Port of San Francisco

Transcription

1 Port of San Francisco REQUEST FOR PROPOSALS FOR RETAIL LEASING OPPORTUNITY PIER 29 BULKHEAD BUILDING ADDENDUM #3 Use of Areas Adjacent to the Pier 29 Bulkhead Building The purpose of Addendum #3 is to provide clarification regarding the possibility of proposers using areas adjacent to the Pier 29 Bulkhead. The Addendum also provides information regarding signage and improvements to the exterior of the Bulkhead buildings. Use of Adjacent Areas Proposers may include for information purposes only, their desire to use the space along the Embarcadero edge or the south side of the Bulkhead where it faces Pier 27 for expansion of uses within the building. Proposals will only be evaluated on proposed uses and improvements that are within the building. Any uses or improvements outside the building may in the future be granted in the Port s sole discretion by way of a Non-exclusive License Agreement executed between the Port and tenant. Prior to execution of a License, the tenant would have to apply for and obtain all required regulatory permits from: Bay Conservation and Development Commission (BCDC), San Francisco Fire Department, San Francisco Health Department, and Port of San Francisco Building Division, among others as well as complete environmental review. The Port studied outdoor seating adjacent to Bulkhead buildings in its Embarcadero Promenade Design Criteria, draft, dated January 13, The study s recommendations were reviewed by the Port Commission but are not yet adopted (relevant pages attached). The document describes: improvements within the Building Edge zone; the architectural character of Tenant Furnishings ; and a discussion of possible Covered Outdoor Dining Areas. Permitting The BCDC permit for Piers currently does not include or contemplate any outdoor seating, dining, or other uses adjacent to the bulkhead. Both the Embarcadero Promenade and the area adjacent to the south side of the Bulkhead are Designated Public Access areas per the Port s BCDC permit. Any potential outdoor seating adjacent to the Pier 29 Bulkhead Building would first require amending the current BCDC permit for Piers to allow for such use. Signage and Exterior Improvements to Bulkhead Buildings The Port is in the process of revising its Sign Guidelines and providing design guidance for the Bulkhead buildings. Relevant pages of the Draft Sign Guidelines are attached. Attachments: 1) Embarcadero Promenade Design Criteria, Draft for Public Review, dated 1/13/11, select pages 2) Port of San Francisco Draft Sign Guidelines, select pages

2 Port of San Francisco Draft Sign Guidelines For Internal Review April 7th,

3 Draft for Internal Review April 7, 2015 Sign that is perpendicular to and held away from the bulkhead wall F. Embarcadero Historic District Signage in the northern waterfront on the east side of The Embarcadero should balance tenant identity needs while maintaining the integrity of the Embarcadero Historic District. Structures within the Embarcadero Historic District include piers, pier sheds, bulkhead buildings and accessory structures between and including Pier 45 in Fisherman s Wharf and Pier 48 just south of China Basin Channel. A map of contributing historic resources within the Embarcadero Historic District is provided in Appendix A. A listing of the individual resources is available online here. 1. General Criteria. All signs proposed to be affixed to a historic structure will be reviewed by the Port for design compatibility and construction integrity to ensure consistency with the Secretary of the Interior s Standards for Rehabilitation (Secretary Standards). Signage will be evaluated to provide an appropriate amount of business identity while also ensuring that the cumulative amount of signage, awnings, canopies, and/or architectural or graphic improvements are compatible with the historic structure. Permitted signage may vary from what is stated in these Guidelines in order to maintain consistency with the Secretary Standards and/or provide an appropriate amount of business identity. Sign proposals should meet the following criteria: a. New features such as canopies, awnings and commercial signage should be distinguished as additive elements, compatible with the building s historic character defining elements; b. c. Business signs should be distinct yet complementary to the building, generally held away from the wall of the building or historic resource to which it is attached; d. Identifying signs should be minor in size and compatible with the building s architectural features, materials, colors and spatial relationships; and e. Iden fying signs fi ed to the architectural features of the bulkhead 10 Port of San Francisco Sign Guidelines

