PPA Case No for Pier 70 -

Transcription

1 SAN FRANCISCO PLANNING DEPARTMENT 1650 Missin St. Suite 400 DATE: August 15, 2013 San Francisc, CA TO: Jack Sylvan, Frest City Develpment Califrnia Receptin: FROM: Jshua Switzky, Planning Department RE: PPA Case N fr Pier 70 - Waterfrnt Site Please find the attached Preliminary Prject Assessment (PPA) fr the address listed abve. Yu may cntact the staff cntact, Rich Sucre, at (415) r richard.sucre@sfgv.rg, t answer any questins yu may have, r t schedule a fllw-up meeting. Fax: Planning Infrmatin:

2 DISCLAIMERS: Preliminary Prject Assessment Date: Case N.: U Prject Address: Pier 70 Waterfrnt Site Blck/Lt: 4052/001 Zning: M-2 (Heavy Industrial) Zning District 40-X Height and Bulk District Area Plan: Central Waterfrnt Area Plan Prject Spnsr: Jack Sylvan, Frest City Develpment CA (415) Staff Cntact: Rich Sucre (415) Please be advised that this determinatin des nt cnstitute an applicatin fr develpment with the Planning Department. It als des nt represent a cmplete review f the prpsed prject, a prject apprval f any kind, r in any way supersede any required Planning Department apprvals listed belw. The Planning Department may prvide additinal cmments regarding the prpsed prject nce the required applicatins listed belw are submitted. While sme apprvals are granted by the Planning Department, sme are at the discretin f ther bdies, such as the Planning Cmmissin r Histric Preservatin Cmmissin. Additinally, it is likely that the prject will require apprvals frm ther City and state agencies such as the Prt f San Francisc, the San Francisc Bay Cnservatin and Develpment Cmmissin, the State Lands Cmmissin, Department f Building Inspectin, Department f Public Wrks, Department f Public Health, and thers. The infrmatin included herein is based n plans and infrmatin prvided fr this assessment and the Planning Cde, General Plan, Planning Department plicies, and lcal/state/federal regulatins as f the date f this dcument, all f which are subject t change. This Preliminary Prject Assessment Letter cvers the area knwn as the Waterfrnt Site, which is part f the larger redevelpment f Pier 70, which is lcated alng the San Francisc s Central Waterfrnt n prperty wned and managed by the Prt f San Francisc. Other areas, including the Histric Cre Crane Cve Park and BAE Systems, are nt subject t this letter, thugh may be referenced as related t the prpsed prject. PROJECT DESCRIPTION: The prpsed prject cnsists f the redevelpment f apprximately twenty-eight acres (identified as the Waterfrnt Site ) f the frmer industrial shipyard, Pier 70. The Waterfrnt Site wuld be develped int a new mixed-use cmmunity with new cmmercial ffice, new residential develpment, and a new retail, and arts cmpnent, alng with new abve-grade and belw-grade parking, apprximately seven acres f a new and expanded public parks and shreline access, and new public rads and circulatin imprvements. The prpsed prject als includes the rehabilitatin and adaptive

3 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site reuse f Buildings 2, 12 and 21, which cntribute t the eligible Pier 70 Natinal Register Histric District. Overall, the prpsed prject wuld cnstruct a maximum f 3.25 millin grss square feet (gsf) in fur phases ver a ten-t-fifteen year perid. Currently, the prpsed prject is within the cnceptual design phase, and is subject t change as based upn further review and refinement with the Planning Department and ther public agencies, cmmunity utreach, market cnditins and the envirnmental review prcess. The prgram fr specific areas may shift between cmmercial r residential, as detailed within the flexible zning scheme. As detailed by the prject spnsr, Frest City Develpment, in cnjunctin with the Prt f San Francisc, the prpsed prject currently anticipates: Residential Develpment f apprximately 950 new dwelling units cnsisting f apprximately 800,000 gsf, with a prpsed prject variant f up t 2000 units. As part f this residential prgram, Building 2 wuld be rehabilitated int apprximately 120 dwelling units (cnsisting f apprximately 110,000 gsf). 1 Cmmercial Office Cnstructin f up t 2.25 millin gsf f Class A Office and Research/Develpment space. As part f the cmmercial develpment, a prtin f Building 12 wuld be rehabilitated int cmmercial ffice space (cnsisting f apprximately 60,000 gsf). Retail and Arts Cnstructin f up t 400,000 gsf f new grund flr cmmercial retail and arts activity space, including small scale lcal prductin and small business incubatr uses. Apprximately 120,000 gsf f the retail and arts space wuld result frm the cnstructin f Buildings E-1A and E-1B, and apprximately 115,000 gsf wuld result frm the rehabilitatin f Buildings 12 and 21. Parking The prpsal wuld prvide parking within up t three newly-cnstructed district parking facilities and/r dispersed within buildings husing ther uses, based upn the fllwing maximum rates: Residential Cndminium Units: 1.0 space per dwelling unit; Residential Rental Unit: 0.5 space per dwelling unit; Cmmercial (includes ffice, restaurant, retail and arts, and all ther uses):.9 spaces per 1,000 gsf f flr area Open Space and Recreatin The prject includes cnstructin f apprximately seven acres f new public pen space and recreatinal areas cnsisting f: apprximately 3.9 acres fr the Slipway Cmmns Waterfrnt Park; 0.6 acres fr Market Square, lcated between Building 2 and 12; and, apprximately 1.7 acres f useable rftp pen space n the district parking facilities. Infrastructure Develpment The infrastructure develpment wuld include a) site preparatin, including remediatin f cntaminated sils, grading, sil cmpactin and stabilizatin, 1 The Master Develper and the Prt prpse t examine different flexible zning arrangements during the Prject Entitlement phase, including Prject variants with up t 2,000 residential units and crrespnding reductins in cmmercial space within the sitewide maximum develpment envelpe f 3.25 millin gsf f space. These Prject variants will be subject t envirnmental and public review during the Entitlement prcess. 2

4 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site cnstructin and installatin f water, sanitary sewer, strm drainage, and utility infrastructure, and subsurface imprvements t imprve seismic cnditins; and b) cnstructin f streets and walkways, shreline imprvements, public access, and parks. Currently, the Waterfrnt Site uses include vehicular strage, arts and industrial uses, as well as a number f vacant areas. ENVIRONMENTAL REVIEW: The prject will require the fllwing dcumentatin as part f the envirnmental review prcess, which must be cmpleted befre any prject apprval may be granted. Envirnmental Evaluatin Applicatin: In rder t facilitate envirnmental review and cmply with the Califrnia Envirnmental Quality Act (CEQA), the prject spnsr will be required t submit an Envirnmental Evaluatin Applicatin (EEA). The EEA shuld include a detailed prject descriptin that includes infrmatin such as prject phasing, and ff-site imprvements. If a Special Use District (SUD) is prpsed, as discussed belw under Planning Cde Text and Zning Map Amendments, then the prject descriptin wuld need t be revised t include the SUD, and the ptential physical envirnmental effects f the SUD wuld need t be evaluated. The CEQA dcument, mst likely an Envirnmental Impact Reprt (EIR), will examine the SUD as a whle. A cumulative analysis that includes reasnably freseeable prjects in the Pier 70 prject area and prject vicinity will als be required. The fllwing PPA des nt address prtins f Pier 70 utside f the Waterfrnt Site, althugh much f what fllws may likely be required fr thse ther areas. The infrmatin in the EEA shall be supplemented with the fllwing backgrund studies: Aesthetics. The prpsed prject cnsists f cnstructin f a new mixed-use multi-phase develpment and the rehabilitatin f the Waterfrnt Site prtin f Pier 70, lcated alng the Central Waterfrnt. CEQA requires that a lead agency evaluate a prject s effect n a neighbrhd s visual quality and character, as well as effects n visual resurces and scenic vistas within the area s brader cntext. Given the degree f visual change anticipated, the Planning Department will require phtmntages f the prpsed prject buildings frm t-bedetermined public viewpints within its surrundings. At minimum, the Department/Envirnmental Planning requires befre and after phts f the site frm a number f near-, mid- and lng-range vantage pints t illustrate the prject s effect n views, with a particular fcus n the prject s ptential t alter the quality f street view crridrs identified in the General Plan. Specific viewpints will be selected based n a level f visual sensitivity, as well as t evaluate the prject s ptential implicatins n the skyline and t urban frm. Whether night time phtmntages are needed r nt will be determined as part f the scping prcess. An assessment f cumulative cnditins will als be required. Transprtatin Study. Based n a review f the plans submitted as part f Preliminary Prject Assessment (PPA), the Planning Department has determined that a Transprtatin Study is required. As part f any future analysis, the Department will fcus n trip generatin, intersectin level f service, transit capacity, pedestrian and bicycle access and facilities, emergency access, lading and parking. Impacts f cnstructin will als have t be assessed. 3

5 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site The Department/Envirnmental Planning will require infrmatin n the circulatin plan fr all travel mdes. Any prpsed changes t radway and intersectin cnfiguratin, transit rutes and service, and pedestrian and bicycle circulatin will be included in the analysis and will require clse crdinatin with SFMTA, DPW, the Prt and Planning Department. An assessment f cumulative cnditins will als be required. Upn submittal f an EEA, the Planning Department will prvide additinal guidance related t the prcess fr selecting a transprtatin cnsultant and direct the develpment f the scpe f wrk fr the analysis with the transprtatin cnsultant. Archelgical Study. Accrding t the PPA applicatin, prject implementatin wuld entail sil disturbing activities. It appears that cnstructin wuld result in extensive excavatin. Therefre, the prject is subject t preliminary archelgical review by Department staff. This review will cmmence after submittal f an EEA and getechnical study/studies. The Department/Envirnmental Planning will need infrmatin regarding excavatin depths and lcatins. At that juncture, Envirnmental Planning staff will evaluate whether additinal reprting, research and pssibly a testing plan wuld be required t avid ptentially adverse effects t knwn r ptential archelgical resurces. Histric Architectural Resurces. The Waterfrnt Site has been identified as part f the Pier 70 Histric District, which has been determined t be eligible fr listing in the Natinal Register f Histric Places. Currently, the prpsal calls fr the rehabilitatin f Buildings 2, 12 and 21, and the demlitin f cntributing and nn-cntributing resurces f the Pier 70 Natinal Register Histric District. T assist in analysis f the prpsed prject, the Department will require submittal f a Histric Resurce Evaluatin (HRE) t be prepared by a qualified prfessinal wh meets the Secretary f the Interir s Prfessinal Qualificatin Standards in Histric Architecture r Architectural Histry. In evaluating the prpsed prject, the architecture, massing, height, materials, and articulatin f the prpsed new cnstructin shuld be analyzed accrding t the Secretary f the Interir s Standards fr Rehabilitatin. In additin, the prject analysis shuld als examine the demlitin f existing cntributing and nn-cntributing resurces and the impact upn the district, as a whle. Given the cntext f the new prpsal within the histric district, the new cnstructin shuld be designed t cmpatible with the cntributing resurces, and have minimal impact upn district s histric fabric and character-defining features. In additin, the prpsal will need t examine ther nearby prjects, including the prpsed develpment at the Histric Cre and Crane Cve Park, fr cumulative effects upn the histric district. Additinal cmments will be prvided upn submittal f the EEA and HRE. Prir t engaging a histric resurce cnsultant, please ensure that the scpe f all required dcuments are reviewed and apprved by the Department s preservatin staff, in cnsultatin with the assigned envirnmental planner. Hazardus Materials. The prject spnsr shall submit the Reginal Water Quality Cntrl Bards Apprved Remedial Actin Plan apprved in 2012 and Draft Risk Management Plan as well as backgrund dcuments regarding hazardus materials n the site. 4

