GATEWAY BUSINESS PARK
Master Plan
South San Francisco, CA
May 20 13
Prepared for:
(81 B10Med Realty
Prepared by:
KEH KAY ASSOCIATES
Master Planning, Urban Design,
& land:icape Architectu1 e
1045 San<,,ome Slreet - S1ud1o :t2 1
San Francisco, CA. 9411 1
1415)%6-4472
'l..inkaysfcom
Collaborators:
City of South San Francisco
Fehr & Peers Traffic Consultants
BKF Engineers Surveyors Planners
FLAD Architects
GNU Group Signage Consultants
Treadwell & Rollo Geotechnical Engineers
GATEWAY BUSINESS PARK MASTER PLAN
Table of Contents
Introduction
Master Plan Vision Statement
Master Plan Goals and Objectives
Key Master Plan Principles
Purpose and Relationship of Documents
I. Project Setting
1.1 1.2
1.3 1.4
1.5 1.6
Regional Context
Local -Context
Existing and Future Roadway System
Existing and Future Transit
Geotechnical Setting
Existing Utility Services
II. Development Program &
Development Sta ndards
2.1 2.2
2.3 Existing Development Program and Use
Proposed Development Program
Development Standards
iv
V
vi
xiii
2 2
4 6
7 7
10 10
11 Table of Contents
Ill. Urban Design & Site Planning
3.1 3.2
3.3 3.4
3.5 3.6
IV.
4.1 4.2
Site Planning and Organization
Building Framework
Open Space Network
Pedestrian Circulation and Amenities
Vehicular Circulation and Parking
Employee Amenities
Plan Implementation
Gateway Business Park Master Plan
Regulatory & Review Process
Phasing
Appendix A : Design Guidelines
Appendix B : Master Plant List
Appendix C : Mast r Sign Program
15 17
19 21
22 24
26 27
GATEWAY BUSINESS PARK MASTER PLAN
GATEWAY BUSINESS PARK MASTER PLAN
Introduction
Master Plan Vision Statement
Master Plan Goals and Objectives
Key Master Plan Principles
Purpose and Relationship of Documents
ii
iii
iv
xi
GATEWAY BUSINESS PARK MASTER PLAN
Introduction
Master Plan Vision Statement
The Gateway Business Park is a 22.6 acre site in South San Francisco, California that is ready to make a transformation. Over the last two decades this successful business park has been shaped into its current form which consists of an organized, architecturally consistent group of low scale buildings that are surrounded by surface parking and perimeter landscape. Although it has served its tenants well over the years, it is time for a new vision to take the Gateway Business Park into the decades to come.
This new vision entails a plan to more closely achieve the property's highest and best use by the creation of a higher density, contemporary, high quality, life sciences oriented campus. This will be accomplished by a phased and incremental replacement of the existing low scale build200 Oyster Point Boulevard
180 Oyster Point
Boulevard
ings with a community of new buildings that are modern, more energy efficient and better support the ongoing evolution of the life sciences industry. This community of new buildings, organized by a campus style site planning approc1ch , changes the paradigm of how the outdoor environment is currently experienced by the prevalence of surface parking to one where the pedeistrian is prioritized in a landscape filled with a variety of useable spaces that are attractive and well connected_ J
This rendering is a
vision of the future
Gateway Business
Park with all new
buildings, a large
central common
open space and
parking structures.
Bird's Eye View Looking Southeast over the Proposed Vision for the Redevelopment of the Gateway Business Park
GATEWAY BUSINESS PARK MASTER PLAN
The creation of this new working campus has many benefits for a wide array of stake holders.
• The City of South San Francisco will experience the benefits of economic development, maximize potential redevelopment revenues and strengthen the City's employment-base. The City will also further cement its reputation as a world leader in the concentration of life science I biotechnology research and development. • Corporations that will occupy the campus will benefit from modern, efficient and flexible facilities within a high quality environment that will significantly contribute to their potential for long term success and their ability to recruit and retain talented employees in an increasingly competitive local and global market.
.l!llo.
Bird's Eye View over Existing Site Looking Northeast
Introduction
• Employees will benefit from an enjoyable and attractive workplace that provides an environment in which both the internal building and external open space systems foster connectivity and community to enable more opportunity to share ideas and collaborate. • The owner and developer of this property will benefit from its long term investment, beginning with the creation of the original business park to its transformation into an asset capable of keeping pace with opportunities and demands of the current and future markets.
Master Plan Goals and Objectiv s
The following is a summary of the primary goals and objectives that shape the intent of this site's redevelopment:
• Utilize the site's existing zoning potential by increasing use from the existing 284,000 square feet (approx .29 FAR) to up to the site's permitted 1 .25 FAR capacity. • Form a cohesive working campus environment that is capable of accommodating one or multiple tenants with a meaningful and clear organization of buildings, structured parking and network of high quality pedestrian circulation and open spaces. • Emphasize the pedestrian environment with well designed and useful landscape spaces that respond to the unique challenges of the South San Francisco micro-climate.
• Encourage high quality architecture, landscape architecture and sustainable design elements. • Connect to and foster the use of various modes of transit such as Caltrain, BART and future Ferry service .
• Allow for the incremental and phased redevelopment of the existing buildings while maintaining a functioning working environment for those areas of the site not yet being redeveloped .
GATEWAY BUSINESS PARK MASTER PLAN
111
1\1
Introduction
Key Master Plan Principles
The following key principles will assist the master plan's goals and objectives in shaping the execution of the campus's vision:
Creating Meaningful Op n Space
Minimizing the dedication of site area to surface parking is the primary planning strategy to enable the creation of useable pedestrian oriented environments. To accomplish this, it is envisioned that the site's parking needs will be primarily consolidated into parking structures, supplemented with sub surface garages at buildings where necessary with limited surface parking. This approach enables the creation of a primary central open space network called the "Central Commons" where employees and visitors can logically and safely move from place to place, stop to share ideas, gather for events or simply spend time in the sun protected from the wind .
Organization of Vehicular Entry and Arrival
Points
Clear organization and prominent identification of vehicular entries, arrival areas, access points to parking structures and intended paths of travel are critical to safe and logical vehicular movement through the campus. These important points should be reinforced by design techniques to terminate important views and to shape arrival spaces. The incorporation of legible high quality signage, wayfinding and other special site elements will also be used. Building entry points will be clearly identified and pronounced through architectural and landscape design to complete the "arrival sequence," especially for those buildings that may not have a direct vehicular arrival/drop off area.
GATEWAY BUSINESS PARK MASTER PLAN
Central Commons Concept
Clear Building Entl'y Points
/ Gateway Business
Park Master Plan
Area Boundary
G) Buildings
@ Central Commons
@ Parking Structures
@ Arrival Areas
Introduction
This plan represents a concept framework for the campus and is intended only to convey a vision for relationships
and elements.
Conceptual Illustrative Master Plan
GATEWAY BUSINESS PARK MASTER PLAN
I/
vi
Introduction
Existing Intersection of Oyster Point & Gateway
Boulevards
Capitalizing 1,n and Fitting into Context
The prominent position at the intersection of Oyster Point and Gateway Boulevards not only provides valuable corporate visibly for the occupants of Gateway Business Park, but also serves as a platform to create a landmark entry into this employment community known for being the birthplace of biotechnology. It is envisioned that iconic architecture and identity forming landscape elements such as walls, natural planting forms, natural materials and special sculptural features will be combined to signify this gatew.ay experience.
r 1
Concept of Iconic Gateway at Intersection of Oyster Point & Gateway Boulevards GATE:WAY BUSINESS PARK MASTER PLAN
180 & 200 Oyster Point Boulevard Buildings
Although not technically part of Gateway Business Park Master Plan area, the recently developed buildings at 180 and 200 Oyster Point Boulevard are intrinsically linked with the organization and development of this campus through their proximity, access, street orientation, operational needs and architectural style.
Hedgerow at Gateway Boulevard
Along Gateway Boulevard, the existing hedgerow of Poplar trees provides a very strong identifying element for the western edge of the site and is a valuable contribution to the campus's street frontage. A significant portion of this hedgerow is intended to be retained as part of the new development and it will be reestablished in areas where its removal is necessary for future construction. This hedgerow provides an additional benefit by acting as an effective windbreak to help reduce the impact of the site's typically windy conditions.
•
Introduction
180 & 200 Oyster Point Boulevard Buildings
VII
GATEWAY BUSINESS PARK MASTER Pl AN
viii
I ntrod uct1on
Arch"tectural Distinction and Variety
The over arching architectural vocabulary of the campus should reflect a general cohesiveness while allowing variety through the creation of individual building groups. These groups are: the buildings that front Gateway Boulevard, the internal site buirdings, and the parking structures. The recently developed buildings at 180 and 200 Oyster Point Boulevard can be considered a fourth building type of the ultimate campus although they are not technically part of the Master Plan area. The combination of these four building groups provide an important variety that will help distinguish this campus from others in the area that have employed a more homogenous building approach.
GATF::.WAY BU SINESS PARK MASTER PLAN
Landscape Character
The landscape fabric ultimately defines the feel of the campus from the pedestrian perspective and acts as the overall unifier tying all aspects of the campus together. The vision for the landscape character is one of a natural, informal and employee friendly appearance built around free flowing forms rathe1- than geometric patterns. This is accomplished by the use of a simple· yet effective palette of plant materials with varied seasonal interest, form , color and texture and the incorporation of other natural elements such as rock and stone work . These elements will be combined with variations in landform and circulation routes to create a series of wind protected spaces that are experienced individually throughout the circulation network rather than being large expanses of flat open space.
..
Greening Concepts
Creating a "green" campus has a dual meaning for the Gateway Business Park. By employing a LEED equivalent standard for the design of the new buildings, this campus will incorporate and benefit from the advancement in techniques and technologies of resource consciousness that relate to today's popular definition of "green." In addition, the campus will utilize a literal "greening" approach where a commitment to landscape as part of an overall site and architectural design vocabulary is employed. Along with thoughtful approaches to materials, energy and water consumption, water quality, and a host of other resource conscious concepts, this project recognizes the importance of the symbolism and connection to Introduction
life that plant materials provide in the context of a life sciences oriented campus . To that end, the inclusion of plant material in aspects of design including terraces on some buildings and faces to the parking structures are envisioned to help give life to what could otherwise be cohsidered the cold hard necessities of buildings.
GATEWAY BUSINESS PARK MASTER Pl AN
IX
)f
Introduction
:~.
'•
1.- "'"'
, ,.· Sn~r;J.frr,,
-~o,. '• , . p,,m,
. r
~ ..... : ... .
-~·-
,. ,,,, ..
;t .
i,
-.... :"" .• · :• . '
'N
rv:
\
•
'l,. ?
•;_
• •
~ %
I Specific Plan Area
I I East oflOl Area Plan
~:§1 Redevelopment Area
--- Gateway Specific Plan District
Gateway Business Park
Master Plan Area
,,
.. ~.--
Master Plan Area and Redevelopment Area
GATEWAY BUSINESS PARK MASTER PLAN
..
'm
. ,. ...
. <S'4N //cii!JNd :MrlPf\'1'AfN.
"f<«t;~r~_f;\f K
·\ .. i
\ ) .
J,,-,,,,c,sco
---
Source: South San Francisco General Plan
Introduction
Purpose and Relationship of Documents
This Master Plan and associated new documents are intended to re-entitle and set forth a framework of performance criteria for the redevelopment of the Gateway Business Park. The following list is a compilation of the existing regulatory documents that currently govern the site's development and the new supplemental documents that are being proposed to provide a greater level of specificity to implement the redevelopment vision.
Existing Documents
General Plan (adopted 1999)
The South San Francisco General Plan sets forth goals and policies to guide the intent in density and the City's future growth and development.
East of 101 Area Plan (adopted 1994)
The East of 101 Area Plan was created to guide more specific aspects related to the intent of development for this area that were not addressed in the General Plan or other regulatory documents.
Zoning Ordinance - Gateway Specific Plan District
The South San Francisco Municipal Code specifies the application of the goals and policies of the General Plan through land use zoning and establishes permitted uses, building limitations, spatial standards, parking standards and regulates development of parcels within the City. The Gateway Specific Plan District is a redevelopment district created to refine and implement the City's General Plan for a specific area within the East of 101 Area Plan. The regulations for this district have been incorporated into the municipal code as Chapter 20.57. The proposed Gateway Business Park Master Plan area is located within the Gateway Specific Plan District boundary and is represented by Zone 5 in Exhibit A in Ordinance 868-61. All regulations in the municipal code relating to the Gateway Specific Plan District shall govern the development of the Gateway Business Park Master Plan area unless otherwise indicated in the Master Plan.
Proposed Gatew ay Business Park Documents
Gateway Business Park Master Plan
This Master Plan establishes the intent, framework, and development program of the Master Plan area. Amendments to the municipal code section 20.57 that govern the Master Plan area are identified in the Development Standards in Chapter II to this document.
Gateway Business Park Design Guidelines
The Design Guidelines are included as Appendix A to the Master Plan to provide additional guidance for future designers and planning staff as the campus is redeveloped.
Environmental Impact Report
A project specific EIR will be prepared concurrently with the Master Plan review process to study and identify mitigation measures necessary to implement the proposed development program.
GATEWAY BUSINESS PARK MASTER PL.AN
xi
I. Project Setting
1.1 Regional Context 2
1.2 Local Context 2
XII
1.3 Existing and Future Roadway System 4
1.4 Existing and Future Transit 6
1.5 Geotechnical Setting 7
1.6 Existing Utility Services 7
GATEWAY BUSINESS PARK MASTER PLAN
GATEWAY BUSINESS PARK MASTER PLAN
I. Project Setting
Pacific Ocean
2 Legend
11111111111111 Caltrain
CD
BART
Bay Trail
Ex. Ferry
Route
Prop. Ferry
Route
-1 Airport
•••• Biotech
••• Hubs
C) NTS
i- ~--- --- Regional Context
GATEWAY BUSINESS PAR!< MASTER PLAN
. S.F.Ba~
San Fraricisco lnt'I . ~.. ·.
··, ..
.
