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HomeMy WebLinkAboutGenentech Master Plan 02-1993 ~, ~ ~~ ( ~ J' . ~ l .,~ , ~ ~ y t L , . 1.1 ~ ~ 1 ~ ~ ~ / i j ~ f r r 1.) tl.. tf `f .. ~ ~: u ~ ~~ f 1 '( 4 , F I ft ~ 1 , . f , ~ ~•. S ~ 1 , k . 1 •~ I ~ 4 4 ~ 1 1. ,. 1 1 w 1 ~ x \ .f fA ,( y ~ ~Y .1 i 11~ ~ 11 .. r )yam •.! f! `J 1 (~ ~ \ . YYY r i r' 1. ~ ~ . ~ 1 ': ~ 't~ _i ' f ! /f 1 ~, t ~ } ' j ~ 1 ,' i f ,t ~1 -. x 1 , r LI ~ ~ f ,j ,f t f ?!i ,' ~ 1 ' Y b ~ «' ,~vl~ ~. f L t'7' . h ~ •I''~ h.~ Kti ~". ;l ~, ~ ..a, . ~•.•h L ~ ~ s~ ~~ a~i~ ,y ~~i. • ~Fii+"• ~~+• d~ CITY OF SOUTH SAN FRANCISCO ., ;, ~,, . ;,,; INTER-OFFICE MEMORANDUM ~ . DATE: 4 MAR 93 TO: Patricia E. Martel, Interim City Manager FROM: Steve Carlson, Senior Planner SUBJECT: DRAFT - GENENTECH CORPORATE FACILITIES MASTERPLAN City staff has been working with Genentech representatives to develop ~ plan..~'he plan was requested by the ~larining Commission a little over yea `°'' after a series of Genentech projects. e n os the plan is to esta devet anprov~e utio bush policies and standards to ide Genentec ,..,, ~,„ ~v~~~~ns for consistent issues such as paring an u ~ ing ~esi~~gn~. his plan will allow the City decision makers and staff to better anticipate and accommodate Genentech projects and potentially accelerate the approval process. This should benefit the City's relations with Genentech by reducing the "friction" that has occurred in the past. This document will lead to the formulation of policies and zoning standards requiring adoption by the Planning Commission and City Council. Key features of the plan are flexible design standards and viable parking solutions. The plan has been developed by Genentech's planning consultant, Jeff Baird, with input from City staff. It is both ~ Genentech's and our intention that this plan be incorporated into the East of 101 Study. Please review the attached document. If you have any questions or comments please let us know. Steve Solomon and I will be meeting with Peter Yee, Genentech's planning liaison, on Friday, March 5, 1993. The purpose of the meeting is for Peter to brief us on the document and to establish a timeline for consideration by the City. We will provide you with an update next week. cc: Elaine Costello, Director of Economic and Community Development Department Steve Solomon, Chief Planner Table of Contents Preface and Executive Summary Introduction I Introduction Master Plan Use and Function Master Plan II A Site Planning and Design Principles B Architecture C Growth and Development Potential D Transportation and Parking Strategies E Utilities F Improvements Appendix III Guiding Principles: KenKay Associates Transp©rtation and Parking Strategies: Fehr & Peers Associates Utility Study: Genentech List of Diagrams 1. Vicinity Map 1_1 2. Genentech Master Plan I-2 3. Existing Conditions I-3 4. Framework Improvements II-A-4 5. Central Spine II-A-S 6. Landscape Framework II-A-6 7. Existing Building Development by Category II-B-3 8. Architectural Elements Chart II-B-4 9. Growth & Development Existing Dev. -End of 1992 II-C-1 10. Growth & Development Potential for 4500 Employees II-C-2 11. Site Access II-D-1 12. Shuttle Bus Diagram II-D-2 13. Vehicular Circulation II-D-3 14. Pedestrian Circulation II-D-4 15. Existing Parking -End of 1992 II-D-S 16. Short Range Parking Plan II-D-6 17. Long Range Parking Plan for 4500 Employees II-D-7 18. Existing Utilities II-E-1 19. Potential Public Improvements II-F-1 20. Potential Private Projects II-F-2 INTRODUCTION The intent of the Genentech Master Plan is to build on existing relationships and establish a set of guiding principles for planning and design. This will insure long range "guided flexible growth" in a systematic and timely framework for Genentech's decision-making process and its integration with the objectives of the City of South San Francisco. The strength and success of Genentech in the marketplace depends on their ability to respond quickly to the rapid changes in biotechnology. Because of the technical nature of their business and facilities, as well as the dynamic flux of the biotech industry, change is inherent in their process of growth. Genentech seeks to refine a planning strategy that allows for future growth in the most functional, economic, efficient and timely way, while responding to and addressing the City of South San Francisco's requirements and regulations. Since the company's start in 1976, Genentech has experienced significant growth and physical change. Future plans will increase the current employee population in South San Francisco from just over 1900 to a potential population of up to 4500. The goal of the master planning effort is to evaluate the consequences of this additional growth and to establish a plan to accommodate that growth. through unified corporate facilities. Although there are many choices that will be addressed in the future, this documentation will serve as step one in a two part process. The development of a physical Master Plan is the first step, followed by the development of a Regulatory Process, step two. The purpose of the Master Plan is to • Identify the critical issues for the planning effort • Develop the vocabulary from the physical aspects of the Master Plan • Develop direction for growth • Provide information for the East of 101 study by the City. 2.93 KenKay Associates Genentech Master Plan Introduction I-1 VICINITY v1AP :~ ~s ,~ ~~ 19 ;~ J j' ~ ~ ~~, ~l-r /~/ 2 UPPER FACILITY ~` ~ -' - 20 ,,~ ~ .~ ~. ~ ~ , ~' -- o~.,~ ~ \GRANDVIEW ,LOT ~~~ ~\,~/'' ~ p „11111 ~11^YII i,11 W 11Y W 111f~~~~`~~ -._._.~ '--- ~ 0 i. „~dw~obo a - ~~ _ 24 L~, ~ o q O ~--F~~ O \•\ ~\ ~, Q -- ~ n • - ~ •~ O ..• i~ .~ \ • { s ~ ~..~ • 1~-~ fir:} u.P.s. ` e ..~' 0 ~+- 7 F,y •;Y~y,.;• ~ I ~ O P - ,~~~~ > f :i:.:..ti.:. q .. ~._ MID-FACILITY''"`:}: ~~~~~~~w -= ~~~h - wx~~~ 7~"' °~ ~. .~~~~:. ate. _~ ~ O oel~ ~ , " ,~ `~ ':4.~ " ,~.~ LOWER FACILITY ~~~: ~ ,u_ - ..~ ~ c 1 %w WEST FOUNDERS d ° RESEARCH CENTER ~~~~ ___.. ~' LOWER FACILITY EAST :~. ~.. ,~ San Francisco Bay ~o .•o.•Y~g~- LEGEND '''.,~''~~.',.'•~'~,''.'~',~'.'',~'~.'',~'~•,~'`,~~•~''.,'~.~''.'~,~'''.',~~'.'',~~'.-.~~~'~.'~"~~~'.~'. Potential Developable Land o c o o Pedestrian Circulation Pedestrian Zones ~ Pedestrian Crossing ~~ Central Pedestrian Spine ~E Shuttle Bus Stop 0 ~ 4 Vertical Spine 1 Building Numbers GENENTECH MASTER PLAN I-2 Introduction Genentech Master Plan KenKay Associates 2.93 The Master Plan includes: • A set of Master Planning Principles prepazed by KenKay Associates in conjunction with the City Planning Staff. • Traffic, circulation and pazking data prepazed by Fehr & Peers Associates. • Utilities study prepared by Genentech The second step, the Regulatory Process, will be a coordinated effort with the City staff to develop a regulatory vehicle to allow Genentech to: • Develop a comprehensive approach to the submittal and use pernut process. • Request immediate changes in terms of how the City traditionally views parcel by parcel parking and site improvements, by shifting to anew "Facility Wide Approach". Planning issues that relate to the Master Plan include potential employee population, overall site and building character, facility-wide pazking approach, improvements to public streetscapes and bay shoreline, phasing and costs. Existing facilities and future growth patterns need to take on a form and function that ensures continued success. This plan provides a basis for coordinating the continuing changes in the physical and visual environment of Genentech and the City. This close cooperation will enhance efficiency, spirit and image. Existing Conditions and Approach Currently, Genentech occupies fifteen buildings on a remote 72 acre bayfront site in South San Francisco. This unique hilly property on the San Francisco Bay places the existing facilities at three different grade levels or plateaus that rise steeply in elevation from the shoreline to an elevation of +/- 95 ft. The natural topography gives perspective and delight to the bay views, but limits efficient physical linkages and visual LEGEND Public Roadways Slopes ~'~'-'"-•:~ Public Shoreline EL.. Elevation: Feet Above Sea Level O Upper Facility: 20.1 Acres ® Mid Facility: 22.8 Acres © Lower Facility East: 9.0 Acres OD Lower Facility West: 25.5 Acres EXISTING CONDITIONS L.y:S Kenltay Associates Genentech Master Plan Introduction I-3 continuity among the facilities. The three facilities, defined by the varying topography, have their own particular site constraints and opportunities, as related to future growth potential or improvements to the existing conditions. The entire area that Genentech now occupies was designed and built to Industrial Pazk standards. The tilt-up structures, wide roadways, limited sidewalks and minimal site improvements characterize the existing facilities. The physical layout is less than optimum, restricting corporate operations and the efficient movement of people and materials. The environment has only a vague "sense of place", lacking a cleaz corporate identity. The Lower, Mid, and Upper Facilities require a strong approach to creating meaningful linkages that not only increase efficiency and safety, but also provide an overall sense of orientation for first time visitors as well as the seasoned employee. The public streets and many of the spaces between the existing buildings will be transformed into pleasant employee circulation walkways and usable outdoor spaces that are protected from the wind and warmed by the sun. As a facility in process, growth is continuous. In the spring of 1992, Building 24 in the Upper facility was remodeled for over 300 administrative personnel. In October of 1992, the new `Founders Research Center' was completed in the Mid Facility azea. This new growth away from the original Building 1 in the Lower Facility has many consequences in regards to function, efficiency and character of future development. An area of immediate focus for the Master Plan lies in the Lower Facilities area where existing Buildings 3 and 9 are being remodeled and a new Process Science Laboratory Building, (presently under design), will replace the existing Building 7 wazehouse. The new architecture and site improvements associated with these projects provide significant opportunities to develop Genentech's desired chazacter and function. Linkage I~ Introduction Genentech Master Plan KenKay Associates 2.93 Founders Research Center MASTER PLAN USE AND FUNCTION Genentech's need for an adaptable Master Plan that allows for incremental growth requires a set of planning and design principles (as described within) rather than an illustrative footprint plan that depicts proposed building, site work and circulation. These principles of "guided flexible growth" outline a framework of circulation, linkage, architecture, open space and landscape concepts that can be applied in an incremental way. This analytical approach provides a structure for decision making. Master Plan: • Items to be adopted: 1. Guided Flexible Growth Plan 2. Facility Wide Parking Plan 3. Principles (as Guidelines) The Master Plan contains three sections. The first section is the Introduction. The second section is the Master Plan Elements which covers the following subjects: • The growth and development potential for the site and the related entitlements. • Discussion of the strategies for transportation and parking. • The site planning and design principles • General description of improvement strategies. The third section is the Technical Appendix which includes the following: Guiding Principles: provides overall guiding principles for the site design, architecture, and landscape, as well as a plant list . • Transportation and Parking Strategies: presents technical reports on transportation, facility-wide parking and shuttle bus use. • Utilities: discusses utility capacity and the organization of on-site utilities. 2.93 KenKay Associates Genentech Master Plan Introduction I-5 r ~- _ ;~ _ _ ,. Site Planning and Design ~rinci Ies - F- _ _ -- ,- ~ -_ - _ SITE PLAi~1NIi tG & DESIGN PRINCIPLES The following approach has been developed with Genentech, the City of South San Francisco Planning Department, and the South San Francisco Planning Commission. The guiding principles (shown in the Appendix) were reviewed in a public meeting on October 22, 1992 and became a point of departure for Genentech's future site planning strategy. Facility Planning Principles Genentech's synergistic nature requires a flexible, systematic Master Plan. Two major principles are employed in structuring this system 1. The first principle is the use of an "Organic" Site Plan that enables growth and expansion as Genentech responds to a rapidly changing scientific industry. The site plan provides the necessary framework of physical organization, circulation, and service for flexible distribution of new buildings in response to future requirements. 2. The second principle is the use of a connective fabric that weaves the site plan together. The connective fabric consists of physical features, such as circulation routes, pedestrian walkways, and common open spaces, that link people, materials, and facilities together in a safe, efficient and cohesive manner. The Facilities -Lower, Mid, Upper The organic site plan is structured by circulation, landscape, open space and topography. In order to unite the Genentech site which is constrained by the physical topography of the area and split by two public streets (Forbes and Pt. San Bruno Boulevards), the site has been organized into Lower, Mid, and Upper Facilities. Each facility will have its own unique character influenced by its function, circulation patterns and physical features. All three facilities will be linked by common site elements, such as vehicular streetscapes, a pedestrian central spine, and common open spaces. 2.93 KenI{ay Associates Genentech Master Plan Site Planning II-A-1 Lower Facility The Lower Facility character is influenced by its access to the natural shoreline and its relationship to the public streets. Under current conditions, the Lower Facility is bisected by busy public streets, separating it into the East and West areas depicted on the adjoining diagram. The interior entries, parking lots, and service areas are crowded and unorganized on both sites. The Lower Facility West is a functional area that is industrial in character and Genentech's primary production and manufacturing occurs on this site. Because of the degree of movement between buildings in this area, order, safety, and clarity are important to the overall efficiency of the facility. A pedestrian Central Spine will be initiated here to alleviate congestion. The Central Spine begins in the Lower Facility and is envisioned as the predominant pedestrian corridor. Parking will be incrementally relocated from this inner area of buildings to facilitate efficient and functional interaction among adjacent building uses. The Spine links building to building, parking to building, buildings to outdoor amenities, as well as connecting the Lower Facility to the Mid Facility. It will foster employee communication and interaction by creating a continuous major east/west pedestrian walkway for informal meetings, gathering places, and employee exercise. Common site elements provide functional lighting, signage, benches and paving. Groupings of trees will be strategically planted to form and emphasize courtyards, walkways, and windbreaks. The Lower Facility East, (Building 1 and 4 site) is the crossroads and interactive center of Genentech. Although this site is topographically linked to the Lower Facility, it functions as the transition zone to the Mid Facility. Views of the Bay, direct shoreline access, and recreational opportunities also influence its character. II-A-2 Site Planning Genentech Master Plan KenKay Associates 2.93 Mid-Facility The Mid-Facility, site of the new Founders Research Center, is currently in transition from heavy industrial use to amulti-functional use. Its visual character is defined by the dramatic shoreline bluff and higher site elevations. The 'Central Spine' will extend from the pedestrian crosswalk at Pt. San Bruno and link the individual buildings, courtyazds,dominant green spaces, as well as connecting this area to the entire facility. The Mid-Facility planting design utilizes shoreline vegetation to create a Bay coastal landscape. The landscape progresses from the more natural shoreline perimeter to the urban interior