6 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site Air Quality. The prpsed prject wuld likely exceed the Bay Area Air Quality Management District s (BAAQMD) cnstructin and peratinal screening levels fr criteria air pllutants. Therefre an analysis f the prject s criteria air pllutant emissins is likely t be required. Prject-related excavatin, grading and ther cnstructin activities may cause wind-blwn dust that culd cntribute particulate matter int the lcal atmsphere. T reduce cnstructin dust impacts, the San Francisc Bard f Supervisrs apprved a series f amendments t the San Francisc Building and Health Cdes generally referred heret as the Cnstructin Dust Cntrl Ordinance (Ordinance , effective July 30, 2008) with the intent f reducing the quantity f dust generated during site preparatin, demlitin, and cnstructin wrk in rder t prtect the health f the general public and f nsite wrkers, minimize public nuisance cmplaints, and t avid rders t stp wrk by the Department f Building Inspectin (DBI). Pursuant t the Cnstructin Dust Ordinance, the prpsed prject wuld be required t cmply with applicable dust cntrl requirements utlined in the rdinance. In additin t cnstructin dust, demlitin and cnstructin activities wuld require the use f heavy-duty diesel equipment, which emit diesel particulate matter (DPM). DPM is a designated txic air cntaminant, which may affect sensitive receptrs lcated up t and perhaps beynd 300 feet frm the prject site. Additinal measures may be required t reduce DPM emissins frm cnstructin vehicles and equipment. Lastly, the prpsed prject is likely t require at least ne diesel back-up generatr which wuld result in txic air cntaminants that may affect bth n-site and ff-site sensitive receptrs. During the envirnmental review prcess the prpsed prject will be reviewed t determine whether mitigatin measures in the frm f either cnstructin emissins minimizatin measures r air filtratin and ventilatin mitigatin measures will be required. Shuld the prject include statinary surces f air pllutants including, but nt limited t, diesel bilers r back-up generatrs, an Air Quality Technical Reprt may be required fr additinal air pllutant mdeling. If an Air Quality Technical Reprt is required, the prject spnsr must retain a cnsultant with experience in air quality mdeling t prepare a scpe f wrk that must be apprved by Envirnmental Planning prir t the cmmencement f any required analysis and/r mdeling determined necessary. Greenhuse Gas Emissins. The prject spnsr and its cnsultant will be required t cmplete the Planning Department s Greenhuse Gas Emissins Checklist, which will be prvided after submittal f the EEA. The checklist includes a list f pertinent City regulatins, rdinances and ther requirements that reduce Greenhuse Gas Emissins cnsistent with the City s Greenhuse Gas reductin strategy. Prjects that d nt cmply with an element f the checklist may be determined incnsistent with San Francisc s qualified GHG reductin strategy and may require the develpment f specific mitigatin as part f an EIR t achieve cmpliance. Getechnical Study. The prject spnsr will be required t submit a getechnical study that investigates the sils underlying the site, pssible fundatin types and any getechnical cncerns related t the type(s) f fundatin system(s) cntemplated. The getechnical study shuld determine whether the site is subject t liquefactin and shuld highlight any recmmendatins fr mitigating ptential impacts, as applicable, assciated with any f the 5

7 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site getechnical cncerns identified in the study. This is especially applicable t the areas with histric fill and the histric slipways prpsed fr change f use. Nise Measurements. The prject site is lcated in an area bunded by Illinis Street and the Hill subdistrict, the Histric Cre subdistrict, BAE Systems ship repair, the frmer Ptrer Pwer Plant, and the San Francisc Bay. The prject invlves siting new nise-sensitive uses (e.g., residential uses) and ther nn-residential uses n the Waterfrnt Site. Given the mixed use nature f the prject prpsal, the Planning Department will require preparatin f a nise technical memrandum that describes the nise ptential f prpsed prject peratins, as well as the effects f existing adjacent industrial peratins n prpsed nise-sensitive uses. The nise memrandum shuld include discussin related t lading and deliveries, and peratin f industrial uses in clse prximity t residences and ther nise-sensitive uses. Any increases in traffic levels that affect ambient nise levels shuld als be discussed. In additin, detailed infrmatin related t cnstructin equipment, phasing and duratin f each phase shall be prvided t assess cnstructin nise levels and methds t reduce such nise, as feasible. The prject, therefre, wuld require a rbust nise study by a nise cnsultant. The cnsultant will be required t prepare a scpe f wrk in cnsultatin with the Envirnmental Planning case manager prir t perfrming the analysis. Strmwater Management Ordinance. The City and Cunty f San Francisc (and the Prt f San Francisc s) Strmwater Management Ordinance (SMO) became effective n May 22, This rdinance requires that any prject, such as this ne, resulting in a grund disturbance f 5,000 square feet r greater prepare a Strmwater Cntrl Plan (SCP), cnsistent with the Nvember 2009 Strmwater Design Guidelines (SDG). Respnsibility fr review and apprval f the SCP is with the Prt f San Francisc. The initial CEQA evaluatin f a prject will bradly discuss hw the SMO will be implemented. The prject s envirnmental evaluatin wuld generally evaluate hw and where the implementatin f required strmwater management and Lw Impact Design (LID) appraches wuld reduce ptential negative effects f strmwater runff. This may include envirnmental factrs such as the natural hydrlgic system, city sewer cllectin system, and receiving bdy water quality. Sea Level Rise. The Prt f San Francisc has prepared maps shwing the areas alng the San Francisc waterfrnt that are within the Prt jurisdictin and wuld be subject t inundatin during a 100-year fld taking int accunt a sea level rise f 15 inches by 2050 and 55 inches by The Department is aware that the Waterfrnt Site prject is being designed t address sea level rise and this infrmatin shuld be included as part f the EEA. The EIR will address sea level rise in relatin t the prpsed prject. SFPUC Water Assessment. A Water Assessment (WA) will likely be required fr the prpsed prject. The SFPUC is in need f specific prject infrmatin in rder t prepare the WA fr the prpsed prject. The SFPUC will prepare the prject WA with prject descriptin details prvided by the prject spnsr t the SFPUC in the frm f a Prject Demand Mem (mem) t supprt preparatin f the WA. As part f the mem, the prject spnsr shall prvide cmplete accunting fr all prpsed water uses, including but nt limited t indr uses (tilets, sinks, shwers, etc), cling applicatins, utdr uses (irrigatin, funtains) and prcess water r industrial uses. 6

8 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site Once the prject spnsr prvides the mem, the SFPUC will cmplete the WA within 90 days. The SFPUC will submit the WA t its Cmmissin fr adptin. Cmmissin meetings are held twice a mnth. If the requested mem is nt prvided by the prject spnsr in a timely manner, the SFPUC may request a 30-day extensin t cmplete preparatin and adptin f the WA. The EIR will als discuss wastewater treatment capacity. The SFPUC will review the prject s wastewater generatin rates t determine if there is adequate wastewater treatment capacity. The prject spnsr will be required t submit wastewater generatin rates as part f this review. Envirnmental Planning staff will cnsult with the SFPUC during envirnmental review. Shadw. Planning Cde Sectin 295 ( Prpsitin K ) restricts new shadw upn public spaces under the jurisdictin f the Recreatin and Park Department (RPD) by any structure exceeding 40 feet, unless the Planning Cmmissin finds the impact t be less than significant. In additin t studying affected pen spaces wned by RPD fr Prpsitin K purpses, the envirnmental analysis will need t study the impact f the develpment n ther public pen spaces as well. As such, a detailed shadw study f the prpsed prject will be required s as t respnd t the brader significance criterin n the CEQA Checklist which requires analysis f whether the prject wuld, Create new shadw in a manner that substantially affects utdr recreatin facilities r ther public areas? The EIR wuld identify any prpsed parks n the prject site that are prpsed fr transfer t RPD, if any. Wind Analysis. The prpsed prject wuld invlve cnstructin f a building(s) ver 80 feet in height. The prject therefre wuld require an initial review by a wind cnsultant, including a recmmendatin as t whether a wind tunnel analysis is needed. The cnsultant wuld be required t prepare a prpsed scpe f wrk fr review and apprval by the Envirnmental Planning case manager prir t preparing the analysis. Bilgical Resurces. Due t its lcatin adjacent t the San Francisc Bay shreline, the prpsed prject will be reviewed t determine whether impacts t bilgical resurces wuld ccur. Bilgical surveys and/r studies f terrestrial, avian, and aquatic species n and near the prject site will be required. Any bilgical surveys must be cnducted by a qualified bilgist and a scpe f wrk must be apprved by Envirnmental Planning prir t cmmencement. Alternatives. In light f the fact that the prpsed prject will evlve as the spnsr addresses the Department s List f Pst-Term Sheet Design Items (attached), the EIR may need t analyze ne r mre prject variants and/r CEQA Alternatives. Pursuant t CEQA, alternatives will be develped t address identified significant unavidable impacts f the prpsed prject. The preferred prject, variants, and CEQA Alternatives will need t be defined befre the publicatin f the Draft EIR. Apprvals. The EIR will need t describe the prject apprvals anticipated fr the prpsed prject, including apprvals by ther agencies, as well as versight by ther regulatry agencies. 7