- ----- ··'
1.1 Regional Context
The City of South San Francisco is well situated for continued expansion of business opportunities because of its location between major population centers, convenient access to international airports, major highways and multiple modes of public transit and trail systems. It is the birthplace of the biotechnology industry and is home to several of the world's largest biotechnology companies making it a world leader in the global marketplace. Much of the growth for this industry in South San Francisco has occurred through the redevelopment of existing industrial base uses in the East of 101 Area. It is critical to continue to support and promote this approa1ch as competition for locating biotechnology companies and the talented scientists and other employees they need grows both locally and globally.
1.2 Local Context
The Gateway Business Park Master Plan area is located at the intersection of Oyster Point and Gateway Boulevards in South San Francisco's East of 101 Area. US-101 (Bayshore Freeway) is in very close proximity to the site and provides direct access from the Oyster Point Boulevard exits from both north and south bound directions. The South San Francisco Caltrain Station is approximately% of a mile from the site.
The site's climatic conditions are generally consistent with other Bay Area cities that are characterized by mild winters, cool summers and moderate intermittent rainfall in the winter months. Other factors shaping the local climate are the proximity to the bay edge and the relationship to the San Bruno Gap that divides the San Bruno Mountains and the Coast Ran~Je. This dynamic has a particular influence 011 wind patterns especially during the spring and summer months resulting in strong afternoon easterly moving winds of up to 25 mph.
Legend
(!ill Gateway Business Park Master Plan Area '
180 & 200
Oyster Point Blvd
Vehicular Access Points
Shuttle Service to
Transit
to S. San Francisco
BART ptalion
I. Project Setting
• .,
.:i!:
0 3
Local Context
GATEWAY BUSINESS PARK MASTER PLAN
4 I Project Settirg
1.3 Existing and Future Roadway System
xisting Roadways and Bicycle Facilities
Two north-south freeways, US-101 and 1-280. form the backbone of the roadway system in South San Francisco and carry regional traffic between San Francisco and Santa Clara Counties. 1-380, an east-west connector between US-101 and 1-280, lies just south of the City. On an average weekday, the section of US-101 in South San Francisco carries approximately 200,000 vehicles . The 2007 Congestion Management Program (CMP) for San Mateo County reports US-101 operates with minimal to moderate levels of congestion (Level of Service D) in South San Francisco during peak commute hours.
In addition to the freeway system, a network of arterial, collector, and local streets provides access and mobility within South San Francisco.
Major arterial roadways near the Gateway Business Park Master Plan area include Airport Boulevard, Bayshore Boulevard, Oyster Point Boulevard, Gateway Boulevard, and East Grand Avenue.
Bicycle facilities include bike paths (Class I), bike lanes ·(Class II), and bike routes (Class Ill). Bike paths are paved trails that are separated from roadways. Bike lanes are lanes on roadways designated for use by bicycles by striping, pavement legends, and signs. Bike routes are roadways that are designated for bicycle use by signs only and may or may not include additional pavement width for cyclists. In the vicinity of the project site, bike lanes are provided on East Grand Avenue, Sister Cities Boulevard, and portions of Oyster Point Boulevard. Gateway Boulevard and Airport Boulevard are designated as bicycle routes. The San Francisco Bay Trail, part of a planned 400-mile system of trails encircling the Bay, is located close to the project site and provides access to the Oyster Point Marina.
GATEWAY BUSINESS PARK MASTER PLAN
Fut ure Roadways
Several roadway improvements are planned in the East of 1 O 1 Area. The South San Francisco General Plan proposes the extension of Railroad Avenue from South Linden Avenue to Gateway Boulevard (East Grand Avenue). This new street connection would provide an additional connection to the Oyster Point area across US-101 and Caltrain tracks, and it would likely be a four-lane roadway. These improvements would enhance access from the south via the Airport Boulevard exit and Gateway Boulevard.
Several intersectio traffic improvements are also planned for the East of 101 Area and included in the City's Traffic Impact Fee Program. They include improvements to the Oyster Point interchange and to intersections along East Grand Avenue. -~
/
r£}1."J"
C1w1
Legend
Gateway Business Park
Master Plan Area
BART
I I I I I I I Caltrain
SamTrans Bus Route
• Existing Caltrain Station
--- Bay Trail
•••••
• 0
Shuttle Service to
Transit
Existing Bicycle Facility
Proposed Bicycle Path
Ferry Terminal
Existing Shuttle Stop
NTS
I
I
I. Project Setting
San Bruno Canfll
S,1,1
Francisco
Bay
Existing Transit Route Diagram
GATEWAY BUSINESS PARK MASTER PLAN
5 6
I. Project Setting
1.4 Existing and Future Transit
Existing Transit
The Gateway Business Park Master Plan area is not directly served by rail or bus transit services; however, three transit agencies (Caltrain, BART, and SamTrans) provide commuter rail and bus service in the vicinity. The East of 101 Area relies on supplementary shuttle services to connect employees with the BART and Caltrain stations. Shuttle services are operated by the Peninsula Traffic Congestion Relief Alliance and include the Utah-Grand and Oyster Point shuttles. The Gateway Express shuttle is operated by Compass Transportation under the guidance of Genentech in conjunction with the Gateway Association, and is open to non-Genentech employees.
While the site is approximately three-quarters of a mile from the South San Francisco Caltrain Station, pedestrian access is inconvenient due to the lack of direct pedestrian connections and lengthy pedestrian wait times at signalized intersections.
In addition to rail transit opportunities, the San Francisco Bay Area Water Transit Authority (WTA) began ferry service between Alameda and South San Francisco in mid-2012 at the new ferry terminal at the Oyster Point Marina.
Future Transit
Several transit changes are also planned in the vicinity of the site.
The proposed relocation of the South San Francisco Caltrain station will include a bicycle/pedestrian under- or over-crossing of the railroad tracks to allow for better pedestrian accessibility to and from the East of 101 Area.
GATEWAY BUSINESS PARK MASTER PLAN
Ferry Terminal
1.5 Geotechnical Setting
The 22.6 acre site is geotechnically characterized by the subsurface conditions consisting of the following general profiles:
• Bedrock exposed at the ground surface
• Native dense sand over bedrock
• Compacted fill over native dense sand over bedrock
• Compacted fill over bedrock
The fill is characterized as compacted in the site-specific geotechnical report prepared for the adjacent development of 180 and 200 Oyster Point Boulevard. The fill consists of sand, clayey sand and sandy clay. The native soil is predominantly silty and clayey sand. Bedrock is of the Franciscan Formation and consists of shale and sandstone.
Groundwater was found perched on top of the bedrock in fractures, seams of the bedrock, or seeping out of exposed bedrock faces.
Based on information in the available reports and the documented subsurface conditions, it is assumed that there are no geotechnical issues that would preclude an intensified development of the site. Additional site exploration shall be performed as necessary to identify any changes in the soil and bedrock conditions to determine the soil/rock profile as specific building sites are identified for development. Due to the variations in the subsurface profile across the site, the acceptable foundation performance may differ between structures and various foundation types may be needed. Shallow foundations such as footings, mats or slabs will likely be acceptable for some buildings while others may require deep foundations such as drilled in-place piles. All of these foundation types are common and feasible and the decision of their appropriate use will be made by the development team during individual building design.
1.6 Existing Utility Services
Domestic Water
I. Project Setting
Water service for the site is provided by California Water Service Company (CWSC). The CWSC obtains its water from a purchasing agreement with the San Francisco Public Utilities Commission (SFPUC), which is supplied by water from the Hetch Hetchy Regional Water System and groundwater. According to the Genentech Corporate Facilities Master EIR, dated May 23, 2006, CWSC's contract with SFPUC, dated August 8, 1984, entitles CWSC to 42.3 million gallons per day (mgd) annual average. In 2005, the request from CWSC was 38.25 mgd with an additional 1.4 mgd supply pumped from groundwater. According to preliminary conversations with CWSC staff, water supply is available for the project and capacity of the existing off-site water distribution is not anticipated to be affected. Existing water distribution mains within the site include a 12-inch main along Gateway Boulevard and 16-inch main along Oyster Point Boulevard. There is no existing on-site public distribution system. Private on-site services for the existing six buildings include typical domestic water, fire and irrigation service.
Wastewater
Wastewater capacity for the site is not a constraint to the development.
Collection of wastewater is provided by the City of South San Francisco.
Treatment of wastewater is provided by the City of South San Francisco/ San Bruno Water Quality Control Plant (WQCP). Existing facilities serving the site and the East 101 Area are described as follows:
• Oyster Point Boulevard has a 10 and 12-inch pipe installed circa 1982 as part of the Gateway Assessment District improvements discharging to Pump Station 2. This pipe collects all flows from the Oyster Point basin and existing Buildings 800, 850, 900, and 1000 Gateway Boulevard.
• Pump Station 2 is located southwest of the Oyster Point Boulevard and Gateway Boulevard intersection. Water flows through a 10-inch force main to the existing 15-inch pipe located in Gateway Boulevard. The current final Sewer System Master Plan (SSMP) prepared by Carollo GATF:WAY BUSINESS PARK MASTER PL.AN
7 8
I. Project Setting
Engineers, dated September 2002 recommends that the pump station capacity be increased by replacing the existing pumps to handle future peak wet weather flows, increasing the firm capacity to 1,400 gpm. • Gateway Boulevard has a 15-inch pipe installed circa 1982 as part of the Gateway Assessment District improvements which discharges south to Pump Station 4. This pipe collects flows from existing Buildings 700 and 750 Gateway Boulevard.
• Pump Station 4 is located northeast of the intersection of Mitchell Avenue and Harbor Way. This station collects and pumps almost all flows from the East of 101 Area sub-basins to the WQCP through an existing 21-inch force main. The current SSMP recommends that the pump station capacity be increased by replacing the existing pumps to increase future firm capacity of 9,000 gpm.
Stormwater Drainage
Stormwater drainage is not a constraint to development. The site is within the East of 101 Area, which is served by storm drainage collection that discharges either to Colma Creek or the San Francisco Bay. The existing drainage system in the East of 101 Area is generally designed and constructed for industrial development.
The site is divided into three separate sub-drainage areas: North (Portion of Building 1000), Central (Portion of Buildings 800 and 1000) and South (Buildings 700, 750, 850, 900 and a portion of Building 800). The on-site storm drainage system varies in size from 12-inch to 30-inch in diameter. The three sub-drainage areas discharge to the City's public storm drainage system as follows:
North Sub- rainage Area
The North sub-drainage area discharges to the existing 18-inch to 24-inch public storm drainage system on Oyster Point Boulevard. The Oyster Point Boulevard storm drainage system outfalls to the San Francisco Bay at the Oyster Cove Marina (north of the Master Plan Area) via a 24 by 30-inch box storm drain line.
GATEWAY BUSINESS PARK MASTER PLAN
Central Sub-·Drainage Area
The Central sub-drainage area discharges to the existing 18-inch public storm drainage line on Gateway Boulevard. The existing 18-inch Gateway Boulevard line connects to the Oyster Point Boulevard public storm drainage system at the intersection of Oyster Point and Gateway Boulevard.
South Sub-Drainage Area
The South sub-drainage area discharges to the existing 30-inch public storm drain line on Gateway Boulevard. The Gateway Boulevard public storm drainage system collects and conveys storm runoff from the site and outfalls south of the site to Colma Creek. The outfall is located east of the intersection of Harbor Way and Mitchell Avenue. The Gateway Boulevard public sirstem varies in size from 30-inch to 72-inch.
Preliminary conversations with City Maintenance Department staff do not indicate that thme is an off-site capacity issue within the Master Plan Area.
Natural Gas & Electricity
Pacific Gas and Electric (PG&E) serves the site. Since service to all six existing buildin!JS already exists, there should be no constraints to providing gas and electrical services.
Site Commu1r1ications
AT&T (Telephone) and Comcast (Cable) serve the site. Since service to all six existing buildings already exists, there should be no constraints to providing telephone and cable serve.
II. Development Program &
Development Standards
2.1 Existing Development Program and Use 10
2,2 Proposed Development Program
2,3 Development Standards
10 11
GATEWAY BUSINESS PARK MASTER PLAN
9 10
11. Development Program & Development Standards
2.1 Existing Development Program and Use 2.2 Propos,ed Development Program The 22.6 acre site is comprised of 4 legal parcels. The existing development model consists of 6 single-story buildings (Buildings 700 through 1,000 Gateway Boulevard) associated surface parking and landscape comprising an aggregate of approximately 284,000 square feet of use operating for various purposes including Research and Development, Office, Light Distribution and Day Care.
Aerial View of Existing Development
With Parcel Lines - Looking South
GATEWAY BUSINESS PARK MASTER PLAN
The Master Plan proposes to density the development site to achieve up to the permitted 1.25 FAR capacity by tl1 e phased incremental redevelopment of the existing buildings with new buildings and associated parking structures.
Aerial View of Proposed Redevelopment - Looking South
11. Development Program & Development Standards
2.3 Development Standards
This development standards table outlines the allowable uses, building limitations, setbacks and off street parking requirements proposed for this Master Plan area and their relationship to the existing governing municipal code.
D eve opment s tan d ar d s
Existing Municipal Code Proposed
Gateway Specific Plan District Gateway Business Park Master Plan Permitted Uses Per Section 20.57.200 Per Section 20.57.200 ~g lirni_tations ber Section 20.57.210 The Gateway Business Park Master Plan retains building limitations per municipal Building Coverage (1) ::: or < than 50% of site area code with the following conditions:
Building Height 1= or< than 250'
Gross Floor Area Ratio (1) = or< than 1.25 ~- Building coverage and gross floor area ratio limitations shall apply only to iaggregate calculations for the site's permitted 1.25 FAR within the total 22.6 acres. Individual ouilding developments within the Gateway Business Park shall be allowed to exceed these limitations during the phased incremental redevelopment.
Setbacks Per Section 20.57.220 The Gateway Business Park Master Plan retains setbacks per municipal Buildings K;ode with the following conditions:
40' from any property line on any street
~- O' from all property lines not adjacent to a street.
