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751 Gateway Boulevard Project 3-1 September 2020
ICF 662.19
Chapter 3
Project Description
3.1 Overview
The project sponsor, 701 Gateway Center LLC, proposes to redevelop a 7.4-acre, irregularly
shaped site within the City of South San Francisco’s (City’s) Gateway Specific Plan planning area
with a research and development (R&D) facility and office building. The project site is in an area
referred to as the Gateway Campus (consisting of eight buildings at 601, 611, and 651 Gateway
Boulevard; 681 to 685 Gateway Boulevard; 701 Gateway Boulevard; 801 Gateway Boulevard; and
901 to 951 Gateway Boulevard). The project site is bounded by a commercial and office building
(901 Gateway Boulevard) and a surface parking lot to the north, Gateway Boulevard to the east, a
surface parking lot to the south, and commercial and office buildings to the west. The 7.4-acre
project site (Assessor’s Parcel Numbers 015-024-290 and 015-024-360) currently consists of an
existing six-story, approximately 170,235-square-foot office building at 701 Gateway Boulevard
and a surface parking lot with approximately 558 parking spaces. The project proposes to
construct a new building, referred to as 751 Gateway Boulevard, on the site of an existing surface
parking lot in the northern portion of the project site.
The proposed project would maintain the existing zoning designation of Zone IV under the
Gateway Specific Plan District (GSPD). The existing zoning allows for development at a maximum
floor area ratio (FAR) of 1.25, or a maximum of 402,930 square feet, within the project site. The
building at 701 Gateway Boulevard is approximately 170,235 square feet. Based on the zoning,
232,695 square feet of unrealized FAR remains available for the project site, a portion of which
the proposed project would utilize. The total proposed FAR for the site, including both the
existing building at 701 Gateway Boulevard and the proposed building at 751 Gateway
Boulevard, would be 1.18.
The proposed project involves construction of a 148-foot-tall, seven-story building with
approximately 208,800 square feet of space (60 percent R&D uses and 40 percent office uses).
The new building would be constructed on the existing surface parking lot. The existing office
building at 701 Gateway Boulevard would remain. The ground floor of the proposed building
would include a “through lobby” with access from the north and south; the lobby would include
an amenity space for tenants. An entry plaza and landscaped visitor lot would be constructed
north of the proposed building. An entrance and screened service yard would be constructed
south of the proposed building. The proposed project would improve pedestrian connections
between the nearby Gateway Campus buildings at 701, 901, 951, and 801 Gateway Boulevard by
creating a pedestrian hub central to the campus. The proposed project would also include surface
parking lots with a total of 418 parking spaces on-site (including approximately 42 parking
spaces in a lot north of the proposed building) for use of the tenants on-site and within the
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-2 September 2020
ICF 662.19
Gateway Campus. Construction of the proposed project, if the related entitlements are approved
by the City, would begin in 2020 and occur over approximately 18 months, with an anticipated
completion date in 2021.1
3.1.1 Project Objectives
The project sponsor identified the following objectives for the project:
• Create state-of-the-art R&D facilities consistent with the South San Francisco General Plan
(General Plan) designation for the site as well as General Plan goals and policies.
• Develop a building that is aesthetically compatible with the surrounding vicinity, with height,
massing and design treatment that is compatible with other recent development in the East of
101 Area.
• Promote the City’s ongoing development of the “East of 101 Area” into a nationally recognized
biotechnology and R&D center to attract other life science uses.
• Further the City’s policies for developing the East of 101 Area with new opportunities for
continued evolution from manufacturing and warehousing/distribution to biotechnology and
R&D.
• Redevelop underutilized parcels within the project site at a higher density to build on the
synergy of R&D development and to take advantage of opportunities offered in the East of 101
Area to create a vibrant, attractive and efficiently-designed R&D campus.
• Develop an R&D campus with a high level of design quality, as called for in the design policies
and guidelines of the East of 101 Area Plan.
• Build a project that creates quality jobs for the City.
• Provide sufficient space for tenants to employ key scientific and business personnel in proximity
to each other to foster efficient collaboration and productivity.
• Capitalize on the project’s proximity to the new Caltrain station to provide transit-oriented
employment opportunities, encourage employees to commute using public transit, and reduce
VMT and air emissions by reducing single-occupancy vehicle trips.
• Enhance the visual quality of development around the existing Gateway Campus by providing a
high-quality, modern building and functional and attractive landscape areas. The project will
take advantage of and enhance access to the Caltrain station by upgrading the pedestrian and
bicycle connections within and to the Gateway campus.
1 Subsequent to the preparation of this draft EIR, the project sponsor indicated that construction of the proposed
project could begin in 2021 and end in 2022, which is a delay of approximately six months compared with the
construction schedule analyzed in Chapter 4, Environmental Setting, Impacts, and Mitigation. The anticipated
buildout year for the project assumed in the EIR analysis is 2021. Equipment and vehicle emission factors
decline as a function of time due to increasingly stringent air emission standards. Therefore, if construction of
the project were to extend to 2022, the air quality and greenhouse gas analyses in this draft EIR would likely be
conservative, as actual emissions would likely be lower in 2022 than what was assumed for the project analysis.
In addition, this potential change to the project schedule would not result in any changes to the environmental
analysis for any of the environmental topic sections because the overall duration of construction and
construction intensity would remain the same.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-3 September 2020
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• Promote alternatives to automobile transportation to further the City’s transportation
objectives by emphasizing linkages, transportation demand management (TDM), pedestrian
access, and ease of movement between buildings.
• Enhance vehicular, bicycle, and pedestrian circulation and access in the area surrounding the
project site.
