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HomeMy WebLinkAbout03 - Project DescriptionGenentech Master Plan Update, Draft EIR Page 3- 1 3 Project Description Introduction In 1976, Genentech’s founders invented recombinant DNA technology, or the joining of DNA molecules from two different species (gene splicing) to produce new genetic combinations. This technological breakthrough has enabled Genentech to discover new medicines that address significant unmet medical needs. Today, Genentech is one of the largest biotechnology-based pharmaceutical companies in the world, discovering, manufacturing and delivering to the market multiple types of medicines used to treat serious or life- threatening medical conditions in the areas of oncology, immunology, neuroscience, metabolism and infectious disease. Genentech research and development efforts continue to drive new discoveries in medicines and scientific applications, and these discoveries continue to increase demand for building space. The purpose of the Genentech Campus Master Plan Update is to anticipate Genentech’s future spatial needs by planning for new buildings, Campus place-making opportunities, transportation and mobility systems and infrastructure to support increased growth. The proposed Genentech Campus Master Plan Update (i.e., the Master Plan Update or Project) provides an overall vision for future growth and development of the Genentech Campus (Campus). The proposed Master Plan Update establishes a conceptual land use and development framework to accommodate an eventual buildout potential of up to 9 million square feet of building space at the Campus (an increase of approximately 4.3 million net square feet over existing conditions), which would be consistent with the existing allowable floor-to-area ratio (FAR) of 1.0. The Master Plan Update also provides flexibility in implementation of this buildout potential to enable Genentech to adapt as needed to changing conditions and new medical and scientific discoveries. For purposes of this EIR analysis, the EIR Project Description presents one realistic and potential vision for how the Master Plan Update’s flexible framework might ultimately be developed, while also recognizing that other potential land use outcomes may arise. This chapter of the EIR describes the Master Plan Update as the Project, presented in sufficient detail to enable evaluation of potential environmental effects. In accordance with Section 15124 of the CEQA Guidelines, this chapter describes: ● the location, characteristics and boundaries of the Project Area ● basic purpose and objectives of the Project ● development assumptions and timeframe used throughout this EIR ● an overview of the anticipated physical characteristics of the Project, and ● intended uses of this EIR, including a list of those agencies that are expected to use this EIR in their decision-making approvals required to adopt the Master Plan Update, and subsequent related environmental review and consultation requirements Chapter 3: Project Description Page 3-2 Genentech Master Plan Update, Draft EIR Context and Setting Project Location The Genentech Campus (or Project Area) is approximately 207 acres in size, located in the City of South San Francisco and along the shoreline of central San Francisco Bay. It is approximately 1.5 miles north of San Francisco International Airport (SFO) and 10 miles south of downtown San Francisco. The regional location of the Project area is shown in Figure 3-1. The Genentech Campus is located on a prominent hillside and hilltop location at the easterly point of the East of 101 Area of South San Francisco (East of 101), and immediately adjacent to the San Francisco Bay. It is bounded by San Francisco Bay to the northeast, east and south and is connected to US 101 to the west by East Grand Avenue and Oyster Point /Forbes Boulevard. Important transportation facilities (see Figure 3-2) in the vicinity include the US Highway 101 corridor and the San Francisco International Airport (SFO), which has a major influence on land use in the East of 101 Area. SFO is approximately 1.5 miles south of the Genentech Campus. Parallel to Highway 101 is the rail corridor, which carries Caltrain rail cars. The current Caltrain Station is located on that corridor, just north of East Grand Avenue. The Peninsula Corridor Joint Powers Board has initiated relocation and improvements to this station, including moving the station to a more accessible location south of East Grand Avenue. The nearest Bay Area Rapid Transit (BART) stations are the San Bruno Station (2.2 miles to the southwest) and the South San Francisco Station (approximately 3.4 miles to the west). Shuttle buses link the East of 101 Area to the South San Francisco BART Station and to the South San Francisco Caltrain Station. East of 101 The Campus is located in an area known as South San Francisco’s East of 101 Area. Highway 101 forms the westerly boundary between East of 101 and downtown South San Francisco. Historically, the East of 101 Area has been the industrial center of South San Francisco. It was once the location of a Bethlehem Steel plant and other steel industries, and transitioned to accommodate a substantial meat packing industry, lighter industrial uses, warehouses and distribution centers. In the mid-1970s, Genentech began operations in this industrial area. With its technological discoveries, Genentech realized the need for growth and initiated a campus development program. Today, the Genentech Campus occupies over 200 acres of land, and the surrounding City has grown to become a major hub for the biotechnology industry. South San Francisco is now home to the largest biotech cluster in the world, with over 200 biotech companies and 11.5-million square feet of biotech space.1 The Genentech Campus is the largest of these biotechnology campuses. Adjacent Land Uses As the easterly point in the East of 101 Area, the Campus is located immediately adjacent to the Bay, with Bay shoreline along its entire eastern boundary. Portions of the San Francisco Bay Trail, a mostly contiguous trail around the San Francisco Bay, outline the coast around the Genentech Campus. The Bay Trail provides recreational uses as well as pedestrian and bicycle access. The San Francisco Bay Conservation and Development Commission (BCDC) has jurisdiction and permitting authority along this 100-foot shoreline band. 1 http://www.ssf.net/our-city/biotech/biotech-in-ssf Figure 3-1Regional Location of the Project AreaSister Cities BoulevardOyster Point BoulevardEast Grand AveForbes BoulevardAirport Boulevard£101Gateway BoulevardMaster Plan BoundaryN:\Projects\2016_Projects\SF16-0882_Genentech_Master_Plan\Graphics\GIS\MXD\basemap_aug19.mxdProject Location0½MilesFigure 1-1Map data ©2017 GoogleUnited States1 mi Genentech Campus Figure 3-2Major Transportation Infrastructure SystemsMap data ©2017 GoogleUnited States1000 ft Map data ©2017 GoogleUnited States2000 ft Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-5 ● To the south, the Campus is separated from the Bay by a distance of between 600 feet and 1,300 feet by a band of industrial land uses, including a waste transfer station. ● To the west, the Campus abuts a mixture of industrial, logistics and distribution, manufacturing and R&D land uses that occupy the remaining approximately 1½-mile long by ¾-mile wide East of 101 Area. ● To the north, the Campus’ immediate neighbor is a large UPS distribution center. Further to the north is the Oyster Point area, which contains a combination of coastal commercial and park uses including the South San Francisco ferry terminal. A separate planning effort completed in 2011 established Oyster Point as a combination of public lands and new private office/R&D space. Figure 3-3 illustrates these existing adjacent land uses. Project Area Boundaries Within the Genentech Campus, approximately 162.2 acres of land were previously defined as the Genentech Campus in the prior 2007 Master Plan Master EIR and 2012 Supplemental MEIR. The Campus also now includes approximately 44.7 acres of additional properties that Genentech has acquired or occupied by lease since publication of the prior 2012 Supplemental MEIR. These additional properties are now incorporated into its formal Campus boundaries. These additional properties specifically include the South Campus, a number of parcels along Forbes Avenue in the westerly portion of the Campus, as well as several infill properties that had previously not been under Genentech’s ownership or leasing control. In 2013, the City took action to amend the zoning of these properties to the Genentech Master Plan zoning district and to add these properties to the Master Plan boundaries.2 With addition of these properties in 2013, the Project Area comprises approximately 207 acres (see Table 3-1). Table 3-1: Genentech Campus and Neighborhood Areas (acres) 2007 Master Plan 2013 Additions1 Total, as of 2013 Master Plan Update 2 Lower Campus 55.1 55.1 42.3 Mid Campus 23.8 23.8 26.2 Upper Campus 46.4 5.4 51.8 51.7 West Campus 36.9 12.3 49.2 59.7 South Campus 27.0 27.0 27.0 Subtotal 162.2 44.7 206.9 206.9 Notes: 1. City of South San Francisco, Zoning Text and Map Amendments, May 16, 2013 2. Reorganization of Neighborhood Campus boundaries within the same approximately 207-acre Project Area As shown on Figure 3-4, the Genentech Campus boundaries are generally East Grand Avenue to the south, Allerton Avenue to the west, Forbes Boulevard to the north, and the San Francisco Bay to the east. 2 City of South San Francisco, Zoning Text and Map Amendments, May 16, 2013 Figure 3-3Surrounding Land Use Charactermileskm23Wind Harp Open SpaceOyster Point Waste Transfer StationBay Cove (under construction)Gateway Business ParkBiotech along East Grand AvenueLight Industrial Space, Utah Avenue Figure 3-4Project Area BoundariesGATEWAY BLVDEXECUTIVE DR.OYSTER POINT BLVDECCLES AVEROZZICULL DR.RR R/WBAY WEST ROADEAST GRAND AVECARLTON CT.ROEBLINGE. GRAND AVE.INDUSTRIAL WAYB36B24B21T01T09B4PS3T04T05T06T07B29B27B80T03B8B20B28B9AB34B35B32B31B33B25B39B56B9B7B5B6B3B10B11B12B13B14B15B41B42B43B44B45B46B47B48PSBB79B75B84B85B83GATEWAYPARKING STRUCTUREB82B23B71AB71FB71BB71CB71DB71EB26B51PS2PSAPS1FORBES BLVD.FORBES BLVD.DNA WAYDNA WAYDNA WAYE. GRAND AVE.E. GRAND AVE.DNA WAYALLERTONAVECABOT RDCABOT RDFORBES BLVDFORBES BLVDHARBOR WAYPJ SAN BRUNO BLVDForbes BoulevardEast Grand AvenueDNA WayAllerton AvenueForbes BoulevardGull DriveLeased Building Space - Gateway Business Park Chapter 3: Project Description Page 3-8 Genentech Master Plan Update, Draft EIR Out Parcels Adjacent to the Campus boundaries, there are several properties not owned or leased by Genentech. These adjacent or out-parcels are owned and operated by separate owners, and include: ● An approximately 5.3-acre parcel located along Forbes Avenue owned by UCSF; 3 ● An approximately 1.4-acre parcel located at 333 Point San Bruno Boulevard, owned and operated by Lithotype Co. Inc., a plastics fabricator; and ● An approximately 2-acre parcel located at 527 DNA Way, owned and operated by TMB Baking, Inc. These outparcels are not included in the approximately 207-acre Campus, nor are they included in the City of South San Francisco’s Genentech Master Plan zoning district. The presence and ongoing operation of these outparcels does not fundamentally affect implementation of the Master Plan Update, nor do these outparcels critically affect Genentech’s ongoing operations. The Campus’ southerly boundary is irregular in shape, reflecting the presence of other non-Genentech properties including Wind Harp and properties and facilities owned and operated by AT&T and Cal Water. These properties are also not included in the Campus boundary nor are they included in the Genentech Master Plan zoning district. Other Off-Campus Properties In addition to the approximately 207-acre Campus, Genentech has owned or leased substantial additional building space in the East of 101 Area, which is not proposed for inclusion in the Master Plan Update. These off-Campus building spaces include: ● Genentech leases approximately 517,000 square feet of office space (Buildings 82, 84 and 85) at the Gateway Business Park, located between Highway 101 and Gateway Avenue. ● Through 2017, Genentech had leased a separate building (Building 23) near the Gateway Business Park for use as a childcare center. In 2016, Genentech was granted approval for a new and more centrally located childcare center within the Campus at 444 Allerton Road. The new childcare center was completed in 2018, and Genentech has now vacated the leased childcare center near the Gateway Business Park. Existing Campus Sub-Area Characteristics The Campus is composed of five separate neighborhood campuses, as described below and shown on Figure 3-5. The neighborhood campuses provide a sense of place within the larger Campus and reflect an emphasis on scale, with each neighborhood campus generally no more than a five to ten minute walk from end to end. Each of these neighborhood campuses has played a distinct role in the function of the overall Campus over time, and these neighborhood campuses are helpful and recognizable organizing elements. 