HomeMy WebLinkAbout3 0 Project Description
3.0 PROJECT DESCRIPTION
3.1 INTRODUCTION
This section provides a description of the proposed 494 Forbes Boulevard
Office/R&D project and the related discretionary actions that make up the project
analyzed in this Draft EIR. The California Environmental Quality Act (CEQA)
Guidelines require that the project description in an EIR contain the following
information: (1) location and site conditions of the proposed project; (2) a
statement of the objectives of the project; and (3) a general description of the
characteristics of the project, including the principal engineering proposals and
supporting public service facilities. Each of these topics is addressed in this
section. The CEQA Guidelines also state that the project description need not be
exhaustive, but should provide the level of detail needed for the evaluation and
review of potential environmental impacts.
The 494 Forbes Boulevard Office/R&D project would result in the construction of
a commercial office complex on a site that is currently undeveloped. Facilities
would include two office buildings, a parking garage, paved parking areas, and
landscape improvements.
3.2 PROJECT LOCATION AND SITE CONDITIONS
The project site is located in the City of South San Francisco, south of the City of
Brisbane and north of the City of San Bruno. The City of South San Francisco is
located on the San Francisco Bay plain and 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.
The project site is located within the City of South San Francisco's East of 101
Area. This area consists of roughly 1,700 acres of land, and is bounded by San
Francisco Bay on the east and south sides, Highway 101 and railway lines on the
west, and the City of Brisbane on the north. San Francisco International Airport
is located approximately 2 miles to the south of the project area. The Plan Area is
mostly developed and has a mix of land uses, including industry, warehousing,
retail, offices, hotels, marinas, and bioscience research and development facilities.
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3.0 Project Description
The approximately 7.48-acre project site is located on the southwest corner of the
intersection of Forbes Boulevard and Allerton Avenue and is currently
undeveloped, with the exception of an existing parking lot. The relatively flat
site is located east of Highway 101, north of San Francisco International Airport
(SFO), southeast of San Bruno Mountain State Park, and west of the San
Francisco Bay (see Figure 3.0-1, Project Location). The property is currently
owned by Slough Estates International.
Located along the southern boundary of the project site is a railroad right-of-way
measuring approximately 20 feet in width. However, this area is not part of the
proposed project site. Site vegetation consists of native and non-native mature
trees and overgrown bushes and shrubs located along the perimeter of the site,
including the existing parking area. A number of eucalyptus trees, varying in
size from 5" to 24" in diameter at breast height (DB H), and redwood trees,
varying in size from 8" to 24" DBH, as well as pine trees which vary in size from
84" to 42" DBH are on the site.
3.3 BACKGROUND AND CONTEXT
Much of the surrounding area is developed with a mix of bioscience research and
development, industry, warehouses, retail, offices, marinas, and hotels. The
project site is located west of a planned child day care facility at the old See's
Candy site. The proposed day care facility would accommodate up to 500
children.
The project site has been occupied by numerous users since approximately 1938.
From 1967 through 2006, the project site was occupied by various clothing
businesses within a two-story, 161,845 square foot concrete warehouse and office
building. The property also included the existing parking lot, as well as two
loading docks.
The concrete building was demolished in May of 2006 and as a result, no
structures are currently located on the site. However, the site does include
various mature trees and landscaping, many of which would be preserved with
development of the proposed project.
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3.4 OBJECTIVES OF THE PROJECT
3.4.1 Project Goals and Objectives
As part of its application, the applicant provided the City of South San Francisco
with the following list of Proposed Project Goals and Objectives:
. Convert the under-utilized vacant lot and parking areas to a higher and
better use;
. Permit campus-style office, high-quality office and R&D uses (General
Plan Guiding Policy 3.5-G-3);
. Capitalize and expand upon the high-quality office and R&D
development recently built near the project site;
. Retain the flexibility to develop more or less R&D space than office space
to respond to market conditions and opportunities;
. Build a project that has the potential to creates quality jobs for residents
of South San Francisco;
. Build a project that is economically viable in the East of 101 Area based
upon market conditions and projected service requirements for the area.
. Generate net property taxes, sales taxes and other fees from the project
and enhance property values;
. Provide quality research and development facilities consistent with the
General Plan land use designation of Business Commercial; and
. Take advantage of views of the Bay from proposed new buildings and
open spaces.
3.5 CHARACTERISTICS OF THE PROJECT
As illustrated in Figure 3.0-2 (Project Site Plan) and Figures 3.0-3a through
3.0-3c (Building Elevations), the proposed project, as analyzed in this EIR,
involves the development of the project site with two new office/research and
development buildings, totaling 326,020 square feet. It is anticipated that
occupancy of the site would occur by 2011, with full occupancy occurring by
2015.
The project would provide parking for a total of 1,036 automobiles, including a
three-level parking garage, constructed at grade level. The parking garage
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3.0 Project Description
would be a separate structure located toward the southern end of the site, behind
Building A. Major landscape improvements would also be included.
3.5.1 Office/Research and Development Buildings
Building A would have five stories and 186,245 square feet of floor space, and
Building B would have four stories and 139,775 square feet of floor space.
Building B would be located closest to Forbes Boulevard, while Building A
would be located between the parking garage and Building B.
Because each floor would be built out to the specific needs of the individual
tenant, it is unknown exactly how many people would occupy each floor.
Interior spaces of the buildings would be subdivided for separate commercial
uses as required by the individual tenants.