• Build a project that is viable in the East of 101 Area, based on market conditions and project
service requirements for the area.
• Incorporate flexibility for office and R&D uses to ensure that the project is responsive to tenant
demands, based on market conditions.
• Maximize positive fiscal impacts for the City through the creation of jobs, enhancement of
property values, and generation of property taxes and development fees.
3.1.2 Project Location
The project site is located in the City of South San Francisco. The City is located south of the City of
Brisbane and north of the City of San Bruno. The City is built on the bay plain and on the northern
foothills of the Coastal Range. The City is located along major transportation routes, including
U.S. 101, Interstate 380, Interstate 280, and the Union Pacific Railroad. Figure 3-1, shows the
location of the project site and the regional vicinity.
The project site is within the City’s Gateway Specific Plan area, within the East of 101 area. The
Gateway Specific Plan area consists of approximately 23 acres of land and is bounded by Oyster
Point Boulevard to the north, Eccles Avenue to the east, East Grand Avenue to the south, and the
Caltrain right-of-way to the west.
3.2 Existing Setting
The project site is located in the Gateway Campus, an area with primarily commercial and office
uses. As shown in Figure 3-2, the project site is bounded by a commercial and office building (901
Gateway Boulevard) and a surface parking lot to the north, Gateway Boulevard to the east, a surface
parking lot to the south, and commercial and office buildings to the west.
The project site is served by Gateway Boulevard as the primary arterial road, fed by Oyster Point
Boulevard (running east to west) to the north and East Grand Avenue (running east to west) to the
south. In addition, the project site is approximately 0.5 mile north of the South San Francisco
Caltrain station and approximately 0.2 mile east of U.S. 101. San Francisco International Airport
(SFO) is approximately 2 miles south of the project site.
3.2.1 Regional Setting
The City of South San Francisco encompasses approximately 4,298 acres and is largely composed of
single-use areas, with industry in the eastern and southeastern portions of the City and single-family
homes to the north and west. Much of the City is already urbanized, and the amount of vacant land is
limited. Growth in the City typically occurs mostly in the form of redevelopment and intensification.
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Project Location
Figure 3-1
Project Location
751 Gateway Boulevard ProjectGraphics…00406.17 (12-30-19) AB
Gateway Boulevard901 GatewayBoulevard
Oyster Point Boulevard
951GatewayBoulevard
801GatewayBoulevard
701GatewayBoulevard
Project Site
Caltrain Right-of-Way751GatewayBoulevard
APN 015-024-290
APN 015-024-360
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Boundary Source: RMW Architecture & Interiors, 2019
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Note: APN – assessor’s parcel number
Graphics … 00662.19 (1-16-20) ABFigure 3-2
Existing Project Site
751 Gateway Boulevard Project
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-6 September 2020
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3.2.2 Surrounding Land Uses
The project site is within an area comprised of numerous business parks near the intersection of
Gateway Boulevard and Oyster Point Boulevard, as shown in Figure 3-2. The project site is within
the Gateway Campus, which includes eight buildings at 601, 611, and 651 Gateway Boulevard;
681 to 685 Gateway Boulevard, 701 Gateway Boulevard, 801 Gateway Boulevard, and 901 to
951 Gateway Boulevard. The Gateway Campus is composed of three- to 16-story buildings,
consisting of approximately 1.4 million square feet of office, R&D, childcare, and amenity uses and
approximately 4,330 parking spaces. North of the project site across Oyster Point Boulevard is the
Cove at Oyster Point, which is composed of four- to six-story buildings consisting of office and
biotechnology uses. South of the project site across an unnamed street that connects Poletti Way to
Gateway Boulevard is the Genentech Campus, which is composed of three- to six-story office and
R&D buildings. The Genentech Campus also includes a five-story parking garage and amenities such
as retail uses and childcare uses.
The Caltrain right-of-way is located along the western boundary of the Gateway Campus. Oyster
Point Park is approximately 0.7 mile east of the project site and the Bay Trail is approximately
0.2 mile north of the project site.
3.2.3 Site Setting
The 7.4-acre project site (assessor’s parcel numbers 015-024-290 and 015-024-360) consists of a
six-story, approximately 170,235-square-foot office building at 701 Gateway Boulevard and surface
parking lots with approximately 558 parking spaces. The existing building at 701 Gateway
Boulevard was constructed in 1998. Approximately 450 employees work at the existing office
building at 701 Gateway Boulevard. Approximately 19 percent of the project site is covered with
pervious surfaces, and 81 percent of the project site is covered with impervious surfaces. A
summary of the existing characteristics of the project site is provided in Table 3-1.
Table 3-1. Summary of Existing Site Characteristics
Feature Existing Project Site
Assessor’s Parcel Numbers 015-024-290 and 015-024-360
Lot size 7.4 acres (approximately 322,344 square feet)
General Plan land use/zoning Business Commercial (BC)/Gateway Specific Plan District
Existing uses at 701 Gateway Boulevard 170,235 square feet of office space
Building height Approximately 97 feet
Number of stories 6
Existing FAR1 0.53
Vehicle parking 558 spaces
Source: 701 Gateway Center LLC, 2019
Notes:
1 Floor area ratio (FAR) is the relationship between the total amount of usable floor area that a building has, or
has been permitted for the building, and the total area of the lot on which the building stands. A higher FAR
number is more likely to indicate a dense or urban construction. The South San Francisco Municipal Code
Sections 20.040.008 and 20.40.009, allow certain areas to be excluded from the calculation of square feet of
Floor Area and FAR.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-7 September 2020
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3.2.3.1 Existing Land Use and Zoning Designations
The project site is identified in the 1999 General Plan as Business Commercial (BC). The BC land use
designation allows for a mix of business and professional offices, visitor service establishments, and
retail establishments. More specifically, the General Plan describes the permitted uses for the site as
administrative, financial, business, and professional uses; medical and public offices; R&D facilities; and
visitor-oriented and regional commercial uses. The land use designation was created to encourage the
type of commercial and hotel growth that is currently occurring along South Airport, Gateway, and
Oyster Point Boulevards as well as the South Spruce corridor within the City. The base maximum
permitted FAR in the BC land use designation is 0.5, but increases may be permitted up to a total FAR of
1.0 for uses such as R&D facilities, or for development meeting specific TDM, off-site improvement, or
specific design standards. A FAR of up to 1.25 is permitted in the Gateway Business Park Master Plan
area and in certain portions of the Oyster Point Specific Plan area for projects that include a TDM
program. In addition, the General Plan provides that the zoning ordinance can provide specific
exceptions to FAR limitations for uses with low employment densities, such as research facilities, or low
peak-hour traffic generation.