3 An easement for a pedestrian way is located at the base of the hillside between the West and Lower Campus, at the back of the UCSF property. This is not a permanent easement, and is limited by 5-year use agreements. Figure 3-5Genentech Campus - Neighborhood Campuses Chapter 3: Project Description Page 3-10 Genentech Master Plan Update, Draft EIR Lower Campus The Lower Campus is located south of Forbes Boulevard and south of the neighboring Oyster Point area, with shoreline edge along the Campus’ northerly shore. It has functioned as the primary product development and manufacturing/warehousing portion of the Campus, also containing much of the Campus’ primary infrastructure elements. The Lower Campus is 42.3 acres in size. Land uses within the Lower Campus are primarily manufacturing and utilities, with a substantial component of research and laboratory space. Office space that supports certain laboratory uses is also distributed along Forbes Boulevard. Mid Campus The smaller 26.2-acre Mid Campus houses the original Genentech Founders’ Research Center (FRC), and currently provides lab space for research and development facilities. The Mid Campus is located easterly of DNA Way and sits atop a shoreline bluff overlooking the San Francisco Bay. Currently, the Mid-Campus is almost entirely comprised of research and development lab space, with office space interspersed within the lab buildings. Upper Campus The 51.7-acre Upper Campus is located on the highest ground at the Campus hilltop, along both sides of DNA Way. It has been the location of nearly all new buildings constructed since 2004, and has become the Campus’ main administrative and office center. With recent construction of 350 DNA Way (Building 35) and the new Employee Center or Hub (Building 34), the Upper Campus is now the heart of the Genentech Campus. The Upper Campus currently contains over 900,000 square feet of office space and most of the Campus’ employee amenity space. West Campus The 59.7-acre West Campus was added to the Genentech Campus as part of the prior 2007 Master Plan and is located generally in the northwest quadrant of the intersection formed by East Grand Avenue and Allerton Avenue. The West Campus is separated from much of the rest of the Campus by elevation, as it flanks the base of the Upper Campus hillside. This primarily warehouse area has provided the Campus with flexible space for expansion, accommodating existing warehouse and distribution activities in the short to medium term. With the addition of new properties added to the Campus in 2013, the West Campus now includes not only warehouse buildings but also a lab building and various auxiliary functions that serve the Campus, including a bus depot, parking and a new Genentech-owned childcare center within its boundaries. South Campus The prior 2007 Master Plan recognized that Genentech leased a significant group of buildings at the immediately adjacent Britannia East Grand development (which was then under construction) but did not include the South Campus as part of the Master Plan. This separate, approximately 27-acre development, located at the easterly end of East Grand Avenue, has since been constructed and is now fully occupied by Genentech. In 2013, the South Campus was re-zoned to the Genentech Master Plan zoning district and was incorporated into the Genentech Campus. The South Campus is now occupied by a mix of lab and office space, supported by internal employee amenity space. Genentech is in the process of purchasing the South Campus. Baseline Building Space within the Campus The baseline development at the Genentech Campus comprises approximately 4.7 million square feet of building space within its 207 acres, at a Campus-wide FAR of approximately 0.52. The distribution of this Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-11 building space by neighborhood campus location and use type is shown below in Table 3-2.4 The relatively low FAR, as compared to other more recent development projects in the East of 101 Area, is reflective of Genentech’s acquisitions of prior older industrial buildings as well as its comparatively higher supply of surface parking lots. Table 3-2: Baseline (end of year 2017) Building Space by Land Use Type (building square feet) Land Use Type: Lower Campus Mid Campus Upper Campus West Campus South Campus Total Office 257,000 82,000 907,000 89,000 230,000 1,566,000 Lab Space / R&D 482,000 469,000 59,000 139,000 568,000 1,718,000 Manufacturing and Distribution 487,000 34,000 764,000 1,285,000 Employee Amenity Space 10,000 2,000 108,000 3,000 23,000 145,000 EIR Baseline, Total: 1,237,000 554,000 1,107,000 995,000 821,000 4,715,0001 Changes During 2017 - 2018 New Employee Center: 71,000 Demo (B54 and T06): -107,000 As of beginning 2018: 1,237,000 554,000 1,179,000 888,000 821,000 4,679,000 2 Notes: 1. EIR baseline totals consistent with 2015/2016 Genentech Annual Report 2. Beginning 2018 totals consistent with 2017 Genentech Annual Report 3. Totals do not include childcare facilities (total of 124,000 SF), which are exempt from FAR limitations per East of 101 Area Plan Existing building space within the Campus is generally evenly split between: ● lab space (37% of total building space), ● office use (33% of total building space) and ● manufacturing/warehouse (26% of total building space) Employee amenity spaces currently comprise approximately 3% of the total Campus building space. Circulation and Transit The Campus is currently served by multiple forms of transit, as well as local and regional roadways (see the Transportation Chapter of this EIR for more detailed description). US Highway 101 parallels the Campus to the west, and includes on/off ramps at Produce Avenue, East Grand Avenue and Oyster Point Boulevard. Primary east-west arterial streets that access the Campus include East Grand Avenue, Forbes Boulevard and Oyster Point Boulevard. These arterials are connected by additional 4 Genentech’s 2018 Annual Report shows a matching level of total Campus development, but because the Master Plan Update re-organizes the boundaries of neighborhood campuses, the total by neighborhood campus shown in Table 3-2 varies slightly from that Annual Report. Chapter 3: Project Description Page 3-12 Genentech Master Plan Update, Draft EIR north-south roadways within and adjacent to the Campus including Littlefield Avenue to the south, Allerton Avenue, DNA Way (which is the primary roadway serving most of the Campus), and Gull Road to the north. Regional Transit Services The following regional transit services operate within South San Francisco and are accessible from the Project Area: ● BART provides regional rail service between the East Bay, San Francisco and San Mateo County. The San Bruno BART Station is approximately 2.1 miles to the southwest of the Campus core, and the South San Francisco BART Station is located approximately 3.4 miles west of the Campus core at Mission Road and McLellan Drive. ● Caltrain provides passenger rail service on the Peninsula between San Francisco and San Jose, with limited service trains to Morgan Hill and Gilroy during weekday commute periods. The South San Francisco Caltrain Station is currently located approximately 1.2 miles west of the center of Campus, at 590 Dubuque Avenue on the east side of US 101, immediately north of East Grand Avenue. Caltrain plans to relocate the South San Francisco Caltrain Station several hundred feet to the south, near the Grand Avenue/Airport Boulevard intersection. ● Water Emergency Transportation Authority (WETA) provides commuter ferry service between Oakland/Alameda ferry terminals and the South San Francisco Ferry Terminal at Oyster Point. ● San Mateo County Transit District (SamTrans) provides bus and rail service (through Caltrain) in San Mateo County. No SamTrans routes stop east of Highway 101 in South San Francisco. ● Peninsula Traffic Congestion Relief Alliance (Commute.org) Shuttles provides first/last mile connections between BART and Caltrain stations and the WETA ferry terminal and local employers in the East of 101 Area. The Oyster Point shuttles connect Caltrain, BART and ferry riders to Oyster Point, Forbes Boulevard and Eccles Avenue during peak commute hours. The Utah-Grand shuttles connect Caltrain, BART and ferry riders to East Grand Avenue and Utah Avenue. The nearest stops are located at the East Grand Avenue turnaround within the South Campus (served by the Utah- Grand area shuttles), at Allerton Avenue/Cabot Road within the West Campus (served by the Utah- Grand area shuttles), and Forbes Boulevard/Carlton Court west of the West Campus (served by the Oyster Point area shuttles). Genentech’s Employee Transit Service Genentech operates over 20 commuter bus routes (GenenBus) for its employees. GenenBus buses connect employees from San Mateo, Santa Clara, San Francisco, Marin, Alameda, Contra Costa and Solano counties to the Campus. GenenBus also provides first/last mile connections to the South San Francisco Ferry terminal, the Glen Park BART station, and the Millbrae BART/Caltrain station. Genentech also operates seven intra- campus DNA Shuttle routes for employees to travel between Campus buildings as well as to parking and GenenBus shuttle stops. Micro-transit options such as electric scooters and bike-share options are available as well. Based on recent (2017) monitoring reports, between 41 and 43 percent of Genentech employees arrive to Campus using some form of transit, rather than driving a single-occupant vehicle. 5 Utilities and Infrastructure As a major employment center with over 4.7 million square feet of office, laboratories and manufacturing space, the Genentech Campus is dependent on many separate infrastructure systems for its water, 5 Nelson|Nygaard, Genentech South San Francisco Campus, TDM and Parking Report, April, 2017 Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-13 wastewater collection, energy and waste disposal needs. As these systems enter the Campus, much of the service is directed to a Central Utility Plant (CUP) located within the Lower Campus along Forbes Boulevard. The CUP uses natural gas and electricity to boil, chill and purify arriving water supplies to be used in various manufacturing and lab applications, particularly to meet Good Manufacturing Practice (GMP) systems for water used in the production of pharmaceutical material. The CUP also provides additional pre-treatment (primarily a neutralization system for pH adjustment, and temperature control) before wastewater re-enters the City’s sewer system. All hazardous waste is disposed of separately on-site. Water Supply California Water Service Company (Cal Water) supplies water to the Genentech Campus. A system of looped water mains enters the Genentech Campus at Forbes Boulevard and at East Grand Avenue. This looped water supply system is fed from a Cal Water main supply line located along U.S. 101. The water system serving the Upper Campus is augmented by a 1.5-million-gallon storage reservoir located on the top of the hill, as well as a high-pressure water line that supplies adequate flow to certain upper elevations of the Campus (i.e., the B30-series of buildings northerly of DNA Way), to meet fire flow requirements. Wastewater Collection The City of South San Francisco provides wastewater collection and treatment for the Genentech Campus. The City owns and maintains the sewer system, which includes gravity sewer mains, pump stations and force mains, and the South San Francisco Water Quality Control Plant (WQCP). The sewer system within the Campus generally comprises three separate branches, all of which provide gravity-flow to a main line collection pipe within East Grand Avenue. All of the wastewater flows from the Genentech Campus are collected within this system, and conveyed for treatment at the WQCP. Once treated at the plant, treated effluent is pumped back through the Campus via a 54-inch force main. This force main generally follows the alignment of the main sewer line back to the Genentech Campus and ultimately discharges through an outfall located in the Bay, easterly of the intersection of Forbes Boulevard/DNA Way. Storm Drains The storm drainage system within the Campus consists of underground pipes that collect stormwater via inlets, and which outfall into the San Francisco Bay at various locations. This storm drainage system is based on gravity flow, and does not require pumps to transport flows to the Bay. Most of the Campus is already developed and covered with impervious surfaces (i.e., buildings, parking lots or other structures), so nearly all stormwater becomes runoff, and little infiltration into the ground and groundwater occurs. Electricity and Natural Gas Pacific Gas & Electric (PG&E) provides natural gas to the Genentech Campus. The high-pressure gas distribution system is configured in a loop, served from three interconnected underground pipelines located within DNA Way, Forbes Boulevard and East Grand Avenue. A dedicated high-pressure gas line on the north side of the Campus is dedicated to serving Genentech’s high-pressure steam boilers. PG&E also provides electrical power to the Campus. The 12.5 kV underground distribution system that serves the Campus is configured in a looped network, leading from a substation at East Grand Avenue. Most the electrical energy used at the Campus powers the CUP located in the Lower Campus, which runs the various on-Campus Genentech utility systems, including steam boilers, hot and chilled water system, refrigeration systems, purified water systems, liquefied and compressed gas systems, waste treatment or neutralization systems, and emergency power. For many of the non-connected buildings, especially those in the Upper and West Campus, their utility needs are housed either within the buildings themselves, or in adjacent screened utility yards. Any utilities shared between buildings are either located underground, in secure utility yards, or routed through the interior of the buildings. Chapter 3: Project Description Page 3-14 Genentech Master Plan Update, Draft EIR Waterways, Habitat and Open Space The vast majority of the Campus is dominated by developed and landscaped areas that include paved roads, buildings, parking lots, paved and gravel trails, ornamental and landscaped areas, and irrigated turf. The habitat suitability for rare or native vegetation in these areas is very low to absent. There are smaller areas of potential habitat within the Project Area, as briefly described below: ● Tidal aquatic habitat is located on the eastern edge of the Project Area along the Bay shoreline. These areas are in the intertidal zone and are influenced by the daily rising and falling tides within the Bay. ● A coastal brackish marsh is located at the western end of a tidally influenced drainage along the northern edge of the Project Area. Vegetation in the western portion of this drainage channel is dominated by alkali bulrush, fennel, pampas grass and non-native annual grasses. ● Coastal salt marsh is located in several small patches on the eastern edge of the Project Area along the Bay shoreline, within two tidally influenced drainage channels, and within several small channels associated with stormwater outfalls. In contrast with the intertidal areas, these coastal salt marsh areas are vegetated with a mix of native and nonnative species. Suitability for this habitat to support rare plants is low due to the fragmented nature of the small areas of marsh. ● Several concrete-lined drainage ditches are located in the inland portion of the Project Area, primarily located along the hillside and base of the hillside of the Upper Campus. These ditches have been excavated for conveying stormwater runoff from the hillslopes and developed areas to the underground stormwater system, which eventually drains to the Bay. They support little to no vegetation and are not suitable for rare or native vegetation. ● One seasonal wetland is located in the northeastern corner of the Project Area, at the north end of an undeveloped patch of ruderal grassland and shrubland. Current Land Use Controls South San Francisco The Campus is governed by multiple land use policies and regulations, including those of the City of South San Francisco General Plan, the East of 101 Area Plan, the City Municipal Code and the 2007 Genentech Facilities Master Plan, as amended. These policy and regulatory documents are summarized below and described in detail in the Land Use chapter of this EIR. General Plan The General Plan land use designation for the majority of the Campus is Business and Technology Park (see Figure 3-6). The Business and Technology Park designation accommodates campus-like environments for corporate headquarters, research and development facilities and offices. The South Campus is uniquely designated as a combined designation of Business and Technology Park and Coastal Commercial. The Coastal Commercial designation accommodates research and development facilities, and offices, but also enables convenience sales, restaurants, public marketplace, personal/repair services, business/professional services, limited retail and hotel/motel with a coastal orientation, recreational facilities and marinas. A narrow strip of land that extends along the Project Area’s entire coastline is designated as Park and Recreation. The Park and Recreation General Plan land use category includes the Bay Trail and coastal beach and bluff areas along the shoreline of the Campus. Uses permitted under the Park and Recreation land use category are parks, recreation complexes and greenways. Source: http://zoning.ssf.net/ Figure 3-6 South San Francisco General Plan Diagram + – CITY OF SOUTH SAN FRANCISCO ZONING SEARCH Search by Address or APN here...  