of the research and development facilities. Here terraces extend the buildings and activities into the landscape, creating outdoor rooms for Genentech employees. Further up the slope accent trees provide wind protection, and frame views to the Bay. The northern perimeter of the site is planted with a grove of dense conifers and evergreen trees to provide further wind protection, block undesirable views, and create a definitive edge enclosing the site. Upper Facility The Upper Facility contains administrative and research functions. Due primarily to its elevation, the Upper Facility will always be slightly separated from the Lower and Mid Facilities. It accommodates those groups and functions which do not require immediate adjacencies with the main Facilities. The goal for the Upper Facility is to provide both a visual and physical link to the Mid and Lower Facilities. Abroad, tree-lined walkway (vertical spine) constructed along the east side of Pt. San Bruno Blvd. and Grandview Avenue will provide a circulation link for pedestrians and a visual linkage for vehiculaz traffic. The plant palette will be a further transition of conifer and evergreen trees, accented with flowering trees, framing views to the Bay. 2.93 KenKay Associates Genentech Master Plan Site Planning II-A-3 Facility Framework and Character The public streetscapes, service drives, Central Spine and pedestrian walkways provide important circulation links between the activity centers of the facilities. These routes expedite the movement of people, materials and services to each building. This facility framework also includes a series of linked open spaces, varying in size, character and function. Linear green spaces soften the pedestrian pathways between closely sited buildings. Entry courtyazds provide transitional activity spaces along the Central Spine. The Master Plan defines a series of common components and characteristics that serve as unifying visual themes for the site. The facility framework creates a `sense of place' by establishing the site character through physical elements such as streetscapes and open spaces. Circulation: The physical form of the public streetscapes presents Genentech's corporate image to the first- time visitor. The publicright-of-way and shoreline play a major role in upgrading the Genentech facility. The Master Plan proposes revisions to the existing Rights-of--Way and shoreline in order to more fully integrate the facility into the surrounding area. This streetscape also forms the transition zone between the private facility and the public shoreline. Forbes Boulevadd serves as the main entry drive to Genentech. For directional clarity a primary corporate gateway will be located in the Lower Facility along Forbes Boulevard. The boulevazd will be renovated and the proposed sir'eetscape will be a combination of enhanced hazdscape and vegetation. The planting will reflect the native shoreline vegetation, then transition to perennials, shrubs and trees used in informal groupings and arrangements throughout the site. Unifying site elements, such as special paving, crosswalks, benches and shuttle bus stops will be incorporated along the boulevard to reinforce the facility identity. Pt. San Bruno Boulevard links the Upper, Mid and Lower facilities together, providing both LEGEND Public Improvements: ~ Right-of-Ways and Shoreline Private Improvements: Central Spine and Unifying Elements ~ ~ ~ ~ o Vertical Spine it-a--4 site Ytannu-g Genentech Master Plan KenKay Associates 2.93 FRAMEWORK IMPROVEMENTS vehicular and pedestrian circulation. It also creates a Vertical Spine to the facility, ascending the slope with a dramatic view of the San Francisco Bay. CENTRAL SPINE ~19 UPPER FACILITY The shuttle bus system provides an efficient mode of movement around a large site as well as promoting the use of the Grandview parking lot as part of a facility-wide parking solution. Parking and Service A facility-wide approach to parking (rather than by individual parcel) will give Genentech the ability to maintain its flexible growth strategy by locating parking where it is most appropriate. The long term goal is to concentrate parking in as many as three locations distributed along the Central Spine. The consolidation and relocation of parking to the perimeter of the Genentech site will improve the critical departmental adjacencies and information flow as the company grows. The short term strategy will utilize interim lots (where future expansion buildings will be constructed) as well as existing surface lots. The existing Grandview Lot on the Upper Facility serves the entire site and provides flexibility during construction dislocations. ~~~~ , ,, ~ , Service routes will be relocated and consolidated 24 ~ 9 ~ to efficiently utilize valuable land. Multi-use s ~ ~ u.rs service drives permit pedestrians and material i carts to ---- infrequently used truck access routes. 3 MID-FACILITY~~ a,~ ~ ~, Physical linkages in the form of bridges or ~~ walkways between buildings enable the - 1 ° ~, A ~s,I, movement of people and material between related departments. The consolidation of utilities into wER FACI EAS racks or shared underground spaces permits orderly expansion. LEGEND ® Central Spine /Primary Linkages Pedestrian Street Crossings ^ Courtyazds adjacent to Spine '~ Visitor /Public Interface 2.93 KenKay Associates Genentech Master Plan Site Planning II-A-S Pedestrian Circulation The objective of the pedestrian circulation system design is to provide a pleasant walking environment that links the entire site. A private Central Spine for pedestrians forms the east-west axis of the facility, linking the Lower and Mid Facilities along a variety of internal open spaces. This spine provides a multiple use circulation route for people, materials, service and emergency access. By linking a series of courtyards and building entries together, it encourages interaction among Genentech employees and provides needed site amenities. The west end of the spine is anchored by the Lower Facility Commons, which is the internal courtyard enclosed by Buildings 3, 5, 7, 8 and 9. 'The east end of the Spine will link the future buildings on the Mid Facility site along the bluff overlooking the Bay. This Central Spine will be unified through the use of consistent site elements: trees bordering the walkway, bollazds delineating the service routes, special paving tying the buildings together, comfortable benches and lighting located for safety and convenience. The Spine will be developed incrementally. The prior diagram illustrates the ultimate imple- mentation of the Spine. Landscape and Open Space The site landscaping will create a system of internal open spaces that aze integrated with the buildings and which provide places for em- ployee activities. The landscape forms will accent key entry points, crosswalks and major intersections. By continuing elements from the streetscape onto the site, the planting and site elements provide a visual transition between public and private areas. Landscape elements will mitigate climate, create privacy, abate noise and control erosion. A variety of outdoor open space and landscape components can be used where appropriate: the Central Spine, the commons, informal recreation areas, gateways, allees ,windbreaks , linear green LEGEND O Bayshore Landscape ~ Central Spine Landscape Streetscape Slope Conditions II-A-6 Site Planning Genentech Master Plan KenKay Associates 2.93 LANDSCAPE FRAMEWORK spaces, courtyards, plazas, and the public streetscapes and shoreline. These design elements can be used in different combinations to create sequences of usable spaces. Plant materials will be compatible with the climate and soil conditions of the Bay front location. For example, native shoreline vegetation will transition to compatible perennials and grasses accented with shrubs and conifers. The scale of the plant material will be compatible with existing buildings and open spaces to create human scale environments. The proportion and location of plantings will be sensitive to views from neighboring property. Lineaz green spaces are special landscape places between buildings and courtyards that function as pedestrian linkages from pazking lots and transit stops to inner courtyazds, plazas, and building entry points. Minor gateway elements (which contain signage and lighting) announce entry and cleazly mark circulation routes. These landscape spaces provide opportunities for an outdoor "meeting-in-the-corridor." The landscape planting in these azeas will be a combination of windbreak trees accented with flowering trees, shrubs, and perennials in informal groupings. The pathways will be designed with special paving, safely lit, and well defined using the site element vocabulary. Courtyards aze outdoor rooms, protected from the wind that provide building transitions to outdoor open spaces and visual connections to common areas. The courtyards function as spaces for Genentech employees to read, hold informal meetings, or eat lunch. Common site elements will unify the various spaces reinforcing the framework. Groves of trees, planting beds, planters, and seat walls will create an informal landscape. Views to the San Francisco Bay will be accented where possible. Plazas aze spaces with special paving and plant material. The plazas will unite the adjacent buildings and create a sense of place along the Central Spine. Elements such as bollards will separate pedestrians from the vehicular routes. People and materials will be able to easily maneuver throughout the space. 2.93 KenKay Associates Genentech Master Plan Site Planning II-A-7 Courtyard separated from vehicular service Existing Warehouse Structures n Founders Research Center Existing Warehouse Renovated z ~ E Architecture -Architecture plays an important role in establishing the corporate character of the facility. The architectural guidelines define a common vocabulary of building forms and features that establish visual relationships among the structures. The objective of the architectural guidelines is to link the facility together - functionally, physically and visually. Genentech began its research activities in utilitarian warehouse buildings, with little azchitectural detail. As the company evolved, its needs expanded and features were added to these original warehouse structures, increasing their functionality and relating them to adjacent buildings. Finally Genentech developed new buildings, where distinct functions or groups occupy separate modules that are linked together. Each building is composed of spec functional elements (such as offices and laboratories) that aze needed to fulfill distinct purposes. These components, with their specific spatial forms constitute an azchitectural "Kit of Parts" that provides continuity throughout the facility, while allowing each structure to be organized according to its own unique requirements. The use of this similar vocabulary of functional elements facilitates the incremental growth and future flexibility required to respond to Genentech's changing needs. Building color, materials and style will relate to existing contextual examples, expected functions of the structures and the desired image for the identity and character of Genentech. Massing, building heights and footprints will be designed to be efficient and human scaled. Adjacent buildings and uses, as well as the natural landscape and topography, will be taken into consideration when new buildings or renovations aze being designed. Views from new structures as well as neighboring buildings will be maximized for the greatest number of people and activities. Roof mounted mechanical equipment will be screened with appropriate azchitectural material (related to building character). In some cases, buildings "l.`J:i KenKay Associates Genentech Master Plan Architecture II-B-1 Buildings Related to Human Scale will possess two "front doors" by addressing both the public street and the central pedestrian spine. Entries will be emphasized to signify arrival sequences, orient circulation, and serve as a point of reference in the overall circulation system. Bridges, arcades and pedestrian pathways will be used to connect different buildings throughout the facility, where appropriate. These connectors, in conjunction with the buildings and landscape, will define and articulate the open space into a series of courtyazds and gardens, that mitigate climate, delineate circulation and announce entry and arrival points. Buildings on the site fall into one of the following three categories: Existing structures (A): Some concrete tilt-up wazehouse structures have been converted to their current uses with minimal exterior changes. They aze chazacterized by monolithic rectangular foams and blank surfaces with small openings. The exteriors can be unified primarily with paint color. Buildings 1, 2 and 4 aze typical examples. Modified existing structures (B): Some of the buildings described above have been extensively modified through the addition of needed features, such as lobbies, entries, assembly rooms and other functions. These added structures provide articulation to the original monolithic form, and offer opportunities for new materials, textures and colors. Building 5 demonstrates the potential improvement of an ordinary existing structure. New structures (C): Designed from the ground up, new structures provide opportunities for assembling modules of individual forms expressing differing functions. Connecting bridges, corridors and shared courtyards add spatial complexity. This approach results in more distinctive overall massing and visual form, as in the Founders Reseazch Center. Original Building 5 Building S Renovation Founders Research Center Pedestrian / Nlaterial Movement across Bridge b II-B-2 Architecture Genentech Master Plan KenKay Associates 2.93 New construction offers greater potential for the articulation of facades, entries and other.features. The use of panelized construction over a steel frame gives more flexibility in the surface definition and texture. UPPER FACILITY Legend Existing structures ":~~ Modified existing structures New structures The Lower, Mid and Upper Facilities each have a different azchitectural character. The Lower Facility contains the following range of building types: Existingtilt-ups, remodeled structures and new buildings. The variety in the azchitectural styles creates a complex mosaic of forms on the site, reflecting its industrial chazacter, as a facility in process. The facades of the Lower Facility have a strong presence on the public streets, Forbes and Pt. San Bruno Boulevazds. Through modulation of the street frontage with courtyards the mass of the buildings can be broken down to a human scale compatible with both vehiculaz and pedestrian scale of the street. The Lower Facility functions as the main visitor gateway to Genentech Corporate Facilities, with future buildings contributing to the public image. Buildings in the Lower Facility along Forbes Blvd. will have dual entries: A public entry along. Forbes Blvd. and a private entry off of the central spine. The Mid Facility will be exclusively composed of new structures. The Founders Research Center establishes a strong visual presence, with its warm-toned walls of textured concrete panels. The site is organized by the assembly of smaller building units around courtyards with connecting bridges. The taller structures efficiently utilize the land area and maximize the views of the bay. The Upper Facility is made up of existing structures with minimal modifications to their exteriors. As an ancillary area, the buildings are simple background structures that serve important functional needs without being landmarks. The following chart of Architectural Elements provides a set of recommended finishes, materials and colors for use on future construction. The purpose of these guidelines is to develop harmonious groups of buildings, with diversity within a larger cohesive corporate facility. 