9 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site Based n a preliminary review f the infrmatin cntained within the PPA applicatin, it appears that the prject, given its size, scpe and mix f uses, culd have a significant effect n the envirnment, necessitating preparatin f an EIR. The first step f the envirnmental review prcess is t prepare a Ntice f Preparatin (NOP). The NOP cnsists f a prject descriptin and indicates t the general public which f the envirnmental tpic areas may be ptentially significant and the subject f the EIR. In cnsultatins between Envirnmental Planning staff and the envirnmental cnsultant, the prject spnsr may chse t prepare a full-scpe EIR that wuld be preceded by an NOP withut an accmpanying Initial Study. The Initial Study cntains all tpics n the City s standardized CEQA checklist and assists in scping thse envirnmental tpics that require further analysis in the EIR. A public scping meeting may be required fr the prject. Envirnmental Evaluatin applicatins are available in the Planning Department lbby at 1650 Missin Street Suite 400, at the Planning Infrmatin Center at 1660 Missin Street, and nline at If there are any questins related t the envirnmental review cmments abve, please feel free t cntact Andrea Cntreras at (415) r Rick Cper at (415) directly. PLANNING DEPARTMENT APPROVALS: The prpsed prject requires the fllwing Planning Department apprvals. These apprvals may be reviewed in cnjunctin with the required envirnmental review, but may nt be granted until after the required envirnmental review is cmpleted. Fr the sake f the directins prvided belw, Master Plan Adptin refers t the initial set f apprvals that set frth the verall zning cntrls that will entitle the anticipated develpment. Given the uniqueness f the prpsal, the apprvals described belw are classified int three levels: (I) (II) Master Plan Adptin that wuld entitle the brad land use prgram and building envelpment allwances at a master plan level; Develpment Phase apprval that wuld enable a given phase t mve frward; and (III) Building Cnstructin Phase. Fr this phase, cmments assume typical set f requirements as any ther prject under the land use jurisdictin f the Planning Department. (I) ACTIONS REQUIRED AT MASTER PLAN ADOPTION 1. Planning Cde Text and Zning Map Amendments. The Pier 70 Waterfrnt Site is lcated within M-2 (Heavy Industrial) Zning District and a 40-X Height and Bulk District. These zning, height, and bulk cntrls were kept in place by the Eastern Neighbrhds Plan (effective January 2009), in anticipatin f being rezned as part f this mre lcalized strategy fr Pier 70. Thugh the prpsed land uses culd ptentially be permitted within the existing zning, husing wuld require a Cnditinal Use Authrizatin, and bth husing and ffice uses wuld be generally incnsistent with the intentin f the current industrial zning. Therefre, the Planning Department recmmends that the site be rezned, applying new r existing mixed use district(s) in which the prpsed land 8

10 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site uses are principally permitted. Due t the uniqueness f the prpsal, it will likely be necessary t establish a Special Use District (SUD) n the site. Nte: this SUD may ptentially encmpass a brader area, including ther develpment sites within Pier 70 that are nt part f the Waterfrnt site (including the Illinis/20 th Street parcels and the He-Dwn Yard parcels). Additinally, the prpsed prject is seeking building heights taller than the existing 40-ft height limit n a substantial prtin f the site, alng with substantial bulk allwances. The rezning, including establishment f an SUD and new height and bulk cntrls, wuld require Planning Cde Text and Zning Map amendments, which are legislative actins that require Mayral and Bard f Supervisr apprval fllwing Planning Cmmissin apprval. Planning Cde and Zning Map Amendments can be initiated either by the Planning Cmmissin, the Bard f Supervisrs, r by applicatin frm the prperty wner. An applicatin fr a Text and Map Amendment (referred t as a Legislatin Change Applicatin) is available fr dwnlad frm the Planning Department s website. Due t the master-develpment nature f the prpsal, a separate develpment cntrls and guideline dcument shuld be created specifically fr this prject; the Planning Cde wuld then reference this dcument (discussed further belw). 2. General Plan Amendments. Given the scale and the prminence f the prpsal, Department staff wuld thrughly review the elements f the General Plan and Eastern Neighbrhds Area Plans t verify if any amendments are required t figures, maps, and text frm these plans. Due t the prject s scale, an amendment t the General Plan wuld likely be a necessary actin. General Plan Amendments may be initiated by the Planning Cmmissin r by applicatin frm the prperty wner. General Plan Amendments can be applied fr using the Legislatin Change Amendment Applicatin, as referenced abve. 3. Design Review and Entitlement Requirements. Given the uniqueness f the prpsal and prject site, particularly the verall master plan, multi-phase nature, and the requirements fr a crdinated cnstructin with the delivery f new infrastructure and cmmunity benefits, entitlement prvisins in the Planning Cde such as Cnditinal Use and Planned Unit Develpments may nt be sufficient t deal with the prject s cmplexity. As a prperty wned by the Prt f San Francisc, entitlement jurisdictin, and rles between the Prt, Planning Cmmissin and Department staff, Waterfrnt Design Advisry Cmmittee (WDAC) and ther bdies have yet t be defined. The Department expects the Develpment and Dispsitin Agreement (DDA) between the City, Prt and master develper t prvide a brad entitlement fr the develpment s verall prgram and zning, but individual phases and vertical develpment will require further apprval at either staff r Cmmissin (Prt r Planning) level, depending n the particular uses prpsed, whether exceptins are requested, and ther factrs. The Planning Department will wrk with the Prt and the Prject Spnsr in devising an entitlement prcess that bth addresses the Prject Spnsr s need fr a degree f certainty and assures quality develpment in meeting the City and Prt s bjectives fr the site. Discussins between the Department and the Prt are nging t identify the best structure fr entitlement prcess and dcumentatin. 9

11 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site 4. Master Develpment Dcuments. Given the scale and scpe f the Prject, its master plan nature, and the need fr Planning Cde and General Plan amendments, the Planning Department will require the creatin f a set f plans that will bth articulate the visin and verall intent f the Prject, and that will prvide standards, guidelines and instructins n hw the site is t be built ut. These dcuments will be cmpanin exhibits t the DDA and will als be embedded r crssreferenced in the Planning Cde and ther apprval framewrk dcuments as apprpriate. Such dcuments may include: a) Cncept Plan. The Cncept Plan shuld prvide a brad verview f the gals and bjectives f the prject at a high level. It shuld set the cntext fr the develpment and describe the land-use, urban design and ther strategies that are t be emplyed t reach the verall bjectives. The Cncept Plan shuld als prvide indicatins f hw the prject is expected t perfrm in terms f land use and transprtatin efficiency, urban design quality and user experience, amng ther factrs. b) Develpment Cntrls and Design Guidelines (including entitlement framewrk). The Develpment Cntrls and Design Guidelines shuld prvide the majrity f requirements fr building design including, in part, bulk reductin (e.g. majr articulatin breaks fr apparent face requirements), articulatin and mdulatin, frntage activatin (by use), pen space, building materials and treatment, parking and lading entries, and utilities. This dcument shuld specifically address an individual building s relatinship t the public realm, hw the individual building fits in with the Waterfrnt Site s verall urban design strategy and its relatinship t the larger rehabilitatin and reuse f Pier 70, adjacent prperties (such as the clsed Ptrer Pwer Plant), and the rest f the City. c) Streetscape and Open Space Plan. The Streetscape and Open Space Plan shuld discuss the intent f the parks and public realm netwrk by describing the prpsed prgramming and general design guidelines fr main pen spaces. This Plan shuld als lay ut the prpsed street and pedestrian netwrk describing the netwrk s hierarchy, the intended functin f each street, and include design and functinal specificatins fr each street and intersectin. The Plan shuld als describe hw each street and pen space will t relate their brdering buildings and the verall develpment. This plan shuld als describe hw Pier 70 Histric interpreatin is prgrammed int the site. d) Transprtatin and Transprtatin Demand Management (TDM) Plan. The Transprtatin Plan shuld describe the verall transprtatin gals, principles, cmmitments (infrastructure delivery, financial and prgrammatic) and strategies fr the develpment emphasizing ways t maximize the ability t travel by bicycling, transit, and by ft. The plan shuld describe expected transprtatin imprvements that wuld be incrprated int the prject; it shuld discuss strategies arund managing parking and lading particularly t assure they are minimized. Als, the Plan shuld cntain TDM strategies that will encurage peple t get arund using mdes ther than private autmbiles fr mst trips. e) Infrastructure Plan. The Infrastructure Plan shuld detail the general apprach and strategy fr the design and cnstructin f the infrastructure necessary t supprt the prpsed prject. f) Sustainability Plan. The Sustainability Plan shuld prvide a cmprehensive strategy t achieve the gal f becming a mdel f envirnmental sustainability, prviding bth 10

12 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site metrics as well as design, infrastructure and managements strategies the prject will implement t achieve these metrics. As a large master-planned, mstly newly-built neighbrhd, this prject has the pprtunity t meet and exceed citywide envirnmental standards by pursuing crdinated district-level strategies. 5. Shadw Study. Planning Cde Sectin 295 requires that a shadw analysis be cnducted fr any prject greater than 40-feet in height relative t any prperty under the jurisdictin f the Recreatin and Parks Cmmissin. Further shadw analysis will be required as part f the envirnmental review. (Refer t Shadw in the Envirnmental Review Sectin) (II) ACTION REQUIRED PRIOR TO COMMENCEMENT OF A MAJOR PHASE OF CONSTRUCTION 6. Develpment Phase Apprval. As part f the entitlement framewrk, prvisins fr develpment phase apprvals will need t be specified. In similar master plan prjects, develpment phase apprvals included assurances that sufficient infrastructure and cmmunity benefits are delivered prprtinal with develpment prpsed in the same phase. 7. Subdivisin Map Apprvals. The prpsal entails creating new parcels fr the prject site. All subdivisins will require apprval by the Planning Department t assure cnsistency with the General Plan and previus apprvals. Such apprvals are mst likely t be timed with the Develpment Phase apprvals. Subdivisin (Parcel Map / Final Map) applicatins are handled by the Department f Public Wrks Bureau f Street and Mapping. Please refer t the Department f Public Wrk s website fr the Lt Subdivisin Applicatin. 8. General Plan Referrals. General Plan Referrals will be required fr the Dispsitin and Develpment Agreement and ther master-level prject apprvals. Subsequent General Plan Referrals will als be required fr any right-f-way dedicatin, vacatin, fficial curb line change, subdivisin and ther land-use actins requiring legislatin, n an nging basis as the prject is built ut. The Dispsitin and Develpment Agreement and ther master-level prject apprvals will need t include a set f master findings that demnstrate hw the verall develpment is in general cnfrmity with the General Plan and Panning Cde Sectin In general, subsequent General Plan Referral applicatins can rely n these master general plan findings t the extent feasible. General Plan Referrals are usually applied thrugh the Agency seeking the legislatin n the prject s behalf. Please refer t the Department s website fr the General Plan Referral Applicatin. (III) ACTIONS REQUIRED PRIOR TO CONSTRUCTION OF INDIVIDUAL BUILDINGS 9. Office Allcatin. Planning Cde Sectin 321 utlines the requirements fr establishing new ffice develpment ver 25,000 grss square feet (gsf). The prject wuld require an Office Develpment Authrizatin frm the Planning Cmmissin fr each individual develpment that establishes mre than 25,000 grss square feet f new ffice space. As f July 2013, the Small Cap cntains apprximately 1.2 millin square feet and the Large Cap cntains apprximately 2.2 millin square feet. Any ffice prtin f the prject wuld be required t apply fr an ffice allcatin. Please refer t the Department s website fr the Office Allcatin Applicatin. 11