Off Street Parkino ber Section 20.57.240 The current anticipated range of total parking provided for the Master Plan at ultimate buildout is between a parking ratio of 2.0 to 2.83 per 1,000 SF. Parking ratios will vary for new development projects within the 22.6 acre site during its phased incremental redevelopment. Total parking counts for the campus during phased redevelopment shall be an aggregate of new structured parking , below grade parking , new interim surface parking (if necessary), and existing surface parking.
Notes:
(1) Per 20.57.210 Building Limitations, parking garages are excluded from building coverage and gross floor area ratio site calculations.
GATEWAY BUSINESS PARK MASTE R PLAN
11 12
GATEWAY BUSINESS PARK MASTER PL.AN
Ill. Urban Design &
Site Planning
3.1 Site Planning and Organization 15
3.2 Building Framework 17 13
3.3 Open Space Network 19
3.4 Pedestrian Circulation and Amenities 21
3.5 Vehicular Circulation and Parking 22
3.6 Employee Amenities 24
GATEWAY BUS INES S PARK MASTER PLAN
14 Ill. Urban Design & Site Planning
Legend
rri'n Gateway Frontage
~ Buildings
[!TI Internal Site Buildings
[@] Parking Structures
~ Oyster Point Buildings
® Central Commons
@] Street Frontage
[@J Arrival Areas
[@]
G)
Parking Structure
Frontage
NTS
Site Organizational Diagram - Looking South
GATEWAY BUSINESS PARK MASTER PLAN
3.1 Site Planning and Organization
The arrangement and organization of all component systems that make up the Gateway Business Park is the foundation to allowing the campus to function, adapt and succeed over time. As this campus will be designed and constructed in a phased sequence, it will be critically important to understand and maintain the basic structure of the master plan vision.
To achieve the goals and objectives of the vision, the following site planning and organizational principles will be followed:
®
@
®
®
®
®
®
®
Design new buildings that engage the public street frontage and the Central Commons open space.
Design new buildings internal to the campus that receive employees and visitors as part of an organized arrival
sequence.
Concentrate parking into parking structures situated along the southeasterly boundary of the site.
Relate to the recently developed buildings of 180 and 200 Oyster Point Boulevard.
Develop a pedestrian friendly Central Commons open space in the area created by the parking structure and building placement strategy.
Enhance public street frontage and foster transit orientation by providing multiple pedestrian connections to and from the internal campus and shuttle system stops.
Create an inviting and enriched arrival experience to the Internal Site Buildings, the plaza at Central Commons and to other possible arrival areas within the campus.
Provide an appropriate landscape edge to the parking structure frontage as it relates to the Central Commons.
200 Oyster Point
Boulevard
Ill. Urban Design & S1te Planning
....... 180 Oyster Polnt
Boulevard
./ ...
Aerial View Looking South East
GATEWAY BUSINESS PARK MASTER PLAN
15 16
Ill. Urban Design & Site Planning
Legend
~ Gateway Frontage
~ Buildings
@ Internal Site Buildings
© Parking Structures
© Oyster Point Buildings
C=1 Central Commons
C=1 Street Frontage
[=::J Arrival Areas
Parking Structure
Frontage
NTS
Building Types Diagram • Looking South
GATEWAY BUSINESS PARK MASTER PLAN
3.2 Building Framework
There are 4 building types associated with the campus. It is intended that architectural variation between these types be created to develop visual interest and diversity to prevent a homogenous campus. The building types are the Internal Site Buildings, the Gateway Boulevard Frontage Buildings, the Parking Structures and the Oyster Point Frontage Buildings.
@ Gateway Boulevard Frontage Buildings
The Gateway Boulevard Frontage Buildings are those adjacent to the street frontage zone along the existing hedgerow of Poplar trees and the building that occupies the primary corner position at the intersection of Oyster Point and Gateway Boulevard. Together these buildings create the western boundary of the Central Commons open space. The primary corner building is a special case in this building type as it will be the most visible of all new buildings within the campus. This building will provide the iconic gateway experience into the larger biotechnology community.
@ Int ernal Site Buildings
The Internal Site Buildings are those that do not front onto a public street.
The building immediately south of Building 180 Oyster Point, together with the Gateway Frontage Buildings, will complete the campus' primary workplace opportunities. The second building in this group will contribute to the overall campus' workplace environment by providing a centralized amenities facility along the Central Commons. These buildings should have an architectural relation with the primary corner building of the Gateway Frontage Building group as they share an important relationship in framing a large component of the Central Commons open space.
Il l. Urban Design & Site Planning
@ Parking Struct ures
The parking structures have been located and consolidated along the southeasterly boundary of the site. As they are anticipated to be of sizeable proportion to contain the site's parking needs, their internal fayade is envisioned to incorporate a planting component as well as ground level screening to soften their presence. Additionally, enhanced architectural treatment of entries and strategic building corners that terminates views are envisioned. @ Oyster Point Frontage Buildings
The recently constructed 180 and 200 Oyster Point Boulevard Buildings are not technically part of the Master Plan area; however, their context plays an important role in the perception of the broader campus . Their architectural expression utilizes metal and glass to create simple and clean forms.
Buildings Relating to Open Space
GATEWAY BUSINESS PARK MASTER PL.AN
17 18
Ill. Urban Design & Site Planning
egend
C:=J Gateway Frontage
Buildings
c=J Internal Site Buildings
CJ Parking Structures
CJ Oyster Point Buildings
IT!] Central Commons
@ Street Frontage
© Arrival Areas
[@]
Q
Parking Structure
Frontage
NTS
Open Space Diagram - Looking South
GATEWAY BUSINESS PARK MASTER PLAN
3.3 Open Space Network
The parking structure and building placement strategy allows the campus to benefit from the creation of a series of meaningful outdoor spaces varying in size and scale that are well connected, useful, comfortable and that respond to the micro-climate of South San Francisco. The open space and landscape zones that unify the campus through a consistent body of site elements is comprised of the Central Commons, Street Frontage, Arrival Areas and the Parking Structure Frontage. @ Central Commons
The Central Commons is the nucleus of the open space network supporting the main circulation routes and contains the most important outdoor amenities, gathering spaces and passive use areas. ® Street Front age
The Street Frontage is the area between the campus's primary building face and Oyster Point and Gateway Boulevards and the public realm . It serves as the critical link between the site and the public environment as it supports the flow of pedestrian traffic and connections to public transit.
This zone plays an important role in establishing campus identity as it holds a rich palette of landscape, terraces, walls, special elements and signage/wayfinding. The current hedgerows along Gateway Boulevard are not only a strong identifier but also an important windbreak. The Master Plan intends to preserve this element where possible and reestablish it where removal is necessary for future construction. @ Arrival Areas
There are multiple arrival areas in the campus. The primary arrival area is centrally located between the Internal Site Buildings and the primary corner building at Gateway and Oyster Point Boulevard and is accessible from multiple routes through the campus and the Central Commons circulation system. Other arrival areas will be determined through the ultimate campus design and tenant need, but special attention will be paid to establishing clear and defined arrivals for each building whether they be vehicular or pedestrian in nature.
Ill Urban Design & Site Planning
@ Parking Structure Frontage
The Parking Structure Frontage is primarily the area associated with the western edge of the parking structures. This zone will serve as an important landscape screen for the interior faces of the parking structures as they interface with the Central Commons.
Central Commons
GATEWAY BUSINESS PARK MASTER PLAN
20 Il l. Urban Design & Site Planning
Legend @ Central Spine &Amenity Spaces
[=:J Gateway Frontage Parking Structure Connectio
Buildings
CJ Internal Site Buildings
CJ Parking Structures
C=:J Oyster Point Buildings
[=:J Central Commons
[=:J Street Frontage
[=:J Arrival Areas
Parking Structure
Frontage
NTS
Pedestrian Circulation Diagram - Looking South
GATEWAY BUSINESS PARK MASTE R PLAN
3.4 Pedestrian CirculaUon and Amenities
Central to the campus concept is the creation of a pedestrian oriented environment where employees and visitors are able to connect to the entire system of buildings and outdoor spaces with a comfortable and easy to navigate circulation network after arriving via transit, car or bicycle. This network includes connections between buildings, parking structures, open spaces, shuttle stops and public sidewalks.
G) Central Spine and Amenity Spaces
The central pedestrian spine is the primary conduit for pedestrian movement through the campus and is the backbone for the Central Commons.
It will be the widest pedestrian walk in the system capable of comfortably accommodating higher volumes of pedestrian movement and, as necessary, will also serve as an emergency vehicle route. Primary pedestrian amenity spaces are to be connected to this spine including a central gathering space at the Internal Site Buildings and other useable outdoor spaces for smaller group gatherings and informal meetings. A secondary network of walkways is to be connected to the Central Spine providing indirect and leisurely routes within the Central Commons. These walks are smaller in scale than the Central Spine and are the connections to more informal passive spaces that are created for smaller scale meetings and simple passive enjoyment.
® Parking Structure Connections
Direct connections from parking structures to the central spine and building entries will help direct visitors and create easy connections for employees.
@)connections to the Street
These walkways provide a vital link between the interior of the campus and the public sidewalk and shuttle stops.
111 . Urban Design & Site Planning
@ Public Realm a t Street Frontage
The street frontage circulation will consist of two walkways that serve separate functions. A new public sidewalk will be created as an extension of the existing sidewalk that terminates near the end of the campus on Gateway Boulevard. This new sidewalk will be associated with the street edge, connect all shuttle stops and provide public pedestrian movement along the campus's frontage. A second walkway called the perimeter walk is an existing walkway that occurs approximately 30' from the street edge and runs between the hedgerows of Poplar trees .
The perimeter walk is intended primarily for employee use and when combined with the Oyster Point Boulevard frontage and central spine creates an approximate 1 mile loop for walking and jogging.
Building Zone
' )
' •
\ Perimeter Walk
'
J ~I
t·
ii I
New Pub\ic
Sidewalk
Gateway
Boulevard
Section at Gateway Blvd. Street Frontage
GATEWAY BUSINESS PARK MASTER PLAN
21 22
Ill. Urban Design & Site Planning
3.5 Vehicular Circulation and Parking
Simple, efficient and well marked vehicular access and circulation is an integral component to a properly functioning campus. Necessities of automobiles, service and emergency vehicles must be accommodated and must be carefully integrated into the pedestrian oriented campus environment. Parking facilities that are located in parking structures at the southeasterly boundary of the site and below grade at the primary corner Gateway Frontage Building will be logically connected to this system and very clearly identified and marked through signage and wayfinding. Other incidental surface parking that may be necessary shall also be easily accessed and clearly labled.
Basic Syste m
Circulation through the campus is achieved primarily by creating an access lane along the exterior face of the parking structures. This access lane is served by two primary entrances: at the intersection of Oyster Point and Veterans Boulevards between buildings 180 and 200 and the signalized intersection of Gateway Boulevard approximately 850 feet south of the intersection of Gateway and Oyster Point Boulevards.
The access lane is additionally served by secondary entrances that link to signalized intersections at the far ends of the site on Oyster Point and Gateway Boulevards. An internal access lane will also be provided linking the primary arrival area and amenities building to the circulation network. Supplemental access points will also exist along Gateway and Oyster Point Boulevards to provide limited access to buildings not directly adjacent to the access lane.
Employee/Visitor Vehicular 'Virculation
The employee/visitor system is served by the primary entrances and the access lane that leads to the parking structures and the arrival to the Internal Site Buildings. Employees may also use the supplemental access points from Gateway Boulevard and Oyster Point Boulevard to reach subsurface parking associated with the 180 Oyster Point building and the corner Gateway Frontage Building.
GATEWAY BUSINESS PARK MASTER PLAN
Service / Delivery Circulation
Service/delivery vehicles have the ability to use all entries but are intended to primarily utilize the secondary entrances and the supplemental access points.
Emergency Vehicle Circulation
The emergency vehicles will utilize all entries and supplemental access points as necessary to reach the access lane and central pedestrian spine.
Shuttle Stop!»
An existing shuttle stop is located on Gateway Boulevard at the southwestern end of the campus. Additional future stops are proposed for Gateway and Oyster Point Boulevards to help strengthen the campus's transit orientation .
Legend
- Access Lane
..... Internal Ac,cess Lane
- Primary Enttrances
...... Secondary Entrances
, - Supplemenl!al Access
Basic Vehicular Cil'culation System • Looking South
Parking Supply and Demand
Given the regional location of the Master Plan site, automobiles will likely remain a primary form of access in the near future. Availability of parking for employees and visitors is vital to Gateway· Business Park operations. However, the Gateway Business Park will balance parking availability with the promotion of alternative transportation modes by employees. Working in combination with an effective parking strategy, the Master Plan's Transportation Demand Management (TOM) will encourage employees to use alternative modes of access. This can reduce overall parking demand and thus decrease the amount of parking necessary.
City of South San Francisco parking requirements range from 3.3 to
4.0 spaces per 1,000 square feet for office/research & development uses, though some flexibility in these requirements is allowed . The City may accept revised parking standards as long as the amount of parking generated by the standards is supportive of the recommendations and requirements of the Transportation Demand Management plan prepared for the project. The Institute of Transportation Engineers (ITE) Parking Generation Manual recommends 2.73 spaces per 1,000 square feet for office uses in suburban locations with minimal transit access and no TOM program.
Projects in the immediate area of the Gateway Business Park have been able to demonstrate reduced parking demand rates by implementing TOM programs. Typical ranges for office I research & development uses in South San Francisco and elsewhere in San Mateo County typically range from 1.25 to 2.5 spaces per 1,000 square feet.
Ill. Urban Design & Site Planning
Using the City's parking rates based on the office/research & development land-use category, approximately 4,060 parking stalls would be required at Master Plan build-out. Using the demand rate suggested by the Institute of Transportation Engineers, peak project-generated demand can be accommodated with approximately 700 fewer spaces.
Because parking demand characteristics within the East of 101 Area tend to be lower than City-required rates , lower parking supply for the Master Plan area is appropriate. Using a lower rate than recommend by the City Code provides flexibility in accommodating variations in parking demand and changes in future land use while maintaining a more appropriate relationship with current and expected demand characteristics.
