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Executive Summary Notice of Availability of and Intent to Adopt a Mitigated Negative Declaration Date: November 19, 2008 Case No.: 2006.1431E Project Title: 1960‐1998 Market Street Zoning: NCT‐3 (Neighborhood Commercial ‐ Transit) Use District 85‐X Height and Bulk District Block/Lot: 0872/005‐007 Staff Contact: Sarah Jones – (415) 575‐9034 [email protected] To Whom It May Concern: This notice is to inform you of the availability of the environmental review document concerning the proposed project as described below. The document is a Preliminary Mitigated Negative Declaration, containing information about the possible environmental effects of the proposed project. The Preliminary Mitigated Negative Declaration documents the determination of the Planning Department that the proposed project could not have a significant adverse effect on the environment. Preparation of a Mitigated Negative Declaration does not indicate a decision by the City to carry out or not to carry out the proposed project. Project Description: The project site is located on the northeast corner of the intersection of Market, Buchanan, and Duboce Streets. The site is currently occupied by: a surface parking lot with approximately 20 carshare parking spaces; a Union 76 gas station comprised of a 1,710‐square‐foot, one‐story building, three islands with gas pumps sheltered by metal canopy approximately 15 feet in height, and two 12,000‐gallon underground storage tanks (USTs); and two 12ʹx25ʹ general advertising signs. The proposed project would involve the replacement of all existing uses on the site with a nine‐story, 85‐foot‐tall mixed‐use building totaling approximately 146,800 gross square feet in area, including ground floor parking. The proposed building would include approximately 108 condominium units, 86 off‐street parking spaces located on the ground floor and in two below‐grade garage levels, and three ground‐floor commercial spaces totaling 8,150 square feet. Off‐street parking would be accessed from Buchanan Street. If you would like a copy of the Preliminary Mitigated Negative Declaration or have questions concerning environmental review of the proposed project, contact the Planning Department staff contact listed above. Within 20 calendar days following publication of the Preliminary Mitigated Negative Declaration (i.e., by close of business on December 9, 2008), any person may: 1) Review the Preliminary Mitigated Negative Declaration as an informational item and take no action. 2) Make recommendations for amending the text of the document. The text of the Preliminary Mitigated Negative Declaration may be amended to clarify or correct statements and/or expanded to include additional relevant issues or cover issues in greater depth. One may recommend amending the text without the appeal described below. ‐OR‐ NOA of Mitigated Negative Declaration Case No. 2006.1431E November 10, 2008 1960‐1998 Market Street 3) Appeal the determination of no significant effect on the environment to the Planning Commission in a letter which specifies the grounds for such appeal, accompanied by a check for $500 payable to the San Francisco Planning Department.1 An appeal requires the Planning Commission to determine whether or not an Environmental Impact Report must be prepared based upon whether or not the proposed project could cause a substantial adverse change in the environment. Send the appeal letter to the Planning Department, Attention: Bill Wycko, 1650 Mission Street, Suite 400, San Francisco, CA 94103. The letter must be accompanied by a check in the amount of $400.00 payable to the San Francisco Planning Department, and must be received by 5:00 p.m. on December 9, 2008. The appeal letter and check may also be presented in person at the Planning Information Counter on the first floor at 1660 Mission Street, San Francisco. In the absence of an appeal, the Mitigated Negative Declaration shall be made final, subject to necessary modifications, after 30 days from the date of publication of the Preliminary Mitigated Negative Declaration. 1 Upon review by the Planning Department, the appeal fee may be reimbursed for neighborhood organizations that have been in existence for a minimum of 24 months. 