Connected to the Bay

Situated at the water’s edge, the campus frames picturesque views of the Bay, with a public plaza that connects directly to the San Francisco Bay Trail. This central spine, extending from South San Francisco’s main thoroughfare to the shoreline, strengthens the site’s connection to the water and anchors the development. 

Building on the Existing Campus

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Initial Site Planning
East / West Axis
North / South Axis

Attracting talent, activating the public realm

The campus is organized around a sequence of vibrant indoor/outdoor social spaces designed to attract biotech professionals while creating a sense of connectivity in a formerly isolated, suburban condition.

A welcoming atrium with Bay views

Situated on the public plaza, a sunlit, three-story atrium provides tenants with a comfortable, informal gathering space that fosters community and interaction. This inviting common area establishes a dynamic visual connection between the campus and the Bay, enhancing the public realm.

Dining and events spaces

The atrium links to a spacious café and food-hall servery, adding essential dining options to the campus. Adjacent pre-function areas support meeting rooms and a large auditorium, seamlessly incorporating indoor/outdoor connections for events with striking Bay views.

Flexible lab planning

The building is organized as two distinct wings connected by shared social space, offering a highly flexible leasing strategy. Tenants have various occupancy options: a single floor within a wing, a vertical stack of floors, a single floor spanning both wings, an entire wing, or the entire building. This flexibility allows tenants to maintain their unique identity and operational security. The building’s infrastructure supports this dual-wing approach with independent MEP systems and waste services in each wing.

Flexibility in Planning

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Sculptural design meets functional precision

In life sciences architecture, sheer blocks—large, unadorned, and often monolithic building volumes characterized by functional design and efficient space use—are the norm. Sheer blocks often have flat, uninterrupted facades which help to create a controlled environment necessary for scientific research and development. 

Haskins Way bends this norm with sun shading and deeply articulated facades, each calibrated to its solar exposure. The atrium’s sculptural volume enhances massing and visual connectivity, while allowing the lab wings to emphasize functionality. Durable materials evoke weight and permanence, adding depth to the clean-lined geometry.

A gateway to campus and community

This project creates a vital new gateway between campus and downtown Chico, linking the historic quad, Kendall Lawn, to the bustling First Street Promenade. A public breezeway connects students with the broader community, while intersecting with a courtyard, or “mixer” around which the program is organized. Envisioned as a “mixer,” the courtyard is where people gather, giving the building its vibe. Classrooms and studios, visible through ample windows facing the courtyard, put learning on display, further activating the space.  

The Mixer

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Performing Arts
Recording studios
Studios
Ceramics
Gallery

Honoring tradition with a modern bent

As the final piece to complete Kendall Lawn, the Arts and Humanities Building needed to reflect the historic campus context while embracing a modern sensibility that meets the expectations of 21st-century learners. On the quad-facing side, a glassy north wing reveals learning spaces to the quad, seamlessly integrating teaching and the arts into campus life. The breezeway is flanked by a brick and stucco tower and a solid base, which complements the historic Romanesque structures lining Kendall Lawn.

The Chico mix

The design team reimagined the traditional “Chico mix” brick that has been used in the quad’s Romanesque structures, extracting only the ebony tones for the building’s exterior. The ebony contrasts nicely with the lighter stucco and curtain walls, honoring the campus’s legacy with a modern bent. The building is constructed with 10% recycled content materials and 10% extracted regional materials. All wood used for the building is FSC-certified.

Engaging downtown

On the sides facing downtown Chico, the building is massed to step back from the street above a first-level brick base and to meet the sky in a robust cornice that announces the building and the University. An inset panel at the base carries a commissioned art piece to enhance the pedestrian experience.