The City of South San Francisco is organized into several geographic areas, referred to as planning
areas. The project site is in the Gateway Specific Plan Area, which includes a variety of commercial and
R&D land uses, and is zoned GSPD. The GSPD is divided into five zones and the project site is located in
Zone IV. The maximum number of buildings allowed within the GSPD is 50, with a maximum height of
250 feet.2 The maximum surface area covered by structures (lot coverage) is limited to 50 percent, and
development is permitted up to a maximum FAR of 1.25, or a maximum of 402,930 square feet, within
the project site.
Figure 3-3 illustrates the existing General Plan land use and zoning designations of the project site and
surrounding area.
East of 101 Area Plan Designation
The project site is designated as Gateway Specific Plan Area in the East of 101 Area Plan.3 The City
interprets the East of 101 Area Plan as a design-level document. Per policy IM-5, the Gateway Specific
Plan is not affected by the land use regulations of the East of 101 Area Plan. Development standards and
density determinations, including FAR, are established in the General Plan, which was updated after the
adoption of, and takes precedence over, the East of 101 Area Plan. Moreover, when East of 101 Area Plan
policies are in conflict with or inconsistent with the General Plan, the General Plan policies supersede
requirements outlined in the East of 101 Area Plan. Applicable design-level policies of the East of 101
Area Plan include all policies of the Design Element; Land Use Element policies LU-8a (Gateway Specific
Plan uses), and LU-8b (Gateway Specific Plan FAR). Policy LU-8a provides that the uses allowed in the
Gateway Specific Plan Area are those specified in the Gateway Specific Plan. Policy LU-8b provides that
the maximum FAR in the Gateway Specific Plan Area is that specified in the Gateway Specific Plan.
2 Building heights east of U.S. 101 are allowed the maximum height limits permissible under Federal Aviation
Regulations Part 77. General Plan Figure 2-2 establishes a 261-foot height limit for the project site, whereas
Exhibit IV-13 of the 2012 SFO Comprehensive Airport Land Use Compatibility Plan establishes a 300-foot height
limit for the project site.
3 The land use entitlements of the Gateway Specific Plan are not affected by the East of 101 Area Plan and supersede
any standards or entitlements set forth in the East of 101 Area Plan. However, development within the project site
would be required to conform with other policies of the East of 101 Area Plan, such as design guidelines.
Project Site
Oyster Point Boulevard
Gateway BoulevardBC
(GSPD)
BTP
(BTP)
BC
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Source: City of South San Francisco Zoning Search, 2019
Legend
General Plan Land Use (Zoning Designation)
Note: General Plan Land Use is indicated in ALL
CAPS and zoning designation is indicated in
parentheses in ALL CAPS.
BC - Business Commercial
GSPD - Gateway Specic Plan District
FC - Freeway Commercial
BWCSPD - Bay West Cove Specic Plan District
BTP - Business and Technology Park
BC (GSPD)
BC (FC)
BC (BWCSPD)
BTP (BTP)
Figure 3-3
Existing General Plan Land Use and Zoning Designations
751 Gateway Boulevard ProjectGraphics…00406.17 (1-16-20) AB
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-9 September 2020
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Height Limits
In general, height limitations or restrictions in the East of 101 Area are defined by the SFO
sphere of influence.4 Development on the project site is limited to 300 feet in height by elevation
according to the Comprehensive Airport Land Use Compatibility Plan for the Environs of San
Francisco International Airport prepared in 2012,5 but may be restricted based on notification
and consultation with the Federal Aviation Administration (FAA) under Part 77.9 of the Code of
Federal Regulations (CFR). The Gateway Specific Plan and GSPD establish a 250-foot height limit
within the GSPD.
3.2.3.2 Existing Parking, Circulation, and Access
The project site contains two driveways on Gateway Boulevard, one driveway from the existing
internal access drive immediately south of the building at 951 Gateway Boulevard, and one
driveway on an unnamed street that connects Poletti Way to Gateway Boulevard, as shown in
Figure 3-2. Vehicles access the building at 701 Gateway Boulevard via the two driveways on
Gateway Boulevard and travel to either the 376-space semi-circular parking lot in the northern
portion of the project site, the rectangular parking lots in the southern portion of the project site
that include a total of 170 spaces, or the 18 spaces immediately west of the building at 701
Gateway Boulevard. In total, there are approximately 558 surface parking spaces on the site. On-
street parking is not permitted on the streets surrounding the project site. In addition, there is a
loading dock on the southeast side of the existing building at 701 Gateway Boulevard.
