Current (23%) TOM2 Plus 10% contingency with 30% TOM 1.77 1.84 Plus 10% contingency with 32% TOM 1.68 1.80 -' ...J 2015 ...J _:J ..J The parking requirement established in the current Genentech R&D Overlay District is 1.6 spaces per 1,000 gross square feet (gsf) of building area. This ratio was established based on 1995 Master Plan ratios of2.5 spaces/l,OOO gsf for office uses, 1.2 spaces/l ,000 for labora- tory uses, and 0.9 spaces/l,OOO gsf for manu- facturing and warehouse uses, and an assumed distribution of building uses of 27 percent of- fice, 40 percent lab, 25 percent manufacturing and warehousing, and eight percent amenities. This ratio includes an additional 10 percent contingency to allow for minor variations in uses and parking demand distribution.The ap- proved zoning ordinance also allows parking provision to be below the amount typically re- quired by a factor of 0.95 for short term periods of less than two years to allow for construction and other short term uses. This rate served Ge- nentech well until the percentage of office space began to increase. -' -' '-' -' '-" -' 2010 2005 Working in combination with an effective campus parking strategy, programs that encourage employees to use alternative modes of transit can reduce overall demands for new spaces. As dicussed in section 4.3: Transportation and Demand Management, Genentech currently has an outstanding TDM I Table_1:4-1: Parking Rate Calculation_ 2001 Just as critical as the amount of overall parking provided is how it is distributed across the campus. Larger parking structures are easier to design, build, and operate. However, if parking is too far from place of work, shuttling may be necessary, adding to inconvenience and operational costs and complexity. Availability of parking for employees and visitors is vital to Genentech's operations. However, Genentech needs to balance easy parking availability at the campus with the need to promote use of alternative transportation modes by employees. 4.4 Parking '-' Parking Demand Under the Master Plan, the actual parking de- mand on campus is measured by planned chang- es in growth and in multimodal transportation services. The parking demand response is quan- tified through standard demand elasticities that are derived from research studies and empirical observations. program resulting in approximately 23 percent of its peak hour commuters using alternate transportation. During the next decade Genentech has a goal to increase this percentage to at least 30 percent, although it is conceivable to exceed this goal in the next two years. Each percentage point increase in the use of alternate transportation due to the success of TDM equals an approximate decrease in parking needed by 120 spaces, or a rate of 0.02. This decrease is incorporated into the calculation of campus-wide parking demand. III [II 01] r' Genentech evaluated actual parking need based on the existing and projected development within the Campus, and proposes that the overall ratio be increased to 1. 8 spaces/I, 000 gsf. Derived from the previously approved ra- tios listed above, Table 4.4-1 demonstrates that a revised parking ratio of 1.8 stalls/l,OOO gsf will meet parking needs through the year 2010, even in light of the changes in building use type on campus. In the latter years, we assume that increased TDM will maintain this ratio. Parking Provision Table 4.4-2 shows the projected distribution of parking by neighborhood. Parking will be con- centrated within the campus in order to pro- mote a safe internal pedestrian environment. Parking structures will be accessible from major entries and streets to provide direct and easy access to campus buildings through dearly de- lineated pedestrian pathways. This will improve not only the visual appearance of the Central Campus but also largely reduce the need for vehicle circulation on and through the campus itself. To maximize economic efficiency, the develop- ment process will include locating temporary surface parking on future building sites. As these parking lots are converted to buildings, parking will be consolidated into parking struc- tures. Parking in surface lots will be reduced significantly but not eliminated. f+-;ble 4-:4-2: Parking Distribution by ~ighborhood Distribution of Parking Neighborhood Existing 2005 Projected 2016 Lower 40% 32% 32% 13% 40% 15% 10% 35% Mid Upper West Source: Genentech (October 2005) U II I 111 ~ ~~ · Provide adequate parking supply to accommodate growing employment needs, while avoiding excessive sup- plies that will undermine TDM strate- gies. · Meet parking demand with sufficient off-street parking facilities without relying on on-street parking. . Foster a safe and pedestrian-oriented campus environment by concentrating parking structures to reduce vehicle traffic on the site, avoid pedestrian- vehicle conflicts, and minimize traffic noise. · Retain the parking spaces reserved for general public shoreline access in accordance with prior agreements with the Bay Conservation and Devel- opment Commission. \ - . Use a parking demand of 1.8 spaces per 1,000 gross square feet of build- ing area to estimate campus-wide average parking demand. The rate is based on Genentech-specific parking investigations conducted in 2005. . Coordinate TDM programs with park- ing supply and demand by developing new transit services that access re- gional shuttle transit hubs, improved carpool and van pool programs, and buses that access neighborhoods with high employee concentrations. (See Section 4.3). . Incorporate parking requirements re- flective of the effects of TDM strate- gies on parking demand at Genentech as part of the Genentech R&D Overlay District. . Locate parking structures adjacent to major streets for easy and direct ac- cess. Genentech Central Campus Master Plan I 67 25% 35% 40% 85% 1% <1% 12 19 15 Lower Campus West Campus Upper Campus Source: Genentech (September 2005) ..../ I Table 4.5-1: Current Service and freight Actjvity Building Number of Loading Percent of Total Service Doc ks - ----, _ __ ...J Percent of Total Freight '-' --' · Maintain reliable access to service and goods hubs so that vehicles can load and unload in a timely and efficient manner. '-' Where needed, re-orient or relocate loading docks to match revised truck access pattern and minimize conflicts with vehicles, pedestrians, and bicy- clists. --' -../ Locate access driveways to loading docks, wherever applicable, along the perimeter or rear of buildings where interference with building entrances, pedestrian flows, and parking maneu- vers is minimized. ..J -' -~ I:;{. .~~ _._ ~ ..... Maintain efficient freight mobility to serve Genentech's manufacturing and service needs. - =---- --~ /~ . Future Changes Master Plan buildout projections estimate the amount of employment and gross floor space at Genentech will double, though manufactur- ing uses will decrease from approximately 32 percent to 11 percent of Genentech's gross floor space. The change in freight trips to Genentech is expected to be roughly proportional to the change in manufacturing floor space, while the the number of service and goods trips is expected to be proportional to the overall building area. Therefore, total freight vehicle trips to and from Genentech will not increase substantially, though service and goods trips may experience an in- crease proportional to overall building area. 68 I Genentech Central Campus Master Plan I Genentech Survey. Table 4.5-1 and Figure 4.5-1 illustrate service and goods movements at Genentech. The figure highlights existing and future warehouse/distri- bution facilities and outlines paths of principal service and freight goods movements. Minor The majority of service, goods, and freight activ- ities take place at Lower, Upper, and West cam- pus hubs. Table 4.5-1 describes the distribution of these activities at each main hub. The remain- ing service vehicle activities are generally spread throughout campus neighborhoods. These service vehicles include Genentech vehicles as well as outside contractors who often use light trucks or vans. Freight vehicles generally require special load- ing docks and are commonly associated with manufacturing buildings. In the 1995 Genen- tech Master Plan, a freight activity survey indi- cated that there were approximately two truck trips generated daily for every loading dock. Currently, there are 46 active loading docks on Genentech's Central Campus, corresponding to approximately 90 daily truck trips. I Service, goods, and freight mobility is a vital factor in Genentech's daily operations. It can be especially critical to Genentech's research and manufacturing activities. Using a diverse fleet of vehicles with varying sizes and cargos, service and freight vehicles typically access Genentech's South San Francisco campus from nearby free- way interchanges and local arterial streets such as Oyster Point Boulevard and East Grand Av- enue. Items such as hazardous or fragile materi- als, perishable food products, and office supplies have unique destination points throughout the Genentech Campus. 4.5 Service, Goods, and Freight Movement 111111 D . . and major arterial routes serve as primary access to Genentech for trucks. Service alleys provide access to loading docks. '1 ,> ,- Q) - Primary Service Routes - Primary Freight Routes (/' V, '" ." ~ r l_ ~J ., ,.,. .. BAY WEST COVE '-I ,./,..... 11 !~ / , S /' " /" ~"" " "^ A. ./ ".... " / '- fi_ l.. _J r I 1 J ..,.; I - I <00 "" -I fjgure 4.5-1: Servke and Goods Movement Genentech Central Campus Master Plan I 69 1m! '-' -' --' ...-- -' --' --' · Provide bicycle facilities such as racks and bicycle lockers in new develop- ment areas. '-' · Add shared bicycle vehicle lanes where possible (see Figure 4.6-1). '-' r ~~~~~~ ;f.