13 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site 10. First Surce Hiring Agreement. Chapter 83 f the San Francisc Administrative Cde, passed in 1998, established the First Surce Hiring Prgram t identify available entry-level jbs in San Francisc and match them with unemplyed and underemplyed jb-seekers. The intent is t prvide a resurce fr lcal emplyers seeking qualified, jb ready applicants fr vacant psitins while helping ecnmically disadvantaged residents wh have successfully cmpleted training prgrams and jb-readiness classes. The rdinance applies t (1) any permit applicatin fr cmmercial develpment exceeding 25,000 square feet in flr area invlving new cnstructin, an additin r a substantial alteratin which results in the additin f entry level psitins fr a cmmercial activity; r (2) any applicatin which requires discretinary actin by the Planning Cmmissin relating t a cmmercial activity ver 25,000 square feet, but nt limited t cnditinal use; r (3) any permit applicatin fr a residential develpment f ten units r mre invlving new cnstructin, an additin, a cnversin r substantial rehabilitatin. The prject is subject t the requirement. Fr further infrmatin r t receive a sample First Surce Hiring Agreement, please see cntact infrmatin belw: Ken Nim, Wrkfrce Cmpliance Officer CityBuild, Office f Ecnmic and Wrkfrce Develpment City and Cunty f San Francisc 1 Suth Van Ness, San Francisc, CA Direct: , ken.nim@sfgv.rg Fax: Website: Fld Ntificatin. The prject site is lcated in a fld-prne area. Please see the attached bulletin regarding review f the prject by the San Francisc Public Utilities Cmmissin. 12. Recycled Water. The City requires prperty wners t install dual-plumbing systems fr recycled water use in accrdance with Ordinances , , and , within the designated recycled water use areas fr new cnstructin prjects larger than 40,000 square feet. Please see the attached SFPUC dcument fr mre infrmatin. 13. Transit Impact Develpment Fee. Since the prject wuld cnstruct mre than 3,000 gsf f ffice space, the prpsed prject wuld be subject t develpment impact fees per Planning Cde Sectin 411. Please be aware that an nging prcess, the Transprtatin Sustainability Prgram, may eventually replace the Transit Impact Develpment Fee. Additinal infrmatin is available n the Department s website under Plans & Prgrams Cmplete List f Plans and Prjects Transprtatin Sustainability Prgram. 12

14 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site 14. Jbs-Husing Linkage Prgram. Since the prject wuld cnstruct mre than 25,000 gsf f ffice space, the prpsed prject wuld be subject t a develpment impact fee per Planning Cde Sectin 413, which als prvides alternate ptins fr fee payment. 15. Childcare Requirement. Pursuant t Planning Cde Sectin 414, any prject within the City that includes 50,000 grss square feet f ffice r htel use is required t cmply with the Childcare requirement, which can be satisfied in several ways including the prvisin f n-site child care t paying an in-lieu fee. 16. Eastern Neighbrhds Impact Fees. As utlined in Planning Cde Sectin 423, the prpsed prject is subject t Eastern Neighbrhds Impact Fees fr the cnstructin f new residential and nnresidential space. Hwever, it shuld be nted that City apprval f a Special Use District and Develpment Agreement assciated with the prject will likely alter these requirements, as well as ther fees described abve in items 13-15, as part f a larger package f public benefits included in site develpment. 17. Belw Market Rate Husing Requirement. Pursuant t Planning Cde sectin , prjects where the City has a prprietary interest that include ten r mre units are required t include 15% percent f the n-site units as belw market-rate units, cnstruct affrdable units ff-site equal t 20%, pay an in-lieu fee, r a cmbinatin f the three. While these are the minimum rates fr typical prjects under the recently passed Prpsitin C in Nvember 2012 ( Husing Trust Fund ), these rates culd be adjusted per the DDA. 18. Building Permit Applicatins will be required fr the prpsed new cnstructin and rehabilitatin f existing buildings n the subject lt. Since the prperty is managed by the Prt f San Francisc, the develpment agreement shuld clarify the building permit review prcess between the Prt f San Francisc and the Department f Building Inspectin. 19. Mandatry Interdepartmental Prject Review. Mandatry interdepartmental prject review is required fr new cnstructin buildings eight stries r mre and new cnstructin n parcels identified as Seismic Hazard Znes. If there are any questins related t the prject apprvals abve, please feel free t cntact Rich Sucre at (415) r Jshua Switzky at (415) NEIGHBORHOOD NOTIFICATIONS AND PUBLIC OUTREACH: Prject Spnsrs are encuraged t cnduct public utreach with the surrunding cmmunity and neighbrhd grups early in the develpment prcess. Additinally, many apprvals require a public hearing with an assciated neighbrhd ntificatin. Differing levels f neighbrhd ntificatin are mandatry fr sme r all f the reviews and apprvals listed abve. 13

15 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site PRELIMINARY PROJECT COMMENTS: Due t the scpe f the prject and the requirement fr rezning, the cmments belw are general in nature. The cmments identify issues that the Planning Department expects t be addressed thrugh wrking with the Prt and Prject Spnsr in refining the prject prpsal and develping the develpment standards and guidelines, regulatry mechanisms (e.g. Cde amendments), and ther Plan dcuments as described abve. Nte: fr cnvenience, the cmments belw refer ccasinally t the Prject Spnsr s prpsed designatins fr site blcks and buildings as shwn n Exhibit B, Cnceptual Land Use Plan, submitted with the PPA Applicatin. LAND USE The Department appreciates that the prpsal fr Pier 70 includes an impressive diversity f land uses, which are designed t wrk in a crdinated way t activate and enliven the entire site, and t cnnect the site with the surrunding Central Waterfrnt area. The Department als supprts high densities at the site, which will help the City meet its reginal targets fr bth jbs and husing. T best fulfill the land use ptential n the site and respnd t its specific cntext, the Department recmmends: An assessment f a brader range f husing unit cunt, including a mre intensive husing presence n the site (e.g. ptential cnversin f sme f the prpsed ffice space r ther uses t residential uses). The Prject Spnsr currently prpses frm 950 up t 2,000 units). The Department feels that the existing and prpsed transprtatin infrastructure and access t the site is ptentially mre cmpatible with a higher prprtin f residential uses. Study the ptential impact f the prpsed uses, particularly husing, n the nearby ship repair facilities. These ship repair facilities prvide an essential PDR use that culd nt practically be relcated, and thus insulating them frm incmpatible uses is a pririty. The Department feels that the great size f the Pier 70 area and the Waterfrnt Site specifically prvides pprtunity t buffer the ship repair facilities frm incmpatible uses, including a scenari with a greater prprtin f husing. Study prgramming and phasing f interim uses n prtins f site nt being used fr cnstructin. Further refine the prpsed land uses relative t the existing uses prpsed within the Planning Cde. URBAN DESIGN The Department appreciates the prpsed diversity f building heights and sizes n the site and the integratin f new buildings with rehabilitated histric structures t remain, as this apprach helps create an interesting fabric fr a new neighbrhd. T infrm further analysis and determinatin f the ptimal urban frm f the site, the Department recmmends further analysis and prject refinement f the fllwing tpics: 14

16 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site Overall Building Heights and Massing. The ntable urban frm changes prpsed require study frm a brad urban frm perspective and cnsideratin f what the apprpriate heights are in the cntext f ther adpted and prpsed develpment plans, and frm the perspective f urban design plicies fr the eastern side f the City. As with all prjects f this scale and visibility, Department staff will expect a wide range f visual, wind, shadw and ther pertinent analysis befre settling n a final set f develpment cntrls fr the twers. This further analysis and prject refinement shuld particularly include: Develpment f detailed view analyses frm Dgpatch, Ptrer Hill and ther key lcatins, frm multiple perspectives, t infrm final height and massing recmmendatins. Develpment f design guidelines and develpment standards fr the height znes that address the ttal number f twers, lcatins, prximity t ne anther, and architectural quality. Develpment f bulk standards and design guidelines t mdulate the masses f larger flr plate buildings. Active Street Walls and Grund Flr Uses. Explratin f building design ptins and establishment f design guidelines t create an attractive, pedestrian-friendly building edges and grund flr uses alng all public ways and spaces thrughut the site. These factrs will be critical t create an active envirnment, prvide a active and inviting pen spaces and waterfrnt envirnment, and relate t adjacent uses. Particular attentin shuld be paid t buildings alng 20th Street in rder t draw peple t the waterfrnt and pen up t the waterfrnt park at Building 6. Relatinship t Adjacent Sites. Analysis f the massing, street rientatin and grund flr uses f buildings alng 22nd Street t ensure a strng relatinship between the Waterfrnt site and the Pwer Plant site. Relatinship t Histric Buildings. Further study f massing ptins fr new structures near histric buildings (Buildings 2, 12, and 113) t assess impacts, and develpment f design guidelines that expand n the Prt s Pier 70 Preferred Plan Infill Design Criteria t guide future develpment near histric buildings. In particular, the prject shuld establish future design cntrls t address the design f Building A-1 and its relatinship t Building 113 based n the fllwing cncepts: Study views frm Ptrer Hill t histric buildings (especially Buildings 2 and 12) and hw new develpment may alter thse views. Study and, as much as pssible, reduce shadw impacts f new develpment (particularly the C-1A and C-1B parking structures) n the Histric Cre. Ensure views f Building 113 frm the grund plane arund Building A-1; Prvide light t Building 113; Accmmdate necessary truck lading int Building 113; and, 15

17 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site Celebrate the crner f Luisiana Street (new street) and 20th Street thrugh thughtful and distinctive architecture and/r streetscape design. The design shuld cmmunicate the imprtance f this intersectin and invite peple nt the Luisiana Street t travel thrugh the site. Design f Parking Structures. In general, design cntrls thrughut the City require that parking abve grade enfrnting active streets be wrapped by ther uses t a depth f at least 25- feet. Activatin f all streets and public spaces is an imprtant cnsideratin fr all structures, as is the pprtunity t ensure the structure s lng-term flexibility, adaptability t new uses, and maximal incrpratin f ther uses in additin t parking in these large structures, clse t public transit. The prject shuld explre ways t incrprate active uses int these structures t create interesting and dynamic facades and t mitigate their scale. The Department further supprts the prject s prpsal fr useable pen space n the rftps f the district parking structures. Parcelizatin / Develpment Variety. While the relatively small blck sizes are encuraging, further cntrls will be needed t ensure that the scale f develpment is further brken dwn. One f the Department s key experiences with the build-ut f varius master planned develpments is that, regardless f blck size, the granularity and variety in parcel and building ftprint n each blck significantly affects the lk and feel f a district, independent f variatins in building height r massing. Maintaining and rehabilitating existing buildings currently n site, as prpsed, will assist imprving the granularity and diversity f the site, but deliberate attentin must be paid t this cncern verall thrughut the site. The Department encurages further massing divisin belw the blck scale t ensure variety within each blck and reduce the ptential fr a mnlithic quality f the blcks. Techniques used in ther master planned areas f the City have included multiple buildings n each blck that share cmmn amenities, such as pen space and parking facilities; and use f multiple architects n each blck. SEA LEVEL RISE The prject site is identified in the BCDC Shreline Areas Ptentially Expsed T Sea Level Rise - Central Bay Map as being ptentially expsed t an apprximate 55-inch sea level rise befre the year As such, incrprated in the Master Develpment dcuments described abve will need t be cncrete design r infrastructure strategies fr hw t address prjected sea level rise ver time. SITE ACCESS, CIRCULATION & PARKING Currently, site access t Pier 70 is severely cnstrained by its lcatin: the Bay is lcated t the nrth and east, a frmer pwer plant with limited t n existing access is lcated t the suth (thugh nte that this is a likely redevelpment site), and the entire site is lcated at a lwer grade than adjacent majr nrthsuth street (Illinis Street) brdering the area n the west. In additin, I-280 and Ptrer Hill present barriers t significant east-west transprtatin directly int Pier 70, and the main nrth-suth streets, 3rd Street and Illinis Street, have limited capacity. Given the amunt f prpsed develpment, the prject will have t develp a rbust transprtatin strategy premised n primary access t the site by nnautmtive means, incrprating all transprtatin mdes. As discussed abve, the prject is expected t create a Tranprtatin Plan that utlines the full inventry f transprtatin investments, capital 16