The Gateway Campus, excluding 801 Gateway Boulevard and 901- 951 Gateway Boulevard,
currently has a total of 3,457 parking spaces, which provides a parking ratio of 3.19 spaces per
1,000 gross square feet. Of these spaces, in addition to the 558 spaces that serve the project site
(office) (3.25 spaces/1,000 gross square feet), there are 369 spaces that serve 681-685 Gateway
Boulevard (lab) (2.55 spaces/1,000 gross square feet), 711 spaces that serve 601 Gateway
Boulevard (office) (3.29 spaces/1,000 gross square feet), 857 spaces that serve 611 Gateway
Boulevard (office) (3.29 spaces/1, 000 gross square feet), and 956 spaces that serve 651
Gateway Boulevard (office) (3.29 spaces/1,000 gross square feet).
The project site is served by a Class II bicycle lane along a segment of Oyster Point Boulevard
north of the project site.6 Pedestrian access is provided by a sidewalk along Gateway Boulevard
adjacent to the project site.
4 City of South San Francisco Zoning Ordinance, 2017.20.110.003(A).
5 City/County Association of Governments of San Mateo County. 2012. Comprehensive Airport Land Use
Compatibility Plan for the Environs of San Francisco International Airport. Exhibit IV-14, p. IV-45.
6 A Class II bicycle lane is a striped bicycle lane separated from traffic.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-10 September 2020
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3.2.3.3 Existing Landscaping and Site Conditions
Landscaping on the project site is limited to trees and ornamental landscaping features such as
parking and building buffers. The project site contains approximately 227 trees, including 35
protected trees.7,8 The project site, which is approximately 34 to 21 feet above mean sea level, slopes
gently from west to east, toward Gateway Boulevard.9
3.2.3.4 Existing Utility Infrastructure
Potable Water10
The project site is served by the California Water Service Company, which purchases most of its
water from the San Francisco Public Utilities Commission. There is a 12-inch water main in Gateway
Boulevard. There is a 12-inch lateral that serves the 701 Gateway Boulevard building and a 4-inch
service line that connects to the lateral. In addition, there is an existing 8-inch fire water main that
serves the 701 Gateway Boulevard building and connects to the 12-inch lateral and loops around the
buildings located at 701, 801, and 901 Gateway Boulevard.
Stormwater11
There are several storm drains located around the perimeter of the northern surface parking lot. In
addition, there is an 18-inch storm drain line in Gateway Boulevard that flows north and a 30-inch
storm drainpipe in Gateway Boulevard that flows south.
Sanitary Sewer System12
The project site is served by an existing sanitary sewer system. There is an existing pump station
located immediately north of the project site at the intersection of Gateway Boulevard and Oyster
Point Boulevard. There is a 10-inch sewer main in Gateway Boulevard that runs from the pump
station and connects to an 8-inch lateral that serves the 701 Gateway Boulevard building. The 10-
inch sewer main also has a 12-inch gravity pipe outfall that continues south in Gateway Boulevard.
Natural Gas and Electric
The project site is served by the existing natural gas and electric service provided by Pacific Gas and
Electric (PG&E). There are underground electrical lines in the eastern portion of the northern
surface parking lot. There is a 4-inch natural gas main in Gateway Boulevard.
7 Arborwell. 2020. 701 Gateway Boulevard Tree Inventory & Assessment, 701 Gateway Boulevard, South San
Francisco, California. February 12.
8 The City of South San Francisco defines a protected tree as any tree of the following species with a
circumference of 75 inches or more when measured 54 inches above natural grade: blue gum (Eucalyptus
globulus), black acacia (Acacia melanoxylon), myoporum (Myoporum laetum), sweetgum (Liquidambar
styraciflua), glossy privet (Lingustrum lucidum), lombardy poplar (Populus nigra).
9 Langan. 2019. Geotechnical Investigation, 751 Gateway Boulevard, South San Francisco, California. November 7.
10 BKF Engineers. 2020. 701 and 751 Gateway Boulevard, South San Francisco Wet Utilities. March 5, 2020.
11 Ibid.
12 Ibid.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-11 September 2020
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Telecommunications
There are numerous telecommunication providers in the City for DSL, wireless, cable, and fiber
optics. Various communication companies (e.g., AT&T, Comcast, CenturyLink/Level3 and Zayo)
provide service via underground conduits located in the vicinity of the project site.
Refuse and Recycling
The project site is served by South San Francisco Scavenger Company and Blue Line Transfer, Inc.,
which are located approximately 1 mile southeast of the project site. The building at 701 Gateway
Boulevard has one off-street loading dock for trash and recycling pickup services.
3.3 Description of the Proposed Project
As discussed in detail below, the proposed project would include construction of a building,
consisting of R&D and office uses and amenity uses supportive to the proposed uses on the project
site and existing uses in the Gateway Campus. The proposed project would also include surface
parking, streetscape improvements, and infrastructure for utilities.
3.3.1 Proposed Project Buildout
The proposed project would maintain the existing zoning designation of Zone IV under the GSPD.
Based on the zoning, 232,695 square feet of unrealized FAR is associated with the project site. The
proposed project would use a portion of the unrealized FAR associated with the project site; the
proposed total FAR for the site, including both the existing building at 701 Gateway Boulevard and
the proposed building at 751 Gateway Boulevard, would be 1.18.
