HomeMy WebLinkAbout300 Airport Boulevard - Staff ReportCity of Burlingame
Updafe of Previously Approved Office/Life Science
Development ("Burlingame Point')
Item No. 6a
Study Item
Address: 300 Airport Boulevard Meeting Date: July 8, 2019
Request: Update of a previously approved office/life science development ("Burlingame Point")
Applicant: Facebook
Property Owner: Burlingame Point LLC
Architect: Gensler (Burlingame Point); WRNS Studio (Tenant Improvements)
General Plan: Bayfront Specific Plan Anza Point Area
Zoning: Anza Point North (APN)
APN: 026-350-130
Lot Area: 18.13 AC
Summary: The most recent amendment to the application for Design Review for the Burlingame Point office
development at 300 Airport Boulevard was approved by the Planning Commission on August 13, 2018 (see
attached August 13, 2018 Planning Commission Meeting Minutes). Construction of the building shells is
currently underway. The applicant recently submitted for a building permit for tenant improvements, however a
permit for that phase of work has not yet been issued.
At that hearing, the Planning Commission voted to approve the amendment to the project based upon the
following information being reviewed by the Commission as an FYI item prior to issuance of a building permit
for the tenant improvements:
Condition of Apqroval #6: ...the project shall provide a minimum of 2,500 sf of space in buildings B1 or
B2 (facing the shoreline or pedestrian promenade) for public-serving amenities, which may include
food/beverage service and other retail services to serve recreational users of the Bay Trail and
members of the public. Such public amenities are encouraged to be provided and open for business on
days and times when substantial use along the shoreline is anticipated, including weekends and
holidays, and are required to provide restrooms accessible to the public. If after two years of operation
the tenant has evidence that the demand for the public amenities is so limited as to justify discontinuing
such services, it may request a change of use. Any significant change of use of the public amenity
space or request to discontinue services shall be reviewed and approved by the Planning Commission.
In addition, following the first two years of operation of the 2,500 sf public serving amenity space(s), the
project shall evaluate the commercial feasibility of converting an additional 2,000 sf of reserve space
within buildings B1 or B2 to public amenity uses, based on projected profitability (absent any subsidy),
and provide a report to the Community Development Director; if determined that providing an additional
2,000 sf of public-serving amenity spaces is commercially feasible, then the project shall use its best
commercial efforts to convert such reserve space to public-serving amenity uses. The location of the
public-servinq amenity space(s) and reserve space shall be confirmed bv the Planninq Commission as
an FYI item prior to issuance of a buildinq permit for tenant improvements.
The applicant previously submitted a letter dated May 22, 2019 and exhibits date stamped June 5, 2019, in
response to the Commission's direction. Those materials were provided to the Planning Commission as an
"FYI" item on the June 10, 2019 agenda. The FYI was pulled by the commission for further discussion.
The applicant has subsequently revised their submittal. However, exhibits for the revised submittal were not
ready in time for the staff report printing deadline. The applicant will present the revised submittal at the
Planning Commission meeting.
Planning Commission Action: This is an informational item, which includes providing "FYI" clarifications to
the Planning Commission's direction and suggestions for a previously approved project.
Update of Previously Approved Project
300 Airport Boulevard ("Burlingame Point')
Because the exhibits will be presented in the meeting, commissioners will not have the opportunity to study the
proposal prior to the meeting. If at the meeting commissioners decide the proposal is acceptable as presented,
no further action will be required. However if commissioners determine they will need more time to consider the
proposal, they can ask for the matter to be continued to the July 22"d meeting.
Kevin Gardiner
Community Development Director
c. Mandy Spain, Facebook, Technical Program Manager
Attachments:
August 13, 2018 Planning Commission Minutes
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City of Burlingame
Meeting Minutes
Planning Commission
BURLINGAME CITY HALL
501 PRIMROSE ROAD
BURLINGAME, CA 94010
Monday, August 13, 2018 7:00 PM Council Chambers
b. 300 Airport Boulevard, zoned APN - Application for Amendment to Conditions of
Approval #6 (retail and food service provisions) and #21 (Transportation Demand
Management provisions) of a previously approved office/life science development
("Burlingame PoinY') (Genzon Investment Group, applicant; Burlingame Point LLC,
property owner) (23 noticed) Staff Contact: Kevin Gardiner
Attachments: 300 Airport Boulevard - Staff Report
300 Airport Boulevard - Attachments
Al/ Commissioners had visited the project site. Commissioners Terrones, Loftis, and Comaroto had
conversations with the legal representatives for the applicant.
