Final negative declaration : [965 Geneva Avenue]

22 Pages·2002·1.1 MB·English

by  San Francisco (Calif.). Planning Dept

1
SANFRANCISCOPUBLICLIBRARY
DEPARTMENT
223 08679 6415 [G
City and County of San Francisco 1660 Mission Street, Suite 500 San Francisco, CA 94103-2414
_„ PLANNINGCOMMISSION ADMINISTRATION CURRENTPLANNING/ZONING LONGRANGEPLANNING
(415) 558-•6378 FAX.[phone] FAX:[phone] FAX:[phone] FAX:[phone]
FINAL NEGATIVE DECLARATION
DateofPublication ofPreliminary Negative Declaration: April 13, 2002 Amended June6,2002
(New textis underlined; deletions arccrossed out)
LeadAgency: City andCounty ofSanFrancisco,PlanningDepartment
1660Mission Street, SanFrancisco, CA94103
Agency ContactPerson: Leigh Kienker Telephone: [phone]
ProjectTitle: 01.1126E-965 GenevaAvenue ProjectSponsor: LawrenceLee, [phone]
65 GenevaAvenue
'.lock6409,Lots 5 - 10
anFrancisco
5/S
ed project would be the construction of 28,277 gross-square-feet (gsf) of
thintheexistingbuildingenvelopeofavacanttheaterat965GenevaAvenue,on
me andParis Street, intheExcelsiorneighborhood. Theprojectwould include
;eat the groundlevel, includingaWalgreen's drug store (10,959 gsf), accessed
San Francisco PublicLibrary two units ofcommercial office space on the second floor, 6,923 gsffor eight
d a loading area accessed from Paris Street. The existing theater building is
A
/ouldbenochangetothisheight. portionoftheprojectsite,lots6through 10,
eNC-3 (Moderate-ScaleNeighborhoodCommercial) zoningdistrictanda65-A
Government Information Center
earofthesite,facesParisStreetandiswithintheRH-1 (ResidentialHouse,One-
San Francisco Public Library
iightandbulkdistrict. Theexistingtheateris frontedby vacantretail spaces on
100 Larkin Street, 5th Floor
Iseekconditionaluseauthorizationsforlotsize,usesizelimit,andexceptionsto
San Francisco, CA 94102
s: (Notyetfiled)
REFERENCE BOOK
Nxtot.t*o*be*tiakenJf£.romt.ihelviubrarJy E.heAS_tSaIteGS_NeIcFreItCarAyNf,TorE_RFeFsoEuCrcTesO,NS_eTctHi.EonEsN.1eV5n0I6^R4AOr(NnDeMtEerNmTi.n.i.nTghS„i.isgfnii.fnid*cianngti_Esf_bf_eacste).d,
icance)and 15070(DecisiontoPrepareaNegativeDeclaration),andthefollowing
Evaluation (InitialStudy) fortheproject, whichis attached:
FinalNegativeDeclaration adopted andissuedon: June 13, 2002.
IntheindependentjudgmentofthePlanningDepartment,thereisno substantialevidencethattheprojectcouldhavea
significanteffectontheenvironment.
