SAN FRANCISCO

PLANNINGDEPARTMENT
1650 Mission St.
Suite 400
DATE: August 15, 2014
San Francisco,
CA 94103-2419
TO: Muhammad A. Nadhiri, Axis Development Group, LLC Reception:
415.558.6378
FROM: Jessica Range, Planning Department
Fax :
RE: PPA Case No. 2014.0948U for 344 14th Street/1463 Stevenson
415.558.6409
Street
Planning
Information:
415.558.6377
Please find the attached Preliminary Project Assessment (PPA) for the address listed
above. You may contact the staff contact, Kansai Uchida, at (415) 575-9048 or
kansai.uchida@sfgov.org , to answer any questions you may have, or to schedule a
follow-up meeting.
Senior Planner 0

Preliminary Project Assessment

Date: August15,2014
CaseNo.: 2014.0948U
ProjectAddress: 34414thStreet/1463StevensonStreet
Block/Lot: 3532/013,021
Zoning: UMU(UrbanMixedUse)andPDR1G(Production,Distribution,and
RepairGeneral)UseDistricts
58Xand40XHeightandBulkDistricts
AreaPlan: EasternNeighborhoodsAreaPlan
ProjectSponsor: MuhammadA.Nadhiri,AxisDevelopmentGroup,LLC
(415)9926997
StaffContact: KansaiUchida(415)5759048
kansai.uchida@sfgov.org

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.ThePlanningDepartmentmayprovideadditionalcommentsregardingtheproposedprojectonce
therequiredapplicationslistedbelowaresubmitted.WhilesomeapprovalsaregrantedbythePlanning
Department, some are at the discretion of other bodies, such as the Planning Commission or Historic
PreservationCommission.Additionally,itislikelythattheprojectwillrequireapprovalsfromotherCity
agencies such as the Department of Building Inspection (DBI), Department of Public Works (DPW),
Department of Public Health (DPH), Public Utilities Commission (SFPUC) and others. The information
includedhereinisbasedonplansandinformationprovidedforthisassessmentandthePlanningCode,
General Plan, Planning Department policies, and local/state/federal regulations as of the date of this
document,allofwhicharesubjecttochange.

PROJECT DESCRIPTION:
The project site consists of two adjacent lots located on the block bounded by 14th Street to the south,
StevensonStreettothewest,DuboceAvenuetothenorth,andWoodwardStreettotheeast.Theproject
site occupies the entire 14th Street frontage of the subject block, and also has street frontages along
StevensonStreetandWoodwardStreet.Afencedsurfaceparkinglotpresentlycoverstheentireproject
site.

Theproposedprojectincludesconstructionoftwonewbuildingsontheprojectsite.Theproposedfive
storyoverbasement, 55foottall building at 344 14th Street (Block 3532, Lot 013) would contain about
47,970squarefeet(sf)ofresidentialspace(29twobedroomunits,10onebedroomunits,24studiounits,
and 6 studioplusmezzanine flex units), two ground floor retail spaces totaling about 2,490 sf, a
landscaped courtyard, and a roof deck. The total square footage of the building, including circulation
andancillaryspaces,wouldbeabout75,480sf.
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The proposed threestoryoverbasement, 37foottall building at 1463 Stevenson Street (Block 3532, Lot
021)wouldcontainapproximately6,090sfofproduction/distribution/repair(PDR)space,about8,200sf
ofsmallenterpriseworkspace(SEW)uses,andalandscapedcourtyard.Thetotalsquarefootageofthe
building, including circulation and ancillary spaces, would be approximately 28,300 sf. The two
buildingswouldhaveacombinedbasementlevelcontaining50offstreetparkingspaces,withavehicle
entrancefromWoodwardStreet.

ENVIRONMENTAL REVIEW:
The project initially requires the following environmental review. This review may be done in
conjunctionwiththerequiredapprovalslistedbelow,butmustbecompletedbeforeanyprojectapproval
may be granted. Note that until an entitlement application is submitted to the Current Planning
Division, only the proposed Project Description will be reviewed by the assigned environmental
coordinator.

Section15183oftheCaliforniaEnvironmentalQualityAct(CEQA)Guidelinesstatesthatprojectsthatare
consistent with the development density established by a community plan for which an environmental
impactreport(EIR)wascertifieddonotrequireadditionalenvironmentalreview,exceptasnecessaryto
determinethepresenceofprojectspecificsignificanteffectsnotidentifiedintheprogrammaticplanarea
EIR.
The proposed project is located within the Eastern Neighborhoods Area Plan, which was evaluated in
Eastern Neighborhoods Rezoning and Area Plans Programmatic Final EIR (Eastern Neighborhoods EIR), which
was certified in 2008.
1
Because the proposed project is not inconsistent with the development density
identified in the area plan, it is likely eligible for community plan exemption (CPE). Potentially
significantprojectenvironmentalimpactsthatwereidentifiedinandpertinentmitigationmeasuresand
CEQA findings from the underlying area plan final EIR may be applicable to the proposed project.
WithintheCPEprocess,therecanbethreedifferentoutcomesasfollows:
2

(i) CPE Only. In this case, all potentially significant projectspecific and cumulatively considerable
environmental impacts are fully consistent with significant impacts identified in the Eastern
Neighborhoods EIR, and there would be no new significant impacts peculiar (unique) to the
proposedproject.Inthesesituations,allpertinentmitigationmeasuresandCEQAfindingsfrom
the Eastern Neighborhoods EIR are applied to the proposed project, and a CPE checklist and
certificate is prepared. With this outcome, the applicable fees are (a) the Environmental
Document Determination fee of $13,659, (b) the CPE certificate fee of $7,580, and (c) a
proportionate share fee for recovery of costs incurred by the Planning Department for
preparationoftheEasternNeighborhoodsEIR(currently$10,000).

(ii) CPE + Focused Initial Study/Mitigated Negative Declaration. If new site or projectspecific
significantimpactsareidentifiedfortheproposedprojectthatwerenotidentifiedintheEastern

1
AvailableforreviewonthePlanningDepartmentsAreaPlanEIRswebpage:http://www.sf
planning.org/index.aspx?page=1893.
2
ThePlanningDepartmenthasadoptedanewfeeschedule,whichwilltakeeffectonAugust29,2014.The
environmentalfeesdiscussedinthissectionreflectthenewfeeschedule.
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Neighborhoods EIR, and these new significant impacts can be mitigated to a lessthansignificant
level, then a Focused Initial Study/Mitigated Negative Declaration is prepared to address these
impacts. In addition, a supporting CPE checklist is prepared to address all other impacts that
wereencompassedbytheEasternNeighborhoodsEIR,withallpertinentmitigationmeasuresand
CEQAfindingsfromtheEasternNeighborhoodsEIRalsoappliedtotheproposedproject.Withthis
outcome,theapplicablefeesare:(a)theEnvironmentalDocumentDeterminationfeeof$13,659,
(b) the standard environmental evaluation fee (which is based on construction value), and (c) a
proportionate share fee for recovery of costs incurred by the Planning Department for
preparationoftheEasternNeighborhoodsEIR(currently$10,000).

