Title
Report regarding consideration of a Precise Plan and Design Review to construct Phases 2D, 3D and 4D of the Oyster Point Redevelopment Project, including 1,707,000 sq. ft. of Office/R&D development, 48,000 sq. ft. of amenity space, two parking garage structures to accommodate 4,445 parking spaces, improvement of waterfront trail and open spaces within the development, and other on- and off-site improvements, at 377-389 Oyster Point Boulevard, and determination that the project is within the scope of environmental analysis in the 2011 Environmental Impact Report (EIR) and no further environmental analysis would be required pursuant to CEQA Guidelines. (Billy Gross, Senior Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission conduct a public hearing and take the following actions:
1. Adopt a Resolution making findings and determining that the Oyster Point Phase 2D, 3D and 4D Precise Plans Project is fully within the scope of environmental analysis in the 2011 Environmental Impact Report, and that the 2020 Environmental Checklist to the 2011 EIR is the appropriate environmental document for the Project and thus no subsequent environmental document would be necessary pursuant to the criteria of CEQA Guidelines Section 15162; and,
2. Adopt a Resolution making findings and approving Precise Plan PP19-0001 and Design Review DR19-0034, based on the attached draft findings and subject to the attached draft conditions of approval.
Body
BACKGROUND/DISCUSSION
2011 Oyster Point Redevelopment Project Overview
In 2011, the City Council approved a General Plan Amendment, Zoning Ordinance Amendment, Downtown/Central Redevelopment Plan Amendment, Disposition and Development Agreement, Development Agreement, Transportation Demand Management Program and Precise Plan for the Oyster Point Redevelopment Project. The overall Project approvals include approximately 2.25 million square feet (sq. ft.) of office/research and development (R&D) space across an approximately 45-acre developer-owned site to be built out in four phases (1D, 2D, 3D and 4D). In addition, two phases of infrastructure and open space improvements were approved throughout the site and across the adjacent 40-acre site owned by the City of South San Francisco (Phases 1C and 2C). Note that a “C” after a phase refers to activities involving the City and/or former Redevelopment Agency (now the Successor Agency), while “D” after a phase refers to the Developer. Staff is referring to this as the 2011 Oyster Point Specific Plan (OPSP) Project.
- Phase 1C includes infrastructure and open space improvements across approximately 25 acres. Infrastructure improvements include new streets and utilities, clay cap repairs over the existing landfill, and reconfigured parking areas. Open space improvements include new open space recreation areas, beach/park areas, Bay Trail and Palm Promenade, and rough grading and hydroseeding of the future Hotel Site. The applicant broke ground on this portion of the project in November 2017, and this phase is anticipated to be complete by early 2022.
- Phase 1D will include the repair and remediation of the existing landfill on the property, and the construction of 508,000 sq. ft. of Office/R&D buildings on a site of approximately 10 acres. The applicant broke ground on this portion of the project in May 2019, and this phase is anticipated to be complete by late 2021. Staff notes that a portion of the Phase 1D work includes reconfiguration of the Oyster Point Boulevard and Marina Boulevard intersection within the Phase 2D-4D area and removal of landfill debris therefrom; however, all such reconfiguration and debris removal work have been completed at this point with respect to this site.
- Phases 2D-4D were originally approved to include a maximum 1,750,000 sq. ft. of Office/R&D buildings, as well as new infrastructure and open space improvements consisting of the continuation of the new streets, sidewalks and utilities from Phase IC, a new sewer pump station, bicycle facilities, shuttle bus stops, and new open spaces including courtyards, plazas, pocket parks, and Bay Trail improvements along the Oyster Cove Marina shoreline.
- Phase 2C includes the public areas at the eastern end of the Oyster Point Marina, and the 2011 approvals included landscape, parking and landfill cap improvements.
Phases 2D-4D Precise Plan - Project Overview
Phases 2D-4D will replace the existing Oyster Point Business Park buildings which are located at 375-389 Oyster Point Blvd. The total acreage of the combined sites is approximately 30 acres. These phases have all been designed to be a combination of life-sciences buildings surrounding an outdoor “science room” that will provide formal and informal open space for both campus tenants and the public. Each of the science rooms will also have direct access to the Bay Trail and associated open space areas adjacent to the San Francisco Bay.