PA#LE. MALTZER GOVERNMENT
^vh^ormientalRey^rTicer
DOCUMENTsIdEPT
cc: SupervisorGerardoSandoval,District 1
DanielSirois,NeighborhoodPlanningSEQuadrant
LawrenceLee,ProjectSponsor APR - 4 2008
D L. Fernandez/MasterDecisionFile
REF O:Chavez/BulletinBoard SAN FRANCISCO
711.4097
DistributionList
N6222f PUBLIC LIBRARY
1 01.1126E: 965GenevaAvenue
Z(o(^
\ 1

1
PLANNING DEPARTMENT
City and County of San Francisco 1660 Mission Street, Suite 500 San Francisco, CA 94103-2414
PLANNINGCOMMISSION ADMINISTRATION CURRENTPLANNING/ZONING LONGRANGEPLANNING
[phone] pAX.558.6409 FAX:[phone] FAX:[phone] FAX:[phone]
FINAL NEGATIVE DECLARATION
Date ofPublicationofPreliminary Negative Declaration: April 13, 2002 Amended June6, 2002
(New textis underlined; deletions arccrossed out)
LeadAgency: City and County ofSanFrancisco,PlanningDepartment
1660Mission Street, SanFrancisco, CA94103
Agency ContactPerson: Leigh Kienker Telephone: [phone]
ProjectTitle: 01.1126E-965 GenevaAvenue ProjectSponsor: LawrenceLee, [phone]
ProjectAddress: 965 GenevaAvenue
Assessor'sBlockandLot: Block6409,Lots 5 - 10
City and County: SanFrancisco
Project Description: The proposed project would be the construction of 28,277 gross-square-feet (gsf) of
commercial/office/residentialuseswithintheexistingbuildingenvelopeofavacanttheaterat965 GenevaAvenue,on
thenorthwestcorner ofGeneva Avenue andParis Street, intheExcelsiorneighborhood. Theprojectwould include
11,531 gsffortwounits ofretail spaceatthe groundlevel, includingaWalgreen's drug store (10,959 gsf), accessed
from Geneva Avenue, 6,553 gsffor two units ofcommercial office space on the second floor, 6,923 gsffor eight
dwelling units on the third floor, and a loading area accessed from Paris Street. The existing theater building is
approximately43feettallandtherewouldbenochangetothisheight. Aportionoftheprojectsite,lots6through 10,
fronting GenevaAvenue, is withintheNC-3 (Moderate-ScaleNeighborhoodCommercial) zoningdistrictanda65-A
heightandbulkdistrict. Lot5,attherearofthesite,facesParisStreetandiswithintheRH-1 (ResidentialHouse,One-
Family) zoningdistrictanda40-Xheightandbulkdistrict. Theexisting theateris frontedby vacantretail spaces on
GenevaAvenue.Theapplicantwouldseekconditionaluseauthorizationsforlotsize,usesizelimit, andexceptionsto
certain parkingprovisions.
BuildingPermitApplicationNumbers: (Notyetfiled)
TfflSPROJECTCOULDNOTHAVEASIGNIFICANTEFFECTONTHEENVIRONMENT. Thisfindingisbased
uponthecriteriaoftheGuidelinesoftheStateSecretaryforResources,Sections 15064(DeterminingSignificantEffect),
15065(MandatoryFindingsofSignificance)and 15070(DecisiontoPrepareaNegativeDeclaration),andthefollowing
reasons asdocumented in the InitialEvaluation (Initial Study) fortheproject, which is attached:
FinalNegativeDeclaration adoptedandissued on: June 13. 2002.
IntheindependentjudgmentofthePlanningDepartment,thereisno substantialevidencethattheprojectcouldhavea
significanteffectontheenvironment.
P/OLE. MALTZER GOVERNMENT
^/^vironmental DOCUMENTS
DEPT
cc: SupervisorGerardoSandoval, District 1
DanielSirois,NeighborhoodPlanning SEQuadrant
LawrenceLee,ProjectSponsor APR - 4 2008
L.Fernandez/MasterDecisionFile
O:Chavez/BulletinBoard SAN FRANCISCO
DistributionList
PUBLIC LIBRARY
01.1126E: 965GenevaAvenue
INITIAL STUDY
PROJECT SITE
Theprojectsite, which isapproximately 15,044 squarefeetin size,islocatedat965GenevaAvenue(Lots5-10
ofAssessor's Block 6409) on the northwest corner ofGeneva Avenue and Paris Street, two blocks east of
Mission Street (Figure 1). The sitecurrently contains approximately 15, 112 -gross-square-feetofusesinthe
existing structure, including 12,015 (gsf) ofunused movie theateron two levels, and 3,097 gsfofretail store
frontage, mostly vacant, along Geneva Avenue. The existing theater lobby entrance is on Geneva Avenue,
howeverthebulk ofthe theateris located in theinteriorofthesitebehindtheretail spacefrontingon Geneva
Avenue. The existing structure is approximately 43 feet tall. The site has no parking or loading areas at
present.