(iii) CPE + Focused EIR. If new site or projectspecific significant impacts are identified for the
proposedprojectthatwerenotidentifiedintheEasternNeighborhoodsEIR,andanyofthesenew
significant impacts cannot be mitigated to a lessthansignificant level, then a Focused EIR is
preparedtoaddresstheseimpacts.Inaddition,asupportingCPEchecklistispreparedtoaddress
all other impacts that were encompassed by the Eastern Neighborhoods EIR, with all pertinent
mitigation measures and CEQA findings from the Eastern Neighborhoods EIR also applied to the
proposedproject.AdditionalmitigationmeasuresmayalsobeappliedintheFocusedEIR.With
this outcome, the applicable fees are: (a) the Environmental Document Determination fee of
$13,659,(b)thestandardenvironmentalevaluationfee(whichisbasedonconstructionvalue),(c)
onehalf of the standard EIR fee (which is also based on construction value), and (d) a
proportionate share fee for recovery of costs incurred by the Planning Department for
preparationoftheEasternNeighborhoodsEIR(currently$10,000).

ACPEOnlyandaCPE+FocusedInitialStudy/MitigatedNegativeDeclarationcanbepreparedby
PlanningDepartmentstaff,butaCPE+FocusedEIRwouldneedtobepreparedbyaconsultantfrom
the Planning Departments environmental consultant pool (http://www.sf
planning.org/ftp/files/MEA/Environmental_consultant_pool.pdf).PleaseseeStudiesforProjectinsideof
Adopted Plan Areas Community Plan Fees in the Planning Departments current Fee Schedule for
Applications for further detail regarding fees. In order to begin formal environmental review, please
submitanEnvironmentalEvaluationApplication(EEA)forthefullscopeoftheproject(demolitionand
construction). EEA forms are available in the Planning Department lobby at 1650 Mission Street, Suite
400,atthePlanningInformationCenter(PIC)at1660MissionStreet,andonlineat:
http://www.sfplanning.org/index.aspx?page=1570

Below is a list of studies that would be required based on our preliminary review of the project as it is
proposedinthePreliminaryProjectAssessment(PPA)ApplicationdatedJune16,2014:

1. HistoricResources.Currently,theprojectsitecontainsasurfaceparkinglot.Asdeterminedbythe
InnerMissionHistoricResourceSurvey,therearenohistoricresourcesontheprojectsite.No
additionalhistoricresourcereviewwillberequired.

2. ArcheologicalResources.TheprojectsitelieswithintheArcheologicalMitigationZoneJ3:Mission
DoloresArcheologicalDistrictoftheEasternNeighborhoodsEIR,anarcheologicallysensitivearea,and
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CaseNo.2014.0948U
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theproposedprojectwoulddisturbsoilsgreaterthan2.5feet(ft.)belowexistinggrade.Basedonthe
potentialforarcheologicalpropertiesofahighlevelofhistorical,ethnic,andscientificsignificance
withintheMissionDoloresArcheologicalDistrict,thefollowingwouldlikelyberequiredtoavoid
anysignificantadverseeffectfromsoilsdisturbingactivitiesonburiedarcheologicalresources.
EasternNeighborhoodsEIRMitigationMeasureJ3requiresaPreliminaryArcheologicalReview(PAR)
conducted inhouse by the Planning Department archeologist in lieu of the preparation of a
Preliminary Archeological Sensitivity Assessment. The PAR will first determine what type of soils
disturbance/modificationswouldresultfromtheproposedproject,suchasexcavation,installationof
foundations,soilsimprovements,siteremediation,etc.,second,confirmthattheprojectsiteislocated
inanareaofarcheologicalsensitivityand,third,whatadditionalstepsarenecessarytoidentifyand
evaluate any potential archeological resources that may be affected by the project. The Planning
Department Archeologist will be informed by the geotechnical studyoftheprojectsitessubsurface
geological conditions (see Geology below). The results of this review will be provided in a
memorandumtotheEnvironmentalPlannerassignedtotheproject.BasedonthePAR,thePlanning
Department Archeologist will determine whether an Archeological Research Design and Treatment
Plan(ARDTP)and/oradditionalmeasuresarenecessarytoaddresspotentialeffectsoftheprojecton
archeological resources. These measures may include provisions for accidental discovery,
archeologicalmonitoring,and/orarcheologicalfieldinvestigations.Archeologicalmonitoringand/or
datarecoveryprogramsrequiredbythismeasurecouldsuspendconstructionforuptoamaximum
of four weeks. The suspension of construction can be extended beyond four weeks only if such a
suspension is the only feasible means to reduce to a lessthansignificant level potential effects on a
significantarcheologicalresourceasdefinedinCEQAGuidelinesSection15064.5(a)(c).

Given the archeological sensitivity of the area, the scope of the archeological services may include
preparation of an Archeological Research Design and Treatment Plan (ARDTP) by an archeological
consultantfromtheQualifiedArcheologicalConsultantsList(QACL).IfanARDTPisrequired,the
project sponsor must contact the Department archeologist to obtain the names and contact
informationforthenextthreearcheologicalconsultantsontheQACL.ThewholeQACLisavailable
at http://www.sfplanning.org/ftp/files/MEA/Archeological_Review_consultant_pool.pdf. At the
direction of the ERO, the archeology consultant may be required to have acceptable documented
expertiseinCaliforniaMissionarcheology.

3. Transportation.ThePPAapplicationindicatesthattheproposedprojectwouldinclude29two
bedroomresidentialunits,10onebedroomunits,24studiounits,6studioplusmezzanineflexunits,
about2,490sfofretailspace,about6,090sfofPDRspace,8,200sfofSEWspace,and50offstreet
parkingspaces.BasedonthePlanningDepartmentsTransportationImpactAnalysisGuidelines,the
proposedprojectwouldpotentiallyaddapproximately154PMpeakhourpersontrips.
3
Basedon
preliminaryanalysis,aTransportationImpactStudy(TIS)wouldnotlikelyberequired.Aformal
determinationastowhetheraTISisrequiredwillbemadeaftersubmittaloftheEEA.Atthetimeof
filingoftheEEA,pleaseaddressallofthefollowing:

3
SanFranciscoPlanningDepartment,TransportationCalculations,July9,2014.Thesecalculationsareavailablefor
reviewaspartofCaseFileNo.2014.0948UattheSanFranciscoPlanningDepartment,1650MissionStreet,Suite400.
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a. Duetothesitesproximitytolocal/regionaltransitandbicycleroutes,planningstaff
recommendreducingthenumberofoffstreetparkingspaces.
b. Planningstaffrecommendincludingthebicyclestorageareaonthegroundfloorfor
easieraccess.
c. Showthelayoutofthebicyclestorageareaonplans.
d. Narrowthecurbcutwidthfrom15ft.to10ft.

