29

Co

nc

ep

tua

l S

ite

Pla

nn

ing

Stu

dy

OPT

ION

1 -

SIN

GLE

PLA

ZA

30

OPT

ION

2 -

DO

UBL

E PL

AZA

34

TRAF

FIC

CON

CEPT

38

OPE

N S

PACE

CH

ARAC

TER

39

ARCH

ITEC

TURE

CHAR

ACTE

R

42

3 |

CO

NC

EP

TU

AL

SI

TE

PL

AN

AL

TE

RN

AT

IV

ES

30

Pie

r 2

7 C

ruis

e T

erm

ina

l

Key

Poi

nts

Mai

ntai

n BC

DC

Spe

cial

Are

a Pl

an la

yout

for

a

two-

acre

uni

nter

rupt

ed o

pen

spac

e ar

ea.

Two

acce

ss p

oint

s ac

ross

the

Emba

rcad

ero.

Pr

ivat

ely-

owne

d ve

hicl

es

(PO

Vs)

, ta

xis

and

bu

ses

ente

r fr

om o

ne c

onso

lidat

ed p

oint

nea

r Pi

er 2

9 bu

lkhe

ad b

uild

ing

and

shar

e a

larg

e lo

op fl

owin

g co

unte

rclo

ckw

ise.

Pi

ck-u

p an

d dr

op-off

zone

s ar

e st

rong

ly ti

ed to

the

term

inal

bui

ldin

g la

yout

(i.e

., em

bark

atio

n on

the

nort

h, d

ebar

katio

n on

the

sout

h).

Emba

rkat

ion

area

take

s ad

vant

age

of th

e op

en

vi

ew o

f the

Bay

.Bu

s dr

op-off /

pick

-up

zone

is

cent

rally

loc

ated

next

to th

e te

rmin

al.

Prov

isio

ning

truc

ks e

nter

at P

ier

27 a

pron

and

exit

at th

e co

nsol

idat

ed p

oint

at t

he n

orth

.

Adv

anta

ges

Traffi

c l

anes

do

not

cros

s in

to t

he o

pen

spac

e

area

as

envi

sion

ed b

y BC

DC

and

Por

t pla

ns.

Prop

osed

cr

uise

te

rmin

al

layo

ut

prov

ides

oppo

rtun

ity t

o cr

eate

a d

ram

atic

em

bark

atio

n sp

ace

at m

ezza

nine

leve

l with

an

open

vie

w o

f th

e Ba

y.

This

spa

ce a

lso

prov

ides

the

opp

ortu

nity

for

alte

rnat

ive

use

on a

non

-cru

ise

day.

Bu

ses

can

back

int

o th

eir

desi

gnat

ed s

pace

s

ther

eby

not

caus

ing

pote

ntia

l ba

ck-u

p of

the

dr

ivew

ay.

Secu

red

stor

age

of p

rovi

sion

s ca

n be

co-

loca

ted

w

ith o

ther

term

inal

func

tions

, cre

atin

g a

sing

le

faci

lity.

Re

tail

spac

e al

ong

the

open

spa

ce a

rea

coul

d

have

a s

impl

e, effi

cien

t fl o

or c

onfi g

urat

ion.

D

isad

vant

ages

The

sing

le i

ngre

ss p

oint

for

PO

Vs,

tax

is a

nd

bu

ses

may

resu

lt in

traffi

c c

onge

stio

n.C

ircu

latio

n m

anag

emen

t sys

tem

mus

t fun

ctio

n

very

effi

cie

ntly

. Ba

ck-u

p of

on

e m

ode

will

ne

gativ

ely

aff e

ct th

e ot

hers

. W

hile

th

e ba

ck-in

, he

ad-o

ut

bus

oper

atio

n

wou

ld r

educ

e po

tent

ial t

raffi

c im

pact

s, s

igna

ge

wou

ld b

e ne

cess

ary

in o

rder

for

pas

seng

ers

to

iden

tify

whi

ch b

us to

boa

rd.

Bus

load

ing

in

fron

t of

th

e te

rmin

al,

but

PO

V l

oadi

ng i

s fu

rthe

r aw

ay.