2.93 Ken Kay Associates Genentech Master Plan Architecture n-B-3 Existing Building Development by Category ARCHITECTURAL ELEMENTS Element Material /Finish Lab Structures Office Structures Manufacturing Structures Entries Connectors Parking Structures Site Walls Screening for utility areas, seating walls, and planting areas Glass Fiber Reinforced Earth Tone 3 Stories Maximum, 65'* Concrete (GFRC) Compatible with Office scale Textured finish GFRC Earth Tone 5 Stories Maximum, 65'* Exterior Insulation & 3 Stories preferred Finish System (EIFS) Compatible with Lab scale Textured finish EIFS (such as Dryvit) Earth Tone 3 Stories Maximum, 65'* Textured finish Fabricated Metal with Accent Color Articulated Frame: Coated Finish Human Scale at Doorway Solex non-reflective Glass Blue-Green Tint Transparency Masonry Base Earth Tone HorizontaL• Corridors /Bridges Fabricated Metal with Accent Color Coated Finish Vertical: Stairways Solex non-reflective Glass Blue-Green Tint Color Form /Scale Concrete with Texture Warm Gray /Earth tone 6 Stories Maximum, 65'* Wire Screen with Planting Green or Flowering Organic Overlay on Grid Vegetation Masonry: Concrete Block Textured and Smooth Wire Screen with Planting Concrete: Integral Color Stone Earth Tone Striped Variation Green or Flowering Vegetation Earth Tone Height varies according to Context Organic Overlay on Grid *Height of building parapet, not including mechanical penthouse II-B-4 Architecture Genentech Master Plan KenKay Associates 2.93 ~- GROWTH AND DEVELOPMENT POTENTIAL Population Projections: The employee population of the Genentech Corporation has increased significantly each year since its founding in 1976, with a current employee population of approximately 1925. The expansion plans presented in this analysis assume continued expansion of product research, development and manufacturing, supported by the necessary service and administrative staff. This growth is expected to occur incrementally as required, emphasizing the need for a flexible Master Plan that will efficiently accommodate new personnel. Although the traffic and transportation systems could well accommodate 6000 employees) and City land use and development standards would allow in excess of 6000 employees2, Genentech has elected to plan for an employee population of 4500. Genentech wants to maintain the vitality and character of a small company even as it becomes a large corporation. For that reason, Genentech has based its Master Plan on a South San Francisco population limited to 4500 employees. The growth strategy will concentrate new expansion in the lower and mid-facilities while utilizing space in the upper facility for satellite operations. This approach permits flexibility in future expansion. The site configuration and topography affect the potential build-out. In many cases, major grade changes and awkward parcel shapes limit usable building areas. City mandated setbacks, landscape requirements and easements also dictate building location and coverage. EXISTING ~ I9 < DEVELOPMENT UPPER FACILITY r ~~, END OF 1992 „~`~~ ~U~ _ c~u,rmvmw ~~r-~ 2~ ~~ 2a ~° \~~/ C~ " MID- S u.rs SITE BUII.DING EMPLOYEES3 Upper Facility 270,000 S.F. 400 Mid Facility 280,000 S.F. 350 Lower Facility East 255,000 S.F. 375 Lower Facility West 600,000 S.F. 800 TOTAL 1,405,000 S.F. 1,925 2.93 KenKay Associates Genentech Master Plan Growth and Development II-C-1 GROWTH AND DEVELOPMENT POTENTIAL DIAGRAM The Population Projections shown on this page represent estimates for internal planning and coordination with the City. Genentech is pursuing a planning strategy with the City to accommodate its projected employee population. Under the guideline approach (rather than building footprint approach) of the Master Plan, the overall scale of growth may be approved, prior to the definition of the precise building footprints or locations. Consequently, the distribution of buildings and employees shown below are approximate estimates only. The development of Genentech's growth strategy uses the following planning assumptions, which are consistent with city standards. Buildings will have a maximum parapet height of 65 feet, permitting up to 3 stories for lab buildings, up to 5 stories for office buildings, and up to 6 stories for parking structures. Buildings of 3 stories are preferred; larger structures will be utilized when functional needs dictate and where appropriate. Building coverage will not exceed 60% of the site. 1 Preliminary traffic study by Fehr & Peers established that the access roads firom Highway 101 can support an employee population of 6000. To exceed 5000 employees would require the expansion of Oyster PointBoulevard to four lanes. 2 Early planning studies (by KenKay Associates) based on city standards of 65' maximum building height and 60% maximum sitecoverage established potential population of over 6000 employees on existing land. 3 Existing employee totals do not include temporary or part-time employees. Existing square footage is based on Genentech real estate report. DEVELOPMENT POTENTIAL FOR 4500 EMPLOYEES This diagram illustrates the full stage of development currently projected by Genentech. SITE BUII.DING EMPLOYEES Upper Facility 345,000 S.F. 600 Mid Facility 1,000,000 S.F. 1,730 Lower Facility East 400,000 S.F. 690 Lower Facility West 855,000 S.F. 1,480 TOTAL 2,600,000 S.F. 4,500 II-C-2 Growth and Development Genentech Master Plan KenKay Associates 2.93 TRANSPORTATION AND PARING STRATEGIES Transportation and parking for employees and visitors are important elements of the Genentech Master Plan. In order to allow the facility to grow and to function efficiently, good access to the site must be provided and adequate pazking must be planned to satisfy the needs of employees, visitors and vendors. Conversely, the Master Plan itself represents an opportunity to reduce the reliance on the private car as a means of commuting to the facility and to encourage alternative modes of travel. The plan, as presently conceived, has been designed to minimize, as much as feasible, the adverse impacts of facility-related travel on regional traffic congestion and air quality, and to reduce the need for extensive surface parking on the Genentech Facility. TRANSPORTATION STRATEGIES Access to the Site: Highway 101 provides regional freeway access to the Genentech Facility. Currently East Grand Avenue carries 70% of the access traffic from the freeway. The majority of employees use Forbes Boulevazd to reach the site with the remainder using Grandview Drive. Both the Forbes Boulevard and East Grand Avenue / Grandview Drive corridors will be retained as key access streets to the Facility. Planned improvements to the Oyster Point Interchange will provide additional freeway access capacity to the overall area. The City of South San Francisco is currently examining the vehicular circulation issues in this area as part of a lazger East of Highway 101 study. A street connecting Oyster Point and Forbes Boulevards has been planned to improve circulation in the vicinity of Genentech. This new connection, known as Gull Drive, will make it possible to take advantage of the increased capacity provided by the improved Oyster Point interchange. Consequently its construction is important for future growth. 2.93 KenKay Associates Genentech Master Plan Transportation and Parking II-D-1 STTE ACCESS The need for additional signals will be explored with the City of South San Francisco. Additional signalization will be related to incremental growth with funding appropriated on a parallel incremental basis. (See Fehr & Peers report in the appendix for more information.) Genentech Shuttle Bus: The existing shuttle bus system operated by Genentech for Genentech employees has proven to be an effective tool in mitigating traffic and parking issues. The purpose of the shuttle is two-fold. First, to offer free connecting travel for Genentech employees to regional transit facilities (Caltrain, SamTrans). Second, to shuttle employees and visitors between the various points on the site, including consolidated parking lots at the perimeter and the company day Gaze center. The Genentech Shuttle Bus system will be improved by reducing response times (through the use of cellulaz phones or other improved communications), by enhancing passenger convenience, installing bus shelters, by extending the points serviced by the shuttle, and by implementing other service optimizations. Travel Reduction Measures: Current efforts by Genentech to encourage its employees to commute by alternative, non-drive- alone modes will be continued and expanded. This could include strengthening the in-house carpool program, improving shuttles to the South San Francisco Caltrain Station and SamTrarls bus stops, cooperating with other employers or institutions to set up vanpools and a shuttle to BART, and other trip reduction measures. Genentech will continue to support and participate in the traffic reduction efforts of the Multi-City TSM Agency. The results of the 1992 Genentech Employee Transportation Survey indicate a relatively high compliance by Genentech employees: Only about 66% of Genentech commuters drive alone while 20% share rides and about 10% use public transit. At a rate of 34% non-drive-alone, Genentech employees presently exceed, by a significant margin, the Agency's four year goal of 25% ~~~ ~~- MID-FACILITY _ LEGEND ~F Shuttle Stop (both sides of street) ~~ Shuttle Route ~~ Central Spine ----- Pedestrian link from Central Spine II-D-2 Transportation and Parking Genentech Master Plan KenKay Associates 2.93 SHUTTLE BUS DIAGRAM employee participation rate in alternatives to the single-occupancy vehicle. It is Genentech's intent to continue to meet the established region-wide TSM goals. VEHICULAR CIRCULATION TO 101 ~ ~_ UPPER FACILITY ~~ • ~i ~ro~W ~,or ~~ a ~~ 24 0 ~ ~i' \ ;~~ p' ~'~7 MID-FACILITY _ o_ F 9 /~' ~~ TO 101 ,// ~~ U.P.3 LEGEND ~~ Major Streets ~' Minor Streets ----- Proposed Street ~ Parking Entries Travel by auto on site will be discouraged as much as possible by emphasizing pedestrian movements over vehicular movements, improving the infra-facility shuttle for travel between the facility sub-areas, and locating new parking facilities on a perimeter of the facility. Circulation on Site Genentech is served by two major public streets: Forbes and Point San Bruno Boulevards. These arterials provide the major vehicular linkage among the three sub-facilities. These streetscapes form an important functional framework for the site. The development of a unified streetscape will give visual orientation to the Genentech facility and enhance the public environment. Forbes Boulevard Forbes Boulevard serves as a major entry to Genentech. The physical form of the public streetscape presents Genentech's corporate image and character to the first time visitor. Cohesive streetscape design is a major factor in creating a unified framework of site elements and landscape forms. This streetscape also provides the transition zone between the private facility and the public shoreline. To improve safety and reduce vehicle speeds, the eastern-most portion of Forbes Boulevard will be modified. Additional pedestrian crossings will be provided to facilitate walking to shoreline amenities and parking areas. Upgrading the lighting, signage and planting in this area will strengthen Genentech's corporate presence. Point San Bruno Boulevard Pt. San Bruno Boulevard is the major north-south arterial of the site linking the Lower, Middle and Upper Facilities. This boulevard is a primary view corridor to the San Francisco Bay. Developing the east side of the boulevard with a wider pedestrian walkway will create a stronger pedestrian link to the Upper Facility. Enhancement of the central spine crosswalk will increase pedestrian safety at this major crossing. Strategically located shuttle bus stops will increase the efficiency of infra-facility circulation. L.y.i KenKay Associates Genentech Master Plan Transportation and Parking II-D-3 Grandview Drive Branching off from East Grand Avenue, Grandview Drive provides a secondary access route to the facility. It merges with Pt. San Bruno Boulevard in front of the Founders Research Center where a major gateway sign identifies Genentech. The improved walkway and landscape along I't. San Bruno Boulevard may be extended along Grandview Drive, providing linkage to the rest of the site. Service Vehicles and Goods Movement In order to improve circulation on site, access driveways to service loading docks will be located, to the extent feasible, along the perimeter and rear of buildings where interference with building entrances and pedestrian flows is minimized. The `Central Spine" between the buildings will be kept free of truck and service vehicles as much as possible to enhance pedestrian linkages and to provide inviting plazas. Adequate turning radii and roadway widths will facilitate truck movements and allow quick access by emergency vehicles (especially fire fighting equipment.) Internal Pedestrian Circulation Vehicle and pedestrian safety will be enhanced by the appropriate design of safe and well-defined crosswalks and pedestrian plazas, and the separation of pedestrian and vehicular movements (where appropriate). The inner area on the Lower Facility between Buildings 7, 5, 3 8 and 9 will be redesigned with an emphasis on safe pedestrian and hand-cart circulation, and landscape enhancements. As much as possible, truck docks and parking lots will be moved to the perimeter of the Facility. Ultimately, this "Central Spine" will connect a new parking structure at the west end of the Lower Facility with proposed buildings on the Building 1 and 4 site and the Mid Facility, thus becoming the primary linkage between the various Facility sub-areas. Secondary pedestrian spines will connect the primary spine with other pedestrian destinations. PEDESTRIAN CIRCULATION ~\ 19 \ UPPER FACILITY r ~ °u'' i ~~ , ~ 0 2 o, 24 9 o ~ 8 ~ $ u.Ps ° ~ ,~, n = - LEGEND Central Spine 0 o a o o Vertical Spine • ~ ~ ~ • Secondary Circulation 00 0 0 o Shoreline Public Access II-D-4 Transportation and Parking Genentech Master Plan KenKay Associates PARKING General Strategies The Genentech Master Plan is taking a "Facility Wide" approach to the site--off-street pazking for the necessary access traffic will be provided within the boundaries of the facility as a whole. A facility wide approach (rather than an individual pazcel approach) will give Genentech greater flexibility in locating parking; thus retaining the ability to maintain or improve the critical departmental adjacencies (and related information exchanges) as it grows. Three types of parking--permanent surface, interim surface, and structured parking--will be utilized as needed to implement incremental growth. To satisfy parking demand at maximum density, parking may be located on adjacent or contiguous parcels. With the adoption of a facility wide pazking strategy, adjacent parking will not require the covenant or easement designation previously mandated by the City. The following facility wide pazking strategies are recommended: All parking on site should be considered as a facility-wide resource. Depending on physical development conditions, each sub-facility may be partially self-sufficient, but self-sufficiency should not be a control or limitation for development. • It is not desirable nor feasible to satisfy each building's pazking needs in its immediate vicinity. Parking should not be too widely dispersed but rather consolidated at strategically located parking lots or garages. EXISTING PARKING FOR 1925 EMPLOYEES (December 1992) SITE PARING Upper Facility 1,053 Mid Facility 369 Lower Facility West 641 Lower Facility East 374 TOTAL LEGEND 2,437 Interim Surface Pazking Existing Surface Parking 0 Existing Parking Structure ~E Shuttle Bus Stops (both sides of street) 2.93 KenI{ay Associates Genentech Master Plan Transportation and Parking II-D-S Parking Ratio A recent pazking utilization surveys of the Genentech Facility has confirmed previous findings2 that the true facility-wide pazking demand is about 1.40 parked vehicles per 1,000 sq. ft. of gross floor azea (GFA) 3 This value reflects adjustments for currently vacant or under- utilized buildings. In light of the ongoing success of Genentech's TSM program, it has been concluded that a ratio of 1.5 parking spaces per 1,000 sq. ft. GFA, will adequately serve Genentech's needs. This ratio has been previously utilized with city staff as an applicable standard for planning purposes. The continued use of the 1.5 ratio is, therefore, recommended for Genentech-specific uses. For a Master Plan build-out target of 2,600,000 sq. ft. GFA, a pazking supply of a minimum of 3,900 spaces will be provided. On July 14,1992 by Fehr & Peers Associates In Parking Demand Analysis, by Fehr &Peers Associates, May 1990 In July 1992 (excluding Mid Facility): 1.559 cars pazked = 1.39 1,125,000 sq. ft. GFA SHORT RANGE PARKING PLAN SITE PARING Upper Facility 1,050 Mid Facility 475 Lower Facility West 750 Lower Facility East 475 TOTAL 2,750 This diagram illustrates the distribution of parking after completion of current projects for buildings 3B, 7 and 9. Small surface lots have been added to the Mid Facility , to the Lower Facility West and to the west half of Building 1 site after its proposed demolition. LEGEND D Interim Surface Parking Existing Surface Parking ~~ Existing Parking S tructure ~ Shuttle Bus Stops (both sides of street) ii-u-o i ransponaaon ana Yartang Genentech Master Plan KenI{ay Associates 2.93 Parking Consolidation As existing parking lots are converted to buildings sites and pedestrian zones, parking will be consolidated in parking structures generally located on the fringe of the Facility. This will improve not only the visual appearance of the Facility but also largely reduce the need for vehicle circulation on and through the Facility itself. For economic reasons, the development process will include locating temporary surface parking on future building sites. As several of these parking lots aze converted to buildings, parking will be moved to larger consolidated lots and parking structures. Parking in surface lots will be reduced but not eliminated. Shoreline Access Parking The 16 pazking spaces reserved for general public shoreline access (at three locations) will be retained in accordance with prior agreements with the Bay Conservation and Development LONG RANGE PARKING PLAN FOR 4500 EMPLOYEES SITE PARKIlVG Upper Facility 1,050 Mid Facility 1,150 Lower Facility West 1,100 Lower Facility East 600 TOTAL 3,900 This diagram illustrates a larger parking structure on the Mid Facility and adds a major parking structure to the Lower Facility West. LEGEND Interim Surface Parking ® Existing Surface Parking C~ Existing Parking Structure e1E Shuttle Stops (both sides) i-1~ 5 minute walking distance from parking structure UPPER FACILITY LEGEND "=%% r: ^ Anew parking structure on the western portion of the Lower Facility .