- - 1 ..... ------- · Work with the City and Caltrain to im- prove bicycle connections between the campus and the rest of the city, including to transit stations. r ~I'::'I~ -;--~- - ~~~r.uJ.!n,;w~U~ :.L\i€u~__ ~ , ~ '-' -' -' These plans are illustrated in Figure 4.6-1. In the future, the City of South San Francisco should investigate bicycle route connections between Genentech Campuses and the regional bicycle network. · Caltrain trail extension along east side of tracks from Gateway to Bay Cove West (Caltrain Multi-Use Trail Feasibility Study, 1996). · East Grand Avenue bicycle lanes; and · Bike path or lanes along Railroad Avenue to downtown South San Francisco; · Continuous bike lanes at the Oyster Point Boulevard freeway interchange/crossing; Several new bicycle facilities have been identi- fied in the City of South San Francisco's General Plan (1999) and other studies. Planned regional and local improvements to the regional bicycle network in South San Francisco include: Existing facilities serving bicyclists at the Ge- nentech Campus include bicycle racks and lockers which are distributed throughout the campus. Regional/Local Context 70 I Genentech Central Campus Master Plan A new trail along the abandoned railroad right of way offers the opportunity to connect the Genentech Cam- pus with the Caltrain Station and Downtown South San Francisco. Although TDM measures encourage the use of bicycles on campus, the number of bicycle commuters is relatively low compared to transit riders and automobile commuters. Challenging topography, weather conditions, and difficult access across US-l Oland the Caltrain tracks are impediments to bicycle travel to and from the Genentech Campus. -' 4.6 Bicycle Movement ilWLU. r- "- \rJ ~~ ll~: \\ ~F--' .... nIt ~ .1 Downtown South San Francisco r II -, 1,- I -~ ;] ~! ~""1 , I ' j .. "" 1 _J ~L.. Source: 1999 South San Francisco General Plan. Q) Existing Bicycle Facilities _ Bike Pathrrrail _ Bike Lane _ Bike Route Potential Future Bike Facilities :[iI ... ... Bike Pathrrrail Bike Lane Bike Route F;gure 4.6-1: Ex;sUng and Planned B;cycle Network Genentech Central Campus Master Plan I 71 , .UIllllI -.J -' ..../ ..,/ -.J -' ..,/ 72 I Genentech Central Campus Master Plan This page intentionally left blank. 111'111 D .r UTI LITI ES .r r Additional utility usage will be required as growth occurs at Genentech's South San Francisco Campus. All current site utilities will experience increased demand. Utility services have been reviewed for expandability in the context of this Master Plan. A summary of each major category is found in this section for the following services or items: · Domestic Water · Fire Protection · Wastewater · Storm Drainage · Natural Gas · Electricity · Site Communications Telephone Data Communications Emergency Systems · Campus Stand-Alone and Centralized Utilities · Co-Generation Facility · Hazardous Materials and Related Waste , M!'IO~I~~ .... --"" The 2016 Master Plan focuses upon two key development concepts: Meeting required performance standards and necessary service requirements as the campus ex- pands; and Coordinating with the City and utility providers to maintain and improve infrastructure. Genentech Central Campus Master Plan I 73 UI II I II ~ -' --' '-' '-' -' -' Fire requirements will be analyzed for each addi- tional proposed building based on the size, type of construction and fire sprinkler system associated with the building. The fire Bow system require- ments will be analyzed specific to each building to determine if the local system can adequately handle the fire Bow needs. If the local system is found to be undersized or deteriorating, then the pipelines will be modified by upsizing, new con- nections, and/or by installing of pumps and tanks to supply the new requirements. All fire hydrants in the Genentech area have been tested by the Fire Department for Bow and pres- sure requirements. Based on that fire Bow test data, the Fire Department has concluded that several hydrants meet the fire Bow requirements. (Table C-2 in Appendix C describes existing and projected Bows.) The delivery of water for fire protection to Ge- nentech buildings uses the same network of pipes as the domestic water system. Cal Water recently installed a new 10-inch ductile iron high-pres- sure line in Grandview Drive to improve pressure to the buildings and fire systems for the Upper and Lower campuses. There are several buildings within the Genentech Campus that have water storage tanks and/or fire pumps installed for local pressure control. Tanks and/or pumps are being added for some locations. A new fire main con- nection will be added. 5.2 Fire Protection 741 Genentech Central Campus Master Plan Domestic water use will increase as Genentech expands its campus to replace existing warehouse or office buildings with laboratory or manufac- turing facilities. Based on Genentech's potential growth, domestic water usage may increase by as much as 30 to 40 percent over the next ten years. Cal Water has indicated that it has the capacity to supply Genentech's projected demand. The water system at Genentech in the Upper Campus is augmented by a 1.5 million gallon storage reservoir on the top of the hill. The pipe and Bow capacity for these pipes in their present condition generally meet the current domestic water Bow requirements. The average use fac- tors of water consumptions per square foot of occupied buildings are shown in Table C-l in Appendix C: Utilities. California Water Company (Cal Water) supplies water to the Genentech South San Francisco Campus. The mains entering the Genentech Campus include a 12-inch line in Forbes Boule- vard, a 12-inch line in East Grand Avenue, and the new 10-inch high-pressure line in Grand- view Drive. These piping systems are fed from the Cal Water 18-inch main supply line located along Highway 101. Domestic Water 5.1 '-' --' 111111 n 1= lrJ ~; c.f!j / -', :) ,!.~..<, : <)~ ,/ ,/1:; ~ '- I- -, '- !l. '\ ... I' I' ~ 12" Lr,... ~-:~ .- . I I- I ---'\. ....... -- ---- ~- - ----..- I 1__ f ' .JJ :-~ L--l ,: ~n,~J r~ .'-..~ :-~[] r '\ If ...J~ 400 FEET 800 ~r ,I J- Q) f'"l F;gure 5. 1-1: Water System Map by: Wilsey Ham - Existing water pipe Upgrade pipe size Add new pipe Genentech Central Campus Master Plan I 75 C=-~ ... U III III '-' -' --' --' J -' ...../ ..../ ...../ ..../ ...J -../ -' ..../ --' '-' '-' -' The Water Quality Control Plant capacity has been increased recently to 4 million gallons per day (MGD). The updated Sewer Master Plan is expected to confirm needed capacity for po- tential future Genentech demand. Based on the 2002 Carollo Sewer Master Plan for the City's wastewater system, Pump Station #8 (located in the heart of the Genentech man- ufacturing area in the Lower Campus), with an existing firm capacity of990 gallons per minute (GPM), currently does not meet the existing peak sewer discharge of 1100 GPM (refer to Table C-3 in Appendix C). The City is in the process of updating the Sewer Master Plan for current conditions based on planned develop- ment for the East of 101 area. Necessary sys- tem improvements are identified in the Sewer Master Plan and a program for implementing the improvements established. this growth. The potential increase in water us- age, and thus sewer Bow rates, may also cause several gravity sewer pipes, existing pump sta- tions, and force mains to reach capacity in fu- ture years. As a result, new development would be required to provide upgrades to the existing systems to meet the new demands. 76 I Genentech Central Campus Master Plan The quantity of sewer discharge is directly re- lated to domestic water use. This analysis as- sumes that 95 percent of domestic water used is converted to sewage, excluding direct irrigation Bows. The exceptions are the boiler plants at the manufacturing buildings which discharge 10 percent of the water to blow-down and the re- mainder to evaporation. Based on Genentech's potential growth, sewer Bows are expected to increase by as much as 45 percent over the next ten years. The wastewater collection system will be upgraded as necessary to accommodate The City of South San Francisco provides waste- water collection and treatment for the Genen- tech Campus. The City owns and maintains the sewer piping system consisting of approxi- mately 13 miles of six inch to 30 inch diameter gravity sewer mains, nine pump stations and as- sociated force mains, and the South San Fran- cisco Water Quality Control Plant (WQCP). The Genentech Campus sewer system is shown in Figure 5.3-1. All of the Bows from South San Francisco, including Genentech, and sev- eral other cities are collected and treated at the WQCP. Once the Bows have been treated, the Bows are pumped through a 54 inch force main located along Genentech's Lower Campus and then discharged to the Bay at the end of Forbes Boulevard and DNA Way. 5.3 Wastewater -' III III n ;;v/ ,l' r--_ .-- -- - "'1 . I ----'"' EX 10" ACP FORCE MAIN - ---- ~ OVER CAPACITY PIPELINES UPGRADE - (PRIORITY I) -~ --' ... I .., ~:- I .1 L ~ ~~~ ~ - r~"] ~-......