This

may

be

a di

sadv

anta

ge s

ince

the

maj

ority

of

pass

enge

rs

OPT

ION

1 |

SIN

GLE

PLA

ZAO

PTIO

N 1

SIT

E PL

AN D

IAG

RAM

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

E

D

E

D

Embarcadero

Battery St

Sansome St

Ch

estn

ut

St

Lom

bar

d S

t

OPT

ION

1 O

PEN

SPA

CE F

RAM

EWO

RK

DIA

GRAM

NO

RTH

E

D

Embarcadero

Battery St

Ch

estn

ut

St

100’

020

0’40

0’

PLAZ

A

SID

EWAL

K

APR

ON

TER

MIN

AL P

EDES

TRIA

N A

REA

PRO

VISI

ON

ING

AR

EAN

ORT

H

will

be

usin

g PO

Vs a

nd w

ill h

ave

a lo

nger

wal

k to

the

term

inal

. Pr

ovis

ioni

ng t

ruck

s w

ould

ent

er a

nd p

erha

ps

qu

eue

at P

ier

27 a

pron

usi

ng a

less

pre

fera

ble

coun

terc

lock

wis

e fl o

w p

att e

rn.

A q

ueui

ng la

ne m

ay h

ave

to b

e cr

eate

d al

ong

th

e Em

barc

ader

o.

Add

ition

al p

rovi

sion

s st

orag

e m

ay b

e ne

eded

and

plac

ed a

t no

rthe

rn e

nd o

f pi

er,

poss

ibly

cr

eatin

g a

confl

ict

with

pr

ovis

ion

load

ing

oper

atio

ns.

xPE

DES

TRIA

N C

RO

SSIN

G

VIEW

CO

RR

IDO

R

31

Co

nc

ep

tua

l S

ite

Pla

nn

ing

Stu

dy

Priv

atel

y-ow

ned

vehi

cles

(P

OV

), ta

xis,

an

d bu

ses

shar

e a

sing

e en

try/

exit

acce

ss p

oint

, w

hile

pr

ovis

ioni

ng

vehi

cles

en

ter

usin

g a

sepa

rate

en

tran

ce.

E

D

100’

020

0’40

0’

E

D

E

D

E

D

BUS

E

D

OPT

ION

1 C

OM

BIN

ED T

RAF

FIC

FLO

W D

IAG

RAM

OPT

ION

1 |

VEH

ICU

LAR F

LOW

PRIV

ATEL

Y -

OW

NED

VEH

ICLE

S (P

OVS

) FL

OW

DIA

GRAM

TAXI

FLO

W D

IAG

RAM

BUS

FLO

W D

IAG

RAM

PRO

VISI

ON

S FL

OW

DIA

GRAM

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

NO

RTH

NO

RTH

NO

RTH

NO

RTH

NO

RTH

32

Pie

r 2

7 C

ruis

e T

erm

ina

l

Prop

osed

cr

uise

te

rmin

al

layo

ut

prov

ides

op

port

unity

to cr

eate

a d

ram

atic

em

bark

atio

n sp

ace

at m

ezza

nine

lev

el w

ith a

n op

en v

iew

of

the

Bay.

Re

tail

spac

e al

ong

the

open

spac

e ar

ea c

ould

hav

e a

sim

ple,

effi

cien

t fl o

or c

onfi g

urat

ion.

EMBA

RK

DEBA

RK

OTHE

R

BLDG

PRE-

SCRE

EN

LOBB

Y(E

D)(E

E)EN

TRY

SCRE

ENIN

G

BUIL

DING

SYS

TEM

S(B

A)

M /

W T

.(B

B)

(OD)

CREW

SPA

CEPR

OVIS

IONS

STO

RAGE

(OA)

STOR

AGE

(OB)

(OC)

OFFI

CES

SECU

RITY

(OE)

(OF)

PORT

POL

ICE

BAGG

AGE

LAY

DOW

N(D

A)

FROM

M

EZZA

NINE

LE

VEL

TO

MEZ

ZANI

NE

LEVE

L

ENTR

YCB

P PR

IMAR

Y(D

B)

CBP

SECO

NDAR

Y(D

C)

EMBA

RK

DEBA

RK

OTHE

R

BLDG

WAI

TING

/ C

HECK

IN(E

A)

FROM

1S

T FL

OOR

TO S

HIP

FROM

SHI

P

TO 1

ST F

LOOR

(ON

DEBA

RK)

QEUE

(EB)

PASS

AGE

(EC)

BUILDING SYSTEMS

M / W T.