4. HazardousMaterials.Theproposedprojectincludesconstructionofnewbuildingsrequiring
greaterthan50cubicyardsofexcavationonasitewithexistingautomotiveparkinguse.Therefore,
theprojectissubjecttoArticle22AoftheHealthCode,alsoknownastheMaherOrdinance.The
MaherOrdinance,whichisadministeredandoverseenbyDPH,requirestheprojectsponsortoretain
theservicesofaqualifiedprofessionaltoprepareaPhaseIEnvironmentalSiteAssessment(ESA)
thatmeetstherequirementsofHealthCodeSection22.A.6.ThePhaseIwoulddeterminethe
potentialforsitecontaminationandlevelofexposureriskassociatedwiththeproject.Basedonthat
information,soiland/orgroundwatersamplingandanalysis,aswellasremediationofanysite
contamination,mayberequired.Thesestepsarerequiredtobecompletedpriortotheissuanceof
anybuildingpermit.
DPHrequiresthatprojectssubjecttotheMaherOrdinancecompleteaMaherApplication,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 DPHs fee schedule,
availableat:http://www.sfdph.org/dph/EH/Fees.asp#haz.

PleaseprovideacopyofthesubmittedMaherApplicationandPhaseIESAwiththeEEA.

5. Noise.TheEasternNeighborhoodsEIRidentifiedanumberofnoisemitigationmeasuresapplicableto
constructionactivities,thesitingofnoisegeneratinguses,andthesitingofnoisesensitivelanduses
(suchasresidentialuses)inareasthataresubstantiallyaffectedbyexistingnoiselevels.
Eastern Neighborhoods Mitigation Measure F1: Construction Noise requires that contractors use
equipmentwithstateoftheartnoiseshieldingandmufflingdevices.Toreducenoiseandvibration
impacts, sonic or vibratory sheetpile drivers, rather than impact drivers, shall be used wherever
sheetpiles are needed. Project Sponsors shall also require that contractors schedule piledriving
activityfortimesofthedaythatwouldminimizedisturbancetoneighbors.

Eastern Neighborhoods EIR Noise Mitigation Measure F2: Construction Noise requires that the project
sponsordevelopasetofsitespecificnoiseattenuationmeasuresunderthesupervisionofaqualified
acoustical consultant when the environmental review of a development project determines that
construction noise controls are necessary due to the nature of planned construction practices and
sensitivity of proximate uses. This mitigation measure requires that a plan for such measures be
submitted to DBI prior to commencing construction to ensure that maximum feasible noise
attenuationwillbeachieved.

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CaseNo.2014.0948U
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Eastern Neighborhoods EIR Mitigation Measure F4: Siting of NoiseSensitive Uses would require the
Project Sponsor to prepare an acoustical study that identifies potential noisegeneratinguseswithin
900 ft. of, and having a direct lineofsight to, the project site. This study should include
consideration of the proximity of the proposed projects residential uses to its PDR and SEW uses.
Thestudymustincludeatleastone24hournoisemeasurementwithmaximumnoiselevelreadings
takenatleastevery15minutes.Thestudyshouldincludeanyrecommendationsregardingbuilding
designtoensurethattheinteriornoiseenvironmentfornoisesensitiveusesdoesnotexceed45dBA
Ldn. This study must be completed during the environmental review process for inclusion in the
environmentaldocument.

SincetheproposedprojectincludesnewPDRandSEWusesthatmaygeneratenoiselevelsinexcess
of ambient noise, Eastern Neighborhoods EIR Mitigation Measure F5: Siting of NoiseGenerating Uses
would require the project sponsor to prepare a site survey that identifies potential noisesensitive
landuseswithin900ft.of,andhavingadirectlineofsightto,theprojectsite.SimilartoMitigation
Measure F4, the study must include at least one 24hour noise measurement with maximum noise
level readings taken at least every 15 minutes, and must consider the proximity of the proposed
projectsresidentialusestoitsPDRandSEWuses.Theanalysisshoulddemonstratewithreasonable
certainty that the proposed project would comply with Section 2909 of the San Francisco Police Code
andthelandusecompatibilityrequirementsoftheGeneralPlan.

Finally, Eastern Neighborhoods EIR Mitigation Measure F6: Open Space in Noisy Environments would
apply in order to protect the projects common open space from existing ambient noise levels.
Compliance with this mitigation measure requires that site design consider elements that would
shieldonsiteopenspacefromthegreatestnoisesourcesand/orconstructionofnoisebarrierbetween
noisesourcesandopenspace.Thesitedesignshouldaccountfornoisethatwouldbegeneratedby
theproposedprojectsPDRandSEWuses.

6. Air Quality. According to the PPA Application, the proposed project includes 69 dwelling units,
about2,490sfofretailspace,about6,090sfofPDRspace,andabout8,200sfofSEWspace,whichis
below the Bay Area Air Quality Management Districts (BAAQMD) construction and operational
screeninglevelsforcriteriaairpollutants.
4
Thereforeananalysisoftheprojectscriteriaairpollutant
emissionsisnotlikelytoberequired.

In addition, projectrelated demolition, excavation, grading and other construction activities may
causewindblowndustthatcouldcontributeparticulatematterintothelocalatmosphere.Toreduce
construction dust impacts, the San Francisco Board of Supervisors approved the Construction Dust
ControlOrdinance(Ordinance17608,effectiveJuly30,2008)withtheintentofreducingthequantity
ofdustgeneratedduringsitepreparation,demolition,andconstructionworkinordertoprotectthe
health of the general public and of onsite workers, minimize public nuisance complaints, and to
avoid orders to stop work by DBI. Pursuant to the Construction Dust Ordinance, the proposed
project would be required to prepare a Construction Dust Control Plan for review and approval by

4
BAAQMD,CEQAAirQualityGuidelines,May2011,Chapter3.
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CaseNo.2014.0948U
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DPH. Dust control measures identified in Eastern Neighborhoods EIR Mitigation Measure G1:
ConstructionAirQualitywouldalsoapply.

In addition, San Francisco has partnered with the BAAQMD to inventory and assess air pollution
and exposures from mobile,stationary,andareasourceswithinSanFrancisco.Areaswithpoorair
quality,termedtheAirPollutantExposureZone,wereidentified.LanduseprojectswithintheAir
Pollutant Exposure Zone require special consideration to determine whether the projects activities
wouldexposesensitivereceptorstosubstantialairpollutantconcentrations.Theproposedprojectis
withinanAirPollutantExposureZoneandincludessensitivelanduses(dwellingunits).Therefore,
exhaust measures during construction and enhanced ventilation measures during operation will
likely be required. Enhanced ventilation measures will be the same as those required for projects,
such as this project, subject to Article 38 of the Health Code.
5
Detailed information related to
constructionequipment,phasinganddurationofeachphase,andcubicyardsofexcavationshallbe
providedaspartoftheEEA.
If the project would generate new sources of toxic air contaminants including, but not limited to:
diesel generators or boilers, or any other stationary sources, the project would result in toxic air
contaminants that may affect both onsite and offsite sensitive receptors. Given that the proposed
projectincludesPDR(industrial)uses,EasternNeighborhoodsEIRMitigationMeasureG4SitingofUses
that Emit Other Toxic Air Contaminants may be necessary to reduce emissions from any onsite uses
that would be expected to generate toxic air contaminants as part of everyday operations. If
applicable, compliance with the mitigation measure would require a site survey to identify
residential or other sensitive uses within 1,000 ft. of the project site, which should include the
dwelling units proposed as part of the project. Detailed information related to any proposed
stationarysourcesshallbeprovidedwiththeEEA.
7. Greenhouse Gases. The City and County of San Franciscos Strategies to Address Greenhouse Gas
Emissionspresentsacomprehensiveassessmentofpolicies,programs,andordinancesthatrepresents
San Franciscos Qualified Greenhouse Gas (GHG) Reduction Strategy. Projects that are consistent
withSanFranciscosQualifiedGHGReductionStrategywouldresultinlessthansignificantimpacts
from GHG emissions. In order to facilitate a determination of compliance with San Franciscos
Qualified GHG Reduction Strategy, the Planning Department has prepared a GHG Analysis
Compliance Checklist.
6
The project sponsor is required to submit the completed table regarding
project compliance with the identified regulations. Please be specific and provide detailed
information in the discussion column to clarify how the proposed project would comply with each
item. This information will be reviewed by the environmental planner during the environmental
review process to determine if the project would comply with San Franciscos GHG Reduction
Strategy. Projects that do not comply with an ordinance or regulation may be determined to be
inconsistentwiththeGHGReductionStrategy.