4 Draft for Internal Review April 7, Bulkhead Buildings Built adjacent to The Embarcadero Roadway, the bulkhead buildings are contributing resources within the Embarcadero Historic District, and were built to provide a City Beautifulinspired architectural frontage for the historic finger piers. Bulkhead buildings are of varying lengths; they may stand as an individual structure with its main feature being a large arched entrance to the adjoining pier shed, or bulkhead buildings, and may include the intervening connector structures between piers. Entries and openings on bulkhead buildings are described in three categories that reflect the size, intended function, and importance of the openings to the building: central arch, secondary openings, and minor openings. The Guidelines for bulkhead buildings address several possible types of business signage, and will be evaluated to determine if the cumulative signage is compatible with the historic resource. Pier 3 Bulkhead B A C A. Central Arch 1. Main Entry 2. Retail & Primary Tenant Signage 3. Tenant Directy & Public Signage B. Secondary Openings 1. Cargo Openings 2. Circulaion Openings 3. Large Embarcadero Openings C. Minor Openings 1. Minor Entries 2. Minor Windows Sign Guidelines Port of San Francisco 11

5 Draft for Internal Review April 7, 2015 Pier 1 at Central Arch with Canopy and Signage a. Central Arch (1) General. The central arches have a grand scale that was constructed to accommodate rail and cargo access and continues to function as the primary entry for most adaptive reuse. Central arch dimensions are typically a six-foot architectural depth, 30 to 35 feet in width, and 28 to 35 feet tall. Architecturally, the central arch is the main point of entry and identity. As the piers and bulkheads are rehabilitated, some piers will limit the central arch to pedestrian access. As windows and doors are added within the bulkhead central arch, improvements should generally conform to the following: (a) Windows, doors and other storefront assemblies should be recessed as far into the arch area as possible; (b) A horizontal canopy above pedestrian doors may be added and should have a maximum depth of 6 feet, and the width limited to the width of the arch opening; (c) Canopy materials should be metal and glass; (d) Signage identifying the Primary bulkhead or Pier tenant may be added to a canopy with cutout-letters, having a total height (1 to 2 lines of text) of up to 18 inches, or to the windows within the arch if held away from the windows, and shall not exceed 30 square feet; and (e) Window signs may be installed only below the transom height at the top of pedestrian doors, or a 10 foot height, whichever is lower, per the definition of window signs in these Guidelines. Eleva on view Plan view 12 Port of San Francisco Sign Guidelines

6 (2) Primary Tenant Signage. Draft for Internal Review April 7, 2015 Adjacent to the central arch are wide architectural columns where business signs may be added. Primary tenant signage may be added at these areas in a manner that is distinguishable from the building and its historic character defining features as follows: (a) Banner signs may be mounted perpendicular to the building wall or held away from the face of the building; (b) Appropriate banner sign size is 8 to 14 feet tall by up to 3 feet wide; (c) Signs should be located above the first level of windows or other architectural features; and (d) Signs should be installed in pairs Banner Signs on Pier 3 (3) Identifying Sign. Signage to identify tenants within the pier may be added adjacent to the central arch on the architectural embellishments surrounding the arch known as quoins, in a manner that appears as an appropriately scaled Tenant and Building Directory. The signage should have the following characteristics: (a) Signage may be located on the lower 3 quoins adjacent to the central arch; (b) The signs should be slightly smaller than the quoins to allow the quoin size to be visible; and (c) The materials and colors of the signs should complement architectural features and colors of the bulkhead building. Iden fying Signs on Quoins adjacent to Central Arch Primary Tenant Banner Signs Iden fying Signs Sign Guidelines Port of Canopy San Francisco Dimensions at Bulkhead Arch 13