“… I found the WRNS team to be creative visionaries; collaborators and listeners; and respectful of budget limits and the requirements for process imposed by the CSU system…”

Joel Zimbelman
Former Dean, College of Humanities and Fine Arts, CSU Chico

Sustainable design 

The project incorporates subsurface retention areas to capture and treat stormwater before it leaves the site, reducing runoff after development and improving water quality. These retention systems allow for infiltration, minimizing off-site runoff and helping recharge the aquifer. High-performance glazing, a high albedo roof, demand-based ventilation, and a dual duct, dual fan HVAC system optimize comfort and health while reducing the building’s carbon footprint.

 

Activating the public realm

700 Santana Row features a sweeping facade that captures the energy of nearby shopping arcades and forms a gracious public plaza at the terminus of Santana Row’s main axis. This plaza provides a lively, informal gathering space that serves as a venue for community programming, enriching the neighborhood’s amenity offerings. A breezeway runs through the ground floor, connecting the public plaza with the office lobby and a parking structure.

Dynamic facades and light-filled interiors

The building’s curved facades are expressed as a shimmering metal “screen,” with angled elements that catch sunlight, producing a dynamic visual effect. A gentle curve in the building’s upper portion bends southeast, creating a sense of elegant tension, as if the surfaces are subtly being pulled in opposite directions. The diaphanous curtainwall design softens the eight-story structure and floods the loft-like interiors with natural light.

Campus-like amenities for a Silicon Valley workforce  

Targeting mid-sized companies seeking campus-like amenities, 700 Santana Row incorporates ground-floor retail and a spacious, planted terrace on the sixth floor, complete with a trellis as a dedicated amenity for office tenants. Like its neighbor 500 Santana Row (also designed by WRNS), 700 Santana Row was fully leased to a major technology firm before construction was completed.

Rethinking spec offices

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Distinctive facades
Designed to manage solar exposure while responding to context
Shimmering screen
A diaphanous, curved curtainwall design
Gathering spaces
Stepped back massing to create an urban plaza
Ground Floor
A lively, informal space for community programming
Upper Terrace
A dedicated amenity for office tenants

Environmental sustainability

LEED Silver certified, 700 Santana Row integrates sustainable features such as cool roofs, water-efficient landscaping, an eco-conscious irrigation system, and the use of recycled materials, contributing to a greener, more resilient built environment.

Urban plaza and gathering spaces

Located on a corner site, the structure pulls back from the north property line, creating an urban plaza with space for a small retail pavilion. The building is organized to take advantage of this plaza, with indoor / outdoor spaces spilling onto it, providing tenants with a vibrant and informal gathering area. The interior office space is designed with large, open 36,000-square-foot floor plates and ceiling heights over 13’ tall to provide extensive natural light and views. 

Collaboration with trade partners 

To achieve an aesthetically striking exterior within budget constraints, we collaborated with fabricator Walters & Wolf to explore the use of Glass Fiber Reinforced Concrete (GFRC), adding shadow and depth to create a sculptural and visually captivating facade.

Solar-tuned facades

The design employs solar-tuned GFRC on the east, west, and south elevations, each incorporating unique sunshade designs to control heat gain and glare. The west-facing facade, which presented the most challenges with managing these effects, employs both vertical and horizontal recessed sunshades. 

Attracting tenants

Targeting mid-sized companies seeking campus-like amenities, 500 Santana Row was fully leased to a major technology firm before construction was completed.

Enhanced exterior experience

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Upper Terraces
Indoor/outdoor spaces as building amenity
Expansive ceiling heights
Abundant natural light and sweeping views
A corner site
The building pulls back to create an urban plaza
Office balconies
Bespoke and informal gathering spaces

“Projects like 500 Santana Row provide companies …with advantages in employee recruitment and retention, as well as employee productivity and satisfaction.”

Collette Navarrette
Federal Realty Investment Trust

A Wes-Anderson-inspired elevation 

The north elevation’s all-glass curtain wall takes inspiration from Wes Anderson’s one-point perspective, open-section sets, offering a layered view into five levels of workspace activity. Multi-part interlocking aluminum extrusions and a patented copper anodized finish balance aesthetics with cost-effectiveness and reduced maintenance. Copper accents continue along the ground level, adding visual interest and cohesion to the design language.