Map Layers [+]BTP - Business Technology Park MI - Mixed Industrial COAC - Coastal Commercial BC - Business Commercial PR - Park and Recreation OS - Open Space Chapter 3: Project Description Page 3-16 Genentech Master Plan Update, Draft EIR East of 101 Area Plan The Land Use Concept for the East of 101 Area Plan is essentially commercial and industrial in nature. Development policies for the northern portion of the East of 101 Area (where the Genentech Campus is located) encourage the creation of campus-like environments for corporate headquarters, research and development facilities and other high quality multi-tenant office or warehouse developments. The Campus is located within the East of 101 Area Plan’s Planned Industrial land use category, where (per a 1997 City Resolution #84-97) new land uses are generally limited to industrial parks, light manufacturing, office uses, retail, hotels, and research and development. Zoning Classification Chapter 20.260 of the City of South San Francisco Zoning Code establishes the Genentech Master Plan zoning district, which covers the entirety of the Genentech Campus (see Figure 3-7).6 The stated purposes of the City’s Genentech Master Plan zoning district are to establish architectural character, open space and circulation elements in a flexible, logical and orderly manner. The regulations and requirements covered by this zoning district are also intended to provide regulatory flexibility and speed to reflect the quickly changing needs of Genentech’s R&D operations, and establish facility-wide development standards and design guidelines. Pursuant to Section 20.260.003, new development within the Genentech Campus is currently limited to a maximum buildout of up to 6 million square feet of building space, designated by land use type and by sub-campus location. 2007 Genentech Facilities Master Plan7 The 2007 Genentech Facilities Master Plan outlines a plan that enables the Campus to grow to a maximum of six million square feet of building space during its anticipated ten-year planning period, through 2016. The 2007 Master Plan indicated that Genentech intended to meet its building space needs by redevelopment of buildings that Genentech owned and occupied, and by redeveloping expansion property that Genentech might acquire during the Master Plan’s ten-year planning period. The 2007 Master Plan’s goals and strategies focus on maintaining a high level of accessibility and connectivity between neighborhood campuses and specific campus functions. Jurisdiction of Other Agencies In addition to the City of South San Francisco, two other agencies exert regulatory jurisdiction at the Campus: ● Along the Campus shoreline, BCDC has jurisdiction and permitting authority over a 100-foot wide shoreline band along the entire Bay (see further discussion in the Land Use chapter of this EIR). ● The entire Campus is within the Federal Aviation Administration (FAA) height limits for the San Francisco International Airport. These height limits are set forth in the San Mateo County Airport Land Use Plan (ALUCP) and established pursuant to FAA Part 77 criteria. These criteria affect the height of structures around aircraft operations and at the airport, and trigger FAA review for buildings exceeding certain height limits (see further discussion in the Land Use chapter of this EIR). 6 In May of 2013, the SSF Planning Commission took action to include additional parcels in the Genentech Master Plan zoning district, including 1511 Grandview Drive, 530 Forbes Blvd. and 500 Forbes Blvd., and 450 - 660 East Grand Avenue (the South Campus). 7 South San Francisco, Genentech Facilities Ten-Year Plan Master Plan, adopted April 28, 2007 Source: http://zoning.ssf.net/ Figure 3-7 South San Francisco Zoning Map + – CITY OF SOUTH SAN FRANCISCO ZONING SEARCH Search by Address or APN here... Map Layers [+] GMP - Genentech Master Plan District OPSPD - Oyster Point Specific Plan District GSPD - Gateway Specific Plan District BWCSPD - Bay West Cove Specific Plan District BTP - Business Technology Park MI - Mixed Industrial BC - Business Commercial FC - Freeway Commercial PR - Park and Recreation PQP - Public / Quasi-Public Chapter 3: Project Description Page 3-18 Genentech Master Plan Update, Draft EIR Genentech Campus Master Plan Update The underlying vision of the Master Plan Update is to seek a strong “Campus-centered” environment at the Campus, within which Genentech can grow through consolidation and greater density to meet its future building space needs. The prior 2007 Master Plan included a specific allocation of future building space that had provided Genentech with flexibility to accommodate its growth needs through 2016. Over a longer term, the 2007 Master Plan will ultimately limit the development flexibility and speed that Genentech needs to meet the changing medical research and development demands of its business and of the industry. These limiting factors include the growth limitation, the precise allocation of new building space by land use type and by neighborhood campus, and the rigid design guidelines and regulations. Project Objectives The following primary Project Objective establishes the functional needs for anticipated future growth and flexibility at the Genentech Campus: 1. Campus Setting: Retain close physical relationships between Genentech’s various business units that are critical toward meeting the long-term growth needs of the company, and that can only be made possible in a campus setting: ● Enable scientists to work in a collaborative environment that supports research, development and production goals by clustering Genentech’s scientific facilities in close proximity. ● Maximize the efficiency and support capabilities of administrative functions by keeping these functions centralized and physically proximate to scientific facilities. ● Retain Genentech’s ability to transform scientific discoveries into new medicines quickly and efficiently by retaining close physical relationship between R&D and manufacturing facilities. ● Provide efficient logistics support to the Campus with ready access to warehouse and distribution facilities. ● Foster a sense of community among its employees and with the broader South San Francisco community by creating interconnectivity and ease of access. ● Assure Genentech has continued proximity to world-class scientific and academic institutions. This primary objective is further enhanced with an updated planning framework for the Campus focused on the following additional Project Objectives: 2. Land Use: Create a dynamic development plan for the Genentech Campus that can guide Genentech’s future growth, while providing the needed flexibility to adapt and innovate. 3. Urban Design: Establish a framework for place making within the Genentech Campus that can inform individual decisions on incremental growth in a manner that fosters and stimulates increased interaction and collaboration throughout the Campus. 4. Transportation: Seek to minimize the number of vehicle trips generated by new development within the Genentech Campus, and collaborate with the City and other partners to increase opportunities for alternative modes of transportation serving the East of 101 Area. Ensure the Campus is well served by an integrated system of pedestrian, bicycle and shuttle facilities that enhance neighborhood and Campus connectivity. 5. Infrastructure and Sustainability: Identify and plan for necessary future expansion of Genentech utility needs to assure uninterrupted Campus growth and expansion, while seeking to minimize consumption of natural resources through conservation and sustainability principles. Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-19 These four planning framework objectives and their ability to support the primary functionality objectives for the Genentech Campus are further defined below. Land Use Consistent with the overall vision of Campus-centered development, the land use objective of the Genentech Campus Master Plan Update is: “Create a dynamic development plan for the Genentech Campus that can guide Genentech’s future growth, while providing the needed flexibility to adapt and innovate.” This Master Plan Update focuses upon several key development concepts to achieve this objective: 1. Redefine the boundaries of the Genentech’s Campus and its smaller “neighborhood campus” structure to accurately reflect the current 207-acre Campus, as previously established by other prior City legislative actions (see prior Figure 3-5). 2. Accommodate a responsible level of Campus growth and development that is consistent with the City’s land use policies and regulations, but that secures Genentech’s ability to increase density and development potential. 3. Ensure adequate building space to support future Campus needs for R&D lab, office and manufacturing space, infrastructure expansion and on-Campus amenity/employee support land uses. 4. Increase density and maximize opportunities for employee collaboration and creativity through infill development and redevelopment within each of the Campus’ neighborhood campuses. 5. Anticipate needed adaptation and change in response to future innovations in science, by providing for maximum flexibility throughout Plan implementation. Buildout Potential The Master Plan Update establishes an overall growth limit within the Campus boundaries based on a total buildout at a maximum FAR of 1.0 times the total area of the Campus. This FAR is consistent with the City’s current Genentech Master Plan zoning district provisions. Based on an FAR of 1.0 for all properties within the Campus, the overall buildout potential of the 206.9-acre Campus is just over 9 million square feet, as indicated in Table 3-3. This buildout potential would enable construction of approximately 4.3 million square feet of net new building space, in addition to the approximately 4.7 million square feet of existing building space within the Campus. Buildout of up to 9 million square feet would exceed the 6 million square-foot building space cap through year 2016, as provisionally established in the 2007 Master Plan. Chapter 3: Project Description Page 3-20 Genentech Master Plan Update, Draft EIR Table 3-3: Genentech Campus Buildout Potential: 2007 Master Plan and Master Plan Update 2007 Master Plan Buildout Potential 1 Existing (2017) Status2 Master Plan Update Buildout Potential Acres Bldg. (sf) Acres Bldg. (sf) Acres Bldg. (sf) 3 Lower Campus 55.1 1,625,000 55.1 1,237,000 42.3 Mid Campus 23.8 910,000 23.8 554,000 26.2 Upper Campus 46.4 1,387,000 51.8 1,107,000 51.7 West Campus 36.9 737,000 49.2 995,000 59.7 South Campus 27.0 821,000 27.0 "Expansion" 1,341,000 Total 162.2 6,000,000 206.8 4,715,000 206.9 9,008,000 1. Per Table 20.260.003(I): Genentech Growth and Development Projections, SSF Municipal Code 2. Per Genentech Master Plan, 2015/16 Annual Report, pg.8 3. Total building space per neighborhood campus is not prescribed pursuant to the Master Plan Update. See Buildout Assumptions for EIR Analysis, below for development by neighborhood campus and by land use type as assumed for this EIR. This overall FAR approach is a flexible and adaptable policy and regulatory planning tool that provides a “development envelope” for the Campus, within which future development applications may be considered. It also provides the potential for a variety of development scenarios to unfold within the Campus, depending on Genentech’s future business needs. The overall FAR approach also simplifies the land use rules pertaining to future development within the Campus, thereby increasing Genentech’s flexibility to grow, densify and implement its Campus-centered vision for the future. Opportunity Sites The Master Plan Update identifies general locations where new development or redevelopment is most likely to occur. These locations, indicated as “Opportunity Sites”, generally fall within one or more of the following types of sites: ● Surface Parking Lots - Existing surface parking lots are located throughout the Campus, generally serving adjacent buildings. These surface parking lots are a relatively inefficient use of land and provide opportunities for new development. To the extent that these surface lots are redeveloped with new buildings, new structured parking is anticipated to accommodate Campus parking needs (see further, below). ● Redevelopment of Underutilized Buildings - The Campus includes many 1- and 2-story modular and outmoded buildings that underutilize their site potential. These older and less efficient buildings represent opportunities for redevelopment within the Campus. As these types of Opportunity Sites are redeveloped, it is expected that new buildings that replace them will be larger, taller and better able to serve modern needs. ● Infill Sites - At a current actual FAR of approximately 0.52, the Campus is mostly suburban in scale and density, and there are numerous locations within the Campus where new development can occur on existing undeveloped infill sites. These infill development opportunities enable new development to occur without the need for replacement parking structures or relocation of existing uses. Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-21 ● Hillsides - Existing steep topography throughout the Campus has presented a challenge to cohesive campus planning, separating certain portions of the Campus from each other by elevation. It is possible that new buildings, potentially including new parking structures, could be constructed into these hillsides such that the top portions of these new buildings could serve as a “bridge” linking the upper and lower elevations of the Campus together. The Master Plan Update identifies these Opportunity Sites by general location (see Figure 3-8) but does not establish precise boundaries for these sites, nor does it allocate these Opportunity Sites with a specific land use type or precise building space capacity. Rather, the Master Plan Update identifies Opportunity Sites within each neighborhood campus where a range of building space needs can be realized and provides Genentech with the flexibility to program these Opportunity Sites over time as specific needs arise. The aggregate buildout potential of each Opportunity Site has been calculated based on average FAR and building mass assumptions (see subsequent section of this Project Description - Buildout Assumptions for EIR Analysis, below), and aligns with the 9 million square-foot buildout potential. However, the Master Plan Update is also intentionally flexible to enable certain neighborhood campuses to build out at higher overall densities than other neighborhood campuses, provided the overall Campus-wide buildout does not exceed 9 million total square feet. Urban Design The Urban Design objective of the Genentech Campus Master Plan Update is to: “Establish a framework for place-making within the Genentech Campus that can inform individual decisions on incremental growth in a manner that fosters and stimulates increased interaction and collaboration throughout the Campus.” The Master Plan Update focuses upon several key development concepts to achieve this urban design objective: 1. Strengthen the Upper Campus as the “heart of the Campus” by programming active uses, establishing places that prioritize people over cars and incorporating outdoor spaces for daily and/or special-events. 