7 Draft for Internal Review April 7, 2015 Cargo Openings at Pier 29 / b. Secondary Openings The bulkhead secondary openings are large ground level openings ranging from 16 to 25 feet wide that historically provided rail and truck access to pier uses. As piers and bulkheads are rehabilitated these openings provide opportunities for visual and physical access to bulkhead uses and pier aprons. (1) Cargo Openings The largest of the secondary openings are the cargo openings found on bulkheads at Piers 5, 26 ½, 28 ½, 29 ½ and 38. The openings are 18 to 23 feet in height and 18 to 25 feet wide. Where there are doors, canopies may be added to bulkheads and should conform to the following: (a) A horizontal canopy at a height matching the transom or top of adjacent windows, or other adjacent improvement may be added with its depth protruding up to 2 feet beyond the adjacent building wall, and the width limited to the width of the opening; (b) Canopy materials should be metal and glass; and (c) Signage may be added to a canopy with cutout-letters, having a total height (1 to 2 lines of text) of up to 18 inches, or to the windows if held away from the windows, and shall not exceed 20 square feet; (d) Window signs may be installed only below the transom height at the top of pedestrian doors, or a 10 foot height, whichever is lower, per the definition of window signs in these Guidelines; and (e) Tenant directory and wayfinding signage may be added on the building wall adjacent to the openings similar to A3. Sketch of Cargo Openings with Canopies and Signs Secondary Openings in Bulkhead Buildings 14 Port of San Francisco Sign Guidelines

8 (2) Circulation Openings Draft for Internal Review April 7, 2015 Cicula on Opening at Pier 3 (a) Circulation openings are passageways that access uses on the piers or behind the Embarcadero frontage. Circulation openings are found at Piers 1½, 3, 26½, and 28½. The following improvements and signage may be added to these openings: (b) Business signs, up to 12 square feet of sign area per tenant, located within the passageway either flush or perpendicular to the passageway wall and extending no greater than 3 feet, or on added gates; and (c) Wayfinding or public information signs, up to 2 square feet on the Embarcadero frontage, or 4 square feet within the passageway on the building wall, or on added gates, with the materials and colors of the signs being complementary of the trim features of the bulkhead building. Sign within Circula on Openings Sign within Circula on Openings Sign Guidelines Port of San Francisco 15

9 Draft for Internal Review April 7, 2015 Illustra on of a Canopy at a Secondary Opening (3) Large Embarcadero Openings The Large Embarcadero openings are 18 to 22 feet wide and consist of either double pedestrian doors that are flanked by windows, or only first floor windows. Awnings are not permitted at Large Embarcadero openings. Where there are doors, canopies may be added to the bulkheads and should conform to the following: (a) Canopies should be horizontal and be at the transom; (b) Canopies should have a maximum depth of 6 feet with the width limited to that of the openings; (c) Vertical dimension of canopy should be limited to 12 inches at the building and 8 inches at outside edge; (d) Canopy materials should be metal and glass; (e) Signage may be added to either the front or sides of the canopy. Signage exceeding the profile should be with cutout letters, having a total height (1 or 2 lines of text) of up to 16 inches in height, and limited to 80 percent of the horizontal dimension of the canopy; and (f) Window signs may be installed only below the transom height at the top of pedestrian doors, per the definition of window signs in these Guidelines. Secondary Openings in Pier Eleva on 16 Port of San Francisco Sign Guidelines

10 Draft for Internal Review April 7, 2015 Minor Entry door c. Minor Openings Minor openings consist of single or double ground level doors and windows and second-floor windows. (1) Minor Entries The minor bulkhead entry doors are used to access retail and office tenants, and service uses for the building. Improvements to accommodate identity and weather protection may be allowed at entrances to retail and office uses and should conform to the following: (a) A canopy may be added to minor entries on bulkheads at Piers 1-9, 19, 23, 29, 31, 33, and 35 only; (b) Canopies should be horizontal and be at the transom; (c) Canopies should have a maximum depth of 5 feet with the frame width limited to that of the opening. A slightly wider thin top sheathing may be permitted on canopies; (d) Vertical dimension of the canopy should be limited to 12 inches at the building and 8 inches at outside edge; (e) Canopies should be of a consistent design along a building or group of buildings; (f) Canopy materials should be metal and glass; (g) Signage may be added to either the front or sides of a canopy. Signage exceeding the profile should be with cutout letters, having a total height (1 to 2 lines of text) or up to 12 inches, and limited to 80 percent of the horizontal dimension of the canopy; (h) Tenant Identity and wayfinding signage may be added on the building wall adjacent to the openings similar to A3; and (i) Window signs may be installed only below the transom height at the top of pedestrian doors, per the definition of window signs in these Guidelines. Canopy at Entry to a Minor Opening Minor Openings in Pier Eleva on Sign Guidelines Port of San Francisco 17