(BA)

(BB)

(OB)

STORAGE

1-1:

Bas

ed o

n 10

sf p

er p

asse

nger

* 1-2:

Thi

s va

lue

excl

uded

in th

e su

mm

ary

build

ing

area

s*

1-1

* 1-2

* 1-3

*

Tota

l PA

X1s

t Lev

el2n

d Le

vel

Gro

up S

um

E-D

Pre-

Scre

en L

obby

2400

2400

0

E-E

Entr

y Sc

reen

ing

2400

2400

0

E-A

Emba

rk W

aitin

g/C

heck

-in15

000

015

000

E-C

Emba

rk/D

ebar

k Pa

ssag

e25

000

2500

E-B

Emba

rk Q

eue

3500

035

0025

800

D-BB

Prim

ary

CB

P 99

0099

000

D-CC

econ

dary

CB

P S

4500

4500

0

D-AA

e la

y-do

wn

Bag

gage

4500

045

000

059

400

O-C

Cru

ise

Line

Offi

ces

1500

1500

0

O-E

Secu

rity

1500

1500

0

O-F

Port

Pol

ice

1500

1500

0

O-D

Cre

w S

pace

900

900

0

O-B

Stor

age

6000

6000

0

O-A

Prov

isio

ns15

000

1500

00

2640

0

B-B

M/W

T.

4000

2400

1600

B-A

Bld

g Sy

stem

s60

0035

0025

00

Oth

er U

se21

500

Ret

ail

1500

015

000

015

000

Sub

Tota

l13

6600

1115

0025

100

1-3:

Thi

s is

a o

ne-s

tory

spa

ce w

ith h

igh

ceili

ng.

*

TERM

INAL

PRO

GRAM

S -

AREA

REQ

UIR

EMEN

TS

OPT

ION

1 T

ERM

INAL

BU

ILD

ING

FLO

W D

IAG

RAM

S

1ST

FLO

OR F

LOW

PRO

GRAM

DIA

GRAM

MEZ

ZAN

INE

FLO

W P

RO

GRAM

DIA

GRAM

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

33

Co

nc

ep

tua

l S

ite

Pla

nn

ing

Stu

dy

R

50’

010

0’20

0’

FROM

M

EZZA

NINE

LE

VEL

TO

MEZ

ZANI

NE

LEVE

L

DC

DBD

EB

AR

KA

TIO

NE

MB

AR

KA

TIO

N

BB

BA

ED

EE

DA

OA

OTHE

R

ODO

B

0C

/0E

/O

F

TO

1ST

FLOO

R LE

VEL

(ON

FROM

SHI

PTO

SHI

P

FROM

1S

T FL

OOR

L

EVEL

EC

BB

BA

EA

/ E

B

1st

FLO

OR

ME

ZZ

AN

INE

DC

DB

BB

BB

BA

BA

EE

ED

EC

DA

EA

/ E

B

OA

OD

OB

R

0C

/0E

/O

F

BCDC LINE

VIEW

PRO

GRAM

AXO

NO

MET

RIC

SITE

PLA

N F

LOW

DIA

GRAM

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

NO

RTH

34

Pie

r 2

7 C

ruis

e T

erm

ina

l

Max

imiz

e th

e vi

ew c

orri

dor

to t

he B

ay b

y

alig

ning

the

sout

h en

d of

the

term

inal

rou

ghly

pa

ralle

l to

Pier

23.

Tw

o ty

pes

of o

pen

spac

e ar

eas:

a t

rian

gula

r

view

ing

area

alo

ng P

ier

27 a

pron

and

a li

near

pa

rk a

long

the

Emba

rcad

ero.

