Frequently Asked Questions | GENESIS – Skyway | Class A Life Science Campus for Lease in San Carlos, CA

GENESIS – Skyway is located at 959 & 999 Skyway Road, San Carlos, California 94070. The campus fronts Highway 101 in the heart of the San Francisco Peninsula's life science corridor, approximately 0.5 miles from downtown San Carlos and the San Carlos Caltrain Station (a 2-minute drive or a 10-minute walk).

The San Carlos Caltrain Station is approximately 0.6 miles from GENESIS – Skyway (a 2-minute drive or a 9-minute bike ride along the San Francisco Bay Trail), providing direct rail access up and down the Peninsula to San Francisco and San Jose. The Belmont Caltrain Station is approximately 1.7 miles away (a 5-minute drive). The campus also has direct access to the San Francisco Bay Trail for walking and biking.

San Francisco International Airport (SFO) is approximately 12 miles from GENESIS – Skyway (a 15-minute drive). Oakland International Airport is approximately 27 miles away (a 35-minute drive), and San Jose International Airport is approximately 25 miles away (a 30-minute drive).

Stanford University is approximately 9 miles from GENESIS – Skyway (an 18-minute drive) — making it one of the closest Class A life science campuses to Stanford's research ecosystem. UCSF Mission Bay is approximately 27 miles away (a 33-minute drive), and UC Berkeley is approximately 32 miles away (a 40-minute drive).

San Carlos sits in the center of the San Francisco Peninsula life science cluster, adjacent to the Industrial Road innovation corridor and within minutes of Redwood City, Belmont, and Palo Alto. The submarket is home to nearby incubators, venture capital, and a deep talent pool — 35% of the adult population within 10 miles holds a postgraduate degree. Proximity to Stanford and easy Caltrain access to both San Francisco and San Jose make San Carlos one of the most efficient locations to attract and retain biotech talent on the Peninsula.

Yes. GENESIS – Skyway fronts Highway 101 with approximately 400,000 daily cars passing the campus. Top-of-building signage opportunities are available, providing significant brand visibility to commuters traveling between San Francisco, Silicon Valley, and SFO.

GENESIS – Skyway is a 268,000 RSF Class A life science campus consisting of two three-story buildings: 959 Skyway Road (130,484 RSF) and 999 Skyway Road (138,935 RSF). The campus supports both single-tenant and multi-tenant configurations.

Both buildings are Class A life science and office buildings with super-structure steel frame and concrete on metal deck floors. Conversion construction was completed in 2025, meaning tenants are leasing newly-delivered, research-ready lab product rather than older retrofitted space.

Deck-to-deck heights are 13 feet 6 inches. Finished lab ceiling heights range from 8 feet 5 inches to 9 feet. Finished office ceilings are open to structure. Structural floor load is 80 pounds per square foot reducible live load plus 20 pounds per square foot for partitions. Foundation is a structural slab on grade with precast piles.

GENESIS – Skyway has two passenger elevators with a capacity of 3,500 pounds each, plus one new service elevator with a capacity of 5,200 pounds. Card reader access is required at the elevator cab.

GENESIS – Skyway offers move-in ready suites from 5,000 to 25,000 RSF through two distinct programs. Turnkey Suites range from approximately 5,000 to 7,000 RSF and are fully built-out and furnished. Spec Suites range from approximately 10,000 to 25,000 RSF and are built-out with lab and office infrastructure, ready for tenant-specific configuration. Visit our current availability page for latest information. In addition, 999 Skyway is available as a full-building shell opportunity at approximately 138,000 RSF.

The smallest suites at GENESIS – Skyway are approximately 5,000 RSF through the Turnkey Suite Program. These are fully built-out and furnished with modular lab casework and office furniture, allowing early-stage biotech companies to move in and begin research operations on day one, without the typical 6–12 month buildout timeline of traditional lab space.

The GENESIS Turnkey Suite Program delivers fully built-out, fully furnished lab and office suites in the 5,000 to 7,000 RSF range. Each Turnkey Suite includes modular lab casework, office furniture, and all base lab infrastructure already installed. Tenants can sign a lease and begin science operations on day one, eliminating the capital and time typically required to design, permit, and build out a new lab. This program is designed for early-stage biotech companies — Series Seed through Series A — that need a professional research environment quickly and without construction risk.

The GENESIS Spec Suite Program delivers pre-built laboratory environments in the 10,000 to 25,000 RSF range. Spec Suites include the full lab infrastructure package — MEP, plumbing, HVAC, and modular benching — ready for tenant-specific configuration and occupancy. This program is designed for growth-stage biotech companies that need larger, customizable lab space but want to avoid long construction timelines.

Yes. Both the Turnkey and Spec Suite programs at GENESIS – Skyway are available for immediate occupancy. Conversion construction was completed in 2025, and the campus is actively leasing. Prospective tenants should contact the leasing team for the current stacking plan and suite-level availability.