Lots6through 10,frontingGenevaAvenue,arewithintheNC-3 (Moderate-ScaleNeighborhoodCommercial)
zoningdistrictanda65-Aheightandbulkdistrict. Lot5, attherearofthesite,facesParisStreetandiswithin
the RH-1 (Residential House, One-Family) zoning district and a 40-X height and bulkdistrict.
The existing theater was built in 1928 and was known as "the Amazon" through many decades, serving the
CrockerAmazon andExcelsiorneighborhoods. Known mostrecently as "theApollo", the theaterclosed in
1987 andbeen usedbriefly in the pastas achurch.
PROJECT DESCRIPTION
The proposed project would include the interior demolition of 3,057 gsf oftheater mezzanine and interior
features of the existing building and construction within the existing building envelope of 28,277 gsf of
commercial, office, andresidential space. Therenovatedbuilding would contain 11,531 gsffortwo units of
retailspaceatthegroundlevelincludingaWalgreen'sdrugstore(10,959gsf),accessedfromGenevaAvenue,
approximately6,553 gsffortwounitsofcommercialoffice/non-profitusesonthesecondfloor,approximately
6,923 gsfforeightdwellingunitsonthethirdfloor, andanoff-streetloading spaceaccessedfromParisStreet.
An additional 3220 gsf would be in auxiliary uses (storage, mechanical). There is no parking currently
provided and no additional parking is proposed. The one existing occupiedretail store, some 572gsfin size
and located on the corner ofGeneva Avenue and Paris Street, is a cobbler shop that would beretained; this
merchantandWalgreen'swouldcomprisetheretailtenantsoftheproposedproject. Theentrancetothesecond
and third floor would be located on Paris Street. Figures 2 and 3 show the proposed overall site plan and
elevation drawings ofthe proposedbuilding.
PROJECT SETTING
The project site is located in the southern portion ofSan Francisco, atthe edge oftheExcelsiorand Crocker
Amazonneighborhoods,justeastofMissionStreetandHighway280. TheMission/Genevaintersectionistwo
blocks westofthe siteand theBalboaParkBART station isapproximatelyeightblocksnorthwestofthesite.
The Alemany Boulevard/GenevaAvenue intersection is oneblock westofMission Street, threeblocksfrom
theprojectsite. Highway280isaccessedfromGenevaAvenueneartheBalboaParkStation,abouttwo-thirds
ofone milefrom the project site.
TheproposedprojectislocatedonthenorthwestcornerofGenevaAvenueandParisStreet,alongroughlyhalf
ofthe block's commercial Geneva Avenue frontage, between Paris and London Streets. Geneva Avenue is
characterized by one-to-two-story, and some three-story, residential above commercial buildings and small
scale retailers and services. The Excelsior Neighborhood is characterized by compact two-story stucco
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3 1223 08679 6415
dwellings in residential areas and neighborhood serving retail streets, including GenevaAvenue. The Cow
Palace is located approximately one and one-quarter miles southeast ofthe project site on Geneva Avenue.
City CollegeislocatedjustwestofBalboaStation andHighway280, approximatelyonemilenorthwestfrom
the project site.
FIGURE PROJECT LOCATION
1 -
Source: San Francisco Department ofPublic Works
3 01.1126E: 965GenevaAvenue

INITIAL STUDY CHECKLIST
AND DISCUSSION
A. COMPATIBILITY WITH EXISTING ZONING AND PLANS NotApplicable Discussed
1) Discuss any variances, special authorizations, orchanges
proposed to the City Planning Code orZoning Map, ifapplicable. X X
2) Discuss any conflicts with any adopted environmental
plans and goals ofthe City orRegion, ifapplicable. X X
The San Francisco Planning Code, which incorporates by reference the San Francisco Zoning Maps, governs
permitted uses, densities, and the configuration ofbuildings within San Francisco. A permit to construct a new
building (orto alterordemolish an existing one)may notbeissuedunlesseitheraproposedprojectconformstothe
Code, oran exception is granted pursuant to provisions ofthe Code.