18 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site imprvements, and nging management cmmitments. T address site access issues, the Department recmmends further analysis and prject refinement f the fllwing tpics: Street Grid, Cnnectivity and Cmplete Streets Maximize cnnectivity with street and nn-vehicular cnnectins t adjacent areas in all directins, including extensins f existing streets and paths and creatin f new nes. The Street Plan will need t ensure cmplete access t a wide range f travel mdes particularly fr thse travelling by bicycle and by ft. New and imprved streets shall be designed t Better Streets Plan standards (per preferred sidewalk widths nt just minimums) as apprpriate fr the differing cntexts f the site. Additinally street widths shuld be apprpriately prprtinal t the scale f adjacent buildings. Explre ptins fr cnnecting the Waterfrnt Site t the frmer pwer plant site t the suth, including extending Maryland Street t prvide cnnectivity fr all mdes f transprt, including auts. Explre cnnecting Michigan Street at-grade t 21st Street t imprve site circulatin, as ppsed t current scenari f Michigan Street ending at 21st Street due t significant site grade change. Identify design elements (signage, street design, clear view crridrs) that will prvide clarity t pedestrian, bicycle and autmbile rutes t the waterfrnt and the site s varius activity ndes and gathering places. Ensure that the 22nd Street terminatin at the waterfrnt is clearly public in nature and publicly inviting. Explre whether there shuld be an extensin f the park westerly at that pint r a vehicular drp-ff/turnarund. Pedestrian and Bicycle Circulatin Further refine the designs fr priritizing bicycles travel in and thrugh the site and designate primary and lesser rutes with the relevant design treatment fr each. The prject must ensure that the Blue Greenway and Bay Trail are fully accmmdated; Ensure that the shreline park ffers a clear and inviting blue greenway cnnectin that mitigates cnflicts between pedestrians and recreatinal cyclists and distinguishes spaces t pause and relax. Explre ptins fr creating multiple pedestrian and recreatinal bicyclist cnnectins frm Crane Cve Park thrugh the site t the frmer pwer plant site with cnnectins alng the waterfrnt, thrugh buildings, directly alng 20th Street, and alng bth Luisiana and Maryland Streets. Wrk with Planning, SFMTA, Prt and San Francisc Bicycle Calitin t explre design fr enhanced bicycle thrughway n Illinis St adjacent t American Industrial Center buildings Refine the design fr pedestrian access n 22nd Street as it slpes dwn t Building 12, ptentially invlving a generus landscaped staircase n the suth side f building C2. 17

19 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site Explre best means t prvide significant n-site bicycle parking (centralized lcatin with amenities versus individual buildings r bth). Nte that the Bard f Supervisrs recently adpted new Planning Cde standards fr bicycle parking citywide; the prject shuld seek t exceed these new minimum standards. Wrk with SFMTA t supprt expansin the gepgraphic scpe f bicycle sharing t include Pier 70 and identify ptential lcatins fr bike sharing pds. Transit Imprvements. The prvisin f adequate public transit t the site will be critical t making it a success and managing cngestin in the area. The Planning Department is engaged in the nging Waterfrnt Transprtatin Assessment (WTA) t evaluate future cnditins and identify pririty effective transprtatin investments. The prject spnsr shuld engage in the discussins surrunding the WTA with Planning, SFMTA, and ther relevant City agencies, in rder t review the resulting analysis and strike apprpriate agreements as t financial r cnstructin cntributins t transprtatin imprvements benefitting the Prject site. In additin t funding cmmitments by the prject, these culd include capital infrastructure investments n the site that will affect the layut and width f streets, the bundaries f blcks and parcels, and verall circulatin within the site. While the site is relatively prximate t the 3 rd Street light rail line and the 22 nd Street Caltrain Statin, the Waterfrnt site is expansive and parts f the eastern prtins f the site, including prtins where majr new develpment is planned, is a substantial walk frm these facilities. Transit enhancements will be necessary t prvide adequate access t the site t supprt the level f develpment anticipated. Explre viability f future transit and shuttle ptins within the site, including where stps wuld be lcated and impacts n street design. Wrk with City, Prt and SFMTA t identify maximum transit service t Pier 70, including extending the T-Line turnarund lp suth, new r expanded Muni bus service int the Site and a shuttle service/system serving the Site prvided by the prject. Explre with Caltrain JPB necessary and desirable imprvements t the 22 nd Street Statin t enhance access and capacity f this statin t serve Pier 70 develpment. Explre with WETA, the Prt, and ther stakehlders, the prvisin f water-based transprtatin t a new ferry terminal mre clsely serving Pier 70, such as at 16 th Street, r Pier 70. Transprtatin Demand Management. The prject will be expected t prduce a Transprtatin Demand Management (TDM) plan, as part f the verall Transprtatin Plan, that implements prven and effective incentives and prgrams t reduce aut usage and increase usage f transit, cycling and ther mdes. Aut Parking. The quantity, management, lcatin and design f parking n the site, including the prpsed district parking structures, will affect nt just the ways peple chse t travel t and frm the site, but als the feel and functin f the site internally. Regarding parking, the Department recmmends and ntes the fllwing: 18

20 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site The verall quantity f parking and the ratis fr different uses must be further analyzed and cnsidered in the cntext f the Transit First Plicy, transprtatin bjectives and mdal share bjectives fr the prject, and the parking cntrls in the adjacent Dgpatch area. The Department ntes that the cncept f setting variable standards fr residential uses based n tenure (ie rental vs cnd) is a challenging ne given that tenure is nt smething traditinally regulated by Planning, is nt fixed at the time f entitlement, and is smewhat fluid ver the life f buildings. Include language in the DDA t address when, and if, during prject build-ut, transit infrastructure serving the site imprves beynd that anticipated by City and prject cmmitments at the time f DDA apprval, that parking demand and transprtatin bjectives will be re-assessed at beginning f each prject phase t determine whether ttal parking prgram can be reduced. Careful cnsideratin f hw t prvide vehicular access t district parking, including minimizing cnflicts with ther mdes f transprtatin. Further study f hw pedestrians will be guided t mve frm the parking facilities int the cre f the site. Please ensure a safe and attractive pedestrian experience. The relatinship between the nn-garage parking spaces and garage spaces shuld be strategically cnsidered t enable a minimal amunt f parking utside f the designated garages. The lcatin f parking and lading entries shuld als be minimized and strategically placed as t ensure a quality public realm and encurage ther mdes f travel. As part f the verall parking prgram, yu are strngly encuraged t include n-street parking where it can fit, and place as much parking undergrund as pssible, recgnizing that sil cnditins may add substantial cst. Explre access pints between district parking rftp pen space and the mezzanine level f Building 12. Lading and Servicing. The prject will need t address the need fr service access and lading at apprpriate building lcatins and given prpsed uses (i.e., lcal prductin requirements fr lading dcks), in ways that d nt cmprmise the grund level pedestrian experience thrughut the site. Specifically, the prject shuld: Explre whether site lading be centralized r in certain lcatins. Wrk with the Prt and Ortn Develpment Inc. team t explre hw Luisiana Street can accmmdate bth Building 113 trucks/lading and inviting and attractive pedestrian access. 19

21 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site OPEN SPACE The prpsed prject includes pen space which will serve bth the new neighbrhd and pen up the waterfrnt t the surrunding neighbrhd and larger City. The Department lks frward t refining the pen space layut, design and prgramming thrugh the cming prcess, t be reflected in the Open Space Plan discussed abve. T ensure pen space n the site is maximized in size, as well as in quality fr usage and access, the Department recmmends and ntes the fllwing: Further develpment f feasible prgram ptins fr the range f pen space znes n the site t further the gal f prviding an urban waterfrnt pen space that is unique in San Francisc and serves residents, wrkers, visitrs and ther cmmunity members. Develp clear plans (and guidelines) fr access t the waterfrnt parks frm Pier 70 and t the larger Dgpatch/Ptrer cmmunity. Develpment f design guidelines fr buildings frnting the east-west park s that they are publicly inviting and activate the park spaces. Als, explre the pprtunity fr an indr/utdr cultural/perfrmance venue in a building frnting this park (e.g. E1B). Explre design ptins and develp specific guidelines fr the building edge, shreline edge and park elements frnting buildings fr buildings frnting the shreline park t ensure that the park feels public and accmmdates pedestrians, recreatinal bicyclists and prvides places t stp and appreciate the waterfrnt. Explre prgram and design ptins fr hw district parking structure rftps can prvide useable pen space, including active recreatin, nt allwed n Public Trust lands. This analysis shuld explre hw t create access alng 21st and 22nd Streets t the tps f district parking structures t access these amenities.develp landscape design guidelines that respect the histric district requirements while als creating flexible, attractive and inviting landscape fr the site and acknwledging the cmmunity s desires fr green spaces n the waterfrnt. Explre the park sequence/tpgraphy alng C2 and Building 12 t ensure that the slpe and parks can accmmdate pedestrian mvement and ptential prgrams. Refine and pssibly reduce the width f the pen space setback prpsed fr the suth side f parking garage C-2 t avid t much unprgrammed, interstitial pen spaces n the site and avid diluting the use f the pen space setback abutting Building 12. Define lcatin fr children s play area fr lcal residents and visitrs. Further define the design and uses f the five slipways themselves (that jet int the water) t ensure they are usable and inviting features f the pen space netwrk. Study the phasing f new pen space t ensure that new residents have access t pen space in earlier phases f the prject. Cnsider design f shreline pen space with Seal Level Rise t insure that pen space cntinues t functin. Explre hw t design/prgram park area east f H-2 parcel if shreline access des nt cntinue (r isn t ready) suth alng the Pwer Plant site shreline. 20