Enhanced indoor comfort 

Our core/shell approach profoundly enhances the exterior experience, providing comfort and a bespoke feel, especially in private offices within the individual window boxes. Expansive 36,000-square-foot floor plates and ceiling heights exceeding 13 feet invite abundant natural light and sweeping views.

Fusing urban energy with campus life

Located on a tight urban site at the campus edge, Berkeley Way is composed of two interlocking L-shaped forms, creating the Forum, which consists of two stacked multi-level atrium spaces that serve as the building’s social core. This strategy optimizes space, draws in natural light, and responds to both urban and campus contexts, while maximizing buildable square footage.

Anchored along a major commercial artery to the west, the larger eight-story mass engages the street with ground-floor retail and storefront windows, topped by offices overlooking the city. The lower volume, housing academic classrooms and offices, steps down towards a midblock walkway, pedestrian plaza, and garden that connect directly to UC Berkeley’s campus to the east. Corten steel, raw concrete, and a light, glassy façade articulated with aluminum fins further distinguish Berkeley Way as a building rooted in both campus and city.

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Building a social core off campus

Design captures the energy of a lively campus quad and extends it beyond campus boundaries. The lower forum of the multi-level atrium, activated by the public realm, seamlessly links the city street to the university plaza with dynamic circulation, retail, and informal social spaces, both indoors and out. 

In contrast, the airy upper forum provides a quieter atmosphere suited for focused work and study, with skylights that bathe the terrazzo interior in soft, indirect light. Ample breakout areas across the forums serve as stand-ins for traditional campus quads, compensating for the site’s limited space.

Departmental identity

UC Berkeley emphasized equal representation for its three academic departments, ensuring their distinct identities were thoughtfully woven into the architecture. Connected to the same multi-level atrium, each department expresses its unique character through signage, color, materials, and workplace types. Each department’s unique character and culture is further highlighted by placing collaborative, public spaces—such as meeting rooms, offices, and learning environments—along the atrium, while more private functions are tucked into the building’s perimeter. The vibrant color palette also lends visual playfulness to the atriums.

Departmental Workspaces

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Balancing efficiency with customization

Berkeley Way introduces a more efficient and thus different—fewer private offices, less square footage per person—way of working and meeting for academics. Careful attention was paid to understanding each department’s culture and needs to help ensure they’d thrive within their new home. For example, Public Health required the ability to draw boundaries around groups writing NIH grants, Psychology favored open and collaborative workspaces, and Education expected private offices with ample windows. 

The design team created a flexible “work canvas,” a customizable kit of parts aligned with UC standards yet tailored to meet the specific needs of each department. This approach resulted in a variety of comfortable, healthy work/learn spaces that democratize access to natural light and stunning views, giving each group a sense of ownership. The speculative office portion followed a similar strategy, allowing tenants to personalize their environments while feeling connected to both the campus community and the city.

The departments and workgroups sought distinct identities, varied work styles, diverse workspace needs, and differing levels of privacy and security, presenting a complex planning challenge. Three distinct workplace strategies were studied, each balancing efficiency, territorial clarity, flexibility, and qualitative factors like natural light, views, and acoustic separation. The Market Stalls strategy uses a cellular layout with self-contained suites, offering strong privacy but less efficiency and adaptability. Neighborhoods provides a balanced solution, offering clear territory and flexibility for growth, with work areas that were scaled to foster a sense of community. The Parklands strategy is the most open and flexible, featuring programmatic islands that encourage interaction, with privacy achieved through creative spatial organization rather than physical barriers.

Floor Plans

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Catalyzing campus connections

As envisioned in the 2032 Campus Master Plan, also led by WRNS Studio, the renovation and expansion of Mayo Hall was carefully crafted to integrate seamlessly into the campus’s future development. Positioned along a planned thoroughfare linking the main quad with dining and student housing, Mayo Hall’s modern single-story extension, entry canopy, and landscaped plaza create a welcoming gateway while activating the thoroughfare with inviting outdoor gathering spaces. 