8. Shadow.Theproposedprojectwouldincludeconstructionofabuildingthatisover40ft.inheight,
andwouldrequireashadowfananalysis.Baseduponapreliminaryshadowanalysis,theproposed

5
Refertohttp://www.sfdph.org/dph/eh/Air/default.aspformoreinformation.
6
Refertohttp://sfplanning.org/index.aspx?page=1886forlatestGreenhouseGasComplianceChecklistforPrivate
DevelopmentProjects.
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projectwouldnotresultinshadowimpactsonnearbyrecreationalresourcessubjecttoSection295of
thePlanningCodeorotherparks/publicopenspacesnotsubjecttoSection295.

9. Geology. Any new construction on the project site is subject to a mandatory Interdepartmental
Project Review because it is located within a Seismic Hazard Zone (Liquefaction Hazard Zone).
7
A
geotechnical study prepared by a qualified consultant must be submitted with the EEA. The study
shouldaddresswhetherthesiteissubjecttoliquefaction,andshouldproviderecommendationsfor
any geotechnical concerns identified in the study. In general, compliance with the building codes
would avoid the potential for significant impacts related to structural damage, ground subsidence,
liquefaction, landslides, and surface settlement. To assist Planning Department staff in determining
whether the project would result in environmental impacts related to geology, it is recommended
that you provide a copy of the geotechnical information with boring logs for the proposed project.
This study will also help inform the Planning Department Archeologist of the project sites
subsurfacegeologicalconditions.

10. Stormwater Management. The proposed project would result in more than 5,000 sf of ground
disturbance. Therefore, the proposed project is subject to San Franciscos stormwater management
requirements as outlined in the Stormwater Management Ordinance and the corresponding SFPUC
Stormwater Design Guidelines (Guidelines). Projects that trigger the stormwater management
requirements must prepare a Stormwater Control Plan demonstrating project adherence to the
performance measures outlined in the Guidelines including: (a) reduction in total volume and peak
flowrateofstormwaterforareasincombinedsewersystemsOR(b)stormwatertreatmentforareasin
separate sewer systems. Responsibility for review and approval of the Stormwater Control Plan is
with the SFPUC, Wastewater Enterprise, Urban Watershed Management Program. Without SFPUC
approvalofaStormwaterControlPlan,nositeorbuildingpermitscanbeissued.TheGuidelinesalso
requireasignedmaintenanceagreementtoensurepropercareofthenecessarystormwatercontrols.
The projects environmental evaluation should generally assess howandwheretheimplementation
ofnecessarystormwatercontrolswouldreducethepotentialnegativeimpactsofstormwaterrunoff.
To view the Stormwater Management Ordinance, the Guidelines, or download instructions for the
StormwaterControlPlan,gotohttp://sfwater.org/sdg.

11. Tree Planting and Protection Checklist. The DPW Code Section 8.028.11 requires disclosure and
protectionoflandmark,significant,andstreettreeslocatedonprivateandpublicproperty.Anysuch
trees must be shown on the SitePlanswiththesizeofthetrunkdiameter,treeheight,andaccurate
canopydripline.PleasesubmitaTreePlantingandProtectionChecklistwiththeEEAandensurethat
treesareappropriatelyshownonsiteplans.

12. BirdSafe Building Ordinance. The proposed project would be subject to Planning Code Section
139, Standards for BirdSafe Buildings, which addresses LocationRelated Standards and Feature
Related Standards.
8
The projects environmental evaluation would generally discuss how the

7
SanFranciscoPlanningDepartment.InterdepartmentalProjectReview.Availableonlineat:
http://www.sfplanning.org/Modules/ShowDocument.aspx?documentid=522.
8
SanFranciscoPlanningDepartment.StandardsforBirdSafeBuildings.Availableonlineat:
http://www.sfplanning.org/index.aspx?page=2506
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CaseNo.2014.0948U
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implementationofbirdsafedesignstandardswouldreducepotentialadverseeffectsonbirdsdueto
thelighting,glazing,balconies,andsoforth.

13. NotificationofProjectReceivingEnvironmentalReview.Noticeisrequiredtobesenttooccupants
of the project site and properties adjacent to the project site, as well as to owners and, to the extent
feasible,occupantsofpropertieswithin300ft.oftheprojectsiteattheinitiationoftheenvironmental
review.PleasebepreparedtoprovidemailingaddressesonaCDuponrequestfollowingsubmittal
oftheEEA.
14. DisclosureReportforDevelopersofMajorCityProjects.TheSanFranciscoEthicsCommissionS.F.
Camp. & Govt. Conduct Code 3.520 et seq. requires developers to provide the public with
informationaboutdonationsthatdevelopersmaketononprofitorganizationsthatmaycommunicate
withtheCityandCountyregardingmajordevelopmentprojects.Thisreportmustbecompletedand
filed by the developer of any major project. A major project is a real estate development project
located in the City and County of San Francisco with estimated construction costs exceeding
$1,000,000whereeither:(1)ThePlanningCommissionoranyotherlocalleadagencycertifiesanEIR
for the project; or (2) The project relies on a program EIR and the Planning Department, Planning
Commission, or any other local lead agency adopts any final environmental determination under
CEQA. A final environmental determination includes: the issuance of a CPE; certification of a
CPE/EIR; adoption of a CPE/Final Mitigated Negative Declaration; or a project approval by the
Planning Commission that adopts CEQA Findings. (In instances where more than one of the
preceding determinations occur, the filing requirement shall be triggered by the earliest such
determination.) A major project does not include a residential development project with four or
fewer dwelling units. The first (or initial) report must be filed within 30 days of the date the
PlanningCommission(oranyotherlocalleadagency)certifiestheEIRforthatprojector,foramajor
projectrelyingonaprogramEIR,within30daysofthedatethatthePlanningDepartment,Planning
Commission, or any other local lead agency adopts a final environmental determination under
CEQA.PleasesubmitaDisclosureReportforDevelopersofMajorCityProjectstotheSanFrancisco
Ethics Commission. This form can be found at the Planning Department or online at
http://www.sfethics.org.