D

edic

ated

taxi

loop

clo

sest

to th

e Em

barc

ader

o

for effi

cien

t cir

cula

tion

POV

en

try

sepa

rate

fr

om

taxi

s,

buse

s an

d

prov

isio

ning

. Pr

ovis

ion

spac

e on

nor

ther

n en

d of

the

Pier

27

te

rmin

al, a

way

from

the

Emba

rcad

ero.

Prim

ary

prov

isio

ning

ci

rcul

atio

n do

es

not

re

quir

e use

of P

ier 2

7 apr

on u

nles

s for

emer

genc

y or

traffi

c co

nges

tion

purp

oses

as d

eter

min

ed b

y te

rmin

al o

pera

tor.

Adv

anta

ges:

Ope

n sp

ace/

build

ing

confi

gur

atio

n cr

eate

s a

st

rong

er li

nkag

e be

twee

n th

e Em

barc

ader

o an

d th

e Ba

y, p

rovi

des

a gr

eate

r ran

ge o

f ope

n sp

ace

in t

he a

rea,

and

pro

mot

es t

he g

reat

er s

ense

of

conn

ectio

n be

twee

n th

e pu

blic

and

the

cru

ise

ship

as

an att r

actio

n.

Prov

isio

n st

orag

e sp

aces

are

sign

ifi ca

ntly

larg

er

in

this

opt

ion.

Th

ere

are

two

ingr

ess

poin

ts f

or P

OV

s, b

uses

,

taxi

s, a

nd p

rovi

sion

ing

truc

ks,

crea

ting

less

po

tent

ial

for

back

ups

on t

he E

mba

rcad

ero.

PO

Vs

wou

ld e

nter

nea

r Pi

er 2

9 w

hile

bus

es,

taxi

s an

d pr

ovis

ioni

ng tr

ucks

wou

ld e

nter

at a

se

para

te p

oint

. Pr

ovis

ioni

ng tr

ucks

can

ente

r and

unl

oad

stor

es

at

a d

esig

nate

d ar

ea.

At

that

poi

nt,

fork

lift s

w

ould

be

used

to

serv

ice

the

crui

se v

esse

ls.

Ther

e is

add

ition

al fl

exib

ility

to u

se th

e Pi

er 2

7 ap

ron

entr

y po

int i

f nec

essa

ry.

POV

load

ing

wou

ld b

e at

the

fron

t of t

erm

inal

.

Sinc

e th

e am

ount

of p

asse

nger

s usi

ng P

OV

s are

al

mos

t tw

ice

as la

rge

as th

ose

usin

g bu

ses,

this

la

yout

wou

ld b

e th

e pr

efer

red

optio

n.

Dis

adva

ntag

es:

Cha

nges

to

th

e BC

DC

Sp

ecia

l A

rea

Plan

’s

confi

gur

atio

n w

ill

requ

ire

a co

nfi r

mat

ion

proc

ess

with

BC

DC

. W

ith t

wo

(pos

sibl

y th

ree)

acc

ess

poin

ts, t

here

wou

ld b

e gr

eate

r po

tent

ial

for

vehi

cula

r an

d pe

dest

rian

co

nfl ic

ts.

This

im

pact

co

uld

be

miti

gate

d by

the l

ikel

y us

e of a

traffi

c m

anag

er(s

) du

ring

pea

k cr

uise

tim

es.

Bus l

oadi

ng a

rea

is w

ithin

a sh

ort d

ista

nce t

o th

e

exiti

ng d

rive

way

and

bus

es w

ould

bac

k in

to th

e dr

ivew

ay. H

owev

er, b

us b

acku

p m

aneu

veri

ng

may

cau

se b

acku

p of

all

exiti

ng v

ehic

les.

A

wid

er o

r a tw

o-la

ne d

rive

way

at t

his

loca

tion

sh

ould

be

cons

ider

ed.

Prov

isio

ns s

tora

ge is

sep

arat

ed f

rom

the

oth

er

bu

ildin

g fu

nctio

ns in

an

adja

cent

bui

ldin

g.