The extension, clad in a combination of corrugated and smooth metal panels, complements the historic brick structure with subtle maritime references. Additionally, the design restores up to 40% of the site’s landscape, fostering coastal biodiversity and enhancing the campus’s natural environment.

The concourse: heritage and heart

At the heart of Mayo Hall is a double-height concourse, supporting gathering, pre-function, and break-out activities while providing visual connections to the original gym’s historic structural shell. A time capsule discovered during construction, along with campus relics, is now displayed on a gallery wall in this space. 

Multi-purpose rooms accommodate registration and administration, while the former natatorium has been reimagined as student life and bistro spaces.

 A mezzanine level within the gymnasium shell introduces a loft-style workspace for student leadership and career services, adding efficiency and square footage. Health Services occupies the new addition with its own discreet entrance.

Preserving legacy, enhancing efficiency

The project required a highly calibrated approach to meet carbon and energy goals while complying with the requirements of the Secretary of Interior’s Standards for Historic Rehabilitation and the State Historic Preservation Office. The building’s Colonial Revival motifs—from window patterning and materiality to large-scale structural components–needed to remain intact, maintaining its original character. 

Responding to the damp coastal setting, all new walls were designed with an insulated water-resistant membrane and the exterior hardware is stainless steel to hold up against the cycles of rain, mist, fog, and sun. A rebuilt roof features ridge vents, operable clerestory windows, and high-performance glazing to enhance natural ventilation, solar control, and reduce glare, contributing to an anticipated energy cost savings of 86.5%.

New windows installed below the sill height of the existing windows flood the concourse and conference rooms with natural light and offer views of the immediate harbor and greater bay.

Doing more with less

Performance modeling revealed that the existing concrete and brick walls provided sufficient thermal mass, eliminating the need for additional insulation while achieving energy and waste reduction goals. Approximately 80% of interior finishes retain the original concrete and wood structure. The existing exposed wood deck was preserved, with structurally insulated panels added to the gabled roof for structural integrity and thermal performance. 87% of construction and demolition waste was diverted from landfills.

Collaborative Design-Build in action

Mayo Hall was delivered using Collaborative Design-Build, an integrated process in which WRNS Studio worked seamlessly with our builder partner, Otto Construction, to achieve a functional and cost-effective campus asset.

“WRNS Studio has always been one of my favorite design firms to work with—they take the time to understand CMA’s needs and provide design solutions to meet those needs.”

Meaghan Smith
Principal University Planner / Program Manager
The California State University (CSU)

A vision for community

Paying homage to San Mateo’s distinct sense of place and strong community was important to Prometheus Real Estate Group, a family-owned company dedicated to creating homes and neighborhoods that feel authentic and foster a sense of belonging. The company—which recently opened its new headquarters onsite—was founded upon the vision to transform apartment living by attending to every inch of detail, from site selection to interiors.

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Massing and materiality

Spanning a city block, Brickline is thoughtfully organized into discrete sections to reduce its massing and harmonize with the streetscape. Brick, wood, and ribbed metal panels define the five-story residences, while cream-colored brick and punched windows distinguish the offices, echoing the scale and texture of neighboring brick and terracotta buildings. Fluted glazed terracotta panels, wood cladding, and a pronounced roof overhang add warmth and visual depth to the facades. Ground-floor retail enhances the city’s offerings, while energizing the street.

Privacy and domain

To provide a sense of privacy and domain, residents enter through a quiet, tree-lined street sounded by neighboring homes. Transparent and light, the entry lobby evokes a traditional craftsman with warm wood tones, built-in bookcases, seating nooks, and a central stair. Thoughtful touches, like brass pendants, brushed canvas bench cushions, and a custom wall graphic inspired by William Morris’ Marigold pattern, create a welcoming and homey feel.