11 Draft for Internal Review April 7, 2015 Pier 31 Ground Level Minor Windows (2) Minor Windows Minor windows include ground level windows that allow views into and out of retail and office uses and second level windows. Awnings may be allowed at ground level windows to control interior light and heat, and to aid in providing commercial identity. All awnings on a bulkhead building or series of connected buildings should be consistent in design across all windows and should conform to the following: (a) Awnings will be considered only on bulkheads at Piers 1-9, 19, 23, 29, 31, 33, and 35, and only for retail tenants; (b) Some bulkheads where there are a large number of Minor Windows such as Piers may only be allowed awnings on a portion of the windows; (c) Awnings should be horizontal and at the line of the window transom; (d) Awnings should have a maximum depth of 5 feet with the width limited to that of the opening; (e) Vertical dimension of awning should be limited to 12 inches at the building and 8 inches at outside edge; (f) Awning materials may be metal and/or glass, and may include a fabric covering; (g) Awnings should have a consistent design, although may be within a range of compatible colors along a building or group of buildings; (h) If a business has a Canopy at a Minor Opening, the design of the awnings should be consistent in color and materials; (i) Signage may be added within the profile of the awning to both the front and sides; and (j) Window signs may be installed only below the transom height, per the definition of window signs in these Guidelines Awnings at Ground Level Minor Windows 18 Port of San Francisco Sign Guidelines

12 Embarcadero Promenade Design Criteria January 13, 2011 Draft for Public Review Prepared By:

13 Draft for Public Review January 13, 2011 Embarcadero Promenade Design Criteria Draft for Public Review January 13, 2011 This document is also available on the Port s website at: If you have questions or would like additional information, please contact: Port of San Francisco, Planning & Development Division Pier 1 San Francisco, CA Embarcadero Promenade Design Criteria 1

14 Draft for Public Review January 13, 2011 Purpose Curb Area Building Edge Circulation Corridor Min. 16 width Purpose of the Promenade Criteria The Embarcadero Promenade Criteria are intended to improve the core functions of The Promenade as a multi-use public corridor and access way to the Port s pier facilities, in a manner appropriate to the Historic District. The Promenade s popularity at peak times has resulted in confl icts as many users compete for space. The central corridor of The Promenade used for circulation is restricted in some areas due to the combined placement of light poles, signs, litter receptacles, and public art. Port tenant and developer partners also vie for space with proposals to add benches, outdoor cafés, planters and signage, and waterfront visitors request greater public amenities. To address the needs of different waterfront users the Promenade Criteria are intended to promote the following objectives: Cleanup The Promenade so that it functions and appears its best; determine what furniture and improvements are appropriate for the Promenade and where they should be located; Zones of The Promenade: Curb Area (green), Circulation Corridor (red), and Building Edge (yellow) Organize the public and private improvements; identify different activities zones and the furnishing and improvements that should be permitted in each zone; and Define specifi c design criteria for furnishings and other improvements that support public enjoyment of the waterfront and further historic consistency. Port Land Use and Design Policies The Waterfront Design & Access Element (WD&A) of the Port s Waterfront Land Use Plan contains policies for urban design, open space, views and historic resources, and criteria to guide design decisions along the Port s waterfront. The Promenade Criteria as incorporated into the WD&A, provide specifi c design direction for improvements on and adjacent to The Promenade. The Promenade Criteria generally do not apply to improvements beyond the front of the bulkhead buildings, where improvements will be evaluated on an individual basis with the WD&A. The Promenade Criteria follow Public Access and Open Space policy adopted in the WD&A that provides direction for addressing improvements to public spaces. The WD&A Character policy states that open spaces are to be designed as... an architectural backdrop to the waterfront s spectacular natural and built features. Improvements are to be simple and minimalist in form and 6 Embarcadero Promenade Design Criteria