GATEWAY BUSINESS PARK MASTER PLAN
23 111. Urban Design & Site Planning
3.6 Employee Amenities
Upon completion of the redevelopment of Gateway Business Park the employee population is anticipated to be 3,300 to 3,700. Services and amenities such as those offered by cafes, restaurants, and fitness centers will be incorporated as the employee population reaches the critical mass necessary to support such services.
To the extent that Gateway Business park is occupied by large campus users, these amenities will most likely be provided by the employer for the exclusive use of employees and guests of the employer. In the life-science sector there is considerable concern about security and confidentiality making a more public format unfeasible. If the park is occupied by multiple smaller organizations, these amenities will be provided by the Gateway Business Park Association through third parties for the benefit of all tenants and employees of the business park and their guests.
?4 The association and employers of Gateway Business Park will additionally create programs to maximize the efficiency, convenience and quality of life for employees during the business day. Representative examples of such programs include group fitness, childcare and car-pooling referral services, employee and B28 networking events, dry cleaning pick-up & delivery, fund raising for non-profit community and well-being organizations as well as energy and resource conservation programs.
Due to the incremental implementation of the redevelopment and the need for adequate employee population to support and participate in these programs, implementation will weighted toward the future when over 60% to 75% percent of redevelopment has occurred.
GATEWAY BUSINESS PARK MASTER PLAN
.
IV. Plan Implementation
4.1 4.2
Gateway Business Park Master Plan
Regulatory & Review Process
Phasing
26 27
GATEWAY BUSINESS PARK MASTER PLAN
25 26
IV. Plan Implementation
4.1 Gateway Business Park Master Plan Regulatory & Revi1ew Process
MASTER PLAN
Master
Plan - +
Design
Guidelines
EIR
INDIVIDUAL BUILDING DEVELOPMENTS
Precise Plan
Documents
J
Planning
&
Design Review
GATEWAY BUSINESS PARK MASTER PLAN
Approval
South
San Francisco q Planning
Department
Review
Project
Construction
Documents
South
San Francisco
City Council
~ Approval
Building
Department
Review
~ App,oval
Building
Permit Issued
IV. Plan Implementation
4.2 Phasing
As Gateway Business Park is and will continue to be a working campus during its evolution, the redevelopment model shall be a phased incremental removal and redevelopment of individual or groups of buildings. Emphasis will be placed upon the appropriate access, service and parking needs of remaining existing buildings as the redevelopment unfolds. Phase 1 is envisioned to begin the transformation with the removal Buildings 1000 and 800 Gateway Boulevard. The ultimate phasing strategy beyond Phase 1 shall be based on the property owner's discretion, and park tenant and market needs.
To
Caltrain
To/From 101
..
r--,--·
\
t
./
/
/
/
/
/
Oyster Point Boulevard
/
/ '
/
'/~
Veterans
Blvd.
/./
..,./
./
//
/
475 Eccles
Ave.
.. /
-7
/ 7·
To Ferry
Terminal
/,,,, .. /
/ /.
/
Master Plan Area
Boundary
Legend
D Existing Buildings on Oyster
Point Boulevard
- Existing Buildings
!:. :, Approximate Phase I Boundary
0 '"" - '"" ""' ~ -+ Access to Phase I
GATEWAY BUSINESS PARK MASTER PLAN
27 28
GATEWAY BUSINESS PARK MASTE f~ PLAN
Appendix A: Design Guidelines
A.1 Open Space A-2 Purpose and Relationship of Design Guidelines to Master Plan
A.2 Circulation A-7
The Gateway Business Park Design Guidelines have been created to A.3 Buildings A-11 supplement the campus development intent and general organization framework that has been communicated in the Gateway Business Park A.4 Service and Loading A-16 Master Plan. The purpose of these Design Guidelines is to provide guidance to designers engaged in the project over various phases of A- 1 A.5 Commercial Use Integration A-16 redevelopment to achieve an end result consistent with the design intent of the campus. These Design Guidelines will also provide City of South Interim Improvements A-17
San Francisco planning staff with a benchmark for evaluating how future A.6 precise plans remain consistent with the campus vision.
A.7 Landscape A-18
A.8 Lighting A-20
GATEWAY BUSINESS PARK MASTE R PLAN
A-2
Append ix A : Design Guidelines
A.1 Open Space
The open space system for this campus will benefit greatly from the consolidation of a predominate amount of the site's parking into structures. This consolidation will allow for the site area necessary to create a network of linked and useable pedestrian oriented environments that will form the core of the campus experience.
As this is an incremental redevelopment of an operating campus to be completed in phases over time, it will not be feasible for each precise plan to incorporate every component of the design system . Collectively, the precise plans will effectively complete the open space program. For example, a particular open space area may span two precise plans being developed sequentially rather than concurrently. Each precise plan will include a portion of the open space that will function independently in the initial phase but will be fully realized upon the completion of the subsequent phase.
GATEWAY BUSINESS PARK MASTER PLAN
Design Considerations:
• Provide a variety of outdoor spaces appropriate for differing levels of active and passive use.
Provide a circulation system that expresses hierarchy and is logically eonnected to all buildings and the exterior public environment. ·
Avoid expanses of flat and open outdoor space by breaking down large areas or long spaces into a sequence of smaller scaled experiences where appropriate.
Enhance the open space experience by creating spaces that protect from the wind, open up to the sun and provide comfort within a consistent landscape character.
• Create an outdoor setting for employees that fosters individual and collective creativity and provides opportunity to interact. hold informal meetings, or eat lunch.
Reinforce pedestrian scale through site elements and planting.
Extend the use of buildings to create indoor/outdoor experiences such as inte9rating courtyards with building entries.
Create recreational opportunities by incorporating systems for walking, jogging, bicycling , and active recreation where appropriate.
Central Commons
Appendix A : Design Guidelines
Outdoor Gathering Space A-3
Passive Space
GAT WAY BU SINESS PARK MASTER PLAN
A-4
Appendix A : Design Guidelines
Central Commons
The Central Commons is.the nucleus of the open space network. This area holds the most important outdoor amenities, gathering spaces, and passive use areas while supporting the majority of the pedestrian circulation system. This is the place where users of the campus will be able to come together, share ideas, build community or simply be able to enjoy a moment outside. The components of this area are:
Central Plaza
• Provide a large, organized space that is suitable for events and employee gatherings.
Incorporate a focal element into the space such as sculpture, overhead structure or other special feature to help signify this space's importance.
Ensure simple and direct circulation around and/or through this space.
Protect this space from the wind , to the greatest degree practical, by use of elements such as plant material hedgerows, landform berming and topography.
Active Amenity Areas
• Provide active gathering spaces that are appropriately sized for smaller gatherings and uses other than those intended for the Central Plaza.
• Incorporate elements such as amphitheaters, multi-use hard surface play courts or other active uses where appropriate.
GATEWAY BUSINESS PARK MASTER PLAN
Secondary Amenity Areas
Create spaces appropriate for small scale gatherings, meetings and break areas.
• Integrate these spaces into the landscape elements that provide a wind protecting framework; i.e. walls, rocks, earthforms, planting , etc.
Separate these spaces from the main pedestrian flow, but link them to the central spine with secondary patl,ways.
Interior Building Entry Courtyards
Strengthen the indoor/outdoor experience of building entries by creating courtyards that provide seating areas and convenient places to muet a colleague or greet a visitor.
I-------- I
\ B11ilding tnvct~:~J
. J Legend
, • • • Central Spine
) @ Ceniral Plaza
Central Commons
Street Frontage
The Street Frontage is the area along the public face of the site that supports the flow of public pedestrian traffic and provides the interface to public transit connections. This area also plays an important role in establishing campus identity. The components of this area are:
Iconic Elements
• Reinforce the iconic architectural expression at the intersection of Oyster Point and Gateway Boulevards with a sculptural element or special feature that is enhanced by a series of site elements such as walls , lighting, and landscape that express a high level of quality and provide campus identity.
Primary Entry
• Provide continuity and repetition of elements used at the intersection of Oyster Point and Gateway Boulevards (forms, walls, lighting etc.) to signify this location as a primary entry and help strengthen the frontage's overall unity.
Provide clear and attractive wayfinding signage that orients visitors into the site.
Supplemental Access Points
• Provide clear wayfinding signage elements that are incorporated into the landscape. These points should be developed at a lower intensity than the intersection of Oyster Point and Gateway Boulevards and the Primary Entry.
Shuttle Stops
• New shuttle stop locations on Gateway Boulevard and Oyster Point Boulevard should be designed to be consistent with the vocabulary of the existing stop at Gateway Boulevard subject to approval by The Gateway Association .
Appendix A : Design Guidelines
IJ@ Legend Iconic Corner l ~ Wind Break ·
/<lJ',. Primary Entry
0 Supplemental Entr
0 Shuttle Stop (Existingf
Shuttle Stop (Proposed)J
Street Frontage
GATEWAY BUSINESS PARK MASTER PLAN
A-5
Appendix A : Design Guidelines
Parking Structure Frontage
The Parking Structure Frontage is the area between the parking structures and the internal access lane that creates the eastern edge of the Central Commons.
Create a landscape screen for the parking structures. This screen may include trees, shrubs and ground covers in addition to vines that are incorporated into the face of the parking structures.
Accentuate pedestrian outlets of parking structures with well designed connections , enhanced planting and clear wayfinding elements.
Arrival Areas
There will be multiple arrival areas that are developed as the campus is incrementally redeveloped over time . Some of these areas are likely to be more pedestrian in nature as some buildings within the campus will not have direct vehicular access. Regardless of their mode of access, all arrival areas will be emphasized and clearly identified to help orient A 6 employees and visitors.
A primary arrival area will be located along the Central Commons, the Internal Site Buildings and the corner building at Gateway and Oyster Point Boulevard. An arrival area will be located at the east end of the Internal Site Building directly south of Building 180 Oyster Point. • Shape architectural forms to define a welcoming space that is protected from wind .
• Incorporate special site elements such as sculpture or windproof water feature. • Utilize enhanced hardscape materials and rich landscape planting .
Create clear and simple connection and relationship to parking structures.
GATEWAY BUSINESS PARK MASTER PLAN
Landscape Screeni: Buffering Trees and Vines on Structure Face A.2 Circulation
Simple, efficient and well marked circulation is an integral component to a properly functioning campus. Automobiles, service and delivery trucks and emergency vehicles must have clear and direct routes, but their accommodation should avoid compromising the pedestrian focused environment. The pedestrian experience will be one where employees and visitors are connected to the entire system of buildings, parking structures, outdoor spaces and links to transit, with a comfortable and easy to navigate circulation network.
Design Conside rations:
• Develop a hierarchical pedestrian system that identifies major and minor connections with changes in dimension, material combinations and wayfinding.
• Minimize conflicts with pedestrian and vehicular systems and maximize safety by prioritizing the pedestrian route in design, materials and signage.
Identify primary vehicular entries with landscape and wayfinding site elements that pronounce the entry's importance, give identity and clearly mark destinations.
Separate primary employee and visitor entries from those serving service and delivery vehicles to the greatest extent possible.
Combine both automobile and service vehicle paths of travel once internal to campus to minimize site area dedicated to roadway.
• Prioritize connections to transit to express the value of this system to the campus and its importance to help minimize traffic impacts.
Appendix A Design Guidelines
Pedestrian Focused Environment
Maximize Pedestrian Safety
GATEWAY BUSINESS PARK MASTER PLAN
A7
A-8
Appendix A · Design Guidelines
Pedestrian Circulation Framework
The following elements make up the comprehensive pedestrian circulation system:
Central Pedestrian Spine
Create a primary conduit for pedestrian movement through the campus that is generous in scale to comfortably allow the highest volumes of pedestrian traffic and also accommodate bicycle movement.
Link major outdoor amenity/ use spaces with this spine.
Incorporate shared emergency vehicle access where necessary.
This will be achieved by combining an additional width of reinforced turf that is load bearing and drivable to create an overall 20 foot clear dimension with a 13 foot vertical height clearance.
Route spine through the landscape with sweeping curves rather that straight lines and right angles to better compliment an informal landscape approach .
• Utilize hard surface pavement materials such as concrete and/or modular pavers and consider incorporation of permeable paving systems.
Parking Structure Connections
• Create direct connections from the major pedestrian outlets of parking structures to the central spine and building entries to help direct visitors and make simple connections for employees. • Incorporate material and grade distinction into vehicular drives where these connections cross to signify the pedestrians' presence and priority.
Consider applying overhead cover or trellis system for portions of this system if practical.
• Utilize hard surface pavement materials such as concrete and/or modular pavers.
GATEWAY BUSINESS PARK MASTER PLAN
.-------------. ! J;., ! ' < ' ! &,?,~ , ...... --.}
\.~ !,/ r---1 '------' :e"'9 1 1{;nve- 1
:ll)f)O : ·---J
Central Pedestrian Spine
Secondary Central Commons Walkways
• Provide a secondary walkway system within the Central Commons that connects to the smaller intimate spaces that are not associated with the central spine.
• Reduce scale of walkway widths to clearly differentiate this system from the central spine.
• Utilize hard surface pavement materials such as concrete and/or modular pavers.
Connections to Public Realm
Create private sidewalk and pathway connections into and out of the campus core from the central spine.
• Associate these connections with the primary vehicular entries and supplemental access points but maintain adequate
separation for pedestrian safety.
• Utilize hard surface pavement materials such as concrete and/or modular pavers.
Perimeter Walk
• Reuse existing walkway between existing Poplar tree
hedgerow.
• Extend walkway concept in areas where existing walk and hedgerow are removed and reestablished due to new building development.
Public Sidewalk
• Extend a public sidewalk associated with the street edge along the entire length of Gateway Boulevard. This new sidewalk will link to an existing sidewalk that terminates at the southern end of the campus's frontage and will be incrementally implemented with the phased redevelopment of the Gateway Frontage Buildings. • Match existing sidewalk materials and dimensions.
Appendix A : Design Guidelines
A-9
Connections to Public Realm
GATEWAY BUSINESS PARK MASTER PLAN
A-10
Appendix A : Design Guidelines
Vehicular Circulation Framework
Safe and efficient movement of vehicular traffic is essential to the working campus. Automobiles and service vehicles will need to coexist with the pedestrian environment in an organized manner that gives many visual clues to ensure their safe integration.