2 Preliminary Mitigated Negative Declaration Date: November 19, 2008 Case No.: 2006.1431E Project Title: 1960‐1998 Market Street BPA Nos.: N/A Zoning: NCT‐3 (Neighborhood Commercial ‐ Transit) Use District 85‐X Height and Bulk District Block/Lot: 0872/005‐007 Lot Size: 21,212 square feet Project Sponsor Brian Spiers (415) 559‐4923 Lead Agency: San Francisco Planning Department Staff Contact: Sarah Jones – (415) 575‐9034 [email protected] PROJECT DESCRIPTION: The project site is located on the northeast corner of the intersection of Market, Buchanan, and Duboce Streets. The site is currently occupied by: a surface parking lot with approximately 20 carshare parking spaces; a Union 76 gas station comprised of a 1,710‐square‐foot, one‐story steel‐frame and concrete block building, three islands with gas pumps sheltered by metal canopy approximately 15 feet in height, and two 12,000‐gallon underground storage tanks (USTs); and two 12ʹx25ʹ general advertising signs. The proposed project would involve the replacement of all existing uses on the site with a nine‐story, 85‐foot‐ tall mixed‐use building totaling approximately 146,800 gross square feet in area, including ground floor parking. The proposed building would include approximately 108 condominium units, 86 off‐street parking spaces located on the ground floor and in two below‐grade garage levels, and three ground‐floor commercial spaces totaling 8,150 square feet. Off‐street parking would be accessed from Buchanan Street. 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 pages 98‐101. cc: Brian Spiers, Project Sponsor Supervisor Bevan Dufty, District 8 Distribution List INITIAL STUDY 2006.1431E – 1960, 1970, 1998 Market Street, Mixed-use Development A. PROJECT DESCRIPTION Project Site Conditions The project site is located at 1960‐1998 Market Street (Assessor’s Block 0872, Lots 005, 006, and 007) on the northeast corner of the intersection of Duboce Avenue, Buchanan Street, and Market Street (See Figure 1, Project Location on page 2). In addition to Market Street to the south and Buchanan Street to the west, the project block is bounded by Hermann Street to the north and Laguna Street to the east. Duboce Avenue also crosses Market and Buchanan Streets at this location. On the north side of Market Street, Duboce Avenue is closed to vehicular travel and is a bikeway and pedestrian path. The approximately 21,200‐square‐foot (approximately 0.49 acre) project site is irregularly–shaped with 135 feet along Buchanan Street and 221 feet along Market Street. The project site is located in the Upper Market neighborhood in close proximity to the Western Addition, Hayes Valley and Inner Mission areas. The project site is within the Market and Octavia Neighborhood Plan area, and is within an NCT‐3 (Neighborhood Commercial Transit) Zoning District and an 85‐X Height and Bulk District. The project site is currently occupied by an operating Union 76 gas station and a surface parking lot providing approximately 20 parking spaces. The parking spaces are used by three carsharing services (Flexcar, City Carshare, and Zipcar). An approximately 1,710‐square‐foot, one‐story steel‐frame and concrete block gas station building constructed in 1967 is located at the northwest corner of the site. A portion of the existing building is in use as a convenience store, but the bays previously used for auto repair are vacant. The property also contains three islands with gas pumps sheltered by metal canopy approximately 15 feet in height. Two 12,000‐gallon underground storage tanks (USTs) exist at the site to serve the gasoline station. In addition, there are two 12ʹ X 25ʹ general advertising signs along the east side of the site. The project site is slightly sloped. The frontage along Market Street is level; overall, the site rises to the northwest at approximately a 12 percent slope. The project site is mostly paved with asphalt and concrete in places. However, along the rear property line of all three existing lots is an unpaved strip varying in width from approximately 10 feet at the east side of the project site to approximately 20 feet at the west side. The area is covered by weeds, some exposed rock, and 16 dwarf redwood trees, scientific name Sequoia sempervirens ‘adpressa.’ A retaining wall at the rear of an adjacent lot faces the project site and contains a mural entitled, “Joyous Discoveries,” painted by Keith Hollander in 2000 as part of the Paint Your Heart Out Mural Project. Case No. 2006.1431E 1 1960 – 1998 Market Street FIGURE 1 Project Location Case No. 2006.1431E 2 1960-1998 Market Street Proposed Project The proposed project would result in the demolition of the gas station and pumps, including removal of the two USTs, elimination of the associated surface parking lot, removal of the existing landscaped area, and the removal of the general advertising signs. The proposed project would result in the new construction of a nine‐story, 85‐foot‐tall mixed‐use building totaling approximately 146,800 gross square feet including ground floor parking (See Figures 2 and 3, Site Plan and South Elevation). The proposed building would include approximately 108 dwelling units which would be for‐sale condominiums, 73 off‐street parking spaces located in two below‐grade garage levels, 13 off‐ street parking spaces at the ground floor, and three ground‐floor commercial spaces totaling 8,150 square feet.
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