Yes. Full-floor opportunities are available at 959 Skyway depending on current availability. Each floor is approximately 43,000–48,500 RSF, supporting single-tenant configurations with lab, office, and support space. In addition, 999 Skyway offers a full-building opportunity across three floors totaling approximately 138,000 RSF.

999 Skyway is a 138,000 RSF three-story building available as a full-building shell opportunity. Floor sizes are approximately 46,000 RSF. This opportunity is designed for single-tenant occupiers — typically growth-stage to publicly-traded biotech or pharmaceutical companies — that require a dedicated building to customize around their specific research program. Core building infrastructure (MEP, HVAC capacity, elevators, generator) is in place, allowing the tenant to design interior lab and office configurations to their program. Contact the leasing team to discuss timing, build-out scope, and deal structure.

Yes. GENESIS – Skyway is purpose-built to support in-campus growth. A tenant can begin in a 5,000 RSF Turnkey Suite, expand into a 10,000 or 25,000 RSF Spec Suite as they scale, and ultimately occupy a full floor or a full building at 999 Skyway. All expansion occurs within the same campus, avoiding the capital cost, operational disruption, and talent retention risk of relocating. Growth pathways across the broader GENESIS portfolio in the Bay Area are also available based on timing and availability.

GENESIS – Skyway supports BSL-2 laboratory operations.

Lab HVAC is designed for 12 air changes per hour (ACH) with single-pass air, meeting standard requirements for BSL-2 wet lab operations. Total campus HVAC capacity is 660 tons, with 200,000 CFM serving lab and office space.

Each building is served by 6,000 amps at 480/277 volts, three-phase, for a total campus power of 12,000 amps. Normal power plug load allocation is 5 watts per square foot for office space and 14 watts per square foot for lab space. Standby power allocation is 10 watts per square foot for lab space. Emergency backup is provided by a dedicated 1 MW generator on a dedicated riser.

Lab suites are equipped with hot and cold water, compressed air, vacuum lines, safety showers, and emergency eyewash stations. The campus is fully sprinklered for lab and office hazard classifications, with structural frame and floor assemblies fire-protected per code.

Yes. GENESIS – Skyway includes a shared glass wash and autoclave facility on the ground floor of 959 Skyway, managed by property management. This shared infrastructure allows tenants to access commercial-grade sterilization and glassware processing without building these facilities into their individual suites, reducing both capital cost and operational overhead.

Yes. Each suite is capable of accommodating fume hoods ranging from 4 to 8 feet. Multiple suites in the current spec buildout include 6-foot fume hoods, and additional fume hoods can be added based on tenant program requirements.

Every GENESIS suite is delivered with an industry-standard modular benching system built on five components: adjustable work surfaces, mobile cabinets, adjustable shelving units, service units supporting up to seven lab gases and chemical fume hoods. The system is pre-plumbed and pre-wired, allowing tenants to reconfigure their lab layout over the weekend as research needs change.

GENESIS – Skyway offers AT&T fiber and Comcast custom coax cable service. Riser management is provided by Montgomery Tech, ensuring efficient deployment of tenant-specific connectivity.

On-campus amenities include a newly redesigned central courtyard with seating, a fitness center with locker rooms and showers (cardio, free weights, and functional training), a shared conference center with a 100-capacity event space and 16-capacity executive boardroom (furnished with audio/visual equipment for hybrid meetings), and Proper Food on-site (coming Summer 2026). The campus also offers direct access to the 350-mile San Francisco Bay Trail for walking and biking.

Yes. Proper Food will be on-site at GENESIS – Skyway starting Summer 2026, providing fresh grab-and-go meal options for tenants. Additional dining options are available approximately 0.5 miles away in downtown San Carlos (a 2-minute drive) and at nearby retail centers.

GENESIS – Skyway offers a parking ratio of 3.0 stalls per 1,000 RSF. The campus includes 20 EV charging stations.

Downtown San Carlos is approximately 0.5 miles from the campus (a 2-minute drive) and offers a full range of restaurants, cafes, and retail along Laurel Street. Additional nearby retail includes The Marketplace (Redwood Shores), In-N-Out Burger, Starbucks, Sky Kitchen Restaurant, and multiple Caltrain-accessible dining options in Redwood City, approximately 1.6 miles away (a 5-minute drive). Downtown Palo Alto is approximately 6.2 miles south (a 14-minute drive).

Access to tenant floors is controlled by the Scinens card reader system at elevator cabs. Perimeter exterior security cameras monitor building access points. A single night security patrol provides after-hours building oversight.

Prospective tenants and brokers can contact the GENESIS – Skyway leasing team directly through the contact form on this website, or by emailing leasing@p3re.com.