-, .1':' ._~;jD .., I-I I [- ~'::'I o 200 400 FEET BOO t, .' ..J r- Q) I :....: ..I Existing Gravity Pipe Existing Force Main Over-capacity Pipe . Sanjtary Sewer System F;gure 5.3-1. Mop by: Wilsey Ham - al Campus Master Plan I 77 Genentech Centr 11 II I III 78 I Genentech Central Campus Master Plan -' ....... .../ The expansion of the Genentech Campus will require new drainage structures and localized on-site storm drain systems. Although it is possible that the overall storm water discharge may increase, this increase would be minimal and could in fact be reduced in many areas due to new storm water regulations. The general trend at the Genentech Campus is the replace- ment of existing buildings with taller buildings and parking lots replaced with parking garages. Therefore, it has been conservatively assumed that the redevelopment of an existing building with a future building will have a net result of zero new drainage being produced. The devel- opment of such additional storm drainage and discharges to the Bay are subject to regulation by the Regional Water Quality Control Board. J .J -../ -../ ...../ J J --' As illustrated in Figure 5-4.1, Genentech's storm drainage system is gravity flow and does not require pumps to transport the flows. The majority of the Genentech Campus consists of developed land, with most of the area covered with impervious surfaces including buildings, and parking lots or structures--all have relative- ly high run-off coefficients. ..../ ..../ -' The Genentech storm drainage system consists of underground pipes and outfalls emptying into the San Francisco Bay at various locations. The pipes are reinforced concrete pipe (RCP) or high-density polyethylene (HDPE). The outfalls to the San Francisco Bay are both above and below the mean high tide water elevation of 3.1 0 feet. Outfalls below the mean high tide water elevation are likely to experience flooding when a heavy storm event happens during high tide water elevations. ...../ ...J ....J 5.4 Storm Drainage -" III I' II II' "- " "'" .., ;I' ""'.. , I' ... ., "'> ... ~~ \. . . A'l i , "...... .... ., ') ~ P- I r ~.~~-::;- i : L-': D -- ....",;a;_ ---:. - ~ -.J ~. t '1. _ I "-',../" I ~ '" C r .'" ~r -~ -=:3 ~L,--' J ~:J ~ ~I;"',:c,:~;~ ~1[J l '- ~ EAST GRAND AVE. -- [. 1- ,.......---, _ J '" ...JI -: I~ ~ -- ...... .... I BEG I l (::-~ ~=:J 200 <100 FEET 800 I I I ....J __I Q) -==::I Existing Storm Drain Pipe Upgrade Pipe Size . 5 4-1' Storm Drain System FIgure.. Map by: Wilsey Ham - C al Campus Master Plan I 79 Genentech entr '-' '-' J ..../ -" -' J ...../ ...../ '-' ...J --' -" -../ '-' PG&E has confirmed its ability to provide suf- ficient capacity to accommodate the potential 83 percent increase in electrical loads that may result from Genentech growth through the year 2016 (refer to Table C-3 in Appendix C). Each building (or cluster of buildings) is me- tered at either the primary or secondary rates. Most buildings are metered at the secondary 480 or 208 volt rates. A single line diagram of the electrical distribution system has been de- veloped to assist in this planning effort. Pacific Gas & Electric (PG&E) also provides electrical power to the Genentech South San Francisco site. The underground 12.47 kV dis- tribution system that serves the area is config- ured in a looped network from the East Grand Avenue substation. This enables PG&E some flexibility to continue to provide service to buildings through switching if probems are en- countered with cabling. 5.6 Electricity 80 I Genentech Central Campus Master Plan PG&E has recently proposed a change to the gas service on this site by the installation of a new six inch dedicated high pressure gas line (15 PSI) from the north side of the property, called the Gull Drive service, that will serve the high pressure steam boilers. Existing steam boilers that serve the Lower Campus will be de- commissioned in 2006. This new service will unload the existing Grandview Drive/Forbes Boulevard loop and frees-up capacity to serve future proposed buildings. Pacific Gas and Electric (PG&E) has confirmed that it has suf- ficient capacity to accommodate the potential 50 percent increase in natural gas loads that may occur due to Genentech growth through the year 2016. Refer to Figure 5-5.1 for the natural gas distribution site plan. The East Grand Avenue line was installed re- cently to to serve the South Campus. This new enhanced service connects to the existing loop through the Point San Bruno Boulevard line that ties into the Grandview Drive line. · 8 foot Pipeline at East Grand Avenue · 4 foot Pipeline at Forbes Avenue · 3 foot Pipeline at Grandview Pacific Gas & Electric (PG&E) provides natu- ral gas to the Genentech Campus. The high pressure gas distribution system is metered at each building and is configured in a loop sys- tem that is served from three interconnected underground pipelines: 5.5 Natural Gas jlj I II II' I /~ LIJ tj (29 ' '~v ..<\ rJ.(^J~, _(~J '>- ~/ ~.' ~' ~ , v " " " I' 1.-............. . ~ - ~ r ~ I I -' I I~ . "- "> I" " i' ,I" ,..j'" ~- ~ 4" NAT_GAS FORBES AVE ... ~ I [~ v,~ ... '" GfJ".. '",.'. __t'<. J;L~-'F.: .' I', 6") /.. /' 7..... ~'f I. J~ C----:J - __.i " EAST GRAND AVE. - --] r- ~ I-~m 1 ---, I - - ~ - _....._ 8" NAT _GAS GRA.ND AVE. .J ~ 1-- -- - -,' J. ,-",I - -- - J - ~- I - 1-' I e:- -..-, ! I I Lr- I o 200 400 FEET 800 , -F' - - j -. .;;;~_.... ~ , ,b:-- ! '.. .:J . .u~ ----.. - . ~.~lLl [- l~- __ I r Q) fjgure 5.5-1: Natural Gas Map by: Affiliated Engineers t-:=JI Existing Natural Gas Main Genentech Central Campus Master Plan I 81 II II I III -' -' ......" -- J -' ..../ -- J -' The Mid Campus buildings are currently served by utility systems located within the buildings. With the growth anticipated at the Mid Cam- pus, the current Master Plan anticipates a new central utility plant to be added at the south end of the Mid Campus. Centralized utilities are planned to be chilled water, stream, com- pressed air, and purified water. Centralizing utilities provides greater energy efficiency, and reduces the number of installed systems while achieving some degree of peak load sharing be- tween interconnected buildings. -' --' -' pus buildings. The plants provide chilled wa- ter, steam, and compressed air to the buildings via a combination of underground and above- ground pipe rack systems. J ---' Central Utility Plants serve the Lower Cam- · Emergency Power · Waste treatment or neutralization systems · Liquefied and compressed gas systems · Purified water systems · Refrigeration systems · Hot and chilled water systems and related systems · Steam boilers and related systems In Upper and West Campuses, all building util- ity systems are expected to be directly associ- ated with those buildings served by these utili- ties. These related utilities will be housed either within the facilities themselves, or in adjacent screened utility yards. Any utilities shared be- tween facilities will be either underground or routed through the facilities themselves. Utili- ties used on-site include the following: The Genentech Campus is designed with cen- tralized distribution of several primary utilities between buildings for optimization of capital investment as well as efficient operation of equipment and related systems. Most areas of the site allow for either underground or "in building" distribution. However, operations within the Lower Campus portion of the site have required, and will continue to require, the need for some above-ground linkage for some primary utilities. This approach reflects the more industrial nature of Genentech's opera- tions within that portion of the Lower Campus. The Mid Campus portion of the site is expected to centralize utilities at a central utility plant. 5.8 Campus Stand-alone and Centralized Utilities 82 I Genentech Central Campus Master Plan Emergency Systems All Genentech personnel receive training in relevant workplace procedures and practices. Genentech's EHS team and designated pro- duction and research personnel also have ad- ditional training in emergency preparedness and response, and serve as first responders for the entire campus. Genentech currently has an Alternate Command Post (ACP) located in the Upper Campus. This ACP is equipped with all necessary emergency gear and equipment to al- Iowa focus of emergency activities in the event of a natural disaster such as a major earthquake. Communications systems at the ACP include appropriate special telephone lines as well as HAM radio systems. Data Communications The Genentech facility data network consists of a computer network, security system, and fire alarm system. Each building is connected to the data network by an underground duct bank system. Mainframe computers are located in various facilities. Security systems alarms and fire alarms are reported to a central security op- erations center. Telephone SBC Communications Inc. (SBC) provides telephone service to Genentech. Telephone lines are provided by SBC to each building via SBC telephone network serving the area. Fu- ture additional telephone service requirements have been reviewed with SBC. The company has indicated that it will provide sufficient ca- pacity to accommodate Genentech's potential expanSiOn. 5.7 Site Communications 11 r I II n I 5.9 Co-generation Facility r"' Based on potential facility growth, Genentech is investigating the feasibility of a Co-Generation (Co-Gen). The Co-Gen plant would combine primary power and secondary utility ge?eration to support the Mid Campus expansIOn and conversion of other existing utilities throughout the campus to the new system. Co-Gen could generate power independent ?~ the PG&E during power outages. The faCIlIty could also generate power when the cost is lower than PG&E costs and would use waste heat from power generation to produce steam for process and heating loads. 5.10 Hazardous Materials and Related Waste Genentech's research, development and pro- duction activities involve the use of a broad array of equipment, processes, and materials. These activities are also regulated by workplace safety, quality assurance, and environme.ntal laws, and Genentech is subject to inspectIons and oversight by numerous federal, state and local agencies. In general, biotechnology companies ~ li~e pharmaceutical companies, research ulllv:rsI- ties and many leading hospitals - use chemICal, radioactive, biohazardous, and other materials. Wastes generated by these research, devel?p- ment and production processes are also subject to stringent legal requirements, and are man- aged by Genentech's Environmental Health and Safety (EHS) Department. Usage and storage of appro~riate ~azar~ous materials and related waste WIll contInue Into the future with the procurement, use, storage and disposal of these materials carefully con- trolled. Although further usage is expected to increase, the increase in usage would be roughly proportional to Genentech's growth. -- . ,ID'hf,~~ "'- . Identify and plan for future Genentech utility needs to assure uninterrupted campus growth and expansion. . Maintain and expand all essential util- ities to meet required performance standards and necessary service re- quirements. 