55 LAGUNA STREET Draft Environmental Assessment Volume 1

Prepared for September 21, 2012 Mayor’s Office of Housing

55 LAGUNA STREET Draft Environmental Assessment Volume 1

Prepared for September 21, 2012 San Francisco Mayor’s Office of Housing

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TABLE OF CONTENTS 55 Laguna Street Draft Environmental Assessment

Page Volume 1 1.0 Project Information 1-1 1.1 Project Information ...... 1-1 1.2 Mitigation Measures ...... 1-1 1.2.1 Memorandum of Agreement ...... 1-1 1.2.2 Biological Resources ...... 1-2 1.2.3 Soil Management Plan and Health and Safety Plan ...... 1-3 1.2.4 Noise Reduction ...... 1-3 1.2.5 Asbestos & Lead-Based Paint Abatement ...... 1-4 1.2.6 Geotechnical Investigation ...... 1-4 1.2.7 Construction Stormwater ...... 1-4 1.2.8 Agency Approvals ...... 1-4 1.3 Summary of Effects and Mitigation Measures ...... 1-5 1.4 Findings ...... 1-5

2.0 Proposed Action and Alternatives 2-1 2.1 Statement of Purpose and Need for the Proposal ...... 2-1 2.1.1 Housing Needs ...... 2-1 2.1.2 Project Sponsor Objectives ...... 2-2 2.1.3 University of California Objectives ...... 2-3 2.2 Description of Proposal ...... 2-3 2.2.1 Alta Laguna LLC Development ...... 2-4 2.2.2 Senior Development ...... 2-5 2.3 Existing Conditions and Trends ...... 2-8 2.4 Development of Alternatives ...... 2-12 2.4.1 No Action Alternative ...... 2-12 2.4.2 Preservation Alternative ...... 2-13 2.4.3 No Retail Alternative ...... 2-15 2.4.4 A.F. Evans Project Alternative ...... 2-15 2.4.5 Modified Preservation Alternative ...... 2-16

3.0 Statutory Checklist and HUD Environmental Standards 3-1 3.1 Statutory Checklist ...... 3-1 3.1.1 Historic Preservation ...... 3-1 3.1.2 Floodplain Management ...... 3-10 3.1.3 Wetlands Protection ...... 3-11 3.1.4 Coastal Zone Management Act ...... 3-11 3.1.5 Sole Source Aquifers ...... 3-12 3.1.6 Endangered Species Act...... 3-12 3.1.7 Wild and Scenic Rivers Act ...... 3-13

55 Laguna Street i ESA / 211872 Draft Environmental Assessment September 2012 Table of Contents

Page Volume 1 (continued)

3.0 Statutory Checklist and HUD Environmental Standards (continued) 3.1.8 Air Quality ...... 3-13 3.1.9 Farmland Protection Policy Act ...... 3-17 3.1.10 Environmental Justice ...... 3-18 3.2 HUD Environmental Standards ...... 3-20 3.2.1 Noise Abatement and Control ...... 3-20 3.2.2 Toxics / Hazardous / Radioactive Materials, Contamination, Chemicals or Gases ...... 3-24 3.2.3 Siting of HUD-Assisted Projects near Hazardous Operations ...... 3-28 3.2.4 Airport Clear & Accident Potential Zones ...... 3-30