The Phase 2D site is located to the north of Oyster Point Blvd, directly across from Phase 1D that is currently under construction. Phase 2D will comprise the largest sub-development within the entire Oyster Point Redevelopment Project, with three life sciences buildings, each seven to eight stories, totaling 776,982 sq. ft. and a ten-level parking structure located around the periphery of the phase two site. The interior of the Phase 2D site will encompass the primary open space area, with a north-south orientation intended to lead people through the Phase 2D science room, which includes a sunken amphitheater, as well as approximately 48,000 sq. ft. of amenity space (restaurant/bar, gym). The Phase 2D parking structure will accommodate 2,016 parking spaces.
The Phase 3D site will consist of two six-story buildings totaling approximately 428,000 sq. ft. The Phase 4D site comprises two buildings, six and seven stories, totaling approximately 464,000 sq. ft., with a smaller accompanying amenity space of 8,600 sq. ft. Both phases’ buildings are oriented to take advantage of the outward facing marina views, with a large science room that would include work flex spaces, outdoor micro meeting areas, and direct access to the adjacent Bay Trail. Parking for Phases 3D and 4D would be provided by a nine-level parking structure across Oyster Point Blvd North, accommodating 2,356 parking spaces.
Phases 2D-4D conform to the development standards stated in the Oyster Point Specific Plan Zone District, which limit lot coverage to 60-percent of the site and limit floor area ratio to 1.25 total across Planning Area 1. Parking over the entire Oyster Point Specific Plan Planning Area 1 site will not exceed the maximum allowable limit of 2.5 spaces per 1,000 sq. ft.
Construction of Phases 2D-4D will also require public right-of-way improvements, including reconfiguring Oyster Point Boulevard to correspond with road improvements constructed as part of the Phase 1C/1D project. The proposed infrastructure improvements will be designed to coordinate with Capital Improvement Program projects identified in the East of 101, including the Oyster Point Corridor Improvements.
GENERAL PLAN CONFORMITY AND ZONING CONSISTENCY ANALYSIS
The Project site is located in the Oyster Point Specific Plan District and is part of the “East of 101” Planning Sub-Area as defined by the City of South San Francisco’s General Plan. The site’s General Plan designation is Business Commercial/Coastal Commercial.
The Project is consistent with the guiding and implementing policies in the General Plan as it has been designed to promote campus-style uses, such as biotechnology, high-technology and research and development uses. The site layout and overall architecture would help shape the urban character of the East of 101 Area. The Phase 2D-4D Precise Plans will not result in any substantive changes to or substantial deviations from what was originally envisioned by the Oyster Point Specific Plan, and the overall project will remain consistent with the intent and purpose of the Oyster Point Specific Plan District and comply with all development standards of the District.
DISPOSITION AND DEVELOPMENT AGREEMENT CONFORMITY
The Project site is located in the former Downtown/Central Redevelopment Plan area, and a Disposition and Development Agreement (DDA) was entered into by the Former Redevelopment Agency of the City of South San Francisco (Agency) and the project applicant (see Attachment 3). The DDA was entered into as part of an overall plan for the intended development of a life science campus that is to include research and development facilities, office buildings, public improvements, public amenities and open space on both City properties and Oyster Point Business Park properties. The Phases 2D-4D Project will continue implementation of the overall project, in keeping with the DDA.
DESIGN REVIEW BOARD
On November 19, 2019, the Design Review Board met and reviewed the proposed Precise Plans. The Board found that the proposed building elevations were in keeping with the previously approved project, but had comments related to the site planning and landscaping.
1. Ensure that the Phase 2D interior plaza/amphitheater is visible to pedestrians approaching from the east along Oyster Point Blvd and the open space/marina. Consider notching out the lower level of Building D to frame out a possible walkway to accommodate this change.
2. Revise the streetscape between the Phase 3/4 buildings and the Phase 3/4 Parking Garage to make more prominent pedestrian crossings between garage exits and the building/plaza entrances and to make the service yards less visible.
