Purchased for $34 million early 2019, plans to raze the warehouse buildings on the two Bayview blocks at 3150 and 3240 3rd Street, between Cesar Chavez and Islais Creek, on the southern border of Dogpatch, are in the works. And as newly massed below by Workshop1, plans for a 600,000-square-foot, two-building development to rise up to 80 feet in height on the PDR-zoned site have been drafted.

The project would yield around 5,000 square feet of ground floor retail space; 73,500 square feet of replacement “industrial” space; 451,000 square feet of new laboratory space; a second floor garage for 167 cars; three roof terraces for the building’s tenants; a 7,200-square-foot pedestrian plaza between the two new buildings; and a greenway that would abut the Port of San Francisco’s proposed public promenade along Islais Creek and half of the development’s new retail space.

We’ll keep you posted and plugged-in.

8 thoughts on “New Bayview/Dogpatch Lab Development on the Boards”
  1. But, but nobody is interested in lab space in San Francisco? And while it may not be aimed at “Coder Kiddies”, it is aimed at the evil Mad Scientist Medical Frankensteins! This must be stopped!

    1. As we’ve previously noted, despite some recent (mis)reports making the rounds, the recent surge in proposals for “lab” projects isn’t being driven by a spike in demand for traditional lab or life science space, at least not in San Francisco proper.

      The existing limits and zoning controls for “office” developments in San Francisco don’t apply to “lab” space, space which can be leased to tech companies that might otherwise occupy traditional office space, similar to how Adobe inked a marque lease for “PDR” space within the innovation center at 100 Hooper.

      And in fact, based on the zoning for these two blocks, no more than 5,000 square feet of retail and office space would be allowed per block, versus over 500,000 square feet of “laboratory” and “industrial” space as envisioned.

      1. “…Adobe inked a marque lease for “PDR” space within the innovation center at 100 Hooper.”

        @socketsite: That is 100% not correct. Adobe did not lease any “PDR” space. They leased legal code-permitted office space. The 100 Hooper project was permitted under the Planning Code’s office-PDR cross-subsidy provision, which allows office space in certain PDR districts on largely vacant sites where the project builds net new PDR space at at least a 1:2 ratio with office space. None of the space occupied by Adobe at 100 Hooper is currently or has ever been considered as PDR space. The ground floor of the 100 Hooper building is, however, mostly PDR space (Seven Stills, a printer, etc), plus the 150 Hooper building, which is owned/occupied by SFMade, was part of the project too and is all PDR.

        However you are correct that a lot of the “lab” projects currently being proposed are somewhat circumspect in the sense that it’s unclear whether the developers actually intend to build legit labs or it’s a wink and nod kind of thing, thinking they can slip in office tenants.

        1. We stand correctly corrected and fact-checked with respect to the Adobe lease and should have known better, particularly as we reported that the 100 Hooper campuswould include 285,000 square feet of office space” at the time, but our point with respect to the real driver of new “lab” proposals stands.

          To wit, there’s a common line in Planning’s preliminary reviews of recent proposals for “lab” developments in San Francisco: “The Project proposes substantial laboratory space, but the drawings submitted do not yet show the building facilities, equipment and features that distinguish laboratory space from space designed for office or other general commercial uses.”

          But again, we stand corrected with respect to the Adobe lease.

  2. Life science/lab space is the only type of new development that’s viable in SF at this time given the large exodus of tech and other companies from the City and the ongoing shift to a remote work model. Already Mission Rock is shifting its space to be life science oriented and the DropBox building was able to lease some of its vacant space to a bio-tech firm. Still, biotech is a tough sell in SF due to high taxes and logistics.

    The growing demand for life science space in SSF and the Peninsula has spilled over to Emeryville/Berkeley and Oakland – the A’s Oakland project could morph into a life science campus and a number of new biotech developments have been announced in the East Bay in recent months.

    The numbers for SSF/Brisbane alone are staggering. 12 million feet of space in development or planned. Weeks ago two massive million plus life science projects were announced for El Camino Real in SSF. All of the biotech space about to go to market in that area is preleased. Genesis Marina is under development in Brisbane and half its space was pre-leased by Freenome this past week. SF should be able to capture a bit of this as the developers of this project are aiming to do.

    It won’t be surprising to see the previously approved SE waterfront projects morph their planned office space to biotech space. The status of HP/CP isn’t clear but plans for 3 – 5 million feet of office space (for which they received a Prop. M exemption) are not viable. Perhaps that project will be re-imaged as biotech/life scene oriented. Or maybe as completely residential to help support the demand for housing coming from the tens of thousands of new jobs being created on the north Peninsula this decade.

  3. another 1.2M sq foot life science campus now proposed for Brisbane, new life science space unlikely to go to SF.

    From SF Business Times: “Real estate investment trust Healthpeak Properties Inc. (NYSE: PEAK) filed an application with Brisbane to redevelop two towers it owns at 2000 Sierra Point Parkway and 8000 Marina Blvd. The buildings — one eight-stories and the other rising 12 stories for a total of 427,283 square feet — would be retained and integrated into “a state of the art life science development” totaling 1.28 million square feet, per the application filed by the developer on Sept. 23.”

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