Design Considerations
Design circulation routes to encourage slower traffic speeds.
In particular, the internal access lane in between the Central Commons amenities building , parking access and Building 180 Oyster Point is to be viewed as a slow speed driveway rather than a higher speed roadway.
• Interrupt drive paving with contrasting materials at intersections with pedestrian crossings to highlight pedestrian priority.
Consider the use of raised speed tables to provide an
uninterrupted path of travel for pedestrians across drive lanes at major pedestrian crossings. These elements create an atgrade crossing with the sidewalk level and help to further slow vehicular traffic.
• Pave the internal access lane with enhanced materials and/or texture and color distinction from typical gray asphalt, particularly at intersections with pedestrian circulation.
• Design two lane drives to be a minimum 25' overall curb to curb dimension except at the internal access lane where narrower dimensions are allowed.
• Incorporate clear and consistent way finding into circulation network and destination identification.
GATEWAY BUSINESS PARK MASTER PLAN
Access Lane
Internal Access Lane
Primary Entry Boulevard
Supplemental Access Points
8/A atCeri1raS~ne
Garage Access ' ' . ·- _JD ---- ~
Basic Elements for Vehicular Circulation Framework
A.3 Buildings
Quality architectural design and expression is a crucial component to the campus's day-to-day experience for employees, visitors, neighbors, and the South San Francisco community. The over arching architectural vocabulary of the campus should reflect a general cohesiveness while allowing variety through individual building groups. This distinction by group or "variety by type" approach is intended to produce a campus where the buildings are not homogenous. The newly constructed buildings at 180 and 200 Oyster Point Boulevard (not part of the Gateway Business Park Master Plan area) provide a benchmark for quality and a point of beginning for future designers in developing the campus's intended architectural variety.
Design Considerations:
• Design buildings to provide an appropriate public face and provide spatial definition to internal open space.
Ensure that buildings are appropriately scaled and articulated.
Employ high quality materials that are durable, lasting, and aesthetically pleasing.
• Implement resource conscious practices by designing
architectural building components to a LEED equivalent
standard.
• Incorporate plant material into architectural vocabulary where practical.
• Articulate and pronounce building entries and provide continuity between indoor and outdoor environments.
• Conceal mechanical systems, especially at the ground level.
Screen service areas from public view.
Appendix A Design Guidelines
180 & 200 Oyster Point Boulevard Buildings A-11
' Buildings and Parking Structures at Central Commons
GATEWAY BUSINESS PARK MASTER PLAN
A-1 :?.
Appendix A Design Guidelines
Building Types and Envelopes
There are four building types that make up the new building program within the campus: the Gateway Frontage Buildings, the Internal Site Buildings, and the Parking Structures. The diagram on this page represents approximate building envelopes related to setbacks identified in the Gateway Business Park Master Plan. Actual envelopes will be determined as part of subsequent individual development project precise plans through the campus's incremental redevelopment.
Gateway Frontage Buildings
There are three envelopes for this group:
Corner Envelope: This envelope will contain up to two new buildings.
• Central Envelope: This envelope will contain up to two new buildings.
Southern Envelope: This envelope will contain up to two new buildings.
Internal Site Buildings
There is one envelope for this group that will contain two new buildings.
Parking Structures
There are multiple envelopes for this group. Two to four indivdual parking structures are possible and will be determined during precise plan process.
Oyster Point Frontage Buildings
The 180 and 200 Oyster Point Boulevard Buildings that have been recently constructed are not technically part of the Master Plan area; however, their context plays an important role in the perception of the broader campus. Their architectural expression utilizes metal and glass to create simple and clean forms.
GATEWAY RUSJNESS PARK MASTER PL AN
Oyster Point Bou ll!VMd
,:, ,---------·---.... , ' : ~ 11) : '1' I - I \.!.J ..... --J .§ I / ..... I. r.
1 J .. _____ . r,·:
/
- _ . rT\ -- \.J
Building Types and Envelopes
Gateway Frontage Buildings
The Gateway Boulevard Frontage Buildings include the building at the intersection of Gateway and Oyster Point Boulevards and those that occur along the public edge of Gateway Boulevard facing the existing hedgerow of Poplar trees.
Common Design Considerations:
• Differentiate external and internal building faces.
Create external building elevations (facing public streets) that are simple in execution but articulated in a manner which adds visual definition and reduces the impression of large expanses of "flatness".
Relate internal building elevations (facing the Central Commons) to the pedestrian experience and incorporate human scale references, such as terracing, balconies, overhangs and handrails where appropriate.
Employ variation in building heights and/or within particular building rooflines to avoid monotonous building massing. • Provide clear and accentuated primary entry points on internal and external building faces by incorporating appropriately scaled canopies, projections or recesses from the primary building face.
Design should emphasize the internal face as the true primary entry, as this will serve as the main employee entrance. • Soften exposure of access to sub-surface parking and full screen service bays adjacent to public streets.
Corner Building
Design Considerations:
• Differentiate this building through distinctive design as it will be the most visible of all new buildings within the campus and will symbolize a "gateway experience".
Appendix A · Design Guidelines
Address the corner with a building form that engages both Gateway and Oyster Point Boulevards equally and incorporates an iconic architectural form or building element at the center transition.
Incorporate sub surface parking into building design as this building will likely require parking provisions other than the parking structures.
Other Frontage Buildings
Design Considerations:
Accentuate building corners that present themselves to primary entries.
I Q Special Feature
• Primary Entrance
• Secondary Entrance
- Service Access
l
- Employee/Visitor
~ Public Street Facade
~ Central Camons Facade - "- . ,...tt .....--,(!)
Gateway Frontage Buildings
GATEWAY BUSINESS PARK MASTER PLAN
A- 13
Appendix A : Design Guidelines
Internal Site Build!ngs
These buildings will help define an important component of the Central Commons and frame a primary arrival area accessed via the campus entrance from Oyster Point Boulevard between Buildings 180 and 200.
Internal Buildings
Design Considerations
Shape architectural forms to create welcoming spaces that clearly defines arrival and orientation to building entries.
Relate amenities building elevations facing the Central Commons to the pedestrian experience.
Emphasize quality materials and composition and clearly pronounce building entries for building elevations facing the arrival area.
Consider common transitional indoor/outdoor elements such as plazas, focal points, and enhanced landscape between the new A- 14 buildings to link the campus's pedestrian experience across the internal access lane. Feasibility of incremental installation with phased building development should also be considered .
Screen service and mechanical areas by providing screening or enclosures and integrate into the architectural composition whenever possible.
GATEWAY BUSINESS PARK MASTER PLAN
Internal Site Buildings
Legend
~ Primary Entry
-+ Service Vehicle
- EmployeeMsitor Vehicle
f.Zl Cenlral Commons Facade
Parking Structures
The parking structures have been located and consolidated along the rear southeasterly boundary of the site. These structures play a major role in the definition of the campus's Central Commons open space as they define much of its eastern edge.
Employ parking structure siting and setback variation to help break up long linear facades . Architectural expression such as stair towers projecting from the primary building line to be included where practical to further assist breakdown of linear fa9ade.
• Allow for generous separation between garages where
possible.
Locate primary vehicular entrances to parking structures as close as practical to the primary entry drives to encourage traffic flow directly into the structures and discourage traffic along the internal access lane.
Emphasize corners and other locations where these structures act as a terminus to views into the campus .
Accentuate pedestrian entrance/exit points (likely elevator and stair towers locations) to prioritize pedestrian access.
Incorporate a practical planting component to the face of the structures to help "soften" their presence.
Consider incorporation of solar panel and/or automobile shade or trellis structures into the long axis perimeter edge of the top floor of the parking structure. Structures are to be designed as pronounced features rather than utilitarian attachments to provide visual interest when viewed from the pedestrian level below and when viewed from upper floors of adjacent structures or up-gradient properties.
Appendix A · Design Guidelines
Parking Structure Buildings
GATEWAY BUSINESS PARK MASTER PLAN
A-15
A-16
Appendix A · Design Guidelines
A.4 Service and Loading
Service and loading facilities play a critical role in the operation of a life sciences oriented research and development facility. It is anticipated that each individual building within the campus will require a dedicated area for these functions .
Design Considerations:
Screen loading and service areas fully from public view if adjacent to a public street.
Avoid locating these areas near primary building entries and open spaces amenities.
Incorporate contextual architectural vocabulary into screen walls and fence systems.
Combine architectural and landscape elements where possible to soften screen elements.
GATEWAY BUSINESS PARK MASTER PLAN
A.5 Commeffcial Use Integration
The Gateway Business Park redevelopment will incorporate commercial space and amenitieis that are appropriate to the campus environment and its locational context.
Design Considerations:
• Locate amenities and commercial use in portions of buildings that are easily accessible to patrons both from a vehicular and pedestrian perspective.
( .
Provide clearly delineated parking facilities and pedestrian connections associated with commercial uses.
Incorporate clear directional signage to lead patrons to these destinations and emphasize their entries through architectural expression or effective signage.
Implement commercial uses when the appropriate employee/ customer population base has been established with the phased redevelopment of the campus .
A.6 Interim Improvements
As the campus is incrementally redeveloped through individually phased development projects, it is likely that certain interim improvements may be necessary to maintain the functionality of the remaining existing campus .
Design Considerations:
Design and construct interim parking areas, pedestrian access and internal drives to City standards for permanent construction regardless of the intended lifespan or retain use of existing improvement.
• Screen areas under construction for individual phases from public and internal campus view. Standards for internal screening shall be consistent with those applicable to public view. Screening materials will be typical materials used at commercial construction sites. ·
Appendix A : Design Guidelines
A 17
GATEWAY BUSINESS PARK MASTER PLAN
A-18
Appendix A : Design Guidelines
A. 7 Landscape
The landscape's role in creating a pedestrian oriented campus environment is paramount as it provides the unifying fabric that shapes the pedestrian's experience. The character intent within the campus is to create a natural and informal landscape that is built upon the use of a simple palette of plant materials and an elegant combination of form , color and texture. Taking advantage of existing landscape elements, shaping spaces to respond to climate conditions and creating an informal character will provide a level of quality and usability that will ensure the landscape's success.
The guidelines take into consideration the dynamic quality of plant materials and the related need for maintenance to accomplish proper design intent and durability.
Design Considerations:
Utilize earth forms and plant materials in conjunction with circulation to create a sequence of successive spaces that foster a sense of discovery throughout the landscape. Avoid flat, exposed, featureless space.
Develop forms characterized by sweeping masses of plant material that interplay with walls and topography rather than geometric patterns.
Reinforce the definition of outdoor spaces and create protected environments with the use of plant materials for windbreaks .
Utilize a variety of plant materials that provide seasonal interest throughout the year.
Vary planting approach to correspond to the level of pedestrian interaction. More intensity of texture and color is appropriate where people will stop and experience rather than simply pass through the space.
Incorporate natural materials such as stone and rock work into the landscape to help ground the campus in a natural experience. • Incorporate plant materials that can display the dynamic expression of the movement of wind.
GATEWAY BUSINESS PARK MASTER PLAN
Natural Forms andl Materials
Plant Material as Windbreaks
Prioritize water efficiency in landscape design.
• Utilize plant materials that are best suited for the site's specific soil and climate conditions and apply their use in design to best match their horticultural needs for water and solar exposure.
Special emphasis should be given to the selection of wind tolerate species.
• Enhance building entries by using appropriate scaled planting that emphasizes fragrance and/or color.
• Incorporate plant materials into architectural design where practical.
Design the landscape treatments at primary and secondary vehicular access points along Gateway Boulevard to accentuate and differentiate these points from the remainder of the landscaped frontage.
See Appendix B for a master list of plant materials that are suitable for use on this site. The list has been created with careful consideration to plants that have a history of growing successfully in the South San Francisco East of 101 or comparable climate. The master list is not meant to exclude or limit other suitable plant selections but rather to serve as a baseline for future designers.
/·
Appendix A · Design Guidelines
Hierarchy of Tree Variety
GATfWAY BUSINESS PARK MASTER PLAN
A 19
A-20
Appendix A . Design Guidelines
A.8 Lighting
Site and architectural lighting systems provide the safe illumination of pedestrian and vehicular circulation systems, add emphasis to important architectural features, outdoor spaces and elements and help to reinforce the campus's overall character.
Design Considerations:
Achieve illumination levels recommended for safety as outlined by the Illumination Engineering Society of North America for all pedestrian and vehicular circulation systems.
• Utilize a consistent vocabulary of site lighting elements throughout the campus to provide continuity to the site lighting system. A contemporary design aesthetic that relates to the campus's architectural expression and the natural landscape character should be employed rather than traditional or historic forms and fixtures .
Special architectural lighting should be employed to add distinction and emphasis to important building features such as the iconic building form or element at the intersection of Gateway and Oyster Point Boulevards.
Vary the height and scale of site lighting components to relate to the pedestrian environment. Pole and fixture heights should be tallest (20' plus) in areas associated with vehicular travel and should become progressively shorter in pedestrian focused areas.
Typical pedestrian scaled poles/fixtures should be approximately 12' to 14' in height with bollard lighting approximately 3' in height.
Emphasize building entries, primary pedestrian circulation routes and intersections and crossings with vehicular travel.
• Appropriately illuminate signage and wayfinding system components to make information clearly legible at night.
Avoid unnecessary light pollution by use of "cut-off' fixtures designed to prevent the upward cast of light where appropriate.
Consider use of solar powered fixtures where appropriate to utilize natural resources efficiently.
GATEWAY BUSINESS PARK MASTER PLAN
Consider ambient light generated by buildings in the design of site lighting systems to help prevent over lighting.
Consider color rendition , energy consumption and long term maintenanc1:!! when selecting light lamps. Differentiate pedestrian and vehicular circulation with different light lamp types such as mercury vapor and sodium vapor when practical as an effective way to further delineate these two modes of travel.
Incorporate accent lighting to highlight special site features and create points of emphasis.