3.3.2 Proposed Project Site Plan
The proposed project involves construction of a 148-foot-tall, seven-story building with
approximately 208,800 square feet of space (60 percent R&D uses and 40 percent office uses). The
new building would be constructed on the existing surface parking lot. The existing office building
at 701 Gateway Boulevard would remain. The proposed building would be constructed on the site of
an existing surface parking lot in the northern portion of the project site. The proposed project
would also include two surface parking lots with a total of 418 parking spaces. Upon project
completion, approximately 26 percent of the project site would be covered with pervious surfaces,
and 74 percent of the project site would be covered with impervious surfaces. A summary of the
proposed project features is provided in Table 3-2. Figure 3-4 illustrates the proposed project site
plan.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-12 September 2020
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Table 3-2. Proposed Project Features
Feature Proposed Project
Existing uses at 701 Gateway Boulevard (to remain) 170,235 square feet of office space
Total proposed new uses at 751 Gateway Boulevard 208,800 square feet
R&D 118,000 square feet
Office 78,700 square feet
Amenity (including café and fitness center) 12,100 square feet
Building height 148 feet
Number of stories 7
Site FAR1 1.18
Vehicle parking 418 spaces (including nine accessible spaces,
25 electric vehicle charging spaces, and 60
carpool spaces)
Short-term bicycle parking spaces 90 spaces
Long-term bicycle parking spaces 36 spaces
Trees 164 trees (accounting for the 175 existing
trees to be removed, 52 existing trees to
remain, and additional 112 trees to be
planted)
Source: 701 Gateway Center LLC, 2019.
Notes:
1 Floor area ratio (FAR) is the relationship between the total amount of usable floor area that a building has, or
has been permitted for the building, and the total area of the lot on which the building stands. A higher FAR
number is more likely to indicate a dense or urban construction. The South San Francisco Municipal Code
Sections 20.040.008 and 20.40.009, allow certain areas to be excluded from the calculation of square feet of
Floor Area and FAR.
701
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701
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Source: RMW Architecture & Interiors, 2020
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PARKING LOT
EXISTING TO REMAIN
Legend
Project Site
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751
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Figure 3-4
Conceptual Project Site Plan
751 Gateway Boulevard ProjectGraphics…00406.17 (2-21-20) AB
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-14 September 2020
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Figure 3-5 and Figure 3-6 show the interior configuration for the proposed building. The ground
floor (floor 1) of the proposed building would include a “through lobby” with access from the
north and south in the western portion of the building. The lobby would include an amenity space,
including a café, which would be open to the public. In addition, floor 1 would include a fitness
center, which would only be open to occupants of the Gateway Campus. Floor 2 would include
additional lobby space. Floors 3 through 7 would be used for R&D and office space. Figure 3-7 and
Figure 3-8 show the elevations for the proposed building.
A service and loading yard would be constructed south of the proposed building (Figure 3-5). The
yard would be screened by a 15-foot aluminum wall along Gateway Boulevard that would be similar
to the architecture of the proposed building; the screen along the southern and western portion of
the yard would be constructed of a perforated aluminum panel. The yard would contain an
emergency generator and loading docks. The proposed project would include one diesel
1,250-kilowatt (kW) generator (1,562-kilovolt amps) equipped with a level 3 enclosure. The
generator would be required to meet the Bay Area Air Quality Management District’s (BAAQMD’s)
permitting requirements for stationary sources. Periodic testing of the generator would be
completed; testing is anticipated to consist of one test per week for 30 to 45 minutes per test at a
load of 100 percent for up to 50 hours per year maximum, as limited by the BAAQMD. Other than
testing, the generator would only operate during emergencies. The proposed project would include
an aboveground tank to store diesel fuel for the proposed generator. The proposed project would
include two loading docks in the yard, which would accommodate weekly trash and recycling
pickups, daily deliveries (e.g., FedEx, postal service), building equipment servicing (e.g., PG&E
checking meters), and occupants while moving in/moving out. In addition, all major heating,
ventilation, and air conditioning (HVAC) equipment that would serve the proposed building would
be located on the roof in a screened enclosure or in the rooftop penthouse for the chiller and boiler.
The screened enclosure would comprise aluminum panels as an extension of the building.
3.3.2.1 Project Site Access, Circulation, and Parking
The existing access to the project site (two driveways on Gateway Boulevard, one driveway from the
internal access drive south of the building at 951 Gateway Boulevard, and one driveway on an
unnamed street that connects Poletti Way to Gateway Boulevard) would be retained under the
proposed project (Figure 3-4). In addition, the existing internal access drive within the project site,
which would curve around the proposed building and the proposed northern surface parking lot,
would be retained under the proposed project. The proposed project would include a new shuttle
stop/passenger pickup/drop-off zone for employee shuttles along the western portion of the access
drive north of the existing building at 701 Gateway Boulevard. Emergency vehicle access to the
project site would be provided by Gateway Boulevard and the proposed parking lot to be
constructed north of the proposed building would serve as the main point of entry for emergency
vehicles.