=c ;~;•. A parking structure envisioned as part of a new building on the eastern portion of the Buildings 1/ 4 site An expansion of the existing pazlcing garage on the Mid Facility 2.93 KenI{ay Associates Genentech Master Plan Transportation and Parking II-D-7 ITTILTTIES Additional utility usage will be required as growth occurs at Genentech's South San Francisco Site. All current site utilities will experience increased demand, although termination of the Marine Magnesium Company's operation will allow an incremental reduction in some utilities. All current utilities are connected via main services located within the public right of way of either Point San Bruno Boulevard, Forbes Boulevard or Grandview Drive. These utility services have been reviewed for expandability in the context of this master plan. A summarization of each major category may be found in this section for the following services or items. • Domestic Water • Fire Water System • Sanitary Sewer System • Site Stormwater Drainage System • Electric Power and Natural Gas • Telephone and Communications • Hazardous Materials and Related Waste EXISTING UTILITIES ~~ t9 :; UPPER FACILITY ~~ .~ zo :~ .~ •• c~e,~vav>evv tar , 2 :. 24 _i _~~i ~/ .: I' ~• ~' LEGEND MID- I- • ~' FACILITY Main Gravity Sanitation Line ~ Main Force Sanitation Line •••••••-• Gas Line - - - Water Line /'~ ~CP1 Central Plant 111111111101111 Service Corridor 2.93 KenKay Associates Genentech Master Plan Utilities II-E-I Within the perimeter of the Genentech site, there is the need for the distribution of some 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 Facility (west) portion of the site have required, and will continue to require, the need for some above ground linkage of some primary utilities. This approach reflects the more industrial nature of Genentech's operations within that portion of the site. Further discussion of these utility distributions occur under the section "Primary Utility Distribution onsite". SITE UTILITY DEMAi~tD Domestic Water: Overall site water demand of domestic water is expected to increase with additional facility development, with the larger water use being generated by manufacturing related facilities. Although some expansion of existing buildings is anticipated, the majority of planned expansion onto the site currently occupied by Marine Magnesium Corporation will allow the termination of that current water use. Due to the high quantity of water currently used at that facility, California Water Company anticipates no problem in accommodating the potential growth of Genentech to a corresponding level of 4,500 employees. Sanitary Sewer System: Earlier master planning efforts several years ago by CH2M Hill identified bottlenecks in the existing sanitary sewer system in achieving sewage projections associated with future Genentech expansion. Subsequent to that study, Genentech has completed the necessary upgrade of the local sewage lift station and agreed to contribute funding for the upgrade of several other bottlenecked portions of the sewage system. For this master plan, Genentech has generated the best estimates of current anticipated future master plan growth by updating the Projected Sewage Demand Chart utilized in the past. By using the II-E-2 Utilities Genentech Master Plan KenKay Associates 2.93 latest water usage data from Genentech's various facilities, future usage projections have been developed to represent the most likely wastewater discharge volumes at full master plan building out (See Table E1). This data has been analyzed by Brian Kangas Foulk and compared to conclusions reached in the Ch2M Hill Study. Appendix C is the Sanitazy Sewer System Analysis performed by Brian Kangas Foulk. It is felt that the increase in capacity achieved with previous system upgrades will be more than adequate to accommodate current growth expectations for the master plan. Fire Water System: (Under Development) Electric Power & Natural Gas: Electrical power is provided to the Genentech facility by the Pacific Gas & Electric Company (PG&E) 12.47kV distribution system serving the area. The system is a looped network, wherein customers may be fed from either end of a loop through switching operation. Each building, or building complex, has a separate PG&E service entrance transformer and main switchboard with power distributed within the buildings at 480/ 277V, 3 phase, 4 wire and 208/120V, 3 phase, 4 wire. Future growth demands for both electrical power and natural gas have been reviewed with PG&E. They have indicated these growth demands may be met with no difficulty. With the termination of the Marine Magnesium Company's services this will provide an even easier situation in meeting the demand since this existing operation is a high volume utility user. Natural Gas is provided to the Genentech facility by the Pacific Gas & Electric Company natural gas system serving the area. Each building has a separate PG&E gas service. Telephone and Data Communications: a. Telephone: Telephone service is provided to the Genentech facility by Pacific Bell. The Genentech telephone system is a Centrex System, wherein telephone 2.93 KenKay Associates Genentech Master Plan Utilities II-E-3 switching equipment is owned by Pacific Bell and is located at Pacific Bell Central Office facilities. Telephone lines aze provided by Pacific Bell to each building via Pacific Bell's telephone network serving the area. A recent upgrade and expansion of this system has provided ample capacity to meet all of Genentech's master plan requirements. b. 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 aze located in Buildings 4 and 5. Security system alarms and fire alarms are reported to a central security operations center currently located in Building 7. The security operations center will be relocated to Building 9 in late 1998. c. Emergency Systems: In early 1993 Genentech will have completed installation of an Alternate Command Post (ACP) at the parking lot of 1520 Grandview Drive. This facility is equipped with all necessary emergency geaz and equipment to allow a 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. ONSITE UTILITY DISTRIBUTION For three areas of Genentech's South San Francisco site, (Upper, Mid and Lower East Facilities), all onsite utility systems are expected to be directly associated with those buildings served by the utilities. These related utilities will be housed either within the facilities themselves, or in adjacent, screened utility yazds. Any utilities shared between facilities will be either underground or routed through the facilities themselves. Utilities utilized onsite would include the following: • Steam boilers and related systems • Hot and chilled water systems and related systems • Refrigeration systems • Purified water systems • Liquefied and compressed gas systems • Waste treatment or neutralization systems II-E-4 Utilities Genentech Master Plan KenKay Associates 2.93 For the Lower Facility (West) area of Genentech, some primary utility systems currently exist behind 451 Point San Bruno Boulevard (Building 3) and have been interconnected with the adjacent facility (Building 8) at 434 Kaufmann Court. These utility systems and their inter-connections are required to accommodate increases in manufacturing operations in both facilities. The inter-connection of these primary systems allows both a higher degree of emergency back up in the event of a system failure, as well as the ability to reduce the number of installed systems while achieving some degree of peak load sharing between several interconnected systems. Future growth anticipates an increased need for networking of these systems between the more technical facilities. The current master plan allows for a central primary utility area to be added at Kaufmann Court (Building 9). This central plant will provide primary utility support for existing manufacturing operations as well as the new development laboratory building planned at 700 Forbes Boulevard. Future capacity will be allowed for possible connection to 499 Point San Bruno Boulevard (Building 5) and any future buildings in this zone. Generally, primary utility connections between the proposed central plant at 437 Kaufmann Court and the two adjacent manufacturing facilities will occur via either overhead or ground level pipe racks. These are envisioned as extensions to the existing systems and reflect the industrial character of these specific facilities. Utility distributions occurring to buildings located east of these three buildings will seem underground or hidden in connective structures except where necessary to bridge the existing 54 inch forced sewer main which bisects this zone of the site in a north /south direction. This bridging will, by necessity, have to occur overhead to clear the existing easement in which the forced sewer main is located. Hazardous Materials and Related Waste: Usage and storage of appropriate hazardous materials and related waste will continue into the future with all aspects of the procurement, use, storage and disposal of these materials carefully 2.93 KenKay Associates Genentech Master Plan Utilities II-E-S controlled. Although further usage is expected to increase, the increase in usage will be somewhat less than proportional to growth. Genentech is in compliance with all applicable Federal, State and Regional standards and statutes. II-E-6 Utilities Genentech Master Plan KenKay Associates 2.93 .. ~~ /. - ~ - ~.. '. I,.. '. .. .. .~ r.. _, _ - _ _ _ __ .' - ~ ~ Improvcm~nts ,I . ~ -.. _ - . _, _ _ .- .- _ _ L ~;, - _ ~ ,, _ _ _. _ _ - ~ ,~ , -- , POTENTIAL PUBLIC IMPROVEMENTS LEGEND A BCDC Shoreline Jurisdiction Line B Major Upgrade of Bay Margin C Retain Public Access Parking D Minor Upgrade of Existing Shoreline E UPS Improvements F Streetscape The Genentech Corporate Facility requires a supporting framework of Public Improvements. This system of public streetscapes forms the infrastructure that provides access, services and visual unity. These common improvements benefit and serve both Genentech and the City of South San Francisco. The planning, design and construction of some of these improvements may be financed by an Assessment District. The public landscape maintenance may be financed by a Maintenance Assessment District. The Assessment District may provide the funds to plan and construct street improvements, utility systems, public landscaping and open space amenities. The City will review and approve the project designs subject to standards, governmental codes, regulations and the Master Plan guidelines. Improvements will occur in a planned and incremental sequence to be determined by a phasing program. Once the first phase of construction of the Public Improvements is completed, the Maintenance Program for management and ongoing maintenance will be developed. Planning of these necessary programs will occur in subsequent steps. 2.93 KenKay Associates Genentech Master Plan Improvements II-F-1 POTENTIAL PUBLIC IMPROVEMENTS CURRENT POTENTIAL GENENTECH PROJECTS The overall objective of the Master Plan is to guide growth toward the creation of an efficient, functional facility, while preserving flexibility for future evolution. The immediate goal of private site improvements is to increase the productivity of Genentech by enhancing the synergy of its employees and improving the work environment. For example, the development of the Central Spine will directly affect the important interaction between the research and process science groups who might otherwise be isolated by distance and elevation change. The Central Spine is a physical symbol and a functional expression of an essential working relationship, literally a critical path for product development. as the corporation and its facilities increase in size, the framework must maintain and enhance this communication among all groups. As a facility in process, site improvements will be added incrementally over time. Consequently the facility goal is not a "finished" completion, but rather orderly, continual growth. By linking site improvements with adjacent building projects, disruption of previously completed site work can be minimized. The phasing of site improvements will parallel the construction or expansion of buildings throughout the facility. LEGEND Projects A Building 7 Replacement Al Additional Parking B Building 9 Renovation C Building 3 Additions D IVferck Site Clean-up E Buildings 1 & 4 Redevelopment II-F-2 Improvements Genentech Master Plan KenKay Associates 2.93 POTENTIAL PRIVATE PROJECTS Conceptual Objectives Organic Site Plan Connective Fabric Linkages Building Clusters Site Elements as Unifying Threads Landscape Progression INTRODUCTION TO GUIDING PRINCIPLES: "GENENTECH IS A COMMUNITY" The planning of a Corporate Facility combines aspects of traditional town planning, urban design techniques, and participatory planning in the ecological and visual heritage of the landscape. Genentech's corporate location deserves to be shaped by a plan that is responsive to its own distinctions and is guided by concepts that are both workable and attractive. The design of each area will serve as a model of beauty wrapped azound function, without compromise. The expression of Genentech's corporate character in physical form uses the following elements: Components: • Buildings • Landscape • Circulation Systems Placemaking: is defined as the structuring of the overall design or framework that ensures orderly and economic growth, and the creation of a "sense of place." Placemarking: is defined as the physical attributes which gives a facility visual uniqueness appropriately its own. Placemarking Features: • Landmarks • Style • Materials • Landscape These elements have been integrated into the following concepts which are presented as a series of "Major and Minor Principles". Each principle is a thumbnail sketch of a conceptual design objective. The Major Principles reflect those issues that are macro in scale involving the organization of the structural framework (Placemaking). The Minor principles reflect issues at a micro scale such as design details of color, form and style (Placemazking). Placemaking Features: • Land Use and Functional Adjacencies • Pedestrian and Vehiculaz Routes • Buildings and Open Space • Defined edges, such as the Streetscapes and Shorelines • Interface between the corporate facility and environs 2.93 KenKay Associates Genentech Master Plan Guiding Principles III-A-1 "Organic" Site Plan Incremental growth on framework shaped by natural topography Connective Fabric Informal organization based on functional interaction Linkages A facility pedestrian spine augmenting the frameworl~ of the public streets III-A=? Guiding Principles Genentech Master Plan KenKay Associates 2.93 Building Clusters Interconnected buildings with common archi- tecturalfeaturesandmaterials, groupedaround protected courtyards Site Elements as Unifying Threads Common site furnishings that weave together diverse buildings and open spaces throughout the site. Landscape Progression • The landscape is a sequence of natural shoreline to pastoral bluffs to informal village. • Native shoreline vegetation will transition to waves of perennials and grasses accented with shrubs and conifers. 