22 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site Further define the access t the pen space and specify whether public r private. HISTORIC PRESERVATION The Waterfrnt Site is part f the eligible Pier 70 Natinal Register Histric District. As we understand, the Prt f San Francisc has submitted the nminatin frms t list the histric district in the Natinal Register f Histric Places, the federal register f histric prperties. The Department appreciates that the prpsal has accmmdated significant histric prperties, which are an essential part f the prpsed prject. T ensure that these intentins are met, the Department recmmends that the prject: Ensure that all new develpment and the rehabilitatin f Buildings 2, 12 and 21 are cmpleted accrding t the Secretary f the Interir s Standards fr Rehabilitatin. Study views t and frm Building 12, particularly the amunt f reveal f the Building 12 façade frm the central pen space, specific views frm the waterfrnt, and views suth n Maryland Street (and ptentially nrth frm suth f site). Develp design guidelines that recgnize the imprtance f the eastern façade f Building 113, including views f this facade, as well as views nrth t ship repair and suth t Building 2 at the intersectin f 20th and Luisiana Streets. Develp design guidelines that ensure that Building A-1 is designed s that Building 113 is cmplemented and views f it can be appreciated frm 20th Street. Refine the lcatin, rientatin and adjacency f new buildings relative t the histric Building 21 as part f the prpsed creative cre prtin f the Site. Explre a range f mvement t, frm and thrugh the site t understand hw the placements f new develpment reinfrces the verall gal f creating views and unexpected reveals f histric resurces n the site and the larger Pier 70. Crdinate with the Prt and the develper f the Histric Cre Subdistrict (Ortn Develpment Inc.) n the develpment f a Pier 70 district wide histric interpretatin prgram. PRELIMINARY PROJECT ASSESSMENT EXPIRATION: This Preliminary Prject Assessment is valid fr a perid f 18 mnths. An Envirnmental Evaluatin, Cnditinal Use Authrizatin, r Building Permit Applicatin, as listed abve, must be submitted n later than February 14, Otherwise, this determinatin is cnsidered expired and a new Preliminary Prject Assessment is required. Such applicatins and plans must be generally cnsistent with thse fund in this Preliminary Prject Assessment. Enclsure: Pier 70 Waterfrnt Site List f Pst-Term Sheet Design Items (February 2013) Fld Ntificatin: Planning Bulletin SFPUC Recycled Water Infrmatin Sheet Pier 70 Prpsed Cnceptual Land Use Plan 21

23 Preliminary Prject Assessment Case N U Pier 70 Waterfrnt Site cc: Jack Sylvan, Frest City (Prject Spnsr) Brad Bensn, Prt f San Francisc David Beaupre, Prt f San Francisc Sarah Dennis-Phillips, Mayr s Office f Ecnmic Dev.. Jsh Switzky, Citywide Planning Divisin Steve Wertheim, Citywide Planning Divisin Richard Sucre, Current Planning Divisin Rick Cper, Envirnmental Planning Divisin Andrea Cntreras, Envirnmental Planning Divisin Jerry Rbbins, MTA Jerry Sanguinetti, DPW 22

24 Pier 70 Waterfrnt Site List f Pst-Term Sheet Design Items February 2013 Over the last fur mnths, an interdepartmental team including staff frm the Planning Department, OEWD, the Prt and SFMTA cnducted bi-weekly charettes with Frest City abut its preliminary land use plan and urban design framewrk fr the waterfrnt site prtin f Pier 70. City staff als met internally between these charettes t further explre issues and recncile staff pinins. The charettes were intended t prvide general feedback n Frest City s preliminary plan as the basis fr the city and Frest City cmpleting a term sheet fr the prject and cmmencing the frmal entitlement prcess. Frest City revised its plan during the charettes and many f the fundamental ideas infrming the plan were vetted and discussed by city staff. At the cnclusin f this early prcess, staff expressed supprt fr Frest City s general apprach t the site. Hwever, the city team and Frest City identified a number f imprtant issues that were t specific t be addressed prir t the endrsement f a term sheet but that require additinal discussin and study during the entitlement prcess. The issues listed belw will be addressed pst-termsheet as the CEQA analysis is cnducted, specific pen space designs and infrastructure plans are develped and a design fr develpment type dcument is prepared fr the prject. Histric Buildings and Views 1. Study views t and frm Building 12, particularly the amunt f reveal f the Building 12 façade frm the central pen space, specific views frm the waterfrnt, and views suth n Maryland Street (and ptentially nrth frm suth f site). 2. Develp design guidelines that recgnize the imprtance f the Building 113 eastern façade and views t that façade, nrth t ship repair and suth t Building 2 at the intersectin f 20th and Luisiana streets. 3. Develp design guidelines that ensure that Building A-1 is designed s that Building 113 is cmplemented and views f it can be appreciated frm 20 th Street. 4. Refine lcatin, rientatin and adjacency f new buildings relative t the histric Building 21 as part f the creative cre prtin f the Site. 5. Study views frm Ptrer Hill t histric buildings (especially Bldg 12 and Bldg 2) and hw new develpment may alter thse views. 6. Study and, as much as pssible, mitigate shadw impacts f new develpment (particularly the C-1A and C-1B parking structures) n the Histric Cre curtyard. 7. Explre a range f mvement t, frm and thrugh the site t understand hw the 1

25 placements f new develpment reinfrces the verall gal f creating views and unexpected reveals f histric resurces n the site and the larger Pier 70. Circulatin Plan and Access (pedestrian, bicycle and vehicular) 1. Explre vehicular circulatin ptins fr cnnecting the waterfrnt site t the frmer Pwer Plant site t the suth, including extending Maryland Street. 2. Explre cnnecting Michigan Street at-grade t 21st Street t imprve site circulatin (as ppsed t Michigan St dead ending at 21st St. due t significant site grade change) 3. Refine plan fr vehicular access t district parking where frm, what rute, hw nt t cnflict with bikes? 4. Explre ptins fr creating multiple pedestrian and recreatinal bicyclist cnnectins frm Crane Cve Park thrugh the site t the frmer Ptrer Pwer Plant site with cnnectins alng the waterfrnt, thrugh buildings, directly alng 20th Street, and alng bth Luisiana and Maryland Streets. 5. Study further hw pedestrians will be guided t mve frm the parking facilities int the cre f the site. Ensure a safe and attractive pedestrian experience. 6. Ensure that the shreline park ffers a clear and inviting blue greenway cnnectin that mitigates cnflicts between pedestrians and recreatinal cyclists and distinguishes spaces t pause and relax. 7. Identify design elements (signage, street design, clear view crridrs) that will prvide clarity t pedestrian, bicycle and autmbile rutes t the waterfrnt and the site s varius activity ndes and gathering places. 8. Explre hw t prvide inviting pedestrian access between larger flrplate buildings (B1-B2 and H1-H2) t ffer maximum accessibility and grund plane activatin. 9. Explre viability f and design appraches t ptential access between district parking rftp pen space and the Building 12 mezzanine level. 10. Ensure that the 22nd Street terminatin at the waterfrnt is clearly public in nature and publicly inviting. Shuld there be an extensin f the park westerly at that pint r a vehicular drp-ff/turnarund? 11. Explre hw t design/prgram park area east f H-2 parcel if shreline access des nt cntinue (r isn t ready) suth alng the Pwer Plant site shreline. 12. Further refine the design f the prpsed shared/narrw street between parcels E3/5 and E2/4/6, cnsistent with Better Streets Plan plices. These radways in particular ffer pprtunities t explre and implement innvative street designs. 13. Refine the design fr pedestrian access n 22nd Street as it slpes dwn t Building 12, ptentially invlving a generus landscaped staircase n the suth side f the C2 district parking structure. 14. Further refine the designs fr priritizing bicycles travel in and thrugh the Site and designate primary and lesser thrughfares with the relevant design treatment fr each. 2

26 15. Explre best means t prvide significant n-site bicycle parking (centralized lcatin with amenities versus individual buildings r bth). 16. Wrk with SFMTA n ptential lcatins fr bike sharing pds. 17. Wrk with City, SFMTA, Prt and San Francisc Bicycle Calitin t explre design fr enhanced bicycle thrughway n Illinis St adjacent t American Industrial Center buildings 18. Address need fr service access and lading at apprpriate building lcatins and given prpsed uses (i.e., lcal prductin requirements fr lading dcks). Explre whether site lading be centralized r in certain lcatins. 19. Wrk with the Prt and Ortn Develpment Inc. team t explre hw Luisiana Street can accmmdate bth Building 113 trucks/lading and inviting and attractive pedestrian access. Transit and Parking 1. Explre viability f future transit and shuttle ptins within the Site, including where stps wuld be lcated and impacts n street design. 2. Wrk with City, Prt and SFMTA t identify maximum transit service t Pier 70, including extending the T-Line turnarund lp suth, Muni bus service int the Site and a shuttle service/system serving the Site. 3. Include language in DDA t address when, and if, transit infrastructure serving the site imprves in later phases f the prject, that actual parking demand will be assessed at beginning f each prject phase t determine whether ttal parking prgram is needed r can be reduced. 4. Explre apprpriate transprtatin demand management measures t reduce the number f autmbile trips t the area and t increase transit usage. Open Space 1. Further develp and test feasible prgram ptins fr the range f pen space znes n the site t further the gal f prviding an urban waterfrnt pen space that is unique in San Francisc and serves residents, wrkers, visitrs and ther cmmunity members. 2. Develp design guidelines fr buildings frnting the east-west park sectin (E1A, E1B, E3 and E5) s that they are publicly inviting and activate the park spaces. Als, explre the design implicatins f the pprtunity fr an indr/utdr cultural/perfrmance venue n E1B. 3. Explre design ptins and develp specific guidelines fr the building edge, shreline edge and park elements frnting buildings E5, E6, and H2 t ensure that the park feels public and accmmdates pedestrians, recreatinal bicyclists and places t stp and appreciate the waterfrnt. 4. Explre hw t create access alng 21 st and 22 nd Streets t the tps f district parking 3