Three loading docks would be attached to the buildings, one to Building Band
two to Building A. Loading docks would be located next to the trash, chemical
storage, electrical room, and generator enclosures for each building. Building A
would measure 85 feet in height (102 feet for the portion that includes the
mechanical equipment area on the roof), while Building B would measure 68 feet
in height (83 feet for the portion that includes the mechanical equipment area on
the roof).
General elements to be included in the construction of the project are:
. Central green space/open space;
. Existing mature trees;
. Rooftop metal trellises;
. Metal fascia and corrugated metal panels;
. Extensive reveals and architectural interest;
. Rooftop equipment screened with raised parapet and mechanical
penthouse and/or roof screens;
. Transformer, generator, services tucked away ("back of house"), screened
with concrete masonry unit (CMU) walls and trees; and
. Structural steel frame with curtain wall and glass fiber reinforced concrete
(GFRC) cladding.
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3.0 Project Description
3.5.2 Landscaping
The project would include private landscaped areas throughout the site with
plants and design features appropriate for the climate. A mixture of ground
cover, vines, shrubs, and trees would be planted along the streets, buildings,
sidewalks, and walkways, and in the private open spaces.
A water-conserving automatic irrigation system would be installed on the site, in
accordance with the requirements of the City of South San Francisco. Figure
3.0-4, Preliminary Landscape Plan, shows the proposed landscape elements for
the proj ect.
Hardscape elements within the project site would include walkways, an entry
plaza, and a patio. Landscaping maintenance would be provided by a private
landscaping contractor. Some existing trees along the northern and southern
ends of the project site adjacent to Allerton Avenue, and along the southwest
border of the project site, would be incorporated into the landscaping plan.
3.5.3 Access and Parking
3.5.3.1 Access
Access to the general project area would be from US Highway 101, via Oyster
Point Boulevard, East Grand Avenue, or Gateway Boulevard. Vehicle access to
the project site would occur from the existing driveway at Forbes Boulevard, as
well as three new driveways located along Allerton Avenue. All driveways
would be constructed according to the City of South San Francisco Fire
Department guidelines and polices for adequate emergency access. The project
would also comply with the City's standard design guidelines for ingress and
egress areas.
3.5.3.2 Parking
As described previously, a three-level parking garage is proposed for the rear of
the project site, adjacent to Cabot Road. The garage would include parking for
898 vehicles, with level one supporting 218 parking spaces, levels two and three
with 255 parking spaces each, and a rooftop level with 170 parking spaces. In
addition, 138 parking spaces would be provided around the proposed circulation
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3.0 Project Description
corridors. The project would provide a total of 1,036 vehicle parking spaces, as
well as an additional 22 spaces for handicapped and van pool parking.
3.5.4 Infrastructure
3.5.4.1 Drainage System
Storm water from the project site would be collected on site via catch basins and
trench drains connected to the City's stormwater drainage system.
Implementation of the project would be subject to National Pollutant Discharge
Elimination System (NPDES) requirements. Implementation of the project
would result in conversion of 61 percent of the project site to impervious
surfaces.
3.5.4.2 Lltilities
The City of South San Francisco would be responsible for ensuring that adequate
utility infrastructure and services are provided to the project site. This would be
accomplished through the conditions of development project approval and
building permits. Coordination would be required with the various utility
suppliers, including CalWater and Pacific Gas & Electric.
Electrical, telephone, cable and Internet service would be extended from existing
service mains in the project area. Due to the age of the site and the increased
density of the proposed project, new domestic water, sanitary sewer, and natural
gas lines would be extended throughout the project site and would be connected
to existing lines located within existing right-of-ways.
3.6 SITE DEVELOPMENT
3.6.1 Project Phasing
Development of the project site would occur in two staggered phases, beginning
with the construction of Building B. Construction of Building A would begin
approximately 1 year later, with each construction phase taking approximately
70 weeks to complete.
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3.0 Project Description
3.6.2 Grading
Demolition of the pre-existing warehouse was completed in May 2006.
Consequently, no major demolition or grading activity would be required at the
project site. However, some minor grading would be required to form new
berms planned as part of the project, as well as for preparation of the proposed
parking structure and parking areas.
3.6.3 Construction
At its peak, construction of the project would include a maximum of
approximately 260 professional construction workers, with an overall average of
approximately 150 workers on the site during typical working hours.
Construction hours would be limited to those allowed by the City, which are
from 8:00 AM to 8:00 PM, Monday through Friday. Additional construction
hours on Saturdays would be allowed only as permitted by the City. Senior
construction staff would be on site at all times during construction.
Construction fencing would surround the entire site and would have a locked
gate. A security guard would monitor the site at night when there is no
construction activity. This would occur once construction begins and would
remain until the buildings are occupied and the tenant has installed its own
security measures.
3.7 INTENDED USES OF THIS DEIR
This EIR will be used to provide decision makers with relevant information to
use when considering approval or denial of the project and the development
project by the City of South San Francisco. Following certification of the Final
EIR (FEIR) by the City of South San Francisco, the City would use the FEIR as
environmental documentation to support the approval or denial of the project
and various permits and entitlements.
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3.0 Project Description
3.7.1 Discretionary Approvals
The project will be subject to review and approval according to the regulatory
approval processes in the City of South San Francisco. The project would require
the following approvals:
. Use Permit to ensure the project complies with zoning requirements for the
proj ect area;
. Design Review Board approval to ensure that the project's design is
compatible with surrounding development;
. Adoption of a Transportation Demand Management (TDM) Program;
. Adoption of the project by the South San Francisco City Council;
. Approval for on-site flood control design; and
. Issuance of a National Pollutant Discharge Elimination System Permit
(NPDES).
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