2.93 KenKay Associates Genentech Master Plan Guiding Principles III-A-3 Major Principles Corporate Facility Environment Lower Facility Mid-Facility Upper Facility Primary Linkages Facility Central Spine Facility Commons Courtyards --Adjacent to Spine Courtyards (Not Adjacent to Spine) , Linear Green Spaces Pt. San Bruno Blvd. / Grandview Walkway Shoreline Access Site Elements Unify Facility Major Vehicular Circulation Forbes Boulevard Streetscape Pt. San Bruno Blvd./Grandview Streetscape Major Gateways Pedestrian Street Crossings Genentech Shuttle Bus Permanent Surface Parking Interim Surface Parking Structured Parking -- Secondary Architectural "Kit of Parts" Architecture: Public and Genentech Image Responsive to Environmental Context Volumetrics Scale, Mass and Proportion Building Setbacks Parking Structure Facades Linkages Expression of Mechanical Systems Multi-Use Service Drives Aerial Corporate Facility Environment '` >.. . ~* ` • /~ • Redevelopment of existing buildings and exterior space formerly designed for single users • Working facility in function and character • Facility in process -converting multi-user site to single corporate user • The Facility as a whole is more important than the sum of individual buildings or open space • Topographically divided into three distinctive sub-facilities -Lower, Mid and Upper -each its own individual character linked by a common open space fabric. (U=Upper Facilit}~, ~1=titid Facility, L=Lower Facility) "L.y3 Ken Kay Associates Genentech Master Plan Guiding Principles III-~-~ Lower Facility • Redevelopment of existing buildings and ex- terior spaces formerly designed for single users • Character influenced by natural shoreline, flat topography and public streets • Main facility entry along Forbes Blvd. • Rhythm of buildings and landscape elements establish a public identity along streetscape • Internal pedestrian circulation spine "Central Spine" facilitates movement and reinforces corporate identity and sense of place • Area divided by two public streets Mid-Facility • New site reclaimed from heavy industrial use • Character influenced by dramatic shoreline bluff and public street • Provides secondary gateway along Grandview Avenue and Pt. San Bruno Drive • "Central Spine" circulation route defines western edge, facility character, and links to Lower Facility • Strong visual relationship to shoreline from elevated vantage point Upper Facility • Redevelopment of existing buildings and exterior spaces formerly designed for single users • Character influenced by public streetscape • Streetscape walkway reinforces pedestrian linkage to Mid and Lower facilities • Areas divided by public street • Excellent views of the Bay (U=Upper Facility, M=Mid Facility, LrLower Facility) III-A-6 Guiding Principles Genentech Master Plan KenKay Associates 2.93 Primary Linkages • Internal Central Spine provides east-west circulation • Pt. San Bruno Boulevard / Grandview Drive walkway provides north-south circulation ascending the slope (U, M, L) Facility Central Spine • Create internal private open space linking Lower and Mid-Facility • Central Spine unifies all buildings and func- tions with a variety and scale of open space components e.g. commons, courtyards and linear green spaces • Encourages interaction among Genentech em- ployees and provides needed amenities • Creates a mixed use circulation system of em- ployees, material movement, and service • Unified paving and site elements (M, L) Facility Commons • Provide a large circulation and gathering space for Genentech employees • Space for employee amenities enhanced by landscaping • Unified paving and site elements (M, L) (LI=Upper Facility, i~I=Mid Facility, L,=Lower Faciliry) ~.~~ n::nxay associates Genentech Master Plan Guiding Principles III-A-7 Courtyards -Adjacent to Spine • Outdoor rooms protected from wind • A place for Genentech employees to read, hold informa l meetings, or eat lunch • Common site elements willlink space to spine • Visual c onnection to common area • L nified paving and site elements (M, L) Courtyards (NotAdjacent to Spine) • Private outdoor rooms protected from wind • Place for Genentech employees to read, hold informal meetings, or eat lunch • Common site elements will unify the various courtyards • Views to San Francisco Bay where possible (U, M, L) ~\ ~n..•~ _ . z _. ~~`' ~~~ ~t ~ • { ~~ ,w, ~~;-~ ~ ~^` ~ 4. J'~l/Z•. S tel. Linear Green Spaces • Pedestrian walkways are the primary use • Special landscape places between buildings and courtyards • Green space that buffers adjacent buildings • Create feeling of entry and enclosure ~~[~ (U=Upper Facility, M=Mid Facility, IrLower Facility) III-.-~-8 Guiding Principles Genentech Master Plan KenKay Associates 2.93 Pt. San Bruno Boulevard / Grandview Drive Walkway ~~ J 1~ 5 t f~~ ~ ~~.~~z~ • Well defined pedestrian walkway with safe crosswalks links lower, mid and upper facili- ties, creating "vertical spine" • Facility walking environment, rather than industrial arterial street • Streetscape enhanced with common site ele- ments and uniform planting (U, M, L) Shoreline Access • Upgrade and improve linkages and character • Unified, appropriate native coastal (Bay) vegetation and vernacular site elements create a sense of place • Public and private use of the shoreline for active and passive recreation • Jogging, walking, fishing and access to water's edge • Maintain public parking and access ( M, L) Site Elements Unify Facility • Design vocabulary creates a cohesive whole to knit together the facility and establish a sense of place • Common site furnishings, lighting, signage and planting are unifying threads • Foster interaction, provides human-scale elements to landscape (U, M, L) (LT=Upper Facility, M=Mid Facility, L~Lower Facility) 2.93 KenKay associates Genentech Master Plan Guiding Principles III-A-9 ~-,~. `~ ~ r ^~~ ~~ Major Vehicular Circulation -Public Streetscapes • Primary vehicular linkage of three sub-facilities • Transform industrial street character and func- tion to afacility oriented streetscape forpeople • A unique streetscape will give visual orienta- tion to Genentech facility through signage, continuity of planting, site furnishings, and walkways distinguishing Genentech from other uses on the same streets • Proposed Gull Drive to provide additional access route (U , M, L) Forbes Boulevard Streetscape • Main visitor entry to Genentech • New architecture creates corporate identity from public viewpoint • Direct pedestrian crosswalks to shoreline amenities and parking areas • Cross walks strengthened by adjacent court- yard design and location • Locate Genentech shuttle bus stops along Forbes Drive • Focus on shoreline through selected views • Unified site elements give character • Upgrade lighting, signage and planting ( L) Pt. San Bruno Boulevard / Grandview Streetscape • Secondary visitor entry to Genentech • Links Upper, Middle and Lower facilities • Visually organizes the vehicular circulation route, parallel to pedestrian "Vertical Spine" • Strong view corridor of San Francisco Bay • Locate Genentech shuttle bus stops along Pt. San Bruno Boulevard • Unified site elements give character • Upgrade lighting, signage and planting (U, M, L) (U=Upper Facility, Nl=Mid Facility, L=Lower Facility) III-~-tO Guiding Principles Genentech Master Plan KenKay Associates 2.93 ~' Major Focal Point Major Gateways • Identifies the entrances to the Genentech facility and provides visitor orientation • Establishes Genentech's image through iden- tity signage and common design vocabulary • The continuity and repetition of the gateway elements reinforces points of entry, primary linkages, and company distinctiveness • Major focal point at intersection of Forbes Boulevard and Pt. San Bruno Boulevard (IJ, M, L) Pedestrian Street Crossings • "Central Spine" crosswalks aze emphasized with vertical gateway elements, special pav- ing, and signage • Minor crosswalks delineated by special paving • Visual distinction enhances pedestrian safety (while conforming to City requirements) (U, M, L) Genentech Shuttle Bus Stops • Functional and viable solution to dispersed operations and parking within the overall "Facility in Process": Strong link to Upper Facility lot • Central locations are accessible to all employees • Lighting, signage, and shelters strengthen safety, convenience and identity of bus stops (U, M, L) (CT=Upper Facility, M=Mid Facility, L=-Lower Facility) 2.93 KenKay Associa~es Genentech Master Plan Guiding Principles III-A-11 Permanent Surface Parking ~~ • Designated areas only • Shade trees at regular spaced intervals • Low hedges to screen cars from perimeter views • Windbreaks to reduce velocity across open areas • Lighting, signage and direct pedestrian con- nections to buildings (U, M, L) Interim Surface Parking • Land banked for future building construction • Lot perimeter screened by landscape elements • Lots adjacent to buildings provide flexibility for expansion • Temporary lighting, signage and direct pedestrian connection to buildings • Minimal tree planting within lot (U, M, L) Structured Parking • Future solution for consolidating parking • Architectural design integrated into facility composition for minimal impact • Screen planting on perimeter to further soften impact of structures • Relates to human scale (U, M, L) (U=Upper Facility, M=Mid Facility, L=Lower Facility) III-A-1? Guiding Principles Genentech Master Plan KenKay Associates 2.93 i Architectural "Kit of Parts" • Create architectural cohesion within the three sub-facilities while enhancing the diversity of each • Provide a functional, efficient system that facilitates flexibility for future expansion • Assemblage of functional components into azchitecturally cohesive forms - (laborato- ries, office, and manufacturing spaces) • Provide organizational system of elements - whichinclude building materials, forms, color palette, and facade treatments • Remodel and/or replace existing structures within the context of the Master Plan design vocabulary (U, M, L) Architecture: Public and Genentech Image • Public - Vehicular View - Streetscape Orientation - Context • Private (Genentech) - Orientation to internal pedestrian circulation - Connections to "Central Spine" - People Spaces -Human Scale (U, M, L) Responsive to Environmental Context • Views • Land /Topography , • Wind • Solaz Orientation (U, M, L) (U=Upper Facility, M-Mid Facility, L=Lower Facility) %.y~ xenKay Associates Genentech Master Plan Guiding Principles III-A-13 Volumetrics • Logical hierarchy of building height coordi- nated with program requirements and existing buildings • Scale of open space is related to building heights • Modulate building forms to break down vol- ume (U, M, L) Scale, Mass and Proportion • Buildings designed for human scale • Integration of interior and exterior spaces • Building forms create pedestrian areas that are protected from wind, oriented toward the sun • Individual building components linked by structures where appropriate • Provide architectural interest at pedestrian contact zones (U, M, L) Building Setbacks • Uniform setbacks to create rhythm and repetition with adjacent buildings along streetscape • Creates identifiable street edge • Building articulationandcourtyardssoftenedge and provide interest (U, M, L) ([T=Upper Facility, M=Mid Facility, L=Lower Facility) III-A- ld Guiding Principles Genentech Master Plan KenKay Associates ~.y3 Parking Structure Facades • Architectural treatment to edge of parking structure • Make the entrance visible and connected to Genentech image • Relates to human scale • Architecturally integrated into site for mini- mal impact • Screen planting on perimeter to further sofren impact of structures (U, M, L) Linkages • The public streets, Central Spine, and pedes- trian walkways link nodes of activities throughout the Genentech facility • Movement routes link people, materials and service • The linkages take the form of bridges, utility connections and surface movement routes • Linkages connect to bay trails and adjacent community for used comprehensive system. (U, M, L) Expression of Mechanical Systems • Express or conceal mechanical equipment (do not expres on public frontage) • Express as architectural forms that reflect science function: Tanks and piping as physcial symbols of scientific activity • Conceal with screening architectural ele- ments or walls where appropriate (U, N1, L) (U=Upper Facility, M=Mid Facility, L,-Lower Facility) 2.93 KenKay Associates Genentech Master Plan Guiding Principles III-A-15 '~-~~NTRgL Sy1I`1ti Multi-Use Service Drives Allow infrequent service vehicles to safely share access route with pedestrians and mate- rial movement Delineate routes with special pavement treat- mentsand site unifying elements e.g. bollards, signage and lighting (U, M, L) (U=Upper Facility, M=Mid Facility, LrLower Facility) III-A-16 Guidine Principles Genentech Master Plan KenKay Associates 2.93 Minor Principles Minor Gateways Site funislungs Signage Lighting Special Paving Bikes for Circulation Informal Recreation Facility Planting Screening (Planting) Windbreaks Slope Planting Minor Gateways t h ~ r ` ',, / ; l~• ~• ,'lam=S - L_ 1'~~. t1~- - . - M~~~ ~ ~~ `s ~~ ~~ ~~ ~ - t / .~ 11 J~~n_ ~G~i~~-i+ 7/'Mt~ ~ 'ate' 1 • Internal pazcel entries • Establish clearly marked pedestrian corridors • Continuity, uniqueness and strength of pedes- trian linkages Site Furnishings • Provides design continuity and sense of place • Reinforce unity of design character throughout facility • To enhance primary building entries and us- ability of outdoor space Signage • Identify and establish the boundaries at main gateways of tyhe Genentech facility • Signs designed as an integral and cohesive element of thesite character • Provide directional and informational Signage throughout facility for comprehensive information network. 2.93 KenKay Associates Genentech Master Plan Guiding Principles III-A-17 Lighting ~~ ~~ ~-- - ~~ ~ = ` K, ~' ` ~ • Maintain appropriate level of illumination for security at night • Establish maximum pedestrian and vehicular safety along roads, pedestrian paths, and parking lots • Enhance corporate character and visually unify facility with nautical forms • Highlight and emphasize major pedestrian ar- eas with special lighting Special Paving • Introduce paving grid to identify and unify walks and spaces • Attention to pedestrian crossings • Link individual sites with open space elements Bikes for Campus Movement • Alternative access for employees • Reduces distances along linear spine • Bike lanes incorporatedintopublic streetscapes • Provide bicycle parking III-A-18 Guiding Principles Genentech Master Plan KenKay Associates 2.93 L ~~ . ,~ ,~ ~'. . ~ ~, „+x .. Informal Recreation • Utilize open space, shoreline trails and Bay waterfront for jogging, bicycling, fishing and windsurfing • Campus commons provides space for gather- ings and employee recreation arm"'~~ • ~" Y ;~II~ i' '-. ~ ;i / ' ~ ~ .. ~ ~ .. i. n .,.t'• ~. ~~ Facility Planting • Appropriate planting for site location • Composition of plant palette with further unify facility • Functional planting for windbreaks at macro and micro levels Screening (Planting) • Soften views to utility areas • Mask views of cars in parking lots with hedges • Soften form of walls with trellis vines ;~ ~ •3 t ~u -, .~,.~ F 1 rte; ~/.~a~s ~ ~qr ~.f"'4 ~j ~- 2.93 KenKay Associates Genentech Master Plan Guiding Principles III-A-19 Windbreaks ~~~ rr '• r :~'jf 7~~ ;f f T~`/r,, f~f, f,f ~t~fff'I { ~ ~ .- .• r;: ., ,.~ , ~,`r, . 7 ~; i,~:,, ' . rs`~ `~~' .