MBC BioLabs wants to develop shared laboratory, office, conference, and community rental space for biotechnology startups at 700 Indiana Street. Prospective Dogpatch neighbors indicate that they don’t generally oppose life science/biotech labs but contend that the parcel isn’t zoned for what MBC BioLabs proposes to do.
The 0.71-acre property is located between Indiana Street and Interstate 280, bordering Esprit Park and Dogpatch Arts Plaza. The parcel is zoned Urban Mixed Use (UMU), allowing residential, commercial, and retail uses, a designation within which housing is often built above active ground floors. UMU was adopted throughout the eastern neighborhoods to help transition formerly industrial areas into light manufacturing.
According to MBC BioLabs’ spokesperson Ryan Guibara, the Planning Department confirmed that the proposed use fits within UMU zoning.
“They have filed applications and are seeking approval for a laboratory building,” said San Francisco Planning Department Chief of Staff Dan Sider. “They are proposing to build a lab building. If it turns out once the building is built and up and running that it’s something else, that’s a compliance problem. If it turns out it’s a life science building and not a laboratory, that’s not allowed. This is a group that has been told very clearly what the rules are, they knowingly have said, ‘We understand, we want a laboratory,’ and that’s what they’re seeking approval for.”
Dogpatch residents have doubts about whether the project is, in fact, a lab.
“The zoning for that parcel doesn’t allow life science use and we believe that this project is a life science project,” said Katherine Doumani, Dogpatch Neighborhood Association (DNA) vice president.
“What [MBC BioLabs] is proposing is of little or no benefit to Dogpatch or the neighboring community,” said Alison Heath, head of the Potrero Boosters Development Committee. “Biotech is not compatible with housing and public parks. And it will shadow Esprit Park so it’s not a good tradeoff.”
The 700 Indiana Street parcel has a height limit of less than 58 feet, or four stories. MBH Architects designed the building so it’s only three stories, 49 feet, on a portion of the block and two on the other.
“We did this out of consideration of the shadow study, and we let that guide us to make sure we had a very limited impact on the park,” Guibara said.
“Based on the preliminary shadow studies which we first saw at the end of November and are still waiting to receive the final study, the proposed development significantly shadows Esprit Park,” DNA President Donovan Lacy said.
Whether potential shadowing of Esprit Park is sufficient to require mitigation will be determined by the San Francisco Recreation and Parks Department (SFRPD), with a hearing on the issue scheduled for February 15. Under the Sunlight Ordinance, which City voters approved in 1984, a one percent rise in park shadowing due to a new building is allowed, with higher increases permissible if the Planning and SFRPD commissions determine that the shadow won’t have significant adverse impacts on park use.
Because of the project’s size and scope, MBC BioLabs must also secure Planning Commission approval, with a hearing likely to take place in the latter half of this year, according to Sider.
The current design features half the structure clad in black and gold-tone metal shading over floor-to-ceiling windows. Facade materials would include stucco, smooth and texturized concrete, corrugated metal panels, and decorative perforated bronze-tone aluminum sheets. The building would have roughly 70,650 square feet of commercial space suitable for 70 to 90 small biotech companies. Below-grade parking would be included for 59 cars, with room for six bicycles. A rooftop terrace would offer a place to relax. A fuel cell technology system installed by Bloom Energy would produce 40 percent of energy needs onsite.
“I love the plans,” said Indiana Street neighbor and the View’s marketing manager, Richard Romero. “I think it could be an incredible addition to the area but having a beautiful building that serves the people who work there and not really keeping in mind how to benefit the community is the question I’m always asking.”
“I do think what they have is a brilliant business model,” Heath added. “Certainly, the work being done there will save lives and they’re offering something that perhaps no one in the Bay Area is providing but it shouldn’t be in that location. That site is ideal for housing and active ground floor uses while there are better nearby sites where zoning actually allows biotech.”
“We would much rather see a mixed-use housing and commercial/retail development in this location,” Lacy said. “Now that the developer is working with our Development Committee, we are optimistic that we will be able to work with this developer to come to a successful outcome.”
Image, top: The proposed ground level of MBC Biolabs’ building at 700 Indiana Street. Courtesy of MBC Biolabs