15. FlexUnitDefinition.ThePPAApplicationidentifiessixproposedstudioplusmezzanineflexunits.
PleasespecifywhatusestheflexunitscouldhaveinadditiontoresidentialintheEEA.

PLANNING DEPARTMENT APPROVALS:

TheprojectrequiresthefollowingPlanningDepartmentapprovals.Theseapprovalsmaybereviewedin
conjunction with the required environmental review, but may not be granted until after the required
environmentalreviewiscompleted.

1. ALargeProjectAuthorizationfromthePlanningCommissionisrequiredperPlanningCodeSection
329fornewconstructionover25,000grosssquarefeet.

2. A Building Permit Application is required for the new construction of a fivestory mixeduse
development.
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3. A Building Permit Application is required for the new construction of a threestory PDR
development.

AllapplicationsareavailableinthePlanningDepartmentlobbyat1650MissionStreet,Suite400,atthe
PICat1660MissionStreet,andonlineatwww.sfplanning.org.BuildingPermitapplicationsareavailable
atDBIat1660MissionStreet.

NEIGHBORHOOD NOTIFICATIONS AND PUBLIC OUTREACH:

Project Sponsors are encouraged to conduct public outreach with the surrounding community and
neighborhood groups early in the development process. Additionally, many approvals require a public
hearing with an associated neighborhood notification. Differing levels of neighborhood notification are
mandatoryforsomeorallofthereviewsandapprovalslistedabove.

This project is required to conduct a PreApplication Meeting with surrounding neighbors and
registered neighborhood groups before a development application may be filed with the Planning
Department.ThePreapplicationpacket,whichincludesinstructionsandtemplateforms,isavailableat
www.sfplanning.orgunderthePermits&Zoningtab.Allregisteredneighborhoodgroupmailinglists
areavailableonlineatwww.sfplanning.orgundertheResourceCentertab.

PRELIMINARY PROJECT COMMENTS:

ThefollowingcommentsaddressspecificPlanningCodeandothergeneralissuesthatmaysubstantially
impacttheproposedproject.

1. Large Project Authorization: Planning Code Section 329 outlines the requirements for a Large
Project Authorization in Eastern Neighborhoods Mixed Use Zoning Districts. A Large Project
Authorization is required of new construction of more than 25,000 gross square feet. All large
projects within the UMU Zoning District are subject to review by the Planning Commission in an
efforttoachievetheobjectivesandpoliciesoftheGeneralPlan,theapplicableDesignGuidelinesand
thePlanningCode.

As determined by the Planning Commission, exceptions could be sought through the Large Project
Authorization,asfollows:

RearYard:PlanningCodeSection134outlinestherequirementsforarearyardwithintheUMU
ZoningDistrict.Theminimumrearyarddepthshallbeequalto25percentofthetotaldepthof
the lot and in no case less than 15 ft. The rear yard shall be provided at the lowest story
containing a residential dwelling unit. Currently, the proposed project does not meet this
requirement, but may seek an adjustment of the rear yard requirement under the Large Project
Authorization.Generally,acomparableamountofopenareainlieuofarearyardisencouraged.

Open Space: Planning Code Section 135 outlines the requirements for usable open space per
residential unit. Generally, at least 80 sf of useable open space is required for each residential
unit.Areductioninuseableopenspacemaybeallowedifpublicallyaccessible.Baseduponthe
PreliminaryProjectAssessment

11
CaseNo.2014.0948U
34414thStreet/1463StevensonStreet
number of dwelling units, the proposed project must provide at least 5,520 sf of open space for
the 69 dwelling units. Currently, the project proposes approximately 5,880 sf of common open
space;therefore,theproposedprojectappearstomeetthenumericalrequirement.However,the
designoftheinnercourtdoesnotmeetthedimensionrequirementsspecifiedinPlanningCode
Section135.TheproposedprojectmayseekamodificationofthisrequirementundertheLarge
ProjectAuthorizationprocess;however,theDepartmentencouragesProjectSponsorstocomply
with open space requirements by providing an equivalent amount of codecomplying open
space.

Accessory Use Provisions for Dwelling Units: Planning Code Section 329(d)(10) and
803.3(b)(1)(c)outlinestherequirementsforaccessoryuseprovisionforgroundfloor,streetfacing
dwellingunits.Currently,theprojectappearstospecifysixgroundfloordwellingunitsasflex.
PleasereviewtheaccessoryuseprovisionsidentifiedinPlanningCodeSection204,andidentify
the accessory use modifications. The proposed project may seek a modification of the accessory
userequirementsfordwellingunitsundertheLargeProjectAuthorizationprocess;however,the
Project Sponsor should be clear in the modifications being sought from the Planning
Commission.

To the extent possible, the project should be designed to minimize deviations from Planning Code
requirements.

2. Small Enterprise Workspace (SEW): Planning Code Sections 227(t) identifies the requirements
associated with Small Enterprise Workspace (SEW). Currently, the project proposes to construct
about 8,200 sf of SEW use. Per Planning Code Section 227(t), SEW use is subject to the following
requirements:
(A) Each unit may contain only uses principally or conditionally permitted in the subject
zoningdistrict,orofficeuses(asdefinedinSection890.70);
(B) Any nonaccessory retail uses are subject to any per parcel size controls of the subject
zoningdistrict;
(C) Noresidentialusesshallbepermitted;
(D) Each of the units in the building must contain no more than 1,500 gross square feet; an
exceptiontothisruleappliesforlargerPDRspacesonthegroundfloor,asdescribedin
subsectionbelow
(E) An SEW building may contain units larger than 1,500 sf on the ground floor as long as
eachsuchunitcontainsaprincipalPDRuse.ForthepurposesofthisSection,aPDRuse
isoneidentifiedinSections220,222,223,224,225,226,227(a),227(b),and227(p)ofthis
Code.SuchPDRunitsmaybeindependentlyaccessiblefromthestreet.
(F) After the issuance of any certificate of occupancy or completion for the building, any
merger, subdivision, expansion, or other change in gross floor area of any unit shall be
permittedonlyaslongastheprovisionsofthissubsection(D)and(E)aremet.
(2) SEW units may be established only in new buildings or in buildings for which a first
certificateofoccupancyorcompletionwasissuedafterJanuary19,2009.
PreliminaryProjectAssessment

12
CaseNo.2014.0948U
34414thStreet/1463StevensonStreet
(3) Where permitted, SEW Buildings are exempt from the controls in Section 230 limiting
demolitionofindustrialbuildings.
(4) SEW projects shall provide a PDR Business Plan in accordance with the requirements of
Section219.1(c)(9).
(5)InconsideringtheapprovalofaSEWproject,thePlanningCommissionshouldconsiderthe
likelyviabilityofthenewPDRspacethatthedevelopmentcreates,asinfluencedbysuchfactsas
the content of the project sponsors PDR Business Plan and whether the project sponsor has the
commitmentsofestablishedPDRtenantsand/orademonstratedrelationshipwithorganizations
establishedinthePDRcommunity.

