The Guadalupe Quarry Redevelopment Project

Creating Long-Term Employment Opportunities

Over 1,000 new permanent jobs

Boosting Local Tax Revenue

Significant Recurring tax revenues for the City

Preserving and Restoring Natural Habitats

57% of the site will be permanently dedicated and restored habitat

Aligned with Local Development Goals

Consistent with General Plan policies, adjacent to Crocker Industrial Park

Supporting Business Expansion

Room to grow for local employers

History

Brisbane’s industrial past is in its DNA. Redevelopment of the Quarry stays true to the City’s history while redefining the site for the modern age.

Established in 1895, the Guadalupe Quarry totals 144 acres of land and has been an active mine serving the Bay Area for more than 125 years.
The quarry has provided aggregate material for the construction of Hwy 101 (1928), San Francisco International Airport (1934), rock fill for Crocker Industrial Park (1952), and continues to operate providing base rock and asphalt today.
Crocker Industrial Park, just north of the Quarry, was developed by Cabot, Cabot & Forbes in the mid 1950’s. CC&F’s land use plan relied upon one of the nation’s first technical assistance panels (TAP) sponsored by the Urban Land Institute (ULI) in 1953. The development of Crocker Industrial Park helped create the needed tax revenue to enable the City to incorporate and provide city services since 1961.
In 2006, residents overturned an approved residential redevelopment of the quarry at the ballot box, and mining activity has continued in the absence of redevelopment. However, the City’s General Plan anticipates the rezoning and annexation of the Quarry for industrial use.
In 2014, the City commissioned ULI to perform a TAP study to better understand its critically most important redevelopment opportunities. Redevelopment of the quarry was determined to be one such major opportunity. Following time spent with numerous real estate professionals and community stakeholders, the TAP recognized among other conclusions that “The desire for the Quarry to be used as a recreation area is in conflict with its operation as an economically viable entity,” and any process to determine future uses “should work to balance conservation goals with economic reality to have a chance at achieving those goals.”
Evans Brothers, Inc., continues to operate the quarry pursuant to a surface mining permit and reclamation plan, prepared in conformance with the California Surface Mining and Reclamation Act (SMARA) and approved by San Mateo County.
In 2020, an Interim Management Plan (IMP) was approved by the County. The IMP was required because production levels at the quarry, while ongoing, had been voluntarily curtailed by Orchard Partners to a sufficient level to meet the SMARA definition of “idle.” The IMP provides erosion control, revegetation, public safety, maintenance, and monitoring requirements that must be complied with until production levels exceed the “idle” definition. Return to full quarry operations is allowed at the discretion of the operator consistent with SMARA requirements
Orchard Partners is in contract to purchase the Quarry property from its current owners. As part of Orchard Partners’ redevelopment plans for the Quarry, it has retained DeSilva Gates to work with Evans Brothers to ensure that activities comply with state and county laws during the entitlement period.

Location

The Project site is located within an unincorporated area of San Mateo County and, except for a small portion of the proposed secondary access route, within the City of Brisbane’s sphere of influence. Jurisdictions adjoining Brisbane are San Francisco to the north, Daly City and unincorporated San Mateo County to the west, and South San Francisco to the south.

The area surrounding the Project site includes undeveloped open space to the west, east, and south and commercial uses in Brisbane to the north. Central Brisbane is approximately 0.5 mile east of the Project site. The San Francisco Bay is approximately 1.75 miles east of the Project site.

Source: City of Brisbane, Guadalupe Quarry Redevelopment Project Draft Environmental Impact Report (October 2024), Figure 2.2-1.

Opportunity

Redevelopment of the Quarry represents a significant economic and environmental enhancement opportunity for the City of Brisbane. Consistent with General Plan Policy Q.2, which provides that the City shall “work toward closing the Quarry and its conversion to more desirable uses,” the Project would realize a longstanding goal of reclaiming the site for more beneficial purposes where other projects have failed. This Project will deliver numerous benefits to the community and has been thoughtfully designed to suit the unique site. Now is the time to transform the Quarry rather than continuing with the status quo for potentially decades to come.

Developer's Project Objectives

Acquire the Quarry Site to facilitate the City’s objective – as reflected in the General Plan – to close the Quarry and convert it to a more desirable use.
Redevelop the Quarry site, consistent with local General Plan policies, to take advantage of the proximity to nearby commercial/industrial land uses, regional transportation network (U.S. 101 and San Francisco International Airport), and regional population center.
Address a market need for a modern and functional industrial development supporting a large population center and within an urban environment with limited industrial infill development opportunities.

Dedicate 46 acres with long term maintenance to the San Bruno Mountain State and County Park and preserve an additional 36 acres via a conservation easement to help protect sensitive habitat and species.
Improve the local economy through the potential creation of 1,000+ new permanent jobs.
Contribute to the City’s ability to provide services through increased tax revenue and payment of other development fees.
Strategically expand the City’s economic base by utilizing the highly disturbed mining area adjacent to Crocker Industrial Park.

Project Description

Orchard Partners has applied to the City of Brisbane for land use approvals including a General Plan Amendment, Pre-zoning, and a Design Permit to develop an approximately 1,319,000 square-foot, three-level, warehouse on a 62 acre portion of the Brisbane Quarry property. The overall Quarry property totals 144 acres. The proposed project includes closure and reclamation of the Quarry and annexation of approximately 104 acres into the City’s limits. Approximately 82 acres will be conserved habitat, consisting of 36 acres of the annexed area that would be protected by a conservation easement, with an additional 46 acres that will be offered for dedication to the County as public open space.