~ .. ~, r~ `~ L~ l 4. ~ ~~ t C~ „~fr~'~ •,'''~`b f . ~~5/ ~ • i. I~ ~ ~((Ifl~~«f+~ • Tree and shrub massing to minimize wind in outdoor spaces Slope Planting • Minimize erosion • Stabilize cut slopes • Visual enhancement of campus vistas f rr+c ~ . '~ ~... , , ~ ~j . ~` e± III-A-20 Guiding Principles Genentech Master Plan KenKay Associates 2.93 Plant Palette Lower Facility Mid Facility Upper Facility Streetscape LOWER FACILITY: Material listed below can take salty wind. Trees: Acacia melanoxylon* - Blackwood Acacia Aesculus californica - California Buckeye Aesculus carnea - Red Horsechestnut Arbutus unedo - Strawberry Tree Cedrus deodara - Deodar Cedar Ceratonia siliqua - Carob Cupaniopsis anacardiodes - Carrot Wood Cupressus macrocarpa* - Monterey Cypress Feijoa sellowiana - Pineapple Guava Fraxinus excelsior - European Ash Fraxinus oxycarpa `Raywoodi' - Raywood Ash Koelrueteria bipinnata - Chinese Flame Tree Melaleuca linariifolia - Flaxleaf Paperbark Metrosideros excelsus - New Zealand Christmas Tree Myoporum laetum* - Myoporum Pinus mugo - Swiss Mountain Pine Pinus nigra* - Austrian Black Pine Pinus pinea - Italian Stone Pine Pittosporum undulatum - Victorian Box Populus nigra `Italian'* - Lombardy Poplar Prunus lyoni - Catalina Cherry Pyrus calleryana `Redspire' - Redspire Pear Quercus agrifolia - Coast Live Oak Quercus ilex - Holly Oak Salix laevigata - Red Willow Salix pentandra - Bayleaf Willow Schinus molle* - California Pepper Tree Tristania conferta - Brisbane Box Shrubs: Acacia longifolia - Syndey Golden Wattle (Erosion Control) Atriplex spp. - - Saltbush Cistus spp. - Rockrose Dodonaea viscosa - Hopseed Bush Echium fastuosum - Pride of Madeira (Erosion Control) Eleagnus pungens* - Eleagnus (Erosion Control) Escallonia spp.* - Escallonia Euonymus f. `Colorata' - Winter Creepers Gaultheria shalon - Salal Griselinia littoralis - Griselinia * Indicates use as a wind break. 2.93 KenKay Associates Genentech Master Plan Guiding Principles III-A-21 Shrubs: (Continued....) Hakea suaveolens - Sweet Hakea Heteromeles azbutifolia - Toyon Leptospermum spp. - New Zealand Tea Tree Phormium tenax - New Zealand Flax Pittosporum crassifolium* - Pittosporum Pittosporum tobira - Tobira Rhapiolepis indica `Ballerina' - India Hawthorn Rosmarinus officinalis - Rosemary Tibouchina urvilleana - Princess Flower Yucca filamentosa - Yucca Perennials: Agapanthus `Queen Anne' - Lily of the Nile Calocephalus brownii - Cushion Bush Calamagrostis acutiflora stricta - Feather Reed Grass Erigeron ssp. - Fleabane Euryops pectinatus - Euryops Felicia amelloides - Blue Marguerite Kniphofia uvaria - Red Hot Poker Koeleria glauca - Blue Hair Grass Lantana spp. - Lantana Lavandula angustifolia - English Lavender Limonium perizii - Sea Lavender Lupinus azborescens - Lupine Mimulus spp. - Monkey Flower Pennisetum setaceum - Fountain Grass Salvia ssp. - Sage Groundcover/Vines: Arctostaphylos uva-ursi - Beazberry (Erosion Control) Baccharis pilularis - Coyote Brush (Erosion Control) Gazania `Mitsuwa Yellow' - Gazania Trachelospermum jasminoides - Star Jasmine * Indicates use as a wind break. III-A-22 Guiding Principles Genentech Master Plan KenKay Associates 2.93 MID FACILITY Trees: Arbutus unedo - Strawberry Tree Cupressus macrocarpa* - Monterey Cypress Fraxinus excelsior - European Ash Koelrueteria bipinnata - Chinese Flame Tree Myoporum laetum* - Myoporum Pinus muricata - Bishop Pine Prunus lyoni - Catalina Cherry Quercus agrifolia - Coast Live Oak Tristania conferta - Brisbane Box Shrubs: Echium fastuosum - Pride of Madeira (Erosion Control) Euonymus japonica - Evergreen Euonymus Euryops pectinatus `Veridis' - Euryops Griselinia littoralis - Griselinia Perennials: Lavandula angustifolia - English Lavender Limonium perezii - Sea Lavender Liriope muscari - Lily Turf Lupinus arboreus - Lupine Santolina chamaecyparissus - Lavender Cotton GroundcoverslVines: Arctostaphylos uva-ursi - Bearberry (Erosion Control) Baccharis pilularis - Coyote Brush (Erosion Control) Gazania `Mitsuwa Yellow' - Gazania Trachelospermum jasminoides - Star Jasmine UPPER FACILITY: Trees: Arbutus unedo - Strawberry Tree Cupressus macrocarpa* - Monterey Cypress Koelrueteria bipinnata - Chinese Flame Tree Myoporum laetum* - Myoporum Populus nigra `Italica'* - Lombardy Poplar Prunus lyoni - Catalina Cherry (See Mid Facility for shrubs, perennials and groundcovers/vines) * Indicates use as a wind break. 2.93 KenKay Associates Genentech Master Plan Guiding Principles III-A-23 STREETSCAPE: Trees: Arbutus unedo - Strawberry Tree Cupressus macrocarpa* - Monterey Cypress Kcelrueteria bipinnata - Chinese Flame Tree Metrosideros excelsus - New Zealand Christmas Tree Myoporum laetum* - Myoporum Populus nigra `Italica'* - Lombardy Poplar Shrubs: Dodonaea viscosa - Hopseed Bush Eleagnus pungens - Eleagnus (Erosion Control) Escallonia spp. - Escallonia Griselinia littoralis - Griselinia Leptospermum spp. - New Zealand Tea Tree Rosmarinus officinalis - Rosemary (Erosion Control) Perennials: Euryops pectinatus - Euryops Limonium perezii - Statice Santolina chaemaecyparissus - Lavender Cotton (Erosion Control) Groundcover/Vines: Arctostaphylos uva-ursi - Bearberry (Erosion Control) Armeria maritima - Common Thrift Baccharis pilularis - Coyote Brush (Erosion Control) Drosanthemum spp. - Ice Plant (Erosion Contra Note: These plant lists are structured as guidelines to establish character for each facility; however, the plant material listed is appropriate for all areas of the South San Francisco site. * Indicates use as a wind break. III-A-24 Guiding Principles Genentech Master Plan KenKay Associates 2.93 TRANSPORTATION AND PARKING STRATEGIES OF THE GENENTECH FACILITY MASTER PLAN Prepared for Genentech, Inc. and KenKay Associates February, 1993 921-593 Fehr & Peers Associates Transportation Consultants 3685 Mt Diablo Blvd Suite 301 Lafayette, CA 94549 510 284-3200 FAX 510 284-2691 TRANSPORTATION AND PARKING STRATEGIES OF THE GENENTECH FACILITY MASTER PLAN Prepared for Genentech, Inc. and KenKay Associates February, 1993 921-593 Fehr & Peers Associates TransportaTaon Consultants 3685 Mt Diablo Blvd Suite 301 Lafayette, CA 94549 510 284-3200 FAX 510 284-2691 TABLE OF CONTENTS Page SUMMARY .................................................... i I. INTRODUCTION ......................................... 1 II. ACCESS AND CIRCULATION .............................. 3 III. TRAFFIC VOLUMES AND IMPACTS ........................ 9 IV. PARKING ............................................. 18 V . SERVICE AND GOODS MOVEMENT ....................... 25 VI. CENTRAL CIRCULATION SPINE .......................... 28 APPENDIX A Description of Intersection Service Levels LIST OF FIGURES Fi res 1 Existing (1992) Genentech Facility and Sub Areas ....................... 2 2 Existing Genentech Traffic Distribution .............................. 4 3 Projected Future Genentech Traffic Distribution ........................ 6 4 Observed (1992) Traffic Volumes on Forbes Boulevard 7:30-8:30 a.m. ........ 7 5 Observed (1992) Traffic Volumes on Forbes Boulevard 10:30-11:30 a.m........ 8 6 Existing Peak Hour Traffic Volumes ............................... 10 7 Existing Peak Hour Service Levels ................................ 11 8 Additional Future Traffic Volumes Due to Genentech Build-out (2005) ........ 14 9 Future (2005) Peak Hour Service Levels ............................ 15 10 Recommended Circulation Improvements ........................... 17 11 Parking Zones and Facility Subareas ............................... 22 12 Pedestrian Circulation and Shuttle Bus Stops ......................... 29 LIST OF TABLES Ta-~ egg 1 Additional Genentech Trip Generation .............................. 13 2 Genentech Parking Utilization ................................... 20 3 Summary of Floor Area, Number of Employees, and Parking Spaces ......... 24 4 Truck Activities at Existing Service Docks ........................... 26 SUMMARY Transportation and parking for employees and visitors are important elements of the Genentech Facility Master Plan. In order to allow the facility to grow and to function efficiently, good access must be provided and adequate pazking must be planned to satisfy the needs of employees, visitors and vendors. Conversely, the Master Plan itself represents an opportunity to reduce the reliance on the private caz as a means to commuting to the facility and to encourage alternative modes of travel The plan, as presently conceived, has been designed to minimize, as much as feasible, the adverse impacts of Genentech-related travel on regional traffic congestion and air quality, and to reduce the need for extensive surface parking facilities on the Genentech Facility. Transportation Strategies Access and Circulation Both, the Forbes Boulevard and East Grand Avenue/Grandview Drive Corridors will be retained as key access streets to the Genentech Facility. To improve safety and reduce vehicle speeds, the eastern-most portion of Forbes Boulevard will be re-designed and narrowed. Additional pedestrian crossings will be provided to facilitate walling between the various parts of the site. The planned Gull Drive Connection between Oyster Point and Forbes Boulevards will be actively pursued in order to take advantage of the increased traffic capacity which will be provided in the future by the new Oyster Point Interchange with Highway 101. New traffic signals will be funded by Genentech and installed, and channelization improvements will be made at the Oyster Point/Eccles and Oyster Point/Gull intersections. i Genentech Shuttle Buc The existing shuttle bus system operated by Genentech for Genentech employees will be improved by reducing response times through the use of cellular phones or other unproved communications, by enhancing passenger convenience and installing bus waiting shelters, by extending the points served by the shuttle, and by implementing other service optimizations. The purpose of the shuttle is two-fold: 1) to offer free connecting travel for Genentech employees to regional transit facilities (Caltrain, SamTrans) and 2) to shuttle employees and visitors between the various points on the Genentech Facility including overflow parking lots. Travel Reduction Measures Current efforts by Genentech to encourage its employees to commute by alternative, non-drive- alone modes will be continued and expanded. This will include strengthening the in-house carpool program, improving shuttles to the South San Francisco Caltrain Station and SamTrans bus stops, cooperating with other employers or institutions to set up vanpools and a shuttle to the BART Daily City Station and other trip reduction measures. Genentech will continue to support and participate in the traffic reduction efforts of the Multi- City TSM Agency. The results of the 1992 Genentech Employee Transportation Survey indicate a relatively high compliance by Genentech employees: only about 66% of Genentech commuters drive alone while 20% share rides and about 10% use public transit. At a rate of 34% non-drive-alone, Genentech employees presently exceed, therefore, significantly the Agency's four-year goal of a 25% employee participation rate in alternatives to the single-occupancy vehicle. It is Genentech's intent to continue to meet the established region-wide TSM goals. Travel by auto on site will be discouraged as much as possible by emphasizing pedestrian movements over vehicular movements, improving the infra-campus shuttle for travcl between the facility subareas, and locating new parking facilities on the perimeter of the facility. ii Service Vehicles anct rcxxls M vement In order to enhance circulation on site, access driveways to service loading docks will be located, to the extent feasible, along the perimeter and rear of buildings where interference with building entrances and pedestrian flows is minimized. The "central spine" between the buildings will be kept free of truck and service vehicles as much as possible to enhance pedestrian linkages and to provide quiet plazas. Adequate turning radii and roadway widths will facilitate truck movements and allow fast access by emergency vehicles (especially fire fighting equipment). Pedestrian Circulation Vehicle and pedestrian safety will be enhanced by appropriate design, separation of pedestrian and vehicular movements, and provision of safe and well-defined crosswalks and pedestrian plazas. The inner area on the Lower Facility between Buildings 7, 5, 3, 8 and 9 will be re- designed with an emphasis on safe pedestrian and hand-cart circulation, and landscape enhancements. As much as possible, truck docks and parking lots will be moved to the perimeter of the Genentech Facility. Ultimately, this "central spine" will connect a new parking structure at the west end of the Lower Facility with proposed buildings on the Building 1 and 4 site and the Mid Facility, thus becoming the primary linkage between the various sub areas. Secondary pedestrian circulation spines will connect the primary spine with other pedestrian destinations. Parking Strategies General Strategies The future parking demand generated by Genentech will be met by sufficient off-street parking facilities. On-street parking will not be relied on. All parking on campus will be considered as a facility-wide resource. Depending on physical and development conditions, each sub-area may be partially self-sufficient, but such self-sufficiency will not be a control or limitation for development. iii The 16 parking spaces reserved for general public shoreline access (at three locations) will be retained in accordance with prior agreements with the Bay Conservation and Development Commission. A recent parking utilization surveys of the Genentech Facility has confirmed previous findings2 that the true facility-wide parking demand is about 1.40 parked vehicles per 1,000 sq. ft. of gross floor area (GFA).3 This value reflects adjustments for currently vacant or under-utilized buildings. In light of the ongoing success of Genentech's TSM program, it has been concluded that a ratio of 1.5 parking spaces per 1,000 sq. ft. GFA, will adequately serve Genentech' s needs. This ratio has been previously accepted by the City for Facility-wide planning purposes. The continued use of the 1.5 ratio is, therefore, recommended for Genentech-specific uses. For a Master Plan build-out target of 2,600,000 sq. ft. GFA, a minimum parking supply of 3,900 spaces will be provided. Tn comparison, Genentech currently has about 2,440 parking spaces. Parking Consolidation As existing parking lots are converted to buildings sites, parking will be consolidated in parking structures located generally on the fringe of the site. This will improve not only the visual appearance of the Genentech Facility but also largely reduce the opportunity for vehicle circulation on and through the site itself. For economic reasons, the development process will include locating temporary surface parking on future building sites. When several of these parking lots are converted to buildings, parking will be moved to consolidated larger lots and parking structures. Parking on surface lots will be reduced but not eliminated. It will not be feasible nor desirable to 1 On July 14, 1992 by Fehr & Pcers Associates Z In Parking Demand Analysis, by Fehr & Peers Associates, May 1990 3 In July 1992 (excluding Mid Facility): 1.559 carc_ an rked =1.39 1,125,000 sq. ft. GFA iv satisfy each building's parking needs in its immediate vicinity but, rather, the Genentech Master Plan is taking a "Facility-wide" parking approach on the site. For the build-out level, a total of three pazking structures are being planned on the Lower and Mid Facilities: A new pazking structure on the western portion of the Lower Facility A parking structure envisioned as part of a new building on the eastern portion of the Lower Facility (Buildings 1 and 4 site), and An expansion of the existing parking garage on the Mid Facility v I. INTRODUCTION This report discusses various transportation and parking issues that are relevant to the development of a comprehensive master plan for the Genentech, Inc. Facility in South San Francisco. Located at the eastern end of Forbes Boulevard near Point San Bruno, the Genentech facility is expected to grow from a present level of 2,100 employees) to about 4,500 on-site employees (2005 or thereafter). To accommodate this growth, the site will undergo a building program that will modernize and re-shape its configuration offering unique opportunities for enhanced urban design, improved circulation and expanded parking facilities. Dictated by the prevailing topography, the site encompasses three subareas: the Lower Facility, the Mid Facility and the Upper Facility (See Figure 1). Each of these areas has distinct topographic features that affect not only the building designs and functions but also vehicular access, pedestrian circulation and parking requirements. The transportation and parking issues are, therefore, discussed in this report in light of the unique opportunities and constraints of each sub-area as well as the need to unify and link the individual areas into a single integrated facility. Each of the transportation and parking issues is discussed below in the context of the following four aspects: 1. Guiding Principles 2. Existing Conditions 3. Future Changes 4. Recommended Improvements Consists of Genentech permanent and temporary on-site employees and contract staff (i.e. food service, and other contracted services). 