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Report regarding consideration of a Design Review Modification (DR19-0044) to alter the site plan and exterior appearance of a previously entitled project to construct two new office/R&D buildings (one 4- and one 5-stories) totaling 326,020 sf, and a 3-level parking structure on a 7.48 acre site in the Business Technology Park (BTP) Zone District and determination that the project is consistent with the 2012 Partial Recirculated Environmental Impact Report (EIR) as the project is fully within the scope of the 2012 Partial Recirculated EIR and thus no additional environmental review is required pursuant to CEQA Guidelines Sections 15162 and 15164. (Billy Gross, Senior Planner)
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RECOMMENDATION
Recommendation
Staff recommends that the Planning Commission adopt a Resolution determining that the 494 Forbes Design Review Modification is fully within the scope of environmental analysis in the 2012 Partial Recirculated Environmental Impact Report, and making findings and approving a Design Review Modification to the previously entitled project.
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BACKGROUND/DISCUSSION
494 Forbes Entitlement Overview
In December 2012, the City Council approved a Use Permit, Development Agreement (DA), Preliminary Transportation Demand Management (TDM) Plan, Design Review, and Environmental Impact Report (EIR) to construct two new office/R&D buildings totaling 326,020 square feet, a three-level parking structure, and related landscape improvements on a 7.48 site. The two proposed buildings consisted of a 4 story, 137,944 square foot building and a five-story, 188,076 square foot building. The proposed parking includes an 848 space garage, an 83 space surface parking lot, and a landscaped 47 space parking reserve area.
Proposed Design Review Modifications
No changes are proposed to the overall scope of the project; the total square footage of buildings and number of parking spaces will remain exactly as entitled in 2012. However, the architectural and site planning expectations for bio-technology campuses has evolved since the project was originally entitled. Based on this, the applicant has re-designed the building architecture to look substantially different, and has also revised the proposed site/landscape plan to enhance tenant open spaces and reduce the amount of at-grade parking close to the buildings.
The proposed architecture of the buildings will be less planar, with significant stepbacks along the Allerton/Forbes elevations. Architectural materials will include varied types of glass walls, with metal screen systems for mechanical equipment. The parking garage will be constructed using similar materials as the new buildings.
GENERAL PLAN CONFORMITY AND ZONING CONSISTENCY ANALYSIS
The Project site is located in the Business and Technology Park land use category and zoning 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 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 Design Review Modification will not result in any substantive changes, and the overall project will remain consistent with the intent and purpose of the General Plan land use designation and comply with all development standards of the Zoning Ordinance.
DESIGN REVIEW BOARD
On September 17, 2019 the Design Review Board met and reviewed the proposed modifications to the plan. The Board recommended approval of the building redesign, but had general comments related to the mechanical screen walls and site planning/landscaping:
1. The mechanical screen walls need articulation to help blend the structure together.
2. The proposed landscaping should incorporate taller tree species to help scale the height of the buildings. Select species that will grow to at least 40-50 ft. in height and will survive the SSF elements, consider some Redwood trees. Some of the wide spreading type groundcovers identified will not thrive in the SSF cold element or wind. Consider Ceanothus gloriosus 'Anchor Bay', which does very well in SSF.
3. Consider incorporating clumping grasses, such as Muhlenberia capillaris “Pink Muhly”, with a landscaping pattern around the Rail to Trails area.
4. Add a row of Populus nigra 'Italica', Lombary Poplar trees, or Sequoia sempervirens 'Aptos Blue', Coast Redwood, or Pinus canariensis, Canary Island Pine, each of which will grow tall and provide adequate screening around the Allerton side of the parking garage.
5. Tree pits should be designed to a minimum dimension of 8 feet by 8 feet x 3' deep with structured soil below paving, or loamy sand, each very good soils for use at this location, and provide sub drain lines, or deep french drain type drainage holes, for best success in growing large trees around these very tall buildings
6. Review the plant materials list and consider non-allergenic trees, shrubs and groundcovers, as the campus is up wind and across the street to a childcare center and the winds can carry pollens to that campus.
7. Check with the Fire Department if the proposed checker-block pavers will be meeting their specification for a Fire Truck load.
The applicant has modified the Precise Plan drawing set in response to the Design Review Board’s first comment, related to articulation of the mechanical screen walls (see Sheet 34 of 38 of Exhibit B to the associated Resolution). Staff is of the opinion that the applicant has adequately addressed this comment. The remaining comments are required to be addressed prior to the issuance of a building permit for the project, and have been referenced in Condition of Approval A-1.
ENVIRONMENTAL REVIEW
The City prepared a Partial Recirculated Draft Environmental Impact Report (2012 Partial Recirculated DEIR). The DEIR was circulated on April 17, 2012 for a forty-five day review period. A public hearing was held before the Planning Commission on October 4, 2012 to receive comments from the public on the DEIR. The City Council certified the EIR (State Clearinghouse number 2006092054) on November 14, 2012. The EIR included a Mitigation Monitoring and Reporting Program along with a Statement of Overriding Consideration.
The proposed Design Review Modification consists only of updating the external appearance of the proposed building; the density, intensity, location and other circumstances of the Project would remain the same; and the construction of the project would remain to be carried out in the same manner to the extent that insignificant changes may be required to accommodate the revised external appearances of the building. Thus, the project remains consistent with the analysis included in the previously certified EIR, and the approval of this Design Review Modification would not result in any substantial changes thereto, any new significant environmental effects, or a substantial increase in the severity of any previously identified effects beyond those disclosed and analyzed in the 2012 Partial Recirculated EIR certified by City Council, nor does the Design Review Modification constitute a change in the Project or change in circumstances that would require additional environmental review. Therefore, no further environmental analysis would be required.
CONCLUSION
The Design Review Modification is in keeping with the previously approved 494 Forbes Blvd entitlements, 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 and Business & Technology Park Zoning District. There are no new or increased environmental impacts that would occur as a result of the proposed modifications.
Therefore, staff recommends that the Planning Commission adopt a Resolution making findings and determining that the 496 Forbes Design Review Modification is fully within the scope of environmental analysis in the 2012 Partial Recirculated Environmental Impact Report, and approving a Design Review Modification to this previously entitled project.
ATTACHMENTS
1. 494 Forbes Blvd Approved Drawings, dated August 2010
2. Design Review Board Minutes - November 20, 2018
ASSOCIATIONS
1. Draft Entitlements Resolution (18-1085)
Exhibit A: Draft Conditions of Approval and 494 Forbes Adopted Conditions of Approval
Exhibit B: 494 Forbes Revised Precise Plan Project Drawings