1}\fl.i' ~lS~ ~ . Maintain and continue to expand the existing domestic water and fire pro- tection systems to meet fire safety and insurance standards. . Upgrade and expand the wastewater collection and treatment system to assure long term operational capacity and quality standards. . Assist the city of South San Francisco in updating the City's Sewer Master Plan for the area East of 101. . Work with utility service providers to identify long term service needs. . Plan and maintain effective, compre- hensive data and emergency commu- nications systems between all Genen- tech operations. . Continue to investigate and evaluate the potential for stand-alone and cen- tralized utilities on campus. . Comply with all State and Federal standards and practices with the stor- age, use, and disposal of hazardous materials and wastes. Genentech Central Campus Master Plan I 83 U II III -' -' 84 I Genentech Central Campus Master Plan This page intentionally left blank. III I II IW ; J DESIGN GUIDELINES " Design Guidelines Concepts Purpose of Building Exterior, Site, and Landscape Design Guidelines The purpose of the Design Guidelines is to cre- ate a comprehensive set of guidelines that will create a sense of identity and a unified cam- pus. In 1995, Genentech established a set of guidelines and principles that permeate the following design guidelines. This Master Plan remains consistent with these concepts while enhancing the quality and character of future campus design. Key Design Principles Campus Unification A strong and clear visual order is important to foster a coherent campus. Building systems, site elements, and wayfinding tools will be ap- plied consistently throughout the Campus in order to convey a singular and unified corpo- rate campus. New design will reinforce the continuity of Genentech's recently built facili- ties while optimizing creativity and fostering a high level of efficacy and responsiveness to the market. Natural Environment Materials, colors, and composition will be used to create a cohesive, distinctive, and harmoni- ous campus that is sensitive to the natural en- vironment of the site, including topography, landscape, waterscape, sky and distant views of water, hills, and cities. Formal and infor- mal landscape design will continue existing concepts by use of native and drought tolerant plant materials. Corporate Identity Materials and design for the campus will foster a built environment that is well-grounded, con- veys a sense of solidity, and reflects the diver- sity of Genentech and its employees. Building systems and site design will enhance employee safety and security within the campus. The Genentech Campus is also more than a collection of buildings. The physical environ- ment serves an important role in the process of recruiting and retaining key talent. Campus de- sign will provide a motivational physical envi- ronment that supports employee creativity and innovation, fosters productivity, and attracts and retains exceptional people. Functional Expressionism Building elements (such as stairs and lab spaces) and composition will communicate the honest expression of building function, where interior function meets the exterior envelope in order to provide articulation on exterior facades (with the exception that mechanical equipment and service elements are primarily concealed). Genentech Corporate Principles Genentech has established a fundamental set of values which are reflected in the campus as a whole and furthermore within the process of design. The following principles are the back- bone of Genentech's corporate philosophy, and subsequently drive the guidelines and standards entailed in the Master Plan: · Commitment to research as a "science based company" . · Maintain ties to major research universities. · Support a corporate atmosphere that is con- ducive to creativity and fosters innovation. · Maintain a high level of efficiency and re- sponsiveness to changes in research and mar- kets. Genentech Central Campus Master Plan I 85 I .u II rill '-' -' · Place buildings to maximize wind protec- tion and to avoid wind tunnel effects. (Refer to Section 3.7 Building Massing, Site, and Scale for campus wide wind variability and direction.) · Provide windbreaks through structural ele- ments and landscaping (see A,8-3: Wind- breaks). · Consider solar orientation to optimize light and warmth in both indoor and outdoor spaces where possible. A.1-3 Wind and Sun Open space incorporated into existing topography at FRC in Mid Campus. 86 I Genentech Central Campus Master Plan Building cluster with central outdoor space and connec- tivity to campus. ~~ \\~ ,;...."m i: \.:\:J~- '-.. W''"''\ ,r. .' ) \ ,/ ~-' ~ ... --' .... -- ~ "'" Position buildings to capitalize on views. · Position building entry, orientation, and footprint in response to immediate environ- ment, other structures, circulation require- ments, and the Central Spine elements. · Utilize site hardscape, landscaping, and site elements (benches, lights, signage) to create smooth transition between adjacent struc- tures and provide continuity. A.1-2 Environmental Context · Develop building clusters according to de- sired functional adjacencies of operation groups. · Develop buildings with common architec- tural features and materials, grouped around protected courtyards, and site features. · Configure site location, grouping, and building form in response to building func- tion and technical requirements. · Design buildings and building clusters to al- low Bexibility for future modifications, ad- ditions, and use. A.1-1 Functional Neighborhoods as Building Clusters A.1 Site Planning & Building Placement III III . ,r- A.2 Vehicle and Pedestrian Accessibility A.2-1 Service Vehicle Access and Routes ,r- · Facilitate the movement of service vehicles to loading, service and storage areas safely and efficiently. · Screen views of service and delivery areas from major pedestrian gathering areas and public spaces. · Establish uniform treatment of loading docks. · Separate service access from Central Spine pe- destrian routes and open spaces through grade separation or landscaping, where possible to secure employee safety. · When multi-use for vehicles and pedestri- ans, protect those areas designated exclu- sively for pedestrian use with bollards or other landscape or physical barriers. · Delineate vehicular routes with proper pave- ment treatments, bollards, and other site- unifying elements. r-->'1'......... ......~~'V"'o r- Efficient access for setyice and freight movements. 1DllllT~ A.2-2 Fire Lanes · Provide fire lanes designed to meet all City regulations and Fire Officials requirements. · Where fire lane and pedestrian walkways are combined, emphasize pedestrian use with a blend of surface materials to break up the scale of the fire lane, as shown in the image below. . Shared fire access and pedestrian pathway behind B32 in Upper Campus. A.2-3 Pedestrian Accessibility · Design pedestrian pathways, sidewalks and trails to follow all applicable codes. · Detail pedestrian connections at road cross- ings and sidewalks at accessible stalls, with ramps sloped per applicable codes to avoid truncated dome panels whenever possible. · Where sidewalks are required to be ramped due to steeper sloped connections, provide concrete curbed edges integral to sidewalk paving. Minimize use of metal due to salt spray corrosion and maintenance. Genentech Central Campus Master Plan I 87 -..J .....; · Comply with accessibility requirements for curb cuts at crossings and a stable, firm, and clear landing area. · Design bus stops and shelters to be consis- tent throughout the campus. · Connect shuttle and bus stops to the cam- pus pedestrian network. · Provide security phones at every shelter per Genentech security standards. '-' · Provide for wind and rain protection, se- curity, and visibility, with transparent walls and appropriate lighting at both shuttle stops and pedestrian crossings. · Incorporate appropriate and visible signage and timetable service information at every stop. · Maximize comfort and convenience by in- cluding a sheltered seating bench and litter unit. Existing shelter at B32 and B33 in Upper Campus. -..J A.2-5 Campus Shuttle Bus Stop 88 I Genentech Central Campus Master Plan Distinctive lighting and paving pattern at major second- ary pathway crosswalk. A.2-4 Pedestrian Crossings · Enhance pedestrian safety at crosswalks with lighting and high-visibility paving material or striping (while conforming to city stan- dards) . · Locate pedestrian crosswalks such that pe- destrians are visible to motorists. · Use crosswalk signals at major crosswalks. · Delineate minor crosswalks by striping. ~II III D: I A.3 Open Space Network A.3-1 Site Scale, Mass, and Proportion · Create progression of open spaces through variety of large and small-scale courtyards connected by pedestrian pathways (see A3.3: Courtyards and Gathering Spaces). · Moderate scale of open spaces between buildings with pedestrian scale (see A.3-2: Pedestrian Scale): Proportion courtyards to spaces between buildings and utilize trees, plantings, and berming to soften the spaces created between buildings. · Use berms and curving natural landscape grading to enhance man-made earth cuts and express coastal image. "..... "..... Landscape berms and varied planting heights mitigate ad- jacent building massing and scale. A.3-2 Pedestrian Scale · Emphasize pedestrian scale design through site elements and plantings. · Use pedestrian-sized light fixtures (15' max.) and light bollards. Use of boulders varied planting heights, and mix of paving materials add pedestrian scale to 87 courtyard in Lower Campus. A.3-3 Courtyards and Gathering Spaces · Create outdoor settings for Genentech em- ployees to interact, hold informal meetings, or eat lunch. · UnifY courtyards with common site ele- ments such as site furnishings and materi- als. · Integrate courtyards with adjacent build- ing spaces such as entryways, cafeterias, and meeting rooms. · Use building forms to define outdoor gath- ering spaces that are protected from wind and oriented toward the sun. · Orient views to expand the visual experience of the courtyard where possible. · Provide cluster seating in protected micro- climate. · Permit access by emergency vehicles where necessary. Genentech Central Campus Master Plan I 89 II II I II ...J Open space in Mid Campus accesses views to the Bay. The Bay Trail and shoreline within Lower Campus offers multiple recreational opportunities. -~ 90 I Genentech Central Campus Master Plan · Curve and lengthen trails wherever pos- sible to soften the pedestrian experience and to ease grade changes through berms and sloped landscapes. · Orient stairs and pathways to views of hills, the Bay, distant open space views, and away from buildings, hardscape, and parking lots. · Design recreational trails with benches spaced periodically for resting, at top and bottom of slopes and where distant views or landscape elements of interest occur. · Maintain pedestrian access paths to BCDC trail and associated public parking. · Promote use of shoreline for walking, jog- gins, and other recreational activities. · Allow the campus recreational network to include bluffs, shoreline area, informal courtyards and lawns-moving from natu- ral elements to formalized spaces for rec- reation. A.3-4 Recreational Network III III n i r- A.4 BuHding Exterior Design and Composition r- A.4-1 Building Massing · ReBect building program and interior func- tion in building Boorplate and form. For ex- ample: Distinguish between lab and office build- ings by emphasizing unique building functions like lab spaces and meeting rooms. ,,-. Modular configuration with repetitive window and structural framing systems, · For manufacturing buildings, derive build- ing forms from the technical processes, and the mechanical and utility services required for specific production activities. · Incorporate human-scale references in building forms through expressions of bal- conies, overhangs, roof terraces, hand rails, and other design features. · Relate the building's shape and mass to the parcel size and shape, as well as topography. r- IIllTTTf A.4-2 Building Heights and Setbacks · Comply with height limits set by FAA Height Regulations (See Section 3.7, Figure 3.7-1). · Design building heights with strong consid- eration to views from other campus build- ings and access to natural light. · Moderate perception of building height with railings, recessed wall planes, balconies, building step-backs of upper Boors, and ar- ticulation of other architectural elements. · Use setbacks to create rhythm and repeti- tion with adjacent buildings. · Strengthen identifiable street edge. · Accomodate lobbies, cafeteria, and other large assembly functions with appropriate Boor-to-Boor heights. Building 32 in Upper Campus reflects interior office spac- es through building massing and surface materials. ..... Varied setbacks, projections and heights create both vi- sual interest and pedestrian scale. Genentech Central Campus Master Plan I 91 ..-/ ..../ '-' -../ Architectural screen element breaks up the scale of a blank wall in Mid Campus. --" ..-/ -' ----- I - -" ~~ Parapet with open rail edge to reduce perception of building height and mass. -' ./ ~....."l~ ~ ~bl -../ -' Panels should have a generally horizontal aspect ratio. Skin should incorporate patterns, reveals, or textures. Recommended: Avoid small, grid-like panel patterns. Avoid vertical aspect ratio for panels. [ V Flat, inarticulated walls are discouraged. Avoid: · Enclose rooftop mechanical equipment with metal screen. Articulate the panel system with seams or reveals to mitigate the over- all scale of the surface. Rooftop penthouses should follow similar guidelines. 92 I Genentech Central Campus Master Plan \1 · Convey depth of material through fa<;ade composition. Incorporate a hierarchy of framing members within window system. · Balance the percentage of glass and solid surface. · Differentiate key functions in interior areas, such as meeting rooms, lobbies, or stairs from general building functional areas. · In keeping with the existing Campus vo- cabulary, emphasize a generally horizontal composition of window and solid. Vertical emphasis may be used to accentuate key building features. · Design buildings with visual variety and complexity, avoiding: - Continuous, undifferentiated or singular treatment of windows across entire length of facades; Repetitive punched openings over full length of fa<;ades; Vertically oriented window openings should generally be avoided except for special emphasis of unique elements such as lobbies and stairs; - Superficial facade treatments such as Rat panels set Rush with a glazing system. · Emphasize low parapets when permitted by code or building function. Where full height parapets are required, an open rail edge may be considered to reduce apparent building height and increase sky visibility. · Production spaces are generally equipment intensive: Ensure solid wall enclosure sys- tems meet equipment and security require- ments. Where appropriate, use glass to dis- play internal functions. AA-3 Building Articulation and Composition III I II III[ I A.4-4 Building Material and Surface Textures · Select building textures, finishes, and colors to create a consistent and cohesive campus in harmony with the natural environment. · Reinforce the relationship between interior and exterior spaces where appropriate, such as in lobbies, by extending materials be- tween spaces (e.g. flooring, lighting, etc.). · Express a reference to natural material varia- tions, including a transition from rougher textures or larger panel sizes to more refined textures or panels. ,... Use of rougly-textured material anchors the building to the surrounding environmental context. ,...... A.4-5 Building Color Use · Utilize color range detailed ill the Design Palette in Table A.5-l3. · Emphasize colors related to natural materi- als, including subtle variations within neu- tral and earth-tone color ranges. · Express roof screens/penthouse as a varia- tion of the overall building wall color (see Table A.5-l3). · Use metal architectural trims (such as mul- lions, railings, etc.): subtle recessive definition of walls (using darker earth tones, bronze or warm grey), or - crisp, contrasting definition of edges (us- ing white or light earth tones). A.4-6 Building Base · Incorporate rough or deeply textured sur- faces at building base, as a transition from natural topography. · Emphasize horizontal orientation of base walls with formwork ribs in concrete. · Differentiate base walls from the wall mate- rials above by an offset in plane, a change in texture or pattern, a significant visual reveal, or a combination of the above. · Maintain a consistent building base height (34 to 36 inch min.) except at lobbies, stairs, and other unique interior functions. · For sites with varying terrain, follow the general topography of the grade line along the building. Building base steps down with topography. Building base interrupted where glass wall systems are extended to grade. Genentech Central Campus Master Plan I 93 I ~. III III ....,., -' -' -' · Visually relate building circulation pathways to exterior environments for orientation and visual relief. · Arrange vertical circulation and elevator lob- bies within buildings to incorporate views of the site and natural light where possible. · Express perimeter stairs through use of de- sign elements and building articulation. A.4-9 Stairs Entry promenade in Upper Campus. · Visually integrate egress/secondary doors into wall systems. · Provide protection from prevailing wind and weather conditions at primary building entries. Encourage transparency and daylight pene- tration into the building at these locations. · Open lobbies to more than one story or accomodate lobbies with high first floor height. Clearly indicate building main entry and reception areas by a change of facade treat- ments, form, and scale, such as an appropri- ately scaled entry canopy or recess. Maintain proper light levels at building en- tries. A.4-8 Building Entries 94 I Genentech Central Campus Master Plan · Ensure that sill heights are a minimum of . 34" high to cover desk-top or bench-top functions, using solid or translucent materi- als below, but that are low enough to allow views from a seated position. · Orient work areas to maximize access to natural light. · Consider the use skylights to bring natural light to the interior spaces oflarge floor plate structures, where applicable. · Encourage the use of glass systems on Cam- · pus that are as transparent and as non-reflec- tive as possible while achieving the requisite performance for energy conservation, inter- nal comfort and glare control. (See Table . A.5-13) A.4-7 Windows and Natural Light -' Jlllll U A.4-10 Bridges · Allow utilization of bridges and arcades be- tween buildings to facilitate pedestrian and material movement. · Design bridges with a vocabulary of trans- parency and lightness of structure in sim- ple, linear forms. · Maintain adequate height clearance for Fire Access and other service vehicles as re- quired. r- ... --1 'I"'!II.......~- r.