1 ~, co m O U N ~U C LL C ate'/ l c ~U c~ LL. m 3 0 J i Q W Q m Z Q H ...a r V ~_ ~U W W Z W Z W (~ r Z F- _~ X W 2~ c~ Q a S L \~ II. ACCESS AND CIRCULATION 1. Guiding Principles • Both the Forbes Boulevard and East Grand Avenue/Grandview Drive Corridors should be retained as key access routes to the Genentech Facility. • Forbes Boulevard should be strengthened as the primary public gateway to the site and, in its eastern most segment, improved accordingly. • Because, the new Oyster Point Interchange with Route 101 will provide addirional access capacity to the area, the planned Gull Drive connection from Oyster Point Boulevard to Forbes Boulevard will become an important access link and should be aggressively pursued. • Anew connection between East Grand Avenue and Point San Bruno Boulevard (through the Fuller O'Brian site) will not offer any access benefits other than potenttally for emergency response vehicles. 2. Existing Conditions As is shown in Figure 2, the three access corridors to the Genentech Facility are presently used as follows: Oyster Point -Eccles: 20% Forbes: 65-85% East Grand -Grandview: 15% Because most traffic reaches Genentech from the south via Route 101 and because the existing Oyster Point interchange and railroad crossing have severe capacity limitarions, most access traffic uses currently the East Grand Avenue interchange. The committed reconstruction of the Oyster Point interchange and the new railroad grade- separation structure (scheduled construction start is mid 1993 and completion is anticipated for 1996) will tend to shift more Genentech traffic to Oyster Point Boulevard even for traffic approaching from the south. This is especially the case if the planned Gull Drive connection is implemented, thus eliminating the need for the zig-zag route via Eccles. In addition, the recently completed Hillside Boulevard extension channels traffic from the West County and San Francisco into the Oyster Point access corridor. 3 ~''? cv `~~vx ` ~~ ~: ;;:tea .......... .: ~ n:vr wr. i <~ M „{ y .rY r: ~~~y~Y~~/ tirik~•;i +M\ V >~:4 aio-:^ N :::.::~::: n, .v:::v:: ...:......... "3s nrrrrii: ~i:i:<•:.~ ....: ~ . ?' H. 4~••:::..::::<va:~rrrr:: ~: i ~ i;:~ .. r U C . riv: .n. h:*vv:; r:. :::.: .. ~.::::: .::.:::::.;~ :::::y ::..r:::::. ' >:%%x.% rr.w: f t /~ W . •:.. :... .. ...t.. ::C.. +}Y.i: ~ ~ r C E a : s:=::: : e~ .: : : r ,«><• .:t: .t. .;..:..- .4t iy... "' v r • L c ,..F•,. ~ ~ >.. :'b... ~~, u.. ~~:: . r, .. rry,,. ,.Srr. v: ...... /~..•nr. :oL):f• .t~r.:ar::::.:::.vr.•::. ~::iir:. w: #r::. ?;{ :?:r; ~~sE~ :~% . f.•:. •• • ~ • ~ ~ ~ Z • O . '~ ~ . • \ ~ ~ ,0• ~ O ~ ~ ~. ~ ~ ~~ . ,, ~~ m CO ~ 0 >' U e'~ W b m ~~ ., N L L • O i Q ~• ,o .' a ~~ ~~ ~ J ~ a :~ v J .z ~. "~~~. ~ 'and Pla!laI3U1 _ LL U .>• W nw ~; • ~ . °' ~ H ~ • W : > o ~ .b o Z 0 7 /~ N ~ ~ Z TQ M M ~o4'eH N ete - .r ~ ~ W ~ Q /A'JJS \ L ~ ~ ~ m~ .tea v p~~8 ~o ~-sn ~~ b e~b ~epU ~ ~ -ZB 0 2 5 s Cpi V 4 Figure 3 illustrates the projected future access distribution of Genentech traffic. These projections aze based on committed roadway improvements and expected increased congestion along the East Grand Corridor: Oyster Point -Gull: 40% Forbes: 40% East Grand -Grandview: 20% 4. Recommended ImFrovements Pursue aggressively the implementation of Gull Drive (connection between Oyster Point and Forbes Boulevards) Re-design Forbes Boulevard east of Kauffmann Court to enhance the primary entrance gateway to the Genentech Facility and to improve vehicle/pedestrian safety. The re-design will involve reducing Forbes Boulevazd from four to two lanes and providing bicycle lanes, passenger loading zones for shuttle busses, cleazly identified pedestrian crosswalks and enhanced landscaping. Because the traffic volumes drop off significantly east of Allerton Avenue, two lanes will be sufficient and appropriate in this terminal section of Forbes Boulevard (See Figures 4 and 5). Modify the existing street circle at the corner of Forbes and Point San Bruno as part of the narrowing of Forbes Boulevard. This will include installing different paving patterns, improved landscaping and other similar design features. The pnmary purposes of this design modification are to slow vehiculaz traffic 2, to increase pedestrian safety, to accommodate driveway flows3, and to provide a visual focal point demazking the public center of the Genentech site. Improve the design and appearance of Forbes Boulevazd between Kauffmann Court and Gull Drive (proposed) by modifying median openings to coincide with driveway entrances, adding a sidewalk on the south side, and improving landscaping and signage. The existing stop signs at this location are not the most suitable or effective way to control ~~ This intersection is effectively afour-leg intersection. S 5 a L ~ Z w~ 3~ m E.~. Z ~ ~ Q Q W m '~ ' Q ' ..:\ T -:.' - ~ -~ <~ ' ::::;~ ~ > ;\ ' @ ~'~ 1 _ 3 '~ ; < ;. ~ ~~ .. ~ \~ Q \ r t/1 -> :: \ m .:x-- ,\ /~ . , P" .•. ~ S .: -.... :: x: ximiW:' " 4:....~:~: ' ' . QS..S•:.. . y_..,s... r £C. :+ y Pt_San Bruno C o ~ g' o '; 3 O pf C ~ N O ~ ay o ~ a ~ .Kaufmann _Gull Drive _ (New) _ _ _ _ _ \ F,_ Allerton . w e i v . i '. e= e ~ e` ae r ~= I~ J m Q W ~~a J i ~ C > > ~ i U N I~ W W O C C 1 Y r _N C C U U r H O O a b t v 0 7 5 3 a S L 8 III. TRAFFIC VOLUMES AND IMPACTS 1. Guiding Pn. 'ncinles Current efforts by Genentech to encourage its employees to commute by alternative, non-drive-alone modes should be continued and expanded. This should include strengthening the in-house carpool program, shuttles to the South San Francisco Caltrain Station and SamTrans bus stops, cooperation with other employers or institutions to set up vanpools and a shuttle to the BART Daly City Station, design of convenient and protected passenger loading areas, and other trip reduction measures. Genentech's auto and truck traffic should be offered several access routes, including Oyster Point Boulevard, to reduce the impacts on a single corridor. On site, travel by auto should be discouraged as much as possible by emphasizing pedestrian movements over vehicular movements, providing a frequent infra-facility shuttle for travel between the subareas, and locating new parking facilities on the perimeter of the Genentech site. Vehicle and pedestrian safety should be enhanced by appropriate design, separation of pedestrian and vehicular movements, and provision of safe and well-defined crosswalks and pedestrian plazas. The existing peak hour traffic volumes for key intersections along the access routes to the Facility are shown in Figure 6. Forbes Boulevard carries presently about 1300 vehicles during each am and pm peak hour (just east of Eccles Avenue) while Grandview Drive carries about 500 vehicle peak-hour trips. Peak hour service levels at the signalized intersections range between Level A and C depending on the peak hour. (See Figure 7, and also Appendix A for a description of service levels). The stop-sign controlled intersections operate between Level C and F. To improve these service levels, the Oyster Point/Eccles and Forbes/Eccles intersections would-have to be signalized. The latter intersection would not need to be signalized if Gull Drive is constructed as planned. Once these two intersections are signalized, the roadways and intersections on the local streets east of Route 101 would operate at acceptable service levels. Peak-hour congestion does occur, however, along Freeway 101 and its interchanges, especially at Oyster Point Boulevard 9 ~- Z 0 •5E m ~ ~ t219(54 ~ f 44{36} ,'. f ~ ~ ~ ~-13{15~ E 34(32)-} ~ t ~ 53(209) ~ `,~ e m 73(202) i ~ i .- ~ ~ N N ~: ~ - _ = L° m a m a a .a a Q ~ x x ~ m ~ 0 .:..:.:...:. r ~ ;: ~.;;:;. m .C..~ u.:. .: .. ~?tti,...: •v~:::: v. :i " : :.:•ibri::.{ ii2: t :S.~ Y +~fwr:~i+{,.~ i{Y: tiU;:+ vvk~: ~s '~Av v.Of •.*;{:?{•? •.~v ~{ "~ y • ~ ~•:.~ 652'}i}. •ii}.:;:•i ii}:;:;{:n::j::i;{iNtij>:4':i^.:'::ryv:}{:;r;:i;. : ii:{\i:;~.4~~::' ~i~ ..:::' G % ~V V. w.:•~;yrr;;y ~ ; :{•,;{.,.;.;.. .rws•::i?:a::,~:{i:C;::.:,;::.z., . •:: k. :~:;. ::::i~:: %?~.c k~::::;:`• C :: : ::: .: ;. .... :: .::. :::r ::. .. n .::: :: ... ...........:. V/ _i ~'i::n ': ~'(i:i?:vi: iy:ti:t~'• { ~.v. rib: e:: v{.y.}v; •r?:ri ..••::{K~iT: i}ij: V .. ... ...r•..~ .``t>.! :s+3eeytn{3~;k „K'g{i;' .tom\r;,y;:ri~ ~;~M`.'•`'-;. +>:is~:..~:~?i:'i:?:'j{'.:.:c%':':'j' •:;°.or::::$:..;Y~,`,.';~i:?:;:y :;; ..~. K•k•:}h::::i:ir: ~-!y~ :;~ C vi i:~. W E m °i ~ N '~a, ~ « J ~ V ~ ~ 3 W G c ..I ~~ m ~ U ~ ~ a > w a'~b ~ W y i N ti ~ p~ ~~ ~ ~ ~ ~ `u~ ~ ~~ •any Pla~alu!l = Y y m a~ ~ ~ W N a o ~ z a '°~ . ~~ TAM • M ~oc}~eH W a rp ~ m ~pV m / ~ 0c m ~ .~ v gym' pM8 l-Sfl ~+o ~ '~b ~ ~ ~ _ = c Y ~ C m ~aP f/~ ~ a v~ a ~ R 7 ~ c 5 -L Q a Z H 2 ~ x " ~~ f 5 cps U44 S S S and also at the intersections along Airport Boulevard. The delays experienced by Genentech commuters between Route 101 and the Facility aze minimal and generally below delays experienced elsewhere in the Bay Area. 3. Future Changes Future circulation conditions were analyzed with existing (1992) traffic volumes plus the additional traffic volumes due to Genentech's Buildout (2005). The amount of traffic due to cumulative growth (between 1992 and 2005) and its impacts have not been incorporated into this analysis at this time as these items will be developed in the ongoing Specific Plan Study for the area east of Route 101. Table 1 lists the projected additional traffic generated by Genentech with Master Plan Build- out. The addition of about 2,400 employees will produce about 1,080 additional a.m. peak hour trips and 760 p.m. peak hour trips. The trip generation rates were taken from earlier studies and are based on actual observations at Genentech. The additional future traffic volumes due to Genentech's Buildout are shown in Figure 8 and peak hour service levels at the study intersections are shown in Figure 9. These levels of service assume that the recommended circulation improvements shown in Figure 10 have been implemented. At the signalized intersections, peak hour service levels will range between Levels A and D depending on the peak hour. This does represent a slight increase in traffic congestion as compazed to existing conditions but still remains within the levels typical of urban peak hour conditions. At the Eccles/Forbes intersection, conditions will generally improve due to the redistribution of traffic via Gull Drive. To improve traffic flows, Eccles/Forbes should be reconfigured from an all-way stop-controlled intersection to a minor street stop controlled intersection. The service level reported under 2005 conditions represents conditions for the worst movement (Eccles Avenue southbound left-turn). Service levels for the remaining movements are considerably better. 12 ~ M_ ~ pp ~ I ~ y ,~T E " ~ ~ C' 1 ~ O M I n R N h r N Z ,~ C M ~D N -~ a --~~ o ~ .-. ~ c~ c. ~ E~ V'1 v ~O o ~ ~ z z~ ,~ ~ Q Z ~ O I h N ON I O w z¢ ~: o M J _ N N h a~ .~ ~ (.., ; . ~ ~I 3 y ~ ~ ~ ~ W ~ « ~ Lr O ~ N O~ "" M E, Z a. o w ~- c~i (,7a L Z Z ~' y rr v G ~ ~ Q ~ O ~ O Z ~ ~. ~O M V'1 to 'C ~ N "' ~t ., .~ W D ~ D - . . a~ ... ""~ --~ C turf M M I O ~ ~ ... .~ N U W .~ ~ ._ ~ ~ v ~ Gr, ~ Gr. _H . y L ~ ~ c ~ c ¢ ..a ~ ~ E: e c ~. z U L C ~ U OQ T C •~ '~ ~ c~ .C ~ y N O ~ ap O ~~ ~ ~. L O Z C a v a o g' o ~ 'v ~ o ~ ~ ' Q' 0 0 0 > > ci e aEi a~ = v e`~ gE gE ~ ~ 3 `3 ~, o ~` ~ 4 d = O .... '~ 'C .~ .5 ~ ~ `~ .~ .s a ~ a ' ,~ 5 y 0 0 °" ~ ~~ a~ a a~ a ¢' N u ^+ N P1 R h ~O ~- 00 a`3 A .~ a a w Z c 0 C a 0 R U C ev t,Uy tQ ., C ~. 7 H H 7 O .> a a E 0 e 3 O .~ 0 .~ ~~ ~- a~ •~ c H ~ O z 13 a L Overall, the roadways and intersections surrounding the Genentech area will continue to operate at acceptable service levels. There will be some impact due to the additional traffic from Genentcch's Master Plan buildout but the recommended circulation improvements will minimize any adverse effects. 4. Recommended Improvements The recommended improvements listed below were derived from this study and a previous circulation analysis4 performed for Genentech. These recommendations should be reviewed and confirmed by the ongoing Specific Plan Studys for the area east of Route 101. New Roadways: Construct Gull Drive as a two-lane road as planned by City (Genentech remains committed to its partial funding of this connection) Ncw Traffic Signals: Install traffic signals at the following intersections (in declining order of priority): • Oyster Point/Eccles (committed to be funded by Genentech) • Oyster Point/Gull (committed to be funded by Genentech) • Forbes/Gull • East Grand/Grandview If Gull Drive is not built, its two signals would not be necessary but a signal would instead be needed at the Forbes/Eccles intersection. Improved Intersection Channelization• At Oyster Point/Gull as shown in Figure 10 At Forbes/Gull as shown in Figure 10 At East Grand/Grandview as shown in Figure 10 "Traffic and Circulation Plan" for Genen[ech, by Fehr & Peers Associates, Inc., June 1990. In progress by the City of South San Francisco. 16 ri: <Si:iii'+:; `;`.:::%'!o-..... ~, ~ V C .%fl:u:;::'.y~ti!: r: y ~::":f::v:~ii:•:•~i~~:i: i:'%?:::::n '~:nM1~t' .. ~.• k ~ ~ {`:~:`} i:S:'`':~~::~:~:?~: ~~:~:~:~'~~ :; :r:Yi:J ~:{;{ ii j ~ ih' 4t.: . r y ~ : ii1?:ti:~?;: ;::!:j::i; rMriiY "y ;.•.:'.ry~:t~r ii:j }:::~'vit?~i:~i::v^i::::i.j::: ::; :: .y-.}'r,~::,v,....,. Ji.nr~,.,:: iiJrr~ ~:i::vn'~:A ~i Y.;.p;?+, h.wi~.?%ii '~ ::::::: .. .: •.; C.' ii:hyv4i;{iivi'riA `::i\S:i4i: rii:~ ;i':ii?i. :. !' ~ ~ ~ ig/ , . ~ 4 Z: r: i ~.:: mi. v: :.t:!v: X41::: xi ::.1.::: •::: ~:..:: r~~N ~t~~±ti~ ~ r ~ ~: .. ~.,r,,;:,a. Via.............. r~:~.;r1i {`~y~^4: •)y ` LL w M ... iifh ii:;~~:ii~?~:`:f~i::iiii: ?<>~+: "`~. C ~ V E .>.:x.. a V ~:}:::;> Y~h.Q+~i' ;'j1: i~S:~v n.; ...: :...::. ,y{.. :! fby: ~::.~::. :: ii v:}:iii' ::.'ii:. . V ri ` •' R m ...., •'iris:i:'::k:::::;fi=:::':':;?~i:;., ~: ':':+i ••~ :: ~ is ~ %: ~: ..... :..;. .:::::::.... .......:. F' 1 C C 0 j : :~:11:;•1r•: : { U <:::: 3 m Z r ~' ~ ~ C G~~~ ~ ~ ~~~~ p ~m Q. i ~ - .~ ~ ~ tt ~ •~ ~ o t ~' ~ ~ ~ `ttt a ~ . ~ ~~ tt ~l o a~ b r c c m ~ ~ ~ a tt LL ~~ c~ _ v ' ~ l~ `a ~ ~ _ ~ ~'u~ ~ ~t~ 'and Pla4alA!l ~ i U ` ~y ~ m ~ o A,, ~ ~ j~ tt ~ ~eM M ~ogieH ere U J ~f m U 'y1 Q ~ m~ ~a ~ ~~~ ~~~b ~o ~-sn ~ ~ e,,y •• C ~ ~ ~ J c VeP~~ J g c ~ c ~ ~- Z o W Z t Z W z ~ n^~ 4 5 tQJ J a 17 IV. PARKING 1. Guiding. Prin~jp~ • The pazking demand generated by Genentech should be met by sufficient off- streetparking facilities. On-street pazking should not be relied on. • All parking on the site should be considered as a Facility-wide resource. Depending on physical and development conditions, each sub-area may be partially self-sufficient, but such self-sufficiency should not be a control or limitation for development. • For economic reasons, the development process should include locating temporary surface parking on future building sites. As these pazking lots are converted to buildings, parking should be moved to consolidated larger lots and pazking structures. • It will not be feasible nor desirable to satisfy each building's pazking needs in its immediate vicinity. Parking should not be too widely dispersed but rather consolidated at strategically located pazking lots or gazages. Although pazking on surface lots will be reduced over time, surface parking will not be eliminated completely. • Generally, these parking facilities should be located on the perimeter of the Genentech Facility rather than in the heart of it. This arrangement will reduce vehicle traffic on the site, avoid pedestrian-vehicle conflicts and minimize traffic noise which is conducive to the activities at Genentech. • Walking distances of up to 1,200 feet (approximately a 4-5 minute walk) between the consolidated parking facilities and individual buildings would seem to be acceptable for employees considering that internal as well as external walking paths will be available. Visitor parking should be located not farther than 400 feet (about 1-1 1/2 minute) from the first point of contact. • A parking demand rate of 1.5 spaces per 1,000 sq. ft. gross floor azea should be utilized to estimate Facility-wide average parking demands. The validity of this rate was re-confirmed by an updated parking utilization survey taken in mid 1992. The rate of 1.5 spaces per 1,000 sq. ft. is based on Genentech-specific parking investigations,6 and has been accepted by the City of South San Francisco for Genentech Facility-wide planning purposes. • The 16 parking spaces reserved for general public shoreline access (at three locations) should be retained in accordance wtth prior agreements with the Bay Conservation and Development Commission. 