Loading...
HomeMy WebLinkAbout300 Airport Boulevard - Staff Report (2)BURL Community Development Department PLANNING COMMISSION STAFF REPORT APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: February 22, 2016 AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") STUDY ITEM Item No: 9(d) PROPERTY ADDRESS: 300 Airport Boulevard APN: 026-350-130 APPLICANT/ARCHITECT/DESIGNER: Arent Fox (Applicant), Gensler (Architect) PROPERTY OWNER: Burlingame Point LLC GENERAL PLAN/ZONING: Commercial Uses: Office Use; Bayfront Specific Plan Anza Point Area; Anza Point North (APN) Zoning LOT AREA: 18.13 AC PROJECT DESCRIPTION On June 18, 2012 the City Council approved an application for development of a new office/life science campus at 300 Airport Boulevard (also known as 350 Beach Road), zoned APN (Anza Point North). The proposed project consists of two 5-story buildings, one 7-story building and one 8-story building dedicated to office/life science uses with retail and food services on the first floor; these buildings total 730,000 square feet. In addition, there would be a two-story amenities building (37,000 SF), which would include a child care facility, an indoor and outdoor exercise facility and cafeteria. Parking would be provided in a 5-story parking structure, in a podium level parking area below the four office/life science buildings, and in smaller parking lots scattered throughout the site. This site is currently vacant, but was formerly developed with a drive-in movie theater. The project site is bounded by the existing Airport Boulevard to the north, Airport Boulevard and the Bay to the east, existing light -industrial buildings along Beach Road to the south, and Sanchez Channel to the west. The 18.13-acre project site consists of the subject property and adjacent State of California leased lands. The amenities building will also provide a child care facility which would be available to employees and general public. In addition, the project would include incidental food establishments and retail services available to employees and general public Airport Boulevard would be realigned through the project site. The project also includes public access shoreline improvements where the project adjoins the San Francisco Bay frontage and along Sanchez Channel. Request for Design Review Amendment. The property and project were acquired by Burlingame Point LLC and its parent company, Genzon Group, in early 2015. The current applicant is proposing design refinements to the previously approved project. The revised project will retain the overall development program with four office/life science buildings, an amenities building with fitness/childcare, and a 5-story parking structure, as well as subsurface and surface parking. Total building area would remain 767,000 square feet (0.97 FAR). 1 euRLINGAME Community Development Department PLANNING COMMISSION STAFF REPORT APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR Meeting Date: February 22, 2016 AN OFFICE/LIFE SCIENCE DEVELOPMENT ("BURLINGAME POINT") STUDY ITEM Item No: 9(d) Proposed revisions to the design include adjustments to building locations and footprints, and changes to building forms and architectural treatments. Heights of the office buildings would be unchanged. Vehicular and loading access and pedestrian circulation would be changed to create an improved pedestrian space between the four office buildings. The approved parking count would be maintained at 2,318 parking spaces, though the applicant proposes minor adjustments to the parking space distribution within the project site. The landscape plan would be revised, including new shoreline improvements along the Sanchez Channel, and there would be an adjustment to the realignment of Airport Boulevard. The property and project were acquired by Burlingame Point LLC and its parent company, Genzon Group, in early 2015. The current applicant is proposing design refinements to the previously approved project. The revised project will retain the overall development program with four office/life science buildings, an amenities building with fitness/childcare, and a 5-story parking structure, as well as subsurface and surface parking. Total building area would remain 767,000 square feet (0.97 FAR). January 25, 2016 Planning Commission Study Session. The Planning Commission received a presentation on the revised design concepts as a study item at its January 25, 2016 meeting (minutes attached). The applicant has provided a response letter dated February 16, 2016 to address issues raised by commissioners