27 structures. Further explre prgram and design ptins fr hw district parking structure rftps can prvide useable pen space, including active recreatin, nt allwed n Public Trust lands. 5. Develp clear plans (and guidelines) fr access t the waterfrnt parks frm Pier 70 and t the larger Dgpatch/Ptrer cmmunity. 6. Develp landscape design guidelines that respect the histric district requirements while als creating flexible, attractive and inviting landscape fr the site and acknwledging the cmmunity s desires fr green spaces n the waterfrnt. 7. Explre the park sequence/tpgraphy alng C2 and Building 12 t ensure that the slpe and parks can accmmdate pedestrian mvement and ptential prgrams. 8. Refine and pssibly reduce the width f the pen space setback prpsed fr the suth side f parking garage C-2 t avid t much unprgrammed, interstitial pen spaces n the site and avid diluting the use f the pen space setback abutting Building Define lcatin fr children s play area fr lcal residents and visitrs. 10. Further define the design and uses f the five slipways themselves (that jet int the water) t ensure they are usable and inviting features f the pen space netwrk. 11. Study the phasing f new pen space t ensure that new residents have access t pen space in earlier phases f the prject. 12. Cnsider design f shreline pen space with Seal Level Rise t insure that pen space cntinues t functin. Land Use, Massing and Height 1. Further develp detailed view analyses frm Dgpatch, Ptrer Hill and ther key lcatins, frm multiple perspectives, t infrm final height and massing recmmendatins cnsistent with height znes established during charrette prcess. 2. Cnsistent with the height znes established during the charrette prcess, develp design guidelines and develpment standards fr the height znes that address the ttal number f twers, lcatins, prximity t ne anther, and architectural quality. 3. Explre hw t create interesting and dynamic facades n the district parking structures t mitigate their scale and study the ptential t incrprate grund flr uses that (i) activate the street/public realm, (ii) are ecnmically feasible and (iii) maintain efficient parking structure design. 4. Explre building design ptins and establish design guidelines t create an attractive, pedestrian-friendly building edge/streetwall alng 20 th Street that draws peple t the waterfrnt and pens up t the waterfrnt park at Building Study the massing, street rientatin and grund flr uses f buildings G1, H1, H2 4

28 alng 22 nd Street t ensure a strng relatinship between the Waterfrnt site and the Pwer Plant site and an active street frntage. 6. Further study massing ptins near histric buildings (buildings 2, 12, and 113) t assess impacts. Develp design guidelines that expand n the Prt s Pier 70 Preferred Plan infill Design Criteria t guide future develpment near histric buildings. In particular, establish future design cntrls t address the design f Building A-1 and its relatinship t building 113 based n the fllwing cncepts: a. Ensure views f Building 113 frm the grund plane arund Building A-1 b. Prvide light t Building 113 c. Accmmdate necessary truck lading int Building 113 d. Celebrate the crner f Luisiana Street and 20 th Street thrugh thughtful and distinctive architecture and/r streetscape design. The design shuld cmmunicate the imprtance f this intersectin and invite peple nt the Luisiana Street t travel thrugh the site. 7. Develp design guidelines t mdulate the façades and street presence f larger flrplate ffice buildings. 8. Further explre the use and design f the F-1/G-1 parcels (i.e., merging the parcels, whether apprpriate lcatin fr prtin f district parking, relatin t Bldg 12). 9. Wrk with City and Prt t identify use and design fr PG&E Hedwn Yard site (Hedwn Site) that maximizes its cnnectivity t the larger Pier 70 and helps link Pier 70 and the Dgpatch 22 nd Street cmmercial crridr and the site 10. Develp mre detailed shadw analyses t assess shadw impacts n prpsed public pen spaces. 11. Cnduct wind analysis as part f CEQA review. 12. If Pier 70 is selected as lcatin f PUC recycled water treatment facility, wrk with Prt, PUC and City t determine specific lcatin and a design that benefits the prject. Other Items 1. Study prgramming and phasing f interim uses n prtins f site nt being used fr cnstructin. 2. Identify prject elements t supprt an EcDistrict designatin by the Planning Department. 5

29 PLANNING BULLETIN DATE: TITLE: April 1, 2007 (V1.3) Review f Prjects in Identified Areas Prne t Flding PURPOSE: This bulletin alerts prject spnsrs t City and Cunty review prcedures and requirements fr certain prperties where flding may ccur. BACKGROUND: Develpment in the City and Cunty f San Francisc must accunt fr flding ptential. Areas lcated n fill r bay mud can subside t a pint at which the sewers d nt drain freely during a strm (and smetimes during dry weather) and there can be backups r flding near these streets and sewers. The attached graphic illustrates areas in the City prne t flding, especially where grund stries are lcated belw an elevatin f 0.0 City Datum r, mre imprtantly, belw the hydraulic grade line r water level f the sewer. The City is implementing a review prcess t avid flding prblems caused by the relative elevatin f the structure t the hydraulic grade line in the sewers. PERMIT APPLICATION PROCESS: Applicants fr building permits fr either new cnstructin, change f use (Planning) r change f ccupancy (Building Inspectin), r fr majr alteratins r enlargements shall be referred t the San Francisc Public Utilities Cmmissin (SFPUC) at the beginning f the prcess, fr a review t determine whether the prject wuld result in grund level flding during strms. The side sewer cnnectin permits fr such prjects need t be reviewed and apprved by the PUC at the beginning f the review prcess fr all permit applicatins submitted t the Planning Department, the Department f Building Inspectin, r the Redevelpment Agency. The SFPUC and/r its delegate (SFDPW, Hydraulics Sectin) will review the permit applicatin and cmment n the prpsed applicatin and the ptential fr flding during wet weather. The SFPUC will receive and return the applicatin within a tw-week perid frm date f receipt. The permit applicant shall refer t PUC requirements fr infrmatin required fr the review f prjects in fld prne areas. Requirements may include prvisin f a pump statin fr the sewage flw, raised elevatin f entryways, and/r special sidewalk cnstructin and the prvisin f deep gutters.

