Notice of preparation of an environmental impact report : case no. 2008.0021E : Parkmerced project, 3711 Nineteenth Avenue

2009·5.6 MB·English

by  San Francisco (Calif.). Planning Dept

SAN FRANCISCO
PLANNING DEPARTMENT
1650MissionSt.
Suite400
SanFrancisco,
Notice ofPreparation of an Environmental Impact Report CA94103-2479
Reception:
Date: May20, 2009 415.558.6378
Fax:
CaseNo.: 2008.0021E 415.558.6409
Planning
tnercedProject- 3711 NineteenthAvenue
information:
415.558.6377
RM-1,RH-1(D)
4,
ks 7303, 7303A, 7308-7311, 7314, 7316, 7319-7326, 7330-
&
7333A-B, 7333E, 7353-7373
,
]an FranciscoPublicLibrary oximately 116Acres
LLC
tnerced Investors GOVERNMENT
Government Information Center
San Francisco Public Library DOCUMENTS DEPT
J^rancisco Plaiming Department
100 Larkin Stre-^r, ^-th Floor
San Francisco. CA 94102 Cooper(415)575-9027 MAY 2 2 2009
BOOK
kEFERENCE
SAN FRANCISCO
lot to he taken from the Library PUBLIC LIBRARY
ent will prepare an environmental impact report (EIR)
ital QualityAct (CEQA) to evaluate the physical
ParkmercedProject (Proposed Project).
This noticeprovides a summary ofthe Proposed Project, identifies environmental topics and
issues anticipatedtobe analyzed inthe EIR, andprovides the time, date, and location ofthe
public scoping meetings. The EIRwill be aproject-level EIR.
An Initial Study willnotbeprepared as part ofthe environmental review process forthe Proposed
Project; instead, all topics willbe addressed inthe EIR. Pursuantto CEQA Guidelines Section
15060(d) the San Francisco Planning Departmenthas determinedthat an Initial Study is not
necessary. Inthe absence ofan Initial Study, the EIRwill still focus on the significant impacts of
the Proposed Project andexplainmorebriefly why other issues would not be significant.
D
REF
711.4097
P234
lay20,2009 1 ParkmercedProject
[)08.0021E NOP