in the study meeting (attached). The applicant has also submitted a package of diagrams to illustrate the design refinements. These include: • An improved Bay Trail design and additional Bay Trail connections to the property; • A relocated parking garage ramp to create more open space at the interface to the Bay Trail; • Improved bicycle parking and access; • Refinements to Airport Boulevard including traffic calming and adjusted drop off locations; • Landscaping palette; • Additional information on building amenities; and • Additional information on facade materials and maintenance. DISCUSSION Initially two Planning Commission study meetings were proposed to review the design amendments before returning for action, with the first being the January 25t" meeting. Subsequently the applicant requested an additional study meeting to present responses to initial comments from the commission. Those responses are being presented in this meeting. The application will next return as a Design Review Study meeting with detailed building elevations and design elements. Finally, the application will return to the Planning Commission for action. The City Council approval in 2012 included certification of an Environmental Impact Report (EIR) for the project. As part of the Design Review Amendment application, an addendum to the EIR is being 2 BURLINGAME Community Development Department PLANNING COMMISSION STAFF REPORT APPLICATION FOR AMENDMENT OF THE DESIGN REVIEW APPROVAL FOR AN OFFICE/LIFE SCIENCE DEVELOPMENT ('BURLINGAME POINT") Meeting Date: February 22, 2016 STUDY ITEM Item No: 9(d) prepared. The addendum will address potential impacts of the revised design as they may relate to the findings and conclusions of the certified EIR. The Planning Commission will review the EIR Addendum in conjunction with its action on the Design Review Amendment application. PLANNING COMMISSION ACTION The Planning Commission should conduct a public hearing to review the refined design concepts and consider public testimony. No action shall be taken; the comments provided during the discussion are advisory to the applicant. The application will subsequently return to the Planning Commission as a Design Review Study item, and later for final action once the EIR Addendum has been prepared. Prepared by: Kevin Gardiner, Planning Manager c. Arent Fox, applicant Burlingame Point LLC, property owner Attachments: • Planning Commission Meeting Minutes — January 25, 2016 • Applicant Letter of Explanation, dated February 16, 2016 • Application to the Planning Commission • Notice of Public Hearing - Mailed February 12, 2016 Provided Separately: • Applicant presentation document (11 pages) 3 COMMUNITY DEVELOPMENT DEPARTMENT • 501 PRIMROSE ROAD • BURLINGAME, CA 94010 P: 650.568.7260 • fi 860.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: Rl Design Review ❑ Variance ❑ Parcel #: APN-026-360.130 ❑ Conditional Use Permit ❑ Special Permit ❑ Zoning / Other: PROJECT ADDRESS: 300 Airport Boulevard APPLICANT Name: -Steve Atkinsnn Address: Arent Fox, 55 Second St., 21st Floor City/Stateop: San Francisco, CA 94106 Phone: (415) 805-7971 E-mall: steve.atkinson@arentfox.com ARCHITECT/DESIGNER Name: Gensler Address: 2 Harrison Street, Suite 400 City/State/Zip: San Francisco, CA 94105 Phone: (415) 836.4428 E-mail: Benedict Tranel@gensler.com Burlingame Business License #: PROPERTY OWNER Name: Burlingame Point LLC Address: 433 Airport Blvd., Suite 426 City/State/Zip: Burlingame, CA 94010 Phone: _(6071692.7187 E-mail: _tlanx)cgenzon.com.cn Autho►izeflon Jo Reproduce Protect Plans: 1 hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as part of the Planning approval process and waive any ctalms against the City arising out of or related to such action. (Initials of ArchitutfDaslgner) PROJECT DESCRIPTION: See attached. AFFIDAVIT/SIGNATURE: I hereby certify under pen Ity of perjury that the information given herein is true and correct to the best of my knowledge and belle Applicant's signature: Date:_ f' l'- s � 1 I am aware of the proposed—ap—oncilown and hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: ov- SL,,� Date. Date submitted: &1 NAN00UMPCAPPrkadon.doc COMMUNITy DEVELOPMENT DEPARTMENT • 601 PRIMROSE ROAD • BURLINGAME, CA 94010 a I p: 650.668.7260 • f: 650.696.3790 • www.burlingame.org APPLICATION TO THE PLANNING COMMISSION Type of application: Ed Design Review ❑ Variance ❑ Parcel #: APN-026-350-130 ❑ Conditional Use Permit ❑ Special Permit ❑ Zoning / Other:_ PROJECT ADDRESS: 300 Airport Boulevard APPLICANT Name: Steve Atkinson Address: Arent Fox, 