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San Francisco Planning Department SAN FRANCISCO PLANNING DEPARTMENT 1650 Mission St. Suite 400 DATE: October, 17, 2013 ngc19 CA TO: Barbara Gualco, Mercy Housing Reception: 415.558.6378 Joan McNamera, Mayor's Office of Housing 415.558.6409 FROM: David Lindsay, Planning Department Planning RE: PPA Case No. 2013.111OU for Midtown Park Apartments Information: 415.558.6377 Please find the attached Preliminary Project Assessment (PPA) for the project listed above. You may contact the staff contact, Sara Velive, at (415) 558 - 6263 or [email protected] , to answer any questions you may have. David Lindsay, Senior P1arer SAN FRANCISCO PLANNING DEPARTMENT 1650 Mission St. Preliminary Project Assessment Suite 400 San Francisco, CA 94103-2479 Date: October 17, 2013 Case No.: 2013.111OU Reception: 415.558.6378 Project Address: Midtown Park Apartments 2040 & 2060 O'Farrell Street Fax: 1415 Scott Street 415.558.6409 1450 Divisadero Street Planning 2121 - 2141 Geary Boulevard Information: Block/Lot: 1099/031 415.558.6377 Zoning: RM-3 (Residential, Mixed, Medium Density) 50-X Project Sponsors: Mercy Housing Mayor's Office of Housing Barbara Gualco Joan McNamera 1360 Mission Street, #300 1 South Van Ness, 5 1h Floor San Francisco, CA 94103 San Francisco, CA 94103 Staff Contact: Sara Velive - (415) 558 - 6263 [email protected] DISCLAIMERS: Please be advised that this determination does not constitute an application for development with the Planning Department. It also does not represent a complete review of the proposed project, a project approval of any kind, or in any way supersede any required Planning Department approvals listed below. The Planning Department may provide additional comments regarding the proposed project once the required applications listed below are submitted. While some approvals are granted by the Planning Department, some are at the discretion of other bodies, such as the Planning Commission or Historic Preservation Commission. Additionally, it is likely that the project will require approvals from other City agencies such as the Department of Building Inspection, Department of Public Works, Department of Public Health, and others. The information included herein is based on plans and information provided for this assessment and the Planning Code, General Plan, Planning Department policies, and local/state/federal regulations as of the date of this document, all of which are subject to change. PROJECT DESCRIPTION: The existing site encompasses the entirety of Assessor's Block number 1099. The site was developed in the early 1960's with six separate buildings containing a total of 140 affordable dwelling units with 140 off- street, below grade parking spaces. The residential buildings are located around the perimeter of the site and open space is located in a central courtyard. The proposal is to renovate four residential buildings containing 96 affordable units that front Scott, O'Farrell and Divisadero Streets. Two buildings containing 44 affordable units that front Geary Boulevard would be demolished. Two new residential buildings containing up to 114 affordable units would be constructed to replace those demolished. The project would add 70 units to the site and a Preliminary Project Assessment Case No. 2013.1110U Midtown Park Apartments Block/Lot: 1099/031 minimum of 188 units would be affordable. The Department understands that the location of affordable and market-rate housing within the development is not firm at this time. Exterior alterations and expansion of the four buildings to be retained includes faade and building entry modifications, and the addition of three sets egress of stairs reaching a height of approximately 53 feet. One proposed new building at the corner of Geary Boulevard and Divisadero Street would occupy a similar footprint to the existing building. This building would reach a height of approximately 56 feet at the corner. An active ground-floor use is contemplated for this building. This building would contain approximately 67 affordable senior units. The second proposed new building fronting Geary Boulevard would occupy a similar footprint as the existing building, but it would be located approximately 10' - 15' closer to Geary Boulevard. This relocation would increase the amount of interior open space on the lot. Approximately 40 family units are proposed in this building. The Department notes that many of these proposed units contain one bedroom and some are studios without separate bedrooms. The lot currently contains 140 off-street, below-grade parking spaces and the proposal includes 120 spaces of below-grade parking. Bicycle and car share spaces would be proposed. The driveway on Scott Street would not be altered, but those on Divisadero Street and Geary Boulevard would be slightly