~!t' ~ . ;-~_.. : ~r, t !. r- r Circulation bridge between buildings in the FRC uses transparency to maintain visibility to sky and campus. r- r- A.4-11 Security · Provide "visitor stations" at campus entries to assist visitors and for visual monitoring. Integrate into building design. · Provide controlled access to each building lobby including: Card reader at all entries to buildings. Lobbies and vestibules that accomodate double badge reading at building entry. · Provide adeq uate lighting at building entries and all exterior areas that require security during night-time use. · Integrate locations of security cameras with building to permit dear, unrestricted sight lines (see Genentech security guidelines). · Provide access control at all parking struc- tures and visitor parking areas. · Provide emergency phones throughout the campus (see Genentech Security Guide- lines). · Utilize a significant degree of transparency at building lobbies to assist security. For ex- ample use of clear glass is preferred. · Follow guidelines described in A.5-5: Screening and Fencing for any required se- curity fencing. A.4-12 Retrofit Strategies for Existing Structures · Remodel existing buildings and sites within the context of the Master Plan design vo- cabulary to maintain continuity throughout campus. · Retrofit buildings adjacent to or in coordi- nation with new development to complete building cluster or neighborhood design aesthetic. · Use exterior colors consistent with the cam- pus color palette (see AA-13: Design Pal- ette). Genentech Central Campus Master Plan I 95 IrlIlll1 -' -' Warm, earth tones and natural hues. -" Warm, earth tones and natural hues. "" --" Gray-green, or warm earth tones, or to match existing context. Clear (preferred), glass: tinted (Solex), or to match exisitng context. White silver metallic or accent color. --" Match existing context (Green or blue tones.) --" White, silver metallic or similar neutral coloration, to match existing context. --" Warm, earth tones, and natural hues. Color Natural concrete tones and hues. --~ 96 I Genentech Central Campus Master Plan Double-glazed and non-reflective vision glass. Specs should meet all applicable codes. Projecting canopies should utilize metal trim or other materials that are visually compatible with adjacent window framing materials, building materials in existing context. Metal and glass, or concrete treated with base elements consistent with building bases. Painted metal and glass. Cast-in-place concrete (CIPC), CMUs or other suitable materials. Cast-in-place concrete (CIPC), CMUs or other suitable materials. Parking Structures, A.6-1 Secondary Doors, A.4-9 Building Service Enclosures, A.5-2 Bridges, A.4-11 Canopies or Framing Members Entries, A.4-9 Tab.!,e A.5-13: Building Material and Color Design Palette Building Element Materials Building Base, see A.4-7 Board form concrete, concrete masonry units (CMU) or other similar materials to match existing building bases on campus. Building Skin and Solid Walls, A.4-4 Recommended Lab and Manufacturing: Precast concrete or curtain wall systems. Recommended Office: GFRC and curtain wall systems. Possible Alternatives: Metal Cladding Systems and other materials may be considered upon Genentech review and approval. Avoid: Concrete Masonry Units, Brick, Painted or Raw Concrete, or Wood Siding. Windows, Mullions ft Trim, A.4-8 Metal framing or curtain wall systems. Aluminum may be clear anodized or coated with Durnar, Kynar or equal. Glass Double-glazed and non-reflective vision glass. Specs should meet all applicable codes. Rooftop Mechanical and Screens, A.5-1 Aluminum or other approved metal systems. 111111 n A.5 Rooftop Equipment and Uti lity Yards A.5-1 Rooftop Equipment · Avoid exposure of mechanical equipment to View. · Screen or provide mechanical penthouse for rooftop equipment such as HVAC supply. · Cluster and screen multiple pieces of smaller mechanical equipment. · Set back rooftop screens and enclosures from the edge of facades unless contributing to the emphasis of special features. · Appropriately size screens and enclosures to house equipment, with design emphasis to- wards gently curving or vaulted forms that suggest a reference to the natural surround- mgs. ,- Rooftop equipment concealed by roof screen and solid parapet. A. 5- 2 Service Enclosures · Integrate building service areas into build- ing and site for convenient deposit and col- lection of refuse. · Isolate trash disposal and service areas away from building entries, prominent pedestrian pathways, and open spaces. · Provide appropriate visual screening of trash disposal areas located outside the building envelope where possible. Utilize landforms and landscape to blend screening walls into the natural setting. Genentech Central Campus Master Plan I 97 IrlfllTI -../ '-' ..../ Screened service area in Lower Campus continues pedes- trian scale of open space. -../ -' ...; -' · Design with screen elements appropriate for each neighborhood, in keeping with es- tablished Genentech vernacular and East of 101 Plan requirements. · Soften screen walls and fencing with plant- ing palette. · Create 'green' walls integrating planting where appropriate. · Minimize the height of screen walls and fencing by utilizing natural setting (berms) and planting material. · Limit use of chainlink fences to areas out of public view. · Provide screen fencing, and walls with mate- rials visually compatible with existing cam- pus screen elements and adjacent architec- tural detailing. -' -' --' A.5-5 Screening and Fencing Existing utility enclosure using materials that blend with surrounding architecture. · Design facades with materials, colors, and composition to match existing context and meet design guidelines. · Refer to A.5-2: Service Enclosures and guidelines regarding siting, equipment and window placement, and design. A.5-4 Utility Buildings 98 \ Genentech Central Campus Master Plan Utility structure within Lower Campus reflects the use of bridges along the Central Spine. I · Where appropriate screen from public with trellis, walls, or planting. · Screen utility yards and utility structures from public view. · Consolidate tanks in utility yards, as clusters of cylindrical forms. · Uniformly color and finish utility elements in public view to blend visually with the ad- jacent buildings. · Consolidate utility supply lines into racks. · Express racks as architectural linkage be- tween structures. -' A.5-3 Utility Racks and Yards ill III n A.6 Parking A.6-1 Parking Structures · Concentrate parking at primary campus in- tersections. · Provide disabled/ADA parking near build- ings as required. · Design circulation at entrances to minimize vehicular conflicts. · Use materials and design elements to achieve visual compatibility with buildings on cam- pus. · Express structural systems and connections when possible. Fa~ade treatments and step- ping of upper floor that break undifferenti- ated horizontal panels are encouraged. · Consider night viewing in the design of ceil- ings and lighting systems. · Use landscape and materials to further soft- en visual impact of structures. · Identify entries from street clearly by use of trellises, sign age, or other design features. r- Existing Lower Campus parking structure with landscape buffer along fa<;ade. A.6-2 Interim Surface Parking Lots · Utilize interim lots adjacent to buildings to provide flexibility for potential expansion when needed. · Screen lot perimeter with landscape ele- ments. · Install fast growing, expendable tree plant- ing within lot. · Avoid concrete tire stops in temporary lots. · Use construction methodology appropriate for a temporary parking lot; for example, paving sections. · Maintain appropriate levels of lighting. Temporary parking lots with fast-growing landscape ele- ments for shade and screening. Genentech Central Campus Master Plan I 99 I IrlrTTil -' -' '" '-' ....,., '-' -' · Plant slopes and bluffs with drought resis- tant, low-maintenance plantings that en- hance vistas and pedestrian experience. -../ A.7-2 Bluffs and Hillsides · Design with slope stabilizing plants us- ing low output irrigation to minimize sur- charge on slope. · Stabilize cut slopes and embankments and minimize erosion. · Design with "clean" plant species to mini- mize leaf drop, flower and fruit drop, and organic matter contamination at air intake vents and other sensitive areas in response to Genentech's pest control policy. · Balance informal planting groups through- out the campus, with formal trees and hedg- ing demarcating important pedestrian path- ways and open spaces. · Integrate plant barriers with architectural barriers to minimize wind forces at court- yards, building entrances, and where wind tunnels occur. · Provide dense shrub and ground cover plant- ings to reduce wind-blown soils and protect micro-climate. · Soften building massings, extensive park- ing lots, and utility yards and structures through planting. Lombardy poplars and Afghan Pines planted around tall buildings will moderate their height. · Respond to site micro-climatic conditions with appropriate plant selection and place- ment for intended use. Avoid the following plant types: - Avoid plants that attract pests in accor- dance with Genentech's Pest Control Policy. Avoid dense low ground covers at perimeter of manufacturing buildings. Avoid trees with brittle growth that may be subject to breakage. Avoid plants which are known to cause allergic reactions, such as Acacia trees. 