55 Second St., 21st Floor City/State0p: San Francisco, CA 94106 Phone: (416) 805-7971 E-mail: steve.atkinson@arentfox.com ARCHITECT/DESIGNER Name: Gensler Address: 2 Harrison Street, Suite 400 City/State/Zip: San Francisco, CA 94105 Phone: (415) 836.4428 E-mail: Benedict_Tranel@gensler.com Burlingame Business License PROPERTY OWNER Name: Burlingame Point LLC Address: 433 Airport Blvd., Suite 426 City/State/Zip: Burlingame, CA 94010 Phone: (607) 5?2-7187 E-mail: tianxx@genzon.com.cn Authorization to Reproduce Prolect Plans. I hereby grant the City of Burlingame the authority to reproduce upon request and/or post plans submitted with this application on the City's website as partALth�fAilipning approval process and waive any claims against the City arising out of or related to such action. �(Initials of Architect/Designer) PROJECT DESCRIPTION: See attached. AFFIDAVIT/SIGNATURE: I hereby certify under penalty of perjury that the Information given herein is true and correct to the best of my knowledge and belief. Applicant's signature: Date: I am aware of the proposed application and hereby authorize the above applicant to submit this application to the Planning Commission. Property owner's signature: f/ LL Si.�`� Date: -2 ­2 Date submitted: s: iwwoours1PCAporrcouon.eoc F F F U16 Gensler CITY OF .:,�;riOivi;HPnE (,Di)-P1ANNING DIV February 16, 2016 Jeff DeMartini, Chair and Planning Commissioners City of Burlingame 501 Primrose Road Burlingame, CA 94010 Re: Burlingame Point Project Dear Chair DeMartini and Planning Commissioners: Thank you for your time, comments, and suggestions to the proposed design refinements in the Burlingame Point Project study session on January 25, 2016. In response, we have made several design modifications and refinements to the proposal which we will present to you at the February 22, 2016 meeting. These are attached for your review. We trust that you will find these modifications complete and responsive. A summary of design refinements include the following: an improved Bay Trail design at the property, additional Bay Trail connections to the project, a relocated parking garage ramp to create more open space at the project interface to the Bay Trail, improved bicycle parking and access, added traffic calming along Airport Blvd at the pedestrian promenade, and adjusted drop off locations.: In response to questions and comments about the landscaping, we have developed a specific palette for planting, softscape and hardscape materials. Planting includes a variety of diverse, native species that are drought tolerant and Bay friendly, creating habitat for native wildlife. These include Monterey Pines, Torrey Pines, Silk Trees, London Plane Trees, Cajeput Trees, Rosemary, Sea Lavendar, Yellow Bush Lupine, Molate Red Fescue, and Pink Muhlygrass. Hardscape materials include natural stone pavers, concrete pavers, concrete sidewalks and driveways, wood decking, and asphalt paving along Airport Blvd and parts of the Bay Trail. Seating will use similar materials including stone, concrete, metal, and wood benches. Along the pedestrian promenade, we have designed outdoor "rooms" in the landscape. These "rooms" will be shaped through overhead canopies created by trellises and trees, surrounding planting, decking material, and seating configuration. These outdoor "rooms" provide intimate gathering places that are human scaled and provide contrast to the larger public entry plazas where pedestrians enter the site from Airport Blvd at the 1 A summary of the revised landscape design is shown on Page 2. February 16, 2016 Gensler Page 2 promenade.; To further improve the pedestrian experience, we plan to commission public art along the length of the promenade. Bicycle access to the project is along the Bay Trail and also along shared bike lanes on Airport Blvd through the property. Public bike parking is provided on site directly where cyclists will enter the property and at close proximity to the entry lobby for each building. Public bike parking is also provided in front of the amenity building. All of this public bike parking is in highly visible locations where it will be well used and secure. Additional bike parking is provided in the basement level to meet the needs of tenants., The Bay Trail is designed where it passes through the project as a 12' wide path, with two 5' multipurpose lanes, one in each direction. A separate 2' wide shoulder allows provides soft paving for walkers and joggers to pass by others using the main trail. This is similar to the Bay Trail in the Coyote Point Recreation