SAN FRANCISCO
PLANNING DEPARTMENT
1650MissionSt.
Suite400
SanFrancisco,
Notice ofPreparation ofan Environmental Impact Report CA94103-2479
Reception:
Date: May 20, 2009 415.558.6378
Fax:
CaseNo.: 2008.0021E 415.558.6409
Planning
Project Title: ParkmercedProject- 3711 NineteenthAvenue Information;
415.558.6377
Zoning: RM-4, RM-1,RH-1(D)
Block/Lot: Blocks 7303, 7303A, 7308-7311, 7314, 7316, 7319-7326, 7330-
&
7345, 7333A-B, 7333E, 7353-7373
LotSize: Approximately 116Acres
ProjectSponsor: ParkmercedInvestors LLC
GOVERNMENT
DOCUMENTS DEPT
LeadAgency: SanFrancisco Planning Department
StaffContact: Rick Cooper(415) 575-9027
MAY 2 2 2009
SAN FRANCISCO
INTRODUCTION
PUBLIC LIBRARY
The SanFrancisco PlanningDepartment willprepare anenvironmental impactreport (EIR)
pursuantto the CaliforniaEnvironmental QualityAct (CEQA) to evaluate the physical
enviroimiental effects ofthe proposedParkmercedProject (Proposed Project).
This notice provides a summary ofthe ProposedProject, identifies environmental topics and
issues anticipatedtobe analyzed inthe EIR, andprovidesthe time, date, and location ofthe
public scopingmeetings. The EIRwill be aproject-level EIR.
An Initial Study will notbeprepared as part ofthe environmental review process for the Proposed
Project; instead, all topics will be addressed in the EIR. Pursuant to CEQA Guidelines Section
15060(d) the San Francisco Planning Departmenthas determinedthat an Initial Study is not
necessary. Inthe absence ofan Initial Study, the EIRwill still focus on the significant impacts of
the Proposed Project and explainmore briefly why other issues wouldnotbe significant.
May20,2009 1 ParkmercedProject
2008.0021E NOP
PROJECT OVERVIEW
Parkmerced is an existing residential neighborhoodwith 3,221 residential units on approximately
116 acres ofland in the southwest portion ofSan Francisco adjacent to Lake Merced (Project
Site). The existing on-site residential units are located in 11 towers and 170 two-story buildings.
The proposed Parkmerced Project is a long-term mixed-use developmentprogram to
comprehensively re-plan and redesign the Parkmerced site, increase residential density, provide
new commercial and retail services and transit facilities, and improve utilities within the
development site. About 1,683 ofthe existing apartments located in 11 towerbuildings wouldbe
maintained, and over aperiod ofapproximately 30 years, the remaining 1,538 existing apartments
wouldbe demolished in phases and fully replaced, and an additional 5,679 netnew units would
be added to the Project Site. With project implementation, there wouldbe a total of8,900 units
on the Project Site. The Proposed Project also includes construction ofa new neighborhood core
containing neighborhood-serving retail and office space, including such potential uses as a
grocery store, restaurants, andbanks. The neighborhood core wouldbe within walking distance
ofthe residences at Parkmerced. Small neighborhood-serving retail uses wouldbe constructed
outside ofthe neighborhood core in close proximity to residential units throughout the Project
Site. Anew Pre K-5 school and day care facility, fitness center, as well as new open space uses,
including athletic fields, walking and biking paths, an approximately 2-acre organic farm, and
community gardens would also be provided on the Project Site.
The Proposed Project includes construction of(orprovides financing for construction of) a series
oftraffic and infi-astructure improvements designed to reduce the amount ofautomobile traffic
originating fi^om Parkmerced, and to improve traffic flow on adjacentroadways such as 19th
Avenue and Brotherhood Way. As a component ofthese traffic improvements, the Proposed
Project includes rerouting the existing Muni Metro M-Oceanview line fi^om its current alignment
along 19thAvenue. The new alignment, as currently envisioned, would leave 19*Avenue at
HollowayAvenue, proceed through the neighborhood core in Parkmerced, and re-enter 19'*'
Avenue south ofFelix Avenue, providing saferand more direct transit access forParkmerced
visitors, residents and neighbors without removing any existing stops for users.
The Proposed Project also includes a plan to landscape the median area ofJunipero Serra
Boulevard between 19''^Avenue and Brotherhood Way and a section of 19'*'Avenue that are
currently occupiedby the Muni rail tracks afterthe proposed realignment is completed. Other
proposed infrastructure improvements include the installation ofa variety ofnew facilities
intended to reduce the Proposed Project's per-unit use ofelectricity, natural gas, water, and the
City's wastewaterconveyance and treatment systems. A combination ofrenewable energy
sources, such as wind turbines and photovoltaic cells, would be used to meet a portion ofthe
Proposed Project's energy demand. In addition, stormwaterrunofffi-om buildings and streets
would be captured and filtered through a series ofbioswales, ponds, and othernatural filtration
systems. The filtered stormwater would then eitherpercolate into the groundwaterthat feeds the
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2008.0002IE NOP
3 1223 08678 8560
1
Westside groundwaterbasin and Lake Merced orbe released directly into Lake Merced. This
feature ofthe Proposed Projectwouldreduce the amount ofstormwaterflows directedto the
Oceanside WaterPollution Control Plant, and potentially help to increase and improve water
levels in Lake Merced andreduce combined sewage overflows to the ocean.
Amendments to the San Francisco Planning Code andthe SanFrancisco GeneralPlan {General