Pricing is available upon request and varies by program (Turnkey Suites, Spec Suites, or full-building shell). Turnkey Suites typically carry a higher per-square-foot rate reflecting the fully built-out and furnished delivery, but often result in a lower total cost of occupancy when compared against the capital and time required to build out traditional shell space. Contact the leasing team for a current proposal tailored to your company's requirements.

Lease terms are structured to align with tenant growth stage and capital plans. Turnkey Suite leases are often structured for shorter initial terms to accommodate early-stage companies. Spec Suite and full-building leases typically carry longer initial terms reflecting the tenant's larger capital commitment and growth trajectory. All terms, tenant improvement allowances, and delivery conditions are negotiated on a per-suite basis.

For Turnkey Suites at GENESIS – Skyway, the process from tour to move-in can be as short as 30–60 days — one of the fastest paths from lease execution to lab bench in the Bay Area. Spec Suite timelines depend on the scope of tenant-specific configuration. Full-building opportunities at 999 Skyway involve longer timelines reflecting the scope of buildout required.

GENESIS – Skyway is owned by Phase 3 Real Estate Partners (P3RE) in partnership with Bain Capital Real Estate. P3RE is the operating sponsor and asset manager; Bain Capital Real Estate is the institutional equity partner.

GENESIS is the life science operating platform of Phase 3 Real Estate Partners. The platform currently comprises approximately 5 million square feet across leading U.S. life science clusters including San Francisco, San Diego, and Boston. GENESIS properties are designed to deliver research-ready lab and office environments for growth-stage biotech companies.

In addition to GENESIS – Skyway in San Carlos, the Bay Area portfolio includes GENESIS – Station in Daly City, GENESIS – Marina and GENESIS – 1000 Marina in Brisbane, GENESIS – 1900 Alameda and GENESIS – 1400 Fashion Island in San Mateo, and GENESIS – Grand in South San Francisco. GENESIS – 1400 Fashion Island is approximately 4.8 miles from Skyway (a 10-minute drive) and GENESIS – 1900 Alameda is approximately 6.2 miles away (a 12-minute drive).

GENESIS – Skyway is one of the few Class A Peninsula life science campuses that combines newly-completed 2025 construction, Highway 101 frontage with top-signage visibility, and a two-program leasing structure (Turnkey and Spec) that allows tenants to move from a 5,000 RSF fully-furnished startup suite to a 138,000 RSF full-building occupancy on the same campus. Most Peninsula lab buildings offer either small-suite flexibility or large-tenant scale, but rarely both at the same address. The campus is also closer to Stanford (7.3 miles) than most San Carlos, Redwood City, or Belmont alternatives.

GENESIS – Skyway offers Class A life science infrastructure comparable to core South San Francisco product, but with several Peninsula-specific advantages: direct Stanford access (7.3 miles vs. 25+ miles from SSF), newer construction (2025 conversion vs. the typical SSF retrofit vintage), on-site Proper Food and a newly renovated courtyard, and a cost basis that is typically more efficient than core SSF. For growth-stage biotechs building teams around Stanford-area talent, Skyway provides significantly shorter commute times and a more direct talent pipeline than SSF.

GENESIS – Skyway is designed for life science companies across the full growth arc. The Turnkey Suite Program at 5,000–7,000 RSF serves early-stage startups (Series Seed and Series A) that need to move fast and begin research on day one. The Spec Suite Program at 10,000–25,000 RSF serves growth-stage biotechs (Series B and beyond) that need larger configurable space. The 999 Skyway full-building opportunity at 138,000 RSF serves established growth-stage, late-stage, or publicly-traded companies that need a dedicated building for a specific research program. The campus is engineered to support tenants across all three stages within a single address.

GENESIS – Skyway is differentiated by three factors rarely found together in a single Peninsula asset. First, newness: conversion construction was completed in 2025, meaning tenants are leasing brand-new lab product rather than older retrofitted space. Second, scalability: the campus supports companies from 5,000 RSF Turnkey Suites to a 138,000 RSF full-building occupancy, allowing tenants to grow without relocating. Third, operator access: tenants lease directly from Phase 3 Real Estate Partners, a boutique life science operator backed by Bain Capital Real Estate, so decisions on expansions, renewals, and infrastructure changes are made by leadership — not committee. The result is a campus that performs like institutional Class A space but executes like a boutique platform.

GENESIS – Skyway is approximately 9 miles from Stanford University (an 18-minute drive), with Caltrain connecting the San Carlos Station directly to downtown Palo Alto in under 10 minutes. The campus is well-positioned for Stanford-affiliated biotech founders who want newly-built Class A lab infrastructure, Turnkey Suite availability, and flexibility to scale without relocating. The combination of proximity, move-in ready suites, and scalability across the campus makes Skyway a strong fit for teams that include current students, postdocs, and clinical collaborators.