Central SoMA Plan Initial Study - sfmea.sfplanning.orgsfmea.sfplanning.org/2011.1356E_IS.pdfYES ST HYDE ST VIS ST THE EMBARCADERO Y ST ARRELL ST JONES ST ... INITIAL STUDY Central

Central Corridor Area Plan Project DescriptionCase No. 2011.1356E

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Figure 1Central Corridor Plan Area Boundaries

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INITIAL STUDY

Central SoMa Plan

PLANNING DEPARTMENTCASE NO. 2011.1356ESTATE CLEARINGHOUSE NO. 2013042070

Written comments should be sent to:Sarah B. Jones, Environmental Review Ocer1650 Mission Street, Suite 400 | San Francisco, CA 94103

ENVIRONMENTAL PLANNING | SAN FRANCISCO PLANNING DEPARTMENT

Feb. 12, 2014 Initial Study Publication Date: February 12, 2014Public Comment Period: February 12 to March 14, 2014

www.sfplanning.org

PUBLIC NOTICE Availability of Initial Study

Date: February 12, 2014 Case No.: 2011.1356E Project Title: Central SoMa Plan (formerly Central Corridor Plan) Zoning: Multiple Use and Height and Bulk Districts Block/Lot: Multiple Blocks and Lots Project Sponsor: Steve Wertheim, Project Manager San Francisco Planning Department 415-558-6612 Staff Contact: Elizabeth Purl (415) 575-9028 [email protected]

To Responsible Agencies, Trustee Agencies, and Interested Parties: RE: NOTICE OF AVAILABILITY OF THE INITIAL STUDY FOR THE CENTRAL SOMA PLAN PLANNING DEPARTMENT CASE NO. 2011.1356E; STATE CLEARINGHOUSE NO. 2013042070 This notice is to inform you of the availability of the Initial Study for the Central South of Market (SoMa) Plan (formerly, Central Corridor Plan), described below. The Planning Department previously determined that this project could have a significant effect on the environment, and required that an Environmental Impact Report (EIR) be prepared. A Notice of Preparation of an EIR was circulated for a 30 day public review period on April 24, 2013. The Planning Department held a public scoping meeting to receive comments on the scope and content of the environmental analysis on May 15, 2013. An Initial Study has now been prepared to provide more detailed information regarding the impacts of the proposed project and to identify the environmental issues to be considered in the Draft EIR. The Initial Study is either attached or is available upon request from Elizabeth Purl, the project environmental coordinator, whom you may reach at (415) 575-9028, at [email protected], or at the address to the right. The report may also be viewed on-line at http://www.sf-planning.org/index.aspx?page=1570, starting February 12, 2014. Referenced materials are available for review by appointment at the Planning Departments office at 1650 Mission Street, Suite 400 (call 415-558-6377).

Project Description: The Central SoMa Plan is a comprehensive plan for the southern portion of the Central Subway transit line, an extension of the Third Street light rail line, in the South of Market neighborhood. The Plan area encompasses approximately 260 acres, and is bounded by Market Street to the north, Sixth Street to the west, Second Street to the east, and Townsend Street to the south. The project analyzed is the draft Central Corridor Plan (as it was then known) published in April 2013, as well as street network changes throughout the Plan area, including specific designs within, and in some cases extending beyond, the Plan area for the following streets: Folsom, Howard, Harrison, Bryant, Brannan, Third, and Fourth streets. The Central SoMa Plan identifies two height options for the Plan area. The EIR will analyze the Plans Mid-Rise Height Option (Option A), the Plans High-Rise Height Option (Option B), in addition to higher height increases south of Harrison Street, and alternatives to these options as

Notice of Availability of Initial Study February 12, 2014

2

Case No. 2011.1356ECentral SoMa Plan

required by CEQA, including a No Project Alternative. Together, the Plan and street network changes encompass the proposed project that will be analyzed in the EIR.

A Notice of Preparation of an EIR and Public Scoping Meeting was issued on April 24, 2013, and a public scoping meeting was held on May 15, 2013. Based on the comments received, the Planning Department has determined that preparation of an Initial Study would be appropriate to focus the scope of the EIR. Preparation of an Initial Study or EIR does not indicate a decision by the City to approve or to disapprove the project.

Further comments concerning the scope of the EIR are welcomed, based on the content of the Initial Study. In order for your concerns to be considered fully, we would appreciate receiving them by March 14, 2014. Please send written comments to Sarah B. Jones, Environmental Review Officer, San Francisco Planning Department, 1650 Mission Street, Suite 400, San Francisco, CA 94103. Comments may also be submitted via e-mail to Elizabeth Purl, the project environmental coordinator, at [email protected].

If you work for an agency that is a Responsible or a Trustee Agency, we need to know the views of your agency as to the scope and content of the environmental information that is relevant to your agencys statutory responsibilities in connection with the proposed project. Your agency may need to use the EIR when considering a permit or other approval for this project. We will also need the name of the contact person for your agency.

If you have questions concerning environmental review of the proposed project, please contact Elizabeth Purl at (415) 575-9028 or [email protected].

Members of the public are not required to provide personal identifying information when they communicate with the Commission or the Department. All written or oral communications, including submitted personal contact information, may be made available to the public for inspection and copying upon request and may appear on the Departments website or in other public documents.

Written comments should be sent to:Sarah B. Jones, Environmental Review Ocer1650 Mission Street, Suite 400 | San Francisco, CA 94103

ENVIRONMENTAL PLANNING | SAN FRANCISCO PLANNING DEPARTMENT

Feb. 12, 2014Initial Study Publication Date: February 12, 2014Public Comment Period: February 12 to March 14, 2014

INITIAL STUDY

Central SoMa Plan

PLANNING DEPARTMENTCASE NO. 2011.1356ESTATE CLEARINGHOUSE NO. 2013042070

Case No. 2011.1356E i Central SoMa Plan

INITIAL STUDY Case Number 2011.1356E Central South of Market (SoMa) Plan

Table of Contents

Page

A. ProjectDescription 1Overview 1ProjectObjectives 3Background 4ProjectLocation 5ProjectComponents 5RelatedPlanningEfforts 64OtherReasonablyForeseeableProjects 67IntendedUsesofthisEIR 68ApprovalsRequired 69

B. CompatibilitywithExistingZoningandPlans 70

C. SummaryofEnvironmentalEffects 72

D. EvaluationofEnvironmentalEffects 73 1. LandUseandLandUsePlanning 76 2. Aesthetics 77 3. PopulationandHousing 77 4. CulturalResources 88 5. TransportationandCirculation 88 6. Noise 89 7. AirQuality 90 8. GreenhouseGasEmissions 90 9. WindandShadow 100 10. RecreationandPublicSpace 101 11. UtilitiesandServiceSystems 108 12. PublicServices 118 13. BiologicalResources 124 14. Geology,SoilsandSeismicity 135 15. HydrologyandWaterQuality 149 16. HazardsandHazardousMaterials 163 17. MineralandEnergyResources 182 18. AgricultureResources 186 19. MandatoryFindingsofSignificance 187

E. MitigationMeasuresandImprovementMeasures 188

F. PublicNoticeandComment 189

G. Determination 191

H. InitialStudyPreparers 192

Initial Study

Case No. 2011.1356E ii Central SoMa Plan

PageListofFigures

Figure1 CentralSoMaPlanAreaBoundaries..................................................................................................2Figure2 ExistingPlanAreaUseDistricts.........................................................................................................7Figure3 OptionsAandBProposedPlanAreaUseDistricts........................................................................9Figure4 ExistingPlanAreaHeightandBulkDistricts.................................................................................13Figure5 ChangefromExistingHeightDistrictstoProposedHeightDistricts.........................................14Figure6 OptionAMidRiseHeightDistricts.................................................................................................15Figure7 OptionBHighRiseHeightDistricts................................................................................................18Figure8 ExistingPlanAreaSidewalkConditionsandProposedPedestrianCrosswalks.......................22Figure9 ExistingPlanAreaDedicatedTransitLanes...................................................................................23Figure10 ProposedPlanAreaDedicatedTransitLanes................................................................................24Figure11 ExistingandProposedPlanAreaBicycleNetwork.......................................................................25Figure12 Howard/FolsomOneWayOption:HowardStreetExistingandProposedTypical

CrossSection....................................................................................................................................28Figure13 Howard/FolsomOneWayOption:HowardStreetProposedPlanView..................................29Figure14 Howard/FolsomOneWayOption:FolsomStreetExistingandProposedTypical

CrossSections...................................................................................................................................31Figure15 Howard/FolsomOneWayOption:FolsomStreetProposedPlanViewWestof