15 Draft for Public Review January 13, 2011 Maritime, public and tenant uses on The Promenade character to allow the natural beauty of the waterfront and views to and from the Bay to cast the strongest visual image. This policy directs the architectural character for site furnishings in the Promenade Criteria. The Promenade Criteria organize The Promenade into three distinct and continuous zones the curb area, circulation corridor, and building edge. The Promenade Criteria provide direction and dimensions for character, function, and types of furnishings or other improvements that are acceptable within each. For the Ferry Building area and other specifi c locations, the Promenade Criteria include site-specifi c criteria to address unique conditions and enhance the public space consistent with WD&A policies. In addition to the descriptions of the zones, the Promenade Criteria describe the following: Promenade Furnishings Where and what type of standardized site furnishings are to be used for benches, bike racks, litter receptacles and wayfi nding signs. Tenant Furnishings Where furnishings for tenant café, other retail uses and maritime tenants can be added consistent with retaining priority consideration for pedestrian circulation demands, and the criteria for the design, selection and placement of those improvements. Ferry Building Café Criteria For the 30-foot width zone of The Promenade adjacent to the Ferry Building, the Promenade Criteria provide direction for how overhead coverings and railings may be added in café and market areas. Covered Outdoor Dining Areas Where and how partially enclosed outdoor dining structures may be designed and placed adjacent to the sides of certain bulkhead buildings. Bulkhead Buildings How entry canopies, window awnings, signage and lighting might be added to the buildings in a compatible manner while maintaining their historic character. Applying The Promenade Criteria The Promenade Criteria are a component of the Waterfront Design & Access Element within the Public Access and Open Space chapter and in the WD&A Appendix. The Promenade Criteria will inform the public, tenants, developers, and Port staff of how changes and additions may occur on The Promenade. The Promenade Criteria will also be used to guide project evaluation for consistency with the Secretary s Standards. For projects that apply for benefi ts under the Federal Historic Tax Credit Program, the OHP will retain independent authority to review improvements for consistency with the Secretary Standards, along with the National Park Service. Embarcadero Promenade Design Criteria 7

16 Draft for Public Review January 13, 2011 Promenade Zones Similar to other great urban boulevards, The Embarcadero Promenade has a layout and function that is easily expressed in three zones: Circulation Corridor the central space of The Promenade where people traverse the length of the waterfront; Curb Area a transition zone between the roadway and The Promenade where street lights, roadway signs and pedestrian furnishings are placed; and Building Edge a space to transition between the building and The Promenade, where people enter and exit the building and where retail tenants can establish street-level identity Curb Area Circulation Corridor Building Edge The Promenade zones and acceptable improvements within those zones are further described in the following pages. The Promenade Criteria generally do not apply to improvements beyond the front of the bulkhead buildings, where improvements will be evaluated on an individual basis with the WD&A. Bike Lane Curb Area Circulation Corridor Building Edge Embarcadero Roadway Sidewalk Bulkhead Building 8 Embarcadero Promenade Design Criteria

17 Draft for Public Review January 13, 2011 Building Edge 5 10 Curb Area Location for public and tenant-provided furnishings Circulation Corridor Building Edge The Building Edge area has dual purposes of providing an entry space at the front door of bulkhead buildings, and in some locations being a space for furnishings for general public use or tenant cafés (with a Port approved permit, lease or license, and approval by BCDC). The Building Edge begins at the waterside edge of the Art Ribbon along most of The Promenade, and extends to the face of the bulkhead and pier buildings. The Building Edge is always outside of the area defi ned as the Circulation zone. These Promenade Criteria identify standard Promenade Furnishings and criteria for Tenant Furnishings that may be appropriate within the Building Edge area and are described further in this document. Proposals to place furnishings within the Building Edge zone will be reviewed in a larger context to ensure that the appropriate historic setting of the bulkheads is maintained. Furnishings standard to The Promenade: Bench and bike racks Improvements within the Building Edge zone will have a mix of furnishings with a public and/or tenant identity. Furnishings or other improvements must also be compatible with the historic industrial character and consistent with the Secretary s Standards. Furnishings may include: Benches, bicycle racks and building lighting that are to be standard throughout The Promenade; Café railings, planters, umbrellas, and seating; and Signage and entry canopy Awnings, canopies and signage attached to the bulkhead buildings and lighting, as further described in the Promenade Criteria. Building Edge furnishings are categorized and further described as either Promenade Furnishings or as related to tenant use of the bulkhead building. Embarcadero Promenade Design Criteria 11