The parking for the proposed project would be provided as part of a master parking plan for the
portion of the Gateway Campus consisting of 601 Gateway Boulevard, 611 Gateway Boulevard,
651 Gateway Boulevard, 681–685 Gateway Boulevard, 701 Gateway Boulevard, and 751 Gateway
Boulevard. The master parking plan would provide 3,099 parking spaces, which would provide a
ratio of 2.4 spaces/1,000 gross square feet for this portion of the Gateway Campus. Of these spaces,
1,916 spaces would serve 601, 611, and 651 Gateway Boulevard (office) in a shared parking
OFFICE
FUTUREFITNESS
LOADING
LOADINGAREA
SERVICEYARD
LOBBYCAFE
Figure 3-5
Conceptual Floor Plan (Floor 1)
751 Gateway Boulevard Project
Source: RMW Architecture & Interiors, 2020
Graphics … 00662.19 (2-21-20) AB
LAB/OFFICE
LAB/OFFICE
Graphics … 00662.19 (2-21-20) ABFigure 3-6
Conceptual Floor Plan (Floors 3 to 7)
751 Gateway Boulevard Project
North Elevation
South Elevation
148’-2”
148’-2”
Source: RMW Architecture & Interiors, 2019
BACK LIT ART INSTALLATION
Figure 3-7
Conceptual Elevations (North and South)
751 Gateway Boulevard ProjectGraphics…00406.17 (1-15-20) AB
12.09.19
2075' - 10"20
36
52
68
84
100
117
124 2
130
148 2
218' - 2"
12.09.19
2075' - 10"20
36
52
68
84
100
117
124 2
130
148 2
218' - 2"East Elevation
West Elevation
148’-2”
148’-2”
Source: RMW Architecture & Interiors, 2019
BACK LIT ART INSTALLATION
Figure 3-8
Conceptual Elevations (East and West)
751 Gateway Boulevard ProjectGraphics…00406.17 (1-15-20) AB
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-19 September 2020
ICF 662.19
arrangement (2.5 spaces/1,000 gross square feet), 289 spaces would serve 681-685 Gateway
Boulevard (lab) (2 spaces/1,000 gross square feet), 434 spaces would serve 701 Gateway
Boulevard (office)(2.5 spaces/1,000 gross square feet), and 418 spaces would serve 751 Gateway
Boulevard (lab) (2 spaces/1,000 gross square feet).
The project site would include a total of 418 parking spaces, including 42 parking spaces in a lot to
be constructed north of the proposed building and 376 existing spaces in the rectangular parking
lots in the southern portion of the project site. Of the total parking spaces, the proposed project
would include nine accessible spaces that would be compliant with the Americans with
Disabilities Act (ADA), 25 electric vehicle charging spaces, and 60 carpool spaces.
The proposed project would include 90 short-term bicycle parking spaces and 36 long-term
bicycle parking spaces. The short-term bicycle parking spaces would be provided near the
proposed entry plaza north of the proposed building, between the proposed outdoor amenity
space and the service and loading yard south of the proposed building, and along the western side
of the internal access drive near the existing building at 701 Gateway Boulevard. The long-term
bicycle parking spaces would also be provided between the proposed outdoor amenity space and
the service and loading yard. In addition, the proposed fitness center would include showers and
clothes locker facilities.
A pedestrian walkway, also known as the Gateway pedestrian connection, would be constructed
along Gateway Boulevard in the portion of the project site. The approximately 470-foot
landscaped walkway would run parallel to the sidewalk and would connect pedestrians from the
northern portion of the project site to the proposed building. In addition, pedestrian walkways
would be constructed along the existing internal access drive to connect the proposed building to
the rest of the Gateway Campus. The proposed project would also include a widened sidewalk and
landscaping on the west side of Gateway Boulevard along the project frontage.
3.3.2.2 Site Landscaping and Open Space
The proposed project would include an outdoor entry plaza northwest of the proposed building
and an outdoor amenity space southwest of the proposed building. Both the entry plaza and the
amenity space would include landscaping, outdoor gathering areas, and seating areas. In addition,
the project would include new landscaping along the perimeter of the site. The proposed project
would include approximately 59,800 square feet of planted landscaped areas (not accounting for
the proposed biotreatment areas, discussed below) and approximately 53,700 square feet of
hardscape landscaped areas, for a total of 58,100 square feet of landscaped areas.
The proposed project would also include three biotreatment areas (e.g., planting areas), one near
the entry plaza, one between the lot north of the proposed building and the Gateway pedestrian
connection, and one immediately east of the proposed building. The biotreatment areas would
total approximately 5,500 square feet.
The proposed project would include a total of 164 trees, accounting for the 175 existing trees to
be removed (including three heritage trees and one protected tree), the 52 existing trees to
remain, and the additional 112 trees to be planted.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-20 September 2020
ICF 662.19
3.3.2.3 Building Design
The proposed building would be constructed with contemporary materials and detailing,
including white, light-blue, and dark-blue vision glass; solid aluminum panels; perforated
aluminum panels; and metal railings and columns. The architectural style, which would include
both vertical and horizontal elements (Figure 3-7 and 3-8), would include massing breaks,
building openings, and wall planes that would combine architectural and landscaping features.
The building construction type, per the California Building Code, would be Type III for the
building frame. In addition, an interpretive art installation would be located along the pedestrian
entry on Gateway Boulevard (Figure 3-7 [south elevation] and Figure 3-8 [east elevation]).
Signage and lighting would be included at site entrances, along walkways, and in parking lots.
3.3.2.4 Employees
The proposed project would result in approximately 731 net new employees at the project site.13
Upon project completion, there would be approximately 1,181 total employees on-site (including
the 450 employees in the 701 Gateway building who would remain).
3.3.2.5 Infrastructure
As discussed above, the project site is serviced by existing water, wastewater, stormwater, natural
gas, electric, telecommunications, and waste and recycling services. New on-site facilities would be
connected to new services through the installation of new, localized connections. Expansion or an
increase in capacity of off-site infrastructure would occur as required by the utility providers. The
project could include off-site infrastructure improvements outside of the project site but within the
Gateway Campus. Detailed descriptions of the proposed utility infrastructure are provided below.
Potable Water14
New water utilities would be placed around the perimeter of the project site and throughout the
site. A new 6-inch lateral would connect to the existing 12-inch lateral on the project site. Two new
8-inch laterals for fire needs would be constructed as part of the project. One 8-inch lateral would
connect to the existing 12-inch lateral on the project site. The other 8-inch lateral would connect to
the 12-inch water main in Gateway Boulevard.