SecondStreet....................................................................................................................................32Figure16 Howard/FolsomOneWayOption:FolsomStreetProposedPlanViewatMainStreet...........33Figure17 Howard/FolsomTwoWayOption:HowardStreetBetweenFourthandSixthStreets

ExistingandProposedTypicalCrossSections............................................................................34Figure18 Howard/FolsomTwoWayOption:HowardStreetBetweenFourthandSixthStreets

PlanView..........................................................................................................................................35Figure19 Howard/FolsomTwoWayOption:HowardStreetBetweenSixthandEleventh

StreetsExistingandProposedTypicalCrossSections...............................................................36Figure20 Howard/FolsomTwoWayOption:HowardStreetBetweenSixthandEleventh

StreetsProposedPlanView...........................................................................................................37Figure21 Howard/FolsomTwoWayOption:FolsomStreetBetweenEleventhandFourth

StreetExistingandProposedTypicalCrossSections.................................................................38Figure22 Howard/FolsomTwoWayOption:FolsomStreetBetweenEleventhandFourth

ProposedPlanView........................................................................................................................39Figure23 EssexStreetClosure............................................................................................................................40Figure24 Howard/FolsomTwoWayOption:FolsomStreetBetweenFourthandSecond

StreetsPlanView(SecondtoHawthorneStreets).......................................................................41Figure25 Howard/FolsomTwoWayOption:FolsomStreetBetweenFourthandSecond

StreetsPlanView(atThirdStreet)................................................................................................42Figure26 Howard/FolsomTwoWayOption:FolsomStreetBetweenFourthandSecond

StreetsPlanView(atFourthStreet)..............................................................................................43Figure27 Howard/FolsomTwoWayOption:FolsomStreetbetweenSecondandThe

EmbarcaderoPlanView(atMainStreet).....................................................................................44Figure28 ThirdStreetExistingandProposedTypicalCrossSections.........................................................46Figure29 ThirdStreetProposedPlanView.....................................................................................................47Figure30 FourthStreetExistingandProposedTypicalCrossSections.......................................................48Figure31 FourthStreetProposedPlanView...................................................................................................49

Initial Study

Case No. 2011.1356E iii Central SoMa Plan

PageListofFigures(continued)

Figure32 Howard/FolsomOneWayOption:HarrisonStreetExistingandProposedTypicalCrossSections...................................................................................................................................50

Figure33 Howard/FolsomOneWayOption:HarrisonStreetProposedPlanView.................................52Figure34 Howard/FolsomTwoWayOption:HarrisonStreetExistingandProposedTypical

CrossSections...................................................................................................................................54Figure35 Howard/FolsomTwoWayOption:HarrisonStreetProposedPlanView.................................55Figure36 BryantStreetExistingandProposedTypicalCrossSections.......................................................56Figure37 BryantStreetProposedPlanView....................................................................................................57Figure38 BrannanStreetExistingandProposedTypicalCrossSection......................................................59Figure39 BrannanStreetProposedPlanView................................................................................................60Figure40 ExistingandProposedPlanAreaOpenSpaces..............................................................................61Figure41 GeologicinthePlanArea................................................................................................................138Figure42 LiquefactionHazardZone...............................................................................................................143Figure43 FloodProneAreaandFloodHazardZone...................................................................................159Figure44 LocationofSitesIdentifiedbyEnvironmentalDatabaseReview..............................................168

ListofTables

Table1 PlanningCodeUseDistrictKey.........................................................................................................6Table2 Existing(2010)ConditionsandMaximumExpectedAdditionalGrowthforthe

NoProjectAlternativeandOptionsAandB(ResidentialUnitsandJobs).............................75Table3 ProjectedPlanAreaGrowth,OptionA,OptionB,andLandUseVariant.................................81Table4 ExistingandForecastHousingandPopulationinthePlanAreaUnderOptionA..................82Table5 ExistingandForecastHousingandPopulationinthePlanAreaUnderOptionB...................83Table6 ExistingandForecastHousingandPopulationinthePlanAreaUndertheLandUse

VariantwithOptionB.....................................................................................................................83Table7 GreenhouseGasReductionsbySectorFromtheAB32ScopingPlan.........................................93Table8 Goals,Policies,andStrategiesfromtheCentralSoMaPlanThatCouldAffect

EmissionsofGreenhouseGas........................................................................................................98

Case No. 2011.1356E 1 Central SoMa Plan

Initial Study Central South of Market (SoMa) Plan

Planning Department Case No. 2011.1356E State Clearinghouse No. 2013042070

A. Project Description

Overview ThePlanningDepartment (Department) isproposing to rezone the area of San Francisco around thesouthern portion of the Central Subway transit line in order to increase the amount of allowabledevelopmentandtospecificallyallowformorejobgrowth.TheDepartmentwillprepareanEnvironmentalImpactReport(EIR)incompliancewiththeCaliforniaEnvironmentalQualityAct(CEQA)thatanalyzestheenvironmental effects of theproposals in theCentral SoMaPlan (referred tohereinafter as the Plan),draftedbytheDepartmentandpublishedinApril2013.ThePlanareaislocatedwithintheSouthofMarket(SoMa)neighborhoodandencompassesapproximately260acresthatareboundedbyMarketStreettothenorth,SixthStreettothewest,SecondStreettotheeast,andTownsendStreettothesouth(seeFigure1onpage2).Theprojectanalyzed in theEIRalso includesstreetnetworkchanges throughout thePlanarea,includingspecificdesignswithin,andinsomecasesbeyond,thePlanareaforthefollowingstreets:Folsom,Howard,Harrison,Bryant,Brannan,Third,andFourthstreets(seeFigure1onpage2).

ThePlan seeks to accommodategrowthprimarilyby: (1) removing landuse restrictions to support agreater mix of uses while also emphasizing office uses in the southern portion of the Plan area;(2)increasing height limits on certain sites,primarily south ofHarrison Street; and (3)modifying thesystemofstreetsandcirculationtomeettheneedsandgoalsofadensetransitorienteddistrict.ThePlanidentifies two height options aMidRiseOption (OptionA) and aHighRiseOption (Option B). Ingeneral,OptionAwould increase heights along Fourth,Harrison, and Bryant streets from 65 feet to85feet.OptionAwouldalsoallowfortowersbetween130and320feetoncertainsites,mostlylocatedsouthofHarrison Street, increasingheight limitson those sitesby 45 to 235 feet.OptionBwouldbesimilar toOptionA,except thatOptionBwould increase towerheight limits forcertainsites southofHarrisonStreettobetween115and400feet,increasingheightlimitsonthosesitesbyabout60to315feet.TheEIRwill alsoanalyze a landusevariant thatwouldprohibit residentialuses ina fourblockareaboundedbyBryant,Townsend,FourthandSixth streets.Additionally, thePlanproposesotherpublicrealm improvements, the provision of open space, and policies to preserve neighborhood character,historicstructures,improvepublicamenitiesandpromotesustainability.

The Plan also includes financial programs to support the Plans public improvements through theimplementationofoneormorenewfees,aswellaspossibletaxesorassessmentsthatwouldbeappliedto new development. The proposed Plan would result in a comprehensive plan and implementingmechanismsincludingGeneralPlan,PlanningCodeandZoningMapamendments,asnecessary.

Figure 1Central SoMa Plan Area Boundaries

SOURCE: San Francisco Planning DepartmentCentral SoMa Plan. 120623


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TheDepartmentwillprepareaprogramlevelEIRfortheCentralSoMaPlan,andwillincludeaprojectlevelanalysisofproposedstreetnetworkchanges,suchthatthese improvementsmaybeconsideredforadoptionbasedonthisEIR.PursuanttoCEQAGuidelinesSection15168,aprogramEIRmaybepreparedforaseriesofactionsthatcanbecharacterizedasonelargeproject,related,asinthiscase,geographically;aslogicalpartsinachainofcontemplatedactions;andinconnectionwiththeissuanceofrules,regulations,plansandothergeneralcriteriatogoverntheconductofacontinuingprogram.

Project Objectives Theprojectsponsor for theCentralSoMaPlan is theSanFranciscoPlanningDepartment.Through thePlan, theDepartment seeks to accommodate job and housing growth in close proximity to local andregional transit. Key objectives of the Plan are to increase development capacity, increase density,consider the future of parcels that currently retain industrialdesignations, and improve the physical,socialandenvironmentalsurroundings.Criticaltosupportingthat increaseddevelopmentcapacity isarobustpublicrealmandasubstantialtransformationofkeystreetstosupporttransit,walkingandbiking.