Area, but the path envisioned for this project is wider, and therefore safer. Specifically the 2' wide shoulder will be an improvement over what is offered elsewhere: We considered that the access to the site needs to be wider and more gracious for Bay Trail users to connect to Coyote Point. We therefore refined and widened the trail where it enters the project. We also heard that there need to be more connections between the Bay Trail and the project along the east edge of the property, and that the parking ramp may block this connection. In response, we shifted the location of the parking ramp southward to create more open space. In addition to the more prominent pedestrian promenade connection, we added two more connections from the Bay Trail to the open space at the east side of the project site. The additional Bay Trail connections are intentionally located at the site parking for Bay Trail access. In response to the concern expressed for bicycle and pedestrian safety, we have made the Bay Trail curve a bit at key locations, to provide a natural slowing for cyclists. We have further changed the hardscape paving material at the overlook, to provide a clear indication for cyclists that this is also a pedestrian crossing area. Finally, we provided a separation with a short set of steps from the pedestrian area, which will assure that cyclists don't inadvertently enter the pedestrian area., Z Planting and landscape palette is shown on Pages 3 and 4. 3 Bicycle parking and access is shown on Page 5. ° Bay Trail design is shown on Page 6. s An overview of these refinements is shown on Page 2, and the detailed view of the connections from the Bay Trail to the project is shown on Page 7. 6 The bicycle path separation is shown on Page 7. February 16, 2016 Gensler Page 3 We received comments about the location of vehicle drop-offs at the center of the promenade, and have made several changes. First, we created clear pedestrian crossing zones that flow from the pedestrian walkways in the promenade. We provided separate pull- outs for shuttles that are shifted away from the pedestrian promenade, which previously were located in the center of the promenade and Airport Blvd intersection. As an aside, this pull-out includes space for shuttles that may be corporate campus type of shuttles for tenants, as well as for prospective shuttles to downtown Burlingame. We have also added traffic calming where the promenade intersects Airport Blvd, in the form of a raised and changed paving pattern. The clear cross -walk areas within that traffic calming zone separate pedestrians from any personal vehicles that might pull over for drop-off or pick-up. Finally, we added a pedestrian safety island in the center of Airport Blvd at the pedestrian promenade, creating a safe harbor for pedestrians and also preventing cars from making U- turns in this location: Concerning rain shelter, we have changed the pattern of walkways so they are next to the buildings, allowing someone to stay near the building, and added planting and tree coverage in the center, which provides a natural rain canopy and has the added benefit of providing more shade and greenery to the pedestrian promenade. Also, during inclement weather, one can access the garage to move to another building. Finally, at the entry lobbies, we recessed the ground floor fa4ade so the building above acts as a canopy to provide rain protection. I n response to comments and questions about the exact locations and types of amenities, and a balance of uses, we worked with the Owner to refine a specific proposal for amenities. It should be noted that the Owner would like to build an amenity rich campus that will attract tenants to the project, as well as world class food service venues, open to the public. The entitled area for amenities is approximately 63,400 gross sq. ft. and the project proposes to build out the full extent of this entitled area. The amenity building will house an approximately 6,500 sq. ft. daycare, an approximately 6,500 sq. ft. fitness center, and an approximately 15,000 sq. ft. restaurant. This makes the amenity building a total of 28,000 gross sq. ft. which is smaller than the originally entitled 37,000 gross sq. ft. amenity building. This size was based on market considerations for the appropriate use areas, and also in consideration of the January 25 feedback that the amenity building should not be too big, so that more amenities can be programmed into the office buildings to activate the pedestrian promenade. We have concentrated the amenities in Buildings 1 and 