18 Draft for Public Review January 13, 2011 Tenant Furnishings Tenant furnishings are improvements that serve or enhance the uses within the adjacent buildings by visually informing the public of their presence, providing outdoor café space and adding pedestrian amenities. Tenant furnishings may provide individual tenant identity, and must be compatible with the historic setting and consistent with the Secretary s Standards. Tenant furnishings generally include low café railings, planters, tables, chairs, other types of seating, umbrellas, signage, litter receptacles, and bollards. Sidewalk café areas and other tenant furnishings shall respect the defi ned width of the Circulation Corridor, and shall not infringe upon or overhang the light colored concrete of the Art Ribbon. The following describes design criteria for tenant furnishings: Café railings and planters shall have simple sturdy forms that do not attract unnecessary visual attention. Railings shall be metal or concrete, may include glass, and may incorporate signage. Railings or other screens shall not exceed 42-inches in height, and may be fi xed to the concrete or be movable. Planters with simple forms and sturdy materials Planters shall have simple and bold forms, be sturdy, and be similar or complimentary in color with building fi nishes. Planters shall be constructed of durable materials that do not deteriorate or 14 Embarcadero Promenade Design Criteria

19 Draft for Public Review January 13, 2011 weather quickly. Plantings shall always be properly maintained. Umbrellas shall be fabric, shall have a minimal peak-to-edge vertical dimension so as to maintain a horizontal appearance and allow the greatest views of the bulkheads, and may have tenant signage on the valence. They should be able to be collapsed, retracted, or easily removed, although may be joined to withstand wind. Umbrellas may contain heaters and lights directed toward the sidewalk. Umbrellas may not occur where the adjacent windows have awnings. Bollards shall have a simple industrial character that does not draw unnecessary visual attention and shall be fi n- ished in a color similar or complimentary to the bulkhead buildings. Refl ective strips shall be included where needed for evening pedestrian and bicycle safety. Other furnishings not specifi ed above shall have simple and bold forms, be sturdy, be of materials that do not deteriorate or weather quickly and be complimentary to the bulkhead buildings. Furnishings appropriate for the Building Edge zone Embarcadero Promenade Design Criteria 15

20 Draft for Public Review January 13, 2011 Covered Outdoor Dining Areas San Francisco s cool and breezy climate can challenge the hardiest of outdoor café patrons. In front of the bulkhead buildings within The Promenade s Building Edge zone café use is permitted with weather protection improvements limited to umbrellas, planters and low railings. The Port has identifi ed fi ve locations along The Embarcadero at the sides of bulkhead buildings where the space between buildings is great enough to allow a minor café structure and maintain ample views of the Bay. In these defi ned areas, a partially enclosed café structure may be proposed to provide a waterfront dining experience with a greater level of weather protection than outdoor café seating. The five locations where such a structure may be permitted are: 1. North side of Pier 5 bulkhead 2. South side of the freestanding restaurant building adjacent to Pier 7 3. South side of Pier 29 bulkhead 4. West side of Pier 35 bulkhead 5. North side of Pier 38 bulkhead Locations where a covered dining structure may be permitted to the side of a bulkhead building North edge of Pier 35 bulkhead building with possible covered dining area South edge of Pier 38 bulkhead building with possible covered dining area 18 Embarcadero Promenade Design Criteria

21 Draft for Public Review January 13, 2011 A café structure offering weather protection should have a temporal architectural character and be complementary to the adjacent historic structure and district, and public space uses. The transparency of the structure should promote visual interaction between diners and public space users. Café structures shall also meet the following criteria: Maximum 14 height to peak of canopy roof; Shall extend no greater than 30 horizontally from the side of the bulkhead building; 30 max. from edge of Bulkhead Shall be a lesser horizontal dimension than the depth of the adjacent bulkhead building; If joined to the bulkhead, the connecting section shall have minimal dimensions to maintain visual separation between the structures, and shall not confl ict with historic features and openings on the adjacent building; The roof shall be fabric or similar fl exible material; Fixed vertical panels shall not exceed 30 in height; Vertical side panels above 30 shall be as transparent as possible, constructed of either fabric or windows that open completely; and Shall be compatible with the adjacent structure and the Historic District. Covered Outdoor Dining Area Historic Bulkhead Connecting Section Art Ribbon Embarcadero Roadway Curb Plan view of possible outdoor dining footprint Pier 5 Covered Outdoor Dining Area Embarcadero Promenade Design Criteria 19