3. FloorAreaRatioandFloorPremiums:PlanningCodeSection124identifiesafloorarearatioof3.0
to 1 for properties located in the PDR1G Zoning District in a 40ft. Height District. Currently, the
proposedprojectislocatedonalotmeasuring117.5ft.by65ft.;therefore,amaximumof22,911sfof
developmentmayoccuronthesubjectlotat1463StevensonStreet.However,PlanningCodeSection
125 provides a floor area premium for lots located outside of the NC, C3 and MixedUse Zoning
Districts. Per Planning Code Section 125(b), a floor area premium may be added to an interior lot,
which adds an additional 10 ft. in depth tosubjectlot.Therefore,theprojectwouldbepermittedto
have a maximum development totaling 26,438 sf. Currently, the project specifies about 28,300 sf of
developableareaonthesubjectlotat1463StevensonStreet,whichisinexcessofthepermittedfloor
arearatio.Pleaserevisetheprojecttoaddressthefloorarearatiorequirements.

4. Permitted Obstructions: Planning Code Section 136 outlines the requirements for permitted
obstructions over streets, setbacks, rear yards, and useable open space. Currently, the project
proposes bay windows over the street. These elements must meet the dimensional requirements
specifiedinPlanningCodeSection136.Pleaseprovideadditionalinformation,includingdimensions
and spacing between bay windows, to determine whether these elements meet the requirements of
thePlanningCode.

5. Street Trees: The proposed project is subject to the San Francisco Green Landscaping Ordinance,
which assists in articulating Planning Code Sections 138.1. This Planning Code section outlines a
provision for adding street trees when undertaking new construction. A 24inch box size street tree
would be required for each 20 ft. of frontage of the property along each street or alley, with any
remaining fraction of 10 ft. or more of frontage requiring an additional tree. Based on the street
frontage,itappearsthat12streettreesonStevensonStreet,7streettreeswouldberequiredalong14
th

Street,and6streettreesalongWoodwardStreetwouldberequired.Existingtreesontheprojectsite
would apply towards the street tree requirement. Please ensure that the proposed project is in
compliancewiththisPlanningCodesectionbyprovidinganupdatedsiteplanshowinglandscaping
andstreettrees.

6. BettersStreetsPlanStreetscapePlanandImprovements.PlanningCodeSection138.1(2)(i)outlines
the requirements for streetscape and pedestrian improvements for projects located on a lot that is
greaterthanacreintotalareaandencompassesnewconstruction.Theproposedprojectwouldbe
required to include streetscape and pedestrian improvements that are in keeping with the Better
Streets Plan. The Project Sponsor will be required to submit a Streetscape Plan illustrating the
PreliminaryProjectAssessment

13
CaseNo.2014.0948U
34414thStreet/1463StevensonStreet
location and design of streetscape improvements appropriate to the street type, including site
furnishings, landscaping, corner curb extensions, and sidewalk widening as appropriate. Please
coordinate with the Departments Citywide Division and Urban Design Team to develop the
streetscape and pedestrian improvements. The Planning Department may require these elements as
partofconditionsofapproval.

Street improvements may include upgrading the buildings street frontages up to the Citys
standards. If street improvements are being considered, Project Sponsors should contact DPW as
early as possible to understand the process and requirements for permitting street improvements.
For more information on process, guidelines, and requirements for street improvements, refer to
www.sfbetterstreets.org.

Requiredstreetscapeandpedestrianimprovementsarenoteligibleforinkindfeecredit.

7. Exposure: Planning Code Section 140 outlines requirements for all dwelling units to face an open
area.Alldwellingunitsshallfeatureawindowthatdirectlyfacesanopenareathatisaminimumof
25 ft. in every horizontal dimension that increases five ft. in every horizontal dimension on each
subsequentfloor.Currently,theproposedprojectappearstomeetthisrequirement.

8. ParkingScreening:PlanningCodeSection142outlinesscreeningrequirementsforoffstreetparking
andvehicleuseareas.Everyoffstreetparkingareawithinabuilding,wherenotenclosedbysolid
buildingwalls,shallbescreenedfromviewfromallstreetsandalleysthroughuseofgaragedooror
by some other means. Please ensure that the proposed project meets this requirement. In addition,
pleaseincludedimensionsforopeningstovehicularuseareasandnewcurbcuts.

9. StreetFrontageActiveUses:PlanningCodeSection145.1outlinesrequirementsforstreetfrontages
to ensure that they are pedestrianoriented, finegrained, and are appropriate and compatible with
thebuildings.Asthedesignoftheproposedprojectisdeveloped,pleaseensurethatthegroundfloor
street frontage meets these requirements as related to use, height, transparency, fenestration, gates,
railings and grillwork. Residential uses are considered active uses if more than fifty percent of the
linear residential street frontage at the ground floor level features walkup dwelling units, which
provide direct, individual pedestrian access to a public sidewalk. Currently, the proposed project
appears to meet this section of the Planning Code, since it provides groundfloor walkup dwelling
units,agroundfloorheightof17ft,andagaragedoormeasuring12ft.wide.Pleaseensurethatthe
designofthegroundfloorunitsmeettheguidelinesintheDepartmentsDraftGuidelinesforGround
FloorResidentialDesignavailablefordownloadontheDepartmentswebsite.

10. Shadow:PlanningCodeSection147statesthatashadowanalysisisrequiredforanyprojectover50
ft.inheightintheEasternNeighborhoodsPlanArea.Similarly,PlanningCodeSection295requiresa
shadowanalysisbeconductedforanyprojectgreaterthan40ft.inheight.Thepreliminaryanalysis
for the proposed project indicates that it would not cast shadows on any nearby public parks. No
furthershadowstudiesarerequired.

PreliminaryProjectAssessment

14
CaseNo.2014.0948U
34414thStreet/1463StevensonStreet
11. Parking: Planning Code Section 151.1 outlines requirements for permitted offstreet parking. As a
project located within the Eastern Neighborhoods Area Plan, there are no minimum parking
requirements; rather, the project is subject to a maximum allowance of parking spaces, which is
definedas0.75parkingspacesperunitfordwellingunitsintheUMUZoningDistrict(seePlanning
CodeSection151.1,Table151.1).Similarly,withinthePDR1GZoningDistrict,SEWusesandother
manufacturingandindustrialusesaresubjecttoamaximumparkingratioofoneoffstreetparking
spaceforevery1,500sfofoccupiedfloorarea.

Theproposedprojectwouldconstruct69dwellingunitsand29offstreetparkingspaces.Therefore,
theprojectmeetstheparkingrequirementfortheresidentialportionat34414
th
Street.

Theproposedprojectwouldconstructabout28,300sfofPDRandSEWuses;therefore,amaximum
of18offstreetparkingspaceswouldbepermittedonthesubjectlot.Currently,theproposedproject
does not meet this requirement since 21 offstreet parking spaces are proposed. Please reduce the
amount of offstreet parking spaces at 1463 Stevenson Street and ensure that the dimension and
configuration of the offstreet parking spaces meet the requirements of Planning Code Sections 154
and155.