Plan Area Objectives ThePlansetsforthfiveoverridinggoals:

1. Supporttransitorientedgrowth,particularlyworkplacegrowth,intheCentralSoMaarea.

2. ShapetheCentralSoMasurbanformrecognizingbothCityandneighborhoodcontexts.

3. MaintaintheCentralSoMasvibranteconomicandphysicaldiversity.

4. Supportgrowthwithimprovedstreets,additionalopenspace,andotherelementsofcompletecommunities.

5. Createamodelofsustainablegrowth.

Street Network Objectives Building upon Plan Objective #4 (Support growthwith improved streets), the Plan sets forthmoredetailedprinciplesandgoalsforproposedstreetnetworkimprovements:

1. Provideasafe,convenientandattractivewalkingenvironmentonallstreetsinthePlanarea.

2. Configure transit routes toadequately serve theareaand redesign streets that serve transit tolessentheimpactoftrafficontransitperformance.

3. Make cycling an attractive transportation option throughout the Plan area for all ages andabilities.

4. Employ Transportation DemandManagementmeasures to encouragemodeshift away fromprivateautomobileusage.

5. Accommodateregionalandthroughtrafficona limitednumberofstreetswherenecessary,butreducetheimpactsofsuchtrafficonlocallivabilityandcirculation.

Initial Study


Background ThedesireforaCentralSoMaPlanbeganduringtheEasternNeighborhoodsplanningprocess.In2008the City adopted the Eastern Neighborhoods Plan including new land use controls and proposedcommunityimprovementsfortheeasternpartofSoMa,aswellastheCentralWaterfront,Mission,andShowplace Square/Potrero Hill neighborhoods. At that time, the City determined that the pendingdevelopmentof theCentralSubway transitproject and thedevelopmentpotentialof the surroundingareanecessitatedaseparate,focusedplanningprocessthattookintoaccountthecitysgrowthneedsaswellasthetransportationopportunityrepresentedbytheCentralSubway.

The PlanningDepartment initiated theCentral SoMa Planning Process in earnest in early 2011withfunding from theCaliforniaDepartmentofTransportation (Caltrans)and theSanFranciscoMunicipalTransportation Agency (SFMTA). In developing the draft Plan, the Department prepared twobackgrounddocuments: (1) theCentralCorridorBackgroundReportpublished inApril2011,1and (2) thePublicRealmExistingConditionsReportpublished inOctober2011.2During thisplanningprocess, itwasdetermined that theCentralSoMaPlan should incorporateareasproximal to theCentralSubway,butwhichwerenotincludedintheEasternNeighborhoodsPlan.TheseincludetheblockssouthofHarrisonbetween4thand6thStreet,whichwerepartoftheWesternSoMaPlan(adoptedAprilof2013).3

The Central SoMa Planning Processwas informed by intensive community outreach efforts and bygrowthprojections.Throughouttheprocess,theDepartmentmetwitharangeofcommunitygroups,andinvolvedCityandregionalagenciesaspartofthePlansTechnicalAdvisoryCommittee(TAC),includingoneononemeetingswith18stakeholdergroups,multiplepublicmeetingsandpublichearings,walkingtours,astorefrontcharette,aprintandwebformatsurvey,andaninteractivewebsite.4TheCitysgrowthneedswere identified throughPlanBayArea, theBayAreasdraft SustainableCommunities Strategy,developed jointly by the Association of Bay Area Governments (ABAG) and the MetropolitanTransportationCommission (MTC).5PlanBayArea projects about 92,400 additional housing units and191,000additionaljobsforSanFranciscoby2040,comparedtoexistingconditionsandrepresentsroughly15percentoftheregionstotalgrowth.Thesefiguresalsorepresenta25percentincreaseinthenumberofhousingunitsanda34percent increase in employmentwithinSanFrancisco as compared to existingconditions.ABAGandMTCexpectthisgrowthtobeplannedinhighdensity,transitservedlocations.

WhiletheCityhasplannedfornewhousing,resultinginestimatedcapacityforover75,000newhousingunits,ithasbeenlessproactiveinplanningspaceforjobs.Withsubstantialdevelopmentoccurringsincethe adoption of theDowntownPlan 20 years ago, relatively fewDowntown building sites remain to

1 The Central Corridor Background Report is available for review online: http://www.sfplanning.org/ftp//files/

Citywide/Central_Corridor/Central_Corridor_Background_Report.pdf.AccessedMarch2013.2 The Public Realm Existing Conditions Report is available for review online: http://www.sfplanning.org/ftp//files/

Citywide/Central_Corridor/CC_PublicRealmExistingConditionsReport_Oct2011.pdf.AccessedMarch2013.3 InformationontheWesternSoMaPlanisavailableathttp://www.sfplanning.org/index.aspx?page=3545.4 A comprehensive overview of thePlanspublic engagementprocess canbe found in thePlansAppendices, and is

summarizedonline:http://www.centralcorridor.sfplanning.org.5 PlanBayAreawas necessitated by the adoption of Senate Bill 375,which required regions to prepare a Sustainable

CommunitiesStrategy(orAlternativePlanningStrategy)toreducegreenhousegasemissions(GHGs)bylinkinggrowthtotransit,resultedinhigherjobsandhousinggrowthprojections.

Initial Study


support continued jobgrowth.Remaining space inMissionBay, andnew space added in theTransitCenterDistrictPlan area,will not be sufficient tomeet growth needs, as projected byPlanBayArea.CurrentlowvacancyratesandhighrentsinSoMaindicateanareaofhighdemand,anditisanticipatedthatcompaniesintheinformationtechnologyanddigitalmediaindustrieswillincreasinglyseektolocatein this area, due to its central location, transit accessibility, urban amenities, and proximity to SanFranciscoswelleducatedworkforce.

Project Location AsshowninFigure1onpage2,thePlanareaislocatedalongthesouthernportionoftheCentralSubwaytransitline,andisboundedbyMarketStreettothenorth,SixthStreettothewest,SecondStreettotheeast,and Townsend Street to the south.Altogether, the Plan area comprises approximately 260acres and isborderedbytheTransbay,RinconHill,MissionBayandDowntownneighborhoods.ItincludesportionsoftheformerYerbaBuenaRedevelopmentPlanArea,andtheEastandWesternSoMaPlanAreas.ThisPlanarea,plusstreetscapechangesextending fromTheEmbarcadero toEleventhstreetsalongFolsomStreet;ThirdtoEleventhstreetsalongHowardStreet;SecondtoTenthstreetsalongHarrisonStreet;fromSecondtoSeventhstreetsalongBryantStreet;fromMarketStreettoHarrisonStreetalongFourthStreet;andfromMarketStreettoKingStreetalongThirdStreet,representsthedesignatedprojectareaforthisEIR.

Project Components TheEIRwillanalyzephysicalenvironmentalimpactsoftheproposedPlanandassociatedstreetnetworkchanges. For some policy issues, the EIRwill analyze options to those policy decisions in order fordecisionmakersand thepublic tocompare theenvironmental impactsofeachoption.Specifically, theEIRwillanalyzethePlansproposedlanduseandalandusevariantthatwouldrestrictnewresidentialuseswithinafourblockareaboundedbyBryant,Townsend,FourthandSixthstreets.TheEIRwillalsoanalyze the environmental impacts associated with two proposed height options (Option A andOptionB)andproposedstreetnetwork improvementsonFolsom,Howard,Bryant,Brannan,Harrison,ThirdandFourthstreets.TheEIRwillalsoanalyzetwooptionsfortheoperationofFolsomandHowardstreetsasdescribedonpage3.StreetnetworkimprovementswillbeanalyzedinsufficientdetailtoallowforprojectlevelCEQAclearance.

Land Use ThePlan area haspotentially themostdiversemix of landuses in the city.The northern end of theCentralSoMaPlanareafeaturesanumberoflargeparcelswithaconcentrationofhigherdensityofficeand residential uses, including a substantial number of senior and affordable housing developments,regionalserving retail (such as theWestfield shopping center and theMetreon), aswell as regionallyimportantmuseums,andvisitorandcultural facilities (e.g.,MosconeConventionCenter,YerbaBuenaCenterfortheArts,SanFranciscoMuseumofModernArt,ContemporaryJewishMuseum).ThePlanssouthern end features residential, live/work, office, production/distribution/repair (PDR), retail, andentertainmentuses,aswellasseveralsurfaceparkinglots.