Lots 6 through 13 of the project site, which front Geneva Avenue, are within the NC-3 (Moderate-Scale
NeighborhoodCommercial)zoningdistrictanda65-AHeight/BulkDistrict. TheNC-3Districtpermitsmoderately
largecommercialuses,encouragesneighborhood-servingbusinesses, andretainsrearyardsatresidentiallevels. The
65-AHeight/BulkDistrictallowconstructiontoaheightof65 feetwithcertainbulkrestrictions. Lot5,attherearof
the site, faces Paris Street and is within the RH-1 (Residential House, One-Family) zoning district and a 40-X
Height/Bulk District. The applicant would seek conditional use authorizations for lot size, use size limit for the
Walgreen's (in excess of6,000 gsf), and exceptions tocertain parking provisions.
The Department of Building Inspection (DBI) would require demolition permits and a building permit for the
proposedprojectbecauseitwouldinvolveinteriordemolitionandconstruction ofanewstructurewithintheexisting
building envelope.
Environmental plans and policies, such as the Bay Area Air Quality Plan, directly address environmental issues
and/orcontain targets or standards which mustbe met in order to preserve orimprovecharacteristics ofthe City's
physical environment. The proposed development at 965 Geneva Avenue would not obviously or substantially
conflict with any such adopted environmental plan orpolicy.
TheCityandCounty ofSanFranciscoGeneralPlan, whichprovidesgeneralobjectivesandpoliciestoguidelanduse
decisions, contains some policies that relate to physical environmental issues. The proposed project would not
obviously orsubstantially conflictwith any suchpolicies. In general, potentialconflicts ofaproposedproject with
theGeneralPlan areconsideredby decisionmakers(normallytheCityPlanningCommission) independentlyofthe
environmental review process, as part ofthe decision to approve ordisapprove aproposed project. Any potential
conflict not identified in this environmental documentcould be considered in thatcontext, and wouldnot alterthe
physical environmentaleffects oftheproposed project.
InNovember 1986, thevotersofSanFranciscoapprovedPropositionM, theAccountablePlanningInitiative,which
added Section 101.1 to thePlanning Codeto establish eightPriority Policies. Thesepoliciesare: preservation and
enhancement of neighborhood-serving retail uses; protection of neighborhood character; preservation and
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enhancementofaffordablehousing;discouragementofcommuterautomobiles;protection ofindustrialandservice
landuses fromcommercial officedevelopmentandenhancementofresidentemploymentandbusiness ownership;
maximization ofearthquakepreparedness; landmarkandhistoricbuildingpreservation;andprotectionofopenspace.
Priorto issuing apermitforany projectwhichrequires anInitialStudyundertheCaliforniaEnvironmentalQuality
Act (CEQA), or adopting any zoning ordinance or development agreement, the City is required to find that the
proposed project is consistent with thePriority Policies.
ENVIRONMENTAL EFFECTS
B.
AllitemsinthissectionoftheInitialStudy Checklisthavebeenchecked"No,"indicatingthat,uponevaluation,staff
hasdeterminedthattheproposedprojectcouldnothaveasignificantadverseenvironmentaleffect. Severalofthose
Checklistitemshavealsobeenchecked"Discussed,"indicatingthattheInitialStudytextincludesdiscussionabout
that particular issue. For all ofthe items checked "No," without discussion, the conclusions regarding potential
significantadverseenvironmentaleffectsarebaseduponfieldobservation, staffexperienceandexpertiseonsimilar
projects,and/orstandardreferencematerialavailablewithintheDepartment,suchastheDepartment'sTransportation
Guidelinesfor Environmental Review, or the California Natural Diversity Data Base and maps, published by the
CaliforniaDepartmentofFish and Game. Foreachchecklistitem, theevaluationhasconsideredtheimpacts ofthe
projectboth individually and cumulatively.
1) Land Use. Could theproject: Yes No Discussed
(a) Disruptordivide thephysical arrangement ofan
established community? _ X X
(b) Have any substantial impactupon the existing
_ X X
characterofthe vicinity?
The vicinity oftheproject sitecontains a variety ofneighborhood commercial andresidentialzoneuses, including
retail, office, singlefamily, and pubicutility uses. Theproposeduses wouldbecompatibleandconsistentwith the
existing mix ofuses in the area.