Typical Unit Mix

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Studio
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1-Bed (Alternate)

Community and connection

The studios and one-bedroom apartments surround a second-floor courtyard featuring lounge seating, fire pits, and mountain views. Floor-to-ceiling windows flood the units with natural light and sweeping vistas, enhancing the warm, natural materials and playful color palette. Residents enjoy views of local landmarks like San Mateo’s clock tower and the Santa Cruz Mountains. A rooftop deck, garden, and fully equipped chef’s kitchen encourage residents to “connect with others in a neighborly way,” reflecting Prometheus’ core values of community and connection.

Riverfront revitalization

The adjacent Jordan River and Jordan River Trail are important resources for both the local community and natural habitat. Ecological reclamation efforts support habitat restoration and the health of this regional waterway, healing the site’s industrial legacy. 

Industrial remnants from the site’s former life as the Sharon Steel Mill had long prohibited redevelopment until the EPA designated it a federal superfund site. Following extensive remediation, an embankment was left, dividing the site from the river. 

The plan envisions a public park to soften this divide. The linear park extends the Jordan River Trail, integrating soccer fields, community gardens, and open space. A pedestrian-oriented street lined with retail parallels the river, serving as the new heart of the community while reconnecting residents and workers to the river.

“Covering 7% of Midvale’s total footprint all by itself, the second phase at Jordan Bluffs will bring added employment, vital intellectual capital and accelerated economic growth for the suburban community.”

Robert M. Hale
Mayor at Midvale City

Zions Bancorporation Technology Center

As the inaugural building of Jordan Bluffs, the Zions Bancorporation Technology Center catalyzes this new mixed-use neighborhood. Developed during the pandemic, the Technology Center is an instrumental part of Zions’ retention, recruitment, and return-to-work strategy as one of Utah’s largest technology employers.

The building consolidates numerous departments that were formerly dispersed across smaller offices throughout the Salt Lake Valley, supporting growth and innovation for one of the nation’s leading financial institutions. By concentrating tech employees into a single building, Zions reduces occupancy costs by 15% while advancing new initiatives for its affiliate banks located throughout the Western United States.

Zions Bancorporation Tech Center

Environmental leadership: a net zero energy community

Supporting the plan’s goals for a Net Zero Energy community, the Technology Center is all-electric and LEED Platinum. Over 2,000 photovoltaics help offset 75% of the building’s energy use and are anticipated to save 4.9 million pounds of CO2 annually. The campus also includes 179 electric vehicle charging spots, encouraging personal choices that positively impact the environment.

These strategies reflect Zions Bancorporation’s commitment to environmental stewardship, modeling conservation and resilience in a region challenged by diminishing water supplies and declining air quality, while emphasizing human comfort and well-being.

Reconnecting the community to nature

The project puts a premium on walkability and connection to the landscape, transit, and amenities. Eschewing the typical suburban setup—offices surrounded by a sea of parking—the Technology Center anticipates future density and enhances connections to nature.

The site is thoughtfully designed to preserve open space for habitat restoration while establishing seamless connections to the Jordan River Trail and nearby transit. Aligning with the Jordan Bluff Neighborhood Plan, the project brings to life a new public park and its adjacent pedestrian-friendly street, forming a vibrant community hub for the growing neighborhood.

Open space is further maximized on the ground plane by consolidating half the parking into a single structure, linking the Technology Center to the future district to the south and providing seamless access to exterior amenities like a garden and recreation space.

Attracting talent with comfortable, healthy work environments

In addition to catalyzing a future neighborhood, the Technology Center needed to be a great workplace for Zions’ employees in the here and now. Broad floors support team building and collaboration, while smaller plates accommodate focused work. Courtyards cut into the larger plates provide employees with natural light, views, and access to nature.

