Vantage R/D Life Science Campus420-490 Forbes BlvdMaster Plan and Precise Plan Planning Commission Meeting
October 19, 2023
1 2
Aerial of Project Site420-490 Forbes Blvd @ Allerton Avenue 19 acre project site
Located East of 101
Zoned Business Tech Park High
3 Project SiteExisting parcel map
Existing 6 parcels outlined in red comprise the 19 acre project site
4 Project SiteProposed parcel map
Proposed 10 parcel configuration
BackgroundBuildings A and B
Phase 1: 480 & 490 Forbes
Approved in 2019 and currently under construction
Existing Aerial Image
BackgroundAmenity Building
Phase 1: Amenity Building
Approved in 2022 and currently under construction
Existing Aerial Image
1.65 million square feet
FAR 2.0
Buildings A-F and parking structures 1-3
Supports General Plan Goals and Policies
Project DescriptionMaster Plan Site Plan
7 Project DescriptionMaster Plan Rendering
8 689,000 square feet
Buildings C-D & parking structure 1 & 2
Project DescriptionPrecise Plan (Phase 2) Site Plan
9 Project DescriptionPrecise Plan (Phase 2) Rendering
10 11
Overall Master Plan
Master Plan for total build out of 19 acre site
Precise Plan for build out of Phase 2
Design Review
Conditional Use Permit
Vesting Tentative Map
Transportation Demand Management
Development Agreement
Planning Commission to make recommendation to City Council Requested Entitlements
12 Request for Parking above the Max Allowable
Code R/D – 1.50 spaces per 1,000 sf or 2,422 max spaces Proposed – 2.24 spaces per 1,000 sf or 3,701 proposed spaces 1,279 parking spaces above max allowable parking spaces TDM Plan Requirements and Enforcement
50% reduction in SOV required
Trip cap
Annual traffic counts and mode share surveys for enforcement and monitoring Monitoring and enforcement required by city code with
Fines
Use permit revocation
DA terms
Prior to entitlement requests for future phases
13 CUP request for additional parking
Project Public Benefits
Dedication of one acre of land to the City
Potential location for a new fire station
Increase and enhance
public services
health and safety
Amenities on-site restaurant and indoor/outdoor open space area(s) Circulation improvements new ped cross walk and traffic signal Impact fees, as required by code
14 CUP request for additional parking
15 Design Review
City’s Design Review Board recommended the project for Approval on February 21, 2023
15 year term
One acre parcel of land dedicated to the City
Community Benefits Obligation satisfied with land dedication TDM plan with 50% mode shift
Public Amenities and Open Space provided on project site 16 Development Agreement
Public Hearing Oct 19, 2023
Recommended City Council Approve (4-2)
Q/A
Comments
Concerns
COA
No public comments
17 Planning Commission
General Plan Designation - “Business Technology Park - High” Allows for high-density corporate headquarters, research and development facilities, and offices (FAR ranges from 0.5 up to 2.0 with community benefits) General Plan Guiding Principle for BTP High -
“strengthen the City’s role as the worldwide hub of the biotech and life sciences industries and attract more jobs in the technology sector, professional office sector, and other sectors with long-term growth potential and the ability to diversify the city’s supply of high-wage jobs”.
General Plan Consistency
18 Zoning District - Business Technology Park - High” Zoning Consistent with BTP-H Development Standards
Consistent with Site and Building Design Standards (20.310) Consistent with Parking Regulations with CUP
Consistent with FAR with Community Benefits
Zoning Compliance
19 20
Environmental Review (CEQA)
2040 General Plan Update Program EIR
Evaluated buildout resulting from implementation of 2040 GP Update, Zoning Update, and Climate Action Plan Update Vantage Environmental Checklist
Provides substantial evidence that the Vantage Project is within the scope of the 2040 GP EIR and MMRP Project does not represent a substantial change and no new site-specific impacts Project continues to be subject to all relevant 2040 GP EIR mitigation measures
Estimated Impact fees
Childcare Fee: $1,945,758.82
Citywide Transportation Fee: $44,907,082.70
Commercial Linkage Fee: $22,395,555
Public Safety Impact Fee: $1,688,042.42
Parks Fee: $4,561,580.28
Library Impact Fee: $180,401.48
21 Public Comments
None received
22 1) Determine the project is consistent with GP EIR under the provisions of CEQA 2) Approve the requested entitlements:
Master Plan and Precise Plan
Design Review
Conditional Use Permit
Transportation Demand Management
Development Agreement (DA)
Vesting Tentative Map
3) Introduce an Ordinance to approve the DA
Staff Recommendation
23 24
End
Request for Parking above the Max Allowable
Code R/D – 1.50 spaces per 1,000 sf or 2,422 max spaces Proposed – 2.24 spaces per 1,000 sf or 3,701 proposed spaces 1,279 parking spaces above max allowable parking spaces TDM Plan Requirements and Enforcement
50% reduction in SOV required
Trip cap
Annual traffic counts and mode share surveys for enforcement and monitoring Monitoring and enforcement required by city code with
Fines
Use permit revocation
DA terms
Prior to entitlement requests for future phases
Project Public Benefits
Dedication of one acre of land to the City
Potential location for a new fire station
Increase and enhance
public services
health and safety
Amenities on project site restaurant and indoor/outdoor open space area(s) Circulation improvements new ped cross walk and traffic signal Impact fees, as required by code
25 CUP request for additional parking