OPT

ION

2 S

ITE

PLAN

DIA

GRAM

OPT

ION

2 |

DO

UBL

E PL

AZA

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

OPT

ION

2 O

PEN

SPA

CE D

IAG

RAM

E

D

E

D

Embarcadero

Battery St

Sansome St

nu

t St

Lom

bar

d S

t

100’

020

0’40

0

E

D

Embarcadero

Battery St

Sansome St

Ch

estn

ut S

t

Lom

bar

d S

t

Sansome

Lom

bar

d S

t

100’

020

0’40

0’

PLAZ

A

SIDE

WAL

K

APRO

N

TERM

INAL

PED

ESTR

IAN

AREA

PROV

ISIO

NING

ARE

A

NO

RTH

NO

RTH

xPE

DES

TRIA

N C

RO

SSIN

G

VIEW

CO

RR

IDO

R

35

Co

nc

ep

tua

l S

ite

Pla

nn

ing

Stu

dy

E

D

E

D

BUS

QUEU

E

E

D

OPT

ION

1 C

OM

BIN

ED T

RAF

FIC

FLO

W D

IAG

RAM

OPT

ION

2 |

VEH

ICU

LAR F

LOW

POV

FLO

W D

IAG

RAM

TAXI

FLO

W D

IAG

RAM

BUS

FLO

W D

IAG

RAM

PRO

VISI

ON

S FL

OW

DIA

GRAM

Priv

atel

y-ow

ned

vehi

cles

(PO

V)

have

a s

epar

ate

entr

y fr

om t

axis

and

bus

es. P

rovi

sion

ing

vehi

cles

ca

n ei

ther

use

the

tax

i/bus

ent

ranc

e or

a t

hird

, se

para

te e

ntra

nce.

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

0’

Battery St

hes

tnu

t St

hE

D

100’

020

0’40

0’NO

RTH

NO

RTH

NO

RTH

NO

RTH

NO

RTH

E

D

36

Pie

r 2

7 C

ruis

e T

erm

ina

l

1-3:

Thi

s is

a o

ne-s

tory

spa

ce w

ith h

igh

ceili

ng.

*2-1:

Bas

ed o

n 10

sf p

er p

asse

nger

* 2-2:

Thi

s is

a o

ne-s

tory

spa

ce w

ith h

igh

ceili

ng.

*

2-1

* 2-2

*

Tota

l PAX

1st L

evel

2nd

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lG

roup

Sum

E-D

Pre-

Scre

en L

obby

2400

2400

0

E-E

Entr

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reen

ing

2400

2400

0

E-A

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rk W

aitin

g/C

heck

-in22

000

5000

1700

0

E-C

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rk/D

ebar

k Pa

ssag

e20

000

2000

E-B

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rk Q

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7500

4000

3500

3630

0

D-B

CB

P Pr

imar

y99

0099

000

D-C

CB

P Se

cond

ary

4500

4500

0

D-A

Bag

gage

lay-

dow

n45

000

4500

00

5940

0

O-C

Cru

ise

Line

Offi

ces

1500

1500

0

O-E

Secu

rity

1500

1500

0

O-F

Port

Pol

ice

1500

1500

0

O-D

Cre

w S

pace

800

800

0

O-B

Stor

age

1350

012

000

1500

O-A

Prov

isio

ns28

000

2800

00

4680

0

B-B

M/W

T.

4000

2500

1500

B-A

Bld

g Sy

stem

s60

0035

0025

00

Ret

ail

1500

015

000

015

000

Sub

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l16

7500

1395

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/ C

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STO

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STOR

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OFFI

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PORT

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(ON

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QEUE

(EB)

PASS

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BUILDING SYSTEMS

M / W T.

(BA)

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STORAGE

POV

lo

adin

g,

whi

ch

deliv

ers

twic

e as

m

any

pass

enge

rs a

s bu

ses,

wou

ld b

e at

the

fro

nt o

f te

rmin

al. P

rovi

sion

sto

rage

spa

ces

are

sign

ifi ca

ntly

la

rger

in th

is o

ptio

n.