Initial Study


TheexistingusedistrictsinthePlanareaareshowninFigure2onpage7(withanaccompanyingkeyinTable1).ThenorthernportionoftheCentralSoMaPlanareamaintainsastrongrelationshiptoDowntown,reflected by theDowntownCommercial (C3) andMixedUseOffice (MUO) use districts that supporthighdensityofficeandresidentialuseswithhigherheightlimits(120feetorgreater).Muchofthisareawasformerlypart of theYerbaBuenaRedevelopmentArea.A swath of land ringing this area north of thefreeway is currentlyzonedprimarily forhousing,designatedMixedUseResidential (MUR),ResidentialServiceDistrict (RSD),andResidentialEnclaveDistrict (RED).TheService/Light IndustrialDistrict (SLI)andWesternSoMaService,Arts,LightIndustrial(WSSALI)predominatesouthofHarrisonStreet.TheSLIandWSSALIusedistrictspermitsneithernewhousingnorofficeuses,exceptinhistoricbuildings.Theseuse restrictions have effectively preserved this area with lowscale (one to twostory) low densitycommercialuses.

TABLE1PLANNINGCODEUSEDISTRICTKEY

UseDistrictCode UseDistrict

C3G DowntownCommercial,GeneralC3O DowntownCommercial,OfficeC3R DowntownCommercial,RetailM1 LightIndustrialM2 HeavyIndustrialMBO MissionBayOfficeMBRA MissionBayRedevelopmentAreaMUG MixedUse,GeneralMUO MixedUse,OfficeMUR MixedUse,ResidentialNCT NeighborhoodCommercialTransitP PublicRC4 ResidentialCommercial,HighDensityRED ResidentialEnclaveDistrictRSD Residential/ServiceMixedUseDistrictSLI Service/LightIndustrialSPD SouthParkDistrictSSO ServiceSecondaryOfficeTBDTR TransbayDowntownResidentialWSMUG WestSoMaMixedUseGeneralWSMUO WestSoMaMixedUseOfficeWSSALI WestSoMaService,Arts,LightIndustrial

SOURCE:SanFranciscoPlanningCode.

The Plans land use strategy seeks to accommodate transitoriented growth while preserving andenhancing the Plan areas mix of uses (office, hotel, entertainment, industrial, retail, cultural andresidential)andbuilding types (lowerscaleddevelopmentpredominates in thesouthernportionof thePlanareawith largerscaledevelopment inthenorthernportionoftheplanarea).Ingeneral,proposedlandusechangeswouldremove landuserestrictions (suchasallowingresidentialuses inareaswherethisuse is limitedorallowedonlywithcertainrestrictions)tosupportagreatermixofuseswhilealso

Figure 2Existing Plan Area Use Districts


Case No. 2011.1356E Central Corridor Area Plan Project Description

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RC-4 RC-4

C-3-O

C-3-O

C-3-O C-3-O

MUO

RC-4

MUG

C-3-R

C-3-G

C-3-R

C-3-RC-3-G C-3-R C-3-R

RED

P

MUG

C-3-O

RED

MUG

C-3-G

P

C-3-R

RED

C-3-O

RC-4

C-3-RC-3-R

C-3-R

C-3-O

P

C-3-R

MUG

C-3-R

C-3-O

C-3-O

RED

C-3-O

NCT

C-3-O

MUGC-3-O(SD)

NCT

C-3-GC-3-O

C-3-G

C-3-GP

NCT

NCT

MUG

NCT

C-3-O(SD)

RED

C-3-O(SD)MUG

MUO

C-3-O

NCT

NCT

C-3-G

RED

NCT

C-3-O

C-3-O(SD)MUG

C-3-GC-3-G

MUO

MUG

C-3-O

NCT

NCT

MUG

NCT

M-2

NCT

C-3-R

SB-DTR

C-3-O

TB DTR

NCT

C-3-G

NCT

C-3-O(SD)

C-3-O

C-3-O

MUG

TB DTR

C-3-O

C-3-R

MUG

C-3-G

C-3-O

C-3-G

C-3-O

C-3-R

RSD

C-3-O(SD)

RC-4

C-3-R

MB-RA

C-3-O

RH DTR

MUG

C-3-G

MUG

MUG

RH DTR

P

P

P

RED Mixed

RED Mixed

RED Mixed

WS SALI

P

WS SALI

WS SALI

WS SALI

WS SALI

WS SALI

WS MUG

WS MUO

WS MUO

WS MUOWS MUO

WS SALI WS SALI

WS SALI

WS SALI

WS SALI

WS SALI WS SALI

WS SALI

WS SALI

WS MUG

WS SALI

RED

RED

RED

PP

P

P

P

PP

P

C-3-S

C-3-S

SLI

C-3-S

SLI

SLI

SLI

MUR

SLI

SLI

MUR

SLI

MUR

P

MUR

C-3-S

C-3-S

MUR

MUR

MUOSLI

C-3-O

SLI

SLI

SLI

MUR

MUO

MUR

MUO

C-3-S

MUO

C-3-S

MUO

MUO

C-3-O

MUO

C-3-S

C-3-S

C-3-O

MUR

MUR

C-3-SRC-4

MUR

SLI

C-3-S

SLI MUO

MUR

SLI

C-3-S

MUO

SLI

RSD

MUO

MUO

M-1

MUR

SSO

SPD

MUR

SPD

SPD

SPD

MUR

MUO

C-3-O(SD)

C-3-O

C-3-O

M-1

NCT

C-3-O(SD)C-3-S

NCT

SSO

SLI

NCT

NCT

P

NCT

C-3-O(SD)

C-3-O(SD)

MUO

SLI

MUR

NCT

MUO

MUR

4TH

ST

3RD

ST

2ND

ST

5TH

ST

6TH

ST

BERRY ST

BRYANT ST

FOLSOM ST

HOWARD ST

BRANNAN ST

HARRISON ST

TOWNSEND ST

KING ST

MISSION ST

ELLIS ST

TURK ST

EDDY STGEARY ST

POST ST

SUTTER STJO

NES

ST

OFARRELL ST

MARKET ST

KEAR

NY S

T

NE

W M

ON

TGO

ME

RY

ST

SOUTH PARK

N1,000 Feet

Central CorridorExisting Zoning Districts

Central Corridor Planning Project

FOR MORE INFORMATION:

http://centralcorridor.sfplanning.org

Figure 2Existing Plan Area Use Districts

Refer to Use District Key on page 9

8


yaw

bu

S l artne

C

110

MB-RA

340-I

340-I

150-X

65-X

400-I

MB-RA

65-X

MB-RA

105-F

90-X

130-EOS

65-X

MB-RA

MB-RA

90-X

320-I

45-X

85-X

45-X 50-X

130-G

120-X

65-X

85-X45-X

160-F

85-X

45-X

45-X

65-X65-X

160-F

85-X200-S

160-F

45-X

85-X

45-X

250-S

320-S

130-G

320-I

400-X

85-X

160-F

45-X

105-F

65-X85-X

320-I130-F

85-X

500-I

130-L

85-X

90-X

200-X

65-X

80-130-F

65-X

450-S

85-X

85-X

55-X

40-X

160-S

OS

65-X45-X

80-130-F

160-F

65-X

340-I

45-X

105-F

55-X

160-F

45-X

85-X

85-X

450-S

45-X

120-X

120-X

130-F

400-X

45-X

120-X

90-X

45-X

250-S

85-X

120-X

160-S

550-S

350-S

45-X

85-X

85-X

80-T-120-T

65-X

500-S

85-X

85-X

45-X

120-X

85-X

105/200-R

85-X

45-X

45-X

300-S

45-X

65-X

130-E

350-S

40-X

OS 200-S

340-I

40-X

55-X

550-S

55-X

80-130-F

500-I

90-X

40-X

350-S

65-X

40-X

500-I

500-S

80-130-F

85-X

80-130-F

300-S

120-X

350-S

65-X

85-X

150-S

150-S 500-S

150-S

80-130-F

65-X

80-T-120-T

150-S

250-S

225-X

200-S

120-X

120-F

130-L

150-S

45-X

45-X

150-S

45-X

150-S

45-X

320-I

350-S

45-X 45-X

120-X

45-X

85-X

65-X

135-X

45-X

45-X

40-X/85-B

120-X

80-X

85-X

65-X

340-I

300-S120-F

80-X

80-T

85-X

550-S

85-X

65-X

85-X

85-X

85-X

85-X

40-X

65-X

85-X200-S

45-X

300-S

65-X

300-S

120-X

65-X

65-X

160-S

80-T-120-T

40-X

65-X

45-X

80-T-120-T

45-X

105-F

45-X

65/200-R

80-130-F

80-130-F

45-X45-X

80-130-F

65-X

130-F

110-X

120-X

65-X

65-X

80-T-120-T

300-S

80-130-F

150-S

85-X

85-X

80-130-F

250-S150-S

150-S

500-S

120-X

350-S

65-X

80-130-F

85-X

120-X

85-X

250-S

55-X

80-T-130-T

160-F

55-X

65-X

50-X

85-X

65-X

84-X

85-X

150-S

85-X

65-X

OS

85-X

85-TB

55-X

85-X

85-X

85-X

160-FI-

004

85-X

110-X

90-X120-X

85-X

85-X

500-S

85-X

85-X

150-S

85-X

80-X

450-S

150-S

65-X

110-X

S-05

2

S-00

5

65-X

300-

S

OS

OS 285-S

160-F

150-S

65-X

160-F

250-S

OS

80-130-F225-S

90-X

150-S

65-X

120-F

65-X

90-X

80-130-F

65-X

130-F

80-130-F

300-S

45-X 85-X

OS

85-X

150-X

90-X

S-051

120-F

120-X 80-130-F

65-X

80-T-120-T

65-X

90-X

85-X

400I

90-X

OS

60-X

40/55

40/55

40/55

40/55

55

55

40/55

40/55

30105

30303030

30

3030

45

45

45

4545

40/55

40/55

40/55

40/5540/55

55/0

4

40/55

40/55

40

40

40

65 65

65

65

85 85 85

X-56

TS

HT4

TS

DR3

TS

HT5

TS

DN2

TS

HT6

BERRY ST

BRYANT ST

FOLSOM ST

HOWARD ST

BRANNAN ST

HARRISON ST

TOWNSEND ST

KING ST

MISSION ST

ELLIS STTURK ST

EDDY STGEARY ST

POST ST

SUTTER ST

JONE

S ST

OFARRELL ST

MARKET ST

KEAR

NY S

T

TS

YR

EM

OGT

NO

M W

EN

SOUTH PARK

N1,000 Feet




Central CorridorExisting Height Limits (withWestern SoMa Proposed Heights)

7

Initial Study


emphasizingofficeusesinthesouthernportionofthePlanarea(asshownbytheMUOdesignation).ThePlanwouldresultinthefollowinglandusechangesdescribedbelowandshowninFigure3onpage9.

The Residential Commercial, High Density (RC4) zoning district would be converted toDowntownCommercialSupport (C3S).Within thePlanarea there isoneparcelon theblockboundedbyFourth,Fifth,HowardandFolsomstreetszonedRC4.ThePlanproposestorezonethis area toC3S, consistentwith the surrounding zoning district. Community facilities andcommercial uses generally permitted in the C3S zoning district are either restricted byConditionalUse or not permitted in theRC4 district.Changing this zoning district toC3Swouldallowforagreatermixofuses(includinghotels,museumsandculturalfacilities,housing,retail,andoffices)thataresimilartothisdistrictssurroundings.

TheMURandRSDzoningdistrictswouldbeconvertedtoaMixedUseGeneral(MUG)zoningdistricts in theareaboundedbyMission,Harrison,FifthandSixthstreets.TheMURandRSDzoningdistrictsrequirearatioofthreesquarefeetofhousingforeverysquarefootofotheruses.TheMUGzoningdesignationwould remove this restrictionandallow forgreater flexibility inthe mix of land uses, including limited office development as well as new allcommercialbuildings.

TheWestern SoMaMixedUseGeneral (WSMUG), Light Industrial (M1), andMUR zoningdistrictswould be converted toMUO in the area bounded byHoward, Fifth,Harrison, andFourthstreetsaswellastheblocksboundedbyFolsom,Fourth,HarrisonandSecondstreets.AprimarygoalofthePlanistoaccommodatejobgrowthandtheseexistingzoningdistrictseitherdonotpermitorlimitofficeuses,whereastheMUOzoningdesignationwouldsupportagreateramountofjobgrowth.

SouthofHarrisonStreet,asshowninFigure3,existingusedistrictswouldallbeconvertedtoanMUOzoningdistrict;exceptforparcelscurrentlydesignatedSPDandtheWSSALIareawestofFourth Street north of Bryant Street which would retain their current zoning designations.ZoningdistrictsinthisareathatwouldbeconvertedtoMUOincludetheWesternSoMaService,Arts,LightIndustrial(WSSALI),WSMUO,RED,SLI,M1,andServiceSecondaryOffice(SSO)usedistricts.Theseexistingusedistrictseitherlimitorrestrictofficeuses,orwhenofficeusesareallowed, otheruses, such as entertainment or residentialuses are restricted. For example, theREDusedistrictpermitshousingasaprincipleusebutrequiresConditionalUseauthorizationformostotheruses.ConvertingthesezoningdistrictstoMUOwouldaccommodateamixoflandusesthatallowforgreaterflexibilityastheMUOdistrictgenerallyallowsoffice,residential,andmostotheruseswithoutlimitation.However,thePlanalsoproposesthatmostofthisareaalsobeincluded in a new South SoMa SpecialUseDistrict thatwould require primarily commercialspaceonlargeparcels(e.g.greaterthan20,000squarefeet)toemphasizespaceforjobs.

Proposed zoning changes are supported by the Plans four land use principles and correspondingimplementationstrategies,discussedbelow.ThePlan includesother implementationstrategies thatarenotcitedbelow;however,thosestrategieswouldnotresultindirectorindirectphysicalenvironmentalimpacts(e.g.,strategiesthatcallforadditionalstudiesorcontinued implementationofexistingcontrolswithinthePlanareasuchasrentstabilization,evictionprotections,andrestrictionsonunitdemolitionormergers).


Figure 3Options A and B Proposed Plan Area Use Districts

Cen

tral

Su

bw

ay

M-2

MB-RA

MB-O

P

C-3-R C-3-R

P

MUO

P

MB-RA

MUO

P

MUO

P

MB-RA

P

MB-RA

P

MB-RA

MUO

MB-RA

P

P

MUO

C-3-G

MUG

C-3-G


P

C-3-O

SB-DTR

C-3-O

C-3-G

P

P

C-3-O

SB-DTR

RED

C-3-G

RC-4

C-3-G

SB-DTR

RC-4 RC-4

C-3-O

C-3-O

C-3-O C-3-O

MUO

RC-4

MUG

C-3-R

C-3-G

C-3-R

C-3-RC-3-G C-3-R C-3-R

RED

P

MUG

C-3-O

RED

MUG

C-3-G

P

C-3-R

RED

C-3-O

RC-4

C-3-RC-3-R

C-3-R

C-3-O

P

C-3-R

MUG

C-3-R

C-3-O

C-3-O

RED

C-3-O

NCT

C-3-O

MUGC-3-O(SD)

NCT

C-3-GC-3-O

C-3-G

C-3-GP

NCT

NCT

MUG

NCT

C-3-O(SD)

RED

C-3-O(SD)MUG

MUO

C-3-O

NCT

NCT

C-3-G

RED

NCT

C-3-O

C-3-O(SD)MUG

C-3-GC-3-G

MUO

MUG

C-3-O

NCT

NCT

MUG

NCT

M-2

NCT

C-3-R

SB-DTR

C-3-O

TB DTR

NCT

C-3-G

NCT

C-3-O(SD)

C-3-O

C-3-O

MUG

TB DTR

C-3-O

C-3-R

MUG

C-3-G

C-3-O

C-3-G

C-3-O

C-3-R

RSD

C-3-O(SD)

RC-4

C-3-R

MB-RA

C-3-O

RH DTR

MUG

C-3-G

MUG

MUG

RH DTR

P

P

P

Western SoMa MUO

RED Mixed

RED Mixed

RED Mixed

WS SALI

P

WS SALI

WS SALI

WS SALI

WS SALI

PPP

P

C-3-S

C-3-S

C-3-S

P

MUO

P PP

MUO

MUO

MUG MUOP

P

C-3-S

C-3-S

MUOMUG

MUG

MUO

MUG

C-3-O

P

MUG

MUO

C-3-S

MUO

C-3-S

MUO

C-3-O

MUO

MUO

C-3-S

C-3-S

C-3-O

MUG

MUG

C-3-S

MUG

MUO

C-3-S

MUO

MUO

MUO

MUO

SPD

MUO

SPD

SPD

SPD

P

MUO

C-3-O(SD)

MUO

C-3-O

C-3-O

C-3-O(SD)C-3-S P C-3-O(SD)

C-3-O(SD)