2, on the east side of Airport Blvd, in order to create an amenity rich destination that is activated by people and commercially vibrant. This location also makes the amenities more easily accessible to the public who arrive at the project through the surface parking, the pedestrian promenade, and the Bay Trail. ' The revised drop-off zone and enhancements for pedestrian safety are shown on Page 9. February 16, 2016 Gensler Page 4 The ground floor of Building 1 is envisioned as a restaurant and a separate "marketplace" that will provide food for take away and for on -site consumption. A larger scale precedent for this would be something like the Ferry Building in San Francisco or the Shed in Healdsburg. The ground floor of Building 2 is envisioned as the conference center for the project that would be publicly accessible. Ancillary retail is located in the ground floor of Building 2 in order to support users of the conference space. Clustering the amenities in Buildings 1 and 2 for the initial build -out makes them immediately accessible to the Bay Trail. Combined with a robust offering of food services, this location maximizes the potential for use on weekends as well as before and after normal office hours, allowing for increased community access., The outlined approach provides the maximum entitled amenities. Within the promenade, the design concentrates the amenities for ease of public access and commercial viability. This activates the project at the Bay Trail and pedestrian promenade nexus. Finally, the design approach creates flexibility for future addition based on market demand and tenant and operator input. Concerning the use of the open space east of the amenity building and south of Airport Blvd, we have added an outdoor fitness center patio. It should be noted that there are two additional competing uses for this same outdoor space, one of which is a right-of-way easement for the future widening of Airport Blvd as it enters the property from the south, and the second of which is a storm -water retention area., In response to one comment concerning glare, we have evaluated this issue. The original entitlement contemplated using glass that is not dark and not reflective. We also are using glass that is not dark and not reflective. We have procured a sample of the proposed glass for the project and will share that with the Commission at the next study session, as well as photographs of other projects that use the same or similar glass. We believe the selected glass, by being light in color, reinforces the lightness of the buildings intended by the design concept.�� Several comments were made with respect to cleaning the fa4ade. We have retained a fa4ade maintenance consultant and developed a specific protocol. A standard pair of roof - mounted davit arms will lower a swing -stage platform along the facade. This stage will be held off the fa4ade with soft rollers in order to protect the fins. Tag lines will allow the platform to maneuver over the setback terraces on each building._: e The layout of project amenities is shown on Page 10. 'The design of the open space in front of the amenity building is shown on Page 11. 10 Precedent images of the proposed glass type are shown on Page 12. 11 Facade maintenance access is shown on Page 13. February 16, 2016 Page 5 Gensler We hope that our revised plans, and our explanation above has addressed your concerns and questions. We look forward to continuing our dialogue with you on February 22. Very truly yours, Benedict Trane1, AIA, LEED AP Principal CITY OF BURLINGAME ' COMMUNITY DEVELOPMENT DEPARTMENT BURLINGAME 501 PRIMROSE ROAD 1 - BURLINGAME, CA 94010 PH: (650) 558-7250 • FAX: (650) 696-3790 www.burlingame.org Site: 300 AIRPORT BOULEVARD The City of Burlingame Planning Commission announces the following public hearing on MONDAY, FEBRUARY 22, 2016 at 7:00 P.M. in the City Hall Council Chambers, 501 Primrose Road, Burlingame, CA: Application for Amendment of the Design Review approval for an office/life science development ("Burlingame Point") located at 300 AIRPORT BOULEVARD zoned APN. APN 026-350-130 Mailed: February 12, 2016 (Please refer to other side) City of Burlingame PUBLIC HEARING NOTICE A copy of the application and plans for this project may be reviewed prior to the meeting at the Community Development Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written correspondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (650) 558-7250. Thank you. William Meeker Community Development Director PUBLIC HEARING NOTICE (Please refer to other side)