TERM

INAL

PRO

GRAM

S -

AREA

REQ

UIR

EMEN

TS

OPT

ION

2 T

ERM

INAL

BU

ILD

ING

FLO

W D

IAG

RAM

S

1ST

FLO

OR F

LOW

PRO

GRAM

DIA

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MEZ

ZAN

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FLO

W P

RO

GRAM

DIA

GRAM

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

37

Co

nc

ep

tua

l S

ite

Pla

nn

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dy

50’

010

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ZZ

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MEZ

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OM

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PRO

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AXO

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PLA

N F

LOW

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3 |

conc

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NO

RTH

38

Pie

r 2

7 C

ruis

e T

erm

ina

l

pie

r 27

pie

r 29

elim

inat

e le

ft t

urn

from

Lom

bard

St

exte

nd m

edia

n an

d ad

d pa

lms

exte

nd m

edia

n an

d ad

d pa

lms

add

right

tur

n qu

euin

g la

ne a

t th

e Em

barc

ader

o

mai

ntai

n bi

ke la

ne o

n th

e Em

barc

ader

o

elim

inat

e le

ft t

urn

from

Em

barc

ader

oso

uth

boun

d

elim

inat

e le

ft t

urn

out

from

Pie

r 27

right

turn

out

right

turn

in

CON

CEPT

UAL

EM

BACA

DER

O T

RAF

FIC

IMPR

OVE

MEN

TS

POTE

NTI

AL T

RAF

FIC

FLO

W C

HAN

GES

- C

ON

CEPT

DIA

GRAM

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

NO

RTH

39

Co

nc

ep

tua

l S

ite

Pla

nn

ing

Stu

dy

As a

gat

eway

into

San

Fra

ncis

co, a

s wel

l as t

he cr

uise

sh

ips,

the

ope

n sp

ace

and

arch

itect

ural

cha

ract

er

shou

ld b

e di

stin

ctly

con

text

ual.

The

re i

s a

rich

ex

istin

g ch

arac

ter

to S

an F

ranc

isco

’s Em

barc

ader

o w

ater

fron

t, th

at s

houl

d se

rve

as i

nspi

ratio

n fo

r th

e op

en s

pace

and

bui

ldin

g co

ncep

ts.

Thi

s is

a

wor

king

wat

erfr

ont a

nd th

e ch

arac

ter s

houl

d refl e

ct

that

mar

itim

e qu

ality

. Si

mila

rly,

the

fun

ctio

nalit

y of

the

ter

min

al s

houl

d be

the

pri

mar

y dr

iver

of

the

spac

e -

char

acte

r sh

ould

be

expr

essi

ve o

f th

is

dyna

mic

, and

cont

rast

to th

e m

ore

open

and

fl ex

ible

na

ture

of t

he p

laza

.

Gra

de a

nd E

dge

Con

cept

sTh

e su

cces

s of

the

site

dep

ends

on

max

imiz

ing

the

oppo

rtun

ities

of

the

edge

s.

The

limita

tions

of

plan

ting

on s

truc

ture

mea

n th

at h

ards

cape

and

st

ruct

ural

ele

men

ts w

ill b

e th

e do

min

ant

devi

ces

for

spat

ial

defi n

ition

. In

the

pla

za,

the

four

foo

t gr

ade

tran

sitio

n is

an

oppo

rtun

ity t

o us

e st

eps

and

ram

ps a

s pl

acem

akin

g, f

ram

ing

elem

ents

for

ga

ther

ing

spac

es,

as w

ell

as a

ctiv

e sp

aces

in

and

of t

hem

selv

es.

Rest

aura

nt a

nd r

etai

l ac

tivity

will

al

so e

ngag

e pe

ople

, dra

win

g th

em in

to t

he p

laza

s fr

om th

e st

reet

. Th

e w

ater

’s ed

ge is

ano

ther

nat

ural

att

rac

tion.

Gra

de t

rans

ition

cou

ld b

e al

so u

tiliz

ed

here

to s

tren

gthe

n th

e se

nse

of s

pace

.