Stormwater15
The existing 18-inch storm pipe on the project site would be relocated around the proposed
building and service and loading yard. New storm drain collector pipes and biotreatment areas
(discussed above) would be constructed within the project site to drain to the existing 18-inch
storm drain line in Gateway Boulevard.
13 The estimated number of employees is based on data provided by the project applicant; it assumes 60 percent
of the proposed square footage (approximately 118,000 square feet) is R&D space and 40 percent of the
proposed square footage (approximately 78,700 square feet) is office space. The average square footage per
R&D employee is assumed to be 350, and the average square footage per office employee is assumed to be 200.
The estimated number of employees associated with the proposed fitness center and café is accounted for in the
estimate of the number of employees associated with the proposed R&D and office uses.
14 BKF. 2020. 701 and 751 Gateway Boulevard, South San Francisco Wet Utilities. March 5.
15 Ibid.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-21 September 2020
ICF 662.19
Sanitary Sewer System16,17
The 12-inch gravity pipe outfall in Gateway Boulevard may need to be upsized as part of the
proposed project. A new 8-inch lateral would be constructed on the project site to serve the
proposed building. In addition, the existing 8-inch lateral that serves the 701 Gateway Boulevard
building would need to be replaced with a 10-inch lateral.
Natural Gas and Electric
Electrical service and natural gas service would continue to be provided by PG&E. The proposed
building would connect to the PG&E grid. Specifically, the project would construct 4-inch electrical
conduits to connect to the existing electricity lines in Gateway Boulevard. In addition, the project
would construct a 4-inch natural gas lateral to connect to a new natural gas meter that would
connect to the existing 4-inch natural gas line in Gateway Boulevard.
Telecommunications
The project site would continue to be served by the existing telecommunication providers. The
project would construct 3- to 4-inch communication conduits to connect to the existing
communication lines in Gateway Boulevard.
Refuse and Recycling
The project site would continue to be served by the South San Francisco Scavenger Company and
Blue Line Transfer Inc. Trash processing and loading areas at the proposed building would be on the
south side of the building. Loading docks would be in the service and loading yard south of the
proposed building and away from automobile and pedestrian circulation areas.
Mechanical Equipment
The proposed heating, ventilation, and air conditioning (HVAC) systems and mechanical equipment
for the project would include two chillers and three boilers to serve the heating and cooling needs in
the building, which would be located in a rooftop penthouse. Nine pumps would also be located in
the penthouse. Four air-handling units, two cooling towers and six large exhaust fans would also be
located on the roof behind a screen.
3.3.2.6 Sustainability
The proposed project would be designed to enhance resource efficiency and ensure good indoor
environmental quality, as well as reduce energy consumption, water consumption, and waste
generation. Examples of the proposed sustainability measures include low-flow shower heads,
aerators, and toilets; Energy Star–rated appliances; electric vehicle charging spaces; and a waste
diversion program that would separate compost, bottles/cans, paper and cardboard, and landfill
materials. Proposed design elements, such as connectivity with employee shuttles (via the new
shuttle stop along the western portion of the access drive north of the existing building at 701
Gateway Boulevard) and bicycle parking, would encourage alternative transportation modes. The
16 Ibid.
17 BKF. 2020. 751 Gateway Blvd – Sanitary Sewer Analyses. March 27.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-22 September 2020
ICF 662.19
project would be designed to meet the standards of the South San Francisco Municipal Code and
CALGreen building requirements. In addition, the project would be designed to meet LEED Gold
certification as well as International WELL and Fitwel Building Institute Standards. 18,19 The
proposed project would include construction of rooftop solar photovoltaic panel–ready connectivity
to allow for the potential future installation of solar panels.
The proposed project would also be designed to conserve resources and protect water quality
through the management of stormwater runoff as part of green infrastructure through low-impact
development (LID). This approach implements engineered controls to allow stormwater filtering,
storage, and flood control. Biotreatment areas would be located adjacent to the proposed building.
3.3.2.7 Construction
Construction of the project is scheduled to commence with site preparation in 2020 and end in
winter 2021, lasting approximately 18 months, if the related entitlements are approved by the City.
The project would include the following construction stages: (1) site preparation and demolition,
(2) foundation installation, (3) building structure construction, (4) exterior and roof buildout, (5)
interior buildout, and (6) commissioning and final inspections.
The hours of construction would be stipulated by the Building Division, and the project contractor
would be required to comply with Section 8.32.050 of the South San Francisco Municipal Code (the
South San Francisco Noise Ordinance), which includes regulations related to noise generated by
construction. Project construction would typically occur Monday through Friday, between 7:00 a.m.
and 5:00 p.m., although some work is anticipated to occur on Saturdays between 9:00 a.m. and 8:00
p.m. or on Sundays between 10:00 a.m. and 6:00 p.m. Approximately 15 instances of nighttime
construction work would occur for concrete pours. Nighttime construction would begin
approximately at 4:00 a.m. and be completed by 5:00 p.m. Construction is not anticipated to occur
on major legal holidays.
Construction materials and equipment would be staged entirely on-site, in areas where construction
is not occurring. Construction workers would park on the project site or use existing parking within
the Gateway Campus. No temporary road closures that would affect the public right-of-way would
be required during project construction. However, temporary sidewalk rerouting on Gateway
Boulevard is expected to occur. Roadway traffic control would be used as needed during
construction.
The proposed building would be constructed on a mat slab foundation. Piles would not be required.