Communify Development Director Gardiner provided an overview of the staff report.
Questions of Staff.�
> Would the changes approved in 2017 to remove the roof decks from two of the buildings be retained?
(Gardiner: Yes, those have not been proposed to be changed with this application.)
Chair Gaul opened the public hearing.
Tim Tosta, Arenf Fox, represented the applicant. In his presentation he provided an update that that the
public-facing amenity is proposed to be increased and combined into 2,500 square feet in Building 1.
Chris Hom, Facebook, represenfed the prospecfive tenant.
Commission Quesfions/Comments:
> Had hoped for a restaurant that would be open to the public, beyond the needs of the tenant, and
would be an attraction for the Bayfront. Traffic generation was not the only consideration; had hoped to
enliven the Bayfront, and thought the restaurant would be an attraction.
> What went into the mafh to change from 1,600 square feet to 2,500 square feef? (Tosta: 6,000 square
feet in the orignal approva/ anticipated a commercial success of the retail and restaurants from the
fenants, with a two-year trial period. Facebook needs at least 60, 000 square feef for its own needs and it
cannot be shared with the public; the more space that is created for the public, the less available for
Facebook for its own purposes. Facebook will be attracfing trade to this part of the city; fhe experience in
Menlo Park has been a lot of changes to the surrounding area.)
> There needs to be some 'pioneer species" to enliven the Bayfront.
> The rooftop terraces were removed to allow space for additional mechanical equipment for biotech
uses, but this is nof a biotech. Could the rooftop terraces be restored? Wil/ the other two rooftop terraces
remain? (Hom: Still needs the rooftop space for mechanical units.)(Tosta: The other two rooftop terraces
will be retained.)
> Examp/e of Google Charleston East example has a green loop running through the project and a
public-facing restaurant shared between Goog/e and the public. Could fhere be a public restaurant here
too? (Tosta: The space here is intended to function similarly, and serve both Facebook and the public.
City of Burlingame page 1 Printed on 6/6/2019
Planning Commission Meeting Minutes August 13, 2018
The 2,500 square feet is comparable to the space in the Google example, and is a viable area for a
commercial space that can be maintained over time.)
> How was the location for the amenity space determined? (Tosta: Intent to get people into the
promenade. Wants to activate the promenade.) What would prevent the amenity space from facing the
water, rather than fhe promenade? (Hom: Balance with the rest of the use of the building, including the
location of the kitchen.)(Tosfa: Did not want it to be remote. Wanted a front-door location.)
> Why couldn't a destination resfaurant on the Bayfront be successful? (Tosta: Not enough traffic for a
white tablecloth restaurant.) Would like to offer people an additional reason to go over to the Bayfront.
> Kincaids is a busy resfaurant, and iYs on the Bayfront. It is busy at /unch and dinner. Wants more
attractions for going out to fhe Bayfront. Not sure the economic feasibility argument is correct. (Hom:
Facebook's kitchen is specific to Facebook. To have another restaurant it would need fo have its own
kitchen, which requires more space.)(Tosta: Size is not as imporfant as what is in the space. Something
more than a coffee destination.)
> Had wanted another restaurant - another reason for people to come to the Bayfront. Viability of the
restaurant requires tenants of the new building to support it. Should find a restaurant who wants to be in
the Bayfront location.
> Origina/ly wanted more retail to enliven the area. Why would there not be other tenants like a bicycle
rental or tackle shop? (Tosta: It takes a lot of traffic to support a bike shop. There is 2,500 square feet
that could include some bay-specific products. Retailers are in a lot of troub/e wifh flaftening retail trade.
Could consider some pop-up uses on the weekends. Had proposed a farmer's market in Belle Haven in
Menlo Park, but it was not economically viable. Instead Facebook modulated it into a truck fhat drives
into the neighborhoods.)