2. Incorporate place-making design decisions into each new building and Campus improvement effort. Increase pedestrian connectivity, especially between the Upper Campus core and each of the surrounding neighborhood campuses. 3. Link pedestrian-based urban design strategies to an overall transportation strategy for the Campus, designed to support and facilitate modes of travel other than single-occupancy vehicles. 4. Continue to commission architecture that conveys superior design, materials and workmanship, and that distinguishes Genentech as a leader in innovative quality development. 5. Foster creative, vibrant and thoughtful architecture and landscape design, meeting or exceeding the design and sustainability standards as established by Genentech in recent years. Similar to the flexibility introduced in the Land Use chapter, the Master Plan Update’s Urban Design chapter provides a framework intended to promote flexibility and to encourage individual creative solutions over time. As such, the design strategies presented in the Urban Design chapter of the Master Plan Update are intended as illustrative examples of place-making, and are not precise designs or set parameters for future development. Source: JRDV International, GenentechFigure 3-8Genentech Campus Master Plan - Opportunity SitesBuilding Opportunity SiteNear-Term ProjectsMajor RoadwayShoreline Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-23 Reinforce the Upper Campus as the Campus Core The Upper Campus already contains many foundational elements of an important core area for the Campus, including the lawn and plaza in front of Building 35/the Employee Center, and the courtyard space within the center of the B30 building cluster. The Master Plan Update envisions connecting these foundational urban design elements to create an even more identifiable center of the Campus. Design strategies to achieve such an identifiable Campus center include: ● Enhance pedestrian connections in this area with seating arrangements for groups or small gatherings, stairways, terraced gardens, and/or open lawn areas. These areas can be programmed with event space, an art walk or performance stages. ● Use additional landscape elements to unify and define the boundaries of the Campus core, including prominent sculpture and artwork. Landscape elements should include trellises, tree canopy vegetation and building canopies to shade pedestrian areas, and use of landscape and building edges as wind blocks and windrows. ● Create productive outdoor working and collaboration spaces including areas for contemplation, and small and large group gathering spots. ● Provide ample space for coffee carts, Grab-N-Go quick food services, outdoor eating facilities and a centralized location for food trucks to assemble. ● Establish clear pedestrian pathways that connect the Upper Campus to other Campus locations. These pedestrian connections should include primary pedestrian paths with vertical circulation elements (such as stairs and elevators) as well as secondary pathways that internally link the outdoor spaces of the Campus core area. ● Make this portion of the Campus pedestrian-friendly by including special paving, brickwork or stonework within the road right-of-way, landscaped bulb-outs within the street at pedestrian pathway intersections, and potential closure of DNA Way to general traffic, perhaps only during specified times of the day, and opened as a pedestrian-only environment with accommodations for shuttles, buses and emergency vehicles. Neighborhood Campus Place-Making Strategies Each of the neighborhood campuses within the Genentech Campus have traditionally served separate roles, emphasizing research and development, or manufacturing and warehousing, or office/administration functions. These neighborhood campuses may continue to retain one major specific functionality, but it is likely that each will evolve into a more a complete “campus-within-a Campus”, with each neighborhood campus becoming an independent center of activity. The Urban Design chapter of the Master Plan Update anticipates place-making design elements incorporated into each new building and Campus improvement to enhance the sense of place in each neighborhood campus. The urban design strategies that apply to each neighborhood campus include: ● Maximize use of existing public spaces and interconnect these spaces with pedestrian paths, landscaping and increased programming. As new buildings are incrementally added to the Campus, prioritize programming, design and use of outdoor spaces surrounding these new buildings. ● Create a pedestrian pathway system that radiates outward from this Central core to each neighborhood campus, with the Upper Campus at the hub and each neighborhood campus at the end of a spoke. ● Create safe and accessible pedestrian environments by using consistent lighting design and light levels. Chapter 3: Project Description Page 3-24 Genentech Master Plan Update, Draft EIR ● Overcome the elevation changes within the Campus by incorporating elevators, stairways and ramps into new structures that are constructed into or adjacent to hillsides. Staircases should use short flights of stairways and generous landings, with benches and views. ● Improve the overall streetscape to provide for vehicle, bicycle and pedestrian movement, using generous sidewalks, medians, landscaping, site furnishings, lighting and different pavement solutions that provide a sense of enclosure and safety for pedestrians, continuity of design character, and consideration of shade, wind and light. ● Incorporate new landscape elements that are drought-resistant and responsive to the climate, but that also create a unified landscape palette for each major streetscape within the Campus. ● Integrate windrows and architectural barriers to minimize wind forces where wind tunnels occur, and provide dense shrub and ground cover plantings to reduce wind-blown soils. ● Screen surface parking lots from view using dense landscape planting. ● Design all new shuttle bus shelters to be compatible in style, size and color as the existing shelters already provided throughout the Campus, providing wind and rain protection, security and visibility , with sheltered seating, interior lighting, and widened pavement space for exterior waiting and sitting areas. ● Create new “gateways” to mark important entrances to the Genentech Campus to establish a sense of arrival and corporate identity, where such gateways are not already established. ● Maintain the current, consistent design themes for monument signs, wayfinding signs, light fixture banners and murals. Architecture The Campus will continue to comprise an eclectic mix of buildings with differing architectural styles suited to internal building functions. Rather than prescribing detailed building design standards in the Master Plan Update, the Urban Design chapter encourages new creative, innovative building designs that are functional, environmentally sustainable and meet or exceed the high design standards that Genentech has already established with its most recent building additions. Pursuant to the City of South San Francisco’s Zoning Code (Chapter 20.480: Design Review) the City will continue to review the design of new buildings on Campus to ensure that they promote high-quality design, are well-crafted and maintained, use high-quality building materials, and are attentive to the design and execution of building details and amenities. Transportation The transportation objective of this Master Plan Update is to: Seek to minimize the number of vehicle trips generated by new development within the Genentech Campus, collaborate with the City and other partners to increase opportunities for alternative modes of transportation serving the East of 101 Area and ensure the Campus is well served by an integrated system of pedestrian, bicycle and shuttle facilities that enhance neighborhood and Campus connectivity. This Master Plan Update focuses upon several key development concepts to achieve this transportation objective: 1. Contribute towards the City’s planned public street system improvements in the East of 101 area through payment of applicable East of 101 Transportation Improvement Fees, and/or by constructing desired improvements in lieu of fees. Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-25 2. Collaborate with the City of South San Francisco to consider enhancements to area-wide public transit service. Such enhancements should seek to reduce vehicle traffic, minimize single-occupant vehicle trips, and reduce overall vehicle miles travelled (VMT) along major transportation corridors. 3. Build upon the success of Genentech’s existing TDM program, adding improvement where needed and offering new options to increase employee travel choice and improve user experience. 4. Increase parking commensurate with new development, seeking a balance between adequate availability of on-Campus parking and the promotion of alternative transportation modes. 5. Ensure an integrated and walkable Campus, and coordinate pedestrian facilities with shuttle-bus stops to enhance neighborhood and Campus connectivity. 6. Contribute towards the City’s planned bicycle system improvements in the East of 101 area as identified in the South San Francisco Bicycle Master Plan (as updated through the City’s Active South San Francisco Plan currently under preparation) and South San Francisco Downtown Station Area Plan, through payment of applicable East of 101 Transportation Improvement Fees. 7. Maintain efficient service, goods and freight mobility to serve Genentech’s needs, relying on existing arterial roadways serving the Campus to continue to accommodate larger-sized vehicles, and by considering the special circulation design needs of these services as part of new development. 8. Allow the mix of new land use types within the Campus to vary depending upon future needs, but hold constant a “Trip Cap”, based on the number of AM peak-hour vehicle trips that the land use mix may generate. Transportation Demand Management (TDM) The City of South San Francisco Municipal Code, Chapter 20.400 (Transportation Demand Management) requires that all non-residential development projects expected to generate more than 100 average daily auto trips, or projects seeking an FAR bonus implement TDM measures to reduce vehicle traffic. The City of South San Francisco's current TDM requirements for projects in the Business and Technology Park land use district vary by the underlying floor-to area ratio (FAR). Development projects with an FAR of 0.51 to 0.69 (which is consistent with the baseline Campus development) are required to provide a minimum alternative mode use of 30 percent of total trips. The minimum alternative mode use increases to 35 percent for projects with an FAR of 0.81 to 1.00 (which would be consistent with buildout assumptions of the Master Plan Update). Genentech currently implements a highly successful TDM program, entitled gRide. The gRide program includes GenenBus commuter services, a DNA shuttle bus system, a private ferry system, transit incentives, a comprehensive marketing and communications program, and numerous additional TDM programs. The existing gRide program has reduced the number of single occupancy vehicles traveling to and parking at the Genentech Campus, thereby also reducing the pressure on employee parking demand. Based on 2017 TDM monitoring, Genentech’s gRide TDM program is achieving a very high trip reduction rates for single-occupant vehicles, varying between 41 and 43 percent between 2015 and 2017 (i.e., between 41 and 43 out of 100 Genentech employees arrive to work at the Campus using any number of available alternative transportation modes other than driving alone).8 In addition, Genentech offers an initiative program that allows employees the flexibility to choose work-from-home and other flexible workday options. These initiatives further reduce Genentech’s daily contribution to traffic congestion during peak hours. The combined TDM trip reductions and flexible workday options currently achieve an approximately 51% reduction in AM peak hour vehicle trips that would otherwise arrive at the Campus. 8 Nelson/Nygaard, Fall of 2017 Campus Mode Share and Parking Report Chapter 3: Project Description Page 3-26 Genentech Master Plan Update, Draft EIR Genentech now proposes as part of the Master Plan Update a goal of achieving a 50 percent alternative mode share for Campus arrivals by buildout. The updated Genentech TDM program continues those existing TDM strategies that Genentech provides, and includes a menu of additional strategies that Genentech may use to refine or add to the existing gRide program as may be needed to meet future demands and TDM commitments (see further discussion of Trip Cap, below). The existing and potential new strategies that comprise the known “menu” of the TDM program include: ● Transit subsidies/reimbursements for employees’ out of pocket costs for riding public transit to work ● Continued operation of the GenenBus fleet of commuter buses for employees who live throughout the San Francisco Bay Area, and the DNA Shuttle Service of intra-campus routes for employees to travel between Campus buildings, parking facilities and GenenBus stops ● Implementation of a stand-alone ferry service to markets unserved by other ferry operators and where capacity constraints on GenenBus service exist ● Programs and incentives for carpools, car-sharing, ride matching, vanpool, and motorcycles ● Off-peak travel incentives, including a Guaranteed Ride Home program, flexible work arrangements, and Parental Commuter programs, and ● Biking and walking incentives and programs, including financial incentives, bike-oriented programs and events, purchasing Bay Area Bike Share memberships, an on-site bike share program, bicycle user facilities, and bicycle network improvements. In addition to the 50% TDM-based mode share goal for Campus arrivals, Genentech expects to continue its flexible work arrangement initiatives. Assuming that these initiatives maintain the current average of approximately 13% of the Genentech workforce choosing a flexible work option, as many as 3,250 workers per day may choose a non-commute option at buildout. This would further reduce the number of AM peak hour Campus arrivals by as much as 1,558 trips, resulting in a total trip reduction rate of approximately 57%. East of 101 Transportation Improvements The City of South San Francisco’s East of 101 Study and Transportation Improvement Fee Program was last prepared and adopted by the City in 2011. It identifies future roadway improvements needed to accommodate future cumulative traffic levels, and establishes a fee program as a source of funding for capital improvements to the transportation system. The East of 101 Study calls for several intersection improvements in the immediate vicinity of the Campus, as well as