@
Hierarchy of Fixtures
Appendix B : Master Plant List
8-1
GATE WAY BUS INESS PARK DESIGN GU IDELINES
Appendix B Master Plant List
8.1 Master Plant List
TREES SHRUBS:
Botanical Name: Common Name: Botanical Name: Common Name:
Acer pa/matum 'Bloodaood' Japanese Maple Acacia longifo/ia SY.ndey Golden Wattle Bambusa SJJJJ. Timber Bamboo Baccharis oilularis Prostrate Covote Brush Cedrus deodara Deodar Cedar Berberis thunberaii 'Atropururea' Redleaf Japanese Cuoressus macrocaroa Monterev Cvoress Buxus microohvl/a iaponica Japanese Boxwood Fraxinus uhdei Everareen Ash Ceanothus 'Jovce Coulter' NCN Ginkao biloba var. Fairmount Ginkao Ceanothus 'Ray Hartman' NCN Liaustrum /ucidum Glossv Privet Cistus spp. Rockrose
Maanolia solanaiana Saucer Maanolia Cotoneaster horizontalis Rock Cotoneaster Magnolia stel/ata Star Maanolia Echium fastuosum Pride of Madeira Melaleuca auinauenetvia Caieout Tree Escallonia spp Escallonia Metrosideros excelsus New Zealand Christmas Tree Liaustrum japonicum 'Texanum' Waxleaf Privet Pinus eldarica Afohan Pine Mahonia aauifolium Oregon Grape Pinus muricata Bishop Pine Phormium tenax New Zealand Flax B-2 Pinus niqra Austrian Black Pine Pittosoorum cr,3ssifolium Pittosporum Pinus oinea Stone Pine Pittosporum tobira Tobira
Pistacia chinense Pistache Raohiolepis inclica India Hawthorn Pittosoorum euaenioides Tarata Rosmarinus officinalis Rosemary Pittosoorum tenufo/ium Pittosoorum Salvia leucantha Mexican Bush Saae Pittosoorum undulatum Victorian Box Teucrium fruticans Bush Germander Platanus acerfolia London Plane Tree Westrinaia rosmariniformis Coast Rosemarv Pqdocamus aracilior Fern Pine
Pooufus niara 'ltalica' Lombardv Poolar
Prunus cerasifera 'Krater Vesuvius' Flowerina Plum
Prunus lusitanica Portuaal Laurel
Prunus serrulata Jaoanese Flowerina Cherrv
Pvrus callervana 'Aristocrat' Redsoire Pear
Quercus aarifolia Coast Live Oak
Quercus lobata Vallev Oak
Seauoia semoetvirens Coast Redwood
Tristania confer/a Brisbane Box
Ulmus oarvifolia Everoreeri Elm
GATEWAY BUSINESS PARK MASTER PLAN
Appendix B . Master Plant List
GROUNDCOVERS & VINES PERENNIALS & GRASSES:
Botanical Name: Common Name: Botanical Name: Common Name:
Bergenta crassifolta Winter-Bloominq Berqenia Eriaeron spp. Fleabane Clytostoma callistegoides vi_olet trumeet vine Hemerocallis spp. Everween Daylilies Cerastium tomentosum Snow-in-Summer Lantana spp. Lantana Dis/ictus buccinatoria Blood Red Trumpet Vine Lavandula dentata French Lavender Ficuspumila Creeping Fig Limonium perizii Sea Lavender
Fraqaria chiloensis Wild Strawberry Pennisetum setaceum Fountain Grass Gazania 'Mitsuwa Yellow' Gazania Salvia spp. Sage
Hedera helix English Ivy Seslaria autumnalis Autum Moor Grasss Junioerus confer/a Shore Junioer Stina tenuissima Mexican Feather Grass Lonicera japonica 'Halliana' Halls Honeysuckle
2phiopogon iaponicus Mondo Grass
Parthenocissus quinquefo/ia VirQinia Creeper
Parthenocissus tricuspidata Boston Ivy
Plumbago auriculata Cape Leadwort B3
Pelargonium peltatum Ivy Geranium -- Rosa banksias Lady Banks' Rose Tecomaria caoensis Cape honeysuckle
Trachelospermum jasminoides Sta r Jasmine
GATEWAY BUSINESS PARK MASTER PLAN
B-4
GATEWAY BUSINESS PARK DESIGN GUIDELINES
Appendix C: Master Sign Program c1
Exterior Site Sign System Hierarchy and
Tenant Sign Guidelines
GATEWAY BUSINESS PARK MASffR PLAN
C-2
GATEWAY BUSINESS PARK MASTER PLAN
Table of Contents
Exterior Site Sign System Heirarchy
Overview
Site Plan
Exterior Site Sign System Hierarchy
Site Branding
Entry Identification and Regulatory Signage
Wayfinding Signage
Exterior Site Sign System Hierarchy Matrix
Primary Project Branding Design
Primary Entry Identification
Secondary Entry Identification Design
Vehicular Directional Design
Pedestrian Directional/Directory Typography/
Material/Color Specifications Design
Influences
Sign Types R.01 - R.09 - Regulatory
C-4
C-5
C-6
C-6
C-7
C-8
C-9
C-12
C-14
C-15
C-16
C-17
C-18
C-19
C-20
Appendix C . Master Sign Program
Tenant Signage Guidelines
Tenant ID Freestanding @ Pedestrian Entry
Occupant Branding Identification
Tenant Signage Guidelines
Tenant ID@ Building Skyline
Tenant ID @ Building Skyline
Tenant ID@ Building Skyline
C-21
C-22
C-23
C-24
C-25
C-26
GATEWAY BUSINESS PARK MASTER PLAN
C3
C-4
Appendix C Master Sign Program
OVERVIEW
The Master Sign Program for the Gateway Business Park comprised of the Exterior Site Sign System and the Tenant Signage Guidelines has been developed to:
• Provide a consistent framework and design vocabulary to the overall signage system to assist day to day users and visitors to navigate safely and efficiently within the campus and provide a consistent, high quality visual thread of Campus Brand Identity.
• Provide general design intent of all signage system components and specific design direction and location intent for certain portions of the system.
• Allow for simplified review and approval of future signage applications for sign elements consistent with these guidelines, especially those that have been designed at a higher level of detail.
It should be noted, while not a governed part of the Gateway Business Park, the 180 and 200 Oyster Park buildings adjacent to Gateway Business Park will be carefully considered as to their approximation, impact and integration into the Gateway Business Park Master Sign Program . Every effort will be made for a seamless integration of both properties as it relates to Site Branding , Wayfinding, Facility identification and regulatory signage.
Design Considerations:
• Incorporate the character of the campus and observe consistency with the vision of The Gateway Master Plan.
• Create a unique identity for Gateway Business Park and provide a unified appearance throughout the Campus.
• Utilize a cohesive materials palette, color palette and typography.
Materials chosen will be inspired from those provided within the Landscape plan and surrounding the project architecture. Color palette and typography will be selected based upon the project's Brand Identity.
GATEWAY BUSINESS PARK MASTER PLAN
• Optimize sign placement and design for legibility during the day and night. Lighting will play a roll in ensuring nighttime visibility for some of the major project identification sign types within the hierarchy. • Design so massing will be appropriate in scale to the surroundings and will integrate with other elements of the landscape design when applicable.
Regulatory c:onsiderations:
• Standard Department of Transportation and California Building Code requirements will be met in the development of control and informational signage throughout the campus .
• Fire safety and emergency codes are taken into account within the program. This will ensure a controlled, accessible and safe campus environment for all visitors, day-to-day users and emergency personnel.
• The Gateway Specific Plan District and South San Francisco Municipal Code shall regulate a building tenant's implementation of building mounted signage.
There are a wide variety of signs required within the Gateway Business Park. The following Site Plan diagram illustrates the proposed locations of the sign program and is to be viewed in tandem with the text and graphics in this document.
The proceeding paqes outline the entire Program Sign Hierarchy and provide information regarding each sign type's function, general location and description.
Appendix C Master Sign Program
B.01
DIR.01
B.02
B.03
B.04
B.05
DIR.02
Primary Project Branding Device
Primary Wayfinding Device
Primary Entry Identification
Secondary Entry Identification
Tertiary Entry Identification
Occupant Branding Identification
Vehicular Directional
DIR.03 Pedestrian Directional / Directory
R.09 Emergency Access Signage
Building ID, Single/ Multi-Tenant ID
Building Mounted, Skyline ID
Building Mounted, Eyebrow ID
Primary Sign Locations Site Plan
GATEWAY BUSINESS PARK MASTER PLAN
C-5
C-R
Appendix C : Master Sign Program
EXTERIOR H IERARCHY
SITE BRANDING
The primary function of Site Branding signage is to identify the Gateway Business Park from the street. It shall also serve to direct day-to-day users and visitors into the Gateway Business Park property. There are four types of Site Branding signage:
A Primary Project Branding Device, located at the corner of Oyster Point and Gateway Blvd. , shall identify the Gateway Business Park and integrate into a landscaped corner wall at this location. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots.
Primary Entry Identification signs identify main points of entry into the Gateway Business Park. These elements will display the GGBP Brand, building address ranges, and possibly carry directional information and major tenant names. This sign type may integrate into a landscaped wall system. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots.
Secondary Entry Identification signs identify secondary points of entry into the Gateway Business Park. These elements will display the GGBP Brand and any directional / informational copy. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots.
Tertiary Entry Identification signs identify tertiary points of entry into the Gateway Business Park. These elements will display the GGBP Brand and directional / informational copy and are smaller in massing when compared to the Secondary Entry ID. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots.
GATEWAY BUSINESS PARK MASTER PLAN
Example of Site Branding Signage
IDENTIFICATION
The function of signage in the Identification category is to provide identification of a building's address, occupant (including their brand), or use. There are six types of Identification signage:
Address numbers are building mounted elements that are mounted in high visibility locations and provide information to day-to-day users, visitors, and safety personnel. There shall be building address numbers located on at least two sides of the building and shall be visible from the street or property entrance. Address numbers may be illuminated through the number's face or back (halo).
Garage Identification signage may be freestanding and/or building mounted. This sign identifies the parking structures and their use. The sign elements shall be located in a high visibility location interior to the property. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots.
Service Bay Identification are relatively small identification signs to note service areas of the property and its buildings. This signtype shall not require any illumination other than ambient.
The Tenant Sign Design Guidelines (page C-20) discuss requirements of individual building identification signage in detail.
REGULATORY
All regulatory signage consists of varying types of sign messages that meet government requirements. These signtypes control vehicular traffic, emergency procedures, regulate parking, and inform staff and visitors. Because of the vast array of sign messages, every effort shall be made to limit the sizes, shapes and colors of the sign forms. Sign posts and panels should meet the same design characteristics as all other sign categories. This signtype shall not require any illumination other than ambient. Some signs may be required to have reflectorized graphics by law.
Appendix C · Master Sign Program
C-7
Example of Identification Signage Example of Regulatory Signage
GATEWAY BUSINESS PARK MASTER PLAN
C-8
Appendix C Master Sign Program
WAYFIND/NG
The function of Wayfinding Signage is to direct day-to-day users, visitors, and safety personnel to destinations within the Gateway Business Park.
There are three types of Wayfinding signage:
Primary Wayfinding Devices shall provide initial vehicular direction information at the Oyster Point and Gateway corner approach to the site by flanking both sides of the Primary Project Branding Device. The information carried shall be address ranges with appropriate direction arrows. Any illumination shall be internally halo illuminated, or by direct illumination via ground level spots.
Vehicular Directionals may be freestanding or integrated wall systems that provide vehicular wayfinding information. The letterform heights shall be of a scale that is readable from a moving vehicle. These signs shall be placed at vehicle decision points throughout the interior of the property. This signtype shall not require any illumination other than ambient.
A Pedestrian Directional/Directory may be a freestanding element that contains pedestrian wayfinding information. The letterform heights shall be of a scale that is readable from a pedestrian's viewing distance and speed, or from standing directly in front. These signs shall be placed at pedestrian path decision points throughout the interior of the property. A map graphic may be included to provide a reader with an orientation plan.
This signtype shall not require any illumination other than ambient.
GATEWAY BUSINESS PARK MASTER PLAN
Example of Wayfinding Signage
Exterior Site Sisn S~stem HierarchX • Gatewax Business Park Sign Name
What do we call it?
Branding
1. Primary Project
Branding Device
8.01 2. Primary Entry
Identification
8.02 3. Secondary Entry
Identification
8 .03
4. Tertiary Entry
Identification
8.04 way.finding
5. Primary Wayfinding
Device
DIR.01
6. Vehicular Directional
DIR.02
7. Pedestrian
Directional /
Directory
DIR.03
Function
What does it do?
Identifies Gateway Business
Park
Identifies Gateway Business
Park. Displays the GBP Brand,
building addresses, directional
information and major tenants
Identifies Gateway Business
Park. Secondary Entries
Identifies Gateway Business
Park. Tertiary Entries
Provides initial vehicular
directional and wayfinding
information at approach to site
Provides vehicular directional
and wayfinding information
Provides pedestrian directional
and wayfinding information
Location
Where is it placed?
Located at the Corner of Oyster
Point and Gateway Blvd.
Located at Primary site entries
Located at Secondary site
entries
Located at Tertiary site entries
Flanking the sides of B.02
Placed at appropriate locations
within property
Placed at appropriate locations
within property
Appendix C Master Sign Program
Form/Massini Elevations Quantity Remarks
What is its form? How Any special notations?
many?
- Integrated into landscaped
corner wall at Oyster Pt.
and Gateway Boulevards
2 Integrated into landscaped
- wall at primary site entries
EJ 3
EJ 2 C-9
Integrated into corner wall
or landscape at Oyster Pt.
and Gateway Boulevards
5 4
GATEWAY clUSlNESS PARK MASTER PLAN
C-10
Appendix C Master Sign Program
Exterior Site Sign System Hierarchy - Gateway Business Park Sign Name Function Location
What do we call it?
identification
8. Building Address
Numbers
ID.01
9. Garage Identification
ID.02
10. Building ID
(Single I Multi -
Tenant)
ID.03
11 . Building Mounted ID
ID.04
12. Service Bay ID
ID.OS
INhat does it do?
