Planning Concepts

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Amenities Along Bay / Identity Along Street
Green Space
Varied Public Edges
View Corridors

A connected public realm

The buildings—three life science and office buildings and two parking structures totaling 1.42 million square feet—will pursue robust clean energy standards with primarily electric-powered buildings. The proposed project anticipates a 73% reduction in carbon emissions compared to typical, gas fueled lab buildings.

PX reimagines the Burlingame Bayfront as a thriving, resilient public realm featuring local retail, ample outdoor gathering areas, a restored creek and wetland, and new pedestrian and bicycle infrastructure. A network of landscaped pathways and open spaces will knit the site together, while abundant open and green spaces will cater to a variety of interests.

Welcoming entrances with transparent, double-height lobbies connect to a network of trails, open spaces, and amenities. Balconies, meeting rooms, cafeterias, event spaces, fitness, restaurants, and retail are situated along the building perimeters, energizing the site.

Sea level rise and resilience

The resilience strategy raises grades up to seven feet above current high tide levels. Engineered earthwork is carefully integrated within a terraced landscape design, reintroducing vital habitat zones and drought-tolerant native plantings. The landscape will adapt to rising tides, with planted areas transforming into marshes that absorb storm surges. This elegant and technical approach contrasts sharply with the typical concrete sea walls often installed along sensitive shorelines.

Landscape-Integrated Sea Level Rise Protection: 2070

Physical Model

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Model: The Model Shop
Photo: Celso Rojas

Uniting a modern sensibility with vernacular influences

The planning effort included numerous new construction projects and modernizations, laying the groundwork for a design that enhances the campus’ simple, elegant aesthetics by uniting a modern sensibility with vernacular influences. New building exteriors consist of vertical and horizontal wood siding, and concrete walkways and columns are stained to respond to existing campus buildings. The new buildings support existing pathways that support a sense of connection within the campuses.

Hillsborough City School District Projects

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Crocker Middle School Tech, Lecture & Band Classroom Building
North Elementary Library
North Elementary School Multipurpose Building

A vibrant neighborhood beacon

Nestled into a gentle slope, the steel-and-glass clubhouse offers sweeping views of San Francisco while framing the playground and park areas. Its vibrant blue rain screen evokes a giant building kit, bridging the world of children’s toys and the larger urban landscape. Inside, warm wooden panels create a cozy retreat, paired with a glazed façade that balances shelter and openness.

The clubhouse features two main pavilions: a spacious community recreation room and a multi-use computer room. These are connected by a living roof that shelters the office, kitchen, and restrooms while creating a shaded porch-like space below. A stainless steel soffit, with a circular opening revealing the sky above, reinterprets traditional porch ceilings with a contemporary twist. The green roof blends seamlessly into the park, giving children a whimsical “sky below, earth above” experience.

Bright yellow supergraphics contrast with the bold blue architecture, highlighting sustainable features and reflecting the energy of the surrounding young, diverse community. The clubhouse’s welcoming design invites neighbors and visitors to enjoy the park and its facilities, fostering connection and activity.

Passive cooling, solar hot water heating, recycled materials, FSC-certified wood, and native plantings minimize environmental impact. Recycled playground materials and pervious surfaces further reduce the ecological footprint.

Ka Hei

This landmark plan is called Ka Hei. The name, chosen by educational specialists in the DOE’s Hawaiian Language Immersion Program, comes from a snare used by the Hawaiian god Maui to capture the sun. It also means “to absorb as knowledge or skill.” In addition to guiding public schools toward energy independence, our efforts aim to transform them into sustainable, vibrant centers of the communities they serve.

Small changes, big impact: getting to net-zero

Starting with immediate solutions—efficient lighting, occupancy sensors, ceiling fans, solar fans, faucet aerators, and daylighting sensors and systems—the initiative sets the stage for transformative, long-term projects. These include converting school campuses to net-zero energy through on-site solar, wave, and wind power generation systems.

A sustainable education: empowering the next generation

Educational programs are integrated with the DOE’s plan to harness sustainable energy, providing new opportunities in science, engineering, technology, and math for students, staff, faculty, and the broader community.

Ka Hei in action

Following our work as Sustainability Advisor, WRNS Studio was asked to bring Ka Hei to life at Waikoloa Elementary and Middle School, Pohukaina Elementary School, Waipahu High School, and throughout numerous heat abatement efforts across the State.

A place to connect and discover

The Palm Springs Campus reimagines education as a vibrant marketplace for learning and collaboration. With classrooms, labs, a Culinary Institute, and an Events Center, the campus offers multiple career pathways. Outdoor circulation encourages exploration, with pathways activated by nodes for socializing and learning. Labs and digital displays make opportunities visible, while flexible spaces promote activity beyond traditional classrooms.

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Entry Road
Tech Lab
Social Stair
Demo Theater

Sustainability in the desert

Designed with ecological sensitivity, the campus features native and adaptive plants, recycled water irrigation, and efficient fixtures, achieving a 40% reduction in water use. Onsite photovoltaics and all-electric systems generate 50% of its energy, advancing sustainability goals in the desert context.

Modern design inspired by Palm Springs

Inspired by Palm Springs’ Mid-Century Modernism, the architecture features clean lines, organic forms, and sweeping roofs that maximize shade and frame views of the San Jacinto Mountains. Structural tree-like columns and palm bark-inspired screens provide identity and functionality, creating a welcoming environment for students and the community alike.

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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. This culture of excellence has enabled Prometheus to give back their time and, on average, over thirty percent of their cash flow (through their foundation, the Helen Diller Foundation) to support positive change, locally and beyond.