MUO

MUO MUO

NCT

NCT

NCT

NCT

NCT

NCT

MUG

WS SALI WS SALI

WS SALI

WS SALI

WS SALI

WS SALI

MUO

MUO

MUO

MUO

MUO

MUO

MUO

MUO

MUOMUO

MUO

MUO

MUO

MUO

MUO

MUO

4TH

ST

3RD

ST

5TH

ST

2ND

ST

6TH

ST

BERRY ST

BRYANT ST

FOLSOM ST

HOWARD ST

BRANNAN ST

HARRISON ST

TOWNSEND ST

KING ST

MISSION ST

ELLIS ST

TURK ST

EDDY STGEARY ST

POST ST

SUTTER ST

JONE

S ST

OFARRELL ST

MARKET ST

KEAR

NY S

T

NE

W M

ON

TGO

ME

RY

ST

SOUTH PARK

4th and KingRailyards

5MProject

N1,000 Feet

Central Corridor Zoning andSpecial Use DistrictsDraft Preferred Alternative





SoMa Entertainment SUD

South SoMa SUD

Restricted Lot Consolidation

Sites Under Separate Study

Land Use Variant Area

Cen

tral

Su

bw

ay

M-2

MB-RA

MB-O

P

C-3-R C-3-R

P

MUO

P

MB-RA

MUO

P

MUO

P

MB-RA

P

MB-RA

P

MB-RA

MUO

MB-RA

P

P

MUO

C-3-G

MUG

C-3-G


P

C-3-O

SB-DTR

C-3-O

C-3-G

P

P

C-3-O

SB-DTR

RED

C-3-G

RC-4

C-3-G

SB-DTR

RC-4 RC-4

C-3-O

C-3-O

C-3-O C-3-O

MUO

RC-4

MUG

C-3-R

C-3-G

C-3-R

C-3-RC-3-G C-3-R C-3-R

RED

P

MUG

C-3-O

RED

MUG

C-3-G

P

C-3-R

RED

C-3-O

RC-4

C-3-RC-3-R

C-3-R

C-3-O

P

C-3-R

MUG

C-3-R

C-3-O

C-3-O

RED

C-3-O

NCT

C-3-O

MUGC-3-O(SD)

NCT

C-3-GC-3-O

C-3-G

C-3-GP

NCT

NCT

MUG

NCT

C-3-O(SD)

RED

C-3-O(SD)MUG

MUO

C-3-O

NCT

NCT

C-3-G

RED

NCT

C-3-O

C-3-O(SD)MUG

C-3-GC-3-G

MUO

MUG

C-3-O

NCT

NCT

MUG

NCT

M-2

NCT

C-3-R

SB-DTR

C-3-O

TB DTR

NCT

C-3-G

NCT

C-3-O(SD)

C-3-O

C-3-O

MUG

TB DTR

C-3-O

C-3-R

MUG

C-3-G

C-3-O

C-3-G

C-3-O

C-3-R

RSD

C-3-O(SD)

RC-4

C-3-R

MB-RA

C-3-O

RH DTR

MUG

C-3-G

MUG

MUG

RH DTR

P

P

P

Western SoMa MUO

RED Mixed

RED Mixed

RED Mixed

WS SALI

P

WS SALI

WS SALI

WS SALI

WS SALI

PPP

P

C-3-S

C-3-S

C-3-S

P

MUO

P PP

MUO

MUO

MUG MUOP

P

C-3-S

C-3-S

MUOMUG

MUG

MUO

MUG

C-3-O

P

MUG

MUO

C-3-S

MUO

C-3-S

MUO

C-3-O

MUO

MUO

C-3-S

C-3-S

C-3-O

MUG

MUG

C-3-S

MUG

MUO

C-3-S

MUO

MUO

MUO

MUO

SPD

MUO

SPD

SPD

SPD

P

MUO

C-3-O(SD)

MUO

C-3-O

C-3-O


C-3-O(SD)

MUO

MUO MUO

NCT

NCT

NCT

NCT

NCT

NCT

MUG

WS SALI WS SALI

WS SALI

WS SALI

WS SALI

WS SALI

MUO

MUO

MUO

MUO

MUO

MUO

MUO

MUO

MUOMUO

MUO

MUO

MUO

MUO

MUO

MUO

4TH

ST

3RD

ST

5TH

ST

2ND

ST

6TH

ST

BERRY ST

BRYANT ST

FOLSOM ST

HOWARD ST

BRANNAN ST

HARRISON ST

TOWNSEND ST

KING ST

MISSION ST

ELLIS ST

TURK ST

EDDY STGEARY ST

POST ST

SUTTER ST

JONE

S ST

OFARRELL ST

MARKET ST

KEAR

NY S

T

NE

W M

ON

TGO

ME

RY

ST

SOUTH PARK


5MProject

N1,000 Feet







South SoMa SUD



Cen

tral

Su

bw

ay

M-2

MB-RA

MB-O

P

C-3-R C-3-R

P

MUO

P

MB-RA

MUO

P

MUO

P

MB-RA

P

MB-RA

P

MB-RA

MUO

MB-RA

P

P

MUO

C-3-G

MUG

C-3-G


P

C-3-O

SB-DTR

C-3-O

C-3-G

P

P

C-3-O

SB-DTR

RED

C-3-G

RC-4

C-3-G

SB-DTR

RC-4 RC-4

C-3-O

C-3-O

C-3-O C-3-O

MUO

RC-4

MUG

C-3-R

C-3-G

C-3-R

C-3-RC-3-G C-3-R C-3-R

RED

P

MUG

C-3-O

RED

MUG

C-3-G

P

C-3-R

RED

C-3-O

RC-4

C-3-RC-3-R

C-3-R

C-3-O

P

C-3-R

MUG

C-3-R

C-3-O

C-3-O

RED

C-3-O

NCT

C-3-O

MUGC-3-O(SD)

NCT

C-3-GC-3-O

C-3-G

C-3-GP

NCT

NCT

MUG

NCT

C-3-O(SD)

RED

C-3-O(SD)MUG

MUO

C-3-O

NCT

NCT

C-3-G

RED

NCT

C-3-O

C-3-O(SD)MUG

C-3-GC-3-G

MUO

MUG

C-3-O

NCT

NCT

MUG

NCT

M-2

NCT

C-3-R

SB-DTR

C-3-O

TB DTR

NCT

C-3-G

NCT

C-3-O(SD)

C-3-O

C-3-O

MUG

TB DTR

C-3-O

C-3-R

MUG

C-3-G

C-3-O

C-3-G

C-3-O

C-3-R

RSD

C-3-O(SD)

RC-4

C-3-R

MB-RA

C-3-O

RH DTR

MUG

C-3-G

MUG

MUG

RH DTR

P

P

P

Western SoMa MUO

RED Mixed

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Refer to Use District Key on page 9

10

Figure 3Options A and B Proposed Plan Area Use Districts


9

Initial Study


1. SupportsubstantialdevelopmentintheCentralSoMaPlanarea.

In order to support substantial development in the Central SoMa, the Plan proposes the followingstrategies:

Maintaingrowthorientedzoningwhereitexists.ThePlanwouldnotchangeexistingzoningintheC3usedistricts.Muchof theplanarea isalreadyzoned fordensity,particularly theareanorthofHarrison.TheMUOzoningdistrictinthesoutheastofthePlanareawouldberetainedandtheWSMUOzoningdistrict,whichdoesnotpermitresidentialuses,wouldbechangedtoMUOtoallowsuchuses.

RezonetheSLIusedistrictandtheWSSALIusedistrictenactedundertheWesternSoMaPlan(coveringmuchofthePlanareasouthofHarrisonStreet),whichdoesnotpermitresidentialorofficeusesbutdoesallowforindustrialandartsactivities,toMUOausedistrictthatpermitsabroadrangeofusesfromofficeusesandhousingtosmallscalelightindustrialandartsactivities.

Allowphysicalcontrolsforheight,bulk,setbacks,andopenspacetodeterminedensity.Inmuchof San Francisco development density is not tied to height or other physical controls, oftenresulting indevelopments thatdo not reach their fulldevelopmentpotential. For commercialuses, theamountofallowabledevelopment (FloorAreaRatio,orFAR)wouldbe correlatedwithallowableheightsandbulk.Forresidentialdevelopment,thePlanwouldeliminateFARasacontrol on density and instead allow height, bulk, setbacks, etc., govern residential density,consistentwithotherrecentlyadoptedareaplans;allmajorresidentialdevelopmentwouldalsoberequiredtomeetaminimumpercentageoflarger,familyunits.