> Issue with the word "may" for Bay Trai! users. (Tosta: Did not want it to be specific to a particular
market such as people on the Bay Trail.)(Kane: Emphasis has been to maintain flexibility over time
without locking into a particular solution. Needs to have long-term enforceability, and assumes there will
be some experimentation to determine what works in this /ocation. Use patterns may change over time,
particularly as other developments are built in the area.)
Public Comments:
Jennifer Pfaff.� This project has been 15 years in process, and each time it has been an effort to get the
developer to provide something for the public. Seems like each time something is taken away; a thousand
cuts are being made fo try to make a tenant happy. Likes the pop-up idea, something creative.
Scott Kirkman: Represents the Owners of fhe site across the street comprising 8.76 acres, and has
looked for 30 years to figure out what to build. It is hard to attract uses in this area. This could be a
benefit to fhe other surrounding properties.
Tim Tosta: Can set aside an additional 2,000 square feet as a"reserve" to allow expansion in the future.
The market does not exist now but this could accommodate something later.
Chris Hom: /t is less about the square footage than it is about what is going to be bui/t. Willing to put the
energy into working to find what that is.
Note from City Attorney Kane: All commissioners file a Form 700 which disclose financial interests. Some
commissioners may have Facebook stock as an individual holding. The identity of Facebook is not
crucial to the application; the question is whether the conditions language should be amended to
accommodate a single tenant. The action is being sought by the original applicant (Genzon); whether or
not a commissioner has holdings in Facebook would not be maferia/ fo fhis applicafion. If Facebook were
to become the applicant, staff would need to conduct a conflicts analysis.
Note from Community Development Director Gardiner: The 2,500 square feet is an envelope that can be
split between different tenants, or cou/d be combined into one. The distribution can be changed over time.
City of Burlingame page 2 Printed on 6/6/2019
Planning Commission Meeting Minutes August 13, 2018
Chair Gaul closed the public hearing.
Commission Discussion:
> Amendment to the Transportation Demand Management condition is supportab/e. Allows flexibility
over time with review by the Community Development Director.
> Can support the amendment that the 1,600 square feet of space becomes 2,500, and that the
applicant crafts an additional setaside of 2, 000 square feet.
> Likes fhe synergy of the two spaces together. Would work better than two separate spaces in different
buildings.
> Can support 2,500 square feet plus the setaside for 2,000 square feef.
> Needs fo determine the location of the public-facing space.
> If the public-facing space faces the central promenade, it ensures the promenade will remain open to
fhe public rather than being closed off in fhe future.
> If Facebook gets more involved with the community in fhe future, it cou/d host uses such as pop -ups
on fhe central promenade.
> Could add a local ang/e to the space, perhaps a mural or something to commemorate the former
drive-in.
Commissioner Tse made a motion, seconded by Commissioner Terrones, to approve the
application with the following condition:
> The project shall provide an additional 2,000
public-amenity uses. The location of the public-serving
be confirmed by the Planning Commission as an FYI item.
The motion carried by the following vote:
sf of "reserve" space for expansion of
amenity space(s) and reserve space shall
Aye: 7- Sargent, Loftis, Kelly, Comaroto, Gaul, Terrones, and Tse
City of Burlingame pa8e 3 Printed on 6/6/2019
. CITY OF BURLINGAME
COMMUNITY DEVELOPMENT DEPARTMENT
BURLINGAME 501 PRIMROSE ROAD
`:�BURLINGAME, CA 94010
PH: (650) 558-7250 • FAX: (650) 696-3790
www.burlingame.org
Site: 300 AIRPORT BLVD
The City of Burlingame Planning Commission announces the
following public hearing on MONDAY, JUNE 24, 2019 at
7:00 P.M. in the City Hall Council Chamhers, 501 Primrose
Road, Burlingame, CA:
Update of a previously approved office/life science
development ("Burlingame Point") for
300 Airport Boulevard, zoned APN. APN 025.182.200
Mailed: June 14, 2019
(Please refer to other side)
PUBLIC HEARING
NOTICE
CITY OF BURLINGAME
SO1 PRIMROSE RD
BURLINGAME, CA 94010
Cifv of Burlina�
C � 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, Burtingame, 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.
Kevin Gardiner, AICP
Community Development Director
PUBLIC HEARING NOTICE
(Please refer to other side)