100 I Genentech Central Campus Master Plan Varied plant material and use of natural topography adds visual variety to the Mid Campus. · Design to reflect coastal location with natu- ral plantings in waves of California coastal species across the campus to integrate a va- riety of building types with the bayside lo- cation. · Maintain existing character with consistent landscape patterns and plant species. · Utilize drought-resistant plantings adapted to the South San Francisco micro-climate throughout the campus. · Design with seasonal color to reflect the dy- namic character of Genentech and to pro- vide changing experience for pedestrians and users. A.7-1 Landscape Design Concepts and Guidelines A.7 Landscape Design -' III III n A.7-3 Hardscape Materials, Colors, Textures · Design with consistent texture for use of board form concrete surfacing and integral pour "V" -shaped horizontal detail-cham- fer edges. - Utilize paving to enhance courtyards, en trances, and pedestrian crosswalks. - Design consistent paving colors, textures, and patterns to identifY and enhance pe- destrian pathways and spines in each neighborhood. · Coordinate exterior paving patterns and materials with interior patterns where adja- cency allows. · Guard rail and design should match the site context. ,-. A.7-4 Grading and Drainage Design · Design grading to be curving with berms and longitudinal pathway runs to move through the landscape. Design earthwork to be softly sculptural. · Design bioswales where space allows, en- couraging recharging of the ground water and providing filtration of sediments out of surface flows to minimize particulates flow- ing to the Bay. · Create berms in the landscape to soften the spaces between buildings, to screen utility areas and parking lots, and to tilt the plant- ing to highlight the landscape over the hard- scape. · Provide surface drains where paving is below the adjacent landscape to minimize run-off over paved surfaces. · Provide sub-surface drainlines where trees are located in impervious soil and where ground water reaches the surface, such as at the visitor parking lot at FRC II. A.7-5 Irrigation and Control Systems · Design irrigation systems with state-of-the -art controllers with capability to be con- nected to central control computer. · Locate controllers out of view of public right of way where possible. · Provide 40 - 60 percent of landscaping on low volume irrigation systems. Areas of Ceanothus require emitter type irrigation for health of the plants. · Where plants spread by rooting from branches such as ice plant and Beach Straw- berry, spray irrigation is required. Genentech Central Campus Master Plan 1101 U Ilf --' '-' --' '-' -' --' · Bicycle Storage Units: Use lockable and con- sistent units throughout the campus. · Bicycle Racks: Provide where needed, with consistent design and appropriately finished in black. >oJ · Litter Units and Ash Urns: Use consistent models throughout the campus-for exam- ple, 24-gallon with side opening and ash lid, appropriately finished in black, or approved equal. · Litter units should be responsive to pest control. · Provide round metal tables appropriately finished with granite-textured top, black base and post, or approved equal. 102 I Genentech Central Campus Master Plan A.8 Site Furnishing, Lighting, and Sign age A.8-1 Site Furnishings · Provide design continuity and create iden- tity throughout the Genentech Campus through use and placement of site furnish- ings. · Provide outdoor seating adjacent to cafete- rias and other amenities. · Provide consistent vocabulary of furnishings and color throughout the campus. · Utilize furnishings finished to be resistant to salt-spray and compatible with the micro- climatic conditions. · Provide perforated metal benches and chairs, appropriately finished in black, or approved eq ual. U. - ;' A.8-2 Lighting A.8-3 Signage ---- r · Maintain appropriate levels of light at build- ing entries, walkways, courtyards, parking lots, and private roads at night consistent with minimum levels detailed in the com- pany security plan and building codes. · Enhance campus character with consistent use of light fixtures, finishes, and colors. · Fixture Types and Heights: Parking Lots and Roads; provide Guard- co Form 10 Round fixtures on 22' poles on raised concrete footings (25' final height), appropriately finished black, or approved equal. Sidewalks, pathways, and plazas; Provide Guardco Form 10 Round hardtop on Post top fixtures on 15' poles, appropri- ately finished black, or approved equal. Accent pedestrian lighting; Provide Guardco School Bollard, 42" height, ap- propriately finished black, or approved equal. - Incorporate other fixture types where ap- propriate. r~ . ~ . · Use signage as an integral part of the cam- pus fabric to highlight, campus entries, pe- destrian walkways, and special open spaces. · Provide campus way finding and informa- tion signs uniform in style, font, and color to lend corporate identity and unifY the campus (see Genentech Signage Standards). · Locate monument signs in landscaped areas, where possible. · Utilize blank building walls throughout campus for corporate banners. · See Genentech Signage Standards for further detail. t. "- Genentech Central Campus Master Plan 1103 104 I Genentech Central Campus Master Plan -' ..-' This page intentionally left blank. TRANSPORTATION ANALYSIS ~. 1 G. L-r' . ./" < ' J. '\ )r- "v " .... ~~. /. v "^ . v / >.......... (> ~" ~ " , " . 1 [- r I I . Jfj (~ ~- L, , --' ~ o ~. I/IJ ., ~ ~~ .~ ~th~ Campus G) 200 400 FEET 800 , __ ~.-J - 1 -, ~ 'l ""~.-I . '-- - r l l .1 Source: TYLin/CCS; Fehr ft Peers ~ Existing Daily Volume ~ 2015 Projected Daily Volume F;gure B-1: 2005 Ex;st;ng and Future Da;[y Volumes Genentech Central Campus Master Plan 1105 -' ....,' '--' ..../ This analysis does not incorporate the Railroad Avenue extension to East Grand Avenue, which likely would improve conditions at instersec- tions 9, 12, 13, and 14, but is not currently programmed by the City. --' -.J Genentech is one of many anticipated cumula- tive developments contributing to cumulative traffic conditions. Approximately 30 to 40 per- cent of the projected growth in traffic would be attributable to development at Genentech (as- suming full buildout of the Master Plan) at the above intersections. --' of the Point and San Francisco Bay make Oys- ter Point an inconvenient bypass route for other congested roadways (that is, drivers would not use roadways within the Genentech Campus at intersections 1 through 8 to bypass congestion on other roadways). As a result, the ten per- cent growth factor applied to intersection 10 through 16 was not applied to intersections 1 through 8. '-' -' 106 I Genentech Central Campus Master Plan In the July 2005 report, a ten percent back- ground growth factor was included to reflect growth from outside of South San Francisco. While this is a reasonable assumption for re- gional and sub-regional roadways, there are no "through" trips to the Oyster Point. The shape Cumulative Conditions Methodology The traffic forecasts developed for the Ge- nentech Campus area assigned vehicle trips to the roadways based on poten- tial neighborhood build-outs (as described in Appendix B). A refined set of internal roadway volumes that reassigns these trips based on the locations of future net increases in parking supply was prepared. The refined traffic volumes, which are displayed in Appendix B, are consistent with the July 2005 traffic report for intersections 10 through 16, with volumes at intersections 1 through 8 reflecting the reas- signment of Genentech trips. Automobile Circulation ~ II I II III r /' Cumulative Conditions Analysis (i-;ble B--1:- Of~~a-mpus Intersection levels of Service ~-- ---- ,-. I ---- Location Peak Hour Control' Existing2 Cumulative + Project1 1. Forbes Boulevard & Allerton Avenue AM SSSC 1.6 - A (C) PM 1.6-A(B) 2. Forbes Boulevard & Gull Road AM Signal 22.2 - C PM 13.4 - B 3. DNA Way & Point San Bruno Boulevard AM SSSC 2.0-A(B) PM 5.0 - A (B) 4. Grandview Drive & Building 32/33 Driveway AM Signal 8.0 -A PM 9.9 - A 5. Grandview Drive & Cabot Court AM SSSC 2.0 -A (B) PM 2.0 - A (C) 6. Allerton Avenue & Cabot Court AM SSSC 5.0 - A (B) PM 6.0 -A (B) 7. East Grand Avenue & Grandview Drive AM SSSC 5.0-A(B) PM 9.7 - A (C) ,-. 8. Allerton Avenue & East Grand Avenue AM SSSC 1.0-A(B) PM 2.0-A(B) 9. East Grand Avenue & Forbes Boulevard AM Signal 21.8-C 70.0 - E PM 33.8 - C 55.0 - D 10. Gateway Boulevard & Oyster Point Boulevard AM Signal 29.2 - C 38.3 - D PM 28.6 - C 51.2-D 11. Dubuque Avenue & Oyster Point Boulevard AM Signal 22.6 - C 26.2 - C PM 23.7 - C 39.8 - D r 12. Gateway Boulevard and Grand Avenue AM Signal 32.0 - C >80.0 - F PM 33.0- C 33.0 - C 13. East Grand Avenue & East Grand Avenue AM Signal 27.0 - C >80.0 - F PM 18.0 - B 18.0 - B 14. Airport Boulevard & Grand Avenue AM Signal 63.0 - E >80.0 - F PM >80.0 - F >80.0 - F 15. South Airport Boulevard & Gateway Boulevard AM Signal 29.0 - C 32.0 - C r- PM 33.0 - C >80.0 - F 16. South Airport Boulevard & US 101 NB Ramp AM Signal 24.0 - C 24.6 - C PM 31.0 - C 31.3-C 1. Signal = signalized intersection; AWSC = all-way stop-controlled intersection; SSSC = side-street stop-controlled intersection. 2. Signalized and all-way stop-controlled intersection level of service based on weighted average control delay per vehicle for all vehicles entering the intersection, according to the Highway Capacity Manual (Transportation Research Board, 2000). Side-street stop-controlled level of service is also based on the weighted average control delay of all movements. For side-street stop controlled intersections, the delay and LOS for the worst minor street approach is presented in parentheses. 3. See Table B-2: Intersection Levels of Service: Cumulative Conditions Alternative for cumulative conditionas at Intersetion I-B. Source: ees, 2005. Genentech Central Campus Master Plan 1107 -- Source: TYLin/CSS '-'" San Francisco +,nrernatlonol Airport San Francisco Bay 108 I Genentech Central Campus Master Plan F;gure B-2: Ex;sUng Peak Hour Volumes and Lane Geometry. AM (Midday) [PM] Peak Hour Volumes Traffic Signal Stop Sign --- q, xx (YV) [ZZ] Study Intersection o it~ &~~ "'''' "'~ ii tt-- :;rS:;;t ..."'" ,,-- --0 ""'0 "''''N "N ~ lI) -I" 654 (280) _ > 27 (15)T ~ c " Ci w -"'''' ~~e. ...-'" N~M " "'- "''' ~t:!. :2~ -'" US101 NB Ramosl 829 [386J -" 9(6)-4 375[147) .. 