Demolition of the existing surface parking lot would generate approximately 300 cubic yards of
concrete and asphalt waste. The proposed project would require grading or disturbing an area of
approximately 149,000 square feet during construction. The proposed project would excavate
18 The proposed project would be designed to meet WELL tenant-ready standards, but may not formally certify.
The WELL standards are performance-based building standards for measuring and monitoring features within
the built environment that may affect human health through air, water, light, and other concepts. The standards
provide ways for buildings to be designed to improve human comfort and enhance health and wellness within
the built environment.
19 The Fitwel standards include evidence-based design and operational strategies that enhance a building’s
environment for its occupants. The Fitwel standards have seven health impact categories for evaluating a
building, including, but not limited to, access to healthy food, opportunities for physical activity, and promotion
of occupant safety.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-23 September 2020
ICF 662.19
approximately 1,850 cubic yards of soil that would be reused as fill on-site, and would import an
additional 750 cubic yards of soil to be used as fill on-site. To accommodate utility trenches, the
project would require a maximum depth of excavation reaching approximately 9 feet below ground
surface. Construction activities for the proposed project would result in an average of up to
approximately 13 daily construction truck trips during the most intensive construction stage and a
maximum of approximately 110 daily construction worker round trips.
A stormwater pollution prevention plan (SWPPP) would be implemented during project
construction. Project construction would use water from a metered hydrant (up to 1,600 gallons a
day, maximum). No dewatering would be required during project construction.
For construction and demolition, 100 percent of all inert solids (building materials) and 65 percent
of non-inert solids (all other materials) would be recycled as required by the City under Chapter
15.60 of the South San Francisco Municipal Code.
3.3.3 Transportation Demand Management Plan
The proposed project would require submittal of a TDM plan to the Planning Division for review and
approval as part of the entitlement process, per the requirements of the South San Francisco
Municipal Code and the General Plan. The City’s TDM program is intended to reduce the amount of
traffic generated by new development, reduce the share of drive-alone traffic during peak periods,
and incentivize the use of alternative modes of transportation. The TDM plan may be refined during
the planning review process for project entitlements. The TDM plan lays out policies and strategies
to reduce peak-hour travel demand and encourage alternative modes of transportation that reduce
single-occupant vehicle use. Although SSFMC Section 20.400 does not call out a specific alternate
mode-share (AMS) requirement for the Gateway Specific Plan District, similar zoning districts, as
well as General Plan requirements in the East of 101 area, require an AMS of 35–40 percent for
development of a FAR of 1.0–1.25. This standard would be applied to the 751 Gateway Boulevard
Project, consistent with City requirements and policies to increase AMS and decrease single-
occupancy vehicle traffic. . Although the regulatory TDM requirements call for a 35–40 percent AMS,
the CEQA analysis assumes a higher and more conservative drive-alone share (AMS of 26 percent),
consistent with the City/County Association of Governments of San Mateo County model and
analysis for other similar projects within the City and the region. The proposed project would
include a flexible TDM plan, which would include the requirements listed below, to achieve an
alternative mode use goal20 of 35 percent for the proposed project within the first three years of
reporting, with an increase to 40 percent in the fourth year of reporting:21
• Carpool and vanpool ride-matching services
• Designated employer contact
• Direct route to transit
• Guaranteed ride home for emergency situations
20 The alternative mode use goal indicates the percentage of total trips that would use alternative transportation
modes rather than single-occupancy vehicle trips.
21 Silvani Transportation Consulting. 2019. Proposed Transportation Management Plan: 751 Gateway Blvd., South
San Francisco CA. December.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-24 September 2020
ICF 662.19
• Information boards and kiosks
• Passenger loading zones
• Pedestrian connections
• Promotional programs (e.g., new tenant and employee orientation packets on transportation
alternatives)
• Showers and clothes lockers
• Shuttle program
• Transportation Management Association participation
• Short- and long-term bicycle parking
• Free parking for carpools and vanpools
As part of the TDM plan, additional measures may be implemented (e.g., compressed work week, on-
site amenities, and telecommuting). To ensure that the measures from the TDM plan would be
effective and implemented, the SSFMC requires that the applicant administer an annual commuter
survey to monitor the plan and report the results to the City on an annual basis. If the TDM plan
requirements are not met, the applicant would be required to adjust its TDM strategies in order to
meet the project’s required AMS.
3.3.4 Lead Agency Approvals
Table 3-3 lists the anticipated permits and approvals that would be required for the proposed
project.
City of South San Francisco
Project Description
751 Gateway Boulevard Project 3-25 September 2020
ICF 662.19
Table 3-3. Required Permits and Approvals for the Proposed Project
Agency Permit/Review Required
City of South San Francisco Planning Commission:
• Design Review
• Precise Plan Approval
• TDM Plan Approval
• Conditional Use Permit to Authorize a Parking Reduction to 2.5
spaces/1,000 gross square feet in a shared parking format for the
751 Gateway Boulevard portion of the Gateway Campus
• EIR Certification, Adoption of CEQA Findings of Fact, Adoption of
Mitigation Monitoring and Reporting Program, Adoption of
Statement of Overriding Considerations (if required)
Engineering Division:
• Grading Permit(s)
• Encroachment Permit(s)
• Site Plan Check
• Hauling Permit(s)
Building Division:
• Building Permit(s)
• Certificate of Occupancy
Parks and Recreation Department:
• Protected Tree Removal Permit
Other:
• Fire Code Compliance
California Regional Water
Quality Control Board
Clean Water Act Section 402 National Pollutant Discharge Elimination
System General Construction Stormwater Permit and Stormwater
Pollution Prevention Plan
Bay Area Air Quality
Management District
Stationary source permit for the generator
Federal Aviation
Administration
Notice of Proposed Construction and Alteration and Federal Aviation
Administration Determination per Code of Federal Regulations Title 14,
Part 77.9