12. Bicycle Parking: Planning Code Section 155.2 outlines requirements for bicycle parking for
residential and PDR developments. The proposed project is required to provide 69 Class 1 bicycle
parking spaces and two Class 2 bicycle parking spaces for the residential development, and two
Class 1 bicycle parking spaces for the PDR use. Please specify how the project will meet this
requirement.

13. Car Share: Planning Code Section 166 outlines the carshare requirement. For projects constructing
between 50 and 200 dwelling units, one carshare parking space is required. Please update the
basementlevelplantospecifythecarshareparkingspace.

14. Unbundled Parking: Planning Code Section 167 outlines a requirement for unbundled parking
spaces for newly constructed residential buildings of ten dwelling units or more. All offstreet
parking spaces accessory to residential uses shall be leased or sold separately from the rental or
purchase fees for dwelling units for the life of the dwelling units, such that potential renters or
buyershavetheoptionofrentingorbuyingaresidentialunitatapricelowerthanwouldbethecase
if there were a single price for both the residential unit and the parking space. The Planning
Commission may grant an exception from this requirementforprojectswhichincludefinancingfor
affordablehousingthatrequiresthatcostsforparkingandhousingbebundledtogether.

15. Dwelling Unit Mix: Planning Code Section 207.6 outlines the requirements for minimum dwelling
unitmixfornewresidentialpropertieswithinanEasternNeighborhoodsZoningDistrict.Theproject
must provide either: no less than 40 percent of the total number of proposed dwellings units as at
leasttwobedroomunits;ornolessthan30percentofthetotalnumberofproposeddwellingunitsas
at least three bedroom units. The proposed project would provide 29 twobedroom dwelling units
outof69dwellingunitsandwouldmeetthisPlanningCoderequirement.

PreliminaryProjectAssessment

15
CaseNo.2014.0948U
34414thStreet/1463StevensonStreet
16. NarrowStreetHeightProvisions:ForprojectswithinanEasternNeighborhoodsMixedUseZoning
DistrictalongaNarrowStreet(apublicrightofwaylessthanorequalto40ft.inwidth,oranymid
blockpassageoralleythatislessthan40ft.inwidth),PlanningCodeSection261.1specifiesthatall
subject frontages shall have upper stories set back at least 10ft. at the property line above a height
equivalent to 1.25 times the width of the abutting narrow street for the portions of the building,
which are more than 60 ft. from the corner. No part or feature of a building may penetrate the
requiredsetbackplane.

Currently,StevensonStreetmeasures35ft.,whileWoodwardStreetmeasures40ft.AlongStevenson
Street,theproposedprojectisrequiredtoprovidea10ft.setbackaboveaheightof43ft.9in.forthe
portion of the building, which is more than 60 ft. from the corner. Along Woodward Street, the
proposedprojectisrequiredtoprovidea10ft.setbackaboveaheightof50ft.fortheportionofthe
building, which is more than 60 ft. from the corner. Please revise the floor plans and building
massingtomeetthisrequirement.Thisrequirementisnotvariable.

17. Inclusionary Affordable Housing: Planning Code Section 419.3 outlines the requirement for
inclusionary affordable housing as part of any housing project constructing ten or more dwelling
units within the UMU Zoning District. The project site is designated as Tier A for the purposes of
evaluating inclusionary affordable housing. All project sites designated as Tier A within the UMU
ZoningDistrictshalldedicate14.4percentofthetotalunitsasaffordable.Therefore,baseduponthe
current number of dwelling units, if the onsite affordable housing option is elected, the proposed
projectwouldberequiredtoprovideatotaloften(10)onsiteaffordablehousingunits.

Based upon the submitted information it is unclear which program the Project Sponsor will elect to
addressthisrequirement.Pleaseclarifyhowtheproposedprojectwouldmeetthisrequirementand
submit Inclusionary Affordable Housing Program: Affidavit of Compliance, which may be
downloadedfromthePlanningDepartmentswebsiteunderPermits&ZoningPermitForms.

Ifrentalunitsareproposed,additionalrequirementsmustbeexecutedpriortoPlanningCommission
approval,asoutlinedinPlanningCodeSections415and419.

18. FirstSourceHiring:Projectsinvolvingthenewconstructionof10dwellingunitsormorethan25,000
sfofresidentialdevelopmentaresubjecttotheFirstSourceHiringProgram.PleasecontacttheFirst
Source Hiring Program Manager with the San Francisco Human Services Agencys Workforce
Development Division (4155575000) and submit the First Source Hiring Program Form, which is
available on the Planning Departments website under Permits & Zoning Permit Forms. This
form should be submitted to the Planning Department upon submittal of the first planning
entitlement.

19. TransitImpactDevelopmentFee:PursuanttoPlanningCodeSection411etseq.,theTransitImpact
DevelopmentFeewillapplytothisprojectforthenewnonresidentialandPDRsquarefootage.

20. Eastern Neighborhoods Impact Fees: Planning Code Section 423 outlines the requirements for
development impact fees for projects located within the Eastern Neighborhoods Area Plan. The
PreliminaryProjectAssessment

16
CaseNo.2014.0948U
34414thStreet/1463StevensonStreet
EasternNeighborhoodsPublicBenefitsFundisimplementedinpartthroughdistrictspecificEastern
NeighborhoodsImpactFeewhichappliestotheProjectArea.TheproposedprojectissubjecttoTier
1 Impact Fees. The proposed project includes new construction of residential units and new retail
use.PleaserefertotheCitywideDevelopmentFeeRegisterforinformationonthemostcurrentfees.
ThisregistermaybeaccessedontheDBIwebsiteat:http://sfdbi.org/index.aspx?page=617

ThesefeeamountsaresubjecttoannualreviewbytheCityController,andmaybesubjecttochange.
PaymentoftheseimpactfeesmustbereceivedpriortotheissuanceofthefirstsitepermitbyDBIfor
a development project. Planning Code Section 423.3 also provides alternatives to satisfy this
requirement.

Fees shall be assessed per net new gross square footage on residential and nonresidential uses
withinthePlanArea.Feesshallbeassessedonmixeduseprojectsaccordingtothegrosssquarefeet
ofeachuseintheproject.

21. Option for InKind Provision of Community Improvements and Fee Credits: Project Sponsors
mayproposetodirectlyprovidecommunityimprovementstotheCity.Insuchacase,theCitymay
enter into an InKind Improvements Agreement with the sponsor and issue a fee waiver for the
EasternNeighborhoodsImpactFeefromthePlanningCommission,foranequivalentamounttothe
value of the improvements. This process is further explained in Section 412.3(d) of the Planning
Code.MoreinformationoninkindagreementscanbefoundintheApplicationPacketforInKind
AgreementonthePlanningDepartmentwebsite:
http://www.sfplanning.org/Modules/ShowDocument.aspx?documentid=8601.