6 See "Parking Demand Analysis for Genentech Campus", by Fehr & Peers Associates, May 1991, 't'able 4. 18 2. Existing Conditions The Genentech site currently provides a total of about 2,440 parking spaces including approximately 370 spaces at the new research facilities on the Mid Facility. Of these spaces, 42% are located on the Lower Facility, 15% on the Mid Facility and 43% on the Upper Facility. The Lower (Main) Facility is currently significantly over-parked, that is the demand exceeds the supply, while the Upper Facility is under-parked and has an excess supply. This excess is being urilized by Lower-Facility employees who use an on-demand free shuttle to travel from Lot 18 to their final destination on the site. All parking is provided free-of-charge. A recent parking survey of the Genentech Facility indicated the parking occupancy levels listed below (see also Table 2). These levels are very similar to a survey conducted in April 1990, which is listed here for comparative purposes: 1 1 2 A ri 1 Lower Facility 100% 107% Mid Facility not in operation not in operation Upper Facility 49% 17% Average~I'otal 74% 65% The implementation of the parking shuttle and encouragement of the use of Lot 18 have been successful in reducing the parking pressure on the Lower Facility and in channeling the growth of parking demand in the last two years to the available spaces on the Upper Facility. 3. Futu?p [' anger The existing pazking lots will undergo significant changes in response to the Master Plan building program and in accordance with the planning principles set forth. As the building program will proceed in specific stages over time, so will the parking changes. Both, the building activities and pazking provisions will be coordinated at each step to assure adequate parking capacity. ~ By Fehr & Peers Associates, conducted on Tuesday, July 14, 1992. 19 Table 2 Parking Zone Lower Facility 1 2 3 4 5 6 7 8 9 10 11A Paved Lot 11 B Gravel Lot 12 GENENTECH PARKING UTILIZATION 1 (ADJUSTED FOR FULL BUILDING OCCUPANCY) Total Spaces Spaces Used % Spaces Used % Available 2 10:00-11:30 a.m. Utilization3 2:00-3:30 R.m. dlization3 Subtotal Allowance for Vacancies ~ Subtotal Mid Facility 108 98 (1 }a 92% 95 (1 ~ 89% 108 105 (5) 102% 105 (S) 102% 24 22 (4) 108% 21 (4) 104% 6 6 (1) 117% 6 (1) 117% 20 17 (1) 90% 19 (5) 120% 1935 154 (4) 82% 160 (6) 86% 86 78 (5) 97% 79 (8) 101% 95 91 (11) 107% 87 (11) 103% 06 0 0% 0 0% 40 38 (12) 125% 40 (12) 130% 75 75 (23) 131% 73 (25) 131% 70 59 (10) 99% 66 (7) 104% 1 1 1 % 166 (39) 1 % 1,015 909 (108) 100% 917 (124) 103% ~~ ~~ 909 (108) 100% 917 (124) 103% -Under Construction, parking not available for Genentech employees- (at time of survey) 13 0 Upper Facility 14 49 15 64 16 (46)g 17 a0 18 547 19 ~ Subtotal 1,053 Allowance for Vacancies 9 Subtotal Total 2,068 Note: Footnotes are listed on next page. Far location of parking zones see Figure 11 0 23 (5) 38 (6) 0 49 159 (3) 493 (14) 09 503 (14) 1,412 (122)10 0% 57% 69% 0% 70% 29°k ZS?~Q 48% 49% 749610 0 24 (6) 34 (1) 0 53 147 23g (51 496 (12) ~4~ (12) 1,423 (136)10 0% 61% 55% 096 76% 27% 4896 49% 759b 10 20 t From Parking Survey conducted by Fehr ~ Peers Associates on Tuesday, July 14,1992. 2 Legal, off-street parkin8 spaces• 3 Includes illegally parked cats. e (x) denotes cars parked in illegal areas. S Does not include public access (shoreline) spaces (18 marked spaces). 6 Lot does not exist any longer. ~ Current overall building occupancy in Lower Facility is 10096 (while Building 4 is only partially occupied several other buildings are occupied above capacity). ti This figure is not included in totals because Building 21 is presently vacant. 9 Current overall building occupancy in Upper Facility is 98% (while Building 24 is presently about 8796 occupied, Building 20 is over capacity, resulting in overall 296 vacancy). to The parking counts also include about 140 temporary employees. 102 temporary interns, and an unknown number of temporary construction workers. 21 m ~~ a 1° O a U -y ~ ~ ~ ~ m .~ ~ ~ 4. _ ~a ~ sH LL ~ ~ C ~ `- Q j a v ;, ~ J~\ O ,1 L ~' v rc °'~ c°c ' ~~ ~ ~, ..-~ ~.., ~n N ~l ~ O .--. C7 .-~ ~~, ~ ' Z c~ hp r' .- ~ '-- O '~ _ _~ i a t S 71 a v= ~ ~ J < oo .' ~ C ~ L m •~ a c~ ~- tL. .'~ ~ i ~ ~ m ~ J `0~ N N ~~ T N ~ .-~ N ~' ~C r ., .~ ~\ n r- O N Q m ~- F- J ~- U i ~ ~~ _ Z ~a W Z Y ~ a -per ~ C G z ~ a ~ is E ti Z c c c c ,~ ~a as '~ '~ a a m m Col= s L Tablc 3 summarizes the projected parking supply as well as floor area and employee statistics, by sub azea. A multi-level parking garage is proposed to be constructed on the easterly perimeter of the Lower Facility off Forbes Boulevard to consolidate parking on the Lower Facility and assist pazking self-sufficiency in this area. The existing garage on the Mid Facility would be expanded as development proceeds in this area, and new structure parking would also be incorporated into new building(s) on sites 1 and 4. 4. Recommended ImRrovements Expand the parking faciliries in accordance with changing needs. Construct pazking structures on the Lower and Mid Facilities as needed to assure adequate pazking. 23 M _~ R E-~ C/~ V Q a. V z r.i Q 4 Z N1 Gra Gz7 a w O Gzl 00 Z Q Q a O .a fJ, Gz, O Q y U 'TS O ~ .--~ C C~ C .-+ .~ M Y a ~ •~ O ~ M v'~~ t11 O E N '-' `r Liz ~. p O O C O 8 O O O _ ~ h p O ~ p ~n v7 [~ ~D •r, ^' N v y 7~ :7 ~ _ O K1 C et Y ^'r N 4 0.) • y ~ 0 ~ ~ ~ ~ f+1 O E -- N ` o g g 0 c=. ~ ° o ° _ 00 N N ~ ... V •~ ~ ~r w w 3 b ~ ~ '~ E~ 24 !~ C 13 O v c J C c. H Z a3 a ~ o °' •~ V ~' ~~ ~ E ~ ~ w a ~ 3 a N x V . SERVICE AND GOODS MOVEMENT 1. iir~ino PrinriF~ • Access driveways to service loading docks should be located, to the extent feasible, along the perimeter and rear of buildings where interference with building entrances and pedestrian flows is minimized. • The central spine between the buildings should be kept free of truck and service vehicle traffic as much as possible to enhance pedestrian linkages and to provide quiet plazas. • Adequate turning radii and roadway widths should be provided to facilitate truck movements and loading/unloading maneuvers. • To the extent feasible, the loading docks of buildings should be re-oriented towards the service roadways to minimize the need of trucks and service vehicles to travel along the public streets traversing the site (eastern segment of Forbes Boulevard and Point San Bruno Boulevard). • The service roadways should be designed to allow adequate and fast access by emergency vehicles (especially fire fighting equipment). 2. Existing ondition Table 4 summarizes the present truck and service vehicle activities at the existing service docks. As of September 1992, an average of 41 daily truck and service vehicle round trips are made to the Lower Facility. Most major outside truck deliveries are made to the loading docks of Building 7 which has direct access from Forbes Boulevard. From here, shipments are distributed by smaller Genentech vehicles to individual buildings. Truck and service vehicle movements to the buildings on the Mid and Upper Facilities are rather minimal. These buildings aze served directly off of Point San Bruno Boulevard (as is the case with the Mid Facilities Research Buildings) or Grandview Drive. 3. FLt,~re C'hangeS The central service functions that are now located at Building 7 will be relocated to Building 9 (see Figure 1 for building locations). Building 9 will initially be accessible via Kauffmann 25 Q a, U 0 0 w a w V] Z ~_ X w Q ..r U Q U F C rn _O ~ U U .t".. C U ~ U 'p C~ J ~ g ~ ~ M C ~ ~ '~ E- c~ O ~ N 5p .yp ~ C "0 :~ ~~ 0 0 •U o~ oA o zGL~ hNN ~vn" MOO a'~. .~C .._ a~ C. ~~ e ~~ f L.. .n H U ~ c3 ~ J C Y ~ ~ J ' ~ ~. . ~ o ~E- ~ ~~' ~v» LL. ~,,, ~ M .~-+ .-. ,,,,, ~e O O ~> U a . U ~¢~ U e ~ N i- F G O U a V C ~ . a V UW ^ N + ~O + + H C M Q fr1 V'1 O C O Lt. 26 v'1 v~ O N O ~ v'~ v~ N --~MV'~ O ... _....MO a~ r,.q t.. O J E"' H O a y a~ T U C 1.. U W vi ~ a, O K ~ ~ ~ v'~ ~ ~ ~ ~ ~~~ ~, ~,~ ~ , e ,,~ :sce~ a~ .. -saw ee y ~ ~~e=~ v~ •r, ~ '~ U v~ ~. ~. a~ U ;~ E- ~ e U 0 0 3 F-• ^ ~ a .~ M M N ~ ~ '.CC C/~ of C N et Cj t N U 3 v a~ O C .~ ~ ~_ ~ O ~ ~ ~_ ti ~ ~~ ~~ ~~ y C ~ p ~ '~ t .~ ~~ 33 ~ N N N N ~ n C ~'''s^ ACC ~ OCR ~t ^ C 'a T~ ~~ ~ ~~ e~ e~~ ~[~~ ~V~ C v ~ ~ ~ U M> M ~O ~fN N~ef O U R U~ N N + (-~ C K t~ 00 C O c c .7 M N Q~ G~ N ~_ a N O CO 5 :n W ^v.0 0 a E F= .. O a~i ~ C7 ~ a`i R ~ 3 L v ~\1 ^ U C ~ N L v ~ :3 C_ •~ T Q ~ ~ C d 9 ~ ~ 5 ~ ~ O r ~ ~ ~ _~ C y~ U F N Court and in the longer-range future (by about year 2000) via a new driveway off of Forbes Boulevazd to be located about S00 feet to the west of Kauffmann Court. Trucks and service vehicles will be routed along the southern sides of Buildings 9 and 8 to the loading facilities of Buildings 9, 8 and 3. The new Building 7 will have a minor loading dock off of Kauffmann Court which is proposed to be converted to a private access driveway. Most of the loading activities of Building 5 will be relocated to other buildings. Some minor services loading function will be retained at Buildings 1 and 4 and at any new building(s) on this site. These measures will assist in reducing truck and service vehicle traffic in the central courtyazd area between Buildings 7,5,3, and 8 and along Forbes and Point San Bruno Boulevards. The inactive railroad spurs on the Genentech site will be de-commissioned, the tracks removed, and the right of way used for other circulation and/or parking purposes. 4. Recommended ImDrovement~ • To the greatest extent feasible, utilize existing driveways to route truck and service vehicles along the rear of buildings along the perimeter of the site. • As necessary, re-orient or relocate service docks to match the revised truck access pattern. 27 V I. CENTRAL CIRCULATION SPINE 1 Guiding Principl,~,q The inner area on the Lower Facility between Buildings 7, 5, 3, 8, and 9 should be re-designed with an emphasis on safe pedestrian and hand-cart circulation, quiet seating areas, and landscape enhancements. As much as possible, truck movements and parking lots should be ultimately minimized and moved to the perimeter of the site. Ultimately, this Central Spine should connect a new parking structure at the west end of the Lower Facility with proposed buildings on the Building 1 and 4 site and the Mid Facility, thus becoming the primary linkage between the various sub areas. (See Figure 12.) Secondary pedestrian circulation spines should connect the primary Spine with other pedestrian destinations as shown in Figure 12. 2. Existing .+.+.~:.:....~ The area off the Kauffmann Court cul-de-sac serves presently a multitude of functions: truck access, loadings areas, parking lots, abandoned railroad beds, trailer storage and pedestrian movements. Frictions between these competing uses are not uncommon. Although Kauffmann Court, a public street, serves as the primary access street to this area, its width and character are over-designed if compared to the function it serves. The pavement is 40 feet wide and there is no sidewalk on the west side of Kauffmann Court. Consequently pedestrians walk frequently on the street. Some through-traffic has been observed to use the court yard area to short-cut between Kauffmann Court and Point San Bruno Boulevard. This brings unnecessary vehicle traffic into an already congested area. Because of the obstacles created by parked vehicles, raised curbs, landscaped islands, and trucks and service vehicles, pedestrian movements along the courtyard and between buildings are attunes difficult and unsafe. 28 ~. cv m O U .~ Ll.. C (Tf ~ ~ ;, ~ m ~~ ,~ ~ c .--~ ~ ~ ~~~~r a ~ ; ': *~~~ .., ~' o'er '~•, .., h ~ N ~a. ~ i ~ .~ .,~. * / Q' cn ''~I/ ,~/f ,,________ * ~' UG``P %~ j i ~- I oo ~U _ ~/ ?. -~~ LL ~ ~ 0 ~ ~m~i ~~ N ~~ ~ ~ ~ ` ~aC7 ,~ 0 N • i ry N .~ ., .~ 29 2 v ~~ m N c e ~5 <: ~~ a~ .e .g =S ti ~ a O W J 2 0 N Z T Z "a J U U _Q N W D W a C m c 'a ~ ~ ~ •c t4 'C H H m y p. C ~ m ~ a C ~ a` o ~ E a ~ ~ ~° z' ~ ~ m c c E a ~ ~ 'v ' 'v ' cn t ~ ~ ~ v~ m m ~~~ ~ * I ~ ~ 3. Flltt?'? Chang A redesign of this inner space in accordance with the guiding principles outlined above will re- organize the various functions and provide for a more pleasant pedestrian-oriented atmosphere. As part of this new design, Kauffmann Court will be vacated as a public street and narrowed to the City's internal driveway standards. The redesign will ultimately result in significantly lower traffic volumes on Kauffmann Court and in the courtyard area as parking lots are relocated and truck and service vehicle movements are moved to perimeter driveways. Employee gathering spaces, new landscaping and a cafeteria will transform this area into a pedestrian plaza. Future extensions will connect to the planned parking structure to the west and to the Mid and Upper Facilities to the east and south. 4 Recommended Imnrovementc • Vacate and convert Kauffmann Court to a secondary pedestrian circulation facility with limited service access. Anew access roadway will be built to the west of Kauffmann Court to provide access for service vehicles, trucks and cards. • Redesign the courtyard area to create apedestrian-oriented primary Central Spine with connections to secondary pedestrian spines as shown in Figure 12. • To the greatest extent possible, implement the perimeter service vehicle driveways as described under the heading "Service and Goods Movements". • Install new and protected pedestrian crosswalks across Point San Bruno and Forbes Boulevards to assure safe walking linkages to Buildings 1 and 4, to the Mid Facilities, and to the shoreline. 30 APPENDIX A Table A-1 DEFINITION OF INTERSECTION LEVELS OF SERVICE1 Level of Service Sit? li d I Adjusted Volume/ na ~e nt rcartinnc Tana i v Ratioc2 A Conditions are such that no approach phase is fully utilized by traffic and no vehicle waits through more than one red indication. (Very 0.00 - 0 50 slight or no delay) . B An occasional approach phase is fully utilized; vehicle platoons are formed; this is suitable operation for rural design purposes. (Slight 0.51 - 0 58 delay) . C Stable operation; occasionally, drivers may have to wait through more than one indication; this is suitable operation for urban design purposes. (Acceptable delay) 0.59 - 0.70 D Approaching unstable operation; queues develop, but are quickly cleared. (Tolerable 0.71 - 0 86 delay) . E Unstable operation; the intersection has reached ultimate capacity; this condition is not uncommon in peak hours. (Congestion and 0.87 - 1 00 intolerable delay) . F Forced flow; intersection operates below capacity. (Jammed) over 1.00 t For capacities expressed as maximum intersection n ca ci at E/F service carryi S Pa tY. level threshold. 2 Capacity (F.JF threshold) is 20% higher than TRB Ci rcular 212 Met_hodolo¢r CIRCULAR 212 ADJUSTMENTS Adjustment Cri~cat Volume t pvel of Service rPthnlri ~~ 2 Phase s 3 Ph~c 4 ~ ~ ~ 900 855 825 B/C 096 1,050 1,000 965 GD 596 1,260 1,197 1,155 I)~ 1596 1,553 1,475 1,400 E/F (Capacity) 2096 1,800 1,710 1,650 Source: Fehr & Peers Associates, Inc. Utility Study: Text to be inserted Genentech Corporate Facilities Master Plan Credits Genentech Facilities Engineering Bill Young Jim Panek Mike Edwards Peter Yee John Sung City of South San Francisco Planning Division Steve Solomon Steve Carlson Larry Kasparowitz Ker.Kay Associates Master Planners Ken Kay Jack Appleyard Nancy Leszczynski Chris Kukula Paul Ip Karen Williams Paul McArdle Sue Paiz Elizabeth Harris Fehr & Peers Associates Transportation & Parking Consultants Juergen Fehr Julie Sasaki Backen, Arrigoni & Ross Architectural Consultants Howard Backen Ken Jung