Title
Report regarding consideration of a Master Sign Program for the Alexandria Center for Advanced Technologies Campus at 249-281 E. Grand Avenue in the Business and Technology Park-High (BTP-H) Zoning District in accordance with Title 20 of the South San Francisco Municipal Code (SSFMC) and determination that the project is categorically exempt from California Environmental Quality Act (CEQA). (Victoria Kim, Senior Planner)
label
MOTION TO ADOPT STAFF RECOMMENDATION
1. Move to determine the project is exempt from CEQA.
2. Move to approve the Master Sign Program subject to the attached draft Findings and draft Conditions of Approval.
RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission conduct a public hearing and take the following action:
1. Move to find the Project (P26-0046) is categorically exempt from CEQA per Section 15311, Class 11(a), On-premise Signs.
2. Move to make findings and approve the Master Sign Program (SIGNS 26-0009) for the Alexandria Center for Advanced Technologies Campus at 249-281 E. Grand Avenue, subject to the attached draft Findings and draft Conditions of Approval.
Body
BACKGROUND/DISCUSSION
The property owner (Alexandria Real Estate Equities, Inc.) previously submitted a revitalization plan of an existing site and parking layout for Alexandria Center for Advanced Technologies campus consisting of four buildings and a parking garage. The renovation plan included partial re-cladding and building envelope changes of the four buildings, an addition and revision of amenity program in each building, and a new walkable landscape. The proposed Master Sign Program is a part of the campus renovation plan and contains wall and glass murals and four sign types: Monument, Wall Mounted, Skyline, and Shingle signs. Skyline signs for individual tenant ID signs may vary in the design of tenants’ logos and fonts, all skyline signs will be the same size and layout, for maximum recognition and wayfinding effectiveness. The total area of the proposed signs (excluding the murals) will be approximately 1,760 square feet (sq. ft.).
GENERAL PLAN CONFORMITY AND ZONING CONSISTENCY
The General Plan Land Use designation for the project site is Business Technology Park-High. The site is within part of East of 101 sub-area, which is the largest sub-area designed for campus environments. The Master Sign Program would be compatible and consistent with the intent of the General Plan, as it is intended to provide a high-quality signage and wayfinding program for a commercial campus.
South San Francisco Municipal Code (SSFMC) Section 20.360.010 (Master Sign Program) describes that the purpose of a Master Sign Program is to provide a method for an applicant to integrate the design and placement of signs within a project with the overall development design to achieve a more unified appearance. The Master Sign Program for the Alexandria Center for Advanced Technologies Campus consists of the following sign types (illustrated in Attachment 2, Master Sign Program Plan Set):
Monument Signage:
• Entrance Signs - The Master Sign Program includes entrance monument signs (Sign Type E1 and E2) which will identify the project campus site and entries for walking visitors and vehicular drivers. The primary entrance signs are located at the junctions of East Grand Avenue and the two main entrances. The secondary entrance sign is proposed at the northeast entrance from Cabot Road.
• Wayfinding Signs - The vehicles directional signs (Sign Type D1) are located along drive-aisles with uplift lighting from the landscape area. Pedestrian directional signs (Sign Type D2) and amenity directions and post marker signs (Sign Type M2) are located along pedestrian routes throughout the campus.
• Tenant Listing Signs - Address and tenant listing signs (Sign Type L1) are located at entrances of all campus buildings to identify building addresses and major tenants, and will be illuminated for visibility.
• Information Signs - Regulatory (Sign Type D3), Interpretation (Sign Type B), and Map (Sign Type M1) signs are made of aluminum, constructed to be flush with the ground, and will be located near campus street corners and pedestrian walkways.
Wall Mounted Signage:
Seventeen address signs (Sign Type A1 to A4) and two parking garage address signs (Sign Type A5) are proposed. Address signs will provide identification of all buildings in the campus and between two and eight sq. ft. in size. The parking entrance signs will be located at major parking areas and are approximately two sq. ft. The address signs are located throughout with clear identifiable address signs for visibility and building identification.
Skyline Signage:
Eight Tenant ID signs (Sign Type T1) are proposed to identify major tenants for recognition from a campus-wide view and/or larger viewing distance. The proposed skyline identification signs will be fabricated aluminum channel letters with interior illumination and will each be approximately 130 sq. ft.
Shingle Signs:
There will be one retail sign (Sign Type R1) proposed to be located at building 269. The overall sign area is 48 sq. ft., with illuminated sign letters.
Murals:
• Wall murals - Three locations for wall murals are proposed on the exterior parking garage structural walls, and one wall mural is proposed on the sports pavilion exterior wall next to the parking garage. The total wall mural area would be 2,255 sq. ft.
• Glass murals - The parking garage structure will also have glass murals at each glass stair well, which will be visible to the exterior of the structure. The mural graphic, which is printed on optically clear vinyl, would be applied on the glass surface. The total glass mural area is approximately 670 sq. ft.
• Interior murals - Four interior murals will be painted on inside of four stairwell walls located at each building. The theme of the indoor wall murals would be environmental graphics and the total interior murals areas would be approximately 6,920 square feet.
ENVIRONMENTAL REVIEW
The project has been determined to be categorically exempt from environmental review under the provision of CEQA, Section 15311(a), On-premise Signs, as the Master Sign Program seeks to install on-premise signage as described above.
DESIGN REVIEW BOARD
The Design Review Board (DRB) considered the Master Sign Program on May 19, 2026. The DRB recommended the application for approval and recommended approval with minor comments (Ref. Attachment 3).
CONCLUSION
The Master Sign Program would form an integrated signage design at 249-281 E. Grand Avenue to create a cohesive atmosphere in the Alexandria Center for Advanced Technologies Campus. Staff recommends that the Planning Commission approve the Master Sign Program, based on the attached Findings and Conditions of Approval.
Attachments:
1. Draft Findings and Conditions of Approval
2. Master Sign Program Plan Set
3. Design Review Board Comment Letter