4.0 Environmental Assessment Checklist 4-1 4.1 Land Development ...... 4-1 4.1.1 Conformance with Comprehensive Plans and Zoning ...... 4-1 4.1.2 Compatibility and Urban Impact ...... 4-8 4.1.3 Slope ...... 4-10 4.1.4 Erosion ...... 4-11 4.1.5 Soil Suitability ...... 4-12 4.1.6 Hazards and Nuisances Including Site Safety ...... 4-13 4.1.7 Energy Consumption ...... 4-15 4.1.8 Noise—Contribution to Community Noise Levels ...... 4-16 4.1.9 Air Quality—Effects of Ambient Air Quality on Project and Contribution to Community Pollution Levels ...... 4-17 4.1.10 Environmental Design—Visual Quality, Coherence, Diversity, Compatible Use and Scale ...... 4-19 4.2 Socioeconomic ...... 4-21 4.2.1 Demographic Character Changes ...... 4-21 4.2.2 Displacement ...... 4-22 4.2.3 Employment and Income Patterns ...... 4-23 4.3 Community Facilities and Services ...... 4-24 4.3.1 Educational Facilities ...... 4-24 4.3.2 Commercial Facilities ...... 4-25 4.3.3 Health Care ...... 4-26 4.3.4 Social Services ...... 4-27 4.3.5 Solid Waste ...... 4-27 4.3.6 Waste Water ...... 4-28 4.3.7 Storm Water ...... 4-29 4.3.8 Water Supply ...... 4-30 4.3.9 Public Safety ...... 4-31 4.3.10 Open Space and Recreation ...... 4-33 4.3.11 Transportation ...... 4-34 4.4 Natural Features ...... 4-38 4.4.1 Water Resources ...... 4-38 4.4.2 Surface Water ...... 4-39 4.4.3 Unique Natural Features and Agricultural Lands ...... 4-40 4.4.4 Vegetation and Wildlife ...... 4-40 4.5 Other Factors ...... 4-43 4.5.1 Flood Disaster Protection Act ...... 4-43 4.5.2 Coastal Barrier Resources Act / Coastal Barrier Improvement Act ...... 4-44 4.5.3 Airport Runway Clear Zone or Clear Zone Disclosure ...... 4-44

55 Laguna Street ii ESA / 211872 Draft Environmental Assessment September 2012 Table of Contents

Page Volume 2 – Appendices (bound separately)

A. Historic Properties ...... A-1 B. Noise ...... B-1 C. Transportation ...... C-1 D. Miscellaneous ...... D-1

List of Figures 1. Project Location ...... 2-17 2. Project Site Plan ...... 2-18 3. Laguna Street Elevation, Between Hermann and Waller Streets ...... 2-19 4. Laguna Street Elevation, Between Waller and Haight Streets ...... 2-20 5. Haight Street Elevation ...... 2-21 6. Waller Park Elevation, Looking South ...... 2-22 7. Waller Park Elevation, Looking North ...... 2-23 8. Buchanan Street Elevation, Between Haight and Waller Streets ...... 2-24 9. Buchanan Street Elevation, Between Waller and Hermann Streets ...... 2-25 10. Existing Site Plan...... 2-26 11. Parcel Map ...... 2-27 12. Existing Interior Conditions ...... 2-28 13. Preservation Alternative ...... 2-29

List of Tables 1-1 Summary of Statutory Checklist and HUD Environmental Standards ...... 1-6 1-2 Summary of Environmental Assessment Checklist and Other Factors ...... 1-8 2-1 Alta Laguna LLC Development Characteristics ...... 2-4 2-2 Senior Development Characteristics ...... 2-5 3-1 Maximum Annual Operational Emissions for the Proposed Action ...... 3-15 3-2 Acceptable Separation Distance for Above-Ground Storage Tanks ...... 3-29 4-1 Maximum Daily Operational Emissions for the Proposed Action ...... 4-18 4-2 Maximum Annual Greenhouse Gas Emissions for the Proposed Action ...... 4-18

55 Laguna Street iii ESA / 211872 Draft Environmental Assessment September 2012 CHAPTER 1.0 Project Information

1.1 Project Information

Responsible Entity: San Francisco Mayor’s Office of Housing [24 CFR 58.2(a) (7)] Certifying Officer: Olson Lee, Director, San Francisco Mayor’s Office of Housing [24 CFR 58.2(a) (2)] and Certifying Officer Project Name: Mixed Use Development, 55 Laguna Street Project Location: 55 Laguna Street, San Francisco, California (San Francisco County Assessor’s Parcel Number: 0857001, 0857001A, 0870001, 0870002, 0870003)

Grant Recipient Mercy Housing California [24 CFR 58.2(a) (5)]:

Recipient Address: 1360 , Suite 300 San Francisco, CA 94103

Project Representative: Ramie Dare, Real Estate Developer

Telephone Number: (415) 355-7118

1.2 Mitigation Measures

[24 CFR 58.40(d), 40 CFR 1505.2(c)]

(List all mitigation measures adopted by the responsible entity to eliminate or minimize adverse environmental impacts. These conditions must be included in project contracts and other relevant documents as requirements).

1.2.1 Memorandum of Agreement The project sponsor shall implement the stipulations of the Memorandum of Agreement Between the Ci