3. The proposed landscaping will work for the site, but the proposed “Deer Grass” will not work at this location, as the area is too cold for survival. Consider planting “Pink Muhly”.
4. The proposed trees will need good soil and 2 ½ foot deep tree pit for proper growth.
5. Incorporate a program to make sure the outside amenities will be utilized and functional for the employees and the public. Add features that are inviting.
6. Consider providing additional trees for wind protection around the Amphitheatre and other public area to mitigate the high winds.
The applicant has modified the Precise Plan drawing set in response to the comments made by the Design Review Board. Staff is of the opinion that the applicant has adequately addressed all of the Design Review Board’s comments.
ENVIRONMENTAL REVIEW
A Draft Environmental Impact Report (DEIR) was prepared for the Oyster Point Specific Plan and Phase ID Precise Plan by the environmental consulting firm of Lamphier Gregory. The DEIR was circulated on January 25, 2011, for a 45-day review period. A public hearing was held before the Planning Commission on February 17, 2011 to receive comments from the public on the DEIR. The City Council certified the EIR (State Clearinghouse number 2010022070) on March 16, 2011. The 2011 EIR included a Mitigation Monitoring and Reporting Program along with a Statement of Overriding Consideration.
For the proposed Phase 2D-4D Precise Plans, an Environmental Checklist to determine whether the project is within the scope of the 2011 EIR was prepared (2020 Environmental Checklist) to evaluate whether preparation of a Supplemental or Subsequent EIR or Negative Declaration is required. The 2020 Environmental Checklist concludes that the implementation of Phases 2D-4D will not cause significant impacts, that it will not trigger any new or more severe impacts than were studied in the 2011 EIR previously certified for the overall OPSP Project, and that no significant information has come to light since the EIR was certified that shows new or more severe significant impacts, and all of the Mitigation and Monitoring Plan measures included in the 2011 EIR will continue to apply. Therefore, the 2011 EIR continues to serve as the applicable environmental review document pursuant to the requirements of CEQA for approval of the current project, and no further CEQA action is required by the Planning Commission at this time.
CONCLUSION
The proposed Phase 2D, 3D and 4D Precise Plans are in keeping with the previously approved Oyster Point Specific Plan and Design Guidelines and Phase 1D Precise Plan, and will continue the transformation of this previously underutilized site to a high density state-of-the-art Office/R&D campus in keeping with the vision of the General Plan, East of 101 Area Plan, Oyster Point Specific Plan, Disposition and Development Agreement, and Capital Improvement Program. There are no new or increased environmental impacts that would occur as a result of the proposed Phase 2D, 3D and 4D Precise Plans.
Therefore, staff recommends that the Planning Commission take the following actions:
1. Adopt a Resolution making findings and determining that the Oyster Point Phase 2D-4D Precise Plans Project is fully within the scope of environmental analysis in the 2011 Environmental Impact Report and that the 2020 Environmental Checklist and 2011 Environmental Impact Report continue to serve as the applicable environmental review document for the Project, and no further environmental document would be required under CEQA Guidelines section 15162; and,
2. Adopt a Resolution making findings and approving Precise Plan PP19-0001 and Design Review DR18-0034, based on the attached draft findings and subject to the attached draft conditions of approval.
ATTACHMENTS
1. 2011 Oyster Point Specific Plan
2. 2011 Phase ID Precise Plan, Approved Drawings modified 2019
3. 2011 Disposition and Development Agreement
4. Design Review Board Minutes - November 19, 2019
ASSOCIATIONS
1. Draft CEQA Resolution (20-127)
A. Exhibit A - 2011 EIR (<http://weblink.ssf.net> under Planning Division/ Environmental Reports/ Oyster Point Specific Plan)
B. Exhibit B - 2020 Environmental Checklist and attachments
2. Draft Entitlements Resolution (19-1030)
A. Exhibit A - Draft Conditions of Approval and Oyster Point Phase 1 Adopted Conditions of Approval
B. Exhibit B - Phase 2D-4D Precise Plan Drawing Set