OPE

N S

PACE

CH

ARAC

TER -

GRAD

E CO

NCE

PTS

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

40

Pie

r 2

7 C

ruis

e T

erm

ina

l

OPE

N S

PACE

CH

ARAC

TER -

STR

UCT

URE

CON

CEPT

S

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

Sinc

e th

e us

e of

tree

s an

d ot

her

spac

e de

fi nin

g ve

geta

tion

is li

mite

d on

-str

uctu

re, r

e-us

ing

elem

ents

of t

he

exis

ting

build

ings

wou

ld b

e a

usef

ul a

ltern

ativ

e ve

rtic

al e

lem

ent.

This

can

hel

p tr

ansi

tion

betw

een

inte

rior

an

d ex

teri

or, p

unct

uate

spac

es, a

nd p

oten

tially

pro

vide

shad

e/ra

in co

ver.

This

type

of a

dapt

ive

re-u

se w

ould

al

so le

nd a

uthe

ntic

his

tori

c ch

arac

ter,

as w

ell a

s co

ntri

bute

to a

sus

tain

able

app

roac

h.

41

Co

nc

ep

tua

l S

ite

Pla

nn

ing

Stu

dy

3 |

conc

eptu

al s

ite p

lan

alte

rnat

ives

OPE

N S

PACE

CH

ARAC

TER -

PRO

GRAM

CO

NCE

PTS

Whi

le t

he s

ite w

ill off e

r its

ow

n in

nate

dra

w w

ith t

he p

roxi

mity

of

the

big

ship

s, a

dditi

on p

rogr

amm

ing

can

build

on

this

to c

reat

e a

vibr

ant,

activ

e ga

ther

ing

spac

e. T

he p

laza

s sh

ould

be

desi

gned

with

eno

ugh

fl exi

bilit

y to

supp

ort m

ultip

le p

rogr

ams,

as w

ell a

s with

act

ivity

gen

erat

ors s

uch

as fo

od v

endo

rs. P

rogr

ams

incl

ude

ship

vie

win

g, c

asua

l gat

heri

ng, l

unch

sea

ting,

inte

grat

ed a

nd in

tera

ctiv

e ar

t, an

d sp

ecia

l eve

nts.

42

Pie

r 2

7 C

ruis

e T

erm

ina

l

ARCH

ITEC

TURAL

CH

ARAC

TER C

ON

CEPT

S

2 |

site

cha

ract

eris

tics

& c

onst

rain

ts

As

a bu

ildin

g ty

pe, t

he te

rmin

al m

ust p

rovi

de fu

nctio

nalit

y fo

r its

use

rs, b

ut it

als

o off

ers

gre

at o

ppor

tuni

ty

for

expr

essi

on o

f fo

rm,

cont

extu

al m

ater

ials

, pr

eced

ence

of

hist

ory,

asp

ects

of

light

, co

lor,

volu

me

and

the

pote

ntia

l to

info

rm it

s si

te a

nd e

nvir

onm

ent.

Tra

nsie

nt b

uild

ings

like

this

term

inal

pro

vide

thei

r ow

n pr

eced

ents

and

cue

s, c

onsi

sten

t with

thei

r con

text

s. T

hese

bui

ldin

gs c

an b

e us

eful

exa

mpl

e fo

r thi

s ter

min

al

and

war

rant

stu

dy d

urin

g th

e cr

eatio

n of

the

term

inal

arc

hite

ctur

e.

43

Co

nc

ep

tua

l S

ite

Pla

nn

ing

Stu

dy

2 |

site

cha

ract

eris

tics

& c

onst

rain

ts

44

Pie

r 2

7 C

ruis

e T

erm

ina

l

45

Co

nc

ep

tua

l S

ite

Pla

nn

ing

Stu

dy

The

goal

of

the

Pier

27

crui

se t

erm

inal

pla

nnin

g pr

oces

s is

to d

evel

op a

pro

ject

that

mee

ts m

ariti

me

need

s, w

hile

als

o be

ing

succ

essf

ully

ent

itled

and

fu

nded

. Th

is s

ite p

lann

ing

exer

cise

has

ide

ntifi

ed

the

chal

leng

es f

or a

new

, pri

mar

y cr

uise

ter

min

al

and

has

deta

iled

the

com

petin

g co

ncer

ns. C

lear

ly,

not

all o

f th

e is

sues

hav

e be

en r

esol

ved.