enhancements to bicycle and pedestrian infrastructure consistent with the City’s Bicycle Master Plan and Pedestrian Master Plan. The Master Plan Update supports the identified East of 101 Study transportation system improvements through payment of applicable East of 101 Area Traffic Impact Fees,9 Oyster Point Interchange Impact Fees,10 other applicable fees and contributions, in addition to operation of Genentech’s own private transit system and TDM program. Parking The Master Plan Update parking strategy for the Campus calls for balancing the availability of on-Campus parking with promotion of alternative transportation modes. A TDM-based approach for calculating parking demand was reflected in the prior 2007 Master Plan and incorporated into the parking requirements of the South San Francisco Municipal Code (Section 9 City of South San Francisco, Resolution No. 84- 2007, Adopting the East of 101 Traffic Impact Fee Study Update and revising the City’s Traffic Development Impact Fee within the East of 101 Area 10 City of South San Francisco, Resolution No. 71-84, Setting Policy for the Oyster Point Grade Separation Funding Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-27 20.260.003[D]). However, because the 2007 Master Plan did not predict TDM ratios exceeding 32% reductions in drive-alone travel, lower parking space requirements for higher TDM participation (as assumed under this EIR) are now as indicated below in Table 3-4. Table 3-4: Parking Ratios (Spaces per 1,000 SF) Office Lab, R&D Manufacturing Warehouse Parking Rates, from the Prior (2007) Master Plan At 24% TDM 2.75 1.40 0.90 0.50 At 30% TDM 2.59 1.32 0.85 0.47 At 32% TDM 2.53 1.29 0.83 0.46 Updated Parking Rates, Based on Improved TDM Performance Office Lab, R&D Manufacturing Amenity At 28% TDM 2.64 1.34 0.86 1.34 At 35% TDM 2.45 1.25 0.80 1.25 At 38% TDM 2.37 1.20 0.77 1.20 At 42% TDM 2.26 1.15 0.74 1.15 At 46% TDM 2.15 1.09 0.70 1.09 At 50% TDM 2.03 1.04 0.67 1.04 These parking rates are the minimum parking requirements for future Campus development, but should be reviewed periodically to assess whether they adequately reflect actual parking needs, or should be adjusted. These parking rates do not represent a maximum parking limit at the Campus. The Master Plan Update enables Genentech to choose to provide more parking than these rates require, provided the assumed TDM trip reduction rates continue to be achieved. The parking ratios above are to be applied to the total amount of existing and new land uses to determine the total amount of parking that must be provided whenever additional space is added to the Campus. The actual number of new parking spaces required to meet the incremental increase in parking demand will be a function of several factors, including: ● the increased parking demand for each new building (based on the number of new employees per building and the currently effective TDM trip reduction rate) ● less any excess parking supply that may be available on Campus; and ● replacement of any existing parking (e.g., surface parking lots) that may be lost due to the new development There are also parking spaces provided along the Bay shoreline reserved for public use and that provide public access to the Bay Trail. These existing parking spaces will be retained in accordance with agreements reached between Genentech, the City of South San Francisco and the Bay Conservation and Development Commission, although their exact locations may be moved as long as new locations provide equal public access to the Bay Trail. Chapter 3: Project Description Page 3-28 Genentech Master Plan Update, Draft EIR Trip Cap The Genentech Campus has undergone prior CEQA review pursuant to two separate EIR processes: the 2007 Master EIR and subsequent 2012 Supplemental Master EIR for the Campus Master Plan, and the 2002 Britannia East Grand EIR for the area now known as the South Campus. Both of these prior EIRs estimated the number of AM peak hour drive-alone vehicle trips that would be generated at buildout of each project – the approximately 6 million square feet of building space within the former Campus boundaries, and approximately 804,500 square feet of building space at Britannia East Grand /South Campus. The projected drive-alone trips generated from buildout of these previously approved projects during the AM peak hour (the worst-case traffic condition, as presented in the two prior CEQA documents) is summarized in Table 3.5. Table 3-5: AM Peak Hour Trip Calculations, Prior EIRs Land Use Buildout (SF) AM Peak Trip Rate AM Peak Hour Trips at Buildout Total AM Peak Hour Trips (per Approved Projects) Genentech Campus Master Plan (per 2007 MEIR) 1 Office 2,629,395 0.95 2,498 Lab 2,002,482 0.59 1,181 Manufacturing 1,041,668 0.48 500 Amenity 322,000 0 0 Total 5,995,545 4,179 4,179 Britannia East Grand (per 2002 EIR) 2 Total Buildout 804,530 1,037 1,037 Total Approved Building Space and AM Peak Hour Trips 6,800,075 5,216 Source: 1: 2007 Genentech Corporate Facilities Master Plan MEIR, buildout per Table 3-1, assumed AM trip rate per Table 4.7-11 2. 2002 Britannia East Grand Project EIR, Table 6.9 As indicated in Table 3.5, the prior EIRs for the Genentech Campus and the Britannia East Grand projects estimated approximately 5,216 total AM peak-hour drive-alone trips would be generated at buildout. As part of the current Master Plan Update and in tandem with its goal of achieving a 50 percent TDM-based trip reduction at buildout, Genentech is also proposing to establish a “Trip Cap”. This Trip Cap is equivalent to this same number of drive-alone vehicle trips (5,216 total drive-alone trips at buildout), while increasing the underlying entitlement from approximately 6.8 million square feet, up to 9 million square feet of building space. To achieve this Trip Cap, Genentech proposes to implement TDM programs for all of its employees at levels that can reduce drive-alone trips such that the Trip Cap is not exceeded. It is estimated that the effectiveness of this TDM program will need to increase commensurate with new development, and will need to expand to at least an approximately 47% drive-alone trip reduction rate for Campus arrivals by the 9 million square foot buildout (as buildout is specifically defined under this EIR Project Description). This Trip Cap will also provide Genentech and the City of South San Francisco with flexibility to adapt the land use mix within the Campus over time depending upon future needs, while holding a constant “cap” on the number of net new AM peak-hour vehicle trips that the ultimate land use mix can generate. The Trip Cap is used as a proxy, or means by which the maximum land use development under the Master Plan Update is measured. By holding the Trip Cap constant, a variety of land use scenarios can be accommodated at the Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-29 Campus without exceeding the off-Campus traffic effects as analyzed in this EIR. The maximum development capacity of the Master Plan Update as analyzed in this EIR is achieved when the Trip Cap is reached and additional TDM reductions cannot be implemented. This approach serves as incentive for Genentech to maintain a high TDM rate (or a low rate of drive-alone trips), because each TDM-reduced trip counts as a “credit” against the Trip Cap. Infrastructure and Sustainability The Infrastructure and Sustainability objective of the Genentech Campus Master Plan Update is to: “Identify and plan for necessary future expansion of Genentech utility needs to assure uninterrupted Campus growth and expansion, while seeking to minimize consumption of natural resources through conservation and sustainability principles.” The Infrastructure and Sustainability chapter of the Master Plan Update provides a framework intended to recognize and plan for needed infrastructure capacity to support future Campus growth, while at the same time recognizing Genentech’s efforts to conserve and minimize the Campus’ environmental footprint over time. The Master Plan Update focuses upon several key strategies to achieve this infrastructure and sustainability objective: 1. Ensure adequate water supply and water system delivery capacity to serve the industrial processes and domestic water needs of the Campus, while seeking to minimize water consumption through ongoing water efficiency, conservation and recycling initiatives. 2. Ensure adequate wastewater collection system, treatment and disposal capacity to serve the industrial processes and domestic wastewater disposal needs of the Campus, while seeking to reduce demands on these systems through ongoing water efficiency and conservation initiatives and reclaimed wastewater initiatives. 3. Ensure adequate energy supplies (electricity and natural gas) are available to serve the industrial processes and building needs of the Campus, while seeking to minimize energy consumption through ongoing efficiencies, conservation practices and renewable energy initiatives. 4. Ensure adequate and efficient waste disposal capacity for the industrial and office needs of the Campus, while seeking to minimize waste generation through effective life cycle management of materials. 5. Design and construct new Campus buildings that demonstrate a commitment to a sustainable Campus environment that enhances health, comfort and energy performance, while minimizing resource consumption. 6. Preserve opportunities to implement sea level rise adaptation strategies for the Campus that may prove to become critical in the future. The Master Plan Update includes a projection of increased demand for major utilities and indicates the types of infrastructure capacity improvements needed to supply this future demand. Generally, the Campus is well served with water, wastewater, waste disposal and energy infrastructure systems, and only limited and localized capacity improvements are indicated as necessary to serve future demands. These types of improvements include local pressurized water pipelines, increases to the size of certain wastewater disposal mains, new building connections, and potentially a dedicated PG&E electrical substation to increase energy reliability. However, the demands for natural resource consumption can be substantially reduced and the need for utility system improvements can be delayed or potentially avoided through ongoing and potential future sustainability initiatives that are internally driven by Genentech’s own Sustainability Strategic Plan. Examples of current, ongoing sustainability initiatives include: Chapter 3: Project Description Page 3-30 Genentech Master Plan Update, Draft EIR ● Achieving reductions in irrigation water use, including planting of more drought- resistant landscaping ● Using of “grey water” from showers and sinks for use in irrigation and toilets, and installation of recycled water distribution lines (i.e., “purple pipes”) throughout the Campus in anticipation of a future reclaimed water supply becoming available ● Piloting program solutions for internal reuse and recycling of industrial water (for example, as make up water in cooling towers) ● Implementing Best Management Practices (BMPs) capable of removing or otherwise neutralizing pollutants from stormwater runoff ● Implementing numerous energy efficiency projects throughout the Campus, focusing on HVAC, lighting, air balance and steam systems, and designing new buildings to meet high performance measures for energy efficiency ● Purchasing substantial portions of the Campus’ electrical energy needs from renewable and carbon- free energy sources ● Embarking on an on-Campus solar energy project, which is projected to ultimately consist of 16,000 solar panels spread across Campus, expected to generate as much as 25% of the Campus’ energy needs on a typical workday ● Optimizing the latest available engineering technologies to install a Campus-wide system for refrigerated water distribution, installation of new industrial chillers, and replacement of air conditioning equipment that may ultimately result in a 50% reduction in energy used to produce refrigeration components of process cooling and air conditioning ● Participating in innovative FLEXLAB programs to model energy use for new buildings to help make sustainable construction decisions ● Developing a Sustainability Design Checklist based on LEED4 for New Construction to guide sustainable building design, ● Achieving WELL Certification standards focused on health, productivity, and wellness of the people inside new buildings, and ● Achieving LEED Silver and Gold certifications and striving for LEED Platinum certification on its newest buildings that recognizes best-in-class green building practices. Many of the additional initiatives that Genentech may consider towards meeting its own sustainability aspirations are still early in the planning and development stages. Many of these initiatives have high likelihood of implementation, but others may not prove to be technically, economically or practically feasible. These future projects and programs demonstrate the level of effort that Genentech commits towards their own internal sustainability objectives. However, these ongoing initiatives and potential future projects and programs are not obligations, regulatory requirements or otherwise mandated for future Campus growth. Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-31 Buildout Assumptions for EIR Analysis As described above, the Master Plan Update defines an overall development program intended to result in a cohesive and integrated Campus accommodating Genentech’s needs for future growth. The Master Plan Update focuses on organizing themes for incremental Campus development in the future, but does not define precise building locations, shapes or forms. Rather, the Master Plan Update is intentionally flexible to enable Genentech to adapt its Campus to accommodate the building space needs of future scientific innovation and discovery, and to enable new and creative urban design to influence future building plans. To maximize flexibility, the Master Plan Update allows the land use mix within the Campus to evolve over time, depending upon Genentech’s future needs. To provide detail and specificity for this EIR, the following section provides one potential detailed buildout scenario that meets the goals of the Master Plan Update, and is used for qualitative and quantitative analytical purposes. This Project Description is intended to be specific enough to allow for detailed analysis in the EIR, representing the maximum development potential that could occur within the Campus (i.e. Project Area) pursuant to the Master Plan Update. This Project Description is based on an estimate of projected employment growth and future building space needs by land use type and/or function, ultimately increasing building space from approximately 4.7 million square feet today, to a maximum of 9 million square feet at buildout (or approximately 4.3 million square feet of net new building space). This estimate includes a forecast growth of approximately: ● 1.6 million square feet of new lab space, ● approximately 2.4 million square feet of net new office space, and ● approximately 0.3 million square feet of various types of employee amenity spaces The Master Plan Update also assumes a net retention of the current nearly 1.3 million square feet of manufacturing, warehouse and distribution building space that is currently within the Project Area. This EIR Project Description also identifies the most likely locations where new development or redevelopment will occur. These locations are identified in the Master Plan Update as Opportunity Sites. Opportunity Sites generally include development of new building space on existing surface parking lots (combined with a new structured parking strategy). They also include redevelopment of older, less efficient buildings with new buildings that are larger, taller and more architecturally and functionally complex, infill development at locations within the Project Area where vacant or under-used infill sites exist, and new buildings and/or parking structures constructed into existing hillsides. Additionally, the EIR Project Description includes a proposed Genentech-sponsored TDM program that exceeds City-required alternative trip reduction requirements, and provides transit linkages between the Campus and other transit locations such as Caltrain and BART. Buildout Assumptions by Location Each neighborhood campus has its own mix of Opportunity Sites that provide likely locations where the anticipated needs for Project Area growth can be accommodated. The development potential of each Opportunity Site is dependent on future building design and future building needs. The Master Plan Update does not allocate or assign any particular land use type to any individually identified Opportunity Site, nor does it assign an allocation of building space to any individual Opportunity Site or to neighborhood campuses. Rather, the Master Plan Update identifies Opportunity Sites where a range of building space needs can be realized, and provides Genentech with the flexibility to program these Opportunity Sites over time as individual needs occur. For analysis purposes, this Project Description provides one scenario of how the Master Plan Update’s flexible development potential might be physically realized at the Project Area over time. As shown on Figure Chapter 3: Project Description Page 3-32 Genentech Master Plan Update, Draft EIR 3-9, each Opportunity Site is programmed with new or redeveloped buildings that demonstrate where new development of approximately 4.3 million square feet of net new building space is likely to be realized. This development plan “vision” provides a development program for each neighborhood campus that, when aggregated for all Opportunity Sites, achieves a buildout condition of 9 million square feet of space. Total Buildout by Neighborhood Campus Location Table 3-6 presents the development potential of the Project Area as aggregated by neighborhood campus, based on this Project Description. These development potentials are based on conservative assumptions that Opportunity Sites will be developed or redeveloped with new buildings that are generally of a height, massing and scale as described above, and as illustrated in Figure 3-9. This table demonstrates that under relatively conservative assumptions about the future development potential of identified Opportunity Sites, there is sufficient capacity to accommodate a projected net new development of up to approximately 4.3 million square feet of new building space. Table 3-6: EIR Project Description - Buildout Potential, by Neighborhood Campus Baseline - 2017 (SF) Growth (SF) Buildout (SF) Lower Campus 1,236,000 726,000 1,963,000 Mid Campus 554,000 555,000 1,109,000 Upper Campus 1,07,000 1,313,000 2,492,000 West Campus 995,000 1,475,000 2,363,000 South Campus 821,000 260,000 1,081,000 Total 4,715,000 1 4,329,000 9,008,000 Note: 1. See Table 3-2, which indicates minor changes in building space by neighborhood campus during year 2017, since establishment of EIR baseline This development program is described by neighborhood campus, below. Lower Campus Future redevelopment opportunities within the Lower Campus include the following Opportunity Sites: ● The Bayview parcel (or existing Building 4) occupies a prominent, relatively flat location near the Bay shoreline. This site provides an opportunity for redevelopment as new, more substantial and taller building. ● The Lower Campus’ two moderately sized surface parking lots immediately adjacent to Forbes Boulevard are envisioned for redevelopment as new building sites and/or parking structures. ● Spaces between and adjacent to existing buildings have potential for infill opportunities or additions. With the large redevelopment opportunity at the Building 4 site and smaller infill sites, this Project Description estimates the Lower Campus to accommodate approximately 726,000 square feet of net new building space, generally at building heights of between 3 to 5-stories. Source: JRDV International, GenentechFigure 3-9EIR Project Description, Illustration of Assumed Buildout - Genentech Campus Master Plan New Parking StructureGathering SpacePrimary Pedestrian ConnectionExisting BuildingNew BuildingPartial Street ClosureVertical CirculationMajor GatewayStreetscape Improvements Chapter 3: Project Description Page 3-34 Genentech Master Plan Update, Draft EIR Mid Campus Within the Mid Campus, several large surface-parking areas can be converted into new building sites with consolidated parking structures to replace and increase parking supply. Existing Building 36 (at the corner of DNA Way and San Bruno Avenue) can be redeveloped from a small 1-story structure to a new building at a substantially greater FAR. This Project Description estimates that the Mid Campus can accommodate approximately 555,000 square feet of net new building space within these identified Opportunity Sites, assuming new building heights that average 2 to 4 stories, generally consistent in height with the existing Founder’s Research Center. Upper Campus The Master Plan Update calls for the Upper Campus to continue to serve as the center of the Campus, with new development focused at the hilltop to capture views and to strengthen Genentech’s Campus identity with a prominent skyline. Further establishing this area as the center of the Campus, this Project Description programs substantial new office and amenity spaces at the following locations: ● Substantial redevelopment for new building sites can occur at the large surface parking area on the hilltop, with consolidated parking structures at the periphery of the Campus to replace and increase parking supply. ● The existing Building 24 site (on the south side of DNA Way) can be redeveloped into a larger and more modern office and administrative space. This building can be designed to foster pedestrian connections between the Upper Campus and South Campus. ● New infill development can occur at available places along DNA Way. ● Complimentary amenity space can be created within the Upper Campus courtyard, better activating this space and creating a Campus destination, or “quad”. The Upper Campus has substantial land available for development at the hilltop parking lots, as well as other redevelopment and smaller infill sites. This Project Description envisions the Upper Campus accommodating approximately 1.3 million square feet of net new building space, with a portion of these new buildings of a scale similar to Genentech’s newest Building 35 (i.e., as tall as 9 to 12 stories). West Campus The West Campus has a suburban character and scale of development, with buildings that are low and spaced broadly apart, and with generous intervening surface parking lots. This campus has strong potential for growth and change to a more densely developed area accommodating new office, lab and R&D building space, while retaining and/or replacing existing manufacturing and distribution space as part of redevelopment. Prominent Opportunity Sites for new development and/or redevelopment within the West Campus include: ● The existing “T”- designated warehouse building sites can be redeveloped and consolidated to create sites for substantially larger replacement buildings and/or parking structures. ● The large surface parking lot on the north side of Forbes Boulevard and Building 54 is envisioned as redeveloped with new building sites, potentially inclusive of an integrated parking structure to replace and increase overall parking supply. ● Much of the West Campus backs up against the steep hillside, where new building (including new parking structures) could be constructed. The top of these buildings could provide a “bridge” linking the lower West and Upper Campus. It is estimated that the West Campus could accommodate as much as 1.47 million square feet of net new building space within these identified Opportunity Sites, by adding new buildings of 3 to 5 stories in height. Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-35 South Campus The South Campus was essentially built-out at the time Genentech occupied the space, and opportunities for additional growth and development are limited. Future development opportunities in this area include the recently approved (2017) and currently under construction Connector Building (Building 40), and potential expansion at or near the existing PSA parking garage. Expected future growth and development within the South Campus is anticipated to be limited to just over 250,000 square feet of net new space. Buildout Assumptions by Land Use Type Total Buildout The total buildout of up to approximately 9 million square feet of building space (or an increase of approximately 4.3 million square feet) as provided in the Master Plan Update is intended to provide Genentech with the flexibility to expand its functional operations to meet evolving demands. How this total space will ultimately be used is dependent upon a number of currently unknown variables. However, for planning and analysis purposes only, this Project Description attempts to predict how that total of 9 million square feet may be used to meet functional needs. The estimate of building space needs by land use type and employment projections summarized in Table 3-7 is not intended to limit future development by type within the Project Area. Rather, this estimate provides one reasonable scenario as to how the Project Area may develop over time to meet functional needs, new scientific innovations and creative building designs as they evolve over the long term, and provides for quantitative assessment over time. Chapter 3: Project Description Page 3-36 Genentech Master Plan Update, Draft EIR Table 3-7: Projection of Total Building Space and Employment at Buildout Baseline (2017) Net New Growth Buildout Lab Space 1,719,000 1,564,000 3,284,000 Seated Lab Workers 2,830 2,640 5,470 Office Space, Campus 1,567,000 2,423,000 3,990,000 Office Space, Gateway 3 517,000 -517,000 Seated Office Workers 8,300 9,430 17,730 Amenity Space 145,000 305,000 450,000 Seated Amenity Workers 190 410 600 Manufacturing Space 1,285,000 0 1,285,000 Seated Mfg. Workers 1,100 70 1,170 Total Building Space 4,715,000 4,239,000 9,008,000 Total Seated Workers 12,420 1 12,550 24,970 2 Notes: All building space numbers rounded up to nearest 1,000 square feet 1. Total existing employment = 12,550 (seated workers, or headcount), + 2,470 consultants, service workers and visitors, = approximately 15,000 2. Total employment at Buildout = 24,970 (seated workers, or headcount) + 4,990 consultants, service workers and visitors = approximately 30,000 3. Assumes Genentech may at some point elect to exit existing leased building space at the Gateway Business Park, and relocate those workers to the Campus. This would require replacement of 517,000 sf of building space on Campus, but individually would not increase overall employment. Each of the following projections for potential new land use types, and assumptions for their locational distribution throughout the Project Area, represent current-day reasonable estimates of how the total buildout of 9 million square feet of building space within the Project Area may be used to meet Genentech’s functional needs. The assumptions for new building space represent “net new” space (e.g., certain existing buildings will be removed to accommodate new structures, and the result will be the net of the new building spaces added, and existing buildings removed). Net New Lab and R&D Space Genentech‘s primary business function is basic and applied research focused on drug discovery efforts for medicines. Genentech has multiple products on the market and a research and development (R&D) pipeline of new medicines that continues to grow. The working assumption of this Project Description is that existing lab space within the Project Area may need to nearly double in size to accommodate future R&D needs. This will result in increasing the current approximately 1.7 million square feet of lab space by a net of an additional nearly 1.6 million square feet, for a total of approximately 3.3 million square feet of lab space at buildout, as shown in Table 3-8. Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-37 Table 3-8: Campus Lab Space - Growth Projections Building Square Feet Seated Workers Existing 1,719,000 2,830 Net New Development 1,564,000 2,640 Buildout 3,284,000 5,470 Percent Increase 91% 94% Notes: All building space numbers rounded up to nearest 1,000 square feet The design of technical lab space used to facilitate discovery of new medicines is an evolving science, with trends in modern lab design emphasizing flexibility, sustainability and collaborative space. The projection of future demand for laboratory and R&D building space will need to be continually reevaluated over time, based on the influences of evolving medical discoveries and new trends in lab space design. Commensurate with the increase in R&D/lab space, this Project Description also assumes a corresponding increase in the number of Genentech’s researchers, scientists and post-doctoral scholars and other support staff involved in basic and applied research. With an assumed nearly doubling of R&D lab space, there is an assumed nearly doubling of researchers using this space (at an average of approximately 600 square feet of building space per researcher), increasing employment growth within lab space by more than 2,600 people, to a buildout total of nearly 5,500 research-based employees. Although the Master Plan Update does not define precise building locations by use type, for purposes of CEQA analysis this Project Description makes several assumptions about future new lab space within the Project Area: ● The projected growth in lab space is estimated at approximately 1.5 million square feet ● The approximately 1.5 million square feet of projected lab space is assumed divided among 15 separate new lab buildings, of approximately 100,000 square feet each ● These 15 new lab buildings are located across the Project Area, but focused primarily within the Mid Campus and portions of the Upper Campus south of DNA Way, in areas where existing lab buildings are currently concentrated. It is also assumed that several potential new lab locations will be developed over the longer-term within the West Campus (see Figure 3-10). These assumptions about the locations of future lab space and size enable analysis, especially modeling of air quality emissions from likely emergency generator and laboratory emission stacks, based on a conservative