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Mitigated Negative Declaration Mitigated Negative Declaration Date: December 27, 2017; amended January 23, 2018 (Amendments to the Initial Study/Preliminary Mitigated Negative Declaration are shown as deletions in strikethrough and additions to the PMND are shown in double underline) Case No.: 2015‐012994ENV Project Title: 200‐214 Van Ness Avenue (San Francisco Conservatory of Music Mixed‐Use Project) Zoning: C‐3‐G (Downtown‐General Commercial) 96‐X Height and Bulk District Block/Lot: 0811/011 and 012 Lot Size: 13,077 square feet Project Sponsor San Francisco Conservatory of Music Lawrence Badiner, Project Sponsor’s Representative, (415) 865‐9985 Lead Agency: San Francisco Planning Department Staff Contact: Tania Sheyner – (415) 575‐9127 [email protected] PROJECT DESCRIPTION: The project site is located on Van Ness Avenue, extending from Hayes Street to Dr. Tom Waddell Place (a mid‐block alley), in the Civic Center neighborhood of San Francisco. The project block is bounded by Van Ness Avenue to the west, Grove Street to the north, Polk Street to the east, and Hayes Street to the south. The site currently contains two buildings: 200 Van Ness Avenue, which is three stories in height and contains 27 dwelling units, and 214 Van Ness Avenue, which is two stories in height and contains approximately 12,360 gross square feet (gsf) of presently vacant office space previously occupied by the Lighthouse for the Blind. The proposed project would demolish these two existing buildings, merge the two parcels into one, and construct a 12‐story mixed‐use building to provide housing and other facilities for the San Francisco Conservatory of Music. The proposed building would provide a total of approximately 168,200 gsf of development space, including approximately 86,600 gsf of student housing (in a total of 113 units accommodating 420 beds), three faculty housing units, 27 housing units to replace the 27 existing units at 200 Van Ness Avenue, approximately 49,600 gsf of institutional uses, including educational, classroom, and rehearsal space, faculty offices, and two performance venues), approximately 4,320 gsf of broadcasting studio space, and 5,000 gsf of restaurant space. The new building would extend 120 feet in height, with an additional 12 feet to the top of rooftop architectural features (“upper roof”) and another 2 feet 6 inches to the top of roof‐top mechanical equipment, for a total height of 134 feet 6 inches. Two underground levels would house stacked bicycle storage, some of the institutional, recording and practice spaces, and mechanical equipment for building operations. A rooftop terrace would provide open space for student residents, and a second‐floor courtyard would provide open space for other www.sfplanning.org Preliminary Mitigated Negative Declaration CASE NO.2015-012994ENV January 23, 2018 200-214 Van Ness Avenue residents. The project site is presently zoned 96-X for height and would require a zoning amendment for the proposed 120-foot building height: No vehicle parking would be provided. The project would be supported on a mat foundation. FINDING: This project could not have a significant effect on the environment. This finding is based upon the criteria of the Guidelines of the State Secretary for Resources, Sections 15064 (Determining Significant Effect), 15065 (Mandatory Findings of Significance), and 15070 (Decision to prepare a Negative Declaration), and the following reasons as documented in the Initial Evaluation (Initial Study) for the project, which is attached. Mitigation measures are included.in this project to avoid potentially significant effects. See section F of this Mitigated Negative Declaration, pages 151-159. In the independent judgement of the Planning Department, there is no substantial evidence that the project could have a significant effect on the environment. ~ ~ LISA GIBBON Date of Issuance of Final Mitigated Environmental Review Officer ~ Negative Declaration cc: Lawrence Badiner, Project Sponsors Representative Suzanne Brown, Project Sponsor Distribution List SAN FRANCISCO PLANNING DEPARTMENT INITIAL STUDY TABLE OF CONTENTS 200-214 Van Ness Avenue Section Page A. PROJECT DESCRIPTION ............................................................................................................. 1 B. PROJECT SETTING ..................................................................................................................... 21 C. COMPATIBILITY WITH EXISTING ZONING AND PLANS ............................................... 27 D. SUMMARY OF ENVIRONMENTAL EFFECTS ...................................................................... 32 E. EVALUATION OF ENVIRONMENTAL EFFECTS ................................................................ 32 E.1. Land Use and Planning ................................................................................................... 34 E.2. Population and Housing ................................................................................................. 37 E.3. Cultural Resources ........................................................................................................... 39 E.4. Transportation and Circulation ..................................................................................... 52 E.5. Noise .................................................................................................................................. 73 E.6. Air Quality ........................................................................................................................ 84 E.7. Greenhouse Gas Emissions .......................................................................................... 103 E.8. Wind and Shadow ......................................................................................................... 106 E.9. Recreation ....................................................................................................................... 113 E.10. Utilities and Service Systems ....................................................................................... 115 E.11. Public Services ................................................................................................................ 121 E.12. Biological Resources ...................................................................................................... 124 E.13. Geology and Soils .......................................................................................................... 127 E.14. Hydrology and Water Quality ..................................................................................... 133 E.15. Hazards and Hazardous Materials ............................................................................. 141 E.16. Mineral and Energy Resources .................................................................................... 147 E.17. Agriculture and Forestry Resources ............................................................................ 149 E.18. Mandatory Findings of Significance ........................................................................... 150 F. MITIGATION MEASURES AND IMPROVEMENT MEASURES ...................................... 151 G. PUBLIC NOTICE AND COMMENT ....................................................................................... 160 H. COMMENTS RECEIVED IN RESPONSE TO THE PMND .................................................. 160 HI. DETERMINATION .................................................................................................................... 161 IJ. INITIAL STUDY PREPARERS ................................................................................................. 162 List of Figures Page Figure 1: Project Site Location ................................................................................................................ 3 Figure 2: Proposed Lower Basement Level .......................................................................................... 4 Figure 3: Proposed Upper Basement Level .......................................................................................... 5 Figure 4: Proposed Level 1 Plan (Ground Level) ................................................................................ 6 Figure 5: Proposed Level 2 Plan ............................................................................................................ 7 Figure 6: Proposed Level 3 Plan (Replacement Housing) .................................................................. 8 Figure 7: Proposed Level 4 Plan (Replacement Housing) .................................................................. 9 Figure 8: Proposed Levels 5 – 10 Plan (Student Housing) ............................................................... 10 Figure 9: Proposed Level 11 Plan ........................................................................................................ 11 Figure 10: Proposed Level 12 Plan ........................................................................................................ 12 Figure 11: Proposed West Elevation ..................................................................................................... 13 Case No. 2015‐012994ENV 1 200‐214 Van Ness Avenue Figure 12: Proposed North Elevation ................................................................................................... 14 Figure 13: Proposed South Elevation .................................................................................................... 15 Figure 14: Proposed East Elevation ......................................................................................................
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