266 [254) 262 [113] -4 40 [55) .. i r ittr SA; Wonder~Color W' "-- 17 [371] _127 [255] ~ 466 [1.255) Grand Ave " - I~ ~~ (0) 8 5nt ~ E Grand DC " ~~~I~ t:.~""" 0 '" 0 E! 10..,. r-- ._ M CD LO <{ )!H "-- 9(9) --2(5) . 6 [7] :::: 334 (1,169] ;=9[13J -...'" t:.t::.::!. ~lil~ N NinO' ~~=. ~~~ " .g o ~ ~ i ~ 161 (150)::: 1.214 (256)- 73(111]T itt-- i..frr iii r Grand Ave ter Point Blvd! " > ~~~ m := 368 [1.297) .- 27 [55] 0 . '" -- " ~ '" ~~ ~ ~~~ ~ ~ll)N ~ "'- ;< "'''''' <: N........_ co :::::::::: c: ~~ " ~~ g ..L 4 (8) (8) & i8 ~ ill ..L 10 (24)[38) ~ ~ ~.g 20 (14){28] ~ ..L 14 (15) [7) ;;;-;;;::- ~ 4- 15 (29)[10) ~:; e - 96 (226)[301] ~~ ~ _ 172 (378) (793) ~ ;;;;; ~ -217 (343) [731] - '" '" <: 8 (14) [18) C) <: - '" '" u. . 22 (46) (62) Cabot Ct ....- A E Grand Ave ....-A E Grand Ave ) 1 \.. E Grand Ave + 488 (127) [136] -" 126 (49) [56) -" 612 (320) [189] ~ i..f r ~~~ 321 (245) [73] ::: 890 (349) (162) ::: 827 (399) [173]_ _ 0 '" "''''- 163 (119) [71] T t:!.:::::: ~ E~=- ~~~ N "'... "''''- C;.....,.... om "'"- " ~ ~~ i~ " t:.~ _:;;:OM '" u;-:::: ;;: ~ t:!.::!. ~ ~~ .L 7 (0) (0) 'S ..L 201 (164) [508) "'''' ~ ~ ~ ~ 108 (25)(13) -" <: }- 18 (51) [121) ~r:: +r 154 (210) [403] Bffi C) _137 (201) [338) ~~ is 13 (50) [94] ;;;;;;; ;5 4-133 (153)[156] 1 58 (39) [45] ) \.. r '" '" N 114(8)[11] Forbes Blvd I Forbes Blvd t San Bruno Blv ) r Grandview Dr I Cabol Ct 12 (0)[3]-411 ..f r --- 43 (76) [93] -" t-- 116 (8) [6] + 59 (40) (59)-{ ..f 689 (221)[210] ~ 0;'5';::' 421 (139) [153]::: ;:'iO 221 (99)[126] + ~~~ 18 (16) [12] 0;';::' 29 (20) [26] T -;: t:!.:::!2. ~~ -... _0_ 35 (37) [7] ;0::: "'-'" ~~~ ~; e....~ N " g~ ::~~ ~ '" '" :lJ 12 (3)-4 849 (240) 235 {64J" r-- ~ .J - .., ;- (C c _C\l <<l 0 (()-- 'r ;;;~ ~ ~ ..-.... M <{ ) r Cabot Rd 7 [llJ 6{14J+ 12 {36J ~ 10(0) 7 161 [431J 295 [257) Forbes Blvd 4 r ........ i!2:E' ~....~ 141 (490) -" 617{lB8J~ 671217J 4- 15(10J 8118) ......-A Cabot Cl + 1,023 1225) -" 1.5151263) ~ ~ ~w~ ~~~ ~ :::: 652 (2,4331 r431114) 1.647 (4571~ ~ 30 [17)" ~ e " w . xx [ZZ] ~ --- iii r i ; - - 526 12.006) := 10(14) E Grand DC i r Me ~~ "'M "'M ...... =~ 373 (3291 5311164) -4 44(61)-' ) ~ '"- ~; ~~ " '" > o;'~~ ~ ~~~ co........... <( )~H _N ~g 0'" ~~ " '" 'S ~ 268 (692) " - 158 (429) o ~ ~ ?; -ok.. 22 [38) ~ +- 32311,311J (j E Grand Ave 593 (451) ::::: 7521214) -. 9121551) ~ "- 40 [506) -1811461J :=513(1,381) E Grand Ave ittr ~~~ 0-- M~~ "- 286 1996) :::: 132 {498J r 283 (1 ,572) r star Point Blvd i4rr ~~~ -,,- ~'-m " '" 407 [102J ::: 2.516 [422J -. "'- 2!.~ ~~ r 5'~ ~!.:! ~2 A ~ ~ .. "- 31 [175) is r26(157) t San Bruno Blv f.. iJ)~ "'M ~~ ;!:'" ~ ~ ~ -ok.. 45 (174) ,1? - 428 (1,975) .. E Grand Ave '" N_;::' 3: =-~E. ~ ~ "'00 "'''''' ) r 241 (27) 323 (156) + 35 [7) 186 [27J 4-154 [220J 114 (11) Grandview Dr + i~~ -"'''' -"'" " > ~N_ iii ~~gj g1 ..lLl1(42} rn ;;;; ~ -487(1.962) ..... ,... '<t u... ,,- 73 (292) )1 ~ 998 (265J ::: 2.517 [447)-. 179 [78) .. ~ __M co ~ ~ ~ ; ".]L 511'77J ;;;:; ~ g::: 454 [1,707} ~ ~ C ~ r 202 (887J -. .. E Grand Ave 178 (165) -" 2.796 (526] =: 801122).. " > iii ~6'_ ~ ~ ~ ~ 25 (44) ~ ;;;; ~ ..lL 134 [435] N co M (; ,..- 31(50) ) ~ ~ Mitchell Ave SAi rtBlvd 86 {59J -" " 240[73Jy ffi 360 (345J -. t: ~ ~ ~ "'~'" ii ff.. ~i~ '" "'- :< (/) iif.. "''''~ ~"'- ~-- ""'''' ~~ E Grand Ave i4 r ~~~ "'-- ;;~~ "''''M ~ _ iii ai~ '5 It.-l0[10] ;;;-:g;:::< 72[6J ;(M{~ (/) 7[8) + .. Wonder-Color US101 NB Ram s 1,688 [546) -" 10[71-4 452 1168) -. iff.. N';:::,s "''''- "''''- --~ "'M "'~ '" ~'" M- ;;~ "'- 1 Cabot Ct 3;~ :::-{ 4 ~ coN' =.~ ~~ Study Intersection AM [PM] Peak Hour Volumes T raffle Signal Stop Sign San Francisco Bay Son Francfsco +/nlfmlDtfOnaI Airport Source: TYLinICCS; Fehr ft Peers F;gure B-3: 2016 BuUdout Cond;t;ons w;th Park;ng Garage Tr;p o;str;but;on Genentech Central Campus Master Plan 1109 110 I Genentech Central Campus Master Plan --' Signal = signalized intersection; AWSC = all-way stop-controlled intersection; SSSC = side-street stop-controlled intersection. Signalized and all-way stop-controlled intersection level of service based on weighted average control delay per vehicle for all vehicles entering the intersection, according to the Highway Capacity Manual (Transportation Research Board, 2000). Side-street stop-controlled level of service is also based on the weighted average control delay of all movements. For side-street stop controlled intersections, the delay and LOS for the worst minor street approach is presented in parentheses. The "Alternative Mitigation" includes adding a SB right-turn lane at East Grand Avenue and Grandview Drive. Base Case mitigations are included unless otherwise noted. "Source: TYLlN/CCS and Fehr Et Peers, 2005. --' --' Improvements I Table B-2: Intersection Levels of Service: Cumulative Conditions Alternative --~ L_ -- u Peak Hour Control Existing Cumulative + Cumulative + Description of Cumulative + Description of -' Location Project Project Base Case Project Alternative Base Case Mitigation Alternative Mitigation Mitigation Mitigation Forbes AM SSSC 1.6-A(C) 190 - B (E) 16.9 - B SSSC 47.9-E Median/Left- Boulevard ft PM 1.6 - A (B) 6.5-A(C) 14.5-B to Signal 10.4 - B Turn Lane, 1 Allerton Avenue Forbes AM Signal 22.2 - C 25.7 - C N.A. N.A. N.A. N.A. Boulevard ft PM 13.4 - B 29.0 - C Gull Road DNA Way ft AM SSSC 2.0 - A (B) 2.8 - A (C) N.A. N.A. N.A. N.A. Point San Bruno PM 5.0 - A (B) 9.1 - A (C) Boulevard Grandview AM Signal 8.0 - A 9.3 - A N.A. N.A. N.A. N.A. Drive ft PM 9.9 - A 10.6 - B Building 32/33 Driveway Grandview AM SSSC 2.0 - A (B) 5.3-A(C) 23.0 - C SSSC N.A. N.A. Drive ft Cabot PM 2.0 - A (C) 6.6 - A (E) 6.4 - A to Signal or Court Roundabout Allerton Avenue AM SSSC 5.0 - A (B) 6.1 - A (D) 33.7 - D SSSC to AWSC N.A. N.A. ft Cabot Court PM 6.0 - A (B) 5.9 - A (B) 19.8 - C East Grand AM SSSC 5.0 - A (B) >50.0 - F (F) 62.9 - E SSSC 17.9 - B Add 2nd EB Avenue ft PM 9.7 - A (C) >50.0 - F (F) >80.0 - F to Signal or 27.0 - C Left-Turn Lane Grandview Roundabout ft Drop EB -' Drive Through Lane Add SB RT Lane3,4 ,./ East Grand AM SSSC 1.0 - A (B) 6.6 - A (F) 15.4 - B SSSC N.A. N.A. --' Avenue ft PM 2.0 - A (B) >50.0 - F (F) 54.7 - D to Signal Allerton Avenue 11/111 n Transit and Shuttle Services r---- - ---- L.!.able B-3: Shuttle Service Span and Frequency Shuttle Route / Service Hours of Operation Service Frequency DNA Route Gateway Route BART Glen Park Shuttle BART South San Francisco Shuttle Caltrain Shuttle Redwood City Shuttle Vacaville Shuttles 7:00 AM - 7:00 PM 5:45 AM - 7:30 PM 6:25 AM - 10:27 AM, 3:25 PM - 7:27 PM 6:10AM - 10:07 AM, 3:48 PM - 7:57 PM 6:41 - 9:35 AM, 3:09 PM - 7:01 PM 6:55 AM - 5:20 PM 7:00 AM ft 4:00 PM Tues/Wed/Thurs. Only 10 minutes 7-15 minutes 20 minutes 15 minutes 30 minutes 90 minutes 1 morning ft 1 evening trip in each direction ,,- ,,--. r- ,-.. Genentech Central Campus Master Plan 1111 1121 Genentech Central Campus Master Plan --' --' This page intentionally left blank. UTI LITY CAPACITI E'5 I Table C-1: Development of Average Use Factor of Water Consumption per Square Foot .~ of Occupied Building Space _--.J Average Peak gpm/ 1,000 sf Lab Neighborhood Office Manufacturing/ Warehouse Lower Mid Upper Campus-wide Average: 0.54 0.15 5.36 0.66 0.93 0.97 Source: Wilsey Ham .2~e C-2: Lift Station No.8 Area Flows and Projected Future Flows Location and Building # Upper Campus Mid Campus Lower Campus Totals (GPM) Genentech Buildings also contribute flow to Pump Stations 3,4, &10 Source: Wilsey Ham 2005 Peak Volume (GPM) 192 31 952 1,175 I - ----' Buildout Peak Volume (GPM) 121 187 1234 1,542 Table C-3: Peak Daily Wastewater Flows From Genentech Campus Based Upon Current and Projected Use ~ Location . Peak Daily Flows 2005 (MGD) Peak Daily Projected Flows At Complete Build- out (MGD) Upper Campus Mid Campus Lower Campus West Campus Peak Totals (MGD) Average Totals (MGD) 0.35 0.04 1.47 0.13 1.99 0.66 0.29 0.27 2.06 0.20 2.82 0.94 Buildout is based on information provided by Genentech. Source: Wilsey Ham Table C-4: Utility Summary Table Year: 2005 - -- ---I ,- Natural Gas Electrical Power 5,850,000 Therms/Year 24 Mega Watts Peak At Buildout 8,600,000 Therms/Year 44 Mega Watts Peak % Increase 47% 83% Source: AEI Genentech Central Campus Master Plan 1113 I 1IlrTlT1' ,,--. ,.... ,,--. ,,--. ,-.. r- r-. r- ,,--. ,-.. ,,--. r- ,-.. U III II~ ,:tli W rl r.4 Ih " f. II III &.. II ,J II ;; ':i ~~ ~;; ';:;. ~\ :. P=?7J I =R JII! 0 5~~ ~ :E_ rrl.. ~ ::t> <./l Cf) <./l C> A ~ " ~ 0- 0 rrl :3 <./l ~ 0 ~ (1) m 0 6 ~. ~ :::l m O'Q ~ (fl Qo n s 0 (1) s: ~ ~ ~. - z - -< r r "'"'0 ~ ~ :;:; = '" -", ~ 5 -~ !01: "" Ol ~~ ~ ~ ~ ~ ~ r; ~, I ':,~ ~ ~ II . 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Residential Tower & Podium Office, Podium: Retail (Grocery) BMR Units Market Rate Units Guest Parking Tower: Market Rate Units Sub-Totals Off-site BMR Sub-Totals Units 253 33 16 204 253 44 297 na 356,694 Gross Area na 303,731 Net Area at 96% 486 na 486 Required Parki'!!!. 296,501 356,694 31,244 41,842 18,351 239,584 303,731 22,372 28,551 13,224 306 486 67 49 24 40 664,930 22,552 4,385 691,867 638,333 21,650 ~ 664,192 2,084 Independent Retal/ Retail Concourse Between Buildings Free-standing Retail Pavillion Retail Other Than Office Bulldi'!.!l Total PROJECT SUMMARY 3,648 7,127 10,775 3,502 6,842 10,344 South Tower 21 Typical Floors at 17,063 SF (16,380 SF net/Floor) Ground Level Lobby & Service Ground Level Retail 22 Stories In Total 358,323 10,200 6,577 375,100 343,990 9,792 6,314 360,096 1.132 North Tower 13 Typical Floors at 22,039 SF (21,157 SF net/Floor) Ground Level Lobby & Service Ground Level Retail Performing Arts Auditorium Shared Surface Parking 14 Stories In Total 305,992 286,507 9,900 5,200 4,385 293,752 275,047 9,504 4,992 4,210 1.132 41 952 Mandalay Terrace Area By Buildings Program Summary Units Gross Area (SF) Net Area (SF) 911 Required Parking I I II ill : II, [I . , ! i I III I I 1111 1 III j : : 1111 i I ',' 1111 1 II ;11 I " II I I! 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