Provides Building Address
Information
Identifies parking structures
Building ldentifical ion entry
marker for Gateway Business
Park buildings that displays
the building address and major
tenant information
Tenanl Identification for
Gateway Business Park
buildings
Identifies Building Service Bays
GATEWAY BUSINESS PARK MASTER PLAN
INhere is it placed?
Wall mounted elements on
appropriate high visibility building
locations, on both sides of
building
Wall mounted elements on
appropriate high visibiltty parking
garage locations
Located perpendicular near
pedestrian walkway near
entrance area to building
Wall mounled elements on
appropriate high visibility building
locations
Localed at all Service Bay
entries
Form/Massin_g Elevations
INhat is its form?
180
PARKING
EJ
=~
E]
Quantity Remarks
How
many?
Min 2 I
Bidg
Min 11
Bldg
Any spec/al notations?
Will be clearly visible lo fire
safely and emergency
personnel
Will conform lo S. SF and
Gateway Specific Plan
District codes
Will conform to S. SF and
Gateway Specific Plan
District codes
Appendix C Master Sign Program
Exterior Site Sign System Hierarchy - Gateway Business Park Sign Name Function Location Form/Massing Elevations Quantity Remarks What do we call it? What does it do? Where is it placed? What is its form? How Any special notations? many?
regulatory
13. Visitor Parking Identifies the specific parking At each Visitor parking stall in ' Identification stall as Visitor parking vertical placement location R.01
14. Accessible Parking Identifies the specific parking At each accessible parking stall ' Identification stall as accessible in vertical placement location R.02
15. Van Accessible Identifies the specific parking At each van accessible park!ng ~ R.02(A) stall as accessible or van stall in vertical placement accessible location
16. eve Parking Displays eve required Located at vehicular entries to ' Regulation Sign regulations parking areas R.03 C-11
17. Garage Entry Code Displays Code required Located at vehicular entries to Slgnage information parking garages EJ
R.04
18. Stop Sign Identifies a vehicular stop sign Located at main parking area ' 5
R.05 wrth a DOT compliant sign entrances and throughout parking lot
19. Speed Limit Sign Provides Speed Limrt Located throughout parking '
2 R.06 information areas
20. Pedestrian Crossing lden@es Pedestrian crossing Located near all pedestrian ' 4 Sign R.07 zones crossing zones
21. Traffic info Provides vehicular exit Located al restricted property ' 4
R.08 information exit points
22. Emergency Access Identification marker for Located at all Emergency vehicle ' 4 Will be clearly visible to fire Signage Emergency vehicle access only access only entry points safety and emergency R.09 roadways personnel
GATEWAY BUSINESS PARK MASTER PLAN
C- 12
Appendix C . Master Sign Program
• B.01 : Primary Project Branding Oevice
This sign type is located at thA corner of
Gateway Boulevard & Oyster Point Boulevard.
The pllrpose of this sign is to identify
the proposed site development as one, cohesive
development and shall be rnlegraterl mto the
proposed landscape development at th e corner
This srgn type rs .
white sign panel : 176 square feet
concrete wall & white sign panel: 209 square feet '.
and shotJ!d he taken into consideration as ·
an Allowable Mod,trcation to the master program
as an iconic marker for the ca mpus.
QTY: 1
ELEVAT!ON
Scal t'l· 3/16" = 1· o·
GATEWAY BUSINESS PARK MASTER PLAN
(r·i';
.r
Omwmg 1s sc;almi as nored for 12 ,y 18 pnnrcd shf'r.t s11e. if ?.4 ~· 36 pm1U.1d sh1wt size 1s usc:irJ scale is 3/8'' ~- 7 · tr Custom a!Lm1tnum fahricilted - - \
scu!pl.r.d panel wilh paint tinish, \
G::ilJ!Wi:IV !etlrrs Me rootod out
ol the pnnel to cast shar1ovv onto \
the hase dunng dav.
night 11!vmiriation is concealed behind
th r. pn11e l to prov1rie genttr. wa rm wh1tP
light spi ll behind t!ui op(!n leHers.
option is tn use ground up lights
concealed m landscapP
,, - Fabncoted aluminum panel with --......
pain t finish, leiters are ind ividua!lv ',.._'"
cut with pnintfinish and stud mounted
tlush to onne!
- -- Custom formed conc(P.tr. b8sr.
with integral color, base wi ll lrn
integrated into ,he iandscape
(z\ SID_E _ __ _
\____~,,.,r Sr.alr. 3/l~" - 1' O"
• B.01 : Primary Project Branding Device
This sign type is located at the corner al
Gateway Boulevard & Oyster Point Boulevard.
flie purpose of this sign ,s to identily
the proposed site develop111e11t as one cohesive
development and shall be integraied into the
proposed landscape development at the corner
This sign type 1s ·
white sign panel: 176 square feet
concrete wall & white sign panel : 209 square feet
and should IJe taken into consideration as
an Allowable Modification to the ,naster program
as an iconic marker ior the campus.
O.TV I
l,Q loh1t,~11 J1<.'CI
l':1>;u,;tA,tt1olr<:1~,;
t:t1,,t.•~•r
t ,gili.li<er
Ur:iwmg rs su1/et1 as nowa tor 12 x 18 µ11nreri she1u sua, d 2-1 x 3fi prrnwd slwvt silo 1s ust1d, scalu 1s 3 8' - I O'' Appendix C
Custom aluminum h1bril:iJted
scu!prnd panel with pa int tin1sh,
Gateway letters are wuted out
of tlH-J panel to ~ast shadow unto
the base du1ing day,
Master Sign Program
night il lumination 1s concealecl behind
the 1,1an2I ta provide gentle wdrm white
light spill behind tne open leners,
option 1s l'o use grot1nd tJ!) liQhts
concealed 1n landscapn
Fabricated aluminum panel with
pamt lmlsh; letlers are 1ndiv1clually
cut with pa int fi nish and stud mo1mtec!
flush to pane!
Custom torrned concrnte base
with integral color, base w1ll l.Jt!
integrated rnto the landscape
GATEWAY BUSINESS PARK MASTER PLAN
C 13
(- 14
Appendix C Master Sign Program
.. "'
1 f-.;-'\_ ELEV~TION ________ _ _
\.:_) Sc;ile 1;r-: 1· Ok
GATEWAY BUSINESS PARK MASTER PLAN
W'
(rj
l
',l:• :c tl.~,r.~ f?r(I
a,;,i~n Artlelc~•,1,~
(:,01r .. ,,,.
~ 'l'l~S~:.~
(l •~N.,1Ar ",1•c
r··-
1 1 • B.02 : Primary Ent,y Identification
Th is sign 1:ype 1s located a1 main ca mpus entries ,
from Gateway Boulevard & Oyster Po int Boulevard.:
The purpose oi this sign is to identify
the inain ca mpus entry points by designating
addre ss numbers/ranges or 1·e11 ant names.
Th:s sign type is approximately qo square feet.
an d should he taken into consideration as
- - Routed arna 111 mn,n cabinet hnhind tfrn sculpted panel an Allowable Modification to the m,ster progrnm as a unifying wayfind111g sign for the c,ampus
during subsequent phases.
·--.._ __
Main cnhinet 1::. routed out behind tht!
scup!terl prrnel ;rnd fa r,ed wi·th trnnsl11 c~n!
ar: rv!ic to allow tor hght spill onto the c&hinP.t,
and t£1 illumma te the 1000 Gateway hHtH forms
Day/night acrylic allows l.lrn let/er fo 'm!i
tn be dMker durin9 the day and illuminat~
w hite At night
Custnm fo hricr1ted sculpted pairn! - ~.._
with painted aluminum platP l'Jar.king
and fa ced with an opaqtie ;::icrylic skin,
nun1 bf!rs and letters are routed out
and tilled with acrylic let.tfH forms,
le11er forms are gentJv 1!1urninc1ted
bv thr. Hght expo.t:ur8 from the cut-ou t
behind in the cabi1H!t
.-- --- Fahric!lted aluminum sign cabinet ---- --
with naint fi nis h; numbers ani mutect
nut r1 nci l"i l!ed with flush push -thrnuqh
day/night ar.rylic forms r1n<1 intcmallv
mummatnd with warm white LEDs
_;...---·-- lntegr.i l colorer! conr.ret1-~ hllSP. - ----- witJ11101111:ed ah1minum laser cu1
dim ension! logo s1ud mounted
to the lace
O.TY O for Phase 1
Llrawmy 1s ,;:r.;;1Jcd as noted /or 12 ;,; lR prmtad shv1 1t sflc it 14 x 36 p11ntnd sheer slm 1s 11.sed, scafe 1s r ::c 1'-0" (2\._§IDE _ __ ..... --··-- J Sc;itr, 1/r-t',O'
(~ PERSPECTIVE
~ r Scnlc 1/r - I' O"
w~,i,, ~,n,,, !lµ;:4~u A~, 1l1t
nmwmg 1s scaled as noted lot J 2 x I tJ prmted sht:f1t sue tf 24 x 3fJ pnm&d snecN sue 1s used, scale ,s 1' -- l O" 1 J
1000
at!lwa· - PttrKin!)
Appendix C . Master Sign Program
Mam cabinet ts roL!t!:Hl out behmd the
sculpted µanel Hlll1 faced with
translucent acrylic\o allow tor l1gl1t sp1!1
unto the cabmet, and to illuminate the
1000 Gateway letter forms
lsoe Gll02,DO for uetoilsi
Custom tabricatecl sculpted µanel ---- - ---
with pa tr1rn[i t1lumin1.1111 plate backmy
and faced with an opaque acry!1r. skm,
numbers am1 letters are 1outed om
and filled with acrylic letter forms,
letter forms are gtrntly il!ummated
by the light exposure from the cut-out
behmtl m the cabinnt
---------·- Falmcated a!ummum sign cabmet -----------
witl1 pamt lm1sh, 9raµh1cs are routeu
out and hl!ect with flt1sh pusll-tt1rough
day/night acrylic fon11s a11 d Hiternally
i!lummsted with warm white LEDs
-------·-----· lntegtal colored cuncn:!te base
w1tl1 pamted aluminum laser cut
dmrnnsionl logo stut1 rnoumect
to tlie tac!-1
• B.03: Secondary Entry Identification
This sign type rs located at secondary campus
entries tram Gateway Boulevard & Oyster Point
Boulevard. The purpose o1 this sign 1s to identify
secondary entries 11110 specific destinations
such as parking facilities and may 1dent1fy
address specific parking information Directional
arrows or "P" symbols may be 111corpora1ed.
This sign type rs approximately 21 square feet,
anti should be taken into conside1 ation as
an Allow able Modifrcation to the master program
as a unr fying wayfindrng sign for the campus
during Phase 1 ancl subsequent phases
QTY. 2
...
GATEWAY BUSINESS PARK MASTER PLAN
C 15
C-16
Appendix C Master Sig n Program
f i\ f ,) f}) { 1) T <·v i .T [ __ I ' .
I [
w;,~~ Wh,;~ ~n~ n1.1~· ~!" ._,,,~1:r r ,·1 ~,m ~r·vOr
/Jrawmg 1., scaled as nnted for 12 :x 1R ormtAd .c;heet ~·,ze, 1! 24 x 36 pm11ed s/1eel s11e ;s 11sed .l'Cale ,., ! - ! ·.w lp l
J-1
I
k
GATEWAY BU SINESS PARK MASTE:R PLAN
"- '80
2 4 100
00 _._.
90 --
Mam cabinet 1s muted out behmd the
scu lpted panel and far. ed wrth
trnns!ucent acrylic to Allow '"or light spill
onto the cnb1ne1, anct to illurnmate the
1000 Gateway lette1 rorm~
lse.e GD02.00 lor details\
- -··--- Custom fabnciltBd sr.ulpted 1,110P.I ---,. __
with painted alumin um pl~tu back111g
anri fac ed witll an oparprn a ~ryJ ir, skin,
numbe rs and lc:itte rs are ro1rr.rl out
;rnd filled with ac1y!ic letter ~orms.
letter forms are gently illum1 iatec!
by the light exposure from ti· r. r:ut-out
hehmd in the cabinet
_....- ----·- Fabricatnd aluininum sign cabinet --- --- .- with paint finish; graphics are 1outed --
out anrl filled with flush pust•- through
day/night acryli c forms anri ir.1ern:,l!v
illuminated with warm wl 1t e i..EDs
--------- lntegrnl coloreri concrete btse -----------....:.._ with pr1:inted a!nminurn laser cut
rl1me ns1on! logo stud mounte-d
to the face
r- ..
D!R.02: Vehicular Oitectional
This sign type 1s locatnd withm the interior campus
along ihe main interrot roadways and provides
vehicular directiona l information to all campus
addresses at main roadwav decision points.
Directional arrows are included.
This sign type is approximately 21 square feet,
an d sh ould be taken into cons1deration as
an Allowable Modification to !he master program
as a unifyin g wayfindmg sign for the campus
during Phase 1 ani1 subsequent pl1ases.
QTY· 3
-
1,:,fol,o~ir.h H10
r·~1~~1 t,rth.\l,c: .. •
C-;,1~,~.~
\1-J fj)
i I
I
I
I l __ _
Drat11mg rs seated as noreri wr 12 x 18 p1 mun! sheer sue, ,t 24 x 36 pnmed s/Jeet size 1s used, scale 1s /" - I' O" !o
.:. 1
ELEVATION
Scale: 1/r - r-u··
i .... -
' ,_
--
Appendix C Master Sign Program
Mnm call mot 1s routed nut !rn lm1d the
sculpted pane! and faced with
translucent ac ryhc to allow for hght spill
onto the cabmel
{see G002.00 tor details!
Custom fabri cated sc ulpted panel ·-------- with painted alununllm µlate backing and raced with an opaq ue acrylic skin,
all graphics a<e apµhed ex.tenor grade
vinyl or masked and painted, graphics
are not illummated
DIR.03: Pedestrain Directional/Directory
lt11s sign type 1s located within the interior campu s
along the main pedestrian pathways and µ1ovides
pedestrian d1rect1onal information to all campus
addresses at main pathway decision points.
Directional arrows, maps, and tenant names or
addresses can be included. Oth er cam pus
security or pertinen t 111rormat1on can also be
included.