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Brickline

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 adds to the city’s offerings while activating the street. Ample terraces and a rooftop deck offer views of San Mateo Station and the Santa Cruz Mountains and beckon people outside.

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Brickline Flats

Residents enter Brickline Flats from a quiet, tree-lined street adjacent to other homes. Transparent and light-filled, the residential lobby evokes a traditional craftsman with warm wood tones, built-in bookcases, seating nooks, and a central stair. Thoughtful touches like brass pendants, canvas bench cushions, and a custom wall graphic inspired by William Morris’ Marigold pattern create a welcoming, homey feel.

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. A rooftop deck, garden, and fully equipped chef’s kitchen encourage residents to “connect with others in a neighbor way,” a core tenet of Prometheus’ company culture.

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Prometheus HQ

The interior design of Prometheus’ new workplace was similarly bent toward making people feel at home—in fact, every detail reflects a process more common in the planning and design of a custom residential project. Inspired by California’s iconic residential modernism, this workplace is characterized by openness, multifunctionality, indoor/outdoor flows, and views to nature. 

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Set back from the bustling street, an intimate terracotta-clad portal leads to a formal lobby where an elevator then takes people to a foyer, offering direct access to workspaces or communal areas. Kitchens, conference rooms, and other meeting areas encircle a central stair, encouraging people to socialize and move about the building. Extending from the third floor to the roof, the stair, capped with a glass and louvered roof, draws natural light deep into the space, while patterned wool wall coverings add texture along this sunlit path. The stair connects to the rooftop, with ample seating and striking views. 

No detail was spared; every textile, wood accent, metal, furnishing and fixture was hand-selected to offer the comfort and individuality of one’s own domain. Indeed, the custom white oak, hidden screens, leather accent panels, copper pulls, ceramic fixtures, and wool-lined walls create a lush, welcoming sense of being “home at work,” fitting for a company that uses residential real estate to advance the greater good.

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Drawing energy from local character

Located in the heart of San Francisco’s Design District, Samsara’s new home firmly establishes the company’s presence in the city. The interior design, visible from the street, takes inspiration from this vibrant light-industrial district—known for its design studios, art galleries, and showrooms—while showcasing Samsara’s innovative spirit. Materials like CLT, concrete, steel, and glass harmonize with the district’s historic brick-and-timber warehouses, paying homage to the neighborhood’s industrial roots while embracing modern creativity.

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CLT: a biophilic approach

As San Francisco’s first CLT building, the base structure laid the foundation for a biophilic approach to the interiors, creating a cohesive, built-to-suit environment. Interior design celebrates the natural beauty of wood as both a finish and structural element, emphasizing the warm aesthetic of CLT, while making spaces acoustically and thermally comfortable. This strategy minimized the need for carbon-intensive finishes that would have otherwise been required.

The 20-foot reception area features perforated wood panels with a digital display and CLT millwork. Acoustic insulation was used in large spaces like the Dining/Town Hall instead of installing new ceilings, and CLT ceilings were left exposed on floors 2-4, adding warmth while keeping acoustical panels limited to quiet zones.

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Showcasing Samsara’s brand

White metal mesh, an industrial staple of the neighborhood, was retooled into a wayfinding feature, guiding employees and visitors on a choreographed tour through the building that highlights Samsara’s products and culture. The building’s tinted blue curtain wall is echoed in interior design details such as reveals and door frames. Exposed CLT panels, along with color-coded graphics in Samsara’s branded shades of blue, add personality and warmth.

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Hybrid work and collaborative spaces

To support hybrid work, Samsara HQ blends home-like comforts with professional workspaces and amenities that foster collaboration and strengthen culture. The ground floor and mezzanine feature the building’s most public areas, including a 700-person Dining/Town Hall that can also be used for all-staff meetings. This space is tech-enabled to connect staff globally. The program also includes hardware demonstration suites, training rooms, an incubator space, a conference suite, board rooms, coffee lounges, and a customer experience center.

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samsara-level-1

Level 1 Program

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Reception
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Elevator Lounge
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Cafe
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Prefunction
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Training Room
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700-person Dining/Town Hall

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Human-scale, healthy, and collaborative neighborhoods

Space planning of the upper floors prioritized flexibility, well-being, and energy efficiency, while meeting employee demand for small meeting spaces for groups of two to four. Enclosed pods and huddle rooms, known as “anchors,” define human-scaled neighborhoods within the open desk areas. Flexible seating surrounds the anchors, allowing the spaces to expand for larger groups.

Positioned to maximize natural light in the afternoon, the anchors reduce the need for artificial lighting, helping achieve an LPD of 0.5—a 50% reduction from baseline. Additionally, the anchors optimize HVAC efficiency by acting as buffers against heat gain, contributing to an anticipated 40.23% reduction in energy use.

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samsara-organizing principles

Organizational Planning

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Anchor Pods and Huddle Rooms

“Anchors,” enclosed two and four-person pods and huddle rooms, are situated amidst open desking to create human-scaled neighborhoods.

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Corner Destinations

Large conference rooms, cafes, and lounges are located at the corners of the triangular building, providing users with visually stunning and well-lit spaces.

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Informal Workspaces

Informal workspaces encircle the perimeter of each floor, further supporting the transition from focused to collaborative work and social time.

Low carbon, healthy materials

The project emphasizes the use of healthy, low-carbon materials with transparency, featuring 88 products with EPDs, 48 with HPDs, and 56 with DECLARE labels. Carpet was only installed where necessary, leaving other areas with the existing concrete topping slab. The project exceeded a 23% reduction in global warming potential (GWP) and surpassed targets in all six environmental impact categories.

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samsara-sustainability

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.