Additional project features include:

Approximately 876,000 square feet of new landscape area with low water consumptive plants that are drought resistant
50% of parking spaces served by Electric Vehicle and Electric Vehicle Ready power
Development complies with LEED Silver environmental scoring as well as CalGreen.
Improvements to Quarry Road, including pedestrian and bicycle improvements that connect to the City’s bike trail network
Construction of a secondary access route for emergency vehicles and general circulation
Ample rooftop area is available for solar power generation
Utility upgrades, including a new underground electrical line extension from the PG&E Martin/San Francisco Substation to the Project site and upgrades within the existing Martin/San Francisco Substation

Key proposed land use approvals and permits:

General Plan amendment to change the City’s General Plan (pre-annexation) land use designation, from Planned Development–Trade Commercial to Trade Commercial for the Project development area proposed for annexation into the Brisbane City limits
Pre-zoning of the Project development area to Quarry Trade Commercial (TC-3)
Subdivision of the Quarry property to facilitate partial annexation and partial dedication to the County, and parcel boundary adjustments along access routes
Approval of a Development Agreement
Approval of a Design Permit and Use Permit
Amendment to the approved Quarry Reclamation Plan to reflect the final grading in accordance with the proposed project
Amendment to the San Bruno Mountain Habitat Conservation Plan to recognize the site as a “Planned Parcel”
Sphere of Influence amendment with the San Mateo County Local Agency Formation Commission (LAFCO) and annexation of approximately 104 acres into the City of Brisbane

Site Map - Overview
Source: City of Brisbane, Guadalupe Quarry Redevelopment Project Draft Environmental Impact Report (October 2024), Figure 2.2-2.

Site Plan - Project Development Footprint

Rationale for Industrial Use

The City’s General Plan anticipates closure and annexation of the Quarry, with pre-zoning for trade commercial uses.
The SF Peninsula (from San Francisco to Palo Alto) is home to the oldest industrial building base on the West Coast (and one of the oldest in the U.S.), with over 80% of its industrial base constructed before 1980 according to an analysis by Jones Lang LaSalle (JLL).
These older buildings are often functionally obsolete (lower clear heights, minimal power, outdated fire protection, inadequate car and trailer parking and necessary space for truck maneuverability).
Due to the antiquated nature of these buildings and lack of available land, JLL finds that more than 30% of the SF Peninsula’s industrial base has been demolished over the last 30 years and replaced with either mixed-use projects, housing or life science use.
Over the past 30 years, there have been no new significant warehouse projects constructed on the SF Peninsula, except for the redevelopment of 425 Valley Drive in Brisbane by Expeditors (involving the demolition of a 320,000 SF building and construction of a modern 250,000 SF warehouse in 2006).
According to JLL, the SF Peninsula industrial market is the second-most supply constrained and underserved in the United States - behind only Washington DC.

MTC’s (Metropolitan Transportation Commission) Northern California Megaregion Goods Movement Study acknowledges that “The Megaregion is underinvesting in industrial lands infrastructure needs” and “The Megaregion has a [distribution and warehousing] vacancy rate of less than 4 percent.”
The MTC report further acknowledges that the lack of distribution and warehousing (i.e., logistics) facilities is causing operational inefficiencies.
The Bay Area Goods Movement Plan acknowledges the growing demand for commercial services in the Bay Area and strong demand for warehouse space.
Recognizing these trends, a City of Brisbane economic development report from March 2024 states that Crocker Industrial Park has been leasing at a very high capacity (0% vacancy in January 2023, down from 40% in 2013).
A new modern warehouse facility in Brisbane would serve the needs of local businesses and residents throughout the Peninsula.

Community Benefits

Community benefits will be refined through the Development Agreement process. Orchard Partners anticipates that the benefits will include at least the following:

Closure and reclamation of the Quarry consistent with the requirements of the Surface Mining and Reclamation Act (SMARA).
Preservation of 82 acres on San Bruno Mountain with permanent funding for habitat monitoring and management.
Trailhead parking and pedestrian improvements for enhanced public access to San Bruno Mountain for community recreation and enjoyment.
Significant recurring tax revenue to support new or expanded city services.

Payment of one-time fees (e.g., Art in Public Places Fee, permitting fees and State fees) totaling approximately $7 million, in addition to potential development impact fees.
Creation of up to 1,000+ new permanent jobs.
Robust construction apprentice program that focuses on hiring from the local communities, with an emphasis on recruitment of women and underserved populations.
Secondary access road to improve traffic flows and support first responder access and other life and safety needs.

Developer’s Experience

Orchard Partners is a real estate investment and development firm headquartered in the San Francisco Bay Area. We focus on core and value-add investment opportunities, development, and specialize in office and industrial properties. More information on Orchard Partners can be found at www.orchardpartners.com .

We are confident that the project, as proposed, can achieve the City’s longstanding goal of closing the Quarry and reclaiming it for a more economically and environmentally beneficial use. We have spent years evaluating and planning a comprehensive redevelopment of the Quarry to ensure that we can deliver a viable project and make good on our commitments to the City and community. We understand the importance of redeveloping the Quarry and our efforts reflect our desire to make a major investment in the City and for its future.

GUADALUPE QUARRY REDEVELOPMENT PROJECT