The immediate Geneva Avenue corridor is characterized by two to three story, small-scale residential over
commercial structures. The project does not represent a change in height orbulk because the project proposes to
build withintheinterioroftheexistingbuildingenvelopeonly. Theexistingstructurehasbeenandwouldcontinue
to be one ofthe largest buildings in height and bulk in the immediate vicinity. The proposed project would not
introduceanewbuildingmassintotheneighborhood,thusitwouldnotdisruptordividethephysicalarrangementof
the community, nor would ithave a substantial impactupon the existing characterofthe area.
2) Visual Quality Could theproject: Yes No Discussed
.
(a) Have a substantial, demonstrablenegative aesthetic effect? _ X X
(b) Substantially degrade or obstruct any scenic view or
vistanow observed frompublic areas? _ X X
(c) Generate obtrusive lightorglare substantially
_ X X
impacting otherproperties?
Theproposedprojectwouldnothaveasubstantial,demonstrablenegativeaestheticeffectforthefollowingreasons:
a) theprojectwouldupgradetheappearanceofthe structurewhichpresentlyisvacantwiththeblankvolumeofthe
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01.J126E: 965GenevaAvenue
theaterdefaced by graffiti, b) no scenic view orvistais withintheprojectsitearea and theprojectalsoproposesno
change in the building's massing which could obstruct any public views, and c) the project would not generate
substantial light or glare as the signage for the stores would be in keeping with similar, allowable, commercial
illumination in NeighborhoodCommercialareas. Becausetheprojectproposestoretaintheexistingbuildingmassit
does not represent a change that would result in potential impacts to any sensitive properties in the area. No
significant impacts are anticipated.
3) Population. Could theproject: Yes No Discussed
_ X X
(a) Induce substantial growth orconcentration ofpopulation?
(b) Displace a large number ofpeople (involvingeither
housing oremployment)? _ X X
(c) Create a substantial demand foradditional housing in San
_ X
Francisco, or substantially reducethe housing supply?
Theproposedprojectwouldincreasetheworkforcepopulationonthesiteby anestimated45persons. Theproposed
new retaileron theproject site, Walgreen's, would employ about eighteen employees overthe course oftwo shifts
perday1 Theofficeusesonthesecondfloorcouldbeexpectedtoemploybetweenfifteentofortypersonsdepending
.
on the types oftenants that ultimately lease this area. The increased workforce population on the site would not
discernibly increasetheexistinglocalorexistingarea-widepopulation. Businessandemployeedisplacementwould
not occur because the existing business would be retained, however there could possibly be a short period of
temporary displacement during construction.
The addition ofeight residential units (7 two-bedroom/ 1 one-bedroom) would increasethe population on the site
somewherebetween 15-and 30persons, including children. While potentially noticeable to immediately adjacent
neighbors, this increase would not substantially increase the existing area-wide population.
4) Transportation/Circulation Could the project: Yes No Discussed
.
(a) Cause an increase in traffic which is substantial
in relation to theexisting traffic load and
_ X X
capacity ofthe street system?
(b) Interfere with existing transportation systems,
causing substantial alterations to circulation
patterns ormajortraffic hazards? _ X X
(c) Cause a substantial increase in transitdemand which cannotbe
accommodated by existing orproposed transit capacity? _ X X
(d) Cause a substantial increase in parking demand which
cannot be accommodated by existing parking facilities? _ X X
GenevaAvenueisafour-laneprimaryeast-westarterialinthe southernportionofSanFrancisco,notedasa'Transit
Important" street in the San Francisco General Plan. Geneva Avenue is divided in front of the project site.
Highway 280isaccessedviaGenevaAvenueabouttwo-thirdsofonemilewestofthesite. GenevaAvenuebecomes
Ocean Avenue by City College, west ofHighway 280and the BalboaParkBART/Muni Station. The intersection
twoblocks west oftheproposed project, at Mission Street and GenevaAvenue, is noted as 'TransitCenter" in the
LawrenceLee, correspondenceMarch27, 2002.
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