PRELIMINARY DESIGN COMMENTS:

TheprojectislocatedintheMissionDistrictintheEasternNeighborhoodsAreaPlan.Theareaismixed
incharacterbuthasapredominanceofthreetosixstoryresidentialbuildingsandisincloseproximityto
twoneighborhoodcommercialcorridors.Thereareadjacentinstitutionalandindustrialusestothis
property.Itisalsoboundedbyactive14thStreetandtwosmallstreets,Stevensonwhichismore
industrialincharacter,andWoodward,whichismoreresidential.Woodwardalsocontainspotentially
historicRomeoflattypes.Thefollowingcommentsaddresspreliminarydesignissuesthatmay
substantiallyimpacttheproposedproject:

1. Site Design, Open Space, and Massing. The Planning Department recommends that the project
reconsider the layout of the upper floors in the PDR component of the project so that the units are
configured together without a courtyard offering the open space at the rear of the property. This is
intended to help support some separation between the rear of the adjacent properties (that front
Woodward Street) and perhaps align with the courtyard proposed for the residential portion of the
project.Thisessentiallywouldestablishamidblockopenspacebenefittingtheblockasawhole.Ata
minimum, the Planning Department recommends a matching rear setback with the adjacent
buildings.

PreliminaryProjectAssessment

17
CaseNo.2014.0948U
34414thStreet/1463StevensonStreet
2. Street Frontage. The Planning Department recommends designing the designated flex spaces as
either retail or residential units. Ifthelatter,theprojectshouldfollowtheGroundFloorResidential
Guidelineswitheitheranelevatedentryorlandscapedbufferspace.

To support Planning Code Section 138.1, the Better Streets provision, the Planning Department also
encourages the development of an appropriate streetscape plan that celebrates the two alleys as
pocketsmore industrial/craft in nature on Stevenson Street and more residential on Woodward
Street.Thismightinvolveeitherraisedcrosswalksorbulbouts.

ThePlanningDepartmentrecommendsamaximumparkingrampentranceandcurbcutwidthof10
ft.TheprojectsponsormightalsoconsiderswappingthegarageramponWoodwardStreetandthe
courtyard street access on Stevenson Street so that there is easy pedestrian access to the more
residentialstreet.
3. Parking.ThePlanningDepartmentrecommendsprovidingmorebicycleparkingatthegroundlevel.

4. Architecture. The Planning Department recommends further architectural development on the

residential portion of the project at ground level to increase solidity and variety in materials and
detail to support the neighborhood character at the ground level. The Planning Department
recommendsdevelopingagenerousfenestrationpatternatthegroundfloorofthePDRusessothat
thereisanactivepublicrealmengagementwiththeinteriorprogram.

PRELIMINARY PROJECT ASSESSMENT EXPIRATION:

This PPA is valid for a period of 18 months. An Environmental Evaluation, Conditional Use
Authorization,orBuildingPermitApplication,aslistedabove,mustbesubmittednolaterthanMonday,
February 15th, 2016. Otherwise, this determination is considered expired and a new PPA is required.
SuchapplicationsandplansmustbegenerallyconsistentwiththosefoundinthisPPA.

Enclosure: Mission,SouthofMarket,andCitywideNeighborhoodGroupMailingLists
InterdepartmentalProjectReviewApplication
ShadowFanAnalysis

cc: RichardSucre,CurrentPlanning
KansaiUchida,EnvironmentalPlanning
JonSwae,CitywidePlanningandAnalysis
DavidWinslowandMaiaSmall,DesignReview
JonasIonin,PlanningCommissionSecretary
JerryRobbins,MTA
JerrySanguinetti,DPW
JuneWeintraub,DPH
JonathanPiakis,DPH
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www.sfplanning.org







INTERDEPARTMENTAL PROJECT REVIEW
Effective: August 29, 2014



Interdepartmental Project Reviews are mandatory for new construction projects that propose
buildings eight stories or more and new construction on parcels identified by the State of California
Department of Conservation, Division of Mines and Geology as Seismic Hazard Zones in the City and
County of San Francisco. Projects identified as such, must request and participate in an
interdepartmental project review prior to any application that requires a public hearing before the
Planning Commission or new construction building permit.
Project Sponsors may elect to request an interdepartmental review for any project at any time,
however, it is strongly recommended that the request is made prior to the submittal of the
abovereferenced applications.
The Planning Department acts as the lead agency in collaboration with the Department of Building
Inspection (DBI); the Department of Public Works (DPW); and the San Francisco Fire Department
(SFFD). A representative from each of these City Agencies will attend your meeting.

Interdepartmental Project Review fees:
1. $1,308 for five or fewer residential units and all affordable housing projects.
2. $1,859 for all other projects.

To avoid delays in scheduling your meeting, provide all information requested on this form and
submit your request with a check in the appropriate amount payable to the San Francisco Planning
Department. Requests may be mailed or delivered to San Francisco Planning Department, 1650
Mission Street, Suite 400, San Francisco, CA 94103-2414. Those wishing more specific or more
detailed information may contact the Project Review Meeting Coordinator at (415) 575-9091.
Please note: All returned checks are subject to a $50.00 bank fee.

Interdepartmental Project Reviews are scheduled no sooner than two (2) weeks from the receipt of the
request form and check.





Interdepartmental Project Review As of August 29, 2014

2


Submittal requirements:

Please submit four (4) copies/sets of all information for distribution to each
department/agency.

All projects subject to the mandatory Interdepartmental Project Review shall be required to submit the
following minimum information in addition to their request form:
1. Site Survey with topography lines;
2. Floor Plans with occupancy and/or use labeled of existing and proposed;
3. Existing and proposed elevations;
4. Roof Plan; and
5. Pictures of the subject property and street frontages.
Planned unit developments or projects with an acre or more of land area shall be required to submit
the following additional information:
1. Existing and proposed street names and widths;
2. Location of any existing train tracks; and
3. Location of any existing and proposed easements.

In order for the Interdepartmental Project Review to be most effective and beneficial to you, it is
strongly recommended that any issues, concerns and/or specific questions are submitted with this
request directed to each discipline.

Interdepartmental Project Review As of August 29, 2014

3
APPLICATION DATE: ________________________________________________________________

PROJECT CONTACT:
Name ____________ Phone No. ( )______________________
Address ___________________________________________________
City _____________________________________________ Zip Code _____________________________
FAX No. ( )____________________ E-Mail Address ______________________________________
Name of Property Owner________________________________________________________________

PROJECT INFORMATION:
Address__________________________________________________________________________________
How many units does the subject property have? ______________________________________________
Assessor's Block/Lot(s) _________________________ Zoning District______________________________
Height and Bulk Districts _______________________ Located within Geologic Hazard Zone? Y N

PROJECT DESCRIPTION / PURPOSE OF MEETING/SPECIFIC QUESTIONS:
(Use separate sheet, if necessary)
_____________________________________________________________________________________
_____________________________________________________________________________________
_____________________________________________________________________________________


Land Use Type

Existing Proposed Net Change

Number of Dwelling Units







Commercial Square Footage:







Retail







Office







Number of Hotel Rooms







Industrial Square Footage







Other Uses: _________________







Number of Parking Spaces







Number of Stories


Will this project be publicly funded? (specify) _________________________________________________
Previously contacted staff (if applicable)______________________________________________________
(Please submit four (4) copies/sets of the Application Form, Floor Plans, Pictures, etc.)

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