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OCII approves Kilroy's Block 40 Mission Bay design and four variances
Summary
The Commission conditionally approved Kilroy Realty's revised design for Block 40 in Mission Bay South, accepting four variances (height/occupiable space, corner setback for a plaza, tower spacing and tower floor-plate/frontage), and added conditions on delivery access and further design refinement.
The Commission on Community Investment and Infrastructure on Feb. 3 conditionally approved a new combined basic concept and schematic design for Block 40 in Mission Bay South, submitted by Kilroy Realty, and granted four variances necessary to adapt the massing to the triangular, freeway-adjacent site.
Staff said the project replaces a previously approved design and retains the prior massing but introduces a new exterior expression intended to better respond to adjacent hospital and park uses. The project is described in the staff packet as approximately 667,000 square feet of office space with roughly 15,000 square feet of retail and about 667 parking spaces (the project will allow additional biotech parking if needed). Designers said the two towers would be 12 stories and remain within the 180-foot screening limit while allowing an additional 9 feet of occupiable height where proposed.
The four variances address (1) a limited increase in occupiable height above the typical Mission Bay baseline (occupiable 169 feet rather than 160, within overall screening limits), (2) pulling the corner massing back to create a public plaza at Owen and Sixteenth rather than building to the property line, (3) a modest encroachment by small elevator shafts into a 200-foot tower spacing requirement, and (4) allowance for larger floor plates/tower frontage to achieve a broken-tall/broken-short massing. Staff recommended conditions to refine the southern elevation and to require internal drop-off and loading solutions to prevent illegal on-street loading on Owen Street; the project team reported ~50% SBE participation to date for professional services.
Corinne Woods, chair of the Mission Bay Citizens Advisory Committee, and other community speakers said the CAC preferred the new design and supported the variances; commissioners stressed local-hire goals, incorporation of local artists for public art, and attention to color palettes for neighbors who will see the building daily. The commission adopted the environmental findings and approved the design and variances (Resolution 7-2015).