set of parameters. These assumptions also provide an opportunity for sensitivity analysis of potential health- risk impacts, assuming that these locations are used for lab purposes. Source: GenentechFigure 3-10Master Plan Buildout Assumption - Potential Future Lab Locations New Parking StructureGathering SpacePrimary Pedestrian ConnectionExisting BuildingNew BuildingPartial Street ClosureVertical CirculationMajor GatewayStreetscape ImprovementsPotential Future Lab Locations LLLLLLLLLLLLLLL Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-39 Net New Office Space Currently, Genentech has slightly over 2 million square feet of office space owned or leased within the SSF East of 101 Area, including over 1.5 million square feet of office space in the Project Area, and over 500,000 square feet of leased space at the Gateway Business Park. This office space houses the headquarters for all Roche Pharmaceutical sales operations in the United States, as well as Genentech corporate executives, legal, finance, procurement, medical affairs, managed care, corporate relations, marketing and business communication, human resources, site services and other important administrative functions. The working assumption for this Project Description is that Genentech’s demands for office space will nearly double the amount of existing office space, commensurate with the projected increase in total growth of the Project Area. As shown on Table 3-9, an increase of approximately 1.9 million square feet of office space over the current approximately 2 million square feet of office space results in a total of approximately 3.9 million square feet of on-Campus office space at buildout. Also included in this office space estimate is the potential that Genentech may elect to exit its currently leased spaces at the Gateway Business Park and construct an equivalent amount of replacement office space within the Campus. Table 3-9: Campus Office Space - Growth Projections Building Square Feet Seated Workers Campus Gateway Campus Gateway Existing Campus 1,567,000 6,547 Gateway 517,000 1,750 Net New Development Campus 1,906,000 9,436 Gateway Replace 517,000 1,750 Gateway Exit -517,000 -1,750 2,423,000 11,186 Buildout 3,990,000 0 17,733 0 Percent Increase, Campus 155% 171% Percent Increase, Total Genentech 91% 114% Notes: All building space numbers rounded up to nearest 1,000 square feet The actual demand for future office space in the Project Area will be a function of a number of different factors including future medicines and products, business functions, geographic strategies, trends in office space design, and changes in the work environment. Pursuant to Genentech’s new Neighborhood Work Environment (NWE) program, office spaces are now being designed and built specifically to facilitate collaboration, communication and productivity. One of the outcomes of this NWE is the realization of less total building space needs per employee (or a change from an average of approximately 250 square feet per office worker, to 225 square feet per worker, or less). Assuming that future office space built within the Project Area will continue to rely on these NWE design principles, a future buildout of approximately 4 million square feet of office space will equate to a total headcount of approximately 17,700 office-based workers at buildout. This increase in office-based workers represents an aggressive 6 percent per year increase in office workers if achieved by year 2030, or a more conservative 4 percent per year increase if achieved between the Chapter 3: Project Description Page 3-40 Genentech Master Plan Update, Draft EIR years 2035 to 2037. These annual growth rates are within the range of Genentech’s recent office-based growth. Manufacturing and Distribution Space A critically important and relatively unique aspect of Genentech’s SSF Campus is the immediate proximity of manufacturing facilities to its R&D facilities. This close relationship between R&D and manufacturing enables Genentech to transform scientific discoveries into new medicines quickly and efficiently. Manufacturing of much of Genentech’s new medicines occurs in the Lower Campus, located adjacent to lab spaces in the Lower and Mid Campus, and with direct access to warehouse and distribution facilities along Forbes Boulevard and Allerton Avenue. In total, the Project Area contains nearly 1.3 million square feet of manufacturing and warehouse/distribution space. The Master Plan Update and this EIR Project Description assume that Genentech will continue to rely on the Project Area to provide critical manufacturing services, in particular those closely related to R&D functions, and that the current approximately 1.3 million square feet of building space accommodating medicine manufacturing uses will be retained. However, individual manufacturing buildings may be redesigned or reconfigured within the Project Area as part of other future redevelopment efforts. Net New Amenity Space Amenity spaces (or employee services) within the Project Area are those places that provide a range of personal or non-work services designed to help make life easier at the workplace. These types of services include food service and cafeterias, on-site children’s day care, gym/fitness center, haircuts, dentistry, car washes and even concierge and travel arrangements. As of 2017, the Project Area held about 145,000 square feet of space dedicated for these types of services. With anticipated expansion of these types of services to accommodate future additional workers, this Master Plan Update assumes that at buildout, the Project Area may contain as much as 450,000 square feet of space used for employee amenity services. This represents a substantial proportional increase in amenity and employee service space as compared to current conditions. Transportation System Improvements Local Streets The local City street system serving the Project Area includes East Grand Avenue, Forbes Boulevard, Allerton Avenue, DNA Way (connecting East Grand Avenue with Forbes Boulevard and passing through the center of the Project Area), and Gull Road. Each of these City streets has dedicated bicycle lanes. Internal to the Project Area there are only a few additional local roadways. Cabot Road is a short City street segment that connects Allerton and DNA Way, and Point San Bruno Park and Point San Bruno Boulevard are private, Genentech- owned streets that provide internal circulation. These city streets and private roadways provide sufficient vehicular circulation to serve the Project Area’s needs, and no additional streets are expected to be necessary to serve additional growth. East of 101 Transportation Improvements The City of South San Francisco’s East of 101 Study and Transportation Improvement Fee Program was prepared and adopted by the City in 2011 and an update is currently underway. This Program identifies future roadway improvements needed to accommodate future cumulative traffic levels, and establishes a fee program as a source of funding for needed capital improvements. The East of 101 Study calls for several intersection improvements in the immediate vicinity of the Campus, as well as enhancements to bicycle and pedestrian infrastructure consistent with the City’s Bicycle Master Plan and Pedestrian Master Plan. Future development within the Genentech Campus will support East of 101 Study transportation system improvements through payment of applicable traffic impact fees. Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-41 Potential DNA Way Closure DNA Way is the main public street through the Project Area and provides public circulation from East Grand Avenue to Forbes Boulevard. Genentech-related vehicles are the primary users of this road. This EIR Project Description assumes implementation of a partial road closure of DNA Way where it passes through the central portion of the Upper Campus (see prior Figure 3-9). The purpose of this road closure is to create a more pedestrian-friendly place within the Upper Campus, where people are prioritized over vehicles. The public road closure is expected to occur only during off-peak hours (e.g., between 10:00 AM and 3:30 PM) so that public circulation would continue during non-closure hours (including at night). During the morning and afternoon peak hours, DNA Way would be fully open to public traffic, and would provide non-peak commuters with convenient access to all parking facilities. The road closure would only affect private vehicles. All emergency vehicle, public transit and Genentech transit services would continue to use DNA Way all of the time, in dedicated and clearly identified lanes. The design treatment of the right-of-way would include special pavers rather than asphalt, dedicated bike lanes, rolled curbs, and adjacent pedestrian amenities intended to allow this street segment to function as a designated pedestrian environment. Transportation Demand Management (TDM)/Trip Cap To achieve Genentech’s Trip Cap commitments for this Master Plan Update, the TDM Program will continue those existing TDM strategies that Genentech provides through its current gRide program, and may implement strategies from a menu of additional programs to refine or add to the existing gRide program. The TDM program will be operated to maintain the drive-alone trip reductions necessary to remain below the Trip Cap of 5,216 AM peak hour drive-alone trips, on a continuous basis throughout buildout. The Genentech gRide program uses a variety of strategies including but not limited to Genentech-provided Genenbuses, the on-Campus DNA Shuttle system, private Genentech ferry service and reimbursements for carpooling and public transit use by employees. Genentech proposes to expand the capacity of its gRide program commensurate with new development, and to increase program capacity and use incrementally over time, achieving the 50 percent trip reduction goal for Campus arrivals prior to buildout. Given the scale of the existing gRide TDM program, there is existing available capacity to assume at least a portion of the new ridership requirements of new development before requiring new programs or physical improvements. Parking The parking strategy calls for balancing the availability of on-Campus parking with promotion of alternative transportation modes. Based on the TDM-based parking ratios (from Table 3-4 of this EIR) as applied to buildout as assumed in this EIR, the total parking demand at the Campus at buildout is projected to be between approximately 12,850 and 13,550 parking spaces, as indicated in Table 3-10. Chapter 3: Project Description Page 3-42 Genentech Master Plan Update, Draft EIR Table 3-10: Predicted Parking Demand at Buildout, Based on TDM Range Total Building Space (SF) Parking Ratio, at 46% TDM Parking Required. Parking Ratio, at 50% TDM Parking Required Buildout Office 3,991,000 2.15 8,580 2.03 8,100 Lab 3,282,000 1.09 3,580 1.04 3,415 Manufacturing 1,285,000 0.70 900 0.67 865 Amenity 450,000 1.09 490 1.04 470 Total 9,008,000 13,550 12,850 Less existing structured parking to remain: -3,600 -3,600 Net New Parking Required: 9,950 9,250 This EIR Project Description assumes that all of the existing 3,600 structured parking spaces within the Project Area will remain, but that the majority of existing surface parking spaces will be redeveloped for new buildings. Therefore, to accommodate the predicted demand for parking at buildout, approximately 9,250 to 9,950 net new parking spaces will likely need to be provided. Assuming the net new parking demand were to be accommodated in parking structures and assuming approximately 1,000 to 1,250 parking spaces per structure, buildout of the Master Plan Update would result in between 7 and 9 new parking garage structures throughout the Project Area, as illustrated in prior Figure 3-10. Pedestrian Network Improvements Sidewalks are complete and convenient throughout the Project Area. There are a few limited locations (e.g., along the south side of Cabot Road between Allerton Avenue and DNA Way, and along the west side of DNA Way between East Grand Avenue and the Upper Campus) where sidewalks are not provided. As new adjacent development occurs, the need for filling in these missing sidewalk segments will be assessed. Other on-Campus pedestrian improvements assumed in this Project Description include: ● A strong pedestrian system that connects the Upper Campus to each neighborhood campus will be created. ● Pedestrian safety and accessibility enhancements will occur, including pedestrian safety enhancements such as bulb outs, high-visibility crosswalks, Rapid-Rectangular Flashing Beacons (RRFBs) and median refuges at pedestrian crosswalks. ● Additional secondary-level walkways will be provided that are recreational in nature, connecting to the Bay Trail, the Wind Harp open space and other natural assets via less-direct pathways along hillsides and bluffs. Bicycle Facilities The bicycle network within the Project Area is well established, including Class II bike lanes on all major streets (DNA Way, Forbes Boulevard and Allerton Avenue). No substantial on-street bicycle facility improvements are identified as necessary. Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-43 Infrastructure Improvements Water System Improvements A system of looped water mains enters the Campus at Forbes Boulevard and at East Grand Avenue. This looped water supply system is fed from a main water supply line located along Highway 101. The water system serving the Upper Campus is also augmented by a 1.5-million-gallon storage reservoir located on the top of the hill and a high-pressure line within DNA Way near the top of the Upper Campus. The water supply mains that serve the Project Area, and their respective flow capacities, meet current domestic water flow requirements. Based on a preliminary assessment of the water delivery system (Wilsey Ham, 2017), the existing water system is capable of accommodating the projected increase in demand attributed to the Project. The looped water system within the Project Area is designed to convey fire flow requirements, which are substantially higher than average domestic demands. Fire flow requirements necessary to supply sprinkler systems within each building (existing and new) can be achieved within acceptable ranges using the existing delivery system. Water pressure deficiencies that may occur for taller new buildings can be overcome with individual pressure boosters or an augmented high-pressure line extension along DNA Way. Wastewater System Improvements The City of South San Francisco provides wastewater collection and treatment for the East of 101 Area, including the Genentech Campus. The City owns and maintains the sewer system, which includes gravity sewer mains, pump stations and force mains within the Campus. Based on a preliminary assessment (Wilsey Ham, 2017), the existing wastewater system may have certain capacity constraints, particularly within the 10- inch mains to and from Pump Station #8 along Forbes Avenue and Allerton Avenue. This portion of the on- site wastewater collection system will be upgraded when necessary to accommodate future growth. Certain Genentech manufacturing, processing and research activities generate wastewater that contains pollutants not authorized for discharge into the City sanitary sewer. These discharges are subject to specific terms of individual wastewater discharge permits that require on-site pre-treatment to remove pollutants prior to discharge into the wastewater discharge system. New manufacturing, processing and research activities that generate similar waste characteristics will need to be individually assessed for subsequent waste discharge permits, and may also be required to construct and implement pollutant reduction plans. Genentech also operates on-site pre-treatment pH neutralization systems in accordance with appropriate permits and regulations, and this system may require expansion for pre-treatment of additional post-process wastewater. Potential Recycled Water System Improvements Genentech has embarked on an independent program to install recycled water distribution lines throughout the Project Area, in anticipation of a future reclaimed water supply becoming available. This Project Description assumes that Genentech will continue to extend the purple pipes to all new development projects and landscaping throughout the Project Area, and will work with SSF and CalWater to develop a source of recycled water. Additionally, Genentech has been in coordination with SSF and CalWater to explore the potential of tapping into the regional wastewater outfall main line that delivers treated wastewater from the City’s wastewater treatment plant to its ultimate disposal outfall in the Bay. This high-pressure outfall main line runs through the center of the Project Area, and carries all the treated wastewater exiting from the City’s treatment plant. Pursuant to this potential project, Genentech would withdraw a portion of this treated effluent prior to its disposal in the Bay, provide additional on-site treatment (or “polishing”) of this wastewater flow, and use this treated effluent in its industrial applications. Studies have not yet been completed to assess whether this project is ultimately feasible and cost-efficient, and its implementation remains uncertain. However, this EIR Chapter 3: Project Description Page 3-44 Genentech Master Plan Update, Draft EIR conservatively assumes the energy demands and associated GHG emissions attributable to such a system, but also conservatively does not assume (or take credit for) the reduction in potable water demand or reductions in effluent disposal into the Bay. Stormwater/Drainage System Improvements The storm drain system in the Project Area is generally designed and constructed for industrial-scale development and associated areas of large impervious services. New development projects pursuant to the Project will connect to existing drainage lines that drain directly to San Francisco Bay. In accordance with National Pollution Discharge Elimination System (NPDES) regulations, new development within the Project Area must reduce pollutants from entering the stormwater system to the maximum extent practicable. These regulations specify several control measures that will be individually implemented to prevent non-storm water discharges into the storm system, and minimize the discharge of pollutants in storm water runoff. New development will be required to comply with Provision C.3 of the MRP, including requirements to incorporate post-construction low-impact development (LID) measures and Best Management Practices (BMPs) capable of removing or otherwise neutralizing pollutants. Examples of BMPs include routing runoff through lawn areas or other pervious surfaces (i.e., bio-filters or vegetated swales) where infiltration can occur. Electrical Energy - Delivery System Improvements Pacific Gas & Electric (PG&E) distributes electrical power to the Project Area via a 12.5 kV underground distribution system configured in a looped network leading from a substation at East Grand Avenue. The substation enables flexibility for PG&E to provide continuous service by switching circuits if problems are encountered. Most of the electrical energy delivered to the Project Area is used at the Central Utility Plant (CUP) located in the Lower Campus. The CUP runs the various utility systems, including steam boilers and related systems, hot and chilled water systems, refrigeration systems, purified water systems, a liquefied and compressed gas system, waste neutralization systems, and emergency power. The CUP also provides chilled water, steam and compressed air to other buildings via a combination of underground and aboveground pipe rack systems. Centralization of these utilities provides greater energy efficiency, reduces the number of installed systems while achieving certain peak load sharing between interconnected buildings, and accounts for the more industrial nature of Genentech’s operations within the Lower Campus. PG&E has indicated in private conversations with Genentech that additional electrical system reliability could be achieved with an additional Genentech-dedicated substation built in the Project Area. Plans for such a new substation have not been finalized or confirmed, but this Project Description assumes eventual construction of such a substation, likely within a West Campus location. Genentech has initiated an on-Campus solar energy project, with new solar panels currently being installed on several building rooftops. Ultimately, this program assumes installation of 16,000 solar panels spread across the Project Area. These solar arrays are expected to generate 6 megawatts of power on the sunniest days, translating to about 25% of Genentech’s energy needs on a typical workday. Genentech has also initiated construction of a Site Utility Project for high-efficiency industrial cooling and building air conditioning systems. This Site Utility Project will ultimately include installation of a looped pipe system for refrigerated water distribution, installation of new industrial chillers, and replacement of air conditioning equipment in all buildings on Campus. The environmental performance goal of the project targets a 50% reduction in energy used to produce refrigeration components of process cooling and air conditioning. Since 2017, Genentech procures 75% of its on-Campus electricity needs from Peninsula Clean Energy (PCE), delivered by PG&E through the PG&E power distribution system. PCE provides 50% of its electricity from renewable energy sources, 80% of which is carbon-free. Genentech expects to procure the remaining 25% of Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-45 its electrical energy needs from a Direct Access power vendor, which is expected to be 35% renewable sourced and 100% carbon-free. Natural Gas - Delivery System Improvements PG&E also provides natural gas to the Project Area, via a high-pressure gas distribution system configured in a loop, and served from three interconnected underground pipelines located within DNA Way, Forbes Boulevard and East Grand Avenue, and an additional high-pressure gas line on the north side of the Project Area dedicated to serving Genentech’s high-pressure steam boilers. Genentech continues to coordinate with PG&E to consider options that would transfer less-efficient electrical operations over to natural gas-served operations. This would have the effect of increasing natural gas demands but offset by further reduced electrical demands. Genentech is also exploring an option of installing a new combined heat and power (CHP) plant. This CHP would be a cogeneration plant that would use a natural gas power station to generate electricity. Rather than releasing by-product heat from this facility into the environment, the CHP would use the residual process to heat water needed for industrial manufacturing and lab operations. Studies have not yet been completed to assess whether this project is ultimately feasible and cost-efficient, and its implementation remains uncertain. However, this EIR conservatively assumes construction of this cogeneration plant in the Lower Campus, marginally increasing use of natural gas but substantially reducing direct electrical consumption. Approvals Required to Implement the Project City of South San Francisco Approvals This EIR is intended to provide the environmental review necessary for the following City of South San Francisco approvals: ● Approval of the proposed Campus Master Plan Update; ● Approval of a zoning text amendment to the Genentech Master Plan zoning district (Chapter 20.260 of the City of South San Francisco Zoning Code) ● Approval of a Development Agreement Subsequent Development Projects Until the new Genentech Campus Master Plan Update is approved, the policies and guidelines of the 2007 Genentech Facilities Master Plan will continue to apply, as will the underlying development standards and regulations of the Genentech Master Plan zoning district and other applicable laws. After the Master Plan Update is approved, this EIR is intended to provide sufficient detail to enable the City of South San Francisco and other relevant responsible governmental agencies to make informed site-specific decisions on future individual development projects within the Campus. The City intends to use the streamlining and tiering provisions of CEQA to the maximum feasible extent so that future environmental review of individual development projects within the Genentech Campus and public improvement projects carried out in furtherance of the Campus Master Plan Update are expeditiously undertaken, without the need for repetitive and redundant environmental review. A number of City permits and approvals would be required before future individual development pursuant to this Master Plan Update could proceed. As Lead Agency for the proposed Project, the City of South San Francisco would be responsible for the majority of approvals required for these future individual development projects. A list of required permits and approvals that may be required of the City, beyond those necessary for approval of this Master Plan Update and zoning text amendments, includes: Chapter 3: Project Description Page 3-46 Genentech Master Plan Update, Draft EIR ● Conditional Use Permits (pursuant to Chapter 20.260.006(C), Minor Use Permits (pursuant to Chapter 20.260.006(B), and/or Administrative Review (pursuant to Chapter 20.260.006(A) ● Design Review approvals for individual development projects within the Campus, pursuant to Chapter 20.480 (“Design Review”) of the City of South San Francisco Zoning Code ● Approval of subdivision maps or lot line adjustments as may be necessary to create individual development sites; ● Encroachment permits for work within and close to public rights-of-way (pursuant to SSF Zoning Code, Chapter 13.04: Excavation And Construction on Public Property - Regulated) ● Demolition permits, grading permits, and building permits – including compliance with City of South San Francisco Municipal Code Chapter 15.08, California Building Code and California Seismic Hazards Mapping Act ● Tree Removal Permit pursuant to South San Francisco Municipal Code 13.30, to be approved before building permits are issued ● Waste Discharge permits from the Environmental Compliance Officer of the City of SSF ● Submittal of accepted General Construction Activity Storm Water Permit, Notice of Intent and Storm Water Pollution Prevention Plan (SWPPP), to be submitted prior to receiving a grading or building permit To the extent possible, the City of South San Francisco will rely on this EIR to provide environmental review for subsequent projects or their sites that are analyzed as part of this EIR. When individual projects contemplated under the Master Plan Update are proposed, the City will consider whether those projects’ environmental effects were fully disclosed, analyzed, and as needed, mitigated within this EIR. That consideration will determine whether the subsequent project is exempt from CEQA, whether the subsequent project warrants preparation of a subsequent or supplemental environmental document, or whether the subsequent project warrants preparation of focused environmental review limited to certain site-specific issues. Other Agencies Whose Approval May Also be Required In addition to the City of South San Francisco, approvals and/or authorizations from a number of other responsible agencies will or may be required to implement individual development plans pursuant to the Campus Master Plan Update. These other agencies and their possible approvals pursuant to subsequent, individual development projects within the Campus may include, but are not limited to the following: Bay Area Air Quality Management District (BAAQMD) ● Permits for new stationary source of NOx and/or ROG emissions and for modifications to existing stationary emission sources that result in increased NOx and/or ROG emissions, including the purchase of offset credits pursuant to BAAQMD Regulation 2-2: New Source Review, Section 302 ● Permits for stationary source air emissions and compliance with Regulation 2, Rule 1 for all portable construction equipment subject to that rule Bay Conservation and Development Commission ● Bay Plan Permits for any development activities that may occur within the 100-ft shoreline band, also requiring compliance with biological resource protection policies of the Bay Plan as may be incorporated into such permits Chapter 3: Project Description Genentech Master Plan Update, Draft EIR Page 3-47 CalWater ● Granting new water service connections and meters California Air Resources Board ● Permits for increased cap or trade of stationary source GHG emissions SF Regional Water Quality Control Board (RWQCB) / State Water Resources Control Board (SWRCB) ● Permit for coverage under the General Construction Activity Storm Water Permit, including approval of a Stormwater Pollution Prevention Plan (SWPPP) ● National Pollutant Discharge Elimination System (NPDES) permits for post-construction stormwater controls and low-impact development (LID) measures, including individual Stormwater Management Plans meeting Provision C.3 of the MRP ● Section 401 permit for discharge of dredged or fill material pursuant to Section 401 of the Clean Water Act and the Porter-Cologne Water Quality Control Act. Although drainage channels within the site lack many of the habitat features usually present in jurisdictional waters of the State, there is some possibility these drainage ditches may be claimed as jurisdictional by the RWQCB. If the RWQCB claims jurisdiction of these features, any alteration of the drainage ditches would require a permit. California Department of Toxic Substances ● Review and approval of any activities that may disturb existing groundwater monitoring wells or the capped portion of the O’Brien site (in South Campus), including applicable deed restrictions and DTSC-approved Site Management Plan and Health and Safety Plan US Army Corp of Engineers ● Acceptance of Wetlands Delineation prior to any proposed fill or material alteration of on-site drainage ditches ● Section 404 permit prior to the discharge of dredged or fill material into the waters of the United States, including wetlands. Presuming subsequent Wetland Delineations )see above) find the on-site drainage ditches are not “waters of the US”, no such federal wetlands permitting would be required Federal Aviation Administration ● Approvals for any proposed building exceeding FAA Part 77 height criteria