Full-height windows bring in daylight and offer mountain views. Amenities on each floor include spaces for rest, meditation, and reflection. E-bikes, bike lockers, pickleball courts, and a yoga room make it easy to socialize and spend time outdoors. A community garden, tended by employees, supplies fresh produce to the café.

The use of zinc and brick—materials not typically found in a suburban context—establishes a sense of timelessness and permanence befitting one of the oldest banks in the West.

Shaping a vibrant public realm

Conveniently located near transit and designed to encourage walking, this six-block plan organizes a variety of flexible live/work environments around open spaces, squares, streets, and pathways, creating a dynamic and engaging public realm. Bringing together life sciences, offices, retail, and housing, Elco Yards exemplifies the mixed-use, connected, and human-scaled environments that appeal to innovation workers and urban residents.

Shaping a vibrant public realm

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Street Types
Neighborhood Types
Program Types
Active Edges
Urban City Blocks
Multi-modal Access

Authentic, timeless design: massing and materiality

Diverse building types, thoughtful massing strategies, and a variety of materials create the impression of a neighborhood that has evolved over time. Buildings range from three to seven stories, further mitigating the large scale of the development. 

Design draws inspiration from the neighborhood’s industrial past while incorporating a modern sensibility. A renovated feed barn and events lawn serve as a prominent gateway to the district, honoring Redwood City’s history, rituals, and collective memory.

Massing response to city fabric

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District Identities
Street Scales
Massing Response
Planning Principles

Project materiality: the brick

The decision to use brick veneer in precast concrete panels was made early in the design process. This allowed for buy-in from the numerous stakeholders on the project, including the client group, city and agencies, and the many contractors and subcontractors involved in the fabrication. The early decision also allowed for an extensive material research effort concurrent to the design phases. The project attempted to use 16” long veneer brick, with angled shapes, in a precast panel. This has never been done before.

Each building in the project has a unique material palette, with some materials used across several buildings. This approach to material deployment is intended to unify the development as a neighborhood, while providing individual character and differentiation to each building. Brick materials are used across 4 different buildings, with subtle differences in color, texture and brick size from one building to the next.

Brick Types Across the Neighborhood

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Building A Brick Palette
Building B Brick Palette
Building C Brick Palette
Building D Brick Palette

The striking result of the crafted use of brick was only possible with a holistic approach from the wider project team. Everything started with a client committed to transforming a city through design excellence, propelled forward with the ambitions of WRNS. These aspirations were brought to reality through the dedication to their craft of Pacific Clay and Walters & Wolf. Pacific Clay was willing to experiment with creating a very thin proportioned brick of 1 5/8” x 15 5/8” while meeting precast tolerance, custom angled bricks, and multiple fine tunings of color variations. Walters & Wolf brought everything together by creating and casting formwork for these unique bricks and architectural forms. When highly specialized disciplines work together toward a singular goal with the support of an ambitious client, meaningful beauty can be achieved.

Custom Brick Production

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Shaping by Hand
Wire wheel to cut to length
Custom die for extrusion
Final bricks

Design Team Mockups

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Embracing the City as a development partner

This project, one of several complex developments WRNS Studio has led in Redwood City, relied on close collaboration between the design team, developer, and the City to implement urban design and infrastructure improvements. These included new outdoor gathering spaces, circulation paths, and street realignments that enhanced walkability, transit connections, safety, and accessibility.

Community benefits—including a dog park, family-friendly retail, childcare facilities, a roller rink, and a creek walk—were strategically located to enrich the community while attracting tenants and boosting the development’s marketability.

Stitching into the Community

Offering pedestrian and residential scale amenities at the ground plane of each building helps the overall development become more than just the sum of its outdoor spaces. These also create welcoming front doors and gateways from the adjacent neighborhoods to the new streetscapes.

A sustainable development model

Located between San Francisco and Silicon Valley—a region historically defined by car-dependent, ecologically harmful growth—Elco Yards is uniquely positioned to model a more sustainable development pattern.

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