This sign type 1s approximately 15 square feet,
and should be taken into consideration as
an Allowable Modification to the master program
as a unifying wayfind1ny sign for the campus
dunnq Pl1ase 1 and subsequent phases
QTY 3
--
;..------ Fabnc ated aluminum sign cabinet - 1 -----
with paint fin,sh
• --- - Integral r;olorod conc rete base
with pa inted a!wrnnum lase r cut
d1mens1onl logo s'tud mounted
to the fac e
(:;\_~D_E _______ _
\.:.J- Scale. 1/2" .= I ·O"
GATEWAY BUSINESS PARK MASTER PLAN
C-17
C-18
Appendix C Master Sign Program
Colors & Materials
Paint Colors
<!v fi) ~;V
r~[_ __ __ T ' 0 I
I
[~-~-I Whr!c r11nTo M~1c11 fk!l
Pro1r.ctArr.111ttlct11rr.
Concretr.
Vinyl Colors
;-0 (v.9 \V-2
(
81ur. Grny Rcrl
Reflective vinyls will be used w he n required for code Specialty Materials
Acrvlic IA) Glass (GI ; Me1ol (Ml
Stone ISi · Tile ITI Wood (WI
NOTE:
(0
T
Di!v/N1gh1 Acrylir.
(0
~-- 1
I I
I l11111tGrt:v
All PAINT COLORS ARE TO HAVE SATIN FINISH UNLESS OTHERWISE NOTED
GATEWAY BUSINESS PARK MASTER PLAN
~o 0
1000
GATE WAY
TB11 a 11t Company
Typography & Symbols
N&u!ra Display Bold
Aa B bCcDd ~& i=fGgl-l h I iJj Kk L!Mm N n
OoPpQqRrSs Tl:UuVvWwXx YyZz
123456789 0
Futura Medium
AaBbCcDd EeFfGg H h liJj KkLIMm Nn
OoPpOq RrSs TtU uVvWwXxYy Zz
1234567890
Helvetica Neue 67 Medium Condensed
AaBbCcDd Ee FfGgH hliJjKkll Mm N n
OoPpQqR rSsTtU uVvWwXxYyZz
1234567890
• (!:,, [Bl BioMed Realty
~"1'71~
Design & Color Influences
Appendix C Master Sign Program
Sign design provides an opportunity to elaborate
on the architectural design elements while providing
a cohesive and integrated campus wide, easy to use
wayfinding sign system.
GATEWAY BUSINES S PARK MASTER PLAN
C 19
C-20
Appendix C Master Sign Program
T,.~f· .... ,11• P,..,. . .61"~1m('.~
r.""'"'
Drawmg 1s sen/eel as nnted for J 2 x 18 pnnted sheet Sile, rf 24 K Jfi winted she.o t size rs used, scale ,,~· 1" f '-0"
GATEWAY BUSIN ESS PARK MASTER PLAN
T
~I
I
I
l
REG Sign Types
REG.01 . Vis itor Parking
REG.02 · Accussible Parking
REG.03 eve P&rking Hegulation
REG ,04 : GaragP entry Code
REG.05. STOP
REG.06 · Speed Lirnit
REG.07 · Pedestrian Crossing
REG.OS: Traffic Ex,t Info
REG.09: Emergency Access Lanes
• REG.01 · .09 · Regulatory
This s1g 11 type is located along the main roadways
within the campus pro~er to provide
vehicular regulatory 111formation such as STOP,
Speed Limit. Pedestrain Crossing, Parking Sparn
designations, Acce,ssi!Jility and Emergency Access
code signs, etc
This sign type is not considered in square
footage calculations.
OTY: 12-15 +·
l .... ···········-··········--·-·······--·······--·i ___ ····- ·----· __ .,...,. •• --... Aluminum sign pane! 1ri.11th paint
.-- finish on oil exposed surfaces,
concealed mounting to post.
rnf!e1.:fae vinyls ai-e used when
reqmrerl for code, n!! other graphics
are app ied vinyl or masked & painted
:rx 3" aluminum tube with ·--······-·-···--
2 col,)r 1rnmt finish on all sides,
top 1~: r. ut anrl capped <1l45'\
earth bt rv mlo landscapn or
sleeve f-t into lrnrdsc3pe
....
2 SIDE
Scale 1/2" I' O"
WI«:'=:-.,,;"' l!tl, Q,,~ Acryi,c
Drawmu 1s scaled as ,wied for 12 x 18 pnnwd slieei sue, d 24 ,'< 36 pnn1e1i sheel sue rs u::.-ed, scale ,s !" = J '-0" 00 ,f.
The
M le u! ... onipany
Single Temmt
I }
I
~1 ... flcmo·;ah!t!
I
i
I
I
I 21
-l J___
Mulup/e le11a111
Appendix C Master Sign Program
Main cab met 1s rouled out behmd tlle
scu!µted panel and faced wh!1
translucent acrylic to allow for light spill
onlu rhe c<1bme1, and to illuminate the
1000 Gateway & tenant letter torms
(se,e G002 00 /or detarls)
B.G4 : Tenant ID Freestanding@
Pedestnan Entry
This sign type 1s located within the interior campus
at the rnain entry pornts into the building Tllis sign
type will list either the single renant or multiple
tenants as well as the building address. TlllS is
intended for pedestrian use along the inetrior
campus pathways as opposed to veh1cula1 use.
This sign type is approximately 14 square feet,
and should be ,aken into consicleratio11 as
an Allowable Modification to the 1naste1 program
as a unifying wayf1ncliny sign for the campus
dunno Phase ·1 and subsequent phases.
QTY:
Custom tabm:ated sculpteLi panel ----....._
with µamted a/ummum plate back1ng - ------•••... ....._ c1nd fa cell w1tl1 an opaque acrylic skin
and 1nd1vitiua! removable tenant stnps,
numbt~rs and letters me muted out
and fillefl with acrylic lette1 forms,
letter forms am gently illum1natel1
by the l1gl1t exposure from the cut-oui
he1rn1d in the cabinet
-----·--- Fabricated alumu1urn sign cabmet ----... ___
with parnt finish
~ lnteyrn! Clllmecl concrete base -------
with pamted aluminum laser cut
d1mens1onl logo stud mounted
to the fi:1co
..
(0 SIDE
~hc11!:)1/2' .,. J'O
GATEWAY BUSINESS PARK MASTER PLAN
C-21
C-22
Appendix C . Master Sign Program
8.05 : Occupant Branding Identification
e
Custnm logo;namn mfurs rmi ~)lfowoil for srnqlt: rr;nant occurant This sign type is located at building fronts typically
along the main road frontage s. The purpose of thi s
sign is to identify a single/ma jor building occupant
from the vehicular vanta ge point Tenant logo use
1s acceptable and building address numbers may
be 111 cluded. If there is not a single or major
occupant and multiple tenants occupy the
building, it is acceptable to list the 3 main 1enants
'"' ':!!hi·~ ~·a.~r: /\: · -.,....,.,,~ c,~,..,~ w~•~ s~1•n 0~2,11~At=~1~
nrawmy 1s staled as noU.'d for 12 r 18 µnn!Ocf shna! Sile, d ?4 ,\ 36 pnntnci sheet size 1!; 11Sf!d. sr:a!a i<; 1" - 7' O" 0 C1,mpany
Nawe.
enant
Corpora ~,on
Multiple 1i!oant
ELEVATION
Sc 11 1c:- 1/7'' =- 1'-0"
GATEWAY BUSINESS PARK MASTE:R PLAN
I i,. ~1
r
The
Molecular
Company
....
Smyla Tenant
Main cahin1H Is I outed mil br!h111t1 the
sr.ull}tr.d p1rnPI and lncr.d with
translucent ac ·y!ic to allow for light spill
onto th e cshinet. and 10 illuminate the
tenant lett er forms & graphics
(see G002.00 for deta,\sl
__.----- Custom fabr; ec ted sculpterl o.inr.l --
-- with painteil aluminum plate backing
:tnd faced w1 lh an opaque ncrylic skin,
lr~tters ;ire rnutec:i out and filled with
oc rvlic letter f1.1ms,
lettP.r forms are gently ill uminated
by the light !?XC osure from lh e r. ut-ou1
behind m the C!Jbinet
Fabricated uluminum sign cabmet -·-----~-
with paint finis 1; numbers are routed
out and fil!ect with flush push·lhrough
day/rnghl acrylir. forms ttnd inlr.rn a\ly
illu;ninAtP. d 11\fit , warm white LEDs
This sign type is approximotely 28 square feet,
and should he ta ken into consideration as
an Allowable Moditirat,on to the master program
as ll unifying wayfindinu sign forthe campus
during Phase I and su b,;equent phases.
QTY·,
---
- _..----· lnlegnil colnre:l conc re te base ------. ··-- with painbrn al uninum laser cu1
dimension! loon stml mountnd
to the face
Daylight lette1 visibility, white on dark background
Appendix C · Master Sign Program
Letter Visibility For Building Mountel1 Tenant Identification Many factors such as design compos1non, contrast, lighting, site lines, etc. contribute to optimal legibility for building mounted tenant ientificat1on using logos and type. The main requirement for optimal legibility is determining the correct letter/logo size that will properly communicate the identity message to the probable viewing locations. 1000 ft viewing distance= minimum required 43" letter height 500 tt viewing distance= minimum required 22" letter height Major tenants will size and display their logo/ name after considering the viewing distance, the allowable square footage, and the visual impact on the surrounding environment.
Letter Visibility For Building Mounted Tenant Identification ABC Cotnpany
Daylight letter visibility, dark on light background
with day/night vinyl faces
Night letter visibility will show internally illuminated White faces.
GATf:WAY BUSINESS PARK MASTER PLAN
C-23
C-24
Appendix C · Master Sign Program
Fabricated aluminum ind1111 dual channpl letters/logos
with face ht or halo lit warm white il!uininat.1011,
letters/logos are concealed mounted tu building
facade without exposed rails or attachments
31(1~. ------ --- ----- -----
, ~q. ft . per lincM h, nf b1J1ldinq front1,qc ;i lhw.1,,1.1 per ':l~F ~1c,n ordlr1once Tilb!£' t.0.1 60.008
NORTH ELEVATION - BUILDING A
Scr1lr. 1" = 40'
GATEWAY BUSINESS PARK MASTER PLAN
31') t um,11q ti Nom1 l:.l1v:n1a,,
A
North
- TEN.01 : Tenant ID @ Building Skyline
This sign ty~rn 1s lncnted flt the !mild mg roofline
but not above the rooflme. The purpo se of this
sign is to identify the ma1or building occupant
from a greater viewing distance. TP.nant logo use
1s ac ceptahle. Exact location a Ion~ bldg. top to
be determined with selected tenant.
This sign type is approx imate
and should be taken into co11s1deratmn as
~n Allowable Modification trJ t!H! master program
as a unify111g wnytinding sign tor the csmpus
rlurn,g P!iase 1 a111J subseq uent phases.
OTY 2/ 3 I dependent on tmal tenant ocr.uµancy}
,,.-- Lette rs/logos not allowed above this roof lin e
"''~------
Side View
Fabricated aluminum 111d1v1l1ual channel letters/logos
with face lit or halo lit warm wliite illumination,
letters/logos are concealed mounted to build111g
facade without exposed ,ails or attachments
-- - ·--· 30lH --
l sq ft. per lineur ti. ot building frontage allowed pei SSf Sl!J ll ord,nn nt:t"' labl? 20 360.008 A 300-t total sq ft South E!evatmn
B ----lLI.!.!.L...!.!.1.i1
West d.;~=-:l[..LIIJI.-~~ I
r.'\_ SOUTH ELEVATION - BUILDING A
~Sc:a te· l"-40'
Appendix C . Master Sign Program
- TEN.01 : Tenant ID@ Building Skyline
Tli is sign tyµe 1s located at the building 1oofline
but not above the roofline The purpose of this
sign is to identify the maior bu1ld1ng occupant
lrorn a weater vi ewing distance. Tenant logo use
1s acceptable.
This sign type 1s approximately 300 StJUare feet,
and should be taken into conside1 at,on as
an Allowable Modifrcat1on to the maste1 prog ram
as a un1fy,ng wayf1nd1ng sign for the campus
during Phase 1 and subsequent phases
· 2 / 3 (dependent on final tenant occupancy)
l,ATEWAY BU SINESS PARK MASTER PLAN
C-25
(' 26
Appendix C . Master Sig n Program
:.AP.~.T.~n~nt.f;~mP.~ri.Y.~
Fabricated aluminum individual channel letters/logos
with face 111 or halo lit warm white illur111nation,
lettars/logos are concealed mounted to building
facade without exposed rails or attachments
A
OPTION
If entire 1000 Gateway buf!ding (A,iB) 1s occupied bl/ one ma1or tfmant, tenant 1s allowed signsge options on North & South eleavnons. or North & West e!avatmns;
- TF.N.01 : Tenant Hl@ Building Skyline
This sign type 1r. located at the burldrng rootline
bnt not above the rooflrne. The purpose of t!J1s
sign is to rd entity the ma1or building occupant
from a greater viewin11 distance Tenant logo rtse
rs acceptable
This sign type 1s approximately 270 square feet,
and should be taken into corr sideratron as
an Allowable Modi!tcation to the master program
HS a unifying wayfindin11 sign for the cam pus
durrnq Phase 1 and subsequent phases.
OTY. 2 / 3 (depencten1 on final tenant occupancy}
If 1000 Gateway :s occupied by 2 P1a1or tenants, tenant A 1s allowed s1qnage on North & South e!evan n,. and tenant B 1s allowed s1gnage on West elevation
270i - -----·----------- 1 sq. ft. pe1 linea1 ft. of building frontaqe <1llowed per S5F s1911 01d1nr.1nct:> hbk 20.360.008 270 +- total sq ft West ElevRtion B West
1000 GatRway (A & B)
(common t1tr1um /entry)
WEST ELEVATION - BUILDING B (building A RI o shown but not for tenantsignage pla<:_ernent nn wr.st ol£,vation) Sen le 1" - 40 '
GATEWAY BUSINESS PARK MASTER PLAN
Appendix C Master Sign Program
C 27
GATEWAY BUSINE:SS PAR K MASTER PLAN