2. Favorcommercialdevelopmentoverotherkindsofgrowth.

ThePlanproposesthefollowingtofavorcommercialdevelopmentoverotherkindsofgrowth:

Requirecommercialdevelopmentonlargeparcels.ThePlanproposesaSouthSoMaSpecialUseDistrict (SUD), as illustrated in Figure 3 on page 9. The South SoMa SUD would requirepredominantlycommercialdevelopmenton largeparcelstoensurethattheseparcelswouldbeavailableforlargefloorplatecommercialdevelopment.TheexactmechanismutilizedtorequirecommercialdevelopmentinthisareawouldbedevelopedaspartofthezoningproposalforthePlan. Potential mechanisms could include a requirement for a minimum percentage (e.g.50percent) of new square footage to be commercial on allparcels over 20,000 square feet, orlimitingtheamountofresidentialdevelopmentontheselargerparcels.

RezonetheMURzoningdistricttoenableworkplacedevelopmentaswellasamorediversesetofuses (suchashotelandentertainmentuses).Asdiscussedabove, theMURzoningdistrictsrequirementsprecludedevelopmentofnewallcommercialbuildings.WestofFifthStreet,wheretheareaistypicallymoreresidentialandfinegrained,thePlanproposestorezonetheMURtoMUG,ausedistrictinwhichsomeofficeandretaildevelopmentisallowed,butdevelopmentisstillexpectedtoretainitspredominantlyresidentialcharacter.EastofFifthStreet,intheareathatisalreadymore jobsoriented,thePlanproposestorezonetheMURtoanMUOzoningdistrict,emphasizingofficeusesoverothertypesoflanduse.

3. Supportdevelopmentofadiversityofhousingespeciallybelowmarketrateunits.

WhilejobsaretheprimaryfocusofthedraftCentralSoMaPlan,housingisalsoanimportantcomponent,particularly for creatingavibrant,24hourdistrict.To supportdevelopmentofadiversityofhousing,especiallybelowmarketrateunits,andtocreatea24hourdistrictthePlanwould:

Initial Study


Maintain residential zoning for those areas that are already primarily residential.MixedusezoningthatpermitshousinginthePlanareawillbemaintained,enablingnewresidentialuses.

Removerestrictivezoninginareasthatcansupportadditionalhousing.Asnotedabove,thePlanproposestorezonetheSLIandSALIzoningdistrictstoMUO,whichpermitshousinginadditiontocommercialuses.

Requirelarger,familyorientedunits;newdevelopmentinmixedusedistrictswouldberequiredtoprovideatleast40percenttwobedroomunitsor30percentthreebedroomunits.

Require increased levels of affordable housing in zoning districts where housing was notpreviously permitted (except for deedrestricted affordable housing and by Conditional Useonly).ThePlanproposestoincreaseinclusionaryrequirementsinareasproposedtoberezonedfrom SLI, SALI (which currently do not permit housing) or M (which permits housingconditionally) toMUO or other districts that permit housing. For example theCitys currentrequirementisfor12percentoftheunitsinnewhousingdevelopmentstobebelowmarketrate(i.e., forpeopleearningup to120percentof theAreaMedium IncomeorAMI) ifprovidedonsite, or 20 percent if provided offsite or through inlieu fee payments.As in the EasternNeighborhoods,formerSLI,SALIandMparcelsthatarerezonedtoallowresidentialuseswouldbe required to provide increased affordable housing above these levels. The Planmay alsoconsider increasing that amount in areas that receive a substantial increase in residentialdevelopmentpotentialthroughagreaterincreaseinheightlimits.

5. ReinforceSoMasmixedusecharacterbypermittingadiversityoflanduses.

InordertosupportandenhancethePlanareasvibrancyandidentity,thePlanproposestoallowawiderangeofuseswhileminimizingconflictsbetweenthoseuses.Specifically,thePlanproposesto:

PermitPDRuses.PDRwouldcontinuetobewidelypermittedthroughoutthePlanarea.WhilemuchoftheexistingusedistrictssuchasSLI,WSSALI,WSMUO,andM1permitPDRuses,theREDzoningdistrictdoesnotpermitPDRuses.ThePlanwouldrezonetheREDzoningdistrictMUO,therebyallowingPDRusesinareaswhereitiscurrentlynotpermitted.

Permitretail,butnotstandalonebigboxretail,throughoutthePlanarea.

Permit and support community facilities such as schools, child care, community centers, andpublicservices(likepoliceandfire)throughoutthePlanarea.

Permitentertainmentuseswhereappropriate.ThePlanproposestolimitnewentertainmentusestoanareasouthofHarrisonStreetbetweenFourthandSixthStreets,viatheSoMaEntertainmentSUDillustratedinFigure3onpage9.

Land Use Variant

Within the Central SoMawest of Fourth Street, in the area roughly bounded by Bryant, Townsend,FourthandSixthStreets,theWSSALIandWSMUOusedistrictsappliedaspartoftheWesternSoMaPlan currentlydonotpermitnewhousing.ThePlanproposes to rezone themajorityof those zoningdistricts to permit housing and thereby enable a lively 24hour neighborhood. However, there iscommunityconcern thatanyallowance fornewhousing in thisareacould impingeuponexistingandfuture commercial uses (particularly on smaller lots) and could create conflicts with potential new

Initial Study


entertainment uses thatwould also be permitted in this area. The LandUse Variantwill study theramifications ofmaintaining a restriction on new housing in the area roughly bounded by Bryant,Townsend,FourthandSixth streets thatare currentlyzonedWSSALIandWSMUO (seeFigure3onpage9).

Urban Form BuildingheightsinthePlanareavaryconsiderably,rangingfromsinglestorybuildingstobuildingsof20storiesormore.WhiletheareastypicalbuildingheightisconsiderablylessthanbuildingheightsintheFinancialDistricttothenorth,itsdensityofusesissubstantiallyhigherthanthosepartsoftheCityfurtherfromdowntown.

ExistingheightdistrictsareshowninFigure4,onpage13.PermittedheightsinthenorthernportionofthePlanareaarehighestaroundMissionStreet,reflectingthesouthernextentofDowntownshighrisecore.HeightdistrictsstepdowninthecentralportionofthePlanareatobetween85and130feet.Currentresidentialzoningdistricts, including theMUR,RED,andRSDdistricts in thenorthernportionof thePlanarea,mostlyallowbuildingsup to85 feetor8stories (thoughup to120 feetareallowed insomeplaces),withrequirementsforfurtherheightsculptingonalleys.Onsomeblockfrontageswhereheightsarepermittedup to85 feet,heightsare limitedon interiorblock frontages to45 feet.BuildingheightswithinthesouthernportionofthePlanarea,generallysouthofBryantStreet,arewithinthe50to85footrange.Permittedheights in theSLIusedistrictare lower thanotherportionsof thePlanareaandaretypically40to85feet.

TheCentralSoMaPlanseekstoincreaseopportunitiesforgrowththroughchangestoheightanddensitythatarerespectfulofnotonlytheCitysskyline,butoflocalcharacterandpattern.ThePlancontainsfourhighlevel objectives: (1) Enhance the city skyline in harmonywith, and being respectful of, the citypattern, includingviewsacrossSoMatoandfromthehills,Bay,anddowntown;(2)Baseheightlimits6shouldbereflectiveofthewidthofadjacentstreets;(3)TheFourthStreetcorridorandrailstationsshouldbereinforcedbyadditionalheight;and(4)thegreatestheightsshouldbefocusedatthenorthandsouth,inproximity to regional transit.Thesehighlevel objectives are further articulated by severaldetailedprinciples relatedspecifically toheight, resulting inaMidRiseHeightOption (OptionA)andaHighRiseHeightOption (OptionB), asdescribedbelow.Figure 5onpage 14, shows the change inheightlimitsascomparedtoexistingheightlimitsforOptionsAandB.

Mid-Rise Height Option (Option A)

HeightlimitsproposedundertheMidRiseHeightOption(OptionA)areshowninFigure6,onpage15.Ingeneral,OptionAwould increaseheightsalongFourth,Harrison,andBryantstreetsfrom65feet to85feet.

6 Thebaseheight of abuilding is themaximumpermittedheightof the frontwallof abuildingbefore any required

setback.Abuilding isrequired tomeetaminimumbaseheightonlywhen theheightof thebuildingwillexceed themaximumbaseheight.