Plan) wouldbe needed. The Planning Code amendments would change the Height and Bulk
District Zoning Map andwould add a Special Use District (SUD) applicable to the entire Project
Site. ADevelopmentAgreement is alsoproposed, which wouldbe accompanied by a Design for
Development document containing specific development guidelines.
PROJECT LOCATIONAND EXISTING CONDITIONS
The approximately 116-acre Project Site is locatedinthe Lake MercedDistrict in the southwest
comerofSan Francisco and is generallyboundedbyVidal Drive, Font Boulevard, PintoAvenue,
and Serrano Drive to the north, 19*Avenue and Junipero Serra Boulevard to the east,
BrotherhoodWay to the south, andLake Merced Boulevard to the west (see Figure 1: Project
Location). The project vicinity includes Stonestown Galleria and San Francisco State University
(SFSU) to the north; the Lakeside and Ingleside Terrace neighborhoods to the east; the
BrotherhoodWay religious and scholastic institutions, San Francisco GolfClub, and aresidential
neighborhoodto the south; andLake Merced andthe Fleming andHarding Park GolfCoursesto
thewest.
The original Parkmercedresidential complex was constructedbetween 1941 and 1951 (see
Figure 2: Existing Site Plan). The original property contained47 residential blocks, totaling 192
acres, including associated service buildings and open spaces. Overmany decades, various
blocks ofthe original development complex havebeen subdivided and soldto thirdparties. The
Project Site now encompasses about 60percent ofthe original Parkmercedproperty. The
predominant organization ofParkmerced's development is definedby an axial street grid with a
large open space in the centerand a series of"pie-shaped" residential blocks. The residential
units on each ofthese blocks surround a central courtyard, open to the sky. The development is
also articulatedby landscapedboulevards and secondary streets that weave aroundbuildings,
open spaces, and largeropen spaces inthe vicinity ofthe towerbuildings (see Figure 3: Existing
Circulation (StreetType) Plan, and Figure 4: ExistingTransit Plan). The Project Site contains
3,221 existing rental apartments in 170 two-story residential buildings (called townhouses) and 1
residential towerbuildings that are 13 stories tall, as well as associatedparking, building services,
a leasing/operations office, and aprivate pre-school/day care facility. There are also about 75
acres (3,269,300 square feet) ofexisting open space throughout the Project Site in a network of
lawns, courtyard areas, private open space, andplaygrounds (see Figure 5: Existing Open Space
Plan).
May20,2009 3 ParkmercedProject
2008.0002IE NOP
Parking forthe residential apartments in the towers is currently provided in three above-grade
centraHzed parking garages (due to existing grade changes, portions ofthese parking garages are
constructedpartially underground), which accommodate a total of 1,540 parking stalls Parking
forthe townhouses is provided in attached carports, which provide a total of1,507 parking
spaces. An additional 151 parking spaces used for maintenance and office parking are provided
in a surface parking lot. In addition to the 3,198 total private off-streetparking spaces, there are
1,591 existing public on-streetparking spaces.
Existing Zoning and Height and Bulk Districts
The Project Site is located in the RM-4 (Residential, Mixed Districts, High Density), RM-1
(Residential, Mixed Districts, Low Density), and RH-ID (Residential, House Districts, One-
Family Detached Dwellings) Zoning Districts in the San Francisco Planning Code Zoning Map
(see Figure 6: Existing Zoning Height Limit Plan). According to Section 105 ofthe San
Francisco Planning Code, the Project Site is withinthe 130-D and 40-X height and bulk districts,
with the high-rise towers in the 130-D districts andthe remainder ofthe site in the 40-X districts.
PROJECT CHARACTERISTICS
Proposed Land Use
ProposedResidentialandExisting TenantRelocation
Approximately halfofthe existing apartments wouldbe retained as part ofthe Proposed Project.
The remaining halfwouldbe demolished andreplacedwith new apartments, and about 5,679 net
new units would be added underthe proposal (see Table 1: Project Summary Table, and Figure 7:
Proposed Site Plan). In total, there wouldbe 8,900 units onthe Parkmerced Site (1,683 existing-
to-be-retained units + 1,538 newly constructed replacement units + 5,679 newly constructed units
=
8,900 units).
Development ofthe Proposed Project would not displace existing Parkmerced residents.
Residents ofexisting apartments that are proposed to be replacedwouldbe providedwiththe
opportunity to move to a new apartment before theirunit is demolished. Construction and
demolition would be phasedto ensure that the residents ofthese units wouldbe required to move
into a new apartment only once. These new apartments would be rented at the same rent-
controlled rate as the residents' existing apartments priorto demolition and would continue tobe
covered by the San Francisco Rent Control Ordinance. Existing residents would not be required
to move offsite at any point during any phase ofthe Proposed Project.
The new units not intended forexisting residents would be a mix ofrental and for sale units. A
portion ofthe new units would be provided atbelow market rate (BMR) rents and sale prices, in
accordance with the applicableAffordable Inclusionary Housing Ordinance, or as set forth in a
May20,2009 4 ParkmercedProject
2008.0002IE NOP
PARKMERCEDPROJECT
FIGURE 1: PROJECT LOCATION

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