30 BRYANT HARRIET 08TH:ST 11TH:ST DEHARO HARRISON KANSAS RHODEISLAN UTAH VERMONT MARIPOSA 18TH:ST 19TH:ST BRYANT 17TH:ST 16TH:ST HAMPSHIRE POTRERO SANBRUNO DIVISION DORE 12TH:ST 09TH:ST 10TH:ST ALAMEDA LANGTON MISSION 06TH:ST 07TH:ST MARKET JESSIE CLEMENTINA HOWARD FOLSOM HARRISON 5TH:ST BRANNAN MISSISIPPI ARKANSAS CAROLINA CONECTICUT MISSOURI TEXAS MARIPOSA 18TH:ST 07TH:ST BERRY KING TOWNSEND 4TH:ST WELSH BRYANT HARRIET 08TH:ST DEHARO KA K NSAS RHODEISLA VERMONT DIVISION DORE 09TH:ST LANGTON 06TH:ST 07TH:ST JESSIE CLEMENTINA HOWA W RD FOLSOM HARRISON BRANNAN BERRY KING TOWNSEND WELSH AN 09TH:ST MISSION A C 07TH:ST DIVISION AVALON BOSWORTH CUMBERLAND EDINBURGH ELIZABETH EXCELSIOR HERMANN HILL:ST LAGUNA LIBERTY ROANOKE SILVER 15TH:ST 16TH:ST 17TH:ST 18TH:ST 19TH:ST 20TH:ST 21ST:ST 22ND:ST 23RD:ST COLLINGWD CRESTMONT EAGLE EUREKA GREATHWY HARTFORD VILLA:TR YUKON 42ND:AV 43RD:AV 44TH:AV 45TH:AV 46TH:AV 47TH:AV 48TH:AV LAWTON MIDDLEFLD MORAGA NORIEGA ORTEGA HARDING SKYLINE SUNSET 29TH:AV 30TH:AV 31ST:AV 32ND:AV 33RD:AV 34TH:AV 35TH:AV 36TH:AV 37TH:AV 38TH:AV 39TH:AV 40TH:AV 41ST:AV 42ND:AV 43RD:AV 44TH:AV 45TH:AV 46TH:AV 47TH:AV SLOAT GREATHWYUP WAWONA VICENTE ULLOA EVERGLADE LAKESHORE SUNSET COUNTRYCLB YORBA GREATHWY GREATHWYUP RIVERA TARAVAL SANTIAGO QUINTARA PACHECO GREATHWYUP ORTEGA NORIEGA KIRKHAM LAWTON MORAGA BRAZIL DELANO SANTAYNEZ URBANO LAKEVIEW GARCES ARBALLO VIDAL DENSLOWE 19TH:AVE FONT CRESPI GONZALEZ CARDENAS HOLLOWAY SERRANO STRATFORD RANDOLPH CHESTER PALMETTO STCHARLES JUNIPEROSE BROTHERHD 19TH:AV ALEMANY FLOURNOY DELONG BROAD FARALLONES LOBOS SADOWA GARFIELD HEAD HOLLOWAY SARGENT SHIELDS BEVERLY MONTICELLO RALSTON RAMSELL BYXBEE ESTERO:AV ARCH VERNON ORIZABA VICTORIA MONTANA THRIFT DEMONTFORT BRIGHT ASHTON FAXON JULES CAPITOL ELLINGTON GENEVA MORSE NIAGARA FARRAGUT SICKLES LAWRENCE SANJOSE WHITTIER LOWELL MONETA:WY HURON CAYUGA NAGLEE FOOTE HOWTH LAKEVIEW LOUISBURG BRIGHTON PLYMOUTH GRANADA MIRAMAR HAROLD LEE TARA ROME DELANO SENECA GENEVA ALLISON CONCORD CURTIS HANOVER POPE ROLPH SOUTHHILL CHICAGO:WY WINDING BALTIMORE CORDOVA AMAZON ITALY CAYUGA MISSION ONONDAGA OTSEGO FRANCE PERSIA RUSSIA HERNANDEZ OAKPARK PORTOLA WILDWOOD CLAREMONT 20TH:AV 21ST:AV 22ND:AV 23RD:AV 24TH:AV 26TH:AV 27TH:AV STFRANCIS STONECREST LAGUNITAS EUCALYPTUS OCEAN WINSTON WAWONA CRESTLAKE SLOAT VICENTE ULLOA OCEAN MONCADA LUNADO:WY URBANO JUNIPSERRA DARIEN UPLAND WESTGATE SANLORENZO SANLEANDRO SANFERNAND SANTAANA SANTACLARA VICENTE WESTPORTAL WAWONA LANSDALE SANTAPAULA SANANSELMO MAYWOOD CASITAS TARAVAL SANTIAGO RIVERA QUINTARA TARAVAL 17TH:AV 18TH:AV 16TH:AV PACHECO SANMARCOS 14TH:AV 15TH:AV FUNSTON 12TH:AV DORANTES QUINTARA 10TH:AV MAGELLAN MERCED PACHECO KENSINGTON VASQUEZ MONTALVO EDGEHILL GARCIA CASTENADA LAGUNHONDA PACHECO 09TH:AV ORTEGA LAWTON MORAGA NORIEGA LINARES WARREN CHAVES LAIDLEY MARIETTA REPOSA HAZELWOOD RIDGEWOOD JUDSON GENNESSEE PHELAN COLON DETROIT HAVELOCK EDNA FLOOD HEARST JOOST MONTEREY STAPLES FOERSTER CRESTAVIST GENESSEE MANGELS BELLAVISTA CONGO ALEMANY COTTER SANTAROSA SANJUAN SANJOSE CIRCULAR BADEN THERESA LONDON LISBON MADRID PARIS CAYUGA STILL TINGLEY LYELL BOSWORTH CHENERY DIAMONDHTS BEMIS LIPPARD SURREY DIAMOND ADDISON EVERSON BURNETT CITYVIEW EVELYN:WY OSHAUGNESY ROCKDALE TERESITA JUANITA:WY ULLOA WOODSIDE PANORAMA PORTOLA AMBER DELLBROOK CLARENDON FORESTKNOL OLYMPIA MARVIEW TWINPEAKS 25TH:ST GOLDMINE DUNCAN DIAMONDHTS CASTRO CLIPPER HOFFMAN DOUGLASS GRANDVIEW 21ST:ST ALVARADO CASTRO DIAMOND JERSEY 24TH:ST NOE CABRILLO CALIFORNIA ELCAMDEMAR IRVING JUDAH KIRKHAM LINCOLN:WY 26TH:AV 29TH:AV 30TH:AV 32ND:AV 33RD:AV 34TH:AV 35TH:AV 36TH:AV 37TH:AV 38TH:AV 39TH:AV 40TH:AV 41ST:AV 42ND:AV 43RD:AV 44TH:AV 45TH:AV 46TH:AV 47TH:AV 48TH:AV LAPLAYA IRVING JUDAH 41ST:AV LINCOLN:WY GREATHWYUP FULTON BALBOA CABRILLO 34TH:AV 37TH:AV 39TH:AV 40TH:AV 38TH:AV SUNSET 36TH:AV 35TH:AV 31ST:AV 33RD:AV 32ND:AV 28TH:AV 29TH:AV 30TH:AV SOUTH:DR 30TH:AV JFKENNEDY 31ST:AV FULTON BALBOA ELCAMDEMAR POINTLOBOS ANZA CLEMENT ANZA 28TH:AV 27TH:AV GEARY CLEMENT LAKE SEACLIFF BROADWAY CALIFORNIA EUCLID FULTON GEARY JFKENNEDY SACRAMENTO WASHINGTON TRANSVERSE 21ST:AV 24TH:AV 25TH:AV 26TH:AV 27TH:AV 22ND:AV 23RD:AV 25TH:AV 18TH:AV 20TH:AV 19TH:AVE 15TH:AV 16TH:AV 17TH:AV CROSSOVER SOUTH:DR 08TH:AV JUDAH KIRKHAM 11TH:AV FUNSTON 12TH:AV 14TH:AV 09TH:AV 10TH:AV IRVING LINCOLN:WY PARNASSUS 05TH:AV 06TH:AV 07TH:AV HUGO 03RD:AV KEZAR FULTON CABRILLO FUNSTON 25TH:AV 23RD:AV 24TH:AV 21ST:AV 22ND:AV 20TH:AV 16TH:AV 17TH:AV 18TH:AV 19TH:AV 14TH:AV 15TH:AV PARKPRESID PARKPRESID CALIFORNIA 10TH:AV 11TH:AV 12TH:AV BALBOA ANZA 07TH:AV 08TH:AV 09TH:AV GEARY CLEMENT 03RD:AV 04TH:AV 05TH:AV 06TH:AV ARGUELLO 02ND:AV ANZA LAKE CORNWALL CLAY GROVE WILLARD:N BUENAVTA:W CORBETT FELL MARKET BELGRAVE CARMEL FREDERICK GRATTAN PARNASSUS RIVOLI ALMA WILLARD ARGUELLO FREDERICK CARL ASHBURY BELVEDERE CLAYTON UPPER:TR COLE SHRADER STANYAN:ST PAGE COLE ASHBURY CLAYTON MASONIC OAK CASTRO HENRY SATURN ORD:ST CASELLI 18TH:ST MARKET ROOSEVELT 15TH:ST MARKET NOE HAIGHT WALLER HAYES PAGE BAKER LYON BRODERICK DIVISADERO DUBOCE SANCHEZ PIERCE SCOTT STEINER FILLMORE ANZAVISTA BUSH JACKSON OFARRELL PACIFIC PINE WASHINGTON EUCLID PARKER STANYAN:ST CENTRAL MASONIC COLLINS LAUREL LOCUST SPRUCE MAPLE CHERRY BAKER PRESIDIO WALNUT LYON BAKER STJOSEPHS FULTON GOLDENGATE MCALLISTER TERRAVISTA GEARY POST EDDY:ST ELLIS PIERCE TURK BRODERICK DIVISADERO PIERCE SUTTER CLAY SCOTT FILLMORE STEINER BUCHANAN WEBSTER FILBERT GREENWICH VALLEJO BAY GREEN UNION LYON CHESTNUT LOMBARD ALHAMBRA BEACH FILLMORE MALLORCA SCOTT MOULTON PIXLEY MARINA CAPRA CERVANTES AVILA NORTHPOINT WEBSTER BEACH ALABAMA CAPP FLORIDA FOLSOM HARRISON MISSION SANCARLOS SHOTWELL SOVANNESS TREAT VALENCIA ATHENS CARROLL DWIGHT EGBERT:AV MOSCOW MUNICH CAMPBELL WHEELER WILDE ARGONAUT SAWYER WAYLAND GENEVA LAPHAM WAY PARQUE HAHN SANTOS SUNNYDALE LAGRANDE DUBLIN PRAGUE MANSELL ARLETA LELAND PEABODY TEDDY SCHWERIN TUNNEL VISITACION RAYMOND ALPHA BOWDOIN RUTLAND DELTA GOETTINGEN KAREN:CT ORDWAY OLMSTEAD PENINSULA TOCOLOMA LATHROP JAMESTOWN FITZGERALD HOLLISTER INGERSON JAMESTOWN LECONTE SANBRUNO KEY PAUL HAWES FITCH GILMAN BAYSHORE DONNER INDUSTRIAL RHODEISLAN THORNTON ANDERSON CRESCENT OGDEN PRINCETON JUSTIN MADISON PIOCHE VIENNA NAPLES PERU CRAUT NEY MAYNARD TRUMBULL GAMBIER HARVARD OXFORD BURROWS YALE AMHERST CAMBRIDGE APPLETON ARLINGTON MISSIONMATEO COLLEGE LEESE FAIRMOUNT PARK RICHLAND BENTON ELSIE ANDOVER BENNINGTON MOULTRIE SILVER SWEENEY SOMERSET BOWDOIN COLBY DARTMOUTH HAMILTON UNIVERSITY HOLYOKE SANBRUNO BACON WAYLAND WOOLSEY BURROWS FELTON SILLIMAN CORTLAND PERALTA NEVADA PRENTISS GATES BRONTE PUTNAM ELMIRA LOOMIS BERNALHGHT CAPP SANCHEZ VICKSBURG 28TH:ST 30TH:ST DAY VALLEY 29TH:ST DUNCAN 27TH:ST 26TH:ST ARMY COSO COLERIDGE SANJOSE GUERRERO CHATANOOGA CHURCH DOLORES FAIROAKS SANJOSE LEXINGTON POTRERO PERALTA POWHATTAN PRECITA FOLSOM HARRISON SHOTWELL RIPLEY PRECITA TREAT BAYSHORE FRANCONIA HOLLADAY BARNEVELD JERROLD 21ST:ST 22ND:ST 23RD:ST 24TH:ST 25TH:ST BRYANT KANSAS SANBRUNO VERMONT GALVEZ MENDELL PALOU QUESADA REVERE BAYVIEW BRIDGEVIEW THORNTON WILLIAMS 03RD:ST UNDERWOOD ARMSTRONG VANDYKE WALLACE YOSEMITE LANE KEITH:ST SHAFTER THOMAS QUESADA MADDUX QUINT SILVER PALOU OAKDALE 03RD:ST NEWHALL JERROLD LASALLE PHELPS HUDSON HUDSON BEATRICELN INGALLS GRIFFITH HAWES JENNINGS OAKDALE INNES KIRKWOOD CASHMERE FAIRFAX EVANS MIDDLEPT 22ND:ST 23RD:ST 24TH:ST 25TH:ST 26TH:ST INDIANA TENNESSEE TOLAND SELBY RANKIN DAVIDSON ARMY 25TH:ST DEHARO CARGO DONAHUE HYDE JOICE JONES LEAVENWRTH POWELL TAYLOR BRYANT MARKET MINNA BUCHANAN FRANKLIN GOUGH HARRIET LAGUNA OCTAVIA WEBSTER 08TH:ST 11TH:ST CHURCH DOLORES ALBION GUERRERO CLINTON DUBOCE 14TH:ST ROSE 13TH:ST FOLSOM SOVANNESS NATOMA DEHARO HARRISON KANSAS RHODEISLAN UTAH VERMONT MARIPOSA 18TH:ST 19TH:ST 20TH:ST BRYANT 17TH:ST 16TH:ST HAMPSHIRE POTRERO SANBRUNO DIVISION DORE 12TH:ST 09TH:ST 10TH:ST ALAMEDA LANGTON ELLIS GROVE IVY LARKIN VANNESS HAYES EDDY:ST WILLOW GOLDENGATE MCALLISTER TURK GOUGH OCTAVIA FRANKLIN FERN GEARY HEMLOCK MYRTLE OFARRELL OLIVE POST SUTTER AUSTIN CALIFORNIA SACRAMENTO BUSH PINE CLAY POLK 04TH:ST MISSION 06TH:ST 07TH:ST MARKET JESSIE CLEMENTINA HOWARD FOLSOM HARRISON 05TH:ST LEROY STOCKTON STEVENSON BRANNAN 20TH:ST MISSISIPPI ARKANSAS CAROLINA CONECTICUT MISSOURI TEXAS WISCONSIN ILLINOIS PENNSYLVAN INDIANA MINNESOTA TENNESSEE 19TH:ST MARIPOSA 18TH:ST 03RD:ST 07TH:ST BERRY KING TOWNSEND 04TH:ST 03RD:ST WELSH FREMONT JESSIE 01ST:ST NATOMA 02ND:ST FOLSOM HARRISON BRYANT SPEAR:ST MAIN BEALE EMBARCADER BATTERY COMMERCIAL HALLECK MERCHANT LOMBARD FILBERT GREENWICH VALLEJO WASHINGTON PACIFIC JACKSON BROADWAY GREEN UNION CHESTNUT FRANCISCO NORTHPOINT BAY BEACH JEFFERSON GRANT COLUMBUS STOCKTON MASON GRANT KEARNY MONTGOMERY SANSOME POWELL KEARNY FRONT DAVIS DRUMM N SOMA FLOOD ZONE

31 San Francisc Public Utilities Cmmisin Blcks f Interest Legend freeway Highway arterial SF Shreline SF Blcks Blcks Of Interest Blcks f Interest Fill Areas Histrical Marsh Areas Liquifactin areas Nv, 2006

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34 Exhibit B Cnceptual Land Use Plan