Figure 4Existing Plan Area Height and Bulk Districts


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16 Figure 4Existing Plan Area Height and Bulk Districts


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Figure 5Changes from Existing to Proposed Height Districts


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150-S 500-S

150-S

80-130-F

65-X

80-T-120-T

150-S

250-S

225-X

200-S

120-X

120-F

130-L

150-S

45-X

45-X

150-S

45-X

150-S

45-X

320-I

350-S

45-X 45-X

120-X

45-X

85-X

65-X

135-X

45-X

45-X

40-X/85-B

120-X

80-X

85-X

65-X

340-I

300-S120-F

80-X

80-T

85-X

550-S

85-X

65-X

85-X

85-X

85-X

85-X

40-X

65-X

85-X200-S

45-X

300-S

65-X

300-S

120-X

65-X

65-X

160-S

80-T-120-T

40-X

65-X

45-X

80-T-120-T

45-X

105-F

45-X

65/200-R

80-130-F

80-130-F

45-X45-X

80-130-F

65-X

130-F

110-X

120-X

65-X

65-X

80-T-120-T

300-S

80-130-F

150-S

85-X

85-X

80-130-F

250-S150-S

150-S

500-S

120-X

350-S

65-X

80-130-F

85-X

120-X

85-X

250-S

55-X

80-T-130-T

160-F

55-X

65-X

50-X

85-X

65-X

84-X

85-X

150-S

85-X

65-X

OS

85-X

85-TB

55-X

85-X

85-X

85-X

160-F

I-00

4

85-X

110-X

90-X120-X

85-X

85-X

500-S

85-X

85-X

150-S

85-X

80-X

450-S

150-S

65-X

110-X

S-05

2

S-00

5

65-X

300-

S

OS

OS 285-S

160-F

150-S

65-X

160-F

250-S

OS

80-130-F225-S

90-X

150-S

65-X

120-F

65-X

90-X

80-130-F

65-X

130-F

80-130-F

300-S

45-X 85-X

OS

85-X

150-X

90-X

S-051

120-F

120-X 80-130-F

65-X

80-T-120-T

65-X

90-X

85-X

400I

90-X

OS

60-X

40/55

40/55

40/55

40/55

55

55

40/55

40/55

30105

30303030

30

3030

45

45

45

4545

40/55

40/55

40/55

40/5540/55

55/0

4

40/55

40/55

40

40

40

65 65

65

65

85 85 85

X-56

TS

HT4

TS

DR3

TS

HT5

TS

DN2

TS

HT6

BERRY ST

BRYANT ST

FOLSOM ST

HOWARD ST

BRANNAN ST

HARRISON ST

TOWNSEND ST

KING ST

MISSION ST

ELLIS STTURK ST

EDDY STGEARY ST

POST ST

SUTTER ST

JONE

S ST

OFARRELL ST

MARKET ST

KEAR

NY S

T

TS

YR

EM

OGT

NO

M W

EN

SOUTH PARK

N1,000 Feet





Option A Mid-Rise Height Districts Option B High-Rise Height Districts

Cen

tral

Su

bw

ay4T

H S

T

3RD

ST

2ND

ST

5TH

ST

6TH

ST

BERRY ST

BRYANT ST

FOLSOM ST

HOWARD ST

BRANNAN ST

HARRISON ST

TOWNSEND ST

KING ST

MISSION ST

ELLIS ST

TURK ST

EDDY STGEARY ST

POST ST

SUTTER ST

JONE

S ST

OFARRELL ST

MARKET ST

KEAR

NY S

T

NE

W M

ON

TGO

ME

RY

ST

SOUTH PARK

< -45

- 5 - 40

0

+ 5 - 20

+ 25 - 55

+ 60 - 100

+ 105 - 150

> 150

N1,000 Feet

Central CorridorDraft Developer ScenarioProposed Change in Feet




Central C

orridor Plan A

rea

yawbuS lartneC

110

MB

-RA

340-I

340-I

150-X

65-X

400-I

MB

-RA

65-X

MB

-RA

105-F

90-X

130-EO

S

65-X

MB

-RA

MB

-RA

90-X

320-I

45-X

85-X

45-X50-X

130-G

120-X

65-X

85-X45-X 160-F

85-X

45-X

45-X

65-X65-X

160-F

85-X200-S

160-F

45-X 85-X

45-X

250-S

320-S

130-G

320-I

400-X

85-X

160-F

45-X

105-F

65-X85-X

320-I130-F

85-X

500-I

130-L

85-X

90-X

200-X

65-X

80-130-F

65-X

450-S

85-X

85-X

55-X

40-X

160-S

OS

65-X45-X

80-130-F

160-F

65-X

340-I

45-X

105-F

55-X

160-F

45-X

85-X

85-X

450-S

45-X

120-X

120-X

130-F

400-X

45-X

120-X

90-X

45-X

250-S

85-X

120-X

160-S

550-S

350-S

45-X

85-X

85-X

80-T-120-T

65-X

500-S

85-X

85-X

45-X

120-X

85-X

105/200-R

85-X

45-X

45-X

300-S

45-X

65-X

130-E

350-S

40-X

OS

200-S

340-I

40-X

55-X

550-S

55-X

80-130-F

500-I

90-X

40-X

350-S

65-X

40-X

500-I

500-S

80-130-F

85-X

80-130-F

300-S

120-X

350-S

65-X

85-X

150-S

150-S500-S

150-S

80-130-F

65-X

80-T-120-T

150-S

250-S

225-X

200-S

120-X

120-F

130-L

150-S

45-X

45-X

150-S

45-X

150-S

45-X

320-I

350-S

45-X45-X

120-X

45-X

85-X

65-X

135-X

45-X

45-X

40-X/85-B

120-X

80-X

85-X

65-X

340-I

300-S120-F

80-X

80-T

85-X

550-S

85-X

65-X

85-X

85-X

85-X

85-X

40-X

65-X

85-X200-S

45-X

300-S

65-X

300-S

120-X

65-X

65-X

160-S

80-T-120-T

40-X

65-X

45-X

80-T-120-T

45-X

105-F

45-X

65/200-R

80-130-F

80-130-F

45-X45-X

80-130-F

65-X

130-F

110-X

120-X

65-X

65-X

80-T-120-T

300-S

80-130-F

150-S

85-X

85-X

80-130-F

250-S150-S

150-S500-S

120-X

350-S

65-X

80-130-F

85-X

120-X

85-X

250-S

55-X

80-T-130-T

160-F

55-X

65-X

50-X

85-X

65-X

84-X

85-X

150-S

85-X

65-X

OS

85-X

85-TB

55-X

85-X

85-X

85-X

160-F

I- 004

85-X

110-X

90-X120-X

85-X

85-X

500-S

85-X

85-X

150-S

85-X

80-X

450-S

150-S

65-X

110-X

S- 052

S- 005

65-X

300-S

OS

OS

285-S

160-F

150-S

65-X

160-F

250-S

OS

80-130-F225-S

90-X

150-S

65-X

120-F

65-X

90-X

80-130-F

65-X

130-F

80-130-F300-S

45-X85-X

OS

85-X

150-X

90-X

S-051

120-F

120-X80-130-F

65-X

80-T-120-T

65-X

90-X

85-X

400I

90-X

OS

60-X

40/55

40/55

40/55

40/55

55

55

40/55

40/55

30105

3030

3030

30 3030

45

45

45

4545

40/55

40/55

40/55

40/5540/55

55/ 04

40/55

40/55

40

40 40

6565

65

65

8585

85

X-56

TS HT4

TS DR3

TS HT5

TSDN2

TS HT6

BE

RR

Y S

T

BR

YAN

T ST

FOLS

OM

ST

HO

WA

RD

ST

BR

AN

NA

N S

T

HA

RR

ISO

N S

T

TOW

NS

EN

D S

T

KIN

G S

T

MIS

SIO

N S

T

ELLIS STTURK ST

EDDY STG

EARY STPO

ST ST

SUTTER ST

JONES ST

OFARRELL ST

MA

RK

ET S

T

KEARNY ST

TS YREMOGTNOM WEN

SO

UTH

PAR

K

N1,000 Feet

Central C

orridor Planning P

roject

FOR

MO

RE

INFO

RM

ATIO

N:


Central CorridorExisting Height Lim

its (with

Western SoM

a Proposed Heights)

14


Cen

tral

Su

bw

ay

N1,000 Feet

Proposed Central Corridor Height DistrictsDraft Preferred Height Limits






4TH

ST

3RD

ST

5TH

ST

2ND

ST

6TH

ST

BERRY ST

BRYANT ST

FOLSOM ST

HOWARD ST

BRANNAN ST

HARRISON ST

TOWNSEND ST

KING ST

MISSION ST

ELLIS ST

TURK ST

EDDY STGEARY ST

POST ST

SUTTER ST

JONE

S ST

OFARRELL ST

MARKET ST

Documents

Central SoMA Plan Initial Study - sfmea.sfplanning.orgsfmea.sfplanning.org/2011.1356E_IS.pdfYES ST HYDE ST VIS ST THE EMBARCADERO Y ST ARRELL ST JONES ST ... INITIAL STUDY Central