As

note

d ea

rlie

r, Po

rt s

taff

inte

nds

to s

olic

it co

mm

unity

and

re

gula

tory

resp

onse

to th

e cru

ise t

erm

inal

site

pla

ns.

Base

d on

that

inpu

t, Po

rt st

aff w

ill re

turn

to th

e Po

rt

Com

mis

sion

with

eith

er a

pre

ferr

ed s

ite p

lan

or a

m

ore

deta

iled

set o

f dev

elop

men

t cri

teri

a. P

ort s

taff

wou

ld th

en r

ecom

men

d in

itiat

ing

the

next

sta

ge o

f th

e de

sign

pro

cess

, dev

elop

ing

mor

e de

taile

d pl

ans

at a

larg

er s

cale

.

Base

d on

em

ergi

ng d

evel

opm

ent

crite

ria,

det

aile

d pl

ans

will

ulti

mat

ely

have

to

addr

ess:

fi r

stly

, th

e ap

pear

ance

, opt

imal

func

tiona

lity

and

adap

tabi

lity

of P

ier

27 t

o be

com

e th

e pr

imar

y cr

uise

ter

min

al

faci

lity;

sec

ondl

y, w

hich

Lea

ders

hip

in E

nerg

y an

d En

viro

nmen

tal

Des

ign

(LEE

D)

reco

mm

enda

tions

can

be i

nclu

ded

to a

chie

ve a

sus

tain

able

, gr

een

proj

ect;

and,

thi

rdly

, how

to

crea

te a

n op

en s

pace

ar

ea t

hat

give

s it

a “s

ense

of

plac

e” y

et s

uppo

rts

the

func

tiona

l ne

eds

of a

cru

ise

term

inal

fac

ility

. In

add

ition

, th

e si

te p

lann

ing

proc

ess

coul

d be

ex

pand

ed t

o in

clud

e th

e Pi

er 2

9 sh

ed, a

nd h

ow it

m

ight

eve

ntua

lly b

e in

tegr

ated

int

o th

e Pi

er 2

7 cr

uise

term

inal

pro

ject

.

Succ

essf

ul r

esol

utio

n of

thes

e de

sign

ele

men

ts w

ill

be d

epen

dent

on

proj

ect

fund

ing.

Cur

rent

ly,

the

Port

has

fund

ing

of a

ppro

xim

atel

y $1

9.3

mill

ion

for

this

pro

ject

. Thi

s am

ount

incl

udes

fun

ds f

rom

the

W

ater

mar

k de

ferr

ed la

nd s

ale

proc

eeds

, the

Por

t’s

shar

e of p

rofi t

s fro

m in

divi

dual

cond

omin

ium

sale

s,

and

accr

ued

inte

rest

ear

ning

s. D

urin

g th

e C

ruis

e Te

rmin

al A

dvis

ory

Pane

l pro

cess

, Por

t staff

prep

ared

an

ext

rem

ely

prel

imin

ary

proj

ect

cost

est

imat

e of

ap

prox

imat

ely

$60

mill

ion

to d

evel

op t

his

proj

ect.

How

ever

, de

taile

d de

sign

and

eng

inee

ring

pla

ns

are

need

ed t

o de

term

ine

a m

ore

real

istic

pro

ject

co

st.

The

Port

Com

mis

sion

will

hav

e to

pro

vide

4 |

NE

XT

ST

EP

S

dire

ctio

n w

heth

er th

e cru

ise t

erm

inal

pro

ject

bud

get

is li

mite

d to

the

amou

nt o

f fun

ds cu

rren

tly a

vaila

ble

or w

heth

er a

dditi

onal

fund

s ca

n be

bud

gete

d.

conc

lusi

ons

46

Pie

r 2

7 C

ruis

e T

erm

ina

l

Con

sult

ant

Team

:Ba

y Ar

ea E

cono

mic

sED

AW/A

ECO

MD

MJM

Des

ign

Port

s an

d M

ariti

me

Gro

upCH

S Co

nsul

ting

Gro

upRo

bin

Chia

ng &

Com

pany