modified. ENVIRONMENTAL REVIEW: In compliance with the California Environmental Quality Act (CEQA), the environmental review process must be completed before any project approval may be granted. This review may be done in conjunction with the required approvals listed below. In order to begin formal environmental review, please submit an Environmental Evaluation Application for the full scope of the project (demolition and construction). Environmental Evaluation Applications are available in the Planning Department lobby at 1650 Mission Street, Suite 400, at the Planning Information Center at 1660 Mission Street, and online at www.sfplanning.org under the "Publications" tab. See "Studies for Project outside of Adopted Plan Areas" on page 2 of the current Fee Schedule for calculation of environmental application fees.' The following environmental issues would likely be addressed as part of the project's environmental review based on our preliminary review of the proposed project as it is described in the Preliminary Project Assessment (PPA) submittal dated August 9, 2013: 1. Hazardous Materials. The proposed project would require excavation of a total of up to 9,260 cubic yards .2 Therefore, the project is subject to Article 22A of the Health Code, also known as the Maher 1 San Francisco Planning Department. Schedule for Application Fees. Available online at: http://www.sf-planning.org!Modules/ShowDocument.aspx?documentid=513. 2 Michael Simmons, Project Sponsor. Email to Kei Zushi, San Francisco Planning Department, Additional Information: 1415 Scott, 2040&2060 O'Farrell, 1450 Divisadero, 2121&2141 Geary (Case No. 2013.111011), August 26, 2013. This email is SAN FRANCISCO PLANNING DEPARTMENT Preliminary Project Assessment Case No. 2013.111OU Midtown Park Apartments Block/Lot: 1099/031 Ordinance. The Maher Ordinance, which is administered and overseen by the Department of Public Health (DPH), requires the project sponsor to retain the services of a qualified professional to prepare a Phase I Environmental Site Assessment (ESA) that meets the requirements of Health Code Section 22.A.6. The Phase I would determine the potential for site contamination and level of exposure risk associated with the project. Based on that information, soil and/or groundwater sampling and analysis, as well as remediation of any site contamination, may be required. These steps are required to be completed prior to the issuance of any building permit. DPH requires that projects subject to the Maher Ordinance complete a Maher Application, available at: http://www.sfdph.org/dph/EH/HazWaste/hazWasteSiteMitigation.asp . Fees for DPH review and oversight of projects subject to the ordinance would apply. Please refer to DPH's fee schedule, available at: http://www.sfdph.org/dph/EH/Fees.asp#haz . Please provide a copy of the submitted Maher Application and Phase I ESA with the Environmental Evaluation Application (EEA). Because the existing buildings on the project site were constructed prior to 1980, asbestos-containing materials, such as floor and wall coverings, may be found in the buildings. The Bay Area Air Quality Management District (BAAQMD) is responsible for regulating airborne pollutants including asbestos. Please contact BAAQMD for the requirements related to improvements to or demolition of buildings that may contain asbestos-containing materials. In addition, because of their age, lead paint may be found in the existing buildings. Please contact the San Francisco Department of Building Inspection (DBI) for requirements related to improvements to or demolition of buildings that may contain lead paint. 2. Geology. A geotechnical study prepared by a qualified consultant should be submitted with the Environmental Evaluation Application. The project involves excavation approximately 12 feet below ground surface (bgs). The geotechnical study should address whether the site is subject to liquefaction, and should provide recommendations for any geotechnical concerns identified in the study. This study will also help inform the Planning Department Archeologist of the project site's subsurface geological conditions. In general, compliance with the State and San Francisco building codes would avoid the potential for significant impacts related to structural damage, ground subsidence, liquefaction, landslides, and surface settlement. 3. Archeological Resources. Project implementation would entail soil-disturbing activities associated with building construction, including excavation that would reach a depth of approximately 12 feet bgs. Based on this, the project would require a Preliminary Archeological Review (PAR), which would be conducted in-house by the Planning Department Archeologist. The PAR would determine what type of soils disturbance/modification
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